HomeMy WebLinkAbout2.0 - 108 11th Street Setback Determination - PA2014-070CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
June 19, 2014 Meeting
Agenda Item No. 2
SUBJECT: 108 11th Setback Determination - (PA2014 -070)
108 11th Street
Staff Approval No. SA2014 -011
APPLICANT: Michael and Betty Terry, Property Owners
PLANNER: Jason Van Patten, Planning Technician
(949) 644 -3234; jvanpatten @newportbeachca.gov
PROJECT SUMMARY
A request for alternative setback areas due to the existing orientation of the lot and
development limitations created by the required setbacks. Specifically, the request is to
reduce the front setback area abutting 11 th Street from 20 feet to 3 feet, the rear setback
area abutting 1045 West Balboa Boulevard from 10 feet to 3 feet, and the side setback
area abutting the alley from 4 feet to 0 feet. The applicant would maintain the 4 -foot side
setback area abutting 1051 West Balboa Boulevard. In addition, the request includes
reorientation of the third floor setbacks.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Resolution No. _ approving Staff Approval No. SA2014 -011 (Attachment
No. PC 1).
INTRODUCTION
Project Setting
The subject property fronts 11th Street between West Balboa Boulevard and West
Ocean Front Alley on the Balboa Peninsula and measures 50 feet wide by 30.85 feet
deep, for a total area of 1,543 square feet. The lot is legally described as a portion
(southerly 50 feet) of Lot 11 in Block 12 of Tract No. 234. The substandard lot size is a
result of a subdivision of the original Lot 11 that occurred prior to the City's subdivision
ordinances that were enacted in 1959. Therefore, it has been determined that the
subject property is a legally created lot. Due to the subdivision, the property is
significantly smaller than the adjacent 3,152 square -foot lots (30.75 x 102.5) that are
typical of the block.
1
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108 111h Street Setback Determination
Planning Commission, June 19, 2014
Page 2
VICINITY MAP
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GENERAL PLAN ZONING
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LOCATION
GENERAL PLAN
ZONING
CURRENT USE
ON -SITE
RT (Two -Unit Residential)
R -2 (Two -Unit Residential)
Two -unit dwelling
NORTH
RT
R -2
Single-unit dwelling
SOUTH
RS -D (Single -Unit
Residential Detached
R -1 (Single -Unit Residential)
Single -unit dwelling
EAST
RT
R -2
Single-unit dwelling
WEST
RT
R -2
Two -unit dwelling
a
108 111h Street Setback Determination
Planning Commission, June 19, 2014
Page 3
The property is developed with a single -unit dwelling. Abutting land uses are also
developed with residential dwellings.
Analysis
Zoning Code Section 20.30.110.0 (Alternative Setback Area Location) allows the
Community Development Director to redefine the location of setback areas in cases
where the orientation of an existing lot and the application of the setback areas are not
consistent with the character or general orientation of other lots in the vicinity. To ensure
surrounding property owners are notified, the Community Development Director referred
the request to the Planning Commission for consideration and final action.
To determine the appropriate setback requirements for the subject property, staff
analyzed setback area compatibility with neighboring properties, third floor limitations,
and other development standards as detailed below.
Setback Compatibility
Pursuant to Table 2 -3 of Zoning Code Section 20.18.030 (Residential Zoning Districts
General Development Standards), the property is required to provide a 20 -foot front
setback area at the westerly property line (abuts 11th Street), a 4 -foot side setback area
at the northerly (abuts 1051 W. Balboa Boulevard) and southerly property lines (abuts
alley), and a 10 -foot rear setback area at the easterly property line (abuts 1045 W.
Balboa Boulevard). By definition, the lot line fronting the street is considered the front of
the property. The rear lot line is opposite the front lot line, and lot lines that are not a
front or a rear are considered side lot lines. Setback areas are measured from lot lines.
Given these setback areas, development on the lot is not feasible as depicted in
Figure 1 below.
