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HomeMy WebLinkAbout3.0_Dawson Residence Variance_PA2015-224 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT April 6, 2017 Agenda Item No. 3 SUBJECT: Dawson Residence Variance (PA2015-224) SITE LOCATION: 2741 Ocean Boulevard Variance No. VA2015-005 APPLICANT: Richard Krantz Architecture, Inc. OWNER: Craig and Raquel Dawson PLANNER: Makana Nova, Associate Planner 949-644-3249, mnova@newportbeachca.gov PROJECT SUMMARY A variance to allow a new single-family residence to exceed the height limit and allow retaining walls and the garage with a balcony terrace above to encroach into the 10-foot rear yard setback along Way Lane. The new residence height will not exceed the curb elevation along Ocean Boulevard. The application was considered by the Planning Commission on February 9, 2017, and the item was continued to a future date to be determined. This continued item has now been scheduled for the April 6, 2017, Planning Commission meeting. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303, Article 19, of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act) under Class 3, (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Resolution No. _approving Variance No. VA2015-005 (Attachment No. PC 1), allowing portions of the proposed residence to exceed the height limit and allowing encroachments within the required rear yard setback. 1 Dawson Residence Variance Planning Commission, April 6, 2017 Page 2 INTRODUCTION Project Description The applicant proposes to demolish the existing single-family residence and construct a new 10,216-square-foot single-family residence. The requested Variance would allow: 1) portions of the residence to exceed the 24-foot base height limit for a flat roof/guardrail and 29-foot base height limit for sloping roofs by up to 18 feet. The development would not exceed the top of curb height from Ocean Boulevard; and 2) a 3-car garage with a balcony terrace above and associated retaining walls to encroach into the required 10- foot rear setback along Way Lane. The proposed retaining walls encroach to the property line and the proposed garage with balcony terrace above encroaches 6 feet 5 inches into the rear setback. The revised project plans (Attachment No. PC 8) include additional information on the site topography, location and height of the existing structures, and proposed layout of the multi-level house. Grading for the proposed residence includes 1,830 cubic yards of cut and 790 cubic yards of fill. Two main levels provide the majority of the living area, including kitchen, dining room, library, bedrooms, and great room, and the lower levels include the exercise room, media room, recreation room, a guest bedroom, garage foyer for access from Way Lane, and the three-car garage. Background On February 9, 2017, the application was considered by the Planning Commission. The staff report and minutes from the February 9, 2017 meeting are provided as Attachment Nos. 3 and 4. At the meeting the Planning Commission provided direction to the applicant and continued the item. Under the permit streamlining act, this continuance is limited to a 90-day time period so the Commission needs to act on this application on or before the May 4, 2017, Planning Commission Meeting. More specifically, the Planning Commission provided the following suggestions: 1) Modify the project design to staffs recommendation at the northwest wing and fire pit tower/pergola. 2) Provide a detailed construction management plan that includes project timing, truck haul routes, construction vehicle circulation and parking, etc. 3) Install story poles for the neighborhood to see the extent of proposed development and invite them to view the story poles for a longer duration of time (1-2 days). 4) Pull back the pool to comply with the 10-foot rear setback. The applicant is now returning with a modified project design and a construction management plan. 2 Dawson Residence Variance Planning Commission, April 6, 2017 Page 3 DISCUSSION Construction Management Plan The applicant has worked with Public Works staff and Corbin Reeves Construction to prepare a construction management plan for the project. The Construction Management Plan is provided as Attachment No. PC 5. The Construction Management Plan is designed to minimize disruption to the Community and maintain access within China Cove during construction. Story Poles The applicant has modified the project design so that the envelope of the proposed structure will not extend significantly outside the limits of the existing residence. These modifications would make it difficult to install story poles since the structure would not extend beyond the existing residence remarkably. The applicant has prepared and distributed email correspondence to the neighborhood, explaining the changes made to the project plans. These letters are included as Attachment No. PC 6. Modified Project Plans The applicant has prepared modified project plans based on staff's earlier recommendation and the direction received from the Planning Commission. Revised project plans are provided as Attachment No. PC 8. The modifications to the project plans are summarized as follows: 1. The nook and sitting room are pulled back to the line of the existing house, (along with the adjacent curved decks). 2. The walk-in balcony from the nook and bay window at the master bedroom level have been removed. 3. The side nook windows which faced the adjacent residence along the right elevation have been removed for added privacy. 4. The fire pit tower has been pulled back to the line of the existing house; however, it is slightly taller at this location than the existing residence but remains below the top of curb elevation along Ocean Boulevard. 5. The pool has been removed from the rear setback. The pool has been replaced with a very small pool adjacent to the Jacuzzi within the buildable area. A balcony terrace remains above the garage area within the 10-foot rear setback. 6. The loggias at the entry level have been removed adjacent to Way Lane. The Great Loggia at this same level has been converted to gross floor area. However, the modifications overall result in a net reduction of gross floor area. 7. The entire house has been pulled back an additional three feet from Way Lane. This accomplishes the following: a. Reduces bulk and mass appearance as viewed from Way Lane. 3 Dawson Residence Variance Planning Commission, April 6, 2017 Page 4 b. Pulls the proposed garage back to where even the furthest extent of the proposed garage is with the line of the existing garage. c. Reduces square footage of the project to 10,048 (164-square-foot reduction). 20.48.180 Residential Development Standards and Design Criteria. Section 20.48.180 (Residential Development Standards and Design Criteria) of the Zoning Code applies to all single-unit and two-unit residential buildings City wide. The following analysis considers each of these design criteria and the project's compliance with these standards: a. Walls. Long, unarticulated exterior walls are discouraged on all structures. The visual massing of a building should be reduced by incorporating appropriate design elements; including variation in the wall plane, building modulation, openings, recesses, vertical elements, varied textures, and design accents (e.g., moldings, pilasters, etc.). Front fagades shall include windows. The proposed building as shown in the revised plans provides articulation along all four exterior elevations. Windows have been removed along the right elevation to be respectful of privacy concerns of the adjacent neighbors. All three of the other more visible exterior elevations provide a variation of design elements, avoiding long unarticulated exterior walls. The fagade along Way Lane includes varied window shapes and sizes, a mix of straight wall planes with turret-style wall planes, balconies and loggias, and a mix of fagade treatments in a specific architectural style. Likewise, the majority of the balconies are oriented toward ocean views along the left elevation, creating a high level of building articulation along this frontage. The Ocean Boulevard frontage is respectful of public views because the home is below the curb and does not propose new elements outside the current footprint and emphasizes the main entry through the use of architectural detailing. b. Upper Floors. Portions of upper floors should be set back in order to scale down facades that face the street, common open space, and adjacent residential structures. Upper story setbacks are recommended either as full-length "stepbacks" or partial indentations for upper story balconies, decks, and/or aesthetic setbacks. The proposed residence has been modified to be cognizant of bulk and scale as viewed from Way Lane. The upper levels of the residence have been pulled back to enlarge the "stepbacks" so that the new home does not increase the bulk and scale beyond the extent of the existing home on the property. The residence provides a vertical orientation of the floors, largely due to topography, maintaining a specific old Mediterranean architectural style. The upper levels are then broken up with architectural modulation including a series of balconies, loggias, and a pergola as viewed from Way Lane. 4 Dawson Residence Variance Planning Commission, April 6, 2017 Page 5 Likewise, the proposed residence is conscious of public views from Ocean Boulevard. The bulk and scale of the structure remain below the curb height elevations at Ocean Boulevard and the residence does not extend beyond the limits of the existing residence at the upper levels. c. Architectural Treatment. Architectural treatment of all elevations visible from public places, including alleys, is encouraged. Treatments may include window treatments, cornices, siding, eaves, and other architectural features. The architectural treatment of the proposed residence maintains a consistent old Mediterranean style. High quality fagade materials are proposed including a variety of reclaimed terra cotta barrel the roofing, off-white smooth stucco, shellstone wall treatments, bronze arched and rectangular window treatments, weathered white oak doors and garage entry, and wrought iron and stone pillared balcony guardrails. d. Front Facade. Where the neighborhood pattern is for the primary entrance to face the street, the primary entry and windows should be the dominant elements of the front facade. Primary entrances should face the street with a clear, connecting path to the public sidewalk or street. Alternatively, entry elements may be visible from the street without the door necessarily facing the street. Consistent with other homes along this block of Ocean Boulevard, the residence emphasizes pedestrian access and the primary guest entry from the front door oriented toward Ocean Boulevard. The front entry is sunken below street level by a retaining wall at the Ocean Boulevard frontage to respect public views from Ocean Boulevard, consistent with Zoning requirements. The main entry faces the street with a clear balcony and stairway access leading down to a weathered white oak front door. Vehicle access to the residence is oriented from Way Lane and the garage door provides high quality materials including weathered white oak garage doors surrounded by shellstone wall treatments. e. Main Entrance. The main dwelling entrance should be clearly articulated through the use of architectural detailing. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) The main entrance to the residence is well articulated through the use of varying wall planes and facade treatments along Ocean Boulevard. The main entry door is surrounded by a stone pillared awning framed by custom art glass windows on either side. After considering the exterior elevations of the proposed residence, staff believes the proposed residence is consistent with the residential development standards and design criteria of the Zoning Code. Dawson Residence Variance Planning Commission, April 6, 2017 Page 6 Public Correspondence Staff has received four additional correspondence letters regarding the proposed Variance application since the February 9, 2017, Planning Commission Meeting. These letters are provided as Attachment No. PC 7. Summary Staff believes the applicant has made the suggested project modifications and provided sufficient additional information and recommends approval of the variance as requested. Alternatives Staff recommends approval as discussed above based on the required findings for approval of a variance. Due to Permit Streamlining Act time limitations, the Planning Commission may not further continue this application beyond the May 4, 2017, Planning Commission Meeting. The following alternative actions are available for the Commission: 1. The Planning Commission may approve the project as requested by the applicant if the Commission can make all the required findings. This would require some changes to the draft resolution for approval (Attachment No. PC 1). 2. The Planning Commission could approve other changes to the project design that would be necessary to alleviate concerns and make the required findings. 3. 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 incorporated within the attached draft resolution for denial (Attachment No. PC 2). Environmental Review Staff recommends that the Commission find that the project is categorically exempt under Section 15303 of the State CEQA (California Environmental Quality Act) Guidelines — Class 3 (New Construction or Conversion of Small Structures). Class 3 exempts the construction of limited numbers of new, small structures, including one single-family residence. The proposed project is a new single-family residence located within the Single-Unit Residential Zoning District. 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. 0 Dawson Residence Variance Planning Commission, April 6, 2017 Page 7 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: .t/ Mak a N a *na i, ICP, Deputy Director Associate Planner ATTACHMENTS PC 1 Draft Resolution PC 2 Draft Resolution for Denial PC 3 PC Meeting Minutes February 9, 2017 PC 4 PC Staff Report February 9, 2017 PC 5 Construction Management Plan PC 6 Applicant's Correspondence to the Community PC 7 Public Correspondence PC 8 Revised Project Plans 11118/16 V� QP �P g Attachment No. PC 1 Draft Resolution for Approval 9 V� QP �P 20 RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING VARIANCE NO. VA2015-005 FOR CONSTRUCTION OF A NEW SINGLE- FAMILY RESIDENCE WITH OVERHEIGHT STRUCTURES AND SETBACK ENCROACHMENTS, AND RESCINDING VARIANCE NOS. 653 AND 1137, FOR PROPERTY LOCATED AT 2741 OCEAN BOULEVARD (PA2015-224) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Richard Krantz Architecture, Inc. on behalf of Craig and Raquel Dawson (Applicant), the property owners, with respect to property located at 2741 Ocean Boulevard, and legally described as Parcel B of Resubdivision No. 082 together with the abandoned portion of Ocean Boulevard vacated under City Council Resolution No. 98-66, requesting approval of a variance. 2. The Applicant requests a variance to allow portions of a new single-family residence to exceed the height limit from grade and to allow retaining walls, a garage, and balcony terrace above to encroach into the 10-foot rear setback along Way Lane. The new residence would not exceed the top of curb height limit along Ocean Boulevard. Variance Nos. VA653 and VA1137 will be rescinded. 3. The subject property is designated Single-Unit Residential Detached (RS-D) by the Land Use Element of the General Plan and is within the Single-Unit Residential (R-1) Zoning District. 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single-Unit Residential Detached —(6.0—9.9 DU/AC) (RSD-B)and the Coastal Zone is Single-Unit Residential (R-1). The development of a single-family home is excluded from obtaining a Coastal Development permit in accordance with Categorical Exclusion Order No. E-77-5. 5. A public hearing was held on February 9, 2017, in the Civic Center Community Room 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. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. 6. A public hearing was held on April 6, 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. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. 11 Planning Commission Resolution No. #### Page 2 of 10 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The project is categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15315, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act) under Class 3 (New Construction or Conversion of Small Structures). 2. Class 3 exempts the construction of limited numbers of new, small structures, including one single-family residence. The proposed project is a new single-family residence located within the R-1 (Single-Unit Residential) Zoning District. SECTION 3. REQUIRED FINDINGS. In accordance with Newport Beach Municipal Code (NBMC) Section 20.52.090(F) (Variances — Findings and Decision), 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. Facts in Support of Finding: 1 . The subject property is approximately 10,527 square feet in area. An abandoned City right-of-way is located between the existing residence to be demolished and the Ocean Boulevard curb line and the resulting depth of the lot is approximately 90 feet. 2. The property slopes down steeply from Ocean Boulevard to Way Lane with a grade change of approximately 55 feet. The buildable area of the lot is constrained by the steep sloping topography of the site. 3. The development on the site is also constrained by the Ocean Boulevard curb height limit, which further limits the location and height of structures on site. The location of the proposed garage within the rear setback would reduce excavation of the coastal bluff that would be necessary to construct the garage behind the 10-foot rear setback line. 4. The proposed retaining walls are necessary to hold back the sloping bluff condition from Way Lane. 03-08-2016 12 Planning Commission Resolution No. #### Page 3 of 10 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 property is within the R-1 zone district. The strict and equal application of Zoning Code requirements for all R-1 lots within Corona del Mar provides property owners the privilege and right to construct and enjoy a residence with a gross floor area that can be 1.5 times the buildable area of the lot. R-1 zoned lots south of Ocean Boulevard are further limited in height as they are not permitted to exceed the elevation of the top of the abutting curb of Ocean Boulevard. Exceptions to the height limit and setback encroachments are necessary to allow a house consistent with the floor area limit of 1.5 times the buildable area of the lot. The site constraints create challenges to design a house of comparable height and position to other properties along Way Lane without providing relief from height and setback standards. 2. Six R-1 lots along this block, including the subject property, are located on a steep slope between Ocean Boulevard and Way Lane and are subject to the top of curb height limit. The height limit for the property is 24 feet for a flat roof structure and 29 feet for a sloping roof measured from grade. These lots along this block have been developed with residences that exceed the current height limit as measured from grade and have been granted a variance to exceed the height from grade limit. Each of the six lots also has been developed with walls, garages, structural elements, and portions of buildings within ten feet of the rear property line. 3. The Property has a 10-foot rear setback along Way Lane. Rear access is typical in Corona del Mar and most properties in the area have a 5-foot rear alley setback requirement, depending on the alley width. Way Lane essentially functions as an alley for the subject property, and if it were classified as an alley, the Zoning Code would allow for no rear setback because Way Lane is already 20 feet wide. Findin : 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 relief from the height and rear setback standards allows for development on a property constrained by steep slopes and a secondary height limit from the top of curb elevation along Ocean Boulevard. The Variance allows the property owner to construct a dwelling consistent with the floor area limit for the site, that provides 03-08-2016 13 Planning Commission Resolution No. Ott Page 4 of 10 the code-required parking, and is of comparable height to other properties along Way Lane. 2. Facts in support of Finding B support this finding and are incorporated herein by reference. 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 residence that is comparable in terms of height and rear yard encroachments with other lots along Way Lane that are identically zoned. The single- family home will comply with the curb height limitation along Ocean Boulevard and maintains similar rear setbacks as other buildings and structures along Way Lane. 2. Facts in support of Finding B support this finding and are incorporated herein by reference. 3. See statements B-3 and B-4 in support of this finding. 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 proposed dining nook with sitting room below would be detrimental to the general welfare of persons residing in the neighborhood because the location of these structures at the northwest corner exceed the height limit and would interfere with neighborhood compatibility, private views, and privacy with the neighboring and abutting properties. 2. The design of the structure includes articulation, modulation, open volume consistent with the requirements of the Zoning Code. At the upper levels, the residence provides enhanced privacy for the abutting properties as compared to the applicant's proposed design. The residence will not increase the bulk and scale beyond that of the existing residence because the design sets the residence further back from Way Lane compared to the existing structure. 3. The proposed structure would exceed the height limit by approximately 18 feet at the worst case. The highest portion of the new structure, however, will be lower than the 03-08-2016 -1 4 Planning Commission Resolution No. #### Page 5 of 10 height of the existing structure and will improve public views from Ocean Boulevard. The proposed structure would not further impede views through the lot from abutting properties. 4. The granting of the Variance will not adversely impact public views from Ocean Boulevard because the proposed structure has been lowered to comply with the top of curb height restriction. 5. The proposed encroachment within the rear yard setback will not affect the flow of light or air to adjoining residential properties as adequate separation is provided. The existing garage setback encroachments have not proven detrimental. The structures within the rear setback will improve upon the existing condition as the majority of the encroachments will be pushed further away from Way Lane (e.g. fewer encroachments compared to existing conditions). 6. The proposed pool above the garage includes approximately 300 square feet of area within the 10-foot rear setback. Pools within the rear setback area are common and allowed in all R-1 zoned lots. Activity within the pool is typical, not expected to be utilized often, and will not be detrimental to the surrounding properties. The height of the 42- inch guardrail adds minimal additional bulk and scale above the garage within the setback. Mechanical equipment will be stored within the building and associated noise will not pose a nuisance to nearby properties. 7. Way Lane functions similar to an alley and is 20 feet in width, providing sufficient turning width for vehicles to access the garage and for other vehicles to pass. The City's Public Works and Fire Departments have reviewed the proposed development as it relates to the ground level encroachments and are supportive given the reduction of encroachments compared to current conditions and resulting increased vehicle maneuverability within Way Lane. 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. Facts in Support of Finding: 1. The subject property is designated for single-unit residential use and the granting of the Variance would not increase the density beyond what is planned for the area, and will not result in additional traffic, parking, or demand for other services. 2. 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. Variance approval provides appropriate setbacks for the property consistent with the existing development pattern along Way Lane. 03-08-2016 15 Planning Commission Resolution No. #### Page 6 of 10 3. The project is consistent with the goals and policies of the General Plan including General Plan policies NR20.1, 20.2, and 20.3 to preserve and where feasible, enhance public views from designated public vantage points and roadways. The roofline is below the top of curb elevation along Ocean Boulevard and the bulk and scale of the new home will not increase significantly beyond the envelope of the existing home. 4. 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 site topography, top of curb height limit, design of surrounding residences, limited feasible area for development, and avoidance of impacts to public and private views based upon the project, the height limit exceptions and setback encroachments are appropriate for this location. 5. The subject property is not located within a specin area. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Variance No. VA2015-005, 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 Title 20 Planning and Zoning, of the Newport Beach Municipal Code. 3. This resolution supersedes Variance Nos. VA653 and VA1137, which upon vesting of the rights authorized by this Variance No. VA2015-005, shall become null and void. 03-08-2016 10 Planning Commission Resolution No. #### Page 7 of 10 PASSED, APPROVED, AND ADOPTED THIS 6TH DAY OF APRIL, 2017. AYES: NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chairman BY: Peter Zak, Secretary 03-08-2016 2� V� QP �P sg Planning Commission Resolution No. Ott Page 8 of 10 EXHIBIT "A" CONDITIONS OF APPROVAL (Project-specific conditions are in italics) 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval, except as modified by applicable conditions of approval. 2. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 4. The project shall not exceed the top of curb height pursuant to Zoning Code Section 20.30.060(B)(4). 5. Prior to the issuance of a building permits, the applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Division. 6. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 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 03-08-2016 29 Planning Commission Resolution No. #### Page 9 of 10 time is approved in compliance with the provisions of Title 20 (Planning and Zoning) of the Newport Beach Municipal Code. 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 Dawson Residence Variance including, but not limited to, Variance No. VA2015-005 (PA2015-224). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Fire Department Conditions 12. The design of the Residential Fire Sprinkler System shall be in accordance with 13D. If the larger rooms are out of the scope of what is indicated in 13D, then the design of the system will be an alternative method by code and would result in the design of the system to be calculated beyond the two head calculation required by 13D. Engineering shall be provided prior to the issuance of building permits if construction details go beyond the current scope of 13D. 13. A minimum fire flow for this structure of 1,375 gallons per minute is required as per CFC Table B 105.1. A Fire Hydrant shall be required within 250 feet from the frontage of the property. Building Division Conditions 14. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City- adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. 15. Prior to issuance of building permits, revise and resubmit the soils report to the satisfaction of the Grading Engineer. 16. Prior to issuance of grading permits, the applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the proposed project, subject to the approval of the Building Division and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 03-08-2016 20 Planning Commission Resolution No. #### Page 10 of 10 17. Prior to issuance of building permits, the project design shall provide emergency escape and rescue openings in each sleeping room and basement in accordance with Section R310 of CRC 2013 and shall open directly into a public way, or to a yard or court that opens to a public way. 18. Prior to issuance of building permits, the oroiect design shall provide stairs compliant with Section R311.7. 19. Prior to issuance of building permits, the project design shall provide grade plan calculations to verify that level three is a, "story above grade plane"and not "basement'. See Section R202 of CRC 2013 for definitions. 20. Prior to issuance of building permits, the project plans shall include shoring plans and calculations. Public Works Conditions 21. City Council review and approval shall be required for non-standard improvements (i.e., retaining walls, railings, stairs, etc.) within the Ocean Boulevard public right-of-way if the proposed improvements are not consistent with City Council Policy L-6. If approved by City Council, the property owner shall be required to obtain an encroachment permit for construction of the non-standard improvements and obtain an Encroachment Agreement for non-standard improvements. 22. All portions of the proposed project, including but not limited to foundation, walls, caissons, tie-backs, etc. shall be located entirely on private property. 23. Prior to issuance of building permits, the property lines shall be included on each of the building sections. si 24. County Sanitation District fees shall be paid prior to the issuance of any building permits. 03-08-2016 21 V� QP �P Attachment No. PC 2 Draft Resolution for Denial 23 V� QP �P RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, DENYING VARIANCE NO. VA2015-005 FOR CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE WITH OVERHEIGHT STRUCTURES AND SETBACK ENCROACHMENTS LOCATED AT 2741 OCEAN BOULEVARD (PA2015-224) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Richard Krantz Architecture, Inc. on behalf of Craig and Raquel Dawson (Applicant), the property owners, with respect to property located at 2741 Ocean Boulevard, and legally described as Parcel B of Resubdivision No. 082 together with the abandoned portion of Ocean Boulevard vacated under City Council Resolution No. 98-66, requesting approval of a variance. 2. The Applicant requests a variance to allow portions of a new single-family residence to exceed the height limit from grade and to allow retaining walls, a garage, and balcony terrace above to encroach into the 10-foot rear setback along Way Lane. The new residence would not exceed the top of curb height limit along Ocean Boulevard. 3. The subject property is designated Single-Unit Residential Detached (RS-D) by the Land Use Element of the General Plan and is within the Single-Unit Residential (R-1) Zoning District. 4. The subject property is located within the coastal zone.-The Coastal Land Use Plan category is Single-Unit Residential Detached — (6.0 — 9.9 DU/AC) (RSD-B) and the Coastal Zone is Single-Unit Residential (R-1). The development of a single-family home is excluded from obtaining a Coastal Development permit in accordance with Categorical Exclusion Order No. E-77-5 provided the conditions of said order are satisfied. 5. A public hearing was held on February 9, 2017, in the Civic Center Community Room 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. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. 6. A public hearing was held on April 6, 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. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. 2.5 Planning Commission Resolution No. #### Page 2 of 3 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. FINDINGS. The Planning Commission may approve a Variance Application only after making each of the required findings set forth in Newport Beach Municipal Code (NBMC) Section 20.52.090(F) (Variances — Findings and Decision). In this case, the Planning Commission was unable to make the required findings for the following reasons: 1. The height and location of the proposed project are not compatible with the single-unit dwellings in the vicinity and would result in negative impacts to residents in the vicinity because of the added height, bulk and location of the structure. 2. The height and location of the proposed project would affect views and decrease privacy from the abutting property to the north, and therefore, it would be detrimental to the abutting property. 3. The proposed project includes features that would exceed the 24-foot from grade height limit and project into the 10-foot rear setback. Granting of relief from the height limit and rear setback is not necessary for the preservation and enjoyment of substantial property rights of the applicant as they could construct a smaller single-family residence that complies with these development standards. 