HomeMy WebLinkAbout02_Zak Residence Modification Permit_PA2025-0051CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
May 29, 2025
Agenda Item No. 2
SUBJECT: Zak Residence (PA2025-0051)
▪Modification Permit
SITE LOCATION: 34 Castaways North
APPLICANT: Oscar Almendaraz
OWNER: Pete Zak
PLANNER: Melinda Whelan, Assistant Planner
949-644-3221 mwhelan@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: Single Unit Residential Detached (RS-D)
•Zoning District: PC43 (Upper Castaways)
•Coastal Land Use Plan Category: Single Unit Residential Detached (RSD-A) (0.0 -
5.9 DU/AC)
•Coastal Zoning District: PC43 (Upper Castaways)
PROJECT SUMMARY
The applicant requests a modification permit to allow an addition to an existing single-unit
dwelling that is greater than 10% of the existing square footage. The existing single-unit
dwelling is nonconforming due to the dimensions of the existing garage. Title 20 (Planning
and Zoning) of the Newport Beach Municipal Code (NBMC) limits additions to a maximum
of 10% of the existing gross floor area when a residence has nonconforming parking. The
addition includes 390 square feet on the first floor and 710 square feet on the second
floor (1,100 square feet total), which is a 24% addition. The addition otherwise complies
with all applicable development standards and no other deviations are requested.
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 the Modification Permit
filed as PA2025-0051 (Attachment No. ZA 1).
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Zak Residence Modification Permit (PA2025-0051)
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DISCUSSION
Land Use and Development Standards
• The subject property is in the Upper Castaways Planned Community Zoning District
(PC 43), 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, 4,640-square-foot single-unit dwelling, including an attached two-car garage
and a one-car garage. PC 43 does not limit the maximum allowed square footage
but includes a height limit and minimum setbacks. The project includes an addition
of 1,100 square feet for a total gross floor area of 5,740 square feet.
• PC 43 requires a minimum of two garage parking spaces per unit, with the size of
the garage specified by the residential parking standards of the Newport Beach
Municipal Code (NBMC) Section 20.40.090.A (Parking Standards for Residential
Uses). The subject lot is greater than 40 feet wide and requires a two-car garage
with minimum dimensions of 20 feet wide by 20 feet deep or two one-car garages
that are 10 feet wide by 20 feet deep.
• The existing interior clear dimensions of the two-car garage is 20 feet, 1 inch wide by
18 feet 10-inches-deep; and the one-car garage is 10 feet wide by 17 feet, 3 inches
deep. These interior clear dimensions were approved with the original construction
of the dwelling. However, due to the updated Zoning Code development standards
of 20 feet wide by 20 feet deep interior clear dimensions (two-car garage) and 10
feet wide by 20 feet deep interior clear dimensions (single-car garage), the existing
dwelling is legal nonconforming. Neither garage meets the minimum depth
requirement.
• The property currently consists of one legal lot developed with a single-unit dwelling.
The neighborhood is predominantly developed with one- and two-story, single-unit
dwellings. The addition on the first floor will allow for a new butler’s pantry and a
new lounge area off of the kitchen. The addition on the second floor includes
bathrooms, an office, a new laundry room and a closet. The project complies with
all applicable development standards, including height, setbacks and floor area
(no maximum floor area within the PC regulations). 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 existing
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structure is considered legal nonconforming as it was legally permitted, but is now
nonconforming due to the substandard interior garage dimensions. At the time of
construction in 1997, there were no minimum size requirements for parking spaces.
• 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 1,100 square foot addition (24% of the existing gross floor area) and leaving the
garage dimensions unchanged. Therefore, a modification permit is required for this
request.
