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HomeMy WebLinkAbout04_Dube Duplex CDP_PA2018-072CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT SUBJECT: Dube Duplex Alteration (PA2018-072) Coastal Development Permit No. CD2018-031 SITE LOCATION: 909 East Balboa Boulevard APPLICANT: Barry Walker OWNER: Bryan and Michelle Dube PLANNER: Benjamin M. Zdeba, AICP, Associate Planner 949-644-3253, bzdeba@newportbeachca.gov LAND USE AND ZONING March 28, 2019 Agenda Item No. 4 • General Plan: Two -Unit Residential (RT) • Zoning District : Two -Unit Residential (R-2) • Coastal Land Use Category: Two -Unit Residential — (20.0 — 29.9 DU/AC) (RT -D) • Coastal Zoning District: Two -Unit Residential (R-2) PROJECT SUMMARY A request for a coastal development permit (CDP) to allow the remodel and expansion of an existing 2,273 -square -foot duplex with an attached 508 -square -foot two -car garage. The existing development provides one parking space per unit where two spaces per unit are required; therefore, it is considered legal nonconforming and is only allowed up to a 10 -percent addition of the existing gross floor area (278 square feet). The applicant proposes to add approximately 267 square feet and a rooftop deck. There will be limited site work and no new landscaping. The CDP is required because the height of the proposed rooftop deck will increase the overall height of the existing structure by more than 10 percent of the current height. The proposed development complies with all applicable development standards including height, setbacks and floor area limits. No deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2018-031 (Attachment No. ZA 1). 03/13/2018 Dube Duplex Alteration Zoning Administrator, March 28, 2019 Page 2 DISCUSSION Land Use and Development Standards The subject property is located in the R-2 Coastal Zoning District, which provides for single- and two -unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required and the property is not eligible for a waiver for de minimis development because the property is located in the Coastal Commission Appeal Area. The property currently consists of one legal lot developed with a duplex. The neighborhood is predominantly developed with two- and three-story, single- and two-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. The existing duplex is legal nonconforming due to number of off-street parking spaces. It provides two garage spaces where the current requirement is two covered and two enclosed (i.e., four parking spaces total). Newport Beach Municipal Code Section 21.38.060(A)(1)(b) allows additions up to 10 percent of the existing gross floor area when a development does not maintain the minimum required number of parking spaces. The altered duplex and its accessory structures will conform to all applicable development standards, including floor area limit, setbacks, and height, as evidenced by the project plans and illustrated in Table 1 below. Tmplt: 04/03/18 Table 1 — Development Standards Development Standard Standard Proposed Setbacks (min.) Front 9 feet 9 feet, 8 inches Sides 3 feet 3 feet Rear 0 feet 0 feet Allowable Floor Area 3,561 square feet 3,039 square feet - including the proposed 267 sf addition Allowable 3rd Floor Area 356.16 square feet N/A Open Volume Area 267.12 square feet 270.37 square feet Parking 2 covered and 2 enclosed 2 enclosed(existing nonconforming) Height 24 feet flat roof 29 feet sloped roof 24 feet flat roof and guardrail Tmplt: 04/03/18 Dube Duplex Alteration Zoning Administrator, March 28, 2019 Page 3 Hazards • The property is an inland lot that is separated from the ocean by an alley, residential development, and Peninsula Park. It is elevated at approximately 10 feet based on the North American Vertical Datum of 