Large Mystic View house continued after residents raise geology, drainage, massing and privacy concerns

A proposed three‑story 6,097‑square‑foot house at 610 Mystic View was continued Jan. 28 after extensive public comment raising concerns about massing, slope stability, drainage and privacy.

Staff described the project and noted the lot coverage proposal was within the local threshold (projected building site coverage shown as 32.2% on a 10,618 sq ft lot). The applicant’s architect described tiered volumes, a multi‑garage plan and a large pool/entertainment terrace. Neighbors who live below the site described recent mudslides in the area, existing drainage and foundation concerns, and said the proposed structure and 15‑foot retaining walls would loom over their properties, reduce privacy and risk slope instability.

Architect Horst Knappenberger and the applicant said a site‑specific geotechnical report had been produced and reviewed in plan check; the team offered to retain much existing vegetation where possible within fire‑safety constraints, use landscaping to soften massing and to revise stair‑stepping and articulation. Board members sought clearer evidence of geotechnical stability and asked the applicant to provide more realistic renderings from the downhill vantage points, a revised planting plan (showing what can be retained or re‑planted consistent with the fire marshal’s AM&M constraints), a smaller pool/terrace near the downhill properties, and options for stair‑stepping or breaking up the large retaining wall.

The board continued the application to April 23, 2026 and requested a March 1 submittal deadline for revisions so staff and the board could review reworked plans prior to the next hearing.