The applicant proposes to reduce the 20 -foot front setback area to 3 feet, the rear
setback area from 10 feet to 3 feet, the alley side setback area from 4 feet to 0 feet, and
will maintain the 4 -foot side setback area at the northerly property line. Staff believes
the proposed setback areas are compatible with surrounding properties. The proposed
3 -foot setback areas at the front and rear, and the 0 -foot setback area at the alley would
be the standard code requirement if the subject property was oriented consistent with
the typical lots on the block. In addition, the 20- foot -wide alley provides adequate area
for vehicle maneuvering to accommodate a 0 -foot alley setback area. The 4 -foot side
setback area at the northerly property line is the required setback for the property given
the existing orientation, and will be maintained.
4
108 111h Street Setback Determination
Planning Commission, June 19, 2014
Page 4
Figure 1: Setback Comparison
Setback Area
Buildable Area
Code Required Setbacks Proposed Setbacks
m I
m c
0
4' Side
4' Side
m
� m
m
Q N
0 5
Ocean Front Alley West
Ocean Front Alley West
Comparison of Development Standards
Typical Lot on Block
go
10' Front
a
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in
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Ocean Front Alley West
Setback areas determine the buildable area of the lot, which affects other development
standards. Section 20.48.180 (Residential Development Standards and Design Criteria)
limits third floor area to a maximum of 15 percent of the buildable area and requires a
minimum open volume area of 15 percent of the buildable area on lots wider than 30
feet. The third floor is also required to be set back an additional 15 feet from the front
and rear setback lines and 2 feet from the side setback lines on lots wider than 30 feet.
Given the proposed setback areas, the third floor area would be required to be located
18 feet from the front and rear lot lines, 2 feet from the alley side lot line, and 6 feet from
the interior side lot line. On the basis that the lot is 30.85 feet deep, a third floor could
not feasibly be located on the lot because the sum of the front and rear third floor
0
108 111h Street Setback Determination
Planning Commission, June 19, 2014
Page 5
setbacks equal 36 feet (18 feet at front and rear each), greater than the overall depth of
the lot. As a result, reorientation of the third floor setbacks is necessary to allow
development of a third story.
As depicted in Figure 2, the applicant proposes to reorient the third floor setbacks to a
minimum of 2 feet from the proposed front and rear setback lines and 15 feet from each
of the proposed side setback lines. This would result in the third floor being located 5
feet from the front and rear property lines (3 -foot setback + 2 feet), 15 feet from the alley
side property line (0 -foot setback + 15 feet), and 19 feet from the interior side property
line (4 -foot setback + 15 feet). This orientation would allow development to be located
on the third floor and would be the standard code requirement had the subject property
been oriented consistent with the typical lots on the block.
Figure 2: Third Floor Area Location
Third Floor Setback Area
Third Floor Area Location
Proposed Third Floor Location
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19' Side
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15 Side
Ocean Front Alley West
Typical Third Floor Location for
Lot on Block
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108 11th Street Setback Determination
Planning Commission, June 19, 2014
Page 6
Table 1 provides a comparison of the buildable area, maximum third floor area, and
minimum open volume requirement for the subject property with default setback areas,
setbacks areas proposed by the applicant, and a typical lot on the block. A typical lot on
the block measures 30.75 feet wide by 102.5 feet deep.
Table 1: Residential Development Standards
Setbacks
Buildable Area
(SF)
Maximum Third
Floor Area (SF)
Minimum Open
Volume (SF)
Code Required
36
5
5
Proposed
1,143
172
172
Typical Lot on Block
2,289
343
343
As identified in Table 1, the proposed setback areas result in a buildable area, a
maximum third floor area, and a minimum open volume requirement that is roughly half
of a typical lot on the block. These figures are comparable given the subject property
contains approximately half the lot area of a typical lot on the block.
Comparison of Floor Area
Table 2 provides a summary of lot area, buildable area, floor area limit (FAL), floor area
ratio (FAR), and setback area as a percentage of the lot area for the applicant's
proposal and typical and nearby lots in the area. FAL represents the maximum square
footage allowed for a given lot. FAR is a ratio of the floor area limit to the lot area and is
a method for comparing the maximum square footage allowed on a lot relative to the
lot's size.
