Verbatim Excerpts from RSFA Art Jury Minutes 2024-Feb 2025
Regarding Silvergate, AmeriCare, or Petree
Compiled in chronological order by meeting date. No mentions of “AmeriCare” (or variants) were found in any of the reviewed minutes. All excerpts below are taken verbatim from the approved Art Jury meeting minutes.
2024
June 11, 2024 – Regular Meeting
Member Input / Discussion
Mr. Petree invited the Art Jury to a “Meet and Greet” at the RSF Golf Club on Tuesday night to informally hear about the Silvergate project.
July 2, 2024 – Regular Meeting
- Member Input
- Member Pertti Visuri provided input regarding his support of the Silvergate project. July 30, 2024 – Regular Meeting
- Member Input
- David Petree provided the Art Jury with an update on the Silvergate project and invited the members of the Art Jury to a cocktail party/presentation at the Golf Club. It was noted during the meeting that all considerations of the project would be done during noticed Art Jury meetings.
August 27, 2024 – Regular Meeting
- Member Input
- Members John and Allegra Ernst, Kathy Stone, Margaret and Bill Miller, Gail Kendall, John Howerton and Pertti Visuri provided member input in support of the upcoming Silvergate project proposal.
September 17, 2024 – Regular Meeting
- Member Input
- Association Members Carolyn Tager, Edean Chin, David Petree and Pertti Visuri shared member input in support of the Silvergate project.
October 8, 2024 – Regular Meeting
- Conference Agenda Items
- Silvergate RSF, LLC: 5708 Calzada Del Bosque
APN: 268-180-0100, 268-180-3900
Conceptual Review: First Floor (277,197 sq. ft.), Second Floor (115,695 sq. ft.), Underground Garages (114,177), Spa and Fitness (4,593 sq. ft.), Pickleball Courts (1,760 sq. ft.), Bocce Courts (1,118 sq. ft.), Courtyard Fountain (900 sq. ft.)
The Art Jury reviewed the Conceptual Review application with Property Owners David, Matt, and Greg Petree present. Approximately 50 members were present to listen to the review of this project. The following members provided member input during this review: Mary McGrath, Cari Chanin, Holly Manion, Mark Nelson, Jeff Brooks, Pertti Visuri, Nancy White (on behalf of twenty members), Courtney Svajian, Sharon Ruhnau, Cynthia Snyder, Rory Kendall, Carol Penniman, Ilia Christy, and Kent LeMarie. After review, the Art Jury deferred the application with the following requirements:
(1) The Association is to assess whether Protective Covenant Paragraph 1, Section 1 prohibits the inclusion of a Memory Care facility on the subject property, and if Memory Care is allowed in Class C Use Districts.
(2) Update site coverage calculation to omit the bocce court. However, the site coverage calculation should include the pool with 4 feet of surrounding hardscape as well as all attached and detached covered areas including trellises, covered walkways and patios, and the gatehouse. (3) Verify accuracy of all building square footages for site coverage purposes. Cottage B appears to not include the garage.
(4) Provide separate site coverage calculations for Covenant-only parcels for reference. (5) Provide comments from RSF Fire regarding site access, hose-pull requirements, and potential emergency routing as these elements will impact the overall site design being reviewed by the Art Jury.
(6) Submit Grading Plans with the following:
(a) Grading plan enlargements at 1″=20′ or 1″=30′ scale.
(b) Show existing and proposed contours at 2-foot intervals, labeled every 100 linear feet. (c) Retaining walls showing elevations at top and bottom of walls at all corners and every 20 linear feet.
(d) Proposed pad elevations along with FF elevations.
(7) All previous comments provided by the Art Jury during the July 2023 Workshop review meeting are to be addressed with future submittals. Additional concerns pertaining to the overall design are as follows:
(a) Proposed density and site coverage, ratio of buildings to open space, and the overall number of residential units are too high.
(b) The project does not seamlessly fit with site’s surrounding rural context. (c) The layout of roads, driveways, buildings and garages contribute to a design character more consistent with a suburban subdivision.
(d) The repetition of building types and façade sections contribute to an overly-uniform design lacking architectural variety and character.
