The Cultural Heritage Subcommittee reviewed a second MCUP referral on Dec. 10 for Coastal Abode, a retail tenant at 228 Del Mar occupying a 1928 Spanish Colonial Revival building on the city’s historic structures list. Staff said a code‑enforcement correction notice had been issued after an unpermitted outdoor display occupied two required parking spaces and that the zoning administrator referred the matter for subcommittee review because of visual and parking concerns.

Property owner Sabrina Layton Erwin spoke for the ownership group and described the family’s long ownership and recent improvements to the property, including clearing front clutter and refurbishing landscaping. The applicant displayed photos and video to show changes and said larger display items (metal sculptures, garden statuary) are located in the rear, with smaller items toward the front.

The owner submitted a written letter expressing concern that prior remarks at a zoning administrator hearing suggested the city might close the curb cut; staff (Zach) replied there was no intent to take private property and that closing a curb cut would not be done unilaterally and would not constitute a legal taking. Staff framed curb‑closure as one optional design alternative that would only be pursued if an applicant sought reduced parking and accepted that solution.

Discussion focused on practical approaches to the two required parking spaces: staff and subcommittee members recommended the applicant first explore an off‑site private agreement (for example, a limited shared‑parking arrangement with a neighboring tenant such as Rare Society) because Coastal Commission concurrence can be required for waivers in the coastal zone. If a private agreement is not possible, staff said the applicant should submit a formal parking‑waiver request with analysis of nearby public parking (library lot) to the planning commission.

Subcommittee guidance mirrored the Casa Verde discussion: increase landscaping to soften displays, set back items from the property line, limit display height at the sidewalk to 42 inches, concentrate larger items to the back, and provide a clear pedestrian path to the entrance. Staff and commissioners offered to conduct a site visit and to help the applicant prepare a MCUP submittal; no permit decision was made at the subcommittee level.