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HomeMy WebLinkAbout18 - PH-5 - Appeal of Planning Commission Applicat - 9/5/2017CITY COUNCIL AGENDA REPORT MEETING DATE: SEPTEMBER 5, 2017 ITEM NUMBER: PH -5 SUBJECT: APPEAL OF PLANNING APPLICATION PA -17-25 AND TENTATIVE PARCEL MAP 2015- 109 FOR A TWO -UNIT SMALL LOT SUBDIVISION RESIDENTIAL DEVELOPMENT AT 162 EAST 18TH STREET FROM: PLANNING DIVISION / DEVELOPMENT SERVICES DEPARTMENT PRESENTATION BY: JUSTIN ARIOS, ASSISTANT PLANNER DATE: AUGUST 22, 2017 FOR FURTHER INFORMATION CONTACT: JUSTIN ARIOS (714) 754-5667 justin.arios@costamesaca.gov RECOMMENDATION Uphold or reverse the Planning Commission's decision to approve the proposed project, described below: The proposed project involves the following: 1. Planning Application (Design Review) PA -17-25 for the construction of two, two- story detached single-family residences. The front residence (Unit 2) is proposed as a 3 bedroom / 2.5 bath 1,963 -square -foot dwelling unit and the rear residence (Unit 1) is proposed as a 3 bedroom / 3 bath 2,090 -square -foot dwelling unit. Both residences would provide attached two -car garages, with the rear residence accessing the garage from the public alley. The project satisfies all Small Lot Subdivision development standards and Residential Design Guidelines. 2. Tentative Parcel Map 2015-109 for the subdivision of a 6,263 -square -foot lot into two separate parcels consistent with the Small Lot Subdivision Ordinance. The project was approved by the Planning Commission on July 24, 2017, on a 5-0 vote. An appeal of the Planning Commission's approval was filed on July 31, 2017, by an Eastside Costa Mesa resident. AUTHORIZED AGENT / APPELLANT The authorized agent is John Taylor, representing Steven Brahs, the property owner. The appellant is Ann Parker. PLANNING APPLICATION SUMMARY Location: 162 East 18th Street I Application No: PA -17-25 / TPM 2015-109 Request: 2 -unit Small Lot Subdivision Development. SUBJECT PROPERTY: SURROUNDING PROPERTY: Zone: R2 -HD; Multiple -Family North: R2 -HD; Multiple -Family Residential, High Lot Area Residential, High Density Unit 1: 2,775 sf Unit 2: 3,488 sf Density General Plan: HDR; South: R3; Multiple -Family Residential 1 DU / 3,132 sf (13.91 DU / Acre) 2 units proposed High Density Residential Building Coverage Development Lot): Lot 50 ft. x 125.25 ft. East: R2 -HD; Multiple -Family Residential, High Dimensions: N/A 1,131.75 sf 18.1 Density Lot Area: 6,263 sf West: R2 -HD; Multiple -Family Residential, High 6,263 sf (100%) Private Open Space 200 sf /Min. 10 ft. Density Existing Currently a vacant lot. Previous development was one parcel with a two -unit, single - Development. story residential development (now demolished). DEVELOPMENT Development Standard Lot Size: STANDARD COMPARISON Req u ired/Al lowed Small Lot & R2 -HD Standards Proposed/Provided Lot Area N/A Unit 1: 2,775 sf Unit 2: 3,488 sf Density/Intensity: DU's / Acre (Residential) 1 DU / 3,000 sf (20 DU / Acre) 2 units Maximum allowed 1 DU / 3,132 sf (13.91 DU / Acre) 2 units proposed Building Coverage Development Lot): Buildings N/A 2,587 sf 41.3% Paving (Driveways / Open Parkin N/A 1,131.75 sf 18.1 Open Space Overall 1,879 sf 30% 2,544.25 sf 40.6% TOTAL: 6,263 sf (100%) Private Open Space 200 sf /Min. 10 ft. Unit 1: 202 sf Unit 2: 206 sf Building Height 2 stories / 27 ft. 2 stories / 26 ft. — 0'/2 in. Distance Between Main Buildings N/A 10 ft. Setbacks: Front 20 ft. 20 ft. 7 in. Side left / right) — Unit 1 5 ft. / 5 ft. 5 ft. / 5 ft. Side left / right) — Unit 2 5 ft. / 5 ft. 10 ft. / 5 ft. Rear(abutting public alley) 5 ft. 5 ft. — 6 in. Parking: Covered 4 spaces 5 spaces 1 carport, 4 garage spaces Open 4 spaces 3 spaces TOTAL: 8 spaces 8 spaces Interior Garage Dimensions 20 ft. 20 ft. Final Action Cit Council CEQA Review Exempt, Class 3, New Construction BACKGROUND Project Site/Environs The project site is a 6,263 -square -foot parcel located on the northeastern side of East 18th Street, near the intersection of East 18th Street and Fullerton Avenue. The project site is currently a vacant lot with existing driveway access provided off East 18th Street and secondary access off of a publicly -dedicated alley. The property is zoned R2 -HD (Multiple -Family Residential, High Density) with a maximum development potential of two dwelling units and has a General Plan land use designation of High Density Residential (HDR). The project site is surrounded by properties with multi -family residential zoning designations (R2 -HD and R3). The properties immediately to the southeast (166 East 18th Street) and northwest (150 East 18th Street) of the subject property are developed as one-story multi- family residences. The property to the southwest across 18th Street (161 18th Street) is developed with a two-story multi -unit apartment complex. The property to the northeast of the subject property (across the public alley) is developed with a two-story multi -family residence. There are no open Code Enforcement cases pending for the project site. Previous Entitlements This project was previously approved by Planning Commission, on a 5-0 vote, on April 27, 2015. The approval for that entitlement, which included approval of a tentative parcel map, was valid for two years. The entitlements expired on April 27, 2017. On May 15, 2017, the applicant submitted a letter requesting a retroactive extension of the approval for the project. On June 12, 2017, the Planning Commission denied the request for an extension of time, with the main concern being that the request for an extension of time was received after the entitlement had expired. Staff reports for the previous projects can be found at the following links: 1. Planning Application staff report from April 27, 2015 Planning Commission: http://www.costamesaca.gov/ftp/planningcommission/agenda/2015/2015-04-27/PH-2.pdf 2. Time Extension staff report from June 12th Planning Commission: http://www.costamesaca.gov/ftp/planningcommission/agenda/2017/2017-06-12/PH-4.pdf ANALYSIS Project Description Design Review PA -17-25 The proposed project involves the construction of a two -unit, two-story residential development subject to the Residential Small Lot Ordinance. The new development would consist of two detached, single-family residences with attached two -car garages. The property would be subdivided into two separate parcels, and the proposed residences would each be separated by a 5 -foot setback, for a total separation of 10 feet. The rear residence (Unit 1) is located on the proposed rear lot and will have garage access from the rear public alley, with pedestrian access from East 18th Street, along a 6 -foot pedestrian easement along the northwest side of the lot. The front residence (Unit 2) has garage access from East 18th Street. The project meets or exceeds all small lot subdivision development standards. The proposed floor plan for the rear residence (Unit 1) includes three bedrooms and 2.5 bathrooms. The first floor consists of an open floor plan with kitchen, living and dining areas and a powder room. The second floor consists of a master bedroom suite, two bedrooms and two bathrooms. The second floor also includes a laundry room, small loft area, and deck accessed from the master bedroom. The rear residence provides an attached two -car garage, with one covered parking space and one open parking space, located adjacent to the garage. The proposed floor plan for the front residence (Unit 2) includes a total of three bedrooms and three bathrooms. The first floor consists of a junior master bedroom and a flex space with access to a partially covered patio. The second floor consists of a master bedroom suite, a bedroom and a bathroom. The second floor also includes the kitchen and dining areas, great room area, and a deck. The front residence provides an attached two -car garage, with two open parking spaces provided along a 20 -foot deep by 18 -foot wide driveway. Both residences have front entry porches and are designed with hipped metal roofs and a combination of both horizontal and vertical cement siding with stucco. The front unit (Unit 2) features additional architectural features and materials, including wood eave accents, and metal railings along the second story balcony. Each new home will have a flush -panel sectional garage door. Trash bins can be stored in the yard areas adjacent to the garages. The project satisfies all applicable small lot ordinance development standards including project and private open space, parking, and building height. The project meets all residential design guidelines; this includes window placement, site planning, second floor to first floor ratio, and mass and form. Tentative Parcel Man 2015-109 The applicant proposes a parcel map in compliance with the City's Small Lot Subdivision Ordinance to allow the formation of two separate parcels. The proposed lot area for Unit 1 is 2,775 square feet. Unit 2 is proposed on what is considered the front lot, and will be accessed by a driveway and walkway off of 18th Street. The proposed lot area for Unit 2 is 3,488 square feet. There are no interferences with the City's or other utility agencies' rights- of-way areas and/or easements. The map is consistent with City codes and the State Subdivision Map Act. All common areas including the common drive, common landscaping, trash bin pick-up location and open parking spaces will be used and maintained by a maintenance association or homeowners' association as stipulated in the Conditions, Covenants, and Restrictions (CC&R's) for the development. The CC&R's will also include provisions requiring that the open parking space be unassigned and available for visitors and requiring residents to park vehicles in the garage spaces provided for each unit. Planning Commission Action On July 24, 2017, the project was considered by the Planning Commission. Based on the evidence presented by the applicant and testimony during the hearing, the Planning Commission approved the project on a 5-0 vote. As part of the motion, the Planning Commission included an additional Condition of Approval (No. 14 b) which reads: "The CC&Rs shall contain restrictions requiring the two open parking spaces for Unit 1 (the rear residence) be maintained free and clear for parking. Storage of other items in the open parking space area may occur only to the extent that vehicles may still be parked within the required parking spaces. Inspections by the association to verify compliance with this condition may occur as needed." A link to the Planning Commission staff report can be found on the City's website here (hardcopy also attached to this report): http://www.costamesaca.gov/ftp/planningcommission/agenda/2017/2017-07-24/PH-2.pdf The excerpt of the Planning Commission meeting minutes for the item are attached to this report (Attachment 7). Appeal of Planning Commission Action On July 31, 2017, an appeal of the Planning Commission's approval of the project was filed by Ann Parker, an Eastside Costa Mesa resident. The appellant requests the City Council review the entire project and conditions of approval. The appellant has concerns with the rear unit (Unit 1) facing the alley, the proposed flex parking, and the doors adjacent to the covered parking leading into the garage being used as an entrance to the home from the alley. De Novo Hearing The City Council hearing is a de novo hearing in which the City Council may consider the project in its entirety. Council may consider all aspects of the proposed use and is not required to limit the discussion to the appellant's issues in the appeal. LEGAL REVIEW The City Attorney has reviewed the draft resolutions and they have been approved as to form by the City Attorney's Office. ALTERNATIVES The City Council may take the following actions: 1. Uphold the Planning Commission's decision and approve the project; or 2. Reverse the Planning Commission's decision and deny the project. CONCLUSION De novo literally translates to "anew," "afresh" or "a second time." A de novo hearing is essentially a new proceeding where the proposal is presented to the City Council for final consideration. In its decision making, the City Council is not restricted to the evidence that was previously presented to the Planning Commission. JUSTIN ARIOS BARRY CURTIS, AICP Assistant Planner Economic Development & Development Services Director Attachments: 1. Location Mar). Zonina Mar). and 500' Radius Ma 2. Site Photos 3. Appeal 4. Correspondence from Public 5. Applicant's Project Description 6. Draft Resolutions and Exhibits 7. Planning Commission Meeting Minutes 8. July 24, 2017 Planning Commission Staff Report 9. Planning Commission Resolution 10. Project Plans / Tentative Parcel Map / Color Elevations J Costa Mesa I., Legend ❑ Costa Mesa D D n rM1 . . 1:2,204 15.t 17ti' * �l"I 1787 1796 Notes rn Z 0.1 0 0.03 0.1 Miles This map is a user generated static output from an Inlemet mapping site and is for relerence onh . Data layers that appear an this map may or may not be accurate, WGS 1984 Web_Mercator Auxdrary_Sphere current, or otherwise reliaW. C latitude Geographrcs Group Ltd THIS MAP 15 NOT TO BE USED FOR NAVIGATION Costa Mesa WGS 1984 Web_Mercator_Auwlwry Sphere 0 Latitude Geographies Group Ltd This map is a user generated static output from an Internet mapping site and is tar Werence only. Data layers that appear an this reap may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION Legend ❑ Costa Mesa Zoning D AP C2 ■ CL IaR ® IaR-5 El MG ❑ kip O P ■ PDC PDI . PDR -HD ❑ PDR -LD PDR -6,D ■ PDR -NCM R7 ■ R2 -HD ❑ R2 -MD . R3 rC Nates 949.464.6105 orders4susancaseinc-corn 917 Glenneyre St. #7 i Laguna Beach, CA 92651 .} a�R�9� r ID Ili F -0-1 ------� Al2 337 A2 mow M_ faLDt w a� ar-1�KARlMOMT .. r— le ML AA air rr • C 415 .. kDi , •,flaYd � �� a � � � � 0� � 'm4c Q i ,. awn Avo An M W y, mar +w w ...- ,] , (� C " IRACr .. P.Y. . �. : r # .a r .pr x L wax e 4 } * v #ICAN? Aa 4 1 i .� • ' gt• gt Map Preparers FILE a 174545 SUSAN W. CASE, INC. 162 E le S"r 917 GLENNEYRE ST #7 COSTA MESA CA LAGUNA BEACH CA 92651 500' OWNERSJUNE 20 2017 949 494 6105 425 23143 NORTH orders susancaseenc.com SUSAN W_ CASE INC_ 949.464.6105 orders4susancaseinc-corn 917 Glenneyre St. #7 i Laguna Beach, CA 92651 a�R�9� Ili 949.464.6105 orders4susancaseinc-corn 917 Glenneyre St. #7 i Laguna Beach, CA 92651 Bet index ARCHITECTURAL CS INDEX. ABBREVIATIONS. SYMBOLS, AND GENERAL NOTES A0.00 CONCEPTUAL SITE PLAN A0.10 PROPOSED SITE PLAN PLAN 1 "sa 4ksax Wad DY M.R eq. 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SYMBOLS, AND GENERAL NOTES A0.00 CONCEPTUAL SITE PLAN A0.10 PROPOSED SITE PLAN PLAN 1 A1.10 FIRST FLOOR PLAN A1.20 SECOND FLOOR PLAN A1.30 ROOF PLAN AIM COLOR EXTERIOR ELEVATIONS A1.60 COLOR EXTERIOR ELEVATIONS A1.70 EXTERIOR ELEVATIONS AI30 EXTERIOR ELEVATIONS PLAN 2 A2.10 FIRST FLOOR PLAN A2.20 SECOND FLOOR PLAN A2.30 ROOF PLAN A2.50 COLOR EXTERIOR ELEVATIONS A2.60 COLOR EXTERIOR ELEVATIONS A2.70 EXTERIOR ELEVATIONS A2.B0 EXTERIOR ELEVATIONS 17 ARCHITECTURAL SHEETS 18th street residences COSTA MESA, CA -(�- URBAN VIKING PROPERTIES ATTACHMENT 10 Vi Q Uui W rQ- O Cied W Z nl �_14 � W = Q m • Oe O z 4- T 69L16 UOte: 1241�25 nMwl 7119 1FIDIWIC r abbreviations 6 9ymbob CS ti Conceptual Site Plan SCALE: 1/8'=1'-0' AT 27X31' SCALE: 1(16'-1'4r AT 11"X1 T VJ w U W� w �o Qi o • = tw z N uju C.)> �m -+— C -f- 00 P- f issue trate: 12-05-2014 nrAft r I im no: P11W ltw: DINriN. 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DECORADYE PAVERS S ul I -c /11 U w Uuj cQ s1 \j 10 .1/ O 0 W x L Q m uj ..F�N CL - V) o i w1f, w / .OIG:Uqt PFOANd1 �6 o"m w Mom =Posed site pbm A0.10 , 7..r� k I �. r — _ — — ^ — —1-61 F �j` We etoa wnuD ON w/ swcc Frew ftY C�t1RT ,. �= ^ UNU 2 L w �i— PRIVATE OP$JSP tE-- PROPOSED SINGLE FAMILY I II t r RESIDENCE , y -� —' i ----- — _ TWO -STORY - - 2A9O SF -a, In j UNIT, I.. PROPOSED SINGLE FAMILY GMPARKNG(MeWAY te E Doti'+ f RESI E b TWQwSTORY u• ,963 SIF� " a I i i LzttAw _ ____________ – _ –_ ___ {iPEH SPACE 202"SF LS rnl K4 WOOD F9iCE t1'P.j---j' ADJACENT SINGLE STORY RESIDENCE ti Conceptual Site Plan SCALE 118'--UZ AT 22'X34' SCALEI/Ir- -TATi1'XI7' -/,9, sit_pinn notes � Afl6Rc_._tAt3REPW1 FED iO YEW AM ME DR/00M WrM G'IDRAwNa 2 H PIDW S WLNDEWW TO ALM" AT aAHDM 3. AEPROAC:SW1*C,CLEANDIMIALVADE THIMIG WAMOMOFNON4VIAMM COHNIN CADNAMOEMOL" DEM AM NCCVAPLlVf E*WltFaJMEAM3ETF0M site plan key r- , 7 C PROPEAAIY ACCBS EASS" L aFwFawswicm POVATFOPEFSPACE —. DECORADYE PAVERS S ul I -c /11 U w Uuj cQ s1 \j 10 .1/ O 0 W x L Q m uj ..F�N CL - V) o i w1f, w / .OIG:Uqt PFOANd1 �6 o"m w Mom =Posed site pbm A0.10 i i RB 4Bp4 (sd46 51A' ADJACENT SINGLE STORY � RESIDENCE I I — I � I {sS4e POR LOT No. T32 ADJACENT SINGLE STORY ADJACENT GARAGE SINGLE STORY SHED I © I © © O O I \ ©LLJ I� O II _ 2 bo,wd deck . �Uasl i r �` --- -- Q(16 E. IFiTTRE \ / p J UNIT 1; --� Tia! t Is P,ro. X20 ! 1 PRO SED TWO-ST( GL 1rrcrsl �Y 1,963 00 I,us Q(160.18TH STR'` �I, W No 1.32' s..P �(J� a±b' \y/ �— `— Y �UN 2' ^ T H� GNi c 1 ealGoi OPOSED OR — 1-- 1 SINGLE FAMIL Sl EN 2.09 ((e?msB I j ;baa — I i -- mmad.,ba W T 2 1 � O \ � O O \ % O � 1 � O G // V \ 64W000 FENCE fYP. / il,. I 1 I I I i I I I FOR. LST No. 132 ADJACENT SINGLE STORY ADJACENT SINGLE STORY RESIDENCE GARAGE Privacy Impacts (views from 2nd Flr) SCALE 1/T=V-IXAT2TX34" SCALE 1/16'=1' -VAT 11"X17" — ( LI — privacy key TAG: FOR. LST No. 132 ADJACENT SINGLE STORY ADJACENT SINGLE STORY RESIDENCE GARAGE Privacy Impacts (views from 2nd Flr) SCALE 1/T=V-IXAT2TX34" SCALE 1/16'=1' -VAT 11"X17" — ( LI — privacy key TAG: SILLHEIGtU: ME: NOTES: OA V-610 CLEAR PANE 7.015-0' SILL OF OBSCURED PANE AT S-0'. BOTTOM OF CLEAR PANE AT Si'. ROT NMF0B5 WALL U SETBACK FROM FIRST FLOOR BELOW 50 MAT HSU FACE 610'-0' AWAY FROM PROPERTY LNE O 7-0'Sal 7-0'XS-0' VIEW 6 ACROSS VOWMESPACEAT STAR. RAl1NG 614{PAWAT FROM PROPBFFY INE N THIS LOCATION YEW B NTO FROMYARD �! FROMOF NEMBNORNG PRT,, FENCE) N DO LOCAUON 610SRL 747170 VIEW IS ABOVE AVERAGE EYE LEVEL N NIS LOCATION. OD NIA 31-V ENTRE WNDOW6OBSCURED AT BOTH MASTER TUBS. NO VIEW FROM THE LOCATION. O 7-C TO HANDRAIL 6'-0'X B-0' VIEW IS ACROSS DECK,fSDEFACE'151U-10'AWAY FROM PROPFRIINM N TH6 LOCA1KN7. VEW5OVER%M kGARAGE(NOTMOUSABIE YAIBO SPACE]MIIQ LOCATION. O 5'•6'TO CLEAR PANE 3'-6'X S'V SBL OF OBSCURED PANE ATS'R. BOTTOM OF CLEAR PANE AT S!'. BOT NALFOBS VFW B OVER ADJACFM ACCESSORY SHED (NOT INTO USABLE YARD SPACEI N THIS LOCATRON ©5'-6'10 CLEAR PANE DOOT HALFOBS PANE RST OMCLRFROM FEUE FACE WALL6S FFLOOORR� SO T�IW 610'-6' AWAY FROM PROPERTY LINE I Issue date: molmls / JOB NO: I/IBB PF UNBR: KF DRAWN. NWAa NN CHECK As P'Naq impacts A0.11 A 46-T rs 124F 8J' z'-' r -T 2a laa C -C CO r -r ra Ca 240' SW I � f entry a `"KNE y s rRRAIN ----- / ¢ a Q 0 ii 0 / h a RA AIN cov nAV { I vol CLG CW--L 0w6 r' SLt /\ i cl ¢ L------------ i k� ` Iff "QG 3 ulnr2wE R8f} S4 91KAMM p e +aac kitchen �I 3c\ 00 garage _ n i ap•gr; living room Sri sa �e' sa as 2aa — r -Z tr-SU 17-C ao 3'a First Floor Plan SCALE: 111'=Y -V AT 77X34' SCALE: 1 J8 1' Q AT 1 Mr square foota es W11, ALAN Rm 8I6d $M(*O FLOM 3 7494 SUe Al 1,9674 <71 d COVERED 9 _2460 ?AM E7 d N .b d � c¢e : M A 46-T rs 124F 8J' z'-' r -T 2a laa C -C CO r -r ra Ca 240' SW I � f entry a `"KNE y s rRRAIN ----- / ¢ a Q 0 ii 0 / h a RA AIN cov nAV { I vol CLG CW--L 0w6 r' SLt /\ i cl ¢ L------------ i k� ` Iff "QG 3 ulnr2wE R8f} S4 91KAMM p e +aac kitchen �I 3c\ 00 garage _ n i ap•gr; living room Sri sa �e' sa as 2aa — r -Z tr-SU 17-C ao 3'a First Floor Plan SCALE: 111'=Y -V AT 77X34' SCALE: 1 J8 1' Q AT 1 Mr square foota es W11, ALAN Rm 8I6d $M(*O FLOM 3 7494 SUe Al 1,9674 <71 d COVERED 9 _2460 ?AM E7 d .b d nN U VJ w U W � CL n�LLJ O L m L ♦M� W e— tU N � �E V) -n a /,.su.o.ote. 77-0LS71. YO/O. 1413 RO mwk A DW%MW GRCI®: first Noor Plan .