HomeMy WebLinkAbout3.0 - Sweeney Residence - PA2014-003 CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
November 20, 2014 Meeting
Agenda Item No. 3
SUBJECT: Sweeney Residence - (PA2014-003)
401 and 403 Heliotrope Avenue
• Variance No. VA2014-001
• Tentative Parcel Map No. NP2013-030
• County Tentative Parcel Map No. 2013-176
APPLICANT: Edward Sweeney, Property Owner
PLANNER: Rosalinh Ung, Associate Planner
(949) 644-3208, rung@newportbeachca.gov
PROJECT SUMMARY
A Variance request to allow a 6-foot-2-inch-high retaining wall to encroach 5 feet into the
required 5-foot rear alley setback and a Tentative Parcel Map to allow the two newly-
constructed, detached residential units to be sold separately.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Resolution No. _ approving Variance No. VA2014-001 and Tentative Parcel
Map No. NP2013-030 (Attachment No. PC 1).
1
Sweeney Residence
November 20, 2014
Page 2
VICINITY MAP
Subject Propert
'yy Bayside .,
jr
f
GENERAL PLAN ZONING
fi !'',� . r A
F F
A
f
i�
LOCATION GENERAL PLAN ZONING CURRENT USE
ON-SITE Two-Unit Residential (RT) Two-Unit Residential (R-2) Two Unit Dwellings
NORTH RT R-2 Single-Unit Dwellings and Duplexes
SOUTH OS (Open Space) OS (Open Space) Bayside Park
EAST RT R-2 Single-Unit Dwellings and Duplexes
WEST RT R-2 Single-Unit Dwellings and Duplexes
2
Sweeney Residence
November 20, 2014
Page 3
To 400 1/2 Goldenrod Ave
Existing Driveway
ms's
ExistingAlleyway—
,
Improved b+
9 •)
Subject Property—
Existing Alleyway Improvements have
— Unimproved been demolished &
replaced with 2
detached SFR units
400 Goldenrod
Ave Existing
Driveway � � +�
Existing Driveway
°'bow through Bayside Park
W
INTRODUCTION
Project Setting
The subject property is located on the west side of Heliotrope Avenue between First Avenue
and Bayside Drive in Corona del Mar. The site is currently under construction with two,
detached residential units. The lot is irregular in shape and approximately 7,210 square feet
in size. The existing neighborhood is improved with single-family dwellings and duplexes to
the north and east, an existing 14-foot-wide alleyway to the west, and Bayside Park to the
south of the subject property.
One unit provides vehicular access from Heliotrope Avenue with a typical driveway. The rear
unit provides vehicular access through an established driveway through Bayside Park that
currently serves 400 Goldenrod Avenue. The subject property has no vehicular access from
the existing alleyway due to an approximately 20-foot grade differential from the subject
property to the alley.
3
Sweeney Residence
November 20, 2014
Page 4
Project Description
A retaining wall is necessary to create a driveway to access the rear garage and to hold up
the cut in the steep slope. The applicant proposes to construct a 6-foot-2-inch-high retaining
wall that would be located in the required 5-foot rear alley setback. The retaining wall would
also extend into the abutting unimproved portion of the alley.
Pursuant to Section 20.30.110.D.1.0 of the Zoning Code, no encroachments at the ground
level are allowed within the required rear setback area of a lot abutting an alley. Therefore, a
variance is requested to allow the proposed retaining wall within the rear alley setback. The
retaining wall begins at the southwest corner of the rear residential unit garage; crosses the
rear yard setback and encroaches within the entire width of the public alley. Within the rear
alley setback, the front of the retaining wall is approximately 6-feet-2-inches in height and
approximately 12 inches above the existing grade behind the retaining wall. The wall will
decrease in height to approximately 4 feet high at the lowest point at the end of the wall.
As part of the proposed construction of the retaining wall, the property owner is required to
realign the existing City utilities within the public alley. Utility plans are currently being
reviewed by the Public Works and Municipal Operations Departments.
The property owner also proposes to landscape the sloped area of the unimproved alley
above the wall and portions of the Bayside Drive linear park between the private driveway
and the southerly property line of subject property to enhance the area. The proposed
landscaping and irrigation plans have been conceptually approved by the Municipal
Operations Department.
The retaining wall construction, utility realignment, and landscape improvements within the
alley and Bayside Drive Park require an encroachment agreement and permit which is
scheduled for City Council approval on November 25, 2014.
The applicant also requests a Tentative Parcel Map approval for a two-unit residential
condominium subdivision to allow each unit to be sold individually.
Background
The subject property was previously improved with a non-conforming 4-unit complex and
swimming pool. In August 2013, a building permit was issued for the 2-unit development but
did not include the subject retaining wall. The building plans showed the front unit provides
vehicular access from Heliotrope Avenue with a typical driveway. The rear unit, designed
with a 6-foot high retaining wall, provides vehicular access through an established driveway
through Bayside Park that currently serves 400 Goldenrod Avenue.
The design and review of the retaining wall has been a lengthy process due to the presence
of utilities in the alley and a need to avoid and preserve existing improvements. The Public
Works and Municipal Operations Departments have reviewed the proposal and recommend
approval subject to conditions included in the attached draft resolution. As noted, the private
4
Sweeney Residence
November 20, 2014
Page 5
improvements within the alley will require City Council approval and is scheduled for
consideration on November 25, 2014. The Public Works Department has no plans to
improve the alley for public access given its topography and presence of utilities.
DISCUSSION
Analysis
General Plan and Coastal Land Use Plan
The subject property is designated Two-Unit Residential (RT/RT-D) within the Land Use
Element of the General Plan and Coastal Land Use Plan which applies to a range of two-
family residential dwelling units such as duplexes and townhomes. The proposed two,
detached single-family dwelling units to be sold separately are consistent within these
designations. The subject retaining wall is accessory to the residential development, and
also is consistent with the land use designation.
Zoning Code
The subject property is located within the Two-Unit Residential (R-2) Zoning District. The
proposed two-unit residential development is a permitted use within the R-2 Zoning District.
With the exception of the requested retaining wall height within the rear alley setback, all
development regulations of the R-2 Zoning District would be met, including building
placements, structure height limitations, and parking provisions. A building permit has been
issued for the construction of the units, with the exception of the retaining wall.
Variance Findings
Pursuant to Section 20.30.110.D.1.0 of the Zoning Code, no encroachments at the ground
level are allowed within the required setback area of a lot abutting an alley for vehicular
maneuverability. The requested 6-foot-2-inch retaining wall would encroach 5 feet into the 5-
foot rear alley setback and therefore; requires the approval of a variance.
Pursuant to Section 20.52.090 of the Zoning Code, the Planning Commission must make
the required findings in order to approve a variance. Staff believes there are sufficient facts
to support the required findings due to the property's location, shape, topography and
existing physical features.
The subject property is located at the terminus of an existing 14-foot-wide alley that is only
accessible from First Avenue. The alley narrows at the northwest corner of the subject
property and terminates at a private driveway which provides access to the property across
the alley. The private driveway is supported by retaining walls within the alley. The portion of
the alley directly behind the property is unimproved with a steep dirt slope. Expanding the
alley to provide vehicular access to the rear unit was investigated in 2006, and determined
impractical due to the need to construct a large retaining structure to extend the alley. As a
result, the subject property does not have vehicular access to the alley due to a
5
Sweeney Residence
November 20, 2014
Page 6
considerable grade difference of approximately 20 feet. These pre-existing physical
conditions create unique circumstances for the subject property; therefore an alternative
driveway through an established driveway that serves 400 Goldenrod Avenue through
Bayside Park is necessary.
The encroachment of the retaining wall will not be detrimental or constitute a hazard to
persons residing in the neighborhood because the portion of alley behind the subject
property is not improved for access nor is there any planned improvement. The proposed
retaining wall is designed to the minimum height necessary to retain the existing slope, and
will not obstruct light and air to adjoining properties, nor adversely impact views from
adjacent residential properties. The design accounts for existing utilities and the City will
have sufficient access to utilities when necessary. Granting of the variance is necessary for
the preservation and enjoyment of substantial property rights by providing required vehicular
access to the property given the unique condition of the property and will not constitute a
grant of special privilege inconsistent with the limitations on other properties in the vicinity
and in the same zoning district.
Tentative Parcel Map Findings
Pursuant to Section 19.12.070 of the Subdivision Code, the Planning Commission must
make the required findings in order to approve the tentative parcel map. Staff believes
sufficient facts exist to support the required findings.
The Tentative Parcel Map is for two-unit residential condominium purposes. A four-unit
apartment was demolished and is being replaced with two (2) new single-unit dwellings. The
proposed subdivision and improvements are consistent with the density of the R-2 Zoning
District and the current RT General Plan Land Use Designation. The 7,210-square-foot lot is
physically suitable for the two-unit development as it exceeds the minimum interior lot size
of 5,000 square feet. The residential units comply with all development standards inclusive
of the building setbacks, height restriction, parking, and open volume area with approval of
the Variance request for the proposed retaining wall, allowing vehicular access to the
proposed garage.
Staff, therefore, recommends that the Planning Commission approve the requested
applications based on the discussion and facts above and the recommended conditions of
approval that have been incorporated into the attached Draft Resolution for Approval
(Attachment No. PCI).
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
0
Sweeney Residence
November 20, 2014
Page 7
analysis. 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 of either or both applications, the Planning
Commission must deny the application(s) and provide facts in support of
denial to be included in the attached draft resolution for denial (Attachment No.
PC 2).
