Title 19: Subdivision Code City Council Study Session October 13, 2009

Potential Impacts of Re-orienting Parcels in the City of Newport Beach Reverse Corner Lots Potential Impacts of Re-orienting Parcels in the City of Newport Beach

Summary Introduction Setbacks and Visual Impact Vehicle Access Fences, Walls, and Structures Buildable Area Utilities

I. Introduction

Original Lot Configuration Side Street Lot Size: 2,100 sq. ft. (30’ X 70’) Lot A 2,100 sf Lot B Alley 2,100 sf Front Street Lot B 2,100 sf

Original Lot Configuration– Standard Setbacks Side Street 3’ 20’ 5’ Lot Size: 2,100 sq. ft. (30’ X 70’) Lot A 2,100 sf Lot B Alley 2,100 sf Front Street Lot C 2,100 sf

Corner Lot Orientation Side Street Lot Size: 2,100 sf (30 X 70) Lot A 2,100 sf Vehicle access from alley Lot B Alley 2,100 sf Front Street Lot C 2,100 sf

Reverse Corner (Lot Re-orientation) Front Street Lot A Lot B 2,100 sf 2,100 sf Alley Side Street Lot C 2,100 sf

II. Setbacks and Visual Impact

Reverse Corner – Standard Setbacks Front Street Lot A Lot B 20’ 10’ 3’ 5’ 2,100 sf 2,100 sf Alley Side Street Lot C 2,100 sf

Reverse Corner Setback Requirement Example: Harbor Highlands

Reverse Corner Setback Requirement Example: Harbor Highlands

Visual Impact to Street Front Street Alley Side Street Line of Sight

Visual Impact to Street Example: Harbor Highlands

Visual Impact to Street Example: Harbor Highlands

Visual Impact to Street Example: Harbor Highlands

III. Vehicle Access

General Plan Policy for Curb Cuts (Adopted July 2006) (GP Policy CE 7.1.12 and CLUP2.9.3.11) “…require alley access to parking areas for all new development in areas where alley access exists.” (GP Policy CE7.1.11 and CLUP2.9.3.10) “Require new development to minimize curb cuts to protect on-street parking spaces. Close curb cuts to create on-street parking spaces wherever feasible.”

Council Policy L-2: Driveway Approaches (Amended October 2006) Minimize driveway openings to preserve on-street parking. No new curb cuts for residential properties which abut an alley (policy provides exceptions and process to approve) Driveways are not permitted which would remove street trees.

Vehicle Access from Street Front Street Lot A Lot B Side Street 2,100 sf 2,100 sf Alley Lot C 2,100 sf

Example: Peninsula Point Vehicle Access Example: Peninsula Point On-street parking Vehicle access Alley Alley

Vehicle Access from Alley Front Street Lot A Lot B Reduce buildable area for Lot A by approx. 120 sf Impact to rear yard of Lot B 580 sf Side Street -120 sf 2,100 sf 2,100 sf Alley Lot C 2,100 sf

IV. Fences, Walls, and Structures

Fences Walls and Structures Restrict Alley Access Front Street Lot A Lot B Wall on property line Side Street 3’ 2,100 sf 2,100 sf Alley Lot C 2,100 sf 5’

Alley Cross Section A Front Street Lot A Lot B Side Street 2,100 sf Lot C 2,100 sf

Alley Cross Section A 3 Foot Wall 10’ 5’ Lot B PL PL

Alley Cross Section B Front Street Lot A Lot B Side Street 2,100 sf Lot C 2,100 sf

Alley Cross Section B 10’ 5’ 6 Foot Wall Lot B PL PL

Restricted Alley Access Example: Balboa Island

Alley Cross Section C Front Street Lot A Lot B Side Street 2,100 sf Lot C 2,100 sf

Alley Cross Section C 5’ 10’ 5’ Lot C PL PL

Alley Cross Section C Example: West Newport 5’ 5’

V. Buildable Area

Buildable Area - Original Lot Configuration Side Street 3’ 20’ 5’ 1,080 sf Buildable Area 1,080 sf Lot Size: 2,100 sf (30 X 70) Lot A Lot B Alley Front Street Lot C

Buildable Area - Reoriented Lot Configuration Front Street Lot A Lot B 20’ 10’ 3’ 5’ 1,080 sf 700 sf 870 sf Buildable Area Lot A – (36%)decrease Lot B – (20%) decrease 2,100 sf 2,100 sf Alley Side Street Lot C 2,100 sf

VI. Utilities

Private Utility Easement Utilities Example: Bayside and Carnation Private Utility Easement Water Service Lot C Lot B Lot A Sewer Service

Utilities Example: Bayside and Carnation