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Home My WebLink About3.0_McKeehan Residence_PA2008-193CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT February 19, 2009 Agenda Item No. 3 SUBJECT: McKeehan Residence (PA2008 -193) 16 Bay Island APPLICANT: George Seitz, Architect On behalf of the McKeehan Family Trust, property owner(s) PLANNER: Russell Bunim, Assistant Planner (949) 644 -3233, rbunim (aD city. newport- beach. ca. us PROJECT SUMMARY The applicant requests Planning Commission approval for an existing single - family dwelling to exceed the 24 -foot height limitation in association with a remodel and addition. The application is filed in accordance with the develoment regulations of Use Permit No. 3618 to implement a Planned Residential Development (PRD) Overlay on Bay Island. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt the attached resolution approving Planning Activity No. PA2008 -193 (Attachment 1). McKeehan Residence February 19, 2009 Page 2 LOCATION GENERAL PLAN ZONING CURRENT USE Multiple - Family ON -SITE Multiple -Unit Residential Detached (RM — D) Residential District with Planned Residential Residential Overlay MFR — PRD NORTH RM — D MFR — PRD Residential SOUTH RM — F MFR —PRD Residential EAST RM — D L MFR — PRD Residential WEST Newport Channel and residential beyond Newport Channel and residential beyond Newport Channel and residential be and J 4 McKeehan Residence February 19, 2009 Page 3 INTRODUCTION Project Setting The project site is located on Bay Island in the Newport Channel. Bay Island is located at the north end of Island Avenue on the Balboa Peninsula where it is accessible via a pedestrian bridge. Vehicles are not permitted on Bay Island. The project site consists of an existing 2,929 square -foot single - family dwelling on a 3,320- square -foot lot. Protect Description The proposed project includes the addition of 655 square feet to and remodel of an existing single - family dwelling. The addition enlarges the size of existing rooms on the first and second floors. The proposed roof midpoint height is 27 feet 7 inches which exceeds the 24 -foot height limitation by 3 feet 7 inches'. The proposed roof ridge height is 30 feet 8 inches which exceeds the allowable roof ridge height by 1 foot 8 inchesZ. Background On November 24, 1997, the City Council approved Use Permit No. 3618 to implement a Planned Residential Development (PRD) Overlay which modifies the Multi - Family Residential (MFR) land use and property development regulations for Bay Island. The purpose of a PRD Overlay is to ensure that the single - family detached character of Bay Island is maintained. A copy of Resolution No. 23 adopting Use Permit No. 3618 is attached (Attachment No. 2). Pursuant to Section 1.5.5 (Building Height) of Use Permit No. 3618, the height limitation for a dwelling is 24 feet. The height limitation may be increased to 28 feet if the proposed dwelling is deemed compatible and consistent with the height and scale of adjacent and surrounding dwellings by the Planning Commission. No other factors need be considered. \ DISCUSSION Analysis The proposed project includes enlarged bedrooms on the second floor (See Floor Plans — Attachment No. 4) which necessitates a higher gable roof to provide clearance in the new portions of the rooms and maintain a similar architectural style (See Elevations — Attachment No. 4). 'Pursuant to Chapter 20.65 (Height Limits) of the Zoning Code (ZC) which measures from grade. 2 A roof ridge may exceed a height limitation by five feet as depicted in Chapter 20.65 of the Zoning Code. S McKeehan Residence February 19, 2009 Page 4 Most of the dwellings on Bay Island exceed the 24 -foot height limitation as they were constructed prior to 1972 when the former R -3 Zoning District height limitation was 35 feet. For example, the adjacent property to the north (15 Bay Island) was constructed prior to 1972 and has a roof midpoint height of 29 feet 4 inches and a roof ridge height of approximately 31 feet 9 inches. Because so many dwellings were built pursuant to a height limitation of 35 feet and exceed the 24 -foot height limitation, the height and scale of the proposed remodel and addition is compatible and consistent with the height and scale of adjacent and surrounding dwellings. The applicant's request has been approved by the Bay Island homeowners