APPEAL OF CONDITIONAL USE PERMIT NO. 24-032 & COASTAL DEVELOPMENT PERMIT NO. 24-036
VU RESIDENCE
CITY COUNCIL MEETING
SEPTEMBER 16, 2025
REQUEST
Demolish an existing two-story residence and construct a 7,392 sq. ft. three-story, single-family residence at a height of 35 ft. with a 682 sq. ft. 3-car garage, 35 sq. ft. second floor balcony, and two, 3rd floor balconies totaling 166 sq. ft.
N
PROJECT SITE
MALDEN CIR.
SUBJECT SITE
16482 Somerset Lane
7,215 sq. ft. lot
Existing two-story residence
Neighborhood mix of single-, two-, and three-story homes General Plan: RL
Zoning: RL-CZ
SOMERSET LN.
PEALE LN.
PLANNING COMMISSION ACTION
ZA approved the project with conditions on May 21, 2025 On appeal, project presented at the July 8th PC Meeting 1 speaker in support:
Comparable size of adjacent houses
Staff recommended approval:
Consistent with base zoning district and General Plan
Compatible with surrounding development in Huntington Harbour Planning Commission voted 3-3 which upheld the ZA’s approval
APPEAL
Appeal of the Planning Commission’s action filed by Mayor Pat Burns House out of scale with the neighborhood
Project was not consistent with General Plan Land Use Policy LU-4 (D) – not compatible in proportion and/or scale to surrounding neighborhood
ANALYSIS
Project is consistent with the existing single-family residential neighborhood and zoning district regulations Three stories permitted in RL districts Citywide with a CUP Overall height is compatible with surrounding properties as neighborhood is developed with single-family residences with similar building heights Third-floor space integrated within confines of the second-story roof volume to ensure residence is compatible in proportion and scale with the surrounding neighborhood Third-floor balconies oriented toward the street and channel and setback five feet from the building exterior
SUBJECT SITE
APPROVED/APPEALED CUP
APPROVED CUPS
3rd story habitable and/or decks
Greater than 30’/Max. 35’ in height
4682 – 8396 sq. ft. (incl. garage)
>30’ – 35’ in height
SIMILAR SIZED HOMES
5320- 6472 sq. ft. (incl. garage)
Trinidad Island
Gilbert Island
Admiralty Island
ANALYSIS
Both homes directly adjacent received CUP/CDP approval
16472 Malden – 3-story, 34’-9” high (CUP 02-42/CDP 02-22) 16492 Somerset – 3 story, 35 ft. high (CUP 03-10/CDP 03-02) Many waterfront lots on Gilbert Island and on surrounding islands with approved CUPs for 3rd story habitable areas and/or roof top decks up to 35’ in height
3342 Bounty Cir. (32’)
16441 Malden Cir. (34’-6”)
16492 Somerset Ln. (35’)
3311 Devon Cir. (31’)
16642 Somerset Ln. (35’)
3382 Gilbert Dr. (30’)
3372 Gilbert Dr. (32’)
3262 Gilbert Dr. (28’-8”)
16582 Somerset Ln. (32’-6”)
ANALYSIS
Complies with the General Plan and RL base zoning district Including setbacks, building height, minimum landscape, and parking requirements
ANALYSIS
NORTHWEST ELEVATION
STREET ELEVATION
REAR ELEVATION (Channel)
SOUTHEAST ELEVATION
ANALYSIS
Home incorporates quality materials such as stucco, tempered glass, and standing seam metal roof.
Building design and articulation provide interest and help minimize massing Designed as a two-story with habitable floor area within the roof volume.
SUMMARY
The City Council may approve Conditional Use Permit No. 24-032 and Coastal Development Permit No. 24-036 based on the following OR take an alternative action:
Consistent with General Plan goals and policies;
Consistent with the requirements of the base zoning district, as well as other applicable provisions of the Municipal Code; Compatible with the existing surrounding uses in proportion, scale, and character; and Incorporates quality materials and design such as stucco siding, tempered glass, standing seam metal roofing, and building articulation.
Questions?
End of Presentation
FIRST FLOOR PLAN
SECOND FLOOR PLAN
THIRD FLOOR PLAN