North Coast Advisory Council

1.  DRC2010-00045 QUAN – MUP to remove 170 square feet of deck and replace with 448 square feet of new deck. Site located at 1935 Berwick Ave., Cambria. APN: 023-105-013.

Planner: Paul Sittig

Link to MUP application: 

Comments: This project would replace a 180 sq. ft. deck, off the second floor on the west (ocean-facing) side of the existing structure, with a 448 sq. ft. deck. With an existing 40 sq. ft. deck remaining on the east side of the house, the total decking (all permeable) would be 488 sq. ft. 

The planned deck appears to be within setback and height requirements, although next-door neighbors to the south have expressed concern to the Land Use Committee about the nearness of the new deck to their own rear yard and rear deck.

The Committee takes note of that concern. It also sees two areas in which the proposed project may be in conflict with county planning standards. One is the applicant’s determination that 58 Transfer of Development Credits (TDCs) would be required. The other is the planned use of TDCs to enable construction of decking beyond the standard limit of 30% of maximum allowable footprint.

On the issue of TDC count, the maximum permeable decking allowed on a lot of 3,500 square feet is 390 sq. ft. (1,300 max. allowable footprint X 30%).  The plan calls for total decking – all permeable – of 488 sq. ft.  By the County’s own formula, the TDC requirement should be 98, not 58.

As for using TDCs to increase deck size past the 390 sq. ft. limit, this is not expressly permitted by the North Coast Area Plan. The plan (see “Planning Area Standards,” pp. 7-65 and 7-66) says only that TDCs can be used to increase “Footprint or Gross Structural Area.” It may be an informal County custom to extend the use of TDCs to decks, but such unofficial practices are not conducive to a transparent permitting process 

In fairness to the applicant, the County should follow its normal procedure in deciding whether to grant this MUP. However, the Committee requests that the language regarding use of TDCs be clarified as to decks and other improvements not mentioned in the North Coast Area Plan now.

Recommendation: Approve, under the following conditions: 1) that the County follow its normal criteria as to the use of TDCs for decks, and 2) that the TDC requirement be changed to 98, or the stated requirement of 58 TDCs be explained. 

2.  DRC2010-00055 KIRKPATRICK – MUP to add 704 sq. ft. to an existing 990 SFR at 860 Kenneth Drive, Cambria. APN: 023-026-003.

Planner: Paul Sittig

Link to MUP application: 

Comment: Project would remove a 196 sq. ft. existing deck and add 704 sq. ft. of living space and a new deck of 176 sq. ft.  New gross structural area would be 1,694 sq. ft. and footprint would be 1,012 sq ft. on a lot totaling 11,904 sq. ft. Two Monterey pine trees and two oak trees would be removed. 

The addition is within limits as to footprint, GSA, living area and setbacks for a lot of this size (the closest point to a lot line would be 6 feet). The new construction is designed to blend as much as possible with the appearance of the existing structure, and the stone walls, covered carport and other distinctive elements seen from the street would be preserved. 

The plan as submitted calls for the planting of eight oaks and four pines to be planted for the two oaks and two pines that need to be removed. According to the “Planning Area Standards” of the North Coast Area Plan (p. 7-23), pines are to be replaced at a 4:1 ratio and oaks at a 6:1 ratio. There appears to be adequate room on the parcel to plant pines and oaks at these ratios, so the number of replacement trees should be increased to eight pines and 12 oaks.

Recommendation: Approve, with correct replacement planting requirement.

3.  SUB2010-00029 COAL 08-0003 STEINER – Lot line adjustment between two parcels located off San Simeon Creek Road. APNs: 013-271-017 and 021.

Planners: Paul Sittig and Bill Robeson.

Links:  

Comment: This is an application to adjust the lot line between parcels at 3310 San Simeon Creek Road owned by Phelan Land Company II, LLC, and Steiner Creek Cattle Co., LLC. The applicants wish to transfer approximately 4 acres between the two parcels (each of approximately 160 acres) to relocate the lot line from San Simeon Creek to the center line of San Simeon Creek Road. No change in the existing use of this land is requested. 

Recommendation: Approve.