HomeMy WebLinkAbout02_DAmbrosia Residence_PA2010-017CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
May 20, 2010
Agenda Item No. 2
SUBJECT: D'Ambrosia Residence (PA2010 -017)
1500 Serenade Terrace
Code Amendment No. CA2010 -002
APPLICANT: Mark Teale, Architect
PLANNER: Russell Bunim, Assistant Planner
(949) 644 -3233, rbunim @newportbeachca.gov
PROJECT SUMMARY
The application consists of a code amendment to change a front -yard setback
established on Districting Map No. 24 from 38 feet to 16 feet. This project is continued
from the April 22, 2010, Planning Commission agenda.
The applicant requested to revise the application after reading the staff report analysis
in regards to providing a staggered setback. The original request was to change front -
yard setback from 38 feet to 20 feet.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Resolution No. recommending City Council adoption of Code
Amendment No. CA2010 -002 (Attachment No. PC1) to revise Districting Map No.
24 to establish a 16 -foot front -yard setback at 1500 Serenade Terrace.
D'Ambrosia Residence
May 20, 2010
Page 2
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AP
LOCATION
GENERAL PLAN
ZONING
CURRENT USE
ON-SITE
Single-Unit Residential
Detach
Detached
Single - Family Residential (R -1)
Single -unit residential detached
NORTH
RS -D
R -1
Single-unit residential detached
SOUTH
RS -D
R -1
Single-unit residential detached
EAST
RS -D
R -1
Sin le -unit residential detached
WEST
RS -D
R -1
Single-unit residential detached
D'Ambrosia Residence
May 20, 2010
Page 3
INTRODUCTION
Proiect Setting
The subject property is located in the Irvine Terrace neighborhood on the northerly side
of Serenade Terrace between Dolphin Terrace and Ramona Drive. The topography in
the Irvine Terrace neighborhood slopes downward from East Coast Highway to Bayside
Drive.
Project Description
The current 38 -foot front -yard setback requirement for the subject property is
established on Districting Map No. 24. Minimum front -yard setbacks range from 8 feet to
39 feet on Serenade Terrace. The applicant's request is that a new, 16 -foot front -yard
setback be established.
Refer to Attachment No. PC 2 for the project plans approved by the Homeowner's
Association. Refer to Attachment No. PC 3 for the Districting Map No. 24 Exhibit
showing the proposed setback.
Background
Irvine Terrace was one of the City's first subdivisions and planned communities. A
staggered setback concept was approved with the original tract map in an agreement
between the Planning Commission and Irvine Company. A condition of approval
required that variances would be needed to establish setbacks at a later date and be
reflected on Districting Map No. 24.
In 1953 and 1954, the City Council approved several variances to stagger the front -yard
setbacks in Irvine Terrace. The findings for the approval state that the staggered
setbacks were consistent with the existing development under construction and offered
an "architecturally practical" and "interesting tract layout ".
In subsequent years, the City approved numerous modification permits in Irvine Terrace
to allow buildings to encroach into the required front -yard setbacks, including nine on
Serenade Terrace and a few others throughout the Irvine Terrace neighborhood. Refer
to Attachment No. PC 4 for an exhibit of discretionary approvals on Serenade Terrace.
D'Ambrosia Residence
May 20, 2010
Page 4
DISCUSSION
Analysis
Irvine Terrace was once characterized by the extreme variation in front -yard setbacks.
Modification permit approvals changed the visual character of Serenade Terrace by
allowing the garages to encroach into the front -yard setbacks; the habitable portions of
the dwelling remained farther from the street. This started a new trend whereby the
setback variation is provided on a single lot rather than between each two adjoining lots.
Refer to Attachment No. PC 5 for oblique aerial photos.
Prior to 2004, property owners in Irvine Terrace were granted modification permits
allowing encroachment in front -yard setbacks. In 2004, a "practical difficulty associated
with the lot" finding was introduced for modification permits. This finding cannot be
made for the subject property, or for most Irvine Terrace lots, as there are not any
development constraints on the property that would preclude development within the
buildable area. The only option available is a code amendment to change front -yard
setback for this property on the districting map.
The subject property has a 38 -foot front -yard setback, which is one of the largest on the
street. The front -yard setbacks on the adjacent properties are 18 feet and 20 feet. The
approval of the proposed 16 -foot front -yard setback would reduce the setback variations
between properties; however, visually, the setback variations of single -story structures
are more apparent when they are a closer distance to the street.
