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HomeMy WebLinkAbout2.0_Wolverton Duplex Variance_PA2016-159 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT March 9, 2017 Public Hearing Agenda Item No. 2 SUBJECT: Wolverton Duplex (PA2016-159) SITE LOCATION: 602 and 602 '/2 Iris Avenue Variance No. VA2016-004 APPLICANT: Andrade Architects, Inc. OWNER: Richard and Deana Wolverton PLANNER: Benjamin M. Zdeba, AICP 949-644-3253, bzdeba@newportbeachca.gov PROJECT SUMMARY A variance to allow portions of a new duplex to exceed the maximum height limit and to encroach into the required 15-foot third-floor setback. Also included is a request to allow a raised walkway that is greater than 18 inches in height from the existing grade and related improvements within the required side setbacks. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Resolution No. _ approving Variance No. VA2016-004 (Attachment No. PC 1). 1 V� QP �P Wolverton Duplex Planning Commission, March 9, 2017 Page 2 VICINITY MAP Ow, s P v r 940 GENERAL PLAN ZONING LOCATION GENERAL PLAN ZONING CURRENT USE(S) ON-SITE Two-Unit Residential RT Two-Unit Residential R-2 Duplex NORTH RT R-2 SOUTH RT R-2 Duplexes, condominiums and EAST RT R-2 single-family residences WEST RT R-2 3 Wolverton Duplex Planning Commission, March 9, 2017 Page 3 INTRODUCTION Project Setting and Background The subject property is located in Corona del Mar north of East Coast Highway near the intersection of Third Avenue and Iris Avenue. The site is approximately 3,540 square feet in area and generally slopes down from Iris Avenue towards the center of the lot with a grade change of approximately 6 feet, and then slopes up to the rear alley with a grade change of approximately 14 feet. It also slopes down from the south side to the north side of the property with a grade change of approximately 3 feet at worst case. It is currently developed with a single-story residence at the front and a garage with a second residence above at the rear alley. The front residence was constructed in 1960 and the garage with residence above was constructed in 1964. Variance No. 0330 was granted in 1956 to allow a waiver of the front setback requirements for the subject property as well as the adjoining property at 600 Iris Avenue. The Planning Commission at the time found that the topography of the lots creates a hardship for new development. Given the development bisected the lot with a front and rear structure, the grade has generally remained unaltered over time. The current development is nonconforming due to the number of parking spaces inasmuch as only two garage spaces are provided and the Zoning Code requires two enclosed and two covered for a total of four parking spaces for a two-unit development. Prosect Description The applicant desires to demolish the existing structures and construct a new duplex. In order to create a development that both meets the property owners' needs and is equitable with the existing and allowed development of the surrounding neighborhood, a variance is requested. The Variance would allow: 1) portions of the structure to exceed the 24-foot height limit for flat roofs and railings as well as the 29-foot height limit for sloping roofs; 2) raised walkways (greater than 18 inches from existing grade) and related improvements in the side and front setback areas; and 3)an encroachment into the required 15-foot additional setback at the rear alley for third floor area. The development would not exceed the allowable height limitation at both the front and rear of the lot as can be viewed from the street and alley. The applicant's project description and accompanying photographs of existing conditions are provided as Attachment No. PC 2. The project plans (Attachment No. PC 3) provide additional information on the site topography as well as the location, height and layout of the proposed structure. Given the sloping topography of the property, there are four levels of living area and one subterranean basement. The proposed design allows access from the street level as well as a garage and carport that are accessible from the alley. 4 Wolverton Duplex Planning Commission, March 9, 2017 Page 4 A detailed colored rendering of the worst case (lowest) neighboring elevation is provided as Attachment No. PC 4. DISCUSSION Analysis General Plan and Zoning Code The Land Use Element of the General Plan designates the site as Two-Unit Residential Detached (RT) and the Zoning Code designates the site as Two-Unit Residential (R-2), which are intended to provide for areas appropriate for a maximum of two residential dwelling units on a single lot. The proposed development is consistent with these designations and use of the property would not change. Floor Area The maximum floor area is 1.5 times the buildable area of the site pursuant to Section 20.18.030 (Residential Zoning Districts General Development Standards). The buildable area is defined as the area of a site excluding the required setback areas. The buildable area of the subject property is 2,232 square feet and the maximum floor area is 3,348 square feet. Therefore, the proposed total floor area of approximately 3,346 square feet is below the maximum floor area limit. Subterranean basements' are excluded from the gross floor area calculation. Parking Two enclosed and two covered parking spaces are required and provided for with the proposed project as it is a duplex, pursuant to Section 20.40.030 (Requirements for Off- Street Parking). The proposed project would include two single-car garages with two single carport spaces in a tandem configuration accessed from the alley. This configuration is typical of most two-unit developments in the Corona del Mar area. Height Pursuant to Section 20.30.060 (Height), the height limit for structures within the R-2 Zoning District is 24 feet for a flat roof and any balcony or roof deck railings, and 29 feet for a sloped roof. Pursuant to NBMC Section 20.30.050 (Grade Establishment), the building height on a lot that slopes more than five percent is measured from a plane established by determining the elevation of the lot at five evenly spaced points along each of the two side property lines and connecting each of the points along a side property line with the corresponding point on the opposite side property line, as shown in Figure 1. "Subterranean basement' means that portion of a building located below grade, provided the finished floor above is not more than eight inches above grade at any point. Wolverton Duplex Planning Commission, March 9, 2017 Page 5 P1 Front Setback „ _ P2 Buildable Area 4-sided polygon that approximates P "" - _ P3 the building footprint e' P4 P2 P5 P3 I Lot Line P4 ''(Setback .err Rea P5 Figure 1 — Height Measurement for a Slope Greater than Five Percent Height Variance The proposed structure would exceed the height limit for both flat and sloping roofs as it spans the depth of the lot (see Sheets A.202 and A.203 of Attachment No. PC 3). The worst case condition is viewed from the northern side property; however, the southern property line maintains a similar condition. Given the cross-slope of the property from both north to south and east to west, the requested height exceedances vary across the property from the existing grade. The greatest height exceedance is the roof deck railing toward the front of the structure, which is proposed to exceed the flat roof height limit by approximately 6 feet, 8 inches. Figure 2 best exemplifies the changes in existing grade in relation to the proposed structure as can be seen from the worst case at the northern property line. As designed, the proposed structure would not exceed the required height limits at either the front or rear elevations as viewed from the sidewalk and alley, respectively. The rear sloping portion will meet the 29-foot limit and the front roof deck railing will meet the 24- foot limit. The structures immediately across Iris Avenue benefit from a natural higher building pad elevation as the lots slope upward from east to west. Lots in the vicinity and under the same zoning classification are less restricted by topography and are generally built to the maximum height limitation. Due to the practical difficulties presented with the atypical gully condition towards the center of the lot and the design's compatibility with the neighborhood, staff believes the requested height variance is acceptable. Wolverton Duplex Planning Commission, March 9, 2017 Page 6 ' 1 I I I I 1 I ' I I AREA EXCEEDS 1 HEIGHT ------------ � I ------------ ILI I b 1 1 1 6 =r 0 nO 1 T77 J _ s I LL -r I 1 ry 9 I 1 1 1 ' EXISTING GRADE A ORTH PROPERTY LI 1 Figure 2 — Northern Elevation Height Exceedances Wolverton Duplex Planning Commission, March 9, 2017 Page 7 Setbacks The required setbacks are 20 feet along the front property line, 3 feet along the side property lines, and 5 feet along the rear property line adjacent to the alley. The front setback is established by Setback Map S-10A and the side and rear setbacks are established by NBMC Section 20.18.030. Section 20.30.110 (Setback Regulations and Exceptions) provides a list of allowed encroachments into the required setback areas. Included is a limit on decks, landings, patios, platforms, porches, steps and terraces, and similar structures such that they are no greater than 18 inches high from existing grade within a side setback. Further, Section 20.30.040 (Fences, Hedges, Walls, and Retaining Walls) limits heights of fences, walls and retaining walls to 6 feet from existing grade within side setbacks and 42 inches within front setbacks. Side Setbacks Encroachment Variance The proposed development includes raised walkways and associated retaining walls within the side and front setback areas. These conditions only occur near the center portion of the lot where the topography forms a gully. As proposed and conditioned, the retaining walls and privacy walls at the highest point on the north side of the property will be designed such that the uppermost portion is at least 60-percent open to allow the passage of light and flow of air into the neighboring property. Staff recommends applying the standards identified in 20.30.040(C)(5), which typically apply to lots that are required to be raised for flood hazard purposes. In this case, application of this section would help to soften any potential impact on the neighboring properties on either side. Staff also recommends including Condition of Approval No. 7 identified in the draft Resolution, which would require the fencing within the front setback to be designed such that it will be at least 40-percent open, and will further soften the impact on neighboring properties. Staff believes the requested encroachment with the recommended modification is acceptable given the raised side-yard walkways will allow the property owners to construct a subterranean basement, consistent with the ability for the majority of other properties in the vicinity. The raised side-yard walkways will also help to ensure the massing on the side elevations is appropriately broken up as opposed to having a tall, unarticulated wall with a sunken side yard condition, which would be inconsistent with the NBMC Section 20.48.180 (Residential Development Standards and Design Criteria). Residential Design Criteria NBMC Section 20.48.180(B) presents criteria that is to be used in determining a project's consistency with the purpose of the Zoning Code and with the policies of the General Plan related to architecture and site design. Staff believes the proposed Variance helps the proposed project meet the identified criteria. The height exceedances and third floor setback encroachment will help reduce the vertical massing, especially at the side elevations, and will further help to allow 2 Wolverton Duplex Planning Commission, March 9, 2017 Page 8 variation in the location of the upper floor levels. The proposed raised walkways will allow for a more pronounced entry from the street elevation and also help to soften the massing by breaking up the vertical wall plane. The proposed project will also incorporate a high level of architectural treatment with varying textures and materials including smooth stucco, stone cladding, horizontal wood siding, glass railings, and standing seam metal roofing. Third Floor Setback NBMC Section 20.48.180 (Residential Development Standards and Design Criteria) requires floor area on the third level to be set back a minimum of 15 feet from the front and rear setback lines. No additional setbacks are required from the side setbacks when a lot is 30 feet in width, such as the subject property. Third Floor Setback Variance The third level is only apparent at the rear alley elevation (see Sheet A.104 of Attachment No. PC 3 "Fourth Floor Plan"). The required alley setback is 5-feet; therefore, the third floor is required to be set back 20 feet from the property line. The proposed location of the third floor will encroach 10 feet, 10 inches into the required setback for the third floor area. Strict compliance with the required setback would push the third story area further towards the center of the lot, which would increase the overall height given the lot slopes down from the alley elevation. Given this sloping condition and that the second and third levels at the rear alley elevation are set back an additional 4 feet, 2 inches, staff believes the proposed location of the third floor level is appropriate and reduces the overall height impact on neighboring lots. Required Findings Pursuant to Section 20.52.090 (Variances)of the Zoning Code, the Planning Commission must make the following findings in order to approve a variance: 1. There are special or unique circumstances or conditions applicable to the subject property (e.g., location, shape, size, surroundings, topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical zoning classification; 2. