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HomeMy WebLinkAbout02 - 2132 Seville Avenue Modification - PA2014-189 o4�Ewr°Q COMMUNITY DEVELOPMENT DEPARTMENT y PLANNING DIVISION u 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 (949) 644-3200 Fax: (949) 644-3229 c`�LfFOR�,P www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT December 23, 2014 Agenda Item No. 2: SUBJECT: 2132 Seville Avenue Modification - (PA2014-189) 2132 Seville Avenue • Modification Permit No. MD2014-012 APPLICANT: Mark Becker PLANNER: Debbie Drasler, Contract Planner (949) 644-3206, ddrasler@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Zone: R-1 (Single-Unit Residential) • General Plan: RS-D (Single-Unit Residential Detached) PROJECT SUMMARY Due to the narrow lot width at the rear of the lot, a modification permit is requested to allow the construction of a new two-car garage with an interior dimension of 18 feet 6 inches in width by 19 feet in depth where the Code requires dimensions of 20 feet in width by 20 feet in depth be provided. The proposed new 3,102-square-foot home and attached 512- square-foot garage would comply with all other development standards. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Draft Zoning Administrator Resolution No. _ approving Modification Permit No. MD2014-012 (Attachment No. ZA 1). DISCUSSION • The subject property is located within the Balboa Peninsula Point neighborhood, which is characterized by a mix of two and three-story single-unit dwellings developed on lots that are predominately rectangular in shape and measure 1 V� QP �P 2132 Seville Modification Permit Zoning Administrator, December 23, 2014 Page 2 approximately 35 feet wide by 70 feet deep with garage access from the alley at the rear of the lots. • The property owner proposes to demolish the existing single-story structure and construct a new 3,614-square-foot, three-story single-unit residence. However, the triangular shape of the lot narrows to 23.54 feet, which is unique when compared to the surrounding 35-foot-wide rectangular lots that are typical in the area. Although a few other triangular lots do exist in the vicinity, those lots differ in that they widen toward the rear of the lots accommodating larger garages (Attachment ZA 3— Lot Comparison). • The Zoning Code establishes varying garage sizes and side setbacks requirements based on the width of lot to address development constraints associated with narrower lots. Lots that are between 30.1 to 40 feet in width are required to provide a two-car garage with minimum clear interior dimensions of 18 feet 6 inches in width by 19 feet in depth. Lots wider than 40 feet require a two-car garage measuring 20 feet by 20 feet and minimum four-foot side setbacks. • The triangular shape of this lot measures 59.60 feet in the front and narrows to 23.54 feet at the rear of the property, but results in a lots width of 41 feet utilizing the methodology of the Zoning Code that states lot width is measured horizontally from side lot lines at a point midway between the front and rear lot lines. In this case, the narrow lot width at the rear of the lot creates a practical hardship in providing a conforming 20-foot by 20-foot garage at the rear of the lot. As proposed, the design includes a larger garage at the rear of the lot, but maintains parking dimensions of 18 feet 6 inches by 19 feet, consistent with those dimensions required of the surrounding 35-foot-wide lots in the vicinity (Attachment ZA 4 — Project Plans). • Although the proposed minimum clear interior dimensions will be less than the minimum required by the Zoning Code, it provides sufficient area for use as a two- car garage with additional space to park a golf cart or additional storage. The proposed size of the garage is consistent with neighboring