2016-38 - EG NOTICE OF DECISION
Planning& Building Department
Project Name: Corti Oxford Residence
Request: Demolition of an existing residence and the construction of a
new single-family residence
Discretionary Actions: Coastal Development Permit (CDP)
CEQA Determination: Exempt
DECISION: APPROVED
Project Number: 16-071 CDP
PBD Number: 2016-38
Location: 1727 Oxford Avenue
Community: Cardiff-by-the-Sea
APN: 260-303-22
Applicant: Adam and Jennie Corti
Representative: Molly Enos, Brian Church Architecture
Project Planner: Andrew Maynard, Associate Planner,
amaynard(a_encinitasca.gov
Decision Date: August 25, 2016
Report Approval: ®Scott Vurbeff, Environmental Coordinator
SUMMARY AND KEY CONSIDERATIONS
The applicant is requesting a Coastal Development Permit (CDP) for the demolition of an
existing single-family residence and a detached garage and the construction of a new single-
family residence with an attached garage and a detached pool house.
ITEM NAME: CORTI OXFORD RESIDENCE
PROJECT NUMBER: 16-071 CDP
AUGUST 25, 2016
PROJECT DESCRIPTION
The applicant is proposing the demolition of the existing residence and detached garage. A
new 3,745-square foot single-family residence is proposed with a 586-square foot attached
garage and a 343-square foot detached pool house. Access for the site is available to the site
via a proposed driveway from Oxford Avenue.
The applicant is proposing a two-story residence with extensive one-story elements and pitched
sloping roofs and flat roofs. The design includes offsetting of the rooflines, wall planes with a
variety of architectural projections and elements. Materials such as a standing seam metal
roof, painted wood siding and painted window trim are utilized throughout the design of the
home and the detached pool house. A custom single-family residence with a dissimilar building
footprint, orientation, elevations and architectural features from other single-family residences
from the immediate neighborhood is proposed with the project, and is exempt from Design
Review in accordance with Encinitas Municipal Code Section 23.08.030137. Therefore, the
Design Guidelines do not apply to the project.
Grading is proposed throughout the site. Cuts to the existing grades will be approximately three
feet in height and fill grades will be approximately three and one half feet in height. The grading
work as proposed is exempt from Design Review in accordance with Encinitas Municipal Code
Section 23.08.030814.
The applicant has documented on the project plans the new single-family residence at less than 26
feet in height for all roofs with at least a 3:12 roof pitch and 22 feet or less for flat roofs as per
Chapter 30.00 and Chapter 30.16 of the Municipal Code. The average lot slope for the property is
3.3 percent, therefore the standard height limitations apply to the project. The applicant will be
required to provide a height certification from a licensed land surveyor during construction
demonstrating that the residence complies with all height limitations.
Public improvements will be required on the property frontage. Those improvements will entail
the widening of the street to ensure a minimum width of 24 feet of pavement, one six-foot wide
by 25-foot long public parking space and stormwater improvements. In an effort to preserve
community character, the existing succulent vegetation within the right of way will be protected
in place and only one parking space is to be provided.
PROJECT ANALYSIS
Background
Case No. 13-037 PMW/CDP was approved as Notice of Decision PBD-2013-56 on September
10, 2013 for the demolition of an existing residence, construction of a new single-family
residence and the consolidation of two lots into one legal lot. No demolition work or new
construction has occurred since that approval decision. The previous property owner did
consolidate the two lots into one legal lot through a Certificate of Compliance process.
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ITEM NAME: CORTI OXFORD RESIDENCE
PROJECT NUMBER: 16-071 CDP
AUGUST 25,2016
Project Site Characteristics:
General Plan: Residential 8
Specific Plan: None
Zoning District: R-8
Zoning Overlay: Coastal Overlay Zone
Community Character Context: Inland Residential Neighborhood- Gridded
Other Key City Plan: None
Notable State or Regional Plan and Law: None
Lots developed with single-family homes surround the subject site. The proposed single-family
residential use is consistent with the neighborhood use and characteristics.