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification; 3. Granting of the variance is necessary for the preservation and enjoyment of substantial property rights of the applicant; 9 Wolverton Duplex Planning Commission, March 9, 2017 Page 9 4. Granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district,- 5. istrict,5. Granting of the variance will not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood, and 6. Granting of the variance will not be in conflict with the intent and purpose of this section, this Zoning Code, the General Plan, or any applicable specific plan. A variance is a request to waive or modify certain standards when, because of special circumstances applicable to the property, including location, shape, size, surroundings, topography, or other physical features, the strict application of the development standards otherwise applicable to the property denies the property owner privileges enjoyed by other property owners in the vicinity and in the same zoning district. A variance can only be granted to maintain parity between the variance site and nearby properties in the same zoning district to avoid the granting of special privileges to one property. Staff believes sufficient facts exist to support the Variance request as demonstrated in the draft Resolution (Attachment No. PC 1). The topography of the subject property restricts the potential development on the site and makes it difficult to design a structure of comparable size to other properties in the area without encroaching into setbacks and exceeding the height limit. Furthermore, the project has been designed such that it will be compatible with other properties in the vicinity, and will not appear out of scale or character for the existing and allowed development in the surrounding area. Alternatives Staff recommends approval based on the required findings for approval of a variance; however, the following alternative actions are available for the Commission: 1. Should the Planning Commission determine that there are insufficient facts to support the findings for approval, the Planning Commission must deny the application and provide facts in support of denial to be included in the attached draft resolution for denial (Attachment No. PC 5). 2. The Planning Commission may suggest specific changes to the project design that are necessary to alleviate concerns. If any requested changes are substantial, the item should be continued to a future meeting to allow a redesign or additional analysis. Should the Planning Commission choose to do so, staff would return with a revised resolution incorporating new findings and/or conditions. Alternative design options could include, but are not limited to: 10 Wolverton Duplex Planning Commission, March 9, 2017 Page 10 a. Lowering the roof over the stairwells for the floor plan labeled "third floor" to reduce the requested variance for height. b. Lowering the western floors to create a roof deck railing that complies with the 24-foot height limitation. c. Modifying retaining wall and fence heights within the front or side setback areas in terms of overall height and/or materials used. Environmental Review This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction) 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. This exemption covers the construction of new small facilities or structures including a duplex. The proposed project is the construction of a new duplex. 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: Submitted by: B n V . deba, AICP Bren"WisneAi, ICP, Deputy Director Associate ��# nner ATTACHMENTS PC 1 Draft Resolution for Approval PC 2 Applicant's Project Description and Justification PC 3 Project Plans PC 4 North Elevation Rendering PC 5 Draft Resolution for Denial :\Users\PLN\Shared\PA's\PAs-2016\PA2016-159\PA2016-159 Draft Staff Report_03092017.docx 21 V� QP �P 2� Attachment No. PC 1 Draft Resolution for Approval 13 V� QP �P 2� RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING VARIANCE NO. VA2016-004 TO EXCEED THE MAXIMUM HEIGHT LIMITATION AND ENCROACH INTO THE REQUIRED THIRD-FLOOR SETBACK, AND TO ALLOW RAISED WALKWAYS AND RELATED IMPROVEMENTS WITHIN REQUIRED SIDE SETBACKS FOR A NEW DUPLEX LOCATED AT 602 IRIS AVENUE (PA2016-159) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Andrade Architects, Inc. on behalf of Richard and Deana Wolverton (Applicant), with respect to property located at 602 Iris Avenue, and legally described as Lot 4 in Block 636, in the City of Newport Beach, County of Orange, State of California, as per Map recorded in Book 3, Page(s) 41 and 42 inclusive of Miscellaneous Maps in the Office of the Recorder of said County, requesting approval of a variance. 2. The Applicant requests to allow portions of a new duplex to exceed the maximum height limit and to encroach into the required 15-foot third-floor setback. Also included is a request to allow a raised walkway that is greater than 18 inches in height from the existing grade within the required side setbacks. 3. The subject property is designated Two-Unit Residential (RT) by the General Plan Land Use Element and is located within the Two-Unit Residential (R-2) Zoning District. 4. The subject property is not located within the coastal zone. 5. A public hearing was held on March 9, 2017, in the Council Chambers located 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. 1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction) 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. The Class 3 exemption the construction of new small facilities or structures including a duplex. The proposed project is the construction of a new duplex. 15 Planning Commission Resolution No. #### Page 2 of 8 SECTION 3. REQUIRED FINDINGS. In accordance with NBMC Section 20.52.090(F) (Variances), the following findings and facts in support of such findings are set forth: Finding: A. There are special or unique circumstances or conditions applicable to the subject property (e.g., location, shape, size, surroundings, topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical zoning classification. Fact in Support of Finding: The subject property is rectangular and 3,540 square feet in area, which is typical of most lots within the Corona del Mar area that are zoned R-2. The topography, however, is atypical as compared to other properties in the vicinity in that it slopes down from Iris Avenue towards the center of the lot with a grade change of approximately 6 feet, and then slopes up to the rear alley with a grade change of approximately 14 feet. It also slopes down from the south side to the north side of the property with a grade change of approximately 3 feet at some points. The variation in topography across the property creates a gully and presents a unique circumstance that warrants the requested variance, which helps the proposed development achieve comparable size and scale to other surrounding R-2 properties. Finding: B. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification. Facts in Support of Finding: 1. The exception to the height limit and setback encroachments are necessary to allow a structure to be built of comparable size and scale to developments on other R-2 properties in the vicinity. The buildable area of the subject property is 2,232 square feet, the maximum floor area is 3,348 square feet, and the proposed total floor area is approximately 3,346 square feet. 2. The Zoning Code requires structures to be measured from existing grade and third floors to be centered such that the mass is away from the property lines. Other R-2 properties in the vicinity that are generally flat or more consistently sloped may be developed with structures that have third floors in compliance with the maximum height limit. Due to the topographical constraint of the gully in this case, strict compliance with the Zoning Code development standards precludes the property owners from enjoying this same privilege of designing a compliant third floor. 01-03-17 10 Planning Commission Resolution No. #### Page 3 of 8 3. The allowance of a raised walkway within the side setbacks allows the property owners to construct a subterranean basement. Strict compliance with the Zoning Code development standards would make a subterranean basement level infeasible and would push the side yard areas down such that they are sunken, which is out of character with the development pattern of the greater vicinity. 4. The granting of the variance is necessary for the preservation and enjoyment of substantial property rights, as the proposed duplex is of comparable size and height to most other buildings in the vicinity. Finding: C. Granting of the variance is necessary for the preservation and enjoyment of substantial property rights of the applicant. Facts in Support of Finding: 1. The granting of the variance is necessary for the preservation and enjoyment of substantial property rights, as the proposed project allows for development on the constrained site that is comparable other developments in the surrounding area. The variance allows the property owners to construct a duplex that meets their needs, is close to the maximum floor area limit for the site, and provides the code required parking. 2. The variance allows the property owners to develop a duplex with a main level that is accessible from the street elevation rather than designing a main level that is sunken below. 3. See Facts in Support of Finding B-2 and B-3 above, which are also in support of Finding C. Finding: D. Granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district. Facts in Support of Finding: 1. The variance does not constitute a grant of a special privilege as it allows the property owner to develop a duplex that is comparable to and compatible with developments on other lots in the vicinity that are identically zoned. Other lots in the vicinity under the same zoning classification are able to be developed with structures that have a subterranean basement as well as a third floor. The proposed encroachments into the required setbacks and proposed height limit exception do not result in a special privilege as the variance allows the property owners to construct a duplex that meets their needs while maintaining parity with surrounding development. 01-03-17 27 Planning Commission Resolution No. #### Page 4 of 8 2. The proposed duplex will not exceed 29 feet from existing grade at the rear property line; therefore, the property owners will not achieve additional height beyond what would be permissible on a flat lot. Furthermore, when viewed from the street and alley elevations, the structure will appear compliant with the height limit, consistent with other homes constructed in the vicinity. 3. The adjacent properties across Iris Avenue benefit from a naturally raised pad, which results in structures that appear taller in height from the street elevation. The proposed exception from the height limit will not result in a development that is out of character with the neighborhood. Finding: E. Granting of the variance will not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood. Facts in Support of Finding: 1. The design of the structure includes adequate articulation, modulation, open volume area consistent with the requirements of the Zoning Code, and privacy for the abutting properties. 2. The roof has been designed to pitch down towards the neighboring properties to minimize bulk and mass, and the location of the third floor toward the rear of the property where grades are higher will minimize the overall height of the building as viewed from the center of the lot where the grades are the lowest. 3. The proposed encroachment of the raised walkways will not affect the flow of light or air to adjoining residential properties as adequate separation is provided and no additional above grade encroachments are proposed into the side setbacks. 4. The proposed setback encroachments for the raised walkway and related retaining walls will not appear out of character as the taller improvements are towards the center of the lot and away from the front and rear property lines. The proposed wall and privacy fence design has been limited such that it does not negatively impact the abutting properties. As conditioned, the fence above the retaining wall and walkway will be designed such that it is open to allow light and air to pass through. 5. There are no public views over, or adjacent to the project site. Finding: F. Granting of the variance will not be in conflict with the intent and purpose of this section, this Zoning Code, the General Plan, or any applicable specific plan. 01-03-17 12 Planning Commission Resolution No. #### Page 5 of 8 Facts in Support of Finding: 1. The Zoning Code provides the flexibility in application of land use and development regulations through the variance review process. The variance procedure is intended to resolve practical physical hardships resulting from the unique topography and lot configurations that exist in the City and on this property. Due to the topography of the lot, height and design of buildings on neighboring properties, the height limit exception and setback encroachments can be approved by the Planning Commission through this variance request. 