HomeMy WebLinkAbout4.0 - Yacht Truant Garage Setback - PA2014-086CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
July 17, 2014 Meeting
Agenda Item 4
SUBJECT: Yacht Truant Garage Setback - PA2014 -086
1909 Yacht Truant
Staff Approval No. SA2014 -012
APPLICANT: Tim Francis
PLANNER: Fern Nueno, Associate Planner
( 949) 644 -3227, fnueno @newportbeachca.gov
PROJECT SUMMARY
A request to modify the garage setback on the final setback map for Tract 9260 for 1909
Yacht Truant. The approved setbacks are 30 feet for the house and 20 feet for the
garage. The applicant requests to change the garage setback to a varied setback
between 5 feet and 10 feet.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Resolution No. _ approving Staff Approval No. SA2014 -012 requiring a 3-
foot to 5 -foot garage setback (Attachment No. PC 1).
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Yacht Truant Garage Setback (PA2014 -086)
Planning Commission, July 17, 2014
Page 2
VICINITY MAP
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Subject Property
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GENERALPLAN
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LOCATION
GENERAL PLAN
ZONING CURRENT USE
ON -SITE AND
SOUROUNDING
Single -Unit Residential
Broadmoor & Pacific View Single -unit residential
PROPERTIES
Detached (RS -D)
Planned Community (PC -18) dwellings
Yacht Truant Garage Setback (PA2014 -086)
Planning Commission, July 17, 2014
Page 3
INTRODUCTION
Project Setting
The subject property is located within a private, single - family neighborhood within the
Broadmoor & Pacific View Planned Community (PC -18). The subject property is
approximately 8,094 square feet in area. The property is a through lot with the front
entrance located on Yacht Truant and the rear of the lot sloping down to Yacht Camilla.
The front setback requirements for the area are staggered to provide variation that is
visible from the street. The most common setback requirement is 3 feet for the garage
and 20 feet for the house. The properties closer to Yacht Coquette, the local access
street, are more rectangular in shape and the front of the houses and garages are
parallel to the street with 3 -foot to 5 -foot garage setbacks. The properties towards the
end of the cul -de -sac are irregularly shaped and have varied setbacks with the garages
and houses set back further from the street than other properties in the neighborhood.
Protect Description
The subject application is to modify the garage setback requirement for Lot 39 on the
setback map for Tract 9260 (applicable setback map is provided as Attachment No. PC
4). The applicant requests a varied setback from 5 feet on the northern side to 10 feet
on the southern side of the front property line.
An interior remodel is under construction, and if the subject application is approved as
requested, the property owner intends construct a 4 -car garage as shown in Attachment
No. PC 5. Future construction would be reviewed consistent with the requirements of
the approved setback map (as modified) and the PC -18 Development Plan.
Analysis
A final setback map was reviewed and approved by the Community Development
Director (Director) when the Broadmoor & Pacific View Planned Community was
developed in the mid- 1970s. The PC -18 Development Plan states that the Director shall
review future modifications of the setbacks shown on the map in view of setbacks listed
in the development plan and /or sound planning principles. To ensure surrounding
property owners are notified, the Director referred the request to the Planning
Commission for consideration and final action, and has provided a public notice of this
meeting.
To determine the appropriate setback requirement, staff considered the compatibility of
proposed setbacks with required setbacks in the neighborhood and the PC -18
Development Plan regulations concerning garage setbacks. The required setbacks
affect the location of the house and garage that could be built, but do not affect the size
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Yacht Truant Garage Setback (PA2014 -086)
Planning Commission, July 17, 2014
Page 4
because the PC -18 Development Plan limits the lot coverage to a maximum of 50
percent of the entire site, rather than a typical floor area limit based on buildable area.