properties and will not be detrimental to the occupants of the property, nearby properties, neighborhood, or City. ENVIRONMENTAL REVIEW The project is categorically exempt under Section 15303, of the State CEQA (California Environmental Quality Act) Guidelines - Class 3 (New Construction or Conversion of Small Structures). This exemption includes one single-family residence, or a second dwelling unit in a residential zone. This proposed project is a new 3,102-square-foot single-family residence with an attached 512-square-foot garage in the R-1 (Single-Unit Residential) zone. TmpIt:04-17-14 2132 Seville Modification Permit Zoning Administrator, December 23, 2014 Page 3 PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of- way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: An appeal may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at (949) 644-3200. Prepared by: 0. I&AJ— " Debbie Drasler, Contract Planner JM/dad Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Lot Comparison ZA 4 Project Plans TmpIt:04-17-14 J Attachment No. ZA 1 Draft Resolution 5 V� QP �P RESOLUTION NO. ZA2014-OXX A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MODIFICATION PERMIT NO. MD2014-012 TO ALLOW THE CONSTRUCTION OF A NEW TWO-CAR GARAGE WITH REDUCED INTERIOR DIMENSIONS LOCATED AT 2132 SEVILLE AVENUE (PA2014- 189) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Mark Becker, on behalf of the property owner with respect to property located at 2132 Seville Avenue and legally described as Lot 95 of Tract 948, requesting approval of a modification permit. 2. The applicant proposes a modification permit to allow the construction of a new two-car garage with an interior dimension of 18 feet 6 inches in width by 19 feet in depth where the Code requires dimensions of 20 feet in width by 20 feet in depth be provided. The proposed new 3,102-square-foot home and attached 512-square-foot garage would comply with all other development standards. 3. The subject property is located within the R-1 (Single-Unit Residential) Zoning District and the General Plan Land Use Element category is RS-D (Single Unit Residential Detached). 4. The subject property is located within the coastal zone and is designated RSD-C (Single Unity Residential Detached 10.0 — 19.9 DU/AC). 5. A public hearing was held on December 23, 2014, in the Corona del Mar Conference Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1 . This project has been determined to be categorically exempt under the requirements of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures) of the Guidelines for CEQA. 2. This exemption includes one single-family residence, or a second dwelling unit in a residential zone. This proposed project is a new 3,102-square-foot single-family residence with an attached 512-square-foot garage in the R-1 (Single-Unit Residential) zone. Zoning Administrator Resolution No. ZA2014-OXX Page 2 of 5 3. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.050.E (Required Findings, Modification Permits) of the Newport Beach Municipal Code (NBMC), the following findings and facts in support of the findings for a modification permit are set forth: Finding: A. The requested modification will be compatible with existing development in the neighborhood. Facts in Support of Finding: 1. The existing development in the neighborhood is primarily characterized of two- and three-story single-unit dwellings developed on lots that are predominately rectangular in shape and measure approximately 35 feet wide by 70 feet deep with garage access from the alley at the rear of the lots. 2. Per the Zoning Code, dwellings located on lots that are between 30.1 to 40 feet in width are required to provide a two-car garage with minimum clear interior dimensions of 18 feet 6 inches in width by 19 feet