HomeMy WebLinkAbout20 - Resolution No. 2019-80: Appeal of Reed Residential Variance for 1113 Kings Road - PowerPoint (Applicant)September 10. 2019
Item No. 20
1113 Kings Road - Variance Request
Variance Approved by Planning Commission
•Variance approved by Planning Commission in May
•Vote 5 -0, with 2 abstentions
Mansionization
Destruction of
coastal bluff
Environmental
Impacts
Inconsistent with GP
Policies
Findings not
defensible
12,311 proposed
29,024 allowed by right
Variance does not increase floor area
Not designated a coastal bluff, not within the Coastal Zone, bluffs developed in
1950's
Categorically Exempt from CEQA, technical reports demonstrate no significant
impacts
Variance is a Zoning Code issue, not a GP issue
Not in conflict with any GP policies
30 statements of fact in support of 6 required findings
Alternatives rejected Alternatives could be more impactful to immediate neighbors
- More intense development at front of house may be incompatible with
neighborhood, more bulk and less articulation, may block private views
- Shift development on western side of property which is unconstrained by topo
may block private views
- Terrace further down bluff
- r+
� r y
North
S� +
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1 r E
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+ West '- L East
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South'
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1113 Kings Road - Overview
• 60' long, 28 foot deep gully on the eastern property
boundary
•Variance requested for minor height increases at the rear
of the property, atop the gully
•Areas where variance requested are below height -
compliant portions of house — not visible from the front of
the house
1113 Kings Road — Proposed Variance Request
• 3 areas require variance
• Upper level eaves
• Upper level deck and railing
• First floor office roof and covered patio
• Largest encroachment above the 29' height limit is at the
first floor of the house
• Even asingle-story home would need a variance on the eastern
portion of the property
Existing Variance 1113 Kings Road
• Variance is required for rear of garage because of the gully
• Existing variance permits height of 31.5'
• Proposed variance height of 32.07'
Existing Variances 1101 Kings Road
• Residence immediately east has two variances
• Shared gully created need for variances
• Existing variances allow:
• Residence over 45' tall — 29' height limit
• Covered decks 36.5' tall — 24' height limit
Plan Changes and Revisions
• Working with City Staff completed 8 plan revisions since March
• Revisions focused on reducing over -height roof areas
•
Removal
of
exterior
decks
and
covered
patios
• Removal
of
enclosed rooms at
rear of house
• Re -design of upper level
• Reduction in footprint of upper level
• Change to central roof ridge to lower height and provide more
valleys
• Reduction of height of eastern roof ridge
levation — NoVarian
Existing
Proposed
Rear Elevation
Variance Findings
• 30 distinct statements of fact for the six findings
•Hardship established by strict application of City's height
limit across the gully
•Perceived detriment due to mansionization and lost
views not created by the variance
Conclusion
• Areas of variance not visible from front of house
•Front elevation designed several feet below the height
limit
•First level has the largest area affected by the height
limit
• Single story components require variance
•Varia nce does not increase floor area
Requested Action
•Vote YES to uphold the Planning Commission's
approval of the variance consistent with Staff
Recommendation
Redesign without Variance
Redesign without Variance
Redesign without Variance
Redesign without Variance
Redesign without Variance
3D View
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Unique Conditions on Kings Road
• Deed Restrictions on blufftop properties in favor of inland
properties
• Familial ownership incentivizes lower heights
• 9 Variances for 6 separate properties where extreme lot
conditions exist
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VARIANCE APPLICATION
..CITY OF NEWPORT BEACH Applic�ation lec'd by
Fee: $150.00 tA—
Department of Community Development
i:. Zoning.and Ordinance Administration Divisior
3300
Newport Boulevard
Phona (714) 673-2110
Applicant (print) - JetHQFFKCR ASSQr.1AjF.9 Phone
642-2726
Mail-ing: Address
gal rujtan straw_[ Npwpnrt Rnarh. Ca- 42660
-�Fhporty Owner r,.nt vhi 2hone 675-12j7
hlailivg Address
q1nfl Newport R I yd NowpAr+ oparb- ra 92ARO
Address.of Propertj Invofved liol Kin -is Road Newport Beach
j
Purpose of Application1 low
(discribe fully) t variance to a
construction of a sin gle:fa n' 1j-v..residN,29%h.,e building he
excedls.the 28' allowable bVIldino height.
Ione R-1 Present Use Vacant lot
..pe:,10 al description of Property Involved (1f too long, attach separate sheet)
..-Legal
30 nI oc k -5 Tract 1219
�..,.Hirdshi p Involved Proonved building site has grade of 11/2 to I s'o
building htight at reaC exceeds jhe allowable ell fad
c_`, What �excepti ono I circumstances apply to the property? Site has natural
flow in, and
Igzconsiderably
oaaa Ea 11 er t , the adacent ,ner%N either This itrg; 5causes the buldingnegTi
WhX it a variance necessary to preserve property rights? To allow the
QXner to construct a bvilding that will maintain the view and conform
to-_thg present height reguirments. Under present h9t. controls It Is
I ible to CcnStruct a
hy will
W osprop a $a I not be diet
rimental to the neighborhood? At street level
--jjjU_jdeEL_ce will be no hi e, _ tha n adj aCeht bUi I d i nQS Des I on and use
. . .... -.will Lie 99mRAL&b-lx-Vj1Ls urrourdi na dwellings.
