HomeMy WebLinkAbout4.0_Evensen Residence_PA2012-089CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
September 6, 2012 Meeting
Agenda Item 4
SUBJECT: Evensen Residence - (PA2012 -089)
SITE
LOCATION: 3225 Ocean Boulevard
Variance No. VA2012 -003
APPLICANT: Wun Sze Li c/o Brion Jeannette Architecture
PLANNER: Rosalinh Ung, Associate Planner
(949) 644 -3208, rung @newportbeachca.gov
PROJECT SUMMARY
A Variance request to allow the construction of a 3- level, single - family residential unit to
encroach 10 feet into the required 10 -foot front yard setback at the lower subterranean
level which will not be visible from Ocean Boulevard.
RECOMMENDED ACTION
1) Conduct a public hearing; and
2) Adopt Resolution No. _ approving Variance No. VA2012 -003 and finding the
project is categorically exempt from the California Environmental Quality Act
( "CEQA ") pursuant to Section 15303 (New Construction or Conversion of Small
Structures) of the CEQA Guidelines, California Code of Regulations, Title 14,
Chapter 3 (Attachment No. PC 1).
Evensen Residence
September 6, 2012
Page 2
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Evensen Residence
September 6, 2012
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LOCATION
GENERAL PLAN
ZONING
CURRENT USE
ON -SITE
Single -Unit Residential
Single -Unit Residential-
Single -unit residential
Detached (RS -D)
Bluff Overlay (R -1 -B)
dwelling
NORTH
Single -Unit Residential
Single -Unit Residential-
Single -unit residential
Detached (RS-D)
Bluff Overla R -1 -B
dwelling
SOUTH
Breakers Dr. & Parks &
Breakers Dr. & Parks &
Breakers Dr. & CDM State
Recreation PR
Recreation PR
Beach
EAST
Single -Unit Residential
Single -Unit Residential-
Single -unit residential
Detached (RS-D)
Bluff Overlay R -1-B)
dwelling
WEST
Single -Unit Residential
Single -Unit Residential-
Single -unit residential
Detached (RS-D)
Bluff Overlay R -1-B)
dwelling
Map B -6 Ocean Boulevard /Breakers
i New development
shall not extend farther .^
onto the bluff face beyond existing
development -- _ �•'� ` e�
3601 - 3729 Ocean Boulevard P a ,''
Subject Property
/ qti
\
48 ft Contour 1z
3207 -3309 Ocean Boulevard
e�4oa A
48 ft Contour
3317 -3431 Ocean Boulevard
i
v
33 ft Contour
3207.3309 Ocean BouIs"
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4� erg
33 ft Contour
3317 - 3431 Ocean Boulevard '
Development Areas Delineated By: Development Area A
Specified Distance from Front Property Line ::...: Development Area B
• • • Specified Distance Below Top of Curb Development Area C
Specified Contour
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INTRODUCTION
Project Setting
The subject property is approximately 6,804 square feet in size. The rectangular- shaped
property is located between Ocean Boulevard to the north and Breakers Drive to the
south, with an approximately 50 -foot wide City right -of -way between the northern
property line and Ocean Boulevard. The right -of -way area consists of a lawn adjacent
Ocean Boulevard, a short wall, and a sloped landscaped area adjacent to the property.
To the west and east are existing single - family residential developments. South of
Breakers Drive is the Corona Del Mar State Beach.
The subject property slopes from Ocean Boulevard down to the south at a slope ratio of
approximately 2:1 for approximately 60 feet, and transitions to an approximate 1:1 slope
that extends approximately 35 feet downward toward Breakers Drive. The lower portion
of the site is relatively flat, at the 13 -foot contour line. The total slope height is 76 feet,
measured from north of the site at Ocean Boulevard to south of the property at Breakers
Drive.
The subject property is currently developed with an existing 2 -1/2 -level single - family
residential unit constructed at the top of the bluff. The existing dwelling unit is situated
approximately between the 75 -foot elevation contour line down to the 56 -foot elevation
contour. A one -story, 3 -car garage structure, a carport, a fire pit and barbeque are
located below the bluff on the level area adjacent to Breakers Drive. An existing wood
staircase located on the bluff face connects to the main residence and the garage
below, and this area remains largely undisturbed and vegetated. Vehicular access is
provided from Breakers Drive. Pedestrian access is available via an existing wooden
staircase from Ocean Boulevard.
Protect Description
The applicant proposes to demolish the existing 2,023- square -foot, 2- 1 /2- level, single -
family residence and a 1,346- square -foot detached, 3 -car garage, and construct a new
3,880- square -foot, 3- level, single - family residence at the top of a coastal bluff, and a
914- square -foot detached, 3 -car garage, and an exercise room with a 610- square -foot
roof deck on top at the bottom of the bluff. The lower level of the new residence is
proposed to encroach 10 feet into the 10 -foot front yard setback and requires approval
of a Variance.
New improvements in the front yard of the new residence consist of an open patio, with
raised planters and barbeque. Also included is an 8 -foot high retaining wall at the
property line with a 42 -inch protective guardrail on top, and a new stairway constructed
in the same location as the existing staircase to provide pedestrian access from Ocean
Boulevard to the main entrance of the house.
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The applicant also proposes a funicular to be located along the west side of the property
to provide a secondary means of access between the proposed residence and the lower
garage structure. The existing stairway connecting the main dwelling to the garage will
be maintained with the top portion to be reconstructed. The stairway on the east side of
the main structure will be reconstructed to provide access from the front patio, to the
lower -level deck and the back stairway.
Background
On December 24, 2009, an Approval -in- Concept (AIC) was issued by the City to allow
the subject property to be redeveloped with a 4,733- square -foot, four -story single - family
residence connected via a tunnel and elevator to a 1,084- square -foot, one -story, 3 -car
garage. The California Coastal Commission (CCC) denied the application because the
proposed residence would extend beyond the existing building footprint, down to the 48-
foot contour line. The CCC determined that the development should be within the
existing building footprint, or above the 56 -foot contour line, despite the City's Bluff
Overlay District which allows development down to the 48 -foot contour line. Additionally,
the Bluff Overlay District establishes that development proposed on the lower portion of
the site can go no higher that the 33 -foot contour. In addition, the CCC objected to the
height of proposed garage, and requested that the garage be reduced in size and
height.
In response to the CCC decision, the applicant redesigned the project and eliminated
one floor level in the main dwelling unit and the second floor of the garage structure. To
compensate for the loss in floor area, the applicant designed the lower level to encroach
10 feet into the required 10 -foot front yard setback which requires a Variance. This
encroachment will be subterranean and will not be visible from Ocean Boulevard.
DISCUSSION
Analysis
General Plan & Local Coastal Plan
The proposed project will not change the density or use of the subject property and is
consistent with the designation "Single Unit Residential Detached" (RS -D) of the Land
Use Element of the General Plan (GP) and "Single Unit Residential Detached" (RSD -A)
of Coastal Land Use Plan (CLUP) of the Newport Beach Local Coastal Program (LCP).
The General Plan (GP) and the Local Coastal Plan (LCP) state that coastal bluffs are
"significant natural landforms considered to be important scenic and visual resources
within the coastal zone area of the City ". Development along the coastal bluff side of
Ocean Boulevard is one of the few areas in the coastal zone where there is
development of the bluff face. According to Policies 4.4.3.8 and 4.4.3.9 of the LCP,
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Evensen Residence
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private development on bluff faces along Ocean Boulevard are permitted; however, it
must be consistent with the predominant line of existing development or public
improvements by providing public access and safety, protecting coastal resources, and
protect public coastal views. Improvements on the bluff face shall only be permitted
when no feasible alternative exists and when designed and constructed to minimize
alteration of the bluff face, to not contribute to further erosion of the bluff face, and to be
visually compatible with the surrounding area to the maximum extent feasible.
The initial subdivision and development in this area occurred prior to adoption of
policies and regulations intended to protect coastal bluffs and other landforms.
Development in this area is allowed to continue on the bluff face provided it complies
with various policies stated in the GP and LCP. The proposed residence would be
constructed within the existing building footprint, at the 56 -foot contour line to minimize
the alteration of the bluff face and visually compatible with the adjacent residences by
adhering to the top -of -curb height restriction.
Zoning Code
The subject property is zoned R -1 -13 (Single -Unit Residential Bluff Overlay District).
Pursuant to Section 20.28.040 (Bluff Overlay District) and Map 66 -Ocean
Boulevard /Breakers, the subject property is located within the 3207 -3309 Ocean
Boulevard segment that has two (2) development areas: Area A and Area C.
Development Area A is located between the front property line adjacent to Ocean
Boulevard and the 48 -foot contour line. Additionally, the lower portion of the site
between the 33 -foot contour line and the property line adjacent to Breakers Drive is
within Area A. Within Area A, principal and accessory structures are allowed consistent
with the R -1 zone. Development Area C is located between the 33 -foot and 48 -foot
elevation contour lines. Limited accessory structures i.e. benches, guardrails, on -grade
trails and stairways, covered walkways connecting a conforming garage and principal
structure are allowed in Area C.
The proposed new residence complies with the R -1 and the Bluff Overlay development
standards for floor area limit, building height, parking, residential design criteria, and
development area, except for the requested front yard setback encroachment at the
lower level. A complete analysis of the development standards is provided as
Attachment PC No. 3. The maximum height of the new residence will be constructed
below the height of the top of Ocean Boulevard curb. The new residence and the 3 -car
garage structure will be constructed within Area A and the existing building footprints
(see Attachment PC No. 4). The design includes decks on the ocean side of the
proposed residence that encroach into Area C. These encroachments are allowed as
they cantilever 5 feet into Area C, and do not require ground support.
