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HomeMy WebLinkAbout4.0 - D’Eliscu Residence Variance - PA2015-205 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT March 17, 2016 Meeting Agenda Item No. 4 SUBJECT: D'Eliscu Residence Variance (PA2015-205) 1011 Kings Road Variance No. VA2015-004 APPLICANT: Anders Lasater Architects, Inc. OWNER: Allyson J. Ayres-D'Eliscu Trust PLANNER: Makana Nova, Associate Planner (949) 644-3249, mnova@newportbeachca.gov PROJECT SUMMARY A variance to allow a new single-family residence to exceed the 24-foot height limit for flat roof structures by 7 feet 7 inches. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. _ approving Variance No. VA2015-004 (Attachment No. PC 1). INTRODUCTION Project Setting and Background The subject property (Property) is rectangular in shape and sits on the bluff above Mariner's Mile. The gross lot area is 11,928 square feet. The Property is located above West Coast Highway with access from Kings Road. Single-family residences are located to the north, east, and west. The properties to the south are developed with retail establishments fronting West Coast Highway. Refer to the site photos provided as Attachment No. PC 2. A public sewer line and easement bisects the Property. The Property slopes downward from Kings Road with a 23.6 percent slope, where the property drops 17 feet, 6 inches from the curb to the edge of the sewer easement. The Property is improved with a 2,422-square-foot, two-story single-family residence with a two-car garage constructed in 1959. Additions were constructed in 1964, 1985, 1986, and 2005. There are no discretionary approvals for the existing residence. 1 V� QP �P D'Eliscu Residence Variance Planning Commission, March 17, 2016 Page 2 VICINITY MAP 11,p „o +aza tato ooa _ It 9Z0 L91p l 111] I1p1 10� •t0Z1r� rl �� ® AD .101+ 44 1 16' r 960 AD GENERAL PLAN ZONING ^ LOCATION =F GENERAL PLAN ZONING JF CURRENT USE ON-SITE RS-D (Single Unit R-1 (Single Unit Single-Family Residence Residential, Detached) Residential) NORTH RS-D (Single Unit R-1 (Single Unit Single-Family Residences Residential, Detached Residential SOUTH CG (General Commercial) CG (Commercial F Car Dealership and other Retail General) Businesses RS-D (Single Unit R-1 (Single Unit Single-Family Residences EAST Residential, Detached Residential WEST RS-D (Single Unit R-1 (Single Unit Single-Family Residences Residential, Detached Residential D'Eliscu Residence Variance Planning Commission, March 17, 2016 Page 3 Proiect Description The applicant has designed a new 4,504-square-foot, two-level single-family residence, consisting of three bedrooms, a gym, an office, and a media room totaling 3,993 square feet of habitable floor area, and a 510-square-foot two-car garage. The structures would be viewed as a single level from Kings Road, with the second floor down slope. The entry level is designed with a 14-foot floor to ceiling height and the lower level is designed with a 9-foot 6-inch floor to ceiling height. The applicant seeks relief from the required height limit to exceed the 24-foot height limit for flat roof structures by 7 feet 7 inches. Approximately 50 percent of the second-story level exceeds the flat roof height limit (See Sheet A1.2 of Attachment No. PC 4). The project also includes the realignment of the public sewer line and easement that bisects the property to provide a slightly larger building pad. The height exception would afford the property owner a more open and light clearstory second floor level and a covered outdoor patio structure over the proposed sewer easement. Refer to the supplemental diagrams and project plans provided as Attachment Nos. PC 3 and 4. DISCUSSION General Plan and Zoning Code The site is designated RS-D (Single-Unit Residential Detached) by the General Plan Land Use Element. The site is located in the R-1 (Single-Unit Residential) Zoning District. The single-family residence is a permitted use under the land use designation and Zoning District. The proposed residence requires the approval of a variance to deviate from the height standards of the R-1 Zoning District. The property is not located in the coastal zone. Variance A variance is a request to waive or modify certain standards when, because of special circumstances applicable to the property, including location, shape, size, surroundings, topography, or other physical features, the strict application of the development standards otherwise applicable to the property denies the property owner privileges enjoyed by other property owners in the vicinity and in the same zoning district. A variance may be granted to maintain parity between the variance site and nearby properties in the same zoning district to avoid the granting of special privileges to one property. Section 20.52.090.E (Variances, Findings and Decision) of the Zoning Code requires the Planning Commission to make the following findings before approving a variance: A. There are special or unique circumstances or conditions applicable to the subject property (e.g., location, shape, size, surroundings, topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical zoning classification; 4 D'Eliscu Residence Variance Planning Commission, March 17, 2016 Page 4 B. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification; C. Granting of the Variance is necessary for the preservation and enjoyment of substantial property rights of the applicant; D. Granting of the Variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district; E. Granting of the Variance will not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood, and F. Granting of the Variance will not be in conflict with the intent and purpose of this Section, this Zoning Code, the General Plan, or any applicable specific plan. Height The sewer line bisecting the property cannot be eliminated, its elevation is close to the surface, and it must remain at a minimum depth to maintain safety. Therefore, development of the property is constrained. The slope, in combination with the sewer easement, limits the potential building footprint and restricts the size of a single-family home that can be constructed while complying with the height limitations. Strict application of development standards, in combination with the physical limitations of the lot (sewer, easement and topography), create a residence that is smaller in size when compared to other identically zoned lots along Kings Road. The buildable area of the lot is 9,296 square feet. However, the easement restricts the useable area to approximately 3,567 square feet, which is 38 percent of the buildable area. The proposed residence is 4,504 square feet, which equals 1.2 times the limited useable area of the lot and 0.48 times the buildable area. The size of the proposed residence is far below the maximum 18,591 square feet that could be built if the sewer easement did not bisect the property. The upper level could be redesigned to reduce ceiling heights to better comply with the height limit; however, it would not provide any public benefits or preserve views. Relief from the height limit provides for additional natural light and ventilation within the proposed residence. Strict application of height requirements could result in a taller residence if the structure was designed with sloping rooflines up to the 29-foot height limit closer to the street. The proposed home is designed as a single-story from Kings The useable area of 3,567 square feet is calculated based upon the relocation of the easement and sewer line. D'Eliscu Residence Variance Planning Commission, March 17, 2016 Page 5 Road and would be below a line drawn between the roofs of the two adjacent homes. Refer to the supplemental diagrams provided by the applicant as Attachment No. PC 3. The proposed structure is generally comparable to those in the surrounding neighborhood. The residence has a similar appearance of surrounding properties when viewed from West Coast Highway and Kings Road. The design of the structure includes adequate articulation, modulation, open volume, and privacy for the abutting neighbors and complies with other applicable design and development standards of the Zoning Code. Several other properties along the south side of Kings Road have received relief from the height limit. Adequate light, air, and separation are maintained and public coastal views are not impacted. Therefore, staff does not find any detrimental conditions presented by project approval. Sewer Easement Realignment The applicant is proposing to realign the sewer easement and sewer line in order to accommodate the proposed project. Portions of the covered balcony are located above the existing and proposed sewer line areas. The balcony and shade structure will not project over the new sewer line with the exception of two small areas over the new manholes required by Public Works. The proposed balcony provides a minimum clearance of 10 feet above finish grade. The shade structure over the balcony is proposed at 30 feet above established grade within the sewer easement area. The applicant has worked with Public Works and Municipal Operations Department staff to ensure that the proposed sewer design will accommodate future maintenance and reconstruction. A minimum 10-foot vertical clearance will be provided below the balcony structures to allow access to the sewer line and easement. The applicant has agreed to provide the City with an additional 15-foot-wide easement along the southerly property line for future sewer realignment should other lots affected by the sewer line also desire realignment in the future. The long term goal of the City is to relocate the sewer line that bisects the properties along the south side of Kings Road to the southerly property lines. The proposed sewer easement and sewer line realignment for the Property is scheduled for review by the City Council on March 8, 2016. Public Works has recommended approval of the applicant's request and staff will report what action the City Council takes at the Planning Commission Meeting. Public Correspondence Staff has received one letter of support for the applicant's variance request for relief from the height limit. This letter is provided as Attachment No. PC 5. Summary The slope, in combination with the sewer easement location, restricts the buildable area and size of a single-family home that can be constructed and its ability to comply with the height limit. The requested variance would allow the structures to exceed the height 0 D'Eliscu Residence Variance Planning Commission, March 17, 2016 Page 6 limit by up to 7 feet 7 inches. The residence is in conformance with the development pattern in the neighborhood and has a similar appearance of surrounding properties when viewed from West Coast Highway and Kings Road. The single-story elevation along Kings Road helps preserve private views and open space along the street. Staff, therefore, recommends Planning Commission approval based on the facts and findings included in the draft resolution. Conditions of approval have been incorporated into the attached draft resolution (Attachment No. PC 1). Alternatives 1. The Planning Commission may suggest specific changes that are necessary to alleviate concerns. If any additional requested changes are substantial, the item should be continued to a future meeting to allow a redesign or additional analysis. Should the Planning Commission choose to do so, staff will return with a revised resolution incorporating new findings and/or conditions. 2. If the Planning Commission believes that there are insufficient facts to support the findings for approval, the Planning Commission should deny the application and provide reasons to support denial in the attached draft resolution for denial (Attachment No. PC 6). Environmental Review The project is categorically exempt under Sections 15302 and 15303 of the implementing guidelines of the California Environmental Quality Act (CEQA) Guidelines - Class 2 (Replacement or Reconstruction) and Class 3 (New Construction or Conversion of Small Structures). Under Class 2, the construction of the proposed residence and sewer line will have the same capacity and function as the existing residence. The construction will have no potential to have a significant environmental effect. The Class 3 exemption allows the construction of one single-family residence. The project is located on a previously developed site with no environmentally significant resources present. Staff finds that there are no special circumstances related to the property that would suggest the demolition and construction of a new home, including the realigned easement and sewer line, would have a significant environmental effect. 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. D'Eliscu Residence Variance Planning Commission, March 17, 2016 Page 7 Prepared by: Submitted by: MakAa N a Associate Planner ATTACHMENTS PC 1 Draft Resolution for Approval PC 2 Site Photos PC 3 Supplemental Diagrams Provided by Applicant PC 4 Project Plans PC 5 Public Correspondence PC 6 Draft Resolution for Denial Rpt.docx:10i0615 2 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. VA2015-004 TO ALLOW A NEW SINGLE-FAMILY RESIDENCE TO EXCEED THE 24-FOOT HEIGHT LIMIT LOCATED AT 1011 KINGS ROAD (PA2015-205) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. A variance application was filed by Anders Lasater Architects, Inc., representing Allyson J. Ayers—D'Eliscu Trust, property owner, with respect to property located at 1011 Kings Road (Property), and legally described as Parcel 1 of Resubdivision No. 782, being a subdivision of Lots 28 and 29, Block E, of Tract No. 1219, as shown on a map recorded in Book 38, Pages 26 & 27 of Miscellaneous Maps, records of Orange County, California. 2. The applicant proposes a variance to allow a new single-family residence to exceed the 24-foot height limit for flat roof structures by 7 feet 7 inches. 3. The General Plan Land Use Element category for the Property is RS-D (Single-Unit Residential Detached) and the Property is located within the R-1 (Single-Unit Residential) Zoning District. 4. The Property is not located within the coastal zone. 5. A public hearing was held on March 17, 2016, 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. The project is categorically exempt under Sections 15302 and 15303 of the California Environmental Quality Act (CEQA) implementing Guidelines - Class 2 (Replacement or Reconstruction) and Class 3 (New Construction or Conversion of Small Structures). 2. Under Class 2, the construction of the proposed residence and sewer line will have the same capacity and function as the existing residence. The construction will have no potential to have a significant environmental effect. 3. The Class 3 exemption allows the construction of one single-family residence. The project is a new single-family residence and is located on a previously developed site with no environmentally significant resources present. The Planning Commission finds that there are no special circumstances related to the property that would suggest the 11 Planning Commission Resolution No. Ott Page 2 of 9 demolition and construction of a new home, including the realigned easement and sewer line, would have a significant environmental effect. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.090.F (Variance, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of a variance are set forth: Finding: A. That there are special or unique circumstances or conditions applicable to the subject property (e.g. location, shape, size, surrounding, 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 Property is a sloping lot on Kings Road with a public sewer line and easement bisecting the property. The slope, in combination with the sewer easement that limits the potential building footprint, restricts the size of a single-family home that can be constructed while complying with the height limitations. The easement restricts the useable area to approximately 3,567 square feet' which is 38 percent of the buildable area. 2. The Property is steeply sloping and is characterized by a 23.6 percent slope, where the property drops 17 feet 6 inches from the curb elevation to the lowest buildable elevation point at the edge of the proposed sewer easement. 3. The sewer pipe bisecting the property cannot be eliminated, its elevation is close to the surface, and it must remain covered by a minimum amount of soil to maintain safety. Therefore, development of the property is constrained. Finding: B. That strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification. Facts in Support of Finding: 1. Strict application of development standards in combination with the physical limitations of the lot (sewer easement line and topography) create a residence that is smaller in size when compared to other identically zoned lots along Kings Road. The buildable area of the lot is 9,296 square feet. The proposed residence is 4,504 square feet, which equals 1.2 times the useable area of the lot and 0.48 times the total buildable The useable area of 3,567 is calculated based upon the relocation of the easement. 