HomeMy WebLinkAbout2.0 - RANKIN RESIDENCE VARIANCE - PA2014-159 CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
November 20, 2014 Meeting
Agenda Item 2
SUBJECT: Rankin Residence Variance - (PA2014-159)
2024 Beryl Lane
Variance No. VA2014-006
APPLICANT: Michael and Michele Rankin
PLANNER: Benjamin M. Zdeba, Assistant Planner
(949) 644-3253, bzdeba@newportbeachca.gov
PROJECT SUMMARY
A request for a variance to allow single-story additions to an existing single-story
residence that total 825 square feet and will encroach 1 foot into the required 6-foot
side setbacks on each side of the property. The residence is nonconforming as it is built
with 5-foot side setbacks. The proposed construction will be in line with the existing
structure along both side property lines.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Resolution No. approving Variance No. VA2014-006 (Attachment No.
PC 1).
1
Rankin Residence Variance
Planning Commission, November 20, 2014
Page 2
VICINITY MAP
0 M11
M1^
t vy p
✓� M1. M1�
O
�N o
M10
r
� rh
i M1l�
� • ,0.16 0
Jjae Rp••^
4
M1�0 M1
S
i M1„0
i i VSf
qe
�y
1�
,eS e / l�yf�`Y 1419
r
GENERAL PLAN ZONING
L � t ♦ ,A t
• ,A � t t e y. ,w ♦ � t P t
L
• ` e° A y t f r
M
Y y 4
LOCATION GENERAL PLAN ZONING CURRENT USE
ON-SITE IF—Single-Unit Residential Single-Unit Residential Single-family residence
Detached RS-D R-1-6,000
NORTH RS-D R-1-6,000 Single-family residences
SOUTH RS-D R-1-6,000 Single-family residences
EAST RS-D R-1-6,000 Single-family residences
WEST RS-D R-1-6,000 Single-family residences
Rankin Residence Variance
Planning Commission, November 20, 2014
Page 3
INTRODUCTION
Project Setting
The subject property is located within the Dover Shores/Mariner's single-family
neighborhood east of Irvine Avenue and west of the Upper Newport Bay on Beryl Lane.
The neighborhood is characterized primarily by single-story structures with attached
garages and a uniform pattern of development. The property is 7,205 square feet
(approximately 0.17 acres) in area, topographically flat, and developed with a 1,490-
square-foot single-story single-family residence with an attached 460-square-foot two-
car garage constructed in 1954. The existing residence is nonconforming as it
encroaches 1 foot into each of the required 6-foot side setbacks and the garage
maintains a substandard interior width of 18 feet, 5 inches where the Zoning Code
requires 20 feet.
Project Description
The proposed project consists of single-story additions totaling 825 square feet to the
existing single-family residence that include the following:
• Expansion of the existing two-car garage by 35 square feet to establish interior
dimensions of 20 feet by 20 feet per the Zoning Code;
• An addition to the front of the residence on the westerly side to expand the
existing bedroom by 130 square feet;
• An addition to the rear of the property on the westerly side to expand and
remodel the existing bedroom into a master bedroom suite (370-square-foot
addition);
• An addition to the rear of the property on the easterly side to accommodate a
new family room that serves as an extension of the living room area (290-square-
foot addition); and
• Construction of a 300-square-foot covered patio area.
As proposed, the additions to the front and rear of the property will be constructed in
line with the existing structure which is encroaching one foot into the required six-foot
side setback areas; therefore, a variance is requested. The expanded garage area and
covered patio area and related roof overhang, however, will comply with the required
setbacks.
Background
On August 30, 1954, Tract No. 1805 was recorded that consisted of 50 single-family
residential properties. The tract was subsequently developed by a single developer as
single-story homes and attached two-car garages maintaining 5-foot side setbacks and
20-foot front setbacks.
3
Rankin Residence Variance
Planning Commission, November 20, 2014
Page 4
On February 27, 1956, Ordinance No. 771 was adopted that annexed the land
(including the subject property) designated as "Harbor Highland" into the R-1-B (Single-
Unit Residential, "-B" Combining) Zoning District within the City of Newport Beach.
On April 21, 1958, Ordinance No. 845 was adopted to update the development
standards of the R-1-B District and identified 6-foot side setbacks for this zone. Thus,
many structures within the neighborhood, including the subject residence and garage,
are nonconforming because the Zoning Code currently requires 6-foot side setbacks
where the tract was developed with narrower side setbacks.
On January 25, 2002, a 128-square-foot addition to the existing residence was
permitted. A provision of the R-1-B District at this time allowed additions to be
developed in line with the existing structures.
Adoption of the 2010 Zoning Code eliminated the provision allowing additions to be
constructed in line with existing nonconforming setbacks.
DISCUSSION
Analysis
General Plan and Zoning Code Consistency
The site is designated RS-D (Single-Unit Residential Detached) by the General Plan Land
Use Element and is located in the R-1-6,000 (Single-Unit Residential) Zoning District. The
single-family residence is a permitted use under the General Plan land use designation
and Zoning District. The proposed additions will encroach 1 foot into the required 6-foot
side setbacks within the R-1-6,000 Zoning District's development standards. Since the
proposed encroachments are greater than the 10 percent allowed by a modification
permit, the project requires the approval of a variance.
Variance Findings and Summary
A variance is a request to waive or modify certain standards when, because of special
circumstances applicable to the property, including location, shape, size, surroundings,
topography, or other physical features, the strict application of the development
standards otherwise applicable to the property denies the property owner privileges
enjoyed by other property owners in the vicinity and in the same zoning district. A
variance can only be granted to maintain parity between the variance site and nearby
properties in the same zoning district. To do otherwise would constitute a grant of
special privileges that are inconsistent with the limitations upon other properties.
Section 20.52.090.E (Variances, Findings and Decision) of the Zoning Code requires
the Planning Commission to make the following findings before approving a variance to
4
Rankin Residence Variance
Planning Commission, November 20, 2014
Page 5
allow the structure to be constructed with 5-foot side setbacks, where 6-foot side
setbacks are required:
A. That there are special or unique circumstances or conditions applicable to the
subject property (e.g. location, shape, size, surroundings, topography, or other
physical features) that do not apply generally to other properties in the vicinity
under an identical zoning classification.
B. That strict compliance with Zoning Code requirements would deprive the subject
property of privileges enjoyed by other properties in the vicinity and under an
identical zoning classification.
C. That the granting of the Variance is necessary for the preservation and
enjoyment of substantial property rights of the applicant.
D. That the granting of the Variance will not constitute a grant of special privilege
inconsistent with the limitations on other properties in the vicinity and in the same
zoning district.
E. That the granting of the Variance will not be detrimental to the harmonious and
orderly growth of the City, or endanger, jeopardize, or otherwise constitute a
hazard to the public convenience, health, interest, safety, or general welfare of
persons residing or working in the neighborhood.