4. Granting of the variance may constitute a special privilege by allowing a larger and bulkier residence than others located along this block of Ocean Boulevard. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Variance No. VA2015-005 (PA2015-224). 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. 03-08-2016 20 Planning Commission Resolution No. #### Page 3 of 3 PASSED, APPROVED, AND ADOPTED THIS 6TH DAY OF APRIL, 2017. AYES: NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chairman BY: Peter Zak, Secretary 03-08-2016 V� QP �P �g Attachment No. PC 3 Planning Commission Staff Report February 9, 2017 Available separate through the following link due to large file size: http://ecm s.newportbeach ca.gov/W eb/O/doc/l 167119/ Page1.aspx 29 V� QP �P 30 Attachment No. PC 4 Planning Commission Minutes February 9, 2017 31 V� QP �P P ' e Civilian Investigator Joe amended her earlier response to Commissioner Hillgren in that security was usual condition of the operator's license rather than the CUP. The Police Department's night duty sergeant did condu site visit. Deputy Director i eski offered language for Condition 16 of"there shall be no more than seven slips that shall be leased to the p ic; no less than three boat slips shall be available for dine and dock, free of charge for visitors of the center; no er than nine slips shall be available for lease to residents; no overnight use of any vessel shall be permitted no se as permanent residence." Commissioner Dunlap requested langu restricting residents from subleasing slips, and Chair Kramer clarified that three slots would be for public, n -lease use. Assistant City Attorney Torres clarified that each of the three slips would hold more than one duf at. Chair Kramer also suggested a condition regarding appropriate signage. Motion made by Commissioner Lawler and seconded by Com . sioner Hillgren to (1)find each project to be exempt from the California Environmental Quality Act (CEQA) p uant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of Regu 'ons, Title 14, Chapter 3; (2) adopt Resolution No. 2048 approving Conditional Use Permit No. UP2016-048 fo a proposed 5,204 square-foot fine dining restaurant including a parking reduction; and (3) adopt Resolution No. 047 approving Conditional Use Permit No. UP2016-041, with revisions to Conditions of Approval 11, 15, 18, 19, d 51 as discussed. AYES: Kramer, Koetting, Dunlap, Hillgren, Lawler,Weigand NOES: None ABSTAIN: None ABSENT: Zak ITEM N0.4 DAWSON RESIDENCE VARIANCE (PA2015-224) Site Location: 2741 Ocean Boulevard Associate Planner Nova introduced the project, reported the project site is located next to a view point and coastal view road identified in the City's General Plan, and shared photos from various viewpoints. A number of properties had encroachments into the 10-foot setback along Way Lane. She reviewed the background of the property including variances, conditions of approval, and the abandoned right-of-way. Existing variances did not apply to the abandoned right-of-way parcel. In reply to Chair Kramer's question, Associate Planner Nova did not recall whether the abandoned right-of-way transaction involved compensation. Associate Planner Nova further clarified that the right-of-way was abandoned to the subject property, which added about 5,000 square feet to the lot. Associate Planner Nova indicated a new single-family residence would be constructed over the entire parcel. The proposed residence complied with a number of Zoning Code standards such as front and side setbacks,floor area maximum, and top-of-curb height limit. Portions of the home and retaining walls would project Into the 10-foot setback, with some portions encroaching more than others. The applicant proposed a pool directly above the garage area,which would project into the rear setback. At its closest point,the garage and pool would be 8 inches from the property line. The property was subject to a height limit of 24 feet for a flat roof and 29 feet for a sloping roof. The slope of the property is 58 percent. Portions of the proposed structure that exceed the height limit are primarily in the existing parcel area, with a small portion in the abandoned right-of-way. The northwest corner of the structure would project closer to Way Lane but would be within the buildable area; however, the two levels would exceed the height limit. The fire pit tower would exceed the height limit and project beyond the limit of the existing home. Staff recommended modifying the design so that the nook/sitting area was pulled back to the limit of the existing building footprint and relocating the fire pit tower to the line of the existing building footprint. Preserving and enhancing views is important to compliance with the applicable General Plan policies. There is a bulk and scale issue with the variance requested for the northwest corner. Almost every home on the block had some kind of relief from the height limit and the rear setback. Public comments expressed concern regarding structural integrity, bulk and scale, access through Way Lane, privacy and public views, nuisance of pool activity, structural integrity of the pool, and maintenance of trees and vegetation. Staff recommended approval of the project with the noted modifications. 5of10 33 i I Chair Kramer was concerned about the setbacks, particularly on Way Lane; the northwest corner and the fire pit tower; the bulk and scale of the project; and the lack of a construction management plan. The Planning Commission proceeded to report their ex-parte communications. Vice Chair Koetting had met with the applicant and a next-door neighbor. Chair Kramer had talked to a neighbor. Commissioner Hillgren had met with the applicant and a handful of applicant's consultants and had conversations with a couple of neighbors. Commissioner Dunlap had met with the applicant and his architect. Commissioner Weigand had met with the applicant and spoke on the phone with a next-door neighbor and his attorney. At Vice Chair Koetting's request, Associate Planner Nova showed a site plan with an overlay of the proposed building. The courtyard on the upper right-hand side was not habitable floor area. Vice Chair Koetting was concerned that the proposed residence might not fit on the lot. In reply to Commissioner Lawler's questions, Associate Planner Nova reported the applicant had not been willing to relocate the fire pit tower or the northwest wing structures. The applicant submitted a concessions memo modifying the architectural design of the two structures to alleviate the adjacent residents' concerns. Those concessions were not sufficient for staff to recommend approval of the project. The worst-case encroachment at the rear setback was 8 inches from the property line. Commissioner Lawler concurred with Chair Kramer's concerns regarding the fire pit tower and the northwest wing. In response to Commissioner Hillgren's inquiries, Associate Planner Nova advised that staff does not apply a predominant line of existing development to this property because it does not fall within the coastal bluff overlay designated in the Zoning Code. The area of focus was the existing building instead of setbacks. The existing home already encroached into the 10-foot setback. At Commissioner Dunlap's request, Associate Planner Nova explained that the applicant's memo made concessions primarily to modify the architectural design of the northwest wing at the nook/sitting area and that these changes might alleviate some of the neighbor's concerns regarding privacy. Staff still wanted the area pulled back to the line of existing home because of the bulk and scale issue. Portions of the proposed structure still exceeded the height limit and the structures are not necessary to the use of the home. The residence could be redesigned. The Zoning Code contained no specific criteria for limiting bulk and mass that exceeds the height limit; therefore, staff looked to the existing envelope for guidance. Community compatibility was a concern. Chair Kramer opened the public hearing. Richard Krantz, project architect, shared his process for designing the home. He wanted the house to look like it had been there for 40, 50 years. He had only architectural elements to deal with the mass and bulk. He chose a sloping roof because it extended the view. Lowering the roof height and using a sloping roof benefited the community but made it harder to generate square footage. He created the pool as a buffer and tried to preserve views. Articulation added interest to the house while attempting to preserve the view. The element at the northwest wing was meant to shield the different private decks on the adjacent property. In reply to Vice Chair Koetting's questions, Mr. Krantz indicated the light green area on the slide shown was a transparent model of the neighbor's house. It was used to demonstrate that the architectural elements mitigated the lack of privacy. The protruding bit was the neighbor's deck. The elements did not block the neighbor's windows. The neighbors had not responded to the graphic and likely had not seen the proposed concessions. The massing issue was handled by the architectural features, but the existing house was massive. One element projected out to protect the privacy of both parties'decks. Chair Kramer was annoyed that the Commission received changes the day of the meeting and preferred to continue the item. In reply to Commissioner Hillgren's questions, Mr. Krantz explained that the graphic illustrated the neighbor's deck projecting in the foreground. The building design was pulled back but he needed to introduce another element to protect privacy. The depiction reflected the change to the window only. In reply to Vice Chair Koetting's inquiry, Mr. Krantz advised that the neighbors likely had not seen the proposed changes. Vice Chair Koetting noted the changes did not comply with staffs recommendations. 6of10 31{ I Craig Dawson, applicant, reported the memorandum was provided in response to Commissioners' requests for mitigation of the privacy issue. He did not want a more massive house. The proposed house was less massive, more attractive, and more articulated than the existing home. A portion of the northwest wing did protrude, but many portions were pulled back. The lower roof made the house look less massive. He had been working with staff for two years and conducted outreach to the neighbors. The proposal did increase privacy. He was not asking for a special benefit. In response to Vice Chair Koetting's questions,Associate Planner Nova indicated the applicant voluntarily placed the story poles for a short period of time. Mr. Dawson related the Hamiltons' concerns regarding view of the windows, then the balcony, and then impact to views. He had the story poles set up to demonstrate there was no material effect on views. Now, the Hamiltons were concerned about privacy. Norm Rodich, attorney for the applicant, advised that the design was mindful of the adjacent neighbor and attempted to protect views and privacy. The current situation had no privacy with views into the neighbor's home from virtually every deck and main living area of the existing residence. The neighbor's house projected out as far as possible to capture the view. The proposed residence did not extend as far as the neighbor's residence. The current issue was proximity and privacy. The neighbor chose view over privacy in cantilevering the residence as far as possible. The neighbor objected to the applicant's right to do the same thing. The new proposal was submitted in response to comments received in the last two days. The columns and windows were designed so that no one could see in or out. The northwest wing's function was to separate the main living areas of the two residences. The compromise maintained separation but eliminated cross-viewing. Chair Kramer opened the public hearing. Laurence Nokes, representative for the Hamilton's, stated the house could be built according to lot development standards. The design was not harmonious with neighboring structures and did not protect use or enjoyment. He did not believe any findings could be made for the requested variances. The height variance would completely change the way the Hamiltons used their home. The rear setback would involve an elevated pool deck, which would impact privacy and enjoyment of the property. There was plenty of room to build a conforming structure if it was sited differently on the lot. He requested the matter be denied and continued and the applicant be required to put up stakes of actual construction. Joseph Ldvare shared his experience of the installation of the story poles. The poles should be reinstalled and left for a longer period of time. He opposed a variance for Way Lane. The elevated pool would look into his master bedroom and family room. Kim Effinger, representative for the Mulvaneys, opposed the project as proposed. The size and scope was massive compared to surrounding homes. The size,design,and certain features would impact privacy and views. The elevated pool would create unnecessary noise and a potential nuisance for neighbors. The project should be revised with the elevated pool either eliminated or relocated. Helga Pralle expressed concerns about the integrity of the slope. According to a report from a geotechnical engineer, the area was susceptible to earthquake-induced slides. The Dawsons refused to name her as an additional insured on any insurance policy for construction, to indemnify her for damage or destruction as a result of the slope potentially failing from construction, and to coordinate a pre-construction inspection of her home to document the condition of the property. The Planning Commission should impose additional conditions of approval. She opposed the requests for variances. Warren James supported staffs recommendations. Mike Mugel supported the project, but expressed concern that vendors would park in the setback and block Way Lane. Harold Parker clarified that he neither supported nor opposed the project. He simply would not object to the project. Jerry Thompson was concerned about ingress and egress. A construction entrance from Ocean Boulevard was not possible. Chair Kramer closed the public hearing. 7of10 35 Mr. Rodich advised that abandonment of the right-of-way was irrelevant to the request for variances. The larger lot size allowed the applicant to build a larger house. There were no side encroachments. The applicant agreed to pay for the story poles to accommodate the Hamiltons. The existing housing was as massive as the proposed house. The project pulled massing and scale away from Way Lane. The applicants were not asking for anything other neighbors had not received. Pools typically were permitted in the rear setback. Staff determined pool activity was not uncommon or detrimental. Mechanical equipment would be placed in a vault, so there would be no noise issue. The pool was designed as a buffer. Chair Kramer did not feel the application was ready for a decision because several issues needed to be resolved. Staff had not had sufficient time to review the last-minute changes. He had concerns about the setbacks, the northwest corner, and bulk and scale. He suggested the Commission deny or continue the project. Assistant City Attorney Torres, noted the upcoming deadline under the Permit Streamlining Act. The applicant would need to waive the deadline in order for the Commission to continue the item. In reply to Chair Kramer's inquiry, Mr. Rodich reported the applicants were amenable to a continuance. Chair Kramer requested Commissioners provide direction to staff regarding concerns about the project. The applicant should work more diligently with the neighbors regarding issues raised in the meeting. Commissioner Hillgren commented that variances were required for the project. The expectation to develop a certain FAR was not absolute but conditioned upon being able to achieve the other conditions. Those other conditions included the height limit and setback. Various solutions could resolve the massing issue. One of the biggest challenges to granting a variance was ensuring neighbors agreed with the project. The neighbors seemed to be willing to listen and work through some of the challenges. He had no issue with the rear setback; however, the pool encroachment was inappropriate. The fire pit tower could easily be moved 4 feet so as not to block the view. The applicant should work with the neighbor in order to resolve the issue regarding the northwest corner. Commissioner Lawler concurred with staffs recommendations regarding the fire pit tower and the northwest corner, given the amount of opposition expressed during the meeting. In reply to Commissioner Dunlap's questions, Associate Planner Nova stated a variance for the pool was needed because of the height of the structure. The current roof was noncompliant. The height of the existing home exceeded the curb height. Commissioner Dunlap agreed with pulling back the pavilion. The Hamiltons needed time to review the latest proposal. Vice Chair Koetting believed the applicant should utilize more of the site near Ocean Boulevard and suggested the nook/sitting area be moved closer to the existing residence line. Story poles were important for the size and location of the project. He opposed setbacks along Way Lane. Commissioner Weigand reiterated that the Commission had not had time to review the applicant's proposed concessions. He hoped everyone could work together toward a solution. He liked the glass barriers for the pool. In response to Associate Planner Nova's question, Chair Kramer wanted to see a construction management plan containing details of interaction with the City, the process, timing, sequencing, parking, and interrelation with subcontractors. The area was very constricted with little to no parking. Motion made by Chair Kramer and seconded by Vice Chair Koetting to continue Item Number 4 to a date uncertain. AYES: Kramer, Koetting, Dunlap, Hillgren, Lawler,Weigand NOES: None ABSTAIN: None ABSENT: Zak 8of10 3C Attachment No. PC 5 Construction Management Plan 3�t V� QP �P 3g COFtB1N �JJfjREEVE S C O N S T R U C T I O N CONSTRUCTION MANAGEMENT PLAN Owner: Craig and Raquel Dawson 2741 Ocean Blvd. Corona Del Mar, CA. 92625 Architect: Richard Krantz Architecture 1500 Quail Street Suite #520 Newport Beach, Ca. 92660 1.0 PROJECT INTRODUCTION Proiect Location The subject property (the "Site') is located at 2741 Ocean Blvd, Corona Del Mar, 92625. It is bordered by Ocean Blvd. at the top of the property and Way Lane in China Cove at the bottom of the property. "Look out point" is to the South and 2735 Ocean Blvd. is to the North. Prosect Description The site is currently occupied by one single-family residence that has been extensively remodeled over the last 40 plus years. The current residence will be demolished and a new single family residence will be built. Scope of Work This Construction Management Plan is designed to minimize the Project's neighborhood impacts and construction related environmental effects and to foster public safety during Project construction. The Project applicant, contractor, and all sub-contractors must adhere to all provisions as stated in this Construction Management Plan. 2.0 PROJECT IMPLEMENTATION Dates of Construction The construction of the proposed Project is expected to occur over approximately 26-28 months. See Exhibit "A". 2 AIRI GT LOOP DRIVE • COSTA MESA, CA 92626 MAIN 714.540.3700 FAX 714.540.3701 111FN . I Ni, . ! I , I , SJ Hours of Construction The hours of construction will be Monday through Friday from 7:00 a.m. to 6:30 p.m. and Saturday from 8:00 a.m. to 6:00 p.m., as allowed by City of Newport Beach Municipal Code Section 10.28.040. Work hours in the public right of way may be limited. No construction workers shall arrive no earlier than 7:00 am Monday through Friday and no earlier than 8:00 am on Saturday. Sequence (Phasing) of Construction Project construction is divided into four phases: I. DEMOLITION-PHASE #1— Disconnect and cap off utilities. Install temporary power and install temporary water standpipe to the existing water service and meter. Demolish the existing residence. Approx.Time: 1 month II. EXCAVATION/GRADING/FOUNDATION-PHASE #2— Excavation and removal of approximately 1040 cubic yards of dirt. Grading and concrete placement, which consists of shoring, placement of structural slabs and walls, waterproofing, and sub-slab drainage systems, will occur during Phase #2. In addition, site drainage, plumbing underground and electrical underground systems will be integrated. Approx.Time: 8 months III. ROUGH TRADES-PHASE #3—During Phase #3, metal and wood floor joist systems and stud wall framing will begin on all levels and work up. Integration of rough plumbing, mechanical, and electrical systems will follow after rough framing is in place. Installation of windows, doors and roof structure will also occur during Phase #3. Approx.Time: 8 months IV. BUILDING FINISHES-PHASE#4 - Finishes will be installed during Phase #4. Exterior finishes such as exterior plaster, clay roofing tile, stone veneer and flooring, iron elements and guardrails will be installed. Landscaping and hardscape/paving, planting and irrigation, landscape lighting and drainage systems will also be installed at this time. In addition, interior finishes will be installed, including drywall, painting, cabinetry, stone and tile at counters, walls andfloors. Approx.Time: 10 months Total Length of Construction Time: Approx. 27 months 40 Construction Equipment Construction equipment will be utilized for the various stages of the project as follows: DEMOLITION-PHASE #1: Bulldozer Demolition Excavator Hauling Trucks Flat bed delivery trucks Loader EXCAVATION/GRADING/FOUNDATION- Concrete mixer and pumper PHASE#2: Crane Caisson Drilling Drill Rig Concrete Flat bed delivery trucks Placement Compressor/jackhammer ROUGH TRADES-PHASE #3: Compressors Wall Framing Crane Mechanical, Electrical, and Plumbing Flat bed delivery trucks Installation Masonry saws/Rotary saws Window/ Door installation Roto Hammers/Drills Roofing Shot pin applicators Small stationary power tools/ hand tools BUILDING FINISHES-PHASE #4: Compressors Exterior and Interior Finishes Flat bed delivery trucks Hardscape Installation Masonry Saws Softscape Installation Roto Hammers Skill Saws/Drills Small Cement Mixer Small hand held power tools 4� Construction Personnel Trip Generation and Parking The total number of construction personnel at the Site will vary depending on the construction activity and phase. It is expected that there will be an average of 5-25 workers daily at the job site. Refer to Section 3.0 below (Parking Management), for a discussion of construction personnel parking during construction. Construction Process Upon permit issuance, existing utilities will be disconnected and capped off in preparation for demolition. Temporary power and temporary water standpipe will be installed on site and the existing sewer line will be capped. After the existing building is demolished, caisson drilling will begin.The caissons will be installed along the perimeter of the building, the lagging will be installed, and then grading will begin. Vibration monitors will be placed at the neighboring properties and any other locations per the Soil Engineer's recommendations to monitor construction activities. A vibration monitoring program will be initiated and if found to exceed the threshold for structural damage, other construction methods will be employed to eliminate any occurrence of structural damage. Such alternative construction methods include, but are not limited to, use of different drill bits for the caisson drilling, use of less vibration-intensive construction vehicles, and/or use of lubricants for the caisson drilling. During demolition, a flagmen and pedestrian detours will be stationed at the entrance of the job site on Ocean Blvd. to monitor security in and out of the gates and to redirect pedestrians to across the street. The sidewalk along Ocean Blvd. will remain open. If a sidewalk closure is needed for a short duration, a street and sidewalk closure permit will be obtained. All demolition and construction activities will be approached from Ocean Blvd. Subcontractors will be restricted from accessing the property via Way Lane as much as possible and no large vehicles will be allowed on Way Lane. Any small construction vehicles that need to access the subject property via Way Lane will need to park entirely on the subject property (such as in the garage spaces). Concrete trucks, hauling and delivery trucks will follow a specific haul route (See Exhibit "B"). At no time will more than one cement or dump truck be stationed at the site. This will be monitored by an onsite flagman with radio access to incoming trucks. 3.0 PARKING MANAGEMENT Carpooling among construction workers will be encouraged throughout the project construction timeframe. During the off season, any additional parking deemed necessary will be obtained from the public parking lot at Big Corona. During the summer season workers that do not require direct vehicle access to the site will be required to park at offsite locations (to be determined). Construction workers will be prohibited from parking on Way Lane. Compliance with this prohibition will be monitored daily by the construction management team. Carpooling shall also be encouraged among professionals. 42 Construction Trailer, Materials Storage, and Waste Management A temporary field office will be set up on the Site within the property (see Exhibit "C) and will be equipped with power, phone, computers, and fax. This office will be installed after foundation and grading are completed. Temporary toilet facilities will also be provided on the Site. Once the lower levels are constructed, dedicated storage areas and lockboxes will be provided for each trade to store their tools and materials on-site for the duration of construction. 4.0 SAFETY AND SECURITY Project Fencing The Site will be temporarily fenced with a 6 foot high construction fence prior to the start of grading. Mesh covered chain link fencing will be installed on both sides of the property facing the adjacent neighbors and will be installed along the property line on Ocean Blvd, behind the sidewalk. One 20 foot wide rolling gate on Ocean Blvd. will provide access into the Site and will be locked for security. This rolling gate shall open by sliding parallel to Ocean Blvd. One 20 foot wide rolling gate on Way Lane will be provided and will be locked for security. This access will be used sparingly as described above. Safety and Security Appropriate signage will be posted at the Site indicating "No Trespassing," "Hard Hat Required," "Authorized Personnel Only," and other visitor and delivery information. Daily jobsite safety inspections will be done by the onsite superintendent. 5.0 AIR QUALITY CONTROL, FUGITIVE DUST CONTROL, NOISE SUPPRESSION, AND VIBRATION MONITORING Emissions/Air Quality Control Construction activities will follow the 2007 Air Quality Management Plan (AQMP) adopted by the South Coast Air Quality Management District to reduce air pollution and emissions impact. Fugitive Dust Control The project shall comply with the Fugitive Dust Emission and Control Plan approved by the South Coast Air Quality Management District (under District Rule 403). Dust will be minimized using water as control. Site and debris watering shall be 4S performed a minimum of three times daily during all demolition activities. During grading activities, any exposed soil areas shall be watered at least four times per day. Stockpiles of crushed cement, debris, dirt or other dusty materials shall be covered or watered three times daily. In addition, trucks carrying soil and debris shall be wetted or covered prior to leaving the Site. On windy days, or when fugitive dust can be observed leaving the Site, additional applications of water shall be applied to maintain a minimum 12 percent moisture content as defined by SCAQMD Rule 403. Soil disturbance shall be terminated whenever wind conditions exceed 25 miles per hour. All diesel-powered machinery exceeding 100 horsepower shall be equipped with soot traps, unless the Contractor demonstrates to the satisfaction of the City Building Official that it is infeasible. Noise Control Construction activities will adhere to the hours prescribed by the City of Newport Beach's Noise Ordinance (Municipal Code Section 10.28.040). Specifically, construction activities will be restricted to non-holiday weekdays from 7:00 a.m.to 6:30 p.m., per Section 10.28.040. and Saturday from 8:00 to 6:00 p.m., as allowed by City of Newport Beach Municipal Code Section 10.28.040. The construction contractor shall provide residents living within 100 feet of the project site with a construction schedule for the project prior to the commencement of construction and shall keep them informed of any material changes to the schedule. The notification shall also identify the name and phone number of a contact person with whom to register complaints. Noise Control Consideration Noise from construction activities on this project will be a function of the noise generated by individual construction equipment items (as listed in Construction Equipment), the equipment location and the timing and duration of noise-generated activities. It is important to note that all equipment is not generally operated continuously or used simultaneously. The number, type, distribution, and usage of construction equipment will differ from phase to phase. The noise generated is both temporary in nature and limited in hours by the City's Noise Ordinance (Section 10.28.040). Vibration Monitoring Vibration monitoring will be conducted as part of the Construction Management Plan. Vibration probes will be placed at adjacent properties along Ocean Blvd. and any other locations per the soil engineer's recommendations to monitor construction activities. A vibration monitoring program will be initiated and if found to exceed the threshold for structural damage, other construction methods will be employed to eliminate any occurrence of structural damage. Such alternative construction methods include, but are not limited to, use of lubricant during caisson drilling, use of different drill bits to change levels of torque for the caisson drilling, use of less vibration-intensive construction vehicles, and use of drilling, and/or insertion of expansive grout to 44 fracture rock. 6.0 ENVIRONMENTAL COMPLIANCE/PROTECTION Stormwater Pollution Prevention Plan A Stormwater Pollution Prevention Plan (SWPPP) will be prepared. The SWPPP is designed to comply with California's General Permit for Stormwater Discharges Associated with Construction and Land Disturbance Activities (General Permit) Order No. 2009-0009-DWQ as amended by Order No. 2010-0014-DWQ(NPDES No. CAS000002) issued by the State Water Resources Control Board on the California Stormwater Quality Association Stormwater Best Management Practice Handbook Portal: Construction (CASQA, 2010). In accordance with the General Permit, Section XIV, this SWPPP is designed to address the following: Pollutants and their sources, including sources of sediment associated with construction, construction site erosion and other activities associated with construction activity are controlled; Where not otherwise required to be under a Regional Water Quality Control Board (Regional Water Board) permit, all non-stormwater discharges are identified and either eliminated, controlled, or treated; Site BMPs are effective and result in the reduction or elimination of pollutants in stormwater discharge and authorized non-stormwater discharges from construction activity to the Best Available Technology/Best Control Technology (BAT/BCT) standards; Water Quality Management Plan A Water Quality Management Plan (WQMP) will be prepared. The WQMP is intended to comply with the requirements of the local National Pollutant Discharge Elimination System (NPDES) Stormwater Program requiring the preparation of the plan. 45 EXHIBIT "A" CONSTRUCTION SCHEDULE 40 DAWSON RESIDENCE 2741 OCEAN BLVD. CORBIN REEVES CONSTRUCTION Mon 3/27/17 ID Task Name Duration Stan Finish vemberJanuary 1 March 1 May 1 July 1 SeptembeNoremberJanuary 1 March 1 May 1 July 1 SeptempeNovemberlanuary 1 March 1 May 1 11/192/171/142/113/11 4/8 5/6 6/3 711 7/2981269/2310211/182/1E1/132A03110 477 5/5 6/2 6/307/2B8/259/2210/201/1T2JIE1/12 219 318 4/5 5/3 1 DEMO/EXCAVATIOWFOUNDATION 200 days Mon 1/8/18 Fn 10/12/18 2 WATERPROOF BASEMENT WALLS 10 days Mon 10/1/18 Fd 10/12/18 3 BACKFILL WALLS/SUBDRAIN 10 days Mon 10/15/18 Fn 1026/18 — 4 ROUGH FRAMING 70 days Mon 10/15/18 Fn 1/18/19 5 SURVEY BUILDING HEIGHT 1 day Mon 1/21/19 Mon 1/21119 1 - 6 BUILD MASONRY FIREPLACES 10 days Mon 1/21119 Fd 2/1/19 7 ROUGH HVAC 30 days Mon 1121/19 Fd 3/1/19 8 ROUGH PLUMBING 30 days Mon 3/4/19 Fri 4112/19 9 ROUGH ELECTRICAL 65 days Man 3/4/19 Fd 5/31119 10 ROUGH IN FIRESPRINKLERS 15 days Mon 527/19 Fd 6/14119 II TV/TELEPHONE PREWIRE 15 days Mon 5/27/19 Fri 6/14/19 + 12 AUDIO PREWIRE ROUGH IN 15 days Mon 5/27/19 Fri 8/14/19 ''► I 13 ROUGH INSPECTIONS 7 days Mon 6117119 Tue 6/25/19 I 14 LOAD/DRY IN ROOF 6 days