HomeMy WebLinkAbout03_Schleiger Residence Modification Permit_PA2017-153COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
949-644-3200 Fax: 949-644-3229
www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
September 14, 2017
Agenda Item No. 3
SUBJECT: Schleiger Residence Modification Permit (PA2017-153)
20162 Spruce Avenue
• Modification Permit No. MD2017-005
APPLICANT: Ryan Schleiger
OWNER: Ryan Schleiger
PLANNER: David S. Lee, Planning Technician
949-644-3225, dlee@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
• Zone: SP-7/RSF (Santa Ana Heights Specific Plan/Residential Single -Family)
• General Plan: RS -D (Single -Unit Residential Detached)
PROJECT SUMMARY
A modification permit to allow a 45 -percent addition to an existing nonconforming single-
family residence where the Zoning Code limits additions to 10 -percent of the existing
gross floor area when the required parking dimensions are not met. The nonconforming
garage provides an interior width of 19 feet 4 inches and a depth of 19 feet 5 inches,
where a minimum 20 -foot by 20 -foot interior dimension is required.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines,
because it has no potential to have a significant effect on the environment; and
3) Adopt Draft Zoning Administrator Resolution No. —approving Modification Permit No.
MD2017-005 (Attachment No. ZA 1).
Schleiger Residence Modification Permit
Zoning Administrator, September 14, 2017
Page 2
DISCUSSION
The subject property is located in a single -unit residential neighborhood on Spruce
Avenue. The lot measures approximately 60 -feet wide by 135 -feet deep. The lot
area is 8,100 square feet.
• The property is developed with a 1,586 -square -foot, single-family residence
constructed in 1953 under the permit jurisdiction of the County of Orange. The
existing residence is single story with an attached garage.
• The existing interior garage dimensions measure 19 feet 4 inches wide by 19 feet
5 inches deep. These dimensions were compliant with the County of Orange
standards at the time of construction. The property was annexed to the City in 2003
and, at the time of annexation, the existing garage was compliant with the Newport
Beach Zoning Code standards. As a result of the amendments to the Zoning Code
in 2010, the two -car garage is now substandard in size, and is therefore legal
nonconforming.
• The applicant is proposing to construct a 718 -square -foot addition, which includes
a kitchen expansion, new laundry room, and a new master suite. The addition is
an increase of approximately 45 percent of the existing floor area. The areas of
addition are located behind the garage and near the rear of the residence and will
comply with all applicable development standards, including height, setbacks, and
site coverage.
The Zoning Code limits additions to residential structures with nonconforming
parking dimensions to 10 percent of the existing floor area within a 10 -year period.
Larger additions may be permitted subject to the approval of a modification permit
(Newport Beach Municipal Code Section 20.38.060.2). The applicant proposes
leaving the garage dimensions unchanged.
• Neither areas of addition result in the need to modify the garage located at the
front of the residence. Increasing the width and depth of the garage to satisfy
current parking requirements would require major structural alterations to the north
and east walls and result in a significant increase in the scope of work.
• The existing laundry area is located in the garage which further restricts the usable
dimensions for parking purposes. As part of the proposed addition, the laundry will
be relocated to a new laundry room, which will result in the increased usability of
the existing garage.
• The existing garage provides two (2) useable garage spaces only slightly less than
the required dimensions and fulfills the intent of the Zoning Code by providing
TmpIt:10-02-15
Schleiger Residence Modification Permit
Zoning Administrator, September 14, 2017
Page 3
adequate parking on-site. The driveway is approximately 19 -feet wide by 30 -feet
deep, which may serve as two (2) additional open parking spaces on-site.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15301 of the State CEQA (California
Environmental Quality Act) Guidelines - Class 1 (Existing Facilities). This exemption
includes additions of up to 10,000 square feet where public services and utilities are
available and the area is not considered environmentally sensitive. The proposed project
is a 718 -square -foot addition to an existing single family residence in a developed
neighborhood and is not within an environmentally sensitive area.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights-of-way and
waterways), including the applicant, and posted on the subject property at least 10 days
before the scheduled hearing, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at City
Hall and on the City website.
APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of action. For additional information on filing an appeal, contact
the Planning Division at 949-644-3200.