F. Granting of the Variance will not be in conflict with the intent and purpose of this
Section, this Zoning Code, the General Plan, or any applicable specific plan.
The principal purpose of setback standards is to provide adequate separation of
buildings for light, access and ventilation. A minimum 5-foot side setback will be
provided where the existing nonconforming condition occurs and will meet the purpose
and intent of a setback area. Other than the proposed setback encroachments, the
design meets the development standards for lot coverage, height, parking, and
residential design criteria.
The existing lot and several other lots in the subdivision were developed in the early
1950s with side setbacks that are less than the required 6 feet. The side setbacks for
the R-1-6,000 Zoning District were later changed to 6 feet. Under the provisions of the
former Zoning Code, additions to non-conforming structures in the R-1-6,000 District
were allowed to be constructed in line with the existing structures. Numerous additions
in the neighborhood were constructed under this standard. Research of the building
permit and plan history for properties along Beryl Lane is provided in Attachment No.
PC 3. The research conducted demonstrates that:
Rankin Residence Variance
Planning Commission, November 20, 2014
Page 6
• 10 out of 28 (36 percent) of the properties along this street, including both
neighboring properties, have plans on file that confirm the existing structures
have nonconforming side setbacks of less than 6 feet.
• 13 out of 28 (46 percent) of the properties do not have plan history available and
were likely developed as part of the original subdivision, that did not require 6-
foot side setbacks.
• 5 out of 28 (18 percent) of the properties have been significantly remodeled or
redeveloped and plans on file demonstrate compliance with the 6-foot side
setbacks as required by the current Zoning Code.
Staff believes that these facts associated with the subject property support the required
findings. Many properties in the neighborhood are developed with single and two-story
residences that maintain setbacks less than 6 feet and have constructed substantial
additions that are in line with the existing structure. Thus, the subject property is
deprived of a substantial property right afforded by R-1-6,000 lots in the neighborhood
with more substantial additions constructed prior to the Zoning Code update in 2010.
Furthermore, the Variance would not constitute a special privilege as it allows the
property owner to maintain parity with the development of other lots in the vicinity.
Adequate separation of the proposed addition from the adjoining property will be
maintained consistent with the intent of the Zoning Code and the existing development
in the neighborhood. The granting of the applicant's request is consistent with the intent
of the General Plan and Zoning Code to provide a safe and livable community.
Therefore, staff recommends Planning Commission approval based on the discussion
and facts above and the recommended conditions of approval that have been
incorporated into the attached resolution (Attachment No. PC 1).
Alternatives
Staff believes that the findings for approval can be made for the proposed addition and the
facts in support of the required findings are presented in the draft resolution (Attachment
No. PC 1). The following alternatives are available to the Planning Commission:
1. The Planning Commission may suggest specific changes that are necessary to
alleviate any concerns. If any additional requested changes are substantial, the
item could be continued to a future meeting. Should the Planning Commission
choose to do so, staff will return with a revised resolution incorporating new
findings and/or conditions.
2. If the Planning Commission believes that there are insufficient facts to support
the findings for approval, the Planning Commission may deny the application and
provide facts in support of denial to be included in the attached draft resolution
for denial (Attachment No. PC 2).
Rankin Residence Variance
Planning Commission, November 20, 2014
Page 7
Environmental Review
The project is categorically exempt under Section 15301, of the State CEQA (California
Environmental Quality Act) Guidelines - Class 1 (Existing Facilities).
The Class 1 exemption includes additions to existing structures provided the addition
will not result in an increase of more than 50 percent of the floor area of the structure
before the addition, or 2,500 square feet whichever is less. In this case the project is for
an 825-square-foot addition to an existing 1,950-square-foot single-family residence.
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:
�.
Be ja I M. Veba *4e
isns i, ICP, Deputy Director
As ' tant Planner
ATTACHMENTS
PC 1 Draft Resolution for Approval
PC 2 Draft Resolution for Denial
PC 3 Beryl Lane Permit Research
PC 4 Applicant's Justification
PC 5 Project plans
04/0714
V�
QP
�P
g
Attachment No. PC 1
Draft Resolution for Approval
9
V�
QP
�P
20
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH APPROVING VARIANCE NO.
VA2014-006 FOR A SETBACK ENCROACHMENT LOCATED AT
2024 BERYL LANE (PA2014-159)
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 Michele Rankin, with respect to property located
at 2024 Beryl Lane, and legally described as Lot 2 of Tract No. 1805, in the City of
Newport Beach, County of Orange, State of California, as per Map recorded in Book 61,
Page(s) 40 of Miscellaneous Maps, in the Office of the County Recorder of said County
requesting approval of a variance.
2. The applicant proposes to construct single-story additions to an existing single-story
residence that total 825 square feet and will encroach 1" ot into the required 6-foot
side setbacks on each side of the property. The residence is nonconforming as it is
built with 5-foot side setbacks. The proposed construction will be in line with the
existing structure along both side property lines.
3. The subject property is located within the Single-Unit Residential (R-1-6,000) 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 public hearing was held on November 20, 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 . This project has been determined to be categorically exempt pursuant to Title 14 of the
California Code of Regulations (Section 15301, Article 19 of Chapter 3, Guidelines for
Implementation of the California Environmental Quality Act) under Class 1 (Existing
Facilities).
2. The Class 1 exemption includes additions to existing structures provided the addition
will not result in an increase of more than 50 percent of the floor area of the structure
before the addition, or 2,500 square feet whichever is less. In this case the project is
for an 825-square-foot addition to an existing 1,950-square-foot single-family
residence.
21
Planning Commission Resolution No.
Page 2 of 7
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.090.E (Findings and Decision) of the Newport Beach
Municipal Code, the following findings and facts in support of a variance are set forth:
Finding:
A. That there are special or unique circumstances or conditions applicable to the subject
property (e.g. location, shape, size, surrounding, topography, or other physical
features) that do not apply generally to other properties in the vicinity under an
identical zoning classification.
Facts in Support of Finding:
1. The lot is 65.50 feet in width and is within the R-1-6,000 (Single-Unit Residential)
Zoning District which requires 6-foot side setback areas. The lot was permitted to be
developed with a single-family residence with a side setback of 5 feet in 1957 under
jurisdiction of the County of Orange and was subsequently annexed as part of Harbor
Highland within the R-1-B Zoning District. The structure is therefore considered legal
nonconforming.
2. Properties within this Zoning District were allowed to construct additions in line with
structures maintaining existing nonconforming side setbacks from 1964 until 2010
when the comprehensive Zoning Code update occurred.
3. Due to the change in the Zoning Code regulation, the development on the subject
property cannot be expanded in the same manner as other properties within the
vicinity that expanded prior to 2010.
Finding:
B. That strict compliance with Zoning Code requirements would deprive the subject
property of privileges enjoyed by other properties in the vicinity and under an identical
zoning classification.
