HomeMy WebLinkAbout02 - Hughes Retaining Wall - PA2014-040COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658 -8915
(949) 644 -3200 Fax: (949) 644 -3229
www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
June 12, 2014
Agenda Item No. 2:
SUBJECT: Hughes Retaining Wall (PA2014 -040)
444 De Sola Terrace
Modification Permit No. MD2014 -003
APPLICANT: Robert W. Hughes
PLANNER: Fern Nueno, Associate Planner
(949) 644 -3227, fnueno @newportbeachca.gov
ZONING DISTRICT /GENERAL PLAN
• Zone: R -1 -6,000 (Single -Unit Residential)
• General Plan: RS -D (Single -Unit Residential Detached)
PROJECT SUMMARY
A Modification Permit to allow a 5 -foot high, solid retaining wall to exceed the 42 -inch
height limit within the front setback. The proposed wall would serve as the Building
Code - required pool protection fencing. The Zoning Code allows pool protection fencing
to be 5 feet high within the front setback if it is at least 40 percent open (e.g., wrought
iron or Plexiglas); however, the subject wall does not meet the 40 percent open
standard.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Modification Permit
No. MD2014 -003 (Attachment No. ZA 1).
1
Hughes Retaining Wall (PA2014 -040)
Zoning Administrator June 12, 2014
Page 2
DISCUSSION
• The subject property is located within the Corona Highlands single -unit residential
community, which is characterized by a mix of two -story structures built atop sloping
lots which slope downward toward the ocean and perimeter lots that have views of
either Buck Gully or the Pelican Hill Golf Club.
• The subject property is approximately 6,097 square feet in area. A 4,363- square-
foot single -unit residence with a 751 - square -foot attached garage is under
construction.
• The residential use is consistent with the General Plan and Zoning Code and the
proposed wall is an accessory structure that is incidental to the conforming primary
residential use.
• The proposed wall is located within the 15 -foot front setback along Cabrillo Terrace
on the view side of the home, where walls are limited to a maximum height of 42
inches. The property contains two front setbacks and a sloping yard, so the location
options for a pool and pool protection fencing are limited. The Building Code -
required pool protection fencing must be at least 5 feet in height. Zoning Code
Section 20.30.030 (Fences, Hedges, Walls, and Retaining Walls) allows pool
protection fencing to be 5 feet high within the front setback if it is at least 40 percent
open (e.g., wrought iron or Plexiglas).
• The proposed wall could be designed to meet the 40 percent open requirement;
however, the applicant requests to allow the solid design for the five -foot high
retaining wall because the wall serves as a wall for the pool structure itself, as
described in the attached project description (Attachment No. ZA 3). The applicant
analyzed other options for the property (Attachment No. ZA 4) and determined that
the proposed project allows the most efficient use of the yard and pool area, while
protecting the safety of the subject property and neighborhood.
• Section 20.52.050 (Modification Permits) of the Zoning Code allows deviations of
wall standards with the approval of a modification permit. This code section
recognizes that relief from specified development standards may be appropriate
when doing so is consistent with the purposes of the Zoning Code and the General
Plan, and does not negatively impact the neighborhood or community at large.
• As demonstrated in the attached draft resolution, staff believes the proposed project
meets the requirements of the Zoning Code and the findings for approval can be
made.
Tmp1t10 -15 -13
S
Hughes Retaining Wall (PA2014 -040)
Zoning Administrator June 12, 2014
Page 3
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15303, of the State CEQA (California
Environmental Quality Act) Guidelines - Class 3 (New Construction or Conversion of
Small Structures), which exempts the construction of limited numbers of new, small
facilities or structures and the installation of small new equipment and facilities in small
structures. Class 3 includes accessory structures including swimming pools and
fences.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of
property within 300 feet of the boundaries of the site (excluding intervening rights -of-
way and waterways) including the applicant and posted on the subject property at least
10 days before the scheduled hearing, consistent with the provisions of the Municipal
Code. Additionally, the item appeared on the agenda for this meeting, which was
posted at City Hall and on the City website.
APPEAL PERIOD:
An appeal may be filed with the Director of Community Development within 14 days
following the date of action. For additional information on filing an appeal, contact the
Planning Division at (949) 644 -3200.
