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HomeMy WebLinkAbout2.0 - Santa Ana Avenue Cottages - PA2016-069 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT November 17, 2016 Agenda Item No. 2 SUBJECT: Santa Ana Avenue Cottages (PA2016-069) 20452 Santa Ana Avenue • Major Site Development Review No. SD2016-002 • Tentative Tract Map No. NT2016-003 • County Tentative Tract Map No. 18039 APPLICANT: Adrienne Brandes OWNER: Adrienne Brandes PLANNER: Benjamin M. Zdeba, AICP, Associate Planner (949) 644-3253, bzdeba@newportbeachca.gov PROJECT SUMMARY A major site development review and tentative tract map for the construction of seven residential condominium units. As proposed, each unit will be three stories and will include a two-car garage. Four guest parking spaces, including one accessible parking space, will be constructed on-site. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. approving Major Site Development Review No. SD2016-002 and Tentative Tract Map No. NT2016-003 (Attachment No. PC 1). 1 V� QP �P z '► � ;o, 40 400, .` i 4jr��. `4 a \ r Multi-family residential (4 units) Santa Ana Avenue Cottages Planning Commission, November 17, 2016 Page 3 INTRODUCTION Project Setting The subject property is located in the Santa Ana Heights area near the intersection of Santa Ana Avenue and Mesa Drive. The lot is 11,489 square feet (82' x 140.11') and is developed with three units. It is located within the Multi-Unit Residential Detached (RMD) Zoning District and is surrounded by multiple-unit residential to the north, east, and south. To the west across Santa Ana Avenue, and beyond the City boundary line, is the Santa Ana Country Club golf course, which is within unincorporated County area. Project Description The proposed project would replace the existing three-unit residential development with seven residential condominium units, guest parking, landscaping, and common open space. Residential Units The project includes seven residential dwelling units that would be sold individually as condominiums. Each dwelling unit would be three stories and would include an attached, two-car garage. The proposed structures would not exceed the 33-foot sloped roof height limit for RMD. The proposed residences include six identical floor plans with gross floor areas of approximately 1,402 square feet. This plan offers a two-car garage on the first floor, a kitchen, great room, laundry room and powder room on the second floor, and two bedrooms with two bathrooms on the third floor. The floor plan for the seventh unit represents a gross floor area of approximately 1,953 square feet. This plan offers a two- car garage on the first floor with an enhanced entry including a powder room and a coat closet. The second floor is comprised of a kitchen, great room, and laundry room, and the third floor has two bedrooms with two bathrooms. Each unit would have an area within the garages to store refuse and recycling so that it is screened from view. The applicant's project description is included as Attachment No. PC 3. The residences would be oriented towards each other and separated by a common drive aisle, which provides access to the private garages as well as the guest parking area at the rear of the project site. The applicant's design team describes the proposed residences as eclectic with blends of various architectural styles and Spanish elements that would include a combination of stucco and metal materials as shown in the visual simulations, materials and color scheme, and project plans (Attachment Nos. PC 4-6). The colors of the materials would generally include white with shades of grey as accent colors. Any stucco on the building would have a smooth finish. 4 Santa Ana Avenue Cottages Planning Commission, November 17, 2016 Page 4 On-Site Improvements The proposed project includes the installation of a private sewer system, which will connect to the main on Santa Ana Avenue. The current service providers for electric, gas, cable, and telephone would continue to serve the site. A 6-foot-high site wall is proposed along each side of the property. The vehicular entrance to the site will be maintained from Santa Ana Avenue. Four guest parking spaces are proposed throughout the subject property. Common open space areas are proposed at the front and the rear of the property. Walkways are provided along each side of the drive aisle, providing pedestrian access to the right-of-way. Landscaping is proposed throughout the site, with significant plantings within the front and rear setback areas including a mixture of 24-inch and 36-inch box trees with low- lying shrubs and bushes. A 6-foot-high vinyl fence would be constructed in the 5-foot side setback area between each unit to create private yards. A conceptual planting plan is provided as Attachment No. PC 5. Where the units face each other across the private aisle, a 28-foot separation is provided between structures. The proposed project includes site grading and the rear of the property will be elevated for appropriate drainage. Off-Site Improvements As conditioned, all existing curb, gutter and sidewalk along the entire Santa Ana Avenue property frontage will be required to be reconstructed and any damage to the public right- of-way improvements will be required to be repaired by the applicant. The applicant would also provide an in-lieu park dedication fee pursuant to Chapter 19.52 (Park Dedications and Fees), as required for park or recreational purposes in conjunction with the approval of a residential subdivision. The existing multi-unit residential development has three units and the proposed project would increase the number of dwelling units to seven. The in-lieu park fee would be required for the four additional dwelling units. Credit for the existing residential units is provided because the impact to park services is related to the increase in residents associated with the new units. DISCUSSION Analysis Consistency with the General Plan The Land Use Element of the General Plan designates the site as Multiple Residential (RM), which is intended to provide primarily for multi-family residential development containing attached or detached dwelling units. The General Plan allows a maximum 5 Santa Ana Avenue Cottages Planning Commission, November 17, 2016 Page 5 density of 43 dwelling units per acre; and therefore, 11 units would be allowed (0.26 X 43) on the subject property. The proposed seven-unit, detached residential development is consistent with this designation. The proposed project is consistent with General Plan Policy LU 5.1.9, which requires multi-family dwellings to be designed to convey a high quality architectural character in regard to building elevations, ground floor treatment, roof design, parking, open space, and amenities. The dwelling unit entrances would face the interior and not Santa Ana Avenue. The view from Santa Ana Avenue is consistent with the policy because of the proposed landscaping, privacy fencing, and building setbacks. Furthermore, the proposed design of the building elevations facing Santa Ana Avenue would convey a high quality architectural character through the building modulation, quality materials, and multiple colors and materials. Parking is provided as attached garages integrated with the residential structures, while the guest spaces on the site are uncovered. Consistency with the principles of LU 5.1.9 is ensured through compliance with development standards. The proposed project is consistent with General Plan Policy LU 6.6.2 (Attachment No. PC 7), which promotes the development of a mix of residential types and building scales. The proposed project would contribute to the variety of housing types in the Santa Ana Heights area. Consistency with the Zoning Code The proposed project is consistent with the requirements of the RMD Zoning District as further described in Table 1. This property was annexed into the City as part of the West Santa Ana Heights Annexation. Although the intent of this district states that it is intended to provide for areas appropriate for multi-unit residential developments exclusively containing detached dwelling units, there are no development standards in place to require the detached design. Furthermore, much of the existing multi-family residential development in RMD Zoning District is attached. Table 1 — RMD Development Standards Development Standard Requirement Proposed Lot Area 5,000 sq. ft. 11,489 sq. ft. (existing) Lot Width 50 ft. 82 ft. (existing) Min. Site Area per Unit 1,000 sq. ft. 1,641 sq. ft. Floor Area Limit N/A 10,365 sq. ft. Building Height 33 ft. sloped 33 ft. sloped Front Setback 20 ft. 20 ft. Side Setback North 5 ft. 5 ft. Side Setback South 5 ft. 5 ft. Rear Setback 25 ft. 25 ft. Santa Ana Avenue Cottages Planning Commission, November 17, 2016 Page 6 Development Standard Requirement Proposed Common Open Space 525 sq. ft. (75 sq. ft./unit) 1,240 sq. ft. (177 sq. ft./unit Private Open Space 70 sq. ft. 5% GFA/unit 116 sq. ft. 8% GFA/unit Parking 2 per unit covered (14 spaces) 14 garage spaces 0.5 per unit guest 4 spaces 4 guest spaces Major Site Development Review A major site development review is required to allow the construction of five or more dwelling units with a tentative tract map. In accordance with Section 20.52.080(F) (Findings and Decisions), the Planning Commission must make the following findings for approval of a major site development review. The proposed development is: 1. Allowed within the subject zoning district; 2. In compliance with all of the applicable criteria identified in subsection (C)(2)(c): L Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design; iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; iv. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; V. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials, and vi. The protection of significant views from public right(s)-of-way and compliance with Section 20.30.100 (Public View Protection). 3. Not detrimental to the harmonious and orderly growth of the City, nor endangers, jeopardizes, or otherwise constitutes a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. As demonstrated in the draft resolution (Attachment No. PC 1), staff believes the findings for approval can be made. The proposed project is consistent with the General Plan and Zoning Code, which is discussed in the previous sections (Consistency with the General Plan and Consistency with the Zoning Code). The proposed design will comply with all applicable development standards, which helps to ensure compatibility with future development and redevelopment in the surrounding area under identical 7 Santa Ana Avenue Cottages Planning Commission, November 17, 2016 Page 7 zoning classifications. Vehicular access to and circulation within the project site has been reviewed by the Public Works Department to ensure adequacy and efficiency. As conditioned, a two-foot wide pedestrian easement will be granted to the City along the back of the proposed driveway approach to provide a clear four-foot wide pathway along the sidewalk, which will comply with the Americans with Disabilities Act requirements. Also as conditioned, all landscaping will comply with the City's Water- Efficient Landscaping Ordinance. The common open space area of approximately 1,240 square feet more than doubles the required 525 square feet, and is thereby adequate. Lastly, the subject property is not located at or near a public view point or corridor as identified in the General Plan Figure NR3 (Coastal Views); and therefore, is in compliance with Section 20.30.100 (Public View Protections). Tentative Tract Map A tentative tract map is proposed for condominium purposes to allow multiple property owners for one parcel. In accordance with Section 19.12.070 (Required Findings for Action on Tentative Maps), the Planning Commission must make the following findings for approval of a tentative tract map: 1. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with applicable provisions of the Subdivision Map Act and this Subdivision Code; 2. That the site is physically suitable for the type and density of development; 3. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report, 4. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems; 5. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of 'The land area within a residential development that is not individually owned or dedicated for public use and that is designed, intended, and reserved exclusively for the shared enjoyment or use by all the residents and their guests. Does not include enclosed spaces/facilities (e.g., community center, meeting rooms, etc.). Illustrative examples include: Areas of scenic or natural beauty, barbecue areas, habitat areas, hiking, riding, or off-street bicycle trails, landscaped areas, play areas, swimming pools,tennis courts, and turf areas. g Santa Ana Avenue Cottages Planning Commission, November 17, 2016 Page 8 property within the proposed subdivision. In this connection, the decision making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision; 6. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land; 7. That, in the case of a land project" as defined in Section 11000.5 of the California Business and Professions Code: (1) There is an adopted specific plan for the area to be included within the land project; and (2) the decision making body finds that the proposed land project is consistent with the specific plan for the area; 8. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act; 9. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources; 10. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board; and 11.For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. As demonstrated in the draft resolution (Attachment No. PC 1), staff believes the findings for approval can be made. The proposed project is consistent with the General Plan, Subdivision Map Act, and City Subdivision Code. The 11,489-square-foot site is 9 Santa Ana Avenue Cottages Planning Commission, November 17, 2016 Page 9 regular in shape, has a slope of less than 20 percent, and is large enough to accommodate the density proposed in compliance with all applicable Zoning requirements. Alternatives 1. The Planning Commission may require changes to the project to alleviate any concerns related to the design or the ability to make the required findings. If the changes are substantial, the item should be continued to a future meeting to allow the applicant to make the necessary adjustments and to allow staff to prepare 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 facts in support of denial to be included in the attached draft resolution for denial (Attachment No. PC 2). Environmental Review This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class Class 32 (In-Fill Development) 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. The Class 32 exemption applies to projects meeting all of the following conditions: a. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with the applicable zoning designation and regulations; b. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; c. The project site has no value as habitat for endangered, rare or threatened species; d. Approval of the project would not result in any significant effects relating to traffic, noise, air quality or water quality; and e. The site can be adequately served by all required utilities and public services. In this case, the project is consistent with the General Plan Land Use Element category of RM as well as the RMD Zoning District. Residential condominiums are an allowed use in the land use category designation as well as in RMD. The project site area is less than five acres and generally surrounded by residential development and a golf course. The lot is substantially developed and is not within environmentally sensitive areas. The proposed project was reviewed by the Public Works Department and concerns with traffic were not found. Further, a traffic study was not required under the City's Traffic Phasing Ordinance (TPO). No significant effects are anticipated for the lot with regard to noise or air quality as the proposed project will be replacing an existing multi-family development. A preliminary water quality management plan (WQMP) was reviewed and approved to address potential water quality issues. The project was also reviewed by the Public Works and Fire 10 Santa Ana Avenue Cottages Planning Commission, November 17, 2016 Page 10 Departments and it was determined both lots maintain adequate access to both utilities and public services. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: Submitted by: '14 J- A6— rn-�Xw n' n Zyl ba, AICP Bren a Wisnes i, ICP, Deputy Director ociate I {finer ATTACHMENTS PC 1 Draft Resolution for Approval PC 2 Draft Resolution for Denial PC 3 Applicant's Project Description PC 4 Colored Renderings/Materials PC 5 Conceptual Planting Plan PC 6 Project Plans PC 7 Tentative Tract Map No. 18039 :\Users\PLN\Shared\PA's\PAs -2016\PA2016-069\PC 11172016\PA2016-069 PC Staff Report_11172016.docx 05/26/16 22 V� QP �P 2� Attachment No. PC 1 Draft Resolution for Approval 13 V� QP �P 2� RESOLUTION NO. #### A RESOLUTION OF THE PLANNING OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING MAJOR SITE DEVELOPMENT REVIEW NO. SD2016-002 AND TENTATIVE TRACT MAP NO. NT2016-003 FOR A SEVEN-UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT LOCATED AT 20452 SANTA ANA AVENUE (PA2016-069) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Adrienne Brandes, with respect to property located at 20452 Santa Ana Avenue, and legally described as the Southwesterly 82 feet of Lot 6 of Tract No. 456, in the City of Newport Beach, County of Orange, State of California, as per Map recorded in Book 17 Page(s) 9 of Miscellaneous Maps, in the Office of the County Recorder of said County, except the Southeasterly 150 feet thereof, requesting approval of a major site development review and tentative tract map. 2. The applicant proposes the construction of seven residential condominium units. As proposed, each unit will be three stories and will include a two-car garage. Four guest parking spaces, including one accessible parking space, will be constructed on-site. 3. The subject property is located within Multi-Unit Residential Detached (RMD) Zoning District and the General Plan Land Use Element category is Multiple-Unit Residential (RM). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on November 17, 2016, in the Council Chambers located at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code (NBMC). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 32 (In-Fill Development) 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. In this case, the project is consistent with the General Plan Land Use Element category of RM as well as the RMD Zoning District. Residential condominiums are an allowed use in the land use category designation as well as in RMD. The project site area is less than five acres and generally surrounded by residential development and a golf course. The 15 Planning Commission Resolution No. #### Page 2 of 13 lot is substantially developed and is not within environmentally sensitive areas. The proposed project was reviewed by the Public Works Department and concerns with traffic were not found. Further, a traffic study was not required under the City's Traffic Phasing Ordinance (TPO). No significant effects are anticipated for the lot with regard to noise or air quality as the proposed project will be replacing an existing multi-family development. A preliminary water quality management plan (WQMP) was reviewed and approved to address potential water quality issues. The project was also reviewed by the Public Works and Fire Departments and it was determined both lots maintain adequate access to both utilities and public services. SECTION 3. REQUIRED FINDINGS. Site Development Review In accordance with NBMC Section 20.52.080(F) (Findings and Decision), the following findings and facts in support of such findings are set forth: Finding: A. The proposed development is allowed within the subject zoning district. Fact in Support of Finding: �\\ The subject property is located within the RMD Zoning District, which principally provides for areas appropriate for multi-unit residential developments exclusively containing detached dwelling units. The proposed multi-unit residential development is replacing and improving an existing multi-unit residential development. Although the proposed development does not contain detached dwelling units, the project is consistent with the General Plan and any applicable development standards within the Zoning Code and is allowed in the RMD Zoning District. Finding: B. In compliance with all of the applicable criteria identified in NBMC Subsection [20.52.080](C)(2)(c): a. Compliance with this Section, the General Plan, the Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; b. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent development; and whether the relationship is based on standards of good design; C. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; d. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; 05-26-2016 10 Planning Commission Resolution No. #ice Page 3 of 13 e. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and f. The protection of significant views from public right(s)-of-way and compliance with NBMC Section 20.30.100 (Public View Protections). Facts in Support of Finding: 1. The Land Use Element of the General Plan designates the subject property as RM, which is intended primarily for multi-family residential development containing attached or detached dwelling units. The proposed multi-unit residential development is consistent with the General Plan designation. 2. The proposed development complies with the development standards of RMD Zoning District. The proposed buildings are approximately 33 feet tall, which complies with the maximum height limitation. The buildings also meet all required setbacks and common and private open space requirements. Seven, two-car garages and four uncovered guest parking spaces are proposed for the development, which meets the Zoning Code required parking. 3. The proposed development will incorporate consistent architectural design such that all structures on the property are unified. Architectural treatment will harmonize with the surrounding neighborhood. 4111111h� 4. The proposed site layout maintains the existing vehicular access from Santa Ana Avenue. The site layout and guest parking area allow vehicles sufficient space to turn around on-site. Pedestrian access to the site is available along Santa Ana Avenue along an existing public sidewalk. 5. The Public Works Department has reviewed and approved the site plan, proposed improvements, parking configuration, and access driveway subject to the conditions of approval. 6. The 20-foot front setback and site layout provide for additional landscaping opportunities immediately adjacent to the street. As conditioned, all landscaping will comply with NBMC Chapter 14.17 (Water-Efficient Landscaping). 7. The subject property is not located at or near a public view point or corridor as identified in the General Plan Figure NR3 (Coastal Views); and therefore, is in compliance with NBMC Section 20.30.100 (Public View Protections). Finding: C. Not 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 of the proposed development. 05-26-2016 17 Planning Commission Resolution No. Page 4 of 13 Facts in Support of Finding: 1. A similar multi-unit residential development has existed at this location since 1975, according to County records. The proposed seven-unit residential condominium development will replace and improve the existing development. The amount of traffic to and from the site will not significantly change. 2. The proposed development will comply with all Building, Public Works, and Fire Codes. The project will also comply with all City ordinances and conditions of approval. 3. The project has been conditioned to ensure that potential conflicts with surrounding land uses are minimized to the extent possible to maintain a healthy environment. Tentative Tract Map In accordance with NBMC Section 19.12.070(A) (Required Findings for Action on Tentative Maps), the following findings and facts in support of a tentative tract map are set forth: Finding: A. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with the applicable provisions of the Subdivision Map Act and the City Subdivision Code. Facts in Support of Finding: 1. The Land Use Element of the General Plan designates the site as Multiple Residential (RM), which is intended to provide for areas appropriate for multiple-unit residential developments containing attached or detached dwelling units. This designation allows 43 dwelling units per acre. The proposed project is well within the maximum allowable density of 11 units (43 x 0.26). 2. The proposed project is consistent with General Plan Policy LU 5.1.9, which requires multi-family dwellings to be designed to convey a high quality architectural character in regard to building elevations, ground floor treatment, roof design, parking, open space, and amenities. The ground treatment principles are not applicable because the dwelling unit entrances face the interior private streets. Parking is provided as attached garages integrated with the residential structures, while the guest spaces on the site are uncovered. Consistency with the remaining principles of LU 5.1.9 is ensured through compliance with development standards. 3. The proposed project is consistent with General Plan Policy LU 6.6.2, which promotes the development of a mix of residential types and building scales as the proposed project includes a detached product type that will contribute to the variety of housing types in Santa Ana Heights and the surrounding areas. 05-26-2016 12 Planning Commission Resolution No. Page 5 of 13 4. The subject property is not located within a specific plan area. 5. The Public Works Department has reviewed the proposed tentative tract map and found it consistent with the Newport Beach Subdivision Code (Title 19) and applicable requirements of the Subdivision Map Act. 6. The applicant will provide an in-lieu park dedication fee pursuant to Chapter 19.52 (Park Dedications and Fees), as required for park or recreational purposes in conjunction with the approval of a residential subdivision. The existing multi-unit residential development has three units and the proposed project would increase the number of dwelling units to seven. The in-lieu park fee would be required for the four additional dwelling units. Credit for the existing residential units is provided because the impact to park services is related to the increase in residents associated with the new units. 7. Conditions of approval have been included to ensure compliance with Title 19. Finding: B. That the site is physically suitable for the type and density of development. Fact in Support of Finding: The 11,490-square-foot site is regular in shape, has a slope of less than 20 percent, and is not within a zone deemed to be subject to seismically induced liquefaction potential. The site is large enough to accommodate the density proposed in compliance with all applicable Zoning requirements. The site is suitable for the type and density of development proposed in that the infrastructure serving the site and surrounding area has been designed and developed to accommodate the proposed project. As required by Condition of Approval No. 23, a water and sewer demand study will be prepared to ensure that the water and sewer mains are adequate, and upgrades will be required if the infrastructure is not adequate. Finding: C. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision-making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report. 05-26-2016 19 Planning Commission Resolution No. Page 6 of 13 Fact in Support of Finding: The proposed project is not located near fish or wildlife habitat and the design of the subdivision will not cause substantial damage to habitat. See Section 2 (California Environmental Quality Act Determination) above. Finding: D. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. Facts in Support of Finding: 1. The proposed Tentative Tract Map is for condominium purposes. All construction for the project will comply with all Building, Public Works, and Fire Codes, which are in place to prevent serious public health problems. Public improvements will be required of the developer per NBMC Section 19.28.010 (General Improvement Requirements) and Section 66411 (Local agencies to regulate and control design of subdivisions) of the Subdivision Map Act. Furthermore, the proposed project conforms to all applicable City ordinances. 2. No evidence is known to exist that would indicate that the planned subdivision pattern will generate any serious public health problems. Finding: E. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the decision-making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision. Facts in Support of Finding: 1. The design of the development does not conflict with any easements acquired by the public at large for access through or use of property within the proposed development as there are no public easements that are located on the property. Sufficient site access is provided from the abutting public right-of-way (Santa Ana Avenue) with the proposed tract map. 2. Public improvements, including removal and replacement of damaged concrete curb, gutter, and sidewalk along Placentia Avenue will be required of the applicant pursuant 05-26-2016 20 Planning Commission Resolution No. #### Page 7 of 13 to the Municipal Code and the Subdivision Map Act. Each residential unit will be required to provide separate water service/meter and sewer lateral and cleanout. Finding: F. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land. Fact in Support of Finding: The property is not subject to the Williamson Apt. The subject property is not designated as an agricultural preserve and is less 100 acres. Finding: G. That, in the case of a "land project' as defined in Section 11000.5 of the California Business and Professions Code: (a) there is an adopted specific plan for the area to be included within the land project; and (b) the decision-making body finds that the proposed land project is consistent with the specific plan for the area. Fact in Support of Finding: California Business and Professions Code Section 11000.5 was repealed by the Legislature in 2006 via Assembly Bill 2711. However, the proposed subdivision is not a 'land project," as defined in prior California Business and Professions Code Section 11000.5 because it does not consist of 50 or more parcels. Finding: H. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act. Facts in Support of Finding: 1. The proposed Tentative Tract Map includes attached dwelling units with open space, private streets, and walkways further separating the units. The proposed subdivision design allows for solar access and future passive or natural heating and cooling opportunities. The proposed building height complies with the maximum limit of 33 feet, which is compatible with the existing and allowed heights of other structures in the area. All of the units are aligned east-west with sufficient setbacks to provide southern exposure. 05-26-2016 21 Planning Commission Resolution No. Page 8 of 13 2. The proposed improvements are subject to Title 24 of the California Building Code that requires new construction to meet minimum heating and cooling efficiency standards based on location and climate. The Newport Beach Building Division enforces Title 24 compliance through the plan check and inspection process. Finding: 1. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources. Fact in Support of Finding: The maximum residential density allowed for the site will remain unchanged with project approval. The proposed 7-unit project is consistent with the RM General Plan land use designation which allows a maximum of 11 residential units on the property. The minor increase in units will improve the City's ability to meet its regional housing goals. Finding: � J. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board. Facts in Support of Finding: 1. Wastewater discharge from the project into the existing sewer system has been designed to comply with the Regional Water Quality Control Board (RWQCB) requirements. 2. A Preliminary Water Quality Management Plan (WQMP) has been prepared and approved for the proposed project. 3. Compliance with the Santa Ana River Basin Water Quality Control Program involves the preparation and implementation of a Stormwater Pollution Prevention Plan (SWPPP) for construction-related activities, which will specify the Best Management Practices (BMP's) that the project will be required to implement during construction activities to ensure that all potential pollutants of concern (including sediment) are prevented, minimized, and/or otherwise appropriately treated prior to being discharged from the subject property. 4. The conditions of approval include the requirement for a sewer demand study to determine if the existing sewer main on Santa Ana Avenue will be able to handle the sewage flows from the proposed development. Sewer connections have been 05-26-2016 22 Planning Commission Resolution No. Page 9 of 13 conditioned to be installed per City Standards, the applicable provisions of NBMC Chapter 14.24 (Sewer Connection, Permits), and the latest revision of the Uniform Plumbing Code. Finding: K. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. Fact in Support of Finding: The subject property is not located within the Coastal Zone. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Major Site Development Review No. SD2016-002 and Tentative Tract Map No. NT2016-003, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 4111111b.- 2. The approval of Major Site Development Review No. SD2016-002 shall become final and effective 14 days following the date this Resolution was adopted, and approval of Tentative Tract Map No. NT2016-003 shall become final and effective 10 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 NBMC Title 20 and/or NBMC Title 19. PASSED, APPROVED, AND ADOPTED THIS 17TH DAY OF NOVEMBER, 2016. AYES: NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chairman BY: Peter Zak, Secretary 05-26-2016 23 Planning Commission Resolution No. #### Page 10 of 13 EXHIBIT "A" CONDITIONS OF APPROVAL Planning Division 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may bep ausefor revocation of this Use Permit. 4. A copy of the Resolution, including conditio-s Exhibit "A" shall be incorporated into the Building Division and field sets of ns prior to issuance of the building permits. 5. 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 Site Development Review 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 Site Development Review and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 6. Prior to the issuance of building permits, the applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Division. Compliance with Newport Beach Municipal Code Chapter 14.17 (Water-Efficient Landscaping) shall be appropriately demonstrated. 7. Prior to the issuance of building permits, the fair share traffic contribution in effect at the time shall be paid in accordance with the Municipal Code. 8. Prior to the recordation of the Final Tract Map, park dedication fees shall be paid consistent with the fee amount in effect at the time of payment as established by the City of Newport Beach Municipal Code. 9. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and 05-26-2016 24 Planning Commission Resolution No. #### Page 11 of 13 trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 10. Building owners and tenants shall keep the building exteriors and facades clean and in good repair. 11. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 12. Prior to the issuance of building permits, the applicant shall prepare photometric study in conjunction with a final lighting plan for approval by the Planning Division. The survey shall show that lighting values are "'I" or IsOatall property lines. 13. 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. 14. 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. 15. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach Municipal Code. 16. 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 Santa Ana Avenue Cottages including, but not limited to, Major Site Development Review No. SD2016-002 and Tentative Tract Map No. NT2016-003 (PA2016-069).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 05-26-2016 2.5 Planning Commission Resolution No. #1### Page 12 of 13 in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Public Works Department 17. A Tract Map shall be recorded for this development. The Map shall be prepared on the California coordinate system (NAD88). Prior to recordation of the Map, the surveyor/engineer preparing the Map shall submit to the County Surveyor and the City of Newport Beach a digital-graphic file of said map in a manner described in Sections 7-9- 330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The Map submitted to the City of Newport Beach shall comply with the City's CADD Standards. Scanned images will not be accepted. 18. Prior to recordation of the Tract Map, the surveyor/engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments (one-inch iron pipe with tag) shall be set On Each Lot Corner unless otherwise approved by the Subdivision Engineer. Monuments shall be protected in place if installed prior to completion of construction project. 19. Prior to the recordation of the Final Tract Map, a Subdivision Agreement shall be obtained and approved by City Council. 20. Prior to Final Tract Map approval, the applicant shall provide a Faithful Performance Bond and a Labor and Materials Bond, each for 100 percent of the estimated public improvements. An engineer's cost estimate shall be prepared by a registered civil engineer, and approved by the Public Works Director. 21. An encroachment permit shall be required for all work activities within the public right- of-way. An encroachment agreement shall be required for any private improvements installed within the public right-of-way. 22. The existing concrete curb, gutter, and sidewalk along the Santa Ana Avenue frontage shall be removed and replaced per City Standards. 23. Sewer and water demand studies shall be prepared and submitted to the applicable utility providers. Approvals of said studies by the utility provider shall be provided to the City prior to recordation of the Final Tract Map. 24. The on-site sewer system shall be privately owned and maintained, unless otherwise approved by the utility provider. 25. Each unit shall be served by its own individual water service/meter and sewer lateral and cleanout, unless otherwise approved by the utility provider. 26. All on-site drainage shall comply with the latest City water quality requirements. 05-26-2016 20 Planning Commission Resolution No. Page 13 of 13 27. All improvements shall comply with the City's sight distance requirement per City Standard 110-L. 28. A two-foot wide pedestrian easement shall be granted to the City along the back of the proposed driveway approach to provide a clear four-foot wide ADA path along the sidewalk. 29. The parking layout and drive aisles shall comply with City Standards STD-805-L-A and STD-805-L-B. Dead end drive aisles shall provide a dedicated turnaround space and a five-foot minimum clear paved hammerhead/drive aisle extension. The drive aisle shall be a minimum of 26 feet wide. 30. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right-of-way could be required at the discretion of the Public Works Inspector. Fire Department 31. Adequate emergency access shall be required pursuant to California Fire Code Section 503.1. 32. Pursuant to California Fire Code Section 507.1, an approved water supply capable of supplying the required fire flow for fire protection shall be provided to the premises upon which the buildings are to be constructed. 33. An automatic fire sprinkler system shall be installed in compliance with California Fire Code Sections 903.2.8 and 903.2.18. Building Division 34. 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. 05-26-2016 27 V� QP �P �g Attachment No. PC 2 Draft Resolution for Denial 29 V� QP �P 30 RESOLUTION NO. #### A RESOLUTION OF THE PLANNING OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING MAJOR SITE DEVELOPMENT REVIEW NO. SD2016-002 AND TENTATIVE TRACT MAP NO. NT2016-003 FOR A SEVEN-UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT LOCATED AT 20452 SANTA ANA AVENUE (PA2016-069) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Adrienne Brandes, with respect to property located at 20452 Santa Ana Avenue, and legally described as the Southwesterly 82 feet of Lot 6 of Tract No. 456, in the City of Newport Beach, County of Orange, State of California, as per Map recorded in Book 17 Page(s) 9 of Miscellaneous Maps, in the Office of the County Recorder of said County, except the Southeasterly 150 feet thereof, requesting approval of a major site development review and tentative tract map. 2. The applicant proposes the construction of seven residential condominium units. As proposed, each unit will be three stories and will include a two-car garage. Four guest parking spaces, including one accessible parking space, will be constructed on-site. 3. The subject property is located within Multi-Unit Residential Detached (RMD) Zoning District and the General Plan Land Use Element category is Multiple-Unit Residential (RM). