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HomeMy WebLinkAbout15 - Mesa Drive Townhomes Call for Review (PA2017-218)Q SEW Pp�T CITY OF z NEWPORT BEACH c�<,FORN'P City Council Staff Report August 13, 2019 Agenda Item No. 15 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Seimone Jurjis, Community Development Director - 949-644-3232, sjurjis@newportbeachca.gov PREPARED BY: Liz Westmoreland, Assistant Planner PHONE: 949-644-3234, Iwestmoreland@newportbeachca.gov TITLE: Mesa Drive Townhomes Call for Review (PA2017-218) F-11:163 I Z7_T91 6 A call for review was filed by Mayor Dixon on April 3, 2019, of the Planning Commission's March 21, 2019 decision to approve Major Site Development Review No. SD2017-008 for an eight -unit condominium development located at 1501 Mesa Drive and 20462 Santa Ana Avenue. RECOMMENDATION: a) Conduct a de novo public hearing; b) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 32 (In -Fill Development) of the CEQA Guidelines, because this project has no potential to have a significant effect on the environment; and c) Adopt Resolution No. 2019-73, A Resolution of the City Council of Newport Beach, California, Upholding the Planning Commission's Approval of Major Site Development Review No. SD2017-008 for an Eight -Unit Residential Condominium Project Located at 1501 Mesa Drive and 20462 Santa Ana Avenue (PA2017-218) (Attachment A). FUNDING REQUIREMENTS: There is no fiscal or budgetary impact related to this item. 15-1 Mesa Drive Townhomes Call for Review (PA2017-218) August 13, 2019 Page 2 Vicinity Maps el 7 . imr 44 AN L > k, 4p� 15-2 Mesa Drive Townhomes Call for Review (PA2017-218) August 13, 2019 Page 3 DISCUSSION: Project Setting and Description The subject property is located in the West Santa Ana Heights area of the City, more specifically at the northeasterly corner of the intersection of Santa Ana Avenue and Mesa Drive. The site currently consists of two separate lots that will be consolidated into a single 14,180 -square -foot parcel. Single- and multi -family uses are located to the north and directly east, within the City of Newport Beach jurisdiction. Single- and multi -family uses are also located to the south (across Mesa Drive) within unincorporated Orange County area. The single- and multi- family uses to the southwest across the intersection are located within the City of Costa Mesa. Directly to the west across Santa Ana Avenue is the Santa Ana Country Club, which is within unincorporated Orange County. The adjacent property to the north (20452 Santa Ana Avenue) is currently under construction with the Santa Ana Cottages project, a seven -unit residential condominium development approved by the City Council in 2017 (PA2016-069). The adjacent project will be constructed as two separate buildings, three stories, and will reach the same maximum height of 33 feet as the proposed Mesa Drive Townhomes project. The proposed project would consist of the demolition of the two existing two single-family residences, consolidation of the two lots into a single parcel, and redevelopment of the site with an eight -unit residential condominium development. The development would consist of two separate buildings, each containing four units, resident garages, uncovered guest parking, landscaping, and common open space consistent with all applicable zoning development standards. A detailed discussion of the project and associated analysis is provided in the March 21, 2019, Planning Commission staff report prepared for the project (Attachment B). Plannina Commission Action and Call for Review On March 21, 2019, the Planning Commission conducted a noticed public hearing. After presentations by staff and the applicant and receiving public comments, the Commission voted 4-1 (2 absent) to adopt Resolution No. PC2019-008 approving the project. The Resolution includes the written findings for the action and conditions of approval (Attachment C). The Planning Commission meeting minutes are included as Attachment D. This report provides additional information and analysis related to the concerns and public comments raised during the Planning Commission hearing, see the section below entitled "Discussion of Project Issues." On April 3, 2019, a call for review was filed by Mayor Dixon (Attachment E). The call for review of Major Site Development Review No. SD2017-008 was timely because it was made within the fourteen -day appeal period provided in Newport Beach Municipal Code (NBMC) Section 20.64.030 (B); however, the appeal of Tentative Tract Map No. NT2017-003 was not timely because it was past the ten-day appeal period provided in NBMC Sections 19.12.050 and 20.64.030(B)(1). 15-3 Mesa Drive Townhomes Call for Review (PA2017-218) August 13, 2019 Page 4 Thus, due to the timing of the call for review, the approval Tentative Tract Map No. NT2017-003 is final and not subject to this call for review. However, it is important to note that the Tentative Tract Map cannot be implemented without Zoning Ordinance compliance (NBMC Title 20) that requires the approval of a Site Development Review application for residential construction consisting of 5 or more units (NBMC Section 20.52.080). Pursuant to Newport Beach Municipal Code (NBMC) Section 20.64.030(C)(3) (Conduct of Hearing), a public hearing on a call for review is conducted "de novo," meaning that it is a new hearing and the prior decision of the Planning Commission to approve the application has no force or effect. The City Council is not bound by the Planning Commission's prior decision. Discussion of Project Issues At the March 21, 2019, Planning Commission meeting, a number of public comments were submitted and/or made (Attachment F). The comments were primarily from two neighboring property owners expressing concerns with the project. Their concerns were focused on neighborhood compatibility with lower density residential development within the City of Costa Mesa, potential increases in traffic, and traffic safety at the intersection of Mesa Drive and Santa Ana Avenue. In addition, the Planning Commission discussed the project's compliance with the Zoning Code due to an error in the purpose and name of the zoning district that resulted from the 2010 Zoning Code Update. The following discussion addresses these issues in more detail. Neighborhood Compatibility Nearby residents of the City of Costa Mesa indicated that the area to the south and west contains mostly single-family development and that the proposed four-story, multi -family development would be out of character. The neighboring properties across Mesa Drive (to the south) are within the County's jurisdiction and zoned for single-family and multi- family uses. The area to the west is in the City of Costa Mesa and is also characterized by a mix of single-family and multi -family development of varying heights. The City does not regulate the zoning or land use limitations within the aforementioned areas. Although the project will look different from the single-family development in Costa Mesa, the proposed project is consistent with the existing zoning and development located within the City of Newport Beach. Specifically, the project is consistent with the Medium Density Residential (RMD) zoned block and is compatible with the neighboring Santa Ana Heights multi -family development that contains predominately multi -family development. Further, the applicant has designed the project to reduce impacts to other properties across Mesa Drive and the intersection. These issues are further detailed below. The RMD Zone (refer to Vicinity Map) consists of a mixture of attached apartments and condominiums with a few detached single-family residential uses. Specifically, there are seven detached single-family dwelling units (including the subject properties), one detached two -unit development, and eight developments containing about 163 attached dwelling units (inclusive of the Santa Ana Cottages). 15-4 Mesa Drive Townhomes Call for Review (PA2017-218) August 13, 2019 Page 5 The adjacent Santa Ana Cottages project (PA2016-069) will reach the same 33 -foot - height as the proposed Mesa Drive Townhomes project. To the north, the RMD Zone contains attached multi -unit residential apartments and condominiums ranging from 5 to 36 dwelling units. The project is not proposing the maximum allowed density on the site. The subject site allows up to 13 dwelling units to be constructed pursuant to the General Plan and Zoning Code density limits. The proposed eight -unit development provides only 62 percent of the allowed density. Additionally, the project is consistent with the development standards for the area and in -keeping with the existing pattern of development within the RMD Zone. The subject property is located near the Santa Ana Heights Specific Plan area - Residential Multiple Family (1500) District, which is to the east of the site towards the Back Bay. This zoning district allows for (and is developed with) multi -family uses with 1,500 square feet of site area per unit (29 units per acre). The proposed project contains approximately 1,773 square feet of site area per unit (24.5 units per acre), which is less dense than the nearby Santa Ana Heights Specific Plan multiple family district. Further, General Plan Policy LU 6.6.2, promotes the development of a mix of residential types and building scales. The proposed project includes an attached product type that will contribute to the variety of housing types in Santa Ana Heights and the surrounding areas. The applicant has provided substantial architectural treatment and building articulation to create visual interest. Additionally, visual interest is also created through varied materials and colors, such as metal clad siding and a mix of vertical and horizontal lines. The proposed design includes additional setbacks beyond the minimum requirements for the tallest portions of the buildings visible from Mesa Drive in order to provide additional relief. The top floor is pulled back an additional eight feet from the required setback line, and the top floor is approximately half the floor area of the floor below. These design features will provide massing relief and visual interest. RMD Code Amendment Following adoption of the City's comprehensive 2010 Zoning Code Update, City staff discovered that the name of the RMD Zoning District was inadvertently changed from Medium Density Residential to Multiple Residential Detached. Additionally, the provision allowing attached dwelling units was removed from the purpose description. Given that the proposed project consisted of attached units, the Planning Commission requested staff process an amendment to the Zoning Code to correct the error. Code Amendment No. CA2019-003 was initiated by the Planning Commission and later approved by the City Council on June 25, 2019. The amendment renamed the RMD Zoning District to Medium Density Residential and authorized attached dwellings units consistent with the regulations that were in effect prior to 2010, and consistent with the predominant pattern of development in the block. The amendment became effective on July 25, 2019. 15-5 Mesa Drive Townhomes Call for Review (PA2017-218) August 13, 2019 Page 6 New Concern Regarding RMD Density At the June 25, 2019, City Council meeting regarding the Code Amendment, comments were received (Attachment G) suggesting that the 2010 Zoning Code Update also erred in establishing a maximum density of 43 dwelling units per acre (1,000 square foot site area per unit) for the RMD zoned area. The comment suggests the density should have been only 14 dwelling units per acre (3,000 square foot of site area per unit). If this were the case, it would reduce the maximum allowed density on the project site from 13 units to 4 units and it would not allow the requested 8 units. Upon further review of these comments, staff discovered that the allowed density was increased from the County General Plan and Zoning Code in effect prior to the 2008 annexation of the area; however, the increase in allowed density was not in error and was intentionally increased to reflect existing densities to avoid creating nonconforming development (i.e. nonconforming residential density). The maximum density of 43 dwellings per acre included in the 2010 Zoning Code Update correctly implements the density established for the area as part a 2007 General Plan Amendment (GP2007-007). A separate and more detailed discussion has been provided in Attachment H of this report addressing this issue. Traffic Generation The net increase of six dwelling units would generate approximately 40 additional vehicle trips per day and would not require a traffic study pursuant to the City Traffic Phasing Ordinance (TPO)'. For comparison purposes, and because the site is bordered by the City of Costa Mesa, staff also reviewed the City of Costa Mesa's thresholds for requiring a traffic study. The City of Costa Mesa Municipal Code indicates that development projects generating 100 or more vehicle trip ends during a peak hour would trigger the requirement for a traffic study. Thus, the net increase of 40 daily trips does not meet the City of Costa Mesa or the City of Newport Beach thresholds for requiring a traffic study. The Traffic Flow Maps for Orange County Transportation Authority (OCTA) show the average daily traffic on Santa Ana Avenue as 7,000 trips (daily) south of Mesa Drive and 10,000 trips (daily) north of Mesa Drive (no traffic volume data for Mesa Drive was provided). Thus, the projected 40 daily trips would result in a negligible increase in drivers traveling on Santa Ana Avenue. Intersection Safety The traffic signal at the intersection of Santa Ana Avenue and Mesa Drive is owned and operated by the County of Orange. According to conversations with the County of Orange, there has been one traffic complaint in the last 12 years, which was related to motorists running red lights at the intersection at Mesa Drive and Santa Ana Avenue. The County stated that they have since added improved traffic signage (signal ahead and speed limit) and contacted the California Highway Patrol (CHP) for additional enforcement. Per the City of Newport Beach Traffic Phasing Ordinance, traffic study is required to be prepared when a project generates more than 300 average daily vehicle trips. 15-6 Mesa Drive Townhomes Call for Review (PA2017-218) August 13, 2019 Page 7 In addition, the City of Costa Mesa Transportation Services Manager provided a Collision Summary Report to the City of Newport Beach Traffic Engineer for the intersection of Mesa Drive and Santa Ana Avenue (Attachment 1). The report indicated that four total collisions occurred between May 2016 and March 2019, and were related to red light running. One of the accidents was a fatal accident that was caused by an intoxicated driver. Sight distance has also been noted as a concern at the intersection. All four properties that are directly adjacent to the intersection contain fences, landscaping, and other features that reduce visibility for motorists, cyclists, and pedestrians at the intersection. The subject property is directly adjacent to this intersection. Three of the aforementioned properties are not located within the City's jurisdiction, and our requirements for visibility are not applicable at these corners. Mesa Drive Townhomes project would remove the existing non -conforming walls, fences, hedges, and landscaping that are located in the front yard of the property along the intersection to meet all City traffic visibility triangle requirements. No garden walls, fences, or other structures would be allowed to exceed 42 inches in height within the 20 -foot front yard setback. The Public Works Department has reviewed the proposed design and found it compliant with all visibility requirements. Furthermore, the project site's two existing narrow driveways along Santa Ana Avenue and one existing driveway along Mesa Drive would be removed and consolidated to provide one wider driveway along Santa Ana Avenue. Removing the narrow driveways on Santa Ana Avenue would allow the residents to exit and enter the site in a forward direction with greater visibility and allow vehicles to turn around on-site. Thus, based on the reconfiguration of the driveways and removal of existing non -conforming structures within the front yard setbacks, staff believes the project would improve the intersection for pedestrians, cyclists, and motorists at the intersection. ENVIRONMENTAL REVIEW: Staff recommends the City Council find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 32 (In -Fill Development) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. The Class 32 exemption applies to projects meeting all of the following conditions: a. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with the applicable zoning designation and regulations; b. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; c. The project site has no value as habitat for endangered, rare or threatened species; d. Approval of the project would not result in any significant effects relating to traffic, noise, air quality or water quality; and e. The site can be adequately served by all required utilities and public services. 15-7 Mesa Drive Townhomes Call for Review (PA2017-218) August 13, 2019 Page 8 In this case, the project is consistent with the General Plan Land Use Element category of Multi -Unit Residential (RM) as well as the RMD Zoning District. Residential condominiums are an allowed use in the land use category designation as well as in RMD. The project site area is less than five acres and generally surrounded by residential development and a golf course. The lot is substantially developed and is not within environmentally sensitive areas. The proposed project was reviewed by the Public Works Department and concerns with traffic were not found. Further, a traffic study was not required under the City's Traffic Phasing Ordinance (TPO). No significant effects are anticipated for the lot with regard to noise or air quality as the proposed project will be replacing an existing multi -family development. A preliminary water quality management plan (WQMP) was reviewed and approved to address potential water quality issues. The project was also reviewed by the Public Works and Fire Departments and it was determined both lots maintain adequate access to both utilities and public services. NOTICING: Notice of this hearing was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. The agenda item has been noticed according to the Brown Act (72 hours in advance of the meeting at which the City Council considers the item). ALTERNATIVES AND HOUSING ACCOUNTABILITY ACT COMPLIANCE: The City Council has the following alternatives: The City Council may require or suggest specific design changes that are necessary to alleviate any areas of concern. If the requested changes are substantial, staff will return with a revised resolution incorporating new findings and/or conditions; or 2. If the City Council believes there is new information that was not presented to the original review authority (the Planning Commission), the Council may choose to refer the project back to the Planning Commission for review; or 3. If the City Council chooses to deny or reduce the density of the project, findings must be made consistent with the Housing Accountability Act (Government Code Section 65589.5), which restricts the City's ability to deny, reduce density of, or make infeasible housing developments for projects that are consistent with objective general plan and zoning standards. Therefore, if after consideration of all written and oral evidence presented, the City Council desires to either disapprove or impose a condition that the project be developed at a lower density or with any other conditions that would adversely impact feasibility of the proposed project, staff will return with a revised resolution with findings based upon evidence provided at the public hearing. The City Council must articulate the factual basis for making the following findings for the decision: 15-8 Mesa Drive Townhomes Call for Review (PA2017-218) August 13, 2019 Page 9 (A) The housing development project would have a specific, adverse impact upon the public health or safety unless the project is disapproved or approved upon the condition that the project be developed at a lower density. As used in this paragraph, a "specific, adverse impact" means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. (B) There is no feasible method to satisfactorily mitigate or avoid the adverse impact identified, other than the disapproval of the housing development project or the approval of the project upon the condition that it be developed at a lower density. ATTACHMENTS: Attachment A —Resolution No. 2019-73 Attachment B — Planning Commission Staff Report from March 21, 2019 Attachment C — Planning Commission Resolution No. PC2019-008, adopted March 21, 2019 Attachment D — Planning Commission Meeting Minutes from March 21, 2019 Attachment E — Mayor Dixon's Call for Review Application Attachment F — PC March 21, 2019 Written Public Comments Attachment G — RMD Ordinance Public Comments Attachment H — RMD Density Analysis Attachment I — City of Costa Mesa Collision Summary Report Attachment J — Public Comments on Call for Review Attachment K — Project Plans and Renderings 15-9 Attachment A Draft Resolution for Approval 15-10 RESOLUTION NO. 2019- 73 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH, CALIFORNIA, UPHOLDING THE PLANNING COMMISSION'S APPROVAL OF A MAJOR SITE DEVELOPMENT REVIEW NO. SD2017-008 FOR AN EIGHT -UNIT RESIDENTIAL CONDOMINUM PROJECT LOCATED AT 1501 MESA DRIVE AND 20462 SANTA ANA AVENUE (PA2017-218) WHEREAS, an application was filed by Anastasios Nikolaou ("Applicant") with respect to property located at 1501 Mesa Drive and 20462 Santa Ana Avenue, and legally described as a Portion of Lot 5 of Tract Map 456 ("Property") requesting approval of an eight -unit residential condominium project ("Project"). The following approvals were requested to implement the Project as proposed: a. A tentative tract map pursuant to Newport Beach Municipal Code ("NBMC") Chapter 19.12 (Tentative Tract Map Review) to allow the individual sale of each dwelling unit as a condominium; and b. A major site development review pursuant to NBMC Section 20.52.0080(B) (Site Development Reviews) for construction of five (5) or more dwelling units with a tentative tract map; WHEREAS, the Property is designated Multiple -Unit Residential (RM) by the Land Use Element of the General Plan; WHEREAS, the Property is located within the Medium Density Residential (RMD) Zoning District by way of City Council adoption of Ordinance No. 2019-10 which corrected an error that occurred as part of the 2010 Zoning Code Update in the naming of the RMD Zoning District. Specifically, the Ordinance renamed the RMD zoning district from RM -D (Multi -Unit Residential Detached) to RMD (Medium Density Residential) and amended the purpose of the zone to allow for attached dwelling units in addition to detached dwelling units, consistent with the historic zoning and existing pattern of development. Ordinance No. 2019-10 became effective on July 25,2019; WHEREAS, the Property is not located within the coastal zone; 15-11 Resolution No. 2019 - Page 2 of 7 WHEREAS, on March 21, 2019, the Newport Beach Planning Commission held a public hearing in the Council Chambers located at 100 Civic Center Drive, Newport Beach, California. Notice of the time, place and purpose of the public hearing was given in accordance with California Government Code Section 54950 et. seq. ("Ralph M. Brown Act") and Chapters 19.12 and 20.62 of the NBMC. Evidence, both written and oral, was presented to, and considered by the Planning Commission at this public hearing. At the conclusion of the public hearing, the Planning Commission voted (4 ayes and 1 nay) to adopt Resolution No. PC2019-008, approving Site Development Review No. SD2017- 008 and Tentative Tract Map No. NT2017-003; WHEREAS, on April 3, 2019, within the 14 -day appeal period of the Planning Commission's decision to approve Site Development Review No. SD2017-008 a call for review was made by a member of the City Council, Mayor Diane Dixon, in accordance with NBMC Section 20.64.030; WHEREAS, on August 13, 2019, the City Council held a public hearing in the Council Chambers located at 100 Civic Center Drive, Newport Beach, California to consider the call for review. Notice of the time, place and purpose of the public hearing was given in accordance with the Ralph M. Brown Act and the NBMC. Evidence, both written and oral, was presented to, and considered by, the City Council at this public hearing; and WHEREAS, pursuant to Chapter 20.64 (Appeals) of the NBMC the City Council public hearing was conducted de novo, meaning that it is a new hearing and the decision being appealed has no force or effect as of the date the call for review was filed. NOW, THEREFORE, the City Council of the City of Newport Beach resolves as follows: Section 1: The City Council does hereby uphold the Planning Commission's approval of Major Site Development Review No. SD2017-008 subject to the conditions of approval attached as Exhibit "A" and incorporated herein by reference. The City Council's decision is made in accordance with NBMC Sections 20.52.080 (F) (Site Development Reviews — Findings and Decision) and is supported by the following findings and facts: Major Site Development Review Finding: A. The Project is allowed within the subject zoning district. 15-12 Resolution No. 2019 - Page 3 of 7 Facts in Support of Finding. The Project is located within the Medium Density Residential (RMD Zoning District), which provides for areas appropriate for medium density residential development containing attached or detached dwelling units. The Project complies with all development standards for the RMD zone, including height, setbacks, parking, and density. Finding: B. In compliance with all of the applicable criteria identified in Subsection 20.52.080(C)(2)(c) of the NEMC: a. Compliance with this Section, the General Plan, the Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; b. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent development, and whether the relationship is based on standards of good design,- C. esign,c. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; d. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces, e. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and f. The protection of significant views from public rights) -of -way and compliance with [NBMC] Section 20.30. 100 (Public View Protection). Facts in Support of Finding. The Land Use Element of the General Plan designates the Property as RM, which is intended primarily for multi -family residential development containing attached or detached dwelling units. The Project is consistent with the General Plan designation. This designation allows forty-three (43) dwelling units per acre. The eight (8) unit Project is less than the maximum allowable density of approximately thirteen (13) units. The RMD Zoning District allows one unit per 1,000 square feet of lot area. The Property is 14,180 square feet in area; therefore, up to fourteen (14) units could be permitted onsite per the Title 20 of the NBMC ("Zoning Code") Table 2-3 (Development Standards). The General Plan further limits density to a maximum of thirteen (13) units on-site. Thus, the eight (8) unit Project proposes approximately 60 percent of the maximum density allowed on-site, while still providing additional housing opportunities and types within the City. The Project would result in a net increase of six (6) units on the Property. 15-13 Resolution No. 2019 - Page 4 of 7 The Project complies with the development standards of the RMD Zoning District. The proposed four (4) story buildings are approximately thirty-three (33) feet tall from established grade, in compliance with the maximum height limitation of the district. The buildings meet all required setbacks. The Project provides common and private open space, where none is required by the Zoning Code. Approximately 2,245 square feet of common open space is provided in the form of open landscaped areas and a barbeque area. A minimum of approximately 1,500 square feet of private open space is provided in the form of roof decks. Eight (8), two -car garages and four (4) uncovered guest parking spaces (inclusive of one (1) accessible space) are proposed for the development, which meets the minimum Zoning Code requirements for parking. The Project will incorporate consistent architectural design such that all structures on the Property are unified by a common theme. The two (2) buildings are almost identical, with the same siding, color scheme, balconies, and awnings. The buildings will appear uniform from Santa Ana Avenue. Architectural treatment will harmonize with the surrounding neighborhood, which includes a range of design themes and architectural styles. The Project provides a varied roof profile, with the fourth floor set back from the side setbacks and interior drive aisle. The fourth floor is limited in size and setback from the property line, with roof decks on either side of the living space to create more visual relief and reduced building mass. The fourth floor (interior living area) is approximately half the size of the second and third floors below, creating additional relief from the neighboring roadways. The first floor level is partially below grade, with the units along Mesa Drive afforded additional privacy due to the lower grade of the ground floor office and garage. Architectural treatment and building articulation is concentrated along Mesa Drive, which is the longest frontage of the Property and the most visible to pedestrians and motorists. There is substantial visual interest created through varied materials and colors, such as metal clad siding and a mix of vertical and horizontal lines. The bulk and scale of the structures on-site are compatible with the surrounding RMD properties more recently developed for apartment and condominium use. For example, the adjacent property to the east was approved for similar construction. The adjacent Santa Ana Cottages development at 20452 Santa Ana Avenue was approved for the development of seven (7) condominium units (PA2016-069). Although the approved Santa Ana Cottages project contains three (3) stories, it will reach the same maximum height of thirty-three (33) feet as the proposed Mesa Drive Townhomes project. Therefore, the Project will not look out -of -scale with existing and approved development. 15-14 Resolution No. 2019 - Page 5 of 7 The existing pattern of development within the RMD zone consists of a mixture of attached apartments and condominiums with some detached single-family residential uses. Specifically, there are seven (7) detached single-family dwelling units (including the subject properties), one detached two -unit development, and eight developments containing about 163 attached dwelling units (inclusive of the Santa Ana Cottages). Thus, the majority of development in the area (RMD zone) consists of attached apartments and condominiums ranging from five (5) dwelling units to 36 dwelling units. The proposed eight (8) unit condominium development would be consistent with the pattern of development in the RMD Zone in terms of density and dwelling type. The Property is located near the Santa Ana Heights Specific Plan area - Residential Multiple Family (1500) District, which is to the east of the Project towards the Back Bay. This zoning district allows for (and is developed with) multi -family uses with 1500 square feet of site area per unit (29 units per acre). The Project contains approximately 1,773 square feet of site area per unit (24.5 units per acre), which is less dense than the nearby Santa Ana Heights Specific Plan multiple family district. Existing access for 20462 Santa Ana Avenue is provided via two (2) separate driveways along Santa Ana Avenue on either side of the single-family residence. The proposed site layout would consolidate the curb cuts on Santa Ana Avenue by creating one uniform driveway through the center of the site (i.e. perpendicular to Santa Ana Avenue). The eight (8) garages would be accessible via this central driveway and drive aisle. Additionally, the Project would remove the existing curb cut and access point for 1501 Mesa Drive property along Mesa Drive. Removal of the driveway and carport along this road would reduce hazards related to residents pulling in and backing out of the driveway on Mesa Drive. The site layout and guest parking area allow vehicles sufficient space to turn around on-site. Pedestrian access to the site is available along Santa Ana Avenue along an existing public sidewalk. The Public Works Department has reviewed and approved the site plan, proposed improvements, parking configuration, and access driveway subject to the conditions of approval. The twenty (20) foot front setback on Santa Ana Avenue and site layout provide for additional landscaping opportunities immediately adjacent to the street. As conditioned, all landscaping will comply with NBMC Chapter 14.17 (Water -Efficient Landscaping). The Property is not located at or near a public view point or corridor as identified in the General Plan Figure NR3 (Coastal Views), therefore, is in compliance with NBMC Section 20.30. 100 (Public View Protection). 15-15 Resolution No. 2019 - Page 6 of 7 Finding: C. Not detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. Facts in Support of Finding, The Project would result in a net increase of six (6) units on the subject properties, where up to thirteen (13) units could be constructed per the General Plan. The amount of traffic to and from the neighborhood will not significantly change. The Project is conditioned to pay fair share traffic fees for the additional dwelling units on the Property. A separate fee will be assessed and paid to both the City of Newport Beach as well as the San Joaquin Hills Transportation Corridor Agency ("TCA"). Currently there are large hedges, fences, and other accessory structures that impede visibility at the corner of Santa Ana Avenue and Mesa Drive. The Project would remove all non -conforming features and new structures would comply with Public Works Standard STD 110-L, which provides visibility for pedestrians and motorists at intersections. Additionally, the new structure would comply with all setback requirements for residential development in this zoning district where the existing structure encroaches into the side setbacks along Mesa Drive. All features within the twenty (20) foot front setback along Sana Ana Avenue would be limited to forty-two (42) inches from existing grade. The Project will comply with all Building, Public Works, and Fire Codes. The Project will also comply with all City ordinances and conditions of approval. The Project has been conditioned to ensure that potential conflicts with surrounding land uses are minimized to the extent possible to maintain a healthy environment. Section 2: The recitals provided in this resolution are true and correct and are incorporated into the operative part of this resolution. Section 3: If any section, subsection, sentence, clause or phrase of this resolution is, for any reason, held to be invalid or unconstitutional, such decision shall not affect the validity or constitutionality of the remaining portions of this resolution. The City Council hereby declares that it would have passed this resolution, and each section, subsection, sentence, clause or phrase hereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared invalid or unconstitutional. 15-16 Resolution No. 2019 - Page 7 of 7 Section 4: This Project is exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15332 under Class 32 (In -Fill Development) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. In this case, the residential condominium Project is consistent with the General Plan Land Use Element category of RM as well as the RMD Zoning District. The Project site area is less than five (5) acres and generally surrounded by residential development and a golf course. The lot is substantially developed and is not within environmentally sensitive areas. The Project was reviewed by the Public Works Department and concerns related to traffic were not found. Further, a traffic study was not required under the City's Traffic Phasing Ordinance ("TPO"). No significant effects are anticipated for the lot with regard to noise or air quality as the Project will be replacing existing single-family developments. A preliminary water quality management plan ("WQMP") was reviewed and approved to address potential water quality issues. The Project was also reviewed by the Public Works and Fire Departments and it was determined both lots maintain adequate access to both utilities and public services. Section 5: This resolution shall take effect immediately upon its adoption by the City Council, and the City Clerk shall certify the vote adopting the resolution. ADOPTED this 13th day of August, 2019. Diane B. Dixon Mayor ATTEST: Leilani I. Brown City Clerk APPROVED AS TO FORM: CITY ATTORNEY'S OFFICE IAO �__, <,�7-Aaron rp City Atbrney Attachment: Exhibit A — Conditions of Approval 15-17 EXHIBIT "A" CONDITIONS OF APPROVAL (Project -specific conditions are in italics) Planning Division Conditions The Project shall be in substantial conformance with the approved site plan, floor plans, building elevations, and project renderings stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. The Project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. The Applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this approval. 4. Prior to the issuance of the final tract map a park fee shall be assessed for the net increase of six (6) additional dwelling units. 5. Prior to the issuance of a building permit, fair share traffic fees shall be assessed for the net increase of six (6) additional dwelling units. 6. Prior to the issuance of a building permit San Joaquin Hills Transportation Corridor Agency ("TCA') fees shall be assessed for the net increase of six (6) additional dwelling units. 7. A copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans prior to issuance of building permits. 