Prepared by:
1111Akf
F&6 eno, Associate Planner
JC /fn
Attachments: ZA 1
Draft Resolution
ZA 2
Vicinity Map
ZA 3
Applicant's Project Description
ZA 4
Alternative Design Options
ZA 5
Project Plans
Tmp1t10 -15 -13
0
Attachment No. ZA 1
Draft Resolution
5
RESOLUTION NO. ZA2014 -0 ##
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MODIFICATION
PERMIT NO. MD2014 -003 TO ALLOW A SOLID RETAINING
WALL WITHIN THE FRONT SETBACK TO EXCEED THE 42-
INCH HEIGHT LIMIT FOR PROPERTY LOCATED AT 444 DE
SOLA TERRACE (PA2014 -040)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Robert W. Hughes, with respect to property located at 444 De
Sola Terrace, and legally described as Lot 115, Tract 1237, requesting approval of a
Modification Permit.
2. The applicant requests a Modification Permit to allow a 5 -foot high, solid retaining wall
to exceed the 42 -inch height limit within the front setback along Cabrillo Terrace. The
proposed wall would serve as the Building Code - required pool protection fencing. The
Zoning Code allows pool protection fencing to be 5 feet high within the front setback if
it is at least 40 percent open (e.g., wrought iron or Plexiglas); however, the subject wall
does not meet the 40 percent open standard.
3. The subject property is located within the Single -Unit Residential (R -1 -6000) Zoning
District and the General Plan Land Use Element category is Single -Unit Residential
Detached (RS -D).
4. The subject property is not 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 June 12, 2014, in the Corona del Mar Conference Room
(Bay E -1 st Floor) at 100 Civic Center Drive, Newport Beach. 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
Zoning Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project has been determined to be categorically exempt pursuant to Title 14 of the
California Code of Regulations (Section 15315, Article 19 of Chapter 3, Guidelines for
Implementation of the California Environmental Quality Act) under Class 3 (New
Construction or Conversion of Small Structures).
2. Class 3 exempts the construction of limited numbers of new, small facilities or
structures and the installation of small new equipment and facilities in small structures.
Class 3 includes accessory structures including swimming pools and fences.
7
Zoning Administrator Resolution No. ZA2014 -0 ##
Pape 2 of 6
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.050 of the Newport Beach Municipal Code, the following
findings and facts in support of such findings are set forth:
Finding:
A. The requested modification will be compatible with existing development in the
neighborhood.
Facts in Support of Finding:
1. Several properties in the area have walls, tall landscaping and hedges, decks, and
terraced yards within the front setback that are visible from the street. The proposed
retaining wall for the pool would be compatible with the existing development.
Finding:
B. The granting of the modification is necessary due to the unique physical
characteristic(s) of the property and /or structure, and /or characteristics of the use.
Facts in Support of Findinq:
1. The 15 -foot front setback area adjacent to Cabrillo Terrace slopes down with a steep
slope thereby limiting the amount of usable yard area. By allowing the retaining wall to
be 5 feet high and not 40 percent open, more usable yard space can be captured for
the pool and patio, while still preserving the open yard area and maintaining the
characteristics of the neighborhood.
Finding:
C. The granting of the modification is necessary due to practical difficulties associated
with the property and that the strict application of the Zoning Code results in physical
hardships that are inconsistent with the purpose and intent of the Zoning Code.
Facts in Support of Finding:
1. The subject property has two street frontages with required front setbacks, thereby
limiting the location of pools, pool protection fencing, and related equipment.
2. Strict application of Zoning Code Chapter 20.30.030 (Fences, Hedges, Walls, and
Retaining Walls) limits the height of fences in the front setback area to a maximum of
42 inches or five feet for pool protection fencing that is 40 percent open. Limiting the
retaining wall height to 42 inches or requiring the wall to be 40 percent open would
preclude the property owner from having a pool and patio in the front yard due to the
location of the house, finished floor elevation of the house, size of the front setback
area, and slope of the yard.
10 -15 -2013
g
Zoning Administrator Resolution No. ZA2014 -0 ##
Pape 3 of 6
Finding:
D. There are no alternatives to the modification permit that could provide similar benefits
to the applicant with less potential detriment to surrounding owners and occupants, the
neighborhood, or to the general public.
Facts in Support of Finding:
1. The project site is topographically - constrained and alternatives to the increased height
and solid design of the retaining wall would limit reasonable use of the yard and
preclude the ability to construct a lap pool of sufficient length to be useful.
