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HomeMy WebLinkAbout2.0_Cornerstone Securities Residential Addition_PA2012-027CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT June 7, 2012 Meeting Agenda Item 2 SUBJECT: Cornerstone Securities Residential Addition - (PA2012 -027) Variance Permit No. VA2012 -001 SITE LOCATION: 245 Evening Canyon Road APPLICANT: Daniel Kashani PLANNER: Makana Nova, Assistant Planner (949) 644 -3249, mnova @newportbeachca.gov PROJECT SUMMARY A request for a variance to allow a 2,000- square -foot addition to an existing 2,757 - square -foot nonconforming single - family residence. The structure is nonconforming because the existing residence encroaches between seven and 11 inches into the required 6 -foot southwesterly side yard setback. A variance is requested to allow a 73 percent addition and a second floor addition that would project into the southerly side yard setback, in -line with the existing nonconforming residence. The public notice included a request for a modification permit to allow two garage parking spaces and two driveway parking spaces where three garage spaces are required because the proposed gross floor area exceeds 4,000 square feet. However, this request has been withdrawn by the applicant and the plans have been modified to include three enclosed parking spaces, which complies with the Zoning Code parking requirement. RECOMMENDATION 1) Conduct a public hearing: and 2) Adopt Resolution No. _ approving Variance Permit No. VA2012 -001 (Attachment No. PC 1). The subject property is located within the Shore Cliff single - family neighborhood on Evening Canyon Road adjacent to Buck Gully. The neighborhood is characterized by single -story and two -story structures where the adjacent properties are currently single - story. The property is 11,033 square feet (approximately 0.25 acres) in area, and slopes downward from Evening Canyon Road into Buck Gully. The property is developed with a 2,757- square -foot single - family residence with decks adjacent to Buck Gully. Cornerstone Securities Residential Addition June 7, 2012 Page 2 VICINITY MAP qqj ebJ � I iRRCr6, 3 - d$ \ tv Q °. z, "' ca � Tb •� � p3 GENERAL PLAN ZONING i ♦ ♦ 3 t .No ♦ ♦ ♦ t b s i ,. ♦ as y pr1 i r xw w 1J i C x.awo n. c O a LOCATION GENERAL PLAN ZONING CURRENT USE ON -SITE RS -D (Single -Unit R -1 -6,000 (Single -Unit Single -unit residential Residential Detached Residential ) dwelling NORTH RS -D (Single -Unit R -1 -6,000 (Single -Unit Single -unit residential Residential Detached Residential dwellings SOUTH RS -D (Single -Unit R -1 -6,000 (Single -Unit Single -unit residential Residential Detached ) Res dentiall dwellings EAST RS -D (Single -Unit R -1 -6,000 (Single -Unit Single -unit residential Residential Detached Residential dwellings RS -D (Single -Unit Single -unit residential WEST Residential Detached R -1 (Single -Unit Residential) dwellings Cornerstone Securities Residential Addition June 7, 2012 Page 3 Project Description The proposed project includes a first floor addition of 460 square feet that will connect the detached garage with the residence. A third tandem parking space will also be added to the existing two -car garage. The project also includes a 1,540- square -foot second story addition that would project a maximum of 11 inches into the southwesterly side yard setback, in -line with the existing nonconforming residence. The second floor addition consists of a new master suite, bedroom, playroom, and a deck area that will face Buck Gully. The second story addition complies with the 24 -foot height limit for flat roof structures and the 29 -foot height limit for sloped roofs. Background On January 24, 1946, Ordinance No. 542 was adopted that annexed the land easterly of and adjacent to Corona Del Mar into the R -1 -B zoning district within the City of Newport Beach. The ordinance established side yard setbacks equal to 10 percent of the lot width, resulting in side yard setbacks between three feet and six feet throughout the tract. On May 2, 1946, the Shore Cliffs tract map was recorded that consisted of 142 single - family residential properties. The tract was developed by a single developer in the early 1950's with two -car attached garages. On June 26, 1953, building permits were finaled for the construction of a single - family dwelling and garage on the subject property with side yard setbacks ranging between five and six feet. On April 21, 1958, Ordinance No. 845 was adopted to update the development standards of the R -1 -B zone and identified 6 -foot side yard setbacks for this zone. Thus, many structures within Shore Cliff, including the subject property, are nonconforming because the Zoning Code currently requires 6 -foot side yard setbacks where the tract was developed with narrower side yards dependant on the lot width. On April 21, 2008, a 667- square -foot addition to the existing residence was permitted along with a new rotunda and deck. A provision of the R -1 -B zoning at this time allowed additions to be developed in -line with the existing structures. Adoption of the 2010 Zoning Code eliminated the provision allowing additions to be constructed in -line with existing nonconforming setbacks. Cornerstone Securities Residential Addition June 7, 2012 Page 4 General Plan /Coastal Land Use Plan /Zoning The site is designated RS -D (Single -Unit Residential Detached) by the General Plan Land Use Element and is located in the R -1 -6,000 (Single -Unit Residential) zoning district. The single - family residence is a permitted use under the General Plan land use designation and zoning district. The proposed addition requires the approval of a variance to comply with the development standards of the R -1 -6,000 zoning district. Additionally, the site is located within the RSD -A (Single -Unit Residential Detached) land use category of the Local Coastal Program, Coastal Land Use Plan. Since the proposed residence will not exceed 1.5 times the buildable area of the lot and provides the minimum two parking spaces, it is exempt from Coastal Commission review, unless called for review pursuant to the Categorical Exclusion Order. Variance A variance is a request to waive or modify certain standards when, because of special circumstances applicable to the property, including location, shape, size, surroundings, topography, or other physical features, the strict application of the development standards otherwise applicable to the property denies the property owner privileges enjoyed by other property owners in the vicinity and in the same zoning district. A variance can only be granted to maintain parity between the variance site and nearby properties in the same zoning district. To do otherwise would constitute a grant of special privileges that are inconsistent with the limitations upon other properties. Section 20.52.090.F (Variances, Findings and Decision) of the Zoning Code requires the Planning Commission to make the following findings before approving a variance to allow the structure to be constructed with a left side yard setback of 5 feet 1 inch, where a 6 -foot setback is required and to allow a 73 percent addition where the Code limits additions to nonconforming structures to 50 percent: A. That there are special or unique circumstances or conditions applicable to the subject property (e.g. location, shape, size, surrounding, topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical zoning classification. B. That strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification. C. That the granting of the Variance is necessary for the preservation and enjoyment of substantial property rights of the applicant. Cornerstone Securities Residential Addition June 7, 2012 Page 5 D. That the granting of the Variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district. E. That the granting of the Variance will not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood. F. Granting of the Variance will not be in conflict with the intent and purpose of this Section, this Zoning Code, the General Plan, or any applicable specific plan. The principal purpose of setback standards is to provide adequate separation of buildings for light, access and ventilation. A minimum 5 -foot 1 -inch setback will be provided where the existing nonconforming condition occurs. The existing lot and other lots in the subdivision were developed in the early 1950's with side yard setbacks that are less than the required six feet. The side yard setbacks for the R -1 -6,000 zoning designation were later changed to six feet. Under the provisions of the former Zoning Code, additions to non - conforming structures in the R -1 -6,000 zone were allowed to be constructed in -line with the existing structures. Numerous additions in the Shore Cliff community have been constructed under this standard. Research of the building permit and plan history for properties along Evening Canyon Drive is provided in Attachment No. PC 3. The research conducted demonstrates that: • Nine out of 32 (28 %) of the properties along this street have plans on file that confirm the existing structures have nonconforming side yard setbacks of less than 6 feet. • 11 out of 32 (34 %) of the properties do not have plan history available and were likely developed as a part of the original subdivision, that did not require 6 -foot side yard setbacks. • 12 out of 32 (38 %) of the properties have been significantly remodeled or redeveloped and plans on file demonstrate compliance with the 6 -foot side yard setbacks as required by the current Zoning Code. Other than the setback encroachment, the design meets the development standards for lot coverage, height, parking, residential design criteria, and the canyon development string line policy. The overall height of the proposed project does not exceed 24 feet. In order to comply with the six -foot side yard setback, additional framing and foundation elements would be necessary to properly support the addition. The walls and foundation below would need to be completely reconstructed or replaced, which would be a significant increase in the scope and cost of construction. Cornerstone Securities Residential Addition June 7, 2012 Page 6 Staff believes that these facts associated with the subject property support the required findings. The circumstances noted above limit the ability of the property owner to create a two -story home. Many properties in the Shore Cliff community are developed with single and two -story residences that maintain setbacks less than six feet. Thus, the subject property is deprived of a substantial property right afforded by R -1 -6,000 lots in the neighborhood. The Variance would not constitute a special privilege as it allows the property owner to maintain parity with the development of other lots in the vicinity. Adequate separation of the proposed addition from the adjoining property will be maintained consistent with the intent of the Zoning Code and the existing development in Shore Cliffs. The granting of the applicant's request is consistent with the intent of the General Plan and Zoning Code to provide a safe and livable community. Therefore, staff recommends Planning Commission approval based on the discussion and facts above and the recommended conditions of approval that have been incorporated into the attached resolution (Attachment No. PC1). Alternatives Staff believes that the findings for approval can be made for the proposed addition and the facts in support of the required findings are presented in the draft resolution (Attachment No. PC 1). The following alternatives are available to the Planning Commission: 1. The Planning Commission may suggest specific changes that are necessary to alleviate any concerns. If any additional requested changes are substantial, the item could be continued to a future meeting. Should the Planning Commission choose to do so, staff will return with a revised resolution incorporating new findings and /or conditions. 