Development on La Jolla’s Coast Walk continues to generate controversy, but that didn’t stop a recently-circulated proposal from receiving the support of a local planning group and paving the way for it to proceed.
At the Aug. 6 La Jolla Community Planning Association meeting, the board approved plans for 1595 Coast Walk that would add vegetation and move two parking spaces.
Applicant representative Claude Anthony Marengo said the project was “a little unique” compared to others that typically come before the board. He explained the house at 1595 Coast was recently renovated. Once completed, the plan was to add vegetation and move the two parking places to be closer to the house.
Originally, Marengo previously explained, “nothing was said” by the city of San Diego about moving the parking spaces. But now, the city is calling for appropriate permits.
“We found out that … the two car spaces were an issue,” he said. “They are not allowed to be off the front of the property unless I get a Neighborhood Development Permit.”
As part of that permit application, the city is also asking the applicant team to widen the street in front of the property to 20 feet.
The reason the whole street is not being widened, Marengo explained, is because the city “cannot do that to every property owner until they come forward with a (development) project.”
The issue of widening the road was also discussed as part of the project’s review during the July 21 La Jolla Development Permit Review subcommittee meeting. With DPR members ultimately finding that piecemeal improvements to the street would not be beneficial, the board voted to approve the moving of parking spaces and addition of landscaping to the right-of-way without widening the street.
“DPR wasn’t opposed to the road eventually being widened,” clarified Brian Will, a LJCPA member and the DPR chairman at the LJCPA meeting. “We didn’t think it should be widened piecemeal and there should be a comprehensive plan in place.”
DPR and LJCPA member Greg Jackson added, “The other piece is we didn’t want to wait on this project until there was such a plan.”
Additionally, there is ongoing litigation surrounding a neighboring Coast Walk property. Marengo said he didn’t want to wait for it to be resolved before proceeding with the additional work at 1595 Coast.
Last year, a lawsuit was filed against the city by a trio of limited liability companies, or LLCs, managed by Coast Walk residents Teall and Carolyn Edds. It seeks a definitive ruling on where property lines begin and end and where the public right of way is.
The Eddses have been trying to remodel and add to the rear of their house at 1585 Coast Walk and link the adjacent property (which they also own) to it. A permit has yet to be approved because of the boundary line question.
The Eddses’ legal counsel, Robin Madaffer, said “there is a dispute between the city and the property owner about the exact location of the right of way and what is public vs. private.” The issue is still in litigation.
At the August LJCPA meeting, Madaffer argued that 1595 Coast should face the same rigorous review as the Eddses’ project.
“I think there are questions this board should ask before it makes a recommendation,” she said.
Among them, Madaffer questioned whether the parking spaces were even necessary.
“I think you need to ask yourselves what is going on with those parking spaces,” she told the group, recommending the board withhold a vote until a later date.
“We think the board needs answers … before it makes a recommendation to the city,” Madaffer said.
Still, the board voted 9-2 to ratify DPR’s motion and recommend the city approve the project, with trustees Tom Brady and Glen Rasmussen opposed.
In other LJCPA news
Spindrift Drive: When it came to a project for 1835 Spindrift Drive, the LJCPA made a first-of-its-kind motion to tentatively affirm the findings of its La Jolla Shores Permit Review Committee, pending an appearance by the applicant team next month.
A rendering as submitted to the La Jolla Community Planning Association for what is planned at 1835 Spindrift Drive in La Jolla Shores. (Screenshot by Ashley Mackin-Solomon/Rendering by Safdie Rabines Architects)
In July, the Shores PRC voted to reject a project by Safdie Rabines Architects that would demolish an existing 3,214-square-foot three-story house and construct a two-story, 6,085-square-foot house with pool, spa, and a 4,254-square-foot basement that includes a 340-square-foot Accessory Dwelling Unit, six-car garage, gym, media room, laundry, mechanical and storage spaces.
The reasons for the denial included concerns over bulk and scale, lack of articulation, a five-foot wall in the front yard and others. The PRC also determined the project should be heard in full by the LJCPA.
While a presentation was sent to the board, the applicant did not attend the LJCPA meeting, so there was no additional review.
Unsure of how to proceed, LJCPA trustee Harry Bubbins suggested the board “give the applicant a chance to show up next month and hear from them.” If representatives don’t show up again, the board would then adopt PRC’s motion.
Calle de Cielo: After a brief presentation, LJCPA approved a project planned for 8332 Calle Del Cielo, which asks for the demolition of an existing one-story, 3,427-square-foot house and the construction of a new two-story, 3,945-square-foot house with an attached two-story, 3,391-square-foot guest house.
Country Club Drive: The board also approved plans for 6947 Country Club Drive to construct a new 4,975-square-foot, one-story house unit over a 5,407-square-foot basement with a 900-square-foot garage at a vacant lot.
Next meeting: LJCPA next meets at 6 p.m. Thursday, Sept. 3, tentatively at the La Jolla Recreation Center. The agenda will be posted 72 hours in advance at lajollacpa.org.