HomeMy WebLinkAbout3.0 - Tannir Residence Variance_PA2013-110CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
August 8, 2013 Meeting
Agenda Item 3
SUBJECT: Tannir Residence - (PA2013 -110)
SITE
LOCATION: 3235 Ocean Boulevard
Variance No. VA2013 -004
APPLICANT: Wun Sze Li c/o Brion Jeannette Architecture
PLANNER: Rosalinh Ung, Associate Planner
(949) 644 -3208, rung @newportbeachca.gov
PROJECT SUMMARY
The applicant proposes to construct a 3- level, single - family residence with a Variance to
allow:
a. the lower level of the residence to encroach 10 feet into the required 10 -foot front
yard setback; and
b. a portion of the new staircase and its railings located along the east property line
to exceed the 6 -foot height limit by 3 feet, for a total height of 9 feet.
RECOMMENDED ACTION
1) Conduct a public hearing; and
2) Adopt Resolution No. _ approving Variance No. VA2013 -004 and finding the
project is categorically exempt from the California Environmental Quality Act
( "CEQA ") pursuant to Section 15303 (New Construction or Conversion of Small
Structures) of the CEQA Guidelines, California Code of Regulations, Title 14,
Chapter 3 (Attachment No. PC 1).
VICINITY MAP
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Tannir Residence
August 8, 2013
Page 2
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GENERAL PLAN ZONING
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LOCATION
GENERAL PLAN
ON -SITE
Single -Unit Residential
Detached (RS -D)
NORTH
Single -Unit Residential
Detached RS -D
SOUTH
Breakers Dr. & Parks &
Recreation PR
EAST
Single -Unit Residential
Detached RS -D
WEST
Single -Unit Residential
Detached (RS -D)
ZONING
Single -Unit Residential -
Bluff Overlay (R -1 -B)
Single -Unit Residential
Breakers Dr. & Parks &
Recreation (PR)
Single -Unit Residential -
Bluff Overlay (R -1 -B)
Single -Unit Residential -
Bluff Overlav (R -1 -B)
Tannir Residence
August 8, 2013
Page 3
CURRENT USE
Single -unit residential
Single -unit residential
Breakers Dr. & CDM State
Beach
Single -unit residential
Single -unit residential
Map B -6 Ocean Boulevard /Breakers
New development
shall not extend farther
onto the bluff face beyond existing
development
3601 - 3729 Ocean Boulevard
Q,_ 4val"
33 ft Contour
3207.3309 Ocean Boulevard
48 ft Contour
3207 -3309 Ocean Boulevard
33 ft Contour
3317 - 3431 Ocean Boulevard
Subject Property
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48 ft Contour
3317 -3431 Ocean Boulevard
Development Areas Delineated By: Development Area A
Specified Distance from Front Property Line ::...: Development Area B
• • • Specified Distance Below Top of Curb Development Area C
Specified Contour
Tannir Residence
August 8, 2013
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Project Setting
The subject property is approximately 10,356 square feet in size. The rectangular -
shaped property is located between Ocean Boulevard to the north and Breakers Drive
to the south, with an approximately 50 -foot wide City right -of -way between the northern
property line and Ocean Boulevard curb line. The right -of -way area consists of a lawn
adjacent Ocean Boulevard, an existing driveway and drive approach, retaining walls, a
short staircase, and a sloped landscaped area adjacent to the property. To the north,
east and west are existing single - family residential developments. South of Breakers
Drive is the Corona del Mar State Beach.
The subject property slopes from Ocean Boulevard down to the south at a slope ratio of
approximately 3:1 for approximately 90 feet. This is measured from the existing curb at
Ocean Boulevard to the 56.0 foot contour line. From there, the site transition to an
approximate 1:1 slope that extends approximately 50 feet downward to the 14.0 foot
contour line and flattens out to Breakers Drive.
The subject property is currently developed with an existing 3 -level single - family
residential unit with attached 2 -car garage constructed at the top of the bluff. The
existing dwelling unit is situated approximately between the 80 -foot elevation contour
line down to the 56 -foot elevation contour and it is approximately 2 feet 4 inches over
the Ocean Boulevard top -of -curb height limit. A 180 square -foot workshop structure is
located below the bluff adjacent to Breakers Drive. An existing wood staircase is located
on the bluff face that connects the main residence and the workshop structure below,
and this area remains largely undisturbed and vegetated. Vehicle access is provided to
the garage from Ocean Boulevard via a 19 -foot wide on -grade driveway /wooden bridge
that is constructed in the public right -of -way. Additional on -site parking is accessed from
Breakers Drive below. Pedestrian access to the residence is available from Ocean
Boulevard via an existing 3 -foot wide brick staircase that is also located in the public
right -of -way along with a series of brick retaining wall /planters.
Project Description
The applicant proposes to demolish the existing structure and construct a new 7,197 -
square -foot, 3- level, single - family residence with an attached two -car garage at the top
of the coastal bluff. A second structure would be developed at the bottom of the bluff
consisting of a 478 - square -foot, 2 -car garage and a 303 - square foot recreation room
with a 350 - square -foot roof deck.
The lower level of the main structure would encroach 10 feet into the 10 -foot front yard
setback. Additionally, the lower portion of existing staircase located on the bluff that
currently provides pedestrian access to Breakers Drive will be retained. In order to
connect the existing staircase to the new residence, a new staircase will be constructed
Tannir Residence
August 8, 2013
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and a portion of this staircase and its railings will exceed the 6 -foot high limit by 3 feet,
for a total height of 9 feet. The front yard setback encroachment and the height of this
new staircase portion require approval of a Variance.
Proposed improvements in the front yard setback consist of an open patio, raised
planters, and barbeque. Within the 50 -foot right -of -way, new improvements include a
new staircase, a new driveway that connects to the existing drive approach along
Ocean Boulevard, a new walkway leading to the residence, and retaining walls and
protective railings along the new driveway.
DISCUSSION
Analysis
General Plan & Coastal Land Use Plan
The proposed project will not change the density or use of the subject property and is
consistent with the designation "Single Unit Residential Detached" (RS -D) of the Land
Use Element of the General Plan and "Single Unit Residential Detached" (RSD -A) of
Coastal Land Use Plan (CLUP) of the Newport Beach Local Coastal Program.
The General Plan (GP) and the Local Coastal Plan (CLUP) state that coastal bluffs are
"significant natural landforms considered to be important scenic and visual resources
within the coastal zone area of the City ". Development along the coastal bluff side of
Ocean Boulevard is one of the few areas in the coastal zone where there is
development of the bluff face. According to Policies 4.4.3.8 and 4.4.3.9 of the CLUP,
private development on bluff faces along Ocean Boulevard are permitted; however, it
must be consistent with the predominant line of existing development or public
improvements by providing public access and safety, protecting coastal resources, and
protect public coastal views. Improvements on the bluff face shall only be permitted
when no feasible alternative exists and when designed and constructed to minimize
alteration of the bluff face, to not contribute to further erosion of the bluff face, and to be
visually compatible with the surrounding area to the maximum extent feasible.
The initial subdivision and development in this area occurred prior to adoption of
policies and regulations intended to protect coastal bluffs and other landforms.
Development in this area is allowed to continue on the bluff face provided it complies
with various policies stated in the GP and CLUP. The proposed residence would be
constructed within the existing building footprint, at the 56 -foot contour line to minimize
the alteration of the bluff face and visually compatible with the adjacent residences by
adhering to the top -of -curb height restriction.
Tannir Residence
August 8, 2013
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Zoning Code
The subject property is zoned R -1 -B (Single -Unit Residential Bluff Overlay District).
Pursuant to Section 20.28.040 (Bluff Overlay District) and Map B6 -Ocean
Boulevard /Breakers, the subject property is located within the 3207 -3309 Ocean
Boulevard segment that has two (2) development areas: Area A and Area C.
Development Area A is located between the front property line adjacent to Ocean
Boulevard and the 48 -foot contour line. Additionally, the lower portion of the site
between the 33 -foot contour line and the property line adjacent to Breakers Drive is
within Area A. Within Area A, principal and accessory structures are allowed consistent
with the R -1 zone. Development Area C is located between the 33 -foot and 48 -foot
elevation contour lines. Limited accessory structures (i.e., benches, guardrails, on -grade
trails and stairways, covered walkways connecting a conforming garage and principal
structure) are allowed in Area C.
The proposed new residence complies with the R -1 and the Bluff Overlay development
standards for floor area limit, building height, parking, residential design criteria, and
development area, except for the requested front yard setback encroachment at the
lower level and the new staircase portion that exceeds the 6 -foot side yard setback
height limit. A complete analysis of the development standards is provided as
Attachment PC No. 3. The maximum height of the new residence will be constructed
below the height of the top of Ocean Boulevard curb. The new residence and the 2 -car
garage structure will be constructed within Area A and generally have the same
footprints of the existing residence. The design includes decks on the ocean side of the
proposed residence that encroach 3 feet into Area C. The encroachments are allowed
as they could cantilever up to 5 feet into Area C, and do not require ground support.
