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Home My WebLink About2009-03-18_GP-LCP IC Agenda Meeting PacketAGENDA General Plan/LCP Implementation Committee March 18, 2009 3:30 p.m. City Council Chambers 1. Approve Action Minutes from February 18, 2008 Attachment No. 1 3:30-3:35pm 2. Draft Zoning Code Review A. Schedule Attachment No. 2 3:35-3:45pm B. Bluff Development Regulations Attachment No. 3 3:45-5:20pm 3. Items for Future Agenda 5:20-5:25pm 4. Public Comments on non -agenda items 5:25-5:30pm 5. Adjourn to April 1, 2009, 3:30 p.m. Attachments: 1. Draft Action Minutes for February 18, 2009 2. Draft Zoning Code Review support material ATTACHMENT NO. 1 Draft Action Minutes From February 18, 2009 CITY OF NEWPORT BEACH GENERAL PLAN/LCP IMPLEMENTAION COMMITTEE DRAFT ACTION MINUTES Action Minutes of the General Plan/LCP Implementation Committee held at the City Council Chambers, City of Newport Beach, on Wednesday, February 18, 2009 Members Present: X Ed Selich, Mayor, Chairman X Leslie Daigle, Council Member X Don Webb, Council Member X Barry Eaton, Planning Commissioner X Robert Hawkins, Planning Commissioner X Michael Toer e, Planning Commissioner Advisory Group Members Present: Staff Representatives: X Mark Cross Larry Frapwell X William Guidero X Ian Harrison X Brion Jeannette X Don Krotee X Todd Schooler Kevin Weeda Dennis Wood Staff Representatives: X Sharon Wood, Assistant City Manager David Lepo, Planning Director X Aaron Harp, City Attorney X James Campbell, Senior Planner X GreggRamirez, Senior Planner X Melinda Whelan, Assistant Planner E = Excused Absence Committee Actions 1. Agenda Item No. 1 —Approval of minutes as corrected of January 28, 2008. Action: Committee approved draft minutes. Vote: Consensus 2. Agenda Item No. 2 — CLUP Amendment Progress Report Action Report: • California Coastal Commission (CCC) approved the City's Land Use Plan (CLUP) amendment application on February 5, 2009 • included a provision to allow timeshares under certain operational rules that will be included in the future Implementation Plan • Commission also rejected their staff's position related to the method of lower-cost accommodation mitigation and accepted the City's alternative policy; however, they modified it such that any in -lieu funds collected must be used for lower-cost accommodations rather than the more flexible provision requested and did not include any provision for "oversight" of the use of in -lieu funds • Coastal staff will be updating the policy language and findings to implement the Commission's action and the final package will be considered by the Commission at one of their next meetings • Principal Planner Jim Campbell, with the assistance of the City Attorney's office, will participate and monitor the effort to ensure that the Commission's action is carried forth as intended and the revised language will go back to the Coastal Commission for final review in April and the City Council by summer 3. Agenda Item No. 3. — Draft Zoning Code Review Action: The Committee began with the first item A. Development on Bluffs and Canyons and proceeded through the remaining items, B. Environmental Study Area (ESA) Regulations and C. Parking — Eating and Drinking Establishments. The Committee and Advisory Members discussed and directed staff to: • bring back oblique photos and aerial exhibits of development areas and provide additional geographic specificity clarifying Pacific Drive, East Ocean Boulevard, Kings Road, Kings Place and Cliff Drive to assist in establishing and presenting proposed methodology for bluff and canyon setbacks (consider creating two setback lines — one for primary structures and one for accessory structures and improvements) • delete subsection 8. Other Areas. under Section on Development on or Abutting Bluffs and Canyons • consider revising subsection D. Modification of development areas 1.a. and 2.a. to provide language that is more general regarding measuring slope stability and refer engineering to Building Department • investigate the possibility of having the City provide a master biological study for all ESA areas throughout the City and re- look at entire ESA section to verify that the draft regulations do not duplicate regulations of other agencies, bring -back revised ESA section • delete subsection 8. Subdivisions. Under Section on Environmental Study Areas • re -look at how the parking regulations for eating and drinking establishments and related outdoor dining are written so they are internally consistent The public provided the following comments: • allow review authority to review E. under Section on Development on or abutting Bluffs and Canyons • received clarification from staff that 13' for Irvine Terrace properties was appropriate for the single-family homes • clarification on Pacific Drive bluffs and bluffs adjacent to Mariners Mile and Newport Heights Vote: Consensus 4. Agenda Item No. 3 — Items for future agenda Action: Vote: None 5. Agenda Item No. 5. - Committee Meeting Schedule — Set Dates Action: Provide schedule to Committee and tentatively set next meeting for March 4th Vote: None 6. Agenda Item No. 6 - Public Comments on non -agenda items �!