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HomeMy WebLinkAbout2.0 - Ingram Variance - PA2014-131 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT March 19, 2015 Meeting Agenda Item 2 SUBJECT: Ingram Variance - PA2014-131 2723 Ocean Boulevard Variance No. VA2014-005 APPLICANT: C.J. Light Associates OWNER: Ingram Family Trust PLANNER: Fern Nueno, Associate Planner (949) 644-3227, fnueno@newportbeachca.gov PROJECT SUMMARY A variance application for an addition and remodel of an existing single-family residence to allow: 1) a new, two-car garage to encroach 10 feet into a required 10-foot rear setback along Way Lane; 2) an addition and light well to encroach 10 feet into the required 10-foot front setback along Ocean Boulevard; and 3) an addition at the rear of the residence that would exceed the 24-foot height limit from grade by approximately 19 feet. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. approving Variance No. VA2014-005 as modified (Attachment No. PC 1). �� QP �� ��P P�" O� �� �� \�� Ingram Variance (PA2014-131) Planning Commission, March 19, 2015 Page 2 VICINITY MAP r " ` ,'+ � u�.Y moo ;•L, �.;� v� .y?1 `�: Y' p f�\ :1- w,'`� tib �'5+,�r '�� � e° `�' - _ /` 7�' loo.!,}` v• k o 1 ti 's } n Subject Property \�e3 GENERAL PLAN ZONING St v + N CO JJ • 1 O 14, p' J''Ji JJs •� Heti' M1 ,� J P, .oQ ?' 10 ryj 1 �v qaa e a R J, H" 1 h ti % JO oJi a ^ Qn ryw LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE Single-Unit Residential Single-Unit Residential (R-1) Single-unit dwelling Detached LRS-D) Single-Unit Residential Single-unit dwellings and NORTH Detached (RS-D) Single-Unit Residential (R-1) two-unit dwellings SOUTH Single-Unit Residential Single-Unit Residential (R-1) Single-unit dwelling and Detached (RS-D) ocean EAST Single-Unit Residential Single-Unit Residential (R-1) Single-unit dwellings and Detached (RS-D) right-of-way Single-Unit Residential Single-unit dwellings and WEST Detached (RS-D) Single-Unit Residential (R-1) ocean 3 Ingram Variance (PA2014-131) Planning Commission, March 19, 2015 Page 3 INTRODUCTION Project Setting The subject property is located in Corona del Mar on a bluff with China Cove and the Pacific Ocean to the west and south. The property is located approximately 215 feet north of Lookout Point. The site is approximately 7,340 square feet in area and slopes from Ocean Boulevard down to Way Lane with approximately a 60-foot grade difference. The subject property is developed with an existing two-level, single-family residence with two, single-car garages constructed at the top of the bluff below the height of the Ocean Boulevard curb. The subject property is separated from the street (Ocean Boulevard) by a 35-foot to 45-foot-wide parkway that is developed with a driveway and drive approach, landscaping, and retaining walls. Project Description The applicant proposes a remodel and an addition of approximately 2,698 square feet to an existing 3,492-square-foot residence, for a total of 6,190 square feet. The changes are summarized in Table 1. The requested variance would allow: 1) a 10-foot encroachment into the required 10-foot rear setback along Way Lane for a proposed two-car garage, 2) a 10-foot encroachment into the required 10-foot front setback along Ocean Boulevard for the wall of the children's study and a light well, and 3) the proposed addition and deck/guardrail to exceed the 24-foot height limit for a flat roof/guardrail by approximately 19 feet at the highest point. The elevator shaft would exceed the height limit by approximately 22 feet. The development would not exceed the top of curb height from Ocean Boulevard. One of the two existing single-car garages would be converted to living area and the curb cut on Ocean Boulevard would be reduced from 34 feet 10 inches to 24 feet. Table 1 — Floor Area Summary Level Existing (s) Proposed (0) Total (0) 1 Lower Level 0 687 687 2 0 231.6 231.6 3 0 523.3 523.3 4 1,105 1,201.1 2,306.1 5 Upper Level 2,386.7 54.7 2,441.4 Total 3,491.7 2,697.7 6,189.4 The applicant's project description is provided as Attachment No. PC 2. As shown in the project renderings (Attachment No. PC 3), the addition would match the existing house in terms of materials, color, and architectural design. The project plans (Attachment No. PC 4) provide additional information on the site topography, location and height of the existing structures, and proposed layout of the multi-level house. Two 4 Ingram Variance (PA2014-131) Planning Commission, March 19, 2015 Page 4 main levels provide the majority of the living area, including kitchen, dining room, bedrooms, den/office, and living room, and the lower levels include the exercise room, elevator vestibule for access from Way Lane, and the new garage. Background The house was constructed in 1958 with several alterations and additions completed since. On January 9, 1986, the Planning Commission approved Variance No. 1127 to allow an addition to encroach into the front and side setbacks and to allow the addition to exceed the height limit. On September 11, 1998, Modification Permit No. MD4768 was approved to allow additions and alterations to the existing house. This modification included an 8-foot encroachment into the front setback for the house, a 10-foot encroachment into the front setback for a one-car garage, and an unenclosed parking space in the front setback. On January 29, 2007, Modification Permit No. MD2007-004 was approved to allow a carport to encroach into the front and side setbacks at the location where the unenclosed parking space was located on the northwest corner of the property. The construction was not completed and the building permit expired. Subsequently, a one- car garage was constructed near the location of the approved carport without the benefit of a building permit. The property owner applied for a modification permit to allow the garage to encroach into the front and side setbacks and to have a reduced garage depth. Modification Permit No. MD2009-010 was approved on May 28, 2009 and the required "as-built" building permit was obtained. DISCUSSION Analysis General Plan, Local Coastal Plan, and Zoning Code The Land Use Element of the General Plan designates the site as Single-Unit Residential Detached (RS-D), the Coastal Land Use Plan designates this site as Single- Unit Residential Detached (RSD-B), and the Zoning Code designates the site as Single- Unit Residential (R-1), which are intended to provide for detached single-unit residential dwellings on a single lot. The proposed development is consistent with these designations and use of the property would not change. Floor Area The maximum floor area is 1.5 times the buildable area of the site pursuant to Section 20.18.030 (Residential Zoning Districts General Development Standards). The buildable area is defined as the area of a site excluding the required setback areas. The buildable area of the subject property is 4,553.6 square feet and the maximum floor area is Ingram Variance (PA2014-131) Planning Commission, March 19, 2015 Page 5 6,830.4 square feet. Therefore, the proposed total floor area of approximately 6,190 square feet is below the maximum floor area limit. Parking Three enclosed parking spaces are required for the proposed project because the floor area of the house would be greater than 4,000 square feet, pursuant to Section 20.40.030 (Requirements for Off-Street Parking). The proposed project would provide a two-car garage accessed from Way Lane and a single-car garage accessed from Ocean Boulevard. Because one of the single-car garages is being converted to living area, the existing driveway at Ocean Boulevard would be reduced to 10 feet in width to comply with Section 20.40.090 and the Public Works residential standard driveway drawings. Way Lane is accessed approximately 500 feet north of the subject property from the China Cove Ramp to Ocean Boulevard. Height Pursuant to Section 20.30.060 (Height), the height limit for structures within the R-1 Zoning District is 24 feet for a flat roof and 29 feet for a sloped roof. Elevator shafts may exceed the height limit by the minimum height required by Title 15 (Building and Construction) provided the elevator shaft is less than 30 square feet. Pursuant to Section 20.30.050 (Grade), the building height is measured from a plane established by determining the elevation of the lot at five evenly spaced points along each of the two side property lines and connecting each of the points along a side property line with the corresponding point on the opposite side property line, as shown below. Pl Front setback _ _ P2 Buildable Area 4-sided polygon that approximates P1 _ P3 the building footprint t= P4 P2 ` P5 Lot Line P4 rr `.� ✓yam,.,-- Rear Se P5 Ingram Variance (PA2014-131) Planning Commission, March 19, 2015 Page 6 Additionally, Ocean Boulevard is designated as a coastal view road within the Coastal Land Use Plan and public views are protected. Zoning Code Section 20.30.060(B) restricts the height of structures to below the top of curb height of Ocean Boulevard. Height Variance The proposed addition would exceed the height limit by approximately 19 feet and the highest portion of the addition would match the height of the existing structure (See Sheet A-7 Rear Elevation of Attachment No. PC 4). The proposed elevator would exceed the 24-foot height limit by approximately 22 feet and would be approximately 36 square feet in area. The over-height portion of the addition would not project any further toward the rear of the lot than the existing structure; therefore, the addition would not further impede views through the lot from abutting properties. The proposed project would not exceed the top of curb height limit and would not impede public views from Ocean Boulevard. Due to the topography of the lot, location and design of the existing structure, top of curb height limit, height and design of buildings on neighboring properties, lack of negative impact to public and private views, and limited area that is feasible to develop on, staff believes the requested height variance is acceptable and compatible with the neighborhood. Setbacks The required setbacks for the subject property are 10 feet along the front property line adjacent to Ocean Boulevard, 4 feet along the side property lines, and 10 feet along the rear property line adjacent to Way Lane. The front setback is established by Setback Map S-10B and the rear and side setbacks are established by Section 20.18.030. The existing house encroaches into the front setback and both side setbacks. Front Setback Encroachment Variance The room labeled on the plans as the "Children's Study," the light well, and the covered patio area would encroach into the front setback. The encroachments would not be visible from street level at Ocean Boulevard as they would be below grade with the finished floor at approximately 20 feet below the adjacent curb elevation. The proposed project would maintain the garage encroachments and would convert one of the garage spaces to living area. Due to site constraints and to minimize bluff alteration, staff believes that front setback encroachment is justified because it allows the addition and light well to be constructed at the top of the bluff adjacent to the existing development. Furthermore, this area would serve as the building code-required egress and would not be visible from the adjacent right-of-way. Rear Setback Encroachment Variance Due to topographical constraints located on the bluff side of Ocean Boulevard, several other properties have access from Way Lane and have garages which encroach into the 7 Ingram Variance (PA2014-131) Planning Commission, March 19, 2015 Page 7 rear setbacks. Therefore, the proposed rear setback encroachment is consistent. The wide parkway within Ocean Boulevard and steep slope of the lot create challenges to providing garage access. Of the six homes that border Ocean Boulevard and Way Lane, only one other property takes vehicular access from Ocean Boulevard. The proposed two-car garage from Way Lane and the removal of a garage at Ocean Boulevard would improve safety by reducing vehicle access for one garage space. The proposal would provide improvements within the Ocean Boulevard right-of-way that would benefit the public by reducing the driveway width and redesigning the existing sidewalk, retaining walls, and plantings. The area above the garage would be landscaped so that it maintains a consistent look with the remainder of the undisturbed bluff area. Staff believes that the location of the proposed garage is justified due to the site constraints and it would reduce excavation of the coastal bluff that would be required to construct the garage behind the 10-foot setback line. Recommended Variance Modification Staff believes that locating all three garage spaces on Way Lane is preferred and this encroachment is also justified. This option would be consistent with Council Policy L-2, Categorical Exclusion Order 77-5 (regarding Coastal Commission review), General Plan Policies CE 7.1 .11 and CE 7.1.12, and Coastal Land Use Plan Policies 2.9.3-10 and 2.9.3-11, which require and encourage that curb cuts be reduced and that development provide alley access. Way Lane essentially functions as an alley for the subject property and has no sidewalks. Council Policy L-2 — Driveway Approaches General Requirements B. The number of driveway openings shall be kept to a minimum so as to preserve on-street parking and to reduce the points of traffic conflict. F. No permit shall be issued for driveways on Clubhouse Drive, Glen