—. __.... piQn? ...._. A1.10 � ,- a rt i1�' -WOO RAD4 tam• 11'-x^ ' r.r ra .t2'NQN ( rd/i r -Q ry r�`�" ?•i��t r.P t -s s�•r s -r to� N •VAMBPW U H .LLJ. wOaosa�+a zAWWWAL. I i ri I .axox V�J O w I � III x� ai Ri a t �SM on f uu,�wwc >h tt Z2 Y I `�•� � =Z m Q I ^ cn CxN I e zuwwwu,LL �� 10 C- 1 `` bathas �� i 00 00 loll ! j q � Qas MN! �� s0S If�CF i i , w+cn 1 w;Orel I 17 I r� �G I L__ " lauWADWACE 9^Ct& ttaa4 I due I -C --- _ >� -- - bath 3 ; x ----- ------ --7 ,,,� �� master bedroom NSACf SGN 'vI'yl i--� NAFP�ACE bedroom 2 1 l � � r. w�,ROSURFA4i TO ac 1 � r W.I.C. bedroom 3 �� bath 2 i " +4rCLG +N; �� a R,1- �� j -J 3w f I I M SM �SH I P I �uavr I I I T 105^ 7� 6'-1P (Pf Sf 9'•3' Y.P � ,- �I N 76 I E DOW#~ NNW oz Second Floor Plan SCALE: I/4" -r -P AT 27XW SCALE: 1/8--l'-TAT I MIT acond im pion square footages PLM". euw ROOK I. SECOND RIM ljolf SUMIQM 1 190 ifIan GAZWA .air 2"d A ear A1.20 •2O 9e r a STUDIO -WOO RAD4 Vi < .t2'NQN ( to� N •VAMBPW U H .LLJ. wOaosa�+a zAWWWAL. r. ri .axox V�J O w Z tt Z2 Y N > � =Z m Q ^ cn CxN t/) 10 C- 4- 00 00 �I N 76 I E DOW#~ NNW oz Second Floor Plan SCALE: I/4" -r -P AT 27XW SCALE: 1/8--l'-TAT I MIT acond im pion square footages PLM". euw ROOK I. SECOND RIM ljolf SUMIQM 1 190 ifIan GAZWA .air 2"d A ear A1.20 •2O 9e r Roof Plan SCALE 1!t`-1'-0' AT 2'2'" SCALE: 118=1'iT AT il'X1T --12-- _ o�c ew c�crm� roof plan -- ------_plan 1 A1.30 t� � 1K r5 i i I FR PL I i I i PA 0 RESIDENCE i i FFL Building Section c SCALE; 1/4'=- 'T AT 22"X34' SCALE: 1/9 '-0"ATI1"X17" - privacy key >. 43:12 4.5:12 4.512 TAG: SILL HEIGHT: 4.512 NOTES: O 5'-6' IOCLEAR PANE -TX S4 ..' i 57RI1CTUP DRAT TO VEAI'YTRUSS DRE 53' BOF HALF OBS WALL E SETBACK FROM FRSE FLOOR BELOW SO THAT WIDE FACE b 1U-CAWAY FROM PROPERTY LINE. © 3'4'SILL 3'-0'X5-0' VIEW E ACROSS VOLUME SPACE AT STAIR, RABRJGIS IP'd AWAY FROM PROPERTY UNE N 016 LOCATION. ---------- -_ ---------------�l�r--- FT-'LQFT 6'4' SRL 01 LA RY ON/A -1 OBS X 54r ENTIRE WINDOW E OBSCURED AT BOTH MASTER TUBS. NO VIEW FROM THIS LOCATION. O Y ii 6.4•X84]• PL "I 1 I VISW E OVER ADJACENT GARAGE INOT INTO USABLE YARD SPACE) N INS LOCATION. O 5$10 CLEAR PANE i SILL OF OBSCURED PANE AT 3'4' BOTTOM OF CLEAR PANE AT S-6'. BOT HALF OBS YEW E OVER ADJACENT ACCESSORY SLED (NOT INTO USABLE YARD SPACE) IN THIS LOCATION. © F -CTO CLEAR PANE 74'X54' SILL OF OBSCURED PANE AT S'4'. BOTTOM Of CLEAR PANE AT Sd'. BOT HALF OBS WALL E SETBACK FROM HIRST FLOOR B90W SO THAT INSIDE FACE 15 IU -'AWAY FROM PROPERTY LINE. SHED a ENTRY ------- KITCHEN i FA t� � 1K r5 i i I FR PL I i I i PA 0 RESIDENCE i i FFL Building Section c SCALE; 1/4'=- 'T AT 22"X34' SCALE: 1/9 '-0"ATI1"X17" - privacy key TAG: SILL HEIGHT: SIZE: NOTES: O 5'-6' IOCLEAR PANE -TX S4 ALL OF OBSCURED PANE AT 3'4'. BOTTOM OF CLEAR PANE AT S-6'. 53' BOF HALF OBS WALL E SETBACK FROM FRSE FLOOR BELOW SO THAT WIDE FACE b 1U-CAWAY FROM PROPERTY LINE. © 3'4'SILL 3'-0'X5-0' VIEW E ACROSS VOLUME SPACE AT STAIR, RABRJGIS IP'd AWAY FROM PROPERTY UNE N 016 LOCATION. VIEW b INTO FRONT YARD PH FRONT OF NEIGHBORING, PRIVACY FENCE) N THE LOCATION. © 6'4' SRL 214T X 7-0' VIEW E ABOVE AVERAGE EYE LEVEL IN THIS LOCATION. ON/A OBS X 54r ENTIRE WINDOW E OBSCURED AT BOTH MASTER TUBS. NO VIEW FROM THIS LOCATION. O 8 -6 -TO HANDRAIL 6.4•X84]• VEVY E ACROSS DECK, WIDE FACES 2U -IU' AWAY FROM PROPERTY UNE IN Mb LOCATION. VISW E OVER ADJACENT GARAGE INOT INTO USABLE YARD SPACE) N INS LOCATION. O 5$10 CLEAR PANE 3'-6'X5'4' SILL OF OBSCURED PANE AT 3'4' BOTTOM OF CLEAR PANE AT S-6'. BOT HALF OBS YEW E OVER ADJACENT ACCESSORY SLED (NOT INTO USABLE YARD SPACE) IN THIS LOCATION. © F -CTO CLEAR PANE 74'X54' SILL OF OBSCURED PANE AT S'4'. BOTTOM Of CLEAR PANE AT Sd'. BOT HALF OBS WALL E SETBACK FROM HIRST FLOOR B90W SO THAT INSIDE FACE 15 IU -'AWAY FROM PROPERTY LINE. � M!a Am STUDIO Q �V U VJ to 4n W U <~ QLU 00 LU UO � CD �z � Z Z W Q m O C- 00 Tri Issue dale: 0701-2015 JOB NO: 14128 PROJ MOR: KF DRAWN HW.JKFB.NN CHMMIk. AE building sections privacy Impacts plan 1 {162 E. 18th{162 E. 18th St) A1.40 t INSET CORNER,ALCOVE C ATDECK b: LOW SCREEN WALL (HORIZONTAL IWS WIFH3.1/7GAP) - ,6'-V PRIVACY FENCE 7. Left Elevation SCALE:1 /4' =1'-0 AT 22'X34' SCALE:1 /8 1'-0 AT 11"X1 T Right Elevation SCALE: 1 /4"=1'-7' AT 22'X34' SCALE: 1/8"=1'-T AT 11X17' 1 .— s d J S T - - — BOFIIAIF cV OBSCURED exterior elevation design notes FT STANDINGSEAM METAL ROOF PACKED AT 4.5 SLOPE WOOD FASCIA W! EXPOSED RAPIER TARS FM CCM W WA STUCCO WITH CORROSIAN RE36TANT WEEP SCR® AT BASE 2110 SAND FINISH g �j FIBER NT SID oRWNffELAPW1 EXPOSURE I,-cr�Ps�li © —CEMENT SUNG BOARD AND SATEEN W11X3 BATTS AT IC O.C. w ��g © VINYL WIDOWS, FRENCH DOM, B SLIDING GLASS DOORS F-TTYP. HEAD HEGM E7 WOOD POST WITH SIEEL"EAM CONNECMN TO v BOARD FORM CONCRETE BASE WOOD BRACING FAYE DETAIL -. ❑q RAISED PANEL FIBERGLASS FRONT ENTRY DOOR Ip RUSH PANESECDONALGARAGEDOOR am STUDIO Q II MEIAI RARING U privacy key SECOND FUR SETBACK I,AJ II II SRP: I I 5'd'FROM FIRST PER CLEAR PANE �' II S7 ATF IQd AWAY FROM PROPERTY TINE BOT HALF 31-0' SLL 3'-C'X SN7 II OBSCURED II __ II MTHES RROM N THIS LOCNION. VIEEW 6 INTO FROM YARD IIIIN FFRONT O � 61-V SRL ) I I VIEW IS ABOVE AVERAGE EYE LEVEL IN THIS LOCADON, ONm � I I I -V-V PRIVACY HENCE a ENTIRE WINDOW IS OBSCURED AT BOTH MA5IER TUBE NO YEW FROM THIS LOCATION, exterior elevation design notes FT STANDINGSEAM METAL ROOF PACKED AT 4.5 SLOPE WOOD FASCIA W! EXPOSED RAPIER TARS FM CCM W WA STUCCO WITH CORROSIAN RE36TANT WEEP SCR® AT BASE 2110 SAND FINISH g �j FIBER NT SID oRWNffELAPW1 EXPOSURE I,-cr�Ps�li © —CEMENT SUNG BOARD AND SATEEN W11X3 BATTS AT IC O.C. w ��g © VINYL WIDOWS, FRENCH DOM, B SLIDING GLASS DOORS F-TTYP. HEAD HEGM E7 WOOD POST WITH SIEEL"EAM CONNECMN TO v BOARD FORM CONCRETE BASE WOOD BRACING FAYE DETAIL -. ❑q RAISED PANEL FIBERGLASS FRONT ENTRY DOOR Ip RUSH PANESECDONALGARAGEDOOR am STUDIO Q II MEIAI RARING U privacy key TAG: SLLHEGHT: SRP: NOTES: OS-CiO CLEAR PANE M0BS HiLL�EIRSTR TTOM 0 LEAR IUEFEBOT AISCKFRIEDROMFOOBBA ACRS S7 ATF IQd AWAY FROM PROPERTY TINE OB 31-0' SLL 3'-C'X SN7 V A' 5 ACROSS AT f NE BAILING 15 FROM PROPERTY LO W lOG110N. MTHES RROM N THIS LOCNION. VIEEW 6 INTO FROM YARD IIIIN FFRONT O © 61-V SRL T- T'X 2U' VIEW IS ABOVE AVERAGE EYE LEVEL IN THIS LOCADON, ONm O3'6 XSN)' ENTIRE WINDOW IS OBSCURED AT BOTH MA5IER TUBE NO YEW FROM THIS LOCATION, O V -CIO NAPDRAIL 61 -TX B'Nr' VIEW 6 ACROSS DECK. NSDE FACE451Q-IP AWAY FROM PROPENIY WE N1H610CARON. VIEW 1155OVER ADIACENI GARAGE ,Not PITO IISABIE YARD SPACE, N THISLOCATION. O S-610 CLEAR DANE 31-rxy4r SILL OF OWARED PANE CLEAR PAK AT SW. BOT HALF BS VIEW IS OVER ADJACETACCESSORY SHED[NOT NIOO USABLE YARD SPACE) IN IHS LOCATION. © SwmaEARPANE "X51-0' SILL OF OBSCURED PANE AT SP. BOTTOM OF CLEAR PANE ATS -6'. BOT HALE OBS WALL E SETBACX FROM FIRM FLOOR BELOW SO RIATINSIDE FACE IQW AWAY FROM PROPERTY WE w Nn w QC_' Lu 0 2 U H LU W CILZ H Z w Q CV m O revisions OLAN PNWAGYA ..; 1". PRD .. KF DRAWN: NWJKLA NN CHOI FIk AS eXierlor elevations design review plan 1 (162 E. 18th St.) A1.42 <-5E« Front Elevation SCAa I d'. A" 22W I*k%-Ika VETI- Rear Elevation ol::" DR- A 1.50 Left Elevation V., k F va T 77?.Ul Right Elevation c wLU LU < CL 0 z > z < co cc 00 c .g, L r First Floor Plan �7°rQ f°°ta es SCALE: 1/4*=i' T AT 221(36' rw 2 9 6' $CALEI/8=1'{lATII'XI7' summa nma GARAGE ai6 i PORCN WIT PA 1429 AA xt n3 U/ W L t t_ aE A -c v iuue Cate: rsxx biD abas m 7 RMesnn JMM; M21 A11WWK- 1 QN1Mt MI RIC$p flr51 Gaal Alan ^ Plan 2 _ - A2.10 Second Second Floor Plan SCALE: 1/4--Y-T AT 22W SCALE: AT 11717' square foota es RMI T — RM S(CQ>pFtOgt 116 2.090 sl GAMt lldd PC" to It PA 192 tf qtl F Jost* 142 PRUWA 1 second Moor pbn ' plan 2 A2.20 Roof Plan SCALE: 114=r -T AT MAX SCALE' 1/$=1'-0' AT 11717* Rol J06110 1412 -Frim R DRAW ." roof pbn plan 2 A2.30 DENCE Building Section c SCALE: I /4"-1'-0` A127X34" SCALE: 1 /8"=1'-0' AT 11"X 17' — ou privacy key TAG: SLL HEIGHT; SIZE NOTES; O Sd TO CLEAR PANE S4XS4 SILL OF OB SCARED PANE AT 5'4. BOTTOM OF CLEAR PANE AT S -f. BOT HALF Gas WALL IS SETBACK FROM FIRST FLOOR BELOW SO THAT INSIDE FACE B IO' -C AWAY ROM PROPERTY LINE O S'4 SLL 5''4X5'4 VIEW IS ACROSS VOLUME SPACEATSGIBL RAIJNGEI9'4AWAYFROM PROPERTY TINE NIHIS LOCATION. VIEW S HTO FROM YARD (IN FROMOF NDGH80RIVG PRNACY f810E) IN THIS LOCATION. ©61-01 SILL 7-0'X74 VIEW IS ABOVE AVERAGE EYE TEVEI. IN THIS LOCATION. O WA SXS4 ENTIRE WINDOW 6 OBSCURED AT BORT MASTER TUBS. NO VIEW FEW THE LOCATION. O 3'd"TOHANDRML 614X8'4 VIEW ISDECK. RG IDE GTM LOCATION, EE 15 T O�WEYS� ,VIEW IOJACUSS LOCATION. O 5'd"TOCIFAR PANE VIT NMF YLLLEWEO��JAWNEfArC(:4DUNTYT BOT Des INO�TNTMA&EY&D$PACE) N THB LOW ON. © S'-CTOCIEAk PANE 74X5'4 SELL OF OBSCURED PANE AT Y4.80TTOM OF CLEAR PANE AT 54'. BOI HALF IMS WALL IS SEIBACK FROM HET BOOR BELOW SO THAT WIDE FACE B I(WAWAY FROM PROPERTY LME f rmsnr-ePs JDBND: TII21 PRD)MDR KF I)01YM:NW.Jr.$NN CHECKM: AL Widing sections privacy Impach plan 2 160 E. 18th St A2.40 NINE= I �BBBBBBBB�BBBBB� CMNaSaffL9��■R m _ Ichy aeXeaF� Ey��a@as:Cali N1,1 110II011 !1a I I ©I11�!!f® Left Elevation SCALE: 1 /0--I'-0' AT 22"X34" SCALE AT 1I X17' Right Elevation SCALE 1 /4"=1'-0" AT 21XU' SCALE 1 /8'Ll'4r AT 11"X 17" 1 exterior elevation design notes Fj STMIIRIG SEAM METAL ROOF PITCHED AT U SLOPE WOOD FASCIAW/EXPOSED RAFIERTABS 0 FBERCEMENTTIUM ❑S STUCCO WITH CORROSIAN RESISTANT WEEP SCREED AT BASE 2U/M $AND FINISH OFIBER CEMENT SIDING HORIZONTAL IAP W/ SEXPOSIRE FIBER CEMENT SIOBIG BOARD AND BATTEN W/ 1X3 BATTS AT 16' O.C. ® VINYL WINDOWS, FRENCH OOORS. & SIXXNG GLASS DOORS 6`1"P, HEAD Haw ❑j WOOD POST WITH STEEL MEW COMECIION TO BOARD FORM CONCRETE BASE ❑B WOOD BRACHOPAYED04L �P RAISED PANEL FIBERGLASS FROM EIM ODOR 10 FLUSH PANEL SECTIONAL GARAGE DOOR 11 METAL RAILING privacy key TAG: SILL HEIGHT. SIZE NOTES: O 5'•6'10 CLEAR PANE 7-0'X19-0' BOT HALF OBS SILLOF OBSCURED PANE ATS O. BOTTOM OF CLEAR PANE ATS6'. WALL IS SETBACK ROM FIRST FLOOR BROW 50 THAT INSIDE FACE 6196' AWAY FROM PROPEW LINE O3'-0'SILL 54XS-0' RENFNRAILRIG NRNCYYFROM FROPEW UNE IN M6LOCABOMMEINOFONT WOOGHICIRGPM4M N.FBS LOCATION. YARD pN FRONT ©614f SILL 2'4'X2.9' MEW 5 ABOVE AVERAGE EYE IPIELIN THIS LOCATION. ONA 05'g XSi? ENTRE WINDOW 6OBSCURED AT BOTH MASTER TUBS. NO VIEW FROM THIS LOCATION. O 3'-6'TO HANDRAIL 6'-0'XS-0' VIEW 15, ACROSS DECK. INSIDE FACEI529-IOAWAY FROM PROP6UY WEN TH6lOCATION. VIEWIS OVERADIACENF GARAGE IST MO USABLE YARD SPA gNTHS LOCATION. O 5'•6.10 CLEAR PANE BUT HALFF OBS MO USARL YARD SPACE) N THIS LOCATION. VIEW 60VVER ADJACENT S•SORY SHTO 0, © 5'-6'10 CLEAR PANE 2'-0'XS-9 BOT HALF CRS SILLOF OBSCURE) PANE AT Y0. BOTTOM OF CLEAR PANE AT SIS'. WALL IS SETBACK FROM FIRST KOOK BELOWSO THAT INSIDE FACE 5 "AWAY FROM PROPEIMUE. U nV) W w LTJ 00 U� d w (> L ui Q m 4- 0 00 I -- Issue date: 0741 -MIS / "NO. 14139 PFIOI MBNI KF DRAWN, NP/JKF, NN CHECK®: AS exterior elevations design FeWew plan 2 (160 E. 18th St.) A2.42 Elevation Rear Elevation e.terlcl a STtMDW -_j < U c < 0 CL .5 ire t7, > r- Z < on -4—: V) c- 4— co 3: 2o E DR- A2.50 =0?*s " _-. - Left Elevation Right Elevation — 83 - Fil M+aRANT i g r+au»v NDe e sn. roL9 541 , 11 r N40'35'46L cnNCReTe aa®. GVrrM 4 310MMAM N.lo9s'4ae c _ _ Nw3• 3C Mt — 2s. w I F p 9 O�0 I iEl�! A"A�"���a JL—.PV �, �� SITE ADDRESS: ___ TH PARCEL MAP NO. 2015-109 162E MES COSTA MESA,, CCAA ET IN THE CITY OF COSTA MESA, COUNTY OF ORANGE, STATE OF CALIFORNIA DATE OF SURVEY: NOVEMBER 2014 OWNTER / DEVELOPER FULLERTON AVENUE "".mwf 162 E M -H MREET Al nosnNG Dwwt r I � or91���r srOcr t+pu9�p5PIGlE fAMA.Y _ Tu { — RESIDENCE T.n. u= �{ 2.107 SF v N40B5'40'E '. IF-- 3000 — —_ _---- N40.35 i i 1 �1 m es -A5 BY'MW I ne5. IS 54. 54D'3s'asw - carro<ere ,� W000 WAWMIY ?aNCE ORANGE AVENUE _ 1537 �65.Db STEVE BRANS 2208 PORT LERW/CK PLACE NEWPORT BEACH, CA 92660 949L422-3211 -- ARCHITECT: KATIE FLORES AMK STUDIO 213-5094249 FOUND NAN.4 TAG ILs + " N4O3s �1 30.02 N (h 7.5' l 7.5' I 'x'3.25L1 162 VI s UNR 1: -- --- PRbPbSED ,,g915f I , ImutY � caNcu� 1471:. I CUiTGE i I r 540'9'iG61a FDUNO 5F'NOI� 4 WARMER L5 7432 _DATE OF PREPARATION: OCTOBER 2014 LEGAL DESCRIPTION: BEING A PORTION OF LOT 132, OF NEWPORT HEIGHTS IN THE CITY OF COSTA MESA AS RECORDED IN BOOK 4 PAGE 83. ASSESSOR'S PARCEL NUMBER: ARM 425-231-03 EASEMENTS: nuA g BASIS OF BEARP�GS: "- BASIS OF BEARINGS FOR THIS MAP IS NORTH 49 2122' 30 I WESTALONG EAST 18TH STREET AS SHOWN ON PARCEL MAP NO. 99206 AS RECORDED IN BOOK 315 f PAGE 1-2. W PROPOSED USE: SURVEYOR'S CERTIFICATE I, KACIE A. PLOUFF, CERTIFY THAT I AM LICENSED AS A PROFESSIONAL LAND SURVEYOR IN THE STATE OF CALIFORNIA (REF. NO. 9013) I FURTHER CERTIFY THAT THIS PLAT REPRESENTS THE RESULTS OFA SURVEY CONDUCTED UNDER MY SUPERVISION AT THE REQUEST OF STEVE BRANS. qty . LAfJo 6 M.DUf'F t µo 7019 �r KACIE A PLOUFF, PLS 9013 _PLAN PREPAREDC"p����LBt sY. /y , TT N�SURVEYING . %WAYCUGgC t?=n • . YAU!".0 9=. . OMC -M .,.,,.�. 0,-U, TO CENTER OFR.O.W 130 SF Wu ,W' BLOCK W/ STUCCO o 24 Box Tree PLANTING PLAN PLANTING NOTES: ADJACENT SINGLE STORY RESIDENCE -38" BLOCK WAL. 127-9y" 6' PROPERTY ACCESS EASEMEr.` '. STUCCO FISH 4 =' PROPERTY ACCESS EASEMENT ADJACENT SINGLE STORY 15'-0" ALLEY GARAGE 15 Gallon Tree 69-83/4" A A 8-0 4 wBh Roof Boller 20'-T' - •42" 5•-0" 5'-0" SINGLE STORY 4. m�na �a�e — � _ _ D • 51 1: r--- — m 1. CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT OF SITE CONDITIONS WHICH PREVENT INSTALLATION PER PLANS AND SPECIFICATIONS. 2. CONTRACTOR SHALL BE LIABLE FOR REMOVING AND REINSTALLING HICH ARE NIRRIGATION T INSTALLLEEQUIPMENT, PEUR PLAN AND SPECT AREAS 3. IRRIGATION SYSTEM SHALL BE INSTALLED AND OPERATING PRIOR TO PLANT MATERIALS. 4. TREES AND SHRUBS SHALL BE PLANTED AFTER CONCRETE PLACEMENT. BUT NOT BEFORE IRRIGATION COVERAGE TEST NO 1 HAS BEEN APPROVED. 5. PLACE TREES BETWEEN IRRIGATION HEADS WHEREVER POSSIBLE. 6. SHREDDED MULCH INSTALLATION: INSTALL SHREDDED MULCH IN ALL SHRUB AND GROUNDCOVER AREAS PER SPECIFICATIONS, UNLESS OTHERWISE INDICATED ON PLANS. 7. CONTRACTOR IS RESPONSIBLE FOR ALL REPAIRS AND/OR REPLACEMENT OF ANY DAMAGED LANDSCAPE AREAS BEYOND THE LIMIT OF WORKTHAT IS A DIRECT RESULT OF THE LANDSCAPE CONSTRUCTION AND/OR HIS SUB -CONTRACTOR. REPLACEMENT ITEMS SHALL BE EXACT DUPLICATE OF ORIGINAL WORK OR PLAN, UNLESS OTHERWISE APPROVED BY THE LANDSCAPE ARCHITECT. INSTALLCONCRETE MO WSSTRIP OR HEADERBOARDEANST TO TURF NDICATED ON DRAWINGS. 9. CLEAN-UP SHALL TAKE PLACE ON A DAILY BASIS UNLESS OTHERWISE APPROVED BY THE OWNER'S REPRESENTATIVE, ADJACENT SINGLE STORY RESIDENCE NOTE: PLANT QUALITY REQUIREMENTS ALL PLANT MATERIALS SHALL BE FULL VIGOROUS & HEALTHY NURSERY STOCK - INCLUDING THE TOP OF PLANT AND THE ROOT SYSTEM. ALL PLANT MATERIALS SHALL MEET THE CURRENT AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1-2004) THE LANDSCAPE ARCHITECT MUST BE CONTACTED REGARDING ALL PLANT MATERIALS AS THEY ARRIVE ON-SITE, PRIOR TO THEIR INSTALLATION. THE LANDSCAPE ARCHITECT SHALL APPROVE PLANT MATERIALS FOR INSTALLATION ON-SITE OR SHALL BE SENT REPRESENTATIVE PHOTOGRAPHS OF SAME. THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT UNACCEPTABLE PLANT MATERIALS. UNACCEPTABLE CONDITIONS FOR PLANTS IN GENERAL: PLANT MATERIALS THAT ARE THE INCORRECT SPECIES. PLANTS MATERIALS WITH APPARENT FUNGAL DISEASE (MILDEW, RUST, BLACK -SPOT, ETC.). PLANTS THAT ARE DEFOUATED DUE TO STRESS OR DISEASE. FOLIAGE THAT IS CHLOROTIC, WIND OR FROST BURNED, OR IN ANY OTHER WAY DAMAGED. UNACCEPTABLE CONDITIONS FOR ROOT SYSTEMS: PLANTS WITH EXPOSED ROOTS, GIRDLED ROOTS, OVERGROWN OR UNDERSIZED ROOT SYSTEMS WILL BE CONSIDERED UNACCEPTABLE. MULCH PROVIDE UNIFORM Y' THICK LAYER MEDIUM GRIND WOOD MULCH TO ALL PLANTER BEDS. 1162 E. 8 I 18TH STREET) �J ah BIO BM U 3 PROPOSED TWO-STORY SINGLE FAMILY RESIDENCE , I Q I 1,963 SIF I as I I I I 1 I I � I I IS(anon oil Rool P P P P P P F, -- • t" -6'OWOOD FENCE, D F' .45 PLANTING LEGEND TRM Botanical and Common Nome S. Oty Water ConT Use Sae . Magnolia gandiflora'UHIe Gem' 20'-2S' x Ig' -15' 3 Mod 15 gal LITTLE GEM DWARF SOUTHERN MAGNOLIA �Tgenlro.ml- Indic.'Watermelon Red 2EY x20' 2 Mod 24'Box Watermelon Red Crope Mynle (D _ Podoc111U1 e1,—Iu,'M*nm,l' I S'-251,15'-25' 14 Mod 15 gal ICEE BLUE YELLOW -WOOD IScreen) ®Magnolia grandM—'Alta' am, 8 Mod 15 gal ALTA SOUTHERN MAGNOLIA lEspofier) SHRUBS ® Aeon, XbcuM 2'-3'M,-2 15 LOW f5 60 E. 18TH STREET) D D D 0 O UNIT 2: Imtoff 2,r deep root banter per tree JI xH ° I 4'-6'X4'fi" L - PROPOSED TWO-STORY SINGLE FAMILY RESIDENCE 2,090 SF 'DP@l PARKN.O/DR.VLI+:':" GREEN BEAUTY BOXWOOD n Orange Coast College a9 I 3'-5'x-' 10 Low 1-1 U1TLE JOHN CAWSTEMON xu O, Ennead laxronba'Vmiegato' 3'x3' — — — — — — — — P P P VARIEGATED FLAX LILY 44-7 ® McBMs nerVglumis'Pink Crystals V-7 x V-2 14 Mod 1 gal 1. CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT OF SITE CONDITIONS WHICH PREVENT INSTALLATION PER PLANS AND SPECIFICATIONS. 2. CONTRACTOR SHALL BE LIABLE FOR REMOVING AND REINSTALLING HICH ARE NIRRIGATION T INSTALLLEEQUIPMENT, PEUR PLAN AND SPECT AREAS 3. IRRIGATION SYSTEM SHALL BE INSTALLED AND OPERATING PRIOR TO PLANT MATERIALS. 4. TREES AND SHRUBS SHALL BE PLANTED AFTER CONCRETE PLACEMENT. BUT NOT BEFORE IRRIGATION COVERAGE TEST NO 1 HAS BEEN APPROVED. 5. PLACE TREES BETWEEN IRRIGATION HEADS WHEREVER POSSIBLE. 6. SHREDDED MULCH INSTALLATION: INSTALL SHREDDED MULCH IN ALL SHRUB AND GROUNDCOVER AREAS PER SPECIFICATIONS, UNLESS OTHERWISE INDICATED ON PLANS. 7. CONTRACTOR IS RESPONSIBLE FOR ALL REPAIRS AND/OR REPLACEMENT OF ANY DAMAGED LANDSCAPE AREAS BEYOND THE LIMIT OF WORKTHAT IS A DIRECT RESULT OF THE LANDSCAPE CONSTRUCTION AND/OR HIS SUB -CONTRACTOR. REPLACEMENT ITEMS SHALL BE EXACT DUPLICATE OF ORIGINAL WORK OR PLAN, UNLESS OTHERWISE APPROVED BY THE LANDSCAPE ARCHITECT. INSTALLCONCRETE MO WSSTRIP OR HEADERBOARDEANST TO TURF NDICATED ON DRAWINGS. 