2. If the Planning Commission believes that there are insufficient facts to support the findings for approval, the Planning Commission may deny the application and provide facts in support of denial to be included in the attached draft resolution for denial (Attachment No. PC 2). Environmental Review The project is categorically exempt under Section 15305, of the California Environmental Quality Act (CEQA) Guidelines — New Construction or Conversion of Small Structures). The Class 3 exemption includes the construction of one single - family residence. The proposed development involves an addition to an existing single - family residence. Therefore, the proposed project qualifies for an exemption under Class 3. Cornerstone Securities Residential Addition June 7, 2012 Page 7 Public Notice /Correspondences Notice of this hearing was published in the Daily Pilot, mailed to property owners within 300 feet of the property and posted at the site a minimum of 10 days in advance of this hearing consistent with the Municipal Code. Additionally, the item appeared upon the agenda for this meeting, which was posted at City Hall and on the City website. Letters submitted by the public are provided as Attachment No. PC 4. One letter comes from the Shore Cliffs Property Owners Association stating their opposition to the project. The City has no requirement stating approval is contingent upon homeowner's association approval. Prepared by: Ma ana Ova Assistant Planner ATTACHMENTS Submitted by: PC 1 Draft Resolution for Approval with Findings and Conditions PC 2 Draft Resolution for Denial PC 3 Evening Canyon Drive Property Setback Information PC 4 Public Comments PC 5 Site Photos PC 6 Project Plans 12/21/11 , Deputy Director Attachment No. PC 1 Draft Resolution for Approval with Findings and Conditions RESOLUTION NO. ## ## A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING VARIANCE NO. VA2012 -001 FOR AN ADDITION TO A SINGLE - FAMILY RESIDENCE LOCATED AT 245 EVENING CANYON ROAD (PA2012 -027). THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Daniel Kashani representing the property owner, Cornerstone Securities, LLC, with respect to property located at 245 Evening Canyon Road, and legally described as Lot 132 of Tract 1116, in the City of Newport Beach, County of Orange, State of California, as per map recorded in book 36, pages 19 -20, inclusive of miscellaneous maps, in the office of the County Recorder of said County requesting approval of a variance. 2. The applicant requests a variance to allow a 2,000- square -foot addition to an existing 2,757- square -foot nonconforming single - family residence. The structure is nonconforming because the existing residence encroaches between seven and 11 inches into the required 6 -foot southwesterly side yard setback. A variance is requested to allow a 73 percent addition and a second floor addition that would project into the southerly side yard setback, in -line with the existing nonconforming residence. 3. The subject property is located within the R -1 -6,000 (Single -Unit Residential) Zoning District and the General Plan Land Use Element category is RS -D (Single -Unit Residential Detached). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD -A (Single -Unit Residential Detached). 5. A public hearing was held on May 3, 2012, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. At the May 3, 2012, Planning Commission Meeting, the Planning Commission took action to continue this item to the June 7, 2012, Planning Commission Meeting to comply with the noticing provisions of the NBMC. However, a public notice had already been mailed out for the May 17, 2012, Planning Commission Meeting. Therefore, at the May 17, 2012, meeting, the Planning Commission again continued the item to the June 7, 2012, Planning Commission meeting agenda. 6. A public hearing was held on June 7, 2012, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Planning Commission Resolution No. _ Paqe 2 of 9 Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The project is categorically exempt under Section 15305, of the California Environmental Quality Act (CEQA) Guidelines — New Construction or Converstion of Small Structures). 2. The Class 3 exemption includes the construction of one single - family residence. The proposed development involves an addition to an existing single - family residence. Therefore, the proposed project qualifies for an exemption under Class 3. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.090.E (Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of a variance are set forth: Finding: A. That there are special or unique circumstances or conditions applicable to the subject property (e.g. location, shape, size, surrounding, topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical zoning classification. Facts in Support of Finding: A -1. The existing lot is 55 feet in width and the current zoning code requires 6 -foot side yard setback areas. The lot was permitted to be developed with a single - family residence with a side yard setback equal to 10 percent of the lot width in 1952, consistent with the Zoning provisions at that time. Therefore, the structure is considered legal nonconforming. A -2. The property is adjacent to Buck Gully and is subject to primary and accessory structure development string lines which limit construction further down the slope and limits the depth of the developable area. Development further down the slope is limited and compliance with the setback requirements would require significant additional alterations at the entry level of the existing structure beyond the proposed scope of work. A -3. Strict application of the setback standard would not allow the exterior wall of the proposed addition to be supported by the existing building wall and foundation directly below. From a structural standpoint, additional framing and foundation elements would be necessary to properly support the addition in compliance with the required setbacks. The walls and foundation below would need to be completely reconstructed or replaced, which is a significant departure from the desired scope of construction. Additions and two -story construction are allowed on any R -1 -6,000 designated property by the Zoning Ordinance and approval of the Variance is necessary to Tmplt: 12/1512011 Planning Commission Resolution No. _ Page 3 of 9 preserve that right without significant added construction and cost to comply with the setback standard. Finding: B. That strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification. Facts in Support of Finding: B -1. The previous Zoning Code allowed properties within this zone to construct additions in -line with the existing structure by right. The current Zoning Code does not provide a provision that allows additions in -line with existing nonconforming structures that project into the side yard setback within the R -1 -6,000 zoning district. B -2. Strict application of the setback standard would not allow the exterior wall of the proposed addition to be supported by the existing building wall and foundation directly below. From a structural standpoint, additional framing and foundation elements would be necessary to properly support the addition in compliance with the required setbacks. The walls and foundation below would need to be completely reconstructed or replaced, which is a significant departure from the desired scope of construction. Additions and two -story construction are allowed on any R -1 -6,000 designated property by the Zoning Ordinance and approval of the Variance is necessary to preserve that right without significant added construction and cost to comply with the setback standard. Finding: C. That the granting of the Variance is necessary for the preservation and enjoyment of substantial property rights of the applicant. Facts in Support of Finding: C -1. Strict compliance with the side yard setback standard given the unique circumstances identified in the facts significantly limits the ability of the property owner to create a two -story home thereby depriving a substantial property right afforded by other R -1- 6,000 lots in the Shore Cliffs Community. Finding: D. That the granting of the Variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district. Facts in Support of Finding: D -1. The granting of the Variance would not constitute a special privilege inconsistent with the limitations upon other properties zoned R -1 -6,000 as it allows the property owner Tmplt: 12/1512011 Planning Commission Resolution No. _ Page4of9 to maintain equity with other homes in Shore Cliffs where additions have occurred. The proposed project is consistent with historic development in the neighborhood. Neighboring homes in Shore Cliffs are non - conforming and many were allowed additions in -line with non - conforming setbacks pursuant to previous Zoning Code. D -2. The granting of the Variance does not relieve the requirement to obtain required Building Permits and any corrective work deemed necessary by the Building Official. Finding: E. That the granting of the Variance will not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood. Facts in Support of Finding: E -1. The abutting properties are developed with single -story residences and the proposed addition does not have large windows that directly face the homes on either side, and therefore, privacy will not be compromised. E -2. The design does not significantly affect air and solar access. The proposed addition is approximately 24 feet high at its highest point. The height complies with the 24 -foot height limit for flat roof structures and is well below the 29 -foot height limit for sloped rooflines. E -3. The overall design, based upon the proposed plans, meets residential design criteria provided within Section 20.48.180.B.2 (Design Criteria) by avoiding long unarticulated walls, providing architectural treatment of all elevations, and emphasizing the entry and window elements at the front fagade. E -4. The approval of this Variance is conditioned such that the applicant is required to obtain all necessary permits in accordance with the Building Code and other applicable Codes. Finding: F. Granting of the Variance will not be in conflict with the intent and purpose of this Section, this Zoning Code, the General Plan, or any applicable specific plan. Facts in Support of Finding: F -1. The principal purpose of setback standards is to provide adequate separation of buildings for light, access and ventilation. The existing building provides 5 -foot and 6- foot setbacks at the side property lines. Approval of the Variance will not diminish this setback area as the addition is on the second floor. Abutting residences also provide 5 -foot side yard setback areas; therefore, there will be 10 feet separating the project Tmplt: 12/1512011 Planning Commission Resolution No. _ Paqe 5 of 9 and abutting buildings. Adequate separation of the proposed addition from these adjoining properties will be maintained consistent with the intent of the Zoning Code. F -2. The subject property is designated by the Land Use Element of the General Plan RS- D (Single -Unit Residential, Detached) and allows detached single - family dwellings. Approval of the Variance will not affect density or intensity of uses. F -3. The subject property is zoned R -1 -6,000 (Single -Unit Residential), which provides single - family residential uses and approval of the Variance will not affect density or intensity of uses. F -4. The subject property is not located within a specific plan area. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Variance No. VA2012 -001, 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 fourteen days after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS V' DAY OF JUNE, 2012. AYES: NOES: ABSTAIN: ABSENT: BY: Michael Toerge, Chairman I_.ya Fred Ameri, Secretary Tmplt: 12/1512011 Planning Commission Resolution No. _ Paqe 6 of 9 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING 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. Variance No. VA2012 -001 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.91.050 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. 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 Variance. 5. This Variance may be modified or revoked by the City Council or Planning Commission should they determine 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. 6. 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 Variance 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 Variance and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 7. 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 be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 8. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. Tmplt: 12/1512011 Planning Commission Resolution No. _ Paqe 7 of 9 9. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the property owner or agent. 10. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the Cornerstone Securities Residential Addition including, but not limited to, Variance No. VA2012 -001 (PA2012 -027). 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. Fire Department Conditions 11. New Buildings, alterations, and additions located in any Fire Hazard Severity Zone or any Wildland -Urban Interface Area shall comply with the provisions of C.B.C. Chapter 7, Section 704A, Ignition Resistant Construction. Construction requirements apply to all sides of the structure. 12. Any landscape on the side of the structure that is adjacent to wildland area shall meet fuel modification guidelines. Building Division Conditions 13. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City - adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 14. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise - generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise - generating construction activities are not allowed on Sundays or Holidays. Tmplt: 12/1512011 Planning Commission Resolution No. _ Paqe 8 of 9 Public Works Conditions 15. All improvements shall be constructed as required by Ordinance and the Public Works Department. 16. Reconstruct the existing broken and /or otherwise damaged concrete curb and gutter along the Evening Canyon Road frontage. 17. All existing private, non - standard improvements within the public right -of -way and /or extensions of private, non - standard improvements into the public right -of -way fronting the development site shall require an Encroachment Agreement which will require City Council approval (i.e. the short wall along the northerly property line and the decorative driveway approach). Otherwise, the property owner may choose to remove these private improvements through the Encroachment Permit process. 18. All proposed and existing landscaping within the Evening Canyon Road right -of -way shall be a maximum height of 36 inches with the exception of the area 12 inches from the face of curb, which shall have sod or other low growing landscaping to allow for ingress and egress of vehicle passengers. Plans show a 60 -inch box Parkinsonia Aculeata /Mexican Palo Verde) and a 24 -inch box Agave Americana (Century Plant 'Blue') in the front yard. This landscaping shall be relocated so that the trunks are completely on private property. 19. Per Council Policy L -6, the use of loose gravel is prohibited within the public right -of- way. 20. Per Chapter 13 of the City Municipal Code, the 24 -inch box Crepe Myrtle tree (mildew resistant variety i.e., Lagerstroemia or faurei hybrids 'Natchez') shall be planted along the Evening Canyon Road frontage. The plans shall identify exactly the species /size and location where the new street trees will be planted. Per the City Arborist, the applicant has the following options: a. Choose to redesign their landscaping to accommodate the required street tree, or b. Choose to keep the original design and pay for a street tree to be planted elsewhere in the City. 21. A new sewer cleanout shall be installed on the existing sewer lateral per STD -406 -L adjacent to the property line in the Evening Canyon Road public right -of -way. 22. An encroachment permit is required for all work activities within the public right -of -way. 23. In case of damage done to public improvements surrounding the development site by private construction, additional reconstruction within the public right -of -way could be required at the discretion of the Public Works Inspector. 24. All on -site drainage shall comply with the latest City Water Quality requirements. Tmplt: 12/1512011 Planning Commission Resolution No. _ Paqe 9 of 9 25. County Sanitation District fees shall be paid prior to the issuance of any building permits. Tmplt: 12/1512011 Attachment No. PC 2 Draft Resolution for Denial RESOLUTION NO. ## ## A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH DENYING VARIANCE NO. VA2012- 001 FOR PROPERTY LOCATED AT 245 EVENING CANYON ROAD (PA2012 -027) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Daniel Kashani representing Cornerstone Securities, LLC, with respect to property located at 245 Evening Canyon Road, and legally described as Lot 132 of Tract 1116, in the City of Newport Beach, County of Orange, State of California, as per map recorded in book 36, pages 19 -20, inclusive of miscellaneous maps, in the office of the County Recorder of said County requesting approval of a variance. 2. The applicant requests a variance to allow a 2,000- square -foot addition to an existing 2,757- square -foot nonconforming single - family residence. The structure is nonconforming because the existing residence encroaches between seven and 11 inches into the required 6 -foot southwesterly side yard setback. A variance is requested to allow a 73 percent addition and a second floor addition that would project into the southerly side yard setback, in -line with the existing nonconforming residence. 3. The subject property is located within the R -1 -6,000 (Single -Unit Residential) zoning district and the General Plan land use element category is RS -D (Single -Unit Residential Detached). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD -A (Single -Unit Residential Detached). 5. A public hearing was held on May 3, 2012, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. At the May 3, 2012, Planning Commission Meeting, the Planning Commission took action to continue this item to the June 7, 2012, Planning Commission Meeting to comply with the noticing provisions of the NBMC. However, a public notice had already been mailed out for the May 17, 2012, Planning Commission Meeting. Therefore, at the May 17, 2012, meeting, the Planning Commission again continued the item to the June 7, 2012, Planning Commission meeting agenda. 6. A public hearing was held on June 7, 2012, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. Planning Commission Resolution No. _ Paqe 2 of 3 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.18.030 (Residential Zoning Districts General Development Standards), a 6 -foot side yard setback is required for development on properties zoned R -1- 6,000. Therefore, the requested addition and existing structure that encroach up to a maximum of 11 inches into the 6 -foot side yard setback requires the approval of a variance. The Planning Commission may approve a variance only after making each of the required findings set forth in Section 20.52.090 (Variances). In this case, the Planning Commission was unable to make the required findings based upon the following: 1. The Planning Commission determined, in this case, that the proposed Variance for the addition to an existing single - family residence is not consistent with the legislative intent of Title 20 of the NBMC. The proposed project may prove detrimental to the community. 2. The design, location, size, and characteristics of the proposed project are not compatible with the single - family residences in the vicinity. The addition may result in negative impacts to residents in the vicinity and would not be compatible with the enjoyment of the nearby residential properties. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Variance No. VA2012 -001. 2. This action shall become final and effective fourteen days after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 7th DAY OF JUNE, 2012. AYES: NOES: ABSTAIN: Tmplt: 03/08111 Planning Commission Resolution No. _ Paqe 3 of 3 M FO-W Michael Toerge, Chairman Fred Ameri, Secretary Tmplt: 03/08111 Attachment No. PC 3 Evening Canyon Drive Property Setback Information 1 2 3 4 ■. ". 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 OW ►l:, 30 31 32 Evening Canyon Square Footage and Parking Analysis *9 of 32 or 28% of homes on this street are confirmed with nonconforming side yard setbacks * *An additional 11 of 32 or 34% of homes on this street are likely to have nonconforming setbacks due to the original tract development ** *The final 12 of 32 or 38% of homes on this street have been renovated or rebuilt with conforming 6 -foot side yard setbacks Sq Ft Garage Parking Side Yard Plan Check or Data Source 203 4,214 742 3 7 -ft 5 -in and 8 -ft 10 -in MD2651 207 5,943 790 3 8 -ft and 10 -sewer easement 1928 -2003 208 3,592 Ia County data 211 6,503 709 3 5 -ft 567 -86 212 4,604 954 4 6 -ft 451 -98 215 6,320 720 3 5 -ft 2339 -2006 216 2,088 400 2 5 -ft 1469 -80, County data 219 9,520 594 2 6 -ft 0772 -2002 220 2,404 420 2 1745 -97 223 5,543 725 3 6 -ft 1183 -82 224 4,177 1,355 4 6 -ft 1895 -2000 232 227 -233 3,123 6,161 3601 1,134 2 5 4 -ft at left side, ? 