•0l - Meeting Adjourned 6:30 p.m. ATTACHMENT NO. 2 Draft Zoning Code Review ,7WR[MM70 General Plan/LCP Implementation Committee Draft Zoning Code Review March 12,2009 Schedule Staff anticipates needing two meetings in April to obtain necessary policy direction from the Committee before the next version of the draft code can be finalized. The projected date for release of the Planning Commission draft is June 12th. The timeframe should be adequate to produce a draft code that incorporates all Committee recommendations, including the task of removing all regulations intended to comprise the Implementation Plan of the LCP. Following release of the second draft and prior to the first PC hearing, staff and the consultants will conduct a series of public outreach meetings and obtain comments on the draft code from the Harbor Commission on regulations within their purview. These meetings will be followed by the first Planning Commission hearing, tentatively set for July 19th. General Plan/LCP Implementation Committee Draft Zoning Code Review March 12,2009 City of Newport Beach REVISED ZONING CODE SCHEDULE March 13, 2009 General Plan/LCP Implementation Committee Meetings: April 1, 2009 Tentative Agenda: Canyon Development Regulations, Environmental Study Areas, Responses from City Attorney April 15, 2009 Tentative Agenda: Adult Businesses, Balboa Island Regulations, Miscellaneous remaining items Release of Second Public Draft: Release of CEQA document: Public Outreach/Other City Commissions: • Harbor Commission • Restaurant Association • Architect/Design Community • Bluff and Canyon Property Owners • Others TBD June 12, 2009 June 2009 June 12 -July 8 Planning Commission Hearings Begin: July 9, 2009 General Plan/LCP Implementation Committee Draft Zoning Code Review March 18,2009 ,7WR[MMU] Bluff Development Regulations • Existing Code: None • Draft Code: new section to provide provisions for regulating development on and adjacent to bluffs and canyons. • Draft regulations divide the bluff and canyon properties into distinct geographic development areas • Canyon regulations will be presented at a future meeting • The following items are included in this agenda packet: 1. General Plan Bluff and Canyon Polices 2. An brief description of variables, principals and methodologies used to craft the regulations 3. Draft zoning code regulations 4. A matrix that outlines the issues and solutions for each development areas 5. A citywide exhibit showing the location of each bluff development area 6. Detailed exhibits depicting development areas General Plan/LCP Implementation Committee Draft Zoning Code Review March 18,2009 General Plan Bluff and Canyon Policies NR 23.1 Maintenance of Natural Topography Preserve cliffs, canyons, bluffs, significant rock outcroppings, and site buildings to minimize alteration of the site's natural topography and preserve the features as a visual resource. (Imp 2.1) NR 23.2 Bluff Edge Setbacks Maintain approved bluff edge setbacks for the coastal bluffs within the communities of Castaways, Eastbluff, Park Newport, Newporter North (Harbor Cove), and Bayview Landing and neighborhoods from Jamboree Road to Corona del Mar, north of Bayside Drive, to ensure the preservation of scenic resources and geologic stability. NR 23.4 New Development on Blufftops Require all new blufftop development located on a bluff subject to marine erosion to be set back based on the predominant line of development. This requirement shall apply to the principal structure and major accessory structures such as guesthouses and pools. The setback shall be increased where necessary to ensure safety and stability of the development. (Imp 2.1) NR 23.5 New Accessory Structures on Blufftops Require new accessory structures, such as decks, patios and walkways, that do not require structural foundations to be sited at least 10 feet from the edge of bluffs subject to marine erosion. Require accessory structures to be removed or relocated landward when threatened by erosion, instability or other hazards. (Imp 2.1) NR 23.6 Canyon Development Standards Establish canyon development setbacks based on the predominant line of existing development for Buck