9. CLEAN-UP SHALL TAKE PLACE ON A DAILY BASIS UNLESS OTHERWISE APPROVED BY THE OWNER'S REPRESENTATIVE, ADJACENT SINGLE STORY RESIDENCE NOTE: PLANT QUALITY REQUIREMENTS ALL PLANT MATERIALS SHALL BE FULL VIGOROUS & HEALTHY NURSERY STOCK - INCLUDING THE TOP OF PLANT AND THE ROOT SYSTEM. ALL PLANT MATERIALS SHALL MEET THE CURRENT AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1-2004) THE LANDSCAPE ARCHITECT MUST BE CONTACTED REGARDING ALL PLANT MATERIALS AS THEY ARRIVE ON-SITE, PRIOR TO THEIR INSTALLATION. THE LANDSCAPE ARCHITECT SHALL APPROVE PLANT MATERIALS FOR INSTALLATION ON-SITE OR SHALL BE SENT REPRESENTATIVE PHOTOGRAPHS OF SAME. THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT UNACCEPTABLE PLANT MATERIALS. UNACCEPTABLE CONDITIONS FOR PLANTS IN GENERAL: PLANT MATERIALS THAT ARE THE INCORRECT SPECIES. PLANTS MATERIALS WITH APPARENT FUNGAL DISEASE (MILDEW, RUST, BLACK -SPOT, ETC.). PLANTS THAT ARE DEFOUATED DUE TO STRESS OR DISEASE. FOLIAGE THAT IS CHLOROTIC, WIND OR FROST BURNED, OR IN ANY OTHER WAY DAMAGED. UNACCEPTABLE CONDITIONS FOR ROOT SYSTEMS: PLANTS WITH EXPOSED ROOTS, GIRDLED ROOTS, OVERGROWN OR UNDERSIZED ROOT SYSTEMS WILL BE CONSIDERED UNACCEPTABLE. MULCH PROVIDE UNIFORM Y' THICK LAYER MEDIUM GRIND WOOD MULCH TO ALL PLANTER BEDS. 1162 E. 8 I 18TH STREET) �J ah BIO BM U 3 PROPOSED TWO-STORY SINGLE FAMILY RESIDENCE , I Q I 1,963 SIF I as I I I I 1 I I � I I IS(anon oil Rool P P P P P P F, -- • t" -6'OWOOD FENCE, D F' .45 PLANTING LEGEND TRM Botanical and Common Nome S. Oty Water ConT Use Sae . Magnolia gandiflora'UHIe Gem' 20'-2S' x Ig' -15' 3 Mod 15 gal LITTLE GEM DWARF SOUTHERN MAGNOLIA �Tgenlro.ml- Indic.'Watermelon Red 2EY x20' 2 Mod 24'Box Watermelon Red Crope Mynle (D _ Podoc111U1 e1,—Iu,'M*nm,l' I S'-251,15'-25' 14 Mod 15 gal ICEE BLUE YELLOW -WOOD IScreen) ®Magnolia grandM—'Alta' am, 8 Mod 15 gal ALTA SOUTHERN MAGNOLIA lEspofier) SHRUBS ® Aeon, XbcuM 2'-3'M,-2 15 LOW I got Spreodhg 82 Sr URBICUM AEONIUM 0 O 'ca Imtoff 2,r deep root banter per tree BuXLrSYkrop.jap.'Green Beouty'IHedgej 4'-6'X4'fi" 9 Mad 59a1 15'-25' 7 Mod 5 gal GREEN BEAUTY BOXWOOD n Orange Coast College a9 Callktemon'LIfBe John' 3'-5'x-' 10 Low 1-1 U1TLE JOHN CAWSTEMON O, Ennead laxronba'Vmiegato' 3'x3' 47 Mod Igal VARIEGATED FLAX LILY ® McBMs nerVglumis'Pink Crystals V-7 x V-2 14 Mod 1 gal PINK CRYSTAL RUBY GRASS ora. ww.iu,ra (/PPcr Anlgozanthos'Big Red' 4-61,2'-3' 9 Mod I gal EAST SIDE BIG RED KANGAROO PAW GROUNDCOVERS 58-9 Hybrid Bermuda Gross Sod 130 SF ® MFFGREEN 328 John Wayne Airport lwtomoBuvlatifis Spreodhg 82 Sr ADJACENT SINGLE STORY ADJACENT SINGLE IIORLGARAGE BLUE STAR CREEPER 0 O 'ca Imtoff 2,r deep root banter per tree planting detai. VINES ClytoMoma catlis,egioides 15'-25' 7 Mod 5 gal © LAVENDER TRUMPET VINE s r i SCALE: I °=B' in IRVINE E USINES' p y COMPLEX H'a ourtyards Q Si 162 EaM lass Sboet O Newport VICINITY MAP ea ao. K-dy a1 c� 0 4�\e� Goat Hill Tavern © ' 55 ,� ago/ asi RoPh 162 East itph SUM H sr' S r LOCATION MAP a¢ f r ? h fib, sre 6. c� Cr John Wayne Airport M oa 0 O 'ca ryny.> 9/oa ry;. n Orange Coast College a9 �a Fa,rview Park ora. ww.iu,ra (/PPcr +�/ r rwq SL EAST SIDE Newport Bay x� Nature Reserve COSTA MESA WESTSir>E MESA 1 Univers COSTA wromm n Y of Califol Irvine o as C 162 EaM lass Sboet O Newport VICINITY MAP ea ao. K-dy a1 c� 0 4�\e� Goat Hill Tavern © ' 55 ,� ago/ asi RoPh 162 East itph SUM H sr' S r LOCATION MAP a¢ f r ? h fib, sre 6. c� Cr LandsClpa Dyi1 Ica URBAN I ECOSYSTEM I SOLUTIONS .xwwxmon'-9ro� wea�4u< w 9399 Locust sneer . 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CWallo 95tl TeaYR' InnwalaF Lun�cava0rrgrxc+.rci o�c«Greg 2011 gregzoll®londscapedymmics.net (951) 2644839 GPZ GPZ 7/10/2017 1" = 8'-0" 0245-162 E 18TH ITI ar (One) sxr�, NMI, mail a a an NM -Ago on law I an sit on on fool was loul Lil AAV�M IEMMMMNEN- INEMMEMN' I LAM Ilims moommommmW mmmmmmmmuW MMMMMMMNW IIIIIIIIIIIIIIIIIIII �iaiiiliiiV * Wo"Wk- - mb� ALLEY VIj View from East 18th Streei (z us,,r y empty iUi View from East 18th Street (existing empty lot) ()- 14 11 JUL 31 PM 12: 59 Applicant Name* Address: Phone: Mj REQUEST FOR: ATTACHMENT 3 02 -;Ll Me-sll City of Costa Mesa 0 Appeal of Commission Decision - $1,220.00 ❑ Appeal of Zoning Administrator/Staff Decision - $690.00 (FEES MUST BE PAID IN FULL AT TINIE OF FILING APPEALr APPLICATION FOR APPEAL OR REVIEW APPEAL ❑ REVIEW** Decision of which appeal or review is requested: (give application number, if applicable, and the date of the decision, if s,., ,.,n 71A - r , i L/� A//V � /L--& C. Decision by: --- 0—nne fnr rani io-Oinn AnnPnl or review: -- -7— C 7L) '577-/2� P/'©J-�-CT oGLS m �j�'IJ�LL LOT O�Dii✓�4�G� GCS C-�Z% %z�) , LC_ C- <- 1 ��v� c �- � �` fprir r 7�0 �C�SS Zo/2 _ (A ,vrIS CiL-fl c_ Date: _iriL ��� Signature:`` "If you are serving as the agent for another person, please identify the person you represent and provide proof of authorization. "Review may be requested only by Commissions, Commission Members, City Council, or City Council Members. For office use only - do not write below this line REV 8-1.15 SCHEDULED FOR THE CITY COUNCIUCOMMiSSION MEETING OF: _ 1-2- — woouucw «wIs PO. BOX 2286 NEWPORT BEACH, CALIFORNIA 92659-1286 JULY 20TH, 2017 COSTA MESA PLANNING COMMIOSSION 77 FAIR DRIVE COSTA MESA, CALIF, 92628 1200 ATTACHMENT 4 RE: PA 17-25 AND TPM 2015 109 162 E. 18TH ST, THIS COMES- UP FOR A 'HEARING' ON THE 24TH AT 8,00 P.M. I'M ASSUMING THE BACK "BARN" WILL HAVE IT'S FRONT DOOR IN THE ALLEY MUCH LIKE THOSE THAT ARE ON THE NORTH SIDE OF 19TH ST, TRASH CANS, CLUTTER FROM HOUSES THAT HAVE LARGER LOTS AND USE 'BACK AREA'S' TO 'STORE' OR "CLUTTER", IF IT WERE A SMALLER STRUCTURE INSTEAD OF 1963 SQ, FT, PLUS A GARAGE MAYBE IT COULD WORK, RIGHT NOW LOOK AT THE CORNER OF 18TH AND FULLERTON WHICH SEEMS TO HAVE WHAT IS SCHEDULED FOR THIS LOT AND THEN "CONFINE" IT TO THE MIDDLE OF A BLOCK, WITH THIS MUCH 'FOOTAGE AND GARAGE' ON THE SITE WHERE IS IT PRACTICAL FOR A TEENAGER OR ANY CHILD TO PLAY? ----IN THE STREET OR IN THE ALLEY? SO NOW WE START AGAIN "BUTCHERING UP" STREETS AND MAYBE EVEN ALLEY'S TO RESTRICT TRAFFIC WHICH EVOLVED BY BUILDING THESE "BIG BARNS" AND WE CREATE "GRIDLOCK". ALL WE NEED IS FOR THE REAL ESTATE MARKET TO SATURATE AND THE MASSIVE INFATION IN PRICES DROP A LITTLE AND WE'VE GOT "INSTANT SLUM", DO WE NEED IT? THANKS) OLE WWII MUDDY BOOTS INF, SGT WITH 'BEAUCOUP' VALOR MEDALS 0 r Received City of Costa Mesa Development Services Department JUL 21 2017 9" PHONE (949) 756-8557 • FAX (949) 833-0153 • woodie@woodcoinvcom ATTACHMENT 5 162 E. 18th Street Costs Mesa PROJECT DESCRIPTION AND JUSTIFICATION The property is located on the North side of East 18th Street, between Orange and Fullerton Avenues. The zoning designation is R2 -HD, which allows 2 dwelling units on this 5,534 square foot property. The site is currently developed with 2 single- family residences and a storage shed This 50 foot by 128 foot rectangular lot is situated in a block that is predominately apartments. An Alley borders the back of the lot and apartments are on the East and South sides of the property; two single story residences are located on the parcel on the west side of the property. The proposed project is for two Two -Story residences to replace the existing two residential units in despair. A Minor Design Review is requested for this project. A Tentative Parcel map is also requested in accordance with the small lot program to create two Fee Simple parcels. The designs of the homes were created by leading architectural firm AMK Studio. Each home is custom although they both blend harmoniously into their environment; the size and mass of the buildings are also appropriate for their environment. Both residences will be oriented toward 18m Street with garage access for the rear home from the Alley. Elevations are enhanced with premium materials, wall offsets, a combination of gable and hipped roofs, significant horizontal and vertical articulation, as well as numerous accents and details. A significant effort has been made to create two extraordinary homes that Urban Viking Properties will be proud of. Equally as important, we want to create two extraordinary homes that our community and City will be proud of. —124— ATTACHMENT 6 RESOLUTION NO. 17- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA UPHOLDING THE PLANNING COMMISSION'S DECISION AND APPROVING PLANNING APPLICATION PA - 17 -25 AND TENTATIVE PARCEL MAP 2015-109 FOR A TWO - UNIT SMALL LOT SUBDIVISION RESIDENTIAL DEVELOPMENT AT 162 EAST 18TH STREET IN THE R2 -HD ZONE THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES AS FOLLOWS: WHEREAS, an application was filed by John Taylor, authorized agent for the property owner, Steven Brahs requesting approval of the following: 1. Planning Application (Design Review) PA -17-25 for the construction of two, two- story detached single-family residences. The front residence (Unit 2) is proposed as a 3 bedroom / 2.5 bath 1,963 -square -foot dwelling unit and the rear residence (Unit 1) is proposed as a 3 bedroom / 3 bath 2,090 -square -foot dwelling unit. Both residences would provide attached two -car garages, with the rear residence accessing the garage from the public alley. The project satisfies all Small Lot Subdivision development standards and Residential Design Guidelines. 2. Tentative Parcel Map 2015-109 for the subdivision of a 6,263 -square -foot lot into two separate parcels consistent with the Small Lot Subdivision Ordinance. WHEREAS, a duly noticed public hearing held by the Planning Commission on July 24, 2017 with all persons having the opportunity to speak for and against the proposal, and the project was approved by the Commission on a 5-0 vote. WHEREAS, an appeal of the Planning Commission's approval of the project was filed on July 31, 2017. WHEREAS, a duly noticed public hearing held by the City Council on September 5, 2017, with all persons having the opportunity to speak for and against the proposal. WHEREAS, the project has been reviewed for compliance with the California Environmental Quality Act (CEQA), the CEQA Guidelines, and the City environmental procedures, and has been found to be exempt from CEQA under Section 15303 for New Construction. WHEREAS, the CEQA categorical exemption for this project reflects the independent judgment of the City of Costa Mesa. BE IT RESOLVED that, based on the evidence in the record and the findings contained in Exhibit A, and subject to the conditions of contained within Exhibit B, the City Council hereby APPROVES Planning Application PA -17-25 and Tentative Parcel Map 2015-109 with respect to the property described above. BE IT FURTHER RESOLVED that the Costa Mesa City Council does hereby find and determine that adoption of this Resolution is expressly predicated upon the activity as described in the staff report for Planning Application PA -17-25 and Tentative Parcel Map 2015-109, and upon the applicant's compliance with each and all of the conditions in Exhibit B, and compliance of all applicable federal, state, and local laws. Any approval granted by this resolution shall be subject to review, modification or revocation if there is a material change that occurs in the operation, or if the applicant fails to comply with any of the conditions of approval and/or mitigation measures. BE IT FURTHER RESOLVED that if any section, division, sentence, clause, phrase or portion of this resolution, or the documents in the record in support of this resolution, are for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining provisions. PASSED AND ADOPTED this 5th day of September, 2017. ATTEST: KATRINA FOLEY Mayor, City of Costa Mesa APPROVED AS TO FORM: CITY CLERK OF THE CITY ATTORNEY CITY OF COSTA MESA STATE OF CALIFORNIA) )ss COUNTY OF ORANGE ) I, BRENDA GREEN, City Clerk and ex -officio Clerk of the City Council of the City of Costa Mesa, hereby certify that the above Council Resolution Number 17 as considered at a regular meeting of said City Council held on the 5th day of September, 2017, and thereafter passed and adopted as a whole at the regular meeting of said City Council held on the 5th day of September, 2017, by the following roll call vote: AYES: NOES: ABSENT: IN WITNESS WHEREOF, I have hereby set my hand and affixed the Seal of the City of Costa Mesa this day of , 2017 *:/:11 1: r_1 FINDINGS (APPROVAL) A. The proposed project complies with Costa Mesa Municipal Code Section 13- 29(g)(14) because: Finding: The project complies with the City of Costa Mesa Zoning Code and meets the purpose and intent of the Residential Design Guidelines, which are intended to promote design excellence in new residential construction, with consideration being given to compatibility with the established residential community. This design review includes site planning, preservation of overall open space, landscaping, appearance, mass and scale of structures, location of windows, varied roof forms and roof plane breaks, and any other applicable design features. Facts in Support of Findings: The design of the two-story homes complies with the building mass and form, window placement, setbacks, elevation treatments, and architectural consistency guidelines. The proposed residences include elevations with varied roof forms and elevation treatments to enhance visual interest. The buildings are placed on the property with sufficient setbacks to provide private useable open space and minimizes the potential privacy impacts to surrounding properties. The location of the units takes into consideration the rear yards of the abutting homes and places the buildings away from the neighboring residence located to the northwest and has sufficient buffer between the residences located to the southeast. The exterior elevations of the proposed homes incorporate second -story porches away from sensitive views of neighboring residences, and enhanced windows to provide visual interest. Finding: The visual prominence associated with the construction of a two-story house or addition in a predominantly single -story neighborhood has been reduced through appropriate transitions between the first and second floors and the provision of second floor offsets to avoid flat two-story walls. Facts in Support of Finding: The subject site is in a neighborhood with both single -story and two-story residences. The elevations of the proposed residences include a combination of horizontal and vertical siding and stucco, which provides a vertical break between the first and second story and diminishes a boxy appearance from the street, for both residences. B. The proposed project complies with Costa Mesa Municipal Code Section 13- 29(g)(13) because: Finding: The creation of the subdivision and related improvements is consistent with the General Plan and the Zoning Code. Facts in Support of Finding: The creation of the subdivision is consistent with General Plan Land Use Objectives LU -1A, LU -4A, and Policy LU -1.3 in that adequate infrastructure exists to serve the proposed project; the project promotes homeownership opportunities to improve the balance between renter and owner occupied housing in the City; and the project would not result in the loss of any habitat, or require extensive infrastructure improvements to provide service to the site. The project design complies with development standards of the Small Lot Subdivision Ordinance. Finding: The proposed use of the subdivision is compatible with the General Plan. Facts in Support of Finding: The proposed project has a density of 13.91 dwelling units per acre, consistent with the General Plan designation of Medium Density Residential, which allows 20 dwelling units per acre. Finding: The subject property is physically suitable to accommodate the subdivision in terms of type, design, and density of development, and will not result in substantial environmental damage nor public health problems, based on compliance with the Zoning Code and General Plan, and consideration of appropriate environmental information. Facts in Support of Finding: The project is exempt from the provisions of the California Environmental Quality Act under Section 15303 (Class 3), New Construction or Conversion of Small Structures. The project complies with the maximum allowed density for the site and provides adequate open space, parking and setbacks from adjacent properties. Finding: The design of the subdivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities in the subdivision, as required by State Government Code Section 66473.1. Facts in Support of Finding: The project provides private open space areas under partial roof canopies and incorporates landscaping, such as trees, to ensure natural and passive heating and cooling from the sun exposure. In addition, window placement for both units is maximized on the northwestern side of the units to minimize sun exposure. The project also provides private open space areas under entry porches. Finding: The subdivision and development of the property will not unreasonably interfere with the free and complete exercise of the public entity and/or public utility rights-of-way and/or easements within the tract. Facts in Support of Finding: The proposed project does not interfere with the public right of way. A 2.5 -foot wide dedication for alley purposes is required to ensure the public access along the rear portion of the subject site. Furthermore, a 6 -foot wide access easement along the side of the front property will ensure public access to the front door of the rear residence. Finding: The discharge of sewage from this subdivision into the public sewer system will not violate the requirements of the California Regional Water Quality Control Board pursuant to Division 7 (commencing with Section 13000 of the Water Code). Facts in Support of Finding: The applicant will be required to comply with all regulations set forth by the Costa Mesa Sanitation District as well as the Mesa Water District. D. Finding: The project is exempt from the provisions of the California Environmental Quality Act under Section 15303 (Class 3) for New Construction or Conversion of Small Structures. Facts in Support of Finding: In urbanized areas, up to three single-family residences may be constructed under the Class 3 exemption. The project proposes to construct two residential units and therefore qualifies for a Class 3 exemption. E. The project is exempt from Chapter XII, Article 3 Transportation System Management, of Title 13 of the Costa Mesa Municipal Code. 1NVA:11 11d V CONDITIONS OF APPROVAL Ping. 1. The expiration of Planning Application PA -17-25 shall coincide with the expiration of the approval of the Tentative Parcel Map 2015-109 which is valid for two years (September 5, 2019). If the applicant is unable to obtain building permits within the two-year time period, the applicant may request an extension of time. The Planning Division must receive a written request for the time extension prior to the expiration of the planning application. 2. The conditions of approval for PA -17-25 and Tentative Parcel Map 2015- 109 shall be blueprinted on the face of the site plan as part of the plan check submittal package. Address assignment shall be requested from the Planning Division prior to submittal of working drawings for plan check. The approved address of individual units, suites, buildings, etc., shall be blueprinted on the site plan and on all floor plans in the working drawings. 3. Approval of a subdivision map shall be required for this project. The subdivision map shall be recorded prior to the issuance of grading permits or building permits for the proposed development. 