Project to triple the size of Bird Rock home gets permit support from DPR

A project in Bird Rock to more than triple the size of an existing house got the support of the La Jolla Development Permit Review Committee during its Aug. 19 meeting. 

The proposal calls for a coastal development permit for partial demolition, remodeling and addition of a second story to a one-story house at 516 Forward St. to expand it from about 1,075 square feet to 3,700 square feet.

The plan previously was to renovate the house under the so-called 50% rule, which exempts projects from needing a coastal development permit if they retain at least 50% of the original walls. However, applicant representative Federico Escobedo said that during the renovation and excavation process, one of the walls fell during rain and the work no longer qualified for the 50% rule and needed a coastal development permit.

However, he said, “we were done with the structure when [the city of San Diego] stopped us” because of the need for a CDP. “The structure itself is all built up; the framing is done.”

The project had an initial DPR hearing Aug. 12, when some speakers expressed concerns about the size and DPR trustees had a series of questions about the plans. 

At this week’s meeting, Escobedo presented additional information, including schematics showing how the new house compares with the old one, how drainage and water issues would be handled, a landscape plan and additional external renderings. 

Neighbor Elijah Schneider restated his concerns about the size of the project and its impact on community character.

“It’s a fairly large structure, and when you look at the block on either side [of the property] … it stands out quite significantly,” Schneider said. “It’s huge … it well exceeds [the] height of the houses next to it.”

He added that a bathroom window on the in-development property has a view directly into his bedroom window.

Escobedo responded that “we are exercising our right to build; we are within the code in terms of FAR [floor area ratio, or the size of a building in relation to its lot] under the coverage restrictions and we are within the height limits.”

The intent is “not go against what was approved at the city” in terms of heights, he said. 

Still, DPR trustee Angeles Leira said “It’s so close to the 30-foot [height limit], and when that happens, I’m always worried there will be a ‘whoops’ and it’s going to be above 30 feet.” 

Additionally, because the project was “essentially built” as a remodel under the 50% rule before the wall fell and the coastal development permit was required, acting DPR Chairman Greg Jackson and others expressed concerns with the board review occurring so late in the process. 

In the end, a motion to support the project in line with city staff recommendations passed 6-1, with trustee John Shannon opposed and Jackson, as acting chairman, customarily abstaining. 

Other DPR news

Lot line adjustment: In another proposal that had an initial hearing the week before, a plan to adjust the lot line between two adjacent properties also got the committee’s support Aug. 19 when members learned more about the reason the adjustment was being requested. The two parcels, each with an existing house, are at 5407 and 5421 Bellevue Ave.

Tim Dillon, representing one of the property owners, said the process to adjust the lot line had started and stopped several times over the past 15 years or so.  

He said the adjustment was part of a legal agreement that started in 2008 when one property owner offered to help the other pay off a loan in exchange for the lot line adjustment between the two properties. 

“We’re here to complete the process,” Dillon said. 

With that information, the board voted unanimously to support the adjustment. 

Next meeting: The La Jolla Development Permit Review Committee next meets at 4 p.m. Tuesday, Sept. 9, online. The agenda will be posted 72 hours in advance at lajollacpa.org.