10-02-2015 12 Planning Commission Resolution No. #### Page 3 of 9 area. The size of the proposed residence is far below the maximum 18,591 square feet that could be built if the sewer easement did not bisect the property. 2. The proposed structure is generally comparable to those in the surrounding neighborhood. Strict application of height requirements could result in a taller residence if the structure was designed with sloping rooflines up to the 29-foot height limit at street level. The residence has a similar appearance of surrounding properties when viewed from West Coast Highway and Kings Road. Finding: C. That the 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 granting of the Variance is necessary to allow the property owner to construct a residence that is comparable in height and size to other structures on adjoining properties. 2. The height exception would afford the property owner a more open and light clearstory second floor level and a covered outdoor patio structure over the proposed sewer easement. Approximately 50 percent of the proposed second-story level exceeds the 24-foot height limit for flat roof structures. Finding: D. That the 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 proposed structure height does not result in a special privilege as it allows the property owner to construct a residence with a similar height and size along the south side of Kings Road. 2. The applicant provides relief from the height limit consistent with the existing development pattern along Kings Road. The proposed home would still be single-story from Kings Road and would be below a line drawn between the roofs of the two adjacent homes. Finding: E. That the granting of the Variance will not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood. 10-02-2015 13 Planning Commission Resolution No. Ott Page 4 of 9 Facts in Support of Finding: 1 . The height of the residence is reasonable in this case due to the topography of the lot and the sewer easement that restricts the useable area of the property. The existing views from Kings Road and surrounding properties will not be significantly restricted. Adequate light, air, and separation are maintained and coastal views are not impacted. The design of the structure includes adequate articulation, modulation, open volume, and privacy for the abutting neighbors. 2. Portions of the proposed covered balcony are located above the existing and proposed sewer main and easement areas. The design of the development was reviewed by City Council for the structures located over the proposed sewer easement. Adequate 10-foot vertical clearance will be provided below these balcony structures to allow for public access to the easement. 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 intent and purpose of height limits is to protect views, maintain parity among properties, and ensure compatible development. The requested Variance is consistent with the intent of the Zoning Code and the General Plan because the proposed deviations from the Zoning Cade allow for the construction of a single-family residence with a comparable height to other properties along the south side of Kings Road while not impacting views. 2. The subject property is not located within a specific plan area. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Variance No. VA2015-004, 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 City Clerk in accordance with the provisions of Title 20, Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 17TH DAY OF MARCH, 2016. AYES: 10-02-2015 1� �1 Planning Commission Resolution No. #### Page 5 of 9 NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chairman BY: Peter Koetting, Secretary 10-02-2015 15 Planning Commission Resolution No. Ott Page 6 of 9 EXHIBIT "A" CONDITIONS OF APPROVAL (Project-specific conditions are in italics) Planning Division Conditions 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. Variance No. VA2015-004 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.91.050 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. 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 Variance. 5. The height of the residence shall not exceed an elevation point of 105.00 (NAVD88). Flat roof structures including the second-story clearstory roofline and shade structure over the balcony shall not exceed the 24-foot height limit by more than 7 feet 7 inches. 6. 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. 7. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the project file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this project and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 8. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 9. 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. 10-02-2015 10 Planning Commission Resolution No. #### Page 7 of 9 10. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Sundays or Holidays. 11. 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 D'Eliscu Residence Variance including, but not limited to, Variance No. VA2015-004 (PA2015-205). 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. Fire Department Conditions 12. Automatic fire sprinklers shall be required for all new construction. The sprinkler system shall be monitored by a UL certified alarm service company. Building Division Conditions 13. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent City- adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. 14. Exterior walls located less than 5 feet from the property line shall be one-hour rated. 15. Prior to the issuance of building permits, the applicant shall obtain geotechnical review and approval from the Building Division. 16. The applicant shall employ the following best available control measures ("BACMs") to reduce construction-related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. 10-02-2015 17 Planning Commission Resolution No. #### Page 8 of 9 • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. Emissions • Require 90-day low-NOx tune-ups for off road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment Off-Site Impacts • Encourage carpooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off-site. • Sweep access points daily. • Encourage receipt of materials during non-peak traffic hours. • Sandbag construction sites for erosion control. Fill Placement • The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. • Maintain and utilize a continuous water application system during earth placement and compaction to achieve a 10 percent soil moisture content in the top six-inch surface layer, subject to review/discretion of the geotechnical engineer. 17. A list of "good house-keeping" practices will be incorporated into the long-term post- construction operation of the site to minimize the likelihood that pollutants will be used, stored or spilled on the site that could impair water quality. These may include frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful fertilizers or pesticides, and the diversion of storm water away from potential sources of pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list and describe all structural and non-structural BMPs. In addition, the WQMP must also identify the entity responsible for the long-term inspection, maintenance, and funding for all structural (and if applicable Treatment Control) BMPs. Public Works Conditions 18. The proposed encroachment (i.e. shade structure, balcony with railings, concrete stair pad, wood and metal handrails with fence post style footings, concrete stepping pads, curb and retaining wall) over and within the proposed new sewer easement shall require City Council approval and execution of an encroachment agreement. 19. The proposed encroachments extending over the proposed new sewer easement shall provide a minimum clearance height of 10 feet above finish grade. No portion of the encroachments shall extend over the proposed new sewer main with the exception of two small areas over the proposed manholes shown on the approved plans. 10-02-2015 12 Planning Commission Resolution No. #### Page 9 of 9 20. The owner shall provide a new sewer easement varying in width from 8 to 10 feet wide along the proposed new sewer alignment. 21. The owner shall pay all costs associated with the sewer easement vacation, new easement processing, sewer line relocation (including manholes), and encroachment agreement processing. 22. The foundation of the home and balcony shall be located entirely outside of the proposed new sewer easement and shall be designed to accommodate future repair and reconstruction of the sewer line. 23. The owner shall provide a 15-foot wide sewer easement along the southerly property line to accommodate future sewer realignment. 24. All improvements shall be constructed as required by Ordinance and the Public Works Department. 25. 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. 26. An encroachment permit is required for all work activities within the public right-of-way. 27. In case of damage done to public improvements surrounding the development site by private construction, additional reconstruction within the public right-of-way could be required at the discretion of the Public Works Inspector. 28. County Sanitation District fees shall be paid prior to the issuance of any building permits. 10-02-2015 19 V� QP �P �o Attachment No. PC 2 Site Photos 21 V� QP �P If 1 Site Photo 03-03-2016. Subject Property viewed from Kings Road. Site Photo 03-03-2016.Adjacent property to the west viewed from Kings Road. M Site Photo 03-03-2016.Adjacent properties to the east viewed from Kings Road. Site Photo 03-03-2016. Subject Property viewed from West Coast Highway. V� QP �P Attachment No. PC 3 Supplemental Diagrams Provided by Applicant 25 V� QP �P Proposed house at (E) House SUBJECT PROPERTY (E) House 1001 Kings Rd. 1011 Kings Road 1021 Kings Rd. Height Limit Compliant Design - View from property across the street - 1010 Kings Road Anders LasaterArchitects Variance Application - Supplemental Diagram 1 and ersIasaterarchitects.com D'Eliscu Residence, 1011 Kings Road, Newport Beach CA 27 Proposed house at (E) House SUBJECT PROPERTY (E) House 1001 Kings Rd. 1011 Kings Road 1021 Kings Rd. ZUza: " m-t bF k . 000 � 1, View from property across the street - 1010 Kings Road Anders LasaterArchitects Variance Application - Supplemental Diagram 2 and ersIasaterarchitects.com D'Eliscu Residence, 1011 Kings Road, Newport Beach CA 22 Proposed house at (E) House SUBJECT PROPERTY (E) House 1001 Kings Rd. 1011 Kings Road 1021 Kings Rd. Line connecting adjacent 1am roof peaks to represent neighborhood compatibility icentmwomks rePresen4n n nb�mroawmoatmmb los m' 103 9A _________ -'- 10300 lrezr 101 m' C�00 I 9]iA' PL 100 KinBS Rtl ���� L eti emnl rt 1@1 gs Rtl -�LWtl Fn'mM1 Flw� North Elevation Anders LasaterArchitects Variance Application - Supplemental Diagram 3 and ersIasaterarchitects.com D'Eliscu Residence, 1011 Kings Road, Newport Beach CA 29 Proposed house at (E) House SUBJECT PROPERTY (E) House 1021 Kings Rd. 1011 Kings Road 1001 Kings Rd. Line connecting adjacent roof peaks to represent = neighborhood compatibility os.ar ___—_ oiAo FPL P.L. Il,perLevel FTneM1 FI� ]9W�h 00 a—} i — --Lb 2Level FtrtisI FIIXV 75,57 Pm� South Elevation Anders LasaterArchitects Variance Application - Supplemental Diagram 3 and ersIasaterarchitects.com D'Eliscu Residence, 1011 Kings Road, Newport Beach CA 3o SUBJECT PROPERTY 1101 Kings Rd. 1031 Kings Rd. 1021 Kings Rd. 1011 Kings Rd. 1001 Kings Rd. 911 Kings Rd. No Limitation to Potential Development �!� �-- Area of Potential Area of Development Development No Limitation Phie to Potential Development ht - ' — Development Over Easement At- Limited r Area of Existing Variance Potential Development to exceed Height Imposed by Sewer Limit Easement Area of Variance required to _ maintain consistent development standards 1 1 A& mid Anders LasaterArchitects Variance Application - Supplemental Diagram 5 and ersIasaterarchitects.com D'Eliscu Residence, 1011 Kings Road, Newport Beach CA 31 0 aaaa \�G SER Q � yP o� �j QO N � a ti o CO s s E N � 5 N_ U -_ '0 t 0 Cn N N N £ P U d Q v N C c CJ N j U Q 0 0 N a Q M o' N a N m O v � a UaM 60 N LZ M N 0' N W M J P CO 4� L U outline of height limit compliant house / S E L� 4 outline of proposed house J S L 9 8 g a n a m In O N M r O 5 5 3 E — — — — 90.00' h Upper Level Finish Floor m N ° U $ � M N N N g C> ry Q North Elevation - Height Limit Compliant Design 1 Compared to Proposed Design _� n 114" = T-0" N m E Q� Q W c � z � z U g to 8 W O N O a N N "' a E o � a ul a N O _ tQi N A w c d 0 0 0 N N N � O O C P rO r N O O O O O V3 I I Height Limit Compliant Design Compared to Proposed sign 0 aaaa \�G SER Q � yP o� �j QO N � a ti o CO 3 E outline of height limit compliant house s" outline of proposed house s a E o N � N � L P C c U c —vc j N m o v a U a � co � N W M J P CO U Q g i s N � CC N J = 90.0.0 Upper Level Finish Floor Y (n _ n m Z O N M — - - - - p - — — — — — 79.00' h _ Lower Level Finish Floor 3 — — pool Pool m L E U � M 3 N NS g /7♦ U C> E UI E:1 - - - - - - - - - - - - N Ln U - - - - - - - - - - - - - - - - z z U g - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - N B W O N South Elevation - Height Limit Compliant Design 1 Compared to Proposed Design a N Ln 114" = 1'-0" E o ul a N O tQi N A w c d 0 0 0 N N N � O O P rO r N O O O O O v3 . 2 Height Limit Compliant Design Compared to Proposed nn sign 0 aaaa Q o� Qp N inAL a has d�o outline of height limit compliant house o{ g�i\-` qr �`{{o<s\op6 E outline of proposed house 00i-at - - - - - Vie o{ 0 N _ _ - - - _ - (n N N N C c U c 0 N V / m C CO O � N a W M J P (CO s U Q g i s N � CC N E 8 n a Z In O M O s 3 s E m L E U � M N S OO N g C> Ln in �!z 0 0 (—) W � z � z U g to B W O N a N N uP� o a E o � a ul a N d tQi N A w East Elevation - Height Limit Compliant Design 1 Compared to Proposed Design 114" = 1'-0" 0 N 8 8 8 (�) S v3 . 3 Height Limit Compliant Design Compared to Proposed ,4,esign 0 aaaa \�G SER Q � yP o� �j QO N � a ti o 4ioe CO of Heigh t4in7/t f199 o S/o'cea"00,10t o f E oatFaStFie�ation E 4- outline of height limit compliant house s Oe o}yej9ht�i� E f N¢ ,f ora/roof outline of proposed house N a a/FaStF/e 'oo - L N N a) - 0 a=cLQ0 N a) > vco a Ua � cc0' N W M J P 01 M _ 102.78 4� Owner's Max Building Height U ' L s CC \ J _ S 00' s Upper Level Finish LF-Io—or �' n a m Z In O N M O a s 3 5 E 79s Lower Level Finish Floor � m � E U � M 0 � -- - -- _ 73.00, -J �—N N g Pool U C> E 0 � m - N �) � in �!z 0 0 O W � z � z U g to B W 0 N O a N N O a E o � a ul a N O tQi N A w West Elevation - Height Limit Compliant Design 1 Compared to Proposed Design 1/4"= 1'-0" a) o o M r a 0 N O O O O O V304 Height Limit Compliant Design Compared to Proposed design V� QP �P 3C Attachment No. PC 4 Project Plans 37 V� QP �P 3g PA2015-205 Attachment No. PC 4 - Project Plans General Notes Sheet Index Sheet Description Sheet# 1.This project shall comply with the 2013 California Building Code,2013 California Residential Code and 2013 California Fire Code. (see Building General Information & Sheet Index A0.1 rn Code Data below for more information)and City Ordinances. lZ Survey 1.0 O_ 2.New utilities and communication lines to be under grounded to the nearest existing ufility location. Existing Site Plan A1.1 En 3.Contractor to stake-out and verify with Architect the building setbacks,pad and roof elevations,and driveway prior to start of construction. New Site Plan A1.2 D D a D 4.Surface water shall drain away from building at a minimum of 1/8"per foot. Roof Plan A2.1 Upper Floor Plan A2.2 5.All site elements,flat work,and landscape to be coordinated with landscape architect and their documents. Lower Floor Plan A2.3 6.Contractor shall locate all existing utilities(whether shown herein or not)and protect them from damage. Contractor shall bear all expense of repair North and South Elevation A3.1 or replacement in conjunction with the execution of this work. 411: East Elevation A3.2 �� R 7.Prior to commencement of construction,all applicable provisions related to brush clearance in the uniform fire code shall be fully complied with,to Et Elevation ViDiagram A3..2 Z yP�� <20 asevaonarance a the satisfaction of city Fire Department. g c3Q West Elevation A3.3 a J M 8.Contractor shall sign and post a notice on the building certifying that the installed insulation complies with the California state standards. `n a West Elevation Variance Diagram A3.3v 9.All chimneys shall be equipped with spark arrestors which will permit the passage of objects no greater in size than one-half inch nor obstruct the �.L �4 b passage of objects smaller than three-eighths inch. Sections A3.4 �� '3 yqP Sections A3.5 10.Contractor to verify all existing pad and finish floor elevations. If any discrepancies are discovered,Contractor shall notify the Architect before the start of construction. Sections A3.6 11.All exposed non-prefinished metal is to be primed and painted including shop or factory primed surfaces. Architect to approve final color. Sections A3.7 Sections A3.8 12.Contractor may not change design materials or details without permission of the Architect. Sections A3.9 - - 13.Written dimensions to take precedence over scaled dimensions. Sections A3.10 14.Contractor shall verify all details and dimensions prior to the start of construction and shall notify the Architect of any omissions,errors,or Area Calculation AC 1 N discrepancies. E2L a 3D Views R 1.0 i2 E2 8 15.Residence to be pre-wired for cable television per city policy. 