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HomeMy WebLinkAbout3.0 - Miramar Drive Code Amendment - PA2013-211CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT November 21, 2013 Agenda Item 3 SUBJECT: Miramar Drive Code Amendment - (PA2013 -211) 2022, 2026, 2032, 2034, 2038, and 2042 Miramar Drive Code Amendment No. CA2013 -006 APPLICANT: City of Newport Beach PLANNER: Jaime Murillo, Senior Planner (949) 644 -3209, jmurillo @newportbeachca.gov PROJECT SUMMARY A Zoning Code Amendment to change the rear alley setback for six properties from 6 feet to 0 feet, consistent with the standard rear alley setback for other properties in the City when located adjacent to a minimum 20- foot -wide alley. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. _ approving Code Amendment No. CA2013 -006 (Attachment No. PC 1). Project Setting The subject amendment affects six properties located on the Balboa Peninsula that abut a 30- foot -wide alley. The lots are zoned Single -Unit Residential (R -1), which is intended to provide for detached single - family residential dwelling units. Four of the six lots are interior lots and measure approximately 35 feet wide by 70 feet deep, resulting in a lot area of approximately 2,450 square feet. The remaining two lots are on the corners and measure approximately 40 feet wide by 70 feet deep, resulting in a lot area of approximately 2,800 square feet. Miramar Drive Code Amendment November 21, 2013 Page 2 VICINITY MAP 31u e8, !lld1l� � n �..,... IJue f Subject Lots b r p o ws cu � N sC2 sit N r 'y N ly, N h m I • (�ry iN. i ,1 G N "AVc b •�. M1 h. ( �' N M1 pm N N� N N h N ry IL GENERAL PLAN ZONING 1 40 W 410 RSY p q fM ao. @t _ i 4. LOCATION GENERAL PLAN-1 ZONING CURRENT USE ON -SITE Single -Unit Residential Detached RS -D Single -Unit Residential R -1 Single -Unit Dwellings SURROUNDING J RS -D R -1 Single-Unit Dwellings Miramar Drive Code Amendment November 21, 2013 Page 3 Background & Project Description The standard rear setback for properties zoned R -1 abutting a minimum 20- foot -wide alley is 0 feet per the Zoning Code, unless a different distance is depicted on a setback map. In the case of the subject six properties, the setback map (Attachment No. PC 2: Setback Map S -2G) indicates a 6- foot -rear alley setback. This is unusual when compared to other lots in the vicinity of this block that abut 20- and 30- foot -wide alleys, which all have the standard 0 -foot setback. This discrepancy was brought to staff's attention by a property owner that intends to construct a new home at 2042 Miramar Drive. The proposed amendment would eliminate the 6 -foot rear alley setback identified on the Setback Map S2 -G, allowing the subject lots to maintain the standard 0 -foot rear alley setback. The City Council initiated the amendment on October 22, 2013. Excerpt of Setback Map S -2G - Balboa Peninsula �8 40 �02 p $ o ZON ' W; g eN A l /V09 1 3 \0 2234 03 4 4 6 •v 1 22 38 \ 4 2 0 SEVILLE S 2242 4a0 6 30' y AVENUE X60 70 Wide Alley y 2254 1Q a V55 d 2214 gGVO'O ''v � N • O 229C Affected Properties with Similar Situated Properties with 6 -Foot Rear Alley Setback Zero -Foot Rear Alley Setback Miramar Drive Code Amendment November 21, 2013 Page 4 Analysis Purpose of Rear Setback The Zoning Code establishes different rear setbacks for lots abutting an alley, based on the width of the alley, to accommodate increased vehicular maneuverability through the alley ways: Table 1 — Typical Alle Setbacks Alley Width Rear Setback 15' or less 5' setback 15'11" to 19'11" 3'9" setback 20' or more 