Dana Point planning commission approves oceanfront home on Beach Road with setback variance

The Dana Point Planning Commission voted Dec. 8 to approve a coastal development permit (CDP22‑0012), a site development permit (SDP22‑0012), an administrative modification of standards and a variance to allow reduced front‑yard setbacks for a proposed two‑story single‑family residence at 35575 Beach Road.

Senior planner Danny Giamatti told commissioners the project proposes a roughly 4,000‑square‑foot, two‑story home with an open tandem carport and stair access from Beach Road. The project requires a CDP because it lies in the coastal appeals jurisdiction, a site development permit because it sits in a floodplain overlay, a variance to reduce the front yard setback (from 20 feet to 10 feet on the lower level and 5 feet on the upper level), and an administrative modification to allow stairways and landings to encroach into side yard setbacks. “Staff finds the proposed project consistent with the policies and provisions of the City of Dana Point General Plan, the Dana Point Zoning Code, and the Local Coastal Program,” Giamatti said.

Giamatti said a site‑specific wave run‑up study, reviewed and accepted by staff, established a future base flood elevation (BFE) of 22 feet; the building height measurement commences 18 inches above that level (23 feet 6 inches), which keeps the structure within the 28‑foot height limit. The presentation described structural measures including caissons and elevated slabs to reduce flood risk.

Architect Rob Williams, representing the homeowners, said the project team had worked on the proposal “about 5 and a half years,” pausing several times while coordinating with the Coastal Commission. Williams said staff has a letter from Coastal staff supporting the variance and that an existing structure on the lot will be demolished to make way for the new house.

Commissioners raised questions about prior Coastal Commission appeals and recent design changes, including removal of a rear deck. Several commissioners said the project appears to comply with applicable standards and that site constraints (lot width and depth, flood elevation and string lines) support the requested variance. One commissioner asked that staff add a condition preventing the carport from being enclosed with a garage door; the motion adopted that condition.

Speaker 2 moved to approve the CDP, SDP and AMS along with the variance for the property at 35575 Beach Road and to add a condition restricting garage doors on the carport; Speaker 3 seconded. The commission approved the motion by voice vote; all present said “Aye.”

The project record includes a public comment letter from Surfrider (included in the staff packet). Staff recommended adoption of the draft resolution and findings in the agenda packet; the commission’s vote implements that recommendation. The approval allows the applicant to proceed with required permits and building plan submittals; county and coastal permitting steps noted in the staff report remain part of next steps.