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2020-05 - EGNOTICE OF DECISION E n'rryc'f initas Development Services Department DEMOPMENT SERMES DEPARTMEW Project Name: ............... - . .. . ....... Brubaker Fagade Improvements Request- Fagade changes to an existing twinhome Discretionary Actions: Administrative Design Review Permit (ADD) Coastal Development Permit (C P) CEQA Determination: EXEMPT DECISION: APPROVED Project Number: . ........ . . . . ........... MULTI-003331-2019, ADR-003332-2019, CDPNF-003334-2019 DSD Number: 2020-05 Location: 365 Stafford Avenue 1912 Cambridge Avenue Community: Cardiff -by-the-Sea APN: 260-36322 (Lots 1 and 2) 260-363-23 (Lot 14) Applicant: Ed Brubaker Representative: Dave Eslinger, Eco-Minded Solutions Inc. Project Planner: J. Dichoso, Associate Planner, Decision Date: ...... . ... .... . .............. February 25, 2020 PROJECT DESCRIPTION ............ I I � d I I 1 11 1111 1 '' ''I � I I 1111MMOMMY5111 Administrative Design Review Permit — To allow exterior renovations of the existj twinhome. The twinhome fagade renovation removes a prominent mansard roof featu with contemporary rchitectural style with flat rof. N site imprnts a propsed. a a oo ovem e o I a ITEM NAME: BRUBAKER FAQADE IMPROVEMENTS PROJECT NUMBER: MULTI-003331-2019, ADR-003332-201 9, CDPNF-003334-2019 2. Coastal Devef-----& M — The proposed project is located within the Coastal Zone of the City of Encinitas and requires approval of a Coastal Development Permit to determine compliance with the City's Local Coastal Program. WMERM ED = .. None None ----------------- The property is currently developed with a split-level twinhome which was built under the County of San Diego in 1984 'prior to the City's incorporation. A summary of the floor areas for each twinhome unit is described in the Municipa ode Ana ow. . c............ Community Charater Context ........... ___.,.,.,.,.,.,,_ ...... 1 210,11111 Wrimla I R. ' O 11 0 i1 2 of 17 I .......... ............. .......... . c............ Community Charater Context ........... ___.,.,.,.,.,.,,_ ...... 1 210,11111 Wrimla I R. ' O 11 0 i1 2 of 17 I ITEm NAME: BRUBAKER FAQADE IMPROVEMENTS NUMBER: MULTI-003331-2019, ADR-003332-2019, CDPNF-003334-2019 The City of Encinitas General Plan includes a number of goals and policies that guide development and land use within the City. A discussion of how the project is consistent with the applicable General Plan policies is summarized below: Land Use Goal 6: Every effort h i e i a p- p -1-i c' a i i i i n' i tF b" t-i -oi shall be made to ensure that the unique yet consistent with the surrounding development existing desirable character of the and the Cardiff-by-the-Sea community, The proposed communities are maintained,. project has been carefully designed to maintain the existing desirable character of the community. The twinhome would continue to be compatible with the surrounding neighborhood and improve the neighborhood by renovating the exterior of an older structure. The project design would contribute positively to t e existing community character and would be compatible with the established neighborhood and surrounding area. The existing residential character would remain, consistent with the surrounding neighborhood. The configuration of the resulting three lots are consistent with the lot sizes and ............ configuration of surrounding properties. . . ...... . ..... Below is a table summarizing how the proposed project ITEM NAME: BRUBAKER FA(�ADE IMPROVEMENTS PROJEC]" NUMBER: MULTI-003331-2019, ADR-003332-2019, CDPNF-003334-2019 ............ General Plan Goal or Polic . . . ........ — ------- . ...... - — -------- ----- _ThWde_s__ig_n: .. . .................... ------- _. ................. . ------- — ------ Land Use Policy 6.i� The propos ed faqa . d . e r . enov . ati . on --- pr . oj . ect -_ co . n . s . ide - re�_dt6e of future development shall constraints and opportunities that are provided by adjacent consider the constraints and I existing development. The project site is surrounded by a opportunities that are provided by mix of single-family and multi-family development. The adjacent existing development. proposed project meets all of the R-11 zone development standards, which are the same or similar standards applicable to properties that immediately surround the site. ..AVenue..