HomeMy WebLinkAbout04_Carter Residence Coastal Development Permit_PA2018-093CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
SUBJECT:
Carter Residence (PA2018-093)
Coastal Development Permit No. CD2018-042
SITE LOCATION:
257 Mayflower Drive
APPLICANT:
Steve Almquist, Coastline Construction
HOMEOWNER:
Jennifer Carter
PLANNER:
Liane Schuller, Contract Planner
949-644-3237, Ischuller@newportbeachca.gov
LAND USE AND ZONING
May 24, 2018
Agenda Item No. 4
• General Plan: Multiple -Unit Residential (RM)
• Zoning District: Bayside Village Mobile Home Park Planned Community (PC -1)
• Coastal Land Use Category: Multiple -Unit Residential — 10.0 — 19.9 DU/AC (RM -C)
• Coastal Zoning District: Bayside Village Mobile Home Park (PC -1)
PROJECT SUMMARY
A request for a coastal development permit (CDP) to allow the removal of an existing
single -story manufactured home and the installation of a new single -story manufactured
home. The development also includes an aluminum carport awning, ingress/egress steps,
hardscape, drainage, and landscaping. The development complies with all applicable
standards and no deviations are requested. All improvements are shown on the attached
project plans (Attachment No. ZA 3).
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures), because it has no potential to have a significant effect on the environment;
and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2018-042 (Attachment No. ZA 1).
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Carter Residence Coastal Development Permit (PA2018-093)
Zoning Administrator, May 24, 2018
Page 2
DISCUSSION
Land Use and Development Standards
The subject site is located within the Bayside Village Mobile Home Park Planned
Community (PC -1) Coastal Zoning District, which provides for development of a
mobile/manufactured home park and is consistent with the City's Coastal Land Use
Plan, General Plan, and Zoning Code. A coastal development permit is required and
the site is not eligible for a waiver for de minimis development because the property
is located in the Coastal Commission Appeals Area.
The Bayside Village Mobile Home Park is comprised of Parcel 1 (South) containing
125 dwelling units and Parcel 2 (North) containing 143 dwelling units. The park is
predominantly developed with single- and two-story, mobile/manufactured homes.
The proposed design, bulk, and scale of the development is consistent with the
existing pattern of development and expected future development consistent with
applicable development standards.
The proposed project is the replacement of a single -story, single-family
manufactured home with a new single -story, single-family manufactured home in the
south parcel. There is no increase in density.
As the Bayside Village Mobile Home Park was authorized by a use permit in 1958,
there is no associated development plan. Newport Beach Municipal Code (NBMC)
Subsection 21.26.065(C) (Planned Communities without Development Plans) —
Other Planned Communities) states that the approved site plan serves as the
Planned Community Development Plan for the park. The approved site plan provides
a typical lot configuration with a single carport and outdoor living areas. The proposed
manufactured home is in substantial conformance, as it will maintain a similar
footprint and provides one covered parking space.
There are no height limits designated by the approved site plan. The General Plan,
as well as the Coastal Land Use Plan designate the site as Multiple -Unit Residential
(RM). Other properties with this designation maintain a height limit of 28 feet to a flat
roof and 33 feet to the ridge of a sloped roof. The proposed manufactured home will
have a maximum height of 15 feet, 5 inches from existing grade to the ridge.
The building codes for construction and installation of a manufactured home are
contained within the California Health and Safety Code. The State of California
Department of Housing and Community Development (HCD) issues all construction
permits. The applicant has provided evidence of approval from the State, as well as
the park owner.
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Carter Residence Coastal Development Permit (PA2018-093)
Zoning Administrator, May 24, 2018
Page 3
Hazards
• The project site is located within the south parcel of the mobile/manufactured home
park and is approximately 650 feet from the Newport Bay. It is separated from
Newport Bay by several rows of manufactured home sites, Bayside Drive, and the
entirety of the north parcel. The Newport Dunes site abuts the project site to the east.
The site is at an approximate elevation of between 13 and 14 feet based on the North
American Vertical Datum of 1988 (NAVD88).
Water Quality
• The project design addresses water quality with a construction erosion control plan
and a post construction drainage system that includes drainage and percolation
features designed to retain dry weather and minor rain event run-off on-site. Any
water not retained on-site is directed to the City's storm drain system.
