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HomeMy WebLinkAbout20180716_Justification Page 1 of 3 July 16, 2018 David & Shelly Clark 705 W. Bay Avenue Newport Beach, CA 92661 Community Development Department City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 RE: Project Description & Justification General Description of Variance Request The applicant is requesting a variance from the setback requirements in this R-1 residential area. The existing residence, which is pending a permit for renovations and alterations by its new owner, is currently in a non-conforming use condition as to such setbacks. This request is the third request, two having already been granted, confirming the non-confirming nature of this lot in connection with prior improvements. The variance is requested to improve access to a single car garage space that is currently inaccessible to most passenger vehicles. The applicant seeks to enlarge the garage by 65 square feet and widen the door opening to accommodate a full-size car. Nature of the Proposed Home Renovations and Alterations The proposed renovations are as follows: ➢ First floor: convert the existing office, dining room, and kitchen into two bedrooms and widen the garage. ➢ Second floor: convert existing 2 bedrooms into a kitchen and dining room within the existing area. ➢ Third floor: reconfigure the existing master bedroom and bath within the existing area. ➢ The only addition to the building area is the proposed garage addition of 65 Square feet (+/- 3’ X 22’), of which all of this area is under an existing exterior stair. The purpose of this is to widen the garage entry to +/- 11’ versus its current width of 8’6”. Exterior alterations are limited to the removal/replacement of certain doors and windows with some wall infill to match existing adjacencies. There will be no increase in the intensity of use of the residence other than being able to use the garage and take a car off the adjacent streets. None of the existing utility infrastructure serving the residence will be affected by granting this variance. Page 2 of 3 Variance Request Information As stated above, the residence is currently non-conforming as to property line setbacks: North (frontage) West (along alley) South Required 9 ft. 3 ft. 10 ft. Existing 3 ft. 7 in. to 5 ft. 8 in. 3ft. 6 in. 4 ft. 1 in. Proposed 3 ft. 7 in. to 5 ft. 8 in. 3 ft. 6 in. 4 ft. 1 in. As noted, the proposed variance for the expansion of the garage will not change the south setback. This is because the new south wall of the garage will extend only to the existing limit of the existing exterior stairway. (See photo #1 attached.) It is important to note that this lot, at 1,800 SF (30’ x 60’), is one of the smallest lots on the peninsula and has challenges that larger lots don’t have, further justifying the requested variance as necessary and reasonable. Alley Considerations On the west side of the residence is a 10ft. wide paved alley. This alley is used primarily by residents to access their garages, namely to 201, 203, and 205 7th Street and 707 W. Bay Avenue. Most delivery and service vehicles utilize the wider 14 ft. 9 in. alley which runs east/west from 8th Street to the intersection with the north/south alley behind 205 7th Street. (Refer to photos #2, #3, and #4 for illustration of the wider east/west alley.) It is important to note that the City trash hauler uses the east/west alley for servicing the West Bay facing and 7th Street facing residence. The north/south alley is too narrow for them to access from West Bay Avenue. East/west alleys are the dominant circulation feature on the Balboa peninsula. North/south alleys appear in few blocks and where found typically involve the same non-confirming setback conditions as described for subject residence. As shown in photos (see descriptions below), the alley width, combined with the current garage width, makes access into the 705 West Bay Avenue garage almost impossible. The constrained turning radius is a condition that even a compact-mini automobile cannot easily negotiate without multiple turning movements. By granting the requested variance to widen the garage and provide for a wider door opening, a vehicle will be able to more easily maneuver in and out of the garage. Photo 5 shows the car on the narrower north/south alley approaching the garage and ready to begin turning. Photo 6 shows the wheels turned left as far as possible, unable to complete the turn. Photo 7 shows the car, in the same position as photos 6 & 7, and there is just 3’ 6” between the car and the neighbors wall, which is not enough room to reasonably “back and forth” into the garage. Photo 8, again with the car in the same position as photo 6 shows how far off the car is from making the turn into the garage. Photo 9 is the same photo as Photo 8, but shows how the car would align with a wider garage entry (red line) and how the proposed enclosed area (white line) is simply a downward extension of the existing exterior wall. Page 3 of 3 Other Fire-Life-Safety Consideration It is expected that the City Building and Safety Department could require the addition of fire sprinklers to the applicant’s residence. Applicant will accept such condition. As such, we suggest that the added fire protection of the existing structure and added floor area should be a positive consideration when considering the variance request.