2. Moving the swimming pool closer to the house would result in a compliant wall;
however, it would result in no patio and a less than three -foot path around the pool that
could create an unsafe condition for use of the pool and patio.
Finding:
E. The granting of the modification would not be detrimental to public health, safety, or
welfare, to the occupants of the property, nearby properties, the neighborhood, or the
City, or result in a change in density or intensity that would be inconsistent with the
provisions of this Zoning Code.
Facts in Support of Finding:
1. The proposed retaining wall would not result in change in density or intensity of
development on the project site; the single -unit residence will have a building height
and floor area that is consistent with the provisions of the Zoning Code.
2. The retaining wall would not affect the flow of air or light to adjoining residential
properties and will not have any impact on noise, population density, traffic congestion,
and other adverse environmental effects as these issues are typically not associated
with the construction of accessory structures.
3. The proposed retaining wall would meet the Building -code required pool protection
fencing requirements and will provide privacy and added safety for use of the
swimming pool.
4. The proposed retaining wall would be located 18 inches from the property line and
landscaping would be provided in this area to soften the view of the wall from the
street.
10 -15 -2013
9
Zoning Administrator Resolution No. ZA2014 -0 ##
Pape 4 of 6
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Modification
Permit No. MD2014 -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 14 days following the date this Resolution
was adopted unless within such time an appeal is filed with the Community
Development Director in accordance with the provisions of Title 20 Planning and
Zoning, of the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 12TH DAY OF JUNE, 2014.
Brenda Wisneski, AICP, Zoning Administrator
10 -15 -2013
,'
10
Zoning Administrator Resolution No. ZA2014 -0 ##
Pape 5 of 6
EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval, except
as modified by applicable conditions of approval.
2. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Use
Permit.
4. This Modification Permit may be modified or revoked by the Zoning Administrator if
determined that the proposed uses or conditions under which it is being operated or
maintained is detrimental to the public health, welfare or materially injurious to property
or improvements in the vicinity or if the property is operated or maintained so as to
constitute a public nuisance.
5. A copy of the Resolution, including conditions of approval (Exhibit "A ") shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits for the retaining wall.
6. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
7. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved
in compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach
Municipal Code.
8. To the fullest extent permitted by law, applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers, employees,
and agents from and against any and all claims, demands, obligations, damages,
actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and
expenses (including without limitation, attorney's fees, disbursements and court costs) of
every kind and nature whatsoever which may arise from or in any manner relate (directly
or indirectly) to City's approval of the Hughes Retaining Wall including, but not limited to,
the Modification Permit No. MD2014 -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
10 -15 -2013
11
Zoning Administrator Resolution No. ZA2014 -0 ##
Page 6 of 6
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.
W,A
10 -15 -2013
12
Attachment No. ZA 2
Vicinity Map
13
VICINITY MAP
Modification Permit No. MD2014 -003
PA2014 -040
444 De Sola Terrace
15
Attachment No. ZA 3
Applicant's Project Description
Tmplo 10 -15 -13
17
Robert W. Hughes
444 De Sola Terrace
Corona del Mar, CA 92625
Cell: (949) 244 -5678
March 13, 2014
City of Newport Beach
Community Development Department
Planning Division
100 Civic Center Drive
Newport Beach CA 92660
RM 444 De Sola Terrace Modification Permit - Request for Alternative Material or
Method of Construction
As the owner of the property located at 444 De Sola Terrace, I submit for your review this
letter of justification with the attached Planning Permit Application. The construction of a
new home on the property was approved on June 25, 2013 and is currently in the process of
being constructed. The home is being built to allow for the owner to age in place. The
approved plans provide for a pool retaining wall along Cabrillo Terrace within the front 20-
foot setback. There are no sidewalks on Cabrillo for pedestrian foot traffic.
The approved retaining wall measures approximately 57 feet long and 5 feet tall. The
approved plans also provides for a lap pool measuring approximately 42 feet by 7 feet. The
retaining wall along Cabrillo Terrace serves as one of the 42 -foot walls for a lap pool. In the
approved plan, the pool is 18 inches from the property line running 42 feet against Cabrillo
Terrace.
The relevant code section is Section 20.30.040 C (3), Exceptions to Maximum Height.