8. The Applicant is responsible for compliance with the Migratory Bird Treaty Act ("MBTA"). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within three hundred (300) feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. 15-18 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 (1) or two (2) short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 9. Prior to the issuance of building permits, the Applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Site Development Review file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Major Site Development Review and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 10. Prior to the issuance of buildinq permits, the Applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Division. 11. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 12. The Project shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 13. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 14. Should the Property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 15. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code ("NBMC"), which restricts hours of noise -generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise -generating construction activities are not allowed on Sundays or Holidays. 2 15-19 16. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self -latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 17. The Applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 18. This approval shall expire and become void unless exercised within twenty-four (24) months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20 (Planning and Zoning) of the NBMC. 19. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Mesa Drive Townhomes including, but not limited to, Major Site Development Review No. SD2017-008 and Tentative Tract Map No. NT2017-003 (PA2017-218). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The Applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Fire Department Conditions 20. Dumpsters with an individual capacity of two hundred (200) gallons or more shall not be stored in buildings or placed within five (5) feet of combustible walls, openings, or combustible roof eave lines. Dumpsters are not prohibited in areas protected by an approved automatic sprinkler system installed throughout in accordance with NFPA 13 California Fire Code ("CFC") Section 304.3.4. 21. A fire flow shall be determined for the structure per Fire Department Guidelines B.01 CFC Section 507.3. 15-20 22. A fire alarm system that activates the occupant notification system shall be installed in Group R-2 occupancies where dwelling units, sleeping units are located three (3) or more stories above the lowest level of exit discharge (per CFC 907.2.9). 23. Means of egress shall be accessible per California Building Code ("CBC") Section 1009. 24. An automatic sprinkler system shall be installed in accordance with Section 903.3 throughout all buildings with a Group R fire area (CFC Section 903.2.8). Buildinq Division Conditions 25. 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. 26. The Applicant shall employ the following best available control measures ("BACMs") to reduce construction -related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two (2) feet of freeboard. • Pave or apply water four (4) times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two (2) hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed twenty-five (25) mph. Emissions • Require ninety (90) day low-NOx tune-ups for off road equipment. • Limit allowable idling to thirty (30) minutes for trucks and heavy equipment Off -Site Impacts • Encourage carpooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off-site. • Sweep access points daily. • Encourage receipt of materials during non -peak traffic hours. • Sandbag construction sites for erosion control. El 15-21 Fill Placement The number and type of equipment for dirt pushing will be limited on any day to ensure that South Coast Air Quality Management District ("SCAQMD") significance thresholds are not exceeded. Maintain and utilize a continuous water application system during earth placement and compaction to achieve a ten (10) percent soil moisture content in the top six (6) inch surface layer, subject to review/discretion of the geotechnical engineer. 27. Prior to issuance of grading permits, the Applicant shall prepare and submit a Water Quality Management Plan ("WQMP") for the Project, subject to the approval of the Building Division and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices ("BMP"s) to ensure that no violations of water quality standards or waste discharge requirements occur. 28. Prior to the issuance of grading permits, an erosion control plan shall be submitted and approved. Public Works Department Conditions 29. Prior to commencement of demolition and grading of the Project the Applicant shall submit a construction management and delivery plan to be reviewed and approved by the Public Works Department. The plan shall include discussion of Project phasing; parking arrangements for both sites during construction; anticipated haul routes and construction mitigation. Upon approval of the plan, the Applicant shall be responsible for implementing and complying with the stipulations set forth in the approved plan. 30. A Tract Map ("Map") shall be recorded. The Map shall be prepared on the California coordinate system (NAD 83). Prior to the recordation of the Map, the surveyor/engineer preparing the Map shall submit to the County Surveyor and the City of Newport Beach a digital -graphical file of said map in a manner described in Section 7-9-330 and 7-9- 337 of the Orange County Subdivision Code and Orange County Subdivision Manual Subarticle 18, respectively. The Map submitted to the City shall comply with the City's CADD standards. Scanned images will not be accepted. 31. Prior to the recordation of the Tract Map, the surveyor/engineer preparing the map shall tie the boundary of the map into the horizontal control system established by the County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and the Orange County Subdivision Manual, Subarticle 18, respectively. Monuments (one (1) inch iron pipe with tag) shall be set on each lot corner unless otherwise approved by the Subdivision Engineer. Monuments shall be protected in place if installed prior to completion of the construction Project. 32. Prior to the recordation of the Tract Map, a Subdivision Agreement shall be obtained and approved by the City Council. 5 15-22 33. Prior to the Final Tract Map approval, the Applicant shall provide a Faithful Performance Bond and a Labor and Materials Bond, each for one hundred (100) percent of the estimated public improvements. An engineer's cost estimate shall be prepared by a Registered Civil Engineer and approved by the Public Works Director. 34. An encroachment permit is required for all work activities within the public right-of-way. 35. All improvements shall comply with the City's sight distance standard STD -11-L. Walls within the limited use area shall be limited to less than thirty-six (36) inches in height and planting within the limited use area shall be limited to twenty-four (24) inches in height maximum. 36. In case of damage done to public improvements surrounding the development site by the private construction, said damage shall be repaired and/or additional reconstruction within the public right-of-way may be required. 37. All on-site drainage shall comply with the latest City water quality requirements. 38. The parking garage layout and drive aisles shall comply with City Standard STD -805 -L- A and STD -805 -L -B. Dead-end drive aisles shall provide dedicated turn around space(s) and a five (5) foot minimum clear paved hammerhead/drive aisle extension. Drive aisle shall be a minimum of twenty-six (26) feet wide. 39. Each unit shall be served by separate water and sewer services, unless otherwise approved by the utility provider. 40. Sewer and water demand studies shall be submitted to the applicable utility providers. Approvals of said studies by the utility provider shall be provided to the City of Newport Beach prior to the recordation of the Final Tract Map. 41. The Applicant shall reconstruct the existing curb, gutter, and sidewalk along the entire Santa Ana Avenue and Mesa Drive property frontages. 42. Driveway slopes shall comply with City Standard STD -160 -L -C. 43. The driveway design along Santa Ana Avenue shall provide a minimum four (4) foot accessible path around the sloped portion of the driveway. A pedestrian easement dedicated to the City may be required pending the final driveway design. C 15-23 Attachment B Planning Commission Staff Report from March 21, 2019 15-24 CITY OF NEWPORT BEACH _ > PLANNING COMMISSION STAFF REPORT ' 7i L3i1"l~ SUBJECT: Mesa Drive Townhomes (PA2017-218) ■ Major Site Development Review SD2017-008 ■ Tentative Tract Map No. NT2017-003 ■ County Tentative Tract Map No. 18121 SITE LOCATION: 1501 Mesa Drive and 20462 Santa Ana Avenue APPLICANT: Anastasios Nikolaou OWNER: Anastasios Nikolaou March 21, 2019 Agenda Item No. 2 PLANNER: Liz Westmoreland, Assistant Planner Iwestmoreland(a�newportbeachca.gov, 949-644-3234 PROJECT SUMMARY A major site development review and tentative tract map to demolish two existing single- family residences and construct an eight -unit residential condominium project. Each unit will consist of four stories (including a roof deck) with an attached two -car garage. The project includes four on-site guest parking spaces including one accessible parking space. A tract map is requested to merge the two existing lots and allow for each of the eight units to be sold individually as condominiums. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 32 (In -Fill Development) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Resolution No. PC2019-008 approving Major Site Development Review SD2017-008 and Tentative Tract Map No. NT2017-003 (Attachment No. PC 1). 1 15-25 2 15-26 VICINITY MAP GENERAL PLAN A / ��F �` ��. ♦ can .� � � � � � �, ,1 �, `t +,- g t .P. `• �y �. ,fes �; / - _.Yf "i1. •y,61 RMD (Multi -Unit � � /fin \ � - �'^ Pa �.. `^ -+hf� ♦. � '!-] GENERAL PLAN ZONING 4 tiP ay 9�, a 1 � 9c ryne7 s � � 4 4 M1a G `M1a Oyb vy � 7 M1a fid vy w00 7 ? r ` ��sq�,,� � � •� " P - . MTs�Q,ay / OM1. LOCATION GENERAL PLAN ZONING CURRENT USE RM (Multiple -Unit RMD (Multi -Unit Two lots with a single-family ON-SITE Residential) Residential Detached residence on each NORTH RM RMD Multi -family residences existin /approved SOUTH (Unincorporated County) (Unincorporated County) Single-family and multi -family residences EAST RM RMD IF -Mulfi-family residences WEST (Unincorporated Count Unincor orated Count Santa Ana Country Club 3 15-27 INTRODUCTION Project Setting The subject property is located in the Santa Ana Heights area at the intersection of Santa Ana Avenue and Mesa Drive. The project site comprises of two separate lots containing a total of 14,180 square feet. It is located within the Multi -Unit Residential Detached (RMD) Zoning District and is surrounded by single- and multi -family uses to the north and east. To the west across Santa Ana Avenue is the Santa Ana Country Club golf course, which is within the unincorporated County area. The single- and multi -family uses to the south (across Mesa Drive) are also located within unincorporated County area. The existing property to the north (20452 Santa Ana Avenue) contains three residential units. However, in 2016 the property was approved for redevelopment of the Santa Ana Cottages project (PA2016-069) for the construction of seven condominium units in two buildings. The Santa Ana Cottages project contains three stories and will reach the same maximum height (33 feet) as the proposed Mesa Drive Townhomes project. Project Description The proposed project would replace the existing two single-family residences with an eight -unit residential condominium development. The development would consist of two separate buildings, each containing four units, resident garages, uncovered guest parking, landscaping, and common open space. Residential Units Each dwelling unit would be four stories and include an attached two -car garage at the lowest level. The two buildings on-site would not exceed the 33 -foot sloped roof height limit for the RMD Zone. The proposed condominiums include five floor plans with gross floor areas ranging from 2,908 to 3,643 square feet. The first floor of each unit contains a two -car garage, a full bathroom, and either an office or bedroom'. The second floor contains the main living area that will include the kitchen, a half bath, dining area, and living room. The third floor contains three bedrooms. The fourth floor contains a bonus room and roof decks. The garages are oversized to allow for the screening and storage of refuse and recycling containers. The land area within a residential development that is not individually owned or dedicated for public use and that is designed, intended, and reserved exclusively for the shared enjoyment or use by all the residents and their guests. Does not include enclosed spaces/facilities (e.g., community center, meeting rooms, etc.). Illustrative examples include: areas of scenic or natural beauty, barbecue areas, habitat areas, hiking, riding, or off-street bicycle trails, landscaped areas, play areas, swimming pools, tennis courts, and turf areas. 2 Unit 5 contains a bedroom on the first floor; all other units contain an office. 15-28 The applicant describes the overall design of the development as traditional craftsman design with various architectural materials from smooth stucco, siding, shaker shingles, and board and batten siding. The colors of the materials would generally include neutral tones such as navy blues, cream/white, and grey. On -Site Improvements The proposed project includes the installation of a private sewer system, which will connect to the main sewer line in Santa Ana Avenue. The current service providers for electric, gas, cable, and telephone would continue to serve the site and all utilities will be underground. The project includes excavation, with the first floor pad of the structures approximately three feet below the average grade of the site. The two existing driveways along Santa Ana Avenue and one existing driveway along Mesa Drive would be removed and consolidated to provide one driveway along Santa Ana Avenue. A common drive aisle would separate the two buildings and provide access to the private garages and to four guest parking spaces at the rear of the project site. Pedestrian access is provided along each of the side yards. Landscaping and low garden walls (less than 42 inches in height from existing grade) are provided within the front setback. Landscaping is also provided at the rear of the site, outside of the parking and barbeque areas. Mid-size walls will be provided along the side property line abutting Mesa Drive to provide additional privacy to the first floor of the units while maintaining visibility from the roadway. Up to six-foot high walls will be provided in the side yard separating the adjacent Santa Ana Cottages property to the north and the subject property. Off -Site Improvements As conditioned, all existing curb, gutter and sidewalk along the entire Santa Ana Avenue and Mesa Drive property frontages will be required to be reconstructed and any damage to the public right-of-way improvements will be required to be repaired by the applicant. The applicant would also pay an in -lieu park dedication fee pursuant to Newport Beach Municipal Code (NBMC) Chapter 19.52 (Park Dedications and Fees), as required for park or recreational purposes in conjunction with the approval of the residential subdivision of 50 units or less. Credit is granted for the two existing residential units; therefore, the in - lieu park fee would be required for the net increase of six dwelling units. Additionally, the applicant will be required to pay traffic impacts fees to the City (Fair Share Fee) and to the San Joaquin Hills Transportation Corridor Area (Major Thoroughfare and Bridge Fee) for the net increase of six units prior to the issuance of building permits. 5 15-29 DISCUSSION Analysis Consistency with General Plan The Land Use Element (LU) of the General Plan designates the site as Multiple Residential (RM), which is intended to provide for areas appropriate for multiple -unit residential developments containing attached or detached dwelling units. This designation allows 43 dwelling units per acre, which equates to a maximum allowable density of approximately 13 units (43 x 0.3255 acre) at this site. The proposed project is consistent with General Plan Policy LU 5.1.9, which requires multi -family dwellings to be designed to convey a high quality architectural character in regard to building elevations, ground floor treatment, roof design, parking, open space, and amenities. Parking is provided as attached garages are integrated with the residential structures, while the guest spaces on the site are uncovered. The project provides a varied roof profile, with the fourth floor set back from the side setbacks and interior drive aisle. The fourth floor is also limited in size and setback from the property line, with roof decks on either side of the living space to create more visual relief and reduced building mass. The fourth floor is approximately half the size (living area) of the second and third floors below, creating additional relief from the neighboring roadways. The first floor level is partially below grade, with the units along Mesa Drive afforded additional privacy due to the lower grade of the ground floor office/bedroom and garage. Architectural treatment and building articulation is concentrated along Mesa Drive, which is the project's longest frontage and the most visible to pedestrians and motorists. There is substantial visual interest created through varied materials and colors, such as metal clad siding and a mix of vertical and horizontal lines. Consistency with the remaining principles of LU 5.1.9 is ensured through compliance with zoning development standards. The proposed project is consistent with General Plan Policy LU 6.6.2, which promotes the development of a mix of residential types and building scales as the proposed project includes an attached product type that will contribute to the variety of housing types in Santa Ana Heights and the surrounding areas. Consistency with Zoning Code The proposed development complies with the development standards of the RMD Zoning District as shown in Table 1. This property was annexed into the City as part of the West Santa Ana Heights Annexation. Although the intent of this district states that it is intended to provide for areas appropriate for multi -unit residential developments exclusively containing detached dwelling units, there are no development standards in place to require the detached design. Prior to the Zoning Code update of 2010, the properties were zoned Medium Density Residential (RMD), and both attached and detached units were permitted. The Zoning Code update of 2010 erroneously omitted the allowance for 0 15-30 attached units, which was not the intent of the update. Furthermore, much of the existing multi -family residential development in RMD Zoning District is attached. Table 1: RMD Development Standards Development Standard Requirement Proposed Lot Area (min.) 5,000 square feet.(sf) 14,180 sq. ft. Lot Width min. 50 ft. 89 to120 ft. Site Area per Unit min. 1,000 sq. ft. 1,772.5 sq. ft. Floor Area Limit (max.) N/A 24,437 sq. ft. Building Height max. 33 ft. sloped 33 ft. sloped Setbacks (min.) Front 20 ft. 20 ft. Side (North) 5 ft. 5 ft. Side South 5 ft. 5 ft. Rear 25 ft. 25 to 31 feet Common Open Space min. N/Al 2,245 sq. ft. (95 sq. ft./unit Private Open Space min. N/A2 Approx. 1,500 sq. ft. total 188 sq. ft./unit (average) Parking (min.) 2 per unit covered (16 spaces) 0.5 per unit guest 4 spaces 16 garage spaces 4 guest spaces 1. Other multiple -unit zones require 75 square feet of common open space per unit (minimum dimension of 15 feet). (75 sf x 8 units = 600 sf min.) 2. Other multiple -unit zones require private open space to be at least 5% of the gross floor area per unit minimum dimension of 6 feet). 5% of 24,437 gross sf = 1,222 sf minimum Major Site Development Review A major site development review is required to allow the construction of five or more dwelling units with a tentative tract map. In accordance with NBMC Section 20.52.080(F) (Findings and Decisions), the Planning Commission must make the following findings for approval of a major site development review. The proposed development is: 1. Allowed within the subject zoning district; 2. In compliance with all of the applicable criteria identified in subsection (C)(2)(c): i. Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design; iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; 7 15-31 iv. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; V. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and vi. The protection of significant views from public right(s)-of-way and compliance with Section 20.30. 100 (Public View Protection). 3. Not detrimental to the harmonious and orderly growth of the City, nor endangers, jeopardizes, or otherwise constitutes a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. As demonstrated in the draft resolution (Attachment No. PC 1), staff believes the findings for approval can be made. The proposed project is consistent with the General Plan and Zoning Code, which is discussed in the previous sections (Consistency with the General Plan and Consistency with the Zoning Code). The proposed design will comply with all applicable development standards as demonstrated within the attached plans. Consistency with all applicable development standards will ensure compatibility with future development and redevelopment in the surrounding area under identical zoning classifications. Vehicular access to and circulation within the project site has been reviewed by the Public Works Department to ensure adequacy and efficiency. As conditioned, the driveway design along Santa Ana Avenue shall provide a minimum four - foot -wide accessible path around the sloped portion of the driveway. Also as conditioned, all landscaping will comply with the City's Water -Efficient Landscaping Ordinance. There are no open space requirements for the RMD Zone, however, the project provides approximately 2,245 square feet of common open space (i.e. barbeque and grass areas at the rear and front of the property). Similarly, the project would provide at least 1,500 square feet total, or an average of 188 square feet per unit of private open space (e.g. roof decks). Other multi -unit zones require private open space to be 5 percent of the gross floor area for each unit, where the project provides approximately 6 percent. Lastly, the subject property is not located at or near a public view point or corridor as identified in the General Plan Figure NR3 (Coastal Views); and therefore, is in compliance with NBMC Section 20.30.100 (Public View Protections). Tentative Tract Map A tentative tract map is proposed for condominium purposes to allow multiple property owners for one parcel. In accordance with NBMC Section 19.12.070 (Required Findings for Action on Tentative Maps), the Planning Commission must make the following findings for approval of a tentative tract map: 1. 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, g 15-32 2. That the site is physically suitable for the type and density of development, 3. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report; 4. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems; 5. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. In this connection, the decision making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision; 6. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land, 7. That, in the case of a "land project" as defined in Section 11000.5 of the California Business and Professions Code: (1) There is an adopted specific plan for the area to be included within the land project; and (2) the decision making body finds that the proposed land project is consistent with the specific plan for the area; 8. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act, 9. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the 9 15-33 region against the public service needs of the City's residents and available fiscal and environmental resources; 10. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board; and 11. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. As demonstrated in the draft resolution (Attachment No. PC 1), staff believes the findings for approval can be made. The proposed project is consistent with the General Plan, Subdivision Map Act, and City Subdivision Code. The 14,180 -square -foot site is mostly regular in shape, has a slope of less than 20 percent, and is large enough to accommodate the density proposed in compliance with all applicable Zoning requirements. The site is suitable for the type and density of development proposed in that the infrastructure serving the site and surrounding area has been designed and developed to accommodate the proposed project. Environmental Review This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 32 (In -Fill Development) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3. In this case, the project meets the criteria for this exemption because the project is consistent with the General Plan Land Use Element category of RM as well as the RMD Zoning District. The project site area is less than five acres and generally surrounded by existing residential development and a golf course. The lot is substantially developed and is not within environmentally sensitive areas. The proposed project was reviewed by the Public Works Department and concerns related to traffic were not found. Further, a traffic study was not required under the City's Traffic Phasing Ordinance (TPO). No significant effects are anticipated for the lot with regard to noise or air quality as the proposed project will be replacing existing single-family developments. A preliminary water quality management plan (WQMP) was reviewed and approved to address potential water quality issues. Lastly, the project was also reviewed by the Public Works and Fire Departments, and it was determined both lots maintain adequate access to both utilities and public services. Alternatives 1. The Planning Commission may require changes to the project to alleviate any concerns related to the design or the ability to make the required findings. If the changes are substantial, the item should be continued to a future meeting to allow the 10 15-34 applicant to make the necessary adjustments and to allow staff to prepare a revised resolution incorporating new findings and/or conditions. 2. If the Planning Commission believes that there are insufficient facts to support the findings for approval, the Planning Commission should deny the application and provide facts in support of denial to be included in the attached draft resolution for denial (Attachment No. PC 2). Public Notice Notice of this hearing was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: Liz Westmoreland, Assistant Planner ATTACHMENTS Submitted by: Jim Campbell Deputy Community Development Director PC 1 Draft Resolution with Findings and Conditions PC 2 Draft Resolution for Denial PC 3 Project Plans PC 4 Project Renderings 11 15-35 12 15-36 Attachment No. PC 1 Draft Resolution with Findings and Conditions 13 15-37 14 15-38 RESOLUTION NO. PC2019-008 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING MAJOR SITE DEVELOPMENT REVIEW NO. SD2017-008 AND TENTATIVE TRACT MAP NO. NT2017-003 FOR AN EIGHT -UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT LOCATED AT 1501 MESA DRIVE AND 20462 SANTA ANA AVENUE (PA2017- 218) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. An application was filed by Anastasios Nikolaou with respect to property located at 1501 Mesa Drive and 20462 Santa Ana Drive, and legally described as a Portion of Lot 5 of Tract Map 456 requesting approval of a major site development review and tentative tract map. 2. The applicant proposes to demolish two (2) existing single-family residences and construct eight (8) new residential condominium units (the "Project"). Each unit will consist of four (4) stories (including a roof deck) with an attached two (2) car garage. The Project includes four (4) on-site guest parking spaces including one accessible parking space. A tract map is requested to merge the two (2) existing lots and allow for each of the eight (8) units to be sold individually as condominiums. 3. The subject property is designated Multiple -Unit Residential ("RM") by the General Plan Land Use Element and is located within the Multi -Unit Residential Detached (RMD) Zoning District. 4. The subject property is not located within the coastal zone. 5. A public hearing was held on March 21, 2019, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code ("NBMC"). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. This Project is exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15332 under Class 32 (In -Fill Development) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. 2. In this case, the Project is consistent with the General Plan Land Use Element category of RM as well as the RMD Zoning District. Residential condominiums are an allowed use in the land use category designation as well as in medium density residential ("RMD"). The 15 15-39 Project site area is less than five (5) acres and generally surrounded by residential development and a golf course. The lot is substantially developed and is not within environmentally sensitive areas. The Project was reviewed by the Public Works Department and concerns related to traffic were not found. Further, a traffic study was not required under the City's Traffic Phasing Ordinance ("TPO"). No significant effects are anticipated for the lot with regard to noise or air quality as the Project will be replacing existing single-family developments. A preliminary water quality management plan ("WQMP") was reviewed and approved to address potential water quality issues. The Project was also reviewed by the Public Works and Fire Departments and it was determined both lots maintain adequate access to both utilities and public services. SECTION 3. REQUIRED FINDINGS. Major Site Development Review In accordance with NBMC Section 20.52.080(F) (Findings and Decision), the following findings and facts in support of such findings are set forth: Finding: A. The proposed development is allowed within the subject zoning district. Fact in Support of Finding: 1. The subject property is located within the Multi -Unit Residential Detached ("RMD Zoning District"), which provides for areas appropriate for multi -unit residential development consisting of detached units. Although the Project does not contain detached dwelling units, the Project is consistent with the General Plan and applicable development standards of the Zoning Code. Prior to the Zoning Code update of 2010, the properties were zoned RMD, and both attached and detached units were permitted. The Zoning Code update of 2010 erroneously omitted the allowance for attached units, which was not the intent of the update. Thus, both attached and detached units are allowed in the RMD Zoning District. Finding: B. In compliance with all of the applicable criteria identified in NBMC Subsection [20.52.080](C) (2) (c): a. Compliance with this Section, the General Plan, the Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; b. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent development; and whether the relationship is based on standards of good design,- C. esign,c. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas, 1 0 15-40 d. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; e. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and f. The protection of significant views from public right(s)-of-way and compliance with [NBMC] Section 20.30. 100 (Public View Protection). Facts in SuDport of Findina: The Land Use Element of the General Plan designates the subject property as RM, which is intended primarily for multi -family residential development containing attached or detached dwelling units. The proposed multi -unit residential development is consistent with the General Plan designation. This designation allows forty-three (43) dwelling units per acre. The eight (8) unit Project is less than the maximum allowable density of approximately thirteen (13) units. 2. The RMD Zoning District allows one unit per 1,000 square feet of lot area. The property is 14,180 square feet in area; therefore, up to fourteen (14) units could be permitted onsite per the Zoning Code Table 2-3 (Development Standards). The General Plan further limits density to a maximum of thirteen (13) units on-site. Thus, the eight (8) unit Project proposes approximately 60 percent of the maximum density allowed on-site, while still providing additional housing opportunities and types within the City. The Project would result in a net increase of six (6) units. 3. The Project complies with the development standards of the RMD Zoning District. The proposed four (4) story buildings are approximately thirty-three (33) feet tall, in compliance with the maximum height limitation of the district. The buildings meet all required setbacks. The Project provides common and private open space, where none is required by the Zoning Code. Approximately 2,245 square feet of common open space is provided in the form of open landscaped areas and a barbeque area. Approximately 1,500 square feet (minimum) of private open space is provided in the form of roof decks. Eight (8), two -car garages and four (4) uncovered guest parking spaces (inclusive of one (1) accessible space) are proposed for the development, which meets the minimum Zoning Code required for parking. 4. The Project will incorporate consistent architectural design such that all structures on the property are unified. The two (2) buildings are almost identical, with the same siding, color scheme, balconies, and awnings. The buildings will appear uniform from Santa Ana Avenue. Architectural treatment will harmonize with the surrounding neighborhood, which includes a range of design themes and architectural styles. 5. The Project provides a varied roof profile, with the fourth floor set back from the side setbacks and interior drive aisle. The fourth floor is both limited in size and setback from the property line, with roof decks on either side of the living space to create more visual relief and reduced building mass. The fourth floor (interior living area) is approximately half the size of the second and third floors below, creating additional relief from the neighboring roadways. The first floor level is partially below grade, with the units along 1-7 15-41 Mesa Drive afforded additional privacy due to the lower grade of the ground floor office and garage. Architectural treatment and building articulation is concentrated along Mesa Drive, which is the longest frontage of the property and the most visible to pedestrians and motorists. There is substantial visual interest created through varied materials and colors, such as metal clad siding and a mix of vertical and horizontal lines. 6. The bulk and scale of the structures on-site are compatible with the surrounding RMD properties more recently developed for apartment and condominium use. For example, the adjacent property to the east was approved for similar construction. The adjacent Santa Ana Cottages development at 20452 Santa Ana Avenue was approved for the development of seven (7) condominium units (PA2016-069). Although the approved project contains three (3) stories, it will reach the same maximum height of thirty-three (33) feet as the proposed Mesa Drive Townhomes project. Therefore, the Project will not look out -of -scale with existing and approved development. 7. Existing access for 20462 Santa Ana Avenue is provided via two (2) separate driveways along Santa Ana Avenue on either side of the single-family residence. The proposed site layout would consolidate the curb cuts on Santa Ana Avenue by creating one uniform driveway through the center of the site (i.e. perpendicular to Santa Ana Avenue). The eight (8) garages would be accessible via this central driveway and drive aisle. Additionally, the Project would remove the existing curb cut and access point for 1501 Mesa Drive property along Mesa Drive. Removal of the driveway and carport along this road would reduce hazards related to residents pulling in and out of the driveway on Mesa Drive. The site layout and guest parking area allow vehicles sufficient space to turn around on-site. Pedestrian access to the site is available along Santa Ana Avenue along an existing public sidewalk. 8. The Public Works Department has reviewed and approved the site plan, proposed improvements, parking configuration, and access driveway subject to the conditions of approval. 9. The twenty (20) foot front setback on Santa Ana Avenue and site layout provide for additional landscaping opportunities immediately adjacent to the street. As conditioned, all landscaping will comply with NBMC Chapter 14.17 (Water -Efficient Landscaping). 10. The subject property is not located at or near a public view point or corridor as identified in the General Plan Figure NR3 (Coastal Views); and therefore, is in compliance with NBMC Section 20.30.100 (Public View Protection). Finding- C. indin : C. Not detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. Facts in Support of Finding: 1 g 15-42 1. The proposed eight (8) unit project would result in a net increase of six (6) units on the subject properties, where up to thirteen (13) units could be constructed per the General Plan. The amount of traffic to and from the neighborhood will not significantly change. The Project is conditioned to pay fair share traffic fees for the additional dwelling units on the property. A separate fee will be assessed and paid to both the City of Newport Beach as well as the San Joaquin Hills Transportation Corridor Agency ("TCA"). 