The Planning Commission should determine whether or not the visual character of the
streetscape, as originally defined by extreme variation in setbacks, warrants retention
for the subject property. (1424' and 1518 also have front -yard setbacks of over 30 feet)
The Home Owners Association (HOA) has reviewed the applicant's request and has
granted preliminary approval to the conceptual plans with a 16 -foot setback. The
applicant has gathered signatures from all the home owners on Serenade Terrace in
support of the application. (Refer to Attachment PC. 6 for HOA letter and neighborhood
signatures).
Zoning Code Development Standards
It should be noted by the applicant and Planning Commission that pursuant to Section
20.66.040.6 of the Zoning Code, parking or storage of vehicles in required front - yards
shall be prohibited, except on driveways in front of garages that are set back a minimum
of 19 feet from the front property line. This requirement is intended to keep parked
vehicles from encroaching into public rights -of -way. Staff interprets this requirement to
' 1424 Serenade Terrace was approved for a 12 -foot setback, but the project was never constructed. The
dwelling at that property remained at the 31 -foot setback requirement.
D'Ambrosia Residence
May 20, 2010
Page 5
also allow a vehicle to be parked in a driveway to a side -load garage, even if the garage
is setback less than 19 feet from the front property line, provided the driveway has a
depth of at least 19 feet from the front property line.
Environmental Review
The project is categorically exempt under Section 15305, of the California
Environmental Quality Act (CEQA) Guidelines - Class 5 (Minor Alterations in Land Use
Limitations). The project involves a change in setback established on a Districting Map,
which is consistent with this exemption.
Public Notice
Notice of this hearing was published in the Daily Pilot, mailed to property owners within
300 feet of the property, and posted at the site a minimum of ten days in advance of this
hearing, consistent with the Municipal Code. Additionally, the item appeared upon the
agenda for this meeting, which was posted at City Hall and on the City website.
Prepared by:
v4r�� �'
Russell Bdn6, Assistant Planner
ATTACHMENTS
Submitted by:
David Lepo, Planning Director
PC 1 Draft Resolution with Findings and Conditions
PC 2 Project plans approved by HOA
PC 3 Districting Map Exhibits
PC 4 Prior Approvals on Serenade Terrace
PC 5 Oblique Aerial Photos
PC 6 HOA Letter and Neighborhood Signatures
RESOLUTION FOR CA2010 -002
ATTACHMENT No. PC 1
RESOLUTION NO. ####
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH RECOMMENDING THAT THE CITY
COUNCIL ADOPT CODE AMENDMENT NO. CA2010 -002 TO
REVISE DISTRICINTING MAP NO. 24 TO ESTABLISH A 16-
FOOT FRONT -YARD SETBACK FOR A PROPERTY LOCATED
AT 1500 SERENADE TERRACE (PA2010 -017)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
An application was filed by Mark Teale, with respect to property located at 1500
Serenade Terrace, and legally described as Lot 36 of Tract 1701, requesting approval of
a Code Amendment.
2. The applicant proposes a Zoning Code amendment to change a front -yard setback
established on Districting Map No. 24 from 38 feet to 16 feet.
3. The subject property is located within the Single - Family Residential (R -1) Zoning District
and the General Plan Land Use Element category is Single -Unit Residential Detached
(RS -D).
4. The subject property is located within the coastal zone and is subject to the categorical
exclusion order (CEO). The Coastal Land Use Plan category is Single -Unit Residential
Detached (RSD -A).
5. A public hearing was held on May 20, 2010, in the City Hall Council Chambers, 3300
Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of
the meeting was given in accordance with the Newport Beach Municipal Code.
Evidence, both written and oral, was presented to, and considered by, the Planning
Commission at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
This project has been determined to be categorically exempt under the requirements
of the California Environmental Quality Act under Class 5 (Minor Alterations in Land
Use Limitations).
2. The project involves a change in setback established on a Districting Map, which is
consistent with this exemption.
3. To the fullest extent permitted by law, applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers, employees,
and agents from and against any and all claims, demands, obligations, damages,
actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and
Planning Commission Resolution No. _
Pape 2 of 2
expenses (including without limitation, attorney's fees, disbursements and court costs) of
every kind and nature whatsoever which may arise from or in any manner relate (directly
or indirectly) to City's approval of the D'Ambrosia Residence including, but not limited to,
Code Amendment No. CA2010 -002. This indemnification shall include, but not be limited
to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other
expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by applicant, City, and /or the parties initiating or bringing
such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys'
fees, and damages which City incurs in enforcing the indemnification provisions set forth
in this condition. The applicant shall pay to the City upon demand any amount owed to
the City pursuant to the indemnification requirements prescribed in this condition.
SECTION 3. FINDINGS.
Code amendments are legislative acts. Neither the City nor State Planning Law set
forth any required findings for either approval or denial of such amendments.
