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HomeMy WebLinkAbout03_San Miguel Court Subdivision_PA2010-027CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT September 9, 2010 Agenda Item 3 SUBJECT: San Miguel Court Subdivision - (PA2010 -027) 1691 San Miguel Drive Tentative Tract Map No. NT201 0-001 (TTM No. 17355) APPLICANT: Jim Manning, Manning Homes PLANNER: Russell Bunim (949) 644 -3233, rbunim @newportbeachca.gov PROJECT SUMMARY The project includes a tract map subdivision and grade determination for the development of four single -unit dwellings on a 0.75 -acre site. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. _ approving Tentative Tract Map No. NT2010 -001 (TTM No. 17355) including the determination that the finished grades shown to the tentative map would be used for the purpose of measuring structure height (Attachment No. PC 1). INTRODUCTION The subject property is located in the Harbor View Hills Planned Community on the northerly side of San Miguel Drive between San Joaquin Hills Drive and Port Sutton Drive. The site is adjacent to existing multi - family homes and is adjacent to a natural drainage course that is owned by the City. The site was previously developed and used as a childcare center. The childcare center has been demolished and all other improvements associated with it have been removed. The site is presently vacant. The applicant is requesting the approval of a tentative tract map to subdivide the existing 0.75 acre parcel into six lots, which include four numbered lots designated for single -unit dwellings, one lettered lot for a private driveway and one lettered lot designated for open space. Access will be provided from San Miguel Drive by a private driveway. The applicant also requests to use the finished grades depicted on the map the for the purpose of measuring structure height (Refer to Attachment No. PC 2 — Project Plans). rogllFmj 0� VICINITY MAP /bt 11' nl ZONING tobt>3< 13 1 113 /bf 5 ' lle Am lee Open Space (OS) and Single- r ]31 NORTH n51 162 ]11263132 a<14I3 dot 9G9 ,'/ U4 >21 Residential Beyond 211 efl _ 1<1 IM13 n5l - 9Y -�-- I9a Multiple - Family 44 )64 153 RM 143 Multiple - Family Residential 141 tl6 14' 35 611 OP and RS -D lab Nature Park and Singl e- Dwellin s Be and 623 RM 561 zP6�� 443 32 323 1660 1620 �1 16l! / 1690 1. 256u GENERAL PLAN OS 6 ( 6£ 1 -D o ie1$ n San Miguel Court Subdivision September 9, 2010 Page 2 11576en85112122 ZONING ! J •'+• a.aemuuuaaun 1.: ;; uss.zea»ve ZONING CURRENT USE ON -SITE Multiple-Unit Residential RM Planned Communit PC Vacant Open Space (OS) and Single- Nature Park and NORTH Unit Residential, Detached (RS- PC Residential Beyond D ) Beyond Multiple - Family SOUTH RM Multiple - Family Residential Residential MFR EAST OP and RS -D PC Nature Park and Singl e- Dwellin s Be and WEST RM PC zP6�� ten »u» PC -3 a 9pe ie = ms seteez LOCATION GENERAL PLAN ZONING CURRENT USE ON -SITE Multiple-Unit Residential RM Planned Communit PC Vacant Open Space (OS) and Single- Nature Park and NORTH Unit Residential, Detached (RS- PC Residential Beyond D ) Beyond Multiple - Family SOUTH RM Multiple - Family Residential Residential MFR EAST OP and RS -D PC Nature Park and Singl e- Dwellin s Be and WEST RM PC -Multiple-Family Dwellings rogllFmj 0� San Miguel Court Subdivision September 9, 2010 Page 3 The project as designed will require the movement of approximately 4,340 cubic yards of earth (400 cubic yards of cut and 3,940 cubic yards of import by truck). The applicant has submitted architectural renderings of the project for reference only. The City cannot condition the tentative tract map for architectural design of the dwellings (Attachment No. PC 3— Architectural Renderings). DISCUSSION Analysis General Plan The Land Use Element of the General Plan designates the site as RM (Multi -Unit Residential), which is intended to provide primarily for multi- family residential development containing attached or detached dwelling units. The maximum density allowed is 10 dwelling units and single -unit residences are not prohibited. The project consists of four detached dwelling units and complies with the RM land use category. San Miguel Drive is fully dedicated and no additional dedication of right of way is required to facilitate the project. Zoning The site is zoned PC (Planned Community) and is within the Harbor View Hills Planned Community (PC -3). The Harbor View Hills PC designates the site as Medium High Density Residential. This designation allows for higher density residential uses and it also allows uses within the Low Medium Residential Density designation, including detached single -unit residences. The project complies with all development standards of the Low Medium Residential Density designation, including the 5,000- square -foot minimum lot size. The smallest residential lot is 5,023 square feet and the largest is 9,108 square feet. Establishing Grade Unaltered, natural grade is typically utilized for the purpose of measuring structure height, in accordance with Section 20.65.030.6 (Measurement of Height) of the Zoning Code. Whenever a tentative map is approved, the finished grade as shown on the approved map shall be utilized for measuring structure height. As illustrated on the Technical Site Plan (Attachment No. PC 2), the property slopes down to the north and east from San Miguel Drive. The proposed grading would lower the elevation heights on the west side of the property where the proposed private driveway is proposed; however, in order to create flat pads for the development of the four dwellings units, the applicant has proposed a two -step retaining wall on the north and east sides of the property (Refer to sections "A -A" and "D -D" on the Technical Site San Miguel Court Subdivision September 9, 2010 Page 4 Plan). The tallest retaining walls are located at section "D -D ", where the applicant has proposed to raise the grade with an eight- foot -tall retaining wall, step back three feet with landscaping and add another six- foot -tall retaining wall. The grade would be raised from 39.50 feet to 54.00 feet in that location. The total grading is not considered a significant quantity given the size of the project site and the grades proposed. The applicant has proposed to realign the walkway north of the property in order to incorporate a minimum five -foot buffer between the walkway and retaining wall. The General Services Department has reviewed the project and has provided conditions of approval for landscaping to screen the proposed retaining walls from the walkway and residences on the opposite side of the natural open space area. Staff believes the proposed finished grades as shown on the Technical Site Plan with the conditions of approval are acceptable considering the topographic constraints, design, slope of the access, shape of the site, and adjacent land uses. Findings Pursuant to Section 19.12.070 of the Subdivision Code (Title 19), in approving a tentative tract map, the Planning Commission must make all of the following findings: 1. Finding: That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with applicable provisions of the Subdivision Map Act and this Subdivision Code. Facts in Support of Finding: • The proposed four -unit subdivision map and improvements are consistent with the density of the General Plan Land Use Designation, which allows for up to ten (10) units. The project is also consistent with the Harbor View Hills Planned Community, which designates the site for residential use. Conditions of approval have been included to ensure compliance with technical requirements of the Subdivision Code and State Subdivision Map Act (SMA). As stated above in the Establishing Grade section, the grades proposed with the tentative tract map are acceptable considering the constraints of the site. 2. Finding: That the site is physically suitable for the type and density of development. Facts in Support of Finding: • The 0.75 -acre (approximately 32,445 square feet) project site is physically large enough to accommodate four lots for the development of single - family San Miguel Court Subdivision September 9, 2010 Page 5 dwellings and two lots for providing open space and a driveway to the proposed lots. The private driveway lot is designed with four guest parking spaces and a turn - around. • The site is generally flat, but the northern and eastern portions slope toward the existing natural drainage course. The development as proposed necessitates retaining walls and fill. The proposed grades and walls (as designed and conditioned) are not inappropriate or excessively high, which could suggest that the site is unsuitable for the development proposed. 