Loading...
2017-46 - EGNOTICE OF DECISION Enanita s Development Services Department Project Name: Machado Map Request: Two-lot subdivision and construct a new single-family home with attached garage and accessory unit. Discretionary Actions: Tentative Parcel Map (TPM) Coastal Development Permit (DP) CEQA Determination: Exempt DECISION: APPROVED Project Number: . . . . ......... .. . ... . .. . 16-062 TPM/CDP DD Number: 2017-46 Location: 1485 Summit Avenue Community: Cardiff-by-the-Sea APNI: 260-081-52 . .... ... ... ......... ... . .......... . ... ... . . . . . .......................... .................... Applicant: . ....... . .................................................................................................................................................................................................................................. . ............................ . .......... Charlotte M. Machado Hasseft Joseph J. Machado Representative: Coastal Land Solutions, Inc. Project Planner: J. Dichoso, Associate Planner ...................................................................................................................... Decision Date: August 8, 2017 ITEM NAME: MACHADO MAP ' • - q-.fth • 1 r f W;19111 291:W04.11 1:211 I:2 :161IJ* Or_I►►_IW&i . ri Project Plan Residential ' ecific Plan None . • • ■ �: • • - • r haracter Context Citv Plan LNqtq.q!f!_§�tate_or� tonal Plan and Law None The project site has direct access to Summit Avenue. The subject - is developed with a renovation single-family home that is being renovated with Building Permit 15-2655 dated March 9, 2016. The s uld remove the portion of the existing home and demolish detached structure that would be in the access easement to Parcel 2, and ensure that the newly- renovated home would comply with all development standards of the Residential 8 zone. The entire project sit- is flat with a slight slope to the east. Public •'• - and services available are r serve the site. Adjacent Direction • Context :R:8/R8 • "•• ••d . 2Ehood East R8/R8 Coastal Residential Single-family Residential • •9 rhood -■ - r. ■* «««< ......... ........ ......... ........ . ............................. ..........mm .,� Direction General Plan/ Community Character Context land Use Zonin District ,,,,,, ,,,, ,,, ..................................................... ,,, ,. , �..... . . .......................... .. mnnnmmmm�rvry _.. R81RB Coastal Residential Single-family Residential _... �......... .... .. __ ............mm.... General Plan Consistency General Plan Land Use Designation � Explanation of Project Conformance yliLT� � INuI ZIif General Plan Land Use Designation LAND - - proposed project would result - two-lot residential character of the City shall subdivision for single-family residential use, which be substantially single-family attached maintains the existing residential character of the housing. - • •• •• d and surrounding area. The project family � is developed with a single-family home and following its renovation would remain on Parcel 1. A new sp, gle- am y home with an attached garage and accessory unit above would be built on Parcel 2. Goal 6: Every effort shall be made to' The proposed project results in two single-family I ensure the existing desirable homes consistent with the surrounding development in character of the communities is land use and density. The lot sizes are consistent with maintained. the surrounding properties. The proposed project maintains ta - existing - •- character of the ..J Lneighborhood and surrounding area. ig Development Existing single. P Proposed family � 6.4 dwelling units/acre 6 6.4 dwelling unitstacre - - 71.54 feet 90.23 feet Side Yard Setback - - - - Parking — Two enclosed enclosed M .. • •. required ■. - - • �-� .. provided for a home less than 2,,500 the garage, the garage. square feet. . . . . . .. . . . . . . . . . . ...... . . ... . . . . . . . . . . . . . . . . . . . ...... . . ....... . . . . . . . . __ Slope Gradient Net Acres R8 Density ...... Dwelling Unit 9 .s 0 „< 25 percent ... . ,,,,,. ®, � „3 ........ ............. DU/acre ,,........ ,,,,,,,,,,,,,,,,,,,., 2. ,,,,,,,,,,,,,,,,,,,,, 25 < 4...ercent.........._. 8.. ��- �.- ,..,..........................� a 40p erceni � ................... ............_�_....._�_�_�_�_�_ 0 �DUlacre ....................�_�_� 8 DUlacre ...................................................................,.m ��������������������������������� -, 0 Total,,,,,,,,, ,,, „ 0.313_ .,,., ����.................................................... ............................... The maximum residential density allowed for the subject R8 zone is 8.0 dwelling units per nel acre. Net acreage calculations indicate a maximum of two dwelling units could be allowed on the subject property. Therefore, the project complies with the density requirements of tha Municipal ! ! ' and General Plan. fO7 r•Ti% llinl - rt • m Q 1 T1,11YAM • R The project r is located the the Coastal - and requires approval of a Coastal Development Permit. Adherence to the development standards of the R8 zone provided in the Encinitas Municipal .