3D Views R 1.1 N s Q a Np 16.All grading must comply with City Municipal Code and Appendix Chapter 70 of the CBC. 3D Views R 1.2 2 ` 17.Upon completion Of radio an as-built radio Ian shall be provided b the civil engineer. The Geologist and Soils Engineer must Certify that the 3D Views R 1.3 ¢ 0 P P grading, grading P Y 9 9 9 fY o w s site is suitable for the intended use at the completion of grading and prior to building construction. �/ m o (a 3D Views R 1.4 = 18.Civil Engineer shall certify that the elevation of the graded ad of the future finish floor does not vary b more than 2/10ths of a foot from the Height Limit Compliant Design Compared to Proposed Design V3.1 v 9 fY 9 P rY Y approved elevations prior to start of building construction. - - - _ Height Limit Compliant Design Compared to Proposed Design V3.2 - - 19.This project shall comply with all provisions of the 2013 California Green Building Standards as enforced by the municipality in which the project Height Limit Compliant Design Compared to Proposed Design V3.3 C/) resides. Height Limit Compliant Design Compared to Proposed Design V3.4 j r + 20.Licensed Civil Engineer who prepared the drainage plan shall certify at the completion of the project that the site drainage is in substantial Easement Encroachment Diagram E1.1 '-� compliance with the approved drainage plan. +� Easement Encroachment Diagram E1.2 21.CAL OSHA permit shall be obtained for all excavations deeper than 5 feet. A copy of the permit shall be provided to the city prior to issuance of a building permit. Sewer Realignment Title Sheet C0.0 Sewer Realignment Plan C1.0 22.Deputy Inspector(as required)to obtain Building Department clearance prior to commencement of structural steel field welding. Qs Sewer Detail Sheet C2.0 g 23.Prior to the issuance of a Building Permit,the Contractor shall have a certificate of current workmen's compensation insurance coverage on file with Preliminary Grading and Drainage Plan 1 L--• " the Building Department. �...� 24. House street number shall be visible and legible from street.(minimum 4"hight x 1"wide)CRC R319 Preliminary Grading and Drainage Plan 2 c 9 s ' 25. Separate permit(s)is/are required for accessory building,landscape, patio covers,fences,swimming pool, retaining wall,demolition,etc. E Iiscu R es d ence 013_ 26 Shower compartments and walls above bathtubs with shower heads installed shall be finished with a smooth nonabsorbent surface to a height of2015 not less than 72"above the floor.CRC R307.2 JD S L 9 New Single Family Residence Scope of Work 1011 Kings Rd . Q g 1. Demolish existing single family home 2. New single family home per Project Data Information n Newport Beach , CA 92663 Lno N M r O Sustainability Measures Separate Permit / Deferred Submittal In addition to the requirements outlined in the Title 24 report,the following green building practices Swimming Pools,spa, retaining walls and/or site walls shall be under separate permit and plan check. and sustainability measures are to be implemented in design and construction: 3 Solar PV Panels Passive heat gain Natural ventilation High efficiency F.A.0 High efficiency water heating Home energy use monitoring systems L m QJ a U � Project Data Project Team VICINITY MAP _0 NO s Project Data ! yz °OOd� PROJECT Anders Lasater Architects, Inc. STRUCTURAL ESI I FME Inc. New°orrHarbor Park Q Description Existing Proposed Total c� sN U T = ARCHITECT: 384 Forest Avenue,Suite 12 ENGINEER: Farhad Manshadi a Newport Harbor w U Living Area Laguna Beach,CA 92651 1800E. 16th Street Unit B ` e ' High school o` ca5`a Upper Living Area 0 2093.1 2093.1 949 280 7097 Phone Santa Ana,CA 92701 p' c`P, F,5 N,, porl Bay Hospdal H epndover ca 7 U Lower Living Area 0 1900.1 1900.1 949 4971827 Office 714 835 2800 ex 714 v`� c° ya` ns, o °Oslaways n cd anders@anderslasaterarchitects.com ° e, U N Basement Living Area 0 0 0 brandon@anderslasaterarchitects.com ",ae .e` jai A, StAndrew'a .� � m qr - °0 4� p, ''-M-Presbyterian Church Newport Harbor i , Total Living Area 0 3993.2 3993.2 °,r s, sl Jarnes Ra Lutheran cnarm N �_ i 9 PROJECT Bruce and Allyson D'Eliscu LANDSCAPE Landscape Architecture Studio Q e� v�� N Q Carport 0 0 0 OWNER: 1010 Kings Rd ARCHITECT: 1506 S.Coast Highway Garage 0 510.8 510.8 Newport Beach,CA 92663 Laguna Beach,CA 92651 Q Horace Ensign Park Storage 0 0 0 949-922-0605 Bruce's Cell 949 494 6244 Ensign lnlennedlale a y 949-633-8675 Allyson's Cell Iastudio9@aol.com School m a Mechanical 0 250.4 250.4 bdeliscu@ayresgroup.net Q. y (, g Deck 0 368.5 368.5 allysondeliscu@gmail.com c'1tlll)r a O�aRr N i0av ° ,y Eleclnc CIi/(Or Bois,Company a SURVEYOR: Incledon Consulting Group SOILS Coast Geotechnical, Inc. 1580 Corporate Drive,Suite 122 ENGINEER: 1200 West Commonwealth 5oi' P Costa Mesa,CA 92626 Fullerton,CA 92833 naNrk Newpor R.,i.1011 Kings Rd q 657-622-2121 714-870-1211 Loasl Hwy McDonald's i www.icgcivil.com coastgeotec@sbcglobal.net Balboa Bay Resort a (},y51u'ifw P, 0 g \'JG per J % o-k, \ Lndtslarda PlanningInformation Bldg . Code Data Linda i cna N N M cn a I,,- Lower m N cn °<1 d �° idea s' O'° bavan°recP. New art Ba Lot Area: 11,928.10 sf Description of Use: Single Family Residence a s d° a `� y o N Occupancy: R3/U co s Lido Isle Eo ti APN: 049-212-19 c'a�3 c, Number of Stories: 2 �. $ >c¢r c yiz, V a o N Le ad Description: "Ids, � �a m i HrY Q) 9 p Construction Type: V-B A Parcel 1 of Parcel Map 84-712 ' ��` ,� Ma/tiwIsland a N O O O D D Via Cr ° aS �arbor� Ln m v "' Fire Sprinklers: Yes-The new building will be protected by an do S°Ue ti� automatic sprinkler system. Codes: 2013 California Building Code(CBC) 2013 California Residential Code(CRC) Ne,,pwl 2013 California Mechanical Code(CMC) C.+,annel 2013 California Plumbing Code(CPC) d°h Ir'i,,,•ic 2013 California Electrical Code(CEC) e,r< NewP 2013 California Green Buildings Standards Code CGBS AO , 1 2013 California Energy Efficiency Standards(GEES) City of Newport Beach Regulations&Ordinances General Information & Sheet Index 39 PA2015-205 Attachment No. PC 4 - Project Plans e\470.00 ion ai,95 ad Reside�oe\eno\enses\476001_xroPo.dw9 e/03/15 11:05 a ■ zDD RJ nm 0 47 m m .Zl r � O rC7 O Tom' m D 1 1 m A Oz co I 9 * L/C M 3 � ooc�in r, m N AOS mD 2Z �T � � � � C CC) Ka) —noC'�cmil � cm0m WOOKONOO�s D ZEN Wnxix 'l7 yor- 0AO0 �+ 00M - p ■ a FSS I I v vm xz o o c0 y AZc W cOmC M ozzmoxZ � noC: X � m m (n M xm � c zO r ^i co FO Z � v> < cm > X � rnc0x x � W � WfT1 Z ? 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O W Ln I� N o N Ngo II I mcnm m � o IxC-- Ui m I I r z N C m N M I 40 PA2015-205 Attachment No. PC 4 - Project Plans 0 aaaa Q rT N M a "n O U O T r C C1 O 0 O -I s" m s � cn r1l E o < m V m m 128'-8 1/4" 73'-0" N aa) 4 M L U 0 O �0 ZrTrl= 0 o m w o o mo r -� w � a� � QO C m� Z W N W m oo v N N o O W > L ^ rte a 1rn� D O J ? � � co O O a .con C rn 00 r �� `om 7 W o X v, D a W I (A�7 (T r O O) M 0 0 r W 1 r V -0 --1 U LL O N V '➢�— �7ycooTO �; -i n T �i0 n N � O O T N w -n A T o � ao mo �= oZ D D_ T.' r rT- 7 rT- O Or r OTO wo C r» o, rn ca co o ° 03 m 0 0 A T = 'T r cf) o� m0 Cn s�„cn i o o U — — — — — — — — — — — — — — — — — — — 1'WIDE DITCH ai ai � N w m g L2 E CC — — — — — — — — — — — — — — — — ((( — — V / 1 � V P O W O WC1p -n w rn cn r `vWT�T �WCD 173 (e)deck to be demolish -0 O7 O O __mm o o (e) house to be demolished se er easement at 1011 Kings Rd.prox math line of(e,)sewer _ �� — (e) patio and entry stairs to be / o s ` demolished ,�ti m m r" (e)deck to be demolished I o W _(Z��_ c0 ioO O N N o (� A / n cn v w •o �° con m: - o a, n m z Gn ��, / UJ z 03 titi �) w = tom / �' "IG) E m A � v CO ;U �;� o CO //ODo Z m • ��� o M cs � Qrn 0 " wYOrn rn $ <0X Or / .m m .m q'�o rn i U r A M - O T O COifl O (n N E _U ;ua cm - - - - - - - — — — — — — - - - - - — - - - — — I V �' U oo 8.44E TOP) D 7 U 8 . 89 FG BOT) � L.L. 0:� - I _ N cn 89.64 TW) a a CO e -o :n Z (82.00 FG) vto 0 (e)sewer easement at 1011 Kings Rd,. p 0 D G) 0 N O 2!: .€ ne of(e)sewer O O T r z T o W V 130 otd .N T I I c z n Q q M 111'-9 3/4" 84'- 1 1/4" IV N CD Q N N M M a a a OCK2 3: U U C �N fn (_O [O [O (n N a O O O O N N N N Ln O O O O O 1 Existing Site Plan with Existing Sewer Line and Easement 1/8" = 1'-0" moproject nAl A north rth or•h Existing Site Plan �2 PA2015-205 Attachment No. PC 4 - Project Plans rn IZ 0 aaaa � yP 0 Q O � (n O U O 90 T C 2 n O --I O 02 S v approximate area of shade canopy E T m exceeding height limit o < -i m approximate area of roof a,8 � mz exceeding height limit r o s 128'-8 1/4" 73'-0" o ry Q L Ln c L2 m C p m rn � U < -0 i o v C c mem w N C W N N U) m � TO w j 6 ` ` a "a O Z W N W ca fV C —1 < M D` N C e I� r C') W o a O O O ao m --I O r �� v m o � ,. I rn D • O ? co (n 0 m (n rn 00 r C U o <v co o, ` 6) r T D rn rn p � m o0 1 Y �' T T --1 rn ti cV a rn m T m rn^ (n [n m w N D m N A cn D N w m a D V MC, rn a O a a O O T -n ^^ 11 Co M v v c n ;q O m io co W 0 Z m D D> 55 _ 7. r r, r T O O r r y r O p cn °D N N r C) TN O T T -n r T O T T r o O -n M J O� O1 M C)IFTD 0 Z1 r T T O U T T co T En op �. 10'_0" m v'� ao m � � U D r m ' CO CO wz� 0 w os - e eF - _ - D z a m �C w < z o P5: 71.41'' L� T 4: 76.72' P3: 71.8 P2: 50' P :9 .10' < -n T 1'WID _I; g 0 rn rn y w m 201.68 I — — / `I o. EEHA (� j IIO 103.00 un C e fO :/ b \D D — D D D — I,o co C 0 7J A o [n _ �� "� i - min. 0'-0"x -0"p Ing I °„' � v (n)concrete stairs i area garag T m g lll N pool - x approximate area house (n)wood and steel and it in fence-post style footing _ o � I exceeding height limit I -.- z mlm (n)precast concrete stepping pads on grade 01 � v rn (n)precast concrete stepping pads on grade -� 105.00' _J a i 73.OD'T. I �. �I � - F w d m I � I 65.00 T.O.W. I 0 W �' 101.00, w �> 59.50 F.G. 3>0' `�� N M N - " ?, I < as y� , o �° co rn ifl 72.83'T.O.W. 77 oho /V N cn u, T —s T^ ' r A I� 03 fi E and setback (n)sewer lateral for house-see sewer OCn 10, 0„Teary � 7! m I realignment plan for additional information � � s 0o O 73.00' O .I location of(n)sewer cleanout (typ. 2 places)-see i 7� I m rn / A �o D 42"high steel and lass entry ate O ( r sewer realignment plan for additional information O� 0 103.00' 9 9 rY 9 D42"high m I wood deck; 10 ° i m required to follllow grade wall- p as ) � 71.50 F.S. - � �� n m � I lm R approximate area house p w v w w - heightq rn r exceeding limit 9N M ii 75.50' lateral for pool drain -see sewer I 7 - w w N 5 50' � r I realignment plan for additional information � � � J � � r" �- � 10'-0"front and setb k �O � ;N o Y � N g 10100' I � -� �1♦ °) a` � w cOn A � � 105.00 / !' ,, t 01 0' i T Q - G)r �' — - - - - - - - - .85 - i,l (88.44__J D .� � r o 8J.00'T�J.W. 89.00'T.O.W.PI: L� = 87.89 FG BOT � ao w co' - - - - - - - - - - - - - - - - - - 195.93, - - - - - a �a jP4* N V)/approximate line of proposed (n)sewer lineT8�'?7 Fg 89.64 TW • m5:75.76' °'z 78.63' P3:81. (82.00 FG) P2:88.23' P1: 91.16' O io co /I )C O 1 I I I C) w w �✓ (� r— Q proposed (n)sewer easement at 1011 Kings Road /proposed se er easement 30 p� 00 D --I O .' / 1T-33/4" O 0 , T r Z Z SEE SHEET E1 .1 AND E1 .2 FOR 171 v g a / EQ EQ CO EQ EQ o ADDITIONAL INFORMATION RELATED TO 0 ENCROACHMENTS INTO EASEMENT m _W 69'-2 1/2"Buildable Area f Lot-Front Yard Setback to Sewer Easement n M Q 111'-8 1/2" 74'-2 1/2" N cn O U U 7 Ci T N A A cn a _ ch s s s s N N N N O r r O N 0 1 New Site Plan with Proposed New Sewer Line and Easement 1/8" = 1'-0" magneticnorffi Al . 2 none nosh New Site Plan PA2015-205 Attachment No. PC 4 - Project Plans U) lZ 0 0000 \�G SER Q � yP o� �j QO M N � a ti o CO portion of roof eave over sewer easement below s" E I o 103.00' CN SEE SHEET E1 .1 AND E1 .2 FOR ADDITIONAL INFORMATION RELATED TO 1 1a a ENCROACHMENTS INTO EASEMENT -+ a O I (� LZ a 2 I 4� O r B E o0 I I i o ti Q g 2 steel shade structure. Underside LA of shade structure at min. 25' above F.G. of easement below - N I I I I J q I oo I s s 105.00' � S Q 100.00. I I I LO I 0 I FF 5 � I 5 3 10'-U, a proposed se er easement 101.00' L 103.00' N � g N 2 � m q xl z z o I U - a g W ii - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -1.00' 101.00' N L cn � _ia E E a a C5 � U U �(J LL'J lfl .O O O O O N N N N O M � N O O N O r O N O O O O O ROOF PL--(: 1 A2 Roof Plan PA2015-205 Attachment No. PC 4 - Project Plans 0 aaaa 16'- 1" 54'-21/2" R Q � yP o� �j 32'-0" 22'-21/2" 1'-71/ ' CCno a ti o D C 1 B A 3.1 3.1 A3.3 A3.9 A3.9 �2J��; 3* SCO 1 —Property Line— — — — — — — — — — — 1 — — — — — — — — r D Line of Side Yard et ack O N — — Built In Seating s C V � L(] 6 I — � 1 I I BBcz Pantry I I 1 � � � �, T 90.00' F.F. DN 10 — — — — — A3.8 C c v Concrete — ¢ O I ¢ � � �o 1 1 a co 0, SEE SHEET E1 . 1 AND E1 .2 FOR a I DN M � ADDITIONAL INFORMATION RELATED TO 0 4► cc J0-1 ENCROACHMENTS INTO EASEMENT I KOIOCOheF slopeflo`oNrtoslotdrainD q w 1 1 Concrete Garage a I E D Ci( 91.00' F.F. ° m iv .x Concrete Concrete d Ot u- s a a C 90.00'Laun ry - - 1%slope Conor F.F. o �11 I El Concrete �1; � W a 04 cam 20'- 11 1/2"maintain 20'-0"clear J Powder N I I 90.00' F. I L EJ Concret - - ! - - 1 1 Q II Q n _0"sawcu /% " �� � �� 02 13'-5 1/2" =/-7777-77 � n n � G J _ C Ent Glass Bridg ry DN A3.6 w m 5 z f �� 18'_1.. �� 9=0 ncret P. 91.45'F.S. o m 0 6 o wi-z m a a (V m C �i _ — - — o I � Dining � z w A3: ' o cc 90.00' F.F. 3 m ° — `o Concrete c �/ m .88„ DX 91.45' F.S. 3 io — � — Nm A3.5 — — — Master Closet r--- - 3. 90.00' F.F. open to below Concrete DN \ �� . 1 — — `v 92.95'F.S. m t F F.P. 101 0 proposed se er easement / wra 14 13 I -- 15 Q e Master edroom Master Bathroom o3 _ \ A3.4 — — N — — � — — Living 90.00' F.F. 90.00' F.F. O --�- 4 tO 0 wr-a Concrete Concrete Li 90.00' F.F. Q� 2 Concrete o N o W2 I z � z W,.Z o I V g — — — — art/TV J>< ° II N �...Lt weaMaster Patio WIIM Line of Side Yard Setback Concrete- - - - - - - - - _ _ N _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ — _ _ _ _ _ _ _ _ _ _ _ _ — — o — _ _ _ W24 - — 1 - - - - - - - - - - - - - - - - - - - - - - - - - - - -I- - — 2" - - 4Tiig�ua�rr raT — 7— 89.00'T.O.W. — — — — — — — — — — — L — Property Line — — — — — — — — — — —} — — — — — — MN M a a E E a a ��� o D C B A U U 3.1 CL) 0 0 0 0 N N N N O M r N O O N O � N O r O N O O O O O 53'-2 1/2" Upper Level Floor Plan 1 1/4" = 11-011A2 . 2 Upper Floor Plan PA2015-205 Attachment No. PC 4 - Project Plans 0 aaaa SEE SHEET E1 .1 AND E1 .2 FOR ADDITIONAL INFORMATION RELATED TO 55'-8" z yP ENCROACHMENTS INTO EASEMENT 19'-61/2" 14'-5" 21'-81/2" a N o � � � a ti o 3D1 3.1 A3.3 A3.9 A3.9 �2J��,; 3 �yqP Location of sewer manhole-see sewer * engineering plans for more information — — — — — — — — — Property Line — — — — — — — — L — — — — — — — — — — — — — — — �— stepped retaining wall at staff � s Line of Side Yard Se 65.01)'T.O.W. tback ' \` ` ' 58.50' F.G. U� � I � _ _ J. I I i I i I – — — — — — — — — — — t r — — - - — — — — - - - - _ — — — — — — — — — — 0Ll I N o O MExterior Mechanical Vault h I _ v AC 78.90' F.F. 1 Ln ry A3.8Concrete 33 — — — — A3.8 v I W _Qo N at ro bm 2 I a - O 79.00'Concret F.� 12 15 1 �� o m I U a Bathr om 1 12 I o I U 7s.oa .F. Mechanical i o Concrete78.90' F.F. < s Bedroom 2 Bedroom 1 ConcreteIF N 79.00' F.F. 79.00' F.F. ��— I U - x E Concrete Concrete not a part of living 1 -..r 0 I (n)precast concrete steppir g pads area-see section (a m H n on grade 21 for head height _ _ _ I _ H N A3.7 m Patio J 78.96' F.F. s IF 1Stone Pavers ❑ i 6'-0" 10'-0"� 12 26 I >` propose d sewer Basement I 65.00'T.O.W. I 12 59.50' F.G. O a 2 I I l l I A3.1 73.00 T.O.W. L < 99 (n)step (n)concrete stairs _- I n m G I stones on grade 14 2 1/2 1Ln G a A3.6 l —I — — LO 73.00' DN 79.00' F.F. o ConcreteDN 1 79.00' F.F. I Concrete UP i s _4 3 (n)concrete stairs I e I I (n)precast concrete steppi g 30 o I I stones on grade o N U P001 DBck (n)wood and steel handrail in 0 71.50' F.F. fence-post style footing 1 Wood over concrete g N (n)precast concrete stepping o 12 I to N g pads on grade o — C ` — _ Q location of sewer cleanout(typ.)