3. Finding: That the design of the subdivision or the proposed improvements will not cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision - making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report. Facts in Support of Finding: This project has been reviewed, and it has been determined that it is categorically exempt from the requirements of the California Environmental Quality Act under Class 32 (In -Fill Development), as depicted in Attachment No. PC 4. 4. Finding: That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. Facts in Support of Finding: • The proposed Tentative Tract Map is for residential subdivision purposes. All construction for the project will comply with all Building, Public Works and Fire Codes, which are in place to prevent serious public health problems. 5. Finding: That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the decision - making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to easements previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision. San Miguel Court Subdivision September 9, 2010 Page 6 Facts in Support of Finding: • The design of the development will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. The Public Works Department has provided a condition of approval that does not allow permanent structures within the four - foot -wide public utility and pedestrian access easement along San Miguel Drive. 6. Finding: That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land. Facts in Support of Finding: • The property is not subject to the Williamson Act because the subject property is not considered an agricultural preserve and is less than 100 acres. • This site will be developed for residential use in a residentially zoned area. 7. Finding: That, in the case of a "land project' as defined in Section 11000.5 of the California Business and Professions Code: (a) there is an adopted specific plan for the area to be included within the land project; and (b) the decision - making body finds that the proposed land project is consistent with the specific plan for the area. Facts in Support of Finding: • The project is not defined as a 'land project' as defined in Section 11000.5 of the California Business and Professions Code and the project site is not subject to a specific plan. 8. Finding: That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act. Facts in Support of Finding: • The proposed Tentative Tract Map and improvements are subject to Title 24 of the California Building Code, which requires new construction to meet minimum heating and cooling efficiency standards depending on location and San Miguel Court Subdivision September 9, 2010 Page 7 climate. The Newport Beach Building Department enforces Title 24 compliance through the plan check and inspection process. 9. Finding: That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources. Facts in Support of Finding: • The proposed subdivision facilitates the creation of four new residential dwellings that will be added to the City's housing stock and the payment of the in -lieu affordable housing fee will further the City's goal of meeting its housing needs as identified in the Regional Housing Needs Assessment. The addition of four units will not cause an undue strain on public services. 10. Finding: That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board. Facts in Support of Finding: • The site, when previously developed, was served by the local utility providers and adequate capacity exists to supply the necessary utilities to the proposed residential units. The proposed residential project is not expected to introduce any unremitted discharge requirements into the existing sewer system. 11. Finding: For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. Facts in Support of Finding: • The subject property is not located within the Coastal Zone. Applicable Fees Associated with the development of four, single -unit dwellings are applicable fees. The draft resolution (Attachment No. PC 1) contains conditions of approval that require the following: San Miguel Court Subdivision September 9, 2010 Page 8 • Prior to issuance of building permits, fair share fees for four (4) dwelling units shall be paid in accordance with City Ordinance No. 94 -19 of the Newport Beach Municipal Code. Prior to the issuance of buildings permits, in -lieu housing fees for four (4) dwelling units shall be paid in accordance with City Resolution No. 2010 -44. • Prior to the issuance of buildings permits, San Joaquin Hill Transportation Corridor Fees for four (4) single -unit dwellings shall be paid in accordance with City Municipal Code Chapter 15.42 (City Ordinance No. 85 -29). • Prior to recordation of the Tract Map, park dedication fees for four (4) dwelling units shall be paid in accordance with Chapter 19.52 of the Newport Beach Municipal Code. This fee shall be paid upon submittal of the map to the Public Works Department for plan check and deposited into the appropriate Service Area account as identified in the Recreation and Open Space Element of the General Plan. The current fee rates are: • Fair Share Fees: Residential -Low Density (SFD) -- $2,025 per unit • In -Lieu Affordable Housing Fees: $18,500 per unit San Joaquin Hills Transportation Corridor Fees: Single Family -- $4,530 per unit In -Lieu Park Dedication Fees: $26,125 per unit Final Map Review Pursuant to Section 19.60.010 of the Subdivision Code, if the City Engineer determines, after consultation with the Planning Director, that a final tract map conforms to the applicable tentative tract map and its conditions of approval, the final map shall be forwarded to the City Council for review and approval. Environmental Review The project is categorically exempt under Section 15332, of the California Environmental Quality Act (CEQA) Guidelines - Class 32 (In -Fill Development). Attachment No. PC 4 describes the conditions that must be met in using this exemption. Public Notice 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 ten days in advance of this San Miguel Court Subdivision September 9, 2010 Page 9 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. Prepared by: Submitted by: A WC ussell Bu im, Assistant Planner James Campb ll, Acting Planning Director ATTACHMENTS PC 1 Draft Resolution with Findings and Conditions PC 2 Project Plans PC 3 Architectural Renderings PC 4 CEQA Exemption rogllFmj 0� Attachment No. PC 1 Draft Resolution rogllFmj 0� RESOLUTION NO. ;###k A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING NT2010 -001 FOR A TENTATIVE TRACT MAP AND A GRADE DETERMINATION LOCATED AT 1691 SAN MIGUEL DRIVE (PA2010 -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 Jim Manning, with respect to property located at 1691 San Miguel Drive, and legally described as Resubdivision No. 311, Parcel 2 requesting approval of a tract map. 2. The applicant proposes a tract map subdivision and grade determination for the development of four single -unit dwellings on a 0.75 -acre site. 3. The subject property is located within the Harbor View Hills Planned Community (PC -3) and the General Plan Land Use Element category is Multiple -Unit Residential (RM). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on September 9, 2010, 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. The project is categorically exempt under Section 15332, of the California Environmental Quality Act (CEQA) Guidelines - Class 32 (In -Fill Development). The project is consistent with General Plan policies and the Harbor View Hills Planned Community Development Plan. The proposed project is within the City limits, on a site less than 5 acres, and is surrounded by urban uses. The project site has no value as habitat for endangered, rare, or threatened species, as demonstrated from a biological constraints survey from February 2010. The proposed project will not result in any significant effects relating to traffic, noise, air quality, or water quality. Traffic generated by up to ten residential units on the site is anticipated in the City's General Plan Update and was evaluated in the General Plan Update EIR. The development of four units will produce minimal traffic that will neither cause nor contribute to any unacceptable level of service within the circulation network. Adequate resident and guest parking will be provided on -site. The site will have a single point of access on San Miguel Drive. No significant traffic or circulation impacts would occur. The project would not result in significant noise air or quality impacts because of the limited nature of the project (four single - unit residential dwellings). The project will comply with all applicable provisions of the City's Noise Ordinance. Water quality will be managed through the incorporation of best Planning Commission Resolution No. _ Paoe 2 of 12 management practices (BMPs) during construction and through features included in the project's drainage plan. The site can be adequately served by all required utilities and public services. A full range of utilities, including sewer, water, energy, telephone, etc., exist within the project area and can be extended to the subject property. The applicant, in consultation with City staff and service providers, determined that the proposed development of four single -unit residences can be adequately served by existing utilities and public services. SECTION 3. REQUIRED FINDINGS. In accordance with Section 19.12.070 of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: 1. Finding: That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with applicable provisions of the Subdivision Map Act and this Subdivision Code. Facts in Support of Finding: e The proposed four -unit subdivision map and improvements are consistent with the density of the General Plan Land Use Designation, which allows for up to ten (10) units. The project is also consistent with the Harbor View Hills Planned Community, which designates the site for residential use. Conditions of approval have been included to ensure compliance with technical requirements of the Subdivision Code and State Subdivision Map Act (SMA). ® The grades proposed with the tentative tract map are acceptable considering the constraints of the site. 2. Finding: That the site is physically suitable for the type and density of development. Facts in Support of Finding: The 0.75 -acre (approximately 32,445 square feet) project site is physically large enough to accommodate four lots for the development of single - family dwellings and two lots for providing open space and a driveway to the proposed lots. The private driveway lot is designed with four guest parking spaces and a turn - around. o The site is generally flat, but the northern and eastern portions slope toward the existing natural drainage course. The development as proposed necessitates retaining walls and fill. The proposed grades and walls (as designed and conditioned) are not inappropriate or excessively high, which could suggest that the site is unsuitable for the development proposed. 3. Finding: That the design of the subdivision or the proposed improvements will not cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision - making body may nevertheless approve such a subdivision if an environmental impact report Planning Commission Resolution No. _ Page 3 of 12 was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report. Facts in Support of Finding: This project has been reviewed, and it has been determined that it is categorically exempt from the requirements of the California Environmental Quality Act under Class 32 (In -Fill Development), as depicted in Attachment No. PC 4. 4. Finding: That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. Facts in Support of Finding: The proposed Tentative Tract Map is for residential subdivision purposes. All construction for the project will comply with all Building, Public Works and Fire Codes, which are in place to prevent serious public health problems. 5. Finding: That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the decision- making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to easements previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision. Facts in Support of Finding: The design of the development will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. The Public Works Department has provided a condition of approval that does not allow permanent structures within the four - foot -wide public utility and pedestrian access easement along San Miguel Drive. 6. Finding: That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land. Facts in Support of Finding: Planning Commission Resolution No. _ Pape 4 of 12 o The property is not subject to the Williamson Act because the subject property is not considered an agricultural preserve and is less than 100 acres. o This site will be developed for residential use in a residentially zoned area. 7. Finding: That, in the case of a `land project" as defined in Section 11000.5 of the California Business and Professions Code: (a) there is an adopted specific plan for the area to be included within the land project; and (b) the decision - making body finds that the proposed land project is consistent with the specific plan for the area. Facts in Support of Finding: The project is not defined as a "land project" as defined in Section 11000.5 of the California Business and Professions Code and the project site is not subject to a specific plan. 8. Finding: That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act. Facts in Support of Finding: o The proposed Tentative Tract Map and improvements are subject to Title 24 of the California Building Code, which requires new construction to meet minimum heating and cooling efficiency standards depending on location and climate. The Newport Beach Building Department enforces Title 24 compliance through the plan check and inspection process. 9. Finding: That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources. Facts in Support of Finding: 0 The proposed subdivision facilitates the creation of four new residential dwellings that will be added to the City's housing stock and the payment of the in -lieu affordable housing fee will further the City's goal of meeting its housing needs as identified in the Regional Housing Needs Assessment. The addition of four units will not cause an undue strain on public services. 10. Finding: That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board. Facts in Support of Finding: Planning Commission Resolution No. _ Paae 5 of 12 m The site, when previously developed, was served by the local utility providers and adequate capacity exists to supply the necessary utilities to the proposed residential units. The proposed residential project is not expected to introduce any unremitted discharge requirements into the existing sewer system. 