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Home My WebLink AboutDD2021-002Community Development Department CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT 100 Civic Center Drive Newport Beach, California 92660 949 644-3200 newportbeachca.gov/communitydevelopment Director’s Determination To: Planning Division From: Seimone Jurjis, Community Development Director Date: May 21, 2021 Re: Director’s Determination No. DD2021-002 Regarding Setbacks within the Bayshores Community (PA2021-115) Summary Setback Maps adopted as part of the Comprehensive Zoning Code Update in 2010 were intended to carry over the same setbacks indicated on the Districting Maps of the previous Zoning Code. Unfortunately, a number of errors resulting from the update were identified on Setback Map S6 applicable to the Bayshores Community. Amendments to the Zoning Code (Title 20) and Local Coastal Program Implementation Plan (Title 21) of the Newport Beach Municipal Code (NBMC) to correct and clarify various Setback Maps, including Setback Map S6, are underway. However, the amendment process may take up to two years. In the interim, the Community Development Department Director has determined that it is appropriate to utilize Districting Map 23 (Attachment A) for the application of setbacks in the Bayshores Community. Background •The area of the City commonly referred to as “Bayshores” was first annexed to the City in 1947. •Districting Map 23, first adopted in 1951 as part of Ordinance No. 646, created theR-1 zoning for the Bayshores Community (Attachment B), and was amended over time to reflect changes in zoning to other properties on the map. •The Zoning Code in effect at the time, and up until the 2010 Zoning Code Update, referred to Districting Maps for the purposes of establishing front yard setbacks only (Attachment C). •Front, side, and rear setbacks are defined terms in the Zoning Code. Districting Maps did not define setback areas but rather they established the depth of front yard setbacks. Director’s Determination No. DD2021-002 Regarding Setbacks within the Bayshores Community (PA2021-115) May 21, 2021 Page 2 •Districting Map 23 identifies either 0 or 10-foot front yard setbacks along frontages where lots would have a front yard facing a street or waterfront. Unfortunately, Districting Map 23 does not illustrate each individual lot, which resulted in confusion and an inconsistent application of setbacks over time for some corner lots where side yards were treated like front yards. •Setback Maps as part of the 2010 Zoning Code update were intended to carry over the same setbacks indicated on the earlier Districting Maps they replaced. The Setback Maps provide more specific information by illustrating individual lots and thereby how setbacks would be applied to them. The Bayshores Community is depicted on Setback Map S6 (Attachment D). •The 2010 Zoning Code Update also changed how Setback Maps were to be used. Instead of only establishing setbacks for front yards only as with the previous Districting Maps, the Update, which standards remains in effect today, refers to Setback Maps for the purposes of establishing different setbacks for any yard area (i.e., front, side, or rear) (Attachment E). Setback Map S6 Errors •The block of lots between 2691 through 2821 Bay Shore Drive (west side of street) should be subject to a 10-foot front yard setback facing the street as illustrated on Districting Map 23 and as each of these homes were originally constructed. Setback Map S6 inadvertently did not include the 10-foot front setback label and line, resulting in that block now being subject to a 20-foot front yard setback and the block of homes being considered nonconforming (Attachment F). A nonconforming status would subject these homes to additional development regulations affecting additions and remodels and a loss of buildable area. There was no intent to make these homes subject to a different setback standard from the standard established by Districting Map 23 or to make these homes nonconforming. •Setback Map S6 inadvertently identified 18 corner lots within the community as having 10-foot setbacks on both the