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Home My WebLink AboutH-2f - Correspondence - Letters From Residents On Cliff DriveNEWPORT HEIGHTS IMPR OVEMENT ASSOCIATION P. 0. BOX 2105 NEWPORT BEACH, CALI FORNI A 92663 OFFICERS KEN FOWLER, Pre si d ent RES: 548-2372 OFF : 642-1660 NELSON ROBINSON, Vice Pres id ent RES : 548 -5647 OFF : 642-7000 GLENN DYSART, Treasurer FAREL WALKER, Secretary DIRECTORS FORREST FULLMER ROLAND LANDRIGAN L. H. McBRIDE JOHN RUTAN GLEN TRAVERS JOHN WELLER CITY OF NEWPOR'I' BEA CH CITY HALL NEWPORT BEACH, CALIF. ATT N: Y~YOR HIRTH .MEt1BE R'S, OF CITY COU NCIL DEAR SIRS: FEB. 22, 1972. ATTACHED ARE LETTERS THAT WE RECEIVED FROM RES IDE NTS ON CLIFF DR. SINC E THES E LETTERS P ER TAIN TO TH E 2209 CLIFF DR. JO B, THAT WILL BE ON THE AGEN DA ., FEB . 2,8 . WE ARE FO RW ARDI NG THEM TO YOU. TO WR OM IT MAY CO NCERN: The lot at 2209 Cliff Drive was a ravine through which floved water which drained from Irvine Blvd. When we built our ho'.Ile above the ravine in 1940, this property was all a hill and Cliff Drive was a narrow dirt lane running along the foot of our lot. Around 1945 or thereabouts t ~ey widened and paved Cliff Drive. The bulldozers pushed the dirt onto 2209, creating a lot at t he curb for a short distance and dropping off very steeply at the rear. ~IJ ~Jkt:F . Innis McIntyre. v/ U -----"" ·., • ·-· ~ -. ---.· -----=---. -. -------. -·-- ' STANLEY E. NASH 2200 CLIFF DRIVE NEWPORT BEA CH, C A LIFOR NI A 92660 January 26, Newport Hei gh ts Improvement Assn: We are str ingently opp o s e d t o t wo house s b e ing b uilt on one lot in a one-family zone. We feel the builder at 2209 Cliff Drive has a three-story house below and a two-sto r y house above, containing room for two bedrooms. The above hou s e he is trying to pass off as a accessory building. He is considerably over the heigth ordinance in order to have easy standing room in the upp e r rooms. We do not wish to deprive anyone, but we wish to uphold the standards of a prime residential district on this R-1 Zoned part of Cliff Drive. The city ordinance building quite possibly emergency sleeping, but going over fifteen feet except over the garage. be flooring. covering a fifte e n-feet heigh t ~or an accessory meant a room over the garage for stor age, or Mr. Pizone has built all over his entire front, and extending it practically across the lot, Over the gara ge he has put in wµat appears to In the accessory building he was allowed a full bath, but was not to have other outlets. He has _a full bath and outlets plumbed into the adjoining room. qis two-story structure stands out li~1 not in line with any of t h e adjoining buildings/ We earnestly ask a sizrable reduction in the height of this front building in order that he may not ever use the upper rooms, in direct vid3.tion of the city code. We also wonder about the amou nt of building which is considerable to the amount of yard space. F or reason s best known to Mr. Pizone, he assured Mrs. Nash and other neighbors that he was going to build only one story on eh~ street. Yours truly, NE WPOR T HE IGHTS IMPROVEMENT ASSOCI ATIO N OFFICERS KEN FOWLER, Pres iden t RES : 5 48-2 372 OFF : 6 42-166 0 NELSON RO B IN SON, V ic e Pr es id ent RES: 548-5 6 47 OFF : 642 -7000 GLENN D Y S A RT , Treasu r er P. 0. BOX 2105 NEWPORT BEACH, CALIFORNIA 92663 FEB . 1~, 1972 . I~ -A.ls } FA REL WALKER, S ec r eta ry DIRECTORS FEB 7 4 1972 D ate ............ ,., .. =....-m FORREST FULLMER ROLAND LANDRIG AN L. H . M c BRIDE CO PlfS SENT TO: . i ~ ~l •yor (g ;\l unager rn A lt u rn cy JOHN RUTAN GLEN TR A VER S JOHN WELLER CIT Y OF NEWP ORT BEA CH CI'I'Y HA L L D f'u~,li ,· °,;'/o -r'.S<c Oia~r-,·'-' L8J P l:rnui r\i..:; il:l iI:.ecl~r. 