Concerned residents met with the Ocean Beach Planning Board at its monthly meeting March 7 to discuss the board’s support in filing an appeal to the San Diego Planning Commission’s decision to approve a controversial home expansion on West Point Loma Boulevard. Their efforts were unsuccessful.
The San Diego Planning Commission unanimously voted March 1 to approve David Stebbins’ proposal to demolish his one-story duplex at 5166 West Point Loma Blvd. and construct a three-story, single-family residence. The plans also call for an 816-square-foot underground basement garage, which will be accessible from the street.
Stebbins’ home is one of 18 similarly designed duplexes near Dog Beach, all one story tall. And while neighbors opposing the project object to its bulk and scale, the basement is the only aspect that did not meet requirements.
Neighbor and homeowner Landry Watson asked the board to join him in appealing the recent decision to the City Council because they felt its support would add weight to their argument.
Despite the 3-3-2 vote, Watson said he will still file an appeal.
According to Planning Board Chair Tom Gawronski, the two members who abstained from voting did so on the grounds that not enough information was available.
The board voted twice on the project at a July 2006 meeting, resulting in split 4-4 votes both times.
The Federal Emergency Management Agency prohibits the development of any underground garages in flood hazard areas, such as the neighborhood near Dog Beach.
The agency also requires that homes in special flood hazard areas be built at least two feet above the base flood elevation. Stebbins’ garage would extend to 7.1 feet below that elevation.
Watson argued before the commission March 1 that the Ocean Beach board did not know that the project conflicted with FEMA regulations in 2006. Gawronski later confirmed that board members were not informed of the federal requirements at the time of the vote.
Still, the board will not join Watson in appealing the project to the City Council.
According to city staff, FEMA allows the city to grant deviations when it sees fit.
“FEMA recognizes that all flood hazard areas are not created equal,” Stebbins said.
The Planning Commission approved the project because they found that Stebbins was sufficiently mitigating the flood risk through a proposed water- and floodproofing system, complete with pumps.
City project manager Laila Iskandar said that when Stebbins first filed his application in 2005, the project did not include water- or floodproofing measures and was returned to Stebbins without city staff approval. According to Iskandar, Stebbins later resubmitted the plans with its current mitigation measures, which received a positive recommendation from the city.
Gawronski said that while he cannot speak for the board, he supports Watson’s objections to the project.
“Personally, I’m appalled by this project,” Gawronski said.
Should Watson and other residents pursue an appeal, it will require a $100 fee and must be done by Thursday, March 15.
“I’m working closely with Mr. Watson,” Gawronski said. “If he can’t get the $100, I’ll give it to him.”
Appeals must be based on grounds of a factual error; new information; unsupported findings; conflicts with the land use plan, City Council policy or municipal code; or citywide significance.
“It’s hard to see why [the City Council] would have a reason to overturn the project,” Stebbins said. “I’m not doing anything wrong. Everything I’ve done is by the book.”