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on November 17, 2016, in the Council Chambers located at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code (NBMC). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. SECTION 3. REQUIRED FINDINGS. Site Development Review In accordance with NBMC Section 20.52.080(B) (Applicability), residential construction of five or more dwelling units with a tentative tract map requires the approval of a major site ry1 Planning Commission Resolution No. #### Page 2 of 2 development review subject to the findings in NBMC Section 20.52.080(F) (Findings and Decision). In this case, the Planning Commission was unable to make the required findings set forth based upon the following: Tentative Tract Map In accordance with NBMC Section 19.08.010 (When Tract Maps Required), a tentative tract map shall be required for any subdivision creating five or more condominiums subject to the findings in NBMC Section 19.12.070 (Required Findings for Action on Tentative Maps). In this case, the Planning Commission was unable to make the required findings set forth based upon the following: SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Major Site Development Review No. SD2016-002 and Tentative Tract Map No. NT2016-003. 2. The approval of Major Site Development Review No. SD2016-002 shall become final and effective 14 days following the date this Resolution was adopted, and denial of Tentative Tract Map No. NT2016-003 shall become final and effective 10 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 NBMC Title 20 and/or NBMC Title 19. PASSED, APPROVED, AND ADOPTED THIS 17TH DAY OF NOVEMBER, 2016. AYES: NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chairman BY: Peter Zak, Secretary 05-26-2016 32 Attachment No. PC 3 Applicant's Project Description 33 V� QP �P 31{ Planning Division Community Development Department 100 Civic Center Drive, Newport Beach, CA 92660 1 949-644-3200 Site Development review Project Description &Justification 4 Address: 20452 Santa Ana Avenue. Newport Beach, CA. 92660 Assessor's Parcel Number 439-241-03 Tentative Track No. 18039 Tentative Track Map No. NT2016-003 Lot size: 0.264 acres / 11,489 sq ft Zoning designation RMD Public Records for 20452 Santa Ana Ave Official property, sales, and tax information from county (public) records as of 08/2015: o Existing Triplex: 3,386 sq ft (3 units, any combination) a Built In 1975 o County: Orange o Parking: Attached Garage o Tax Rate Code Area: 7-214 In-fill multi-family redevelopment projects are commonplace in this area. Our proposal is the demolition of all three existing structures, and the new redevelopment of two (2), three- story free-standing buildings encompassing seven (7) single-family attached units. Our proposed 2-structure multi-family condominium buildings will be divided by a common driveway, positioned through the center of the lot. All zoning and building requirements have been fully implemented and is presented as such under this instrument for planning approval consideration. Building No. 1 will encompass (3) SF condominium units as indicated by 1 through 3. Building No. 2 will encompass (4) SF condominium units as indicated by 4 through 7. S5 Unit one, the largest plan, will include 1507 SF of conditioned area. The remaining units, plan 2 through 7, will include 949 SF each. All seven units will rest above a standard, on- grade two-car garage w/ approx. 446-453 SF of non-conditioned area. Four (4) standard-sized & properly placed open parking spaces will satisfy the 4-car directive. The required property open space of 525 SF will be more than satisfied by a proposed open space of 1,240 SF. The required private open space of 98 SF for unit 1 will be more than satisfied by a proposed private open space of 230 SF. The required private open space of 70 SF for the remaining units, plan 2 through 7, will be more than satisfied by a proposed private open space of 116 SF. No portion of any building structure will exceed the restricted height limit of 33"-0". Compliance to all building setbacks have been adhered to: 20' front, 25' rear, and 5' setbacks. A 28' wide concrete drive entering from Santa Ana Avenue will separate the two condominium buildings. The architectural design will enact a blend of various styles. The largely eclectic style will be a vocabulary composition of Spanish elements, including accent components of projected metal shade frames constructed with steel mesh screens within, supported by approved structural brackets/struts. The exterior finish will be selected stucco, with horizontal bands of trim at the vertical stucco accent pop-out bases. The roofs will be gable, with varied roof pitches and out- lookers. The roofing material will be a selected composite shingle. Garage doors will be metal roll-up with a similar pattern as shown in the exterior elevation design. Windows will be double glazed, and with single-hung action. A color and materials board will be provided with the Architectural Design submission. Please direct any questions concerning this decision to Jon Hedrick at Knitter Partners International, Inc., Architecture & Planning at (949) 752-1177. On behalf of KPI, Francesca Horton I Project and Marketing Coordinator MWCH 3090 Pullman Street I Costa Mesa CA, 92626 t: 714.434.4365 c: 760.579.3645 f: 714.557.1838 mwcustom.com Office Hours: Monday-Friday Elam-5pnn so Attachment No. PC 4 Colored Renderings/Materials 37 V� QP �P 3g A' w w � IZ U+, � IZ 0 J O J 01: m CL 0- -- � I i .` . .: _ a., WEST ELEVATION SCALE : 4" = 1 '-0" 39 s KPIN g KNITTER PARTNERS INTERNATIONAL, INC. earchitecture & planning U1 1401 DOVE STREET,SUITE 240 NBEACH.CA 92660-2431 ogc / I EWPORT B 949.752.1177 knVercom , .t cmminl>oAuum�.x v+a�w[asmrNn.*raw i� �I I R.rtrzi vurv�uumu.�ra"•`�xmv..mv raw K I NO.DATE REVISION z w SANTA ANA AVENUE SOUTH WEST PERSPECTIVE SANTA ANA AVENUE NORTH WEST PERSPECTIVE F F- rz Q Waw wA m u N O w u ¢ C6 0 3 N 171 d Z J VJ Z Q s GARAGE DOOR TRIM FASCIA ROOF 5TUCC0 BODY m 0 z 0 s Um, PROJECT INFO sQ PROJECT NUMBER: 15076 z - PROJECT MANAGER: MJK DRAWN BY: SAS SHEET ISSUE DATE: 10A&A6 Q - SHEET TITLE N F ZW COLOR & MATERIALS ENTRY DOOR WINDOW FRAME TEXTURED ACCENT STUCCO ACCENT g SHEET NUMBER 3 The color board represents approximate printable color on y Job color and texture will vary due to methods of application and job conditions. 07 P ease refer to the Color Matrix and material suppliers for colors. /� Santa Ana Avenue Cottages Color Scheme and Materials List STYLESSCHEMECOMPANIES USED Stucco BodGlacier White ( P-100) Merlex Stucco Stucco AccentAlabaster (P-40) Merlex Stucco Textured AccentArcade White (SW 7100) Sherman Williams Trim & Fascia •.: Sherman Williams ' Entry DoorIron •re (SW 7069) Sherman Williams Garage DoorIron • - (SW 7069) Sherman Williams i RoofSlate RangeEagle Roofing Windows Frame : (023) Sierra Pacific Windows - V� QP �P Attachment No. PC 5 Conceptual Planting Plan 4s V� QP �P Fe3 4 4 5 4 12 4 L ■ ■ KENN CV CV CV CV CV cv L L L L ■ ■ a\ CV CV CV V CV 10 UNIT 4 UNIT 5 UNIT 6 UNIT 7 44 4 ■ 8 8 2 L L. L O O 11 - zz L L LL Ll � � s. Lu �• Lu NO PARKING pJ pJ Ir � W 8 6 6 CL o_ 8 Z W Q Q 1 7 5 Q Q 1-- z 8 6 6 8 WEST ELEVATION SCALE: N .T.S. L L L L L L L L L L L • ' 1 9 UNIT 1 UNIT 2 UNIT 3 PROPOSED PLANT MATERIAL cv cv cv cv cv cv cv cV cV cv 10 2 _ _ _ _ cv cV Cv cv cv cv cv CV c cv CV - �— -s�s�� 00 00 O $o 3 4 12 4 4 m y� P'11 PLANT SCHEDULE PROJECT TABULATION LEGEND u TREES BOTANICAL NAME COMMON NAME SIZE WUCOLS QTY SITE AREA ± 11,489 SQ. FT. SYMBOL DESCRIPTION COMMON OPEN SPACE 524 SQ. FT. REQUIRED Cercis can adensis 'Forest Pansy' Koelreuteria bipinnata Melaleuca quinquenerviaCOMMON OPEN SPACE 1,600 SQ. FT. PROPOSED O PUBLIC SIDEWALK AND DRIVEWAY APRON - REFER TO CERCIS CANADENSIS •FOREST PANSY' TM FOREST PANSY REDBUD 36" BOX •LOW BRANCH' LOW 1 PRIVATE OPEN SPACE 1,006 SQ. FT. PROPOSED CIVIL PLANS Forest Pansy Redbud Chinese Flame Tree Cajeput Tree PARKWAY 168 SQ. FT. O COMMON AREA 0 EXISTING TREE NOT KNOWN EXISTING 2 O 2FT HIGH RETAINING WALL W/ 6• MAX CMU PRIVACY WALL i s ,• •;,r >, a� � ,�„�' ` ��� , ;.^ �� `� I ^ L d�J � ON SIDEYARD PROPERTY LINE REFER TO CIVIL PLANS / y• KOELREUTERIA BIPINNATA CHINESE FLAME TREE 36” BOX MULTI TRUNK MEDIUM 1 f •' O 6FT HIGH VINYL FENCE 42" HIGH AT FRONTYARD 1) Landscape shall meet City of Newport Beach Municipal Code 20.36.050 General Landscape Standards. SETBACK) ,a l =, MELALEUCA QUINQUENERVIA CAJEPUT TREE 48"BOX LOW 1 2) Landscape shall meet State Mandated Water Conservation requirements using the following guidelines: O EXISTING WALL- PROTECT IN PLACE ' ( a. No turf grass is proposed SHRUBS BOTANICAL NAME COMMON NAME SIZE WUCOLS QTY 6 ENHANCED CONCRETE UNIT ENTRY - COLOR/FINISH TBD � � ,• �# � , , z b. All plant material is in the Low to Medium water use category O 1011 < <r c. Plants in the Medium water use category shall be valued (hydrozoned) r CALLISTEMON VIMINALIS 'BETTER JOHN' DWARF WEEPING BOTTLE BRUSH 5 GAL LOW 32 7 CONCRETE DRIVECOURT W/ SAWCUT SSCORE JOINTS - y ,, _ O separately from those with Low water use O d. Trees will be irrigated with separate bubblers stems for periodic deep COLOR/FINISH TBD watering Callistemon viminalis 'Better John' Carex divulsa Cupressus sempervirens 'Tiny Tower' Dianella revoluta 'Baby Bliss' CUPRESSUS SEMPERVIRENS 'TINY TOWER' TM TINY TOWER ITALIAN CYPRESS 15 GAL LOW 10 e. All irrigation shall be irrigated with subsurface landscape dripline O CURB AND GUTTER - REFER TO CIVIL PLANS Dwarf Weeping Bottle Brush Berkeley Sedge Tiny Tower Italian Cypress Baby Flax LOMANDRA LONGIFOLIA 'BREEZE' DWARF MAT RUSH 5 GAL LOW 53 f. Controller will be "smart" weather based including rain shutoff device O O TURN AROUND AREA - GRASSCRETE OR EQUIVALENT L �a EXISTING TREES - PROTECT IN PLACE _I ■ LOROPETALUM CHINENSE •PURPLE DIAMOND' FRINGE FLOWER 5 GAL MEDIUM 7 BIORETENTION - REFER TO CIVIL PLANS PRUNUS CAROLINIANA 'COMPACTA• CAROLINA CHERRY 15 GAL MEDIUM 8 2 PRIVATE PATIO/LANDSCAPE AREA ri �•G �.� t7 jR \map "' 7 H \ � 1 VINE/ESPALIER BOTANICAL NAME COMMON NAME SIZE WUCOLS QTY y : e A ` eN GREWIA CAFFRA LAVENDER STARFLOWER 15 GAL ESPALIER MEDIUM 6 'Y��J%�l�ct��.».t'�.1�!�v �:k�C7� GROUND COVERS BOTANICAL NAME COMMON NAME SIZE WUCOLS SPACING QTY Dianella revoluta 'Big Rev' Dymondia margaretae Grewia caffra Lomandra Longifolia 'Breeze' Dianella Big Rev Dymondia Silver Carpet Lavender Starflower Dwarf Mat Rush CAREX DIVULSA BERKELEY SEDGE 1 GAL LOW 12" o.c. 223 SF / 00 DIANELLA REVOLUTA •BIG REV' DIANELLA 1 GAL LOW 24" o.c. 130 SF DIANELLA REVOLUTA 'BABY BLISS' BABY FLAX 1 GAL LOW 24" o.c. 184 SF DYMONDIA MARGARETAE DYMONDIA 4" POT LOW 8" o.c. 168 SF Loropetalum chinense 'Purple Prunus caroliniana 'Compacta' Diamond' Fringe Flower Carolina Cherry SANTA ANA AVENUE COTTAGES PREPARED FOR ADRIENNE BRANDES , 08 16 2� G B B DESIGN GROUP _ � NORTH 1/8" = 1'-0" FEET 1 Landscape Architecture Planning Urban Design C Airway20452 SANTA ANA AVENUE , NEWPORT BEACH , CALIFORNIA Am P18 14-545-28 8VeFu 714-45-28 8e Costae sabgb nccom 10/26/2016 45 V� QP �P Attachment No. PC 6 Project Plans 47 V� QP �P �g PA2016-069 Attachment No. PC 6 - Project Plans -� SITE PLANS rX V J rX V 4 J>J U _E� ZONING: GENERAL PLAN: RMKPI ZONING: RMD BUILDING HEIGHT: 33' TOROOF(>_3:12) KNITTER PARTNERS SETBACK: 20' FRONT INTERNATIONAL , INC . architecture & planning 5SIDE 1401 DOVE STREET, SUITE 240 25REAR NEWPORT BEACH, CA 92660-2431 949.752.1177 www.knitter.com PARKING: 2 SPACES COVERED / HOME COPYRIGHT©2015KNITTER PARTNERS INTERNATIONAL,INC + 0.5 SPACES / HOME GUESTS - TABULATION: "PHIS DOCUMENT IS THE PROPERTY AND COI'YKIGHT OF SITE AREA }11,48 sq KNITTER PARTNERS INTERNATIONAL, INC.AND SHALL NOT BE USED ON ANY OTHER WORK, BE REPRODUCED OR DISCLOSED TO OTHERS EXCEPT BY WRITTEN AUTHORIZATION FROM O KNITTER PARTSERSINTERNATIONALINC'. COMMON UNIT 1 1 HOME PRIVACY =tiff.' : NO. DATE REVISION NAx. �_� 0.5. UNITS 2, 3, 4, 5, 6, 7 6 HOMES Q x � o W 28'-0"xX-0° TOTAL 7 HOMES 0 � ! m 560sgft PRIV _ 0 O.S. o PARKING 4 SPACES REQU (4 SPACES PROPOSED) 23-0"x 16-0" �h 0 230 sq ft 20'-0" SETBACK � L� UNIT SIZE: 1 G I A.D.A.PATH II � T UNIT 1 1 OF TRAVEL y 6 '9' // 1st FLOOR ±198 sq ft 1 6 2nd FLOOR ±680 sq ft O � 265. '/4=�6.3'E57ABL/5HED GR4DE 3rd FLOOR ±629 sq ft 0 UNIT 7 � IT � TOTAL ±1,507 sq ft 6 ,T \ / / \ 1 PRI GARAGE ±446 sq ft & 'q, ` 0.5 GROSS TOTAL ±1,953 sq ft w 265.8'/4=66.45'E5T4&V5HED`� DE — 15'-0"x 2 9" T 116 sq v // \ UNITS 2, 35 45 55 69 7 74� 2nd FLOOR ±435 sq ft PRN 3rd FLOOR ±514 sq ft y I � ;UNIT TOTAL ±949 sq ft .� / O.S. 5-0"x 2 9" GARAGE ±453 sq ft 119 sq GRO55 TOTAL ±1,402 sq ft w i - � � c 5' o" /\ SETBACK / / _ _ 5ETBACK OPEN 5PACE: V UNIT 21 1 `� RIV / 1 z o COMMON OPEN SPACE ' 525 sq ft REQUIRED (75 sq ft per UNIT _ _ 1 L~ _ _ ±1,240 sq ft PROPOSED .