4. Prior to the issuance of building permits, the applicant shall provide proof of final recordation of Tentative Parcel Map 2015-109. The subdivision map shall be recorded prior to issuance of any model home plan, precise grading permits, or building permits for the proposed development. 5. The applicant shall install a 6 -foot high decorative block wall around the perimeter of the proposed development lot. Where walls on adjacent properties already exist, the applicant shall work with the adjacent property owner(s) to prevent side-by-side walls with gaps in between them and/or provide adequate privacy screen by trees and landscaping. 6. With specific regard to the interior fencing, the interior fencing between the homes shall be decorative block walls, a minimum of six feet in height. The location and heights of block walls shall comply with Code requirements, as well as any visibility standards for traffic safety related to ingress and egress. 7. No modification(s) of the approved building elevations including, but not limited to, change of architectural type, changes that increase the building height, removal of building articulation, or a change of the finish material(s), shall be made during construction without prior Planning Division written approval. Elevations shall not be modified unless otherwise approved by Development Services Director as consistent with the architectural design and features of the proposed development. Failure to obtain prior Planning Division approval of the modification could result in the requirement of the applicant to (re)process the modification through a discretionary review process or a variance, or in the requirement to modify the construction to reflect the approved plans. 8. The subject property's ultimate finished grade level may not be filled/raised in excess of 30 inches above the finished grade of any abutting property. If additional dirt is needed to provide acceptable on-site storm water flow to a public street, an alternative means of accommodating that drainage shall be approved by the City's Building Official prior to issuance of any grading or building permits. Such alternatives may include subsurface tie- in to public storm water facilities, subsurface drainage collection systems and/or sumps with mechanical pump discharge in -lieu of gravity flow. If mechanical pump method is determined appropriate, said mechanical pump(s) shall continuously be maintained in working order. In any case, development of subject property shall preserve or improve the existing pattern of drainage on abutting properties. Applicant is advised that recordation of a drainage easement across the private street may be required to fulfill this requirement. 9. Trash facilities shall be screened from view, and designed and located appropriately to minimize potential noise and odor impacts to residential areas. 10. Prior to issuance of grading permits, developer shall submit for review and approval a Construction Management Plan. This plan features methods to minimize disruption to the neighboring residential uses to the fullest extent that is reasonable and practicable. The plan shall include construction parking and vehicle access and specifying staging areas and delivery and hauling truck routes. The plan should mitigate disruption to residents during construction. The truck route plan shall preclude truck routes through residential areas and major truck traffic during peak hours. The total truck trips to the site shall not exceed 200 trucks per day (i.e., 100 truck trips to the site plus 100 truck trips from the site) unless approved by the Development Services Director or Transportation Services Manager. 11. Transformers, backflow preventers, and any other approved above- ground utility improvement shall be located outside of the required street setback area and shall be screened from view, under direction of Planning staff. Any deviation from this requirement shall be subject to review and approval of the Development Services Director. 12. The applicant shall defend, indemnify, and hold harmless the City, its elected and appointed officials, agents, officers and employees from any claim, action, or proceeding (collectively referred to as "proceeding") brought against the City, its elected and appointed officials, agents, officers or employees arising out of (1) City's approval of the project, including but not limited to any proceeding under the California Environmental Quality Act. The indemnification shall include, but not be limited to, damages, fees and/or costs awarded against the City, if any, and cost of suit, attorney's fees, and other costs, liabilities and expenses incurred in connection with such proceeding whether incurred by the applicant, the City and/or the parties initiating or bringing such proceeding. This indemnity provision shall include the applicant's obligation to indemnify the City for all the City's costs, fees, and damages that the City incurs in enforcing the indemnification provisions set forth in this section. 13. The landscaping of this project shall comply with the City's landscaping requirements and any applicable guidelines (i.e. Water Efficient Landscape Guidelines). 14. Prior to the issuance of building permits, the applicant shall provide the Conditions, Covenants, and Restrictions (CC&Rs) to the Planning Division for review by the Development Services Director and City Attorney's Office. The CC&Rs must be in a form and substance acceptable to, and shall be approved by the Development Services Director and City Attorney's Office. a. The CC&Rs shall contain restrictions requiring residents to park vehicles in garage spaces provided for each unit. Storage of other items may occur only to the extent that vehicles may still be parked within the required garage at the number of which the garage was originally designed and to allow for inspections by the association to verify compliance with this condition. b. The CC&Rs shall contain restrictions requiring the two open parking spaces for Unit 1 (the rear residence) be maintained free and clear for parking. Storage of other items in the open parking space area may occur only to the extent that vehicles may still be parked within the required parking space. Inspections by the association to verify compliance with this condition may occur as needed. (NEW PC Condition) c. Any subsequent revisions to the CC&Rs related to these provisions must be review and approved by the City Attorney's Office and the Development Services Director before they become effective. 15. Prior to issuance of a certificate of occupancy, the applicant shall file and record a declaration of covenants, conditions, and restrictions (CC&Rs) on the property. The establishment of a Homeowner's Association is optional. Prior to issuance of a building permit, a draft of the CC&Rs shall be remitted to the Development Services Director and City Attorney's Office for review and approval. Because there are no common areas for circulation, parking, or landscape purposes, the CC&Rs shall be limited to the ground rules related to: architectural control over future building modifications or additions, architectural design and guidelines for the property, and engagement in alternative dispute resolution before filing a lawsuit to resolve conflicts. The Development Services Director has the discretion to request any other provisions in the CC&Rs to promote self - governance between the two property owners. 16. The CC&Rs shall contain provisions requiring that the maintenance or homeowner's association effectively manage parking and contract with a towing service to enforce the parking regulations. 17. The Homeowner's Association or Maintenance Association, as applicable, shall submit a signed affidavit to the City of Costa Mesa on an annual basis to certify the following: a. The two -car garages in the residential community are being used for vehicle parking by the resident(s). b. The vehicle parking areas within the garage are not obstructed by storage items, including but not limited to, toys, clothing, tools, boxes, equipment, etc. c. The resident(s) have consented to voluntary inspections of the garage to verify the parking availability, as needed. The form and content of the affidavit shall be provided by the City Attorney's Office. Failure to file the annual affidavit is considered a violation of this condition. 18. The applicant shall contact the Planning Division to arrange a Planning inspection of the site prior to the release of occupancy/utilities. This inspection is to confirm that the conditions of approval and code requirements have been satisfied. 19. Prior to issuance of Certificate of Occupancy (C of O) the applicant shall provide a scaled and dimensioned digital site plan(s) for the project site, on either a CD or thumb drive, to the Planning Division. All site plans shall include an accurate and precise drawing of all building footprints and property line locations for the entire project site. All buildings shall be annotated with its corresponding address and suites if applicable. 20. All utilities servicing irrigation, project lighting, security gates and other commonly serving improvements, shall be provided by (a) common meter(s) that is the shared responsibility for all property owners in the development project. The CC&Rs or other organizational documents shall include verbiage requiring the common meters for the life of the development project. Pkwys 21. Plant one (1) 24" Box Tabebuia ipe 3 feet behind the sidewalk in the dedicated right-of-way. Eng. 22. Dedicate a 2.5 -foot width for rear alley behind existing right-of-way line of the alley. 23. Dedicate a 3 -foot sidewalk easement to the City of Costa Mesa behind the right-of-way line on East 18th Street. 24. Dedicate an access easement along the side of the subdivision to benefit Parcels 1 & 2. CODE REQUIREMENTS The following list of federal, state and local laws applicable to the project has been compiled by staff for the applicant's reference. Any reference to "City" pertains to the City of Costa Mesa. Ping. 1. All contractors and subcontractors must have valid business licenses to do business in the City of Costa Mesa. Final inspections, final occupancy and utility releases will not be granted until all such licenses have been obtained. 2. All noise -generating construction activities shall be limited to 7 a.m. to 7 p.m. Monday through Friday and 9 a.m. to 6 p.m. Saturday. Noise -generating construction activities shall be prohibited on Sunday and the following Federal holidays: New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day. 3. Development shall comply with all requirements of Section 13-32 and Article 2.5, Title 13, of the Costa Mesa Municipal Code relating to development standards for residential projects. 4. Prior to the issuance of building permits, the applicant shall contact the US Postal Service with regard to location and design of mail delivery facilities. Such facilities shall be shown on the site plan, landscape plan, and/or floor plan. 5. Address assignment shall be requested from the Planning Division prior to submittal of working drawings for plan check. The approved address of individual units, suits, building, etc., shall be blueprinted on the site plan and on all floor plans in the working drawings. 6. All on-site utility services shall be installed underground. 7. Installation of all new utility meters shall be performed in a manner so as to obscure the installation from view from any place on or off the property. The installation shall be in a manner acceptable to the public utility and shall be in the form of a vault, wall cabinet, or wall box under the direction of the Planning Division. 8. Any mechanical equipment such as air-conditioning equipment and duct work shall be screened from view in a manner approved by the Planning Division. 9. Two sets of detailed landscape and irrigation plans, which meet the requirements set forth in Costa Mesa Municipal Code Sections 13-101 through 13-108 and the City's Water Efficient Landscape Guidelines, shall be required as part of the project plan check review and approval process. Plans shall be forwarded to the Planning Division for final approval prior to issuance of building permits. 10. Landscaping and irrigation shall be installed in accordance with the approved plans prior to final inspection or occupancy clearance. 11. If present and/or projected exterior noise exceeds 60 CNEL, California Noise Insulation Standards, Title 25, California Code of Regulations require a maximum interior noise level of 45 CNEL for residential structures. If required interior noise levels are achieved by requiring that windows be inoperable or closed, the design for the structure must also specify the means that will be employed to provide ventilation, and cooling if necessary, to provide a habitable interior environment. 12. Prior to issuance of occupancy permits, the Developer shall pay a park impact fee or dedicate parkland to meet the demands of the proposed development. 13. No lot may be sold, leased, or financed, nor shall permits be issued or construction commenced prior to the recordation of the final map with the County Recorder. Building permits may be issued and construction may be commenced prior to recordation of the final map only with prior approval from the Development Services Director. 14. A minimum 20 -foot by 20 -foot clear inside dimension shall be provided for the two -car garages, with minimum garage door with of 16 feet and automatic garage door openers. The proposed garages shall be used for parking as required by code as it is not habitable space; further excess storage which prevents parking the required number of vehicles is prohibited. Bldg. 15. Comply with the requirements of the following adopted codes: 2016 California Residential Code, 2016 California Building Code, 2016 California Electrical Code, 2016 California Mechanical Code, 2016 California Plumbing Code, 2016 California Green Building Standards Code and 2016 California Energy Code (or the applicable adopted, California Residential Code, California Building Code, California Electrical Code, California Mechanical Code, California Plumbing Code, California Green Building Standards and California Energy Code at the time of plan submittal or permit issuance) and California Code of Regulations also known as the California Building Standards Code, as amended by the City of Costa Mesa. Requirements for accessibility to sites, facilities, buildings and elements by individuals with disability shall comply with chapter 11 B of the 2016 California Building Code. 16. Submit precise grading plans, an erosion control plan and a hydrology study. If it is determined that a grading plan is not required, a drainage plan shall be provided. Each parcel and address shall have a separate precise grading plan. A precise grading and a hydrology report plan shall not be required if any of the following are met: 1- An excavation which does not exceed 50 CY on anyone site and which is less than 2 ft in vertical depth, or which does not create a cut slope greater than 1 '/z:1 (excluding foundation area). 2- A fill less than 1 foot in depth placed on natural grade with a slope flatter than 5:1, which does not exceed 50 CY on any one lot and does not obstruct a drainage course. 3- A fill less than 3 ft. in depth, not intended to support structures, which does not exceed 50 CY on any one lot and does not obstruct a drainage course. 17. On graded sites the top of exterior foundation shall extend above the elevation of the street gutter at point of discharge or the inlet of an approved discharge devise a minimum of 12 inches plus two percent (2%). 2016 California Residential Code CRC 403.1.7.3 18. All construction contractors shall comply with South Coast Air Quality Management District (SCAQMD) regulations, including Rule 403, Fugitive Dust. All grading (regardless of acreage) shall apply best available control measures for fugitive dust in accordance with Rule 403. To ensure that the project is in full compliance with applicable SCAQMD dust regulations and that there is no nuisance impact off the site, the contractor would implement each of the following: a. Moisten soil not more than 15 minutes prior to moving soil or conduct whatever watering is necessary to prevent visible dust emissions from exceeding 100 feet in any direction. b. Apply chemical stabilizers to disturbed surface areas (completed grading areas) within five days of completing grading or apply dust suppressants or vegetation sufficient to maintain a stabilized surface. c. Water excavated soil piles hourly or covered with temporary coverings. d. Water exposed surfaces at least twice a day under calm conditions. Water as often as needed on windy days when winds are less than 25 miles per hour or during very dry weather in order to maintain a surface crust and prevent the release of visible emissions from the construction site. e. Wash mud -covered tire and under -carriages of trucks leaving the construction sites. f. Provide for street sweeping, as needed, on adjacent roadways to remove dire dropped by construction vehicles or mud, which would otherwise be carried off by trucks departing the project sites. g. Securely cover loads with a tight fitting tarp on any truck leaving the construction sites to dispose of debris. h. Cease grading during period when winds exceed 20 miles per hour. 19. Lot shall be graded to drain surface water away from foundation walls. The grade shall fall a minimum of six inches within the first ten feet. CRC R401.3 20. Projections, including eaves, shall be one-hour fire resistive construction, heavy timber or of noncombustible material if they project into the five- foot setback area from the property line. They may project a maximum of 12 inches beyond the three-foot setback. CRC Tables R302.1(1) and R302.1(2). 21. Submit a soil's report for the project. Soil's Report recommendations shall be blueprinted on both the architectural and the precise grading plans. 22. Sprinkler plans shall be reviewed and permitted under a separate plan submittal and approval. Trans. 23. Construct residential driveway approach at locations specified on the submitted site plan. Dire approach dimensions shall be W=16 feet, X=4 feet, per City Standards. 24. Close unused drive approaches with full height curb and gutter that comply City Standards. Fire 25. Prior to the issuance of a Building Permit, the City of Costa Mesa Fire Department shall review and approve the project design features to assess compliance with the California Building Code and California Fire Code. 26. The project shall provide an automatic fire sprinkler system according to NFPA 13D. 27. Street addresses shall be visible from the public street and may be displayed either on the front door, on the fascia adjacent to the main entrance, or on another prominent location. When the property has alley access, address numerals shall be displayed in a prominent location visible from the alley. Numerals shall be a minimum six (6) inches in height with not less than one -half-inch stroke and shall contrast sharply with the background. Eng. 28. Two copies of the Final Map and one copy of the Property Boundary closure calculations shall be submitted to the City of Costa Mesa Engineering Division for checking. 