According to the information provided by the applicant, the proposed funicular can be
engineered to exacting standards and custom designed to suit the unique topography
and constraints of the site. The side of the cab can be designed to be clear to allow view
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Evensen Residence
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through to the bluff beyond. The proposed funicular is not listed as one of the permitted
accessory structures that would be allowed in Area C, but covered walkways connecting
a conforming garage and principle structure are allowed in this area. By comparison to a
covered walkway, staff believes that the funicular is less bulky and intrusive while
providing handicapped- assisted transportation from the upper to the lower building
without traversing the existing stairways. Staff finds the proposed funicular equivalent to
the structures permitted in Area C and is consistent with the Bluff Overlay requirements.
Variance Request
The applicant requests an approval of a Variance to allow the lower subterranean level
to encroach into the required 10 -foot front yard setback. The proposed front yard
setbacks for the three building levels are:
Front Yard Setback
Section 20.52.090.F (Variances, Findings and Decision) of the Zoning Code requires
the Planning Commission to make the following findings before approving a variance:
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;
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;
C. Granting of the Variance is necessary for the preservation and enjoyment of substantial
property rights of the applicant;
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;
E. Granting of the Variance will not be detrimental to the harmonious and orderly growth of
the City, or endanger, jeopardize, or otherwise constitute a hazard to the public
convenience, health, interest, safety, or general welfare of persons residing or working in
the neighborhood; and
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.
04/16/2012
Proposed
Required
Upper Level
10 ft.
10 ft.
Middle Level
10 ft.
10 ft.
Lower Level
0 ft.
10 ft.
Section 20.52.090.F (Variances, Findings and Decision) of the Zoning Code requires
the Planning Commission to make the following findings before approving a variance:
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;
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;
C. Granting of the Variance is necessary for the preservation and enjoyment of substantial
property rights of the applicant;
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;
E. Granting of the Variance will not be detrimental to the harmonious and orderly growth of
the City, or endanger, jeopardize, or otherwise constitute a hazard to the public
convenience, health, interest, safety, or general welfare of persons residing or working in
the neighborhood; and
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.
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Evensen Residence
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The basic intent of front yard setback is to provide adequate separation between
structures on private property and the public right -of -way and to provide a consistent look
from the public street. In this particular case, the proposed encroachment is below the
existing and proposed finished grade, and will not be visible from Ocean Boulevard. The
front property line is located approximately 21 feet from the Ocean Boulevard public
walkway, and 50 feet from Ocean Boulevard.
Staff believes the findings for approval of the Variance request can be made in that the
design of the structure is reasonable given topographic and regulation constraints.
Further restrictions imposed by the California Coastal Commission results in a tighter
development envelope and additional preservation of the existing bluff face. The project,
as designed, will allow the property owner to construct a dwelling that meets their needs
while limiting encroachment down and alteration of the coastal bluff.
The Variance would not constitute a special privilege as it allows the property owner to
build a house compatible with the development of other lots in the vicinity. The
proposed development is approximately 62.5% of the maximum allowed on the subject
property. (The maximum allowable gross floor area is 7,674 square feet approximately
and the total gross floor area that the applicant proposes for the subject property is
4,794 square feet). Granting the requested subterranean front yard setback
encroachment allows the subject property to have a comparable dwelling size when
compared to the sizes of newly- improved homes on similar parcels in the vicinity.
Additionally, the Variance request will not adversely impact public views from Ocean
Boulevard as it is subterranean and the overall residence adheres to the top -of -curb
height restriction.
The granting of the applicant's request is consistent with the intent of the General Plan,
Coastal Land Use Plan and Zoning Code. The granting of the Variance would not
increase the density beyond what is planned for the area; will not adversely impact the
designated public views from Ocean Boulevard as it adheres to the top -of -curb height
restrictions; and will allow for more open coastal bluff face (expanded "green zone" as
illustrated in Attachment No. PC 4) than is required by the Bluff Overlay. Staff, therefore,
recommends Planning Commission approval based on the discussion and facts above.
Conditions of approval have been incorporated into the attached draft resolution
(Attachment No. PC 1) to assure that the project complies with GP and LCP policies
related to bluff stabilization, minimization of bluff recession, and prevention of bluff
erosion.
Alternatives
The following alternatives are available to the Planning Commission:
1. The Planning Commission may suggest specific changes that are necessary to
alleviate concerns. If any additional requested changes are substantial, the item
should be continued to a future meeting to allow a redesign or additional analysis.
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Evensen Residence
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Should the Planning Commission choose to do so, staff will return with a revised
resolution incorporating new findings and /or conditions.
2. If the Planning Commission believes that there are insufficient facts to support the
findings for approval, the Planning Commission may deny the application and
provide facts in support of denial to be included in the attached draft resolution for
denial (Attachment No. PC 2).
Environmental Review
The proposed project has been reviewed and it has been determined that it is
categorically exempt under Section 15303, of the California Environmental Quality Act
(CEQA) Guidelines — Class 3 (New Construction or Conversion of Small Structures).
This exemption includes construction of a single - family residence in a residential area.
The proposed project is a single - family residence to be constructed in the R -1 (Single -
Unit Residential) Zoning District.
Public Notice
Notice of this hearing was published in the Daily Pilot, mailed to property owners within
300 feet of the property and posted at the site a minimum of 10 days in advance of this
hearing consistent with the Municipal Code. Additionally, the item appeared upon the
agenda for this meeting, which was posted at City Hall and on the City website.
Prepared by: Submitted by:
o alinh Ung r n a Wisnesi i, ICP, Deputy Director
As ociate Planner
ATTACHMENTS
PC 1 Draft Resolution for Approval with Findings and Conditions
PC 2 Draft Resolution for Denial
PC 3 Project Development Elements
PC 4 Green Zone Exhibit
PC 5 Project plans
04/16/2012
Attachment No. PC 1
Draft Resolution for Approval
RESOLUTION NO. ## ##
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH APPROVING VARIANCE PERMIT
NO. VA2012 -003 FOR THE EVENSEN RESIDENCE LOCATED
AT 3225 OCEAN BOULEVARD (PA2012 -089)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Brion Jeannette Architecture, with respect to property located
at 3225 Ocean Boulevard, and legally described as southeasterly one -half of Lot 14 and
northwesterly one -half of Lot 15 of Tract 1026.
2. The applicant requests approval of a Variance to allow the construction of a new 3- level,
single - family residence with the lower level encroaching 10 feet into the required 10-
foot front yard setback.
3. The subject property is located within the Single -Unit Residential (R -1) Bluff Overlay
Zoning District and the General Plan Land Use Element category is Single -Unit
Residential Detached (RS -D).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Single -Unit Residential Detached (RSD -A).
5. A public hearing was held on September 6, 2012, in the City Hall Council Chambers,
3300 Newport Boulevard, Newport Beach, California. A notice of time, place and
purpose of the meeting 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 meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
This project has been determined to be categorically exempt under the requirements of the
California Environmental Quality Act under Section 15303 Class 3 (New Construction or
Conversion of Small Structures) which includes construction of a single - family residence and
related accessory structures in a residential zone. The proposed project is a single - family
residence to be constructed in the R -1 (Single -Unit Residential) Zoning District.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.090 (Variances) of the Newport Beach Municipal Code, the
following findings and facts in support of such findings are set forth:
Planning Commission Resolution No. ####
Paqe 2 of 10
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:
A -1. The subject property is located on a coastal bluff, south of Ocean Boulevard and north
of Breakers Drive, adjacent to the Corona Del Mar State Beach. The subject property
slopes from Ocean Boulevard down to the south at a slope ratio of approximately 2:1 for
approximately 60 feet, and transitions to an approximate 1:1 slope that extends
approximately 35 feet downward toward Breakers Drive. The lower portion of the site is
relatively flat. The total slope height is 76 feet, measured from north of the site at Ocean
Boulevard to south of the property at Breakers Drive. The subject property is within the
Bluff Overlay District which has two development areas where principal and accessory
structures are allowed to be constructed. Given the topography of the subject property,
regulation constraints by the Bluff Overlay District, and further restrictions imposed by
the California Coastal Commission, the new residence is being restricted to be
developed within the existing building footprint thereby resulting in a more restrictive
development envelope than to other R -1 zoned properties nearby.
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:
B -1. The Variance does not constitute the granting of a special privilege as it allows the
property owner to develop a residence that is compatible with other lots in the vicinity
that are identically zoned. The proposed residence is considerably smaller in floor area
when compared to the sizes of other residences on similar sized lots in the vicinity. The
project, as designed, will allow the property owner to construct a dwelling that meets
their needs while limiting setback encroachment to the lower level and alteration of the
coastal bluff.
Finding:
C. Granting of the Variance is necessary for the preservation and enjoyment of substantial
property rights of the applicant.
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Planning Commission Resolution No. ####
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Facts in Support of Finding:
C -1. The proposed development is approximately 62.5% of the maximum allowed on the
subject property. (The maximum allowable gross floor area is 7,674 square feet
approximately and the total gross floor area that the applicant proposes for the subject
property is 4,794 square feet). Granting the requested subterranean front yard setback
encroachment allows the subject property to have a comparable dwelling size when
compared to the sizes of newly- improved homes on similar parcels in the vicinity.
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:
D -1. The Zoning Code provides the flexibility in application of land use and development
regulations by way of permitting Variance applications. 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. The granting of this
request is consistent with the intent of the established front yard setback as the
encroachment would be subterranean and not visible from Ocean Boulevard. The upper
levels maintain the required setback to ensure that there would be adequate flow of air
and light to adjoining properties, to provide adequate separation between structures on
private property and the public right -of -way, and to provide a consistent look from the
public right -of -way.
Finding:
E. Granting of the Variance will not be detrimental to the harmonious and orderly growth of
the City, or endanger, jeopardize, or otherwise constitute a hazard to the public
convenience, health, interest, safety, or general welfare of persons residing or working
in the neighborhood.
Facts in Support of Finding:
E -1. The subject property is designated for single - family 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. The granting of
the Variance request will not adversely impact public views from Ocean Boulevard since
the subterranean front yard setback encroachment will not be visible from the street
level, and will be approximately 21 feet from the existing sidewalk and 50 feet from
Ocean Boulevard. The proposed encroachment will not affect the flow of air or light to
adjoining residential properties in that the required 10 -foot front yard setback is
maintained at above grade level (at the middle and upper levels).