2. The subject property is designated for two-unit residential use and the granting of the variance does not increase the density beyond what is planned for the area, and will not result in additional traffic, parking, or demand for other services. 3. Setbacks required by the Zoning Code govern the location of structures on a lot and provide for open areas around structures for visibility and traffic safety, access to and around structures, access to natural light and ventilation, separation of incompatible land uses, space for landscaping and recreation, protection of natural resources, and safety from fire and geologic hazards. The variance maintains appropriate setbacks for the property consistent with the existing development pattern in the neighborhood and will not contradict or circumvent this purpose. 4. Granting of the variance provides the project greater flexibility in satisfying the design criteria established by the Zoning Code. Allowing the third-floor setback to encroach toward the alley, reduces the height of the structure at the mid-point of the lot which could impact the adjacent residences. Allowing the side yard walkways to be raised also creates articulation of the side walls. 5. The third-floor setback encroachment reduces the overall height of the project by pushing the mass of the third floor towards the rear of the lot where the existing grade is highest. Although it will be stacked above the second floor, the second floor is set back an additional 4 feet from the required setback line such that it will not appear abrupt and out of scale with the area. 6. The subject property is not located within a specific plan area. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Variance No. VA2016-004, 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 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of NBMC Title 20 Planning and Zoning. 01-03-17 29 Planning Commission Resolution No. #### Page 6 of 8 PASSED, APPROVED, AND ADOPTED THIS 9TH DAY OF MARCH, 2017. AYES: NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chairman BY: Peter Zak, Secretary 01-03-17 Planning Commission Resolution No. #### Page 7 of 8 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval, except as modified by applicable conditions of approval. 2. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 4. This Variance may be modified or revoked by the Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 5. The retaining walls and fences within the side setback areas shall be designed in accordance with NBMC Section 20.30.040(C)(5) in order to provide for adequate passage of light and air into the neighboring properties. 6. The fence above the retaining wall and walkway within the front setback area shall be no higher than the minimum amount required by the Building Code and shall be designed such that it is 40-percent open. 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 the building permits. 8. 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. 9. 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. 10. 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). 01-03-17 22 Planning Commission Resolution No. #### Page 8 of 8 11. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the Wolverton Duplex including, but not limited to, Variance No. VA2016-004 (PA2016-159). 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 conditia,. 01-03-17 Attachment No. PC 2 Applicant's Project Description and Justification 23 V� QP �P PA2016-159 2880 S. Coast Hwy. Laguna Beach. CA 92651 Phone 949 7157474 Fax 949 715-7475 andradearch itects.cwm A N D R A D E September 12, 2016 RE: Variance Application 602 Iris Ave Newport Beach, CA 92625 Project Description The proposed project consists of two multi-level residential units. The main unit is 1745.74 s.f. living space with 196.68 s.f. attached garage. The plan design includes a street level main floor living space with a second floor living space, roof deck level above and living space basement below. The second unit is 1208.78 s.f. living space with 196.68 s.f. attached garage. The plan design includes two living space levels above garage and carports. Justification and Findings 1. The subject property is one of a few parcels within the vicinity and in the same zoning district that have severe topography. There is a difference in elevation from front street to rear alley of over 10 ft. Also there is a difference from highest elevation to lowest elevation of over 17 ft. 2. Application of the zoning code for grade establishment (20.30.050) and the application of height limitation (20.30.060)severely limits the availability of reasonable useable area for enclosed living space. The extreme variation in grade elevation and the associated height limits will require a plan design with multiple offset split levels as opposed to typical plan design. The relationship between vehicle parking at the rear alley and the interior living space will be extremely unconventional and difficult to accommodate. In addition, the resulting structural requirement to accommodate such split level design will be extreme and a roof design will be very complicated as well. Therefore, the strict compliance of the zoning code requirements would deprive the subject property of typical plan design, structural design, and reasonable useable living space which are privileges enjoyed by other properties in the vicinity and under identical zoning classification. 3. Due to severe topography of the subject property and the extreme plan design restrictions resulting from height limitation requirements, granting of the requested variance is necessary for the preservation and enjoyment of the applicant's substantial property rights to develop a reasonable useable living space and associated uses. 2.5 PA2016-159 4. The subject property is one of few properties in the vicinity and in the same zoning district with severe topographic constraints. Therefore, granting of the requested variance will not constitute a grant of special privilege. 5. The proposed plan design and architecture that utilizes the requested variance for exceeding height limitation is very consistent with plan design and architecture of properties in the vicinity and in the same zoning district. Therefore, granting of the requested variance will not be detrimental to the harmonious and orderly growth of the City, or endanger,jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood. 6. The proposed plan design and architecture is sensitive to the relative grade elevations and the relationship of overall building height to existing grade at both front street and rear alley. 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' 4 ' S / n !S f * +w 1 I - w• / WAI� � ` fY r � , - �`, :_ ti ' ► ` ` At OV riMA4� - ` k - # e.. _ � r illi I � -- { ] y y . } 1, _, MrAo Ot- I / i `' i�1 `r if l .► le- I* r • c � _ _... . r 4 � '4 mss.. i ., •44;4k - l' + ! � + 1 • r 0 r p VV r . ` - _ - � 1 000 t AL qaLaL ti +� y 4kf p� ' + ' f r 't�► s d y +* &- �+ ' �+ i . r Ifs ' i � �. qrA YN�} + t - — !,t - r ► :. ' M Ira 1L# 1 ■I +■ _ 1 - 1 . 1 � J it r �_ r _ r V�. Attachment No. PC 3 Project Plans 33 V� QP �P 31{ PA2016- 159 Attachment No . PC 3 - Project Plans UOVmKrwWnmK 3U>QO�WU z�pWwwWzz �rU0 OO H� K0dp -rU R'm p w m�~z Q W N Q ow aw z 0w¢w�z"'o axma-I laz�wa 0030 ¢W� ❑xOM ¢rrpx�p�3p Z.2 w zrxo a O LIIIIIIIIIIIIIIIIII EE ) �c zaF M V\/ LIIIIIIIIIIIIIIIIII EE F F 114 LJ9 = M g � . N O Q �- U . z o R� o Lu N � LL LL Z Q U 602 IRIS Of w 0 0 NEWPORT z BEACH , CALIFORNIA 92625 X Lo N W rr9 J N a a p U VICINITY MAP GENERAL NOTES DEFERRED SUBMITTALS CODE COMPLIANCE PROJECT DESCRIPTION 0 _ 1. NO CHANGES ARE TO BE MADE ON/T0 THESE PLANS WITHOUT THE THIS PROJECT SHALL COMPLY WITH 2013 CALIFORNIA RESIDENTIAL CODE THE PROJECT CONSISTS OF TWO MULTI LEVEL RESIDENTIAL UNITS. THE MAIN •STRUCTURAL STEEL SHOP DRAWINGS O KNOWLEDGE AND CONSENT OF THE ARCHITECT WHOSE STAMP AND (CRC); 2013 CALIFORNIA CODE (CBC);2013 CALIFORNIA PLUMBING CODE(CPC); UNITS IS 1,947.17 S.F. LIVING SPACE WITH 196.68 S.F.ATTACHED GARAGE.THE Q SIGNATURE APPEARS HEREON. •FIRE SPRINKLER DRAWINGS 2013 CALIFORNIA ELECTRICAL CODE(CEC); 2013 CALIFORNIA MECHANICAL PLAN DESIGN INCLUDES A STREET LEVEL MAIN FLOOR LIVING SPACE WITH A N W CODE (CMC); 2013 BUILDING ENERGY EFFICIENCY STANDARDS (BEES);2013 SECOND FLOOR LIVING SPACE, ROOF DECK LEVEL ABOVE AND LIVING SPACE O m Joh 2. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND EXISTING CONDITIONS CALIFORNIA GREEN BUILDING STANDARDS CODE (CGBSC),AS AMENDED BY BASEMENT BELOW. PQ �„ PRIOR TO STARTING WORK. THE CONTRACTOR SHALL REPORT TO THE CITY ORDINANCE �^ ARCHITECT ANY ERROR, INCONSISTENCY, OR OMISSION HE MAY THE SECOND UNIT IS 1,399.77 S.F. LIVING SPACE WITH 196.68 S.F.ATTACHED W N DISCOVER. THE CONTRACTOR IS RESPONSIBLE FOR CORRECTING ANY GARAGE.THE PLAN DESIGN INCLUDES TWO LIVING SPACE LEVELS ABOVE W Grant ERROR,AFTER THE START OF CONSTRUCTION,WHICH HAS NOT BEEN GARAGE AND CARPORTS. Hovrald Park a r+ y BROUGHT TO THE ATTENTION OF THE ARCHITECT. THE MEANS OF 2 CORRECTING ANY ERROR SHALL FIRST BE COORDINATED WITH THE ` aP cw� ARCHITECT. O S '-'-' 3. THE STRUCTURAL DRAWINGS REPRESENT THE FINISHED STRUCTURE. SEPARATE PERMITS SQUARE FOOTAGES PROJECT DATA �;r `o Qoe THEY DO NOT INDICATE THE METHOD OF CONSTRUCTION. THE Z ae ¢ CONTRACTOR SHALL TAKE ALL MEASURES NECESSARY TO PROTECT THE 0, F s STRUCTURE DURING CONSTRUCTION. SUCH MEASURES SHALL INCLUDE, APN: 459-053-09 Q' PROJECT Lp�ATION ty FIRST FLOOR LIVING 919.04 S.F. p �i BUT NOT BE LIMITED TO, BRACING AND SHORING FOR LOADS DUE TO •DEMOLITION OF EXISTING STRUCTURE SECOND FLOOR LIVING 903.95 S.F. o TRACT: 622.02 CONSTRUCTION EQUIPMENT, CONSTRUCTION LOADS OF MATERIALS, ETC. THRID FLOOR LIVING 831.50 S.F. CONTRACTOR, AT HIS OWN EXPENSE, SHALL ENGAGE PROPERLY •SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT FOURTH FLOOR LIVING 299.09 S.F. a 6ayside P QUALIFIED PERSONS TO DETERMINE FIELD LAYOUT OF THE BUILDING AND LOT: 4 bnve Park ITS ELEMENTS. TOTAL LIVING 2,953.58 S.F. Pe o ¢ a FIRE SPRINKLER SYSTEM BLOCK: 636 ? , 4. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO LOCATE ALL OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING GARAGE 393.36 S.F. 10.1 MILE0TH EXISTING UTILITIES,WHETHER SHOWN HEREON OR NOT,AND TO INSPECTION 2 ZONE: R-2 as 'sky S .2J PROTECT THEM FROM DAMAGE. THE CONTRACTOR SHALL BEAR ALL ALLOWABLE BUILDING AREA EXPENSE FOR REPAIR OR REPLACEMENT OF UTILITIES OR OTHER •A/C CONDENSER LOT AREA MINUS SETBACKS 2,232.00 S.F. OCCUPANCY: R-3/U PROPERTY DAMAGED BY OPERATIONS IN CONJUNCTION WITH THE ALLOWABEL AREA 150% OF 2,232.00 S.F. 3,348.00 S.F. CONSTRUCTION TYPE: VB FULLY SPRINKLED PROSECUTION OF THE WORK. •MASONRY OR CONCRETE FENCES OVER 3'6" HIGH PROPOSED AREA O.K. 3,346.94 S.F. 5. GENERAL CONTRACTOR IS RESPONSIBLE FOR PROVIDING TEMPORARY •RETAINING WALLS OVER 4' HIGH FROM THE BOTTOM OF THE FOUNDATION TO #OF STORIES: 4 WATER, POWER AND TOILET FACILITIES AS REQUIRED. OPEN VOLUME AREA THE TOP OF WALL. OR ANY COMBINATION OR RETAINING WALUFOUNDATION REQUIRED 15%OF 2,232.00 S.F. 334.80 S.F. 6. AGENCY APPROVED PLANS SHALL BE KEPT IN A SMALL PLAN BOX AND WITH A FENCE ABOVE, SUCH THAT THE TOTAL HEIGHT EXCEEDS 4'AS NOTED COURTYARD 133.24 S.F. ABOVE. SHALL NOT BE USED BY WORKMEN. ALL CONSTRUCTION SETS SHALL ENTRY PORCH 76.69 S.F. W REFLECT THE SAME INFORMATION. THE CONTRACTOR SHALL ALSO •"POOLS, SPAS,WALLS, FENCES, PATIO COVERS, AND OTHER FREESTANDING BALCONY 71.50 S.F. W RETAIN, IN GOOD CONDITION, ONE (1)COMPLETE SET OF PLANS WITH ALL STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS." CAR PORTS 388.40 S.F. _ REVISIONS, REVISIONS,ADDENDA AND CHANGE ORDERS, ON THE TOTAL PROVIDED O.K. 669.83 S.F. (n PREMISES AT ALL TIMES. MAIN UNIT 7. ALL DEBRIS SHALL BE REMOVED FROM THE PREMISES AND ALL AREAS FIRST FLOOR LIVING 834.39 S.F. w SHALL BE LEFT IN A BROOM CLEAN CONDITION AT ALL TIMES. SECOND FLOOR LIVING 903.95 S.F. 8. CONTRACTOR SHALL TAKE ALL NECESSARY PRECAUTIONS TO INSURE THIRD FLOOR LIVING 12.15 S.F. 0 THE SAFETY OF ALL THE OCCUPANTS AND WORKERS AT ALL TIMES. TOTAL LIVING AREA 1,750.49 S.F. U GARAGE 196.68 S.F. 9. DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALES SHOWN ON TOTAL AREA 1,947.17 S.F. DRAWINGS. DO NOT SCALE DRAWINGS. NOTES AND DETAILS ON DRAWINGS SHALL TAKE PRECEDENCE OVER GENERAL NOTES AND SECOND UNIT STANDARD DETAILS. CONVENTIONAL DETAILS SHALL APPLY WHERE NO FIRST FLOOR LIVING 84.65 S.F. SPECIAL DETAIL OR CALL-OUT IS SHOWN. THE ARCHITECT WILL THIRD FLOOR LIVING 819.35 S.F. FURNISH ANY CLARIFICATION AT THE REQUEST OF THE SUPERINTENDENT. FOURTH FLOOR LIVING 299.09 S.F. TOTAL LIVING AREA 1,203.09 S.F. 10. THE GENERAL CONTRACTOR SHALL COORDINATE ALL WORK AND GARAGE AREA 196.68 S.F. MATERIALS PROVIDED BY OTHERS. TOTAL AREA 1,399.77 S.F. 11. BURIED METAL PIPES TO BE CORROSION RESISTANT. 12. PROVIDE FLEXIBLE UTILITY CONNECTIONS. REVISIONS 13. ISSUDOES NCE OF A RELIVE APPLICANTS DING PERMIT THE ECITY OFGALRE REQUIREMENTS TSTO GENERAL REQUIREMENTS PROJECT DIRECTORY SHEET INDEX ACOR/16 DOES NOT RELIVE APPLICANTS OF THE LEGAL REQUIREMENTS TO PLANNING CORRECTIONS a OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE 11/16/16 RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD •HEIGHT CERTIFICATION INSPECTION IS REQUIRED OWNER: ARCHITECT: ARCHITECTURAL: STRUCTURAL: PLANNING CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT RICK WOLVERTON ANDRADE ARCHITECTS, INC. G.001 COVER SHEET 2 OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. CORRECTIONS •ALL PERMITS RELATED TO THE PROPOSED PROJECT SHALL BE ISSUED AT 704 ACACIA AVE. 2880 SOUTH COAST HIGHWAY G.002 SQUARE FOOTAGE 14. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN THE SAME TIME, OR SEPARATE PLANS AND PLAN REVIEW WILL BE REQUIRED NEWPORT BEACH, CA 92625 LAGUNA BEACH, CA 92651 CALCULATIONS CIVIL: Q ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS FOR ITEMS NOT ISSUED WITH THIS REVIEW. (714)493-0434 PHONE: 949-715-7474 FAX: 949-715-7475 A.001 SITE PLAN DEPARTMENT. W •"HERS VERIFICATION" REQUIRED A.100 BASEMENT FLOOR PLAN o A.101 FIRST FLOOR PLAN •"POOLS, SPAS,WALLS, FENCES, PATIO COVERS, AND OTHER FREESTANDING A.102 SECOND FLOOR PLAN STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS." A.103 THIRD FLOOR PLAN A.104 FOURTH FLOOR PLAN a •FENCES, HEDGES,WALLS, RETAINING WALLS, GUARDRAILS,AND HANDRAILS A.105 ROOF PLAN ��SEDJgNCHiT _ OR ANY COMBINATION THERE OF SHALL NOT EXCEED 42 INCHES FROM A.201 EAST&WEST ELEVATIONS �G Pam �Ry Fn EXISTING GRADE PRIOR TO CONSTRUCTION WITHIN THE REQUIRED FRONT A.202 SOUTH ELEVATION 3 SETBACK AREAS A.203 NORTH ELEVATION No. C-018971 A.301 SECTION R . 3- 1-20 7 A.302 SECTION F CAV�F J z DRAWN BY: JB o CHECKED BY: SA DATE: 11/16/16 JOB 1621 a SHEET: a G .001 a U_ O PA2016- 159 Attachment No . PC 3 - Project Plans FOURTH FLOOR LIVING AREA, MAIN UNIT z=z`wm OOK ZNW Oz .mQ O¢ fLNz- z z o NONE w xwa�zw zwzFu'Sttx FOURTH FLOOR LIVING AREA, SECOND UNIT F 42 4'-1"xT-11" 15.99 S.F. 42 WN30'0'p aw�zww 43 7'-7"x23'-6" 178.21 S.F. °O °a�ga�3oaxmazko zK O ¢ ca w¢o 3o a 44 5'-4"x19'-8" 104.89 S.F. aw Uo���UFo3a TOTAL 299.09 S.F. I TOTAL FOURTH FLOOR LIVING AREA 299.09 S.F. FOURTH FLOOR ROOF DECK 41 21'-10'-x19'-7" 427.57 S.F. 41 s 12 12 ^ U TOTAL 427.57 S.F. ® o s s z w C/3 aj w tl�� N d LL Q 21'-10" U Of Lu 0 FOURTH FLOOR PLAN Or SCALE: 1/8" = V-0" z THIRD FLOOR LIVING AREA, MAIN UNIT 35 4'-5"x 2'-9" 12.15 S.F. 23,_2„ 8'-6" 3'-4" g'-8" 29,_10„ 5'-4" TOTAL 12.15 S.F. X LO T1 ORD FLOOR LIVING AREA, SECOND UN T W Z-0 36 3'-11"x 3'-5" 13.38 S.F. � �� J N 37 29'-10"x 23'-6" 701.08 S.F. - Li 0) 38 5'-4"x 19'-8" 104.89 S.F. °N Q TOTAL 819.35 S.F. Q U TOTAL THIRD FLOOR LIVING AREA 831.50 S.F. o O 33 N 31 34 v 37 N 38 Z U THIRD FLOOR ROOF DECK m O Q 31 23'-2"x 23'-6" 544.42 S.F. 0 32 N 32 8'-6"x 16'-6" 140.25 S.F. FM N w 33 3'-4"x 6'-5" 21.39 S.F. 35 ® LT O m I � � 34 9'-8"x 4'-9" 45.92 S.F. TOTAL 751.98 S.F. �_, L L O Zi q- O 3: Lii THIRD FLOOR PLAN 30m z z SCALE: 1/8" = V-0" SECOND FLOOR LIVING AREA, MAIN UNIT GARAGE, MAIN UNIT 21 8'-8"x 15'-3" 132.17 S.F. 27 19'-10"x9'-11" 196.68 S.F. 8'-8" 23'-1" 9'-0" 2'-10" 10'-2" 19'-10" 19'-7" 22 23'-1"x 23'-6" 542.46 S.F. TOTAL 196.68 S.F.J f I I . 23 9'-0"x 16'-5" 147.75 S.F. - 24 2'-10"x 6'-4" 17.94 S.F. GARAGE, SECOND UNIT 25 10'-2"x 4'-8" 47.44 S.F. 28 19'-10'x9'-11" 196.68 S.F. 26 4'-5"x T-8" 16.19 S.F. TOTAL 196.68 S.F. °" W TOTAL 903.95 S.F. 24 (Il CARPORT, MAIN UNIT 21 u" 28 2B ��.�JJ SECOND FLOOR LIVING AREA, SECOND UNIT 2A 19'-7"x 9'-11" 194.20 S.F. NONE TOTAL 194.20 S.F. o io 25 O N TOTAL SECOND FLOOR LIVING AREA 903.95 S.F. CARPORT, SECOND UNIT _ O 2B 19'-7"x9'-11$' 194.20 S.F. X0. 23 cO 26 Q TOTAL 194.20 S.F. ® 27 2A LL J MASTER BALCONY 29 W 29 8'-8"x 8'-3" 71.50 S.F. IF J TOTAL 71.50 S.F. - IID CU SECOND FLOOR PLAN U) SCALE: 1/8" = V-0" FIRST FLOOR LIVING AREA, MAIN UNIT 1 10'-3"x 18'-9" 192.19 S.F. 10'-3" 4'-0" 10'-2" 15'-1" 9'-7" REVISIONS a 2 4'-O"x 16'-6" 66.00 S.F. 10/28/16 ° 3 10'-2"x 23'-6" 238.92 S.F. - - PLANNING N 4 T-8"x 14'-8" 112.44 S.F. L - ACORRECTIONS 5 4'-8"x 9'-5" 43.94 S.F. 12 11 Q 6 12'-4"x 4'-7" 56.53 S.F. 7 3t-6$'x 5'-9" 20.13 S.F. 12 6 z 8 5'-6"x 5'-9" 31.63 S.F. Tr O v 90 12'-4°x 494" 53.44 S.F. O -, 2 m 3'-6" 5'-6 4 3'-1( LL TOTAL 834.39 S.F. O N N FIRST FLOOR LIVING AREA, SECOND UNIT 4 8 J(D ° 11 9'-7"x 8'-10" 84.65 S.F. ARC TOTAL 84.65 S.F. o \G�Pa EDJ. Aiv,)9 T o> 14 3 TOTAL FIRST FLOOR LIVING AREA 919.04 S.F. v 13 o 10 - - - No. C-018971 R . 3- 1-20 7 COURTYARD 4'-0" I 7'-8" 12'4" \ 12 15'-1"x 8'-10" 133.24 S.F. I` 9T OQ� TOTAL 133.24 S.F. F FIRST FLOOR PLAN DRAWN BY: JB J z ENTRY oCHECKED BY: SA 13 10'-3"x 4'-9" 48.69 S.F. SCALE: 1/8" = 1'-0" DATE: 11/16/16 w 14 4'-O"x 7'-0" 28.00 S.F. JOB#: 1621 a TOTAL 76.69 S.F. SHEET: a G .002 a U_ O PA2016- 159 Attachment No . PC 3 - Project Plans OVKrwnmRzz�0�6 zpWwwWZz �rU0ZpOH� —r O( 3:,wx W Q J O d R'm p p m ~Z Q I Z a y ❑axmazk ow5 awz DH¢ zww rcLLI X0 az�waoo3od¢rc� Y Z b <M2C1 m0 w wrxo3Q w w J W �p / U z c i O A a gyp° – foo r�2� mosso o o �,� o�0 oo 06X' � – – � I o[ J J ° a °°0 66 °° � I I I I I I I � [ — moo- — [ �z. ""�2\&0 �[ 2 N50°00'00"W 118.00 — �o[J 6o[J 6o U z Z Z �j JPO = m N � 1 mti F£`° II °[J o w �)� [m 86 d �6 [J /6[ v [ 9• Ln 9 i y O[ ,y °6J s v ti\ / y I� W o Of W a66J 14zo � CD (H001i a3SIV�I) � °[J – – y [J w m o °� ° . wI o 30N341S32j A2iOlS L � C7 Q �� wOr 2 0 /� �y �� z 2 11 � H S69 � o 0 0`9S QG / , 6OZ\`. `' Q .� O Z Zoo3 e /^°o ���s L i i �ry °�, �° �� �� j % I o CD 0 o I �0 o – – – – - – – – – °p� J'OFo fie° o[ % RAE Sys o Z rJ�y[ b[2 0 o II 3JOlae II Og ^o° °o [ — — — �� r 6J X LO a N50000'00"W 118.00 �y� rotiR� `o� Z W (_0 sbJ - - - - - - - 1 OU O N ° Q d °[J 30N341S3b AHOIS L > U LUm Cn 2 Qi_- Z C U aZ p — Q I- � � m W > O Zi aO EXISTING SURVEY z SCALE 1/8" = 1'-0" NORTH PROJECT NORTH I I I I 7 4 4 0 — — — — N W FENCE, 6'-0" MAX EIGHT ABOVE (E)GRADE h U 93.0 93.8 N o I 77/ n J 8 6 C N6 6 105.0 _J L _ � - r = w (N)COTRTSH �y\ P511\40 O g ' ' ' (N)CONCRETE F. GARAGE 2 V J PATIO 19'-2"x 9'-3" CAR PORT 2 w F.F.'=98.75' 1 19'-0"x 9'-3" //�J F.F. =99.00' F.F. = 108.50 �+ 15'-0" 10'-0" 2 '-0" / n 5'-0" FSB RYSB , J KEYNOTE 1I ®® `" GARAGE 1 CAR PORT 1 1. (E) STRUCTURE TO BE REMOVED 23,_7„ I ®® 19,-2„ x 9'-3„ 19,_0„x 9,_3„ d 2. (E)SITE WALL TO BE REMOVED +O F. =98.75' 1 1 S �y 19'-2" O�ib I 96.0 L _ J b I 3. (E)CONCRETE TO BE REMOVED [y I - tL,�T _ I 2i 8 96.0 5 6 N 98.5 6 7.54 (N)6'-0" HIGH FENCE REVISIONS — 5 10/28/16 NEW FENCE, 6-0' MAX HEIGHT ABOVE(E) GRADE 103.0 (s) o 5. (N)GATE QPLANNING a 7 4 4 h U 6. (N)CONCRETE WALK, STEPS AS REQUIRED CORRECTIONS 7. (N)PROPERTY LINE WALL,42" HIGH MAX. o L — — — - - - - - - - - - 1 [2 F- 1 L - - - - \ 8. PLANTING AREA Q I a I I 1 I a m 0 0 N EDARC ANo, 3 No. C-018971 N R . 3- 1-20 7 F J z DRAWN BY: JB p SITE PLAN N " CHECKED BY: SA DATE: 11/16/16 JOB#: 1621 a SCALE 1/8"= V-0" SHEET: a NORTH PROJECT NORTH A.001 a U_ O PA2016- 159 Attachment No. PC 3 - Project Plans U00 -m Q 06 ZrZ— " O ,- Uf1 �jOZLLZO�d mO off -UWiKTOZQTtt wOx�r Up of3 KUQwU�wwU 6�Udm OWUZ�NOQZNQW K�Q Z'LQ Z,ow5a oowwaooQ¢�o0 zw .2F WGz OrxO ¢O W� U Q 23'-7" 50'-5" 34'-10" 9'-2" z o 2 Ern a H U U x � m w �z w UJ o o U 0] m x z LlJ S I I � of Q Lu z — — — — — — — — — — — — E — WDRD — — � — — — — — — — — — — — — — — — — — — Of cil I I z L UNDRBONUS ROOM 5'-0" x6'_0" 10"X8'-3" 34'-1" X 15'-4" v F.F. =88.83' W Lo N _ J CF)— — — — — — — — _ — _ — — — _ — — — — _ _ _ _ — — — — — — — — — V, N N UP = r , 0 Q �J 0 5'-0" ^ i RYSB � 2 20'_0• BATH BED E TOZ U FYSB 5'-0" x 10'-0" 10'-9" x 10'-0" I Q 0 11 „ X ._9.. O c, m Aao To I R 1 I W Co > p O - — i — � W N o U) ry I z 23'_7" 10'-3" 4'-0" 36'-2" 50'-5" 34'-10" 9'-2" Z ^J I.NNL I..f� O O J LL I— Z W 2 BASEMENT FLOOR PLAN w �Q�•y••�� SCALE 1/4" = 1'-0„ W NORTH PROJECT NORTH REVISIONS 10/28/16 PLANNING CORRECTIONS g 0 a K O h Z W W m 0 N ED J ARC 5 No. C-018971 R . 3- 1-20 7 N qT F a z DRAWN BY: JB o CHECKED BY: SA DATE: 11/16/16 JOB#: 1621 SHEET: a` 0 A. 100 t U a PA2016- 159 Attachment No . PC 3 - Project Plans UO�Q.KJvKrwWnmpK O3rzKO¢U>Qww�zz��wO�WU zzWw�W Zz �rU0, OOHz 0dp —rU R'mz p m�~Z Q W N Q owDHw¢ zw, Maxma-k JazK 00030 ¢f1 rL ❑xpiii¢apx�p�3p QMm M~ w ztxo 6 O zaF 50'-5" 19'-8" T-11" 24'-6" 15'-3" 10'-8" 34'-10" 9'-2" rn U U o o U N °fw O (fJ N � LL LL M M � Of Lu 2 ENTRY 2 fn 30 COURT 15'-3"x 8'_7" 9A I UP l DINING $,_/°-1X 61_ L 12'_9"x10'-0" — — — — — — — IL-11 LJ IL-11 LIVING LO 014 UJI F.F. = 99.00' _ --1-� — — — — — — — — — — — 0) UP DR _ Y 0 6'-7"X T-1" "x 5'-0" TR 5'-0" (n L RYSB 20,_0„ Z C� ` , I U FYSB 11C ^X 1-91, DN I O Q � iI cq LU O m � I KITCHEN 17,_0" x 10'_8" OPEN TO BELOWCP I LL - - - - - - - - - - - - - - - - - - - - - - - - M U) T-11" 10'-3" 4'-0" 18'-0" 4'-9" 13'-5" 34'-10" 50'-5" 89'-2" Z J a_ O O J co FIRST FLOOR PLANO (0u- SCALE 1/4" = 1'-0" NORTH PROJECT NORTH REVISIONS Q10/28/16 PLANNING CORRECTIONS a a 0 O LL y K 0 N EDARC J. Alvo, t` 3 No. C-018971 N R . 3- 1-20 7 F J z DRAWN BY: JB o CHECKED BY: SA DATE: 11/16/16 JOB 621 a SHEET: A. 101 a U_ O PA2016- 159 Attachment No . PC 3 - Project Plans UOVKrwWnmpK �wO�WU zzWwdWZz �rU0, OOHz 0dp -rU R'mz p m�~Z Q W N Q owDHw¢ zw, Maxma-k JazK 00030 ¢f1 rL ❑xOiii¢apx�p�3p QMm M~ w ztxo 6 93'_2" o 54'-4" 38'-10" 19'-8" 31'-11" 11'-3" 10'-8" 19'-10" 19'-0" 5'-2" 9'_2" 9'-10" o z U 7 f2 rn U U m N o o U (V O m N S a LL Lu 2 Q W 2 — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — 30 M CLOS OPEN TO I I 1 BELOW0 5 /o II 1 AlAIR DN o o I a 14' 7"x 8' 3" 2 11'-3"x 8'-7" .14 I GARAGE 2 UP ,9'-2"x9'-3" CARPORT 2 ° 1 F.F. = 108.50' 19'_0„x 9'_3„ 1 X 1 M BED HALL 1 W 16'-0"x 14,_7 — — — — — 35.5 X 3.5 — — — — — — — — — — — — — — — — — — — — — — — — N F.F. = 109.50' �N N 1 1 0 U < 5'-0" 2% 5% RYS13 I 20'_0" \ E V oN — Q FYSB 11' x ' 9" GARAGE 1 CARPORT 1 W 19,_2"x 9'-3" 19'_0"x 9'-3" „'-BA 9" „TH 2 BED 2 i o m 1 10'-4" 11'_6"X 10'_4" li M BALC l i 1 W 0� I 8'-8„x 8,-1., \ O 0 I _ J a- LU I N o co I N z En 9'-2" 91-10" 3'-10" 5'-4" 45'-2" 19'-10" 19'-0" 5'-2" 54'-4" 38'-10" z J O O J LL z O SECOND FLOOR PLAN () U) SCALE 1/4" = T-0" NORTH PROJECT NORTH REVISIONS a 10/28/16 QPLANNING s CORRECTIONS N2 b Z Q a 8 Q W z O w N O_ Q N EDARC ANOR�Tct` Al 3 No. C-018971 N R . 3- 1-20 7 F J z DRAWN BY: JB o CHECKED BY: SA DATE: 11/16/16 JOB 621 a SHEET: A. 102 a U_ O PA2016- 159 Attachment No . PC 3 - Project Plans UOVKrwWnmpK O3rzKO¢U>Qww�zz~�WO�WU zzWwdWZz �rU0, OOHz 0dp -rU R'mz p m�~Z Q W N Q owDHw¢ zw, Maxma-k JazK 00030 ¢f1 rL ❑xpiii¢apx�p�3p QMm M~ w ztxo 6 O zQF 89'-2" 19'_8" 32'_5, 11'_3" 40,_2^ 5'-4" 4'-C" 5'-2" rn U U — — — — — — — — m — — — — — — — — — — —cf) s o o U N N � LL LL W x U UP STOR. - o - - - - - - - - - - - - moi I I OPEN TO - - - - - - - - - - - - - - - I Or z BELOW 3TAIR 11'_3"X 8'-7" DN 8'-9"x 8'- \ \ LIVING BED 2 16'-8"x 11 -0 F.F. = 117.33' 12' "x 14'-4" I X LOW ROOF I W � o -Co J N a. 30, - N - - - - - - - - - - -ROOFDECK1 - - - - - /, - - - - - - -, - - - - - - - - - - � N � 40'-1"x 23'-2" F.F. = 119.00' I Q U RYSB 20'-0" 1k I DN Z FYSB 1E "x V^ DINFU BATH CL. 2 0 N W FF8'-0"x 8'-2" 6'-8"x 8'-0" 5-0"x 6'-1" KITCHEN SLOPEl I mm 8,_8,x 8'_2" — — — J I W LL > O a- - - - - - O w I N o m I N z — — — — — — — — — — 9'-3" 31'-8" 13'-6" 29'-6" 5'-4" 54'-4" 34'-10" Z J 0_ O O J LL THIRD FLOOR PLAN SCALE 1/4" = T-0" NORTH PROJECT NORTH REVISIONS Q10/28/16 PLANNING CORRECTIONS s m 3 5 a 0 O J LL F Q N EDARC J. ANOR�Tct` 3 No. C-018971 N R . 3- 1-20 7 F J z DRAWN BY: JB o CHECKED BY: SA DATE: 11/16/16 JOB 621 a SHEET: a A. 103 a U_ O u PA2016- 159 Attachment No. PC 3 - Project Plans �j VmIw IIpZWwd'd'w)1-p �j Zrz—romp O�Zm O -�Q�2p��QQtt _ r jx�rF�pOOOF�LLzO VFi U f1 "jOZLLZp�dmU FW-�K�U' ZQ)K wOx�r Up of3 KUQwU�wwU 6�Udttmp�UN� ZQ W N Q W5h , MwZU�aZooKQZ-¢W�oo0 zw � .mF WGz O ¢O Wp U Q 19'_8" 43,_8" 45,_6" 40,_7' 5'-4" 9'-2" z o 2 Ern a H U U x co o < w o o U co Co of di ¢ w CD 2 — — — — — — — — — — — — — — — — — — — — — — — — — — — DN Of 3o OPEN TO — BELOW SLOPE r 0 M BED T 12'0"x 14'-4" O Lf') F.F. = 126.83' LOW ROOF W co - - - - - - - - - - - - - - - - - o � J N �J — — — — — — - - - - — — — — — — — — - .301 N ROOF DECK 1 ROOF DECK 2 N a Q 22'-4"x 23'-2" = F.F. = 126.79' I Q 5'-0" �^ RYSB Z — LJ 20'-0" SLOPE FYSB O M CL L1 o - 5'_0" x 6.1 3:12 C, m MBA sL 6'-8"x I W I � J 0 I – – - - - - - - – – – _ _ — 0 W I N o U) I z 54'_4" 21,_10" 7'-8" 5'-4" 89'-2" z J O O J u- 2 FOURTH FLOOR PLAN o SCALE 1/41. = 11-0.. NORTH PROJECT NORTH REVISIONS 10/28/16 PLANNING CORRECTIONS 0 z 0 0 0 LL x 6 0 S a N ED J ARC 5 No. C-018971 R . 3- 1-20 7 N qT F CA��FO� a z DRAWN BY: JB o CHECKED BY: SA DATE: 11/16/16 JOB#: 1621 SHEET: a` 0 A. 104 t U a PA2016- 159 Attachment No. PC 3 - Project Plans �oozww( w,HOw z o= m¢ri Ooh¢ �N z- 01`0 70~O0j�OV rmmm0za>W >�zwxz xw�ap � wx ¢� 0,�mpz ON o ��zQ w413 p U' VOF¢F-U' ww 0 wg w w z�w¢wrcz 0 xawk laz�wa 00=0, 00 ¢tt� ❑x0i ¢aux�a�3z a'"2o�mw zrx0 a O z¢, 19'-8" 43'-8" 45'-6" 9'-2" 1'-0 40'-2" 6-4" 6" rn U U - - � - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - � = m N w N M U) - 2 Of I I Q — — — — — — — — — — — — — — — — — - - - - - - - - — — — — — — — — — — w � w o O I 30 $ �o- - 3 °� — - - - m- - - - - - z I I OPEN Q 5� SLOPE I I I I I 3:12 (/0 � - SLOPEC\J ���QQESLOPE Lo LOW ROOF I 00 _ _ _ _ _ _ _ _ N _ — _ _ _ _ _ — — p T N ROOF DECK 1 i ROOF DECK 2 I a) N Q I 6-0" JL T RYSB U 2 20'-0" Z n/ U FYSB666 �Q I O L—L Qe W Wo I O m I s� s� � M sL� sL�l I � � I — I W J 0 ui I I N = m I N z 38,-11" 2'-0" 13'-6" 16'-3" 5'-7" 7'-8" 5'-4" 6" 191-8" 89'-2" 9'-2" z Q J ILL O O ROOF PLAN SCALE 1/4" = 1'-0" NORTH PROJECT NORTH REVISIONS a 1 10/28/16 QPLANNING CORRECTIONS QN 3 Z 5 a o 0 0 N ARC E° ANO,,e v y P '90�C1 3 No. C-018971 N R . 