5 -ft 1101 -77, County data 1286 -2010 237 1,471 2 n/a County data 238 7,052 1,933 3 6 -ft 2655 -2007 241 3,031 418 2 5 -ft 1506 -98 242 1,673 2 n/a I County data 245 2,363 420 2 5 -ft and 6 -ft 3 -in (PA2012 -027) 248 5,054 767 3 6 -ft 1561 -2001 249 2,552 410 2 5 -ft 2648 -98 254 1,943 2 6 -ft? 306 -95 and County data 128 -92 255 6,964 953 4 260 4,414 926 4 6 -ft 0617 -2003 261 1,730 2 n/a County data 265 266 3,037 6,016 420 686 2 3 5 -ft and 8 -ft 6 -ft Crig. Permit'62 and 1502 -87 0058 -2006 269 3,456 640 2? 6 -ft 2123 -2000 272 2,695 2 n/a County data 273 1,639 2 n/a lCounty data 2801 1,741 2 n/a Icounty data 2861 1,471 2 n/a lCounty data 2871 2,1011 nty data *9 of 32 or 28% of homes on this street are confirmed with nonconforming side yard setbacks * *An additional 11 of 32 or 34% of homes on this street are likely to have nonconforming setbacks due to the original tract development ** *The final 12 of 32 or 38% of homes on this street have been renovated or rebuilt with conforming 6 -foot side yard setbacks Attachment No. PC 4 Public Comments April 30, 2012 (j�CEIVI;O 6)_ COMMUNIYy City of Newport Beach Planning Department MAY 03 2012 Newport Beach, CA Attention: 'Makana Nova / Assistant Planner n� EVEO��OpMENY CK1% 0 Subject: Notice of Public Hearing, Project File No. PA2012 -027 245 Evening CanySnOroad, Corona Del Mar. CA. Ladies / Gentleman: This letter is in response to the Notice of Public Hearing regarding the proposed improvements at 245 Evening Canyon Road. The Shore Cliff Property Owners Association and its Architectural Committee, herein referred to as "Association ", are not in support of the proposed improvements as described in the Notice of Public Hearing based on the following items: 1. The improvement to add a second floor over the existing one -story structure concerns the Association. The existing structure is quite old and the existing foundation most likely will not support the new two -story structure. It is our understanding that modifications to the existing foundation constitutes a non - compliant structure, therefore requiring new foundations and increased setbacks as per the city's code. The Association is concerned that the foundation is inadequate and should be required to construct new foundation and walls, 2. The variance to allow a 72% addition should constitute the proposed improvements as a new home, not a remodel, and therefore it should be considered a new home construction that should comply with all City requirements. 3. Additionally the Architectural Committee feels that the design of the home aesthetically does not fit within the Shore Cliff community, and strongly recommends that new elevation designs be prepared. 4. Additionally, the Association request denial of the variance request to reduce the required number of enclosed / covered garage spaces. Parking is a premium in Shore Cliff and all other recently proposed remodels and additions within Shore Cliff have had to provide the minimum required enclosed parking spaces. In closing the Shore Cliffs Property Owners Association reviews all proposed property improvements as they comply to their CC &Rs and the City of Newport Beach codes / requirements. The most stringent of these regulations are applied to any proposed improvement. In this case it is the City's requirements that are the most stringent and the Association expects the City of Newport Beach to uphold these requirements and deny the proposed variances. Should you have any questions please contact Patti Taketa, Architectural Committee Representative at (949) 533 -3534 or the Association's Consulting Architect Dave George at (949) 719 -9818. do Powerstone Properly. Management * 16470 Bake Parineay, * Irvine, CA 92618 * (949)'716 -3995 -FAX (949) 716 -3999 ��O�IVEb E1 y. COMMUNITY George Debbaneh 05/10/2012 MAY 15 2012 241 Evening Canyon RD o DEVELOPMENT Z, Corona Del Mar, CA 92625 �J �pO Op NEWPORT O Re: Public hearing of Project File No: PA2012 -027 Activity No: MD2012 -008 and VA2012 -001 We are the owners and residents of the house next door on the left side "West" to the above project. We oppose the idea of allowing the applicant to build any closer than the 6 feet required by the city guide line. We also appose allowing a two car garages instead of the three required, since the building will be about 4800 S.F The actual distance of the project's side yard setback was found to be about two inches less than 5 feet, not two inches more than 5 Feet, according to our own measurement. The survey which was conducted two months ago to our house, by a certified surveyor, confirmed this measurement. The surveyor we hired for our house is the same one used for the above project. The city of Newport Beach guidelines were issued for the benefit and comfort of all residents. Deviation from these guidelines without sufficient justification will trivialize said guidelines, and inconvenience those affected. Thank you. George Debbaneh. I :i :y NOV -2'7 -2002 11:26 AM DAVID A BOYLE ENG 7149578499 P.01 A S6S�M ii �, `:�y � -. �]` [� d*i5Cd3.6. _ Y 'y..ky, ....',a: i i &..:,•; p'kii34��::..� A ,� 3' 1 'l '� '^f A, * _ TE'LEFAX TRANSMrzAL SUMMARY TO: A_4_Lfjn4 44UL1-1A16r tALLFAJ DATE: 11-27 -02 TIME: y a.., ATTN: 4%E13oeA iA44,6'N FAX NO: 71¢,5Se- -0<03S FROM: Dave Sa�1h' OPERATOR'S NAME: OUR FAX NO: (114) 957 -8499 JOB NO: Pb8" 100-o!� CC {94or) Pa f (erf e n q,51) Z7Z _¢73 % CALL C7141 957- 8.144. i0.2.S TOTAL PAGES SENT (including transmittal) PER YOUR REOUEST ,FOR YOUR REVIEW FOR YOUR INFORMATION RE : PC7-,ffR SOi/ Z OT /30-1 Tip' /Ijf��p REMARKS : oPL Ec SE iQG d/EW T qg 1I T7/q C/V L O .4ALCI COA102rn r ^N7'_ 2076 SOUTH GRAND AVENUE SANTA ANA, CALIFORNIA 92705.(714)257 -6244 'VUV— !f —yooad 11:Yf "m LRV1L H bUYLt tNU f14Yb fk34'y'y Y. 0J MAX. PERMISSIBLE BUILDING LIMIT LINE MAX. EVE OVERHANG -3' BEYOND BUILDING LIMIT AND ABOVE ELEVATION 99.07 MAX. PERMI5SIBLE DECK LIMIT LINE MAX. LOWER DECK ELEVATION =80.25 MAX. UPPER DECK ELEVATION-59.07 - LOT 131 WIRE OVER WOOD RET. --C WALL RETAINING WALL - WOOD FENCE BLOCK WALL - WOOD FENCE -- CURB - CONC. WALK- PROPERTY LINE WALL / LOT 132 ACCESS -1 TOP EXIST. HOME 1 -y GARAGE 245 EVENING CANYON RD. �30' WOOD RAIL FENCE CURB A CONTROL POINT EL 89.32 TOP CURB s ON EXTENSION OF It � �i zo 2 SCALE: 1' =20' LOT 133 - EXIST. LOWER DECK EL 80.25 - EXIST. UPPER DECK EL 89.07 -WROUGHT IRON FENCE ,-WOOD FENCE OVER BLOCK WALL (TYP) LINE EXHIBIT A LOT 132 --`-- - TRACT 1116 EVENING CAN YON ROAD - - ,_ - w - %ffTIOF2 MDV 75 D2 NY •.- er -zwnL ItzCr H1.1 1JHV1D H "UyLt tNU fI4VD (q v r. 1_1 e, '08 NOANVO ONIN3A3 An ua3dOad i 4J M »O m Q O x Fig w O `Ds ol a in z EL EL a C z � O amiE d z� w t � J F O w N O a i O�0 z zpz i� m W � C` _ N r W O O�0 z NOV -27 -2002 11:28 AM DAVID A BOYLE ENG 7149578499 x'.04 LOT 132, TRACT 1118 BUILDING LIMITS THE REAR OF THE EXISTING HOME OR ANY FUTURE HOUSE MAY NOT BE EXTENDED BEYOND THE MAXIMUM PERMISSIBLE BUILDING LIMIT LINE WHICH IS HEREBY ESTABLISHED AT 81.50 FEET NORTHWESTERLY FROM THE FRONT PROPERTY LINE AS MEASURED ALONG EACH SIDE PROPERTY LINE. SEE EXHIBIT A & B. DECK LIMITS THE REAR OF ANY FUTURE DECK MAY NOT BE EXTENDED BEYOND THE MAXIMUM PERMISSIBLE DECK LIM17 LINE WHICH IS HEREBY ESTABLISHED AT 89.30 FEET NORTHWESTERLY FROM THE FRONT PROPERTY LINE AS MEASURED ALONG EACH SIDE PROPERTY LINE. ANY LOWER LEVEL DECK MAY NOT BE CONSTRUCTED ABOVE ELEVATION 8026. ANY UPPER LEVEL DECK MAY NOT BE CONSTRUCTED ABOVE ELEVATION 89.07. SEE EXHIBIT A &, B. REFERENCE ELEVATIONS THE REFERENCE ELEVATION IS HEREBY ESTABLISHED AS 89.32 ON THE TOP OF THE EXISTING CURB LOCATED BY THE PROLONGATION OF THE NORTHEASTERLY PROPERTY LINE OF LOT 132 OF TRACT 1198. FURTHER REFERENCE ELEVATIONS ARE HEREBY ESTABLISHED FOR THE EXISTING LOWER AND UPPER DECKS ON LOT 133, TRACT 1118 AS 80.25 AND 89.07, RESPECTIVELY. SEE EXHIBIT A & B. ACCESS RESERVATION A RESERVATION OF A 4.00 FEET WIDE STRIP OF LAND FOR PEDESTRIAN ACCESS OVER THE EXISTING STAIRS IS HEREBY RESERVED FOR THE BENEFIT OF LOT 133, TRACT 1116, THE NORTHEASTERLY LINE OF SAID 4.00 FEET STRIP DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF LOT 132, TRACT 1118 IN THE CITY OF NEWPORT BEACH, RECORDED IN BOOK 38, PAGES 18 AND 20 OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF THE COUNTY OF ORANGE, THENCE 89.50 FEET ALONG THE NORTHEASTERLY LINE OF SAID LOT TO THE TRUE POINT OF BEGINNING, THENCE CONTINUING ALONG SAID LINE A DISTANCE OF 10.00 FEET. Attachment No. PC 5 Site Photos 245 Evening Canyon Road- Partially Constructed Entry Level Deck m , P' 245 Evening Canyon Road -Left Side Yard F W9 245 Evening Canyon Road - Existing Two -Car Garage 245 Evening Canyon Road - Existing Single - Family c�O wci I i iy vUI IYUI I I wau -"nImu iy U iu �UJOi cna I Xcaiuci IUUO Attachment No. PC 6 Project Plans f� / I I Daniel s � �O.su�ch j Arch itlectu re� WE -DO Architecture 1016 Prospect Avenue Hermosa Beach, CA 90254 310.594.6989 Willis -Cell 818.649.0053 Eddie - Cell � I i" � I i I i" i I I I I 34 I I 3G I i 38 I 40 42 44 r� 4G 48 0 N 50 O ill O 9 52 0"I 5G 58 r HOUSE AREAS: U O EXISTING LOWER LEVEL 582 SQUARE FEET (� �- G2 EXISTING FIRST FLOOR 1,755 SQUARE FEET G4 EXISTING GARAGE 420 SQUARE FEET j PROPOSED FIRST FLOOR ADDITION 4GO SQUARE FEET GG PROPOSED FIRST FLOOR TOTAL 2,2 15 • N PROPOSED SECOND FLOOR 1,540 SQUARE FEET I 70 I N TOTAL 4,337 SQUARE FEET 72 I I11 �0 51-511 74 rr^^ VJ O) G (E) NATURAL GRADE 8II0.2G' LEGAL DESCRIPTION: N v DECK 78�EDECKG CMU AT PROPERTY LINE BELOW I (E) NATURAL LOT 132 OF TRACT NO. I I I G, IN THE CITY OF 5' -G" MAX HT ABOVE GRADE 8 11.0 1 CORONA DEL MAR, COUNTY OF ORANGE, STATE OF FINISH GROUND SURFACE i CALIFORNIA, A5 PER MAP FILED IN BOOK 3G, PAGE5 _ 19 THROUGH 20, Of MISCELLANEOUS MAPS, RECORDS OF SAID ORANGE COUNTY. r_KLTCHEN I ASSESSORS PARCEL NO: (E)NATURAL -= W �� j GRADE 87.01' L 3y °c dNING 0 U ! APN #: 052-19 1-12 STUDY ' ZO V I V7 . NUMBER DATEDESCRIPTION FEBRUARY 13, 2012 E �I R -I -0000 ISSUED FOR REVIEW I 1L"NG RC7bM PANTRY— -Gil , LOT COVERAGE: (E)NATURAL GRADE .I5' GRADE i /" LOT COVERAGE 3,305 SQUARE FEET / 1 1,033 88.45' µ / SQUARE FOOT LOT = 30 % LOT COVERAGE L BEDROOM (E)FINIS. GRADE i 91 .43' ' FOR (E)NATURAL \ s - 1 I Architectural Drawn By: WILLIS DANIELS -EDDIE OSUCH 88 95' - - °�,��� ii j CMU AT PROPERTY LINE ROPOS D CMU AT PROPERTY LINE 5' -G" MAX HT ABOVE BEDROOM 5' -G" MAX HT ABOVE FINISH GROUND SURFACE ry FINISH GROUND SURFACE SHEET TITLE (E) FINISH GRADE - 91.15' / — 'I Site Plan (N) GATE (E) FI I5H 5' -G" HIGH, MAX G DE - ELEVATION ALKWAY 91.59' G IR2ISH ELEVATION 91 .83 RA 1 E 91 . 