The PC -18 Development Plan is available online:
http : / /www.newportbeachca.aov /PLN /MAP DOCUMENTS /PC TEXT /PC 18 Broadmo
or Pacific View.pdf
Setback Compatibility
The required setbacks from the front property line are 30 feet for the house and 20 feet
for the garage. The other setbacks in the area vary, with 3 feet being the most frequent
required garage setback and 8 feet, 12 feet, 20 feet, and 30 feet common for the house
setbacks. The intent of the varied setbacks is to provide visual interest in the
neighborhood. With the house setback remaining at 30 feet, decreasing the garage
setback would still meet the intent of the PC -18 setback requirements while providing a
setback requirement for the subject property consistent with its neighbors.
Staff believes that the requested 5 -foot to 10 -foot garage setback would be compatible
with the neighborhood, but that 3 feet to 5 feet is more consistent with the applicable
regulations for garage setbacks as discussed below. Staff believes that a varied 3 -foot
to 5 -foot setback for the garage would be compatible with the neighborhood, provide
sufficient building location variation on the street, and would not be detrimental to the
adjacent properties.
Garage Setback and Driveway Length
The applicant proposes a front facing, tandem, 4 -car garage with a 5 -foot to 10 -foot
setback to accommodate the design of the existing house and a Southern California
Edison utility box located underground near the northeast corner of the property. The
required garage setback is a minimum requirement, unless the garage is front facing.
The PC -18 Development Plan requires that front facing garages be set back 3 feet or a
minimum of 20 feet, measured from the back of sidewalk where a sidewalk exists, and 5
feet or a minimum of 20 feet, measured from the back of curb where no sidewalk exists.
Yacht Truant has a sidewalk, and therefore a 3 -foot setback should be required for a
front facing garage. However, the City Traffic Engineer reviewed the request and
believes that a 5 foot garage setback would be acceptable due to the location of the
property in the cul -de -sac, the sidewalk placement, and street layout within PC -18.
Should a driver attempt to park a portion of a vehicle over the sidewalk area, the
location of the property near the end of the cul -de -sac would minimize the potential for
any pedestrian issues.
While the property is located on a cul -de -sac in a gated community with private streets,
staff recommends the 3 -foot to 5 -foot garage setback for consistency with the PC -18
Development Plan. Staff believes that this setback would allow the intended garage
design while also preventing vehicles from being parked in the driveway and
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Yacht Truant Garage Setback (PA2014 -086)
Planning Commission, July 17, 2014
Page 5
overhanging onto the sidewalk. A garage could be located approximately one foot to
the south of the proposed location to meet the 3 -foot to 5 -foot setback requirement and
avoid the utility box or the utility box could be relocated. Due to the bend of the street,
location of the property on a cul -de -sac, the irregular shape of the subject property, and
the orientation of the existing house, the applicant does not want the garage parallel to
the street as it would not be parallel to the front of the house. Additionally, the applicant
believes that a varied setback is aesthetically pleasing and more compatible with other
similarly situated lots on the street.
Alternatives
The Planning Commission could approve alternate setbacks for the garage and /or
house or deny the application (Resolution for denial provided as Attachment No. PC 2).
If the application is denied, the subject property would retain the 20 -foot required garage
setback and 30 -foot required house setback, allowing the retention of the existing 2 -car
garage or a new garage.
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 setbacks, but will not result in any physical
change to the lot or existing structure, or any changes in land use or density.
Public Notice
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.
Prepared by: Submitted by:
F r N ieno, Associate Planner
Deputy Director
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ATTACHMENTS
PC 1 Draft Resolution - Approve
PC 2 Draft Resolution - Deny
PC 3 Applicant's Project Description
PC 4 Setback Map for Tract 9260 (Lot 39)
PC 5 Project Plans
PC 6 Requested Setback Exhibit
Yacht Truant Garage Setback (PA2014 -086)
Planning Commission, July 17, 2014
Page 6
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Attachment No. PC 1
Draft Resolution - Approve
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RESOLUTION NO. # # ##
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH APPROVING STAFF APPROVAL
NO. SA2014 -012 FOR A MODIFIED GARAGE SETBACK OF 3
FEET TO 5 FEET FOR PROPERTY LOCATED AT 1909 YACHT
TRUANT (PA2014 -086)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Tim Francis, on behalf of Tom Schauppner, Property Owner,
with respect to property located at 1909 Yacht Truant, and legally described as Lot 39 of
Tract 9260, requesting a staff approval for a modified garage setback.
