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HomeMy WebLinkAbout2.0_1706 Park Avenue Setback Determination_PA2016-197 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT February 9, 2017 Planning Commission Meeting Agenda Item No. 2 SUBJECT: 1706 Park Avenue Setback Determination (PA2016-197) 1706 Park Avenue Staff Approval No. SA2016-018 APPLICANT: Mary Park, Schneider Family Trust OWNER: Schneider Family Trust PLANNER: Melinda Whelan, Assistant Planner (949) 644-3221, mwhelan@newportbeachca.gov PROJECT SUMMARY The applicant is requesting an alternative front setback due to the existing orientation of the lot and development limitations created by the Code required front setback. Specifically, the proposal is to reduce the front setback abutting Park Avenue from 20 feet to 10 feet. The applicant would maintain the required 3-foot side setbacks and the 5-foot rear alley setback. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15305, of the California Environmental Quality Act (CEQA) Guidelines - Class 5 (Minor Alterations in Land Use Limitations), which consists of minor alterations in land use limitations in areas with an average slope of less than 20 percent (%), which do not result in any changes in land use or density, including but not limited to: minor lot line adjustments, side yard, and setback variances not resulting in the creation of any new parcel.; and 3) Adopt Resolution No. approving Staff Approval for an Alternative Setback Determination No. SA2016-018 with the attached Alternative Setback Determination letter (Attachment No. PC 1) that would establish a 10-foot front setback. 1 V� QP �P 1706 Park Avenue Setback Determination February 9, 2017 Page 2 VICINITY MAP �j 2191 21,3 r •� . .Y7 '�.'�}'', _ del Subject Property e112 21nz 1 � ML 1 i I Vp N 1702 1708 tllo - 91 T' . ♦Q T� ur yy� I R GENERAL PLAN ZONING LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE RT Two-Unit Residential R-BI Balboa Island Single-Unit Dwellin NORTH RT R-BI Single and Two-Unit Dwellings SOUTH RT R-BI Single-and Two-Unit Dwellin s EAST RT R-BI Sin le and Two-Unit Dwellings WEST RT R-BI Single and Two-Unit Dwellings 3 1706 Park Avenue Setback Determination February 9, 2017 Page 3 INTRODUCTION Project Setting The 4,362 square-foot property is comprised of portions of lots on the northerly side of Park Avenue, just west of North Bay Front on Little Balboa Island. The topography of the site is relatively flat. It is currently developed with two detached units. One two-story unit is oriented towards Park Avenue and the second unit is located above the detached garage adjacent the alley. The existing development is nonconforming because it encroaches into the required rear and the front setback areas. Also, the existing parking is nonconforming. Project Description Pursuant to Section 20.30.110 C (Setback Regulations and Exceptions — Alternative setback area location) of the Zoning Code, the Community Development Director may redefine the location of the front, side, and rear setback areas to be consistent with surrounding properties in cases where the orientation of an existing lot and the application of the setback area are not consistent with the character or general orientation of other lots in the vicinity. Strict application to the subject property of the default setback regulations for an R-BI (Balboa Island) property results in a floor area limit lower than other properties in the vicinity. The Community Development Director has referred these types of applications to the Planning Commission for review and action. The setbacks required by the Zoning Code are 20 feet from the front property line (adjacent to Park Avenue), 3 feet on the sides, and a 10-foot rear setback. The lot is an irregular shape with three side property lines that converge to a point towards the rear. The methodology for establishing the rear lot line and where to measure the rear setback is presented in Figure 1: 10, Rear ae Lot Line 6` n m a a N Front Lot Line Figure 1 - Location of Setbacks (Zoning Code Section 20.30.110 B) -1F 1706 Park Avenue Setback Determination February 9, 2017 Page 4 The resulting buildable area' of the lot is 2,855 square feet. If the requested 10-foot front setback along Park Avenue is approved, the buildable area would be 3,095 square feet (Attachment No. PC 3). Background The subject property and surrounding area (Section 5 of Balboa Island) was originally subdivided in 1912 (Attachment No. PC 5). At that time, Lots 10, 11, and 12 in the subject block (Block 5) were oriented towards East Bay Front Alley. Subsequent to the original subdivision, lots 10, 11, and 12 within Block 5 were re-oriented to face Park Avenue, which resulted in three irregularly shaped properties (1706, 1708, and 1710 Park Avenue shown in picture below). N N N) 210 V2 210 Subject z+1+1 a+1 Property +� N P 1 •a i+' v zos vz vc °?. 