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Home My WebLink AboutWetherholt Residence (PA2002-102)app° CITY OF NEWPORT BEACH Hearing Date: October 17, 2002 PLANNING DEPARTMENT Agenda Item: 2 3300 NEWPORT BOULEVARD Staff Person: James Campbell °44soa+°`r NEWPORT BEACH, CA 92658 949 -644 -3210 (949) 644 -3200; FAX (949) 644 -3229 Appeal Period: 14 days after date of action REPORT TO THE PLANNING COMMISSION PROJECT: Wetherholt Residence (PA2002 -102) 217 30th Street SUMMARY: A Variance request for a proposed third level addition to an existing two- story residential structure. The Variance includes a request to exceed the floor area limit, to exceed the established maximum building height of 24 feet and to provide less than the minimum required open space. ACTION: Continue to November 7, 2002. APPLICANT: Mr. Brion Jeannette, Newport Beach LOCATION: The residential lot on the north side of 30P Street abutting the loading area for Albertson's grocery store. Discussion This project was continued from September 19, 2002 to allow the applicant additional time to explore alternative designs and to provide additional public notice. The applicant has prepared revised designs, but unfortunately, the additional required public noticing was not accomplished. Therefore, staff requests a continuance of this item to the next meeting (November 7, 2002). Submitted by: PATRICIA L. TEMPLE Planning Prepared by: JAMES W. CAMPBELL Senior Planner CITY OF NEWPORT BEACH PLANNING DEPARTMENT 3300 NEWPORT BOULEVARD °�e,wpr`r NEWPORT BEACH, CA 92658 (949).644 -3200; FAX (949) 644 -3229 Hearing Date: Agenda Item: Staff Person: Appeal Period: October 17, 2002 2 James Campbell (949) 644 -3210 14 days after date of action SUPPLEMENTAL REPORT TO THE PLANNING COMMISSION PROJECT: Wetherholt Residence (PA2002 -102) 217 30th Street SUMMARY: A Variance request for a proposed addition to an existing two -story residential structure. The Vairance includes a request to exceed the floor area limit, to exceed the established maximum building height of 24 feet and to provide less than the minimum required open space. ACTION: Continue to November 7, 2002. APPLICANT: Mr. Brion Jeannette, Newport Beach LOCATION: The residential lot on the north side of 30a' Street abutting the loading area for Albertson's grocery store. Discussion This project was continued from September 19, 2002 to allow the applicant additional time to explore alternative designs and to provide additional public notice related to the project's noncompliance with open space requirements. The applicant has prepared revised designs, but unfortunately, staff did not prepare the additional public notice for the open space issue due to the increased workload the previous week related to the LDS Temple project. Therefore, staff requests a continuance of this item to the next meeting (November 7, 2002). This supplemental report was prepared at the request of Chairman Kiser so the Commission can review the revised plans and be prepared to act on November 7, 2002. The revised designs incorporate a parking lift so two cars can be parked on the site. Additionally, the architect has reduced the area of third level addition, created a sloped mansard roof for the south and west elevations and modified the elevations. The revised plans are attached as Exhibit No. 1. The proposed third level addition has been reduced by 36 sq. ft. to 463 sq. ft. The applicant proposes a second vehicle parking space with a lift where a second vehicle is stored in a subsurface basement level. The applicant has provided several photographs of an existing lift in operation (Exhibit No. 2). This parking configuration will increase the floor area if the garage floor to ceiling height is in excess of 14' -6 ". The area would be calculated as if it occupies both floors pursuant to Section 20.10.030 (M) of the Zoning Code. Therefore, the total floor area would increase by the area of the existing one car garage or 186 sq. ft. The revised floor area distribution by floor is: .Basement garage: 0 186 sq. ft. First Floor (existing): 693 sq. ft. 693 sq. ft. Second Floor (existing): 618 sq. ft. 618 sq. ft. Third Floor (new): 499 s4 ft 463 sq. ft. Total Area: 1,810 sq. ft. 1,960 sq. ft. The applicant has revised the roof by providing a mansard roof for the front and west elevation. The peak of the proposed roof is 28' -6 ", which is 1' -3" higher than the original flat roof and below the 29 foot roof peak limit. The height of the midpoint of the roof that faces 30a' street is 25' -8" and the height of the roof that faces west is approximately 27 feet, both remaining above the 24 -foot height limit. The elevations have also been revised in an attempt to address architectural concerns. Analysis The additional parking space provided