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Home My WebLink About20 - Widen Drive Approach at 433 Fernleaf AvenueCITY OF NEWPORT BEACH CITY COUNCIL STAFF REPORT Agenda Item No. 20 January 28, 2003 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Public Works Department Gilbert Wong 949 - 644 -3311 gwo n g @city. n ewp o rt-b each. ca. us SUBJECT: REQUEST TO WIDEN A DRIVE APPROACH AT 433 FERNLEAF AVENUE ISSUE: Should City Council uphold Council Policy L -2, in connection with the proposed redevelopment of the residential property located at 433 Femleaf Avenue. RECOMMENDATION: Approve or deny the request to widen an existing single -car drive approach to a two -car drive approach on the northwesterly side of Fernleaf Avenue. DISCUSSION: Stanley J. Andrade, the Architect representing the owner (Mrs. Terry Hutchison) of the property located at 433 Femleaf Avenue in Corona del Mar, requests permission to widen the existing single car driveway approach off the street ( Fernleaf Avenue) to provide access for a proposed two -car garage (see attached letter, exhibit, and photos). The driveway widening is proposed to be done in conjunction with the replacement of the existing 1363 square foot home with a 3282 square foot home and an expansion of the current single car garage. The proposed renovation of this property will result in essentially a new and much larger home. As this request would violate City Council's policy L -2, City staff has referred this matter to the City Council for action. The existing house has the garage and main entrances on Femleaf Avenue with no garage entrance on the alley. 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." An exception may be made for comer lots under special circumstances (i.e. existing structure prevents full SUBJECT: REQUEST TO WIDEN A DRIVE APPROACH AT 433 FERNLEAF AVENUE January 28, 2003 PAGE alley access or additional covered off - street parking is being provided). This property is a mid -block lot and not a comer lot and does not have any special circumstances. Adherence to Council Policy L -2 will require vehicular access off the alley and will eliminate the existing driveway approach on Fernleaf Avenue, providing an additional 15' of street curb for public on- street parking. If the applicant is allowed to widen the existing drive approach, an additional 6' of street curb for public parking would be lost. Although the property owner's architect has stated that they are trying to preserve the charm of early Corona del Mar architecture, the partial preservation of the garage structure would perpetuate a substandard driveway length. The existing driveway is only 15 -feet long and does not allow parking in compliance with the City's Zoning Code, Section 20.66.040,B,3,a, which prohibits parking (within required front yards) on driveways in front of garages less than 19 feet from the front property line. A vehicle parked on a driveway of this length will likely encroach over the public sidewalk (see attached photo showing current use). The attached aerial photo exhibit also shows similar sidewalk obstruction problems at 425 and 428 Fernleaf. Widening the driveway to accommodate two cars would potentially allow two cars to block the public sidewalk unless conditions are placed upon the project to increase the driveway length or restrict parking on the existing substandard length driveway. Environmental Review: This action is categorically exempt per Section 15302, Class 2. Public Notice: Public posting /notification is not required for this action. However, the applicant has discussed this project with some of the adjacent property owners (see attached petition). Funding Availability No City funds will be required. The property owner will pay all costs for the driveway approach to be either widened or abandoned. Prepared by: Gilbert Wong Associate Civil Engineer Attachments: Letter dated November 1, 2002 Exhibit Photos Submitted by: �. Badum of Public Works Z A N D R A D E November 1, 2002 City of Newport Beach Public Works Department 3300 Newport Blvd. Newport Beach, CA 92658 -8915 RE: Hutchison Residence 433 Fernleaf Corona del Mar, CA To Whom It May Concern: 24981 Dana Point Harbor Drive Suite 120 Dana Point, California. 92629 Phone 949 248 -2681 Fax 949 248 -8438 andradearchitects. corn As project architect for the above - mentioned project. I have been made aware of an existing council policy L -2 that encourages using a rear vehicular access instead of a street access for on -site parking. On behalf of my client, Mrs. Terry Hutchison, I am asking that you consider allowing an exception to that policy. This residence is a doublewide lot and has a pre - existing driveway on the street that has been there for many years. It is the intention of Mrs. Hutchison not to maximize development of the property, but rather maintain a conservative approach to the remodel, which will result in a modest two -story renovation to the existing cottage style residence. This of course includes maintaining the two -car carriage garage, which is accessed from the existing driveway approach on Fernleaf. Once again the overall project objective is to improve the property while preserving the charm of early Corona del Mar architecture. Therefore, I respectfully request consideration in allowing the continued use and upgrade of the Fernleaf driveway approach. Respectfully, i St ad , chitect Andrade Architects, Inc. 24981 Dana Point Harbor Drive Suite 120 Dana Point, California, 92629 Phone 949 248 -2681 Fax 949 248 -8438 andradearchitects. com A N D R A D E. . To Whom It May Concern: We, the neighbors living in close proximity to the Hutchi�(son residence, located at 433 Fernleaf in Corona del Mar, have discussed and reviewed the proposed renovation project. The Hutchison's are planning to maintain and enhance the existing driveway to on -site parking and access from Fernleaf to accommodate an existing garage. We understand and support their intentions and have no issues or concerns regarding this remodel. 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