HomeMy WebLinkAboutSS2 - Design Standard Changes for Residential Properties Located in the VE Flood Zone (PA2018-075)Q �EwPpRT
CITY OF
s NEWPORT BEACH
`q44:09 City Council Staff Report
July 26, 2022
Study Session Item No. SS2
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Seimone Jurjis, Community Development Director - 949-644-3232,
sjurjis@newportbeachca.gov
PREPARED BY: Rosalinh Ung, Principal Planner, rung@newportbeachca.gov
PHONE: 949-644-3208
TITLE: Design Standard Changes for Residential Properties Located in the
VE Flood Zone (PA2018-075)
/_1 163I Z7_T91 6
On March 21, 2019, new Federal Emergency Management Agency (FEMA) Flood
Insurance Rate Maps went into effect throughout the City of Newport Beach. The FEMA
maps include the designation of a Special Flood Hazard Area (VE Zone) affecting
166 beachfront properties in West Newport, between 24th Street and 48th Street. New
development in this area must meet certain FEMA construction design criteria, which can
create conflict with the City's design standards and therefore may require a variance from
the Planning Commission. Staff will provide an update to the City Council on potential
amendments that will address development standards in the VE Zone.
RECOMMENDATION:
Receive the presentation and provide direction regarding proposed amendments.
BACKGROUND:
On March 26, 2019, the City Council initiated amendments to the Newport Beach
Municipal Code (NBMC) Title 20 (Zoning Code) and Title 21 (Local Coastal Program
Implementation Plan), to address the City's development standard challenges for new
homes located in the VE Special Flood Hazard Area in West Newport, designated by the
FEMA Flood Insurance Rate Maps.
New development within the VE Zone must meet FEMA construction design criteria. The
criteria include elevating structures (i.e., the use of pilings, post, piers or columns) to raise
the main residential structure and maintaining an open foundation, free of obstructions,
for those areas located below the flood line. Of the 166 affected properties, 27 properties
require elevating structures approximately 3 feet above the existing grade and 139
properties require elevating structures approximately 5 feet above the existing grade due
to projected wave height. As a result of this requirement, the FEMA VE Zone design
criteria present a number of conflicts within the NBMC development regulations.
SS2-1
Design Standard Changes for Residential Properties Located in the VE Flood Zone
(PA2018-075)
July 26, 2022
Page 2
On March 14, 2019, staff held a community meeting with the property owners located in
the affected VE flood zone, nearby residents in West Newport, and the design community.
The purpose of this meeting was to explain the FEMA Flood Insurance Maps and design
criteria and to disclose areas within the Zoning Code development standards that may
need to be amended to accommodate FEMA-compliant designs. Items discussed
included challenges of providing enclosed parking space requirements below the flood
line and challenges providing access to and from the existing grade to the elevated
structures. A majority of public comments received were related to concerns with
insurance coverage, increase in construction cost, compatibility of building design, and
site access.
The proposed amendments were presented to the design community on December 2,
2021, and to affected and nearby property owners on January 19, 2022, via virtual
community meetings. The recommended allowance for site access encroachments into
the front and side yard setbacks has been met with general acceptance. However, several
residents raised concerns with the lack of privacy to adjacent properties, sight distance,
and safety impacts for corner -lot properties, and visual impacts for properties located
behind VE properties.
Studv Session
Prior to proceeding with any code change, staff will provide the City Council an overview
of the proposed amendments shared during the community meetings and the public input
received. After receiving City Council comments at the study session, staff will draft and
present the proposed amendments to the Planning Commission for their review and
recommendation. The amendments and the Planning Commission recommendation will
then be brought forward to the City Council for their consideration at a future hearing date.
FISCAL IMPACT
There is no fiscal impact related to this item
NOTICING -
The agenda item has been noticed according to the Brown Act (72 hours in advance of
the meeting at which the City Council considers the item). Additionally, notices of the
study session were sent to the property owners located in the VE flood zone and those
located within a 300-foot radius of the affected properties. Lastly, this item has been
announced via the City's NewSplash.
SS2-2