Drive, Balboa Island or on the ocean side of Ocean Boulevard without City Council approval. No curb openings will be permitted on Ocean Boulevard when access is available from an existing alley, street or improved private roadway. Residential Zones and Residential Uses — Special Requirements C. Street curb openings shall not be permitted to residential property which abuts an alley. Categorical Exclusion Order 7-5 Condition No. 2 — To the maximum extent practicable, parking shall be provided on the alley side of the lot and in no case shall parking be permitted in the required front yard setback. g Ingram Variance (PA2014-131) Planning Commission, March 19, 2015 Page 8 General Plan Policy CE 7.1.11 Require new development to minimize curb cuts to protect on-street parking spaces. Close curb cuts to create on-street parking spaces wherever feasible. General Plan Policy CE 7.1.12 Require alley access to parking areas for all new development in areas where alley access exists. Coastal Land Use Plan Policy 2.9.3-10 Require new development to minimize curb cuts to protect on-street parking spaces. Close curb cuts to create new public parking wherever feasible. Coastal Land Use Plan Policy 2.9.3-11 Continue to require alley access to parking areas for all new development in areas where alley access exists. In addition to compliance with the policies above, this modified design would provide the code-required parking and provide an opportunity to remove garage access and encroachments from Ocean Boulevard that limit public access. Moreover, the existing safety concerns would be eliminated regarding vehicles backing up a steep driveway over a wide parkway and sidewalk at a curved portion of Ocean Boulevard. Additionally, the right-of-way is along a coastal view road and provides pedestrian access to Lookout Point to the south of the subject property. Removal of the vehicular access and restoration of the right-of-way provides a significant public benefit and further supports that the proposed project, as modified, would not be detrimental. Returning the right-of-way back to public use is supported by the Public Works Department. The right-of-way would be redesigned to allow pedestrian access to the house, would create one to two additional public on-street parking spaces, and would allow a full width sidewalk. The work in the public right-of-way would be reviewed by the Public Works Department through an encroachment permit and agreement and would be required to be consistent with Council Policy L-6 or reviewed by City Council. Additionally, staff proposes that the portion of the existing garages that encroach into the side and front setbacks be removed and the remainder of the garage area be converted to other uses. The encroachments within the front and side setbacks for the existing garages were allowed with modification permits that were approved under circumstances applicable at the time. The facts to support the encroachments were based on the infeasibility of constructing a garage that met all setback requirements from either Ocean Boulevard or Way Lane. Staff's alternative design recommendation allows the property owner to have a substantial addition to the house and provide the required three-car parking that would allow the owner to enjoy privileges enjoyed by other properties in the area, while protecting public views, reducing potential detriment to neighboring properties, and Ingram Variance (PA2014-131) Planning Commission, March 19, 2015 Page 9 providing a benefit to the public by restoring the Ocean Boulevard right-of-way for pedestrian and parking use. Required Findings Pursuant to Section 20.52.090 (Variances) of the Zoning Code, the Planning Commission must make the following findings in order to approve a variance: 1. 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; 2. 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; 3. Granting of the variance is necessary for the preservation and enjoyment of substantial property rights of the applicant; 4. 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, 5. Granting of the variance will not be detrimental to the harmonious and orderly growth of the City, nor 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 6. 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. A variance is a request to waive or modify certain standards when, because of special circumstances applicable to the property, including location, shape, size, surroundings, topography, or other physical features, the strict application of the development standards otherwise applicable to the property denies the property owner privileges enjoyed by other property owners in the vicinity and in the same zoning district. A variance can only be granted to maintain parity between the variance site and nearby properties in the same zoning district to avoid the granting of special privileges to one property. Staff believes sufficient facts exist to support the Variance request as modified, as demonstrated in the draft Resolution (Attachment No. PC 1). The topography of the subject property restricts the potential development area on the site and makes it difficult to design a house of comparable size to other properties in the area without encroaching into setbacks and exceeding the height limit. The right-of-way abutting the property along Ocean Boulevard and the top of curb height restriction -D Ingram Variance (PA2014-131) Planning Commission, March 19, 2015 Page 10 further limit design possibilities for the site. The property has frontage on two streets; however, Way Lane functions more as an alley than a street. Allowing the encroachment into the rear setback provides an opportunity to return the Ocean Boulevard right-of-way for public use and allowing the height variance and front setback encroachment would minimize excavation of the bluff by locating the addition towards the top of the bluff near the existing development. Alternatives Staff recommends approval of a modified project as discussed above ("Recommended Variance Modification") based on the required findings for approval of a variance. The following alternative actions are available for the Commission: 1. The Planning Commission may approve the project as submitted by the applicant if the findings for approval can be made. This would require some changes to the draft resolution for approval (Attachment No. PC 1). 2. Should the Planning Commission determine 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 5). 3. The Planning Commission may suggest specific changes to the project design that are necessary to alleviate concerns. If any 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 would return with a revised resolution incorporating new findings and/or conditions. Alternative design options include: a. Approval for all project requests except a requirement that the garage within the rear setback be constructed at the minimum size (20 feet wide by 20 feet deep) to minimize the requested deviation/encroachment of the rear setback. b. Retention of the existing garages accessed from Ocean Boulevard and construction of a single-car garage within the rear setback. All other requests could be approved as submitted. Environmental Review Staff recommends that the Commission find that the project is categorically exempt under Section 15301 and Section 15303, of the State CEQA (California Environmental Quality Act) Guidelines — Class 1 (Existing Facilities) and Class 3 (New Construction or Conversion of Small Structures). Class 1 exempts minor alterations to existing facilities 11 Ingram Variance (PA2014-131) Planning Commission, March 19, 2015 Page 11 involving negligible expansion of use beyond that existing at the time of the lead agency's determination. Class 3 exempts the construction of limited numbers of new, small structures, including one single-family residence. The proposed project is an addition to an existing single-family residence located within the Single-Unit Residential Zoning District. 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 meeting, 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. Prepared by: Submitted by: _1 r�,�W F r N eno, Associate Planner Br n a Wisnes i, ICP, Deputy Director ATTACHMENTS PC 1 Draft Resolution —Approval PC 2 Applicant's Project Description PC 3 Project Renderings PC 4 Project Plans PC 5 Draft Resolution — Denial 12 Attachment No. PC 1 Draft Resolution — Approval 1S �� QP �� ��P P�" O� �� �� \�� RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING VARIANCE NO. VA2014-005 AS MODIFIED FOR AN ADDITION TO A SINGLE- UNIT RESIDENCE THAT WOULD ENCROACH INTO THE REQUIRED FRONT AND REAR SETBACKS AND EXCEED THE HEIGHT LIMIT FOR PROPERTY LOCATED AT 2723 OCEAN BOULEVARD (PA2014-131) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Scott Schaffer of C. J. Light Associates, with respect to property located at 2723 Ocean Boulevard, and legally described as a Portion of Lot 33, Corona del Mar Tract, requesting approval of a variance. �. 2. The applicant's request includes a variance application for an addition and remodel of an existing single-unit residence allowing: 1) a new, two-car garage to encroach 10 feet into a required 10-foot rear setback along Way Lane; 2) an addition and light well to encroach 10 feet into the required 10-foot front setback along Ocean Boulevard; and 3) an addition at the rear of the residence that would exceed the 24-foot height limit from grade by approximately 19 feet. Construction will not exceed the top of curb height from Ocean Boulevard. The existing house and garage total 3,492 square feet in gross floor area. The proposed addition is 2,698 square feet for a total of 6,190 square feet. 3. The Planning Commission approved a modified project allowing: 1) a new, three-car garage to encroach 10 feet into a required 10-foot rear setback along Way Lane; 2) an addition and light well to encroach 10 feet into the required 10-foot front setback along Ocean Boulevard; and 3) an addition and a new deck/guardrail at the rear of the residence that would exceed the 24-foot height limit from grade by approximately 19 feet. The portions of the existing garages within the front and side setbacks shall be removed with the remaining area converted to another use, and the driveway and other improvements within the public right-of-way abutting Ocean Boulevard shall be removed. 4. The subject property is located within the Single-Unit Residential (R-1) Zoning District and the General Plan Land Use Element category is Single-Unit Residential Detached (RS-D). 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single-Unit Residential Detached (RSD-B). 6. A public hearing was held on March 19, 2015, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was 1,-5 Planning Commission Resolution No. Page 2 of 9 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. This project has been determined to be categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15301 and Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act) under Class 1 (Existing Facilities) and Class 3 (New Construction or Conversion of Small Structures). 2. Class 1 exempts minor alterations to existing facilities involving negligible expansion of use beyond that existing at the time of the lead agency's determination. Class 3 exempts the construction of limited numbers of new, small structures, including one single-family residence. The proposed project is an addition to an existing single-family residence located within the Single-Unit Residential Zoning District. SECTION 3. FINDINGS. Finding: A. The proposed project as submitted is not consistent with Council Policy L-2, General Plan Policies CE 7.1.11 and CE 7.1.12 and Coastal Land Use Plan Policies 2.9.3-10 and 2.9.3- 11; therefore, changes to the project are required including providing a three-car garage at the rear of the property and removing the driveway and curb cut on Ocean Boulevard. Facts in Support of Finding:,d%hN 1. General Plan Policies CE 7.1.11 and CE 7.1.12 and Coastal Land Use Plan Policies 2.9.3-10 and 2.9.3-11 require and encourage that curb cuts be reduced and that development provide alley access. Way Lane essentially functions as an alley for the subject property. This modified design provides the code-required parking and an opportunity to remove garage access and encroachments from Ocean Boulevard that limit public access. The modified design creates one to two additional public on-street parking spaces and allows for a full width sidewalk. 2. Retention of the existing garages is not necessary for the preservation and enjoyment of substantial property rights because a new, three-car garage would be constructed at the rear of the property. 3. Retention of the existing garages and approval of a new garage accessed from Way Lane would constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district as new development in Corona del Mar is required to close curb cuts to create on-street parking spaces wherever feasible. Of the six homes that border Ocean Boulevard and Way Lane, only one other property takes vehicular access from Ocean Boulevard. 