HomeMy WebLinkAbout2.0_Ahmed Residence_Staff Presentation_PA2024-0013AHMED RESIDENCE(PA2024-0013)
COASTAL DEVELOPMENT PERMIT AND VARIANCE
Planning Commission, Public Hearing
June 20, 2024
Jenny Tran, Assistant Planner
949-644-3212,
jtran@newportbeachca.gov
Planning Commission - June 20, 2024 Item No. 2a - Additional Materials Presented at the Meeting Ahmed Residence (PA2024-0013)
PROJECT DESCRIPTION
•Coastal Development Permit
•Demolition of existing single-unit dwelling
•Construction of new single-unit dwelling
•Variance
•Over-height entry stairs in the side setback
•Located within VE Flood Zone
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Planning Commission - June 20, 2024 Item No. 2a - Additional Materials Presented at the Meeting Ahmed Residence (PA2024-0013)
VE FLOOD ZONE
•Special flood hazard zone designated by Federal Emergency Management Agency (FEMA)
•Effective March 21, 2019
•Requires elevated buildings and open design to allow water to flow below the floor system
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Planning Commission - June 20, 2024 Item No. 2a - Additional Materials Presented at the Meeting Ahmed Residence (PA2024-0013)
VE FLOOD ZONE
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Subject Property
Planning Commission - June 20, 2024 Item No. 2a - Additional Materials Presented at the Meeting Ahmed Residence (PA2024-0013)
PROJECT LOCATION
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3100 West
Oceanfront
Public
Boardwalk
Planning Commission - June 20, 2024 Item No. 2a - Additional Materials Presented at the Meeting Ahmed Residence (PA2024-0013)
PROJECT STANDARDS
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Development Feature Required Proposed
Setbacks (min.) *
Front (West Ocean Front)
Rear (Alley)
Left Side (West)
Right Side (East)
5 feet
5 feet
3 feet
3 feet
5 feet
5 feet
3 feet
3 feet
Height (max.)
Flat Roof
Sloped Roof
24 feet
29 feet
24 feet
29 feet
Floor Area Limit (max.)3,040 sq. feet 3,039 sq. feet
Parking (min.)2 spaces 2 spaces
3rd Floor Stepbacks 15 feet 15 feet
* Project includes Variance request for setback encroachments
for stairs
Planning Commission - June 20, 2024 Item No. 2a - Additional Materials Presented at the Meeting Ahmed Residence (PA2024-0013)
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Existing
Grade
(<11’)
Base Flood
Elevation (15’)1’ Freeboard Finished Floor
(17.5’)
Top of Ridge
(46.50’ or 29’)
PROJECT DESIGN Planning Commission - June 20, 2024 Item No. 2a - Additional Materials Presented at the Meeting Ahmed Residence (PA2024-0013)
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~6’ to top of landing
• Entry stairs in the side setback
•NBMC allows stairs in the side setback with max height of 18”
•Project proposes ~6’ to top of landing
VARIANCE REQUEST
Portion of stairs in front setback comply
with the maximum allowed height of 42”
Planning Commission - June 20, 2024 Item No. 2a - Additional Materials Presented at the Meeting Ahmed Residence (PA2024-0013)
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Front Entry Stairs
Side Entry
Stairs
Portion of stairs in front setback comply
with the maximum allowed height of 42”
31st Street
SITE PLAN VIEW Planning Commission - June 20, 2024 Item No. 2a - Additional Materials Presented at the Meeting Ahmed Residence (PA2024-0013)
FINDINGS
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•VE Flood Zone requires a raised elevation, and internal stairs would reduce livable floor area
• Stairs provide direct access to boardwalk and 31st Street
•Designed with open material to reduce visual impact
•Designed with low walls and landscaping along 31st Street to reduce visual impact
Planning Commission - June 20, 2024 Item No. 2a - Additional Materials Presented at the Meeting Ahmed Residence (PA2024-0013)
PENDING ZC AND LCP AMENDMENT
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•Eliminates need for future variances
•Addresses access issues in VE Zone•Project design complies with pending ZC/LCP Amendment if approved by Coastal Commission
•Initiated by City Council on March 26, 2019•Previous community meetings conducted
•Planning Commission recommended City Council adoption on May 4, 2023
•City Council adopted ordinance on June 27, 2023
•Pending hearing date with Coastal Commission
Planning Commission - June 20, 2024 Item No. 2a - Additional Materials Presented at the Meeting Ahmed Residence (PA2024-0013)
RECOMMENDED ACTION
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•Conduct a public hearing
•Find this project exempt from CEQA pursuant
to Class 3 of the CEQA guidelines
•Adopt Resolution No. PC2024-013 approving the Coastal Development Permit and Variance
Planning Commission - June 20, 2024 Item No. 2a - Additional Materials Presented at the Meeting Ahmed Residence (PA2024-0013)
QUESTIONS AND DISCUSSION
Jenny Tran, Assistant Planner
949-644-3212, jtran@newportbeachca.gov
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Planning Commission - June 20, 2024 Item No. 2a - Additional Materials Presented at the Meeting Ahmed Residence (PA2024-0013)