(S9y1N ....... 260-363-26 (Lot 14) The project would complement the existing adjacent development and provide an updated appearance for the Lots property and the surrounding neighborhood. an se Goal 7: Development MY wifnin rnis neighborhood of the Cardiff-by-the- in the community should provide Sea community is varied in density and design. T�hhe an identity for the City while existing development, residential land uses, and maintaining the unique identity of architectural styles all make up the unique identity of the the individual communities, community. The identity of the area includes a variety of architectural styles. The project proposes to complement some of the more updated design styles, while using use, is permitted materials complementary to the neighborhood. The twinhome would be consistent with many homes within the 11 zone. neighborhood. The proposed project would contribute to the unique identity of the ne�ghborhoocl, and blend into the ............................ . community area, Municipal Code Analysis .......................... . ............................. . . . . . . . . . . . . . . . ............................. . . . . . . . . . . . . . . . - ....................... . ............... . ...................... . . ................. . ................ Below is a table summarizing how the proposed project meets the applicable zoning standards for the R -11 Zone: Development Standard ......... ... . 365 Stafford Ave , n ue . .... ... .. . 1 11 912 .1 C a rnbri . d , g , e I I . ..... C ornp . fie _404 . ......... . ................... ----------- 260-363-22 ..AVenue..(S9y1N ....... 260-363-26 (Lot 14) [n/a Lots and Use Twinhome, single-family hm, single- fwa es rZ attached land useis amily attached land permitted within the R- use, is permitted 11 zone. within the R -11 ------- --------- Gross/Net Lot Area - ------- - I -------- __ ---------- Lot 1 — 2,123 SF --zone. ,, ------ 2,584 SF S' u....__ Y es ' --- 6 3,950 SF Lot 2 - 2,396 SF Lot Depth - 90 feet Lot 1 — 89 feet 100.16 feet Yes No Lot 2- 96 feet Lot Width — 40 feet Lt 1 — 27 SF . . . ........... . 5 2 feet Y es .... . ............ No . . ............ Loot 2 - 25 SF Ground Level - -.1.1.1.1.1 .. . ............. 732 SF (Stafford Ave) ............. . ............ 401 SF (Alley) . ............ Yes Garaqe F!9or Area 440 S Alley,� F'J First- and Ground Level ............... 612 SF 0 SF .............. . .............. ...... [�! . .......... . .............. Floor Area HEM ITEM NAME: BRUBAKER FAqADE IMPROVEMENTS , PROJEcT NUMBER: MULTI-003331-2019, ADR-003332-201 9, ice' IA Development Standard 3,65 Stafford Avenue ....... 19 12 d"i"r br, i'd'-"ge ............ . ... ...... C"o'm"p'l'1'es ................... ""' ..... ...... . i;azwv i Landing 0 SF 271 SF n/a ---------------- ----------- SecondFloorArea ------ - ------------- ---------------- 1,120SF ----------- 878 SF ------------------ n/a ............ _________ ....... Third Floor Area ..... - ------------- 982 SF - ----------- - n/a .............. - ----------- n/a ......... ------------ 1 otal Floor Area with _._._._.._._. 3,886 SF m-...............-._._._._._. 2,354 SF n/a - _._._._t garage . . ............. ..... ' .......... . ...... ont-Yard Setback . ......... .. ' . . .. . . .......................... _' .... ... 44 feet (Compliant with ........................... . . .. . ....................... 15 feet (Compliant Yes .......... z No from Cambridge 20-FYSB from with 15-FYSB from Avenue . .......... Cambridge Avenue) Cambridge Avenue) ............ ............... Rear-Yard Setback . . .............. ____ 11111111111111111--1 ............................ .. 4 feet- 3 inches ____' .............. 20 feet Yes ........... . No �,;'j ATPA!!P1y,_.20 feet ........................... . . . . . . . .... ... Sid a"rd" " ... " . . . . .............................. . 2 feet -11 inches . ... n/"a" . . . . . .............................. . . . . . . . . . . ..................... .... Y_ ... es o .......... . 2"�� NExterior Setback from Stafford Avenue - 10 feet Interior Side-Yard 0 feet 0 feet (North) Yes No ....... ....... ..... ............ Lot Coverage (Net Lot Lot 1 - 52 percent 50 percent Yes[] No Floor Area Ratio (dross Lot , , 1 - .... ..... ..... .... .... .... 2,354 S F 400 S F - Yes .... E . I No IZ Lot Area) - 1,_585 SF - 400 SF garage = 1,953 SF 0.5 (Substandard Lot) garage ® 1,185 SF 1,953 SF/2,584 SF 1,185 S F/2,123 SF = = 0.76 percent 0.56 (exceeds (exceeds maximum maximum 0.5 FAR for a 0.5 FAR for a substandard Lot) substandard Lot) Lot 2 2,301 SF .- 400 SF garage = 1,901 SF 1,901 SF/2,396 SF 0.80 (exceeds maximum 0.5 FAR for a .............................................. ........... . ............ 22126 feet . ............................ . ........... ............. .......... North 30 feet-3 inches . ............. .................. . n/a N .. 28 feet-7 inches ............ ........................ ..... !,, imn j') ................ ......... Sout6""i n/a feet-3 inches ................ East 26 feet 21 feet-3 inches Yes No 28 feet-7 inches _(qhi m ney West 30 feet -4 inches 26 feet-8 inches Yes No 32 feet -10 inches ------------- ----------- _.S,.qhimn ----------- --------- -------- ................ ---------- ....................... ------- 1`3 of 17 ITEM NAME: BRUBAKER FAQADE IMPROVEMENTS PROJECT NUMBER: MULTI-003331-2019, • AQR-003332-2PJa_GX.EVF.L!,i - ,221_2j�% ---------- Parking — Two enclosed and one enclosed or 0 11 1 111� NMI ft"— is provided. An additional space is provided in the Maio See Legal Nonconforming Discussion below. See Development Standards Disc -Inliv V1 r MWA . .......... . . . ................... . Stafford Aygnq . .......... y, _ _( Avenue Substandard Legal Lot — Based upon staff review of e Based upon staff review of the EMC Chapter 30.16 project, the northern residence at 365 Stafford Avenue (AP project, the southerly unit (1912 Cambridge) is located (Residential Zones) 260-363-22) is located on two on an approximately 2,5 4- lot that is specifies a minimum lot underlying legal lots, Lots 1 25-feet wide by 100-feet deep lot size of 3,950 square feet and 2, of Block 109 of Cardiff that was originally approved as Lot and minimum lot dimensions of 40 feet in i Vista of Map 1547 dated March 18, 1913. 14 in of Map 1547 recorded dated width and 90 feet in March 18, 1913. The lot complies depth for the subject R- Lot I is an approximately with lot depth, but is substandard in terms of area and width, zone, 2,123-SF lot that is approximately 27-feet wide by 89-feet deep. The triangular- shaped lot is substandard in terms of area, depth, and width. Lot 2 is an approximately 2,396-SF lot that is approximately 25-feet wide by 96-feet deep. The lot complies with lot depth, but is substandard in terms of area and width. Garage Area — .. ......... 365 Stafford Avenue bne-fit s 19 1 2"—Cambr'id9 e Avenue I i ncludes' EMC Section from two attached garages (732 SF and 440 SF) with a 401-SF garage which is code compliant. 30.48.040A1 states that total area of 1,172 SF that an attached garage shall were permitted with the not exceed 1,000 existing residence under the square feet or 50 County of San Diego, The total area exceeds the Am= ITEM NAME: BRUBAKER FAgADE IMPROVEMENTS PROJECT NUMBER: ULTI- 003331 ®2019, A agCD 33 ®a1 , CDPNF -00 334 -201 .�_ . .w=. ..�......m m i bm allowed area of ,...... „. 1, 000 SF. ..W.�ecti._ EMC attached .. cause 1912 Cambridge includes ...... � . �,Venl�e 30.48.0 0A3 states that garagestawouldarequire p..401 a code compliant SF an attached garage may permit. The lack of a use garage, this code section does not be permitted with permit renders the total area of apply. additional area by attached garages to be legal issuance of a minor use nonconforming. permit4 Rear -Yard Setback from A portion of the existing The existing rear-yard setback Alley w 20 feet residence is four feet® three complies with the required rear- inches from the rear alley yard setback. property line. Since the residence was permitted by e County of San Diego, the setback encroachment is rendered legal nonconforming, Setback from Staaftord .