2. Currently there are large hedges, fences, and other accessory structures that impede visibility at the corner of Santa Ana Avenue and Mesa Drive. The Project would remove all non -conforming features and new structures would comply with Public Works Standard STD 110-L, which provides visibility for pedestrians and motorists at intersections. Additionally, the new structure would comply with all setback requirements for residential development in this zoning district where the existing structure encroaches into the side setbacks along Mesa Drive. All features within the twenty (20) foot front setback along Sana Ana Avenue would be limited to forty-two (42) inches from existing grade. 3. The proposed development will comply with all Building, Public Works, and Fire Codes. The Project will also comply with all City ordinances and conditions of approval. 4. The Project has been conditioned to ensure that potential conflicts with surrounding land uses are minimized to the extent possible to maintain a healthy environment. Tentative Tract Map In accordance with NBMC Section 19.12.070(A) (Required Findings for Action on Tentative Maps), the following findings and facts in support of a tentative tract map are set forth- Finding: orth: Findin : A. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with the applicable provisions of the Subdivision Map Act and the City Subdivision Code. Facts in Support of Finding: 1. The Land Use Element (LU) of the General Plan designates the site as RM, which is intended to provide for areas appropriate for multiple -unit residential developments containing attached or detached dwelling units. This designation allows forty-three (43) dwelling units per acre, which equates to a maximum allowable density of approximately thirteen (13) units. 2. The Project is consistent with General Plan Policy LU 5.1.9, which requires multi -family dwellings to be designed to convey a high quality architectural character in regard to building elevations, ground floor treatment, roof design, parking, open space, and amenities. The Project provides common and private open space, where none is 1-9 15-43 required by the Zoning Code. Common open space is provided in the form of open landscaped areas and a barbeque area. Private open space is provided in the form of roof decks. Parking is provided as attached garages integrated with the residential structures, while the guest spaces on the site are uncovered. The Project provides a varied roof profile, with the fourth floor set back from the side setbacks and interior drive aisle. The third floor is also limited in size, with roof decks on either side of the living space to create more visual relief. The units along Mesa Drive have additional privacy due to the lower grade of the ground floor office and garage. Architectural treatment and building articulation is concentrated along Mesa Drive, which is the longest frontage of the property and the most visible to pedestrians and motorists. Consistency with the remaining principles of LU 5.1.9 is ensured through compliance with development standards. 3. The Project is consistent with General Plan Policy LU 6.6.2, which promotes the development of a mix of residential types and building scales as the Project includes an attached product type that will contribute to the variety of housing types in Santa Ana Heights and the surrounding areas. 4. The subject property is not located within a specific plan area. 5. The Public Works Department has reviewed the proposed tentative tract map and found it consistent with the Newport Beach Subdivision Code (Title 19) and applicable requirements of the Subdivision Map Act. 6. The applicant will provide an in -lieu park dedication fee pursuant to NBMC Chapter 19.52 (Park Dedications and Fees), as required for park or recreational purposes in conjunction with the approval of a residential subdivision. The existing properties contain two (2) residential units and the Project would increase the number of dwelling units to eight (8). The in -lieu park fee would be required for the six (6) additional dwelling units. Credit for the existing residential units is provided because the impact to park services is related to the increase in residents associated with the new units. 7. Conditions of approval have been included to ensure compliance with Title 19 (Subdivisions). Finding: B. That the site is physically suitable for the type and density of development. Fact in Support of Finding: The 14,180 -square -foot site is regular in shape, has a slope of less than twenty (20) percent, and is not within a zone deemed to be subject to seismically induced liquefaction potential. The site is large enough to accommodate the density proposed in compliance with all applicable Zoning requirements. The site is suitable for the type and density of development proposed in that the infrastructure serving the site and surrounding area has been designed and developed to accommodate the Project. As required by Condition of 20 15-44 Approval No. 41 (Exhibit "A"), a water and sewer demand study will be prepared to ensure that the water and sewer mains are adequate, and upgrades will be required if the infrastructure is not adequate. Finding: C. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision-making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report. Fact in Support of Finding: The Project is not located near fish or wildlife habitat and the design of the subdivision will not cause substantial damage to habitat. See Section 2 (California Environmental Quality Act Determination). Finding: D. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. Facts in Support of Finding: The proposed Tentative Tract Map is for condominium purposes. All construction for the Project will comply with all Building, Public Works, and Fire Codes, which are in place to prevent serious public health problems. Public improvements will be required of the developer per NBMC Section 19.28.010 (General Improvement Requirements) and Section 66411 (Local agencies to regulate and control design of subdivisions) of the Subdivision Map Act. Furthermore, the Project conforms to all applicable City ordinances. 2. No evidence is known to exist that would indicate that the planned subdivision pattern will generate any serious public health problems. 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 21 15-45 by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision. Facts in Support of Finding: The design of the development does not conflict with any easements acquired by the public at large for access through or use of the property within the proposed development as there are no public easements that are located on the property. Sufficient site access is provided from the abutting public right-of-way (Santa Ana Avenue) with the proposed tract map. 2. Public improvements, including removal and replacement of damaged concrete curb, gutter, and sidewalk along Santa Ana Avenue and Mesa Drive frontage will be required of the applicant pursuant to the Municipal Code and the Subdivision Map Act. Each residential unit will be required to provide separate water service/meter and sewer lateral and cleanout. Finding: F. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 ("Williamson Act'), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land. Fact in Support of Finding: The property is not subject to the Williamson Act. The subject property is not designated as an agricultural preserve and is less than one hundred (100) acres. Finding: G. That, in the case of a "land project" as defined in Section 11000.5 of the California Business and Professions Code: (a) there is an adopted specific plan for the area to be included within the land project; and (b) the decision-making body finds that the proposed land project is consistent with the specific plan for the area. Fact in Support of Finding: California Business and Professions Code Section 11000.5 was repealed by the Legislature in 2006 via Assembly Bill 2711. However, the proposed subdivision is not a "land project," as defined in prior California Business and Professions Code Section 11000.5 because it does not consist of fifty (50) or more parcels. Finding: 22 15-46 H. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 664 73. 1 and 66475.3 of the Subdivision Map Act. Facts in Support of Finding: 1. The proposed Tentative Tract Map includes attached dwelling units with open space, private streets, and walkways further separating the units. The proposed subdivision design allows for solar access and future passive or natural heating and cooling opportunities. The proposed building height complies with the maximum limit of thirty- three (33) feet, which is compatible with the existing and allowed heights of other structures in the area. All of the units are aligned southeast -northwest with sufficient setbacks to provide southern exposure. 2. The proposed improvements are subject to Title 24 of the California Building Code that requires new construction to meet minimum heating and cooling efficiency standards based on location and climate. The Newport Beach Building Division enforces Title 24 compliance through the plan check and inspection process. Finding: That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources. Fact in Support of Finding: 1. The maximum residential density allowed for the site will remain unchanged with project approval. The eight (8) unit Project is consistent with the RM General Plan land use designation, which allows a maximum of thirteen (13) residential units on the property. The increase in six (6) units will improve the City's ability to meet its regional housing goals. Finding: J. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board. Facts in Support of Finding: 1. Wastewater discharge from the Project into the existing sewer system has been designed to comply with the Regional Water Quality Control Board ("RWQCB") requirements. 2S 15-47 2. A Preliminary WQMP has been prepared and approved for the Project. 3. The conditions of approval include the requirement for a sewer demand study to determine if the existing sewer main on Santa Ana Avenue will be able to handle the sewage flows from the proposed development. Sewer connections are required to be installed per City Standards, the applicable provisions of NBMC Chapter 14.24 (Sewer Connection, Permits), and the latest revision of the Uniform Plumbing Code. Finding: K. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. Fact in Support of Finding: 1. The subject property is not located within the Coastal Zone. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Major Site Development Review SD2017-008 and Tentative Tract Map No. NT2017-003 subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 2. This action shall become final and effective fourteen (14) days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 21st DAY OF MARCH, 2018. AYES: NOES: ABSTAIN ABSENT: BY: Peter Zak, Chairman 24 15-48 Lee Lowrey, Secretary 215 15-49 *:/:111:011 9V_'V CONDITIONS OF APPROVAL (Project -specific conditions are in italics) Planning Division Conditions The development shall be in substantial conformance with the approved site plan, floor plans, building elevations, and project renderings stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. The Project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this approval. 4. Prior to the issuance of a building permit, a park fee shall be assessed for the net increase of six (6) additional dwelling units. 5. Prior to the issuance of a building permit, fair share traffic fees shall be assessed for the net increase of six (6) additional dwelling units. 6. Prior to the issuance of a building permit, San Joaquin Hills Transportation Corridor Agency ("TCA') fees shall be assessed for the net increase of six (6) additional dwelling units. 7. A copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans prior to issuance of building permits. 8. The applicant is responsible for compliance with the Migratory Bird Treaty Act ("MBTA"). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within three hundred (300) feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. 20 15-50 B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 9. Prior to the issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Site Development Review file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Major Site Development Review and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 10. Prior to the issuance of building permits, the applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Division. 11. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 12. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 13. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 14. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 15. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise -generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise -generating construction activities are not allowed on Sundays or Holidays. 27 15-51 16. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self -latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 17. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 18. This approval shall expire and become void unless exercised within twenty-four (24) months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of NBMC Title 20 Planning and Zoning. 19. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Mesa Drive Townhomes including, but not limited to, Major Site Development Review No. SD2017-008 and Tentative Tract Map No. NT2017-003 (PA2017-218). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Fire Department Conditions 20. Dumpsters with an individual capacity of two hundred (200) gallons or more shall not be stored in buildings or placed within five (5) feet of combustible walls, openings, or combustible roof eave lines. Dumpsters are not prohibited in areas protected by an approved automatic sprinkler system installed throughout in accordance with NFPA 13 California Fire Code ("CFC") Section 304.3.4. 21. A fire flow shall be determined for the structure per Fire Department Guidelines B.01 CFC Section 507.3. 22 15-52 22. A fire alarm system that activates the occupant notification system shall be installed in Group R-2 occupancies where dwelling units, sleeping units are located three (3) or more stories above the lowest level of exit discharge (per CFC 907.2.9). 23. Means of egress shall be accessible per California Building Code ("CBC") Section 1009. 24. Elevators shall be required to accommodate a gurney and meet requirements of CBC Section 3002. 25. An automatic sprinkler system shall be installed in accordance with Section 903.3 throughout all buildings with a Group R fire area (CFC Section 903.2.8). Building Division Conditions 26. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City - adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 27. The applicant shall employ the following best available control measures ("BACMs") to reduce construction -related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two (2) feet of freeboard. • Pave or apply water four (4) times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two (2) hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed twenty-five (25) mph. Emissions • Require ninety (90) day low-NOx tune-ups for off road equipment. • Limit allowable idling to thirty (30) minutes for trucks and heavy equipment Off -Site Impacts • Encourage carpooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off-site. • Sweep access points daily. • Encourage receipt of materials during non -peak traffic hours. • Sandbag construction sites for erosion control. 2� 15-53 Fill Placement • The number and type of equipment for dirt pushing will be limited on any day to ensure that South Coast Air Quality Management District (SCAQMD) significance thresholds are not exceeded. • Maintain and utilize a continuous water application system during earth placement and compaction to achieve a ten (10) percent soil moisture content in the top six (6) inch surface layer, subject to review/discretion of the geotechnical engineer. 28. Prior to issuance of grading permits, the applicant shall prepare and submit a WQMP for the Project, subject to the approval of the Building Division and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 29. Prior to the issuance of grading permits, an erosion control plan shall be submitted and approved. Public Works Department Conditions 30. Prior to commencement of demolition and grading of the Project, the applicant shall submit a construction management and delivery plan to be reviewed and approved by the Public Works Department. The plan shall include discussion of Project phasing; parking arrangements for both sites during construction; anticipated haul routes and construction mitigation. Upon approval of the plan, the applicant shall be responsible for implementing and complying with the stipulations set forth in the approved plan. 31. A Tract Map ("Map") shall be recorded. The Map shall be prepared on the California coordinate system (NAD 83). Prior to the recordation of the Map, the surveyor/engineer preparing the Map shall submit to the County Surveyor and the City of Newport Beach a digital -graphical file of said map in a manner described in Section 7-9-330 and 7-9- 337 of the Orange County Subdivision Code and Orange County Subdivision Manual Subarticle 18, respectively. The Map submitted to the City of Newport Beach shall comply with the City's CADD standards. Scanned images will not be accepted. 32. Prior to the recordation of the Tract Map, the surveyor/engineer preparing the map shall tie the boundary of the map into the horizontal control system established by the County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and the Orange County Subdivision Manual, Subarticle 18, respectively. Monuments (one (1) inch iron pipe with tag) shall be set on each lot corner unless otherwise approved by the Subdivision Engineer. Monuments shall be protected in place if installed prior to completion of the construction Project. 33. Prior to the recordation of the Tract Map, a Subdivision Agreement shall be obtained and approved by the City Council. so 15-54 34. Prior to the Final Tract Map approval, the applicant shall provide a Faithful Performance Bond and a Labor and Materials Bond, each for one hundred (100) percent of the estimated public improvements. An engineer's cost estimate shall be prepared by a Registered Civil Engineer and approved by the Public Works Director. 35. An encroachment permit is required for all work activities within the public right-of-way. 36. All improvements shall comply with the City's sight distance standard STD -11-L. Walls within the limited use area shall be limited to less than thirty-six (36) inches in height and planting within the limited use area shall be limited to twenty-four (24) inches in height maximum. 37. In case of damage done to public improvements surrounding the development site by the private construction, said damage shall be repaired and/or additional reconstruction within the public right-of-way may be required. 38. All on-site drainage shall comply with the latest City water quality requirements. 39. The parking garage layout and drive aisles shall comply with City Standard STD -805 -L- A and STD -805 -L -B. Dead-end drive aisles shall provide dedicated turn around space(s) and a five (5) foot minimum clear paved hammerhead/drive aisle extension. Drive aisle shall be a minimum of twenty-six (26) feet wide. 40. Each unit shall be served by separate water and sewer services, unless otherwise approved by the utility provider. 41. Sewer and water demand studies shall be submitted to the applicable utility providers. Approvals of said studies by the utility provider shall be provided to the City of Newport Beach prior to the recordation of the Final Tract Map. 42. The applicant shall reconstruct the existing curb, gutter, and sidewalk along the entire Santa Ana Avenue and Mesa Drive property frontages. 43. Driveway slopes shall comply with City Standard STD -160 -L -C. 44. The driveway design along Santa Ana Avenue shall provide a minimum four (4) foot accessible path around the sloped portion of the driveway. A pedestrian easement dedicated to the City may be required pending the final driveway design. S 15-55 S 15-56 Attachment No. PC 2 Draft Resolution for Denial S3 15-57 S4 15-58 RESOLUTION NO. PC2019-008 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, DENYING MAJOR SITE DEVELOPMENT REVIEW NO. SD2017-008 AND TENTATIVE TRACT MAP NO. NT2017-003 FOR AN EIGHT -UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT LOCATED AT 1501 MESA DRIVE AND 20462 SANTA ANA AVENUE (PA2017- 218) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Anastasios Nikolaou with respect to property located at 1501 Mesa Drive and 20462 Santa Ana Drive, and legally described as a Portion of Lot 5 of Tract Map 456 requesting approval of a major site development review and tentative tract map. 2. The applicant proposes to demolish two (2) existing single-family residences and construct eight (8) new residential condominium units. Each unit will consist of four (4) stories (including a roof deck) with an attached two (2) car garage. The project includes four (4) on-site guest parking spaces including one (1) accessible parking space. A tract map is requested to merge the two (2) existing lots and allow for each of the eight (8) units to be sold individually as condominiums. 3. The subject property is designated RM (Multiple -Unit Residential) by the General Plan Land Use Element and is located within the RM -D (Multi -Unit Residential Detached) Zoning District. 4. The subject property is not located within the coastal zone. 5. A public hearing was held on March 21, 2019 in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. SECTION 3. REQUIRED FINDINGS. Major Site Development Review 3'5 15-59 In accordance with Newport Beach Municipal Code (NBMC) Section 20.52.080(B) (Applicability), residential construction of five (5) or more dwelling units with a tentative tract map requires the approval of a major site development review subject to the findings in NBMC Section 20.52.080(F) (Findings and Decision). In this case, the Planning Commission was unable to make the required findings set forth based upon the following: A. Allowed within the subject zoning district; B. In compliance with all of the applicable criteria identified in subsection (C)(2)(c): i. Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design; iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; iv. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; V. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and vi. The protection of significant views from public right(s)-of-way and compliance with Section 20.30. 100 (Public View Protection). C. Not detrimental to the harmonious and orderly growth of the City, nor endangers, jeopardizes, or otherwise constitutes a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. Facts Not in Support of Findings: 1. The Planning Commission determined, in this case, that the proposed design would not be compatible with the site, the adjacent developments in terms of bulk, scale, and aesthetic treatment of structures. 2. The proposed landscaping and open space is not sufficient or adequate. 3. The proposed drive aisles, driveways, and parking and loading spaces are not sufficient or adequate. Tentative Tract Map In accordance with NBMC Section 19.08.010 (When Tract Maps Required), a tentative tract map shall be required for any subdivision creating five (5) or more condominiums subject to the findings in NBMC Section 19.12.070 (Required Findings for Action on Tentative Maps). In so 15-60 this case, the Planning Commission was unable to make the required findings set forth based upon the following: A. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with applicable provisions of the Subdivision Map Act and this Subdivision Code; B. That the site is physically suitable for the type and density of development, C. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report; D. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems; E. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. In this connection, the decision making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision; F. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land; G. That, in the case of a "land project" as defined in Section 11000.5 of the California Business and Professions Code: (1) There is an adopted specific plan for the area to be included within the land project; and (2) the decision making body finds that the proposed land project is consistent with the specific plan for the area; H. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act; 15-61 That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources; J. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board; and K. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. Facts Not in Support of Findings: 1. The Planning Commission determined that the site is not physically suitable for the type and density of development. 2. The proposed project is not consistent with the General Plan provisions regarding design for multi -unit development. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Major Site Development Review No. SD2017-008 and Tentative Tract Map No. NT2017-003. 2. The denial of Major Site Development Review No. SD2017-008 shall become final and effective fourteen (14) days following the date this Resolution was adopted, and denial of Tentative Tract Map No. NT2017-003 shall become final and effective ten (10) days following the date this Resolution was adopted, unless within such time an appeal is filed with the City Clerk in accordance with the provisions of NBMC Title 20 and/or NBMC Title 19. PASSED, APPROVED, AND ADOPTED THIS 21St DAY OF MARCH, 2019. AYES: NOES: ABSTAIN: ABSENT: SR 15-62 BY: Peter Zak, Chairman BY: Lee Lowrey �� 15-63 4 0 15-64 Attachment No. PC 3 Project Plans 41 15-65 4 2 15-66 PA2017-218 Lu o < U) LIJ CC) N L6 Ui (.0 LD Attachment No. PC 3 - Project Plans TENTATIVE TRACT MAP NO. 18121 FOR CONDOMINIUM PURPOSES MAY 2017 0 SANTA ANA AVENUE 132.00' 65.86)TC 65.50)TC (65.46) 1 S40 -38'08"W Y'6-5 �Fos' 89.00, FS 37.00' 52.00' iv 00 pl 04 r6 r (6S6. F C141 �F) It V) 0 O EXISTING -t (6 5 6 5) 5.65) 6 BUILDING FS FF=67.42 ui > 0 Cn scn 00 TO BE REMOVED -T1 41 0) LL 0 Li EXISTING TING r66,, PARCEL AREA: 14178.95 70 &JJJ4 D lIvrITl� 0 , z'st SQ.FT. 5 FF=67.32 M EXISTING 51 LLJ (n TO BE REMOVED 0 410v (D BUILDING (0 0 1.3' FS FS C141 �F) It V) 0 O EXISTING BUILDING Ld FF=67.42 ui > 0 Cn (66-10) F 00 TO BE REMOVED -T1 41 0 0 Li fro 70 &JJJ4 D lIvrITl� 0 , z'st 5 62s65 M EXISTING 51 LLJ (n (66.31) 410v (D BUILDING (0 0 FS FS FS 00 0 C' i7)\ '-k(6 CY) FS V) Cad 6�,57) (66.55) 0 bb ±D 50.00' FS 06 52.00' (66.53) NOTES: PROPERTY IS NOT LOCATED IN A FLOOD HAZARD ZONE. LEGAL DESCRIPTION LOT 5 TRACT MAP 456 M.M.17-9 OWNER/SUBDIVIDER ANASTASIOS C. NIKOLAOU 3183 E. AIRWAY AVE. COSTA MESA, CA 92626 x SCALE: 1"=20' SITE ADDRESS 20462 SANTA ANA AVENUE NEWPORT BEACH, CA 92660 (APN: 439-241-02) SHEET 1OF1 65.21)TC PREPARED BY: H.J. BURKE, INC. HOOSHMAND JAHANPOUR-BURKE, LS 8230 830 S. DURANGO DR. # 100, LAS VEGAS, NV 89145 T.310-633-1213 T. 702-452-8753, F 702-562-9876 4s 15-67 ui > 0 Cn (66-10) F elcl Li fro 70 &JJJ4 D lIvrITl� 5 eek f M EXISTING 51 U-) U-) (D 410v (D BUILDING (0 0 (66.12) C' 6�,57) (66.55) 0 bb ±D 50.00' FS 06 52.00' S40'38'40"W 102.00' 30.60--,- (66.24) 6.30 (6F7-- 65.79 TC] 65.13 FL NOTES: PROPERTY IS NOT LOCATED IN A FLOOD HAZARD ZONE. LEGAL DESCRIPTION LOT 5 TRACT MAP 456 M.M.17-9 OWNER/SUBDIVIDER ANASTASIOS C. NIKOLAOU 3183 E. AIRWAY AVE. COSTA MESA, CA 92626 x SCALE: 1"=20' SITE ADDRESS 20462 SANTA ANA AVENUE NEWPORT BEACH, CA 92660 (APN: 439-241-02) SHEET 1OF1 65.21)TC PREPARED BY: H.J. BURKE, INC. HOOSHMAND JAHANPOUR-BURKE, LS 8230 830 S. DURANGO DR. # 100, LAS VEGAS, NV 89145 T.310-633-1213 T. 702-452-8753, F 702-562-9876 4s 15-67 PA2017-218 Attachment No. PC 3 - Project Plans 44 15-68 PA2G17-218 CITG pI ANUC ZONING: GENRAL PLAN: RM ZONING: RMD BUILDING HIEGHT 33 — 3/12 ROOF PITCH SETBACK 20 FRONT 25 REAR 5 SIDE SETBACK PARKING 2 SPACES PER UNIT (IN GARAGE) 5 SPACE PER UNIT FOR GUEST PARKING TABULATION: SITE AREA 14,179 BUIDLING 1 (WEST) 4 UNITS BUILDING 2 4 UNITS TOTAL 8 UNITS GUEST PARKING REQUIRED 4 SPACES REQUIRED FOR GUESTS GUEST PARKING PROVIDED 4 SPACES RESIDENTS PARKING REQUIRED 2 PER UNIT, 16 SPACES TOTAL RESIDENT PARKING PROVIDED 16 SPACES UNIT SIZE: UNIT 1,4 (END UNITS) FIRST FLOOR 256 sq ft SECOND FLOOR 911 sq ft THIRD FLOOR 912 sq ft ROOF476sq ft ___________________________ TOTAL 2,555 sq ft UNIT SIZE: UNIT SIZE: UNIT SIZE: UNIT SIZE: OPEN AREA: —GARAGE --------------------- 488 sq ft GROSS TOTAL 3,043 sq ft UNIT 2,3 (INNER UNITS) 476 FIRST FLOOR 239 sq ft SECOND FLOOR 849 sq ft THIRD FLOOR 949 sq ft ROOF --------------------------------------------- 443 sq ft TOTAL 2,480 sq ft _GARAGE_____________________ 461_ sq ft GROSS TOTAL 2,941 sq ft J"l a FIRST FLOOR 476 sq ft SECOND FLOOR 1105 sq ft THIRD FLOOR 1106 sq ft ROOF 526 sq ft TOTAL 3,213 sq ft _GARAGE 430 sq ft GROSS TOTAL 3,643 sq ft UNIT 6,7 (INNER UNITS) CURB CUT FIRST FLOOR 239 sq ft SECOND FLOOR 849 sq ft THIRD FLOOR 949 sq ft ROOF -------------------------sq — ft ------------- TOTAL 2,447 sq ft GARAGE 461 sq ft GROSS TOTAL 2,908 sq ft UNIT 8 (END UNIT) CURB CUT FIRST FLOOR 256 sq ft SECOND FLOOR 911 sq ft THIRD FLOOR 912 sq ft ROOF --------------------------------------------- 443 sq ft TOTAL 2,522 sq ft GARAGE 488 sq ft GROSS TOTAL 3,010 sq ft COMMON OPEN AREA: 600 sq ft or 75 sq ft required per unit 758 sq ft proposed M Q U) W G SANTA ANA AVE. EXISTING DRIVEWAY APPROACH AND CURB CUT TO BE REMOVED AND RECONSTRUCT NEW CURB AND GUTTER EXISTING DRIVEWAY APPROACH AND CURB CUT TO BE REMOVED AND RECONSTRUCT NEW CURB AND GUTTER NEW CURB CUT CAD File No. Project Architect DRI E WAY APPROACH)- M. Tovassol Checked By Phase EXISTI G SIDE ALK EXISTIN SIDE WALK PROPERTY LINE Scale PROPERTY LINE -_ -- - - - -- L0 - -DRIVEWA - - -- 1 4' WIDE PEDESTRIAN PROPOSED & ADA WALK MAIL BOXES Y Q 26'-0" Y 38'-0" Q L I I M 10 00 CD I W I cn 46'-0" C) ON N W 0 W �_ I z I 5'-0" 41'-3" 01 9'1 6° 8'-3" 20'-0" 13'-0" 01 5'-0" 0 w =N FRONT SETBACK qSET BACK SHALL FRONT SETBACK p C BE MEASURED FROP FACE OF FINISH) - - _ _ _ N - 00000000 ® o0 00000000 00000000 0000 0000 00 0000000000®0000 WALK—IN CLO. 000000 000000 OFFICE STORAGE W J I 0 1 LINE OF UPWARD SLOPE BEDROOM UNIT -1 I Ld O I DPN2 N 9 UNIT -5 I —W s. o, N UPE I TRASH BIN J 10 I Z J Y _J O a" 7N BIN I W RAS I W o TRASH BINS _6. � Q � LLJ 0 3 I I TRASH BIN ® I � Z I I Ln w UNIT -2 N 1 1 0 I 0 4 OFFICE _ LINE I ^I OF BUILDING ABV. I `� UNIT -6 0 12 0 I I co OFFICEco I OFFICE I I 5 I I UNIT -3 0 6 N I 13UNIT— 7 0 FFI C E I 14 T) N — TRASH BIN 0 I I I ® I TRASH BIN I I TRASH BINfA I J I I ® 7 TRASH BIN I � I I I W w Q Z N N 15 0 UNIT -4 0 8 I ^� N Q W I OFFICEUNIT-8 I I N �I 16 w J Ma->�� 0-o OFFICE 'x5' H� 'x5' HC J o REAR SETBACK Wm DING NDING 17 - I0- REAR SETBACK w o o I _ -- -- -- -- -- - -- -- - GUEST PARKING H.B. BBQ I °° 19 w I I OPEN AREA I 18 - 00I � I OPEN AREA 375 S/F I = 383 S/F I 0 r7 H.C. SIGN � °° I 2 0 - 0 I I N °' H. C. I I N DEDICATED TURN AROUND I00 I I 0000000000000000000000000000000000 000®0000 00000000000000000000000 VAN ACCESS o 000000 000 'x5' H o BACK OUT ao �VCOMMON SPACE NDING--- n HAMMER HEAD PROPERTY LINE—/PROPERTY LINE 17'-0" 26'-0" 18'-0" 15'-0" 102'-0" KTSITE PLAN s-1 75 SQ/Fr Attachment No. PC 3 - Project Mans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING u PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : XXXXX CAD File No. Project Architect Jamsheed Sobhani Drawn By : M. Tovassol Checked By Jamsheed Sobhani Phase Date 3-6-2019 Scale 1/8" = 1'-0" Drawing Title : PROPOSED SITE PLAN S�i Drawing No : 15-69 L 45 PA2G17-218 I 5 0' 10' 20' 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 SCALE J2" = 1'-0" I I -S - - S_ -_S_- S -_S_-_S_- S w - w - w - w - - W - W - W EX 30" GAS W - 1 W - W - W - - W - W - W EX 18" WATER G� - G - G - G - G - G - G - EX 8" SEWER (CMSD) ON CL. PROPOSED SEWER EX 6" SEWER LATERAL EXISTING CURBCUT U' EX 42" WATER EX 10" DOMESTIC WATER (IRWD) TO BE REMOVED EXISTING CURBCUT EX 2" GAS AND BUILD NEW SANTA ANA AVE. TO BE REMOVED CURB AND GUTTER 65.21 TC 65.79 TC 6'.86 TC FP, r,� Tr 9r, r,-4 T(` �� �n T(` �� �-4 T(' 65.26 TC; 65.46 FS 6 4.5 6 FL 1 65.87 TC 5.91 TC 5.27 FL 62.27 FS I z O z LL_ w z cn D 6 5.8 7 TC (IfM 0 65.23 FL w II 0 1 Z N 0_ X M co 62.24 FS .79 T .14 F 0 J 0 m w 0 On M Of > �w0Q U Q :2 m c�Q�� Z 2i W U (m� XOW I 6 2. 17 FS 65.79 TC 65.13 FL D� 65.70 BW NEW CURB CUT E ISTING SIDE WALK P L• (D IVE WA APF LLLI LLLI S 40 38' 08" W 8900 LLLI LLLI LLLI h o 4' WIDE PEDESTRIAN LLLLI LLI U' & ADA WALK LLLI LLLI �I LLLi OPEN SPACE 736 S/F LLLI LLu 1 III FS ILLLI JLLICn LINE OF U�W LLI I 2% O °I-° NO LANDSCAPING SHRUBS I LL Drawn By Ld I 0 ul AND PLANTS BEYOND THIS 63.10 TC L L LCL_ 00 Scale W11 LINE LLILLI LLI LLLI N O J Z as FRONT SETBACK 62.70 FS LW � Cn 0 LLLI LLL I 0 I I LL UNIT 1 612. N 1 III FS ILLLI JLLICn LINE OF U�W LLI I 2% LLI LLLl LLLI (LLLI LL , LL_LLLI L1111 N I O CAD File No. YCO J I LL Drawn By Ld I 0 Checked By Fn OPEN SPACE LL LCL_ 00 Scale Z I � O LLILLI LLI U) XX N O J Z as S 2% I � S 0 2% Li I I C1 Ll N LJ_ LL I I r LI LLLI I I 0 N O co J I N LI LLLLLLLLLL LLLLLLLLLL LLLLLLLLLL PROPOSED UNIT 2 I LI LLI LLLLLLLLLL LI LLI LLLl LLLI (LLLI LL , LL_LLLI L1111 N I O CAD File No. YCO J I N 0 w Cn Drawn By Ld I 0 Checked By Fn OPEN SPACE � W LCL_ 00 Scale Z I � O (n w U) XX N O J Z as (.0 2% I � S 0 2% I I I C1 Cn N LJ_ LL I I r L0 I I 0 N O co J I N ING LLLLLLLLLL LLLLLLLLLL LLLLLLLLLL 300 OPEN SPACE 380 S/F UNIT 3 UNIT 4 - P.L� - - 'x5' ND 17 N 1 V 2% � IIN RIDGE S� - REAR- S H) PROPOSED MAIL BOXES - "PROPOSED Y (n I PROPOSED 26' WIDE 65.67 FS m - -DRIVEWAY nl 62.60 FS 63.10 TCW I 65.60 FS OPEN SPACE 750 S/F o 62.70 FS FRONT SETBACK I- UNIT 5 62.65 FS E 65.65 FS Li- U) f 2% r-) w I L 00 z 1 N O PROPOSED 6' WIDE CO PERMEABLE PAVERS i w LL Cn FOR CENTER OF DRIVEWAY S � zQ 2 co of u' I IM 0 I w II 0 S I Z N UNIT 6 X I � � Ln M (6 11 Cn Cn I I 65.98 FS 0 Z U 0 0 W CnO 12 LLJw D' IW zm � N CAD File No. O UNIT 7 0 Drawn By Z C7 Checked By Jamsheed Sobhani OPEN SPACE � W LCL_ X Scale W LLLLLLLLLL LLLLLLLLLL LLLLLLLLLL 0 N J Z as (.0 2% - S S 2% UNIT 8 C1 (n N LJ_ CO O r N � N ' O co J Ln i 62.98 FS � o N 0 O Cn I "d- I - w I N LNC I I 0) V) 65.9 o ' NG u7 LCL I \66.15 FS �� I ; \63.15 FS N 0 66.7 NG I J 1 GRADING PLAN G-1 ESTABLISHMENT OF GRADE B 65.46 65.86+65.46+66.30+66.29=263.91 C : 66.30 263.91/4= 65.98 n as 0a TENTATIVE TRACT NO. 18121 The Northwesterly half of Lot 5 of Tract No. 456, in the City of Newport Beach, County of Orange, State of California, as shown on a map thereof recorded in Book 17, Page 9, Miscellaneous Maps, records of said Orange County. Except the Southwesterly 50 feet thereof. Also excepting therefrom that portion conveyed to the County of Orange by deed recorded October 13, 1971 in Book 9843, Page 387 of Official Records of said Orange County. APN: 439-241-02 The Southwesterly 50 feet of the Northwesterly one half of Lot 5, of Tract No. 456, in the City of Newport Beach, County of Orange, State of California, as shown on a map recorded in Book 17, Page 9 of Miscellaneous Maps, in the office of the County Recorder of said county. Excepting therefrom that portion thereof as described in the final order of condemnation recorded December 29, 1971 in Book 9943, Page 378, Official Records of Orange County. APN: 439-241-01 LEGEND AC ASPHALTIC CONCRETE CF ASPHALTIC CONCRETE EX EXISTING FF FINISHED FLOOR ELEVATION FH FIRE HYDRANT FS FINISHES SURFACE PAD PAD ELEVATION PCC PORTLAND CEMENT CONCRETE STLT STREET LIGHT SF SQUARE FEET TC TOP OF CURB -J- - - CENTER LINE CURB & GUTTER - - DRANAGE SWALE ---- PROPERTY LINE S- SEWER TRACT BOUNDRY - WATER MAIN WATER METERS -SD- DRAIN PIPE PROPOSED LAND USE: 8 SINGLE FAMILY CONDOMINIUM RESIDENCES ASSESSOR'S PARCEL NUMBERS: 8 SINGLE FAMILY CONDOMINIUM RESIDENCES SETBACK REQUIREMENTS: FRONT 20' SIDE 5' REAR 25' FLOOD ZONE: ZONE X. OUTSIDE THE 500 YEAR FLOOD BOUNDRIES ESTIMATED GRADING QUANTITIES: RAW CUT 450 CY RAW FILL 450 CY IMPORT 0 CY OWNER SUBDIVIDER: NIKOLAOU ANASTASIOS 20462 SANTA ANA AVENUE CA. 92660 SITE ADDRESS: 20462 SANTA ANA AVENUE NEWPORT BEACH CA. 92660 1501 MESA DRIVE NEWPORT BEACH CA. 92660 BENCHMARK: ORANGE COUNTY SURVEY VERTICAL CONTROL NUMBER "CM 16 71" ELEVATION 68. 97' (NAVD88) 2005 ADJ. DESCRIBED BY OCS 2001 FOUND 3 J" OCS ALUMINUM BENCHMARK DISK STAMPED (CM-51-89)SET IN THE TOP OF 4"X4" CONCRETE POST MONUMENT IS LOCATED IN THE SOUTHWESTCORNER OF THE INTERSECTION OF SANTA ANA AVENUE AND MESA DRIVE57 FT WESTERLY OF THE CENTERLINE OF MESA DRIVE AND 21 FT NORTHERLY OF THE CENTERLINE OF SANTA ANAMONUMENT IS SET LEVEL WITH TOP OF CURB. BENCHMARK: ORANGE COUNTY SURVEY VERTICAL CONTROL NUMBER "CM 16 71" ELEVATION 68. 