HomeMy WebLinkAbout2.0_Thomas Residence_Staff Presentation_PA2022-0172Thomas Residence
700 West Ocean FrontCoastal Development Permit and Variance
Planning Commission Public Hearing
February 23, 2023
David Lee, Associate Planner
Planning Commission - February 23, 2023 Item No. 2b - Additional Materials Presented at the Meeting Thomas Residence (PA2022-0172)
Vicinity Map
Subject Property (R-1)
Planning Commission - February 23, 2023 Item No. 2b - Additional Materials Presented at the Meeting Thomas Residence (PA2022-0172)
Project Location
Planning Commission - February 23, 2023 Item No. 2b - Additional Materials Presented at the Meeting Thomas Residence (PA2022-0172)
Project Request
•Coastal Development Permit
•Demolish existing nonconforming SFR w/ no parking
•Construct new SFR in Coastal Zone w/ compliant parking
•Variance
•Encroach 6 feet into 10-foot rear setback
•Encroach 6 feet into 15-foot additional third floor stepback
•Increase floor area by 152 square feet (from 3,128 to 3,280)
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Planning Commission - February 23, 2023 Item No. 2b - Additional Materials Presented at the Meeting Thomas Residence (PA2022-0172)
Proposed Project
Planning Commission - February 23, 2023 Item No. 2b - Additional Materials Presented at the Meeting Thomas Residence (PA2022-0172)
Proposed Project
Development Feature Required Proposed
Setbacks (min.)
Front (South abuttingtheboardwalk)
Rear (North)
Left Side (West)
Right Side (East)
8’
10’
4’
4’
8’
4’ (Variance)
4’
4’
Height(max.)
Flat
Sloping
24’
29’
24’
29’
Open Space (min.)234 sq. ft.259 sq. ft.
FloorArea Limit (max.)3,128 sq. ft.3,280 sq. ft.
(Variance)
Parking (min.)2 garage spaces 2 garage spaces
Third FloorArea (max.)235 sq. ft.235 sq. ft.
Third Floor Stepbacks (min.)
Front
Rear (from thenorth)
Sides
15’
15’
2’
15’
9’ (Variance)
2’
Planning Commission - February 23, 2023 Item No. 2b - Additional Materials Presented at the Meeting Thomas Residence (PA2022-0172)
Variance
•Encroach 6 feet into 10-foot rear setback
•Encroach 6 feet into 15-foot additional third floor stepback
•Increase floor area by 152 square feet (from 3,128 to 3,280)
•Findings (Title 20)
•Special / unique circumstances
•Strict compliance deprives property of privileges
•Necessary for preservation and enjoyment
•Not detrimental to neighborhood
•No conflict with intent and purpose of Title 20 / General Plan
Planning Commission - February 23, 2023 Item No. 2b - Additional Materials Presented at the Meeting Thomas Residence (PA2022-0172)
Lot Re-Orientation
5’ Rear Setback
10’ Rear Setback
(1904)
Planning Commission - February 23, 2023 Item No. 2b - Additional Materials Presented at the Meeting Thomas Residence (PA2022-0172)
Neighborhood Comparison
1.22
1.26
1.42
1.32
1.45
1.291.21
1.39
7’ Encroach.
7’ Encroach.
5’ setback
reduction
1.16
7’ Encroach.
Planning Commission - February 23, 2023 Item No. 2b - Additional Materials Presented at the Meeting Thomas Residence (PA2022-0172)
Neighborhood Compatibility
Planning Commission - February 23, 2023 Item No. 2b - Additional Materials Presented at the Meeting Thomas Residence (PA2022-0172)
Adequate Separation
07thStreetFront Entrance
7’ separation
(Variance)
7’ separation
(No deviation)
Planning Commission - February 23, 2023 Item No. 2b - Additional Materials Presented at the Meeting Thomas Residence (PA2022-0172)
Third Floor Stepback
07thStreet19’ from PL
Planning Commission - February 23, 2023 Item No. 2b - Additional Materials Presented at the Meeting Thomas Residence (PA2022-0172)
Coastal Development Permit
•Required for demolition and construction of project including requested Variance
•Findings
•Conforms to LCP
•Does not block public views/access
•No feasible alternatives more protective of coastal
resources
Planning Commission - February 23, 2023 Item No. 2b - Additional Materials Presented at the Meeting Thomas Residence (PA2022-0172)
Coastal Land Use Plan
Coastal Views Coastal Access
Planning Commission - February 23, 2023 Item No. 2b - Additional Materials Presented at the Meeting Thomas Residence (PA2022-0172)
7th Street View and Access
Planning Commission - February 23, 2023 Item No. 2b - Additional Materials Presented at the Meeting Thomas Residence (PA2022-0172)
Boardwalk View and Access
Planning Commission - February 23, 2023 Item No. 2b - Additional Materials Presented at the Meeting Thomas Residence (PA2022-0172)
Building Articulation
Planning Commission - February 23, 2023 Item No. 2b - Additional Materials Presented at the Meeting Thomas Residence (PA2022-0172)
Conforming Parking
Planning Commission - February 23, 2023 Item No. 2b - Additional Materials Presented at the Meeting Thomas Residence (PA2022-0172)
Summary of Findings
•Lot has been reoriented
•FAR is within the typical range
•Adequate setbacks provided for light and air
•No encroachments into public view areas
•Compliant parking provided
•Public access maintained on 7th Street and boardwalk
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Planning Commission - February 23, 2023 Item No. 2b - Additional Materials Presented at the Meeting Thomas Residence (PA2022-0172)
Recommended Action
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•Conduct a public hearing;
•Find project exempt from CEQA (Class 3)
•Approve Thomas Residence (PA2022-0172)
Planning Commission - February 23, 2023 Item No. 2b - Additional Materials Presented at the Meeting Thomas Residence (PA2022-0172)
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David Lee, Associate Planner
949-644-3225, dlee@newportbeachca.gov
Planning Commission Public Hearing
February 23, 2023
Planning Commission - February 23, 2023 Item No. 2b - Additional Materials Presented at the Meeting Thomas Residence (PA2022-0172)