No, this Newport Beach home cannot add the requested driveway from Riverside Avenue. The City Council adopted Resolution No. 2026-92 on a 6 to 1 vote, denying the waiver, so the proposed new garage must take access from the alley.
What the city decided
The property owner asked the city to waive its driveway policy for a planned replacement home with a three car garage. The request would have allowed garage access from Riverside Avenue instead of the alley. The Council denied that request on October 13.
Where and who it affects
The decision concerns 2700 Cliff Drive, a corner lot that also fronts Riverside Avenue. A 15 foot wide alley runs along the northeastern property line. The lot is zoned for a single home, and the existing home already uses the alley for vehicle access.
The decision addresses the driveway request for this property. Owners within 300 feet received mailed notice before the meeting.
What it could mean for your property
For this lot, the new garage must use the alley. The applicant submitted an alley access concept with the garage placed perpendicular to the alley and set back five feet from the garage frontage.
The staff report says that design shows a three car garage can be configured with alley access. It may still need changes for driveway grades, vehicle movement, drainage and other city standards. The documents do not provide a final house design, permits or construction dates.
City policy generally requires new residential development next to an alley to take all vehicle access from that alley. The policy is intended to preserve street parking and reduce traffic conflict points.
The denied Riverside Avenue driveway would have created a new curb opening where street parking is otherwise available. It also would have added a vehicle crossing over the public sidewalk and another traffic conflict point on Riverside Avenue. The staff report lists no fiscal impact.
Questions to ask before you buy or build
- Does the property border an alley that must provide all vehicle access?
- Can the planned garage meet city standards for grades, maneuvering and drainage?
- Does the design require a new street curb opening?
- Are utility conditions blocking practical alley access?
What happens next
The waiver has been denied, and garage access for the proposed development will continue from the alley. The documents do not state the final design, permit schedule or construction date.