HomeMy WebLinkAbout20200213_ZA_Staff Report03/13/2018
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
February 13, 2020
Agenda Item No. 5
SUBJECT:Fox Duplex (PA2019-243)
x Coastal Development Permit No. CD2019-061
SITE LOCATION:494, 496, and 498 Seaward Road
APPLICANT:Marilyn Fox
OWNER:Marilyn Fox
PLANNER:David S. Lee, Associate Planner
949-644-3225, dlee@newportbeachca.gov
LAND USE AND ZONING
x General Plan:RM (Multiple Residential)
x Zoning District:RM-6000 (Multiple Residential)
x Coastal Land Use Category: RM-D (Multiple Unit Residential) – (20.0-29.9 DU/AC)
x Coastal Zoning District:RM-6000 (Multiple Residential)
PROJECT SUMMARY
A request for a coastal development permit for the demolition of an existing triplex and the
construction of a new 4,587-square-foot duplex and two attached two-car garages totaling
800 square feet.The proposed development also includes additional appurtenances such
as walls, fences, patios, hardscape, drainage devices, and landscaping. The project
complies with all applicable development standards and 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 15303 under Class 3 (New Construction or Conversion of Small
Structures) of the CEQA Guidelines, because it has no potential to have
a significant effect on the environment; and
3)Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2019-061 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
x The subject property is located in the RM-6000 Coastal Zoning District, which
provides for multiple-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.
x The proposed project will result in the reduction of one housing unit on the subject
property. The CDP application was deemed complete on December 9, 2019. The
property is therefore not subject to the provisions of Senate Bill 330, which became
effective on January 1, 2020.
x The property currently consists of one legal lot developed with an existing triplex. The
neighborhood is predominantly developed with one- and two- story, single family
residences, duplexes and triplexes. The proposed design, bulk, and scale of the
development is consistent with the existing neighborhood pattern of development.
x The proposed duplex and accessory structures conform to all applicable
development standards, including floor area limit, setbacks, height, and off-street
parking as evidenced by the project plans and illustrated in Table 1 below.
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front (Morning Canyon) 12 feet 12 feet
Front (Seaward) 5 feet 5 feet
Side 6 feet 6 feet
Side 6 feet 6 feet
Maximum Site Coverage 60% 57%
Parking (min.)2 in garage, 2 covered 4 in garage
Height (max.)28 feet flat roof
33 feet sloped roof
27 feet 10 inches to sloped
roof
Hazards
x The development is located on an inland property in a developed area
approximately 2,000 feet from the beach. The finished floor elevation of the first
floor of the proposed structure is 104.3 feet based on the North American Vertical
Datum of 1988 (NAVD88), which complies with the minimum 9.0-foot (NAVD88)
elevation standard for new structures. The identified distances from the coastal
hazard areas coupled with the 104.3-foot NAVD88 finish floor elevation will help to
ensure the project is reasonably safe for the economic life of the structure.
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x 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.
Water Quality
x The property is located approximately 2,000 feet of coastal waters. A Construction
Erosion Control Plan was provided to implement temporary Best Management
Practices (BMPs) during construction to minimize erosion and sedimentation and to
minimize pollution of runoff and coastal waters derived by construction chemicals
and materials. The project design also addresses water quality through the inclusion
of a post-construction drainage system that includes drainage and percolation
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 and Views
x The project site is not located adjacent to a coastal view road, public access way, or
coastal viewpoint as identified in the Coastal Land Use Plan. The nearest coastal
viewpoint is at Corona del Mar State Beach and is not visible from the site. The
proposed single-family residence complies with all applicable Local Coastal Program
(LCP) development standards and maintains a building envelope consistent with the
existing neighborhood pattern of development. Additionally, the project does not
contain any unique features that could degrade the visual quality of the coastal zone.
x The project site is not located between the nearest public road and the sea or
shoreline. Implementation Plan Section 21.30A.040 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 triplex with a new 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. Furthermore, the project is designed and sited
(appropriate height, setbacks, etc.) so as not to block or impede existing public
access opportunities.
