Permits recommended, attempts to appease LJ Farms neighbors not enough Findings for a site development permit (SDP) and coastal development permit (CDP) were granted by the La Jolla Community Planning Association at its March 1 meeting to the Encore Trust residence, located at 9872 La Jolla Farms Road, to construct a 21,592-square-foot single-family residence on a vacant 1.52-acre site. The project’s plans have been redesigned several times — culminating in a 25 percent floor-area ratio reduction, increased front and side yard setbacks, and elimination of plans for a separate guesthouse — to accommodate neighbors’ initial concerns about bulk and scale. “We went over all of the things neighbors wanted to talk about, and we tried to address each and every concern,” said applicant Martin Weinberg. “We’ve made a huge number of changes to accommodate for what the neighbors have asked.” He said the city was prepared to recommend the original project as complying with the San Diego Municipal Code and Community Plan. He also said the Coastal Commission had no objections to public views or the building design itself. “What they did care about was the preservation of the trail and the 15-foot view corridor on the north side of our house, so we worked to keep that,” Weinberg said. “We agreed to offer an irrevocable offer of dedication to the trail. We’ve provided these easements both on the side yard and the trail. The other thing we agreed to do was improve the trail conditions. We agreed to enhance it and provide additional space to widen it.” Additionally, the Weinbergs agreed to trim the trees on their property to a height of 30 feet. Despite efforts to cater to neighbors’ concerns, a number of dissatisfied La Jolla Farms residents attended the meeting with a petition signed by 65 neighbors to oppose approval of the permits due to blockage of the scenic overlook on Black Gold Road. Neighbor Mike Bruser said residents and tourists alike enjoy the public views from Black Gold Road, and the view ought to be preserved if at all possible. “[The applicant] maintains that as long as they stay within the building envelope that they get a free pass from the visual resource protection policies and recommendations,” said attorney Evelyn Heidelberg, representative for the neighbors. “There is an alternative building pad that will minimize the impact of roofline on the public view.” LJCPA president Tony Crisafi, also representing neighbors, presented an alternative plan that would put the Encore residence design on a lower building pad. “Our main objection to the proposed development is its encroachment and degradation of the public view as the result of its location on the site,” Crisafi said. “We suggest that the Encore design team push the project down eight feet and out of the public view.” He enumerated other residences nearby that are below the street level and stated that it would be geologically feasible. Neighbor Ervin Wheeler said the original property contained one of the first homes build in La Jolla Farms — a small, one-story adobe home that was built 15 feet below the street level. “We’re all used to seeing that. Even though the trees have grown up a bit, that view has been there for 30 to 40 years. It’s a big change,” he said. “It might be legal under the codes of the city to have a 30-foot house built up right against the street that kind of blocks that view, [but] there ought to be a way to keep the height limit down.” Despite neighbors’ pleas, most trustees found the project did, in fact, comply with the San Diego Municipal Code and the Community Plan. “The scenic overlook is defined in the Community Plan as a view over a private property from the public right of way,” said trustee Cindy Thorsen. “I just can’t find any aspect of this project that doesn’t comply with the Community Plan and Municipal Code. You can’t deny somebody their property rights if they comply.” Some trustees said the lot’s position on a slope renders the neighbors’ “third option” — the plan presented by Crisafi placing the structure on a lower building pad — impossible. Others said that even the best architect would not be able to build a large home on the sloped lot without it being visible in some way. “If we’re going to impose these restrictions on undeveloped private lots, it would make some lots virtually un-developable,” said trustee Phil Merten. “If you’ve got a view from the roadway that crosses private property, then no matter what you do you’re going to reduce that view. There’s no way to preserve it or enhance it.” The vote in favor of granting the CDP and SDP was 8-3-3. Time stands still for Kretowicz project The LJCPA denied a request for an extension of time (EOT) for the Kretowicz residence because of trustee concerns over noncompliance with Coastal Commission regulations. Thorsen cited the San Diego Municipal Code, saying, “The decision maker shall deny the extension of time if the project would not comply to state or federal law.” Thorsen argued that the California Coastal Commission’s decision to deny the project last July is a legal state decision, rendering the denial of the EOT appropriate. Property owner Ure Kretowicz argued there has been no contradiction with state or federal laws, and that trustees were going outside the auspices of their decision-making abilities in their denial of the EOT. “You have very strict parameters by which to make a decision on whether or not to grant the EOT,” Kretowicz told the trustees. “The parameter isn’t whether you have the decision to side or not side with the Coastal Commission. The only thing you’ve got to worry about in your decision tonight is: number one, are the plans detrimental to life and safety? And number two, has this application changed in any significant way to what was approved by the Planning Commission or the City Council?” Beautifying Coast Boulevard • Landscape architect Jim Neri presented final plans for the Children’s Pool Walkway Beautification project, a redesign proposal of the public promenade and belvedere on Coast Boulevard at the Children’s Pool. Neri’s plan includes a turnout by the belvedere to enlarge the viewing area, planters along the north wall, seaside seating walls, a public information area and sidewalk expansion to improve pedestrian flow and decrease congestion. La Jolla Parks & Beaches (LJP&B) have secured $10,000 for the project, and additional private donors and grants are being sought to fund the estimated $250,000 project. Trustees unanimously approved the concept plan and praised Neri and Phyllis Minick, chairwoman of the LJP&B Beautification Committee, for their dedicated efforts to improve the area according to extensive public input. Prepare to pump • Sewer Pump Station 27, located in Laureate Park at 2211 Avenida De La Playa, will undergo construction from April to October to correct vibration and cavitation issues which have caused premature wear on the pumps. Over the past several years, only one of the three pumps has been in operation. The other two pumps have been used as parts for the one operating pump. Ninety percent of the construction will be contained within the station, keeping the noise and construction impact at a minimum. The estimated cost of repair is $1.5 million. Other news… • LJCPA trustees and members approved the latest updates to the LJCPA bylaws, which will be sent to the City Attorney’s Office for review and approval. • LJCPA trustees voted to support the La Jolla Historical Society’s efforts to save the La Jolla Post Office on Wall Street. • Eight new and returning trustees were elected to the LJCPA and will take their seats during the April meeting. Cindy Thorsen, Phil Merten, Dan Courtney, Tom Brady, Nancy Manno and Cynthia Bond will serve three-year terms, and Devin Burstein and Fran Zimmerman will serve one-year terms. • Helen Boyden, chair of the Permit Review Committee, urged the LJCPA and subcommittees to do more public outreach early in the process to make residents aware of projects under review in their neighborhoods at the local level. • Roslyn Lane resident Leigh Hyman urged the LJCPA and Traffic and Transportation Committee to include residents — not just merchants — in discussions about a Master Plan for valet parking.