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HomeMy WebLinkAbout4.0_Alternative Setback Determination_PA2011-149CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT September 22, 2011 Meeting Agenda Item 4 SUBJECT: Alternative Setback Determination - (PA2011 -149) 1400 East Ocean Front Staff Approval No. SA2011 -019 APPLICANT: Chris Brigandi PLANNER: Benjamin M. Zdeba, Planning Technician (949) 644 -3253, bzdeba @newportbeachca.gov PROJECT SUMMARY The applicant is requesting an alternative setback determination for property located at 1400 East Ocean Front to accommodate redevelopment of the site. The applicant is requesting that the following setbacks be established: • Front (Along East Ocean Front) — 10 feet • Sides — 3 feet • Rear (Opposite East Ocean Front) — 3 feet RECOMMENDATION 1) Conduct a public hearing; and 2) Approve Alternative Setback No. SA2011 -019 with the attached Alternative Setback Determination letter (Attachment No. PC 1). 1400 E Ocean Front Alternative Setback September 22, 2011 Page 2 VICINITY MAP /F . -�.... j2 .LSp/ may$ %yam /- y J ^7 j Subject Property p - 0 GENERAL PLAN ZONING p p m "'g p p . LOCATION GENERAL PLAN ZONING CURRENT USE ON -SITE Res deDntiall De ched) R Residential)nit Single -Unit Dwelling NORTH RS -D R -1 Single -Unit Dwelling SOUTH PR (Parks and Recreation) PR (Parks and Recreation) Undeveloped Street Right -of -way EAST RS -D R -1 Sin le -Unit Dwellin WEST PR PR Public Beach 1400 E Ocean Front Alternative Setback September 22, 2011 Page 3 Project Setting The approximately 3,125- square -foot property is a flag lot' located near the intersection of 'G' Street and East Ocean Front. The property is currently developed with a 2,586 - square -foot single -unit dwelling which is legal nonconforming since it encroaches into the required front, side, and rear setback areas (Attachment No. PC 2). The site is approximately 40.61 feet wide at the southern end and 75 feet wide at the northern end which includes the strip of land that provides access to and from 'G' Street. The topography of the site is relatively flat and slopes slightly downward towards the beach. The site abuts the public beach along East Ocean Front and the western property line. Project Description Pursuant to Section 20.30.110 C (Setback Regulations and Exceptions — Alternative setback area location) of the Zoning Code, the Community Development Director may redefine the location of the front, side, and rear setback areas to be consistent with surrounding properties in cases where the orientation of an existing lot and the application of the setback area are not consistent with the character or general orientation of other lots in the vicinity. Strict application of the default setback regulations for an R -1 (Single -Unit Residential) property to the subject property results in a floor area limit lower than other properties nearby. The Community Development Director has referred this application to the Planning Commission for review and action, given the recent discussions on a similar request. Exhibit 1, Required Setbacks and Buildable Area Exhibit 2, Proposed Setbacks and Buildable Area ' A "flag lot" is defined by Chapter 20.70 (Definitions) of the Zoning Code as a lot not meeting minimum lot frontage requirements and where access to the private or public street is provided by a narrow private access way that is between abutting lots and that is owned in fee. 1400 E Ocean Front Alternative Setback September 22, 2011 Page 4 The setbacks required by the Zoning Code are 20 feet on the front along East Ocean Front, 3 feet on the sides, and 10 feet in the rear opposite of East Ocean Front. The resulting buildable areal of the lot is 1,328 square feet. The requested setbacks are 10 feet in the front along East Ocean Front, 3 feet on the sides, and 3 feet in the rear opposite of East Ocean Front resulting in a buildable area of 1,977 square feet. Background The subject property and surrounding area was