'D U lhcr NEWP ORT BEA CH , CALIF . 9 2 660 D ,,, rn CounrJ.l;.uL= Ci,.q/ AT 'rN : ED H I RTH , HAYOR. CIT Y COU N CIL, MEMBER S. [!), 1> ,.....,__.,...._,., DEAR SIRS : T HE N }~WPO :E'tr HEIGH:rs HIPR01 E ~·T'~N T ASS N , WO ULD LI KE TO :SR I NG T O YOU R AT·I'~NTI OH , A BUIL DI NG P ROJZCT BE I NG CONSTRUCTED AT 2 2 09 CLI FF D:i . I N NEWP ORT HEIGHT S . T HE 3U ILDING I N QU ES TION I S N OH I N T HE FRAM I NG S T AGE AND WS NT BE- FORE T HE PLAN NI NG CO I'!M ISS ID:~ FEB . 3,1 9 7 2 , FO R A '!AR I AN CE , BE CAUSE THEY WERE F'OU N D TO B E I N V IOLATI ON OF T:IE HE I GHT LI MIT. (VAR I AN CE # 1016, I TEM :fj 4 ON T HE AG:3:iJDA ) AT THAT TI ME WE ASK THE PLANN I NG COMM . TO CO NSI DER T HE NE I GHB OR - HOOD AN D HAVE T HE .B UILDI NG LO WERE D rr o COMF ORl'i WITH T HE ADJAC ENT DWE LLINGS ' Wd IC H WOULD I'!f EAN TO E LI MI NA·rETHE LO F'T OF T HE A cc ;ss - SO RY B UILDPJG . T HE P L .lillN I NG cor,:r,1. STA T E D T R.'1.T T HIS WAS OUT OF SEQUEN CE WITH T HE BUSI NESS AT HAN D. THEREFORE WE ARE AS K I NG T HE CITY COU N CIL TO REV I EW T HE FOLLO WI NG ITEi1IS AN D GI IE CO NS I DER.AT ION TO OUR REQUEST , T HA T T HESE I TEM S BE AI RE D AT A PU BLIC HEAR I NG OF THJ CITY COUN CIL. 1. GRA DE L EVEL S I N SUHVEY OS.S REP ORT, TO SUP P ORT HE IGI-I'r LI MIT. 2. P OSS I B ILI 'l'Y OF TH IS BE I NG A NULTI BL E DWEL LI NG ON R -1 LO T . J. OWt-TER.-BUILDER TAK I NG C"SR T A I N LIBERTI ES OF P HASES OF c;I! H I S CO NS TRU CT I ON 'ilI TH OUT GOI NG BA CK TH RO UG H TH E BUIL DI NG OR P L A.l\TN I NG DEPTS . 4. WERE SOIL AND CO I~'.PACTIOi'J T ZS'r S ?11\.DE TO COi••!P LY WITH BUIL DI NG CO D:SS ? WE FOffiJ D THE S URVEYOR S DI D T HE I R W03K. AFTER COI-JSTR U CTION WAS lP:.JD~R WAY . NEWPORT E GMTS IMPR OVE MEN T ASS( ;A TION P. 0. BOX 2105 NEWPORT BEACH, CALIFORNIA 92663 OFFICERS KEN FOWLER, President RES : 548-2372 OFF : 642 -1660 NELSON ROBINSON, Vice President RES: 548 -5647 OFF: 642 -7000 GLENN DYSART, Treasurer FA REL WALKER, Secretary DIRECTORS FORREST FULLMER ROLAND LANDRIGAN L_ H_ McBRIDE JOHN RUTAN GLEN TRAVERS JOHN WELLER 5. {E WOULD LIK E TO BR I ~G TO YOUR ATT SN TIO~T TH E DECISION RENDER £D BY TJ-IE PLAN N ING CO ViM . TO P:iOTEGT 1.JIE;tiS IN THE NEIG:I3 0RHOOD OF 3300 V IA LI DJ. ( CLIPPING ATTACHED) THA NK YOU FOR YOUR KIND CO NS IDERA TION . IF YOU NEED MORE INFORMA TION PLEASE, FEEL FREE TO CALL ME. PHO NE. 54 8 -3744- -:=:, - Pria~~r s Oo~t Co~ l@in inium ; Ne ~gh~or s' View1 Prot®tted - The -Planning Com-possibly -defeat their mission of Newport Beac h purp os e. approved, subject to For example, the staff certain conditions, a three-expl a ined, furniture, story condominium with -plants and nec es s a ry four units and five boat balcony walls and railings . slips. would still obstruc t the Locat ed at 3300 Via Lido view from the adjacent on the northerly side of Via property. Lid o westerly of the Lido Commissioner Don Isle Bridge, the structure Adkinson brought out th e is permitted zero setba ck point that -view con- from the waterfront with siderations involve not the exception of the only the scene from the westerly 20 feet, where a front qf a building, but also ten foot setback is required . •the que stion of the privacy to preserve the view from of adjacent residents. the adjacent two-story Balconies, he expl aine d, building . on the waterfront sid e of The builder, while the westerly twe nty fee t of agreeing -to the ten foot the proposed structure ground level s etback of the could permit inva s ion of western section, still the pr ivacy of the residents requested zero setb a ck of the structure next door. balconies on all units. People on these balconies could loo k b ack directly The corrimisssion felt into the living ro oms of that even though the front such neighbors. SINC ER:SLY, NEWPORT HEIGHTS I MP . ASSN. {PRESIDENT) yard setback of the Final approval was westerly 20 feet complied granted /¼-":iject to the with their desire for build eri~/ !ceptance of preservation of vi ew at sever ~, r'commission ground level, retenti on of reco rr.r'.n Ida tions , par- balconies on the second ticul ar1y ~e deletion of the a-~~ -t~~~~-~-1_°.