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
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potential to have a significant effect on the environment. The Class 3 exemption includes
the construction of limited numbers of new, small structures, including a duplex. The
proposed project is a new duplex located in the RM-6000 Coastal Zoning District which
allows single family homes, duplexes and triplexes on the subject property.
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.
Prepared by:
___________________________
David S. Lee, Assistant Planner
GR/dl
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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03/13/2018
Attachment No. ZA 1
Draft Resolution
5
05-14-19
RESOLUTION NO. ZA2020-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2019-061 TO DEMOLISH AN
EXISTING TWO-STORY TRIPLEX AND CONSTRUCT A NEW
TWO-STORY DUPLEX AND TWO ATTACHED TWO-CAR
GARAGES LOCATED AT 494, 496, AND 498 SEAWARD ROAD
(PA2019-243)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Marilyn Fox, with respect to property located at 494, 496, and
498 Seaward Road, requesting approval of a coastal development permit.
2. The lot at 494, 496, and 498 Seaward Road is legally described as Lot 14 of Tract 2758.
3. The applicant proposes the demolition of an existing triplex and the construction of a new
4,587-square-foot duplex and two attached two-car garages totaling 800 square feet. The
proposed development also includes additional appurtenances such as walls, fences,
patios, hardscape, drainage devices, and landscaping. The project complies with all
applicable development standards and no deviations are requested.
4. The subject property is designated Multiple Residential (RM) by the General Plan Land
Use Element and is located within the Multiple Residential (RM-6000) Zoning District.
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Multiple Unit Residential (RM-D) – (20.0 – 29.9 DU/AC) and it is located within
the Multiple Residential (RM-6000) Coastal Zone District.
6. The proposed project will result in the reduction of one housing unit on the subject
property and is subject to a CDP. The CDP application was deemed complete on
December 9, 2019. The property is therefore not subject to the provisions of Senate Bill
330, which became effective on January 1, 2020.
7. A public hearing was held on February 13, 2020, 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 (CEQA) under Class 3 (New Construction or
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Conversion of Small Structures), because it has no potential to have a significant effect
on the environment.
2. Class 3 exempts the construction of limited numbers of new, small structures, including
a duplex. The proposed project is a new duplex located in the RM-6000 Coastal Zoning
District.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within
a state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
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:
1. The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The General Plan allows for a maximum density of three units on the subject
property and the proposed project is for a duplex.
b. The maximum site coverage allowed is 60 percent and the proposed residence is
57 percent (including eaves).
c. The proposed development provides the minimum required setbacks, which are 12
feet along the property line abutting Morning Canyon Road, 5 feet along the
property line abutting Seaward Road, 6 feet along the side opposite of Seaward
Road, and 6 feet along the rear property line opposite of Morning Canyon Road.
d. The highest guardrail is less than 24 feet from established grade (104.2 feet
NAVD88) and the highest ridge is no more than 29 feet from established grade,
which comply with the maximum height requirements.
e. The project includes garage parking for a total of four vehicles within two two-car
garages, complying with the minimum four-car parking requirement for duplexes.
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2. The neighborhood is predominantly developed with one- and two-story, single family
residences, duplexes and triplexes. The proposed design, bulk, and scale of the
development is consistent with the existing neighborhood pattern of development.
3. The development is located on an inland property in a developed area approximately
2,000 feet from the beach. The finished floor elevation of the first floor of the proposed
structure is 104.3 feet based on the North American Vertical Datum of 1988 (NAVD88),
which complies with the minimum 9.0-foot (NAVD88) elevation standard for new
structures. The identified distances from the coastal hazard areas coupled with the
104.3-foot NAVD88 finish floor elevation will help to ensure the project is reasonably
safe for the economic life of the structure.