1988 (NAVD88). • The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality • With exception of the reconstructed garage, alterations to the existing development would occur primarily on the upper levels and minimal site work is proposed. No change in grade or drainage is proposed, nor increase in impermeable surface area on-site. In addition, the development, as proposed and as conditioned, incorporates design features to minimize the effect of construction and post - construction activities on the marine environment. These design features include, but are not limited to, one or more of the following: the appropriate management of equipment and construction materials, reducing runoff with permeable surfaces, and the use of post -construction best management practices to minimize the project's adverse impact on coastal water. • The project design addresses water quality during construction with a construction erosion control plan. All new construction resulting from the project will tie into an existing post -construction drainage system that includes features designed to retain dry weather and minor rain event runoff 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; however, the project will not affect the public's ability to gain access to use and/or view the coast and nearby recreational facilities. 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 is the alteration and expansion of an existing duplex. Therefore, the project does not Tmplt: 04/03/18 Dube Duplex Alteration Zoning Administrator, March 28, 2019 Page 4 involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. • The existing development does not to block or impede existing public access opportunities and occurs within the confines of private property. Existing coastal access conditions will not be affected with the alteration and expansion. Coastal access is currently provided and will continue to be provided by street ends throughout the Balboa Peninsula with access to the beach and water. • While the project site is not located adjacent to a coastal view road it is located within approximately 115 feet of Peninsula Park. Peninsula Park is a public viewpoint as identified in the Coastal Land Use Plan but separated by a row of two- story residences and East Ocean Front Alley. As a result, the proposed project will have no effect on views from the park. • The project site may also be located within the viewshed of distant public viewing areas; however, the project will alter and expand an existing duplex that complies with all applicable Local Coastal Program (LCP) development standards. It will also maintain a building envelope consistent with the existing and anticipated neighborhood 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. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities) 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 1 exemption includes additions of up to 50 percent of the floor area of structures before the addition, or 2,500 square feet, whichever is less. The proposed project is a 267 -square -foot addition to an existing 2,781 -square -foot duplex, which is an addition of less than 10 percent of the existing floor area. The project also is an addition to an existing duplex and does not increase the number of units. 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. Tmplt: 04/03/18 /' Dube Duplex Alteration Zoning Administrator, March 28, 2019 Page 5 APPEAL PERIOD This action shall become final and effective 14 days following the date the draft 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: JC/bmz Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Applicant's Project Description and Justification ZA 4 Project Plans Tmplt: 04/03/18 Attachment No. ZA 1 Draft Resolution 03/13/2018 RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-031 TO ALTER AND EXPAND AN EXISTING DUPLEX THAT IS NONCONFORMING DUE TO NUMBER OF PARKING SPACES LOCATED AT 909 EAST BALBOA BOULEVARD (PA2018-072) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Barry Walker ("Applicant") on behalf of Bryan and Michelle Dube ("Property Owners"), with respect to property located at 909 East Balboa Boulevard, requesting approval of a coastal development permit. 