97' (NAVD88) 2005 ADJ. DESCRIBED BY OCS 2001 FOUND 3 J" OCS ALUMINUM BENCHMARK DISK STAMPED (CM-51-89)SET IN THE TOP OF 4"X4" CONCRETE POST MONUMENT IS LOCATED IN THE SOUTHWESTCORNER OF THE INTERSECTION OF SANTA ANA AVENUE AND MESA DRIVE57 FT WESTERLY OF THE CENTERLINE OF MESA DRIVE AND 21 FT NORTHERLY OF THE CENTERLINE OF SANTA ANAMONUMENT IS SET LEVEL WITH TOP OF CURB. Attachment No. PC 3 - Project Mans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING - PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant ARCHITECT JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani®gmail.com INTERIOR DESIGNER GRACEBLU DESIGNS 151 Ka Imus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal No. Date Issue / Description By Project NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No 0000 CAD File No. �L ARKING 1 g Drawn By M. Tovassol Checked By Jamsheed Sobhani OPEN SPACE Date 3-6-2019 Scale 3/32" = 1'-0" LLLLLLLLLL LLLLLLLLLL LLLLLLLLLL 709 S F LLLLLLLLLL 18 61 4 LLLLLLLLLL LLLLLLLLLL .9 LLLLLLLLLL LLLLLLLLLL LLLLLLLLLL PROPOSED FS LLLLLLLLLL LLLL I LL LLLLL LLLLLLLLLL LLLLLLLLLL LLLLLLLLLL LLLLLLLLLL 20 LLL LL L LLL LL LLLL L LL LLLL L LLLLLLLLLLLLLLLLLLLLL L LLLLLLLLLLLLLLLLLLLLLLL I PERMEABLE PAVERS 2'% LLLLL LLLL 2 L LLLLLLLLLLLLLLLLLLLLLLL FOR COMMON AREA LL LLLL L LLL H C L LLLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLLLLL L LLL L LLLLLLLLLLLLLLLLLLLLLLLLLLLL 1.71 LLLLLLLLLLLLLLLLLLLLLLLLL DEDICATED TURN AROUND LL LLL LL LL LL L S LLLLLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLLLLL LLL L L LLLL LL LLLLLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLLLLL I LLLLL LLL LLLLL LLL LLLLLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLLLLL 6 3.3 0 LLLLL LLLL IL ±L LLLLLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLLLLL FS 6 6.3 0 LLLLIL�IL�LLLL LLLL T LLLLLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLLLLL Ii�L LLLLLLLLLLLLLLLLLLLLLLLLL EAD LLLLLLLLL _LLL�LiLLL _ _ LLLLLLLLLLLLLLLLLLLLLLLLL S 4C 38' 40" W 102' I I 1 GRADING PLAN G-1 ESTABLISHMENT OF GRADE B 65.46 65.86+65.46+66.30+66.29=263.91 C : 66.30 263.91/4= 65.98 n as 0a TENTATIVE TRACT NO. 18121 The Northwesterly half of Lot 5 of Tract No. 456, in the City of Newport Beach, County of Orange, State of California, as shown on a map thereof recorded in Book 17, Page 9, Miscellaneous Maps, records of said Orange County. Except the Southwesterly 50 feet thereof. Also excepting therefrom that portion conveyed to the County of Orange by deed recorded October 13, 1971 in Book 9843, Page 387 of Official Records of said Orange County. APN: 439-241-02 The Southwesterly 50 feet of the Northwesterly one half of Lot 5, of Tract No. 456, in the City of Newport Beach, County of Orange, State of California, as shown on a map recorded in Book 17, Page 9 of Miscellaneous Maps, in the office of the County Recorder of said county. Excepting therefrom that portion thereof as described in the final order of condemnation recorded December 29, 1971 in Book 9943, Page 378, Official Records of Orange County. APN: 439-241-01 LEGEND AC ASPHALTIC CONCRETE CF ASPHALTIC CONCRETE EX EXISTING FF FINISHED FLOOR ELEVATION FH FIRE HYDRANT FS FINISHES SURFACE PAD PAD ELEVATION PCC PORTLAND CEMENT CONCRETE STLT STREET LIGHT SF SQUARE FEET TC TOP OF CURB -J- - - CENTER LINE CURB & GUTTER - - DRANAGE SWALE ---- PROPERTY LINE S- SEWER TRACT BOUNDRY - WATER MAIN WATER METERS -SD- DRAIN PIPE PROPOSED LAND USE: 8 SINGLE FAMILY CONDOMINIUM RESIDENCES ASSESSOR'S PARCEL NUMBERS: 8 SINGLE FAMILY CONDOMINIUM RESIDENCES SETBACK REQUIREMENTS: FRONT 20' SIDE 5' REAR 25' FLOOD ZONE: ZONE X. OUTSIDE THE 500 YEAR FLOOD BOUNDRIES ESTIMATED GRADING QUANTITIES: RAW CUT 450 CY RAW FILL 450 CY IMPORT 0 CY OWNER SUBDIVIDER: NIKOLAOU ANASTASIOS 20462 SANTA ANA AVENUE CA. 92660 SITE ADDRESS: 20462 SANTA ANA AVENUE NEWPORT BEACH CA. 92660 1501 MESA DRIVE NEWPORT BEACH CA. 92660 BENCHMARK: ORANGE COUNTY SURVEY VERTICAL CONTROL NUMBER "CM 16 71" ELEVATION 68. 97' (NAVD88) 2005 ADJ. DESCRIBED BY OCS 2001 FOUND 3 J" OCS ALUMINUM BENCHMARK DISK STAMPED (CM-51-89)SET IN THE TOP OF 4"X4" CONCRETE POST MONUMENT IS LOCATED IN THE SOUTHWESTCORNER OF THE INTERSECTION OF SANTA ANA AVENUE AND MESA DRIVE57 FT WESTERLY OF THE CENTERLINE OF MESA DRIVE AND 21 FT NORTHERLY OF THE CENTERLINE OF SANTA ANAMONUMENT IS SET LEVEL WITH TOP OF CURB. BENCHMARK: ORANGE COUNTY SURVEY VERTICAL CONTROL NUMBER "CM 16 71" ELEVATION 68. 97' (NAVD88) 2005 ADJ. DESCRIBED BY OCS 2001 FOUND 3 J" OCS ALUMINUM BENCHMARK DISK STAMPED (CM-51-89)SET IN THE TOP OF 4"X4" CONCRETE POST MONUMENT IS LOCATED IN THE SOUTHWESTCORNER OF THE INTERSECTION OF SANTA ANA AVENUE AND MESA DRIVE57 FT WESTERLY OF THE CENTERLINE OF MESA DRIVE AND 21 FT NORTHERLY OF THE CENTERLINE OF SANTA ANAMONUMENT IS SET LEVEL WITH TOP OF CURB. Attachment No. PC 3 - Project Mans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING - PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant ARCHITECT JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani®gmail.com INTERIOR DESIGNER GRACEBLU DESIGNS 151 Ka Imus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal No. Date Issue / Description By Project NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No 0000 CAD File No. Project Architect Jamsheed Sobhani Drawn By M. Tovassol Checked By Jamsheed Sobhani Phase Date 3-6-2019 Scale 3/32" = 1'-0" Drawing Title PROPOSED GRADING PLAN PA2G17-218 SANTA ANA AVE. w I 20'-0' / z _ w I UNIT -1 1 d o I L \ �I I I \ L 2 CAR GARAGE I TRASH BIN SEE PLAN F, MDDERR STAIR (TYP.) Y ) J � I W I Qm 20'-0" w- F / z I / z [ \3 1 � m L J I I— UNIT -2 I I \ L J C 00 20'-0'= F U)1< I1< ; 5 1 w UNIT -3 .:,J �-�- I \ I / / I � I / I \ L ,J II Q 20'-0" W I TRASH BIN \7 x LUJ W ¢ f \ \ �l U- I / UNIT -4 IC \8 L ,J z I Q � 2 J o o 'x5' HCS 5'x5' � UJ I LANDING LANDING 1 7 U Q 2 I z3:w lo woo N I OPEN AREA i 380 S/F I 18 I 0 N-) DEDICATED TURN AROUND/ I � REAR SETBACK I 5'x5' H r, LANDING ---� PROPERTY LINE 1 F,'_d" 17 n" EXISTING DRIVEWAY APPROACH AND CURB CUT TO BE REMOVED AND RECONSTRUCT NEW CURB AND GUTTER I N W CURB CU / ( RIVE WAY A PROACH) \L _ 0 DRIVEWA / Z :2 O iC) 0 W O J cn o� I Ln LINE OF UPWARD SLOPE -�Ic N N T1 PARKING PLAN P-1 J EXISTING DRIVEWAY APPROACH AND CURB CUT TO BE REMOVED AND RECONSTRUCT NEW CURB AND GUTTER CD o � / PROPOSED MAIL BOXES -3" 20'-0" 13'-0" FRONT SETBACK /-- (SE HALL BE MEASURED FROM FACECOFSFINISH) REAR SETBACK 25'-0"L— 00 GUEST PARKING DO 01 I`_ BACK OUT HAMMER HEAD I cn I WI 0 I 20'-0" TYP. I \ % / UNIT -5 \ II 10 Z J I a_ ❑ I O d I 2 CAR GARAGE I I SEE PLAN El I 7- -1 N UNIT -6 12 I L I \ II 13 / >I UNIT -7 I � N 14 \ I / I I I� 15 UNIT -8 N 16 I 7- \ \ -1 H. B. SIS -0"01 OPEN AREA _ _ = 390 S/F I I H.C. SIGN I o CD II VAN ACCESS I COMM N I PROPERTY LINE W 00 W CD W N Q O no J w w J W m 0 W I � N Q O I in N :E 372 SQ/FT Attachment No. PC 3 - Project REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING u PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. EXISTI G SIDE ALK 4' WIDE PEDESTRIAN M. Tovassol Checked By Jamsheed Sobhoni J Date 3-6-2019 & ADA WALK 1/8" = 1'-0" W Y J ml wl LLJ 00 W w 46'-0" O N 65 I Q 0 I 5'-0» 41'-3" 0 N FR NT SETBACK w I 20'-0' / z _ w I UNIT -1 1 d o I L \ �I I I \ L 2 CAR GARAGE I TRASH BIN SEE PLAN F, MDDERR STAIR (TYP.) Y ) J � I W I Qm 20'-0" w- F / z I / z [ \3 1 � m L J I I— UNIT -2 I I \ L J C 00 20'-0'= F U)1< I1< ; 5 1 w UNIT -3 .:,J �-�- I \ I / / I � I / I \ L ,J II Q 20'-0" W I TRASH BIN \7 x LUJ W ¢ f \ \ �l U- I / UNIT -4 IC \8 L ,J z I Q � 2 J o o 'x5' HCS 5'x5' � UJ I LANDING LANDING 1 7 U Q 2 I z3:w lo woo N I OPEN AREA i 380 S/F I 18 I 0 N-) DEDICATED TURN AROUND/ I � REAR SETBACK I 5'x5' H r, LANDING ---� PROPERTY LINE 1 F,'_d" 17 n" EXISTING DRIVEWAY APPROACH AND CURB CUT TO BE REMOVED AND RECONSTRUCT NEW CURB AND GUTTER I N W CURB CU / ( RIVE WAY A PROACH) \L _ 0 DRIVEWA / Z :2 O iC) 0 W O J cn o� I Ln LINE OF UPWARD SLOPE -�Ic N N T1 PARKING PLAN P-1 J EXISTING DRIVEWAY APPROACH AND CURB CUT TO BE REMOVED AND RECONSTRUCT NEW CURB AND GUTTER CD o � / PROPOSED MAIL BOXES -3" 20'-0" 13'-0" FRONT SETBACK /-- (SE HALL BE MEASURED FROM FACECOFSFINISH) REAR SETBACK 25'-0"L— 00 GUEST PARKING DO 01 I`_ BACK OUT HAMMER HEAD I cn I WI 0 I 20'-0" TYP. I \ % / UNIT -5 \ II 10 Z J I a_ ❑ I O d I 2 CAR GARAGE I I SEE PLAN El I 7- -1 N UNIT -6 12 I L I \ II 13 / >I UNIT -7 I � N 14 \ I / I I I� 15 UNIT -8 N 16 I 7- \ \ -1 H. B. SIS -0"01 OPEN AREA _ _ = 390 S/F I I H.C. SIGN I o CD II VAN ACCESS I COMM N I PROPERTY LINE W 00 W CD W N Q O no J w w J W m 0 W I � N Q O I in N :E 372 SQ/FT Attachment No. PC 3 - Project REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING u PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tovassol Checked By Jamsheed Sobhoni Phase Date 3-6-2019 Scale 1/8" = 1'-0" Drawing Title : PROPOSED PARKING PLAN P-1 Drawing No 15-71 47 PA2G17-218 UNITS 1 & 4 (WEST BUILD 41'-3" 13'-8" 16'-8" 10'-11" 5'-8" RM NG) 41'-3" 2 1 4TH FLOOR WEST BUILDING 3RD FLOOR WEST BUILDING A-1 41'-3" IN J w w V) 0 w z Q 0- 9= 0 w M co I N N A-1 33'-0" 4 2ND FLOOR WEST BLDG. ( 3 1 1ST FLOOR WEST BLDG. A-1 A-1) Attachment No. PC 3 - Project Mans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING u PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel.818 388-7193 Email: jsobhani®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect JAMSHEED SOBHANI Drawn By : M. Tovassol Checked By Phase Date 3-6-2019 Scale 1/4" = 1'-0" STAIR 14E. IISR in OPEN TO BELOW DN. 42" HIGH GUARDRAIL (TYP.) J I N N MEDIA RM. 2 (n o w z a w 0 w M M Of ROOF DECK I 5'-8" RM NG) 41'-3" 2 1 4TH FLOOR WEST BUILDING 3RD FLOOR WEST BUILDING A-1 41'-3" IN J w w V) 0 w z Q 0- 9= 0 w M co I N N A-1 33'-0" 4 2ND FLOOR WEST BLDG. ( 3 1 1ST FLOOR WEST BLDG. A-1 A-1) Attachment No. PC 3 - Project Mans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING u PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel.818 388-7193 Email: jsobhani®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect JAMSHEED SOBHANI Drawn By : M. Tovassol Checked By Phase Date 3-6-2019 Scale 1/4" = 1'-0" Drawing Title : PROPOSED WEST BUILDING END UNITS ENLARGED PLANS A�i Drawing No : 15-72 L 42 PA2017-218 i N N UNIT 8 (EAST BUILDING) �,-n„ 1R1—R 11 13'-875 .2 A-1.1 4 A-1.1 4TH FLOOR EAST BLDG 41'-3" 2ND FLOOR EAST BLDG. jai 41'-3" 3RD FLOOR EAST BUILDING 33'-0" 3 A-1.1 1ST FLOOR EAST BLDG. Attachment No. PC 3 - Project PlanE REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani@gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect JAMSHEED SOBHANI Drawn By : M. Tavassol Checked By Phase: Date 3 — 6-2019 Scale 1/4" = 1'-0" Drawing Title : PROPOSED EAST BUILDING END UNITS ENLARGED PLANS A�l 01 Drawing No 15-73 PA2G17-218 UNITS 2 & 3 (WEST BUILDING) 41'-3" 13'-8" 41'-3" OR 4 1 2ND FLOOR WEST BLDG.. A-2 41'-3" 1 N 3RD FLOOR WEST BUILDING A-2 33'-0" 3 A-2 1ST FLOOR WEST BLDG.. Attachment No. PC 3 - Project Mans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING u PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel.818 388-7193 Email: jsobhani®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project PROJECT NAME AND ADDRESS Anastasios Nikolaou (Owner) NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Project No : 0000 CAD File No. Project Architect xxx 111111WALK—IN CLO. LO M. Tovassol Checked By Phase Date 3-6-2019 Scale 1/4" = 1'-0" M. BATH In 2 004 1 N 3RD FLOOR WEST BUILDING A-2 33'-0" 3 A-2 1ST FLOOR WEST BLDG.. Attachment No. PC 3 - Project Mans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING u PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel.818 388-7193 Email: jsobhani®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project PROJECT NAME AND ADDRESS Anastasios Nikolaou (Owner) NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tovassol Checked By Phase Date 3-6-2019 Scale 1/4" = 1'-0" Drawing Title : PROPOSED WEST BUILDING INNER UNITS ENLARGED PLAN A-2 Drawing No : 15-74 PA2G17-218 UNITS 6 & 7 ( EAST BUILDING) 3'-0" 1 1 -0 " RIBBED SHEET METAL (TYP.) I L0 N I RIBBED PAINTED SHEET METAL 0000 CAD File No. ROOF DECK Drawn By : M. Tovassol Y14111M �rT I R DN. N 3-6-2019 6'-2" _ 1/4" = 1'-0" DN. 14 EQ. RISERS ROOF DECK N "' IrMINIP R SE S OPEN TO BELOW PANTRY I I 3'-6" 4'-6» UP LOWER CLG UNDER STAIR LANDING i� RI!F. 19'-8" 2'-7" 3'-3" 010 ER I MEDIA RM.CD un I 42" HIGH GUARDRAIL 3'-8" KITCHEN I I MINI � DW. V I N I FRIDGE enI BELOW 1'-4" LINEN El 0 15'-8"' KEEN 1 (9 1 O I Ir ISLAND LI- I 3'-6» ------------------ J Ice: I I L0 N I RIBBED PAINTED SHEET METAL 2 14TH FLOOR EAST BLDG. r 1 � 3RD FLOOR EAST BUILDING A-2.1 41'-3" 0000 CAD File No. Project Architect xxx Drawn By : M. Tovassol Y14111M �rT I R DN. Date 3-6-2019 6'-2" _ 1/4" = 1'-0" Tr) 5 E IS RS/ IrMINIP R SE S DR I PANTRY I O �N 3'-6" 4'-6» UP LOWER CLG UNDER STAIR LANDING i� RI!F. N 2'-7" 3'-3" 010 ER un 42" HIGH GUARDRAIL 3'-8" KITCHEN I I MINI � DW. I FRIDGE enI BELOW 1'-4" LINEN El 0 KEEN 1 (9 1 DINING RM. Ir ISLAND LI- I 3'-6» J Ice: g I c� LIVING RM. LINE OF 1ST IN � FLR. BELOW O I N � 3 z O � I WALL J I OVEN m 2 14TH FLOOR EAST BLDG. r 1 � 3RD FLOOR EAST BUILDING A-2.1 41'-3" F4 A-2.1 2ND FLOOR EAST BLDG. I in Q co w 0 w Z a 0 w M m A-2.1 33'-0" 3 A-2.1 0 i 1ST FLOOR EAST BLDG. Attachment No. PC 3 - Project Mans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING u PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel.818 388-7193 Email: jsobhani®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tovassol o �rT I R DN. Date 3-6-2019 6'-2" _ 1/4" = 1'-0" Tr) 5 E IS RS/ 115\K0. R SE S DR I PANTRY I O �N 3'-6" 4'-6» UP LOWER CLG UNDER STAIR LANDING i� RI!F. N 2'-7" 3'-3" 010 ER un 42" HIGH GUARDRAIL 3'-8" KITCHEN I I MINI � DW. I FRIDGE enI BELOW 1'-4" El 0 KEEN 1 (9 1 DINING RM. Ir ISLAND LI- I 3'-6» J g c� LIVING RM. LINE OF 1ST IN � FLR. BELOW O I N � 3 z O � I WALL J I OVEN m F4 A-2.1 2ND FLOOR EAST BLDG. I in Q co w 0 w Z a 0 w M m A-2.1 33'-0" 3 A-2.1 0 i 1ST FLOOR EAST BLDG. Attachment No. PC 3 - Project Mans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING u PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel.818 388-7193 Email: jsobhani®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tovassol Checked By Phase Date 3-6-2019 Scale 1/4" = 1'-0" Drawing Title : PROPOSED UNITS 6 & 7 (EAST BUILDING) ENLARGED PLANS A�201 Drawing No : 15-75 L 52 PA�O 17-218 UNIT 5 (EAST BUILD " 2-N 4TH FLOOR EAST BUILDING A-3 (UNIT 5) NG) " 1 3RD FLOOR EAST BUILDING &A-03 (UNIT 5) 4 2ND FLOOR EAST BLDG. r 3 1ST FLOOR EAST BLDG. A-3 (UNIT 5) k***�A -V(UNIT 5) L Attachment No. PC 3 - Project Pans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN u REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhoni@gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tovassol Checked By Phase Date 3-6-2019 Scale 1 /4" = 1'-0" Drawing Title : PROPOSED EAST BUILDING PLANS (UNIT 5) IIIIIIIIIIIIII'v�3 Drawing No 15-76 52 PA�O 17-218 PROPERTY LINE E C �Q V - -- -- -- -- -- -- -- PROPERTY LINE j. J 0 2SA TA ANA AVE 0 F zW N N 7'-0" 2ND FLR. SET BACK 5'-0" SIDE SET BACK 2'-0" I I o a c� _ I 0 I = I I I I RTY LINE l I I I I I I I I I I I WI J o a I = I I I (Q �/ / I W I I I I I I I I I I I I 41'-3" 16'-8" 10'-3" FACE OF FINISH WALL O nn O OVEN LIVING RM.^N I 0 (KITCHEN O DINING RM. F — i I 3'-6„ L ZJIDU — CD I 3'-4" 2'-9" 3'-3" 7'-0" JI WINE kF. LOWER CLG. COOLER I UNDER STAIR LANDING 7 O N n TA IRS TA R 4'-7" 1 E. I R 15 E. RI ER 6'-2" T IR T IR M 6'-2" UP 1 RI E 15 Q. RED S 00 a O �N O I I � 4'-7" LOWER CLG. WINE NEF. UNDER STAIR LANDING COOLER D L 4'-6"3'-8" 2'-7" 3'-3° L� U _SIS V KITCHEN T DINING RM. � L D Z J LIVING RM. O I OUO= WALL OVEN O nn O WALL OVEN MINI LIVING RM. M -Ff -1 KITCHEN I 3. 6„ L — OIIG RM. I J U I— M DW. LOWER CLG. WINE UP UNDER STAIR LANDING COOLER PREF. I O ^N I ro DN. 1 E ISR EQ. �ISI�RS�I 4'-7" I I SI All SI I S AI S I 6'-2" 1 1ST FLOOR WEST BUILDING 8:.4 I = I = I I I I LIVING RM. o U 0 15 EQ IS RS S AI S �I O �N I r UP 4'-7" WINE LOWER CLG. COOLER I Ri F. UNDER STAIR LANDING L I bN 3'-6" Ell T — L L — I i KITCHEN DW DINING RM. � � I J 0 � I O WALL/F PROPERTY LINE � 2 2ND FLOOR WEST BUILDING, A-4 PROPERTY LINE Attachment No. PC 3 - Project Pans Y i U i m a0 W �V) N � Q I W PROPERTY LINE---\ 3 3RD FLOOR WEST BUILDING_ A-4 REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN u REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhoni@gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tovassol Checked By Phase Date 3-6-2019 Scale 3/16" = 1'-0" Drawing Title : PROPOSED WEST BUILDING PLANS, (UNITS 1 THRU. 4) LEVELS 1,2, AND 3 A�4 Drawing No : 15-77 5S PA�O 17-218 -- -- -- - -- -- -- -- -- -- -- -- PRUPERIY TINE SANTA ANA A0�- NN �U J L, Q m �w �V) 32'-4" 8" 5'-0" REQUIRED MIN+ SET BACK i PROPERTY UNE 1ST FLOOR EAST BUILDING Y i Q M rF o �N w 0 �O o� L� I I I I I I I I I I I PROPERTY LINE I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I �aLJ W n V) Q W a- - -- -- -- -- -- -- - -- -- -- -- PROPERTY LINE -J SANTA A AVE. Q! 41'-3" Z W NO 7'-0" 2ND FLR. SET BACK 5-0" I SIDE SET BAC N J v� 3 CM 2 2 2 U x Y Q J m I I I I I I I PROPERTY TINE I ; I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Y U Q m oW W N � Q PROPERTY TINE -- -- -- -- -- -- --110� -- -- -- // 2 2ND FLOOR EAST BUILDING /— PROPERTY UNE X31 3RD FLOOR EAST BUILDING PROPERIY TINE Attachment No. PC 3 - Project Pans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN u REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhoni@gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastaslos Nlkolaou (Owner) Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tovassol Checked By Phase Date 3-6-2019 Scale 3/16" = 1'-0" Drawing Title : PROPOSED WEST AND EAST 4TH FLOOR PLANS, LABELED SETBACK/ DETAILS A�401 Drawing No : 15-78 PA�O 17-218 -- -- -- -- -- -- PROPERTY LINE PROPERTY LINE r021 4TH FLOOR WEST BUILDING_ A-4.2 10 w z J CL 0 U-) of N a 0 -- -- -- -- -- -- -- PROPERTY LINE 41'—i° z I c c "1' A-4.2 4TH FLOOR EAST BUILDING I I I I I I I PROPTRTY IINT II I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Attachment No. PC 3 - Project Pans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN u REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhoni@gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tovassol Checked By Phase Date 3-6-2019 Scale 3/16" = 1'-0" Drawing Title : PROPOSED WEST AND EAST 4TH FLOOR PLANS, LABELED SETBACK/ DETAILS A�402 Drawing No : 15-79 PA�O 17-218 5'-0" —2' I I I I I I I I I I I I I PROPERTY LINT I 1 UJ I I I I I J w I N aC I UJ Z� aZ I 0 I w r ¢r, I 0:::M I I I I I I W � I > I � ; I 0 I I I I I I Q I I LLJ I I- 7 I I I I I I I I I I I I I I I L I I I I I I I I I I I I F - w I w� w o L Gi I o UJ I M� I I I I I I I I I I I L I I I L L PROPERTY LINE —!�� SANTA ANA AVE. 41'-3" 3:12 3:12 ROOF DECK SLOPE SLOPE W W N O W �P� N O Cn Cn c� RIDGE N UJ N w W d- 0 O �� o Cn L 3.12 3:12 S 0 SLOPE NDG 2 3:12 FE SLOPE ��� w W �P� N Ocn N w N w f W W 0 0 Cn Cn I 3.12 3:12 S P SLOPE 3:12 3:12 SLOPE SLOPE W ��� w N O w �P� N O Cn RIDGE 0 N w N w O j O I 3:12 3:12 SLOPE SLOPE L— — — — — — --=— — — — — I I I I I I I I I I PROPERTY LINE ROOF PLAN WEST BUILDING A- 5)) z o � w o w c� O 0 PROPERTY LINE 41'-3" 5'-0" I I I 10'-11"tj 3:12 I I 1 ss:12 1 1 ; ROOF VENT CALCULATIONS UJ ROOF DECK ROOF DECK = ROOF VENT CALCULATIONS UJ I I NW I I z� O w w I � am, I Q"I w w �3o N O J Nl DM I J W J I CD C� RIDGE N w N W I I PROPERTY LINE LL a_ I r(i 0 o U) ��� U) RIBBED PAINTED SHEET METAL LU L ROOF DECK I I 3:12 3:12 SLOPE SLOPE I ROOF DECK 1" EXPANSION JOINT SEAL WITH RESILIANT FILLER 4„ I (TYP.) ROOF DECK I I 3:12 3:12 I SLOPE SLOPE IV g I I N a_ I OJ L`.I OJ I Ld c� N RIDGE 0 N I I I � N Lv NW I I r;; 0 o I JPS ROOF DECK I � I z I Z^I 3:12 3:1� I SLOPE SLOPE 031 1 m I I 3.12 3:12 I F < SLOP SLOPE o w \�� w I O w JQ�' �' OI I I c� Cn RIDGE M C N w N w I a a_ 1 I I o o I JPS' I I ROOF DECK 3.12 3-12 I I S SLOPE 4 I J a I 1 wJ x Enof w UJ I ao I 3.12 3:12 SLOPE SLOPE W P� WNO W O o � M RIDGE Nw NW O O M M (n (wn�w III11I III JQ��ROOF DECK I 3:O12 3:12 I I SLPE SLOPE I � I PROPERTY LINE --- �11 ROOF PLAN EAST BUILDIN. A-5 Y CAD File No. U 10'-11" 8'-0" Drawn By : M O I F N 3:12 3W 3-6-2019 Scale 5'-5" S O S W ROOF DECK W �Cn o w N RIDGE N w N w r:j O Cn Mj O Cn 3:12 3:12 SOL PE SLOPE 42" HIGH RIBBED PAINTED SF 4 METAL (TYP.) I 1" EXPANSION JOINT „ SEAL WITH RESILIANT FILLER (TYP.) ROOF DECK 3:12 3:12 ROOF DECK SLOPE SLOPE W W N O W �P� N O Cn Cn c� RIDGE N UJ N w W d- 0 O �� o Cn L 3.12 3:12 S 0 SLOPE NDG 2 3:12 FE SLOPE ��� w W �P� N Ocn N w N w f W W 0 0 Cn Cn I 3.12 3:12 S P SLOPE 3:12 3:12 SLOPE SLOPE W ��� w N O w �P� N O Cn RIDGE 0 N w N w O j O I 3:12 3:12 SLOPE SLOPE L— — — — — — --=— — — — — I I I I I I I I I I PROPERTY LINE ROOF PLAN WEST BUILDING A- 5)) z o � w o w c� O 0 PROPERTY LINE 41'-3" 5'-0" I I I 10'-11"tj 3:12 I I 1 ss:12 1 1 ; ROOF VENT CALCULATIONS UJ ROOF DECK ROOF DECK = ROOF VENT CALCULATIONS UJ I I NW I I z� O w w I � am, I Q"I w w �3o N O J Nl DM I J W J I CD C� RIDGE N w N W I I PROPERTY LINE LL a_ I r(i 0 o U) ��� U) RIBBED PAINTED SHEET METAL LU L ROOF DECK I I 3:12 3:12 SLOPE SLOPE I ROOF DECK 1" EXPANSION JOINT SEAL WITH RESILIANT FILLER 4„ I (TYP.) ROOF DECK I I 3:12 3:12 I SLOPE SLOPE IV g I I N a_ I OJ L`.I OJ I Ld c� N RIDGE 0 N I I I � N Lv NW I I r;; 0 o I JPS ROOF DECK I � I z I Z^I 3:12 3:1� I SLOPE SLOPE 031 1 m I I 3.12 3:12 I F < SLOP SLOPE o w \�� w I O w JQ�' �' OI I I c� Cn RIDGE M C N w N w I a a_ 1 I I o o I JPS' I I ROOF DECK 3.12 3-12 I I S SLOPE 4 I J a I 1 wJ x Enof w UJ I ao I 3.12 3:12 SLOPE SLOPE W P� WNO W O o � M RIDGE Nw NW O O M M (n (wn�w III11I III JQ��ROOF DECK I 3:O12 3:12 I I SLPE SLOPE I � I PROPERTY LINE --- �11 ROOF PLAN EAST BUILDIN. A-5 Attachment No. PC 3 - Project Pans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN u REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhoni@gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : Y CAD File No. U Project Architect Q Drawn By : M O I F N W N Date 3-6-2019 Scale 3/16" =1'-0" Q W Attachment No. PC 3 - Project Pans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN u REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhoni@gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tovassol Checked By Phase Date 3-6-2019 Scale 3/16" =1'-0" Drawing Title : PROPOSED EAST AND WEST BUILDING ROOF PLANS A�5 Drawing No : 15-80 50 PA20-17-218 C: r WAY PP-I('PT - 3V-0" DI _O " 1 � EAST BUILDING EAST ELEV.- A-8) AAAV LJCI('LJT ZZ° no 2 . A-8 EAST BUILDING WEST ELEV. Attachment No. PC 3 - Project --Plans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani@gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam®TheEdengroup.com Seal : No. Date Issue / Description By Project NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Proiect No : 0000 CAD File No. Project Architect Jamsheed Sobhoni Drawn By : M. Tavassol Checked By Date 3-6-2019 Scale 1 /4" = 1'-0" Drawing Title : PROPOSED EAST BUILDING (2) EAST AND WEST ELEVATIONS A�8 Drawing No : 15-81 ,57 0 I 00F- CD I 00 I o 00 0 I ROOF LEVEL F. 3RD FLR. CLG. 3RD FLR. F. 2ND FLR. CLG. 2ND FLR. F. -------------- was& 0 F I F O �a �U W W L7 Yx VA N I 00 1 ST FLR. CLG. STABLISHED _ _ _ _ _ _ _ ESTABLISHED _ _ _ _ _ _ _ _ _ GRADE 1 ST FLR. F. _ _ _ _ GRADE 2 . A-8 EAST BUILDING WEST ELEV. Attachment No. PC 3 - Project --Plans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani@gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam®TheEdengroup.com Seal : No. Date Issue / Description By Project NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Proiect No : 0000 CAD File No. Project Architect Jamsheed Sobhoni Drawn By : M. Tavassol Checked By Date 3-6-2019 Scale 1 /4" = 1'-0" Drawing Title : PROPOSED EAST BUILDING (2) EAST AND WEST ELEVATIONS A�8 Drawing No : 15-81 ,57 PA20-17-218 MAY Pp -i ,PT v�'—n" C r r c r 1 " WEST BUILDING WEST ELEVATION A-7) \ IAV i imfni IT -z-z' "11 2 . A-7 WEST BUILDING EAST ELEVATION 3TABLISHED BADE J = Y �U UJ W Z 0 ME 4 Attachment No. PC 3 - Project --Plans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani@gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam®TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Proiect No : 0000 CAD File No. Project Architect Jamsheed Sobhoni Drawn By : M. Tavassol Checked By Date 3-6-2019 Scale 1 /4" = 1'-0" Drawing Title : PROPOSED WEST BUILDING EAST, WEST ELEVATIONS A�7 Drawing No : 15-82 15g MMMMMMMMMMM MEN MEN INEEMENEEMEN rm-M-1 III �-- M-- I r �-- = I = 1 Ll I LLF-E--:4 Lil I I I LLumal MEN No MENEENEENEENEEM INEENEEN 2 . A-7 WEST BUILDING EAST ELEVATION 3TABLISHED BADE J = Y �U UJ W Z 0 ME 4 Attachment No. PC 3 - Project --Plans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani@gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam®TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Proiect No : 0000 CAD File No. Project Architect Jamsheed Sobhoni Drawn By : M. Tavassol Checked By Date 3-6-2019 Scale 1 /4" = 1'-0" Drawing Title : PROPOSED WEST BUILDING EAST, WEST ELEVATIONS A�7 Drawing No : 15-82 15g PA20-17-218 0 I N 00 I MAX HEIGHT 33'-0" CD - I -E 00 ROOF LEVEL F. CD 3RD FLR. CLG. �u00 z ZI u u ' ZI �u u J 3RD FLR. F. I 2ND FLR. CLG. 2ND FLR. F. 0 ESTABLISHED GRADE 0 I i� 1ST FLR. FINISH @ 65.8575 0 c� w 2 E� 1-14 A-9 8'-2" 26'-0" BUILDING 1 & 2 NORTH ELEVATION 1ST FLR. FINISH @ 65.8575 AAA\/ LJ mt-LJT 2ZI "11 2" A-9 BUILDING 1 & 2 SOUTH ELEVATION Attachment No. PC 3 - Project --Plans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani@gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam®TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Proiect No : 0000 CAD File No. Project Architect Jamsheed Sobhoni Drawn By : M. Tavassol Checked By Phase Date 3-6-2019 Scale 1 /4" = 1'-0" Drawing Title : PROPOSED BUILDING 1&2 SOUTH/ NORTH ELEVATIONS A�9 Drawing No 15-83 �9 PA2G17-218 1� SECTION THROUGH ENTRANCE FROM SANTA ANA AVENUE A-1.2 Attachment No. PC 3 - Project Mans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN u REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam®TheEdengroup.com Seal : No. Date Issue Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tavassol Checked By: Jamsheed Sobhani Phase Date 3-6-2019 Scale 1/4" = 1'-0" Drawing Title : PROPOSED PARKING SLOPE SECTION A�l 2 ■ Drawing No 15-84 L 00 PA20.17-21 R Ap'i hill rr I >=r _ r L L'- I 1 F_ _ L I U _I I� T T I I_ r7 ' i L AC! 'N LLC L I I. L y I T PER DESIGN STANDARDS APPENDIX H IRRIGATION SYSTEMS SHALL COMPLY WITH THE FOLLOWING (a) Automatic irrigation controllers are required and must use evapotranspiration or soil moisture sensor data (h) Irrigation controllers shall be of a type which does not lose programming data in the event the primary power source is interrupted. (n) Pressure regulators shall be installed on the irrigation system to ensure the dynamic pressure ofthe system is within the manufacturers recommended pressure range. (d) Manual shut-offvalves (such as a gate valve, ball valve, or butterfly valve) shall be installed as close as possible to the point of connection ofthe watersupply. (e) All irrigation emission devices must meet the requirements set in the ANSI standard, ASABEiICC802-2014. "Landscape irrigation Sprinkler and Emitter Standard." All Sprinkler heads installed in the landscape must document a distribution uniformity low quarter of 0.65 or higher using the protocol defined in ASABE/ICC 802-2014. (C) At the time of final inspection, the permit applicant must provide the owner of the property with a certificate of completion, certificate of installation, irrigation schedule and a schedule of landscape and irrigation maintenance, LANDSCAPED AREA W. W v D v w W W W w ° p ti< Y W W •v �I W V Q Q - Y a Y W W W w V p V JQ p W Y L y y w W w W Sn� W W W W W W W 4 Q p CTJ W W W W V W W ° z y W WW w W w W C X pL1 W y y W W Q W W W C W W IW W W W W W W W W W W W V• V• V• + ' w W � W w W w y w C 1.—.�......y....,.. L p ° i ry nl oI v NMOCl C I pl UNIT -5 UNIT -8 _tel X19 w W W W W W W W v QV � ) i1J Q T11 III —� I i 1 'Q1 _ p V IA J- p p " v ° v Q v Q a I > ro 0 \ Y W Y W ISF yIW Q p G S O FRONT YARD SOUTH SIDE = 354 S.F. SYNTHETIC TURF / 50 S.F. PLANT MATERIAL FRONT YARD NORTH SIDE = 392 S.F. SYNTHETIC TURF / 50 S.F. PLANT MATERIAL SIDE YARD SOUTH SIDE = 90 S.F. PLANT MATERIAL SIDE YARD NORTH SIDE = 90 S.F. PLANT MATERIAL BACK YARD SOUTH SIDE = 380 S.F. SYNTHETIC TURF BACK YARD NORTH SIDE = 83 S.F. SYNTHETIC TURF TOTAL LANDSCAPE AREA = 280 S.F. P L A N T L I S T TYPE BOTANICAL NAME COMMON NAME WATER REQUIREMENTS SYMBOL TREE Cupressus sempervirens Italian Cypress Low Olea europaea 'Wilsonii' Wilson Olive Low SHRUB Buxus microphylla var. japonica � Japanese Boxwood SYNTHETIC TURF SYNTHETIC TURF SYNTHETIC TURF Medium NONE 6 p ° v ° p Q ` p EXISTING SIDE WAI_ 7 Q .1 M E LANDSCAPE NC) i ES: ° C V � V V Q � v v Q � Q v Q ° Q D � Q o g a c v v vp FRONT YARD SOUTH SIDE = 354 S.F. SYNTHETIC TURF / 50 S.F. PLANT MATERIAL FRONT YARD NORTH SIDE = 392 S.F. SYNTHETIC TURF / 50 S.F. PLANT MATERIAL SIDE YARD SOUTH SIDE = 90 S.F. PLANT MATERIAL SIDE YARD NORTH SIDE = 90 S.F. PLANT MATERIAL BACK YARD SOUTH SIDE = 380 S.F. SYNTHETIC TURF BACK YARD NORTH SIDE = 83 S.F. SYNTHETIC TURF TOTAL LANDSCAPE AREA = 280 S.F. P L A N T L I S T TYPE BOTANICAL NAME COMMON NAME WATER REQUIREMENTS SYMBOL TREE Cupressus sempervirens Italian Cypress Low Olea europaea 'Wilsonii' Wilson Olive Low SHRUB Buxus microphylla var. japonica � Japanese Boxwood SYNTHETIC TURF SYNTHETIC TURF SYNTHETIC TURF Medium NONE 6 p ° v ° p Q ` p EXISTING SIDE WAI_ 7 Q .1 M E LANDSCAPE NC) i ES: ° J Q Q FX STING SIDE, V 'fJ a p \\ � /U/ l \ U\ v Q\ V �\ Q AN'�' OL���� TREES �!Ti�l7_ED I�111` TT BE A NON—FRUITING VAIII LTY. —WATER �UII`i TYPE SHALL 6t. HOTARLE, � PROVIDED 6Y THE ITY OF N E`\AI�i BEACH. NVA'�1VE 19LANT �)'[.1ECI E� A) DL_TEPVII\1ED QY THE UTNY' OF NEW!"" DRT BEACH, APE IP+C'O[-0B1TED. A MINIMUM THREE IPJCH (3") I-AYER OF MULCH IIL APPLIED ON _ ALL EXPOSED SOIL SIJRrACES.OF PLANTING AREAS EXCEPT IN i URl AREAS, —`VEGETAI Ic DN SHALE BE SUITED CSN THE PROPERTY SO) AS NOT TO CRFF,P NG OR R00 1(' G GiROIINDCOVERS, OR DIRECT SEEDTdG APPLICA-TIONS SI CNIEI1\11 LY OiSTRUC'T THE PRI IARY ViEVV FROM PRI 11ATE WHERE MULCH IS CO TTFRAVIDIC,AT.E0. PROPERTY AT ANY GIVEN TI.IVE 'GIVEN OF —SLOE PLANTING �,�E�,SIJREJ wSUCH A S C��NTO��) \ PL Af�TIN�; Af C) Tr—PrA 2I\11G OR OT HER T EC�IINJI( �JES `;HALL FSE III CORPSR*TED ON SLI3PES TO 7I-1[- FLOW A[\ID RATE OF SURE.A.CE RUILJOFF IN ORDER TO PI!EVENIT SIJP,EACE SOIL ERROS4N. —THE LANDSCArE PLAN SHAL[_ I")-'C'�1-II31T T�JE USS OFr UILDINC VAT RIA'S TRERT'TLD WFT1—] TORI � CO3V,,P00,JIFS `UID1 ^�' COPPER ^RSE,NATE-. —INCOPPORATE I IRNA,l AT A RATE OF AT (LEAST DOUR C1,_.J61C YARDS IpER 1,609 SQUAF�F FEET TO A, DEATH OF SIY INCHES INTO LANeSCAPE AREA (ur LESS CONTRA—IPJDICATED 6Y IA SOIL EST). LANDSCAPE PLANTING DESIGN - SITE PLAN SCALE: 1/8"=V-0" Fol No. Revision/Issue Civil/Structural Consultant Name and Address Designer Name and Address Date PLANNING* LANDSCAPE* ARCH ITECTURE TRINITY DESIGN SERVICES 20812 MISSIONARY RIDGE DIAMOND BAR, CA 91789 (626) 536-9599 Project Name and Address ANASTASIOS C. NIKOLAOU NEW RESIDENTIAL CONDOMINIUM DEVELOPMENT PROJECT 1501 MESA DRIVE 20462 SANTA ANA AVENUE NEWPORT BEACH, CA 92660 Project Sheet 2017 03 Date D 102/16/2018 2/1 6/201 8 Designed g L-1 EDWARD X. SlScale 0 lkllliiiiitt�� 77�) 1/8" = 1'-" 1 OF 1 roject Plans 5-85 - _f V � V v p � Q J Q Q FX STING SIDE, V 'fJ a p \\ � /U/ l \ U\ v Q\ V �\ Q AN'�' OL���� TREES �!Ti�l7_ED I�111` TT BE A NON—FRUITING VAIII LTY. —WATER �UII`i TYPE SHALL 6t. HOTARLE, � PROVIDED 6Y THE ITY OF N E`\AI�i BEACH. NVA'�1VE 19LANT �)'[.1ECI E� A) DL_TEPVII\1ED QY THE UTNY' OF NEW!"" DRT BEACH, APE IP+C'O[-0B1TED. A MINIMUM THREE IPJCH (3") I-AYER OF MULCH IIL APPLIED ON _ ALL EXPOSED SOIL SIJRrACES.OF PLANTING AREAS EXCEPT IN i URl AREAS, —`VEGETAI Ic DN SHALE BE SUITED CSN THE PROPERTY SO) AS NOT TO CRFF,P NG OR R00 1(' G GiROIINDCOVERS, OR DIRECT SEEDTdG APPLICA-TIONS SI CNIEI1\11 LY OiSTRUC'T THE PRI IARY ViEVV FROM PRI 11ATE WHERE MULCH IS CO TTFRAVIDIC,AT.E0. PROPERTY AT ANY GIVEN TI.IVE 'GIVEN OF —SLOE PLANTING �,�E�,SIJREJ wSUCH A S C��NTO��) \ PL Af�TIN�; Af C) Tr—PrA 2I\11G OR OT HER T EC�IINJI( �JES `;HALL FSE III CORPSR*TED ON SLI3PES TO 7I-1[- FLOW A[\ID RATE OF SURE.A.CE RUILJOFF IN ORDER TO PI!EVENIT SIJP,EACE SOIL ERROS4N. —THE LANDSCArE PLAN SHAL[_ I")-'C'�1-II31T T�JE USS OFr UILDINC VAT RIA'S TRERT'TLD WFT1—] TORI � CO3V,,P00,JIFS `UID1 ^�' COPPER ^RSE,NATE-. —INCOPPORATE I IRNA,l AT A RATE OF AT (LEAST DOUR C1,_.J61C YARDS IpER 1,609 SQUAF�F FEET TO A, DEATH OF SIY INCHES INTO LANeSCAPE AREA (ur LESS CONTRA—IPJDICATED 6Y IA SOIL EST). LANDSCAPE PLANTING DESIGN - SITE PLAN SCALE: 1/8"=V-0" Fol No. Revision/Issue Civil/Structural Consultant Name and Address Designer Name and Address Date PLANNING* LANDSCAPE* ARCH ITECTURE TRINITY DESIGN SERVICES 20812 MISSIONARY RIDGE DIAMOND BAR, CA 91789 (626) 536-9599 Project Name and Address ANASTASIOS C. NIKOLAOU NEW RESIDENTIAL CONDOMINIUM DEVELOPMENT PROJECT 1501 MESA DRIVE 20462 SANTA ANA AVENUE NEWPORT BEACH, CA 92660 Project Sheet 2017 03 Date D 102/16/2018 2/1 6/201 8 Designed g L-1 EDWARD X. SlScale 0 lkllliiiiitt�� 77�) 1/8" = 1'-" 1 OF 1 roject Plans 5-85 - _f PA2017-218 CENTERLINE —X—X,—X- FENCE LINE ----- PROPERTY LINE w EXISTING BUILDING W WALL, O FOUND OR SET MONUMENT AS NOTED > GAS VALVE rMi MAIL BOX LL UTILITY POLE > TREE PALM TREE woo WATER METER (k- ADA ACCESS RAMP 0 GUARD POST 0 SANITARY SEWER MANHOLE F-4 SIGN GUY ANCHOR OR POLE w WATER VALVE :ITSBI TRAFFIC SIGNAL PULL BOX TQ1- TRAFFIC SIGNAL POLE YL,� OVERHEAD TRAFFIC SIGNAL POLE FS FINISHED. SURFACE FF FINISHED FLOOR FL FLOWLINE NG DIRT TC TOP OF CURB GRAPHIC SCALE ( IN FEET ) I inch = 10 ft ESTABLISHMENT OF GRADE: A=65'•86 A + B + C + D = X; X / 4 B:'= 65.46 65.86 + 65.46 + 66.30 + 66.29 = 266.91 C = 66.30 263.91 / 4 =:65.9776 D = 66.29 LEGAL DESCRIPTION: A PORTION OF LOT 5 OF TRACT MAP 456 MM 17-9. BENCHMARK: ORANGE COUNTY BENCHMARK NO. CM -51-89, -DESCRIBED BY OCS 200I- FOUND 3314" OCS ALUMINUM BENCHMARK DISK STAMPED "CM -51-89', SET IN THE TOP OF A 4" BY 4" CONCRETE POST. MONUMENT IS LOCATED IN THE SOUTHWEST CORNER OF THE INTERSECTION OF SANTA ANA AVENUE AND MESA DRIVE, 57 FT. WESTERLY OF THE CENTERLINE OF MESA DRIVE AND 21 FT. NORTHERLY OF THE CENTERLINE OF SANTA ANA AVENUE. MONUMENT IS SET LEVEL WITH TOP OF CURB. ELEVATION= 65.967- (NAVD 88) 00 4� 00 < z CJ) ----- 40.000 -------- w z W OD 2 ir QN(e7IR Tt 0KIVIKWAY-., % 'I. V % .0 Cu vY 65.50 -•G 64:89 f x 140 PLANTER RA GE 66 ui N w 65.63 cy w- 64.99 f'u' zaq > .04 < ODAl� to d 65.65 X� 'A : 65,04 1 L Z < 0 Ek z BBQ 'AREA ...... ...... ov/vo z 61 X� x LO V, % ✓ EXISTING BUILDING V) X , . .... .. V) A, 5.48 P x o0>I Co k 5f w A - < FF "K Q4 CL • W < u- w DIRT6' IV STORAGE 4- R S49*21'OSE 123408 PLANTE PLANTER :0 CONORETt SiWWALK, vv � *M CO r- CONCRETE CURB-/ c.,:t�) 00 N N 01, O� C� PI 'i 0-0 AND GUTTER f--! to u -i id L6 to io vi L6 co (D COW C,0(0 c0 c0 w b (.0 CD 0i0 0)0 N Ito I I 0 FS 6� 180.0w /IOb/* FD L&T wv S49*21'08*E 660.00" RCE 27743 MESA DRIVE � 1 ,-"I'D so vio�osviwmo-�-%P F �CO�-("' 14170117 HOOSHMAND JAHANPOUR-BURKE, LS 8230 DATEf Attachment No. PC 3 - Project Plans <0 Low, 6- 00 < z CJ) E --J C� Z CD w z W OD 2 ir > 0 . w LL r.0 LO > J z p F-4 < w M u J 00 0 0 C14 C\J z 00-4 ce) .5 N CV) 0i r) 0 U SHEET: 15-86 1 OF 1 02 w z D ir z 0 w LL > J z < w M u J 0 C\J SHEET: 15-86 1 OF 1 02 Attachment No. PC 4 Project Renderings OS 15-87 04 15-88 r � � I AVp6. lE_Aj Lw • J T i A .111��1�1�1�1 IS1 1S7i7S3L Ia%tISI=lRIL lMIMIR4MIMIL JMI=%MIMIMIL ]KIMIMINIMIL MIURRIMISIL !1•,MIMMM4L ���:min mss■ WW! VA I OWW IL I 0-5,ar I ROMW IL I EL-MWNFA I SE&Y L 1 ��► N 1►� 'ter m .-10-A" LANRU A y L_f r f ■ m — — � �J L/ 0 1 Mh L -_1111 1 d --111111111111\ll\ll\1111 �� II .MLq .WLR .WLf .ELL .W L' .N L?- 11��� L�L7 L� �L MLMLM ■ LW LW lLWLW f LO Lit 61�1 14d A ��■ l . L/ 0 1 Mh L -_1111 1 d --111111111111\ll\ll\1111 �� II .MLq .WLR .WLf .ELL .W L' .N L?- 11��� L�L7 L� MLMLM ■ LW LW lLWLW f LO Lit i — 1 i I 15-89 aim m r r V4 AJ .16 je lop J6§r i AL AL M� — p 6Ld*mi L nmmn�nuwi�onmi W b2m W AL -in M M ft M -IMMMMAL M.M." IM.M.ft My"J.M.M.M 1 W# �Iq&" I w W* A rAWww"s WAA.� .%%7. FAM Ulu L iv-- I 15-90 + r • y� J4, ` ris • F F �� ice. ��r ' 0 14 -1 d��Jr 'ox _ a'T�iYYw_-.5....ilsae.l�Y- �-- �'u IMMMMI� V r -�! w yy 4 1 t - ! --Y--- i. r }-1 /` - }• ':yS.' '�:. - 4..+': ^ t gip, ^[ Yi'`Fti` .�� �_l�.c ��}'":. z it-� :,-. :. r res aYs�y 4 ��- .. �.• ' X , '� �y['-�•4 r~- t.. . .. ice' rLk. � •.4� :�� I p 4w- 15-91 00.0 0 14 -1 d��Jr 'ox _ a'T�iYYw_-.5....ilsae.l�Y- �-- �'u IMMMMI� V r -�! w yy 4 1 t - ! --Y--- i. r }-1 /` - }• ':yS.' '�:. - 4..+': ^ t gip, ^[ Yi'`Fti` .�� �_l�.c ��}'":. z it-� :,-. :. r res aYs�y 4 ��- .. �.• ' X , '� �y['-�•4 r~- t.. . .. ice' rLk. � •.4� :�� I p 4w- 15-91 BUILDING 1 AND 2 NORTH ELEVATION 1 SMOOTH STUCCO 9 VINrLE FENCE NEWPORT TOWNHOMES 20462 SANTA ANA AVE. AND 1501 MESA DRIVE NEWPORT CA. 92660 PROPOSED MATERIAL BOARD WEST BUILDING WEST ELEVATION 4 HARDIE BOARD AND BATTEN 3 HARDIE�BOARD SIDING HARDIE BOARD SIDING $ STANDING SEAM PAINTED SHEET METAL 7 ROOF SHINGLE Z:! r � MARBEL VENEER HARDIE BOARD AND BATTEN 0 g 15-92 Attachment C Planning Commission Resolution No. PC2019-008, adopted March 21, 2019 15-93 RESOLUTION NO. PC2019-008 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING MAJOR SITE DEVELOPMENT REVIEW NO. SD2017-008 AND TENTATIVE TRACT MAP NO. NT2017-003 FOR AN EIGHT -UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT LOCATED AT 1501 MESA DRIVE AND 20462 SANTA ANA AVENUE (PA2017- 218) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. An application was filed by Anastasios Nikolaou with respect to property located at 1501 Mesa Drive and 20462 Santa Ana Drive, and legally described as a Portion of Lot 5 of Tract Map 456 requesting approval of a major site development review and tentative tract map. 2. The applicant proposes to demolish two (2) existing single-family residences and construct eight (8) new residential condominium units (the "Project"). Each unit will consist of four (4) stories (including a roof deck) with an attached two (2) car garage. The Project includes four (4) on-site guest parking spaces including one accessible parking space. A tract map is requested to merge the two (2) existing lots and allow for each of the eight (8) units to be sold individually as condominiums. 3. The subject property is designated Multiple -Unit Residential ("RM") by the General Plan Land Use Element and is located within the Multi -Unit Residential Detached (RMD) Zoning District. 4. The subject property is not located within the coastal zone. 5. A public hearing was held on March 21, 2019, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code ("NBMC"). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. This Project is exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15332 under Class 32 (In -Fill Development) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. 