HomeMy WebLinkAbout02_Gagnon Residence Addition Modification Permit_PA2024-0007CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
March 14, 2024
Agenda Item No. 2
SUBJECT: Gagnon Residence Addition (PA2024-0007)
Modification Permit
SITE LOCATION: 4515 Hampden Road
APPLICANTS/OWNERS: Rebecca Freise
PLANNER: Jerry Arregui, Planning Technician
949-644-3249, jarregui@newportbeachca.gov
LAND USE AND ZONING
General Plan Land Use Plan Category: Single Unit Residential Detached (RS-D)
Zoning District: R-1-6000 (Single-Unit Residential)
Coastal Land Use Category: RSD-A (Single Unit Residential Detached – 0.0 – 5.9
DU/AC)
Coastal Zoning District: R-1-6000 (Single-Unit Residential)
PROJECT SUMMARY
A request for a modification permit to allow an addition to an existing single-unit residence
with a garage that is considered legal nonconforming due to its interior dimensions. The
modification permit is required because the applicant proposes an addition of more than
10% of the existing square footage of the residence without altering the garage for
compliance.
RECOMMENDATION
1)Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of SmallStructures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division
6, Chapter 3, 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.PA2024-0007 (Attachment No. ZA 1).
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DISCUSSION
The subject property is located within the Single-Unit Residential (R-1-6000)
Zoning District. The R-1-6000 District is intended to provide areas appropriate for
single-unit residential development on a single legal lot. The property is developed
with one single story, 2,663-square-foot single-unit residence with 504 square-foot
attached garage, originally constructed in 1959.
The R-1-6000 Zoning District limits building lot coverage to a maximum of 60% of
the lot. The project proposes an addition of 812 square feet, which results in a total
lot coverage of 42%. Therefore, the project complies with the lot coverage
limitation.
The existing interior dimensions of the two-car garage measure 19 feet, 2.5 inches
wide by 20 feet, 6.5 inches deep. These dimensions were compliant with the
standards at the time of construction. As a result of subsequent amendments to
the Newport Beach Municipal Code (NBMC), the garage is now substandard in
size. The current interior clear garage requirement for the subject property is 20
feet wide by 20 feet deep.
NBMC Subsection 20.38.060 (Nonconforming Parking) specifies that residential
developments are considered to have nonconforming parking if the developments
do not have the required type of covered or enclosed parking spaces or because
amendments to this Zoning Code have changed the dimensions of required
parking spaces subsequent to the original construction. The Property is considered
to have legal nonconforming parking due to the substandard interior garage
dimensions. The existing garage complies with the minimum 20-foot interior depth
required by the Zoning Code, but provides a 19-foot, 2.5 inches in interior width,
where the Zoning Code requires a minimum 20-foot width. However, the
existing garage interior dimensions are suitable for two vehicles.
NBMC Subsection 20.38.060(A)(2) limits additions to residential structures with
nonconforming parking dimensions to 10% of the existing gross floor area within
any 10-year period. Larger additions may be permitted subject to the approval of
a modification permit. The applicant proposes an 812-square-foot addition which
is 26% of the existing gross floor area with no alterations to garage dimensions.
Therefore, a modification permit is required.
Existing development along Hampden Road primarily consists of single-story
single-unit residences. The proposed 812-square-foot addition includes additions
on the first floor. The areas of addition will not exceed the 16-foot, 9-inch height of
the existing roof, which complies with the 29-foot height limit for the zoning district.
The altered structure will remain consistent with the design and height of other
properties in the neighborhood.
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The addition will allow for additional living area, including a larger dining and living
room. The proposed addition will comply with all applicable development
standards, including height, setbacks, and lot coverage limit. The resulting home
will consist of 4 bedrooms and 4.5 bathrooms with a total floor area of
approximately 3,979 square feet (including the 504-square-foot garage). In
addition to being nonconforming due to parking dimensions, the existing structure
is considered legal nonconforming for setbacks, as the side setback is 5 feet, 6
inches, where 6 feet is required by the Zoning Code. The proposed additions are
within the buildable area and will not encroach into the side setback. The proposed
design, bulk, and scale of the development is therefore consistent with the existing
neighborhood pattern of development and expected future development.
