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Home My WebLink AboutH-2f - Construction At 2209 Cliff DriveSTUDY SESSION AGENDA ITEM NO. 2 (C-1) (H-2f) CITY OF NEWPORT BEACH February 24, 1972 TO: City Council FROM: Department of Community Development SUBJECT: Construction at 2209 Cliff Drive, N.B. Attached is a copy of a report on the residence being constructed at 2209 Cliff Drive, Newport Beach, as requested by the City Council at the meeting of February 14, 1972. Respectfully submitted, /1 R tV.('HOGAN,(, Di rector v' RVH/kk CITY OF NEWPORT BEACH DEPARTMENT OF COMMUNITY DEVELOPMENT February 24, 1972 T0: Director FROM: Building Administration Supervisor SUBJECT: Construction at 2209 Cliff Drive The buildings being constructed by Ed Pisoni at 2209 Cliff Drive, have generated questions concerning their height and intended use. I have investigated the job and have arrived at the following conclusions and requirements. The job consists of two separate buildings. One building is a single family dwelling; the other building is an accessory building, which has a garage with a bedroom and bath attached. The Newport Beach Zoning Code established separate height limits for each of the buildings. The accessory building is limited to 15 feet above average grade, and the main dwelling building is limited to 35 feet above average grade. Section 20.02.200 of the Municipal Code defines the term grade as "the average of the ground level at all the corners of the exterior walls of a building, including projecting balconies." For the purposes of measur- ing building height, the elevations must be taken at "natural" grade and not at "artificial" grade. The subject lot has approximately 3 to 8 feet of fill over the surface. This was determined from the soil report prepared by Internation Testing Laboratories, and by talking to Pat Dunigan of our Public Works Department. The fill apparently was placed in 1948, which would make it approximately 24 years old. It has been traditional for the City to accept fills of this age as conforming to the term natural grade. By locating the grade at each corner of the accessory building, it has been determined that this building is less than 15 feet above the average grade. A notch 3 feet by 6 feet wide was cut in the front elevation of this structure in order to establish four additional grade points on the high side of the structure. This served to raise the average grade which would permit an overall higher building. This tech- nique has been used many times in the past and is a permitted practice under our present laws. The main structure which is permitted to be 35 feet above average grade has been checked in the same,manner as the accessory building; that is, by using the elevations established on or near the top of the existing 24 year old fill.. When measured in this fashion, the structure is less than 35 feet high. 2209 Cliff Drive page 2 Charges have also been made that this main structure is three stories, where the Code permits a maximum of two stories. In order to reduce the possibility of the use of a third level, we have required that Mr. ,Pisoni remove all electrical outlets and all telephone outlets at the upper level. He has also been required to reduce the floor area of that level to a narrow walkway which serves as an exit from the permit- ted roof deck located at the southerly portion of the building. A 5 feet wide by 16 foot long strip of flooring, and supporting beams, have been removed. The remaining 26 by 10 foot wide area has been reduced in width by 6 feet. This is being accomplished by installing a perman- ent partition with the only opening being a 32 by 32 inch attic access. This attic space is approximately 6 feet wide by 26 feet long. As stated earlier, all electrical and telephone outlets have been re- moved from this space. This structure now c: vitains two levels of habitable space which consists of one bedroom, a living room, kitchen, and bathrooms, and an open roof deck area. The accessory building has been suspected of being designed for use as a separate apartment. In order to discourage this, we have required that Mr. Pisoni remove all plumbing which could serve to supply water and drainage for a bar or a sink unit. We have also required that he remove a section of the mezzanine area which had approximately 6 feet 6 inches headroom, and remove all electrical outlets and telephone outlets in this mezzanine area. The unit, as constructed, does not contain facilities for cooking. Even though this bedroom is separated from the main structure, it would not be permitted to be used as a rental unit, and the lot now contains a total of two bedrooms. Attached are sketches showing the method of determining average elevat- ion, and also sketches showing the grades for the accessory building at the subject address. BOB FOWLER pv attachments n • 7 5Lr. >< L.• =EP. . EL 10,5 -,T1 PLA i\AUM35 ASOVE-. • ELEVATtO • _KE C t.'4,4177 OF it/E7FOR7 Z3EACH CXL/1-: PilL:P.41,ZD Die PI. .4 4,71/1.1,2 D.FP.4 R77.2 Ear ' ' PLAIMM 0 D/RZCTOR 2Th k\ L 2:VAT' 0 ()S ri • 2_ 8 9 5 (r( Zie,1_20L) 1 T.- • • • (°0 PS 1°2) C4 I tii,\G‘c'• Ci.)POLAPa C"710 \ 0\ SI 2W:rc '(W:). () o-cg r;14, To c)31._s,H • &RC: pcamil-To oc: U\dt TS -C;C:C -To Pt...N.\k\Ntec: et 4. bis,Sat IVPRoVA.t....704RLOG4A P -,ZZM ror .7SS- 4Varth,"E, E.-AS_- (-) PERATs E3 M-L\i;1 v\UN/i r_)G 74AI 7a a sQcarSt:.; (DP Lav E L .•1* 71A1-47-_. CL)P Kt.-:1?_s OP -mcc, ',24.Teaco • WALLS CF- ,4 100.20 1 UJDiN• rt , . ; •i 1 ••1 r•-r 1. I K. Eif f • C. . 4. CI77 OP IJEM:/:ORT' EEACH CAL/ff. PROEP4RD Y pL,A1,47/1.10 DSPARTLIa*Nr ;.Y. t4Y .2 X PL 411111 / /10 DIR.FCroa c.---)/e4.0c •_. • . c IF ic: f•.") T • A t!t t: 198.4. 199.0 199.0 199.0 199.0 199.6 197.4 197.8 1589.2 1589.2 i 8 = 198.65 (Average natural grade)