Adjacent Area:
Direction General Plan Community Character Context Land Use
Zoning District
North Residential 8; Inland Residential Single-Family Residential
R-8 Neighborhood- Gridded
South Residential 8; Inland Residential Single-Family Residential
R-8 Neighborhood- Gridded
East Residential 8; Inland Residential Single-Family Residential
R-8 Neighborhood- Gridded
West Residential 8; Inland Residential Single-Family Residential
R-8 Neighborhood- Gridded
General Plan Consistency
General Plan Land Use Designation Explanation of Project Conformance
Residential 8 The single-family residential use is consistent with
the General Plan designation.
Municipal Code Analysis
Development Standard Project Proposed Complies?
Setbacks- Front Yard- 25 feet 25 feet Yes No ❑
Rear Yard- 25 feet 31 feet Yes No ❑
Side Yard - 5/10 feet 5/10 feet Yes N No E:1
Lot Coverage-40 percent 31 percent Yes E No El
Floor Area Ratio-60 percent 33 percent Yes No ❑
Parking- 2 enclosed parking 2 enclosed parking spaces; 1 unenclosed Yes No ❑
spaces; 1 unenclosed parking parking space
space
Land Use- Single-Family Single-Family Residential Yes M No El
Residential
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ITEM NAME: CORTI OXFORD RESIDENCE
PROJECT NUMBER: 16-071 CDP
AUGUST 25, 2016
Accessory Structure
A 343-square foot pool house is proposed on the southeast corner of the property. The
detached accessory structure complies with all size limitations as per Encinitas Municipal Code
Section 30.48.040G1. Additionally, the pool house meets all standard R-8 Zone setbacks and
height limitations.
Local Coastal Program Consistency
The project complies with all development standards of the R-8 Zone related to height, setbacks,
lot coverage, floor area ratio and parking and is consistent with the policies of the City's certified
Local Coastal Program including the General Plan and the Municipal Code. No potentially
significant adverse impacts to the environment will result from the project and the project is exempt
from environmental review. The project is not located between the sea and nearest public road.
PUBLIC NOTICE AND PARTICIPATION
Public Notice
The Notice of Pending Action on the Coastal Development Permit was mailed on August 11,
2016 to all property owners within 500 feet of the project site and to anyone who requested such
notice in writing, in compliance with Encinitas Municipal Code Sections 30.01.070 and
30.80.080, as applicable. Additionally, as a courtesy, the notice was posted at City Hall and on
the Planning & Building Department's Internet site under "Public Notices" and via e-Project
Source.
Other Public Input
Staff received one email prior to the public notice with questions regarding proposed grading
onsite and required public improvements on Oxford Avenue.
ENVIRONMENTAL CONSIDERATIONS
The applicant is proposing the demolition of an existing residence and the construction of a new
3,745-square foot single-family residence with an attached 586-square foot attached garage
and a 343-square foot detached pool house. Section 15301(1)(1) of the California Environmental
Quality Act (CEQA) exempts from environmental review the demolition of a single-family
residence. Section 15303(a) exempts from environmental review the construction of a single-
family residence, and Section 15303(e) exempts from environmental review accessory
(appurtenant) structures including accessory structures. No historic resources are affected by
the demolition work proposed with the project. None of the exceptions in Section 15300.2 exist.
DISCUSSION
The design of the residence includes a two-story residence with a variety of architectural
elements, rooflines and architectural elements to complement and enhance the overall
neighborhood. The project is consistent with all R-8 Zone development regulations.
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ITEM NAME: CORTI OXFORD RESIDENCE
PROJECT NUMBER: 16-071 CDP
AUGUST 25, 2016
FINDINGS
Based on the findings for a Coastal Development Permit per Encinitas Municipal Code Section
30.80.010 and the aforementioned analysis, the Planning & Building Department has made the
following findings to support the approval, with conditions:
Finding for Discretionary Action #1 Explanation of Finding
The project is consistent with the certified The residence complies with all development
Local Coastal Program of the City of Encinitas; standards of the R-8 Zone related to height,
and setbacks, lot coverage, and parking. The
project is consistent with the policies of the
City's certified Local Coastal Program including
the General Plan and the Municipal Code.
