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HomeMy WebLinkAbout02_Scheurer Residence Coastal Development Permit_PA2017-032 �evEW�'QT e� COMMUNITY DEVELOPMENT DEPARTMENT V }+ PLANNING DIVISION a, 100 Civic Center Drive,P.O. Box 1768,Newport Beach, CA 92658-8915 C"4/FO VL 949-644-3200 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT June 15, 2017 Agenda Item No. 2 SUBJECT: Scheurer Residence CDP (PA2017-032) SITE LOCATION: 355 Walnut Street Coastal Development Permit No. CD2017-014 APPLICANT: Mark Scheurer Architect OWNER: Jane Scheurer PLANNER: Makana Nova, Associate Planner (949) 644-3249 mnova@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • General Plan: RS-D (Single-Unit Residential Detached) • Zone: R-1 (Single-Family Residential) • Coastal Land Use Plan Category: Single-Unit Residential Detached — (10.0 -19.9 DU/AC) (RSD-C) • Coastal Zoning District: R-1 (Single-Unit Residential) PROJECT SUMMARY A Coastal Development Permit (CDP) to allow the demolition of an existing single-family residence and construction of a new 29-foot high, three-story, 2,468 single-family dwelling with an attached 568-square-foot 2-car garage. The design includes hardscape, drainage, and 185 square feet of landscaping. The project complies with all applicable development standards and no deviations are requested. This project was previously eligible for a De Minimis Waiver but due to known public controversy, the project has been forwarded to a public hearing reviewed by the Zoning Administrator for consideration as a Coastal Development Permit. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 (Class 3, New Construction or Conversion of Small 1 Scheurer Residence CDP Zoning Administrator, June 15, 2017 Page 2 Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2017-014 (Attachment No. ZA 1). DISCUSSION Land Use and Development Standards • The subject property is located in the R-1 (Single-Unit Residential Detached) Coastal Zoning District, which is consistent with the City's Coastal Land Use Plan, General Plan and Zoning Code. The project would be eligible for a De Minimis Waiver if the project will not adversely affect coastal resources and is consistent with the certified Local Coastal Program. However, due to known public controversy(public comments provided as Attachment No. ZA 4), a Coastal Development Permit is required. • The subject property is currently developed with a single-story single-family home on an existing lot designated for residential development. The proposed residence conforms to all applicable development standards including floor area limit, setbacks, height, 9.0 (NAVD88) minimum finished floor elevation and off-street parking (2 spaces per unit). The project site is not located between the nearest public road and the sea or shoreline and re-development will not affect public recreation, access or views. Table 1 —Development Standards Development Standard Standard _ Proposed Setbacks min. Front 5 feet 5 feet Sides 3 feet 3 feet Rear 5 feet 5 feet Allowable Floor Area 3,499 square feet 3,036 square feet Allowable 31 Floor Area 262 square feet 222 square feet Open Space 262 square feet 536 square feet Parkin 2-car garage 