Tue 215/19 Tue 2/12/19 15 INSTALL WINDOWS 21 days Wed 2/13/19 Wed 3/13/19 16 ALARM ROUGH IN 15 days Thu 3/14/19 Wed4/X19 17 INSULATION 3 days Wed 6/26/19 Fri 628/19 18 HANGITAPE DRYWALL 25 days Mon 7/1/19 Fri 1/2/19 19 LATHING/STUCCO 70 days Wed 6/26/19 Tue 1011119 20 LIMESTONE/STONE VENEER 55 days Wed 9/4/19 Tue 11/19/19 21 WATERPROOF BALCONIES 10 days Wed 102/19 Tue 10/15/19 22 EXTERIOR PAINTING 15 days Wed 102/19 Tue 10/22/19 23 COMPLETE ROOFING 20 days Wed 10/9119 Tue 11/5/19 24 INSTALL GARAGE DOORS 2 days Wed 10/23/19 Thu 10/24/19 25 PLANT LARGE TREES 8 days Wed 10/23119 Fri 11/1/19 26 PRIME DRYWALL 3 days Mon 8/5119 Wed 817/19 27 LITEWEIGHT CONCRETE 2 days Thu 8/8/19 Fd 8/9/19 28 HARDWOOD FLOOR INSTALUFINISH 2O days Mon 1017/19 Fr111/1119 29 INSTALL CABINETS 30 days Mon 9/9/19 Fri 10/18/19 30 HANG INTERIOR DOORS 10 days Mon 9/9/19 Fd 9/20119 31 FINISH TRIM CARPENTRY/CEILINGS 40 days Mon 91W19 Fd 11/15/19 Task External Tasks _..'pe..zt: Manual Task Finish-only 7 Split ................... External Milestone Duration-only Progress Project DAWSON RESIDENCE SCHE Milestone ♦ Inactive Task Manual Summary Rollup --- — — Deadline Dale:Mon 3/27/17 Summary ..........as V Inactive Milestone Manual Summary 11l ......1111, Project Summary Inactive Summary Stan-only C Page 1 47 DAWSON RESIDENCE 2741 OCEAN BLVD. CORBIN REEVES CONSTRUCTION Mon 3/27/17 ID Task Name Duration Start Finish vemberJanuary1 March 1 May 1 July 1 SeptemberNovemberJanuary 1 March 1 May i July 1 SeptembeNovemberJanuary 1 March 1 May 1 11/192/171/142/113/11 4/8 5/6 6/3 7/1 71298269/2310/211/182/1E1/132/103110 47 5/5 6/2 6/307/288859/2210/201/l T2/151/12 2/9 318 4/5 5/3 32 TILE/GRANITE/MARBLE 50 days Thu 8/8/19 Wed 10/16/19' 33 INSTALL STAIR RAILING 10 days Thu 10/17/19 Wed 10/30/19 34 PAINTING/STAINING 45 days Mon 11/18/19 Fri 1/1780 35 PLASTER WALL FINISHES W days Mon 1120/20 Fri 212880 36 HVAC TRIM OUT 7 days Mon 3/2/20 Tue 311080 37 ELECTRICAL TRIM OUT 12 days Mon 3/2/20 Tue 3/17/20 38 PLUMBING TRIM OUT 12 tlays Mon 3/280 Tue 3/17/20 39 FIRESPRINKLERS TRIM OUT 2 days Mon 3/280 Tue 313/20 40 LOW VOLTAGE TRIM OUT 7 days Mon 3/2/20 Tue 3/10/20 41 INSTALL APPLIANCES 5days Wed 3/11/20 Tue 3/17/20 42 INSTALL DOOR HARDWARE 5 days Wed 3/11/20 Tue 3/17/20 43 EXTERIOR FLATWORK 40 days Wed 11/20/19 Tue 1/14/20 44 PLANTING AND IRRIGATION 30 days Wed 1/15/20 Tue 28580 45 FINAL CLEAN UP 3 days Wed 3/18/20 Fri 3/20/20 46 FINAL INSPECTIONS 7 days Wed 3/18/20 Thu 3/2620 47 PUNCHLIST ITEMS 17 days Wed 3/18/20 Thu 4/9/20 48 MOVE IN DATE 1 day Fri 4J70120 Fri 4110/20 I Task External Tasks Manual Task Finish-only Split ...... External Milestone Duration-only Progress Project:DAWSON RESIDENCE SCHE Milestone ♦ Inactive Task Manual Summary Rollup Deadline b Date:Mon 3/27/17 Summary Inactive Milestone Manual Summary Project Summary Inactive Summary Start-only C Page 2 /I T EXHIBIT " B" TRUCKING HAUL ROUTE 49 0 AIN Gina's Pizza Goldenrod Footbridge JOB SITE Quiet Woman v %,„ Banderao SOTA -•z�" Coi \y Lookout Point Rose Bakery Cafe Q O Wells F Corona del Mar0 ©P Municipal Lot ti Tackle Box Corona del Mat O State BeachF'=,, SD EXHIBIT "C" SITE OFFICE LOCATION 152 -- - - - - - - - - - - - ---------- ---------- -------- --------- ------- ----- -------- HM ..... ------ -- --------------- --- ------- --------- --- ------ ------- ---------- ---------------- ----------- Attachment No. PC 6 Applicant's Correspondence to the Community 53 V� QP �P Nova, Makana From: Raquel Dawson <dawson.raquel@gmail.com> on behalf of Raquel Dawson <Raquel.Dawson@chicagobooth.edu> Sent: March 23, 2017 7:19 AM To: Nova, Makana; Campbell,James Cc: Richard Krantz;Aaron Easton Subject: Fwd: Revisions to Proposed Home Hello Makana and Jim, I am forwarding a copy of the email Craig and I have sent the Hamiltons. Sincerely, Raquel Begin forwarded message: From: Raquel Dawson <Raquel.Dawson(a)chicaaobooth.edu> Subject: Revisions to Proposed Home Date: 23 March 2017 at 14:08:16 GMT To: Kathy Hamilton <cocohl(a icloud.com> Cc: Craig Dawson <Craig.Dawson(a Pimco.com> Dear John and Kathy, We wanted to follow up with you regarding the project we are working on to build a new home next to you at 2741 Ocean Blvd. Following the planning commission hearing on February 9th,we have made several additional modifications to our design that we feel will address the concerns we heard from China Cove neighbors and the planning commissioners. First,we understand you have had concerns about the Northwest wing of our proposed new home design. While we previously put forward at the hearing a new design that would completely eliminate privacy concerns by modifying the windows such that we would not be able to see each other,we have decided to go with the city staffs recommendation to move the proposed new structure back to where our current home is. We think this would clearly eliminate any concerns related to privacy,view or even massing as the new structure will not move out any further than our existing home where we see each other now. We appreciate this has been an important issue for you and while we thought we could find other solutions,we feel this is the best and clearest way to eliminate your concerns. Second, some neighbors had voiced some concerns about our proposal to have some of the planned pool within the 10'setback at Way Lane and Shell Street. We had added additional noise mitigations to our proposal but understand from the feedback that there were still concerns. As a result,we have modified our plans to move the pool out of the setback and reduce the volume of the pool. We have also moved the garage back slightly although we would continue to propose that it be in the setback to avoid significant additional excavation and environmental impact to the bluff.We would also continue to propose noise mitigation with equipment being vaulted. In addition to the above modifications,we also made the change to the fire pit area on the south side of the 1 property as recommended by the city staff. The new design no longer would add mass that would potentially impact public views outside of our current building structure. The new design as seen in the attached image no longer adds massing beyond the current structure as it faces Way Lane or to the North adjacent to your property. We are aware the planning commission discussed the benefit of having story polls for all the neighbors to see for a longer period of time but as we evaluated this new design in light of your and other neighbors'concerns,we felt story poles would not be helpful as they would be at or inside of our existing house but lower due to the fact we are reducing the height of the structure. Finally we are also submitting a construction plan to provide more details on how we would proceed with construction and ensure we are complying with all city restrictions in addition to mitigating the impact to the community. We hope these changes give you the comfort and confidence to support our new home project and we would very much like to discuss our changes with you to ensure these changes make sense to you. At the hearing one of the commissioners said"your neighbors are willing to listen and you should talk to them". We want you to know we are happy to talk and clear up any remaining questions. We are planning to speak in front to the planning commission on April 6 and although we are in London,we can work out a time to speak over the phone. Sincerely, Craig and Raquel Dawson e d���tt��.i •3�� I ��� � ii'��! � I �' �C"�� (��� I � � �I C6 ' ` , � z 56 Nova, Makana From: Raquel Dawson <dawson.raquel@gmail.com> on behalf of Raquel Dawson <Raquel.Dawson@chicagobooth.edu> Sent: March 24, 2017 10:51 AM To: kjdelmar@yahoo.com;judvare@cox.net; haroldgparker@aol.com; harley4title@earthlink.net; mike.macdonald@RFMacDonald.com;Jason Krotts; hpralle@icloud.com; kkc2616@aol.com; lindadelaney@me.com; secretfansranch@yahoo.com; vickiprkr@aol.com; Kay Mulvaney; Brian Mulvaney; susanmaher@cox.net; macdonalds@aol.com; harleyjb@earthlink.net; Kathy Hamilton Cc: Nova, Makana; Campbell,James Subject: Revisions to Our Design Follow Up Flag: Follow up Flag Status: Flagged Dear China Cove and Ocean Neighbors, We wanted to follow up with you regarding the project we are working on to build a new home for our family at 2741 Ocean Blvd. Following the planning commission hearing on February 9th,we have made several additional modifications to our design that we feel will address the concerns we heard from China Cove neighbors and the planning commissioners. First,we understand some neighbors have had concerns about the Northwest wing of our proposed new home design. While we previously put forward at the hearing a new design that would completely eliminate privacy concerns by modifying the windows such that we would not be able to see the Hamilton's, our next door neighbor,we have decided to go with the city staffs recommendation to move the proposed new structure back to where our current home is. We think this would clearly eliminate any concerns related to privacy,view or even massing as the new structure will not move out any further than our existing home where we see neighbors now. We appreciate this has been an important issue for some neighbors and while we thought we could find other solutions, we feel this is the best and clearest way to eliminate these concerns. Second, some neighbors had voiced some concerns about our proposal to have some of the planned pool within the 10'setback at Way Lane and Shell Street. We had added additional noise mitigations to our proposal but understand from the feedback that there were still concerns. As a result,we have modified our plans to move the pool out of the setback and reduce the volume of the pool. We would also continue to propose noise mitigation with equipment being vaulted. We have also revised the garage design. We have moved the garage back slightly although we would continue to propose that it be in the setback to avoid significant additional excavation and environmental impact to the bluff. It is now entirely within the existing garage footprint. In addition to the above modifications, we also made the change to the fire pit area on the south side of the property as recommended by the city staff. The new design no longer would add mass that would potentially impact public views outside of our current building structure. The new design as seen in the attached image no longer adds massing beyond the current structure's footprint out to the North or towards Way Lane. We are aware the planning commission discussed the benefit of having story poles for all the neighbors to see for a longer period of time. As we evaluated a staking plan for this new design with city staff, it was determined that since the areas of concern from the previous design have been revised to be within the existing building footprint,it would be best to illustrate the proposed design in relation to the existing house through the attached 3D model view. This will allow you to see the existing house as transparent so you can see the proposed design in context to the existing house. Story poles for this revised design would be inside the existing home or align with existing walls but lower due to the fact we are reducing the height of the structure. The 3D model image is an accurate image given it is based on civil surveyor coordinates. Finally we are also submitting a construction plan to provide more details on how we would proceed with construction and ensure we are complying with all city restrictions in addition to mitigating the impact to the community. We hope these 1 changes give you the comfort and confidence to support our new home project and we are happy to discuss our changes with you to ensure these changes make sense to you. At the hearing one of the commissioners said"your neighbors are willing to listen and you should talk to them". We want you to know we are happy to talk and clear up any remaining questions. We are planning to speak in front to the planning commission on April 6 and although we are in London,we can work out a time to speak over the phone to address any concerns you may still have that would prevent you from supporting our project. Sincerely, Craig and Raquel Dawson 00 t41 J 40 I 2 .j a Attachment No. PC 7 Public Correspondence 159 V� QP �P �o February 9, 2017 Mr. Chairman, Commissioners, my name is Helga Pralle, and I reside at 2727 Ocean Blvd, where I have lived for 30 years. While I can appreciate the Dawsons' desire to rebuild their home, I have major concerns about the integrity of the slope on which they will be developing, as my home sits on this same slope. My home was built in the 1960s under different building code and structural requirements. In October I sent an e-mail to City staff asking for the Planning Commission Hearing to be postponed until I had someone inspect my home. While I haven't yet had an inspection by a structural engineer, we did speak with a geotechnical engineer from Southern California Geotechnical and,per the State of California Seismic Hazard Zones, this area is susceptible to "Earthquake-Induced Landslides". I understand there is underlying bedrock which will be drilled into, and I am certain that City staff and the Dawsons' engineers have taken all necessary precautions to eliminate any potential for a catastrophic event, but slides do happen! Given our recent barrage of rain, one can only wonder what above normal rain may do to the integrity of the slope. I recently had my son-in-law reach out to the Dawsons and address my concerns about the integrity of the slope. We asked them to name me additionally insured on any insurance policy they may get for their construction, indemnify me for any damage or destruction as a result of the slope potentially failing from their construction and coordinate a pre-construction inspection of my home to document the condition of the property. Mrs. Dawson, after discussion with her husband, informed us that because we didn't proactively engage an engineer after my initial request for a postponement of this hearing, and since there will be vibration monitoring on their site, that they were denying our request. While I appreciate their efforts to minimize any potential damage, I believe it is the duty of the Planning Commission to impose additional conditions, should you choose to approve this project. I believe vibration monitoring on any property located within 300 ft. of the construction site should be conditioned. There should be pre-construction monitoring to establish a baseline which should use the lowest vibration thresholds, due to the age of some of these properties. In closing, I don't think that the house as designed is a fit for China Cove. However, I do understand that property owners have the right to build the house they want, but within the confines of the rules set by the City. I certainly don't agree with the variance requests. But, as I stated, my overwhelming concern is the structural integrity of the slope and my home. I appreciate your time and would ask that you take this into consideration in your voting. 01 Nova, Makana From: Karen James <kjdelmar@yahoo.com> Sent: February 17, 2017 4:41 PM To: Nova, Makana Cc: Kathy Hamilton; Susan Maher; Kay Mulvaney; Harley J. Broviak;Jerry Thompson Subject: Dawson project Follow Up Flag: Follow up Flag Status: Flagged Dear Makana, Congratulations on your presentation at the planning commission meeting of Feb.9th. You and the staff did a good job of presenting the situation. After watching and hearing both sides speak, I realized that something that should have been mentioned, had been left out. We saw a lot of exhibits which did illustrate the the mass and bulk of the project, however, Helga Pralley,did not mention that in order to support this massive structure, they need to drill 38 caissons 45 feet deep into the slope to support this project.. This really speaks to the bulk and the mass of the proposed project. and how it could impact the integrity of the slope. I would like to see that noted in the next report by staff. Also some of the exhibits shown by the Dawson architect with the superimposed outline of the Dawson house,were deceiving, because the slope adjacent to Ocean Blvd. curves in a westerly direction, necessitates each home projects further west. The Dawson house is out of line. The Dawson's demand for privacy,fails to give any consideration privacy of the houses below. If the planning commission approves the staff commendations and they relocate the pool to the space below Ocean Blvd.and away from Way Lane,we could support the project. The way it is now, it is unacceptable to the neighborhood. Thank you, Karen and Warren James 1 Nova, Makana From: Brian Mulvaney <bgmulvaney@me.com> Sent: March 16, 2017 6:47 PM To: Nova, Makana Cc: Campbell, James; Kay Mulvaney; Kramer, Kory; Koetting, Peter; Zak, Peter; Dunlap, Bill; bhilgren@newportbeachca.gov; Lawler, Ray;Weigand, Erik Subject: Proposed Dawson Residence Follow Up Flag: Fallow up Flag Status: Flagged Hi Makana, I wanted to take the opportunity to follow up regarding the proposed Dawson residence. Kay and I were traveling at the time of the meeting, however we did have a representative attend and speak on our behalf and we have also watched the video of the proceedings. A few additional points I feel are worth considering: 1. In presenting the plans,the Dawson's architect and attorney placed heavy emphasis on how the proposed structure compares to the existing structure as it relates to the footprint and use of existing variances. I don't feel that should be a factor in evaluating the plan. I am quite confident that if it were a vacant lot today and plans for the existing blue structure with requests for the existing variances were brought forward,the plans would be quickly rejected for obvious reasons.Therefore, it seems inappropriate to in anyway use the existing footprint as justification for a massive new structure that requires most of the existing variances. I would suggest the Dawson's plan be evaluated as if the site were a vacant lot. 2. Much was made of the issue regarding maximum square footage permitted for a lot. It was presented as if it is a guaranteed right to build the maximum allowable square footage. I don't believe that is the case.The structure still needs to be harmonious with the surroundings and must be within required setbacks.This plan requires variances to reach the maximum square footage calculation and the primary justification put forth is that the existing structure has variances.Which simply takes me back to the first point above. 3. In watching the video, a point was made during open comments that concerns about this project are simply a result of the Hamilton's stirring up the neighbors.That was an unfortunate and silly comment. Nothing could be further from the truth.The people voicing concerns are independent, adult and residents committed to the China Cove community. Each of us have significant and in some instances different concerns about this project. However, our common concern is the project as proposed is not appropriate for the site or for China Cove.This is about our community, not any one individual. Any suggestion to the contrary is misguided and a distraction from the real issues. As our representative at the meeting expressed on our behalf, we welcome the Dawson's to China Cove and hope they will make some alterations to their plans to accommodate the concerns of the neighbors. We appreciate the hard work of the Planning Department and the leadership provided by the Commissioners. We understand these issues are often difficult and are grateful for the dedication of all involved. It is one of the many reasons Corona del Mar is a special place. Best regards, 1 Brian & Kay Mulvaney 2 04 Nopkes QC , . p,Ec EIVED er uinn OOMMUNITY L A-R s March 20, 2017 MAR 22 XD 7 DEVELOPMENT .z. VIA ELECTRONIC AND FIRST CLASS MAIL `OF OPG �'/FwPOFCI Makana Nova, Associate Planner CITY OF NEWPORT BEACH 100 Civic Center Drive Newport Beach, CA 92660 Re: My Clients, John and Kathy Hamilton Dawson Project: 2741 Ocean Boulevard, Corona Del Mar Dear Ms. Nova: It is my understanding that the Dawsons may be in the process of resubmitting plans for the remodel of their 2741 Ocean Boulevard home. You will recall that on February 91h, the Planninng Commissioners all indicated that the Dawsons would be well served to work with their neighbors on any new plan. As important, the Commissioners also indicated that story poles should be erected that clearly show the mass, scale,and location of the structure on the Dawson property relative to the other homes. The Dawsons are suggesting, through animation and graphic study, a narrative as to the impacts on the surrounding neighborhood, both in terms of privacy impacts and of interference with the enjoyment of neighboring homeowners' properties. However, the only way to accurately understand a project of this scale, and its accompanying impacts, is to have story poles erected showing the outside limits of the project. We sincerely hope that the Planning staff does not forget this request by the Planning Commission and if there is a new plan proposed by the Dawsons, that a condition of'submittal of the planning application includes the necessity of erecting story poles. *LZurenP. yours, es LPNldkc cc: Clients James Campbell Nokes & Quinn • A Professional Corporalion 410 Broadway, Suite 200 Laguna Beach. CA 92651 • Phone 949/376-3500 • FAX 949/376-3070 website: www.nokesquinn.com 05 V� QP �P Attachment No. PC 8 Project Plans 07 V� QP �P �g PA2015-224 Attachment No. PC 8 - Project Plans INDEX T COVER SHEETm ` °� " rn T.I OCEAN BLVD. BLUFF 51DE HOMES COMPARISON " 0 T.2 WAY LANE MA551N6 STUDY T.3 OCEAN BLVD. MA551N6 STUDY 5 2 Dawson Resi enc T.4 OCEAN BLVD. MASSING STUDY T.5 NEIGHBOR VIEW STUDY A50.1 SQUARE FOOTAGE EXHIBIT A50.2 OPEN VOLUME CALCULATION EXHIBIT AI.1 ARCHITECTURAL SITE PLAN A2.1 LEVEL ONE FLOOR PLAN M- A2.2 LEVEL TWO FLOOR PLAN t A2.3 LEVEL THREE FLOOR PLAN ^ A2.4 LEVEL FOUR FLOOR PLAN A2.5 ROOF PLAN A3.1 BUILDING SECTIONS : A3.2 BUILDING SECTIONS V A3.3 BUILDING SECTIONS Pit. 1111�0*t, A4.1 EXTERIOR ELEVATIONS A4.2 EXTERIOR ELEVATIONS s : '" �' ''� • = A4.3 EXTERIOR ELEVATIONS �. .. ' A4.4 EXTERIOR ELEVATIONS OMr itt, . r fit. T.'•• t - - � � � AD3 ARCHITECTURAL DETAILS I OF I TOPOGRAPHIC MAP L� qmrww-"EP- WWWi1� low, I OF 3 PRELIMINARY GRADING PLAN x + • �� :r F 2 OF 3 5EGTI ON5 AND DETAILS ( o N 3 OF 3 ER05ION CONTROL PLAN pq ^ �I r 5H-4 PRELIMINARY SHORING PLAN i! Q ' �` y ; U .11 P I!* a I PQ 2741 Ocean Blvd. Corona del Mar, CA 92627 ow . FJZ�< ZZa� THE PROJECT WILL BE PROTECTED WITH AN APPROVED AUTOMATIC FIRE 410,0% NOTES SPRINKLER SYSTEM IN ACCORDANCE WITH NEPA STANDARD 13. VICINITY MAP PROJECT DESCRIPTION PROJECT DATA Y�NaW O ¢Q¢w� sFam I. GENERAL NOTES NOTE: F.A.R. SQUARE FOOTAGE, NOT ACTUAL HOUSE SQUARE FOOTAGE. z��o • DEMOLISH EXISTING RESIDENCE AND CONSTRUCT A NEW PLEASE SEE SQUARE FOOTAGE SECTION BELOW FOR HOUSE SQUARE FOOTAGE.(REFER TO SHEET AO.I FOR MORE F.A.R. SQUARE FOOTAGE EXHIBIT). 000zz I. THE PROJECT WILL BE PROTECTED WITH AN APPROVED AUTOMATIC FIRE °�,, MULTILEVEL SINGLE-FAMILY RESIDENCE WITH GARAGE. ��z¢m-',w> SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA STANDARD 13. W � es E LOT AREA: 10,521 50. FT. o= �z NOTE: OBTAIN FIRE SPRINKLER PERMIT PRIOR S �O Y o O -i m TO GALLING FOR ROOF SHEATHING INSPECTION. �a c��9s �� A�ysa °v CONSULTANTS BUILDABLE AREA: b813 (LOT AREA LE55 SETBACKS) d3zw�'2 DEFERRED SUBMITTAL TO BE CERTIFIED BY P `p Fa z° FRONT SETBACK: 10'-0" oW<�'z PROJECT ARCHITECT PRIOR TO SUBMITTAL. o ��° SIDE SETBACK: 4'-01, s&orw� b ON" REAR SETBACK: 10'-O" 2. RE51DENTIAL OR QUICK-RE5PON5E STANDARD SPRINKLER HEADS SHALL BE THE OWNER OF THIS PROJECT HAS RETAINED THE CONSULTANTS BELOW INSTALLED IN THE DWELLING PORTION OF THE BUILDING ommunity M..s :inn Y,.i TO PROVIDE DE516N SERVICES IN THE INDIVIDUAL DISCIPLINES AS LISTED. s �� MAXIMUM SQUARE FOOTAGE: 102101.5 SQ. FT. a ° D� ALL OF THE REPORTS, DRAWINGS OR CALCULATIONS OF THESE CONSULTANTS OZOw= KerckKof Menne >Q ARE NECESSARY FOR THE PROPER CONSTRUCTION OF THIS PROJECT. (1.5 X BUILDABLE AREA OF 6,813 5Q. FT.) w�o�o3 LA. mry ' - Op °'� AS A CONDITION OF THE USE OF THESE PLANS, THE CONTRACTOR xlol0aU 3. THE OWNER SHALL EMPLOY THE ENGINEER OR ARCHITECT RE5PON515LE o ° " Qy 5 REQUIRED TO BE FAMILIAR WITH, AND TO MAINTAIN CURRENT COPIES REVISION Nz -No FOR THE STRUCTURAL DESIGN OR PERSON DESIGNATED BY THEM TO F v °°<9, OF THESE CONSULTANTS' DOGUMENT5 ON THE JOB SITE. LEVEL ONE 2,555 50. FT. mN?z�F PERFORM VISUAL STRUCTURAL OBSERVATION DURING CONSTRUCTIONh LEVEL TWO 3,177 50. FT. 5TA6E5 AND AT THE COMPLETION OF THE STRUCTURAL SYSTEM. (U.5.G-1702) a ¢. p SOILS ENGINEER LEVEL THREE 2,6101 50. FT. wZoj�~ ` LEVEL FOUR 1,667 50. FT. 4. STRUCTURAL OBSERVATION WILL BE PERFORMED WHEN REQUIRED BY THE Q>e TOTAL: 10,048 SQ. FT. (COMPLIES) BUILDING OFFICIAL. (U.B.G.-1702) (164 50. FT. REDUCTION) waw 5. POOLS, SPAS, WALLS, FENCES, PATIO GONERS AND OTHER FREESTANDING300 Wo <U0�Ww STRUCTURES REQUIRE SEPARATE REVIEW5 AND PERMITS. aF> OWNER w oHzwmo U S-WLLa DUO 6. PROVIDE SPECIAL INSPECTION BY A CERTIFIED INSPECTOR FOR THE "e>- wpJ CIVIL ENGINEER GRAIL AND RAQUEL DAWSON PH (01401) 720-6677 z �aaaoa FOLLOWING ITEMS PER SECT. 1701 ( IF INCLUDED ): ` n 2741 OCEAN BLVD. A. CONCRETE FOR FOUNDATIONS CONFORMING TO MINIMUM REQUIREMENTS OF CORONA DEL MAR, GA 012627 TABLE I6-1-0 OR FOR R-3 OR U-1 OCCUPANCIES WHERE THE BUILDING PROJECT 51TE OFFICIAL FINDS THAT A SPECIAL HAZARD EXISTS. ARCHITECT (00. ORD. NO. 0101-10, SECT. 7-1-22) B. FOR STRUCTURAL CONCRETE, WHEN THE STRUCTURAL DESIGN 15 BASED ON RICHARD KRANTZ ARCHITECTURE, INC. PH (q411) 752-6345 f'c GREATER THAN 2000 P.5.1. (CO. ORD. NO. 0101-10, SECT. 7 NEWPORT BEACH,LANDSCAPE ARGHITEGT 1500 QUAIL C SUITE 520 H, GA 012660 G. STRUCTURAL WELDING D. PILING, DRILLED PIERS AND CAISSONS CONTRACTOR E. MASONRY DESIGNED WITH CONTINUOUS INSPECTION CORRIN REEVES CONSTRUCTION PH (714) 540-3700 314114 AIRPORT LOOP #A2 F. BOLTS INSTALLED IN CONCRETE STRUCTURAL ENGINEER C05TA MESA, GA 012626 7. A GRADING PERMIT AND ROUGH GRADING APPROVAL ARE REQUIRED FOR PROJECT ADDRESS: 2741 OCEAN BLVD. THIS PROJECT. THE BUILDING PERMIT WILL NOT BE ISSUED UNTIL ROUGH CORONA DEL MAR, GA 142627 GRADING APPROVAL 15 OBTAINED FROM THE GRADING INSPECTOR. LEGAL DESCRIPTION: LOT: PGL B, BLOCK 033 8. SOILS ENGINEER TO INSPECT AND CERTIFY THE FOLLOWING PRIOR TO A.P.N.: 052-046-07 tf) POURING CONCRETE: MEP ENGINEER N - FOOTING EXCAVATION AND DESIGN BEARING PRESSURE. OCCUPANCY: R3 / U - ALL GRADING AND COMPACTION OF 5U56RADE. CONSTRUCTION TYPE: VB, ( FULLY SPRINKLERED ) cNcN 01. ALL UTILITY SERVICES SHALL BE UNDERGROUND. THI5 PROJECT SHALL BE CONNECTED TO THE FOLLOWING PUBLIC UTILITIES. BUILDING CODES: 2016 EDITION, CALIFORNIA RESIDENTIAL CODE • 1. ELECTRICAL SERVICE2016 EDITION, CALIFORNIA BUILDING CODE • *-I "d 2. SANITARY SEWER ENERGY / TITLE 24 CONSULTANT 2016 EDITION, CALIFORNIA GREEN CODE Ci9 3. MUNICIPAL WATER SERVICE 2016 EDITION, CALIFORNIA PLUMBING GORE *� 4. 6A5 SERVICEa/ 201b EDITION, CALIFORNIA MECHANICAL CODE 5. TELEPHONE/GABLE 2016 EDITION, CALIFORNIA ELECTRICAL CODE 2016 EDITION, CALIFORNIA FIRE CODE 10. THERE SHALL BE NO TRENCHES OR EXCAVATIONS FIVE FEET OR MORE IN SQUARE FOOTAGE 2016 EDITION, CALIFORNIA ENERGY STANDARDS DEPTH INTO WHICH A PERSON 15 REQUIRED TO DESCEND WITHOUT THE O C) NECESSARY SAFETY PERMIT. INTERIOR DESIGNER CONDITIONED AREA: (245 50. FT. REDUCTION UNCONDITIONED AREA: (0160 50. FT. REDUCTION) 0 THE CONTRACTOR SHALL OBTAIN A PERMIT FROM THE STATE OF CALIFORNIA, DIV1510N OF INDUSTRIAL SAFETY FOR EXCAVATIONS OR LEVEL FOUR: �--I LEVEL ONE 2,585 50. FT. (TOTAL I,Igq) ✓✓✓ TRENCHES FIVE FEET OR MORE IN DEPTH PRIOR TO THE ISSUANCE OF THE LEVEL Two 3,111 5Q, FT, GARAGE 4178 50. FT. BUILDING OR GRADING PERMIT. LEVEL THREEO 2,6141 5O. FT, 0 LEVEL FOUR 468 50, FT. METER ROOM 86 50. FT. 11. PROVIDE HOUSE STREET NUMBER VISIBLE AND LEGIBLE FROM STREET. TOWER 100 50. FT. NUMBERS SHALL BE OF NON-COMBUSTIBLE MATERIALS IN SPECIAL FIRE TOTAL CONDITIONED 88441 5Q. FT. POOL BATH 35 SQ. FT. PROTECTION AREAS. O.G. BUILDING ORD. NO. qq-10. AREA: Q LEVEL ONE DECKS AND Lo661A5: NOTE: _- _ - _- (TOTAL 4"Iq) 12. ALL DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT rp SUN ROOM BALCONY 34 50. FT. IT 15 THE CONTRACTOR'S RESPONSIBILITY TO ENSURE THAT O NOOK DECK 162 50. FT. OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN REVIEW ALL HEAVY COSMETIC ARCHITECTURAL ELEMENTS HAVE -' BREEZEWAY 160 50. FT. DEFERRED SUBMITTAL: FIRE SPRINKLERS. STRUCTURAL SUPPORT DE516NED BY A LICENSED STRUCTURAL FIRE PIT TOWER 123 SQ. FT. D R A W N ENGINEER. HEAVY COSMETIC ELEMENTS ARE THOSE ELEMENTS QAE WHICH HAVE NOT BEEN ACCOUNTED FOR ON THE STRUCTURAL LEVEL TWO DECKS AND L0661AS: 13. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES PLANS IN THIS SET. THESE MAY INCLUDE, BUT ARE NOT LIMITED y (TOTAL 424) C H E C K E D NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO 055ERVE To, DECORATIVE BEAMS, FIREPLACE SURROUNDS, INTERIOR WALL V MASTER DECK 144 50. FT. R.K. COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AND CEILING MASONRY OR STONEWORK AND CHANDELIERS. Q LEVEL 2 SIDE DECKS 260 50. 17T. D A T E AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR LEVEL THREE DECKS AND L0661A5: 3/27/2017 COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY (TOTAL 1,653) CONSTRUCTION AUTHORIZED BY THIS PERMIT. The services to be performed by the Archltect/Englneer pursuant to this Agreement with the 6UE5T DECK AND L0661A 510 50. FT. R E V I S 1 O N Owner are Intended solely for the benefit of the Owner, and no benefit Is conferred hereby, nor JACUZZI LOGGIA 244 50. FT. 14. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN is any contractual relationship established herewith, upon or wlth any person or entity not a party RRECREATION DECK ECREATION ROOM LOGGIA 112 50. FT. ENCROACHMENT PERMIT MUST 8E OBTAINED FROM THE PUBLIC WORKS to this Agreement. No such person or entity shall be entitled to rely on the Architect/Engineer's 51DE ALCOVE 3241 50, FT. DEPARTMENT, performance of Its services hereunder, and no right to assert a claim against the Architect/Engineer, Its officers, employees, agents, or consultants shall accrue to the Contractor TOTAL DECK5 AND 1-0661A5 2,556 50. FT. S C A L E 15. THIS HOUSE TO COMPLY WITH CITY OF NEWPORT BEACH RESIDENTIAL or to any subcontractor, sub-subcontractor, Independently retained professional consultant, I (LEVELS ONE - THREE ONLY) CONSTRUCTION MINIMUM REQUIREMENT5. PLEASE REFER TO SHEET AN3 FOR suppller, fabricator, manufacturer, lender, tenant, insurer, surety, or any other third party as a 1/4" = 1'-O" MORE INFORMATION. result of this Agreement or the performance or non-performance of the Architect/Engineer's TOTAL UNCONDITIONED 3,755 50. FT. services hereunder. AREA: 16. CONTRACTOR SHALL NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED S H E E T N o. MAIL 30 DAYS PRIOR TO STARTING ANY EXCAVATION WORK (CIVIL CODE REVISION LOG SECTION 832). PROOF OF CERTIFIED MAIL SHALL BE PROVIDED PRIOR TO ISSUANCE OF GRADING PERMIT. NOTIFICATION LETTERS HAVE BEEN SENT OUT TO NEIGHBORS THAT THERE 15 A DEMOLITION PERMIT PENDING. REV. DATE REASON REV. DATE REASON REV. DATE REASON REV. DATE REASON IT 17. ARCHITECT SPECIFIES SPECIALIZED MESH FOR EXTERIOR STUCCO TO REDUCE CRACKING. BUILDER TO SELECT SPECIFIC VENDOR. PA2015-224 Attachment No. PC 8 - Project Plans co r> s 0 I y 2 c " ' �� 1 t ,.^ r - -• � - o r .+_ � fy°��•.11a k: Ik '?�/F J t t ._. . 4 _ _ 5 ✓ �,,. �y¢- _ f•rc µni't *ti.�i.� r•., AC.< ••4S �e-1`"L yS F...b.?� - - _ _ r Y s �+.3s.41-' . •1.',^n i-1 S)� ar r '' «. �/ � x`f4 r �3':z�' ;r r r_ -'-S. �. _ _� ~. t :.-4 i _..,�,.t ..Y y.4... - vim- +.�6 -y�l.�tleia�{i,,.;� -1T" S< :♦L'�?ni t` � v':U.a � .r - 1 ,.a - `��, 15G ��}': -a�•.rl: � • ."��'4 ,C sem» `. � `yr,.V�s :@I'.L q, � _<,1 'Y r �:'�_1s,1-ih,.. ,...-C+_��,•r- ;,- rt'`S`ii„a <•yi. 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Way Lane Original Photograph Birds Eye Merged Models Existing house to be removed � zzap lei Front Elevation > �00�0_� 2=woo w zFo= � p33<��Z y = w \\ r m _ Nz< w Z �! . � oa Q V a „ ,nzw,no / �N z�wF l-.4 ZDoo�F Ez 3roOwo W Zw " w �Hwo �,� e • � � � U OS WWd h- } J. Left Elevation Way Lane Merged Models r I I ILL, a IT !4 � „ r 1 — r .` litttitlf (Ilf 1�7 „ilt " rfr titit+N !ItttiGgttltt I!11t tilt I !tA" 1ttV t v� Ad O v b Rear Elevation Cn 0 C1 fAlIra .. r Il . .. 1 r 9 1 A v, 7 Ar — 1 a ,•�.� _ ,.., A �- 1r �:j B DRAW N AE C H E C K E D mo R.K. \\ DATE � REVISION S C A L E tc ;, 1/4" = I'-OII Way Lane Proposed Residence S H E E T N O. •F rcr �`' Right Elevation T • 2 PA2015-224 Attachment No. PC 8 - Project Plans 1�0 co cn s 0 r y 2 c Existing house to be removed • U Yb- — _ Existing .. �- s g house to be removed U Avow �' U J wL-W.,To-:ft- Al Edon _ <� o o ESEEN tiO� Far Left Ocean Blvd. Both Houses Massing Ratio Study Both Houses New Open Structure Improved View Existing Neighboring le Houses New Open Structure Improved View �G FJ ' W-, Z�< 0z<, v (Approx. 11') (Approx. 83') aQoao . � � I I b - \ • J F-UOZU _ O¢ ,IVdJ o � II V � Ow3�>Z r G' Its w U 0E • J 4 • t V ... r r _ - OZw�3 y oHQ ML m ZWF i _ Vlci<KOI=- r Vo- i - •'�-' - .gyp � U,4jpw i z �aZaa OUa Far Left Ocean Blvd. Proposed Massing Ratio Study Proposed I . 