HomeMy WebLinkAbout3.1_Materials Received_PA2010-034Ale-
Correspondence
Item No. 3a
Fischer Residence
PA2010 -034
9- 151- //
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9 ay 18 2011 6:53PM
HP LRSERJET FAX
PLANNING DEPARTMENT
MAY 19 2011
CITY OF NEWPORT BEACH
Correspondence
Item No. 2b
Fischer Residence
PA2010 -034
Chairman and Member of the Planning Commision
City of Newport Beach
3300 Newport Blvd.
Re: Variance: VA2010 -001
Ref: 3725 Ocean Blvd. Corona Del Mar.
Dear Members of the Planning Commission,
P.1
Derek M. Torley
227 Marguerite Ave.
Corona Del Mar, 92625
May 18, 2011
Allow me first to introduce myself as a 36 year resident of Corona Del Mar who is well
versed in issues of construction as well as view preservation. I have reviewed the
plans as well as the Issues related to the variances requested by Dr. Desmond Fischer
with respect to his proposed building project for his newhome at 3725 Ocean Blvd.
I wish to affirm my full support for Dr. Fischer's new home construction and also want
to voice my strong support for the very reasonable variance requests made.
Many homes along Ocean Blvd have already been granted variances for building height
exceeding the normal envelope and to exceed curb height as necessary for garage and
house entry. As well, on the Ocean side, the proposed building is well within the string
Iine and in fact even behind the string line to the North in consideration of the
neighbor on thatside.
The proposed new home will significantly enhance public views along Ocean Blvd. as
the new property is much lower than the old property, Even the portion above curb
height is restricted to the minimum necessary for the garage and house entry and to
allow for handicapped access. The North portion of the new home will be significantly
below curb height further enhancing views. Aesthetically the house will add to the
beauty of the neighborhood, improve home owner views across the road and improve
property values and the tax base for all residents.
Thank you for taking the time to read my comments in full support of the new
construction and variances requested for 3725 Ocean Blvd., Corona Del Mar, 92625
Yours truly,
b "11fi, q,
Derek M. Torley
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Applicant Statement
Item No. 3d
Fischer Residence
PA2010 -034
GOOD EVENING MEMBERS OF THE PLANNING COMMISSION. MY NAME IS
DESMOND FISCHER AND I HAVE BEEN THE OWNER OF THE 3725 OCEAN BLVD
PROPERTY SINCE 1991.1 WANT TO THANK THE PLANNING COMMISSION STAFF
WITH WHOM MY ARCHITECT - JOHN MCINNES - HAS WORKED DILLIGENTLY
NOW FOR SEVERAL YEARS.
IN MAKING THIS APPLICATION, I WAS FACED WITH THE ALTERNATIVES OF A
MAJOR REMODEL OF THE EXISTING STRUCTURE OR THE MORE COMPLICATED
TASK OF BUILDING A NEW HOME WHICH WHILE ALLOWING ME MORE LIVING
SPACE NECESSITATES DEMOLITION OF THE EXISTING RESIDENCE AND
CONSTRUCTION OF A MUCH LOWER HOUSE. THERE WILL BE A NEGATIVE
IMPACT TO ME AS THE OWNER SINCE THIS ROUTE MAKES GARAGE ACCESS MORE
DIFFICULT AND RESTRICTS VIEWS FROM THE NEW HOUSE SINCE BEING LOWER
WILL RESULT IN RETAINING WALLS BLOCKING LATERAL VIEWS FROM MOST OF
THE DWELLING. I DO BELIEVE HOWEVER THAT THE DIRECTION I HAVE CHOSEN
WILL ULTIMATELY RESULT IN A MORE ATTRACTIVE HOME AND BE A BENEFIT TO
MYSELF, THE CITY AND MY NEIGHBORS.
THE CURRENT STRUCTURE IS QUITE FRANKLY A BLIGHT ON THE
NEIGHBORHOOD, THE HEIGHT OF THE STRUCTURE, THE EXISTING GARAGE AND
THE PRIVACY WALL BLOCK VIRTUALLY ALL VIEWS OF THE OCEAN FROM THE
STREET SIDE OF THE PROPERTY.
