NEWPORT BEACH : Residents Worried by Threat to Views

Fran Bennett knew her house hunting was over when she stumbled upon Newport Heights, where the gently sloping terrain provides residents with some of the city’s most spectacular bay and ocean views.

Now, four years after her family moved to the area, Bennett and other residents fear their vistas--and the community’s distinctiveness--could be threatened by proposed changes in a city ordinance that governs limits on building heights.

Newport Heights is on a hill directly above Coast Highway in an area of the road known as Mariners Mile. The stretch of highway is dotted with pricey restaurants, real-estate offices and boatyards.

Residents worry that the City Council might alter the wording of Newport Beach’s height ordinance, making it easier for developers to construct buildings on Coast Highway that obscure the views from Newport Heights.

“This isn’t New York, it’s Newport Beach,” Bennett said. “We bought in this area largely because of the views--not just the view from the homes but from the streets and the parks. The views (define) . . . the whole feeling of the neighborhood.”

Residents expressed their fears about the issue at last week’s council meeting, where some council members said they are considering modifications to the height ordinance. Residents also distributed flyers in the neighborhood warning of possible city action. The council will take up the item again at its meeting Monday.

The height limit for flat-roofed buildings on Mariners Mile is 26 feet. But developers can request a waiver from the Planning Commission that allows flat-roofed structures as tall as 35 feet, said James D. Hewicker, the planning director.

The existing ordinance states that before granting a height waiver, the Planning Commission must consider how the project would affect the views from nearby streets and parks.

Some council members have expressed interest in changing the ordinance’s wording. Critics fear the alterations would threaten their neighborhood’s views by making it optional for the commission to consider local vistas when deciding a height waver request.

Councilwoman Evelyn Hart opposed the changes and said the city should work to protect the views in Newport Heights.

“These are very expensive homes,” said Hart, noting that some houses in the area sell for $2 million or more. “People don’t appreciate losing their views.”

Hart said developers should be encouraged to design buildings that preserve as many hillside views as possible. One way of doing this is to utilize slanted roofs that block out less of the view from Newport Heights and other neighborhoods above Coast Highway, Hart said.

Residents said they are concerned less with a specific project that would obstruct views than with what they see as the city’s lack of concern about view preservation. They fear that developers would be quick to take advantage of any loosening of the height regulations.

“This is a beautiful area--the views of the bay are wonderful, not just from the homes but from the parks as well,” said resident Margit Motta.

Theatened Vistas Newport Heights residents worry that changes in city’s height limits would allow Mariners Mile developers to block their views.