HomeMy WebLinkAbout4.0_Code Amendments for Setback Maps S-3A and S-3B_PA2016-066 CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
July 6, 2017
Agenda Item No. 4
SUBJECT: Code Amendments for Setback Maps S-3A and S-313 (PA2016-066)
SITE LOCATION: 203 Via Ithaca, 300 Piazza Lido, 328 Piazza Lido, 332 Piazza Lido, 335
Piazza Lido, 408 Piazza Lido, 412 Piazza Lido, 416 Piazza Lido
• Zoning Code Amendment No. CA2016-004
• Local Coastal Program Amendment No. LC2017-004
APPLICANT: City of Newport Beach
PLANNER: Chelsea Crager, Assistant Planner
(949) 644-3227, ccrager(aDnewportbeachca.gov
PROJECT SUMMARY
Amendments to the Zoning Code and Local Coastal Program to correct setbacks for eight
properties on Lido Isle. During the 2010 Zoning Code update, the City inadvertently labeled
eight properties incorrectly on Setback Maps S-3A and S-313. The error was also included
in the City's 2016 adoption of the Local Coastal Program Implementation Plan. The purpose
of the amendment is to correct the mapping errors.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15305 of the CEQA Guidelines, Class 5 (Minor Alterations in
Land Use Limitations) because it has no potential to have a significant effect on the
environment;
3) Adopt Resolution No. _ (Attachment No. PC 1) recommending the City Council
approve Zoning Code Amendment No. CA2016-004 amending Setback Map Nos. S-
3A and S-313; and
4) Adopt Resolution No. _ (Attachment No. PC 2) recommending the City Council
approve Local Coastal Program Amendment No. LC2017-004 and authorize
submittal to the California Coastal Commission.
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Code Amendments for Setback Maps S-3A and S-313
Planning Commission, July 6, 2017
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VICINITY MAP
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WEST RS-D R-1 Sin le-Unit Dwellin
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Code Amendments for Setback Maps S-3A and S-313
Planning Commission, July 6, 2017
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INTRODUCTION
Background and Project Description
The subject amendments affect eight properties located on Lido Isle; seven are located
north of Piazza Lido and one is located south of Piazza Lido, and all have frontages on
Piazza Lido. The lots are within the R-1 (Single Unit Residential) Zoning District, which is
intended to provide for single unit residential land uses.
Table 2-2 of Zoning Code Section 20.18.030 (Residential Zoning Districts General
Development Standards) specifies required front, side, and rear setback dimensions. It
notes that the referenced setbacks apply, unless identified differently on a setback map.
In such cases, the setback map controls.
In 2010, the City substantially updated the Zoning Code. Through this process, the City
digitized historic maps that identified setbacks for many properties throughout the City.
These digitized maps are referred to as setback maps in the current Zoning Code and
Local Coastal Program Implementation Plan (IP). Setback Maps S-3A and S-313 apply to
Lido Isle properties. During the Code update and transition in map format, eight properties
were inadvertently labeled incorrectly on Setback Maps S-3A and S-313. In seven of the
eight cases, setbacks labeled on the new setback maps were never referenced on the
historic maps. In one case, a front setback was labeled unclearly. In digitizing the maps,
the intent was to carry forward the same historic zoning and setbacks rather than to alter
or add to them. Figure 1 identifies the affected properties and property lines.
Figure 1: Setback Map S-3A and S-313 Discrepancies
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Code Amendments for Setback Maps S-3A and S-313
Planning Commission, July 6, 2017
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The proposed amendment serves two purposes. It will remove setbacks referenced in
error on Setback Maps S-3A and S-313 for the seven properties north of Piazza Lido.
These properties would default to the standard 4-foot side setback identified in Table 2-2
(Development Standards for Single Unit Residential Zoning Districts) of the Zoning Code.
It will also clarify the setback adjacent to Via Firenze for the property south of Piazza Lido.
Currently, the label is unclear (0-foot or 4-foot). The historic map referenced 4 feet, which
should have carried forward on the setback map.
An amendment to Setback Maps S-3A and S-313 is necessary to correct the mapping
errors. The Planning Commission initiated the code amendment on July 11, 2016,
pursuant to Section 20.66.020 (Initiation of Amendment) of the Newport Beach Municipal
Code.
DISCUSSION
Analysis
General Plan/Local Coastal Plan/Zoning Code
The Land Use Element of the General Plan and Coastal Land Use Plan (CLUP) designate
the eight properties Single-Unit Residential Detached (RS-D / RSD-C). The Zoning Code
designates the subject properties Single-Unit Residential (R-1). These designations allow
for one dwelling on each property. Each subject property consists of a single-unit dwelling,
consistent with these designations. The proposed amendment does not change the
existing or future use of the affected properties.
