HomeMy WebLinkAbout20171107_Applicant Response Andrew P. Goetz
2855 E. Coast Highway, Suite 234 ● Corona del Mar, California 92625
Phone: (949) 673-3152 ● Fax: (949) 673-3156
Email: goetzarch@earthlink.net
November 7, 2017
Gregg Ramirez
City of Newport Beach
100 Civic Center Drive
Newport Beach, CA 92660
RE: 358 Dahlia Place
PA2017-184
Dear Gregg:
Setbacks have always been used by the City of Newport Beach to determine the
allowable building area. Looking at this subject closer, I prepared a table of lot sizes in
the immediate area and the respective buildable ratio associated with those lots.
I first evaluated the buildable ratio on oversized lots that had areas between 4,130 sq. ft.
and 5,900 sq. ft. Current zoning standards allow the development on these lots with a
buildable ratio of .675 to .705. This narrow range is consistent with all development in
Corona del Mar.
Looking closer at the specific area, I was the architect for the 306-312 Carnation project.
This project abuts the subject property. In my table, I have included two levels of
evaluation that justify a similar buildable ratio to all of the other lots in Corona del Mar.
Specifically, the project as a whole generated a buildable ratio of .70. The project design
if broken down by building sections (with assumed property lines between units), were
independently evaluated, the characteristics of each section would also fall into that
range.
I have previously been involved with non-standard, odd lot developments that required
variances at 2720 Bayview Drive (Kavianian), 3210 Seaview (Poag), and 401 Heliotrope
(Sweeney). All of these projects were developed using similar ratios of buildable area to
lot area. When the anomaly of non-standard street access occurs, the City has granted
relief to create a uniformity of development standards.
Looking at other projects, the alternative setback request has been utilized in granting
reliefs of default 20-foot setbacks to 5 feet at 706 Park Avenue and 2520 First Street.
Once again, the buildable ratios fell into similar .70 development standards.
Andrew P. Goetz
2855 E. Coast Highway, Suite 234 ● Corona del Mar, California 92625
Phone: (949) 673-3152 ● Fax: (949) 673-3156
Email: goetzarch@earthlink.net
I would also like to point out in the above mentioned cases; many of the properties would
have been considered the “back halves” or “rear portions” of normally configured lots.
The subject property falls into this similar category as it does not have typically street
frontage. Using all previous projects, data and averages, it would be reasonable to
expect a buildable area between .67 and .70 relevant to the lot size.
There are many possibilities and planning options at your disposal along with historical
averages to assist in preparing a positive recommendation to the planning commission. I
added a table of possibilities in my spreadsheet analysis for your review. I hope that we
can come to a positive recommendation and forward a reasonable solution to the
Planning Commission.
Kindly advise if you will require public notice.
Sincerely,
Andrew Goetz, Architect