Public Access
• The project site is located between the nearest public road and the sea or shoreline,
and the existing residential development neither provides nor inhibits public coastal
access. Implementation Plan Section 21.30A.040 (Determination of Public
Access/Recreation Impacts) requires that the provision of public access bear a
reasonable relationship between the requirement and the project's impact and be
proportional to the impact. In this case, the project replaces an existing single-family
manufactured home on an interior site located within an existing
mobile/manufactured home park with a new single-family manufactured home.
Therefore, the project does not involve a change in land use, density or intensity that
will result in increased demand on public access and recreation opportunities.
• Bayside Drive bisects the north and south parcels of the Bayside Village Mobile
Home Park and provides access to the Newport Dunes property, which provides
several coastal recreational opportunities for the public's use.
• The mobile/manufactured home park abuts Coast Highway, a public coastal view
road. The park is separated from the public right-of-way by an existing site wall that
is approximately seven feet tall and provides for limited views across the park. An
investigation of the project site and surrounding area did not identify any other public
view opportunities. The project site may be located within the viewshed of distant
public viewing areas. However, the project will replace an existing single-family
manufactured home with a new single-family manufactured home that complies with
all applicable Local Coastal Program development standards and maintains a
building envelope consistent with the existing pattern of development. Therefore,
the project does not have the potential to degrade the visual quality of the Coastal
Zone or result in significant adverse impacts to public views.
3
Carter Residence Coastal Development Permit (PA2018-093)
Zoning Administrator, May 24, 2018
Page 4
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of
the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has
no potential to have a significant effect on the environment.
Class 3 exempts the demolition of up to three single-family residences and additions of
up to 10,000 square feet to existing structures. The proposed project consists of the
removal of one single-family manufactured home and the installation of a new single-
family manufactured home.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the City website.
APPEAL PERIOD
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 (Local Coastal
Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the
City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
Liayk Schuller
Contract Planner
RU/Is
0
Attachments
Carter Residence Coastal Development Permit (PA2018-093)
Zoning Administrator, May 24, 2018
Page 5
ZA 1
Draft Resolution
ZA 2
Vicinity Map
ZA 3
Project Plans
5
Attachment No. ZA 1
Draft Resolution
0
RESOLUTION NO. ZA2018-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2018-042 TO REMOVE AN
EXISTING SINGLE -STORY MANUFACTURED HOME AND
INSTALL A NEW SINGLE -STORY MANUFACTURED HOME AND
ATTACHED AWNING CARPORT LOCATED AT 257
MAYFLOWER DRIVE (PA2018-093)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Steve Almquist of Coastline Construction ("Applicant') on
behalf of Jennifer Carter ("Manufactured Home Owner"), with respect to a manufactured
home site located at 257 Mayflower Drive, requesting approval of a coastal development
permit.
2. The site is located within Bayside Village Mobile Home Park, legally described as Parcel 1
of Parcel Map No. 93-111.
3. The Applicant proposes the removal of an existing single -story manufactured home and
the installation of a new single -story manufactured home. The development also
includes an aluminum carport awning, ingress/egress stairs, hardscape, drainage, and
landscaping. The development complies with all applicable standards and no deviations
are requested.
4. The subject property is designated Multiple -Unit Residential ("RM") by the General Plan
Land Use Element and is located within the Bayside Village Mobile Home Park Planned
Community ("PC -1") Zoning District.
5. The subject site is located within the coastal zone. The Coastal Land Use Plan category is
Multiple -Unit Residential 10.0 — 19.9 DU/AC ("RM -C") and it is located within the Bayside
Village Mobile Home Park ("PC -1") Coastal Zone District.
6. A public hearing was held on May 24, 2018, in the Corona del Mar Conference Room (Bay
E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the hearing was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303 , Article 19 of Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act ("CEQK) under Class 3 (New Construction or
02-22-2018
Zoning Administrator Resolution No. ZA2018-042
Paqe 2 of 6
Conversion of Small Structures), because it has no potential to have a significant effect
on the environment.
2. Class 3 exempts the demolition of up to three single-family residences and additions of
up to 10,000 square feet to existing structures. The proposed project consists of the
removal of one single-family manufactured home and the installation of a new single-
family manufactured home.
SECTION 3. REQUIRED FINDINGS.
In accordance with Newport Beach Municipal Code ("NBMC") Section 21.52.015 (Coastal
Development Permits, Findings and Decision), the following findings and facts in support of
such findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
The proposed development complies with applicable development standards identified
by the PC -1 Development Plan and the proposed design is in substantial conformance
with the approved site plan.
a. The Project is within the confines of the manufactured home site plan.
b. The Project has been reviewed and approved by the Mobile Home Park Owner, as
evidenced by the Application for Permit to Construct included with the application.