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Planning Commission Resolution No. ####
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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:
F.1. The granting of the applicant's request is consistent with the intent of the General Plan,
Coastal Land Use Plan and Zoning Code as it would not increase the density beyond
what is planned for the area; will not adversely impact the designated public views from
Ocean Boulevard as it adheres to the top -of -curb height restrictions; and will allow for
more open coastal bluff face than is required in the Development Area C by maintaining
the existing building footprint. Furthermore, the approval of the Variance does not
reduce the visible front yard and is therefore compatible with the neighborhood and
consistent with the intent of front yard setback requirement.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby approves Variance
Permit No. VA2012 -003, subject to the conditions set forth in Exhibit A, which is attached
hereto and incorporated by reference.
2. This action shall become final and effective fourteen days after the adoption of this
Resolution unless within such time an appeal is filed with the City Clerk in accordance
with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal
Code.
PASSED, APPROVED AND ADOPTED THIS 6TH DAY OF SEPTEMBER, 2012.
AYES:
NOES:
ABSTAIN
ABSENT:
BY:
Michael Toerge, Chairman
BY:
Fred Ameri, Secretary
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Planning Commission Resolution No. ####
Pace 5 of 10
WA 0011-3 III iiLYl
CONDITIONS OF APPROVAL
(Project- specific conditions are in italics)
Planning Division
The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval. It 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 natural bluff face shall be restored to its natural state if inadvertent alteration should
occur during construction of the project.
3. Variance No. 2012 -003 shall expire unless exercised within 24 months from the date of
approval as specified in Section 20.91.050 of the Newport Beach Municipal Code, unless
an extension is otherwise granted.
4. Prior to the issuance of a building or grading permit, a waiver of future shoreline
protection during the economic life of the structure (75 years) shall be executed and
recorded against the property. The waiver shall be binding upon all future owners and
assignees. The waiver shall be reviewed and approved by the City Attorney prior to
recordation.
5. Accessory structures shall be relocated or removed if threatened by coastal erosion.
Accessory structures shall not be expanded and routine maintenance of accessory
structures is permitted.
6. Prior to issuance of building permits, approval from the California Coastal Commission
shall be required.
7. This approval was based on the particulars of the individual case and does not in and
of itself or in combination with other approvals in the vicinity or Citywide constitute a
precedent for future approvals or decisions.
8. Prior to the issuance of building permits, the applicant shall submit a landscape and
irrigation plan prepared by a licensed landscape architect. The plans shall comply with
the City's Water Efficient Landscape Ordinance (Chapter 14.17) and Water
Conservation Ordinance (Chapter 14.16) of the Municipal Code. These plans shall
incorporate native, drought tolerant plantings and water efficient irrigation practices,
and the plans shall be approved by the Planning Division, Public Works, and General
Services Departments. All planting areas shall be provided with a permanent
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Planning Commission Resolution No. ####
Paqe 6 of 10
underground automatic sprinkler irrigation system of a design suitable for the type and
arrangement of the plant materials selected. The irrigation system shall be adjustable
based upon either a signal from a satellite or an on -site moisture - sensor.
9. All new 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.
10. Prior to the final of building permits, the applicant shall schedule an inspection by the
Code and Water Quality Enforcement Division to confirm that all landscaping on the
property and within the public right -of -way was installed in accordance with the
approved plan.
11. Reclaimed water shall be used whenever available, assuming it is economically
feasible.
12. Water leaving the project site due to over - irrigation of landscape shall be minimized. If
an incident such as this is reported, a representative from the Code and Water Quality
Enforcement Division, shall visit the location, investigate, inform and notice the
responsible party, and, as appropriate, cite the responsible party and /or shut off the
irrigation water.
13. Watering shall be done during the early morning or evening hours (between 4:00 p.m.
and 9:00 a.m.) to minimize evaporation the following morning.
14. All leaks shall be investigated by a representative from the Code and Water Quality
Enforcement Division and the Applicant shall complete all required repairs.
15. Lighting shall be in compliance with applicable standards of the Zoning Code. Exterior
on -site lighting shall be shielded and confined within site boundaries. No direct rays or
glare are permitted to shine onto public streets or adjacent sites.
16. 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.
17. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise - generating construction activities that
produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through
Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise - generating construction
activities are not allowed on Sundays or Holidays.
18. 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,
Tmplt: 05/1612012
Planning Commission Resolution No. #####
Page 7 of 10
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 Evensen Residence Project including, but not
limited to, Variance Permit No. VA2012 -003. 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.
Buildinq Division
19. The applicant is required to obtain all applicable permits from the City's Building Division
and Fire Department. The construction plans must comply with the most recent, City -
adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements. Approval from the Orange County
Health Department is required prior to the issuance of a building permit.
20. Prior to issuance of the grading permit, the project applicant shall document to the City of
Newport Beach Building Division that the project is designed and will be constructed to
comply with current seismic safety standards and the current City- adopted version of the
Uniform Building Code.
21. Prior to issuance of the grading permit, a geotechnical report provided by a licensed
Certified Engineering Geologist or Geotechnical Engineer shall be submitted with
construction drawings for plan check. The report shall include slope stability analyses
and erosion rate estimates. The Building Division shall ensure that the project complies
with the geotechnical recommendations included in the geologic investigation as well as
additional requirements, if any, imposed by the Newport Beach Building Division. To
assure stability, the development must maintain a minimum factor of safety of 1.5 against
land - sliding for the economic life of the structure (75 years).
22. Prior to issuance of the grading permit, grading /drainage and shoring plan shall be
submitted to the Building Division for review and approval.
23. The easterly stairway shall be removed and reconstructed on grade and it must comply
with the CBC 2010 requirements.
24. Existing and new stairway landing shall have a dimension measured in the direction of
travel not less than the width of the stairway.
25. The funicular shall be approved by a recognized testing agency (ASTM, ICC) and shall in
compliance with the State of California Elevator Safety Code.
Tmplt: 05/1612012
Planning Commission Resolution No. ####
Paqe 8 of 10
26. All projections including eaves and cantilever portion of trellis shall not be permitted to
be closer than 2 feet to the property line.
27. All projections between 2 to 5 feet from the property line shall be one -hour rated.
28. Where vehicles leave the construction site and enter adjacent public streets, any
visible track -out extending for more than fifty (50) feet from the access point shall be
swept within thirty (30) minutes of deposition.
29. The construction and equipment staging area shall be located in the least visually
prominent area on the site and shall be properly maintained and /or screened to
minimize potential unsightly conditions. Construction equipment and materials shall be
properly stored on the site when not in use.
30. A six- foot -high screen and security fence shall be placed around the construction site
during construction.
31. The applicant shall comply with SCAQMD Rule 403 requirements as follows:
Land Clearing /Earth- Moving
a. Exposed pits (i.e., gravel, soil, dirt) with 5 percent or greater silt content shall be
watered twice daily, enclosed, covered, or treated with non -toxic soil stabilizers
according to manufacturers' specifications.
b. All other active sites shall be watered twice daily.
C. All grading activities shall cease during second stage smog alerts and periods
of high winds (i.e., greater than 25 mph) if soil is being transported to off -site
locations and cannot be controlled by watering.
d. All trucks hauling dirt, sand, soil, or other loose materials off -site shall be
covered or wetted or shall maintain at least two feet of freeboard (i.e., minimum
vertical distance between the top of the load and the top of the trailer).
e. Portions of the construction site to remain inactive longer than a period of three
months shall be seeded and watered until grass cover is grown or otherwise
stabilized in a manner acceptable to the City.
f. All vehicles on the construction site shall travel at speeds less than 15 mph.
g. All diesel - powered vehicles and equipment shall be properly operated and
maintained.
h. All diesel - powered vehicles and gasoline - powered equipment shall be turned off
when not in use for more than 5 minutes.
Tmplt: 05/1612012
Planning Commission Resolution No. ####
Page 9 of 10
i. The construction contractor shall utilize electric or natural gas - powered
equipment instead of gasoline or diesel - powered engines, where feasible.
Paved Roads
k. Streets shall be swept hourly if visible soil material has been carried onto
adjacent public paved roads. (See condition No. 34 above).
M. Construction equipment shall be visually inspected prior to leaving the site and
loose dirt shall be washed off with wheel washers as necessary.
32. The applicant shall employ the following best available control measures ( "BACMs ") to
reduce construction - related air quality impacts:
Dust Control
• Water all active construction areas at least twice daily.
• Cover all haul trucks or maintain at least two feet of freeboard.
• Pave or apply water four times daily to all unpaved parking or staging areas.
• Sweep or wash any site access points within two hours of any visible dirt deposits
on any public roadway.
• Cover or water twice daily any on -site stockpiles of debris, dirt or other dusty
material.
• Suspend all operations on any unpaved surface if winds exceed 25 mph.
Emissions
• Require 90 -day low -NOx tune -ups for off road equipment.
• Limit allowable idling to 30 minutes for trucks and heavy equipment
Off -Site Impacts
• Encourage car pooling for construction workers.
• Limit lane closures to off -peak travel periods.
• Park construction vehicles off traveled roadways.
• Wet down or cover dirt hauled off -site.
• Sweep access points daily.
• Encourage receipt of materials during non -peak traffic hours.
• Sandbag construction sites for erosion control.
Fill Placement
• The number and type of equipment for dirt pushing will be limited on any day to
ensure that SCAQMD significance thresholds are not exceeded.
• Maintain and utilize a continuous water application system during earth
placement and compaction to achieve a 10 percent soil moisture content in the
Tmplt: 05/1612012
Planning Commission Resolution No. ####
Pape 10 of 10
top six -inch surface layer, subject to review /discretion of the geotechnical
engineer.
Public Works
33. All improvements shall be constructed as required by the Municipal Code and the
Public Works Department.