115' 91.15' T -5" EXISTING DRIVEWAY I IfX15TING' — b I Date Issued: February 13, 2012 L = 55.00' R -_ 97,15' Scole: 3/32" = 1' -0" ANY PROPOSED FRONT YARD I Q I WALL5 AND GATE5 WITHIN THE FRONT YARD SETBACK MAY NOT EXCEED A HEIGHT OF 3' ABOVE 9 NORTH -0" EXISTING ADJACENT GRADE — __– _– T _--- - - - - -- _ - - - IV -- – – --------------- -- - -- -- �(E)FINISH � (E) FINISH GRADE u GRADE 89.03' 0 91 .81' Ln N o ■ EVENING CANYON ROAD SHEET 1 OF 11 A A -G.0 Daniels Osuch !ArG itleC�,U reed - 47' -5" ' WE -DO Architecture 13' 73.. 18' 33.. 9' 4I 1016 Prospect Avenue 4 I -6 4 I -6 2 I -6 _ Hermosa Beach, CA 90254 310.594.6989 Willis - Cell 818.649.0053 Eddie - Cell chly - - LANAI - hlv l9 - 1 9' -G7" 8 r 3' -71 " 2 _ cp \ E \�\N1- \� UP � O ® BATH C �� �— x GUE5TROOM DYER LAUNDRY / STOR +GE N I n Cz N \� - CLOSET WASHER E E V STORAGE chly- _ ^/ C� 0 SCHEMATIC DESIGN NOTES: E EXISTING N NEW O E REMOVE /RELOCATE ^ O W N U ® EXISTING PARTITION TO REMAIN — — — — — EXISTING PARTITION TO BE REMOVED NEW BUILDING STANDARD PARTITION NUMBER DATE. DESCRIPTION FEBRUARY 13, 2012 ISSUED FOR REVIEW HOUSE AREAS: EXISTING LOWER LEVEL 582 SQUARE FEET EXISTING FIRST FLOOR 1,755 SQUARE FEET EXISTING GARAGE 420 SQUARE FEET PROPOSED FIRST FLOOR ADDITION 4G0 SQUARE FEET PROPOSED FIRST FLOOR TOTAL 2;21 5 PROPOSED SECOND FLOOR 1,540 SQUARE FEET TOTAL 4,337 SQUARE FEET Architectural Drawn By: WIII_IS DANIELS —FDDIE OSUCH SHEET TITI E Schematic Floor Plan T" Date Issued: February 13, 2012 Scale: 1/4" = 1' -0" 4.0 sHEET 4 or 11 A LOWER LEVEL SCHEMATIC FLOOR PLAN Scale 4" = 1' -0" A A_G / 4T -5" Daniels O Osuch OArc �u re WE -DO Architecture 1016 Prospect Avenue Hermosa Beach, CA 90254 310.594.6989 Willis - Cell 818.649.0053 Eddie - Cell _ DECK spiral stairs — — E O ® ® �� E DN —� I I I full height O oll, bookcases D� DINING SEE -TH RU ROOM FIREPLACE KITCHEN r� p TV STUDY /TV — O - N o1-10 O P1 ref full height ht full height bookcases bookcases dumb SCHEMATIC DES 1 G N NOTES: waiter PANTRY 1� IN N N LIVING / _ _ -Iro E EXISTING tub BATH ® storjage N N •� '� N / N NEW O 10' -2„ 2' -Og' E REMOVE /RELOCATE ^ O N / / ® EXISTING PARTITION TO REMAIN W N U — — — — — EXISTING PARTITION TO BE REMOVED BEDROOM — T — NEW BUILDING STANDARD PARTITION � =IN 7� � Ln NEW CONSTRUCTION NUMBER DATE. DESCRIPTION water f iture / FEBRUARY 13, 2012 ISSUED FOR REVIEW closet built -in closet O r - - - - -- dresser - - - -- niche � � shower HOUSE AREAS: tub — = 8103G{ EXISTING LOWER LEVEL 582 SQUARE FEET Lni \ m I m EXISTING PIR5T FLOOR 1,755 SQUARE FEET \ — _ EXISTING GARAGE 420 SQUARE FEET _N PROPOSED FIRST FLOOR ADDITION 460 SQUARE FEET BATH closet PROPOSED FIR5T FLOOR TOTAL 2;21 5 ® E E PROPOSED SECOND FLOOR 1,540 SQUARE FEET N N TOTAL 4,337 SQUARE FEET Architectural Drawn By: WILI_IS DANIELS —EDDIE OSUCH N GARA E m� o in - Wilco O N O N SHEET TI TI E N Schematic First Floor I E Plan T" m _ _ BEDROOM O N O = O20'- Date Issued: February 13, 2012 Scale: 1/4" — V-0" - -IN m 17-0" 7- 10" 20' -7" 5.0 A A -6.0 SHEET 5 OF 11 A STREET LEVEL SCHEMATIC FLOOR PLAN Scale 4" = 1' -0" A A -G.0 \ 47-5" Daniels O Osuch OArG i �u re WE -DO Architecture 1016 Prospect Avenue Hermosa Beach, CA 90254 310.594.6989 Willis - Cell 818.649.0053 Eddie - Cell - LOWER - = DECK - - BELOW spiral stairs O O O i o00 JACUZZI 5EE -TMRU O FIREPLACE Ell WET BAR _ —IN N GRILLE _ —IN 000 N JJ 1� ^ N DECK N O O I o�N I TLI U dumb SCHEMATIC DESIGN NOTES: (t Walter 1� N E EXISTING _ Z_07,. (5 _ Q� N N N N NEW — - m U o ° E REMOVE /RELOCATE ^ O r PLAYROOM O W�� N ® EXISTING PARTITION TO REMAIN F - — — — - EXISTING PARTITION TO BE REMOVED -IN (D O MASTER TV TV TV NEW BUILDING STANDARD PARTITION �o — BEDROOM O o O _ NUMBER DAIE.DESCRIPTION N DN- O FEBRUARY 13; 2012 ISSUED FOR REVIEW / —IN —IN N m � N closet I p HO ISE APTAS: -IN N T') EXISTING LOWER LEVEL 582 SQUARE FEET EXISTING FIRST FLOOR 1,755 SQUARE FEET m EXISTING GARAGE 420 SQUARE FEET PROPOSED FIRST FLOOR ADDITION 4GO SQUARE FEET _ m DRESSING HIS hers \ OPEN // ROOM PROPOSED FIR5T FLOOR TOTAL 2;21 5 oa \ TO / BATN PROPOSED SECOND FLOOR 1,540 SQUARE FEET \ BELOW / ® TOTAL 4,337 SQUARE FEET J IN \ / Julie e N N n bale Y Architectural Drawn By: N WILI_IS DANIELS -EDDIE OSUCH N no wc N N we / \ BEDROOM �m u MASTER \ SHEET TITLE BATH / \ Schematic Second Floor stora ge / \ towel Plan T" tower m _ O O o0 shower 0 ® ❑ Date Issued: February 13, 2012 N N o Jaouzzi Scale: 1/4" = V -0" towel seat vanity tower O O m _ 17-0" A A -G.0 - 6' -G" 7-7" G' -G" - 6mO - 20' -7" - SHEET 6 OF 11 A UPPER LEVEL SCHEMATIC FLOOf, PLAN Scale III = 1 ' -0" VENTURA CAST STONE SANTA BARBARA COLUMN AND TRIM LA HABRA STUCCO PREMIUM COLOR HATTERAS 63149 CABOT STAIN SEMI SOLID BURNT HICKORY VENTURA CAST STONE SANTA BARBARA PRECAST WINDOW TRIM w z r D' w w O 2 A SOUTH ELEVATION SCHEMATIC (E) NATURAL GRADE 9 I . 15' ELEVATION 1 14.4 M ELEVATION 1 15.15 SOUTH ELEVATION SCALE %4' = 1'-0" �i VENTURA CAST SANTA BARBARA WINDOW AND DC �i �jz/ HX\ 1111 TRIM 245 N� m N ELEVATION 1 13.4 M (E) NATURAL GRADE 9 1 . 1 5' (E) NATURAL GRADE 9 1. 15' 24' -0" MAX HEIGHT d TERRACOTTA CLAY TILES t OR SIM / VENTURA CAST STONE SANTA BARBARA PRECAST COLUMN AND TRIM 24' -0" MAX TFfdQ /� ('lITT/� � 4-I FI/`4 -IT LA HABRA STUCCO PREMIUM COLOR HATTERAS G3 149 CABOT STAIN SEMI SOLID BURNT HICKORY VENTURA CAST STONE SANTA BARBARA PRECAST GARAGE TRIM (E) NATURAL GRADE 9 1 . 1 5' NORTH ELEVATION FOR J SECTIONS ON SHEETS A3 AND A4 FOR ADDITIONAL INFORMATION SCALE %4' = 1 ' -0" B NORTH ELEVATION SCHEMATIC IZ Scale II " = 1 ' —O Scale 411 = 1 1 -0II WE -DO Architecture 1016 Prospect Avenue Hermosa Beach, CA 90254 310.594.6989 Willis - Cell 818.649.0053 Eddie - Cell W O C) • rl W NUMBER V V�J O `O ON O �U U Q� W O � O N U DATE. DESCRIPTION FEBRUARY 13, 2012 ISSUED FOR REVIEW Architectural Drawn By: WILI_IS DANIELS -EDDIE OSUCH SHEET TITI E Schematic Elevations Date Issued: February 13, 2012 Scale: 1/4" = V -0" 1.1 9.0 SHEET 9 OF 11 0 L TOP OF RAIL ELEVATION 105.01 TOP OF RAIL / ELEVATION 95. 18 ml� O m N LA HABRA STUCCO PREMIUM COLOR HATTERAS 63149 (E) NATURAL WEST ELEVATION SCHEMATIC ELEVA ELEVATION 1 15.15 ELEVATION 1 14.15 24' -0" MAX HEIGHT �— ELEVATION 109.15 / / 12 / 3 j / / 1 / SMOOTH STUCCO TOP OF FIREPLACE / FIREPLACE ELEVATION 107.01 / / WITH DECORATIVE TILE SURROUND FU SPIRAL STAIR BEYOND m N (E) FINISH FLOOR 91 .G8' 0 GRADE 83.01 O C\ /A TI/ K I I C I C CI =11A1(l I I 1 0 !] VENTURA CAST STONE SANTA BARBARA PRECAST WINDOW TRIM (TYP) LA HABRA STUCCO PREMIUM COLOR HATTERAS 63149 TERRACOTTA CLAY TILES OR SIM LA HABRA STUCCO PREMIUM COLOR HATTERAS 63149 ELEVATION 1 13.82 ELEVATION 109.15 CABOT STAIN SEMI SOLID BURNT HICKORY FINISH FLOOR 100. \S\ FINISH FLOOR 91 .G8' 0 v N (E) NATURAL GRADE 91.33' (E) NATURAL GRADE 9 1 . 1 5' WEST ELEVATION (E) NATURAL GRADE 87.33' 5CALE %4" = I' -0" EAST ELEVATION SCHEMATIC Scale 4n WE -DO Architecture 1016 Prospect Avenue Hermosa Beach, CA 90254 310.594.6989 Willis - Cell 818.649.0053 Eddie - Cell W O N� • rj W NUMBER O `O O �U U� WJ Q� r W O � O N U DATE. DESCRIPTION FEBRUARY 13, 2012 ISSUED FOR REVIEW Architectural Drawn By: WILI_IS DANIELS —EDDIE OSUCH SHEET TITI E Schematic Elevations Date Issued: February 13, 2012 Scale: 1/4" = 1' -0" 1.1 10.0 SHEET 10 OF 11 ICI 0 GRADE 83.01 O C\ /A TI/ K I I C I C CI =11A1(l I I 1 0 !] VENTURA CAST STONE SANTA BARBARA PRECAST WINDOW TRIM (TYP) LA HABRA STUCCO PREMIUM COLOR HATTERAS 63149 TERRACOTTA CLAY TILES OR SIM LA HABRA STUCCO PREMIUM COLOR HATTERAS 63149 ELEVATION 1 13.82 ELEVATION 109.15 CABOT STAIN SEMI SOLID BURNT HICKORY FINISH FLOOR 100. \S\ FINISH FLOOR 91 .G8' 0 v N (E) NATURAL GRADE 91.33' (E) NATURAL GRADE 9 1 . 1 5' WEST ELEVATION (E) NATURAL GRADE 87.33' 5CALE %4" = I' -0" EAST ELEVATION SCHEMATIC Scale 4n WE -DO Architecture 1016 Prospect Avenue Hermosa Beach, CA 90254 310.594.6989 Willis - Cell 818.649.0053 Eddie - Cell W O N� • rj W NUMBER O `O O �U U� WJ Q� r W O � O N U DATE. DESCRIPTION FEBRUARY 13, 2012 ISSUED FOR REVIEW Architectural Drawn By: WILI_IS DANIELS —EDDIE OSUCH SHEET TITI E Schematic Elevations Date Issued: February 13, 2012 Scale: 1/4" = 1' -0" 1.1 10.0 SHEET 10 OF 11 West Side Yard: 163 s.f. New Landscaping N 163 s.f. I I 938 s.f. Front Yard - 938 s.f. Rehabilitated EVENING CANYON ROAD I I 1 1 I I I I I I I 1 1021 / East Side Yard: 102 s.f. New Landscaping I Landscaped Area used for Addition - 651 s.f. I I I I In7 Front Side Yard - 137 s.f. Rehabilitated LANDSCAPING DENOTATION: Total Existing Landscaped Area: Area Used For Building Addition: Rehabilitated: New: 1,736 s.f. 651 s.f. 1,085 s.f. 265 s.f. rRevisions �G�STECT � t� Qyk O N r I w d rn J i 00 < U 2 z m l O 6 M o w 3T,tS,t�82i SAP C N pl � M 0 Q) ro Q R3 L rl n = 00 C ra GO to ro N U CO i--I J i I 1 w Q U 0 Ol Q rB Ln CO oC a L J � o co > � � � 'T -Y � x Q'--j ,-I -j OLL W J >- = H z g = w U_ N U J Q D Q W J a G a O Z V in Z H ° (n LU O z F- Z Z J Oz = O LL Z W J = H 2 W O F- LU CU2 a H J D_ W 0 Z Q = CO U) 0 O M F F- Z O n z 2 z O Ir -0 H O o D_ cn cn L) z O L0 Q N O — z 0a 0 � �U (D a) L) m _ a- . . a) U C� p W G Q NUJ Drawn SD Checked by SD Date March 17, 201 2 Scale Not to Scale Job no. Drawer Sheet 2 L1.1 �. LEGEND APRON DRIVEWAY - TC TOP CURB FF FINISHED FLOOR _ FS FINISHED SURFACE TW TOP WALL FNC FENCE BLDG BUILDING " EP EDGE PAVEMENT IS TOP STEP NG NATURAL GROUND SW SEWER MANHOLE T TELEPHONE U77LITY E ELECTRIC WV W47ER VALVE WM WATER METER H HYDRANT E ELECTRIC MANHOLE G GAS METER WOODEN STEP MASONRY WALL PALM TRACT NO. 673 4a W '/ SCALE.- 7 " =70' BASIS OF BEARINGS: THE BEARINGS SHOWN HEREON ARE BASED UPON THE CENTERLINE OF SEAWARD ROAD AS SHOWN AS HAVING -' A BEARING OF NORTH 5-56'02" WEST" ON 7RACT NO. 1116 FILED IN BOOK 36, PAGES 19 THROUGH 20, OF _ MISCELLANEOUS MAPS IN 774E OFFICE OF THE COUNTY RECORDER OF ORANGE COUNTY CALIFORNIA. SURVEYORS NOTES: 7141S SURVEY DOES NOT PURPORT TO DISCLOSE EASEMENTS EXCEPT 7740SE SPECIFICALLY DELINEA7ED HEREON, IF ANY IF UNDERGROUND U71LI77ES, 07HER STRUCTURES OR ZONES, SETBACK AND STREET WIDENING DATA ARE SHOWN HEREON, IT IS FOR INFORMA77ON ONLY, HAYING BEEN OBTAINED FROM -` OTHERS SOURCES NOT CONNECTED WITH THIS COMPANY. NO REPRESENTA77ON IS MADE AS TO THE Il ACCURACY OR COMPLETENESS OF SAID INFORMA77ON AND ANY USER OF THIS MAP IS URGED TO CONTACT THE U77LITY OR GOVERNING AGENCY DIRECTLY. LEGAL DESCRIPTION: THAT CERTAIN PARCEL OF LAND BEING LOT 132 OF TRACT NO. 1116, IN 714E CITY OF CORONA DEL MAR, COUNTY OF ORANGE, STA7E OF CALIFORNIA, AS PER MAP FILED IN BOOK 36, PAGES 19 774ROUGH 20, OF MISCELLANEOUS MAPS, RECORDS OF SAID ORANGE COUNTY. ASSESSORS PARCEL NO.: APN #•052- 191 -12 BENCHMARK: FD. 3 314 USCGS BRONZED DISK STAMPED "T 167 RESET 1954-, SET IN THE TOP OF THE lN7ERSEC77ON OF SEAWARD ROAD AND PACIFIC COAST HIGHWAY, 42.7 FT NORTHEASTERLY OF THE CENTERLINE OF PCH AND 229.7 FT NORTHERLY OF THE CENTERLINE OF SEAWARD ROAD. MONUMENT IS SET 0.1 FT. BELOW THE SIDEWALK AND HAS A STEEL ACCESS COVER ELEV =89.72 FEET (NAVD88) LgNp p� SGP G * BLS. N 0. 7705 \ EX P. 12- 31 -08�\� 0; cal1E i SAN CLEMENTE P 92 , O .95 ?5' (D O Q Q Q) c) Z Q FS U C� W 50' 25 v v sw a SHEET TOPOGRAPHIC SURVEY OF.