Jun 13, 2023
Item No. 21
Special Flood Hazard Overlay
(VE) Zonf Code Amendments
City Council, Public Hearing
June 13, 2023
Liz Westmoreland, Senior Planner
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Proposed amendments for 166 specific properties
located in a special flood hazard area
Complex building requirements in this area
Code amendments are intended to resolve two
conflicts between the building and zoning codes
Amendments are recommended to provide parity
with typical residential properties
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Why - rho 661 one'.
West Ocean Front
Generally located between 24t" Street and 48t"
Street
Designated by FEMA as "VE-13 and VE-15" Flood
Zones
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Why is the iOVE" Zone Unique?
Tbw af,d Flood Source
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1 100 -Yea
1flf8Ve Cfe5t
Elevation (BFE)
Freeboard
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Batharn of
Lowest Horizontal
Structural Member
What does this mean for new
construction?
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4'
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�No - I Zon Corn pliant Des ig Finish
Floor
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I NExisting Grade 12 Existing Grade 12'
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New Construction Challenges
1. Site access (entry &stairs):
Current code limits size and location
Must be located within buildable area resulting
reduction of approx. 55 sf. floor area on main level
2. Use of setback areas:
Loss of indoor/outdoor experience
Shallower deck -limited to 3 feet in depth
No direct access to beach or ground
Site Access Challenges
42-inch height limit
�
soil
EMM.
Access - -- _ -- — -- — r'�.
18-inch height limit
Proposed Amendments
Allow raised walkways, decks, and stairs (with
guardrails) to fully encroach into the front, side,
and rear yard setback areas in order to provide:
1. Access to the house from the ground (including
direct access to beach); and
2. Provide more usable outdoor space
• Maximum utility and convenience
• Limit number of variances filed with PC
Full Encroachment Locations
13FACH
EMSTING 2-STORY BLDG.
T • it CLR. FOR
ELEV_ STAIR LANDING TO BE
CLEAR OF PARKING
SPADE.
TYP. FOOTPRINT Up I 1iY . it MIN. GARAGE
OF BLDG. kTYP. FACE SEPARATIONS TO APPLY) ALLEY
- OPEN RISER STAIR & GUld3d
ELEC. PANEL LANDING & ENTRY ADD. DFE
UP o
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1 �
0' CLR FOR GATE w
EXISTING 1-STORY BLDG. 4 Jj
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4 SIDE YARD: FROM YARD[
FULL ENCROACHIM ENT ON 00THSIDES . FULL ENCROACHMENT
RAISED WALKWAY WITH O,UARLRAILS . RAISED DECK WffN GUARDRAJLS FROM LOWEST FLOOR ' RAISED W.6LKWAY & DECK IN STEP&STMES FOR ACCESS TO GROUND . STEPVSTAIRS FOR ACCESS TO GROUND
SETRACK
Potential full encroachment locations highlighted in blue
Full Encroachment Locations
TYP. 2-STD
WITH 3RD F
RAISED WALKWAY $ STAIRS It
SIDEYARD
RAISED DECK
BEA(
Potential full encroachment locations highlighted in blue .YARD
ALLEY
N - RI6GE kiEIGNT
hiN FLf T
----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
THIRD FLOOR DECK
THIFm RCU R ZYP.j- -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 15, - 0"
THIRD FLR-SETBACK
TYP. 2-STORY
YE ZONE BLDG. J
J
SECOND FLOOR LTY�
PL PL
TyR_ Guardrail System I
BEACH II
- I
FIRST FLO13R (T.O.3.1 Z
RESIGN FLOOD ELEY
GATE - ONSITE TYP. BREAKAWAY PANEL CON STRUCTIDN TYP. EXISTING 6' BLOCK WALL CONDITION EXI37ING PL WALL CONDITION
RAISED WALKWAY & DECK IN
SETBACK
CITY OF NEWPORT BEACH I SIDE ELEVATION -WALL CONDITION
Elevation from Side of Property
RAISED WALKWAY & DEGK IN
Community Outrom
• Citywide &design community - 04/08/19
• Design community - 12/2/21
• Affected &nearby residents - 01/19/22
• Study Session with City Council — 7/26/22
• Planning Commission Hearing — 5/4/23
• Community Comments
• General support
• Concerns with privacy to adjacent homes
• Sight distance & safety impacts for corner -lot properties • Visual impacts for homes behind
No Code Amendment
IIIIII SEEMS,,
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leanh 'ront
Code Amendment or Variance
- ■ Emmons
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No access to beach & Stairway access 5-ft deep raised deck & 3-ft deep deck w/
to beach 3-ft walkway w/ railings
railings
Comparisnr
No Code Amendment
3-ft deep
raised deck
w/ railings
Entry stairs
inside building
footprint
} horn
Code Amendment or Variance
5-ft deep
raised
deck
w/railing!
