Art Jury Committee Meeting Minutes
RSF Association Office - 8:00 a.m.
January 9, 2007

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Present: President Jack Queen, Vice President Diane Larsen, Secretary Gail Frazar, Members Mark McClure and Paul Slater

Also Present: Building Commissioner Robert Green, Planning Director Keith Behner, Senior Planner Kirk Dakan, Associate Planner Liz Avalon, Associate Planner Arnold Keene, Assistant Planner Nikki Flynn, Consulting Architect Jim Kelley-Markham and Administrative Assistant Jasie Gan

The Minutes of the December 12, 2006 meeting were approved as written.

ELECTION OF OFFICERS:

The following members were elected to office: 

Jack Queen for President
Diane Larsen for Vice President
Gail Frazar for Secretary

STAFF REPORTS:

There will be a Board discussion of the Preservation Ordinance on January 18, 2007, which will be open to the Art Jury.

The Art Jury discussed the installation and permitting of solar/ photovoltaic systems.

Consent Calendar: A motion was made, seconded and passed to approve the consent calendar.

CONFERENCE ITEMS:

Elmonte 2, LLC Property I.D. 11.1.4
Workshop Application: Residence (7,000 sq. ft.), Attached Covered Areas (600 sq. ft.), Basement/Tuck-under (2,000 sq. ft.), Tuck-under Garage (2,700 sq. ft.), Guesthouse (700 sq. ft.), Pool Cabana (600 sq. ft.), Grading, Retaining Walls, Entry Gate/Pilasters, Pool/Spa

Mrs. Ilana Karp, Gaal Karp, Architect Allard Jansen, Todd Ray and Conamore Alexander attended the meeting. Neighbors Mrs. Wendy Turner, Mr. Sam Ursini and Mrs. Robin Parsky also attended.

The Art Jury reviewed this project in relation to the proposed surrounding sites, the neighborhood, the Covenant as a whole and the site constraints and made the following unanimous comments:

The project proposes the removal and flattening of a significant portion of this ridge-top site in order to grade a pad, patio and pool.  Additionally, the proposed residence cabana and master wing are located at or over the edge of slope in prominent locations. Also, a vanishing edge pool is proposed in a prominent location which will introduce a perfectly flat silhouette into the natural landscape. The Art Jury therefore considers that the proposal does not preserve the landscape features of the site.

It is the strong opinion of the Art Jury that the site cannot accommodate a project of the size and bulk proposed in an aesthetically pleasing manner. The proposed buildings because of their particular size, shape, ridge-top site and relationship with the topography do not maintain the natural features of this prominent site. Because of this the building(s) do not harmonize with their surroundings. The Art Jury does not find that this proposal is aesthetically pleasing for these reasons.

THE BUILDINGS MUST BE SIGNIFICANTLY REDUCED IN SIZE.

Additionally, the Art Jury noted that buildings with a high quality of exterior design and finish will be required.

The Art Jury also stated a whole-scale change was needed and that making incremental small changes was not an acceptable way to approach revising this project.

Horsekeeping is eliminated on this site (due to the development of the vacant lots).

Fire Department stamped plans must be submitted with future applications.

Elmonte 3, LLC Property I.D. 11.1.3
Workshop Application: Residence/Garage (8,500 sq. ft.), Attached Covered Areas (787 sq. ft.), Basement/Tuck-under (2,200 sq. ft.), Guesthouse (700 sq. ft.), Pool Cabana (600 sq. ft.), Grading, Retaining Walls, Entry Gate/Pilasters, Pool/Spa

Mrs. Ilana Karp, Gaal Karp, Architect Allard Jansen, Todd Ray and Conamore Alexander attended the meeting. Neighbors Mrs. Wendy Turner, Mr. Sam Ursini and Mrs. Robin Parsky also attended.