- 245 El/lNING CANYON ROAD 7 CORONA DEL MAR, CA. 92625 OF Correspondence Item No. 2a Cornerstone Securities Residential Addition PA2012 -027 SHORE CLIFFS PROPERTY OWNERS ASSOCIATION April 30, 2012 vgam 6y COMMUNITY City of Newport Beach Planning Department MAY 3 1 2012 Newport Beach, CA Attention: Makana Nova /Assistant Planner C) DEVELOPMENT O,c r Subject: Notice of Public Hearing, Project File No. PA2012 -027 - 245 Evening Canyon R Corona Del Mar, CA. Ladies / Gentleman: This letter is in response to the Notice of Public Hearing regarding the proposed improvements at 245 Evening Canyon Road. The Shore Cliff Property Owners Association and its Architectural Committee, herein referred to as "Association," oppose the proposed improvements as described in the Notice of Public Hearing based on the following grounds: 1. The applicant's requested variance to reduce the required number of enclosed / covered garage spaces for parking of vehicles will detrimentally impact the community by further overburdening street parking in the community. In addition, the Association understands that the City of Newport Beach appropriately has required compliance with the minimum required enclosed on- property parking spaces for all other recently proposed remodels and additions within the Shore Cliffs community. 2. The applicant submitted architectural plans to the Association in accordance with the procedures under the Association's CC &Rs encumbering the property. The Association disapproved the plans based upon, among other reasons, a determination that the design of the proposed improvements are not in harmony with other structures in the Shore Cliffs community and are not aesthetically acceptable as presently designed. 3. Since the requested variance would permit a 72% increase in the size of the existing structure, the Association requests the City to confirm whether the proposed improvements should be considered the functional equivalent of a "new home," rather than a "remodel," and be subject to code requirements applicable to new homes. 4. The Association understands that if modifications to the existing foundation are necessary to provide adequate support for the proposed improvements, or modifications to the foundation are otherwise required for other reasons, that the City will require any new foundation to comply with current code and setback requirements. The Association requests compliance with such requirements, if applicable. In closing the Shore Cliffs Property Owners Association reviews all proposed property improvements for compliance with the Association's CC &Rs and the City of Newport Beach codes / requirements. In cases where there are differences between the CC &Rs and the City's regulations, the more limiting regulations control and are applied to any proposed improvement. In this case, the City's requirements are more limiting than the Association's regulations. The c/o Powerstone Property Management * 16470 Bake Parkway.' Irvine, CA 92618 " (949) 716 -3998 -FAX (949) 716 -3999 SHORE CLIFFS PROPERTY OWNERS ASSOCIATION Association has determined that ensuring compliance with the City's requirements is in the best interests of the Association, and, therefore, the Association requests the City to uphold its requirements and deny the requested variance. Should you have any questions please contact Patti Taketa, Architectural Committee Representative at (949) 533 -3534 or the Association's Consulting Architect, Dave George, at (949) 719 -9818. c/o Powerstone Property Management * 16470 Bake Parkway, " Inine, CA 92618 ' (949) 116.3998 " FAX (949) 716 -3999 Correspondence Item No. 2b Cornerstone Securities Residential Addition PA2012 -027 April 19, 2012 City of Newport Beach Planning Commission 3300 Newport Blvd Newport Beach, CA 92658 RE: 245 Evening Cyn Rd., Corona Del Mar Honorable Commissioners: commupxry JUN 0 7 2012 n- DEVELOPIN =NT ". G Op NEWP6FZ'C SO We are some of the neighbors of the project at 245 Evening Cyn Rd. The Applicant has met with us and gone over the plans for the property. We are in support of the Applicant's variance and modification request for the remodel of the residence. This home has remained in its current unfinished state for far too long and we eagerly anticipate it completion, as this will improve the quality of life for us as neighbors. "thank you for your consideration. Address Revised Resolution Item No. 2c Cornerstone Securities Residential Addition PA2012 -027 RESOLUTION NO. ## ## A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING VARIANCE NO. VA2012 -001 FOR AN ADDITION TO A SINGLE - FAMILY RESIDENCE LOCATED AT 245 EVENING CANYON ROAD (PA2012 -027). THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Daniel Kashani representing the property owner, Cornerstone Securities, LLC, with respect to property located at 245 Evening Canyon Road, and legally described as Lot 132 of Tract 1116, in the City of Newport Beach, County of Orange, State of California, as per map recorded in book 36, pages 19 -20, inclusive of miscellaneous maps, in the office of the County Recorder of said County requesting approval of a variance. 2. The applicant requests a variance to allow a 2,000- square -foot addition to an existing 2,757- square -foot nonconforming single - family residence. The structure is nonconforming because the existing residence encroaches between seven and 11 inches into the required 6 -foot southwesterly side yard setback. A variance is requested to allow a 73 percent addition and a second floor addition that would project into the southerly side yard setback, in -line with the existing nonconforming residence. 3. The approval of the variance to allow the 5 -foot 1 -inch side yard setback at the southwesterly side yard no longer renders the existing structure nonconforming. Therefore, an additional variance for the size of the addition to the existing structure is not required. 4. The subject property is located within the R -1 -6,000 (Single -Unit Residential) Zoning District and the General Plan Land Use Element category is RS -D (Single -Unit Residential Detached). 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD -A (Single -Unit Residential Detached). 6. A public hearing was held on May 3, 2012, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. At the May 3, 2012, Planning Commission Meeting, the Planning Commission took action to continue this item to the June 7, 2012, Planning Commission Meeting to comply with the noticing provisions of the NBMC. However, a public notice had already been mailed out for the May 17, 2012, Planning Commission Meeting. Therefore, at the May 17, 2012, meeting, the Planning Commission again continued the item to the June 7, 2012, Planning Commission meeting agenda. Planning Commission Resolution No. _ Paqe 2 of 10 7. A public hearing was held on June 7, 2012, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The project is categorically exempt under Section 15305, of the California Environmental Quality Act (CEQA) Guidelines — New Construction or Converstion of Small Structures). 2. The Class 3 exemption includes the construction of one single - family residence. The proposed development involves an addition to an existing single - family residence. Therefore, the proposed project qualifies for an exemption under Class 3. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.090.F (Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of a variance are set forth: Finding: A. That there are special or unique circumstances or conditions applicable to the subject property (e.g. location, shape, size, surrounding, topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical zoning classification. Facts in Support of Finding: A -1. The existing lot is 55 feet in width and the current zoning code requires 6 -foot side yard setback areas. The lot was permitted to be developed with a single - family residence with a side yard setback equal to 10 percent of the lot width in 1952, consistent with the Zoning provisions at that time. Therefore, the structure is considered legal nonconforming. A -2. The property is adjacent to Buck Gully and is subject to primary and accessory structure development string lines which limit construction further down the slope and limits the depth of the developable area. Development further down the slope is limited and compliance with the setback requirements would require significant additional alterations at the entry level of the existing structure beyond the proposed scope of work. A -3. Strict application of the setback standard would not allow the exterior wall of the proposed addition to be supported by the existing building wall and foundation directly below. From a structural standpoint, additional framing and foundation elements would be necessary to properly support the addition in compliance with the required Tmplt: 12/15/2011 Planning Commission Resolution No. _ Paqe 3 of 10 setbacks. The walls and foundation below would need to be completely reconstructed or replaced, which is a significant departure from the desired scope of construction. Additions and two -story construction are allowed on any R -1 -6,000 designated property by the Zoning Ordinance and approval of the Variance is necessary to preserve that right without significant added construction and cost to comply with the setback standard. Finding: B. That strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification. Facts in Support of Finding: B -1. The previous Zoning Code allowed properties within this zone to construct additions in -line with the existing structure by right. The current Zoning Code does not provide a provision that allows additions in -line with existing nonconforming structures that project into the side yard setback within the R -1 -6,000 zoning district. B -2. Strict application of the setback standard would not allow the exterior wall of the proposed addition to be supported by the existing building wall and foundation directly below. From a structural standpoint, additional framing and foundation elements would be necessary to properly support the addition in compliance with the required setbacks. The walls and foundation below would need to be completely reconstructed or replaced, which is a significant departure from the desired scope of construction. Additions and two -story construction are allowed on any R -1 -6,000 designated property by the Zoning Ordinance and approval of the Variance is necessary to preserve that right without significant added construction and cost to comply with the setback standard. B -3. The approval of the variance to allow the 5 -foot 1 -inch side yard setback at the southwesterly side yard no longer renders the existing structure nonconforming. Therefore, an additional variance for the size of the addition to the existing structure is not required. Finding: C. That the granting of the Variance is necessary for the preservation and enjoyment of substantial property rights of the applicant. Facts in Support of Finding: C -1. Strict compliance with the side