Purpose of Setback Maps
Setback maps typically identify a setback's location and reference the required setback
dimensions when setbacks have been adopted that are different than the standards
identified in the Zoning Code. These can vary across different lots and blocks throughout
the City. For example, the R-1 and R-2 standard is 20 feet; however on the Balboa
Peninsula the front setbacks range between zero and ten feet. The setback maps also
include some specific side and rear setbacks that differ from the Zoning Code standards.
All setbacks identified on the setback maps are regulated as front setbacks. In some
cases, properties may have multiple setbacks identified on a setback map. Setbacks
affect building location and impact buildable area, floor area limit, open volume, and third
floor limitations. They also affect the heights of fences and walls, among other minor
accessory improvements in those specified areas. For example, in reference to front
setbacks, fences and walls are typically limited to a maximum height of three and one-
half feet. This differs from side or rear setbacks, which typically allow a maximum height
up to six feet for fences and walls.
Code Amendments for Setback Maps S-3A and S-313
Planning Commission, July 6, 2017
Page 5
Mapping Errors
Figure 2 shows existing Setback Maps S-3A and S-313 and historic setback map,
Districting Map DM6. Prior to the 2010 Zoning Code update, the historic districting map
acted as both the Zoning Map and setback map. When the setback maps were created
as a part of the update, property lines on seven residential properties north of Piazza Lido
that were previously regulated as side setbacks were inadvertently labeled as front
setbacks. It is likely that the orientation of the lots relative to others on the block
contributed to the mapping error.
For the single property south of Piazza Lido, Setback Maps S-3A and S-313 are correct in
identifying a 0-foot setback adjacent to Piazza Lido and a four-foot setback adjacent to
Via Fermo. However, the setback identified adjacent to Via Firenze is unclear (0 feet or 4
feet). The historic map referenced 4 feet, which should have carried forward. Figure 3
shows the proposed setback map.
Figure 2: Existing Setback Map S-3A and Districting Map DM6
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Code Amendments for Setback Maps S-3A and S-313
Planning Commission, July 6, 2017
j Page 6
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Floor Area Limit Changes
The proposed amendment to Setback Maps S-3A and S-313 will increase the floor area
limit (maximum square footage) at four of the eight properties. The other four properties
will experience no change. The floor area limit for each property on Lido Isle equals two
times the buildable area of the lot, which is defined as the lot area less the required
setback area. The buildable area and corresponding floor area limit for each lot can vary
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Code Amendments for Setback Maps S-3A and S-313
Planning Commission, July 6, 2017
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based on differing lot dimensions and setback requirements. Table 2 provides a
comparison of existing development limits, and limits resulting from the proposed
amendment.
Table 2: Comparison of Development Limits*
Buildable Buildable Floor Area Floor Area Floor Area
Address Area Area Area Limit Limit Limit
(Existing) (Proposed) (Existing) (Proposed) Change
200 Via Ithaca 4,481 3,258 3,258 6,516 6,516 0
300 Piazza Lido 6,936 5,225 5,272 10,450 10,544 +94
328 Piazza Lido 3,825 2,279 2,720 4,558 5,440 +882
332 Piazza Lido 3,525 2,766 2,766 5,532 5,532 0
335 Piazza Lido 3,800 2,953 2,953 5,906 5,906 0
408 Piazza Lido 3,525 2,398 2,398 4,796 4,796 0
412 Piazza Lido 3,825 2,279 2,720 4,558 5,440 +882
416 Piazza Lido 4,288 2,749 3,131 5,498 6,262 +764
*Lot size, buildable area,and floor area limit are estimates based on City measuring tools and will be verified
when plans are submitted for plan check.
Summary
Staff recommends amending the setback maps to reflect the setbacks on the historic
districting map to correct the inequity and error from the 2010 Zoning Code update. As
illustrated by the preceding analysis, the unintended change to these lots has impacted
their development limits. Changing the setbacks would maintain the existing development
pattern of the neighborhood since the eight homes have been developed according to the
historic districting map development limits.
Local Coastal Plan
The Implementation Plan of the Local Coastal Program (LCP) includes setback maps
identical to those in the Zoning Code. Therefore, subsequent to the Council adoption of
the Zoning Code Amendment, staff will submit corresponding amendments (Attachment
No. PC 2) to the LCP for review and approval of the California Coastal Commission to
ensure consistency between both regulatory documents.
Alternatives
The Planning Commission has the option to recommend denial of the amendment or
recommend different setbacks to the subject eight lots.