The proposed development conforms with No potentially significant adverse impacts to the
Public Resources Code Section 21000 and environment will result from the project and the
following (CEQA) in that there are no feasible project is exempt from environmental review
mitigation measures or feasible alternatives . pursuant to Sections 15301(1)(1), 15303(x) and
available which would substantially lessen any 15303(e)of the California Environmental Quality
significant adverse impact that the activity may Act(CEQA) Guidelines.
have on the environment; and
For projects involving development between This finding is not applicable because the
the sea or other body of water and the nearest property is not located between the sea and
public road, approval shall include a specific the nearest public road.
finding that such development is in conformity
with the public access and public recreation
policies of Section 30200 et. seq. of the
Coastal Act.
CONCLUSION
The Planning and Building Department determined the Coastal Development Permit application
and plans to be consistent with the City's certified Local Coastal Program, including all
applicable policies of the General Plan and provisions of the Municipal Code. The residential
use is consistent with the General Plan land use designation and applicable General Plan
policies, and all development standards for the R-8 Zone are met. Based on the
aforementioned findings and subject to the following conditions of approval, the project is
hereby approved.
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ITEM NAME: CORTI OXFORD RESIDENCE
PROJECT NUMBER: 16-071 CDP
AUGUST 25, 2016
CONDITIONS OF APPROVAL
SC1 SPECIFIC CONDITIONS:
SC2 At any time after two years from the date of this approval, on August 25, 2016 at 5:00 pm,
or the expiration date of any extension granted in accordance with the Municipal Code, the
City may require a noticed public hearing to be scheduled before the authorized agency to
determine if there has been demonstrated a good faith intent to proceed in reliance on this
approval. If the authorized agency finds that a good faith intent to proceed has not been
demonstrated, the application shall be deemed expired as of the above date (or the
expiration date of any extension). The determination of the authorized agency may be
appealed to the City Council within 15 days of the date of the determination.
SC6 This project is conditionally approved as set forth on the application and project drawings
stamped received by the City on July 8, 2016, consisting of 14 sheets, including Title
Sheet, Preliminary Grading Plan, Site Plan, Area Plans, First Floor Plan, Roof Deck
Plan, Roof Plan, Elevations (4 Sheets) and Sections (2 Sheets), all designated as
approved by the Planning & Building Department on August 25, 2016, and shall not be
altered without express authorization by the Planning and Building Department.
SCA The following conditions shall be included on the building and/or grading plans and
performed to specification of the Engineering Services Department:
1. Prior to approval of a building permit, the applicant shall be responsible for the
construction of public improvements along the property frontage on Oxford Avenue.
The existing AC pavement shall be widened as necessary to ensure a minimum of
24 feet of AC pavement. Street improvements shall include a six-foot wide by 25-foot
long (minimum) permeable-paver parking area along the property frontage. The
pavers shall be surrounded on all sides by a six-inch wide by 16-inch deep PCC
flush curb and parallel to the right of way. From the sawcut line to the AC pavement
widening, the PCC flush curb and the first two feet of the permeable pavers shall be
sloped at two percent to the flow line, and then rise at no more than five percent
slope to the back of the pervious pavers.
2. Prior to issuance of a grading permit, the applicant shall record an Encroachment
Maintenance and Removal Covenant against the property to ensure the proper
maintenance of the private encroachments into the right of way including the
landscaping, irrigation, small keystone wall, and pervious paver parking area.
3. Permanent post construction stormwater treatment BMPs shall be provided to collect
and treat all runoff generated by all new impervious surfaces prior to discharge from the
site. The easterly drainage basin shall be sized according to HMP criteria to mitigate
any increase in runoff do to new impervious surfaces. The easterly bioretention basin
shall not be located within the public sewer easement.
4. The existing public sewer main located in the rear of the property shall be protected in
place.