The proposed parking configuration will continue to accommodate the parking of
two vehicles within the garage and fulfills the intent of the Zoning Code.
Additionally, the on-site driveway in front of the garage is approximately 19 feet, 8
inches wide by 24 feet, 9 inches long, accommodating two additional open parking
spaces on-site. Demand for on-street parking in the neighborhood is not
anticipated to increase as a result of the project.
Modifying the garage walls, which are not within the area of the proposed
construction, would require reframing the garage, moving the garage slab,
widening the driveway and demolition of an existing garden wall adjacent to the
garage. Altering the garage would significantly increase the scope and cost of the
project while providing negligible benefit.
An alternative to this proposal is to reduce the size of the addition to no more than
10% of the existing gross floor area of the structure as authorized under NBMC
Section 20.38.060 (Nonconforming Parking). Since the project aims to increase
living area for the family, reducing the size of the proposed addition from 812 to
316 square-feet will significantly impact the objectives of the project and would not
provide similar benefits to the applicant.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303, Article 19 of Chapter 3 under Class 3 (New Construction or Conversion of
Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division
6, Chapter 3, because it has no potential to have a significant effect on the environment.
The Class 3 exempts the demolition of up to three single-unit dwellings and additions of
up to 10,000 square feet to existing structures. The Project is an 812-square-foot addition
to an existing single-unit residence located in the R-2 Coastal Zoning District within a
developed neighborhood. Therefore, the Class 3 exemption is applicable.
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There are no known exceptions listed in CEQA Guidelines Section 15300.2 that would
invalidate the use of this exemption. The project location does not impact an environmental
resource of hazardous or critical concern, does not result in cumulative impacts, does not have
a significant effect on the environment due to unusual circumstances, does not damage scenic
resources within a state scenic highway, is not a hazardous waste site, and is not identified as
a historical resource.
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
10 days following the date of action. For additional information on filing an appeal, contact
the Planning Division at 949-644-3200.
Prepared by:
DL/ja
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant’s Project Justification Letter
ZA 4 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2024-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, APPROVING A MODIFICATION
PERMIT FOR AN ADDITION GREATER THAN 10 PERCENT TO
A SINGLE-UNIT RESIDENCE WITH A LEGAL
NONCONFORMING GARAGE LOCATED AT 4515 HAMPDEN
ROAD (PA2024-0007)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Rebecca Freise (Applicant), with respect to property located
at 4515 Hamden Road, and legally described as Lot 8 of Tract No. 3357 (Property)
requesting approval of a modification permit.
2.The Applicant requests a modification permit to allow an addition to an existing
single-unit residence with a garage that is considered legal nonconforming due to its
interior dimensions. The existing garage provides the minimum required depth of
20 feet; however, the existing width is substandard at 19 feet, 2.5 inches, where the
Zoning Code requires a minimum depth of 20 feet. A modification permit is
required because the Applicant proposes an addition of more than 10% of the
existing square footage of the residence without altering the garage for compliance
(Project).
3.The Property is designated Single Unit Residential Detached (RS-D) by the
General Plan Land Use Element and is located within the Single-Unit Residential
(R-1-6000) Zoning District.
4.The Property is located within the Coastal Zone; however, a coastal development
permit is not required because minimum interior garage dimension is not a developed
standard required by the Implementation Plan of the Local Coastal Program (LCP).
5.A public hearing was held on March 14, 2024, online via Zoom. A notice of time, place
and purpose of the hearing was given in accordance with the Newport Beach Municipal
Code (NBMC). Evidence, both written and oral, was presented to, and considered by,
the Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1.This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of
the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3,
because it has no potential to have a significant effect on the environment.
2.The Class 3 exempts the demolition of up to three single-unit dwellings and additions
of up to 10,000 square feet to existing structures. The Project is an 812-square-foot
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Zoning Administrator Resolution No. ZA2024-###
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addition to an existing single-unit residence within a developed neighborhood;
therefore, the Class 3 exemption is applicable.