Facts in Support of Finding:
1. The previous Zoning Code allowed properties within this zone to construct additions in
line with the existing structure by right. The current Zoning Code does not provide a
provision that allows additions in line with existing nonconforming structures that
project into the side yard setback within the R-1-6,000 zoning district.
2. Other properties in the vicinity with nonconforming side setbacks were able to
construct additions in line with the existing structure.
Finding:
C. That the granting of the Variance is necessary for the preservation and enjoyment of
substantial property rights of the applicant.
07-22-2014
12
Planning Commission Resolution No.
Page 3 of 7
Facts in Support of Finding:
1. The Variance would afford the property owner the right to expand the existing
residence consistent with other properties in the neighborhood that have done so in
line with existing nonconforming side setback areas.
2. The siting and position of the existing residence on the property limit the property
owner's options for expansion as compliance with the 6-foot side setback would
require a break in the wall plan that would render expanded rooms less usable.
Finding:
D. That the granting of the Variance will not constitute a grant of special privilege
inconsistent with the limitations on other properties in the vicinity and in the same
zoning district.
Facts in Support of Finding:
1. The granting of the Variance would not constitute a special privilege inconsistent with
the limitations upon other properties zoned R-1-6,000 as it allows the property owner
to maintain equity with other homes in the neighborhood where additions have
occurred. The proposed project is consistent with historic development in the
neighborhood. Neighboring homes are nonconforming and many were allowed
additions in line with nonconforming setbacks pursuant to previous Zoning Code.
2. The granting of the Variance does not relieve the requirement to obtain required
Building Permits and any corrective work deemed necessary by the Building Official.
Finding:
E. That the granting of the Variance will not be detrimental to the harmonious and orderly
growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the
public convenience, health, interest, safety, or general welfare of persons residing or
working in the neighborhood.
Facts in Support of Finding:
1. The design does not significantly affect air and solar access. The proposed addition is
a single-story structure which complies with all development standards for the R-1-
6,000 Zoning District including, but not limited to lot coverage, height, and parking.
2. The overall design, based upon the proposed plans, meets residential design criteria
provided within Section 20.48.180.6.2 (Design Criteria) by avoiding long unarticulated
walls, providing architectural treatment of all elevations, and emphasizing the entry
and window elements at the front fagade.
07-22-2014
13
Planning Commission Resolution No.
Page 4of7
3. The approval of this Variance is conditioned such that the applicant is required to
obtain all necessary permits in accordance with the Building Code and other
applicable Codes.
Finding:
F. Granting of the Variance will not be in conflict with the intent and purpose of this
Section, this Zoning Code, the General Plan, or any applicable specific plan.
Facts in Support of Findinq:
1. The principal purpose of setback standards is to provide adequate separation of
buildings for light, access and ventilation. The existing building provides 5-foot
setbacks at the side property lines. Approval of the Variance will not diminish this
setback area as the addition will be in line with the existing structure. Abutting
residences also provide minimum 5-foot side setback areas; therefore, there will be 10
feet separating the project and abutting buildings. Adequate separation of the
proposed addition from these adjoining properties will be maintained consistent with
the intent of the Zoning Code.
2. The subject property is designated by the Land Use Element of the General Plan RS-
D (Single-Unit Residential, Detached) and allows detached single-family dwellings.
Approval of the Variance will not affect density or intensity of uses.
3. The subject property is zoned R-1-6,000 (Single-Unit Residential), which provides
single-family residential uses and approval of the Variance will not affect density or
intensity of uses. Y,
4. The subject prope t I ed within a specific plan area.
G`
SECTION 4. DECISI
NOW, THEREFORE, BE ITS PVED:
1. The Planning Commission of the City of Newport Beach hereby approves Variance No.
VA2014-006, subject to the conditions set forth in Exhibit "A," which is attached hereto
and incorporated by reference.
2. This action shall become final and effective fourteen (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 20TH DAY OF NOVEMBER, 2014.
AYES:
NOES:
07-22-2014
-1
Planning Commission Resolution No.
Page 5 of 7
ABSTAIN:
ABSENT:
BY:
Larry Tucker, Chairman
BY:
Jay Myers, Secretary
07-22-2014
2�
Planning Commission Resolution No.
Page 6 of 7
EXHIBIT "A"
CONDITIONS OF APPROVAL
Planning Division
1 . The development shall be limited to single-story additions only and shall be in substantial
conformance with the approved site plan, floor plans and building elevations stamped
and dated with the date of this approval. (Except as modified by applicable conditions of
approval.)
2. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. A copy of the Resolution, including conditions of approval (Exhibit "A") shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
4. Prior to issuance of building permits, the applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the Variance file.
The plans shall be identical to those approved by all City departments for building
permit issuance. The approved copy shall include architectural sheets only and shall
be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the
elements approved by this Variance and shall highlight the approved elements such
that they are readily discernible from other elements of the plans.
5. 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
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 Rankin Residence Variance including, but not
limited to Variance No. VA2014-006 (PA2014-159). 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.
Public Works Department
6. No structures shall be permitted within the 5-foot utility easement at the rear of the
property unless approved by the easement holders.
07-22-2014
10
Planning Commission Resolution No.
Page 7 of 7
7. All nonstandard improvements within the Beryl Lane public right-of-way shall be
consistent with City Council Policy L-6 and shall require an encroachment permit and
agreement.
8. City street trees shall be protected in place unless otherwise approved by the Municipal
Operations Department.
07-22-2014
2�
V�
QP
�P
sg
Attachment No. PC 2
Draft Resolution for Denial
19
V�
QP
�P
�o
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH DENYING VARIANCE NO. VA2014-
006 FOR A SETBACK ENCROACHMENT LOCATED AT 2024
BERYL LANE (PA2014-159)
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 Michele Rankin, with respect to property located
at 2024 Beryl Lane, and legally described as Lot 2 of Tract No. 1805, in the City of
Newport Beach, County of Orange, State of California, as per Map recorded in Book 61,
Page(s) 40 of Miscellaneous Maps, in the Office of the County Recorder of said County
requesting approval of a variance.
2. The applicant proposes to construct single-story additions to an existing single-story
residence that total 825 square feet and will encroach 1" ot into the required 6-foot
side setbacks on each side of the property. The residence is nonconforming as it is
built with 5-foot side setbacks. The proposed construction will be in line with the
existing structure along both side property lines.
3. The subject property is located within the Single-Unit Residential (R-1-6,000) 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 public hearing was held on November 20, 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. 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.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.090.F (Findings and Decision) of the Zoning Code, a
setback encroachment may be granted subject to the approval of a Variance. The Planning
Commission may approve a variance only after making each of the six (6) required findings
21
Planning Commission Resolution No.
Page 2 of 2
set forth in Section 20.52.090.F. In this case, the Planning Commission was unable to make
the required findings based upon the following:
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby denies Variance No.