2. In this case, the Project is consistent with the General Plan Land Use Element category of RM as well as the RMD Zoning District. Residential condominiums are an allowed use in the land use category designation as well as in medium density residential ("RMD"). The 15-94 Planning Commission Resolution No. PC2019-008 Page 2 of 17 Project site area is less than five (5) acres and generally surrounded by residential development and a golf course. The lot is substantially developed and is not within environmentally sensitive areas. The Project was reviewed by the Public Works Department and concerns related to traffic were not found. Further, a traffic study was not required under the City s Traffic Phasing Ordinance ("TPO"). No significant effects are anticipated for the lot with regard to noise or air quality as the Project will be replacing existing single-family developments. A preliminary water quality management plan ("WQMP") was reviewed and approved to address potential water quality issues. The Project was also reviewed by the Public Works and Fire Departments and it was determined both lots maintain adequate access to both utilities and public services. SECTION 3. REQUIRED FINDINGS. Major Site Development Review In accordance with NBMC Section 20.52.080(F) (Findings and Decision), the following findings and facts in support of such findings are set forth: Finding: A. The proposed developmentis allovied vuthin the subject zoning district. Fact in Support of Finding: The subject property is located within the Multi -Unit Residential Detached ("RMD Zoning District'), which provides for areas appropriate for multi -unit residential development consisting of detached units. Although the Project does not contain detached dwelling units, the Project is consistent with the General Plan and applicable development standards of the Zoning Code. Prior to the Zoning Code update of 2010, the properties were zoned RMD, and both attached and detached units were permitted. The Zoning Code update of 2010 erroneously omitted the allowance for attached units, which was not the intent of the update. Thus, both attached and detached units are allowed in the RMD Zoning District. Finding: B. In compliance vuth all of the applicable criteria identified in NEMC Subsection [2 0.5 2.0 8 0](C) (2) (c) a. Compliance i4th this Section, the General Plan, the Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure,- b, tructure;b, The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent development and Mether the relationship is based on standards of good design,- C. esign,c. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; 15-95 Planning Commission Resolution No. PC2019-008 Paqe 3 of 17 d. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, drivevrays, and parking and loading spaces,- e. paces,e. The adequacy and efficiency of landscaping and open space areas and the use of vlater efficient plant and irrigation materials, and f. The protection of significant viem from public right(s)-of-vley and compliance vuth ENBMCJ Section 20.30. 100 (Public View Protection). Facts in Support of Finding: 1. The Land Use Element of the General Plan designates the subject property as RM, which is intended primarily for multi -family residential development containing attached or detached dwelling units. The proposed multi -unit residential development is consistent with the General Plan designation. This designation allows forty-three (43) dwelling units per acre. The eight (8) unit Project is less than the maximum allowable density of approximately thirteen (13) units. 2. The RMD Zoning District allows one unit per 1,000 square feet of lot area. The property is 14,180 square feet in area; therefore, up to fourteen (14) units could be permitted onsite per the Zoning Code Table 2-3 (Development Standards). The General Plan further limits density to a maximum of thirteen (13) units on-site. Thus, the eight (8) unit Project proposes approximately 60 percent of the maximum density allowed on-site, while still providing additional housing opportunities and types within the City. The Project would result in a net increase of six (6) units. 3. The Project complies with the development standards of the RMD Zoning District. The proposed four (4) story buildings are approximately thirty-three (33) feet tall, in compliance with the maximum height limitation of the district. The buildings meet all required setbacks. The Project provides common and private open space, where none is required by the Zoning Code. Approximately 2,245 square feet of common open space is provided in the form of open landscaped areas and a barbeque area. Approximately 1,500 square feet (minimum) of private open space is provided in the form of roof decks. Eight (8), two -car garages and four (4) uncovered guest parking spaces (inclusive of one (1) accessible space) are proposed for the development, which meets the minimum Zoning Code required for parking. 4. The Project will incorporate consistent architectural design such that all structures on the property are unified. The two (2) buildings are almost identical, with the same siding, color scheme, balconies, and awnings. The buildings will appear uniform from Santa Ana Avenue. Architectural treatment will harmonize with the surrounding neighborhood, which includes a range of design themes and architectural styles. 5. The Project provides a varied roof profile, with the fourth floor set back from the side setbacks and interior drive aisle. The fourth floor is both limited in size and setback from the property line, with roof decks on either side of the living space to create more visual relief and reduced building mass. The fourth floor (interior living area) is approximately half the size of the second and third floors below, creating additional relief from the neighboring roadways. The first floor level is partially below grade, with the units along 15-96 Planning Commission Resolution No. PC2019-008 Paqe 4 of 17 Mesa Drive afforded additional privacy due to the lower grade of the ground floor office and garage. Architectural treatment and building articulation is concentrated along Mesa Drive, which is the longest frontage of the property and the most visible to pedestrians and motorists. There is substantial visual interest created through varied materials and colors, such as metal clad siding and a mix of vertical and horizontal lines. 6. The bulk and scale of the structures on-site are compatible with the surrounding RMD properties more recently developed for apartment and condominium use. For example, the adjacent property to the east was approved for similar construction. The adjacent Santa Ana Cottages development at 20452 Santa Ana Avenue was approved for the development of seven (7) condominium units (PA2016-069). Although the approved project contains three (3) stories, it will reach the same maximum height of thirty-three (33) feet as the proposed Mesa Drive Townhomes project. Therefore, the Project will not look out -of -scale with existing and approved development. 7. Existing access for 20462 Santa Ana Avenue is provided via two (2) separate driveways along Santa Ana Avenue on either side of the single-family residence. The proposed site layout would consolidate the curb cuts on Santa Ana Avenue by creating one uniform driveway through the center of the site (i.e. perpendicular to Santa Ana Avenue) . The eight (8) garages would be accessible via this central driveway and drive aisle. Additionally, the Project would remove the existing curb cut and access point for 1501 Mesa Drive property along Mesa Drive. Removal of the driveway and carport along this road would reduce hazards related to residents pulling in and out of the driveway on Mesa Drive. The site layout and guest parking area allow vehicles sufficient space to turn around on-site. Pedestrian access to the site is available along Santa Ana Avenue along an existing public sidewalk. 8. The Public Works Department has reviewed and approved the site plan, proposed improvements, parking configuration, and access driveway subject to the conditions of approval. 9. The twenty (20) foot front setback on Santa Ana Avenue and site layout provide for additional landscaping opportunities immediately adjacent to the street. As conditioned, all landscaping will comply with NBMC Chapter 14.17 (Water -Efficient Landscaping). 10. The subject property is not located at or near a public view point or corridor as identified in the General Plan Figure NR3 (Coastal Views); and therefore, is in compliance with NBMC Section 20.30.100 (Public View Protection). Finding: C. Not detrimental to the harmonious and orderly grovith of the City, or endanger, jeopardize, or othervuse constitute a hazard to the public convenience, health, interest, safety, or general vie/fare of persons residing or viorking in the neighborhood of the proposed development. Facts in Support of Finding: 15-97 Planning Commission Resolution No. PC2019-008 Page 5 of 17 1. The proposed eight (8) unit project would result in a net increase of six (6) units on the subject properties, where up to thirteen (13) units could be constructed per the General Plan. The amount of traffic to and from the neighborhood will not significantly change. The Project is conditioned to pay fair share traffic fees for the additional dwelling units on the property. A separate fee will be assessed and paid to both the City of Newport Beach as well as the San Joaquin Hills Transportation Corridor Agency ("TCA"). 2. Currently there are large hedges, fences, and other accessory structures that impede visibility at the corner of Santa Ana Avenue and Mesa Drive. The Project would remove all non -conforming features and new structures would comply with Public Works Standard STD 110-L, which provides visibility for pedestrians and motorists at intersections. Additionally, the new structure would comply with all setback requirements for residential development in this zoning district where the existing structure encroaches into the side setbacks along Mesa Drive. All features within the twenty (20) foot front setback along Sana Ana Avenue would be limited to forty-two (42) inches from existing grade. 3. The proposed development will comply with all Building, Public Works, and Fire Codes. The Project will also comply with all City ordinances and conditions of approval. 4. The Project has been conditioned to ensure that potential conflicts with surrounding land uses are minimized to the extent possible to maintain a healthy environment. Tentative Tract Map In accordance with NBMC Section 19.12.070(A) (Required Findings for Action on Tentative Maps), the following findings and facts in support of a tentative tract map are set forth: Finding: A. That the proposed map and the design or improvements of the subdivision are consistent vuth the General Plan and any applicable specific plan, and vuth the applicable provisions of the Subdivision Map Act and the City Subdivision Code. Facts in Support of Finding: 1. The Land Use Element (LU) of the General Plan designates the site as RM, which is intended to provide for areas appropriate for multiple -unit residential developments containing attached or detached dwelling units. This designation allows forty-three (43) dwelling units per acre, which equates to a maximum allowable density of approximately thirteen (13) units. 2. The Project is consistent with General Plan Policy LU 5.1.9, which requires multi -family dwellings to be designed to convey a high quality architectural character in regard to building elevations, ground floor treatment, roof design, parking, open space, and amenities. The Project provides common and private open space, where none is 15-98 Planning Commission Resolution No. PC2019-008 Page 6 of 17 required by the Zoning Code. Common open space is provided in the form of open landscaped areas and a barbeque area. Private open space is provided in the form of roof decks. Parking is provided as attached garages integrated with the residential structures, while the guest spaces on the site are uncovered. The Project provides a varied roof profile, with the fourth floor set back from the side setbacks and interior drive aisle. The third floor is also limited in size, with roof decks on either side of the living space to create more visual relief. The units along Mesa Drive have additional privacy due to the lower grade of the ground floor office and garage. Architectural treatment and building articulation is concentrated along Mesa Drive, which is the longest frontage of the property and the most visible to pedestrians and motorists. Consistency with the remaining principles of LU 5.1.9 is ensured through compliance with development standards. 3. The Project is consistent with General Plan Policy LU 6.6.2, which promotes the development of a mix of residential types and building scales as the Project includes an attached product type that will contribute to the variety of housing types in Santa Ana Heights and the surrounding areas. 4. The subject property is not located within a specific plan area. 5. The Public Works Department has reviewed the proposed tentative tract map and found it consistent with the Newport Beach Subdivision Code (Title 19) and applicable requirements of the Subdivision Map Act. 6. The applicant will provide an in -lieu park dedication fee pursuant to NBMC Chapter 19.52 (Park Dedications and Fees), as required for park or recreational purposes in conjunction with the approval of a residential subdivision. The existing properties contain two (2) residential units and the Project would increase the number of dwelling units to eight (8). The in -lieu park fee would be required for the six (6) additional dwelling units. Credit for the existing residential units is provided because the impact to park services is related to the increase in residents associated with the new units. 7. Conditions of approval have been included to ensure compliance with Title 19 (Subdivisions). Finding: B. That the site is physically suitable for the type and density of development. Fact in Support of Finding: 1. The 14,180 -square -foot site is regular in shape, has a slope of less than twenty (20) percent, and is not within a zone deemed to be subject to seismically induced liquefaction potential. The site is large enough to accommodate the density proposed in compliance with all applicable Zoning requirements. The site is suitable for the type and density of development proposed in that the infrastructure serving the site and surrounding area has been designed and developed to accommodate the Project. As required by Condition of 15-99 Planning Commission Resolution No. PC2019-008 Paqe 7 of 17 Approval No. 41 (Exhibit "A"), a water and sewer demand study will be prepared to ensure that the water and sewer mains are adequate, and upgrades will be required if the infrastructure is not adequate. Finding: C. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or t4ldlife ortheirhabitat. 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 ms 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 impactreport. Fact in Support of Finding: The Project is not located near fish or wildlife habitat and the design of the subdivision will not cause substantial damage to habitat. See Section 2 (California Environmental Quality Act Determination). Finding: D. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. Facts in Support of Finding: The proposed Tentative Tract Map is for condominium purposes. All construction for the Project will comply with all Building, Public Works, and Fire Codes, which are in place to prevent serious public health problems. Public improvements will be required of the developer per NBMC Section 19.28.010 (General Improvement Requirements) and Section 66411 (Local agencies to regulate and control design of subdivisions) of the Subdivision Map Act. Furthermore, the Project conforms to all applicable City ordinances. 2. No evidence is known to exist that would indicate that the planned subdivision pattern will generate any serious public health problems. Finding: E. That the design of the subdivision or the type of improvements vull not conflict vuth easements, acquired by the public at large, for access through or use of, property vuthin 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, vull be provided and that these easements vNll be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record or to easements established 15-100 Planning Commission Resolution No. PC2019-008 Paqe 8 of 17 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 vuthin a subdivision. Facts in Support of Finding: The design of the development does not conflict with any easements acquired by the public at large for access through or use of the property within the proposed development as there are no public easements that are located on the property. Sufficient site access is provided from the abutting public right-of-way (Santa Ana Avenue) with the proposed tract map. 2. Public improvements, including removal and replacement of damaged concrete curb, gutter, and sidewalk along Santa Ana Avenue and Mesa Drive frontage will be required of the applicant pursuant to the Municipal Code and the Subdivision Map Act. Each residential unit will be required to provide separate water service/meter and sewer lateral and cleanout. Finding: F. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 ("Williamson Act"), the resulting parcels follovung a subdivision of the land viould not be too small to sustain their agricultural use or the subdivision vull result in residential development incidental to the commercial agricultural use of the land. Fact in Support of Finding: The property is not subject to the Williamson Act. The subject property is not designated as an agricultural preserve and is less than one hundred (100) acres. Finding: G. That, in the case of a "land project" as defined in Section 11000.5 of the California Business and Professions Code: (a) there is an adopted specific plan for the area to be included vithin the land project; and (b) the decision-making body finds that the proposed land project is consistent vuth the specific plan for the area. Fact in Support of Finding: California Business and Professions Code Section 11000.5 was repealed by the Legislature in 2006 via Assembly Bill 2711. However, the proposed subdivision is not a "land project," as defined in prior California Business and Professions Code Section 11000.5 because it does not consist of fifty (50) or more parcels. Finding: 15-101 Planning Commission Resolution No. PC2019-008 Page 9 of 17 H. That solar access and passive heating and cooling design requirements have been satisfied in accordance vuth Sections 66473.1 and 66475.3 of the Subdivision Map Act. Facts in Support of Finding: The proposed Tentative Tract Map includes attached dwelling units with open space, private streets, and walkways further separating the units. The proposed subdivision design allows for solar access and future passive or natural heating and cooling opportunities. The proposed building height complies with the maximum limit of thirty- three (33) feet, which is compatible with the existing and allowed heights of other structures in the area. All of the units are aligned southeast -northwest with sufficient setbacks to provide southern exposure. 2. The proposed improvements are subject to Title 24 of the California Building Code that requires new construction to meet minimum heating and cooling efficiency standards based on location and climate. The Newport Beach Building Division enforces Title 24 compliance through the plan check and inspection process. Finding: 1. That the subdivision is consistent Wth Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources. Fact in Support of Finding: 1. The maximum residential density allowed for the site will remain unchanged with project approval. The eight (8) unit Project is consistent with the RM General Plan land use designation, which allows a maximum of thirteen (13) residential units on the property. The increase in six (6) units will improve the City's ability to meet its regional housing goals. Finding: J. That the discharge of mste from the proposed subdivision into the existing sevter system vull not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board. Facts in Support of Finding: 1. Wastewater discharge from the Project into the existing sewer system has been designed to comply with the Regional Water Quality Control Board ("RWQCB") requirements. 15-102 Planning Commission Resolution No. PC2019-008 Paqe 10 of 17 2. A Preliminary WQMP has been prepared and approved for the Project. 3. The conditions of approval include the requirement for a sewer demand study to determine if the existing sewer main on Santa Ana Avenue will be able to handle the sewage flows from the proposed development. Sewer connections are required to be installed per City Standards, the applicable provisions of NBMC Chapter 14.24 (Sewer Connection, Permits), and the latest revision of the Uniform Plumbing Code. Finding: K. For subdivisions lying partly or vtholly vuthin the Coastal Zone, that the subdivision conforms Wth the certified Local Coastal Program and, Mere applicable, vuth public access and recreation policies of Chapter Three of the Coastal Act. Fact in Support of Finding: The subject property is not located within the Coastal Zone. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Major Site Development Review SD2017-008 and Tentative Tract Map No. NT2017-003 subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 2. This action shall become final and effective fourteen (14) days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 21st DAY OF MARCH, 2019. AYES: Ellmore, Kramer, Lowrey, and Zak NOES: Weigand ABSTAIN: None ABSENT: Kleiman and Koetting 15-103 Planning Commission Resolution No. PC2019-008 Paae 11 of 17 Ter) 9 v,e tz C0A►IL- 15-104 Planning Commission Resolution No. PC2019-008 Page 12 of 17 EXHIBIT "A" CONDITIONS OF APPROVAL (Project -specific conditions are in italics) Planning Division Conditions 1. The development shall be in substantial conformance with the approved site plan, floor plans, building elevations, and project renderings stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. The Project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this approval. 4. Prior to the issuance of a building permit, a park fee shall be assessed for the net increase of six (6) additional dvielling units. 5. Prior to the issuance of a building permit, fair share traffic fees shall be assessed for the net increase of six (6) additional dvielling units. 6. Prior to the issuance of a building permit, San Joaquin Hills Transportation Corridor Agency ("TCA) fees shall be assessed for the net increase of six (6) additional duelling units. 7. A copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans prior to issuance of building permits. 8. The applicant is responsible for compliance with the Migratory Bird Treaty Act ("MBTA"). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within three hundred (300) feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. 15-105 Planning Commission Resolution No. PC2019-008 Paae 13 of 17 B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologistto assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 9. Prior to the issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Site Development Review file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Major Site Development Review and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 10. Prior to the issuance of building permits, the applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Division. 11. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 12. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Director may order the dimming of light sources or other remediation upon finding that the site is excessively i Ilumi nated. 13. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 14. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 15. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise -generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise -generating construction activities are not allowed on Sundays or Holidays. 15-106 Planning Commission Resolution No. PC2019-008 Page 14 of 17 16. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self -latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 17. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 18. This approval shall expire and become void unless exercised within twenty-four (24) months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of NBMC Title 20 Planning and Zoning. 19. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boardsand commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Mesa Drive Townhomes including, but not limited to, Major Site Development Review No. SD2017-008 and Tentative Tract Map No. NT2017-003 (PA2017-218). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Fire Department Conditions 20. Dumpsters with an individual capacity of two hundred (200) gallons or more shall not be stored in buildings or placed within five (5) feet of combustible walls, openings, or combustible roof eave lines. Dumpsters are not prohibited in areas protected by an approved automatic sprinkler system installed throughout in accordance with NFPA 13 California Fire Code ("CFC") Section 304.3.4. 21. A fire flow shall be determined for the structure per Fire Department Guidelines B.01 CFC Section 507.3. 15-107 Planning Commission Resolution No. PC2019-008 Page 15 of 17 22. A fire alarm system that activates the occupant notification system shall be installed in Group R-2 occupancies where dwelling units, sleeping units are located three (3) or more stories above the lowest level of exit discharge (per CFC 907.2.9). 23. Means of egress shall be accessible per California Building Code ("CBC") Section 1009. 24. Elevators shall be required to accommodate a gurney and meet requirements of CBC Section 3002. 25. An automatic sprinkler system shall be installed in accordance with Section 903.3 throughout all buildings with a Group R fire area (CFC Section 903.2.8). Building Division Conditions 26. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City - adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required priorto the issuance of a building permit. 27. The applicant shall employ the following best available control measures ("BACMs") to reduce construction -related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two (2) feet of freeboard. • Pave or apply water four (4) times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two (2) hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed twenty-five (25) mph. Emissions • Require ninety (90) day low-NOx tune-ups for off road equipment. • Limitallowable idling to thirty (30) minutes for trucks and heavy equipment Off -Site Impacts • Encourage carpooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off-site. • Sweep access points daily. • Encourage receipt of materials during non -peak traffic hours. • Sandbag construction sites for erosion control. 15-108 Planning Commission Resolution No. PC2019-008 Paae 16 of 17 Fill Placement • The number and type of equipment for dirt pushing will be limited on any day to ensure that South Coast Air Quality Management District (SCAQMD) significance thresholds are not exceeded. • Maintain and utilize a continuous water application system during earth placement and compaction to achieve a ten (10) percent soil moisture content in the top six (6) inch surface layer, subject to review/discretion of the geotechnical engineer. 28. Prior to issuance of grading permits, the applicant shall prepare and submit a WQMP for the Project, subject to the approval of the Building Division and Code and Water Quality Enforcement Division. The WQMP shall provide. appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 29. Prior to the issuance of grading permits, an erosion control plan shall be submitted and approved. Public Works Department Conditions 30. Prior to commencement of demolition and grading of the Project, the applicant shall submit a construction management and delivery plan to be reviewed and approved by the Public Works Department. The plan shall include discussion of Project phasing; parking arrangements for both sites during construction; anticipated haul routes and construction mitigation. Upon approval of the plan, the applicant shall be responsible for implementing and complying with the stipulations set forth in the approved plan. 31. A Tract Map ("Map") shall be recorded. The Map shall be prepared on the California coordinate system (NAD 83). Prior to the recordation of the Map, the surveyor/engineer preparing the Map shall submit to the County Surveyor and the City of Newport Beach a digital -graphical file of said map in a manner described in Section 7-9-330 and 7-9- 337 of the Orange County Subdivision Code and Orange County Subdivision Manual Subarticle 18, respectively. The Map submitted to the City of Newport Beach shall comply with the City's CADD standards. Scanned images will not be accepted. 32. Prior to the recordation of the Tract Map, the surveyor/engineer preparing the map shall tie the boundary of the map into the horizontal control system established by the County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and the Orange County Subdivision Manual, Subarticle 18, respectively. Monuments (one (1) inch iron pipe with tag) shall be set on each lot corner unless otherwise approved by the Subdivision Engineer. Monuments shall be protected in place if installed prior to completion of the construction Project. 33. Prior to the recordation of the Tract Map, a Subdivision Agreement shall be obtained and approved by the City Council. 15-109 Planning Commission Resolution No. PC2019-008 Paae 17 of 17 34. Prior to the Final Tract Map approval, the applicant shall provide a Faithful Performance Bond and a Labor and Materials Bond, each for one hundred (100) percent of the estimated public improvements. An engineer's cost estimate shall be prepared by a Registered Civil Engineer and approved by the Public Works Director. 35. An encroachment permit is required for all work activities within the public right-of-way. 36. All improvements shall comply with the City's sight distance standard STD -11-L. Walls within the limited use area shall be limited to less than thirty-six (36) inches in height and planting within the limited use area shall be limited to twenty-four (24) inches in height maximum. 37. In case of damage done to public improvements surrounding the development site by the private construction, said damage shall be repaired and/or additional reconstruction within the public right-of-way may be required. 38. All on-site drainage shall comply with the latest City water quality requirements. 39. The parking garage layout and drive aisles shall comply with City Standard STD -805 -L- A and STD -805 -L -B. Dead-end drive aisles shall provide dedicated turn around space(s) and a five (5) fool minimum clear paved hammerhead/drive aisle extension. Drive aisle shall be a minimum of twenty-six (26) feet wide. 40. Each unit shall be served by separate water and sewer services, unless otherwise approved by the utility provider. 41. Sewer and water demand studies shall be submitted to the applicable utility providers. Approvals of said studies by the utility provider shall be provided to the City of Newport Beach prior to the recordation of the Final Tract Map. 42. The applicant shall reconstruct the existing curb, gutter, and sidemlk along the entire Santa Ana Avenue and Mesa Drive property frontages. 43. Driveway slopes shall comply with City Standard STD -160 -L -C. 44. The driveviay design along Santa Ana Avenue shall provide a minimum four (4) foot accessible path around the sloped portion of the driveviay. A pedestrian easement dedicated to the City may be required pending the final driveviay design. 15-110 Attachment D Planning Commission Meeting Minutes from March 21, 2019 15-111 IV V. VI NEWPORT BEACH PLANNING COMMISSION MINUTES CITY COUNCIL CHAMBERS —100 CIVIC CENTER DRIVE THURSDAY, MARCH 21, 2019 REGULAR MEETING — 6:30 P.M. CALL TO ORDER — The meeting was called to order at 6:30 p.m. PLEDGE OF ALLEGIANCE — Chair Zak ROLL CALL PRESENT: Chair Peter Zak, Vice Chair Erik Weigand, Secretary Lee Lowrey, Commissioner Curtis Ellmore, Commissioner Kory Kramer ABSENT: Commissioner Lauren Kleiman, Commissioner Peter Koetting Staff Present: Community Development Director Seimone Jurjis, Deputy Community Development Director Jim Campbell, Assistant City Attorney Yolanda Summerhill, City Traffic Engineer Tony Brine, Associate Planner Chelsea Crager, Assistant Planner Liz Westmoreland, Planning Technician Patrick Achis, Administrative Support Technician Amanda Lee PUBLIC COMMENTS None REQUEST FOR CONTINUANCES None [The Planning Commission heard Item Number 2 before Item Number 1.] CONSENT ITEMS ITEM NO. 1 MINUTES OF MARCH 7, 2019 Recommended Action: Approve and file Chair Zak announced that Commissioners Ellmore, Lowrey and he will abstain from voting on the minutes as they were not present for the March 7 meeting. Motion made by Chair Zak and seconded by Vice Chair Weigand to continue the minutes for the March 7, 2019, meeting. AYES: Zak, Weigand, Lowrey, Ellmore, Kramer NOES: None ABSTAIN: None ABSENT: Kleiman, Koetting PUBLIC HEARING ITEMS ITEM NO. 2 Mesa Drive Townhomes (PA2017-218) Site Location: 20462 Santa Ana Avenue and 1501 Mesa Drive Summary: Demolition of two existing single-family residences and the construction of a new eight -unit residential condominium development. The development would consist of two separate buildings, containing four units each. Each unit will consist of four stories (including a roof deck) with an attached two -car garage. Guest parking and common open space is included. A tract map is requested to merge the two existing lots and allow for each of the eight units to be sold individually as condominiums. 1 of 9 15-112 NEWPORT BEACH PLANNING COMMISSION 03/21/2019 Recommended Action: 1. Conduct a public hearing; 2. Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 32 (In -Fill Development) of the CEQA Guidelines because it has no potential to have a significant effect on the environment; and 3. Adopt Resolution No. PC2019-008 approving Major Site Development Review SD2017-008 and Tentative Tract Map No. NT2017-003. Assistant Planner Liz Westmoreland reported the project is located at the corner of Santa Ana Avenue and Mesa Drive and borders the City of Costa Mesa and the County of Orange. The project is located within the Multi -Unit Residential (RM) General Plan land use category, which allows for the construction of up to 13 dwelling units, and within the Multi -Unit Residential Detached (RMD) zoning district, which is a unique zoning district isolated to this area of the City. The City annexed the property in 2008 and adopted the County's zoning for the property. When adopted, the zoning allowed attached units. With the update of the Zoning Code in 2010, an error removed the allowance for attached units; however, most of the development in the area consists of attached units. Assistant Planner Liz Westmoreland further noted the project site currently contains two single-family residences. The adjacent Santa Ana Cottages project will contain seven condominium units and will reach the same maximum height as the proposed project. Existing large hedges and walls that encroach into the front yard setback and impede visibility at the intersection will be removed, and the project will comply with Zoning Code standards including the traffic visibility triangle. The two parcels contain three driveways, two off Santa Ana Avenue and one off Mesa Drive. The project will have one driveway in the center of the site that provides access to Santa Ana Avenue. Each unit will have a two -car garage, which the Municipal Code requires to be maintained free and clear of any obstructions. An area for trash and other types of storage is located outside the garage dimensions. Four guest parking spaces will be located at the rear of the property. The project provides open space and adequate areas for turning around. Two main levels of living space are located above the garage. The fourth floor contains a media or bonus room and two private roof decks for the individual use of the units. The project is subject to development fees including fair share traffic fees, Transit Corridor Agency (TCA) traffic fees, and park fees. Assistant Planner Liz Westmoreland further indicated the project is consistent with all development standards contained within the Zoning Code, including height, setbacks, and floor area. The project provides adequate code - required parking. The Zoning District does not have a requirement for open space; however, the proposed open space complies with RM zoning requirements for open space. The main frontage of the property is along Mesa Drive. The frontage has substantial building articulation and architectural treatment. Public Works has reviewed and approved the design for the driveway and sidewalk improvements. At the fourth floor, the applicant has pulled back the building to provide rooftop decks and visual relief. The project will be developed approximately 3 feet lower than the existing grade of the adjacent sidewalk that facilitates the inclusion of the fourth floor. Three public comments support the project, and two public comments oppose the project generally related to environmental issues, traffic and signal concerns, density and compatibility, and outreach with the City of Costa Mesa. Assistant Planner Liz Westmoreland further stated the project complies with the requirements of the Class 32 California Environmental Quality Act exemption for in -fill development as it is replacing a residential use with another residential use consistent with the General Plan. Staff does not anticipate any environmental impacts related to air quality or noise, as compliance with standard regulations would be sufficient. The City's Traffic Engineer contacted the City of Costa Mesa to evaluate traffic safety concerns about the intersection. Ms. Westmoreland referred to the City Traffic Engineer for further information regarding the intersection. The project is compatible with the general area, in particular the RMD zone and adjacent Santa Ana Heights, as many condominium and apartment developments are located in the corridor. Staff recommends approval of the project. In reply to Vice Chair Weigand's inquiries, Assistant Planner Westmoreland advised that the Fire Department reviewed the plans and did not object to the building overhangs at the driveway. The Fire Department reviewed the driveway to determine if there was adequate space for fire access. Community Development Director Jurjis indicated the clearance for vehicles at the overhangs is approximately 8 feet 2 inches, which is the minimum clearance for projects of this type in the area and the standard for parking structures. Commissioners reported no ex parte communications. 