07-22-2014 L Planning Commission Resolution No. Page 3 of 9 Finding: B. The facts in support of the previous modification permits for setback encroachments for the existing garages are no longer present with the potential construction of a three-car garage at the rear of the property; therefore, changes to the project are required including removal of the portion of the existing garages that encroach into the side and front setbacks with the remainder of the garage area converted to another use. Facts in Support of Finding: 1. The encroachments within the front and side setbacks for the existing garages were allowed with modification permits that were approved under circumstances applicable at the time. The facts to support the encroachments were based on the infeasibility of constructing a garage that met all setback requirements from either Ocean Boulevard or Way Lane. 2. With the construction of a three-car garage at Way Lane, the existing encroachments are not necessary for the preservation and enjoyment of substantial property rights. 3. Retention of the existing garage encroachments would constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district as those encroachments were approved under conditions that are no longer applicable to the property. 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: _'X 11 C. 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: 1. The subject property is approximately 7,340 square feet in area. A City right-of-way is located between the eastern property line and Ocean Boulevard curb line that varies in width between 35 feet and 45 feet. The depth of the buildable area varies between 75 and 85 feet. The property slopes down from Ocean Boulevard to Way Lane with a grade change of approximately 60 feet. The buildable area of the lot is constrained by the steep sloping topography of the site. The development on the site is also constrained by the Ocean Boulevard curb height limit, which further limits the location and height of structures on site. The location of the proposed garage within the rear setback would reduce excavation of the coastal bluff that would be required to construct the garage behind the 10-foot rear setback line. 07-22-2014 z7 Planning Commission Resolution No. Page 4 of 9 Finding: D. 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: 1. The exception to the height limit and setback encroachments are necessary to allow a house to be built close to the maximum floor area limit of 1.5 times the buildable area of the lot. The buildable area of the subject property is 4,553.6 square feet, the maximum floor area is 6,830.4 square feet, and the proposed total floor area is approximately 6,190 square feet. The site constraints create challenges to designing a house of comparable size to other properties in the area without encroaching into setbacks and exceeding the height limit. 2. The granting of the variance is necessary for the preservation and enjoyment of substantial property rights, as the proposed addition is of comparable size and height to other buildings on the bluff side of Ocean Boulevard. 3. Due to topographical constraints located on the bluff side of Ocean Boulevard, several other properties have access from Way Lane and have garages which encroach into the rear setbacks, and the proposed encroachment into the rear setback is consistent with the setbacks maintained by structures on adjacent properties. 4. Alley access is typical in Corona del Mar and most properties in the area have a 5-foot rear alley setback requirement, depending on the alley width. Way Lane essentially functions as an alley for the subject property, and if it were an alley, the Zoning Code would allow for no rear setback because Way Lane is 20 feet wide. Finding: E. Granting of the variance is necessary for the preservation and enjoyment of substantial property rights of the applicant. Facts in Support of Finding: 1. The granting of the Variance is necessary for the preservation and enjoyment of substantial property rights, as the proposed project allows for development on the constrained site. The Variance allows the property owner to construct a dwelling that meets their needs, is close to the maximum floor area limit for the site, and provides the code-required parking. Finding: F. 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. 07-22-2014 Z g Planning Commission Resolution No. Page 5 of 9 Facts in Support of Finding: 1. The Variance does not constitute a grant of a special privilege as it allows the property owner to develop a residence that is comparable to and compatible with other lots in the vicinity that are identically zoned. The proposed encroachments into the required setbacks and proposed height limit exception do not result in a special privilege as the Variance allows the property owner to construct a dwelling that meets their needs while limiting setback encroachments and alteration of the coastal bluff. The proposed addition is of comparable height and maintains similar setbacks as compared to other buildings on the bluff side of Ocean Boulevard. 2. See statements D-3 and D-4 in support of this finding. Finding: G. Granting of the variance will not be detrimental to the harmonious and orderly growth of the City, nor 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: 1. The proposed encroachment will not affect the flow of light or air to adjoining residential properties as adequate separation is provided and no additional above grade encroachments are proposed into the side setbacks. 2. The design of the structure includes adequate articulation, modulation, open volume consistent with the requirements of the Zoning Code, and privacy for the abutting properties. 3. Way Lane functions similar to an alley and is 20 feet in width, providing sufficient turning area for vehicles to utilize the proposed garage and for other vehicles to pass. 4. The proposed addition would exceed the height limit by approximately 19 feet and the highest portion of the addition would match the height of the existing structure. The over- height portion of the addition would not project any further towards the rear of the lot than the existing structure; therefore, the addition would not further impede views through the lot from abutting properties. 5. The granting of the Variance will not adversely impact public views from Ocean Boulevard because the proposed addition is below the top of curb height restriction and the front setback encroachment will not be visible from the street as they would be below grade with the finished floor at approximately 20 feet below the adjacent curb elevation. 6. The abutting right-of-way at Ocean Boulevard is along a Coastal View Road and provides pedestrian access to Lookout Point to the south of the subject property. Removal of 07-22-2014 19 Planning Commission Resolution No. Page 6 of 9 vehicular access and restoration of the right-of-way provides a significant public benefit, would eliminate risks associated with vehicles crossing the Ocean Boulevard sidewalk to access the property, and would increase on-street public parking. The right-of-way would be redesigned to allow pedestrian access to the house and would be reviewed and approved by Public Works through an encroachment permit and agreement. Finding: H. 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: 1. The Zoning Code provides the flexibility in application of land use and development regulations through the Variance review process. 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. Due to the topography of the lot, location and design of the existing structure, top of curb height limit, height and design of buildings on neighboring properties, lack of negative impact to public and private views, and limited area that is feasible to develop on, the height limit exception and setback encroachments can be approved by the Planning Commission through the Variance request. 2. The subject property is designated for single-unit 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. 3. Setbacks required by the Zoning Code govern the location of structures on a lot and provide for open areas around structures for visibility and traffic safety, access to and around structures, access to natural light and ventilation, separation of incompatible land uses, space for landscaping and recreation, protection of natural resources, and safety from fire and geologic hazards. The variance maintains appropriate setbacks for the property consistent with the existing development pattern along Way Lane. 4. The modified project is consistent with General Plan Policies CE 7.1.11 and 7.1.12 as it would remove the curb cut on Ocean Boulevard and provide access to parking from Way Lane. 5. The subject property is not located within a specific plan area. 07-22-2014 20 Planning Commission Resolution No. Page 7 of 9 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Variance No. VA2014-005 as modified, 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 (14) days following the date this Resolution is adopted 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 19TH DAY OF MARCH, 2015. AYES: NOES: ABSTAIN: ABSENT: BY: Larry Tucker, Chair BY: Jay Myers, Secreta 07-22-2014 Planning Commission Resolution No. Page 8 of 9 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval, except as modified by applicable conditions of approval. 2. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. 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. 4. This Variance may be modified or revoked by the Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 5. The applicant shall submit to the Planning Division revised architectural plans for review and approval by the Community Development Director for inclusion in the Variance file. The plans shall accurately reflect the modified approval and depict the elements approved by this Variance. 6. The project shall not exceed the top of curb height pursuant to Zoning Code Section 20.30.060(B4). 7. A three-car garage shall be provided from Way Lane with interior dimensions no larger than 36 feet wide by 20 feet deep. The portion of the existing garages within the front and side setback areas shall be removed and the remaining area converted to another use. The driveway shall be removed from the Ocean Boulevard public right-of-way. 8. 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 if 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 construction of the non-standard improvements and obtain an Encroachment Agreement for non-standard improvements. 9. 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. 07-22-2014 22 Planning Commission Resolution No. Page 9 of 9 10. 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. 11. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 12. This approval shall expire and become void unless exercised within twenty-four (24) months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20 (Planning and Zoning) of the Newport Beach Municipal Code. 13. 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 Ingram Variance including, but not limited to, Variance No. VA2014-005. 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. 07-22-2014 �� QP �� ��P P�" O� �� �� \�� Attachment No. PC 2 Applicant's Project Description 2� �� QP �� ��P P�" O� �� �� \�� Variance Application Custom Residence 2723 Ocean Boulevard, Newport Beach, CA 92625 C.J. Light Associates 1401 Quail Street, Suite 120 Newport Beach, CA 92660 December 23, 2014 Project Description The rectangular shaped property is located between Ocean Boulevard to the east and Way Lane to the West with an approximate 35-foot wide City right-of-way between the northern property line and Ocean Boulevard. Access to the existing two-car garage and existing front door is taken from Ocean Boulevard. The subject property slopes from Ocean Blvd down towards the East with slope ratio transitions greater than 2:1. The existing residence design and location does not take full development use of the available lot area dissimilar in character and context to the neighborhood. The lower portion of the property along Way Lane remains undisturbed and vegetated. Other properties in the immediate vicinity have been developed with garages entering from Way Lane and take full advantage of their respective lots. The subject property is currently under developed as a two bedroom single family residence with a detached 389 square foot two-car garage. The applicant processes to add the minimal square footage to encompass primarily for the addition of bedrooms, and to add circulation connecting the existing residence to a proposed two-car garage along Way Lane. A variance request is made for the garage level to encroach into the 10-foot rear yard setback. A variance request is also made for an over height roof for the proposed bedroom addition. The existing+-15 foot width of the driveway is proposed to be reduced down to 10 feet and eliminate one of the two existing enclosed parking spaces as a result of the decreased driveway width and convert part of the unusable garage into habitable area. New improvements in the front yard of the existing residence consist of a new trellis and front door area attached to the existing main entry area to not exceed the height of the existing roofline. Also included is a light well with a protective rail on top for emergency egress from the new bedroom addition. An elevator from the new two-car garage up to the first level of the existing residence is requested for accessibility from the new two-car garage to the front door of the existing residence. Variance request The applicant requests and approval of a Variance to allow for the lower two-car garage to encroach into the required 10-foot rear yard setback and a variance for the roof deck of the proposed bedroom addition to encroach into the required building height envelope. The proposed design and variance request is consistent with neighboring property developments and recent variance applications that have been granted for similar conditions. Below are two similar variance examples that have been approved recently: 27 — 3225 Ocean Blvd. -Variance to encroach 10' into the required 10' front setback. Approved 2012. — 3235 Ocean Blvd. -Variance to encroach 10' into the required 10' front setback. Approved 2013. Justification 1. There are special or unique circumstances or conditions applicable to the subject property(e.g. location, shape, size surrounding,topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical zoning classification. The proposed intent of the requested variances is to allow for development of an addition within the significantly tight constraints of the existing site topography and voluntarily attempt to mitigate alteration of the existing slope. 2. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under and identical classification Granting of the variance request allows the project to be constructed in a form limiting lower level alteration of the existing slope while allowing the homeowner the ability to develop a residence that remains neighborhood compatible without granting special privileges. 3. Granting of the Variance is necessary for the preservation and enjoyment of substantial property rights of the applicant. The proposed development is approximately 5,339.8 square feet where the maximum floor area allowed on the lot is approximately 6,830.4 square feet. Approximately 1,514 square feet is subterranean along with the inclusion of the new two-car garage allowing a large portion of the slope to remain in place. Granting of the variance will allow the subject property to have a dwelling size comparable, yet still smaller, when compared to the sizes of the original dwellings in the vicinity and newly built homes in the vicinity. 4. 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. The proposed variance request resolves the restricting development hardships of the unique existing topography and lot configuration without granting special privileges not currently enjoyed by the development of other single family residences in the neighborhood. 5. 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 or persons residing or working in the neighborhood The granting of the variance for the addition to a single family residence will not increase the density beyond the current neighboring developments and what is permitted in the area. In support, the addition of the two-car garage to Way Lane decreases the traffic pattern on Ocean Boulevard. The over height and setback encroachment requests will not impact public views because they are not visible from the street level of Ocean Boulevard. The subterranean two-car garage with a green zone over the roof will also not be visible from Ocean Boulevard. The proposed over height encroachment will also not affect light and air flow to the adjoining residences because the proposed addition does not extend past the existing house. 6. 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. 22 The granting of the variance will not it impact public views from Ocean Boulevard because it does not exceed the existing roof height. In addition, it will allow preservation of a large portion of the lower existing slope. Furthermore, the reduction of in width of the existing driveway and approval of the variance increases the visible front yard area and is therefore neighborhood compatible. �.9 �� QP �� ��P P�" O� �� �� \�� Attachment No. PC 3 Project Renderings �� QP �� ��P P�" O� �� �� \�� i F:T t _ SA lid- 14 'AAA f AL 31 Ism ASSOCIATES rl - � ter• "� t��� �r 1 "�`�,�rZ k ! �-'��'`� • .. ,Y !`,'� .��•7 � .r?, 1 .r L � F �' '� i7 r C :A •�.. itg •.� 'F' �. ``} � }. •,�' ti .' � ' moi•, •''\ r... + •n •'� t + -��"lAr,�• '• ' �A r.� <., r �- ~� � j Y •r S '� �� �� � :7,_ ► '•r \�y,` i' f!�'�i�'r�Q t ' .1 ��J _.� ,, ! � .} i.•� ,� �� l ! —p.T`i(;3• _fir. 'r`' .� iMi�.` .Act- • • a. - !l,k r� _ - -- r l _ n -t�•r�i. y, t.G , }Y�'.t' ,4 s.,� y� ! • �1' }. 1. a r i .. � ,$ i.. 4. ' � .fir _ � �, �• j 1 ,��A T1 • . -. � � '� 4. ' ' r' !��*i - _ ��'.��. s•,.� �~lam�� s !•..- ' ' ` � �°... ''� .. l�.! a�..-;j, ": ,,+Wl.j r,- .' ..r T-t - f' _ _ -;- ,.. _. _ .. � �,� ,- � s, �t N'?.�,"k• � _ !'�.- �� dA �,•_ ' •t .t� r ~ 'tel'` V. •�•..< '. - - .X �- :�. ,, ,� .rye v •��' `s• �+�� • V .' •-, " ,�1 � m4 •t..+� �•-ate.. �� • .. � "'?�� • '• `. r ° T''� t $0 -.► - �.M • i� •w J �`4- r. •`Rl ,,h_Y •�'.�. -•.."` y�. ~_ .�` ' q 't /i' w • .,_ DASHED LINE \ \ INDICATES (E) rT- - - - - - - - - - - - - - - - II \ I II IIIA I I I �� I II III IIS II III IIS I I I �. II III IIS - - - - - � — - - - - - - - - - - - - - - - - - - - - -u 4 DASHING INDICATES I I I I EXISTING TO REMAIN I _ — — I— I EL: \ F.F. bq.22' II I I \ II I / \ I � I II I I \ I � \ EL: 6 I I I II I I F.F. 58.50' I FS 52.07' I \ \ I — — I �\ F.F. 48.50' \ I — O p N N F.F. 517.00' f t T-T�- (- --Lj- I EL: 51.00' I I � - DASHING IINDI EXISTING TO I I I I EL: 21.Ct0' STREET ELEVATION RIGHT SIDE ELEVATION SCALE: 1/4"=1'-0" SCALE: I/4"=I'-O" P.L IN GRAM R ESI D E N C E � Street and Right Side Elevations C . J . LIGHT 2723 Ocean Blvd . 03-11 -15 ASSOCIATES Christian R. Light Architect Corona Del Mar • California • 92625 9 S4 71— F , 1—F N F f o r f J N r f f J r � EXIST. J — J FENGE I - - - - - - - — J - — — — — - - - - - - - - - - - - - - - -1- - - - - - - z� - - - - - - J - - - L I Ff- — - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - — � - - �� - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - —j I DASHING INDICATES I P.L. EXISTING TO REMAIN I I I I � II I I I II _.6x.22' I I I-T — / I II I I I I I I I I I I II I I II I I II - - JI _ _ JI — � I I I II I II I � / II LL - - - - - - F.F. 5a.g7' — — I E � � I i LEFT SIDE ELEVATION (No Change) / SGALE: 1/4"=1'-O" INGRAM R ESI D E N C E � Left Side Elevation P.L. C . J . LIGHT i 12-22-1.4 ASSOCIATES 2723 Ocean Blvd . Christian R. Light Architect Corona Del Mar • California • 92625 9 35 �� QP �� ��P P�" O� �� �� \�� Attachment No. PC 4 Project Plans S7 �� QP �� ��P P�" O� �� �� \�� PA2014-131 Attachment No. PC 4 - Project Plans r'Al C . J . L I G HT ASSOCIATES Christian R. Light • A r c h i t e c t 1,401 Quail Street, Suite 120 Newport Beach, CA 92660 (949) 851-8345 Fax (949) 851-1116 • The Drawings, Specifications and other documents prepared by Architect for this Project are for use on the Project only and may not be used (1) on any other projects, (2) for additions to this Project,or (3)for the completion of this Project by others, unless otherwise 0 e c e expressly agreed by Architect in writing.The Drawings, Specifications and other documents prepared by Architect for this Project are the exclusive property of the Architect and may not be used, duplicated,copied, transferred,assigned,sold,or hypothecated without the express written permission of Architect.Architect retains all common law, statutory, and other legal rights, including copyright, in and to the Drawings, Specifications and other documents prepared by Architect. © 2015 C. J. Light Associates 2723 Ocean Boulevarcl Newport is 92625 Sheet Index Architectural C11 Cover Sheet SP Site Plan Al Roof Plan A2 Lower Level Garage Floor Plan A3 Vestibule/Circulation Level Floor Plan A4 Exercise Level Floor Plan LO A5 Bedroom Level Floor Plan N A6 Street & Entry Level Floor Plan N A7 Exterior Elevations V 0` A8 Exterior Elevations = >L A9 Exterior Elevations a • a A10 Sections � L All Sections o h • ftft Al2 Sections Q) 920 r a A13 Grade Calculation Exhibit = V CX a AS 1 Lower Level Garage Square Footage Calculations Q� • AS2 Vestibule/Circulation Level Square Footage Calculations E V t O U AS3 Exercise Level Square Footage Calculations O M a A54 Bedroom Level Square Footage Calculations (V m AS5 Street & Entry Level Square Footage Calculations .� � N O V 0. Civil TS Topographic Survey Z Abbreviations Consultants Pro ' ect Data Scope of Work AB Anchor Bolt DIM Dimension MECH Mechanical ARCHITECT: CIVIL ENGINEER: L e g a I Description Remodel and addition to existing 2-story single family residence and AC Air ConditioningDR Drawing MAX Maximum Lot : 3 construction of new 2-car garage on Way Lane with 2 new levels ACOU Acoustical D.F. Drinking Fountain MET Metal C.J. Light Associates Tool Engineering, Inc. AD Area Drain EA Each MIN Minimum Block: - ADJ Adjustable ELEC Electrical (N) New 1,401 Quail Street, Suite 120 139 Avenida Navarro for circulation. Cover Sheet ADJT Adjacent ELEV Elevation NIC Not In Contract Parcel: Assessor's Parcel Map Book 52, Page 46 AL Aluminum EQUIP Equipment N.T.S. Not To Scale Newport Beach, CA 92660 San Clemente, CA 92672 ALT Alternate EX Existing NAT Natural (949) 851 8345 (9,49) ,492-8586 APPRX Approximate EXP. JT. Expansion Joint OC On Center ARCH Architect EXT Exterior OPG Opening Contact: Viktor Meum Owner / Client ASB Asbestos EQ Equal OD Outside Dim Fax 851 1 1 16 General I n f o r m a t i o n ASP Asphalt FOF Face Of Finish OH Overhrad Architect: Christian R. Light AIA ASBO As Selected By Owner FOC Face Of Concrete PLAS Plaster Mr. & Mrs. Ingram BD Board FS Face Of Stud PLPG Plate Type of Construction Type V / Non-rated BUILD BuildingFIN Finish PG Paint Grade Contact: Scott Schaffer Occupancy Group R-3 / U-1 BL Block FP Fire Proof PR Pair BILK Blocking FIN. SRF. Finish Surface RAD Radius Fire Sprinkler Yes BM Beam FT Foot REQ Required LANDSCAPE ARCHITECT: STRUCTURAL ENGINEER: BOT Bottom FTG Footing RD Roof Drain Site Gene r a I V i c i n i t y M a p BED Bedroom F.D.C. Fire Department Connection RM Room - not yet selected - - not yet selected - BRK Bracket GI Galvanized REV Revised Approximate Site Area: 6,741 s.f. CAB Cabinet G.1. Galvanived Iron RWD Redwood OC Fair&Event Center- ss xF�r O4S CB Catch Basin GA Gauge RO Rough Buildable Area: 4,553.6 s.f. costa Mesa course F,ro ^H T7 CM Cement GL Glass R.O. Rough Opening P4, P Co des 6,830.4 s.f. it P CER Ceramic GYP Gypsum REG Register Max. Squ. Ftg. Allowed: 1.5x buildable < wwilsonSt Ww.1sonSt Tc C. I. Cast Iron GC General Contractor SCH Schedule a Upper Newport Bay vlctona St Nature Preserve CLG CeilingHDWR Hardware SECT Section _ - unHecs'� CA CalkinHWD Hardwood SIM Similar This Project Shall Comply With The Following codes: Proposed Residence: Regional � CL Center Line HT Height STD Standard wiethSt s, CLOS Closet HC Holow Core STL Steel Garage: 829.4 sf a 2013 - CBC, CPC, CEC, CMC g ' Costa Mesa CLR Clear HM Hollow Metal STR Structural ; m a W 8'401)Ave U.for, CEM Concrete Masonry Unit HORIZ Horizontal SUSP Suspended 2013 - CRC Lower Level Garage: 40.4 sf " F yap �,5 �� �' caiirorr, CTR Counter HB Hose Bibb TEL Telephone 2013 - Title 24 4 P` ,ago F J O b Number : 1401 Vestibule/Circulation Level: 231 .6 sf COL Column HVAC Heating Venting Ac TEMP Temporary 5�Q`�` z F.soo °'dRd Foo, CONC Concrete IN Inch T&G Tongue And Groove 2013 - CG BSC g Exercise Level: 523.3 sf Rd COND Condition ID Inside Dim. TC Top Of Curb/Concrete , D a t e CONN Connection INSUL Insulation TS Top Of Slab Bedroom Level Newport CONST Construction INT Interior TYP T lcal 2,306.1 sf Beach - Fashion Island yac ypi �, shopping Center n a` Variance Submittal CONT Continuous INV Invert TW Top Of Wall S m b o I s Street & Entry Level 2,247.4 sf CONTR Contractor JT Joint VTR Vent Thru Roof �`'o°So„d August 22, 2014 COR Corridor KIT Kitchen VERT Vertical Total Floor Area 5,348.8 sf V'tiar�a8 o R, ysc San JoayWn H, CT Center LAV Lavatory VT Vinyl Tile CTSK Countersunk LIN. FT. Linear Foot WC Water Closet Revision Q 6°deVd �(A��,� Buck Gu Variance Resubmittal CL Center Line LINOL Linoleum WH Water Heater l4 'k December 22, 2014 C.T. Ceramic Tile LG Long WT Weight Section LineCorona Oel\ CLR Clear LAM Laminated WD Wood B <a.teB `h DET Detail LT Light WWM Welded Wire Mesh Section Designation A6 e Variance Resubmittal DIA Diameter MB Machine Bolt WI Wrought Iron Sheet Number A6 WS Weather Strip PROJECT LOCATION \ March 9, 2015 Detail Key Detail Designation — 3 1 Sheet Number Datum 0 C I S9 PA2014-131 Attachment No. PC 4 - Project Plans Public benefits : 1 . Reducing driveway width to provide more public onstreet parking space & enhance existing C. J . L I G H T street parking . ASSOCIATES I I a°3 OCEAN BLVD. 2 . Maintaining street parking and access to Christian R. Light * Architect 613 111 ' 156 public viewpoints. 1401 Quail Street, Suite 120 a19 Newport Beach, CA 92660 (949) 851-8345 a; Fax (949) 851-1116 34'-10" EXISTING DRIVEWAY ateiJa\Je/ Public sidewalk °' �; The Drawings, Specifications and other i cp i documents prepared by Architect for this Project are for use on the Project only and may not be used X. 24'-0'' PROPOSED DRIVEWAY (>) on any other projects, (i) for additions to this Project, or (3)for the completion of this Project by �Q1 others, unless otherwise expressly agreed by Architect in writing.The Drawings, Specifications and !s9 5g(�' 1g9A 1929 ° 9 ,��� �• �<(I other documents prepared by Architect for this o� 01 1 1 a 351 65� eke\ fie( �� Project are the exclusive property of s> 6 _ 1 1 11• t((� �e G;; the Architect and may not be used, duplicated, Reduce driveway to ��j 116 G _ �a�e has 1 °�G; ��� ��� copied,transferred, assigned, sold,or hypothecated 18(G 0 '511 � without the express written permission of Architect. a2. - - 7$.4 0 1vh _ Architect retains 15 _ Q _ - 5156p( all common law, statutory, and other legal improve safety of pedestrian 9 _ 8. 