originally subdivided in 1923. The original tract map depicts the property with an orientation towards East Ocean Front and access intended to be provided from East Ocean Front (Attachment No. PC 3). Since East Ocean Front was never improved for vehicular access, it appears that the property was resubdivided into a flag lot on January 26, 1956 to include a vehicular access easement from 'G' Street (Attachment No. PC 4). Variance Number VA915 was granted to the neighboring property located at 1412 East Ocean Front to establish the setbacks as 10 feet along East Ocean Front, 3 feet on each side, and 3 feet in the rear along the vehicular access easement for the subject property. The staff report for Variance No. VA915 indicates that the setbacks on the subject property (1400 East Ocean Front) are the same as this request of 10 -foot front, 3 -foot sides, and 3 -foot rear (Attachment No. PC 5). Although the variance references the subject property and the existing building appears to be built to the setbacks referenced, no previous discretionary approvals could be found for 1400 East Ocean Front. DISCUSSION Analysis To determine whether the proposed setbacks are appropriate, staff analyzed: 1) the compatibility of the proposed setbacks with the required setbacks on neighboring lots; and 2) the resulting true floor area ratio (maximum building square footage allowed divided by lot size) to ensure that the proposed setbacks do not result in additional floor area as compared with neighboring lots with typical lot configurations. Setback Compatibility Staff believes the proposed setbacks are compatible with those of the surrounding lots since all lots on East Ocean Front, both immediately east and west of the subject lot, are required to maintain a 10 -foot front setback. Additionally, the lot width is 40 feet, so the side setbacks comply with the Zoning Code 3 -foot standard for lots 40 feet wide or less. The rear portion of the lot is adjacent to the 3 -foot side setback of the single -unit 2 "Buildable area" is defined by Chapter 20.70 (Definitions) of the Zoning Code as the area of a development site, excluding the minimum front, side, and rear setback areas as applied to residential properties only. 3 "Lot width" is defined by Chapter 20.70 (Definitions) of the Zoning Code as the horizontal distance between the side lot lines, measured at right angles to the line that defines the lot depth at a point midway between the front and rear lot lines. 1400 E Ocean Front Alternative Setback September 22, 2011 Page 5 dwelling located at 107 `G' Street. The proposed 3 -foot rear setback would be consistent with side yard separation as well as the existing development. FAR Comparison Due to varying lot sizes and setback areas, staff has employed a true floor area ratio (FAR) method by which the total building square footage allowed on the site is divided by the total site area. This method allows for an equitable comparison of floor area to lot area. The proposed setbacks result in a FAR of 1.25 for the subject lot. To determine whether this is consistent with the FARs of neighboring lots, staff compared the 1.25 FAR with the FAR of 1412 and 1504 East Ocean Front, 1505 Ocean Boulevard, and 107 'G' Street, which represent typical lot configurations of neighboring lots in the area. Table 1, FAR Comparison Property Address ILot Size (SF) Buildable Area (SF) Max Floor Area (SF) I Floor Area Ratio 1400E Ocean Front 1 3,1541 1,9771 3,9541 1.25 Requested Setbacks: 10'F, 3'Ss, 3'R 1412 E Ocean Front 2,341 1,591 3,182 1.36 1504 E Ocean Front 3,800 2,893 5,786 1.52 1505 Ocean Blvd 2,450 1,782 3,564 1.45 107'G' St 2,625 1,595 3,190 1.2 4q fill SF 3,182 SF �` 10 Oy, 1 F b 5, 786 SF n� P° n N ns 1400 E Ocean Front Alternative Setback September 22, 2011 Page 6 Summary As illustrated in the analysis table above, staff believes the setbacks as proposed allow the subject property to maintain setbacks that are compatible with the nearby lots