Variance Request
The applicant requests an approval of a Variance to allow the lower subterranean level
to encroach into the required 10 -foot front yard setback. The proposed front yard
setbacks for the three building levels are:
Front Yard Setback (Ocean Boulevard)
A Variance is also requested for a portion of the new staircase (approximately 12 feet
long) located along the east property line that will exceed the 6 -foot height limit by 3
feet, for a total height of 9 feet.
Proposed
Required
Upper Level
10 ft.
10 ft.
Middle Level
10 ft.
10 ft.
Lower Level
0 ft.
10 ft.
A Variance is also requested for a portion of the new staircase (approximately 12 feet
long) located along the east property line that will exceed the 6 -foot height limit by 3
feet, for a total height of 9 feet.
Tannir Residence
August 8, 2013
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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:
A. There are special or unique circumstances or conditions applicable to the subject
property (e.g., location, shape, size, surroundings, topography, or other physical
features) that do not apply generally to other properties in the vicinity under an identical
zoning classification;
B. 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. Granting of the Variance is necessary for the preservation and enjoyment of substantial
property rights of the applicant;
D. 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. 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; and
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 basic intent of front yard setback is to provide adequate separation between
structures on private property and the public right -of -way and to provide a consistent look
from the public street. In this particular case, the proposed encroachment is below the
existing and proposed finished grade, and will not be visible from Ocean Boulevard. The
front property line is located approximately 24 feet from the Ocean Boulevard public
walkway, and 50 feet from Ocean Boulevard.
Staff believes the findings for approval of the Variance request can be made because
the design of the structure is reasonable given topographic and regulation constraints.
Furthermore recent restrictions imposed by the California Coastal Commission for the
adjacent property located at 3225 Ocean Boulevard results in a smaller development
envelope and additional preservation of the existing bluff face along this segment. The
project is designed similar to the 3225 Ocean Boulevard property. Approval of the
Variance will allow the property owner to construct a dwelling that meets their needs
while limiting encroachment down and alteration of the coastal bluff.
The Variance would not constitute a special privilege as it allows the property owner to
build a house compatible with the development of other lots in the vicinity. The
proposed development is approximately 65 percent of the maximum allowed on the
subject property. The maximum allowable gross floor area is 12,341 square feet, while
Tannir Residence
August 8, 2013
Page 8
the subject project is 7,978 square feet. Granting the requested subterranean front yard
setback encroachment allows the size of the subject dwelling to be comparable to other
newly- improved homes on similar parcels in the vicinity. Additionally, the Variance
request will not adversely impact public views from Ocean Boulevard as it is
subterranean and the overall residence adheres to the top -of -curb height restriction.
The requested wall height variance for the 12 -foot 7 -inch long staircase is located on
the backside of the property away from Ocean Blvd and will not adversely impact public
coastal views from Ocean Boulevard since the staircase is not visible from the street
elevation. Additionally, the proposed staircase is 11 to 15 feet below the 56 -foot contour
as well as 11 to 18 feet below the adjacent neighbor's lowest deck level. Therefore, it
will not affect the adjacent neighbor's views or the flow of air or light to their property.
Furthermore, the proposed staircase replaces the existing staircase that runs diagonally
across the center of the bluff face. By the removal of this section, it allows for more
coastal bluff to be visible and preserves the aesthetic character of the bluff as seen from
the ocean. The proposed staircase will be built with wood framing on piles, open wood
railing, and will be elevated from the bluff face to minimize disruption, preserve the
natural drainage pattern of the site, and allow for native vegetation to grow.
Finally, the proposed staircase is compatible with the neighborhood in that all other
properties along this section of Ocean Boulevard have staircases on the bluff to provide
access to either Breakers Drive or Corona del Mar State Beach.
The granting of the applicant's request is consistent with the intent of the General Plan,
Coastal Land Use Plan and Zoning Code. The granting of the Variance would not
increase the density beyond what is planned for the area; will not adversely impact the
designated public views from Ocean Boulevard as it adheres to the top -of -curb height
restrictions; and does not maximize bluff development as allowed by the Bluff Overlay.
Staff, therefore, recommends Planning Commission approval based on the discussion
and facts above and findings included in the draft resolution for approval. Conditions of
approval have been incorporated into the attached draft resolution (Attachment No. PC
1) to assure that the project complies with GP and LUP policies related to bluff
stabilization, minimization of bluff recession, and prevention of bluff erosion.
Alternatives
The following alternatives are available to the Planning Commission:
1. The Planning Commission may suggest specific changes that are necessary to
alleviate concerns. If any additional requested changes are substantial, the item
should be continued to a future meeting to allow a redesign or additional analysis.
Should the Planning Commission choose to do so, staff will return with a revised
resolution incorporating new findings and /or conditions.
Tannir Residence
August 8, 2013
Page 9
2. If the Planning Commission believes that there are insufficient facts to support the
findings for approval, the Planning Commission must 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 proposed project has been reviewed and it has been determined that it is
categorically exempt under Section 15303, of the California Environmental Quality Act
(CEQA) Guidelines — Class 3 (New Construction or Conversion of Small Structures).
This exemption includes construction of a single - family residence in a residential area.
The proposed project is a single - family residence to be constructed in the R -1 (Single -
Unit Residential) Zoning District.
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 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.
Prepared by:
(d4rc�
o alinh Ung
Aedtociate Planner
ATTACHMENTS
Submitted by:
r n a Wisnes i, r ICP, Deputy Director
PC 1 Draft Resolution for Approval with Findings and Conditions
PC 2 Draft Resolution for Denial
PC 3 Project Development Elements
PC 4 Project Plans
Attachment No. PC 1
Draft Resolution for Approval
RESOLUTION NO. ## ##
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH APPROVING VARIANCE PERMIT
NO. VA2013 -004 FOR THE TANNIR RESIDENCE LOCATED AT
3235 OCEAN BOULEVARD (PA2013 -110)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Brion Jeannette Architecture, with respect to property located
at 3235 Ocean Boulevard, and legally described as southeasterly one -half of Lot 15 and
Lot 16 of Tract 1026.
2. The applicant proposes to construct a 3- level, single - family residence with a Variance to
allow:
a. the lower level of the residence to encroach 10 feet into the required 10 -foot
front yard setback; and
b. a portion of new staircase and its railings located in the side yard setback to
exceed the 6 -foot height limit by 3 feet, for a total height of 9 feet.
3. The subject property is located within the Single -Unit Residential (R -1) Bluff Overlay
Zoning District and the General Plan Land Use Element category is Single -Unit
Residential Detached (RS -D).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Single -Unit Residential Detached (RSD -A).
5. A public hearing was held on August 8, 2013, in the City Hall Council Chambers, 100
Civic Center Drive, 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.
This project has been determined to be categorically exempt under the requirements of the
California Environmental Quality Act under Section 15303 Class 3 (New Construction or
Conversion of Small Structures) which includes construction of a single - family residence and
related accessory structures in a residential zone. The proposed project is a single - family
residence to be constructed in the R -1 (Single -Unit Residential) Zoning District.
Planning Commission Resolution No.
Paqe 2 of 11
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.090 (Variances) of the Newport Beach Municipal Code, the
following findings and facts in support of such findings are set forth:
Finding:
A. There are special or unique circumstances or conditions applicable to the subject
property (e.g., location, shape, size, surroundings, 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 subject property slopes from Ocean Boulevard down to the south at a slope ratio of
approximately 3:1 for approximately 90 feet. This is measured from the curb (EL 89.0')
to the 56.0 foot contour. From there on, the site transition to an approximate 1:1 slope
that extends approximately 50 feet downward to the 14.0 foot contour and flattens out to
Breakers Drive. The subject property is within the Bluff Overlay District which has two
development areas where principal and accessory structures are allowed to be
constructed. Given the topography of the subject property, regulation constraints by the
Bluff Overlay District, and further restrictions recently imposed by the California Coastal
Commission on the neighboring parcel at 3225 Ocean Boulevard that are likely to be
imposed on the subject property, the new residence will be facing a similar restriction of
redevelop within the existing building footprint on the subject site thereby resulting in a
more restrictive development envelope than to other R -1 zoned properties nearby.
A -2. The California Coastal Commission desires minimal "new" improvements on the bluff
face. As a result, the existing improvements within this area need to be preserved and
repair as necessary. The proposed new staircase is necessary to connect the new
residence to the existing staircase that leads down to Breakers Drive.