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. The property is located approximately 2,000 feet of coastal waters. A Construction Erosion
Control Plan was provided to implement temporary Best Management Practices (BMPs)
during construction to minimize erosion and sedimentation and to minimize pollution of
runoff and coastal waters derived by construction chemicals and materials. The project
design also addresses water quality through the inclusion of a post-construction drainage
system that includes drainage and percolation 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.
6. Proposed landscaping complies with Implementation Plan Section 21.30.075. 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.
7. The project site is not located adjacent to a coastal view road, public access way, or coastal
viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is at
Corona del Mar State Beach and is not visible from the site. The proposed single-family
residence complies with all applicable Local Coastal Program (LCP) development
standards and maintains a building envelope consistent with the existing neighborhood
pattern of development. Additionally, the project does not contain any unique features that
could degrade the visual quality of the coastal zone.
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 .
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Fact in Support of Finding:
1. The project site is not located between the nearest public road and the sea or shoreline.
Implementation Plan Section 21.30A.040 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 triplex with a new
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.
Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so as
not to block or impede existing public access opportunities.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this Project is
categorically 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, Division 6, Chapter 3, because
it has no potential to have a significant effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2019-061, subject to the conditions set forth in Exhibit “A,”
which is attached hereto and incorporated by reference.
3. 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. The project site is
not located within the appeal area of the coastal zone; therefore, final action by the City
may not be appealed to the California Coastal Commission.
PASSED, APPROVED, AND ADOPTED THIS 13TH DAY OF FEBRUARY, 2020.
_____________________________________
Jaime Murillo, Zoning Administrator
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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. No demolition or construction materials shall be stored on
public property.
3. 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.
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.
4. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall
be implemented prior to and throughout the duration of construction activity as
designated in the Construction Erosion Control Plan.
5. 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.
6. 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.
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7. 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.
8. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
9. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
10. 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.
11. 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.
12. Prior to the issuance of building permits, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to the review and approval by the Building
Division.
13. Prior to the issuance of building permits, the applicant shall submit a final drainage and
grading plan. The plan shall be subject to the review and approval by the Building
Division.
14. Prior to issuance of a building permit, a copy of the Resolution, including conditions of
approval Exhibit “A” shall be incorporated into the Building Division and field sets of
plans.
15. Prior to issuance of a building permit, the applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the Coastal
Development file. The plans shall be identical to those approved by all City departments
for building permit issuance. The 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 Coastal Development Permit.
16. Prior to the issuance of building permits, the applicant shall submit a final landscape and
irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive
plant species and water efficient irrigation design. The plans shall be approved by the
Planning Division.
17. 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. All irrigation systems shall
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be kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
18. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
19. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the co nditions of this approval by the current
property owner or agent.
20. This Coastal Development Permit No. CD2019-061 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.
21. 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 Fox Duplex including, but not limited to, Coastal Development Permit No.
CD2019-061 (PA2019-243). 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.
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03/13/2018
Attachment No. ZA 2
Vicinity Map
13
03/13/2018
VICINITY MAP
Coastal Development Permit No. CD2019-061
PA2019-243
494, 496, 498 Seaward Road
Subject Property
14
03/13/2018
Attachment No. ZA 3
Project Plans
15
TITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE12 / 04 / 2019XREF:FILE PATH:FOX DUPLEX494, 496, AND 498 SEAWARD RDCORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19SNEBETTAILOSRCE NAFOCORFILTC AFF NO. C10620REN.07-31-21IEERCADETR.RCIHOETCOASTAL DEVELOPMENT PERMIT 12/04/19TITLEA0.1SHEET16
RdM SURVEYING INC.RON MIEDEMA L.S. 465323010 LAKE FOREST DRIVE #409LAGUNA HILLS, CA 92653 949 858-2924 OFFICE 949 858-3438 FAXRDMSURVEYING@COX.NETADDRESS OF PROJECT:BENCH MARK:LEGAL DESCRIPTION:OWNER:TOPOGRAPHIC SURVEYJOB: DATE:NOTE: RECORD EASEMENTS ARE NOT PLOTTED IF ANYBUILDINGLOT LINEWM WATER METERF.F. FINISH FLOORG.F. GARAGE FLOORCONC. CONCRETEF.S. FINISH SURFACEM.H. MAN-HOLEA.C.WALLDESCRIPTIONT.G. TOP-GRATESURVEYOR OR ENGINEER SHALL PERMANENTLYMONUMENT PROPERTY CORNERS OR OFFSETSBEFORE STARTING GRADING.LEGENDASPHALTBRICK0SCALE: 1"=8’816NORTH N80%%d53’15"E 42.57 N9%%d09’33"E 73.82 N73%%d22’39"W 73.66 D=25%%d44’06" R=175.00 L=78.60 N9%%d06’45"W 8.10 D=90