- F— U T U E see sewer realignment plan for E - A3.4 I additional information 20 — — — — — — 1— A3.4 I L _ - — — — — — — — — — — — L� pool +foundation Pat10 edla R00 o CD-) m equipment below deck 72.83'T.O.W. 78.96' F.F. 7 .00' F.F. Gym >C O a Stone Pavers oncrete 79.00' (n)sewer lateral for house-see seer Cbncret "12", 0 1 1 L.L 0 75.50'T.O.W. realignment plan for additional - Z Z fire feature I information Gym /Pool Bath ` 1 g N79.00' F.F. U fire feature wall (n)sewer lateral for pool drain -see N s Concrete 0 sewer realignment plan for additio al 24 v o information ' Q W5.2 UJ � � — — — - - - - - _- - — - - - - - - - J i 0 a Line of Side Yard Setback 65.00'T.O.W. 72.83'T.O.W. E I — — — — — — — — — Patio — — — — — W� �I\ 78.96 59.50' F.G. o I N stucco planter wall 0" - - - - - - - - - - - - I - - - - - - - - - - - - - - - - - - - - - - - - - - - - — - - - - c D —IL ::] L E a E E cn Property Line a O D1 on grade concrete stepping ads 3.1 A3.2 A3.9 A3.9 a > > > OP PP 9P 0 0 0 0 N N N N 18'-4" 12'-10" 7'-5" ` W^ o o P N 38'-7" 14'- 10 1/2" =3 N Lower Level Floor Plan 1 1/4" = 1'-0" A263 Lower Floor Plan -� s PA2015-205 Attachment No. PC 4 - Project Plans 108.88' - - - - - - - - _ _ _ line of ad/- icompatibility C-channel metal eave-color per owner _ - adjacent roof peaks representng neighborhood 10'- 10 1/4" ' - - - _ _ _ 105.00' smooth stucco-color per owner O - - - _ - ' - - - - - _ _ _ _ board formed concrete-color and pattern per owner 103.28' - - - - - - - - - aaaa - - - - - - _ 103.00' 102.21' - - - - - - _ _ o wag wa1 - - - - - - - _ _ - _ - _ _ - - 101.00' o 5'-0" , SER Q VY2-3 W1.3 V� 5P 0 U O N � a wz-z 11'-5.. N wr-z 97.78' P.L. b .z \ \,\ 20 adjzjcent pro art 03 p2 01 1007 Kings Rd P.L. 1021 Jgs Rd metal and glass privacy screen - - 90A0, h s Upper Level Finish Floor Y s a E C, N � a U ry N N £ P U d Q v N C cCJ 0 —vc5ci j U Q N a a N m O v � a U60 0' c N N 2 W M J P CO +� r North Elevation 1 1/4" = 1'-01, U i/ S atibitity g representing neighborhood comp_ _ _ _ line of adjacent roof peaks_ - _ _ _ _ - - - - - - (3) - - - - - - - - - - - - - - - - 14'-61/2" 105.00' s - - - - - - - - - - - - - - - (� -- - WB-5 WB-5 Ci WB-1 WB-2 �i WB-0. p _ - - - - - - wood louver and steel shade structure 101.00' Q� 100.00' C-channel metal eave-color per owner g 14'-6 1/2" Q e T�lboard formed concrete-color and pattern per owner n P.L. ' P.L. z o Ln � 04 wr a w7-s w�-z N 0 0 I 0 wood and steel guardrail- color per owner - 90.00' h Upper LevelFinish Floor 3 - - - - - - - smooth stucco-col - - - per owner m - - - - - - - - O 21 O° U $ steel columns-col r �N CO - - - - - - - per owner - _C3_ N N g - — /7♦ O C> W a _ 79.00' U _� U I- Lower Level Finish Floor - _ (n)concrete stairs ty L� U / (n)precast concrete stepping N N O pads on grade 75.50' e (n)wood and steal handrail in N )[ O fence-post style footing - o o 73.00' 72.83' � o 73.00' p� Z � Z - - - Pool I ,N pool I I 0 68.83' I spa J - _UJ 68.83' r 68.00' `� pool equipment N _ Q � 65.00' 65.00' _ _ a E E _ a a CD A N N a > (J O O O O N N N N - a)` O M r N O O N P N O r O N a 8 8 a South Elevation 2 A3 . 1 1/4" = 1P-0.P North and South Elevation PA2015-205 Attachment No. PC 4 - Project Plans O aaaa \�G SER Q � yP o� �j QO N � a ti o CO L V4esK - W a i yt o area of proposed house outside height limit it2�Eas��\eJai m of Ne 9h� / Vie E X vo e ¢ 15 E v s 5'-6" 5'-81/2" 105.00' P - 103.00' C c V a ¢ O E hh ¢ cLw ^` rya 102.78' o Owner'sMax Building Heigh' (/) N m o r' I wa-i wa-i war iq 10'- 10 112" '0 rn E2 P.L. m � arn 101.00' 4= Or W5 5 U 3'-7" Ws-0 W5-4 W2-5' g � I r j 17'-0" O IT-0" w5 a O wz s oo +� Z c s N v Q rn P1:91.16' /` .00 4 c 89 — _ - / — — 90.00' VLi wsa ws-5 Upper Level Finish Floor CO P2:88.23' Q� N I E' M I 1 NI L ws-z w5-z 24 I .01 P3:81.90' I j _ J m 81.00' o I o / IL I I I 78.96' 1 1 1 - - - - - - - - — 79.00' 1 Lower Level Finish Floor s I I - I 3 I P4:78.63' I I 1 E I I I 1 EQ EQ EQ EQ 1 I 5: 5.7 I I I � , � a U $ � M 70 N O (n)wood and steel handrail in fence-post style footing N g (n)precast concrete stepping pads on grade a , I t (e)sewer pipe at east property line (n)precast concrete stepping pads on grade L� U Mt sewer easement at 1011 Kings Road/defacto Rear Yard Setback � m 92 I , a 10'-0° U g proposed sewer easement .N W a I I _ a I , I I N East Elevation 1 o N N � U U �(J LL'J lfl .O O O O O N N N N O M r W N ^` O O N P N O r O N o0000 A3 . 2 East Elevation 4� PA2015-205 Attachment No. PC 4 - Project Plans 0 aaaa \�G SER Q � yP o� �j J QO N M a ti o � BUILDABLE AREA enclosed living space P1 2��; 3 CO I UN-BUILDABLE AREA BUILDABLE AREA P2 _ deck/exterior spaces enclosed living space p5 � bob / o Ne.XP I o U ¢ N � U � AREA OF PROPOSED VARIANCE ------ P3 / gyp' U 0 fU�O o N Lnco Upper Roof Level located between roof level of adjacent Lower Roof Level located between roof level of ad'acent properties a �o / / ( properties to maintain neighborhood compatibility to maintain neighborhood compatibility 1 p p `m ¢ 0 / } a U o '0 o I o N vm ^ `O �• I \ / / I I o U ti � � � aN`� v o>rn rn -o - J P5 mMarn m \ / I r I P.L. � i s / \ 10'-0" Front Yard Setback Kings Rd - Right of Way PROPOSED BUILDABLE AREA I / - UNABLE TO RE-LOCATE TO \ c / LOWER LEVEL DUE TO \ I y / SEWER EASEMENT \ / \ 92.97' (� s I I / \ I P1 J ' Upper Floor Level must maintain access to Kings Road-2.97'Lower than street — — — — — — — — — — — — — — — 7K— — — — — — — — — — — — — — — — L I \ \ / P2 \ / NON-BUILDABLE AREA DUE TO J�Pi LO o SEWER EASEMENT LOCATION P3 ci / \ o I / \ / \ P4 Lower Floor Level - 11'-0" Plate Height / \ 5 T E 3 P5 f; , 1 � B I � I e v I Y o m U �0 - N E 10'-0" Sewer Easement ° O C 4 49Q 0 E , E W , WN (2) c7r) Cp rn I U) >C O I , a I W OI I I N East Elevation Variance Dia ram 1 0 1/4" = 1' 0" o � U U (J LL'J lfl .O O O O O N N N N O M r W N ^` O O N P N O r O N o0000 A3 . 2v East Elevation Variance Diagram 4R PA2015-205 Attachment No. PC 4 - Project Plans O aaaa \�G SER Q � yP o� �j QO N � a ti o CO r - _ I ' - - _ _ Line of Height Li - - i - _ _ mit at East ev el \ - - - _ _ anon \ fye�9htE \ 1- t at rn \ �earFie \ \i017 $ s m E \ \ X O \ E E U h N � \ \ 105.00' o area of proposed house outside of height limit ry H 103.00' \ \ U Ln a) Q rn \ a� -< O N v _ 1027_ 8' > � � � 0 \ \ Owner's Max Building Height V N a o �o P.L. Y- - - - - _ - - - U o 60 � rn � _AIL \ CO c a \ U \ � Q\ I S \ E \ I O (D CIO m o c E � E N v o S N v m 90.00' +I rpper eveFinish Floos L P1:90.10' c _ E I � ILL LL S E E E m O N r E M O (n)wood and steel handrail in fence-post style footing Ise O O r I P2:82.50' I o o `m + N CV c (n)precast concrete stepping pads on grade M E E o m > c C N 79A r E M _ ^ �� ^ Lower Level Finish Floor 1 I I — I P4:76.72' I , _ 73.00' o I I I I I col I I I I I U E assumed location of(e)sewer pipe at west property line s= P5:71.41'' N I I I I �O , I g sewer easement at 1011 Kings Road/defacto Rear Yard Setback - I NC E U � proposed sewer easement i L� _ 101-01, 11'-2 112'r (2)CD-) lY] as it leaves property heading west easement as it traverses lot EQ EQ I EQ I EQ g I I , � � z � z I I I U — I W OI N West Elevation 1 Ln 1/4" = 1'-0" o a N N O E N O N � U U �(J LL'J lfl .O O O O O N N N N O M r W N ^` O O N P N O r O N o0000 A3 . 3 West Elevation 49 PA2015-205 Attachment No. PC 4 - Project Plans 0 aaaa \�G SER Q � yP o� �j J QO N � a ti o BUILDABLE AREA � b 3 SCO P1 enclosed living space \ I \ I \ BUILDABLE AREA UN-BUILDABLE AREA enclosed living space deck/exterior spaces s I a U P2CN Upper Roof Level located between roof level of adjacent properties to maintain neighborhood compatibility a 2 o UI ry ` N e Lower Roof Level located between roof level of adjacent \ \ u aS a �o °� �° 2 Cn properties to maintain neighborhood compatibility a P I \ I Q v r` a oE I I \ \ \ I � cc0, LL O //�� \� 00 M V I \ \ / LV V O� 'O I a? ca J I \ \ / / 4� / \ n / \ P5 9 9 Y g P.L. I PROPOSED BUILDABLE AREA- \ \ �� Kings Rd -Right of Way 10'-0" Front Yard Setback / / UNABLE TO RE-LOCATE TO LOWER \ \ / LEVEL DUE TO SEWER EASEMENT ca s 90.00' Upper Floor Level must maintain access to Kings — �2.gT Lower than street —� �— — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — N s P1 \ i L \ / g NON-BUILDABLE AREA DUETOSER EASEMENT LOCATIONLn \ 4 _ _ F� RFgsETFa vvv / ' � o F O � o Lower Floor Level - 11'-0" Plate Height I v P3 P4 s I I v I I I I I m I I I I � a 5 N M - I I I N �0 E C C o � 10'-0"Sewer Easement ` 10'-0"Sewer Easement U as it leaves property heading west as it crosses the site LLL M U I . CD-) CO I , I I I _uJ a 1 , I N West Elevation Variance Dia ram 1 a a E E 1/4" = 1'-0" o a N N O E N O N � U U (J LL'J lfl .O O O O O N N N N O M r W N ^` O O N P N O r O N o0000 A3 . 3v West Elevation Variance Diagram 5o PA2015-205 Attachment No. PC 4 - Project Plans 0 aaaa \�G SER Q � yP o� �j J QO N � a ti o * CO \6619 01\6 / area of proposed house outside height limit / / E � o / N � li N_ � U C c U c 0 N O a a ' —. P.L. N OS Nmm ` Ua O C 60 0' N Co M M J O O O 42" high wood fence-step B w/grade to maintain height (, � / / \ compliance Living Master Bedroom � Master Bathroom `° L-- Concrete \ / Concrete Concrete 90oor � Pr Upper Level Finish Floors s 7L L 9 stepping stones cantelevered over water feature water feature at entry a g e (D n Media Room Gym IGym/ Pool Bath Concrete Concrete Concrete LnI N < M r O proposed deck and spa/pool beyond - - - - - - - - 79.00' OL Lower Level Finish Floo proposed planter 5 5 3 E E 72.83'T.O.W. - s 7 ' Pool J - — - - - Pool I m I O (n)wood and steel handrail in fence-post style footing U 0 71.50'F.S. M - pool equipment _ (n)precast concrete stepping pads on grade �O E (e)sewer pipe to be replaced and removed C) C W tz ` (n)proposed sewer pipe per sewer realignment plan U T Q Section E C - C I (n)precast concrete stepping pads on grade - � � U K 1/4 — 1 -0 LL M - I - proposed (n)sewer easement at 1011 Kings Road to .� 2 10'_0., Cn proposed sewer easement L.L ? z � z I N W 0 N Q N O J� n A N N O a N O N � U U (J LL'J lfl .O O O O O N N N N O M r N ^` O O N W P N O r O N O O O O O A3 . 4 Sections 51 PA2015-205 Attachment No. PC 4 - Project Plans O aaaa \�G SER Q � yP o� �j QO N � a ti o > * CO i Oneof area of proposed house outside height limit i E i o N � N_ W E U ry ry N N £ � I P m C C U C E (N a j UQ0 a`, a _ ¢ carnwa i v X .. X >C �. U m� o co J P CO i O � r / / \ U / / \ F_ 42"high entry gate and fence o 0 0 90.0 _ J Upper Level Finish Floor N s stepping stones cantelevered over water feature L � water feature at entry 5 — — a rn m In � O proposed spa and pool beyond — — — — — — — — — — — — — — — 79.00' Lower Level Finish Floo> proposed planter 5 5 3 E E I 730 — — —r — — — — — Po 31 i m r (n)wood and steel handrail in fence-post style footing a (n) precast concrete stepping pads on grade � (e)sewer pipe to be replaced and removed � O cn N g O C> (n)proposed sewer pipe per sewer realignment plan (Y U Q t (n)precast concrete stepping pads on grade Section U L� proposed (n)sewer easement at 1011 Kings Road 114° = 1 -0° 0 U - M2 Lnm a o N L- o 6 10'-0-0, �C O proposed sewer easement � z � z U a g L.IJ I 0 N Q N O O a N O N � U U (J LL'J lfl .O O O O O N N N N O M r N ^` O O N W P N O r O N O O O O O A3 . 5 Sections 52 PA2015-205 Attachment No. PC 4 - Project Plans 0 aaaa \�G SER Q � yP o� �j QO N � a ti o CO / / / / / / / / / area of proposed house outside height limit �n / /eoo t / U < / N � W E N dj �n _ 0 0 m Oner's Max BuildlHeighf� U a �o u wing C o � ¢ O N = - _ N S V JN O C2 E `o v co 00 M P m i - o _. L a / / \ U Dining / 1 \ Entry Q Concrete Concrete L... s g (d 90.00' J i Upper Level Finish Floor s s water feature and bridge at entry / L g 9 Office `° Gallery Concrete Concrete In I M 0 _ _ _ _ _ _ _ _ _ 79_00 proposed deck and spa/pool beyond Lower Level Finish Floor 5 5 3 b m O (n)wood and steel handrail in fence-post style footing & (e)sewer pipe to be replaced and removed _ ro �O N E (n) precast concrete stepping pads on grade �7♦ O C W Q a Section G (n) proposed sewer pipe per sewer realignment plan U (n) precast concrete stepping pads on grade 1/4" = 1�-0° LM U - 2 N O 7 — proposed (n)sewer easement at 1011 Kings Road � z � z U g N W 0 N Q N O a a ci A N N O a N O N � U U (J LL'J lfl .O O O O O N N N N O M r N ^` O O N W P N O r O N O O O O O A3 . 6 Sections PA2015-205 Attachment No. PC 4 - Project Plans 0 aaaa � -K .rgP o, wJ Q o U N M Jj� * C' \ \ \ \ \ \ E \ \ \ Cine Of \ Her9ht Ci area of proposed house outside height limit E \ mit P o \ an C, \ N - \ \ X / X X`\/ X X\ X /X\ /X /X a \ \ ,\/�/'./�x/..\/�/..\/&X\//..\/�/'..\/�/..\/�/'..\/�/..'�/�.'\/�/..\\i%C./\.\�/'.. /�/..\/�/'..\/�/..\/�/'.. L 'v W— —\Xx x U � aaw to O � - - Q U N C N O N N - U I — I -T— \ \ —_ Ga ar e antry Laundry o Kitchen " Concrete oncrete Concrete Concrete = Z E Ca CC II II II I I I II � i N - I I 90.00' Upper Level Finish Floor n 1 3'-2 1/2" portion of deck cantelevered into easement �+ I Bedroolni1- Bedroom2 0� 0 _ rIT Q � Concrete _ Concrete. n Mecharieal Z Concrete t o � C I I � ,n JQoI� - f _ a M - � o 411111� 79.00' — � Lower Level Finish Floorl a I � s 21n M1 !?In 0 2 n _n 21n E I � (n) proposed sewer easement I o � M �x � - (n) proposed sewer pipe per sewer realignment-pan �� x� NO --T------F— 0` - n recast concrete stepping stones on rade OP PP 9 9 W a U I � I I CD l W Section H N 1/4" = 1'-0" N N M o a E E a a a U U U O C C C N �5 Its F5 O O O O N N (V N V) O O O O O A307 Sections s� PA2015-205 Attachment No. PC 4 - Project Plans rn C 0 aaaa � -K .rgP o, wJ Q o U N M Jj� * C' e E 0 E O a vi - U N N L = .J _ Ln U c - - E Kitchen = U Garage Pantry i ConcreteQ t -Concrete - Concrete a V / II II II I I I II II N HEZ x '90.00' Upper Level Finish Floor - –T— ^ + �+ Exterior Mechanical B throom 1 B droom 2 Bathroom 2 -z VaUltI �� C ncrete Coi icrete Concrete < – Concrete J- d J1. 79:00' Floor– - _ _ _ _ Lower Level Finish s 21n 21n 21n 2 n 2 n _ a U I � _ N N �� a v ECZ 7CD � CM m �z 0 z CD z V - iE N II II II II I I I II II II I I I I I I I I I I I I I I II I II I I I II II II II I I I I I I I I I I I I II II W 0 1 Section N 1/4" = 1'-0" N o a E E a a a U U U N O O O O N N (V N N O O O O O A308 Sections 1515 PA2015-205 Attachment No. PC 4 - Project Plans 1n C 0 aaaa EE CC R N M S P i T 0Master Bathroom T / E — _ _ Master Closet O Garage. Concrete Concrete 02 s Concrete / E z . - t� - - — — — — — 90.00 d _ s , Upper Level Finish Floor @ «4-J a = L = . it a U N Q S U N J a - c w � c U - N Q � L 6 � \ � U ? � — T - ^ , / Concrete = T 7H ==Y T - - — — 79.00' — — Lower Le—vel Finish Floo L - t ^ + E ca ca V I I I V I I I I I J II II II II II II II N E A Section 1/4" = 1'-0" Q C=) M 0 ura E ISI 3 W M = \ / N N Master Bedroom Entry / Pantry 0 0 Concrete Concrete 12 11 Concrete U Q a / \ U \ N cn m _ _ _ _ _ so.00' Upper Level Finish Floor N C �z o � o � Gym Gallery Bedroom 1 zz _W Concrete Concrete Concrete Q 0 "�� — 79.00' Lower Level Finish Floor a a O — O B Section N o 0 0 0 0 1/4" = 1'-0" A19 Sections 50 PA2015-205 Attachment No. PC 4 - Project Plans to lZ 0 T aaaa = T = G( -K bi co `t'2 Otib P�� ACU T Living � Dining � Kitchen T Concrete Concrete Concrete T T T T E _ — — — — — 90.00' L E Upper Level Finish Floor - E C, a T LD N L LCJ � = Media Room Office Bedroom 2 Bat oom 2 U a a Concrete Concrete Concrete Conc to t ¢ O N co N O N h .i- 79.00' OIL - c o �� 0 Lower Level Finish Floor U E 1 171 CIO L II II II II II II II � C Section 1/4" = 1'-0" J Ln E MID T T T T - T - M _ _ o a p E 90.00' Upper Level finish Floor 3 ------ N - NO - - - - - - - _ _ �� �O t N N a 0` MID W U A, VT4 Q� �C O - /� 79.00' Q �j = _ Lower Level finish Floor - - � 0. - - - - - - - - -- O O O - - - - - - - - - - - - - - - ---- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - V a - - N - - - -- - - - - - - - - - - - - --- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - ---- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - W a_ 73.00, _ Q ------------------- - - - - - - ---- - - - - - - --- — — — — —Pool --------- - - - - - - - ------------- - - - - - - - - - — N o � � N m a m a a ----------------- - N N O O O O O D Section A3 . 1 0 Sections 57 PA2015-205 Attachment No. PC 4 - Project Plans 0 - - — ITFFF7 o �j aCOo I I I �n2otib U��� � eck Upp r Liv n Area 1 o Garage �'� 3* y�P 68 SF 16' 705 S h 511 SF j� N - 31' 1_J 22'-2 1/2" + T4-I I I I I I g� 1 0" 8'-9" € I - - 17'- 11" _ per i ing a 3 Upper Living Area 4 E Upper Living Area 2 N $ F r as SF 218 SF s F � 9 V Q C)- N C V N � oC u O N N a Upper Living Area 5 6 iL I N Upper Living Ar a P I 1 1 1323 SF 287S- Upper Living Area 8 4 ne - U o d e S e CIO 16-7 3/4" 15'-3 3/4" J S 3 Uer Floor Area Plan 2 1/8" = 1'-0" 8 g E' 5 n a m -- -- Lower Living Area 1 657.8 SF V) @� - — — — — Lower Living Area 2 449.3 SF o / PLJE:1L= Lower Living Area 3 238.6 SFoLower Living Area 4 266.6 SF Lower Living Area 5 172.2 SF exteriorspa aLower Living Area 6 115.6 SF U er Livin Area 1 705.4 SFPP 9 N O Upper Living Area 2 218.0 SF Upper Area 3 85.0 SF M O Mechanical PP Living O250 SF Upper Living Area 4 43.8 SF Upper Living Area 5 323.2 SF m Lower Living Area 1 Lower Living Are 2 14'- 10 1/2" Upper Living Area 6 287.1 SF 658S 449 SF - ; Upper Living Area 7 256.2 SF Upper Living Area 8 174.8 SF Grand total 3,993.5 SF N a` 19'-61 6'- 10" � U Q = � Lower Living Area 3 I Gara g a 510.8 SF -� U 239 SF K Mechanical 250.4 SF V) Q-) tY] Deck 368.5 SF Q 2 a� CD � (D Lower Living Area 4 o e Livin' Are 5 Project Data V g 267 SF SF Lower Living Area 6 Description Existing Proposed Total N 116 SF Living Area Upper Living Area 0 2093.1 2093.1 W n Lower Living Area 0 1900.1 1900.1 Basement Living Area 0 0 0 Q - Total Living Area 0 3993.2 3993.2 ' I I - — - - J — - - - - - - - - - - - Carport 0 0 0 N Garage 0 510.8 510.8 — — — — Storage 0 0 0 a N -� Mechanical 0 250.4 250.4 CN a E E Deck 0 368.5 368.5 0 N N 2 Lower Floor Area Plan � `� �(J LL'J lfl .O o M r a) N ^` O O N P N O r O N o0000 AC 1 Area Calculation 5 PA2O15-205 Attachment No. PC 4 - Project Plans 0 aaaa Plane of maximum building height as determined by P1-P5 P1 ��G (ER !r � yP o �j P2 C J o N a 0 o P1 �2��; 3 �yqP P3 • P2 E •P5 P4 �� v L A P5 C c CJ 0 N -ON G I • O LZ C N 'v8 \J W M J P CO L U Q g - i s - N ca cC L 9 0 n a m z I e O N < M r O 6C y 5 3 E �p 5 m / N N 2 � z � z U g N W N Q N O N M � U U �(J LL'J lfl .O O O O O N N N N O M r W N ^` O O N P N O r O N O O O O O R 1 . 