2. The lot at 909 East Balboa Boulevard is legally described as Lot 4 in Block 14 of the Balboa Tract. 3. The Applicant proposes to remodel and expand an existing 2,273 -square -foot duplex with an attached 508 -square -foot two -car garage. The existing development provides only one parking space per unit where two per unit are required; therefore, it is considered legal nonconforming and is only allowed up to a 10 -percent addition of the existing gross floor area (278 square feet). The Applicant proposes to add approximately 267 square feet and a rooftop deck. There will be limited site work and no new landscaping. No deviations from development standards are requested. 4. The subject property is designated Two -Unit Residential (RT) by the General Plan Land Use Element and is located within the Two -Unit Residential (R-2) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Two -Unit Residential — (20.0 — 29.9 DU/AC) (RT -D) and it is located within the Two -Unit Residential (R-2) Coastal Zone District. 6. A public hearing was held on March 28, 2019, 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 15301, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 1 (Existing Facilities), because it has no potential to have a significant effect on the environment. 05-15-2018 7 Zoning Administrator Resolution No. ZA2019-### Paae 2 of 7 2. Class 1 exempts additions of up to 50 percent of the floor area of structures before the addition, or 2,500 square feet, whichever is less. The proposed project is a 267square-foot addition to an existing 2,781 square -foot duplex, which is an addition of less than 10 percent of the existing floor area. 3. The project is an addition to an existing duplex and does not increase the number of units. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 3,561 square feet and the proposed floor area including the 267 square -foot addition is 3,039 square feet. b. The proposed development provides the minimum required setbacks, which are 9 feet along the front property line abutting East Balboa Boulevard, 3 feet along each side property line and 0 feet along the rear property line abutting the alley. C. The highest guardrail is less than 24 feet from established grade based on the plans, which complies with the maximum height requirements. d. The existing duplex is legal nonconforming due to number of off-street parking spaces. It provides two garage spaces where the current requirement is two covered and two enclosed (i.e., four parking spaces total). Newport Beach Municipal Code Section 21.38.060(A)(1)(b) allows additions up to 10 percent of the existing gross floor area when a development does not maintain the required number of parking spaces. In this case, an addition would be limited to 278 square feet and the proposed addition is 267 square feet. 2. The neighborhood is predominantly developed with two- and three-story, single- and two-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. 3. The property is an inland lot that is separated from the ocean by an alley, residential development, and Peninsula Park. It is elevated at approximately 10 feet based on the North American Vertical Datum of 1988 (NAVD88). 05-15-2018 g Zoning Administrator Resolution No. ZA2019-### Paae 3 of 7 4. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 5. With exception of the reconstructed garage, alterations to the existing development would occur primarily on the upper levels and minimal site work is proposed. There is no proposed change in grade or drainage, nor increase in impermeable surface area onsite. In addition, the development, as proposed and as conditioned, incorporates design features to minimize the effect of construction and post -construction activities on the marine environment. These design features include, but are not limited to, one or more of the following: the appropriate management of equipment and construction materials, reducing runoff with permeable surfaces, and the use of post -construction best management practices to minimize the project's adverse impact on coastal water. 6. The project design addresses water quality during construction with a construction erosion control plan. All new construction resulting from the project will tie into an existing post - construction drainage system that includes features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed to the City's storm drain system. 7. The property is located near designated Public Viewpoints or Coastal View Roads, but will not impact public coastal views, as discussed in the Facts in Support of Finding B below. Finding- B. indin : 8. 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; however, the project will not affect the public's ability to gain access to use and/or view the coast and nearby recreational facilities. 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 is the alteration and expansion of an existing duplex. 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. The existing development does not to block or impede existing public access opportunities and occurs within the confines of private property. Existing coastal access conditions will 05-15-2018 Zoning Administrator Resolution No. ZA2019-### Paae 4 of 7 not be affected with the alteration and expansion. Coastal access is currently provided and will continue to be provided by street ends throughout the Balboa Peninsula with access to the beach and water. 3. While the project site is not located adjacent to a coastal view road, it is located within approximately 115 feet of Peninsula Park. Peninsula Park is a public viewpoint as identified in the Coastal Land Use Plan but separated by a row of two-story residences and East Ocean Front Alley. As a result, the proposed project will have no effect on views from the park. 4. The project site may also be located within the viewshed of distant public viewing areas; however, the project will alter and expand an existing duplex that complies with all applicable Local Coastal Program (LCP) development standards. It will also maintain a building envelope consistent with the existing and anticipated neighborhood 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. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-031, 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 28TH DAY OF MARCH, 2019. Patrick J. Alford, Zoning Administrator 05-15-2018 10 Zoning Administrator Resolution No. ZA2019-### Paae 5 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations, stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 3. Coastal Development Permit No. CD2018-031 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. The Applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this coastal development permit. 6. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 7. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 8. This Coastal Development Permit does not authorize any development seaward of the private property. 