2. The applicant requests to modify the required garage setback as approved on the final
setback map for Tract 9260. The approved setbacks are 30 feet for the house and 20
feet for the garage. The applicant requests to change the garage setback to a varied
setback between 5 feet and 10 feet.
3. The subject property is located within the Broadmoor & Pacific View Planned Community
(PC -18) Zoning District and the General Plan Land Use Element category is Single -Unit
Residential Detached (RS -D).
4. The subject property is not located within the coastal zone.
5. A final setback map was reviewed and approved by the Community Development
Director (Director) when the Broadmoor & Pacific View Planned Community (PC -18)
was developed. The PC -18 Development Plan states that the Director shall review
future modifications of the setbacks shown on the map in view of setbacks listed in the
development plan and /or sound planning principles. To ensure surrounding property
owners are notified, the Director referred the request to the Planning Commission for
consideration and final action.
6. A public hearing was held on July 17, 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.
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). 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
11
Planning Commission Resolution No. ####
Pape 2 of 3
result in any physical change to the lot or existing structure, or any changes in land
use or density.
SECTION 3. FINDINGS.
1. The application of the required 20 -foot garage setback is inconsistent with other
garage setbacks in the vicinity and is not necessary to preserve open space, visual
interest, and neighborhood compatibility.
2. The requested garage setback of between 5 feet and 10 feet is inconsistent with the
PC -18 Development Plan regarding front - facing garages and may prove detrimental to
the community due to cars being parked on the driveway and overhanging onto the
sidewalk.
3. The modified garage setback of between 3 feet and 5 feet will not be detrimental to the
neighborhood, and will provide adequate access to the subject property, adequate
natural light and ventilation, and adequate variation in setbacks from the street.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby approves Staff Approval
No. SA2014 -012, 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 17TH DAY OF JULY, 2014.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:
Bradley Hilgren, Chairman
BY:
Kory Kramer, Secretary
12
EXHIBIT "A"
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Yacht Truant
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1909 Yacht Truant Feet
PA2014 -086
Front Setback QD
Tract 9260
Truant 0711012014 NE- wr
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Attachment No. PC 2
Draft Resolution - Deny
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RESOLUTION NO. # # ##
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH DENYING STAFF APPROVAL NO.
SA2014 -012 FOR A MODIFIED GARAGE SETBACK FOR
PROPERTY LOCATED AT 1909 YACHT TRUANT (PA2014 -086)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
An application was filed by Tim Francis, on behalf of Tom Schauppner, Property Owner,
with respect to property located at 1909 Yacht Truant, and legally described as Lot 39 of
Tract 9260, requesting a staff approval for a modified garage setback.
2. The applicant requests to modify the required garage setback as approved on the final
setback map for Tract 9260. The approved setbacks are 30 feet for the house and 20
feet for the garage. The applicant requests to change the garage setback to a varied
setback between 5 feet and 10 feet.
3. The subject property is located within the Broadmoor & Pacific View Planned Community
(PC -18) Zoning District and the General Plan Land Use Element category is Single -Unit
Residential Detached (RS -D).
4. The subject property is not located within the coastal zone.
5. A final setback map was reviewed and approved by the Community Development
Director (Director) when the Broadmoor & Pacific View Planned Community (PC -18)
was developed. The PC -18 Development Plan states that the Director shall review
future modifications of the setbacks shown on the map in view of setbacks listed in the
development plan and /or sound planning principles. To ensure surrounding property
owners are notified, the Director referred the request to the Planning Commission for
consideration and final action.