3. The exceptions to this categorical exemption under Section 15300.2 are not
applicable. The Project location does not impact an environmental resource of
hazardous or critical concern, does not result in cumulative impacts, does not have a
significant effect on the environment due to unusual circumstances, does not damage
scenic resources within a state scenic highway, is not a hazardous waste site, and is
not identified as a historical resource.
SECTION 3. REQUIRED FINDINGS.
Modification Permit
In accordance with Section 20.52.050(E) (Modification Permits – Required Findings) of the
NBMC, 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 existing development is a 2,663 square-foot, single-story, single-unit residence
with an attached 504-square-foot two-car garage. The neighborhood is comprised of
single-story, single-unit residences. The modification permit will allow the expansion of
the existing single-unit residence by 812 square-feet, which will remain compatible
with other properties in the neighborhood.
2. The proposed residential addition would increase the living area by 812 square feet.
The addition to the existing single-story residence is consistent with the design and
height of other properties in the neighborhood.
3. The Project will continue to maintain a garage that is adequate in size for the parking
of two vehicles. Therefore, the Property will continue to provide the same amount of
parking as other residences in the neighborhood.
4. The Project will not result in a change to the density or the use of the Property.
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.
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Facts in Support of Finding:
1. The existing structure was built in 1959 in conformance with the development
standards, including parking requirements, at the time of construction. Subsequent
amendments to development standards have rendered the interior clear dimensions of
the existing two-car garage to be substandard in size.
2. NBMC Subsection 20.38.060 (Nonconforming Parking) specifies that residential
developments are considered to have nonconforming parking if the developments do
not have the required type of covered or enclosed parking spaces or because
amendments to this Zoning Code have changed the dimensions of required parking
spaces subsequent to the original construction. The Property is considered to have
legal nonconforming parking due to the substandard interior garage dimensions. The
existing garage complies with the minimum 20-foot interior depth required by the
Zoning Code, but provides a 19-foot, 2.5 inches in interior width, where the Zoning
Code requires a minimum 20-foot width. However, the existing garage interior
dimensions are suitable for two vehicles.
3. Modifying the garage walls, which are not within the area of the proposed addition,
would require reframing the garage, moving the garage slab, widening the driveway
and the demolition of an existing freestanding wall adjacent to the garage. Altering the
garage would significantly increase the scope and cost of the Project while providing
negligible benefit.
4. The granting of the modification permit is necessary to allow a reasonable addition of
26% to an existing residence 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 vehicles.
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:
1. Relocating the northern exterior garage wall 9.5 inches to achieve the 20-foot clear
dimension for width would require the demolition of an existing free-standing wall
adjacent to the garage and removal of existing landscaping. This would also require
reframing the garage walls, widening the garage slab and widening the driveway which
would add significant scope and cost to the project.
2. The southern exterior wall of the garage is located 6 inches into the required side
setback. Widening the garage wall an additional 9.5 inches into the required side
setback is not permitted by the Zoning Code.
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3. The purpose and intent of the Zoning Code is for residences under 4,000 square feet
of livable area to provide a garage that fits two vehicles. Although the existing garage
has substandard width, it provides dimensions that are suitable for the parking of two
vehicles.
Finding:
D. There are no alternatives to the modification permit that could provide similar benefits
to the applicants with less potential detriment to surrounding owners and occupants,
the neighborhood, or to the general public.
Facts in Support of Finding:
1. Bringing the garage into compliance with current Zoning Code requirements would
provide a negligible benefit and would unreasonably require significant alterations to
the structure beyond the scope of the planned addition. The existing garage includes
dimensions suitable for the parking of two vehicles. If the garage is brought into
compliance with the Zoning Code standards, it would still only provide for the parking
of two vehicles.