The Project includes a covered parking area for one vehicle, complying with the
minimum parking requirement per site.
2. The Bayside Village Mobile Home Park is predominantly developed with single- and
two-story, mobile/manufactured homes. The proposed design, bulk, and scale of the
development is consistent with the existing pattern of development and expected future
development consistent with applicable development standards.
3. The Bayside Village Mobile Home Park is comprised of Parcel 1 (South) and Parcel 2
(North) of Parcel Map No. 93-111. The project site is located within the south parcel and
is approximately 650 feet from the Newport Bay. It is separated from Newport Bay by
several rows of manufactured home sites, Bayside Drive, and the entirety of the north
parcel. The site is at an approximate elevation of between 13 and 14 feet based on the
North American Vertical Datum of 1988 (NAVD88).
I
Zoning Administrator Resolution No. ZA2018-042
Paqe 3 of 6
4. The project design addresses water quality with a construction erosion control plan and a
post construction drainage system that includes drainage and percolation features
designed to retain dry weather and minor rain event run-off on-site. Any water not retained
on-site is directed to the City's storm drain system.
5. The building codes for construction and installation of a manufactured home are contained
within the California Health and Safety Code. The State of California Department of
Housing and Community Development (HCD) issues all construction permits. The
applicant has provided evidence of approval from the State, as well as the park owner.
6. Proposed landscaping complies with NBMC Section 21.30.075 (Landscaping). A
condition of approval is included that requires drought -tolerant species. Prior to issuance
of building permits, the final landscape plans will be reviewed to verify invasive species
are not planted.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
Fact in Support of Finding:
1. The project site is located between the nearest public road and the sea or shoreline, and
the existing residential development neither provides nor inhibits public coastal access.
Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation
Impacts) requires that the provision of public access bear a reasonable relationship
between the requirement and the project's impact and be proportional to the impact. In this
case, the project replaces an existing single-family manufactured home on an interior site
located within an existing mobile/manufactured home park with a new single-family
manufactured home. Therefore, the project does not involve a change in land use, density
or intensity that will result in increased demand on public access and recreation
opportunities.
2. Bayside Drive bisects the north and south parcels of the Bayside Village Mobile Home
Park and provides access to the Newport Dunes, which provides several coastal
recreational opportunities for the public's use.
3. The mobile/manufactured home park abuts Coast Highway, a public coastal view road.
The park is separated from the public right-of-way by an existing site wall that is
approximately seven feet tall and provides for limited views across the park. An
investigation of the project site and surrounding area did not identify any other public view
opportunities. The project site may be located within the viewshed of distant public viewing
areas. However, the project will replace an existing single-family manufactured home with
a new single-family manufactured home that complies with all applicable Local Coastal
Program development standards and maintains a building envelope consistent with the
existing pattern of development. Therefore, the project does not have the potential to
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Zoning Administrator Resolution No. ZA2018-042
Paqe 4 of 6
degrade the visual quality of the Coastal Zone or result in significant adverse impacts to
public views.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2018-042, subject to the conditions set forth in Exhibit "A,"
which is attached hereto and incorporated by reference.
2. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 21 Local
Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken
by the City may be appealed to the Coastal Commission in compliance with Section
21.64.035 of the City's certified LCP and Title 14 California Code of Regulations,
Sections 13111 through 13120, and Section 30603 of the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 24TH DAY OF MAY, 2018.
Patrick J. Alford, Zoning Administrator
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Zoning Administrator Resolution No. ZA2018-042
Paqe 5 of 6
EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter sensitive habitat, receiving waters, or a storm drain
or result in impacts to environmentally sensitive habitat areas, streams, the beach,
wetlands or their buffers.
3. Best Management Practices (BMP's) and Good Housekeeping Practices (GNP's) shall
be implemented prior to and throughout the duration of construction activity as
designated in the Construction Pollution Prevention Plan (CPPP).
4. The discharge of any hazardous materials into storm sewer systems or receiving waters
shall be prohibited. Machinery and equipment shall be maintained and washed in
confined areas specifically designed to control runoff. A designated fueling and vehicle
maintenance area with appropriate berms and protection to prevent spillage shall be
provided as far away from storm drain systems or receiving waters as possible.
5. Debris from demolition shall be removed from work areas each day and removed from
the project site within 24 hours of the completion of the project. Stock piles and
construction materials shall be covered, enclosed on all sites, not stored in contact with
the soil, and located as far away as possible from drain inlets and any waterway.