- and the goals and policies of the General ensure consistency with the Citys adopted Local Coastal Program. ! I • Citizen Participation Program Public Notice received Staff one inquiry from an adjacent -. project details. voicemail describing - project _ - response Administrative Hearing An Administrative Hearing was held pursuant to Section 30.01.070 (Noticed Public Hearings) of the Municipal Code for consideration of the Tentative Parcel Map request on Tuesday, May 9, 2017, at 5 p.m. in the Council Chambers. Staff and the applicant were present at the public hearing. No objections or comments were received prior to the close of the Administrative Public Hearing. The project is a two -lot subdivision and new single - family home to be built on Parcel 2. The project has been determined to be exempt from environmental review pursuant to California Environmental Quality Act (CEQA) Guidelines Sections 15301(1)(4), 15315, and 15303(a). 1. Section 15301 {I } {4} exempts the demolition of accessory structures. 2. Section 15303(a} exempts the construction of a single - family residence. ITEM NAME: MACHADO MAP PROJECT NUMBER: 16 -062 TPMICDP 3. Section 15315 exempts the division of property in urbanized areas zoned for residential uses, when: 1) the subdivision is creating four or fewer parcels; 2) the division is in conformance with the General Plan and zoning; 3) no variances or exceptions are required; 4) all services and access to the proposed parcels to local standards are available; 5) the parcel was not involved in a division of a larger parcel within the previous 2 years; and 6) the parcel does not have an average slope greater than 20 percent. The project meets this exemption since the property is residentially zoned, is in conformance with the General Plan and zoning, no variances or exceptions are needed, all services and utilities are available to serve the site, the parcel was not involved in a division of a larger parcel within two years, and the average lot slope is less than 20 percent. The project meets the criteria of the guidelines sections. No historic resources are affected by the demolition work and construction proposed with the project. None of the exceptions in Section 15300.2 exists. DISCUSSION As conditioned, the proposed project meets all applicable zoning requirements as outlined in the Encinitas Municipal Code for projects located in the R8 zone. Both the proposed subdivision and single - family home on Parcel 2 are compatible with the surrounding neighborhood in regard to the lot size and surrounding single - family residences. FINDINGS Based on the findings for a Tentative Parcel Map as per Section 66474 of the California Government Code and the aforementioned analysis, the Development Services Department has made the following findings to support the approval, with conditions: That the 1 roposed . map is not consistent Them proposed subdivision is consistent . . " ".: anat�o n of Findin Findin s for Tentative Ma Ex �._ -mm. mm with the p with applicable general and specific General Plan. The project site is not located within plans as specified in Section 65451 of specific plan area. The project meets the applicable the Subdivision Map Act. R8 zoning standards for the minimum net lot area minimum lot width, minimum lot depth and allowable density. That the design ar improvement of the s conditioned, the project design proposed subdivision is not consistent improvements are consistent with the General Plan. with applicable general and specific plans. ITEM NAME: MACHADO MAP PROJECT NUMBER: 16 -062 TPM /CDP ----- ----------- ,,,,,,,,, - ,,,, -,, -,, -- ,,- ,- That the site is not physically suitable for ........... The project site is physically suitable for the the proposed type of development. proposed type of development. The project proposes to subdivide one existing lot into two lots. The proposed grading and project design is consistent with the existing topography of the site. The proposed subdivision is consistent with the R8 zoning standards for minimum lot area, minimum lot depth and minimum lot width. Additionally, all necessary public facilities and services are in place, or can be extended, to serve the project. .......... ...... ......... _ .... _ _w . .. the subdivision or the That the design o ....... ... ... . ...... ........ ............ m „v, , i The proposed subdivision is located n an urbanized proposed improvements are likely to area and is surrounded by substantially developed cause substantial environmental damage properties. The project would not cause substantial or substantially or avoidably injure fish or environmental damage or substantially or avoidably wildlife or their habitat. injure fish or wildlife or their habitat. The project has been determined to be exempt from further environmental review pursuant to CEQA Guidelines Sections 15301(1)(4), 15303(a) and 15315. _ .................................................. a ............_..��._... "t,h -.._. 's ",._..bd®visi n or...the... That the design of the su i o . ..�............................ All ...necessa ........_.ublic facilities ..._.___...._ �_._....._........