Finding:
B. 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 Variance does not constitute the granting of a special privilege as it allows the
property owner to develop a residence that is compatible with other lots in the vicinity
that are identically zoned. The proposed residence is considerably smaller in floor area
when compared to the sizes of other residences on similar sized lots in the vicinity. The
project, as designed, will allow the property owner to construct a dwelling that meets
their needs while limiting setback encroachment to the lower level, staircase height, and
alteration of the coastal bluff.
Tmplt: 05/1612012
Planning Commission Resolution No.
Paqe 3 of 11
Finding:
C. 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. The proposed development is approximately 65 percent of the maximum allowed on the
subject property. The maximum allowable gross floor area is 12,341 square feet while
the subject property proposes 7,978 square feet. Granting the requested subterranean
front yard setback encroachment allows the subject property to have a comparable
dwelling size when compared to the sizes of newly- improved homes on similar parcels
in the vicinity. The 10 -foot front yard setback will be maintained above grade with
landscaping and be used as open patio area.
C -2. The retaining of existing staircase on the bluff and the addition of a 12 feet, 7 inches
new staircase to provide adequate access between the main dwelling and the accessory
structure below will cause least amount of disruption to the coastal bluff.
Finding:
D. 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 Zoning Code provides the flexibility in application of land use and development
regulations by way of permitting Variance applications. The Variance procedure is
intended to resolve practical physical hardships resulting from the unique topography
and lot configurations that exist in the City and on this property. The granting of this
request is consistent with the intent of the established front yard setback as the
encroachment would be subterranean and not visible from Ocean Boulevard. The upper
levels maintain the required setback to ensure that there would be adequate flow of air
and light to adjoining properties, to provide adequate separation between structures on
private property and the public right -of -way, and to provide a consistent look from the
public right -of -way.
D -2. The proposed staircase will be built with wood framing on piles consisting with the
existing staircase, open wood railing, and will be elevated off of the bluff face to
minimize disruption to the bluff, preserve the natural drainage pattern of the site, and
allow for native vegetation to grow beneath.
D -3. The proposed staircase is compatible with the neighborhood in that all other properties
along this section of Ocean Boulevard have staircases on the bluff to provide access to
either Breakers Drive or Corona del Mar State Beach
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Planning Commission Resolution No.
Finding:
4of11
E. 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 subject property is designated for single - family residential use and the granting of
the Variance would not increase the density beyond what is planned for the area, and
will not result in additional traffic, parking or demand for other services. The granting of
the Variance request will not adversely impact public views from Ocean Boulevard since
the subterranean front yard setback encroachment will not be visible from the street
level, and will be approximately 24 -feet from the existing sidewalk and 50 -feet from
Ocean Boulevard. The proposed encroachment will not affect the flow of air or light to
adjoining residential properties in that the required 10 -foot front yard setback is
maintained at above grade level (at the middle and upper levels).
E -2. The new staircase location will result the least alteration to the coast bluff as it would be
built at grade with no visual impact from Ocean Boulevard. Additionally, the proposed
staircase is 11- to 15 -feet below the 56 -foot contour as well as 11- to 18 -feet below the
adjacent neighbor's lowest deck level. It therefore, would not affect adjacent neighbor's
views or would it affect the flow of air or light to their property.
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 granting of the applicant's request is consistent with the intent of the General Plan,
Coastal Land Use Plan and Zoning Code as it would not increase the density beyond
what is planned for the area; will not adversely impact the designated public views from
Ocean Boulevard as it adheres to the top -of -curb height restrictions; and will allow for
more open coastal bluff face than is required in the Development Area C by maintaining
the existing building footprint, and the existing staircase with a small portion of the new
one to connect to the new residence. Furthermore, the approval of the Variance does
not reduce the visible front yard and consistent with the intent of front yard setback
requirement.
F.2 The staircase will not be incompatible with the neighborhood in that all other properties
along this section of Ocean Boulevard have staircases on the bluff to provide access to
either Breakers Drive or Corona del Mar State Beach and the Bluff Overlay regulations
allowed for staircases.
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Planning Commission Resolution No.
Paqe 5 of 11
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby approves Variance
Permit No. VA2013 -004, 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 8TH DAY OF AUGUST, 2013.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:
, Chairman
I -.YA
, Secretary
Tmplt: 05/16/2012
Planning Commission Resolution No.
Paqe 6 of 11
EXHIBIT "A"
CONDITIONS OF APPROVAL
(Project- specific conditions are in italics)
Planning Division
1. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval. It 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. The natural bluff face shall be restored to its natural state if inadvertent alteration should
occur during construction of the project.
3. Variance No. 2013 -004 shall expire unless exercised within 24 months from the date of
approval as specified in Section 20.54.060 of the Newport Beach Municipal Code, unless
an extension is otherwise granted.
4. Prior to the issuance of a building or grading permit, a waiver of future shoreline
protection during the economic life of the structure (75 years) shall be executed and
recorded against the property. The waiver shall be binding upon all future owners and
assignees. The waiver shall be reviewed and approved by the City Attorney prior to
recordation.
5. Accessory structures shall be relocated or removed if threatened by coastal erosion.
Accessory structures shall not be expanded and routine maintenance of accessory
structures is permitted.
6. Prior to issuance of building permits, approval from the California Coastal Commission
shall be required.
7. Prior to the issuance of building permits, the applicant shall submit a landscape and
irrigation plan prepared by a licensed landscape architect. The plans shall comply with
the City's Water Efficient Landscape Ordinance (Chapter 14.17) and Water
Conservation Ordinance (Chapter 14.16) of the Municipal Code. These plans shall
incorporate native, drought tolerant plantings and water efficient irrigation practices,
and the plans shall be approved by the Planning Division, Public Works, and General
Services Departments. All planting areas shall be provided with a permanent
underground automatic sprinkler irrigation system of a design suitable for the type and
arrangement of the plant materials selected. The irrigation system shall be adjustable
based upon either a signal from a satellite or an on -site moisture - sensor.
8. All new 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
Tmplt: 05/1612012
Planning Commission Resolution No.
Paqe 7 of 11
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.
9. Prior to the final of building permits, the applicant shall schedule an inspection by the
Planning Division to confirm that all landscaping on the property and within the public
right -of -way was installed in accordance with the approved plan.
10. Reclaimed water shall be used whenever available, assuming it is economically
feasible.
11. Water leaving the project site due to over - irrigation of landscape shall be minimized. If
an incident such as this is reported, a representative from the Code and Water Quality
Enforcement Division, shall visit the location, investigate, inform and notice the
responsible party, and, as appropriate, cite the responsible party and /or shut off the
irrigation water.
12. Watering shall be done during the early morning or evening hours (between 4:00 p.m.
and 9:00 a.m.) to minimize evaporation the following morning.
13. All leaks shall be investigated by a representative from the Code and Water Quality
Enforcement Division and the Applicant shall complete all required repairs.
14. 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.
15. 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 Tannir Residence Project including, but not limited
to, Variance Permit No. VA2013 -004. 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.
Building Division
16. 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 (CBC). The construction plans must
Tmplt: 05/1612012
Planning Commission Resolution No.
Paqe 8 of 11
meet all applicable State Disabilities Access requirements. Approval from the Orange
County Health Department is required prior to the issuance of a building permit.
17. Prior to issuance of the grading permit, the project applicant shall document to the City of
Newport Beach Building Division that the project is designed and will be constructed to
comply with current seismic safety standards and the current City- adopted version of the
CBC.
18. A Water Quality Management Plan shall be required.
19. CAL -OSH permit shall be required.
20. Prior to issuance of the grading permit, a geotechnical report provided by a licensed
Certified Engineering Geologist or Geotechnical Engineer shall be submitted with
construction drawings for plan check. The report shall include slope stability analyses
and erosion rate estimates. The Building Division shall ensure that the project complies
with the geotechnical recommendations included in the geologic investigation as well as
additional requirements, if any, imposed by the Newport Beach Building Division. To
assure stability, the development must maintain a minimum factor of safety of 1.5 against
land- sliding for the economic life of the structure (75 years).
21. Prior to issuance of the grading permit, grading /drainage and shoring plan shall be
submitted to the Building Division for review and approval.
22. Encroachment permit(s) shall be required for the installation of shorings.
23. Existing stairway shall be improved /upgraded per Chapter 10 of the CBC.
24. The new residence shall in compliance with CBC or CRC for exiting, number of
stories, travel distance, and all required Fire safety and structural provisions.
25. Where vehicles leave the construction site and enter adjacent public streets, any
visible track -out extending for more than fifty (50) feet from the access point shall be
swept within thirty (30) minutes of deposition.
26. The construction and equipment staging area shall be located in the least visually
prominent area on the site and shall be properly maintained and /or screened to
minimize potential unsightly conditions. Construction equipment and materials shall be
properly stored on the site when not in use.
27. A six- foot -high screen and security fence shall be placed around the construction site
during construction.