9. Best Management Practices and Good Housekeeping Practices shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan. 10. Prior to issuance of the building permits, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 11. Prior to issuance of building permits, the Applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the coastal development permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural 05-15-2018 11 Zoning Administrator Resolution No. ZA2019-### Paae 6 of 7 sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this coastal development permit. 12. Prior to issuance of building permits, the Applicant shall submit a final construction erosion control plan. The plan shall be subject to review and approval by the Building Division. 13. Prior to issuance of building permits, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 14. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, wetland or their buffers. 15. 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. 16. 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. Stockpiles 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. 17. 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. 18. 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. 19. The Applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of native birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. 05-15-2018 Z2 Zoning Administrator Resolution No. ZA2019-### Paae 7 of 7 B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 20. 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 Dube Duplex Alteration, Coastal Development Permit No. CD2018-031 (PA2018-072) 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. 05-15-2018 _T S Attachment No. ZA 2 Vicinity Map 03/13/2018 14 PA2018-072 0, w �4,11!!,7 - AL ,ate j��,��• F � aa; � • � ;, '� '.+r+ .F Y r..,�. �"' = ►. . ' ,:.' /ti Or .4t Peninsula 4� �•4. , I 7'Or r 1. r L' s. N� S Disclaimer: N E W P O R T B E A C H Every reasonable effort has been made to assure the accuracy of the data provided, however, The City of �Ev+Po� Newport Beach and its employees and agents 0 200 400 disclaim any and all responsibility from or relating to any results obtained in its use. U � Feet CAfFog is Attachment No. ZA 3 Applicant's Project Description and Justification 03/13/2018 10 Responsesfor Coastal l Deiel p eat 'Permit roject Description Thh1-S Project It 909 Eat Balboa B o uIe1+ a rd is to create a root d ecl: ac essible, form the second floor unit of the du piex. Ire amlditiw , �. more bed G ooms tvill be c;re- ated as v eli as a soCond flcior balc my, All of this construction w111 b e. over above ►Fj �e #-e-buiit two car ga raF,e- Th e total additionalr-cloy d square footage will be approximately ?CFt? s q tj a re feet, ThP- garage mvill be a p p P"!Y1 iv'nate 1 Y 49 4 s q uare fe e t I the second floor balcony will be approxitmatelV 174 square feet and the roof deck Wi11 be a PrO)dI 1 te- ly 550 sqU re f0et. The n, aximum height. gill he 23'43"' to the top of the guardraOs arta ua; d waHs from tltv }staNi hed gtada - This is bolo ! he maxim ufri alk) able of 24-' ab--)ve i! sta b Ii s he F,ra'd e. . The Feason fOr the CDP is that .the existing ridge is app,3- xirnatel 2-Y-9" above thc, ,eta kshed gride, parkin (on l r two Fpace i ji€' rovid -ad a nd fou r..,,p.a ces a kre rf!g,,�ix P -d ror a duplex). As a non -conforming buil-dinig, the height can only be increases by a rnaxirllUrn of 10 (i.e., a lot i height (if 2?' --10'% The addition- height roque Ted (10"I vM1 pmt rri terJ�21t @ffoc th neighboring propertites, many of which are at or approaching the m a Yirn u m hej;ght of 2 4.' ab ove existing g rad e rind within 1,he a13 o was w z7 Th's addition car for s with and will not restrict (r Dubuc across and public r creatioln Polo s f Chapter of the oa tal Act. The add, ition conf rrns to ail a pp I ica We sectloyjs of Lh e '-o craI co, i-ai Program. (development standards, creating ejo irsp�,-§cr_s 