in depth, which equates to an area of 351.5 square feet. 3. The proposed development maintains the predominant development pattern in the neighborhood by locating the garage toward the rear of the lot with a minimum clear width of 18 feet 6 inches and a depth of 19 feet. However, due to the triangular lot shape, the proposed design provides additional garage space totaling 510 square feet in area that can accommodate additional storage. Finding: B. The granting of the modification is necessary due to practical difficulties associated with the property and that the strict application of the Zoning Code results in physical hardships that are inconsistent with the purpose and intent of the Zoning Code. Facts in Support of Finding: 1. The Zoning Code establishes varying garage sizes and side setback requirements based on the width of lot to address development constraints associated with narrower lots. Lots that are between 30.1 to 40 feet in width are required to provide a two-car garage with minimum clear interior dimensions of 18 feet 6 inches in width by 19 feet in depth. Lots wider than 40 feet require a two-car garage measuring 20 feet by 20 feet and minimum four-foot side setbacks. 2. The triangular shape of this lot measures 59.60 feet in the front and narrows to 23.54 feet at the rear of the property, but results in a lot width of 41 feet utilizing the methodology of the Zoning Code that states lot width is measured horizontally from side lot lines at a point midway between the front and rear lot lines. In this case, the narrow lot width at the 10-15-2013 g Zoning Administrator Resolution No. ZA2014-OXX Page 3 of 5 rear of the lot creates a practical hardship in providing a conforming 20-foot by 20-foot garage at the rear of the lot. As proposed, the design includes a larger garage at the rear of the lot, but maintains parking dimensions of 18 feet 6 inches by 19 feet, consistent with those dimensions required of the surrounding 35-foot-wide lots in the vicinity. 3. Due to the lot width of 41 feet, the resulting four-foot side setbacks that are required result in a disproportionately increased area of the lot restricted as setback than the surrounding 35-foot-wide lots subject to a three-foot side setbacks. For example, the subject 2,850-square-foot lot is allowed a maximum floor area of 3,970 square feet, resulting in a floor area to land area ratio of 1.39. The typical 35-foot-wide lot in the area (2,450 square feet) with three-foot side setbacks is permitted a maximum floor area of 3,712 square feet, resulting in a floor area to land area ratio of 1.52. Since the subject lot is already disproportionately affected by the lot width with regards to allowable floor area, requiring a 20-foot by 20-foot garage would further impact the living area of the proposed dwelling by requiring the garage to be located further toward the front of the house and creating a garage space substantially larger (540 square feet) than the minimum garage space (352 square feet) provided on neighboring lots. Finding: C. The granting of the modification is necessary due to the unique physical characteristic(s) of the property and/or structure, and/or characteristics of the use. Facts in Support of Finding: 1. The triangular shape of lot that narrows to 23.54 feet is unique when compared to the surrounding 35-foot-wide rectangular lots that are typical in the area. Although a few other triangular lots do exist in the vicinity, those lots differ in that they widen toward the rear of the lots accommodating larger garages. 