Planning commission approves Newport Twin Homes in Cardiff, 4-0

The Encinitas Planning Commission voted 4-0, with Commissioner Ryan absent, to approve design review and a coastal development permit for the Newport Twin Homes project at 2488 Newport Avenue in the Cardiff area.

Kaipo Kanienau, assistant planner, told commissioners the applicant proposed “the demolition of an existing single family residence and garage, and the construction of a new 2 story twin home.” Kanienau said each residence is proposed to be 1,279 square feet with a 502-square-foot attached garage and an 836-square-foot accessory dwelling unit, and that the project “meets the 22 foot height limitation as measured from the lower of existing or proposed grade on all sides of the proposed structure.”

The staff report noted the site is in the R-11 zone and within the Coastal Commission’s appeal jurisdiction. Kanienau said the applicant held a citizens participation program meeting on March 9, 2024, at which “4 attendees … expressed concerns about potential parking and traffic issues, drainage and stormwater runoff, and potential utilization of the units as short term rentals.” Notice of the public hearing was mailed on April 3, 2025, to property owners and occupants within 500 feet of the project site, the staff report said. Staff recommended adoption of a draft resolution approving the design review permit and coastal development permit.

The applicant answered commissioner questions during the hearing. The applicant said the existing driveway onto Newport will be closed and the project will add an on-street parking space. The architect said the tandem garages provide an informal third parking spot and that “the garage is 20 foot 2 inches from the alley.” On ADU access, the applicant stated that interior access between an ADU and a primary residence is allowed by state law and that the interior connection is permitted.

A neighborhood commenter (Allen) spoke about drainage and parking. Allen said he was “fairly confident the drainage is going to be taken care of,” and asked whether ADU parking would be in front and whether interior access from the ADU to the main house complied with the coastal zone rules. The applicant replied that interior access is allowed by state law and that the ADUs are planned to participate in the city’s ADU in-lieu program; staff later clarified that in-lieu fees are assessed at building permit issuance and are calculated on the primary residence’s square footage.

Commissioners asked for clarifications about the citizens participation process; one commissioner noted returned CPP mailers and suggested the city consider a code clean-up to improve notice procedures. After deliberation about setbacks, parking and ADU in-lieu fees, a commissioner moved to approve the project and a second was made; the motion passed 4-0 with Commissioner Ryan absent.

The commission’s approval authorizes the demolition of the existing residence and construction of two new twin homes and associated ADUs as described in the staff report. The applicant must proceed through building permit review, where in-lieu fee calculations and final compliance items will be resolved.

No environmental review beyond the exemptions noted by staff was required for the approval. Kanienau stated the proposal was exempt from CEQA pursuant to the provisions cited by staff for demolition and construction of single-family residences and second dwelling units.