Planning commission approves facade changes for 777 Second Street mixed‑use project

The Encinitas Planning Commission on Feb. 6 approved a design review permit and associated coastal development permit for the 777 Second Street Mixed‑Use Complex, a previously permitted project in the Downtown Encinitas Specific Plan area. Staff told commissioners the changes before the commission are primarily façade and storefront modifications and courtyard landscaping adjustments; staff recommended the commission adopt the draft resolution of approval.

Takoma Eastland, an associate planner for the city, said the project site is at 771–795 Second Street at the corner of Second and West G Street and lies within the Downtown Encinitas Specific Plan. The original discretionary approval (Planning Commission resolution PC 2021‑146) authorized construction of a mixed‑use building with nine residential units and about 2,400 square feet of commercial space; later building permit BLDM0191042022 authorized construction and the conversion of two interior storage spaces to ADUs. Eastland told the commission staff had determined the proposed exterior alterations are exempt from environmental review under CEQA Guidelines section 15301 (existing facilities) and section 15061(b)(3) (no significant effect) and that the revised design met the city’s current objective design standards and the minimum score on the objective design standards scorecard.

Under the proposed changes, Eastland said the project’s landscaping area increases by 5 square feet (from 971 to 976 square feet) and decorative paving increases by 309 square feet (from 252 to 561 square feet), raising the site’s landscape percentage from 12.2% to 15.2%. Facade changes include modified storefronts and entries, new trellises and canopies, and material changes (wood, brick, stucco and masonry). The applicant held a citizen participation meeting on Oct. 7, 2024; staff said no members of the public attended and no written concerns were received during the noticed public hearing period.

Commissioners’ remarks during deliberations described the changes as largely cosmetic and consistent with the site. Commissioners noted the project had previously received a density bonus and related waivers tied to inclusion of an affordable unit. Commissioners also clarified that the building permit conversion of two storage spaces to ADUs brings the project total to 11 dwelling units (nine originally approved plus two ADUs), and several commissioners said they would prefer that change to be more prominently called out in future staff reports for transparency.

A motion to approve the staff‑recommended resolution passed by a 5–0 vote. The formal action approved the design review permit and coastal development permit for the proposed façade and site changes as described in the staff report.

What the commission approved: the revised elevations, storefront and entry modifications, trellises/canopies, courtyard landscaping adjustments and related site elements; staff concluded the project satisfies the city’s objective design standards and recommended approval.

Votes at a glance - Consent calendar (items 6A and 6B: Beachside Bar & Grill resolution; Dec. 5 meeting minutes): approved by voice vote, 5–0. - 777 Second Street Mixed‑Use Complex (Multi‑75612024): design review permit and coastal development permit approved, 5–0.

Next steps The approval allows the applicant to proceed with the approved façade revisions, subject to the conditions in the adopted resolution and any required building permits. Staff and several commissioners recommended clearer disclosure in future staff reports of any post‑approval changes (for example, ADU conversions) so members of the public can readily see a project’s current unit count and permit history.