association. General Plan A single - family dwelling is consistent with the Multi - Family Residential (MFR) zoning district with a Planned Residential Development (PRD) Overlay. Zoning A single - family dwelling is consistent with the General Plan Land Use Element designation of Multiple -Unit Residential Detached (RM -D). Environmental Review The project qualifies for a Categorical Exemption pursuant to Section 15303 (New Construction or Conversion of Small Structures) or Article 19, Categorical Exemptions of the California Environmental Quality Act as the proposed project is one, single - family residence in a residential zone that contains no environmentally significant resources on site. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site including the applicant, and posted on the subject property at least 10 days prior to this hearing consistent with the provisions of the Municipal Code. Additionally, the item was shown on the agenda for this meeting, which was posted at City Hall and on the City Website. V Prepared by: Russell gunim, Assistant Planner McKeehan Residence February 19, 2009 Page 5 Submitted by: David Lepo, Planning ,rector EXHIBITS (in the order they are referenced within the report) 1. Draft resolution 2. Project plans PAW08.193 /PC Staff Report 1 DRAFT RESOLUTION OF APPROVAL ATTACHMENT 1 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING PA2008 -193 TO EXCEED THE 24- FOOT HEIGHT LIMITATION ON BAY ISLAND DEPICTED IN USE PERMIT NO. 3618. (PA2008 -193) WHEREAS, an application was filed by George Seitz, Architect, on behalf of the McKeehan Family Trust, property owner(s), with respect to property located at 16 Bay Island; and WHEREAS, The proposed project includes the addition of 655 square feet to and remodel of an existing single - family dwelling. The addition enlarges the size of existing rooms on the first and second floors. The proposed roof midpoint height is 27 feet 7 inches which exceeds the 24 -foot height limitation by 3 feet 7 inches. The proposed roof ridge height is 30 feet 8 inches which exceeds the allowable roof ridge height by 1 foot 8 inches; and WHEREAS, on November 24, 1997, the City Council approved Use Permit No. 3618 to implement a Planned Residential Development (PRD) Overlay which modifies the Multi - Family Residential (MFR) land use and property development regulations for Bay Island; and WHEREAS, the purpose of PRD Overlay is to ensure that the single - family detached character of Bay Island is maintained; and WHEREAS, pursuant to Section 1.5.5 (Building Height) of Use Permit No. 3618, the height limitation for a dwelling is 24 feet; and WHEREAS, the height limitation may be increased to 28 feet if the proposed dwelling is deemed compatible and consistent with the height and scale of adjacent and surrounding dwellings by the Planning Commission. No other factors need be considered; and WHEREAS, the majority of dwelling units on Bay Island are taller than the subject dwelling because they were constructed prior to 1972 when the former R -3 Zoning District height limit was 35 feet; and WHEREAS, because so many dwellings were built pursuant to a height limitation of 35 feet and exceed the 24 -foot height limitation, the height and scale of the proposed remodel and addition is compatible and consistent with the height and scale of adjacent and surrounding dwellings; and WHEREAS, a single - family dwelling is consistent with the General Plan Land Use Element designation of Multiple -Unit Residential Detached (RM -D); and City of Newport Beach Planning Commission Resolution No. _ Paqe 3 of 4 NOW THEREFORE, THE PLANNING COMMISSION HEREBY RESOLVES AS FOLLOWS: Section 1. Based on the aforementioned findings, the Planning Commission hereby approves Planning Activity No. PA2008 -193, subject to the Conditions of Approval in Exhibit "A ". Section 2. This action shall become final and effective fourteen days after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 19' DAY OF FEBRUARY, 2009. Jw Scott Peotter, Chairman Barry Eaton, Secretary NOES: ABSENT: _, PROJECT PLANS ATTACHMENT 2 i r NOEA OF DRAWNGS FR.'FCl INFOR.AIIONJ KEY i�OTES BAY M-4MD <MM RECEIVED BY PLANNING DEPARTME! I JAN 27 2009 CH CITY OF NEWPORT N -----—-----— ------- r ...... 7-71 0 Of 0 Lu FRONT ELEVATION EXISTING NEAR ELEVAMONL ENISTING II IL! 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