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). This exemption allows for the construction of apartments, duplexes, and similar
structures designed for no more than six dwelling units. The subject retaining wall request is
an accessory to the two-unit residential units currently under construction.
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 meeting, 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.
Prepared by: Submitted by:
(d'aa'� 1, luk�' r"W
Ido alinh Ung Bren a Wisnes i, ICP, Deputy Director
Associate Planner
ATTACHMENTS
PC 1 Resolution for Approval
PC 2 Resolution for Denial
PC 3 Project Plans
PC 4 Tentative Parcel Map
V�
QP
�P
g
Attachment No. PC 1
Draft Resolution for Approval
9
V�
QP
�P
20
RESOLUTION NO. ####
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH APPROVING VARIANCE NO.
VA2014-001 TO ALLOW A 6-FOOT-2-INCH-HIGH RETAINING
WALL TO ENCROACH 5 FEET INTO THE REQUIRED 5-FOOT
REAR ALLEY SETBACK AND TENTATIVE PARCEL MAP NO.
NP2013-030 FOR TWO-UNIT CONDOMINIUM PURPOSES
LOCATED AT 401 AND 403 HELIOTROPE AVENUE (PA2014-
003)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Ed Sweeney, property owner, with respect to property located
at 401 and 403 Heliotrope Avenue, and legally described as Lots 1 and 3 on Block 334 of
Corona del Mar, in the City of Newport Beach, County of Orange, State of California as
per the map recorded in Book 3, Pages 41 and 42 of Miscellaneous Maps, records of
Orange County, California requesting the approval of a Variance and Tentative Parcel
Map.
2. The applicant requests a Variance approval to allow a 6-foot-2-inch-high retaining wall
to encroach 5 feet into the required 5-foot rear alley setback and a Tentative Parcel
Map to allow the two (2) newly-constructed, detached single-family residential units to
be sold separately.
3. The subject property is located within the Two-Unit Residential (R-2) Zoning District and
the General Plan Land Use Element category is Two-Unit Residential (RT).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Two-Unit Residential (RT-D).
5. A public hearing was held on November 20, 2014 in the Council Chambers 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 Planning Commission 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 15303, Article 19 of Chapter 3, Guidelines for
Implementation of the California Environmental Quality Act) under Class 3 (New
Construction or Conversion of Small Structures). This exemption allows for the
construction of apartments, duplexes, and similar structures designed for no more than
11
Planning Commission Resolution No. Ott
Page 2 of 13
six (6) dwelling units. The subject retaining wall request is an accessory to the two-unit
residential units currently under construction.
SECTION 3. REQUIRED FINDINGS.
Variance
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:
Finding:
A. There are special or unique circumstances or conditions applicable to the subject
property (e.g. location, shape, size, surroundings, topography, or other physical
features) that do not apply generally to other properties in the vicinity under an
identical zoning classification.
Facts in Support of Finding:
1. The lot is irregular in shape and is approximately 7,210 square feet in size. The
existing property has vehicular access from Heliotrope Avenue with the front unit
having direct access with a typical driveway. The rear unit has vehicular access from
Heliotrope Avenue through an established driveway that serves 400 Goldenrod
Avenue through Bayside Park. The subject property has no vehicular access from the
existing alleyway due to an approximately 20-foot grade differential from the subject
property to the top of the alleyway.
2. The subject property is located at the terminus of an existing 14-foot-wide alleyway
that is only accessible from First Avenue. The alleyway narrows at the northwest
corner of the subject property and only provides access to the property across the
alley. The private driveway is supported by retaining walls within the alleyway. The
portion of the alley directly behind the property is unimproved with a steep dirt slope.
Expanding the alley to provide vehicular access to the rear unit was investigated in
2006, and determined impractical due to the need to construct a large retaining
structure to expand the alley on the slope. As a result, the subject property does not
have vehicular access to the alley due to the considerable grade difference of
approximately twenty (20) feet. These pre-existing physical conditions created unique
circumstances to the subject property therefore an alternative driveway access
through an established driveway that serves 400 Goldenrod Avenue through Bayside
Park is necessary.
Finding:
B. Strict compliance with Zoning Code requirements would deprive the subject property
of privileges enjoyed by other properties in the vicinity under an identical zoning
classification.
10-15-2013
12
Planning Commission Resolution No. ####
Page 3 of 13
Facts in Support of Finding:
1. Properties zoned R-1 and R-2 that are located adjacent to 14-foot-wide alleys are
required to provide 5-foot setbacks, which must be clear of any obstructions, including
fences and decks, to allow for increased vehicular maneuverability through the alleys.
Given that this portion of the alley is not improved, is inaccessible, and will not likely be
improved, the property is deprived of the privilege of using the alleyway for vehicular
access if required to maintain the required setback.
Finding:
C. Granting of the variance is necessary for the preservation and enjoyment of
substantial property rights of the applicant.
Facts in Support of Finding:
1. The portion of the alley directly behind the property is unimproved with a steep dirt
slope. Expanding the alley to provide vehicular access to the rear unit was
investigated in 2006, and determined impractical due to the need to construct a large
retaining structure to expand the alley on the slope. Since the alleyway is unimproved
and there is no need to maintain a clear 5-foot setback to the alley for vehicular
maneuverability, the granting of the variance will allow the applicant the ability to have
an alternative mean of vehicular access.
Finding:
D. Granting of the variance will not constitute a grant of special privilege inconsistent with
the limitations on other properties in the vicinity and in the same zoning district.
Facts in Support of Finding:
1. The granting of the Variance allows the property owner to maintain parity with the
vehicular access use as proposed via an existing alley enjoyed by residential
properties that have direct access from an improved alleyway, and will not constitute
granting of special privilege inconsistent with limitations on other properties in the
vicinity and in the same zoning district.
2. In this case, the property abuts an unimproved and inaccessible alley that does not
warrant a requirement that the setback be clear of any encroachments or obstructions.
Finding:
E. Granting of the variance will not be detrimental to the harmonious and orderly growth
of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public
convenience, health, interest, safety, or general welfare of persons residing or working
in the neighborhood.
10-15-2013
T3
Planning Commission Resolution No. ####
Page 4 of 13
Facts in Support of Finding:
1. The encroachment into the rear alley setback will not be detrimental or constitute a
hazard to persons residing in the neighborhood because the portion of alleyway
behind the subject property is not improved, and there is no public access today or any
plan to improve the alley for public access in the future.
2. The proposed retaining wall is designed with a minimum height necessary to retain the
existing slope, and will not obstruct light and air to adjoining properties, nor adversely
impact views from adjacent residential properties. The design accounts for existing
utilities and the City will have sufficient access to utilities when necessary.
Finding:
F. Granting of the variance will not be in conflict with the intent and purpose of this
section, this Zoning Code, the General Plan, or any applicable specific plan.
Facts in Support of Finding:
1. The Land Use Element of the General Plan designates the subject property Two-Unit
Residential (RT). The RT land use designation is intended to provide for a range of
two-family residential dwelling units such as duplexes and townhomes. The subject
two-unit residential condominium development is consistent with this designation.
2. The subject property is located within the Two-Unit Residential (R-2) Zoning District.
The subject two-unit residential condominium development is a permitted use within
the R-2 Zoning District.
3. The subject property is not located within a specific plan area.
4. The granting of the Variance would allow the construction of a retaining wall to support
an alternative driveway location serving one (1) of the two-unit residential
developments that is allowed within the RT land use designation and R-2 Zoning
District.
Tentative Parcel Map
In accordance with Section 19.12.070 (Required Findings for Action on Tentative Maps) of
the Newport Beach Municipal Code, the following findings and facts in support of such
findings are set forth:
Finding:
A. That the proposed map and the design or improvements of the subdivision are
consistent with the General Plan and any applicable specific plan, and with applicable
provisions of the Subdivision Map Act and this Subdivision Code.
10-15-2013
-1
Planning Commission Resolution No. #fft
Page 5 of 13
Facts in Support of Finding:
1. The Tentative Parcel Map is for two-unit residential condominium purposes. A four-unit
apartment was demolished and will be replaced with a new two-unit dwelling
development. The proposed subdivision and improvements are consistent with the
density of the R-2 Zoning District and the current RT General Plan Land Use
Designation.
2. The Tentative Parcel Map does not apply to any specific plan area.
3. The project has been conditioned to require public improvements, including the
reconstruction of existing broken or otherwise damaged sidewalks, curbs, and gutters
along the Heliotrope Avenue frontage consistent with the Subdivision Code (Title 19).
Finding:
B. That the site is physically suitable for the type and density of development.
Facts in Support of Finding:
1. The 7,210-square-foot lot is physically suitable for two-unit development as it exceeds
the minimum interior lot size of 5,000 square feet. The residential units complied with
all development standards inclusive of the building setbacks, height restriction,
parking, and open volume area. The variance request is necessary to allow the
retaining wall within the rear yard setback in order to support the rear residential unit's
driveway and alleyway's steep slope.
Finding:
C. That the design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage nor substantially and avoidably injure fish or
wildlife or their habitat. However, notwithstanding the foregoing, the decision making
body may nevertheless approve such a subdivision if an environmental impact report
was prepared for the project and a finding was made pursuant to Section 21081 of the
California Environmental Quality Act that specific economic, social, or other
considerations make infeasible the mitigation measures or project alternatives
identified in the environmental impact report.
Facts in Support of Finding:
1. The site was previously developed with a four-unit apartment and will be replaced with
a new two-unit dwelling development.
