Architect Denise Saguarakis and owners Frank and Cassie Ficero presented a proposed two-story, 3,861-square-foot single-family house at 1425 Morningside Drive. The project includes a pool on the canyon side, exterior materials in a Spanish-Mediterranean palette and landscaping; staff recommended approval with conditions.

Neighbors expressed concerns that the new house would significantly reduce their ocean and Catalina views. Brian Jenison, a directly affected neighbor, said the proposal would remove “80%” of his view from living areas and asked the applicant to pull the house back from the canyon edge. Other nearby residents spoke in favor of the owners’ plans and noted outreach the applicants had undertaken.

The applicant provided neighborhood-comparison figures showing the proposed home’s livable-to-lot ratio at about 26 percent and said the home is consistent with development patterns on the block. The architect said the design team met frequently with neighbors, knocked on doors, and adjusted window sizes and decks after feedback. The applicants also noted the lot size (15,064 square feet) and that the proposed three-car tandem garage and covered terraces are within zoning limits.

Board members described a narrow margin between approving the project and protecting neighbor view equity. Several members suggested a possible compromise — either the applicant seek a variance that would allow some program to be shifted forward (reducing impact on the neighbor’s view) or the applicant revise plans to pull the building mass back. Given the extent of concerns and the time the project has already been before the board, the applicants said they preferred to pursue a landscaping/privacy solution rather than a major redesign that would require another hearing cycle.

The board voted to continue the matter to December 11, 2025 to give the applicant time to submit revisions or a variance application; staff set a resubmittal deadline of Oct. 22, 2025. The motion passed on a roll call vote with Board members Belton, Coveney, Weil, Chair Pro Tem Gannon and Chair Gibbs voting to continue.