City of Del Mar. Design Review Board Wednesday, June 25, 2014 Action Minutes

Transcription

1 City of Del Mar Design Review Board Wednesday, June 25, 2014 Action ROLL CALL 6:00 p.m. Present: Chair Mighdoll, Vice-Chair Michalsky, Board Members Curtis, Bekkar, and Ex-Officio Cecil Absent: Board Members Crouch, and MacDonald Staff: Senior Planner Bator, Associate Planner Smith APPROVAL OF MINUTES UPDATE MOVED BY VICE CHAIR MICHALSKY, SECONDED BY BOARDMEMBER BEKKAR, TO APPROVE THE MARCH 26, 2014 DRB MEETING MINUTES, AS AMENDED. VOTE: 4-0-2; MOTION APPROVED, BOARDMEMBERS CROUCH AND MACDONALD ABSENT Senior Planner Bator gave an update on the following: The appeal of the DRB s conditional approval of application DRB (Del Mar Ventures, LLC) to construct a replacement home at 340 Ocean View Avenue. The Council s Initial Consideration of the appeal is scheduled for July 21, On July 7, 2014, the City Council will interview two candidates for the open DRB member position. HEARING FROM AUDIENCE ON ITEMS NOT LISTED ON THE AGENDA (ORAL COMMUNICATIONS) DESIGN REVIEW BOARD/STAFF DISCUSSION (Non-Application Items) DISCUSSION AND BRIEFING (Application Items) Senior Planner Bator gave a briefing of the items listed on the agenda, noting that Item #3 was eligible for the meeting s Consent Calendar. CONSENT CALENDAR After clarifying questions from the DRB were answered by the project architect, Board member Michalsky suggested placing Item # 3 on the Consent Calendar. MOTION BY VICE CHAIR MICHALSKY, SECOND BY BOARDMEMBER CURTIS, TO APPROVE THE CONSENT CALENDAR CONSISTING OF ITEM # 3, DRB-14-19/CDP VOTE 4-0, Board members Crouch and MacDonald absent. City of Del Mar, 1050 Camino del Mar, Del Mar, CA Phone: Fax:

2 Page 2 of 7 CONTINUED APPLICATIONS: ITEM 1 DRB Prior to the meeting item continued, date certain, to the July meeting. APN: Location: 1663 Luneta Drive Applicants/Owners: Galen and Terri Pavelko Agent: Alex Friehauf, Friehauf Architects Zone: R1-10 Contact Person: Katie Benson, Assistant Planner Description: A request for a Design Review Permit to construct an addition, remodel and convert a duplex to a single-family residence with a detached garage and associated landscaping and site improvements. NEW APPLICATION(S): ITEM 2 DRB CDP APN: Location: th Street Applicants/Owners: Andrew and Belinda Donner Agent: Bokal and Sneed Architects Zone: RM-East Overlay Zone: Floodplain Contact Person: Joseph Smith, AICP, Associate Planner Description: A request for a Design Review and Coastal Development Permits to demolish an existing single-family residence and construct a new, two-story, single-family residence with attached garage, landscaping and associated site improvements. Note: This project is located within the Coastal Commission s appeals area. Associate Planner Smith presented the staff report. Disclosures Board Member Michalsky visited the site and surrounding properties. Board Member Bekkar visited the site and surrounding properties. Board Member Curtis visited the site and surrounding properties. Chair Mighdoll visited the site and surrounding properties. Public Hearing Opened Rich Bokal, applicant s representative, presented the project to the DRB, explained the CPP process for the project, and summarized the design revisions that were made in response to concerns raised by neighbors at the CPP. Board members, asked clarifying questions of the applicant s representative. Bruce Dougmore, Landscape Architect, spoke in response to a Board member question regarding the proposed privacy hedge heights for existing vegetation that is proposed to remain. Rich Bokal, at the request of the Chair, pointed out several of his firm s projects in the area using staff s aerial photograph.

3 Page 3 of 7 Rich Bokal, additionally explained to the Board the reasoning for designing the lowest habitable floor to be 2-5 feet above the Base Flood Elevation (BFE) required by FEMA. Senior Planner Bator, gave additional information to the DRB regarding the City s regulations and FEMA s regulations for floodplain projects. Tim Creyaufmiller, provided testimony that the project would be massed against the eastern side of his client s property and would block out sunlight and create too much bulk. Rich Bokal, in rebuttal, explained the design concept and constraints associated with the property, in response to Mr. Creyaufmiller s testimony. Public Hearing Closed Deliberation Board Member Michalsky, raised concern about potential impacts from the hedges and landscaping, and potential privacy impacts to the neighbor s master bedroom that could arise from the location of the proposed balcony. Board Member Bekkar, felt that the western portion of the building, even as revised, does create massing impacts to the neighboring property to the west. Board Member Curtis, felt that some consideration to the maximum achievable height of the hedges should be made by the Board. Rich Bokal, in answering a clarifying question of the Board, offered to drop the floor level of the home by one foot. Chair Mighdoll, stated concerns about the western hedge and view and privacy issues for the Crouch residence created by the south deck. Board Member Curtis, suggested that the architect address: 1) privacy issues on the Crouch side of the lot due to the size and orientation of the south-covered deck; 2) bulk and mass impacts associated with the overall structure height and south-covered deck; and 3) light and air issues on both sides of the lot resulting from vegetation along the east and west property lines. The Board suggested the following revisions for the applicant to consider: 1) reduce the size of the south deck roof; 2) reduce the size and/or orientation of the south deck; and 3) indicate a maximum height at which the east and west hedges would be maintained. Based on the project s inconsistency with the following DRO Sections: H view blockage, d invasion of privacy, and F light and air, the Board continued the project, with the applicant s consent, off calendar. ITEM 3 DRB CDP APN: Location: 2112 Ocean Front Applicants/Owners: Jonathan and Polly Levine Agent: Batter Kay Associates

