The Design Review Board approved changes at 951 Cliff Drive on Nov. 6 but attached a landscaping-height condition after neighbors raised view concerns.

Architect Tim Nicholl and landscape architect Allison Terry described a modest addition, minimal grading and a plant palette intended to preserve the property’s cottage character. Neighbors submitted photos and testified that existing and proposed trees—especially podocarpus and tall birds-of-paradise—could grow to heights that would block ocean and hillside views for several neighboring homes.

"I'm requesting that plantings on the perimeter of the property not be more than 8 feet," said Leila Tedesco, a neighbor who lives directly across the street and submitted view photos. John Hunter and other neighbors likewise requested maximum heights for screening plants and urged removal or trimming of tall palms.

Board members debated view equity versus an owner’s right to develop. Chair Gibbs and other members said the project as presented maintained sufficient public views and was compatible with neighborhood massing; however, to address neighbor concerns the board added a condition limiting existing and new landscape heights to the lesser of the property ridge height or 12 feet, while allowing three existing palms to remain unrestricted. The board found it could make the required findings for the coastal development permit, the revocable encroachment permit and the small variance (a few square feet to bring a garage into conformance).

The motion carried 5-0. The board asked staff to incorporate the landscaping restriction into the permit conditions and to ensure any palm retention or removal is clearly shown in the revised plan set.