HomeMy WebLinkAbout03_Hyman Residence CDP_PA2024-0112
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
August 29, 2024
Agenda Item No. 3
SUBJECT: Hyman Residence (PA2024-0112)
Modification Permit
SITE LOCATION: 909 Almond Place
APPLICANT: Tyler Wilson
OWNER: Daniel Hyman
PLANNER: Laura Rodriguez, Planning Technician
949-644-3216, lrodriguez@newportbeachca.gov
LAND USE AND ZONING
• General Plan Land Use Plan Category: RS-D (Single-Unit Residential Detached)
• Zoning District: R-1-6000 (Single-Unit Residential)
PROJECT SUMMARY
A request for a modification permit to allow an addition to an existing two-story, single-unit
dwelling with a garage that is considered legal nonconforming due to its interior dimensions.
The Applicant proposes a 680 square foot addition (12%) to an existing nonconforming
single-unit dwelling where the Zoning Code limits additions to 10% of the existing gross floor
area when the required parking dimensions are not provided. The existing nonconforming
garage measures approximately 27 feet 8 inches wide by 20 feet deep, where the Zoning
Code requires minimum dimensions of 28 feet 3 inches wide and 20 feet deep.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to 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, because it has no potential to have a significant effect on the
environment; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving a modification permit
filed as PA2024-0112 (Attachment No. ZA 1).
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Hyman Residence (PA2024-0112)
Zoning Administrator, August 29, 2024
Page 2
DISCUSSION
Land Use and Development Standards
• The subject property is in the R-1-6000 Zoning District, which provides for single-unit
residential development and is consistent with the City’s General Plan and Zoning
Code. The property is developed with a two-story, 5,520-square-foot single-unit
dwelling, including an attached garage. The R-1-6000 Zoning District limits site
coverage to 60%. The project includes an addition of 680 square feet for a total
gross floor area of 6,200 square feet, and 29% site coverage.
• The existing interior clear dimensions of the property’s three-car garage is
approximately 27 feet 8 inches wide by 20 feet deep. These interior clear
dimensions were approved when the existing residence went through an extensive
remodel and addition in 2001. However, due to updated Zoning Code development
standards, a three-car garage requires 28 feet 3 inches wide by 20 feet deep
interior clear dimensions.
• The property currently consists of one legal lot developed with a single-family
residence. The neighborhood is predominantly developed with one- and two-story,
single-family residences. The addition will allow for additional living area to the
kitchen for a butler’s pantry, remodel of an existing powder bath to a wine room, a
new gym, and the expansion of two existing bedrooms on the second floor. The
project complies with all applicable development standards, including height,
setbacks, and floor area limit. The proposed design, bulk, and scale of the
development will not appear out of character from the surrounding properties within
the neighborhood.
• NBMC Subsection 20.38.030(C) (Determination of Nonconformity) defines a “legal
nonconforming structure” as any structure that was lawfully erected but does not
conform with the current development standards for the zoning district in which it
is located by reason of adoption or amendment of the Zoning Code. The subject
property is considered legal nonconforming due to the substandard interior garage
dimensions. The existing nonconforming garage measures approximately 27 feet 8
inches wide by 20 feet deep, where the Zoning Code requires minimum dimensions
of 28 feet, 3 inches wide and 20 feet deep.
• NBMC Subsection 20.38.060(A)(2) (Nonconforming Parking - Residential) 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
a 680 square foot addition (12% of the existing gross floor area) and leaving the
garage dimensions unchanged.
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Hyman Residence (PA2024-0112)
Zoning Administrator, August 29, 2024
Page 3
• The proposed parking configuration will continue to accommodate the parking of
three vehicles within the garage and fulfills the intent of the Zoning Code. Demand
for on-street parking in the neighborhood is not anticipated to increase as a result
of the project.
• 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(A) (Nonconforming Parking - Residential) and extending the
existing garage walls. If the Applicant was to modify the garage walls, then it will
require reframing the garage. Additionally, the intent of the project is to provide for
more living area for the family, a redesign to reduce the size of the addition to 192
square feet and extending the garage walls significantly impact the objectives of
the project and would not provide similar benefits to the applicant.