2-car aaraae Height 24 feet flat roof 24 feet 29 feet sloped roof 29 feet Hazards • The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of a building permit. Permit issuance is also contingent on the inclusion of design TmpIt:01/17/17 2 Scheurer Residence CDP Zoning Administrator, June 15, 2017 Page 3 mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and the CBC prior to building permit issuance. Water Quality • The property is not located within 200 feet of coastal waters. The project design addresses water quality with a construction erosion control plan and a post-construction drainage system. The project is required to adhere to the City's grading, erosion control, and drainage requirements that includes percolation features and retention of dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. Public Access • The design, bulk and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. The project meets all development standards of the Local Coastal Program. The property is not located near designated Public View Points or Coastal View Roads and will not impact public coastal views. • As noted previously, the project site is not located between the nearest public road and the sea or shoreline and demolition of the existing residence will not affect public recreation or access. Adequate public access to the sea exists on Grant Street, Lancaster Street, Sunset Drive, Canal Street, Cedar Street, and 61St Street. The proposed single-family residence will not interfere with existing public access to the sea. Public Comments • Two public comments were submitted regarding the proposed project (Attachment No. ZA 4). Both comment letters expressed concern regarding the 3-story height of the proposed residence and compatibility with the neighborhood. As noted above, the project conforms to the 24-foot flat roof and 29-foot sloped roof height limit for this area. While the majority of homes in the area are one or two stories, there are several homes in the area that have constructed a partial third story as allowed under the Zoning Code. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the construction of limited numbers of new, small structures, including one single-family residence, located in a Single-Unit Residential Zoning District. TmpIC 01/17217 3 Scheurer Residence CDP Zoning Administrator, June 15, 2017 Page 4 PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners of property and residential occupants within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at (949) 644-3200. Prepared by: Mak a N� a Associate Planner JWC/mkn Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Applicant's Project Description ZA 4 Public Comments ZA 5 Project Plans Tmpl[:01/17/17 4 Attachment No. ZA 1 Draft Resolution 5 RESOLUTION NO. ZA2017-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-014 FOR A NEW SINGLE- FAMILY RESIDENCE LOCATED AT 355 WALNUT STREET (PA2017-032) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Mark Scheurer, architect, with respect to property located at 355 Walnut Street, and legally described as Lot P, Block 15, of Tract 772, being a portion of Lot No. 1 Section 20 and Range 10 West SBB&M in the City of Newport Beach, Orange County, California. 