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2016-39 - EG - ` _ • NOTICE OF DECISION Planning& Building Department Project Name: Thompson Addition Request; A remodel of and second story addition to an existing residence. Discretionary Actions: Coastal Development Permit CEQA Determination: Exempt DECISION: APPROVED Project Number: 16-088 CDP PBD Number: 2016-39 Location: 1734 Kennington Road Community: Leucadia APN: 254-470-24 Applicant: Elena and John Thompson Representative: Craig Lewis Project Planner: J. Dichoso, Associate Planner jdichosoCa7er�cinit��ca qrw Decision Date: August 31, 2016 Report Approval: ® Scott Vurbeff, Environmental Manager SUMMARY AND KEY CONSIDERATIONS A request to remodel and construct a second story addition to an existing two-story single-family attached residence. With the Coastal Development Permit, the project as proposed complies with all development standards. ITEM NAME: THOMPSON REMODEL AND ADDITION PROJECT NUMBER: 16-088 CDP AUGUST 31, 2016 PROJECT DESCRIPTION A request to remodel and construct a second story addition to an existing two-story single-family attached residence. The scope of work is summarized below: 1. Remodel first floor main entry; 2. Interior remodel of kitchen and dining room on second floor; 3. Convert powder room to bathroom on second floor; 4. 318-square foot second floor addition (new bedroom); and 5. New six-foot tall wood fence located at rear property line. PROJECT ANALYSIS Background The project is located in the Sea Bluffe Village development, which was originally approved by San Diego County as a Planned Residential Development in 1971 (Special Use Permit No. P71- 242). Project Site Characteristics General Plan: Residential 11 Specific Plan: None Zoning District: R-11 Zoning Overlay: California Coastal Commission's Appeal Jurisdiction of the Coastal Zone. Community Character Context: Coastal Residential Other Key City Plan: None Notable State or Regional Plan and Law: None Lots developed with attached 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 and Community Character Context Land Use Zoning District North R-11/R11 Coastal Residential Attached Single-family— South R-11/R11 Coastal Residential Attached Single-family East R-11/R11 Coastal Residential Attached Single-family West R-11/R11 Coastal Residential Attached Single—family Residential uses zoned R-11 surround the property. The existing single-family attached home is consistent and appropriate for the residential vicinity. 2of10 ITEM NAME: THOMPSON REMODEL AND ADDITION PROJECT NUMBER: 16-088 CDP AUGUST 31, 2016 General Plan Consistency General Plan Goal or Policy Explanation of Project Conformance Policy 1.1- Strive to maintain a The single-family attached home is located in an area balance of housing types in the City. with many single-family attached residences, and will help to provide a diversity of housing types found throughout the city. Policy 1.2- Strive to provide a wide Consistent with the Sea Bluff Village development, the variety of housing types so that single-family attached home is in an area with many arrange of housing needs and tastes single-family attached residences, and will that will lend will be made available to existing and to the tastes and needs of existing and future residents. future residents. Municipal Code Analysis Development Standard Project Proposed Complies? Building Height— 19.5 (addition to second story) Yes ® No ❑ 22 feet/26 feet for primary structure Parkin —,Two parking spaces Two-car garage Yes ® No ❑ The project is consistent with all applicable development standards, including setbacks and height regulations. The project is located in the Sea Bluffe Village development, which was originally approved by San Diego County as a Planned Residential Development in 1971 (Special Use Permit No. P71-242). The County approved use permit established parameters for the Planned Residential Development such as the number of units, location of structures, distance between structures, and between structures and property lines, width of streets, and the size and location of parking spaces. The proposed addition will not affect compliance of the overall development or the subject residence with any of these parameters as established by the use permit or with all applicable development standards of the underlying R-11 zone. The project will also be required to comply with all applicable Building and Fire codes through the standard building permit plan checking process. Design Guidelines Consistency The addition to the existing attached single-family home is exempt from Design Review in accordance with EMC Section 23.08.030B (Exemptions). Local Coastal Program Consistency The City's adopted Post-Local Coastal Program (LCP) Certification Permit and Appeal Jurisdiction map adopted on January 9, 2003 shows that the California Coastal Commission retains appeal jurisdiction for the subject property since the project site is located between the 3of10 ITEM NAME: THOMPSON REMODEL AND ADDITION PROJECT NUMBER: 16-088 CDP AUGUST 31, 2016 sea or other body of water and the nearest public road. Therefore, the California Coastal Commission may appeal the project approval. PUBLIC NOTICE AND PARTICIPATION Citizen Participation Program The applicant submitted a Citizen's Participation Program (CPP) in accordance with Section 23.06 of the Municipal Code. A CPP notice was mailed to notify all property owners and occupants within a 500-foot radius of the proposed project. The notice gave a brief summary of the proposed project and notified the recipients of the CPP meeting date, time and location. The CPP meeting was held on June 10, 2016 at the project office. Apart from the applicant, one resident attended the meeting. The applicant also received two comments by mail. The resident and the mailed comments supported the project. Since the receipt of the final report, no additional comments were received. Public Notice Notice of a public hearing for the project was mailed on July 28, 2016 to all property owners and occupants 