2. Although the lot technically maintains an average width of 41 feet, the narrowing lot width creates a constraint with designing the required 20-foot by 20-foot garage at the rear of the lot. Therefore, a reduced garage dimension of 18 feet 6 inches by 19 feet is necessary to maintain the development pattern with the garage located toward the rearmost portion of the lot as possible, consistent with that of the surrounding 35-foot wide lots with 18-feet-6-inch by 19-feet garages. Finding: D. There are no alternatives to the Modification Permit that could provide similar benefits to the applicant with less potential detriment to surrounding owners and occupants, the neighborhood, or to the general public. Facts in Support of Finding: 1. Providing a garage with dimensions of 18 feet 6 inches by 19 feet would not result in a detriment to surrounding owners or occupants since the minimum garage size of 18 10-15-2013 9 Zoning Administrator Resolution No. ZA2014-OXX Page 4 of 5 feet 6 inches by 19 feet is the standard required of surrounding lots. However, unlike the surrounding lots, the proposed garage is actually larger in area (510 square feet versus 352 square feet) due to the constrained garage space located at the rear most portion of the lot that can be used for additional storage. Finding E. The granting of the modification would not be detrimental to public health, safety, or welfare to the occupants of the property, nearby properties, the neighborhood, or the City, or result in a change in density or intensity that would be inconsistent with the provisions of this Zoning Code. Fact in Support of Finding 1. Though the proposed minimum clear interior dimensions will be less than the minimum required by the Zoning Code, it provides sufficient area for use as a two-car garage with additional space to park a golf cart or additional storage. The proposed size of the garage is consistent with neighboring properties and will not be detrimental to the occupants of the property, nearby properties, neighborhood, or City. 2. The approval of this Modification Permit will comply with all other provisions of the R-1 Zoning District and will not result in a change in density or intensity that would be inconsistent with the provisions of the Zoning Code. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Modification Permit No. MD2014-012, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days after the adoption of this Resolution unless within such time an appeal is filed with the Community Development Director in accordance with the provisions of Title 20 (Planning and Zoning), of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 231h DAY OF DECEMBER, 2014. Brenda Wisneski, AICP, Deputy Director 10-15-2013 2� Zoning Administrator Resolution No. ZA2014-OXX Page 5 of 5 EXHIBIT "A" CONDITIONS OF APPROVAL Planning Division 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. Modification Permit No. MD2014-012 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 5. The Zoning Administrator may add to or modify the conditions of approval to this Modification Permit or revoke this Modification Permit upon a determination that the operation, which is the subject of this Modification Permit, causes injury, or is detrimental to the health, safety, peace, comfort, or general welfare of the community. 6. A copy of the Resolution, including conditions of approval (Exhibit "A") shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 7. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless the 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 2132 Seville Avenue Modification Permit including, but not limited to, the Modification Permit No. MD2014-012 (PA2014-189). 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 the City's costs, attorneys' fees, and damages, which the 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. 10-15-2013 22 V� QP �P 2� Attachment No. ZA 2 Vicinity Map 13 V� QP �P 2� VICINITY MAP t (. ' Subject Property �f u. MS • � 41.1 i e T iar I t� r 5 I � r rr R1` ria 1` Y271J i Modification Permit No. MD2014-012 PA2014-189 2132 Seville Avenue ss V� QP �P 2� Attachment No. ZA 3 Lot Comparison 17 V� QP �P sg ""•. 