2. The applicant proposes a Coastal Development Permit for the demolition of an existing single-family residence and construction of a new 29-foot high, three-story, 2,468 single- family dwelling with an attached 568-square-foot 2-car garage. The design includes hardscape, drainage, and 185 square feet of landscaping. The project complies with all applicable development standards and no deviations are requested. 3. The subject property is located within the R-1 (Single-Unit Residential) Zoning District and the General Plan Land Use Element category is RS-D (Single-Unit Residential Detached). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD-C. 5. A public hearing was held on June 15, 2017, in the Corona del Mar Conference Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the construction of limited numbers of new, small structures, including one single-family residence, located in a Single-Unit Residential Zoning District. Zoning Administrator Resolution No. ZA2017-### Page 2 of 5 SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The subject property is currently developed with a single-story single-family home on an existing lot designated for residential development by the Local Coastal Program. The project applicant requests to demolish the existing single-family residence and construct a new single-family residence. The proposed roof height of the residence conforms to the standards of the Zoning Code and Local Coastal Program. The design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. The proposed residence is consistent with all applicable development standards. 2. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code and Building Division standards and policies. 3. The property is not located within 200 feet of coastal waters. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. 4. The property is not located near designated Public View Points or Coastal View Roads and will not impact public coastal views. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: 1. The project site is not located between the nearest public road and the sea or shoreline and demolition of the existing residence will not affect public recreation or access. 2. Adequate public access to the sea exists on Grant Street, Lancaster Street, Sunset Drive, Canal Street, Cedar Street, and 61St Street. The proposed single-family residence will not interfere with existing public access to the sea. oa-27-17 Zoning Administrator Resolution No. ZA2017-### Page 3 of 5 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-014 (PA2017-032), 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 or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. 3. PASSED, APPROVED, AND ADOPTED THIS 15TH DAY OF JUNE, 2017. Patrick J. Alford, Zoning Administrator oa-27-17 g Zoning Administrator Resolution No. ZA2017-### Page 4 of 5 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans, and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 3. Coastal Development Permit No. CD2017-014 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. 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 Coastal Development Permit. 6. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 7. Prior to issuance of the building permits, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 8. 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 Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approval 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 Coastal Development Permit. oa-z7-17 9 Zoning Administrator Resolution No. ZA2017-### Page 5 of 5 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. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, wetland or their buffers. 11. Best Management Practices (BMP's) and Good Housekeeping Practices (GNP's) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 12. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 13. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 14. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 15. 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 Scheurer Residence Coastal Development Permit including, but not limited to, Coastal Development Permit No. CD2017-014 (PA2017-032). 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. oa-z7-17 10 Attachment No. ZA 2 Vicinity Map 11 VICINITY MAP Subject Property \ zL y vOr o ' n o e ' .10 nll ale n fla RO `\ n V S n Jq atY at aa6 Coastal Development Permit No. CD2017-014 PA2017-032 355 Walnut Street 12 Attachment No. ZA 3 Applicant's Project Description 13 PA2017-032 Mark SCHEURER Architect PROJECT DESCRIPTION AND JUSTIFICATION 533 Walnut St. Newport Beach. Calif. The project consists of the demolition and removal of an existing single-family detached home and the construction of a new single-family detached residence of approximately 2,468 sq. ft. with attached two-car garage of approximately 568 sq. ft. The proposed residence has been reviewed and approved by the City of Newport Beach and conforms to existing zoning codes. The site is located in a subdivision with similar-size lots and homes on all adjacent and nearby sides. No coastal environmental properties are adjacent or will be affected, as the site is surrounded by street, alley access, and adjacent homes. t YMB'1601b$deure.•Nawy[M 6eaN+SOec Mmn[J:77� VGa COrteY"6�d1:el5tle'�Pw�e[I Del[*pliun ani Jus[irrc.r,acs 20250 Acacia Street, Suite 260 Newpa l Beach CA 92660 T 949 483 6688 F 949 483 8693 14 Attachment No. ZA 4 Public Comments 15 Nova, Makana From: Quickblade Paddles <quickblade@mac.com> Sent: May 15, 2017 3:06 PM To: Nova, Makana Cc: Elizabeth Terrell Subject: Project file no: PA2017-32 Follow Up Flag: Follow up Flag Status: Flagged Activity No.: CD2017-14 355 walnut street Dear sir, A 3 story home is truly the beginning of the end in this neighborhood. Corona Del Mar makes a bit more sense with the setbacks and size of lots. I have a letter in the mail today. Is there any recourse we can take as the nextdoor neighbor? Elizabeth Lizzie Terrell Head-dishwasher at the Terrell home. t 1(0 1Y<ZaG I--i � llli -_ ♦u If yy i < � > lir `' .;�rF Is, . C'al ■ '� - J _ - L I � F 1 --1— _. _ ._ _ _ - _-__ - / > I a �� '}4' r' r1 � I' G./lu'a�n� rH Cl N'' "' 1 � t 'y. h it Y, � r J. \ �.. \ +w 1, � � t I �.