• 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, although a substandard space, the existing one-car garage does
provide an additional parking space for a smaller vehicle. PC 43 also requires two
guest spaces be provided on driveways with a minimum depth of 20 feet. The
existing driveway is 20 feet in depth by 20 feet wide and provides two uncovered
guest spaces. 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) or extend the existing
garage walls. Modifying the garage wall of the two-car garage is not feasible
because it will require removing the powder bathroom and reframing the garage,
which is not part of the project scope. Modifying the one-car garage is restricted
as the garage is oriented perpendicular to the side property line with the existing
exterior wall already abutting the setback line. Furthermore, the entry of the one-
car garage could not be pushed out because it would obstruct the existing entrance
to the dwelling. Additionally, the intent of the project is to provide more living area
for the residents. A redesign to reduce the size of the addition to 464 square feet
(i.e. 10% addition) or extend the garage walls significantly impact the objectives of
the project and would not provide similar benefits to the applicant.
• The project is exempt from requiring a coastal development permit because it
includes an addition located on a property greater than 300 feet from the inland
extent of any beach or the mean high tide line of the sea.
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Zak Residence Modification Permit (PA2025-0051)
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ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) 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 exemption includes additions to existing
structures up to 50% of the floor area before the addition, or 2,500 square feet, whichever
is less. The proposed project includes a 1,100 square-foot addition and remodel to an
existing single-family residence with nonconforming interior parking dimensions in a
developed neighborhood with no potential impact on the environment.
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
14 days following the date of the action. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
LAW/msw
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Justification Letter from Applicant
ZA 4 Project Plans
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Attachment No. ZA 1
Draft Resolution
5
RESOLUTION NO. ZA2025-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA APPROVING A
MODIFICATION PERMIT FOR AN ADDITION GREATER THAN
10% TO A SINGLE-UNIT DWELLING WITH A LEGAL
NONCONFORMING GARAGE LOCATED AT 34 CASTAWAYS
NORTH (PA2025-0051)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Oscar Almendarez, concerning property located at 34
Castaways North, and legally described as Lot 44 in Tract 15012 requesting approval of a
modification permit.
2.The applicant requests a modification permit to allow an addition to an existing single-unit
dwelling that is greater than 10% of the existing square footage. The existing single-unit
dwelling is nonconforming due to the dimensions of the existing garage. Title 20 (Planning
and Zoning) of the Newport Beach Municipal Code (NBMC) limits additions to a maximum
of 10% of the existing gross floor area when a residence has nonconforming parking. The
addition includes 390 square feet on the first floor and 710 square feet on the second floor
(1,100 square feet total), which is a 24% addition. The addition otherwise complies with all
applicable development standards and no other deviations are requested.
3.The subject property is designated Single Unit Residential Detached (RS-D) by the
General Plan Land Use Element and is located within the PC43 (Upper Castaways) Zoning
District.
4.The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Single Unit Residential Detached (RSD-A) (0.0 - 5.9 DU/AC) and it is located
within the PC43 (Upper Castaways) Coastal Zoning District. The project is exempt from
requiring a coastal development permit because it includes an addition located on a
property greater than 300 feet from the inland extent of any beach or the mean high tide
line of the sea.
5.A public hearing was held on May 29, 2025, 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 is exempt from the California Environmental Quality Act (CEQA) under Section
15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of
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Zoning Administrator Resolution No. ZA2025-###
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07-29-24
Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant
effect on the environment.
2. The exemption includes additions to existing structures up to 50% of the floor area
before the addition, or 2,500 square feet, whichever is less. The proposed project
includes a 1,100 square-foot addition and remodel to an existing single-family residence
with nonconforming interior parking dimensions in a developed neighborhood with no
potential impact to the environment.
SECTION 3. REQUIRED FINDINGS.
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 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 an addition on the first floor for a butler’s pantry and a lounge area off the
kitchen. The addition on the second floor includes bathrooms, an office, a laundry room
and a closet. The density or intensity does not change as a result of the Project.
2. The proposed addition will result in a total floor area of 5,740 square feet (including the
687-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. The existing interior clear dimensions of the property’s two-car garage is approximately
20 feet, 1 inch wide by 18 feet 10-inches-deep; and the one-car garage is 10 feet wide
by 17 feet, 3 inches deep. These interior clear dimensions were approved with the
original construction of the dwelling. However, due to the updated Zoning Code
development standards of 20 feet wide by 20 feet deep interior clear dimensions (two-
car garage) and 10 feet wide by 20 feet deep interior clear dimensions (single-car
garage), the existing dwelling now has nonconforming parking spaces. Neither garage
meets the minimum depth requirement.
