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Home My WebLink AboutPRE 2024-0030; BEACH TERRACE INN STAIR REPAIR; Admin Decision Letter. .. ' , June 12, 2024 Candice Duran 855 S. Milliken Avenue, Unit A Ontario, CA 91761-7822 17'1 ~/ '1/12,/2.-y FILE ~ C cityof Carlsbad SUBJECT: PRE 2024-0030 (DEV2024-0061)-BEACH TERRACE INN STAIR REPAIR APN: 203-235-02-00 Thank you for submitting a preliminary review application for a renovation project to rear of the Beach Terrace Inn hotel located at 2775 Ocean Street, assessor's parcel number (APN) 203-235-02-00. The project site is approxim'ately 0.32 acres. The renovation project includes the following: • Addition of a metal railing with vertical wood beams with a wooden horizontal railing on top of the western edge of an existing approximately five-foot-tall concrete structure, hereinafter referred to as a seawall, which protrudes approximately four feet beyond the west-facing elevation. Based on photo documentation provided with the submittal, it appears this stru cture acts as seawall to buffer the impact of waves to the hotel. • Addition of "Westcoat Texture Crete" to the top of the surface of the seawall which creates a walkway on top of the seawall. • Construction of a wooden stairway at the southern end of the seawall. The base of the stairway is proposed to tie in with existing concrete footings located within the sandy beach area below the seawall. A date of construction for the original stairway was not provided with the submittal. • Addition of wood cladding to the base of the west fa~ade, below the patios, for the west-facing hotel rooms. In response to your application, the Planning Division has prepared this comment letter. Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project. This preliminary review does not represent an in-depth analysis of your project. It is intended to give you feedback on critical issues based upon the information provided in your submittal. This review is based upon the plans, policies, and standards in effect as of the date of this review. Please be aware that at the time of a formal application submittal, new plans, policies, and standards may be in effect and additional issues of concern may be raised through a more specific and detailed review. Planning: General 1. General Plan and zoning designations for the property are as follows: Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0030 (DEV2024-0061) -BEACH TERRACE INN STAIR REPAIR June 12, 2024 Pa e 2 a. General Plan: R-23, Residential, 15-23 dwelling units per acre (du/ac) b. Zoning: R-3, Residential c. Coastal Zone: The majority of the Beach Terrace Inn building is located within the appealable jurisdiction (area in orange below) of the Coastal Zone. However, based on city records, the seawall projecting beyond the building face is within the Coastal Commission's jurisdiction (area in yellow below) for issuance of any Coastal Development Permits (CDP). Any development proposed within the city's permit jurisdiction is subject to the Mello II Segment of the Local Coastal Program (LCP). Any development located within the Coastal Commission's (CC) jurisdiction are subject to their interpretation of California Coastal Act and the Mello II segment, the project as described to us meets the definition of development under the Coastal Act and Carlsbad Municipal Code and would require a Coastal Development Permit. For additional information regarding what requires a Coastal Development Permit and what qualifies as "development," please see link below for an informational bulletin from the California Coastal Commission. https://www.coastal.ca.gov/enforcement/cdp pamphlet.pdf d. Overlay Zones. The property is in the Beach Area and Coastal Shoreline Development Overlay Zones (Carlsbad Municipal Code Chapters 21.82 and 21.204) 2. The project may require the following permits: Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 .,_ . , PRE 2024-0030 (DEV2024-0061)-BEACH TERRACE INN STAIR REPAIR June 12, 2024 Pa e 3 a. Coastal Development Permit (CDP) from the Coastal Commission for the stairway, finished walkable surface and railing on top of the seawall. Please see discussion in No. 3 below for additional information. b. The addition of the wood cladding to the western elevation below the patio of the hotel rooms may be exempt from the requirement of a CDP if it is a repair or maintenance activity that does not require the use of mechanized equipment (i.e., only manual tools can be used). 3. Addition of stairway, railing, and walkable surface to seawall. Pursuant to CMC Section 21.204.050.B: New development fronting the ocean shall observe at a minimum, an ocean setback based on a 11stringline11 method of measurement. No enclosed portions of a structure shall be permitted further seaward than those allowed by a line drawn between the adjacent structure to the north and south; no decks or other appurtenances shall be permitted further seaward than those allowed by a line drawn between those on the adjacent structures to the north and south. A greater ocean setback may be required for geologic reasons and if specified in the local coastal program. a. The proposal to add a walkway and railing on top of the existing seawall effectively expands the use and creates an additional pathway adjacent to the west fac;:ade of the building. Please be advised, the Coastal Commission may not support the request for the following reasons: i. The improvements modify and extend the height of the seawall; and ii. The addition of a walkway and railing on top of the seawall adds a new use in which a stringline would need to be applied. This stringline referenced in CMC Section 21.204.050.B is based on requirements in the Coastal Act. The adjacent development to the north and south is located well behind the proposed structure. The new stairway and walkway would likely extend beyond any stringline applied across the site. Therefore, it is likely that the proposed development will not be supported. Please contact Chelsea Jander, Coastal Program Analyst with the Coastal Commission at chelsea.jander@coastal.ca.gov for additional information. b. The proposal to construct a stairway may be supported by Coastal Commission staff if you are able to demonstrate the stairway existed prior to the enactment of the Coastal Act in 1976. Please discuss the feasibility of this proposal with Coa stal Commission staff. All necessary application forms, submittal requirements, and fee information are available at the Planning counter located in the Faraday Building at 1635 Faraday Avenue or online at https://www.carlsbadca.gov/departments/community-development/planning. You may also access the General Plan Land Use Element and the Zoning Ordinance online at the website address shown. Please review all information carefully before submitting. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact me at the number below. You may also contact each department individually as follows: • Planning Division: Shannon Harker, Senior Planner, at (442) 339-2621 Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0030 (DEV2024-0061) -BEACH TERRACE INN STAIR REPAIR June 12, 2024 Pa e 4 Sincerely, City Planner EL:SH:mh c: Carlsbad Beach Hotel Properties LLC, 2775 Ocean Street, Carlsbad, CA 92008-2241 Laserfiche/File Copy Data Entry Community Development Department Planning Division I 1635 Faraday Avenue I Ca rlsbad, CA 92008-7314 I 442-339-2600