6. A public hearing was held on July 17, 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.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
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.
1-7
Planning Commission Resolution No. ####
Paqe 2 of 2
SECTION 3. FINDINGS.
1. The Municipal Code does not establish required findings for a review of a staff
approval to modify a setback established by a setback map. The setback requested
was reviewed for consistency with lots in the vicinity and the Planned Community
Development Plan regulations.
2. The modified garage setback requested does not provide the intended variation from
the street view and is inconsistent with the purpose and intent of the setback map and
Planned Community Development Plan.
3. The modified garage setback will be detrimental to the surrounding properties because
it reduces open space and would not be compatible with the neighborhood.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby denies Staff Approval
No. SA2014 -012.
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 17TH DAY OF JULY, 2014.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:
Bradley Hilgren, Chairman
I --ya
Kory Kramer, Secretary
12
Attachment No. PC 3
Applicant's Project Description
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July 8, 2014
To: Community Development Department
Planning Division
100 Civic Center Drive
Newport Beach, CA. 92658
From: Tom & Susan Schauppner
1909 Yacht Truant
Newport Beach, CA. 92660
APN: 458- 571 -36
Re: PA2014 -086; Request for a Staff Approval to modify the front garage setback as
approved on the final setback map for Tract 9260. The approved setbacks are 30
feet for the house and 20 feet for the garage. The applicant requests to change the
garage front setback to a varied setback between 5 feet and 10 feet in the PC -18
Development Plan.
The subject property of this application is located in the Broadmoor & Pacific View
(Planned Community 18 Development Plan) located at 1909 Yacht Truant. The applicant is
requesting a Staff Approval from the Broadmoor Pacific View Setback Determination in which
"Instead of establishing traditional front and rear yard setbacks, the Broadmoor Pacific View
Planned Community text (PC text) establishes specific "street setbacks" and "view setbacks" for
each of the lots in the community and refers to setback map /plan that establishes specific street
and view setbacks for each of the lots." The final setback map for Tract 9260 Broadmoor/
Seaview establishes the front garage setback to be 20' -0" from the front property line and the
front building setback to be 30' -0" from the property line. The applicant requests for a modified
garage setback to a varied front garage setback between 5 feet and 10 feet in the PC -18
Development Plan.
The subject property size is a 8,191 S.F. lot and is characterized with a relatively flat lot
with 30% of the lot being non - buildable because of a terraced slope at the rear of the property
which is common to most lots in the Broadmoor/ Seaview tract. The existing two -story single
family residence on the lot is 3,040 conditioned S.F. with four bedrooms and three bathrooms.
The existing garage is a two -car garage of 499 S.F. The Owner request a Staff Approval to allow
a garage addition of 509 S.F. to house a "Hot -Rod" collection of three classic cars and keep them
from being parked on the Homeowner's Association's Street. The proposed garage addition has
gone through H.O.A. approval with plans and conformation letter of such approval attached to
the submittal. The adjacent neighbor's and H.O.A. committee both see the proposed project as
solving two issues of on- street parking, and changing the direction of the existing garage roof to
afford more view corridors for properties above looking down from Yacht Enchantress. The
buildable area allowed for the lot is 50% including eaves and the proposed garage addition
buildable area will be 47.4% including eaves.
The adjacent properties of 1907 Yacht Truant have a three foot garage and house front
setback; 1911 Yacht Truant have a three foot garage setback and five foot house setback. The
proposed project will have a varied garage setback to prevent from parking cars on the driveway
21
from hanging out into the street and will still maintain the existing thirty foot house front
setback. An existing major Edison electrical below ground box at 3 feet from the front property
line prohibits the subject property from having a 3 foot garage setback line and the curvature of
the front property line calls for a varied garage setback of 5 feet to 10 feet. The proposed project
will be consistent with all the residences along Yacht Truant that have either a three foot or five
foot garage setback and would not block any views down the street. The variation of the front
garage setback will still maintain the original intention of variety and front setback changes and
the proposed aesthetic design will greatly enhance the existing dated facade of the existing
house.