°IY TA{.IYit �,f. n 3d .L iR m 1 `..j�{ uSC'V3 i� h 3, t �.1ta C iC r fi\ L I 1 T :1 Ja I� .i 1 '� �, '�Y�.H CyC Z Yy �If�A�j. Cf ` L t J, )'v'�y°f V.f' f r 4 1� -r.9 C- A Y l [ :'.klf ,3i :�? �,i " t, I ♦tY : j +�t�Y F° �� ��r"� i�S.�vJ�PA[r�. 'iY `rti v;�_:���1 r � - � i n �1.� -� Y Z a� fr r , V �4 r R f ��." �f �{ Y { tG A : f Y �LF 9 y. y t AJ Y - 1 I,SSV./ ' ' Y � N �J e, j. Lt flyti.� �4 L yf I,)Ir �'Tj .1 ) Ily 'Iw \ N Y hl' ,. ,+( ���� G I,t , t V .I i) f��" r � f �f� 1 \{ I � � 1 1 ] Z'4 4 ,S 1 Y/ 1 � '3 ? 1�^ i A\ u i 11 `I � 1 ryr` y.�4 � --:'l y j: J + Y � � ♦ x s v V :,1 S J v4 - / � 1 '`-� !i .1''. i.Y`J ll. p 7 IY f5:'. t ) � `\'t Y A "i �t .+...:" 1 l - �� Y SP / Yl. ^.1 j';�_ :1 Nova, Makana From: Kathy White <kwhite55@icloud.com> Sent: May 15, 2017 5:16 PM To: Nova, Makana Subject: Re: De Minimis Development Waiver letter Follow Up Flag: Follow up Flag Status: Flagged Within our neighborhood -Newport Shores, there are many people concerned about the 3 story home that is currently trying to get permitted. We do not have any 3 stories here and people are concerned this could become a norm. We live in very close quarters and try to be respectful to our neighbors when considering a remodel. Many do not think this is the right avenue to take for our small neighborhood. I don't know all the legalities but seems if someone is building something that does not go with the surrounding area that it should be denied. Thank you for your time. ® Kathy White 1 1� Scheurer Residence CDP Zoning Administrator, June 15, 2017 Page 10 Attachment No. ZA 5 Project Plans Tmplc 01/1? 17 20 PA2017-032 j� Date of Survey: 8.28; 1, - ZONING APPROVAL IN CONCEPT ONLY - Crry APPRo NeNPORT NcE"BEACH 1G2ri1 9 DECEMBER''05, 20T6 78r)Ft APPROVAL M CONCEPT / 1'11E'.SF PLANS IIA VE NOT BEEN wh Wojed conform to an appilcaw Phambv reeutatiwu (796)CTP,. RL.VIEWED I'OR COMPLIANCE AWpofciesineffedaadft date. PVITH 7"11F BUILDING COD(-,S Them Ph=Wenwftoheused taea No ' OR PUBLIC IVORKS DEI'AR7 Y1L'NT building permftWn be Issued WO aPProwl Camomia Coasts Co Isri B2B TG RL'Q UIREMEN7S PLANNING 01 10 (7.64 !-Z APPLICANT'S ACKNOWLEDGEMENT Legend, (795) UP j (SIGNATURE) AC, ASPHALT 7.95.j0 Z BDO' BUILDING 'OUTLINE .86 FL BRC BUILOING:'CORNERI ZONE' 1�` / pp� DOR DOOR V� o. 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A, F/ELD 5VVWY' B Hgai q� OI PERFORMED /N DECEMBER,ZO9¢= Cr Bads Of q 2., THE BEAR/NGS RCE. 3=1720 rn SHEET eann_ s SHOWN HEREON ARE BASED UPON zCENTERLINE OF w WALNC7T STREET.BEING"V3.4.2157€ PER R.S. NO. ,201'1-1069, R.SB, J N 257/-47 48r �9" C N 1� N DEV 12/OiZ/20ifi lF Off" TOPOGRAPHIC VIEW' OF CFF z Benchmark NQ.fe; ROBIN B. ,HAMERS DA-TEa " >- NOTE: ANY' CHANGES MADE TO THE INFORMATION. ON THIS PLAN SCALE-.X" - 1Q z R.C.E. X7,20;' WITHOUT THE WRITTEN CONSENT "OF 'ROB,IN B. 'HAMERS & ASSOC. , INO,, THE E[EI/ATIONS'SHOWN HEREON°ARE B`A`SED" UPO I ORA COUN.T,Y : RELIEVE5` IN 'B HAMERS & A'S$OC'. , INC. OF ANY AND ALL LIABLLITY'. SURI>EY PERPCAL �EO/VTROL N(/Lf9ER` "1✓-58 80, :AS EL£l!ATLQN EXPfRES°:. 