HomeMy WebLinkAbout17 - 401 & 403 Heliotrope Private ImprovementsCITY OF
F NEWPORT REACH
City Council Staff Report
November 25, 2014
Agenda Item No. 17
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: David A. Webb, Public Works Director- (949) 644 -3330,
dawebb @newportbeachca.gov
PREPARED BY: David Keely, Senior Civil Engineer
PHONE: (949) 644 -3349
TITLE: Request to Construct Private Improvements within the Public Alley Right -of -Way
located adjacent to 401 and 403 Heliotrope Avenue
ABSTRACT:
The property owner of 401 and 403 Heliotrope Avenue requests to construct private improvements within
the public alley right -of -way adjacent to 401 and 403 Heliotrope Avenue.
RECOMMENDATION:
a) Waive City Council Policy L -6, Private Encroachments in the Public Rights -of -Way, to allow a
retaining wall up to 6 -foot 2- inches in height encroaching up to 12 feet into the public alley right -of -way
adjacent to 401 and 403 Heliotrope Avenue; and
b) Direct Staff to enter into an Encroachment Agreement with the owner and authorize the City Manager
and City Clerk to execute the Encroachment Agreement within one (1) calendar year upon receipt of
approval.
FUNDING REQUIREMENTS:
There is no fiscal impact related to this item.
DISCUSSION:
The property owner (Owner) at 401 and 403 Heliotrope Avenue is requesting to construct a retaining wall
up to 6 -foot 2- inches tall located within the public alley right -of -way behind 401 and 403 Heliotrope Avenue
(Attachment A). The subject property is located on the west side of Heliotrope Avenue between First
Avenue and Bayside Drive.
17 -1
The applicant is constructing a two -unit residential development with the front unit taking access via
Heliotrope Avenue and the back unit taking access via an existing driveway within the Bayside Drive linear
park. The existing driveway within the Bayside Drive linear park currently serves 400 and 400 '/2
Goldenrod Avenue. The portion of the alley directly behind 401 and 403 Heliotrope Avenue is unimproved
with a dirt slope approximately 20 feet high. It is not anticipated that the alley will be improved along the
rear of the subject property due to the large grade differential. In order to better accommodate access to
the 2 -car garage for 401 Heliotrope Avenue, a retaining wall up to 6 -foot 2- inches tall is proposed to be
constructed within the public alley right -of -way. The portion of the retaining wall that is within the rear yard
setback requires a variance approved by the Planning Commission. The hearing for the variance is
scheduled to go before the Planning Commission on November 20, 2014. The variance has a 14 -day
appeal period and thus staff recommends that if City Council approves the retaining wall within the public
alley right -of -way, the approval be contingent on no appeals being filed for the variance.
As part of the proposed construction of the retaining wall, the property owner will need to realign the
existing City sewer main, storm drain line and Gas Company gas main. Plans for the City sewer main and
storm drain line are currently being reviewed by the Public Works and Municipal Operations Departments.
The property owner is working with the Gas Company regarding the gas main realignment. The property
owner will incur all costs associated with the design and realignment of the existing utilities.
The Owner is requesting a waiver from City Council Policy L -6, Private Encroachments in the Public
Rights -of -Way, to accommodate better access to the 2 -car garage for 401 Heliotrope Avenue. City Council
Policy L -6 prohibits structural encroachments in excess of 1 -foot into the public right of way and higher
than 3 -feet in height and thus a waiver is required since the proposed wall exceed both limits.
The property owner also proposes to landscape and maintain the sloped area of the unimproved alley and
portions of the Bayside Drive linear park between the private driveway and the southerly property line of
401 and 403 Heliotrope Avenue. The proposed landscaping and irrigation plans (Attachment D) have been
conceptually approved by the Municipal Operations Department. The final landscape and irrigation plans
will be reviewed as part of the encroachment permit application submittal and the maintenance will be
covered under the encroachment agreement.
With the encroachment agreement in place and no plans to improve the portion of public alley behind the
property, staff supports the Owner's request to construct the private improvements as it does not presently
diminish the rights of the public and will enhance the slope stability of the unimproved alley right -of -way.