200 A Fi C u o 1702 n n 1700 1710 PARK AVE Figure 2- Block 5 Reoriented Lots "Buildable area" is defined by Chapter 20.70 (Definitions) of the Zoning Code as the area of a development site, excluding the minimum front, side, and rear setback areas as applied to residential properties only. J� 1706 Park Avenue Setback Determination February 9, 2017 Page 5 Although the three reoriented lots are subject to the 20-foot front setback required by the Zoning Code, each of the properties is developed with front setbacks less than 20 feet. The subject lot was developed with the garage and unit above the garage in the early 1950's and the front unit in 1960. There are no original plans on record. A variance was approved in 1961 for a shade structure to encroach into the front setback and includes plans that indicate a 10-foot front setback with the shade structure at 5 feet from the front property line and this remains the existing development today. For 1710 Park Avenue, there are plans from 1992 associated with a variance for encroachments into the front setback and floor area that show a front setback of approximately 7 feet, 6 inches. There are no plans on record for 1708 Park Avenue however; it appears that the existing front setback is also 10 feet. DISCUSSION Analysis To determine whether the proposed front setback is appropriate, staff analyzed: 1) the compatibility of the proposed setbacks with the required setbacks on lots within the surrounding area; and 2) the resulting true floor area ratio (maximum building square footage allowed divided by lot size) to ensure that the proposed setbacks do not result in additional floor area as compared with neighboring lots with typical lot configurations. Setback Compatibility The 10-foot front setback requested is compatible with the existing setbacks of the immediately adjacent properties, which have approximately a 10-foot front setback and a 7-foot, 6-inch-front setback. The front setbacks along Crystal Avenue are 8 feet and 6 feet. Along Bay Front, the front setback is 5 feet. The 20-foot front setback is not a typical setback on Balboa Island. The existing development on the subject property has maintained the 10-foot front setback since original construction with no record of issues or negative impacts to the surrounding neighborhood. FAR Comparison Due to the difference in lot size and variation in setback areas between the subject property and surrounding lots in the area, staff has employed a true floor area ratio (FAR) method by which the total building square footage allowed on the site is divided by the total site area. This method allows for an equitable comparison of floor area to lot area. A lot comparison exhibit is provided in Attachment No. PC 4. A more extensive lot comparison of the surrounding area is provided in the following Table 1: 1706 Park Avenue Setback Determination February 9, 2017 Page 6 Table 1 - FAR Analysis Table Property Address Lot Size Buildable Max Floor Area Floor Area SF Area SF SF Ratio 1706 Park Ave./subject property 4,362 2,855 4,282 + 200 = 1.03 (Required Setbacks F-20, S-3, R-5) 4,482 (Requested Setbacks F-10, S-3, R-5) 4,362 3,095 4,642+ 200 = 1.11 4,842 NeighboringN21ghboring Lots 204 Crystal Ave. (F-8, S-3, R-5) 2,550 1,728 2,592 + 200 = 1.09 2,792 1702 Park Ave.