and also results in a FAR of 1.25, which is consistent with the FARs of other lots in area. Alternatives Should the Planning Commission find the alternative setback determination as requested to be unreasonable, the Planning Commission should either prescribe more appropriate setbacks for the property or determine the property should be subject to the default setback regulations for residential properties within the R -1 (Single -Unit Residential) Zoning District. Environmental Review The project is categorically exempt under Section 15301, of the California Environmental Quality Act (CEQA) Guidelines - Class 1 (Existing Facilities). The alternative setback determination does not constitute a major change which would require environmental review. Public Notice Although not required by the Municipal Code, notice of this hearing was published in the Daily Pilot, mailed to property owners within 300 feet of the property (excluding roads and waterways) and posted at the site a minimum of 10 days in advance of this hearing consistent with the Municipal Code. The item also appeared upon the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: Submitted by: 0 1 i eba, Planning Technician Gregg R i ez, Acting Planning tanager ATTACHMENTS PC 1 Draft Alternative Setback Determination Letter PC 2 Site Survey PC 3 Tract Map No. 518 PC 4 Resubdivision No. 25 PC 5 Portions of Variance No. VA915 F1USERS \PLN \Shared \PA's \PAS - 2011 \PA2011 - 149 \PA2011 -149 PC rpt.docx Attachment No. PC 1 Draft Alternative Setback Determination Letter COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 3300 Newport Boulevard, Building C, Newport Beach, CA 92663 (949) 644 -3200 Fax: (949) 644 -3229 www.newr)ortbeachca.gov DETERMINATION OF ALTERNATIVE SETBACK AREA LOCATIONS SA2011 -019 (PA2011 -149) Date: September 22, 2011 Site address: 1400 East Ocean Front Section 20.30.110 C (Setback Regulations and Exceptions — Alternative setback area location): In cases where the orientation of an existing lot and the application of the setback area are not consistent with the character or general orientation of other lots in the vicinity, the [Community Development] Director may redefine the location of the front, side, and rear setback areas to be consistent with surrounding properties. The reorientation of setback areas is not applicable to the bluff overlay district. In this case the Community Development Director elected to refer this request to the Planning Commission which established the following alternative setbacks: Yard Setback Description Front 10' East Ocean Front Side 3' Adjacent to Public Beach Side 3' Adjacent to 1412 East Ocean Front Rear 3' Opposite front (East Ocean Front On behalf of Charles Unsworth, Chairman 0 Bradley Hillgren, Secretary Attachment No. PC 2 Site Survey z W � zu o ❑ m= r w iQ w C° r ❑ ❑ u W w❑ r w d o G � w .Z ;p w m � z W o LJ w z J Q m ¢ W N w ca m o ° u w w r ❑ z m 0 z u u 0 L r 0 0 1 J r 1 — — — -I, ., -L ,.� \.I���o��L�- — — — — — o +, L r o — 00'62 M,OMO N Q m F1 Jv� II I I I I r ��fl I� w W a N Q w a U L 1= O v asu VI L N ro �Iz M s Z L N d ❑ U V Z — Aso )707, — _ 0 sz r w N m W r Q Q o e N ❑ J ti w z r Q m F- J L� w L: r f a> W u vi N °ro u G > __ x W ¢ w Z z z z ❑ LLJ Q O "5 u C] W W m W❑ U Qr J V W� ] Nm? J v.. Yr LSO, 3 ❑uLL S E ULj dr Wa mm> ��z , N zouQ�E Attachment No. PC 3 Tract Map No. 518 I LL1 w w u / Ot tQ l NO 1 Ei . 6.3 C, r m. c-A 0 R=50 D_ 40 00 � °off m Ds�09�6� 44J GI 36'ro o ? 1 ti N v 40 R; 469 sp EG o1� n`� p°� W 35 5 1 �( 3s t 0 y�o r r o� 0 QA �r \ y NO 1 Ei . 6.3 C, r m. c-A 0 R=50 D_ 40 00 � °off m Ds�09�6� 44J GI 36'ro o ? 