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Home My WebLink About21 - Code Amendment Establishing the "VE" Special Flood Hazard Area Overlay District (PA2018-075) - PowerPointJun 13, 2023 Item No. 21 Special Flood Hazard Overlay (VE) Zonf Code Amendments City Council, Public Hearing June 13, 2023 Liz Westmoreland, Senior Planner 11 0< a� 1 c\'Q�Ovt� Ovenrog w Proposed amendments for 166 specific properties located in a special flood hazard area Complex building requirements in this area Code amendments are intended to resolve two conflicts between the building and zoning codes Amendments are recommended to provide parity with typical residential properties tilt:, 46 'AM TT rr ak A 04 T:r- 7, JW .Vwl F, u Why - rho 661 one'. West Ocean Front Generally located between 24t" Street and 48t" Street Designated by FEMA as "VE-13 and VE-15" Flood Zones `J Why is the iOVE" Zone Unique? Tbw af,d Flood Source J 1 100 -Yea 1flf8Ve Cfe5t Elevation (BFE) Freeboard r I, Batharn of Lowest Horizontal Structural Member What does this mean for new construction? 1 291 i 4' F r �No - I Zon Corn pliant Des ig Finish Floor `s f 1� B F E I NExisting Grade 12 Existing Grade 12' a�. _ _ 1� ~'�` --ems -•� A7 � f New Construction Challenges 1. Site access (entry &stairs): Current code limits size and location Must be located within buildable area resulting reduction of approx. 55 sf. floor area on main level 2. Use of setback areas: Loss of indoor/outdoor experience Shallower deck -limited to 3 feet in depth No direct access to beach or ground Site Access Challenges 42-inch height limit � soil EMM. Access - -- _ -- — -- — r'�. 18-inch height limit Proposed Amendments Allow raised walkways, decks, and stairs (with guardrails) to fully encroach into the front, side, and rear yard setback areas in order to provide: 1. Access to the house from the ground (including direct access to beach); and 2. Provide more usable outdoor space • Maximum utility and convenience • Limit number of variances filed with PC Full Encroachment Locations 13FACH EMSTING 2-STORY BLDG. T • it CLR. FOR ELEV_ STAIR LANDING TO BE CLEAR OF PARKING SPADE. TYP. FOOTPRINT Up I 1iY . it MIN. GARAGE OF BLDG. kTYP. FACE SEPARATIONS TO APPLY) ALLEY - OPEN RISER STAIR & GUld3d ELEC. PANEL LANDING & ENTRY ADD. DFE UP o 1 � 1 � 0' CLR FOR GATE w EXISTING 1-STORY BLDG. 4 Jj �m w O J 4 SIDE YARD: FROM YARD[ FULL ENCROACHIM ENT ON 00THSIDES . FULL ENCROACHMENT RAISED WALKWAY WITH O,UARLRAILS . RAISED DECK WffN GUARDRAJLS FROM LOWEST FLOOR ' RAISED W.6LKWAY & DECK IN STEP&STMES FOR ACCESS TO GROUND . STEPVSTAIRS FOR ACCESS TO GROUND SETRACK Potential full encroachment locations highlighted in blue Full Encroachment Locations TYP. 2-STD WITH 3RD F RAISED WALKWAY $ STAIRS It SIDEYARD RAISED DECK BEA( Potential full encroachment locations highlighted in blue .YARD ALLEY N - RI6GE kiEIGNT hiN FLf T ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- THIRD FLOOR DECK THIFm RCU R ZYP.j- -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 15, - 0" THIRD FLR-SETBACK TYP. 2-STORY YE ZONE BLDG. J J SECOND FLOOR LTY� PL PL TyR_ Guardrail System I BEACH II - I FIRST FLO13R (T.O.3.1 Z RESIGN FLOOD ELEY GATE - ONSITE TYP. BREAKAWAY PANEL CON STRUCTIDN TYP. EXISTING 6' BLOCK WALL CONDITION EXI37ING PL WALL CONDITION RAISED WALKWAY & DECK IN SETBACK CITY OF NEWPORT BEACH I SIDE ELEVATION -WALL CONDITION Elevation from Side of Property RAISED WALKWAY & DEGK IN Community Outrom • Citywide &design community - 04/08/19 • Design community - 12/2/21 • Affected &nearby residents - 01/19/22 • Study Session with City Council — 7/26/22 • Planning Commission Hearing — 5/4/23 • Community Comments • General support • Concerns with privacy to adjacent homes • Sight distance & safety impacts for corner -lot properties • Visual impacts for homes behind No Code Amendment IIIIII SEEMS,, k � k � I! 1 MEMRR_A- I leanh 'ront Code Amendment or Variance - ■ Emmons IlIII IIIIIII� MEN R � k� L t it l MWWMLJ- ��■ ter_ �� _ I, No access to beach & Stairway access 5-ft deep raised deck & 3-ft deep deck w/ to beach 3-ft walkway w/ railings railings Comparisnr No Code Amendment 3-ft deep raised