-~.-~s_c_o_u_Id __ w_es~balco~~s: ·-··. _ __,, _______________ -----·------··------------- ' I •• STUD Y SESSI ON AGENDA I TEM NO . 2 (C-l ) 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. RVH/kk (H-2f ) I • TO: FROM: SUBJECT: CITY OF NEWPORT BEACH DEPARTMENT OF COM MUN ITY DEVELOPMENT Director Building Administration Supervisor Construction at 2209 Cliff Drive February 24) 7972 The buildings being constructed by Ed Pisoni at 2209 Cliff Dr iv e, have generated questions concerning t he ir height an d intended use. I have investigated the job and have arrived at the following conclusio ns and requirements. The job consists of two separate buildin gs. One bu ild ing is a single family dwelling; the other building is an accessory building, wh ic h ha s 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 avera ge 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 wa ll s of a building, including projecting balconies." For the purposes of measur - ing building height, the elevations must be taken at 11 natural 11 grade and not at 11 artificial 11 grade. The subject lo t has approximate ly 3 to 8 feet of fill over the surface. This was determined from the soil report prepared by Internation Testing Laboratories, and by t alk i ng to Pat Dunigan of our Public Works Department. The fill apparently was placed in 1948, which would make it approxima te l y 24 years old . It has been traditional for the City to accept fills of this age as confor mi ng to the term natural grade. By locating the grade at ~ach co rner of the accessory building, it has been determined tha t th is bu i ld ing is less than 15 feet above the average grade. A notch 3 feet by 6 feet wide was cu t in the front elevation of this structure in order to est a bli sh four additional grade points on the high side of the structure .. This served to raise the average grade which would permit an overall higher bu ilding . 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 gra de has been checked in the same .manner as the accessory building; that is, by using the elevations establis hed on or nea r the top of the existin g 24 year old fill. When measured in this fashion, the structure is less than 35 feet high. 2209 Cliff Drive ..................... page 2 Charqes have also been made that this main structure is three stories, wher~ 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. ,Pisan i remo ve all electrical outlets and all telephone outlets at the upper level. He has also been required to reduce the floor area of that l eve l to a narrow walkway which serves as an exit from the pe rmit- 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 remainin g 26 by 10 foot wide area has been re duced in width by 6 feet . This i s being accomp li shed by installin g a perman- ent partition witl1 th e only openin g being a 32 by 32 inch at tic access . This att ic 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 contains 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 . Pisani 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. • • pv attachments BOB FOWLER I·,••·',',·. '.' ,' ,•· .·,