1--0 pULjPC-' On-,,"rs and natural resource,,, etc.) 12 Attachment No. ZA 4 Project Plans 03/13/2018 Z9 GRAS I & NOTE5 OXM4 TOR SHAD. USE THE OITY STAVARV FORM -50 DA's NOTICE OF I MNT TOMAVATEH 3D NOTIFY ADACENT ARTY OKIERS BY CERTIFIE MAL 50 VA,#S rR+OR TO 6TARTIN& 5XCAVATION OR 5HORIN6. OITY STAND ftV FORM CAN 15E 05TAINIM AT- A.I+5WORT$EAI,HOA.WV/HOM lS rlt>=lei PROOF OF CER71171EP MIVERY 15 REWIFW AT TIE TiME OF FERMIT ISWAW,,E CAL 054A PERMIT IS RZZIRED FOR ? Z AVATO* DMTM THAN 5" A FOR IORII AV/0R UNCERRINNIN& W TIW* SP'E IAS. INS T10, PER WOTION 1105h, Sri 5E Pt-RFCRMED 5y THE GEOTWH IOAL EN61 NEER tX RIN6 HMNr;, AV LAVATION OPERATIO AND VL I & REMOVAL OF MIKE L "SHA permit is Mquiraed for excel rwims deeper than b' and for shoring molt underpinni .' j, ,Cprt Iluous $pedal lrrspediorl, per section 1705A shall be pert ed by It ge aechnicat engirt durUM shorft and excavation oiler or aM during , rerrmai of stag_" c. Shoving plans and cW wkawm are mquired by a rbgi;skw cavil engineer. P vide a description of #0 pwss for wam" ShminS oons tJCt w of bw&meM waft Ond rrerrldlfai of Stwtag pfires am �� i k ex rag d. iE� ptaofles allodrg roperty an bcth sues of property kies, proper grade(s), depth of aver emavation, top of retro" Wail, OottM of wtaining wait depth of re n#ng wall hogs. e. t requ d at varbm bmKons showing exciwafion details drawn to male w1h da MWSM hs. Shtw ao build S and maamry walls on adpwM property wdtin ar dftWm equal ire the dePth Of the pr;POSed "wvahm- l<xcavatiart, shOM9, KoPosed retahling wali(s) wfth their subterranean dreir" and Meir faawtings shall all be enfirh r Within tete prhoposed project`s prnpertY I - f. W_aong mail-Od cf excavation. provide supporting oampoi vns by a registered geoW-hnir l engem and a dt"awmg shag fid WaWn of 810tse their wrCn and sequenm of slot ads. Slot OA to be at UNPA 31Y " tm my WuperV lH' d riot excwd 5 feet In depth. 9 Tempa y oN*n wS vertxml cut, with arom fnpatt the edge of excavakm tD ft property lane o fess than the depth of a cwtabm steed ovntputoWns vAth a satirtscWry $lppe staWWV faux of safety. supported l y lab� d in a soils report The bota[ "ht of vertioW cut must Mode lite hetK of prate retaining stall with its 030fing and shear key. h.C v&0bWhnKW en www top StWM gn ox"ing on(s). ] rig design complies With to soiks nXKwt and fits r+emmmendadons. L Add the ung note on the shoring dra", 'Licensed wrveyvr tO Provide hDrOontsi and veil mortb6ng of shorMg and irlrtPmverr sits On adjacent properties and sub t result whit a slrport to the shcHi ag design anginwr and to lite building mspec#ar on a deity baso during e=vatbn and shoring and weekly basis OWOMfier. VVhere dev to mg s`s reWirad, rrr niftring shall continue untA dewn" is sipped." if bo na Of ammwum is at or below hsWr gnomd vu+ater level, summit a deymbemg pin arrd compuMom by a regmWed tehnical engineer. k. Fronde additnal geotecitnnM irt� teaeswry for dewate 'g system design, soils r report rrt[,rst indult the foiiowing- i. Borings for soils inyes#gatr n to ex'tasr►d a rl kWwnum of 20 fL belOw b0ft0m of proposed excavabw. 0. ProvWe Steve anatyeps mid pmmeabiidy value for each soil kemation layer tO 8 depth of 20 IL below Wttam of "mv e- t Non tiWvered reWMnq walls must to shared until the brig eters 3t(s) is In per. Provide a design for wall shefing. tilt iiieva siitoring sup f+8 hardsew hmprt3vemeftK ftmdabofts or swknming pDoi within a dish of less then ha# the shorting height shall be designed based on at rest earth pmssure. n. DepM of embeds tt of sltodng caissans shat! not be less ffm #Wt outlined in 080 Section o. Meat piles are not pemMed kw shoring due to pofantiaf clWW-1ge too adjaoeW prop le . P- steel soldier pile used as per n'Ian t support OwVolte of mtaining wall shad be protected "m