6. Trash and debris shall be disposed in proper trash and recycling receptacles at the end
of each construction day. Solid waste, including excess concrete, shall be disposed in
adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
7. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
8. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
9. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Coastal
Development Permit.
10. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially injurious
to property or improvements in the vicinity or if the property is operated or maintained
so as to constitute a public nuisance.
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Zoning Administrator Resolution No. ZA2018-042
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11. 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 trimming.
All landscaped areas shall be kept free of weeds and debris. and shall incorporate
drought tolerant plantings, non-invasive plant species and water efficient irrigation
design. All irrigation systems shall be kept operable, including adjustments,
replacements, repairs, and cleaning as part of regular maintenance.
12. 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 the current
property owner or agent.
13. This Coastal Development Permit No. CD2018-042 shall expire unless exercised within
24 months from the date of approval as specified in Section 21.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted.
14. 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 Canter Residence Coastal Development Permit including, but not limited
to, Coastal Development Permit No. CD2018-042 (PA2018-093). This indemnification
shall include, but not be limited to, damages awarded against the City, if any, costs of suit,
attorneys' fees, and other expenses incurred in connection with such claim, action, causes
of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating
or bringing such proceeding. The applicant shall indemnify the City for all of City's costs,
attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions
set forth in this condition. The applicant shall pay to the City upon demand any amount
owed to the City pursuant to the indemnification requirements prescribed in this condition.
12
Attachment No. ZA 2
Vicinity Map
13
VICINITY MAP
Coastal Development Permit No. CD2018-043
PA2018-093
257 Mayflower Drive
:L4
Attachment No. ZA 3
Project Plans
15
LANDSCAPING
VEGETATED LANDSCAPED AREAS SHALL ONLY CONSIST OF NATIVE PLANTS OR NON-NATIVE DROUGHT TOLERANT PLANTS, WHICH ARE
NON-INVASIVE. NO PLANT SPECIES LISTED AS PROBLEMATIC AND/OR INVASIVE BY THE CALIFORNIA NATIVE PLANT SOCIETY (HTTP://
WWW.CNPS.ORG/), THE CALIFORNIA NATIVE PLANT COUNCIL (FORMERLY THE CALIFORNIA EXOTIC PEST PLANT COUNCIL) (HTTP://
WWW.CAL-IPC.ORG/), OR AS MAY BE IDENTIFIED FROM THE TIME BY THE STATE OF CALIFORNIA SHALL BE EMPLOYED OR ALLOWED TO
NATURALIZE OR PERSIST ON THE SITE. NO PLANT SPECIES LISTED AS A "NOXIOUS WEED" BY THE STATE OF CALIFORNIA OR THE U.S.
FEDERAL GOVERNMENT SHALL BE UTILIZED WITHIN THE PROPERTY. ALL PLANTS SHALL BE LOW WATER USE PLANTS AS IDENTIFIED BY
CALIFORNIA DEPARTMENT OF WATER RESOURCES (SEE: HTTP//WWW.OWUE.WATER. CA. GOV/DOCS/WUCOLSOO.PDF)
PARK PERIMETER WALL/NO STRUCTURES
3'
WALKWAY
y
a
EXISTING
VINYL FENCE
_ ________________________________________.__
4'0" 2'11^ 3 0
37.67' PL
PLANTER
MAYFLOWER STREET
GRADING NOTE:
NO GRADING REQUIRED FOR INSTALLATION
OF NEW MANUFACTURED HOME,
CURRENT LOT GRADE SHALL BE MAINTAINED.
LOT = 2130.10 ftz
HOME W/ EAVES = 1183.33 ft2
AWNINGS = 290 ft2
STEPS = 60.70 R2
TOTAL STRUCTURES = 1534.03 ftz
1534.03 _ 2130.10 = 0.72
LOT COVERAGE = 72%
10' 0"
10'X26'
CARPORT
AWNING
NOTE:
WATER FROM ROOF WILL BE COLLECTED IN
RAIN GUTTERS AND REDIRECTED TO
LANDSCAPE AREAS TO PERCOLATE INTO
SOIL. ALL CONCRETE TO SLOPE AWAY FROM
HOME INTO LANDSCAPE AREAS TO
PERCOLATE INTO SOIL.
BAYSIDE VILLAGE #257 MAYFLOWER PROPOSED SITE PLAN
THE INFORMATION CONTAINED HEREIN IS CONSIDERED PROPRIETARY. COASTLINE CONSTRUCTION 6 AWNING CO., INC.