The Art Jury evaluated this proposal in relation to the proposed surrounding sites, the neighborhood, the Covenant as a whole and the site constraints and made the following comments (which were unanimous):

The application proposes a residence which is partially two-storey with portions supported on an existing tennis court graded pad. Other portions are pushed out over the edge of the tennis court pad and have two-storey elements, portions placed on fill and facades with stepped patios. Additionally parts of the building appear to be placed on tall stem walls and graded fill slopes wrap the front of the building. A driveway runs the length of the front of the building partially pushing the building off the previously graded pad.

The Art Jury considers that the project is not aesthetically pleasing because the proposal requires unsightly elements such as fill, stepped patios, two story elements and stem walls to adjust the building to the existing contours of the site.  The Art Jury feels strongly that this site cannot accommodate a project of the size and bulk proposed in an aesthetically pleasing manner. The proposed building because of its size, shape and relationship with the topography does not maintain the natural features of the site or harmonize with the surroundings. The Art Jury does not find that this proposal is aesthetically pleasing for these reasons.

THE BUILDING MUST BE SIGNIFICANTLY REDUCED IN SIZE.

Additionally, the Art Jury noted that buildings with a high quality of exterior design and finish will be required.

The Art Jury also stated that whole scale changes were required and making incremental small changes was not an acceptable way to approach revising this project.

Horsekeeping is eliminated on this site (due to the development of the vacant lots). The existing “barn” which currently functions as a garage/workshop should be integrated into the project or eliminated.

Ewing Property I.D. C.3
Workshop Application: Eleven (11) Residential Units (29,000 sq. ft. total), Office/Retail Unit (1000 sq. ft.), 97 Space Parking Structure (portions below grade)           

Mr. Edward Philbrick, Architect Allard Jansen, Conamore Alexander, Todd Ray, Project Manager Lisa Beaumont and Neighbor Penny Nicholas attended the meeting.

The Art Jury made the following comments:

  1. The Art Jury is continuing the review of this project and no decisions have been made. Additional comment may be forthcoming as more information becomes available during the review.
  2. More opportunities for public review of the project should be provided. The proposal shall be announced in the press and plans, rendering and the model made available for public inspection at the Association office prior to further Art Jury review. Additionally the proposal shall be noticed to the Association membership again prior to further review.
  3. A variance from the Floor Area Ratio requirements of the Rancho Santa Fe Regulatory code will be necessary.
  4. Incorporate detailing and finishes commensurate with the design quality of the existing “Lillian Rice” structures in Rancho Santa Fe.
  5. Provide minimum 24 foot or wider driveways in the parking structure.
  6. Retain mature trees (show on the landscaping plan).
  7. Provide an assessment of any impacts this proposal may have on street parking in the Village Commercial District.
  8. Show the impacts of required sight line provision and access /egress in relation to on-street parking.
  9. A restrictive covenant shall be recorded against the Ewing’s property which guarantees that surplus parking spaces (which are not required for this proposal by the Regulations of the Rancho Santa Fe Association or the County of San Diego) will be made available only to existing uses on adjoining sites in the Village Commercial District. The surplus spaces in this project shall replace existing on-street parking for existing uses only and shall not be used to provide parking for extensions, alterations or additions to existing buildings or the redevelopment of existing sites which require more parking than the existing use or building on or after January 5, 2007
    The exact terms and conditions of the restrictive covenant shall be determined through further discussions between Association staff and Association Counsel.
  1. Review the project with the Rancho Santa Fe Fire Department.
  2. The project shall comply with the provisions of the Rancho Santa Fe Protective Covenant, and the Rancho Santa Fe Regulatory Code.
  3. The Item is continued for further Workshop Application review.

Lunsford Property I.D. 15.1.5
Preliminary Application: Barn (1,196 sq. ft.), Grading, Retaining Walls, Fencing & Walls, Entry Gate/Pilasters, Landscape, Request to keep 2 horses on 3.4 acres

Architect Matin Taraz and Mrs. Lunsford attended the meeting.