deck w/ railings Entry stairs inside building footprint } horn Code Amendment or Variance 5-ft deep raised deck w/railing! Stair access to ground and beach 3-ft wa I kway & railings to entry qL k1A%FLAT d1.90' ------------------------------------------------------------------------------------------------------------------------------------------------------ THIRD FLOOR FYI THI RID FLOOR DECK SEOCND FL4oFt_PR) - TYP. 2-STORY PL VE ZONE BLDG. PL v� EXISTING 9-STORY I m BLDG. ,rt 4 ,a—FR_SLRjZDR[T.CkSj im 6ESIGN FLCCO1LEV. qL O.F.E. I TYF GARAGE (BREAKAWAY CONSTRUCTIONI STREET Questions and Discussion City Council, Public Hearing June 13, 2023 Liz Westmoreland, Senior Planner 949-644-3234 PP - IMFi i■�� Simulation of Existing & New Horn -- Existing Pre-VE Zone Homes ._- = ...... i Simulations of New VE-Zone Compliant Homes 471 - V2- A& ii i� _ 5 III i 1 A _,c �-`--� _.__ �. -_- o - .- '- Revised Text - 3' FYSB Section 20.28.070 (C) (2) and (3) — page 21-17 of staff report 2. For interior lots, excluding the required guardrails or handrails, the finished surface of the encroachment shall not exceed six (6) inches above the finished floor of the dwelling unit(s). A deck, balcony, patio, or terrace encroachment shall not exceed three (3) feet into the front setback. Stairs, steps, or landing encroachments required for access may extend to the front property line. 3. For corner lots, excluding the required guardrails or handrails, the finished surface of the encroachment shall not exceed six (6) inches above the finished floor of the dwelling unit(s) and may extend to the nreper y IiRe ab ttinn the into the front setback adjacent to the beach, 6r permitted Ocean Front Encroachment areas (Appendix C Ocean Front Encroachment Policy Guidelines of Title 21), or Ocean Front Boardwalk. A deck, balcony, patio, or terrace encroachment shall not exceed three (3) feet into the front setback. Stairs, steps, or landing encroachments required for access may extend to the front property line. Encroachments are On a fYnnt setback ab' ittinn the E new«subject to compliance with all other development standards of the underlying zoning district including Section 20.30.130 (Traffic Safety Visibility Area). *Section 21.28.070 (C) (2) and (3) — page 21-29 of staff report Text - Minimize Interior Side Section 20.28.070 (13)(3) — Page 21-16 of Staff Report 3. For interior lots, the encroachment may be located in one (1) or more side or rear setback and may extend to the property line abutting the side or rear setback. Encroachments in an interior side or rear setback may only be permitted to the minimum extent necessary to provide access to the dwelling from both the front and the rear of the property. *Also 21.28.070(B)(2) — Page "21-28" of Staff Report `J 29 Beach View r-, e NHE S3 HT TIARD LEVEL MwxF�rr $d FLCUTVEL - ------------------------------------------ EflaN�FLOC}TST --[j-- PL s BEACH ROOFIDECK SECOND LEVEL FIRST LEVEL 0 ELEV( {�;W FLUCRU.G&) �EaCiI FLCM MUn - ________________________________________________ 9.F.E_____________________________________________ ________ _ uR827E BREAK AWAY WALL CONSTRUCTION TF R= _E-.:E _ 15-0" SECOND LEVEL ;z GARAGE (FIRST LEVEL) {TYP. FIRE SEPARATIONS TO APPLYi LANDING S ENTRY AEM BFE. OPEN RISER STAIRS r I!, 32 33 40* Floord Zone Mappir" FEMA (Federal Emergency Management Agency) is responsible for flood hazard mapping as part of the National Flood Insurance Program FIRM (Flood Insurance Rate Maps) Properties mapped in a Special Flood Hazard Area (SERA) require: Flood proof construction Flood insurance VE Flood Zone RM ' 'imeline City review of Draft FEMA Maps: 2016-2018 City Appeal to FEMA: 2017-2018 Final FEMA Maps went into effect: 03/21/2019 City Council Code Amendment Initiation: 03/26/19 Full encroachments of decks, landings, patios, and required safety railings in setbacks Not changing the VE Zone requirements Making it easier to access the home and provide a walkway like typical properties ecommended Action and ext Steps Conduct a Public Hearing Find Exempt from CEQA Approve Resolution Pass Ordinance to 2"d Reading If approved -City will submit to the CCC for review