2. The property is located in an urbanized area that does not contain any sensitive
vegetation or habitat.
10-15-2013
15
Planning Commission Resolution No. Ott
Page 6 of 13
3. The project is categorically exempt under Sections 15303 (Article 19 of Chapter 3), of
the California Environmental Quality Act (CEQA) Guidelines — Class 3 (New
Construction or Conversion of Small Structures).
Finding:
D. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems.
Facts in Support of Finding:
1. The Tentative Parcel Map is for residential condominium purposes. All improvements
associated with the project will comply with all Building, Public Works, and Fire Codes,
which are in place to prevent serious public health problems. Public improvements will
be required of the developer per Section 19.28.010 (General Improvement
Requirements) of the Municipal Code and Section 66411 (Local agencies to regulate
and control design of subdivisions) of the Subdivision Map Act. All ordinances of the
City and all Conditions of Approval will be complied with.
Finding:
E. That the design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property
within the proposed subdivision. In this connection, the decision making body may
approve a map if it finds that alternate easements, for access or for use, will be
provided and that these easements will be substantially equivalent to ones previously
acquired by the public. This finding shall apply only to easements of record or to
easements established by judgment of a court of competent jurisdiction and no
authority is hereby granted to the City Council to determine that the public at large has
acquired easements for access through or use of property within a subdivision.
Facts in Support of Finding:
1. The design of the development will not conflict with easements acquired by the public
at large, for access through, or use of property within the proposed development,
because there are no public easements located on the property.
Finding:
F. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act,
if the land is subject to a contract entered into pursuant to the California Land
Conservation Act of 1965 (Williamson Act), the resulting parcels following a
subdivision of the land would not be too small to sustain their agricultural use or the
subdivision will result in residential development incidental to the commercial
agricultural use of the land.
10-15-2013
10
Planning Commission Resolution No. ####
Page 7 of 13
Facts in Support of Finding:
1. The property is not subject to the Williamson Act because the subject property is not
designated as an agricultural preserve and is less than 100 acres in area.
2. The site, developed for residential use, is located within a Zoning District that permits
residential uses.
Finding:
G. That, in the case of a "land project" as defined in Section 11000.5 of the California
Business and Professions Code: (1) There is an adopted specific plan for the area to
be included within the land project; and (2) the decision making body finds that the
proposed land project is consistent with the specific plan for the area.
Facts in Support of Finding:
1. The property is not a "land project" as defined in Section 11000.5 of the California
Business and Professions Code because the existing subdivision does not contain 50
or more parcels.
2. The project is not located within a specific plan area.
Finding:
H. That solar access and passive heating and cooling design requirements have been
satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map
Act.
Facts in Support of Finding:
1. The Tentative Parcel Map and any future improvements are subject to Title 24 of the
California Building Code that requires new construction to meet minimum heating and
cooling efficiency standards depending on location and climate. The Newport Beach
Building Division enforces Title 24 compliance through the plan check and inspection
process.
Finding:
1. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and
Section 65584 of the California Government Code regarding the City's share of the
regional housing need and that it balances the housing needs of the region against the
public service needs of the City's residents and available fiscal and environmental
resources.
10-15-2013
27
Planning Commission Resolution No. ####
Page 8 of 13
Facts in Support of Finding:
1. The proposed two-unit dwelling development is consistent with the R-2 Zoning District
which allows two (2) residential units on the property. Therefore, the Tentative Parcel
Map for condominium purposes will not affect the City in meeting its regional housing
need.
Finding:
J. That the discharge of waste from the proposed subdivision into the existing sewer
system will not result in a violation of existing requirements prescribed by the Regional
Water Quality Control Board.
Facts in Support of Finding:
1 . The new two-unit project will be designed so that wastewater discharge into the
existing sewer system complies with the Regional Water Quality Control Board
(RWQCB) requirements.
Findinq:
K. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision
conforms with the certified Local Coastal Program and, where applicable, with public
access and recreation policies of Chapter Three (3) of the Coastal Act.
Facts in Support of Finding:
1. The Tentative Parcel Map is for a two-unit condominium. The proposed subdivision
and improvements are consistent with the Coastal Land Use Plan designation RT-D
(Two-Unit Residential).
2. The subject property conforms to public access policies of Chapter Three (3) of the
Coastal Act because the development is located inland from the shoreline and does
not affect public access from the nearest public roadway to the shoreline and along the
coast.
3. Recreation policies contained within Chapter Three (3) of the Coastal Act are not
applicable to the subject property.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby approves Variance No.
2014-001 and Tentative Parcel Map No. NP2013-030, subject to the conditions set forth
in Exhibit A, which is attached hereto and incorporated by reference.
10-15-2013
12
Planning Commission Resolution No. ####
Page 9 of 13
2. This action shall become final and effective fourteen (14) 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 20 ' OF NOVEMBER, 2014.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:
Larry Tucker, Chairman
BY:
Jay Myers, Secretary
10-15-2013
29
Planning Commission Resolution No. ####
Page 10 of 13
EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan and
detailed plans 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. 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.
4. 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.
5. 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 Sweeney Application including, but not limited to,
Variance No. VA2014-001 and Tentative Parcel Map No. NP2013-030. 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.
Public Works Conditions
6. A Parcel Map shall be recorded. The Map shall be prepared on the California
coordinate system (NAD88). Prior to recordation of the Map, the surveyor/engineer
preparing the Map shall submit to the County Surveyor and the City of Newport Beach
a digital-graphic file of said map in a manner described in Section 7-9-330 and 7-9-337
of the Orange County Subdivision Code and Orange County Subdivision Manual,
Subarticle 18. The map to be submitted to the City of Newport Beach shall
comply with the City's CADD Standards. Scanned images will not be accepted.
10-15-2013
20
Planning Commission Resolution No. eft
Page 11 of 13
7. Prior to recordation of the Parcel Map, the surveyor/engineer preparing the Map shall
tie the boundary of the Map into the Horizontal Control System established by the
County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the
Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle
18. Monuments (one inch iron pipe with tag) shall be set on each lot corner, unless
otherwise approved by the Subdivision Engineer. Monuments shall be protected in
place if installed prior to completion of the construction project.
8. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
9. The applicant shall reconstruct the existing broken and/or otherwise damaged
concrete sidewalk panels, curb and gutter along the Heliotrope Avenue frontage.
10. The applicant shall reconstruct two (2) existing residential driveway approaches along
Heliotrope Avenue pursuant to City Standard STD-162-L.
11. The applicant shall reconstruct the pavement driveway extending through Bayside
Park from Heliotrope Avenue to the rear residential unit's garage at 401 Heliotrope
Avenue.
12. Heliotrope Avenue is part of the City's Moratorium List. Work performed on said
roadway will require additional surfacing requirements pursuant to City Standard 105-
L-F.
13. All existing private, non-standard improvements within the public right-of-way and/or
extensions of private, non-standard improvements into the public right-of-way fronting
the development site shall be removed.
14. Each unit shall be served by its individual water meter and sewer lateral and cleanout.
Each water meter and sewer cleanout shall be installed with a traffic grade box and
cover. The water meter and sewer cleanout shall be located within the public-right-of
way.
15. An encroachment permit is required for all work activities within the public right-of-way.
16. All improvements shall comply with the City's sight distance requirement pursuant to
City Standard 110-L and Municipal Code Section 20.30.130.
17. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right-of-way may be
required at the discretion of the Public Works Inspector.
18. All on-site drainage shall comply with the latest City Water Quality requirements.
10-15-2013
21
Planning Commission Resolution No. ####
Page 12 of 13
19. All unused water services to be abandoned shall be capped at the main (corporation
stop) and all unused sewer laterals to be abandoned shall be capped at the property
line.
20. Pursuant to Title 13 of the Municipal Code, one 36-inch box Pinus Thunbugiana (Saint
Mary Magnolia) street tree shall be planted along the Heliotrope Avenue frontage.
21. Prior to the recordation of the Parcel Map, the applicant shall apply for a building
permit for description change of the subject project development from "duplex" to
"condominium." The development will not be condominiums until this permit is
final. The building permit for the new construction shall not be final until after
recordation of the parcel map.
22. The proposed portion of retaining wall located within the alley right-of-way shall require
review and approval by the City Council. This portion of the retaining wall is inconsistent
with City Council Policy L-6 as it encroaches in excess of one (1) foot into the alley right-
of-way and exceeds three (3) feet in height. If approved, an encroachment agreement
shall be obtained by the property owner.
23. The existing 6-inch water main within the alley right-of-way shall be protected in place.
24. The proposed portion of retaining wall located within the alley right-of-way shall require
realignment of the existing sewer main and storm drain line. The sewer main and storm
drain realignment shall be reviewed and approved by the Public Works and Municipal
Operations Departments. All costs associated with the realignment of said utilities shall
be at the owner's expense.
25. The proposed portion of retaining wall located within the alley right-of-way shall require
the realignment of the existing gas line. The realignment of the gas line shall be approved
by the Gas Company. All costs associated with the realignment of the gas line shall be at
the owner's expense.
26. The proposed landscaping (ground cover, shrubs and trees) and irrigation within the alley
right-of-way and Bayside Drive linear park shall be reviewed and approved by the
Municipal Operations Department. The property owner shall be responsible for the
maintenance, repair and replacement of landscaping. Said landscaping shall be covered
under an encroachment and maintenance agreement.
27. The applicant shall be responsible for reconstruction of the entire driveway and driveway
approach located at the Bayside Drive linear park.
28. An encroachment permit shall be required for all work conducted within the public right-
of-way and/or Bayside Drive linear park.
