HomeMy WebLinkAboutPA2022-0318_20230328_Project DescriptionCommunity Development Department 12/23/22
Planning Division
100 Civic Center Drive
P.O. Box 1768
Newport Beach, CA 92658
Re: Modification Permit – 306 St. Andrew’s Road, Newport Beach
To whom it may concern,
As the property owners of 306 St. Andrew’s Road, we would like to apply for a Modification Permit that
will provide relief from specified development standards of the Zoning Code.
Specifically, we are seeking relief from the Zoning Code related to “Size or location of parking spaces.”
Our property, which was constructed in 1954, includes an existing garage that is currently only 18’6”
wide. The garage walls are structurally bearing the existing room above; which is intended in our new
design, to become a master bedroom. Unfortunately, the cost(s) involved in re-framing this entire
section of the house in order to accommodate a full 20’ clearance in the garage is not an option for us.
Re: Justification and Required Findings
1. The Requested modification will be compatible with existing development in the
neighborhood. – Justification is met by the fact that structure will remain in its current condition
which has existed “as-is” in its current state in the neighborhood since its construction in 1954.
2. The granting of the modification is necessary due to the unique physical characteristic(s) of the
property and/or structure, and/or characteristics of the use. – As mentioned above, the garage
framing currently bears the weight of the entire floor above. In order to widen the garage 6”,
the entire structure (both 1st and 2nd floors) would need to be demolished and re-built in their
entirety.
3. The granting of the modification is necessary due to the practical difficulties associated with
the property and that the strict application of Zoning Code results in physical hardships that
are inconsistent with the purpose and intent of the Zoning Code. – In addition to the need to
demolish and re-build due to the fact that the garage is load bearing, there is a set-back along
the north boundary of the garage. To widen, the only option would be to encroach into the
existing floor plan in the interior of the house at a loss of usable square footage.
4. There are no alternatives to the Modification Permit, that could provide similar benefits to the
applicant with less potential detriment to surrounding owners and occupants, the
neighborhood, or to the general public – There is currently no detriment to surrounding
owners, applicants or general public as we are requesting conditions to remain as they currently
exist. We currently have two interior garage spaces, two exterior garage spaces (within our
property line) and ample street parking.
5. The granting of the modification would not be detrimental to public health, safety, or welfare
to the occupants of the property, nearby properties, the neighborhood, or the City, or result in
a change of density or intensity that would be inconsistent with the provisions of this Zoning
Code. – Again the request is to keep the property “as-is”.
I would also like to note that the new project will remove an original bathroom that currently
encroaches into the garage space. By removing this bathroom via the new project, we will actually be
creating a new 20’ clearance (length wise) within the garage and will bring the length into compliance.
Thank you for your consideration.
Please feel free to contact us as needed.
Respectfully,
Will and Kathleen Allison
306 St. Andrew’s Road
Newport Beach
williamwallison@gmail.com
Kathleen.ensly@tacobell.com
714) 502-4569 cell
949) 375-2364 cell