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, and Government Code Sections 65090, 65091 and 65092, 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. Administrative Hearing The Planning & Building Department conducted an administrative public hearing on Tuesday, August 4, 2016 at 5:00 p.m. in the Council Chambers for consideration of the Coastal Development Permit request. Only staff and the applicant were present at the public hearing. ENVIRONMENTAL CONSIDERATIONS The project has been determined to be exempt from environmental review pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15301(e)(2). Section 15301(e)(2) exempts additions to existing structures provided that the addition would not result in an increase of more than 10,000 square feet if the project is in an area where all public services and facilities are available to allow for maximum development permissible in the General Plan and the area in which the project is located is not environmentally sensitive. The project meets the criteria for the exemption. The project does not qualify as one of the exceptions prescribed under Section 15300.2 of the CEQA Guidelines and no historic resources are affected by the proposed project. DISCUSSION The issuance of a regular Coastal Development Permit is required for the proposed project. The proposed project is consistent with the R-11 General Plan land use designation and is consistent with all of the applicable policies of the City of Encinitas General Plan. The proposed project demonstrates compliance with all of the required Sea Bluffe Village development 4 of 10 ITEM NAME: THOMPSON REMODEL AND ADDITION PROJECT NUMBER: 16-088 CDP AUGUST 31, 2016 standards, which was originally approved by San Diego County in 1971 (Special Use Permit No. P71-242). FINDINGS COASTAL DEVELOPMENT PERMIT Based on Encinitas Municipal Code Section 30.80.090 (Coastal Development Permit), findings for a Coastal Development Permit and the aforementioned analysis, staff has made the following findings to support the approval, with conditions: Finding for Coastal Development Permit —...Explanation of Finding The project is consistent with the certified The proposed project demonstrates Local Coastal Program of the City of Encinitas; compliance with all of the required Sea Bluffe and Village development standards, which was originally approved by San Diego County in 1971 (Special Use Permit No. P71-242). With the Coastal Development Permit approval, the proposed project is consistent with the R-11 General Plan land use designation and is consistent with all of the applicable policies of the City of Encinitas General Plan. The proposed development conforms with No potentially significant adverse impacts to Public Resources Code Section 21000 and the environment will result from the project and following (CEQA) in that there are no feasible the project is exempt from environmental mitigation measures or feasible alternatives review pursuant to Section 15301(e)(2) of the available which would substantially lessen any California Environmental Quality Act (CEQA) significant adverse impact that the activity may Guidelines. have on the environment; and For projects involving development between This finding is applicable because the property the sea or other body of water and the nearest is located between the sea and the nearest public road, approval shall include a specific public road. No additional access points finding that such development is in conformity directly to the shore will be provided and no with the public access and public recreation existing access points will be eliminated with the policies of Section 30200 et. seq. of the proposed project. The access points are Coastal Act. currently located at the north end of Tattenham Road, and nearby Grandview Beach will be maintained. The ability of the public to access the shore is not adversely impacted with this project; therefore, no condition requiring public access is imposed with the project. 5 of 10 ITEM NAME: THOMPSON REMODEL AND ADDITION PROJECT NUMBER: 16-088 CDP AUGUST 31, 2016 CONCLUSION The Planning & Building Department determined the Coastal Development Permit application 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, the R-11 zone, and all development standards for Sea Bluffe Village, which was originally approved by Special Use Permit No. P71-242 by the County of San Diego. Therefore, the project is hereby approved based upon the findings and subject to the following conditions of approval. CONDITIONS OF APPROVAL SC1 SPECIFIC CONDITIONS: SC2 At any time after two years from the date of this approval, on August 31, 2018 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 October 12, 2015, consisting of four sheets, including a Title Sheet (Sheet A-1), Demolition Plans (A-2), Proposed Floor Plans (A-3), and Exterior Elevations/Roof Plan (A-4), all designated as approved by the Planning and Building Department on August 31, 2016, and shall not be altered without express authorization by the Planning and Building Department. SCA The following San Dieguito Water District conditions apply to 16-088 CDP: 1. If the fire department requires fire sprinklers for the new development, the Developer shall upgrade the 5/8-inch water meter servicing the property and service at his expense. The District shall require that water meters 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 District Approval. 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. 6 of 10 ITEM NAME: THOMPSON REMODEL AND ADDITION PROJECT NUMBER: 16-088 CDP AUGUST 31, 2016 G3 This project is located within the Coastal Appeal Zone and may be appealed to the California Coastal Commission pursuant to Coastal Act Section 30603 and Chapter 30.04 of the City of Encinitas Municipal Code. An appeal of the Planning Commission's decision must be filed with the Coastal Commission within 10 working days following the Coastal Commission's receipt of the Notice of Final Action. Applicants will be notified by the Coastal Commission as to the date the Commission's appeal period will conclude. Appeals must be in writing to the Coastal Commission, San Diego Coast District office. 