5. The existing survey monuments shall be referenced on the grading plan and shall be
protected in-place. If any monument is disturbed or destroyed it shall be replaced by
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ITEM NAME: CORTI OXFORD RESIDENCE
PROJECT NUMBER: 16-071 CDP
AUGUST 25, 2016
a licensed land surveyor and a Corner Record or Record of Survey shall be filed with
the County prior to release of securities.
SCB The following conditions shall be included on the building and/or grading plans and
performed to specification of the San Dieguito Water District:
1. The applicant shall upgrade the existing 5/8-inch water meter at his/her expense.
Water meters shall be located in front of the parcel they are serving and outside of
any existing or proposed travel way.
2. The developer shall show all existing and proposed water facilities on improvement
or grading plans for the approval of the San Dieguito Water District.
SCC Prior to building permit issuance, the owner shall cause a covenant regarding real property
to be recorded. The covenant shall set forth the terms and conditions limiting the detached
pool house as that use and that the pool house shall not be occupied, rented or converted
to a guest house or an accessory dwelling unit.
G1 STANDARD CONDITIONS:
CONTACT THE PLANNING AND BUILDING DEPARTMENT REGARDING COMPLIANCE
WITH THE FOLLOWING CONDITIONS:
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.
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. The height certification/survey shall be supplemented
with a reduced (8 '/2 in. x 11 in.) copy of the site plan and elevations depicting the exact
point(s) of certification. The engineer/surveyor shall contact the Planning and Building
Department to identify and finalize the exact point(s) to be certified prior to conducting the
survey.
G13 The applicant shall pay development fees at the established rate. Such fees may include,
but not be limited to: Permit and Plan Checking Fees, Water and Sewer Service Fees,
School Fees, Traffic Mitigation Fees, Flood Control Mitigation Fees, Park Mitigation Fees,
and Fire Mitigation/Cost Recovery Fees. Arrangements to pay these fees shall be made
prior to building permit issuance to the satisfaction of the Planning and Building and
Engineering Services Departments. The applicant is advised to contact the Planning and
Building Department regarding Park Mitigation Fees, the Engineering Services Department
regarding Flood Control and Traffic Fees, applicable School District(s) regarding School
Fees, the Fire Department regarding Fire Mitigation/Cost Recovery Fees, and the
applicable Utility Departments or Districts regarding Water and/or Sewer Fees.
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ITEM NAME: CORTI OXFORD RESIDENCE
PROJECT NUMBER: 16-071 CDP
AUGUST 25, 2016
G19 Garages enclosing required parking spaces shall be kept available and usable for the
parking of owner/tenant vehicles at all times.
G22 Building plans for a new dwelling units shall include installation of wiring for current or
conduits for future installation of photovoltaic energy generation system(s) and an electric
vehicle charging station.
G23 Any wall, fence or combination thereof exceeding 6 ft. in height and facing any neighboring
property or visible from the public right-of-way shall be subject to design review pursuant to
Section 23.08.040.A.1 of the Encinitas Municipal Code. Where a minimum 2 ft. horizontal
offset is provided, within which screening vegetation is provided to the satisfaction of the
Planning and Building Department, the fence/wall may not be considered one continuous
structure for purpose of measuring height and may be exempted from design review
provided none of the offset fences or walls exceed 6 ft. in height pursuant to Section
23.08.030.B.1.
G24 Newly constructed single-family dwelling units shall be pre-plumbed for a graywater system
permitted and constructed in accordance with Chapter 16 of the California Plumbing Code
and including a stub-out in a convenient location for integration of the graywater system
with landscape irrigation systems and accepting graywater from all sources permissible in
conformance with the definition of graywater as per Section 14876 of the California Water
Code. Exception: A graywater system shall not be permitted where a percolation test
shows the absorption capacity of the soil is unable to accommodate the discharge of a
graywater irrigation system.
F1 Fire Conditions:
CONTACT THE ENCINITAS FIRE DEPARTMENT REGARDING COMPLIANCE WITH THE
FOLLOWING CONDITIONS:
F6 GATES: All gates or other structures or devices, which could obstruct fire access
roadways or otherwise hinder emergency operations, are prohibited unless they meet
standards approved by the Fire Department. An approved emergency key-operated
switch and/or an approved emergency traffic control-activating strobe light sensor shall
be installed per Encinitas Fire Department standards.