_.... ....._..._..................... necessary p ° t and services are in type of improvements is likely to cause place, or can be extended, t0 serve the project. The serious public health problems. applicant has submitted letters Of facility availability from fire, sewer, water and school service providers indicating that existing facilities are available to service the proposed project. The design Of the subdivision would not result in serious public health problems. The project is exempt from environmental review pursuant to CEQA Guidelines Sections 15301(l)(4), 1530(a) and 15315. :. ITEM NAME: MACHADO MAP PROJECT NUMBER: 16 -062 TPMICDP All easements of record identified in the preliminary title report for the subject property are shown on the proposed tentative parcel map. No conflicts with easements of record have been identified. Based on findings for a Coastal Development Permit as per Encinitas Municipal Code Section 30.80.090, and the aforementioned analysis, the Development Services Department has made the following findings to support the approval, with conditions: - ,. ..... ._. _ _...._ _ _.aww. Finding for aryCoastal Development Permitmm ... ._ ................. w.._... _ ............ _._.__ __ ........ w..._ ........ .... ...... ....... Exl,an,at,i,on of, Fin din „ 1. The project is consistent with the certified The proposed subdivision and grading complies Local Coastal Program of the City of with all applicable development standards of Encinitas; and the R8 zone related to minimum net lot area, minimum lot depth, minimum lot width and density. The proposed residence on Parcel complies with all development standards of the R8 zone related to setbacks, building height, lot coverage and parking. The project is consistent with policies of the City's certified Local Coastal Program including the General Plan and the Municipal Code. ..__ ..... _ P..... �. �.� � �, �,�,,,,,,, , ,,,,,,,,, ,,,,., . ��.,,,,,,,,,,..,,,,,.�������.,. ,,,,,, ,_,.,, Z The proposed development conforms with .....,... _......g _..�.mm.... ...mm m �..... ..e No potentially significant adverse impacts to he Public Resources Code Section 21000 environment would result from the project and and following (CEQA) in that there are no the project is exempt from environmental feasible mitigation measures or feasible review. alternatives available which would substantially lessen any significant adverse impact that the activity may have on the environment; and RM X I* QUISOLIM190 102--l-2t-wj VAJOI go 14»:-G jolt_:6 r SCA The following conditions shall be completed/fulfilled to the satisfaction of ©- e « t Services Department: 1. < « < ¥ <t« of approval of Planning & Building Decision No. 2013-13 (Case No. 12- 100 TPM/CDP) dated January 16, 2013 shall remain in full force and effect unless specifically modified herein. 2. All detached accessory structures shall be demolished prior to recordation of the final map. C. Prior to building permit issuance, a covenant regarding real property shall recorded regarding the accessory unit on Parcel 2 providing that compliance with t following conditions shall be maintained: SCB The following engineering conditions shall be completed/fulfilled to the satisfaction of the Development Services Department: 1. The owner shall grant on the Parcel Map an easement for additional public right-of- way along the property frontage to Summit Avenue to ensure a property line to road centerline distance of 28 feet per Map 2163. 4. A Hold Harmless for Drainage Agreement will be required with the parcel map, however no increase in cross lot drainage will be allowed. BW' SCC The following conditions shall be completed /fulfilled to the satisfaction of the San Dieguito Water District (SDWD): 2. The developer shall show all existing and proposed water facilities on improvement or grading plans for District Approval. 3. The developer shall comply with the District's fees, charges, rules and regulations. CONTACT •- MENT SERVICES DEPARTMENT REGARDING COMPLIANCE WITH THE FOLLOWING CONDITIONS: M1 This approval may be appealed to the City Council within 10 calendar days from the daft. of this approval pursuant to Chapter 1. 12 of the Municipal Code. riz -. - - ■- -.. a -. -- - Approval of this request • r liance with any sections of - Municipal . - and all other • • - City regulations effect at the time of Building Permit waived issuance unless specifically - G8 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 YZ in. x 11 in.) copy of the site plan and elevations depicting the exact point(s) of certification. The engineer /surveyor shall contact the Flul7 ITEM NAME: MACHADO MAP PROJECT NUMBER: 16 -062 TPM /CDP Development Services Department to identify and finalize the exact point(s) to be certified prior to conducting the survey. G11 All retaining and other freestanding walls, fences, and enclosures shall be architecturally designed in a manner similar to, and consistent with, the primary structures (e.g. stucco - coated masonry, split -face block or slump stone). These items shall be approved by the Development Services Department prior to the issuance of building and/or grading permits. G12 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 Development Services Department. Note: All rooftop equipment shall be assumed visible unless demonstrated otherwise to the satisfaction