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HomeMy WebLinkAbout04_Sailhouse Development Residence CDP_PA2020-03407/25/19 CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT April 30, 2020 Agenda Item No. 4 SUBJECT:Sailhouse Development Residence (PA2020-034) x Coastal Development Permit No. CD2020-010 SITE LOCATION:2642 Crestview Drive APPLICANT:Brion Jeannette Architecture OWNER:Sailhouse Development, LLC PLANNER:Patrick Achis, Assistant Planner 949-644-3237, pachis@newportbeachca.gov LAND USE AND ZONING x General Plan Land Use Plan Category:Single-Unit Residential Detached (RS-D) x Zoning District: Single-Unit Residential (R-1) x Coastal Land Use Plan Category: Single-Unit Residential Detached (RSD-B) – (6.0 - 9.9 DU/AC) x Coastal Zoning District:Single-Unit Residential (R-1) PROJECT SUMMARY A coastal development permit to allow the demolition of an existing single-family residence and the construction of a new three-story, 3,868-square-foot, single-family residence with an attached, 635-square-foot, two-car garage. The project also includes additional appurtenances such as site walls, fences, patios, drainage devices, and landscaping. The design complies with all applicable development standards, including height, setbacks, and floor area limit, and no deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures of the CEQA Guidelines, California Code of Regulations Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2020-010 (Attachment No. ZA 1). 1 Sailhouse Development Residence (PA2020-034) Zoning Administrator, April 30, 2020 Page 2 Tmplt: 07/25/19 DISCUSSION Land Use and Development Standards x The subject property is located in the R-1 (Single-Unit Residential) Coastal Zoning District, which provides for single-unit residential development and is consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required and the property is not eligible for a waiver for De Minimis Development because the property is located within the Coastal Commission Appeal Area. x The property currently consists of one legal lot developed with a single-story, single- family residence. The neighborhood is predominantly developed with one- and two- story, single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. Three-story homes are allowed subject to certain development standards. x The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and parking as evidenced by the project plans and illustrated in Table 1 below. Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front 10 feet 10 feet Sides 3feet 4feet Rear 10 feet 10 feet Allowable Floor Area (max.)5,440 square feet 4,503 square feet Allowable 3rd Floor Area (max.)408 square feet 384 square feet Open Space (min.)408 square feet 858 square feet Parking (min.)2-car garage 2-car garage Height (max.)24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof x Vehicular access is provided at the rear of the property via a 20-foot City easement. A 10-foot portion of the easement is located on the subject property (and the other 10 feet is located on the property to the south). The access easement is utilized as an alley and no above grade structures are permitted in order to allow unobstructed vehicle access. 2 Sailhouse Development Residence (PA2020-034) Zoning Administrator, April 30, 2020 Page 3 Tmplt: 07/25/19 Hazards x The property is not located on the shoreline. The finished floor elevation of 13.90 feet based on the North American Vertical Datum of 1988 (NAVD 88) exceeds the minimum 9-foot (NAVD 88) standard by more than 5 feet. Impacts from sea level rise are not anticipated at this time for the 75-year life of the proposed improvements. x The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality x The property is not located within 100 feet of coastal waters. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather run-off and minor rain event run-off on-site. Any water not retained on-site is directed to the City’s storm drain system. Public Access and Views x Coastal Land Use Plan Policy 3.1.5-3 requires public access consistent with public access policies for any new development in private/gated communities causing or contributing to adverse public access impacts. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the project replaces an existing single-family residence located on a coastal lot with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. x The project site is located between the nearest public road and the sea or shoreline in the private community of Bayshores. Developed in 1941, Bayshores is a 258-lot single-family gated community located on the Lido Channel southwest of the Coast Highway and Newport Bay Bridge. The 39-unit Anchorage Apartment complex is also located within the community. The community is accessible from Coast Highway via 3 Sailhouse Development Residence (PA2020-034) Zoning Administrator, April 30, 2020 Page 4 Tmplt: 07/25/19 Bay Shores Drive, a private street. The shoreline is on the south and east sides of the community and consists of bulkheads and two small sandy beaches. x The residential lot does not currently provide nor does it inhibit public coastal access. Vertical and lateral access to the bay front is available adjacent to the Bayshores community at the Balboa Bay Club, approximately 1,800 feet from the subject property. Public access points to the shore can be found along Coast Highway and Castaways Park. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 3,868-square- foot, single-family residence, including an attached 635-square-foot, two-car garage. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants 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 hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. 4 Sailhouse Development Residence (PA2020-034) Zoning Administrator, April 30, 2020 Page 5 Tmplt: 07/25/19 Prepared by: BMZ/pda Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 5 07/25/19 Attachment No. ZA 1 Draft Resolution 6 05-14-19 RESOLUTION NO. ZA2020-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2020-010 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE WITH AN ATTACHED TWO (2)-CAR GARAGE AND ACCESSORY STRUCTURES LOCATED AT 2642 CRESTVIEW DRIVE (PA2020- 034) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Brion Jeannette Architecture (Applicant), with respect to property located at 2642 Crestview Drive, requesting approval of a coastal development permit. 2. The lot at 2642 Crestview Drive is legally described as Lot 62 of Tract 1014. 3. A coastal development permit to allow the demolition of an existing single-family residence and the construction of a new three (3)-story, 3,868-square-foot, single-family residence with an attached, 635-square-foot, two-car garage. The project also includes additional appurtenances such as site walls, fences, patios, drainage devices, and landscaping. The design complies with all applicable development standards, including height, setbacks, and floor area limit, and no deviations are requested. 4. The subject property is designated Single-Unit Residential Detached (RS-D) by the General Plan Land Use Element and is located within the Single-Unit Residential (R-1) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single-Unit Residential Detached (RSD-B [6.0 – 9.9 DU/AC]) and it is located within the Single-Unit Residential (R-1) Coastal Zone District. 6. A public hearing was held on April 30, 2020, in the Community Room at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code (NBMC). Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment. The exceptions to this categorical exemption under Section 15300.2 7 Zoning Administrator Resolution No. ZA2020-### Page 2 of 8 07-02-19 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. 