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2. NBMC Subsection 20.38.030(C) (Determination of Nonconformity – Nonconforming
Structure) 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 existing structure is considered legal nonconforming as it was legally permitted but is
now nonconforming due to the substandard interior garage dimensions. At the time of
construction in 1997, there were no minimum size requirements for parking spaces.
3. Modifying the garage wall of the two-car garage is not feasible because it will require
removing the powder bathroom and reframing the garage, which is not part of the project
scope. Modifying the one-car garage is restricted as the garage is oriented perpendicular
to the side property line with the existing exterior wall already abutting the setback line.
Furthermore, the entry of the one-car garage could not be pushed out because it would
obstruct the existing entrance to the dwelling. These changes would significantly impact
the objectives, costs and scope of the project without benefit to the applicant.
4. 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 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. Facts in Support of Finding B are hereby incorporated by reference.
2. Relocating the interior walls 14 inches to achieve the 20-feet clear depth would eliminate
the existing powder bathroom that is part of the original construction of the single-unit
dwelling. Modifying the one-car garage depth is restricted due to the orientation of the
existing garage that is perpendicular and abutting the minimum side setback. The one-
car garage entrance is also adjacent to the existing entrance to the dwelling, leaving no
space to push out.
3. A redesign to reduce the size of the addition to 464 square feet (i.e. 10% addition) or
extend the garage walls significantly impact the objectives of the project and would not
provide similar benefits to the applicant. These alternatives would be contrary to the
purpose of the Project and would be costly to implement.
Finding:
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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 areas on the first level towards the
middle and rear of the existing structure; and on the second level second floor
reorienting and adding bathrooms and adding an office and laundry room. A redesign to
reduce the size of the addition to 464 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.
Facts in Support of Finding:
1. The Project conforms to all applicable development standards, including floor area limit,
setbacks, and 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 three-foot side yard for emergency access
in accordance with NBMC 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 20 feet wide by 20 feet
deep to accommodate parking for the two guest parking spaces per unit pursuant to the PC
43 regulations, thereby 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
15301 under Class 1 (Existing Facilities) 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.
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Zoning Administrator Resolution No. ZA2025-###
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07-29-24
2. The Zoning Administrator of the City of Newport Beach hereby approves the Modification
Permit filed as PA2025-0051, 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 MAY 2025.
_____________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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07-29-24
EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
1. The development 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 cause the revocation of this
Modification Permit.
4. This Modification Permit may be modified or revoked by the Zoning Administrator if
determined should they determine that the proposed uses or conditions under which it
is being operated or maintained are 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. The project shall require the approval of a building permit for the proposed construction.
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 before 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 (20 feet 1 inch wide by 18 feet 10
inches deep) shall be kept clear of obstructions including cabinets, shelving, or similar
that may impact the ability to adequately park two vehicles.
9. Before 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 leasing agent.
11. Construction activities shall comply with Section 10.28.040 (Construction Activity –
Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of
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Zoning Administrator Resolution No. ZA2025-###
Page 7 of 7
07-29-24
noise-generating construction activities that produce noise to between the hours of 7:00
a.m. and 6:30 p.m., Monday through Friday, and 8:00 a.m. and 6:00 p.m. on Saturday.
Noise-generating construction activities are not allowed on Sundays, or Holidays.
12. 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 Newport Beach
Municipal Code.
13. 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 Zak Residence including, but not limited to,
Modification Permit filed as PA2025-0051. 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
the 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.
Building Division Requirements
14. The building permit plans shall comply with the California Residential Code 2022.
12
Attachment No. ZA 2
Vicinity Map
13
VICINITY MAP
Modification Permit
PA2025-0051
34 Castaways North
Subject Property
14
Attachment No. ZA 3
Project Justification Letter from Applicant
15
March 14th 2025
PROJECT DESCRIPTION AND JUSTIFICATION
To Whom It May Concern,
On behalf of homeowners Pete and Kimberly Zak, residing at 34 Castaways North, I, Oscar
Almendarez, client representative, am submitting an application for a Coastal Development
Permit and a Modification Permit.
