The project to subdivide a large lot in La Jolla Shores into six homes with a private street met again with community contention, despite prior approval.

In its seventh local community review, a project to subdivide and redevelop a La Jolla Shores property was denied approval by the La Jolla Shores Planned District Advisory Board April 16.

Called Cielo Mar, the project would build six homes on the 4.45-acre lot at 8303 La Jolla Shores Drive, each from 9,068 to 14,332 square feet. Each home would consist of a two- or three-story single family structure with a pool and detached or attached garage. All lots would be served via a private street, accessed off of the south end of Calle del Cielo.

Cielo Mar received La Jolla Community Planning Association approval in January and unanimous La Jolla Shores Permit Review approval in November.

However, enduring concerns from site-adjacent neighbors April 16 gave Advisory Board members – who are appointed by the San Diego mayor – pause, during Cielo Mar’s third appearance before the group.

Architect Andy Fotch explains drainage plan details for Cielo Mar.

Neighbor opposition persists despite adjustments and concessions made to address concerns, applicant architect Andy Fotsch said.

Since the first project review, there have been continued meetings with neighbors and between legal counsel for both sides, he said. “We continue to engage in dialogue.” 

Local architect Phil Merten lays out his opposition to the project.

Local architect Phil Merten, representing neighbor Lynn Schenk, reiterated his past concerns with grading on the site, maintaining Cielo Mar is “counter to the grading guidelines of the La Jolla Shores Planned District Ordinance and its design manual.”

Neighbor Bernie Segal agreed: “Everything about this project is to destroy the natural slope for this own private community that they want to impose upon the area.”

Fotsch – with support from business partner, architect Brian Will – reiterated all designs comply with city and community guidelines.

“The fact that some of the neighbors are not completely comfortable yet with what the grading plan is going to require for … their property speaks to me as a deep need for further outreach,” Advisory Board member Kathleen Neil said.

Attorney Richard Blanchard, speaking for project neighbors John and Cameron Volker, further argued issues persist with the sizes and heights of the houses.

In addition, Blanchard said, “instead of developing a project that is within the character of the community, they’re actually creating a private community rather than integrating into the community” due to the private street and proximity to the other neighbors. 

John Volker shared concerns with privacy as one of the homes would look into the primary suite of the Volker property and over his roof into the pool area.

“It’s very disturbing,” he said.

“The site is just simply being overbuilt,” said Robin Madaffer, Schenk’s attorney.

One of the Cielo Mar property owners spoke in general support of the project, while La Jolla resident and PRC trustee Janie Emerson added “this development has taken into consideration both the needs of the owners and the needs of the neighbors.” 

Renderings by architects Will & Fotsch

“This project is six individual clients building their dream home,” Fotsch said.

Conceding the neighbors “have to realize that something is likely to be built on this property, whether it’s going to be this project or some other project,” Advisory Board member Herbert Lazerow expressed doubt about the project’s ability to progress due to a lack of neighbor support.

Cielo Mar’s developers “have to realize that unless they reach some agreement with the neighbors, they may be involved in litigation, … so I would certainly encourage the parties to continue talking.”

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