1992-15
RESOLUTION NO. L-92-15
A RESOLUTION OF THE LEUCADIA COMMUNITY ADVISORY BOARD
. OF THE CITY OF ENCINITAS
APPROVING A DESIGN REVIEW PERMIT
FOR A PROPOSED SINGLE FAMILY RESIDENCE
TO EXCEED THE STANDARD 26' HEIGHT LIKIT BY FOUR FEET
FOR A MAXIMUM STRUCTURE HEIGHT OF 29.25'
AND A MAXIMUM CHIMNEY HEIGHT OF 30 FEET
FOR PROPERTY
LOCATED AT THE EASTERLY TERMINUS OF HILLCREST SCENIC LANE
(CASE NO. 92-182 DR)
WHEREAS, a Design Review application was filed by Robert
Hamilton pursuant to Section 30.16.010B7b of the City of Encinitas
Municipal Code to allow a proposed single family residence to
exceed the standard 26' height limit by four feet for a maximum
structure height of 29.25' and a maximum chimney height of 30 feet
on property located at the easterly terminus of Hillcrest Scenic
Lane and legally described as;
. Parcel 4 of Parcel Map 15178 filed in the Office of the
County Recorder of San Diego County.
WHEREAS, a public hearing was conducted by the Leucadia
Community Advisory Board on November 5, 1992 as required by law,
and all persons desiring to be heard were heard;
WHEREAS, evidence was submitted and considered to include
without limitation:
a. Building Plans including Adjacent site Plan, View-Line
Section, site Plan, Floor Plans, Elevations, and Roof
Plan consisting of 7 sheets dated October 2, 1992 and
dated received by the City of Encinitas on October 7,
1992.
b. Written information submitted with the application;
c. Oral testimony from staff, applicant, and public made a
part of the record at said public hearing;
d. Leucadia Community Advisory Board staff report (92-182
DR) dated October 30, 1992; which is on file in the
. Department of Community Development; and
e. Additional written documentation.
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WHEREAS, the Leucadia Community Advisory Board made the
following findings pursuant to Section 30.16.010B7b of the
.
Municipal Code.
(SEE ATTACHMENT "A")
NOW THEREFORE, BE IT RESOLVED by the Leucadia Community
Advisory Board of the City of Encinitas that Design Review
application No. 92-182 DR is hereby approved subject to the
following conditions:
(SEE ATTACHMENT "B")
BE IT FURTHER RESOLVED by the Leucadia Community Advisory
Board of the City of Encinitas that:
This project was found to be exempt from environmental
review under Section 15303, class 3(a) of the State CEQA
Guidelines.
. PASSED AND ADOPTED this 5th day of November 1992, by the
following vote, to wit:
Ayes: Boardmembers Allen, Cameron, Eldon, Buck and Fahlberg
Nays: None
Absent: None
Abstain: None
- fYl.J.) ~ , '-1-1. (~';VL/
Melissa Allen Cha1rperson of the
Leucadia Community Advisory Board
ATTEST:
'. ~ ,~~~L'-
'L..-£ . .>) O(
-Diane S. Langager /
Assistant Planner ,/
.
DL/**/CM14-2860wp51 (11-10-92)
ATTACHMENT "A"
FINDINGS FOR EXCEEDING THE STANDARD 26 FOOT HEIGHT LIKIT
. (SECTION 30.16.010B7b of the MUNICIPAL CODE)
Resolution No. L-92-15
Case No. 92-182 DR
Applicant: Robert Hamilton
1. The portion of the building outside of the standard envelope
maintains some of the significant views enjoyed by residents
of nearby properties.
Facts: The maximum structure height (29.25') for the project
occurs at the southerly end of Roof Ridge B which is depicted on
the Building Elevations and the Roof Plan. Other structure heights
which exceed the standard 26' height occur at Roof Ridge A (28'),
Roof Ridge C (26.25'), Roof Ridge D (28.25') and Roof Ridge E
(27.5'). A total of three chimneys are proposed for the structure.
The maximum chimney height (30') for the project occurs on
Fireplace Chimney A as depicted on the elevations and roof plan,
Fireplace Chimney B maintains a height of 28.75' and Fireplace
Chimney C maintains a height of 24'. An Adjacent Site Plan and
View-Line Section was submitted with the project application for
reference to the existing view corridors and surrounding
properties.
. Discussion: As shown on the Adjacent Site Plan and View-Line
Section there is a view to the west which will be enjoyed by the
subject site and is currently enjoyed by the nearby residences at
371 'and 375 Hillcrest Drive. The proposed project will not affect
those properties which currently enjoy an ocean view since the site
is located lower than and behind those properties. A single family
residence exists to the south of the site, 1771 Hillcrest Scenic
Lane, which does not enjoy views since it is surrounded by heavy
vegetation and trees and due to the fact that it is located behind
a ridgeline which runs perpendicular to Hillcrest Scenic Lane.
Additionally, the existing residences to the east of the site,
located at 1712 and 1716 Eolus, do not enjoy westerly views due to
the ridgeline; it appears that they enjoy back country views to the
east which will not be affected by the subject project since it is
located to the west of these properties.
Conclusion: Since no existing views of nearby properties will be
affected by the subject project the Board finds that the portion of
the building outside of the standard envelope maintains some of the
significant views enjoyed by residents of nearby properties.
2. The building is compatible in bulk and mass with building on
neighboring properties.
Facts: The project proposes a two-story single family residence of
. 4860 square feet which includes a first floor living area of 2183
square feet, a second floor living area of 1972 square feet and a
three car garage of 705 square feet. An 811 square foot deck is
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proposed on the first floor, a 456 square foot deck is proposed on
the second floor and a 254 square foot roof deck is also proposed.