11. Finding: For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. Facts in Support of Finding: © The subject property is not located within the Coastal Zone. SECTION 4. DECISION. NOWT, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Tentative Tract Map No. NT2010 -001 and the grade determination, 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 9th DAY OF SEPTEMBER, 2010. AYES: NOES: ABSTAIN: ABSENT: M 10 Earl McDaniel, Chairman Michael Toerge, Secretary Planning Commission Resolution No. Pape 6 of 12 EXHIBIT "A" CONDITIONS OF APPROVAL (Project - specific conditions are in italics) Planning Department 1. The development shall be in substantial conformance with the approved technical site plan and tentative tract map stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. Prior to issuance of building permits, fair share fees for four (4) dwelling units shall be paid in accordance with City Ordinance 94 -19 of the Newport Beach Municipal Code. 3. Prior to the issuance of buildings permits, in -lieu housing fees for four (4)dwelling units shall be paid in accordance with City Resolution No. 2010 -44. 4. Prior to the issuance of buildings permits, San Joaquin Hill Transportation Corridor Fees for four (4) single -unit dwellings shall be paid in accordance with City Municipal Code Chapter 15.42 (City Ordinance No. 85 -29). 5. Prior to recordation of the Tract Map, park dedication fees for four (4) dwelling units shall be paid in accordance with Chapter 19.52 of the Newport Beach Municipal Code. This fee shall be paid upon submittal of the map to the Public Works Department for plan check and deposited into the appropriate Service Area account as identified in the Recreation and Open Space Element of the General Plan. 6. Pursuant to Section 19.60.010 of the Subdivision Code, if the City Engineer determines, after consultation with the Planning Director, that a final tract map conforms to the applicable tentative tract map and its conditions of approval, the final map shall be forwarded to the City Council for review. 7. Tract Map No. NT2010 -027 shall expire unless exercised within 24 months from the date of approval as specified in Chapter 19.16 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 8. Grades as shown on the approved tract map shall be established for the purpose of measuring height for all structures and the single -unit dwellings. 9. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 10. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. Planning Commission Resolution No. Page 7 of 12 11. This approval was based on the particulars of the individual case and does not in and of itself or in combination with other approvals in the vicinity or Citywide constitute a precedent for future approvals or decisions. 12. All landscape materials and irrigation systems shall be maintained in accordance with the Chapter 14.17 of the Municipal Code. 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. 13. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Planning Director, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Planning Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 14. Prior to the issuance of a buildinggermits. the applicant shall prepare photometric study in conjunction with a final lighting plan for approval by the Planning Department. The survey shall show that lighting values are 1" or less at all property lines. 15. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified time periods unless the ambient noise level is higher: 16. 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 Department. 17. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 18. 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 Between the hours of 7:OOAM and 10:00PM Between the hours of 10:0013M and 7:OOAM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 5OdBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 6OdBA 45dBA 50d BA Commercial Property NIA 65dBA N/A 60dBA 16. 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 Department. 17. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 18. 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 Planning Commission Resolution No. Paoe 8 of 12 Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise - generating construction activities are not allowed on Sundays or Holidays. 19. All trash shall be stored within the dwelling units or within a dumpster stored in the trash enclosure (three walls and a self - latching gate) or otherwise screened from view of neighboring properties, except when placed for pick -up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 20. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the SAN MIGUEL COURT SUBDIVISION including, but not limited to, the NT2010 -001. 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 21. Automatic fire sprinklers shall be required for all new construction. The sprinkler system shall be monitored by a UL certified alarm service company. Buildina Department 22. The applicant is required to obtain all applicable permits from the City Building and Fire Departments. 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. 23. The applicant shall employ the following best available control measures ( "BACMs ") to reduce construction - related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. Planning Commission Resolution No. Page 9 of 12 • Cover or water twice daily any on -site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. • Emissions • Require 90 -day low -NOx tune -ups for off road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment Off -Site Impacts • Encourage car pooling for construction workers. • Limit lane closures to off -peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off -site. • Sweep access points daily. • Encourage receipt of materials during non -peak traffic hours. • Sandbag construction sites for erosion control. Fill Placement • The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. • Maintain and utilize a continuous water application system during earth placement and compaction to achieve a 10 percent soil moisture content in the top six -inch surface layer, subject to review /discretion of the geotechnical engineer. 24. Prior to the issuance of grading permits, a Storm Water Pollution Prevention Plan (SWPPP) and Notice of Intent (NOI) to comply with the General Permit for Construction Activities shall be prepared, submitted to the State Water Quality Control Board for approval and made part of the construction program. The project applicant will provide the City with a copy of the NOI and their application check as proof of filing with the State Water Quality Control Board. This plan will detail measures and practices that will be in effect during construction to minimize the project's impact on water quality. 25. Prior to issuance of grading permits, the applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the proposed project, subject to the approval of the Building Department and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 26. A list of "good house - keeping" practices will be incorporated into the long -term post - construction operation of the site to minimize the likelihood that pollutants will be used, stored or spilled on the site that could impair water quality. These may include frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful fertilizers or pesticides, and the diversion of storm water away from potential sources of pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list and describe all structural and non - structural BMPs. In addition, the Planning Commission Resolution No. _ Paqe 10 of 12 WQMP must also identify the entity responsible for the long -term inspection, maintenance, and funding for all structural (and if applicable Treatment Control) BMPs. Public Works Department 27. A Final Parcel Map shall be recorded per Chapter 19.56 of the City Municipal Code. The Map shall be prepared on the California coordinate system (NAD83). Prior to recordation of the Map, the surveyor /engineer preparing the Map shall submit to the County Surveyor and the City of Newport Beach a digital - graphic file of said map in a manner described in Section 7 -9 -330 and 7 -9 -337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The Map to be submitted to the City of Newport Beach shall comply with the City's CADD Standards. Scanned images will not be accepted. 