4 Page 4 of 7 Zone: R1-5B Contact Person: Joseph Smith, AICP, Associate Planner Description: A request for a Design Review and Coastal Development Permits to demolish an existing single-family residence and construct a new, two-story, single-family residence with an attached garage, and associated landscaping, hardscape and site improvements. Note: This project is located within the Coastal Commission s appeals area. This item moved to and approved on the Consent Calendar, per the staff recommendation. ITEM 4 DRB CDP APN: Location: th Street Applicants/Owners: Craig Harris Agent: Gary Cohn, Architect Zone: R2 Contact Person: Matt Bator, AICP, Senior Planner Description: A request for Design Review and Coastal Development Permits to construct new first and second-story additions to a one-story single-family residence in the R2 Zone. Note: This project is located within the Coastal Commission s appeals area. Senior Planner Bator presented the staff report. Disclosures Board Member Michalsky visited the site and surrounding properties Board Member Bekkar visited the site and surrounding properties Board Member Curtis visited the site and surrounding properties Chair Mighdoll visited the site and surrounding properties Public Hearing Opened Gary Cohn, applicant s representative, presented the project to the DRB. He explained the design considerations made due to site constraints and the stated concerns of surrounding neighbors. He summarized the design revisions that were made in response to concerns raised by neighbors. Board members, asked clarifying questions of the applicant s representative. Gary Cohn, identified the designated view corridor across the project site and discussed the location where photos of primary living area were taken from at the five concerned neighbors properties. Board Member Michalsky, noted that a majority of the applicant s representative s photos presented were taken from adjacent deck areas and not from the interior of the residences where the primary living area is established pursuant to the DRO. Board members, requested additional clarification regarding alternate locations for

5 Page 5 of 7 development. Gary Cohn, discussed alternative locations for development and site constraints. Craig Harris, property owner, discussed the project design with consideration for neighbor concerns. Carl Hillenbrand, 1320 Ocean Avenue, stated not being noticed for the DRB meeting and discussed design alternatives. Tom Nelson, th Street, representing the owners at 1344 Ocean Avenue, presented concerns for view blockage and design alternatives. Dave Patterson, gave his time to Jerry Grindle. Mark McGrath, th Street, stated concerns with design and potential view blockage. Jerry Grindle, 116 Melanie Way, presented photographs from neighboring primary living areas and cumulative view impacts associated with the proposed development. Gary Cohn, in rebuttal, explained the design concept and constraints associated with the property, in response to comments made. Public Hearing Closed Deliberation Board Member Curtis, cited concerns about primary view blockage on neighboring residences. Board Member Bekkar, stated concerns with primary view blockage on neighboring residences. Board Member Michalsky, stated concerns with primary view blockage on neighboring residences and discussed feasible design alternatives available in lieu of a second story. Chair Mighdoll, stated concerns with primary view blockage on neighboring residences. Chair Mighdoll summarized the Board s deliberations and stated the project s inconsistency with DRO Sections H unreasonable view blockage with respect to the following neighboring residences: th Street; 1320 Ocean Ave, Apt G; th Street; and th Street. Chair Mighdoll asked if the applicant would be willing to accept a continuance to address the DRO inconsistencies cited by the Board. Craig Harris, stated opposition to the Board s deliberations and requested the Board take a vote on the project. Senior Planner Bator, explained to Mr. Harris the process in the event the Board did take a vote and the appeal process on that vote. He also explained the option for a continuance to reconsider design alternatives.

6 Page 6 of 7 Craig Harris, accepted a continuance, date certain, to the July meeting.

7 Page 7 of 7 ITEM 5 DRB APN: Location: 104 Stratford Ct. Applicants/Owners: Ellen Osinski Agent: Don Countryman, Donald A. Countryman Design Associates Zone: R1-40 Contact Person: Katie Benson, Assistant Planner Description: A request for Design Review Permit to construct outdoor improvements to an existing residence including: a new outdoor patio cover; a new outdoor barbecue; and site wall improvements. Associate Planner Smith presented the staff report. Disclosures Board Member Michalsky visited the site and neighborhood. Board Member Bekkar visited the neighborhood Board Member Curtis visited the site Chair Mighdoll visited the site Public Hearing Opened Don Countryman, applicant s representative, was available for questions of the Board. Public Hearing Closed Deliberation Chair Mighdoll, summarized the Board s deliberations that the project did not appear to violate DRO Section H with respect to impacts on private views. MOTION BY VICE CHAIR MICHALSKY, SECOND BY BOARD MEMBER BEKKAR, TO APPROVE APPLICATION DRB-14-29, SUBJECT TO THE CONDITIONS CONTAINED IN THE STAFF REPORT Vote: 6-0 ADJOURNMENT Board adjourned at 8:52 p.m.