3- 1-20 7 T � qT F CAL�FO�c, J z DRAWN BY: JB o CHECKED BY: SA DATE: 11/16/16 JOB#: 1621 a SHEET: a A. 105 a U_ 0 J �i PA2016- 159 Attachment No . PC 3 - Project Plans I I I I mo�wwCww>ZZfaLL' Z-Q`w 00O66�N ZZ 00 UK0p UjOZLLZ O�LLNO UK 0Ka3KUQ w0~' wu Q J U d R'm m ~Z Q I I I I I I I I I I I I I I I w mQ o w5awz�w¢w�za axma- k 3,_0„ I I 3,_0„ V 3,_�„ I I 3,_0„ V Q a 2 0 W a w o a< zw�F�oaow>�m3z Ae SYSB I I SYSB ' S SY B I SYSB 2� I I I I I I I 7 I I I I I I I I 7 a p �U UU PPLATE HEIGHT 134.92' LATE HEIGHT 134.92' o m o � �a w I I I 1 I = © I I 7 I I Of I I I I I 1 I I Or I / I In I I a FF=126.8 ' I FF=126.83' o I I I I I I 6 1 L5-L7`-I RAILING HEIGHT S120.00" 1 I L{) I N 119 I I I W C1q J CV F-713 I a FF= 119.00' I 1 7 I FF = 119.00'TfluI I Q FF=117 33' I i ; o FF=117.33' I o I Z R U 52 0 — Q 4 F U I I 6 1 O m co I 8 8 0 I 4 I t o c W � F I > O I I I I I J FF= 109.50' I I FF= 109.50' a- ;iN 4 I FF=108 50' I FF=108.50' O W II �I r I I 'll I I I I I I 5 I I II I I I I I I I U) z FF=99.00' I I FF =99.00' I O II II � i II � �I I II II I Q I I I 1 I� III II I w I J II I CD II I ui II II I II II II I II II II I II II I I I w FF 88. ' I i - - - - JI I FF 88.83 IL - JI I I I I I I I 06 EAST ELEVATI011 I ; WEST ELEVATION U) SCALE 1/3"= 1'-0" SCALE 1/4" = V-0" I II w I I KEYNOTE REVISIONS 10/28/16 QPLANNING 1. SMOOTH STUCCO CORRECTIONS 2. HORIZONTAL WOOD SIDING Q N 3. WOOD W/ACCENT FINISH 4. STONE CLADDING z Q 0 5. METAL CLAD WINDOWS AND DOORS, TYP. 6. GLASS RAILING WITH METAL TOP RAIL 7. STANDING SEAM METAL ROOFING ED Al3C a 8. SECTIONAL GARAGE DOOR 3 9. EXPOSED RETAINING WALL, STUCCO FINISH TO MATCH STRUCTURE No. C-018971 R . 3- 1-20 7 10. LINE OF WOOD FENCE, 6'-0" MAX ABOVE FINISH GRADE 11. LINE OF 42" HIGH WOOD FENCE F CA��FO 12. AREA OF PROPOSED FENCE,ABOVE 42", TO BE PROVIDED WITH LATTICE z SCREEN OR OBSCURE GLASS. DRAWN BY: JB o CHECKED BY: SA DATE: 11/16/16 JOB 1621 a SHEET: A.201 a U_ O 41% PA2016- 159 Attachment No . PC 3 - Project Plans IR I I IR U VI p Z W w fL L II II IL U�U�.KtKrWnnQCmU7��pKW'Oa'0rzKm�O¢UWW>Q 0Omm �a w~iwwk z pKo6W)��H Np�WZ00 wOz OHS Q 0d3W ooRzDmazZQ 0awHw rU z az�waoo3o ¢tt� 20,-0„ I 5'-0" a U o a r F o a zw�F�oa w>�m3z r FYSB I RYSB I I I I I 15 5 0 ;p 6k 7 COQ 3:12 U 3:12 7 i _ PLATE HAIGHT 134.92' N w 5:12± Of RAC I� EIGHT 130.83')PO" 7 = I ro I o ry'Q 3:12 5Or I o - FF=126.83' 7H_F-IGH-Y 29' SLOPEDOF IMIT AT SOUTH PROPERTY LINE— — \ RAILING HEIGHT 123.00' 4 'r I o X 29'SLOPED ROOF HEIGHT LIMIT AT NORTH PROPERTY LINE_ _ — — — — — — — — — — a W - I - - _ --- J N '� I I a 0) F = 119.00' T ROOF HEz EIGHT LIMIT ATH PROPERTY LINE F� FF=117.33' \ \ �/ — — I LL 24'RATR — - - - - - - - - - - 2 Z - U I - - - I I - Q 6 - - 10- I - - - - I O N LU 10 C.0 O m > O I N i I I I a- =108 50 F= 109.50' ��� I 0 FF = — 3 - - - - - - - - - - - - - - I - 0 � SLI � � I 10 ♦� - - - - - - - - - - - - - - - - - - - Eo _ S — — / — �aa s 5 � � I 1 � ul 2s � I I � � F =99.00' �r ° I I °w I z 2 Ui LIN °Q w� XISTING GRADE AT SOUTH Pf20P a I °4 - - N I too. _ _ L �p \ EXISTING GRADEAT NORTH PRO ERTY LINE - - - - - - - - - - - - - - - d - - - - — / w - - - - - - - - - - - - - - J w I I Zw w� w° O I SOUTH ELEVATION `) ISCALE 1/4"= V-0" El KEYNOTE REVISIONS Q10/28/16 PLANNING 2x TOP RAIL 1. SMOOTH STUCCO CORRECTIONS 2. HORIZONTAL WOOD SIDING Q N WOOD SIDING TO MATCH STRUCTURE 3. WOOD W/ACCENT FINISH 0 4x4 POST @ 6'-0"O.C. 4. STONE CLADDING Q N o w zo X 5. METAL CLAD WINDOWS AND DOORS, TYP. w 2x BOTTOM RAIL 6. GLASS RAILING WITH METAL TOP RAIL FINISH GRADE 7. STANDING SEAM METAL ROOFING a 8. SECTIONAL GARAGE DOOR G �ED 4NOR/T� c� F vA,P 3 9. EXPOSED RETAINING WALL, STUCCO FINISH TO MATCH STRUCTURE No. C-018971 R . 3- 1-20 7 10. LINE OF WOOD FENCE, 6'-0" MAX ABOVE FINISH GRADE TYPICAL PROPERTY LINE FENCE SCALE 1/4"= V-0" 11. LINE OF 42" HIGH WOOD FENCE �9T OQ�\ F CAS- - 12. AREA OF PROPOSED FENCE,ABOVE 42", TO BE PROVIDED WITH LATTICE z SCREEN OR OBSCURE GLASS. DRAWN BY: JB o CHECKED BY: SA DATE: 11/16/16 JOB 621 a SHEET: A.202 a U_ O 4 <C, PA2016- 159 Attachment No . PC 3 - Project Plans j VIpZ W W(Y 0'W)ZZHQLL 00O66�N ZZ RLn w R �Lnw UKR3KUQw0~WWU QJ�a,0.0�N� ZQ W NQ owg awz Ow¢w�z"'o 5,_0•• I I 20. 0" Q 2 0 a z'=0 Q RYSB I ' FYSB z 00mxow�oa w>�m3z V 0 �~ I I I I � yp GOOF 1`3'l P OF FF 83 U —1' — _ 3:12 312 I o s = Z = � � v; a x z u Lu_ 7 I I x U sLLI � I ¢ — — I 3:12 X21$pF X00 pOF I I rr Qib o FF=126.83' SLOPED ROOF HEIGHT LIMIT AT SOUTH PROPERTY LINA I a �2 QpF� RAILING HEIGHLI .00' X N W _ - - - - _ - - - - - 29'SLOPED ROOF HEIGHT LIMIT AT NORTH PROPERTY LINE r I � N I _ _- _— J N 24'F - - p- - - - - - � ' 4 - - - - - - - �' I -T ROOF HEIGHT LIMIT AT SOUTH PROPERTY LINE 3 I I 0) a 5 -� ` FF= 119.00' I U -117.33' - - -24'FLAT ROOF HEIGHT LIMIT AT ORTH P OPE I o 0 Q LU — --- 10 � 0 m 6 m J a- I - ` I FF 109.50' I - 1 0 I I 'o� FF 99.00' o o s I - �o � z I •ern �o II � _,_ II _ - _ JI ___ - I - - --- -EXISTING GRADE AT SOUTH PROpER_TY_L_INE a - ,I - I j I � -- I I �o I o ui N� 9 I - o0 Lo d' XISTING GRADE AT NORTH PROPERTY LIN 1 °D 'J - - o� a w 0 a - - - - - - - - - - - - - - FF=88.83' i9a a� LL rno NORTH ELEVATION z SCALE 1/4" = V-0" 2 El KEYNOTE REVISIONS 10/28/16 QPLANNING 1. SMOOTH STUCCO CORRECTIONS 2. HORIZONTAL WOOD SIDING PLANNING N ACORRECCTT IONS 3. WOOD W/ACCENT FINISH CORR 4. STONE CLADDING z Q 0 5. METAL CLAD WINDOWS AND DOORS, TYP. 8 6. GLASS RAILING WITH METAL TOP RAIL 7. STANDING SEAM METAL ROOFING ED ARC a 8. SECTIONAL GARAGE DOOR 3 9. EXPOSED RETAINING WALL, STUCCO FINISH TO MATCH STRUCTURE No. C-018971 R . 3- 1-20 7 10. LINE OF WOOD FENCE, 6'-0" MAX ABOVE FINISH GRADE 11. LINE OF 42" HIGH WOOD FENCE F CA��FO 12. AREA OF PROPOSED FENCE,ABOVE 42", TO BE PROVIDED WITH LATTICE J Q I CREEN R OBSCURE LA DRAWN BY: JB o CHECKED BY: SA DATE: 11/16/16 JOB 621 a SHEET: a A.203 a U_ O PA2016- 159 Attachment No . PC 3 - Project Plans j VIpZ W wfLK W>ZHp W j W0��66�NZ 0 > Z L I I R Utt0_�'r O, OwO�-I n L �rwn�p �¢ UK�Ka3KUQw Q 7,3: J U d R'W W W N�O Z Q ow5awz�WwO¢w�z"'a a=ma-k 20�_0�� V 1 51-01. Qa 2owaao Z,=O< Illiiizwow�oauw--m3z r FYSB I I RYSB I I I I I off I 1 I 3:12 C/3 PL TE HEIGHT 114.92' I z w Lu — U p° 3:12 i ' ' M. ED — -i F % 1 LLI RO F DEC 2 FF=126.83' o _ I - RAILING HEIGHT I� / I 1 2g_SLOPED ROOF HEIGHT LIMIT AT SOUTH PROPERTY LINES _ -- — — I 1 \ I 29' SLOPED ROOF HEIGHT LIMIT AT NORTH PROPERTY LINE I N m W �_ - - - - - - - - - - - - - ROOF DECK 1 - LIVING EDROOM i J \ —a 119.00' N \ \ I� a LIMIT_AT SOUTH PROPERTY LINE- - I I Q ro_ — 24' — - U - - - - - -r ' - 17.33' 24' FLAT ROOF HEIGHT LIMIT AT NORTH PROPERT LINE — — — _ — 4 I 1 0 Q I I I I 1 ~ CV Lu GARAGE CARPORT I _ c m M. BED AL i W > 0 F= 109.50' I J FF=108.50' O w 1 z LIVING DINING - - - - - - 1 o FF 99.00' I I I1= 1 I 11.4 III=III III-III - �'�� III ITI-III III-1 II III 1 I I III-1 I I I I 1111 11= - � � ' �� I III III III-III 11_111_11 N III-1 III-11 11 I-1 1= a - i III IIIlil`�I fill hll III-III= �' -III H III III-1 117 T LINE - �o III-III III-III III-III- _ XISTING GRADS SOUTH PROPERTY a - -1 -1 -1 -1 -1 ' oo. 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ANOR�Tct` 3 No. C-018971 N R . 3- 1-20 7 F CA��F J z DRAWN BY: JB o CHECKED BY: SA DATE: 11/16/16 JOB 1621 a SHEET: a A.301 a U_ O PA2016- 159 Attachment No. PC 3 - Project Plans R R �zv o~Ww6z >m�ao_=F� ��o0��o0wi�LL- u�u wu �p��>�<= aav� u� f� tt>U d I I owzhwy�FQro�OM-0- MoWa-NOxzwyoQ, a 0 5oW.x- aGz 20'_0, 5'_0" QaK� U Q� FYSB I I RYSB I I I I I I 5p 1 I 13� OF�00a .roe o 3:12 c) I � 1._ - `�" � � .� �_ z I I PL E HEIGHT 134I.92' I � woo cUn 2] Lu M. 13ED - - i of *4q < - - � - °' I o 5 I I Of I FF=126.83' SOUTH PROPERTY LINE I I 29' SLOPED ROOF HEIGHT_LIMIT AT - _ I RAILING HEIGHT 123.83 -- -- --- --- i I oLO 04 \ I 29' SLOPED ROOF HEIGHT LIMIT AT NORTH PROPERTY LINE / I N W (� STAIR - STORAGE BEDROOM J N I ROOF DECK 1 FF - 119.00' 24' FLAT ROOF HEIGHT LIMIT ATILI SOUTH PROPERTY LINE I - 17.33' 24' FLAT ROOF HEIGHT LIMIT AT NORTH PROP TY LINE L - I I I I O m M. BED M. CLOS. STAIR 2 GARAGE CARPORT i LLU > 0FF = 109.50' o I FF=108.50' O LL1 1 LIVING DINING COURT ENTRY 2 - aA I 2rn I 'oma o� — —T -- — I Cp I FIfItIFfI=I=I I_I1I9IIIIhI9_=—IIII.0III- —l1I0IlIIII' h�IJ I11 TII II`—IIII1II1I I1 tI1I1=--11I11I11I+—I1 1I 1-�1II1I=1�rIII —II�iI1I1II-=_I1 _ SOUTH PROPERTY LINE GRADE AT � X(STING o0 o- e- �I III III I I Z 1 "1- LAUNDRY Cp so CO \ I EXISTING ADE AT NORTH PROPERTY LINE_ - I BONUS ROOM U 0� L w FF =88.83 o co 9� 6� o� SECTION 2 SCALE 1/4"= 1'-0" REVISIONS 10/28/16 PLANNING d CORRECTIONS o N Z O U N 0 Q N ED J AIVO 5 No. C-018971 R . 3- 1-20 7 N qT F CAL�FO� a z DRAWN BY: JB o CHECKED BY: SA DATE: 11/16/16 JOB#: 1621 SHEET: a` 0 A.302 t U a Attachment No. PC 4 North Elevation Rendering 49 V� QP �P �o 8+ -v®moi FF 119 09 i NORTH • - • • 2 1 - I S A V E N U E I N EWPORT • R N I A • • 6 2 • • R A • V� QP �P Attachment No. PC 5 Draft Resolution for Denial 53 V� QP �P RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH DENYING VARIANCE NO. VA2016-004 TO EXCEED THE MAXIMUM HEIGHT LIMITATION AND ENCROACH INTO THE REQUIRED THIRD-FLOOR SETBACK, AND TO ALLOW RAISED WALKWAYS AND RELATED IMPROVEMENTS WITHIN REQUIRED SIDE SETBACKS FOR A NEW DUPLEX LOCATED AT 602 IRIS AVENUE (PA2016-159) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Andrade Architects, Inc. on behalf of Richard and Deana Wolverton (Applicant), with respect to property located at 602 Iris Avenue, and legally described as Lot 4 in Block 636, in the City of Newport Beach, County of Orange, State of California, as per Map recorded in Book 3, Page(s) 41 and 42 inclusive of Miscellaneous Maps in the Office of the Recorder of said County, requesting approval of a variance. 2. The Applicant requests to allow portions of a new duplex to exceed the maximum height limit and to encroach into the required 15-foot third-floor setback. Also included is a request to allow a raised walkway that is greater than 18 inches in height from the existing grade within the required side setbacks. 3. The subject property is designated Two-Unit Residential (RT) by the General Plan Land Use Element and is located within the Two-Unit Residential (R-2) Zoning District. 4. The subject property is not located within the coastal zone. 5. A public hearing was held on March 9, 2017, in the Council Chambers located 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. 1. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. SECTION 3. REQUIRED FINDINGS. In accordance with NBMC Section 20.52.090 (Variances), the Planning Commission may approve or conditionally approve a variance only after first making the required findings. In this particular case, the Planning Commission was unable to make the following findings: 55 Planning Commission Resolution No. #### Page 2 of 2 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Variance No. VA2016-004. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 9TH DAY OF MARCH, 2017. AYES: NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chairman BY: Peter Zak, Secretary 01-03-17 Planning Commission - March 9, 2017 Item No. 2a Additional Materials Received Wolverton Duplex Variance (PA2016-159) From: Ron Yeo <ronyeo@me.com> Sent: Saturday, March 04, 2017 8:16 AM To: Kramer, Kory; Dunlap, Bill; Koetting, Peter, Hillgren, Bradley; Lawler, Ray;Weigand, Erik; Zak, Peter, Biddle, Jennifer; Campagnolo, Daniel; Wisneski, Brenda Subject: 602 Iris, Variance VA#2016-159 Attachments: StormDrain.pdf Follow Up Flag: Follow up Flag Status: Flagged Although this hearing is mainly for a height variance, it is our belief that the commission should look at the project as a total whole in order to make a determination of approval or denial. My wife & I have lived next door @ 604 Iris for 54 years and don't have any major objections to most of the height variance request. Planning staff has done a decent job keeping the building as low as possible while still meeting the owner's project goals. However they failed to mention a major design element... the blocking of the natural flow of storm drainage and the existing storm drain pipe. We DO HAVE a problem with the variance for the height of up to 9 or 10' side yard retaining walls. (They are not fences but are part of the building structure) There are significant problems with the side yard encroachment as well as the basement design. The approval of the project as now designed would be IRRESPONSIBLE. 1. The plans do not have any entries to the building along the south side, so a raised walkway is not necessary there, since a "on grade" access would provide better escape for the basement bedroom. 2. The side yard retaining walls appear to be... just an excuse to be able to increase the living area by 1,000 sf. If the side walkways were a cantilevered construction, the lower level would NOT classify as a basement and that would increase the current plan's square footage beyond the allowable. 3. The current plans do not indicate the existing storm drain line that would run right through the basement. (see attached) 4. By constructing the lower floor as a slab (in lieu of a raised floor) the structure will block the natural flow of water along the ravine and will flood the adjacent properties. (north and south) 5. Since the roof deck railing exceeds the height limit by 6' +, it should be required to be set back 6 'from the side of the building in order to obtain some privacy to the adjacent neighbors. These are issues that cannot be ignored or postponed until building permits are applied for. The project cannot be constructed as currently designed without major impacts to the adjacent properties. 