HomeMy WebLinkAboutD'Ambrosia Residence_PA2010-017CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
April 22, 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 20 feet.
RECOMMENDATION
1) Conduct a public hearing; and
2) Establish a setback requirement for the subject lot and adopt Resolution No.
recommending City Council adoption of Code Amendment No. CA2010 -002
(Attachment No. PC1) to revise Districting Map No. 24; or
3) Deny the code amendment.
D'Ambrosia Residence
April, 22, 2010
Page 2
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D'Ambrosia Residence
April, 22, 2010
Page 3
Project 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 requests that a new, 20 -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
April, 22, 2010
Page 4
Analysis
Modification permit approvals have changed the visual character of the streetscape on
Serenade Terrace, which once included a variety of building setback distances from the
street. Now the street is characterized by front building walls at equal distances from the
street on adjacent and nearby properties.
This is the first time an applicant has proposed to amend the code required front -yard
setback in Irvine Terrace rather than applying for a modification permit. In 2004, a
"practical difficulty associated with the lot" finding was introduced for modification
permits that would now be difficult to make in Irvine Terrace.
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 parcels are 18 feet and 20 feet. The
approval of the proposed 20 -foot front -yard setback would align the front building walls
on all three properties. (Refer to Attachment No. PC 5 for oblique aerial photos)
The subject property and two other properties (1424' and 1518 Serenade Terrace) are
the only large setbacks remaining on Serenade Terrace. The Planning Commission
should determine whether or not the visual character of the streetscape, as originally
defined by varied setbacks, warrants retention of setbacks shown on the districting
maps for Irvine Terrace.
The Home Owners Association (HOA) has reviewed the applicant's request and does
not object to the proposed 20 -foot front -yard setback. However, the letter from the HOA
states that the HOA will defer to the City of Newport Beach and will accept any decision
made by the Planning Commission for the front -yard setback requirement. (Refer to
Attachment No. PC 6 for HOA letter)
Conclusion
The Planning Commission has two options for taking action:
1. Recommend a revised front -yard setback to the City Council for approval.
2. Deny the code amendment.
Staff is seeking direction from the Planning Commission as this code amendment could
set a precedent for amending front -yard setback requirements in Irvine Terrace.
' 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
April, 22, 2010
Page 5
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:
Russell Bun m. Assistant Planner
ATTACHMENTS
Submitted by:
David Lepo, Planning, %erector
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
PC 7 Emails for Public Record
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 APPROVE CODE AMENDMENT NO. CA2010 -002
ESTABLISHING A 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 20 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 April 22, 2010, in the Santa Ana Heights Fire Station,
20401 Acacia Avenue, 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.
The subject property and two other properties (1424 and 1518 Serenade Terrace) are the
only large setbacks remaining on Serenade Terrace. The Planning Commission determined
whether or not the visual character of the streetscape, as originally defined by varied
setbacks, warrants retention of setbacks shown on the districting maps for Irvine Terrace.
NOW, THEREFORE, BE IT RESOLVED:
The Planning Commission hereby recommends that the City Council of the City of
Newport Beach approve Code Amendment No. CA2010 -002 establishing a front -
yard setback at 1500 Serenade Terrace.
PASSED, APPROVED AND ADOPTED THIS 22 DAY OF APRIL, 2010.
AYES:
NOES:
ABSTAIN
ABSENT:
BY:
M
Robert Hawkins, Chairman
Charles Unsworth, Secretary
Tmplt: 01/14/10
PROJECT PLANS
ATTACHMENT No. PC 2
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_ W y D'AMBORSIA RESIDENCE Costa Mesa, Ca 92626
1 1 CD 1500 SERENADE o 0
Tel: 949.975.0123
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'- CD CORONA DEL MAR, CA www.tealearchitecture.com
j 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
permission of the architect. Title to use these plans and /or specifications will remain with the plans and /or specificatians will remail with contact with them and shall constitute prima fascia evidence of acceoplance of these restrictions.
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D'AMBORSIA RESIDENCE
1500 SERENADE
CORONA DEL MAR, CA
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2900 Bristol Street
Building A, Suite 203
Costa Mesa, Ca 92626
D D Tel: 949. 975. 0123
Fax: 714. 437. 5462
www.tealearchitecture.com
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
permission of the architect. Title to use these plans and /or specifcalione 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.