Swimming pools, spas and other similar features shall be fenced in compliance with
Municipal Code Title 15, which requires a 5 -foot fencing. Section 20.30.040 C provides an
exception in front setback areas of lots with 42 -inch limitations. In these lots, the fencing
may be allowed to exceed the height limit up to the minimum required by Municipal Code
Title 15 of five feet so long as at lease 40% of the fence or wall is open.
Of the total 57 -foot length of retaining wall, only 23 feet of the wall did not conform to code
Section 20.30.040 C, the remaining 34 feet conformed. In order to comply with Sections
20.30.040 C, the approved plans call for a section of the retaining wall, measuring
approximately 23 feet by 2 feet, to be constructed of glass or Plexiglas ( "the Open Area "). In
the approved plans, a section of the Open Area, measuring 14 by 2 -feet is to be composed of
19
City of Newport Beach - Planning Dept.
March 13, 2014
Page 2 of 3
glass or Plexiglas and will be used to retain water in the pool. This proposed modification
seeks to change the material used in the retaining wail to eliminate the glass or Plexiglas
and use the same material throughout the retaining wall i.e. shat -crete and finished with
plaster to match the house. The goal is to minimize the risk of liability due to leakage and or
breakage as well as maintain a consistent look to the wall along Cabrillo Terrace.
1. The requested modification will be compatible with existing development in the
neighborhood. Pools are common in the neighborhood as are five -foot retaining walls.
2. The granting of the modification is necessary due to the unique physical
characteristic(s) of the property and /or structure, and /or characteristics of use. The
property line on Cabrillo Terrace is approximately sixty -feet long and slopes 5 feet from
south to north. The approved plans provide for a 9 -foot deck off the house and then two
steps down into the pool perimeter. The east to west slope of the property is
approximately 6 feet. The approved plan for the pool provides for a 7 -foot wide pool. In
order to lower the water level of the pool to eliminate the use of glass or Plexiglas as a
structural component in the Open Area, it would be necessary to reduce the pool width
(not the length) by approximately 2 feet, rendering the pool width to 5 feet which would
be impractical from a width perspective. Access to the pool would be very difficult as
well,
3. There are no alternatives to the Modification Permit that could provide similar benefits
to the applicant with less potential detriment to surrounding owners and occupants, the
neighborhood, or to the general public. One alternative was considered. This alternative
would involve moving the equipment to the opposite side of the pool and moving the
pool north by five feet. Even after making these changes however, there would still be a
glass wall requirement to meet the Title 15 Code requirement of 5 -foot non - climbable
wall surrounding a pool. Additionally, the glass would be still expected to retain water.
The resulting glass wall would still incur the risk of liability due to leakage and or
breakage lack consistency and would be detrimental to the Santa Barbara architecture.
4. The granting of the modification would not be detrimental to public health, safety, or
welfare to the occupants of the property, nearby properties, the neighborhood, or the
City, or result in a change in density or intensity that would be inconsistent with the
provisions of the zoning code. An argument could be made that granting the
modification would reduce the risk to public health, safety or welfare to the occupants
20
City of Newport Beach - Planning Dept.
March 13, 2014
Page 3 of 3
of the property, nearby properties, the neighborhood, or the City due to the reduction in
risk due to leakage, failure of the wall or vandalism.
5. Title 15 requires that there be a non - climbable wall at a minimum of 5 feet.
6. The proposed Modification will provide the users of the pool privacy. The approved
plan will fully expose users of the pool to public view.
7. Proposed plan is an aesthetic improvement. The home is designed in a Santa Barbara
old mission style. The use of glass would take . away from the mission style and give it a
modern look, which would be inconsistent with the Santa Barbara old mission style.
8. There would be no negative impact on neighbors. No neighboring homeowners would
have any of their view diminished as a result of the Modification. Additionally, the
sidewalls separating both neighboring properties are designed to be Plexiglas on top of
the block wall up to the 5 -foot requirement.
9. The proposed Modification will likely be preferred by neighbors, as light from the pool
with glass or Plexiglas, will brightly shine into neighbor's property.
10. Proposed Modification would result in less distraction to drivers at night. Cabrillo
Terrace receives little traffic and is very dark at night, however any traffic at night could
be distracted coming upon light shining on the dark street.
11. While not required, there will be an 18 -inch planting area between the property line
and the retaining wall, which will be used to enhance to view from the street by adding
planting material.