2 of 9 15-113 NEWPORT BEACH PLANNING COMMISSION Chair Zak opened the public hearing. 03/21/2019 Anastasios Nikolaou, applicant/owner, related that most projects in the corridor have driveways in the center of the lot. He attempted to set back the mass of the buildings from Mesa Drive. With the first floor located below grade, passersby will see primarily the second and third floors. Based on comments from neighbors and comments about the Santa Ana Cottages projects, he utilized quality materials such as Hardie board, metal shingles, and smooth stucco. Removing the hedges and walls will increase visibility of traffic for vehicles exiting the site. The neighbors like the project. Jim Mosher believed the four-story buildings are not compatible with the neighborhood. Public comments that the project should blend with the neighborhood are correct. He inquired about the adequacy of drainage for the site and egress from the fourth floor in the event of a fire. With more units on the site, more cars will be entering the street near the intersection. The project is clearly not consistent with the Zoning Code requirement for detached multifamily units. He did not understand why the annexed property is not part of the Santa Ana Heights specific plan. Berkley Egenes expressed concern about traffic and safety at the intersection. He opposed any development at the intersection until something could be done to increase safety at the intersection. Potentially 20 cars will be added to the busiest street in Costa Mesa/Newport Beach. Three different speed zones exist for traffic approaching the intersection. The project design is aesthetically pleasing. Malcolm Wentz expressed concern about the height of the project. He questioned whether four stories would set a precedent for the City. Rooftop decks are not open space. Adding 16 cars to the street at busy times is an accident waiting to happen. The project needs to be smaller. Chair Zak closed the public hearing. In reply to Vice Chair Weigand's and Chair Zak's questions, City Traffic Engineer Tony Brine related that the streets around the intersection are controlled by the City of Costa Mesa. The traffic signal is controlled by the County of Orange. Costa Mesa is working on a sidewalk project at the intersection and has no plans for additional projects. The border between Newport Beach and Costa Mesa is essentially the property line of the project site. The City has not discussed improvements at the intersection with the City of Costa Mesa. He did not know whether the golf course is located within the City of Costa Mesa or the County of Orange. The proposed driveway will be in the approximate location of an existing driveway, but it will be twice as wide as the existing driveway. The project will generate a net of approximately 40 additional daily trips, which is not considered an impact. He did not see anything related to access to the project site that would cause an issue. Commissioner Kramer understood the "D" in RMD does not mean detached. Both attached and detached structures are located within the RMD zone. The project conforms with the Zoning Code. Assistant Planner Westmoreland added that the prior Zoning Code allowed attached and detached units. Development standards do not provide guidance as to the detached nature of structures. The Planning Commission and City Council utilized staffs interpretation of the RMD zone to approve the previous Santa Ana Cottages project that includes attached units. In answer to Chair Zak's queries, Assistant Planner Westmoreland advised that Public Works, the City's geotechnical expert, and the Building Division have reviewed the project to ensure it will comply with drainage requirements. Additional studies and a will -serve letter from various agencies serving the site will be needed for the project. A preliminary Water Quality Management Plan (WQMP) for the site has been reviewed and found the site has adequate drainage via pavers and grass. In response to Vice Chair Weigand's inquiries, Assistant Planner Westmoreland reported both rooftop decks are accessible via the media or bonus room. City Traffic Engineer Brine indicated cars exiting the property can legally turn either left or right onto Santa Ana. Because the driveway is near the intersection, a left turn will require driver judgment. Commissioner Kramer noted Finding A (1) refers to multiunit residential detached. Multiple uses of RMD within the staff report is confusing. The Zoning Code has not been amended to rectify the erroneous omission of attached units. On its face, the Zoning Code does not allow attached units in this area. Deputy Community Development 3 of 9 15-114 NEWPORT BEACH PLANNING COMMISSION 03/21/2019 Director Campbell clarified that the "D" in RMD stands for detached. When the City annexed the property from the County of Orange in 2008, the property had an RMD designation, but it was for both attached and detached units. Many attached units were built in the RMD zone under the County's jurisdiction. When updating the Zoning Code in 2010, staff erroneously included the word detached in the title of the zone. Technically, the project is inconsistent with the description of the RMD zone. As part of the team that updated the Zoning Code in 2010, Deputy Community Development Director Campbell stated the 2010 update was not intended to restrict the RMD zone to detached units. The project may be inconsistent with the existing Zoning Code, but the language of the Zoning Code contains an error. Staff does not feel the issue is a significant impediment to approving the project. In reply to Commissioner Kramer's questions, Deputy Community Development Director Campbell indicated the Code has not been amended because of the priority of other work. As resources permit, staff is updating the Zoning Code for a variety of issues as they arise. Chair Zak understood the error made in updating the Zoning Code, but the project is inconsistent with the Zoning Code as written. Approval of the Santa Ana Cottages project is not sufficient justification for approving this project. In answer to Vice Chair Weigand's query, Assistant Planner Westmoreland indicated the Santa Ana Cottages project consisted of attached units. In reply to Commissioner Lowrey's inquiry, Community Development Director Jurjis advised that an amendment to the Zoning Code likely would not be placed on the Council's agenda within three months. In response to Chair Zak's question, Assistant City Attorney Yolanda Summerhill reported the Planning Commission can direct staff to modify the Zoning Code. The timing of the amendment with the issuance of a building permit is unknown, but staff can ensure the modification to the code is properly implemented. Chair Zak reopened the public hearing. In answer to Chair Zak's inquiries, Mr. Nikolaou advised that he accepts the proposed conditions of approval and could accept an additional condition of approval requiring amendment of the Zoning Code prior to issuance of a building permit. Community Development Director Jurjis explained that the Planning Commission should direct staff to process an amendment to the Zoning Code rather than add a condition of approval. Assistant City Attorney Summerhill clarified that conditions of approval are requirements for the applicant. In this case, staff would be responsible for having the Code amended. The direction to staff should state the ordinance amending the Zoning Code is to be implemented prior to the issuance of a building permit for the project. In reply to Commissioner Kramer's queries, Deputy Community Development Director Campbell related that staff will present several Zoning Code errors to the City Council in April in order to initiate Zoning Code amendments. The RMD zone revision may be included with other revisions. Chair Zak closed the public hearing. In response to Vice Chair Weigand's questions, City Traffic Engineer Brine reported he did not inquire about the City of Costa Mesa's approval of the project. Costa Mesa's Traffic Engineer indicated a total of four accidents has occurred at the intersection over the prior three years. Four accidents at one intersection over a three-year period is not unusual. The accident history and the sidewalk project were the topics of his conversation with Costa Mesa's Traffic Engineer. He did not know whether approval of the project fell within the City of Costa Mesa's purview. He is willing to work with the City of Costa Mesa to evaluate improvements at the intersection. Vice Chair Weigand was not comfortable approving the project until the City of Costa Mesa approved the project because, while the property was within the City of Newport Beach, the residents were traveling on City of Costa Mesa streets. He hesitated to approve the project when cars exiting the property, which is on the corner, can legally make a left turn across traffic. City Traffic Engineer Brine clarified that visibility at the intersection will be improved with the setback of the building and the removal of the shrubs and walls. In answer to Commissioners' queries, Assistant Planner Westmoreland explained that building height is measured from the grade that exists prior to construction. The grade for the purpose of height measurement is determined 4 of 9 15-115 NEWPORT BEACH PLANNING COMMISSION 03/21/2019 by an average of the elevation of the four corners of the proposed structure. The maximum height is 33 feet if the roof slope is at least 3:12 pitch, which the project proposes. Because of the lowering of the grade by approximately 3 feet, the structures can accommodate four stories and comply with the maximum height requirement. The maximum height for the site is 33 feet per the Zoning Code. Chair Zak added that the structures' pads will be 3 feet below grade. If the structures were constructed at grade, the building heights would be 36 feet, which is 3 feet over the height limit. Assistant Planner Westmoreland clarified that building height is measured from the average of the existing grade. If the buildings are constructed 3 feet below grade, the site can accommodate 36 -foot tall buildings. The height regulation for flat elements such as railings, parapets, and flat roofs is lower than a building height limit. The traditional roof slope for most homes is a 3 and 12 pitch, and the maximum height in the zone is 33 feet. The grade existing prior to construction is used to measure a building's height. Deputy Community Development Director Campbell added that Assistant Planner Westmoreland described the standard practice for lots throughout Newport Beach. Excavating a site to provide higher ceilings or another story is not uncommon. Assistant Planner Westmoreland advised that the staff report contains the primary development standards for the RMD zone. Development standards regulate the overall height of buildings rather than the number of stories. The applicant is proposing four stories within a building height of 36 feet, but it is 33 feet high as measured from the existing grade. The plans show approximately 8 -foot ceilings within several floors of the units. The City does not have standards for ceiling heights beyond building code requirements. Deputy Community Development Director Campbell stated a three-story at -grade building with higher ceiling heights would have the identical building mass and virtually the same appearance as the proposed structures. Commissioner Kramer appreciated the applicant's strategy to maximize the unit count on the parcel by combining the two parcels. He was concerned about the building height and the number of stories, but he could make the findings for the project. Motion made by Commissioner Kramer and seconded by Commissioner Ellmore to find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 32 (In -Fill Development) of the CEQA Guidelines; to adopt Resolution No. PC2019-008 approving Major Site Development Review SD2017-008 and Tentative Tract Map No. NT2017-003; and to direct staff to prepare an amendment to the Zoning Code rectifying the error in the RMD zone. Substitute Motion made by Vice Chair Weigand to deny the project based on Finding C.2 regarding hazards to persons residing or working in the neighborhood. Substitute Motion failed for lack of a second. Chair Zak had similar concerns to Commissioner Kramer, but liked many elements of the project, including the aesthetics. The ceiling heights will likely be a challenge to marketing the units. He did not like the four-story product, but the project complies with development standards and he can make all the findings. AYES: Zak, Lowrey, Ellmore, Kramer NOES: Weigand ABSTAIN: None ABSENT: Kleiman, Koetting ITEM NO. 3 E Art Gallery Appeal (PA2018-177) Site Location: 2721 East Coast Highway Summary: Based on new information provided to them, the City Council requested the Planning Commission reconsider Minor Use Permit Application No. UP2018-014. The application is for the approval to operate a tattoo studio (Personal Services, Restricted land use) in an art gallery within an existing 513 square foot commercial space. Proposed hours of operation are 10:00 a.m. to 8:00 p.m., daily. Recommended Action: 1. Conduct a public hearing; 5 of 9 15-116 Attachment E Mayor Dixon's Call for Review Application 15-117 EWPp Call for Review RT For Office Use Only � � ' O ,' D City Clerks Office Date Fil 100 Civic Center Drive 3-3—(qQ V jf Z Newport Beach, CA 92660 949-644-3005 </FO RN cityclerk fnewportbeachca.gov Receive�� w rn www.newportbeachca.gov >�. W Application to ❑ Community Development Director Call for Review ❑ Hearing Officer �- the Decision of the: N Planning Commission ❑ Zoning Administrator ❑ Other: City Coun r Planning Commission Member: " (: J —D,� Name: r� Application Called for Review: Name of Applicant: N I kukaov Date of Decision: 201a Project No. (PA): 9A2011- 216 Activity No.: 5D2011-006 ;hA WT20I1-603 Site Address: 1501 and ZOH(oZ 5ansa Ana A-4er\uc Project Description: (attach separate sheet if necessary) rev,\eW and Vack MQ !o 6efm0',)l"6 - 'amil�� res; \races 0.� cons�c�c;� ei9'�,f ne w pv��A'v�MS w��'\ a ��act^ec� Signature of ity Council ci anning Commission Member: Signature Date: / NBMC Section 20.64.030.B.2. - A call for review is exempt from the payment of a filing fee under NBMC Section 3.36.030 or any successor provision. lAUsers\Clk\Shared\Forms\Call for Review Application 2018.docx Updated 1/23/18 15-118 Attachment F PC March 21, 2019 Written Public Comments 15-119 Planning Commission - March 21, 2019 Item No. 2a Additional Materials Received Mesa Drive Townhomes (PA2W7-218) From: Westmoreland. Liz To: Lippman, Tiffany Subject: FW: Upcoming Planning Commission Hearing (SD2017-008 and NT2017-003) Date: Wednesday, March 13, 2019 5:22:52 PM Attachments: imaae001.onq image003.pnp From: Rob Dodman<rdodman @ratkovichproperties.com> Sent: Wednesday, March 13, 2019 5:21 PM To: Westmoreland, Liz<LWestmoreland@newportbeachca.gov> Subject: Re: Upcoming Planning Commission Hearing (SD2017-008 and NT2017-003) Thank you for the information. I do appreciate your correspondence. The problem here is that the decision the City of Newport Beach is making for this project is actually impacting primarily the residents of the City of Costa Mesa. Has there been any outreach among staff or the commissioners with the City of Costa Mesa? On all sides of the intersection for you there is a 25' height limit. It is not right for the City of Newport Beach to be able to unilaterally destroy this gateway to Eastside for us. This neighborhood is primarily a single-family neighborhood and Santa Ana/Mesa is the entry or gateway to Eastside Costa Mesa. Putting up a tall medium/high density condo project that is COMPLETELY incompatible with the aesthetic of the area is so sad and tragically once agreed upon not able to be reversed. If this were two-story town homes then fine but this as suggested should not be approved. I look forward to reviewing the plans but doubt i will see things differently as I've lived at the intersection since 2007 and know just how wrong this is for our neighborhood. We should be looking to reduce congestion and calm traffic not the opposite. Destroying sight lines for all the neighbors that have existed for decades isn't fair. Please share this correspondence with the decision makers. Rob Dodman Principal RATKOV'I H R 0 P E R T"= 5 The ART of urban living 2465 Campus Drive Third Floor Irvine, CA 92612 714.425.3203 rdodmar Rratkovichproperties.com www.ratkovichproperties.com 15-120 Planning Commission - March 21, 2019 Item No. 2a Additional Materials Received Mesa Drive Townhomes (PA2017-218) From: "Westmoreland, Liz"<LWestmorelandCo)rnewportbeachca.gov> Date: Wednesday, March 13, 2019 at 4:03 PM To: Rob Dodman<rdodmanPFatl<ovichproperties.com> Subject: RE: Upcoming Planning Commission Hearing (SD2017-008 and NT2017-003) Good Afternoon Rob, Thank you for your comments regarding the proposed project. Your comments will be included as part of the public record and forwarded to the Planning Commissioners for review. Please feel free to give me a call back to discuss your questions. I have also included some preliminary information below. The Staff Report for the project, which includes the proposed plans, will be available on Friday evening of this week. Please utilize the following link: • • •w-com mission The Staff Report and Draft Resolution address visibility at the intersection. The proposed buildings will be setback 20 -feet from Santa Ana Avenue, and no features within the front setback will exceed 42", thereby increasing visibility from existing conditions (the existing hedges and walls will be removed). The Public Works Department has reviewed the project and found it acceptable as conditioned. The project complies with all development standards, such as height, setbacks, floor area, density, parking, etc., and no deviations are requested. The project would include 8 -units, where the City of Newport Beach General Plan allows up to 13 -units. The Santa Ana Avenue right-of-way is not within the City of Newport Beach's jurisdiction, but i have reached out to the City Traffic Engineer to see if he may have any additional information for you regarding the roadway or intersection. I will be sure to follow up if I receive any additional information pertaining to this topic. Best Regards, LIZ WESTMORELAND Community Development Department Assistant Planner 1westmore1and5.ne=ortbeachca.gov 949-644-3234 CITY OF NEWPORT BEACH 100 Civic Center Drive, First Floor Bay B, Newport Beach, California 92660 1 newportbeachca.gov From: Rob Dodman<rdcdmai ratkovichproperties.cori 15-121 Planning Commission - March 21, 2019 Item No. 2a Additional Materials Received Mesa Drive Town homes (PA20�7-218) Sent: Tuesday, March 12, 2019 7:49 PM To: Westmoreland, Liz<LWestmorelandPnewportbeachca.gov> Subject: Upcoming Planning Commission Hearing (SD2017-008 and NT2017-003) Hi Liz, i was made aware this evening of a project development contemplated at the corner of Santa Ana Avenue and Mesa Drive. I live "kitty corner" to the property (and one house down on Mesa Drive). I am very concerned about the project description as provided as well as the zoning which would allow 8 residences on two parcels with a described four-story building. As you may or may not be aware Eastside Costa Mesa is a two-story residential neighborhood and we have concerns over continued increased density and more specifically the height and massing of a project such as this. I am unfortunately going to be out of the country for the hearing. I would appreciate you sending me the plans so I can review them and then more specifically mention my concerns as an impacted neighbor to this development. One additional element to consider is the major issue that this intersection has for vehicle and pedestrian safety. Only recently (two weeks ago) a car crashed through the wall at this very property and ended up in the front yard (it also happened last year). A speeding driver recently ran the red light there as well and the memorial is still present on the fence where a young man was killed. There are no sidewalks that connect all four corners of the intersection and we are very concerned that basic public safety is being ignored (speed limits are much too high and the intersection should be a stop sign not a stop light). Were these issues properly addressed? Is staff supporting this development? Are there conditional approvals required? I look forward to receiving the information and also hope that my concerns are vocalized and made clear to the Planning Commissioners. No public outreach was done for this design and is the wrong solution for these parcels. Thanks. Rob Dodman Principal MMM!ii■i% RATKOVI H _' R O P E R T i E S The ART of urban living 2465 Campus Drive Third Floor Irvine, CA 92612 714.425.3203 rdodman@ratkovichprooerties.com www.ratkovichproperties.com 15-122 Planning Commission - March 21, 2019 Item No. 2a Additional Materials Received Mesa Drive Townhomes (PA2017-218) 15-123 Planning Commission - March 21, 2019 Item No. 2b Additional Materials Received Mesa Drive Town homes (PA20�7-218) From: Westmoreland. Liz To: Lippman, Tiffany Subject: FW: 3/21- Planning Commission Staff Report and Agenda — PA2017-218 Date: Wednesday, March 20, 2019 9:52:27 AM Attachments: Mesa Drive Townhomes.odf image005.Pnp Hi Tiffany, Please include this letter (attached) in the additional materials. Thank you, LIZ WESTMORELAND Community Development Department Assistant Planner twestmorelandfa newoortbeachca.aov 949-644-3234 CITY OF NEWPORT BEACH 100 Civic Center Drive, First Floor Bay B, Newport Beach, California 92660 1 newportbeachca.gov From: anastasios Nikolaou <taso@lockarate.com> Sent: Tuesday, March 19, 2019 7:29 PM To: Westmoreland, Liz <I_Westmoreland@newportbeachca.gov> Subject: FW: 3/21- Planning Commission Staff Report and Agenda — PA2017-218 Hello — I have attached a letter of approval from my neighbor, please include this in your report. Anastasios C. Nikolaou President 3183-E Airway Ave Costa Mesa, CA 92626 Office: (949) 429 - 0276 Cellular: (562) 446 - 6265 Fax : (949) 336 - 3839 LUCK Home Loan ATTENTION: This electronic transmission, and any documents attached hereto, may contain confidential, legally privileged, proprietary data, and/or non-public personal information as defined in the Gramm -Leach -Bliley Act (collectively, "Confidential Information"). If you 15-124 Planning Commission - March 21, 2019 Item No. 2b Additional Materials Received Mesa Drive Town homes (PA20�7-218) have received this electronic message in error, please notify the sender and delete the electronic message. Any disclosure, copying, distribution, or use of the contents of information received in error is strictly prohibited. By accepting and reviewing any confidential Information contained in this electronic transmission, you agree to maintain and protect the confidential nature of the Confidential Information in accordance with the applicable law and to ensure nondisclosure except for the limited purpose for which it is being provided, and agree to indemnify us against any losses or expenses resulting from any unauthorized use or disclosure of Confidential Information 15-125 Planning Commission - March 21, 2019 Item No. 2b Additional Materials Received Mesa Drive Townhomes (PA2017-218) March 14, 2019 To the Newport Beach Planning Commission, Re: The Newport Beach Townhomes E My name is Adrienne Brandes and I am a developer and Realtor in Newport Beach. I am developing the property next door to the Mesa Drive Townhomes, at 20452 Santa Ana Ave, entitled, Dublin4. My project consists of seven attached townhomes that are each two bedroom and two bath and are currently under construction. The classic design is very v similar to the designs being presented to you for the Mesa Drive Townhomes. I feel this project will be an exceptional asset to the Newport Beach community. We need O CO this type of inventory in Newport Beach. It's clean, fresh, and from what I understand, affordable. It adds tremendous value to the neighborhood and is consistent with the high ft LU density zoning. Q 0 N I am 100% in favor of this project. Q Sincerely, Q Z 0 Adrienne Brandes U 0 a 3 v Z O 0 15-126 Planning Commission - March 21, 2019 Item No. 2c Additional Materials Received Mesa Drive Townhomes (PA20�7-21$) From: Westmoreland. Liz To: Lineman, Tiffany Subject: FW: Mesa Road Townhomes - MA]OR SAFETY CONCERN Date: Wednesday, March 20, 2019 10:02:10 AM From: Berkley Egenes <berkleyegenes@gmail.com> Sent: Tuesday, March 19, 2019 9:33 PM To: Westmoreland, Liz<LWestmoreland@newportheachca.gov> Cc: Zak, Peter <pzak@newportbeachca.gov>; Weigand, Erik <eweigand@newportbeachca.gov>; Lowrey, Lee <Ilowrey@newportbeachca.gov>; Ellmore, Curtis <CEllmore @newportbeachca.gov>; Kleiman, Lauren <lkleiman@newportbeachca.gov>; Koettirg, Peter <pkoetting@newportbeachca.gov>; Kramer, Kory <kkramer@newportbeachca.gov> Subject: Mesa Road Townhomes - MAJOR SAFETY CONCERN Hello Liz and the Planning Commission, We live on the corner of Santa Ana and Mesa Drive and are EXTREMELY concerned about the proposed project that will be diagonal from us. Until the traffic situation, speed situation with three different speed zones entering and leaving the intersection and we have a community meeting with the surrounding neighbors impacted by the project - It not only cannot happen but is unsafe to everyone in Costa Mesa and Newport Beach. I was amongst the group that voiced our concerns against the other 3 -story townhome project last year because of the safety and traffic concerns with the intersection and told the Mayor and the committee that someone would be killed one day because of the speed and traffic concerns, and that happened in December 2018. A young student going home was killed going Westbound from Newport Beach on Mesa Drive by a speeding driver going Northbound on Santa Ana (both streets on the Newport Beach side of the intersection). Could this situation have been avoided ... Yes. Will it happen again if the traffic situation and traffic flow is not resolved ... I am scared to say yes. Not only do we ask for a community meting, but demand the traffic study that is required for all new construction for retail or residential that adds to the number of occupants, parking spots and traffic flow to any major street. Santa Ana is an entry point to Bristol Ave and a cut through for the 55173. Our major issue is the safety of those that live in our neighborhood and for that of our 6 year old daughter that plays in our front yard. In the past 6 months, cars have crashed through the wall of the house diagonal from us and through the fence directly across the street from us - both on the Newport Beach side of the intersection. I am afraid that our yard/house is next and by adding up to 7-12 new houses into an intersection that once just had two of homes in this space is not only unsafe but irresponsible. I will be happy to meet with you in person and look forward to seeing you all on Thursday the 21 st at 6:30pm. I will be happy to discuss on a call tomorrow or Thursday as we are available any time to help improve the intersection while keep it is safe for all of our residents and guests. Thank you, Berkley & Tiffany Egenes 949-877-4854 15-127 Planning Commission - March 21, 2019 Item No. 2d Additional Materials Received Mesa Drive Townhomes (PA2017-218) From: Westmoreland. Liz To: Liooman, Tiffany Subject: FW: Letter of recommendation/Approval FW: 3/21- Planning Commission Staff Report and Agenda — PA2017-218 Date: Wednesday, March 20, 2019 10:21:30 AM Attachments: Newport Beach Townhomes.docx image001.png Please include the attached letter as an additional material. Thank you, LIZ WESTMORELAND Community Development Department Assistant Planner lwestmoreland(o)newoortbeachca.aov 949-644-3234 CITY OF NEWPORT BEACH 100 Civic Center Drive, First Floor Bay 3, Newport Beach, California 92660 1 newpertbeachca.gcv 15-128 Planning Commission - March 21, 2019 Item No. 2d Additional Materials Received Mesa Drive Townhomes (PA2017-218) To the Newport Beach Planning Commission, Re: The Newport Beach Townhomes My name is Eric Watson and I have owned a condo in Newport for almost 6 years now. When I heard about the planned new development my wife and I were very excited for multiple reasons. First, it will provide much greater visibility on the corner of Mesa/Santa Ana Avenue. Second, it will be a huge upgrade to the neighbor and hopefully add value to the surrounding community. Third, as a former realtor I know there is great demand in this area for this style home and I have no doubt the townhomes will be a dream come true for professionals working in the area looking to live in a high-end townhome. I live in Promenade Court which is only a few hundred feet from the planned development and really hope the plans are approved. I know many of my neighbors share the same view. Kindest Regards, Eric Watson 15-129 Planning Commission - March 21, 2019 Item No. 2e Additional Materials Received Mesa Drive Townhomes (PA2W7-218) From: Westmoreland. Liz To: Lineman, Tiffany Subject: FW: Upcoming Planning Commission Hearing (SD2017-008 and NT2017-003) Date: Wednesday, March 20, 2019 12:08:57 PM Attachments: imaae001.ona Please include this public comment in the additional materials. From: Rob Dodman<rdodman @ratkovichproperties.com> Sent: Wednesday, March 20, 2019 11:41 AM To: Westmoreland, Liz <LWestmoreland@newportbeachca.gov> Subject: Re: Upcoming Planning Commission Hearing (SD2017-008 and NT2017-003) Okay... please see below. I am writing this from the plane as I am traveling back today from Europe. was in Paris the last couple days and it is amazing what happens when the Architecture is right and also when it is wrong. From a high level my comments are concerned with first a lack of coordination/collaboration between neighboring Cities and the County at an intersection leaving many voiceless. I live only one house down the street (kitty corner) but was not "noticed" for this hearing. I only learned of it from a neighbor. So that is something I would encourage Staff to consider going forward and perhaps this Application can be a test case for how to coordinate better when there are multiple jurisdictions that are being impacted. I think that you will find that it may be more appropriate to defer any design/density decisions to the constituency which is most impacted which in this case is Costa Mesa. You may or may not be aware of the multitude of vehicle and parking issues at this intersection and the efforts currently underway to secure easement rights to install a sidewalk along Mesa. Mesa Drive and Santa Ana have unfortunately seen a tremendous amount of traffic accidents involving cars/bikes/pedestrians and the intersection is dangerous. Adding more density and increasing vehicle counts and more pressure on street parking is very concerning. A parking analysis would clearly show that more than four spaces should be placed on- site. These condos are very large with three and four bedrooms. Most families will not even be able to park themselves let alone their guests. Did staff consider getting involved in the CC&Rs and require home owners to park their garages and not use them for storage? That is a common tool used by planning. Continuing on the use concern is really the design and the overall massing. The west facing elevation (facing Santa Ana) is a monolithic wall with overhanging buildings opposing each other and creating a tunnel effect for vehicle ingress/egress. I cannot fathom this design being considered remotely compatible with the neighborhood. I reiterate that the neighborhood is primarily a SFR neighborhood and equally important is a two-story neighborhood. There is zero precedent for this height except for the project approved last year which we also opposed and was approved without any consideration from those of is who are most impacted. The massing and design are all wrong and we plan or appealing this through the process it its totality should for some reason the PC approve. Please see below for my more specific comments on the staff report. - P2. — Why was this project given a Categorical Exemption or Negative Declaration? Why wasn't the CEQA process handled through a MND? Studies should be done that affect air quality/noise/vehicles/parking/emissions and so on? - P3. --The zoning and aerial map is incredibly misleading and doesn't provide all the contiguous zoning which is R2. The pictures are unusually zoomed in not properly showing 15-130 Planning Commission - March 21, 2019 Item No. 2e Additional Materials Received Mesa Drive Town homes (PA20�7-218) the neighborhood texture. There are no street level photos which again is very unusual and misleading. P4. —The project summary completely omits that this intersection is considered the gateway to Eastside Costa Mesa. It is not referred to by anybody living there as Santa Ana Heights. P4. -- If the last approval wasn't had enough this one is downright scary as it is setting a precedent for four stories or three stories over a garage. You don't even see this hardly down on the Penninsula. Again, this is a SFR neighborhood. This is totally incompatible. To reach the design objective it also appears that the grade line was established 3' the finished floor of the garage. This doesn't seem right because the structures are actually 36' in height. - P5. —The mitigations are standard to NB but not specific in any way to the needed improvements at this intersection. P6. — I do not how staff came to the conclusion that this project is compatible with the neighboring uses. There is no precedent anywhere. P 6/7. —There is some concerning language here regarding zoning and intent and mistakes that were made and the entire attached/detached requirement. This should be more fully discussed. P7. — Sec 2.3 requires the project to be compatible in terms of bulk/massing which staff has erroneously concluded it does. I would welcome walking the neighborhood with the Staff and Commissioners so they can see how this project has no precedent and is not compatible In any way. - P8. —The map act requires a project to be consistent with the general plan which it is not as the plan update requires the units to be detached. P10. — I completely disagree with not requiring a traffic study. I am not sure what Public Works is reviewing it for versus Traffic and Engineering but this area most certainly needs a traffic/parking study prior to any increase in density. Vehicle ingress/egress onto Santa Ana at current speed limits is a very dangerous movement. I also do not agree that there are no environmental impacts as the current developed site has a very low ratio of developed space and this project completely paves over the site. Also, adding density has other impacts such as air and noise which were not analyzed. What about the impact for instance of occupied residences at four stories and how that impacts the privacy of the neighbors? Rob Dodman Principal •'1M= RATK VI H ' R, O P E R, T I E S The ART of urban living 2465 Campus Drive Third Floor Irvine, CA 92612 15-131 714A25.3203 uiuiui. rat.ovi1! •a- rti es. co11 Planning Commission - March 21, 2019 Item No. 2e Additional Materials Received Mesa Drive Townhomes (PA2017-218) 15-132 Planning Commission - March 21, 2019 Item No. 2f Additional Materials Received After the Deadline Mesa Drive Townhomes (PA2017-218) From: Westmoreland. Liz To: Garciamav, Rubv; Achis, Patrick; Lee, Amanda Cc: Liooman, Tiffany Subject: FW: FW: Letter of recommendation/Approval FW: 3/21- Planning Commission Staff Report and Agenda — PA2017-218 Date: Thursday, March 21, 2019 10:33:27 AM Attachments: imaae003.nna Please include as part of the additional materials submitted after the deadline. LIZ WESTMORELAND Community Development Department Assistant Planner lwestmorelandr�newoortbeachca.aov 949-644-3234 CITY OF NEWPORT BEACH 100 Civic Center Drive, First Floor Bay B, Newpart Beach, California 92660 1 newportbeachca.gov From: anastasios Nikolaou <taso@lockarate.com> Sent: Thursday, March 21, 2019 10:25 AM To: Westmoreland, Liz<LWestmoreland@newportbeachca.gov> Subject: FW: FW: Letter of recommendation/Approval FW: 3/21- Planning Commission Staff Report and Agenda — PA2017-218 Hi Liz— Please see comments below from my neighbor directly behind me. From: anastasios Nikolaou Sent: Thursday, March 21, 2019 10:09 AM To: 'Gregg Walti' <gwalti(a irvinecompany.com> Subject: RE: FW: Letter of recommendation/Approval FW: 3/21- Planning Commission Staff Report and Agenda — PA2017-218 Hi Greg— Thanks for taking a look at the project 1 think its important to get my local neighbors opinion. Assuming everything is approved I would anticipate starting the project in early 2020. -Best regards Anastasios C. Nikolaou President 3183-E Airway Ave Costa Mesa, CA 92626 15-133 Planning Commission - March 21, 2019 Item No. 2f Additional Materials Received After the Deadline Mesa Drive Townhomes (PA2017-218) Office: (949) 429 - 0276 Cellular: (562) 446 - 6265 Fax : (949) 336 - 3839 81LCDCK Home Loan ATTENTION: This electronic transmission, and any documents attached hereto, may contain confidential, legally privileged, proprietary data, and/or non-public personal information as defined in the Gramm -Leach -Bliley Act (collectively, "Confidential Information"). If you have received this electronic message in error, please notify the sender and delete the electronic message. Any disclosure, copying, distribution, or use of the contents of information received in error is strictly prohibited. By accepting and reviewing any confidential Information contained in this electronic transmission, you agree to maintain and protect the confidential nature of the Confidential Information in accordance with the applicable law and to ensure nondisclosure except for the limited purpose for which it is being provided, and agree to indemnify us against any losses or expenses resulting from any unauthorized use or disclosure of Confidential Information From: Gregg Walti <gwaltiC@irvinecompany.com> Sent: Thursday, March 21, 2019 10:04 AM To: anastasios Nikolaou <taso a7 lodka rate, com> Subject: Re: FW: Letter of recommendation/Approval FW: 3/21- Planning Commission Staff Report and Agenda — PA2017-218 Thanks Taso for sending me the info! The project looks nice and !'m sure will be a big hit with prospective buyers. Assuming everything is approved, when do you expect to start construction? Regards, Gregg Walti On Wed, Mar 20, 2019 at 8:16 PM anastaslos Nikolaou <taso(lockarate. com> wrote: From: Westmoreland, Liz<LWestmoreland (@newportbeachca.gov> Sent: Wednesday, March 13, 2019 9:46 AM To: anastasios Nikolaou <taso(@lockarate.ccm> Subject: 3/21- Planning Commission Staff Report and Agenda — PA2017-218 Good Morning Taso, 15-134 Planning Commission - March 21, 2019 Item No. 2f Additional Materials Received After the Deadline Mesa Drive Townhomes (PA2017-218) Below you will find a link to the Planning Commission information page where the agenda and staff report for the next scheduled meeting will be posted. The agenda and report are typically posted to the website on Friday of this week between 4:00 p.m. and 5:00 p.m. Additionally, the agenda and reports are usually delivered to Commissioners Friday afternoon, so please give the Commissioners the courtesy and opportunity to read the report before you contact them (if you feel a need to). Please contact me if you have any questions, concerns, or thoughts about staff's recommendation and/or meeting procedures. Lastly, please let me know if you have any special requests regarding your presentation. /� , , r- �.