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Home My WebLink About08 - EPN2002-0325 - 421 38th Street - Curb OpeningCITY OF NEWPORT BEACH CITY COUNCIL STAFF REPORT AGENDA ITEM NO. 8 November 26, 2002 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Public Works Department Gilbert Wong, Associate Civil Engineer 949 - 644 -3311 gwong@city.newport-beach.ca.us SUBJECT: ENCROACHMENT PERMIT NO. N2002 -0325 TO INSTALL A CURB OPENING ON THE SOUTHWESTLY SIDE OF FINLEY AVENUE 421 38'" STREET APPLICANT NAME: Ron Arko ISSUE: Determine if a curb opening can be permitted for a residential propberty that abuts an alley. RECOMMENDATION: Approve the Encroachment Permit. DISCUSSION: Ron Arko, the applicant/owner of the property located at 419 and 421 38`" Street on Newport Island, requests permission to install a curb opening on the southwesterly side of Finley Avenue to provide access for an existing two -car garage (see attached letter, exhibit, and photos). The existing duplex is designed with both main entrances on Finley Avenue and a garage entrance on the alley. The proposed curb opening on southwesterly side of Finley Avenue will not eliminate any on- street parking, because the existing curb is red at the proposed curb opening location. The City requires two on -site covered parking spaces for a duplex. The existing garage provides for two on -site covered parking spaces and the proposed garage realignment/reorientation will still provide the required two covered on -site parking spaces. Although, City Council Policy L -2.0 under RESIDENTIAL ZONES AND RESIDENTIAL USES — SPECIAL REQUIREMENTS states: "Street curb openings shall not be permitted to residential property which abuts an alley," Staff does not oppose the SUBJECT: ENCROACHMENT PERMIT N2002 -0325 TO INSTALL A CURB OPENING ON THE SOUTHWESTLY SIDE OF FINLEY AVENUE- 42138' ^STREET November 26, 2002 Page 2 proposed curb opening on Finley Avenue because it is less than the existing 24 -feet of red curb and therefore will not eliminate any more on- street parking. The property across the street (northeasterly side of Finley Avenue) at 501 38`h Street is a non- conforming duplex with vehicular access both on the alley and an existing driveway approach to a single car garage across from the proposed driveway opening that faces Finley Avenue. The northeasterly side of Finley Avenue does not allow on- street parking (red curb). It should be noted that when the non - conforming duplex at 501 38th Street is replaced /reconstructed, all vehicular access will be required off the alley and the existing driveway access on Finley Avenue will be removed /abandoned. At that time an additional, on- street space could be provided if Mr. Arko's request is denied. Since it is uncertain when that may occur, Staff does not object to this request. Normally, property owners are allowed to park on the street within their own driveway without being cited. Since Finley Avenue is only 20 -feet wide and in order to maintain vehicular access for both driveway approaches facing each other on Finley Avenue, no on- street vehicular parking on either driveway will be allowed. If needed to ensure compliance, either or both driveway curb openings can be painted red. Environmental Review: This action is categorically exempt under Class I, minor alterations of exisiting facilities. Public Notice: No Public posting /notification. Funding Availability: No City funds will be required. The property owner (Ron Arko) will pay all costs for the new curb opening. Prepared by: Gilbert Wong Associate Civil Engineer Attachments: Letter dated October 5, 2002 Exhibit Photos Submitted by: 2 City Of Newport Beach Public Works Department 3300 Newport Blvd Newport Beach, CA 92663 Dear Mr. Edmonston and Mr. Arciniega, October 5, 2002 I respectfully submit to you my proposed plans for a minor modification to my home on Newport Island. It is my desire to move the location of my garage door from the rear of the house in the alley to the side of the house, facing Finley Avenue. All of my adjacent neighbors have garages or alleys that face Finley Avenue also. Therefore, we are requesting a variance from the'alley garages' rule for our home since all of the other neighbors at our comer of the alley have street facing parking. This project will not take away any existing parking on the island, as it faces a red curb for 24 feet of its length. The neighbor across the street, who is out of town at this time on business, is very enthusiastic about the remodel as this will stop people from parking I the red