28. The applicant shall comply with SCAQMD Rule 403 requirements as follows:
Land Clearing /Earth- Moving
Tmplt: 05/1612012
Planning Commission Resolution No.
Paqe 9 of 11
a. Exposed pits (i.e., gravel, soil, and dirt) with 5 percent or greater silt content
shall be watered twice daily, enclosed, covered, or treated with non -toxic soil
stabilizers according to manufacturers' specifications.
b. All other active sites shall be watered twice daily.
C. All grading activities shall cease during second stage smog alerts and periods
of high winds (i.e., greater than 25 mph) if soil is being transported to off -site
locations and cannot be controlled by watering.
d. All trucks hauling dirt, sand, soil, or other loose materials off -site shall be
covered or wetted or shall maintain at least two feet of freeboard (i.e., minimum
vertical distance between the top of the load and the top of the trailer).
e. Portions of the construction site to remain inactive longer than a period of three
months shall be seeded and watered until grass cover is grown or otherwise
stabilized in a manner acceptable to the City.
f. All vehicles on the construction site shall travel at speeds less than 15 mph.
g. All diesel - powered vehicles and equipment shall be properly operated and
maintained.
h. All diesel - powered vehicles and gasoline - powered equipment shall be turned off
when not in use for more than 5 minutes.
i. The construction contractor shall utilize electric or natural gas - powered
equipment instead of gasoline or diesel - powered engines, where feasible.
Paved Roads
k. Streets shall be swept hourly if visible soil material has been carried onto
adjacent public paved roads. (See condition No. 34 above).
M. Construction equipment shall be visually inspected prior to leaving the site and
loose dirt shall be washed off with wheel washers as necessary.
29. The applicant shall employ the following best available control measures ( "BACMs °) to
reduce construction - related air quality impacts:
Dust Control
a. Water all active construction areas at least twice daily.
b. Cover all haul trucks or maintain at least two feet of freeboard.
C. Pave or apply water four times daily to all unpaved parking or staging areas.
Tmplt: 05/1612012
Planning Commission Resolution No.
Paqe 10 of 11
d. Sweep or wash any site access points within two hours of any visible dirt deposits
on any public roadway.
e. Cover or water twice daily any on -site stockpiles of debris, dirt or other dusty
material.
f. Suspend all operations on any unpaved surface if winds exceed 25 mph.
Emissions
a. Require 90 -day low -NOx tune -ups for off road equipment.
b. Limit allowable idling to 30 minutes for trucks and heavy equipment.
Off -Site Impacts
a. Encourage car pooling for construction workers.
b. Limit lane closures to off -peak travel periods.
C. Park construction vehicles off traveled roadways.
d. Wet down or cover dirt hauled off -site.
e. Sweep access points daily.
f. Encourage receipt of materials during non -peak traffic hours.
g. Sandbag construction sites for erosion control.
Fill Placement
a. The number and type of equipment for dirt pushing will be limited on any day to
ensure that SCAQMD significance thresholds are not exceeded.
b. 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.
Public Works
30. All improvements shall be constructed as required by the Municipal Code and the
Public Works Department.
31. The applicant shall construct new concrete curb and gutter per City standards along
Breakers Drive frontage.
Tmplt: 05/1612012
Planning Commission Resolution No.
Paqe 11 of 11
32. New driveway along Breakers Drive shall be reconstructed per STD - 162 -L.
33. All existing private, non - standard improvements within the public right -of -way and /or or
extensions of private, non- standard improvements into the public right -of -way fronting
the development site shall be removed.
34. Encroachment permit shall be required for all work activities within the public right -of-
way.
35. Additional reconstruction within the public right -of -way may be required at the
discretion of the Public Works Inspector in case of damage done to public
improvements surrounding the development site by the applicant.
36. All on -site drainage shall comply with the latest City water quality requirements.
37. A new sewer cleanout shall be installed on the existing sewer lateral per STD -406 -L
adjacent to the property line in the Breakers Drive public right -of -way.
38. No structural components, such as tie backs, foundations and caissons, shall be
permitted to encroach into the Ocean Boulevard right -of -way for the new lower level
that encroaches into the front yard setback area.
39. Prior to the building permit issuance, the existing 4 -foot wide sewer easement along
the property's southeasterly property line shall be vacated to accommodate the
proposed improvements (stairway & barbeque).
40. City Council review and approval shall be required for the non - standard improvements
(i.e., retaining walls, railings, stairs, etc.) within the Ocean Boulevard public right -of-
way, since the proposed improvements are not consistent with City Council Policy L -6.
If approved by City Council, the property owner shall be required to obtain an
encroachment permit for the construction of the non - standard improvements and
obtain an Encroachment Agreement for the non - standard improvements.
Fire Department
41. Smoke alarms shall be required on the ceiling or wall outside of each separate
sleeping area in the immediate vicinity of bedrooms, in each room used for sleeping
purposed, and on each dwelling level as C.F.0 Section 907.2.11.2.
Tmplt: 05/1612012
Attachment No. PC 2
Draft Resolution for Denial
RESOLUTION NO. ## ##
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH DENYING VARIANCE PERMIT NO.
VA2013 -004 FOR THE TANNIR RESIDENCE LOCATED AT 3235
OCEAN BOULEVARD (PA2013 -110)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Brion Jeannette Architecture, with respect to property located
at 3235 Ocean Boulevard, and legally described as southeasterly one -half of Lot 15 and
Lot 16 of Tract 1026.
2. The applicant proposes to construct a new 3- level, single - family residence with a
Variance to allow:
a. the lower level of the residence to encroach 10 feet into the required 10 -foot
front yard setback; and
b. a portion of new staircase and its railings located along the east property line to
exceed the 6 -foot height limit by 3 feet, for a total of 9 feet.
3. The subject property is located within the Single -Unit Residential (R -1) Bluff Overlay
Zoning District and the General Plan Land Use Element category is Single -Unit
Residential Detached (RS -D).
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 August 8, 2013, in the City Hall Council Chambers, 100
Civic Center Drive, 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. 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 10 -foot front yard setback is required for development of the subject property
per Setback Map #S -10B. The topographic and regulatory constraints do not preclude the
Planning Commission Resolution No. _
Paqe 2 of 2
construction of a residence that would be compatible with surrounding lots. Furthermore,
Section 20.30.040 (Fences, Hedges, Walls, and Retaining Walls), the maximum wall height
of 6 feet is required within the rear and interior side setbacks areas. The proposed residence
can be redesigned to comply with the required development standards and approval of the
Variance is not necessary to preserve a substantial property right.
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
proposed single - family residential unit is not consistent with the legislative intent of
Title 20 of the NBMC and that findings required by Section 20.52.090 are not
supported in this case. 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 development 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.
VA2013 -004.
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 8" DAY OF AUGUST, 2013.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:
Chairman
BY:
Secretary
Tmplt: 03/08111
Attachment No. PC 3
Project Development Elements
Attachment PC 3
Project Development Elements
PROJECT
REQUIRED OR PERMITTED
PROPOSED
ELEMENTS
Lot Size
10,356sf.
No Change
Buildable area
(lot minus setback
8,227 sf.
No Change
areas)
Maximum gross floor
Complies.
area
12,341 sf. (8,227 x 1.5)
Total :7,978 sf.
(1.5 x buildable area)
Main Dwelling:
Upper Level (including 2 -car garage):
1,628 sf.
Middle Level: 2,689 sf.
Lower Level: 2,880 sf.
car garage & recreation room: 781 sf.
Development Area A
per Bluff Overlay
Complies.
District
Principal & accessory structures
Main Dwelling: between 56 -ft. contour
(between 48 -ft. contour
(BBQs, decks, patio covers, fences &
line and property line adjacent to
line and property line
walls, gazebos, fireplaces & fire pits,
Ocean Blvd
adjacent to Ocean Blvd.
porches, spas & hot tubs, swimming
& between the 33 -ft.
pools, terrace, & similar structures)
Garage Structure: between 13 -ft.
contour line and
contour line and property line adjacent
property line adjacent to
to Breakers Dr.
Breakers Dr.
Development Area C
Limited accessory structures (covered
per Bluff Overlay
walkways, benches, guardrails &
Variance Required.
District
handrails, on -grade stairways,
On -grade stairways (existing & new);
(between 33 -foot and
drainage devices,
a portion of new staircase is 8%
48-ft. contour lines)
landscaping /irrigation systems, on-
10 "high (2ft -10" above the 6 -foot
grade trails, property line fences &
requirement)'
walls, & similar structures
Building Height Limits:
29 ft. pitched roof above natural grade
Complies — 29 ft.
(NG)
Complies - Top of elevation: 89.32'
Top of curb TOC 89.37' Md. Pt.
Front Setback (Ocean
10 ft.
Variance Required.
Blvd.):
Upper Level: 10 ft.