1 ti N v 40 R; 469 sp EG o1� n`� p°� W 35 5 1 �( 3s t t N i OC E,q N W N 0 y�o r r o� 0 y wt r q h t N i OC E,q N W N Attachment No. PC 4 Resubdivision No. 25 FOSTER & KLEISER CO., Westerly section from the 'Mo -Bo -Tel' and the southerly side of the Coast Hwy. (alt. 101). The location is somewhat easterly of the Highway intersection with Balboa Blvd. ' C -1H zone. To convert an existing billboard into a dual 'poster panel' sign. The Committee reported this would undoubtedly make a better look- ing sign and improve rather than harm the site. This concerns an old existing sign. Com. Copelin moved the Commission Grant this application, seconded by Com. Rudd, and carried by the following roll call votes AYESz Rudd, Longmoor, Copelin NOES: Keene, Reed MAY VERTREES, 420 Goldenrod Ave., Corona del Mar Lots 2, 4, 6, Blk. 4349 Tr. CDM, R -2 zone To resubdivide a parcel of land of which a portion is occupied by a dwelling. (Miss Vertrees does not plan on immediate new construction. She would like to have an assurance from the Commission that she is properly representing the acceptable usage for this parcel of land.) Com. Reed moved that the Commission recommend the Granting of this application provided two building sites are created from Lots 2, 4, 6. The building sites shall be known as Site No. 1 and Site No. 2. No. 1 shall consist of the southeasterly 40 feet of said Lots 2, 4, 6. No. 2 shall consist of the whole of Lots 22 49 & 6, except southeasterly 40 ft. In addition this re -sub shall be granted on the CONDITION that the applicant provide public utility dasaments subject to the approval of location, by the Engineering Dept. Under Section 9254.33 of Ord. #650, it is also deemed advisable to establish a set -back of 3 feet along lst Street on Site #1. Motion seconded by Com. Keene, and carried by the following roll call vote, to wit: ALL AYES #210 HUGH R. ADAMS Lots 8 and 9, Blk. A. Tr. 518, R -1 zone. To resubdivide two Ocean Front Building Sites, in order to create an easement of 12 feet for ingress and egress. The applicant Is also requesting realighment of property lines. (At present Lot 8 lacks street accdssibility.) The applicant referred to the inflated real- estate values exist- ing, and the economic hardship he would encounter whree he deprived of the privilege of creating two ocean front lots on the described parcel of land. Com. Keene moved the Commission recom- ment the Grantknq of this Resubdivision, defining the parcel of land as two building sites No. I and No. 2. No 1 shall consist of all of Lot 8 and the northwesterly 5' of ]Lot 9 as well as the north- easterly 10' of Lot 9. Building Site No. 2 shall consist of all of Lot 9, except the northwesterly 5' thereof and the nnw;theasterly 10' hereof. Motion seconded by Com. Reed, and carried by the following roll call vote, to wit: ALL AYES #24 Granted r2LL 189 84' 50' 4 1 401 `... ■ 0 kI 0 0 35' co V © rl iA X76.55' l�w r Attachment No. PC 5 Portions of Variance No. VA915 VARIANCE APPLICAW N0. 915 Ordinance No. 635 DATE 10 -26 -1967 City of Newport Beach INSTRUCTIONS: (Read Carefully). The Applicant or his legal representative must be present at all public hearings. Fill out this application completely. It must be accompanied by four copies of a plot plan to scale, and with correct dimensions, showing in detail all boundaries, existing buildings, proposed alterations and additions. The Applicant must sign conditions of Variance, if any, within thirty days after granting. Application is not valid until 15 days after date of approval and shall be revoked if not used within eighteen months from date of approval. 1. H. R. and Jane H. Adams 1412 East Ocean Front Property Owner Only d res I vo ved 2. LOT PTN. 9 BLOCK A SECTION - TRACT_ 8 ZONE ill AM. 3. DATE OF HEARING Nov. 16, 1967 TIME 8:00 PM. 4. Application is hereby made for a Variance from Section 12 • 12 • 060 - A -B -Cto permit: to ertabli.ak ad.ndaaa netbasks as fellamt PAUNT 7ARD — lA feet c c Oc )C % o /J b'- t I2 F " (/d 2 L: SIDE TARDS — 3 feet east •��bG r , t l 0 REAR TARD — 3 feet 5. Hardship Involved: SLsep aiape and wdsting required aetbaelcs sake it ivrraetisable to build on the let Ad,ioining lot has been developed with same setbacks. There are sheets attached to and made a part of this Application. I hereby certify that the foregoing statemencs, maps, drawing, plans and specifications attached hereto are true and correct. If granted, this Variance will not adversely affect persons residing or working in the neighborhood. I further consent to any permit issued in re }fiance thereon being gull nd_�9fd /the event they are not true and correct. �. G / ��L �7 1 !