0' setback Staff has been unable to determine exactly when or why the 6 -foot setback was applied to these six lots; however, it appears to have been established in conjunction with the adoption of the 1950 Zoning Code. The setback map contained within the 1943 Zoning Code does not illustrate a required rear setback, but the 6 -foot rear setback appears in the 1950 Zoning Code setback map (Attachment No. PC 3). No other block in the vicinity that abuts a 20- or 30 -foot wide alley is required to provide a rear setback. Since the subject lots abut a 30 -foot wide alley, a 0 -foot rear setback will not impact vehicular maneuverability and would be consistent with other lots in the vicinity. Existing Encroachments into 6 -Foot Rear Setback One of the six lots maintains the minimum 6- foot - setback; all other lots are either non- conforming or were granted a discretionary approval to deviate from the setback. Table 2 illustrates the existing encroachments and the approvals that were granted for each of the lots within the block. Table 2 - Existing Encroachments Into 6 -Foot Rear Alley Setback Address Discretionary Approval Date Allowed Setback Granted 2022 Miramar Dr Modification Permit No. 2707 8/11/81 4 feet 2 -foot encroachment 2026 Miramar Dr Modification Permit No. 2661 2/5/81 2 feet 4 -foot encroachment 2032 Miramar Dr Modification Permit No. 350 6/22/71 0 feet 6 -foot encroachment 2034 Miramar Dr Use Permit No. 610 4/21/60 2 feet 4 -foot encroachment 2038 Miramar Dr None (existing nonconforming) - 2 feet based on survey 4 -foot encroachment 2042 Miramar Dr None (existing complies) 6 feet Miramar Drive Code Amendment November 21, 2013 Page 5 Resulting Floor Area Changes The required 6 -foot setback not only affects building placement, but also impacts buildable area and ultimately the maximum size of a home on the property. The maximum size of a home (gross floor area) that can be constructed on a lot is established by a factor of two times the buildable area of a lot. The buildable area is the lot area minus setbacks. A comparison of the existing and proposed buildable areas and resulting floor area limits of the typical 35- foot -wide x 70- foot -deep lots that are prevalent in the project area are illustrated in Table 3. Table 3 - Lot Comparisons Existing Proposed Adjacent Typical Adjacent Typical Typical Typical Lot w/ 10' Front Lot w/ 6' Front Subject Lot Subject Lot Setback Setback Approximate 2,450 sf 2,450 sf 2,450 sf 2,450 sf Lot Size (35'x 70' (35'x 70' (35'x 70' 35' x 70' Setbacks Front 6' 6' 10' 6' Sides 3' 3' 3' 3' Rear 6' 0' 0' 0' Buildable 1,682 sf 1,856 sf 1,740 sf 1,856 sf Area Maximum 3,364 sf 3,712 sf 3,480 sf 3,712 sf Gross Floor Area 2 x Buildable As illustrated in Table 3, removing the 6 -foot rear alley setback for the subject lots would result in a buildable area and allowable floor area that is consistent with other lots in the vicinity. Summary Staff believes amending the setback map to eliminate the 6- foot -rear alley setback is appropriate to correct the inequity. As illustrated by the preceding analysis, no other block in the vicinity that abuts a 20- or 30 -foot wide alley is required to provide a rear setback. Changing the rear setback to the standard 0 -foot requirement would not result in significant change to the existing development pattern of the neighborhood since a majority of the existing homes in the block already encroach into the 6 -foot rear setback area. Lastly, changing the setback would result in a buildable area and allowable floor area that is consistent with