29. Applicant is informed Costa Mesa Street is under a "NO OPEN CUT" moratorium. Open cutting the street pavement during the moratorium period shall require special resurfacing requirements. 30. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development and construct P.C.C. driveway approaches per City of Costa Mesa Standards as shown on the Offsite Plan. Location and dimensions are subject to the approval of the Transportation Services Manager. ADA compliance required for new driveway approaches. 31. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development and then construct P.C.C. Residential sidewalk per City of Costa Mesa Standards as shown on the Off-site Plan, including four (4) feet clear around obstructions in the sidewalk. 32. Release and relinquish all vehicular and pedestrian access rights to East 18th Street to the City of Costa Mesa, except at approved locations. 33. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development and then remove any existing driveways and/or curb depressions that will not be used and replaced with full height curb and sidewalk at applicant's expense. 34. Fulfill Drainage Fee requirements per City of Costa Mesa Ordinance No. 06-19 prior to approval of Final Map/Approval of Plans. 35. Survey Monuments shall be preserved and referenced or set pursuant to Section 8771 of the Professional Land Surveyors Act and Business and Professional code. 36. Submit cash deposit or surety bond to guarantee monumentation prior to approval of the map. Amount to be determined by City Engineer. 37. At the time of development submit for approval an Offsite Plan to the Engineering Division and Grading Plan to the Building Division that shows Sewer, Water, Existing Parkway Improvements and the limits of work on the site, and hydrology calculations, both prepared by a registered Civil Engineer or Architect. Construction Access approval must be obtained prior to Building or Engineering Permits being issued by the City of Costa Mesa. Pay Offsite Plan Check fee per Section 13-231 of the C.C.M.M.C. and an approved Offsite Plan shall be required prior to Engineering Permits being issued by the City of Costa Mesa. 38. Obtain an encroachment permit from the Engineering Division for any work in the City public right-of-way. Pay requirement permit fee & cash deposit or surety bond to guarantee construction of off-site street improvements at time of permit per section 15-31 & 15-32, C.C.M.M.C. as approved by City Engineer. Cash deposit or surety bond amount to be determined by City Engineer. 39. Maintain the public Right -of -Way in a "wet -down" condition to prevent excessive dust and remove any spillage from the public Right -of -Way by sweeping or sprinkling. 40. Pay Offsite Plan Check fee per Section 13-231 of the C.C.M.M.C. and an approved Offsite Plan shall be required prior to Engineering Permits being issued by the City of Costa Mesa. 41. Submit updated Title Report of the subject property. 42. The Parcel Map shall be developed in full compliance of CCMMC Section 13-208 through 13-261 inclusive. 43. Submit seven copies, one duplicate mylar and an electronic copy of recorded map or signed plan to Engineering Division, City of Costa Mesa, prior to occupancy. 44. Prior to recordation of a final map, the surveyor/engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor and shall submit to the City Engineer and the County Surveyor a digital -graphic file of said map in the manner described in Subarticle 11/12 Sections 7-9-330/7-9-337 of the Orange County Subdivision Code. SPECIAL DISTRICT REQUIREMENTS The requirements of the following special districts are hereby forwarded to the applicant: Sani. 1. Applicant will be required to construct sewers to serve this project, at his own expense, meeting the approval of the Costa Mesa Sanitary District. 2. County Sanitation District fees, fixture fees, inspection fees, and sewer permit are required prior to installation of sewer. To receive credit for buildings to be demolished, call (949) 654-8400. 3. Applicant shall submit a plan showing sewer improvements that meets the District Engineer's approval to the Building Division as part of the plans submitted for plan check. 4. The applicant is required to contact the Costa Mesa Sanitary District at (949) 654-8400 to arrange final sign -off prior to certificate of occupancy being released. 5. Unless an off-site trash hauler is being used, applicant shall contact the Costa Mesa Sanitary District at (949) 654-8400 to pay trash collection program fees and arrange for service for all new residences. Residences using bin or dumpster services are exempt from this requirement. 6. Applicant shall contact Costa Mesa Sanitary District at (949) 654-8400 for any additional district requirements. AQMD 7. Prior to the Building Division (AQMD) issuing a demolition permit, contact South Coast Air Quality Management District located at: 21865 Copley Dr. Diamond Bar, CA 91765-4178 Tel: 909-396-2000 OR Visit their web site: http://www.costamesaca.gov/modules/showdocument.aspx?documentid =23381 The Building Division will not issue a demolition permit until an identification number is provided by AQMD. School 8. Pay applicable Newport Mesa Unified School District fees to the Building Division prior is issuance of building permits. State 9. Comply with the requirements of the California Department of Food and Agriculture (CDFA) to determine if red imported fire ants (RIFA) exist on the property prior to any soil movement or excavation. Call CDFA at (714) 708- 1910 for information. Water 10. Customer shall contact the Mesa Water District — Engineering Desk and submit an application and plans for project review. Customer must obtain a letter of approval and a letter of project completion from Mesa Water District. 11. Prior to the issuance of a connection permit, the applicant shall pay the applicable water connection fees. Cable 12. The applicant shall contact the current cable company prior to issuance of building permits to arrange for pre -wiring for future cable communication service. RESOLUTION NO. 17- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA DENYING PLANNING APPLICATION PA -17- 25 AND TENTATIVE PARCEL MAP 2015-109 FOR A TWO - UNIT SMALL LOT SUBDIVISION RESIDENTIAL DEVELOPMENT AT 162 EAST 18TH STREET IN THE R2 -HD ZONE THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES AS FOLLOWS: WHEREAS, an application was filed by John Taylor, authorized agent for the property owner, Steven Brahs requesting approval of the following: 1. Planning Application (Design Review) PA -17-25 for the construction of two, two- story detached single-family residences. The front residence (Unit 2) is proposed as a 3 bedroom / 2.5 bath 1,963 -square -foot dwelling unit and the rear residence (Unit 1) is proposed as a 3 bedroom / 3 bath 2,090 -square -foot dwelling unit. Both residences would provide attached two -car garages, with the rear residence accessing the garage from the public alley. The project satisfies all Small Lot Subdivision development standards and Residential Design Guidelines. 2. Tentative Parcel Map 2015-109 for the subdivision of a 6,263 -square -foot lot into two separate parcels consistent with the Small Lot Subdivision Ordinance. WHEREAS, a duly noticed public hearing held by the Planning Commission on July 24, 2017 with all persons having the opportunity to speak for and against the proposal, and the project was approved by the Commission on a 5-0 vote. WHEREAS, an appeal of the Planning Commission's approval of the project was filed on July 31, 2017. WHEREAS, a duly noticed public hearing held by the City Council on September 5, 2017, with all persons having the opportunity to speak for and against the proposal. WHEREAS, the project has been reviewed for compliance with the California Environmental Quality Act (CEQA), the CEQA Guidelines, and the City environmental procedures, and CEQA does not apply to this project because it has been rejected and will not be carried out, pursuant to Public Resources Code Section 21080(b)(5) and CEQA Guidelines Section 15270(a). WHEREAS, the CEQA categorical exemption for this project reflects the independent judgment of the City of Costa Mesa. BE IT RESOLVED that, based on the evidence in the record and the findings contained in Exhibit A, the City Council DENIES Planning Application PA -17-25 and Tentative Parcel Map 2015-109 with respect to the property described above. BE IT FURTHER RESOLVED that if any section, division, sentence, clause, phrase or portion of this resolution, or the documents in the record in support of this resolution, are for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining provisions. PASSED AND ADOPTED this 5th day of September, 2017. ATTEST: KATRINA FOLEY Mayor, City of Costa Mesa APPROVED AS TO FORM: CITY CLERK OF THE CITY ATTORNEY CITY OF COSTA MESA STATE OF CALIFORNIA) )ss COUNTY OF ORANGE ) I, BRENDA GREEN, City Clerk and ex -officio Clerk of the City Council of the City of Costa Mesa, hereby certify that the above Council Resolution Number 17 - as considered at a regular meeting of said City Council held on the 5th day of September, 2017, and thereafter passed and adopted as a whole at the regular meeting of said City Council held on the 5th day of September, 2017, by the following roll call vote: AYES: NOES: ABSENT: IN WITNESS WHEREOF, I have hereby set my hand and affixed the Seal of the City of Costa Mesa this day of , 2017 1 W:/:11 4 k r_1 FINDINGS (DENIAL) A. The information presented does not comply with Costa Mesa Municipal Code Section 13-29(g)(2) in that: Finding: The proposed project is not compatible with developments in the same general area and would be materially detrimental to other properties within the area. Finding: Granting approval of the project will be materially detrimental to the health, safety, and general welfare of the public or otherwise injurious to property or improvements within the immediate neighborhood. Finding: Granting approval of the project will allow a use, density, or intensity which is not in accordance with the General plan designation. B. The project has been reviewed for compliance with the California Environmental Quality Act (CEQA), the CEQA Guidelines, and the City's environmental procedures. Pursuant to Public Resources Code Section 21080(b)(5) and CEQA Guidelines Section 15270(a), CEQA does not apply to this project because it has been rejected and will not be carried out. C. The project is exempt from Chapter XII, Article 3, Transportation System Management, of Title 13 of the Costa Mesa Municipal Code. ATTACHMENT 7 APPROVED MINUTE EXCERPTS FROM THE JULY 24, 2017 PLANNING COMMISSION MEETING (Public Hearing No. 2 — PA -17-25) 2. PLANNING APPLICATION PA -17-25 AND TENTATIVE PARCEL MAP 2015-109 FOR A TWO -UNIT SMALL LOT SUBDIVISION RESIDENTIAL DEVELOPMENT AT 162 EAST 18TH STREET Project Description: The proposed project involves the following: 1. Planning Application (Design Review) PA -17-25 for the construction of two, two- story detached single-family residences. The front residence (Unit 2) is proposed as a 3 bedroom / 2.5 bath 1,963 -square -foot dwelling unit and the rear residence (Unit 1) is proposed as a 3 bedroom / 3 bath 2,090 -square -foot dwelling unit. Both residences will provide attached two -car garages, with the rear residence accessing the garage from the public alley. The project satisfies all Small Lot Subdivision development standards and Residential Design Guidelines. 2. Tentative Parcel Map 2015-109 for the subdivision of a 6,263 -square -foot lot into two separate parcels consistent with the Small Lot Subdivision Ordinance. Environmental Determination: The project is categorically exempt under Section 15303 of the State CEQA (California Environmental Quality Act) Guidelines (Class 3), New Construction. No ex -parte communications to report. Justin Arios, Assistant Planner, presented the staff report. Vice -Chair de Arakal asked that all easements and dedication be properly shown on the tentative parcel map before it gets recorded. PUBLIC COMMENTS Bill Parker, owner of SouthPointe Construction representing the applicant, stated he has read the conditions of approval and agrees to them. He gave an overview of the project. Commissioner Navarro Woods and Mr. Parker discussed the parking spot that is located in the private courtyard; the French doors on the side of the garage; and where the open spaces are located. Chair Andranian asked if the CC&Rs could include that the two rear spots in Unit 1 be used for open parking. Mr. Arios stated that it can be added to Condition of Approval No. 14. -3S- Commissioner Navarro Woods and Mr. Parker discussed if the open space for Unit 2 could be made more private. Commissioner Kerins commended the project's detailed architecture; and the thoughtfulness of the alley access and parking. Jay Humphrey, Costa Mesa resident, stated safety concerns with the accessibility from the alley to the units and suggested adding language to Condition of Approval No. 14 that the patio space not be used for parking. A speaker read an article from the US News and World Report about homeownership and stated concerns with the City's Small Lot Ordinance. A speaker asked if there was a back door on Unit 1 for fire safety purposes and stated concern with the lack of parking on 18th Street. A speaker stated concerns with the parking for Unit 1 being off the alley; with the access into the garage through the attached French doors; and the lack of parking on 18th Street. Mr. Parker responded to public comments. The Chair closed the public hearing. Motion: Move that the Planning Commission find that the project is categorically exempt from the provisions of the California Environmental Quality Act section 15303; and adopt a resolution to approve Planning Application PA -17-25 and Tentative Parcel Map 2015-109, subject to conditions of approval with the following modification: Condition of Approval No. 14 b to read: "The CC&Rs shall contain restrictions requiring the two open parking spaces for Unit 1 (the rear residence) be maintained free and clear for parking. Storage of other items in the open parking space area may occur only to the extent that vehicles may still be parked within the required parking space. Inspections by the association to verify compliance with this condition may occur as needed". Moved by Chair Andranian, seconded by Vice -Chair de Arakal. Commissioner Kerins recommended frosting the French doors. Commissioner Navarro Woods stated support of the amendment to the conditions of approval. Commissioner Harlan suggested that the two windows above the garage in Unit 2 be more consistent with the overall design of the house. Vice -Chair de Arakal spoke in support of the motion and amendment to the conditions of approval. RESOLUTION PC -17-28 – A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF COSTA MESA APPROVING PLANNING APPLICATION PA -17- 25 AND TENTATIVE PARCEL MAP 2015-109 FOR A TWO -UNIT SMALL LOT SUBDIVISION RESIDENTIAL DEVELOPMENT AT 162 EAST 18TH STREET IN The motion carried by the following roll call vote: Ayes: Andranian, de Arakal, Harlan, Kerins, Navarro Woods Noes: None Absent: None Abstained: None The Chair explained the appeal process. "�— ATTACHMENT PLANNING COMMISSION AGENDA REPORT�y�' #►tib' ,MEETING DATE: JULY 24, 2017 ITEM NUMBER:7� SUBJECT: PLANNING APPLICATION PA -17-25 AND TENTATIVE PARCEL MAP 2015-109 FOR A TWO -UNIT SMALL LOT SUBDIVISION RESIDENTIAL DEVELOPMENT AT 162 EAST 18TH STREET DATE: JULY 13, 2017 FROM: PLANNING DIVISION / DEVELOPMENT SERVICES DEPARTMENT PRESENTATION BY: JUSTIN ARIOS, ASSISTANT PLANNER FOR FURTHER INFORMATION CONTACT: JUSTIN ARIOS (714) 754-5667 justin.arios@costamesaca.gov DESCRIPTION The proposed project involves the following: 1. Planning Application (Design Review) PA -17-25 for the construction of two, two- story detached single-family residences. The front residence (Unit 2) is proposed as a 3 bed / 2.5 bath 1,963 -square -foot dwelling unit and the rear residence (Unit 1) is proposed as a 3 bed / 3 bath 2,090 -square -foot dwelling unit. Both residences will provide attached two -car garages, with the rear residence accessing the garage from the public alley. The project satisfies all Small Lot Subdivision development standards and Residential Design Guidelines. 