0 3D Views 59 PA2015-205 Attachment No. PC 4 - Project Plans Plane of maximum building height as determined by P1-P5 aaaa P2 P1 <20 J v P2 P3 CO s E s P3 � N O 10 f0 0 V7 0- m _.£ CD P5 - _ CO M CO M - L i 1 \ P5ca _ LO - x L 9 S 5 n N I M E n_ W � 7 c v7 N g 2 (75 W ry Q N M N d �(J LL'J lfl .O N N N N W P N O r O N 00000 R 1 . 1 3D Views 0 ) PA2015-205 Attachment No. PC 4 - Project Plans - P1 0 C O aaaa P2 (ER Q Pi NIUYS 'P �C& Q O � N � a Plane of maximum building height as determined by P1-P5 o �2�Ji b 3 �yqP i P3 -.000 o N s U � m (n N N N m P O N — G �¢ — I > n n 7'0"20 S 01 (O \\� P4 g c s (d S L P5 _ � S E' 5 n - _ m _ - Ln O N a - _ M r v \ 5 S C3 1 �O N E C -" M 7 2 N n a> 2 � z � z U g N \ _ a W N Q N O N M � U U N d �(J LL'J lfl .O O O O O N N N N O M r N CL) O O N W P N O O N o0000 R 1 . 2 3D Views ci PA2015-205 Attachment No. PC 4 - Project Plans 0 aaaa \�G SER Q U� yP 0� P2 Plane of maximum building height as determined by P1-P5 � a ti o /� ��• ti y-3 P1 J P3 �> * y s P1 E BobU \ ) < U d Q � �• C c V c � N a > u¢ O a` a Q rn N NO a N a, o v m @ a v o rn rn o CO ca -- — - P4 P5 • � L P3 P2 s c J Ln S l \ a O r O i c - G �9 5 m \„. C3 M � — N N g \ (2) C> W � a U � m 2 � z � z U g N W O N Q N N N M N ci A N N � U U �(J LL'J lfl .O O O O O N N N N O M r N ^` O O N W P N O r O N O O O O O R 1 . 3 3D Views c�� PA2015-205 Attachment No. PC 4 - Project Plans o aaaa \�G SER Q � yP o �j Q O M N M a ti o Plane of maximum building height as determined by P1-P5 d) P5 P3 P2Pi € g� P3 � � o Pm v N � c = -< 0 N = a L 0 DO a a c v -` W cavv �c +� G L P1 U a / < CC CC J TIa S n - J � � R 1.4.1 }J ( } \ -� 3.'.^r 6� A�' a.S, ♦L JS Fl. �f CD -_ - -' `'•,"v.°'r.. � �}'' i �s�`, fi5 h`S �i�`�,^-t,..<.as 2, a�«' 'Ku`°r �7: ;�� L ,<� a z \\.. - \..- 1�`r•.'�.�J K\ �y-.,kr � r3 .gJ._t.�a� v-'d °f �.. �ti�,�i} r:.� � wf3'r-.= `\ ... at 4 a i..r � s- ✓'3 4 ti> 4,a � x t. L.f) �' 3y, C �( ��r$`��*S`J�f `�� 3a'r.ty�w. ant�Z'12 .�� S � z i � QST'• (r) ¢ p // - _' iT``�'y' �}'�� 1'k•v�Fifc`il ri ,a:# ;3 - t 'L •1'�J� �'k .µE A�Z �' ` •- 4 1 �� \, `�;��_ �'r... / � <, r• f- �L ,yf�t q;� : �� .� '� � �.�h! ^�'�i.}��° •y 0.s.p�� m W � U $ � M N N N g /7♦ U C> U a v U = C� = .� CD-) m U in Q 2 Q� Q (D € � z � z U g N W O N Q N M N M N ci A N N � U U L(J LL'J lfl .O O O O O N N N N O M r N ^` O O N W P N O r O Ln O O O O O R 1 . 4 3D Views 0:-, PA2O15-205 Attachment No. PC 4 - Project Plans 0 aaaa \�G SER Q � yP o� �j QO M N � a ti o CO s s E o N � U P C cCJ c � —vci a j U Q 0 N M a Q cs N a N v M a U a � � � N � W M J P CO L U outline of height limit compliant house / S E L� 4 outline of proposed house J S L 9 8 g E' 5 n a m V) O N M r O \\X fi 5 5 3 E LF- - - — — - - - - F[90' Upper Level Finish—Floor � s m N ° U $ � M N N N g C> ry Q North Elevation - Height Limit Compliant Design 1 Compared to Proposed DesignLn 114" = T-0" N m E Q� Q W c � z � z U g to 8 UJ O N Q N M N M N ci A N N = U U �(J LL'J lfl .O O O O O N N N N O M r N ^` O O N W P N O r O N O O O O O v3 . 1 Height Limit Compliant Design Compared to Proposed ,C-,sign PA2015-205 Attachment No. PC 4 - Project Plans 0 aaaa \�G SER Q � yP o� �j QO N � a ti o CO outline of height limit compliant house s" outline of proposed house s a E o N N � U7; ` d 'o 5 V7 P U d Q u N C c CJ N j U Q0 0 N a a NoR � � v co a W M J P CO L U Q g i s N � CC M N J _ 90.00 Upper Level Finish Floor Y (n _- - - -- S E' 5 - - n m O M — - - - - p - — — — — — 79.00' h _ Lower Level Finish Floor - — 5 5 3 E — — 73.00' Pool m N U � M ----- N I Q E � � L� M - 2 Q� Q (D € Z r Z U g - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - N 8 W O N South Elevation - Height Limit Compliant Design a N 1 Compared to Proposed Design T E 114" = T-0" N � U U �(J LL'J lfl .O O O O O N N N N O M r W N ^` O O N P N O r O N O O O O O V302 Height Limit Compliant Design Compared to Proposed ,[design PA2O15-205 Attachment No. PC 4 - Project Plans 0 aaaa Q o� \ Cnp has outline of height limit compliant house o{Ne�g�i\`0.{ o<s\op6d�o `{ outline of proposed house 00i-at `O f0 0 C c U c 0 —E _ > Q N a a G V a� o �C2 `O a 2 CD U 0 CO 0' $ - - - - 00 M J P 01 CO L V � � W � c v e Ipl I � s N s 8 g E' 5 n a m In O M O 5 5 3 E m W � U $ � M QJ � 00 N Q� C> U a v U = C� = ) 2 Q� Q (D € � z � z U g to 8 W O N Q N V N M � U U East Elevation - Height Limit Compliant Design 1 Compared to Proposed Design 114" = 1'-0" � o 0 0 0 O M r N O O N O N O O N O O O O O v3 . 3 Height Limit Compliant Design Compared to Proposed O.-sign PA2015-205 Attachment No. PC 4 - Project Plans 0 aaaa \�G SER Q � yP o� �j QO N � a ti o oCOf yejah t<pnif f o S/ c!"00,10t a"o f E oatFaStF/eIckon (;ne outline of height limit compliant house ,\ o}yej9hr�;moi \ ffor�atroo f outline of proposed house N ot � rn 0 P U d Q u N s Q 0 N \ > a - - - - - Q a CD 2 v C110, CD r- a W M J P CO _ f02.78' 4� Owner's Max Building Height U ' L s CC \ J _ L 9 8 90o S i Upper Level Finish Floor �' n a m Z In O N a M O a s 3 5 E 79.0 s Lower Level Finish Floor m � E U C - a 73.00' _J �—� N g Pool U O\ (1) � m Z2 in �!z 0 � o W � z � z U g to B W 0 N Q N N ci A N N � U U West Elevation - Height Limit Compliant Design 1 Compared to Proposed Design 1/4"= 1' 0" o o O M r N O N O O N O O O O O v3 . 4 Height Limit Compliant Design Compared to Proposed ,9� sign PA2015-205 Attachment No. PC 4 - Project Plans 0 aaaa Approximate location of sewer manhole-see ��G SER sewer engineering plans for more information U� V o � 14'-5' a J Property Line o Property Line * 5 Line of Side Yard Setback ' E E E y— —L Line of Side Yard Setback _ �I— — °' y00 - - ' y — o N eCL A A _ _ A E E1.2 E1.2 E1.2 U � 3 I o outline of shade structure above. I > outline of shade structure beam o E Underside of shade structure at > above. Underside of roof eave at Ln rn N lo - - min. 23'above F.G. of easementmin. 26'above F.G. of easement aS a ° v 2 m below below v ¢ O N aeck V N m01 E Concrete �� a v rn m o, deck above partially encroaching N `- � q into easement. Underside of deck co Mvv c E I E at min. 10'above F.G. I � " o` 01m 3 of u° (n)precast concrete stepping pads I U 9 a a) on grade deck partially encroaching into m W easement. Underside of deck at min. 10'above F.G. Q s Patio g 78.96' F.F. r L... 10'-0" Stone Pavers N o proposed sewer e I c a a ca s o -T Q CC 1 ) outline of deck above — — — — p J c N s (n)step 3'-2 1/2" Q� stones on grade 73.00' DN 2 _- O n E � m o m DN 0 0 o 0 E1.2, o � E E N N s (n)precast concrete stepping I E stones on grade -0" (n)wood and steel handrail in 10' � fence-post style footing proposed se er easement (n)precast concrete stepping pads on grade location of sewer cleanout(typ.)- I s see sewer realignment plan for L E additional information I o — — — — — — — — — — — — — �0 N N g Patio C> 78.96' F.F. Q Stone Pavers (, U (n)sewer lateral for house see sewer � realignment plan for additional " I information N Ln m I ti (n)sewer lateral for pool drain -see IO sewer realignment plan for additional (n E information Q IO o - 3 g QJ p W E I Line of Side Yard Setback I L — — — — — _ V g a o Line of Side Yard Setback o — U � L-1Property Line � W — — — — — Property Line — — — — — — — — — — - (n)precast concrete stepping pads on grade N Q N N N M O a N d N � U U 2 Lower Level Easement Plan 1 U er Level Easement Plan 0000 N N N N 1l4" = 1'-0" 114" = 1'-0" O M r N O O N O � N O r O SEE SEWER REALIGNMENT PLAN FOR ADDITIONAL INFORMATION N 0 0 0 0 0 El A Easement Encroachment Diagram 0(17 PA2015-205 Attachment No. PC 4 - Project Plans 0 aaaa \�G SER Q � yP o� �j J QO N � a ti o CO s s " E 10'_0 10,_0" U N � proposed sewer easement proposed sewer easement N aU LnN H o a)< Uao a 101.00' (n N aa, o �o v m a 100.00' M C:) I I I I - /f ` V M W CO J P CO I I0 0 0 0 0 Oi 0 0 0 0 0 0I +_� 99.36' — 100.00' portion of shade canopy in L) proposed easement i S portion of deck and guardrail g in proposed easement L... 93.50' (3) a ca I I I I 90.00' J S Y 88.50' proposed (n)sewer easement at 1011 Kings Road o I I 01 = N N N M Ln (n)precast concrete stepping pads on grade a�c m o � (n)proposed sewer pipe per sewer realignment plan o � E 78.50'F.S. (n)precast concrete stepping pads on grade I I I 3 I I � m / I I I I I I I I I m L O o C ^�^ ++ U W - 10'-0" M 2 proposed sewer easement proposed sewer easement (n m 2 Easement Section B A Easement Section A 0 O z � z 0 N Q N N N M O a N O N � U U (J LL'J lfl .O O O O O N N N N O M r N ^` O O N W P N O r O N ass a El 02 Easement Encroachment Diagram C,9 PA2015-205 Attachment No. PC 4 - Project Plans r d m UJ M X: 0 1011 KINGS ROAD of a J F U SEWER REALIGNMENT PLAN N z WZ �9 IN THE CITY OF z of w � w Of a x o NEWPORT BEACH , CALIFORNIA Alr w Z � 0 U Z O GENERAL NOTES GENERAL NOTES CONTINUED PROJECT LOCATION NOT TO SCALE SHEET INDEX 0 0 Z 1. ALL GRADING SHALL CONFORM TO CHAPTER 33 OF THE UNIFORM BUILDING CODE, LATEST EDITION AND THE CITY OF NEWPORT BEACH SHEET DESCRIPTION w 10z GRADING CODE. IF CONTRADICTIONS ARISE BETWEEN VARIOUS CODES, THE MOST RESTRICTIVE STANDARDS APPLY. 37. CONTRACTOR TO BE AWARE OF ALL OVERHEAD LINES AT ALL TIMES, SO AS NOT TO DISTURB THEM. CO.0 TITLE SHEET C1 .0 SEWER REALIGNMENT PLAN 2. WORK SHOWN HEREON SHALL BE DONE IN ACCORDANCE WITH THE PROJECT SPECIFICATIONS. 38. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY INSPECTIONS PRIOR TO POURING ANY CONCRETE. �u�, ' C3.0 SEWER DETAILS 0 ITr 39. CONTRACTOR IS RESPONSIBLE FOR EROSION, DUST, MUD, SILT, DEBRIS, AND TEMPORARY DRAINAGE CONTROL DURING GRADING OPERATIONS. A O3i1 a ,. Q 3. ALL MATERIALS ( AND METHODS -011e3e Costa Q°�J y 0 c CONSTRUCTION THE GREENBOOK)OF CONSTRUCTION SHALL CONFORM TO THE STANDARD SPECIFICATIONS FOR PUBLIC WORKS ,, CURRENT EDITION, ALL SUPPLEMENTS THERETO, AND CITY OF NEWPORT BEACH STANDARDS AS 40. CONTRACTOR SHALL OBTAIN ALL REQUIRED PERMITS, INCLUDING NPDES, FROM THE APPROPRIATE JURISDICTIONAL AGENCIES FOR THE DISCHARGE REQUIRED. OF STORM WATER RUNOFF AND GROUNDWATER THAT MAY BE NECESSARY TO ACCOMPLISH THE EXCAVATIONS AND CONSTRUCTION WORK SHOWN s Mesa �°� p ON THESE PIANS. Fair or y� 011 4. GRADING, TRENCHING AND BACKFILL SHALL COMPLY WITH THE RECOMMENDATIONS OF THE PLANS, SPECIFICATIONS. a s, 0- 41. THE TERM "INSPECTION" OR "INSPECT" AS USED IN THESE CONTRACT DOCUMENTS SHALL BE TAKEN TO MEAN "OBSERVE" OR "OBSERVATION". '��, `�°ti 5. THE CONTRACTOR SHALL SUBMIT A CONSTRUCTION PHASING PLAN. THE PLAN SHALL BE REVIEWED BY THE OWNER PRIOR TO THE ENGINEER IS NOT RESPONSIBLE FOR THE CONTRACTOR'S CONSTRUCTION METHODS. 9�.P• s! o CONSTRUCTION. 42. SUBMIT SHOP DRAWINGS AND LAYOUT DRAWINGS FOR ALL MATERIALS PRIOR TO ANY MATERIAL PURCHASE OR INSTALLATION. a _ ,4 0 I ' I r n tlratoluft-_- - b W o 6. ACREAGE OF THE LOT IS: 0.27 ACRES. 43. REMOVE INTERFERING PORTIONS OF EXISTING ABANDONED UTILITIES AS REQUIRED TO CONSTRUCT PROJECT. VERIFY ABANDONED STATUS PRIOR upper Newport Bay �1 or O TO REMOVAL. -�� °q, Upper Newport Regional Park � Z m o 7. BENCHMARK: COUNTY OF ORANGE BM 3K-23-68 DESCRIBED BY OCS 2002-FOUND 3 OCS ALUMINUM BENCHMARK DISK STAMPED �' ear r e 44. THE CONTRACTOR/DEVELOPER IS RESPONSIBLE FOR ENSURING THAT RETAINING WALLS DO NOT INTERFERE WITH PROVISION OF UTILITIES. W 19th sr , r 1 "3K-23-68", SET IN THE WEST CORNER OF A 8 FT. BY 5.5 FT CONCRETE CATCH BASIN. MONUMENT IS LOCATED ALONG THE NORTH " uW �+ `' SIDE OF PACIFIC COAST HIGHWAY, 0.75 MI. SOUTHEAST FROM ITS INTERSECTION WITH NEWPORT BOULEVARD, 20 FT. NORTHEAST OF 45. NFPA 24 SHALL BE THE GOVERNING DOCUMENT FOR THE PRIVATE SYSTEM. F a l o �J ` o THE CENTERLINE OF THE NORTHBOUND LANES ALONG PCH, BETWEEN TWO DRIVEWAYS FOR #1600 PCH. MONUMENT IS SET LEVEL �/ C 'Oe : z WITH THE SIDEWALK._NAVD88 ELEVATION =10.404 CITY Or NEWPORT BEACH GENERAL NOTES wliths z F D 8. THE SOILS ENGINEER SHALL ALSO BE RESPONSIBLE TO VERIFY AND REPORT THAT PROPER COMPACTION HAS BEEN OBTAINED BY ��" '� o P' P � U SUBCONTRACTORS AND AGENCIES CONCERNING UTILITY LINE BACKFILL (INCLUDING, BUT NOT LIMITED TO, SEWERS, WATER LINES, 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE t° y FO yRA p ELECTRICAL, GAS, AND LANDSCAPE IRRIGATION LINES). COVENANTS, CONDITIONS AND RESTRICTION WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR c COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. O PROJECT Ld � 9. IT IS THE SOIL ENGINEER'S RESPONSIBILITY TO ENSURE THAT ADEQUATE COMPACTION HAS BEEN ATTAINED ON THE ENTIRE GRADING ?j LOCATION 2. PRIOR TO PERFORMANCE ANY WORK IN THE CITY RIGHT OF WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS �r i o N SITE, INCLUDING FILL AREAS OUTSIDE THE BUILDING PADS AND ON ALL FILL SLOPES. DEPARTMENT. UJ � 10. IN NO CASE IS ANY SLOPE TO EXCEED A GRADIENT OF TWO HORIZONTAL TO ONE VERTICAL (2:1). 3. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC), THE PROJECT SOILS REPORT, AND SPECIAL Newport ® xo Q REQUIREMENTS OF THE PERMIT. Beach aQD (, 11. IF ANY UNFORESEEN SUB-SURFACE STRUCTURES ARE ENCOUNTERED DURING CONSTRUCTION, THEY SHALL BE IMMEDIATELY BROUGHT z TO THE ATTENTION OF THE SOILS ENGINEER BEFORE PROCEEDING FURTHER. 4. DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE. 0' _ 5. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THE CONSTRUCTION PERIOD. ¢ ? U) Q 12. EXISTING TOPOGRAPHY SHOWN HEREON WAS TAKEN FROM A SURVEY DATED APRIL 3, 2015 AND JULY 31, 2015 BY INCLEDON a 0 CONSULTING GROUP. 6. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00 AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS o U Z W AND HOLIDAYS PER SECTION 10-28 OF THE NEMC. Y m 13. THE EXISTING BOUNDARY AND EASEMENTS, AS SHOWN, WERE TAKEN FROM INFORMATION PROVIDED BY OTHERS. w 7. NOISE, EXCAVATION, DELIVERY, AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC. Z CL J I- 14. THE CONTRACTOR SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR THE JOB SITE CONDITIONS, INCLUDING SAFETY OF ALL ABBREVIATIONS ti o W 8. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES. w Q O O PERSONS AND PROPERTY, DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT. THIS REQUIREMENT SHALL APPLY n CONTINUOUSLY, AND SHALL NOT BE LIMITED TO NORMAL WORKING HOURS. 9. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES. AC/ASPH ASPHALTIC CONCRETE o o > BL/BLDG BUILDING of 15. PRIOR TO COMMENCING CONSTRUCTION, THE CONTRACTOR SHALL VERIFY ALL JOIN CONDITIONS FOR GRADING, DRAINAGE AND 10. APPROVED SHORING, DRAINAGE PROVISIONS, AND PROTECTIVE MEASURES MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING CB CATCH BASIN 0 w W UNDERGROUND FACILITIES, INCLUDING THE LOCATION AND ELEVATION OF ALL SURFACE JOIN CONDITIONS, AND INCLUDING LOCATION OPERATION. CF CURB FACE o 3 Z AND ELEVATION OF EXISTING UNDERGROUND FACILITIES AT CROSSINGS WITH PROPOSED UNDERGROUND FACILITIES. IF CONDITIONS CL CENTERLINE OR CHAIN LINK 0 O DIFFER FROM THOSE SHOWN ON THE PLANS, THE CONTRACTOR SHALL NOTIFY THE ENGINEER AND SHALL NOT BEGIN CONSTRUCTION 11. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL. CMB CRUSHED MISCELLANEOUS BASE UNTIL THE CHANGED CONDITIONS HAVE BEEN EVALUATED. CONC CONCRETE 12. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM CF CUBIC FEET } 16. ALL DRAWINGS ARE CONSIDERED TO BE A PART OF THE CONTRACT DOCUMENTS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE WITH CHAPTER 15 OF THE NBMC. CY CUBIC YARDS UJ REVIEW AND COORDINATION OF ALL DRAWINGS AND SPECIFICATIONS PRIOR TO THE START OF CONSTRUCTION. ANY DISCREPANCIES DIA DIAMETER j THAT OCCUR SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT/ENGINEER PRIOR TO START OF CONSTRUCTION SO THAT A 13. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPE AREAS. DWG DRAWING E ELECTRIC OR EASTING OR EAST U 1 CLARIFICATION CAN BE ISSUED. ANY WORK PERFORMED IN CONFLICT WITH THE CONTRACT DOCUMENTS OR ANY CODE REQUIREMENTS w` .J 14. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN EC EDGE OF CONCRETE SHALL BE CORRECTED BY THE CONTRACTOR AT THEIR OWN EXPENSE AND AT NO EXPENSE TO THE OWNER OR ARCHITECT/ENGINEER. A "STOP WORK" ORDER. ELEC ELECTRICAL 0 ELEV ELEVATION 0 Q 17. THE ENGINEER PREPARING THESE PLANS WILL NOT BE RESPONSIBLE FOR, OR LIABLE FOR, UNAUTHORIZED CHANGES TO OR USES OF 15. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC OR ABS PLASTIC SCHEDULE 40 OR SDR 35 OR ADS 3000 WITH GLUED JOINTS. EPB ELECTRICAL PULLBOX o THESE PLANS. ALL CHANGES TO THE PLANS MUST BE IN WRITING AND MUST BE APPROVED BY THE PREPARER OF THESE PLANS. EXIST EXISTING w Q U 16. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR, OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER STREETS, CURBS, GUTTERS, OR STORMS DRAINS. FF FINISH FLOOR in O 18. NOTES AND DETAILS ON DRAWINGS SHALL TAKE PRECEDENCE OVER GENERAL NOTES AND TYPICAL DETAILS. WHERE NO DETAILS ARE CITY I MATERIAL ANNESWPORTTE SHALL BE REMBEACHED FROM HE EROSION CONTROL NOTES FG FINISH GRADE 0 N m GIVEN, CONSTRUCTION SHALL BE AS SHOWN FOR SIMILAR WORK. I I OF FH FIRE HYDRANT ~ LL FL FLOW LINE 19. THE EXISTENCE, LOCATION AND CHARACTERISTICS OF UNDERGROUND UTILITY INFORMATION SHOWN ON THESE PLANS HAVE BEEN 1. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15. FS FINISH SURFACE 0 OBTAINED FROM A REVIEW OF AVAILABLE RECORD DATA. NO REPRESENTATION IS MADE AS TO THE ACCURACY OR COMPLETENESS OF GA NATURAL GAS z ! n SAID UTILITY INFORMATION. THE CONTRACTOR SHALL TAKE PRECAUTIONARY MEASURES TO PROTECT THE UTILITY LINES SHOWN AND 2. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN OCTOBER 15 AND MAY 15. GB GRADE BREAK V N ANY OTHER LINES NOT OF RECORD OR NOT SHOWN ON THESE PLANS. CONTRACTOR WILL VERIFY LOCATIONS. GM GAS METER Z 0L 3. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE GT GUTTER w _ O 20. IF AT ANY TIME DURING GRADING OPERATIONS, ANY UNFAVORABLE GEOLOGICAL CONDITIONS ARE ENCOUNTERED, INCLUDING BUT NOT FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE GV GATE VALVE LIMITED TO THE UNCOVERING OF ARTICLES POTENTIALLY ARCHEOLOGICAL IN NATURE, GRADING IN THAT AREA WILL STOP UNTIL WORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT. HDPE HIGH DENSITY POLYETHYLENE o HORIZ HORIZONAL a APPROVED CORRECTIVE MEASURES ARE OBTAINED. CONTRACTOR WILL VERIFY LOCATION. 4. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE DURATION OF THE PROJECT. INV INVERTL LENGTH ~ 21. THE PROPOSED GRADE IS THE FINAL GRADE AND NOT THE ROUGH GRADE. THE CONTRACTOR SHALL SUBTRACT THE THICKNESS OF CITY OF NEWPORT BEACH REQUIRED INSPECTIONS NOTES LF LINEAL FOOT z o w THE PAVED SECTION AND/OR LANDSCAPE TOPSOIL SECTION TO ARRIVE AT THE ROUGH GRADE ELEVATION. w Z LS LANDSCAPING o r 1. A PRE-GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, MAX MAXIMUM z w W 22. STRAIGHT GRADE SHALL BE MAINTAINED BETWEEN CONTOUR LINES AND SPOT ELEVATIONS UNLESS OTHERWISE SHOWN ON THE PLANS. GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED MH MANHOLE 00 _J LU FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. MIN MININUM i o U 23. FILL MATERIAL SHALL MEET WITH THE APPROVAL OF THE ENGINEER PRIOR TO BEING IMPORTED. UNSUITABLE MATERIAL THAT IS MTR METER 0 Fw EXCAVATED BY THE CONTRACTOR THAT CANNOT BE USED AS FILL SHALL BE DISPOSED OF OFF-SITE BY THE CONTRACTOR. 2. A PRE-PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF THE SUB-GRADE PREPARATION FOR THE PAVING WITH THE N NORTH OR NORTHING w w o FOLLOWING PEOPLE PRESENT: OWNER, PAVING CONTRACTORS, DESIGN CIVIL ENGINEER, SOILS ENGINEER, CITY BUILDING INSPECTOR OR THEIR NTS NOT TO SCALE REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. V) I- d 24. ALL DEBRIS AND FOREIGN MATERIAL SHALL BE REMOVED FROM THE SITE AND DISPOSED OF AT APPROVED DISPOSAL SITES. THE PA PLANTING AREA w CONTRACTOR SHALL OBTAIN NECESSARY PERMITS FOR THE TRANSPORTATION OF MATERIAL TO AND FROM THE SITE. CITY OF NEWPORT B EACH DOCUMENTATION NOTES PB PULL BOX STAMP: PCC PORTLAND CEMENT CONCRETE 25. AFTER REMOVAL OF DEBRIS, ANY EXISTING FILL OR DISTURBED NATURAL SOILS SHALL BE EXCAVATED TO THE SATISFACTION OF THE POC POINT OF CONNECTION w 1. AN AS-BUILT GRADING PLAN SHALL BE PREPARED BY THE CIVIL ENGINEER INCLUDING ORIGINAL GROUND SURFACE ELEVATIONS, AS GRADED O SOILS ENGINEER. PROP PROPOSED x GROUND SURFACE ELEVATIONS, LOT DRAINAGE PATTERS AND LOCATIONS, AND ELEVATIONS OF ALL SURFACE AND SUBSURFACE DRAINAGE FACILITIES. 0 P oFessi HE/SHE SHALL PROVIDE WRITTEN APPROVAL THAT THE WORK WAS DONE IN ACCORDANCE WIHT THE FINAL APPROVED GRADING PLAN AND STATE PT POINT o ° 26. THE EXPOSED SOILS SHALL THEN BE INSPECTED BY THE SOILS ENGINEER, AND ANY ADDITIONAL OVER-EXCAVATION SHALL THEN BEPVC POLYVINYL CHLORIDE THE NUMBER OF YARDS OF CUT AND/OR FILL MOVED DURING THE OPERATION. 0 , GP a MADE IN ACCORDANCE WITH THE SOILS ENGINEER'S RECOMMENDATIONS AND AS CONTAINED IN THE SOILS REPORT. R RIDGE 2. A SOILS GRADING REPORT PREPARED BY THE SOILS ENGINEER, INCLUDING LOCATIONS AND ELEVATION OF FIELD DENSITY TESTS. SUMMARIES OF RAD RADIUS N �� A FIELD AND LABORATORY RESULTS AND OTHER SUBSTANTIATED DATA AND COMMENTS ON ANY CHANGES MADE DURING GRADING AND THEIR EFFECT RET RETAINING z 7 O 27. ALL FILL SOILS OR SOILS DISTURBED OR OVEREXCAVATED DURING CONSTRUCTION SHALL BE COMPACTED PER THE REQUIREMENTS OF a ON THE RECOMMENDATIONS MADE IN THE SOILS ENGINEERING INVESTIGATION REPORT. HE SHALL PROVIDE WRITTEN APPROVAL AS TO THE S SOUTH z THE SOILS REPORT AND THE SPECIFICATIONS. 0 w ADEQUACY OF THE SITE FOR THE INTENDED USE AND COMPLETION OF WORK IN ACCORDANCE WITH THE JOB SPECIFICATIONS. SDMH SSTORMTORM DDRAINRAIN MANHOLE � �O r 1V1VFo��P = 28. HE CONTRACTOR SHALL OBTAIN AN O.S.H.A. PERMIT FROM THE CALIFORNIA DIVISION OF INDUSTRIAL SAFETY PRIOR TO THE OF CAL1 n 3. A GEOLOGIC GRADING REPORT PREPARED BY THE ENGINEERING GEOLOGIST, INCLUDING A FINAL DESCRIPTION OF THE GEOLOGY OF THE SITE, SF SQUARE FEET z w CONSTRUCTION OF TRENCHES OR EXCAVATIONS WHICH ARE FIVE FEET OR DEEPER. INCLUDING ANY NEW INFORMATION DISCLOSED DURING THE GRADING PLAN. HE/SHE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF SW SIDEWALK UJ J THE SITE FOR THE INTENDED USE AS AFFECTED BY GEOLOGIC FACTORS. TC TOP OF CURB 0 29. DIMENSIONS TO PIPELINES ARE TO CENTERLINE UNLESS OTHERWISE NOTED. TF TOP OF FOOTING 00 DATE: 2015.09.17 TG TOP OF GRATE N 30. A LICENSED LAND SURVEYOR OR A REGISTERED CIVIL ENGINEER SHALL PERFORM CONSTRUCTION STAKING FOR IMPROVEMENTS SHOWN TW TOP OF WALL w ON THESE PLANS. TYP TYPICAL SCALE: AS SHOWN VA VALVE 31. THE CONTRACTOR SHALL REPLACE ALL EXISTING IMPROVEMENTS DAMAGED DURING CONSTRUCTION TO MATCH EXISTING, INCLUDING VERT VERTICAL O DRAWN: JC CHECKED: LC PERMANENT TRENCH RESURFACING. W WEST OR WIDTH W/ WITH TWO WORKING DAYS BEFORE YOU DIG z JOB NUMBER: 32, CONTRACTOR SHALL REPLACE ANY SURFACE OR SUBSURFACE IMPROVEMENTS DAMAGED OR REMOVED DUE TO CONSTRUCTION AND IS WV WATER VALVE K REQUIRED TO REPLACE THEM TO THEIR ORIGINAL CONDITION. BEFORE yo :D476.001 0 o Under z DWG NUMBER: 33. CONTRACTOR SHALL MAINTAIN ACCESS TO EXISTING FIRE LANES AT ALL TIMES. COORDINATE WITH FIRE AUTHORITY. P ground 0 Service Alert rof Soulhem °a°'omia o SHEET NO. 34. PRIOR TO EXCAVATION CONTRACTOR TO CONTACT UNDERGROUND SERVICE ALERT (800-227-2600) FOR PUBLIC UTILITIES. w 35. ALL DIMENSIONS ARE IN FEET OR DECIMALS THEREOF. CALL: TOLL FREE z O . O 1-800-422-4133 O a IC 36. ALL CURB DIMENSIONS AND RADII ARE TO PAVEMENT FACE OF CURB. 0 1OF 3 SHEETS 0 PA2015-205 Attachment No. PC 4 - Project Plans r w m 9+88 10100 10125 10150 10175 10188 a 78 -78 J U cr N to z N O U) 77 77 = L a _ o � z N Ldz 76 76 0 co o N i= w oaw M J 0 Z 0 OQ z 75 L . 0� 0 75 w z N �rn r 0 0 _ r z 74 74 o Z -7z 8 7 o I - � <rN FG _ a �, • a \ aw a 3 0 z a Q 0I< / o d 73 - . 0 73 CURB \ Cf) r-o / \ o z d c` w U 72 \\ / — — 72 vi L ? \ � o U 71Ln \ 71 0 w M \ EG Dco CD CN 7070 Q Q )2 STA. 1gg0+pp00.00 a (n U 69 END CONSTRUCTION o _ �9 C (D Q JOIN EXISTING SS AT PL o+ z o 0j `O 0 �Ur/^� Z LLI m -1=, Z N cD U Of V J U')— �A- 0. 0 v o M - + > STA. 10+58.61 — o W rn a0 + z " STA. 10+59.58 STA. 10+71.00 w N e 7 � 68.61 I INV-6 " p 0 0 68 N rn SS=LATERAL W_Y.E 68.60 INV-6 68.50=1.NV �g z 61 d SS LATERAL WYE o 0 POOL CONNECTION BEGIN CONSTRUCTION v HOUSE CONNECTION JOIN EXISTING SS AT PL z w 4'O-MH 54:84-LF-6"PVC S6 w 1-16-LF 6"PVC-SS 4'0-MH 7:00-LF w z Z 6 PVC S Z o 67 -I -67 0 9+88 10+00 10+25 10+50 10+75 10+88 J J x U DISPOSITION NOTES o I z Q i� \ I / / ❑1 PROTECT EXISTING ITEM IN PLACE. a m Oz O\ I / 1 / ABANDON EXISTING UTILITY AND REMOVE INTERFERING PORTIONS AS NECESSARY. N w �� ` ~ LL M o \ / ❑3 CAP EXISTING UTILITY. o m ❑ ,� w 8 PROPOSED z w ° / I , � / SANITARY SEWER NOTES L z (D � _ 75.55 I SS EASEMENT — - TC TW CONNECT TO EXISTING SANITARY SEWER LINE. o a Y z 73.59 S5 z — / SS2 INSTALL 6" PVC SDR 35 SANITARY SEWER PIPE PER CITY STD 106-L, DETAIL 1, SHEET C2.0. w z �� SS1 SS2 STA. 10+00.00 i \/ w o \ \ r z r '� 47 NV \w \� I _ // I 73.04 TC —_ � � -- I� -\ \�,a� -1- - - -— - ❑ SS3 INSTALL SANITARY SEWER CLEANOUT PER CITY STD 405-L AND 406-L DETAILS 2 AND 4, SHEET C2.0. z (D x72.66 FG _ w o `) , \ - - o ¢ r z -(7.2-54,)FS _t ,- e�� I \ \� 9 PROPSED-R q E, SS4 INSTALL 4" SANITARY SEWER LATERAL CONNECTION PER CITY STD 406-L DETAIL 2, SHEEP C2.0. z w x / -(69.6t)INV '\� �It <�7 6"S PVC ��I_ FF=78.96�� � -1 LL1 CONTRACTOR TOi VERIFY e y I r w 78' F F b 6"SS PVC JOIN EXIST 6"SS - �i �\ � I� -��-2� x m 17 1 116 SS PVC / SS5 INSTALL SHALLOW SANITARY SEWER MANHOLE PER MODIFIED CITY STD 401-L, DETAIL 3, SHEET C2.0. z w w -�� I 7 V PROPSED STAIRS w 3: o /-SS7 I SS6 POINT OF CONNECTION TO POOL EQUIPMENT. SEE POOL PLANS FOR CONTINUATION. a = w w 70.83 -f --I -S. �. c% - _ ;?,, 72.00 SS8 SS3 w N w TC a TW I L �6 - _ _ NY`s \ SS7 POINT OF CONNECTION TO BUILDING SEWER. STAMP: - INSTALL 4" PVC SDR 35 SANITARY SEWER PIPE PER CITY STD 106-L, DETAIL 1, SHEET C2.0. = O� ° 70.83 - 6"SS PVC 2 \ ��� \ SS9 INSTALL AIR GAP, INLET, TRAP AND VENT FOR POOL WASTEWATER DISCHARGE PER DETAIL 5, SHEEP C2.0. )J - - - - z �7'�I \ �_ _ �'�\ _�� 2 6 SS PVC\ �� o JGPS i �� STC-110+59.58 � / \ z (g SS5 STA. 10+14.16 �� �� 6 _ - �J \ a * 72.00 SMH i -LIMITS OF r z z 68.08 INV DECK ABOVE SS2 o vr70'� _- ��10 7�S STEEL \ o r IVIV �.P z Q 7 ss� y `I- 1/< OF CAL\FOR -68,6.1,INV-6 SS2 — — D 61 36 \ � 68-.5t IN SS1 �? o DATE: 2016.01.07 9 _ - - - - ( )��\ N - - - - - - - - - - - -- CONTRACTOR TONV`ERIF�Y N - - - - - - - - - JOIN_ EXIST 6"SS \\ �e SCALE: AS SHOWN 61) DRAWN: 3C CHECKED: LC k d6\ ---- ---- ------- --- _3_ SS9 68 \ \ \ o 65.0 - --- SSJOB NUMBER: TW ` - -67\ \ j 476.001 -- -- - - -- - - -- -- - ----- _ \ z DWG NUMBER: - -- -- - ----- 36 o r ` - ---- ------- -------- r \ 35 \ o SHEET NO. ^'PROPSED \ 0 2.5 5 w �\ - ----- - ------------_-_ POOL DECK I\ ® U o ` 1^.g' o C1 . 0 2 OF 3 SHEETS 0 PA2015-205 Attachment No. PC 4 - Project Plans r o m m a J U Chisel 'S_ on lace of concrete V) .I R io curb over lateral. 3" high N Z 7 1 letter. )i deep. (n I Curb & gu t[er l Z Z 111 Sidewalk (Or alley surface) \l` L W L CL PLAN VIEW / Z ILLI 1 3 Finished street surloce- Z Q �r F Riser. Coulder or Fenlco coupling O \y0 & stopper to be Installed G" O \` below unshed grade. WCt,1 Z f\ 3 3 Q W FLOW a '�q 45 v\ e �� FL01'1 W O QQ Z V e o SE14ER 6 �5', 4 Z 2 Z Z W Z 3 : H Lr- 45 O V.C.P. & P.V.C. SEWER LATERAL CONNECTION TYPE "A" — z 2 7 6 Q Minimum Slope: Y" per linear Toot Lr- 7 1 Q c, or 2.009. O L Z , ■ C a �- SPEC.AL NOTE: Under Op circumstances shot ABS pipe or fittings F- 'w-''ia., L. be alloved! All sewer laterals shall be inspected by the Utilities Dept. Q c and be replaced if necessary to meet .-,meat city stv.dsrde. Sewer lateral, lateral co� minimum dope Y." per linear fool per STD-LOS-L. 9 Q_ Q c o CONSTRUCTION NOTES: GEI,,TERAL NOTES: r 0 1 . 1 O Install sever cleanout cover per applicable I. For slope less than Y.- per fool a 6- lateral shall be used with a minimum O W �r ? PROFILE VIEW portions sf STD-511-L Triangular cover with slope = Ys- per fool. h d I/ 2. A cleanout shall be installed on all sewer lateral connections. O > I I O 4' (or 6) SDR-35 PVC sewer pipe with Q "- ie / gaskeled. integral bell and spigot joints. 3. Cleonoul shall be installed at property the, Z y c` g = d EJ O 4' (w 67 SDR-35 PVC 45' bend. 4. Sewer cleanout covers shall be Brooks products No. 4-T Or J.&R. N0. 4T W w marked sewer. N 21 N V_ O x 3 (ir 6'x 6') SOR-35 PVC wye branch o fitting, 5. Cleanout covers placed In sidewalks may be Brooks Products No.l -RB Ei and No.l-R (concrete cover) or J.&R. No. It by sptcial permission only. / ■ •' „-, CONSTRUCTION NOTES: GENERAL NOTES: 4" (or 61 ABS stopper (where laterals are LAI L� a O stubbed) 6. Sewer cleanout riser pipe moterial shall be SDR-35 PVC except where U 8" : 4 (w 8- u 6') SOR-35 PVC vye branch fitting. 1. All residential sewer laterals shall be 0 diameter. All existing sewer main is VCP In which case VCP Alpo and fittings shall be =Dodo conversions shall be 6` diameter. © d' (or 6) short piece, SOR-35 PVC, Gused. " O O4' ,or 6') diameter sewer lateral pipe per STD-406-L. Iwo. 7. PVC shall be SDR-35 per ASTM 3034. N 2 2. All commercial sewer laterals shod be a minimum of 6" O p S" (iometer, banded, rvbber mechon col cwpling. Fernco or diameter. Larger commercial laterals require special 4° (or 67 rubber mechanical banded seal tromp. Flrnae or City approved equal. S. PVC pipe and fittings shall be bedded with X" aroshea rock material. O In areas of round water or tide water crushed reek. Lauder. bands shall be stainless steel. Mission repair design. 9 gb- la.l M vouAings for all wye cut-ors (D 4- (or 6") private sewer pipe. 3. Pipe and fittings shall be either SDR-35 PVC or VCP. 9. Where VCP materials are used, bedding shall be standard. O (� O Existing b" VCP sewer main. 'VC is preferred. ABS pipe is strictly prohibited. O PVC.4" (o- 6') wye branch Fitting. SDR-35 10. Single family residences shall be 4" diameter all olhels shall be 6". W CD a" or 6" 45' Ell. Rotate linin to erovidw proper vertical 4• Pipe and fittings shall not be glue-pint type fittings. O If. Saddle type connecllons to sower mains are rohibilled, except by special N rNr�1� 9 - p aP 10 Install AIF stopper in rubber coupling. Use Q' Q 00 5 permission from the Utilities Superintendent.1. Then and an old Concrete O and horizontal alignment. Mission Cay Products stopper or oD0''ovad P P y O L 5. Glue-pints are prohibited, equal, mains with heavy flows.) _ (U) 11 Sidewalk 'eplacemenl shall be In lull panel. 12. Clue or solvent joints are prohibited. Q -I O U Z CITY OF NEWPORT BEACH APPROVED: CITY OF NEWPORT BEACH APPROVED: PUDT,IC\\'ORKS DI:PAR'G\I6N1 PUBLIC WORKS Drri,RTntrNT . Q r U i SEWER LATERAL RCE NO.36106 I'JBLICWORKS DIRECTOR SEWER LATERAL WITH RCE NO.36106 PUBLIC WORKS DIRECTOR o v w Drawn:M.,Miss Scale:N.T.S. Dm1vn:NI.Eliu Scale:N.T.S. X � m CONNECTION TYPE "A" r?nmu,Ynw,x,wa,°x0a CLEANOUT gsl:aswuw.ammceas,n, 0 Er Date:tan.201W c plMukmat pmnlna.n� Dale:Jan.2000 clwx+i,nam,omnu.r°w, Of :DRA�VINC.NO. STD-405-L DRAIVINC NO. STD-406-L z a J ~ o _ LAJ UJ oo 0 0 Z 4 STD-405-L SEWER LATERAL CONNECTION SCALE: NTS 2 STD-406-L SEWER LATERAL WITH CLEANOUT SCALE: NTS o o z Z 0 OfOf 1 TRENCH VIDTH J Q FINIMD SUBGRADE X ( l 4'12'- 12" y�24' alta.— W / \ v 2- A.C. .s _ .. ;/4 Z Q 4 . . 24"MIN '� �f CS C8 r - OPTIONAL w is° maximum 24' diameter '` \ 48 } o EXCAVATION LINES Z O 1 b C Z O W 1 �>:. mss. 3 ` Q or 60" diameter-- - 314 m O 6: . 6,. 1 z !I 1 w. 48" x 24" & 60" x 24" ECCENTRIC CONE Z_ 'M_IN (DpwZExtend base to within I4" of nearest pipe joint. NSPRING LINEpTRENCH SHEETING �16' o.c. Cyn. PLRN OF BASE OR SHORING T USEDW�4E" c, 60" diameter J� AF ? 6' MIN. 3/4 CRUSYED GRAVEL o J f/ y :;i� r SLOPE Z LJ FMin. l I t"/FT TREBCH SHEETING OR 0.4 Q.D. 0 V `oQ`t I SHOEING IF USED o Of C) •a I UWD.ISTUP.DED SOIL, TYPICAL aLJ Lu o x w X 1. TRENCH VIDTH SHALL BE O.D. + 12' MINIMUM, OR O.D. + 20' MAXIMUM, INCLUD.'NG Q THICKNESS OF TRENCH SHORING OR SHEETING. STAMP: � 5-0- for.48' � I !6° Gravel Sub-base 0 DETAIL IN PROGRESS 6-0° for 60° 2 BFT STANDARD SPECIFICATIONS CSINU 306-1,3, EXCEP' Ld THAT RELATIVE CONP CTONSHALLBE99 PERENTmIm up TYPICAL SECTION QROFESS/0 �\ 3, VHEN THE MAXIMUM TRENCH 169TH IS EXCEEDED, THE CONSTRACTOR SHALL S7BMIT i ¢�° A.0 TO THE ENGINEER FOR APPROVAL, DRAVINGS WITH SUBSTANTIATING ENGINEERING d ` P`' CALCULATIONS FOR THOSE MODIFICATIONS OF PIPE STRENGTH AND/OR BEDDING �G m 3 CONSTRUCTION NOTES: GENERAL NOTES: VHICH WILL PROVIDE AN IN-PLACE FACTOR OF SAFETY EQUIVALENT TO THAT (n IJJgQ77 A PROVIDED IN THE CONTRACT. OInstall manhole items & cover per STD-112-L 1. For drop manhole see drawing STD-403-L F and STD-409-L. Z m 2. The difference in elevation al each end of the Inert of the 4. BEDDING SHALL BE PER STANDARD SPECIFICATIONS SECTION 306-1.2.1, EXCEP.' THAT: manhole channel shall be 0.20 feet. Shelf sine shown is 0O r 1V1� O�C�\P QQ Construe concrete collar 12"x 6-. minimum. (A) CLASS 100-E-100 SLURRY MAY BE SUBSTITUTED FOR SHAPED BEDDING AT THE r Q OF CALIF o O Install 3' grade ring arbors requited. For new manhole installations. toy new sewer sips through CONTRACTOR'S OPTION AND SOLE EXPENSE, w manhole and cut out pipe for channel after base is poured. 4 4.ring.reale Install 6' Al connectlonn to existingmanholes shall be core drilled and (B.) HAUNCH BEDDING SHALL BE HAND TAMPED TO 917% RELATIVE COMPACTION MINIMUM O O g g water tight when completd. Approved method for pipe to FOR PVC, RPM, HOPE, AND ALL OTHER FLEXIBLE PIPE INSTALLATIONS, VHEREUPON O DATE: 2015.10.28 N manhole connections: Use CWphl couplings with eastomelsc gasket 6- RubbTHE REMAINDER OF BEDDING (ABOVE SPRINGLINEI MAY BE COMPACTED CONCURRENTLY O er couplings outside manhole baso. seals. Cement- rout Into manhole walls. Insert pipe VITH THE BACKFILL, V)N through Coupling. © Install steps par STD-404-L I-- SCALE: AS SHOWN 5. 60" Manhole for depth of 15' or greater. 5. TRENCH RESURFACING SHALL BE PER SPD.