� v� t - -9' 11 1 ` PRIVATE OPEN SPACE s' in UNIT 1 ±98 sq ft REQUIRED (3% of GRo55 UNIT AREA) QI c /\ ±230 sq ft PROPOSED N Z NIT 5 UNITS 2, 3, 4, 5, 6, $ 7 ±70 sq ft REQUIRED (5i OF GROSS UNIT AREA) RIV ±116 sq ft PROPOSED _ . .5. NIT 3, 1 1�� 1 \ 1 PRI AN OUTDOOR OR UNENCLOSED AREA DIRECTLY ADJOINING AND ACCESSIBLE TO A DWELLING UNIT, s- °x23'-2" \ 1 0 5 RESERVED FOR THE EXCLUSIVE PRIVATE ENJOYMENT AND USE OF RESIDENTS OF THE DWELLING UNIT I7 sq ft v 1 1 ,5-0°x 2 9" AND THEIR GUESTS (E.G., BALCONY, DECK, PORCH, TERRACE, ETC.). BOUNDARIES ARE EVIDENT THROUGH r / 119 sq I I r I THE USE OF FENCES, GATES, HEDGES, WALLS, OR OTHER SIMILAR METHODS OF CONTROLLING ACCESS AND MAINTAINING PRIVACY 16 — — L , UNIT o.s. 5-0"x 2 2" \/ 117 sq _ 6Uf51r 11 / ss <s� PARKING ' - - �) ( PROJECT INFO I — _ � , m � �� <�� 25'"�" ~ r - __- - � )I�, /✓ K°S PROJECT NUMBER: 150766 SETBACK — _ � _ �' ,j � PROJECT MANAGER: M.JK ,c - - _ — GUEST= _ �li ✓ Y _ _ N H 1 ✓�~^ \ / DRAWN BY: SAS PARKINGo — 18=0" 26-0" 1$'-0'� �Q- �� f �� SHEET ISSUE DATE: 0.5. Cv 73 GOMh�oN TURN-AROUND o m 10'-0"x 25-0" ^ , /� SPADE O �, n W �,�CO SITE �„ SHEET TITLE .GSI 0 26-0"x 1 _ yJ v �rj J1�� `r S y, �v ^ ✓� 680 sg99ftV77 kc a a z s) �+ i4 Q y s rc. Ln In / ca �'� v SITE STUDY ® — _ NO TH SITE PLAN - ALTERNATE 5 VICINITY MAP w _ SHEET NUMBER 0 4' 8' 16' a4W 01 "T9 PA2016-069 Attachment No. PC 6 - Project Plans KPI KNITTER PARTNERS fY INTERNATIONAL , INC . " • j architecture & planning 1401 DOVE STREET, SUITE 240 NEWPORT BEACH, CA 92660-2431 949.752.1177 www.knitter.com COPYRIGHT©2015 KNITTER PARTNERS INTERNATIONAL,INC 4LI I d _ 1 I THIS DOCUMENT IS THE PROPERTY AND COPYRIGHT OF n KNITTER PARTNERS INTERNATIONAL,INC.AND SHALL NOT BE USED ON ANY OTHER WORK,BE REPRODUCED OR DISCLOSED TO OTHERS EXCEPT BY WRITTEN AUTHORIZATION FROM KNITTER PARTNERS INTERNATIONAL,INC. NO. DATE REVISION Q SANTA ANA AVENUE NORTH WEST PERSPECTIVE SANTA ANA AVENUE SOUTH WEST PERSPECTIVE 0 D MAX BUILDING HEIGHT 33-0" 9945, 993 MAX BUILDING HEIGHT 33'-0" 9945 Q At 0 e e El ee o _ � e m z m z m � e ca CO w ?i rV�I 55.45tG74EL14- - - _ _ - - - - - - - - - -OF - - - _ 66.45'E57A3L/5HED 6R4DE - �„I V � � WEST ELEVATION SANTA ANA AVENUE ELEVATION /M►� V 0 4' 8' 16' 0 4' 8' 16' � Nz 00000000 0000000 00000000 0000000 00000000 00000000 00000000 00000000 0000000 00000000 0000000 00000000 00000000 00000000 00000000 000000 00000000 0000000 00000000 00000000 00000000 00000000 00000000 0000000 0000000 00000000 00000000 00000000 00000000 0000000 0000000 0000000 00000000 00000000 00000000 DRIVEWAY EAST ELEVATION0 DRIVEWAY WEST ELEVATION 0 4' 8' 16' 0 4' 8' 16' MAX BUILDING HEIGHT 33'-0" MAX BUILDING HEIGHT 33'-0" gg3 99.45' 993' PROJECT INFO PROJECT NUMBER: 1SO76 e e e B e e B e e 8 e e e e PROJECT MANAGER: MSK kD F F kLU D DRAWN BY: SAS Ul l9 w w SHEET ISSUE DATE: $/1$/16 2 O Z p Z S F 2 Q Z B 0 -� ee ee -� Be mzm � � mz mzm � mca m ca SHEET TITLE F i BUILDING ELEVATIONS E .4 'E T ELI HED DE n a a 6 n EAST ELEVATIONELEVATIONSOUTH ELEVATION ELEVATION SHEET NUMBER 0 10 4' 8' 16'4' 8' 16' 0 4' 8' 16' 02 SD PA2016-069 Attachment No. PC 6 - Project Plans KPI I, KNITTER PARTNERS INTERNATIONAL , INC . architecture & planning 1401 DOVE STREET, SUITE 240 NEWPORT BEACH, CA 92660-2431 949.752.1177 www.knitter.com COPYRIGHT©2015 KNITTER PARTNERS INTERNATIONAL,INC PRIVACY FENCE 42"HIGH MAX. I��E jE 3 THIS DOCUMENT IS THE PROPERTY AND COPYRIGHT OF PRIV KNITTER PARTNERS INTERNATIONAL,INC.AND SHALL NOT BE USED ON ANY OTHER WORK,BE REPRODUCED OR DISCLOSED TO OTHERS EXCEPT BY WRITTEN AUTHORIZATION FROM 0.�. KNITTER PARTNERS INTERNATIONAL,INC. 23-0"x10'-0" NO. DATE REVISION 230 sq ft _TW1 I 1 7. 7 I _4Y2 : 12 3Y4 :12 I I � SLOPE 5LOPE � I I I I I I UNI T1 - - - -- I D 1 3'x :12 U T1 UNI71 U IT1 � \ 1 SLOPE \ 1 a \/ 1 4Y2 :12 4% :12 -- - - - - - SLOPE SLOPE 20'-0" 1 / I 1 r � ❑� — — I L I I I I 20'- I 4Y2 : 12 4Y2 :12 I —SLOP( -SLOPE— UNIT 2 UN T 2 UNIT 2 UNIT 21 / \ i 42o II - - - - - RIVV, \ i w d ; r13V4 :12 a II SLOPE > I — — 5 19 s2ft g�, 3Y4 :12 31/4: 12 I..I SLOPE SLOPE _ �� RIV I N o i UNIT 3 3 UNIT 3 s NIT 31 I 51- "x 23'-2" 4'h : 12 4 :1217sgfr SLOPE SLOPE 1 LAE] I o I 1 / h I I II �� ❑ ILL 10-5 1 r � ' — E= — — - - — — — - — — — — - — — — — — — — — — — — — L - --I WEST BUILDING WEST BUILDING WEST BUILDING WEST BUILDING ROOF THIRD FLOOR SECOND FLOOR FIR5T FLOOR 0 4' 8' 16' 0 4' 8' 16' 0 4' 8' 16' 0 4' 8' 16' PROJECTINFO PROJECT NUMBER: 1SO76 PROJECT MANAGER: MSK DRAWN BY: SAS SHEET ISSUE DATE: 6/16/16 SHEET TITLE WEST BUILDING PLAN d a a s n SHEET NUMBER 03 �2 PA2016-069 Attachment No. PC 6 - Project Plans KPII I,irk, KNITTER PARTNERS INTERNATIONAL , INC . architecture & planning 1401 DOVE STREET, SUITE 240 NEWPORT BEACH, CA 92660-2431 949.752.1177 www.knitter.com COMMON COPYRIGHT©2015 KNITTER PARTNERS INTERNATIONAL,INC O.S. x 20'-0" 560 sq ft L THIS DOCUMENT IS THE PROPERTY AND COPYRIGHT OF n KNITTER PARTNERS INTERNATIONAL,INC.AND SHALL NOT BE USED ON ANY OTHER WORK,BE REPRODUCED OR DISCLOSED Z TO OTHERS EXCEPT BY WRITTEN AUTHORIZATION FROM KNITTER PARTNERS INTERNATIONAL,ISC. F — -4– ` NO. DATE REVISION cE Q 4Ys :12 4Y2 :12 C ❑ =L~ _ _ I I I I II \ I 1 I I i 0 I I –SLOPS -SLOPE– > i U IT 7 ; UN T 7 UNIT 7 11 UNIT 7 D 1 1 \ 1 PRI O - - - I I—r I - - a : 3/x: 12 L � I F SLOPE – – SLOPE > I – 15' 0"x 2 9" _ 116 sq 0 a : a : K SLOPE SLOPE 1 1 z UNIT 6 U Ji UNIT 6PRII \\ / IiUNIT o.5 W 4Ys : 12 4Y2 :12 I 1 \,0 5-0"x 2 5LOPE SLOPE i I 0 119 sq 20'- , F — 1= z 0 CD) II \ 1 i•r C 1 41/2 :12 4Ys :12 I I y o hal V 1 F –SLOPS SLOPE– i 1 I /\0 1 �i W G� 1 U ITS I Uf� T5 UNIT , 1 NITS .� I V 1 PRI i••l c� /off a : 34: 12 I < SLOPE SLOPE � I I I 15-0"x 29" yy _ 119 sq fN 1 SLOPE SLOPE > 1 r l z _ _ _ I L PRI U IT 4 I UN7 4 UNIT 4 ; \\ / ;UNIT o.5 I < –4Y2 :12 4Y2_12_ I \//0 1 5'10 5 q 2fi 2" Son SLOPE 1 1 I o 1 I FM& \ 1 II 1 1 I— —1— n=4OL PROJECT INFO EAST BUILDING EAST BUILDING EAST BUILDING EAST BUILDING ROOF THIRD FLOOR SEGOND FLOOR FIRST FLOOR PROJECT NUMBER: 15076 PROJECT MANAGER: Mir,4' 8' 16' 0 4' 8' 16' 0 4' 8' 16' 0 4' 8' 16' DRAWN BY: SAS SHEET ISSUE DATE: $/1$/16 SHEET TITLE EAST BUILDING PLAN a a rt N w SHEET NUMBER 04 PA2016-069 Attachment No. PC 6 - Project Plans KPI I, KNITTER PARTNERS INTERNATIONAL , INC . architecture & planning 1401 DOVE STREET, SUITE 240 NEWPORT BEACH, CA 92660-2431 949.752.1177 www.knitter.com COPYRIGHT©2015 KNITTER PARTNERS INTERNATIONAL,INC THIS DOCUMENT IS THE PROPERTY AND COPYRIGHT OF KNITTER PARTNERS INTERNATIONAL,INC.AND SHALL NOT BE USED ON ANY OTHER WORK,BE REPRODUCED OR DISCLOSED TO OTHERS EXCEPT BY WRITTEN AUTHORIZATION FROM KNITTER PARTNERS INTERNATIONAL,INC. NO. DATE REVISION Q Q Q Q Q Q bb Bio cow nk I 10 4 J r, 4_1 s 6� TRY F- I � a � I N l9 V/ O - Li— BR � 2 BEAT RM - — — 10'-1"x 11'-01/2" 6 21'-5"x 17-8" I I W 8'CLG. I 9'GLG. 41� MBR5 � T 11'-01/2"x 13 8'GLG. GAR �.\ / � xx 20'-0"x 20'-0" o X I T-o° eq Q. wi ----------- - -- -- -- ------ BA 2 ° eA.0 �� / v �' Z 5'-6"x 8'-0" �� 9'CLG. ,-4• THIRD FLOOR 629 sq ft LA KIT d ° 21.6° a o Q 3'-3"x 9- " 8,-0„ x 13'-4"x SECOND FLOOR 680 sq ft / \ MBA 61-6 _ 2 8 / \ FIRST FLOOR 198 sq ft 16-71/2"x 6-41/2" — a � — TOTAL ±1,507 sq ft O o000 O GARAGE 446 sq ft TOTAL GROSS ±1,953 sq ft Q UNIT PLAN 1 - THIRD FLOOR �Q UNIT PLAN 1 - SECOND FLOOR UNIT PLAN 1 - FIRST FLOOR 0 2' 4' 8' 0 2' 4' 8' 0 2' 4' 8' FOR ARCHITECTS USE ONLY. SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PROJECTINFO PROJECT NUMBER: 1SO7B PROJECT MANAGER: MIJK DRAWN BY: BAS SHEET ISSUE DATE: SHEET TITLE UNIT PLAN 1 d a a s n SHEET NUMBER 05 �3 PA2016-069 Attachment No. PC 6 - Project Plans KPI KNITTER PARTNERS INTERNATIONAL , INC . architecture & planning 1401 DOVE STREET, SUITE 240 NEWPORT BEACH, CA 92660-2431 949.752.1177 www.knitter.com COPYRIGHTC2015 KNITTER PARTNERS INTERNATIONAL,INC THIS DOCUMENT IS THE PROPERI'Y AND COPYKIGHI OF KNITTER PARTNERS INTERNATIONAL, INC.AND SHALL NOT BE USED ON ANY OTHER WORK, BE REPRODUCED OR DISCLOSED TO OTHERS EXCEPT BY WRITTEN AUTHORIZATION FROM KNITTER PARTNERS INTERNATIONAL,INC. NO. DATE REVISION 0 0 0 0 0 0 0 6" a T 2'.8" O 3 6. 6, sg F.A.U. 6'8" — — — — — — — — — — — \ / I U r i9 2 8" 2-6 2 8" 4' TRY I MBR 4-0 � BR 2 11'-01/2"x 12'- ° - \ . a'GLGI � GAR I 0 3-6 10'4 x 10'-1" z 6' GRE T N O20'-0"x 20'-0To 4'-6 4' x G. 51 F/\ ' LJL1 r i9 4 ° \ I I THIRD FLOOR 514 sq ft LA 2'4 KI 20'-0" 6a MB / \ 2'-6° �� I 3'-1"x 6'- s'-°° 9'-6"x 8'-4" SECOND FLOOR 435 sq ft / \ I I FIRST FLOOR 0 sq ft ® — — — — I TOTAL ±949 sq ft BA 8'-111/2„x 5'-2" I �� �� — — L — — GLG I — —� .... 3=0" 8'-91/2"x 5' � J i — _ -WF _ 453 sq ft 9'GLG. — — — I — — — — — — — — — — — — — — — — — — — — — TOTAL GROSS ±1,402 sq ft UNIT PLAN 2, 3, 4, 5, 5, $ 7 - THIRD FLOOR UNIT PLAN 2, 3, 4, 5, 6, 7 - SECOND FLOOR UNIT PLAN 2, 3, 4, 5, 6, � 7 - FIR5T FLOOR 0 2' 4' 8' 0 2' 4' 8' 0 2' 4' 8' FOR ARCHITECTS USE ONLY. SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PROJECT INFO PROJECT NUMBER: 15076 PROJECT MANAGER: Mir DRAWN BY: BAS SHEET ISSUE DATE: 8/16/16 SHEET TITLE UNIT PLAN 2, 3, 4, 5, 6, & 7 a a rt N w SHEET NUMBER 06 S� Attachment No. PC 7 Tentative Tract Map No. 18039 55 V� QP �P FOR CONDOMINIUM PURPOSES LEGEND: NOTES: 0.264 ACRES GROSS/NET(11,489 SF) AC ASPHALTIC CONCRETE LAND NOT SUBJECT TO INUNDATION OR OVERFLOW. D CF CURB FACE NO LAND OR PARKS TO BE DEDICATE ` EX EXISTING PROPOSED LAND USE: TENTATIVE TRACT NO . 18039 FF FINISHED FLOOR ELEVATION FH FIRE HYDRANT 7 SINGLE FAMILY CONDOMINIUM RESIDENCES. • FS FINISHED SURFACE THE SOUTHWESTERLY 82 FEET OF LOT 6 OF TRACT N0. 456, IN THE CITY OF NEWPORT BEACH, PAD PAD ELEVATION ASSESSOR'S PARCEL NUMBERS: C PORTLAND CEMENT CONCRETE 439-241-03 COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP THEREOF RECORDED IN BOOK 17, PCC LT STREET LIGHT SOUTHEASTERLY HE150 FEET THEREOF PAGE 9 OECORDS OF ORANGE COUNTY, CALIFORNIA. EXCEPT THE SF SQUARE FEET SETBACK REQUIREMENTS: I TC TOP OF CURB FRONT 20' - CENTERLINE REARS 25' 0 10 20 DATE OF PREPARATION: July 29, 2016 CURB & GUTTER Feet LEGAL DESCRIPTION: I I I I - DRAINAGE SWALE THE SOUTHWESTERLY 82 FEET OF LOT 6 OF TRACT NO. 456, IN THE CITY OF NEWPORT BEACH, COUNTY OF SCALE: 1"=10' ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP THEREOF RECORDED IN BOOK 17, PAGE 9 OF PROPERTY LINE MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. EXCEPT THE SOUTHEASTERLY 150 FEET SEWER THEREOF. 5 TRACT BOUNDARY FLOOD ZONE: w WATER MAIN ZONE X, OUTSIDE THE 500 YEAR FLOOD BOUNDARIES. ESTIMATED GRADING QUANTITIES: 010 WATER METERS RAW CUT 450 CY 5� DRAIN PIPE RAW FILL 450 CY �j / IMPORT 0 CY INLET �y `` 4 Q OWNER/SUBDIVIDER: 6.5'x24' = 156 SIF y� F �a/ti°o ADRIENNE BRENNAN ID o 33 3 LoU) _ � i �p V• � N � 1400 NEWPORT CENTER DRIVE, #100 '010 �� NEWPORT BEACH, CA 92660 PACIF FXISTI e CURB& GUTTER l � J �� J ���J �(� J O a SITE ADDRESS: IQ M N b�bh b p�� e ti� b�� ti� 1x y�JID 20452 SANTA ANA AVENUE Z b h' b hb o �' bb bb. ti NEWPORT BEACH, CA 0 - -- - .00' - - - - ° ° N49 38"W 140.11': 3 3 S 5=0.01 5-0.01 5 - - - S 5 513 5 5 - - - 2 A � ��' - - - 1% 3 REPLACE EXISTING I H I I 66.83 FS 66.83 F5 67.08 FS 67.08 FS �n w 4' SIDEWALK ` BENCHMARK: N 20 _ TR T R AI ORANGE COUNTY SURVEY VERTICAL CONTROL NUMBER "CM-16-71" ELEVATION: 65.97' (NAVD88) 2005 ADJ. w 3 3 EX. TREES T A I UNIT 7 UNIT 6 UNIT 5 6> 26, GF F� UNIT 4 0� b 30 ti91 DESCRIBED BY OCS 2001 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK STAMPED "CM-51-89", SET IN THE TOP �n LD I I I TOP CURB = 67.50 TOP CURB - 67.50 TOP CURB = 67.75 b� x° P OF A 4" BY 4" CONCRETE POST. MONUMENT Is LOCATED IN THE SOUTHWEST CORNER OF THE INTERSECTION OF B TT TRENCH TOP CURB = 67.75 3 1�1 eQ4 SANTA ANA AVENUE AND MESA DRIVE, 57 FT. WESTERLY OF THE CENTERLINE OF MESA DRIVE AND 21 FT. Z7 CF NORTHERLY OF THE CENTERLINE OF SANTA ANA MONUMENT IS SET LEVEL WITH TOP OF CURB. �n cD W PROPOSED 2' S 3 3 SIDEWALK EASEMENT 5 T 66.50 FS 65.66 FS 66.75 FS 66-91 FS � � T ADA VAN PARKING T- U>,, J� PR - - - - - - 0 �. � N / Q �^ 0 8% 0.5% 6w�aC�- G� �\ 666 , GF GSC �" ' 5% Q o 8jC'C o b1 \0 c\j Io (YJI cn bbhI S�� N b bbd e /^ti, c, e q/� bb Q 3` ..Z AN ` .0 m b _ b' a .o 3 3 N m A I TI IT 'RUC 5 TR S TO B b a } INCS 9 5 !:IJ \0 REMOVED, UNLESS OTHERWISE NOTED N o :. s s s s LOT 1 o PROPOS 2 cq A o FL/ems DRIVEWAY s�o PCCo 6j q� I 0.264 ACRES mm �� �� oI GF (5 m 00 ' `, �� N1 S N j N - - - N j 1q w Z LF h L v\ v • 1 1 b RNV R/W 3 3 3 3 T T AI O OAF b y� 66 6� e 66 6� GF Q GF �� 70' PROJECT SITE o G m 4 ' 6 0 � � 30. F 7/o b 0 F b b 9 .5/, > F . 3 F ATE R C T B L � G 6' o � � � b O b �� .. � 0.5G b1 0.5% .9 �To 0 6 24' 32' REUSED FOR IRRIGATION b bb' bbb� `�� Z ACBERM8 X SI A TO BE AND REMOVED x -A bnn 66.66 FS 66.74 FS 66.82 FS hgti I REPLACED 3 3 3 3 F I \ b h 66.8 FL/HP 3 PAR IN �- 2' R T I A I TOP CURB = 67.66 SPACES TOP CURB 67.66 TOP CURB = 67.66 o / 4' SIDEWALK 3 > q.> FF FF = 67.66 = TO BE REMOVED GUTTER � � REPLACE ITI Cl 3 6S2 T� PAD=67.0 v DW q5S F 20' T LF 9 �' R TE OR EQUIV, AC PAVEMENT AND REPLACED I UNIT 1 UNIT 2 UNIT 3 b�°PF \ TURN AROUND AREA 3 3 R P AC TI 4' SIDEWALK I L u 6 6 - CURB & GUTTER 16 q - _ TYPICAL SECTION: SANTA ANA AVENUE 32' 8' �Z 66.99 FS b� w 66.99 FS N TR T REMAIN NOT TO SCALE 66.99 FS IN 6� 40' m 1% - - - - - - -� - - S - I S 5=0.01 - S - - - SD - - - 5 - SD 5 - - - - - - - - - - _ c��yo - - - -0.01 � � �n N4 22' 38"W 140.10' 3 3 PROPOSED ATR h�v P H I H ~ H A > > - N ro N � `c) ° O a °° o " ti\ IT 5' 10 `D 9' g' 0 BAIW/UNbERbRAI tn 7'x16.5' = 116 SF IT 13' 2%i }5'I - N W F- S 5xILL � 6 CURB & GUTTER PCC PA NT .. P (TYP) LU 13' I SECTION D: DRIVEWAY o NOT TO SCALE X W P.L. SITE P.L. P.L. SITE SITE 0.8'± w a VARIES 1'± MAX. Ln X R TAINING III EX. FENCE ON P.L. ± X BLOCK A n 5' MIN. Q CC A I� 5' MIN. WALL TO REMAIN III � MESA DRIVE Ili - - I, 2'+ RAI A II I I RAI E p p D 0 SWALE w III I 2 `- SWALE H b" CURB III I EXIST. GRADE I I Z BLDG. A oQ �Jp p BLDG. WALL w TOP O GARAGE CURB �Q 55 I I Z I w OQ IOINI w TOP O GARAG CURB III m �Q EXIST, RA I - _ _ _ _ _ _ XIST GRADEI ARA OOR II I � _ PAIR bp C I I = • :, � - - I1 I I-III-III-III-III-III-III �� q P SITE _ a' -- -Iii-111-I 11-III-III-Iii=1 . -I - 1i „i it l NOTE: P.0 C. PAV M NT 73 6� NOTE: VERTICAL SEPARATION BETWEEN FINISHED VERTICAL SEPARATION BETWEEN FINISHED PC rST FLOOR AND FINISHED GRADE(50IL) SHALL BE 8" FLOOR AND FINISHED GRADE(50IL) SHALL BE 8" �vp 6 OC MINIMUM. MINIMUM. "9LF PJB' �C �ZST STti IRVINE G� Ots SECTION A SECTION C ` s NOT TO SCALE SECTION B NOT TO SCALE go NOT TO SCALE I 1000, r � VICINITY MAP NOT TO SCALE EASEMENTS PER NORTH AMERICAN TITLE COMPANY PRELIMINARY REPORT, ORDER NO. 1397321, SCHEDULE B: Q�F5-ss PREPARED BY: SHEET ,�p /a ITEM 5- EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES, RECORDED OCTOBER 7, 1927 AS BOOK QY 0Na B HA4/ R ROROCIVIL ENGINEERS B. HAMERS & ASSOC.' INC. TENTATIVE TRACT NO . 