34. The applicant shall construct new concrete curb and gutter per City standards along
Breakers Drive frontage. A0W P
35. The existing driveway shall be reconstructed per STD - 162 -L.
36. All existing private, non - standard improvements within the public right -of -way and /or or
extensions of private, non - standard improvements into the public right -of -way fronting
the development site shall be removed.
37. Encroachment permit shall be required for all work activities within the public right -of-
way.
38. Additional reconstruction within the public right -of -way may be required at the
discretion of the Public Works Inspector in case of damage done to public
improvements surrounding the development site by the applicant.
39. All on -site drainage shall comply with the latest City water quality requirements.
40. A new sewer cleanout shall be installed on the existing sewer lateral per STD -406 -L
adjacent to the property line in the Breakers Drive public right -of -way.
41. No structural components shall be permitted to encroach into the Ocean Boulevard
right -of -way, including, but not limited to tie backs and foundations for the new lower
level that encroaches into the front yard setback area.
42. New and existing stairway and walls to Ocean Boulevard shall require City Council
approval of an encroachment permit/agreement.
Tmplt: 05/1612012
Attachment No. PC 2
Draft Resolution for Denial
RESOLUTION NO. ## ##
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH DENYING VARIANCE PERMIT NO.
VA2012 -003 FOR THE EVENSEN RESIDENCE LOCATED AT
3225 OCEAN BOULEVARD (PA2012 -089)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Brion Jeannette Architecture, with respect to property located
at 3225 Ocean Boulevard, and legally described as southeasterly one -half of Lot 14 and
northwesterly one -half of Lot 15 of Tract 1026.
2. The applicant requests approval of a Variance to allow the construction of a new 3- level,
single - family residence with the lower level encroaching 10 feet into the required 10-
foot front yard setback.
3. The subject property is located within the Single -Unit Residential (R -1) Bluff Overlay
Zoning District and the General Plan Land Use Element category is Single -Unit
Residential Detached (RS -D).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RSD -A (Single -Unit Residential Detached).
5. A public hearing was held on September 6, 2012, in the City Hall Council Chambers,
3300 Newport Boulevard, Newport Beach, California. A notice of time, place and
purpose of the meeting 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 meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
Pursuant to Section 15270 of the California Environmental Quality Act (CEQA)
Guidelines, projects which a public agency rejects or disapproves are not subject to
CEQA review.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.18.030 (Residential Zoning Districts General Development
Standards), a 10 -foot front yard setback is required for development of the subject property
per Setback Map #S -10B. The topographic and regulatory constraints do not preclude the
construction of a residence that would be compatible with surrounding lots. The proposed
residence can be redesigned to comply with the required development standards and
approval of the Variance is not necessary to preserve this substantial property right.
Planning Commission Resolution No. _
Paqe 2 of 2
The Planning Commission may approve a variance only after making each of the required
findings set forth in Section 20.52.090 (Variances). In this case, the Planning Commission
was unable to make the required findings based upon the following:
1. The Planning Commission determined, in this case, that the proposed Variance for the
proposed single - family residential unit is not consistent with the legislative intent of
Title 20 of the NBMC and that findings required by Section 20.52.090 are not
supported in this case. The proposed project may prove detrimental to the community.
2. The design, location, size, and characteristics of the proposed project are not
compatible with the single - family residences in the vicinity. The development may
result in negative impacts to residents in the vicinity and would not be compatible with
the enjoyment of the nearby residential properties.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby denies Variance No.
VA2012 -003.
2. This action shall become final and effective fourteen days after the adoption of this
Resolution unless within such time an appeal is filed with the City Clerk in accordance
with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal
Code.
PASSED, APPROVED AND ADOPTED THIS 6th DAY OF SEPTEMBER, 2012.
AYES:
NOES:
ABSTAII
ABSEN-
I:l'�
M
Michael Toerge, Chairman
Fred Ameri, Secretary
Tmplt: 03/08111
Attachment No. PC 3
Project Development Elements
Attachment PC 3
Project Development Elements
PROJECT
REQUIRED OR PERMITTED
PROPOSED
ELEMENTS
Lot Size
6,817 sf.
No Change
Buildable area
(lot minus setback
5,116 sf.
No Change
areas
Maximum gross floor
Complies.
area
7,674 sf. (5,116 x 1.5)
Total :4,794 sf.
(1.5 x buildable area)
Main Dwelling:
Upper Level: 794 sf.
Middle Level: 1,293 sf.
Lower Level: 1,793 sf.
3 -car garage & exercise room: 914 sf.
Development Area A
per Bluff Overlay
Complies.
District
Principal & accessory structures
Main Dwelling: between 56 -ft. contour
(between 48 -ft. contour
decks, patio covers, fences &
line and property line adjacent to
line and property line
walls, fireplaces &fire pits,
w alls, lls,
Ocean Blvd
adjacent to Ocean Blvd.
Porches, spas &hot tubs, swimming
& between the 33 -ft.
Pools, terrace, &similar structures)
Garage Structure: between 13 -ft.
contour line and
contour line and property line adjacent
property line adjacent to
to Breakers Dr.
Breakers Dr.)
Development Area C
Limited accessory structures (covered
per Bluff Overlay
walkways, benches, guardrails &
District
handrails, on -grade stairways,
Complies.
(between 33 -foot and
drainage devices,
On -grade stairways (existing & new) &
48 -ft. contour lines)
landscaping /irrigation systems, on-
funicular
grade trails, property line fences &
walls, & similar structures
Building Height Limits:
24 ft. flat roof /29 ft. pitched roof
Complies — 24 ft./28 ft.
above natural grade (NG)
Complies - Top of elevation: 88.20'
Top of curb (TOC) @ 88.22' (Md.
Pt.
Setbacks:
Front (Ocean Blvd.):
10 ft.
Variance Required.
Upper Level: 10 ft.
Middle Level: 10 ft.
Lower Level: 0 ft.'
Sides:
4 ft.
Complies.
4 ft.
Rear (Breakers Dr):
Complies.
5 ft.
5 ft.
Parking
omplies.
3 spaces
3 -car garage
Variance requested
Attachment No. PC 4
Green Zone Exhibit
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Attachment No. PC 5
Project Plans
F. a.
AERIAL PHOTO
LEGAL CANER
CHRIS 4 FELICIA EVENSEN
3225 OCEAN BLVD.
CORONA DEL MAR, CA 42625
CONTACT: BRION JEANNETTE ARCHITECTURE
(444) 645 -5x54
LEGAL 0E5CRIPTION
PROJECT ID: TRACT 1026, 1/2 OF LOT 14
4 1/2 OF LOT 15
A. F. NUMBER 052 - 120 -I5
AREA: CORONA DEL MAR
CITY: NEWPORT BEACH
COUNTY: ORANGE
SCOPE OF WORK
DEMOLISH EXISTING HOUSE AND CONSTRUCT
A NEW THREE LEVEL SINGLE FAMILY
RESIDENCE WITH A TWO STORY DETACHED
6ARA6E BUILDING.
NOTE:
BRION S. JEANNETTE 15 THE THE REGISTERED DESIGN PROFESSIONAL IN
RESPONSIBLE GHAR6E SHALL BE RESPONSIBLE FOR
REVIEWING AND GOORDINATINS SUBMITTAL
DOCUMENTS PREPARED BY OTHERS, INGLUDINS
PHASED AND DEFERRED SUBMITTAL ITEMS, FOR
COMPATIBILITY WITH THE DESIGN OF THE BUILDING
DO NOT SCALE DRAAIN65
CONSUL7AN75
6E07ECHNICAL
6EOFIRM
801 6LENNEYRE 57., SUITE F
LA6UNA 5EACH, GA 412651
(41441) 4414 -2122
SURVEYOR
R6A CONSU71-AN75, INC.
S4 GEORGETOWN
IRVINE, GA 412612
(41441) 509 -04041
1:)E51 6N nATA
CITY:
ZONE:
CODE:
USE:
CONSTRUCTION TYFE:
OCCUPANCY:
SETBACKS:
FRONT:
REAR:
SIDE:
MAXIMUM HEIGHT:
SHEET INDEX
NEWPORT BEACH 7-1
R -I A -1
2010 CRC, 2010 CBC, 2010 CFC A -2
2010 CEC, 2010 CMG, 2008 BUILDING A -5
ENERGY EFFICIENCY STANDARDS (BEES) A -4
2010 CAL GREEN BUILDING STANDARDS A -5
5FD A -6
VB (SPRINKLERED) L -I
R -5/U TS -1
10' -0" EXHIBIT
TOF OF CURS @ 88.22' (MD. FT.)
24'/24' ABV. N.6.
50UARE �OOTA&E CALC5.
LOT SIZE: 6,817 S.F.
MAX. LIVABLE: (1.5 x 5,11(o) 7,674 S.F.
UPPER
LEVEL:
744
S.F.
MIDDLE LEVEL:
1,245
S.F.
LOWER
LEVEL:
1,724
S.F.
EXERCISE
AT GARAGE LEVEL:
263
TOTAL
LIVABLE:
4,074
S.F.
LOWER
LEVEL MECH.:
(Oct
S.F.
3 -GAR
GARAGE
651
S.F.
TOTAL
STRUCTURE:
4,744
S.F.