ENVIRONMENTAL REVIEW
This project is exempt from California Environmental Quality Act (CEQA) pursuant to
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,
because it has no potential to have a significant effect on the environment. The proposed
project includes a 608 square-foot addition and remodel to an existing single-family
residence with nonconforming interior parking dimensions.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all property owners
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.
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Hyman Residence (PA2024-0112)
Zoning Administrator, August 29, 2024
Page 4
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:
____________________________
Laura Rodriguez, Planning Technician
DL/lr
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant’s Project Justification Letter
ZA 4 Project Plans
4
Attachment No. ZA 1
Draft Resolution
5
RESOLUTION NO. ZA2024-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, APPROVING A MODIFICATION
PERMIT OF A 12% ADDITION LOCATED AT 909 ALMOND
PLACE (PA2024-0112)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Tyler Wilson (Applicant), for 909 Almond Place (Property), and
legally described as Lot 13 in Tract 4705 of the Eastbluff Development, requesting
approval of a modification permit.
2.The Applicant proposes a 680 square foot, 12% addition to an existing nonconforming
single-unit dwelling where the Zoning Code limits additions to 10% of the existing gross
floor area when the required parking dimensions are not provided. The existing
nonconforming garage measures approximately 27 feet, 8 inches wide by 20 feet deep,
where the Zoning Code requires minimum dimensions of 28 feet 3 inches wide and 20 feet
deep.
3.The Property is designated as 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 not located within the coastal zone.
5.A public hearing was held on August 29, 2024, online via Zoom. A notice of the 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 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 to existing structures up to 50% of the floor area before
the addition, or 2500 square feet, whichever is less. The Project is a 680 square-foot
addition to an existing single-unit dwelling in a developed neighborhood and is not within
an environmentally sensitive area.
6
Zoning Administrator Resolution No. ZA2024-###
Page 2 of 6
SECTION 3. REQUIRED FINDINGS.
By Section 20.52.050(E) (Modification Permits – Required Findings) of the Newport Beach
Municipal Code (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 surrounding neighborhood is comprised of one- and two-story single-unit dwellings.
The Modification Permit will allow an addition to the existing two-story, single-unit
dwelling, which is compatible with other properties in the neighborhood. The Project
includes additional floor area to the kitchen for a butler’s pantry, interior remodel of an
existing powder bath to a wine room, new gym, and expansion of two existing bedrooms
on the second floor. There is no change to the density or intensity as a result of the
Project.
2.The proposed addition will result in a total floor area of 6, 200 square feet (including the631-square-foot garage). The resulting bulk and scale of the Project is compatible with
other single-unit dwellings within the neighborhood.
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.In 2001, the existing residence underwent a significant remodel and addition, during
which the original 3-car garage was retained, with interior clearances of approximately
27 feet 8 inches wide by 20 feet deep. However, updated Zoning Code development
standards require 28 feet, 3 inches wide by 20 feet deep, which makes dimensions of
the existing 3-car garage considered legal nonconforming.
2.NBMC Subsection 20.38.030(C) (Nonconforming Uses and Structures – Determination
of Nonconformity) defines a “legal nonconforming structure” as any structure that was
lawfully erected but does not conform with the current development standards for the
zoning district in which it is located by reason of adoption or amendment of the Zoning
Code. As previously noted, the existing nonconforming garage measures approximately
27 feet, 8 inches wide by 20 feet deep, where the Zoning Code requires minimum
dimensions of 28 feet 3 inches wide and 20 feet deep.
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Zoning Administrator Resolution No. ZA2024-###
Page 3 of 6
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 3
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.Facts in Support of Finding B are hereby incorporated by reference.
2.Relocating the interior walls 7 inches to the West or East to achieve the 28-foot 3-inch
clear width would encroach into the existing guest living room, bedroom, entry way, and
stair access to the second level. These encroachments are contrary to the purpose of
the Project and would be costly to alter.
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.Fact 2 of Finding C is hereby incorporated by reference.
2.The intent of the Project is to provide additional living area on the second floor, including
the expansions of two existing bedrooms on the second floor. A redesign to reduce the
size of the addition to 192 square feet will significantly impact the objectives of the
Project and would not provide similar benefits to the homeowner.
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.
