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HomeMy WebLinkAbout20190607_JUSTIFICATION LETTER OLDHAM ARCHITECTS 2651 E. Chapman Avenue, Unit 110 Fullerton, CA 92831 p. 714.482.8296 ryan@oldham-architects.com June 7, 2019 City of Newport Beach Community Development Department RE: Project Description & Justification 4709 Cortland Drive The property at 4709 Cortland Drive is part of the Cameo Highlands neighborhood and has frontage along Pacific Coast Highway. The frontage along PCH serves as the homes rear yard space (the front entry of the home faces Cortland Drive) and sits approximately 15’ higher in grade than the adjacent edge of PCH. The front property lies about 8’ in from PCH at the norther western corner of the property to 3’-6” at the South Western corner as PCH widens. This area of the property fronting PCH is considered the front yard of the lot per Newport Beach zoning. Currently there is a ‘Keystone Block’ retaining wall built about 13’ inside the front property line retaining about 14’ of earth that makes up the developed part of the lot above PCH. The reason for this Coastal Development Permit is the owners at 4709 Cortland Drive, John and Mylinda Viola, intend to remove the existing retaining wall and construct a new 14’ high retaining wall in its place across the entire frontage of their lot. The need to build a new retaining wall is due to the fact that the existing retaining wall is showing signs of structural compromise and is considered by both the owners and the city as having the potential of failure and being a hazard. With recent wet winters the needs for a new retaining wall has heightened as the flow water behind the existing retaining wall causes greater pressure on the wall. The original wall was built in int 1990s under an existing planning commission action to allow a wall of certain design and height within the 30’ front yard setback area of the lot. This existing wall continues uninterrupted south along PCH for 12 properties that front PCH with our subject property being at the most northerly end. The wall was built as sloping keystone wall with geogrid fabric extending back into the hill. In undertaking the process of designing a new retaining wall the owners have hired a Geotechnical Engineer to provide recommendations for design. The Geotechnical engineer did research of the existing wall design and has found it to be inadequate in both it’s design and construction to serve as any long-term solution for retaining the earth along this property and has recommended full removal of the wall. As a replacement the Geotechnical Engineer has recommended a ‘Soldier Pile’ wall to be constructed. The soldier pile wall would be a vertical built wall providing adequate strength to retain the existing earth. To beautify the face of the wall the owners propose to provide a stucco finish in coordination with the same stucco finish the Cameo Highlands community uses for the entry wall features, with Bougainvillea planting to extend up the wall. The owners, in an effort to maximize their usable back yard space, have proposed to place this wall right along an easement line 10’ in from the front property line. By placing the wall in this location, the owners could gain approximately 9’ more of backyard depth. Due to the extensive cost of building such a wall, the owner’s feel that gaining usable yard space is a fair trade-off for the cost of building such a wall. The reason for the variance request is that placing the wall in this location (within 10’ of the front property line) and having the wall be vertical in design, does not conform with current city zoning requirements for a wall within a front yard setback area or with the wall design from the previous Planning Commission action. We feel this wall is justified in that it provides a better and more adequate design as recommended by our Geotechnical Engineer and provides for desired useable lot space. PA2019-107 OLDHAM ARCHITECTS 2651 E. Chapman Avenue, Unit 110 Fullerton, CA 92831 p. 714.482.8296 ryan@oldham-architects.com In summary, the existing wall is failing and poses a hazard. It is our belief, based on the conclusions of the Geotechnical engineer (page 9 of the Geotechnical Report), that the entirety of the existing wall should be replaced with a new, structurally sound wall. Due to bearing the sole, significant cost of installing such a wall, it would be a benefit to the owners to gain additional usable property by locating the wall closer to PCH than the current wall. We appreciate your consideration in this matter. Should you have additional questions about the current site conditions and the proposed design, please contact Ryan Oldham at 714-482-8296. Sincerely, Ryan Oldham Principal Architect PA2019-107