Therefore, I ask thatyou review and approve the subject Planning Permit Application.
Thank you in advance for your review of the application and do not hesitate to contact me
with any questions.
q ughes
21
Attachment No. ZA 4
Alternative Design Options
23
Robert W. Hughes
444 De Sola Terrace
Corona del Mar, CA 92625
Cell: (949) 244 -5678
VIA EMAIL
April 17, 2014
Ms. Fern Nueno
Associate Planner
City of Newport Beach
Community Development Department
Planning Division
100 Civic Center Drive
Newport Beach CA 92660
RE: 444 De Sola Terrace Modification Permit - MD2014 -003 (PA2014 -040)
As the owner of the property located at 444 De Sola Terrace, I submitted for your review a
Modification Permit Application along with a letter of justification for the referenced
property dated March 13, 2014. On April 10, 2014 you sent me a Notification of Incomplete
Filing (the "Notice').
In the Notice, you asked me to provide documentation "... that supports the required finding
below pursuant to Zoning Code Section 20.52.050. Documentation should include
alternative design plans and a narrative describing why alternatives are not feasible
Finding: There are no alternatives to the modification permit that could provide similar
benefits to the applicant with less potential detriment to surrounding owners and occupants,
the neighborhood, or to the general public."
William Guidero, the project architect met with you on April 11, 2014 to clarify your
request. As a result of this meeting two additional options are presented below along with
narratives describing the options and why the alternatives are not feasible, specifically why
the alternatives to the modification permit could not provide similar benefits to the
applicant with less potential detriment to surrounding owners and occupants, the
neighborhood, or to the general public.
Option #1 - The justification letter dated March 13, 2014, detailed option #1 as the best
option.
Option #2 - This option would shift the pool equipment room to the opposite side and move
the pool closer to the property line where the approved plans have stairs from Cabrillo
25
City of Newport Beach - Planning Dept.
April 17, 2014
Page 2 of 2
Terrace. This option would still have 8 feet of non - conforming wall and would not provide
similar benefits to the applicant with less potential detriment to surrounding owners and
occupants, the neighborhood, or to the general public. In fact this would have no
improvement to the surrounding owners and occupants, the neighborhood, or to the
general public in that glass would still be required along with the inherent liability due to
leakage and or breakage, it would lack consistency and would be detrimental to the Santa
Barbara architecture.
Option #3 - This option would move the pool towards the house eliminating the patio
between the house and the pool and Jacuzzi. The walkway between the house and the pool
would be less than 3 feet causing a safety issue for the applicant due to risk of accidently
falling into the pool. Furthermore there would be no change to the potential detriment to
surrounding owners and occupants, the neighborhood, or to the general public while the
applicant would incur significant more risk associated with this design. As it was stated in
the Justification letter dated March 13, 2014, the home is being built to allow the owner to
age in place. As part of this objective, safety is a very important consideration. This option
#3 would create an unsafe environment for the applicant.
Therefore, I ask that you review this additional documentation supporting the below
Finding.
Finding: There are no alternatives to the modification permit that could provide similar
benefits to the applicant with less potential detriment to surrounding owners and occupants,
the neighborhood, or to the general public.
Thank you in advance for your review of the application and additional documentation. Do
not hesitate to contact me with any questions.
Sincerely,
Robert W. Hughes
Property Owner
20
I1�� * � ' �->� �im
al
01 C R 0 5 5 5 E C T I O N 02 C R 0 5 5 5 E C T I O N
wmw aaeov+e
I
rw.vnw
I_
I
Ii
nmv,.w =w«+
f
_
v '.fu•.w -o
Lu
U
t
••••m
01 C R 0 5 5 5 E C T I O N 02 C R 0 5 5 5 E C T I O N
wmw aaeov+e
rw.vnw
® awvm
+...m.
nmv,.w =w«+
_
v '.fu•.w -o
Lu
••••m
� sa
aYwa,K
emcrs+c.�w.,
rown¢ o¢
O.c
o-w�
roa ro.
� ��•�.m
m a,c.....o
0
Ic.
L
nLANDSCAPE
LAYOUT
-
01 C R 0 5 5 5 E C T I O N 02 C R 0 5 5 5 E C T I O N
wmw aaeov+e
rw.vnw
® awvm
+...m.
nmv,.w =w«+
_
v '.fu•.w -o
••••m
� sa
aYwa,K
emcrs+c.�w.,
rown¢ o¢
O.c
o-w�
roa ro.