(e) Architectural massing, building bulk, and plate and ridge heights present potential negative impacts to surrounding properties.
(f) Anticipated site lighting, particularly for surface parking areas, may negatively impact surrounding properties. Minimize the amount of surface parking in order to mitigate lighting concerns.
(8) The Applicant is to work with the Association Staff and Architectural Consultant to refine the plans and incorporate design modifications to further address and mitigate the concerns listed above.
(9) Specific requirements pertaining to the architectural designs are as follows: (a) Reduce the height, scale and grandiosity of the Clubhouse. 35-foot ridge heights are excessive. The main entry is to be more understated and less formal in appearance. (b) Apartment ridge heights are to be less than 29-foot.
(c) Consider stepping back portions of the apartment second-story, and reduce the occurrences of “window-stacking”.
(d) Reduce the ridge heights of all Cottages to be less than 20 feet. 17-foot or less is preferred.
(e) Update the cottage floor plans to introduce wall articulation on the long, flat facades for cottages ‘B’ and ‘D’.
(f) Revise the floor plans of cottage ‘AB’ and ‘CD’ to avoid facing garage doors toward the drive upon which the building fronts.
(g) A variance must be sought for apartment units less than 1,750 sq. ft. in size per Regulatory Code Section 43.0301. Alternatively, re-design the Apartment Unit floorplans to be a minimum of 1,750 sq. ft.
(10) Specific requirements pertaining to site design, grading and landscaping are as follows: (a) Incorporate additional buffer space for landscaping along the north and east edges of the property, where the project abuts neighboring residential properties.
(b) Submit conceptual landscape plans with additional detail pertaining to planting in the bio retention areas and along the site perimeter.
(c) Provide information about the proposed plantings over the underground parking structure to understand opportunities and limitations pertaining to landscape screening at this portion of the project.
(d) Consider swapping the location of the equine therapy and memory care parking in order to provide additional buffer space between the development and neighboring residential and horse-keeping properties, or underground the Memory Care parking.
(e) Provide a circulation diagram and determine if truck and delivery traffic can be restricted to the west half of the northern loop drive, providing additional privacy and noise mitigation for residential properties to the east.
(f) Minimize the amount of fill above existing grade for the building pads so as to avoid elevating structures higher than is necessary.
(g) Revise the retaining wall configuration at the tuck-under garage to meet RSF grading regulations
(h) Consider lowering the FFE of the [2] ‘D’ cottages at the southwest corner of the property near the bio-retention basin.
(i) Revise the layout of the 5 ‘AB’ cottages closes to Calzada del Bosque to avoid repetition and reduce apparent bulk and mass along the front of the project.
(j) Eliminate double walkways / pathways around the cottages.
The Art Jury DEFERRED the Conceptual Review application.
October 29, 2024 – Regular Meeting
- Member Input
- Member Holly Manion shared member input in opposition to the Silvergate project proposal. November 19, 2024 – Regular Meeting
- Conference Agenda Items
- Silvergate: 5844 Calzada Del Bosque
APN: 268-180-5100, 268-180-5000
Conceptual Review: First Floor (277,197 sq. ft.), Second Floor (115,695 sq. ft.), Underground Garages (114,177), Spa and Fitness (4,593 sq. ft.), Pickleball Courts (1,760 sq. ft.), Bocce Courts (1,118 sq. ft.), Courtyard Fountain (900 sq. ft.)
The Art Jury reviewed the Conceptual Review application with Property Owners David, Matt and Greg Petree present. Approximately 35 to 40 members were present to listen to the review of this project and provide input. The following members provided member input both for and against the project during this review: Pertti Visuri, Bill Johnson, Ed Riley, Kathy Mallick, Elise Molin, Nick Dieterich, Saiid Zarrabian, Rory Kendall, Nancy White, Cynthia Snyder, Kent and Laurel Lemarie, Callie Kim, Joyce Rowland, Holly Manion, Cari Chanin, Jeff Brooks, Ilia Christy, Courtney and Stephen Svajian, and Mila Darman. RSFA legal council William Budd was present for this review and provided clarification on legal matters. After review, Kelli Hillard moved and Janet McVeigh seconded the motion to recommend to the Board of Directors to hire an attorney with land use expertise to work alongside our HOA attorney to provide a legal opinion on whether all aspects of the project conform to the applicable class uses. The motion passed with a 5/0 vote. The Art Jury RECOMMENDED to the Board of Directors, to hire an attorney with land use expertise for this project.
