HomeMy WebLinkAbout15 - 401 38th Street Curb Cut AppealCITY OF NEWPORT BEACH
CITY COUNCIL STAFF REPORT
Agenda Item No. 15
February 28, 2006
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Public Works Department
Iris Lee, P.E.
949 - 644 -3311
ilee@city.newport-beach.ca.us
SUBJECT: 401 38TH STREET — APPEAL OF STAFF DECISION TO NOT ALLOW A
NEW CURB CUT ON NEWPORT ISLAND
APPLICANT: RYAN VITT
RECOMMENDATIONS:
1. Approve Encroachment Permit N2006 -0073
or
Deny Encroachment Permit N2006 -0073 based on its nonconformance with the
provisions of Council Policy L -2.C.
2. Direct staff to condition the Owner to close the existing curb cut fronting the
property on 38th Street in conjunction with the construction of the proposed
duplex.
DISCUSSION:
Background:
Ryan Vitt, owner of 401 38th Street at Marcus Avenue on Newport Island, is requesting
approval to make a new 19 -foot long curb cut along the property's Marcus Avenue
frontage to provide required parking for a new two -unit residential project (see letter
attached as Exhibit W). The owner proposes to construct a new Marcus Avenue curb
cut to provide access to the two -car garage assigned to the front unit. Access to the
rear unit one -car garage /one -car carport will be taken from the alley. The propert y
currently has two utilized garage access points — one off the alley and one off 38
Street.
401 38TH STREET — APPEAL OF STAFF DECISION TO NOT ALLOW ANEW CURB CUT ON NEWPORT ISLAND
February 28. 2006
Page 2
City Council Policy L -2.0 specifically states "Street curb openings shall not be permitted
to residential property which abuts an alley" and "An exception may be made for corner
lots under special circumstances such as an existing structure prevents full alley access
or additional covered off - street parking is being provided." Mr. Vitt's development will
provide o my the m inimum f our (4) o n -site p arking s paces required of all new duplex
buildings and therefore does not meet the "additional on -site parking" criteria to qualify
for a new curb cut on Marcus Avenue.
Staff therefore recommends the City Council to approve or deny the Owner's request to
make a new curb cut on Marcus Avenue and to direct staff to condition the Owner to
abandon the existing curb cut fronting the property on 38th Street in conjunction with the
construction of the proposed duplex.
Environmental Review:
Pursuant to Section 15303, New Construction or Conversion of Small Structures —
Class III of CEQA Guidelines, this action is exempt from environmental review.
Prepared by:
asLee
Associate Civil Engineer
Submitted by:
tephen G. Badum
Public Works Director
Attachments: Exhibit'A' — Letter from Ryan Vitt (owner)
Exhibit'B' — Proposed Site Plan
Owner /Contractor: Ryan Vitt
Address: 401 38th Street
Request: Curb cut approval and waiver of 5th onsite parking space
I am requesting City Council approval of a curb cut and a waiver of the Public Works
required 5th onsite parking space for a new duplex located at 401 38th Street on
Newport Island. The proposed curb cut will be located on Marcus Avenue, 35 feet 4
1/2 inches from the comer of Marcus Avenue and 38th Street. This proposed curb cut
distance from the intersection of 38th Street and Marcus Avenue is consistent with
other duplexes within the city of Newport Beach. The proposed curb cut will not do
away with any street parking along Marcus Avenue or 38th Street. Since there is no
decrease in the number of street parking spots, I am requesting the Public Works
required 5th onsite parking spot be waived. The proposed new duplex is more in scale
with the current development on the island as compared to new duplexes with all 4
onsite parking spots located off the alley. As the drawings show, the proposed new
duplex meets the required 4 onsite parking spaces, 2 parking spaces per unit, as well
as the appearance of 2 individual side by side units.
Thank you,
Ryan Vitt
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