%
%d00’00" R=18.00 L=28.27 102.60 102.08 102.2DIRT 101.7 101.4 101.2 TREE 100.9 105.7TW 102.0DIRT GM GM GM TREE 98.32 98.13TC 97.70FL 98.37 100.15 100.00CHIS’ ’ 99.59FL 100.19 SEWER MH 101.53LID 102.15 102.25TC 101.87FL WM 102.49 103.75FS TREE 105.7 105.7 105.7 105.7 105.7TW 105.4FS 105.43GF 105.43GF 105.63GF 106.23 106.54TC 106.07FL 106.51 105.6FL TREE TREE TREE TREE 107.59 107.38TC 106.92FL ST. LIGHT ST. LIGHT BOX 107.81 107.74TC 107.29FL 108.62 108.10 106.3 106.3 106.5 106.4 106.0 105.9 105.8 105.8 107.38TC 106.94FL 107.50 TREE 107.30TC 106.90FL 107.52 TREE 107.50 105.70 105.03 105.12 106.91DECK LIGHT 106.85FF 106.87DECK 104.35 103.86 103.78 103.32 LIGHT 106.83DECK 102.83 107.81 107.72 105.7TW 102.9NG 106.12FF 106.4TW 105.75FS MORNING CYN. SEAWARD ROAD RESIDENCES 2 STORY RESIDENCES RESIDENCES SHED CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC. CONC. CONC. CONC. CONC. CONC. CONC. AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC CONC. 43-47 10/9/2006; UPDATED 3/13/19LOT 14, TR. 2758494, 496 & 498 SEAWARD ROADCORONA DEL MAR, CALIFORNIA 105 25.0 ROLLED CURB 2.05.025.0GBMarilyn Fox980 Via MiradaMonterey, CA 93940Chisled Square on top of curb,Morning Canyon, at p.l. prod.Elevation = 100.00 Assumed DatumFD LEAD AND TAG L.S. 3212FD. 1" IRON PIPE AND TAG L.S. 2312FD. 2" IRON PIPE AND TAG L.S. 2312MONUMENT LEGEND: CONC. L&T L.S. 3212 CONC. CONC. CONC. RONMIEDEMANO. 4653EXP. 9/30/19 L I C E N S E D L A N D S U R V E Y O R S T A T E O F C A L I F O R N I A 17
TITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE12 / 04 / 2019 XREF:FILE PATH:FOX DUPLEX494, 496, AND 498 SEAWARD RDCORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19SNEBETTAILOSRCE NAFOCORFILTC AFF NO. C10620REN.07-31-21IEERCADETR.RCIHOETCOASTAL DEVELOPMENT PERMIT 12/04/19EXISTING SITEA1.1PLAN SURVEYEXISTING SITE PLAN SURVEY 1SCALE1/4" = 1'-0"PROJECTNORTHKEYNOTES18
12346671234567TITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE12 / 04 / 2019 XREF:FILE PATH:FOX DUPLEX494, 496, AND 498 SEAWARD RDCORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19SNEBETTAILOSRCE NAFOCORFILTC AFF NO. C10620REN.07-31-21IEERCADETR.RCIHOETCOASTAL DEVELOPMENT PERMIT 12/04/19DEMOLITIONA1.2SITE PLANDEMOLITION SITE PLAN1SCALE1/4" = 1'-0"PROJECTNORTHKEYNOTES19
20
TITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE12 / 04 / 2019 XREF:FILE PATH:FOX DUPLEX494, 496, AND 498 SEAWARD RDCORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19SNEBETTAILOSRCE NAFOCORFILTC AFF NO. C10620REN.07-31-21IEERCADETR.RCIHOETCOASTAL DEVELOPMENT PERMIT 12/04/19ZONINGA1.4PLANSSITE GRADE AND HEIGHT DETERMINATION1SCALE1/4" = 1'-0"PROJECTNORTHNOTESSITEPLANOPEN SPACE AREA CALCULATION2SCALE1/4" = 1'-0"PROJECTNORTHPERMEABLE AND LANDSCAPE AREA CALCULATION3SCALE1/4" = 1'-0"PROJECTNORTH21
4A15A13A12A11A16A17A18A19A110A111A112A134567891011121314151612101102103105104109108110113112111106107TITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE12 / 04 / 2019 XREF:FILE PATH:FOX DUPLEX494, 496, AND 498 SEAWARD RDCORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19SNEBETTAILOSRCE NAFOCORFILTC AFF NO. C10620REN.07-31-21IEERCADETR.RCIHOETCOASTAL DEVELOPMENT PERMIT 12/04/19FIRSTA2.1FLOOR PLANFIRST FLOOR PLAN1SCALE1/4" = 1'-0"PROJECTNORTH12KEYNOTES22