The Art Jury DEFERRED the Preliminary Application with the following comments:

  1. Relocate the Fire Department hammerhead to be accommodated in the existing garage/driveway area. The stables can be reached with a 150-foot hose-pull from the existing driveway.
  2. Propose a smaller, narrower road to the stables for the purpose of feed and bedding delivery and waste removal.
  3. Please describe a plan for waste management (storage and removal).
  4. Revise the south façade of the tack area to create a more open design rather than a solid wall.
  5. Separate the pasture fence at the east property line a minimum of 10 feet and incorporate dense landscaping along this area.
  6. The Art Jury suggests some interior fencing to break the pasture into sections will provide a system for healthy pasture grass. Additionally, the plans shall indicate turn-out areas attached to the barn.
  7. Please note on the plans that that the pasture shall remain irrigated and in a green healthy condition.
  8. Reduce the use of Erythrina trees and incorporate Evergreen trees that are more compatible with the character of the area.
  9. Incorporate additional trees around the barn for filtering of the structure from off-site views.
  10. The existing Barranca shall remain in a native condition.
  11. Fencing shall be separated a minimum of 20’ from property lines along El Vuelo and Via Guadalupe. Substantial trees and shrubs shall be incorporated between the fence and property line.
  12. Contact staff for further direction.

       REGULAR AGENDA ITEMS:

Akins  Property I.D. 48.7.3
Final Application: Photovoltaic System           

The Art Jury deferred the project with the following comments:

The project comprises an array of photovoltaic panels and walkways which is 96 ft long (longest dimension) and 55 ft deep (deepest dimension). The panels are arranged at a fixed angle and are supported on a metal gantry which is elevated 6ft +/- above the adjoining grade. An elevated walkway system with handrails has also been constructed which gives access to all of the panels. The array extends to the very edge of steeply sloping portions of the site. Shade cloth has been tacked to the underside of the structure.

A road with ancillary grading has been built to allow construction of the array.

The Rancho Santa Fe Protective Covenant contains the following:

“WHEREAS, Rancho Santa Fe is unusually attractive and valuable as a high class place of residence because of the rare quality of its landscape, trees and shrubs and the fine architecture and other improvements established by its property owners; and WHEREAS, these property owners are most desirous of preserving, continuing and maintaining this character of community and rare landscape features and of upholding the quality of all future architecture and improvements; and of restricting the use, height and bulk of buildings;…” (Covenant Preamble).

Additionally, Paragraph 46 of the Rancho Santa Fe Protective Covenant prohibits grading and other improvements without the Association’s approval and requires that proposals:

“…insure a uniform and reasonably high standard of artistic result and attractiveness, in exterior and physical appearance of said property and improvements”.

The Art Jury considers that the proposal does not maintain the “rare quality of the landscape of Rancho Santa Fe” or the “character of community” as envisioned by the Covenant preamble. The Art Jury also considers that the project is not aesthetically pleasing for the following reasons:

  1. Because of the large area of highly reflective panels and supporting metal gantry and fixed geometrical shape the structure has an extremely utilitarian appearance. The large glass and metal structure does not blend with the landscape features of the site which is a hillside with varied slopes. Neither does it blend with the landscape features of Rancho Santa Fe;
  2. The array is prominent because of its hillside location and reflective design;
  3. The associated grading and road have disturbed the existing natural features of the site;
  4. Sufficient landscape screening has not been provided;
  5. The shade cloth screen is unsightly and flimsy and will not screen the supports and underside of the structure on a long-term basis.

The Art Jury considers that the metal elevated gantry and walkway and the roadway, which were constructed without permits, too exceed the minimum improvements which are necessary for the operation of the photo voltaic array.

The Art Jury is not in favor of the as-built condition of the solar photovoltaic installation and will not approve it in its current form. Therefore plans shall be submitted showing the following revisions to the current installation for staff review and approval within 30 days of the date of this letter.

    1. Eliminate a row of panels from the entire length of each of the east and west sides of the array.
    2. Replace the existing green fabric on the installation’s perimeter with a wooden lattice painted an earth tone.
    3. Provide plans showing additional landscape screening (both on the lattice and the areas vacated by the panels).    
    4. Re-grade the access road back to its original condition and landscape the re-graded road area with plant species compatible with the existing planting.     