�� of the existing g This does This unit does not have frontage � residence � two feet -11 inches s with Stafford Avenue therefore, Avenue — 10 feet from the exterior Stafford this exterior setback standard does ; Avenue property line. Since not apply. the residence was permitted by the County of San Grego, the setback encroachment is rendered legal nonconforming. � .. Lot ove (Net Lot tl m Area) 40 .. . „ The maxi mum lot coverage is 40 �. . � The maximum lot coverage is 40 percent percent. The existing percent, The residence benefits residence straddles Lots 1 and from a lot coverage of 50 percent 2• that exceeds the standard. Since ,. the residence was permitted by the The portion of the residence County of San Diego, the lot on Lot 1 has a lot coverage of coverage is rendered legal approximately 52 percent, nonconforming. The portion of the residence on Lot 2 is approximately 37 " percent. Since the residence was permitted by the County of San Diego, the lot coverage for Lot 1 is rendered legal nonconforming. The lot coverage for Lot 2 is code I compliant. n Reduced FYSB — Because the lot addressed as 1912 Cambridge Avenue is a substandard lot and an alley abuts the rear of the lot, EMC Section 30, 16.01 OD1 0 allows a reduced front yard setback provided that parking is in the rear of the lot off the alley stating — AgU —Access - Both garages are oriented for access from the alley consistent with 30A630101311b(3) (Residential Zones) where access is required from the alley to the extent practical. ITEM NAME: BRUBAKER FA(ADE IMPROVEMENTS PROJECT NUMBER: MULTI-003331-2019, AC)R-003332-2019, CDPNF-003334-201 9 . ............. Floor Area Ratio (Gross ........... ...... -- Them aximum FAR is 0.5 for a . ..... .......... ........... - - ---------- The maximum FAR is 0.5 for a Lot Area) — 0,5 substandard lot. The existing substandard lot. The residence (Substandard Lot) residence straddles Lots 1 and benefits from an FAR of 0.76 that 2° exceeds the standard. Since the residence was permitted by the The portion of the residence County of San Diego, the FAR is on Lot 1 has an FAR of rendered legal nonconforming, approximately 0,56. The portion of the residence on Lot 2 has an FAR of approximately 0,60 Since the residence was permitted by the County of San Diego, the FAR for both Lots 1 and 2 are rendered legal nonconforming. .......... ........... Building Height — .. . ................. . ................ As described above in the .......... . ............. As described above in the EMC Section Municipal Code analysis section, the residence at 365 Municipal Code analysis section, the residence at 1912 Cambridge 30.16.010 B6 requires a Stafford Avenue exceeds the Avenue exceeds the maximum maximum of two stories maximum residential height residential height limit. Because and 22 feet to the top of limit and includes three stories the residence was permitted by the a flat roof (or in the case as demonstrated in the project County of San Diego, the building of a pitched roof to the plans. Because the residence height is rendered legal top of the roof was permitted by the County nonconforming, immediately above the of San Diego, the building exterior plane of the wall height and its three stories are below, including roofing rendered legal nonconforming, material), and 2 feet for a pitched roof. ---- . .................. .................... .. ......... . .................. . . ............... . . . ................. 1.----- . ................. Development Standards Discussion .. . ................... . . ---- . .............. . ... ---- . . ............... . ............... Reduced FYSB — Because the lot addressed as 1912 Cambridge Avenue is a substandard lot and an alley abuts the rear of the lot, EMC Section 30, 16.01 OD1 0 allows a reduced front yard setback provided that parking is in the rear of the lot off the alley stating — AgU —Access - Both garages are oriented for access from the alley consistent with 30A630101311b(3) (Residential Zones) where access is required from the alley to the extent practical. ITEM NAME: BRUBAKER FAQADE IMPROVEMENTE .*ROJECT NUMBER: MULTI-003331-2019, ADR-003332-2012–QA,,aL]E-affil,34-P The proposed project is subject to Design Review and is required to demonstrate compliance with the City of Encinitas Design Guidelines pursuant to EIVIC 23.08 (Design Review). The City #4 Encinitas Design Guidelines provides guidance for the architectural design of residentia-T ievelopments. A summary of the twinhome design, color and materials are as follows: The project is consistent with the applicable Design Guidelines as summarized below: siste- --------------- Design Guideline Conncy E i o�ofi*r o_jeci --- do ---- nif_orma --- n --- c --- e --- — - ----------- X71�jl� �t . ......... 