Middle Level: 10 ft.
Lower Level: 0 ft.'
Side Setback:
4 ft.
Complies.
4 ft.
Rear Setback (Breakers
Complies.
Dr):
5 ft.
5 ft.
Parking
omplies.
3 s aces
4 spaces two 2 -car garages)
Variance requested
Attachment No. PC 4
Project Plans
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NIZAR AND NADA TANNIR GEOTECHNICAL: LOT SIZE: 10,556 S.F. 7-1 SITE CONTEXT PHOTO $ INFORMATION
55'1 CEDAR GREEK DRIVE 6EOFIRM F.A.R.: 1.5 S.F. A -1 SITE PLAN & GRADE PLANE EXHIBIT
HOUSTON, TX "056 601 6LENNEI'RE ST., SUITE F
CONTACT: BRION JEANNETTE ARCHITECTURE LA6UNA BEACH, CA 412651 MAX. LIVABLE: 12,541 S.F. A -2 GARAGE � LOWER LEVEL FLOOR PLANS 8 r
(41441) 4414 -2122 A -5 MIDDLE, UPPER, AND ROOF PLANS s/
(444) (045-5554
SURVEYOR: UPPER LEVEL: 1,141 S.F. A -4 EXTERIOR ELEVATIONS
L�GL fl�SGR1 PTI ON �6EOR6ET WNTS, INC. MIDDLE LEVEL: 2,684 S.F. A -5 EXTERIOR ELEVATIONS F�
RVINE, GA 412612 LOWER LEVEL: 2,'144 S.F. A -6 BUILDING SECTIONS !,
PROJECT ID: TRACT 1026, (41441) 5041-041041 REC. RM AT GARAGE LEVEL: 505 S.F. A -'7 PRELIMINARY LANDSCAPE PLAN �Z
1/2 OF LOT 15 4 LOT I6 TOTAL LIVABLE: 6,8'1'1 S.F. T -S TOPOGRAPHIC SURVEY
A.P. NUMBER 052 - 120 -54 nS I GN nT o �• J� 4 ,�
AREA CORONA DEL MAR eR 4ti `� P
UL 2 -GAR GARAGE 48'1 S.F. �-
CITY: NEWPORT BEACH CITY: NEWPORT BEACH 2 -GAR GARAGE: 4175 S.F.
COUNTY: ORANGE CORONA DEL
IwI ZONE: R -1 LOWER LEVEL MECH.: 156 S.F. ^' MAR STATE R U
SCOPE OP ACRK GORE: 2010 CRC, 2010 CBC, 2010 GPG TOTAL NON - LIVABLE: 1,101 S.F. BEACH
2010 GEC, 2010 CMG, 2008 BUILDING
DEMOLISH EXISTING HOUSE AND SHED AND ENERGY EFFICIENCY STANDARDS (BEES), TOTAL STRUCTURE: ?,4'18 S.F.
CONSTRUCT A NEW THREE LEVEL SINGLE 2010 GAL GREEN BUILDING STANDARDS 2 SITE: �L
3235 OCEAN p
FAMILY RESIDENCE WITH AN ATTACHED TWO USE: sFD BLVD.
GAR GARAGE B A DETACHED TWO GAR CONSTRUCTION TYPE: VB (SPRINKLERED)
GARAGE WITH RECREATIONAL ROOM. OCCUPANCY: R -5 /U INSPIRATION
POINT
SETBACKS:
FRONT (OCEAN BLVD.): 10' -0" FIG OCEAN
REAR (BREAKERS DR.): 5' -0"
SIDE: 4' -011 No TH "-PROJECT LOCATION
MAXIMUM HEIGHT: TOP OF CURB $
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CITY REVIEW n
RP.VISlOn:6.27.13 Z o
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Revision: L
Revision:
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Job No: 10 -02'1 ■Q
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CITY REVIEW n
RP.VISlOn:6.27.13 Z o
CITY REVIEW �
Revis ion :7.2s.1s /2\
n
Revision: Q
Revision: L
Revision:
n
Job No: 10 -02'1 ■Q
0
a
5�0 ARC
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REN. 4/15 E
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MM11 ll =A�l =11 /1
.v.T-L- I .
T.O.SHT'&
MIDDLE LEVEL
T.O.SHT'6 = 67.0'
NORTH ELEVATION
CORONA DEL
MAR STATE
BEACH -
O
EXI5rc, d q
SHRUB
BERN
SB
I
RIDGE
1 89.32'
__________
I II
E
EXISTING RIDGE AT (11.70') -7
D
EXISTING RIDGE AT
G
3225 OCEAN BLVD.
VA 2012 -003/
PA 2012 -089/
GTJP S- I� -7h1�
CITY OF NEWPORT BEACH
5-6 BLUFF DEVELOPMENT OVERLAY
CONTOUR CONTOUR
f SB (33.01) (48.0)
I
AREA "A" AREA "G" REA "A"
i RIDG
893.
I CITY OF NEWPORT BEACH
�000TOi OF CURB HT. LIMIT � 8g37� 00000000000000000000004000000 �oo�,=�� - - -- -- -
EAVE
o " o` cl DECK �r v
CITY OF NEWPORT BEACH o00 00 ENCROACH. p
124' HT. LIMIT ASV. EST. GRADE o° o° p INTO DEV.
o °° o° p AREA ..C.. o0
1 0° o° - ul b STAIRS
z Q p BEYOND
O
TRELL 15 °
0
GUARD ° O
26.50' O O
� I o
i O
1312, _ o0
_ROOF DECK -
T.O.SHT'6 = 23.0'— i-
;r „ ;J;
;_ ;
BREAKERS
DRIVE
2 -GAR GARAGE I 1J_�_�_�'�'_FF 1 11-1 _ _____� r = = = == r'
------- I _L I
T.0.5LAB = 13.0' °
� I
I
EAST ELEVATION
EXIST'& STAIRS
TO REMAIN
NEW
STAIRS
5'
IN
SCALE: 1/a" = 1'- O"
5B i1'_
I
I �
Io oI =o
PATIO
� I
I
I
10' -0"
BLW. GRADE
ENCROACHMENT
IN F.Y.53.
ri
EXTERIOR f I N I SH SFEG I f I GAT I ONS :
OEXTERIOR PLASTER:
EXTERIOR PLASTER 0/ (2) LAYER GRADE D PAPER AT BUILDING FIELD
TO RECEIVE A SMOOTH TEXTURE. FINAL COLOR GOAT TO BE OMEGA
AKROFLEX OR OMEOAFLEX, COLOR TO BE DETERMINED. COLOR TO
BE APPROVED BY ARCHITECT PRIOR TO APPLICATION.
OROOFING:
ROOF TILE TO BE 2 PIECE CLAY MISSION TILES BY REDLAND CLAY
TILE WITH 100% MUD AND 30% TILE BOOSTERS. COLOR TO BE
DETERMINED. ROOF MATERIAL AT FLAT ROOF TO BE GLASS 'A'
BUILT -UP ROOFING IN ACCORDANCE WITH SPEC. EQUIVALENT TO GAF
SPEC# N- 1 -2 -20/ M6PFR. GAF RUBEROID 20 INTERPLY, HOT MOPPED
BETWEEN LAYERS 0/ OAF #75 BASE SHEET. APPLY OAF MOP GRANULE
PLUS GAP SHEET AT FLAT ROOFS.
OWOOD
WOOD AT SHUTTER TO BE SEALED, STAIN GRADE DOUGLAS -FIR.
COLOR TO BE DETERMINED. SHUTTER TO BE OPERABLE IN PLANK
STYLE WITH WROUGHT IRON SHUTTER DOGS. SOLID LUMBER WOOD AT
GARAGE DOOR AND GATES TO BE STAIN GRADE MAHOGANY, U.N.O.
OSTONE:
ALL EXTERIOR STONE TO BE 12 "x24"
OGLASS FIBER REINFORCED CONCRETE (&FRG):
FASGIA, CORBEL, WINDOW $ DOOR TRIMS, AND BELT COURSE TO
BE &FRG. FINISH AND COLOR TO MATCH STONE AND SHALL BE
APPROVED BY ARCHITECT PRIO TO FULL APPLICATION.
OWROUGHT IRON:
WROUGHT IRON AT RAILING TO HAVE A NATURAL FINISH. GLASS
PANELS TO BE CLEAR LAMINATED GLASS.
OSHEET METAL
GUTTERS, DOWNSPOUTS, AND COLLECTIONS BOXES ARE TO BE 16
OZ COPPER W/ NATURAL FINISH. FLASHI N6 TO BE ALUMINUM.
OWINDOWS AND DOORS:
EXTERIOR KNDOW5 AND DOORS TO BE ALUMINUM -GLAD WOOD
WITH KYNAR 500 FINISH, MANUFACTURER TO BE DETERMINED.