1 44 VT 6 r � r - .. _ T I� arp`' r:• , ;. \1 DRAW N AE \ C H E C K E D _{ .' ON !F °y d • r 1 j 1v 4- DATE ?���' ` MENR E V I S I O N 1/411 = I'-OII S H E E T N O. To3 PA2015-224 Attachment No. PC 8 - Project Plans :;oma m rn s 0 r y 2 c S. U AS U \ N U �Y b \w t _ wp W 4E 64 �i • y _�. �� _,ter ♦ - _ - � j U Otin vNi .--1 • ® ®� Ocean Blvd. Original Photograph (Right) Ocean Blvd. Original Photograph (Left) gm is NJOZLG �Z¢W2 W \\� �•,1 YN�dIi Existing house to be removed. ` = am? �w�pz Wo3z wow =wF� ao ¢ o _ � Existing house to be removed ~ oro<2pg t _- �' - I:I -.. alp �. 'U' 'T ® Z=Z z`- 3:,0 WC, ¢U _ .. ® UI AL 0 az — W ANN At Arwwr r� Ocean Blvd. Merged Models r r= i Ocean Blvd. Both Houses , sT _ a, `{ ICU J4�1111 INS Existing house to be remo di' Y '`eii� 1m ®• Eli C) Cis Existing house to be removed o f i DRAWN AF R E V I S 1 O N S C A L E MIN s ®\\\\ \\ B \ Ocean Blvd. Proposed Residence S H E E T N O. Ocean Blvd. Proposed T . 4 PA2015-224 Attachment No. PC 8 - Project Plans c� :Xo� rn C) 5- � l ,c M--I _iii I yIii ._ Existing house to be removed IF LAG O � - i Is v0 Am AWar ,Y v I'111 1 ' . dao 1 s fin a ! yi_ Pro Deed Nei hbor Side widow View Proposed Neighbor Deck View Neighbor Deck Photograph P g Neighbor r � 4 r Deck BZ Window r L — zz< a Yw�aw -- uvnnu luNIUUR _ UZn" rwwOU —10D— PROPOSED CONTOUR I •� ��� �� 00.00 "p SPOT ELEVATIONo cl PROPOSED CONCRETE PAYING U --FM-- PROP. FORCE MAIN p wrp ==4'== PROPOSED STORM BRAINIIII --SUB-- PROP. SUBDRAIN Y2 r• 'Y9 - dO�=�o - --- PROPOSED BEARING/RETUNING WALL f CIS X03 Q w J Z ALL 2� EXISTING DO SCREEN PWAIL �-C' m PROPOSED RETAINING WALL / • �m pU PAD PROPOSED PAD ELEVATIONI' IF fr _-• r n=w QwO~ T/SLAB PROPOSED TOP OF SIPH FS PROPOSED FINISHED SURFACE FG PROPOSED FINISHED GROUND �� , �' `~ O �wwirp� F.F. PROPOSED FINISHED FLOOR INV INoi OF PIPE /•.• - i `"f• a�,�0�¢ zD'iF 7G TOP OF GRATE m<pF- ¢ P.L. PROPERTY ONE �• /! - — �7, 1 �ija Zp� 1N6 ./. ,_ - - vc--.I:: COw�K�x TW TOP OF WALL IF TOP OF FOO • BW BOIIOM OF mimL MF. MW R.•.. �f p 61E \ �' eF \\ 3rd-Opwp ¢UU w W OrZwpO U S-wwd � NU�KRK z1<<<00_r ::r 7 From Public Stairway l Existing house to be removed EKKt i Revised . - qq • + 4 � Ali in _ _ � ..ems_ �r4//S//.D.SCAr°L�iO ��L • _.. `i e , � v� I _ �—�NI'\y /�-�✓ yrC'.dG>'U�" t.0 /�(�/s� `/���{y �/y���� � / _'I`+,.r.'" � _ r � 1 R,a RUCTION NOTES n+451N ,BROOKS PRODUCT C01818 SUM W1 PUNK," GRAT[. � COD ` •-. � Q*R& "r ...NTE PER O.DP.W STA 1305. MODIFIED PER DETAIL ON SHEET L 12.. I � 1A swtam, 1' T s ��� /l&, ♦ "A At/A ALL 12' THAT DRAIN NOS TYPE 1210. -. —� ....... WWWW, i__� r,�.E. ��r —SMR �� �r INSTALL 12X12'CATCHB451N BRINKS PRODUCT C07212 SERIES W/ PARKWAY T7WTE _— 6 INSTALL MIRO CHANNEL DRAIN. 6 INSTALL 6-CATRIUM DRAM NDS TYPE 90 W/ RISEN h ADAPTOR OR EQUAL - /1�iE/�rHrBCi� V/FJ+I//' 1G1' STAID - +' ' .NNO THE 7 INSTALL 6' DECK DRAIN NOS TYPE 40 W/fllSElt k AIM➢TOfl OR EWN- ~' I -� y ,If .I HEFT PAVEMENT INSTALL 12'ATRIUM DRAIN NDS TYPE 1280 W/PoSEfl 8 ADAPTOR CN EQUAL �� Ifl - 'O/^A /'�� r / , AND THE EXTENT OF _ - _ VI I. 1 `v 4 I AXISTAV4 AMD =*ftJ WQ NIC WORKS INSPECTOR. -INSTALL CHANNEL DRAIN. - - I r� �•I r u NON-STANDARD PRIVATE (91-INSTALL Bq-RETENTION. 11 OUFUT PIPE INTO BOTTOMLESS TRENCH DRAIN. �..I O ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK 12 CORE 6' PIPE THRU WALL • Of WAY M , 13 INSTALL 12' WIDE CHANNEL DRAIN WITH OPEN BOTTOM GRAVEL PER DETAIL ON SHEET C-0'f. _rc SNAIL PERMANENTLY MONUMENT PROPERLY CORNERS OR OFFSETS F Q cw U \ E GRADING ADDITIONAL NOTES _ : S RV FILE A CORNER RECORD OR RECORD OF SUBMITTED WITH THE OFFICE OF THE VUNtt SURVEI'OP, EVIDENCE OF FILING SHALL BE SUBMITTED TD BINLTNNC INSPECTOR PRIOR 1. ALL HOOFS SHALL BE GUTTERED AND DOWNSPOUTS SNAIL CONNECT TO THE STORM DPWN SYSTF]!. TO FOUNDATION INSPECTION. 2. WHERE E%FOOTIN/INTERIOR UTILITYTOMO TRENCHES ARE PROPOSED INA DIRECTION OW PARALLELS LAN ' ALL WORK RELATED UCENS TO DOMESTIC WATER O THE PI1000 RRRIT-0F-WAY SHALL BE PERFORMED BUILDING FOOTING,THE BOTTOM OF THESE TRENCHES SNAIL NOT EXTEND BELOW A 1:7 PLANE r BY A C-34 LICENSED PIPELINE CONTRACTOR OR A LICENSED GENERAL ENGINEERING PROJECTED DOWNWARD FROM THE BOTTOM EDGE OF FOOTING.INHERE RIS OCCURS,ADJACENT 7 � - ' CONTRACTOR. FOOTING SHALL BE DEEPENED OR i CONSTBUCIEO & BACKFILLED PRIOR TO CONSTRUCTION, rTJ ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED By A 3. FOR FOOTING AND FOUNDATION DESIGN SEE STRUCTURAL PLANS. DRAWN n {� • _ C-42 UCENSED SANBAnON SEWER CONTRACTOR OR A UCENSED GENERAL MCINEER14G i+.�..lr.r M1 - _ r • _ . .c � _� PAI_ CONTRACTOR. MA ' if — 's✓'r. -/.� CHECKED _Ai ,* R.K. r „4.bcr •' �L D A T E 5/27/2017 REVISION '4 y- i•ib` rJ Ik1 ' i S C A L E 1/4'I Neighbor View Study a 'roc L I `; SHEET NO. To5 - 1 PA2015-224 / Attachment No. PC 8 - Project Plans f.a.r. calculations THE FIGURES IN THE TABLES ON THIS SHEET ARE ONLY TO DEMONSTRATE COMPLIANCE WITH THE FLOOR AREA LIMITATIONS \ �; �� OF THE CITY OF NEWPORT BEACH DESIGN GUIDELINES. 60 U�� M a�j THESE AREA CALCULATIONS ARE NOT THE SAME AS THE CONDITIONED AREA OF THE ACTURAL BUILDING. DO NOT ¢ o o v USE THESE AMOUNTS FOR ANY CONSTRUCTION ESTIMATE, CALCULATION OF BUILDING DsEPARTMENT FEES, BUILDING � ti ¢ O FOOTPRINT, OR ANY OTHER ACTUAL BUILDING SIZE CALCULATION. �} REFER TO TITLE SHEET FOR ACTUAL BUILDING SOUARE FOOTA6ES. dO/7 i SSP DAWSON RESIDENCE e MAXIMUM F.A.R. SQUARE FOOTAGE. (BUILDABLE AREA = 6,813 X 1.5) 10,219.50 SO. FT. (O ACTUAL F.A.R. SQUARE FOOTAGE (REFER TO DIAGRAMS AT LEFT) __ REV 15ED PRE V I OU5 --- LEVEL ONE 2585.28 50. FT. 6F&s \\\\\\\\ ,� - \\• LEVEL TWO 3,177.33 50. FT. - �\\`` \ `• „ . LEVEL THREE 2,618.'1'1 50. FT. -266964 LEVEL FOUR 1,667.01 50. FT. 16'802- _ y TOTAL AREA IO,O5L99 50. FT. -r> 2 7.42r - - (REDUCED 167M .43 50. FT.) �� O N \\\,. \ \ %O fn \, lao \\ :�i� 'd3`3T3. \•� \ ��• 1 '� •� \ \\\: \\\` -\Area\\\17`39`\6.02\., qq a� N l- \,� ------ \ \\. \\. \ s - \\ :\. ,\ \ \\\ \ ��. \ .�,, • • �\ \ \\ �ON LEVEL ONE F.A.R. SQUARE FOOTAGE � � Q � \\ \\ \ \ \ \-` \ \ \ , \ \Arka' -\2818 \�\ 1\• \`�, \ ;� • o` \: .\`\ Li�. . . .•\\\\\� .\\ .\\\\tea?\\ \ , �-, .•. `\\ \\, \ � WIDTH LENGTH AREA \ W \ \\\-,- -\\ •\ . \ \\1.\\\ \ \ \ ... �, \ \ \ A 15.00 6.33 94.95 N v -��\•• \�\\\\\ \\•\ \ \ \\\\\ \\\\\\\\\\\\\\\\. B 21.00 41.12 863.52 �,\\- •\,\ \, \ \, �\\\ `\ \� �" \ \ ` C 14.08 1.88 26.47 N �, . \\ \\ ' \\.. \. .\�-\ ` D 7.42 3.88 28.79 (� O yr \ \'\\\\_ \\\\?\�\��I\�' - •` \ i\: ��\ \^ \\i\.• \1�. \\ \\`.\\\\\\\\\\. . <\\:: :,\' E 7.96 34.46 274.30 a \\. \ •p.� O G 34.14 Utn N 7 \x`\\ \\ \\\\\, \\\\\\\ ---\,\` T \ •�� \ \\\ ,\ ` \•\• \ \ \� F 14.45 29.83 431.04 "3 15.82 \\r' \\. \\ \ \\, � ♦\". \(\\@\ \\ \��\��'\\ 6.50' � \. I 6.50 11.00 71.50 \ ---'; r , '�';- r'�-'; ;r--- •\ \\ \I. . \ `,'\ � �\\\\ ` J 31.98 \' \� \ \ \ ` vo,.i...��a.e.• \., .. r ,� r �� ii r ;. � ii \. 2 '.8'Ei' \' `\ Il \ .\\ .\\x-. .\\ \t\t\\\`\ .�\ \/1 �\ K 28.88 \, \ -� - -- - --- ----\_ \.,• .�\\\\\\\\\\\\\\\ \,• \ -"\\. \\\ .\ \, 1 \.•\. L 22.14 \ \ \ \�. \�• .\\\ -� \„\ \ . -- --r' \ \,\\ \ M 23.25 16.50 383.63 \ \ , \\, X. \ ,. TOTAL LEVEL ONE AREA 2 585.28 � \ ii ii ii ii ii '' ' \V A v A\\vv vA \V �\•\ .A \'v v, �A. V A Hv i I Ex RMEN J d d 0 L L L J \ \ V .:A�� -�: A, �• � ; .��, �` � vyyv�. LEVEL TWO F.A.R. SQUARE FOOTAGE WIDTH LENGTH AREA \ . . . \ .A // �J A.A . A\ A 15.00 6.33 94.95 A. A A � .A A _ _ _ _ _ _ _ _ B 2100 23.79 499.59 . .\ ?eo34:14. . \ \\\ \\�, • l\\I\ X\,\\� \ .` � \\.\\\\\,::'.::'.,::::;\\ . �63\ \\ C 27.42 18.17 498.22 ,f\ \\, \\\�. D 13.33 2.00 26.66 E 13.30 18. 246.58 - - - - - / � \� � � �\ ` F 6.96 12.7171 88.46 `\\\\, 391.12 2 0 G 61.00 H 26.58 14.12 303.01 L 106.37 - K 22.20 11.11 246.64 } M 16.00 19.69 315.04 �zaoa \\ . • . . � " �_-;. \\\\\ \\\: K, ' 'I, N 15.79 11.90 187.90 <o�oo I I I I Q 6.02 3.56 21.43 17.39 YN_aW I I I I R 17.13 1 Qom-' =ram 0ww~pZ I TOTAL LEVEL TWO AREA 3,177.33 rY� o9�zz �NmNw L - - - - LEVEL THREE F.A.R. SQUARE FOOTAGE a -oz'x z� Levu One Level Two ® w�OKWOo ow3rnrz • 3awr� WIDTH LENGTH AREA ISa�Ww W LoONa0N ��/ Nmi�:OOI- A 19.96 41.96 837.52 ^� w z W- B 13.33 2.00 26.66 837.52n=W C 7.46 26.46 197.39 oo¢wNx D 10.42 5.83 60.75 wFpoo� \\ E 33.54 21.00 704.34nz -05 F 54.10 m�= o G 5.58 8.96 .00 12a-Worn¢ H 12.93 zoo�3r 1 83.85 w¢zrwz J 140.99 ^\ K 21.92 20.54 450.24 nVa�o i C1W W TOTAL LEVEL THREE AREA 2,618.77 =,z Z�zz� � zo 'red ="140"90N, LEVEL FOUR F.A.R. SQUARE FOOTAGE 4 ;-;,,-.-- �• ••• � .' \ � WIDTH LENGTH AREA a _ ,� \\\\\��\\\\\\\\\�\\\� X -- -- -- ' :-\ \� \\�\• \ `' - - - - - - - - - - - - - - - - - - - A 268.74 \ \\\ � •\\\ `. .`,\�\ \\ \ � I B 17.37 15.38 267.15 io C 0.83 20.42 221.15 '\\\\\\\\\\\\\ � \ \\\,�; " :\• m.\ \� . .... . ... ...\ \\ . I i, \ \\'�;�\ � \�\' D 46.98 \,\_ _\_ _ \\-\\\\\ \\ \` \ -- •��\\"Y :� �•<\\\\\ ����\\��\\�\ \.. \.; \.'SCS•\ \ \„ \ . E,� 33.16 G 4.16 13.87 57.70 H 5.73 9.17 52.54 I 9.89 1.21 11.97 \ \ \\ \ \\ \'a,: ; \ • J 1.52 5.04 7.66 N I,\ \ \ \ \ \ \, \ \\T K, !o i �\\\'\\\ i K 6.07 3.39 20.58 Ell: L 5.49 M 0.58 2.73 1.58 \ \ \' \ 1 • � TOTAL LEVEL FOURTH AREA 1,667.01 ------------------- : A`A V�'\ A\.`: � \i 'vv ' i �• EV. �V '\ \.vv� o J'. w .A VA IN \ :� V A - - - '-'V-•'----V --'v-''- ------------------ VO \\_.v \ ......v v yvv i - U ---- Area 5.49 \ \ = •, O \ \\\ \ \` i. .\`\`;\ 04 pqIN: a , p- - I I NU I I I I DRAWN Li AE C i CHECKED \ i D A TE 3/27/2017 R E V I S 1 0 N i i i i S C A L E i r i i i 1/8.. i i i SHEET N 0. i i i i i i i Level Three Level Four Asq. 1 PA2015-224 / Attachment No. PC 8 - Project Plans 66' �% 66' 55 / / ;•,l sbby 1¢ o Edge of hatch at Level One above (to avoid overlapping) B ' / / to " n 13 ,e s ` " S6' 6. 62' ° %_� _ - ; o iii/ /, � 62, 6 o jj aa. as \ kn i N i' 1 I , \ O — ---------- e j r 1 I I � _ VO 7.5' below 24' max. tn .� w I I _ 5 6.' e/, 1 1 ,°a'�P:�--aft. / -I'-II �� aQ a Imo. 7-• i� \/J a , o I ' / height (27. E.G. , 7�•9tn nX I I , „ i 7.5 ' below_ 24' max. _ _ , II I II ' I / / - _- �`; heightirnit ( ' 8.4 J I I 1 , I I 1 I -------------- � 44 'Up 1 x' 22, / 117' - Level One Area = 1 ,759 sq. ft. ----- 19, o/ o} as eo9 >z�Q zzao i 14 i 14 Level Two Area — 97 sq. ft. =dam= eJ; J O rn KWWOO OZ�J} JJ Vmsw wN N Amp a=wr- •VO9 K0Z 12' � 12' � a ;zo ow3N<z _ Vw (U �`y rONQN Nm'=-OOI- W Zw- Z-OWOV OZU W2 / / I J-,Open Volumn Area Requirements: Calculation: (sq. ft.) mwWWxO ® N'-ZW 1. Minimum of 15% of Buildable Lot Area. Buildable Area: 6,813 w<z,wz mZo- a / / I 2. 7.5' under the '-Max. height limit (shownh Min. (15%): 1,022 w =-WrOx ZjzZp / / I 3. 5' min. fr'em adjoining walls. I Level One: 1,759 o zWW W 2- F NVOa 4. Open on at least one side. Level Two: 97 =�Z�o= z �¢¢¢Vd Level Three: 1,467 Edge of hatch / ��"�� `� Level Four: 77 at Level Two above / / / (to avoid overlapping) / Total: (complies) 3,400 %atch r / II I o ` / I • e above / -- -- -- - - - - / = ' I • 1 Voi�c verlappul' ----------- -- ---------- ---------- - ; ------------------ I I I I I I I I V ��•' I Pq 0 — ij//. iii " 4 DRAW N - - C H E C K E D oWOW / AE j I j � � R.K. DAT E I ' / 3/27/2017 REVISION / I r ' / SCALE j . j, ; 1/8.. Level Three Area = 1 ,467 sq• ft. Ij Level Four Area = 77 s . ft. / j � � / / q SHEET N 0. Asq. 2/ W1 / V � PA2015-224 , I Attachment No. PC 8 - Project Plans Q p J 60 bby Q o 2��77 SSP • Sjl�`Sg9j 01150 n i\gg� 4 OD d` alZ"���\` sib C19) C 6\0. in CD \ \\ \ \ 66.1' 991 \•Q \ \ N,d LyN\ o dN�ZLZ N SlIn Q : n ;.. :is:662i NEG t5 s 9591 •�--� o ......" ... : : i 2l. 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INDICATES BRIDGE Jr /S = -O a 2)28.50- /'���� 15)12.35' 6 11.90 2` , '� - `16)11.90' (this 17 12.00 J 17)12:00= 18 14.50 / DST PS TOG BLVD. 5 D s°�, d 1)1650 �� �` �'', 19 14.50 SHEET N 0. 18)14.50' ABANDONED OGEAN BOULEVARD edy 19)14.50' TOTAL 627.45 RIGHT OF WAY Ss (TOTAL / 19) 33.02 JS6' A I PA2015-224 / Attachment No. PC 8 - Project Plans 6' _ p r \ \l ¢ O o U z? Q• 04 J i 4'-I" 5'-4" 2'-I" 6'-6" 4'-2 /8" DN 2R b" R15E 8'-O I/32" b'-I" 3'-3 I/2" '-O I/ 2' O I/2" 2'-I 5/ 12" RUN �\ `� �/ � � �'�-__—_--� \`\\� a. It \` U VN 22R b" R15E 14" RUN tn in DECK AT UP �2R : o \ LEVEL TW ' i 14" RQN FRO T YARb a IBRATEHT.12 15 14 it ii PD O r --- - Ol - --- --- --- --- / j/4'i0 . \\ 120 11 11 IL ;1 GOATS 5 " DIA i I SKYLIGHT a I \ I 4 Il AOVE 1 I % \ �/ - 141-0" /' a - - - - - - - - L - %/„ ` `\\ B // 1 1 it // r/ q,,0 - - a°Noo TRANSITION DECK AT ry /' - j-'- �JrJO F - / WO \ , ---' E. - - PLATE / i 0 \I� - -I o LEVEL T I \ E; DN 20R ' r - , / BELOW aaam I/4" EA. / MAIN is O \ / li �m3zz r - - - -1''r - - - - - - - - -(`7- - - - - - - - - - - - 1 FOYER . DINING` ENTRY wNmNw A FVO .i / I ,m ve COURTYARD I I Fo II II ' A --- \ I I 11 q'-b. " PLATE - `\ p. -----1 --- 55.00' F.F. --- SOFFIT II- / / I5483' 'TOP OF PL .i\ iI- - z�o. 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EXTERIOR WALL \ - - - j j .i /I N - - 1 R= --11, BAL- 'NY / // - - - - - - - - - - - - - - - - - - ^. ------ ---------------- Al - - - - - - - - - - - - - - - - - j / j j In i N OK / "' DECK ,.d V NOOK I D CK ,/ ///�/ / 4000000 / /Axx-6�1 � , Nr E, 0 cv U , --------------------- ------------- D -------- D Rw E I CHECKED 00 / / DAT E 3/2-7/201? A� L, Existin House Legend 9 NOTE: EXISTING HOUSE SHOWN FROM TOPO SURVEY FOR S C A L E REFERENCE ONLY. PLEASE REFER TO TOPO FOR MORE INFO. VIOU111 ! gal• INDICATES UPPER FLOOR wpoI � EXISTING HOUSE SHEET N0. , l / / W-51/4" 5' b" 8' S" 8' 10 I/2" INDICATES EX STING GARAGE I' INDICATESAT Y`IAY LANE. 1D 10' AND STEPS AT 0GEANBLVD SIDE 23'-O 1/2" -3II-4 Al Ii 100'-21/2" PA2015-224 / Attachment No. PC 8 - Project Plans Bio 0 � Y M Q Q J 60 m66y � Q• o yds/� � SSP / / / I / I P / B G D A3.2 tn N rn in I I / G / � � •li ii � U O y v UP I,R (� G ova 10(t /, / LEVE ONE \ 1 N E o 1 �, 3/8°9 / �// / / /� \ ,F r, EGA\{ GO�It NSR\ DECK ABOVE -I OPEN TO WPEN � �Q _ ' - / tP tilt \O / [ ; Ln ;I, //' '' I NO'C ��NG•C pN{0�5\�iyp� ��� {N ,� O ,/ o- -: li 4'-1 1/4" a' 14'-111 20-2 3/4" / I I 12 3 14 Olt y A\N �JN / 15 GONyF\N\5 / it L � I LJ ! / 6 I, 1 am O I ry / / 19 BATH 3 b / /// / / /// /// OP N TO AI ABV. 5 UP 20R I I r • I I r 4 �\ ��' OUEEN IZE I I LAUNDRY \ I I I '6d �tz�¢ 2 ��__ ! �l i d' I I `9 L' il �o�ao =.3.. �� N — F a 11 �J0 N I / 12,_511 ' - -_ --- DN 214 EA. 44.5 F.F. / BEDROOM 4 I Y _ =a0m= � �wwOZ 41 .4- F.S. -IJ LOWER , FOYER I � I � I I w � w w x A —— ,� / -// 1 -'--'-- -- - - - --- ----------,� ---------------------------------- ----- --------------------------- ---- -- --- ----------------------------- -------- SHELVES --- ----- -------- ------ -------------- A5.1 -- --------- MASTERS - _ / f - - - - - - - - -- -- -- - N a J -v'. / % /'I ---------------- ---------- -- -----•---- - - -- -- - ---------�- - --Z i i. x / / _ - ' I I tll I I I i / / b .' - -•------�- -i---------- - - I LE�/EL 2 / // IK. // %/// /' // /,• I / i � � / r1DEGK I/ // 7F/M / / / 1' . ..l / / I/ / / .. / / / ///.______ / /_� / ______��-ice /�'v/✓// ///// �///I/ // / /////. :ail /� I JJx��L- : 1 /. /. . : .' _ 5 / / . / / / .�I/ yr / ✓/_//_/ . _�_ / / / ,. f �� _ //� •-- --------'---------------------- --'- , . , � �, e/. r.. .� .. ////._. /, /. _ ✓—:>!,� - /SHELVES// S'/ �� � wa 1_xz f// ry (V / / ;/ r. t/-i/ j ✓,/ .� / O/,/ .I� 1/�0/ ' / j//. ,15'-6,1�2Y. �� // .I i '/ "'j( "Y •� r �t / // � c9 w'��1-x I t H 1 r--------�------------------ / // / /� •/./ //, /// //j/.;,/ ///// / BEDROOM/2 w /jj �I�",f//✓ i/ . ... . /1 .?� � r/3/3- '' 'EN'GT'S/ ; _ / Nx w41a /i _' - ILI / ' • / / �/ / I - x /450;%EGRS r / 1 / I w / I / _ / r/----- ----�----------- -------- -- 18' /�E/ // /I 23.4.0 D PER TREAD' It- / I / MASTER ° — — ----- -�, I "''' / BATH —'I --- Il � MASTER N BEDROOM oQ in Z ii Sk WER _ _ _ _ _ _ _ _ _ _ i/ 19'-O" 11'-1 3/4" l 14,_2„ ,8'jl0,l/2 / / /Ib'2' I/2/ /_=/ 2,_0rmq „ d000p 'MA TER ' 10 el �1 / * I I � o i. // I / I I � ''• ' // i Z 00/00 DRAWN AE CHECKED R.K. DAT E 3/2-7/201? J /000/0 / ' I I I Existing House Legend NOTE: EXISTING HOUSE SHOWN FROM TOPO SURVEY FOR REFERENCE ONLY. PLEASE REFER TO TOPO FOR MORE INFO. S C A L E I ��Q vlo� 1 �8 I/4" = I'-011 / /•' INDICATES UPPER FLOOR EXISTING HOUSE S H E E T N 0. I I I I I I 1 I I , bj / 6,-9 3/4" '' II'-1 3/4" / INDICATES EXISTING GARAGE AAT Y4AY LANE. ND S EPS AT 1OCEANTBLVD.IDSIDEA21 7 23'-0 1/2" i- /:• //l 100'-2 1/2" A3.2 . 79 PA2015-224 Attachment No. PC 8 - Project Plans / < " Q / �j166,5, J QO e i A3.2 I I I I I I I I I / I 11 k1, 5 ��„ M kn In 14'-I" / 11 20'-2 3/4" 13 THEATER \ . I I 7/777 / b / 1 7 \\ / I Ilia �,q \, MEDIA \\ CLOSET - FOUNTAIN BREEZE AREA BLOCK I , I '•; 3 , I , ' 20 `` FOUNTAINS AND:JACUZZI `fl PDR O 'O O 2 EQUIPMENT - r r _................_................_..............._., MMMMM DN 51P, _ __ _ _ _ ______ P 21R 's ` -3T3T4 -EA. "s I r (V �, I 20'-10" I 6 I n " Fzzaoa t - EXERCISE- MEDIA SDE i ( W 0 AL --------------------- z �m il 0COVE o ---------------------- --------------- - -- ------------------------ - ----------- -------- ---------- --------- / ® . / // ✓ RE/GRE'ATI,ON / i ' e9 6',4 1/27 f'-O / '•-c�xz � I �- — --., /? ,� / / . /_ /7- 7---------- � - ------ _� / /___ ." .-•. . ,'. .-_—_ !/+'-S/ / /Ti "T ' �' // x / ���� ' = a� zo W//___ Z___/_________________ __ -___- __•_ /__ / _ Y__ _- //II// / M/I, / / /// /• /. / /� / /Q -•••,./ / / // /' 1 a O VI 2 .� / f / �._/Qi Z< o� / G,IJESTr • / / /TEAM' ..........._.. I/ I q -RADIUS P ao I - /-','I, r. ,l . 3 3/LEN6T, N�¢zo� / BP.TH/I/ / / /./ps I// I REG ROOM ,, _,,. /. �Li t20 DEGREES // . 1� az c�� /// r�.. f /. VERT SEPE TION 8-I'1 1/57' / Yo = owow „• / / / / / % / :I i I 1f1 LOGGIA , RZO Z- /I/. 5/82�IN5"ILS 3�00�0 / / r // /" 30q FS � v /, 4v , w ��zN v / /26.4:0 DE6 ES PER TREAD r _ l � L•• •MIN. �I _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ _ __ __ i / �Y Ij / // // U) ___________ __ ______ HFOVIIIIINTAIN fnsq- S 30.5 W.L.30. 0 L I ,� . % . I �q-_8�� 4'-O" DEEP I . /. GUEST - - - - - - - - � INFINITY EDGE / ........... I BEDROOM - - - - - - - - - - - - - - - - - - - - - JACUZZI m / - / 30.8 W.L. I , -O 14. ..:. 5' I/2" -O INFINITY EDGE2 Q ,'2 ',�/I%2 . // 2''8/ I '• /I// /' / // i /'' / ' -- - I � - SE 8'-51 Ln GUEST \ ,;� _-�-/� V N TY EDGE - - - - - - - - - - - - - - - - - - - - �/ , DECK �� �%J I I V i GATGjj/rROUGH0000 77 / j/ ''"'i,c,�c_tiT!x, --•> --i , 1 -5.-a'`,i /� ' / " N All _ / I ////_- j//////// ////// i — I ----------------- C) � o I r I I I I AE I I � ,•k / // x / C HppE �C/K E D DAT E I I R E V I S I O N 00010 L Existing House Legend NOTE: EXISTING HOUSE SHOWN FROM TOPO SURVEY FOR S C A L E REFERENCE ONLY. PLEASE REFER TO TOPO FOR MORE INFO. 2-O^/ / /II'=0" /.2'-0% /// / ' T-II I/2" 23'-0 1/2" / 1/4° = 1'-O" I? / /% / // INDICATES UPPER FLOOR / / / EXISTING HOUSE ///////I5i 4' ///, /// %, '_O" / / / —B— 41'-O" _C_ —D / S H E E T N 0. INDICATES AES BRIDGE AND STPS AT OCEANA23 BLVD. SIDE PA2015-224 Attachment No. PC 8 - Project Plans / < " Q e A3.2 A3.2 A3.2 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I tn Cq kn O / / N / •\ I I / I '� � ifl U v I NN INA Ib 17 \ I \ / p I I I p \ I I •\ / 't I \ II � I \ \ \ I - - — — — — — — — — — — — — -I / --- STAIR it I I I EDGE OF , FLR. A5N,/ I I NI r - r I � / •,,, 23 / ; 25 - 24 r_ / \ GARAGE UP 31R 26 / I NJZU4 I ±-V' EA. 2� / Zz<o it X FOYER 25 / I <���o ,\ 31 ; 30 2q / I -1 / I 13 O F F ' I O I ' I z J Vt I I / Q CG W I I Q � IN am - I I WOE z 1 I / I r , -- -- -- - - o ' �I + . /�� // i` .i . - ✓ j // / N / - ----------- -- - WW�Zxc5z~- o= s Ln ; / I i a , / NZJwNO /' t OWER W-' o'-^¢ I/ r% / / / / / / / / / END OF RETAINING WALL NWa x / , Y y Y / /, /SPI:RAL/U- --�--- - . ' TO TERMINATE BY MERGING zzC, /I� GARAGE / / ;, , : ; , , �� /•r/ / / / . : ... 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Q. - _-_ -- _-- _- --_--- _ - - _ - _ _ � _ e 63 x 63 61 ❑❑ ❑❑ — 61 6O GREAT RO M b ENTRY STONE RECLAIMED - 0 EG ❑ ❑❑ _ ENTRY ELEMENT a sa � I se 36 DRAIN TOP OF PLYAD. 54.83' 55 TOP PLATE 53.5-7' = 54 • tn LAUNDRY ❑ �M 4 ER DE K MASTER BATH HALL /\�/� �y eq N � \/ 44��JJVV 46 - DRAIN '•��`' 46 a ,s W PLYAD. 44.33' TOP- - - - - - - - - - - - - TOP TOP PLATE 43.01' - a O tn — - - - - - - - - - - - - - - - - - s 12 CD 40 40 xX 39 � 39 38 ry 38 N GU 5T D 5fi'A WINE PDR. 36 6 35 3s 34 � 34 33 _ GRADE PLANE 55.02' REFER TO SHEET AL ' ---------------------------------------------------------------------------------------------------- - - - - - - - - - - - - - - - - - - ------- -- -- -- -- ----- - -- - - -- ------------ - - --------------------- -M - - -------- M -- - ----------GRADE PLANE 33.02' = REFER TO SHEET AI.I_ 33 u/ - 3a /< 3a 31 w_u.............................._................_............._....._..._...._...._............_......___...._....0,O._........._____m..< —7,7.7! \/� - - - - - - - - - - - K, TOP OF SLAB 30.83' 31 3° \/\/ \/\/N/W/ \j\/ j\ j\ \�\ \\/\\/ j�x j�jj\%\ a6 p z z ZC Section B-B ,9 I I I _ - I I r 6 I I I I I I I I I 5MOM J L — - — — — — — — — — — J L — Ow3~>-o r - =0,o-w4 SKYLIGHT FR z ,5 TO I_ I TOP PLATE 64,33' ,5 xi-Ooa� - - - - - - - - - _ - - - - - - - - - - - - ` fnz wN 64 63 _ tD N mi- H 63 IlNLLa N= w i6 - :1E ED .0 �0 - i I- lh Vw�wcto2 a A RIUM ❑❑ OURT SUN ROOM ° Q �� AIN FOYER STAIR 60 ¢Vpo Jo Q w O V =-wWa N N pI 1= v!Vodarc IF- zaaaQa D IN AIN DRAIN 55 I TOP PLYWD. 54.83' �_ TOP OF PLYAD. 54.55- - - - - - - - - - 55 . . - - - - - - - - - - k - - - - - -�/ i- - - - - - TOP PLATE 53.51' = P PL - E3 I I \ � \��, - - - -- - - - - - - - - - - - - - - - - - - N \�T�- - -Are s3s�' m x x ` \�/\� x x F1-1111 BEDROOM 2 LONER 46 'EDROO C j��j�//� FOYE = z 45TOP OF PLYAD. 44.33' TOP OF PLYAD. 44.33' 95 e t a TOP PLATE 43.01' - TOP PLATE 43.01' - v , 1 � f 43 (V 41 Q E • � 91 FF C 36 ® @ Q f ry ry FH L a MEDIA ROOM = ry RECREATION ROOM ry 36 rl 35 • � f 3c Q E A` i W 54 Q f _ Q Q GRADE=_PL RE 33c02" -'R_EF_ER_ T_O SHEE_T AI:I. _ __ __ __ _ 9_ _ _____ _____________________ __ ------------------- - ---6_R_A_DEPLANE 33_.O_2' _-_REFER_T_O_SHEET_ I.I. C� 331E - A, - � . . _Q � i 33 I. JO O a, - - - - - - - - - - - TOP OF SLAB 30.83' - - - - - - - - - - - - - - - - - - - - - - TOP OF SLAB 30.83' 31 0 - - - - - - - - - - - - - - Q BOT OF SLAB 29.58' _ BOT OF SLAB 29.58' ! o N U 39 4'-01, DEEP 39 R 36 ® _ 3b 2q N @ .5HOTCRETE DRAW N AE C H E C K E D 2A R.K. I 33 o I 33 D A T E 3/2-7/201-7 6 6 R E V I S I O N 0 N 0 @ ® @ S C A L E 15 GARAGE P GALLERY 3 s 0 o O 11.011 1/4 b GARAGE Q Q SHEET N 0. 14 � � 14 e 13 o _ TOP OF SLAB 12.83' TOP OF SLAB 12.83' _ 13 .. . . Al2 Section D-D Sects®n C-C g� PA2015-224 Attachment No, PC 8 - Project Plans UCID v I a y C ¢I 1 SSP . R R ,4 U•j —12 EXISTING BUILDING; TO BE DEMOLISHED LINE OF CURB p� HE16HT AT FRONT IF- V/ T I I WAL G G WALL GAP S -- G I (PLAN REFER .4 FOR ROOF iO CHIMNEY GAP C I I � — — — — — — — — — — — — — — — — — — — — — — — — — — — — — F� LES— — — —AnDITIONAL INFO. zi a9 r I 1 . _ SRY FAG E— — a b, CHIMNEY STACK B L — — — — — — — J — - - - - -- - - - - - - -- - - --- - - - - - - - - - - — - _ F b, FINISFf ROOF 6737' U TTER/DOWN OUTS • K 6U SP TOP PLATE 64.83' 65 5q HEAD I G EAVE 65 WIINDOWSI DOORS4-1 ti3 �'L B WAL V/ N TFIREPLACE G --�---- -i. ART GL _•g{ I O v CUSI OM 7F BALUSTRADE TOP OF PLY 54.&3' N MAIN ENTRY DOOR F a N O n ss �- •+ GL t� 53 R knzCN 91 SI Front Elevation µ q, 4 ab qb q5 q9 qq q4 43 42- -41 q0 40 99 99 36 99 9l 3l NjdUZ FJZJQ 35 55 ZZQO Q WW ww 9q 9" ppE�w 39' 93 SF dmf D3 KW�000 93 p Zz 31 91 }O}-E!J rOHE 90 9° W41 m(nW d SWS~p O 0 FZ 39 30 1 � 39 A P W�Zi=-UN J w O �NYZ In�QWJa. d�W 31 r��QKN 35 D W ZW- O=WQO 2 1� Q~ WZUz ]4 -. — 3q WO0003 xti Jpa� VIZ wNp i 33 O za-WamQ -- - !. p Dr • z 1 w m 41 =zE'�ox ouiIq 19 Z�Z�ZO II lll�} }�FdOW W QUU yl u 1• �W UVI= z - . n n UO<a: O aZc9C� Z �QQQUd to- ,3 ~�`. 13 } I 11 o— F. q v a n Front Yard detaining Wall Elevation N IC U N U � Q N U D R A W N elevation notes finishes AE C H E C K E D I. ALL HORIZONTAL SURFACES SHALL BE PROTECTED BY ?. ALL FLASHING, SHEET METAL, VENT 5TAGK5 AND PIPES SHALL BE 14. SHUTTERS SHALL BE INSTALLED TO APPEAR OPERABLE. NO CHAA6E5 TO, OR SUBSTITUTIONS FOR THESE APPROVED FINISH MATERIALS AND COLORS MAY BE MADE WITHOUT THE APPROVAL OF THE ARCHITECT AND THE DE516N REVIEW COMMITTEE. R.K. PROVIDING A WATERPROOF MEMBRANE OR METAL FLASHING PAINTED TO MATCH ADJACENT BUILDIN6 SURFACES. PROVIDE HIN&E5, LATCHES AND HOLD-BACKS. ARCHITECT TO FIELD VERIFY ALL FINISH MATERIALS AND COLORS PRIOR TO FINAL APPLICATION. BENEATH THE FINISH MATERIALS, AND SHALL BE SLOPED A DAT E MINIMUM OF 1/4" PER FOOT TO PROVIDE ADEQUATE 8• CHIMNEY GAPS SHALL BE FINISHED IN COMPLIANCE WITH 15. ALL ACE T65 TO BE A MINIMUM AI IN& HIGH FROM FINISH TEM MATERIAL COLOR ITEM MATERIAL COLOR ITEM MATERIAL CALOR 3/27/201? DRAINAGE. CITY OF NEWPORT BEACH GUIDELINES. SURFACE TO TOP OF RAILING. RAILING DESIbN SHALL NAME NAME NAME Q. THE LANDSCAPE CONTRACTOR SHALL MAINTAIN A MINIMUM OF BE SPACED 500H THAT A 4" SPHERE CAN NOT PA55 THROUGH A ROOF CERAMIC TILE RECLAIMED/ TERRA GOTTA & FASSA&E DOORS/ WOOD WEATHERED M GARDEN WALLS STUCCO MERLEX R E V I S 1 0 N 2. IT 15 CRITICAL THAT THE DIFFERENT MOLDINGS, PRECAST AT ANY POINT. (BARREL) PIECES AND STONEWORK, ETA. BE COORDINATED TO MATCH A CLEARANCE BETWEEN FINISH GRADE AND ALL SILL PLATES MECHANICAL DOORS WHITE OAK SBF CREAM OFF WHITE THE DETAILS, PROFILES AND ARRANGEMENTS SHOWN ON THE AND OTHER WOOD PER DETAILS AND SECTIONS IN THIS SET, Ib. RIDGE ELEVATIONS ARE TAKEN AT THE TOP OF FINISH ELEVATIONS. 10.MECHANICAL EQUIPMENT OF ANY TYPE 15 NOT PERMITTED MATERIALS. (E.6. ROOF TILE). H GARAGE DOOR CUSTOM WEATHERED THE MANUFACTURER OF PRECAST OR FOAM MOULDINGS SHALL ON ANY EXTERIOR SURFACE OF THE BUILDING. I"I. WROUGHT IRON VE516N TO BE DETERMINED. IRON WORK B WALLS - FIELD STUCCO MERLEX N GARDEN WALLS STONE KANSAS SUBMIT DETAIL DRAWINGS AND MATERIAL SAMPLES TO THE SBF CREAM OFF WHITE SOLO WOOD WHITE OAK 5HELLSTONE S C A L E ARCHITECT FOR APPROVAL IN A TIMELY MANNER. MOLDING II, DECKS, BALCONIES, LANDINGS, EXTERIOR STAIRWAYS SHOWN HERE I5 FOR ILLUSTRATIVE PURPOSES. THE WROUGHT SECTIONAL AND SIMILAR SURFACES EXPOSED TO THE WEATHER AND IRON CONTRACTOR SHALL CONSULT WITH THE OWNER, PROFILES, MATERIALS, DIMENSIONS OR LOCATIONS SHALL INTERIOR DESIGNER AND ARCHITECT TO DETERMINE THE NOT BE GHANbED WITHOUT THE ARCHITECT'S APPROVAL. SEALED UNDERNEATH SHALL BE WATERPROOFED. ACTUAL PATTERN AND STYLE OF ALL IRON WORK, AND SUBMIT G DRESSED STONE STONE KANSAS I IRON WROUGHT IRON DARK BRONZE O LIGHT FIXTURES SFJ LI&HTINb SOLID BRASS I/4" e 11-011 3. ONLY 50LID GEMENT PLASTER OR PRECAST MOLDINGS DECK MEMBRANES SHALL BE MER-KRETE 747 EXTERIOR SHOP DRAWINGS TO THE ARCHITECT FOR APPROVAL PRIOR ELEMENTS SHELLSTONE GUARD RAILS (CUSTOM) PATINA FINISH SPJ29-02A BRONZE FINISH SHALL BE USED AT CHIMNEY GAPS, DUE TO HEAT. DUAL MEMBRANE SYSTEM BENEATH THIN-SET TILE TO FABRICATION. SHEET N o. 4. SOLID GEMENT PLASTER OR PRECAST MOULDINGS SHALL BE I.G.G. NO. ER-5487, SLOPE DECK MIN. 1/4" PER FOOT TO DRAIN Ig, D RUBBLE STONE STONE KANSAS J STONE STONE KANSAS P DECKS LIMESTONE PROVIDED AT HANDRAILS, PLANTERS, PILASTER AND WALL 12. ALL ENCLOSED DOWNSPOUT DRAINS SHALL BE WINDOW FALL PROTECTION: IN DWELLING UNITS, WHERE THE OPENING OF WALLS 5HELLSTONE GUARD RAILS WROI IRON SHELLSTONE AND PAVING GAPS, WINDOW SILLS AND AREAS SUBJECT TO HIGH USE OR HYDROSTATICALLY TESTED PRIOR TO APPLYING STUCCO AN OPERABLE WINDOW 15 LOCATED MORE THAN 72 INCHE5 ABOVE THE IMPACT. OR DRYWALL FINISHED GRADE OR SURFACE BELOW, THE LOWEST PART OF THE CLEAR 5. ALL PLASTER GAPS SHALL BE SEALED TO PREVENT 13. MAXIMUM INDIVIDUAL LAMP SIZE FOR EXTERIOR LIGHT FIXTURES OPENING OF THE WINDOW SHALL BE A MIN. OF 24 INCHES ABOVE THE E WINDOWS/ DOORS BRONZE BRONZE K &UTTERS E CUSTOM DARK BRONZE MILDEW AND DISCOLORATION. 15 15 WATTS, WITH A MAXIMUM OF 60 WATTS PER FIXTURE. FINISHED FLOOR OF THE ROOM IN WHICH THE WINDOW 15 LOCATED. DOWNSPOUTS BRASS PATINA FINISH A4e i 6. ALL EXPOSED PAINTED WOOD SHALL BE PRIMED ON ALL OBSCURE OR TRANSLUCENT GLAZING 15 REQUIRED AT GROUND OPERABLE SECTIONS OF WINDOWS SHALL NOT PERMIT OPENINC75 THAT ALLOW PASSAGE OFA 4" DIAMETER SPHERE WSUCH HERE SH OPENINGS ARE SIDES PRIOR TO INSTALLATION. FLOOR FIXTURES, AND SHIELDED BULB FIXTURES ARE REQUIRED LOCATED WITHIN 24" OF THE FINISHED FLOOR. (CRC 8312.2) F MAIN ENTRY WOOD WEATHERED L BEAMS CUSTOM WEATHERED AT UPPER FLOOR FIXTURES. DOOR WHITE OAK WOOD DISTRESSED FIN15H r PA2015-224 Attachment No, PC 8 - Project Plans UCIO a y C ¢I 1 SSP . R R ,4 • R LINE OF r r HEI&HtT AT LE F R U ,3 J (REFER TO ROOF 13 BUILDING; II I I _� �� PLAN A2.4 FOR EXISTING w' ,I ADDITIONAL INFO. �. o TO BE DEMOLISHED `-- x A ROOF TILES I 5TVNE GLADDING/ GOLUMNS CHIMNEY GAP G F lop b, L_-_ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - — � - - - -- - - - - - - - - - - - - - - - - - -- - --- --- -- - - - - -- - - z EAVE G -' -- - i Y S , Ko- C,�RA- T - - U `t 3 65 PERCC110, bl h WINDOWS/ DOORS E - 11 ° 4d T LI ( WINDOW / ON 50 _ ES BLI IIr G 5UROUND bo OC N SH N A ^� Sq - s* pp ad'3 N r Ot V 1 III / INDOWS ORS -- W / DO E ------ $ - - - __ � TOP OF PLYWD 54.83' OG DECK --- -• TOP PLATE 53.5"1' _ c� - - - - - - - - - - - - - - - - - - - - - - - - / T5- - - -- - - �.—T - - - - - - - - - - - - - - - - ----- --- ---- - - '� oa 0 �n 55 zl - 0. L I R W CN rn \--®r, HE 51 AD/ SILL G G BA US AD GU K1.) IL 4, ' 41 SILL/ CORBEL 'f r - - -�- TOP OF PLYWD. 44.33' 6 4I ----- ---- - - - - - - - - - ---- - - - - - - - - -- - - - -- ----- -- - - - -- _ r - - -- - --- --- - --- -- - - -- --- - --- ---- - - TOPPLATE 43.0" - - - - - -- - --- ---- - - - - - - - - - - - - BELLY BAND G � 43 4 93 —41 t F � I COLUMNS G ,. r. r r^ - BALUSTRADE J r 56 ry 56 w GUARDRAIL -o z ry U _ l FJZWQ 35 35 Q�aO� Vl O • � �ww�w r f 3s Mn pOE�W GRADE PLANE_35.02'- - -- REFER - SHEET -- - - - {I- GRADE PLANE 33.02' - REFER TO SHEET ALI• <<M FE &w�ZZ .I� TOP OF Pi 50.11 � - - - TOPPLATE 2q550 a - - - = r 51 L G ESTABLISHED 'WF�z. GRADE SHOWN AT P.L.; O w2'5=os REFER TO SITE PLAN 3O 0 r-4 JAZ~ Ow�N>Z �n3¢WF� o�w ~OiQOUI w zw- DLAND FEILD o=wQo Inm 7 � o ¢w w p�0 1 v=iiJavai� 35 - M Jj=zDO m�HZWH - G STONE GAPS •0 wZ�a�~ 31 _ _ - Left Elevati®n r 3, wap-=-w= in w �< — =-1+1FOK Z'Z�ZO QUU yl w F przLL- U onL- n rt x O wzuc�ZC9C� Z QQQUd 10 i0 w N P- ►_. TOP OF SLAB 12.53' Fr - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - o n N WALL AND FEILD to Io n v a n , W U N U � Q N U D R A W N elevation notes finishes AE C H E C K E D I. ALL HORIZONTAL 5URFAGES SHALL BE PROTECTED BY ?. ALL FLASHING, SHEET METAL, VENT 5TAGK5 AND PIPES SHALL BE 14. SHUTTERS SHALL BE INSTALLED TO APPEAR OPERABLE. NO CHANISE5 TO, OR SUBSTITUTIONS FOR THESE APPROVED FINISH MATERIALS AND COLORS MAY BE MADE WITHOUT THE APPROVAL OF THE ARCHITECT AND THE DESIGN REVIEW COMMITTEE. R.K. PROVIDING A WATERPROOF MEMBRANE OR METAL FLASHING PAINTED TO MATCH ADJACENT BUILDING SURFACES. PROVIDE HINGES, LATCHES AND HOLD-BACKS. ARCHITECT TO FIELD VERIFY ALL FINISH MATERIALS AND COLORS PRIOR TO FINAL APPLICATION. BENEATH THE FINISH MATERIALS, AND SHALL BE SLOPED A DAT E MINIMUM OF 1/4" PER FOOT TO PROVIDE ADEQUATE 8. CHIMNEY GAPS SHALL BE FINISHED IN COMPLIANCE WITH 15. ALL 6HIGH FROM TO BE A MINIMUM OF 42" HIFROM FINISH TEM MATERIAL COLOR ITEM MATERIAL COLOR ITEM MATERIAL CALOR 3/27/201? DRAINAGE. CITY OF NEWPORT BEACH GUIDELINES. SURFACEACE To TOP OF RAILING. RAILING DESIGN SHALL NAME NAME NAME q. THE LANDSCAPE CONTRACTOR SHALL MAINTAIN A MINIMUM OF BE SPACED SUCH THAT A 4" SPHERE CAN NOT PA55 THROUGH A ROOF CERAMIC TILE RECLAIMED/ TERRA GOTTA G PASSAGE DOORS/ WOOD WEATHERED M GARDEN WALLS STUCCO MERLEX R E V I S 1 0 N 2. IT 15 CRITICAL THAT THE DIFFERENT MOLDINGS, PRECAST AT ANY POINT. (BARREL) PIECES AND STONEWORK, ETA. BE COORDINATED TO MATCH AOTHER CLEARANCE BETWEEN FINISH GRADE AND ALL SILL PLATES MECHANICAL DOORS WHITE OAK SBF CREAM OFF WHITE THE DETAILS, PROFILES AND ARRANGEMENTS SHOWN ON THE AND OTHER WOOD PER DETAILS AND SECTIONS IN THIS SET, Ib. RIDGE ELEVATIONS ARE TAKEN AT THE TOP OF FINISH ELEVATIONS. 10.MECHANICAL EQUIPMENT OF ANY TYPE 15 NOT PERMITTED MATERIALS. (E.G. ROOF TILE). H GARAGE DOOR CUSTOM WEATHERED THE MANUFACTURER OF PRECAST OR FOAM MOULDIN65 SHALL ON ANY EXTERIOR SURFACE OF THE BUILDING. 17. WROUGHT IRON VE516N TO BE DETERMINED. IRON WORK B WALLS - FIELD STUCCO MERLEX N GARDEN WALLS STONE KANSAS SUBMIT DETAIL DRAWIN65 AND MATERIAL SAMPLES TO THE 55F CREAM OFF WHITE SOLO WOOD WHITE OAK 5HELL5TONE S C A L E ARCHITECT FOR APPROVAL IN A TIMELY MANNER. MOLDING 11, DECKS, BALCONIES, LANDIN65, EXTERIOR STAIRWAYS SHOWN HERE I5 FOR ILLUSTRATIVE PURPOSES. THE WROUGHT SECTIONAL AND SIMILAR SURFACES EXPOSED TO THE WEATHER AND IRON CONTRACTOR SHALL CONSULT WITH THE OWNER, PROFILES, MATERIALS, DIMEOR LOCATIONS SHALL INTERIOR DESIGNER AND ARCHITECT TO DETERMINE THE " c ' '1 NOT BE CHANGED WITHOUT THHEE ARCHITECT'S APPROVAL. SEALED UNDERNEATH SHALL BE WATERPROOFED. ACTUAL PATTERN AND STYLE OF ALL IRON WORK, AND SUBMIT ELEMENTS DRESSED STONE STONE KANSAS I IRON WROUGHT IRON DARK BRONZE O LIGHT FIXTURES SFJ LIGHTING SOLID BRASS I/4 I -O 3. ONLY 50LID GEMENT PLASTER OR PRECAST MOLDINGS DECK MEMBRANES SHALL BE MER-KRETE 747 EXTERIOR SHOP DRAWINGS TO THE ARCHITECT FOR APPROVAL PRIOR ELEMENTS SHELLSTONE GUARD RAILS (CUSTOM) PATINA FINISH SPJ2q-02A BRONZE FINI1SH SHALL BE USED AT CHIMNEY GAPS, DUE TO HEAT. DUAL MEMBRANE SYSTEM BENEATH THIN-SET TILE TO FABRICATION. s H E E 7 N o. 4. 