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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 17 -3 ATTACHMENT A 17 -4 co Z w 73 U H Q .awixs m gyp» RB8- B80 -4Y6 +pl BBSY�L4 > -p Yry4 %W m ma rv.WW A Awl. %w Y 1 $101 YM pay uYUlivti2 wpB�upvununJ puplwenvNM We`1 � 133HS 31111 — ':1NIbNItt�33J1E]PD 7b'01 1 p DDDSD iiag�a % �W µ Yd W $ � V.�.r��, �� t � .Rl+ei�':a 6x �•.3R w�j n x�'n� � k r.c p 5g ♦.�.xd l�A..f !p[ �+�'(�y!87 �.3ft Gj pS �i� �_O y z � iii @ @ % � p@ •� \ Y� d � °i r 'f � i�Na '�y�iJ,' 4 € Y�e'v -r 29 d 'w3 m gRcj F @ a MINI a z z LU o >s g 0 ¢ g 6- �z 0 o� V J n W n W = x U q a V/ 'aE.l W Rig, W@ s �si{ c $ p geypgp$u eye yRR# ($A F L e 3a b b5 F xtla W �9 bD� Px 6tlRY@ P�gaETx XVk q 4 ' y@� y� fit? 1aq(¢�1 z q@ °;° ��p]' a� s �gggn ps�y!s��•y` kGa§ 9Z a 6 d C4 g ¢¢(� ti "y�g!x PB `v @ 9 S 16 dul (j 2 3 3mq 14 6ap@' Z 9gx upC fiktl Q4 S §gi'�C3 kgi @ � g 6� s € gR' A�`a if j G% 9y8a@ e� Y F 3 g$� 45' y cv9 gtl qx,� t` agy bgd Pao @ @g @ 8 gp4�x "ty7$ �3b 5 s° Iy @bI J�5p$ G% 4 �2X� P fl&& yay y�y X' 1flyXpp 52F pl[ z ag yp$ �yFtlh $ayg9c 3 XZ X b@�tl@6Qb 1(2(9$�5 Fgdd6C §aS }jnyLg§ �qVE ZWU' yX b fib �x x Y S b g @%atl 2V SgtlS IO 2 6 tla X 3b x W 1 Xgg i Stl6 S Mil, RIMI HIM, a sins i Y$d, Q 8 0. tlp9q)56 g p g g 3 ga ga X "p bk x b. ®gg¢a gggal ��R ��y�YX z i81 ggEg' @qaL °d ¢ pjae � � �8 Pi@$g5�x Q§ s�$ pps S tbjap{ p0 43yY6 a0"@ 4 $1nk iC tl, ilk �X� 4 � kgkar$,$}5 '�R �5e Rb pa��xs x 4 (y� &@ e a fiLng a P,QS ay Xx g 31x tl eb u tl pill 44 gg5 x� $ x0�6d" eU p o 8e g+�pb p ayggygp5ggt Q $( qR g k g¢gp 9ggx $:� a `2. $5 u% XON �{E y n z h9 8 8 §68 $ e kQA � a tl� 3$g SBd -11 d 9� tlg� 1 $ x�gx `� g04 gXd� 2 $ ggs E 9 @qggy ai< @ a �2B35bb ?g 9magg gp4 8 b�b'e g B : `efc ° a @- 0$ ggv 8 x X P� kS@ a@ a Ydg 4p°iF� g§ tl� w i� tl "� 4p$4p �! 4 k tl g e eaS �p y$ z p °.q3�yga I s kgglgg�pYp�'si'i bi5n�8g b� ig55 N a''a 8 @� be% &54& Y� I g'�Se @g u°i ggSa$ 0 �a U° @(�1,yy1�Xd$p$ Cdyeb n tl4X °� g 9 gg � nXg g g@ n 9X �pBY M I., gai� �x $D2% $ i �k$b �x c� '@'a pa b gx v2 Bxg 2 %a a9 by 9xe ygeg ,y@ R:a gg prq 3e. j3J §2 @�w 6g1 p§ FSgB 2�xg z g a8 e@ 94 �en�v$ �dg 5' 10 $ `gg @ S q 5 8 v�Ng ®gg� 3�R5da Aai � qq q. pF4bde ps ,�35 xS ,� g���� �4�x x�9 g��� x @ @6` PB�$ Lo I r 13N331A5 03 av mm 'n •- ••- .••••— ••— ••,••••• •••, MY 3u &MN IM s'.m - AI'tpEVB- e6r-6r6 +el 90�B - -ieY -016 �VJ '^ .� Nrll M YNMIOJ A IN xxm Y A I SO yp � rM w EvtiFa tnnSM�r�j v�gjpotV'va >wv�9 Wti t ('j NVId sJNIOVNsJ 3SIJ3FJd P a PR g Ing a I nexe sG E:aena @Nex. � P��Cy &�� � 8b U eR z HIM i e r Fe' f H tl8„ WO hN tl O' r )<�� Rt � 111a ;6 f a `$ p{ o /✓ �,e _. nSL.,1� tl ? t Jug 3 ul 55v�2 I 9 A R3��h11 1 �� N9 I ry &a nF eL 4w r� ie. �• �� '�. �����e�ie� . 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I WIIl�I�i��V �IIi � I��II i!il� 1 I d I "' c v,�. le��_•, a ,�' lit 'G ' ° r1 [ }� lit '�l " i11 ' IN O p / y d U � W � Q R VNWJ R =z Wi IN CU �1h L MIUJA\1 J _ JZ i II I ✓�la 5 t 'L I1 1 � � 1 d U � W � Q R VNWJ R =z Wi IN CU �1h L 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 17 -20