DRIVEWAY
O.PLT.
- _- - -- - -- I UPPER LEVEL
_ __? - - T.O.SHT'& = 75.00' —
e
MIDDLE LEVEL
7-.-0.5—H776 --=- 67.0'
•
LOWER LEVEL_
----- T.O.SHT'6 = 57.0'
SCALE: I/8" = 1'- O"
OGEAN BLUD
2
5
5�0 ARC
p�5. JE,4/ yv � o
O 3
J m C8012 m
0
REN. 4/15
9TFOF CAS -,I
OCEAN BLVD.
F E D G B A
• I II �
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— — — — — — — - - -- —--————- —— -——-——— - - — — —— — —— — —
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•
SOUTH ELEVATION
T.O.CHIM. = 11.32'
EXISTING RIDGE
AT (AI -!n')
PUMP STATION
12.90' TOP
I
I
I �
I �
RIDGE 81.4'
EX1571NCv RIL76E
AT (11.70')
CITY OF NEWPORT BEACH
T.O.CHIM. CAP = 13.32' B -6 BLUFF DEVELOPMENT OVERLAY
T.O.CHIM. = 11.32' CONTOUR CONTOUR
(48.09 (33.01)
PUBLIC BENCH AREA "A" AREA "C" AREA "A"
R 5B RIDGE (V 0' -O' rjB
89.32'
_— — - --
_— CITY OF NEWPORT BEACH 1
=c -- = -- `_— = ==Ici =c- , = = =___= 00000 =____ _________________________ = = = = =0
T.O.PLT. ' 1_ -' '" 0 0 4 TOP OF CURB HT. LIMIT = 81.37' 1
- - - - - -- - - -.;I ° p °
IUIG1 T7�21 \/ WAY 71777-7`
...' .. ... n
UPPER LEVEL GARAGE
�t
N i
i
MIDDLE LEVEL
T.O.SHT'G = 67.0'-------- - -r - --
LOWER LEVEL_
T.O.SLAB = 57.0'--- - - - - --
Y E57 ELEVATION
10 1-0 II
BLW. GRADE
ENCROACHMENT
IN F.Y.S.B.
0
% 0 0 % ° o
0 1
C p 0
O
o ° 0
%
Od 0
0 0 o
00 p
0 0
00 y, p
0 00 oc�
00 d Leo p °oo
0 ° TRELLIS
C 31.6-i'
�e
e,o
GUARD
26.50'
, a
(26.50'
(12.25')
UPPER LEVEL
T.O.PLT.
UPPER LEVEL
— T.OSHT'G = `F0
LEVEL
— T.O.SHT'G = 67.0'
__ —LOWER LEVEL
T.O.5HT'5 = 57.0'
T.O.PLT.
O
ly
ENTRY GATE
T.O.SLAB = 12.0'
A
ROOF DECK
T.O.PLT.
I p
O
2 —GAR GARAGE
T.O.SLAB = 13.0'
I I
BREAKERS
DRIVE
i
SCALE: 1 18" = I' — O"
CORONA DEL
MAR STATE
BEACH
EXFf152
o � °im °d � SRUB 8
BERN
SCALE: I/8" = 1'— O"
2
3
El
5�D ARC
3
J m C8012 m n
0
REN. 4/15
TA
9T�OF CAS �F
STATE
B
BECTION A
STATE
o o
b
o �
SECTION 5
F E D G B A
y? SB
I
SB
R
I
p�
(EXISTING RIDGE
'
o
= (011.701)
°
CITY
OF
NEWPORT BEACH
NEW RIDGE
5-6 BLUFF
DEVELOPMENT OVERLAY = 8q.32'
p
I
CONTOUR
CONTOUR
--
(33.09
(48.01)
p
' AREA "A"
AREA "G" AREA
"A"
�--
CITY OF N.B. HT. LIMIT
m
EXIST'& PUBLIC
-----------
000000 oo °000000000000000000000000000000 00000
TOP OF CURB 801.37 0 0 0 0 o
KITCHEN
S DEWALK
-- -__ --
0
----------------
°
Q
o
0
°
;,
0
2 -GAR G
RAGE
33' -4"
BACKUP
=
-
=
DRI VEWAY� °_
m1�o
----------------- -T-------
20' -6"
0
0.25' -'
SL.
0
0
0
O
!
0 ° 4
- -
-
-
® GARAGE_
0
B DROC
I
o
0
�G
0
0 0°
GRADE
0
O O
O
PATIO
°
0
O
' GITY OF N.B. 24'
'
,
°0 0
0
0
0 0 0
O
o'I
0
CITY OF N.B. 201 O 0 0 ; n
' HEIGHT LIMIT ABV.
ESTABLISHED GRADE p O 0 u 0
GITY OF N.B. 24' o° l/ 0 tea°
HE16HT LIMIT ABV. p 0 a e Q
ESTABLISHED GRADE °
oD
I
d
° °aa�
p o 0 aD O
0
I I �oj 0
I I � o°
T.O.PLT. _, _ -" r �
d
o I �
' 2 -GAR GARAGE REG. ROOM O
p I G ESTABL I SHED
3 -GAR GARAGE c O
GRADE
I I / I A TE _ 17
(13.42')
DRIVE
O
N
5REA <ERS
SB
I
I
, I
EXISTING RIDGE
'
CITY OF NEWPORT BEACH = (g1.70')
B -6 BLUFF DEVELOPMENT OVERLAY NEW RIDGE
CONTOUR CONTOUR = 801.32'
(33.0) (48.0)
AREA A AREA G AREA A p o
000000 00
CITY OF N.B. HT. LIMIT °0000000000000000000 00000000 000000 ° - °
TOP OF CURB (9 813-1' o O o o o 0 op o o
BEDROOM 2
BATH-"
p
'I
THE
I
10' -0"
BLW. GRADE
LINE OF NATURAL
GRADE
MIDDLE LEVEL
-- - - - - --
7.O.5H7'6 = 67.0'
•
SB fE
I
I
o°
o°
O O ° I ,
° ° I
° I
o °o
° ° °o
00 I
O I
O
�o
I
SB
R
I
p�
I
o
I
°
pp
p
�
0�EAN
p
I
I
o _
--
0
�
o
m
EXIST'& PUBLIC
--- - - - -
MORNING
KITCHEN
S DEWALK
-- -__ --
ROOM
----------------
°
Q
o
.O. PLT.
2 -GAR G
RAGE
33' -4"
BACKUP
=
-
=
DRI VEWAY� °_
m1�o
----------------- -T-------
20' -6"
- - - - --
r-
0.25' -'
SL.
UPPER LEVEL
0
O
!
- -
-
-
® GARAGE_
� -
T.O.SHT'6 = 75.g7'
0
CITY OF N.B. 201 O 0 0 ; n
' HEIGHT LIMIT ABV.
ESTABLISHED GRADE p O 0 u 0
GITY OF N.B. 24' o° l/ 0 tea°
HE16HT LIMIT ABV. p 0 a e Q
ESTABLISHED GRADE °
oD
I
d
° °aa�
p o 0 aD O
0
I I �oj 0
I I � o°
T.O.PLT. _, _ -" r �
d
o I �
' 2 -GAR GARAGE REG. ROOM O
p I G ESTABL I SHED
3 -GAR GARAGE c O
GRADE
I I / I A TE _ 17
(13.42')
DRIVE
O
N
5REA <ERS
SB
I
I
, I
EXISTING RIDGE
'
CITY OF NEWPORT BEACH = (g1.70')
B -6 BLUFF DEVELOPMENT OVERLAY NEW RIDGE
CONTOUR CONTOUR = 801.32'
(33.0) (48.0)
AREA A AREA G AREA A p o
000000 00
CITY OF N.B. HT. LIMIT °0000000000000000000 00000000 000000 ° - °
TOP OF CURB (9 813-1' o O o o o 0 op o o
BEDROOM 2
BATH-"
p
'I
THE
I
10' -0"
BLW. GRADE
LINE OF NATURAL
GRADE
MIDDLE LEVEL
-- - - - - --
7.O.5H7'6 = 67.0'
•
SB fE
I
I
o°
o°
O O ° I ,
° ° I
° I
o °o
° ° °o
00 I
O I
O
�o
I
EXIST'6 PUMP
STATION
(12.80') TOP
°
101.27'.
a°
BATH 2
DINING 00
- - - - - -- o - -- -- °
0
o°
GUEST
BEDROOM
I
I
WIG
10' -0"
BLW. GRADE
ENCROAGHMEN
INTO F.Y.S.B.
LONER LEVEL
-- - - - - --
7.O.5H7'6 = 57.0'
SCALE: 118" = I' - O"
'_-7" DRIVEWAY
,,�\, °00000000000 -
T.O.PLT.
