HomeMy WebLinkAboutNaval Residence (PA2002-007)�rEaroR, CITY OF NEWPORT BEACH
PLANNING DEPARTMENT
z 3300 NEWPORT BOULEVARD
oaN'' NEWPORT BEACH, CA 92658
(949) 644 -3200; FAX (949) 644 -3229
Hearing Date:
Agenda Item.:
Staff Person:
Appeal Period:
REPORT TO THE PLANNING COMMISSION
PROJECT: Navai Residence (PA2002 -007)
1201 Kings Road
May 9, 2002
2
James Campbell
(949)644 -3210
14 days from final
SUMMARY: Amendment to a previously approved Variance where a 1 and 2
story addition to an existing single family dwelling would exceed
the 24 -foot height limit, ranging from 1 foot to 9 feet. The
modified project would further exceed the 24 -foot height limit
ranging from 1 to 10.17 feet.
RECOMMENDED
ACTION: Approve, Modify or Deny Variance No. 2002 -002.
Discussion
This item was continued from the March 21, 2002 and April 4, 2002 meetings at the request of the
applicant. No discussion of the item took place at the previous meetings.
It was previously reported that a second exit from the proposed addition is required pursuant to the
Building Code, as the structure will be three stories with the third level over 500 square feet. The
applicant considered design alternatives where a second exit would be incorporated. The applicant
does not wish to provide a second exit and now proposes to apply for a building code modification.
At the direction of the Building Department, the applicant will agree to install a fire sprinkler and
alarm system for the entire residence in lieu of providing the second exit. The applicant requests
that the Planning Commission consider the project as presently designed. The applicant understands
that if he concludes that the sprinkler /alarm option is physically or economically infeasible in the
future, an external staircase will require review by the Planning Commission.
The sprinkler and alarm system requirement necessitates the following additional condition of
approval:
"11. In lieu of providing a second exit from the third level of the residence, the entire residence
shall be provided with a fire sprinkler and fire alarm system designed and installed to the
satisfaction of the Building and Fire Departments. All applicable permits shall be obtained
from the Building and Fire Departments for the sprinkler and alarm systems. If a second
exit is provided, thereby eliminating the requirement for the sprinkler and alarm systems,
the exit shall be within the exterior walls of the proposed addition."
Recommendation
Staff recommends that the Planning Commission take public testimony and take whatever action is
deemed appropriate. The Commission has the option to approve the project as designed by re-
affirming the findings and conditions of approval previously adopted. Staff has restated the findings
and conditions in the attached draft resolution for consideration (Exhibit No. 3 of the attached
March 21, 2002 report). Two changes to the conditions are requested; Condition No. 1 has been
amended to make reference to the new plans and Condition No. 11 as stated above needs to be
added.
Should the Commission find that the changed project is detrimental to the area due to a
diminishment of views, the Commission has the option of denying the applicant's request by
making the suggested findings contained in Exhibit No. 6 of the attached March 21, 2002 report.
Staff has received one letter of opposition from a resident across the street (Exhibit No. 1). If the
present request is denied, the applicant would still retain the ability to construct the previously
approved project subject to the findings and conditions of approval. Lastly, the Commission has the
option to modify the request.
Submitted by:
PATRICIA L. TEMPLE
Planning Director
Exhibits
1. Letter of opposition received May 1, 2002.
2. Staff Report dated April 4, 2002
Prepared by:
JAMES W. CAMPBELL
Seri r Planner
av
3. Staff Report dated March 21, 2002 (with attachments)
Navai Residence (PA2002 -007)
March 21, 2002
Page 2
Rod Millen
1310 Kings Road
Newport Beach, California 92663
949 -548 -9131
April 30, 2002
Newport Beach City Council
Planning Department
3300 Newport Blvd.
City of Newport Beach
Newport Beach, California 92663
RECEIVED BY
PLANNING DEPARTMENT
CITY
AM MAY 01 2002 PM
418181iuIi,11G;iIC13141S16
Re: Homeowners request for variance: 1201 Kings Road #2002 -002
(PA2002 -002)
Dear Mayor and Council Members,
1 own the property across the street from the property in question. I, along with
all the neighbors, have consistently built and made home improvements abiding
by all City regulations, City ordinances and height restrictions.
A variance for an increased height would greatly impact the view from my
property.
I am opposed to the granting of a variance. If such a modification would be
approved, it would grant an approval to one homeowner that was denied to
others and be considered discriminatory.
It is always difficult to be a person who protests a neighbors desires, however,
the request for extended height of their building is unreasonable and I request
the Council to deny their application.
Your great commitment to the City of Newport Beach is admirable and greatly
appreciated.
espectlully,
Rod Millen
Exhibit No. 1
3