VA2014-006.
2. This action shall become final and effective fourteen (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 20TH DAY OF NOVEMBER, 2014.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:
Larry Tucker, Chairman
BY:
Jay Myers, Secretary
07-22-2014
22
Attachment No. PC 3
Beryl Lane Permit Research
23
V�
QP
�P
Beryl Lane Permit Research
PA2014-159 (VA2014-006)
Address # Constructed Latest Addition 5-foot Sides 6-foot Sides Source
1800 1955 N/A Likely County
1801 1955 N/A Likely County
1806 1955 1991, 2002 Yes 478-91, 1381-2002
1812 1955 2010 Yes 1089-2010
1818 1955 N/A Likely County
1819 11955 1989 Yes 601-89
1824 1955 2005 Yes 1943-2005
1825 1955 N/A Likely County
1830 1955 N/A Likely County
1831 1955 N/A Likely County
1900 1955 N/A Likely County
1901 1959 N/A Likely County
1906 1955 N/A Likely County
1907 1950 1990 Yes 449-90
1912 1955 1988 Likely Plans not found
1915 1954 2004 Yes 1217-2004
1918 1955 N/A Likely County
1921 1956 1974 Yes 668-74
1924 11956 1988 Yes 2674-88
2000 1955 2005 Yes 0597-2005
2006 1955 N/A Likely County
2012 1955 2007 Yes 2723-2007
2018 1954 2009, 2010 Yes 1826-2009, 0794-2010
2024 1954 2001 Yes 2676-2001
2030 1954 1983 1 Yes 1 1693-83
2036 11954 N/A I Likely I ICounty
2040 11954 1993 IYes 1 11053-93
2046 11954 1985 IYes 1 11904-85
2.�
V�
QP
�P
Attachment No. PC 4
Applicant's Justification
27
V�
QP
�P
�g
Side Yard Setback Variance Justification
2024 Beryl Ln.
1. There are special or unique circumstances or conditions applicable to the
subject property (e.g., location, shape, size, surroundings, topography, or
other physical features) that do not apply generally to other properties in the
vicinity under an identical zoning classification;
My existing home was permitted by the County of Orange and constructed in 1957 with
5-foot, side yard setbacks. Annexation made the existing 5-foot setbacks legal,
nonconforming as the minimum setback of the R-1-B1 zone was 6 feet. In 1964 by
Ordinance No. 1076, the City began allowing additions structures in the R-1-13 zone at
existing nonconforming side yard setbacks. This policy was in effect up until 2010, when
the City adopted a comprehensive update of the Zoning Code. I have been told by City
Planners that the elimination of the regulation allowing the construct additions to homes
at the existing nonconforming setback was apparently an oversight. These
circumstances applicable to the property did not exist prior to late 2010. As such, my
property cannot enjoy a similar privilege as homes that were expanded prior to 2010
under the previous regulations.
2. Strict compliance with Zoning Code requirements would deprive the subject
property of privileges enjoyed by other properties in the vicinity and under an
identical zoning classification;
Strict compliance with the 6-foot setback would require the additions planned to my
home to "jog" or step inward to the home, negatively affecting the design. This
circumstance was not applicable to homes in the area identically zoned (R-1-6000
previously R-1-B) prior to late 2010.
3. Granting of the variance is necessary for the preservation and enjoyment of
substantial property rights of the applicant;
Granting relief from the minimum side yard setback allowing the home to be expanded
at the existing 5-foot side yard setback is necessary to preserve my right to modify,
expand and enjoy my property in an identical fashion to everyone who has previously
expanded their home in the R-1-13 zone at the existing nonconforming side yard
setback. Additionally, without relief, I am forced to provide a wider side yard area that is
less useful, and therefore less valuable, to the use and enjoyment of my home.
Increasing the side yard setbacks removes area within the buildable area that I can use
for interior floor area and an exterior courtyard and the front porch. These areas are
more useful to my family and are more valuable than a 12-inch wider side yard setback
area and therefore granting the variance preserves substantial property rights and
allows my family to better enjoy the property. Lastly, strict compliance with the setback
'The property is now zoned R-1-6000, requiring 6-foot side yard setbacks identical to the previous R-1-11 zoning
district.The zone change from 11-1-13 to the current zoning district occurred in November of 2010,when the City
approved a comprehensive update of the Zoning Code.
PA2014-159 for VA2014-006
2024 Beryl Lane
Michael and Michele Rankin
standard will require that the expanded family room and bedrooms will have an interior
"jog" in the exterior wall creating a less desirable and less useful design.
4. Granting of the variance will not constitute a grant of special privilege
inconsistent with the limitations on other properties in the vicinity and in the
same zoning district;
Granting the variance, the allowance of additions to a home at the existing 5-foot side
yard setback, is not the granting of a special privilege as allowing additions to existing
homes in the R-1-13 zoning district was allowed by right to numerous homes in the area
for 46 years (between 1964 to 2010). The granting of this variance is an identical
privilege to every addition to a home with nonconforming side yard setback in the R-1-13
zone prior to late 2010. Case in point, my next door neighbor at 2018 Beryl Ln. was
granted a permit to add approximately 500 square feet to their home in 2010 with the
same 5-foot setback.
5. Granting of the variance will not be detrimental to the harmonious and orderly
growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard
to the public convenience, health, interest, safety, or general welfare of
persons residing or working in the neighborhood; and
In the R-1 zone, the minimum side yard setback ranges between 3 and 4 feet
suggesting that setbacks closer than the 5-feet requested aren't automatically
detrimental. The additions must meet applicable Building Code and Fire Code
regulations and the 5-foot setbacks proposed exceed the minimum 3-foot setback
required by the Building Code and will provide clear access for emergency personnel in
the event of an emergency. Therefore, the additions proposed will not present any
safety hazard. The additions proposed are single-story and when coupled with 5-foot
setbacks, the project should not create any privacy concerns for my neighbors. Granting
the variance allowing a 5-foot side yard setback will not hinder the City from regulating
development in this neighborhood ensuring and preserving a well-planned and
designed neighborhood that contributes to the livability and quality of life for residents.
The neighborhood I live in has all the qualities that the goals of the General Plan strives
to achieve while allowing nonconforming setbacks to be utilized and even expanded .
upon for the past 46 years. In other words, there is nothing magical about the 6-foot
side yard setback requirement that is not achieved with a 5-foot setback. Lastly,
requiring my planned additions to provide a 6-foot side yard setback is contrary to the
prior long-standing policy allowing continuation of a nonconforming setback and would
result in a home that will stand out as being different than other homes in the area and
this is detrimental to the neighborhood.
6. Granting of the variance will not be in conflict with the intent and purpose of
this section, this Zoning Code, the General Plan, or any applicable specific
plan.