THE NEW STRUCTURE WILL USE TOP QUALITY MATERIALS, BE CLAD IN
LIMESTONE AND AS WELL THE ROOF WILL UTILIZE LIMESTONE TILES RATHER
THAN LESS EXPENSIVE MATERIAL SUCH AS ROCK, GRAVEL, OR DECKING
MATERIAL. THIS WILL ADD ABOUT $50,000 TO CONSTRUCTION COST BUT
PROVIDE MUCH BETTER AESTHETICS TO SET OFF AND ENHANCE THE VIEW OF
THE OCEAN FOR THE WALKING PUBLIC AND NEIGHBORS.
IN SUPPORT OF MY APPLICATION, I WOULD LIKE TO OFFER THE FOLLOWING:
WE ARE ASKING FOR VARIANCES IN 3 AREAS. A) ENCROACHMENT INTO MY
FRONT YARD SETBACK;B) TO EXCEED CURB HEIGHT FOR GARAGE AND ENTRY;
AND C) TO EXCEED THE MAXIMUM 24 FOOT BUILDING HEIGHT FOR AN
EXTREMELY SMALL PORTION OF THE TOP LEVEL.
1. WITH RESPECT TO ENCROACHMENT INTO THE FRONT SETBACK, LET ME SAY THAT
THIS HAS ALREADY BEEN GRANTED NUMEROUS TIMES ON OCEAN BLVD. AND WHILE
IN OUR CASE THIS IS GOING DOWN 3 LEVELS, IT CAUSES NO NEGATIVE IMPACT ON
THE SITE, OR TO THE CITY'S INTEREST OR TO PUBLIC VIEWS. IT ALSO ALLOWS US TO
Page 1 of
DESIGN THE OCEAN SIDE ASPECT OF THE HOUSE IN A MORE ATTRACTIVE WAY SO AS
TO BE AN AESTHETIC BENEFIT WHEN LOOKING FROM THE SEA TOWARD THE BLUFF
AREA. IT ALSO ALLOWS THE HOUSE TO BE STEPPED BACK FROM THE OCEAN SIDE
PROVIDING A BENEFIT TO MY ADJOINING NEIGHBORS.
2. IN ADDITION, WE HAVE ELIMINATED OUR ORIGINAL REQUEST FOR A
FRONT PATIO WHICH WOULD HAVE ENCROACHED FURTHER INTO THE
RIGHT OF WAY ALTHOUGH THIS BENEFIT HAS ALREADY BEEN GRANTED
TO OWNERS OF OTHER PROPERTIES ON OCEAN BLVD. IN THE IMMEDIATE
VICINITY.
3. IN REGARD TO OUR SECOND REQUEST WHICH IS TO EXCEED CURB HEIGHT
FOR THE GARAGE AND ENTRY:,
4. OUR MAXIMUM HEIGHT ABOVE CURB IS 3' - 10.5 " AND IS 7 "
LOWER THAN THE ABOVE CURB HEIGHT OF THE ADJOINING PROPERTY AT
3729 OCEAN BLVD. WHICH HAS BEEN GRANTED THE SAME VARIANCE AS
WE ARE REQUESTING. THIS VARIANCE IS NECESSARY DUE TO THE
UNIQUE NATURE OF THE LOT WHICH HAS A SHORT DISTANCE FROM CURB
TO GARAGE, AND A SIGNIFICANT SLOPE ALONG THE OCEAN BLVD
ROADWAY AND CURB AS IT GOES FROM NORTH TO SOUTH. WITHOUT
THIS VARIANCE IT WOULD NOT BE POSSIBLE TO ACCESS THE GARAGE.
THIS PROPERTY HAS ABOUT 12 TO 15 FEET LESS DISTANCE FROM THE
CURB TO THE FRONT OF THE GARAGE AS COMPARED TO THE RECENT
NEW CONSTRUCTION AT 3631 OCEAN BLVD. WHICH IS THE REASON THAT
OUR GARAGE IS ABOVE CURB HEIGHT.