6ARASE ROOF DECK
610 S.F.
SITE CONTEXT PLAN 4 INFORMATION
SITE PLAN
GARAGE $ LOWER LEVEL FLOOR PLANS
MIDDLE LEVEL, UPPER LEVEL FLOOR PLANS, AND ROOF PLAN
EXTERIOR ELEVATIONS
EXTERIOR ELEVATIONS
BUILDING SECTIONS
PRELIMINARY LANDSCAPE PLAN
TOPOGRAPHIC SURVEY
GRADE PLANE EXHIBIT
VICINITY MAP
1 n n n n n n n n n n n n n n n n n n n n n n n
PROJECT LOCATION
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CITY REVIEW
Revis ion : 2012.1.1 -1
Revision:
Revision:
Revision:
Revision:
Job No: 041-057
\5�0 ARCC
S. J EA
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15:12
I GARAGE ROOF DECK F_ -j GRADE
1 T.O.SHT'G = 23.25 °
DB_ 58P
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OUTLINE OF
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BOYS' DORM
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60.4442" GUARD ' T.R. 6 I b
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Date:
CITY REVIEW
Revis ion : 2012.1.1 -1
Revision:
Revision:
Revision:
Revision:
Job No: 041-057
\5�0 ARCC
S. J EA
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J m C8012 m
RE N. 4/13
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n G B A
� 01 TAY F: � �'O �T �B iACH � V� rj J q ENE � PiO �T �B �AGH
ENT OVERLAY B ) BL F EIV OP ENT OVERLAY
A EA A RE G REA "A" A EA A'I ARC G RSA A
�� T.O.G IM. GAP1= 81.82'
-n
?RELLIS BLw.
�\ \ X86 � �B6
II I I IEI IEIi I �I 3: -- - - - - - -- � - - - -- - - - - - --
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_ r FLAT ROOF
2_ I "76A6 �• I - 1 ?.6 i J I I /� I T.0.5. =86.32 J
'III T.O.SHT'G I
E�V � I — /•7i.0' ,I , � � 1 I Ul I T.O.SKYLIGHT 1
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p STUDY/ / M'°` BI I 1 °� /!
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O 1 ^ / O N 84.g8 — — ^
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65
14'80 1 i 65 / (33.0') I �4�0 %
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UPPER LEVEL FLOOR PLAN IRCOF PLAN
SCALE: 1 /8" = 1' - O" SCALE: 1 /8" = 1' - O"
) BLI E��/ IOP -ENT OVERLAY
�A ;EAJ' A%I I ARE IRE A"
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I I'- O"XI3' -O" 1 6 ARCH'L
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OUTLI �OF �LO ER - T.O.SHT G = 6 .O
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PROPERTY LINE 1140 , I � , � ( �61J 65/ 1q.0' TRJ/ �O.O' TR
N 27 °47' q" E 124.23' (33.0) o �4e.o) ts.SOiTw i6 50' Irw
NG� -7610'N5
-716 50", TIR
° I RESIDENCE ^ °,� 73.0 ITw
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Date:
3 Revision:
Revision:
Revision:
Revision:
Revision:
Job No: 041-057
5�,O ARC
J m C8012 m
REN. 4/13
O
0
r, /I r TIt I ♦IrIlI I,, ,
CURB HT. LIMIT (9 88.22'
NORTH ELEVA71ON
G
8-7.0-7' 88.20' 88.0 -I' 88.20' 8-7.83' T.O.GHIM. GAP 81.82'
C vI � r I A I� \IYI�I I=�c
CITY OF NEWPORT BEACH
B -6 BLUFF DEVELOPMENT OVERLAY
CONTOUR CONTOUR
(33.01) (48.09
AREA "A" i. AREA "0" AREA IIAII
SCALE: 1A5" —_ II — 0"
SB f�
8'7.'70' 88.20' ° ° �j 8'7.0'7'
RIDGE ELE o. ° PARAPET
0 1
0
EXTERIOR F I N 15H 5Fr =0 I f I GAT I ON5 :
OEXTERIOR PLASTER:
EXTERIOR PLASTER 0/ (2) LAYER GRADE D PAPER AT BUILDING FIELD
TO RECEIVE A SMOOTH TEXTURE. FINAL COLOR GOAT TO BE OMEGA
AKROFLEX OR OMEGAFLEX, COLOR TO BE DETERMINED. COLOR TO
BE APPROVED BY ARCHITECT PRIOR TO APPLICATION.
OROOFING:
ROOF TILE TO BE 2 PIECE BARREL TILES BY REDLAND. COLOR TO
BE DETERMINED. ROOF MATERIAL AT FLAT ROOF TO BE GLASS 'A'
BUILT -UP ROOFING IN ACCORDANCE WITH SPEC. EQUIVALENT TO GAF
SPEC# N- I -2 -20/ MGPFR. &AF RUSEROID 20 INTERPLY, HOT MOPPED
BETWEEN LAYERS 0/ GAP #75 BASE SHEET. APPLY GAF MOP GRANULE
PLUS GAP SHEET AT FLAT ROOFS.
O WOOD:
WOOD TO BE SEALED, STAIN GRADE MAHOGANY. COLOR TO BE
DETERMINED.
O DECK RAILING:
METAL HANDRAILS WITH OIL - RUBBED BRONZE FINISH.
ODOORS/ WINDOWS:
DOORS AND WINDOWS TO BE ALUMINUM -GLAD WOOD WITH KYNAR 500
FINISH BY TO BE DETERMINED.
ORAIN COLLECTION SYSTEM I$ EXPOSED METAL FLASHING:
GUTTERS, DOWNSPOUTS, COLLECTIONS BOXES ARE TO BE POWDER
COATED ALUMINUM. COLOR TO BE DETERMINED.
OSHUTTER:
SHUTTER TO BE OPERABLE IN PLANK STYLE WITH WROUGHT IRON
SHUTTER DOGS. WOOD TO BE PAINTED REDWOOD TO MATCH
BLUE. AAA �,° _
(88.22')
TG
CITY OF N.B. TOP OF I I o° I _ _ _ _ _ I I�
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CITY OF N.B. 21:t' HT. LIMIT 0 O 0o D r :::..:....:::. .. ' :o, 1 r T.O.SHT'G = 6'7.0'
ABV. ESTABLISHED GRADE 0o O
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0 p o 0 10' -0" O
CITY OF N.B. 24' HT. LIMIT 0 ELK GRADE _I
In
A H Op B ENCROACHMENT O
BV. ESTABLISHED GRADE
p0 INTO F.Y.S.B.
------- +- - -i - -- -LOWER LEVEL
T.O.SLAB = 57.0'
o ° ° p0
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LINE OF NATURAL
o °oo° o o° O O GRADE
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BEACH
7.0 = 23.
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SHRUB tu
BERN RI \ /
x__»'0` 00® 0 00000000 o � . G—A-R—AG-E
(12.55') T.O.SLAB = 15.25'
°
(12.0')
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SCALE: 1/8" = I' - 0"
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RIDGE 86.3'
(75.309 FF
66.20') FF
56.04' FS
53.0' STRUCTURE
GONTAGT GRADE
SOUTH ELEVATION
OGEAN
E3L\/D.
WEST ELEVATION
EXIST'6 ROCK
5CALE: I/a" = 1'- 0"
5-6 BLUFF DEVELOPMENT OVERLAY
CONTOUR CONTOUR
G TY OF N.B. TOP OF
m_ CURB HT. LIMIT (g) 88.22'
oho o�0 0000000000000
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CITY OF N.B. 2a' HT. LIMIT
ABA/. ESTABL I SHED GRADE
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Date:
3 CITY REVIEW
Revi s ion :2012.'1.1 -iZ
CITY REVIEW
Revision:2ol2.e.20
Revision:
Revision:
Revision:
Job No:041 -037
5�0 ARC
o s. � Egtititi %�
J m C8012 m
REN. 4/13
Q
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3225 OCEAN BLVD. 3235 OCEAN BLVD.
SECTION G A
5iA7E
� ° � °n
SCALE: /8" = 1'- O"
GARAGE ROOF DE_ GK/
T.O.PLT. = 23.25'
O
0
GARAGE
T.O.SLAB = 13.25'
G
• CITY OF NEWPORT BEACH •
B -6 BLUFF DEVELOPMENT OVERLAY
CONTOUR CONTOUR
(55.01) (45.09
AREA "All AREA G AREA A 0
_C17Y_O_F_N._B. HT. LIMIT_
TOP OF CURB ® 88. 221 0000000000000000000000000000000�0000000�0000000 oc
0 0 ° °�
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HEIGHT LIMIT ABV. 0 O ;� ROOM DINING
E5TABL15HED GRADE 0 O Q i0
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HEIGHT LIMIT ABV.
ESTABLISHED GRADE per° p0 lO 00°
fill O
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ZL m EXERCISE B -GAR 6ARASE
2.03' - - O O o ! / / / \/ /jam /�\ / / \ \/\ I I I O I
E5- 1 % \� \ / \ \ / \ \ / \ \/�
BARREL ROOF PITGH GALGULATION
+4:12 RISE/ RUN = % SLOPE
5:12 PITGH = 25% SLOPE
SLOPE OF BARREL ROOF 2.85'(RISE) /7'(RUN) = 40.4% SLOPE
COMPARE TO 3:12 PITCH 40.40% ( +4:12) > 25% (3:12)
fE
2q' HT. LIMIT ABV. E5TAB. GRADE AT BARREL DOME RIDGE
EL. 87.83'
FAGS OF THE BARREL DOME ® 88.32'
(THIS 15 TAKEN AT THE WORST CASE SCENARIO)
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
(NOTE: TOP OF GURB HT. LIMIT 9 88.229
O �
24' HT. LIMIT ABV. ESTAB. GRADE (p 83.32' o of
UPPER LEVEL
T.O.5HT'6 = 77.0'
-----------
O o
CITY OF NEWPORT BEACH °
5-6 BLUFF DEVELOPMENT OVERLAY ° ° o
PATIO
- (70.107
CONTOUR CONTOUR ° O ° ° O O 5%
(33.0') (48.0')
AREA "A" AREA "G" AREA "A" Oo RIDGE °
GIT_Y O_F_N.B. HT. LIMIT °° Ool�l�
=TOP OF CURB g 88.22 o 000000000000000000000000�000000000�00000000� 12000 _o - - -_ 00000� 00000000 0
0 0 ° 3'" j
°° V I GUARD / \!