ENVIRONMENTAL REVIEW:
This action is not subject to the California Environmental Quality Act ( "CEQA ") pursuant to Sections 15060
(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the
environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA
Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential for resulting in
a change to the environment, directly or indirectly.
NOTICING:
The agenda item has been noticed according to the Brown Act (72 hours in advance of the meeting at
which the City Council considers the item).
17 -2
ATTACHMENTS:
Description
Attachment A - Location Mao
Attachment B - Retaining Wall Plan
Attachment C - Sewer and Storm Drain Realignment Plan
Attachment D - Proposed Landscape Plan
Attachment E - Existing Property Photos
Attachment F - City Council Policy L -6
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ATTACHMENT A
17 -4
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ATTACHMENT E
17 -14
17 -15
ATTACHMENT
L -6
PRIVATE ENCROACHMENTS IN PUBLIC RIGHTS -OF -WAY
It is the general policy of the City that the public rights -of -way are to be reserved for
public use or open space; and that the rights of the public, present and future, are not to
be diminished by the installation of private improvements within the public rights-of-
way-
Categories of private encroachments and improvements are listed below, together with
the permit requirement for each category.
A. Private encroachments prohibited.
1. Structural encroachments not otherwise listed; including, but not limited
to, fences, walls, patios, raised planters, etc., which encroach in excess of 1
foot into the public right -of -way, or exceed 3 feet in height, measured
from the top of curb elevation/ or from sidewalk elevation where sidewalk
exists.
2. Driveway approaches not conforming to Council Policy Lr2.
3. Ocean front street end, or Bay front street end improvements not
conforming to Council Policy L-8.
4. Ocean front alley end improvements not conforming to Council Policy
L -8.
5. Modifications to original design concepts approved by the City.
6. Private signs except as provided for in the Building Code.
7. Lighting.
8. Parkway surfacing of loose rock, gravel, or any surfacing other than
standard or colored/ textured concrete or flat stone /brick installed at
grade and grouted.
9. Private dwellings and appendages including raised patios and decks,
except as provided for in this section and the Building Code.
10. Pay telephones and private mail carriers drop boxes.
1
n -16
U6
B. Private encroachments requiring an encroachment permit and if applicable an
encroachment agreement from the Public Works Department and General
Services Department approval.
1. Tree planting and removal.
2. Shrub planting and removal.
3. Median landscaping.
If, in the opinion of the General Services Department, the approved planting is not
being maintained for view and safety clearance, Chapter 10.50, "Public Nuisance
Abatement," of the Municipal Code shall be used to remove offending plant material.
The permit applicant shall reimburse the City of Newport Beach for the value of any
City tree removed by this process. This value will be determined by the City Arborist
using the International Society of Arboriculture's "Guide for Plant Appraisal."
C. Private encroachments requiring an encroachment permit and if applicable an
encroachment agreement from the Public Works Department.
1. Drive approaches conforming to Council Policy Lr2.
2. Standard sidewalks.
3. Carriage walks.
4. Parkway surfacing (standard or colored/ textured concrete or flat
stone /brick) installed at grade (subject to General Services Department
review for tree well location).
5. CATV and public utility facilities.
6. Structural encroachments not otherwise listed; including, but not limited
to, fences, walls, patios, raised planters, etc., which encroach 1 foot or less
into the public right -of -way. If, however, in the opinion of the Public
Works Department, the nature or location of this type of encroachment is
such that Council review is warranted, the Department may forward the
item to the Council for action.
2
17 -17
L-6
7. Mailboxes, when required by the U.S. Postal Service. The front of mailbox
shall be aligned in the same vertical plane as the back of the curb. Mailbox
base construction Iength shall not exceed the length of the mailbox, or 24
inches, whichever is less.
8. The placement of utility pedestals shall be at the back of sidewalks on
arterials and major pedestrian thoroughfares without zero setbacks. In
the commercial areas there shall be at least 4 feet of clear sidewalk width
and /or pedestals shall be placed in the parkway outside of walk area.