(F-6, S-3, R-3) 1,800 1,224 11836 + 200 = 1.13 2,036 201 Crystal Ave. (Variance No. 1,500 855 1,760 (with 1.17 VA2007-004 Variance 205 Crystal Ave. (F-6, S-3, R-5) 2,550 1,776 2,664 + 200 = 1.12 2,864 BALBOA AVENUE"' 226 227 226 r w 224 225 224 1511 1 co g co Co 1 222 223 222 223 222 223 220 221 222 221 220 221 L31 204 Crystal 218 219 218 219 218 219 216 217 216 21 `' �1 214 0205 Crystal 217 214 215 d7 4 215 702 Park 213 ^ IO 212 O—� �� 1706 Park 210 211 210 2 2211 >� 1 Subject Property 211 a ZN9 208 209 208 209 ¢ 208 209 206 207 206 207 207 2 L13 204 205 204 20 201 Crystal 205 2 zoo 203 2oz g o 202 o o g y°�y 201 200 a 200 m `O N g+ n r 201 PARK AVENUE Figure 3 – Setback/Reference Map for Table 1 1706 Park Avenue Setback Determination February 9, 2017 Page 7 Because the properties immediately adjacent to the east of the subject property have also been reoriented and, as a result, have similarly reduced buildable areas, staff has not included those properties in this FAR analysis. Properties which are representative of the typical lot size and configuration within the surrounding area were used and are included in Table 1. Additionally, a couple of lots in the immediate area were included that were approved similar requests as discussed below. The typical lot size in the surrounding area is 2,550 square feet (30 feet by 85 feet). North of Park Avenue, lots facing the east side of Crystal Avenue have 8-foot front setbacks, those on the west side of Crystal Avenue have 6-foot front setbacks. The typical lot on the east side of Crystal Avenue (204 Crystal) has an FAR of 1.09. The typical lot on the west side (205 Crystal) has an FAR of 1.12. 201 Crystal Avenue is included in the analysis, as representative of a reoriented property similar to the subject property. A modification permit (MD2007-078) approved in 2007 allowed the dwelling to encroach 14 feet, 8 inches into the 20-foot front setback creating a 5-foot, 4-inch front setback. A variance (VA2007-004) approved in 2007 allowed a larger buildable area for development that resulted in an FAR of 1.17. Staff also included 1702 Park Avenue, which is in a similar reoriented block as the subject property and received an alternative setback determination (6-foot front setback) in 2012 that resulted in an FAR of 1.13. The 10-foot front setback requested for the subject property results in a FAR of 1.11, which is less than that approved for 201 Crystal Avenue and less than the resulting FAR of the setback determination for 1702 Park Avenue. The resulting FAR is smaller than those of typical lots facing the east side of Crystal Avenue, which have a 1.12 FAR (205 Crystal Avenue) and slightly larger than those typical lots facing the west side of Crystal Avenue, which have a 1.09 FAR (204 Crystal Avenue). Summary Staff believes the requested 10-foot front setback is compatible with the nearby lots. As illustrated in the Table 1, the requested setback results in an FAR of 1.11, which is consistent with FAR of typical lots and similar lots in the area. The requested alternative front setback is consistent with the existing development on the subject property and surrounding properties. It will allow re-development on the subject property that will be more consistent with the scale and floor area ratio (FAR) allowed on other properties within the R-BI Zoning District and the subject block (Block 5, Section 5, Balboa Island). Alternatives Should the Planning Commission find the alternative setback requested by the applicant or recommended by staff to be unreasonable, the Planning Commission should either 2 1706 Park Avenue Setback Determination February 9, 2017 Page 8 prescribe more appropriate setbacks for the property or determine the property should be subject to the default front setback required for residential properties within the R-BI (Balboa Island) Zoning District. Environmental Review The project is categorically exempt under Section 15305, of the California Environmental Quality Act (CEQA) Guidelines - Class 5 (Minor Alterations in Land Use Limitations), which consists of minor alterations in land use limitations in areas with an average slope of less than 20 percent (%), which do not result in any changes in land use or density, including but not limited to: minor lot line adjustments, side yard, and setback variances not resulting in the creation of any new parcel. The Alternative Setback Determination does not constitute a major change which would require environmental review. Public Notice Notice of this hearing 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: Wk Melinda Whelan Assistant Planner B e a Wisneski AICP D uty Community Development Director ATTACHMENTS PC 1 Draft Planning Commission Resolution including Exhibit "A" Alternative Setback Determination Letter PC 2 Draft Resolution for Denial PC 3 Site Plan Exhibit showing Existing and Proposed Front Setback PC 4 Lot Comparison Exhibit PC 5 Original Tract Map: Section 5, Balboa Island 9 V� QP �P 20 Attachment No. PC 1 Draft Planning Commission Resolution including Exhibit "A" Alternative Setback Determination Letter 11 V� QP �P 2� RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING STAFF APPROVAL SA2016-018 FOR AN ALTERNATIVE SETBACK DETERMINATION FOR THE PROPERTY LOCATED AT 1706 PARK AVENUE (PA2016-197) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Mary Park, Schneider Family Trust, (Applicant) with respect to property located at 1706 Park Avenue, and legally described as Balboa Island Section 5 Lot 10 Block 5 Westerly 30 Feet Southerly 49 FT (And Westerly 30 Feet of Lots 11 and 1 2 Block 5 Tract 103 requesting approval of a Staff Approval for an Alternative Setback Determination. 2. The Applicant requests approval of an Alternative Setback Determination to reduce the front setback from 20 feet to 10 feet (see Exhibit "A" Alternative Setback Determination Letter). 3. The subject property is located within the Balboa Island (RB-1) Zoning District and the General Plan Land Use Element category is Two-Unit Residential (RT). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Two-Unit Residential (RT-E). 5. A public hearing was held on February 9, 2017 in the Civic Center Community Room located at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the public hearing was given in accordance with the Newport Beach Municipal Code (NBMC). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The project is categorically exempt under Section 15305, of the California Environmental Quality Act (CEQA) Guidelines - Class 5 (Minor Alterations in Land Use Limitations). 2. Class 5 exempts minor alterations in land use limitations in areas with an average slope of less than 20 percent, which do not result in any changes in land use or density, including but not limited to: minor lot line adjustments, side yard, and setback variances not resulting in the creation of any new parcel. The Alternative Setback Determination does not constitute a major change which would require environmental review. 3. The Planning Commission finds that judicial challenges to the City's CEQA determinations and approvals of land use projects are costly and time consuming. In 13 Planning Commission Resolution No. #### Page 2 of 5 addition, project opponents often seek an award of attorneys' fees in such challenges. As project applicants are the primary beneficiaries of such approvals, it is appropriate that such applicants should bear the expense of defending against any such judicial challenge, and bear the responsibility for any costs, attorneys' fees, and damages which may be awarded to a successful challenger. SECTION 3. REQUIRED FINDINGS. NBMC Section 20.30.110(C), Alternative Setback Area Location states the following: "7n cases where the orientation of an existing lot and the application of the setback area are not consistent with the character or general orientation of other lots in the vicinity, the Director may redefine the location of the front, side, and rear setback areas to be consistent with the surrounding properties," Pursuant to NBMC Section 20.30.110(C), the following findings are set forth. Findings: 1. The Municipal Code does not establish required findings for a review of a staff approval for an alternative setback determination. The front setback requested was reviewed for consistency with lots in the vicinity based on an application of standard setback areas, the resulting floor area ratio (FAR), and other development standards. 2. The application of the default front setback for the RB-I Zone which is required without the front setback called out on the Setback Map limits development on the lot and results in an FAR substantially lower than other lots in the vicinity and in the R-BI Zoning District. 3. The application of the alternative front setback will allow development on the property that is consistent with neighboring properties. 