2. The intent of the Project is to provide additional living area, including a larger dining
and living room. A redesign to reduce the size of the addition from 812 to 316 square-
feet (10% of the existing floor area) will significantly impact the objectives of the
Project and would not provide practical 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 conforms to all applicable development standards, including lot
coverage, setbacks, height, and will maintain adequate light, air, and privacy between
neighboring residences. In addition to being nonconforming due to interior garage
dimensions, the existing residence is also legal nonconforming due to setbacks, as the
residence is constructed 5 feet 6 inches from the property line, where a 6-foot setback
is required by the Zoning Code. However, the proposed additions are within the
buildable area and will not encroach into the side setback. The addition will not
preclude access to the residence and will be consistent in scale with other residences
in the neighborhood.
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2. 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.
3. In addition to the existing two-car garage, the Property includes a driveway adequate
in size to accommodate parking for two additional vehicles on-site, minimizing demand
for on-street parking.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act pursuant to Section
15303 under Class 3 (New Construction or Conversion of Small Structures) of the
CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3,
because it has no potential to have a significant effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves the Modification
Permit filed as PA2024-0007, subject to the conditions set forth in Exhibit “A,” which is
attached hereto and incorporated by reference.
3. 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 NBMC.
PASSED, APPROVED, AND ADOPTED THIS 14TH DAY OF MARCH 2024
_____________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
1. The Project shall be in substantial conformance with the approved site plan, floor plans
and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. The Project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. The Applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this
Modification Permit.
4. This Modification Permit may be modified or revoked by the Zoning Administrator if
determined that the proposed uses or conditions under which it is being operated or
maintained is detrimental to the public health, welfare or materially injurious to property
or improvements in the vicinity or if the Property is operated or maintained to constitute
a public nuisance.
5. This approval shall expire and become void unless exercised within 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 NBMC.
6. Any change to the approved plans, shall require review by the Planning Division. An
amendment to or the processing of a new modification permit may be required.
7. 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.
8. Each parking space within the garage shall be permanently available and maintained
for parking purposes. The interior clear dimensions (19 feet, 2.5 inches by minimum 20
feet deep) shall be kept clear of obstructions including cabinets, shelving, or similar
that may impact the ability to adequately park two vehicles.
9. Prior to the issuance of a building permit, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
10. Should the Property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
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11. Construction activities shall comply with Section 10.28.040 (Loud and Unreasonable
Noise - Construction Activity – Noise Regulations) of the NBMC, which restricts hours
of noise-generating construction activities that produce noise to between the hours of
7 a.m. and 6:30 p.m., Monday through Friday, and 8 a.m. and 6 p.m. on Saturday.
Noise-generating construction activities are not allowed on Sundays or Holidays.
12. 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 Gagnon Residence Addition including, but not
limited to Modification Permit No. PA2024-0007. This indemnification shall include, but
not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees,
and other expenses incurred in connection with such claim, action, causes of action, suit
or proceeding whether incurred by Applicant, City, and/or the parties initiating or bringing
such proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys'
fees, and damages which City incurs in enforcing the indemnification provisions set forth
in this condition. The Applicant shall pay to the City upon demand any amount owed to
the City pursuant to the indemnification requirements prescribed in this condition.
Building Division
13. The applicant is required to obtain all applicable permits from the City’s Building Division
and Fire Department. 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.
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Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
Modification Permit
(PA2024-0007)
4515 Hampden Road
Subject Property
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Attachment No. ZA 3
Applicant’s Project Justification Letter
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Station F
Rebecca Freise, Design Principal
685 N Venice Blvd, Venice, CA 90291
rebeccafreise@gmail.com,312.498.2213
station-f.com
MODIFICATION RESPONSE MEMO DECEMBER 19, 2023
Plan Check / Job # PC2023-2648
Plan Checker:Jerry Arregui
Owners:Kris and Julie Gagnon
Project Location: 4515 Hampden Rd
Corona Del Mar, CA 92625
Description
The current project’s scope of work is a 812 square foot addition to the existing single family dwelling. The
existing garage interior rough dimension is 20’-6 1/2” deep by 19’-2 1/2” wide. The property is 80’ x 160’.