Prepared by:
David S. Ce!e2K'nning Technician
JM/dl
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
TmpIt:10-02-15
Attachment No. ZA 1
Draft Resolution
4
RESOLUTION NO. ZA2017-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MODIFICATION
PERMIT NO. MD2017-005 FOR A 45 -PERCENT ADDITION TO AN
EXISTING NONCONFORMING SINGLE -UNIT RESIDENCE
LOCATED AT 20162 SPRUCE AVENUE (PA2017-153)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Ryan Schleiger, with respect to property located at 20162
Spruce Avenue, and legally described as Lot 33 in Tract 1506, requesting approval of a
modification permit.
2. The applicant proposes a modification permit to allow a 45 -percent addition to an existing
single-family residence with nonconforming parking. The Zoning Code limits additions to
10 percent of the existing gross floor area when the required parking dimensions are not
met. The nonconforming garage provides an interior width of 19 feet 4 inches and a depth
of 19 feet 5 inches, where a minimum 20 -foot by 20 -foot interior dimension is required.
3. The subject property is designated as Residential Single -Family (RSF) within the Santa
Ana Heights Specific Plan (SP -7) and the General Plan Land Use Element category is
Single -Unit Residential Detached (RS -D).
4. The subject property is not located within the coastal zone.
5. A public hearing was held on September 14, 2017 in the Corona del Mar Conference Room
(Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the meeting was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project has been determined to be categorically exempt pursuant to Title 14 of the
California Code of Regulations (Section 15301, Article 19 of Chapter 3, Guidelines for
Implementation of the California Environmental Quality Act) under Class 1 (Existing
Facilities) of the Guidelines for CEQA.
2. This exemption includes additions up to 10,000 square feet where public services and
utilities are available and the area is not considered environmentally sensitive. The
proposed project is a 718 -square -foot addition to an existing single-family residence in a
developed neighborhood and is not within an environmentally sensitive area.
5
Zoning Administrator Resolution No. ZA2017-###
Paqe 2 of 7
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.050.E (Modification Permits) of the Newport Beach Municipal
Code, the following findings and facts in support of such findings are set forth:
Finding:
A. The requested modification will be compatible with existing development in the
neighborhood.
Facts in Support of Finding:
1. The addition would increase the dwelling by 718 square feet for a new bedroom,
bathroom, laundry room, and expanded kitchen. The proposed addition will comply
with all applicable development standards, including height and setbacks. The
proposed addition will not intensify the nonconforming parking.
2. Development along Spruce Avenue consists of single -story and two-story single-
family residences. The existing 1,586 -square -foot single-family residence consists of
a single -story and was constructed in 1952. The proposed 718 -square -foot addition,
which includes a kitchen expansion, new laundry room, and new master suite, are
single -story. The areas of addition will not exceed the height of the existing roof and
is consistent with the design and height of other properties in the neighborhood.
3. The existing development on the property is a single-family dwelling with a two -car
garage. Therefore, there is no change to the density as a result of the proposed
remodel and addition.
Finding:
B. The granting of the modification is necessary due to the unique physical characteristic(s)
of the property and/or structure, and/or characteristics of the use.
Facts in Support of Finding:
1. The interior dimensions of the existing two -car garage were compliant with the
County of Orange standards at the time of construction. The area was annexed in
2003 and, at the time of annexation, the existing garage was compliant with the
Newport Beach Zoning Code. As a result of the amendments to the Zoning Code in
2010, the two -car garage is now substandard in size, and is therefore legal
nonconforming.
2. Modifying the garage walls, which are not within the area of the proposed
construction, would be costly and significantly increase the scope of the project in
order to gain 8 inches of garage width and 7 inches of garage depth.
03-08-2016
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Zoning Administrator Resolution No. ZA2017-###
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3. The granting of the Modification Permit is necessary to allow a reasonable addition
to an existing dwelling that was constructed in compliance with garage standards in
effect at the time of original construction, and that are adequate in width for the
parking of two (2) vehicles. Additionally, the driveway in front of the garage allows
for up to two (2) open parking spaces on-site.
Finding:
C. The granting of the modification is necessary due to practical difficulties associated with
the property and that the strict application of the Zoning Code results in physical
hardships that are inconsistent with the purpose and intent of the Zoning Code.
Facts in Support of Finding:
The proposed additions are to allow a kitchen expansion located behind the garage
and a master suite located near the rear of the residence. Neither areas of addition
result in the need to modify the garage located at the front of the residence.