The subject project proposes a lot coverage of 29% in conformance
with the R-3 maximum standard of 35% and an FAR of .37. All but
. one of the surrounding residences are two-story structures which
maintain heights from 26' to 30'. A single story residence is
located to the west of the site at 371 Hillcrest Drive, the owners
of which have told the applicant that they plan to construct a
second story addition in the future.
Discussion: Although the project proposes 4860 square feet, it
proposes seven major roof ridges which run in different directions
and are offset in different locations and heights which work to
breakup the mass of the structure. The structure proposes a first
story, second story and roof deck which adds interest to the
structure. Additionally, extensive windows are proposed for the
structure which also works to minimize bulk and mass of the
structure.
Conclusion: The Board finds that the proposed two story structure
is compatible in bulk and mass with buildings on neighboring
properties since two-story structures dominate the neighborhood and
although the structure is of significant size its bulk and mass is
offset by the design amenities proposed with the project such as
roof ridges, offset planes, decks, and windows.
.
.
DL/**/CM14-2860wp51 (11-10-92)
ATTACHMENT "B"
CONDITIONS OF APPROVAL
RESOLUTION NO. L-92-15
. Applicant: Robert Hamilton
Case No. 92-182 DR
Subject: Conditions of approval for a Design Review Permit
allowing a single family residence to exceed the
standard 26' height envelope by 4' for a maximum
structure height of 29.25' and a maximum chimney
height of 30'.
Location: Easterly Terminus of Hillcrest Scenic Drive
1. GENERAL CONDITIONS
A. This approval will expire on November 5, 1994, at 5:00
p.m., two years from the date of approval, unless the
conditions have been met or an extension has been
approved by the Authorized Agency.
B. This approval may be appealed to the authorized agent
within 15 days from the date of this approval.
C. The project is approved as submitted/modified as
evidenced by the Building Plans including Adjacent Site
Plan, View-Line Section, site Plan, Floor Plans,
. Elevations, and Roof Plan consisting of 7 sheets dated
October 2, 1992 and dated received by the City' of
Encinitas on October 7, 1992 as approved by the Leucadia
Community Advisory Board on November 5, 1992 and shall
not be altered without review and approval by the
authorized agency.
D. Nothing in this permit shall relieve the applicant from
complying with the conditions and regulations generally
imposed upon activities similar in nature to the activity
authorized by this permit;
E. Approval of this request shall not waive compliance with
any sections of the Zoning Code and all other applicable
~ity Ordinances in effect at the time of Building Permit
1ssuance.
F. The applicant shall comply with the latest adopted
Uniform Building Code, Uniform Mechanical Code, Uniform
Plumbing Code, National Electric Code, Uniform Fire Code,
and all other applicable codes and ordinances in effect
at the time of building permit submittal.
.
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G. Permits from other agencies will be required as follows:
L California Coastal Commission
iL San Dieguito Water District
. iiL Leucadia County Water District
APPLICANT SHALL CONTACT THE DEPARTMENT OF PLANNING AND COMMUNITY
DEVELOPKENT REGARDING COMPLIANCE WITH THE FOLLOWING CONDITIONS:
2. SITE DEVELOPMENT
A. Prior to issuance of building permits all conditions of
approval contained herein shall be completed to the
satisfaction of the Director of Community Development.
B. For new residential dwelling unit (s), the applicant shall
pay development fees at the established rate. Such fees
may include, but not be limited to: Permit and Plan
Checking Fees, School Fees, Water and Sewer Service Fees,
Traffic Fees, Drainage Fees, and Park Fees. Arrangements
to pay these fees shall be made prior to issuance of
building permits.
C. Structural heights shall be verified by a licensed Civil
Engineer or surveyor prior to framing inspection to
assure conformance to approved plan heights.
. D. Minor modifications to this Design Review, if deemed to
be in substantial conformance with the original approval,
may be approved, in writing, by the Director of Community
Development. The Director may refer any modification
request to the Leucadia Community Advisory Board for
their review/approval in accordance with the Municipal
Code.
THESE ITEMS MUST BE COMPLETED PRIOR TO FINAL FIRE DISTRICT
APPROVAL. APPLICANT SHALL CONTACT THE ENCINITAS FIRE PROTECTION
DISTRICT REGARDING COMPLIANCE WITH THE FOLLOWING CONDITIONS:
3. FIRE
A. Address numbers shall be clearly visible from the street
fronting the structure. The height of numbers shall
conform to Fire District Standards. Where structures are
located off a roadway on long driveways, a monument shall
be placed at the entrance where the driveway intersects
the main roadway. Permanent address numbers shall be
affixed to this monument.
. B. All new structures shall be protected by automatic fire
sprinkler systems. Sprinkler systems shall be installed
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to the satisfaction of the Encinitas Fire Protection
District.
C. Prior to building permit issuance the applicant shall
. verify to the Planning Department that all development
impact, plan check and/or cost recovery fees have been
paid or secured to the satisfaction of the Encinitas Fire
Protection District.
D. Smoke detectors must be inspected by the Fire Department.
APPLICANT SHALL CONTACT THE ENGINEERING DEPARTMENT REGARDING
COKPLIANCE WITH THE FOLLOWING CONDITIONS:
4. Enqineering
All City Codes, regulations, and policies in effect at the
time of building permit issuance shall apply.
APPLICANT SHALL CONTACT THE BUILDING DEPARTMENT REGARDING
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
8. Building:
A. Complete building plans shall be submitted to the
Building Department for plan check of the Uniform
Building Code requirements.
. B. The maximum area served by spiral stairs is limited to
400 square feet; the second story deck (456 square feet)
and roof deck (254 square feet) which are accessed by a
spiral staircase shall be in conformance with UBC
standards for decks accessed by spiral stairs.
.
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