� ��•�.m
m a,c.....o
0
C R 0 5 5 5 E C T 1 O N
fl
L
�L
�Og•
T
2�
D�
o$�
EEL
slue
L�tNi.
![ Lf
AS •[R .L1M
IN0YA4 V3Rr
- e" UUYOfR
L
1.00
E L E V A T I O N 5 - V I E W F I R O M C A B R I L L O T E R R A C E
6
02 POOL 5ECTI0 N
a
a:
E
m�
°tea
o,M
nro,xr
«�Je�Pt
Re +�e �exa
ortnwx er
e
uaue
R[ -IaSYe
1�ita'n
SGwt[
Al �[R Rl1M
Y6,L�O.fXl1
•ISII'JIS
L
3.00
2�
P
i
i
Imv�vnrw� 40
P. rem /1r'.n„ Wilti'�01'Wt9YV a IfJ /iiI
I ILAN D5CAPE LAYOUT
1
p1 CR055 5ECTI ON wa
C
i
t
�f
K
I
it
O'
pQ C R055 5 ECTI O N
nnnww wwmNe
ecnvnrox
.WL]11YILT.R �•.
TIL. XIRIOM ,1Hasm LuD s
IP YSlL
o xw.
,roN.w.•x:.�wmnw�.., ..
.oa,aamwN
C R 0 5 5 5 E C T 1 O N
29
G
f,
Off'
0
�5
RLVI]IOX]
o.ewx er
V6
�lSYO[
9. .3013
2.�SMIX
][AL[
bn[[t xYYe[R
L
1.00
o
C
M...g
,xMN.R ax
ecnvnrox
.WL]11YILT.R �•.
TIL. XIRIOM ,1Hasm LuD s
IP YSlL
o xw.
,roN.w.•x:.�wmnw�.., ..
.oa,aamwN
C R 0 5 5 5 E C T 1 O N
29
G
f,
Off'
0
�5
RLVI]IOX]
o.ewx er
V6
�lSYO[
9. .3013
2.�SMIX
][AL[
bn[[t xYYe[R
L
1.00
TIiDo #3
h ov,WA
0
d
P--Vi
►�� no p+to
'
m -�7
iC
I
I FT I
LAN D5CAPE LAYOUT '�• D5CAPE LAYO UT UT-
01 CR055 5ECTI ON
C R O 5 5 5 E CT I ON
wmwsrnewle
acev�
�`
[O !oe mwfMe
2LQ SIRYRLIl
fN[ [OC4soe
eNdxwm
.wM
O rime
�nHw sp
RL {MHtAR,�
'
® 6td
M.NM
�x cHVF
RCN'n[r
G'wmn,n arMf..rwa
- �wr,.a ie, re ��
�' vm nfu vrva[rw
x
O kxmHiu [rNri..m
N. rTnraxwcuM ea Pa
Osir[!v_
.varvG roa
SW
n.as
�
uu�Xn enux
Ij,
C xe o-.mwr.�
n !�
CRO55 SECTION
W r_
■ �, "
U)^
n° §
Q¢x�
xamon xuncA +uu
.x51 «x,H
R[V1910X5
oxnwx el
e
lasue
9.10.2013
Z.e3 N'9[
ACA P[
4 R PIAH
SIM LGPTIWI
IArmure wwrt
ancel xuveeR
L
1.00
30
Attachment No. ZA 5
Project Plans
31
f Mnp RPE WMOIx MWx ar0ree0mw awixV bx
' c w «am.mY�rNlaa ofl�Lei�~w �
fxresgw.uwcamn
e. enxdn .eox�nwx Ww�nr [rena nNxrtn ✓I
a n�mywinnw:axv'W.mim:reue,num
r m« w1m�rew.wrc up[u�'wk.x n
' an.nn „^qua +� "rout mw0�femwm cncwr�al. X11
[mrnyp
4 111)
.eM.ix�xWw.me ..W
a:o
• w
' W ^ prn.r r �apugeuv -Nw n>
R�^ 1 '°rrMwnmmri�wrfymy
� w. n.na em MVm WM'm
j
8
Attachment No. ZA 5 - Project PI -
IIS ai rw�
N&wJ' ml 1 U7
11 1
J�
i
w
- --
.i I❑ -
aN w/Lk
' � _ L �c1rT� S• _ _ _.L
34�PCp oa
}p
1
3 �
Z � �
a
w
_n