4. The applicant proposes to reduce the 20-foot front setback to 10 feet. The applicant would maintain the required 10-foot rear setback and 3-foot side setbacks. 5. The proposed 10-foot front setback will allow for the development of a single-unit or two- unit dwelling on the property that is within the range of sizes at nearby lots and provides a reasonable setback from Park Avenue. SECTION 4. DECISION. 05-26-2016 1� �1 Planning Commission Resolution No. #### Page 3 of 5 NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves SA2016-018, subject to the front setback set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective fourteen days after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 9th DAY OF FEBRUARY, 2017. AYES: NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chairman BY: Peter Zak, Secretary 05-26-2016 15 Planning Commission Resolution No. #### Page 4 of 5 EXHIBIT "A" Determination of Alternative Front Setback SA2016-018 for PA2016-197 Date: February 9, 2017 Site address: 1706 Park Avenue NBMC Section 20.30.110(C) (Setback Regulations and Exceptions —Alternative setback area location): In cases where the orientation of an existing lot and the application of the setback area are not consistent with the character or general orientation of other lots in the vicinity, the [Community Development] Director may redefine the location of the front, side, and rear setback areas to be consistent with surrounding properties. The reorientation of setback areas is not applicable to the bluff overlay district. For these types of Setback Determinations, the Community Development Director refers to the Planning Commission which established the following alternative front setback: Yard Setback Description Front 10' (Alternative) Park Avenue Side 3' (Standard) Westerly Property Line Side 3' (Standard) Easterly Property Line East Bay Front Alley) Rear 5' (Standard) Alley On behalf of Kory Kramer, Chairman By: Peter Zak, Secretary Attachment: Setback Exhibit 05-26-2016 10 Planning Commission Resolution No. #### Page 5 of 5 2� F 1706 PARK AVE 0 10 20 ��6�'ADgr moomm==Feet 1706 Park Avenue - PA2016-197 = Determination of Alternative Front Setback e G4iorMS Nr 1' PA2078•iB7 1708 Park Aw Rew;uUoes Exthbb Dale:01212017 - 05-26-2016 2� V� QP �P sg Attachment No. PC 2 Draft Resolution for Denial 19 V� QP �P �o RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, DENYING STAFF APPROVAL SA2016-018 FOR AN ALTERNATIVE SETBACK DETERMINATION FOR THE PROPERTY LOCATED AT 1706 PARK AVENUE (PA2016-197) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Mary Park, Schneider Family Trust, (Applicant) with respect to property located at 1706 Park Avenue, and legally described as Balboa Island Section 5 Lot 10 Block 5 Westerly 30 Feet Southerly 49 FT (And Westerly 30 Feet of Lots 11 and 1 2 Block 5 Tract 103 requesting approval of a Staff Approval for an Alternative Setback Determination. 2. The Applicant requests approval of an Alternative Setback Determination to reduce the front setback from 20 feet to 10 feet (see Exhibit "A" Alternative Setback Determination Letter). 3. The subject property is located within the Balboa Island (RB-1) Zoning District and the General Plan Land Use Element category is Two-Unit Residential (RT). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Two-Unit Residential (RT-E). 5. A public hearing was held on February 9, 2017 in the Civic Center Community Room located at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the public hearing 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 public hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. SECTION 3. REQUIRED FINDINGS. 1. The Municipal Code does not establish required findings for a review of a staff approval for an alternative setback determination. The setback areas requested were reviewed for consistency with lots in the vicinity based on an application of standard setback areas, the resulting floor area ratio (FAR), and other development standards. In this case, the Planning Commission was unable to find that the proposed setbacks were consistent with lots in the vicinity. 