Based on zoning requirements, we are 9 1/2 inches short of the required interior garage width for this size of
an addition.
We’d like to apply for modification of zoning based on the required findings below and for the fact that the
current scope of work does not include a change to the existing garage walls, roof over garage, driveway,
curb cut, front landscape, or front security block wall & hedge that attaches to the garage. The owners are
also able to park 2 cars in the existing garage structure.
Please take into consideration these qualifications.
Justification and Required Findings:
Pursuant to 20.52.050 E., the Zoning Administrator may approve or conditionally approve a Modification
Permit if, on the basis of the application, materials, plans, and testimony (orally and/or in writing) submitted, if
all of the following findings first can be made:
1. The requested modification will be compatible with existing development in the neighborhood;
Response: Project address is located within an HOA. HOA is concerned with maintaining approved building
color, finishes and landscape. The existing garage has enough room for two cars to park inside. The HOA
has approved the plans as submitted.
2. 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;
Response: The existing garage protrudes forward from the main house, therefore has three exterior walls.
The south side of the garage is on the minimum setback line, so the only direction to expand the width is to
the north into the existing secured front garden area. This affects alignment of the existing driveway, shortens
the existing eave, and requires demolition of the existing block security wall and landscape that is to the north
of the garage. The owners are also able to park 2 cars in the existing garage structure.
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3. 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;
Response: Moving the garage’s north wall 9.5” changes the eaves, garage slab/footings, plumbing that exists
along that north side, and adds new shingle siding to match existing. The minor movement of the wall doesn't
justify the added cost and waste in material. And the function of the garage still remains the same as a 2-stall
parking garage.
4. 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; and
Response: a) As an alternative, changing the scope of work to a less than 10% addition would terminate the
project. The existing house is 2663 square feet (permit record 495543_0076-2004), therefore the addition
would be limited to 266 square feet compared to the 812 square feet that is being requested.
b) Expanding the garage 9.5” to the north would need additional HOA approval because landscape and
finishes would have to be modified in the front. The off-centered garage door and driveway may not appeal to
the HOA and neighborhood.
5. 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.
Response: The granting of the modification would not be detrimental to public health, safety, or welfare to the
occupants of the property, nearby properties or the city. The existing structure without modification is a fully
functioning 2 car garage that has been in place for 30 years.
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Attachment No. ZA 4
Project Plans
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March 14, 2024, Zoning Administrator Item 2 Comments
These comments on a Newport Beach Zoning Administrator agenda item are submitted by:
Jim Mosher (jimmosher@yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229).
Item No. 2. Gagnon Residence Modification Permit (PA2024-0007)
Subsection 1.2 of the proposed resolution appears to contain a typo: “The existing garage
provides the minimum required depth of 20 feet; however, the existing width is substandard at
19 feet, 2.5 inches, where the Zoning Code requires a minimum depth width of 20 feet.”
Subsection 1.2 goes on to say “the Applicant proposes an addition of more than 10%” but does
not state how many square feet of addition is proposed or why that requires a modification
permit (i.e., what code section this implicates). While the answers are revealed within the Facts
in Support of Findings of Section 3, doesn’t Section 1 normally include a project description
(compare the somewhat more complete Item 4 on the present agenda)?
The staff report (page 3) says “In addition to being nonconforming due to parking dimensions,
the existing structure is considered legal nonconforming for setbacks, as the side setback is 5
feet, 6 inches, where 6 feet is required by the Zoning Code,” but Section 1 does not disclose this
or explain why only the garage width nonconformity impacts the approval process.
Apparently, per NBMC Sec. 20.38.060, the garage dimensions nonconformity triggers the need
for additional review at a 10% of greater addition threshold, whereas, per NBMC Sec. 20.38.040
the setback nonconformity would do so only with a more than 50%, or possibly 75%, addition
(which is less than is being requested here)?
Zoning Administrator - March 14, 2024 Item No. 2a - Additional Materials Received
Gagnon Residence Modification Permit (PA2024-0007)