Coastal permit sought to replace duplex and ADU with single‑family home at 1445–1447 Neptune Ave.; staff recommends approval

Planning staff presented a coastal development permit application for properties at 1445 and 1447 Neptune Avenue at the March 22, 2025 administrative hearing and recommended approval.

The application seeks to demolish an existing duplex (recorded sizes in the hearing transcript) and an accessory unit above a detached garage and to construct a new single‑family residence and accessory dwelling unit. Staff advised that because the project would demolish more than 50% of the existing structure’s exterior walls and is located within the city’s coastal zone overlay (within California Coastal Commission appeal jurisdiction), a coastal development permit is required. The parcels are in the R‑11 residential zone and are surrounded by single‑ and multi‑family residences.

Staff said a citizens participation program meeting was held on Dec. 9, 2024, at City Hall; no members of the public attended. Notice of the public hearing was mailed on April 10, 2025. Staff reported receiving one written comment in support of the project. Staff cited CEQA Guidelines sections 15301(l)(2) and 15303(a) as the basis for exemption from environmental review and said the project meets applicable R‑11 development standards and the Local Coastal Program.

John Berry of BGI, identified in the record as the project architect, was present and asked whether a decision would be made that night; staff replied the planner will update the decision with hearing results and the director will sign the decision in the following days. The hearing record does not show a formal motion or vote at the administrative hearing; staff recommended approval and final action is to be completed by the director.

Next steps: planner to update the decision and the director to sign the coastal development permit decision, per staff remarks.