F10 OBSTRUCTION OF ROADWAYS DURING CONSTRUCTION: All roadways shall be a
minimum of 24 feet in width during construction and maintained free and clear, including
the parking of vehicles, in accordance with the California Fire Code and the Encinitas
Fire Department.
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ITEM NAME: CORTI OXFORD RESIDENCE
PROJECT NUMBER: 16-071 CDP
AUGUST 25, 2016
F13 ADDRESS NUMBERS: STREET NUMBERS: Approved numbers and/or addresses
shall be placed on all new and existing buildings and at appropriate additional locations
as to be plainly visible and legible from the street or roadway fronting the property from
either direction of approach. Said numbers shall contrast with their background, and
shall meet the following minimum standards as to size: 4 inches high with a '/2- inch
stroke width for residential buildings, 8 inches high with a '/2-inch stroke for commercial
and multi-family residential buildings, 12 inches high with a 1-inch stroke for industrial
buildings. Additional numbers shall be required where deemed necessary by the Fire
Marshal, such as rear access doors, building corners, and entrances to commercial
centers.
F1 5A AUTOMATIC FIRE SPRINKLER SYSTEM-ONE AND TWO FAMILY DWELLINGS:
Structures shall be protected by an automatic fire sprinkler system designed and
installed to the satisfaction of the Fire Department. Plans for the automatic fire sprinkler
system shall be approved by the Fire Department prior to installation.
F18 CLASS "A" ROOF: All structures shall be provided with a Class "A" Roof covering to
the satisfaction of the Encinitas Fire Department.
E1 ENGINEERING CONDITIONS:
CONTACT THE ENGINEERING SERVICES DEPARTMENT REGARDING COMPLIANCE WITH
THE FOLLOWING CONDITIONS:
E2 All City Codes, regulations, and policies in effect at the time of building/grading permit
issuance shall apply.
E3 All drawings submitted for Engineering permits are required to reference the NAVD 88
datum; the NGVD 29 datum will not be accepted.
EG1 Grading Conditions
EG3 The owner shall obtain a grading permit prior to the commencement of any clearing or
grading of the site.
EG4 The grading for this project is defined in Chapter 23.24 of the Encinitas Municipal Code.
Grading shall be performed under the observation of a civil engineer whose responsibility it
shall be to coordinate site inspection and testing to ensure compliance of the work with the
approved grading plan, submit required reports to the Engineering Services Director and
verify compliance with Chapter 23.24 of the Encinitas Municipal Code.
EG5 No grading shall occur outside the limits of the project unless a letter of permission is
obtained from the owners of the affected properties.
EG6 Separate grading plans shall be submitted and approved and separate grading permits
issued for borrow or disposal sites if located within the city limits.
EG7 All newly created slopes within this project shall be no steeper than 2:1.
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ITEM NAME: CORTI OXFORD RESIDENCE
PROJECT NUMBER: 16-071 CDP
AUGUST 25, 2016
EG8 A soils/geological/hydraulic report (as applicable) shall be prepared by a qualified engineer
licensed by the State of California to perform such work. The report shall be submitted with
the first grading plan submittal and shall be approved prior to issuance of any grading
permit for the project.
EG9 Prior to hauling dirt or construction materials to any proposed construction site within this
project the owner shall submit to and receive approval from the Engineering Services
Director for the proposed haul route. The owner shall comply with all conditions and
requirements the Engineering Services Director may impose with regards to the hauling
operation.
EG10 In accordance with Section 23.24.370 (A)of the Municipal Code, no grading permit shall be
issued for work occurring between October 1st of any year and April 15th of the following
year, unless the plans for such work include details of protective measures, including
desilting basins or other temporary drainage or control measures, or both, as may be
deemed necessary by the field inspector to protect the adjoining public and private property
from damage by erosion, flooding, or the deposition of mud or debris which may originate
from the site or result from such grading operations.
