ENCINITAS — The Encinitas Planning Commission unanimously approved a 17-lot residential subdivision on Bella Vista Drive on Thursday despite extensive community opposition and debate.
The Bella Vista housing development has raised concerns about fire safety, environmental impacts, and the neighborhood’s overall character.
The project site, a 10-acre coastal mesa surrounded by single-family homes and open spaces near Batiquitos Lagoon, is zoned Rural Residential 1, typically allowing one unit per developable acre. However, the developer is using density bonus provisions to increase the number of allowable units.
The subdivision of 15 market-rate homes and two affordable units will be concentrated on roughly 6 acres of flat, previously disturbed portions of the property, or approximately three homes per acre.
Approximately 32% of the site, including nearly three acres of steep canyon slopes, will be dedicated to open space preservation.
Under normal circumstances, residents argue the site’s zoning designation would allow only six low-impact residences based on slope-adjusted net acreage — one-third of the total units proposed under the landowner’s density bonus calculations.
Despite the opposition, planning staff recommended approval, noting that density bonus laws require using gross acreage, not net acreage, when determining allowable density. Gross acreage considers the total property size, including areas that might not be buildable, such as steep slopes or open spaces.
To achieve the proposed density, the project will require several waivers, including reductions in lot sizes, setbacks and private road dimensions.
The project is located in a high fire hazard severity zone, and fire safety emerged as a central concern during the meeting. Residents cited rising homeowners insurance premiums and challenges securing coverage due to the area’s wildfire risks.
Anna Robin, a local resident, warned that the city’s current fire analysis “falls far short of the standard required by law” and called for a full environmental impact report (EIR).
“This project is in a very high fire hazard severity zone,” Robin said during public comment. “And under CEQA it requires a detailed analysis of whether the project will substantially impair emergency response or evacuation plans, whether it will exacerbate wildfire risk or expose people or other structures to significant risk.”
The applicant’s representatives assured the commission that the project meets the strictest fire protection standards, including non-combustible materials, firebreaks, and enhanced fire-resistant construction. Civil engineer Brian Ardolino said the project design incorporates adequate emergency access.
“We’ve exceeded the requirements of the city for parking, we’ve exceeded the parking requirements for safety, we’ve exceeded the requirements for the city on every count,” Ardolino said during his presentation. “I’ve worked on a lot of density bonus projects over the years, and this is actually one of the ones I’m most proud of, because it is actually the most modest of the bulk that we’ve done.”
Environmental concerns were also raised regarding sensitive habitats on the site. The project biologist, Mike Jefferson, acknowledged the presence of the wart-stem ceanothus, a rare plant, but confirmed it would be protected through buffer zones.
Jefferson said that the main development area, previously used for agriculture, lacked significant ecological value.
“Factually, in the farmed area, it’s annually maintained to disturb the soil, to kill all the plants so there’s no fire issue,” Jefferson said. “And the disturbance of the soil really is the key for why you don’t expect to find these rare plants in farmed areas, because the soil integrity is key.”
Many residents voiced opposition to the project, citing concerns over the high density of development and potential impacts on neighborhood character.
John Allspaw, a resident of Bella Vista Drive, called the project “out of character with what’s in our neighborhood right now.”
Allspaw urged the commission to consider a full environmental impact review to ensure all potential impacts were thoroughly evaluated.
“I agree that we deserve a full environmental impact report,” Allspaw said, adding that the proposed density “will significantly diminish the quality of life for everyone who lives up in this area.”
Other residents raised issues related to stormwater drainage, bluff stability and the project’s potential effect on property values.
Despite the applicant’s assurances that the project complies with city zoning and state density bonus laws, many community members remain concerned that their voices are not being heard. Several called on the commission to reject the current proposal and require a full EIR before moving forward.