5OLID GEMENT PLASTER OR PRECAST MOULDIN65 SHALL BE I.G.G. NO. ER-5487, SLOPE DECK MIN. 1/4" PER FOOT TO DRAIN Ia. D RUBBLE STONE STONE KANSAS J STONE STONE KANSAS P DECKS LIMESTONE PROVIDED AT HANDRAILS, PLANTERS, PILASTER AND WALL 12. ALL ENCLOSED DOWNSPOUT DRAINS SHALL BE WINDOW FALL PROTECTION: IN DWELLING UNITS, WHERE THE OPENING OF WALL5 5HELL5TONE GUARD RAILS WROUGHT IRON SHELLSTONE AND PAVING GAPS, WINDOW SILLS AND AREAS SUBJECT TO HIGH USE OR HYDROSTATICALLY TESTED PRIOR TO APPLYING STUCCO AN OPERABLE WINDOW 15 LOCATED MORE THAN 72 INCHES ABOVE THE IMPACT. OR DRYWALL FINISHED GRADE OR SURFACE BELOW, THE LOWEST PART OF THE CLEAR 5. ALL PLASTER GAPS SHALL BE SEALED TO PREVENT 15. MAXIMUM INDIVIDUAL LAMP SIZE FOR EXTERIOR LIGHT FIXTURES OPENING OF THE WINDOW SHALL BE A MIN. OF 24 INCHES ABOVE THE E WINDOWS/ DOORS BRONZE BRONZE K GUTTERS 4 CUSTOM DARK BRONZE MILDEW AND DISCOLORATION. 15 15 WATTS, WITH A MAXIMUM OF 60 WATTS PER FIXTURE. FINISHED FLOOR OF THE ROOM IN WHICH THE WINDOW 15 LOCATED. DOWNSPOUTS 5RA55 PATINA FINISH A42 OBSCURE OR TRANSLUCENT GLAZING 15 REQUIRED AT GROUND OPERABLE SECTIONS OF WINDOW5 SHALL NOT PERMIT OPENINGS THAT b. ALL EXPOSED PAINTED WOOD SHALL BE PRIMED ON ALLFLOOR FIXTURES, AND SHIELDED BULB FIXTURES ARE REQUIRED ALLOW PA55A6E OFA 4" DIAMETER SPHERE WHERE SUCH OPENINGS ARE F SIDES PRIOR TO INSTALLATION. AT UPPER FLOOR FIXTURES. LOCATED WITHIN 24 OF THE FINISHED FLOOR. (01I8312.2) MAIN ENTRY WOOD WEATHERED L BEAMS CUSTOM WEATHERED DOOR WHITE OAK WOOD DISTRESSED FINISH PA2015-224 Attachment No, PC 8 - Project Plans UCIO a y co ¢I 1 SSP . R 1 R ,4 l4 • R EXISTING BUILDING; '5- TO TO BE DEMOL15HEP „ _J LINE CU HEIG OFAT REAR fZ (REFER TO ROOF - ri - --_a - _--- ,o ,& I G STONE CLADDING/ COLUMNS — PLAN A2. FOR — — -1 — - •9 , — _ I — ADDITIONAL INFO. �� — — A — — — ' _ I --' I' . y .. _ - rll' ROOF TIL 69 zi ba _ •. U — _ — — _— — _ I� _ w♦ /5H ROOF 6672' V r WL - - •(u `-.�� ,-;yr,-{ �. - -- - ��✓I { �e��-;:r_-� - _ _ { {:_- - { -{._:- air " _ - __- _ t - - •. �) HEADER z„ • �� O N WIND WS/ DOORS E -e o M `V N �� .(❑� Q s I I I + -.e - - �_.__�.. - - ; - ,� - - `� • A G GLADDIN6/ PILASTER/ V c� y � BALCONY_VV f -.. - - ! -- -- - - �, z ' - - - - - - _- - - - - - - - - - - TOP OFPLYWD. 54.83, M s, CfF Z G� DECK , _ G 51 LL/ CORBEL -1 - - - - - - - - - - - - ---- - --- - - TOP PLATE 53.5 ' - U O a - - N I _ �CHEADER Y.1 HEADER/ SILLC G SA 5 DE HAD/ SILL C II ,I I B WALLS _44 ., G SILL/ CORBEL µ TOP OF PLYWD. 4+4 `• TOP PLATE 43.0'7' 43 1 - - - --- - - - - - - - - - - - - - - - - -_ - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - -- ----- -- - - - - - ----.- - - - - - -- - - -- - - - - - - - - - - - - - - 43 G ' 43 1 :.,�§ - -- -- CD) WALLS BELLY BAND-Vq Ell -41 �' I %i 31 B/ U57 APE G RD L 36 �d z 3z - - — L'1'►� d rJz�¢ — — - I <0'0w GRADE PLANE 33.02' - REFER TO SHEET AI.I. J I. f � i ,I. . II GRDE PLANE3.02' REFER TO SHEET AL1. ---- - - - - ---- -- - - ---- - - - - ---- - - - - ---- - - - - ---- - - - �ipJl�— w� NNP TOP OF PLYWD. -- 30.83'-00 0.83' 91 p�OJJ 31 30 - I - ------ -- _ --- - -- - - TOPPLATE2q.5T . �ooic'-i b w v m V - - - - - - - - - - - - - - - - - -- - --- - - - - -- - - - - _ -[- - - -- - - - -- - --- ---- - - -- S N�QWJ� OWI-J d- �• WALL AND FEILD - xi Nw�zwE STONE GAPS C, ^� W~aadzn�y Nw- ]4 ] a+ pj 03 =1Jda� - 0 a�~ONG zZp��tt 05'm i-Po I3C1' w owo <W0 _- -. - Ua le II I Ie T • - - --- -- -- — - TOP OF SLAB 12.33' - - � �- - - - -12 I 11 to D WALL AND FEILD GARAGE DOOR H OD WALL AND FEILD Io n v a n Rear Elevati®n a� U N U 4.4 � Q N U D R A W N elevation notes finishes AE C H E C K E D I. ALL HORIZONTAL SURFACES SHALL BE PROTECTED BY 7. ALL FLASHING, SHEET METAL, VENT STACKS AND PIPES SHALL BE 14. SHUTTERS SHALL BE INSTALLED TO APPEAR OPERABLE. NO CHANGE5 TO, OR SUBSTITUTIONS FOR THESE APPROVED FINISH MATERIALS AND COLORS MAY BE MADE WITHOUT THE APPROVAL OF THE ARCHITECT AND THE DESIGN REVIEW COMMITTEE. R.K. PROVIDING A WATERPROOF MEMBRANE OR METAL FLASHING PAINTED TO MATCH ADJACENT BUILDING SURFACES. PROVIDE HINSE5, LATCHES AND HOLD-BACKS. ARCHITECT TO FIELD VERIFY ALL FINISH MATERIALS AND COLORS PRIOR TO FINAL APPLICATION. BENEATH THE FINISH MATERIALS, AND SHALL BE SLOPED A DAT E MINIMUM OF 1/4" PER FOOT TO PROVIDE ADEQUATE 8. CHIMNEY GAPS SHALLWC GU FINISHED IN COMPLIANCE WITH 15. ALL 65 TO BE A MINIMUM OF 42" HIGH FROM FINISH TEM MATERIAL COLOR ITEM MATERIAL COLOR ITEM MATERIAL CALOR 3/27/201? DRAINAGE. CITY OF NEPORT BEACH GUIDELINES.. SURFACE ACE To TOP OF RAILING. RAILING DESIbN SHALL NAME NAME NAME q. THE LANDSCAPE CONTRACTOR SHALL MAINTAIN A MINIMUM OF BE SPACED 500H THAT A 4" SPHERE CAN NOT PA55 THROU6H A ROOF CERAMIC TILE RECLAIMED/ TERRA GOTTA b PASSAGE DOORS/ WOOD WEATHERED M GARDEN WALLS STUCCO MERLEX R E V I S 1 0 N 2. IT 15 CRITICAL THAT THE DIFFERENT MOLDINGS, PRECAST AT ANY POINT. (BARREL) PIECES AND 5TONEWORK, ETC. BE COORDINATED TO MATCH 8' CLEARANCE BETWEEN FINISH GRADE AND ALL SILL PLATES MECHANICAL DOORS WHITE OAK SBF CREAM OFF WHITE THE DETAILS, PROFILES AND ARRANGEMENTS SHOWN ON THE AND OTHER WOOD PER DETAILS AND SECTIONS IN THIS SET, 16. RIDGE ELEVATIONS ARE TAKEN AT THE TOP OF FINISH ELEVATIONS. 10.MECHANICAL EQUIPMENT OF ANY TYPE 15 NOT PERMITTED MATERIALS. (E.G. ROOF TILE). H GARAGE DOOR CUSTOM WEATHERED THE MANUFACTURER OF PRECAST OR FOAM MOULDINGS SHALL ON ANY EXTERIOR SURFACE OF THE BUILDING. 17. WROUGHT IRON DESIGN TO BE DETERMINED. IRON WORK B WALL5 - FIELD STUCCO MERLEX N GARDEN WALLS STONE KANSAS DETAIL DRAWINGS AND MATERIAL SAMPLES TO THE SBF CREAM OFF WHITE 50LID WOOD WHITE OAK 5HELL5TONE S C A L E SUBMIT ARCHITECT FOR APPROVAL N A TIMELY MANNER. MOLDING 11, DECKS, BALCONIES, LANDIN65, EXTERIOR STAIRWAY5 SHOWN HERE 15 FOR ILLUSTRATIVE PURPOSES. THE WROUbHT SECTIONAL AND SIMILAR SURFACES EXPOSED TO THE WEATHER AND IRON CONTRACTOR SHALL CONSULT WITH THE OWNER, PROFILES, MATERIALS, DIMEN510N5 OR LOCATIONS SHALL e ' NOT BE GHANSED WITHOUT THE ARCHITECT'S APPROVAL. SEALED UNDERNEATH SHALL BE WATERPROOFEDINTERIOR DESIGNER AND ARCHITECT TO DETERMINE THE WATERPROOFED. ACTUAL PATTERN AND STYLE IT ALL IRON WORK, AND SUBMIT G DRESSED STONE STONE KANSAS I IRON WROUGHT IRON DARK BRONZE O LIGHT FIXTURES SPJ LI6H1/4" -O" TIN6 SOLID BRASS I 3. ONLY 50LID GEMENT PLASTER OR PRECAST MOLDINGS PECK MEMBRANES SHALL BE MER-KRETE -147 EXTERIOR SHOP DRAWIN65 TO THE ARCHITECT FOR APPROVAL PRIOR ELEMENTS 5HELL5TONE GUARD RAILS (CUSTOM) PATINA FINISH SPJ2q-02A BRONZE FINISH SHALL BE USED AT CHIMNEY GAPS, DUE TO HEAT. DUAL MEMBRANE SYSTEM BENEATH THIN-SET TILE TO FABRICATION. S H E E T N 0. 4. 5OL112 GEMENT PLASTER OR PRECAST MOULDIN65 SHALL BE I.G.G. NO. ER-5487, SLOPE PECK MIN. 1/4" PER FOOT TO DRAIN 18, D RUBBLE STONE STONE KANSAS J STONE STONE KANSAS P DECKS LIMESTONE PROVIDED AT HANDRAILS, PLANTERS, PILASTER AND WALL 12. ALL ENCLOSED DOWNSPOUT DRAINS SHALL BE WINDOW FALL PROTECTION: IN DWELLING UNITS, WHERE THE OPENING OF WALL5 5HELL5TONE GUARD RAILS WROUGHT IRON SHELLSTONE AND PAVING GAPS, WINDOW 51LL5 AND AREAS SUBJECT TO HIGH USE OR HYDROSTATICALLY TESTED PRIOR TO APPLYING STUCCO AN OPERABLE WINDOW 15 LOCATED MORE THAN 72 INCHES ABOVE THE IMPACT. OR DRYWALL FINISHED GRADE OR SURFACE BELOW, THE LOWEST PART OF THE CLEAR 5. ALL PLASTER GAPS SHALL BE SEALED TO PREVENT 13. MAXIMUM INDIVIDUAL LAMP SIZE FOR EXTERIOR LIGHT FIXTURES OPENING OF THE WINDOW SHALL BE A MIN. OF 24 INCHES ABOVE THE E WINDOWS/ DOORS BRONZE BRONZE K GUTTERS E CUSTOM DARK BRONZE MILDEW AND DISCOLORATION. 15 15 WATTS, WITH A MAXIMUM OF 60 WATTS PER FIXTURE. FINISHED FLOOR OF THE ROOM IN WHICH THE WINDOW 15 LOCATED. DOWNSPOUTS 5RA55 PATINA FINISH 6. ALL EXPOSED PAINTED WOOD SHALL BE PRIMED ON ALL OBSCURE OR TRANSLUCENT GLAZING 15 REQUIRED AT GROUND OPERABLE SECTIONS OF WINDOW5 SHALL NOT PERMIT OPENINC75 THAT A43 ALLOW PASSAGE OFA 4" DIAMETER SPHERE WHERE SUCH OPENINGS ARE SIDES PRIOR TO INSTALLATION. FLOOR FIXTURES, AND SHIELDED BULB FIXTURES ARE REQUIRED LOCATED WITHIN 24" OF THE FINISHED FLOOR. (CRC 8312.2) P MAIN ENTRY WOOD WEATHERED L BEAMS CUSTOM WEATHERED AT UPPER FLOOR FIXTURES. DOOR WHITE OAK WOOD DISTRESSED FIN15H 7 PA2015-224 Attachment No. PC 8 - Project Plans c co 6 ' -14 ,144 EO BE DEMOIL5HED _ HEI&LINE OF R 6HT fE (REFER TO ROOF I I , ADDITIONAL INFO. ET J U&N — J L_ — — — — — — �� — — J A ROOF TILES �. PLAN A2.4 FOR _ . . _ — — — — r _ — — — — - - - - - - -- - - - - - - -- - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - -------- -------- - -B, FINISH ROOF 61I r VO K GU I I ERS -63 89 61 J BALU5 \ «' `N to \ GUARD IL O N —u o -t - 10 vN1 G —"A s° — pq 4� N n _ _ — ;_ —� ' .WALL AND FEILD \ =g , t/] Q Sl U n w TOP OF PLYWD. 54.63' x O N — » \ TOP PLATE O - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ---- o -- -------- -- ----- -------- -- ----- -- ---- -�' \ 24b" HEIGHT LIMIT • rel O \ &RADE 5HOABOVE ESTABLISHED NNLAT P L. Q� Z WINDOWS/ DOORS E \ HEADS \ —41 41 \ \ p -45 TOP OF PLYWD. 4433' \ TOP PLATE 45.09' U -,9 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - --------- -- -------- -- ----- ---- -- -------- -------- --- ------ --- ----- --- ----- --- ----- -- w .9 —"' \ \ 41 ESTABLISHED d, —,o GRADE SHOWN AT P.L.; REFER TO SITE PLAN :" \ �^ Ln se. \ r Y w - BALUSTRADE \ f' F ' p,. cy GUARDRAIL O N U N owz zz _ �n o —94 �ww¢W . . n OnTC Q'W GRADE PLANE 33.02' - REFER TO SHEET ALL i y - - '.� GRADE PLANE 53.02' - REFER TO SHEET AI.I. o iFam�0 oZ�F� 91J TOP OF PLYWD. 50.63' 91 oz¢ J r �a� m �omNw —30 TOP PLATE 2q.59' • O woCl�cx • JAZ _2B SILL G —2T D WALL AND FEILD -2B \ ly N mx o- w~zW� _ 25 \ M Zr O¢O= -24 -,N 24- W~0812- .11 rT, OZIn�'I - IIiZ w✓�• -22 . .. `7!(. ! j� 22- -21 2 of Zp0?�= a)(V soa' - G STONE GAPS r -M I4 'yl('' ZR'z z" \ §r00W— -10 \ IB W w oTWOC NU \ U 0-OKdw' Fs -17 \ n O Z XWZOOOD -IB IB -14 14 -13 TOP OF SLAB 12.33' 9 -12 - - -- - - - - -- - - - -- - -- - - - - - - -- -- - -- - -- -- - -- - -- -- - -- - -- -- - -- - -- -- - -- - -- - - - -- - -- - - - -- - -- - - - -- - -- - -- - - - - - - -- - - IO.q N -11 REFER TO 51-M - -o PLAN 10 Right Elevation a� b U ® U 'd C/1 O cG O Q N U DRAWN elevation notes finishes AE C H E C K E D I. ALL HORIZONTAL SURFACES SHALL BE PROTECTED BY 'T. ALL FLA5HIN6, SHEET METAL, VENT STACKS AND PIPES SHALL BE 14. SHUTTERS SHALL BE INSTALLED TO APPEAR OPERABLE. NO CHANGES TO, OR 51.55TITUTION5 FOR THESE APPROVED FIN15H MATERIALS AND COLORS MAY BE MADE WITHOUT THE APPROVAL OF THE ARCHITECT AND THE DESIGN REVIEW COMMITTEE. R.K. PROVIDING A WATERPROOF MEMBRANE OR METAL FLASHIN6 PAINTED TO MATCH ADJACENT BUILDING SURFACES. PROVIDE HINCE5, LATCHES AND HOLD-BACK5. ARCHITECT TO FIELD VERIFY ALL FINISH MATERIALS AND COLORS PRIOR TO FINAL APPLICATION. BENEATH THE FINISH MATERIALS, AND SHALL BE SLOPED A D A T E MINIMUM OF 1/4" PER FOOT TO PROVIDE ADEQUATE 6. CHIMNEY GAPS SHALL BE FINISHED IN COMPLIANCE WITH 15. ALL RAILIN65 TO BE A MINIMUM OF 42" HI6H FROM FINISH ITEM MATERIAL COLOR ITEM MATERIAL COLOR ITEM MATERIAL COLOR 5/2-1/2011 DRAINAGE. CITY OF NEWPORT BEACH 6UIDELINE5. SURFACE TO TOP OF RAILING. RAILING DESIGN SHALL NAME NAME NAME BE SPACED SUCH THAT A 4" SPHERE CAN NOT PASS THROUGH 6 PASSAGE DOURS/ WOOD WEATHERED M GARDEN WALL5 BTUGGO MERLEX R E V I S 1 0 N q. THE LANDSCAPE CONTRACTOR SHALL MAINTAIN A MINIMUM OF A ROOF CERAMIC TILE RECLAIMED/ TERRA GOTTA 2. IT 15 CRITICAL THAT THE DIFFERENT MOLDINGS, PRECAST AT ANY POINT. (BARREL) PIECES AND STONEWORK, ETC. BE COORDINATED TO MATCH 6" CLEARANCE BETWEEN FINISH GRADE AND ALL SILL PLATES MECHANICAL DOORS WHITE OAK SBF CREAM OFF WHITE THE DETAILS, PROFILES AND ARRAN6EMENT5 SHOWN ON THE AND OTHER WOOD PER DETAILS AND SECTIONS IN THIS SET. 16. RID6E ELEVATIONS ARE TAKEN AT THE TOP OF FINISH ELEVATIONS. 10.MECHANICAL EQUIPMENT OF ANY TYPE 15 NOT PERMITTED MATERIALS. (E.(S. ROOF TILE). H GARAGE DOOR CUSTOM WEATHERED THE MANUFACTURER OF PRECAST OR FOAM MOULDIN65 SHALL ON ANY EXTERIOR SURFACE OF THE $UILDING. 19. WROUGHT IRON DESIGN TD BE DETERMINED. IRON WORK B WALL5 - FIELD 5TUGG0 MERLEX N GARDEN WALLS STONE KANSAS SUBMIT DETAIL DRAWINGS AND MATERIAL SAMPLES TO THE SHOWN HERE 15 FOR ILLUSTRATIVE PURPOSES. THE WROUGHT SBF CREAM OFF WHITE SOLID WOOD WHITE OAK SHELLSTONE S C A L E ARCHITECT FOR APPROVAL IN A TIMELY MANNER. MOLDING II. DECKS, BALCONIES, LANDINGS, EXTERIOR STAIRWAYS SECTIONAL IRON OR PROFILES, MATERIALS, DIMEN51ON5 OR LOCATIONS SHALL AND SIMILAR SURFACES EXPOSED TO THE WEATHER AND O SHALL CONSULT WITH THE OWNER, INTERIOR DDE516ESIGNER AND ARCHITECT TO DETERMINE THE NOT BE CHANGED WITHOUT THE ARCHITECT'S APPROVAL. SEALED UNDERNEATH SHALL BE WATERPROOFED. ACTUAL PATTERN AND STYLE OF ALL IRON WORK, AND SUBMIT G DRESSED STONE STONE KANSAS I IRON WROUGHT IRON DARK BRONZE O LIGHT FIXTURES SPJ LIGHTING SOLID BRASS I/4" 3. ONLY SOLID GEMENT PLASTER OR PRECAST MOLDINC75 DECK MEMBRANES SHALL BE MER-KRETE 949 EXTERIOR SHOP DRAWIN65 TO THE ARCHITECT FOR APPROVAL PRIOR ELEMENTS SHELLSTONE GUARD RAILS (CUSTOM) PATINA FINISH 5PJ2q-02A BRONZE FINISH SHALL BE USED AT CHIMNEY GAPS, DUE TO HEAT. DUAL MEMBRANE SYSTEM BENEATH THIN-5ET TILE TO FABRICATION. S H E E T N 0. 4. 50LID GEMENT PLASTER OR PRECAST MOULDINGS SHALL BE I.G.G. NO. ER-5469. SLOPE DECK MIN. 1/4" PER FOOT TO DRAIN 16. D RUBBLE STONE STONE KANSAS J STONE STONE KANSAS P DECKS LIMESTONE PROVIDED AT HANDRAILS, PLANTERS, PILASTER AND WALL 12. ALL ENCLOSED DOWNSPOUT DRAINS SHALL BE WINDOW FALL PROTECTION: IN DWELLING UNITS, WHERE THE OPENING OF WALL5 SHELLSTONE GUARD RAILS WROUGHT IRON SHELL5TONE AND PAVING GAPS, WINDOW BILLS AND AREAS SUBJECT TO HIGH USE OR HYDR05TATICALLY TESTED PRIOR TO APPLYING STUCCO AN OPERABLE WINDOW 15 LOCATED MORE THAN 92 INCHES ABOVE THE IMPACT. OR DRYWALL FIN15HED GRADE OR SURFACE BELOW,THE LOWE5T PART OF THE CLEAR 5. ALL PLASTER GAPS SHALL BE SEALED TO PREVENT 13. MAXIMUM INDIVIDUAL LAMP SIZE FOR EXTERIOR LIGHT FIXTURES OPENIN6 OF THE WINDOW SHALL BE A MIN. OF 24 INCHES ABOVE THE E WINDOW5/ DOORS BRONZE BRONZE K GUTTERS E CUSTOM DARK BRONZE MILDEW AND DISCOLORATION. I5 I5 WATTS, WITH A MAXIMUM OF 60 WATTS PER FIXTURE. FINISHED FLOOR OF THE ROOM IN WHICH THE WINDOW 15 LOCATED. DOWNSPOUTS BRA55 PATINA FINISH OBSCURE OR TRANSLUCENT GLAZING 15 REQUIRED AT GROUND OPERABLE SECTIONS OF WINDOWS SHALL NOT PERMIT OPENIN65 THAT A4A 6. ALL EXPOSED PAINTED WOOD SHALL BE PRIMED ON ALL FLOOR FIXTURES, AND SHIELDED BULB FIXTURES ARE REQUIRED ALLOW PASSAGE OF A 4" DIAMETER SPHERE WHERE SUCH OPENIN65 ARE SIDES PRIOR TO INSTALLATION. FL UPPER FLOOR FIXTURES. LOCATED WITHIN 24" OF THE FINISHED FLOOR, (CRC R312.2) F MAIN ENTRY WOOD WEATHERED L BEAMS CUSTOM WEATHERED DOOR WHITE OAK WOOD DISTRESSED FINISH g�' PA2015-224 Attachment No. PC 8 - Project Plans CLAY BARREL ROOF TILE SELF-ADHERING CLAY BARREL ROOF TILE14 12 WATERPROOF MEMBRANE 11/2" PLYWOOD ROOF SHEATHING OVER NAILER 12 1/2" PLYWOOD ROOF SHEATHING 2 � "`�' l�60 2X NAILER OF SUFFICIENT 2 UNDERLAYMENT V Q� M vj 0 HEIGHT TO MAINTAIN Y Q PLANE OF RIDGE TILES UNDERLAYMENT SELF-ADHERING WATERPROOFING MEMBRANE < 0 c U RIDGE/HIP TILEMIN. WIDE, CONTINUOUS AT EAVE O '� 4 SELF-ADHERING WATERPROOFING MEMBRANE 8" A, J Q• O MORTAR MIN. 5" WIDE, CONTINUOUS AT EAVE TILE ROOFING SELF-ADHERING WATERPROOF MEMBRANE UNDERLAYMENT LAP 12" MIN. ROOF SHEATHING p � d0 SHEET METAL . � SHEET METAL :-. :.. . GUTTER — NOTE: NOTE: CAST STONE MANUFACTURER tdd CAST STONE MANUFACTURER TO COORDINATE WITH GUTTER TO COORDINATE WITH GUTTER FABRICATOR ANY REOUIREMENT5 FABRICATOR ANY REQUIREMENTS FOR INSTALLATION THAT COULD Y' FOR INSTALLATION THAT COULD _ EFFECT THE PERFORMANCE OF - \� NOTE: EFFECT THE PERFORMANCE OF N THE GUTTER OR AESTHETIC OF N V SEE MANUFACTURER'S INSTALLATION GUIDE THE GUTTER OR AESTHETIC OF \� I r THE EAVE DETAIL s FOR ADDITIONAL DETAILS AND INFORMATION THE EAVE DETAIL \ �d BUILDER MUST: \\\\\\\\\\\\\\\\\\\\\\\\ \� BUILDER MUST: VERIFY AND COORDINATE I d' ALL FRAMING WITH - :;� m - ALL VERIFY MINGCOORDINATE R 11�C�E/HIP SCALE: 1-1/2" = 1'-0" - ARCHITECT - CAST STONE MANUFACTURER - ARGHITEGT - - CAST STONE MANUFACTURERtn - WINDOW/ DOOR INSTALLER ' S in - N 1 1® - STRUCTURAL ENGINEER 10 3/4" - WINDOW DOOR INSTALLER PRIOR TO INSTALLATION OF r \ I/4"I r - STRUCTURAL ENGINEER - N kn n LATH WORK WEATHER BARRIOR \ - ry: 42 PRIOR TO INSTALLATION OF \ n OR ANY FINISH MATERIALS \\ \ IOR STUCCO OVER LATH \ LATH WORK , WEATHER BARR OR ANY FINISH MATERIALS b OZ. (.019" MIN) COPPER VALLEY - +, U NOTE: „ - _3 /4,,, ,� FLASHING WITH MIN. 4" LAP JOINTS. I I/2" / /4" iv BUILDING PAPER SEE MANUFACTURER'S FULLY EMBED COPPER IN SEALANT APPROVED SELF-ADHERING WATERPROOF \ I I/2"' /8 2 1/2" I" 3/ �+ W MEMBRANE; WRAP b" BEYOND STONE INSTALLATION GUIDE AT ALL JOINTS. PENETRATIONS OF I I/2" ';:. «�' SHEATHING ���' � FOR ADDITIONAL DETAILS FLASHING NOT PERMITTED II I/4" I I/2" ,... b 3/8.. N STUCCO OVER LATH AND INFORMATION APPROVED SELF-ADHERING WATERPROOF p� M e�4 ADDITIONAL LAYER UNDERLAYMENT I'-2 I/4" MEMBRANE; WRAP 6" BEYOND STONE II I/8" O ' N OVER COPPER FLA5HING AND BUILDING PAPER .( a O h CLEAT I _S TYPIOAL EAVE SHEATHING 5GALE: 3" 1'-0" TYPICAL EAVE SCALE: 3" = 1'-0" pa. P R TILE P. TILE ROOFING in C UNDERLAYMENT '~ Z CLAY BARREL ROOF TILE CLAY BARREL ROOF TILE ROOF SHTG. 12 12 1/2" PLYWOOD ROOF SHEATHING 1/2" PLYWOOD ROOF SHEATHING 2 2 UNDERLAYMENT UNDERLAYMENT SELF-ADHERING WATERPROOFING MEMBRANE SELF-ADHERING WATERPROOFING MEMBRANE MIN. 5" WIDE, CONTINUOUS AT EAVE MIN. 8" WIDE, CONTINUOUS AT EAVE METAL CLEATS AT 12" O.G. / 2-LAYERS 56" WIDE SELF-ADHERING WATERPROOF MEMBRANE. FIRST LAYER TO EXTEND 12" OUT OF THE VALLEY IN ONE DIREGTION AND 24" IN THE OTHER. SECOND LAYER TO REPEAT PROCE55 TO THE OPPOSITE. RUN FULL LENGTH OF SHEET METAL SHEET METAL VALLEY. COVER WITH COMPLETE GUTTER GUTTER UNDERLAYMENT SYSTEM. VALLEY SCALE: 1-1/2" = 1'-0" NOTE: NOTE: CAST STONE MANUFACTURER �-' CAST STONE MANUFACTURER TO COORDINATE WITH GUTTER TO COORDINATE WITH GUTTER 1 1 1 FABRICATOR ANY REQUIREMENTS FABRICATOR ANY REQUIREMENTS FOR INSTALLATION THAT COULD cV FOR INSTALLATION THAT COULD EFFECT THE PERFORMANCE OF 6 \\ EFFECT THE PERFORMANCE OF \\ } THE GUTTER OR AESTHETIC OF r THE GUTTER OR AESTHETIC OF \ o ' WALL FRAMING THE EAVE DETAIL THE EAVE DETAIL F JZUz j STUCCO \ BLDG. PAPER ';\ \\ \ \ n zmma YWW h -wW LEAD COATED COPPER FLASHING \\\\\\\\\\\\\\\\L \\ m BUILDER MUST: \\\\\\ \ xaamx BUILDER MUST: \\ I6 OZ. (.019" MIN.) LEAD COATED COPPER VERIFY AND COORDINATE �= m VERIFY AND COORDINATE I' FLASHING - 4" MIN. LAP �� El ALL FRAMING WITH - •.`..:..\\ - ALL FRAMING WITH - "� \\ - d3Zz AT JOINTS. SOLDER ALL IT dJ m ip C� "40 JOINTS. PENETRATIONS - ARCHITECT hl - ARCHITECT °o��� OF FLASHING NOT 61 - CAST STONE MANUFACTURER \ W r - CAST STONE MANUFACTURER \ \ 7 mNw PERMITTED - c0 - rtl wN m TILE ROOFING - WINDOW/ DOOR INSTALLER / .._', m�FFzo - WINDOW/ DOOR INSTALLER o x- - STRUCTURAL ENGINEER - :d. - ao�am,,, UNDERLAYMENT ,..\ - STRUCTURAL ENGINEER PRIOR TO INSTALLATION OF \ `r \ d' t z n ROOF SHTG. m, PRIOR TO INSTALLATION OF rtl Ow3N}z LATH WORK , WEATHER BARRIOR 3 4" LATH WORK , WEATHER BARRIOR OR ANY FINISH MATERIALS .` 4' 2 I/8" 11/2" 3/4" OR ANY FINISH MATERIALS ,': •;\ 11 I/4" I I/2 r APPROVED SELF-ADHERING WATERPROOF tV zw- 1'-03/4" 'x- ` \ U1 z�o¢ox / MEMBRANE; WRAP 6" BEYOND STONE \ - a v)0= / p wx l STUCCO OVER LATH 1'-2 1/4" a C~<WV)N IX6 CONT. 11'11111 , \./�\N• BUILDING PAPER ' SHEATHING d aNLLona TYPICAL EAVE SCALE: 3" = 1'-0" TYPICAL EAVE 4 1/4" II 1/2" SCALE: 3" = 1'-0" z =11x SELF-ADHERING ROOFING MEMBRANE- i wzz=w� CONTINUE UPSLOPE FROM CRICKET 24" m<CZ, z �a AND UP FACE OF WALL n 'z 0':': azcrx� ROOF SHTG. i z=omZ� 7 3 *uu°ww QV00WO W pFZ Wp[j V = wwd CRICKET SCALE: 1-1/2" = 1'-0" r/y /s� C EXTERIOR STUCCO CERAMIC ROOF TILES CERAMIC ROOF TILES 1 / 12 2X WALL FRAMING I I I —7 STUCCO AND LATH OVER STUCCO AND LATH OVER GALVANIZED SHEET METAL fGALVANIZED SHEET METAL BUILDING PAPER -- // MANUFACTURED FLUE TERMINATION =-°-- � i MANUFACTURED FLUE TERMINATION —�- 2X BACKING WITH APPROVED SPARK ARRESTOR, WITH APPROVED SPARK ARRESTOR, PAINTED BLACK. VERIFY NECESSARY PAINTED BLACK. VERIFY NECESSARY - 5EE ARGHITEGT FOR TEMPLATE:OF 6RILL . COPPER Z-FLASHING CLEARANCES. SOLDER ALL SEAMS. ////j/ j �" CLEARANCES. SOLDER ALL SEAMS. TILE ROOF i �/ _� .............................................................................................. FLUE TERMINATION TO BE 2'-0" MIN. FLUE TERMINATION TO BE 2'-0" MIN. � - — ' ABOVE ANY POINT OF ROOF WITHIN // i / 4" 5" ::::::::� � iiiiiiii N 2X P.T.D.F. NAILER ABOVE ANY POINT OF ROOF WITHIN -..... ry . 10:_O. ........ ����i FLAT SHEET METAL GRILLE. � FLAT SHEET METAL GRILLE. SPACED CLOSELY ENOUGH TO SCREEN SPACED CLOSELY ENOUGH TO SCREEN Li L STONE GRILL b" ry \j O O CHIMNEY GAP - 50% OPEN CHIMNEY GAA - SO% OPEN i PERIMETER FLASHING: Alul, m PERIMETER FLASHING: j m v - - - j v r v 1 -T 9 3/4" —�3 I/j' 9 3/4"— -ry N PAN FLASHING ///i,/. r:::- - :-:::: -::-i::: '� r - - - - - - - - - - - - - - - - - - -i S60 CHIMNEY FRAMING WITH /!' - _ I��� CHIMNEY FRAMING WITH STONE SIL _`� ........... ............ ............ ............ ........... �< I'-5 I/2.. 5.. 1'-31/2" WATERPROOF MEMBRANE 5/4" EXT. PLYWOOD GAP j - ;; ;; 5/4" EXT. PLYWOOD GAP (y UNDERLAYMENT LAP / - .o .....1 .... .. ...... ...... ... .... .......I. 12" MIN. UP VERTICAL SELF-ADHERING SELF-ADHERIN6 ` FACE OF WALL RUBBERIZED ASPHALT 12" RUBBERIZED ASPHALT ' STUCCO� TYP. 3 1/2" 1 I/2" I 5 1/2" TYP. NOTE: SHEET METAL WATERPROOFING MEMBRANE I 2' 2 4" WATERPROOFING MEMBRANE 2' 1. PLYWOOD ROOF SHEATHING IIN. - - 311/4"3 I/4" MIN. FABRICATOR SHALL FIELD - - -�i- VE I Y SHROUD COMPLIANCE VERIFY DIMENSIONS PRIOR V IX4 SEE ROOF PLAN 11/2 I STUGCO� SEE ROOF PLAN WI H BUILDING INSPECTOR TO FABRICATION •!"� VERIFY SHROUD COMPLIANCE WITH BVILDIN6 INSPECTOR -� �— ROOF FRAMING STUCCO OVER LATH 1 STUGGO OVER LATH SEE ROOF PLAN (u r1 INSULATED STEEL FLUE - MAINTAIN NOTE: SHEET METAL I SEE ROOF PLAN INSULATED STEEL FLUE - MAINTAIN IFF' YI MANUFACTURER'S REQUIRED CLEARANCE I FABRICATOR SHALL FIELD MANUFACTURER'S REQUIRED CLEARANCE ELEVATION 1 VER FY ROOF TO WALL FLASHINGS SCALE: 3" = 1'-0" CHIMNEY OAP SECTION TOPABRIGADIMENSIONS NPRIOR ELEVATION SCALE: I" = 1'-0" CHIMNEY OAP SECTION SCALE: 1" = 1'-0" ® b r61 ® c� 18 13 8 4 CAU D R A W N ,AE C H E C K E D R.K. D A T E -7/15/2016 R E V I S 1 0 N S C A L E 1/4" = 1'-0" S H E E T N 0. g9 PA2015-224 Attachment No. PC 8 - Project Plans LEGEND BENCHMARK INFORMATION SURVEYOR'S NOTE m - BLOCK WALL BENCHMARK NO: N64-36-74 1.THE DISTINCTIVE BOUNDARY SHOWN HEREON WAS PLOTTED PER ON-SITE T� X-X-X- - CHAINLINK FENCE (CLF) DESCRIBED BY OCS 2002 - FOUND 3 C FIELD OBSERVATIONS, ALL BEARINGS AND DISTANCES ARE MEASURED, RCS ALUMINUM BENCHMARK DISK STAMPED �'/. �� ¢ "N64-36-74", SET IN THE NORTHWEST CORNER OFA 4 FT. BY 22 FT. CONCRETE CATCH UNLESS NOTED OTHERWISE. -0-0--0- - WOOD FENCE (WDF) BASIN. MONUMENT IS LOCATED IN THE T-INTERSECTION OF HELIOTROPE AVENUE AND �qL/p B PROPERTY CORNERS SHALL BE MONUMENTED BY A LICENSED LAND 9JL AC - ASPHALT PAVEMENT OCEAN BOULEVARD, 21 FT. SOUTHWEST OF THE CENTERLINE OF OCEAN BOULEVARD 2. p PJ AND 122 FT. NORTHWESTERLY OF THE CENTERLINE OF HELIOTROPE AVENUE. SURVEYOR BEFORE THE START OF GRADING. p F� BX - BOTTOM OF DRIVEWAY'X' L DI - DRAIN INLET MONUMENT IS SET LEVEL WITH THE SIDEWALK. 3. SURVEYOR TO SUBMIT A"RECORD OF SURVEY" TO THE COUNTY SURVEYOR. EP - EDGE OF PAVEMENT ELEVATION: 67.054 FEET (NAVD88), YEAR LEVELED 1994 EVIDENCE OF SUBMITTAL TO BE SUBMITTED TO THE BUILDING INSPECTOR AT F�� w EPB - ELECTRICAL PULL BOX OR PRIOR TO FOUNDATION INSPECTION. o EVT - ELECTRICAL VAULT PJB FL - FLOWLINE DO FF - FINISH FLOOR FFG - FINISH FLOOR GARAGE GO�� FS - FINISHED SURFACE GM - GAS METER ICV - IRRIGATION CONTROL VALVE �p NG - NATURAL GROUND SCO - SEWER CLEANOUT = 00 SMH - SEWER MANHOLE SS �iy TC - TOP OF CURB O <y N TD - TOP OF DECK SJ SITE o TF - TOP OF FENCE in TPB - TELEPHONE PULL BOX TR - TOP OF RAIL PJF TW - TOP OF WALL TX - TOP OFDRIVEWAY 'X' VICINITY MAP TVT - TELEPHONE VAULT NO SCALE WM - WATER METER ( ) - EXISTING ELEVATION ® - FOUND 1" IRON PIPE - MONUMENT BE SET T B A BM - TEMPORARY BENCH MARK SET ON SEWER MANHOLE (SMH) ELEVATION = 11.92 FEET GRAPHIC SCALE 4 Q ? 4 8 1OFFNIT ,6 ( IN FEET ) 1 INCH = 8 FT. o a o' U w O � � Z 26.37 `l`•` / / to O \\ 26.9 C (27.67)FS b I F1S8.44 4 17.164 - / / - - N d FS a - / / - N M Q - - - ` 26.38 - _ _ 4 17.58 FS o 1.13 // // - - - - - - - Q M FS _ ���_` - - \ ( ) FS v d 7 7` - / v / - - - 10.79 10.72 z � 0 / - - - - -FD. 1= L.P. � � ` �` \ � v I - - - - - - _ - a FL a FL �,�PJ� ® 0 � U c_ a / _ _ - ry 10.87 10.80 ff� LL .. J / = - -ILLEGIBLE, \ 21.76 TW D Q a Q Q l - - - - - - - - 1 1.46 E _ - �� <3 1 \ \ \ 17.03 FS a \ \ \\ \ \ \ \\\\\ r ( ) o a o o a o o a / ' �/ EP EP 10.86 EP J4 Q \ \ \ \ 18.94 TW Q o 0 o L - -n v P U Q L7 - ` - _\ � � � \ \ \ \\ \ \ \ \ \\ \ \(z'S\ \ \ 25.25 14.80FS 11.57 a AV 11.87 o Q li J \ \ 20 \ \ Q Q a EP t0 - - - O q Q F 12.00 AC PAVEMENT g0° \ \ \ \ \ \ \ \ \ \TF J \ \ \ \ \ a EP ( ) DU \ \ \ \ \�. 0 0 0 � EP .99 UDZ \ \ \ \ \ \ \ \ \ \ �S o �r a Q OJ \ \ \ \ \ \ \ \\ \ � 26,56 TW �� AC PAVEMENT N/^ N - - � /V26°48'py FS3.46 Q (13.09)FS p Q 11.67 W� Y �� 11.1Ep 10.93 m � J \ \\ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \\ \ . E 136. 1 13.52 12.94 a TVf 11.37 a 11.12 11.16 10.94 EP - - - - - - - - - X \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ X D FS <i 11.92 11.77 FL ( ) P Z W ' � � �r - ✓ / �� \ \ (3J\\\\ \ \\ \ \ \ \� \ \ \ \� \\ \ \ \ \ FS 17 o SM ) 11.07 F - 0 � d \ \ \ S\ \ \ \ \ \ \ \ ( 15 a OO o EP 11.61 (11.50 EP o 47 2Q ) WM / T B 11.64 EP P 19.25 TW 1 1z2 S 72. V / H ^ Q \ \ TF- - - - - - \ 11:96 - � _ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \\ \ \ \ � - - - - _ <�- � (�11.41 11.29 - \ \ \\ \\\ \ \ ` \ \ \ \ \ \ \ \ \ \\ - FL 12.04 1 1.95 E 11.84 / 1 1.50 F� L 19.28 TW FL (1 1.3( 5 /� / C7 L� - - \ \ \ \ -i / / EP FD. TAG EVi FL a -, � Z .. �\ \ \ / / EP O W O . SCOL (11.76)• LS.4653" 0 1J 64 0 °3 '18 E� ,' ///// 22.35 T �i Z ( ` '6 N10 r / 11.27 - > Z 131 . 19.52 ] 0 7 S _ - - -(t 9}- - - - -'" _ 22.23 TR FFG ( � /4`• /� - i � ADO : E \1,ZrZ ��TL / FFG /// n DRLV,WAY , , // ` 19.89 TW - -BUILDING 19.45 TD /� I a / INTERIOR /// ///�������/ /���������� / 11.87 FS - OVER_HANG- -GANCRETE - ( ) , (19.83) , /�//� ✓ \\�\ ! \ \ \ \\ \\\\\\ NG ' %j DECK LINE \ 1 ) % ��� 1 _ )(20) IN FOOTING \ ( (22.35)TR w �.. I ( 2.48 / - \ PALM' INTERIOR FFG / _ - - _ (1 19.31 TD ,, O DECK LINE \ % (20.10) COLUMN - WOOD ' a INTERIOR �\ � � / NG - - - (27)� %_- _ - ` \ 1 ' DECK LINE / - T 1 \ 22.65 TW STAIRS WOOD // // - - 2 IA\ 19.25 TD i \ \ \XFS- \ \ \ \ \ \ \ \ i \ \ 22}- - l - c . \ \� ( BUILDING STAIRS I / 68.98 //// -(22.33) 12� L/ �l i - � \ \ \ i O \ \\ \ \ \ (S \ \ \ \ \ \ \ \ \ \ \ \\\ \ -,JL.4.1 \ / INTERIOR RIDGE / // - l G - ` /<251 /$,, \\� \\ OVERHANG = Q U FS \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ O \ � \\ \ N 56.67 TW \ \ 0) \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ o ', ' ' DECK LINE ` N o0 w 53.54)FS \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ 30 '' //// 9�/ 01 ./ / \ \ \ N w z D 94 \ �\ iL� R \ \ / INTERIOR \\\\\ 25.27 a C-4 cn o v 0 25:77.TW Q \ \ ///i DECK LINE //// N (_ �� / . INTERIOR // 31� `� ��\ ✓ ~ ¢ \ \ \ \ \ \ \ \ \ \ \ \ \ / S1 /DECK LINE �. \ \ \ \ \ \ \ \ \ \ \ \ _ \ / -INTER \ \ \ \ (SS \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ , 23:96. FS \ 24•g\ /// INTERIOR //// h1- \ ( 91 , ( 9 /// 28.15 \� DECK\LIIyE \ \ \ �) rS // DECK LINE EXISTING HOUSE )\ \ \\ \ / EXISTING HOUSE � � \ / \ \ \ \• \ \ � '63 \ 26.1.9 \ \ \ \ 36 PXRLM\ \ )� 4 N \ \\ o� o -_ j LOC�G� 33 30.02 /�// O F �/° � 72.96 /// \ v- _ _ // N.M.a / - h. - G o G p D MIR _ _ _ _ _ _TW _- F / 9S CHIMNEY ���D�Q DIEL lMVI Q�i / ? 38.26 _ }n nn c� 1 // S TOP /� \ / -� -/ IJVU.IJVIJ. VCR (3 \\ � - - - - - - - - - - 1W- /// 43.68 (68.95) 4 \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ 9) 8 - - _ \ i _C0 - �� '617) \( )� \ � `� - - -- - - - - - ////// TW RIDGE // O 61 (4 \ _ - - - - - - - moi i // i 3hQ brNv' LO 3 �0�\ \ - - - - -- - ` / ' ' / (38.45 ////// // TM7.37(58.15) % � y� ^� / Q \ \ \ \ \ / / FS \ \ \ \ \ \ 36• PALM�r { - _ )� - REE` � - - - - - - - - - 51.99 ', ;j �y� CV '-01- ` 46J \ ^ - _ 7 O to / 48:57 `ry..y 47.81 \ j/% i/%% % 49 9' a /h ac > Q I� 4� 65.39 o FS \\ \ \\ \ \\ \ \ \ \\\ \\\ (48)\\ \ - - - o fl �.®O� D_- - ' �' - - - - ICV �4 S �� \ u " S u ` G w U O �� FS 68.37 TW \ \ \ \ \ \ \ - \ - - _ 8" kr 49.77 49.15 _I 65.72 FS \ \ \ \ \ \ \ \ \ - - S (S \ \ - - - - - - - - - - - - - - ' 8y PwL . (51.34) \ o " U a ( ) \ \ \ '( 7) 0)� - o I�� FS 16 52'53 E 16.21 NG - - - - - - - - - - - - - - (65.00)' CONCRETE WALK \ \\ \ \ \ \ - - _- = '(S 3 (S2� \ \ \ _ - - - - - - - ' - - - - - ~ UNITS" � � '� 50.90 TW O 7FS 17 65.67 \ \\\ \\\ \ - ) \ - - 601/ � , - - - ' ' . - - - - - - -BRI6GE � � I - - - - - ',- (50.01)FSo e / C / a Q FS \ \\\\� (SS)`(Sg o ' - - - - - - - -EDGE��' (�1)) -/- 8 PA` /// Q m C CV -PER �� i i ' I 52 LO / 65.33 0 \\ \' \ \ � \ - (S� ),� \ \ - - - o _ o �� - - - - - - - - - - ' I 53 - 54.23 a 56.87 / J (SS I_ - -( ) I WOOD- - / O FS \ \ \� - - - - - `)� \ - - - - Q�s� ��Q�Q ����' - - - - - -2-DIA-- - I I_ - -(54)- I- STAIRS- 52.70 - - - 54.27 -\ '` ` ,� TF .72 FS % Q w / (65.71) - - - - \\ \ \ - - _ _ �-(59),(S8) , \ - - - - - - 0���° Do - - - -' - - - - COLI IMN- 'I j - 2' DIA FS 8 P w C) // \ \ \ ` - - (67), )� \ . \ - - - �_° ° Q��� d�_ - - - - - - i ) BRIDGE _ _ `( �S, ' 0 - _ - - - - - - - - - - - - - -I- -/ EDGE - - - - S6) Q Q 6� _ _ - - - _-_- _ _ _ _ _ - - _ - - - - _ _ _ _ - - � F 0 r 0 64.1.2 - - - 1>2 TR d- �, a DRINKING OO \ � � _(6S)�6\)\ \ � \ � - _= � �� � � � �`= ,- - - i� � � - - - - - - - -64.-1�3 - - - - -- - � _ - -==- -BEE = 59)_ , } CV - - FOUNTAIN \ \(G �� \ - - - _� � - - - - - - - (60)� O 00 6) �` - - - _ ti U 6584 O h� - _ - - - - - - - - - - - - - - - - - - - 5 - - - -(61)_ , M - CLF (66.05) - - - 67.34 TW - - - - - - - (64_36)NG - - X - X_ _(62)- - 65.92 F - - - - - - = - - -__= ' (64.68)NG 8fi:96.TW_ - - - - 67.22 �� 67.55 TW FS - - - - ya Ji,nH' �I (63.08)NG TF y, ,� (62.56)NG (66.96 NG 12 ,PALM=� ( 66 7�5 66.87 �o . 65.36 0. a ` NG G 14 %CPL NG (66.27) 65.38 C-ex � � 0 66.74, N20°Q5'00"E � � ��� TC-B a FS CONCRETE:WALK 17.L67.36 ° U4�!` NG 4/15/2016 a . FS 196.89 70.65 ' . - LANO 0 65:92 4 TW a 67'53 - - - - - - - - - - - - g\O OMi LA S PAUL D. CRAFT, P.L.S. 8516 DATE 66.13 65.9 TC�TX 65.99 TC a 66.65 TC / 4 70.61 67.60 GM 69.59 T N (69.53)TW °v �Gpm LICENSE RENEWAL DATE 12/31/16 FS TC^T 65.42 FS CURB a TW FS (67.62)FS O 4 Xv o' . Q ( )o Q o Q (65.91)F�S. Q a 67.24 TC 4 . . 4 fr a T NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE J a o a (66.57)FS _ 67.47 TC . a No. 8516 A STATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY A ®�Eq�/ ���� o CURB (67.014FS Q 67.75 T Exp. 12131116 LICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THE v 4 ���� a w 4 R® o (67.235 �rqT ��`P PREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYING w O Q Q a n Q Q Q_ a a F OF CAOF DOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION N a - a Q REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE n a o 0 0 o 17 a 4 CERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE, SHEET NO. o ' o EITHER EXPRESSED OR IMPLIED. 7 OF 1 9� PA2015- 24 A B C D E F G H I J Attachm nt No. PC 8 - Project Plans PLANS PREPARED BY: I I I PRELIMINARY CONSTRUCTION NOTES 10-INSTALL 24"X24" CATCHBASIN ,BROOKS PRODUCT C81818 SERIES W/ PARKWAY GRATE. TOAL �2INSTALL 18" GRATE PER O.C.P.W STA. 1305, MODIFIED PER DETAIL ON SHEET C-02.. ENGINEERING, INC. INSTALL 12" FLAT DRAIN NDS TYPE 1210. /1fj O / / I INSTALL 12"X12" CATCHBASIN BROOKS PRODUCT CB1212 SERIES W/ PARKWAY GRATE. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - y� INSTALL MICRO CHANNEL DRAIN. INSTALL 6" ATRIUM DRAIN NDS TYPE 90 W/ RISER & ADAPTOR OR EQUAL. CIVIL ENGINEERING LAND SURVEYING 1 7o-INSTALL 6" DECK DRAIN NDS TYPE 40 W/ RISER & ADAPTOR OR EQUAL. STORMWATER QUALITY ' 8�INSTALL 12" ATRIUM DRAIN NDS TYPE 1280 W/ RISER & ADAPTOR OR EQUAL. 189 Avenida Navarro San Clemente, C8 5 8 6 27 / o-INSTALL CHANNEL DRAIN. 9 4 9 . 4 9 2 p / www.toalengineering.com INSTALL BIO-RETENTION. i p v p p �l�cg9 / 11 OUTLET PIPE INTO BOTTOMLESS TRENCH DRAIN. ri�og // 12 CORE 6" PIPE THRU WALL. QROFESSi D ° p / 13 INSTALL 12" WIDE CHANNEL DRAIN WITH OPEN BOTTOM GRAVEL PER DETAIL ON SHEET C-02. ti���oeaEB R/as p h No. 57587 A ., ,\ °. ADDITIONAL NOTES 6�, . p Sj '. . CIVIL �P �. 'p 0 6 16 pp CA\'\E / 1. ALL ROOFS SHALL BE GUTTERED AND DOWNSPOUTS SHALL CONNECT TO THE STORM DRAIN SYSTEM. 9TF � p° p° I> 2. WHERE EXTERIOR INTERIOR UTILITY TRENCHES ARE PROPOSED IN A DIRECTION THAT PARALLELS ANY �' " p1/8"= / BUILDING FOOTING THE BOTTOM OF THESE TRENCHES SHALL NOT EXTEND BELOW A 1:1 PLANE 2 D-- v D p SCALE: 1'-0" /pDp PROJECTED DOWNWARD FROM THE BOTTOM EDGE OF FOOTING. WHERE THIS OCCURS, ADJACENT / FOOTING SHALL BE DEEPENED OR UTILITY CONSTRUCTED & BACKFILLED PRIOR TO CONSTRUCTION. ° p p p C19 D. D p p 5 / CALEB RIOS p p p o p p r0y r0L / 3. FOR FOOTING AND FOUNDATION DESIGN SEE STRUCTURAL PLANS. R.C.E. 57587 Og> p �Z66g g4 Wig . // DATE: Shy 66 6 p X9rc0g� D Z6 // PREPARED FOR: D , CITY OF NEWPORT BEACH NOTES CRAIGE & RAQUEL A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE DAWSON .ppm BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS 2741 OCEAN BLVD., p ° p jh1 p p r;'o p gl s� / DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE CORONA DEL MAR, CA 92625 TE✓ D D D p5�'g g91 ° D p p D p`O leo g p p ° /i/ AMAGED, NEW CONCRE WILL SITE IBE DREQUIRED AND 100% PAID SIDEWALK, OWNER.ANSAID UDETERMNATIQN ATTER, AND ND THE EXTENT STREET EOF NT TEL: (949) 72o-ss7� p p0 THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. -� 0l0' '1�6 D D gg g R/W / / \ p ON S,° Ogl _ p 5, ��dM �/D A CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD PRIVATE o p 01 S3 g - \ \ o �\L Lg g p /p IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. P7 D _ ° Lg / / �% p / � I D / p _;6W / p p 0� p ° / / r \�o �� \ oS'� c,9 / AN APPROVED CITY OF NEWPORT BEACH ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK I> ' 6� / ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY. a ° � � p ' � D _S:B:�.. -- - - �_ � ` ZL 9 D GEA - \\ - - - - - - - \ \ � LS g p / 4 SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS _ _ - ,/ p ' p p °. O sj°>jk`SOA��N �- / ,/\ \ , - � �• r _ - , - _ \ \ \ \ \ // BEFORE STARTING GRADING. a - o �SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF THE COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING INSPECTOR PRIOR ° p p /�0OplLg g SO�GS � � � -\ - - - - ° �/ �Y / '90 D p0 - - : z r:':.' : ':�%r:_:_;r' ;:: " _ - - \ \ TO FOUNDATION INSPECTION. 