28. Prior to recordation of the Final Parcel Map, the surveyor /engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Section s 7 -9 -330 and 7 -9 -337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments (one inch iron pipe with tag) shall be set On Each Lot Corner unless otherwise approved by the Subdivision Engineer. Monuments shall be protected in place if installed prior to completion of construction project. 29. In accordance with the provisions of Chapter 13 (or any other applicable chapters) of the Newport Beach Municipal Code, additional street trees may be required and existing street trees shall be protected in place during construction of the subject project, unless otherwise approved by the General Services Department and the Public Works Department through an encroachment permit or agreement. 30. The developer shall design and construct the required on and off -site improvements per Chapter 19.28 of the City Municipal Code. 31. An encroachment permit shall be required for all work activities within the public right - of -way, on City -owned utilities and within the Harbor View Nature Park. 32. A Public Utilities Easement over Lot "A" shall be granted to the City for the proposed City -owned water main to serve the development. 33. A 10- foot -wide Private Storm Drain easement shall be obtained from the Irvine Company for the proposed private 12 -inch storm drain line to serve the development. 34. Reconstruct the existing broken and /or otherwise damaged concrete curb, gutter and sidewalk along the San Miguel Drive frontage. Limits of work shall be determined by the Public Works Inspector. 35. Existing driveway approach to be abandoned shall be plugged per City Standard #165 -L with a full height curb, gutter and sidewalk. Planning Commission Resolution No. Paae 11 o 36. The development site shall comply with the City's on -site non -storm runoff retention requirements. 37. Each unit shall be served by an individual water service meter, sewer lateral and cleanout per City Standards. 38. On- street parking on the proposed private street shall be prohibited except in designated parking spaces. 39. Existing trees in the Harbor View Nature Park shall be protected in place. The removal of trees in the park shall first be reviewed and approved by the General Services Department; in conjunction with an approved landscape plan. Unauthorized tree removal(s) will trigger substantial penalties for all of the parties involved. 40. Existing bike lane striping on San Miguel Drive shall be modified to allow for right -turn movements into the proposed private street. Striping shall be approved by the City Traffic Engineer. 41. All improvements shall comply with the City's sight distance requirement. See City Standard 110 -L. 42. The developer shall be responsible for payment of any County Sanitation District fees required for the development. Written evidence of payment shall be provided prior to issuance of a Building permit. 43. No permanent structures can be built within the four - foot -wide public utility and pedestrian access easement along the San Miguel Drive frontage. 44. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right -of -way could be required at the discretion of the Public Works Inspector. 45. Proposed parking spaces shall be per City Standard 805- L -A &B. General Services Department The following conditions apply to the City -owned nature park to the north and east of the project site. The General Services Department shall review and approve the landscaping plan prior to the issuance of final building permits of the dwelling units. 46. A licensed landscape architect shall design an irrigation system and planting plan for screening the retaining walls and for the damage and plant removal on the slope. 47. The developer shall intercept the irrigation mainline at the backflow and install a valve (connect to existing controller), flow sensor and master valve, and a bubbler irrigation system on the disturbed slope area to water the below plant material. Planning Commission Resolution No. _ Pape 12 of 12 48. Depending on how much plant material is removed off of the slope, the General Services Department may require the complete removal based on what is remaining. The developer shall install the following: a. Installation of 36 -inch box Schinus molle — California Pepper Trees /Low Branching Multi's. The amount to be determined by how much plant material and slope grading is needed after the demolition of the site and installation of the walls. They shall be planted a minimum of 25 feet on- center with the option to mix in 36 -inch box Platanus (Sycamores) racemosa wrightii or Platanus Mexicana with the same spacing. b. Fifteen gallon Acacia redolens, or approved alternate, five feet on- center. The amount shall be determined by the General Services Department based how much plant material and slope grading is needed after the demolition of the site and installation of the new retaining walls. C. Jute netting (or approved alternate) to retain the slope and two -inch to four -inch of bark mulch cover. d. Developer shall plant, irrigate and maintain a vine to cover the new retaining walls. Attachment No. PC 2 Project Plans rogllFmj 0� PATIO (Jrr�►/JJ\Ir 71�rlr�TJVrJ r)J�1IJ rJr1r��Jr� I PLr1J\i�LJ �J �IiL r�r�1JrJ� - r1 L MLOJUM J �I �r�i1rlJ� I ROPOSED 12' PRIVATE STORM DRAIN TO CONNECT TO I S T I N G EXIS77NG 15' PRIVATE STORMR 55 DRAIN�WITH /N 1HEWBAYW040D03 APARIRAENT-PROPERTY� PROPOSED 10'IPRIVATE STORM \ DRAIN EASEMENT 0 4 -y': v ; 54.00 TRW 54.00 FS r- X54.00 T 2 - �Rly,✓ o� �/ 4900 . PROPOSED 10' PRIVA, 3TE STORM DRAIN EASEMENT 4J81 FS - ° ,• I .I /' RIM 1658 40�r ^> S 53.5 FG h 53.7 PG 53.51 5300 FS J �\ PROPOSED 10' PRIVATE SEWER 533 1 EASEMENT 6GN CURB I \ \ T PAT10 z I g 11' 92S� 5 EXISTING 5 53� ] NG O �I LOT T ° BLDG w F.F. =54,06 �\ I f f o PATIO O 1 15.75'15.75'7.07 4 - 53�J NG � � 0 PATIO O 53�7 NG 53.5 FG k1 15.50'9,p PARCEL I 0.0 1 57 PMB 46/10 N �8= o r C� c� AEI t y�p`7 m 1 1 ae l I I hloI� I 15 Ih� - REMOVE AND RELOCATE TRAIL y °hk�y 1y° y� r1r1F ?F'0r? ViEll y JVArJJl-Tr Pr1jr-?K 6° ye °�h °�tilti ti j/G EXIS77NG 6 NATURE \\ hh `4��� �;;.��0�0 � �\ TRAIL \\ 5,00 54.50 3 ee: 54.90 TRW a1 Y. yQ,o PROPOSED 5 PRIVATE 5.00' 3.9 51.00 0 Fs h,�,�. MAINTENANCE EASEMENT - -= , -- '�•5E.6 TRW � WALL - 495' - 5.00, In ,1.8`RET = -- g 5.6 51.00 F�1 �' \� 2 _ 48' o \ PARCEL 9 • -�--•- ` �� �' i� PAfB 46/10 o n> tr r 2' 5.00' 23.50' 3 56.30 3 59.00 5.00' 0 0 ° u Q hb uNE� L /NE OF,S /GHH��/ / �� -/ v _ / E 222 51' -� ,� „rri cd q 4, N 8319'34'_ dam% t - b3 4 y 45 F T - ' 1� 2Q -24 E '^9 t'. .�2 4" 2 E(a � �' ^` 6046 �bNS by ^4S 7:9 OFC -FS HpE b ^'Y 6ry V Y % 5655 FS XYORANT , `J y �+ % bb0 f� s _ ^ OV <' �1% �N• WAkER•kN1E e% cAOeGx _ KI 4S 56.]3 FS �I b0 56.88 FS sties rs r 5119 PS r b T 5722 FS CIMITEDfUSEAREA % ^ii 5,33F_ (LINE�OF-SIGHT)I 5].56 FS 1� 5246 -. -. CS _L. 5]30 FS II - - -_ -- % N 4 _ 15LI - I57.91 FS gAN I I I I i MIGUEL DRIVE 'Al JRBOR yYJJJ CJJ \1jj1/UjVjrY r ?r.3lJrJvTJAL jVJEjDJUjV DE5jV IrY (r ?JWD) 0 10 20 40 80 PREPARED FOR- MIGUEL VENTURES, L.L.C. WATER MILL HOMES, INC. 20151 SW Birch Street, Suite 150 Newport Beach, California 92660 TEL 949 250.4200 FAX 949 250.9008 24" 1" 1/4 6" 18" 112 . � 3/8" LIP-- R I "R N r 1 /2 "R / / LEVEL PROPOSED 6' CURB AND GUTTER N. T S. PARKING SPACE DETAIL TC (PER 1/4 "= N. T S. 80,3' PARKING 1ST FLOOR LIVING: STALL 2ND FLOOR LIVING: 1,996 SF U 3,173 SF 6° 1 1/2 "" 23.50' 3,873 SF 3 56.30 3 59.00 5.00' 0 0 ° u Q hb uNE� L /NE OF,S /GHH��/ / �� -/ v _ / E 222 51' -� ,� „rri cd q 4, N 8319'34'_ dam% t - b3 4 y 45 F T - ' 1� 2Q -24 E '^9 t'. .