1 Planning Commission - March 9, 2017 Item No. 2a Additional Materials Received Since this project will constitute a hazard to persons residing in the ngYU�v6g&R8"q666W8A2016-159) THEIR LAND, we don't believe that the Planning Commission can make the required justification & findings for item #5 - per Chapter 20.52 of the Zoning Code. We urge you to not approve this project until it can be shown how the existing storm drain pipe will be protected. Thank you, Birgitta & Ron Yeo Attached is a building section showing the existing storm drain pipe. 2 Planning Commission - March 9, 2017 Item No. 2a Additional Materials Received Wolverton Duplex Variance (PA2016-159) M Eu I . ,,•• • STAIR2 STORAGE SED,J1COAI � � ROOT DEGX 1 T.. M-BEA M CLOS. STAIR T IR2 GNAOE CpRPUR i LIVING MID COURT ENTRY 2 1 �. uuNORr a L BONUS ROOM �,� S Planning Commission - March 09, 2017 Item No. 2b Additional Materials Received PoRj Wolverton Duplex Variance (PA2016-159) } @�n COMMUNITY DEVELOVi 100 Civic Center Drive Newport Beach,California 92660 949 644-3200 C4"poRN�P newportbeachca.gov/communitydevelopment Memorandum To: Planning Commission From: Benjamin M. Zdeba, AICP, Associate Plan e Date: March 7, 2017 Re: Correspondence received regarding PA2016-159 (VA2016-004) for 602 Iris Avenue This memorandum is intended to supplement the public correspondence submitted March 4, 2017, from neighboring residents, Ron and Birgitta Yeo, regarding the referenced project. Drainage Impacts Mr. Yeo indicates there is a storm drain pipe on the property and that the proposed retaining wall would block the natural water flow. The City has no record of a storm drain pipe on the properties within this block. In 1981, the current storm drain system was constructed and is located beneath the Iris Avenue right-of-way. However, there may be a natural water flow from the properties to the north during storm events. As with all new construction, these types of concerns are addressed during the building permit plan check process regardless of whether or not a discretionary approval is requested. It is not common for discretionary applications to include this information as the projects are generally conceptual and other disciplines (i.e., grading, structural, etc.) are not yet completed. If approved, the property owner will be required to address the drainage impacts to the neighboring properties. Based on conversations with the Building Division, there are various methods for addressing drainage (e.g., concrete swale), which would not require significant redesign of the project. Raised Walkways and Basement Mr. Yeo states that the side yard retaining walls are for the purpose of creating a subterranean basement and that the associated raised walkway on the southerly side is not necessary. He is correct in that if the basement level was designed without the raised walkways, it would be considered a daylighting basement that would count as gross floor area and the project would exceed the maximum floor area limitation. The proposed subterranean basement, however, does not negate the justification for the height variance. Community Development Department Planning Commission - March 09, 2017 Item No. 2b Additional Materials Received Wolverton Duplex Variance (PA2016-159) Correspondence received regarding PA2016-159 (VA2016-004) for 602 Iris Avenue March 7, 2017 Page 2 of 2 Roof Deck Design It is suggested that the roof deck railing, which exceeds the height limit, be set back from building edge to help protect the privacy of the adjacent neighbors. A number of alternative design options are suggested on page 9 of the staff report for the Commission's consideration. The Commission could also consider Mr. Yeo's suggestion. Community Development Department Planning Commission - March 9, 2017 Item No. 2c Additional Materials Received Wolverton Duplex Variance (PA2016-159) From: Ron Yeo <ronyeo@me.com> Sent: Thursday, March 09, 2017 1:53 PM To: Kramer, Kory; Dunlap, Bill; Koetting, Peter, Hillgren, Bradley; Lawler, Ray;Weigand, Erik; Zak, Peter, Biddle,Jennifer,Campagnolo, Daniel Cc: Wisneski, Brenda;Zdeba, Benjamin Subject: VA2016-004 - 602 Iris Attachments: Iris storm drain.pdf Ben related in his recent memo that the City has no record of our Iris storm drain line. That is not surprising, since everyone who knew about the pipe has retired. I went through our files and have attached the City correspondence for your review as historical information. 1 Planning Commission - March 9, 2017 Item No. 2c Additional Materials Received + �EWPoR� Wolverton Duplex Variance (PA2016-159) CITY OF NEWPORT BEACH U P.O. BOX 1768, NEWPORT BEACH, CA 92658-8915 �9c"O"H�P Public Works Department 714/644-3311 May 19 , 1986 Mr . Ronald W. Yeo 604 Iris Avenue Corona del Mar , CA 92625 Re: Proposed Abandonment of Old Jasmine Creek Storm Drain Dear Mr . Yeo: The City of Newport Beach has constructed a new storm drain system to service the area in which your property is located . (See attached Exhibit "A" ) . The old storm drain still is operable and can continue to serve those properties to which it is connected. The City does not know if your property is served by the old storm drain. The City is now trying to decide what to do with the old storm drain. The City has two options . One option is to give you the storm drain on condition you agree to be responsible for any personal injury or property damage that results from the use or presence of the old storm drain. The other option is to fill the old storm drain with concrete or other material and leave the system in place on your property. There are two reasons why the City believes it is in your interest to accept a deed from the City conveying our interest in the storm drain. If your property is one of those served, in part , by the old storm drain , you will continue to benefit by the drainage it provides . Moreover , the deed from the City to you will extinguish any right or interest the City may have acquired to your property by virtue of the existence of the old storm drain. The City will agree to give the storm drain to you only if all affected property owners agree to this procedure. Should any of the affected property owners fail to be responsible for damages or injuries , the City will have no option but to completely fill the old drain. Please advise us if you are interested in accepting a deed to the old storm drain . Please sign the enclosed statement 3300 Newport Boulevard, Newport Beach Planning Commission - March 9, 2017 Item No. 2c Additional Materials Received Mr . Ronald W. Yeo Wolverton Duplex Variance (PA2016-159) Page 2 May 19 , 1986 of interest form and return the form to the City Attorney' s office in the stamped envelope provided for your convenience. The purpose of this form is only to obtain information as to the number of property owners that are interested in accepting the old storm drain so that the City can determine if it should proceed further by drafting appropriate documents . Your signature on the form does not obligate or commit you to do or sign anything. Please call me at _644-3311 if you have any questions regarding the abandonment . Very truly yours , rz 4 - / 'el-- Gilbert Wong Project Engineer GW/ jc Enclosures Planning Commission arc Item Na c ILIUI1dI 89 olvafton Duplex Variance (PA2016-159) BLK 736 w Q RTH ST SCALE I"2�0 BLK 636 w _z N Ste, C N Q 7 THIRD ST BLK 536 NEW �9SA�a CO 9sT y/ erg w y Q ' BLK 436 d (TRACT 323) �4�1Ir ^ ,FIRST ST L w z N 4 � ¢ BL 336 Q J OR BAYSIDE NEW STORM DRAIN SYSTEM —EXISTING JASMINE CREEK STORM DRAIN TO BE ABANDONED CITY OF NEWPORT ®EACH DRAwN JW DATE 519.66 PUBLIC WORKS DEPARTMENT APPROVED PROPOSED ABANDONMENT OF OLD JASMINE CREEK STORM DRAIN —� EXHIBIT "A" Planning Commission - March 9, 2017 Item No. 2c Additional Materials Received Wolverton DuplexlVariance (PA2016-159) Gilbert Wong May 26, 1986 Protect Engineer City of Newport beach P. O. Box 1766 Newport beach , CA 92656-8915 Fie: Skunk: Gully Storm Drain Dear Mr. Wong: In response to your letter of May 19, I have the following comments: 1 . This is one of the most presumptions, naive and mis- leading communications I have seen for a long time. 2. Because of change of ownership every 6 -- 8 years , most property owners along Iris are not aware that they have a storm drain along their property. Most are not aware of how water drains from their property and how a storm drain system works. 3. The ravine is a natural drainage course that was modified when the streets were constructed. 4. A 24" diameter storm drain line was installed under the streets ( 1st , Coast Highway, 3rd , & 4th) . This drain was obviously undersized (being unaware of the increased run-off caused by later urbanization) . 6. The increased run--off , and the modification of the water shed by redirecting waters to this system caused an overload which resulted in yearly flooding , and pipe dislocation. 7. The new larger storm drain has relieved the problem of flooding by rerouting the water. Unfortunately there is not enough water entering the old pipe to keep it clean. Since the pipe is disjointed , water in it becomes stagnant and interesting insects come out of the drain grates. S. I can understand the City 's concern over potential liability from a poorly designed , old and worn out drain line, especially after the suit in the 700 block.. However , it is irresponsible for the City to now turn their- backs to the situation and dump a problem that they created to unaware citizens. 9. It is unlawful to alter drainage courses without proper engineering solutions. -i- Planning Commission - March 9, 2017 Item No. 2c Additional Materials Received Wolverton Duplex Variance (PA2016-159) 10. If the City fills in the old drain , storm water will back up in the ravine at each area of fill - (in our case at 3rd street) , it would then flood our garden and inundate the lower floor of our residence. 1. 1 . During minor rains, nuisance water will accumulate and breed mosquitoes. (The City of Huntington Peach is cur- rently being sued for several million dollars by someone that contracted Encephalitis allegedly from one of the City 's lakes. ) 12. You will riot obtain 100% of the property owners to agree to accepting the city 's liability. 1.3. A project to fill in the drain should not receive a "Negative Declaration" and would require an E. I . R. . Our yard is registered with the National Wildlife Federation as a backyard habitat and is the nesting site for many birds including STREPTOPELIA RISORIA (that caused an up- roar at the L. A. Union Station) , as well as a foraging area for the Least Bell 's Vireo. 14•. It would be more preferable to remove the drainage obstacles (roads) than to create the problems that you are suggesting. 15. The city has two options - 1 . Live with the existing conditions and hope for the best. 2. Provide an adequate engineering solution by tying portions of the existing drain , or surface drain areas into the new Iris drain. The depth should be verified to see if pump stations are required. I would like to invite you to visit the site, so that you can realize the problems involved. You can reach me at 644--8111 . Please keep me informed as to your decisions. Very truly yours, Ran Yeo 604 Iris Avenue Corona del Mar , CA ac. Neighbors Bill Agee Pat -temple Planning Commission - March 9, 2017 Item No. 2c Additional Materials Received Wolverton Duplex Variance (PA2016-159) RON YEO,FAIA ARCHITECT,INC. 500 JASMINE AVENUE CORONA DELMAR, CALIFORNIA 92625 TELEPHONE(714)644-8111 June 4, 1986 Lloyd Dalton Engineering Department P.O. Box 1768 Newport Beach, Ca 92658-8915 Re: Proposed Abandonment of Old Jasmine Creek Strorm Drain Mr. Dalton: I appreciated the opportunity to discuss the drainage situation with you and the City Attorney, at our residence Friday, May the 30th. Since that time several neighbors have called me, confused and ready to call their attorneys. I have related to them that I had met with you, and felt confident that the City would develop a better and proper position, than presented in your earlier letters. I feel that you should send out a new letter to the property owners concerned, clarifying your goals, as you discussed with me, as per enclosed list. A new correspondence, I feel, will help you reach your goals without upsetting everyone. I look forward to hearing from you, as to your progress, and would appreciate a copy of the new strom drain plans. Very truly yours, Ron Yeo F.A.I.A. " .: 1t RY/by _, �. cc. Neighbors e. Planning Commission - March 9, 2017 Item No. 2c Additional Materials Received Wolverton Duplex Variance (PA2016-159) ISSUES AND GOALS - OLD JASMINE CREEK STORM DRAIN June 4, 1986 APOLOGY Apologize for your last two correspondences that have confused and upset all those concerned. BACKGROUND Explain that there might be a storm drain line on their property. No records exist, so you do not know the exact location of the line or inlets. CITIES ORIGINAL PREMISE Since the City constructed a new strom drain line to accomodate the flow from the watershed above, and that now, since the old line is on private land and drains only water that falls on that private land, the City no longer felt that they have any responsibility or liability for the old system. HELP NEEDED In order to work out an equitable plan for the old line, the City needs to know more about the line - the location, type, size condition and ownership. FILLING IN THE LINE The City now realizes that it would not be feasable to fill in the entire line, and abandon the old system. CITIES RESPONSIBILITIES The City is responsible for. a. The drain lines under the streets. b. Lines installed by the City in alley right of ways. c. An undetermined portion of the physical condition of all the lines that have been used, in the public interest, for over 25 years, including the disrepair due to undersized design. d. The impacts of rerouting most of the water way from the old line. FUTURE PROJECTS Might include - Filling and abandoning certain portions of the line that are no longer necessary, as well as new tie-ins to the new system, and new access manholes in the streets to maintain the old line. Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting 159) Wolverton Duplex ( PA20 :L6 - 3. 59 ) Ama'o _ Planning Commission 1A �. . i s ti ✓ � ' i 4, a � ti 3, x. Public • MarchU • • C9G1FORc` .. Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting qe (TVO11-159) Ir 4c `1• ? � .. - '�� � �f7 •� � ^l. ♦,may TT 9 �q[S8t - f i29hZ "� ' ? �nT r� QQAO rhe r' r z r s2 s s y T Oq n t r ?1319 J v fi r. r 1 2935 � 106 � y 293 3 rdr'T �o� r2 Qy� SqZ Remm Commission - March $ 209 6m No. aAdditional Materials Pres enteuyveing o eUnDAlex v (PA2016-159) \ ° \ - % ° / \ \ � \ � \ � «` ■ : ` z W, . Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting -159) o``V Introduction u r � Variance requests Exceed the height limit for flat and sloped roofs Encroach into setback areas with raised walkways, related improvements Encroach into the required setback for third floor area March 9, 2017 Community Development Department - Planning Division 4 Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting -159) Site Plan INICOILNEIE GARAGE 2 pP PATO I� «i-} CAR € ,ORT"2 I v, 16d Ibd U' 5'tl ( IYd First-F]o - - �� I GARAGE I I I Raised walkways + related improvements 07/13/2012 Community Development Department- Planning Division 5 Planning Commission - March • 2017 Item No. Additional Materials Presented Front + Rear Elevations 291 24 EAST ° ° r' ,��II■I�.e■ � ° = °� ��•II- 1111 ELEVA-!jlj� WEST ELEVATION Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting -159) South Elevation i ------------ ---tz-s---- s ' ' --- _ --------_� ' --------------- ---+ I 07/13/2012 Community Development Department- Planning Division 7 Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting -159) North Elevation t I I I I I I ------------ ; I a I I I I I 1 i I ° T 3 I i 07/13/2012 Community Development Department- Planning Division 8 Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting -159) North Rendering I I I� I Im setback for ` d i NORTH ELEVATION 07/13/2012 Community Development Department- Planning Division 9 Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting -159) Findings Existing topographic restrictions Cross-slope and sunken gully Compatible with surrounding area Height is compliant at front and rear Consistent w/ General Plan + Zoning Code Duplex, residential design criteria No special privilege Maintains parity with other R- 2 properties 07/13/2012 Community Development Department- Planning Division 10 Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting -159) o``V Recommendation ui r � Conduct a public hearing; ■ Find project exempt from CEQA; and ■ Adopt Resolution for approval ofVAz016 -004 ■ Storm drain pipe and drainage Any impact would be addressed at plan check, but condition of approval could be added . March 9, 2017 Community Development Department - Planning Division 11 a a ti 4 M AIM • For more information contact: - Benjamin M.Zdeba,AICP 949-644-3253 — bzdebat7a newportbeachca.gov www.newport�eachca.gov Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting -159) Basement Plan 1 I I _ I WDR pN BONUS ROOM I I 1 I i i I I 1 1 I 1 I I 9A7N BED e I I I I 1 i IR 1 I I 1 07/13/2012 Community Development Department- Planning Division 13 Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting -159) First Floor Plan 6 r4rT3nwm=m=mw" -7 Of i , ENTRV 1 CT OVW IcE ,` AI DINING •••• I I I I (wy r � -- DR E � r � N , li r L � • � J f 1 I I I - ------ - - -- h ---v-------------- -�--� 07/13/2012 Community Development Department- Planning Division 14 Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting -159) Second Floor Plan -- -- - - -- -------- -sr_ ----------------- - - - - --� -OPEN TO AIR __- �� 2_-__ 2__�__ -_ MCLOS BELOW 2% S% CARPORT MBED _-__-__-__-_ HALL __ t LL 2% 6% 6•BAT TH 24 SBED L V 2 GARAGE 1 CARPORT 1 I, i y BALC i 1 a J 07/13/2012 Community Development Department- Planning Division 15 Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting 159) • Third Floor lan 11 -- -------- -- STDR r FLOW TAIR II LfVWO BED ROOF DEOI(1 � i r KRCHEN -'� I i I I _-__-__-__-__-__-__ 07/13/2012 Community Development Department- Planning Division 16 Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting -159) Fourth Floor Plan --- -- -------------------- ----------------------- -- - ------------------------- p —�---- -------------- ---- ------- -- ----- oFeRTo eo.ow I aeo QLD+ — — -- - -------- -- — -- ------ - --- c ROOF OECK7 ROOF OE�CK2 � � MCL M BA 1 1 -_�---__ I--------------------- ' ----- ------_ -I--� 07/13/2012 Community Development Department- Planning Division 17 Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting -159) Section i 1 1 1 1 1 1 1 1 1 1 1 1 ED RO,IF UEC 1 1 1 1 ` `� __ nM=99W3SWlYVJ4�DYLMYf I $ LIVING DOM I : ___lIPIII'� 1 � 1 1 � 1 M BED GRRAGE CARPOR w 1 $ I 1 e 1 LIVING DINING _--`_--II poll A � � 1 1 1 I 1 1 1 1 t 07/13/2012 Community Development Department- Planning Division 18 Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting -159) Section 2 I 1 I I 1 _ 1 1 1 1 - I I 1 M. IED 01 1 - 1 _____ _____ _ STAIR � ' I I I Y I ! STORAGE EDf DOM ROOF DECK ---------------- •- _J41'dLL�i-'oi��1M1[lflm'Y.�V `YYL I I I Y I M.SED M.CLOS. STAIR2 GARAGE CARPOR - % 1 1 a� 1 I 1 I LIVING DINING COURT ENTRY2 t I 1 I _ I _---- LAUNDRY I I :vsee evrmmeeaeru uc _ __ I BONUS ROOM 07/13/2012 Community Development Department - Planning Division 19 Planning Commission - March 9, 2017 Item No. 2a Additional Materials Received Wolverton Duplex Variance (PA2016-159) From: Ron Yeo <ronyeo@me.com> Sent: Saturday, March 04, 2017 8:16 AM To: Kramer, Kory; Dunlap, Bill; Koetting, Peter, Hillgren, Bradley; Lawler, Ray;Weigand, Erik; Zak, Peter, Biddle, Jennifer; Campagnolo, Daniel; Wisneski, Brenda Subject: 602 Iris, Variance VA#2016-159 Attachments: StormDrain.pdf Follow Up Flag: Follow up Flag Status: Flagged Although this hearing is mainly for a height variance, it is our belief that the commission should look at the project as a total whole in order to make a determination of approval or denial. My wife & I have lived next door @ 604 Iris for 54 years and don't have any major objections to most of the height variance request. Planning staff has done a decent job keeping the building as low as possible while still meeting the owner's project goals. However they failed to mention a major design element... the blocking of the natural flow of storm drainage and the existing storm drain pipe. We DO HAVE a problem with the variance for the height of up to 9 or 10' side yard retaining walls. (They are not fences but are part of the building structure) There are significant problems with the side yard encroachment as well as the basement design. The approval of the project as now designed would be IRRESPONSIBLE. 1. The plans do not have any entries to the building along the south side, so a raised walkway is not necessary there, since a "on grade" access would provide better escape for the basement bedroom. 2. The side yard retaining walls appear to be... just an excuse to be able to increase the living area by 1,000 sf. If the side walkways were a cantilevered construction, the lower level would NOT classify as a basement and that would increase the current plan's square footage beyond the allowable. 3. The current plans do not indicate the existing storm drain line that would run right through the basement. (see attached) 4. By constructing the lower floor as a slab (in lieu of a raised floor) the structure will block the natural flow of water along the ravine and will flood the adjacent properties. (north and south) 5. Since the roof deck railing exceeds the height limit by 6' +, it should be required to be set back 6 'from the side of the building in order to obtain some privacy to the adjacent neighbors. These are issues that cannot be ignored or postponed until building permits are applied for. The project cannot be constructed as currently designed without major impacts to the adjacent properties. 1 Planning Commission - March 9, 2017 Item No. 2a Additional Materials Received Since this project will constitute a hazard to persons residing in the ngYU�v6g&R8"q666W8A2016-159) THEIR LAND, we don't believe that the Planning Commission can make the required justification & findings for item #5 - per Chapter 20.52 of the Zoning Code. We urge you to not approve this project until it can be shown how the existing storm drain pipe will be protected. Thank you, Birgitta & Ron Yeo Attached is a building section showing the existing storm drain pipe. 2 Planning Commission - March 9, 2017 Item No. 2a Additional Materials Received Wolverton Duplex Variance (PA2016-159) M Eu I . ,,•• • STAIR2 STORAGE SED,J1COAI � � ROOT DEGX 1 T.. M-BEA M CLOS. STAIR T IR2 GNAOE CpRPUR i LIVING MID COURT ENTRY 2 1 �. uuNORr a L BONUS ROOM �,� S Planning Commission - March 09, 2017 Item No. 2b Additional Materials Received PoRj Wolverton Duplex Variance (PA2016-159) } @�n COMMUNITY DEVELOVi 100 Civic Center Drive Newport Beach,California 92660 949 644-3200 C4"poRN�P newportbeachca.gov/communitydevelopment Memorandum To: Planning Commission From: Benjamin M. Zdeba, AICP, Associate Plan e Date: March 7, 2017 Re: Correspondence received regarding PA2016-159 (VA2016-004) for 602 Iris Avenue This memorandum is intended to supplement the public correspondence submitted March 4, 2017, from neighboring residents, Ron and Birgitta Yeo, regarding the referenced project. Drainage Impacts Mr. Yeo indicates there is a storm drain pipe on the property and that the proposed retaining wall would block the natural water flow. The City has no record of a storm drain pipe on the properties within this block. In 1981, the current storm drain system was constructed and is located beneath the Iris Avenue right-of-way. However, there may be a natural water flow from the properties to the north during storm events. As with all new construction, these types of concerns are addressed during the building permit plan check process regardless of whether or not a discretionary approval is requested. It is not common for discretionary applications to include this information as the projects are generally conceptual and other disciplines (i.e., grading, structural, etc.) are not yet completed. If approved, the property owner will be required to address the drainage impacts to the neighboring properties. Based on conversations with the Building Division, there are various methods for addressing drainage (e.g., concrete swale), which would not require significant redesign of the project. Raised Walkways and Basement Mr. Yeo states that the side yard retaining walls are for the purpose of creating a subterranean basement and that the associated raised walkway on the southerly side is not necessary. He is correct in that if the basement level was designed without the raised walkways, it would be considered a daylighting basement that would count as gross floor area and the project would exceed the maximum floor area limitation. The proposed subterranean basement, however, does not negate the justification for the height variance. Community Development Department Planning Commission - March 09, 2017 Item No. 2b Additional Materials Received Wolverton Duplex Variance (PA2016-159) Correspondence received regarding PA2016-159 (VA2016-004) for 602 Iris Avenue March 7, 2017 Page 2 of 2 Roof Deck Design It is suggested that the roof deck railing, which exceeds the height limit, be set back from building edge to help protect the privacy of the adjacent neighbors. A number of alternative design options are suggested on page 9 of the staff report for the Commission's consideration. The Commission could also consider Mr. Yeo's suggestion. Community Development Department Planning Commission - March 9, 2017 Item No. 2c Additional Materials Received Wolverton Duplex Variance (PA2016-159) From: Ron Yeo <ronyeo@me.com> Sent: Thursday, March 09, 2017 1:53 PM To: Kramer, Kory; Dunlap, Bill; Koetting, Peter, Hillgren, Bradley; Lawler, Ray;Weigand, Erik; Zak, Peter, Biddle,Jennifer,Campagnolo, Daniel Cc: Wisneski, Brenda;Zdeba, Benjamin Subject: VA2016-004 - 602 Iris Attachments: Iris storm drain.pdf Ben related in his recent memo that the City has no record of our Iris storm drain line. That is not surprising, since everyone who knew about the pipe has retired. I went through our files and have attached the City correspondence for your review as historical information. 