Planning commission approves CEQA exemption and coastal permit for Ocean Street remodel and ADU conversion at 2678 Ocean Street

The Carlsbad Planning Commission on May 7 approved a CEQA categorical exemption determination and a coastal development permit to allow remodel and a third-story addition that will create an accessory dwelling unit (ADU) at 2678 Ocean Street. The commission approved the staff-recommended resolution after a motion that explicitly incorporated the CEQA exemption language; the vote was 6-0 with Commissioner Foster recused for a potential conflict of interest.

Assistant Director Strong presented the project as an internal remodel and vertical addition to an existing residence. Strong said the project would add 998 square feet to the residence—188 square feet on the second floor and 810 square feet on the third—and convert about 700 square feet on the first floor to an ADU. He told commissioners the work would occur within the existing lot coverage and footprint and that the project is in R3 zoning and in the beach overlay zone.

Strong said the beach overlay zone imposes a 30-foot height limit in the coastal area; the proposal raises the existing structure to the 30-foot limit. He noted a chimney projection is an allowed encroachment under the municipal code. On CEQA, staff calculated the project would increase floor area by about 42 percent, below the 50 percent threshold used for the categorical exemption cited in the staff report, and therefore recommended a Class 3 exemption for new construction of small structures or an appropriate exemption for the remodel.

Commissioners questioned potential view impacts to McGee Park and sidewalk/exaction requirements. Strong reported staff had visited McGee Park and the project site and concluded any additional obstruction would be negligible because the park sits higher and adjacent properties already include three-story structures; he summarized that "properties to the east and the north and the south are all gonna be 3 stories and at that 30-foot limit as well." Commissioner Stein asked specifically about view obstruction from the park; Strong said he "would say no" to any material increase in obstruction.

Engineering Manager Jason Gelder answered questions about frontage improvements and said city code requires street improvements and dedications only when a building enlargement crosses a threshold tied to building valuation or horizontal enlargement triggers; vertical additions within an existing footprint typically do not trigger sidewalk or dedication requirements. As Gelder explained: "For building enlargements, not for additions that will go vertical… in this case, they didn't meet the requirement or the trigger to require improvements or dedications."

Commissioner Lafferty and others asked whether CEQA determinations (exemptions) should receive a longer public review period; staff said the commission's upcoming work program meeting would provide an opportunity to discuss notice and review timelines. After deliberation Commissioner Stein moved to approve the staff resolution as amended to explicitly adopt the CEQA exemption language; Commissioner Mertz seconded and the motion carried (6 yes, 0 no; Foster recused).