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Code Amendments for Setback Maps S-3A and S-313
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Environmental Review
The 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 lane 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 eight 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 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:
& rn-JAW
ACJ f G
Chelsea Crager, Assi tant Planner *na snes i, r
ICP, Deputy Director
ATTACHMENTS
PC 1 Draft Resolution Recommending the City Council Approve Zoning Code
Amendment No. CA2016-004 Amending Setback Map Nos. S-3A and S-3B
PC 2 Draft Resolution Recommending the City Council Approve Local Coastal Program
Amendment No. LC2017-004 and Authorize Submittal to the California Coastal
Commission
11/18/16
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Attachment No. PC 1
Draft Resolution Recommending the City Council
Approve Zoning Code Amendment No. CA2016-
004 Amending Setback Map Nos. S-3A and S-313
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RESOLUTION NO. ####
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, RECOMMENDING
THE CITY COUNCIL OF NEWPORT BEACH APPROVE
NEWPORT BEACH MUNICIPAL CODE AMENDMENT NO.
CA2016-004 TO AMEND SETBACKS FOR EIGHT RESIDENTIAL
PROPERTIES ON LIDO ISLE (PA2016-066)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. Pursuant to Newport Beach Municipal Code ("NBMC") Section 20.66.020, the Planning
Commission initiated an NBMC amendment on July 11, 2016, to amend side and front
setbacks for eight residential properties on Lido Isle, consistent with the historic front and
side yard setbacks for these properties.
2. Following adoption of the City of Newport Beach's ("City") comprehensive 2010 Zoning Code
update, City staff discovered front setbacks were left unclarified and/or inadvertently placed
on setback maps S-3A and S-313 Lido Isle in NBMC Section 20.80.040 ("Setback Maps") for
residential properties located at 203 Via Ithaca and 300, 328, 332, 335, 408, 412 and 416
Piazza Lido.
3. The NBMC amendment would remove the additional front setbacks inadvertently placed on
the Setback Maps for residential properties located at 203 Via Ithaca and 300, 328, 332,
408, 412 and 416 Piazza Lido, reinstate side setbacks for these properties, and clarify a front
setback on the Setback Maps for the residential property located at 335 Piazza Lido.
4. The subject properties are designated Single Unit Residential Detached (RS-D) by the Land
Use Element of the General Plan and are located within the Single Unit Residential (R-1)
Zoning District.
5. The subject properties are located within the coastal zone. The Coastal Land Use Plan
category is Single Unit Residential Detached (RDS-C).
6. The Planning Commission conducted a public hearing on July 6, 2017, in the City Council
Chambers 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 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.
This 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 this amendment have an average slope of less than
twenty percent; this amendment does not change the land use category or zoning district of
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Planning Commission Resolution No. ####
Page 2 of 4
the affected lots; and the maximum number of dwelling units allowed on each lot remains
unchanged.
SECTION 3. FINDINGS.
1. The subject properties will remain consistent with the General Plan, Coastal Land Use Plan,
and Zoning Code designation of Single Unit Residential (R-1) with the code amendment to
change the setbacks on the Setback Maps for properties located at 203 Via Ithaca and 300,
328, 332, 408, 412 and 416 Piazza Lido.
2. The standard side setback for properties over 40 feet in width and zoned Single-Unit
Residential (R-1) is four feet pursuant to NBMC Section 20.18.030 Table 2-2, unless a
different distance is depicted on a setback map. If a setback is depicted on a setback
map, it is regulated as a front setback. Prior to the 2010 Zoning Code update, the historic
districting map acted as a setback map. When the Setback Maps were created as a part
of the 2010 Zoning Code update, property lines on seven residential properties, previously
regulated as side setbacks, were labeled as front setbacks. This discrepancy was
inadvertent and this code amendment corrects the prior error.
3. Amending the Setback Maps to reinstate the four-foot side yard setbacks will maintain the
existing development pattern of the neighborhood since the properties were developed
with the historic setbacks. Additionally, properties in the surrounding area are regulated with
three to four-foot side setbacks, depending on lot width. Thus, this code amendment allows
the properties to maintain their existing uses and remain consistent with adjacent properties.
4. The additional front setbacks not only affect building placement, but also impact the height
of accessory structures, buildable area and ultimately the maximum size of single family
residences on the properties. Therefore, the development limits of the subject properties
have been unintentionally changed and reinstating the correct side setbacks is necessary
to return historic property rights to the property owners.
5. In the creation of the Setback Maps, the front setback adjacent to Via Firenze for the
property at 335 Piazza Lido was left unclear. This ambiguity was inadvertent, and the
Setback Maps intended to identify the 4-foot front setback identified on the historic map,
DM6.
NOW, THEREFORE, BE IT RESOLVED:
The Planning Commission of the City of Newport Beach hereby recommends the City Council of
Newport Beach approve NBMC Amendment No. CA2016-004 amending the setbacks of eight
residential properties located at 203 Via Ithaca and 300, 328, 332, 335, 408, 412, and 416
Piazza Lido on setback maps S-3A and S-313 as set forth in Exhibit "A," which is attached hereto
and incorporated by reference.
PASSED, APPROVED AND ADOPTED THIS 6th DAY OF JULY, 2017.