yard setback standard given the unique circumstances identified in the facts significantly limits the ability of the property owner to create a two -story home thereby depriving a substantial property right afforded by other R -1- 6,000 lots in the Shore Cliffs Community. Tmplt: 12/15/2011 Planning Commission Resolution No. _ Paqe 4 of 10 Finding: D. That the granting of the Variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district. Facts in Support of Finding: D -1. The granting of the Variance would not constitute a special privilege inconsistent with the limitations upon other properties zoned R -1 -6,000 as it allows the property owner to maintain equity with other homes in Shore Cliffs where additions have occurred. The proposed project is consistent with historic development in the neighborhood. Neighboring homes in Shore Cliffs are non - conforming and many were allowed additions in -line with non - conforming setbacks pursuant to previous Zoning Code. D -2. The granting of the Variance does not relieve the requirement to obtain required Building Permits and any corrective work deemed necessary by the Building Official. Finding: E. That the granting of the Variance will not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood. Facts in Support of Finding: E -1. The abutting properties are developed with single -story residences and the proposed addition does not have large windows that directly face the homes on either side, and therefore, privacy will not be compromised. E -2. The design does not significantly affect air and solar access. The proposed addition is approximately 24 feet high at its highest point. The height complies with the 24 -foot height limit for flat roof structures and is well below the 29 -foot height limit for sloped rooflines. E -3. The overall design, based upon the proposed plans, meets residential design criteria provided within Section 20.48.180.B.2 (Design Criteria) by avoiding long unarticulated walls, providing architectural treatment of all elevations, and emphasizing the entry and window elements at the front fagade. E -4. The approval of this Variance is conditioned such that the applicant is required to obtain all necessary permits in accordance with the Building Code and other applicable Codes. Tmplt: 12/15/2011 Planning Commission Resolution No. _ Paqe 5 of 10 Finding: F. Granting of the Variance will not be in conflict with the intent and purpose of this Section, this Zoning Code, the General Plan, or any applicable specific plan. Facts in Support of Finding: F -1. The principal purpose of setback standards is to provide adequate separation of buildings for light, access and ventilation. The existing building provides 5 -foot and 6- foot setbacks at the side property lines. Approval of the Variance will not diminish this setback area as the addition is on the second floor. Abutting residences also provide 5 -foot side yard setback areas; therefore, there will be 10 feet separating the project and abutting buildings. Adequate separation of the proposed addition from these adjoining properties will be maintained consistent with the intent of the Zoning Code. F -2. The subject property is designated by the Land Use Element of the General Plan RS- D (Single -Unit Residential, Detached) and allows detached single - family dwellings. Approval of the Variance will not affect density or intensity of uses. F -3. The subject property is zoned R -1 -6,000 (Single -Unit Residential), which provides single - family residential uses and approval of the Variance will not affect density or intensity of uses. F -4. The subject property is not located within a specific plan area. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Variance No. VA2012 -001, 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 fourteen days after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 74h DAY OF JUNE, 2012. AYES: NOES: ABSTAIN ABSENT: Tmplt: 12/15/2011 Planning Commission Resolution No. _ Paqe 6 of 10 BY: Michael Toerge, Chairman AUT Fred Ameri, Secretary Tmplt: 12/15/2011 Planning Commission Resolution No. _ Pace 7 of 10 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING 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. Variance No. VA2012 -001 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.91.050 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. 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 Variance. 5. This Variance may be modified or revoked by the City Council or Planning Commission should they determine 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. 6. 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 Variance 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 Variance and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 7. 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 be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 8. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. Tmplt: 12/15/2011 Planning Commission Resolution No. _ Paqe 8 of 10 9. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the property owner or agent. 10. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the Cornerstone Securities Residential Addition including, but not limited to, Variance No. VA2012 -001 (PA2012 -027). 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. Fire Department Conditions 11. New Buildings, alterations, and additions located in any Fire Hazard Severity Zone or any Wildland -Urban Interface Area shall comply with the provisions of C.B.C. Chapter 7, Section 704A, Ignition Resistant Construction. Construction requirements apply to all sides of the structure. 12. Any landscape on the side of the structure that is adjacent to wildland area shall meet fuel modification guidelines. Building Division Conditions 13. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City - adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 14. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise - generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise - generating construction activities are not allowed on Sundays or Holidays. Tmplt: 12115/2011 Planning Commission Resolution No. _ Paqe 9 of 10 Public Works Conditions 15. All improvements shall be constructed as required by Ordinance and the Public Works Department. 16. Reconstruct the existing broken and /or otherwise damaged concrete curb and gutter along the Evening Canyon Road frontage. 17. All existing private, non - standard improvements within the public right -of -way and /or extensions of private, non- standard improvements into the public right -of -way fronting the development site shall require an Encroachment Agreement which will require City Council approval (i.e. the short wall along the northerly property line and the decorative driveway approach). Otherwise, the property owner may choose to remove these private improvements through the Encroachment Permit process. 18. All proposed and existing landscaping within the Evening Canyon Road right -of -way shall be a maximum height of 36 inches with the exception of the area 12 inches from the face of curb, which shall have sod or other low growing landscaping to allow for ingress and egress of vehicle passengers. Plans show a 60 -inch box Parkinsonia Aculeata /Mexican Palo Verde) and a 24 -inch box Agave Americana (Century Plant 'Blue') in the front yard. This landscaping shall be relocated so that the trunks are completely on private property. 19. Per Council Policy L -6, the use of loose gravel is prohibited within the public right -of- way. 20. Per Chapter 13 of the City Municipal Code, the 24 -inch box Crepe Myrtle tree (mildew resistant variety i.e., Lagerstroemia or faurei hybrids 'Natchez') shall be planted along the Evening Canyon Road frontage. The plans shall identify exactly the species /size and location where the new street trees will be planted. Per the City Arborist, the applicant has the following options: a. Choose to redesign their landscaping to accommodate the required street tree, or b. Choose to keep the original design and pay for a street tree to be planted elsewhere in the City. 21. A new sewer cleanout shall be installed on the existing sewer lateral per STD -406 -L adjacent to the property line in the Evening Canyon Road public right -of -way. 22. An encroachment permit is required for all work activities within the public right -of -way. 23. In case of damage done to public improvements surrounding the development site by private construction, additional reconstruction within the public right -of -way could be required at the discretion of the Public Works Inspector. 24. All on -site drainage shall comply with the latest City Water Quality requirements. Tmplt: 12115/2011 Planning Commission Resolution No. _ Paqe 10 of 10 25. County Sanitation District fees shall be paid prior to the issuance of any building permits. Tmplt: 12/15/2011 Underlined Changes of Revised Resolution Item No. 2d Cornerstone Residential Securities Addition PA2012 -027 RESOLUTION NO. ## ## A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING VARIANCE NO. VA2012 -001 FOR AN ADDITION TO A SINGLE - FAMILY RESIDENCE LOCATED AT 245 EVENING CANYON ROAD (PA2012 -027). THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Daniel Kashani representing the property owner, Cornerstone Securities, LLC, with respect to property located at 245 Evening Canyon Road, and legally described as Lot 132 of Tract 1116, in the City of Newport Beach, County of Orange, State of California, as per map recorded in book 36, pages 19 -20, inclusive of miscellaneous maps, in the office of the County Recorder of said County requesting approval of a variance. 2. The applicant requests a variance to allow a 2,000- square -foot addition to an existing 2,757- square -foot nonconforming single - family residence. The structure is nonconforming because the existing residence encroaches between seven and 11 inches into the required 6 -foot southwesterly side yard setback. A variance is requested to allow a 73 percent addition and a second floor addition that would project into the southerly side yard setback, in -line with the existing nonconforming residence. 3. The approval of the variance to allow the 5 -foot 1 -inch side yard setback at the southwesterly side yard no longer renders the existing structure nonconforming. Therefore, an additional variance for the size of the addition to the existing structure is not required. 4. The subject property is located within the R -1 -6,000 (Single -Unit Residential) Zoning District and the General Plan Land Use Element category is RS -D (Single -Unit Residential Detached). 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD -A (Single -Unit Residential Detached). 