of the Development Services 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 Development Services Department. All exterior accessory structures shall be designed to be compatible with the primary building's exterior to the satisfaction of the Development Services Department. G14 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 Development Services Departments. The applicant is advised to contact the Development Services Department regarding Park Mitigation Fees, 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. G20 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. G22 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. G23 Building plans for all 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. G24 Any wail, fence or combination thereof exceeding six feet in height and facing any neighboring property or visible from the public right -of -way shall be subject to design 13 of 19 ITEM NAME: MACHADO MAP PROJECT NUMBER: 16 -O62 TPMICDP review pursuant to Section 28.08.040.A.1 of the Encinitas Municipal Code. Where a minimum two feet horizontal offset is provided, within which screening vegetation is provided to the satisfaction of the Development Services 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 wails exceed six feet in height pursuant to Section 28.08.030.6.1. G25 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. B1 BUILDING CONDITION: CONTACT THE ENCINITAS BUILDING DIVISION REGARDING COMPLIANCE WITH THE FOLLOWING CONDITION: 62R 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 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 CONDITIONS: F2 ACCESS ROAD MINIMUM DIMENSIONS: Fire apparatus access roads shall have an unobstructed improved width of not less than 24 feet; curb line to curb line, and an unobstructed vertical clearance of not less than 13 feet 6 inches. Exception: Single - Family residential driveways; serving no more than two single- family dwellings, shall have minimum of 16 feet, curb line to curb line, of unobstructed improved width. Access roads shall be designed and maintained to support the imposed loads of not less than 75,000 pounds and shall be provided with an approved paved surface to provide all - weather driving capabilities. F5 GRADE: The gradient for a fire apparatus access roadway shall not exceed 20.Opercent. Grades exceeding 15.Opercent (incline or decline) shall not be permitted without mitigation. Minimal mitigation shall be a surface of Portland cement concrete, with a deep broom finish perpendicular to the entire direction of travel. Additional mitigation measures may be required where deemed appropriate. The angle of 14 of 19 ITEM NAME: MACHADO MAP PROJECT NUMBER: 16 -062 TPM /CDP departure and angle of approach of a fire access roadway shall not exceed seven degrees (12 percent). 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. F8 CONSTRUCTION MATERIALS: Prior to delivery of combustible building construction materials to the project site all of the following conditions shall be completed to the satisfaction of the Fire Department: 1. All wet and dry utilities shall be installed and approved by the appropriate inspecting department or agency; 2. As a minimum the first lift of asphalt paving shall be in place to provide a permanent all weather surface for emergency vehicles; and 3. Water supply for fire protection (fire hydrants and standpipes) shall be installed, in service and accepted by the Fire Department and applicable water district. F9 POSTING OR STRIPING ROADWAYS "NO PARKING FIRE LANE ": Fire Department access roadways, when required, shall be properly identified as per Encinitas Fire Department standards. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. 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 ' /Z- inch stroke width for residential buildings, 8 inches high with a' /Z -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. F14 ADDRESS NUMBERS FOR STRUCTURES LOCATED OFF ROADWAY: Where structures are located off a roadway on long easements /driveways, a monument marker shall be placed at the entrance where the easement/driveway intersects the main roadway. Permanent address numbers with height conforming to Fire Department standards shall be affixed to this marker. F15A AUTOMATIC FIRE SPRINKLER SYSTEM -ONE AND TWO FAMILY DWELLINGS: Structures shall be protected by an automatic fire sprinkler system designed and 15 of 19 .. - VDDYA VD. a installed to the satisfaction of the Fire Department. Plans for the automatic fire sprinkler 16 of 19 ' I Is 171now., - - i ■ . 7--U3M The developer shall be responsible for coordination with S.D.G. & E., AT&T, and other applicable authorities. FU4 All proposed - project shall be -r underground including existing utilities unless exemp by . Code. • This notice constitutes a decision of the Development Services Department only for the discretionary entitlement. Additional permits, such as Building and Grading Permits, may be 18 of 19 ITEM NAME: MACHADO MAP PROJECT NUMBER: 16 -062 TPM/CDP required by the Development Services Department or other City Departments. It is the property owner's and applicant responsibility to obtain all necessary permits required for the type of project proposed.