�2 4" 2 E(a � �' ^` 6046 �bNS by ^4S 7:9 OFC -FS HpE b ^'Y 6ry V Y % 5655 FS XYORANT , `J y �+ % bb0 f� s _ ^ OV <' �1% �N• WAkER•kN1E e% cAOeGx _ KI 4S 56.]3 FS �I b0 56.88 FS sties rs r 5119 PS r b T 5722 FS CIMITEDfUSEAREA % ^ii 5,33F_ (LINE�OF-SIGHT)I 5].56 FS 1� 5246 -. -. CS _L. 5]30 FS II - - -_ -- % N 4 _ 15LI - I57.91 FS gAN I I I I i MIGUEL DRIVE 'Al JRBOR yYJJJ CJJ \1jj1/UjVjrY r ?r.3lJrJvTJAL jVJEjDJUjV DE5jV IrY (r ?JWD) 0 10 20 40 80 PREPARED FOR- MIGUEL VENTURES, L.L.C. WATER MILL HOMES, INC. 20151 SW Birch Street, Suite 150 Newport Beach, California 92660 TEL 949 250.4200 FAX 949 250.9008 24" 1" 1/4 6" 18" 112 . � 3/8" LIP-- R I "R N r 1 /2 "R / / LEVEL PROPOSED 6' CURB AND GUTTER N. T S. PARKING SPACE DETAIL TC (PER 1/4 "= 0 FACE BATTER 3:12 9 1/2•" PROPOSED 6' CONCRETE CURB TUTS. 27' (PRIVATE DRIVEWAY (LOT A)) 26' m (IRA VELWAY WIDTH TO THIS POINT) ¢` 24" 1.5" TC -PER PLAN 6„ I 3 "R ' o 25' 4° CONCRETE WEDGE CURB DETAIL N. T S. TYPICAL PLOTTING SCALE 1 " =20' BUILDING 1 N. T S. Q PARKING 1ST FLOOR LIVING: STALL 2ND FLOOR LIVING: 1,996 SF U 3,173 SF 6° 1 1/2 "" TOTAL: 3,873 SF TC (PEF 0 FACE BATTER 3:12 9 1/2•" PROPOSED 6' CONCRETE CURB TUTS. 27' (PRIVATE DRIVEWAY (LOT A)) 26' m (IRA VELWAY WIDTH TO THIS POINT) ¢` 24" 1.5" TC -PER PLAN 6„ I 3 "R ' o 25' 4° CONCRETE WEDGE CURB DETAIL N. T S. TYPICAL PLOTTING SCALE 1 " =20' BUILDING 1 BLDG. TYPE 1 HOME HEIGHT 1ST FLOOR LIVING: 1,177 SF 2ND FLOOR LIVING: 1,996 SF SUBTOTAL LIVING: 3,173 SF GARAGE: 700 SF TOTAL: 3,873 SF muiLuirvv BLDG. TYPE 1 HOME HEIGHT 1ST FLOOR LIVING: 1,345 SF 2ND FLOOR LIVING. 2,152 SF SUBTOTAL LIVING: 3,507 SF GARAGE: 576 SF TOTAL: 4,07J SF BUILDING 3 BLDG. TYPE 2 HOMES HEIGHT 1ST FLOOR LIVING: 1,760 SF 2ND FLOOR LIVING: 2,152 SF SUBTOTAL LIVING: 3,912 SF GARAGE.• 700 SF TOTAL: 4,612 SF FLY E'LY PROPOSED PRIVATE DRIVEWAY (LOT A SCALE 1 " =5' PARKING SUMMARY REQUIRED PARKING SPACES (PER THE HARBOR VIEW HILLS PLANNED COMMUNITY DISTRICT REGULATIONS) SINGLE FAMILY DETACHED RESIDEN7IAL (BLDGS. 1. 2 & 3 COVERED SPACES (GARAGED) 2 COVERED SPACES PER BLDG. BLDG. j OF I OF TYPE BLDGS COVERED SPACES 1 1 2 2 1 2 3 2 4 SUBTOTAL 4 8 TOTAL 8 SPACES PROVIDED PARKING SPACES (PER TECHNICAL S17F PLAN) SINGLE- FAMILY DETACHED RESIDENTIAL (BLDGS. 1, 2 & 3) COVERED SPACES (GARAGED) 2 COVERED SPACES PER BLDG. UNCOVERED SPACES (DRIVEWAY /OFF- STREET) 2 UNCOVERED SPACES PER BLDG. OF BLDG. OF OF UNCOVERED SPACES TYPE BLDGS. COVERED SPACES DRIVEWAY OFF- STREET TOTAL 1 1 2 2 1 5 2 1 2 2 1 5 3 2 6 4 2 12 SUBTOTAL 4 10 8 4 TOTAL 22 SPACES NOTE. UNCOVERED OFF- STREET PARKING SPACE SIZE. 9'x18'. SEE DETAIL HEREON. CONSTRUCTION NOTES 10- CONSTRUCT A. C. PAVEMENT (TO BE DETERMINED BY PRELIMINARY SOILS REPORT) 2o- CONSTRUCT 8" CURB AND GUTTER PER CITY OF NEWPORT BEACH STANDARD STD -182 -L 3o- CONSTRUCT 4" CONCRETE WEDGE CURB PER DETAIL HEREON 4o- CONSTRUCT 6" CONCRETE CURB, TYPE 'B, PER CITY OF NEWPORT BEACH STANDARD ST -182 -L 50- CONSTRUCT 6" CURB & GUTTER, TYPE 'A, PER CITY OF NEWPORT BEACH STANDARD ST- 182-L PREPARED BY 17320 Redhill Ave. . M O R S E Suite 350 Irvine, CA 92614 S C H u L 7 Z Voice: 949 - 251 -8821 FAX: 949- 251 -0516 P L A N N E R S E N G I N E E R S SURVEYORS BUILDING LOT COVERAGE BUILDING LOT LOT FOOTPRINT LOT No. AREA SF. AREA SF. COVERAGE( %) 1 9,108 2,460 27.09 2 5,630 2,460 4379 3 5,023 1,870 37.29 4 5,796 1,921 3319 SETBACKS FRONT. (TO PRIVATE DRIVEWAY: LOT A) BLDG.: 20' MIN. PAT /0: 15' MIN. GARAGE 20' MIN, SIDE.' (TO LOT LINE) BLDG. INTER /OR: 5' MIN. BLDG. EXTERIOR: 5' MIN (LOT LINE) 20' MIN. (ADJACENT TO SAN MIGUEL DR.) REAR. (TO LOT LINE) BLDG.: 20' MIN (LOT LINE) BUILDING HEIGHTS LOT No. BLDG. TYPE BLDG. HEIGHT 1 3 32.0' MAX. 2 3 32.0' MAX. 3 1 32.0' MAX. 4 2 32.0' MAX. V/C JTY MAP NOT TO SCALE LEGEND C - SLUMP BLOCK WALL W /PILASTERS FR LOT (55.81 EXISTING TOP OF CURB ELEVATION - - -1 -- WROUGHT IRON FENCE (70.0 FS) EXISTING ELEVATION _ _ _ _ _ _ _ _ - -�- -- EXISTING FIRE HYDRANT PROPOSED 4.0' HIGH MAX EXISTING STREET LIGHT f EXISTING FINISH GRADE FG PROPOSED PRIVATE STORM DRAIN SYSTEM - -- 72 "RCP - -- PROPOSED PAD ELEVATION 230 PROPOSED LOT NUMBER O TENTATIVE TRACT BOUNDARY -- PROPOSED 2:1 SLOPE A A PROPOSED COVERED GARAGE SPACE /1 I1 LIMITED USE AREA (SIGHT DISTANCE) uu EXISTING PUBLIC UTILITY EASEMENT A A (AS NOTED ON PLAN) i I 1 V V PROPOSED PRIVATE UT /CITY ACCESS EASEMENT O3 (AS NOTED ON PLAN) MIGUEL VENTURES, L.L.C. PROPOSED FIRE HYDRANT WATER MILL HOMES, INC. PROPOSED RETAINING WALL FOOT (SEE HEIGHTS PER PLAN) 20151 SW BIRCH STREET. SUITE 150 PROPOSED VARIABLE HEIGHT NEWPORT BEACH, CA. 92660 MAY 27. MASONARY RETAINING WALL (SEE HEIGHTS PER PLAN) PROPOSED 6.0' HIGH MAX. C - SLUMP BLOCK WALL W /PILASTERS FR LOT (55.81 PROPOSED 6.0' HIGH MAX. 9,108 WROUGHT IRON FENCE ' PROPOSED 6.0' HIGH MAX. _ _ _ _ _ _ _ _ SLUMP BLOCK WALL 43.19' PROPOSED 4.0' HIGH MAX 000000000000000 SAFETY FENCE 29.14' PROPOSED PILASTER 5,459 PROPOSED GATE ACCESS 36.71' PROPOSED RETAINING WALL HEIGHT 570 rRW s.o 5.4 DU /AC ae.o rs "LINE OF S /GHP' DESIGN (TYP.) LINE of SIGHT A A PROPOSED COVERED GARAGE SPACE /1 I1 6 uu A A PROPOSED UNCOVERED DRIVEWAY SPACE i I 1 V V PROPOSED UNCOVERED OFF- STREET SPACE O3 APPLICANT/ DEVELOPER OWNER MIGUEL VENTURES, L.L.C. THE /RV /NE COMPANY WATER MILL HOMES, INC. 550 NEWPORT CENTER DRIVE FOOT NEWPORT BEACH, CA. 92660 20151 SW BIRCH STREET. SUITE 150 1 " =20' NEWPORT BEACH, CA. 92660 MAY 27. PH: (949) 250 -4200 LOT AREA SUMMARY NUMBER (SF) �SF) FR LOT (55.81 1 9,108 9,108 ' 2 5,630 5,630 43.19' 3 5,023 5,023 29.14' 4 5,459 5,459 36.71' LOT SUMMARY LOTS 1 -4 MIN. LOT SIZE- 5,023 SF MAX. LOT SIZE.- 9,108 SF AVG. LOT SIZE 6,389 SF GROSS ACREAGE: 0.74 AC NET ACREAGE 0.74 AC NUMBER OF LOTS: 4 GROSS DENSITY- 5.4 DU /AC NET DENSITY- 5.4 DU /AC TENTATIVE TRACT No. 17355 TOTAL NUMBER OF L07S• 6 SINGLE - FAMILY RESIDEN774L 4 PRIVATE DRIVEWAY 1 OPEN SPACE 1 GROSS ACREAGE. 0.74 CONTOUR INTERVAL: 1 FOOT SCALE- 1 " =20' LA 7E.- MAY 27. 2010 DATE PREPARED: MAY 27, 2010 TENTATIVE TRACT No. 17355 RESIDENTIAL LOTS 1 -4 TECHNICAL SITE PLAN CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA L � 403561 PRE N7 TECH SITE. dwg 8125110 \ \ \ \ S'LY R/W ` I ` 10' � S/DEWALk RY DRAIN XIS77NG 15' \\ III i IIIII�II �� - \\ I I I I PROP( �IIII�I',II STORA I I \II II\ I I II \II `L J I r� / 'rlrl fa'F'JF� PROPOSED 10' PRIVATE STORk DRAIN EASEMENT EXISTING TREES n.a FG TO REMAIN <B'_l EXIS77NG 8' VCP a' SEWER LINE RIM 34;4 PROPOSED F SEWER LINE TO 53.5 CONNECT TO EX/577NG 8 <8E4 535 FG PARCEL I I PM5 45/10 EX /STING 6' SIDEWALK TO REMAIN PROPOSED 10' PRIVATE gmpm /nRd /N Fd.4FAAFNT SAN MIGUEL DRIVE (EXISTING) SCALE 1 " =10' SEWER SAN MIGUEL DRIVE (EX /STING, SCALE 1 " =10' PROPOSED 50' PRIVATE MAINTENANCE ACCESS EASEMENT REALIGN EXISTING TRAIL TO 5.0' MIN. N'LY R/W TENTATIVE TRACT (LOTS 1 & 'B) 20' B.S.L. 5.5' PROPOSED 6' 2' PERIMETER WALL N'LY R/W TENTATIVE TRACT 17355 (LOTS 1 & B) -'I 20' B.S.L. 6, PROPOSED 6' PERIMETER WALL EWALK PROPOSED LANDSCAPED AREA �n o PROPOSED LANDSCAPED AREA TENTATIVE TRACT 17355 LOTS 1 -4 PROPOSED 6.0' - WROUGHT IRON VIEW FENCE 1.0' PROPOSED MASONARY RETAINING WALL PROPOSED PARKING SPACE DETAIL N. T S. EXISTING 6.0' NATURE TRAIL rl11FOOR /lr y1 JV14 7141,729 PARK JF'rl\l Spv r r \ r ,o \ �1� \ PROPOSED 30' LANDSCAPED AREA `v x � � % \ ,E% 77NG RETAINING WALL \ `TO BE REMOVED \\ ROPOSED 60' PRI.VA -7E r MAINTEN�ANCE ACCESS \ \ ° EASEMENT ;III 54.90 sRiu V o� /o �TOROSED CONCRETE 3.s �'' �L?RA446EF -DITCH 51.00 F�,� \ \�� 5:51 56.60 THL 51.00 FS PARCEL 3 PARE 45/10 A. C. PAVEMEIV TO BE REMOVE -D-+ EXIS77NG RETAINING WALL TO BE REMOVED 56.73 FS �T 3P4z NG 8' WATER LINE 5655 FS �T PROPOSED PRIVATE DRIVEWAY (LOT A SCALE 1 " =5' EXISTING HARBOR VIEW NATURE PARK - PROPOSED 6.0' PRIVATE MAINTENANCE ACCESS EASEMENT - PROPOSED LANDSCAPED AREA - PROPOSED CONCRETE DRAINAGE DITCH -PROPOSED .O' SECTION 'A'- A' TENTATIVE TRACT 17355 LOT 1 20' VLl1l l -✓ EXIS771VG SLOPE EXISTING SAN MIGUEL DRIVE EXIS77NG IMPROVEMENTS /n, SECTION 'C' -'C' SCALE HOR /Z 1"=5' VERT 1 " =5' m PROPOSED 6.0' WROUGHT -IRON 30' VIEW FENCE 1.0' 1.0' PAD =5280 MASONARY RETAINING WALL - ! PROPOSED MASONARY RETAINING EXISTING DRIEWA-Y- APPRIOAICH TO 6 F3 I 17 7�+ T I l I a/ EXIS77NG 2 DIA. WA7ER -VA_ L1- _ - BE i EMOVED /REPLACED W/Th! 8'v EXIS77NG WATER LINE TO CONNECT SSEMBL Y=TO BE REMOVED R, ,S AMA CURB AND GUTTER s,.9�_ y ^� I TOO�EXlS77NG 8 WATER LINE =_ LIMITED USE_4REA -- EXIS77NGWA R_METi-R�TO BED (LINE -(:F- SIGHT) ABA "NDONED _� -� EX15' TNG FIRE-HYDAHANT TO BE BXIS-FI/IIOVED RB AND GUTTER TO DRIVE _� BEREMOVED _ RELOCATED / MIGUEL I N'LY I EX /STING BAYWOOD TENTATIVE TRACT 17355 SAN I v PARKING APARTMENTS (LOTS 4, B) STALL I LANDSCAPE AREA TO BE r\ MAINTAINED BY H.O.A. zs TC (PER PLAN) 6 "U 1 1/2 60, 4 ` PROPOSED 6.0' `WROUGHT =IRON FENCE 114" TC (PER PLAN) EXISTING NATURE TRAIL R =0.5" �0 CURB FACE BATTER 3.