Gully and Morning Canyon. Do not permit development to extend beyond the predominant line of existing development by establishing a development stringline where a line is drawn between nearest adjacent corners of existing structures on either side of the subject property. Establish development stringlines for principle structures and accessory improvements. (Imp 2.1, 6.1) NR 23.7 New Development Design and Siting Design and site new development to minimize the removal of native vegetation, preserve rock outcroppings, and protect coastal resources. (Imp 2.1) General Plan/LCP Implementation Committee Draft Zoning Code Review March 18,2009 Bluff and Canyon Development Variables & Guiding Principles - The following were used by staff to analyze each geographic area and create the draft regulations 1. Topography - slope, landform type and orientation 2. Publicviews 3. Lot depth 4. Lot area 5. Street orientation 6. Existing and proposed zoning regulations (setbacks and building height) 7. Existing development pattern and existing alteration (3 dimensions) 8. General Plan Polices 9. Differing General Plan and CLUP policies apply to different areas 10. Community expectations — preserve property rights (except when the application of policy can restrict my neighbor to my advantage) 11. Equity 12. Protect property rights 13. Protect landforms as a visual resource based upon General Plan and CLUP Policies 14. Should some policies be modified if implementation leads to undesirable results? 15. Minimize creating non -conformities 16. Property boundaries in relation to the landform 17. Use all available data (photos, surveys, contour maps, etc.) Bluff and Canyon Development Methodologies — Following are a sample of the various methodologies staff used to develop the draft regulations 1. Predominate line of existing development—existing developed area Generally too restrictive, but may be appropriate for some 2. Predominate line of existing development— median value Half the block will be made nonconforming 3. Predominate line of existing development —greatest extent of development General Plan/LCP Implementation Committee Draft Zoning Code Review March 18,2009 Potentially leads to inappropriate alteration of the landform 4. Predominate line of existing development—equal elevation Differing topographic settings can lead to some lots being too restricted and others overly permissive 5. Stringline between adjacent structures in "plan view' Inequitable and can be overly restrictive depending upon development pattern May not translate to elevation well and may lead to inappropriate alteration 6. Equal setback Equitable only when lot depth is consistent, which rarely occurs Varying locations of the landform leads to inconsistent protection of the landform and possibly inappropriate alteration 7. Percentage of lot depth setback Equitable Varying locations of the landform leads to inconsistent protection of the landform and possibly inappropriate alteration 8. Setback from topographic feature such as bluff edge or canyon bottom Location of bluff edge is not always certain and canyon bottom may be on a different lot 9. Aerial photographic interpretation Use of air photography (vertical and oblique) and verifying a horizontal position or elevation of identified features using topographic survey data Inherent inaccuracies General Plan/LCP Implementation Committee Draft Zoning Code Review March 18,2009 20.xx.xxx - Development on or Abutting Bluffs and Canyons This Section provides standards to protect and enhance, where feasible, the scenic and visual qualities of identified bluffs and canyon slopes and to ensure public safety by designing and siting development appropriately. A. Applicability. This Section applies to lots that abut or contain bluffs or canyons identified below and as depicted in the Bluff and Canyon Properties (Figure xx) in Part 8 (Maps). B. Development areas for bluff properties. Development shall be sited within the allowable development areas identified by this Subsection or as modified in compliance with Subsection D (Adjustment of development areas). Location of principal structures and major accessory structures. Principal structures and major accessory structures (i.e. buildings, pools and retaining walls exceeding 6 feet in height from existing grade) shall be located within the development areas specified below. a. Cliff Drive Principal and major accessory structures including grading shall be located within the development area generally depicted on Exhibit b. Kings Road Principal and major accessory structures including grading shall be located within the development area generally depicted on Exhibit c. Kings