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”