The purpose of side yard setbacks is to provide separation between buildings and uses
to ensure safety, promote privacy, and provide light air and ventilation. The proposed
30
design with 5-foot side yard setbacks ensures that these necessities are provided. The
General Plan Policy LU 5.1.5 speaks to the character and quality of single-family
residential neighborhoods. The policy requires that residential development be
compatible with the neighborhood in terms of density, scale, and street facing elevations
and it requires architectural treatment of elevations visible from the street. If I am
required to provide a 6-foot side yard setback for the portion of the addition I plan on the
front of the house, I would create a "jog" in the side wall of the house visible from the
street that is not consistent with other designs in the neighborhood. Granting the
variance will ensure that the front of the house will be compatible with the neighborhood
more directly consistent with Policy LU 5.1.5. My property and the neighborhood in
general is not subject to a Specific Plan or planned community that would suggest any
special meaning to the development standards provided in the Zoning Code.
V�
QP
�P
Attachment No. PC 5
Project Plans
33
V�
QP
�P
31{
PA2014-159 5-0 Attachment No. PC 5 - Proj°ect Plans
6'PGS5 WWITHIN(EJ 5'WIDE PUBLIC 6'-O'SIDE SETBACK
UTILITY EASEMENT
5 50.11 30 E 65.50 p p
;I
i . !
GwBIII Cope Deslgr
u e.idemlal navorron.
EPA
10 1 -1 I. Baer,dmldll;P ee.Iyll:
.voce v nl"
QUIP
E 1 ! NEW SOLID
fay —.� COVER cell 94a.514.4066
C I ❑❑❑❑❑❑.,. — i 3005.F.
P fox 949.553.0486
avenue
n a.pert beach 91660
UNDERGROUND
blllaopedeelgn®aocglobal.net
LIVEABLEL ELEOTRIOAL
ADDITION .PATIO - SERVICE TO 0
390 S.F. I NEW METER and
i PANEL LO„ATION CONSULTANT
i U
i
LIVEABLE
ADDITION CHARLES A.JOHNSON,JR.
j 390 5.F.
TABLE; j 3bUCPo�eI£npineai
p
P.O.BOX 6),81
Oe
Gran.,Calif02846
TO(119)l,,"I0ii
EN INC GONORETE
RE51 E'FE ALKWAY
z _ ! TO REMAIN
in
OnEXISTING "a
-- I im
CONCRETE
4
_ V
ONCRETE `f FRONS I�
TOAREMWA�AN PORCH IK In
!I I IZ GARAGE One-Story
--- _'
ADDITION
I 35 S.F. Renovation
E%155��IIII5.F.NG
LIVEABLE GARAGE I and Addition
DDITION P - P.A.
A46CL11
-- -------- I. ! for:
3051. ;
I I II l
T i .l
51TE INFORMATION
1
Cx1ETI
h
I� TIEFE' C- i PA. GRAS n ; LEGAL DESCRIPTION, N TR IROS BLK LOT UN Rankin
TREES TO
REMAIN { IGRIVEWAY - i NEW W PORING No.: ttl-404-03
lull TREES N Residence
TYPICAL ZONING: R-1-600G
_.. SETBACK FRONT BUILDING
- � K 10 FEET 2024 Beryl Ln
SAE BUILDING 5ET5ACK: 6 FEET
REAR BUILDING SETBACK 6FEET Newport
Beach,
._l
S TE AREA: 9337 GF. CA, 92662
4wF MAX 1EGHT(RIDGE), MIDI 2A /PEAK 2941 '
EXISTING AREA.
RES'DENCE. 1490 S.F.
GARAGE. 4E0 5 F.
E) ER LA NEW N PER CITE
SEWER 1ATERA- APRON PER CITY STDS PROPOSED AREA'.
LIVEABLE 3380 S.F.
CONSTRUCT C.O.PER OMSD 5TDS ON P
60VERE:ED GbTGOOR RM: 300 5.F.
f' PRN.PROP.E NEW SEWER PER CNB GARAG495 S.F.
D B2" I
AND LPL STANDARDS ? AREA
AREA 3075 S.P.
E%15TING 8'VCP 5EWER(CMI ry 4%�g I TOTAL INCLUDING EAVES: G611 S.F.
Y+ J'
_GT COVERAGE: 50%
-- -- BERYL LANE - -- - - - -CE -—
N a 6 I6 S. DAR 9/19/14
w SITE PLAN
ZSCALE: 1/8'=V-O' N-neF�e RNR-ICI
5 � SHEETTILE
I
Q I
J SITE PLAN
NI
I SHOT xVYBER
PA2014.159 for VA2014-006
2024 Beryl Lane
Michael and Michele Rankin
PA2014-159 Q Q � Q Q Attachment No. PC 5 - Project Plans
II
I, II
I
I
I I I
I
I II I
i 8111 Gope Design
I I II sou�POccvnez i reeidentlel r�ecavP+9lore
ew bul!dln. dell s
I I 3005.F. I space plpo Nng
I I it i cell 949.5,4.406®
I I II i fox 949.553.0486
I I I
' I I 3016]bayvlew avenue
' newpart beach 92660
A �
I I I
I j �
__ .
1 I CONSULUNT'
I li B
j D j CHARLES A.JOHNSON,JR.
vROvosEI, i
ADDI"f10N
'ry j 3005F. j 6tNCtmal En01nu1
a
PROPOSED ED,Box 6294
j A�DITIDN Stud-Grwe,Cellf 82816
2905F.
I I I l Tel(714)390-6180
I I i
I j 1D•
I I I
G _ _____,___,_ E%ISTINO •I I
I i PAnO
1Y-T E10 I n.T I yqg
m
---------------
One-Story
\\ Renovation
BE ROOM pD R\ BEDROOM#3 f and Addition
\ LIVING ROOM / N for:
14®05.FRE50SEI E
\ II . /
ti :
LINEN -- —�
\\ m
is HALL REFI /I\ `\
Rankin
v \\ RANGE '' \ \ Residence
0 Q° \ s -- iii F, i' / I \ VINING F
ENTRY I I I .. i cIT HEN v RQOM a'
` e --.-- -- -- BATH
v --r-- 2024 Beryl Ln
O ® Newport Beach,
__._-_-_.__
r - —{- CA. 92662
II ` -- \
BEb�O\\ � 1 vozcH Ji//
I
t / ° i EXIG NG
I� GAr�4GE I
/I W w SEAT
PROO�OGED
tV
1 ADDItIDN fA
W ADDI90N \i y � 1 EXISTING
PROPOSED
RESIDENCE 1490 S.F. .5ia3n4
__._.._.._.._.._.._.-_.._.._____.__-_ -- GARAGE 460 S.F. sr
G - -- -- - / \ EXISTING
JOB NUMBER RNR-101
EXISTING
/' PLAN
(DSHEET NUI-BEER
EXISTING PLAN Will
SCALE: 1/4° =i•-0" `� ��
PA2014-159 Q Q b Q Attachment No. PC 5 - Pr6161co't Plans
11 x 6 POST,TTP.
