[{"_1":2,"_97":-5,"_98":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,74,86],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},"mediaId",6602251,"mediaKeyId","3004780-440986cbfad0bbc569ad004ce0d7ba34","parentId",3004780,"title","Planning commission approves new Beach Road home with modified stair setbacks over objections","audioSeconds",1894,"startMs",1697160,"endMs",3591500,"viewUrl","/Search/View?dp=1&key=3004780-440986cbfad0bbc569ad004ce0d7ba34&start=1697&end=3591","thumbnailUrl","https://assets.pipeline.soar.com/3004780-440986cbfad0bbc569ad004ce0d7ba34/thumbnail_1697160.jpg","articleUrl","/articles/6602251/Dana-Point/Orange-County/California/Planning-commission-approves-new-Beach-Road-home-with-modified-stair-setbacks-over-objections","mediaUrl","https://secure.pipeline.soar.com/6602251-58ea95a43c8867937e8b852e0e6a90cb/orig.mp4?Expires=1775967637&Signature=e2EulSyrcrw87vOOCPLJg2RNQLDnQJs3mDwliMvNajndnAIT~lcGE1J~uhWsxR0P7lvuEthYJFC1BoXFN5MABsw9fmMedhlms12HtSozDHVXtTVZaxCuDZ1Nys3KLgQaXGNwoVH0zW4ISK-RGQ73pj48TMk~6xL6l2TY3C1sB-nL8alri2vwZoI0tSa7G-gIIxvCQ-YwA1j2K64CKUNIu-mFSVKbOGlaq3wH8fWeRLXbUEdo6zUtfAteACk6end14RCzaIYg~Z8OMfU~r7mbIrtgsHwFbp-BR9rNTmbM10HY40bZJXtzssve~gF-fyKoRnB3QSwpqw0aZi-RXHvNQQ__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-04-15T14:06:15Z","article","The Dana Point Planning Commission on April 14 approved Coastal Development Permit CDP21‑0021, Site Development Permit SDP22‑007 and Administrative Modification of Standards AMS25‑003 to allow construction of a 4,741‑square‑foot single‑family residence with a 1,564‑square‑foot garage at 35817 Beach Road, located within the Beach Road community and the city’s coastal zone and floodplain overlay.

Staff planner John Ciampa told commissioners the vacant 5,700‑square‑foot lot is in an area subject to coastal flooding and wave action and within the Coastal Commission appeals jurisdiction. The project requires a coastal development permit because it is new development in the coastal zone and a site development permit because of the floodplain overlay. The applicant also requested administrative modifications to setback standards for entry and seaward stairs needed to reach seaward decks; staff recommended approval of the modifications, saying the request is consistent with recent approvals for similar infill beach‑front homes.

Ciampa described project elevations, noting that a site‑specific wave run‑up study established a future base flood elevation (FBE) of 22 feet; city peer reviewer Moffatt & Nichol reviewed that study and concurred with the elevation used. All habitable areas and the lowest horizontal structural elements are proposed to be elevated above the FBE; the garage level would include breakaway panels and an elevator is proposed because elevators are allowed at that level under city and FEMA regulations. Staff also said the mean high tide line was plotted and is approximately 43 feet seaward of the patio string line; no improvements are proposed beyond the string line.

The requested administrative modification would allow stair projections to encroach beyond the structure string line because raising habitable levels to meet flood and sea‑level‑rise requirements can push required landings and deck heights seaward. Staff argued the modification is a practical response to a ‘‘delta’’ created by required minimum habitable elevations and deck height standards and noted similar encroachments have been approved on other Beach Road lots.

Several commissioners asked for details about garage and finished slab elevations, the technical basis for the wave run‑up study and consistency with past approvals. Commissioner Hochul asked whether the proposed encroachments were similar to past approvals; Ciampa said the current proposals were ‘‘almost identical to the last two that the planning commission has’’ approved. Some commissioners raised concerns about beach erosion and the visual and erosional effects of a large garage footprint at the string line. The vice chair said he could not make the findings for the administrative modification and cited concerns about minimizing alteration of natural landforms and undue risk from erosional forces.

Commissioner Oppel moved to approve the entitlements and add a new condition (condition 28) requiring that final project elevations and any building‑placement graphics be corrected to match the required zoning and code standards prior to issuance of building permits; the motion was seconded. The commission approved the permits and the administrative modification by a 3–2 vote.

Action and next steps: approval allows the applicant to proceed to building‑permit review subject to the added condition that final elevations and building placement be corrected before building permits are issued. The staff record includes the applicant’s wave run‑up analysis and peer review by Moffatt & Nichol.

Votes at a glance: CDP21‑0021 / SDP22‑007 / AMS25‑003 — outcome: approved; vote tally: yes 3, no 2, abstain 0 (individual member votes not specified in the record).