9 ° _ -� p _ 1 1 rights, including copyright, in and to the - - _ � - - - � � � �� � , � � � '�\ I - � _-- Drawings,Specifications and other documents 1 - - O 116 ��, _ prepare byArchitect. Associates use of the public sidewalk & �' $23 1 does not take away street c�fi street parking . �� � Stt�P = � �� - : 79.6 ��.6 9 Maintain existing land!5 appin9 & turf area 861 CD �o _ g<iv 796 1 6 153 6 (E) TO REMA I N N oA 75 — 70 . ` U 1 LIG TWELL �1 --- �� � MODIFIED - ENTRY STREET LEV'EL - - - - - - - - - - - - - - - - - - - - - - - - - - - fu 51 65 A 65 - ' Z _ / — - 9 629 6326 _ _ — — / I PROPOSED 62. 619 6 � ^� L I V I NG AREA / BEDROOM LEVEL L 6 65 - r(E) -GAR / ADDITION 0 •� w zo 1 GARAGE I I 157REET LEVEL _ _ �- - - - - - - - - - - � Q� fu U G Z 0 I — EXISTING 1 2-570RY RESIDENCE U of oQ1'�vd deo �01�1 0 �` EXISTING DECK N nol o0 00 lo�Nl ENTRY LEVEL O Existing residence L 1olx� o l o _ M Existing residence o c7� J - - - - - - - - - - - - - - - - - - - - � I N a\sSo��l I 1 r 0 I PROPOSED I I ' I VESTIBULE/ I I 6 I I GIRGULATION ENLARGED LEVEL FLAT ROOF PROPOSED ENTRY LEVEL I 1 ADDITION DECK OVER EXERCISELEVEL ADDITION, I ' C 1 BEDROOM ADDITION TYFIGAL I s� �Ne O ADDITION L I - - - - - - - - - - - �FROFOS- - — — — O 55 ADDROOON LEVEL U EXISTING DECK I �_ ,a0, z6�_2g� I _ � u� - 1�dEW 1 - �o• -� � 2-GAR GARAGE =�45 0 2a. � 11 14 _O 1 1 BELOW - - - - - FROFOSED 21327.8 e I o 2 511 I - - =� -- -- LOWER LEVEL_' 2138 �'I ,o0 ADDITION 6 25 - "GARAGE" 26' 26.1 c Q Z43 2p. 6 135 Q - 2s� o l Sip w � ;3 - ------ _- -- 2 ' lb9__ - A5 24.0 mac, 2D.. — - - - - L - - - - - -- - -4.2-2 92030 - I30 ;u — 2 23 U1 D Q 11 � Y O �. 153 29 seti�a� I r -1 r J 32 /132 1g. 153 14.4 PROPERTY LINE NI0055'30"E "10.00' R 1 EXISTING RETAINING WALL AIO All AY LANE G,00P, Site Plan . 1q1• �% �� � - � ,- 132 1 G0 f14.4/ - 14.3 NORTH Job Number 1401 SITE PLAN S c a I e SCALE: I/8"=1'-O° D a t e Variance Resubmittal Set: March 9, 2015 P �o PA2014-131 Attachment No. PC 4 - Project Plans WA C. J . LIGHT ASSOCIATES Christian R. Light • Architect i 1401 Quail Street, Suite 120 Newport Beach, CA 92660 / 9 Fax (949) 851831116 L The Drawings, Specifications and other docum Arc tect for is t are L= fora eeonsthe Projectty nlyhland mayhnotrc be used (1) on any other projects, (2) for additions to this Project,or (3)for the completion of this Project by � others, unless otherwise expressly agreed by Architect in writing.The Drawings, Specifications and other documents prepared by Architect for this EW \ Project are the exclusive property of L HTWELL \ \ _ the Architect and may not be used, duplicated, \ / / copied,transferred,assigned,sold,or hypothecated without the express written permission of Architect. Architect retains all common law, statutory, and other legal rights, including copyright, in and to the / \ Drawings, Specifications and other documents prepared by Architect. / © 2014 C.J. Light Associates / PLP,NTER LOW _ _ _ _ _ — -- — — — — — — — / / EXIST. I EXISTING ROOF / — — — — EXIST EX15T EX15T I / — I � / / EXIST. / / I -a- / I � / / I I XIST. EXISTING ROOF DECCDEK BELOW I Ln N I / EXIST. EXIST. EXIST. I I I / I N / NEW CANTILEVER EXIST. I • / TRELLIS I EL: 71556' I (� II / DEGK BELOWEX15T. O cu U 1 1 0 / I I cu I I ^� ¢o°��o NEN ROOF,/ EXIST. EXIST. EXIST. E�I ST. fu I O I I A B G Aq A10 AI I I I I I I I I I I I Roof Plan Job Number 1401 Scale Date Variance Resubmittal Set: March 9, 2015 ROOF PLAN SCALE: Al �z PA2014-131 Attachment No. PC 4 - Project Plans A L C. J . L I G H T ' — — — — ASSOCIATES — Christian R. Light • Architect I 1401 Quail Street, Suite 120 / - - - - - - - _ _ _ - - — - - - - - - � Newport , CA 2660 949) 851-8345 Fax (949) 851-1116 The Drawings, Specifications and other I documents prepared by Architect for this Project are I for use on the Project only and may not be used (1) on any other projects, (2) for additions to this Project,or (3)for the completion of this Project by others, unless otherwise expressly agreed by Architect in writing.The Drawings, Specifications and other documents prepared by Architect for this I Project are the exclusive property of the Architect and may not be used, duplicated, / I I copied,transferred,assigned,sold,or hypothecated I without the express written permission of Architect. Architect retains all common law, statutory, and other legal / I ' rights, including copyright, in and to the I Drawings, Specifications and other documents / I prepared by Architect. © 2014 C.J. Light Associates I I I I I � I I � — I � I I I I I � I I � I � I I Ln I I � N �— I 0 4- / cu (N) EV. 4 I � a O L � I '° CI CEJ I g ��5¢0 fia M cu cu — I o r 0 C\ - -- ------- 0 1 2`�1 � TRASH I � I I - ��� O 45 O 2 I o I o I 2g 5 a ea � r — — I ��278 O 40 U I L J I (N) 2—CAR GARAGEo - - - 2�1 2G- . a2G 7 s a 2 I F.F. 14.00' ��� ) W ACCESSIBILITY I?-ATHLDF=AV-EL — — 20'-0" 20. I I • E 25 I �I I IL ��- - - - - - - - - - - - - - - - - - - - - � 22 \� �� 0\ � V .— O N 10°7592099 E 7E Lower Level - Garage Al Floor Plan WAY LAN E � � GO Job Number 1401 (s Scale Date • \�� \ _ �� . 1� Variance Resubmittal Set: �� - - - - i - - - - - March 9, 2015 3 FLOOR PLAN WALL LEGEND ^I�� EXISTING HALL V PROPOSED 4" WOOD STUD W,4LL 14.4 — \ PROPOSED W VOOD STUD KA" 14.3 LOWER LEVEL e GARAGE PROPOSED RET,41NIN6 W,4LL PER STRUGTi1RAL DRAWINGS so�LE: iii -o.. A2 PA2014-131 Attachment No. PC 4 - Project Plans \ 0 \ ,� • u' - eco \ ,� � '��• �� � �� '� I ' ��-0 4" 8 �, 2 \\ '�1 Vis, 0 _ �� - ��,1 >�� \ C . J . L I G H T , . ❑ - o _ 3 , , �1 �� , ASSOCIATES Christian R. Light Architect I _ ❑ZL/-�/ g (�� _\\ 1401 Quail Street, Suite 120 ? _ \ I \ c�/Ve _ I Newport Beach, CA 92660 ' �/�/� ; �`` �❑ ❑ �Gj \ 12 ; \ , I _ _ _ _ — — — — — — — — — — — — i ` \ (949) 851-8345 — ❑ ❑ \ ❑ , ` Fax (949) 851-1116 �e) /\ i I The Drawings, Specifications and other documents prepared by Architect for this Project are i \ \ 4-\ \ \ (� , for use on the Project only and may not be used �" \ (1) on any other projects, (2) for additions to this VJ � I O Project,or (3)for the completion of this Project by PORTION OF BLOCK 0 - 33❑❑ , r� � \ / \ _ others, unless otherwise expressly agreed by �/ R TC,� C T Architect in writing.The Drawings,Specifications and i �///� C� , / other documents prepared by Architect for this ' \' - ❑ / '� ' �, �\ �� \ , CORONA R 0 Nil 0❑❑ MAR'❑ J� \ Project are the exclusive property of 65 �� _ g the Architect and may not be used, duplicated, \ \ ' ❑111 I copied,transferred,assigned,sold,or hypothecated 0 I \ \ without the express written permission of Architect. — Architect retains — �0� -\ \ all common law, statutory, and other legal cy—/n� rights, including copyright, in and to the I/\ / ,7�Qy 2 ,❑ \ �/ y�7 Drawings,Specifications and other documents V \* 1 / \ �� / V� I� O f/\ �\5 ��n residence \ \ I� prepared by Architect. gQ \ © 2014 C.J. Light Associates -0 L G I I. 0� `S� 5 9 s �� (�0_ 1Q 1 Ln G� ,21 I 1 1 .3 INCLANDSC EW ] 50.0 55 �` �" ❑ 49.5 s �' 45 45S �� �s \I _ 0 �ti �1 52.0 •— 1� - II C: � n o o 0. - - ff •380 - \ •- - 4 TIBU \ \ 1 2 ��" �❑ 2 P 2\ 0� (� 2 � ' \ I a ti❑ �O '50 P - � o � U \ lol > ,30 �A• 3�� , 0 �• 0 3\50,2 4 1 `sus` �0� U F �0 2 \ - /\ (� _ tee, �q \ 54 �� \ .� • 3q� � 1�` M �0\ I EXISTING LANDSCAPE TO REM L (� 2 oD 0 Zb 20 � �1 ��1 �' 45 2� � \ I � r 2 2 •o �--� I / �— ,�27 Q . O U1-3 D 17 26.i ONCEAT, 2 261 \ / 2� 3 GA GE BELO ZZ• ti• 30 2 TO �.5-I � 22• I 25 V 2Z5 1\77 7 \1'I ❑ �� __ __ ti 1� 14.4 N 10-35 '30 " E 76. 0 ' \ \0 Vestibule/Circulation A B \�o r� Level Floor Plan \ 4. �\�❑ ti WAY LANE I G Job N um b G � er 1401 � Co ''j• \ - \ tib'` \ \ _ - 1 \ \ \ \ \ \ \ D a t e 1 - ,� I � - 12� ' \ `tit• 00 Variance Resubmittal Set: • \ \��.\ \ �. \ — i , _ 1�` \ \ �� March 9, 2015 G FLOOR PLAN WALL LEGEND EXISTING WALL 14.4 PROPOS VESTIBULE CIRCULATION LEVEL \ \ ED 4" WOOD STUD WALL PROPOSED 6" WOOD STUD WALL PROPOSED RETAINING WALL PER STRUCTURAL DRAWINGS A3 PA2014-131 Attachment No. PC 4 - Project Plans ................................ - - - - C. J . L I G H T ASSOCIATES V 11 Christian R. Light • Architect / \ I 1401 Quail Street, Suite 120 Newport Beach, CA 92660 / — — — — — _ — _ (949) 851-8345 Fax (949) 851-1116 I / The Drawings, Specifications and other I documents prepared by Architect for this Project are for use on the Project only and may not be used (1) on any other projects, (2) for additions to this I I Project,or (3)for the completion of this Project by others, unless otherwise expressly agreed by Architect in writing.The Drawings, Specifications and other documents prepared by Architect for this Project are the exclusive property of the Architect and may not be used, duplicated, copied,transferred,assigned,sold,or hypothecated without the express written permission of Architect. / I ' Architect retains I all common law, statutory, and other legal / I rights, including copyright, in and to the I Drawings, Specifications and other documents I prepared by Architect. © 2014 C.J. Light Associates I I I I I I I I I I — � I I I I I I ICRAWL SPACE I I I I I a e I ET1 I Ln s N BAT I ( ) 12 50.E 55- / N 5 I �.� J, 56.5 I .N V I (a. 5q II I �= s _ � • DN. — — 0��1 52., O N - (N) EXERCISE ROOM 0 �O .— 4— O _ �aIZ UP F.1 . 48.50' 4 - O � 1 No\. ti P G � cu �2 -2 2 �0 0 2 P [� U o 1 � �� 4J 54. 4.2 y � � O I- (N) EV. �� e O - - - - - - - - - - — �� -� M cu N C Co a . - MAI - (N) DECK 0\� - _� _ — L 0 - - - - - _ - �� TO\� 55 45 O 1 � W S78 O 0 �e 40 V -2 - 25 2 26.1 - � � ZN. 2 � �5,1 - 0\ 0 30-1 N 25 2 0\ 55 2 �2 Z 0 V F7717 - 14 N 10' 3530 E 7ED �.5 %N �,� � ` � ' �� ��� Exercise Level A10 All Ami (� Floor Plan �5 � 12. 0\ abs WAY LANEJob Number 5ti 5 � 1401 Scale – �� D a t e - i - 1� - - Variance Resubmittal Set: • �� ��� - - i _ -�— - - - - �-� March 9, 2015 73 �2= FLOOR PLAN WALL LEGEND EXERCISE LEVEL EXISTING WALL 14-4 � - SCALE: I/4"=1'-0" PROPOSED 4" WOOD STUD WALL PROPOSED b" WOOD STUD WALL A PROPOSED RETAINING WALL PER STRUCTURAL DRAWINGS A4 PA2O14-131 Attachment No. PC 4 - Project Plans L � — _ - - - ° C. J . LIGHT ASSOCIATES Christian R. Light * Architect (N) LIGHT WELL 101 (OPEN �\ABOVEI 1401 Quail Street, Suite 120 I Newport Beach, CA 92660 (949) 851-8345 Fax (949) 851-1116 / 8 I � I The Drawings, Specifications and other Tr for ueeonsthe Projecred ty nlyhltect for and mayhis notrbect are used (1) on any other projects, (2) for additions to this Project, or (3)for the completion of this Project by others, unless otherwise expressly agreed by Architect in writing.The Drawings, Specifications and other documents prepared byArchitect forthis Project are the exclusive property of /r I the Architect and may not be used, duplicated, I I — I copied,transferred, assigned, sold,or hypothecated (N) CHILDREN'S STUDY _ without the express written permission of Architect. 67.4x1 Architect retains ��, all common law, statutory, and other legal a _ rights, including copyright, in and to the _ _ _ _ _ _ 4 Drawings,Specifications and other documents prepared by Architect. (N) TUB J �� 6���/j %:--� © 2015 C .J. Light Associates (E) CAISSON 22 to -,40 O (N) MASTER WARDROBE 6 ^ ° a / (N) POW ER 101 1 44 LINE OF EXISTING a a s 101 O w I 661 STRUCTURE ABOVE ° Z (N) LINEN F.S. 5TaT, PN 101 (E) A/C ❑ a VOID / IG -- (E) ELECTRIC 20 NEVRI ER (E) MASTER BATH ❑° `3 \ PANEL — — — — 7 - - - - - - - - - - - - - O UP 101 I I I Fs. 58.50' (E) ELECT. RM - 101 16 F.F. 58.50' - I 55 I 13 15 / O N I O WINDOW ABOVE 23 r i ; 54 � (N) LAUNDRY 28 ;1I'�26 EXISTING BUILT-IN WOOD CABINET 30 31 RETAINING WALL 101 14 24 LJ J TO REMAIN 55 UP 52 2a (N) BEDROOM 2 o - �✓ F.S. 52.07 I — — — — � �56 � . I U 101 ❑` �---� �� ❑ 32 - I N. (N) BATH s� - � (N) BEDROOM 3 � `-- 101 I �' j i W - fu 0 \ RECONFIGURED �. I MASTER BEDROOM 52 I 101 t ��� 4� F.F. 58.50' F.F. 54.9 ' ��� ru 3 J�C���� O I .2 I (N) EV. (N) DECK ----- L I Io1 ' 101ru fu ;> z DE KBE OW I O L (E) DECK �M:)I L (V 4� 101 I - 0 I - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -^��- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - fu 45 0 y Q 2 J O 1 _ lP._ ,� .2' �y -40 25 35 24.E ,�'_ - - - - - - - - - - - - - - - - - - - - - -24.22 •� 2• -� __30 10.1 9.5-- ,�p�;� 1 19 267 2> / 5 \ \ - 14 4 Bedroom Level e J�� 5� D`��' D�� % Floor Plan A 11 ,������ O 1 v �W `VV Job Number 1401 - �2� _ '�� S c a I e — i Date Variance Resubmittal Set: March 9, 2015 FLOOR PLAN WALL LEGEND I • 14.4 ���� '- BEDROOM LEVEL �°g�"`g�" PROPOSM W WOOD 97W WALL ''14.3 SCALE: I/4 =1 -O w IVA& PRDPOM 6n WOOD 9TW WALL PROPOS MrNNM WALL PCR 97R Z=0hL ORMIM A5 PA2014-131 Attachment No. PC 4 - Project Plans 19 p� 1 1 �' �g� e fie- e� � G ' Ga ��• '� C. ] . L I G H T Gil , ASSOCIATES IVA 7$.4 - ------------- - - Christian R. Light * Architect - —_ � 1401 Quail Street, Suite 120 116 Newport Beach CA 92660 - (949) 851-8345 Fax (949) 851-1116 ties / \ / The Drawings, Specifications and other e .. V / - documents prepared by Architect for this Project are for use on the Project only and may not be used i \ % (1) on any other projects, (2) for additions to this Project, or (3)for the completion of this Project by \ / others, unless otherwise expressly agreed by Architect in writing.The Drawings, Specifications and C other documents prepared by Architect for this Project are the exclusive property of 77' the Architect and may not be used, duplicated, \ 79.6 j copied,transferred, assigned, sold,or hypothecated without the express written permission of Architect. Architect retains all common law, statutory, and other legal rights, including copyright, in and to the Drawings,Specifications and other documents / prepared by Architect. \ �� 2015 C .J. Light Associates mss' Cn � � 1 ,r = e REMOVE (E) WALL / / � � � ! ° � � � � � / �: / U) to v U 0) 1 fu � •— (E)-LS- � / L CLOSE OFF EXISTING s •" J O I-GAR GARAGE (E) GATE / _ I V OPEN TO BELOW z — — — • ( P�. BATH fu / — A A I I A I - T � — � lol E BEDROOM / (E) 1 CAR GARAGE — ( ) / lol _ — — / — ss 1 lol I� 1 N DN. 1 4 - 4' 4 - 4 4 - 4 I 41 3q 69 