PA2014 -040 for MD2014 -003 33
444 De Solo Terrace
Robert W. Hughes
m�t
ry[[ak wmpesm«nn+ewlnp6uN es •OW. [.w� m j
nerNwpM�sO WnWW OM[Ixanq
ry
nOwm�
Mrnhucex[xrw
My �`NITR WfYO
amwrNenorMlXrn
YWnWmwb mvai
f. YM. RUrrI
••
Y�Na
unW.11vn.ubeMenpMYM
f Mnp RPE WMOIx MWx ar0ree0mw awixV bx
' c w «am.mY�rNlaa ofl�Lei�~w �
fxresgw.uwcamn
e. enxdn .eox�nwx Ww�nr [rena nNxrtn ✓I
a n�mywinnw:axv'W.mim:reue,num
r m« w1m�rew.wrc up[u�'wk.x n
' an.nn „^qua +� "rout mw0�femwm cncwr�al. X11
[mrnyp
4 111)
.eM.ix�xWw.me ..W
a:o
• w
' W ^ prn.r r �apugeuv -Nw n>
R�^ 1 '°rrMwnmmri�wrfymy
� w. n.na em MVm WM'm
j
8
Attachment No. ZA 5 - Project PI -
IIS ai rw�
N&wJ' ml 1 U7
11 1
J�
i
w
- --
.i I❑ -
aN w/Lk
' � _ L �c1rT� S• _ _ _.L
34�PCp oa
}p
1
3 �
Z � �
a
w
_n
PA2014 -040 for MD2014 -003 33
444 De Solo Terrace
Robert W. Hughes
�7
_ v
if
L fil ®R i -1i I I HIM lIII H� N Ii 11 I.
MS
Attachment No. ZA 5 - Project Pla
Co
.... . .. ... . E
7. ,5
W�wum* �IAK YARD = 0
(F CND)
717-7
1-4
cum
ROBERT JIUGHC
444 VE 5DLA TERRACE
NVRPM 51 A . CA 92625
X;949.244.5678
SOUTH (REAR CABRILLO)
5CALr: p4 " -I' -0° PROJECT
HUOE5 RESIDENCE
KEV151ON5
N6m DATE
A
A
A
DRAWN BY
VI3
155UE
9.30,2013
RE-155ur
2-5-2014
5 CALE
AS PER PLAN
5HEET DESCRIPTION
REAR YAW ELEVATION
VIEW FROM CABRILLO
TERRACE
SHEET NUMBER
L
2.00
S15
Attachment No. ZA 5 - Project Plans
AnC VENT CALCULATION - 1a• - --
AnC MCA 1 105 M M M ATTIC % IM - 57AM S0.
581 s0. M. fii M AIR KNTMTON PFWN1 p
MEO (�� Nf RWxO COPffR WIMR NENIS = 10o sd N 1-11 5:12Y G
. + .
ATTIC APFA 3 Bfl 50.6 50. " OFC{ Nfl IITfi1RS NE 153. ,-h -
SSE (2) HP MNU C M O M HNYS a 'MO SQ. 1,
" Ni%mE0 S
M - (S M IXN M WNT - IM SO. IN. iME M "fl"flW PROMDU —
NNW
0
N ..tne6mN Mlnq W p A ROOF PLAN
yryNQN.mNN=+mM6'•^ _ gee
NR.�x�NK�
SCAtE:.,,g•.- 1•_p°
fam
I n Fxl Pcw[rvcc R
q
sad I n HmT8 m �C3�0f RCF PMIFlLi� PIIEA (� y
so
DE SOLA TERRACE
m�
CABRILLO TERRACE
Attachment No. ZA 5 - Project Plans
INIYM M M6'MN Rwl p'MMdRY �vNNMI OMY.X WINtl
�w refO'.sA°w�n "wv e"".nw a °cuucrinw"mn`npOq°v'
x -
LECEND
=na°n
is.ev°w wvra
a -mew nm'
v" ew9�
�vT L0i 115 TRACT NO 1237
I--1
V DE SDLA A TERRACE NEWPORT BEACH CA.
37