9. When connecting to or relocating public utilities.
D. Private encroachments requiring an Encroachment Permit from the Public Works
Department and subject to the execution of an agreement for non - standard
improvements.
1. Structural encroachments not otherwise listed which do not exceed 3 feet
in height, including, but not limited to fences, walls, and raised planters in
public rights -of -way in areas that are more than 8 feet behind the face of
curbs on the following streets:
a. Santa Ana Avenue from Cliff Drive to Fifteenth Street.
2. Permitted Structural Encroachments on Balboa Island along South Bay
Front, North Bay Front, Grand Canal, and East Bayfront are as follows:
a. Planters that do not exceed 1 foot in height located within 2'-6" of
the back of existing sidewalk, planted with ground cover and
shrubs not to exceed 2 feet in height measured from sidewalk
elevation;
b. Fences with a minimum setback of 2' -6" from back of sidewalk.
i. For patios constructed at grade elevation to 1' above
sidewalk grade elevation, Fences may be 3' high above
sidewalk grade in conformance with Building and Planning
Code Regulations.
ii. For patios constructed greater than 1' above sidewalk grade
elevation, Fences must be set back a minimum of 3' from
3
17 -18
L-6
back of sidewalk, not exceed 2' -6" in height above the patio,
have at least 40% visibility through them, and not to exceed
Tin height above existing public sidewalk grade.
C. Patios with a minimum setback of 2'-6" from the back of sidewalk.
L Raised Patios are permitted provided they have a maximum
height of 2' -6" above sidewalk grade, are set back a
minimum of T -6" from back of sidewalk, and provided all
bulkhead deadman and tiebacks supporting the Bay front
bulkhead are replaced "If required by the Public Works
Department" in conformance with the requirements of the
Public Works Department; Stairs located a minimum of 2' -6"
from back of sidewalk.
3. Structural encroachments not otherwise listed which do not exceed three
(3) feet in height, including, but not limited to fences, walls, patios and
raised planters in public rights-of -ways in areas that are five (5) feet
behind the face of curb on the following streets:
a. Southerly side of West Bay Avenue between 8th Street and 15th
Street.
If, in the opinion of the Public Works Department, the nature or location of this type of
encroachment is such that Council review is warranted, the Department may forward
the application to the City Council for original action.
The City Manager is authorized to execute, on behalf of the City, agreements for non-
standard improvements which are entered into pursuant to this section or other
authorization.
E. Private encroachments not requiring a permit:
1. Parkway lawn and ground cover.
2. Parkway sprinkling systems.
3. Use of public streets and projections over public property which are
covered by the Uniform Building Code under a valid building permit
issued by the City.
4
17 -19
110
F. Application for any permit as required by this policy shall be filed with the
Public Works Department on a form to be provided by the City and shall show
the proposed planting or work and the nature thereof. If the application is for a
permit required under Section A, it shall be forwarded to the City Clerk for
submission to the City Council. If the application is for a permit under Section B,
it shall be processed by the General Services Department. Drawings for
encroachment permits requiring City Council review shall be prepared to scale.
Plan and elevation drawings shall accurately depict location, height, and extent
of the proposed encroachments. No building permit shall be issued on a parcel
whose access requires City Council review for an encroachment permit on public
property, until said encroachment permit has been issued.
G. Variances from the strict application of this policy shall not be granted unless
individual circumstances indicate that approval will be consistent with the public
interest.
Adopted - August 25,1969
Amended - February 14,1972
Amended - August 11, 1975
Amended - February 9,1981
Amended - November 23,1981
Amended - October 27,1986
Amended - January 26,1987
Amended - July 13,1987
Amended - February 13,1989
Amended - August 14,1989
Amended - November 27,1989
Amended - December 9,1991
Amended - December 14,1992
Amended - July 12,1993
Amended - January 24,1994
Amended - May 9,1994
Amended - February 27,1995
Amended - February 26,1996
Amended - May 8, 2001
5
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