69 ru r I (E) DEN/OFFICE * — — * � DN. 1 �X� 40 0 N) CANTILEVER / I li � I p / TRELLIS * - - * W fu / UP 67-, C e ---- -- - - - - - - - - -� I I I 1 O 1 E_ ENTRY 1 =1'z (E KITCHEN I U 61, / (E) PLATFORM _ = I ) �� r Y' iol I / l 1 � � — 1 m m 0 / (E) DECK 55 1 FL 101 / F.F. 6G.22' ��r — � — — — — — — — — - --I DN. le — 1 s4 / 1 1 � X \ 1 I I �-- - - - - - - - - � o / `�� - - - - - - - - O (E) DINING ROOM (E) OFFICE // ��~ - - - - - - - - -- - - - - - - -- V/I AA Ci- / 9 a; _ 56'$ 1 - - E LIVING ROOM 5 6 - - Street Level — _ / - - - - - - � 1 •� S eet & Entry Floor Plan � I ` 5 44 0 U � � U 1 (N) FLAT ROOF X X I I F.F. 6G.22' 2 54.E (N V. 4. • ��,� ��2 � Job Number 1401 I — — — — — — — — — — — — — - - - - - - - - - - ScaIe lol Date I I O I F.F. 6G.22' Variance Resubmittal Set: I -- March 9, 2015 a1 2 I -- -- - - -- B G 29 I, �� FLOOR PLAN WALL LEGEND 26� Aa Alo ---- -285 OWTINs MALL PR�OPOStD 4'MOOD 9W MALL STREET �c ENTRY LEVEL PROPIOSCD 60 MOOD env MALL PROPOSW OWAJM s MICE PER srRUc11JRAL DRAMINas A6 PA2014-131 Attachment No. PC 4 - Project Plans C. J . LIGHT ASSOCIATES Christian R. Light * Architect 1401 Quail Street, Suite 120 Newport Beach, CA 92660 NEW/EXISTING EXISTING (949) 851-8345 Fax (949) 851-1116 (N) CANTI LE\/ER M DASHED LINE F �F - - - - F - - F - - - - - - - - - - - - - - - - - - - TRELLIS INDICATES (E) � = The Drawings, Specifications and other 1L — — — — — documents prepared by Architect for this Project are F — — �� — — ����F ITT I for use on the Project only and may not be used LL — _ _ _ _ F- — — — — — — — — — r - r - r (1) on any other projects, (2) for additions to this III IIII III ISI Project, or (3)for the completion of this Project by III IIII III EL 78.56' _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ___ others, unless otherwise expressly agreed by I DA4HING IN]�ICATES III III IIII III Architect in writing.The Drawings, Specifications and EXITING TO REMAIN other documents prepared b Architect for this — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — Project are the exclusive property of IIII III IIII III — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — i the Architect and may not be used, duplicated, — — — - - �— — — — — — I copied,transferred, assigned, sold,or hypothecated — �T� — — I without the express written permission of Architect. r IIII III II IIII III I III I I Architect retains all common law, statutory, and other legal rights, including copyright, in and to the O I I I I I IIII III II IIII III I II I I I I I I I I III I I I I Drawings,Specifications and other documents V—IILI �lll � - - - _ L — � II III II g p - - � - -I - - — — — — -r� — - - - - - - -� I - - - - - -I� — �I prepared by Architect. © 2015 C .J. Light Associates J — — fi — I DASf�ING INDICATES I I I I I I EXIST�I G TO REMAIN I I I I � I I I I I I I I I I I I I I I I I II I III I II II — L - - - - - -Ll- - - - - -�� � - - - - - � L - - - - - �— — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — \ I II I � � F II II III II II I II I \ II I II II III II II I II I I - I II I I II I I � II II III II II —� \ II II II III II II II I � II II II III II II II I � —IL - - - - J- - - - - - W - - — - -- - -IL - - - - 1i- - —�-- -- - - - - - - - - - - - - - - — - - - - - - - - -� F.F. 58.50' — — — — — — — — — T i N <O � — U I 11 I I fu I I I � • I 0 - -- -- - - - - - - - - - - - _0 •— F.F. 48.50' L — — — — — — (E) SLOPE TO REMAIN '— I 1 / (E) SLOPE L.1. V TO REMAIN (E) SLOPE • TO REMAIN O L E M ccfu c \ \ 11 11 N G ru — N F.F. 3 .00' — L- \ (1)Q fu O L. RECONSTRUCT (E) O SLOPE I E - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - � I X_ I I I I \\ • I J n EXISTING STUCCO WALL MATERIALS AND COLOR LEGEND FOR BUILDING AND HARDSCAPE COLOR COLOR NO. ITEM MATERIAL MFR. NAME NUMBER COMMENTS 14.40' F.S. 14.00' I �I--z'— A B ROOF - FLAT ELASTOMERIG COATING TO MATCH EXISTING. G WALL5 - FIELD SMOOTH STUCCO LA HABRA ASPEN 23 Exterior Elevations TO MATCH EXISTING. D WALLS -ACCENT LIMESTONE E F REAR ELEVATION G FASCIA SMOOTH STUCCO LA HABRA ASPEN 23 TO MATCH EXISTING. SCALE: 1/4''=l'-O'' H 6LA55 LAMINATED - - CLEAR I WINDOW FRAMES VINYL _ BRONZE COLOR FIN15H LOW "E" GREY TO MATCH EXISTING. TINT GLAZING J LOWER ENTRY DOOR METAL GLAD ] o b N u m b e r 1401 TO MATCH EXISTING K GARAGE DOOR METAL GLAD _ TO MATCH EXI5TING S c a l e L ENTRY DOOR EXISTING - D a t e M EXTERIOR DOORS ALUMINUM GLAD/WOOD - Variance Resubmittal Set: March 9, 2015 N 0 RAILIN65 6LA55 _ CLEAR TO MATCH EXISTING. P GARDEN WALLS SMOOTH STUCCO LA HABRA ASPEN 23 Q 57ATE5 METAL TO MATCH EXISTING. R DRIVEWAY COLORED GONCRETE S HAR05CAPE STONE PAVERS BEIGE CLASSIC T HAR05CAPE CONCRETE U A7 V PA2014-131 Attachment No. PC 4 - Project Plans \ \ C. J . LIGHT ASSOCIATES Christian R. Light * Architect \ \ 1401 Quail Street, Suite 120 Newport Beach, CA 92660 (949) 851-8345 Fax (949) 851-1116 \ \ The Drawings, Specifications and other \ \ documents prepared by Architect for this Project are for use on the Project only and may not be used DASHED LINE \ \ (1) on any other projects, (2) for additions to this \NNDATES (E) Project, or (3)for the completion of this Project by others, unless otherwise expressly agreed by — — — — — — — — — — — — — — — — — — — :9 — — — Architect in writing.The Drawings, Specifications and — — — — — — — — — — — —— — — — — — - other documents prepared by Architect for this — — — — — — — — — — — — — Project are the exclusive property of Fi�, G the Architect and may not be used, duplicated, L — — — — — — \ I III copied,transferred, assigned, sold,or hypothecated without the express written permission of Architect. \ I III IIII Architect retains all common law, statutory, and other legal \ III IIII rights, including copyright, in and to the III IIII Drawings,Specifications and other documents prepared by Architect. © 2015 C .J. Light Associates - - - - - J — - - - - - - - - - - - - - - - - - - - - -L \ � — � II � IIII j I I II III I I DASHING INDICATES EXISTING TO REMAIN _ jL — I I I. EL: 71.22' \ P.L. L \ \ I II I I \ I II I I II I o I \ \ II \ EL: 62 U).00' \ II I I II I I \ \ I � U ON -/ - fu EL: 51.2'i' F.F. 48.50' W fu — \ W � U M fu N � ca — S� ru N F.F. 57.00' L O L. 0 U EL: 31.00' EL: 25.00 EL: 21.Cf0' MATERIALS AND COLOR LEGEND FOR BUILDING AND HARDSCAPE RIGHT SIDE ELEVATION COLOR COLOR NO. ITEM MATERIAL MFR. NAME NUMBER COMMENTS A - - P.L. ELA5TOMERIG COATING B ROOF - FLAT TO MATCH EXISTING. _ Exterior Elevations G WALLS - FIELD SMOOTH STUCCO LA HABRA ASPEN 23 TO MATCH EXISTING. D WALL5 -ACCENT LIMESTONE E F G FASCIA SMOOTH STUCCO LA HABRA ASPEN 23 TO MATCH EXISTING. G G H GLASS LAMINATED - - CLEAR DASHED LINE I ND I CATE5 (E) I WINDOW FRAMES VINYL _ BRONZE COLOR FIN15H LOW "E" GREY TO MATCHEXI5TING. TINT GLAZING ] o b N u m b e r 1401 METAL J J LOWER ENTRY DOOR TO MATCHAEDXI5TING ISI I � METAL GLAD S c a I e C- — — — — — — — — — K GARAGE DOOR TO MATCH EXISTING- - - - - - - - - - - � � � I Dat e L ENTRY DOOR EXISTING - Variance Resubmittal Set: DASHING IINDkATES M EXTERIOR DOORS ALUMINUM GLAD/WOOD - March 9, 2015 1 EXISTING TO fi�EMAIN I N 0 RAILINGS GLASS _ CLEAR TO MATCH EXISTING. P GARDEN WALLS SMOOTH STUCCO LA HABRA ASPEN 23 Q GATES METAL TO MATCH EXISTING. R DRIVEWAY COLORED CONCRETE 5 HARD50APE STONE PAVERS BEIGE CLA5510 STREET ELEVATION T HARD5CAPE CONCRETE 5GALE: I/4"=I'-O" U A 8V 42 PA2014-131 Attachment No. PC 4 - Project Plans WA C. J . LIGHT ASSOCIATES Christian R. Light • Architect _ — 1401 Quail Street, Suite 120 Newport Beach, CA 92660 F — J (949) 851-8345 Fax (949) 851-1116 — — The Drawings, Specifications and other documents prepared by Architect for this Project are for use on the Project only and may not be used (1) on any other projects, (2) for additions to this — J Project,or (3)for the completion of this Project by others, unless otherwise expressly agreed by Architect in writing.The Drawings, Specifications and other documents prepared by Architect for this Project are the exclusive property of the Architect and may not be used, duplicated, copied,transferred,assigned,sold,or hypothecated without the express written permission of Architect. Architect retains all common law, statutory, and other legal rights, including copyright, in and to the Drawings, Specifications and other documents prepared by Architect. _ - _ - _ - _ - _ , _ - _ - _ - _ - J © 2014 C.J. Light Associates F O I � f f F_ f T DASHED LINE EXIST. J J INDICATES (E) FENCE I F-- — — — — — — — — — — — F__ __1 __1 F T__ —1 Ln L � -F_ _J_ T � �I J I _ _ EL. 75.54 (� DASHING INDICATES P.L. U EXISTING TO REMAIN II II II G M II > L .— FF fu L �� �� �� I �� L.L. U I I M fu is J fu I � � / / c EL: 54.I'-i' LEFT SIDE ELEVATION ° SCALE: I/4"=I'-O" O U IF- 471 ' / EL: 44.21 MATERIALS AND COLOR LEGEND FOR BUILDING AND HARDSCAPE 0, �J" COLOR COLOR NO. ITEM MATERIAL MFR. NAME NUMBER COMMENTS A ELA5TOMERIC COATING B ROOF - FLAT TO MATCH EXISTING. SMOOTH STUCCO Exterior Elevations G WALLS - FIELD TO MATCH EXISTING. LA HABRA ASPEN 23 D WALLS -ACCENT LIMESTONE E F G FASCIA SMOOTH STUCCO LA HABRA ASPEN 23 TO MATCH EXISTING. H GLASS LAMINATED - - CLEAR L: 24.00' I WINDOW FRAMES VINYL _ BRONZE COLOR FIN15H LOW "E" GREY TO MATCH EXISTING. TINT GLAZING J LOWER ENTRY DOOR METAL GLAD ] o b N u m b e r 1401 TO MATCH EX15TINO K GARAGE DOOR METAL GLAD _ TO MATCH EXISTING S c a l e L ENTRY DOOR EXISTING - D a t e P L M EXTERIOR DOORS ALUMINUM GLAD/WOOD - Variance Resubmittal Set: March 9, 2015 I N 0 RAILINC75 OLA55 _ CLEAR TO MATCH EXISTING. EL: 13.66' P GARDEN WALLS SMOOTH STUCCO LA HABRA ASPEN 23 Q GATES METAL TO MATCH EXISTING. R DRIVEWAY COLORED CONCRETE S HARDSGAPE STONE PAVERS BEIGE CLASSIC T HARDSGAPE CONCRETE U A9 V �9 PA2014-131 Attachment No. PC 4 - Project Plans C. J . LIGHT ASSOCIATES Christian R. Light * Architect 1401 Quail Street, Suite 120 Newport Beach, CA 92660 (949) 851-8345 Fax (949) 851-1116 The Drawings, Specifications and other documents prepared by Architect for this Project are for use on the Project only and may not be used (1) on any other projects, (2) for additions to this Project, or (3)for the completion of this Project by DASHED LINE others, unless otherwise expressly agreed by Architect in writing.The Drawings, Specifications and INDICATES (E) other documents prepared by Architect for this Project are the exclusive property of the Architect and may not be used, duplicated, _ _ L — — — — — — — — — — — — — — — — — — copied,transferred, assigned, sold,or hypothecated LR — — — — — — — — — — — — — — — — — — — — — — — — without the express written permission of Architect. L — — — T � � Architect retains II I I I all common law, statutory, and other legal rights, including copyright, in and to the II I I I Drawings,Specifications and other documents II prepared by Architect. I II (E) OFFICE I I (E) GARAGE © zols C .J. Light Associates I II I I I I II I I I I II I I I I II - - - - - - - - - - - - - - - - - - - - - - - - FL - - - - - - - - - - - - - - - - - - - - - - - IC7,ARAGE E.S. —72.20' — — — — — — — I I L � I I I I F- - - - - - I I _ _ _ _ _ _ _ _ _ _I I I I II I I I II I I I II I I (N) I.,kUND (E) ELECT. RM. I I I I U) I I II I I I II I - - - - - - - - - - I • I L � - fu I IU .� -0 > L ru Li ru F.F. 4a.50' (1)/ W OrV • OL E M fu N � ca — � N 4� 0 ru O F.F. U 9 a . a � . r I > v SECTION A I SCALE: (N) GARAGE (N) TRASH Sections F.S. 14.40' I a as p Job Number 1401 Scale Date Variance Resubmittal Set: March 9, 2015 A10 �o PA2014-131 Attachment No. PC 4 - Project Plans WA C. J . LIGHT ASSOCIATES Christian R. Light • Architect 1401 Quail Street, Suite 120 Newport Beach, CA 92660 (949) 851-8345 Fax (949) 851-1116 The Drawings, Specifications and other documents prepared by Architect for this Project are for use on the Project only and may not be used (1) on any other projects, (2) for additions to this Project,or (3)for the completion of this Project by others, unless otherwise expressly agreed by Architect in writing.The Drawings, Specifications and other documents prepared by Architect for this Project are the exclusive property of I the Architect and may not be used, duplicated, copied,transferred,assigned,sold,or hypothecated without the express written permission of Architect. Architect retains all common law, statutory, and other legal rights, including copyright, in and to the Drawings, Specifications and other documents prepared by Architect. © 2014 C.J. Light Associates (N) DECK (E) DECK m (N) BATH (N) CHILDREN'S STUDY Ln a N 2 1 1 L N V 01 F.F. 58.50' — — — — — — — — — — — — — — — — — N EXERCISE ROOM / 4— fu ,� 4J F.F. � L M fu N � L N 4) 0 ,—, O L. F.F. O U o � SECTION B SCALE: 1/4"=l'-O" (N) GARAGE i Sections F.S. 14.00' Job Number 1401 Scale Date Variance Resubmittal Set: March 9, 2015 All �2 PA2014-131 Attachment No. PC 4 - Project Plans WA C. J . LIGHT ASSOCIATES Christian R. Light • Architect 1401 Quail Street, Suite 120 Newport Beach, CA 92660 (949) 851-8345 Fax (949) 851-1116 The Drawings, Specifications and other documents prepared by Architect for this Project are for use on the Project only and may not be used (1) on any other projects, (2) for additions to this Project,or (3)for the completion of this Project by others, unless otherwise expressly agreed by Architect in writing.The Drawings, Specifications and other documents prepared by Architect for this Project are the exclusive property of the Architect and may not be used, duplicated, copied,transferred,assigned,sold,or hypothecated without the express written permission of Architect. I I Architect retains all common law, statutory, and other legal rights, including copyright, in and to the I Drawings, Specifications and other documents DASHED LINE II ©e2014 C.I. cLligt INDICATES (E) ht Associates I IIII LI = = :TL - - -L1--= = :::r`-- 'f-- _ _ ::T` -- - - - - - - -[ = = = = - — — — — —— I� I III I I I I I I I I III I I I I I I I I III I (N) DECK III (E) DINING I I (E) DEN/OFFICE I I I II I I III I I I I I I I I III I I I I I I I I III I I I I I I I I - - - - - - - - - - - - - - -- - -- -- - Ln (N) BEDROOM 2 (N) POWDER N N V 01 F.F. 58.50'- - F.F. 58.50' • 4— fu U - - - -F.F. 48.50' V � O L M fu N ;>_ L Nfu 4� O F.F. 57.00' 0 L. O U SECTION C SCALE: 1/4"=l'-O" Sections Job Number 1401 Scale Date Variance Resubmittal Set: March 9, 2015 Al2 PA2014-131 Attachment No. PC 4 - Project Plans C . J . LIGHT o \ �. ,;T- �o\ �1 ° � ASSOCIATES � _ , � Goy\\, Christian R. Light • A r c h i t e c t V� 1401 Quail Street, Suite 120 • '� \ / �\ `�\2 Newport Beach, CA 92660 I o ; 1 � � � � �� (949) 851-8345 '� Fax (949) 851-1116 •' C\• \� o ! 