front and side yards facing the two street frontages. Districting Map 23 did not identify setbacks on a lot specific level and the 10-foot setback was only intended to apply to the front yard setback, not side yard setbacks. Research of the 18 affected corner lots confirms that 14 of the said lots were originally constructed with homes in compliance with a standard 4-foot side setback, not a 10-foot setback as suggested by the current Setback Map S6. Application of a 10-foot side setback per Setback Map S6 would result in several homes being considered nonconforming. A nonconforming status would subject these homes to additional development regulations affecting additions and remodels and a loss of buildable area (Attachment G). Again, there was no intent to make these homes nonconforming to setback standards. Director’s Determination No. DD2021-002 Regarding Setbacks within the Bayshores Community (PA2021-115) May 21, 2021 Page 3 Authority Sections 20.12.020 and 21.12.020 (Rules of Interpretation) of the NBMC authorize the Community Development Director to interpret the meaning of provisions of the Zoning Code and Local Coastal Program Implementation Plan, including maps, and to apply and/or enforce the codes. Director’s Determination The Community Development Director of the City of Newport Beach hereby determines that Districting Map 23 (Attachment A) shall be utilized for the identification of required front yard of setbacks in the Bayshores Community until such time that Setback Map S6 is corrected. Setbacks depicted on Districting Map 23 shall only apply to front yards whether they face the street, or the water and they shall not establish side yard setbacks or be construed to define a side yard as a front yard. All decisions of the Community Development Director may be appealed to, or called for review by, the Planning Commission pursuant to NBMC Chapters 20.64 and 21.64 (Appeals and Calls for Review) and within fourteen (14) days following the date of this decision. Attachments: A Most Recent Districting Map 23 B Original Districting Map 23 C Pre-2010 Zoning Code Provisions Addressing Use of Districting Maps D Setback Map S6 E 2010 Zoning Code Provisions Addressing Use of Setback Maps F Error Affecting 2691 through 2821 Bay Shore Drive G Error Affecting 18 Corner Lots ATTACHMENT A Districting Map 23 MAP # 21MAP # 6MAP # 7MAP # 13 ATTACHMENT B Original Districting Map 23 ATTACHMENT C Pre-2010 Zoning Code Provisions Addressing Use of Districting Maps ATTACHMENT D Setback Map S6 10 20 10 10 10 1010 10 010 10 101010 101010 10 10101010 10 10 10 10 1 0 10101010 1010 10 1 0 10 10 1010 1 0 010 10 1 0 (PVT) NORD WESTROAD (PVT)DRIVEKINGS ROAD ANDOVER CASTAWAYS LANE DRIVE VIALORCAVISTA DR ST.CIRCLE D RIVE (PVT)JUCARS TREET SHOREROADKINGSIRVINEROAD VIA HAVRE(PVT) PALERMOVIA KINGSITHACASTREET A L O H A D RSARATOGAKINGS MARINO CAPEMENTONE(PVT) PLACE COAST VIAVIA VIA MENTONEDRIVE VIA(PVT)LORCAMENTONEKINGS PLACEVISTA DR VIA LIDO SOUD CIRCLE VIA SARATOGACRESTVIEW DRIVE RAVENNAPLACECRESTVIEWROA D STRADA LORCACOAST JAMESITHACALINDA ISLEPLACE DRIVE VIASIGNALDOVER(PVT)VIA ITHACAHAVEN FULLERTONHIGHWAY (PVT)STRADAHWY VIA JUCAR(PVT) BAY STRADA CENTROAVENUEVIA VIA ORVIETO GENOAST. JAM E S ROAD C LIF F CLAY VIA KORONEAST (PVT) PALERMOFIRENZESTREET PIAZZA LIDO (PVT)BAY (PVT)DRIVE KINGS PLACE(P VT )STRADA LINDA ISLE (PVT) NORD ST. ANDREWSSIGNAL ROADSHORE (PVT) CORAL PIRATEVIA ITHACAQUITOKORONKINGS NICEARBOR DRSTRADA MENTONEVIA HAVREWAVERLY D R IVE DRIVE BEACON BALBOABAY CLUBDRIVE W E S T ST.EL MODENA AVENUECLIFF LINDA ISLEROADALISO YORKTOWNAVENUEEL MODENA AVENUEVIA LORCA(PVT) JAMES HWY DRIVESTRADAGRAZIANAPLACESTRADA15TH BAYFRONTSTRADA HAVRESTREET LIDO DOVER DRIVESAINTANDREWS RD(PVT)AVENUEHARBORCOAST ROADARBOR DRDRIVEROAD (PVT)(PVT) (PVT) PLACE CAS TAW AY S SNUGQUITO518405 36612 200 2812 226 2682 208 2528 1420210 31217 704441 2001225 2231605217 225 411500 2151511615 24 22051 0 7137 125 26314325612512302461 25711520 96324 2632520442 264129 216511 412250246561601 429 6162576711 128 2500408 15112224 16 401 104 70016037162408423 211 10012551116 425 418 1700251 1100 1012400222 412 112 950 601 5817202521410 226 2632506 