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Home My WebLink AboutPA2019-248_20200401_CCC EMailFrom: �� Rehm, Zach@Coastal <Zach.Rehm@coastal.ca.gov> Sent: �� Wednesday, April 1, 2020 2:36 PM To: �� Murillo, Jaime Subject: �� Re: ADU Question [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Yes, we should talk when the ordinance is submitted. Does it include a map? I think the parking replacement provisions could be justified in parking impacted areas (most of Balboa Peninsula), but probably not throughout the entire coastal zone or citywide. -- Zach Rehm District Supervisor, Senior Planner California Coastal Commission 301 E. Ocean Blvd, Suite 300 Long Beach, CA 90802 (562) 590-5071 If you need to submit an appeal, an emergency application, or a PRA request please email: SouthCoast@coastal.ca.gov From: Murillo, Jaime <JMurillo@newportbeachca.gov> Sent: Wednesday, April 1, 2020 2:27 PM To: Rehm, Zach@Coastal <Zach.Rehm@coastal.ca.gov> Subject: RE: ADU Question Thanks Zach, again appreciate the quick response and confirmation on CEOs. With the elimination of the owner occupancy requirements, the problem I�m starting to see with garage conversions is developers are seeking to buy older duplexes (already nonconforming because they are deficient two spaces) and convert the remaining two-car garage into an ADU, for three units total with no on-site parking. Many of these lots are small and do not have driveways or space for extra parking. Just a heads up, our draft ordinance that we are submitting allows for the garage conversions, but requires the displaced parking to be replaced somewhere on-site (but not required to be a garage). The replacement parking is allowed to be provided on a driveway or other configuration. Given that the ADU law doesn�t supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976, we thought that would be a good approach to preserve coastal access and public parking. We should probably chat more about this once our LCP Amendment is submitted. Thanks, Jaime From: Rehm, Zach@Coastal <Zach.Rehm@coastal.ca.gov> Sent: Wednesday, April 1, 2020 1:55 PM To: Murillo, Jaime <JMurillo@newportbeachca.gov> Subject: Re: ADU Question [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hi Jaime, 1. Yes the City may permit new ADUs with new homes that meet the criteria for Cat-Ex. 2. The Coastal Commission and the memo are prioritizing dwelling units over vehicle parking. The new ADU law is clear that garages may be converted to parking. If garages are converted, property owners should be encouraged to provide parking in the driveway or porte-coch�re. -- Zach Rehm District Supervisor, Senior Planner California Coastal Commission 301 E. Ocean Blvd, Suite 300 Long Beach, CA 90802 (562) 590-5071 If you need to submit an appeal, an emergency application, or a PRA request please email: SouthCoast@coastal.ca.gov From: Murillo, Jaime <JMurillo@newportbeachca.gov> Sent: Wednesday, April 1, 2020 8:44 AM To: Rehm, Zach@Coastal <Zach.Rehm@coastal.ca.gov> Subject: ADU Question Good Morning Zach, Our City Council recently adopted the update to our ADU regulations and I am getting ready to submit the LCP amendment to your department next week. However, after reading the draft memo on ADUs from the March CCC meeting, I have 2 questions in the interim. 1. The memo is clear that a new JADU or ADU constructed within an existing single-family dwelling is considered exempt. However, in Newport Beach we have a Categorical Exclusion Order that permits single-family and duplexes meeting certain criteria and are located in areas that will not impact coastal resources. Can you please confirm that if we are permitting a new single-family dwelling that qualifies for a CEO, that a new ADU or JADU created as part of the proposed single-family dwelling is also covered as an authorized accessory use under the CEO? The law is clear that a conforming ADU shall be deemed an accessory use, and your memo reinforces that point. Its also clear that they could build the single-family under the CEO and later come back and built the ADU within it, and that would be ok but not efficient. I just want to make sure because I don�t want to significant delay an otherwise conforming CEO project. 2. I spoke with Shannon a couple a months ago and she mentioned that your department was concerned with the new ADU law changes that permit the conversion of a garage into a ADU without replacing the parking. We are also greatly concerned with that requirement in that it has the potential to impact the availability of public parking in the coastal zone and limit access to our beaches and harbor. Our beach communities such as the Balboa Peninsula, West Newport, Balboa Island and CDM are our denser neighborhoods with several older units already non-conforming to parking. Allowing the removal of any existing on-site parking and pushing it to the street while adding another unit with no parking will exacerbate the situation. I am surprised that the draft memo did not discuss that issue or concern. Was there a reason why that wasn�t brought up in memo? Thanks for your time and consideration. Jaime