Clarifying details: lot size 5,700 sq ft; proposed residence 4,741 sq ft; garage 1,564 sq ft; future base flood elevation used in analysis 22 ft (peer reviewed by Moffatt & Nichol); mean high tide line plotted about 43 ft seaward of the patio string line; proposed stair encroachments seaward up to about 14 ft and landward projections of approximately 10 ft 5 in as presented (staff and slides contained minor corrections to some graphic callouts). Breakaway panels proposed at garage level; elevator proposed at garage level (allowed under city/FEMA rules).

Proper names: Dana Point; Capistrano Beach; Poche Beach; Moffatt & Nichol; FEMA; California Coastal Act.

Provenance (transcript excerpts): topicintro — \"Moves us on to item 3, coastal development permits CDP 20 one-twenty 1, site development permit 20 two-seven, and administrative modification of standards AMS 25 dash 0 0 0 3.\" (s:1697.16–1698.38); topfinish — \"a 3 to 2, so that item carries.\" (s:3583.40–3591.50).","mediaType","Video","parentTitle","Planning Commission Meeting: April 14, 2025","oneSentenceSummary","Dana Point planners approved a coastal development permit, a site development permit and an administrative modification to stair‑setback standards for a new 4,741‑square‑foot home at 35817 Beach Road, voting 3–2 on April 14.","taxTitle","Dana Point, Orange County, California","taxId",52415,"location","headline","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6602255,"Planning commission approves attached ADU to legalize converted second story at 34516 Via Verde",580,1115820,1696460,"/Search/View?dp=1&key=3004780-440986cbfad0bbc569ad004ce0d7ba34&start=1115&end=1696","https://assets.pipeline.soar.com/3004780-440986cbfad0bbc569ad004ce0d7ba34/thumbnail_1115820.jpg","/articles/6602255/Dana-Point/Orange-County/California/Planning-commission-approves-attached-ADU-to-legalize-converted-second-story-at-34516-Via-Verde","https://secure.pipeline.soar.com/6602255-acb11df0f01d1724384dda910f6706c9/orig.mp4?Expires=1775967637&Signature=YN-Duu3RtwhS9Bbbwk3P2AUtXc7-oWPK6AJvymgRqp1PL4ePHWVzCfoHWH6fIvoznx0CRc6xhw1ytqir5vO8CV-mTLV7lm7QI13N4ZK~dkAgaQwy6bP0mMvmi~0D-JXGGtS3PHRBY9fhbg7Bwp~jFEZmbflhZc2HwoHsHNuxejkZ12BGvGkyvT4t9BIRkOWZUJO5o5Frt3Nh2lxuRGs1pwI5gyH8feooQ1kHeaqG9W-U8uJhf8sZZIaIruzZt~FmlSgkEUed2yuAJLELh03gA4rI5ACrmuVoj7oa8Wo-gSmjRY3o2U9FGrev-ypFt0-XmhC~uCNvhb1kq~XaUYQEvA__&Key-Pair-Id=KUT5TJCACFTXG","Dana Point Planning Commission on April 14 approved Site Development Permit SDP24-0031 to convert and legalize a previously converted second story into an 872-square-foot, one-bedroom attached accessory dwelling unit (ADU) with a roof deck at 34516 Via Verde.

The project area is within the RD-14 zoning district and Capistrano Beach. Staff said the single-family house sits on a 5,400-square-foot lot and the existing structure totals 2,053 square feet. Code enforcement had previously determined that the second story was an illegally converted dwelling unit; staff said approval of the ADU permit and the site development permit would resolve that code case. Alyssa Gonzalez, the project planner, told commissioners the proposal meets applicable ADU and RD-14 development standards except for a small exceedance of the ADU maximum size for a one-bedroom unit.

Gonzalez said the proposed ADU is 872 square feet while the ADU maximum for a one-bedroom is 850 square feet. She cited Dana Point Municipal Code section 9.07.210(h)(4) as authorizing the planning commission to allow a site development permit deviation of up to 200 square feet for an ADU; staff therefore recommended approval. Gonzalez also said the property’s attached garage is substandard in width (18 feet) but has a compliant 20-foot depth and that, because the ADU is part of the primary residence, an additional parking stall is not required. The site can accommodate up to three parking spaces, staff said.

The project also proposes to separate interior access so the ADU will have its own entry and will not provide direct internal access to the first floor; the existing roof deck will remain and no new square footage is proposed outside the existing building envelope. Gonzalez summarized: “The project meets all the applicable ADU development standards as well as the RD‑14 development standards and therefore staff recommends that the planning commission approve Site Development Permit SDP24‑0031 subject to the findings and conditions included in the draft resolution.”

