The 5100 block of West Point Loma Avenue is threatening to become the “epicenter” of bulky, out-of-scale development in Ocean Beach, according to the chairman of the Ocean Beach Planning Board (OBPB). For the third time in recent years, a property owner wants to tear down one of the concrete, low-rise duplexes on the block and replace it with a stylish, three-story, single-family home. And also for the third time, the planners are pushing back, said OBPB Chairman Giovanni Ingolia. The board, sanctioned by the San Diego City Council to gather citizen input on land use and quality of life issues, voted 9-0 to deny the project at its monthly meeting on Dec. 7. The reason, Ingolia said, is that the proposal, like the two that preceded it, requests a variance that would allow the square footage of the living quarters to be substantially greater than allowed by current zoning. “I’m not against rebuilding within the rules and regulations of the zoning base laws,” Ingolia said, contacted after the meeting. “[But] everyone needs to play by the rules. If we allow one to go through, you’re going to see this throughout Ocean Beach.” How big one can build is determined by what local planners call the FAR requirement, or floor-area ratio formula. Throughout much of Ocean Beach, the square footage of a structure is limited to 70 percent of the lot size. What’s more, 25 percent of that 70 percent must be set aside for enclosed parking, unless underground parking is provided. The block in question, which is located immediately south of the entrance to the Dog Beach parking lot, is dominated by a string of nearly identical duplexes on narrow, 2,500-square-foot lots that were constructed in the 1950s. Under existing regulations, this means a maximum of 1,312.5 square feet for living space and a 437.5-square-foot garage. The variance requests virtually the entire 70 percent of lot size — or 1,748 square feet — be allocated for housing, with an open carport for parking instead of a garage. “We’re trying to enforce a standard everyone cherishes,” Ingolia said. “[Otherwise], you’re going to see what I would describe as an area like Mission Beach. I don’t see why anyone couldn’t come up with a very creative design and still have … a liveable area.” So far, the variances have been upheld by every entity that has reviewed them, including the city’s hearing officer, San Diego Planning Commission and the California Coastal Commission. But the OBPB has not wavered in its opposition, and its efforts to fight the variances have kicked into high gear this year. The board in June authorized a letter protesting the variances to Mayor Jerry Sanders and OBPB members copied the letter to several members of the City Council, Development Services Director Kelly Broughton and City Attorney Jan Goldsmith. The letter charged the variances amounted to a de facto rezone and they asked for the issue to be reviewed. In September, District 2 City Councilman Kevin Faulconer sent a memo to Goldsmith requesting his legal opinion. In a response dated Dec. 7, Goldsmith said granting the variances did not constitute a rezone. Ingolia said the board has not yet discussed Goldsmith’s opinion and how to proceed next. For information, visit www.oceanbeachpb.com.