2000-033CITY OF ENCINITAS
COMMUNITY DEVELOPMENT DEPARTMENT
505 So. Vulcan Avenue
Encinitas, CA 92024
(760) 633-2710
NOTICE OF DECISION
DCD-00-033
April 18, 2000
This letter is to inform you that the Director of Community Development has approved your
application for the following Administrative Design Review Permit located within the Coastal Zone
of the City of Encinitas:
00-017 ADR/CDP (Trattoria I Trulli) - Administrative Design Review and Coastal Development
Permit to remodel the front facing fagade of an existing building located at 830 S. Coast Highway
101 in the D-CM-1 zone. ( APN: 258-181-19).
Project Description and Discussion: Section 23.08.040A-4 of the Municipal Code requires
Administrative Design Review for minor exterior alterations to non-residential buildings. The
proposed improvements will modify the exterior appearance of the existing building which is
currently vacant and is part of a new restaurant that will lease the space. The project consists of
remodeling the east elevation of the existing building adjacent to Highway 101 and the north
elevation adjacent to the current parking area.
As proposed, the existing windows along the east elevation would be replaced with french doors.
As part of the remodel, a small dining patio will be incorporated into the design. A 36-inch high
railing is proposed to enclose the new patio area. A new awning will project from the east
elevation to cover the patio area and a portion of the right-of-way. An encroachment permit for
the awning will be required from the Engineering Department. The colors for the awning would
be burgundy and tan in color; the railing would be dark brown in color; the building fagade
would be beige in color. A materials board is on file depicting all proposed colors.
The improvements on the north elevation include the installation of a ramp and new landscaping.
The proposed ramp would be utilized for bathroom access.
The adjacent business to the south known as Coastal Consignment Connection has agreed to
provide one handicap space for the proposed restaurant use that would occupy the subject site. A
covenant has been recorded to reflect this agreement.
Staff conducted a site analysis and concluded that no significant impacts would result from the
project.
A standard public notification was issued, and no written comments were received by the
Community Development Department.
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FINDINGS FOR DESIGN REVIEW
STANDARD: Section 23.08.072 of the Encinitas Municipal Code provides that an application
for a design review permit must be granted unless, based upon the information presented in
the application and during the Public Hearing, the authorized agency makes any of the
following regulatory conclusions:
a. The project design is inconsistent with the General Plan, a Specific Plan, or the provisions of
the Municipal Code.
Discussion: The subject site is located within the Encinitas Downtown Specific Plan area
in the D-CM-1 zone. The lease space is currently vacant and has a history of restaurant use.
The proposed improvements will enhance the existing fagade with a more overall integrated
design which would incorporate continuity among all elements. The appearance will be
greatly improved over the existing condition of the building.
Conclusion: The Community Development Department finds that the proposed project is
consistent with the Specific Plan.
b. The project design is substantially inconsistent with the Design Review Guidelines.
Discussion: The project design is consistent with Municipal Code Sections 23.08.074,
076, 077 (site and building design and landscaping). The proposed project will improve the
disjointed appearance of the existing building design by better coordinating building
materials and design elements like color, texture and detailing to create continuity in
building design. Regarding site and project design, the project incorporates design elements
that will be compatible with the existing community.
Conclusion: The project is found to be substantially consistent with the Municipal Code
Sections 23.08.074, 076, 077 (site and building design and landscaping).
C. The project would adversely affect the health, safety, or general welfare of the community.
Conclusion: The proposed project will enhance the existing structure through fagade
improvements and a more overall integrated design. It will have a positive effect on the
appearance of the downtown area and would not adversely affect the health, safety, or general
welfare of the community.
d. The project would cause the surrounding neighborhood to depreciate materially in
appearance or value.
Conclusion: The proposed improvements to the existing structure will have a positive
effect on the appearance of the neighborhood and will not tend to cause the surrounding
neighborhood to depreciate materially in appearance or value.
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FINDINGS FOR A COASTAL DEVELOPMENT PERMIT
STANDARD: Section 30.80.090 of the Municipal Code provides that the authorized agency
must make the following findings of fact, based upon the information presented in the
application and during the Public Hearing, in order to approve a coastal development permit:
1. The project is consistent with the certified Local Coastal Program of the City of Encinitas;
and
2. The proposed development conforms with Public Resources Code Section 21000 and
following (CEQA) in that there are no feasible mitigation measures or feasible alternatives
available which would substantially lessen any significant adverse impact that the activity
may have on the environment; and
3. For projects involving development between the sea or other body of water and the nearest
public road, approval shall include a specific finding that such development is in conformity
with the public access and public recreation policies of Section 30200 et. seq. of the Coastal
Act.