Commissioners asked clarifying questions about the ADU access, the Map 5 area of the local ADU ordinance and the substandard garage dimensions. Commissioner Hople noted a chart that listed ADU access as ‘‘exterior stairs’’ but the proposal showed interior access; staff confirmed the ADU will have separate access as required. Several commissioners expressed support for legalizing the conversion. Commissioner Deverak said he could make the required findings and moved to approve the permit; an unidentified commissioner seconded the motion. The commission voted in favor and the motion carried.

Action and next steps: approval of SDP24‑0031 allows the applicant to proceed with final permitting to legalize the ADU and resolve the code-enforcement case. The property owner was present at the hearing, and staff indicated correspondence in the file supporting the project.

Votes at a glance: SDP24‑0031 — outcome: approved; vote tally: yes 5, no 0, abstain 0 (individual member votes not specified in the record).

Clarifying details: lot size 5,400 sq ft; existing residence 2,053 sq ft; proposed attached ADU 872 sq ft (maximum for 1-bedroom is 850 sq ft); garage width 18 ft (substandard), garage depth 20 ft (compliant); site can accommodate up to 3 parking spaces; ADU deviation authorized under Dana Point Municipal Code section 9.07.210(h)(4).

Proper names: Dana Point; Capistrano Beach; Dana Point Municipal Code section 9.07.210(h)(4).

Provenance (transcript excerpts): topicintro — \"public hearing and item number 2, which is a site development permit, SDP24Dash0031 at 34516 Via Verde.\" (s:1115.82–1117.20); topfinish — \"Any any opposed? Alright. That item carries.\" (s:1675.4249–1696.465).","The Dana Point Planning Commission approved a site development permit to legalize an 872-square-foot attached accessory dwelling unit (ADU) created from an illegally converted second story at 34516 Via Verde, resolving an open code-enforcement case and relying on a local ADU size exception in the Dana Point zoning code.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":90,"_47":91,"_49":92,"_51":93,"_53":94,"_55":56,"_57":58,"_59":95,"_61":62,"_63":64,"_65":96,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6602246,"Staff says circulation and economic draft elements coming this spring; GPAC meeting April 22",0,3610380,"/Search/View?dp=1&key=3004780-440986cbfad0bbc569ad004ce0d7ba34&start=3610&end=3610","https://assets.pipeline.soar.com/3004780-440986cbfad0bbc569ad004ce0d7ba34/thumbnail_3610380.jpg","/articles/6602246/Dana-Point/Orange-County/California/Staff-says-circulation-and-economic-draft-elements-coming-this-spring-GPAC-meeting-April-22","https://secure.pipeline.soar.com/6602246-370f74f8e310c5798faf7d4ab17a2d96/orig.mp4?Expires=1775967637&Signature=lFtg~DkLMVK-aBrN0CistoLKYN1AJ~2vP9DmuZ4~f4xFcg44eEToF9f24oWJLpZXjya4bJ7-IGrRjo2uxrOMQEq9XuF3adYXaiaT4kIaqhs8GCE4dP4kzacZBDImvPOWiHMdXu7Jes4nMG9n5asC1EqjE5tJtOx6-3xwyAee5M9EBEr1xl0lwVeQ9hGEm2Z52OhlJUCD9gqLhV2XNUj-wOYQ7W5olxVWndnykU23XIXEDxjQqQO1WkC-2wp6qvGe8BWz1x4OkS91J5vn66ksQsHOgD4FMd4EzfalMi463GDCDrdYoe2fXWYTXib1QhzbDVk6ETj7lMpWVkl5X4E0~w__&Key-Pair-Id=KUT5TJCACFTXG","City planning staff provided a brief update at the April 14 Planning Commission meeting on the general plan update schedule. Staff said consultants are finalizing initial drafts of the circulation and economic development elements. The General Plan Advisory Committee (GPAC) is scheduled to meet on April 22, staff said, with a planning commission rollout anticipated on June 23 and an anticipated planning commission public discussion on July 15.

The staff update described this as part of ongoing general plan work; no substantive policy decisions were taken at the hearing and no public comments were recorded on the item.

Provenance (transcript excerpt): staff update announcing GPAC meeting on April 22 and rollout dates (s:3610.38–3643.62).","City staff told the Dana Point Planning Commission on April 14 that draft circulation and economic development elements are being finalized, with a General Plan Advisory Committee meeting scheduled for April 22 and a planning commission rollout planned for late June.","actionData","errors"]

Article not found

Planning commission approves new Beach Road home with modified stair setbacks over objections

Planning commission approves attached ADU to legalize converted second story at 34516 Via Verde

Staff says circulation and economic draft elements coming this spring; GPAC meeting April 22