6. A public hearing was held on May 3, 2012, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. At the May 3, 2012, Planning Commission Meeting, the Planning Commission took action to continue this item to the June 7, 2012, Planning Commission Meeting to comply with the noticing provisions of the NBMC. However, a public notice had already been mailed out for the May 17, 2012, Planning Commission Meeting. Therefore, at the May 17, 2012, meeting, the Planning Commission again continued the item to the June 7, 2012, Planning Commission meeting agenda. Planning Commission Resolution No. _ Paqe 2 of 10 7. A public hearing was held on June 7, 2012, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The project is categorically exempt under Section 15305, of the California Environmental Quality Act (CEQA) Guidelines — New Construction or Converstion of Small Structures). 2. The Class 3 exemption includes the construction of one single - family residence. The proposed development involves an addition to an existing single - family residence. Therefore, the proposed project qualifies for an exemption under Class 3. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.090.F (Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of a variance are set forth: Finding: A. That there are special or unique circumstances or conditions applicable to the subject property (e.g. location, shape, size, surrounding, topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical zoning classification. Facts in Support of Finding: A -1. The existing lot is 55 feet in width and the current zoning code requires 6 -foot side yard setback areas. The lot was permitted to be developed with a single - family residence with a side yard setback equal to 10 percent of the lot width in 1952, consistent with the Zoning provisions at that time. Therefore, the structure is considered legal nonconforming. A -2. The property is adjacent to Buck Gully and is subject to primary and accessory structure development string lines which limit construction further down the slope and limits the depth of the developable area. Development further down the slope is limited and compliance with the setback requirements would require significant additional alterations at the entry level of the existing structure beyond the proposed scope of work. A -3. Strict application of the setback standard would not allow the exterior wall of the proposed addition to be supported by the existing building wall and foundation directly below. From a structural standpoint, additional framing and foundation elements would be necessary to properly support the addition in compliance with the required Tmplt: 12/15/2011 Planning Commission Resolution No. _ Paqe 3 of 10 setbacks. The walls and foundation below would need to be completely reconstructed or replaced, which is a significant departure from the desired scope of construction. Additions and two -story construction are allowed on any R -1 -6,000 designated property by the Zoning Ordinance and approval of the Variance is necessary to preserve that right without significant added construction and cost to comply with the setback standard. Finding: B. That strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification. Facts in Support of Finding: B -1. The previous Zoning Code allowed properties within this zone to construct additions in -line with the existing structure by right. The current Zoning Code does not provide a provision that allows additions in -line with existing nonconforming structures that project into the side yard setback within the R -1 -6,000 zoning district. B -2. Strict application of the setback standard would not allow the exterior wall of the proposed addition to be supported by the existing building wall and foundation directly below. From a structural standpoint, additional framing and foundation elements would be necessary to properly support the addition in compliance with the required setbacks. The walls and foundation below would need to be completely reconstructed or replaced, which is a significant departure from the desired scope of construction. Additions and two -story construction are allowed on any R -1 -6,000 designated property by the Zoning Ordinance and approval of the Variance is necessary to preserve that right without significant added construction and cost to comply with the setback standard. B -3. The approval of the variance to allow the 5 -foot 1 -inch side yard setback at the southwesterly side yard no longer renders the existing structure nonconforming. Therefore, an additional variance for the size of the addition to the existing structure is not reauired. Finding: C. That the granting of the Variance is necessary for the preservation and enjoyment of substantial property rights of the applicant. Facts in Support of Finding: C -1. Strict compliance with the side yard setback standard given the unique circumstances identified in the facts significantly limits the ability of the property owner to create a two -story home thereby depriving a substantial property right afforded by other R -1- 6,000 lots in the Shore Cliffs Community. Tmplt: 12/15/2011 Planning Commission Resolution No. _ Pace 7 of 10 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING 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. Variance No. VA2012 -001 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.91.050 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. 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 Variance. 5. This Variance may be modified or revoked by the City Council or Planning Commission should they determine 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. 6. 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 Variance 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 Variance and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 7. 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 be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 8. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. Tmplt: 12/15/2011 Correspondence Item No. 2e Cornerstone Residential Securities Addition Nova, Makana PA2012 -027 From: Kay Shillock [khhillock @gmail.com] Sent: Thursday, June 07, 2012 4:17 PM To: Nova, Makana 1g.CEIVEO 8y Subject: Newport Beach Planning Commission - Meeting June 7, 2012 COMMUNITY Ms Makana Nova: Please submit the following to the Planning ,JUN 0 7 2012 Commission for consideration. Thank you. DEVELOPMENT VZ To: Newport Beach Planning Commission O'O NevW050 6� June 7, 2012 Meeting Re: Cornerstone Securities Residential Addition (PA 2012 -027) 245 Evening Canyon Rd. Corona del Mar. Shore Cliffs Subdivision Commission Members: The following testimony is submitted in opposition to granting a waiver to the above mentioned property. This has been deemed a non - conforming property. The residence was originally built in the 1950 or early 1960,s before the ability to survey via GPS. It was relatively easy to be "off" 7 to 11 inches. We have recently had the same experience with our 1950 vintage home at 242 Evening Canyon Rd and lost 18 inches of our property to adjacent new construction. I think we all agree GPS is more accurate; however, please do not use probable previous survey inaccuracy to justify allowing this waiver within Shore Cliffs Subdivision. The Commission will leave itself wide open to many more of the same requests and greatly damage the HOA's CC &Rs enforcement capability within a highly desirable community. We are reasonably certain the City of Newport Beach does not want to jeopardize Shore Cliffs' community status, for all the obvious reasons. Thank you for allowing us to submit this memo via e-mail. As I explained today in response to Ms Nova's telephone call regarding this evening's hearing, family illness prevented an earlier response. Thank you for your careful consideration. Mr & Mrs H.E. Shillock Jr. (owner: 242 Evening Canyon Rd.) 5203 Graystone Lane Houston, Texas 77069 i Planning Commission June 7, 2012 Cornerstone Securities Residential Addition Variance No. VA2012 -001 (PA2012 -027) 245 Evening Canyon Road Vicinity Map � I Street View -245 Event Canyon � 41 thwesterly Side Yard z .: . x.� �� 'fit :• }aF���, -� thwesterly Side Yard mo � 1111 i �J A l ns 5.43' n. com nT9A pso�z m 0 K Imo A0 °P m.o m 5.04' n z D 2 z n M _x �I z 0 2 O L nr CVEMIMG CANYON ROAD S ur-vev of Side Yard y 'ov it r4. '"!� Qt . . -71 .. -e.'-21g 1. IT - - lo, N!twl �AL K, ll,qol IN 320 LU Al M.rEFTT LINE V-V MAT PIT AEOVE M5H GROUND 5UEPACE I m 1MNATUFAL -J ' \ GiADE N 6],01' M 91.5% STUDY '11 MST1N G (JNATUM O?1VEV)AY G3ME 68.45' - BOMOM (QMATUNPL G PDE 66.95' CM4 AT PRO.°E W LINE 51-9- MAX tT ABOVE IJIJJJOM HNISH G!=ND SU?1PL[ (E1 19I119H Gi1DE 91,15' 1N)CATE 1 / HIrA. 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GRADE 9l.I S' 5OUTH ELEVATION 5CAL: /u'= 1'-Or Mt An TLY ME RIM. ! IE) NATURAL GRADE 91 .15r i nx A ¢cvAnLry rl..l =� u.a- AIIM'rYa.15 N'cva:¢x 1a.1a 31f r ® S.WCCJ4VI MCWb rY1'AliCx'IL'1.91-� �p11.4IXiCYAi1N. \ N¢`Mvurm nlf npp�ryNC rcPU. xx 14 I • � �RIW moc \\!I .� L5. =1 - F7011 FFH71 � V1mUAxNi9rf t � ' J P3:+Si vaC'JX M'A :.•Rl ]tAR !T1'd .l:CS 1YJ.'G• / x cry +?cx aad� ' f Ur�uA�mLica \ twAWA9�1af �px�ry ?µ.ygf 9l dd' �p1.' +iJHI RAY: ]LIY 5 E T ELEVATION rfiWU4 CCICR � A � � _,y,14Yx..Y>t_ei.__ ' ' I \I /�LI xn•. I•r di Cl Cornerstone Securities Residential Addition VA2012 -001 (PA2012 -027) 245 Evening Canyon • Required setback would not allow addition to use existing wall for structural support • Required setback would cause additional reconstruction or demolition of existing structure • Adequate light and air is provided between abutting properties. • Project complies with all other development standards such as height, parking, design standards, canyon development string lines, etc. Variance Findings End Four comment letters have been received from the public including two from the Shore Cliff Property Owner's Association. A variance for the size of the addition to the nonconforming structure is not necessary if the side yard variance is granted. An updated draft resolution has been provided clarify this. 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T +ryl.n � v rs 91.17 9� m.6) SLIT rs 91.13 +M" m� + 0 9x.65 mw M.M 8a63 • ROOF a.- 16216 m IlG6otD.: #�yBB EXISBNO BU201N6 9i 6y 9r s9 + 1.JC Dar 1 sr ROOF EL.- 10325 rs +rs s--tA O rs MM BL s ��p NC a19 O' 91.27 AA4, O • 166 9ar) N p o N n w +An m ° 6 m WO Ip,OAJ] fYJ] +96� h #NG E0.]] NG p 90.N O u rcGY BIAI d' A9R� I w 91.11 91.42 }- 91.39 91..1 ry epM � fP 81.0 vI ] 79 p 19Bg1t �� Es iF61 + EY r ^ PA" ROOF EL- 102'21 EXM77NO BUILOING ROOF EL.- 10239 Z +bn.11 u3GBWU4 +MIU M� B41I' Bd96\\�\ jp fl495 6A15 ® G ++ ru^YIIBG g) P3.1 M O➢B G N BNBG50 bb B89J NG +N @ JJ 83.61 NC NG `0 r 99.11 159.96' iM618 II'' �p rw -wD BIW -(ND FN[�if1• 1�617ILL M�'1s 9MS,i 7 9 NL �.YB 9371 +f5 89.10 p�6o�i�•�ri 183'12 1140. -KWNL m 'Vf''F ft65 25' I 25 Topographic _ Survey ,is 01 M FF. CAF i['i x,LY.q 1 L- 1 -- - - -',- M� - - - - -� uy1"� c�ruox ia.,� � �� r IIIIIIIINIIIIIIIIIIIIIIIIIIII IC %ATUiLL Ems. EAST ELEVATION ,. l:&, Y.0 0 FF. U.ii snv ,a� RI�RRIIIII ^` .� a. V �ISIYYiq• r' a® Lower Level Lanai n A.ia_ c }q � ti �J N: Y Rear Deck Facing Buck Gully z33 R- 1-8000 GENT RS -D CLUF RSD- ZONI R -1 -6 �3z Oo77ft Land Use and Zoning