11
51
"REAN= APPLICATION
CITY OF NEWPOAT REACH
Fee.- S
PLAMUM DEPARMW
3300 4iport Bc.le"
F..-0. Bax 1769
Kewr.o.--t Beach, --A 92658-0915
(714)'644-32M
Applicant (print). NF?k,A
naili.Ag Addres. - Z
--)2- r ��/ - , -, f -- A ; "-,4 '� '- GXL
Property Owner phone
Mailing Address
Andress of Prcrerty involved
Puzrpose of Apr--lcation Idescribe fully)
ull y)_146,m 97 �:� enLANoa
yec"- Vjff-!4& W/
Zone ilr-8e-t ase 6, P- 17
'A<jal Description of Property Involved (if too long, attach separate sheet)
OL47CK- 5 I -Mor lzm
Whet Z.Ceptjon.l circumstances apply to the property, building, or use? 9ME HA<
fr. -, - -
D 6F-
iA a variance necessary to preserve property rights? FP-AA4 r _ A/
—Q* 6 1 Wlrjl�l A,%-- AffH- ttWIT F14P- T, IFA gM 7-, -.1
4t 7"EM-4el!V
Why wil proposal not L* detrimntal to the noicj=h w14( -
NOT' /NZWnEafC W17 -,It F-1 VIEW
-
OWNER'S AFFIDAVIT
Ili IWO depose
andsaythat the dVner(s) of the property(jes) involved in this
zl
3
1 113 KINGs ROAD, NEWPORT BEACH, CALIFORNIA
CUSTOM RESIDENCE FOR
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1113 KINGS ROAD
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East: 22' 9"
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West: 25' 8"
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Existing with Proposed Overlay
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Proposed Variance — Height to 32.07 Feet
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PROJECT INFORMATION
CUSTOM RESIDENCE FOR
G2q& Ca", Reed
1113 Kings Road
Newport Beach, CA 92663
(949) 6932091
JOBADDRESS
1113 Kings Road
Newport Peach, CA 92663
LEGAL
Lot31
Plock E
Trad1219
Zoning R-1
RPN: 043212-03
SITE
LOTArea
17745 sq. ft-
0AdableLot Area
14, 512 sq. ft.
M -All, e 1301
Area (2x)
29, 024 sq ft -
P jecl Buildable Rrea(D.35x
12, 311 sq. R.
MIn. Open V,I— Area("')
2,177sq. ft.
Pro)=d Open VON me Area (125%)
18, 130sq. ft.
Max Thin) F—Area(15%)
2,177sq. ft.
Prr,�pd Third Fl—I-Asea(2 R%)
411 sq. ft.
RESIDENCE
Basement Level PII iea
4, 177 sq. ft.
Main Level Floor Area
3,361 sq. ft.
Upper Level FloorArea
3,2655q. ft.
Total FloorArea
1DAWIX q-tt.
Garage Area
1 508 sq. ft.
Lowar Level Covered Patio
933 sq. ft.
Main Leeel Coveted Deck
354,q ft.
Main Leel Deck
661 sq. ft.
Upper Level Cove -0 DeI,
318sq. ft.
Upper L. -I Deck
632 sq. ft.
OCCUPANCY R-3, U
TYPE: V -B flrasprin kkd per NEPA 13D
NEWPORTBEACN ZONING CODE GRADE ESTABLISHMENT
EAST PROPERTY LINE
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RdM SURVEYING INC,
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BENCH NARK
AppRESS OF PROJECT.
NO MIEDEMA L.S. 4653
GREG AND CARRLYN REED
LOT 31, TRACT NO, L219
6Ma, 3(-23-69
23016 LAKE FOREST OR, #409
460 SANTA ANA AVENUE
vVATIW� 164a
OATN+: NAVL68
1113 KINGS REIAD
LAOUNIA HILLS, CA 92653
NEWPORT BEACH, CA 92663
AREA OF LOT,
NEWPORT BEACH
(949)856-2924 OFFICES 958-343H FAX
JO9. [69-2p)
➢ATLi IL/29720I7
17,745 SO. FT .
RD MSl1RVEYING@FOX�NET
DATE, 11/02/2019 ntldetl rpo{ e16—tlon ove gprege
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LEGAL DESCRIPTION-
BENCH MARK
AD➢RES: OF PR➢JECT,
P M[EDEMA LS. 4653
AND
GREG AND CAROLYN REED
LOT 31, TRACT Na 1219
enol 11 -2a -se
23016 LAKE FOREST DR. #404
460 ANA AVENUE
ELEVAT[0N10,46
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LAGUNA HILLS, CA 92653
NEREACH, CA 92663
NEWPORT BEACH
NFWPORT
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DATE, 11/28/2017
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