8
Zoning Administrator Resolution No. ZA2024-###
Page 4 of 6
Facts in Support of Finding:
1.The Project conforms to all applicable development standards, including floor area limit,
setbacks, height, and will provide adequate protection for light, air, and privacy. The
Project is consistent in scale with other dwellings in the neighborhood.
2.The Project maintains more than the minimum 3-foot side yard for fire access in
accordance with Zoning Code Section 20.30.110 (Setbacks Regulations and
Exceptions), Subsection A(1)(c).
3.The approval of this Project is conditioned such that the Applicant is required to obtain
all necessary permits in accordance with the Building Code and other applicable Codes.
4.The Property includes a driveway adequate in size which measures approximately 28
feet wide by 14 feet deep 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 under Section 15301
under Class 1 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 PA2024-0112,
subject to the conditions outlined 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 a call for review is filed with the
Community Development Director by the provisions of Title 20 Planning and Zoning, of
the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 29TH DAY OF AUGUST 2024.
_____________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
9
Zoning Administrator Resolution No. ZA2024-###
Page 5 of 6
EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project specific conditions are italicized)
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. A material violation of
any of those laws in connection with the use may be caused the 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 so as to
constitute a public nuisance.
5.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.
6.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.
7.Demolition beyond the approved scope of work requires planning division approval before
the commencement of work. Approval of revisions to project plans is not guaranteed. Any
changes in the current scope of work may require the entire structure to be demolished
and redeveloped in conformance with the current Zoning Code Development Standards.
8.Each parking space within the garage shall be permanently available and maintained
for parking purposes. The interior clear dimensions (27 feet 8 inches wide by 20 feet
deep) shall be kept clear of obstructions including cabinets, shelving, or similar that may
impact the ability to adequately park three vehicles.
9.Prior to the issuance of a building permit, the Applicant shall submit to the Planning
Division an additional copy of the approved architectural plans for inclusion in the
Modification Permit file. The plans shall be identical to those approved by all City
departments for building permit issuance. The approved copy shall include architectural
sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall
10
Zoning Administrator Resolution No. ZA2024-###
Page 6 of 6
accurately depict the elements approved by this Modification Permit and shall highlight
the approved elements such that they are readily discernible from other elements of the
plans.
10.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.
11.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.
12.To the fullest extent permitted by law, the Applicant shall indemnify, defend and hold
harmless the City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any 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 Hyman Residence including, but not limited to,
Modification Permit No. PA2024-0112. This indemnification shall include, but not be
limited to, damages awarded against the City, if any, costs of suit, attorney’s fees, and
other expenses incurred in connection with such claim, action, causes of action, suit, or
proceeding whether incurred by the Applicant, City, and/or the parties initiating or bringing
such proceeding. The Applicant shall indemnify the City for all the City's costs, attorneys'
fees, and damages that which City incurs in enforcing the indemnification provisions
outlined in this condition. The Applicant shall pay to the City upon demand any amount
owed to the City under the indemnification requirements prescribed in this condition.
Fire Division
13.Fire sprinkler plans and calculations shall be submitted to NBFD for review for the
addition.
11
Attachment No. ZA 2
Vicinity Map
12
VICINITY MAP
Modification Permit No. PA2024-0112
909 Almond Place
Subject Property
13
Attachment No. ZA 3
Applicant’s Project Justification Letter
14
TYLER WILSON ARCHITECTS
1376 FILLMORE ST. #5372 TWIN FALLS, ID 83301
TYLER@TWILSONARCH.COM
CELL: 208.818.6040
MODIFICATION PERMIT
909 Almond Pl.
Newport Beach CA 92660
PC2024-0706
Client: Daniel & Vivien Hyman
Date: 06/19/24
PROJECT DESCRIPTION AND JUSTIFICATION
We are proposing a remodel to a single-family home at 909 Almond Place and the existing (3)
car garage is 7" narrower than the required parking standards and we are filing for a
modification permit to allow the project to exceed the 10% max addition. The project has an
addition of 680 s.f. proposed and the 10% max due to an existing nonconforming garage
dimension is 488 s.f. The existing garage has a double door and single door configuration and
can house three cars. The existing condition of the garage layout has remained the same since
the approval of PC2001-2000. Due to the home's current floor plan, widening the garage would
negatively impact multiple living spaces and would be very costly to alter.
iy
Attachment No. ZA 4
Project Plans
16
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CL
TRACT NO. 4705
M.M. 186/31-35
LOT 13
LOT 14
LOT 15
LOT 12
GRAPHIC SCALE
PAUL D. CRAFT, P.L.S. 8516 DATE
NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYINGDOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED.
