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88 Ocean Boulevard Summary 09.24.201588 Ocean Boulevard 1st heard on June 2nd Deferred by applicant at 1st meeting Minor changes were made to the design for the 2nd meeting on July 21st Variance was granted at the July meeting with a condition Is the southern half of a two unit townhouse structure Located On Ocean Boulevard Across from the surface parking lot for the 1 Ocean Hotel Within the RG-M zoning district and RM future land use designation On a 26 foot by 106 foot lot Built in 2006 Original construction 3 story Flat roof Concrete block base with 2 floors of stick build above All tan stucco exterior with cream accents and wood trellis structures over balconies on the front The proposed plan Original (1st meeting) Replace all siding with hardee horizontal lap siding Replace garage door with wood door that matched wood trellis material Replace stucco columns with wood trim that matched wood trellis material Replace trim to match wood trellis Need for a variance Section 24-88(b) Variance required The adjoining townhouse unit is the same as constructed with full tan stucco and cream accents and wood trellis structures over balconies on the front The proposed horizontal lap siding is different from the stucco of the adjoining townhouse unit The proposed changes to columns and garage door will also result in minor changes to the architectural style compared to the adjoin townhouse unit Reasoning for the proposed changes Faulty construction The original construction and roof were not installed properly resulting in significant water damage in the building including wood rot and mold Alta Engineering did a report on the extent and cause of damage to the structure Litigation occurred between the owners at the time and the builder Dr. Doward purchased his unit (conflicting information about what he knew when he bought the property and his involvement in the litigation) Dr. Doward hired Bosco to repair the structure All permits were approved for interior repair, roof repair and siding replacement Water continued to leak into the building when the building should have been water tight but before completion of the project Dr. Doward fired Bosco Bosco submitted a letter to the city removing himself from all permits on the property Dr. Doward hired a new contractor and engineer to review the work performed It was determined that Bosco’s work was not done properly and must be removed The engineer recommended installing a drainage plane between the siding and wall to allow water to pass freely After the failed attempts with stucco, the architect designed a drainage plane under horizontal lap siding Staff opinion Building Official said that stucco is an approved building material and should work when designed and installed correctly Stucco was not used with the drainage plane Issues with permitting After Bosco removed himself from the permits the new contractor pulled a new interior repair permit but not a siding permit Dr. Doward’s architect claims that they attempted to submit the new plans to the city but were told by front desk staff that a permit was already in place on the property It is not known why this occurred but staff never reviewed the new siding design with horizontal lap siding Stop work order Staff noticed the use of horizontal lap siding on the property one day and put a stop work order on the property due to Section 24-88(b) Presentation by Dr. Doward’s architect Dr. Doward provided letters of support at this time Defer to next meeting After some discussion by the board at the June 2nd meeting, Dr. Doward asked to defer the item so that they could address some issues with the proposed plan July meeting Refresh of what occurred at the previous meeting Revised proposed plan (2nd meeting) Same as before except the garage door is to remain as originally constructed and column are to be painted to match the adjoining townhouse unit Presentation by Dr. Doward’s architect Presentation by Dr. Doward’s engineer After discussion, the board granted the variance finding “exceptional circumstances preventing the reasonable use of the property as compared to other properties in the area with the condition that the construction be consistent with the drawing known as Exhibit “A”