2 \ /1 > 1 The Drawings, Specifications and other documents prepared by Architect for this Project are — I > \ ( for use on the Project only and may not be used _ \�\ \ I \ — y (J \ — \ \'I \ \ — J (1) on any other projects, (2) for additions to this C I \ I r \ s \ / Project,or (3)for the completion of this Project by / I 1 w \ . _ \ �` others, unless otherwise expressly agreed by 'I Architect in writing.The Drawings,Specifications and other documents prepared by Architect for this Project are the exclusive property of I HTWE q � �\• the Architect and may not be used, duplicated, Z _ L 1 /''2 — copied,transferred,assigned,sold,or hypothecated _ NO without the express written permission of Architect. _ q _ r . O Ol I \ , " � I ' \ \ / ����/� allcclommonallaw, statutory, and other legal rights, including copyright, in and to the Drawings,Specifications and other documents O (� C \ — \ / O v prepared by Architect. © �J V / 2014 C.J. Light Associates " N/ - _ ' �� \ \ , fin 12? - PLNTER� , e - - - - - — - - - / i \ \ ' \ CtX5T N(3/ROOF �� / 2 I ��� EX15T EX15T EX157X15T. I \\ PORTION OF BLOCK 0 `33 \� / _ / - - COR . DED M14R TR14CT q CD 0, \ I \ C) �N� \*�1 �a� � ' ❑ , 10) I � o�` Pis tin Desidence =�' I� _ \ _ v\\ EX15T. EXISTING ROOF ��� C� DEGK E3E1�OW- I� � 0 N MLn 01 CC) \ I ��� i _ EX151� X15T. EXIST. N'EW CANTILEVER ; LXI��. (D \ - • �1 0\ '. \ \ I \ _ -TRELL15\EL: 79�56 -0 .- - \ � �U E 5 s 5 D ;3ELOWEXIS 1 . P2 `6 ■ — W l0 .\��o� s - \ ��-- , X1. 5 \� • ; 0. 512Ira' �T ti� _ � � � U In 5().1 50.0 7 ��• - � � � V 5G. � . O L M \1\ p� 052 ru d• � R G I \ � O �O q 40- /I\ \ \ c e- S EXIST. )=XIST. G O' q (A 2 ( v s �� P G ❑ I S� 4 1 �-2 1 0• 2\ � Y 34 F �0 � O 0\ 0\• 5:46. C1\ 30 0 2Ib \ P C Z0\ ��1 45 2 I ` 0 — 32 5 0 C- U�J CY—/ x'1,27 8 • � � � 417 0 \ 5 .2�D 2G. 2 2 207 5 2� � ' 0 3 Grade Calculation N,. 30 Exhibit 0.1 Co 25 � � 2 22•� � � 1�- 2 � - �1 2 22• 15 ` ' Z Job Number 1401 1�. 14.4 N 10°35 '30 Y) E 76. 0 V0 b 1 \\ 5 O� \G �'�� Ove,\ S c a I e D a t e \ 4" Variance 2 1 �� Variance Resubmittal Set: _ March 9, 2015 CRAPE CALCULAT10" N EXHIBIT A13 PA2014-131 Attachment No. PC 4 - Project Plans ................................ 'I ref .\xtopo.dwg ASSOCIATES Christian R. Light * Architect 1401 Quail Street, Suite 120 Newport Beach, CA 92660 (949) 851-8345 - - - - - - - I Fax (949) 851-1116 I _ I The Drawings, Specifications and other documents prepared by Architect fort is Project are I for use on the Project only and may not be used (1) on any other projects, (2) for additions to this Project, or (3)for the completion of this Project by I others, unless otherwise expressly agreed by Architect in writing.The Drawings, Specifications and other documents prepared by Architect for this I Project are the exclusive property of the Architect and may not be used, duplicated, I I copied,transferred, assigned, sold,or hypothecated I without the express written permission of Architect. Architect retains all common law, statutory, and other legal I I rights, including copyright, in and to the I Drawings,Specifications and other documents I prepared by Architect. © 2015 C .J. Light Associates I I I I I I I I I I 1 I I I I I I I I I I I Un I I I N to U ON I � .fu I I I > a) ru cu 40.4 S.F. (�� I (N) ELEV. O ra I N � ru — I I � 0 I I � ru TRASH I C TO-1 I �--� 0 I o 40.2 S.F. 606.4 S.F. I U I (N) 2—CAR GARAGE o l01 I ° I 20'-0° �I I SQUARE EOOTA6E C ALGULATI ONS. Lower Level - Garage Square Footage Calcs. NEW GARAGE: 27 1�6 11 606.4 S.E. 40.2 S.E. TOTAL NEW GARAGE: 647 S.F. HABITABLE: 40.4 S.E. Job Number 1401 Scale Date AIC Submittal Set: JULY 29, 2014 Variance Submittal Set: AUGUST 22, 2014 Variance Resubmittal Set: MARCH 9, 2015 LOWER LEVEL — GARAGE. AS1 PA2014-131 Attachment No. PC 4 - Project Plans 'I� � � ref .\xtopo.dwg -- - - C. J . LIGHT - - ASSOCIATES _ Christian R. Light * Architect I 1401 Quail Street, Suite 120 Newport Beach, CA 92660 (949) 851-8345 _ _ I Fax (949) 851-1116 The Drawings, Specifications and other I I documents prepared by Architect for this Project are for use on the Project only and may not be used (1) on any other projects, (2) for additions to this I I Project, or (3)for the completion of this Project by others, unless otherwise expressly agreed by Architect in writing.The Drawings, Specifications and other documents a dyArchitect for this Project are the exclusive propertyprepared I the Architect and may not be used, duplicated, copied,transferred, assigned, sold,or hypothecated I ' without the express written permission of Architect. I Architect retains all common law, statutory, and other legal rights, including copyright, in and to the I ' Drawings,Specifications and other documents I prepared by Architect. © 2014 C .J. Light Associates I I I � I I I - I I I I I I I I I I I I U) I N EXISTING LANDSCAPE TO REMAIN N I I I U � - ru 4) -0 o I� qo,a sago O I �— I I .— oo � I III,I SaF, I � fu(N) VESTIBULE I flo U �Im (N) ELEV. O Flo-1 0 Lfu I I 244 S.F. M N � ca — I EXISTING LANDSCAPE TO REMAIN � N 4) 52 8 - 2 M ru O I L O � U I I LANDSCAPE TO CONCEAL GARAGE BELOW i- Vesti bu le/Ci rcu lation Square Footage Calm SQUARE FOOTA6E CALCULATIONS: NEW HABITABLE: 111.1 S.E. qO.q S.E. 21.6 S.E. TOTAL: 251.6 S.E. J o b N u m b e r 1401 Scale Date AIC Submittal Set: JULY 29, 2014 Variance Submittal Set: AUGUST 22, 2014 VESTIBULE CIRCULATION LEVEL SCALE: AS2 PA2014-131 Attachment No. PC 4 - Project Plans .............................. 'I ref .\xtopo.dwg -- - C. J . LIGHT - - ASSOCIATES _ Christian R. Light * Architect 1401 Quail Street, Suite 120 Newport Beach, CA 92660 (949) 851-8345 Fax (949) 851-1116 The Drawings, Specifications and other I documents prepared by Architect for this Project are for use on the Project only and may not be used (1) on any other projects, (2) for additions to this I Project, or (3)for the completion of this Project by others, unless otherwise expressly agreed by Architect in writing.The Drawings, Specifications and other documents a dyArchitect for this Project are the exclusive propertyprepared I the Architect and may not be used, duplicated, copied,transferred, assigned, sold,or hypothecated I I without the express written permission of Architect. I Architect retains all common law, statutory, and other legal rights, including copyright, in and to the I I Drawings,Specifications and other documents I prepared by Architect. © 2014 C .J. Light Associates I I I I I I I I - I I I 1 I I I I � I I I I I U) N BATH I N -I� I I N ' I m I � • I I ru L. -0 > L (N) EXERCISE ROOM •— 0 26.1 S.F. 440.4 S.F. I fu fu U �m I V • I I 0 I (N) ELEV. I L I I E M ru N ;_> (N) DECK ru N 4� I � 0 I � 1 ru II e -5 151, 25'-O 7 I�2 32 I 0 L. 0 I U I I I I I I I I I I Exercise Level Square Footage Calcs. SQUARE FOOTAGE CALGULATIONS: NEW HABITABLE: 4CIO.4 S.F. 25.1 S.E. 4.8 S.E. Job Number 1401 TOTAL: 523.3 S.E. Scale Date AIC Submittal Set: JULY 29, 2014 Variance Submittal Set: AUGUST 22, 2014 EXERCISE LEVEL SCALE: AS3 PA2014-131 Attachment No. PC 4 - Project Plans 'I ref .\xtopo.dwg -- - C. J . LIGHT - - ASSOCIATES Christian R. Light * Architect (N) LIGHT WELL 1011 1401 Quail Street, Suite 120 151-111, Newport Beach, CA 92660 Ilk — — — — — 949) Fax (94 )5858345 1116 I I The Drawings, Specifications and other documents prepared by Architect for this Project are for use on the Project only and may not be used 2q , „ I (1) on any other projects, (2) for additions to this11 52 32 —� Project, or (3)for the completion of this Project by others, unless otherwise expressly agreed by Architect in writing.The Drawings, Specifications and other documents a dyArchitect for this Project are the exclusive propertyprepared I the Architect and may not be used, duplicated, copied,transferred, assigned, sold,or hypothecated Iwithout the express written permission of Architect. -N (N) CHILDREN'S STUDY Architect retains mm 101 al rlghts, including copyright, and nandertoeg iincludingthe i I Drawings,Specifications and other documents 15 15 prepared by Architect. 14-132 2 -432 252.2 S.F. I ' © 2015 C .J. Light Associates I 144.9 S.F. (N) MASTER WARDROBEI ' (N) POWDER E011I r (N) LINEN � 101 365.2 S.F. (E MASTER BATH 101 I � 69.4 SP. I I mm (E) ELECT. RM I i 101 11.7 S.F 244.5 S.F. (IVT) LAiJivDR 1 40 <F. I I101 1 u W�" I N `0m I 173.8 S.F. (N) BEDROOM 2 –26S 5.1=. � 101 I 75.7 S.F. N U C� 101 I � � • (N) BEDROOM 3 (N) BATH I Iioi Q) � � .� = 421.4 S.F. I � 104.8 S.F. I > L ECONFIGURE — CO 0 MA R BE OM I min ' r ruW I � U 4115 S.F. � U • Wim" I (N) ELEV. 56,6 S.F. (N) DECK O L� �n 101 E nv101 m f cv � ca I� — N I (E) DECK 4)Q I101 O I L 2 23'-1132" O � U I I I I SQUARE E007AC7E CALCULATIONS: I I I EXISTING HABITABLE: 365.2 S.E. I —J I 40.7 S.E. — 411.5 S.E. I 61.4 S.E. -26.3 S.E. 244.5 S.E. ITOTAL EXISTING HABITABLE: 1,105 S.E. NEW HABITABLE: I 232.2 S.E. 144.ci S.E. 421.4 S.E. 173.5 S.E. 36.6 S.E. 104.5 S.E. 11.7 S.E. 75.7 S.E. TOTAL NEW HABITABLE: 1,201.1 S.E. Bedroom Level TOTAL HABITABLE: Square Footage Calcs. 1,105 S.E. 1,201 S.E. TOTAL HABITABLE: 2,306.1 S.E. Job Number 1401 Scale Date Variance Resubmittal Set: March 9, 2015 BEDROOM LEVEL SCALE: 1/4"=l'-O" AS4 PA2014-131 Attachment No. PC 4 - Project Plans WA C . J . LIGHT ASSOCIATES Christian R. Light * Architect 1401 Quail Street, Suite 120 Newport Beach, CA 92660 (949) 851-8345 Fax (949) 851-1116 The Drawings, Specifications and other documents prepared by Architect for this Project are for use on the Project only and may not be used (1) on any other projects, (2) for additions to this Project, or (3)for the completion of this Project by others, unless otherwise expressly agreed by Architect in writing.The Drawings, Specifications and other documents prepared by Architect for this Project are the exclusive property of the Architect and may not be used, duplicated, copied,transferred, assigned, sold,or hypothecated SQUARE FOOTAGE GALGULATI ONS: without the express written permission of Architect. Architect retains all common law, statutory, and other legal rights, including copyright, in and to the EXISTING HABITABLE: Drawings,Specifications and other documents 230.71 S.F. prepared by Architect. © 2014 C .J. Light Associates 81.3 S.F. 77.53 S.F. 14q.44 S.F. 4G.4 S.F. 32a S.F. �.I S.F. 625.41 S.F. 1311 S.F. Ci6 S.F. 16Ci S.F. 37.62 S.F. TOTAL EXISTING HABITABLE: I,-TC14 S.F. NEW HABITABLE: 21i S.F. 25.7 S.F. I1:i8.7 S.F. TOTAL NEW HABITABLE: 253.4 S.F. Ln TOTAL HABITABLE: N 253.4 S.F. ^ ' TOTAL HABITABLE: 2,247.4 S.F. l V U EXISTING GARAGE: IC14 S.F. • -0 > — ! . — ru W v � 250.11 &°f. — 149A44 e°f. V— — • _ - - - - (N ATH s E I — — 1 (E) BED M I (� ru do ( ) GARAGE � � — � � 101 ru � DEN/OFFICE N L Q 4'-1 61°25 s.f. 194 s°f I (E) WORM1N 2410° (E) ENTRY (E) KITCHEN U IOi 01 I (E) DECK IFETIlig �� I lig �� I i 5"1.62 ° milt E DIN ROOM o 169 �°f° (E) I ' I � N I N _ 625°41 s.f. I 529 91. 1 � 1 (E) LIVING ROOM I qe06 , Street & Entry Level Square Footage Calcs. I I 25°7 s°f.° I 159 81.I (N) FLAT ROOF I =� OI I 1 I I I I I o I (N) ELEV. ' 95°8s.f. `� Job Number 1401 101 I I I (E) DECK � Scale II 101 I Date I I AIC Submittal Set: I JULY 29, 2014 I Variance Submittal Set: I I AUGUST 22, 2014 I I Variance Resubmittal Set: IDECEMBER 22, 2014 STREET & ENTRY LEVEL SCALE: PA2014-131 Attachment No. PC 4 - Project Plans dao SCALE: 1/8"=1' 11'.L A� 1ao0 U Q Z H� O QJ J w k Q� 0110 Ali v) O W �o. 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W W l� .. J 12Q Q ���� d C��e1X2' lrri ation control valve �q2� �r 8.57 A �' N w > a �. 1 \ 1 � G.1��3 p� 1 ° oa ��2.0 382 2031° 20��. o ° 1ti� I/ p�33 67•` � 1(8`0 -- A o� o �`\G b d�a�o 1 23� o a`� ° OF 6LpC TRAC'7 7.447.42(0 7= 6 &y 12.2°` ° e21 �20 7 7206 072.08. 8� 5" in/et� TIpN MAR 5A �1 6 ° �. Ld 12.20 12 12' 17 ZLa7 23 o�J� TG= &: 72.2 Pp�RpNA DEQ ,a 1 6 01h0 0 C \ (o C0\�a r ' �� ° o e 1i 122 qq�° 1ti�L ° ° o �Xisting residence' Go�`�' a Iv 6 9 ��B iyting re5idenc > X00. ° �X a 7p . \ 5tri drain ° o �0, ° �,`L o�` a'Goti Nk- cod co a / 1--- O 4drain inlet / TG=71.92Ld 0 0 cD04o ��. A �'��62q (0�`� (ohs✓ �O5 °f CO � LEGEND ti°' �ti 1a 622 / �Q 8112 - - �o ESTIMATED PROPERTY LINE -X-X FENCE (0O �� A h5- sh Lu a da CONCRETE SURFACE 1� 0,1 �h0� 51(',2 50, - '\.� hh1ss� U' q 0• k 1� �0 ��X499 49.5 h1'52• V• P• an 4.3 54 cn MASONRY WALL 543 ° oo h015 .6 hlhy 1� ° 0. `36's j5--, �O�h1 0� .50 kq g1� h0� h0� Poi 50.-P- A? } z 1 `h ` -•-1 49.9 0' h�' T- WOOD WALL ° h ° o, 3 585 - 55. �'hh 57.2 51; \0\� �h• a 05 '� 1 2�r w p 0J / 5 3 r� 1 h�` o ° �j(0 ' 503 > ROCK WALL EXiyting residence yy°�� til/ 1' a� v Sy2 h1D� h.