As previously noted in the Association’s Notice of Violation dated October 12, 2006, construction which is not in accordance with the Association’s approved plan is in violation of the Rancho Santa Fe Protective Covenant.

Jordan Property I.D. 29.5.2
Preliminary Application: Residence/Garage (9,955 sq. ft.), Attached Covered Areas (1,328 sq. ft.), Basement/Tuck-under (183 sq. ft.), Guesthouse (733 sq. ft.), Grading, Retaining Walls, Fencing & Walls, Entry Gate/Pilasters, Landscape, Pool & Spa

The Art Jury DEFERRED the Preliminary Application with the following comments:

Overall Comment: The Art Jury visited the property and reviewed the story poles. On the basis of the story poles the Art Jury determined that additional changes must be made to the design to significantly reduce its overall height and scale. To accomplish this, changes in the floor plan will need revisions in conjunction with reductions in height. To achieve the reduction in scale that the Art Jury is requesting it will probably be necessary to further reduce the square footage of the structure to create a design that can be approved. See below for specific comments.

  1. Significantly reduce the overall height of the main residence. Reduce the shorter roofs proportionately, (do not simply reduce the highest ridgelines).
    1. Please eliminate the stair tower adjacent to the master bedroom. The building mass of that stair tower is the most visually prominent portion of the project.
    2. Investigate all strategies to reduce the height of the project, including the master bedroom wing in particular.
      1. Reduce plate heights.
      2. Achieve volume in the upper floor through the use of vaulted ceilings rather than tall plate heights.
      3. Lower the pad height beneath the master bedroom wing.
      4. To reduce the “apparent” height have the front portion of the lower floor act as a retaining wall thus raising the apparent grade level and reducing the amount of exposed wall height.
      5. Use a combination of all the above to achieve the maximum reduction in height.   
  1. In some areas on the front façade it may be desirable to have single-story areas to act as transitions to the second floors. Note: this is not a substitute for a reduction in overall height.
  2. Revise the front elevation heights and proportions to be more consistent with the appearance of the rendering. The proportions on some elements of the front elevation are not consistent with the rendering.
  3. The balcony/door element shown on the master bedroom stair tower is too large and is out of proportion with the façade that it is placed on. If a new balcony is proposed on the façade after the master stair tower is removed, the balcony element must be substantially reduced in scale.    
  4. Reduce the amount of fill associated with the pool and surrounding patio.
  5. Correct the technical mistakes currently on the preliminary grading plan.
  6. It is suggested that the applicant NOT revise the story poles until the Art Jury has reviewed the  revised plans first.
  7. Submit a new stucco color that has a more muted tone.
  8. Substitute an evergreen tree species for some of the deciduous trees proposed in front of the residence. All season filtering of the residence should be achieved with less use of trees such as Sycamores and Liquidambars.
  9. The Art Jury is not in favor chain link fencing for the front of the residence. The Art Jury suggests a peeler pole fence would be acceptable with substantial landscape screening.
  10. Provide a letter of agreement for fencing proposed on property lines.
  11. The proposed dog run area requires an Animal Keeping Permit and must meet the requirements stated in the RSF Regulatory Code.
  12. The Art Jury is not in favor of wrought iron fencing for pool containment and suggests peeler pole with chain link attached.
  13. Separate the pool equipment a minimum of 20 feet from the side property line.
  14. Submit brick and paving samples for further review.
  15. Submit a plan that indicates optional trees for the north property line where existing citrus is shown. The condition of these trees does not appear strong and a plan shall be in place for replacement.