oa
II
UT 9PESEAMN 3111 Cope Design
COVERED
5TRI new bulIdIng deeigms
exe VE
OLI 'p
6-7 L [15-2 F 4$ 1 cell 949.51"006
—-61�1 — fax
POST, NOW UNDERGROUND
NP' �__ELECTRIGA_SERVICE 20142 bc,vIa.avenue
SEE SITE FOR CONT,
newport beach 92660
_j 0
CONSULTANT
_J L
CATHEDRACEILING
----- 1- !NSW_0C
b -200 kmP CHARLES A,JOHNSON,JR
b BEDROOM H
COURTYARD ALI PANUL
Q PATIO HIM ER
h6 Ou 0284
3T0 S.F. acnp PI..,Ceil 92846
A IL T.1(�A)01110
R m
6-r Eb
F-29-0-s—F � Ei
I ADDITION
CATHEDRAL COMI LITER
CEILING OUT
C
-1 Tj
BUILT-IN CHNA
z DUSK CAE NET
HALL One-Story
Renovation
(�INHC IV
OOI and Addition
for:
H L
1, NO LING
Al k1le'd ---'----
In -IM
F-i F�Fj F4vsa !
A ------
0 BATH WB H K LEDGE
HALL 5'�
REF i D
L Rankin
I OhT FOYER KITCHEN iResidence
AUGN OFFSEAT 2024 Beryl Ln
—------ pm ---'� m Newport Beach,
4- 4- --------
------ ------- ......... 4- CA. 92662
BUILDING INFORMATION
------ CONUTRVcMCN TYPETYPE VB
..................
I Ami OCCUPANCY', 2ESIDENGE R3
BE Om •
ATH AUTO FIRE SPRINKLERS NO
A=
L ALLOWABLE AREA 1].0005.F.
BUILDING HEIGHT: M-0.
----------
HUI35k OF STORIES; I STORY
--—---- 51TE AREA: 7327 S.F.
EXISTING ING
OO 6 E L.. I iV MAX HEIGHT(RIDGE)! MIDPT 24'/PEAK 2V
A 215 ON MUTING AREA
IRESIDENCE I"
a ---- ------ -: 460S.F.
0 S.F,
'I I GARAGE:.
I
r PROPOSED AREA; GATE 9/19/14illj 2280S.F. ME NUMBER RNR-101
COVERED OUTDOOR am 3005P.
_j
GARAGE: 495 5.F.
BE S.F.. -�INCLUDING5466TTIT-E
GARAGE TOTAL A'A.:,
34 LOT COVERAGE: 50ai
FLOOR
-------------------- PLAN
16-Y 'IOO r
SHEET NUMBER
1�
FLOOR PLAN 0 0 ,
SCALE:
PA2014-159 Attachment No. PC 5 - Proglect Plans
OLA55'A'ROOF ASSEMBLY:
TITAN STANDING BEAM /
{, /i✓ yCUS'METALROOFING BIIId Cope¢D as e9a
JfM JHN P'r �? BY cusro, LT nerALs
GG-ES REPORT ESR-1048
PRE-FAB W/11'PANELS GR Fb IdlFng drten9 ne
( OVER 3-LAYERS 1516 FELTS
VENTED�L FASTENED TO SOLID ROOF DECK {S'\1 Vr `�J p¢ 949.514.4066
w- Yv nH 1 cc TYPICAL „'S yy_ fox 49.553.0486
St d Ln}nq;)�7 N� 4 IBLCFE
LOUPTO METAL b.y,- PTD METAL _ L-` 4r\�Y 70167 VERS ew avenue
LI
(E) RIOGEN5� S n0 FN'S, ! v,� `_l neweach 97660
VL� ry blllcop.d.Aeslgn®sacylabcl.not
CONSULTANT.
(E) TOP OF FASCIA - /Z i� \\ �2.pS - SL
CHARLES A.JOHNSON,JR.
f
Ekuctunl En01neo1
Fo.Box ezed
Beuren crave,dem Paeoe
Tel(714[896-6180
(E) FIRST FLOOR
CARO and BATTEN WOOD SMOOTH STUCCO FINISH
SIDING OVER 1-LAYERS VER 1-LAYERS GRADE
NEW UNDERFLOOR VENTS GRACE'D'BLDG PAPER 'D 5_DG PAPER
158'X.75=1 S.F.
W/CORROSION-RESISTANT 0 2 1 6 12
WIRE MESH.TYPICAL STREET ELEVATION
SGALE: 11W=1'-0”
One-Story
Renovatlon
and Addition
for:
QT
P\ I OERTAINTEED PRESIDENTIAL SHAKE 1 CLASS'A ROOF ASSEMBLY:
_[� a✓l*. yy/ COMPOSITION SHINGLES. 50 YEAR. 1 TITAN STANDING BEAM
/UNI YL yU� I CL455 A.FIRE RETARDANT ROOF W/ 1 I GB-150'METAL ROOFING f)N IP (
F CO-E5 REPORT ESR-1389 IN GREY. BY GU5TOM-SILT METAL-5 Rankin
IR
IN5TA_L PER MANUFACTURER5 I Oc-E5 2EPOT (j D
RECOMMENDATIONS FOR STANDARD W/12"PANELS(ESR-2D48
GREY)
SLOPES USING 30 1E FEL75. li HORIZONTAL LAPPED I OVER 2-LAYER515 1I,FELTS V p 4th; Residence
C' 7 SIDING OVER 1-IAYERS I FASTENED TO SOLID ROOF DECK ,�{"u(/w'� nl, 4a
ryOC� I GRADE O'BLDG PAPER �s 1� [ �qL,'1 n � 2024 Beryl Ln
a. �Uv Ix
E� 5
s ns1 V n' m Y Newport Beach,
E RIDGELI PTD METAL !V V y
5"y-h -, I ,. e U•� / /� _\ DUVERS CA. 92662
'
(E) TOP OF FAscw
�r
BOARD cnd SAT-ENw000
(DING OVER 2-LAY=RS
GRADED'BLDG PAPER
m IS
1
(E) FIRST FLOOR
v >
(E)O REMAIN STUCCO TO REMAIN
(E) STUCCO CA1E
T9/19/14
BOARD artd BATTEN WOOD STUCCO FINISH TO MATCH FRY REGLETSMOOTH STUCCO FINISH LOS NUMBER RNRLO1
SIDING OVER 2-LAYER5 EXISTING OVER 2-LAYERS STUCCO CONTROL VER 2-1AYERS GRADE
GRADED'BLDG PAPER GRADED'BLDG PAPER JOINT,TYPICAL 'O BLDG PAPER
C 2 d e 12 91EET 111LE
SIDE ELEVATION
SCALE: 1/4" =r-o' EXTERIOR
ELEVATIONS
SNEET NUMBER
M�-
PA2014-159 Attachment No. PC 5 - Project Plans
5
COMPO ITIO PRESIDENTIAL YEAR.