• 12 -� I- III - III -III -I I- N I o III PROPOSED RETAINING WALL 0 10 20 40 80 _ 4 44 a a ;II PROPOSED 6° CONCRETE CURB SECTION 'B' -'B' N.T. S. SCALE HOR/Z 1 " =5' VERT 1"=5' AGGLJJ LAJLMLNI PROPOSED LANDSCAPED AREA PROPOSED 4.0' 5AFL7Y FENCE EX /SANG PAVED NATURE TRAIL II- III - III -III -1 \ SECTION 'D' -'D' SCALE HOR /Z 1 " =5' VERT 1 " =5' NUMBER (SF) �SF) GENERAL INFORMATION 1 9,108 1. EXISTING GENERAL PLAN: RM (MULTI -UNIT RESIDENTIAL) 2 5,630 2 EXISTING ZONING: M.H.D. (MEDIUM HIGH DENSITY RESIDENTIAL - 3 5,025 5,025 HARBOR VIEW HILLS PLANNED COMMUNITY) 4 5,459 J. EX /STING LAND USE VACANT PROJECT SqN 4. PROPOSED GENERAL PLAN: RIM (MULTI-UNIT RESIDENT /AL) 5. PROPOSED ZONING: M.H.D. (MEDIUM HIGH DENSITY RESIDENTIAL) �R HARBOR VIEW HILLS PLANNED COMMUNITY) �OgQG� 6. PROPOSED LAND USE = SINGLE - FAMILY DETACHED RESIDENTIAL ���J� MIGGEF F 7 ADJACENT LAND USE: NORTH: BAYWOOD APARTMENTS (I.A.C.), HARBOR VIEW NATURE PARK �PV SAN �FyQCFDR SOUTH: ATTACHED /TOWNHOM S (HARBOR WOODS COMMUNITY) WEST: BAYWOOD APARTMENTS (I.A.C.) �O 8. PARK REQUIREMENTS TO BE MET BY PARKLAND "IN -LIEU" FEES. 9. SCHOOL DISTRICT: ELEMENTARY. NEWPORT MESA UNIFIED SCHOOL DISTRICT HIGH SCHOOL: NEWPORT MESA UNIFIED SCHOOL DISTRICT 10. UTILITY PROVIDERS: VICWY MAP WATER: CITY OF NEWPORT BEACH SEWER: THE IRVINE COMPANY (PRIVATE) NOT TO SCALE GAS: SOUTHERN CALIFORNIA GAS COMPANY ELECTRIC: SOUTHERN CALIFORNIA ED /SON CABLE COX COMMUNICATION TRASH: CITY OF NEWPORT BEACH TELEPHONE: AT &T 11. MULTIPLE FINAL MAPS MAY BE FILED PURSUANT TO SECTION 66456.1 OF THE CALIFORNIA GOVERNMENT CODE. 12 DEVELOPER RESERVES THE RIGHT TO MERGE LOTS ON THE FINAL MAP. 13. THIS IS AN APPLICATION FOR A DEVELOPMENT PERMIT. 14. ALL SLOPES WILL BE A MINIMUM OF 2:1, UNLESS OTHERWISE SHOWN ON THE MAP. 15. ESTIMATED EARTHWORK QUANTITIES MASS CUT., 400 CY MASS FILL: 4,340 CY NET IMPORT: J,940 CY 16. THE PRELIMINARY GEOTECHNICAL /SOILS REPORT WAS PREPARED BY ASSOCIATED SO /LS ENGINEERING, INC. LEGEND 17. THERE ARE NO STRUCTURES WITHIN THE BOUNDARY OF THIS TENTATIVE TRACT MAP. ti6� l6 18. FIRE PROTECT /ON SERVICES WILL BE PROVIDED BY THE CITY OF NEWPORT BEACH FIRE DEPARTMENT EXISTING TOP OF CURB ELEVATION - - - - 19. PAD ELEVATIONS SHOWN HEREON MAY BE ADJUSTED PLUS OR MINUS 2 FEET. (70.0 FS) 20. ALL IMPROVEMENTS REQUIRED BY THE CITY OF NEWPORT BEACH SHALL BE INSTALLED TO THE SATISFACTION OF THE CITY ENGINEER. EX /STING ELEVATION - -� - - - 21. THE EX /STING CLASS ll BIKEWAY ON SAN MIGUEL DRIVE THAT FRONTS THE PROPERTY SHALL REMAIN. EX /STING FIRE HYDRANT 22. THE PROPOSED PRIVATE DRIVEWAY (LOT A) ENTRY APPROACH SHALL BE CONSTRUCTED PER THE EX /STING STREET LIGHT ? CITY OF NEWPORT BEACH STANDARD DRAWING STD - 161 -L. 23. THE PROPOSED PRIVATE DRIVEWAY (LOT A) ACCESS WILL BE PRIVATE AND MAINTAINED BY AN EX /STING FINISH GRADE FG APPROVED HOMEOWNER ASSOCIATION. PROPOSED PRIVATE STORM DRAIN SYSTEM - - -12 "RCP - -- 24. ALL SITE IMPROVEMENTS WILL BE CONSTRUCTED IN ONE PHASE. INGRESS, EGRESS AND PUBLIC PROPOSED PAD ELEVATION 54.30 UTILITY EASEMENTS WILL BE GRANTED OVER LOT A'. 25. ALL DIMENSIONS ON THE TENTATIVE TRACT MAP ARE APPROXIMATE. 26. TENTATIVE TRACT 17355 IS WITHIN THE FLOOD ZONE X'. PROPOSED LOT NUMBER O 27. TENTATIVE TRACT 17355 IS NOT WITHIN A SPECIFIC FIRE PROTECTION AREA. 28. TENTATIVE TRACT 17355 IS WITHIN THE SEVENTH COUNCIL DISTRICT TENTATIVE TRACT BOUNDARY - -__ 29. INDIVIDUAL HOMEOWNERS DRIVEWAYS ARE NOT PERMITTED ONTO SAN MIGUEL DRIVE. PROPOSED 2:1 SLOPE I� _ P 1 30. PROPOSED OPEN SPACE LOT 'B' IS PRIVATE AND SHALL BE MAINTAINED BY AN APPROVED L J HOMEOWNERS ASSOCIATION. 31. ALL EXISTING STREET IMPROVEMENTS, EXCEPT FOR A WATER METER AND A FIRE HYDRANT FOR SAN LIMITED USE AREA (SIGHT DISTANCE) / / / / / / / /// MIGUEL DRIVE SHALL REMAIN IN PLACE. THE WATER METER AND THE FIRE HYDRANT DISPLACED BY THE PROPOSED PRIVATE DRIVEWAY ENTRY (LOT A), SHALL BE RELOCATED. EXISTING PUBLIC UTILITY EASEMENT �� / i / 32. THE PROPOSED STORM DRAIN IMPROVEMENTS SHALL BE PRIVATE AND MAINTAINED BY AN (AS NOTED ON PLAN) C /_/ /! J APPROVED HOMEOWNERS ASSOCIATION. 33. THE PROPOSED "IN -LINE" CATCH BASIN MECHANICAL B.M.P. SHALL BE MAINTAINED BY AN PROPOSED PRIVATE UTILITY EASEMENT APPROVED HOMEOWNERS ASSOCIATION. (AS NOTED ON PLAN) 34. BOTH EXISTING DRIVEWAY APPROACHES ON SAN MIGUEL DRIVE WILL BE REPLACED WITH CURB PROPOSED FIRE HYDRANT AND GUTTER, STD -182 -L AND DWG PER STANDARD STD - 165 -L, BY THE DEVELOPER. 35. AFFORDABLE HOUSING REQUIREMENT TO BE PAID BY DEVELOPER PER "IN -LIEU" FEES. PROPOSED RETAINING WALL HEIGHTS PLAN) PROPOSED MASONARYRETAINING WALL �p �/ CONS / l7UC / /ON NOTES (SEE HEIGHTS PER PLAN) PROPOSED GATE ACCESS Io-CONSTRUCT A. C. PAVEMENT (TO BE DETERMINED BY PRELIMINARY SOILS REPORT) PROPOSED RETAINING WALL HEIGHT 57.0 TRW 9.0 2 CONSTRUCT 8" CURB AND GUTTER PER CITY OF NEWPORT BEACH STANDARD STD- 182-L ae.0 TS LINE OF SIGHT o- CONSTRUCT 4" CONCRETE WEDGE CURB PER DETAIL HEREON "LINE SIGHT" DES (TYP.) - ¢o- CONSTRUCT 6" CONCRETE CURB, TYPE 'B, PER CITY OF NEWPORT BEACH STANDARD ST­ 182-L PROPOSED D CONCRETE DRAINAGE DITCH So- CONSTRUCT 6" CURB & GUTTER, TYPE A, PER CITY OF NEWPORT BEACH STANDARD ST- 182-L EASEMENTS LOT SUMMARY AN EASEMENT FOR PUBLIC UTILITY, PEDESTRIAN ACCESS AND /NC /DENTAL, RECORDED LOTS 1 -4 MIN. LOT SIZE 5,023 SF APRIL 20, 1973 IN BOOK 10655, PAGE 358 OF OFFICIAL RECORDS, IN FAVOR OF MAX. LOT SIZE 9,108 SF THE CITY OF NEWPORT BEACH. AVG. LOT SIZE 6,389 SF GROSS ACREAGE. 0.74 AC VARIANCE ACREAGE 0.74 AC NUMBER OF LOTS 4 GROSS DENSITY: 5.4 DI NONE REQUESTED NET DENSITY: 5.4 DI LEGAL DESCR/P770N LOT AREA SUMMARY PARCEL 2, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP F /LED IN BOOK 45 PAGE 10 OF PARCEL MAPS IN THE OFF /CE OF THE NUMBER (SF) �SF) FR LOT ((55.8111 1 9,108 9,108 ' 2 5,630 5,630 4319' 3 5,025 5,025 29.14' 4 5,459 5,459 36.7 1 ' COUNTY RECORDER OF SAID COUNTY. ASSESSORS PARCEL NUMBERS 458 - 302 -08 BENCHMARK ELEV.= 251.761 NAV 88 J 4- ALUMINUM DISK STAMPED JS-45-99 SET IN THE TOP NLY CORNER OF A 4x8' PREPARED FOR. CO CRETE CATCH BASIN. MONUMENT IS LOCATED IN THE E'LY CORNER OF THE INTERSECTION OF MACARTHUR BLVD. AND SAN ✓AOQU /N HILLS ROAD, 70 FEET SE'LY OF THE CENTERLINE OF MACARTHUR BLVD. AND 135 FEET NE'LY OF THE CENTERLINE OF SAN ✓AOQU /N HILLS ROAD. MONUMENT IS SET LEVEL WITH THE SIDEWALK. MIGUEL VENTURES, L.L.C. MANNING WATER MILL HOMES, INC. LAND USE SUMMARY EXISTING SLOPE HOMES \ c� 20151 SW Birch Street, Suite 150 LOTS LAND USE AREA SF PERCENT) \\ Newport Beach, California 92660 1 - 4 SINGLE- FAMILY RESIDENT /AL 25,220 77.79 \ \ \\ TEL 949 250.4200 FAX 949 250.9008 A' PRIVATE DRIVE 4,644 14.39 \ 'B' OPEN SPACE 2,582 8.09 PREPARED BY GROSS ACREAGE 32,446 SF 0.74 Ac 100.0 LEVEL J PROPOSED 6A CURB AND GUTTER N. T S. m L (TRAVELWAY WIDTH TO THIS POINT) zI Il > iz 24" L TC -PER PLAN I O PROPOSED 4" CONCRE7E WEDGE CURB DETAIL N. T S. o Q�OF ESS /ON9l ti y� C �' No. 20596 m Exp. 9 -30 -11 I9r CI CI L C F F A0 TENTATIVE TRACT No. 17355 TOTAL NUMBER OF LOIS. 6 SINGLE - FAMILY RESIDEN71 AL 4 PRIVATE DRIVEWAY 1 OPEN SPACE 1 GROSS ACREAGE: 0.74 CONTOUR INTERVAL: 1 FOOT SCALE• 1 =20 DA AE: MAY 27, 2010 