2 Tentative Parcel Map 2015-109 for the subdivision of a 6,263 -square -foot lot into two separate parcels consistent with the Small Lot Subdivision Ordinance. APPLICANT / AUTHORIZED AGENT The authorized agent is John Taylor, for the property owner, Steven Brahs. RECOMMENDATION 1. Find that the project is categorically exempt from the provisions of the California Environmental Quality Act section 15303; and 2. Adopt a resolution to approve Planning Application PA -17-25 and Tentative Parcel Map 2015-109, subject to conditions of approval. PLANNING APPLICATION SUMMARY Location: 162 East 18th Street Application No: PA -17-25 / TPM 2015-109 Request: 2 -unit Small Lot Subdivision Development. SUBJECT PROPERTY: SURROUNDING PROPERTY: Zone: R2 -HD; Multiple -Family North: R2 -HD; Multiple -Family Residential, High N/A Residential, High Density Unit 1: 2,775 SF Unit 2: 3,488 SF Density General Plan: HDR; South: R3; Multiple -Family Residential 1 DU / 3,000 SF (20 DU / Acre) 2 units Maximum allowed High Density Residential 1 DU / 3,132 SF (13.91 DU / Acre) 2 units proposed Lot 50 ft. x 125.25 ft. East: R2 -HD; Multiple -Family Residential, High Dimensions: Buildings N/A Density Lot Area: 6,263 SF West: R2 -HD; Multiple -Family Residential, High 1,879 SF 30% 2,544.25 SF 40.6% TOTAL: Density Existing Currently a vacant lot. Previous development was one parcel with a two -unit, single - Development: story residential development now demolished). DEVELOPMENT STANDARD COMPARISON Development Standard Required/Allowed Small Lot & R2 -HD Standards Lot Size: Proposed/Provided Lot Area N/A Unit 1: 2,775 SF Unit 2: 3,488 SF Density/Intensity: DU's / Acre (Residential) 1 DU / 3,000 SF (20 DU / Acre) 2 units Maximum allowed 1 DU / 3,132 SF (13.91 DU / Acre) 2 units proposed Building Coverage (Development Lot): Buildings N/A 2,587 SF 41.3% Paving (Driveways / Open Parkin N/A 1,131.75 SF 18.1 Open Space Overall 1,879 SF 30% 2,544.25 SF 40.6% TOTAL: 6,263 SF (100%) Private Open Space 200 SF /Min. 10 ft. Unit 1: 202 SF Unit 2: 206 SF -Building Height 2 stories / 27 ft. 2 stories / 26 ft. — 0'/2 in. Distance Between Main Buildings N/A 10 ft. Setbacks: Front 20 ft. 20 ft. 7 in. Side(left / right) — Unit 1 5ft. /5ft. 5ft. /5ft. Side(left / right) — Unit 2 5ft. /5ft. 10 ft. /5ft. Rear(abutting public aIle 10 ft. 5 ft. — 6 in. -Parking: Covered 4 spaces 5 spaces 1 carport, 4 garage spaces) Open 4 spaces 3 spaces TOTAL: 8 spaces 8 spaces Interior Garage Dimensions 20 ft. 20 ft. Final Action Planning Commission CEQA Review Exempt, Class 3, New Construction --3cl— BACKGROUND Project Site/Environs The project site is a 6,263 square -foot parcel located on the northeastern side of East 18th Street, near the intersection of East 18th Street and Fullerton Avenue. The project site is currently developed as a vacant lot with existing driveway access provided off East 18th Street and secondary access off of a publicly dedicated alley. The property is zoned R2 - HD (Multiple -Family Residential, High Density) with a maximum development potential of two dwelling units and has a General Plan land use designation of High Density Residential (HDR). The project site is surrounded by properties with multi -family residential zoning designations (R2 -HD and R3). The properties immediately to the southeast (166 East 18th Street) and northwest (150 East 18th Street) of the subject property are developed as one-story multi- family residences. The property to the southwest across 18th Street (161 18th Street) is developed with a two-story multi -unit apartment complex. The property to the northeast of the subject property (across the public alley) is developed with a two-story multi -family residence. There are currently no open Code Enforcement cases pending for the project site. Previous Entitlements This project was previously approved by Planning Commission, on a 5-0 vote, on April 27, 2015. The approval for that entitlement, which included approval of a tentative parcel map, was valid for two years. The entitlements expired on April 27, 2017. On May 15, 2017, the applicant submitted a letter requesting an extension of the approval for the project. In the letter, the applicant stated the parcel map was recently approved by the City, and was awaiting County approvals and recordation. In addition, the old buildings have been demolished, the site has been graded, and the pads have been certified by the civil engineer. On June 12, 2017, the Planning Commission denied the request for an extension of time, with the main concern being that the request for an extension of time was received after the entitlement had expired. As of this report, the last set of corrections for the final parcel map has been submitted to the County (submitted Thursday, July 6, 2017). Staff reports for the previous projects can be found at the following links: 1. Planning Application staff report from April 27, 2015 Planning Commission: http://www.costamesaca.gov/ftp/planningcommission/agenda/2015/2015-04-27/PH-2.pdf 2. Time Extension staff report from June 12th Planning Commission: http://www.costamesaca.gov/ftp/planningcommission/agenda/2017/2017-06-12/PH-4.pdf ANALYSIS Design Review PA -17-25 The proposed project involves the construction of a two -unit, two-story residential development subject to the Residential Small Lot Ordinance. The new development would consist of two detached, single-family residences with attached two -car garages. The property would be subdivided into two separate parcels, and the proposed residences would each be separated by a 5 -foot setback, for a total of 10 feet. The rear residence (Unit 1) is located on the proposed rear lot and will have garage access from the rear public alley, with pedestrian access from East 18th Street, along a 6 -foot pedestrian easement along the northwest side of the lot. The front residence (Unit 2) has garage access from East 18th Street. The project meets or exceeds all small lot subdivision development standards. The proposed floor plan for the rear residence (Unit 1) includes three bedrooms and 2.5 bathrooms. The first floor consists of an open floor plan with kitchen, living and dining areas and a powder room. The second floor consists of a master bedroom suite, two bedrooms, two bathrooms. The second floor also includes a laundry room, small loft area, and deck accessed from the master bedroom. The rear residence provides an attached two -car garage, with one covered parking space and one open parking space, located adjacent to the garage. The proposed floor plan for the front residence (Unit 2) includes a total of three bedrooms and three bathrooms. The first floor consists of a junior master bedroom and a flex space with access to a partially covered patio. The second floor consists of a master bedroom suite, a bedroom, and a bathroom. The second floor also includes the kitchen and dining areas, great room area, and a deck. The front residence provides an attached two -car garage, with two open parking spaces provided along a 20 -foot deep by 18 -foot wide driveway. Both residences have front entry porches and are designed with hipped metal roofs and a combination of both horizontal and vertical cement siding with stucco. The front unit (Unit 2) features additional architectural features and materials, including wood eave accents, and metal railings along the second story balcony. Each new home will have a flush -panel sectional garage door. Trash bins can be stored in the yard areas adjacent to the garages. The project satisfies all applicable small lot ordinance development standards including project and private open space, parking, and building height. The project meets all residential design guidelines; this includes window placement, site planning, second floor to first floor ratio, and mass and form. Tentative Parcel Map 2015-109 The applicant proposes a parcel map in compliance with the City's Small Lot Subdivision Ordinance to allow the formation of two separate parcels. The proposed lot area for Unit 1 is 2,775 square feet. Unit 2 is proposed on what is considered the front lot, and will be accessed by a driveway and walkway off of 18th Street. The proposed lot area for Unit 2 is 3,488 square feet. There are no interferences with the City's or other utility agencies' right- of-way areas and/or easements. The map is consistent with City codes and the State Subdivision Map Act. ,I — All common areas including the common drive, common landscaping, trash bin pick-up location and open parking spaces will be used and maintained by a maintenance association or homeowners' association as stipulated in the Conditions, Covenants, and Restrictions (CC&R's) for the development. The CC&R's will also include provisions requiring that the open parking space be unassigned and available for visitors and requiring residents to park vehicles in the garage spaces provided for each unit. General Plan Conformance The proposed development is a small lot subdivision development of two detached single- famiiy residences. The project is consistent with the maximum allowable General Plan density of 1 dwelling unit per 2,187 square feet, or 20 dwelling units per acre per the R2 -HD (Multiple -Family Residential, High Density) zone and HDR (High Density Residential) General Plan land use designation. The proposed project will develop with 13.91 dwelling units per acre, or one dwelling unit per 3,132 square feet, which is below the 20 dwelling units per acre allowed in the High Density Residential land use designation. The following analysis evaluates the proposed project's consistency with specific goals, objectives, and policies of the General Plan, Land Use Element. 1. Objective LURA: Establish and maintain a balance of land uses throughout the community to preserve the residential character of the City at a level no greater than can be supported by the infrastructure. Consistency: The project is an infill residential project within the allowable density for high-density development. Adequate infrastructure exists to serve the proposed project. Therefore, the project is consistent with this General Plan objective. 2. Policy LU -1.3: Strongly encourage the development of residential uses and owner - occupied housing (single-family detached residences, condominiums, townhouses) where feasible to improve the balance between rental and ownership housing opportunities. Consistency: Because the proposed project is for ownership units, the project is consistent with this General Plan goal. 3. Objective LU -4A: Encourage new development and redevelopment to improve and maintain the quality of the environment. Consistency: Because the project is an infill development, it would not result in the loss of any habitat, or require extensive infrastructure improvements to provide service to the site. In addition, the proposed project will replace a vacant lot with new housing stock. Consequently, the project is consistent with this objective. Z 2 — JUSTIFICATIONS FOR APPROVAL Pursuant to Title 13, Section 13-29(g), Findings, of the Costa Mesa Municipal Code, the Planning Commission shall find that the evidence presented in the administrative record substantially meets specified findings. Staff recommends approval of the proposed project, based on the following assessment of facts and findings which are also reflected in the draft resolution. The proposed project complies with the General Plan and with the Small Lot Subdivision Development Standards. The creation of the subdivision is consistent with General Plan Land Use Objectives LU -1A, LU -4A, and Policy LU -1.3 in that adequate infrastructure exists to serve the proposed project; the project promotes homeownership opportunities to improve the balance between renter and owner occupied housing in the City; and the project would not result in the loss of any habitat, or require extensive infrastructure improvements to provide service to the site. The proposed project does not exceed the maximum density of 20 units per acre, and therefore is consistent with the General Plan designation for High Density Residential and R2 -HD zone. The project design complies with all development standards of the Small Lot Subdivision Ordinance. The proposed project meets the purpose and intent of the Residential Design Guidelines. The design of the two-story homes, as conditioned, will comply with the setback requirements; will be developed with appropriate building mass and form; will provide unique elevation treatments and roof forms; considers window placement guidelines; will be consistent in architectural design and meets the intent of the second -story design guidelines. o Second Story Design: Second -story floor areas should not exceed 100% of the first -story floor area. The intent of this guideline is to have two-story structures designed with articulation and off -sets to avoid a boxy appearance from the street and neighboring views. The front residence (Unit 2) proposes a 75.1 % second - floor to first -floor ratio, and the rear residence (Unit 1) proposes a 93.75% second - floor to first -floor ratio. o Elevation Treatments, Roof Forms, and Building Mass and Form Considerations: The design of the two-story homes complies with the building mass and form, setbacks, elevation treatments, window placement, and architectural consistency guidelines. The proposed residences include elevations with varied roof forms and elevation treatments to enhance visual interest. The exterior elevations of the proposed residences incorporate front porches and enhanced windows to provide visual interest. The use of horizontal, vertical, and stucco siding for both residences provides broken building facades to promote variety and interest to avoid a boxy appearance from the street and neighboring views. Each unit is two stories in height and will not exceed the 27 -foot height maximum requirements. o Second Story Side Setbacks: The Small Lot Subdivision Ordinance allows for a minimum five-foot interior side setback for both stories when the units are less than 2,700 square feet. The proposed buildings are both less than 2,700 square feet (Unit 1 proposed at 1,963 sq. ft. and Unit 2 proposed at 2,090 sq. ft.) and are placed on the property with minimum five-foot interior side setbacks for both units. -ZI -) --- o Window Placement: The setbacks of existing neighboring structures, and visual impacts from second story windows were considered with regard to the side yard of the abutting homes. Window placement will not be an issue with regards to direct views into the windows of existing, neighboring structures, as the property is surrounded by single story buildings on both sides of the project site. The proposed project minimizes the potential for privacy impacts by ensuring second floor windows oriented toward neighboring properties by proposing obscure window glass. Front Residence (Unit 2) Line ofSight Exhibit aao I 1 ewin {i B Id rn;,Uection b ...,Knu W, .r►10 acnoi Section c Rear Residence (Unit 1) Line of Sight Exhibit — Zl-I — • The project exceeds the development lot minimum open space requirement (30% required, 41% proposed) and private open space requirement (minimum 200 sq. ft. for each unit), per the Small Lot Subdivision Standards. A total of 41 % of the development lot area will be provided as open space and landscaping, which exceeds the required 30% development lot open space requirement. This open space includes a minimum of 200 square feet of private open space for each parcel (206 sq. ft. for Unit 2 and 201 sq. ft. for Unit 1). Unit 2 (the rear residence) has its private open space located within the interior side portion of the lot and is accessed by sliding doors from the adjacent kitchen and living areas. Unit 1 (the front residence) has its private open space located within the front setback and is utilized as a front entry court. • The proposed project is conditioned to include a 2.5 -foot alley easement. To maintain increased vehicular access along the rear public alley, the project will include a 2.5 - foot alley dedication while still maintaining a minimum 5 -foot rear setback for properties abutting a publicly dedicated alley. The rear residence will have a rear setback of 5.5 feet. • All perimeter and interior walls are 6 -feet tall and will be decorative block walls. The project includes the development of a 6 -foot tall decorative block wall around the perimeter of the proposed development lot, as required per condition of approval number 5. In addition, a minimum 6 -foot tall interior block wall between the two new homes (not outside the development lot perimeter) will be required. As stated in condition of approval number 6, the location and heights of walls shall comply with Code requirements, as well as any visibility standards for traffic safety related in ingress and egress. • The conceptual landscape plan is consistent with the City's standards for multi -family development. Specifically, the plan includes landscaping in the setback abutting the public right-of-way, within the private open space areas, and along the driveway and parking areas for each residence. The concept plan shows five large trees along the perimeter of the development lot, shrubs and bamboo along the alley and fences to encourage privacy, and drought tolerant ground cover throughout the project. In addition, the project includes decorative block walls on the perimeter of the property, as required by Code. • The Declaration of the Covenants, Conditions, and Restrictions (CC&Rs) is required to be filed on the property. The Small Lot Ordinance requires that all small lot subdivisions establish some form of self -governance through CC&Rs, maintenance associations, and/or homeowner's associations. In the City of Costa Mesa, the most common type of association is an incorporated homeowner's association. This is a corporation in which the members of the corporation vote for a board of directors, which runs the affairs of the corporation. In this case, as a 2 -unit small lot development, Code does not require that an HOA be established. The Small Lot Ordinance requires, at a minimum, that CC&Rs be recorded on the property. Because there are no common areas for circulation, parking, or landscape purposes, a condition of approval requires that the CC&Rs shall contain the ground rules related to: architectural control over future building modifications or additions, architectural design and guidelines for the property, and engagement in alternative dispute resolution before filing a lawsuit to resolve conflicts. ZA `_'7 ENVIRONMENTAL DETERMINATION The project is exempt from the provisions of the California Environmental Quality Act under Section 15303 (Class 3), New Construction or Conversion of Small Structures. In urbanized areas, up to three single-family residences may be constructed or converted under the Class 3 exemption. LEGAL REVIEW The draft resolutions have been reviewed and approved as to form by the City Attorney's Office. PUBLIC NOTICE Pursuant to Title 13, Section 13-29(d), of the Costa Mesa Municipal Code, three types of public notification have been completed no less than 10 days prior to the date of the public hearing: 1. Mailed notice. A public notice was mailed to all property owners within a 500 -foot radius of the project site. The required notice radius is measured from the external boundaries of the property. (See attached Notification Radius Map) 2. On-site posting. A public notice was posted on each street frontage of the project site. 3. Newspaper publication. A public notice was published once in the Daily Pilot newspaper. As of this report, Planning Application PA -17-25 and Tentative Parcel Map 2015-109 has not received any communications from any property owners located within a 500 -foot radius of the property site. Any public comments received prior to the July 24, 2017 Planning Commission will be provided in a supplemental memo. ALTERNATIVES The Planning Commission has the following alternatives 1. Approve the protect with modifications. The Planning Commission may suggest specific changes that are necessary to alleviate concerns. If any of the additional requested changes are substantial, the item should be continued to a future meeting to allow a redesign or additional analysis. In the event of significant modifications to the proposal, should the Planning Commission choose to do so, staff will return with a revised resolution incorporating new findings and/or conditions. 2. Deny the project. If the Planning Commission believes that there are insufficient facts to support the findings for approval, the Planning Commission must deny the application and provide facts in support of denial to be included in the resolution for denial. If the project were denied, the applicant could not submit substantially the same type of application for six months. CONCLUSION Approval of the Design Review and Tentative Parcel Map will allow development of a two - unit small lot subdivision development. The project is deemed to be a high-quality development; therefore, it is consistent with the intent of the General Plan and Zoning Code. Resolutions for approval of the project are attached for consideration by the Planning Commission. W�' &� JLOTIN ARIOS Assistant Planner Attachments: 1 BARRY C TIS, AICP Economic and Development Services Director 2. 3. 