AYES:
1-�
Planning Commission Resolution No. ####
Page 3 of 4
NOES:
ABSTAIN:
ABSENT:
BY:
Chair
BY:
Secretary
15
Planning Commission Resolution No. ####
Page 4 of 4
EXHIBIT "A"
Newport Beach Municipal Code Amendment No. CA2016-004
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S-31B - Lido Isle Setback Map
Attachment No. PC 2
Draft Resolution Recommending the City Council
Approve Local Coastal Program Amendment No.
LC2017-004 and Authorize Submittal to the
California Coastal Commission
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RESOLUTION NO. ####
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF NEWPORT BEACH RECOMMENDING TO
THE CITY COUNCIL OF THE CITY OF NEWPORT
BEACH APPROVAL OF LOCAL COASTAL PROGRAM
AMENDMENT NO. LC2017-004 AND SUBMITTAL TO THE
CALIFORNIA COASTAL COMMISSION FOR REVIEW
AND APPROVAL
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS
AS FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. Section 30500 of the Public Resources Code requires each county and city to
prepare a local coastal program ("LCP") for that portion of the coastal zone within
its jurisdiction.
2. The California Coastal Commission effectively certified the City of Newport Beach
("City") LCP on January 13, 2017, and the City assumed coastal development
permit-issuing authority on January 30, 2017.
3. An LCP amendment is necessary to address issues that have arisen since the
LCP was certified.
4. Following adoption of the City's comprehensive 2010 Zoning Code update, City
staff discovered front setbacks were left unclarified and/or inadvertently placed on
setback maps S-3A and S-36 Lido Isle in NBMC Section 20.80.040 ("Setback
Maps") for residential properties located at 203 Via Ithaca and 300, 328, 332, 335,
408, 412 and 416 Piazza Lido.
5. The LCP amendment would remove the additional front setbacks inadvertently
placed on the Setback Maps for residential properties located at 203 Via Ithaca
and 300, 328, 332, 408, 412 and 416 Piazza Lido, reinstate side setbacks for these
properties, and clarify a front setback on the Setback Maps for the residential
property located at 335 Piazza Lido.
6. The Planning Commission conducted a public hearing on July 6, 2017, in the City
Council Chambers 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
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.
This action 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 this amendment have an average slope of less than twenty
21
Planning Commission Resolution No. ####
Page 2 of 3
percent; this amendment does not change the land use category or zoning district of the
affected lots; and the maximum number of dwelling units allowed on each lot remains
unchanged.
SECTION 3. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby recommends the
City Council of the City of Newport Beach approve Local Coastal Program
Amendment No. LC2017-004, as set forth in Exhibit "A," which is attached hereto
and incorporated herein by reference.
2. The Planning Commission of the City of Newport Beach hereby certifies the LCP and
the amendment thereto contained in this resolution are intended to be carried out in
a manner fully in conformity with the California Coastal Act. Thus, the Planning
Commission recommends the City Council of the City of Newport Beach direct staff
to submit the proposed amendments to the California Coastal Commission for review
and approval.
3. The certified LCP, including the proposed amendment, shall be carried out fully in
conformity with the California Coastal Act.
4. The LCP amendment shall not become effective until approval by the California
Coastal Commission and adoption, including any modifications suggested the
California Coastal Commission, by resolution and/or ordinance of the City Council of
the City of Newport Beach.
PASSED, APPROVED, AND ADOPTED THIS 6TH DAY OF JULY, 2017.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:
Chair
BY:
Secretary
22
Planning Commission Resolution No. ####
Page 3 of 3
EXHIBIT "A"
Local Coastal Program Amendment No. LC2017-004
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Planning Commission - July 6, 2017
Item No. 4a Additional Materials Presented at Meeting
066)
Code Amendmentsfor
Setback • i
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Planning • • SEW PORE
Public •
July 6, 2017V S
t,Foal
Planning Commission - July 6, 2017
Item No. 4a Additional Materials Presented at Meeting
-066)
Vicinity Map
300 Piazza Lido �1�'�Tr� y`ir.a' + ` \ � !• ,.
328 Piazza Udo
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07/o6/2017 Community Development Department - Planning Division 2
Planning Commission - July 6, 2017
Item No. 4a Additional Materials Presented at Meeting
-066)
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07/o6/2017 Community Development Department - Planning Division 3
Planning Commission - July 6, 2017
Item No. 4a Additional Materials Presented at Meeting
-066)
Affected SetbacK -
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07/o6/2017 Community Development Department - Planning Division 4
Planning Commission - July 6, 2017
Item No. 4a Additional Materials Presented at Meeting
-066)
Proposed Setback •
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07/o6/2017 Community Development Department - Planning Division 5
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For more information contact: IF Chelsea Crager,Assistant Planner
949-644-3227
ccragerQa newportbeachca.gov
www.newportbeachca.gov