10-15-2013
22
Planning Commission Resolution No. ####
Page 13 of 13
Building Division Conditions
29. An encroachment agreement shall be obtained for all non-standard improvements
within the public right-of-way and/or Bayside Drive linear park.
30. The project shall be subjected to the review and approval of a Water Quality
Management Plan (WQMP) at the time of building permit submittal.
31. The project shall be subject to the review and approval of a geotechnical report at the
time of building permit submittal.
10-15-2013
23
V�
QP
�P
Attachment No. PC 2
Draft Resolution for Denial
25
V�
QP
�P
RESOLUTION NO. ####
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH DENYING VARIANCE NO. VA2014-
001 TO ALLOW A 6-FOOT-2-INCH-HIGH RETAINING WALL
THAT INCROACHES 5 FEET INTO THE REQUIRED 5-FOOT
REAR ALLEY SETBACK AND TENTATIVE PARCEL MAP NO.
NP2013-030 FOR TWO-UNIT CONDOMINIUM PURPOSES
LOCATED AT 401 AND 403 HELIOTROPE AVENUE (PA2014-
003)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Ed Sweeney, property owner, with respect to property located
at 401 and 403 Heliotrope Avenue, and legally described as Lots 1 and 3 in Block 334 of
Corona del Mar, in the City of Newport Beach, County of Orange, State of California as
per map recorded in Book 3, Pages 41 and 42 of Miscellaneous Maps, records of
Orange County, California requesting the approval of a Variance and Tentative Parcel
Map.
2. The applicant requests a Variance approval to allow a 6-foot-2-inch-high retaining wall
to encroach 5 feet into the required 5-foot rear alley setback and a Tentative Parcel
Map to allow the two newly-constructed, detached single-family residential units to be
sold separately
3. The subject property is located within the Two-Unit Residential (R-2) Zoning District and
the General Plan Land Use Element category is Two-Unit Residential (RT).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Two-Unit Residential (RT-D).
5. A public hearing was held on October 20, 2014 in the Council Chambers 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 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 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
27
Planning Commission Resolution No. eft
Page 2 of 2
1. The Planning Commission of the City of Newport Beach hereby denies Variance No.
VA2014-001 and Tentative Parcel Map No. NP2013-030
2. This action shall become final and effective 14 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 20th DAY OF NOVEMBER, 2014.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:
Larry Tucker, Chairman
BY:
Jay Myers, Secretary
22
Attachment No. PC 3
Project Plans
29
V�
QP
�P
30
PROP. 4" PERFORATED PIPE EXISTING 2-STORY RESIDENCE
P� EXISTING CONCRETE. SLOPEcn
(S=1 % MIN) SEE STRUCT. ��� FF= 171 .`TOWARDS HELIOTROPE AVE w
Cn
PLAN
WALL HT. SHALL NOT O 5� (100.81)
o � F� po p� O I 25' HALF-SiTREETTCR.O.W: AC
F O p p0. F Ok EXCEED 3' UP TO N 0,��0 (10o.40)FI z Of
ti^'G �1�co`?�� O ��� Q�Q �O p/4//
Of
SETBACK LINE °� r 11 ' I 10' / 15' �I
Zo C� `L' J O O Sf 11"" LP. u
119.76 119 Jl cO �1 t' LINA O P k� �� O �pO O O 5 TAGGED RCE 1 °) 100.48 SCALE: 1/8"=1' LLJ
J
FS I --. 19.9FS 1�0•G o1 Fa�'\\p�'c' 1 NZ 'TY
66V 1� \� \ O O\ \O O c7 p0 copco' p�. 4 !� 00.60) ( )C� �, �' O ^aI $ `b i i E b i.,,,0PRQ.� r(TY / �p .�� / .� ,`\ N� .� N� � 1o�i L.103.37 �9 ' EG
SETBACK NE /PL L�IVL PL - �hp6� / *JOIN EXIST O
11• - - - - - - - - Of
- - p I:S,�) o _a- - - - mw ' - r , , i i a -- (99.97 TC)
to a_ >: . .,'::
APPROX. LOCATION OF Fs 2
EXIST. GAS LINE PER co _ _ _ - -
-
PA � � _
NEWPORT BEACH GIS I ( I 185) 14' 01 ,9 ac J r , 8 - � r' �� 99.7FS II N 99.65 TC p d
(118.66) I�I 0-„ ,9N� 1Q9, .3 FF, `; a \ 6"CF _
LEGEND D
APPROX. LOCATION OF FS I r 5 r �p / �i' �ON�, :SLAB'" ETE3ACK L �Q 1 0 30\ - . c s� a '
EXIST. 8° SEWER MAIN _ 118. �T O% =` II _ - E 2:2 1-D% `: 98.53 TC
N / ( 4 �°' / r X700,00 �� c E,. T ASPHALT PAVING rr p
co / 1`�,F` " �' 9 ) .L00 ,� F� h� JO/ PER STRUCTURE hoc IN Nc: a FG 99 4& 1 { (98 80
PER NEWPORT BEACH GIS ( - / b• i Gia?` 1 0 i _ II- Fc T 99.89 F5� TG l _ J (98.2 Y
118.34 J 1 / � 5 5 O I Ii i' 0CF
WM F`' �`�- �� �` O� i - y� 99 80 f !, fil l I. _� -99 3Q - EG AC CONCRETE PAVING U Z
�I rn .eI ,I
JOIN TO EXIST. II / 4 . 1 0% �1 F5o Q o ,Nc\ I99.80 0 �, B/WALK (97.53) ��
y I{
117.SPAVII{G'IN' 'ALLEY. f gx
,I 9 6 - GARAGE �' i 1 2�
AREA OF 1M/ I_ 1 LO �`� / REIIE" � IIII III II II II II II Ii ii ' ' TURF BLOCK PAVING
c l / o Il„ 99.60TG o 1 oat
1 17.1 FS 11.6:5N�
.� ' I •-' i:: ; ' / o°Q ,0050 1111,00O IIPLAN 98.701NV y 4E Ey oo cGFF rn ;:iril✓" --100--
CRAWL 6 TW a -' FS i{F TYP `� UR (EXISTING) w $3
�\ W
APPROX. LOCATION OF b F� FG g v CONTOUR
�° 9 99.78
_ EX. C ARAGE �i O -100- CONTOUR (PROPOSED)
116.4 I •,i; . . : �, II 5.0% 9y AI p
EXIST. STORM DRAIN PER � , SPA 5.0%
NEWPORT BEACH GIS _�
lop WA�� FS 96.:93 :.
1. :.:;r C: ... 032
Q14:5% . ;: 10� , 96.12 W
IpC, ; r-_ 1 ..5 F5 a II SETBACK LINE FG r{, - 96.64 100.00 SPOT ELEVATION (EXISTING)
116.02 <_ ,�o�• �y"� - PA =+ 4 9'6.55 TC AC
APPROX. LOCATION OF FS .,�' � VILLA 4 O 1 ( 76) 97 05 5 -
ABANDONED 6" WATER MAIN $�.. $/ �N� tort, BO�WW I\ ` (D96�28) ° -=4"== PROPOSED DRAIN LINE
PER IMP. PLAN W-5072-5 -- / ` �' r= �. 100.00 FF 2,0%, PA 9672 TC I ' I w
Fr I p _ 99.T5 a I . . W PROPOSED BEARING/RETAINING WALL Lu
1 / i o 9=917-PAD EL I 100.33 ( ��•4�� a
_ _, - FG VILLA 403 - FS I r 69.60: TW 6 CF W
-FS
a a5 � TF PROPOSED RETAINING WALL a
(1 4.7 4) �' I 9.40TG aTN� '
(113.84) _ el 14 6s a e ER"c' 100.50 FF
1 13.94 WM FS a Fj0 8.501NU % 9 :77 �35.57) 95.02
(113.65) I I , O O II 99.66=PAD EL 100:41 . Bx � PROPOSED PLANTER/SCREEN WALL
FS i w s V q 2` 1 { j FS ..',F 5 I ' I d
� AONSTRUCTFRETAININGIWALLI) (IG 2.85) �/ CRA<WLa Ts o o �5 �r a FS - - t' -- W
JQIN„EXISTT ' i d m
SEE DETAIL ON SHEET-05 WM �'." / EXISTING 2-SIO . Y R :SIDES CE 100 41 3 EX. GARAGE ^' 95.`65 * rgb 59 (94.77) > L N o cmi
SEE
PROFILE ON SHEET C3. TIN OVl /S�PAC 99. a.' 1 FS ( ( )ETEC)-