� \i ! Cl , `' �d �.. - /7 7 5l .. ter - t rfier Home Address SY�iJ l'a G'/ Phone FOR DEPARTMENTAL USE ONLY PLANNING COMMISSION ACTION In accord with Section 9106.31 (a) -1 -2 -3 a Variance is hereby GRANTED the above applicant subject to requirements of all governmental agencies having jurisdiction and subject to the following: That the applicant pay 50% of the cost of building a sidewalk adjoining the front of subject property (on Ocean Front). The undersigned hereby agrees to all the above CONDITIONS. X. Letters of agreement attached. DATES: Filed 10 -26 -67 Hearing 11 -16 -67 Published 11 -2 -67 Newsoaner Ensiun FINDINGS OF PLANNING COMMISSION: _Upon a review of the evidence On file and testi- mony at the hearing the Commission found and determined that under the circumstances of the particular case, the granting of this variance would not be im ntal to the general welfare nor to ro ert , s ojecr im rovements in the neighborhood and, therefore, recommended approva u t to the _ahnee condition. That Variance be GRANTED - Elm GRANTED - DE'NIED on the—J-L_day of November 19_Z on the day of 19 Ray Y. Copeli , Secretary Margery Schrouder, City Clerk Newport Beach City Planning Commission Newport Beach, California J -915 CITY OF NEWPORT BEACH November 16, 1967 TO: Planning Commission FROM: Planning Department SUB.IECT: Variance Application No. 915 Application I The application filed in the name of H. R. and Jane M. Adams requests the establishment of setbacks on a substandard lot in the R -1 District. The proposed setbacks are: Rear Yard - 3 feet Side Yards - 3 feet front Yard - 10 feet The required setbacks are presently: Rear Yard - 5 feet West Side Yard - 3 feet East Side Yard - 10 feet on street side Front Yard - 20 feet Background In December 1955 a resubdivision was filed on Lots 8 and 9 of Tract 518 to change the lot lines. The lot lines were relocated and an easement created. This easement provided access to Lot 8 across the rear of Lot 9 The vehicular easement is 10 feet wide. The Planning Commission approved this resubdivision on December 28, 1955 Lot 8 then contained 2768 sq ft. and Lot 9 contained 2650 sq.ft less the easement or 2300 sq.ft. SubJect Property and Surrounding Land Use The entire area is zoned R -1. Single family dwellings are con- structed In 3 directions with the ocean in front of the proposed development Developmental Characteristics The property in question is substandard. The lot contains 2300 sq ft The proposed setbacks will provide a 1566 sq.ft. building area The property is without the setbacks that have been estab- lished on the adjacent property. The setbacks on the adjacent property are the same as requested by this property owner. Analysis and Recommendation There is a hardship on the property due to size and lack of established setbacks. The adjacent properties have reduced setbacks established. In the opinion of the staff, all of the criteria for the grantal of a variance have been met. Therefore approval of this application is recommended. Respectfully submitted, Ernest Mayer, Jr. Planning Director I -Thomas F. NelsonT Associate Planner EM :TFN:hh Attachments: Vicinity Map Plot Plan 0 L07 iii 0 3. -p 31, z %i 3f ROUT ail 11.1, I /o; F v R'r1� \LjFOg Planning Commission Meeting September 22, 2011 1400 East Ocean Front Alternative Setback Determination PA2011 -149 (SA2011 -019) Vicinity Map r y f "�7 Subject Property t I i 4ryr AKI b ,A PA2011- 149(SA2011 -019) Request U m 0 am y 0 4° 1`i 3.