2. The subject property has a 38 -foot front -yard setback, which is one of the largest on
the street. The front -yard setbacks on the adjacent properties are 18 feet and 20 feet.
The approval of the proposed 16 -foot front -yard setback would reduce the setback
variations between properties.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission hereby recommends that the City Council of the City of
Newport Beach approve Code Amendment No. CA2010 -002 establishing a 16 -foot front -
yard setback at 1500 Serenade Terrace.
PASSED, APPROVED AND ADOPTED THIS 201h DAY OF MAY, 2010.
AYES:
NOES:
ABSTAIN
ABSENT:
L__ '
AM
Robert Hawkins, Chairman
Charles Unsworth, Secretary
Tmplt: 01/14/10
PROJECT PLANS
ATTACHMENT No. PC 2
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These drawings and /or accompanying specifications as instruments of service are the exclusive property of the architect and their use and publication shall be restricted
Oto the original site for which they were prepared. Re -use, reproduction, or publication by any method, in whole or in part is prohibited except by written
permission of the architect. Ttle to use these plans and /or specifications will remain with the plans and /or specifications will remail with contact with them and shall ca-sith e prima fascia evidence of acceoptance of these restrictions.
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CD
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1500 SERENADE D D Tel: 949.975.0123
o cill Fax: 714.437.5462
f CO CORONA DEL MAR, CA www.tealearchitecture.com
o \
- � These drawings and /or accompanying specifications as instruments of service are the exclusive property of the architect and their use and publication shall be restricted
® to the original site for which they were prepared. Re -use, reproduction, or publication by any method, in whole or in part is prohibited except by written
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CD
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1500 SERENADE D D Tel: 949.975.0123
o cill Fax: 714.437.5462
f CO CORONA DEL MAR, CA www.tealearchitecture.com
o \
- � These drawings and /or accompanying specifications as instruments of service are the exclusive property of the architect and their use and publication shall be restricted
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CD
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1500 SERENADE D D Tel: 949.975.0123
o cill Fax: 714.437.5462
f CO CORONA DEL MAR, CA www.tealearchitecture.com
o \
- � These drawings and /or accompanying specifications as instruments of service are the exclusive property of the architect and their use and publication shall be restricted
® to the original site for which they were prepared. Re -use, reproduction, or publication by any method, in whole or in part is prohibited except by written
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MEL These drawings end /or accompanying specifications as instruments of service are the exclusive property of the architect and their use and publication shall be restricted
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permission of the architect. Title to use these plans and /or specifications will remain with the plans and /or specifications will remail with contact with them and shall constitute prima fascia evidence of acceoptance of these restrictions.
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to the original site for which they were prepared. Re —use, reproduction, or publication by any method, in whole or in port is prohibited except by written
permission of the architect. Title to use these plans and /or specifications will remain with the plans and /or specifications will remail with contact with them and shall constitute prima fascia evidence of acceoptance of these restrictions.
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These drawings and /or accompanying specifications as instruments of service are the exclusive property of the architect and their use and publication shall be restricted
to the original site for which they were prepared. Re —use, reproduction, or publication by any method, in whole or in port is prohibited except by written
permission of the architect. Title to use these plans and /or specifications will remain with the plans and /or specifications will remail with contact with them and shall constitute prima fascia evidence of acceoptance of these restrictions.
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DISTRICTING MAP EXHIBIT
ATTACHMENT No. PC 3
68 69 7v
$ _11 6� ' ✓ as �2�a v ?3
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-25' -20- -/0- -20-
S'4 -ZS -� II TERRACE
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b_ 9 N1 1500 Serenade Terrace
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PA2010- 017_1500_Serenade.mxd April 2010
I IF
TERRACE
PA2010 -017
CA2010 -022 - Code Amendment
Districting Map # 24 -
Change Front Yard Setback from
38 Feet to 16 Feet for
Property Located at 1500 Serenade Terrace
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PA2010- 017_1500_Serenade.mxd April 2010
I IF
TERRACE
PA2010 -017
CA2010 -022 - Code Amendment
Districting Map # 24 -
Change Front Yard Setback from
38 Feet to 16 Feet for
Property Located at 1500 Serenade Terrace
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PRIOR APPROVALS ON
SERENADE TERRACE
ATTACHMENT No. PC 4
Front -Yard Setback Discretionary Approval History
Aerial Photo - 2009
Setback Map
35 +_2 7-2-4z'- —iu�
2025' 0�_g 28 26- 17 -1b — ^4
5_
O O 10 O yHy r E
o N 231-18 31 -13 23EU18Le38 20 —g 3912 -1 ^4V
"' 10 a5 18 0 —15 _2'7-2 0 25 3035 21 180, o0 62
n 6 2i 1 p
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6.