ED1 Drainage Conditions
ED2A An erosion control system shall be designed and installed onsite during all construction
activity. The system shall prevent discharge of sediment and all other pollutants onto
adjacent streets and into the storm drain system. The City of Encinitas Best Management
Practice Manual shall be employed to determine appropriate storm water pollution control
practices during construction.
ED3 A drainage system capable of handling and disposing of all surface water originating within
the project site, and all surface waters that may flow onto the project site from adjacent
lands, shall be required. Said drainage system shall include any easements and structures
required by the Engineering Services Director to properly handle the drainage.
ED5 The owner shall pay the current local drainage area fee prior to issuance of the building
permit for this project or shall construct drainage systems in conformance with the Master
Drainage Plan and City of Encinitas Standards as required by the Engineering Services
Director.
ED6 The owner of the subject property shall execute a hold harmless covenant regarding
drainage across the adjacent property prior to approval of the grading or building permit for
this project.
ES1 Street Conditions
ES3 The owner shall make an offer of dedication to the City for all public streets and easements
required by these conditions or shown on the site development plan. The offer shall be
made by execution of a grant deed prior to issuance of any building permit for this project.
All land so offered shall be granted to the City free and clear of all liens and encumbrances
and without cost to the City. Streets that are already public are not required to be
rededicated.
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ITEM NAME: CORTI OXFORD RESIDENCE
PROJECT NUMBER: 16-071 CDP
AUGUST 25,2016
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.
ES10 Improvements constructed within the present or future public right-of-way shall be
considered temporary. The owner shall enter into an encroachment removal covenant
agreeing to remove those improvements at the direction of the City.
EU1 Utilities
EU4 All proposed utilities within the project shall be installed underground including existing
utilities unless exempt by the Municipal Code.
EU4A The existing overhead utilities service to the property shall be undergrounded.
ESW1 Storm Water Pollution Control Conditions
ESW5 The project must meet storm water quality and pollution control requirements. The
applicant shall design and construct landscape and/or turf areas and ensure that all
flows from impervious surfaces are directed across these areas prior to discharging onto
the street. A Grading Plan/ Permit Site Plan identifying all landscape areas designed
for storm water pollution control (SWPC) and Best Management Practice shall be
submitted to the City for Engineering Services Department approval. A note shall be
placed on the plans indicating that the modification or removal of the SWPC facilities
without a permit from the City is prohibited.
ESW9 For storm water pollution control purposes, all runoff from all roof drains shall discharge
onto grass and landscape areas prior to collection and discharge onto the street and/or into
the public storm drain system. Grass and landscape areas designated for storm water
pollution control shall not be modified without a permit from the City. A note to this effect
shall be placed on the Grading/Permit Site plan.
DISCLOSURES
This notice constitutes a decision of the Planning and Building Department only for the
discretionary entitlement. Additional permits, such as Building and Grading Permits, may be
required by the Planning and Building Department or other City Departments. It is the property
owner's and applicant's responsibility to obtain all necessary permits required for the type of
project proposed.
In accordance with the provisions of Municipal Code Section 1.12, the decision of the Planning
and Building Department may be appealed to the City Council within 15 calendar days of the
date of this determination. The appeal must be filed, accompanied by a $250 filing fee, prior to
5:00 pm on the 15th calendar day following the date of this Notice of Decision. Any filing of an
appeal will suspend this action as well as any processing of permits in reliance thereon in
accordance with Encinitas Municipal Code Section 1.12.020(D)(1) until such time as an action is
taken on the appeal. The action of the Planning and Building Department may not be
appealed to the Coastal Commission.
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ITEM NAME: CORTDxFORORES|oEwCe
PROJECT NUMBER: 16-071CDP
AUGUST 25, 2O1G
If you have any questions regarding this det8[0iOation, p|88Se m]Dt@Ct Andrew yWgyO8rd.
Associate Planner, 8t760-033-2718O[ by email 8t ; 0[ contact the
Planning and Building Department, 5O5 South Vulcan Avenue, EncinitaG, CAS2O24at7GO-833-
271OO[ by email 3t .
SIGNATURE
Dep6 ty'Dir!ectQ"r of Planning and Building
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