S. THE INTERNAL GARAGE HEIGHT HAS BEEN DESIGNED TO THE MINIMUM
POSSIBLE HEIGHT OF 7'11" NECESSARY FORA GARAGE DOOR. IN
ADDITION, THE ADJACENT ENTRY TO THE HOUSE HAS SIMILARLY BEEN
DESIGNED TO HAVE AN INTERNAL HEIGHT OF B' WHICH IS THE MINIMUM
ALLOWABLE FOR AN ELEVATOR AND ADEQUATE WHEELCHAIR ACCESS AS
ONE OF THE OCCUPANTS OF THE HOME WILL BE MY ELDERLY MOTHER
AND AS WELL , I WOULD LIKE TO THINK THAT I T00 COULD CONTINUE
TO OCCUPY THE HOME IN MY LATER YEARS SHOULD I T00 NEED
HANDICAPPED ACCESS, A FEATURE NOW NORMALLY CONSIDERED BOTH
NECESSARY AND HUMANITARIAN IN ALL PUBLIC BUILDINGS AND WHICH
THE CITY ITSELF HAS APPLIED IN MY CASE WITH RESPECT TO DRIVEWAY
AND SIDEWALK CONSTRUCTION.
Page 2 of 5
6. IT IS NOT POSSIBLE TO BUILD THE GARAGE LOWER AS IT WOULD NOT BE
POSSIBLE TO DRIVE DOWN THE DRIVEWAY DUE TO THE STEEPNESS. TO
CONFIRM THIS WE HAVE HIRED AN INDEPENDENT ENGINEERING FIRM TO
STUDY TYPICAL CAR CLEARANCES AND DRIVEWAY GRADES TO
DETERMINE THE FINAL GRADE. MY ARCHITECT IS ABLE TO FURTHER
EXPLAIN THIS ITEM.
7. TO OFFSET THIS PORTION OF THE HOUSE BEING ABOVE CURB, WE HAVE
DESIGNED THE FOLLOWING FEATURES TO CREATE VIEW CORRIDORS IN
OTHER AREAS IN RECOGNITION OF THE BALANCE BETWEEN THE
OWNER'S RIGHT TO BUILD AND THE ABILITY OF THE PUBLIC TO ENJOY
VIEWS AS MUCH AS POSSIBLE.
8. ORIGINALLY IN COMPLIANCE WITH PUBLIC WORKS REGULATIONS WE
WERE TO HAVE A 1S% GRADE TO THE DRIVEWAY. IN WORKING WITH
PLANNING STAFF AND THE CITY ENGINEER WE WERE ABLE TO DESIGN A
DRIVEWAY SAFELY WITH A STEEPER GRADE REDUCING THE GARAGE
HEIGHT BY 1'3".
WE HAVE ELIMINATED THE CHIMNEY AND ARE USING SIDE VENTING TO
REMOVE A VIEW OBSTRUCTION THAT EXISTS ON EVERY OTHER HOME ON
OCEAN BLVD. REGARDLESS OF WHETHER THOSE HOMES ARE OR ARE NOT
ABOVE CURB HEIGHT.
WE HAVE DESIGNED THE NORTH ONE THIRD OF THE HOUSE SO THAT IT IS
TOTALLY BELOW THE CURB HEIGHT CREATING AN ENHANCED VIEW
CORRIDOR IN THIS AREA. WE COULD HAVE SLOPED THE ROOF,
INCREASED INTERNAL CEILING HEIGHT AND REDUCED THE VIEWS BY
MAINTAINING CURB HEIGHT BUT WE HAVE NOT DONE THIS CHOOSING TO
GIVE BACKA VIEW CORRIDOR TO THE NORTH IN EXCHANGE FOR THE
NECESSARY INCREASED HEIGHT OF THE GARAGE AND ENTRY PORTIONS
OF THE HOUSE.
BY USING LIMESTONE TILE ON THE ROOF WE WILL ENHANCE THE
ASTHETICS OF THE TRANSITION ZONE BETWEEN ROOF AND OCEAN AND
WILL HAVE SPENT AND ADDITIONAL $50,000 TO ACHIEVE THIS BENEFIT
FOR NEIGHBORS AND THE PUBLIC.