LICENSE RENEWAL DATE 12/31/24
PAUL D OMINICK
CRAFTPROFESSIONALLANDSURVEYOR
LEGEND
EXISTING ELEVATION( )
AC ASPHALT PAVEMENT
TEMPORARY BENCHMARKTBM
BLOCK WALL
LC CENTERLINE
GM GAS METER
FS
FL
FINISHED SURFACE
FLOWLINE
SET ON A LEAD & TAGSTAMPED LS 4653
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SEWER MANHOLESMH
ELEVATION = 176.34 FEET
FF FINISH FLOOR
NG NATURAL GROUND
TOP OF DRIVEWAY XTX
SEARCHED, FOUND NOTHING; SETNOTHING
EG
WATER METERWM
WOOD FENCE (WDF)
WROUGHT IRON FENCE (WIF)
VICINITY MAP
BASIS OF BEARINGS
THE BEARINGS SHOWN HEREON ARE BASED ON THECENTERLINE OF ALTA VISTA DRIVE HAVING A BEARING OFN06°47'00"W PER TRACT NO. 4705, M.M. 186/31-35.
BENCHMARK INFORMATION
TITLE REPORT/EASEMENT NOTES
NO TITLE REPORT PROVIDED
LEGAL DESCRIPTION
REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA AND ISDESCRIBED AS FOLLOWS:
LOT 13 IN TRACT NO. 4705, IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA AS PER MAPRECORDED IN BOOK 186, PAGES 31-35, OF MISCELLANEOUSMAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAIDCOUNTY.
BENCHMARK NO: 3N-43-70
DESCRIBED BY OCS 2002 - FOUND 3 3/4" ALUMINUMOCS BENCHMARK DISK STAMPED "3N-43-70" SET INTHE TOP OF A 6 IN. BY 6 IN. CONCRETE POST.MONUMENT IS LOCATED ALONG THENORTHWESTERLY SIDE OF JAMBOREE ROAD, 0.2MILE SOUTHWESTERLY OF THE INTERSECTION OFBISON AVENUE AND 60 FT. NORTHWESTERLY OFTHE CENTERLINE OF JAMBOREE ROAD, 1.5 FT.BEHIND BACK OF SIDEWALK. MONUMENT IS SET UP0.7 FT. ABOVE SIDEWALK.
ELEVATION: 215.788 FEET (NAVD88), YEAR LEVELED 1999
CONCRETE SURFACE
GRASSACU AIR CONDITION UNIT
BBQ BARBEQUE
EDGE OF GUTTER
FFG FINISH FLOOR GARAGE
FP FIRE PLACE
PA PLANTER AREAPEQ POOL EQUIPMENTRR RAIL ROAD
SEWER CLEANOUTSCO
TOP OF WALLTW
TOP OF DECKTDTOP OF CURBTC
FOUND MONUMENT AS NOTEDHEREON
PAUL D. CRAFT, P.LRARLICENSE RRENEWALE
12/6/2023
21
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31
From:Jim Mosher
To:CDD
Subject:Public comment on ZA Item 3 (Hyman Residence, PA2024-0112 - 8/29/2024 meeting)
Date:August 28, 2024 12:44:55 PM
Fact 3.B.2 on handwritten page 7 ends by saying "the Zoning Code requires minimum
dimensions of 28 feet 3 inches wide and 20 feet deep."
It would have been helpful to cite what section of the Zoning Code this requirement
can be found in.
Table 3-14 (Minimum Interior Dimensions) in NBMC Subsection 20.40.090 (ParkingStandards for Residential Uses) provides standards only for one- and two-car
garages.
I cannot find the standards for three-car residential garages.
-- Jim Mosher
Zoning Administrator - August 29, 2024 Item No. 3a - Additional Materials Received Hyman Residence CDP (PA2024-0112)