Place Principal and major accessory structures including grading shall be located within the development area generally depicted on Exhibit d. Upper Newport Bay. Principal and major accessory structures shall not be located closer to the bluff edge than the minimum setbacks depicted on the Setback Maps (See Part 8 (Maps), Figure x). Structures on and alterations (grading) to the bluff face are prohibited. e. Irvine Terrace (Dolphin Terrace and Bayadere Terrace). Principal and major accessory structures may be constructed on the bluff face and shall not visibly extend below an elevation that is 13 feet below the average elevation of the top of the curb abutting the lot. Principal structures shall set back a minimum of 10 feet from the existing bluff edge or in compliance with setbacks established by Variance No. 162 depicted on the Setback Maps (See Part 8, Figure x). No new vehicular access shall be allowed from Bayside Drive. Discussion Draft— 03-18-09 Newport Beach Zoning Code, Title 20 20.xx.xxx — Development on Bluffs and Canyons f. Avocado Avenue. Principal and major accessory structures including grading shall be located within the development area generally depicted on Exhibit g. Pacific Drive (2235 through 2329 Pacific Drive). Principal and major accessory structures may be constructed on the bluff face and shall not visibly extend below the 53 -foot NAVD88 contour. No new vehicular access shall be allowed from Bayside Drive. h. Carnation Avenue (301 through 317 Carnation Avenue). Principal structures may be constructed on the bluff face and shall be located within the development area generally depicted on Exhibit _. Major accessory structures may be constructed on the bluff face and shall not extend below the 70 -foot NAVD88 contour Carnation Avenue (201 through 239 Carnation Avenue). Principal and major accessory structures may be constructed on the bluff face and shall not visibly extend below the 50.7 -foot NAVD88 contour. Breakers Drive East (3100 through 3200 Breakers Drive). Principal and major accessory structures may be constructed on the bluff face and shall not visibly extend above the 52 -foot NAVD88 contour. k. Ocean Boulevard (3200 through 3400 blocks). Principal structures may be constructed on the bluff face and shall not visibly extend below the 48 -foot NAVD88 contour. Major accessory structures may be constructed on the bluff face and shall not extend below the 33 - foot NAVD88 contour. Ocean Boulevard (3601 through 3619 Ocean Blvd.). Principal and major accessory structures including grading shall not visibly extend onto the bluff face beyond existing development. m. Cameo Shores and Shorecliffs. Principal structures shall be located within the development area generally depicted on Exhibit _ Accessory structures requiring foundations including pools and spas shall be set back a minimum ofl0 feet from the bluff edge. 2. Improvements outside the development area. No structures or grading shall be allowed outside the development areas specified except for authorized above -grade access stairs or trails to the base of the bluff, drainage devices, utilities, native landscaping and temporary irrigation. All unauthorized structures and invasive landscaping shall be removed. C. Development areas for canyon properties. Development shall be sited within the allowable development areas identified by this Subsection or as modified in compliance with Subsection D (Adjustment of development areas), below. 1. Location of principal structures and major accessory structures. Principal structures and major accessory structures (i.e. buildings, pools Draft— 03-18-09 Newport Beach Zoning Code, Title 20 20.xx.xxx — Development on Bluffs and Canyons and retaining walls exceeding 6 feet in height from natural grade) within Buck Gully and Morning Canyon shall not be located on the canyon slope below an elevation that is the prescribed number of feet below the average elevation of the top of the curb abutting the lot, as shown in Table 3-xx (Vertical Elevation Limits that Establish Development Areas for Lots Adjacent to Canyons). Also see Figure 3-xx (Development Limit on Canyon Face). In cases where there is no curb, the average elevation of the centerline of the abutting street shall be used. 2. Improvements outside the development area. Minor accessory structures (i.e. fences, gazebos, benches, paths, garden walls, patios, decks, retaining walls 6 feet in height or less, landscaping, irrigation systems, drainage devices and utilities) and minimum grading necessary to accommodate the structures may be permitted below the development area within required setbacks provided they meet applicable height limitations. All unauthorized structures and invasive landscaping shall be removed. 