-105-L. REVISED 6/2902 li a 0 DRAWN: JC CHECKED: LC u'rltDvl D: CITY OF NEN'POR7" BEACH APPROVED: CITY 017 NEWPORTBEACH I runl.lc WORKS notrna'rllENr cp °c PUBLIC WORKS DEPART'MENI' (� C; RCE NO.36106 IILICWORKS DIRECfOR F- JOB NUMBER: a RCE NO.36106 PUBLIC WORKS DIRECTOR Date: 2 Mor 1999 Seale:N.T.S. 476.001 STANDARD MANHOLE PIPE BEDDING ""S Pea, x p srov in Drawn by. M. GRA CIA Tsai$ pe.ali':,fdo`� 1d' Down:.L.glias Sole:N.T.S. z DWG NUMBER: w F:\eSaxSPllw'IDaNGa Srn, O rn Dale:las.?DDd till n.,,6ram,v.Isrt,.....a I D16 kWI`G NO. STD-401 -L STD-10 -L Y SEL\\VING NO. U Z SHEET NO. 0 w o U 5 AIR GAP FOR POOL SCALE: NTS 3 STD-401 -L STANDARD MANHOLE SCALE: NTS STD DWG 106-L PIPE BEDDING SCALE: NTS 0 C2 , 0 s 3 OF 3 SHEETS 0 72 PA2015-205 Attachment No. PC 4 - Project Plans N Z W CO o O Q z o J w CA W f J (7 w } I � Q O U ¢ J Z Q � a Q O CO a 0� w rl ' � p w N z Z J Z Y In Q C� o I Q 31 06'88b 31 6'LL 31 6'LL 31 6'LL Ml 00'£6 31 06"88 31 Sb"88 31 0"98 Ml 00'06 Ml OS"g) 31 O6'LL 1N3W3SV3 a3M3S ' } ML £l'48 93 (SZ'l8) 93 06'8 A2IUNVS ,0 L 93 (OS'Z6) Ml S'16 93 (96'68) 93 (00'98) 93 (l8'S8) 93 (88'£8) Si 06'68 S3 06.68 Ml S3 968 M1 S3 0'06 _ 3 L 93 6'8L 93 S0'6L _ _ _ _ _ _ 3109'06 -� - - - - rrr - - � - - - - - - - - - -� - - - T - - 310'Z9 �10'8S Ml OS'£6 03 (9Z'£6) 93 0'b9 93 S'sS II as"ls "d � — - - - - - — ', — - - - - - — T � - - - M1 o'ss - - nn�o"ss �3NIl NIV2JO t W2101S I ( I 93 8'b9 93 9*t, W � L 1 06'L 9 98 9L D 31 0'68 ONOO 31 0'8L - I ' Ml S'l6SA1 � - S3 0'06 Ml S3 00'06 I Il 8 M3S31I Z-179 93 v ANVlNVS 93 O'69 Sd31S £ I 0"£L I -0,99l' 9'S9 ' S3 OS'l I 3NI1 213M3S Ml S'SL IIVM j-zz- kdVJINVS-\ 3?iniV33 363 I Vd S3 O'6L i 9'LL=S3 S3 0'06 AOM (MVA313 I S 0'6L 3dOl S3 � 30 301 1 'b210 ON321 80'£ Si I Shc 1S SAAI -£ 11 Z'179 Ji 0,179 L676 U9 l6 S3 31 0£'9L I 93 Z'99 93 0'99 ' ' 93 09.9Li S3 0"£L Ml S3 0'£L Si CO S3 pi/ 0 66"Zs L I Q S3 OS'l Q Sd31S ti I 967L1 L1J SJ o"os Lti'S6 09-16 / S3 076 S3 Sd 31SI I 0 3 Ln 0 S3 o s I 9 Si Mi o'ss W �� Q z_ Al 0£•SL ss'ZL 93 8'b9 LU U) J O 93 08'9L I ' o a w Ml 93 S8'8L LU IJ VV76 Si Si S3 I I i Z Ol l6'Z6 90'Z6 l "l _ U 1 ANV S ' IV � I � d Aav1I v l I S3 o } 0 301 3dO S i U o N 37 0 HON 2fl ui rn w S3 O'6L I v ; I I I I I Ji I I I I 93 08'9L 3 S9 ZL ' LO CDL A 0sL 3 ss'8L l ML S3 1 0 I - 0*2 I 91 S3 Z6'O6 31 0'8 O I I - - I I 39VbV9 00'l6 3 L I 93 0'ZL w L ;' T L I I - C 0 , / I � N 53 0'6L 31 O'b9 (D o a Si I I S3 u N / I I 93 0.99 O o IJ ZZ'Z6 I[ZZ M6 I l L C /I J Ml S3 0'£L Ol ti9'Z6 -ate- -, � j c� - - � J I / I 3 00' L SOT ° z Ld °� 0- 00 OJ3 03N3d33(lSi // OS'L9 S3 S"SL / LVZ6 S3 9'68 / - N 2V3 S I Ml '£L 1 ��7 In y�V11NVSL ' —7r77, 11 X ��NI"C NIV214 WND1S +/�a4i - /— — �— I �� 0JI O'L9 £ — — — — ��39 �3 S'8S d3 3 OL �L / - 3 'S � \ ��� / � 3 8' M1 0'59 03 8'b9 31 8'89 Ml 93 31 S'SL 31 l'bL 31 0'£9 93 6S'6L 31 6'LL 31 L"9L 93(£8'69) dl O"L9 09'68 ( ) 93 (6'SL) 137"L 3 (8L'LL) 93(SO'SL) 93 0'OL M1 93 0'99 ' Ml 93 6'8L Ml 93 6'8L Ml 93 6"8L 93 SS"tiL 8 93 99'0L £8'0 MI/31 99-SL Ml Ol £8'OL 93(697L) 03(6VZL) 93 Zb'£L 93 6ti'lL ' Ol 69'£L Ol 6b'ZL I ' � c I • O W J U Z y L 60:L1 91/91/Z 6-P Wd ONIG"O 0'Z9\Ntlld ONIOtl80\S133H5\Otl9\aauapisaa pH s6m.N l 101 l00'9LY\:I 73 PA2015-205 Attachment No. PC 4 - Project Plans Nz W CO LO O Q z o J CA W f J (7 w } (U/1 d < Q U ¢ z Q IL Q O m LU Un ' CO L` N z I LO z Y U` o Z � I Q 1 I � I I z - - - - - - - - - - - - - - - - - - I - l l j- - i - -y - J I W J Li I � I ' �3NIl NIV210 WbOlS II 2]OlVdISSIO ,,0a30 HlIM 30HVHOSIO 3dld NIV6a WNOiS �3NIl NIV80 WNOlS H W ' J 1 O I CO IT 00 W 'W Z J Ln NN !III Q N I J O W 0) '-'-3NIl NIVa4 MdOlS I � I b - - - - - - - - - - CV O a I \ O ::D_ Q W CO L, W Q V O Z C�d V� 0 0 LI_ O Q O W W - O z = � n Li- ■ C OC. W � J U 1 Z ■ y L OL'LL 9L/91/Z 6mPWd 9NI9VH9 0'ZO\NYld 9NIOVHD\S133HS\OV9\-o--P!s-H PH s6u!A LIOL L00-'-99LL4\:I / T Attachment No. PC 5 Public Correspondence 75 V� QP �P Duncan R. McIntosh i000 Kings Road Newport Beach CA 92663 February 11, 2016 Kimberly Brandt Community Development Director P.O. Box 1768 Newport Beach, CA 92658 Re: 1011 Kings Road Dear Kim, I have lived at 1000 Kings Road for more 25 years. I remember when my late wife and I purchased the property, friend, realtor and Newport Beach mayor, Pete Barrett was sitting with us on the front porch enjoying an early evening sunset. He remarked about what a great spot this was and what made it even better -- those homes across the street (1001, 1011 - the subject property, and 1021) were at their maximum heights. The D'Eliscu's are proposing to build a new residence for themselves that remains below the existing structure. The Planning Department is telling him he must build higher than the current house or not at all -- was Mr. D'Eliscu kidding me, I thought? That's a guideline the mayor had told me was sacred. Unbeknownst to me and most of my neighbors, the city changed height limits or how they're determined and my good friend Mr. Barrett didn't know what he was talking about - - hardly! If they did, that's a topic for another time. Here's a longtime resident sensitive enough to think of his neighbors --- he should be commended and have his plan approved, not told that arbitrary guidelines must be followed to the letter. Please approve the plans for 1011 Kings Road. Sincerely, V� QP �P �g Attachment No. PC 6 Draft Resolution for Denial �9 V� QP �P go RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH DENYING VARIANCE NO. VA2015- 004 TO ALLOW A NEW SINGLE-FAMILY RESIDENCE TO EXCEED THE 24-FOOT HEIGHT LIMIT LOCATED AT 1011 KINGS ROAD (PA2015-205) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. A variance application was filed by Anders Lasater Architects, Inc., representing Allyson J. Ayers—D'Eliscu Trust, property owner, with respect to property located at 1011 Kings Road (Property), and legally described as Parcel 1 of Resubdivision No. 782, being a subdivision of Lots 28 and 29, Block E, of Tract No. 1219, as shown on a map recorded in Book 38, Pages 26 & 27 of Miscellaneous Maps, records of Orange County, California. 2. The applicant proposes a variance to allow a new single-family residence to exceed the 24-foot height limit for flat roof structures by 7 feet 7 inches. 3. The General Plan Land Use Element category for the Property is RS-D (Single-Unit Residential Detached) and the Property is located within the R-1 (Single-Unit Residential) Zoning District. 4. The Property is not located within the coastal zone. 5. A public hearing was held on March 17, 2016, 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 . Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. SECTION 3. REQUIRED FINDINGS. The Planning Commission may approve a variance only after making each of the required findings set forth in Section 20.52.090 (Variances). In this case, the Planning Commission was unable to make the required findings based upon the following: 21 Planning Commission Resolution No. #### Page 2 of 2 1. Despite the topography and sewer line and easement on the property, a smaller residence could be designed with lower ceiling heights that would comply with applicable height limits. 2. The proposed single-family residence will be constructed approximately on the same grade as the two adjacent residences on the south side of Kings Road and will project further out over the bluff than these adjacent structures. 3. The Variance application for the proposed single-family residence is not consistent with the legislative intent of Title 20 of the Municipal Code and that findings required by Section 20.52.090 are not supported in this case. The proposed project may prove detrimental to the community. 4. The design, location, size, and characteristics of the proposed project are not compatible with single-unit dwellings in the vicinity. The development may result in negative impacts to residents in the vicinity and would not be compatible with the enjoyment of the nearby residential properties. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Variance No. VA2015-004. 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 City Clerk in accordance with the provisions of Title 20, Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 17TH DAY OF MARCH, 2016. AYES: NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chairman BY: Peter Koetting, Secretary 10-02-2015 22 Subject: ADDITIONAL MATERIALS RECEIVED - PC MEETING - MARCH 17, 2016 PLANNING COMMISSION—MARCH 17, 2016 ITEM NO.4a:ADDITIONAL MATERIALS RECEIVED D'ELISCU RESIDENCE VARIANCE (PA2015-205) -----Original Message----- From: Kathy Schuler [mailto:kathyaschuler@yahoo.comj Sent: Monday, March 14, 2016 11:51 AM To: Kramer, Kory; Brown,Tim; Koetting, Peter; Hillgren, Bradley; Lawler, Ray; Weigand, Erik; Zak, Peter Cc: Biddle,Jennifer Subject: D'Eliscu Residence Variance- 1011 Kings Road Dear Planning Commission, It is my hope and request that a height variance NOT be approved for the D'Eliscu residence located at 1011 Kings Road, Newport Beach. It would have an extremely negative impact on views for those of us living on the inland side of Kings Road. The D'Eliscu residence will have panoramic, unobstructed views without exceeding the height limit. My home is located at 900 Kings Road, Newport Beach. We are located on the inland side of the street. When we purchased our home in 1980 our views were protected by a height restriction for homes on the cliff side which limited the height to somewhere between 13' and 17' above the curb. Over the years as homeowners on the cliff side have requested height variances,the homes have become increasingly taller and larger thus significantly blocking the views of our homes on the inland side of the street. Out of respect for all of the people whose views would be negatively impacted by a variance on the D'Eliscu project, I implore you to please NOT permit their residence to exceed the 24-foot height limit. Thank you for your consideration in this matter. Most sincerely, Kathy Schuler 949.922.9880 900 Kings Road Newport Beach, CA 92663 1 Subject: ADDITIONAL MATERIALS RECEIVED - PC MEETING - MARCH 17, 2016 PLANNING COMMISSION—MARCH 17, 2016 ITEM NO.4b:ADDITIONAL MATERIALS RECEIVED D'ELISCU RESIDENCE VARIANCE (PA2015-205) From: Chris Kralick [mailto:chriskralick(@gmail.com] Sent: Monday, March 14, 2016 5:32 PM To: Nova, Makana Cc: Bdeliscu@att.net Subject: Project File #PA2015-205 Attn: Makana Nova Dear Commissioner Nova, I currently reside at 1031 Kings Road. I have reviewed the plans of Mr. Bruce D'Eliscu for his new residence at 1011 Kings Road and I have no objection to the height variance that he is seeking for this project. Sincerely, Chris Kralick i Subject: ADDITIONAL MATERIALS RECEIVED - PC MEETING - MARCH 17, 2016 Importance: High PLANNING COMMISSION—MARCH 17, 2016 ITEM NO.4c: ADDITIONAL MATERIALS RECEIVED D'ELISCU RESIDENCE VARIANCE (PA2015-205) From: Jason Freeman rmailto:jfreeman(a)biocreativelabs.com] Sent: Tuesday, March 15, 2016 8:20 AM To: Nova, Makana Cc: Jason Freeman; CD2800(ayahoo.com; mattCNh2oman.net Subject: 1011 kings road Public Hearing Project File No. PA2015-205 Importance: High Dear Makana, Hello and I hope you are well. My name is Jason Freeman and I am the next door neighborto1011 Kings road, I'm writing because I will not be able to make it to the hearing on Thursday due to work travel. However, I would like the court to know that I will be adversely affected by the new building. I am shocked to not have been informed by the people themselves of such a building plan. It's probably due to the known fact that the proposed project will take away my bay view of the turning basin which is an obvious reason why I, or anyone on Kings Rd., bought the property in the first place. I also bought the property knowing that the city has statutory laws protecting such property views by restricting the building of homes that obstruct such views(including the restriction I have on my home to build over the limits). I'm a proud new home owner to the Newport Beach area as of last year and have invested a lot of hard earned money to be here enjoying the view this home brings. Not only would such a building structure cause personal grief, but it would cause seriously monetary hardship due to the devaluation of the property. I am 100%against the proposed expansion of 1011 Kings Rd. Unfortunately I'm travelling and will not be able to make it myself to this event. I am seeking legal representation but am uncertain whether I can get an attorney to stand in for me. However, my neighbor Jack Mau will be there in which I give authority for him to speak on my behalf. I have CC'd Jack Mau in this email, please feel free to talk to him with any questions. have tried calling and will try again after I send this email. Thank you very much for your help, Jason Freeman 1 1021 Kings Rd. Resident CITY OF NEWPORT BEACH NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that on Thursday, March 17, 211 at 6'30 p.m. or soon thereafter as the matter shall be heard, a public hearing will be conducted in the Council Chambers at 100 Civic Center Drive, Newport Beach The Planning Commission of the City of Newport Beach will consider the following aPPlication D'Ellscu Residence Variance -A variance to allow a new single-family residence to exceed the 24-fool height limit for Bal roof structures by 7 feet 7 inches The project is categorically exempt under Sections 15302 and 15303, of the State CEQA (California Environmental Quality Act) Guidelines - Class 2 (Replacement or Reconstruction) and Class 3 (New Construction of Conversion of Small Structures). All interested parties may appear and present testimony In regard to this application. If you cnaifenge this project in Court,you may be limited to raising only those issues you raised at the public hearing or in written correspondence delivered to the City, at, or Prior to. the public hearing. Administrative procedures for appeals are provided In the Newport Beach Municipal Code Chapter 20,64 The application may be continued to a specific future meeting dale, and N such an artlen occurs.. additional public noflr M tlw r continuance Mir not be provided. Prior to the Public hearing,111C agenda.stall report.and documents may be revievved at the Community Development Department permit Center (Bay C-1st Floor), at 100 Civic Center Drive. Newport Beach, California, CA 92660 or at the City of Newport Beach website at wtitw.D.4MVoribeachra.tray/Plannirxte0mmiss40n.. Indiwduais notable to allendl the meeting may contact the Planning Division or access The City's website after the meeting to review the action on this application. For questrorrs regarding this public hearing item please contact Makana Nova. Associate Planner.al tf149) 644-3249, fnnava@newporibeachca.gov. Project File No.: PA2015-205 Activity No,:VA2015.004 General Plan:RS-D(Single tont Residential Zoite: R-1 (Single Unit Residential) detached) Location: 11011 Kings Road Applicant: Anders Lasater Architects,s,li . d Peter Koetting, Secretary, Planting Commission, City of Newport Beach With warns regards, Jason Freeman Managing director Jfreeinan(irbiocreati heiabs.coin Bio Creative Labs Bio Creative Labs I Europe Office L 350 Kalmus Drive De rim 4223 Like us on Facebook: Bio Creative Labs Costa Mesa, CA 92626 5503 LM Veldhoven - Netherlands Follow us on Twitter: @BioCreativeLabs Ph: (714) 352-3600 Ph: +3140 2954047 www.belspa.Corn Fax: (714) 352- 3604 www.petalfresh.co m 2 CONFIDENTIALITY NOTICE: This communication(including any attachments) may contain privileged or confidential information intended for a specific individual and purpose, and is protected by law. If you are not the intended recipient, you should delete this communication and/or shred the materials and any attachments. You are hereby notified that any disclosure, copying, or distribution of this communication, or the taking of any action based on it, is strictly prohibited. 