(Map shows existing setback requirements established on
Districting Map No. 24 with modification permits hand - written)
Approved Modification Permits
Address
Required Front-
Yard Setback
Permitted Encroachment into
the Front -Yard Setback
Modification
No.
Resulting
Setback
1400 Serenade Ter.
16' -0"
6' -1" for the dwelling
0878
9' -6"
1412 Serenade Ter.
23' -0"
1' -0" for a window
12' -0" for a 6' -0" high block
wall
3918
3898
11' -0"
1424 Serenade Ter.
31' -0"
8' -0" for the dwelling
14' -6" for the covered porch
19' -0" for the garage
5068
12' -0"
1436 Serenade Ter.
23' -0"
5' -0" for the dwelling
11' -0" for the garage
3918
3898
12' -0"
1437 Serenade Ter.
26' -0"
12' -0" for the garage
2961
14' -0"
1507 Serenade Ter.
27' -0"
5' -0" for the garage
2838
1525 Serenade Ter.
30' -0"
10' -0" for the garage
4595
20' -0"
1530 Serenade Ter.
14' -0"
1' -6' for the ara a
2369
12' -6"
1531 Serenade Ter.
35' -0"
15' -0" for the garage
4816
20' -0"
Variance Permits
Variance No. 117 (applies to subject site and a portion of Tract 1701)
Finding for Approval:
"The staggered front -yard condition as applied for and listed herein is in
agreement with previously established setback policy consistent with structures
already under permitted construction. Said condition offers an architecturally
practical and interesting tract layout."
Variance No. 149 (applies to a portion of Tract 1701)
Finding for Approval:
"Agreement between the Planning Commission and the Irvine Company upon
approval of the original and tentative tract maps of Tract No. 1700 and No. 1700,
and R -1 zoning amendments wherein staggered setbacks would be allowed
upon the conditions that a variance would be needed for each lot and the
setbacks would be shown on Districting Map No. 24."
Variance No. 182 (applies to portions of Tracts 1700 and 1701)
Finding for Approval:
"The Irvine Terrace Tracts are an architecturally planned development with wide
lots wherein location of detached garages on the front portions of certain lots
would allow a more interesting and pleasing tract of homes. Location of these
garages as requested will not detract from appearance of the house nor be
detrimental to adjacent or surrounding properties."
OBLIQUE AERIAL PHOTOS
ATTACHMENT No. PC 5
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H.O.A. LETTER
AND
NEIGHBORHOOD SIGNATURES
ATTACHMENT No. PC 6
IRVINE TERRACE COMMUNITY ASSOCIATION
C/O Merit Property Management - Orange County
1 Polaris Way Ste 100
Aliso Viejo, CA 92656 -1751
Ph: 949 - 448 -6000
Fax: 949 -448 -6400
Wednesday, April 21, 2010
ROBERT M. DAMBROSIA / TARA DAMBROSIA
1500 SERENADE TER
CORONA DEL MAR CA 92625
RE: Custom Home and Major Landscape - APPROVED
Dear ROBERT M. DAMBROSIA / TARA DAMBROSIA:
TD
Thank you for resubmitting your plans to the Irvine Terrace Architectural Committee. The Architectural
Committee has granted preliminary approval to the plans in concept. Please forwarded two (2) copies of
the revised plans to our office to be stamped. Also, a new signed Neighbor Awareness form is required from the
adjacent properties at 1506 and 1442 Serenade Terrace because the front yard setback has been changed to 16ft.
As a reminder, you must abide by the guidelines (enclosed) as part of your approval. We encourage you to work
with your neighbors and contractors during this period to insure that the construction process moves smoothly
and with little disruption to the neighborhood. We live in a small, close community where there are a number of
younger children and older adults. Please make sure your contractors operate in a safe manner and respect the
neighborhood.
Should you have any questions, please contact Melissa Badamain 949 - 448 -6113 or by email
mbadamain @mcritpm.com. Thank you for your patience and cooperation.
Sincerely,
Melissa Badamam
Associate Community Manager
April 29, 2010
Re: D'Ambrosia request to change setback from 38 feet to 16 feet
To Newport Beach Planning Commission,
I have reviewed the plans for Matt and Tara D'Ambrosia new home construction at 1500 Serenade
Terrace. I am also aware and in full support of their request to a permanent code change in the setback
of their property from 38 feet to their requested 16 feet. It is important for the continued improvement
of our neighborhood, both in appearance and financially, to allow for reasonable changes in setbacks
from the street. A 16 feet setback is viewed as a reasonable request. There are no negative impacts to
our community with this request. Please grant the request for the change to 16 feet.
Residents of Serenade Terrace
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