* IMAGINE THAT * IMAGINE THAT * IMAGINE THAT * IMAGINE THAT * IMAGINE THAT * IMAGINE THAT * IMAGINE THAT * IMAGINE THAT * IMAGINE THAT * IMAGINE THAT *
DISTRICTING MAP EXHIBIT
ATTACHMENT No. PC 3
-2Q" - d� d9 °" V�3 U238 V�38 V238 V23$ V 38; �1 "�1 V2381 -! -'
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PA2010 -017
,� 'Awpo CA2010 -022 - Code Amendment
m Districting Map # 24 -
°'opN" Change Front Yard Setback from
38 Feet to 20 Feet for N W
PA2010 -01 ]_1500_Serenatle.mxtl April 2010
Property Located at 1500 Serenade Terrace
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
'40B
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
ATTACHMENT No. PC 6
IRVINE TERRACE COMMUNITY
C/O Merit Property Management
I Polaris Way Ste 100
Aliso Viejo, CA 92656 -1751
Ph: 949 - 448 -6000
Fax: 949-448-6400
Wednesday, April 7, 2010
ASSOCIATION
ROBERT M. DAMBROSIA / TARA DAMBROSIA
1500 SERENADE TER
CORONA DEL MAR CA 92625
RE: FRONT YARD SETBACK
Dear ROBERT M. DAMBROSIA / TARA DAMBROSIA:
TED
The Irvine Terrace Community Association does not object the proposed 20' front yard setback with respect to
the current plans of the custom home and major landscaping for the address above. However, the Association will
defer to the City of Newport Beach and will accept any decision made by the Planning Commission for the front
yard setback.
Should you have any questions, please feel free to contact our office at (949) 448 -6000 or by email
mbadamain @mcritpm.com. Thank you.
Sincerey"..
Melissa Badamain
Associate Community Manager
EMAILS FOR THE
PUBLIC RECORD
ATTACHMENT No. PC 7
From
Leno. David
To:
Bunim. Russell
Subject:
RE: Cl Planning Commission 4/22/10 - PA 2010 -017
Date:
Monday, April 12, 2010 4:38:43 PM
No problem.
David Lepo,
Planning Director
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92663
Office: (949) 644 -3228
Fax: (949) 644 -3229
diepo@city.newport-beach.ca.us
From: Bunim, Russell
Sent: Monday, April 12, 2010 4:36 PM
To: Lepo, David
Subject: RE: CNB Planning Commission 4/22/10 - PA 2010 -017
Thanks, I'll include it as an attachment.
RB
From: Lepo, David
Sent: Monday, April
To: Bunim, Russell
Subject: FW: CNB
12, 2010 4:31 PM
Planning Commission 4/22/10 - PA 2010 -017
David Lepo,
Planning Director
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92663
Office: (949) 644 -3228
Fax: (949) 644 -3229
diepo@city.newport-beach.ca.us
From: Robert C. Hawkins [mailto:rhawkins @earthlink.net]
Sent: Monday, April 12, 2010 4:18 PM
To: 'Mark Teale'
Cc: Lepo, David; Alford, Patrick; Garciamay, Ruby; Alford, Patrick; Olson, Gaylene; Mulvihill, Leonie
Subject: RE: CNB Planning Commission 4/22/10 - PA 2010 -017
Greetings,
Thank you for your comments on the captioned matter. By this email, I am forwarding
your comments to the Planning Department for inclusion in the administrative record on the
captioned matter. Without the staff report, I am not sure I understand the project. Also, in order
to form my opinion and my decision on the captioned matter, I must await the April 22d hearing.
Should I have any questions, I will contact you. Thank you for your comments. RCH
Robert C. Hawkins, Esq. (SBN 144906)
Law Offices of Robert C. Hawkins
110 Newport Center Dr., Ste. 200
Newport Beach, California 92660
ph: 949 650 5550
fax: 949 650 1181
mobile: 949 500 1232
e -mail: rhawkinsQearthlink.net
This e -mail message and any attachments are confidential and may be attorney- client privileged. If
you are not the intended recipient, please notify the Law Offices of Robert C. Hawkins by
telephone (949) 650 5550 or by e -mail at rhawkins&earthlink.net, and destroy the original and all
copies and/or versions of this message and any attachments.
From: mteale9 @gmail.com [mailto:mteale9 @gmail.com] On Behalf Of Mark Teale
Sent: Monday, April 12, 2010 2:55 PM
To: rhawkins @earthlink.net
Subject: CNB Planning Commission 4/22/10 - PA 2010 -017
Sir,
I am an architect submitting a code amendment for a single family residence in Irvine
Terrace at 1500 Serenade. Presently the districting map no 24 sets the front yard setback at
38ft. My client would like to build a new home using a 20ft front yard setback as permitted
in the City of Newport Beach R -1 zone. The Irvine Company obtained a variance for these
setbacks in 1953 in order to "cause a staggered setback condition consistent with the planned
design of street ". Clearly this is an antiquated idea at this extreme.
The Irvine Terrace Homeowners Association is in support of the project as you can see in the
attached letter. Adjacent properties have an 18ft and 20ft setback. My client requests the
same rights and privileges as their neighbors.
If you need additional information it will be in the staff report or you are welcome to call me
at (949) 933 -8428.
Are you able to indicate to me if you'll be in support of this project?
Thank you,
Regards, Mark
Mark Teale, Architect
Teale Architecture www.tealearchitecture.com
2900 Bristol Street, A203; Costa Mesa, Ca. 92626 (949) 975 -0123