After further review, the Art Jury continued the Conceptual Review application, with the following requirements:
(1) The Association is evaluating the project proposal as it pertains to the Class of Use District for the subject property (designated C/L).
(2) The revised architectural design of the cottages and apartments results in more appropriately scaled, aesthetically pleasing buildings. However, overall density and architectural bulk and mass remain of concern to the Art Jury. The Applicant is encouraged to further refine the design to reduce density, lower the ratio of buildings to open space and minimize impacts to surrounding properties. This may include reducing the number of residential units throughout the proposed development.
(3) The scale of the clubhouse entry and porte cochere is considered oversized and grandiose. Please study alternative designs to propose a modestly-scaled, understated clubhouse arrival and entry experience.
(4) While the additional variety among the cottages is appreciated, the buildings appear quite tightly spaced. Adequate separation between buildings should be provided in order to support substantial landscape screening between and around all structures. This may require further reduction in the number of proposed cottages.
(5) Potential lighting remains an Art Jury and community concern. Light fixtures that meet the Dark Sky standard of the community will be required. All proposed lighting is to adhere to Chapter 14 of the Rancho Santa Fe Regulatory Code. Low level bollard lighting is preferred over pole lighting for surface parking areas.
(6) Further design revisions must address potential impacts to neighboring residential and horse keeping properties along the East and North edges of the subject property. (a) Evaluate opportunities to pull the East ends of the apartments further in toward the site’s interior while increasing the available area for landscape buffering/screening. This may require a reduction in the number of proposed apartment units.
(b) Revise the layout of the Memory Care building. Memory Care surface parking, the proposed Equine Therapy and Community Gardens. Parking should be located below grade or West of the Memory Care building to reduce impacts to residential neighbors, and should be thoroughly screened so as not to be visible from off-site.
(c) Elimination of the Equine Therapy amenity is encouraged in order to provide additional space for landscaping along the site perimeter.
(7) As proposed, concerns remain regarding the project’s compatibility with Rancho Santa Fe’s traditional rural character. Further consideration must be given to the proposed design in order to avoid contributing to a suburban-type atmosphere.
(8) Incorporate all recommended design changes, as determined by the Art Jury, into a revised Concept Plan application package.
(9) Update all architectural plans and elevations accordingly.
(10) Update all site plans accordingly.
(11) Update site coverage calculation to reflect all changes and provide separate site coverage calculations for Covenant-only parcels for reference.
(12) Provide glazing calculations for all architectural elevations.
(13) A variance may be required for apartment units less than 1,750 sq. ft. in size. The Art Jury CONTINUED the Conceptual Review application.
December 10, 2024 – Regular Meeting
- Member Input
- Member David Petree acknowledged the Art Jury and thanked President Bruce Jordan for his service to the Art Jury.
- New Business
Building Commissioner Joel Levanetz shared that a law firm with Land Use expertise has been retained by the Association for the Silvergate project.
2025
January 14, 2025 – Regular Meeting
- Member Input
- David Petree provided member input regarding an update on the legal aspects of the Silvergate project.
- Holly Manion provided member input regarding a potential presentation for the Silvergate project. Ms. Manion also inquired about the name of the Land Use Attorney that was hired by the Association.
- Jeff Brooks provided member input regarding the election of new Art Jury officers as well. Mr. Brooks also provided input regarding the Silvergate project.