hS • /�. = 7 I FF= 1 �. 26 �' 99.50 PA 97.5 x - FS (95.05 FL) AC SECTION LETTER a,
I
(113.53) I CLOUDING= ;G; �; :L;.i)r - FG r g 94.49
AFL o II 1p4�0� �B 7 1 DENOTES-AI3EA FOR WALL I� I I, �1�1 100.41 - = I - 93.90 SUB SUBDRNN Z o a
cn cn �g o ,+c. �����������'991510I; I' r. FS OD 0.0 x l`'K > EG INSTALL 3 TREE PINUS o c=i a
m / 9, ENCROACHMENT VARIANCE I.,f ( III1II�""
114.21 I °D �;� 1 FLS r 05.67 TW °mss ' I i !` I'.4i.J I� FG/HP. j "� . .. FS o ' I I $ THUNBUGIAfA "SAINT MARY
ODS DOWNSPOUT
` �''1 `' 99.00 TGB GARA E Ts I I �� _ Y/ �° SECONDARY �y����, `` K rn' - 97.00 `TC' FF FINISH FLOOR
GFF ovE j IN p. o o MAGNOLIA". n FG FINISH GRADE
�. I i �� �,I i _-JJ t 99 55 FF o II� CURB AND GUTTER 2 0% a, 1r s. 2 I L L
0 o n u ¢4\ NC f c. v 7r •r. \ o ' ao> r m rn 93.75
rri �w 3 1 q ) onOl _ 98.28 \ . I W :;!. > ,X 92.83 Z
0 o cc1 14.E i AS / 105.00 TW ,°� T I'I 1 I w 4y Z
0:0 90 ;ctt 3 INV 4 (93.39) O FL OR fL FLOW LINE
. / Tw �$Vdry li Og'l-=r INV \'= 1[0 0 1� 98a 9 00�
�c 1 c . 99.00 TGB NG I INV, 14� Ac 4
(+05.05 rr _ _ (r6 :� ` : (93.22)TC FS FINISH SURFACE
TW . r7 #a,- � � IIII IIll1f�u+""_ _
UTILITY REAIJGNMENT co. _. , FS TG
o. \.:: r _ (92.50)FL GFF GARAGE FINISH FLOOR
PER SEPARATE PLAN ' �o �, 11 ; - JTP+ ( o° II j o rn
AND PERMIT 100.91 S - 1`d`. �\ •;9 Y!8 3). ." �� PA DS os- PAS �__�
r N� Y qA it r 'd' �-(P' ^ \\ 099 p _�� Jq° i /• 92.46 INV INVERT S > f7/1 O
FI I alb ��I ' `^r 'LO`. �I I c ,vc. I,I - -�� ��� - �a _ 92.37) EG O P.L. OR PROPERTY UNE
EXISTING WALL TO ' N� 11�3�G', ;• �11;.1�`. o ql �� _ _ 2.0% �� �- FS
REMAIN. PROTECT Iuu.Cz1 / •i( TURF BLOCK •PAVING ` -i�39>�s) LINE p, �-
o SETBAC ' ,p,,11���� � ��� ® p- 97.63 m m PA PLANTER AREA
(_' R1 H�0 TROPE -PA SPA �� 9 �6 o rte• 9,4.50
10o.IN1PLACE: FS rrb I
uF F 105.00 IDRMEWAI' 99.51 _ - _ ® 1 �, ac N M p�j N N/� J TC TOP OF CURB
"rtl _ ,4 -iI .SEWER �,.` I ' I
2 TW H = ,• 99:50` 99 5N FS-,l,'. 2 1 0% ����� II ��1\i 1�1.111���� °�!�' rnz ri Iri1' rn rn� FG W TF TOP OF FOOTING
1 o0.18 .P1g �� r. d cur a 6 97.74`0' - � `>L,of Z p Z
�\ FS FSS �` _-99.4\ x p F 6 91.96
TP�WTR ` TP SD o NG m m
R-r �' � � F G � m ~- % - o^ A,(C ) = TG TOP OF GRATE
103.b A /g9, mcg ® 0� _�LBJ` �- oo PROPERTY i rnrn 91.96
a o PROP. SCREEN LL N$ ^ao T
98.33' TF 98.97 �- If.`99.023 0 (98 45) J FS d TGB TOP OF GRADE BEAM
y i �. �. ��. ( PL_ N= s � � o PER ARCHITECTURAL = _ o _ Tp LA�� 91-35 TC TP TOP OF PILASTER
L 99.35 P rt 77; 9 8) 0- rn � (90.93)FL TW TOP OF WALL
/ 1 pa% I JCp11Q��GF� (58)_ PIANS / 91.93 91.03
FS �� _L` (e .' `- - c�?Z � NG NATURALGRADE
100.94 a NG
98. r (�`SF', �R LATERAL PER -
S 002.29)TW - 98�.47- r . 1} ,MOR". dEMENT PLAN V oo a�, � - 9 (91.83) 911.06 n END OF WAIL SEE PROFILE
ENCROACHMENT PERM' 35 FS 94.83 j + t9� �' . = - _ o"',•cd �'CD FS Tx ( )
_ IS REQUIRED FOR THIS WORK TP-WTR v w��`�' o,rn NG
_ ® _ 5 _
(s2 g8)
/ (9 6Fy� � w�
a. DO
95.8`_EXI�ORM_DRAIN- � x(96)/ � � � ��" NG 91.45 8X0.52)
EXIST. CONC. DRIVEWAY TO REMAIN i T S � / �,o� / FS
(9814) ii , T COPPER JG/(TO BE REAIJGNED 'PER34 (93.50) EX-AC CURBS d 90.31 (91.05)
FS i � r \ (96 Ej SEPARATE PLAN RERMII7 NG / 'v FL AC
(98.14)�i/ i E� APPROX. LOQ QION OF EXIST. (94) (93.o8) d c�
/ II 1� i WATER SERVI,( E LATERALS NG 90.2
ffff x _
j / y ir'� PER NEWPOR' BEACH GIS _
i ! - (92. AC ar (90.833) _ 90.63
f (9 83) (92.28) (91.79)
/ 12 / / 92.77 A WA RAN ��
97.79 i /A9 6� I I� \ / (93.50) NG Y TO (92.78) ��
- - � _ Tx N
(97.79 FS ii / //9 Y \/ EP 92.66 p(15t• pC PA01 (92.8A2C AC (EG 90.14)
i / NG 92.74) - 0. 90.77 Z
F; l\ ii /r�9 / / - ( _ - 91.57 (89.77)FL AC
�p / i / l A� 92.63 AC - (91.97) NG -
N
- AC D NG (90.65) 90.05
97, - 6� Jcl 2 W. EG
-� 92.45 _ O FS
.P !9 III AC ! AC _ -
5 92.13 >
/4..4)11 III \ / i i FS `5)
Lu
BRIM -
4 dd
o
91.98 II/j9�ju _91 ..' \ ® (91 .92)
j l� _ ' d// _
j�(91.431
SAWCUT & JOIN EXIST. 6 LOCATION OF
R
EXIST. 60 STORM DRAIN
�II (91.AC ■
FS PER NEWPORT BEACH GIS
91.56 T
(91.43)FS P.L. P.L.
99 _ 64 TC IU 110 -110
(9 08)FS III (91.06) NG 57) 14' WIDE ALLEY 2 In Eo
j Ocq Lo
t O) N
PROPOSED I I , ,� a0
RETAINING WALL APPROXp LOCATION OF I CONSTRUCTION NOTES 0 N o
EXIST. WALL ---- EXIST 8 STORM DRAIN. i U rn
FIELD SHOT AT TOP OF PIPE �, 11 CONSTRUCT 12" WIDE CONCRETE V-DITCH PER DETAIL 11 ON SHEET C3. v (D�I
ELEV. 104.29 PER APEX I r - -'-"- - EXIST. I 111
i NEIGHBOR APPROX. LOCATION OF
LAND SURVEYING, INC. PLAN I ---__-i EXIST GRADE 12 RECONSTRUCT AC PAVING PER CITY OF N.B. STD 140-L. a�
110 DATED-6/-1-9/-1-4 EXIST. F.G. I I ;% i WALL --- _ _-_- - ' EXIST. 8 DIA SEWER MAIN
-- -
� i 110 ----------
-------
- - � a-Ei
13 CONSTRUCT DRAIN INLET PER DETAIL 13 ON SHEET C3. W
6" MIN. - ------------ -; TURF BLOCK DRIVEWAY 14 INSTALL SUBDRAIN SYSTEM. SEE DETAIL 14 SHEEP C3. W U Ip
PROPOSED '_ -----� 15
RETAINING WALL 100 �-� - -� 1X-MIN 100 o-IINSTALL 6 SCH 40 PVC PIPE DRAIN SYSTEM. 2p
i i I , , , , r____ __________ (n (� s
PROPOSED %j ; ; APPROX. LOCATION OF `-J I L -"-"-"-" 16 INSTAIl 6" POP-UP EMITTER. NDS TYPE 624 W/ RISER & ADAPTOR. o 00
DRIVEWAY / EXIST. 8" STORM DRAIN APPROX. LOCATION OF I I EX. POOL SHELL J I_ � _
PROP. F.S. - i
100 100 EXIST 6 WATER MAIN. I I (DEMOLISHED) > N
PROTECT IN PLACE)) I I APPROX. LOCATION I I ° °�
rn
APPROX. LOCATION OF i ;\ `, OF EXIST GAS LINE - - - - - - - - - - - - - - W a°i Z �j
PROPOSED STORM DRAIN i
--------------------------------- - o rn i
_=
REALIGNMENT (PER - ; NOTICE TO CONTRACTOR: c
SEPARATE PLAN & PERMIT) I ____ _____ __ _______ I RECONSTRUCT UTILITIES PER CIVIL ENGINEER OF RECORD APPROVAL REQUIRED PRIOR TO w > °�
JOIN EXIST. i SEPARATE PLAN & PERMIT BACKFILL OF ALL DRAIN PIPES, CONTACT CIVIL ENGINEER TO
> o
90 DRIVEWAY RECONSTRUCT UTILITIES PER OVEREXCAVATE & RECOMPACT PER 90 UTILITY REALIGNMENTS APPROX. LIMITS I OVEREXCAVATE & RECOMPACT PER FIELD VERIFY LOCATION, SIZE, AND DEPTH OF DRAIN SYSTEM. cU
SEPARATE PLAN & PERMIT SOILS ENGINEER'S DIRECTION. PER SEPARATE PLAN OF PROPOSED SOILS ENGINEER'S DIRECTION.