12/3.t/1'$ 0 9.274" (IVA W,68) 1995 OCS OF 1' SHEET W I o z Q c� z SITE PLAN / SURVEY / TOPOGRAPHY W i° = ion-o° z v , W r _ V J Q W e� W t _ M I Y ® ® N PROJECT 1601.4 1 I 21 PA2017-032 LOT 51ZE: 2450 5F AREA CALCULATIONS BUILDABLE AREA: 2000 5F AREA LEVEL AREA TYPE SF FAR 2.0: 4000 5F FIR5T FLOOR TOP OF SLAB LIVABLE 1005 5F FAR ACTUAL : 3036 5F SECOND FLOOR FIN 2ND FLOOR LIVABLE 1235 5F ZONE: R-1 THIRD FLOOR FIN 3RD FLOOR LIVABLE 222 5F ' TOTAL 2468 5F GARAGE TOP OF SLAB GARAGE 565 5F AIC APPROVED 565 5F JAN Z 4 ZOM DECK FIN 3RD FLOOR EXTERIOR 366 5F PORCH TOP OF SLAB EXTERIOR 105 5F CENTERLINE OF ALLEYWAY CENTERLINE OF ALLEYWAY CENTERLINE OF ALLEYWAY 4-74 5F CENTERLINE OF ALLEYWAY I 24' - 6" lop op 31' _O., - O of 01 24' _O" do dp -r _ _ _ _ _ _ _ A a _ . _ . A 6 _ _ PROPOSED -1A2, e e 1A2. o 0 1A2. a ° p NEW 6' GATE N AND FENCE tV o CONCRETE. -1A2. o ° e e • o e e ! ! ! ! ! ! ! DRIVEWAY r----- ---- -------------- ---- ! n • I I i I m I mFV W FIRST STORY ! I ! ! BED 2 ! ! ! e FLAT ROOF ll'-10"- 0 X 13'-1" ul ry f i —I ! SECOND Y T ROOF e e BATH 2 Ir — — e e e a e PROPOSED WI TRASH h"v I ° °° ° ° 8'-0' CLS -- ° ° ° LOCATION 1- 20'-10"x 25'-r' U ce 6'-0" GLG - I ° ° L ! ! ! ! ! L ! ! O a e ° 0 e = FAU tai ° e • 1 _ o o -y ! �� LAUNDRY m. o N ! UNCOVERED ! - _ _ .� - ! ! ` J 10'-q"x -160" ! ! ! 12" WIDE BY 42' HIGH 6^ 1 GUARDRAIL/PA PET ° v e o e ° • p YqALLn r 2 W % .tiu„+ l!1112:N'-'r...t. BED 3 ° e • I • c - 8'-0"GLG 10'-2"x 11'-T' o ! ! c I ! c c c c ! c • a -tA2. e e 1A2. 1A2. o e 1A2. 1A2. e ° 1A2. ° e e 1 f n e e e OFFICE ClS Q ' iS '� AGK 3:12 5L0 ROOF " a a' o IGLG wLNKPA^T � BONUS 7 p ° VOL GLG , - ! ! ! 15'-1"x 15'-T' ! ! 8'-0" CLS O I SETBACK ° % I I m _ - HALL . DROP '� B ° ° B B ° B B ' a' 11' 8 /2' HALL . ; ,.€ _ • B O - B p 6'-0"x7-4" ° B ,�_„ O I I I I 9-0" GLG 1A2. 1A2, 1A2. 1A2. -1A2. 5'-0" CL 1A2. 1A2. i5f01'� 1A2. a ! 5:12 SLOPING ROOF ! "! I BUILT-INVANITY , ! Z ry P P - - - - - W- ! ! ! ! ! t lo.. n ! ! KITCHEN 2 e e ° ,_. N' ° ° ° 0 9'-0"GLG 1 EXISTING _ -- .r x •; ;�,_ STER BATH , 6 Fool 3 - "-� ;; 8'-0" GLG I 5 HIGH ! ! ! ! ! ! FOOT HIGH FENCE �+•' " FENCE I ' e ° e ° e MA5TER BED e e i Ir-oll DINING 10'-0"GLG I 12'-6"x 10'-0.. ! ! ! ! ! ? 12'--i" x 14'-10° I 0 ° SECOND STORY SECOND STORY ',.„ ° FLAT ROOF FLAT ROOF d • • e • • .. • • I ' ° NEW 6' GATE e ° ° • ° 'y e • I ° AND FENCE E=J 11I 6'' ! • ° e e s �� e a I I • W I _ S • a e • • - ° • '- ° 1 U ° I I ° a fV • o _ e a e 0 W I I � 1 � I I i 24' -O" ! B ! ! ! ! PAVED ! F- m PATIO 9 Y� e e o I SURFACE m I I Q ~ ! FIRST STORY LIVING ! e ill / 12'-0"GLG Z FLAT ROOF 14'-6"x L& m ° a z o I FLAT ROOF PROPOSED NEW.. 3' - 0 0 I I 6 FOOT GATE r Q ! 1 I ! ! a ! ! ! I,I AND FENCE SETBA'K U p I I e e � • o • aj p 11 • I ° 0 2 ° 0 0 0 v i i i i z O I Y A a A • ° A e Oi (11 a w F— o P Z_ W ROOF PLAN T FLOOR PLAN SECOND FLOOR PLAN FIRST FLOOR PLAN / SITE PLAN 1/4" = 1'-0" 1/4" = 1'-0" 1/4" = 1'-0" 1/4" = 1'-0" OPEN VOLUME: * ALL YNALL5 OF EXISTING RESIDENCE TO BE REMOVED. z o * YdALL5, FENCES AND OTHER FREESTANDING STRUCTURES REQUIRE SEPERATE REV15N5 AND PERMITS 15% ®F B.A.SAREQUIRED 300 SF ALLOWED 15% OF E.A. 3OO SF * FENCES, HEDGES, Y�ALLS, GUARDRAILS SHALL NOT EXCEED 42 INCHES FROM EXISTING GRADE PROVIDED 375 SF PROPOSED 222 SF PRIOR TO CONSTRUCTION WITHIN THE FRONT SETBACK. u No 1 0Z !I < PROJECT 1601.4 22 PA2017-032 I I R L v 31ilD FLOOR PLATE HT 3RD FLOOR ELATE HT-, STAIRWELL " Q _�IPLATE HT .