CLASS TFIR SHINGLES. 50 YEAR.
j .ailC,
OL455 A.FIRE RETARDANT ROOF W/ 0//" �\ T B Cope Design
IRTAIOC-E5 REPORT E5R-1309 IN GREY. realdec+lol renvvo+lens
INSTALL PER MANUFACTURERS OV vdlF. h new bulldin designs
`} rvJ C ✓1 PAINTED METAL PRE-FAB REGOMMENDATONS FOR STANDARD G \ svace pP nning
1 Aa 1 ! FUNCTIONAL SLOPES USING 30 Ib FELTS. Q`�,i ��
5HRCUD VENTED I F �V�`N' \S call 949.314 4066
J cucoLA 111��� o rL fax 949 533 0486
SMOOTH STUCCO FINISH TYPICAL j �}+y
OVER 2-LAYERS GRADE
Is DBLDG Pr PER 1f LS` t>fy '; 70142 boYvlew avenue
+IEE N PB j LOUVERS t Njb `� newport beach 92660
(E) E 71 f" _ - � Qtv.��IIU� bcopcdcegnecscgobo.Mei
/ CONSUCTAM:
(E) TOP OF C M; VS' //l i
� CHARRusro el e0u N SON,JR.
Tel(7141 898-Tal)
In Gr
n o
Ge 0 ove,Celli UP.
(E) FIRST FLOG
i
'a
5NOOTH STUCCO FINISH
LG
OVER 2- AYERS RADE
'D'BLDG PAPER
BOARD vnd BATTEN WOOD
0 2 4 a 13 BIDING OVER 2-LAYERS
REAR ELEVATION GRACED'BLDG PAPER
SCALE: 1/4"=1'-0'
One-Story
Renovotlon
and Additlon
for:
Gh i11 �� CLASS A ROOF ASSEMBLY: I I CERTAINTEED PRESIDENTIAL SHAKE
TITAN STANDING SEAM COMPOSITION SHINGLES, 50 YEAR.
R& Wl 1fi\ j Ce-150'METAL ROOFING CLASS A,FIRE RETARDANT ROOF W/ p I'
C BY CUSTOM-BILT METALS IOC-E5 REPORT ESR-1389 IN GREY. Rank
IOC-E5 REPORT ESR-2048 PRE-FAB INSTALL PER MANUFACTURERS Residence W/12'PANEL5(GREY) j FUNCTIONAL RECOMMENDATIONS FOR STANDARD fl eS�UQnQPi
V` 1 OVERFASTNE TO 50510 ROOF DECK VElb.FELTS NTED, SLOPES USING 30 Ib FELTS.
``+ Cya Flt'"I TYPICAL PTO METAL PAINTED METAL
Z. 2) �� , ! LOUVERS HROUD 2024 Beryl Ln
(E) RIDGELINE n 1 v�''��!?s 'Ip ---- SMOOTH sUCC0 FINISH Newport Beach,
(E)GJ)PE 4 BLDG PAGER GRADE
OV
CA. 92662
N �Y7,5 4 I' i
(E) TOP OF FASCIA -I
/� 4
r ourooaR
Roon
(E) FIRST FLOOR
(E) 5MOOD DATE 9/39/14
TO REMAIN
BOARD vNd BATTEN WOOD STUCCO FINE H TO MATCH FRY REGLET (E) ELEC SMOOTH 5TUCCO FINISH JOBNUMBER RNR-101
SIDING OVER 2-LAYERS EXISTING OVER 2-LAYERS STUCCO CONTROL SERVICE OVER 2-LAYERS GRADE
GRADED'BLDG PAPER GRADED'BLDG PAPER JOINT.TYPICAL LOCATION 'D'BLDG PAPER
0 2 4 9 12 EEEI?<Tm'E
SIDE ELEVATION NEW UNDERFLOOR VENTS
1.33'X 75'=1 5 F.
rJ-GALE: 1/4'=1'_O" W/CORROSION-RESISTANT EXTERIOR
WIRE MESH,TYPICAL
ELEVATIONS
' 5HEETNIMBER
M
PA2014-159 Attachment No. PC 5 - Proslect Plans
�}�-\��`� �A�Un� "D
'q� jsu OLA 55 A'ROOF ASSEMBLY: OLA 55'A'ROOF ASSEMBLY: N ">lJ `�-0 8111 Gape De519n
TITAN STANDING SEAM TITAN STANDING SEAN t
ry OB-150'METAL ROOFING OB-150'METAL ROOFING d c¢eldentla r'eneVatlepe
4 1 �11L_ new bulltling tleel0.ns
BY CUSTOM-GILT METALS BY CUSTOM-BILT METALS space
ICL-ES REPORT ESR-2048 IGC-ES REPORT ESR-204H K_�Qc->�� \ p cnn ng
V l p W/11 PANELS(GREY) W/12"PANELS(GREY) V (IVB\ Q
£,� V 99 S OVER]-LAYER515 6.FELTS OVER]-LAYER515 Ib.FELTS P �i\� V J C Ge 9Q9.514.4066
} `�E S� l FAST=_NEO TO SOLID ROOF DECK I FASTENED TO SOLID ROOF DECK �L (1r1. q fon 949553.0488
r 2r 112 11 1 10 y r ��n � 10147 bpyvlew avenue
ELGp newpori beach 91660
VY���L�1I�f° t C� �� � RIDGELwE bwpedeeOBOsocginbo.nef
RIDGELINE
F )y��y-i>.fl ♦ar ��3�11 �t W CONSULTANT'
(E) TOP OF RAFTERS r I '\7 ) Tov of RAFTERS CHARLES A.JOHNSON,JR.
- 8t/u01U161 Engin.,
El BOARD and BATTEN WOOD BOARD cad BATTEN WOOD P.O.Box BR0<
�' IDING OVER 2-L4YER5 SIDING OVER 2-LAYERS
GRADED'BLDG PAPER GRADE D'BLDG PAPER I m Gertlen INIJ Calll BR949
/ ( Tel(11<I BBB-AtAA
I
(E) FIRST FLOOR „��\ I i '�.1 i1; (E) FIRST FLOOR
t -- _ _ __ -_ __ L _ __ _ __ _ — - - - - -G,
'v a
SMOOTH STUCCO FINISH MOOTH STUCCO FINISH
OVER 2-LAYERS GRADE OVER a LAYERS GRADE
'D'BLDG PAPER 'DBLDG PAPER
0 2 4 B 12 0 P A 6 1R
FRONT COURTYARD FRONT GOURTYARD
SCALE: 1/4' =T-C' SCALE: 1/4' =1'-0'
One-Story
Renovatlon
and Addltlon
for:
OERTAINTEED PRESIDENTIAL SHAKE 0; CERTAIA
INTEEO PRESIDENTIAL SHAKE
COMPOSITION.SHINGLES. 30 YEAR, C>`' COMPOSITION SHINGLES. 50 YEAR. I
CLASS A,FIRE RETARDANT ROOF W/ C4 \-J1+.-. CLA55 A.FIRE RETARDANT ROOF W/ Rankin
IOC-E5 REPORT ESR-1369 IN GREY, Q, r, 100-E5 REPORT EER-13691N GREY.