•• :�T•�iLt�:19�•- rrr-r t-..Ca'fliiir-T�'r� •urr .r Thank you, LIZ WESTMORELAND Community Development Department Assistant Planner 1 westmoreland@newportbeachca.uov 949-644-3234 CITY OF NEWPORT BEACH 100 Civic Center Drive, First Floor Bay B, Newport Beach, California 92660 I newportbeachca.gov <2.0 Mesa Drlve Townhomes at 20462 Santa Ana & 1501 Mesa Drive PA2017- 218....pdf> Notice to recipient: This e-mail is only meant for the intended recipient of the transmission, and may be a confidential communication or a communication privileged by law. If you received this e-mail in error, any review, use, dissemination, distribution, or copying of this e-mail is strictly prohibited. Please notify us immediately of the error by return e-mail and please delete this message from your system. Thank you in advance for your cooperation. 15-135 Attachment G RMD Ordinance Public Comments 15-136 Planning Commission - May 9, 2019 Item No. 5a Additional Materials Received RMD Zoning Code Amendment (PA2019-065) From: Westmoreland, Liz To: Lee. Amanda; Garciamay. Rubv Subject: FW: May 9 planning commission Date: Tuesday, May 07, 2019 5:27:32 PM Attachments: imaae001.inq Public comment received regarding PA2019-065. LIZ WESTMORELAND Community Development Department Assistant Planner lwestmoreland(a'�newoortbeachca. aov 949-644-3234 CITY OF NEWPORT BEACH 100 Civic Center Drive, First Floor Bay B, Newport Beach, California 92660 1 newportbeachca.gov From: anastasios Nikolaou <taso@lockarate.com> Sent: Tuesday, May 7, 2019 5:25 PM To: Westmoreland, Liz<LWestmoreland@newportbeachca.gov> Subject: May 9 planning commission Hello - I'm in favor of the amendment to allow attached homes because 90% of the district is attached home and uniform to the area. Get Outlook for Android 15-137 June 25, 2019, City Council Consent Calendar Comments - Jim Mosher Page 2 of 11 Item 3. Ordinance No. 2019-10: Adoption of an Ordinance Amending the Municipal Code to Rename the Multiple Residential Detached (RM -D) Zoning District to Medium Density Residential (RMD) and Include Reference to Attached Dwelling Units (PA2019-065) There is little doubt the zoning in the Santa Ana Heights area where the "RMD" designation has been applied was always intended to include the possibility of attached as well as detached dwelling units. Nonetheless, there are a number of points the Council should consider before moving forward with adopting this ordinance: 1. The addition of a "Multiple Residential Detached" Zoning District to the Zoning Code in 2010 does not appear to be entirely the clerical error City staff now claims it to be, and the Council may be making a mistake in completely obliterating it. 2. This proposal is coming to the Council to "legalize" a part of the Planning Commission's recent approval of the three-story, eight -unit "Mesa Drive Townhomes" project at the northeast corner of Mesa Drive and Santa Ana Avenue (PA2017-218), which, as the PC recognized, was in glaring inconsistency with the description of the Zone, and which has been separately called up for review by the Council. 3. The detached/attached issue was glossed over in the previous approval by both the PC and the Council of the three-story, seven -unit "Santa Ana Avenue Cottages" on the lots immediate north of the "Mesa Drive Townhomes" proposal, which was approved by the Planning Commission as Item 2 on its November 17, 2016, agenda (see minutes), and appealed but sustained (by all but Mayor Dixon) as Item 12 on Council's February 28, 2017, agenda (see minutes). The Final Tract Map and construction was approved as Item 7 on the Council's October 23, 2018, consent calendar. That project is currently under construction and is distinctly out of character with its surroundings. 4. While the "Mesa Drive Townhomes" project has brought attention to the previously - ignored detached/attached "error," no one seems to have noticed the 2010 Zoning Code contains what appears to be an even more serious error about the allowed density of development on these lots. At the time of annexation, the promise was very clearly to retain the County's "R-4" limit of one dwelling unit per 3,000 square feet of land area on these lots, NOT the one unit per 1,000 sf limit of the larger "R-2" lots to the immediate north of these along Santa Ana Avenue. As a result, the Santa Ana Avenue Cottages project, on an 11,489 square foot site, should have been limited to the (existing) three units, and the Mesa Drive Townhomes project, replacing two single-family homes on a 14,180 sf site, should have been limited to four units. 5. In addition to needing to address the apparent density error as well as the detached/attached error, the Council should be aware that much of the ordinance being presented to them involves "corrections" to tables in the Zoning Code that were not presented to or reviewed by the PC. Those tables contain additional errors and inconsistencies which staff is not pointing out to the Council or asking it to address. 15-138 June 25, 2019, City Council Consent Calendar Comments - Jim Mosher Page 3 of 11 To elaborate on these points: The Existence of a "Multiple Residential Detached" Zoning District in the 2010 Code May Not be an Error The purpose of the Zoning Code is to implement the General Plan. Although the 1988 General Plan Land Use Element distinguished between "Single Family Detached" and "Single Family Attached" land uses, it did not seem to see any need to dictate if "Multi -Family Residential" properties would need to be developed with attached or detached dwelling units (see page 19 as reproduced in Resolution No. 88-100). By contrast, the revised Land Use tables and maps submitted to voters for approval with Measure V in 2006 did (see Resolution No. 2006-77, page 4) while retaining the Single Unit Residential Detached (RS -D) versus Single Unit Residential Attached (RS -A) distinction, it added that distinction to multifamily housing to create two distinct land use categories: Multiple Residential (RM) and Multiple Residential Detached (RM -D). As indicated in the staff report to the Planning Commission, voters were asked to apply the RM -D category to Bay Island and a number of sites in Newport Coast (note: although large parts of unincorporated County land, including West Santa Ana Heights, had been added to Statistical Area J6 of the City's General Plan by "prezoning" in 2004 [see Resolution No. 2004-51, they do not seem to have been part of the 2006 General Plan as presented to voters). It therefore seems natural, and perhaps even necessary, that the 2010 Zoning Code, intended to implement the 2006 General Plan, would have Multiple Residential (RM) and Multiple Residential Detached (RMD) Zoning Districts corresponding to the two distinct multi -family land use categories in the plan. In fact, the description of the purpose of RMD in the Zoning Code is an almost exact paraphrase of the description of RM -D in the General Plan. Ironically, and perhaps ineptly, in 2010 the plain "RM" zoning was applied to Bay Island (despite it being "RM -D" in the General Plan in 2006), and the "RMD" zoning was applied to the strip of Santa Ana Avenue in West Santa Ana Heights despite it having being designated plain "RM" in the General Plan as amended during the annexation in 2008 (note: the zoning for the properties in Newport Coast designated RM -D in the 2006 General Plan is implemented through a Planned Community text without invoking RMD zoning districts). Continuing the irony, despite declaring the existence of Multiple Residential Detached (RMD) Zoning Districts (for which Bay Island — a series of detached homes on a single large lot not subject to a PC text -- would be the only candidate at present), the present implementation of RMD does not (despite the title) limit construction to detached units, and if applied to Bay Island would impose additional restrictions (such as setbacks) that were likely not previously applicable there. And despite an appropriate General Plan designation, we have, at present, no zoning district that, if applied to it, would restrict Bay Island (or the areas in Newport Coast) to detached units. It would seem that to correctly implement the 2006 General Plan, more than two kinds of "RM" zoning districts are needed, and simply redefining RMD to include attached units will not cut the ice for the City as a whole. 15-139 June 25, 2019, City Council Consent Calendar Comments - Jim Mosher Page 4 of 11 Through a Series of Errors, the Current General Plan and Zoning Misstate the Density of Development on Certain Lots in WSAH Allowed by the County Before Annexation The confusion regarding the intent and implementation of the "RMD" designation, that has existed in the Zoning Code since 2004, can be better understood if one traces its history. Prior to 2004, the City's Zoning Code contained a "zoning district" name applicable to lots on which more than two dwelling units could be constructed: the Multifamily Residential (MFR) District. As indicated without full explanation on page 22-28 of the much longer staff report provided to the Council when this item was introduced as Item 22 at the June 11 meeting, the RMD designation was added by Ordinance No. 2004-1 to implement the General Plan designations in the accompanying Resolution No. 2004-5, both of which were part of a "pre -zoning" effort in anticipation of a request to annex from the County what was known as "Area 7" (which included what we now call "West Santa Heights" as well as the still unincorporated Santa Ana Country Club and a large area south of Mesa Drive) and the "Emerson Tract." The effort at the time was to exactly match both the allowances and restrictions imposed by the County zoning. Apparently because the County zoning had slightly different setback rules, and also different default density rules, for its multifamily zoning than applied to the City's MFR districts, it was felt expedient to introduce a new RMD district to match the former County rules. Among these differences was the County's default requirement for 3,000 sf of land area per dwelling unit (which translates into a density of 14.5 du/acre) unless shown otherwise on the maps, compared to the City's default of 1,200 sf per dwelling unit (density of 43.6 du/acre) in MFR districts. The 3,000 sf/du requirement was reflected in the table in former NBMC Sec. 20.10.030 as amended by Ordinance No. 2004-1 on January 27, 2004, as shown at the bottom of page 22-32 of the June 11 staff report. As explained in detail in the January 13, 2004, staff report that accompanied that legislation, some of the multifamily lots had a County designation of "R-2," with the 1,000 sf requirement, while others were "R-4," with a 3,000 sf limitation. 3,000 sf per dwelling unit is also the default requirement in the "RMF" districts of the Santa Ana Heights Specific Plan, as can still be seen in the current NBMC Sec. 20.90.090.F.3. See also the table on page 7 of the January 13, 2004, Item 17 staff report comparing the County to the proposed City zoning regulations. As explained see top of page 8, the "RMD(1000)" designation was to apply to the former County R-2 area north of Mesa Drive, but that was not all of Santa Ana Avenue north of Mesa Drive. The smaller lots immediately north of Mesa Drive, on and around Savanna Lane, were intended to continue the R-4/RMD default of 3,000 sf per unit, as were all those along Santa Ana Avenue south of Mesa Drive. See the illustration in the January 13, 2004, staff report showing the RMD district (with the default of 3,000 sf/unit — as opposed to RMD(1000)) extending north of Mesa Drive: 15-140 June 25, 2019, City Council Consent Calendar Comments - Jim Mosher Page 5 of 11 PQ0ro(1000 ,f. Plan a x. _ _Z4 OS-A f (Santa lira CountryCkrh) WrV r CN See also the amended Districting Map 67 as adopted into the City's Zoning Code by Ordinance No. 2004-1 (with the boundary between normal "RMD" [3000] zoning and "RMD(1000)" highlighted by the added red arrows). It might be noted that in the drafting of Ordinance 2004-1, the default RMD density limit had been inadvertently set to 2,000 sf per unit (21.8 du/acre), but that error was noticed and (partially) corrected during the review by the Planning Commission [see Item 17 minutes from November 20, 2003, referring to the erroneous page 31 of the October 23, 2003, staff report, from which the item had been continued]— in part for fear that leaving it at 2,000 would trigger the need for a "Greenlight" (City Charter Section 423) vote because it would increase the number of dwelling units 15-141 June 25, 2019, City Council Consent Calendar Comments - Jim Mosher Page 6 of 11 allowed under the General Plan compared to what had been allowed under the County plan. However, as happens, the correction as not complete, so the description of RMD in the amended Section 20.10.010 described the "Medium Density Residential (RMD) District" "Provides for medium density residential development up to approximately 22 dwelling units per gross acre, including single-family (attached and detached), two-family, and multi -family." The 22 du/ac figure came from the 2,000 sf/unit restriction. After the correction, it was presumably intended to say 14 du/ac" based on the 3,000 sf/unit standard. So how did the 3,000 sf/du default limit for RMD properties get lost from the Zoning Code? As happens in Newport Beach, no sooner did the Title 20 (the Zoning Code) get amended by the Planning Division with Ordinance No. 2004-1 in late January (effective at the end of February), but another department — in this case, the City Attorney's office — brought to the Council an ordinance to amend Title 20 to address a different problem they'd been working on — in this case group homes. And the version of Title 20 they used as the basis for their redlining was the pre -Ordinance No. 2004-1 one, which did not include the RMD district. The City Attorney's recommendations were adopted as Ordinance No. 2014-16 on September 28, 2004 — some eight months after the ordinance that had added "RMD" to the Municipal Code. Ordinance No. 2014-16 enacted a completely new version of former NBMC Section 20.10.010.H, thereby deleting the definition of RMD as a designated type of zoning district, as well as the "Land Use Regulation" table of former Section 20.10.020 (see page 5). Some of these sections were subsequently amended by Ordinance No. 2006-27 and 2008-5, again without noticing the omissions of "RMD." As a result, from 2004 through 2010 our Zoning Code had a table of "Property Development Regulations" (in former Section 20.10.030) showing a "RMD" development type with a minimum 3,000 sf/du, but no explanation of what "RMD" was or what uses were allowed in the district. By the time the annexation of a much reduced portion of West Santa Heights became imminent in late 2007, and with the General Plan update measure submitted to the voters in 2006 having omitted the Council's previously -approved 2004 prezoning of "Area 7," staff presented the Council with a new General Plan amendment in the form of Resolution No. 2007-78, offered as Item 14 at the December 11, 2007, meeting. By this time, the General Plan had taken to designating the allowed multifamily densities on the map, and this resolution designated the properties near the corner of Santa Ana Avenue and Mesa Drive as having a General Plan land use designation of "RM — 43 /ac" (see page 5) — a designation supposedly supported by what the December 2007 staff report claimed to be "West Santa Ana Heights Prezoning" map resulting from Ordinance No. 2004-1 (see page 13, also shown to the Council without clear attribution on page 22-43 of the recent June 11 staff report). This shows Ordinance No. 2004-1 as having applied a "RMD(1000)" zoning to all the lots along Santa Ana Avenue in West Santa Ana Heights that were not in the Specific Plan. But this is not correct, and this map does not reflect the County -consistent zoning adopted by Ordinance No. 2004-1 and Resolution No. 2004-5 as illustrated in the diagrams copied above. Since the correct RMD development requirement of 3,000 sf/du (11 du/ac) had been missing from the Zoning Code since 2004, when the revised Zoning Code was adopted in 2010, someone 15-142 June 25, 2019, City Council Consent Calendar Comments - Jim Mosher Page 7 of 11 apparently copied the standards from Ordinance 2004-1, but changed "3,000 sf/du" to 1,000 sf/du" to match the erroneously -widely -applied "43 /ac" designation in Resolution 2007-78. The evidence that this was a mix-up is at least as strong as the evidence that it was intentional. In particular: 1. There would be no need to label properties "RMD(1000)" if 1,000 sf/du was the default requirement (a number in parenthesis indicates the default number is being overridden). 2. The new description of "RMD" inserted into Section 20.18.010 says it is for "exclusively detached' development — as in the 2006 General Plans new RM -D category — which was never appropriate for or assigned to these areas of Santa Ana Heights. 3. If it referred to the old (very short-lived) RMD district designation from 2004, 1,000 sf/du would be inconsistent with its description in Ordinance 2004-1 as being "for medium density residential development up to approximately 22 dwelling units per gross acre." That is, if 1,000 sf/du were the proper default standard, the default density would be twice what is normally allowed in the district. In short, to the extent it has been the City's intent to preserve the zoning previously imposed by the County, the stated allowable density for the lots at the northeast corner of Santa Ana Avenue and Mesa Drive is as erroneous as the restriction to detached units. If that remains the Council's intent, they both need to be fixed — not just the "detached" issue. Not correcting the density issue is leading to a proliferation of out -of -character, excessively -dense development at and around that corner. Those seeing the Santa Ana Cottages project currently under construction (seven units where the County would have allowed only three) have ample reason to wonder how it got approved. In addition, since "Multiple Residential Detached" (RM -D) is a land use designation in the current General Plan, the Council may wish to ensure that a corresponding zoning designation exists in the Zoning Code, with possibly a different designation for the areas of mixed attached/detached multi -family construction in Santa Ana Heights. Additional Problems Highlighted by this Proposed Ordinance A close reading of the June 11 staff report (Item 22) will reveal that a number of items being presented to the Council for approval as parts of Ordinance No. 2019-10 were neither presented to nor reviewed by the Planning Commission at their May 9, 2019, meeting (as their Item 5). It might also be noticed that the Resolution No. PC2019-12, adopted by the PC, refers to an "Exhibit "A recommended for Council approval, but the attachment does not seem to be part of theop sted rPsnlutinn_ Among the things I notice in those previously unreviewed portions: 1. Section 3, on page 3-4 of the current staff report recommends an amendment to Zoning Code Table 4-1 regarding "Animal Keeping" where the zoning district currently listed as "RM -D" is to be corrected to "RMD". 15-143 June 25, 2019, City Council Consent Calendar Comments - Jim Mosher Page 8 of 11 a. The staff report fails to call the Council's attention to the column headed "Maximum Number of Animals per Site". b. The word "Site" is a term defined in Title 20 (Section 20.70.020.S) as "a lot or adjoining lots under single ownership or single control, considered as a unit for the purposes of development or other use." In other words, an entire apartment complex is a single site. c. Per the line under the headings, a total of three cats and/or dogs is allowed in an entire multi -family complex. d. I somehow doubt this is either the Council's intent or something City staff would cite offenders for. e. Shouldn't this be corrected? 2. On page 3-5, the third row from the top lists "RA" as a zoning district. There is no "RA" district (see Section 20.14.020 for a complete list of zoning districts and Section 20 for a "complete" list of residential districts). As indicated in following rows, the intended designation is presumably "R -A". Shouldn't this be corrected? 18.010 3. Section 4, on page 3-7, recommends an amendment to Table 1-1 of Section 20.14.020, showing how the "General Plan Land Use Designations [are] Implemented by Zoning Districts." a. The table, as amended continues to give the impression that we have a zoning district that implements the General Plan designation of "Multiple -Unit Residential Detached." We do not at present and the present ordinance does nothing to create one. Shouldn't this be corrected? b. Other General Plan Land Use Designations that have no zoning district defined to implement them included RS -A, CR, OS(RV) and TS. At the end of this table, on staff report page 3-9, where it lists "Overlay Zoning Districts," Table 1-1 fails to list the "H" ("Height") overlay district that was added to Title 20 by Ordinance No. 2015-12. Shouldn't this be corrected? Item 4. Resolution No. 2019-56: Adopting a Memorandum of Understanding with the Part Time Employees Association of Newport Beach (PTEANB) See comment on Item 6. Those who know about the City's system of MOU's with its labor groups would know this has to do with wages and benefits. Those who read the full title of the resolution would know the item involves salaries, but not necessarily benefits. Regarding the proposed MOU: Staff report page 4-11: Paragraph 2 of the Preamble contains what certainly appear to be extraneous words the Council may wish to delete in the interest of clariy: "... for the period from January 1, 2019 through January 1, 201-9 through December 31, 2021." 15-144 Attachment H RMD Density Analysis 15-145 RMD Zone Historical Density Analysis 2004 — Pre -annexation In anticipation of a planned annexation of the West Santa Ana Heights (WSAH) area and several smaller areas nearby, the City approved General Plan Amendment No. GP2003- 005 in 2004 to establish land use categories for properties in the planned annexation area. The County General Plan designated the area "Suburban Residential" with a density range of 0.5 to 18 dwelling units per acre. The intent of GP2003-005 was to maintain the land use and density of the area. In conjunction with GP2003-005, Zoning Code Amendment No. CA2003-006 was adopted by ordinance to "pre -zone" the anticipated annexation areas. The Residential Medium Density (RMD) Zone was created for a portion of the annexation area. At the time, the City believed County's Zoning Code applied two density designations to the area that became the RMD zone (Figure 1). The southerly portion near the corner of Mesa Drive and Santa Ana Avenue was zoned R-4 (3000) requiring 3,000 square feet of site area per unit (approx. 14 d.u./acre). The northerly portion was zoned R-2, which allowed a default density limit of 1,000 square feet of site area per unit (approx. 43 d.u./acre) by the County Zoning Code. However, the County zoning map had a lower density limit of 1,800 square feet of site area per unit (approx. 24 d.u./acre) for the R-2 portion of the block. This lower density was not reflected in the 2004 Zoning Code Amendment (CA2003-006). The default R-2 density was used because many of the lots were developed with apartments at a higher density and the City wanted to avoid creating nonconforming residential densities. It should be noted that both the County R-2 default density and the density established by the County Zoning map were excess of the Suburban Residential designation of the County's General Plan. County Zoning in Effect in 2004 City Pre -Annexation Zoning RMD Zoning District c° �e P ca OQ� aeJe Pc P c �� a bac a hac �q1 51 Q fF ♦ � l � % Figure 1 Figure 2 15-146 2006 — Comprehensive General Plan Update In 2006, the City adopted a comprehensive General Plan Update. The WSAH annexation was not completed yet, and the area was not incorporated in the updated General Plan. 2007 - General Plan Amendment / 2008 - Annexation of West Santa Ana Heights The WSAH area was officially annexed to the City of Newport Beach in 2008. Portions of the original pre -annexation areas south of Mesa Drive were not included. Given that the WSAH area was not included in the updated 2006 General Plan and because the General Plan differed in many respects to the previous General Plan, the City chose to process a second General Plan Amendment (GP2007-007) to include RMD zoned area in the 2006 General Plan. The amendment established a Multiple -Unit Residential (RM) land use designation for the properties and it applied a uniform density limit of 43 dwelling units/acre (1,000 square feet of site area per unit) for the entire RMD zoned block. The northern portion that already had this density limit established by the 2004 pre -zone amendment did not change. However, the density of southern portion of the area, consisting of 10 properties on approximately 1.5 acres near Mesa Drive, was increased from the previously established 3,000 square foot of site area per unit to 1,000 square foot of site area per unit. The change was done to create a uniform General Plan and Zoning assignment for the entire RMD zoned area rather than having two separate density designations with one small island of different development standards. As a result, there was a net increase of 43 dwelling units as part of GP2007-007 for the southerly 1.5 - acre portion of the RMD zoned area (see Figure 3). 2007 General Plan Amendment Land Use ap and Densities ♦ ��w�se ♦♦♦♦♦ IVAN r + a southRM rea ► include`final. annex I 15 Figure 3 Figure 4 15-147 2010 Comarehensive Zonina Code Update In 2010, the Zoning Code was comprehensively updated to implement the 2006 General Plan. Through this update, the RMD zoning district was also updated to include a density limit of 1,000 square feet of site area per unit (approx. 43 d.u./acre), consistent with the density limit previously established by GP2007-007. The Zoning Code Update inadvertently changed the name of the zone to Multiple Residential Detached and eliminated attached dwellings from the description of allowed development types. This error was the subject of the recent zoning code amendment (Code Amendment No. CA2019-003) adopted by the City Council on June 26, 2019, and will become effective on July 25, 2019, that corrects the inadvertent error. Conclusion The history of land use plan and zoning changes related to the RMD zoned annexation shows there was there was an increase in density from what the County allowed prior to annexation for portions of the RMD Zone where the Mesa Drive Townhomes project is located. However, this change was intentional in 2007, and has been the established density for more than a decade. 15-148 Attachment I City of Costa Mesa Collision Summary Report 15-149 City of Costa Mesa Traffic Divison Target Area Report From 05/25/2016 to 03/25/2019 Total Collisions: 4 Collision Summary Report Injury Collisions: 2 Fatal Collisions: 1 MESA DRIVE & SANTA ANA AVENUE 16-007427 05/25/2016 19:02 Wednesday MESA DRIVE -SANTA ANA AVENUE 0' Direction: Not Stated Dusk - Dawn Clear Broadside Other Motor Vehicle Traffic Signals and Signs 21453A Hit & Run: No Complaint of Pain Party 1 Driver South Proceeding Straight Veh Type: Passenger Car Sobriety: Party 2 Driver East Proceeding Straight Veh Type: Pickup Truck Sobriety: 17-012044 09/09/2017 19:59 Saturday Head -On Fixed Object Female Age: 28 Assoc Factor: Female Age: 23 Assoc Factor: MESA DRIVE - SANTA ANA AVENUE Improper Turning Sport Utility Vehicle Lap/Shoulder Harness Used Pickups & Panels Lap/Shoulder Harness Used 90' Direction: West Dark - Street Lig Clear 22107 Hit & Run: No Property Damage Only Party 1 Driver West Making Right Turn Female Age: 30 1997 MAZDA PROTEGE Passenger Car, Station Wagon, Jeep Veh Type: Passenger Car Sobriety: Assoc Factor: Lap/Shoulder Harness Used 17-012894 09/26/2017 16:43 Tuesday SANTA ANA AVENUE - MESA DRIVE 0' Direction: Not Stated Daylight Clea Broadside Other Motor Vehicle Traffic Signals and Signs 21453A Hit & Run: No Complaint of Pain Clear Party 1 Driver North Proceeding Straight Male Age: 33 2004 KIA Veh Type: Passenger Car Sobriety: Assoc Factor: Party 2 Driver West Proceeding Straight Female Age: 67 2010 FORD Veh Type: Passenger Car Sobriety: Assoc Factor: Party 3 Driver East Stopped In Road Male Age: 26 2013 FORD Veh Type: Pickup Truck Sobriety: Assoc Factor: 18-005905 05/01/2018 00:22 Tuesday SANTA ANA AVENUE - MESA DRIVE Broadside Other Motor Vehicle Driving Under Influence Party 1 Driver Veh Type: Passenger Car Party 2 Driver Veh Type: Passenger Car Party 3 Driver Veh Type: Passenger Car Settings for Query: North Proceeding Straight Sobriety: West Proceeding Straight Sobriety: South Stopped In Road Sobriety: Street: MESA DRIVE Cross Street: SANTA ANA AVENUE Intersection Related: True Sorted By: Date and Time 4/4/19 Page 1 of 1 Pty at Fault:1 # Inj: 2 # Killed: 0 No Injury No Injury Pty at Fault:1 # Inj: 0 # Killed: 0 No Injury Pty at Fault:1 # Inj: 2 # Killed: 0 OPTIMA Passenger Car, Station Wagon, Jeep Lap/Shoulder Harness Used MUSTANG Passenger Car, Station Wagon, Jeep Lap/Shoulder Harness Used F250 Pickups & Panels Lap/Shoulder Harness Used 0' Direction: Not Stated Dark - Street Lig Clear 23152A Hit & Run: No Fatal Female Age: 24 2017 VOLKSWAGEN TIGUAN Sport Utility Vehicle Assoc Factor: Lap/Shoulder Harness Not Us Male Age: 23 2015 HONDA CIVIC Passenger Car, Station Wagon, Jeep Assoc Factor: Lap/Shoulder Harness Used Male Age: 55 2009 MINI COOPER Passenger Car, Station Wagon, Jeep Assoc Factor: Lap/Shoulder Harness Used Complaint of Pain Complaint of Pain No Injury Pty at Fault:1 # Inj: 1 # Killed: 1 Severe Injury Fatallnjury No Injury 15-150 Attachment J Public Comments on Call for Review 15-151 From: Jim Grigas <jimgrigas@yahoo.com> Sent: Friday, May 24, 2019 12:49 PM To: Westmoreland, Liz Subject: The Newport Beach Townhomes Attachments: Newport Beach Townhomes.pdf Follow Up Flag: Follow up Flag Status: Flagged Hello Mrs. Westmoreland, Please see the attached letter concerning the Newport Beach Townhomes. Thank you for your time, enjoy the holiday. Cheers, James Grigas 15-152 To the Newport Beach Planning Commission, Re: The Newport Beach Townhomes My name is James Grigas and I live in the Monticello apartments at 20342 Santa Ana Ave., just a few lots down from the above referenced project. I feel this would be a great addition to the community as it fills a growing demand for property in the area. I believe it will benefit neighboring property owners and bring a visibility to the Mesa/Santa Ana Ave corner. I am in favor of this project getting approval and seeing it's integration into the community. Sincerely, James Grigas 15-153 Attachment K Project Plans and Renderings 15-154 Lu o < U) LIJ CC) N L6 Ui (.0 LD TENTATIVE TRACT MAP NO. 18121 FOR CONDOMINIUM PURPOSES MAY 2017 0 SANTA ANA AVENUE 132.00' 65.86)TC 65.50)TC (65.46) 1 S40 -38'08"W Y'6-5 �Fos' 89.00, FS 37.00' 52.00' iv 00 pl 04 r6 r (6S6. F C141 �F) It V) N O EXISTING -t (6 5 6 5) 5.65) 6 BUILDING FS FF=67.42 Q, "y 10 scn 00 TO BE REMOVED -Tl 31 1 0 41 0) LL 0 Li EXISTING TING r66,, PARCEL AREA: 14178.95 &IJ14 D 11vrl 0 , z'st SQ.FT. FF=67.32 '\\(66 LLJ Z U) �6 TO BE REMOVED 0 1. (D BUILDING (D 0 1.3' FS FS C141 �F) It V) N O EXISTING BUILDING Ld FF=67.42 Q, "y 10 (66-10) F 00 TO BE REMOVED -Tl 31 1 0 41 0 0 Li fro &IJ14 D 11vrl 0 , z'st 65 '\\(66 LLJ Z U) �6 31) 1. (D BUILDING (D 0 PS FS FS 00 0 c' C14 (6 Ic—s S9J V) Nc (66.55) 0 bb ±D 50.00' FS 06 52.00' (66.53) NOTES: PROPERTY IS NOT LOCATED IN A FLOOD HAZARD ZONE. LEGAL DESCRIPTION LOT 5 TRACT MAP 456 M.M.17-9 OWNER/SUBDIVIDER ANASTASIOS C. NIKOLAOU 3183 E. AIRWAY AVE. COSTA MESA, CA 92626 x SCALE: 1"=20' SITE ADDRESS SHEET 1OF1 65.21)TC PREPARED BY: 1501 MESA DRIVE H.J. BURKE, INC. 20462 SANTA ANA AVENUE HOOSHMAND JAHANPOUR-BURKE, LS 8230 NEWPORT BEACH, CA 92660 830 S. DURANGO DR. # 100, LAS VEGAS, NV 89145 (APN: 439-241-02) T.310-633-1213 T.702-452-8753, F702-562-9876 15-155 ui > 0 cn (66-10) F elcl Li fro &IJ14 D 11vrl eek f I Tl� m EXISTING 51 U-) U-) (D Alov (D BUILDING (D 0 (66.12) c' 6�,57) (66.55) 0 bb ±D 50.00' FS 06 52.00' S40'38'40"W 102.00' 30.60--,- (66.24) 6.30 (6F7-- 65.79 TC] 65.13 FL NOTES: PROPERTY IS NOT LOCATED IN A FLOOD HAZARD ZONE. LEGAL DESCRIPTION LOT 5 TRACT MAP 456 M.M.17-9 OWNER/SUBDIVIDER ANASTASIOS C. NIKOLAOU 3183 E. AIRWAY AVE. COSTA MESA, CA 92626 x SCALE: 1"=20' SITE ADDRESS SHEET 1OF1 65.21)TC PREPARED BY: 1501 MESA DRIVE H.J. BURKE, INC. 20462 SANTA ANA AVENUE HOOSHMAND JAHANPOUR-BURKE, LS 8230 NEWPORT BEACH, CA 92660 830 S. DURANGO DR. # 100, LAS VEGAS, NV 89145 (APN: 439-241-02) T.310-633-1213 T.702-452-8753, F702-562-9876 15-155 7 CITE PI ANUC ZONING: GENRAL PLAN: RM ZONING: RMD BUILDING HIEGHT 33 — 3/12 ROOF PITCH SETBACK 20 FRONT 25 REAR 5 SIDE SETBACK PARKING 2 SPACES PER UNIT (IN GARAGE) 5 SPACE PER UNIT FOR GUEST PARKING TABULATION: SITE AREA 14,179 BUIDLING 1 (WEST) 4 UNITS BUILDING 2 4 UNITS TOTAL 8 UNITS GUEST PARKING REQUIRED 4 SPACES REQUIRED FOR GUESTS GUEST PARKING PROVIDED 4 SPACES RESIDENTS PARKING REQUIRED 2 PER UNIT, 16 SPACES TOTAL RESIDENT PARKING PROVIDED 16 SPACES UNIT SIZE: UNIT 1,4 (END UNITS) FIRST FLOOR 256 sq ft SECOND FLOOR 911 sq ft THIRD FLOOR 912 sq ft ROOF476sq ft ___________________________ TOTAL 2,555 sq ft UNIT SIZE: UNIT SIZE: UNIT SIZE: UNIT SIZE: OPEN AREA: —GARAGE --------------------- 488 sq ft GROSS TOTAL 3,043 sq ft UNIT 2,3 (INNER UNITS) 476 FIRST FLOOR 239 sq ft SECOND FLOOR 849 sq ft THIRD FLOOR 949 sq ft ROOF --------------------------------------------- 443 sq ft TOTAL 2,480 sq ft _GARAGE_____________________ 461_ sq ft GROSS TOTAL 2,941 sq ft J"l a FIRST FLOOR 476 sq ft SECOND FLOOR 1105 sq ft THIRD FLOOR 1106 sq ft ROOF 526 sq ft TOTAL 3,213 sq ft _GARAGE 430 sq ft GROSS TOTAL 3,643 sq ft UNIT 6,7 (INNER UNITS) CURB CUT FIRST FLOOR 239 sq ft SECOND FLOOR 849 sq ft THIRD FLOOR 949 sq ft ROOF -------------------------sq — ft ------------- TOTAL 2,447 sq ft GARAGE 461 sq ft GROSS TOTAL 2,908 sq ft UNIT 8 (END UNIT) CURB CUT FIRST FLOOR 256 sq ft SECOND FLOOR 911 sq ft THIRD FLOOR 912 sq ft ROOF --------------------------------------------- 443 sq ft TOTAL 2,522 sq ft GARAGE 488 sq ft GROSS TOTAL 3,010 sq ft COMMON OPEN AREA: 600 sq ft or 75 sq ft required per unit 758 sq ft proposed M Q U) W G SANTA ANA AVE. EXISTING DRIVEWAY APPROACH AND CURB CUT TO BE REMOVED AND RECONSTRUCT NEW CURB AND GUTTER EXISTING DRIVEWAY APPROACH AND CURB CUT TO BE REMOVED AND RECONSTRUCT NEW CURB AND GUTTER NEW CURB CUT CAD File No. Project Architect DRI E WAY APPROACH)- M. Tovassol Checked By Phase EXISTI G SIDE ALK EXISTIN SIDE WALK PROPERTY LINE Scale PROPERTY LINE -_ -- - - - -- L0 - -DRIVEWA - - -- 1 4' WIDE PEDESTRIAN PROPOSED & ADA WALK MAIL BOXES Y Q 26'-0" Y 38'-0" Q L I I M 10 00 CD I W I cn 46'-0" C) ON N W 0 W �_ I z I 5'-0" 41'-3" 01 9'1 6° 8'-3" 20'-0" 13'-0" 01 5'-0" 0 w =N FRONT SETBACK qSET BACK SHALL FRONT SETBACK p C BE MEASURED FROP FACE OF FINISH) - - _ _ _ N - 00000000 ® o0 00000000 00000000 0000 0000 00 0000000000®0000 WALK—IN CLO. 000000 000000 OFFICE STORAGE W J I 0 1 LINE OF UPWARD SLOPE BEDROOM UNIT -1 I o I DPN N 9 UNIT -5 I —W 2 s. o, N UPS I � TRASH BIN � I 10 I Z � J Y J O TRASH BIN I W I W o TRASH BINS _6. � Q � I I TRASH BIN r I I ® I � Z I I Ln UNIT -2 N 1 1 0 I 0 4 OFFICE _ LINE I -I OF BUILDING ABV. UNIT -6 0 I 12 0 I I OFFICE00 I I OFFICE I I 5 I UNIT- 3 I I 0 6 N 13 UNIT -7 0 FFI C E I 14 TRASH BIN I I ® I TRASH BIN TRASH BIN I I I Y Q ' I ® 0 7 TRASH BIN I w W > Z N N I 15 0 UNIT -4 0 8 I -� N Q W I OFFICE UNIT -8 I I N � I 16 w J Ma->�� 0-o OFFICE 'x5'H� 'x5' HC J o REAR SETBACK N W m I NDING NDING1 710 - REAR SETBACK w o o - -- -- -- M- _ _ -- -- -- -- -- - -- -- - GUEST PARKING H.B. BBQ I I °° 19 w I OPEN AREA IU 18 - 00 I I OPEN AREA 375 S/F I = 383 S/F 0 H.C. SIGN - 20 °° 0 N I Cr)H.C. I I N DEDICATED TURN AROUND I � I I 00000000000 I VAN ACCESS 'x5' HC o BACK OUT _00COMM N SPACE NDING--- n HAMMER HEAD PROPERTY LINE --/PROPERTY LINE 17'-0" 26'-0" 18'-0" 15'-0" 102'-0" KTSITE PLAN s-1 75 SQ/Fr REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING u PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : XXXXX CAD File No. Project Architect Jamsheed Sobhani Drawn By : M. Tovassol Checked By Jamsheed Sobhani Phase Date 3-6-2019 Scale 1/8" = 1'-0" Drawing Title : PROPOSED SITE PLAN S�i Drawing No : 15-156 I 5 0' 10' 20' 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 SCALE J2" = 1'-0" I I -S - - S_ -_S_- S -_S_-_S_- S w - w - w - w - - W - W - W EX 30" GAS W - 1 W - W - W - - W - W - W EX 18" WATER G� - G - G - G - G - G - G - EX 8" SEWER (CMSD) ON CL. PROPOSED SEWER EX 6" SEWER LATERAL EXISTING CURBCUT U' EX 42" WATER EX 10" DOMESTIC WATER (IRWD) TO BE REMOVED EXISTING CURBCUT EX 2" GAS AND BUILD NEW SANTA ANA AVE. TO BE REMOVED CURB AND GUTTER 65.21 TC 65.79 TC 6'.86 TC FP, r,� Tr 9r, r,-4 T(` �� �n T(` �� �-4 T(' 65.26 TC; 65.46 FS 6 4.5 6 FL 1 65.87 TC 5.91 TC 5.27 FL 62.27 FS I z O z LLJ w w z cn D 6 5.8 7 TC (IfM 0 65.23 FL w II 0 1 Z N 0_ X M co 62.24 FS .79 T .14 F 0 J 0 m w 0 On M Of > �w0Q U Q :2 m c�Q�� Z 2i W U (m� XOW I 6 2. 