18039 93, PAGE 52 OF OFFICIAL RECORDS. EASEMENT IS LOCATED AS NEAR THE PROPERTY LINE OF LOT 6, v o 9 B & TRACT NO. 456 AS PRACTICAL. 4 NO. N v= H 234 E. 17TH STREET, SUITE 205 PRELIMINARY GRADING PLAN RCE 31720 COSTA MESA, CALIFORNIA 92627 ITEM 6- EASEMENT IN FAVOR OF A. F. HIBBETT AND WIFE FOR IRRIGATION WATER AND INCIDENTAL (94 ) 548-1192 PURPOSES, RECORDED MAY 1, 1946 AS BOOK 1405, PAGE 304 OF OFFICIAL RECORDS. EASEMENT IS * 20452 SANTA ANA AVENUE LOCATED ON THE SE'LY 150' OF LOT 6, TRACT NO. 456. # DATE DESCRIPTION �0 vt��g4� 7/29/16 NEWPORT BEACH, CA REVISIONS C 4R1IiMERS R.C.E. 31720 DATE OF 1 Planning Commission November Woodco Investment Item No. 2a Additional Materials Received Company, Inc. Santa Ana Avenue Cottages (PA2016-069) \1'N'R'.%N 00d COIII\1C11111 NOVEMBER 7TH, 2016 PJu'v 0 9 2016 IT r; CITY OF NEWPORT BEACH c" COMM. DEV. DEPT. — PLANNNING DIVISION P.O. Box 1768 NEWPORT BEACH, CALIF. 92658 8915 RE: PA 2016 069 20452 SANTA ANA AVE. I THINK THE DEVELOPMENT MAY BE VERY SIMILAR TO WHAT IS OCCURRING IN THE COSTA MESA AREA WHERE THESE ' ULTRA TIGHT' 3 STORY, NO YARD OR ACCESSIBLE AREA ARE CURRENTLY ' FLOODING THE MARKET' . WHAT ' IF' THE MARKET SLOWS UP AND THESE, BEING OVERPRICED, AND NOT VIABLE ARE TO BECOME FORECLOSURES? HOW SOON DOES GOVERNMENT FINANCING AND LACK OF ALTERTNESS OPENS UP A MARKET OF 'UNOUALIFIABLES'? WE'VE GOT "INSTANT SLUM" . SANTA ANA AVE IN THIS PARTICULAR AREA IS "APARTMENTS GALORE" . PARKING ALMOST UNOBTAINABLE REGARDLESS OF WHAT YOU CITE WOULD BE THE "APPROACH" GARAGES ARE FOR "CRAP, CLUTTER, AND COMBUSTABLES" I 'VE GOT 14 SETS OF APARTMENT COMPLEXES AND HAVE BEEN IN THE BUSINESS 82 YEARS . GOOD "INTENSIONS' OF OCCUPANTS DON'T USUALLY RESULT IN GOOD RESULTS. CAN WE VOTE A BIG "NO" ON THIS? VER LY YOURS, W 0 LEWIS 3740 Campus Drive • Suite #100 • Newport Beach, CA 92660-2639 •TEL: (949) 756-8557 • FAX: (949) 833-0153 Planning Commission - November 17, 2016 Item No. 2a Additional Materials Received CITY OF NEWPORT BEACI$anta Ana Avenue Cottages (PA2016-069) NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that on Thursday, November 17, 2016, 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: Santa Ana Avenue Cottages - A major site, development review and tentative tract map for the construction of seven residential condominium units. As proposed, each unit will be three stories and will include a two-car garage. Four guest parking spaces, including one accessible parking space, will be constructed on-site. The project is categorically exempt under Section 15332, of the State CEQA (California Environmental Quality Act) Guidelines- Class 32— In-fill Development Project. All interested parties may appear and present testimony in regard to this application. If you challenge 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 (Appeals) and Section 19.12.060 (Subdivision Code). The application may be continued to a specific future meeting date, and if such an action occurs, additional public notice of the continuance will not be provided. Prior to the public hearing, the agenda, staff report, and documents may be reviewed 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 www.newportbeachca.aov/planningcommission. Individuals not able to attend the meeting may contact the Planning Division or access the City's website after the meeting to review the action on this application. For questions regarding this public hearing item please contact Benjamin M. Zdeba, AICP, Associate Planner, at (949)644-3253, bzdeba@newportbeachca.gov. Project File No.: PA2016-069 Activity No.: SD2016-002 and NT2016-003 Zone: RM-D (Multi-Unit Residential Detached) General Plan: RM (Multiple-Unit Residential) Location: 20452 Santa Ana Avenue Applicant: Adrienne Brandes Peter Zak, Secretary, Planning Commission, City of Newport Beach Planning Commission - November 17, 2016 Item No. 2b Additional Materials Received Santa Ana Avenue Cottages (PA2016-069) Subject: FW: PA2016-069 From: Wisneski, Brenda Sent: Monday, November 14, 2016 4:43 PM To: 'Rob Dodman' Cc: Biddle, Jennifer Subject: RE: PA2016-069 Thank you. Your comments will be distributed to the Planning Commission for consideration. From: Rob Dodman fmailto:rdodman(@ratkovichprooerties.comj Sent: Monday, November 14, 2016 4:42 PM To: Zdeba, Benjamin Cc: Wisneski, Brenda Subject: Re: PA2016-069 As I am unable to speak at the Planning Commission hearing this Thursday I would much appreciate the following be presented to the Commissioners as they hear the case. The first point is the height and size of the project with respect to its surrounding neighborhood. I've lived at the corner of Santa Ana/Mesa for nine years and know the neighborhood well. I recently walked the neighborhood again to confirm that there is no precedent for three-story structures.Three-stories simply doesn't fit with the neighborhood and more importantly sets a dangerous precedent for our neighborhood moving from predominantly single-family residential to an apartment community. We enjoy our sight lines in the neighborhood and even get peek-a-boo views of Saddleback mountain from time to time and it would be sad to look up and see more structure. The second point is the existing issues of traffic, congestion and noise which we've currently been working through with the City of Costa Mesa. While the folks in the Newport Beach Planning Commission may not be privy to all these concerns (the other two corners are in Costa Mesa and the other is a golf course) I can assure you that there is an active community outreach program in the Eastside Costa Mesa community regarding slowing things down in this district.Adding density and height and further"urbanity"to this area is not wanted by the residents or desirable from a planning standpoint. We recently met with the Mayor about how we can curtail development and slow traffic and the City's Traffic and Engineering folks as well as Planning are looking into improvements in this regard. The third point is the project turning its back on the street and aligning the garage walls to face Santa Ana.Again,this is against any good planning principles when considering this is a single-family, surburban neighborhood.Adding a large parkway, setting back and then building up three stories, only disengages the project from the street.Again, more concerns here that traffic will only speed faster as height and setback have a direct correlation on vehicle speed. We would encourage the applicant to look throughout the Eastside Community and look at the numerous two-story, detached structures that have been recently built or are under construction.This is really the precedent to be looked at rather than a new precedent upping the ante on height,density,traffic, noise and congestion. I really appreciate your consideration of the above and welcome any of you or the applicant to reach out to me directly. Further, I would be happy to meet folks on-site so they can visually experience my points above. Best, 1 Planning Commission - November 17, 2016 Item No. 2b Additional Materials Received Rob Dodman Santa Ana Avenue Cottages (PA2016-069) Principal RATKOVIGH P R Ci P E R T I E S The ART of urban living 2465 Campus Drive Third Floor Irvine,CA 92612 714.425.3203 rdodmanCa@ratkovichproperties.com www.ratkovichproperties.com From: "Zdeba, Benjamin" <bzdeba@newportbeachca.gov> Date:Tuesday, November 8, 2016 at 3:15 PM To: Rob Dodman <rdodmanCo)ratkovichproperties.com> Cc: "Wisneski, Brenda" <BWisneski@newportbeachca.gov> Subject: RE: PA2016-069 Rob, I appreciate your patience in letting me get back to you as I am staffing our public counter today.Thanks again for writing and for your thoughtful comments—this is the exact reason why public hearing notices are distributed. Although the immediate surrounding built environment may not be three stories,the maximum height for the surrounding properties is the same 33 feet,which would allow similar redevelopment often without the need for a public hearing.This project requires a public hearing as it is more than four residential units and includes a subdivision map for condominium purposes. I forwarded your concern regarding the intersection to our City Traffic Engineer. We understand the intersection is being studied by the City of Costa Mesa in conjunction with County of Orange as the signal is under County jurisdiction. 2 Planning Commission - November 17, 2016 Item No. 2b Additional Materials Received Staff makes a recommendation to the Planning Commission with the Comm&ftai(AnscA\tbn@PPO�Aagow(P$2016-069) holding a public hearing. This project will be reviewed during the public hearing on the evening of November 17`". It is a discretionary application, which is never guaranteed and is not a done deal. If you would like to submit written correspondence for the record outlining your concerns with the proposed project, please do so. It would be distributed to the Commissioners and would also be included as part of the public record regarding the project.You may also attend the hearing to speak before the Planning Commission.As a note written comments are equally considered by the Planning Commission if you are unable to make it. If you would like to discuss further, I am available today through Thursday. Best, BENJAMIN M.ZDEBA (949) 644-3253 ( bzdeba@newportbeachca.gov From: Rob Dodman rmailto:rdodmanCalratkovichorooerties.com] Sent: Tuesday, November 08, 2016 1:17 PM To: Zdeba, Benjamin Cc: Wisneski, Brenda Subject: Re: PA2016-069 Thanks Benjamin. Final question, is there any consideration Staff and/or the Planning Commission will give regarding the proposed 3-story nature of the project relative to the its surrounding neighborhood being built out at a 2-story maximum? Also, is there any consideration given to the existing condition at the intersection being problematic and there being an open case at the City of Costa Mesa looking into what mitigation measures are needed to reduce congestion and quell vehicle speeds? In short, is this a done deal or are the concerns I've raised able to be considered? Thanks again. Rob Dodman Principal RATKOVICH P R O P E R T I E S The ART of urban living 3 Planning Commission - November 17, 2016 Item No. 2b Additional Materials Received 2465 Campus Drive Santa Ana Avenue Cottages (PA2016-069) Third Floor Irvine, CA 92612 714.425.3203 rdodman@ratkovichproperties.com www.ratkovichproperties.com From:"Zdeba, Benjamin" <bzdeba@newportbeachca.eov> Date:Tuesday, November 8, 2016 at 11:30 AM To: Rob Dodman<rdodman@ratkovichproperties.com> Cc: "Wisneski, Brenda" <BWisneski@newportbeachca.aov> Subject: RE: PA2016-069 Hi Rob, No problem as I am happy to help. For ease of reference I have excerpted the development standards for the RMD District at the end of this email (the middle column). The maximum height for the RMD District is 28 feet to a flat roof and 33 feet to the ridge of a sloped roof(minimum pitch of 3:12). The proposed project will not exceed the allowable height limitation. The maximum density for the RMD District is established by requiring a minimum site area of 1,000 square feet per dwelling unit. As this property is 11,489 square feet in area,the maximum allowable density is 11 dwelling units.The proposed project is for 7 dwelling units. Development impact fees will be charged on the increase of units from 3 to 7.The applicant will be required to pay in- lieu park dedication fees as well as fair share traffic fees, should the project be approved. School fees and any other applicable fees will be charged on the building permit issuance. The project meets the Zoning Code requirements for parking of 2 per unit covered (14 spaces) and 0.5 per unit for guest spaces (4 spaces). Garages are required to remain accessible at all times such that they are used for parking. If garages are not being kept clear,then this is an enforcement issue. Elevations are depicted on the second page of the first PDF attachment I sent you. If you have any further questions, please contact me. Best, BENJAMIN M. ZDEBA (949) 644-3253 1 bzdeba@newportbeachca.gov 4 Planning Commission - November 17, 2016 Item No. 2b Additional Materials Received Santa Ana Avenue Cottages (PA2O16-069) TABLE 2.3 DEVELOPMENT STANDARDS FOR TWO-UNIT AND MULTI-UNIT RESIDENTIAL ZONING DISTRICTS (Continued) Development Feature RM RMD RM-6,000 Additional Requirements Lot Dimensions Minimum dimensions required for each newly created lot. Lot Area(1) (2) (3) Corner lot 6,000 sq.ft. 6,000 6,000 sq.ft. sq. ft. Interior lot 5,000 sq.ft. 5,000 6,000 sq.ft. sq.ft. Lot Width Corner lot 60 ft. 60 ft. 60 ft. Interior lot 50 ft. 50 ft. 60 ft. Lot Depth N/A N/A 80 ft. Minimum required site area per dwelling unit based on net area of the lot unless the maximum Site Area per number of units is shown on the Zoning Map. Dwelling Unit 1,200 sq.ft. (7)Fsq. 0 1,500 sq.ft. Maximum percentage of the total lot area that may be covered by structures. Site Coverage N/A N/A 60% Floor Area Limit 1.75(4) N/A N/A (gross floor area) Setbacks The distances below are minimum setbacks required for primary structures. See Section 20.30.110(Setback Regulations and Exceptions)for setback measurement, allowed projections into setbacks, and exceptions. The following setbacks shall apply, unless different requirements are identified on the setback maps in which case the setback maps shall control. (See Part 8 of this title.)Side and rear setback areas shown on the setback maps shall be considered front setback areas for the purpose of regulating accessory structures.Also refer to 5 Planning Commission - November 17, 2016 Item No. 2b Additional Materials Received Santa Ana Avenue Cottages (PA2016-069) TABLE 2.3 DEVELOPMENT STANDARDS FOR TWO-UNIT AND MULTI-UNIT RESIDENTIAL ZONING DISTRICTS (Continued) Development Feature RM RMD RM-6,000 Additional Requirements Section 20.48.180 (Residential Development Standards and Design Criteria). Front: 20 ft. 20 ft. 20 ft. Side(interior, each): Lots 40 ft. wide 3 ft. N/A 6 ft. or less Lots 40'1"wide 4 ft. 5 ft. 6 ft. to 49'11"wide Lots 50 ft.wide 8% of the average N/A 6 ft. and greater lot width (5) Side(street side): Lots 40 ft. wide 3 ft. N/A orless 5 ft. Lots 40'1"wide 4 ft. N/A to 49'11"wide Lots 50 ft. wide 8% of the average 6 ft. and greater lot width (5) Rear: 10 ft. 25 ft. 6 ft. Lots abutting a 10 ft. alley or less that are Abutting Alley directly across the alley from the side yard of a 10 ft.wide or N/A N/A N/A lot abutting the alley shall provide a setback for less the first floor of at least 10 ft.from the alley. 