�e °pt Rear Sefbaek Proposed Buildable Area IpF °Or Fr oar Serbe r 0 ti o` 4° �i %4 Nl�t Existing Buildable Area Ip,F a" ti o' 4° 16 PA2011 -149 (SA2011 -019) FAR Comparison Property Address Lot Size (SF) Buildable Area (SF) Max Floor Area (SF) Floor Area Ratio 1400 E Ocean Front 3,1541 1,9771 3,9541 1.25 Requested Setbacks: 10'F, 3' Ss, 3' R 1412 E Ocean Front 2,3411 1,S911 3,182 1.36 1504 E Ocean Front 3,800 2,893 5,786 1.52 1505 Ocean Blvd 2,450 1,782 3,564 1.45 107'G'St 2,625 1,595 3,190 1.2 o S / y 1 o`Eq 3,182 SF e y� O F O ven wa PA2011 -149 (SA2011 -019) Site Photos Photo 3 Photo 2 PA2011 -149 (SA2011 -019) Recommendation Approve Alternative Setback No. SA2011 -019 as requested by the applicant with the Alternative Setback Determination letter attached to the staff report (Attachment No. PC 1). PA2011 -149 (SA2011 -019) /o; F v R'r1� \LjFOg Planning Commission Meeting September 22, 2011 1400 East Ocean Front Alternative Setback Determination PA2011 -149 (SA2011 -019) Existing Building PA2011- 149(SA2011 -019) Photos PA2011 -149 (SA2011 -019) Photos .. - PA2011 -149 (SA2011 -019) Google View Y ' ' PA2011 -149 (SA2011 -019) Setback M a p S- 2 F o- � d� 2eee Subject Property 7 \ s ELALBOA , J # ��± »\IN R22449 (k22<I$ Site Survey N19.50'0'E 66.12' � 1 r _I ME W I BUILDING " `0 oip ____J J n _ ___ o 1 .I � � N19.50'0'E 60.65' ZI 01 CD I 69.13'_______110.00' N19'50'0'E 79.13' 0 0 N G STREET N PA2011 -149 (SA2011 -019) OBJECTION TO APPLICATION FOR ALTERNATIVE SETBACK DETERMINATION - PA2011 -149 1400 EAST OCEAN FRONT September 22, 2011 OBJECTOR: ROLANDO HIDALGO 107 G STREET, NEWPORT BEACH, CA 92661 A. THE PROPOSED SETBACK UNDERMINES THE AIM OF NEWPORT BEACH THAT RESIDENTIAL SETBACKS ARE CONSISTENT WITH SURROUNDING PROPERTIES Newport Beach City Code §20.30.110 provides: "In cases where the orientation of an existing lot and the application of the setback area are not consistent with the character or general orientation of other lots in the vicinity, the Director may redefine the location of the front, side, and rear setback areas to be consistent with surrounding properties. The reorientation of setback areas is not applicable to the Bluff Overlay District." (Bold -type added) 1. Properties immediately contiguous to 1400 East Ocean Front's North - Boundary (107 G Street, 111 G Street, and 113 G Street) have West- Facing beachside / sand setbacks of 10' from their shared Contiguous Property Line 2. The Property immediately contiguous and East of 1400 East Ocean Front (1412 East Ocean Front) has a North - Boundary set back of 13' from 107 G St (3' set back from 10' driveway) Setbacks for 1400 East Ocean Front consistent with its contiguous neighbors are: 10' West (beachside /sand), 13' North, 3' East and 10' South (beachfront), Common Setbacks for contiguous properties ensure uniformity and consistency of character of the Balboa Peninsula. B. THE PROPOSED SETBACK SEEKS MORE STRUCTURE & DENSITY ON THE LOT THAN WAS GRAND- FATHERED -IN Newport Zoning Code "establishes standards to ensure the provision of open areas around structures for visibility and traffic safety; access to and around structures; access to natural light and ventilation; separation of incompatible land uses; space for privacy, landscaping, and recreation, protection of natural resources; and safety from fire and geologic hazards" (Newport Beach Code §20.30.110) If the current home at 1400 East Ocean Front were demolished, Newport Zoning Code 20.30.110(B)(5) requires a 10' rear Setback versus the 3' rear Setback currently proposed. Erroneous Floor Area Ratio, Staff Report page 5 A. On Wednesday, September 21, 2011, Rolando Hidalgo spoke with Newport City Planning Staff member Benjamin Zbeda and confirmed that "buildable area" stated for 1400 East Ocean Front, Table 1, page of his Staff Report included approximately 350 square feet (10'x35') of NON - buildable drive -way ingress /egress to 1400 East Ocean Boulevard, When corrected, Mr. Zbeda reported a Floor Area Ratio of 1.4, instead of 1.25. Time constraints prevented Objector, Rolando Hidalgo, from this re- calculation C. THE CURRENT HOUSE FOOTPRINT PRESERVES LIGHT, AIR, VIEW, VENTILATION, DENSITY, NOISE LEVELS, CHARACTER OF NEIGHBORHOOD AND PROPERTY VALUES EXISTANT OVER 40 YEARS. 