I INSTALL PER MANUFAOTU RERS I NSTALL PER MANJFACTURERS I RECOMMENDATIONS FOR STANDARD Ib V e V RECOMMENDATIONS FOR STANDARD Residence
SLOPES USING 30 FELTS. �`� � SLOPES USING 30 Ib FELTS.
1,
Nc PAINTED METAL
y1 ” SHROUD 2024 Beryl Ln
(EI 5.0 c 4W 4 iE)S.OPf
SMOOTH STUCCO FINISH Newport Beach,
OVER 2-LAYERS GRADE
RIDGELWE FFF[ t�r51�1 'D'BLDGPAPER - RIDGELINE CA. 92662
a e \Yi�l
m 4"a m
(E) TOP OF RAFTERS
(E) TOP OF RAFTERS
0 0
Y /A - OUTDOOR
/ ROOM L I i
V /� e !✓✓� % /�
(E) FIRST FLOOR / 6,/ (E) FIRST FLOOR
a a
BOARD end BATTEN WOOD BOARD..4 BATTEN WOOD---/ - ONE 9/29/14
SIDING OVER 2-LAYERS SIDING OVER 2-LAYERS
GRADED BLOC PAPER ORAI G BLDG PAPER
JOB NUMBER RNR-101
0 2 4 8 1R 0 2 1 B 12 SHEETTITIE
REAR GOURTYARD REAR GOURTYARD
SCALE: 1/4'=1'-C" SCALE: 1/4'=1'-O' EXTERIOR
ELEVATIONS.
SHE WMBER
M R4_K5
Planning Commission - November1 2014
Item No. Additional
Rankin Residence VariRaMIE e Variance (PA2014-159)
f
bZR 1STANDMS10� EO lm
y
P I yyGgTO"�-W�THE11, 6 �
nh pa 1 RY ERNE°9 fE I �°r' �I
e( 1 NF4 GVHR]A.FYE 13 I!.FELTS y_y_y_yyy))),,,,,,���'''
1 1 VENTED FA5TENRo TO S"IC,MOOF D➢Gc V I
y-
Q I a 145rs[ !I wWE } f9 zuYe c j G '(p�Q�N�1�
• kf]O•LIN• AQ
■ TGP DF FAyC04 1�r� � �', Y�Z ��
+ i b
,r OVER WORD 01'IODiH5 RR Frv'9N
1J *1 E'D 3-VOTER# R?-uYtx®0RsnE
NEW UNDERFLOOR VENTS ?�DE'G q4p¢PAYER 4 9�GOPER
LS'J'%.T .1 S.F.
Wf CORR{agIOWR.MiT/r+1T �. p � � ly
WIRE SEE"'"'P16"` STREET ELEVATION
sraLE:
�W Pp
Planning Commission
Public Hearing U T
e..
• • • • c9G/ppRP�P
Planning Commission - November1 2014
Item No. Additional •
Vicinity Map Rankin Residence Variance
Ilk
lk
OV
�► �l�
f V 4 • 2tl 1
Aw
Jam`^l h
lk
44,
J�
r
\ e 3
i
a �� � /t ��� � ��� A �n Q ¢�� J •� X19} +9 +9
R �� � r r � • -I \ ',f \ � �•� '` 1.90+
Planning Commission - November1 2014
Item No. Additional •
Introduction Rankin Residence Variance
Existing single- story SFR
1, 490 sq . ft. livable
46o sq . ft. attached garage
Nonconforming side setbacks
6' required —> 5' provided
Nonconforming garage dimension
20' width required —> 3.8'-5" width provided
11/20/2014 Community Development Department- Planning Division 3
Planning Commission - November1 2014
Item No. • •• • •
Background
3.954 — Constructed
3.956 — Annexed
3.958 — R-3.- B development standards updated
2002 — Addition (3.28 sq . ft. in line)
203.0 — Zoning Code update IL
Present — Variance requested ATE O/� CAL/PORN/A
Or/59 /N BL Ocif S3 OF
v RECOROEO/N BOOK /'
'ORAS OF ORANGE COUNTY•
� � COUNTY AUO/TORS CERT/F/G-
� 5L'o!e oFCobforram'
BERYL 0 N SS°`//'90VE c /, L H Gc/rC/, Cucirrly Aury//or of/hc SmJ[:b.
s So//'go-E_ _ ti �'SOY/'JJ'E 2t O/b�ge, do ner26✓CCr/ify lha/, occardrNj Io
/,.sco'- y ' /3g 00' , of y oFF:cr_ ♦s�ar-e' ore r�r. /.ems g .r+s'//+c .or
�SS°b/'3J E On IivS mop, or ory Por/ %hcrPo!aFor- ainpo/d
?G J✓- 920D• or C urs/Y 1p/'P3 or ,Pec�o/OSSBS'S•�ac/1!g cu//2
Z:
Planning Commission - November1 2014
Item No. • •• • •
Proposed Project
Single- story additions totaling 825 sq . ft .
Expansion of existing garage (35 sq . ft.)
Expansion of bedroom (130 sq . ft.)
Expansion of bedroom to master (370 sq . ft.)
Addition of new family room (290 sq . ft.)
Encroachment into side setbacks for in line
construction
Greater than io% = Variance
11/20/2014 Community Development Department- Planning Division
Planning Commission - November1 2014
Item No. Additional •
VarianceRequest Rankin Residence Variance
Adequate separation (5-ft . min . )
Meets residential design criteria
Compatible with neighborhood
io out of 28 SFRs confirmed nonconforming
i3 out of 28 SFRs likely nonconforming
Allows comparable development
Not a detriment
Planning Commission - November1 2014
Item No. Additional •
RecommendationRankin Residence Variance
Conduct a public hearing; and
Adopt Resolution approving Variance No .
VA203-4-oo6 .
IC`
s
L� FO RN
/23/20 Community Development Department- Planning Division 7
Planning Commission - November 20, 2014
Item No. 2a: Additional Materials Presented At Meeting
-skin Residence Variance (PA2014-159)
•
t
1• *• 1
f
1 T
r
I
For more information contact:
Benjamin M.Zdeba,Assistant Planner
949-644-3253
bzdebaQa newportbeachca.gov
www.newport�eachca.gov
No
f
- � ir■
1I- SOS
i Ian
e` Ali
���� ,j7} •� �� •• ISI ■-�� ,� � �_C�
11/20/203.4 Community
I
DevelopmentDepartment 9