TRANSMITTAL TO UNAUTHORIZED PAR77ES WITHOUT EXPLICIT 5742 RESEARCH DR., HUNTINGTON BEACH, CA 92647
PERMISSION OF THE AUTHORING PARTY IS NOT PERMITTED. PHONE. 714-891-9798 WWW.COASTLINECA.COM
LOT AREA = 2130.10 ftz
PROPOSED PAVED AREA = 807 ftz
PROPOSED UNPAVED AREA = 231 ftz
SCALE: 1 " = 8'
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PLANTER
MAYFLOWER STREET
GRADING NOTE:
NO GRADING REQUIRED FOR INSTALLATION
OF NEW MANUFACTURED HOME,
CURRENT LOT GRADE SHALL BE MAINTAINED.
LOT = 2130.10 ftz
HOME W/ EAVES = 1183.33 ft2
AWNINGS = 290 ft2
STEPS = 60.70 R2
TOTAL STRUCTURES = 1534.03 ftz
1534.03 _ 2130.10 = 0.72
LOT COVERAGE = 72%
10' 0"
10'X26'
CARPORT
AWNING
NOTE:
WATER FROM ROOF WILL BE COLLECTED IN
RAIN GUTTERS AND REDIRECTED TO
LANDSCAPE AREAS TO PERCOLATE INTO
SOIL. ALL CONCRETE TO SLOPE AWAY FROM
HOME INTO LANDSCAPE AREAS TO
PERCOLATE INTO SOIL.
BAYSIDE VILLAGE #257 MAYFLOWER PROPOSED SITE PLAN
THE INFORMATION CONTAINED HEREIN IS CONSIDERED PROPRIETARY. COASTLINE CONSTRUCTION 6 AWNING CO., INC.
TRANSMITTAL TO UNAUTHORIZED PAR77ES WITHOUT EXPLICIT 5742 RESEARCH DR., HUNTINGTON BEACH, CA 92647
PERMISSION OF THE AUTHORING PARTY IS NOT PERMITTED. PHONE. 714-891-9798 WWW.COASTLINECA.COM
LOT AREA = 2130.10 ftz
PROPOSED PAVED AREA = 807 ftz
PROPOSED UNPAVED AREA = 231 ftz
SCALE: 1 " = 8'
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STEVEALMQUIST
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NOTE:
STAKED INTO THE GROUND WITH
WOOOSTAKES
WOOD STAKES ARE A MINIMUM
.5'X2' BY 16' LONG AND PLACED
EVERY 1' UNLESS PRECLUDED BY
PAVED SURFACE OR ROCK
WOOD STAKES DRIVEN THROUGH
BACK HALF OF BIOROLL OR
COMPOST LOG AT AN APPROXIMATE
45' ANGLE WITH TOP OF STAKE
POINTING UPSTREAM
WHEN MORE THAN 1
SIOROLL/COMPOST LOG IS NEEDED.
OVERLAP ENDS A MINIMUM OF 6'
AND STAKE
STREET
STRAW BIOROLL DETAIL
2' DEEP
BAYSIDE VILLAGE #257 MAYFLOWER EROSION CONTROL PLAN
THE INFORMATION CONTAINED HEREIN IS CONSIDERED PROPRIETARY. COASTLINE CONSTRUCTION 6 AWNING CO., INC.
TRANSMITTAL TO UNAUTHORIZED PARTIES WITHOUT EXPLICIT 5742 RESEARCH DR., HUNTINGTON BEACH, CA 92647
PERMISSION OF THE AUTHORING PARTY IS NOT PERMITTED. PHONE: 714-891-9798 WWW.COASTLINECA. COM
SCALE: 1 " = 8'
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THE INFORMATION CONTAINED HEREIN IS CONSIDERED PROPRIETARY. COASTLINE CONSTRUCTION 6 AWNING CO., INC.
TRANSMITTAL TO UNAUTHORIZED PAR77ES WITHOUT EXPLICIT 5742 RESEARCH DR., HUNTINGTON BEACH, CA 92647
PERMISSION OF THE AUTHORING PARTY IS NOT PERMITTED. PHONE. 714-891-9798 WWW.COASTLINECA. COM
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TRANSMITTAL TO UNAUTHORIZED PAR77ES WITHOUT EXPLICIT 5742 RESEARCH DR., HUNTINGTON BEACH, CA 92647
PERMISSION OF THE AUTHORING PARTY IS NOT PERMITTED. PHONE. 714-891-9798 WWW.COASTLINECA. COM
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