Table 2: Comparison of Floor Area
7
Lot Area
Buildable
FAL
Setback as %
FAR
(SF)
Area (SF)
(SF)
of Lot Area
Subject Lot
Code Re uired
1,543
1 36
71
0.05
97.7
Proposed Proposedl
1,543
1 1,143
1 2,286
1 1.48
1 25.9
Typical Lot on Block
1005 -1045 W. Balboa Blvd.
3,152
2,289
4,579
1.45
27.4
30.75'x 102.5'
Nearby Lots
1101 W. Balboa Blvd.
31153
2,290
4,581
1.45
27.4
30.76'x 102.5'
1100 W. Ocean Front
3,728
2,840
5,679
1.52
23.8
36.37'x 102.5'
1036 W. Ocean Front
4,095
3,208
6,417
1.57
21.7
39.95'x 102.5'
1032 W. Ocean Front
4,100
3,213
6,426
1.57
21.6
40'x 102.5'
7
108 111h Street Setback Determination
Planning Commission, June 19, 2014
Page 7
The proposed setbacks result in an FAIL of 2,286 square feet and an FAR of 1.48 which
is higher than the typical lot on the block but comparable to nearby lots that are larger in
lot area. Although the setback area as a percentage of the lot would be less than the
typical lot on the block, and despite the larger FAR of the subject property, it would be
comparable with the range of lots in the vicinity.
Alternatives
The Planning Commission could approve the setback area requirements as requested
by the applicant, modify the setback area requirements, or deny the application
(Attachment No. PC 2). If the application is denied, the subject property would retain the
default 20 -foot front setback area, 10 -foot rear setback area, and 4 -foot side setback
areas, and would render the property unbuildable.
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). Class 5 exempts minor alterations in land use limitations in areas with an
average slope of less than 20 percent, which do not result in any changes in land use or
density. The proposed project will alter the required setback areas, but will not result in
any physical change to the lot or existing structure, or any changes in land use or
density.
Notice of this application was published in the Daily Pilot, mailed to all owners of
property within 300 feet of the boundaries of the site (excluding intervening rights -of-
way and waterways) including the applicant and posted on the subject property at least
10 days before the scheduled meeting, consistent with the provisions of the Municipal
Code. Additionally, the item appeared on the agenda for this meeting, which was posted
at City Hall and on the City website.
Prepaar�red by::
Jas6ni Van Patten
Planning Technician
ATTACHMENTS
PC 1 Draft Resolution to Approve
PC 2 Draft Resolution to Deny
PC 3 Applicant's Project Description
Submitted by:
r n a Wisnesl i, r1CP, Deputy Director
Nr
Attachment No. PC 1
Draft Resolution to Approve
I
INTENTIONALLY BLANK PAGE
10
RESOLUTION NO. # # ##
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH APPROVING STAFF APPROVAL
NO. SA2014 -011 FOR AN ALTERNATIVE SETBACK
DETERMINATION LOCATED AT 108 11T" STREET (PA2014-
070)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Michael and Betty Terry, Property Owners, with respect to
property located at 108 11 h Street, and legally described as the southerly 50 feet of Lot
11 of Block 10 in Tract No. 234 requesting a staff approval for an alternative setback
determination.
2. The applicant proposes alternative setback areas due to the existing orientation of the
lot and development limitations created by the code required setback areas. The
request is to reduce the front setback area abutting 11th Street from 20 feet to 3 feet,
the rear setback area abutting 1045 West Balboa Boulevard from 10 feet to 3 feet, and
the side setback area abutting the alley from 4 feet to 0 feet. The applicant would
maintain the 4 -foot side setback area abutting 1051 West Balboa Boulevard. In
addition, the request includes reorientation of the third floor setbacks.
3. The subject property is located within the Two -Unit Residential (R -2) Zoning District and
the General Plan Land Use Element category is Two -Unit Residential (RT).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Two -Unit Residential (RT -D).