�:`� r BONU5 'i BONU5 111 � Ill tl) .' FIN 3RD FLOOR FIN 3RD FLOOR ,. FIN 3RD FLOOR — — — t. 2ND FLOOR PLATE HT 2ND FLOOR PLATE HTLL LL S - O 0 r. IL _ w BED 3 ALL WIG F HALL MA 5TER BAH O f 7- z O _ _ �, \ .. FIN 2ND FLOOR v FIN 2ND FLOOR ry ® - ,�?. r x 3 'c. *Y "t, r r'+y1 z t .ta w F ''""'s ` 15T FLOOR PLATE HT '. 15T FLOOR PLATE HT^ zi OFFICEBA 4 GARAGE O a a Y STOR HALL DROP x u O \ LL Y ' ` TOP OF 51 TOP OF SLAB ZQ - z w U O O w SECTION C SECTION B 7 1/41, = 1'-011 1/411 = 1'-01, I o z 4 � V Z H U w 2 U Q w w N Alt,APPROVED Y SAN 2 4 20317 O w 3RD FLOOR PLATE HT _ _ _ _ 0 a - w N v BONUS PLATE HT AT MASTER BED w = FIN 3RD FLOOR 2ND FLOOR PLATE HT •�: ` ".. ' Q w U w 13 N O w \ / BED 2 HALL MA5TER BED z w / \ - '" w �, ' PLATE HT AT LIVING ARF % —C N _N FIN 2ND FLOOR ' FIN 2ND FLOOR Z y - 15T FLOOR PLATE HT - - - – – – – – – – – - v i Z �� �\ LIVING GARAGE BA 4 4,NLL KITCHEN a O U U Q w TOP OF BLAB - TOP OF 5 S — — - Z Q U' Z_ �d D w SECTION A N 1/411 = 1'-011 I z U w F 2 V w • ' °� z I o PROJECT T 16014 23 PA2017-032 I , I I 38.18 RIDGE PEAK HEIGHT TO BE CERTIFIED 1iyl:l 12 J �5 -FL20R PLAT€_fiT — — _ _moi 3RD FLOOR PLATE HT W TOP OF PARAPET ALL TOP OF PARAPET WALL 5TAIRK4ELL.PLATE:HT 2 • 5 3,�jE3E — _ HEIGHT TO BE CERTIFIED N HEIGHT TO N CERTIFIED in FIN 3RD FLOORFIS N 3RD FLOOR FIN 3RD FLOOR V Lt T Il ;p Iw— 2ND FLOOR PLATE HT — — — — — — — — — — —2ND FLOORPLATE HT�I 2ND FLOOR PLATE HT i O U O LL It- 43 F O 0 , 0 O K N O cz w g W Z LL �I PLATE HT AT LNING AREA �I p i(j z d FIN 2ND FLOOR — — — — — — — — — — — — — — FIN 2ND FLOORNz o. FIN 2ND FLOOR UWi n 15T FLOOR PLATE HT ? 1ST FLOOR PLATE HT S O 0 O \ \\ 2. _ 3., L X 10 ^ O ry ry \ rq v 0 6 / w } Z / Q / Z q.87 FF q.8 i FF U TOP OF SLAB W TOP OF 5 _, TOP OF SLA& it vi J 9.18 EG < I q.18 EG I 0 IL J a ;0 RIGHT ELEVATION REAR ALLEYWAY ELEVATION z 1/4" = 1'-0" 1/4" = 1'-0" } o RIG APPROVED Q u JAN 24 20171 z V w H S V Q w w S V 155.15 RIDGE PEAK 38.18 RIDGE PEAK Y < HEIGHT TO BE CERTIFIED 12 12 HEIGHT TO BE CERTIFIED SI I.3 w 0 COLORED STANDING 0 5EAM METAL 1771 — — — — 0 3RD FLOOR PLATE H CL TOP OF PARAPET WALL w STAIRWELL PLATE HTy �>— "v HEIGHT TO BE CERTIFIED ry, N ill U PLATE HT AT MAST EER } PLATE HT AT MASTER w ttl — BD \ ` — BED = FIN 3RD FLOOR. D FIN 3RFLOOR F — — — — 2ND FLOOR PLATE HT _ _ 2ND FLOOR PLATE HT LL LL V ACCENT TRIM w H F 2 Qx xx PLATE HT LIVING AREA _ STUCCO PLATE AT LNING AREAN Q z O O QFIN 2ND FLOOR — — — — _ — _ — — _ — _ FIN 2ND FLOOR FIN 2ND FLOOR — — — — FIN SND FLOOR _ � ry Z 15T FLOOR PLATE HT — — — — — — — — — — 1ST FLOOR PLATE HT 0 op LL � COLORED 0 0 0 5TANDIN6rFF/, ry z SEAM METAL z \ o PL = PROPERTY LINE v a FF = FINISH FLOOR q.81 FF w TOP OF FLAB I� — w TOP OF 5LAB TOP OF 5LAB \ TOP OF SLAB q•8't FF J - EG = E5TABLI5HED GR�tDE - - CD ' q.18 EG q.18 EG a LEFT ELEVATION a FRONUSTREET ELEVATION Z_ o 1/4" = 1'-0" 1/4" = 1'-0" w w S U I Z U w S u w v OU PROJECT 1.601.4 24 PA2017-032 I I it + i COLORED STANDING SEAM METAL u z u W = - STUCCO FINISH 0 W O i 41 74 Lu � N W \d = W K " [ 4 w Z Q O w I W m L ng O =J i u s J r K' W r H Q w U w Z REAR / ALLEYWAY FRONT / WALNUT AVE w z i Q z 0 I � v_ W AIC APPROVED u N JAN 2 4 2017 Z } z Q d 0 U Q 2 H Q z D w w 2 F U Z 3 -D ' u I W iO ti PROJECT 16014 I i