3. Exceptions. In cases where the application of the vertical limit provides a development area that is less than 55 feet measured horizontally from the front property line, the development area may be increased up to 55 feet and development may extend below the maximum specified vertical limit. Table 3-xx Vertical Elevation Limits that Establish Development Areas for Lots Adjacent to Canyons Geographic Areas See Map (Figure xx in Part 8 (maps). Vertical limit Buck Gully Cabrillo Terrace2 feet Columbus Circle 8 feet Cortes Circle 4 feet De Sola Terrace 18 feet Evening Canyon Road 12 feet Hazel Drive North of Coast Hwy.) 15 feet Hazel Drive South of Coast Hwy.) 20 feet Isabella Terrace 10 feet Mendoza Terrace 10 feet Poppy Avenue 600 and 700 blocks 10 feet Morning Canyon Milford Drive 2 feet Morning Canyon 10 feet Rockford Place 4 feet Rockford Road 4 feet Seaward Road 8 feet Draft— 03-18-09 Newport Beach Zoning Code, Title 20 20.xx.xxx — Development on Bluffs and Canyons r— Average Height Limit elevation at curb Development Development limit along 1 � � .� � ♦ canyon face L Vertical) Limit a Area Basements shall not"daylight" ` , Ground j on canyon slope surface surface Street Property Line 55 foot horizontal minimum Property Section View Figure 3-xx Development Limit on Canyon Face D. Adjustment of development areas established by Subsections B and C. 1. Reduction of development areas. A bluff or canyon development area shall be reduced whenever necessary to: a. Ensure safety and stability against slope failure (i.e., landsliding) for the economic life of a development. At a minimum, the development area shall be adjusted to ensure a slope stability factor greater than or equal to 1.5 at the end of the economic life of the development for the static condition of the bluff or canyon or a factor of safety greater than or equal to 1.1 for the seismic condition of the bluff or canyon, whichever is further landward; and b. Ensure that the principal structures are safe from hazards due to erosional factors for the economic life of the building. 2. Increase of development areas. A bluff or canyon development area may be increased through the approval of a Site Development Permit when all of the following conditions exist: a. The increased bluff or canyon development area shall ensure a slope stability factor safety greater than or equal to 1.5 at the end of the economic life of the development for the static condition of the bluff or canyon or a factor of safety greater than or equal to 1.1 for the seismic condition of the bluff or canyon, whichever is further landward; and Draft— 03-18-09 Newport Beach Zoning Code, Title 20 20.xx.xxx — Development on Bluffs and Canyons b. The increased bluff or canyon development area will provide adequate protection from erosion for the economic life of the development, and. C. Visible development within the increased bluff or canyon development area is within the predominant line of existing development. Draft— 03-18-09 Newport Beach Zoning Code, Title 20 Development Area Matrix Area Issues Solutions a. Cliff Drive Residential development of the landform is relatively If commercial lot is permitted to cut the toe of uniform the slope to the property line for a building, no development restriction Significant portion of the landform is on commercial property below or Future visibility question when commercial property below Two elevation contours based upon existing developed development pattern for both principal and accessory improvements b. Kings Road Varying lot depths relative to the street and landform. Two elevation contours based upon existing Varying lot areas and differing development patterns and development pattern sloping street. Bluff is not uniformly on residential or commercial property below No equitable standard will preserve the landform equally Visibility constraints from below due to commercial buildings c. Kings Place Development pattern is relatively uniform. Recent terracing One elevation contour based upon existing has occurred. development pattern Varying lot depths, lot areas. Curving street and landform d. Upper Newport Bluff face is on abutting lot that is publically owned; Maintain existing setbacks and prohibit future Bay. encroachments discovered further encroachments on public property 25 -foot & 10 -foot setback from CLUP appears overly restrictive based upon development pattern guided by existing setbacks of the Districting maps Development Area Matrix Area Issues Solutions e. Irvine Terrace Development pattern is relatively uniform, however Maintain existing setback limits