15 ft.wide or 5 ft. N/A less 15'1"to 19'11" 3'9" N/A 20 ft.wide or 0 N/A 6 Planning Commission - November 17, 2016 Item No. 2b Additional Materials Received Santa Ana Avenue Cottages (PA2016-069) TABLE 2.3 DEVELOPMENT STANDARDS FOR TWO-UNIT AND MULTI-UNIT RESIDENTIAL ZONING DISTRICTS (Continued) Development Feature RM RMD RM-6,000 Additional Requirements more Waterfront 10 ft. N/A Bluff edge As provided in Section (Bluff(B)Overlay District). setback Bulkhead Structures shall be set back a minimum of 10 ft.from the bulkhead in each zoning district. setback Maximum height of structures without discretionary approval. See Section 20.30.060(C) Height(6) (Increase in Height Limit)for possible increase in height limit. Flat roof 28 ft. 28 ft. 28 ft. See Section 20.30.060(C) (Increase in Height Sloped roof; 33 ft. 33 ft. 33 ft. Limit) minimum 3/12 pitch Open Space Minimum required open space. Common: 75 Common: 75 See Section 20.48.180(Residential square feettunit square feet/unit Development Standards and Design Criteria) Minimum Minimum for R-2 open space standards. dimension shall be dimension shall be 15 feet. Private: 15 feet. Private: 5% of the gross N/A 5% of the gross floor area for each floor area for each unit. unit. Minimum Minimum The minimum dimension is for length and width. dimension shall be dimension shall be 6 feet. 6 feet. Bluffs See Section 20.28.040 (Bluff(B)Overlay District). Fencing See Section 20.30.040 (Fences, Hedges, Walls, and Retaining Walls). 7 Planning Commission - November 17, 2016 Item No. 2b Additional Materials Received Santa Ana Avenue Cottages (PA2016-069) TABLE 2.3 DEVELOPMENT STANDARDS FOR TWO-UNIT AND MULTI-UNIT RESIDENTIAL ZONING DISTRICTS (Continued) Development Feature RM RMD RM-6,000 Additional Requirements Landscaping See Chapter 20.36 (Landscaping Standards). Lighting See Section 20.30.070 (Outdoor Lighting). Parking See Chapter 20_40 (Off-Street Parking). Satellite See Section 20.48.190 (Satellite Antennas and Amateur Radio Facilities). Antennas Signs See Chapter 20.42 (Sign Standards). Notes: (1) All development and the subdivision of land shall comply with the requirements of Title 19(Subdivisions). (2) Lots may be subdivided so that the resulting lot area and dimensions for each new lot are less than that identified in this table in compliance with the provisions of Title 19 (Subdivisions).The minimum lot size shall not be less than the original underlying lots on the same block face and in the same zoning district. Lot width and length may vary according to the width and depth of the original underlying lots. New subdivisions that would result in additional dwelling units beyond what the original underlying lots would allow are not permitted unless authorized by an amendment of the General Plan(GPA). (3) On a site of less than five thousand (5,000)square feet that existed prior to March 10, 1976, a two-family dwelling may be constructed; provided, that there shall be not less than one thousand(1,000)square feet of land area for each dwelling unit. (4) The total gross floor area contained in all buildings and structures on a development site shall not exceed 1.75 times the buildable area of the site or 1.5 times the buildable area of the site in Corona del Mar; provided,that up to two hundred (200) square feet of floor area per required parking space devoted to enclosed parking shall not be included in calculations of total gross floor area. (5) Interior and street side setback areas are not required to be wider than fifteen (15)feet; however,the side setback area on the street side of a corner lot,where the abutting lot has a reversed frontage, shall not be less than the front setback area required on the abutting reversed frontage. (6) On the bluff side of Ocean Boulevard,the maximum height shall not exceed the elevation of the top of the curb abutting the lot. 8 Planning Commission - November 17, 2016 GGItem No. 2pb Additional}Materials Received (7) Portions of legal lots that have a slope greater than two-to-one(2:1)or that are suu Kerge"d leads oretndelan7Sosf alYbe e(x?I6u�?eP 16-069) from the land area of the lot for the purpose of determining the allowable number of units. (8) The floor area of a subterranean basement is not included in the calculation of total gross floor area. (9) The maximum gross floor area for a residential structure is determined by multiplying either 1.5 or 2.0 times the buildable area of the lot. (Ord.2010-21 § 1 (Exh.A)(part),2010) From: Rob Dodman rmailto:rdodman@ratkovichproperties.com] Sent: Tuesday, November 08, 2016 9:08 AM To: Zdeba, Benjamin Cc: Wisneski, Brenda Subject: Re: PA2016-069 Thanks Benjamin.A couple of comments/questions. What is the maximum height for the RMD district?The reason I ask is because there currently are no three-story structures along Santa Ana Avenue and we as a neighborhood group are working hard to preserve the neighborhood's integrity and working to contain height and density.The intersection of Santa Ana/Mesa is currently being evaluated by the City of Costa Mesa due to traffic issues and public safety.This increased density would only add to that concern from my perspective. I am also not sure what consideration is being made that this location functions as the entrance to the Eastside Costa Mesa community. What is the maximum density for the RMD district? Also,what fees is the applicant paying with respect to contributions towards parks/schools/public improvements/etc.? Finally,with respect to parking,since these units have no driveways we know that they will be burdening the existing off- street parking.This is evidenced by neighboring projects as people fill their garages and usually max out with one car in the garage.The residual ends up on the street and in this case there is parking available only on one side of the street and it is already maxed out.Was this taken into consideration? Oh, one other thing, do you have any other elevations? It was hard to evaluate the building design from what was sent over which had no front elevations of the units. Thank you! Rob Dodman Principal 9 Planning Commission - November 17, 2016 Item No. 2b Additional Materials Received :x_!11Santa Ana Avenue Cottages (PA2016-069) ■_ RATK©VICH P R 0 P E R T I F S The ART of urban living 2465 Campus Drive Third Floor Irvine, CA 92612 714.425.3203 rdodman@ratkovichproperties.com www.ratkovichproperties.com From: "Zdeba, Benjamin" <bzdeba@newportbeachca.aov> Date:Tuesday, November 8, 2016 at 9:15 AM To: Rob Dodman <rdodman@ratkovichproperties.com> Subject: RE: PA2016-069 Good morning, Mr. Dodman, Thanks for writing. Please see attached plans, which were submitted with the application for the project. I also included a conceptual planting plan that shows a rendering of the front elevation with new plantings. The proposed project complies with all development standards for the Multi-Unit Residential Detached (RMD)Zoning District;therefore,there are no variances or deviations requested. A major site development review is required as the project involves five or more units in conjunction with a tentative tract map that will allow the units to be sold separately as residential condominiums. The Planning Commission staff report will be made available online about one week prior to the hearing date. As a note, I will be out of the office beginning this Friday. During my absence, Deputy Director Brenda Wisneski will be overseeing the application. Her contact information follows in case you have additional questions once I leave. Brenda Wisneski,AICP Deputy Community Development Director 949-644-3297 bwisneskit@newportbeachca.gov 10 Planning Commission - November 17, 2016 Item No. 2b Additional Materials Received Thanks again, and please contact me if you have any further questions. Santa Ana Avenue Cottages (PA2016-069) Best, BENJAMIN M. ZDEBA (949) 644-3253 1 bzdeba@newportbeachca.gov From: Rob Dodman fmailto:rdodman(cbratkovichprooerties.com] Sent: Tuesday, November 08, 2016 7:59 AM To: Zdeba, Benjamin Subject: PA2016-069 Good morning Benjamin. I am in receipt of the notice of public hearing for the above project as I live a couple houses down. Would you please send me the submittal package for review and also advise me of any conditional approvals(variances)that the applicant is seeking? Thanks. Rob Dodman Principal RATKOVICH P R 0 P E R T I E S The ART of urban living 2465 Campus Drive Third Floor Irvine, CA 92612 714.425.3203 rdodman(naratkovichprooerti e s.com www.ratkovichproperties.com u Planning Commission - November 17, 2016 Item No. 2c Additional Materials Received Santa Ana Avenue Cottages (PA2016-069) From: Berkley Egenes <berkleyegenes@gmail.com> Sent: Wednesday, November 16, 2016 9:49 AM To: Wisneski, Brenda Cc: Brine,Tony; Biddle,Jennifer Subject: Re: PA2016-069 Follow Up Flag: Follow up Flag Status: Completed Brenda, Thank you very much for your prompt reply. We really appreciate it. Please let us know if you or the planning commission need any additional information from us. Have a great day, Berkley On Wed,Nov 16, 2016 at 9:44 AM, Wisneski, Brenda<BWisneski(a,newportbeachca.eov>wrote: Thank you, Mr. Egenes. Your correspondence will be forwarded to the Planning Commission for their consideration. From: Berkley Egenes [mailto:berkleyegenes(a)amail.coml Sent: Wednesday, November 16, 2016 9:42 AM To: Wisneski, Brenda Cc: Biddle, Jennifer Subject: PA2016-069 Hello Brenda, We were given your name from the Dobson's (our next door neighbor) as an avenue to share our concerns about the petitioned build that is being proposed on Thursday to the NB City Council. We live in the immediate intersection of Santa Ana and Mesa Drive. Our concern and objection to this build is two fold - (1) a significant increase in traffic to the intersection and (2) change to the immediate neighborhood of single/two story structures in the the area. Traffic. There have been 8 reported accidents since January 2015 at the intersection due to lack of speed control through the intersection. We have met with Mayor Mensinger, Mr. Sethuraman (head of traffic) and Mr. Trevino (head of planning) for the City of Costa Mesa. They are also investigating and proposing changes to the intersection. The point in the intersection where this property is located is at the immediate entry and exit of the intersection where the speed escalates to 45mph. The concern here is that with potentially 3x the number of vehicles coming into the intersection from that single property will greatly increase the traffic hazard. We 1 Planning Commission - November 17, 2016 Item No. 2qqc Additional Materials Received have a genuine concern for the owners/tenants that would enter and leave tie property Tom tha pogindt ftie 016-069) intersection. An accident is just waiting to happen. We cannot have any more accidents into the intersection and anything that potentially increases the risk we are completely against. We have to keep our families and neighbors safe. Structure. The immediate neighborhood within a block radius of the intersection is all one-two story single family homes or rental units. To what appears could be 3 story structures is going to greatly change the integrity of the neighborhood and invite different properties to build and dramatically change the ecosystem of the neighborhood. We came to this neighborhood just a year ago because of the single family home community. We want to keep it that way and strongly urge the committee and applicant to review the neighborhood with a personal lens versus an economic one. If the units were to be two story from the ground up, then it would be a different conversation. Thanks for your help and support. Happy to discuss over the phone if that will help. Have a great day. Thank you, Berkley & Tiffany Egenes 2 Planning Commission - November 17, 2016 Item No. 2d Additional Materials Received Santa Ana Avenue Cottages (PA2016-069) Subject: FW:4PIex- 20462 Santa Ana, Newport Beach From: Wisneski, Brenda Sent: Thursday, November 17, 2016 7:46 AM To: 'Carol Travis/Jeff Schuster' Cc: Biddle, Jennifer Subject: RE: 4PIex- 20462 Santa Ana, Newport Beach Thank you for your comments. Your correspondence will be distributed to the Planning Commission for their consideration. From: Carol Travis/Jeff Schuster [mailto:avxjsct(n)roadrunner.com] Sent: Wednesday, November 16, 2016 11:06 PM To: Wisneski, Brenda Subject: 4PIex- 20462 Santa Ana, Newport Beach Importance: High Dear Brenda, We have been homeowners on the county land at the south corner of Santa Ana Avenue and Mesa Drive since 1986. We are writing to voice our concerns with the proposed multi-level, maximum density development at 20462 Santa Ana,Newport Beach. During morning and evening rush hours the intersection of Santa Ana Avenue and Mesa Drive has become a choked thoroughfare between the freeway access near the O.C. Fairgrounds and the dense business community radiating from the airport. Increased density due to additional multi-level dwellings will dramatically lower the safe and generally tranquil character of the neighborhood including not only Newport Beach,but the adjacent Costa Mesa and county property at the Santa Ana Av./Mesa Dr. intersection mentioned. Also,the traffic signal at Mesa Drive and Santa Ana Avenue has increased accidents due to drivers speeding to make it through the intersection. Sincerely, Jeff and Carol Schuster 301 Mesa Dr. Costa Mesa,CA 92627 949-631-3260 t Planning Commission - November 17, 2016 Item No. 2e Additional Materials Received WisnesId, Brenda Santa Ana Avenue Cottages (PA2016-069) From: Dunn Voyer <dunnvoyer@gmail.com> Sent: Thursday, November 17, 2016 4:30 PM To: Wisneski, Brenda Subject: Santa Ana Ave Cottages Hello Brenda, This is a letter to express concern for the safety and compliance of the Santa Ana Ave Cottages proposal. I am the home owner next door to this Santa Ana Ave Cottages proposal. I vote no on this project for the following reasons: 1. Does not fit the neighborhood. The Santa Ana Ave Cottages proposal does not fit the area.A three story, 7 unit rental apartment complex into an area of one and two story homes?Yes the area is RMD but all three habited corners of the intersection are single story home thereby not to occlude the vision of this highly volatile accident prone intersection.Also all surrounding dwellings are also SFR's. In fact the two flanking properties are single story SFR's. 2. No precedent for three story dwelling in this area. Does the city want to approve and accept the liability of two 33 foot high three story dwellings,one that is 100 feet long and one 75 feet long just 5 feet from the next door neighbors which are both single story single family residences? 