'm n • . �x - \s0�CL p p p �lslOp/ �sL: \, .: '� �. -moo _ 9• ? 54:90.:. - \ 0 n� 4 . .:: Wim:_ : s )'S:;:ol=; % i}: ... _ "\_ . -P.L._ \\ \ \ \ \ \ \ \\ \\ \ -� _ \ \ S� 6 ALL WORK RELATED TO DOMESTIC WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED / X.7 5 ..... .:,._.<. . / PROP. $LOPED\ \ \\ \ \ \ \ \ ' �BY A C-34 LICENSED PIPELINE CONTRACTOR OR A LICENSED GENERAL ENGINEERING p •O. n / - .`:.`i; :. : -h�- r ...;.-:. ,'i:;:i.::..:../_/.._...:._:..:._:..:._:.:._:- _ -'WALLS\ ` \\ \ \ \. \\ \ \ \ \ \ \ - - -- - - Lg �Q � N/ �:.",/ � f - �:.,:..,-:. ,/.=� . :r:_'._-.__ ._..:.: _::., �_::FSSOc: ';.::.:=,: - - � \ \ \ � \ \\ \ \ � CONTRACTOR. 005 � ✓'. .'; � � .,. ..� ... . : : . . _ - - -- - _ -- I, cN / t`\/ \ : < �: :- .• . . - - '`'' !. :=-:�: :�:'l::'': '�: :�: '�: '�: '�: '� - - - \ `. - - - - - - g ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A . . D rJ B./ J > i/ 19 ... . .. _..,. _.'y. ..� / .•.. .. . .. S .. //.''.�� . ._....:..:L.:,i. r<:i. i.::(_:._.::._i.:.,i':._i.::':'1T:.�.... ... ;,,., -.\ i : '�.� '- �\ J \ \ \ \. \ \. \. �. p. ' OO, ,<••S " ,��ti\ 'y� •�' \ ,,i: OS ;�C `S//�% o - =::-,R'•-"-:.::-:- •'(�:':` :i ` -" \ \ � \ \ \ � \ � \ '` - -- -- - - - - - - - C-42 LICENSED SANITATION SEWER CONTRACTOR OR A LICENSED GENERAL ENGINEERING CONTRACTOR. p XOT 1 9 if\ I \ n g .. \ - - S 0 \ - _ g 4,8',00 TW� \. \ \ -.. it -- - _ _- - _ NOTE TO CONTRACTOR. L .67.5 �3 '. F y b Gi .� �i' �'. _r •'^ .� _ ��.:z' � - - � 4[:- ,_, _ �r� �. `, _ - _ _ _ _ - lz n� i..� / , - .... � � _:. ..:_: . : ..:.... 44,92-\ - _ _ _ -- _ 6S S� 6 FG, _ - _ _ _ - 4 1 / - r ` �' ��j / / _ / - _ _I �r ;3;;:=:'s::: r:. :` _ --\ \\ \\ \ - _` - - - / / / / / / / / / / / eg CIVIL ENGINEER OF RECORD APPROVAL REQUIRED PRIOR TO 0 v '9g r \ b'Q" � BACKFILL OF ALL DRAIN PIPES, CONTACT CIVIL ENGINEER TO 68.00 :r-:r r: .`:;::. .. ; ;T;\': .:; \\..:,_:.. 44.92-TW 1V0� / F.F. 31,.00 5:a.6arT A,tI; ; ti:c;: _ \\ \ \ \\ - - _ _ - - _ -_ -_ - - - _ - - - // ,/ // FIELD VERIFY LOCATION, SIZE, AND DEPTH OF DRAIN SYSTEM. _ - 41:0 \ \ \ \ \ \ - _ - - - - - - - - - `` - - // // // // / / / 0 TW \ _ It ON L r s :. . s '- TP 'TW - -41-60-37:50 PROP. CAISSON SORING -- rj I - FG- / EASEMENT NOTES S F-F.-13:00ELEY:PER STRUCTURAL PLANS . ,�. . �I- = F.F'. ABOVE =55:00 \9Y L� /' / / / // / / / - o- - - - - '_ .r:4:•.d �7:: II - o�. ( / Z � � / _.o C)-' n-,- � �� PER A PRELIMINARY TITLE REPORT PREPARED BY TICOR TITLE, ORDER N0. 00366839-997-BOC DATED NOVEMBER 18 2015 THERE ARE NO EASEMENTS SLOPE TOP OF WALL 24"W/a~ - _ _ WITH GRADE / / / / / / / / / :: ::.,•: . :.:.....:..:..:. I - 3. _ ti _ - - - - - / -Q .no O ,n- D, f nn-..�... _.: .: . _:w::rr '• :� .:;.,._....:. \ \ ` 'V-'DICH 'PER-DETAIL - - - - _ - _ _ - / / / AFFECTING THE SUBJECT PROPERTY. 54.50 TG !, ,: - �' ���'/ '� $/ / / // / / // / /'�OLr�OLIVQ/1) A fULIQ_ e: :Z'I;._ - � - � \ .�: '4 v 7 L -;.:.(.: o /1 / / / - ,c / - :`' (' .,'.-� . . ':.::::. ;- : _,PROP>INLET\ _ ON-SHT.0 02 _ - - / / / / 48.50 INV ' / / I / / / //,/ / / / � _ - -N innnn d ' _ - - :::, 'l'`> :'.- car \ - _ - - _ - _ - / / / / z _. / s'. " o IJVIJ o Z' �� ' TO BE_CONNECTED \ - - _ _ - - - - - - - y - � _::: . _:•. . . (....,.:.:.>.. :i.' _ SEWER SYS. (3 _� _ - - / / / 55.50 B' :�'� ivy M �V� I Li / � ` c, ; � / J � _ � TO G� �. J _ -1 _ - - - _ _ _ - _ _ _ _ _ - _ _ / / / o Tw :' \ c - -r- � \ 1 _ - - _ _ _ ' PRELIMINARY EARTHWORK QUANTITIES I e:' SAO 5 -------- -C r_ =hSOVE::�r _ ?6 �6\ , 00 -,. 1y. � � 100 '00_ _ _ _ _ '�$F)� � / // // / u_ 5 G S�. 6� S �c,: ,FS.`�' R ti �. �7g). 0 Q` _ - o „- - P.L. 55.50�!�52)g � oo - - - - LL - -° ti8� �' � ,� �hpi'INN� - - - ft1 f I Cr - - - = - I I I I i - `` F ' - ti ` _ _ N40100.00. E _ - _ 84:98� - - - -'�- - - - - - - - - - - - - - - - AMOUNT AMOUNT - �TWyI _. D5 g'0 / - - - - - - -G:FF=f2.5U _ _ _ _ _ _ _ lL L P.L� ,f Myo%J. // //////// F.-12:50�//�/ i/ :;;;i ii; : /:.7; L -_ _ - - - 1 - - - _ EXCAVATION (CUT) 1830 CY II / M 5 Z Z .. .. .�... .. . ... �:. '::.; - - - _.- _ - `SOS / � 01 � _ - >:: _ _ ), � 2 790 CY 8 :,_: „-;,,<._ 1. 'R / 9 EMBANKMENT FILL 0 7 v 4 9 0 \ \ 0 W S g •8 - -, L� L I 8 g ...:....:....: {.:: : ::: III;... - - - - -3�9 a g LZI. OVEREXCAVATION/RECOMPACTION N/A N/A w LP©R. OF EXIST. y s / ;a :.:... !,O .:.yo F.F� /' -, - -8 - - _ \ \ \ - - - - - - - - fi- s�l� .�Zl -� F.F.=31 .00 - i < . :'.` ;� a 1-- ,L ~ - - - _ \ - - - - - _ - - yILS EXPORT 1040 CY WALL TO REMAIN I 13.5QaE� / - 0= ��� -C2 - _ _ - ' ` V � .p .p 'J \ 1 'I ...`i:.:� '•:.t; � - ?� RO`L=�- 0 c�1-��"uN- - _ � � \ �SZ __ "'�'-.:_- - - / TOTAL 1830 CY 1830 CY GARAGE � \'\�`_ yN� '\' -'e'r.�-::. '::;��:00 �" ` \,\1,00 \- �'� ��• ` '. \ `p _' _ LS I � pCID p ILS �01N\ 36 1 g91 SN 0\�� r \� �� „E 1 0 � p M s EXIST. SLOPE / - h6 // F.F.=12.5 P 'ag s�� �s s jF ::r'' 2648'0 ° TO REMAIN / I _I / ' G.F.F.=12.25 _ 3 Ff`=,1,225 //�y n •oI !:: ,: .f., :' . . ; ./a. li/ �'�j•4 /2.-�`"' 'p0 O' Og4 pc S' p - ' SLOPE ANCHOR 'q o ro I , S:i/ �. i / 1 1 PER DETAIL ON A c, "'/. :',`. .:' !� ' ru I „. ,`r r-r r�r- r�r- rte: ,: {E P.Lr.G o i �7 S . . n - - S �•/ .': . w..::: :, /::rN,� :�.. :.;a: 7. T ! o., =' " /o'LG �O ° o_ a SHEET C-02 N! - a _� \ o <':.,!.i/;, ;: ../,!:' x,./r'.' 1`�. . 1..: ._ _ - T 9 ' ,-s F p V D 3a fl' JY ..CA' .:"'..'. :F t; _ ? 3. - Z K�'✓.' .:'./'d./ ".G. ../ '.'l %Y; '.! "c:r :.' i 9 \ D o O p t._... ._...�._:.._.. _._..�....�..:.e. .. •y,' .r:�.�-rj•�- � 1 S 1 3 ) l O i . \. ..r. f. /: 12. Wit`•" `:'z ,../.,: d - I ,c, 6 .:...�;\:,..,,:.,. .. , �::a'.. .gv...:. :.:. :.:....: . /,.... :,.. ,.,. .✓.25480,. . . �-.... ... - _ D LEGEND _ 28)l -- - 'I I _ _ 't'::-:�:�;.r-::`:-.� .:.:::.,:_;:`:'.;.=;:.,._:- �.L.:. - <. !"v.:::,;•�`:;:,.:).:. � •1., fl � � 100 EXISTING CONTOUR 28.50fTW i r p - _ l 5 pv ° -100PROPOSED CONTOUR - 7 24a-\'' �'1: } :n '- ' � � i APPROX. LOCATION p - I 100.00 SPOT ELEVATION \X'� L _.:-233` _ ;'.:�:✓., ,i:�.-_:_:� ` •Z7�� ':NJ ,:;�a `P�1'`,\"�,� � �, �L \\ (3� EXIST.' 6° WATER ' ,� - I .' Sp "32 �i� d L. MAIN UNKNOWN I 0 N 22 �.' ;f�;�'.:: Q:.S '•.` :: \ .\FG � i� ,;.7��24:80; ..`.'� � 7 ! � ' PROPOSED CONCRETE PAVING lei s( pN 1 2 S ' 1Toei d -1 yam : �� FM -- PROP. FORCE MAIN J •n��i.' .j\ O. 20- x"%r r� r ` . ` ,,.: :�:0 ?. ::.'.... l F`� �'� �,V �S '\V' " 19 -4"== - PROPOSED STORM DRAIN Q 9 --SUB-- PROP. SUBDRAIN cz z /PROP. SLOPED �, Ojj' z / '\O ! '� v I I CE WALL ,Cy�S \ t ���'ts?�s ��% Q ;I; I PROPOSED BEARING/RETAINING WALL N O EXISTING SCREEN WALL V 000 �_ PROPOSED SCREEN WALL k�5 N /r / ,/ ,SOT PROPOSED RETAINING WALL U / � LLJ �/ IS�G �� i oo s \ °/ I I z z r T ti01\ /�` / /�2T0�0 ° dS \\ / d La \ ' Z I I PAD PROPOSED PAD ELEVATION 0 Q J g, / / / l`g<�jyOo 'qG� dd 0d / I T/SLAB PROPOSED TOP OF SLAB N Q /18.00 TW \ ��.;•O T 9r / I I W W D / a FS PROPOSED FINISHED SURFACE Ld Q s s ; % / 'IE q - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 0 3 FG FINISHED UN p p // I � I PROPOSED SED GRO D Z � O zO of I A '- �� // i F.F. PROPOSED FINISHED FLOOR 3 U oO INV INVERT OF PIPE p U p > a TG TOP OF GRATE LLJ z J m � P.L. PROPERTY LINE Z TW TOP OF WALL _JUp g p I TF TOP OF FOOTING m BW BOTTOM OF WALL r n � o W.F. WATER FEATURE 04 T.P. TOP OF PILASTER x 8 P.A. PLANTER AREA DATE: H. SCALE: 3/28/2017 N/A z F.P. FIRE PIT SURVEY DATE: V. SCALE: - GRADING LIMITS 2/22/15 1"=8' am DRN.: K.B.IA.A, DWG. NO. In T.G.B. TOP OF GRADE BEAM a CHD.: C.R. C_01 _O1 m L.P. LOW POINT APPD.: C.R. o N JOB N0. SHEET OF � 15637 1 3 M A B C D E F G H 1 J 91 PA2015- 24 A B C D E F G H I J Attachm nt No. PC 8 - Project Plans PLANS PREPARED BY: OCEAN BOULEVARD 70R/W 70 10 TOAL BLOCK 33 CORONA DEL MAR R.Y.S.B 1 _ ENGINEERING, INC. 48" PROP. 18" GRATE PER 65 M .M . 3 / 44 - - �____ _____-_-_ 65 O PROP. 24" O.C.P.W. STD. 1305, MOD. I // 1 W/ CONIC AS SHOWN. ENGINEERING 60--I CIVIL V-DICH ; n=9, 4=40°, (SEE DETAIL gp I LAND SURVEYING "B" FOR TOP "PLATE") STORMWATER QUALITY �1 ) 5555 139 Avenida Navarro 04 San Clemente, CA 92672 9 4 9 . 4 9 2 . 8 5 8 6 _ __ ___ _ __ EX. GRADE www.toalengineering.com 50 I -� 50 45 / - 45 PROFESS/ / PERMANENT SHORING No. 57587 A 1/2° STD. PIPE OR 1" STD. PIPE OR 40 u - / CAISSONS-PER-STRUCTURAL 40 / MILD STEEL BAR MILD STEEL BAR I I P R 0 P 0 S•E D BLDG . PLANS. sT CIVIL P BELOW CAGE WELDED TO TOP I I // 9TF CIF cAtEo�� RETAINER RING PLATE (TYP. OF 9) 35 I I / 35 O 2 1/2" X 2" STEEL =--i==-M n,// 3/4" HOLES AS SHOWN. I II II RING TO MATCH R/W R/W CENTER OF HOLE TO BE 1 " CAGE RETAINER 30W-AY L-A-N-E t-t - 30 CALEB RIOS FROM O.D. OF RING. (TYP. RING � 20' V 10, I, I I II OF 3) DETAIL B R.C.E. 57587 TOP "PLATE" 11 TOP VIEW I I F.Y.S.B - 1 I I II 25 — I_ l -- --- 25 DATE: NOT TO SCALE i I rP R O P O S E D G A R'A G E PREPARED FOR: DETAIL 2Q —I I I I I I 20 CRAIGE DAWSON& RAQUEL 2 PROP. INLET AND V-DICHi i I I 2741 OCEAN BLVD., NOT TO SCALE I I 10 CORONA DEL MAR, CA 92625 15 —I 13 —I 1R 15 TEL: (949) 720-6677 10 —� -- -- I I ------�i 10 w a APPROX. 5 AP-P-ROX: LOCATION OF 5 3 LOCATION OF EXIST. 6" WM a EXIST. 6 SEWER tA SECTION \Z-2 SCALE: 1/8" = 1'-0" a 0 O �h� BLOCK 33 TRENCHLOT 30 I CORONA DEL MAR } 8 WIDTH 8" 55 I- 1 1 M-M . 3/4 4 55 m EXIST. WALL 1 4' STORM DRAIN - - - TO REMAIN S.Y.S. L�=--eeeeeeeeeeeee°e°e°e°e°e°ee �ee SIZE PER PLAN I 3" CLR 50 ��-I --' ' ' I 50 I I I I TYP O 3" CLR I I 1 - 45 -- -L I I I 45 3" CLR - #4 BARS TYP 11 1 i I I ----------------------'-----I------I (TYP) 40 40 I I-I- --aee°a°e°a-e°e eeee-I� 40 PROPOSED BLDG . I I 4 ��i\\ GRADE OVER PIPE 35 35 IZ 0 - I i I a to I I } e P I I `IFF 30 I � I - I I I POOL AND SHELF 30 12" 25 0 I - - I I 25 STORM DRAIN ------------°Dee°e Ise�eeeeeeeedeee°eee°eee°eee°a-=: ----------- EX. GRADE II -- SIZE PER PLAN 20 P 12 © P 0 S E D—GAR-AGE I I I'0 20 II II ID NOTES: - I I I I I D- - ®e -_----_-_- V, 1. PIPE ANCHORS SHALL BE CONSTRUCTED AT 7' VERTICAL INTERVAL ON ALL go I I _ 5h I I I I z SLOPES OF 5:1 OR STEEPER. 15 `��F� I I .`1 15 2. ALL REINFORCING STEEL SHALL BE #4 BARS. c r -------------------- - - - - - - - - -���� I o 3. CONCRETE SHALL BE CLASS 500-C-2500 CONCRETE. I �i �� �dr IIk�II�IdIIIE�III - I I o N 10TITTf _ ---- �T�1 1 10 DETAIL - 5 CONCRETE SLOPE ANCHORS ' NOT TO SCALE 5 5 W e SECTION C-2 SCALE: 1/8" = V-0" R/W 12" PRIVATE- I EX. ALLEY PRELIMINARY CONSTRUCTION NOTES TO REMAIN 24" A FINISH- INSTALL 18" GRATE PER O.C.P.W STA. 1305, MODIFIED PER DETAIL HEREON. T.W. ELEV. GRADE z_ o • PER PLAN \/�� 13 INSTALL 12" WIDE CHANNEL DRAIN WITH OPEN BOTTOM GRAVEL PER DETAIL HEREON. 0 0 0 0 0 0 0 0 \ \\ C /\ �\\/00 // 6 p F B RETAINING 24" WIDE TRENCH j\/\\v O12" WIDE TRAFFIC RATED FRAME AND GRATE WITH 3/8" SLOT OPENINGS, �\/ \ \\ 3" THICK 2,500 PSI CONC. NDS TYPE 847 OR EQUIVALENT (PH. 800-726-1994). V-DITCH REINF. W/ 6" X 6" © FORM AND POUR PERIMETER CONCRETE CURB 10" DEEP BY 6" WIDE. NOTE: W1.4 X W1.4 W.W.M. © INSTALL #4 REBAR TOP AND BOTTOM (TYPICAL). PROVIDE CONTRACTION JOINTS AT 30' MAX. O INSTALL CRUSHED ROCK 3/4" TO 1" DIA. EO INSTALL MIRAFI FABRIC TYPE 140 N OR EQUIVALENT AROUND GRAVEL. DETAIL Z CONC. V-DITCH o FO FILL REST OF TRENCH WITH CRUSHED ROCK TO 4" FROM TOP OF TRENCH. NOT TO SCALE J 10- J 13 DETAIL Q 0 BOTTOMLESS TRENCH DRAIN Lu NOT TO SCALE Z LLJ Q Lu 0J 7Ld W g 0 Lu 0 J Q Z O Z r 0 Q a0 o N Z O Q U) Of E o Z 0 0 LI O i = Vi m U ic LLJ o 0 V) m 3 o � o N � x x 0 8 DATE: H. SCALE: LO 3/28/2017 N/A z SURVEY DATE: V. SCALE: 2/22/15 N/A m DRN.: A.A. DWG. NO. m GHD.: C.R. a C-O2 00 r APPD.: C.R. o N JOB NO. SHEET OF Co 15637 2 3 M A B C D E F G H J 92 PA2015- 24 A I B C D E F G H I I J Attachm nt No. PC 8 - Project Plans YEAR-ROUND BMP REQUIREMENTS PLANS PREPARED BY: EROSION CONTROL BMPs TO/�L 1. WHERE APPROPRIATE, SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED AT THE SITE PERIMETER, AT ALL OPERATIONAL STORM DRAIN SCHEDULE PREPARED BY CONTRACTOR SHALL BE ON-SITE DURING INLETS, AND AT ALL NON-ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTION FROM STORMS. EC-1 SCHEDULING CONSTRUCTION. ENGINEERING, INC. 2. WIND EROSION BMPs (DUST CONTROL) SHALL BE IMPLEMENTED AND MAINTAINED. TEMPORARY SEDIMENT CONTROL p O 3. BMPs TO CONTROL OFF-SITE SEDIMENT TRACKING SHALL BE IMPLEMENTED AND MAINTAINED. SE-5 FIBER ROLLS PLACE AS SHOWN ON PLAN. 1 4. APPROPRIATE WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION SE-7 STREET SWEEPING AND STREET SHALL BE SWEPT AND SEDIMENT COLLECTED AND PROPERLY VACUUMING DISPOSED OF, ON OR OFF-SITE, ON A DAILY BASIS. OF STORM WATER BY WASTES AND CONSTRUCTION MATERIALS. CIVIL ENGINEERING ONCE INLET RISERS ARE CONSTRUCTED, SURROUND RISERS WITH STORM DRIAN INLET LAND SURVEYING 5. APPROPRIATE NON-STORM WATER BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER FROM SE-10 PROTECTION GRAVEL BAGS OR CAP THE RISER TO REDUCE SEDIMENT INTRODUCTION STORMWATER QUALITY CONSTRUCTION ACTIVITIES. TO THE AREA DRAIN SYSTEM. WIND EROSION CONTROL San Avenida Navarro 6. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BE INSTALLED AND ESTABLISHED AS San Clemente, . 8 5 8 6 WATER OR COVER MATERIAL SHALL BE USED TO ALLEVIATE DUST 9 a . a 9 2 . s s s s SOON AS PRACTICAL FOR ALL COMPLETED SLOPES OR SLOPES IN NON-ACTIVE AREAS. THESE BMPs MUST BE MAINTAINED THROUGHOUT WE-1 WIND EROSION CONTROL www.toalengineering.com THE YEAR. IF A SELECTED BMP FAILS, IT MUST BE REPAIRED AND IMPROVED, OR REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON I I NUISANCE FROM ANY DISTURBED AREAS DURING CONSTRUCTION. AS IT IS SAFE TO DO SO. THE FAILURE OF A BMP MAY INDICATE THAT THE BMP, AS INSTALLED, WAS NOT ADEQUATE FOR THE TRACKING CONTROL CIRCUMSTANCES IN WHICH IT WAS USED. REPAIRS OR REPLACEMENTS MUST RESULT IN A MORE ROBUST BMP, OR ADDITIONAL BMPs SHOULD BE INSTALLED TO PROVIDE ADEQUATE PROTECTION. STABILIZED CONSTRUCTION PROVIDE RUMBLE PLATES AT CONSTRUCTION SITE ENTRANCE IF TC-1 EXIT VEHICLES WILL BE MOVING ON/OFF SITE. QROFEssi 7. A DISTURBED AREA THAT IS NOT COMPLETED, BY THAT IS NOT BEING ACTIVELY GRADED (NON-ACTIVE AREA), SHALL BE FULLY � EB Rio PROTECTED FROM EROSION WITH TEMPORARY OR PERMANENT BMPs (EROSION AND SEDIMENT CONTROL). THE ABILITY TO DEPLOY WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL STANDBY BMP MATERIALS IS NOT SUFFICIENT FOR THESE AREAS. EROSION AND SEDIMENT CONTROL BMPs MUST ACTUALLY BE MATERIAL DELIVERY AND IF MATERIALS ARE STORED ON SITE, THEY SHALL BE STORED IN L3 No. 57587 A DEPLOYED. THIS INCLUDES ALL BUILDING PADS, UNFINISHED ROADS, AND SLOPES. WM-1 STORAGE ORIGINAL MARKED CONTAINERS AND COVERED FROM RAIN AND WIND. 8. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT CONTROL BMPs NECESSARY TO COMPLETELY PROTECT THE WM-2 MATERIAL USE MATERIALS FOR CONSTRUCTION SHALL BE USED IN ACCORDANCE s9TF Q CIVIL \Eo��e EXPOSED PORTIONS OF THE SITE FROM EROSION AND TO PREVENT SEDIMENT DISCHARGES SHALL BE STORED ON-SITE. AREAS THAT I WITH PRODUCT DIRECTIONS. F cPt HAVE ALREADY BEEN PROTECTED FROM EROSION USING PERMANENT PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION / ' / / '/ ° p D D'% / SPILL AMPLE CLEAN-UP SUPPLIES FOR STORED MATERIALS SHALL BE 2 BMPs ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS REQUIREMENT. p p p / WM-4 CONTROL AND KEPT ON-SITE. EMPLOYEES SHALL BE EDUCATED ON THE / D p v I CLASSIFICATIONS OF SPILLS AND APPROPRIATE RESPONSES. 9. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBY SEDIMENT CONTROL BMPs AS NEEDED TO p D D / SOLID WASTE FROM CONSTRUCTION ACTIVITIES SHALL BE STORED IN COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE WITHIN 48 HOURS OF A PREDICTED STORM EVENT (A PREDICTED STORM IS p p D p ,''/ L�91 / WM-5 SOLID WASTE MANAGEMENT APPROPRIATE CONTAINERS. FULL CONTAINERS SHALL BE DISPOSED RCL EB 5787 DEFINED AS A FORECASTED, 50% CHANCE OF RAIN). p �l 99 0 8 16 / OF PROPERLY. / ' / ° v D S 00 DATE: D %-"' v D' p 0� / AN ON-SITE CONCRETE WASHOUT AREA SHALL, BE CONSTRUCTED, 10. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BE ABEtfUATELY PROTECTED BY DEPLOYING /' p D D / CONCRETE WASTE D v SCALE: 1/8"= 1 -0" WM-8 USED, AND DISPOSED OF IN A MANNER WHICH MEETS THE STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPs PRIOR TO A PREDICTED RAINSTORM p p D p ,/ p D ° MANAGEMENT REQUIREMENTS OF THE CITY. PREPARED FOR: SANITARY/SEPTIC WASTE/ ON-SITE FACILITIES SHALL BE PROVIDED AND MAINTAINED BY THE .D 9g / WM-9 DAWSOCRAIGE & RAQUEL MANAGEMENT CONTRACTOR FOR THE DURATION OF THE PROJECT. DAWSON NON-STORMWATER MANAGEMENT 2741 OCEAN BLVD., CORONA DEL MAR, CA 92625 NS-1 WATER CONSERVATION MAINTAIN EQUIPMENT TO PREVENT UNINTENDED NON-STORMWATER TEL: (949) 720-6677 - - - - - - - - - - - - - - - - -�' / ap D D / PRACTICES DISCHARGES. D p ° v DyrOL / NS-3 PAVING AND GRINDING APPLY PERIMETER CONTROLS AND VACUUMING TO PREVENT OPERATIONS NON-STORMWATER DISCHARGES. a CONTRACTOR SHALL REPORT ILLICIT CONNECTIONS OR ILLEGALLY p / ILLICIT CONNECTION / /D D xLrO 9 Or09 NS-6 DUMPED MATERIALS ON SITE TO THE ENGINEER AND THE CITY D .' p D 91 p Z 80 v / DISCHARGE INSPECTOR AND SHALL TAKE NO FURTHER ACTION UNTIL DIRECTED. C S� 9 / > v S�IZ 609 260 / NS-7 POTABLE WATER IRRIGATION EXERCISE CARE DURING CONSTRUCTION TO PREVENT UNINTENDED a 3 / // o v. p p D D _ OL 6 v 'Ila P / / NON-STORMWATER DISCHARGES. / D ¢/ ' /D 4 V p l9. / VEHICLE AND EQUIPMENT � D S3 / NS-8 CLEANING ALL VEHICLES AND EQUIPMENT WILL BE CLEANED OFF-SITE. w p o v p o p ° fp 9�0 ° S�Bc�9 L 40q9 /' NS-10 VEHICLE AND EQUIPMENT ALL VEHICLES AND EQUIPMENT WILL BE FUELED OFF-SITE. D .D r �' p D �D / FUELING o �p'99� D p /g�-/ VEHICLE AND EQUIPMENT / D p D 5�9g9� ° D p.p p. Dh f7 l0 p D to /// NS-10 MAINTENANCE ALL VEHICLES AND EQUIPMENT WILL BE MAINTAINED OFF-SITE. m p CONCRETE CURING APPLIES TO ALL CONCRETE CONSTRUCTION. D 099 •091 p S� 9 ��dM I.,/ NS-13 CONCRETE FINISHING APPLIES TO ALL CONCRETE CONSTRUCTION. D o D�A Ol l`� D ♦,9�. 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SCALE: % d� '=� . 166 // 3/28/2017 N/A z XX-X BMP DESIGNATION IN CALIFORNIA STORMWATER BMP HANDBOOK - SURVEY DATE: V. SCALE: CONSTRUCTION, LATEST EDITION, 22 s 2/22/15 1"=8' BY THE CALIFORNIA STORMWATER DWG. NO. 12 QUALITY ASSOCIATION. DRN.: A.A. CHD.: C.R. C-�3 62DGRAVELBAG S6 APPD.: C.R. l� J o �� JOB NO. 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A o N 97 Planning Commission - April 6, 2017 �Wp Item No. 3a Additional Materials Received DawsoncRb§fdf *QIe (PA2015-224) �n COMMUNITY DEVELOPMENT DEPARTMENT _ f n 100 Civic Center Drive Newport Beach,California 92660 Gq `p. 949 644-3200<UFOlk newportheachca.gov/communitydevelopment Memorandum To: Planning Commission From: Makana Nova, Associate Planner Date: March 31, 2017 Re: Item No. 3 — 2741 Ocean Boulevard (PA2015-224) Construction Management Plan The attached construction management plan for the proposed Dawson Residence at 2741 Ocean Boulevard provides additional details and addresses comments to the satisfaction of the Public Works Department. Attachments: Construction Management Plan Dated March 31, 2017 Community Development Depa Planning Commission - April 6, 2017 Item No. 3a Additional Materials Received Dawson Residence Variance (PA2015-224) VV QP �,P �P Planning Commission - April 6, 2017 Item No. 3a Additional Materials Received C O R B I N R E Dawson Residence Variance (PA2015-224) C O N S T R U C T I O N CONSTRUCTION MANAGEMENT PLAN Owner: Craig and Raquel Dawson 2741 Ocean Blvd. Corona Del Mar, CA. 92625 Architect: Richard Krantz Architecture 1500 Quail Street Suite#520 Newport Beach, Ca. 92660 1.0 PROJECT INTRODUCTION Project Location The subject property (the "Site") is located at 2741 Ocean Blvd, Corona Del Mar, 92625. It is bordered by Ocean Blvd. at the top of the property and Way Lane in China Cove at the bottom of the property. "Look out point" is to the South and 2735 Ocean Blvd. is to the North. Project Description The site is currently occupied by one single-family residence that has been extensively remodeled over the last 40 plus years. The current residence will be demolished and a new single family residence will be built. Scope of Work This Construction Management Plan is designed to minimize the Project's neighborhood impacts and construction related environmental effects and to foster public safety during Project construction. The Project applicant, contractor, and all sub-contractors must adhere to all provisions as stated in this Construction Management Plan. 2.0 PROJECT IMPLEMENTATION Dates of Construction The construction of the proposed Project is expected to occur over approximately 26-28 months. See Exhibit "A". 3199-A2 AIRPORT LOOP DRIVE • COSTA MESA, CA 92626 MAIN 714.540.3700 9 FAX 714.540.3701 11,. I N , I N„ , JIcl Planning Commission - April 6, 2017 Item No. 3a Additional Materials Received Hours of Construction Dawson Residence Variance (PA2015-224) The hours of construction will be Monday through Friday from 7:00 a.m. to 6:30 p.m. and Saturday from 8:00 a.m.to 6:00 p.m., as allowed by City of Newport Beach Municipal Code Section 10.28.040. Work hours in the public right of way may be limited. No construction workers shall arrive earlier than 7:00 am Monday through Friday and earlier than 8:00 am on Saturday. Sequence (Phasing) of Construction Project construction is divided into four phases: I. DEMOLITION-PHASE #1— Disconnect and cap off utilities. Install temporary power and install temporary water standpipe to the existing water service and meter. Demolish the existing residence. Approximately 8 to 10 personnel on site daily during this phase and approximately 4 to 8 cars/trucks. Approx.Time: 1 month II. EXCAVATION/GRADING/FOUNDATION-PHASE #2— Excavation and removal of approximately 1040 cubic yards of dirt (approximately 100 truckloads). Grading and concrete placement, which consists of shoring, placement of structural slabs and walls, waterproofing, and sub-slab drainage systems,will occur during Phase #2. In addition, site drainage, plumbing underground and electrical underground systems will be integrated. Approximately 4 to 20 personnel on site daily during this phase and approximately 4 to 12 cars/trucks. Approx.Time: 8 months III. ROUGH TRADES-PHASE#3—During Phase#3, metal and wood floor joist systems and stud wall framing will begin on all levels and work up. Integration of rough plumbing, mechanical, and electrical systems will follow after rough framing is in place. Installation of windows, doors and roof structure will also occur during Phase#3. Approximately 10 to 20 personnel on site daily during this phase and approximately 8 to 12 cars/trucks. Approx. Time: 8 months IV. BUILDING FINISHES-PHASE #4- Finishes will be installed during Phase #4. Exterior finishes such as exterior plaster, clay roofing tile, stone veneer and flooring, iron elements and guardrails will be installed. Landscaping and hardscape/paving, planting and irrigation, landscape lighting and drainage systems will also be installed at this time. In addition, interior finishes will be installed, including drywall, painting, cabinetry, stone and tile at counters, walls andfloors. Approximately 10 to 30 personnel on site daily during this phase and approximately 10 to 20 cars/trucks. Approx.Time: 10 months Total Length of Construction Time:Approx. 27 months Planning Commission - April 6, 2017 Item No. 3a Additional Materials Received Dawson Residence Variance (PA2015-224) Construction Equipment Construction equipment will be utilized for the various stages of the project as follows: DEMOLITION-PHASE #1: Bulldozer Demolition Excavator Hauling Trucks Flat bed delivery trucks Loader EXCAVATION/GRADING/FOUNDATION- Concrete mixer and pumper PHASE#2: Crane Caisson Drilling Drill Rig Concrete Flat bed delivery trucks Placement Compressor/jackhammer ROUGH TRADES-PHASE#3: Compressors Wall Framing Crane Mechanical, Electrical, and Plumbing Flat bed deliverytrucks Installation Masonry saws/Rotary saws Window/ Door installation Roto Hammers/Drills Roofing Shot pin applicators Small stationary power tools/ hand tools BUILDING FINISHES-PHASE #4: Compressors Exterior and Interior Finishes Flat bed delivery trucks Hardscape Installation Masonry Saws Softscape Installation Roto Hammers Skill Saws/Drills Small Cement Mixer Small hand held power tools Planning Commission - April 6, 2017 Item No. 3a Additional Materials Received Dawson Residence Variance (PA2015-224) Construction Personnel Trip Generation and Parking The total number of construction personnel at the Site will vary depending on the construction activity and phase. It is expected that there will be an average of 4 to 30 workers daily at the job site. Refer to Section 3.0 below(Parking Management),for a discussion of construction personnel parking during construction. Construction Process Upon permit issuance, existing utilities will be disconnected and capped off in preparation for demolition. Temporary power and temporary water standpipe will be installed on site and the existing sewer line will be capped. After the existing building is demolished, caisson drilling will begin. The caissons will be installed along the perimeter of the building,the lagging will be installed, and then grading will begin. Vibration monitors will be placed at the neighboring properties and any other locations per the Soil Engineer's recommendations to monitor construction activities. A vibration monitoring program will be initiated and if found to exceed the threshold for structural damage, other construction methods will be employed to eliminate any occurrence of structural damage. Such alternative construction methods include, but are not limited to, use of different drill bits for the caisson drilling, use of less vibration-intensive construction vehicles, and/or use of lubricants for the caisson drilling. During demolition, a flagmen and pedestrian detours will be stationed at the entrance of the job site on Ocean Blvd. to monitor security in and out of the gates and to redirect pedestrians to across the street. All demolition and construction activities will be approached from Ocean Blvd. If a sidewalk/street closure is needed for a short duration to move heavy equipment onto and off of the site (only required during the demolition and grading phase), a street and/or sidewalk closure permit will be obtained as required by the City of Newport Beach. Subcontractors will be restricted from accessing the property via Way Lane as much as possible and no large vehicles will be allowed on Way Lane.Any small construction vehicles that need to access the subject property via Way Lane will need to park entirely on the subject property (such as in the garage spaces). Concrete trucks, hauling and delivery trucks will follow a specific haul route (See Exhibit "B"). At no time will more than one cement or dump truck be stationed at the site. This will be monitored by an onsite flagman with radio access to incoming trucks. 3.0 PARKING MANAGEMENT Carpooling among construction workers will be encouraged throughout the project construction timeframe by offering a daily stipend for those who carpool. During the off peak season, generally between Labor Day and Memorial Day, any additional parking deemed necessary by the City of Newport Beach will be obtained from the public parking lot at Big Corona. During the summer peak season, generally between Memorial Day and Labor Day, workers that do not require direct vehicle access to the Planning Commission - April 6, 2017 Item No. 3a Additional Materials Received site will be required to park at offsite locations (to be cpt?�V#p&§� esidence Variance (PA2015-224) Construction workers will be prohibited from parking on Way Lane. Compliance with this prohibition will be monitored daily by the construction management team. Carpooling shall also be encouraged among professionals. Construction Trailer, Materials Storage, and Waste Management A temporary field office will be set up on the Site within the property (see Exhibit "C) and will be equipped with power, phone, computers, and fax. This office will be installed after foundation and grading are completed. Temporary toilet facilities will also be provided on the Site. Once the lower levels are constructed, dedicated storage areas and lockboxes will be provided for each trade to store their tools and materials on-site for the duration of construction. 4.0 SAFETY AND SECURITY Proiect Fencing The Site will be temporarily fenced with a 6 foot high construction fence prior to the start of grading. Mesh covered chain link fencing will be installed on both sides of the property facing the adjacent neighbors and will be installed along the property line on Ocean Blvd, behind the sidewalk. One 20 foot wide rolling gate on Ocean Blvd. will provide access into the Site and will be locked for security. This rolling gate shall open by sliding parallel to Ocean Blvd. No direct vehicle access (a driveway) is available to the site along Ocean Blvd. Vendors will need to park in front of the site, load and unload, then vacate this spot to allow other vendors delivery/pick up access. One 20 foot wide rolling gate on Way Lane will be provided and will be locked for security. This access will be used sparingly as described above. Safety and Security Appropriate signage will be posted at the Site indicating "No Trespassing," "Hard Hat Required," "Authorized Personnel Only," and other visitor and delivery information. Daily jobsite safety inspections will be done by the onsite superintendent. 