for principal (Dolphin Terrace excavation of basement levels and terracing has occurred structures: and Bayadere Terrace). Private height limit of 14 feet Maintain 10 -foot rear yard setback, variance 162 setback limit and establish 10 -foot from Dolphin Terrace has a setback line based upon Variance the slope edge for remainder No. 162 applicable to principal structure Continue to permit basement development by Bayadere Terrace has a private 10 -foot slope edge allowing 13 feet of excavation to "daylight' on setback for principal structure the slope face f. Avocado Three lots without a consistent development pattern Development limit based upon existing Avenue. altered areas and son additional alteration is No current regulation other than standard setbacks permitted for one lot — see ma g. Pacific Drive Two distinct development patterns where western portion No additional limitation on alteration for (2235 through (except one lot) is fully developed; eastern portion has a eastern portion of Pacific Drive — it is already 2329 Pacific relatively consistent development pattern altered Drive). Lots are not perpendicular to the bluff or streets Single development limit area for principal and accessory structures based upon established development pattern using equal elevation contour h. Carnation Horizontal development pattern well established roughly Accessory structure line based upon existing Avenue (301 parallel to the street development pattern through 317 Carnation Landform does not follow the street in a consistent way Horizontal development line parallel to Avenue). Carnation based upon established Accessory structures beyond principal building development pattern One lot is significantly underdeveloped Use of 50.7 foot contour would lead to significant alteration of the remaining highly visible landform Development Area Matrix Area Issues Solutions L Carnation Relatively consistent development pattern down the bluff 50.7 foot contour for both principal and Avenue (201 face accessory improvements through 239 Carnation Analysis for AERIE project identified 50.7 foot contour Avenue). j. Breakers Drive Two distinct development patterns where western portion Permit development up the bluff face for all East (3100 (except one lot) is fully developed; eastern portion has a lots to the 52 -foot contour to preserve equity through 3200 relatively consistent development pattern at the base of Breakers Drive). the bluff; however one lot is built and another lot will be or built to the 52 -foot contour Maintain the existing development pattern Significant public views from Ocean Boulevard above over and the two lots at the 52 -foot these properties k. Ocean Recent construction has extended the historical Use the two contours established by the Boulevard (3200 development pattern own the bluff face Coastal Commission through 3400 blocks). Coastal Commission has applied two elevation contours Equity I. Ocean Two different topographic settings. The western three lots Maintain existing development pattern and Boulevard (3601 are developed approximately at the 20 -foot contour and allow one underdeveloped lot to develop through 3619 the eastern lots are much higher on the bluff. The western consistent with abutting lots Ocean Blvd.). lots have a driveway from Inspiration Point and area above the driveway is in the public right of way. Western lots have a relatively consistent development pattern both horizontally and vertically with one lot under -developed. m. Cameo Shores Topographic setting, lot configuration and bluff street and Multi -lot stringline for principal structures and Shorecliffs. structure orientation differences. Cameo Shores has a fairly distinct bluff edge although one portion of the bluff 10 -foot setback from bluff edge for accessory appears altered significantly. End lots are transitional to structures the canyons . Shorecliffs has a less distinct bluff edge. w i E. Irvine Terrace (Dolphin Terrace and Bayadere Terrace) I (1 , L q M WX M M�, E Avocado Ave (I � � 'A� ISLAND � 401, 411,415 N°{t � EACH G. Pacific Drive through 2329 blocks) , L MA C, Kings Pf L 99MURY ®R l WWI < r K. Ocean Blvd (3207-3 3 Draft Zoning Code Bluff and Canyon Properties Bluff and Canyon Development Standards 0 1,500 3,000 mxd March/2009 = Feet 6,000 THE ",\� WEDGE 1 m n Blvd 8 I G � (3601 (3601 - 3729 �- CORONA LITTLE CORONA M.. Cameo Shores and Shorecliffs M Kings_Cliff.mA Marchl2009 a N 0 100 200 400 �Q 431 G2] 42. 