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. G11 All roof-mounted equipment and appurtenances, including air conditioners and their associated vents, conduits and other mechanical and electrical equipment, shall be architecturally integrated, and shall be shielded from view and sound buffered to the satisfaction of the Planning and Building Department. Note: All rooftop equipment shall be assumed visible unless demonstrated otherwise to the satisfaction of the Planning and Building Department, and adequate structural support shall be incorporated into building design. Rooftop vent pipes shall be combined below the roof, and shall utilize decorative caps where visible from any point. Ground-mounted mechanical and electrical equipment shall also be screened through use of a wall, fence, landscaping, berm, or combination thereof to the satisfaction of the Planning and Building Department. All exterior accessory structures shall be designed to be compatible with the primary building's exterior to the satisfaction of the Planning and Building Department. 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 Final Map approval/building permit issuance/initiating use in reliance on this permit 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. G19 Garages enclosing required parking spaces shall be kept available and usable for the parking of owner/tenant vehicles at all times, and may not be rented or conveyed separately from the appurtenant dwelling unit. G21 All utility connections shall be designed to coordinate with the architectural elements of the site so as not to be exposed except where necessary. Locations of pad mounted transformers, meter boxes, and other utility related items shall be included in the site plan submitted with the building permit application with an appropriate screening treatment. Transformers, terminal boxes, meter cabinets, pedestals, ducts and other facilities may be placed above ground provided they are screened with landscaping. 7of10 ITEM NAME: THOMPSON REMODEL AND ADDITION PROJECT NUMBER: 16-088 CDP AUGUST 31, 2016 B1 BUILDING CONDITION: CONTACT THE ENCINITAS BUILDING DIVISION REGARDING COMPLIANCE WITH THE FOLLOWING CONDITION: B2R 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). These comments are preliminary only. A comprehensive plancheck would be completed prior to permit issuance and additional technical code requirements may be identified and changes to the originally submitted plans F1 FIRE CONDITIONS: CONTACT THE ENCINITAS FIRE DEPARTMENT REGARDING COMPLIANCE WITH THE FOLLOWING CONDITIONS: 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. F13 ADDRESS 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. F15A 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. Fire sprinklers may be required per local ordinance for remodels/reconstruction. F18 CLASS "A" ROOF: All structures shall be provided with a Class "A" Roof covering to the satisfaction of the Encinitas Fire Department. 8of10 ITEM NAME: TxOMPSOm REMODEL AND ADDITION PROJECT NUMBER: 16Q88COP AUGUST 31. 201G E1 ENGINEERING CONDITIONS: CONTACT THE ENGINEERING SERVICES DEPARTMENT REGARDING COMPLIANCE WITH THE FOLLOWING CONDITIONS: E2 All City COdea, regu|8tionG, and policies in effect at the time Of building/grading permit issuance shall apply. - - E3 All d[8VviDgS submitted for Engineering p8[[nitS are required to reference the NAV[> 88 datum; the NGVD 29 datum will not be accepted. EG1 Grading Conditions EG14 A grading permit shall be obtained for this project un|8Go the proposed grading is exempt under section 23.24.090 of the K8UOicip8/ Code. If the proposed grading is exempt from permit requirement, the Owner shall provide a pFBoi8S site p|@O prior to oppn>vo/ of a building permit. The building site plan shall provide design for drainage irnprow9nnenta, erosion control, storm water pollution control, and on-site pavement. E[>1 Drainage Conditions ED2A An erosion COntPO| system Gho/| be designed and installed Onsit8 during all construction activity. The 8Vnt80 shall prevent discharge of sediment and all other pollutants onto adjacent streets and into the storm drain system. The City ofEncinitas Best W18Oag8nneOt Practice Manual shall be employed to determine appropriate storm xvoi8r p0|}uU0O cnOtnJ| practices during construction. EU1 Utilities Conditions EU2 The Ovvne[ shall comply with GU the ru|8s, r8gu|aUonG, and design requirements of the respective utility agencies regarding services to the project. EU3 The owner Sho|| be responsible for coordination with S.D.G. & E. AT&T. and other applicable authorities. DISCLOSURES This notice oonSUtuhSG a decision Of the Planning & Building Department only for the discretionary entitlement. Additional pernnita, such as Building and Grading P8rnnite, may be required by the Planning & Building Department Or other City It is the property owner's and applicant responsibility to obtain all necessary permits required for the type Of project proposed. In accordance with the provisions of Municipal Code 88ot/0n 1.12, the decision Of the Planning & Building Department may be appealed to the City Council within 15 calendar days of the & of this determination. The appeal must be filed, accompanied �' - ---- - �� �--' ,'— '- ~: OO pm on the m 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 on action is 9 of 10 ITEM NAME: THOMPSON REMODEL AND ADDITION PROJECT NUMBER: 16-088 CDP AUGUST 31, 2016 taken on the appeal. The action of the Planning & Building Department may be appealed to the California Coastal Commission. If you have any questions regarding this determination, please contact J. Dichoso, Associate Planner, at (760) 633-2681 or by email at L icoo ` n_ciic ; or contact the Planning & Building Department, 505 South Vulcan Avenue, Encinitas, CA 92024 at(760) 633-2710 or by email at Innni a@ ncini - oif. SIGNATURE M,anjeet ahu, A P 4 ding Di ct6r of Planning & Building 10 of 10