F1, '' I LINE OF NATURAL
GRADE
I
I _
UPPER LEVEL
�- -------- T.O.SHT'6 = ?8.0'
OCEAN
E3L \/D .
(aGbO')
T.O.CURB
ARCH. O
PROJEGTI ON
- - - - - - - - - MIDDLE LEVEL
T.0.5HT'6 = 67.0'
LOWER LEVEL
- - - - - - - - - T.0.5i-176 =57.0'
SCALE: 1 /5" = I' - O"
•
_ o
SB R 4 0
1 m�
0000001000000 o uoo 0 000 0 000 �-r�c�
DRIVEWAY =�
EX I ST'&
PUBLIC
SIDEWALK
o0io 00 00 0��
I ,
UPPER LEVEL
-- - �'------ - - - - --
T.O.SHT'6
> O
° o °I PATJ4'' III
� I
MIDDLE LEVEL_
T.O.SHT'6 = 67.0'
BLW. GRADE
ENCROACHMENT
- - - -- - _LOWER LEVEL_
7.O.5H7'6 =
SECTION GZ�
0( \E= EA Y
(801.30')
T.O.GURB
SCALE: 1 18" = I' - O"
2
3
Es
5�0 ARC
S. JE,4 /v � o
O 3
J m C8012 m
REN. 4/15
0�
9TF0 F CAL-F
s
LL
a
m
a
0
o
°
I
o _
--
0
�
o
MORNING
KITCHEN
ROOM
----------------
°
Q
o
GITY OF N.B. 201'
0
O
!
HEIGHT LIMIT ABV.
0
O
ESTABLISHED
0
�G
GRADE
0
O O
O
PATIO
' GITY OF N.B. 24'
'
°0 0
O
HEIGHT LIMIT ABV.�
O° 0
0°
0
ESTABL I5HED GRADE
O 0 11�
O
0o
O °o
°o
o
°
°°
O
0 ° 0
DECK ENGROAGHMENT
O
0
INTO DEV. AREA
000
O
00
00°
o
O�
I
_ ,I.O
EXIST'6 PUMP
STATION
(12.80') TOP
°
101.27'.
a°
BATH 2
DINING 00
- - - - - -- o - -- -- °
0
o°
GUEST
BEDROOM
I
I
WIG
10' -0"
BLW. GRADE
ENCROAGHMEN
INTO F.Y.S.B.
LONER LEVEL
-- - - - - --
7.O.5H7'6 = 57.0'
SCALE: 118" = I' - O"
'_-7" DRIVEWAY
,,�\, °00000000000 -
T.O.PLT.
F1, '' I LINE OF NATURAL
GRADE
I
I _
UPPER LEVEL
�- -------- T.O.SHT'6 = ?8.0'
OCEAN
E3L \/D .
(aGbO')
T.O.CURB
ARCH. O
PROJEGTI ON
- - - - - - - - - MIDDLE LEVEL
T.0.5HT'6 = 67.0'
LOWER LEVEL
- - - - - - - - - T.0.5i-176 =57.0'
SCALE: 1 /5" = I' - O"
•
_ o
SB R 4 0
1 m�
0000001000000 o uoo 0 000 0 000 �-r�c�
DRIVEWAY =�
EX I ST'&
PUBLIC
SIDEWALK
o0io 00 00 0��
I ,
UPPER LEVEL
-- - �'------ - - - - --
T.O.SHT'6
> O
° o °I PATJ4'' III
� I
MIDDLE LEVEL_
T.O.SHT'6 = 67.0'
BLW. GRADE
ENCROACHMENT
- - - -- - _LOWER LEVEL_
7.O.5H7'6 =
SECTION GZ�
0( \E= EA Y
(801.30')
T.O.GURB
SCALE: 1 18" = I' - O"
2
3
Es
5�0 ARC
S. JE,4 /v � o
O 3
J m C8012 m
REN. 4/15
0�
9TF0 F CAL-F
s
LL
a
m
a
0
w � Q
L�
pp�
J
x
on
}
� sT
Wl
F
E
D
G
I
ri
IRRIGATION NOTES: L4NPSCAPE NOTES:
I. DRAIN INLETS IN LANDSCAPE AREAS >20' FROM THE TOP I. ALL PLANTING SHALL PROVIDE c10% GOVERAGE
PUNTING LEGEND: OF BLUFF WILL BE PLACED 1/2" ABOVE FINISHED GRADE WITHIN q0 DAYS AND SHALL BE REPEATED IF
TO PROVIDE FOR LOW -FLOW INFILTRATION AND REDUCE NECESSARY TO PROVIDE SUCH COVERAGE.
THE POTENTIAL FOR SEDIMENT ENTERING THE SITE 2. ALL PLANTINGS SHALL BE MAINTAINED IN GOOD
SHRUBS 4 GROUNDGOVERS TREES DRAINAGE SYSTEM. CONDITION THROUGHOUT THE LIFE OF THE
BOTANICAL NAME/ MATURE BOTANICAL NAME/ MATURE 2. NO PERMANENT IRRIGATION SYSTEM SHALL BE UTILIZED ON PROJECT, AND WHEN NECESSARY SHALL BE
SYMB. COMMON NAME SIZE HT /WIDTH SYMB. COMMON NAME SIZE HT /WIDTH THE COASTAL BLUFF. EXISTING IN- GROUND IRRIGATION REPLACED WITH NEW PLANT MATERIALS.
SYSTEMS WITHIN THE BLUFF AREA SHALL BE 3. LANDSCAPED AREAS NOT OCCUPIED BY
DISCONNECTED AND GAPPED. HANDSCAPE SHALL BE PLANTED AND
PURPLE r7HT5 5 GAL 3'x3' O GRAPE MYRTLE IA INDIGA 24" Box Io' x 8' 3. TEMPORARY ABOVE GROUND IRRIGATION ON THE COASTAL MAINTAINED FOR SLOPE STABILITY AND EROSION
$O GRAPE MYRTLE
PURPLE NIGHTSHADE BLUFF TO ALLOW THE ESTABLISHMENT OF THE PLANTINGS CONTROL.
ROSA GALIFORNIGA 5 GAL. 5'x5' IS ALLOWED. 4. TO MINIMIZE THE NEED FOR IRRIGATION AND
GALIFORNIA WILD ROSE 4. THE TEMPORARY IRRIGATION SYSTEM SHALL HAVE AN MINIMIZE ENCROACHMENT OF NON - NATIVE PLANT
GUPRESSUS 5EMPER\/IREN5 'MONSHEL 24 Box a x 2' AUTOMATIC IRRIGATION CONTROLLER TO ENSURE EFFICIENT SPECIES INTO ADJACENT OR NEARBY NATIVE
ANTIGONAN LEPTOPES 5 GAL. TINY TOWER ITALIAN CYPRESS WATER DISTRIBUTION. AUTOMATIC IRRIGATION PLANT AREAS, ALL LANDSCAPE SHALL CONSIST
CORAL VINE CONTROLLERS SHALL BE EASILY ADJUSTABLE SO THAT OF NATIVE AND DROUGHT TOLERANT PLANT
SITE WATERING WILL BE APPROPRIATE FOR DAILY SITE SPECIES.
JUNIPERUS SPP. 5 SAL. :2'H7. WEATHER CONDITIONS. AUTOMATIC CONTROLLERS SHALL 5. NO PLANT SPECIES LISTED AS PROBLEMATIC
�•tY� JUNIPER HAVE RAIN SHUTOFF SENSOR DEVICES SO THE IRRIGATION AND /OR INVASIVE BY THE CALIFORNIA NATIVE
SYSTEMS WILL NOT UNNECESSARILY OPERATE ON RAINY PLANT SOCIETY, THE CALIFORNIA EXOTIC PEST
ROSEMARINUS OFFICINAL15 5 GAL. 5'x5' DAYS. PLANT COUNCIL, OR AS MAY BE IDENTIFIED FROM
ROSEMARY 5. ALL PLANTINGS SHALL BE MAINTAINED IN GOOD CONDITION TIME TO TIME BY THE STATE OF CALIFORNIA
THROUGHOUT THE LIFE OF THE PROJECT, AND WHEN SHALL BE EMPLOYED OR ALLOWED TO
SERANIUM MADEREN5E 5 SAL. 4'x4; NECESSARY SHALL BE REPLACED WITH NEW PLANT NATURALIZE OR PERSIST ON THE SITE.
MADEIRA CRANESBILL MATERIALS. 6. NO PLANT SPECIES LISTED AS A 'NOXIOUS WEED'
6. IRRIGATION SYSTEM SHALL HAVE AN AUTOMATIC BY THE STATE OF CALIFORNIA OR THE U.S.
IRRIGATION CONTROLLER TO ENSURE EFFICIENT WATER FEDERAL GOVERNMENT SHALL BE UTILIZED
DISTRIBUTION. AUTOMATIC IRRIGATION CONTROLLERS WITHIN THE PROPERTY.