We appreciate your attention to this matter. Please contact Tim Francis (714) 230 -6416
tjfrancis a,verizon.net for any technical or additional information.
Respectfully submitted,
Tom & Susan Schauppner
22
Attachment No. PC 4
Setback Map for Tract 9260 (Lot 39)
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SIDE TARD SETBACK_
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REAR YARD SETBACK _
Q CUSTOM REMODEL CAL AT THE
SCHAUPPNER RES DENCE
1909 YACHT TRUANT
NEWPORT BEACH, OQ @2880
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EXISTING SINGLE STORY
SINGLE FAMILY RESIDENCE
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PC -18 (PLANNED COMMUNITY)
FRONT 5ET5ACK
20'.0" a GARAGE, 30' -0" m HCU5E
SIDE TARD SETBACK_
IO' CONBINEDi 5' ® SIDE
REAR YARD SETBACK _
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EXISTING GARAGE
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PROPOSED GARAGE ADDITION
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SITE/ ROOF PLAN
LEGAL
DESCRIPTION: TRACT 9260 LOT 3S A.P.N. 458 - 511 -36
SCALE: 1 /8 " =1'7"
COMMUNITY ASSOCIATION ADVISORY:
SCOPE OF U10RIG
155UANCE OF A CITY BUILDING PERMIT DOES NOT RELIEVE THE
APPLICANT OF THE LEGAL REQUIREMENT TO OBTAIN COMMUNITY
I. ADD 509 5F. TO EXISTING GARAGE TO HAVE SPACE TO GARAGE CUSTOM OARS WITH NEW ARCH TOP
ASSOCIATION APPROVAL OF THE PLANS. SEPARATE REVIEW AND
GARAGE DOOR, STONE AND CAST STONE DETAILS AND CAR LIFT.
APPROVAL OF THIS PROJECT MAY BE REQUIRED BY TOUR
COMMUNITY ASSOCIATION. CONTACT YOUR COMMUNITY ASSOCIATION
2. ADD NEW 51 EQ. FT. EGRESS DECK OFF BEDROOM 2 WITH NEW SLIDING
GLASS DOOR
FOR REQUIREMENTS.
MI,,
VICINITY MAP
PROJECT LOCATION:
1EOS YACHT TRUANT-
PROJECT DATA
BUILDING TYPE
V -NR
OCCUPANCY
R -3 /U
ZONE
PC -18 (PLANNED COMMUNITY)
FRONT 5ET5ACK
20'.0" a GARAGE, 30' -0" m HCU5E
SIDE TARD SETBACK_
IO' CONBINEDi 5' ® SIDE
REAR YARD SETBACK _
3' FROM TOP OF SLOPE OR b' FROM TOE
HEIGHT LIMIT24' -O" FLAT,/ 29' -O" MAX W/ SLOPE
S. OF LOT COVERAGE (50% ALLOWED)
41.4%
LOT AREA
8,191 SF.
EXISTING BUILDING FOOTPRINVINGLUDI
3,401 5F,
PROPOSED BUILDING FOOTPRINT(IN0.UDING EAVES)
3885 SF.
EXISTING CONDITIONED FIRST FLOOR
2,023 SF.
EXISTING CONDITIONED SECOND FLOORI,0I1
SF.
EXISTING TOTAL CONDITIONED 5F.
3,040 SF.
EXISTING GARAGE
499 SF.
PROPOSED GARAGE ADDITION
509 5F,
PROPOSED TOTAL GARAGE
1,008 5F.
PROPOSED TOTAL GROSS SF.
4,048 SF.