21 Planning Commission Resolution No. #### Page 2 of 2 2. The alternative setback determination will be detrimental to the surrounding properties. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies SA2016-018. 2. This action shall become final and effective fourteen days after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 9th DAY OF FEBRUARY, 2017. AYES: NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chairman BY: Peter Zak, Secretary 05-26-2016 22 Attachment No. PC 3 Site Plan Exhibit showing Existing and Proposed Front Setback 23 V� QP �P 11!18/2016 FJISizeRenderjpg A� US y SIT G)+200=y hB?SF j ' -(3,oy5X1•S)+2oo=�{ B}ZS� s =1.11 BAR I 77, 3 w t AL , $-Y PA?CAVE .a htlpsllmail.google.com/mail/u/OMRnbox/158792875f8afc44?projectw=l 215 1/1 V� QP �P Attachment No. PC 4 Lot Comparison Exhibit 2� V� QP �P �g % OZ F 207 206 85M ' ................................. ..................................40 204 .......................8....5... .......... ........ .. -.... Lot Area:2,550 i i Lot Area:4,362 Buildable Area:1.776 s.f. �t Area:2,550 Buildable Area:2,855 s.f.. FAR:1,12 Buildable Area:1,728 s.f. FAR:1.03(20 foot FSB) 11 FAR:1.09 a .................................. ........._,...........:......:J Proposed Buildable Area:3,095 s.f ........... .................... ........................... FAR: 1.11 (10 Foot FSB) 201 200 0 P,,po,,d F,,, b,4 1506 1508 1 1 1102 1704 1711 1 1108 PARK AVE LLI O< Document Name:PA2016-197 1706 Park Ave Comparison 0 30 60 1706 Park Avenue - PA2016-197 Feet Lot Comparison V� QP �P 30 Attachment No. PC 5 Original Tract Map: Section 5, Balboa Island 31 V� QP �P S toN NVEOF Bain FxAW �.eY_/yam _=>'G� SECT/ON F/VE �_'n w"h .��m /3ALl30A /SLA/Y/J u� la7 \ SHF//YLE Y'C'G' y� hd ! dMµ urh�a d cVao.v/ed4 df M M G may. N { L s l I I � �p yo oe Q U m n m ' Planning Commission - February 9, 2017 ting 95) 17o6 Park Avenue SetbackDetermination r � a a 4 Ilial ll�����IIIIi���lllilliill� I �� Planning Commission Public Hearing _ n - b • • y� FO Ft \P Planning Commission - February 9, 2017 ing 95) Introduction 4D Alternative Front Setback ■ Balboa Island Block 5 - 3 reoriented parcels Standard zo foot front setback not consistent with Balboa Island Neighborhood 07/13/2012 Community Development Department - Planning Division 2 Planning Commission - February 9, 2017 Itpm Nnting 95) p 210 vz Subject Property \' ' 210 � 44 c 2061/2 206 a . n i O O 1702 g 1706 1710 PARK AVE 07/13/2012 Community Development Department - Planning Division 3 Planning Commission - February 9, 2017 ing 95) Lot Comparison 0 207 206 % 85' 14 -85' -------- -—---— ............................... ..................................9 5 204:.._...................7......-..... ............ ........... Lot Area:2,550 Lot Area:4.362 Buildable Area:1.776 s.f. Lot Area:2,550 Buildable Area:2,855 s.f.. FAR, 1.12 Buildable Area:1,728 s.f. FAR:1.03(20 foot FSB) FAR:1.09 .......................... .......... ....................... w Proposed Buildable Area:3,095 s.f ........................... .......... FAR: 1.11 (10 Foot FSB) .•............. 201 200 FARof :R 2 550 Buildable Area 1.776 s f 1 2 .....7 -- ' -foot FSB) Proposed Buildable gArea,,)3,095 s f 1 'l (10 Foot FSB of P.�W F.M R,&W F.t SM 1506 1508 1 08 — 1702 1704 1 1708 L Planning Commission - February 9, 2017 ing 95) Findings ■ Existing 3 lots developed with less than 20 foot front setbacks ■ 20 foot front would limit development - inconsistent with surrounding neighborhood s.o foot front would allow development consistent with surrounding neighborhood in size and scale Required 3-foot side and 3.o-foot rear setbacks maintained 07/13/2012 Community Development Department - Planning Division 5 r *i a ti 4 • =111111111 skip. I - For more information contact: - Melinda Whelan 949-644-322i mwhelan@newportbeachca.gov www.newpoitbeachca.gov ► • ! • • as skip. - - - • -• 11 - - • FAR Analysis - Details Property Address Lot Size(SF) Buildable Area(SF) Max Floor Area Floor Area Ratio (SF) i7o6 Park Ave.�subject property (Required Setbacks F-zo, S-3, R-5) 200 (Requested Setbacks F-io, S-3, R-5) 4,362 3,095 .. Neighboring Lots zoy Crystal Ave.(F-8, S-3, R-5) 2,550 .. i7oz Park Ave.(F-6, S-3, R-3) 3.,800 .. =2,036 zoi Crystal Ave.(Variance No.VAzoo7-ooq) 1,500 855 1,76o(with Variance) 1.17 zos Crystal Ave.(F-6, 5-3, R-5) 2,550 ..