5.0 AIR QUALITY CONTROL, FUGITIVE DUST CONTROL, NOISE SUPPRESSION, AND VIBRATION MONITORING Emissions/Air Quality Control Construction activities will follow the 2007 Air Quality Management Plan (AQMP) adopted by the South Coast Air Quality Management District to reduce air pollution and emissions impact. Planning Commission - April 6, 2017 Item No. 3a Additional Materials Received Fugitive Dust Control Dawson Residence Variance (PA2015-224) The project shall comply with the Fugitive Dust Emission and Control Plan approved by the South Coast Air Quality Management District (under District Rule 403). Dust will be minimized using water as control. Site and debris watering shall be performed a minimum of three times daily during all demolition activities. During grading activities, any exposed soil areas shall be watered at least four times per day. Stockpiles of crushed cement, debris, dirt or other dusty materials shall be covered or watered three times daily. In addition, trucks carrying soil and debris shall be wetted or covered prior to leaving the Site. On windy days, or when fugitive dust can be observed leaving the Site, additional applications of water shall be applied to maintain a minimum 12 percent moisture content as defined by SCAQMD Rule 403. Soil disturbance shall be terminated whenever wind conditions exceed 25 miles per hour. All diesel-powered machinery exceeding 100 horsepower shall be equipped with soot traps, unless the Contractor demonstrates to the satisfaction of the City Building Official that it is infeasible. Noise Control Construction activities will adhere to the hours prescribed by the City of Newport Beach's Noise Ordinance (Municipal Code Section 10.28.040). Specifically, construction activities will be restricted to non-holiday weekdays from 7:00 a.m. to 6:30 p.m., per Section 10.28.040. and Saturday from 8:00 to 6:00 p.m., as allowed by City of Newport Beach Municipal Code Section 10.28.040. The construction contractor shall provide residents living within 100 feet of the project site with a construction schedule for the project prior to the commencement of construction and shall keep them informed of any material changes to the schedule. The notification shall also identify the name and phone number of a contact person with whom to register complaints. Noise Control Consideration Noise from construction activities on this project will be a function of the noise generated by individual construction equipment items (as listed in Construction Equipment), the equipment location and the timing and duration of noise-generated activities. It is important to note that all equipment is not generally operated continuously or used simultaneously.The number, type, distribution, and usage of construction equipment will differ from phase to phase.The noise generated is both temporary in nature and limited in hours by the City's Noise Ordinance (Section 10.28.040). Vibration Monitoring Vibration monitoring will be conducted as part of the Construction Management Plan. Vibration probes will be placed at adjacent properties along Ocean Blvd. and any other locations per the soil engineer's recommendations to monitor construction activities. Planning Commission - April 6, 2017 Item No. 3a Additional Materials Received A vibration monitoring program will be initiated and if &AWA I4tWtNw9Raw (PA2015-224) for structural damage, other construction methods will be employed to eliminate any occurrence of structural damage. Such alternative construction methods include, but are not limited to, use of lubricant during caisson drilling, use of different drill bits to change levels of torque for the caisson drilling, use of less vibration-intensive construction vehicles, and use of drilling, and/or insertion of expansive grout to fracture rock. 6.0 ENVIRONMENTAL COMPLIANCE/PROTECTION Stormwater Pollution Prevention Plan A Stormwater Pollution Prevention Plan (SWPPP)will be prepared. The SWPPP is designed to comply with California's General Permit for Stormwater Discharges Associated with Construction and Land Disturbance Activities (General Permit) Order No. 2009-0009-DWQ as amended by Order No. 2010-0014-DWQ(NPDES No. CAS000002) issued by the State Water Resources Control Board on the California Stormwater Quality Association Stormwater Best Management Practice Handbook Portal: Construction (CASQA, 2010). In accordance with the General Permit, Section XIV, this SWPPP is designed to address the following: Pollutants and their sources, including sources of sediment associated with construction, construction site erosion and other activities associated with construction activity are controlled; Where not otherwise required to be under a Regional Water Quality Control Board (Regional Water Board) permit, all non-stormwater discharges are identified and either eliminated, controlled, or treated; Site BMPs are effective and result in the reduction or elimination of pollutants in stormwater discharge and authorized non-stormwater discharges from construction activity to the Best Available Technology/Best Control Technology (BAT/BCT) standards; Water Quality Management Plan A Water Quality Management Plan (WQMP) will be prepared. The WQMP is intended to comply with the requirements of the local National Pollutant Discharge Elimination System (NPDES) Stormwater Program requiring the preparation of the plan. Planning Commission - April 6, 2017 Item No. 3a Additional Materials Received Dawson Residence Variance (PA2015-224) EXHIBIT "A" CONSTRUCTION SCHEDULE Planning Commission - April 6, 2017 Item No. 3a Additional Materials Received DAWSON RESIDENCE Dawson Residence Variance (PA2015- 24) 2741 OCEAN BLVD. CORBIN REEVES CONSTRUCTION Mon 3/27/17 ID Task Name Duration Start Finish vemberJanuary 1 Manzi 1 May 1 July 1 SeptembeNovembei-January 1 March 1 May i July i SeptembeNovember January 1 March 1 May 1 1111921171/1421113/11 4/8 5/6 6/3 7/1 7/290126912310/2111/182/1 E1/1321103/10 4l7 5/56/2 6/307/288259/2210/201/1712/1:1/12 2/9 318 4/5 5/3 1 DEMO/EXCAVATION/FOUNDATION 200 days Mon 1/8/18 Fn 10/1918 2 WATERPROOF BASEMENT WALLS 10 days Mon 10/1/18 Fri 10/1918 3 BACKFILL WALLS/SUBDRAIN 10 days Mon 10/15/18 Fri 10/26118 4 ROUGH FRAMING 70 days Mon 10/15/18 Fri 1/18/19 5 SURVEY BUILDING HEIGHT 1 day Mon 1/21/19 Mon 1/21/19 6 BUILD MASONRY FIREPLACES 10 days Mon 1/21/19 Fri 91/19 7 ROUGH HVAC 30 days Mon 1/21/19 Fn 3/1/19 8 ROUGH PLUMBING 30 days Mon 3/4/19 Fri 4/1919 9 ROUGH ELECTRICAL 65 tlays Man 3/4/19 Fri 5/31/19 10 ROUGH IN FIRESPRINKLERS 15 days Mon 5/27/19 Fd 8/14/19 11 TV/TELEPHONE PREWIRE 15 days Mon 5/27/19 Fn 6/14/19 12 AUOIO PREWIRE ROUGH IN 15 days Mon 5/27/19 Fri 6114/19 '► ,. 13 ROUGH INSPECTIONS 7 days Mon 6/17/19 Tue 8/25119 14 LOADIDRY IN ROOF 6 days Tue 2JW19 Tue 91919 15 INSTALL WINDOWS 21 days Wed 913/19 Wed 3/13/19 16 ALARM ROUGH IN 15 days Thu 3/1M19 Wed 4/3119 17 INSULATION 3 days Wed 8/26/19 Fri 628/19 18 HANGITAPE DRYWALL 25 days Mon 7/1/19 Fri 61919 19 LATHING/STUCCO 70 days Wed 6/26/19 Tue 1W1/19 - 20 LIMESTONE/STONE VENEER 55 days Wed 9/4/19 Tue 11/19/19 21 WATERPROOF BALCONIES 10 days Wed 10/2/19 Tue 10/15/19 22 EXTERIOR PAINTING 15 days Wed 10219 Tue 102919 23 COMPLETE ROOFING 20 days Wed 10/9/19 Tue 11/5/19 24 INSTALL GARAGE DOORS 2 days Wed 10/23/19 Thu 10/24119 25 PLANT LARGE TREES 8 days Wed 10/23/19 Fri 11/1/19 26 PRIME DRYWALL 3days Mon 8/5/19 Wed 8/7/19 27 LITEWEIGHT CONCRETE 2 days Thu 8/8/19 Fri 8/9/19 28 HARDWOOD FLOOR INSTALL/FINISH 20 days Mon 10/1/19 Fd 11/1/19 29 INSTALL CABINETS 30 days Man 9/9/19 Fri 10/18/19 30 HANG INTERIOR DOORS 10 days Mon 9/9119 Fd 9/20/19 31 FINISH TRIM CARPE14TRYICEILINGS 40 days Mon 9/9/19 Fd 11/15/19 Task EMIDINERIYAM Extemal Tasks Manual Task Finishonly, Split ...............I External Milestone Durationonly Progress Project:DAWSON RESIDENCE SCHE Milestone ♦ Inactive Task Manual Summary Rollup Deadline 8 Date:Mon W27/17 Summary Mmmmmmmmm--W Inactive Milestone Manual Summary W---ENMENNW Project Summary .: . Inactive Summary Stan-only C Page 1 Planning Commission - April 6, 2017 Item No. 3a Additional Materials Received DAWSON RESIDENCE Dawson Residence Variance (PA2015- 24) 2741 OCEAN BLVD. CORBIN REEVES CONSTRUCTION Mon 3/27/17 ID Task Name Duration Start Finish vemberJanuary 1 March 1 May i July 1 SeplembeNovemberJanuary 1 March 1 May 1 July 1 SeplembeNovemberJanuary 1 March 1 May 1 11/192/171/142/113/11 4/8 5/6 6/3 7/1 7/298/269/2310/211/182/10/1321103110 4f/ 5/5 6/2 8/307/28 W59/2210/20111712/1 E1112 2/9 3/8 4/5 513 32 TILE/GRANITE/MARBLE 50 days Thu 8019 Wed 10/16118 ftn 33 INSTALL STAIR RAILING 10 days Thu 10/17/19 Wed 10/30/19 34 PAINTING/STAINING 45 days Mon 11/18/19 Fri 1/17/20 35 PLASTER WALL FINISHES 30 days Mon 1/20/20 Fri 2/28120 Ul 36 HVAC TRIM OUT 7 days Mon 3/2/20 Tue 3/10/20 4 37 ELECTRICAL TRIM OUT 12 days Mon 3/2/20 Tue 3/17/20 38 PLUMBING TRIM OUT 12 days Men 3/2/20 Tue 3/17120 39 FIRESPRINKLERS TRIM OUT 2 days Mon 3/2/20 Tue 313/20 40 LOW VOLTAGE TRIM OUT 7 days Mon 3/2/20 Tue 3/10/20 41 INSTALL APPLIANCES 5days Wed 3/11/20 Tue 3/17/20 42 INSTALL DOOR HARDWARE 5 days Wed 3/11/20 Tue 3/17/20 43 EXTERIOR FLATWORK 40 days Wed 11/20/19 Tue 1114120 44 PLANTING AND IRRIGATION 30 days Wed 1/15/20 Tue 2/25/20 45 FINAL CLEAN UP 3 days Wed 3/18/20 Fd 3/20/20 46 FINAL INSPECTIONS 7 days Wed 3/18/20 Thu 3/28/20 47 PUNCHLISTITEMS 17 days Wed 3/18/20 Thu 4/9120 48 MOVE IN DATE i day Fri 4/10/20 Fd 4110/20 I Task External Tasks Manual Task Finish-only ] Split .................I External Milestone Duration-only Progress Project:DAWSON RESIDENCE SCHE Milestone ♦ Inactive Task Manual Summary Rollup Deadline Date:Mon 3/27/17 Summary ..........V Inactive Milestone Manual Summary Project Summary v' Inactive Summary Start-only C Page 2 Planning Commission - April 6, 2017 Item No. 3a Additional Materials Received Dawson Residence Variance (PA2015-224) EXHIBIT " B" TRUCKING HAUL ROUTE Planning Commission - April 6, 2017 C-] Item No. 3a Additional Materials Received 3e QQ �sr Dawson Residence Variance (PA201-5-224) s p 60,1. a 00, Gina's Pizza 00) Goldenrod Footbridge FAY � C c a z JOB SITE '� P 4�P ,° Quiet Woman J1Z CLq\ `yP yS'Cle Bandera(D-11 n SOTA 076 Looko ut Porni y gym. ate. Rose Bakery Cafe 9 ()Wells f Corona del Mar �� �'y�P \� 5Z, 5 OF Municipal Lot .,Ji�rr '7"tr D E�' a. ,�• 0 E S1�ore AIF z Tackle Box F�hor Corona del Mar r,, O State Beach 0 cO,ry�/4 �� �aPae OPaL'O� lG �4 Planning Commission - April 6, 2017 Item No. 3a Additional Materials Received Dawson Residence Variance (PA2015-224) EXHIBIT "C" SITE OFFICE LOCATION Planning Commission - April 6, 2017 Item No. 3a Additional Materials Received Dawson Residence Variance (PA2015-224) I I1 1 I I 1 1 1 1 1 F • \ SS \ - - Planning Commission -April 6, 2017 Item No. 3b Additional Materials Received Dawson Residence Variance (PA2015-224) From: Wisneski, Brenda Sent: Monday, April 03, 2017 2:52 PM To: Biddle,Jennifer Cc: Nova, Makana Subject: FW: Revisions to our plans Attachments: PralleEmailResponse.pdf; KarenOceanEmailResponse.pdf; Mu IvaneyOceanEmail Response.pdf For distribution. From: Raquel Dawson [mailto:dawson.raquel@gmail.com] On Behalf Of Raquel Dawson Sent: Monday, April 03, 2017 2:45 PM To: Kramer, Kory<kkramer@newportbeachca.gov>; Koetting, Peter<pkoetting@newportbeachca.gov>;Zak, Peter <pzak@newportbeachca.gov>; Dunlap, Bill<bdunlap@newportbeachca.gov>; Hillgren, Bradley <bhillgren@newportbeachca.gov>; Lawler, Ray<rlawler@newportbeachca.gov>;Weigand, Erik <eweiga n d @ newportbeachca.gov> Cc: Wisneski, Brenda <BWisneski@newportbeachca.gov>; Nova, Makana <MNova@newportbeachca.gov>; Campbell, James<JCampbell@newportbeachca.gov> Subject: Revisions to our plans Dear Planning Commissioners, We wanted to follow up with you after our hearing on February 9th. We heard your concerns as well as our neighbors. Our revised plans have addressed these concerns. The changes have proposed a new home which is a 100% gain to the community. It offers less massing. It is further back on Way Lane. It is a better architectural design and it offers a greater public view. Our revisions are many but they include: • Staff recommendation to move pergola/ fire pit tower. • Staff recommendation to move kitchen nook and master bedroom sitting room below to existing home footprint. However, we disagree there is a privacy issue. As we have always said, there is very little privacy in China Cove. In addition, we have never demanded any privacy. • The pool was reduced in size and taken out of the setback. • The home has been moved further back towards Ocean Blvd- about 3 feet. As you can imagine, one change can impact other parts of the home design. In working with city staff and reviewing the revised design, we agreed that story poles would not provide additional information. The revised design is within the footprint of our existing house. Thus, any story poles erected would either be inside the existing home or within the walls. We have provided city staff and neighbors with 3D images which are based on civil surveyor coordinates. These images illustrate our proposed design. In addition, our builder has met with city staff and public works to discuss and answer any questions /concerns related to our submitted construction management plan. The construction plan goes above and beyond what any new single family home in our area requires. t Planning Commission -April 6, 2017 Item No. 3b Additional Materials Received Dawson Residence Variance (PA2015-224) After the hearing,we continued out neighbor outreach which we led personally. We were told that neighbors were willing to listen. We sent a mass neighbor email and a few neighbors we reached out with a personal email which addressed their concerns (see attached). We were able to get a meeting with the Mulvaneys who were happy with our revisions. After multiple requests, and city staff's encouragement, the Hamiltons have finally given us a date to talk, which is today. No other neighbor who opposed our project at the hearing or in correspondence has accepted our request to talk. We would like to have the opportunity to discuss our revisions and neighbor outreach with you. Please let us know if there is a convenient time to talk, prior to the hearing. Sincerely, Craig and Raquel 2 Planning Commission -April 6, 2017 Item No. 3b Additional Materials Received Dawson Residence Variance (PA2015-224) From: Raquel Dawson Raquel.Dawsongchicagobooth.edu Subject: Your Request Date: 26 March 2017 at 12:59 To: Jason Krotts jkrottsgredallc.com, hprallegicloud.com Cc: Nova,Makana mnovagnewportbeachca.gov, James Campbell jcampbellgnewponbeachca.gov Dear Helga, First of all,thank you for having your son-in-law reach out to us regarding your concerns. It was a pleasure to speak to him. Jason did a great job of expressing your concerns which Craig and I understand. I do believe that you have misunderstood our reason for not adding you personally to any insurance policy related to our project. We understand your concern about construction on the China Cove bluff.But rest assured,that geological testing has been done which has determined our bluff is suitable to build a new home.The state and city has rules and regulations that would prevent us from building a new home if the land was deemed m not buildable. With today's technology and vibration monitoring,homes on difficult topography can be safely built. Currently,you can see several projects in our neighborhood including the Aeries Project on Carnation and a few homes along the Ocean Blvd bluff. Back in November 2016,you asked the city for a postponement of our public hearing. You indicated in your letter that you were concerned about the potential impact construction could have on your home's foundation given its age. You wanted time to have an engineer evaluate your home's stability. As a neighborly gesture,despite the financial cost to us that would result from a postponement,we opted to give you the opportunity to have time to have an engineer evaluate your home. Thus,we asked if you had an engineer evaluate your home's stability given the concern you expressed.In no way was this related to our reason to not accept your request regarding insurance. Jason,expressed your desire to have us name you specifically on any insurance policy related to our construction project. I told Jason that we could not do that because it would be wrong to single you out above any other neighbors. Craig and I believe in equality and fairness. Jason mentioned to me that he had inquired with his insurance agent about construction policies with additionally insured names. His agent said he had never done such a policy and it was not the standard. Furthermore,I inquired with our agents and they said the same thing. Rest assure that our project will meet all insurance requirements. We are disappointed that you do not like our design but appreciate the fact that you"understand that property owners have the right to build the house they want,but within the confines of the rules set by the City." We hope that with the new revisions, you will no longer object to our project. If you still object to this project,please contact us so we can discuss and hopefully overcome your objection. Sincerely, Raquel Planning Commission -April 6, 2017 Item No. 3b Additional Materials Received Dawson Residence Variance (PA2015-224) From: Raquel Dawson Raquel.Dawson@chicagobooth.edu Subject: Follow Up ' Date: 25 March 2017 at 02:38 To: kdelmar@yahoo.com Cc: Nova,Makana mnova@newportbeachca.gov Dear Karen, I hope you saw the email I sent out to neighbors yesterday regarding revisions to my family's proposed new home at 2741 Ocean Blvd. I received a copy of the email you sent Makana after our hearing on Feb 9th. I am sorry there seems to be some misunderstanding that I am sure we can clear up. You state: "The Dawson's demand for privacy,fails to give any consideration privacy of the houses below." We have never demanded privacy To the contrary,we have said that very little privacy exists in Corona Del Mar. We were disappointed to hear that you felt our exhibits were misleading and"deceiving'. We don't believe they are and we would never do such a thing. We have gone to great lengths to be good neighbors and try to show this to the community. The 3D images we have submitted to the city and some of which you saw at the hearing are based on laser technology that uses civil surveyor coordinates. They are accurate. The revised proposed home is now within the existing footprint of the existing home and has been pulled back more.Massing has been reduced.The design also meets open space requirements which are in place to avoid a bulky building with no articulation. A lower structure than the existing also helps reduce mass and bulk. We hope that with our revisions,you will now support our project. Craig and I have always been open to discussing our project and addressing any questions and concerns.If you still have concerns that prevent you from supporting our project,please contact us so we can address them. We live in London but are happy to call you when it is convenient. Sincerely, Raquel Planning Commission -April 6, 2017 Item No. 3b Additional Materials Received Dawson Residence Variance (PA2015-224) From: Raquel Dawson Raquel.Dawson@chicagobooth.edu Subject: Re:Follow up to your March 16th Letter to Makana Nova ' Date: 29 March 2017 at 04:59 To: Brian Mulvaney bgmulvaney@me.com Cc: Kay Mulvaney kaymulvaney7@gmail.com, Nova,Makana mnova@newportbeachca.gov, James Campbell jcampbell@newportbeachca.gov, kkramer@newportbeachca.gov, pkoetting@newportbeachca.gov, Peter Zak pzak@newportbeachra.gov, bdunlap@newportbeachca.gov, rlawler@newportbeachca.gov, eweigand@newportbeachca.gov Dear Brian and Kay, We think it its best to talk.It does not make sense to be questioning each others words. You said April 30th and 31st in your email,not March.Not a big deal. I apologise for my inaccurate statement. I meant to say/type,'we have had lengthy correspondence",which is true. We addressed your questions and concerns in lengthy smalls and a phone conversation. We feel there are misunderstandings about our project. You may not agree and that's okay. That's your opinion;ours is different. We never stated that you said we made the comments regarding the Hamiltons. We read your letter correctly. We just wanted to point out for the"record",that was not our comment. One of your concerns which you mentioned again is the construction management plan. Our builder met with Makana and city public works. He addressed all their questions and submitted a plan. We are sure Makana can discuss the plan wth you in more detail. We have gone above and beyond what would be reasonable for a single family home.Our builder has built many homes along Ocean Blvd including cliff side homes.He is well-respected and experienced. Months ago,Steve,our consultant,did reach out to you and offered to meet. Craig and I feel it is best for us to lead neighbor outreach,going forward. The commissioners say neighbors are willing to talk. Let's talk. Let's be good neighbors.In the spirit of being good neighbors,it makes sense to talk. We would like to get out of going back and forth with emails. We shouldn't be analyzing each others words.I't's best to talk. We want to know what specifically can we do to get your support for our family's project. Please give us a time on Thursday or Friday that works for you to talk and the number to reach you at. Sincerely, Craig and Raquel On 29 Mar 2017,at 02:42,Brian Mulvaney<bgnu2vaney2rne.com>wrote: Hi Raquel, Thanks for your note,much appreciated.I'll take the opportunity to respond to both this and the correspondence we received from you today. I understand your disappointment that based on the information originally submitted,we we not in support of your project. You are correct,we wrote our response before learning you were submitting revised plans and we look forward to seeing those plans.Your note suggested we have had lengthy conversations which is not accurate.We had one phone conversation and I would not characterize it as lengthy. As to your suggestion there are misunderstandings regarding allowable square footage and variances,I don't think there we misunderstandings at all and we do understand exactly what you are proposing.The mass of the structure as presented is significantly greater than any home in China Cove and some of that mass results from the variances you are requesting.We respect your right to seek the variances and we simply are stating our position.But there is no misunderstanding. Regarding comments related to the Hamilton's,you may want to read my letter again.I did not state that you made the comments,rather I referenced a statement made by someone in support of your,plan during open comments that became past of the record.I called attention to it for the obvious reasons stated in my letter.My apologies if you somehow felt this was directed at you,Craig or any of your representatives. Finally,regarding your note to us today.We contacted Mr.Kawaratani in response to his invitation to do so based on a letter he sent on your behalf.We understand from your note today that you and Craig now desire to handle all outreach directly and of course will respect that.As you know from our past conversation,we are and have been concerned about the construction management plan and vibration monitoring if you reach the stage where you have approval for construction of a home.As you have stated in the past and again today,"we are committed to to managing the project in an appropriate manner and conforming to all rules and regulations that the city stipulates for construction projects".However,there has been no detail beyond this.While premature at this stage,assuming at some point a structure is approved,the neighbors would certainly like to see and understand the details of the construction management plan as it will be disrupting our lives for several years in what is already a confined space with limited access. Again,thanks for your note. Regards, Brian&Kay On Mar 26,2017,at 2:01 PM,Raquel Dawson<Raquel.Dawson@chicagobooth.edu>wrote: Planning Commission -April 6, 2017 Item No. 3c Additional Materials Received Dawson Residence Variance (PA2015-224) Subject: FW: Dawson project, Ocean Blvd. corona del Mar From: Karen James [mailto:kidelmar@yahoo.comj Sent:April 03, 2017 5:12 PM To: Kramer, Kory<kkramer@newportbeachca.gov>; Koetting, Peter<pkoetting@newportbeachca.gov>;Zak, Peter <pzak@newportbeachca.gov>; Dunlap, Bill<bdunlap@newportbeachca.gov>; Hillgren, Bradley <bhillgren@newportbeachca.gov>; Lawler, Ray<rlawler@newportbeachca.gov>;Weigand, Erik <eweiga nd @ newportbeachca.gov> Cc: Kathy Hamilton <cocohl@icloud.com>;Susan Maher<susanmaher@cox.net>; Harley J. Broviak <harlevib@earthlink.net>; Kay Mulvaney<kaymulvaney7@gmail.com>; Harold &Vicki Parker<vickiprkr@aol.com>; Jerry Thompson <secretfallsranch@vahoo.com>; Nova, Makana <MNova@newportbeachca.gov>; Karen Carlson <kkc2616@aol.com> Subject: Dawson project, Ocean Blvd. corona del Mar Dear Planning Commissioner, I am writing to voice my objection to the current Dawson project on Ocean Blvd. in Corona del Mar. I live in China Cove, below the subject project. I have previously written a letter addressing the mass and bulk of this enormous project and just have to keep stressing that a house of this magnitude, which needs multiple variances is not in keeping with the character and scale of the neighborhood. The pictures and plans I have seen of this project, show a massive house looming over our neighborhood of small homes. I also understand that to build this, 38 caissons, 45 feet deep have to be drilled into the hill. This could totally undermine Ocean Blvd. and any home in the immediate area. The project is overwhelming and variances should not be approved, that compromise the existing neighborhood. Sincerely, Karen and Warren James 2627 Cove Corona del Mar, CA 92625 t Planning Commission -April 6, 2017 Item No. 3d Additional Materials Received Dawson Residence Variance (PA2015-224) Subject: FW: DAWSON: 2741 Ocean Boulevard, Corona Del Mar; April 6th Planning Commission Hearing Attachments: LPN M Nova-City of Newport Beach (4-4-17).pdf Importance: High From: Denise Coury [mailto:dcoury@nokesquinn.com] Sent:April 04, 2017 2:57 PM To: Nova, Makana <MNova@newportbeachca.gov> Cc: Campbell,James<JCampbell@newportbeachca.gov>; Kramer, Kory<kkramer@newportbeachca.gov>; Koetting, Peter<pkoetting@newportbeachca.gov>; Zak, Peter<pzak@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Hillgren, Bradley<bhillgren@newportbeachca.gov>; Lawler, Ray <rlawler@newportbeachca.gov>; Weigand, Erik<eweigand@newportbeachca.gov>; Norman Rodich <nrodich@ptwww.com>; steve kawaratani <plantman2@mac.com>; Larry Nokes<Inokes@nokesquinn.com> Subject: DAWSON: 2741 Ocean Boulevard, Corona Del Mar; April 6th Planning Commission Hearing Importance: High Dear Makana, Attached please find letter correspondence to you from Larry Nokes in connection with the subject project. Thank youl Denise K. Coury Office Manager Nokes Q0, inn Nokes& Quinn,APC 410 Broadway Street, Suite 200 Laguna Beach, Ca 92651 0: (949) 376-3500 F: (949) 376-3070 1 Planning Commission -April 6, 2017 Item No. 3d Additional Materials Received Dawson Residence Variance (PA2015-224) Nokes x Quinn April 4, 2017 L A W Y E R S VIA ELECTRONIC AND FIRST CLASS MAIL Makana Nova, Associate Planner CITY OF NEWPORT BEACH 100 Civic Center Drive Newport Beach, CA 92660 Re: Dawson Project. 2741 Ocean Boulevard, Corona Del Mar Dear Ms. Nova: My clients, John and Kathy Hamilton, requested that I forward to you their letter relating to the Dawson project. I am also forwarding a courtesy copy to the Planning Commissioners. Best regards Laure cc . Nokes LPN/dkc cc: Clients James Campbell Planning Commission Nokes & Quinn • A Professional Corporation 410 Broadway, Suile 200, Laguna Beach. CA 92651 • Phone:9491376-3500 • FAX 949/376-3070 website:www.nokesquinn.com Planning Commission -April 6, 2017 Item No. 3d Additional Materials Received Dawson Residence Variance (PA2015-224) HAMILTON April 4, 2017 Ms. Makana Nova Associate Planner City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 Dear Ms. Nova: My wife and I have been in conversations with the Dawsons relating to the proposed application. The Dawsons have made efforts to alleviate our concerns and, for that, we are grateful. The following assurances have been made to us by the Dawsons,which,if complied with, would make their project acceptable to us: 1. No portion of the structure shall exceed the rear building line of the existing structure. (The "rear building line" does not mean the existing"deck rail line"); 2. The Dawsons will provide an insurance policy for$10,000,000.00 insuring our property against all hazards relating to or arising out of the construction; 3. The Dawsons will provide thorough video documentation of the pre-construction condition of our property and all structures thereon; 4. The common garage wall between our home and the Dawsons' home will not be disturbed or damaged; and 5. The Dawsons shall submit a construction management, staging and parking plan that will insure there be no construction-related parking in China Cove or in front of our home on Ocean Boulevard. If all of these conditions are met,we will withdraw our objections to the Dawsons' project. If not, we reserve all of our rights to contest the project,including all variances and issues relating to privacy,view and loss of enjoyment, as well as the right to appeal any Planning Commission decision(s) to the City Council. Sincerely, *Joanhamilton� 2735 Ocean Boulevard . Corona Del Mar . California 92625 Planning Commission -April 6, 2017 Item No. 3e Additional Materials Received PRr nce Var' nce (PA2015-224) ey COMMUNITY DEVELOPD' 100 Civic Center Drive V )iEFj Z Newport Beach,California 92660 949 644-3200 Gq'Upolk newportheachca.gov/communitydevelopment Memorandum To: Planning Commission From: Makana Nova, Associate Planner Date: April 5, 2017 Re: Item No. 3 — 2741 Ocean Boulevard (PA2015-224) — Draft Condition of Approval Following discussions with the project applicant and the adjacent property owner, staff suggests adding Condition of Approval No. 25 to the draft resolution. This condition requires shoring and structural plans to be submitted during plan check review, which addresses the protection of adjacent and neighboring structures: 25. Prior to the issuance of building permits, shoring and structural plans shall be prepared by a Civil Engineer that demonstrate that the structural integrity of adjacent and neighboring structures will not be impacted. During demolition, the Engineer of Record will provide an inspection and accompanying letter to the Building Official ensuring that adjacent structures are not affected. Community Development Depa Planning Commission -April 6, 2017 Item No. YAdditional Materials Received Dawson Residence Variance (PA2015-224) Nova, Makana From: Kay Mulvaney <kaymulvaney7@gmail.com> Sent: Tuesday, April 04, 2017 7:06 PM To: Nova, Makana; Campbell,James Subject: Fwd: Foundation Issues Follow Up Flag: Follow up Flag Status: Flagged Hi Makana and Jim, We have sent the below e mail to Raquel and Craig Dawson further detailing our concems regarding the caisson drilling and the risk it creates for neighbors homes. We are requesting that this be included in the meeting package and the Commissioners be made aware of this substantial issue. Best regards, Brian & Kay ---------- Forwarded message ---------- From: Kay Mulvaney <kaymulvanev7(&,gmail.com> Date: Tue,Apr 4,2017 at 6:56 PM Subject: Foundation Issues To: Raquel Dawson<Raquel.Dawsonna,chicagobooth.edu>, Raquel Dawson<dawson.raquelAgmail.com> Cc: Brian Mulvaney<bp_mulvaneyna me.com> Dear Raquel and Craig, In follow up to our earlier email today regarding the assumption of responsibility for any issues to our home and others as a result of project caisson drilling, we have continued to do our due diligence regarding this matter. We have had detailed conversations with structural engineers, builders as well as key players in the Aerie project. We believe the following issues are of critical importance: Regarding Insurance: After further research we are requesting that you provide single insurance in the amount of 25M to cover all the neighbors. Aerie drilled 38 caissons to a depth of 50 feet (similar to your project) and they saw the necessity and advantage to doing this. We strongly recommend that you do the same. Regarding Vibration Monitoring: Needs to be a reputable company with the latest equipment. Who is the company that you will be using? The firm should be independent of the builder and paid by either you or the architect. Reports should be provided to neighbors to assure that the guidelines for vibration are being adhered to and any incidents can be analyzed. Regarding Caisson Drilling Contractor: t Planning Commission -April 6, 2017 Item No. YAdditional Materials Received Needs to be a reputable company with extensive experience with this type of P S,, s n ftqesctTie f�M8 0JP&F015-224) company that your builder will use? Our advice from structural engineers is that the drilling is slow and steady. If they adhere to a slow process the risk of damage is lowered significantly. Regarding Pre Construction Assessment: There needs to be a record of condition of homes and foundations prior to commencement of construction by a professional company. This should include videos and still shots of every area of the home including foundation and interior spaces. This document will serve as the reference should damage occur. The insurance company you purchase a policy from would likely will preform this task. Raquel and Craig, as we stated we no longer object to the design of your home based on the revised plans that were submitted and commend you for your willingness to make modifications. However, this is a substantial issue that must be resolved and we hope you will take proactive steps to do so in order for this project to move forward. We will forward this to the Planning Commission as well. Thank you for your consideration of these issues. Regards, Brian & Kay 2 Planning Commission -April 6, 2017 Item No. 3g Additional Materials Received Dawson Residence Variance (PA2015-224) Nova, Makana From: Brian Mulvaney <bgmulvaney@icloud.com> Sent: Wednesday,April 05, 2017 7:31 AM To: Nova, Makana; Campbell,James Cc: Kay Mulvaney Subject: Fwd: Foundation Issues Follow Up Flag: Follow up Flag Status: Flagged Apologies for the additional a mail but please add to the file to be considered by the Commissioners for this weeks meeting. This is a significant issue and at this moment there is an unwillingness by the Dawson's to provide transparency into the process or provide assurances to the neighbors. If there is not movement on this issue, we will be making a statement at the meeting during open comments and requesting the Commissioners delay action until this matter is resolved. Sent from my iPad Begin forwarded message: From: Brian Mulvaney<bgmulvaney@,me.com> Date: April 5, 2017 at 7:22:14 AM PDT To: Raquel Dawson <Raquel.Dawson(achicaeobooth.edu> Cc: Kay Mulvaney<kavmu1vaney7ggmail.com> Subject: Re: Foundation Issues Hi Raquel, The insurance is available as a rider and Aerie purchased such a policy. Brion Jeannette has graciously offered to speak with your architect and walk him through the issue. We would strongly advise you take advantage of this. We are disappointed that you are unwilling to provide us with the names of the drilling contractor, monitoring company and the procedures that will be in place. Regards, Brian &Kay Sent from my iPad On Apr 4, 2017, at 11:49 PM, Raquel Dawson <Raquel.Dawson(i�chicagobooth.edu> wrote: Hello Kay and Brian, Sorry for the late reply. I was up in LA visiting my mom. 1 Planning Commission -April 6, 2017 Item No. 3g Additional Materials Received Dawson Residence Variance (PA2015-224) I spoke to our insurance broker and they have reiterated that they can not add individuals (neighbors) to our construction policy. We have not determined the appropriate amount of coverage. This will be a discussion between our insurance company and financial advisor once plans are approved and construction is about to begin. Vibration monitoring and drilling will be done by reputable, top notch companies. Everyone on our team is reputable and top notch. Sincerely, Raquel On 04 Apr 2017, at 18:56, Kay Mulvaney <kaymulvaney7kgmail.com>wrote: Dear Raquel and