1 Planning Commission - March 9, 2017 Item No. 2c Additional Materials Received + �EWPoR� Wolverton Duplex Variance (PA2016-159) CITY OF NEWPORT BEACH U P.O. BOX 1768, NEWPORT BEACH, CA 92658-8915 �9c"O"H�P Public Works Department 714/644-3311 May 19 , 1986 Mr . Ronald W. Yeo 604 Iris Avenue Corona del Mar , CA 92625 Re: Proposed Abandonment of Old Jasmine Creek Storm Drain Dear Mr . Yeo: The City of Newport Beach has constructed a new storm drain system to service the area in which your property is located . (See attached Exhibit "A" ) . The old storm drain still is operable and can continue to serve those properties to which it is connected. The City does not know if your property is served by the old storm drain. The City is now trying to decide what to do with the old storm drain. The City has two options . One option is to give you the storm drain on condition you agree to be responsible for any personal injury or property damage that results from the use or presence of the old storm drain. The other option is to fill the old storm drain with concrete or other material and leave the system in place on your property. There are two reasons why the City believes it is in your interest to accept a deed from the City conveying our interest in the storm drain. If your property is one of those served, in part , by the old storm drain , you will continue to benefit by the drainage it provides . Moreover , the deed from the City to you will extinguish any right or interest the City may have acquired to your property by virtue of the existence of the old storm drain. The City will agree to give the storm drain to you only if all affected property owners agree to this procedure. Should any of the affected property owners fail to be responsible for damages or injuries , the City will have no option but to completely fill the old drain. Please advise us if you are interested in accepting a deed to the old storm drain . Please sign the enclosed statement 3300 Newport Boulevard, Newport Beach Planning Commission - March 9, 2017 Item No. 2c Additional Materials Received Mr . Ronald W. Yeo Wolverton Duplex Variance (PA2016-159) Page 2 May 19 , 1986 of interest form and return the form to the City Attorney' s office in the stamped envelope provided for your convenience. The purpose of this form is only to obtain information as to the number of property owners that are interested in accepting the old storm drain so that the City can determine if it should proceed further by drafting appropriate documents . Your signature on the form does not obligate or commit you to do or sign anything. Please call me at _644-3311 if you have any questions regarding the abandonment . Very truly yours , rz 4 - / 'el-- Gilbert Wong Project Engineer GW/ jc Enclosures Planning Commission arc Item Na c ILIUI1dI 89 olvafton Duplex Variance (PA2016-159) BLK 736 w Q RTH ST SCALE I"2�0 BLK 636 w _z N Ste, C N Q 7 THIRD ST BLK 536 NEW �9SA�a CO 9sT y/ erg w y Q ' BLK 436 d (TRACT 323) �4�1Ir ^ ,FIRST ST L w z N 4 � ¢ BL 336 Q J OR BAYSIDE NEW STORM DRAIN SYSTEM —EXISTING JASMINE CREEK STORM DRAIN TO BE ABANDONED CITY OF NEWPORT ®EACH DRAwN JW DATE 519.66 PUBLIC WORKS DEPARTMENT APPROVED PROPOSED ABANDONMENT OF OLD JASMINE CREEK STORM DRAIN —� EXHIBIT "A" Planning Commission - March 9, 2017 Item No. 2c Additional Materials Received Wolverton DuplexlVariance (PA2016-159) Gilbert Wong May 26, 1986 Protect Engineer City of Newport beach P. O. Box 1766 Newport beach , CA 92656-8915 Fie: Skunk: Gully Storm Drain Dear Mr. Wong: In response to your letter of May 19, I have the following comments: 1 . This is one of the most presumptions, naive and mis- leading communications I have seen for a long time. 2. Because of change of ownership every 6 -- 8 years , most property owners along Iris are not aware that they have a storm drain along their property. Most are not aware of how water drains from their property and how a storm drain system works. 3. The ravine is a natural drainage course that was modified when the streets were constructed. 4. A 24" diameter storm drain line was installed under the streets ( 1st , Coast Highway, 3rd , & 4th) . This drain was obviously undersized (being unaware of the increased run-off caused by later urbanization) . 6. The increased run--off , and the modification of the water shed by redirecting waters to this system caused an overload which resulted in yearly flooding , and pipe dislocation. 7. The new larger storm drain has relieved the problem of flooding by rerouting the water. Unfortunately there is not enough water entering the old pipe to keep it clean. Since the pipe is disjointed , water in it becomes stagnant and interesting insects come out of the drain grates. S. I can understand the City 's concern over potential liability from a poorly designed , old and worn out drain line, especially after the suit in the 700 block.. However , it is irresponsible for the City to now turn their- backs to the situation and dump a problem that they created to unaware citizens. 9. It is unlawful to alter drainage courses without proper engineering solutions. -i- Planning Commission - March 9, 2017 Item No. 2c Additional Materials Received Wolverton Duplex Variance (PA2016-159) 10. If the City fills in the old drain , storm water will back up in the ravine at each area of fill - (in our case at 3rd street) , it would then flood our garden and inundate the lower floor of our residence. 1. 1 . During minor rains, nuisance water will accumulate and breed mosquitoes. (The City of Huntington Peach is cur- rently being sued for several million dollars by someone that contracted Encephalitis allegedly from one of the City 's lakes. ) 12. You will riot obtain 100% of the property owners to agree to accepting the city 's liability. 1.3. A project to fill in the drain should not receive a "Negative Declaration" and would require an E. I . R. . Our yard is registered with the National Wildlife Federation as a backyard habitat and is the nesting site for many birds including STREPTOPELIA RISORIA (that caused an up- roar at the L. A. Union Station) , as well as a foraging area for the Least Bell 's Vireo. 14•. It would be more preferable to remove the drainage obstacles (roads) than to create the problems that you are suggesting. 15. The city has two options - 1 . Live with the existing conditions and hope for the best. 2. Provide an adequate engineering solution by tying portions of the existing drain , or surface drain areas into the new Iris drain. The depth should be verified to see if pump stations are required. I would like to invite you to visit the site, so that you can realize the problems involved. You can reach me at 644--8111 . Please keep me informed as to your decisions. Very truly yours, Ran Yeo 604 Iris Avenue Corona del Mar , CA ac. Neighbors Bill Agee Pat -temple Planning Commission - March 9, 2017 Item No. 2c Additional Materials Received Wolverton Duplex Variance (PA2016-159) RON YEO,FAIA ARCHITECT,INC. 500 JASMINE AVENUE CORONA DELMAR, CALIFORNIA 92625 TELEPHONE(714)644-8111 June 4, 1986 Lloyd Dalton Engineering Department P.O. Box 1768 Newport Beach, Ca 92658-8915 Re: Proposed Abandonment of Old Jasmine Creek Strorm Drain Mr. Dalton: I appreciated the opportunity to discuss the drainage situation with you and the City Attorney, at our residence Friday, May the 30th. Since that time several neighbors have called me, confused and ready to call their attorneys. I have related to them that I had met with you, and felt confident that the City would develop a better and proper position, than presented in your earlier letters. I feel that you should send out a new letter to the property owners concerned, clarifying your goals, as you discussed with me, as per enclosed list. A new correspondence, I feel, will help you reach your goals without upsetting everyone. I look forward to hearing from you, as to your progress, and would appreciate a copy of the new strom drain plans. Very truly yours, Ron Yeo F.A.I.A. " .: 1t RY/by _, �. cc. Neighbors e. Planning Commission - March 9, 2017 Item No. 2c Additional Materials Received Wolverton Duplex Variance (PA2016-159) ISSUES AND GOALS - OLD JASMINE CREEK STORM DRAIN June 4, 1986 APOLOGY Apologize for your last two correspondences that have confused and upset all those concerned. BACKGROUND Explain that there might be a storm drain line on their property. No records exist, so you do not know the exact location of the line or inlets. CITIES ORIGINAL PREMISE Since the City constructed a new strom drain line to accomodate the flow from the watershed above, and that now, since the old line is on private land and drains only water that falls on that private land, the City no longer felt that they have any responsibility or liability for the old system. HELP NEEDED In order to work out an equitable plan for the old line, the City needs to know more about the line - the location, type, size condition and ownership. FILLING IN THE LINE The City now realizes that it would not be feasable to fill in the entire line, and abandon the old system. CITIES RESPONSIBILITIES The City is responsible for. a. The drain lines under the streets. b. Lines installed by the City in alley right of ways. c. An undetermined portion of the physical condition of all the lines that have been used, in the public interest, for over 25 years, including the disrepair due to undersized design. d. The impacts of rerouting most of the water way from the old line. FUTURE PROJECTS Might include - Filling and abandoning certain portions of the line that are no longer necessary, as well as new tie-ins to the new system, and new access manholes in the streets to maintain the old line. Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting 159) Wolverton Duplex ( PA20 :L6 - 3. 59 ) Ama'o _ Planning Commission 1A �. . i s ti ✓ � ' i 4, a � ti 3, x. Public • MarchU • • C9G1FORc` .. Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting qe (TVO11-159) Ir 4c `1• ? � .. - '�� � �f7 •� � ^l. ♦,may TT 9 �q[S8t - f i29hZ "� ' ? �nT r� QQAO rhe r' r z r s2 s s y T Oq n t r ?1319 J v fi r. r 1 2935 � 106 � y 293 3 rdr'T �o� r2 Qy� SqZ Remm Commission - March $ 209 6m No. aAdditional Materials Pres enteuyveing o eUnDAlex v (PA2016-159) \ ° \ - % ° / \ \ � \ � \ � «` ■ : ` z W, . Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting -159) o``V Introduction u r � Variance requests Exceed the height limit for flat and sloped roofs Encroach into setback areas with raised walkways, related improvements Encroach into the required setback for third floor area March 9, 2017 Community Development Department - Planning Division 4 Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting -159) Site Plan INICOILNEIE GARAGE 2 pP PATO I� «i-} CAR € ,ORT"2 I v, 16d Ibd U' 5'tl ( IYd First-F]o - - �� I GARAGE I I I Raised walkways + related improvements 07/13/2012 Community Development Department- Planning Division 5 Planning Commission - March • 2017 Item No. Additional Materials Presented Front + Rear Elevations 291 24 EAST ° ° r' ,��II■I�.e■ � ° = °� ��•II- 1111 ELEVA-!jlj� WEST ELEVATION Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting -159) South Elevation i ------------ ---tz-s---- s ' ' --- _ --------_� ' --------------- ---+ I 07/13/2012 Community Development Department- Planning Division 7 Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting -159) North Elevation t I I I I I I ------------ ; I a I I I I I 1 i I ° T 3 I i 07/13/2012 Community Development Department- Planning Division 8 Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting -159) North Rendering I I I� I Im setback for ` d i NORTH ELEVATION 07/13/2012 Community Development Department- Planning Division 9 Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting -159) Findings Existing topographic restrictions Cross-slope and sunken gully Compatible with surrounding area Height is compliant at front and rear Consistent w/ General Plan + Zoning Code Duplex, residential design criteria No special privilege Maintains parity with other R- 2 properties 07/13/2012 Community Development Department- Planning Division 10 Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting -159) o``V Recommendation ui r � Conduct a public hearing; ■ Find project exempt from CEQA; and ■ Adopt Resolution for approval ofVAz016 -004 ■ Storm drain pipe and drainage Any impact would be addressed at plan check, but condition of approval could be added . March 9, 2017 Community Development Department - Planning Division 11 a a ti 4 M AIM • For more information contact: - Benjamin M.Zdeba,AICP 949-644-3253 — bzdebat7a newportbeachca.gov www.newport�eachca.gov Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting -159) Basement Plan 1 I I _ I WDR pN BONUS ROOM I I 1 I i i I I 1 1 I 1 I I 9A7N BED e I I I I 1 i IR 1 I I 1 07/13/2012 Community Development Department- Planning Division 13 Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting -159) First Floor Plan 6 r4rT3nwm=m=mw" -7 Of i , ENTRV 1 CT OVW IcE ,` AI DINING •••• I I I I (wy r � -- DR E � r � N , li r L � • � J f 1 I I I - ------ - - -- h ---v-------------- -�--� 07/13/2012 Community Development Department- Planning Division 14 Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting -159) Second Floor Plan -- -- - - -- -------- -sr_ ----------------- - - - - --� -OPEN TO AIR __- �� 2_-__ 2__�__ -_ MCLOS BELOW 2% S% CARPORT MBED _-__-__-__-_ HALL __ t LL 2% 6% 6•BAT TH 24 SBED L V 2 GARAGE 1 CARPORT 1 I, i y BALC i 1 a J 07/13/2012 Community Development Department- Planning Division 15 Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting 159) • Third Floor lan 11 -- -------- -- STDR r FLOW TAIR II LfVWO BED ROOF DEOI(1 � i r KRCHEN -'� I i I I _-__-__-__-__-__-__ 07/13/2012 Community Development Department- Planning Division 16 Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting -159) Fourth Floor Plan --- -- -------------------- ----------------------- -- - ------------------------- p —�---- -------------- ---- ------- -- ----- oFeRTo eo.ow I aeo QLD+ — — -- - -------- -- — -- ------ - --- c ROOF OECK7 ROOF OE�CK2 � � MCL M BA 1 1 -_�---__ I--------------------- ' ----- ------_ -I--� 07/13/2012 Community Development Department- Planning Division 17 Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting -159) Section i 1 1 1 1 1 1 1 1 1 1 1 1 ED RO,IF UEC 1 1 1 1 ` `� __ nM=99W3SWlYVJ4�DYLMYf I $ LIVING DOM I : ___lIPIII'� 1 � 1 1 � 1 M BED GRRAGE CARPOR w 1 $ I 1 e 1 LIVING DINING _--`_--II poll A � � 1 1 1 I 1 1 1 1 t 07/13/2012 Community Development Department- Planning Division 18 Planning Commission - March 9, 2017 Item No. 2d Additional Materials Presented at Meeting -159) Section 2 I 1 I I 1 _ 1 1 1 1 - I I 1 M. IED 01 1 - 1 _____ _____ _ STAIR � ' I I I Y I ! STORAGE EDf DOM ROOF DECK ---------------- •- _J41'dLL�i-'oi��1M1[lflm'Y.�V `YYL I I I Y I M.SED M.CLOS. STAIR2 GARAGE CARPOR - % 1 1 a� 1 I 1 I LIVING DINING COURT ENTRY2 t I 1 I _ I _---- LAUNDRY I I :vsee evrmmeeaeru uc _ __ I BONUS ROOM 07/13/2012 Community Development Department - Planning Division 19