1999-071CITY OF ENCINITAS
COMMUNITY DEVELOPMENT DEPARTMENT
505 S. Vulcan Avenue
Encinitas, CA 92024
760/633-2696
NOTICE OF DECISION
DCD-99-71
August 9, 1999
This letter is to inform you that the Director of Community Development has approved
your application for:
Case #99-178CDP (Adams) - Coastal Development Permit application to allow
for the construction of a new, two-story single family residence on the property
known as 1475 Ravean Courtin the ER-SFR-3 zone. (Lot.,aS' of Map 13776)
Project Description and Discussion: The proposed residence will be approximately 5,578
square feet in area and two stories in height. An attached two-car garage of 658 square feet
and detached two-car garage of 528 square feet are also proposed.
The subject site is located in the Quail Hollow East Planning Area subdivision of the
Encinitas Ranch Specific Plan. The subdivision consists of 44 single-family detached
homes within the ER-SFR3 (3 units/acre) zone. The ER-SFR3 zone allows for minimum lot
sizes of 8,000 square feet, 40% lot coverage, building heights of 22' with specific projects
permitted above 22' (roof slopes of 4 and 12 pitch), and setbacks of 20' front yard and 10'
side yard. Map 13776 (Resolution #PC98-41) establishes a 50' fuel modification (no
combustible structures) from the bluff edge.
The subject site and proposed home meet the established standards. The existing lot area is
30,196 square feet in area, and the lot coverage is 14.58%. The proposed setbacks either
meet or exceed the established standards. The overall building height does not exceed 26' in
height with a 4 and 12 roof pitch. The top of plate is at or below the 22' height standard.
A publicly noticed comment review period was established and no comments or letters of
concern were received.
Findings: This approval is based upon the following findings:
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 21000 and
following in that there are no feasible mitigation measures or feasible alternatives
Psm/cd/f/Ecke Home Case #99-178 08/10/99
available which would substantially lessen any significant adverse impact that the
activity may have on the environment.
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.
Discussion/Conclusion of Findings: The City's General Plan and Municipal Code
are applicable components of the City's Local Coastal Plan. The subject zoning is
ER-SFR3, which permits the proposed single-family residence. No aspect of the
project has been identified which could have an adverse impact on coastal resources
or any natural resources. The project will comply with the applicable development
standards as per the Encinitas Ranch Specific Plan,. City's Municipal Code and
specific standards established by the subdivision (i.e., 50' bluff setback for fuel
modification, Resolution #PC98-41). Since the project complies with all applicable
provisions of the Encinitas Ranch Specific Plan, City's Municipal Code and
previous project approvals, the Community Development Department finds that the
project is consistent with the certified Local Coastal Program of the City of Encinitas
and that required finding #2 is not applicable since no significant adverse
environmental impact is associated with the project. Finding #3 is not applicable
because the project site is not between the sea or other body of water and the nearest
public road.
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 Section 15303.
This approval is subject to the conditions identified in Attachment 1.
In accordance with the provisions of the Municipal Code, this decision may be appealed to
the City Council within fifteen (15) calendar days of the date of this determination. This
decision is not appealable to the Coastal Commission. 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
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 Patrick Murphy at the
Community Development Department, 760/633-2696.
San ra older, Community Development Director
Psm/cd/f/Ecke Home Case #99-178 08/09/99
ATTACHMENT 1
CONDITIONS OF APPROVAL
COASTAL DEVELOMPENT PERMIT
SINGLE FAMILY HOME
1475 RAVEAN COURT
CASE #99-178
APPLICANT: ADAMS DESIGN ASSOCIATES
SCI SPECIFIC CONDITIONS:
SC2 This approval will expire on August 9, 2001 at 5:00 pm, 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 July 7, 1999, consisting of 9 sheets including
Site Plan, Main House First Floor Plan, Main House Second Floor Plan, Main House
Roof Plan, Detached Garage (Plans, Sections and Elevations), and Main House
Exterior Elevations, all designated as approved by the Community Development
Director on August 9, 1999, and shall not be altered without express authorization
by the Community Development Department.
Fire Department:
A. Exterior wall surfacing materials shall be non-combustible materials.
B. Glazing materials shall be tempered glass or multi-layered glass panels.
C. Roof covering shall not be less than a Class "A" roof assembly.
D. Ventilation in exterior walls, attic's and eaves shall meet Encinitas Fire
Department requirements.
E. Projections such as balconies, carports, decks, patio covers etc., shall meet
Encinitas Fire Department requirements. When such appendages and projections
are attached to the exterior fire resistive walls, they shall be constructed to
maintain the fire resistive integrity of the wall.
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.
Psm/cd/f/Ecke Home Case #99-178 08/10/99
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, including Resolution
No. PC98-41, which granted approval for Quail Hollow East subdivision.
G7 Prior to issuing a final inspection on framing, the applicant shall provide a survey
from a licensed surveyor or a registered civil engineer verifying that the building
height is in compliance with the approved plans.
G12 Prior to any use of the project site pursuant to this permit, all conditions of approval
contained herein shall be completed or secured to the satisfaction of the Community
Development Department.
G19 Garages enclosing required parking spaces shall be kept available and useable for
the parking of owner/tenant vehicles at all times.
B 1 BUILDING CONDITION(S):
CONTACT THE ENCINITAS BUILDING DIVISION REGARDING
COMPLIANCE WITH THE FOLLOWING CONDITION(S):
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.
F1 FIRE CONDITIONS:
CONTACT THE ENCINITAS FIRE DEPARTMENT REGARDING COMPLIANCE
WITH THE FOLLOWING CONDITION(S):
F15A AUTOMATIC FIRE SPRINKLER SYSTEM - SINGLE-FAMILY DWELLINGS
AND DUPLEXES: Structures shall be protected by an automatic fire sprinkler
system installed to the satisfaction of the Fire Department. Plans for the
automatic fire sprinkler system shall be approved by the Fire Department prior to
issuance of building permits.
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