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THE OVERALL RESULT IS THAT NEIGHBORS OWNING HOMES ACROSS THE
STREET WILL HAVE INCREASED VIEWS AND INCREASED PROPERTY
VALUES AND THE WALKING PUBLIC WILL HAVE STUNNING OCEAN VIEWS
OVER THE NEW PROPERTY WHERE NONE EXIST TODAY.
9. THE CITY WILL BENEFIT FROM AN INCREASE IN THE TAX BASE BOTH ON
THE SUBJECT PROPERTY AS WELL AS FROM ITS' EFFECT ON NEIGHBORING
PROPERTIES.
10. IN REGARD TO OUR REQUEST TO EXCEED MAXIMUM BUILDING HEIGHT IT
MUST BE SAID THAT THIS EFFECTS ONLY A SMALL PORTION OF THE
UPPER BEDROOM ON THE NORTH SIDE OF THE PROPERTY AND THIS AREA
IS ALREADY BELOW CURB HEIGHT EVEN WITH THIS HEIGHT VARIANCE.
SIMILAR HEIGHT VARIANCES HAVE ALREADY BEEN GRANTED ON OCEAN
BLVD. IN THIS CASE IT IS AGAIN THE UNEVEN UNIQUE TOPOGRPHY OF
THE LOT THAT NECESSITATES THIS REQUEST. THE LINE OF THE
BUILDING, THE INTERNAL VOLUME OF THE HOME AND THE ROOF WERE
NOT DESIGNED SO AS TO NEED TO ASK FOR THIS VARIANCE BUT RATHER
THE WAY THE LAND SLOPES REQUIRES THIS SMALL CORNER OF THE
PROPERTY TO HAVE A VARIANCE.
11. IN CONSIDERATION FOR THE NEIGHBOR TO THE NORTH WHERE WE ARE
ASKING FOR A HEIGHT VARIANCE WITHOUT WHICH WE WOULD LOSE THE
ABILITY TO BUILD A BEDROOM, WE HAVE MOVED THE STRUCTURE BACK
FROM THE STRING LINE BY 2 FEET 5 " INCHES. THIS RESULTS IN A
COMPLETELY UNOBSTRUCTED LATERAL OCEAN VIEW BEING GIVEN MY
NEIGHBOR TO THE NORTH FOR THEIR KITCHEN NOOK AREA FROM A SIDE
WINDOW, WHICH IS NOT NORMALLY, EVEN A BUILDING CONSIDERATION
ON OCEAN BLVD. THEY ALREADY HAVE A COMPLETE FORWARD VIEW
WITHOUT OBSTRUCTION AND NO ONE ELSE ALONG OCEAN BLVD.HAS
DELIBERATELY BUILT SHORT OF THE OCEAN SIDE STRING LINE AS WE
ARE DOING, NOR BEEN ASKED TO. THIS IS TRUE EVEN IN LIGHT OF THE
FACT THAT THE PROPERTY TO THE NORTH EXCEEDS THE CURB HEIGHT
BY 9 FEET 6 INCHES AND THAT PROPERTY DOES NOT AFFORD ANY VIEW
TO THE WALKING PUBLIC OR NEIGHBORS ON THE OPPOSITE SIDE OF THE
STREET. FURTHERMORE, LATERAL VIEWS ARE NOT MATERIAL ON SUCH
NARROW LOTS WHERE WORLD CLASS BREATHTAKING VIEWS ARE THE
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FORWARD ORIENTED VIEW. I, IN FACT WILL LOSE MOST OF THE
POTENTIAL LATERAL VIEWS FROM THE NEW PROPERTY DUE TO THE
LOWERED HEIGHT AND FROM PULLING BACK FROM THE STRING LINE ON
THE NORTH SIDE.
12. WE HAVE ALSO KEPT THE SIZE OF THE HOUSE BELOW THE MAXIMUM
ALLOWED BUILD SIZE BY 340 FEET.
I WANT TO THANK THE COMMISSION MEMBERS FOR THEIR
CONSIDERATION OF MY COMMENTS AND THOSE MEMBERS OF THE PUBLIC
WHO HAVE COME TO SHARE THEIR VIEWS AND NOW WOULD LIKE TO
INTRODUCE MY ARCHITECT MR. JOHN MCINNES WHO WILL PRESENT
EXHIBITS AND ANSWER QUESTIONS.
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