other lots in the vicinity. Miramar Drive Code Amendment November 21, 2013 Page 6 Alternatives The Planning Commission has the option to recommend denial of the amendment or recommend a different rear alley setback for the subject six lots. Environmental Review This item is categorically exempt under Section 15305, of the California Environmental Quality Act (CEQA) Guidelines — Class 5 (Minor Alterations in Land Use Limitations). The Class 5 exemption allows minor alterations in land use limitations in areas with an average slope of less than 20 percent and which do not result in any changes in land use or density. In this case, the six lots affected by the amendment have an average slope of less than 20 percent; the amendment will not change the land use category or zoning district of the affected lots; and the maximum number of dwelling units per lot will not change. Public Notice Notice of this proposed amendment 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 meeting, 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. Prepared by: Submitted by: jaKe Murillo, Senior Planner f'• , - ATTACHMENTS PC 1 Draft Resolution Recommending Approval PC 2 Setback Map S -2G PC 3 1943 and 1950 Setback Maps FAUsers \PLN \Shared \PA's \PAs - 2013 \PA2013 - 211 \20131121 PC rpt.docx Attachment No. PC 1 Draft Resolution Recommending Approval RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH RECOMMENDING CITY COUNCIL ADOPTION OF ZONING CODE AMENDMENT NO. CA2013 -006 TO CHANGE THE REAR ALLEY SETBACK FROM 6 FEET TO 0 FEET FOR SIX PROPERTIES ON MIRAMAR DRIVE (PA2013 -211) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. On October 22, 2013, the City Council initiated an amendment of the Zoning Code that would change the rear alley setback for six properties from 6 feet to 0 feet, consistent with the standard rear alley setback for other properties in the City when located adjacent to a 20- foot -wide alley. The six properties affected by this amendment are 2022, 2026, 2032, 2034, 2038, and 2042 Miramar Drive. 2. The Planning Commission conducted a public hearing on November 21, 2013, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. The code amendment is categorically exempt under Section 15305, of the California Environmental Quality Act (CEQA) Guidelines — Class 5 (Minor Alterations in Land Use Limitations) because the lots affected by the amendment have an average slope of less than 20 percent; the amendment will not change the land use category or zoning district of the affected lots; and the maximum number of dwelling units per lot will not change. SECTION 3. FINDINGS. 1. The Zoning Code establishes different rear setbacks for lots abutting an alley, based on the width of the alley, to accommodate increased vehicular maneuverability through the alley ways. The standard rear setback for properties abutting a minimum 20- foot -wide alley is 0 feet. Aside from the subject block of six lots, no other block in the vicinity that abuts a 20- or 30 -foot wide alley is required to provide a rear setback. Since the subject lots abut a 30 -foot wide alley, a 0 -foot rear setback will not impact in vehicular maneuverability and would be consistent with other lots in the vicinity. 2. Changing the rear setback to the standard 0 -foot requirement would not result in significant change to the existing development pattern of the neighborhood since a majority of the existing homes in the block already encroach into the 6 -foot rear setback area. Planning Commission Resolution No. Paqe 2 of 2 3. Changing the setback from rear setback from 6 feet to 0 feet would result in a buildable area and allowable floor area that is consistent with other lots in the vicinity. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby recommends approval of Code Amendment No. CA2013 -006 changing the rear alley setback from 6 feet to 0 feet for the subject six properties on Setback Map S -2G as set forth in Exhibit "A." PASSED, APPROVED AND ADOPTED THIS 21st DAY OF NOVEMBER, 2013. AYES: NOES: ABSTAIN: ABSENT: BY: Bradley Hillgren, Chairman BY: Kori Kramer, Secretary EXHIBIT A f abandoned right -of -way abandoned right -of -way l r h HL _ BAY- AVE -E-T F - s ,902 oo w3 ��3 02 sox 1,W W, 60, 600 1902 —5 BALBOA BLVD 5 �-9 �easT 9 57 —5--5— A B a o 6 427 \` -- 9 `\ PLAZA DEL L NORTE 'O \ ._�... 327 J�13414 %O P2HZq r \ \� s�k \9 \ 9 —. l AN %O� 0 125 250 mmE::� Feet r g I m I $/ 399 10, `106 %0 a .� \10 h m / ry N AVENbE 7 10_ 21M N ,ry abandoned right_of -way ... 20 feet 11 feet I— setback line Co Lo w C) n n 00 DD in J� P ryry�� .••• 2feet 14 feet•••'•••... \ setback line j Y CD C w w OC) 0 Go BAY \ 500 1806 �O my�3e z22x �g6 \\! 0 BLVD ryu 22� � 21� 9� Z ➢Z m O Y 507 Y H Cn 5 ro P Ybpy g' �d le �60 9 1� � ry PJ Sy � PO ry� �f- Nf P 00 o� G° C.. Co Y N vi R 0— O Fu W I N Attachment No. PC 2 Setback Map S -2G f abandoned right -of -way abandonetl right -of -way 30 -49�� 25 ----- e7- ,' -- s 30, -- 5 - - - - -- - s r _ m m BAY- AVE -ET g $ W �2 503 N s00 l 501 500 1sOZ o - BALBOA 5 � awo BAST �9 9 51 —5--5— 42/ R h h ry R f 425 —_ J433 -r. z Z L 444 axPLAZA DEL NORTE a21 422 438 'pa19 420 X1432 419 417 419 4x5 424 425 415 416 421 420 O 2t 9 - a13 414 411 4t6 V _ all 412 4,3 4 . Us 410 SOS 4- 405 491 409 40, 401 9 405 406 �10 \ 403 404 dyg s / \\ .,A 0 7 \y0 \ss\\ 0 125 250 mmE::� Feet 9 �� 10 ip 0 1 AVENbE 7 d w r 00 rv5 � A A^ T l I ... . . .... - ......... . ... • . abandoned right_of -way 20 feet ... • 2 feet 11 fee17 eet.......... _ •... tback line _ S - setback line a M) 00 r 500 �O 22z� 2226 O a 0 2ye2 0 n� 8AN 210 �p BLVD y399 NIN o� ➢m W a J-7- !�7 M) W C) 00 w C) M w r BAY 1806 E- U) Y 507 Y h� ryp� O 25� �p L N 5 m PJ� 'yy h s, P � ryryA rvM O� Sf e¢ n J� 00 a� 00 > Q_ Co Y N R C M O Fu N C0 Attachment No. PC 3 1944 and 1950 Setback Maps V \ 1 \ \� NEWPORT BAY 1 a o. Al �o'flY .s -R -I R -1 R -I 30. \\ •R -I P-I R"I QE/ITRAL AVE. R -3 _R R -1 h \ eV S, q P -I .s J R -3 PGASAOK /pRFe o < \ ' \ 1uJ. h Ri 2 1 A AVElL.. 0.a �•...� ® R-I v RR... v \ ` LAP w Mi W PREPARED UNDER THE DIRECTION DISTRICTING MAP - NEWPORT BEACH — CALIFORNIA PLKNNUM wNNISSroN RKKVIp L PPTIEWSpx RONHO TIOMP50N Ipg11x5. Cnywrly LEGEND OF USE DISTRICTS xOP'PR0 w, aEPGER Xrn- aRPOEN Rxq LF,O. nnGn9pM10oo coxxFXCUL ODNDON S. Po Ay C— 0[yML CONMER[YL F E y MULiIP{j FPMILY RIM1OUSifiPI OIOt. NO .3 SIEFT NUETS t ng.o O. Ch In Feel She.m iMC. -ro- ALMi.3nN t9P3 OF JO aNElTS ,1(. Setback Map from 1943 Zoning Code t 0 0 N E35 MBIHIND pISTRICiS VFICL.OS61f IE0 nE riN DEPfF In Feet SFevn Thus:: -I© Gr<x. um Of x5 SXEER LL I"" Setback Map from 1950 Zoning Code 1 NEWPORT BAY \ fie_— R -/ TT -3o= \\' \ R •fl -1 SRI R_1- a'y... -R -I \ / {s: j \ .EJa_ R.I R.I 'R9 R I I i R -1 R -1 0.� y %I � \\ -5- RIm I R -I R-1 A- 4 \ R./ R•5 ti• . 9 I s � e 4 \ \� � \ SA °EL N°AfE \ ^- N'+.RysR R I Z q -1 \ ,....