4A15A13A12A11A16A17A18A19A110A111A112A1181921173736353433323027262823242520223839404142434445464748492931201215205203202204206207208209210211212213214TITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE12 / 04 / 2019 XREF:FILE PATH:FOX DUPLEX494, 496, AND 498 SEAWARD RDCORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19SNEBETTAILOSRCE NAFOCORFILTC AFFNO. C10620REN.07-31-21IEERCADETR.RCIHOETCOASTAL DEVELOPMENT PERMIT 12/04/19SECONDA2.2FLOOR PLANSECOND FLOOR PLAN1SCALE1/4" = 1'-0"PROJECTNORTHKEYNOTES23
4A15A13A12A11A16A17A18A19A110A111A112A1TITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE12 / 04 / 2019 XREF:FILE PATH:FOX DUPLEX494, 496, AND 498 SEAWARD RDCORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19SNEBETTAILOSRCE NAFOCORFILTC AFFNO. C10620REN.07-31-21IEERCADETR.RCIHOETCOASTAL DEVELOPMENT PERMIT 12/04/19ROOFA2.3PLANROOF PLAN1SCALE1/4" = 1'-0"PROJECTNORTHKEYNOTES24
108111258123460'-0"FINISH FLOOR11'-2"FINISH FLOOR0'-0"FINISH FLOOR11'-2"FINISH FLOOR26'-1"T.O.ROOF22'-4"T.O.PARAPET27'-8"T.O.ROOF(104.3 FF)(104.3 FF)ESTABLISHED GRADE(104.2 FF)ELEV (130.3)21'-0"T.O.ROOFELEV (125.3)ELEV (132.0)ELEV (126.7)88256111073920'-0"FINISH FLOOR11'-2"FINISH FLOOR27'-8"T.O.ROOF22'-4"T.O.PARAPET1'-0"FINISH FLOOR11'-2"FINISH FLOOR22'-4"T.O.PARAPET27'-8"T.O.ROOF(105.3 FF)(104.3 FF)ESTABLISHED GRADE(104.2 FF)ELEV (132.0)ELEV (126.7)ELEV (132.0)ELEV (126.7)12345678910111213TITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE12 / 04 / 2019 XREF:FILE PATH:FOX DUPLEX494, 496, AND 498 SEAWARD RDCORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19SNEBETTAILOSRCE NAFOCORFILTC AFF NO. C10620REN.07-31-21IEERCADETR.RCIHOETCOASTAL DEVELOPMENT PERMIT 12/04/19FIRSTA3.1FLOOR PLANEAST (MORNING CANYON) ELEVATION1SCALE1/4" = 1'-0"PROJECTNORTHKEYNOTESSOUTH (SIDE YARD) ELEVATION2SCALE1/4" = 1'-0"PROJECTNORTH25
64312582101131'-0"FINISH FLOOR11'-2"FINISH FLOOR27'-8"T.O.ROOF22'-4"T.O.PARAPET1'-0"FINISH FLOOR11'-2"FINISH FLOOR18'-2"T.O.WINDOW26'-1"T.O.ROOF(105.3 FF)(105.3 FF)ESTABLISHED GRADE(104.2 FF)ELEV (132.0)ELEV (126.7)ELEV (130.3)21'-0"T.O.ROOFELEV (125.3)4334551212861110131'-0"FINISH FLOOR11'-2"FINISH FLOOR27'-8"T.O.ROOF18'-2"T.O.WINDOW0'-0"FINISH FLOOR11'-2"FINISH FLOOR18'-2"T.O.WINDOW27'-8"T.O.ROOF(105.3 FF)(104.3 FF)ESTABLISHED GRADE(104.1 FF)ELEV (132.0)26'-1"T.O.ROOFELEV (130.3)ELEV (132.0)12345678910111213TITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE12 / 04 / 2019 XREF:FILE PATH:FOX DUPLEX494, 496, AND 498 SEAWARD RDCORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19SNEBETTAILOSRCE NAFOCORFILTC AFF NO. C10620REN.07-31-21IEERCADETR.RCIHOETCOASTAL DEVELOPMENT PERMIT 12/04/19FIRSTA3.2FLOOR PLANWEST (REAR) ELEVATION1SCALE1/4" = 1'-0"PROJECTNORTHKEYNOTESNORTH (SEWARD RD) ELEVATION2SCALE1/4" = 1'-0"PROJECTNORTH26
0'-0"FINISH FLOOR11'-2"FINISH FLOOR22'-4"T.O.PARAPET1'-0"FINISH FLOOR11'-2"FINISH FLOOR22'-4"T.O.PARAPET0'-0"FINISH FLOOR11'-2"FINISH FLOOR22'-4"T.O.PARAPET1'-0"FINISH FLOOR11'-2"FINISH FLOOR22'-4"T.O.PARAPETTITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE12 / 04 / 2019 XREF:FILE PATH:FOX DUPLEX494, 496, AND 498 SEAWARD RDCORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19SNEBETTAILOSRCE NAFOCORFILTC AFFNO. C10620REN.07-31-21IEERCADETR.RCIHOETCOASTAL DEVELOPMENT PERMIT 12/04/19BUILDINGA4.1SECTIONSSECTION 11SCALE1/4" = 1'-0"PROJECTNORTHKEYNOTESSECTION 22SCALE1/4" = 1'-0"PROJECTNORTH27