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'p'1 f •9. a a.re , err erre 8 re" J.�- t': •.. ` � / / / -. 7�a •5ef { ` �frnd'(ot.9 O/ocXO• s c-p - � a \T\ r l It �.�� .!". •��� 3/P.yryB rJ�'^! p..r•• ��-tr T4. V� QP �P �o Attachment No. ZA 4 Project Plans 21 V� QP �P PA2014- 189 Attachment No . ZA 4 - Project Plans REVISIONS BY i-ENT- A \ CONC. \ \ \ DESIGN PLANNING — — — — — — — — — — — — — — — CONC— — J \ \ � 420 40TH ST., #I ~ CONC \ OAKLAND, CA. 94609 F � � \ 510-658-6889 ALLEY CONC �v ������ FAX 510-653-4019 0 - - _ - - —T— - - - - \ TI SHEET INDEX, SITE PLAN 1 FL \ �s SURVEY L&T L'S, � coNc �� v � b°�� \ Al FIRST AND SEGOND FLOOR PLANS o CONC0653 � S76° 34 ' 15 " E ��� �� A2 SEGOND AND ROOF PLANS 1 23,54 A5 ELEVATIONS ' _ �° \ — 1 — — — — — — _—_— — — — — , \ —1— L&T L _ \ A-4 ELEVATIONS rjft ti P CE C. NORTH - F - - �, \ �titi I GA ❑' 8' 16 TWO POINTS TAK �p,`Fs Ile CONCH Li POR 6 A U I z i � \ � SCALES 1"=8' LLQ I CONC. tio' �- NOTE: RECORD EASEMENTS ARE NOT PLOTTED IF ANY. Q 6ARA6E FF. 10.86'V) SURVEYOR \ Y \ Y I—t 2-GAR 6ARA&E W MONUMENT PROPERTYEER CORNERSLOREOFFSETSLY CD \\ BEFORE STARTING GRADING. CD \ � \ �, \ PLAN PREII MARK BECKER DE516N5 \ \ 420 40TH ST., SUITE I \ l CONCIN. \ OAKLAND, CALIF. 94609 PO ER � \ CONSULTANTS CONC. # \ STRUCTURAL: E51/FME INC. BED 2 \ \ 1800 E. I&TH STREET, SANTA ANA, CALIF. 92101 11X12 714-835-2800 FAX "114-835-2819 ! # \\ \ farhad.manshadi®eelfine.com CONC \ 6EOTEGHNIGAL: COAST GEOTECHNICAL KITCHEN 21 3 \ 14141 ARTE-51A BLVD., SUITE I-D, LA MIRADA, CALIF. 90638 CI]NC� O ISXI6 `� . �` \ 714-521-0169 ''11 ,, ENERGY: GALLANT ENEto ENERGY GONSULTIN6 \ 508 W. MISSION AVE., SUITE 201, E5GONDID0, GA. 92025 11 160-143-5408 FAX 160-480-6246 t4# rp markotitle-24.com DATA o ti� ��� IST FLOOR FF. 11.00' �` \ \ APN: ZONE: R-I W u �o FIRST FLOOR �2 CCNC. \ o \ LEGAL: TRACT MAP NO. 948, LOT 95 U LIVING ROOM L1ti. DINING ROOM Lti° 9 �1� \ z 11X21 f ONE POINT CI \ CNC. 3� I X15 1 1 , TAKEN FOR(FJ 1'C� \ \ / Q © r 4' °� 3� o°F� AA6E �1 \ 1 \ , / CONC. BUILDING USE TYPE: R-3, THREE STORY SINGLE-FAMILY RESIDENCE CONSTRUCTION TYPE: VB, FULLY 5PRINKLERED PER NFPA-15D ;C101NC BUILDING CODE: 2010 EDITION, GRG CONC. v h �3TA�NF° LOT AREA: 2850 S.F. Z L1 PATIO FF. 10.95' C] 1 — CI]NC �� 1 L&T L.S. 4653 T� I �—� — — — L&T L.S. \ �°° 2' OFFSET P,L, CORNER o CDNC. I o # =346 70' - - - coNc 4653 \ FLOOR AREAS � � � �2, � LIVING I1 CI]NC� �. _ — ti0 CONC� 15T FLOOR (INCL. STAIRS)............................................................1255.0 S.F. W — — — — — — — — X21 CONC� L AC 2ND FLOOR (INCL. STAIRS, )........................................................1549.0 S.F. 3RD FLOOR (EXCL. STAIRS)...........................................................298.0 S.F. 0 3 CONC, ��Q O� r L Q� \ AC __J r 1 CONC. o Ifj L1° 2� L1 I o CONC N �G1 / TOTAL LIVING AREA.......................................................................3685.0 S.F. v ° , AC , / GARAGES.........................................................................................512.0 S.F. _ `01 �\` AC TOTAL STRUCTURAL AREA.............................................................5614-6 S.F. yw-� 3,102 Q LOTAREA...................................................................................2850.0 S.F. 1 I I rW AC BUILDABLE AREA..........................................................................19B5.0 S.F. 1 1 1 MAX BUILDABLE AREA.................................................................3970.0 S.F.� � A ENUE 0 SEVILLE AV 00 AC °2 i oti, �o° -� EXISTING GRADE AVERAGE CALCULATION: EL LL 1 -- __ (E) GRADE LEVELS TAKEN AT (4) 'CORNERS' OF PROPOSED BUILDING. � Q SEE 51TE PLAN GRADE POINTS ON THI5 SHEET. Z U S ��� � ` 'II�`Il C5� S I �� � NORTHWEST - 11.12 NORTH EAST - 11.03 C5 SOUTH WEST - 11.33 DATE 10 / 2l / 14 SOUTH EAST - 11.20 I I . 