MANHOLE BEYOND,
90 90
J SECTION 2 SECTION
SCALE: 1/8" = 1'-0" - SCALE: 1/4- - V-0" sim G,2 oF 5
l� �
JOB NO. 15331 0
SECTIONS AND DETAILS
FOR
J
401 HELIOTROPE AVE z
LOT 198, TRACT 8575 w W
CORONA DEL MAR, NEWPORT BEACH, CALIFORNIA o a
� �to
Z
Q r) o
W o =
C z M r
o z
1/2" STD. PIPE OR O r7 W
MILD STEEL BAR BELOW 1" STD. PIPE OR MILD
CAGE RETAINER RING STEEL BAR WELDED TO $3 ?�
TOP PLATE (TYP. OF 9) U N
w �
1/2" 2" STEEL U O Lv
X
3/4" HOLES AS SHOWN. RING X MATCH J
CENTER OF HOLE TO BE 1° CAGE RETAINER RING
FROM O.D. OF RING. (TYP. OF 3) o
DETAIL "B"
w
TOP "PLATE" - TOP VIEW a
SCALE: 1/2" = 1'-O"
N O m
I U
0.25' 5' rn
wo
MIN DI .5' 0.25' a of o a
EX. SLOPE MIN MIN D 0 U Q
` -- PROP. GRATE (SEE DETAIL "B" i :�, i
ABOVE FOR TOP "PLATE") :z
w J
N U W > lL
WALL WHERE OCCURS
U.) x
i
N < ----, TYP a
+ + o
0 0 ;
#4 ® 16" I d
O.C. MAX. E.W.
VERTICAL I #4 ® 24" NOTE: PROVIDE CONTRACTION JOINTS AT 30' MAX. a
O.C. MAX. E.W.
HORIZ.
12 a
. Nz __-i
FINISH
°O PROPOSED C.M.P. RISER GRADE T.W. ELEV.
if DIAMETER=D1 PER PLAN. �/ PER PLAN }
TYP PER OCPW STD 1305. //��/�� m
CONSTRUCTION NOTES
11 CONSTRUCT 12" WIDE CONCRETE V-DITCH PER DETAIL 11 HEREON.
CONCRETE BASE PER OCPW �� \ / RETAINING 12 RECONSTRUCT AC PAVING PER CITY OF N.B. STD 140-L.
STD 1305 `o \ /
13 CONSTRUCT DRAIN INLET PER DETAIL 13 HEREON.
f 14 INSTALL SUBDRAIN SYSTEM. SEE DETAIL 14 HEREON.
D2 PER PLAN 3"DITCH REINTHICK 2,500 SI 6CON(C.6" 15 INSTALL 6" SCH 40 PVC PIPE DRAIN SYSTEM. Z
W1.4 X W1.4 W.W.M. 16 INSTALL 6" POP-UP EMITTER. NDS TYPE 624 W/ RISER & ADAPTOR. O
n DETAIL n DETAIL
J CONC. V-DITCH I I CONC. V-DITCH >
SCALE: 1/2"=1' NOT TO SCALE
Lu
A B
ONSITE NATIVE SOIL CAP TOTAL LENGTH = 29.50'
(1.5 - 2.0' THICK) NOTES:
THIS SYSTEM CONSISTS OF A GEOTEXTILE P.L.
GEOTEXTILE FILTER FABRIC FABRIC-WRAPPED GRAVEL ENVELOPE. COLLECTION IS BEND BEND BEND BEND
WITH A 4-INCH DIAMETER PERFORATED PLASTIC PIPE 110 I I 1-1 110 N
4-INCH EDIAIMETER NONN THE -PERFOEL RATOEDEPLASTCAND IEPIPE D TO A F.G—.BEHIND-WALL-) 0
WHICH DISCHARGES AT CONVENIENT LOCATIONS. THE �P ami O-) N
RETAINING �>// / /�/ / / / OUTLET PIPE SHALL BE PLACED SUCH THAT THE FLOW -2:50' 2' 14-6T 6-67' I 4' -9.67' > cO
WALL ��\���� ����/�� GRADIENT IS NOT LESS THAN 2.0 PERCENT. THE I I -I :3 °0
GEOTEXTILE FABRIC-WRAPPED GRAVEL ENVELOPE SHALL
BE PLACED AT A SIMILAR GRADIENT. I I �� - _ _ _ _ _ O U 0)105 r�o I I�oy�, �� - - --- W 105 o
H ALL DRAIN PIPES SHALL BE SCHEDULE 40 PVC OR ABS �y?�_ I _ _ - - I o = c O)
LIMIT OF WALL SDR-35. PERFORATIONS MAY BE EITHER BORED 9�l� I I - - - - - - - - I I x W
/ MATCH TOP OF _ _
EXCAVATION 1/4-INCH DIAMETER HOLES OR 3/16-INCH SLOTS `'
NEIGHBOR WALL I I I JOIN TO L
SELECT NONCOHESIVE PLACED ON THE BOTTOM ONE-THIRD OF THE PIPE I I I I GARAGE-WALL c U o
GRANULAR BACKFILL PERIMETER. IF THE PIPE IS TO BE BORED, A MINIMUMI DRIVEWAY F.S. I I c
OF 10 HOLES SHALL BE UNIFORMLY PLACED PER FOOT (FRONT OF WALL) °i O c
EL o
GEOTEXTILE FILTER OF LENGTH. IF SLOTS ARE MADE, THEY SHALL NOT 100 JOIN TO EXIST. I I I D 100 z ;
FABRIC (8" LAP) EXCEED 2-1/2 INCHES IN LENGTH AND SHALL NOT BE NEIGHBOR WALL00
M
DIG
CLOSER THAN 2-INCHES. TOTAL LENGTH OF SLOTS -AT yh I o 0
+ SINGLE-SIZED 1/2" - 3/4° SHALL NOT BE LESS THAN 50 PERCENT OF THE PIPE � F5 y G 9y �°o����' I I sy J o �j
DRAIN ROCK LENGTH AND SHALL BE UNIFORMLY SPACED. I ������ I cs:S� FO I c y9 TOP OF GRADE BEAM � .�� v o
I �Op r
4° PERFORATED PLASTIC THE FABRIC PORE SPACES SHALL NOT EXCEED I �- I TOP OF_FOOTING I IFB W I
RETAINING ( EQUIVALENT 30 MESH OPENINGS OR BE LESS THAN 95 95 a_0
COLLECTOR PIPE BELOW I I_ I I F9
WALL FOOTING SLAB ELEV.) EQUIVALENT 100 MESH OPENINGS. THE FABRIC SHALL
BE PLACED SUCH THAT A MINIMUM LAP OF 8-INCHES w (1)
EXISTS AT ALL SPLICES. -_ Q
> M
SECTION 4216/4217 OF THE GOVERNMENT APPROX. LOCATION APPROX. LOCATION APPROX. LOCATION v M
CODE REQUIRES A DIGALERT IDENTIFICATION OF STORM DRAIN OF SEWER LINE OF GAS LINE „
NUMBER BE ISSUED BEFORE A 'PERMIT TO UNDER-FOOTING UNDER-FOOTING UNDER-FOOTING i
EXCAVATE' WILL BE VALID, FOR YOUR I =
DIGALERT I,D, NUMBER CALL UNDERGROUND &qETAL 90 90
SERVICE ALERT TOLL FREE 1-800-422-4133 TYPICAL RETAINING WALL SUBDRAIN DETAIL WALL PROFILE A-B
TWO WORKING DAYS BEFORE YOU DIG, PER COAST GEOTECHNICAL SOILS REPORT.
NOT TO SCALE SCALE 1"=4' SHEEP C3 OF 5 s
N
JOB No. 15331 0
a
- 3'TXKxg1eenureen' I Q MICHAEL DAVID MCIVER
PAxEL.TYv.
_ - J"I pc �I-1''1 �J l�/,C 4 � •` t•"� 1, r✓✓ I -•/ /,/ � ''//j//.1�i ��'7y1f IPOST TO POST
CERN �Iyit
51045105 0PTII.UPLAN
34 7 7 FALCON AVE
PT.a' iry t LONG BEACH CA 908
07
POST TO POST CLEA • POST CAP 537/53s
PANEL 1£NLiH•I.TYP PANfIiPIM ONAI
Hardscape
0-61A%MUNPANELLYOiN Note:
i 1DQ� .IOftE IE fR G�1I41C'� Z
Freestandin Trellis Fence r — I-
Freestanding '(`G-ice �:KISTi�t� TWD Pit�uS��U�?-8���-rt( �
'- for extended screening and fencing ;' " o., � 'H � T I - w/SiAINlf55STEfLiENSCAEW,LYP.
