HomeMy WebLinkAbout3.0_Special Flood Hazard (VE) Overlay District Amendments_Staff Presentation_PA2018-075Special Flood Hazard Overlay (VE) Zone -Code Amendments
Planning Commission, Public Hearing
May 4, 2023
Liz Westmoreland, Senior Planner
Overview
•Proposed amendments for 166 specific properties located in a special flood hazard area
•Complex building requirements in this area
•Code amendments are intended to resolve two
conflicts between the building and zoning codes
•Amendments are recommended to provide parity with typical residential properties
2Community Development Department
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FEMA Flood Map
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Where is the “VE Zone”
•West Ocean Front
•Generally located between 24th Street and 48th
Street
•Designated by FEMA as “VE-13 and VE-15” Flood
Zones
5Community Development Department
Affected West Ocean Front Properties
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Why is the “VE” Zone Unique?
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What does this mean for new construction?
Non-VE Zone Design VE Zone Compliant Design
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New Construction Challenges
•Site access (entry & stairs):
•Current code limits size and location
•Must be located within buildable area resulting reduction of approx. 55 sf. floor area on main level
•Use of setback areas:
•Loss of indoor/outdoor experience
•Shallower deck -limited to 3 feet in depth
•No direct access to beach or ground
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Site Access Challenges
42-inch height limit
18-inch height limit
AccessAccess
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Why Amend the Code?
•To provide maximum utility and convenience for the property owner
•Limit the number of variances filed with the Planning Commission
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Proposed Amendments
Allow raised walkways, decks, and stairs (with guardrails) to fully encroach into the front, side, and rear yard setback areas in order to provide:
1. Access to the house from the ground (including direct access to beach); and
2. Provide more usable outdoor space
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Full Encroachment Locations
Potential full encroachment locations highlighted in blue
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Full Encroachment Locations
Potential full encroachment locations highlighted in blue
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Full Encroachment Locations
Elevation from Side of Property
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Community Outreach
Citywide & design community -04/08/19
Design community -12/2/21
Affected & nearby residents -01/19/22
Study Session with City Council –7/26/22
Community Comments
General support
Concerns with privacy to adjacent homes
Sight distance & safety impacts for corner-lot properties
Visual impacts for homes behind
19Community Development Department
Comparison -Beach Front
No Code Amendment Code Amendment or Variance
Stairway access
to beach
5-ft deep raised deck &
3-ft walkway w/ railings
No access to beach &
3-ft deep deck w/
railings
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Comparison –Beach At Corner
No Code Amendment Code Amendment or Variance
3-ft deep
raised deck
w/ railings
Entry stairs
inside building
footprint
Stair access
to ground
and beach
3-ft
walkway &
railings to
entry
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5-ft deep
raised
deck
w/railings
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Summary
•Full encroachments of decks, landings, patios, and
required safety railings in setbacks
•Not changing the VE Zone requirements
•Making it easier to access the home and provide a
walkway like typical properties
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Recommended Action and Next Steps
•Conduct a Public Hearing
•Find Exempt from CEQA
•Approve Resolution to Recommend the City Council Adopt the Amendments
•City Council Review
•If approved -City will submit to the CCC for review
24Community Development Department
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Questions and Discussion
Liz Westmoreland, Senior Planner
949-644-3234
Planning Commission, Public Hearing
May 4, 2023