1. 1412 East Ocean Front and 107 G St were built after 1400 East Ocean Front, and were built around 1412 East Ocean Front A. The Proposed 3' Setback across the North - Boundary of 1412 East Ocean Front takes away Light, Air, View, Ventilation, and Open Volume Compliance and Density /Privacy Considerations around which 1412 East Ocean Front and 107 G St were built The Proposed 3' Setback across the North - Boundary of 1412 East Ocean Front takes away Light, Air, View, Ventilation and Privacy from the 107 G Street Home Entry- Way, 107 G Street Downstairs Hall Window, 107 G Street Upstairs Bathroom Window, and 1412 East Ocean Front West- Facing windows. C. The Proposed 3' Setback across the North - Boundary of 1412 East Ocean Front increases maximum buildable floor area, Density and Noise Levels inconsistent with the area, to the loss of property values to contiguous neighbors at 107 G St and 1412 East Ocean Front D. GRANT OF THE PROPOSED SETBACKS WOULD SET A PRECEDENCE THAT IMPUGNS NEWPORT BEACH ZONING LAWS Respectfully Submitted, September 22, 2011 Rolando Hidalgo _�ev eA UnYr#i� L � J G1..Q1+ , 1L�' -'Yi 1A ?L�.+✓. '1�)ea.J p, � v a-t /� L/ 3e ate 5 A -IV CAL%/VsA-4=7�5' SL ✓'� uvn K 2 tNw�C:.a� r lO,;dUiFrtGrd ,,-vtw/ Q"-n/ y; S Ww h�'f7� JJ �.�J�t.G62v S- rG 'A'I 17 - 4. r' .� V. j • � , I y J iYN �: is , • v 1 /tea,; i N _ C N t` J �� IP C :J J � � Rt 3 9 � � v ' I- V 1 1 I 1 � 11 � 1 r 1 � I 11 �� I1 I1 II � 1 1 �I II 1 1 I 1 1 1 2 N I � 1 I 1 1 1 � 1 , I � I � 1' 1 1 � _ I 2 N In YYNimo hvOfp bast m�n.n %� •I �ipiMMnnuxxm� Pl1 Ott'. (.i ]AI..tlllel[no0tn (•t ��§ i'! T :..... i.,.,�,�,..,,. rrv..,m; i.i •:.�.ait -Mi rnvav na •.�r ;- n�yn.wtoernroi.nmeMr I I J. ee A-1 ..• -• ^� enrw I I I I J. ee A-1 ..• -• ^� enrw 2 11 f*C-L 1 OT RO 17a 2cl I �aq k-u DT ROPE 2a *AN.+ klL T- 7 2800 0 ctr---AO #Z $L�l'D. I a low, • I a low, I p�G LA C , • Y r.. Y11 r. l� y ozl�I a 3ro-w- W FLrre 2 S o 4 OCZPAvN n 2�+ r • ^R ` Yom/ 1 M. #f IL f:' z ,m''' ra. i 2aoS 1 2$ l2 oc: eEA N 55-1 Q T y, �� 1 l caC.�►tii Ll�1�J � ..1" +(", aw. Zajj L-As Nber +G` eui• * OL mot' -F-Co` ea-Aj 4 9e. a t,:, 2.g 21 ocjs-A6N IA N E %f - (p ' re, £iv, + etc- zq job 0 /o; F v R'r1� \LjFOg Planning Commission Meeting September 22, 2011 1400 East Ocean Front Alternative Setback Determination PA2011 -149 (SA2011 -019) Vicinity Map r y f "�7 Subject Property t I i 4ryr AKI b ,A PA2011- 149(SA2011 -019) Request U m 0 am y 0 4° 1`i 3.�e °pt Rear Sefbaek Proposed Buildable Area IpF °Or Fr oar Serbe r 0 ti o` 4° �i %4 Nl�t Existing Buildable Area Ip,F a" ti o' 4° 16 PA2011 -149 (SA2011 -019) FAR Comparison Property Address Lot Size (SF) Buildable Area (SF) Max Floor Area (SF) Floor Area Ratio 1400 E Ocean Front 3,1541 1,9771 3,9541 1.25 Requested Setbacks: 10'F, 3' Ss, 3' R 1412 E Ocean Front 2,3411 1,S911 3,182 1.36 1504 E Ocean Front 3,800 2,893 5,786 1.52 1505 Ocean Blvd 2,450 1,782 3,564 1.45 107'G'St 2,625 1,595 3,190 1.2 o S / y 1 o`Eq 3,182 SF e y� O F O ven wa PA2011 -149 (SA2011 -019) Site Photos Photo 3 Photo 2 PA2011 -149 (SA2011 -019) Recommendation Approve Alternative Setback No. SA2011 -019 as requested by the applicant with the Alternative Setback Determination letter attached to the staff report (Attachment No. PC 1). PA2011 -149 (SA2011 -019) /o; F v R'r1� \LjFOg Planning Commission Meeting September 22, 2011 1400 East Ocean Front Alternative Setback Determination PA2011 -149 (SA2011 -019) Existing Building PA2011- 149(SA2011 -019) Photos PA2011 -149 (SA2011 -019) Photos .. - PA2011 -149 (SA2011 -019) Google View Y ' ' PA2011 -149 (SA2011 -019) Setback M a p S- 2 F o- � d� 2eee Subject Property 7 \ s ELALBOA , J # ��± »\IN R22449 (k22<I$ Site Survey N19.50'0'E 66.12' � 1 r _I ME W I BUILDING " `0 oip ____J J n _ ___ o 1 .I � � N19.50'0'E 60.65' ZI 01 CD I 69.13'_______110.00' N19'50'0'E 79.13' 0 0 N G STREET N PA2011 -149 (SA2011 -019)