�Q
applicationsA r 9%MNPAN
.PEBEL f
' • , y X14 r1 6' OX
IIGX PANELS USf:6 CLIPS
ae i
Size: 4'wide x 6',8':10',12',or 14'tall a n ,k y MINIMUM IG'XI4XPANF6USF:8CLIP5
i ��1`/IST e `7[/ ` r•'OJ Oji U(� t'7/I!'ti.
x T'or 3"thick also available in 2'
' .,
i - increments up to 4' x 14'in multiple r I s 'I �Ad I' /'§YY7 i-X- - � W
_Li L16r— Panels x ILL
{�JC��\F✓�)
b Finish:galvanized wire panels with EeoxrnNoaAcrcoFPonTo
`;'. _ multigrade wash,thermal set primer, scxEEN ATEAaL«AnoN _ �j
and baked on powder coat finish In ' o - .: I - _ " - ' 4 1" L '"ML' j
� t;.V-/�p1`��j --es'LF�^�� ((�\;��rp`rrcV/yG��.{(��Vl/" '�! �tIV(J/� �,.ip-[7/� II(s'�tW((( 4 •Y8t,..`/f�' � .-`/Tiib7 4-11�91
A,t �t avgu1 1 I. WW
5105 PIPxA6DN0 ELIPN
E
matte green,matte black,silver, TrvefsreELPosT
bronze, and gosswhite
Options; #5104 or#5105trim,full MATE
noMrange ofmounting hardware
RECOMMENDED
NOPANELTNIM
@BOIiOM6IQUII!
mO
�WII I PANELEDGF `
_
! ` o t
HNI5HGRADE
f0IIOZEESITYINIO8LSO� ftscapeLegend I!
VERIHEOBAE
ATAINCLOADS
SOIL CONDITIONS.
ONS.
It
A_ss
NOTESPECIFC EHGNENING
MAYBE REOUIREOBASEO ONTrees,, Shrubs, Accents Nines & Ground Covers
i 11 1 1 I I 1 EOCALWINDlOAD5,AN0
r �%1':.. ✓,.f,Vl'-, , Y-.. "/ G !' � N(//\ I - '�-. _. 1 1 I ; FENCF/SCRFEN.
ELEVAl10N I_,, " A9 f
I "
r
t I I 0 I
1 N }
.. _ jj
rLagk_-1�-�`i 9 ?6"-EMC I ��✓16
:-I
1-J" J- "q- t _ DUU
19a
l —J
AC Mid V"o� 1'EUILTI �►k-f ADX I I " �. I r
.
I
VIII
I 0
/�}.(�/�
_ '� - ✓1 � I '1 '•�fY .' ���'�� 'm I. t / �I-V
G 1� t` b' t
F qq,%5
L
Residence
�j
�� �r�✓ 1 LGi�+li^; i-ti�c�l�llY'`�G�- �a��J.✓ ��1`� �!'��aG. ('� C,h'o°o � 'U/ � 1 ,��,�q 'i-_ _ f � � -i7" �., ri.�y � I �( l ` ? � 15,W
l
! � 5
Z'ZD
O c � kitY - I
1— IGJ zl, �t4 E24; -►w � w_ �� , �`'a�
1,��' i►J K rq �
I
Residence _ . --- ; _ s
I
o Y o ' 1 T11ed Patio
II - 1Cr Vt� F:�
6021
_.. ..
I ,o : �3 Nor' �; .�,�:��'} '. �: 99.00�t�� � � P
G✓3 _ I C ) ., t , ' Tiled atlo sores , �.cn tw
Pi'- ►� N `( 1 Z 1 . //i( �,� . : ,. g - ; . Jai ,
- .. .C. .� .., _.."1 �` �/ �'., (" q. 't _ :.'y ti ,c... j.
.,. .>, v. • (0.T �
x ,
-_._ ., .. ,, ..� _ •. it r, .,. :: ..: •-. ,�, r",, ., ,:
p .
l flOfdO , .,h/P:
Patio ,. =•0 -'1.,:: . l; ' .',:_ y/_.
i- •717." ,. ." A :, •}. ;: - : - .1,. '..
99 _ _ f . .
t®v�`/ �1 `., 1�1�1.01�
LA G
'PL
x..., / 1. „-:. '..,t .✓ I ' T.,� ' .0 .� i t„ i/ s'� n....,�� 7r.�' =� , ._�„
.::- . • .
.,,.... _-.�_._ 't yy I � "'`E..... .�... �.� :.. . - ✓. , . d .. ... .,�.-.. ,. .'^-a : i-.-, , ..�.' :� i., ,I , .:.H _ _.. ,+ ..•,.d '.i .931 �1✓�'.
j
-U99
/l9 i g of 'e. r , r r —.,....f ..�.xv�..§,.: }e ...�' _x'. Y Y,y , ' �£.. Y F aa�� t •9� ,S C.. ,...,..v � - 9 a. ,.» „-...a=, '1 .:�' I' ' .Y x ,N"� l 1 _STM® '.3i :.� ''• / 8.. .
_ :r,- '"/ �ia i . ?. .. .... � -.. r i ......,g> :-. .:,.:`...,..�• .. ,/q „. ., . . .- x c _ ��- �-`t, ' � 1 �•s` \. ' .ate i
:; ' � 2, s:/ '.S ��, : �. ..� .�.: ._.. .:. } v £.. A„r. ., .. .. 'Y' q,- 'i,,�"---', y..� 4a tis'.. -� ✓�',,I .4r / 7. � ,.
... d b V✓ � �' ;;mvx �-.'... °s,i3+ ., a- � - :F w�l. '. ' :"' . . > _ ., .�--` ' ..1+� ,.„' ..._.A� ' ,. 'i/ l � /. ,7.
' t .. ✓ � ,..z.. x <} .. . , :. a `y::.. 5 - "4 •.: A
-Til ....
R
y0 � � B�J . � �L
N_. �'
'.:,5 <r�l %L � Y'*' f'/'-�,.�-C ,.T^^z. � �,.. �i• � i I ;woe
��
r` �, S ,!--A..,. r .�F`n, "5,, fi,1 ,`.A_ ,�...�:� _:v,•_. Q �I OI �j `�
't, ;;,t �" 'k
1 �
f : ) ...:..» t ,'.. �pl•y �J` :' '1 .,.-, �
d'` �VQ '+...✓ 3 r rr L� ., {:. > ., ♦ ,. - _•.. .. ,. � � 1
. � 1.,. -.:, � l .,-� ,_ ..s. ., ,., F.: .. ,. ,. �111. I-a:-• Z' :.: " >=,.x. ya ri�,y ,-�:: 'k✓
'; t ,., i-. a'`.; .. ^,.,` *'.:' til.., } sE.:: r''lp,`:,,�,» l•- r . .. �� / ,"., x r - - .'
' e^' .... `^i.�•.: J' :. k �.....-h. ... �_p:-:. i•�.' _ j"� ..tee , 's' -'ISSe"
:. ��� f '�7�J� �i�l Y ,. � N_„l: �'� ',i. ,, �',r ...- 52. z F: ? � ' "'� �: •._..'� 'l _ _ 4Y' a . ✓' I ; -
• F
w
e .. , , i . 1. �..... `v.! \\ «. 3 ,.J....\ �V...l: f ! E , E a ,• xE ......3 -
.. Z
,
: �-IH0M GnG-ram G -;,7�(
�, ��:� -:t� , '', � j 'F. �..a""'i -' ",,.,_; '1 „ < �'/`��r��.@r° ,x r° a -, '.:4�= s ` �w.eH• �i `�I;,.:� ':;t'
s, .. .:' { � � x ,.✓ .� .: 1 ..-" � ,�.: ;„;:t :ill ' _ �i , r L -.i _SI� - i� I ( ., .
/ 1
I
I
: t �// i ;y. i:,� �;: .. ., :- .e q n �<. - , a-Y. �.. ,. :. x k ,, .. y,_. / {" ♦� vat: � '�°`l �10, Ilii � I -
O. /1t/�� Y./��rrV i _-, ( _ _. y '�;.. • : .~��.. p r ..- c.. �� � f `=i - ,w•p a ,. � F,��- � �,h,,,.•..m.- „_ 1
V
i �I. _1 ..
uM� L�IC� ,
fi"l.k UNC 1� .,; � t , ;� � >t �.• •----`,-�r =
ti
7
-
�'� � C .^ }.,+•.i d' � G�� I�-
t
3., v
GJ(3 �l�'b�-f-'►fd..1T•-( C1� ��J�•' - 1�.1�1n/i%��XL�f��jj �.�fC. (�'�j��l � .�. ,.�;;,. -.' ,� � y�,� � r �� ,,�,.t 1.��;')�.;�-
_
�Jl Fw:1 I l Y�l 'G"ING1-1 I,O� Ile, c l { =
ALF tt�liA&- r--4,6;j-M �fJG—rl'�'-� 7
„ D V `I l fit' x\01 uov
arc CI-4
OF 4-4
r
Landscape Design For
CE
ED SWEENEY RESIDE-LN
y� I,�t ,� "li►�-1'I,� Gtr"
401 & 403 Heliotrope Ave, Corona Del Mar, Ca 1 / 8" = 1 -
�_ ��= � ��n-� a► 1 p Scale:
V�
QP
�P
31{
Attachment No. PC 4
Tentative Parcel Map
35
V�
QP
�P
3C
TENTATIVE PARCEL MAP NO . 2013- 176
C1
I
FIRST A VENUE (50WIDE)
FOUND SPIKE & FOUND NAIL & FTK
WASHER LS 4653 TAG LS 3186 FOUL EG NA) WITH
]9.84 TC
79.19 PE TAG ILLEGIBLE
I II
GRAPHIC SCALE N
I II I 5 4 2,5 5 10 z0
II ( IN FEET ) z
it iDZ60F� o�9N° 1 INCH = 10 FT.