0 o O °O MBA HR 5HWR
GABLE ROOF
RIDGE (p 87.70'
0 0 0 °
O
CITY OF N.B. 2q' 0 ° BREAKFAST KITCHEN
Zz O
HEIGHT LIMIT ABV. 0 ° 0 O
O3:IOpITCH ESTABLISHED GRADE p° 17
CITY OF N.B. 24'
HEIGHT LIMIT ABV.
ESTABLISHED GRADE
o
°
o
° ° I
po o p BOYS' O°°
p O DORM
O o
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\ \ \ \ \ \ \ \
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MASTER BEDROOM
BARREL ROOD P17CH GALL. 0
STATE
o 0
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f'_ SB
I
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0
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SEGT1ON 5
(-10.48')
RATIO
BOYS'
BATH
MIDDLE LEVEL
T.O.SHT'G = 6'7.0'
LOWER LEVEL
T.O.SLAB = 5-T.0'
UPPER LEVEL
T.O.SHT'G = '7'7.0'
_MIDDLE LEVEL
7.0.5H7'G = 6-7.0'
LOWER LEVEL
-- T.O.SLAB = 5-7.0'
SCALE: I /8" = I' - O"
35.62' TG
8- f.cici' FL
E•
•
SCALE: 118" = I' - O"
Av
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Date:
3 CITY REVIEW
RBVISion:2012. -1.17
CITY REVIEW
Revision:2o12.e.20
Revision:
Revision:
Revision:
Job No: 041_0517
5�0 ARC
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REN. 4/13
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PUNTING LECGENP:
I LI
BOTANICAL NAME/ MATURE
kn
SALVIA THYMOIDES 5 GAL 2'X3'
11
T.O.SLAB 3.25'
BOUGAINVILLEA SUP 5 GAL 61X5'
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IRR16ATION NOTES:
I. DRAIN INLETS IN LANDSCAPE AREAS >20' FROM THE TOP
OF BLUFF WILL BE PLACED 1/2" ABOVE FINISHED GRADE
TO PROVIDE FOR LOW -FLOW INFILTRATION AND REDUCE
THE POTENTIAL FOR SEDIMENT ENTERING THE SITE
DRAINAGE SYSTEM.
2. NO PERMANENT IRRIGATION SYSTEM SHALL BE UTILIZED ON
THE COASTAL BLUFF. EXISTING IN- GROUND IRRIGATION
SYSTEMS WITHIN THE BLUFF AREA SHALL BE
DISCONNECTED AND GAPPED.
3. TEMPORARY ABOVE GROUND IRRIGATION ON THE COASTAL
BLUFF TO ALLOW THE ESTABLISHMENT OF THE PLANTINGS
IS ALLOWED.
4. THE TEMPORARY IRRIGATION SYSTEM SHALL HAVE AN
AUTOMATIC IRRIGATION CONTROLLER TO ENSURE EFFICIENT
WATER DISTRIBUTION. AUTOMATIC IRRIGATION
CONTROLLERS SHALL BE EASILY ADJUSTABLE SO THAT
SITE WATERING WILL BE APPROPRIATE FOR DAILY SITE
WEATHER CONDITIONS. AUTOMATIC CONTROLLERS SHALL
HAVE RAIN SHUTOFF SENSOR DEVICES SO THE IRRIGATION
SYSTEMS WILL NOT UNNECESSARILY OPERATE ON RAINY
DAYS.
5. ALL PLANTINGS SHALL BE MAINTAINED IN GOOD CONDITION
THROUGHOUT THE LIFE OF THE PROJECT, AND WHEN
NECESSARY SHALL BE REPLACED WITH NEW PLANT
MATERIALS.
6. IRRIGATION SYSTEM SHALL HAVE AN AUTOMATIC
IRRIGATION CONTROLLER TO ENSURE EFFICIENT WATER
DISTRIBUTION. AUTOMATIC IRRIGATION CONTROLLERS
SHALL BE EASILY ADJUSTABLE SO THAT SITE WATERING
WILL BE APPROPRIATE FOR DAILY SITE WEATHER
CONDITIONS. AUTOMATIC CONTROLLERS SHALL HAVE RAIN
SHUTOFF SENSOR DEVICES SO THE IRRIGATION SYSTEMS
WILL NOT UNNECESSARILY OPERATE ON RAINY DAYS.
SCALE: 1 /5" = I' - 0"
LANDSCAPE NOTES:
I. ALL PLANTING SHALL PROVIDE cf09'o COVERAGE
WITHIN 1:10 DAYS AND SHALL BE REPEATED IF
NECESSARY TO PROVIDE SUCH COVERAGE.
2. ALL PLANTINGS SHALL BE MAINTAINED IN GOOD
CONDITION THROUGHOUT THE LIFE OF THE
PROJECT, AND WHEN NECESSARY SHALL BE
REPLACED WITH NEW PLANT MATERIALS.
3. LANDSCAPED AREAS NOT OCCUPIED BY
HARDSGAPE SHALL BE PLANTED AND
MAINTAINED FOR SLOPE STABILITY AND EROSION
CONTROL.
4. TO MINIMIZE THE NEED FOR IRRIGATION AND
MINIMIZE ENCROACHMENT OF NON - NATIVE PLANT
SPECIES INTO ADJACENT OR NEARBY NATIVE
PLANT AREAS, ALL LANDSCAPE SHALL CONSIST
OF NATIVE AND DROUGHT TOLERANT PLANT
SPECIES.
5. NO PLANT SPECIES LISTED AS PROBLEMATIC
AND /OR INVASIVE BY THE CALIFORNIA NATIVE
PLANT SOCIETY, THE CALIFORNIA EXOTIC PEST
PLANT COUNCIL, OR AS MAY BE IDENTIFIED FROM
TIME TO TIME BY THE STATE OF CALIFORNIA
SHALL BE EMPLOYED OR ALLOWED TO
NATURALIZE OR PERSIST ON THE SITE.
6. NO PLANT SPECIES LISTED AS A 'NOXIOUS WEED'
BY THE STATE OF CALIFORNIA OR THE U.S.
FEDERAL GOVERNMENT SHALL BE UTILIZED
WITHIN THE PROPERTY.
7. ANY EXISTING LANDSCAPING THAT DOESN'T MEET
THE ABOVE REQUIREMENTS SHALL BE REMOVED.
S. DO NOT SCALE DRAWINGS.
}
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Date:
3 CITY REVIEW
Re,vi5ion:2012.7.I7zL
Revision:
Revision:
Revision:
Revision:
Job No: 01-1-051
5�9 ARC
S. J EqN y /)x
V \off �'�c�
O
J m C8012 m
REN. 4/13
Q
F�F CAS \F
SHRUBS 4 GROUNDCOVERS
BOTANICAL NAME/ MATURE
5YMB. COMMON NAME 51ZE HT /WIDTH
SALVIA THYMOIDES 5 GAL 2'X3'
BLUE SASE
BOUGAINVILLEA SUP 5 GAL 61X5'
BOUGAINVILLEA
O PAVONIA LA5IOPETALA 5 GAL. 5'X2'
TEXAS ROCK ROSE
ERYSIMUM HYERAGIIFOLIUM 5 SAL. 3'X6'
=�6
°•,,,M` SIBERIAN WALLFLOWER
AEONIUM DECORUM 5 GAL. 8'X8'
N.G.N.
LIMONIUM PEREZII 5 GAL. 3'X3'
SEA LAVENDER
HETREROMELES ARBUTIFOLIA 5 GAL. 6'X10'
TOYON
O
ALOE STRIATA 5 SAL. 2'X2'
CORAL ALOE
COTYLEDON ORBIGULATA 5 GAL. 2'X2'
PIG'S EAR
KNIPHOFIA UVARIA 5 GAL. 3'X3'
BF-E'5 SUNSET TORCH LILY
T.O.SHT'G = 61.0'
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ZO
IRR16ATION NOTES:
I. DRAIN INLETS IN LANDSCAPE AREAS >20' FROM THE TOP
OF BLUFF WILL BE PLACED 1/2" ABOVE FINISHED GRADE
TO PROVIDE FOR LOW -FLOW INFILTRATION AND REDUCE
THE POTENTIAL FOR SEDIMENT ENTERING THE SITE
DRAINAGE SYSTEM.
2. NO PERMANENT IRRIGATION SYSTEM SHALL BE UTILIZED ON
THE COASTAL BLUFF. EXISTING IN- GROUND IRRIGATION
SYSTEMS WITHIN THE BLUFF AREA SHALL BE
DISCONNECTED AND GAPPED.
3. TEMPORARY ABOVE GROUND IRRIGATION ON THE COASTAL
BLUFF TO ALLOW THE ESTABLISHMENT OF THE PLANTINGS
IS ALLOWED.
4. THE TEMPORARY IRRIGATION SYSTEM SHALL HAVE AN
AUTOMATIC IRRIGATION CONTROLLER TO ENSURE EFFICIENT
WATER DISTRIBUTION. AUTOMATIC IRRIGATION
CONTROLLERS SHALL BE EASILY ADJUSTABLE SO THAT
SITE WATERING WILL BE APPROPRIATE FOR DAILY SITE
WEATHER CONDITIONS. AUTOMATIC CONTROLLERS SHALL
HAVE RAIN SHUTOFF SENSOR DEVICES SO THE IRRIGATION
SYSTEMS WILL NOT UNNECESSARILY OPERATE ON RAINY
DAYS.
5. ALL PLANTINGS SHALL BE MAINTAINED IN GOOD CONDITION
THROUGHOUT THE LIFE OF THE PROJECT, AND WHEN
NECESSARY SHALL BE REPLACED WITH NEW PLANT
MATERIALS.
6. IRRIGATION SYSTEM SHALL HAVE AN AUTOMATIC
IRRIGATION CONTROLLER TO ENSURE EFFICIENT WATER
DISTRIBUTION. AUTOMATIC IRRIGATION CONTROLLERS
SHALL BE EASILY ADJUSTABLE SO THAT SITE WATERING
WILL BE APPROPRIATE FOR DAILY SITE WEATHER
CONDITIONS. AUTOMATIC CONTROLLERS SHALL HAVE RAIN
SHUTOFF SENSOR DEVICES SO THE IRRIGATION SYSTEMS
WILL NOT UNNECESSARILY OPERATE ON RAINY DAYS.