Stair access
to ground
and beach
3-ft
wa I kway &
railings to
entry
qL k1A%FLAT
d1.90'
------------------------------------------------------------------------------------------------------------------------------------------------------
THIRD FLOOR FYI
THI RID FLOOR DECK
SEOCND FL4oFt_PR) -
TYP. 2-STORY
PL VE ZONE BLDG. PL
v�
EXISTING
9-STORY I m
BLDG. ,rt
4 ,a—FR_SLRjZDR[T.CkSj
im 6ESIGN FLCCO1LEV.
qL O.F.E.
I
TYF GARAGE
(BREAKAWAY CONSTRUCTIONI
STREET
Questions and Discussion
City Council, Public Hearing
June 13, 2023
Liz Westmoreland, Senior Planner
949-644-3234
PP -
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Simulation of
Existing & New Horn --
Existing Pre-VE Zone Homes
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Simulations of New VE-Zone Compliant Homes
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Revised Text - 3' FYSB
Section 20.28.070 (C) (2) and (3) — page 21-17 of staff report
2. For interior lots, excluding the required guardrails or handrails, the finished surface of the encroachment shall not exceed six (6) inches above the finished floor of the dwelling unit(s). A deck, balcony, patio, or terrace encroachment shall not exceed three (3) feet into the front setback. Stairs, steps, or landing encroachments required for access may extend to the front property line.
3. For corner lots, excluding the required guardrails or handrails, the finished surface of the encroachment shall not exceed six (6) inches above the finished floor of the dwelling unit(s) and may extend to the nreper y IiRe ab ttinn the into the front setback adjacent to the beach, 6r permitted Ocean Front Encroachment areas (Appendix C Ocean Front Encroachment Policy Guidelines of Title 21), or Ocean Front Boardwalk. A deck, balcony, patio, or terrace encroachment shall not exceed three (3) feet into the front setback.
Stairs, steps, or landing encroachments required for access may extend to the front property line. Encroachments are On a fYnnt setback ab' ittinn the E new«subject to compliance with all
other development standards of the underlying zoning district including Section 20.30.130 (Traffic Safety Visibility Area).
*Section 21.28.070 (C) (2) and (3) — page 21-29 of staff report
Text - Minimize Interior Side
Section 20.28.070 (13)(3) — Page 21-16 of Staff Report
3. For interior lots, the encroachment may be located in one (1) or more side or rear setback and may extend to the property line abutting the side or rear setback. Encroachments in an interior side or rear setback may only be permitted to the minimum extent necessary to provide access to the dwelling from both the front and the rear of the property.
*Also 21.28.070(B)(2) — Page "21-28" of Staff Report
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29 Beach View
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TIARD LEVEL
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BEACH
ROOFIDECK
SECOND LEVEL
FIRST LEVEL
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BREAK AWAY WALL CONSTRUCTION
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15-0"
SECOND LEVEL ;z
GARAGE (FIRST LEVEL)
{TYP. FIRE SEPARATIONS TO APPLYi
LANDING S ENTRY AEM BFE.
OPEN RISER STAIRS
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32 33
40*
Floord Zone Mappir"
FEMA (Federal Emergency Management Agency) is
responsible for flood hazard mapping as part of
the National Flood Insurance Program
FIRM (Flood Insurance Rate Maps)
Properties mapped in a Special Flood Hazard Area
(SERA) require:
Flood proof construction
Flood insurance
VE Flood Zone
RM ' 'imeline
City review of Draft FEMA Maps: 2016-2018
City Appeal to FEMA: 2017-2018
Final FEMA Maps went into effect: 03/21/2019
City Council Code Amendment Initiation:
03/26/19
Full encroachments of decks, landings, patios, and
required safety railings in setbacks
Not changing the VE Zone requirements
Making it easier to access the home and provide a
walkway like typical properties
ecommended Action and
ext Steps
Conduct a Public Hearing
Find Exempt from CEQA
Approve Resolution
Pass Ordinance to 2"d Reading
If approved -City will submit to the CCC for review