Coastal Development Permit
This project involves the expansion of the existing living space over two floors, adding a total of
1,100 square feet to the building. The new construction is intended to improve the functionality
and layout of the space, incorporating dedicated areas for media, storage, and personal living.
The project is not located on a coastal bluff, nor does it impact any views.
● Lower Floor Addition: 390 sq.ft.
● Upper Floor Addition: 710 sq.ft.
Modification Permit
The proposed modification pertains to an existing two-car garage that does not currently meet
the required zoning standards for clear dimensions of 20' x 20'. The issue is due to an existing
powder room sink that encroaches into the garage area, occupying approximately 1'–10" by
3'–4" (a total of 6 square feet). This minor encroachment results in a slight reduction of the
garage’s usable area, causing it to no longer meet the current zoning standard for a two-car
garage. The applicant seeks a modification to allow the garage to remain as-is, maintaining its
current dimensions and functional layout. The financial cost to expand the garage to meet the
zoning standard is deemed prohibitive.
Thank you for your consideration of this request. Please feel free to contact me if you require
further information or clarification.
Sincerely,
Oscar Almendarez
Applicant
951-990-4834
oz.almendarez@gmail.com
16
Attachment No. ZA 4
Project Plans
17
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26
From: Jim Mosher <jimmosher@yahoo.com>
Sent: May 28, 2025 10:26 AM
To: CDD
Subject: Comments regarding ZA Item 2 (5/29/2025 meeting)
Regarding Zak Residence Modification Permit (PA2025-0051) (Item 2 on the May 29,
2025, Zoning Administrator agenda), Statement of Facts 1.4, on handwritten page 6
(the title page of the proposed resolution) says "The project is exempt from requiring a
coastal development permit because it includes an addition located on a property
greater than 300 feet from the inland extent of any beach or the mean high tide line of
the sea."
No citation to the code is provided, and although I do not see any Coastal Act issues
with the project, I believe the conclusion that a CDP is not required is erroneous.
From its wording, I am guessing the quoted part of Statement 1.4 is based on the
exemption to CDP requirements for improvements to "Existing Single-Unit Residential
Buildings" found in NBMC Subsection 21.52.035.C.1. However, there is a series of
exceptions to the exemption.
Of relevance here, the exception in Subsection d.i requires a CDP for a greater than
10% addition to structures on "property that is located between the sea and first public
road paralleling the sea, or within three hundred (300) feet of the inland extent of any
beach or of the mean high tide of the sea where there is no beach, whichever is the
greater distance, or in significant scenic resources areas as designated by the Coastal
Commission."
This is a three part test, with the tests separated by the "or"'s I have placed in bold,
above.
The resolution correctly states that the property is more than 300 feet from the closest
beach or water, so it passes the middle test. It is also, to the best of my knowledge, not
in a significant scenic resources area designated by the Coastal Commission, so it
passes the third test. However, it quite definitely is "located between the sea and first
public road paralleling the sea," so it fails the first test.
Failing any one of the three tests means the project requires a CDP, as I believe this
one does.
Additionally, because the subject property is within a gated community it is not eligible
for the Categorical Exclusion.
If there is a provision exempting this project from the CDP requirement, the staff report
and resolution should state it, so it can be verified.
Yours sincerely,
Jim Mosher
Zoning Administrator - May 29, 2025 Item No. 2a - Additional Materials Received Zak Residence Modification Permit (PA2025-0051)
Community Development Department
CITY OF NEWPORT BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
100 Civic Center Drive
Newport Beach, California 92660
949 644-3200
newportbeachca.gov/communitydevelopment
Memorandum
To: Benjamin M. Zdeba, AICP, Zoning Administrator
From: Melinda Whelan, Assistant Planner
Date: May 28, 2025
Re: Zak Residence (PA2025-0051)
This memorandum to the Zoning Administrator is to remove Item No. 2 from the
Zoning Administrator Agenda for May 29, 2025. The item will be rescheduled for a
future agenda and re-noticed.
Zoning Administrator -May 29, 2025
Item No. 2b - Additional Materials Received
Zak Residence Modification Permit (PA2025-0051)