zone at night and preventing him from getting into his narrow single car garage that faces the street. With my having a garage door there no one will park in front of that space again. The dimensions of the proposed garage will remain virtually unchanged, and will conform to city codes. It will remain about 20 feet deep, and will be almost 18 feet wide, more than enough room for our van and sedan to fit inside along with my wife's many cabinets and plastic boxes. The garage is a former carport, and has only a deck above it. The contractor said he can see the beams so there will be no surprises. I will use the same man I did for our interior remodel last February who is licensed to work in the City. We will be removing a planter on our property to make room for the new door, moving a palm tree, and cutting and pouring cement for the new driveway. We will drywall and stucco in the old door with a little room for a planter in the near future (when we have the time and money to finish painting and doing more landscaping). We would like to put a regular exit door in the back where the old garage door and future planter will be. That is all. I hope that was clear and helpful in your understanding. I also enclose some color photos to assist you. Please let us know if there is anything else we need to do, and we thank you Mr. Edmonston for the support you have shown us for this project and appreciate your assistance in telling us how to prepare. If you have any questions or problems, please call me at (949) 702 -3001. Thank you again, FM a'14f'o �'4z vaZ- o3Z5 I � tj 1-2 .> �t k�� \ °' 3j, I (?-z �--tE -� I w CA I ® It LIN % } \ \ �: � } \ ' A'. �--tE -� I w CA I ® It S l T �l a O O a I I i i 5 n v h 3 1 M V 2 I "'good -ag VIAV9 , N N 1 � %,m ca ?h `P'aUiS,S ' 0❑ IW� / un ti i M� I z 'n nF t L Q L � LD ILJ liJ 5 0-68@ ti i M� I z L Q L � LD ILJ liJ 5 0-68@ i A at 4 l y 1 ccppl33�JJi��y � V css�ss�1� -�CZ5 s s ®6 oo LP -C$ O 1-- C5 c J 0' �L J LZ O O Z 2 Q M � ccppl33�JJi��y � V css�ss�1� -�CZ5 s s ®6 oo LP -C$ O 1-- C5 c J 0' . TO: Honorable Mayor and Members of the City Council From ::Patrick K. D'Addea 501 38`h Street • • RE: Agenda item #8 Proposed Encrochment Permit 421 38`h Street COUPIL AGENDA NO. � \ -a kD -0a- No4ePtttiet T, 1002 '02 NOV 22 A 8 :40 Of' 'Y�LER,. C'T i `:E _ 17xOR— 6EACFi I own the property at 501 38`h street located directly across the street from the subject property I am opposed to this proposed permit. Having lived at this address for more than twenty years, I am very much aware of the parking and access concerns of this Newport Island community. The City Council Policy clearly states "street curb openings shall not be permitted to residential property which abuts an alley" I presume that is to allow for more public parking as well as safety concerns. The subject property currently has alley access with a two car garage located abutting the alley. I have a preexisting narrow side garage with access only if the street is kept clear. It allows access due to a red zone. I have had some problems with his tenants parking there, but ,I can resolve it with parking enforcement. If a two car garage is opposite my existing garage, I will have limited access due to addition parking behind the garage.Even if the area directly behind the proposed garage is painted red, it will be difficult or impossible to enforce since parking behind garages is currently tolerated. I believe the intent of the current city policy to eventually eliminate side garages and not to increase them . If this exception is allowed, it will increase the currently dangerous situation with back to back garages located on a narrow street with limited visability of other cars, pedestrians and cars backing out of garages into each other at the same time. The staff report states that when my property "is replaced/ reconstructed, all vehicular access will be required off the alley and the existing driveway access on Finley will be removed" I don't object because that is city policy and will eventually help matters here. So why are they recommending an exception for one and proposing the enforcement in the future for me? Additionally The staff report states that this will not eliminate street parking, but I would not able to use my garage that I've used for twenty years. These proposed changes would also permanently remove the potential for future additional public street parking desperately needed . Thank you for your time. If you have any questions please call me at 650 -8345 Patrick K. D'Addea 501 38`h Street a r. a. ■ m 5