Rickerson Property I.D. 2129.121
Preliminary Application: Addition (118 sq. ft.), Attached Covered Areas (726 sq. ft.), Fencing & Walls, Entry Gate/Pilasters, Landscape, Re-roof, Repaint, Solar Panels, Propane Tank

The Art Jury DEFERRED the Preliminary Application with the following comments:

  1. To compensate for the new driveway please reduce the width of the existing driveway to reduce its visual prominence.
  2. Revise the architectural elevations to eliminate the “Craftsman” design influence. The shape of the building has a very strong “Ranch” character that is incompatible with the “Craftsman” detailing proposed for the windows and porch columns. 
  3. Revise the shallow roof over the front porch to have the appearance of a trellis around the perimeter but with a solid roof in the center. This will have an appearance that is more consistent with the design of the house.
  4. The Art Jury needs additional information regarding the solar proposal before a decision can be made. Please submit the following:
    1. A detailed, dimensioned cross-section through the installation, (from the ridgeline down to the eave). The cross section must:
      1. be to-scale
      2. be fully dimensioned
      3. illustrate the roof surface, solar panels and their supporting structure(s)

     b. Submit manufacturer’s cut sheets of the photovoltaic modules.

Shannon/Ridge Property I.D. 16.2.1
Workshop Application: Guest House (802 sq. ft.) with Tuck-under (967 sq. ft.) and Covered Patio (176 sq. ft.)

The Art Jury made the following comments:

  1. Please completely redesign the project to be more reflective of the existing home. The main residence has a very horizontal design, while the proposed design has a strong vertical orientation.
    1. The structure should be one-story tall to be consistent with the design of the main residence.  
  2. Indicate on the plans if anything will be changed on the existing home.
  3. Illustrate the architectural, exterior details that will be used to unify the existing and proposed structure.  
  4. Submit a revised design to the Rancho Santa Fe Historic Preservation Committee. The existing main residence on this property is on the Rancho Santa Fe Historic Inventory. The Art Jury will not make a decision until the Rancho Santa Fe Historic Preservation Committee has reviewed the plans and made a recommendation to the Art Jury.
  5. Resubmit another Workshop Application. 

CONSENT 1 AGENDA ITEMS:

Ahles Property I.D. 24.11.9
Preliminary Application: Retaining Walls, Landscape

The Art Jury APPROVED the Preliminary Application subject to the following conditions:

  1. With the final application, please submit samples of the proposed stone veneer on the masonry walls.
    1. Ensure that the stone veneer and the stone used for the boulder retaining wall are compatible (but not necessarily identical) in appearance. The plan indicates a “stream stone” selection for the veneer. A rounded, stream stone will probably not be compatible with what will certainly be the large, angular rocks of the boulder wall.  
  2. Landscaping is required to screen the project from off-site. If for any reason the final, approved landscape installation does not meet this objective, the Association may require additional plantings, pursuant to Regulatory Code Section 42.0302. Any existing vegetation not shown and approved on the plans as “to be removed” shall be considered “Critical View” landscaping as defined in that regulation. Any trees or landscaping damaged or destroyed during construction or transplanting shall be replaced in-kind with new materials prior to Final Inspection of the landscaping.

    Bellezza, LLC Property I.D. 9.8.6
    (Farasa)
    Workshop Application: Residence/Garage (8,127 sq. ft.), Pool House (210 sq. ft.), Landscape

The Art Jury made the following comments:

  1. The Art Jury would like to review this project and the adjoining site together.
  2. The large, flat graded area proposed in sloping areas of the site to the west of the proposed residence cannot be approved by the Art Jury. Such extensive grading would not uphold the Covenant Preamble objective of maintaining the rare landscape features of the site.
  3. Please reduce the highest portions of the building further (recess into grade/ increase number of steps.)
  4. All project detailing shall be consistent with the high quality of the detailing shown in the project photographs (including but not limited to wood, tile, wrought iron, windows, doors, large depth of recess for windows and door openings).

El Camino Property I.D. 1.4.6
del Norte, LLC
Workshop Application: Residence/Garage (11,757 sq. ft.), Attached Covered Areas (1,290 sq. ft.), Cabana (445 sq. ft.), Retaining Walls, Pool/Spa

The Art Jury made the following comments:

Overall Comment: Completely redesign the floor plan to achieve compliance with the Art Jury’s comments. Small changes to the existing floor plan will not be productive and will not lead to an approvable design. The current floor plan is driving the design of the project, without major modifications to the current floor plan there can be no approval. 

cont. on Page 2

 
  
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