2. Class 3 exempts the demolition of up to three (3) single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one (1) single-family residence and the construction of a new 3,868- square-foot, single-family residence, including an attached 635-square-foot, two (2)-car garage. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 5,440 square feet and the proposed floor area is 4,503 square feet. b. The proposed development provides the minimum required setbacks, which are 10 feet along the front property line abutting Crestview Drive, 3 feet along each side property line, and 10 feet along the rear property line abutting the alley. c. The highest guardrail is less than 24 feet from established grade (12.93 feet based on the North American Vertical Datum of 1988 [NAVD 88]) and the highest ridge is no more than 29 feet from established grade, which comply with the maximum height requirements. 8 Zoning Administrator Resolution No. ZA2020-### Page 3 of 8 07-02-19 d. The project includes garage parking for a total of two (2) vehicles, complying with the minimum two (2)-car garage parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 1. The neighborhood is predominantly developed with one (1)- and two (2)-story, single- family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development. Three-story homes are allowed subject to certain development standards. 2. The development is located on an inland property in a developed area approximately 450 feet from the bay. The project site is separated from the bay (the nearest body of water) by The Bayshore Apartment complex and Newport Marina, as well as several rows of residences. The finished floor elevation of the first floor of the proposed structure is 13.90 feet (NAVD 88), which complies with the minimum 9.0-foot (NAVD 88) elevation standard for new structures. The identified distances from the coastal hazard areas coupled with the 9.0-foot (NAVD 88) finish floor elevation will help to ensure the project is reasonably safe for the economic life of the structure. 3. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 4. A Construction Erosion Control Plan was provided to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of run-off and coastal waters derived by construction chemicals and materials. The project design also addresses water quality through the inclusion of a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City’s storm drain system. 5. Proposed landscaping complies with Implementation Plan Section 21.30.075 (Landscaping). A condition of approval is included that requires drought-tolerant species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 6. The project site is not located adjacent to a coastal view road, public access way, or coastal viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is at Lower Castaways Park, approximately 600 feet northeast, and is the project cannot be seen not from this vantage point. Finding: 9 Zoning Administrator Resolution No. ZA2020-### Page 4 of 8 07-02-19 B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: 1. The project site is located between the nearest public road and the sea or shoreline in the private community of Bayshores. Developed in 1941, Bayshores is a 258-lot single-family gated community located on the Lido Channel southwest of the Coast Highway and Newport Bay Bridge. The 39-unit Anchorage Apartment complex is also located within the community. The community is accessible from Coast Highway via Bay Shores Drive, a private street. The shoreline is on the south and east sides of the community and consists of bulkheads and two small sandy beaches. Public access points to the shore can be found along Coast Highway and Castaways Park. 2. The residential lot does not currently provide nor does it inhibit public coastal access. Vertical and lateral access to the bay front is available adjacent to the Bayshores community at the Balboa Bay Club, approximately 1,800 feet from the subject property. Public access points to the shore can be found along Coast Highway and Castaways Park. 3. Coastal Land Use Plan Policy 3.1.5-3 requires public access consistent with public access policies for any new development in private/gated communities causing or contributing to adverse public access impacts. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the project replaces an existing single-family residence located on a coastal lot with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No.CD2020-010,subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 2. The Zoning Administrator of the City of Newport Beach hereby finds this Project exempt from the California Environmental Quality Act pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not 10 Zoning Administrator Resolution No. ZA2020-### Page 5 of 8 07-02-19 damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 30 th DAY OF APRIL, 2020. _____________________________________ Jaime Murillo, Zoning Administrator 11 Zoning Administrator Resolution No. ZA2020-### Page 6 of 8 07-02-19 EXHIBIT “A” CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. The Applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 3. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 4. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control run-off. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 5. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 6. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 12 Zoning Administrator Resolution No. ZA2020-### Page 7 of 8 07-02-19 7. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 8. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 9. 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 Coastal Development Permit. 10. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 11. Prior to the issuance of building permits, the Applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 12. Prior to the issuance of building permits, the Applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 13. Prior to issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans. 14. Prior to issuance of a building permit, the Applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 15. Prior to the issuance of building permits, the Applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non- invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 16. 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. 13 Zoning Administrator Resolution No. ZA2020-### Page 8 of 8 07-02-19 17. Prior to the issuance of building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 18. 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 the current property owner or agent. 19. This Coastal Development Permit No. CD2020-010 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 20. 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 Sailhouse Development Residence including, but not limited to, Coastal Development Permit No. CD2020-010 (PA2020-034). 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. 14 07/25/19 Attachment No. ZA 2 Vicinity Map 15 07/25/19 VICINITY MAP Coastal Development Permit No. CD2020-010 (PA2020-034) 2642 Crestview Drive Subject Property 16 07/25/19 Attachment No. ZA 3 Project Plans 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 NORTHSCALE: 3/16" = 1'-0"DININGKITCHEN3-CARGARAGEOFFICE/BED. 4PAN.BATH 4POWDERWIC 4WET BARSPEED BUMPPALMCRESTVIEW DRIVEW.M.EW.M.W.M.F.F.E. 13.90 F.F.E. 13.90 ILE-SKY ILEX CRENATA 'SKY PENCIL'SKY PENCIL HOLLY15 GAL. NARROW EVERGREEN SHRUB TO 8 FT. SUN TO PARTIAL SHADE.THE FOLLOWING IS A COMPUTERIZED COUNT OF ALL SHRUBS. CONTRACTOR SHALL VERIFY THE FOLLOWING