alleviates staff's primary concern with this project. The concept of a lift is identical to a tandem configuration as one car must be moved to retrieve the other. Tandem parking for a residence is a permitted design option and is routinely used in duplex construction within the city. It may likely increase the gross floor area if the clear height of the garage exceeds 14' -6 ". Although the floor area will likely increase, staff is not concerned with this increase in area as the area cannot readily be converted to other use if designed similarly to the photographs provided by the applicant. Additionally, the area is below grade and does not impact the bulk of the house. The resulting floor area to lot area ratio is 1.56 which exceeds the typical 1.36 floor area to lot area ratio for lots on Balboa Peninsula. The change in the roof pushes the mass toward the center of the structure. The height of the peak is below the maximum height of 29 feet allowable for the peak of a sloping roof when it is averaged. This change benefits the west and south elevations with the upper mass of the building being pulled back from the exterior wall when compared with the previous design. The north elevation is higher than the previous design by l' -3' as a parapet wall will extend above the roof and will connect the two mansard roofs creating a roof well. The applicant has increased the open space with the revised design by increasing the setback of the third level deck. The increase in volume is 192 cubic feet which is 37.7% of the standard, which amounts to an 8.8% increase in open space from the previous design. Recommendation As noted in the September 17, 2002 staff report, staffs primary concern with this project has been the parking. The revised plan provides the 2 on -site parking spaces in accordance with the Municipal Code. The property is unusual in size and shape, and in order to permit any addition to the residence, a variance to floor area and height is necessary. The existing residence is two Whetherholt Residence (PA2002 -102) October 17, 2002 Page 2 of 3 bedrooms and has 1,125 sq. ft. in livable area. The proposed residence will have 3 bedrooms and have approximately 1,588 square feet of livable area with 372 sq. ft. in garage space. The size of the residence is not overly large for the area. Based upon the revised project and the forgoing discussion, staff now believes that the revised project may warrant favorable consideration. Staff has received 4 letters of support that were previously faxed to the Commission. Staff recommends that the Planning Commission evaluate the revised drawings and photographs and provide direction to staff and the applicant on any other revisions to the plans or the preparation of findings and conditions. Lastly, staff recommends this matter be continued the item to November 7, 2002. Submitted by: PATRICIA L. TEMPLE Planning Director Zi .., i� /rh I Exhibits 1. Revised Plans 2. Photographs of lift Comment letters Prepared by: JAMES W. CAMPBELL Se or Planner )W Ca Whetherholt Residence (PA2002 -102) October 17, 2002 Page 3 of 3 F a I'RIX+03[ MFGCF M. S' I I I I: I� 1 I� I I I \ I I I I I I J g !!? WETHERHOLT RESIVENG A 4�} s 5 s ? CONCEPT 'Boon .laennal(e. and Assocletea,, Inc. 2I'1 50TH 5TREET �'Q,.✓4 ELEVATIONS aw. w AflCMITECTLWE NEWPORT BEACH, GA t0 ?j I i LV I I I I I I I I I I 25•_8•• A N I PROPOSED MID j -II POINT ROOF HT. O I 110 -� oln $�1 I�r Al -$ilo ail-* —, zrn D N BIZ fTl j N II'm' nl nln r Id r tilr In D0 IINo kilo Nlo Q I1O p Q�_O�� olp q1_O1. OIA m . EXI5TINCG T NEW PROPOSED MAX. R1D&E HT. ' I luli_I —�_ yi�i • Ini� �� ai�i I�ylulel�lnl�l �� . �r iinu�i�u�i� = I�I�II,Inylnl�l 1111. TIE I�I�d�l� 1 WIl�n�l�tl�lj ! . 44!.!.4._: -� I i LV I I I I I I I I I I 25•_8•• A N I PROPOSED MID j -II POINT ROOF HT. O I 110 -� oln $�1 I�r Al -$ilo ail-* —, zrn D N BIZ fTl j N II'm' nl nln r Id r tilr In D0 IINo kilo Nlo Q I1O p Q�_O�� olp q1_O1. OIA m . EXI5TINCG T NEW PROPOSED MAX. R1D&E HT. ' I INA 10 6`f0 � O CIA I -I I i 25'_6° )— I PROPOOED MID I � POINT ROOF HT. I I I I � I °10 NIA I OI �I j rn r�y SoI 1 I O IN I I I 1 11 1 II U 0 I I I I I I I i i N N �N s �y 1= Ir I� 1a I N III 0 I I I I I I I I ❑ I I ❑ I I I I I I I I I i I i ; I I I I I I I I I I - I I I I Elb,_8 I u I I I I I I � I I I I I ' I I I I I I I I I I I I I --- L- -- - -rte I I 25�_gu I -i PROPOSED MID it D X 16 0I POINT ROOF FIT. NI -1 N 10 -�I �I n' z IDA �Iz �_ yI N �I i� �P Iii ID nl III n -" h O O N m 7M, �b --�_. �.. �+aer fig:: �.�� 1` �e . >�'si _',� � 3; °�`Sti ^� Eti i �� ._t�:..,:..