Increasing the width and depth of the garage to satisfy current parking requirements
would require major structural alterations to the north and east walls and result in a
significant increase in the scope of work.
2. The existing laundry area is located in the garage which further restricts the usable
dimensions for parking purposes. As part of the proposed addition, the laundry will
be relocated to a new laundry room, which will result in the increased usability of the
existing garage.
3. The existing garage provides two (2) useable garage spaces only slightly less than
the required widths and fulfills the intent of the Zoning Code by providing adequate
parking on-site. The driveway is approximately 19 feet wide by 30 feet deep, which
may serve as two (2) additional open parking spaces on-site. Approval of the
Modification Permit allows the applicant to continue using the existing two -car
garage, which has not been detrimental to the occupants or neighbors of the
dwelling, and allows for a reasonable size addition.
Findin :
D. There are no alternatives to the modification permit that could provide similar benefits
to the applicant with less potential detriment to surrounding owners and occupants, the
neighborhood, or to the general public.
Facts in Support of Finding:
Bringing the garage into compliance with current Zoning Code requirements would
provide a negligible benefit, but it would unreasonably require significant alterations
to the structure well beyond the scope of the planned small addition.
03-08-2016
Zoning Administrator Resolution No. ZA2017-###
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2. The applicant may reduce the addition to not exceed 10 percent of the existing floor
area of the structure to comply with the requirements of the Zoning Code. Given the
intent of the project is to provide an expanded kitchen, a new laundry room, and a
new master suite, a redesign to reduce the size of the addition will significantly impact
the objectives of the project and would not provide similar benefits to the applicant.
Finding:
E. The granting of the modification would not be detrimental to public health, safety, or
welfare, to the occupants of the property, nearby properties, the neighborhood, or the
City, or result in a change in density or intensity that would be inconsistent with the
provisions of this Zoning Code.
Facts in Support of Finding:
1. The proposed addition would maintain all required setbacks and will provide
adequate protection for light, air, and privacy. The addition will not preclude access
to the dwelling and will be consistent in scale with other dwellings in the
neighborhood.
2. The existing nonconforming garage has not proven to be detrimental to the
occupants of the property, nearby properties, the neighborhood, or the City and is
adequate in width to park two (2) vehicles. Additionally, the driveway in front of the
garage allows for up to two (2) open parking spaces on-site, further minimizing
impacts to on -street parking in the community.
3. The approval of this Modification Permit is conditioned such that the applicant is
required to obtain all necessary permits in accordance with the Building Code and
other applicable Codes.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Modification
Permit No. MD2017-005, subject to the conditions set forth in Exhibit A, which is attached
hereto and incorporated by reference.
2. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 20 Planning
and Zoning, of the Newport Beach Municipal Code.
03-08-2016
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Zoning Administrator Resolution No. ZA2017-###
Paqe 5 of 7
PASSED, APPROVED, AND ADOPTED THIS 14'h DAY OF SEPTEMBER, 2017.
Patrick J. Alford, Zoning Administrator
03-08-2016
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Zoning Administrator Resolution No. ZA2017-###
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EXHIBIT "A"
CONDITIONS OF APPROVAL
The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Each parking space within the garage shall be permanently available and maintained for
parking purposes. The interior dimensions (19 feet 4 inches wide by 19 feet 5 inches deep)
shall be kept clear of obstructions including cabinets, laundry facilities, shelving, or similar
that may impact the ability to adequately park two (2) vehicles.
3. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
4. A copy of the Resolution, including conditions of approval (Exhibit "A") shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
5. The applicant is required to obtain all applicable permits from the City's Building Division
and Fire Department, including for the existing improvements that were constructed
without the benefit of building permits. The construction plans must comply with the most
recent, City -adopted version of the California Building Code. The construction plans must
meet all applicable State Disabilities Access requirements.
6. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the current
property owner or the leasing agent.
7. This approval shall expire and become void unless exercised within twenty-four (24)
months from the actual date of review authority approval, except where an extension of
time is approved in compliance with the provisions of Title 20 (Planning and Zoning) of the
Newport Beach Municipal Code.
8. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney's fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City's
approval of the Schleiger Residence Modification Permit including, but not limited to,
Modification Permit No. MD2017-005 (PA2017-153). This indemnification shall include, but
not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees,
and other expenses incurred in connection with such claim, action, causes of action, suit
or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing
such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys'
03-08-2016
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Zoning Administrator Resolution No. ZA2017-###
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fees, and damages which City incurs in enforcing the indemnification provisions set forth
in this condition. The applicant shall pay to the City upon demand any amount owed to the
City pursuant to the indemnification requirements prescribed in this condition.
03-08-2016
11
Attachment No. ZA 2
Vicinity Map
12
VICINITY MAP
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Modification Permit No. MD2017-005
PA2017-153
20162 Spruce Avenue
Attachment No. ZA 3
Project Plans
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A --I ROOF PLAN
LEGAL OJT ER
RYAN SGHLEIGER
20162 SPRUCE AVE.
NEWPORT BEACH, GA 92660
CONTACT: BRION JEANNETTE ARCHITECTURE
(949) 645-5854
LEGAL OESCRI PTI ON
PROJECT ID: TRACT 1506, LOT 33
A. P. NUMBER 439-034-30
AREA: -------------
CITY: NEWPORT BEACH
COUNTY: ORANGE
SCOPE OF AORK
529 S.F. MASTER SUITE ADDITION, 189 S.F. ADDITION TO EXISTING
KITCHEN AND REPLACE ROOF FINISH MATERIAL.
NOTE:
BRION S. JEANNETTE IS THETHE REGISTERED DESIGN PROFESSIONAL IN RESPONSIBLE
CHARGE SHALL BE RESPONSIBLE FOR REVIEWING AND
COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS,
INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR
COMPATIBILITY WITH THE DESIGN OF THE BUILDING
DO NOT SCALE DRAWINGS
OSS 1 GN ::)ATA
CITY:
ZONE:
CODE:
USE:
CONSTRUCTION TYPE:
OCCUPANCY:
SETBACKS:
FRONT:
REAR:
SIDE:
NEWPORT BEACH
R-1
201-7 ORC, 201-1 GBG, 201-7 GPO
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SOUARE FOOTAGE CALCS.
LOT SIZE:
MAX. BUILDABLE:
8,100 S.F.
-7,200 S.F.
EXISTING LIVABLE: 1,1-76
EXISTING 2 -GAR GARAGE: 410
EXISTING STRUCTURE: 1,586
NEW LIVABLE: SIS
TOTAL STRUCTURE: 2,804
VICINITY MAP
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A-2 AS-BUILT/DEMO FLOOR 4 ROOF PLANS
A-3 AS-BUILT/DEMO EXTERIOR ELEVATIONS
A-4 FLOOR PLAN
A-5 EXTERIOR ELEVATIONS
A-6 EXTERIOR ELEVATIONS
A --I ROOF PLAN
LEGAL OJT ER
RYAN SGHLEIGER
20162 SPRUCE AVE.
NEWPORT BEACH, GA 92660
CONTACT: BRION JEANNETTE ARCHITECTURE
(949) 645-5854
LEGAL OESCRI PTI ON
PROJECT ID: TRACT 1506, LOT 33
A. P. NUMBER 439-034-30
AREA: -------------
CITY: NEWPORT BEACH
COUNTY: ORANGE
SCOPE OF AORK
529 S.F. MASTER SUITE ADDITION, 189 S.F. ADDITION TO EXISTING
KITCHEN AND REPLACE ROOF FINISH MATERIAL.
NOTE:
BRION S. JEANNETTE IS THETHE REGISTERED DESIGN PROFESSIONAL IN RESPONSIBLE
CHARGE SHALL BE RESPONSIBLE FOR REVIEWING AND
COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS,
INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR
COMPATIBILITY WITH THE DESIGN OF THE BUILDING
DO NOT SCALE DRAWINGS
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CITY:
ZONE:
CODE:
USE:
CONSTRUCTION TYPE:
OCCUPANCY:
SETBACKS:
FRONT:
REAR:
SIDE:
NEWPORT BEACH
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LOT SIZE:
MAX. BUILDABLE:
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-7,200 S.F.
EXISTING LIVABLE: 1,1-76
EXISTING 2 -GAR GARAGE: 410
EXISTING STRUCTURE: 1,586
NEW LIVABLE: SIS
TOTAL STRUCTURE: 2,804
VICINITY MAP
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