� h1`lp 1 Q 45.5 ¢09 4 9 9. �Q FF FINISHED FLOOR AQ 1 ° o m 36O ° "� °D3h 45 _ 'S� .9s9 "� 1� • p,�� -�l ��� FS FINISHED SURFACE _ � 0� / 11 41' 361� 36' 0 ,5co� -_ � _ o w TG TOP OF GRATE \� -0 - °c0 3k.8 / I j / - �1 29 / _ -�- - = 3 af \�-35 0 INV INVERT OF PIPE a - _ Lu 7. o TC TOP OF CURB y a , � - - - i / 261 0 243 0 30 _ i / 20.1,%& o ° Za r� ��25 Vr EP EDGE OF PAVEMENT , Qo\a a �/ - - / �A titi ti X26 23.20 o, TW TOP OF WALL hh _ _ i � .-- - � i � � �-- 4 FOUND MONUMENT W02ho -�1 i 25 h SURVEY CONTROL POINT �. 1 ,�• �,' � / / 21.5 N Ln 11 �`�' �' •��. ��� C/ A i 0000 >11 tib'1� 2 0 \_ �?�' ' 1�c0 �?�' 1 / ° 0 1 co � 1�� o� �� 1� _ 10.35,30„ E 6.00 � G� 0� / ° (n O) JU ���� oh 5 ky 4.1 x \' �!� 1�3 1�h E a / 1�1 ° 1 ° 1ti � 00 / / o _ 00 1hA� Oy�O J'G� . (oob C C)) bi BENCHMARK NOTE: W 0') I O.C.S. B.M.: N134-38-74 ti�• , � �ti N.A.V.D. 88 DATUM oo 0')��,�� O EASEMENT NOTE: Q THE PLAT FOR THIS SURVEY WAS PREPARED WITHOUT A TITLE REPORT. % rn UNPLOTTED EASEMENTS MAY EXIST ON THE SUBJECT PROPERTY. 0 0 ° BOUNDARY NOTE: THE PLAT SHOWN HEREON REPRESENTS A BEST FIT OF THE RECORD 14 o BOUNDARY TO THE FOUND MONUMENTS AND LINES OF OCCUPATION. IT 14'3 SHALL NOT BE CONSIDERED THE FINAL BOUNDARY, AND A BOUNDARY ti SHEET 1 of 1 SURVEY IS RECOMMENDED PRIOR TO DESIGN OR CONSTRUCTION OF IMPROVEMENTS. Viktor P. Meum LS 8682 JOB N0. 15383 �9 �� QP �� ��P P�" O� �� �� \�� Attachment No. PC 5 Draft Resolution — Denial 01 �� QP �� ��P P�" O� �� �� \�� RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH DENYING VARIANCE NO. VA2014- 005 FOR AN ADDITION TO A SINGLE-UNIT RESIDENCE THAT WOULD ENCROACH INTO THE REQUIRED FRONT AND REAR SETBACKS AND EXCEED THE HEIGHT LIMIT FOR PROPERTY LOCATED AT 2723 OCEAN BOULEVARD (PA2014-131) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Scott Schaffer of C. J. Light Associates, with respect to property located at 2723 Ocean Boulevard, and legally described as a Portion of Lot 33, Corona del Mar Tract, requesting approval of a variance. 2. The applicant's request includes a variance application for an addition and remodel of an existing single-unit residence allowing: 1) a new, two-car garage to encroach 10 feet into a required 10-foot rear setback along Way Lane; 2) an addition and light well to encroach 10 feet into the required 10-foot front setback along Ocean Boulevard; and 3) an addition at the rear of the residence that would exceed the 24-foot height limit from grade by approximately 19 feet. Construction will not exceed the top of curb height from Ocean Boulevard. The existing house and garage total 3,492 square feet in gross floor area. The proposed addition is 2,698 square feet for a total of 6,190 square feet. 3. The subject property is located within the Single-Unit Residential (R-1) 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-B). 5. A public hearing was held on March 19, 2015, in the Council Chambers 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 Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 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. os Planning Commission Resolution No. Page 2 of 3 SECTION 3. FINDINGS. Pursuant to Section 20.52.090 (Variances) of the Zoning Code, the Planning Commission must make the following findings in order to approve a variance: 1. 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; 2. 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; 3. Granting of the variance is necessary for the preservation and enjoyment of substantial property rights of the applicant; 4. 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, 5. Granting of the variance will not be detrimental to the harmonious and orderly growth of the City, nor 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 6. 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. In this case, the Planning Commission was unable to make the required findings based upon the following: 1. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Variance No. VA2014-005. 2. The denial of the Variance shall become final and effective fourteen (14) days following the date this Resolution was adopted 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. 07-22-2014 04 Planning Commission Resolution No. Page 3 of 3 PASSED, APPROVED, AND ADOPTED THIS 19TH DAY OF MARCH, 2015. AYES: NOES: ABSTAIN: ABSENT: BY: Larry Tucker, Chairman BY: Jay Myers, Secretary ` 07-22-2014 �OJ� Plannin Commission - Mar 19, 2015 Ingram V ��20 ia�ls r n d t Meeting r V 014-131 ) 2723 Ocean Boulevard s Planning Commission `�/ •• Public Hearing March 19, 2015 Planning Commission Item • 2a: Additional r . RT • Ingram Varian( 1 Vicinity Mar e� Cq</FORN�P 4.1 04 IF a,.tl3F ,,t,_ -4 _ �ti j"g°� „'i ��Flo �� _C � ✓f r�3 ,°i'. v ?a 1 g \ 6\ \ C, Tosyl 1� .� �� ."�••. �� N' • „ tib f V ey?' l• ! �`:�. �, �'« °, \ `°ti i'ti. tip`°+�c * ` � to _ ✓ � . � • .,.. • • Y I, ., d�' vl < -i ? •. ,� 1. -Ina t 1 7 6l I ti^ :,1• 1 .\i I �' ��4� �°77 �C� � \f�.!B�� `�2y 40 IFC 1J i l : Planning Commission1 Item No. 2a: Additional Materials Presented at Meeting • . Variance , I Project Description = Variance Front Setback Encroachment Rear Setback Encroachment Exceed Height Limit 41, Existing Proposed • L 11 1 (Lower Level) 0 687 687 2 0 231.6 231.6 3 0 523.3 523.3 4 11105 1,201.1 21306.1 5 (Upper Level) 21386.7 54.7 21441.4 Total 3,491.7 2,697.7 61189.4 3 Planning Commission Item • 2a: Additional r . RT • Ingram r r 1 Site Plan Cq</FORN�P Public sidewalk ' Reduce driveway to Improve safety of pedestrian use of the public sidewalk& does not take away street street parking. / Malntaln exls Ing landscaping&turf area -��r -tim f f• ----------- — • � I�IrI� i - , �_ _________J CnDnllb I I ............ :^ I I WAY LANs 1 SITE PLAN .�ala 4 Planning Commission - March 19, 2015 Item No. 2a: Additional Materials Presen - s, seting Ingram Varian, ' `-131 ) Floor P ( Lower TRASI I: (K) 2-CAR GARAGE q \ ." �► _ ,i , 0• 'i �.r�� ►���� ���� _.. aaaaaaauaaaaaua»■ .a••s�a�\1 ����� � { �� .■ Planning Commission - March 19, 2015 Item No. 2a: Additional Materials Presen :, ,,, seting FloorPansIngram Varianc ' `-131 ) - Rq OWN MM 1 Planning Commission - March 19, 2015 Item No. 2a: Additional Materials Presen seting Ingram Varianc ' `-131 ) Plans _ rias///i .I ° - •�rrrq . , mils r1010 ®r i- �LEI= SOON%.! PA Planning Commission - March 19, 2015 Item No. 2a: Additional Materials Presen - s, seting Ingram Varian( ' -l31 ) Floor P ► IS � FEW � o 0 1C` ----------------------------- aaaaauuooaav we�. uara.r�••• Planning Commission - March 19, 2015 Item No. 2a: Additional Materials Prese46-131 )eting PlansF oor ( Upper) Ingram Varianc — KM;• .o aam A VIM II V loll bwiannu.. � Planning Commission1 Item • . : Additional M. • Render'ings Ingram . r —J Iz _ I 1 rr J rJ� r� I fr I ----1r r I ' ------ -- ------- Planning Commission - March 19, 2015 Item No. 2a: Additional Materials Presen - s, seting Ingram Varian( ' -l31 ) Renderings o■ ® Milo ■ .iL v. iYt.:.a o Planning Commission Item • 2a: Additional r . RT • Ingram Varian( 1 Renderings Cq</FORN�P ------------------- n I I n � n \ e+u �I \ I \ \ I I \ \ I II I \ I I I \ \ 11 I I I \\ I I I - Q Q I I a.rm STREET ELEVATION RIGHT SIDE ELEVATION -- — 12 Planning Commission - March 19, 2015 Item No. 2a: Additional Materials Presen :, ,,, seting Photographs Ingram Varianc ' `-131 ) r i v 3 . Planning Commission - March 19, 2015 Item No. 2a: Additional Materials Presen - :. ,,, seting Ingram Varianc -• ' `-131 ) Photographs f � Planning Commission - March 19, 2015 Item No. 2a: Additional Materials Presen :, ,,, seting Photographs Ingram Varianc ' `-131 ) _ �� (� Planning Commission - March 19, 2015 Item No. 2a: Additional Materials Presen :, ,,, seting Photographs Ingram Varianc ' `-131 ) 1 • N �� `�•JIB 7 1 I YY„ I �� Planning Commission - March 19, 2015 Item No. 2a: Additional Materials Presen - s, seting Ingram Varian( ' -l31 ) Photographs IMP -A AlkiOfru . , Planning Commission Item No. 2a: Additional Materials Presen �eting Recommendation Approve Variance No. VA2014-005 as modified allowing for: a 10-foot encroachment into the required 10-foot rear setback along Way Lane for a 3-car garage a 10-foot encroachment into the 10-foot front setback the addition to exceed the 24-foot flat roof height limit Require the following: Removal of existing garage setback encroachments Conversion of remaining portions of garages to other uses Removal of driveway and restoration of public right-of-way 8 Planning Commission Item No. 2a: Additional Materials Prese--1- Ingram Varian( 1 Alternatives Cq</FORNP Zn Approve project as submitted : Approve new 2-car garage at Way Lane Retain 1-car garage and driveway at Ocean Boulevard Modify project approval : Approve a new 3-car garage at Way Lane Require removal of the existing driveway at Ocean Boulevard Retain existing garage encroachments, convert to habitable space 19 Planning Commission - March 19, 2015 Item No. 2a: Additional Materials Presented at Meeting Ingram Variance (PA2014-131 ) • j For more information contact: Fern Nueno 949-644-3227 fnueno@newportbeachca.gov www.newportbeachca.gov Planning Commission - March 19, 2015 Item No. 2b: Additional Materials Presented at Meeting INGRAM FAMILY HOME Ingram Variance (PA2014-131 ) - —, f�"�.� c�.0° „�• �� �,�,�,.�,;,, �_ --vim•.- •z--.. - ..,�.....�_+•�---- �Y/' �,. � Aoe �- -}•��`a.�.-Xt �I�,t�'L-,i';SJ'�Sr�� ,� H � �~ "i"' K/-.� �' J�6���h .Y1. � 4Li J�.r� �'C� \f/ / .-Zr- l �` �_; 'tel\ � :.::•%� l + � ��7� -.• ' � �� g_f _ _ �� � �.." ���--x��,s- � ���7- r ��� _� �� -_ ( _ - �'"t•+��-- _ � _ __ �.'1. Vii- _ 77 I vN J 3 • '� RC' l.f• Jf . N��y�1.• ) �-�_� JJ�.11 _ �.� '� � I�'. �,... � J'���'•��l-:��. ( �1 �, :4 -*.: ' /;. ��_ �- — �-IX""� r`@^�=*ti.�-�• '�ii i, I--.1 .� .r ---'o-�__-- c� L`_`_'�/^ — - Yw. _-_������y Da!! A� � `: .\� c� :, `•T., !� 1 moi+, �: .! `'ter :.� ilaw 1 Iy�•,�/' %"�,_: � � �-- � � �' � �' �-� - � �L �� - r;••ice= ` I� � � jl� 101, qL 2723 Ocean Boulevard Var'i' ance # PA201 ,4- 131 AgItem # 2 . . Planni' ngMeet*ing M Planning Commission - March 19, 2015 Item No. 2b: Additional Materials Presented at Meeting EXISTING NEIGHBORHOOD CONDITIO h, Ing a Variance (PA2014-131 ) '' SUBJECT SITE - `{ +�t I. - •� � ��, . ASR„ - a'�.` 9�. �' RIPPIr s 3 kyI 11 1 1 Ij `n�zMag � i S41 40 2L 40, 40 Ode' .00 q ,1 � 4 / W, , , Planning Commission - March 19, 2015 Item No. 2b: Additional Materials Presented at Meeting Ingram Variance (PA2014-131 ) Project Summary The Ingrains would like to make the following , requests: 1 - Addition : An addition of 2 bedrooms to an existing 2 bedroom house, compatible with the heights of the existing house and the neighborhood . 2 - Light Well : Alight well in the setback to provide natural light and egress for the subterranean living area . 3 - Garage : In an effort to minimize grading and preserve existing open space, the garage is a minimal 2-Car to provide the required parking . The new garage is placed into the rear setback to further preserve the existing topography and match the context of the existing neighborhood . 3 Planning Commission - March 19, 2015 Item No. 2b: Additional Materials Presented at Meeting Ingram Variance (PA2014-131 ) Staff' s Findings Per the Staff Report, Staff has provided the following findings for the requests : 1 - Addition : "Staff believes the requested height variance is acceptable and compatible with the neighborhood ." 2 - Light Well : "Due to site constraints and to minimize bluff alteration, staff believes that front setback encroachment is justified . " 3 - Garage: " Due to topographical constraints located on the bluff side of Ocean Boulevard., several other properties have access from Way Lane and have garages which encroach into the rear setbacks. Therefore, the proposed rear setback encroachment is consistent. " "Staff believes that the location of the proposed garage is justified due to the site constraints and it would reduce excavation of the coastal bluff." 4 Planning Commission - March 19, 2015 Item No. 2b: Additional Materials Presented at Meeting VARIANCES OR MODIFICATIONS OF Ingram Variance (PA2014-131 ) SURROUNDING HOMES 00 2724 ke 2711 SUBJECT 2701 SITE 2727 . 2723 2735 2741 11 r C, a- `� J Planning Commission1 Item • •: Additional Materials Presented at Meeting Ex*ist*ing House Ingram Variance (PA2014-131 ) it--------------- ------------ RJR r. Rp EXLSMC WAIL Existing Rear Elevation r , i Planning Commission1 Item • •: Additional Materials Presented at Meeting Proposed House Ingram Variance (PA2014-131 ) - - 7---1,w- vi ML Ir i L L - - - --- ------ - i-w 1 ---- .4,1- T E)aSMC WALL 00 I r • � � �L� :'1 � - t�X11.1gt., 1 �. - • ,• ,� �- .. .��, l .�. �- , . • .�. Tom' lam• y . . t \ �f��, Proposed • Elevation Planning Commission - March 19, 2015 Item No. 2b: Additional Materials Presented at Meeting Ingram Variance (PA2014-131 ) Ex*ist*ing 2735 Ocean ' r Ulm cif , 2727Oceanpw OF a 2723 Ocean ti EXISTING a DRIVEWAY -:4 G 14, - - f 4 Planning Commission - March 19, 2015 Item No. 2b: Additional Materials Presented at Meeting Ingram Variance (PA2014-131 ) Reduced • '` irlr 2735 Ocean w �. • ! 2727 Ocean r f 4 i . A - 2723 Ocean � r l • Existing driveway _ • �— �, . • Ilk ` 1101 Minimum Increased public 9 � t _ driveway width street parking W*SrA Al�fe Planning Commission - March 19, 2015 Item No. 2b: Additional Materials Presented at Meeting Ingram Variance (PA2014-131 ) Ex*ist*ing aryap." "'r•► .- _ • • .tea _ ` -,...:�,_- _i't - i _Jim ee­ f a ? '` 10 Planning Commission - March 19, 2015 Item No. 2b: Additional Materials Presented at Meeting Ingram Variance (PA2014-131 ) Reduced 10" Minimum driveway Eliminate existing one Driveway reduced to width per staff car garage per staff improve safety of pedestrian Increased public recommendation. recommendation. use of the public walkway. street parking I Ap 1� w v+ r -