� . -;- r� �. __ ,p October 8, 2002 nCi 16 2002 AM pYl 71819 1101 1 'i 2 1112& 13 1 .115 16 PCanning Commissioners" City of Newport Beach 3300 Newport Boulevard .Newport Beach, Cpl 92658 "Variance .No. 2002 -200$ Drew & Hoffy 'WetherhoCt 217 30`fi St. Dear Commissioners: This fetter is to inform you that we support the - Wetherhoft's plans to improve theirproperty. `We five and own 212 30`h Street which is Cocated almost directly across the street from the -WetherhoCt's. Theirproposedthirdstory andfacelft widonfy improve the street. 'We have seen some of theirpfans & tive feeCthis widbe a nice addition to 30'6 Street as tiveffas a buffer between the grocery store with their related trash & trucks. { y v:• t Y Y t j 1 RECEIVED B`( FILCOP 3 E Col Y CITYNNI'vGyQEPARTMEN4 October 8, 2002 nCi 16 2002 AM pYl 71819 1101 1 'i 2 1112& 13 1 .115 16 PCanning Commissioners" City of Newport Beach 3300 Newport Boulevard .Newport Beach, Cpl 92658 "Variance .No. 2002 -200$ Drew & Hoffy 'WetherhoCt 217 30`fi St. Dear Commissioners: This fetter is to inform you that we support the - Wetherhoft's plans to improve theirproperty. `We five and own 212 30`h Street which is Cocated almost directly across the street from the -WetherhoCt's. Theirproposedthirdstory andfacelft widonfy improve the street. 'We have seen some of theirpfans & tive feeCthis widbe a nice addition to 30'6 Street as tiveffas a buffer between the grocery store with their related trash & trucks. I y: A, - ✓Ltov tnetr nign -ena improvements and finishes wilt lessen the probability of this property becoming just another apartment rentaC -We know that the 'Wetherhott's pCan on being tong -term residents of 3oth Street with this addition. We support the - WetherhoCt's efforts to improve their house and our street. 'We wouCd encourage you to vote "YES" on theirproject. 9viany thanks, 7ammi & Steve N-tcholson 212 3oth Street Xewport Beach, CA 1�Q October 7, 2002 Planning Commissioners City of Newport Beach Planning Department 3300 Newport Boulevard Newport Beach, CA 92658 RE: Wetherholt Residence Variance No. 2002 -2005 Dear Members of the Planning Commission: RECEIVED BY PLAWNIG DEPPART11F. CITY n OCT 16 2002 M AM 71819,10 it i 1121112131r 1B 16 4� FILE COPY I own 216 30"' Street, the property located directly across the street from the Wetherholt's. I attended the Commission Meeting September 19, 2002 and I just wanted to follow up voicing my support. The addition /improvement will be a benefit for the street and will help minimize the noise and light coming from the Albertson's shopping center. To see Drew & Holly make a serious investment into a difficult property will only benefit both the neighborhood and the city. Sincerely, 11 F C Vince Adams 11 The Newport Beach Planning Commission �(/!.�yc�HC�� zoo? Ladies & Gentlemen: (ZJ77 �' // I -) FILE COPT( I believe it will ultimately and undoubtedly save the city of Newport Beach many dollars to encourage and reward long time residents of 30`h Street to enhance the liveability and value of their owner occupied properties. Rather than penalize one resident because of the high density nature of the area and focus on technicalities of parking, it appears to make more sense to encourage the realization of the true virtues of living near the ocean - those of breathtaking views and ocean breezes - and at the very least to afford the opportunity to overshadow hoots and screams and the crashing of broken bottles as the local bars close as well as the racket of diesel truck brakes as vendor deliveries make no attempt to consider the residents nearby. Perhaps we could consider limiting the number of trucks that lumber down our quiet little street from the rancid smelling parking lot that sits unprotected from public view next door to the subject property. As I understand the vision of Newport Beach, overall, it is to develop into a predominantly upscale beachside resort-type city, homogenous with the vacationers, residents and local businesses. I am about to begin construction of 3 additional parking spaces along with the construction of my own personal dream home just a few doors down from the subject property. My property has(in the infinite wisdom of some city fathers) been required to have only a one -car garage for the last 50 years, while the city allowed about 10 adults to be housed in the 2 -unit building( mostly drug dealers )along with their many `friends and customers. If we are to continue to keep out the drug dealers and homeless transients that come along with the commercial tenants behind 30`h I believe we need some incentive from our city fathers, i.e. encouragement by bending a parking requirement for a worthy project. I understand that all of the commissions and boards governing the city are seated by local residents - what are your hopes for our area? Personally, I would much rather have a three- story- owner- occupied- residence(with only one garage and infringing a bit on height restrictions) blocking the "view" of the truck -laden tarmack