Facts: The City's General Plan, Municipal Code and Downtown Encinitas Specific Plan
are applicable components of the City's Local Coastal Plan. The applicant proposes facade
improvements to the existing building. Community Development Department staff visited
the site and the surrounding area and has determined that the proposed improvements are
consistent with the specific plan and will be an improvement to the existing structure.
Conclusion: Since the project complies with all applicable provisions of the City's
Municipal Code, the Community Development Department finds that the project is
consistent with the certified Local Coastal Program of the City of Encinitas. Required
finding #2 is not applicable, since no significant adverse impact is associated with the
project. Finding #3 is not applicable since the project does not involve development
between the sea or other body of water and the nearest public road and therefore does not
impact public access to coastal resources. No aspect of the project has been identified which
could have an adverse impact on coastal resources or any natural resources. The approval of
this Coastal Development Permit satisfies the requirements of the Encinitas Local Coastal
Program.
Environmental Review:
The project is found to be exempt from Environmental Review as per CEQA Guidelines Sections
15301.
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CONDITIONS OF APPROVAL
SCI SPECIFIC CONDITIONS:
SC2 This approval will expire on April 18, 2002 at 5:00 p.m., two years after the approval of this
project, unless the conditions have been met or an extension of time has been approved
pursuant to the Municipal Code.
SC6 This project is conditionally approved as set forth on the application and project plans dated
received by the City on January 24, 2000, consisting of 4 sheets including Site Plan, Floor
Plans, Building Elevations, all designated as approved by the Community Development
Director on April 18, 2000, and shall not be altered without express authorization by the
Community Development Department.
G1 STANDARD CONDITIONS:
CONTACT THE COMMUNITY DEVELOPMENT DEPARTMENT REGARDING
COMPLIANCE WITH THE FOLLOWING CONDITION(S):
G2 This approval may be appealed to the City Council within 15 calendar days from the date of
this approval in accordance with Chapter 1.12 of the Municipal Code.
G5 Approval of this request shall not waive compliance with any sections of the Municipal
Code and all other applicable City regulations in effect at the time of Building Permit
issuance unless specifically waived herein.
DRl Any future modifications to the approved project will be reviewed relative to the findings
for substantial conformance with a design review permit contained in Section 23.08.140 of
the Municipal Code. Modifications beyond the scope described therein may require
submittal and approval of an amendment of the design review permit by the authorized
agency.
F 1 FIRE CONDITIONS:
CONTACT THE ENCINITAS FIRE DEPARTMENT REGARDING COMPLIANCE
WITH THE FOLLOWING CONDITION(S):
F13 ADDRESS NUMBERS: Address numbers shall be placed in a location that will allow
them to be clearly visible from the street fronting the structure. The height of the address
numbers shall conform to Fire Department Standards.
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1 31 BUILDING CONDITION(S):
CONTACT THE ENCINITAS BUILDING DIVISION REGARDING COMPLIANCE
WITH THE FOLLOWING CONDITION(S):
BA Restroom facilities must be made accessible to the physically disabled.
B2 The applicant shall submit a complete set of construction plans to the Building Division for
plancheck processing. The submittal shall include a Soils/Geotechnical Report, structural
calculations, and State Energy compliance documentation (Title 24). Construction plans
shall include a site plan, a foundation plan, floor and roof framing plans, floor plan(s),
section details, exterior elevations, and materials specifications. Submitted plans must show
compliance with the latest adopted editions of the California Building Code (The Uniform
Building Code with California Amendments, the California Mechanical, Electrical and
Plumbing Codes). Commercial and Multi-residential construction must also contain details
and notes to show compliance with State disabled accessibility mandates. These comments
are preliminary only. A comprehensive plancheck will be completed prior to permit
issuance and additional technical code requirements may be identified and changes to the
originally submitted plans may be required.
E1 ENGINEERING CONDITIONS:
CONTACT THE ENGINEERING SERVICES DEPARTMENT REGARDING
COMPLIANCE WITH THE FOLLOWING CONDITION(S):
ES5 Prior to any work being performed in the public right-of-way, a right-of-way construction
permit shall be obtained from the Engineering Services Director and appropriate fees paid,
in addition to any other permits required.
This notice constitutes a decision of the Community Development Department only. Additional
permits, including Building Permits, may be required by the Building Department or other City
Departments. It is the property owner or applicant's responsibility to obtain all necessary permits
required for the type of project proposed.
If you have any questions regarding this determination, please contact Ryall Mills at the
Community Development Department by telephoning (760) 633-2715.
Sandra Holder
Community Development Director
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