921 ate a16 1 412 0J - I4C6 401 a6o ,"1 1 33fi 322 ` ir 3N 32 LLI 310 Kings Rd / Cliff Drive Development on Bluffs and Canyons � p3fi 4)5 i2] d30 4'3114 9b �0 r2 �i 4- / 406 401 ICO a0C 332 p 336 333 N 330 32] O ;a 321. � ...,. \$3 g I- _ sm 1 flj/S 419 412 40 0,, dee 333 324 321 �'- 0� S/ 21a O0 o 601 _J " -2q `2450 o N&' � / .9 2061 t a 2051 -, I� 2516 / )2sq C 2941 zscc v 9 /C11" , 3 >o y / h G v 2932 ii // � _ � 23,1 {/'�j�� lA812 �� VC;p / zsea z33z 6�� / �rv`�rvi�/ry l gz z�2 i - vs � 2a°° Vertical differential from curb 16 FEET 24 FEET 28 FEET ----- 20 ft Contour Interval 6 960 r^ ry i \ \\ - ---- -\ 'f ry 70`i] �y �� - 792j \ �O/'� . \ry'� of `�.� `Y r A�.. 7llO 1• m , `ry°4a \` q. O A vd,\ �i0J .yam y N � � ° ✓ � t958 1 ��tin�"!/� �n°° �' ` � H . .. •��°� �� 1 '. � 195 4- 1942 1942 1927 1•1930 ti ° �._% Opt 12006 1921 1933 1936 1936 ° in 924 7826 RQ „�, A �.' 2001, X00 1927 1930 \ X2000 1915 '1918 _ 1930 �I / 19471 ! 1852 \ 924 \ 7 i ) 1907 f� .1812 7e2 1921 1 1924 827 .jV �6p� 1' (�/ /re .% 1941,', r1946 ,'V 1918 ] \ ve /!�� 22 V 1 1906 1915 1818 \\ 7S i V •'� 901 i1 \ Q�7B7 1836 Y x'19" 1, 1912 '\ i 1, rrv� 6 pa 19900 1907 7926 _ � 79" �ya46 1906 II / - 1901 i 1 1so6 -V 1925J r� A / •� �a '��. / % / 845 l `- a ti r ' r��884 7, 27 - 'Y°° 6a 7 i 72S V� V 6 '�� 7 7810 827 7, / ao 7606 787 78ja � 784 2 / 0 7676 7 Bp9 Y eal (90 \ R1 Spa r r /! 1815 76_� ' mpt•=='�c�_�r' � v,.� 11,,6 �� l I l 76 �r �`�° •� •� a ,796 r 11714 \ :Ny '�� 1627 1 (1628 1118 1 -- f\\ X1621' �t650 \\ 1 1712 /� 1618 1715 1,� U7 1844 \\ 1b'12 1707 r 1 1601 1 � � 1700 � 1 1EA6 V 1 1 1800 1 1629 L' >� FtD ,624 26 93( NS 623 'w 1639 ,620 A �� •° 1534\ \ _. v� 1533 � 1617 � t17r ' 16,4 •�_ 4 1601 •'i � 'V 1612 � \-._i^— • 1 ) /. 4 1528 MAP � Gnlary U.'ixtl Ma¢Yp2W3 N Upper Newport Bay - Galaxy Dr - 2036 through 1614 20 -Foot Contour Interval 10 ft Setback Development Areas For Bluff Properties --- 20 ft setback 0 75 150 300 1, (i1� g26 11161e 1801 --' 1�� ,534- 1533 - 1617 1614 \V1, 1001 1619 'I 1808 1612- / 1528 X11 �18 i O 1527 "- 1609 ��11 1608 PO 1007 11800 1 m 1519 'oD I % -. no7 1 1801 1600 MARINERS DR 4y j15111 N _ N /�:• 1533 / X1534 Q 1509 1527 1528 ESTECC 7S°° ,,15c3a 11444 Z oco 1 � 1438 1S0 j z 1 1637 6327433 506 ]s -------� 1631 1626 1429 1 �� y/ 1500 / as _ )! 1430 143> 1506 1625 1620 i— 1430 •� 30 1423 1424 ' • 1431', , 1621 i 14 24' 1616 1418 1418 1423 ?4 1615 11812 1415 1412 1417 I' °1pb 8 1609 11412 806 1606 1407 I /` �1 t 7 V 1406 1409 149 1601� 1600 f ( \ 1401 00 HAMP_ 74 1466 7529 — � � SHIRE LN 15231338 � 1335 0o I� �_� - `c' rT 1515 11512 1332 13 (L 1329 1331 Q 99\ 4 \ 1A4ry 1326 1338 I 1507 1506 1323 1327 Z 1334 7333 1500 1320 1607 I 1316 1 11314 7 131s 1430 ��l �! �� Al ff 14ti3 `'` ^nti V A •i 1419 ( 1307 '� �-' _ v /tea \ 16 •V `.1416 \\ `1;, �� '1424 1308 1315 2� 1 `� I A A 14�11 i1311 � \ O I JY ,419 1 971 1182 R//l A i C ° �\ 79 '______________ \_-_ ------ ------------- ____-__ \ SCFFY -'_-_ _- tel• - ___ _ _- \ \ Y � t 7232 / 7270 .7510 120 MSP E Gala, U -rind March 2C,9 Upper Newport Bay - Mariner Dr. 1001-1033 and a Galaxy Dr - 2036 through 1200 N Development Areas For Bluff Properties ------- 20 -Foot Contour Interval 10 ft Setback --- 20 ft Setback 0 75 150 300 - � o`er -- � =V � �\ `�''t � ' fi, � ti �� ` �• � CCAS 1007 _J � A rooA o ONN�E DCC _ //Vl�h, - ,,�� - e TE f/1l N 0+5'• :�,_ %'f��f-- L 711 !Q 171e 1 _} .3 ��o — )Q f�� 729 1 'll -- ~�_� �', o^% o C9 htz _`—�� Sao nit � �.. ,.t�• ><f� ��e ,F �za �� iQ ro d �V b • 7�o'zs�70) >Ogoi ^ �''� N.. �^` / 'So0 _ ��_ �,' ;V�r• ..y.�yo, �1 {'i!t 70, 4 I \ tr_ \\I O -_ o^ .�26 eos m 3 0 ry n r } l m c a � 1101 - � %J _ Y �o % °� ��` _ \ `., � ` �o � � r � / � y nryc � nj y i ^ n >y �� V n2 00 o/ K / n oP `m """ Po A 4 V/ n A4 z / O / (fid�A� _ znRO 41 ^ant N �S 31 xex aoo 3d3 mo 31J� 3i. ' l V M y �� n-'*�J/ )S % �10 3zr 3� ' 9le 3n +� i; a Jzs 3zs 3zs aza �0� 6p z sz0 32a UJ 33z 3z3 Q arza Jzo Jzz n 3 92i' 920 ]21 330 92t Q ]i9 di8 3t9 318 319 3.d W 3t-/ 3.6 9P 316 3t> �� B �\ ^ �' O^^♦ \`/ ~ �l y 6-s 31z ata 91z 31d ,t° J'J 31 310 �� 310 311 910 � 9 r 911 6 30P 308 M1 303 i( 308Geo 1 , to? 906 dat `l 306 306 3 3Nl6a \\ \ `O �AS✓ / 1 305 30i JC3 30d 30] d09 30= 305 IIS 11 \\ �9t A ) \ r-� -13 Irvine_TerraceA.mXd Marchl2009 N 0 75 150 300 Feel Irvine Terrace - Dolphin Terrace Development Areas for Bluff Properties - - - - 13 ft Vertical differential from curb -------- 20 ft Contour Interval Variance 162 - Stringline 'So Irvine Teace B.mxd March12009 Nra 0 60 160 320 Feet o i _ m ry �p X typo — p 607 MARAPATA �DR- SAS 09 n�AS, R 16011 1600 �- �1+°"� n 19B,V / t. • / �p �. '.. nbb/>.. i• //\'2^ 415 / * 1 1999�y ryp / \ ' / -� n6.yAi,, fir' 1810 Ago,� pry > ^O°/ 1 9 1693 \ / - A^ •• ` 1835 1821 \\ _ 1� 1 1701 1801 4` 1645 1 � �— 1839` � p A rtn ��CCC Ayo •t3 1649 1707 1801 , a 1663 1115 .1615 r 1651 1� a ry ryp° 1, ero s 'ate °� pis 1117 1521' O<\ / / ppp % ...