earth with * concrete h rrer- Ahema#-D meftds of pmteesng sit #age from Wrrnsion fequke an gpplicam for vAhonlaa Mates aM Me'thode with supPO" domments and nmawd of pxtedn9 ram al ftm damage during Nagging irt Ilal ffi- cf, it c USW r k is used to support temp xary shoriKhg steel soldier pile, specify method of 0arnp00W for gravel fill and method of grouting hole cmsW when steel plkI is mmoved, . Sciis engineer to Mvj4_-v+ and approve final Itundabon pias►, foundation details, shOnng pian, Pc"o1 pl&n, precise grading aro dmkmge pian and erosion pian. MAp' 5UMFOR FULL RMOMMBNVAT�ONB, 5M SHEET 51 ,Y OF REPQRMEW Mg - Footing Beaft Pressure: 1,750 psf - buNding, ooMiltuous; 2,250 psf - columns Passive Lateral Resistance: 250 psf per foot Perimeter Fooling Widths: min, 16 incthes.wfth two No. 5 bars tDp and bottom Perkneter Footing Depths: I'I'Iin, 24 Rhes below krueSt adjacent grade coeifnient of Fran: 0-30 Mat Slab (Optio"): ,rein. 12 irbahes with thickened a (+ 6 ind des) with no. 5 bas 1@ 17 o c. each ", WR and bob= W Expaa Nan-ExlperWrm teach Sands SLAMte Content Negligible gliding Pad Removals- min- 2 ft, wwvxcavaWn. w1h 2 trio erne pe. Sandy SoA Max. pentyl- 1124 pd @ 13.0 %Capt. mature SeiWing Slab: Concrete stabs cast against properly mnpacted fill materials shall be a minimum of 5 inches Ufx* (acts) and minforoed with No. 4 mbar at 12 inches on canter in birth directions, laml all ftxAngs to slabs wfth No. 4 tars at 24 imhes on canter. Concrete building stalks shad be urtdertatin by 2" rUsn sartd, wWerI; i by a min. 16 mit Vkk rrmolshme beat ". wd h all Iape sealed, umkuiain by 4*t of %4ach grave] (capillary br+ ak). Site Cess Definition (Table 1613,5.2) D WhWped Spectral Rasperose om*rAion at 0,2s IPedod, S. 1,760 g Mapped Speaa] ReWnse AD 4eration at is Per►od, S, 0,6479 Wrt P 0Mf 1 ad 02 Pude Fa 1,0 Long Perood She Coeffident at 1s Period, F, 1.511E Adjusted Spedral response A*wWaition al Us Period, S., 1.7509 Adp,sted gyral RespomeAccelendke at is Pte, Sims 0-970 g i D"n Spectral Respon a Awelwaitn at 0.29 Permed, St;, 1 r1W Waign. pectal Response Arnot ation at is Period. ,,, 4.647r g PC,Am- 4.?i g d OEM* AEAST 5ALBOA BLVD,� � 000 1\1 F ROVIVE SANDBA AT ' PROM T'r UNM FOR ER0.5ior4 CODWROL fvt NBW,, TYr AL h i r C X0.001T 'FL.AIALLE—YA"'�5F. 5HEET 51 FOR 5HORIN6 PLAN SHWT PIREOWW S SITE' IN 1 TIMS FLOOR PLANS 5 FROG FLOOD SNS 4 55C+T10N5 AKD ELEVATIONS ARZATEC TUBAL DETAILS 6 AACHITECMPRAL VETAILS SM STRUGTURAL NOT155 2 STRUGTURAL DETAILS sa 5TmiGrP.AL DETAIL. i VPGIRT COWR V.,TIO NOTES T24 TiTLI! 24 DER&Y FMw5 PWJWT "e RYAK AV MZ44ELLE 5245 EIA LO14 LA MIRA17A, CALIFCRMA 140M PR04WT AR-CHITWT EM4MY KALKER NSVMT EVACK OAUfiDWA 42658 ,+SLI R€ZAE1, CZ 11404 IWNU 5LVD, WITE A TUST#, GA1rIFMIA 42716 44 1 .466 .4944 PROJWT SOILS E"INEM EGA CZMAJOrANTS, IW,. Sit MONTe VISTA AVENZ C4 TA HZ5A CALIFORNIA 42821 444, d . 4904 PESCRIPTION REMDEL ANIV ALVITIOM TO M EXPSTIN$ OLPL♦E,X WILPINS - RZIAPM OF A SEND nooR ewmooH ANP 5A'tH OM, *10 AWINS A COVERED 55C40ND STORY VSK THO SeW=M6 AND A 1I5ATwxx)K AW A FiEiA( EXTMOR STAR TO A r 1� VWK SSESS'a PARCEL CEL NA4DM OCO PAW.,'rt AM CSG `I0% Type is, Nowsrmw4 C.OMM"rOTION S4N-L ISE PM TIM 2016 =Tk** OF THE , t"G, 0Z, M; QFC., 2016 MCW AND l•OCAIL GOD S OT c� FV-01*0 REBIVENCE 2,rMhO 5F 2 may .bo 5F .776DO 5 4018-'5 F= &ARA6E W6,00 SF WTAL AREA 2,15000 5F 5,047.15 5F 266.5 5F LOT SIZE Z461bDo 6 5ULDABLS AREA I,7750-60 5F X 2 = 5,90,60 5r- AREA 1=A A it ASE x 4.5-M 2.100bO 5P 2&6.55 r5F OFEN SPAVE = 266 9F W-CUREP, 210 5F PROVIDED PROJECT .114FORM ATI ON C&HT CERTIFICATION 15 RZO)IRM FOR TOP OF DECK 6UARDIRAIL AND ROOF RIDGE - * MAXWVE E5TAE311-15HM GRADE E5TABL I5HM GRADE 16 '�q. 4' CIH 1 h&'W') LC" THE TOP OF EX15TIN6 FIRST FLOOR 5LAB U5ED A5 ELEVATION 100.00' D TU THEREFORE. MAXHEICHT AOULD BE ABOVE THE EX15TIN& FIN15HED H 5T FLOOR 5LA MAX00H5T ZUGT10N FfEI&HT Of TH15 FROX T ABOVE E5TABLISHED 6RADE TO BE 23.54' E5TAL L15W GRADE. �60RNER6 FOR E5TADL I5HD 6RADE ARE 01RaEi- Ohl THE 51TE PLAN Wee z Aw4" rX CID CV .