4. s 5. Distribution: Development Services Department Consultant Interim Assistant Development Services Director Senior Deputy City Attorney Public Services Director City Engineer Transportation Services Manager Fire Protection Analyst File (2) Applicant: John Taylor 41146 Elm Street #H Murrieta, CA 92562 Owner: Steven Brahs 2209 Port Lerwick Place Newport Beach, CA 92660 _-.1-7— DATE: PROJECT NO: SITE ADDRESS: CITY OF COSTA MESA ATTACHMENT 9 P.O. BOX 1200 • 77 FAIR DRIVE • CALIFORNIA 92628 - 1200 DEVELOPMENT SERVICES DEPARTMENT NOTICE OF DECISION PLANNING COMMISSION ACTION July 25, 2017 PA -17-25 and TPM -2015-109 162 East 18th Street FINAL ACTION: At a noticed public hearing on July 24, 2017 the Planning Commission approved this application, subject to conditions, by adoption of Planning Commission Resolution PC -17-28. The final resolution is attached. APPEAL PERIOD: This decision will become final unless appealed by 5 p.m., July 31, 2017 by the filing of the necessary form and fees with the City Clerk's office, located at 77 Fair Drive, Costa Mesa. PLANNING CONTACT: Justin Arios, Assistant Planner, (714) 754-5667 justin.arios@costamesaca.gov If you have any questions or comments regarding this notice of decision, please contact the project planner (above) or me at 714-754-5278. Sin BARRY CURTIS, AICP Economic and Development Services Director DISTRIBUTION: John Taylor 41146 Elm Street #H Murrieta, CA 92562 Steven Brahs 2209 Port Lerwick Place Newport Beach, CA 92660 _q Building Division (714) 754-5273 • Code Enforcement & Community Improvement Division (714) 754-5623 Housing & Community Development (714) 754-4870 • Planning Division (714) 754-5245 FAX (7141 754-4R5R • v4vjw rnsfamecara nnv RESOLUTION NO. PC -17-28 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF COSTA MESA APPROVING PLANNING APPLICATION PA -17-25 AND TENTATIVE PARCEL MAP 2015-109 FOR A TWO -UNIT SMALL LOT SUBDIVISION RESIDENTIAL DEVELOPMENT AT 162 EAST 18TH STREET IN THE R2 -HD ZONE THE PLANNING COMMISSION OF THE CITY OF COSTA MESA HEREBY RESOLVES AS FOLLOWS.- WHEREAS, OLLOWS: WHEREAS, an application was filed by John Taylor, authorized agent for the property owner, Steven Brahs requesting approval of the following: 1. Planning Application (Design Review) PA -17-25 for the construction of two, two- story detached single-family residences. The front residence (Unit 2) is proposed as a 3 bed / 2.5 bath 1,963 -square -foot dwelling unit and the rear residence (Unit 1) is proposed as a 3 bed / 3 bath 2,090 -square -foot dwelling unit. Both residences will provide attached two -car garages, with the rear residence accessing the garage from the public alley. The project satisfies all Small Lot Subdivision development standards and Residential Design Guidelines. 2. Tentative Parcel Map 2015-109 for the subdivision of a 6,263 -square -foot lot into two separate parcels consistent with the Small Lot Subdivision Ordinance. WHEREAS, a duly noticed public hearing held by the Planning Commission on July 24, 2017 with all persons having the opportunity to speak for and against the proposal; WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the project is exempt from the provisions of the California Environmental Quality Act (CEQA) under Section 15303 for New Construction or Conversion of Small Structures. WHEREAS, the CEQA categorical exemption for this projects reflects the independent judgement of the City of Costa Mesa. BE IT RESOLVED that, based on the evidence in the record and the findings contained in Exhibit A, and subject to the conditions of approval contained within Exhibit -40- B, the Planning Commission hereby APPROVES Planning Application PA -17-25 and Tentative Parcel Map 2015-109 with respect to the property described above. BE IT FURTHER RESOLVED that the Costa Mesa Planning Commission does hereby find and determine that adoption of this Resolution is expressly predicated upon the activity as described in the staff report for Planning Application PA -17-25 and Tentative Parcel Map 2015-109 and upon applicant's compliance with each and all of the conditions in Exhibit B, and compliance of all applicable federal, state, and local laws. Any approval granted by this resolution shall be subject to review, modification or revocation if there is a material change that occurs in the operation, or if the applicant fails to comply with any of the conditions of approval. BE IT FURTHER RESOLVED that if any section, division, sentence, clause, phrase or portion of this resolution, or the document in the record in support of this resolution, are for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining provisions. PASSED AND ADOPTED this 24th day of JULY, 2017. Stephan Andranian, Chair Costa Mesa Planning Commission —5 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss CITY OF COSTA MESA ) I, Barry Curtis, Acting Secretary to the Planning Commission of the City of Costa Mesa, do hereby certify that the foregoing Resolution No. PC -17-28 was passed and adopted at a regular meeting of the City of Costa Mesa Planning Commission held on July 24, 2017 by the following votes: AYES: Andranian, de Arakal, Harlan, Kerins, Navarro Woods ABSENT: None ABSTAIN: None Barry CurtiV, Acting Secretary Costa Mesa Planning Commission ��, f Resolution No. PC -17-28 EXHIBIT A FINDINGS A. The proposed project complies with Costa Mesa Municipal Code Section 13- 29(g)(14) because: Finding: The project complies with the City of Costa Mesa Zoning Code and meets the purpose and intent of the Residential Design Guidelines, which are intended to promote design excellence in new residential construction, with consideration being given to compatibility with the established residential community. This design review includes site planning, preservation of overall open space, landscaping, appearance, mass and scale of structures, location of windows, varied roof forms and roof plane breaks, and any other applicable design features. Facts in Support of Findings: The design of the two-story homes complies with the building mass and form, window placement, setbacks, elevation treatments, and architectural consistency guidelines. The proposed residences include elevations with varied roof forms and elevation treatments to enhance visual interest. The buildings are placed on the property with sufficient setbacks to provide private useable open space and minimizes the potential privacy impacts to surrounding properties. The location of the units takes into consideration the rear yards of the abutting homes and places the buildings away from the neighboring residence located to the northwest and has sufficient buffer between the residences located to the southeast. The exterior elevations of the proposed homes incorporate second -story porches away from sensitive views of neighboring residences, and enhanced windows to provide visual interest. Finding: The visual prominence associated with the construction of a two-story house or addition in a predominantly single -story neighborhood has been reduced through appropriate transitions between the first and second floors and the provision of second floor offsets to avoid flat two-story walls. Facts in Support of Finding: The subject site is in a neighborhood with both single -story and two-story residences. The elevations of the proposed residences include a combination of horizontal and vertical siding and stucco, which provides a vertical break between the first and second story and diminishes a boxy appearance from the street, for both residences. - �52- B. The proposed project complies with Costa Mesa Municipal Code Section 13- 29(g)(13) because: Finding: The creation of the subdivision and related improvements is consistent with the General Plan and the Zoning Code. Facts in Support of Finding: The creation of the subdivision is consistent with General Plan Land Use Objectives LU -1A, LU -4A, and Policy LU -1.3 in that adequate infrastructure exists to serve the proposed project; the project promotes homeownership opportunities to improve the balance between renter and owner occupied housing in the City; and the project would not result in the loss of any habitat, or require extensive infrastructure improvements to provide service to the site. The project design complies with development standards of the Small Lot Subdivision Ordinance. Finding: The proposed use of the subdivision is compatible with the General Plan. Facts in Support of Finding: The proposed project has a density of 13.91 dwelling units per acre, consistent with the General Plan designation of Medium Density Residential, which allows 20 dwelling units per acre. Finding: The subject property is physically suitable to accommodate the subdivision in terms of type, design, and density of development, and will not result in substantial environmental damage nor public health problems, based on compliance with the Zoning Code and General Plan, and consideration of appropriate environmental information. Facts in Support of Finding: The project is exempt from the provisions of the California Environmental Quality Act under Section 15303 (Class 3), New Construction or Conversion of Small Structures. The project complies with the maximum allowed density for the site and provides adequate open space, parking and setbacks from adjacent properties. Finding: The design of the subdivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities in the subdivision, as required by State Government Code Section 66473.1. Facts in Support of Finding: The project provides private open space areas under partial roof canopies and incorporates landscaping, such as trees, to ensure natural and passive heating and cooling from the sun exposure. In addition, window placement for both units is maximized on the northwestern side of the units to minimize sun exposure. The project also provides private open space areas under entry porches. Finding: The subdivision and development of the property will not unreasonably interfere with the free and complete exercise of the public entity and/or public utility rights-of-way and/or easements within the tract. Facts in Support of Finding: The proposed project does not interfere with the public right of way. A 2.5 -foot wide dedication for alley purposes is required to ensure the public access along the rear portion of the subject site. Furthermore, a 6 -foot wide access easement along the side of the front property will ensure public access to the front door of the rear residence. Finding: The discharge of sewage from this subdivision into the public sewer system will not violate the requirements of the California Regional Water Quality Control Board pursuant to Division 7 (commencing with Section 13000 of the Water Code). Facts in Support of Finding: The applicant will be required to comply with all regulations set forth by the Costa Mesa Sanitation District as well as the Mesa Water District. D. Finding: The project is exempt from the provisions of the California Environmental Quality Act under Section 15303 (Class 3) for New Construction or Conversion of Small Structures. Facts in Support of Finding: In urbanized areas, up to three single-family residences may be constructed under the Class 3 exemption. The project proposes to construct two residential units and therefore qualifies for a Class 3 exemption. E. The project is exempt from Chapter XII, Article 3 Transportation System Management, of Title 13 of the Costa Mesa Municipal Code. — 15A — EXHIBIT B CONDITIONS OF APPROVAL Ping. 1. The expiration of Planning Application PA -17-25 shall coincide with the expiration of the approval of the Tentative Parcel Map 2015-109 which is valid for two years (August 1, 2019). If the applicant is unable to obtain building permits within the two-year time period, the applicant may request an extension of time. The Planning Division must receive a written request for the time extension prior to the expiration of the planning application. 2. The conditions of approval for PA -17-25 and Tentative Parcel Map 2015- 109 shall be blueprinted on the face of the site plan as part of the plan check submittal package. Address assignment shall be requested from the Planning Division prior to submittal of working drawings for plan check. The approved address of individual units, suites, buildings, etc., shall be blueprinted on the site plan and on all floor plans in the working drawings. 3. Approval of a subdivision map shall be required for this project. The subdivision map shall be recorded prior to the issuance of grading permits or building permits for the proposed development. 4. Prior to the issuance of building permits, the applicant shall provide proof of final recordation of Tentative Parcel Map 2015-109. The subdivision map shall be recorded prior to issuance of any model home plan, precise grading permits, or building permits for the proposed development. 5. The applicant shall install a 6 -foot high decorative block wall around the perimeter of the proposed development lot. Where walls on adjacent properties already exist, the applicant shall work with the adjacent property owner(s) to prevent side-by-side walls with gaps in between them and/or provide adequate privacy screen by trees and landscaping. 6. With specific regard to the interior fencing, the interior fencing between the homes shall be decorative block walls, a minimum of six feet in height. The location and heights of block walls shall comply with Code requirements, as well as any visibility standards for traffic safety related to ingress and egress. 7. No modification(s) of the approved building elevations including, but not limited to, change of architectural type, changes that increase the building height, removal of building articulation, or a change of the finish material(s), shall be made during construction without prior Planning Division written approval. Elevations shall not be modified unless otherwise approved by Development Services Director as consistent with the architectural design and features of the proposed development. Failure to obtain prior Planning Division approval of the modification could result in the requirement of the applicant to (re)process the modification through a discretionary review process or a variance, or in the requirement to modify the construction to reflect the approved plans. — 55 8. The subject property's ultimate finished grade level may not be filled/raised in excess of 30 inches above the finished grade of any abutting property. If additional dirt is needed to provide acceptable on-site storm water flow to a public street, an alternative means of accommodating that drainage shall be approved by the City's Building Official prior to issuance of any grading or building permits. Such alternatives may include subsurface tie- in to public storm water facilities, subsurface drainage collection systems and/or sumps with mechanical pump discharge in -lieu of gravity flow. If mechanical pump method is determined appropriate, said mechanical pump(s) shall continuously be maintained in working order. In any case, development of subject property shall preserve or improve the existing pattern of drainage on abutting properties. Applicant is advised that recordation of a drainage easement across the private street may be required to fulfill this requirement. 9. Trash facilities shall be screened from view, and designed and located appropriately to minimize potential noise and odor impacts to residential areas. 10. Prior to issuance of grading permits, developer shall submit for review and approval a Construction Management Plan. This plan features methods to minimize disruption to the neighboring residential uses to the fullest extent that is reasonable and practicable. The plan shall include construction parking and vehicle access and specifying staging areas and delivery and hauling truck routes. The plan should mitigate disruption to residents during construction. The truck route plan shall preclude truck routes through residential areas and major truck traffic during peak hours. The total truck trips to the site shall not exceed 200 trucks per day (i.e., 100 truck trips to the site plus 100 truck trips from the site) unless approved by the Development Services Director or Transportation Services Manager. 11. Transformers, backflow preventers, and any other approved above- ground utility improvement shall be located outside of the required street setback area and shall be screened from view, under direction of Planning staff. Any deviation from this requirement shall be subject to review and approval of the Development Services Director. 12. The applicant shall defend, indemnify, and hold harmless the City, its elected and appointed officials, agents, officers and employees from any claim, action, or proceeding (collectively referred to as "proceeding") brought against the City, its elected and appointed officials, agents, officers or employees arising out of (1) City's approval of the project, including but not limited to any proceeding under the California Environmental Quality Act. The indemnification shall include, but not be limited to, damages, fees and/or costs awarded against the City, if any, and cost of suit, attorney's fees, and other costs, liabilities and expenses incurred in connection with such proceeding whether incurred by the applicant, the City and/or the parties initiating or bringing such proceeding. This indemnity provision shall include the applicant's obligation to indemnify the City for all the City's costs, fees, and damages that the City incurs in enforcing the indemnification provisions set forth in this section. 13. The landscaping of this project shall comply with the City's landscaping requirements and any applicable guidelines (i.e. Water Efficient Landscape Guidelines). 14. Prior to the issuance of building permits, the applicant shall provide the Conditions, Covenants, and Restrictions (CC&Rs) to the Planning Division for review by the Development Services Director and City Attorney's Office. The CC&Rs must be in a form and substance acceptable to, and shall be approved by the Development Services Director and City Attorney's Office. a. The CC&Rs shall contain restrictions requiring residents to park vehicles in garage spaces provided for each unit. Storage of other items may occur only to the extent that vehicles may still be parked within the required garage at the number of which the garage was originally designed and to allow for inspections by the association to verify compliance with this condition. b. The CC&Rs shall contain restrictions requiring the two open parking spaces for Unit 1 (the rear residence) be maintained free and clear for parking. Storage of other items in the open parking space area may occur only to the extent that vehicles may still be parked within the required parking space. Inspections by the association to verify compliance with this condition may occur as needed. (NEW PC Condition) c. Any subsequent revisions to the CC&Rs related to these provisions must be review and approved by the City Attorney's Office and the Development Services Director before they become effective. 