than have a half dozen screaming, drunk, renters with at least as many junk vehicles illegally parked on street sweeping day - throwing trash all over the place - driving all the neighbors wild every weekend and generally diminishing the property values - not to mention bringing a couple of police officers out to deal with them on a regular basis. Thank you for your consideration. i Brenda Martin 206 30' Street RECEIVED BY PLANNING DEPART %4EW CITYrr. AM OC+ i G 2002 PM -�t 0 L �� October 9, 2002 Members of the Planning Commission City of Newport Beach 3300 Newport Boulevard Newport Beach, California 92658 RE: Drew & Holly Wetherholt Residence Variance No. 2002 -2005 Dear Members of the Planning Commission: RECEIVED BY PLANNING DEPARTh9E�!' CITY ' _' ",' . - . ; OCT 16 2002 PM AM glgl911t71lill i l �aA16 FILE COPY .�C, '" Pc Thank you for considering the Wetherholt's addition. We attended the Commission meeting September 19th and found it to be a rather interesting process. The Wetherholt's property is a difficult property and we would encourage you to approve the project for the following reasons: 1. This will be a significant improvement both for the City and our street. The Wetherholt's plan to create a very attractive property that will buffer the rest of the street from the commercial /truck activities of Albertson's. We feel that their addition will lessen noise, trash and light coming from their parking lot lights at night. Nobody on 30th Street likes looking at (or smelling) the unkempt and often overflowing dumpsters of Albertson's. 2. "Curb appeal " - We have seen their plans and ideas as well as some of the interior & exterior improvements that the Wetherholt's are considering and have completed. The updating and improvement of a 160's vintage house will certainly be visually appealing which will benefit the neighborhood and property values. We know that this will NOT be a cheap, box - looking house. The Wetherholt's will be using various granites, marble and limestone throughout. 3. "Who else is going to improve this property ?" Given today's property values, who else is going to fix -up a property next to the loading docks & trucks of Albertson's and put ANY kind of money into it? The Wetherholt's wish is to turn this small house into a 11 Members of the Planning Commission October 9, 2000 Page 2 of 3 livable house of only 1,800 sq.ft.- pretty small by Newport standards. If the Wetherholt's are not able to improve the property, it will surely become yet another rental which will NOT be of any benefit to the neighborhood or to the City. A rental will only ADD more people & cars to the street, not to mention the added disturbances and police calls to quell the parties. 9. "Increased parking issues ? " - With the Wetherholt's staying long -term on the street, there will not be a concern or need for additional parking. They presently have 1 garage space and a space directly in front of their garage on the street that nobody else can park in. Effectively the do have 2 parking spaces. We also understand the Wetherholt's architect may be able to create an additional space using a subterranean auto lift /elevator. This would actually be easier to use than the tandem parking that the city allows for the new condos that have been developed on the surrounding streets. Finally, they are located across the street from the public parking lot that is ONLY full during the day during the summers (and at that time the locals are at, work) and perhaps on a Friday or Saturday night from 9 -12PM due to the EXCESSIVE bar traffic. It would be nice if the Planning Commission would eliminate some of the bars in our neighborhood. We know that this has been a problem for the City for years. Our neighborhood has the highest concentration of bars anywhere in Orange County!!! As the "first line of defense" between our neighborhood and the bars, the Wetherholt residence takes a beating from public urination, puking, fights, vandalism and 1 -2AM disturbances. Check with the Police Department and we are sure you will find that our street probably has one of the highest calls for police assistance of any street in Newport Beach. This is NOT due to the residents of 30th Street but the rowdy people that are attracted to the bars. IN Members of the Planning Commission October 9, 2002 Page 3 of 3 With the addition /update that the Wetherholt's are proposing, this will not only improve our street but our community & the City of Newport Beach. We know that the Wetherholts would like to continue to be long -term residents and advocates of 30th Street. We support the Wetherholts and would encourage you to approve the project. Thank you for your time and consideration. J)4v�� Dave & Jenny Law Owners 214 30th Street Newport Beach, CA 92663 0�`