LIST OF DRAWINr35
I. TITLE/ PROJECT DATA/ SITE/ ROOF PLAN
2. PROPOSED FIRST FLOOR PLAN
3. EXTERIOR ELEVATIONS
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INTENTIONALLY BLANK PAGE
Attachment No. PC 6
Requested Setback Exhibit
35
INTENTIONALLY BLANK PAGE
Q CUSTOM M REMOo DD CAL AT THE
SCHAUPPNER RES DENCE
1909 YACHT TG°3MG°aNT
►1 �W1107R�T� =� �A[C7H��7A � �" :: 0
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9, I SETBACK
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SITE/ ROOF PLAN /
LEGAL DESCRIPTION: TRACT 9260 LOT 3S A.PN. 458 - 511 -36 SCALE:
COMMUNITY ASSOCIATION ADVISORY: SCOPE OF LORK L
ISSUANCE OF A CITY BUILDING PERMIT DOES NOT RELIEVE THE
APPLICANT OF THE LEGAL REQUIREMENT TO OBTAIN COMMUNITY
ASSOCIATION APPROVAL OF THE PLANS. SEPARATE REVIEW AND I, ADD 509 SF. TO EXISTING GARAGE TO HAVE SPACE TO GARAGE CUSTOM CARS WITH NEW ARCH TOP
APPROVAL OF THI5 PROJECT MAY BE REQUIRED BY YOUR GARAGE DOOR, STONE AND CAST STONE DETAILS AND CAR LIFT.
COMMUNITY ASSOCIATION. CONTACT YOUR COMMUNITY ASSOCIATION 2. ADD NEW 51 50. FT. EGRESS DECK OFF BEDROOM 2 WITH NEW SLIDING GLASS DOOR,
FOR REQUIREMENTS.
VICINITY MAP
PROJECT LOCATION:
1EOS YACHT TRUANT
PROJECT DATA
BUILDING TYPE
V -NR
OCCUPANCY
R -3N
ZONE
PC -15 (PLANNED COMMUNITY)
FRONT SETBACK
20' -0" a GARAGE, 30' -0" a HOUSE
SIDE YARD 5ETBACK
10 COMBINED'- 5' ® SIDE
REAR YARD SETBACK
3' FROM TOP OF SLOPE OR 10' FROM TOE
HEIGHT LIMIT24' -0" FLAT./ 28' -0" MAX W/ SLOPE
S. OF LOT COVERAGE (50% ALLOWED)
41.4%
LOT AREA
8'91 5F.
EXISTING BUILDING FOOTPRINT(INCLUDII G FGVFS)
3,401 S.F.
PROPOSED BUILDING FOOTPRINT(INCLUDINC FA)T -E 3,885 SF.
EXISTING CONDITIONED FIRST FLOOR
2,023 5F.
EXISTING CONDITIONED SECOND FLOOR
-1,011 E.F.
EXISTING TOTAL CONDITIONED 5F.
3,040 S.F.
EXISTING GARAGE
4SS 5F.
PROPOSED GARAGE ADDITION
509 E.F.
PROPOSED TOTAL GARAGE
1,005 SF.
PROPOSED TOTAL GROSS 5F.
4,048 E.F.
LIST OF DRAWINGS
I. TITLE/ PROJECT DATA/ SITE/ ROOF PLAN
2, PROPOSED FIRST FLOOR PLAN
3, EXTERIOR ELEVATIONS
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REQUIRED SETBACKS REQUESTED SETBACKS
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SRUA�T
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Establishing
setbacks that are
compatible with the
neighborhood and
that meet the intent
of the PC -18
Development Plan
Staff recommends
a varied 3 -foot to 5-
foot garage setback
•
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Yacht Truant
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Photographs
r
� e�
a) Approve a 3 -foot to 5 -foot garage setback as
recommended by staff
b) Approve as requested with a varied 5 -foot to 10-
foot garage setback
c) Approve alternate garage setback requirements
d� Deny the application
13
1
For more information contact:
Fern Nueno
949 - 644 -3227
fnueno @newportbeachca.gov
www.newportbeachca.gov