15. Prior to issuance of a certificate of occupancy, the applicant shall file and record a declaration of covenants, conditions, and restrictions (CC&Rs) on the property. The establishment of a Homeowner's Association is optional. Prior to issuance of a building permit, a draft of the CC&Rs shall be remitted to the Development Services Director and City Attorney's Office for review and approval. Because there are no common areas for circulation, parking, or landscape purposes, the CC&Rs shall be limited to the ground rules related to: architectural control over future building modifications or additions, architectural design and guidelines for the property, and engagement in alternative dispute resolution before filing a lawsuit to resolve conflicts. The Development Services Director has the discretion to request any other provisions in the CC&Rs to promote self - governance between the two property owners. 16. The CC&Rs shall contain provisions requiring that the maintenance or homeowner's association effectively manage parking and contract with a towing service to enforce the parking regulations. -5(1-- 17. The Homeowner's Association or Maintenance Association, as applicable, shall submit a signed affidavit to the City of Costa Mesa on an annual basis to certify the following: a. The two -car garages in the residential community are being used for vehicle parking by the resident(s). b. The vehicle parking areas within the garage are not obstructed by storage items, including but not limited to, toys, clothing, tools, boxes, equipment, etc. c. The resident(s) have consented to voluntary inspections of the garage to verify the parking availability, as needed. CODE REQUIREMENTS The following list of federal, state and local laws applicable to the project has been compiled by staff for the applicant's reference. Any reference to "City" pertains to the City of Costa Mesa. Ping. 1. All contractors and subcontractors must have valid business licenses to do business in the City of Costa Mesa. Final inspections, final occupancy 5 1� The form and content of the affidavit shall be provided by the City Attorney's Office. Failure to file the annual affidavit is considered a violation of this condition. 18. The applicant shall contact the Planning Division to arrange a Planning inspection of the site prior to the release of occupancy/utilities. This inspection is to confirm that the conditions of approval and code requirements have been satisfied. 19. Prior to issuance of Certificate of Occupancy (C of O) the applicant shall provide a scaled and dimensioned digital site plan(s) for the project site, on either a CD or thumb drive, to the Planning Division. All site plans shall include an accurate and precise drawing of all building footprints and property line locations for the entire project site. All buildings shall be annotated with its corresponding address and suites if applicable. 20. All utilities servicing irrigation, project lighting, security gates and other commonly serving improvements, shall be provided by (a) common meter(s) that is the shared responsibility for all property owners in the development project. The CC&Rs or other organizational documents shall include verbiage requiring the common meters for the life of the development project. Pkwys 21. Plant one (1) 24" Box Tabebuia ipe 3 feet behind the sidewalk in the dedicated right-of-way. Eng. 22. Dedicate a 2.5 -foot width for rear alley behind existing right-of-way line of the alley. 23. Dedicate a 3 -foot sidewalk easement to the City of Costa Mesa behind the right-of-way line on East 18th Street. 24. Dedicate an access easement along the side of the subdivision to benefit Parcels 1 & 2. CODE REQUIREMENTS The following list of federal, state and local laws applicable to the project has been compiled by staff for the applicant's reference. Any reference to "City" pertains to the City of Costa Mesa. Ping. 1. All contractors and subcontractors must have valid business licenses to do business in the City of Costa Mesa. Final inspections, final occupancy 5 1� and utility releases will not be granted until all such licenses have been obtained. 2. All noise -generating construction activities shall be limited to 7 a.m. to 7 p.m. Monday through Friday and 9 a.m. to 6 p.m. Saturday. Noise -generating construction activities shall be prohibited on Sunday and the following Federal holidays: New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day. 3. Development shall comply with all requirements of Section 13-32 and Article 2.5, Title 13, of the Costa Mesa Municipal Code relating to development standards for residential projects. 4. Prior to the issuance of building permits, the applicant shall contact the US Postal Service with regard to location and design of mail delivery facilities. Such facilities shall be shown on the site plan, landscape plan, and/or floor plan. 5. Address assignment shall be requested from the Planning Division prior to submittal of working drawings for plan check. The approved address of individual units, suits, building, etc., shall be blueprinted on the site pian and on all floor plans in the working drawings. 6. All on-site utility services shall be installed underground. 7. Installation of all new utility meters shall be performed in a manner so as to obscure the installation from view from any place on or off the property. The installation shall be in a manner acceptable to the public utility and shall be in the form of a vault, wall cabinet, or wall box under the direction of the Planning Division. 8. Any mechanical equipment such as air-conditioning equipment and duct work shall be screened from view in a manner approved by the Planning Division. 9. Two sets of detailed landscape and irrigation plans, which meet the requirements set forth in Costa Mesa Municipal Code Sections 13-101 through 13-108 and the City's Water Efficient Landscape Guidelines, shall be required as part of the project plan check review and approval process. Plans shall be forwarded to the Planning Division for final approval prior to issuance of building permits. 10. Landscaping and irrigation shall be installed in accordance with the approved plans prior to final inspection or occupancy clearance. 11. If present and/or projected exterior noise exceeds 60 CNEL, California Noise Insulation Standards, Title 25, California Code of Regulations require a maximum interior noise level of 45 CNEL for residential structures. If required interior noise levels are achieved by requiring that windows be inoperable or closed, the design for the structure must also specify the means that will be employed to provide ventilation, and cooling if necessary, to provide a habitable interior environment. 12. Prior to issuance of occupancy permits, the Developer shall pay a park impact fee or dedicate parkland to meet the demands of the proposed development. -,�561 13. No lot may be sold, leased, or financed, nor shall permits be issued or construction commenced prior to the recordation of the final map with the County Recorder. Building permits may be issued and construction may be commenced prior to recordation of the final map only with prior approval from the Development Services Director. 14. A minimum 20 -foot by 20 -foot clear inside dimension shall be provided for the two -car garages, with minimum garage door with of 16 feet and automatic garage door openers. The proposed garages shall be used for parking as required by code as it is not habitable space; further excess storage which prevents parking the required number of vehicles is prohibited. Bldg. 15. Comply with the requirements of the following adopted codes: 2016 California Residential Code, 2016 California Building Code, 2016 California Electrical Code, 2016 California Mechanical Code, 2016 California Plumbing Code, 2016 California Green Building Standards Code and 2016 California Energy Code (or the applicable adopted, California Residential Code, California Building Code, California Electrical Code, California Mechanical Code, California Plumbing Code, California Green Building Standards and California Energy Code at the time of plan submittal or permit issuance) and California Code of Regulations also known as the California Building Standards Code, as amended by the City of Costa Mesa. Requirements for accessibility to sites, facilities, buildings and elements by individuals with disability shall comply with chapter 11 B of the 2016 California Building Code. 16. Submit precise grading plans, an erosion control plan and a hydrology study. If it is determined that a grading plan is not required, a drainage plan shall be provided. Each parcel and address shall have a separate precise grading plan. A precise grading and a hydrology report plan shall not be required if any of the following are met: 1- An excavation which does not exceed 50 CY on anyone site and which is less than 2 ft in vertical depth, or which does not create a cut slope greater than 1 '/z:1 (excluding foundation area). 2- A fill less than 1 foot in depth placed on natural grade with a slope flatter than 5:1, which does not exceed 50 CY on any one lot and does not obstruct a drainage course. 3- A fill less than 3 ft. in depth, not intended to support structures, which does not exceed 50 CY on any one lot and does not obstruct a drainage course. 17. On graded sites the top of exterior foundation shall extend above the elevation of the street gutter at point of discharge or the inlet of an approved discharge devise a minimum of 12 inches plus two percent (2%). 2016 California Residential Code CRC 403.1.7.3 18. All construction contractors shall comply with South Coast Air Quality Management District (SCAQMD) regulations, including Rule 403, Fugitive Dust. All grading (regardless of acreage) shall apply best available control measures for fugitive dust in accordance with Rule 403. To ensure that —U)— the project is in full compliance with applicable SCAQMD dust regulations and that there is no nuisance impact off the site, the contractor would implement each of the following: a. Moisten soil not more than 15 minutes prior to moving soil or conduct whatever watering is necessary to prevent visible dust emissions from exceeding 100 feet in any direction. b. Apply chemical stabilizers to disturbed surface areas (completed grading areas) within five days of completing grading or apply dust suppressants or vegetation sufficient to maintain a stabilized surface. c. Water excavated soil piles hourly or covered with temporary coverings. d. Water exposed surfaces at least twice a day under calm conditions. Water as often as needed on windy days when winds are less than 25 miles per hour or during very dry weather in order to maintain a surface crust and prevent the release of visible emissions from the construction site. e. Wash mud -covered tire and under -carriages of trucks leaving the construction sites. f. Provide for street sweeping, as needed, on adjacent roadways to remove dire dropped by construction vehicles or mud, which would otherwise be carried off by trucks departing the project sites. g. Securely cover loads with a tight fitting tarp on any truck leaving the construction sites to dispose of debris. h. Cease grading during period when winds exceed 20 miles per hour. 19. Lot shall be graded to drain surface water away from foundation walls. The grade shall fall a minimum of six inches within the first ten feet. CRC R401.3 20. Projections, including eaves, shall be one-hour fire resistive construction, heavy timber or of noncombustible material if they project into the five- foot setback area from the property line. They may project a maximum of 12 inches beyond the three-foot setback. CRC Tables R302.1(1) and R302.1(2). 21. Submit a soil's report for the project. Soil's Report recommendations shall be blueprinted on both the architectural and the precise grading plans. 22. Sprinkler plans shall be reviewed and permitted under a separate plan submittal and approval. Trans. 23. Construct residential driveway approach at locations specified on the submitted site plan. Dire approach dimensions shall be W=16 feet, X=4 feet, per City Standards. 24. Close unused drive approaches with full height curb and gutter that comply City Standards. Fire 25. Prior to the issuance of a Building Permit, the City of Costa Mesa Fire Department shall review and approve the project design features to �I� assess compliance with the California Building Code and California Fire Code. 26. The project shall provide an automatic fire sprinkler system according to NFPA 13D. 27. Street addresses shall be visible from the public street and may be displayed either on the front door, on the fascia adjacent to the main entrance, or on another prominent location. When the property has alley access, address numerals shall be displayed in a prominent location visible from the alley. Numerals shall be a minimum six (6) inches in height with not less than one -half-inch stroke and shall contrast sharply with the background. Eng. 28. Two copies of the Final Map and one copy of the Property Boundary closure calculations shall be submitted to the City of Costa Mesa Engineering Division for checking. 29. Applicant is informed Costa Mesa Street is under a "NO OPEN CUT" moratorium. Open cutting the street pavement during the moratorium period shall require special resurfacing requirements. 30. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development and construct P.C.C. driveway approaches per City of Costa Mesa Standards as shown on the Offsite Plan. Location and dimensions are subject to the approval of the Transportation Services Manager. ADA compliance required for new driveway approaches. 31. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development and then construct P.C.C. Residential sidewalk per City of Costa Mesa Standards as shown on the Off-site Plan, including four (4) feet clear around obstructions in the sidewalk. 32. Release and relinquish all vehicular and pedestrian access rights to East 18th Street to the City of Costa Mesa, except at approved locations. 33. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development and then remove any existing driveways and/or curb depressions that will not be used and replaced with full height curb and sidewalk at applicant's expense. 34. Fulfill Drainage Fee requirements per City of Costa Mesa Ordinance No. 06-19 prior to approval of Final Map/Approval of Plans. 35. Survey Monuments shall be preserved and referenced or set pursuant to Section 8771 of the Professional Land Surveyors Act and Business and Professional code. 36. Submit cash deposit or surety bond to guarantee monumentation prior to approval of the map. Amount to be determined by City Engineer. 37. At the time of development submit for approval an Offsite Plan to the Engineering Division and Grading Plan to the Building Division that shows Sewer, Water, Existing Parkway Improvements and the limits of work on the site, and hydrology calculations, both prepared by a registered Civil Engineer or Architect. Construction Access approval must be obtained prior to Building or Engineering Permits being issued by the City of Costa Mesa. Pay Offsite Plan Check fee per Section 13-231 of the C.C.M.M.C. and an approved Offsite Plan shall be required prior to Engineering Permits being issued by the City of Costa Mesa. 38. Obtain an encroachment permit from the Engineering Division for any work in the City public right-of-way. Pay requirement permit fee & cash deposit or surety bond to guarantee construction of off-site street improvements at time of permit per section 15-31 & 15-32, C.C.M.M.C. as approved by City Engineer. Cash deposit or surety bond amount to be determined by City Engineer. 39. Maintain the public Right -of -Way in a "wet -down" condition to prevent excessive dust and remove any spillage from the public Right -of -Way by sweeping or sprinkling. 40. Pay Offsite Plan Check fee per Section 13-231 of the C.C.M.M.C. and an approved Offsite Plan shall be required prior to Engineering Permits being issued by the City of Costa Mesa. 41. Submit updated Title Report of the subject property. 42. The Parcel Map shall be developed in full compliance of CCMMC Section 13-208 through 13-261 inclusive. 43. Submit seven copies, one duplicate mylar and an electronic copy of recorded map or signed plan to Engineering Division, City of Costa Mesa, prior to occupancy. 44. Prior to recordation of a final map, the surveyor/engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor and shall submit to the City Engineer and the County Surveyor a digital -graphic file of said map in the manner described in Subarticle 11/12 Sections 7-9-330/7-9-337 of the Orange County Subdivision Code. SPECIAL DISTRICT REQUIREMENTS The requirements of the following special districts are hereby forwarded to the applicant: Sani. 1. Applicant will be required to construct sewers to serve this project, at his own expense, meeting the approval of the Costa Mesa Sanitary District. 2. County Sanitation District fees, fixture fees, inspection fees, and sewer permit are required prior to installation of sewer. To receive credit for buildings to be demolished, call (949) 654-8400. 3. Applicant shall submit a plan showing sewer improvements that meets the District Engineer's approval to the Building Division as part of the plans submitted for plan check. 4. The applicant is required to contact the Costa Mesa Sanitary District at (949) 654-8400 to arrange final sign -off prior to certificate of occupancy being released. 5. Unless an off-site trash hauler is being used, applicant shall contact the Costa Mesa Sanitary District at (949) 654-8400 to pay trash collection program fees and arrange for service for all new residences. Residences using bin or dumpster services are exempt from this requirement. 6. Applicant shall contact Costa Mesa Sanitary District at (949) 654-8400 for any additional district requirements. AQMD 7. Prior to the Building Division (AQMD) issuing a demolition permit, contact South Coast Air Quality Management District located at: 21865 Copley Dr. Diamond Bar, CA 91765-4178 Tel: 909-396-2000 OR Visit their web site: http://www.costamesaca.gov/modules/showdocument.aspx?documentid =23381 The Building Division will not issue a demolition permit until an identification number is provided by AQMD. School 8. Pay applicable Newport Mesa Unified School District fees to the Building Division prior is issuance of building permits. State 9. Comply with the requirements of the California Department of Food and Agriculture (CDFA) to determine if red imported fire ants (RIFA) exist on the property prior to any soil movement or excavation. Call CDFA at (714) 708- 1910 for information. Water 10. Customer shall contact the Mesa Water District — Engineering Desk and submit an application and plans for project review. Customer must obtain a letter of approval and a letter of project completion from Mesa Water District. 11. Prior to the issuance of a connection permit, the applicant shall pay the applicable water connection fees. Cable 12. The applicant shall contact the current cable company prior to issuance of building permits to arrange for pre -wiring for future cable communication service.