44.58 / 4 = 11.15 SCALE 1/8" DRAWN TW JOB SHEET 71 OF SHEETS 23 PA2014- 189 Attachment No . ZA 4 - Project Plans REVISIONS BY (CII _ A NC P \ - -�T - - - - - - - - - - - - - - - - - - \ CONIC jCONC \ CZ? o ALLEY S ` • FJ 0� C❑N c NORTH 4201GN 40TH STNIDES #1 \ OAKLAND, CA. 94609 L&T L,S, I CLNC. L \ �oF�,�, 0' 8' 16' 510-658-6889 FAX5 4019 I do \ o CONS 4653 ,�, I 3IS76 ° 34' 15" E �� �� � ��' � — — — — — — coNc.— � — — I — — ' _ �� GPS \ SCALE 1"=8' �' 2 3 ,5 4 _ L&T L, �P tiS0`' N❑TE1 RECORD EASEMENTS ARE NOT PLOTTED IF ANY, ~i x111 °3 P c[INC \ P \ s ��ti ♦ 2, .���� SURVEYOR OR ENGINEER SHALL PERMANENTLY `titi1 1 s �,� ♦ �� ��h°F� \\ MONUMENT PROPERTY CORNERS OR OFFSETS W cuNC. \ Spo BEFORE STARTING GRADING. U CEI z 0 cc I ♦♦ \ W I 1 I CON(, vW, 1~3,5LILI � 3,0–7 C7 100 O I/� # ♦♦ CONIC. \ A Wo CONC� I �10 ft . AlmW I # P SEWER 0. \ u C01N_ CONI. I I tio° W I ��� i # ♦ ��� \ NIP CIINC (__) titin �1° ♦ Q� 1 \ i P ♦ pQ� ` C O N C i W (11,2) �s�v \ coNc (1o,8) / ♦ �o� °o° LI M # 1 / 1�� CONC. CNN( r1 1 c9EZI / /41 5CJ CONIC. \ L&T L,S, 4653 r� 1 �- 1 0 _ 2' OFFSET P,L, CORNER q CON( o # _-346 70' _ - coNc. 4653 \ CNN(— �F` – — – – CONIC. ti� CONC - - - - - - - 2 AC - - - - a 2 CNNC, o q oho CONIC, ape `10� o CONIC. AC / LEGEND ' I I DESCRIPTION - ham° 1, �� AC �� / I ti F� II (123,45) MEAS. ELEVATIONS o ti��F� cam 1 ti°1Y , J C ) REC, DRG, & DIST, Cu (0 �oti�� j Ac # BRICK Ac ; EN U E ti,J WALL I SEVILLE AV Lu — — — — — BUILDING m Q — — — — — — LOT LINE WM WATER METER F.F. FINISH FLOOR G.F. GARAGE FLOOR 00 CONC. CONCRETE N EL LL F.S. FINISH SURFACE 3: J M,H, MAN—HOLE ^ ' z Q A.C. ASPHALT ` V T.G. TOP—GRATE DATE II / 06 / 14 SCALE I/8" = 1'-0" RolM SURVEYING LEGAL DESCRIPTION; ❑WNER1 INC , TOPOGRAPHIC SURVEY TRACT MAP N❑, 948, LOT 95 BENCH MARK; ADDRESS OF PROJECT: DRAWN Thy WARREN SILVERBERG, SDC/WARLYN, INC, COUNTY OF ORANGE BENCH MARK #NB 41-4-71 2132 SEVILLE R❑N MIEDEMA L.S. 4653 roe 23016 LAKE FOREST DR. #409 ELEVATION = 7,828 NAVD 88 DATUM NEWPORT BEACH, CA SHEET LAGUNA HILLS, CA 92653 (949) 858-2924 OFFICE JOB: 5-36 DATE: 8/6/14 (949) 858-3438 FAX RDMSURVEYING@COX,NET OF SHEETS PA2014- 189 Attachment No . ZA 4 - Project Plans REVISIONS BY 3.l SF. OPEN SPAGE i DECK i A DART /(0 / \ - - \� BATH BEDROOM 4 \ \ — \ DESIGN PLANNING \ 13X11 \ OAKLAND,CA420 40TH T 94609 \ \ \ I \ \ 510-658-6889 N_ \ � LOW G LING Q. FAX 510-653-4019 I � I i i 2-GAR 5ARA5E Z `\ LAU Y011 \\ \ \ 6 \ \ MASTER \\ OUTDOORS 40HER I STORE CLOSET `\ ` `♦ I \ POW ER > tu BED 2 MEDIA I IIX12 O\ BATH 15X14 \ 2nd FLOOR ` KITCHEN `\ ��a O 15X16 D I \ I 0 0 \ FIRST FLOOR , MASTER BEDROOM I 13X16 I LIVING ROOM BATH BEDROOM 3 DINING ROOM 17X21 14X15 5 13X12 I � \ — I \ \ I' 41 SETBACK —T---- Lu DECK W \ m PATIO / m Q Lu EL LL � - wQ N ' Z U DATE II / 5EG®N� FLOOR PLAN X� / 14 22'-II" 71_32" =SCALE I/4" = I'-O" I54q SF. DRAWN TW 244. 1 SF. OPEN SPACE GALL. Joe F I RST r—L®®R FLAN a A SHEET 1255 SEVILLE ARG5 A 10-21 -2014 512 SF0 5 10 c14.8 SF. OPEN SPACE GALL. OF SHEETS PA2014- 189 Attachment No . ZA 4 - Project Plans 0 -00L 30 c T N � y Q ps. 6T�� T07LpLyOc 0 Q O 0 4106060 ap� 3 --,Q, Q � E='600 LOQ yy� Y "p, �—�- a -,u T� _y Q 6 u LON E 41 3 � c L y � U 33 � c �� �N _ dJ -0 00— sLON3cE 4 ''.J'. 3$00.Liy+� EO O L c J_ d OE 3N� 060i0 3 � NLUN tdJ.0 Nx Oct ° a ry `N+\ 6ai 01� 0�- 1° N U—yZ 606 O s E � 3JLfl-c h MI) 6 3X 90Q(VN y0_3 Ns 010th 1 V, L�s L•�i. 0�� g �",.n) NNaE x 0 1 UyrS�� .ti I 1 F �a� a 0 was T +t"-.