\\ h I..._ � - . _ jO 1601 1etiM1 \�.\ \" i wpn \ li °ryn� ryn\ v S72 ` I S p \ lv s \ \`o o ry 4 0 \x'40 A / ,•°O ': / nh/9�^ \, rypp'\ / ryp ° S'Sjr n�\ /Y / ° O q� ! a sz 6O> G\ ' p� O \ ry°ry \ Ji � / ry q ry° °� Y/ \ 0 \i \ n. �� npry'��dr ° ��F\, °pn N° Cn /\ Si T�V�� 1�v2q \\ NNp n ` • \ \ v��, \ ^ry \ \ `�, ryp� \ •.�. \ ° \ ��\ ^ �� ry°" vv _ / �i a23 Avocado Ave A, /pry F6Q•� ry / °° A ��y 401,411 415 �T a yr / ry4y \�p A /a>,xs> ryp Irvine Terrace - Baydere Terrace / Avocado Ave o..000` Aerial Photo Assessment -No Equal Line of Elevation Development Areas for Bluff Properties - - - - 13 ft vertical differential from curb ------- 20 ft Contour Interval i - -- ZVx � � �� // ryry��°z •� �ryryry� / �tr� /qOO qJ0 /2 q � �6 / �� AOO � qd2 ; ��a '�ryryry��CP� qoe Off/ /'S; � ; i �� A ` \ ryry`��, �• ��pO � / ! h� '• ryry�� ,� 53 ft Contour /^`( 2235 - 2329 Pacific Drive i �`�o �Vs i' G o / q y cjsd/ / /' �titi , , �:,, �?% � wry° -✓ . � N �i A°� ,�' `� _" � � 1� • ry y." ��/ �s p q�9 Q X20 ry , i V7? '' 2323 \_ " % o __i \, q qs� \ q s 's\•. Principal Building Structure _ �� q�s 70 ft Contour - Accessory Structure 239 - 317 Carnation Ave ry��a ' // VO qO9 239 - 317 Carnation Ave / 17 z �� -,/� � ; ; q�z �2 ' 11 a, ��sis qo s/ 4s o �. _ 9 9 113 '( [, s ,i s`pi'�/' °o�°s / a q �g 0 2 3 i d�' 4 n ✓ os; 7 ), a 0 / �' � �� s P 111 i soy. os✓' az ss �. �4is ,•�� sus n ✓� X09' t� •� V� ]o iii l� 4OA PO '. -- - -i �.;' ,✓i %� ,..zzay„� �P Js \ti v°ryhory �e°o-//�� 3sOas �s>/- ��S/��\�a <� �s�.O-S V ' 201 - 233 Carnation Ave ° � 0 I * ,,,' I pO � g9 4)O �/0 1?0 VO, 0 vaoCr -0a 9 �50.7 ft Contour o1K0 q . r q� 1 •'� - / o , _- �.3 /rya ,o9' V ?s ry ry ��o A)� 'o�� ✓ �.Y�' �gOs 06 IR 10 Go l ^� O As0s�,0 % C ho ^ o q / CPQ _ { ✓j✓ o/ N P/ �oo \a Q s s V y Nn 6� ryy" ry�P� p 2p s�0 P_ 2_Camation_Pacifamxd MamW2009 Carnation Ave / Pacific Drive N0 65 130 260 Development Areas For Bluff Properties Feet 20 ft Contour Interval V00 '4 - / �- f `!nh"�,p =yh`'�,J� %�s� � v'=,�� =-�az �° � ✓�9is.� AO3e A mss. /0 -IV • -ice ; �1 �lz • i °' e �pF �O AOc vs o ° z,1, A / W `?Os � > 2 010 XV L °. 1 O ,? • �o° � N� � otiti `�' � i > zzA �� zA� S a°j �_ w, >s �s o y ��o� . V.! � 9' �'h \./ �� ,,,((( n� • �.: � � �cO `ate') ° . � . `'Ad �9� a° �� i2)° '?'. � �2�� Oi a _ B 000--�a_ �p z; 00, �'s- A zs �� _ ° c> 06 11 2 's 2s 000. 0� - ro Y,�/ �>A ✓✓✓ ._ X22 �� ' �1`VP aool Q� 2 2 �j V` _ `.?,d 0 J�j 2° 2 aGS '� /% � - i Amo � nq,/ �" / • y � 2,0 '�l 2�a - � ,. �� v - . S J / �'� J I°s _ I \ �O AAP_2 Carnation Pacificmxd March/2009 N 0 70 140 280 Feat Ocean Blvd - Areas of Significant Existing Bluff Alterations No Additional Bluff Development Regulations Proposed Development Areas for Bluff Properites ------- 20 ft Contour Interval 0 i OQ _O� z 5� s �� z v Ocean Blvd v F9 a '' �Q� a� (3601 - 3729 zs� A : �Q Principal and major accessory structures�o including grading shall not visibly extend onto z the bluff face beyond existing development. `� \ 30 ft Rear Setback 2919 Ocean Blvd 2901 Ocean Blvdv ` (Setback will appear on setback map) . �; ✓, 5 i �s No Specific Regulations i61 o / ,- -\ 2000 2g28 °° X00 /212 - 2-20 J " Z- 52 a o° 3100 - 3200 Breakers Dr 52 ft Contour 214 t R ' ' "3000 m 7 0 m o i e `goo Breakers Dr.,- `•' �°m ° /! `.; C� ,y'L°�, ry ° 9 2j�° i\2, " �'',v 3000-3047 2905 • No Specific Regulations70 4L P7,91\ 48 ft Contour - Principal Building Structure ��` as�/ Os v h°- 3207-3431 Ocean Blvd �0x Y co 3 3 �ti z�v J 19 05 F roP,� 33 ft Contour - Accessory Structure 3207-3431 Ocean Blvd ' \ _______ \ ,P_3_Ocean_BlvdAmxd MarcW2009 N 0 75 150 300 Ocean Blvd / Breakers Dr. Development Areas for Bluff Properties -------- 20 ft Contour Interval MAP MAP3_Shorecliffs.mxd March/2009 N 0 ]5 N --06, �O O� � 24 i 101, O 202 239 LO p3 N 233 r ` r 2 O 139 x`061 7 /. J 146 0, S ,i 7S3 � �i 161 1` — ---- -- Ile 7 0 11) ,2 FRti \� �M ---------- 'Note: Property line dimensions to development Shorediff$ — —— Principal Building Dev Line * line are approximate. — — — Accessory Dev Limit - 10 ft From Bluff Edge Development Area for Bluff Properties Approximate Bluff Edge 150 300 Feet ------ 20 ft Contour Interval t 10? MAP_3_Cameo.mxd March/2009 N o 7s 150 ROW X15 oO / 6Q�, p1 ti ✓` a/ O � � � � � v � � `� • i fah \�_ �` � � ,� � � • �O O\\` aroz - 0112 QiQ� CG) - tt t 4601 anti .I A6p9 1 '\�N1 C a��' j 26 24 y ° 92j ' / 22 / rn '. �N ��.• p� /,� a \ / tro / P AVR 46 44 42 40 � 38 ------------- 300 Cameo Shores Development Areas For Bluff Properties 'Note: Property line dimensions to development --- Principal Building DevLine* line are approximate. - - - Accessory Dev Limit - 10 ft From Bluff Edge •.•..• Approximate Bluff Edge ------ 20 ft Contour Interval