Craig, In follow up to our earlier email today regarding the assumption of responsibility for any issues to our home and others as a result of project caisson drilling, we have continued to do our due diligence regarding this matter. We have had detailed conversations with structural engineers, builders as well as key players in the Aerie project. We believe the following issues are of critical importance: Regarding Insurance: After further research we are requesting that you provide single insurance in the amount of 25M to cover all the neighbors. Aerie drilled 38 caissons to a depth of 50 feet(similar to your project) and they saw the necessity and advantage to doing this. We strongly recommend that you do the same. Regarding Vibration Monitoring: Needs to be a reputable company with the latest equipment. Who is the company that you will be using? The firm should be independent of the builder and paid by either you or the architect. Reports should be provided to neighbors to assure that the guidelines for vibration are being adhered to and any incidents can be analyzed. Regarding Caisson Drilling Contractor: 2 Planning Commission -April 6, 2017 DItem No. 3g Additional Materials Received Needs to be a reputable company with extensive experien� sgnl&esidence variance (PA2015-224) this type of project. What is the name of the company that your builder will use? Our advice from structural engineers is that the drilling is slow and steady. If they adhere to a slow process the risk of damage is lowered significantly. Regarding Pre Construction Assessment: There needs to be a record of condition of homes and foundations prior to commencement of construction by a professional company. This should include videos and still shots of every area of the home including foundation and interior spaces. This document will serve as the reference should damage occur. The insurance company you purchase a policy from would likely will preform this task. Raquel and Craig, as we stated we no longer object to the design of your home based on the revised plans that were submitted and commend you for your willingness to make modifications. However, this is a substantial issue that must be resolved and we hope you will take proactive steps to do so in order for this project to move forward. We will forward this to the Planning Commission as well. Thank you for your consideration of these issues. Regards, Brian&Kay 3 Planning Commission -April 6, 2017 Item No. 3h Additional Materials Received Dawson Residence Variance (PA2015-224) Biddle, Jennifer Subject: FW: DAWSON Project: 2741 Ocean Boulevard;Tomorrow Night's Planning Commission Hearing Attachments: LPN K Brandt-B Wisneski City of Newport Beach 4-5-17.pdf Importance: High From: Denise Coury [mailto:dcoury@nokesguinn.comj Sent: Wednesday,April 05, 2017 5:11 PM To: Brandt, Kim<KBrandt@newportbeachca.aov>; Wisneski, Brenda <BWisneski@newportbeachca.aov> Cc: Nova, Makana<MNova@newportbeachca.Bov>; Campbell,James<JCampbell@newportbeachca.gov>; Larry Nokes <Inokes@nokesquinn.com> Subject: DAWSON Project: 2741 Ocean Boulevard;Tomorrow Night's Planning Commission Hearing Importance: High Dear Ms. Brandt and Ms. Wisneski, Attached please find letter correspondence to you in connection with the subject matter. Thankyoul Denise K. Coury Office Manager Nokes -N. QUi.nn S A. W V r P 5 Nokes& Quinn,APC 410 Broadway Street, Suite 200 Laguna Beach, Ca 92651 0: (949) 376-3500 F: (949) 376-3070 1 Planning Commission -April 6, 2017 Item No. 3h Additional Materials Received Dawson Residence Variance (PA2015-224) N_okes Quinn L A W Y E R S April 5, 2017 VIA ELECTRONIC MAIL ONLY Kimberly Brandt Brenda Wisneski Community Development Director Deputy Community Development Director CITY OF NEWPORT BEACH CITY OF NEWPORT BEACH Re: Dawson Project: 2741 Ocean Boulevard, Corona Del Mar Dear Ms. Brandt and Ms. Wisneski: In connection with tomorrow night's Planning Commission hearing on the above referenced project, this letter is to inform the City of Newport Beach that my clients, John and Kathy Hamilton, property owners of 2735 Ocean Boulevard, regrettably but necessarily remain opposed to the Dawson project. Attached you will find recent communications regarding the project. Understandably, the Hamiltons' opposition to the Dawson project has been solidified by Raquel Dawson's response to the Hamiltons. I am also forwarding Brian Mulvaney's forwarded email, as he received a similar response from Ms. Dawson. After reading these recent communications, the Hamiltons have no confidence that their recent and extensive efforts to work out an accommodation on this matter were of any use and that the Dawsons will proceed with the commitment the Hamiltons believe they had made. The Hamiltons are pleased to support the Dawson project, provided they receive assurances that all conditions, as outlined in the Hamiltons' April 4a' letter to Ms. Nova, are met. Without these assurances, the Hamiltons cannot support the project and request a continuance of this hearing to allow the parties time to come to an agreement. Very truly s, Laure ce P. Nokes Attachments cc: Clients Makana Nova James Campbell Nukes & Quinn • A Professional Corporation 410 Broadway, Suite 200, Laguna Beach, CA 92651 • Phone, 9491376-3500 • FAX 9491376-3070 weosite www_nokesqulnn.com Planning Commission -April 6, 2017 Item No. 3h Additional Materials Received Dawson Residence Variance (PA2015-224) Quinn April q. 2017 t A w v E F 5 VIA ELECTRONIC AND FIRST CLASS MAIL Makana Nova, Associate Planner Ci ry or--'NEWPORT BEACII 100 Civic Center Drive Newport Beach, CA 92660 Re: Danson Project: 2741 Ocean Boulevard, Corona Del Mur• Dear Ms. Nova: My clients. John and Kathy Hamilton, requested that I forward to you their letter r Ic to the Dawson project. I am also forwarding a courtesy copy to the Planning Commissioners. Best regards, i I Laure cc P. Nokes LPN/dkc cc: Clients James Campbell Planning Commission Planning Commission -April 6, 2017 Item No. 3h Additional Materials Received Dawson Residence Variance (PA2015-224) HAMILTON April 4, 2017 Ms. Makana Nova Associate Planner City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 Dear Ms. Nova: My wife and I have been in conversations with the Dawsons relining to the proposed application. The Dawsons have made efforts to alleviate our concerns and, for that, we are gralel'ul. The lollowing assurances have been made to us by the Dawsons, which, if complied with. would make their project acceptable to us: 1. No portion orthe structure shall exceed the rear building line ofthe existing shucture. (l he "rear building line" does not mean the existing "deck rail line"), 2, The Dawsons will provide an insurance policy for $10,000,000.00 insuring our propert) against all hazards relating to or arising out of the construction; 3. The Dawsons will provide thorough video documentation of the pre-construction condition otour property and all structures thereon; 4. The common garage wall between our home and the Dawsons' home will not be disturbed or damaged; and 5. The Dawsons shall submit a construction management, staging and parking plan that will insure there he no cons(ruction-related parking in China Cove or in front of our home on Ocean Boulevard. If all of these conditions are met, we will withdraw our objections to the Dawsons' prQjcct. 11 not, we reserve all of our rights to contest the project, including all variances and issues relating to privacy, view and loss of enjoyment, as well as the right to appeal any Planning Commission decision(s) to the City Council. Sincerely, koh ane <athy Ilamtlton 2735 Ocean Boulevard . Corona Del Mar . California 92625 Planning Commission -April 6, 2017 Item No. 3h Additional Materials Received Dawson Residence Variance (PA2015-224) From: John Hamilton <johnw.hamilton@gmail.com> Sent: Wednesday,April 5, 2017 1:10 PM To: 'Raquel Dawson' Cc: mnova@newportbeachca.gov Subject: Ocean Blvd Hi Raquel and Craig As we both know tomorrow night is the Planning Commission meeting and Kathy and I want to be in a position to support you and Craig. We believe that we clearly and fairly laid out our position and requirements for support in the letter to you that we have forwarded to the staff and the Commissioners. It is VERY IMPORTANT that we know TODAY that you have accepted our terms. I will be under an anesthetic tomorrow(for a procedure)for a good part of the day and will not be able to communicate with you. I am planning on attending the meeting, but we need some resolution now. We want to move forward. We felt after our meeting that you were agreeable to our needs, but please know that all of the five points are non-negotiable. If we receive, in writing, your acceptance of these terms today, we will notify the Commission accordingly and will support you. Among the five points is the need for an insurance provision of $10,000,000.00 against any damage or destruction of our property commencing upon demolition and ending upon final inspection. We have consulted with a structural engineer who is VERY knowledgeable of our property, the area and your geotechnical situation. He confirms our concerns, needs and reservations and also highly recommends this insured coverage. We have grave reservations relating to our foundations completed in 1970 and our wine cellar within,that contains wines collected over the past 45 years, many of which are not replaceable. Yours sincerely,John and Kathy Thank you, JWH Johnw.hamilton@gmail.com i Planning Commission -April 6, 2017 Item No. 3h Additional Materials Received Dawson Residence Variance (PA2015-224) From: Raquel Dawson [mailto:dawson.raquel@gmail.com] On Behalf Of Raquel Dawson Sent: Wednesday, April 05, 2017 1:18 PM To: John Hamilton; Kathy Hamilton Cc: kkramer@newportbeachca.gov; pkoetting@newportbeachca.gov; Peter Zak; Dunlap, Bill; Bradley Hillgren; rlawler@newportbeachca.gov; Weigand, Erik; Nova, Makana; James Campbell Subject: Follow up to your recent letter Hello John and Kathy, Craig and I received the letter, your lawyer Lary Nokes, sent to Makana on your behalf. While we are pleased to hear you acknowledge the efforts we have made to alleviate your concerns related to our proposed new home at 2741 Ocean Blvd., I was surprised and extremely disappointed to see that you claim we or I gave you assurances that are absolutely incorrect. Given your comments about wanting to be good neighbors and that we just spoke in person only two days ago, I am shocked you could make such a material misstatement. This is not how good neighbors should treat each other. We are deeply disappointed that despite all our efforts to speak with you and try and repair our neighbor relationship as you said you wanted to do, we end up seeing a letter forwarded by your attorney not accurately reflecting our conversation. We have always said we can end up having an honest disagreement and you could have simply said these are my requests in order to support the project. We do not think it is helpful, neighborly, or reasonable to state that we gave you assurances that we clearly did not. Please see my note to you following my conversation with you. Also, I had a chance to discuss your requests with Craig. We discussed your requests. Our decision to not provide you a personal insurance policy has not changed. We will not be able to accommodate this request. As mentioned before, our project will be insured. Your insurance company will be able to address claims through subrogation. You were happy with the plans when we met so I don't understand what your first request is about. The"common wall"is a new concern you have brought up and as I explained to you when we met, it needs to be investigated. How can we give you any assurances on a wall that does not legally exist and we know nothing about besides your claim it exists? The video taping is something that can be discussed if you are willing to support our project and lastly, our construction management plan has been submitted and reviewed by the city and public works. Sincerely, Craig and Raquel t Planning Commission -April 6, 2017 Item No. 3h Additional Materials Received Dawson Residence Variance (PA2015-224) From: Brian Mulvaney [mailto•bomulvaneyAicloud coml Sent: Wednesday, April 05, 2017 9:14 AM To: John Hamilton Subject: Fwd: Foundation Issues Just to keep you informed. Unbelievable. Sent from my iPhone Begin forwarded message: From: Brian Mulvaney <bgmulvaneyna.icloud.com> Date: April 5, 2017 at 7:31:05 AM PDT To: Makana Nova<mnova(7a newortbeachca.eov>, campbellknewoortbeachca.gov Cc: Kay Mulvaney <kavmulvaney7(a).grnail.com> Subject: Fwd: Foundation Issues Apologies for the additional a mail but please add to the file to be considered by the Commissioners for this weeks meeting. This is a significant issue and at this moment there is an unwillingness by the Dawson's to provide transparency into the process or provide assurances to the neighbors. If there is not movement on this issue, we will be making a statement at the meeting during open comments and requesting the Commissioners delay action until this matter is resolved. Sent from my iPad Begin forwarded message: From: Brian Mulvaney <hgmulvane @me.com> Date: April 5, 2017 at 7:22:14 AM PDT To: Raquel Dawson<Raquel.Dawson(a�chicaQobooth.edu> Ce: Kay Mulvaney<kaymulvaney7@ mail.com> Subject: Re: Foundation Issues Hi Raquel, The insurance is available as a rider and Aerie purchased such a policy. Brion Jeannette has graciously offered to speak with your architect and walk him through the issue. We would strongly advise you take advantage of this. We are disappointed that you are unwilling to provide us with the names of the drilling contractor, monitoring company and the procedures that will be in place. Regards, Brian & Kay Sent from my iPad Planning Commission -April 6, 2017 Item No. 3h Additional Materials Received Dawson Residence Variance (PA2015-224) On 04 Apr 2017, at 18:56, Kay Mulvaney <kaymulvanev7 a gmail.com>wrote: Dear Raquel and Craig, In follow up to our earlier email today regarding the assumption of responsibility for any issues to our home and others as a result of project caisson drilling, we have continued to do our due diligence regarding this matter. We have had detailed conversations with structural engineers, builders as well as key players in the Aerie project. We believe the following issues are of critical importance: Regarding Insurance: After further research we are requesting that you provide single insurance in the amount of 25M to cover all the neighbors. Aerie drilled 38 caissons to a depth of 50 feet (similar to your project) and they saw the necessity and advantage to doing this. We strongly recommend that you do the same. Regarding Vibration Monitoring: Needs to be a reputable company with the latest equipment. Who is the company that you will be using? The firm should be independent of the builder and paid by either you or the architect. Reports should be provided to neighbors to assure that the guidelines for vibration are being adhered to and any incidents can be analyzed. Regarding Caisson Drilling Contractor: Needs to be a reputable company with extensive experience with this type of project. What is the name of the company that your builder will use? Our advice from structural engineers is that the drilling is slow and steady. If they adhere to a slow process the risk of damage is lowered significantly. Regarding Pre Construction Assessment: Planning Commission -April 6, 2017 Item No. 3h Additional Materials Received There needs to be a record of condition of homesDawson Residence Variance (PA2015-224) and foundations prior to commencement of construction by a professional company. This should include videos and still shots of every area of the home including foundation and interior spaces. This document will serve as the reference should damage occur. The insurance company you purchase a policy from would likely will preform this task. Raquel and Craig, as we stated we no longer object to the design of your home based on the revised plans that were submitted and commend you for your willingness to make modifications. However, this is a substantial issue that must be resolved and we hope you will take proactive steps to do so in order for this project to move forward. We will forward this to the Planning Commission as well. Thank you for your consideration of these issues. Regards, Brian & Kay I On Apr 4,2017, at 11:49 PM, Raquel Dawson <RMuel Dawson2chicagobooth.cdu> wrote: Hello Kay and Brian, Sorry for the late reply. I was up in LA visiting my mom. I spoke to our insurance broker and they have reiterated that they can not add individuals (neighbors)to our construction policy. We have not determined the appropriate amount of coverage. This will be a discussion between our insurance company and financial advisor once plans are approved and construction is about to begin. Vibration monitoring and drilling will be done by reputable, top notch companies. Everyone on our team is reputable and top notch. Sincerely, Raquel Planning Commission -April1 Item • 3i Additional Dawson Residence (PA2015-224) Dawson kb � Aoki .Ha 1 �'%rt •• � 1 R lit � + Planninglkafm� .MAL Commission • Hearing p April 6, 203.7U .z S VA2015-005 •A • <r Fo aN Planning • •n -April 6, 2017 Item No. 3i Additional Materials Pres ed at Meeting Dawson ResidenceVa •1 Introduction � Variance No . VA2015 -005 ( PA2015 - 224) to allow portions of anew single-family residence to exceed the height limit and to allow retaining walls, a garage, and balcony terrace above to encroach into the so-foot rear setback along Way Lane. If approved, rescind Variance Nos.VA653and VA1137 Previously considered by Planning Commission on February g, 2017 Project Location Corona del Mar, China Cove ■ 2741 Ocean Boulevard Planning Commissior6, 2017 Item No. 3i Additional Materials Pres d Meeting Dawson Residence Va15-224) Vicinity Map r_ aclFo Kt J) •J ay C a T ea / O ? O t �v ! q f A 1 Subject erylry '. of Property i } '_•7A `�. / vel. y V r � 9Be � M1; '1916' O°O.' 191C j� 0 P � OCF4N HLVD .y♦ �wB � Ma tate N141, tp �j Bl qCN 114M{+ Planning Commission -April 6, 2017 Item No 3' dditional M erials Presented at Meeting d' Variance (PA2015-224) Planning Commission Feed February 9, 203.7 Revised project design per staff recommendation Storypoles Construction management • . Planning Commission -April 6, 2017 Item No. 3i Additional Materials Presented at Meeting Dawson Residence Variance (PA2015-224) Revised Project Plans Planning Commissioi It �'� °�`�"� � �� � i�� 4 IIIIIIIIIIIII�►�IIII 71R 1� l( Panning Commission -April 6, 2017 Item No. 3i Additional Materials Presented at Meeting Dawson Residence Variance(PA2015-224) Floor Plan : Level One I Mil;�; Vii ;C - �-.�► -- � �o:_■.t ..�.- � iii i . Iii 1 Panning Commission -April 6, 2017 Item No. 3i Additional Materials Presented at Meeting Dawson Residence Variance(PA2015-224) Floor Plan : Level Two J ✓ i p 11 �.•- , ILII MISSIONS -lolrti� r oil �, — ✓�!L�CGfl6ltl�G I, Panning Commission -April 6, 2017 Item No. 3i Additional Materials Presented at Meeting Dawson Residence Variance(PA2015-224) Pool Area Panning Commission -April 6, 2017 Item No. 3i Additional Materials Presented at Meeting Dawson Residence Variance(PA2015-224) Floor Plan : Level Three Was MW -r - ■ „,�Y Planning Commission -April 6, 2017 Item No. 3i Additional Materials Presented at Meeting Dawson Residence Variance (PA2015-224) RearSetback Planning Commission -April 6, 2017 Item No. 3i Additional Materials Presented at Meeting Dawson Residence Variance (PA2015-224) Floor Plan : Level Four 1 !I J S =Np -_ 0 MOWN �� WN �4: I - lillil„ _ _.!Illllllllll,lli�lii � �� II ---------- .Illll��llly�li��, 1 _ it III�IIIIIIIIIII III I I , I i� ■ II■ ■■ .n ■■■■ ..,_.■■■■ 111 � IIIIIIII ■■ `■■ ■■ �� II■■ ■■ !I!!!�I! ■ ■ III I� . . !!!!!II ■■ I■■ I �� 1_ ■■� moss ■■■■■■ III ! 1111111 ii =:Iii tl�llll�lllllll �I ■c■■ I■■■■ I.. uuui In I I� IL nnin9 Cokmi 91 di of M4teriala P. . . ID ideN f K p I, 1 v s � •vvv vv /V >�' vv '.0 _._.: / vv vvv-•� \vv` \ - vvv qqr Al • rV�h� v � i � B `�g ♦axmxe�. vv v m vv vv 9)1 // 1 ', 011l IA 4•rMfl / iYA.ID / ;/ ` x �� Y o f v q v v r vvvv V� _ � v v 1 woo • v I i ` vv a l vv • Lw a .. v A•P/E BT/RI91®sa.we iEb1 - .% F ` 1 NMT LAK earAdlllm M!b!f y Planning Commission -April 6, 2017 Item No. 3i Additional Materials Presented at Meeting P ro j e ct S u p e r i rn posed with Dawson Residence Variance (PA2015-224) Existinq Buildinq Envelope Existing house to be removed N 1 111 1 Panning Commission -April 6, 2017 Item No. 3i Additional Materials Presented at Meeting Dawson Residence Variance(PA2015-224) Story Poles Planning Commissior - pn6, 2017 Pytem o. N Additional Materials Pres ed at Meeting roject uperimposed with Dawson Residence Va 015-224) iExistng Building Envelope Existing • to be • • Planning Commission -April • 2017 Item No. •• • -• at Meeting Dawson Residence (PA2015-224) View Impact /I� Y1. > � _ t.wr cc evrnV;s foure - S•G�dd k YNCT laEF+ds Gcw,eµf � '� NZF/69AaW VIEAI1A~,s7wy . p Panning Commission -April 6, 2017 Item No. 3i Additional Materials Presented at Meetinq Dawson fKeslaence II L. asmaw Existing Building I v7 z_=fie'■ .�'! ' -.- - - - ' .'�Lh .g`s�o-;M3... - i ii ii ■ o ------- _ � . . Planning Commission -April 6, 2017 Item No. 3i Additional Materials Presented at Meeting Dawson Residence Variance (PA2015-224) Construction Management Plan Planning Commission -April • 2017 Item No. •• • -• at Meeting Dawson Residence (PA2015-224) Construction Management Plan ■ Prepared by Corbin Reeves Construction and submitted on March 31, 2017. ■ Details timeline/phasing, construction parking, site access, water quality, and vibration monitoring for the project . Planning Commission -April1 Item No. 3i Additional Materials Pres ed at Meeting Dawson ResidenceVa •1 Public Comments � 8 additional public comments (all expressing concern before modified plans were submitted ) Concerns raised : ■ Structural integrity of homes ■ Insurance policies for construction ■ Common wall condition between properties ■ Bulk/scale of home from Way Lane Planning Commission -April • 2017 Item No. •• • -• at Meeting Dawson Residence (PA2015-224) Suggested o NO . ■ " Priorto issuance of building permits, shoring and structural plans shall be prepared by a Civil Engineerthat demonstrate that the structural integrity of adjacent and neighboring structures will not be impacted . During demolition, the Engineer of Record will provide an inspection and accompanying letter to the Building Official ensuring that adjacent structures are not affected . " Planning Commission -April • 2017 Item No. 3i Additional Materials Prese .LLed at Meeting Dawson Residence "1`1 •1 CEQA/ Coastal Review 1p CEQA ■ The project is categorically exempt under Section 15303, of the California Environmental Quality Act (CEQA) Guidelines - Class 3 (New Construction or Conversion of Small Structures) . Class 3 exempts the construction of limited numbers of new, small structures, including one single-family residence. Coastal A to-day categorical exclusion order was filed to the California Coastal Commission on January 26, 2017, contingent on the approval of the Variance. The to-day notice period ended on February 5, 2017. Planning Commission -April1 Item No. 3i Additional Materials Pres ed at Meeting Dawson Residence Va 1 Recommendation Conduct public hearing Approve variance as requested . Remove fact in support of Finding E1. Add condition of approval as identified in the staff report memorandum . Planning • •n -April 6, 2017 Item No. 3i Additional Materials Pres ed at Meeting Dawson ResidenceVa •1 Next Steps If final action is taken, appeal period expires April 20, 2017 . If no appeal, proceed to final design, permitting and construction . MD0351-garage 5'2" setback, no nO height relief L •� ► VA884, VA1055, boo and VA1126- ti h y� garage 2,6„ b PJ setback, height 3' .y below top of curb b W r+ N 0 f� VA2014-005-garage 0' setback, height at top of curb a MD970- 8' retaining w, wall 0' setback, existing home ? exceeds top of curb Bpi 11a \a. VA876-garage setback 2'6", height limited to top of curb ry rya a (although existing exceeds ' ti til this height) a ti VA653-garage setback Q 2'2", height 12" above top of curb VA1137-height of addition b� limited to top of curb Planning Commission -April 6, 2017 Item o. 3i Additional Materials Presented at Meeting Site Photo : Existing Deve dpMeht (PA2015-224) at Northwest Corner l , r4 1 Planning Commission -April7 Item No. 3i Additional Materials Presented at Meeting Dawson Residence Variance(PA2015-224) t 1 't 1 T r For more information contact: Makana Nova, Associate Planner 949-644-3249 mnova@newportbeachca.gov www.newportbeachca.gov 11 ommission -April 6, 2017 INDEX Item No. 3j Additior ials Presented at Meeting a Dawsor Is en a Variance (PA2015-224) Dawson Residence w - u gull.rJ 2741 Ocean Blvd. Corona del Mar,CA 92627 NOTES VICINITY MAP PROJECT DESCRIPTION PROJECT DATA CONSULTANTS q NOW ^'�_d`�__ - 'ems.17S.kBeX47� ••••• w w .mq REVISION LOG _ T ( .L I � K-7 R .. r I i 11 ommission -April 6, 2017 Item No. 3j Additio ials Presented at Meeting Dawsor a Variance (PA2015-224) S 1l�itle9 hoeebheeeemed s � C ;p,. — 1111 111 1 � ,- -. r "r gig �� r, l zne L)ci;ir�l Phorogr`p' Bh.d s Lie Mcrged Models F—Extifing heeeeb berms, mmmms nu ryp ,,._„ ,•IIi01U"'t! dlltlU'P'°l �_ tU: !MI 1�� a JIFIO Way Lane Merged Models lion. M1 a a n -• d1Y dillX11' Illi n 1 Way Lane Proposed Residence �a T.2 11 ommission -April , 2017 Item No. 3j Additior ials Presented at Meeting .. • - 115-224). Ir rA" ���'ef - / >,.,,:�.-_ 'IIIIIIP""'I�nllll�llul�.- ,;:. ' �illlllilllli it NIII�"'illll'iiiil 11 ommission -April 6, 2017 Item No. 3j Additior gals Presented at Meeting Dawsor Is en a Variance (PA2015-224) wpm u .5 .qi Ocean Blvd.Original Photograph(Rig it) Ocean'-ilvd.Original Photograph(Left) y C�'.r:^^ 7 Existing hoY to be 1®oved N 5 Existing hoax w be moved 'n l -ALM- title n c i 5 Y dr O \ Ocean Bh'd.Both Houses � �c u Existing 1aueembermov4 ami ----�---- Existing house in be�ovcd m n Q q^8 n I I! In Ocean Blvd.Proposed Ac.u. EI r,J.1 ,enI t .:.,;ace T.4 I ommission -April 6, 2017 Item No. 3j Additior gals Presented at Meeting sor Is en a Variance (PA2015-224) u .5 16, I _ i algg Proposed Neighbor Side Window View -1.` Nei!,hbcr Deck Photograph Nrighbor Dmk&Window - II+^\\ �� lei 11 I y I f L n Z � 'f• / /' Lr` Fx vr,ho sew h mmovcd 'nrn Pph :;.�0�;rd•2y � VNO,tgy►G Ma< v B 6 9 {..�4Pa~m•�^.. ._ GdrG.. B .tYw.Y, =_N^.u��� �-y V i� __ 7 NEiewaroe vwe✓i..To - Aid X Neighbor View Study `I T.5 h mmission -April 6, 2017 r al a als Presented at Meeting -on s' a Variance (PA2015-224) r ..., all 16,42`6 OC IAM1 a4l W 1!MWfII[ I- zs m d1 © 7 c' \rn m°rwn°ais,wnae E - - _ y I V 1 . _J y Level One Level Two P a a rl - � 9 ---------' AFro> E u a I Level Tluee Level Fou[ sq, I mmission -April 6, 2017 tem No. 3j o a e als Presented at Meeting Dawsawson s e Variance (PA2015-224) (t u°a ohne (m avoid ovdappiog) c� 61 a _ 4EG. a' I qt 30. L _ . { _ 7.5'bdow 2A'mex. �k7 H v vt wya L > B. U :� ti79& edge m (x7.9 ec.) a - - - 1 75'bdomw m mc.—„ fidget BmB(3d,. ), y. L! r I< _ Level One Aro.-1,759eq.R I // Level Two Ales=97 sq.R e i Open Vohmm Arta Requirtmmu: i CakuWim:(q.R) I.Minim,m of 15%of Buju'ld�k Lot Arta. Hdldabk Area: 6.g13 2.7.5'under to 24'-mec height limit ohuvvi Elm. Ls%: LB22 C . 3.5'mites.fmm adjovdng wall'. I Level Otle: 1,759 0$ e.Open on et leant one side. Level TWO. 97 Level Tb.- 1p67 Bd ebmwh o abo v�eofTwve level Four. 77 avoid ovdeppkg) i � _ ToW:(camPlka)3ABB Ed m Lewd One above IIS � I �-.. (to avoid overlapping) � - f I L - - - s 71 °..o .,w<.•• I 1 orb"�li / I - ✓� / ...... Levd Throe Aron=1.467 eq.R Level Fora Arae=77 sq.R L / / I[S / mmission -April 6, 2017 Item No. 3j Addition 1 ri ils Presented at Meeting Dawson i n a Variance (PA2015-224) 114 .y❑I L a{ dY L L @Offq y •�5 6 'pwT �- - "Pr x' - - a. v � w_w /- I Ell i / L n QF S M r Ite _ anr -� I mmission -April 6, 2017 Item No. 3j Additi I er als Presented at Meeting Dawson s' en Variance (PA2015-224) " � I w 1 Q , L - 1 � a � sae A2.1 I mmission -April 6, 2017 Item No. 3j Additi I er als Presented at Meeting Dawson s' en Variance (PA2015-224) � I i i .a I I i i Y.K L--- i A2.2 1i mmission -April 6, 2017 Item No. 3j Additial a als Presented at Meeting / I Dawsons e Variance (PA2015-224) / / I / I s i / ... , l a E}€ FN Le ifm - I n II i .or. � r:.�ry v •_ ; oral — � i i t '; ❑Au° > ....... A2.3 . a 1i mmission -April 6, 2017 Item No. 3j Additial a als Presented at Meeting / Dawsons e Variance (PA2015-224) / I / I s / I 6 / a ll fir ---------- ----------- { .I n� 1 N 11 q •, v ORO Previous proposal �,m.�a ...,.... A2.4 Ii mmission -April 6, 2017 ° Item No. 3j Additi a\�/e als Presented at Meeting Dawso s ea Variance (PA2015-224) n� Y �?p p05o otN / S O16 00 � L4' ( aKil>I --_ _ 1 \ , � e- / I - J I _ N40 0000E 9525 ov . I - _ — �(� - 5fi e�i. - e � A i v fide ,� I p .may `$ —";� 1 j •d :.nixb w HATAiES POR IONS C ev .ab�n r.av 2a• 3� 2 _ v AN'JVE FSA91.^v,®GRADE fEbJ /� � wIXtsT CASE ES-PB�i9�El bPADP' WL 1 �-P -� bwono+Ar RoaF sivib�cu_arts u 19 / b. y L *� o A2.5 I i mmission -April 6, 2017 ' Item No. 3j Additi al ei als Presented at Meeting B3f°iY3d -- -- -------------------- l ml� Dawson s' a c 3 Variance (PA2015-224) - _ s L7;"� �.""� ;.....moi � •- - �� �\\ � a f- Section AIn- In - e dV - amf - c 0 8 A3.1 I i mmission -April 6, 2017 r Item No. 3j Additi al�lygate als Presented at Meeting Daws' a c 3 Variance (PA2015-224) _ :v.n .e 3 4�-�--7 61� 8 swt m B-B r _ r REE �.- ill rw.m.i y r aww C� r " N - KP/.ly%M n ICRAMX Qi m F —s5 e� If U ,3 .2 Sectim D-D Section C-C I nning mmission -April 6, 2017 Item No. 3j Additi als Presented at Meeting Dawson an Variance (PA2015-224) Front Elevation _ _ J Y '1W 9q. AIF + - fit Front Yard Retaining Wall Elevation v ami aW� wvatbn Mtw NWM� Via' ;:.ice.-�a�....,.a.. �'ns�:sr:.,�®.r.�• ....,. � .,�.. ew SEq, -7M 1 57i MENEM xw Mr .z^s-�—a:a� r��a .^^^,^.� .rt:sa>•�q��� ...^ ae� sr..,.. -."` m.� ...m.... .,... stM,. b mmission -April 6, 2017 Item No. 3j Additi als Presented at Meeting Dawson em Variance (PA2015-224) I WW Q / a l ' V J Left Elevation c - - ami Wvvibn MlN flWMv 'x.w..^,CdS� .r ry......:.....���s.... m3•�'•�� �.'9i.`S'.`:.�.s.s..r.S.a<:�...'^.a.�..v.•..-...�..e�v�.:..e..w..«u.•i.a Via' ;:.ems.-�a�....,.a.. �'ns�:sr:.,�®.r.�• ....,. � .,�.. �. ..,�. fEq, wig':? ...�^.d^.....,�.�a._„� ,.. s..�.. ..-.�..a'. — ...._ sem^ .._.. .,., . I inning mmission -April 6, 2017 Item No. 3j Additi als Presented at Meeting Dawson an Variance (PA2015-224) ,4 a1; _ y Rw Elevadon ami Wvvibn MlN IM•Mv Via' .�.-�a�....,.a.. �'ns�:sr:.,�®.r.�• ....,. � .,�.. �. ..,�. fEq, i=Wil�a wig':? WfM WNFWZO—llil A4.3 PIE mmission -April 6, 2017 Item No. 3j Additic In 1 ri als Presented at Meeting Dawson s' en Variance (PA2015-224) ri _ e r-� _ oy 151 ^^a 8( ey _ _ I I' III I f lir ~ e, \ > u Right Elevation µ af° m< oAS Ne.allon nolnn IMNMn r"^. ��"��.`S:dS` wee.L`.£".W._.�"".YY.kC%a`1e^m•'�'uP.`._ "L'��.].^4.:"�L^:.:'_mom-w'S^.:r...a....-_...a. ..a_.......�-. &'E.e ...2:.�"�2`o..C".^�-'•" m.:@S.w�,��K"C�.tip. _ .._._ eeum •�.�..���,.- �m�m'e».��.'9'.,.. .s'snn��raaraasa�s 'a ....e �.... .e..,e .:�•,. ...� ....s. �. Inn 11 mmission -April 6, 2017 14 v fie— s —�� i o, •Item No. 3j Addition r1 als Presented at Meeting w.— --Dawson Fs en Variance (PA2015-224) 3 9 15 10 a P6.» i � k• 88 �s- m VAl1ET --7 - / a'w^a� k � � �•..._tea� - a; k, ys • 9.r w `. kt � . . 77 16 11 �. 7 3 LRiLarr ROOP TO VMLL PLA9R� LM a I�'�'P _I s GNIMI&Y LM s ccvn+lox 5 v 18 13 B 4 8 OnV AD3 Pla niia Commission -April 6, 2017 Itpm Hn 1i ArMition I Is Presented at Meeting Dawso R Variance (PA2015-224) vwwm rr aur,xe sera , S / ,:.. -- -- 'a:3 \ 6• ME _ WAY LA � SMZi _ by bP,�o ife4 utc tl_lS¢S Sh MS `< _ - ----. .__- - _. . w e 0 U wig P bug •nen G� OCEWBOULEVE� P. ' r—imission -April 6, 2017 ° nal i'¢Ok@ s Presented at Meeting xw„w x.x m �m dawsopRe CJ ariance (PA2015-224) ------------------ ADDIMMAL NOT S w� � G GTY OF NEWPORT BEACH NOTES taG�� 0 ld NDTE m coNTRACTOB EASEMENT NOTES w' �S}• C�@`GJ041h1 fM�h fiSf,l j:l �.a wm� wo.x...,,oxr. wov�srxawe _____W.'JID. /11A1 I A.�oq wv o %iELIMINABY EAPTHWOPN WANTIiIES v W E.r I w � ✓ � � �Y �ss�� T © P d tl f pa G ��u w. �, ,x� u C-Of mission -April 6, 2017 Iktenmlo. 3j q�Y81t'dnal I�jU s Presented at Meeting Dawson Re ariance (PA2015-224) v A e u OETPIurtT'B" /�DETAII p m p •°vu uu a mII mfm /R1-77'pry m w , woe Al 04 oPe.,,.wass ° P11El1MINARf CONSTPULTpN NOTES 1°" 0-w vs,w mea m m mm m m rem, ®-m mvewn�r.am rsrssw reve 8�m.Fwpe"AwYm1 wf_ rtaOs°e r U®e1maow° m mYmssm �T� g� o $g j ti 4 �=o� mission -April 6, 2017 •---- �-�•--.••�•-�•--�•L�-•�-- es,�,3y�d ''. I t¢Ok@ s Presented at Meeting awson�- e CJ ariance (PA2015-224) ME ffi������. wrmwwaertxrwaw�waruLwoxwxma - xoxera�w.wriawwmExr� &67QS.r -— ocEpN 0OULEVpgV o, ------------- - O O O .-.. � Baa rce uurvu 0 , O� mss- �,��/43 O r --------------------------------------- ... !"` O ' (p J yy.1 Q is O 'V T O O y Y . XPi Nore z s o qe O H � w _ nn n. F LEGEND v mission -April 6, 2017 Item No. 3j Additional at Is Presented at Meeting Dawson Re i e Variance (PA2015-224) I I s d 4 F.F. a 55' uwonooE e+_ee'— ------------ I I '- - . i I i 5 I ; sE�row .. 1 