SCALE: 1 /5" = I' - 0"
LANDSCAPE NOTES:
I. ALL PLANTING SHALL PROVIDE cf09'o COVERAGE
WITHIN 1:10 DAYS AND SHALL BE REPEATED IF
NECESSARY TO PROVIDE SUCH COVERAGE.
2. ALL PLANTINGS SHALL BE MAINTAINED IN GOOD
CONDITION THROUGHOUT THE LIFE OF THE
PROJECT, AND WHEN NECESSARY SHALL BE
REPLACED WITH NEW PLANT MATERIALS.
3. LANDSCAPED AREAS NOT OCCUPIED BY
HARDSGAPE SHALL BE PLANTED AND
MAINTAINED FOR SLOPE STABILITY AND EROSION
CONTROL.
4. TO MINIMIZE THE NEED FOR IRRIGATION AND
MINIMIZE ENCROACHMENT OF NON - NATIVE PLANT
SPECIES INTO ADJACENT OR NEARBY NATIVE
PLANT AREAS, ALL LANDSCAPE SHALL CONSIST
OF NATIVE AND DROUGHT TOLERANT PLANT
SPECIES.
5. NO PLANT SPECIES LISTED AS PROBLEMATIC
AND /OR INVASIVE BY THE CALIFORNIA NATIVE
PLANT SOCIETY, THE CALIFORNIA EXOTIC PEST
PLANT COUNCIL, OR AS MAY BE IDENTIFIED FROM
TIME TO TIME BY THE STATE OF CALIFORNIA
SHALL BE EMPLOYED OR ALLOWED TO
NATURALIZE OR PERSIST ON THE SITE.
6. NO PLANT SPECIES LISTED AS A 'NOXIOUS WEED'
BY THE STATE OF CALIFORNIA OR THE U.S.
FEDERAL GOVERNMENT SHALL BE UTILIZED
WITHIN THE PROPERTY.
7. ANY EXISTING LANDSCAPING THAT DOESN'T MEET
THE ABOVE REQUIREMENTS SHALL BE REMOVED.
S. DO NOT SCALE DRAWINGS.
}
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Date:
3 CITY REVIEW
Re,vi5ion:2012.7.I7zL
Revision:
Revision:
Revision:
Revision:
Job No: 01-1-051
5�9 ARC
S. J EqN y /)x
V \off �'�c�
O
J m C8012 m
REN. 4/13
Q
F�F CAS \F
TREES
BOTANICAL NAME/ MATURE
5YMB. COMMON NAME SIZE HT /WIDTH
AGAGIA GULTRIFORMI5 24" BOX 15' X 15'
UO KNIFE ACACIA
BRAHEA ARMATA 24" BOX 40' X 6'
MEXICAN BLUE PALM HEAD
GAr0m MISSONIA GHERIANTHIFOLIA5 GAL. 6'X2'
(BEACH EVENING PRIMROSE)
„ v v LAMPRANTHU5 5PP. GROUND COVER
v v v v v (IGE PLANT)
7vvvvv
v v v v v
T.O.SHT'G = 61.0'
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ZO
IRR16ATION NOTES:
I. DRAIN INLETS IN LANDSCAPE AREAS >20' FROM THE TOP
OF BLUFF WILL BE PLACED 1/2" ABOVE FINISHED GRADE
TO PROVIDE FOR LOW -FLOW INFILTRATION AND REDUCE
THE POTENTIAL FOR SEDIMENT ENTERING THE SITE
DRAINAGE SYSTEM.
2. NO PERMANENT IRRIGATION SYSTEM SHALL BE UTILIZED ON
THE COASTAL BLUFF. EXISTING IN- GROUND IRRIGATION
SYSTEMS WITHIN THE BLUFF AREA SHALL BE
DISCONNECTED AND GAPPED.
3. TEMPORARY ABOVE GROUND IRRIGATION ON THE COASTAL
BLUFF TO ALLOW THE ESTABLISHMENT OF THE PLANTINGS
IS ALLOWED.
4. THE TEMPORARY IRRIGATION SYSTEM SHALL HAVE AN
AUTOMATIC IRRIGATION CONTROLLER TO ENSURE EFFICIENT
WATER DISTRIBUTION. AUTOMATIC IRRIGATION
CONTROLLERS SHALL BE EASILY ADJUSTABLE SO THAT
SITE WATERING WILL BE APPROPRIATE FOR DAILY SITE
WEATHER CONDITIONS. AUTOMATIC CONTROLLERS SHALL
HAVE RAIN SHUTOFF SENSOR DEVICES SO THE IRRIGATION
SYSTEMS WILL NOT UNNECESSARILY OPERATE ON RAINY
DAYS.
5. ALL PLANTINGS SHALL BE MAINTAINED IN GOOD CONDITION
THROUGHOUT THE LIFE OF THE PROJECT, AND WHEN
NECESSARY SHALL BE REPLACED WITH NEW PLANT
MATERIALS.
6. IRRIGATION SYSTEM SHALL HAVE AN AUTOMATIC
IRRIGATION CONTROLLER TO ENSURE EFFICIENT WATER
DISTRIBUTION. AUTOMATIC IRRIGATION CONTROLLERS
SHALL BE EASILY ADJUSTABLE SO THAT SITE WATERING
WILL BE APPROPRIATE FOR DAILY SITE WEATHER
CONDITIONS. AUTOMATIC CONTROLLERS SHALL HAVE RAIN
SHUTOFF SENSOR DEVICES SO THE IRRIGATION SYSTEMS
WILL NOT UNNECESSARILY OPERATE ON RAINY DAYS.
SCALE: 1 /5" = I' - 0"
LANDSCAPE NOTES:
I. ALL PLANTING SHALL PROVIDE cf09'o COVERAGE
WITHIN 1:10 DAYS AND SHALL BE REPEATED IF
NECESSARY TO PROVIDE SUCH COVERAGE.
2. ALL PLANTINGS SHALL BE MAINTAINED IN GOOD
CONDITION THROUGHOUT THE LIFE OF THE
PROJECT, AND WHEN NECESSARY SHALL BE
REPLACED WITH NEW PLANT MATERIALS.
3. LANDSCAPED AREAS NOT OCCUPIED BY
HARDSGAPE SHALL BE PLANTED AND
MAINTAINED FOR SLOPE STABILITY AND EROSION
CONTROL.
4. TO MINIMIZE THE NEED FOR IRRIGATION AND
MINIMIZE ENCROACHMENT OF NON - NATIVE PLANT
SPECIES INTO ADJACENT OR NEARBY NATIVE
PLANT AREAS, ALL LANDSCAPE SHALL CONSIST
OF NATIVE AND DROUGHT TOLERANT PLANT
SPECIES.
5. NO PLANT SPECIES LISTED AS PROBLEMATIC
AND /OR INVASIVE BY THE CALIFORNIA NATIVE
PLANT SOCIETY, THE CALIFORNIA EXOTIC PEST
PLANT COUNCIL, OR AS MAY BE IDENTIFIED FROM
TIME TO TIME BY THE STATE OF CALIFORNIA
SHALL BE EMPLOYED OR ALLOWED TO
NATURALIZE OR PERSIST ON THE SITE.
6. NO PLANT SPECIES LISTED AS A 'NOXIOUS WEED'
BY THE STATE OF CALIFORNIA OR THE U.S.
FEDERAL GOVERNMENT SHALL BE UTILIZED
WITHIN THE PROPERTY.
7. ANY EXISTING LANDSCAPING THAT DOESN'T MEET
THE ABOVE REQUIREMENTS SHALL BE REMOVED.
S. DO NOT SCALE DRAWINGS.
}
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Date:
3 CITY REVIEW
Re,vi5ion:2012.7.I7zL
Revision:
Revision:
Revision:
Revision:
Job No: 01-1-051
5�9 ARC
S. J EqN y /)x
V \off �'�c�
O
J m C8012 m
REN. 4/13
Q
F�F CAS \F
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8' 4' 0' 4' 8' 16' 24' 32' 40' 48' 56'
Ai
! 4 k t k k k k
f «kk kk f
tk 4
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CORONA DEL MAR I�
STATE BEACH \
SITE
PACIFIC OCEAN
THOMAS GUIDE PAGE 889/1-15
LE:6E'.ND
A.C.
- ASPHALT CONCRETE
A.P.W.A.
- AMERICAN PUBLIC WORKS ASSOCIATION
A. U.
- AIRCONDITIONING UNIT
B.C.
- BEGIN CURVE
B.F.F.
- BASEMENT FINISH FLOOR ELEVATION
B.F.S.
- BASEMENT FINISH SURFACE ELEVATION
B. M.
- BENCH MARK
B.O.F.
- BOTTOM OF FOOTING ELEVATION
B.O.S.
- BOTTOM OF SLOPE ELEVATION
B.V.C.
- BEGIN VERTICAL CURVE
B.W.
- BACK OF WALK ELEVATION
C. B.
- CATCH BASIN
C. F.
- CURB FACE
C.I.P.
- CAST IRON PIPE
C/L
- CENTERLINE
C.L.F.
- CHAIN LINK FENCE
C. & G.
- CURB & GUTTER
C.O.
- CLEANOUT
GONG.
- CONCRETE
D/A
- DRIVEWAY APPROACH
D. L.
- DAYLIGHT LINE
D.S.
- DOWN SPOUT
D.S.C.O.
- DOWN SPOUT CLEAN -OUT
DWY.
- DRIVEWAY
E.C.
- END CURVE
E.V.C.
- END VERTICAL CURVE
EX.
- EXISTING
F. F.
- FINISH FLOOR ELEVATION
F. H.
- FIRE HYDRANT
F. L.
- FLOWLINE ELEVATION
F.S.