APPLICANT/ DEVELOPER OWNER MIGUEL VENTURES, L.L.C. WATER MILL HOMES, INC. 20151 SW BIRCH STREET SUITE 150 NEWPORT BEACH, CA. 92660 PH: (949) 250 -4200 THE /RV /NE COMPANY 550 NEWPORT CENTER DRIVE NEWPORT BEACH, CA. 92660 DATE PREPARED: MAY 27, 2010 TENTATIVE TRACT No. 17355 RESIDENTIAL LOTS 1 -4 NTATIVE TRACT MAP CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA I: \40356 \PRELIM \TENT.dwg 8/25/10 Attachment No. PC 3 Architectural Renderings rogllFmj 0� N* N• MANNING I HOMES PROJECT ENTRY � lot SAN MIGUEL COURT NEWPORT BEACH, CALIFORNIA .v- for. i T J Z M K P A R T N E R S 1311nnovation Drive Suite 1D0 Irvine, Califarnia 92617 p 999.61.600 w .jzmkpartnem,com ARCHITECTURE PLANNING URBAN DESIGN 09024 08 -12 -2010 VIEW FROM PARK SAN MIGUEL COURT NEWPORT BEACH, CALIFORNIA J Z M K P A R T N E R S 131 Innovation Drive Suite 1D0 Irvine, Califarnin 92617 p 999.61.600 w .jzrrkpartoam,00m ARCHITECTURE PLANNING URBAN DESIGN 09024 08 -12 -2010 MANNING HOMES LCVCIVU A. B. C. D. ILLUSTRATIVE SITE PLAN SAN MIGUEL COURT ENTRY DRIVE GUEST PARKING FULL — LENGTH DRIVEWAY PRIVATE YARD NEWPORT BEACH, CALIFORNIA E. F. EXISTING RETAINING APARTMENTS WALL (SEE TECH. PLAN) G. EXISTING PATHWAY H. EXISTING PARK CD Lf) LO CD 0 co J Z M K P A R T N E R S NORTH 131 Innovation Drive Suite 100 Irvine, CA 92617 SCALE 1 " =15� T 949 -861 -4600 F 949 -861 -4601 J 0 B # 09024 2010 -08 -09 MANNING HOMES U t � r 1 —---� L a- 0n tS LOT //! /yam- - � .�-� C �'�4C•�1 �C� V�� �5 ����t� J � ltJ ,r 91 �" ,,. Sri r0V�5 H � A 2, ` 1 A .�4 S A♦ u T7 5 + 2,Q' L 1 0 TED USE AR,,6,4+ LANDSCAPE ENHANCEMENT PLAN SAN MIGUEL COURT NEWPORT BEACH, CALIFORNIA J Z M K P A R T N E R S 131 Innwatlon Drim Suite 100 Irvine, Ullfwnia 92617 p 949861.4600 w .lzmkpartners.com ARCHITECTURE PLANNING URBAN DESIGN 09024 08 -12 -2010 6 MANNING HOMES LIB -J J Aq•� -o I J I� r I i I V2- 0 ith T�l� 7 < �rM�ti u� 1. D L/ LANDSCAPE ENHANCEMENT SECTION SAN MIGUEL COURT NEWPORT BEACH, CALIFORNIA s }v w. Y(� 0`A � r 1 L Z LJ)� 2 J j S I J Z M K P A R T N E R S 1311nnwatlon Drlm Suite 100 Irvine, Ullfornla 9261] p 949861.4600 w .lzmkpartners. o ARCHITECTURE PLANNING URBAN DESIGN 09024 08 -12 -2010 3 x � O = t 2 H = O Z D L �3 �G) m gr Gn 00 Z X N m n O z 0 T r O O A Z w D 0 ww W O N J O A z z 0 q s"l� p A Z El 0 m m v A 8 Z D � G 03 E� �G) n C =m gr a� 30 z c Zo �0 D oz. W 0 m n O z 0 0 0 m L• r 8 Z $ 20, D "I� 88 `iA N 4 r y n � :------- - - - - -- O O q� ETI O -f- z El U) Z D L �3 n c = rn gr Gn o� zc s Z N ao s N m z 0 T r 8 A a S z 0 z z J O O A v 5 z �o 9` P� iy C 5 AW--L-- L r 3 x � O = 3= O V I Z o3 n c = rn g r a� Xo zc L� ~ Em $� r g 7 zo W D o v O Z 3 x > O = 3= u = O V/ z �3 n C =rn g r G O 0 W z � LI~ €m N s" Zo W v o� �Z N s x � O E 3 = u= O (f) Z Z 03 W �c =rn g r a n XO 5 C L� ~ s Zo > D o oZ W El (f) Z 7 L 03 L',G) � C =m 23 0 g r ;a z C .1 jm zo N Q Qp n s. oZ Attachment No. PC 4 CEQA Exemption rogllFmj 0� ATTACHMENT NO. PC 4 — CEQA EXEMPTION CEQA Class 32 exemptions for in -fill development are required to meet the following conditions: a) Consistency with the applicable general plan designation and all applicable policies as well as applicable zoning designation and regulations. The Land Use Element of the General Plan designates the site as Multi -Unit Residential (RM), which is intended to provide primarily for multi - family residential development containing attached or detached dwelling units. The site is allocated to allow for the development of up to 10 dwelling units. The project consists of four detached dwelling units and complies with applicable General Plan policies. The zoning designation for the site is Medium High Density Residential within the Harbor View Hills Planned Community (PC -3), which allows for all uses within the Low Medium Residential Density designation. The project will comply with all of the development standards of the Low Medium Residential Density designation, including the 5,000- square -foot minimum lot size. b) The proposed development occurs within the city limits on a project site of no more than five acres substantially surrounded by urban uses. The site is substantially surrounded by urban uses within the City of Newport Beach and is 0.75 acres in size. c) The project site has no value as habitat for endangered, rare or threatened species. The site was previously graded and developed with the Child Time School. A biological constraints survey was prepared in February 2010, to document the existing vegetation and wildlife on the subject property. The survey concluded that: (1) the project site is dominated by ruderal vegetation; (2) no special status vegetation types occur on the project site; (3) the survey area provides limited suitable habitat for wildlife species; (4) no fish, amphibian, reptile or mammal species were observed on the site; (5) no open water was observed on the site and there is no potential for fish species to occur; and (6) no wetlands, waters or the U.S. or waters of the State occur on the site. Therefore, there will be no impact to biological resources as a result of project implementation. d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality or water quality. Traffic generated by up to ten residential units on the site is anticipated in the City's General Plan Update and was evaluated in the General Plan Update EIR. The development of four units will produce minimal traffic that will neither cause nor contribute to any unacceptable level of service within the circulation network. Adequate resident and guest parking will be provided on -site. The site will have a single point of access on San Miguel Drive. No significant traffic or circulation impacts would occur. The project would not result in significant noise air or quality impacts because of the limited nature of the project (four single -unit residential dwellings). The project will comply with all applicable provisions of the City's Noise Ordinance. The project will comply with applicable SCAQMD rules to reduce construction emissions. Neither short- nor long -term air emissions will exceed established SCAQMD thresholds. Therefore, noise and air quality effects from the project will be less than significant. Water quality will be managed through the incorporation of best management practices (BMPs) during construction and through features included in the project's drainage plan. The drainage design will eliminate all flows from crossing over the existing top of slope by containing all drainage onsite. The system will convey runoff to a storm drain pipe where the water will be cleaned by a mechanical filter within the catch basin. The storm - water will then be conveyed to a storm drain pipe that connects to the existing pipe within the adjacent apartment property. e) The site can be adequately served by all required utilities and public services A full range of utilities, including sewer, water, energy, telephone, etc., exist within the project area and can be extended to the subject property. The applicant, in consultation with City staff and service providers, determined that the proposed development of four single - family residences can be adequately served by existing utilities and public services. The construction of four single -unit residential dwellings is consistent with the City's General Plan designation (Medium Density Residential) and current zoning (Planned Community - Medium High Density Residential and Low Medium Density Residential). The site was considered in the City's 2006 General Plan EIR for potential environmental impacts. The project meets all of the conditions for a Class 32 exemption. There is no reasonable probability that the project will have a significant effect on the environment due to unusual circumstances. The site has been previously developed and the proposed project will not result in any short-term or long -term impacts that were not previously considered in the General Plan and General Plan EIR.