3.Traffic and public safety-Three story and too many units will occlude an already dangerous intersection. Does the city want to approve and accept the liability and occlude the vision and more than double the traffic coming and going from a property that is less than 100 feet from an Traffic light intersection with an average of one accident every three months and where the posted speed limit 45 mph? 4. Drainage-A Sloped land with drainage out the front of the property is impossible.There lot drains on to my lot.Seven units draining on to my lot. Does the city want to approve and accept the liability of a property with improper drainage and sloping of the lot? S.Aesthetic Does the city want to approve and accept the liability of a dwelling that looks more a kin to a prison cel block than a "cottage"? I vote no on this project for the above reasons. Sincerely, Dunn Voyer t 1.• Santa Ana Avenue Cottages Planning Commission Public Hearing November 17, 2o16 Planning Commission - November 17, 2016 Item No. 2f Additional Materials Presented at Meeting 069) Introduction Is. a 'ct/FORN�P ■ Demolish three residential units ■ Construct seven residential units Major Site Development Review Tentative Tract Map (to sell units separately) ii/17/2oi6 Community Development Department - Planning Division 2 Planning Commission - November 17, 2016 Item No. 2f Additional Materials Presented at Meeting -069) H n 444 C P ' Op �a 's 2 <.. •� '�G��i y sqo / 1P P p Planning Commission - November 17, 2016 Item No. 2f Additional Materials Presented at Meeting -069) Aff P °O e ' ' °o • t lY r° hod 1 °s Multiple- Unit .ry by Residenti M r .h •�' � �i � O y 9 r ?2P P4. W �P P Or h \. � • Q' ti y .� Q J9 Planning Commission - November 17, 2016 Item No. 2f Additional Materials Presented at Meeting -069) u r. � •� % 22i Rrs�� c� .'DU rO� � n, r P l Sq OJ J 2" 0 boa e� leer �. 4V • � � BJ l 1 J/ G /Oj J°TB p� �° ty °2s 4N 2 \y { J JOo Y',.kesid � A.. c ° ti M1 0 JB o�ll f' G ° s .. Ow ♦ } �Sq O �°2 /Oi ey o�9 FO. b � 4 ,Santa Ana Height!y5pecific , _• y , , !�o�!°� . ` `\, +' pv 2�yP °P 1° Plan (SP-7) >,BJ v Residential Multi-Family ti RMF a P 4t`0 de / Planning Commission - November 17, 2016 Item No. 2f Additional Materials Presented at Meeting 069) Site Photographs q4 nORN` / 0 �,.. 4 - J Va i•h � ./ rte_ 404- IJ A-. oil vr" 4y reF RI 1.• Site Photographs I • yy t` R y, r i Planning Commission - November 17, 2016 Item No. 2f Additional Materials Presented at Meeting 069) Project Details a a.C'dt/FORN�P Construct seven residential condominiums ■ Six 1, 402 - square-foot, two - bedroom units ■ One 1, 935 -square -foot, two - bedroom unit Two stories over attached two -car garages ■ Open guest parking ■ Improved landscaping ■ Fair Share Traffic/In - Lieu Park Dedication fees Increase of four units ii/17/2oi6 Community Development Department - Planning Division 8 Planning Commission - November 17, 2016 Item No. 2f Additional Materials Presented at Meeting 069) Site Plan r /� •L •J +J J •J J I I I ♦ � I - -- ----- oa _____ ---__14 .__ -T II 11 1 � �I 11 I ' 11/17/2oi6 Community Development Department - Planning Division 9 Planning Commission - November 17, 2016 Item No. 2f Additional Materials Presented at Meeting 069) Elevationsa LN 1 0 ■ ■ ■ o '■ ■ ❑ ■ ■ 1" 1 1 11 11 11 1 1 11 11 1 � 0PMWAY EW OMW� 0pKW�Y MLR8LM11Q/ l Iwwic.a �� Fr } J, EUT4P+n^.h ri rr � SOUM HtWMu �-- 11/17/2016 Community Development Department - Planning Division 10 Planning Commission - November 17, 2016 Item No. 2f Additional Materials Presented at Meeting 069) Materialsa v Fi F B 1 0 SANTA ANA AVENUE SOUTH WEST PERSPECTIVE �� S4NTA AN4 AVENUE NORTH WEST PERSPELTIVE MEN GARAGE DOOR TRIM 6 FASCIA ROOF 0 0 - ENTRY DOOR WINDOW FRAME STUCCO BODY 11/17/2oi6 Community Development Department - Planning Division 11 Planning Commission - November 17, 2016 Item No. 2f Additional Materials Presented at Meeting 069) Renderinga 1� �\ SANTA ANA AVENUE SOUTR WEST PERSPECTIVE OL I SANTA ANA AVENUE NORTH WEST PERSPECTIVE 11/17/2oi6 Community Development uepa mens - rianning uivision 12 Planning Commission - November 17, 2016 Item No. 2f Additional Materials Presented at Meeting 069) Landscape • (DO G) Cl) - - �— — t tri UNR 4 UNITE UNrt F UNIT 7 i n iL IF 1 UNl7 i UNIT 2 UNIT 3 07/13/2012 Community Development Department- Planning Division 13 Planning Commission - November 17, 2016 Item No. 2f Additional Materials Presented at Meeting 069) Consistency US a 'C9t/FORNP • Requirement Lot Area 5,000 sq. ft. 11,489 sq. ft. (existing) Lot Width 50 ft. 82 ft. (existing) I Min. Site Area per Unit 1,000 sq. ft. 1,641 sq. ft. Floor Area Limit N/A 10,365 sq. ft. totalG�� Building Height 33 ft. sloped 33 ft. sloped �V Front Setback 20 ft. 20 ft. Qom/ Side Setbacks 5 ft. 5 ft. Rear Setback 25 ft. 25 ft. �O Common Open Space 525 sq. ft. (75 sq. ft. /unit) 1,240 sq.ft. (177 sq. ft./unit) Private Open Space 70 sq. ft. (5% GFA/unit) 116 sq. ft. (8% GFA/unit) Parking 2 per unit covered 14 garage spaces 0.5 per unit guest 4 uncovered guest spaces ii/i7/2oi6 Community Development Department - Planning Division s4 Planning Commission - November 17, 2016 Item No. 2f Additional Materials Presented at Meeting 069) Recommendation a VS. 'ct/FORN�P Conduct a public hearing ■ Adopt a resolution approving Major Site Development Review No . SD2o3.6 -002 and Tentative Tract Map No . NT2016 -003 ii/17/2oi6 Community Development Department - Planning Division 15 1.• a a ti 4 M For more information contact: IF BrendaWisneski 949-644-3297 bwisneski@newportbeachca.gov www.newportbeachca.gov Planning Commission - November 17, 2016 Item No. 2g Additional Materials Presented at Meeting Santa Ana Avenue Cottages (PA2016-069) 20452 Santa Ana Ave . Cottages MWCH MATT WHITE CUSTOM HOMES r WEST ELEVATION s:.a..e+ 740- Planning Commission - November 17, 2016 Item No. 2g Additional Materials Presented at Meeting Santa Ana Avenue Cottages (PA2016-069) About the Builder • 1 live locally, work locally, and love being a part of the community. 302 • 20 years experience building homes in Southern California with locations like Newport Coast, Emerald Bay, and throughout Newport Beach . • As a custom home builder, I have had the opportunity to work closely with individual clients and be directly involved with every single aspect of the new home building process. MEN ti — saa s J I ® 9 al's dh.. - tiW •, - tisk{ r I dL 56j SAP ■ •- • .v a .." r• �l_.rig.Y J.v J I Was �a r 41- a �y� r 141 J y � p rr L 4*4 .�5 �- v r r� �I • • • • • Is - PM - ad L lml- I f - - 11 _3 ,- Planning Commission - November 17, 2016 Item No. 2g Additional Materials Presented at Meeting Santa Ana Avenue Cottages (PA2016-069) Ow Planning Commission - November 17, 2016 Item No. 2g Additional Materials Presented at Meeting Santa Ana Avenue Cottages (PA2016-069) Infill Communities throughout Newport Beach and Costa Mesa - A e WIN _ meow t , NAUTI CA Planning Commission - November2016 Item No. 2 Adc't' nal Materials Presented at Meeting ' a Avenue Cottages (PA20 1.9 t MIDTOWN . , • r Planning Commission - November 17, 2016 Item No. 2 Additional Materials Presented at Meeting anta Ana Avenue Cottages (PA 2 -069) i i ■ ■ 2-OW , I MIDT0 Planning Commission - November 17, 2016 Item No. 2g Additional Materials Presented at Meeting I Santa Ana Avenue Cottages (PA2016-069) i� Planning Commission - November2016 AvenueItem No. 2g Additional Materials Presented at Meeting na Cottages I" 1 . 1.• 14 i ' Ah LT r� 1 3 a Planning Commission - November2016 Item No. 2g Additional Materials Presented at Meeting anta Ana Avenue Cottages (PA2 • 1.9 ,51K ,%F pi 1 011r m w ' • • Lai • • 1 IMI-110row,• • •• • -• ,a. iP4-i . �� ' t 1 • 1 7~- � F ! �,9� LI Nt.l'+SYi�v j�y� � i ao�Y• ` T '/R' js'�FitS,rj� '� �t .k • n rV^1 'r.. .� �' �f�'�' t`�, i /, . •i ir, ra� r ° Wt. „ I . .1SF.e .17 Au' r.,i' .���; ci\ M {y' �Ira�J. �( It l • / ': i r_i �. _y. � ,y"e+► as r to$r At - I`tel.-It mob -WL .•kyr /y� �� '_ Y, r .r > /1 1: '• 1 t r .� A� t ♦ v � �”Q � ��� -� � e�, "4♦ate 1 � r Planning Commission - November 17, 2016 Item No. 2g Additional Materials Presented at Meeting Santa Ana Avenue Cottages (PA2016-069) Santa Ana Cottages Team Santa Ana Cottages- 7 new homes in Newport Beach, Calif. 1 1 Owner: Adrienne Brandes Builder - Matt White Custom glIHomes. Architect: Sergio Sendowsky with Knitter Associates i Landscape Architect: Art Guy WEST ELEVATION with BGB Design Group Rcua}=i'a Civil Engineer: Rob Hamers with Hamers and Associates TRUST US TO$RING YOU HOME. M W C H MATT WHITE CUSTOM HOMES lw 41 1P FF � r 40 v *29 � a to .fin a A. ,e �: 4 a IR IV JAI Ilk + � ►' Ji'� F ° — LwL kl 1 • ant - na V. .hh '4 a 1 1 Y 7' •t t r d Planning Commission - November 17, 2016 Item No. 2g Additional Materials Presented at Meeting Santa Ana Avenue Cottages (PA2016-069) About the project • Existing triplex: Consists of 3,386 sq . ft. built in 1975 • We worked with Newport Beach Staff every step of the way - Ben Zdeba & Brenda Wisneski • Per the property zoning, 8 units are allowed • However, our site plan features 7 to allow for an ADA accessible unit • All zoning and building requirements have been fully implemented • We are asking for no variances MWCH MATT WHITE CUSTOM HOMES Planning Commission - November 17, 2016 Item No. 2g Additional Materials Presented at Meeting ( , , -@anta An enue Cotta es ( A2016-069) ■ r la UNIT UNI UNITS UNIT ., 2 k�• i' 11 T a e' ut z d r uY �F ` ` u y � -j UNIT Ii UNIT 3 I tt i �e. _ l •. 19 a a 1z Planning Commission - November 17, 2016 Item No. 2g Additional Materials Presented at Meeting rl 1 u u Santa Ana Avenue Cottages (PA2016-069) --- - ._,QlIII11111Illllllllllllllnlllllllllll Site Plan Satisfies r 10 r Space & Height 1 11TY 11 QNIFE UNIT7 Requirements P • Required Open Space: 525 Sq. _... Ft. w Proposed Open Space:1,240 Sq. Ft. a b • Required private open space: 70 -98 Sq. Ft. depending on unit i ' Proposed private open space: i 17 116 -230 Sq. Ft. depending on j the unit UNIT1 U162 .Rll:i „ Building Heights: Will not exceed 33'-0' P rm Planning Commission - November 17, 2016 Item No. 2g Additional Materials Presented at Meeting Santa Ana Avenue Cottages (PA2016-069) • Living accommodations comply with all current codes and environmental standards • All building setbacks are in compliance ( 20' front 25' rear and 5' on the sides ) • All improvements comply with the latest city water quality requirements and NB Code • New homes use half as much water as most of the existing housing stock in California . • Through smart Green building techniques, new homes are able to completely offset any net new water demand . Planning Commission - November 17, 2016 Item No. 2g Additional Materials Presented at Meeting Santa Ana Avenue Cottages (PA2016-069) Landscape Design • The Cottages' landscape is drought tolerant and complies with Newport Beach 's Green Codes . ■ g t ■ 'WEST ELEVATRON say y=1. Planning Commission - November 17, 2016 Item No. 2g Additional Materials Presented at Meeting Santa Ana Avenue Cottages (PA2016-069) Landscape Plan F" F-ID -r RIM z � wt • S a.,.rso.a,�o rss.• mei++�.a�. [s.�a --�-s��veoib4.s�r MWCH MATT WHITE CUSTOM HOMES Planning Commission - November 17, 2016 Item No. 2g Additional Materials Presented at Meeting Santa Ana Avenue Cottages (PA2016-069) Parking Improvements FI - LILEJU11 I • The current 3 units provide 8 total parking spots . Our proposed project will included a total of 18 parking spots . • All seven units will have its own two-car garage with approximately 446-453 SF of non-conditioned arMl W C H MATT WHITE CUSTOM HOMES _ _ 3 1 _ r � ► � � � . . - � ,�, � M�! '�` � � r T F•- � _ -- '� .r• 1 1 i� � � I � 1 rRr I�? 8 _ 1: D - . �� � , r Y "-� � I �I ``�, r�� _ r� �~ _ -� � `! Planning Commission - November 17, 2016 Item No. 2g Additional Materials Presented at Meeting Santa Ana Avenue Cottages (PA2016-069) Color and Materials P � r - - i = S&WAAN*AVV4ASOU'M%SSTPSMr. r : SAWA A%A%AvENL5 NORTwMic P56PEC'VE �A4s!'DO OR `R-M t FA;CL4 Rc('J' ENTk7 GC:;+R WINDOW --;ZAME STU=BODE Planning Commission - November 17, 2016 Item No. 2g Additional Materials Presented at Meeting Santa Ana Avenue Cottages (PA2016-069) Th nk You a Questions ? 7RUST US 70 81RING YOU HOME_ MWCH MATT WHITE CUSTOM HOMES