- FINISHED SURFACE ELEVATION
FTN.
- FOUNTAIN
G. B.
- GRADE BREAK
G.F.S.
- GARAGE FINISH SURFACE ELEVATION
G.M.
- GAS METER
H.L.
- HOUSE LATERAL
H.P.
- HIGH POINT ELEVATION
INV.
- INVERT ELEVATION
L. P.
- LOW POINT ELEVATION
M. B.
- MAIL BOX
MH.
- MANHOLE
M.O.C.
- MIDDLE OF CURVE
O.H.W.
- OVERHEAD WIRE(S)
P/A
- PLANTER AREA
P.B.
- PULL BOX
PKWY.
- PARKWAY
P/L
- PROPERTY LINE
P.P.
- POWER POLE
P.R.C.
- POINT OF REVERSE CURVE
PVMT.
- PAVEMENT
R. D.
- ROOF DRAIN
R. L.
- RIDGE LINE
R/W
- RIGHT -OF -WAY
R.W.M.
- RECLAIMED WATER METER
S.D.
- STORM DRAIN
S.D.MH.
- STORM DRAIN MANHOLE
S.G.
- SUB -GRADE ELEVATION
S.MH.
- SEWER MANHOLE
S.S.
- SANITARY SEWER
STA.
- STATION
SLPB
- STREET LIGHT PULL BOX
STILT
- STREET LIGHT
S/W
- SIDEWALK
T/A
- TRASH AREA
T. B.
- TOP OF BERM ELEVATION
T.B.M.
- TEMPORARY BENCH MARK
T.C.
- TOP OF CURB ELEVATION
T. F.
- TOP OF FOOTING ELEVATION
T.G.
- TOP OF GRATE ELEVATION
T.O.C.
- TOP OF CHIMNEY ELEVATION
T.O.G.
- TOP OF GLASS ELEVATION
T. P.
- TOP OF PILASTER ELEVATION
T.R.P.
- TOP OF ROOF PARAPET ELEVATION
T.S.
- TRAFFIC SIGNAL
T.W.
- TOP OF WALL ELEVATION
V.C.
- VETICAL CURVE
V. P.
- VINE POCKET
W/H
- WATER HEATER
W. 1.
- WROUGHT IRON
W.M.
- WATER METER
W.V.
- WATER VALVE
H.O.A.
- HOMEOWNERS' ASSOCIATION
- EXISTING CONCRETE PAVING
- EXISTING BRICK PAVING
I
LEGAL DESCRIPTION: 1
THE SOUTHEAST HALF OF LOT 14 AND THE NORTHWEST HALF OF
LOT 15 OF TRACT NO. 1026, IN THE CITY OF NEWPORT BEACH,
COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP
RECORDED IN BOOK 12, PAGE 35 OF MISCELLANEOUS MAPS, IN
THE OFFICE OF THE RECORDER OF SAID COUNTY.
FOR
3225 OCEAN BOULEVARD
IN THE CITY OF NEWPORT BEACH,
COUNTY OF ORANGE,
STATE OF CALIFORNIA
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PREPARED BY: DESIGNED BY:
PREPARED FOR: � SHEET
BENCH MARK: o LAND8&, N/A TOPOGRAPHIC SURVEY
COUNTY OF ORANGE BENCH MARK NO. NB4- 36 -74: EVENSEN'S RESIDENCE rNO. ��� °�F1M TSq <y ��� DRAWN GY:
DESCRIBED BY OCS 2002- FD. 3 3/4° OCS ALUMINUM BENCH MARK DISK C�O BRION JEANNETTER ARCHITECTURE 3225 OCEAN BOULEVARD
CHECKED BY: Ti
STAMPED °NB MONUMENT I4' SET IN THE NW. CORNER OF A 4'x22' CONCRETE CATCH 470 OLD NEWPORT BLVD. PHONE GML ENG71N�NG - aJ NG FAX Y. T. BASIN. MONUMENT IS LOCATED IN THE T- INTERSECTION OF HELIOTROPE AVE AND * EXP. 72/37/2009 * (949) (949) A.P.NI■ 052'120'15
NEWPORT BEACH, CA 92663 LAST UPDATED:
OCEAN BLVD, 21' SW. OF THE C/L OF OCEAN BLVD & 122' NW'LY OF THE C/L s ��Q- 509 34 GEORGETOWN 509 11/24/09
OF HELIOTROPE AVE. MONUMENT IS SET LEVEL WITH SIDEWALK. Phone (949) 645 -5854 �9T OF 74 1 0909 IRVINE � CALIFORNIA 9 26 1 2 0901 11 DATE: JOB NO.
ELEVATION = 67.054 (NAVD88, LEVELED 1994) Fax (949) 645 -5983 REVISIONS APPROVED DATE FD rgaconsultants @yahoo.com 111/24/09 T DATE: CITY OF NEWPORT BEACH O�I7ei
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Date:
CITY REVIEW
Revis ion :2012.a.2zL
Revision:
Revision:
Revision:
Revision:
Job No:Oci-OB'I
�S�O ARO cam.. J Eq N +'r /J�
J m C8012 m
REN. 4/13
Q
C O
�T�OF ALF/
EXHIBIT
ADDITIONAL
MATERIALS
RECEIVED
Evensen Residence
Variance No. VA2012-003
(PA2012-o8q)
3225 Ocean Blvd.
Planning Commission
September 6, 2012 meeting
STAFF PRESENTATION
9161116910
AVariance request to allow:
Construct a new 3- level, single - family residence to
encroach to feet into the Zo -foot front yard setback
at the lower level which will not be visible from
Ocean Blvd.
07/13/2012
Community Development Department- Planning Division
I
♦ 1tim ¢°
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Subject �►�
Property
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07/13/2012
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07/13/2012
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Subject
Property
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Racknroune
■I An AIC was approved for a new 7,515 sf., 4 -story
residence with a two -story 3 -car garage
Coastal Commission denied Coastal Development
Permit application because the new residence would
extend beyond existing building footprint & new
garage would be higher than the existing one.
■I The applicant redesigned the project & eliminated one
floor level in the main residence and second floor of
the garage structure.
07/13/2012
Community Development Department- Planning Division
6
P ro wrt DPt;;
• Existing residence will be demolished
• New development consists:
A 3,88o sf., 3 -level single - family residence &
A 914 sf. detached, 3 -car garage & an exercise
room with a 610 square -foot roof deck on top
of the garage
Complies with R -1 -B standards, except for front
yard setback encroachment
07/13/2012
Community Development Department- Planning Division
7
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07/13/2012
Community Development Department- Planning Division
H
•I.`I.`IbiTZIM 9 [•
0713/2012
cA rT' Ir
L:.w" COMM #ter y liff
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Community Development Department - Planning Division
■
nor Plan= Lower LPvF
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07/13/2012
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Community Development Department- Planning Division
ri
Area of
Encroachment
10
e Request
to -foot front yard encroachment
Would be subterranean and not visible from Ocean
Boulevard
Would not impact public views from Ocean
Boulevard
Would not affect the flow of air and /or light to
adjoining properties nor create an inconsistent look
from Ocean Boulevard
Would allow for more open coastal bluff face than is
required in the Bluff Overlay District by maintaining
the existing building footprint
07/13/2012
Community Development Department- Planning Division
1 1
OFA M
The project is categorically exempt per the
California Environmental Quality Act (CEQA)
Guidelines —Class 3 (New Construction or
Conversion of Small Structures) which includes
construction of a single - family residence in a
residential area.
07/13/2012
Community Development Department- Planning Division
12
Tr
afrerrdre
Conduct a public hearing
Adopt Draft Resolution for the approval of
Variance No. VA2012-003 and find the project is
exempt per CEQA
w Alternatives:
Modify the project; or
Deny the project
07/13/2012
Community Development Department- Planning Division
13
Am
Ah
If there is no appeal, proceed to Coastal
Development Permit
07/13/2012
Community Development Department- Planning Division
i
14
1
For more information contact:
Rosalinh Ung
949 -644 -3208
rung@newpi:irtbeachca.gov
www.newportbeachca.gov
-tow �.
To: Planning Commissioners
Subject: Additional Material Received
Item 4a: Additional Material Received
Planning Commission September 6, 2012
PA2012 -089
From: Nizar Tannir [ mailto:nizartannir @hotmail.com]
Sent: Wednesday, September 05, 2012 8:21 PM
To: Ung, Rosalinh
Subject: The Evensens Home at 3225 Ocean Blvd
Dear Planning Commissioners,
I own the property directly south of the Evensens home, at 3235 Ocean Blvd. I am supportive
of the request to encroach into the front yard setback. The encroachment is not visible and
will not have a negative effect in the neighborhood. Please approve the request.
Kindest regards,
Nizar Tannir
1
To: Planning Commissioners
Subject: Additional Material Received
Item 4b: Additional Material Received
Planning Commission September 6, 2012
PA2012 -089
From: Doug Circle [ mailto:doug(o)circlevision.biz]
Sent: Thursday, September 06, 2012 9:02 AM
To: Ung, Rosalinh
Subject: PC 2012 -089; 3225 Ocean Blvd.
Importance: High
Dear Planning Commissioners:
I own the property at 3415 Ocean Blvd. south of the Evensen home. I am supportive of the
request to encroach into the front yard setback. The same encroachment was granted to me a
few years back. The encroachment is not visible and will not have a negative effect in the
neighborhood. Please approve Chris and Felicia's request.
Kindest regards,
Doug and Jan Circle
Douglas R. Circle
President / CEO
Circle Vision, LLC
1006 Segovia Circle
Placentia, CA 92870
T 714.630.0299
F 714.630.2399
C 714.742.1444
doua (cD ci rclevision. biz
Owner / Wine Grower
Sierra Madre Vineyard
doua ansierramadrevinevard.com
www.sierramadrevineyard.com
www.Facebook.com/SierraMadreVnvrd
www.Twifter.com/SierraMadreVnvd
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