PLANT TOTALS AND NOTIFY THE LANDSCAPE ARCHITECT OF ANY DISCREPANCIES BETWEEN THE NUMBER OF PLANTS SHOWN ON THE PLAN AND THE TOTALS LISTED HERE ON.PAS-VIT PASSIFLORA VITIFOLIACRIMSON PASSIONFLOWERFIVE GAL.VIGOROUS VINE TO 15 FT. W/ DEEPLY LOBED RICH GREEN LEAVES. EXOTIC CRIMSON -RED FLOWERS ARE ABUNDANT.SCA-AEM SCAEVOLA AEMULABLUE WONDERONE GAL.SPRAWLING SHRUB / GROUND COVER W/ SMALL LIGHT GREEN LEAVES AND ABUNDENT BLUE FLOWERS.BEG-RIC BEGONIA RICHMONDENSISRICHMOND BEGONIAONE GAL. PERENNIAL TO 2 FT. GREEN LEAVES WITH RED UNDERSIDES. PROFUSE SALMON-PINK FLOWERS.CAM-ESP CANNA SASANGUA ESPALLIERESPALLIER CAMELLIA15 GAL.CAMELLIA THAT IS ESPALIER ON TRELLIS Turf area does not exceed 25% of landscape planting area (prohibited on slope areas and parkways less than 10 feet wide)75% of landscape area must be plated with climate adapted plants with an average WUCOLS plant factor of 0.3.Compost at a rate of four cubic yards per 1,000 square feet to a depth of six inches3-inch mulch layer applied to all planting areas (excluding turf areas)Automatic irrigation controllers with manual shut-off valvesStatement, “Owner to agree to comply with the requirements of the prescriptive compliance option to the MWELO).” BEG-RIC11 BRU-FLO1 CAM-ESP2 CAM-YUL2 CRA-UND5 GAR-VEI5 HEL-ARB 2 HYD-LAC1 ILE-SKY2 IMP-SPE19 LOM-CON31 OLE-DWF 6 OST-BAR 4 PAS-VIT5 PEN-LAN1 RAP-MIN5 ROS-ICE9 SCA-AEM3 GAR-VEI GARDENIA JASMINOIDES VEITCHI GARDENIA15 GAL. SHRUB TO 4 FT. FRAGRANT, DOUBLE WHITE FLOWERS. FULL SUN ALONG COAST, PART SHADE IN OTHER AREASIMP-SPEIMPATIENSEONE GAL. ASSORTED COLORS, EVERGREEN PERENNIAL TO 30”, COLOR ALL YEAR.IMPATIENSE SPECIESLOM-CON LOMANDRA CONFERTIFOLIA PALLIDA POM POM MAT RUSHFIVE GAL COMPACT MOUND FOMING GRASS-LIKE PLANT TO 20 INCHES BY 2 FT. WIDE. VIVID LIME COLORED FOLIAGE BRU-FLO BRUNFELSIA PAUCIFLORA ‘FLORIBUNDA’ YESTERDAY, TODAY, TOM. 15 GAL. SHRUB TO 6 FT. FLOWERS OPEN VIOLET, THEN TURN LAVENDER, THEN WHITE. ACID SOIL. FULL TO PART SHADE.DYM-MAR DYMONDIA MARGARETAEDYMONDIA 4"0.C. TIGHT MAT TO 3” W/ YELLOW FLOWERS, FOLIAGE LOOKS LIKE A MINIATURE GAZANIA.SYMBOL BOTANICAL NAMECOMMON NAMESIZE DESCRIPTIONTREESROS-ICE ROSA ICEBERG (CLIMBER WHEN SPECT.) ICEBERG ROSEFIVE GAL PROFUSE WHITE BLOOMING ROSE TO 3 FT, EXCELENT ON FENCES. (CLIMBING WHERE SPECIFIED)CAM-YUL CAMELLIA SASANGUA YULETIDE SASANQUA CAMELLIA 15 GAL. DEEP ROSE-PINK FLOWER ON COMPACT, UPRIGHT SHRUB TO 3’HEL-ARB HELIOTROPIUM X 'MARINE'HELIOTROPEFIVE GAL. SUB-TROPICAL EVERGREEN SHRUB TO 30" W/ DEEP DARK GREEN LEAVES W/ COBALT BLUE FLOWERS.RAP-MIN RAPHIOLEPIS UMBELLATUS ‘MINOR’ DWARF YEDDA HAWTHORNE 15 GAL. SLOW GROWING COMPACT UPRIGHT SHRUB TO 4 FT. W/ WHITE FLOWER CLUSTERS.AJU-REP AJUGA REPTANS ATRO BRONZE AJUGA 6"0.C.LOW GROWING GROUND COVER WITH BRONZE LEAVES AND BLUE FLOWER SPIKES TO 6”.CRA-UND CRASSULA UNDULATIFOLIA 'BLUE WAVE' BLUE WAVE RIPPLE JADE FIVE GAL. COMPACT DENSE SMALL SUCCULENT TO 2FT. W/ TWISTED BLUISH GREY LEAVES.GROUND COVERSYMBOL BOTANICAL NAMECOMMON NAME SPACING DESCRIPTIONHYD-LAC HYDRANGEA 'MARIESSI VARIEGATA'LACE CAP HYDRANGEA15 GAL.LARGE LEAVED SEMI-DECIDUOUS SHRUB TO 4 FT. LARGE FLAT CLUSTERS OF SMALLER BLOSSOMS. VARIEGATED LEAF EDGE.OLE-DWF OLEA EUROPAEA MONTRALITTLE OLLIE DWF OLIVE 15 GAL. DWARF OLIVE TO 3 FT. WITH BLUE GREEN FOLIAGE TAKES PRUNING WELL.SYMBOL BOTANICAL NAMECOMMON NAMESIZE DESCRIPTIONMAG-GEM MAGNOLIA GRAND. ‘LITTLE GEM’DWARF MAGNOLIA TREE 36” BOX EVERGREEN SMALL SCALE TREE TO 15 FT. W/ FRAGRANT, LARGE WHITE FLOWERS.EVERGREEN SHRUB TO 30". GREEN FOLIAGE, STAR-SHAPED RUBY RED FLOWER CLUSTER.PEN-LAN PENTAS LANCEOLATASTAR CLUSTERS PENTAS FIVE GAL.OST-BAR OSTEOSPERMUM BARBERIAE COMPACTUMPURPLE MOUNTAIN SUN DAISY ONE GAL.LAVENDER-PURPLE DAISIES ON A COMPACT MOUNDING SHRUB TO 2 FT. SHRUBSTREE PLANTING DETAILTWICE ROOT BALL WIDTH18" MIN.1. CLINCH TIE OR EQUAL (4 REQ'D)2. 