,.714 I I o
Q �
a
\ EXISTING 2-STORY RESIDENCE II
a PROP 4" PERFORATED PIPE XISTING CONCRETE. SLOPE
(S=1 MIN) SEE STRUCT. FF=1 TOWARDS HELIOTROPE AVE I vii W O
PLAN (TYP.) \Q
,� Q 6p WALL HT. SHALL NOT wj� O I 1125•
O OO 09• �\� e• EXCEED 3' UP 0 �O . �O
�ti0 .O\?,� "� � ° O `p F�' O SETBACK LINE 11' 10' 15' N
`� I a^ <Q1�p�6 pa•. ,�'� a9° EINc \ O \00 00 60 60 O bee TA GED RCE?;dg,44 4.. 5, 01 [9
G LLVI
L EL.103.37 y9 �o ti 99 TC a
-- TAGS ° RL L 4 NS "W 1$ `10 DETAIL HEREO� T� # (N as ELIC I 0
EL .i
V
_ 99.97 TC
19 52 al MUNC CONCRETE NAE 74.4x• • LL
LL x Q
99.65 A9SOME0 RM.100.00'
W L . 109.83 FF J Q
6 COPdC: SLAB SETBACK LINE 100.3 2.2X 10%: 6 CF LL E13
p0 Fy hh PER srnuclvltE 100.00 Fc 10 99.46 ssso I LEGEND
Q
to wj
• I �' , h 1 � � F� � °° �� � ssao TG °3 2 0
JOIN IT T. ,��' 1.096- tip 99. B/WALK I s 34 TC V w�9w EPB ELECTRIC POWER BOX C1 N Z
Q ------ ----- ------ ---- -1 - -�- -------------- ---:. REFE • T GARAGE 1 11%. . I 2X e.CG N W N
EXISTING_ 2 STORY PAVIg0 LEY.
RESIDENCE TO A CH. 99.6OTG 5 0 III p SEWER CLEAN OUT m J
I 1 I 110.00 PLAN 98.701NV o rn 97.28 1' Sn O �(
I FG CRAWL I TW 99.78P M I Q O SEWERAGE MANHOLE d
I SPACE I 5.0% 5.0%
Z I . �N O I SETBACK LINE X 9 FG 3 1 oX \ F Q
W 'NN VILLA 401 PA m LANDSCAPE WALL E9
5 =
A- W
Q � fir° - L 7 - -71 100.00 FF 0 99.75 100 2.0% PA 910�TC , _ - - - - -WOOD FENCE Z Z
99.17=PAD EL �� FG VILLA 403 M 94580 TW PR@E@FENE I PALM TREE � z 0
I O G 9.40TG 5 99.66=PAD EL 100. °°
8.501NVFF % i ° �� = 0.
N CRAWL �� 99 O F FS _ _ -P JOIN EXIST w' N
j NG- SPA I 100.41 - II (95.59 TC) PINE TREE F
STRUCT SEE DETAIL AND I 9 FG O PAg FL) %
I LE ON SHEET C4. .$ i m 93.90' II 0
na.a1 TO) 1p¢75 I �' INSTALL US e FOUND MONUMENT AS NOTED
I 99.50 FS 00.00 V, S 0-
0 RATE
I WALL IN LLEY 99.00 TF) GABA' 'a y� I� FG/HP 2 . 01 - �,� � "°'�
> 2s" SECONDARY
z SFPA AT PER �° ,y OVERFLOW TO
- R4%e ii MIN o �RY GNOLI
99.55'FF I I > 4''
EX. GARAGE Mi N E- 14 I 9S2 CURB AND GUTTER
i 105.00 TW h� !0 100.00 98:90 am 6 ® ° INV, 4 9
I I 99.00 TF s I FS T rc . Q SURVEYOR: OWNER: \ o z o U
APEX LAND SURVEYINGK , INC. EDWARD SWEENEY
d°'G41 I N LO LLJ
rn I 11 FS ' - I PA DS P� n n9L 1 __ /192.09 R) I wS'w° 8512 OXLEY CIRCLE 3 J v 0
_ P.O. BOX 601 \ II w
do` o 116. I.P. HUNTINGTON BEACH, CA 92646 0 E o 6 5 d
TUR BLOCK PAvwG BACK LINE �4= 10 I CE19�42 CORONA DEL MAR, CA 92625
OR 1, HELIOTROPE .LL. PA - O +-- A m ELn - YO O 714.333.4440 FAX NE
bLL _ _ q 1 NTER �., ° 94.50
9-amu LLRIVEW YLL x.15 _ 1 �o• 12 1 9� -- -6 µp0-FENC �J, _ r - FG CONTACT: PAUL D. CRAFT, PLS
1A I z o o dEOB WALL IN ORMATIO
14
7777TT N19 4E ELRGEMENT
OIN SHEET
I F++4-41 iii 102.33 TW ° t \ -- O PROP INE
L111111� 98.33 TF ..'99;0 -- _----- _ ° - aa.'s°v G N P G PRIMARY OUT
+-_ � WALL PER w a, TO PLANTER BOX w"
-__
Planning Commission - November 20, 2014
Item No. 3a: Additional Materials Presented At Meeting
Sweeney Residence (PA2014-003)
SWEENEY RESIDENCE
Variance and Tentative Parcel Map
Planning Commission
Public Hearing, Agenda Item #3
LNovember 20, 2014
Planning Commission - November1 2014
Item No. Additional Materials Pres eeting
ResidenceSweeney " 1 11
Introduction .
Variance :
A retaining wall to encroach into the required 5400t
rear alley setback; and
Tentative Parcel Map :
Two newly-constructed, detached residential units
to be sold separately
07/13/2012 Community Development Department- Planning Division 2
Planning Commission - November 20, 2014
Item No. 3a: Additional Materials Pres eeting
Sweeney Residence (PA2014-003)
Vicinity Map
WO
ir
• L
' • ST
v . - — yJ _ 1J ♦ A
� s• + '
q111111111 11
1
. . � - ..
Planning Commission - November1 2014
Item No. Additional Materials Pres eeting
Aerial
Photographs
Alleyway
400 1/2 Goldenrod Ave
Driveway
r
<1
Subject
\, v Property
�c
0Qe
400 Goldenrod 2
Ave Driveway
Bd
ljVP -
Driveway through
Bayside Park
07/13/2012 Community Development Department- Planning Division 4
Planning Commission - November1 2014
Item No. Additional Materials Pres eeting
BackgroundSweeney Residence (PA2014-003)
■ Two- unit development under construction;
Front unit accessed from Heliotrope Avenue;
and
Rear unit access through Bayside Park
driveway; requires a 6 -foot high retaining wall
07/13/2012 Community Development Department- Planning Division
Planning Commission - November1 2014
Item No. Additional Materials Pres eeting
ResidenceSweeney " 1 11
Variance Request .
Necessary to access the rear garage and to hold up
the cut in the steep slope; and
Approximately 6-ft- 2 - inches at highest point,
decreasing to 4 ft. at lowest point
07/13/2012 Community Development Department- Planning Division 6
Planning Commission - November1 2014
Item No. Additional Materials Pres eeting
Site Plan Sweeney Residence (PA2014-003)
T . 1 i 1,E W. P3 t
rylU
i 1� Pry h `hd a r s
GAWRASUE
RM
PLANLe
Variance I II^ r,
Y VILLA 4015� LM nic] _J,,
Request loan FF :
99d7=PnD EL I � VILLA 403
300.5 �
CRRVL
Proposed
Retaining Wall e¢E yao•e .a r'2" it — r xl n I� ".55 IFF
Imocn IA' y r I 1000,,
- I '.992�Tm . ' � IN
�d
I
T.
pM1
Front Unit with Typical
y i✓ y�`
Driveway
Back Unit with
Nva
Driveway through
Bayside Park
:I I
07/13/2012 Community Development Department- Planning Division 7
Planning Commission - November1 2014
Item No. Additional
Landscaping
New Landscape
Improvements
�a
�.
,,ate k Residence
a
Proposed 4 Residence
Retaining Wall „ ` roan ra io NI
60
2 � I
�ZW� J - gF !TI Ttl�O PaU p
- -�. _
7t+rxLr cAFrR.t Ux•--,-- '-) f ` --- -� M an
F)dsbng Driveway
through Bayside
Park ><fi
O
® New Landscape
Improvements ,
tvnr�viuw�
07/13/2012 community ueveiopment uepartment- running uivision 6
Planning Commission - November1 2014
Item No. Additional Materials Pres eeting
ResidenceSween " 1 11
Tent . Parcel • for • tonao
9CY Fi��
Px� ��rGrtxAR➢ t]IST1 1 SIGiY F tYCi
B� II
II
Beds Unit �.
a �
I � �
9
Front Unit "
� se.eo I
_ E%'S1NL]-S�IFY _ � '�••. � I� � _- CAN/.EE ` n -
�aotr.a
W,I LA boa sneax UEi
rF
a. w tt
SPA Rxsv
, 'I � .ux S �P' c1, II 7uuxeJJJpppyyy���xxx
bB.'J5 riF '
I Ex. WRhLC $ v�- r � I i q kn o°'w e10 •l, - H � e
SO
1 .}.I:•::' .fir- �. I_ _ _ .- .i ���' -- . ' 4
I - I J rq�s sus ,9 A II
07/13/2012 Community Development Department- Planning Division 9
Planning Commission - November1 2014
Item No. Additional Materials Pres eeting
Recommendation Sweeney Residence (PA2014-003)
Approve Variance No . V2o14- ool and Tentative
Parcel Map No . NP2013 - 176, subject to
conditions of approval
07/13/2012 Community Development Department- Planning Division 10
Planning Commission - November 20, 2014
Item No. 3a: Additional Materials Presented At Meeting
Sweeney Residence (PA2014-003)
VIA
•
t
1• *• 1
f
1 T
r