The height of the buildings was reduced from six to four stories.
The exterior design and aesthetics of the two buildings has much more articulation and improved aesthetics.
The number of housing units was reduced from 485 to 448.
The number of affordable units has risen to 90 units.
This represents 20% of the total units including density bonus, and 30% of the net base units proposed for the site.
This is an R70 development, applying for 70 apartments per acre.
This will still be the denest, largest apartment site in the history of Encinitas.
All parking is now below ground.
The number of design waivers was reduced from nine to five:
Review the submitted new proposal to the Encinitas Planning Commission in their web-posted agenda (refer to item 8B).
Please expand each item to learn more about the objections to the proposal approved at the October 3, 2024 hearing
While the new plans reduce total units to 448, Baldwin’s math remains flawed: the “base density” calculation includes the gross area of the entire site, 12-acres, into its 30-unit-to-the-acre equation, even though much of the site is off-limits to development because of sensitive habitat. The computation should be based upon buildable net acreage.
Revised plans show two, four-story structures with heights of up to 46 feet, which violate the city’s voter-approved height limit of 39 feet in the Coastal Development Zone.
To compensate for more than 2,500 daily vehicle trips the project would bring to two-lane Quail Gardens Drive, Baldwin says new right turn traffic signal lights at the Encinitas Boulevard intersection and synchronizing other signals would provide adequate mitigation but provides no modeling to show whether that would really work.
Baldwin’s drainage plan for the flood-prone site is inadequate as it relies upon refurbishing a badly-damaged, 60-year-old metal pipe. Fixing that pipe would require intrusions onto sensitive habitat that must remain off-limits.
Baldwin’s proposal is missing an up-to-date analysis to show how the project would comply with steep slope provisions of the Encinitas Municipal Code.
Baldwin’s proposal excludes the identification of an ephemeral stream on the project property. This stream is subject to analysis under federal and state environmental regulations for impact.
The project, qualifying as a Density Bonus Project, is subject equally to rules under Density Bonus Law and California Coastal Act (CCA). Any waivers, concessions or incentives requested must comply with CCA.
The approved project design and requested waivers are inconsistent with the rules of CCA and the Local Coastal Program.
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