10' LODGE POLE STAKES, STAKE SHALL CLEAR ROOT BALL BY 2" TREATED W/ COPPER NAPTHANATE, PLACE AT RIGHT ANGLES TO PREVAILING WINDS.3. VENTILATED TRUNK GUARD IN TURF AREAS4. TOP OF ROOT BALL TO BE 1 1/2" ABOVE FINISH GRADE.5. 4" HIGH WATERING BERM.6. 2" THICK MULCH LAYER. PER SPEC.7. FERTILIZER & MYCORRHIZAE TABS (SEE SPECS.)8. ROUGHEN SURFACE OF ROOT BALL PRIOR TO PLANTING.12345678NOTE: ALL TREES PLANTED WITHIN FIVE FEET OF HARDSCAPE SHALL HAVE A ROOT BARRIER DEVICE INSTALLED ADJACENT TO HARDSCAPE AREA. 2 XBALL DIA.SHRUB PLANTING DETAILNOTE: UNTANGLE MATTED ROOTS BY LOOSENING ALL ROOTS AT EDGE OF ROOT BALL WITH WATER FROM HOSE. DO NOT CRACK ROOT BALL..12345671. CROWN OF PLANT TO BE 1" ABOVE FINISH GRADE2. 4" HIGH TEMPORARY BASIN.3. 2" THICK SHREDDED MULCH DO NOT USE BARK CHIPS WHERE PLAN CALLS FOR MULCH COVER.4. FERTILIZER AND MYCORRHIZAE TABS (SEE SPECS.)5. BACKFILL MIX (SEE SPECS.)6. DIG HOLE A MIN. OF 1 1/2 X THE DEPTH OF THE PLANT CONTAINER7. COMPACTED BACKFILL PER SPEC.E L E V A T I O NLEGEND1. WALL OR FENCE2. EYEBOLTS: 3/8" DIA. EYEBOLTS IN LEAD SHIELDS, PROVIDE 6.3. FINISH GRADE4. 12 GA. GALV. WIRE: SECURE VINE TO WIRE WITH NURSERYMAN'S TAPE.5. ANGLE TRUNK OF VINE BACK TO WALL AND REMOVE STAKE & TIE.NOTE: WHEN PLANTING SEVERAL VINES ON ONE WALL, WIRE TRELLIS SHALL BE CONTINUOUS.VINE DETAILNON-ADHERING TYPE24" TYP.12345EDGE OF PLANTING2/3 O.C.SPACINGEQUALEQUALSPACING O.C.NOTE: ALL MASS PLANTED SHRUBS AND GROUND COVER SHALL BE PLANTED AT EQUAL SPACING (TRIANGULAR) UNLESS OTHERWISE INDICATED ON PLANS. SEE LEGEND FOR SPACING REQUIREMENTS. MULCH ALL PLANTING AREAS PER SPEC.GROUND COVER AND SHRUB SPACINGSPECIMEN TREE PLANTING DETAILLEGEND1. SPECIMEN TREE, 36" BOX OR LARGER2. BLACK PVC HOSE WITH 1/8" BRAIDED GALVANIZED STEEL GUY CABLE, USE GALVANIZED CABLE CLAMPS AND TURNBUCKLE, MINIMUM 3 GUYS.3. 1/2" DIA. X 2" LONG WHITE PVC WARNING DEVICE - TO BE INSTALLED IN PUBLIC AREAS.4. WATER BASIN- MINIMUM 4" DEPTH, MULCH TO 2" DEPTH AND DEEP WATER TREE IMMEDIATELY UPON PLANTING. REMOVE BASIN AT END OF MAINTENANCE PERIOD.5. FINISH GRADE, CROWN OF TREE MUST NOT BE PLANTED BELOW THIS LEVEL.6. AMMENDED BACKFILL MIX - SEE SPECIFICATIONS. TAMP AND SETTLE BACKFILL BEFORE PLANTING SO THAT TREE DOES NOT SINK AFTER PLANTING. BOTTOM 8" UNDER TREE SHALL BE WASHED SAND.7.TREE ROOTBALL - MUST NOT BE ROOT BOUND. LOOSEN ANY TIGHT PACKED ROOTS.TWICE ROOTBALL WIDTH10. MODEL 68 DUCKBILL EARTH ANCHOR WITH 1/8" BRAIDED GALVANIZED STEEL CABLE. INSTALL PER MFG. SPECIFICATIONS.11. ROOTBALL DEPTH PLUS 8" FOR WASHED SAND IF BEDROCK IS ENCOUNTERED DIG AN ADDITIONAL 18".12345678910119. FERTILIZER TABLETS - SEE SPECIFICATIONS8. EMPTY 3" DIAMETER PERFORATED PVC DRAIN PIPE FOR AIR AND WATERING, PLACE MIN. 3 PER TREE.12. 12" Ø AUGURED HOLE X 6' DEEPFILL WITH WASHED SAND.12NOTE: ALL TREES PLANTED WITHIN FIVE FEET OF HARDSCAPE SHALL HAVE A ROOT BARRIER DEVICE INSTALLED ADJACENT TO HARDSCAPE AREA. CAM-YULIN POT SUPPLIEDBY OWNERIISRIIRIRIRI7PLANTING PLANHLCYCYRIGVRIRIRMRMRMRMRMHPPPPPIHRIRIIIIIBFBRBRBRBRBRBRBRBRSLAWNLAWNLAWNGVGVGVGVIP.L.SIIIIIIIIIIIIBRBRBRPAS-VITHYD-LACBEG-RICILE-SKYRAP-MINHEL-ARBAJU-REPROS-ICEOLE-DWFMAG-GEMIMP-SPEBRU-FLOILE-SKYCAM-ESPBEG-RICPAS-VITCRA-UNDOLE-DWFOST-BARPEN-LANROS-ICEHEL-ARBSCA-AEMMAG-GEMLOM-CONGAR-VEILANDSCAPE ARCHITECTURAL PLANS FORSAILHOUSE (PAT PATTERSON)2642 CRESTVIEW • NEWPORT BEACH, CA 92663PH. (949) 939-1909info@sailhouse.comDATE:DRAWN BY:D.P.2-11-20© DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.DAVID A. PEDERSEN•INC.20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899L A N D S C A P E A R C H I T E C T U R ESHEET NO.OF - 8L-34 35 From:Christine Mathews To:CDD Subject:Sailhouse. Zoning Administrator Date:Wednesday, April 29, 2020 12:00:10 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Regarding Sailhouse development .address 2642 Crestview Drive Newport Beach An agenda for April 30 2020 at 