17 FS 65.79 TC 65.13 FL D� 65.70 BW NEW CURB CUT �`L E ISTING SIDE ALK P L. (D IVE WA APF LLLI LLLI S 40 38' 08" W 8900 LLLI LLLI LLL h o 4' WIDE PEDESTRIAN LLLI U' & ADA WALK LLLI LLL �I OPEN SPACE 736 S/F LLLL LI �I - LLu 1 III FS (LLLI JLLICn LINE OF U�W LLI I 2% O II-° NO LANDSCAPING SHRUBS I LL Drawn By Ld I 0 Cn AND PLANTS BEYOND THIS 63.10 TC L L LCL_ 00 Scale Z I � LINE LLILLI LLI LLLI N O o FRONT SETBACK 62.70 FS LW � Cn 0 LLL I LLLI 0 I I LL UNIT 1 612. I 1 III FS (LLLI JLLICn LINE OF U�W LLI I 2% LLI LLLl LLLI ILLLI LL , LL_LLLI L N I O CAD File No. YCO J I LL Drawn By Ld I 0 Checked By Fn OPEN SPACE LL LCL_ 00 Scale Z I � O LLILLI LLI U) XX N O J Z as S 2% I � S 0 2% Li I I C1 Ll I LJ_ LL I I r LI LLLI I I 0 N O co J I N LI LLLLLLLLLL LLLLLLLLLL LLLLLLLLLL PROPOSED UNIT 2 I LI LLI LLLLLLLLLL LI LLI LLLl LLLI ILLLI LL , LL_LLLI L N I O CAD File No. YCO J I N 0 w Cn Drawn By Ld I 0 Checked By Fn OPEN SPACE � W LCL_ 00 Scale Z I � O (n w U) XX N O J Z as (.0 2% I � S 0 2% I I I C1 Cn N LJ_ LL I I r L0 I I 0 N O co J I N ING LLLLLLLLLL LLLLLLLLLL LLLLLLLLLL OPEN SPACE 380 S/F UNIT 3 UNIT 4 - P.L� - - 'x5' ND 17 N 1 V 2% � IIN RIDGE S� - REAR- S H) / PROPOSED MAIL BOXES - "PROPOSED Y (n I PROPOSED 26' WIDE 65.67 FS m DRIVEWAY - - nl 62.60 FS 63.10 TCW I 65.60 FS OPEN SPACE 750 S/F o 62.70 FS FRONT SETBACK I- UNIT 5 62.65 FS E 65.65 FS Li- U) f 2% r-) w I L 00 z 1 N O PROPOSED 6' WIDE CO PERMEABLE PAVERS i w LL Cn FOR CENTER OF DRIVEWAY S � zQ 2 co of u' I IM 0 I w II 0 S I Z N UNIT 6 X I � � Ln M (6 11 Cn Cn I I 65.98 FS 0 Z U 0 0 W CnO 12 LLJw D' IW zm � N CAD File No. O UNIT 7 0 Drawn By Z C7 Checked By Jamsheed Sobhani OPEN SPACE � W LCL_ X Scale W LLLLLLLLLL LLLLLLLLLL LLLLLLLLLL 0 N J Z as (.0 2% - S S 2% UNIT 8 C1 (n N LJ_ CO O r N � N ' O co J Ln i 62.98 FS � o N 0 O Cn I "d- I - w I N LNC I I 0) V) 65.9 o ' NG u7 LCL I \66.15 FS �� I ; \63.15 FS N 0 66.7 NG I J 1 GRADING PLAN G-1 ESTABLISHMENT OF GRADE B 65.46 65.86+65.46+66.30+66.29=263.91 C : 66.30 263.91/4= 65.98 n as 0a TENTATIVE TRACT NO. 18121 The Northwesterly half of Lot 5 of Tract No. 456, in the City of Newport Beach, County of Orange, State of California, as shown on a map thereof recorded in Book 17, Page 9, Miscellaneous Maps, records of said Orange County. Except the Southwesterly 50 feet thereof. Also excepting therefrom that portion conveyed to the County of Orange by deed recorded October 13, 1971 in Book 9843, Page 387 of Official Records of said Orange County. APN: 439-241-02 The Southwesterly 50 feet of the Northwesterly one half of Lot 5, of Tract No. 456, in the City of Newport Beach, County of Orange, State of California, as shown on a map recorded in Book 17, Page 9 of Miscellaneous Maps, in the office of the County Recorder of said county. Excepting therefrom that portion thereof as described in the final order of condemnation recorded December 29, 1971 in Book 9943, Page 378, Official Records of Orange County. APN: 439-241-01 LEGEND AC ASPHALTIC CONCRETE CF ASPHALTIC CONCRETE EX EXISTING FF FINISHED FLOOR ELEVATION FH FIRE HYDRANT FS FINISHES SURFACE PAD PAD ELEVATION PCC PORTLAND CEMENT CONCRETE STLT STREET LIGHT SF SQUARE FEET TC TOP OF CURB -J- - - CENTER LINE CURB & GUTTER - - DRANAGE SWALE ---- PROPERTY LINE S- SEWER TRACT BOUNDRY - WATER MAIN WATER METERS -SD- DRAIN PIPE PROPOSED LAND USE: 8 SINGLE FAMILY CONDOMINIUM RESIDENCES ASSESSOR'S PARCEL NUMBERS: 8 SINGLE FAMILY CONDOMINIUM RESIDENCES SETBACK REQUIREMENTS: FRONT 20' SIDE 5' REAR 25' FLOOD ZONE: ZONE X. OUTSIDE THE 500 YEAR FLOOD BOUNDRIES ESTIMATED GRADING QUANTITIES: RAW CUT 450 CY RAW FILL 450 CY IMPORT 0 CY OWNER SUBDIVIDER: NIKOLAOU ANASTASIOS 20462 SANTA ANA AVENUE CA. 92660 SITE ADDRESS: 20462 SANTA ANA AVENUE NEWPORT BEACH CA. 92660 1501 MESA DRIVE NEWPORT BEACH CA. 92660 BENCHMARK: ORANGE COUNTY SURVEY VERTICAL CONTROL NUMBER "CM 16 71" ELEVATION 68. 97' (NAVD88) 2005 ADJ. DESCRIBED BY OCS 2001 FOUND 3 J" OCS ALUMINUM BENCHMARK DISK STAMPED (CM-51-89)SET IN THE TOP OF 4"X4" CONCRETE POST MONUMENT IS LOCATED IN THE SOUTHWESTCORNER OF THE INTERSECTION OF SANTA ANA AVENUE AND MESA DRIVE57 FT WESTERLY OF THE CENTERLINE OF MESA DRIVE AND 21 FT NORTHERLY OF THE CENTERLINE OF SANTA ANAMONUMENT IS SET LEVEL WITH TOP OF CURB. BENCHMARK: ORANGE COUNTY SURVEY VERTICAL CONTROL NUMBER "CM 16 71" ELEVATION 68. 97' (NAVD88) 2005 ADJ. DESCRIBED BY OCS 2001 FOUND 3 J" OCS ALUMINUM BENCHMARK DISK STAMPED (CM-51-89)SET IN THE TOP OF 4"X4" CONCRETE POST MONUMENT IS LOCATED IN THE SOUTHWESTCORNER OF THE INTERSECTION OF SANTA ANA AVENUE AND MESA DRIVE57 FT WESTERLY OF THE CENTERLINE OF MESA DRIVE AND 21 FT NORTHERLY OF THE CENTERLINE OF SANTA ANAMONUMENT IS SET LEVEL WITH TOP OF CURB. REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING - PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant ARCHITECT JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani®gmail.com INTERIOR DESIGNER GRACEBLU DESIGNS 151 Ka Imus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal No. Date Issue / Description By Project NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No 0000 CAD File No. �L ARKING 1 g Drawn By M. Tovassol Checked By Jamsheed Sobhani OPEN SPACE Date 3-6-2019 Scale 3/32" = 1'-0" LLLLLLLLLL LLLLLLLLLL LLLLLLLLLL 709 S F LLLLLLLLLL 18 61 4 LLLLLLLLLL LLLLLLLLLL .9 LLLLLLLLLL LLLLLLLLLL LLLLLLLLLL PROPOSED FS LLLLLLLLLL LLLL I LL LLLLL LLLLLLLLLL LLLLLLLLLL LLLLLLLLLL LLLLLLLLLL 20 LLL LL L LLL LL LLLL L LL LLLL L LLLLLLLLLLLLLLLLLLLLL L LLLLLLLLLLLLLLLLLLLLLLL I PERMEABLE PAVERS 2'% LLLLL LLLL 2 L LLLLLLLLLLLLLLLLLLLLLLL FOR COMMON AREA LL LLLL L LLL H C L LLLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLLLLL L LLL L LLLLLLLLLLLLLLLLLLLLLLLLLLLL 1.71 LLLLLLLLLLLLLLLLLLLLLLLLL DEDICATED TURN AROUND LL LLL LL LL LL L S LLLLLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLLLLL LLL L L LLLL LL LLLLLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLLLLL I LLLLL LLL LLLLL LLL LLLLLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLLLLL 63.30 LLLLL LLLL IL ±L LLLLLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLLLLL FS 6 6.3 0 LLLLIL�IL�LLLL LLLL T LLLLLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLLLLL Ii�L LLLLLLLLLLLLLLLLLLLLLLLLL EAD LLLLLLLLL _LLL�LiLLL _ _ LLLLLLLLLLLLLLLLLLLLLLLLL S 4C 38' 40" W 102' I I 1 GRADING PLAN G-1 ESTABLISHMENT OF GRADE B 65.46 65.86+65.46+66.30+66.29=263.91 C : 66.30 263.91/4= 65.98 n as 0a TENTATIVE TRACT NO. 18121 The Northwesterly half of Lot 5 of Tract No. 456, in the City of Newport Beach, County of Orange, State of California, as shown on a map thereof recorded in Book 17, Page 9, Miscellaneous Maps, records of said Orange County. Except the Southwesterly 50 feet thereof. Also excepting therefrom that portion conveyed to the County of Orange by deed recorded October 13, 1971 in Book 9843, Page 387 of Official Records of said Orange County. APN: 439-241-02 The Southwesterly 50 feet of the Northwesterly one half of Lot 5, of Tract No. 456, in the City of Newport Beach, County of Orange, State of California, as shown on a map recorded in Book 17, Page 9 of Miscellaneous Maps, in the office of the County Recorder of said county. Excepting therefrom that portion thereof as described in the final order of condemnation recorded December 29, 1971 in Book 9943, Page 378, Official Records of Orange County. APN: 439-241-01 LEGEND AC ASPHALTIC CONCRETE CF ASPHALTIC CONCRETE EX EXISTING FF FINISHED FLOOR ELEVATION FH FIRE HYDRANT FS FINISHES SURFACE PAD PAD ELEVATION PCC PORTLAND CEMENT CONCRETE STLT STREET LIGHT SF SQUARE FEET TC TOP OF CURB -J- - - CENTER LINE CURB & GUTTER - - DRANAGE SWALE ---- PROPERTY LINE S- SEWER TRACT BOUNDRY - WATER MAIN WATER METERS -SD- DRAIN PIPE PROPOSED LAND USE: 8 SINGLE FAMILY CONDOMINIUM RESIDENCES ASSESSOR'S PARCEL NUMBERS: 8 SINGLE FAMILY CONDOMINIUM RESIDENCES SETBACK REQUIREMENTS: FRONT 20' SIDE 5' REAR 25' FLOOD ZONE: ZONE X. OUTSIDE THE 500 YEAR FLOOD BOUNDRIES ESTIMATED GRADING QUANTITIES: RAW CUT 450 CY RAW FILL 450 CY IMPORT 0 CY OWNER SUBDIVIDER: NIKOLAOU ANASTASIOS 20462 SANTA ANA AVENUE CA. 92660 SITE ADDRESS: 20462 SANTA ANA AVENUE NEWPORT BEACH CA. 92660 1501 MESA DRIVE NEWPORT BEACH CA. 92660 BENCHMARK: ORANGE COUNTY SURVEY VERTICAL CONTROL NUMBER "CM 16 71" ELEVATION 68. 97' (NAVD88) 2005 ADJ. DESCRIBED BY OCS 2001 FOUND 3 J" OCS ALUMINUM BENCHMARK DISK STAMPED (CM-51-89)SET IN THE TOP OF 4"X4" CONCRETE POST MONUMENT IS LOCATED IN THE SOUTHWESTCORNER OF THE INTERSECTION OF SANTA ANA AVENUE AND MESA DRIVE57 FT WESTERLY OF THE CENTERLINE OF MESA DRIVE AND 21 FT NORTHERLY OF THE CENTERLINE OF SANTA ANAMONUMENT IS SET LEVEL WITH TOP OF CURB. BENCHMARK: ORANGE COUNTY SURVEY VERTICAL CONTROL NUMBER "CM 16 71" ELEVATION 68. 97' (NAVD88) 2005 ADJ. DESCRIBED BY OCS 2001 FOUND 3 J" OCS ALUMINUM BENCHMARK DISK STAMPED (CM-51-89)SET IN THE TOP OF 4"X4" CONCRETE POST MONUMENT IS LOCATED IN THE SOUTHWESTCORNER OF THE INTERSECTION OF SANTA ANA AVENUE AND MESA DRIVE57 FT WESTERLY OF THE CENTERLINE OF MESA DRIVE AND 21 FT NORTHERLY OF THE CENTERLINE OF SANTA ANAMONUMENT IS SET LEVEL WITH TOP OF CURB. REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING - PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant ARCHITECT JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani®gmail.com INTERIOR DESIGNER GRACEBLU DESIGNS 151 Ka Imus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal No. Date Issue / Description By Project NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No 0000 CAD File No. Project Architect Jamsheed Sobhani Drawn By M. Tovassol Checked By Jamsheed Sobhani Phase Date 3-6-2019 Scale 3/32" = 1'-0" Drawing Title PROPOSED GRADING PLAN G�l Drawing No SANTA ANA AVE. w I 20'-0' / z _ w I UNIT -1 \ d o I L \ �I I I \ i L 2 CAR GARAGE I TRASH BIN SEE PLAN F, MDDERR STAIR (TYP.) Y ) J � I W I Qm 20'-0" w- F / z I / z [ \3 � m L J I I— UNIT -2 I I \ L �_J C 00 20'-0" CID I F cCD I I w UNIT -3 L-�-� I \ I / / I � I / I \ L ,J II Y I Q 20'-0" W I TRASH BIN 7� O Z I / L \7 LnJ W ¢ f L \ \ ,l U- I / UNIT -4 IC \8 L - 'J z I Q 2 J oo 'x5' HCS 5'x5' � > I NDING LANDING 17 U Q 2 I 0 of z�w C/) > 0° i I 17'-0" woo N I OPEN AREA i 380 S/F I 18 I 0 N-) DEDICATED TURN AROUND/ I � REAR SETBACK I 5'x5' H r, LANDING ---� PROPERTY LINE 1 F,' -A" 17 n" EXISTING DRIVEWAY APPROACH AND CURB CUT TO BE REMOVED AND RECONSTRUCT NEW CURB AND GUTTER I N W CURB CU / ( RIVE WAY A PROACH) \L _ 0 DRIVEWA / Z O iC) 0 w O J cn o� I Ln LINE OF UPWARD SLOPE -�Ic N N T1 PARKING PLAN P-1 J EXISTING DRIVEWAY APPROACH AND CURB CUT TO BE REMOVED AND RECONSTRUCT NEW CURB AND GUTTER CD o � / Sk PROPOSED MAIL BOXES -3" 20'-0" 13'-0" FRONT SETBACK /-- (SE HALL BE MEASURED FROM FACECOFSFINISH) REAR SETBACK 25'-0"L— 00 GUEST PARKING DO 01 I`_ BACK OUT HAMMER HEAD I cn I WI 0 I 20'-0" TYP. I \ % / UNIT -5 \ II 10 I Z J I a_ ❑ I O d I 2 CAR GARAGE SEE PLAN El \ \ (TYP.) —] I I I L�/-� N 12 UNIT -6 I I \ II 13 / >I U NIT- , I � N 14 \ I / I I I II 15 ' N 1 6 UNIT -8 N I 4 7- \ \ -1 H. B. ® I 19\ SIS -0" OPEN AREA _ _ = 390 S/F I I H.C. SIGN I o o N II VAN ACCESS � COMM)N I PROPERTY LINE W 00 W CD N Q O no J w w J W m 0 I � N Q O I in N -EJ 372 SQ/FT REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING u PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. EXISTI G SIDE ALK 4' WIDE PEDESTRIAN M. Tovassol Checked By Jamsheed Sobhoni Cf)J Date 3-6-2019 & ADA WALK 1/8" = 1'-0" W Y J ml wl 00 W w 46'-0" O N 65 I Q 0 I � 5'-0° 41'-3" 0 N FR NT SETBACK w I 20'-0' / z _ w I UNIT -1 \ d o I L \ �I I I \ i L 2 CAR GARAGE I TRASH BIN SEE PLAN F, MDDERR STAIR (TYP.) Y ) J � I W I Qm 20'-0" w- F / z I / z [ \3 � m L J I I— UNIT -2 I I \ L �_J C 00 20'-0" CID I F cCD I I w UNIT -3 L-�-� I \ I / / I � I / I \ L ,J II Y I Q 20'-0" W I TRASH BIN 7� O Z I / L \7 LnJ W ¢ f L \ \ ,l U- I / UNIT -4 IC \8 L - 'J z I Q 2 J oo 'x5' HCS 5'x5' � > I NDING LANDING 17 U Q 2 I 0 of z�w C/) > 0° i I 17'-0" woo N I OPEN AREA i 380 S/F I 18 I 0 N-) DEDICATED TURN AROUND/ I � REAR SETBACK I 5'x5' H r, LANDING ---� PROPERTY LINE 1 F,' -A" 17 n" EXISTING DRIVEWAY APPROACH AND CURB CUT TO BE REMOVED AND RECONSTRUCT NEW CURB AND GUTTER I N W CURB CU / ( RIVE WAY A PROACH) \L _ 0 DRIVEWA / Z O iC) 0 w O J cn o� I Ln LINE OF UPWARD SLOPE -�Ic N N T1 PARKING PLAN P-1 J EXISTING DRIVEWAY APPROACH AND CURB CUT TO BE REMOVED AND RECONSTRUCT NEW CURB AND GUTTER CD o � / Sk PROPOSED MAIL BOXES -3" 20'-0" 13'-0" FRONT SETBACK /-- (SE HALL BE MEASURED FROM FACECOFSFINISH) REAR SETBACK 25'-0"L— 00 GUEST PARKING DO 01 I`_ BACK OUT HAMMER HEAD I cn I WI 0 I 20'-0" TYP. I \ % / UNIT -5 \ II 10 I Z J I a_ ❑ I O d I 2 CAR GARAGE SEE PLAN El \ \ (TYP.) —] I I I L�/-� N 12 UNIT -6 I I \ II 13 / >I U NIT- , I � N 14 \ I / I I I II 15 ' N 1 6 UNIT -8 N I 4 7- \ \ -1 H. B. ® I 19\ SIS -0" OPEN AREA _ _ = 390 S/F I I H.C. SIGN I o o N II VAN ACCESS � COMM)N I PROPERTY LINE W 00 W CD N Q O no J w w J W m 0 I � N Q O I in N -EJ 372 SQ/FT REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING u PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tovassol Checked By Jamsheed Sobhoni Phase Date 3-6-2019 Scale 1/8" = 1'-0" Drawing Title : PROPOSED PARKING PLAN P-1 Drawing No : 15-158 F UNITS 1 & 4 (WEST BUILDING) 41'-3" 13'-8" 16'-8" 10'-11" 5'-8" RM 41'-3" 2 1 4TH FLOOR WEST BUILDING 3RD FLOOR WEST BUILDING A-1 41'-3" IN J w w V) 0 w z Q 0- 9= 0 w M M I N N A-1 33'-0" 4 2ND FLOOR WEST BLDG. ( 3 1 1ST FLOOR WEST BLDG., A-1 A-1 REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING u PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel.818 388-7193 Email: jsobhani®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect JAMSHEED SOBHANI Drawn By : M. Tovassol Checked By Phase Date 3-6-2019 Scale 1/4" = 1'-0" TAI R 14 EO. IRISE-RS in OPEN TO BELOW DN. 42" HIGH GUARDRAIL (TYP.) J I N N MEDIA RM. 2 (n o w z a w 0 w M M Of ROOF DECK I 5'-8" RM 41'-3" 2 1 4TH FLOOR WEST BUILDING 3RD FLOOR WEST BUILDING A-1 41'-3" IN J w w V) 0 w z Q 0- 9= 0 w M M I N N A-1 33'-0" 4 2ND FLOOR WEST BLDG. ( 3 1 1ST FLOOR WEST BLDG., A-1 A-1 REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING u PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel.818 388-7193 Email: jsobhani®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect JAMSHEED SOBHANI Drawn By : M. Tovassol Checked By Phase Date 3-6-2019 Scale 1/4" = 1'-0" Drawing Title : PROPOSED WEST BUILDING END UNITS ENLARGED PLANS A�i Drawing No : 15-159 i N N UNIT 8 (EAST BUILDING) �,-n„ 1R1—R11 13'-8�,> 4TH FLOOR EAST BLDG 2ND FLOOR EAST BLDG. jai 3RD FLOOR EAST BUILDING 33'-0" 3 A-1.1 1ST FLOOR EAST BLDG. REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani@gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect JAMSHEED SOBHANI Drawn By : M. Tavassol Checked By Phase: Date 3 — 6-2019 Scale 1/4" = 1'-0" Drawing Title : PROPOSED EAST BUILDING END UNITS ENLARGED PLANS A�l 01 Drawing No : 15-160 UNITS 2 & 3 (WEST BUILDING) 41'-3" 13'-8" 41'-3" 4 1 2ND FLOOR WEST BLDG.. A-2 J J J OR 41'-3" 1 N 3RD FLOOR WEST BUILDING A-2 33'-0" 3 A-2 1ST FLOOR WEST BLDG.. REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING u PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel.818 388-7193 Email: jsobhani®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project PROJECT NAME AND ADDRESS Anastasios Nikolaou (Owner) NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Project No : 0000 CAD File No. Project Architect xxx 111111WALK—IN CLO. LO M. Tovassol Checked By Phase Date 3-6-2019 Scale 1/4" = 1'-0" M. BATH In 2 004 1 N 3RD FLOOR WEST BUILDING A-2 33'-0" 3 A-2 1ST FLOOR WEST BLDG.. REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING u PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel.818 388-7193 Email: jsobhani®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project PROJECT NAME AND ADDRESS Anastasios Nikolaou (Owner) NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tovassol Checked By Phase Date 3-6-2019 Scale 1/4" = 1'-0" Drawing Title : PROPOSED WEST BUILDING INNER UNITS ENLARGED PLAN A�2 Drawing No : 15-161 UNITS 6 & 7 (EAST BUILDING) 3'-0" 1 1 -0 " RIBBED SHEET METAL (TYP.) F2 A-2.1 I L0 N I RIBBED PAINTED SHEET METAL 0000 CAD File No. ROOF DECK Drawn By : M. Tovassol 11 Y§41il �rT I R DN. N 3-6-2019 6'-2" _ 1/4" = 1'-0" DN.F— 14 EQ. RISERS ROOF DECK N "' Ir Is= ME1MIP OPEN TO BELOW PANTRY I I 3'-6" 4'-6» UP LOWER CLG UNDER STAIR M Eli i� r RI!F. 19'-8" 2'-7" 3'-3" 010 ER I MEDIA RM. un I 42" HIGH GUARDRAIL 3'-8" KITCHEN I I MINI � DW. CD I N I FRIDGE enI BELOW 1'-4" LINEN El 0 15'-8"' KEEN 1 (9 1 O I Ir ISLAND LI- I 3'-6» J Ice: I F2 A-2.1 I L0 N I RIBBED PAINTED SHEET METAL 4TH FLOOR EAST BLDG. 1 ' 3RD FLOOR EAST BUILDING 41'-3" 0000 CAD File No. Project Architect xxx Drawn By : M. Tovassol 11 Y§41il �rT I R DN. Date 3-6-2019 6'-2" _ 1/4" = 1'-0" Tr) 5 E IS RS/ Ir Is= ME1MIP DR I PANTRY I O �N t--. 3'-6" 4'-6» UP LOWER CLG UNDER STAIR M Eli i� r RI!F. N 2'-7" 3'-3" 010 ER un 42" HIGH GUARDRAIL 3'-8" KITCHEN I I MINI � DW. I FRIDGE enI BELOW 1'-4" LINEN El 0 KEEN 1 (9 1 DINING RM. Ir ISLAND LI- I 3'-6» J Ice: g I c� LIVING RM. LINE OF 1ST IN � FLR. BELOW O I N � 3 z O � I WALL J I OVEN m 4TH FLOOR EAST BLDG. 1 ' 3RD FLOOR EAST BUILDING 41'-3" F4 A-2.1 2ND FLOOR EAST BLDG. I in Q co w 0 w Z a 0 w M m A-2.1 33'-0" 3 A-2.1 0 i 1ST FLOOR EAST BLDG. REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING u PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel.818 388-7193 Email: jsobhani®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tovassol o �rT I R DN. Date 3-6-2019 6'-2" _ 1/4" = 1'-0" Tr) 5 E IS RS/ 115\K0. R SE S DR I PANTRY I O �N t--. 3'-6" 4'-6» UP LOWER CLG UNDER STAIR LANDING i� r RI!F. N 2'-7" 3'-3" 010 ER un 42" HIGH GUARDRAIL 3'-8" KITCHEN I I MINI � DW. I FRIDGE enI BELOW 1'-4" El 0 KEEN 1 (9 1 DINING RM. Ir ISLAND LI- I 3'-6» J g c� LIVING RM. LINE OF 1ST IN � FLR. BELOW O I N � 3 z O � I WALL J I OVEN m F4 A-2.1 2ND FLOOR EAST BLDG. I in Q co w 0 w Z a 0 w M m A-2.1 33'-0" 3 A-2.1 0 i 1ST FLOOR EAST BLDG. REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING u PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel.818 388-7193 Email: jsobhani®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tovassol Checked By Phase Date 3-6-2019 Scale 1/4" = 1'-0" Drawing Title : PROPOSED UNITS 6 & 7 (EAST BUILDING) ENLARGED PLANS A�201 Drawing No : 15-162 UNIT 5 (EAST BUILD NG) " 2-N 4TH FLOOR EAST BUILDING r 1 3RD FLOOR EAST BUILDING A-3 (UNIT 5) A-3 (UNIT 5) 4 2ND FLOOR EAST BLDG. r 3 1ST FLOOR EAST BLDG. A-3 (UNIT 5) k***�A -V(UNIT 5) REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN u REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhoni@gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tovassol Checked By Phase Date 3-6-2019 Scale 1 /4" = 1'-0" Drawing Title : PROPOSED EAST BUILDING PLANS (UNIT 5) IIIIIIIIIIIIII'v�3 Drawing No : 15-163 7 PROPERTY LINE E C �Q V - -- -- -- -- -- -- -- PROPERTY LINE j. J 0 2SA TA ANA AVE 0 F zW N N 7'-0" 2ND FLR. SET BACK 5'-0" SIDE SET BACK 2'-0" I I o a c� _ I 0 I = I I I I RTY LINE l I I I I I I I I I I I WI J o a IJ� I I I (Q �/ / I W I I I I I I I I I I I I 41'-3" 16'-8" 10'-3" FACE OF FINISH WALL O nn O OVEN LIVING RM.^N i I � DINING RM. !KITCHEN — i I L ZF, J - CD I 3'-4" 2'-9" 3'-3" 7'-0" ! JI WINE kF. LOWER CLG. COOLER I UNDER STAIR LANDING O N n TA IRS TA R 4'-7" 1 E. I R 15 E. RI ER 6'-2" T IR T IR M 6'-2" UP 1 RI E 15 Q. RED S 00 a = O �N O I I � 4'-7" LOWER CLG. WINE NEF. UNDER STAIR LANDING COOLER D L 4'-6"3'-8" 2'-7" 3'-3° L� U _SIS V KITCHEN T DINING RM. D Z J LIVING RM. I I O UO= IzF WALL OVEN O nn O WALL OVEN SIN! LIVING RM. M KITCHEN I I 3. 6„ L — OIIG RM. I J M DW. LOWER CLG. WINE UP UNDER STAIR LANDING COOLER PREF. I O ^N I m DN. 1 E ISR EQ. �ISI�RS�I 4'-7" I I SI All SI I S AI S I 6'-2" 1 1ST FLOOR WEST BUILDING 8:.4 I = I = I I I I LIVING RM. o U 0 15 EQ IS RS O �N I r UP WINE LOWER CLG. W14 I Ri F. UNDER STAIR LANDING L I bN 3'-6" Ell T — L L — I i KITCHEN DW DINING RM. � � I J P D I WALL /F PROPERTY LINE � 2 2ND FLOOR WEST BUILDING, A-4 PROPERTY LINE Y i U i m a0 W �V) N � Q I W PROPERTY LINE---\ 3 3RD FLOOR WEST BUILDING_ A-4 REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN u REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhoni@gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tovassol Checked By Phase Date 3-6-2019 Scale 3/16" = 1'-0" Drawing Title : PROPOSED WEST BUILDING PLANS, (UNITS 1 THRU. 4) LEVELS 1,2, AND 3 A�4 Drawing No : 15-164 7 wY zU JQ r m I �H o dN �z oo LL -- -- -- - -- -- -- -- -- -- -- -- -- PRUPERIY TINE SANTA ANA A0�- NN �U J L, Q m �w �V) 32'-4" 8" 5'-0" REQUIRED MIN+ SET BACK i PROPERTY UNE 1ST FLOOR EAST BUILDING Y i Q M rF o �N w 0 �O o� L� I I I I I I I I I I I PROPERTY LINE I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I �aLJ W n V) Q W a- - -- -- -- -- -- -- - -- -- -- -- PROPERTY LINE -J< U SANTA A AVE. 41'-3" Z W NU) 7'-0" 2ND FLR. SET BACK 5-0" I SIDE SET BAC N J v� 3 cm 2 2 2 U x Y Q J m I I I I I I I PROPERTY TINE I ; I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Y U Q m oW W N � Q PROPERTY TINE -- -- -- -- -- -- --110� -- -- -- // 2 2ND FLOOR EAST BUILDING /— PROPERTY UNE X31 3RD FLOOR EAST BUILDING PROPERIY TINE REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN u REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhoni@gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastaslos Nlkolaou (Owner) Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tovassol Checked By Phase Date 3-6-2019 Scale 3/16" = 1'-0" Drawing Title : PROPOSED WEST AND EAST 4TH FLOOR PLANS, LABELED SETBACK/ DETAILS A�401 Drawing No : 15-165 7 -- -- -- -- -- -- PROPERTY LINE PROPERTY LINE r24 4TH FLOOR WEST BUILDING_ A-4.2 -- -- -- -- -- -- -- PROPERTY LINE w z J 0 0 a 0 C- C- C C C O C 0 0 41,_i° "1' A-4.2 4TH FLOOR EAST BUILDING I I I I I I I PROPERTY LINE I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING u PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam®TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tavassol Checked By Phase Date 3-6-2019 Scale 3/16" = 1'-0" Drawing Title : PROPOSED WEST AND EAST 4TH FLOOR PLANS, LABELED SETBACK/ DETAILS A�402 Drawing No : 15-166 7 5'-0" —2' I I I I I I I I I I I I I PROPTRTY IINT I 1 UJ I I I I I J w I N aC I W Z� aZ I 0 I W r ¢r, I 0:::M I I I I I I W � I > I � ; I 0 I I I I I I Q I I LLJ I I— I I I I I I I I I I I I I I I L I I I I I I I I I I I I F - UJ I w� w o L Gi I o W I M� I I I I I I I I I I I L I I I L PROPERTY LINE —!�� SANTA ANA AVE. 41'-3" W 3 :12 3:1 2 ROOF DECK OPE SLOE SLPNO LJ O n cn RIDGE N Lv N W W W ,6o �� o Cn L 3.12 3:12 S 0 SLOPE L----- -1 F - - - - -1 NDG 2 3:12 E SLOPE ��� w W �P� N O N w N w f W a- 0 0 0 �� c — I 3.12 3:12 SLOPE SL 3:12 3:12 SLOPE SLOPE W ��� W N O W �P� N O Cn RIDGE 0 N w N w O j O Cn I 3:12 3:12 SLOPE SLOPE I I I I I I I I I I PROPERTY LINE---\ ROOF PLAN WEST BUILDING A- 5)) z o � w o w c� O 0 PROPERTY LINE 41'-3" 5'-0" I I I 10'-11"tj 3:12 I I 1 ss:12 > 1 ; ROOF VENT CALCULATIONS UJ ROOF DECK ROOF DECK =� ROOF VENT CALCULATIONS UJ I I NW I I z� O w J I � m� I Q"I w � w in N O N D I I M I J W . J I CD C� 0 cn RIDGE 0 N W N W I I PROPERTY LINE LL a_ I r(i 0 o U) ��� U) RIBBED PAINTED SHEET METAL LU L ROOF DECK I I 3:12 3:12 SLOPE SLOPE I ROOF DECK 1" EXPANSION JOINT SEAL WITH RESILIANT FILLER 4„ I (TYP.) ROOF DECK I I 3:12 3:12 SLOPE SLOPE I N a_ I OJ L`.I OJ I Ld c� N RIDGE 0 "� N I I I � N W N W I I IY;0 o �I Cn JPS ROOF DECK ILI I � I z I Z^I 3:12 3:1� I SLOPE SLOPE 031 1 m I .12 3:12 SLOPE O LLJ O 0 C RIDGE UJ w a aW_ o o� F < ROOF DECK 3 SLOP � III1I IIII I 3.12 3:12 I I SLOPE SLOPE 4 I J � UJ I x �of w UJ I ao I 3.12 o3:12 SLOPE SLOPE LU W PWNO O � M RIDGE W W O O M M (n (wn�w III11I III JQ��ROOF DECK I 3:O12 3:12 I I SLPE SLOPE I � I PROPERTY LINE --- �11 ROOF PLAN EAST BUILDIN. A-5 Y CAD File No. U 10'-11" 8'-0" Drawn By : M O I F N 3:12 3W 3-6-2019 Scale 5'-5" S O S W ROOF DECK W �Cn o w N RIDGE w Mj O tN 3:12 3:12 SOL PE SLOPE 42" HIGH RIBBED PAINTED SF 4 METAL (TYP.) I 1" EXPANSION JOINT „ SEAL WITH RESILIANT FILLER (TYP.) ROOF DECK W 3 :12 3:1 2 ROOF DECK OPE SLOE SLPNO LJ O n cn RIDGE N Lv N W W W ,6o �� o Cn L 3.12 3:12 S 0 SLOPE L----- -1 F - - - - -1 NDG 2 3:12 E SLOPE ��� w W �P� N O N w N w f W a- 0 0 0 �� c — I 3.12 3:12 SLOPE SL 3:12 3:12 SLOPE SLOPE W ��� W N O W �P� N O Cn RIDGE 0 N w N w O j O Cn I 3:12 3:12 SLOPE SLOPE I I I I I I I I I I PROPERTY LINE---\ ROOF PLAN WEST BUILDING A- 5)) z o � w o w c� O 0 PROPERTY LINE 41'-3" 5'-0" I I I 10'-11"tj 3:12 I I 1 ss:12 > 1 ; ROOF VENT CALCULATIONS UJ ROOF DECK ROOF DECK =� ROOF VENT CALCULATIONS UJ I I NW I I z� O w J I � m� I Q"I w � w in N O N D I I M I J W . J I CD C� 0 cn RIDGE 0 N W N W I I PROPERTY LINE LL a_ I r(i 0 o U) ��� U) RIBBED PAINTED SHEET METAL LU L ROOF DECK I I 3:12 3:12 SLOPE SLOPE I ROOF DECK 1" EXPANSION JOINT SEAL WITH RESILIANT FILLER 4„ I (TYP.) ROOF DECK I I 3:12 3:12 SLOPE SLOPE I N a_ I OJ L`.I OJ I Ld c� N RIDGE 0 "� N I I I � N W N W I I IY;0 o �I Cn JPS ROOF DECK ILI I � I z I Z^I 3:12 3:1� I SLOPE SLOPE 031 1 m I .12 3:12 SLOPE O LLJ O 0 C RIDGE UJ w a aW_ o o� F < ROOF DECK 3 SLOP � III1I IIII I 3.12 3:12 I I SLOPE SLOPE 4 I J � UJ I x �of w UJ I ao I 3.12 o3:12 SLOPE SLOPE LU W PWNO O � M RIDGE W W O O M M (n (wn�w III11I III JQ��ROOF DECK I 3:O12 3:12 I I SLPE SLOPE I � I PROPERTY LINE --- �11 ROOF PLAN EAST BUILDIN. A-5 REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN u REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhoni@gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : Y CAD File No. U Project Architect Q Drawn By : M O I F N W N Date 3-6-2019 Scale 3/16" =1'-0" Q W REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN u REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhoni@gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tovassol Checked By Phase Date 3-6-2019 Scale 3/16" =1'-0" Drawing Title : PROPOSED EAST AND WEST BUILDING ROOF PLANS A�5 Drawing No : 15-167 7 C: r WAY PP-I('PT - 3V-0" DI _O AAAV LJCI('LJT ZZ° no EAST BUILDING EAST ELEV. 2 . A-8 EAST BUILDING WEST ELEV. REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani@gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam®TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Proiect No : 0000 CAD File No. Project Architect Jamsheed Sobhoni Drawn By : M. Tavassol Checked By Date 3-6-2019 Scale 1 /4" = 1'-0" Drawing Title : PROPOSED EAST BUILDING (2) EAST AND WEST ELEVATIONS A�8 Drawing No : 0 I 00 Ir CDI DO I o 00 0 I ROOF LEVEL F. 3RD FLR. CLG. 3RD FLR. F. 2ND FLR. CLG. 2ND FLR. F. was& 0 F I F O - �a �U UJ W N I 00 1 ST FLR. CLG. STABLISHED _ _ _ _ _ _ _ ESTABLISHED _ _ _ _ _ _ _ _ _ GRADE 1 ST FLR. F. _ _ _ _ GRADE 2 . A-8 EAST BUILDING WEST ELEV. REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani@gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam®TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Proiect No : 0000 CAD File No. Project Architect Jamsheed Sobhoni Drawn By : M. Tavassol Checked By Date 3-6-2019 Scale 1 /4" = 1'-0" Drawing Title : PROPOSED EAST BUILDING (2) EAST AND WEST ELEVATIONS A�8 Drawing No : MAY Pp -i ,PT v�'—n" C r r c r 1-1q A-7 \ IAV 1Ir-1/11 IT zz' n11 WEST BUILDING WEST ELEVATION 1 2 . A-7 WEST BUILDING EAST ELEVATION 3TABLISHED BADE J = Y �U W W Z 0 ME 4 REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani@gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam®TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Proiect No : 0000 CAD File No. Project Architect Jamsheed Sobhoni Drawn By : M. Tavassol Checked By Date 3-6-2019 Scale 1 /4" = 1'-0" Drawing Title : PROPOSED WEST BUILDING EAST, WEST ELEVATIONS A�7 Drawing No : MMMMMMMMMMM MEN MEN INEEMENEEMEN F=-] F=- I I W r I III �-- M-- I r �-- M-- I r I FE 0 I P2 6 1 -1 AM. 13.0. �-= P2 70 1 N 1 LF -I--4 I I 1 1, 11 LF -I--, I I I � I I MEN No NEENEENEEMENEEM INEENEEN 1 2 . A-7 WEST BUILDING EAST ELEVATION 3TABLISHED BADE J = Y �U W W Z 0 ME 4 REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani@gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam®TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Proiect No : 0000 CAD File No. Project Architect Jamsheed Sobhoni Drawn By : M. Tavassol Checked By Date 3-6-2019 Scale 1 /4" = 1'-0" Drawing Title : PROPOSED WEST BUILDING EAST, WEST ELEVATIONS A�7 Drawing No : 0 L0 I N o'er �0 0 _ry o_gW 2 L� 00 I MAX HEIGHT 33'-0" CD - I -E 00 ROOF LEVEL F. CD 3RD FLR. CLG. 00 �u z z ZI ZI u J 3RD FLR. F. I 2ND FLR. CLG. 2ND FLR. F. 0 ESTABLISHED GRADE 0 I i� 1ST FLR. FINISH @ 65.8575 0 c� w 2 E� 1-14 A-9 8'-2" 26'-0" BUILDING 1 & 2 NORTH ELEVATION 1ST FLR. FINISH @ 65.8575 AAA\/ LJ mt-LJT 2ZI "11 2 " A-9 BUILDING 1 & 2 SOUTH ELEVATION REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani@gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam®TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Proiect No : 0000 CAD File No. Project Architect Jamsheed Sobhoni Drawn By : M. Tavassol Checked By Phase Date 3-6-2019 Scale 1 /4" = 1'-0" Drawing Title : PROPOSED BUILDING 1&2 SOUTH/ NORTH ELEVATIONS A�9 Drawing No 15-170 11-1 1.11 (lUP9 %v---11-1v„r,- v„v/ 1v -- -11-1v1,,,- -11-1 1� SECTION THROUGH ENTRANCE FROM SANTA ANA AVENUE A-1.2 REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN u REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam®TheEdengroup.com Seal : No. Date Issue Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tavassol Checked By: Jamsheed Sobhani Phase Date 3-6-2019 Scale 1/4" = 1'-0" Drawing Title : PROPOSED PARKING SLOPE SECTION A�l 2 ■ Drawing No : 15-171 rr I L L'- I 1 F L I U _I I� T T I I_ r7 ' i L AC! 'N LLC L I I. L y I T PER DESIGN STANDARDS APPENDIX H IRRIGATION SYSTEMS SHALL COMPLY WITH THE FOLLOWING (a) Automatic irrigation controllers are required and must use evapotranspiration or soil moisture sensor data (h) Irrigation controllers shall be of a type which does not lose programming data in the event the primary power source is interrupted. (n) Pressure regulators shall be installed on the irrigation system to ensure the dynamic pressure ofthe system is within the manufacturers recommended pressure range. (d) Manual shut-offvalves (such as a gate valve, ball valve, or butterfly valve) shall be installed as close as possible to the point of connection ofthe watersupply. (e) All irrigation emission devices must meet the requirements set in the ANSI standard, ASABEiICC802-2014. "Landscape irrigation Sprinkler and Emitter Standard." All Sprinkler heads installed in the landscape must document a distribution uniformity low quarter of 0.65 or higher using the protocol defined in ASABE/ICC 802-2014. (C) At the time of final inspection, the permit applicant must provide the owner of the property with a certificate of completion, certificate of installation, irrigation schedule and a schedule of landscape and irrigation maintenance, LANDSCAPED AREA W. W v D v w W W W w ° p ti< Y W W •v �I W V Q Q - Y a Y W W W w V p V JQ p W Y L y y w W w W Sn� W W W W W W W 4 Q p CTJ W W W W V W W ° z y W WW w W w W C X pL1 W y y W W Q W W W C W W IW W W W W W W W W W W W V• V• V• + ' w W � W w W w y w C 1.—.�......y....,.. L p ° i ry nl oI v NMOCl C I pl UNIT -5 UNIT -8 _tel X19 w W W W W W W W v Q V � )T11 i1J �l III —� I p p IIARE,A p p " v ° v Q v Q a I > \ Y W Y W ISF yIW Q p G S O FRONT YARD SOUTH SIDE = 354 S.F. SYNTHETIC TURF / 50 S.F. PLANT MATERIAL FRONT YARD NORTH SIDE = 392 S.F. SYNTHETIC TURF / 50 S.F. PLANT MATERIAL SIDE YARD SOUTH SIDE = 90 S.F. PLANT MATERIAL SIDE YARD NORTH SIDE = 90 S.F. PLANT MATERIAL BACK YARD SOUTH SIDE = 380 S.F. SYNTHETIC TURF BACK YARD NORTH SIDE = 83 S.F. SYNTHETIC TURF TOTAL LANDSCAPE AREA = 280 S.F. P L A N T L I S T TYPE BOTANICAL NAME COMMON NAME WATER REQUIREMENTS SYMBOL TREE Cupressus sempervirens Italian Cypress Low Olea europaea 'Wilsonii' Wilson Olive Low SHRUB Buxus microphylla var. japonica � Japanese Boxwood SYNTHETIC TURF SYNTHETIC TURF SYNTHETIC TURF Medium NONE 6 p ° v ° p Q ` p EXISTING SIDE WAI_ 7 Q .1 M E LANDSCAPE NC) i ES: ° C V � V V Q � v v Q � Q v Q ° Q D � Q o g a c v v vp FRONT YARD SOUTH SIDE = 354 S.F. SYNTHETIC TURF / 50 S.F. PLANT MATERIAL FRONT YARD NORTH SIDE = 392 S.F. SYNTHETIC TURF / 50 S.F. PLANT MATERIAL SIDE YARD SOUTH SIDE = 90 S.F. PLANT MATERIAL SIDE YARD NORTH SIDE = 90 S.F. PLANT MATERIAL BACK YARD SOUTH SIDE = 380 S.F. SYNTHETIC TURF BACK YARD NORTH SIDE = 83 S.F. SYNTHETIC TURF TOTAL LANDSCAPE AREA = 280 S.F. P L A N T L I S T TYPE BOTANICAL NAME COMMON NAME WATER REQUIREMENTS SYMBOL TREE Cupressus sempervirens Italian Cypress Low Olea europaea 'Wilsonii' Wilson Olive Low SHRUB Buxus microphylla var. japonica � Japanese Boxwood SYNTHETIC TURF SYNTHETIC TURF SYNTHETIC TURF Medium NONE 6 p ° v ° p Q ` p EXISTING SIDE WAI_ 7 Q .1 M E LANDSCAPE NC) i ES: ° J Q Q FX STING SIDE, V 'fJ a p \\ \v\ N�ZU\ v Q\ V �\ Q AN'�' OL���� TREES �!Ti�l7_ED 1111` TT BE A NON—FRUITING VAIII LTY. —WATER �UII`i TYPE SHALL 6t. HOTARLE, � PROVIDED 6Y THE ITY OF N E`\AI�i BEACH. NVA'�1VE 19LANT �)'[.1ECI E� A) DL_TEPVII\1ED QY THE UTNY' OF NEW!"" DRT BEACH, APE IP+C'O[-0B1TED. A MINIMUM THREE IPJCH (3") I-AYER OF MULCH IIL APPLIED ON _ ALL EXPOSED SOIL SIJRrACES.OF PLANTING AREAS EXCEPT IN i URl AREAS, —`VEGETAI Ic DN SHALE BE SUITED CSN THE PROPERTY SO) AS NOT TO CRFF,P NG OR R00 1(' G GiROIINDCOVERS, OR DIRECT SEEDTdG APPLICA-TIONS SI CNIEI1\11 LY OiSTr IJC'T THE PRI IARY ViEVV FROM PRI 11ATE WHERE MULCH IS CO TTFRAVIDIC,AT.E0. PROPERTY AT ANY GIVEN TI.IVE 'GIVEN OF —SLOE PLANTING �,�E�,SIJREJ wSUCH A S C��NTO��) \ PL Af�TIN�; Af C) Tr—PrA 2I\11G OR OT HEP T EC�IINJI( �JES `;HALL FSE III CORPSR*TED ON SLI3PES TO 7I-1[- FLOW A[\ID RATE OF SURE.A.CE RUILJOFF IN ORDER TO PI!EVENIT SUREACE SOIL ERROS4N. —THE LANDSCArE PLAN SHAL[_ I")-'C'�1-II31T T�JE USS OFr UILDINC VAT RIA'S TRERT'TLD WFT1—] TORI � CO3V,,P00,JIFS `UID1 ^�' COPPER ^RSE,NATE-. —INCOPPORATE CIDNA,l AT A RATE OF AT (LEAST DOUR C1,_.J61C YARDS IpER 1,609 SQUAF�F FEET TO A, DEATH OF SIY INCHES INTO LANeSCAPE AREA (ur LESS CONTRA—IPJDICATED 6Y IA SOIL EST). LANDSCAPE PLANTING DESIGN - SITE PLAN SCALE: 1/8"=V-0" F 10 No. Revision/Issue Civil/Structural Consultant Name and Address Designer Name and Address Date PLANNING* LANDSCAPE* ARCH ITECTURE TRINITY DESIGN SERVICES 20812 MISSIONARY RIDGE DIAMOND BAR, CA 91789 (626) 536-9599 Project Name and Address ANASTASIOS C. NIKOLAOU NEW RESIDENTIAL CONDOMINIUM DEVELOPMENT PROJECT 1501 MESA DRIVE 20462 SANTA ANA AVENUE NEWPORT BEACH, CA 92660 Project Sheet 2017 03 Date D 102/16/2018 2/1 6/201 8 Designed g L-1 EDWARD X. SlScale 0 lkllliiiiitt�� 77�) 1/8" = 1'-" 1 OF 1 5-172 V � V v p � Q J Q Q FX STING SIDE, V 'fJ a p \\ \v\ N�ZU\ v Q\ V �\ Q AN'�' OL���� TREES �!Ti�l7_ED 1111` TT BE A NON—FRUITING VAIII LTY. —WATER �UII`i TYPE SHALL 6t. HOTARLE, � PROVIDED 6Y THE ITY OF N E`\AI�i BEACH. NVA'�1VE 19LANT �)'[.1ECI E� A) DL_TEPVII\1ED QY THE UTNY' OF NEW!"" DRT BEACH, APE IP+C'O[-0B1TED. A MINIMUM THREE IPJCH (3") I-AYER OF MULCH IIL APPLIED ON _ ALL EXPOSED SOIL SIJRrACES.OF PLANTING AREAS EXCEPT IN i URl AREAS, —`VEGETAI Ic DN SHALE BE SUITED CSN THE PROPERTY SO) AS NOT TO CRFF,P NG OR R00 1(' G GiROIINDCOVERS, OR DIRECT SEEDTdG APPLICA-TIONS SI CNIEI1\11 LY OiSTr IJC'T THE PRI IARY ViEVV FROM PRI 11ATE WHERE MULCH IS CO TTFRAVIDIC,AT.E0. PROPERTY AT ANY GIVEN TI.IVE 'GIVEN OF —SLOE PLANTING �,�E�,SIJREJ wSUCH A S C��NTO��) \ PL Af�TIN�; Af C) Tr—PrA 2I\11G OR OT HEP T EC�IINJI( �JES `;HALL FSE III CORPSR*TED ON SLI3PES TO 7I-1[- FLOW A[\ID RATE OF SURE.A.CE RUILJOFF IN ORDER TO PI!EVENIT SUREACE SOIL ERROS4N. —THE LANDSCArE PLAN SHAL[_ I")-'C'�1-II31T T�JE USS OFr UILDINC VAT RIA'S TRERT'TLD WFT1—] TORI � CO3V,,P00,JIFS `UID1 ^�' COPPER ^RSE,NATE-. —INCOPPORATE CIDNA,l AT A RATE OF AT (LEAST DOUR C1,_.J61C YARDS IpER 1,609 SQUAF�F FEET TO A, DEATH OF SIY INCHES INTO LANeSCAPE AREA (ur LESS CONTRA—IPJDICATED 6Y IA SOIL EST). LANDSCAPE PLANTING DESIGN - SITE PLAN SCALE: 1/8"=V-0" F 10 No. Revision/Issue Civil/Structural Consultant Name and Address Designer Name and Address Date PLANNING* LANDSCAPE* ARCH ITECTURE TRINITY DESIGN SERVICES 20812 MISSIONARY RIDGE DIAMOND BAR, CA 91789 (626) 536-9599 Project Name and Address ANASTASIOS C. NIKOLAOU NEW RESIDENTIAL CONDOMINIUM DEVELOPMENT PROJECT 1501 MESA DRIVE 20462 SANTA ANA AVENUE NEWPORT BEACH, CA 92660 Project Sheet 2017 03 Date D 102/16/2018 2/1 6/201 8 Designed g L-1 EDWARD X. SlScale 0 lkllliiiiitt�� 77�) 1/8" = 1'-" 1 OF 1 5-172 CENTERLINE —X—X,—X- FENCE LINE E --j ui PROPERTY LINE w EXISTING BUILDING W WALL, O FOUND OR SET MONUMENT AS NOTED > GAS VALVE rml MAIL BOX LL UTILITY POLE > TREE PALM TREE woo WATER METER (k- ADA ACCESS RAMP 0 GUARD POST 0 SANITARY SEWER MANHOLE F-4 SIGN GUY ANCHOR OR POLE WATER VALVE :ITSBI TRAFFIC SIGNAL PULL BOX TQl_ TRAFFIC SIGNAL POLE YL,� OVERHEAD TRAFFIC SIGNAL POLE FS FINISHED. SURFACE FF FINISHED FLOOR FL FLOWLINE NG DIRT TC TOP OF CURB GRAPHIC SCALE ( IN FEET ) I inch = 10 ft ESTABLISHMENT OF GRADE: A=65'•86 A + B + C + D = X; X / 4 B:'= 65.46 65.86 + 65.46 + 66.30 + 66.29 = 266.91 C = 66.30 263.91 / 4 =:65.9776 D = 66.29 LEGAL DESCRIPTION: A PORTION OF LOT 5 OF TRACT MAP 456 MM 17-9. BENCHMARK: ORANGE COUNTY BENCHMARK NO. CM -51-89, -DESCRIBED BY OCS 200I- FOUND 3314" OCS ALUMINUM BENCHMARK DISK STAMPED "CM -51-89', SET IN THE TOP OF A 4" BY 4" CONCRETE POST. MONUMENT IS LOCATED IN THE SOUTHWEST CORNER OF THE INTERSECTION OF SANTA ANA AVENUE AND MESA DRIVE, 57 FT. WESTERLY OF THE CENTERLINE OF MESA DRIVE AND 21 FT. NORTHERLY OF THE CENTERLINE OF SANTA ANA AVENUE. MONUMENT IS SET LEVEL WITH TOP OF CURB. ELEVATION= 65.9672 (NAVD 88) 0 00 w 4� 00 < z CJ) E --j ui A( L-o(L w z W OD 2 ir QN(eW Tt 0KIVIKWAY % vY % 10Cu G 65.50 • 9 f 1-1--A A S49 2l D 40 uj 77 X, PLANTE STORAGE s % 66 0 61 f :2 z w 65.63 W_ 64.99 f'U' < — , '� 4 C4 > zaq < OD 65.65 .- rC'+ 3 ``'� " 65,04 Il0 x Z < < z lbvo 0- AREA z K cil Lo N ('V ✓ EXISTING BUILDING "K. 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