� L3V c3 c6� cy yLN� OE lti a- U �000_ c v 030€ 4) OW L� a Ty 9 3 c a OWN 6U6 p� (N E � a cEL 4) N4) Op9� 00 I ` '"_ O0� 6a690 � m 0 FSa Jfl-,sO,� UOEN f I `SIT U 04)9 .L 3 a y o Zy Oct y '�- � O i O� o zp — -V3aJ N-QL Fc ar(N Nffy 30 KX \ O N i Q u OO 8 z A F LL 5' \ \ yy \ \ � _ IL IL: r = z_ - �_ Iz(14 N � J N I oX w Ua JQzz F \ \ J mo LL u W H Q y ,a' r O .OI-iZl H v N LuLu 1- ns N 2� PA2014- 189 Attachment No . ZA 4 - Project Plans REVISIONS BY N MAX RIDGE - 40.02' MAX RIDGE - 40.00' O O TO L • _ DESIGN PLANNING 420 40TH 6 r II LL LAr OAKLAND, CA.r94609 LU N N 510-658-6889 FAX 510-653-4019 I Ll Ll Ll L Ll L] Ll L Ll Ll UL L L 6 50U7HWE57 ELEVA71CN5 5OU7H ELEVATIONS NOTE: - z SEE SITE PLAN FOR REFERENCE TO (E) SPOT ELEVATION BELOW 'MAX' HEIGHT OF BUILDING AT RIDGE. N >` MAX RIDGE - 40.00' — — — — — — — — — — to tuu T- TL t- r o N _ 2ND FLOOR - 21.00' — — — — — O111 11 111111 lik IIIIIIIIIII LU Ll LULLLUU11L Z LF Lfliul Hill LLI ' I I r 1 1�1 iW � v 2ND FLOOR - 21.00' LU 771 I _ ry �( �l Noo � � wQ iCV z u IST FLOOR - 11.00' IST FLOOR - II.00' FF. GARAGE - 1006' II / 06 / 14 PATIO - IO.GS' - - - - - - - - - - - — - - - - - - / DATE (E) GRADE LINE SCALE 1/4" = 1'-0" DRAWN TW o A � A \0 � JOB < \ �� co��P SOU 7�E A 5 7 L X/A T I O N � SHEET A5 OF SHEETS 27 PA2014- 189 Attachment No . ZA 4 - Project Plans REVISIONS BY MAX RIDOE - 40.00' -- - X3:12 - N r _ � _ p i a 12:12 "s DESIGN PLANNING iLL 420 40TH ST., #1 OAKLAND, CA. 94609 510-658-6889 FAX 510-653-4019 � r N z c0 ftf� h LLL[LLLL] tu tu I `OR7H L Y A71 0 ` V 1d �--AI N � 12:12 MAX RIDGE - 40.00' LL IU LLLL v Z i o_ - 2:12 IE Pw2N0 FLOOR - 21.15' W ilL LLL-LULLL ITE] FTI ILI] -L-LL J I U LU N � 2ND FLOOR 8:12- 21.15' - W m Q - - Ill IT 11 1 N00 EL 6 � Nza DATE 11 / 06 / 14 IST FLOOR - 11.15' SCALE 1/4" = 1'-O" DRAWN TV4 f�VYIAI JOB �I I CR7 E57 L� X/A71 O �I l SHEET A4 OF SHEETS 22 Item No. 2a: Additional Materials Received Zoning Administrator - December 23, 2014 2132 Seville Avenue Modification (PA2014-189) December 23, 2014, Zoning Administrator Agenda Comments Comments submitted by: Jim Mosher( immosher()vahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229) Item No. 2. 2132 Seville Avenue Modification (PA2014-189) 1. It would be helpful to know what the dimensions of the existing garage built on this lot are, and if the request is for a reduction in size. 2. The proposed resolution speaks of"minimum clear interior dimensions' although Section 20.40.090 (Parking Standards for Residential Uses) of the Municipal Code actually just lists "minimum interior dimensions" without a clear definition of what that means. Since the inequity here is said to arise from the way in which the widths of irregularly shaped lots are measured, it would seem the same average width logic could be applied to measuring the interior dimensions of this irregularly shaped garage, rather than arbitrarily drawing a "clear" rectangle within it. In that case, the proposed shape could be said to conform with the code at least as to width. 3. If that logic is not applied, it is not clear from the project plans why the proposed interior wall position defining the southeast edge of the garage rectangle could not be moved south to expand the 18' 6" dimension of the rectangle to the code-required 20' —or for that matter why the garage location as a whole could not be shifted south to reach both the 20' width and the 20' depth requirement. Those seem more design decisions than physical limitations of the lot. 4. In Section 1.4 of the proposed Resolution, I believe "Single Unity' is a typo for"Single Unit." 5. Fact in Support of Finding 3.B.1 (handwritten page 8) states the side setback requirement for 40'+ width lots. It was probably intended to cite the requirement for the smaller width lots for comparison, although that requirement is cited in 3.B.3. 6. In Attachment ZA 3 (Lot Comparison, handwritten page 19), I believe "Other Rectangular lots' is a typo for"Other Non-Rectangular(or Triangular) lots," and as the Resolution says in Section 3.C.1 those lots are wider in the rear.