2317277118015 1 1 2732 217 29117532631417 11 545 900 3026582320 75519 118 200222715601 20 328 22082762 207 2691243024711201435 612900255118002612511911411 2611400 27722519629 47623 400 5031802418 36 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3111701125 410538214 83401443 500 852441 206 2782 2600222725802505 212 339 7011521645 516182320 115 21439 505 407 232628 87 24812722 2 2 0501430 6504 26521 407 412612400 14212401206 318 10 26012801200 224 4113384161334237272910224442042426222631436232 2570 4182323 132 2602121019504201503320265226412601430126 1401424231142817001801 41027012612330 12 4 120 4322200 444245433 400115404 26114062621111 440414434109 40832614101400823002400426324171012117 1282001 0 300150Feet S-6 - Cliff Haven / Bay ShoresSetback MapBluff Development Overlay(See Map B-1 - Kings Place ) Name: S-6 / October 26, 2010 ATTACHMENT E 2010 Zoning Code Provisions Addressing Use of Setback Maps 20.18.030 Residential Zoning Districts General Development Standards. New land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Tables 2-2 and 2-3, in addition to the development standards in Part 3 of this title (Site Planning and Development Standards). TABLE 2-2 DEVELOPMENT STANDARDS FOR SINGLE-UNIT RESIDENTIAL ZONING DISTRICTS Development Feature R-A R-1 R-1- 6,000 R-1- 7,200 R-1- 10,000 Additional Requirements Lot Dimensions Minimum dimensions required for each newly created lot. Lot Area (1) (2) Corner lot 87,120 sq. ft. 6,000 sq. ft. 6,000 sq. ft. 7,200 sq. ft. 10,000 sq. ft. Interior lot 87,120 sq. ft. 5,000 sq. ft. 6,000 sq. ft. 7,200 sq. ft. 10,000 sq. ft. Lot Width Corner lot 125 ft.60 ft.60 ft.70 ft.90 ft. Interior lot 125 ft.50 ft.60 ft.70 ft.90 ft. Lot Depth N/A N/A 80 ft.90 ft.100 ft. Density/Intensity Each legal lot shall be allowed one single-unit detached dwelling. Accessory dwelling units and junior accessory dwelling units may be allowed pursuant to Section 20.48.200. Setbacks The distances below are minimum setbacks required for primary structures. See Section 20.30.110 (Setback Regulations and Exceptions) for setback measurement, allowed projections into setbacks, and exceptions. The following setbacks shall apply, unless different requirements are identified on the setback maps in which case the setback maps shall control. (See Part 8 of this title.) Side and rear setback areas shown on the setback maps shall be considered front setback areas for the purpose of regulating accessory structures. Also refer to Section 20.48.180 (Residential Development Standards and Design Criteria). Front:20 ft.20 ft.20 ft.20 ft.15 ft.20.30.110 The Newport Beach Municipal Code is current through Ordinance 2021-9, passed March 23, 2021. Newport Beach Municipal Code 20.18.030 Residential Zoning Districts General Development Standards. Page 1 of 11 20.48.180 Side (interior, each): 20.30.110 20.48.180 Lots 40 ft. wide or less 5 ft.3 ft. (4)6 ft.5 ft.10 ft. Lots wider than 40 ft. 5 ft.4 ft.6 ft.5 ft.10 ft. Side (street side): 20.30.110 20.48.180 Lots 40 ft. wide or less 5 ft.3 ft.6 ft.5 ft.10 ft. Lots wider than 40 ft. 5 ft.4 ft.6 ft.5 ft.10 ft. Rear:25 ft.10 ft.6 ft.20 ft.10 ft.Lots abutting a 10 ft. alley or less that are directly across the alley from the side yard of a lot abutting an alley shall provide a setback for the first floor of at least 10 ft. from the alley. Abutting Alley: 10 ft. wide or less N/A 5 ft.N/A N/A N/A 15 ft. wide or less N/A 5 ft.N/A N/A N/A 15'1" to 19'11"N/A 3'9"N/A N/A N/A 20 ft. wide or more N/A 0 N/A N/A N/A Bluff edge setback As provided in Section 20.28.040 (Bluff (B) Overlay District). Bulkhead setback Structures shall be set back a minimum of 10 ft. from the bulkhead in each zoning district. Site Coverage Maximum percentage of the total lot area that may be covered by structures. Lots 40 ft. wide or less N/A N/A 60%60%60% Lots wider than 40 ft. 40%N/A 60%60%60% The Newport Beach Municipal Code is current through Ordinance 2021-9, passed March 23, 2021. Newport Beach Municipal Code 20.18.030 Residential Zoning Districts General Development Standards. Page 2 of 11 ATTACHMENT F Error Affecting 2691 Through 2821 Bay Shore Drive ATTACHMENT G Error Affecting 18 Corner Lots