0'-0"FINISH FLOOR11'-2"FINISH FLOOR1'-0"FINISH FLOOR11'-2"FINISH FLOOR0'-0"FINISH FLOOR11'-2"FINISH FLOOR1'-0"FINISH FLOOR11'-2"FINISH FLOORTITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE12 / 04 / 2019 XREF:FILE PATH:FOX DUPLEX494, 496, AND 498 SEAWARD RDCORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19SNEBETTAILOSRCE NAFOCORFILTC AFFNO. C10620REN.07-31-21IEERCADETR.RCIHOETCOASTAL DEVELOPMENT PERMIT 12/04/19BUILDINGA4.2SECTIONSSECTION 31SCALE1/4" = 1'-0"PROJECTNORTHKEYNOTESSECTION 42SCALE1/4" = 1'-0"PROJECTNORTH28
0'-0"FINISH FLOOR11'-2"FINISH FLOOR21'-1"T.O.ROOF0'-0"FINISH FLOOR11'-2"FINISH FLOOR22'-4"T.O.PARAPET27'-7"T.O.ROOF0'-0"FINISH FLOOR11'-2"FINISH FLOOR21'-1"T.O.ROOF0'-0"FINISH FLOOR11'-2"FINISH FLOOR22'-4"T.O.PARAPET27'-7"T.O.ROOFTITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE12 / 04 / 2019 XREF:FILE PATH:FOX DUPLEX494, 496, AND 498 SEAWARD RDCORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19SNEBETTAILOSRCE NAFOCORFILTC AFFNO. C10620REN.07-31-21IEERCADETR.RCIHOETCOASTAL DEVELOPMENT PERMIT 12/04/19BUILDINGA4.3SECTIONSSECTION 51SCALE1/4" = 1'-0"PROJECTNORTHKEYNOTESSECTION 62SCALE1/4" = 1'-0"PROJECTNORTH29
0'-0"FINISH FLOOR11'-2"FINISH FLOOR0'-0"FINISH FLOOR11'-2"FINISH FLOOR22'-4"T.O.PARAPET27'-7"T.O.ROOF21'-1"T.O.ROOF0'-0"FINISH FLOOR11'-2"FINISH FLOOR25'-10"T.O.ROOF0'-0"FINISH FLOOR11'-2"FINISH FLOOR22'-4"T.O.PARAPET27'-7"T.O.ROOFTITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE12 / 04 / 2019 XREF:FILE PATH:FOX DUPLEX494, 496, AND 498 SEAWARD RDCORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19SNEBETTAILOSRCE NAFOCORFILTC AFFNO. C10620REN.07-31-21IEERCADETR.RCIHOETCOASTAL DEVELOPMENT PERMIT 12/04/19BUILDINGA4.4SECTIONSSECTION 71SCALE1/4" = 1'-0"PROJECTNORTHKEYNOTESSECTION 82SCALE1/4" = 1'-0"PROJECTNORTH30
0'-0"FINISH FLOOR11'-2"FINISH FLOOR25'-10"T.O.ROOF0'-0"FINISH FLOOR11'-2"FINISH FLOOR22'-4"T.O.PARAPET27'-7"T.O.ROOF1'-0"FINISH FLOOR11'-2"FINISH FLOOR25'-10"T.O.ROOF1'-0"FINISH FLOOR11'-2"FINISH FLOOR22'-4"T.O.PARAPET27'-7"T.O.ROOFTITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE12 / 04 / 2019 XREF:FILE PATH:FOX DUPLEX494, 496, AND 498 SEAWARD RDCORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19SNEBETTAILOSRCE NAFOCORFILTC AFFNO. C10620REN.07-31-21IEERCADETR.RCIHOETCOASTAL DEVELOPMENT PERMIT 12/04/19BUILDINGA4.5SECTIONSSECTION 91SCALE1/4" = 1'-0"PROJECTNORTHKEYNOTESSECTION 102SCALE1/4" = 1'-0"PROJECTNORTH31
1'-0"FINISH FLOOR11'-2"FINISH FLOOR25'-10"T.O.ROOF1'-0"FINISH FLOOR11'-2"FINISH FLOOR22'-4"T.O.PARAPET27'-7"T.O.ROOF1'-0"FINISH FLOOR11'-2"FINISH FLOOR1'-0"FINISH FLOOR11'-2"FINISH FLOOR22'-4"T.O.PARAPET27'-7"T.O.ROOF21'-1"T.O.ROOFTITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE12 / 04 / 2019 XREF:FILE PATH:FOX DUPLEX494, 496, AND 498 SEAWARD RDCORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19SNEBETTAILOSRCE NAFOCORFILTC AFF NO. C10620REN.07-31-21IEERCADETR.RCIHOETCOASTAL DEVELOPMENT PERMIT 12/04/19BUILDINGA4.6SECTIONSSECTION 111SCALE1/4" = 1'-0"PROJECTNORTHKEYNOTESSECTION 122SCALE1/4" = 1'-0"PROJECTNORTH32