5 4 n Section ,5 ®a BuiI!;kq_g Design Guideline 5.3.3 - Building forms Almost all homes within the near vicinity are two should be designed to create visual interest. stories and split level following the downward Changes in form accomplished by varying topography from east to west. The proposed levels and planes can create a visually twinhume maintains this design feature and interesting structure while minimizing the incorporates recesses and projections in the wall appearance of bulk. planes to create offset front yard setbacks. The rear yard setback is used to break up the otherwise uniform fagade typically seen along alleyways, Further, the twinhome incorporates decks, changes in color and offsets to create shadows and perspective, to further minimize the bulk and scale of the homes and break up the massing of the homes into smaller parts. The different rooffines and roof styles provide variety in the building form and outline, creating visual interest in differing the bulk and mass as it steps down the topography from east to west. This stepped appearance in design combined with the detached appearance separated at the front with a zero-lot line towards the rear of the home, and varied exterior siding materials would reflect a compatible style that would not dominate the neighborhood, but would fit – ------------------ — ------------- - — ---------- — ------------ comfortably into the project area. --------- _ -------------- — -------- ___ ----------- _ ------------ f art... Guideline project 11.... „ te architectural nature of Encinitas should be architectural design that is complementary to the re te- reflected in any project. n an site and neighborhood. e gn .4.2- Large or unbroken VMFIales gn Ot-the twin ome inc udes articulation wall planes should be avoided. Building on all four-sides of the buildings. Architectural masses should be broken into smaller-scale elements entail a pitched roofline, roof elements order shadows visual 11 should be articulated quality _' treatments different w 4 with .a overhangs, porches, II contrast. Large glass architectural projections and recesses, incorporated throughout the design. varied rooflines, varied materials and color, second story setbacks, courts and projected windows. creating visual I �� # • •" • interest in reducing the bulk and mass. The provides roofing material and color e and contributes to the overall architectural interest of • - s the proposed twinhome. w- • WA �,. w � � � •I � nX �' * � w � r ' � M w i I s � wI M, l y � y #1N 9MATIM The project has been determined to be exempt from environmental review pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15301(a), which exempts interior and exterior alterations to private structures. The project meets the criteria of the exemption. None *f the exceptions in CEQA Guidelines Section 15300.2 exists and no historic resources would be impacted by the proposed project. 11 of ,17 Ep=* , The applicant is proposing an exterior renovation to an existing twinhome. The project is consistent with all R-1 1 zone development regulations and would not increase the area, building height, or change the building footprint. Public improvements and utility services are available to serve the site, The project is consistent with all applicable policies of the General Plan and Local Coastal Program, and provisions of the Municipal Code. The proposed project is in conformance with EIVIC Chapters 30.16 (Residential Zones), 30.76 (Nonconformities), and 30.80 (Coastal Development Permit). The project would be required to comply with all applicable Building and Fire codes through the standard building permit plan checking process. MW Based on the findings for a Design Review Permit as per Encinitas Municipal Code Section 23.08 .080 (Design Review) and the aforementioned analysis, the Development Services Department has made the following findings to support the approval, with conditioins: ITEM NAME: BRUBAKER FAqADE IMPROVEMENTS PROJECT NUMBER: MULTI-003331-201 9, AOR403332-2019, CDPNF-o03334-2019 «<.a,» «an is proposing a fagade renovation for an existing twinhome, All of the R-1 1 zone development standards and legal nonconformities would be maintained, The Development Services Department has determined the Administrative Design Review Permit and Coastal Development Permit application to §- consistent with all applicable policies of the General Plan, Local Coastal Program, and provisions of the Municipal Code. Therefore, the project is ffi� approved based upon the aforementioned findings and subject to the following conditions of approval, SC1 SPECIF19 CONDITIONS: CONDITIONS OF APPROVAL SCB The following conditions shall be completed/fulfilled to the satisfaction of the Development Services Department: 1 A Planning Final Inspection shall be required prior to final occupancy. 2. As documented on the project plans for 365 Stafford Avenue, the existing 46crawlspace" as part of the existing ground level and first floor plan (Sheet A-1.1) shall remain unfinished with no floor installation and shall not be enlarged or altered in any way without prior City approval. SCC The following conditions shall be completed and/or fulfilled to the satisfaction of the San Diegulto Water District (SDWD): The subject property is currently being served by a 3/4-inch water meter dedicated to 365 Stafford Avenue and a 3/4-inch water meter dedicated to 1912 Cambridge Avenue. If the water meter(s) need to be upsized for the proposed use, the Developer shall upgrade the meter(s) and/or water service(s) at his expense, 2. The developer shall install the water system according to Water Agencies' (WAS) standards. li]IMIlII[Ili5l (31 ITEM NAME: BRUBAKER FAqADE IMPROVEMENTs PROJECT NUMBER: MULTI-003331-2019, ADR-003332-2019, COPNF-003334-2019 CONTACT THE DEVELOPMENT SERVICES DEPARTMENT REGARDING COMPLIANCE WITH THE FOLLOWING CONDITION(S): G4 Prior to building permit issuance, the owner shall cause a covenant regarding real property to be recorded. Said covenant shall set forth the terms and conditions of this grant of approval and shall be of a form and content satisfactory to the Developmen) Services Director. claims of liability against the City and indemnify, hold and City's employees regarding any component of the I an indemnity agreement in substantially the form as Zervices Department prior to building permit issuance Director, or designee, is hereby authorized to execute G6 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 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. ITEm NAME: BRUBAKER FACADE IMPROVEMENTS PROJECT NUMBER: MULTI-003331-2019, ADR-003332-2019, CDPNF-003334-2019 landscaping, berm, • 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. G13 Prior to any use of the project site pursuant to this permit, all conditions of approval contained herein shall be completed y to the satisfaction of the Development Services Department. DR 1 Any future modifications to the approved project will be reviewed relative to the findinV- 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 of an amendment to the design review permit and approval by the authorized agency. DR2 Side and rear elevations and window treatments shall be trimmed and architecturally treated so as to substantially match the front elevations. This treatment shall be reflected in building plans and shall be found satisfactory by the Development Services Department prior to the issuance of building permits. DR3 All project grading shall conform with the approved plans, If no grading is proposed on the approved plans, or subsequent grading plans are inconsistent with the grading shown on the approved plans, a design review permit for such grading shall be obtained from the authorized agency of the City prior to issuance of grading or building permits. ITEM NAME: BRUBAKER FAQADE IMPROVEMENTS PROJECT NUMBER: MULTI-003331-2019, ADR-003332-2019, CDPNF-003334-2019 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 required by the Development Services Department or other City Departments. It is the property ownK r and applicant's responsibility to obtain all necessary permits required for the type of project proposed,,