3 Biddle, Jennifer Subject: ADDITIONAL MATERIALS RECEIVED - PC MEETING - MARCH 17, 2016 PLANNING COMMISSION—MARCH 17, 2016 ITEM NO.4d:ADDITIONAL MATERIALS RECEIVED D'ELISCU RESIDENCE VARIANCE (PA2015-205) From: Chris Kralick [mailto:chriskralick(@gmail.com] Sent: Tuesday, March 15, 2016 4:45 PM To: Nova, Makana Subject: Project File #PA2015-205 Attn: Makana Nova Associate Planner, AICP Dear Makana, At this time I would like to rescind my support for Mr. D'Eliscu's project at 1011 Kings Road. After sending you an e-mail yesterday in support of this project, it was brought to my attention that Mr. D"Eliscu personally misrepresented to me what I consider to be material facts pertaining to this proposal. I have confirmed those misrepresentations and therefore feel compelled to say that I can no longer support his requests for variances for this project. Sincerely, Chris Kralick This email is safe. www.avast.com i Biddle, Jennifer Subject: ADDITIONAL MATERIALS RECEIVED - PC MEETING - MARCH 17, 2016 PLANNING COMMISSION—MARCH 17, 2016 ITEM NO.4e: ADDITIONAL MATERIALS RECEIVED D'ELISCU RESIDENCE VARIANCE (PA2015-205) From: JNY, Inc. [mailto:cD2800(abvahoo.com] Sent: Tuesday, March 15, 2016 4:58 PM To: Nova, Makana Subject: Fw: D'Eliscu project Hi Makana, Please see below& please forward to the planning commissioners. With warm regards, Jack ----- Forwarded Message----- From: Chris Kralick<chriskralick(c)gmail.com> To: cp2800(cDyahoo.com; Ifreeman(cilbiocrativelabs.com Sent: Tuesday, March 15, 2016 4:21 PM Subject: D'Eliscu project Jack and Jason, Attached is some information I received from the city today regarding Bruce's proposed new home. It is clear from what the city sent me that Bruce misrepresented the scale of the project and that it will in fact encroach on your views. I therefore feel compelled to withdraw my support of his project and I will be sending a letter to the city stating such. Chris Hi Chris, Thank you for the inquiry. I've gone through and scaled/calculated the plan dimensions on the full-sized set of plans to help clarify and get to the bottom of your question. Existing • The existing residence measures 61 feet from the front property line to the edge of the roof. • The edge of the deck measures 71 feet from the front property line to the edge of the deck. Proposed • The proposed residential floor area measures 68.66 feet from the front property line to the outer-most floor area. • The proposed covered deck areas measure 81.9 feet from the front property line to the edge of the covered deck area. i Keep in mind that the front property line starts approximately 11 feet back from the face of curb. I should also mention that the sewer line/easement will be realigned to help accommodate the footprint of the new home. This realignment was approved by the City Council on March 8th. You can refer to the existing and proposed site plans to see where the sewer line has been realigned. Feel free to contact me if you have any additional questions or comments. Thank you, HOLAOLa.R NAas I ASSOCIATE PLANNER, AICP Planning Division I Community Development Department City of Newport Beach 100 Civic Center Drive I Newport Beach, CA 92660 P. 949.644.3249 mn ova(o)n ew a ortbeachca.cov www.new Do rtbe a ch ca.a ov This email is safe. www.avast.com 2 Subject: ADDITIONAL MATERIALS RECEIVED - PC MEETING - MARCH 17, 2016 PLANNING COMMISSION—MARCH 17, 2016 ITEM NO.4f:ADDITIONAL MATERIALS RECEIVED D'ELISCU RESIDENCE VARIANCE (PA2015-205) From: Jason Freeman rmailto:jfreeman(a)biocreativelabs.com] Sent: Tuesday, March 15, 2016 8:53 PM To: Bruce D'Eliscu Cc: Nova, Makana; anders lasater; Brandon Herbst; Allyson D'Eliscu; Weigand, Erik; Co28000&yahoo.com Subject: Re: 1011 kings road Public Hearing Project File No. PA2015-205 Mr. D'Eliscu and Mr. Lasater, Thank you for taking the time to respond. I acknowledge and appreciate your outreach regarding the impacts being created by your application for your remodel next to me. However, timing remains a critical complication. Per your assurances that views will not be obstructed and that details can be explained, by copy of this email to the city, I formally request a continuance of the application for 1011 Kings Road. There is insufficient time to schedule a meeting, digest the information and respond. During the interim period, I look forward to our meeting. However, I don't return to the United States until March 23, 2016 and I believe other neighbors have concerns about your application and they need to be given the opportunity to hear your explanations. This is a tremendously important issue to me as well as the precedent that may be set by the application and I believe the requested continuance is important and reasonable. With warm regards, Jason Freeman Managing director JfreemanA,biocreativelabs.com Bio Creative Labs Bio Creative Labs I Europe Office 350 Kalmus Drive De run 4223 Like us on Facebook: Bio Creative Labs Costa Mesa, CA 92626 5503 LM Veldhoven-Netherlands Follow us on Twitter: @BioCreativeLabs Ph: (714) 352-3600 Ph: +3140 2954047 www.bclspa.com 1 Fax: (714) 352- 3604 www.yetalfresh.com CONFIDENTIALITY NOTICE: This communication(including any attachments) may contain privileged or confidential information intended for a specific individual and purpose, and is protected by law. If you are not the intended recipient, you should delete this communication and/or shred the materials and any attachments. You are hereby notified that any disclosure, copying, or distribution of this communication, or the taking of any action based on it, is strictly prohibited. On Mar 15, 2016, at 7:01 PM, Bruce D'Eliscu<bdeliscu(tilayresgroup.net>wrote: Good Morning Jason I'm sure there is a misunderstanding in our proposed home. Particularly because Friday on the way to the Ducks game I mentioned to you I would like to meet with you next week to show you the plans. I was out of town with Briggs and the NHHS sailing team in Santa Barbara over the weekend.The proposed home is small 3,900 sq ft, and from the street is a single story home,well below the allowable 24' in height.The height variance is in the rear of the home, similar to what you have on your property which follows the topography of the down sloping hillside. The new home will have the deck in the same location as it is now (existing home) because of the sewer easement will not allow us to build over or out any further, hence will not obstruct your view. The height variance we are requesting is generally above this deck and roof area,which again is not affected by your property. I purposely designed the decks wing wall with transparent railings as to not impact your views.Allyson and I have designed this new home with consideration for every one of our neighbors including us as property owner of 1010 Kings Road. Chris Kralick your next door neighbor and I confirmed yesterday the location of the home and deck will not adversely affect your property. It should be noted the Mau property in the future if developed given the existing sewer location would have the ability to push the footprint of the home out much future than 1011 Kings Rd proposed home and potentially impact both of our views in the future. I hope this clarifies our intent and proposed home. My cell phone number is 949 9220605 if you would like to discuss it further. Thank you, Bruce and Allyson Bruce D'Eliscu Principal Ayres Hotels of Southern California 355 Bristol Street,Ste A,Costa Mesa,CA 92626 Tel: 714-540-6060 ext. 123*Fax: 714-540-5408 2 E-Mail: bdeliscu(rDayresgroup.net *WE CARE ABOUT PEOPLE*WE VALUE TEAMWORK*WE DELIVER RESULTS* <image002.gif> <imagc002.gif> From: Nova, Makana [mailto:MNova@newportbeachca.aovj Sent:Tuesday, March 15, 2016 9:00 AM To: 'anders lasater'<anders@anderslasaterarchitects.com>; 'Brandon Herbst' <Brandon @anderslasatera rchitects.com> Cc: Bruce D'Eliscu <bdeliscu@avresgroup.net> Subject: FW: 1011 kings road Public Hearing Project File No. PA2015-205 Importance: High Please refer to the attached comments received regarding the proposed Variance for 1011 Kings Road. Let me know if you have any questions. Thank you, KLAA4•A Novs [ ASSOCIATE PLANNER, AICP Planning Division I Community Development Department City of Newport Beach 100 Civic Center Drive I Newport Beach, CA 92660 P. 949.644.3249 nn nova@ new portbeachca gov www.newoortbeachca.00v <image003.jpg> From: Jason Freeman [mailto:jfreemanObiocreativelabs.com] Sent: Tuesday, March 15, 2016 8:20 AM To: Nova, Makana Cc: Jason Freeman; Co2800(alyahoo.com; matt@h2oman.net Subject: 1011 kings road Public Hearing Project File No. PA2015-205 Importance: High Dear Makana, Hello and I hope you are well. My name is Jason Freeman and I am the next door neighborto1011 Kings road. I'm writing because I will not be able to make it to the hearing on Thursday due to work travel. However, I would like the court to know that I will be adversely affected by the new building. I am shocked to not have been informed by the people themselves of such a building plan. It's probably due to the known fact that the proposed project will take away my bay view of the turning basin which is an obvious reason why I,or anyone on Kings Rd., bought the property in the first place. I also bought the property knowing that the city has statutory laws protecting such property views by restricting the building of homes that obstruct such views (including the restriction I have on my home to build over the limits). I'm a proud new home owner to the Newport Beach area as of last year and have invested a lot of hard earned money to be here enjoying the view this home brings. Not only would such a building structure cause personal grief, but it would cause seriously monetary hardship due to the devaluation of the property. I am 100%against the proposed expansion of 1011 Kings Rd. Unfortunately I'm travelling and will not be able to make it myself to this event. I am seeking legal representation but am uncertain whether I can get an attorney to stand in for me. However, my neighbor Jack Mau will be there in which I give authority for him to speak on my behalf. I have CC'd Jack Mau in this email, please feel free to talk to him with any questions. 3 I have tried calling and will try again after I send this email. Thank you very much for your help, Jason Freeman 1021 Kings Rd. Resident <image004.jpg> With warm regards, Jason Freeman Managing director Jfreeman(Woereativelahs.cam Bio Creative Labs_ Bio Creative Labs Europe Office 17 350 Kalmus Drive De run 4223 Like us on Facebook: Bio Creative Labs Costa Mesa, CA 92626 5503 LM Veldhoven - Netherlands Follow us on Twitter: @BioCreativeLabs Ph: (714) 352-3600 Ph: +3140 2954047 www.bclspa.com Fax: (714) 352- 3604 ww w.oetalfresh.com CONFIDENTIALITY NOTICE: This communication(including any attachments)may contain privileged or confidential information intended for a specific individual and purpose, and is protected by law. If you are not the intended recipient,you should delete this communication and/or shred the materials and any attachments. You are hereby notified that any disclosure, copying, or distribution of this communication, or the taking of any action based on it, is strictly prohibited. 4 Subject: ADDITIONAL MATERIALS RECEIVED - PC MEETING - MARCH 17, 2016 PLANNING COMMISSION—MARCH 17, 2016 ITEM NO.4g:ADDITIONAL MATERIALS RECEIVED D'ELISCU RESIDENCE VARIANCE (PA2015-205) From: Philippe Schaison [mailto:schaison0hotmail.coml Sent: Tuesday, March 15, 2016 7:14 PM To: Nova, Makana Cc: Zaz Isabelle Schaison Subject: D'Eliscu new residence on Kings Road Reference: project file PA2015-205 D'Eliscu Residence 1011 Kings road Dear Planning commission We are isabelle and philippe Schaison - 1020 Kings Road -neighbors of Bruce and Allyson D'Eliscu. We understand that the D'Eliscu are requesting a height variance at the rear of the home. We understand that they could have build a much bigger and higher home at the front and at the street than they plan to. The home as proposed - single level at the front setback is a reasonable solution. We support the D'Eliscu plans as submitted Philippe and isabelle Schaison. 1020 Kings Road Newport Beach Ca 92663 Philippe Schaison Email: Schaison(d),Hotinail.com Cell: +1609 610 2655 i Subject: ADDITIONAL MATERIALS RECEIVED - PC MEETING - MARCH 17, 2016 PLANNING COMMISSION—MARCH 17, 2016 ITEM NO.4h: ADDITIONAL MATERIALS RECEIVED D'ELISCU RESIDENCE VARIANCE (PA2015-205) From: JNY, Inc. [mailto:cD2800(dyahoo.com] Sent: Wednesday, March 16, 2016 8:16 PM To: Nova, Makana Subject: 1011 Kings Road Public Hearing Project To Makana and members of the commission, I would first apologize to the Commission for not commenting on this application earlier. I am the owner at 1001 Kings Road immediately adjacent to the applicant. I got a notice from the city on 1011 Kings Rd. public hearing for height variance on Mar. 8th. I support Mr. Jason Freeman's (1011 adjacent neighbor) request for continuance. If no continuance is granted, let this written letter serve as a formal objection. Let this statement serve to bring forth some of the most pressing and paramount discussion topics to the table. Some of which are as follows: 1. The only public correspondence in support of this proposal is completely unaffected by it, and therefore their opinion, along with their support, should not carry any weight in the discussions and should be disregarded. 2. There are currently about 8 houses on the same side of Kings Road undergoing construction and not a single entity has asked for a height variance that would such drastically affect their neighbor's property value. Additionally, from what I understand there has not been a single newly constructed house with such a variance in the past 30 years. 3. Newport Beach City law clearly states the height limit of 24' on Kings Road in an effort to maintain fairness and keep peace. This proposal is a direct opposition to that fairness and peace and has already created friction between neighbors. At the end of the day, this variance is taking property value from its rightful owners and transferring that value to another party. The applicant wants a height variance so that he may extend his house much farther out and much higher than current law allowed & take neighbors view away. If the law not been enforced there will a war zone everybody will fight with each other. Currently, because of the 24' height limit, the back end of all houses in the vicinity are aligned so that property owners has equal right of the property views. Applicant basically asked commission to bend the law & vote for transfer adjacent property view right to him. 4. Approving this variance with objection with adjacent neighbors would set a dangerous precedent. In this case, the granting of a variance will allow development envelope of the final structure to exceed approvals in the vicinity of the application. In so doing, the precedent will reset to allow other similar variances to be requested using this proposed grant as justification. Kings Rd. is an old community. Majority houses is going to be rebuilt in next 5-10 years. 1 5. There are errors in the staff report, but the most pressing one is on page 5 (last paragraph) where it reads "The upper level could be resigned to reduce ceiling heights to better comply with the height limit; however, it would not provide any public benefits or preserve views." Based upon my review of the documents and renderings, this statement is not true and I ask that the source of this statement be re-examined and the information transmitted to the Commission be corrected. Per the above, I respectfully request that the Commission grant my request for a continuance of the hearing to allow time for the applicant to better explain the project and perhaps the applicant will offer changes to alleviate our concerns by more closely adhering to the applicable codes. Best regards, Jack Mau 1001 Kings Road 2 Planning Commission - March 17, 2016 Item No. 4i Additional Materials Received D'Eliscu Residence Variance (PA2015-205) Subject: FW: Continuance Request -Variance No. VA2015-004 (PA2015-205) 1011 Kings Road Attachments: 2016-03-16 request for continuance 1011 Kings Road.pdf From: anderslasaterCalamail.com [mailto:anderslasaterCalamail.com] On Behalf Of anders lasater Sent: Wednesday, March 16, 2016 6:50 PM To: Nova, Makana Cc: Bruce D'Eliscu; Brandon Herbst Subject: Continuance Request- Variance No. VA2015-004 (PA2015-205) 1011 Kings Road Makana, Please see the attached request for Continuance. Thank you. Anders Lasater,AIA andersLASATERarchitects I ALAHospitality me 949 280 7097 office 949 497 1827 mail anderskanderslasaterarchitects.com web anderslasaterarchitects.com I ALAHospitality.com houzz anders-lasater-architects studio 384 Forest Avenue#12 Laguna Beach, CA 92651 I Planning Commission - March 17, 2016 Item No. 4i Additional Materials Received D'Eliscu Residence Variance (PA2015-205) Anders LASAT E Urchitects, inc. 16 March, 2016 City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92658 Attention: Makana Nova, Associate Planner Subject: Request for Continuance of Planning Commission Hearing Variance No. VA2015-004 (PA2015-205) 1011 Kings Road, Newport Beach, CA Dear Ms. Nova, Due to misinformation spreading between neighbors, and the misunderstanding of our application and supporting diagrams I am writing to request at continuance of the planning commission hearing scheduled tomorrow night for Variance application VA2015-004 (PA2015-205) at 1011 Kings Road, Newport Beach, CA. We would like more time to prepare additional exhibits to share with the neighbors and Planning Commissioners demonstrating that the roof height variance is both justified by the unique conditions of the property, and that the variance has no nexus or correlation to any view impacts a new house may, or may not, have to adjacent properties. We will also be able to meet with the adjacent neighbor, Jason Freeman, per his request. Please reschedule our item to the next available planning commission hearing and let me know what date that is. Thank you. Respectfully Submitted, AndeLasater, AIA President ANDERS LASATER ARCHITECTS, INC. talk 949 280 7097 fax 949 4971827 mail anders@anderslasaterarchitects.com web www.anderslasaterarchitects.com studio 384 forest avenue suite 12 laguna beach california 92651 Subject: ADDITIONAL MATERIALS RECEIVED - PC MEETING - MARCH 17, 2016 PLANNING COMMISSION—MARCH 17, 2016 ITEM NO.41:ADDITIONAL MATERIALS RECEIVED D'ELISCU RESIDENCE VARIANCE (PA2015-205) From: Jerry Grice rmailto:]grice2000(cbroadrunner.com] Sent: Thursday, March 17, 2016 12:27 PM To: t brown (tbrown(a)newportbeachca.gov) Cc: 'brucru @sbcglobal.net'; 'Lorraine Gyulay' Subject: variance request - 1011 kings rd- d'eliscu residence Dear members, I vehemently oppose this request- this house already has a unobstructed view and now they want an even better view to the detriment of the residents on the other side of the street. Seems very unfair,we all paid a premium for our view and to have something like this happen is completely wrong. Please put yourselves in our shoes, I'm sure you wouldn't like it. Thank you in advance Jerry grice 1620 kings rd 310-459-7679 1