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

2. 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

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

4. I. Introduction

5. 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

6. 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

7. 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

8. 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

9. II. Setbacks and Visual Impact

10. 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

11. Reverse Corner Setback Requirement Example: Harbor Highlands

12. Reverse Corner Setback Requirement Example: Harbor Highlands

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

14. Visual Impact to Street Example: Harbor Highlands

15. Visual Impact to Street Example: Harbor Highlands

16. Visual Impact to Street Example: Harbor Highlands

17. III. Vehicle Access

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

19. 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.

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

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

22. 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

23. IV. Fences, Walls, and Structures

24. 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’

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

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

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

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

29. Restricted Alley Access Example: Balboa Island

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

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

32. Alley Cross Section C Example: West Newport5’ 5’

33. V. Buildable Area

34. 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

35. 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

36. VI. Utilities

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

38. Utilities Example: Bayside and Carnation