� R -/ C -. R -/ aR' Bo ✓� ` `lei IOT R.S R -I DISTRICTING M A P PRERARED UNDER THE DIRECTION °i NEWPORT BEACH — CALIFORNIA PuxMlnc cmlulsslon J.B. WEBS CnF wxm W1LTEp Id:EN00R HARRY BLOOGETT F -A ygILVLTVGL REApEXTIGL p-A NULTIPLE RESIDENTIAL RFY COPELIH MGXN, CAMPBELL B ASSOC, C 1 SIryGLE FAMILY pF51pEMIRL LIDM LOMMERCIPL s[aSOn 3 R -2 OVPLEA REnpEM1 C -2 CEMEML COMNERCIAL F�iF SCALE OF RU I 12510. MULTIPLE FRMIIY RESIDENTIAL .1 MANUFACTURING iW CEO 800 BM Q 0 0 N E35 MBIHIND pISTRICiS VFICL.OS61f IE0 nE riN DEPfF In Feet SFevn Thus:: -I© Gr<x. um Of x5 SXEER LL I"" Setback Map from 1950 Zoning Code Miramar Drive Code Amendment I Planning Commission Public Hearing November 21, 2013 a a s M 1' J pical Alley Setbacks ■, Accommodate increased vehicular maneuverability through the alleyways Setback varies based on alley width ■ Intent of providing aminimumof2ofeetof maneuverability 07/33/2012 Typical Alley Setbacks Alley Width Rear Setback 15' or less 5' setback 15'11 " to 19'111 " 3'9" setback 20' or more 0' setback Community Development Department - Planning Division 2 O � t � BLV AVEE BAIBOAB111r 07/13 /2012 Community Development Department- Planning Division L r,11-111A Affected Properties Twv 3 1 /TA I \ W OTA 1 / v M z HE z C) DGE m 3 �t�EW POR T qG /FO0.N 07/13/2012 Community Development Department- Planning Division 4 ifal I ITSMOV ON peo r? rAa91: .,� pA$ SySA -.., {tees et _. ,,••tt I��aal as €�'•t /tee 'o dA ,A$f A a 125 250 m Feet Name: S -YO I Ocro r A 5 07/13/2012 N z 500 ;1e Community Development Department - Planning Division y v R.. } H N Y II a m 2 U N f6 7 y C C N a m 0 .0 m m C7 N U) 5 ' aba • .••• l fight Ewa. Y ao lase }doned 11 feet u tees k • ree, _ •µpeck lhx n - _ m g° I a ;1e Community Development Department - Planning Division y v R.. } H N Y II a m 2 U N f6 7 y C C N a m 0 .0 m m C7 N U) 5 07 05 408 406 03 404 401 402 400 7 3t V0 r1, 07/13/2012 11 401 402 L 116 RW N ON N / 6 N z N N 2205 CO e 13 " 72 v " N 19 N 72 O O F D n qG /FO FN X82 6 91 /� ` Affected Properties with 6- Similar Situated Properties Foot Rear Alley Setback with o -Foot Rear Alley Setback Community Development Department - Planning Division � Encroachments 1 of 6 properties complies Others are nonconforming or granted discretionary approvals Address Discretionary Approval Date Allowed Setback Granted 2022 Miramar Dr Modification Permit No. 2707 8/11/81 4 feet (2 -foot encroachment) 2026 Miramar Dr Modification Permit No. 2661 2/5/81 2 feet (4 -foot encroachment) 2032 Miramar Dr Modification Permit No. 350 6/22/71 0 feet (6 -foot encroachment) 2034 Miramar Dr Use Permit No. 610 4/21/60 2 feet (4 -foot encroachment) 2038 Miramar Dr None (existing nonconforming) - 2 feet based on survey (4 -foot encroachment) 2042 Miramar Dr None (existing complies) - 6 feet Community Development Department- Planning Division [: L 'A ■ Removing the 6 -foot rear alley setback results in a buildable area and allowable floor area that is consistent with other lots in the vicinity 07/13 /2012 Community Development Department - Planning Division 8 Existing Proposed Adjacent Typical Adjacent Typical Typical Typical Lot w/ 10' Front Lot w/ 6' Front Subiect Lot Subject Lot Setback Setback Approximate 2,450 sf 2,450 sf 2,450 sf 2,450 sf Lot Size (35'x 70' (35'x 70' (35'x 70' (35'x 70' Setbacks Front 6' 6' 10' 6' Sides 3' 3' 3' 3' Rear 6' 0' 0' 0' Buildable Area 1,682 sf 1,856 sf 1,740 sf 1,856 sf Maximum 3,364 sf 3,712 sf 3,480 sf 3,712 sf Gross Floor Area 2 x Buildable 07/13 /2012 Community Development Department - Planning Division 8 2TET aIrs rot dr• Adopt Resolution recommending approval of Code Amendment No. CA2013 -oo6 to the City Council 07/13 /2012 Community Development Department- Planning Division N 1 For more information contact: Jaime Murillo, Senior Planner 949-644 -3209 jmurilloQa newportbeachca.gov www.newportbeachca.gov