5. Zoning Code Section 20.30.110.0 (Alternative Setback Area Location) allows the
Community Development Director to redefine the location of setback areas in cases
where the orientation of an existing lot and the application of the setback areas are not
consistent with the character or general orientation of other lots in the vicinity. To
ensure surrounding property owners are notified, the Community Development
Director referred this request to the Planning Commission for consideration and final
action.
6. A public hearing was held on June 19, 2014, in the Council Chambers at 100 Civic
Center Drive, Newport Beach. 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.
11
Planning Commission Resolution No. ####
Paqe 2 of 3
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. The project is categorically exempt under Section 15305, of the California
Environmental Quality Act (CEQA) Guidelines — Class 5 (Minor Alterations in Land
Use Limitations).
2. Class 5 exempts minor alterations in land use limitations in areas with an average
slope of less than 20 percent, which do not result in any changes in land use or
density. The proposed project will alter the required setbacks, but will not result in any
physical change to the lot or existing structure, or any changes in land use or density.
SECTION 3. FINDINGS.
1. The Municipal Code does not establish required findings for a review of a staff
approval for an alternative setback determination. The setback areas requested were
reviewed for consistency with lots in the vicinity based on an application of standard
setback areas, the resulting floor area ratio (FAR), and other development standards.
2. The application of standard Two -Unit Residential (R -2) setback areas does not
feasibly allow for development on the lot and results in an FAR substantially lower than
other lots in the vicinity and in the R -2 Zoning District.
3. The application of alternative setbacks will allow development on the property that is
consistent with neighboring properties.
4. The applicant proposes to reduce the 20 -foot front setback area to 3 feet, the rear
setback area from 10 feet to 3 feet, the alley side setback area from 4 feet to 0 feet,
and will maintain the 4 -foot side setback area at the northerly property line.
5. The proposed 3 -foot setback areas at the front and rear, and the proposed 0 -foot
setback at the alley would be the standard setback area requirement if the subject
property was oriented consistent with surrounding properties. In addition, the 20 -foot
wide alley provides adequate area for vehicle maneuvering to accommodate a 0 -foot
alley setback area.
6. The reorientation of third floor area setbacks will allow for development of a third story.
The request is to allow the enclosed square footage on the third floor be setback a
minimum of 2 feet from the proposed front and rear setback lines, and 15 feet from
each of the proposed side setback lines which would be the standard code
requirement had the subject property been oriented consistent with the typical lots on
the block.
7. The alternative setback areas and reoriented third floor setbacks will not be
detrimental to the neighborhood, but will provide adequate access to and around a
future dwelling unit, adequate access to natural light and ventilation, adequate
12
Planning Commission Resolution No. ####
Paqe 3 of 3
separation from abutting properties, and will provide space for privacy and
landscaping.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby approves Staff Approval
No. SA2014 -011, subject to the setbacks set forth in Exhibit A, which is attached hereto
and incorporated by reference.
2. This action shall become final and effective 14 days following the date this Resolution
was adopted 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 19TH DAY OF JUNE, 2014.
AYES:
NOES:
ABSTAIN
ABSENT:
BY:
L--"V
Bradley Hilgren, Chairman
Kory Kramer, Secretary
®'
13
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Newport Center Drive, Newport Beach, CA 92663
(949) 644 -3200 Fax: (949) 644-3229
www.newportbeachca.gov
47i *W-11
DETERMINATION OF ALTERNATIVE SETBACK AREA LOCATION
SA2014 -011 (PA2014 -070)
Date: June 19, 2014
Site address: 108 11th Street
Section 20.30.110.0 (Setback Regulations and Exceptions):
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 referred this request to the Planning
Commission, which established the following alternative setbacks:
Setback Area
Setback Requirement
Description
Front
3 feet
11th Street
Rear
3 feet
Easterly Property Line
Side
4 feet
Northerly Property Line
Side
0 feet
Ocean Front Alley West
Third Floor Setbacks: Enclosed square footage located on third floor shall be setback a minimum
of 15 feet from side setback lines and two feet from the front and rear setback line.