February 4, 2025 – Regular Meeting
- Conference Agenda Items
- Silvergate: 5844 Calzada Del Bosque, 5708 Calzada Del Bosque
APN: 268-180-5100, 268-180-5000, 268-180-0100, 268-180-3900
Conceptual Review: Apartments (115,696 sq. ft.), Cottages (133,288 sq. ft.), Memory Care (16,510 sq. ft.), Dining (11,704 sq. ft.), Spa and Fitness (4,593 sq. ft.), Gate House (234 sq. ft.), Pool (2,650 sq. ft.), Pickleball Courts (1,760 sq. ft.), Courtyard Fountain (900 sq. ft.) The Art Jury reviewed the Conceptual Review application with Property Owners David, Matt and Greg Petree present. Approximately 35 to 40 members were present to listen to this review. The following members provided member input: Saiid Zarabian, Courtney Svajian, Holly Manion, Carol Penniman, Heather Gallagher, Cari Chanin, Dick Clotfelter, Audrey Bylund, Cynthia Snyder, Pertti Visuri, Bill Miller, Bob Stein, Nancy White, Deb Stuart, Tuire Visuri, Pascal Stolz, Colleen Sansone, and Jeff Brooks. After review, Thomas Walper moved and Janet McVeigh seconded the motion to require the installation of Story Poles and provided the following requirements:
(1) Story Poles are a tool used to further evaluate building placement, scale, massing, site grading and potential impacts to surrounding properties during the Conceptual Review stage. Further adjustments to the project design including but not limited to number of units, bulk and mass, location of buildings, and height of building may be required after Art Jury review of Story Poles.
(2) Consider shifting the project West toward Via de la Valle (while respecting required setbacks) to increase the distance between the East apartment wings and the East property line. (3) The Art Jury strongly encourages reducing the ridge height of the Spa & Wellness building as well as the Memory Care building from 20′ to 18′ or less, and reflecting these changes with story pole installation.
(4) Consider eliminating the Northwestern-most duplex cottage and shifting the neighboring single-unit cottage west in order to increase separation between the cottages, the golf amenity and the perimeter drive.
(5) Consider eliminating one of the two Southwestern-most single-unit cottages and incorporating additional open space adjacent to the proposed bio-retention area. This and other adjustments may be required following review of Story Poles.
(6) The Art Jury continues to have concerns about the amount of grading and berms in the Southwest corner of the property.
(7) Consider stepping back the second story of the apartment ends to reduce the apparent bulk and mass of the buildings when viewed from residential properties to the east as well as from Via de la Valle to the west.
(8) The East-West span of the south apartment elevation remains of concern to the Art Jury. Explore opportunities to refine the apartment architecture by reducing the length of this span, introducing additional façade articulation, stepping back portions of the second story, and increasing the variety of window and door configurations and balcony details. Refer to “The Lilian” project for inspiration.
(9) Bulk and mass of the apartment buildings, specifically the second story not being set back from the first story and the visual impact of five buildings spanning the entire lot at the entrance, continue to be a significant Art Jury concern and may require redesign.
(10) All elevations must meet the aesthetic standards of Rancho Santa Fe, including the rear (North) dining hall elevation.
(11) Incorporate recommended design changes, as determined by the Art Jury, into a revised Concept Plan application package.
(12) Update all architectural plans and elevations accordingly.
(13) Update all site plans accordingly.
(14) Update the site coverage calculation to reflect all changes.
(15) Provide separate site coverage calculations for Covenant-only parcels for reference. (16) Provide glazing calculations for all architectural elevations.
(17) A variance may be required for apartment units less than 1,750 sq. ft. in size. (18) Continuing consideration of this project is conditional upon the annexation of the two non Covenant parcels located closest to the intersection of Via de la Valle and Calzada del Bosque, along with all County-related approvals.
The motion passed with a 4/1 vote. Kelli Hillard dissented due to preferring another round at Conceptual Review to address concerns of architectural design, and bulk and mass. The Art Jury REQUIRED the installation of Story Poles.
April 30, 2025 – Special Joint Board of Directors & Art Jury Meeting
- Member Input (Non-Agenda Items)
Members Carol Penniman, Clement Morey, Annie Finch, Chris Pedersen, Saiid Zarrabian, Cari Chanin, and Dick Clotfelter shared input in opposition to the Silvergate project. Ms. Penniman and Mr. Morey provided letters to the Board. Mr. Zarrabian also requested time for a presentation at a future Board meeting regarding opposition to the Silvergate project. Ms. Chanin