10 a.m. My name is Christine Mathews, I reside at 2632 Crestview Drive Newport Beach California. I have been a resident bayshore's for 33 years. I love this community for many reasons however, I can see many changes being made that do not reflect the once Charming community. When we built our home we had to abide by very strict height limits which was perfect even for a much larger home. Why is it now not enough space? I strongly urge you to stop the madness and recend -your vote in favor of 3 story residences in Bayshores. The proposed Sailhouse residence at 2640 Crestview Dr., Newport Beach is next door to my property. This home will #1 block the sunshine from my courtyard and my home All of my outdoor plants are sun plants #2 take. Away my airspace #3 take away my privacy. Aren't I as a property owner entitled to these three things? I feel very violated and that my rights as a property owner had been taken away. This matter should have been voted upon by all residents and not just by the architectural committee. Of course I know that changes will take place that's called progress but at what cost? There are already some very lovely established homes. I don't see home values as improving living next door to a three-storey residence that looks down upon your property. Picture at three-story residence next to your home and see what you think. Most of you would vote nay! Thank you Christine Mathews 714-612-4203 Zoning Administrator - April 30, 2020 Item No. 4a Additional Materials Received Sailhouse Development Residence CDP (PA2020-034) From:Jeffrey Oderman To:CDD Subject:Sailhouse Development at 2642 Crestview Drive, Newport Beach (in Bayshores Community) Date:Wednesday, April 29, 2020 4:57:08 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. My wife and I have lived in the Bayshores community for 35 years. We are writing to express our opposition to City approval of the proposed 3-story residence at the property referred to above. This proposal was not adequately vetted before the Bayshores Architectural Review Committee ("ARC"). The ARC approved the project without making sure the plans were circulated to affected neighbors. We request that the plan be returned to the Bayshores ARC with direction to make sure all homeowners within 300 feet are given prior notice of a hearing AND the full scope and nature of the project (i.e., the 3rd story living area) is highlighted. Many homeowners in Bayshores are upset with the increased massing of homes on our small lots (mostly 40X100 feet) with minimal setbacks. We are particularly upset with the fact that 3-story homes are now being approved--under the radar. A proliferation of three-story homes will irrevocably damage the charming character of our neighborhood of 1- and 2-story homes, will create excessive massing on small lots, will encourage unsightly flat-roofed or hodgepodge design, will block light and air to neighbors, will reduce the privacy of our homes, and will generate unnecessary controversy among residents. We are currently about to circulate a Petition to the Bayshores Board of Directors requesting it to amend our Architectural Design Guidelines to prohibit 3-story homes (not open roof decks or stairwells, elevators, or staircases needed to access open roof decks, only enclosed living areas and covered roof decks). We think it would be beneficial to return the Sailhouse Development project to the Bayshores ARC, as by the time the ARC meets again our Petition will likely have been presented and the community may well take an entirely different position than the one it apparently took. Thank you for your consideration. Jeff and Lynn Oderman 2561 Vista Drive, NB 92663 Virus-free. www.avast.com Zoning Administrator - April 30, 2020 Item No. 4a Additional Materials Received Sailhouse Development Residence CDP (PA2020-034)