THYMUS SPP. 5 GAL. GROUND SHALL BE EASILY ADJUSTABLE SO THAT SITE WATERING 7. GREEPINS THYME COVER WI ANY EXISTING LANDSCAPING THAT DOESN'T MEET
LL BE APPROPRIATE FOR DAILY SITE WEATHER
THE ABOVE REQUIREMENTS SHALL BE REMOVED.
CONDITIONS. AUTOMATIC, CONTROLLERS SHALL HAVE RAIN 8. DO NOT SCALE DRAWINGS.
SHUTOFF SENSOR DEVICES SO THE IRRIGATION SYSTEMS
WILL NOT UNNECESSARILY OPERATE ON RAINY DAYS.
LANI:)5CAPE PLAN
Ll
SCALE: 05" = 1'- O"
2
5
5�0 ARC
5. J E,4 /v >1 o
C 3
J m C8012 m o
REN. 4/15
d)
O
9T�OF CAS �F
°
3
0
0
a
0
r
ro
0
0
z
i
0
0
N
m
0
a
i
CORONA DEL MAR
STATE BEACH
PACIFIC OCEAN \
LOCATION MAP
THOMAS GUIDE PAGE 889/H5
LEGEND
A.C.
- ASPHALT CONCRETE
A.P.W.A.
- AMERICAN PUBLIC WORKS ASSOCIATION
A. U.
- AIRCONDITIONING UNIT
B.C.
- BEGIN CURVE
B.F.F.
- BASEMENT FINISH FLOOR ELEVATION
B.F.S.
- BASEMENT FINISH SURFACE ELEVATION
B. M.
- BENCH MARK
B.O.F.
- BOTTOM OF FOOTING ELEVATION
B.O.S.
- BOTTOM OF SLOPE ELEVATION
B.V.C.
- BEGIN VERTICAL CURVE
B.W.
- BACK OF WALK ELEVATION
C. B.
- CATCH BASIN
C. F.
- CURB FACE
C.I.P.
- CAST IRON PIPE
C/L
- CENTERLINE
C.L.F.
- CHAIN LINK FENCE
C. & G.
- CURB & GUTTER
C.O.
- CLEANOUT
GONG.
- CONCRETE
D/A
- DRIVEWAY APPROACH
D. L.
- DAYLIGHT LINE
D. S.
- DOWN SPOUT
D.S.C.O.
- DOWN SPOUT CLEAN -OUT
DWY.
- DRIVEWAY
E.C.
- END CURVE
E.V.C.
- END VERTICAL CURVE
EX.
- EXISTING
F. F.
- FINISH FLOOR ELEVATION
F. H.
- FIRE HYDRANT
F. L.
- FLOWLINE ELEVATION
F. S.
- FINISHED SURFACE ELEVATION
FTN.
- FOUNTAIN
G. B.
- GRADE BREAK
G.F.S.
- GARAGE FINISH SURFACE ELEVATION
G.M.
- GAS METER
H. L.
- HOUSE LATERAL
H. P.
- HIGH POINT ELEVATION
INV.
- INVERT ELEVATION
L.P.
- LOW POINT ELEVATION
M.B.
- MAIL BOX
MH.
- MANHOLE
M.O.C.
- MIDDLE OF CURVE
O.H.W.
- OVERHEAD WIRE(S)
P/A
- PLANTER AREA
P. B.
- PULL BOX
PKWY.
- PARKWAY
P/L
- PROPERTY LINE
P. P.
- POWER POLE
P.R.C.
- POINT OF REVERSE CURVE
PVMT.
- PAVEMENT
R.D.
- ROOF DRAIN
R.L.
- RIDGE LINE
R/W
- RIGHT -OF -WAY
R.W.M.
- RECLAIMED WATER METER
S. D.
- STORM DRAIN
S.D.MH.
- STORM DRAIN MANHOLE
S.G.
- SUB -GRADE ELEVATION
S MH.
- SEWER MANHOLE
S.S.
- SANITARY SEWER
STA.
- STATION
SLPB
- STREET LIGHT PULL BOX
STILT
- STREET LIGHT
S/W
- SIDEWALK
T/A
- TRASH AREA
T. B.
- TOP OF BERM ELEVATION
T.B.M.
- TEMPORARY BENCH MARK
T.C.
- TOP OF CURB ELEVATION
T.F.
- TOP OF FOOTING ELEVATION
T.G.
- TOP OF GRATE ELEVATION
T.O.C.
- TOP OF CHIMNEY ELEVATION
T.O.G.
- TOP OF GLASS ELEVATION
T.P.
- TOP OF PILASTER ELEVATION
T.R.P.
- TOP OF ROOF PARAPET ELEVATION
T.S.
- TRAFFIC SIGNAL
T.W.
- TOP OF WALL ELEVATION
V.C.
- VETICAL CURVE
V P.
- VINE POCKET
W/H
- WATER HEATER
W. 1.
- WROUGHT IRON
W.M.
- WATER METER
W.V.
- WATER VALVE
H.O.A.
- HOMEOWNERS' ASSOCIATION
- EXISTING CONCRETE PAVING
I
- EXISTING BRICK PAVING
UTILITY LINES SHOWN ON THESE PLANS WERE LOCATED FROM THE
PUBLIC RECORDS WHEN POSSIBLE FROM THE RESPECTIVE UTILITI'S
OFFICE AND HAVE BEEN ASSUMED RELIABLE. HOWEVER, R G A
CONSULTANTS, INC. ASSUMES NO LIABILITY FOR THE DAMAGE OF
UNDERGROUND UTILITIES DURING OR AFTER CONSTRUCTION. THE
CONTRACTOR SHALL NOTIFY UNDERGROUND SERVICE ALERT AT LEAST
48 HOURS PRIOR TO COMMENCEMENT OF EXCAVATION TO ARRANGE
FOR FIELD LOCATION OF UTILITY LINES. CALL (800) 227 -2600 FOR
THIS SERVICE WHICH IS PROVIDED FREE OF CHARGE. ANY UTILITY
NOT SUBSCRIBING TO THIS SERVICE SHALL BE CONTACTED DIRECTLY.
IT SHALL BE THE CONTRACTOR'S DUTY TO DETERMINE WHETHER ALL
UTILITIES HAVE BEEN NOTIFIED. THE CONTRACTOR SHALL TAKE
PRECAUTIONARY MEASURES TO PROTECT ALL UTILITY LINES HEREON
AND ANY OTHER UTILITY LINES OTHERWISE LOCATED.
SIGN
SIGN {
(3� FH
m
k\APN 052 - 120 -15
\
BATHROOMI
rp r� - -. __ & SHOWER
se °9 I I .
o �r° I. I
\\`I� Q� ,
I-ll SIGN S F CONC L- I- ----- --- -- - --- - L -- I d
WM I !} I \
;
1 \� I
40
\ 4j r3RIG4; rc? CON�,,PATtO'WITH
Al Ife'S ! X
Z I CIR I' METAh #RA E SHADE DIRT <!\ I / ' ? 'CONIC
I I I PIT
,�
Q
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N 27 047''1 -,9 ,_E�
�y 8 G 0 \
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ASPHALT N l �p
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II STATION III
,p8 Ip2.70 TOJI r
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SIGN
SEWER LATERAL SHED
N LOCATION PER M
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11 STA
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I
D I I �T �N LANDING
\ I o w l la / \ 11
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EEP1 SLOPE I^ E CN I I o
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�" IJ I \y I
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NOTE: MULTIPLE SEWER, STORM DRyAINI /�� \�Iv,/ I a I I ` �I N!
PIPES & ELECTRIO L CONDUIT S UNDER
z z -
WOO�I
II
CI TjY OF NEWPORT BEAC 4' ,WIDE SEWER EASEMENT
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Tannir Residence
Variance No. VA2013 -004
(PA2013-110)
3235 Ocean Blvd.
Planning Commission
August 8, 2013 meeting
nductinn
AVariance request to allow:
A new single - family residence to encroach to feet
into the so -foot front yard setback at the lower level
which will not be visible from Ocean Blvd; and
A portion of new staircase to exceed 6 -foot height
i m it by 3 feet, for a tota I of 9 feet.
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The project is categorically exempt per CEQA
Guidelines —Class 3 (New Construction or
Conversion of Small Structures) which includes
construction of a single - family residence in a
residential area.
Community Development Department- Planning Division
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afrerrdre
Conduct public hearing; and
Approve Variance No. VA2013 -004, subject to
conditions of approval with changes to:
Condition #16 — Remove OC Health Dept approval
Community Development Department- Planning Division
10
1
For more information contact:
Rosalinh Ung
949 -644 -3208
rung@newpi:irtbeachca.gov
www.newportbeachca.gov
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