On behalf of Bradley Hilgren, Chairman
0
Kory Kramer, Secretary
Attachment: Setback Exhibit
14
108 11th Street
Lot Area: 1543 sf
Buildable Area: 1,143 sf
Setback Area: 400 sf
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Document Name: 108 11th St_ setbacks_PA2014 -070
INTENTIONALLY BLANK PAGE
10
Attachment No. PC 2
Draft Resolution to Deny
17
INTENTIONALLY BLANK PAGE
12
RESOLUTION NO. # # ##
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH DENYING STAFF APPROVAL NO.
SA2014 -011 FOR AN ALTERNATIVE SETBACK
DETERMINATION LOCATED AT 108 11T" STREET (PA2014-
070)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Michael and Betty Terry, Property Owners, with respect to
property located at 108 11 h Street, and legally described as the southerly 50 feet of Lot
11 of Block 10 in Tract No. 234 requesting a staff approval for an alternative setback
determination.
2. The applicant proposes alternative setback areas due to the existing orientation of the
lot and development limitations created by the applicable setback area requirements.
The request is to reduce the front setback area abutting 11 th Street from 20 feet to 3
feet, the rear setback area abutting 1045 West Balboa Boulevard from 10 feet to 3
feet, and the side setback area abutting the alley from 4 feet to 0 feet. The applicant
would maintain the 4 -foot side setback area abutting 1051 West Balboa Boulevard. In
addition, the request includes reorientation of the third floor setbacks.
3. The subject property is located within the Two -Unit Residential (R -2) Zoning District and
the General Plan Land Use Element category is Two -Unit Residential (RT).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Two -Unit Residential (RT -D).
5. Zoning Code Section 20.30.110.0 (Alternative Setback Area Location) allows the
Community Development Director to redefine the location of setback areas in cases
where the orientation of an existing lot and the application of the setback areas are not
consistent with the character or general orientation of other lots in the vicinity. To
ensure surrounding property owners are notified, the Community Development
Director referred this request to the Planning Commission for consideration and final
action.
6. A public hearing was held on June 19, 2014, in the Council Chambers at 100 Civic
Center Drive, Newport Beach. 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.
19
Planning Commission Resolution No. ####
Paqe 2 of 2
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA)
Guidelines, projects which a public agency rejects or disapproves are not subject to
CEQA review.
1,9x01111I Eel ►[cM91►U71►[ei�
1. The Municipal Code does not establish required findings for a review of a staff
approval for an alternative setback determination. The setback areas requested were
reviewed for consistency with lots in the vicinity based on an application of standard
setback areas, the resulting floor area ratio (FAR), and other development standards.
In this case, the Planning Commission was unable to find that the proposed setbacks
were consistent with lots in the vicinity.
2. The alternative setback determination will be detrimental to the surrounding properties.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby denies Staff Approval
No. SA2014 -011.
2. This action shall become final and effective 14 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 19TH DAY OF JUNE, 2014.
AYES:
NOES:
ABSTAIN
ABSENT:
1'�
Bradley Hilgren, Chairman
BY:
Kory Kramer, Secretary
20
Attachment No. PC 3
Applicant's Project Description
21
INTENTIONALLY BLANK PAGE
22
Project Description and Justification
Request reduction In building setbacks for an existing small lot located in an R -2 zone.
1. Request reduction in the front setback (facing 11th Street) from 20' -0" to 3' -0 ".
2. Request reduction in the rear setback (adjacent to 1045 Balboa Boulevard) from
10' -0" to 3' -0 ".
3. Side yard setback adjacent to 1051 Balboa Boulevard of 4' -0" complies with
required setback.
4. Request reduction in side yard setback (adjacent to Alley) from 4' -0" to 0' -0 ".
Analysis of neighboring lot floor area ratios (attached) indicates subject property
setbacks requested will result in a floor area ratio consistent with neighboring
properties.