«a 0 .ter �.i CIS cc Cd T4;.co ~ 44-9 MWMW OVA/19L � D 19457 hzi - NG7 YALID UNLnS StGNEQ IN RD PILO No. T { e � r ' I titi+ CID CV CIS Cd 44-9 co to t CV P-4 Q) Z qqt MWMW OVA/19L � D 19457 hzi - NG7 YALID UNLnS StGNEQ IN RD PILO No. T { e � r ' I titi+ I i. #10O4D IiI . iTiA+VDH6� TIME MYALL A14D fQCTPI$ TO R15•'NN P+MGT ib! S Wr OP 0vVkCKCAVATM + EROSION CONTKOL NOTES TIJH� G•�GK1.�ar �rIOFI LGrri9 ACRE . 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ReCO MAYBE NOW AT TF9 SME D15 AARON OF TtE CgY K, TOR IF OTHER WDSM 2 9065 9k ' C{ : rte" + GOHrR0l_LW G AO r" 46 SECTION B -B GRAM!, BAG LAYOLff Chy of Niwpmt ffimob COP Inbanoian & Re "A ements - iWe 14 011+4 trgoptRly EXCAVATION NOTA &IIL0914G MNAO MEA ffOALL BEE &MW_" 1IA7W AT l EA6T 2-6 BE JM eWNS OUM QIP Ar LWT 2--V BEM 1" GRAN ORA MNHN of fOOT 9F ?Rora&W fr0ill+lpAj%K rLM MM kjW QF �A1rA710hE, v . EROSION & SEDIMENT CONTROL NOT VALiEl UHI.FSS SFONED IN RE 1) 7A; CONSTRUCTION NOTA 1.I FELE NP, a ALL BMPS OiAU BE lK AaA*=VZe WN K=ft Pollft FR4W T4 CALFOIR41A 57M ANATM � " . �.-G1 C1T Ca�RAY� B!�6 ®ROF�OII f]kTI�OL AL�NG:'RGPs:RTY 5 �7r..EPT �xIv1G' APMWArl. TK &W SAO }p40VX' N 24' NZ AV 10" HISH fdtAWKN MR MAIL WOMM AND ;P1 AenenemmFr+wGTS I A 40.A 020TX*T tAWARY N&M MMNWW NWA 11 J"4010A <& P.M SW PAM T 41 i'" 44 . GGMMCt KA=%0,L5 STOR,AEE Arch IN A="" PM SW FACTS SMi et 8 Vw -t No $G&P N& 1'WJ. W ROOK PIR015::f 1N •LAM \ i co RI --I co 4L b"� 1E o cu NOT VALiEl UHI.FSS SFONED IN RE 1) 7A; CONSTRUCTION NOTA 1.I FELE NP, a ALL BMPS OiAU BE lK AaA*=VZe WN K=ft Pollft FR4W T4 CALFOIR41A 57M ANATM � " . �.-G1 C1T Ca�RAY� B!�6 ®ROF�OII f]kTI�OL AL�NG:'RGPs:RTY 5 �7r..EPT �xIv1G' APMWArl. TK &W SAO }p40VX' N 24' NZ AV 10" HISH fdtAWKN MR MAIL WOMM AND ;P1 AenenemmFr+wGTS I A 40.A 020TX*T tAWARY N&M MMNWW NWA 11 J"4010A <& P.M SW PAM T 41 i'" 44 . GGMMCt KA=%0,L5 STOR,AEE Arch IN A="" PM SW FACTS SMi et 8 Vw -t No $G&P N& 1'WJ. W ROOK PIR015::f 1N •LAM \ i .} OPEN SPACE REOUIREMENT BUILDABLE X 15 1150,50 5F X 15% 261.1.2 5 FRIDE I*75.14 + 47.1 + 41.1 = 210.54 5F A. . 'R 12,E —f Ilk 5ECOND FLOOR 5GUARE FOOTAGE EXHIBIT SCALE: J!4" c €`-?" f � 1-6 1/2 1p Y a FIRST FLOOR S U Rrz FOOTACvE EXHIBIT 50ALE 2 1/4" s I, --o„ N N X-1 L 4-4 cc .FEW rclr 04 r4 co cd V TE 12,20JI FILE W. > Ert cc rclr Ln cd co Lo Q cc �2 V TE 12,20JI FILE W. > Ert MOT VAL10 VNLE6S S14,NEG IN RED DAT -W.17 FILE NO.- 0 J •�--� T� > H r co y} W w _co V . i� co MOT VAL10 VNLE6S S14,NEG IN RED DAT -W.17 FILE NO.- J T� co y} W w _co i� co }' L MOT VAL10 VNLE6S S14,NEG IN RED DAT -W.17 FILE NO.- IY41NE20H E MARK SIZE TYFE REMARKS I W36 I'IORtt SLom BYRM - TEMMMM B +305 HML Wpm 1159RESS - TE4F5Rfv FffNff5TRATT*6 MJST RAVE TD4k)KAW ANO PERKkNEKT LAiELS h11NKv U r-AcT4R n 0.32, MIMM LM 5496 YALUE 3,025 =I C+ML.E MARK SIZE Tyn REMARK5 I 51-& x 61-01 SCOZONTAL SLOM TDv GLA�r` 2 21-e x 6'-0' 5INkE LITE FR04CH TDFJ SLA55 3 V-00 X 6'-6' HMIZONTAL SL M TEW, &A% 4 61-V GORE P L cd •! 5 ..yy'_6'" ' " x i 6-S' �S�OyLIID RXID GC PANML 1� 6 `- ' V-13" WL19 CAM FANM 1 2w x 0.80 S01AV COU PAN& 1 54' X 6'4' RXIZONTAL 9L]MR TRAT10N5 K15T }NAIVE TEMPORAW AND FIVOWIniT LAEEE S Mbl Kk4 U WTOR = 0.32, M'1€NHM 59X VALIX z 0.25 2 SAfErY GLAZI#9 TO BE ET04 MARK517 (TYP} OPEN SPACE RZOW 14 X 24 » Mb X 15 � 266.40 5F REOV OPEN AREA 115,14+ 41.1�47.1R210.54 5FP OAVE SQUARE FOOTA6E ADDITION CALCULATION 1156.50 + 1156,50 # 508.00 = 2150W 5F X I T I N6) 11. 1.10 = 5056.55 F MAXIMUM 1155,35 + 1155.53 + 214.15 + 4q4.51 = 3044,01 PROF0 E ) TNO STAY I MEMO . �... 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