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Correspondence
Item No. 2a
RURNS,MARLENE 108 11th Street Setback Determination
PA2014 -0/0
From: Van Patten, Jason
Sent. Thursday, June 19, 2014 7:46 AM
To: Burns, Marlene
Subject: FW: 108 11th Sr setback determination
PA2014 -070
From: BONNIE MCCLELLAN [ mailto :bonniemcclellan43(obmsn.com]
Sent: Wednesday, June 18, 2014 5:36 PM
To: Van Patten, Jason
Cc: bonnie bonniemcclellan43(omsn.com
Subject: 108 11th Sr setback determination
To: Planning Commissioners and city staff
Project: 108 11th St. Balboa
I am opposed to changing the city setbacks for this project.
The purpose of the planning Commission and city wide setbacks is to protect the citizens of our community
from over -eager development and developers "changing the rules" for themselves . The city needs to say "these
are the rules and setbacks - work within them." . The purpose of these setbacks is to project a city and
neighborhood -wide unity of structures People need enough space for cars to drive; and sidewalks for people
to walk on without touching the structures built on lots. Safety precautions need to be taken crossing alleys,
which also need to be wide enough for trash trucks to do their work.
Specifically -- from 20 ft. to 3 feet facing 11th street. -- 17 ft.? That is excessive. What about the other
houses?
0 setback on the alley - That isn't safe! You could open the door and be flattened by a passing car.
This request asks the city to give them extra feet and yards of the city's "property" to build on. Why would you
do that? This is on balboa peninsula - the most congested area in the city. The city talks about the
overcrowding constantly. 108 11th St. is a very small lot -It was probably a slice from the larger lot fronting on
Balboa blvd. It may not even "conform" to building 1 unit on this lot.
It also appears it is going to be a double rental unit - and is going up 3 stories. It cannot possibly conform to
standards for building 2 rental units on the property , the property is just too small . It is not the norm to have 3
story structures around here - and the few existing ones probably got "special variances ". The Balboa
Peninsula is congested enough now with small units with no parking for the amount of people living in each
unit, and no thought to the overall congestion it causes.
There is no need for the city to subsidize this building. Please reject these requests for variances in setbacks.
Bonnie McClellan
1034 W Bay Ave
Balboa, 92661
bonniemcclellan4364nasn.com
sob iith Street
Alternative Setback Determination
Planning Commission
Public Hearing
June 1g, 2014
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e
Yw
Pp�I
N
,CqG /FO QN i
err.-
Setback Determination
U)
•
•
SETBACK AREA
BUILDABLE AREA
CODE REQUIRED
30.85'
E
O
LL
O
N
4' Side
4' Side
G=
O
Ocean Front Alley West
N
U7
t
PROPOSED
Ocean Front Alley West
0
N
O
TYPICAL LOT ON
BLOCK
30.75'
10' Front
0' Rear
Ocean Front Alley West
3
•1 X1991 111 •
•
T
C O
j
n
(sf)
PROPOSED
TYPICAL LOT
ON BLOCK
NEARBY LOTS
LOT AREA
1,543
3,152
3,153 — 4,000
BUILDABLE AREA
1,143
2,289
2,290 — 3,213
FLOOR AREA LIMIT
2,286
4,579
4,581 — 6,426
FAR
1.48
1.45
1.45-1.57
o6 /ig/zoi4
Community Development Department- Planning Division
Reorient Third Floor
SETBACK AREA
THIRD FLOOR LOCATION
U) p
LO
O
r I
PROPOSED
r-
cI
of
L1
Ln I
L
30.85'
19' Side
I �
Icr
15' Side
Ocean Front Alley West
0
un
N
O
TYPICAL LOT ON
BLOCK
30.75'
25' Front
I '
I
I
a
I�n
I
' I
I '
Ii
15' Rear
Ocean Front Alley West
5
k e
0
Adopt the draft resolution
Approval No. SA203-4 -011.
o6 /ig/zoi4
approving
Community Development Department- Planning Division
;..,:
Staff
1
For more information contact:
Jason Van Patten, Planning Technician
949-644 -3234
jvanpatten@newportbeachca.gov
www.newportbeachca.gov
-tow �.