1993-13RESOLUTION NO. PC 93-13
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ENCINITAS
APPROVING A TENTATIVE SUBDIVISION MAP,
A MAJOR USE PERMIT FOR A PLANNED RESIDENTIAL DEVELOPMENT,
DESIGN REVIEW FOR DESIGN GUIDELINES, BUILDING ENVELOPES
/~ND LANDSCAPE CONCEPT PLAN,
AND CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT
FOR PROPERTY
LOCATED AT THE NORTHERLY TERMINUS OF BELL~ VISTA DRIVE,
ADJACENT TO AND SOUTH OF L~ COSTA AVENUE
FURTHER DESCRIBED HEREIN IN ATTACHNENT
(CASE NO. 89-291 TM/MUP/DR/EIA)
WHEREAS, a Tentative Subdivision Map pursuant to Title 24
(Subdivision Ordinance) of the City of Encinitas Municipal Code for
the purpose of subdividing a 84 acre site into 24 lots consisting
of 22 single family residential lots, one private road lot and one
open space lot in the RR-1 zone; an application for a Major Use
Permit/Planned Residential Development pursuant to Chapter 30.74
and Section 30.16.020 of the Municipal Code and an application for
a Design Review permit pursuant to Chapter 23.08 of the Municipal
Code for the proposed Design Guidelines, building envelopes and
landscaping were filed by Community Bank (applicant changed to
Larchmont Insurance Co., LTD); and
WHEREAS, public hearings were conducted by the Leucadia
Community Advisory Board on May 7 and June 25, 1992, and March 4
and April 8, 1993 as required by law, and all persons desiring to
be heard were heard, and the Board forwarded the application with
a recommendation that the Planning Commission approve the Tentative
Map, Major Use Permit and Design Review Permit;
cd/dsl/RPC89291.313 -1-
WHEREAS, a public hearing Was conducted by the Planning
Commission on April 29, 1993 as required by law, and all persons
desiring to be heard were heard; and
WHEREAS, evidence was submitted and considered to include
without limitation:
Tentative Map dated revised April 29, 1993, consisting of
two sheets and dated received by the City on April 29,
1993; Building Envelope Data Map dated revised April 21,
1993, consisting of one sheet and dated received by the
City on April 21, 1993; Landscape Concept Plan dated
revised April 20, 1993, consisting of one sheet and dated
received by the City on April 21, 1993; HOA Landscape
Maintenance Easements Exhibit dated revised March 23,
1993, consisting of one sheet and dated received by the
City on March 24, 1993; Conventional Subdivision Map
dated November 9, 1992, consisting of one sheet and dated
received by the City on March 24, 1993; Slope Analysis
dated November 10, 1992, consisting of one sheet and
dated received by the City on March 24, 1993; Design
Guidelines dated received by the City on revised April
21, 1993.
b. Written information submitted with the application;
Ce
Oral testimony from staff, applicant, and public made a
part of the record at said public hearing;
de
Leucadia Community Advisory Board staff reports (89-291
TM/MUP/DR/EIA) dated February 26 and April 1, 1993 and
Planning Commission staff report dated April 21, 1993
which are on file in the Community Development
Department; and
The Final Environmental Impact Report (FEIR) and
Appendix, dated January 26, 1993 and Attachment to the
FEIR, prepared by Coleman Planning Group; and
f. Additional written documentation.
WHEREAS, the Planning Commission made the following findings
pursuant to Section 66474 of the Subdivision Map Act, Section
23.24.460I (exceeding 10 foot fill limit) of the Municipal Code,
cd/dsl/RPC89291.313 -2-
Section 30.74.070B (Use Permits) of the Municipal Code, and Section
23.08.072 (Design Review) of the Municipal Code:
(SEE ATTACHMENT "B")
NOW THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of Encinitas that Tentative Map, Major Use Permit and
Design Review application No. 89-291 TM/MUP/DR/EIA is hereby
approved subject to the following conditions:
(SEE ATTACHMENT "C")
BE IT FURTHER RESOLVED that in the independent judgement of
the Planning Commission the project is not likely to result in any
significant adverse environmental impacts, and the Planning
Commission hereby Certifies the associated Final Environmental
Impact Report (State Clearinghouse Number: 91021058) which is on
file within the Community Development Department, in conformance
with CEQA and the City's Environmental Review Guidelines with
mitigation measures identified in the conditions of approval
together with a Mitigation Monitoring and Reporting Program
established to assure compliance.
cd/dsl/RPC89291.313 -3-
PASSED AND ADOPTED this 29th day of April 1993, by the
following vote, to wit:
Ayes:
Nays: None
Absent: None
Abstain: None
Commissioners Bagg, Jacobson, Rot sheck, Lanham and
Schafer
Lest, ~ ~na'~rman of the
Plan] coBmamg~s
ATTEST:
Patrick S. Murphy
Secretary
cd/dsl/RPC89291.313 -4-
ATTACHMENT
RESOLUTION NO. PC 93-13
C&SE NO. 89-291 TM/MUP/DR/EIA
ASSESSOR PARCEL NOB. 216-122-18, 19 & 26,
AND 216-110-21
PROPERTY DESCRIPTION
Lot 8, Section 34, Lot 7 and 8 and the Southeast Quarter of the
Southwest Quarter of Section 35, the North half of the north half
of the Southwest Quarter of the Southwest Quarter of Section 34,
Township 12 South, Range 4 West, San Bernardino Meridian, in the
City of Encinitas, County of San Diego, State of California.
cd/dsl/RPC89291.313 -5-
ATT~%CHMENT
RESOLUTION NO. PC 93-13
FINDINGS FOR A SUBDIVISION TITLE 24,
EXCEEDING THE 10 FOOT FILL LIMIT SECTION 23.24.460I,
USE PERMITS SECTION 30.74.070B,
AND DESIGN REVIEW CHAPTER 23.08
OF THE ENCINITAS MUNICIPAL CODE
(CASE NO. 89-291 TM/MUP/DR/EI~)
Findings for a Tentative Map:
ae
That the proposed map is consistent with applicable general
and specific plans as specified in Section 65451 of the
Subdivision Map Act.
Facts: There is no applicable specific plan. The General
Plan allows a density range of .51 - 1 dwelling units per acre
in the Residential .51 - 1.0 designation..
Discussion: The project density is .73 dwelling unit per
acre, within the allowable density range of the RR-1 Zone (.51
- 1 dwelling units per acre).
Conclusion: The Planning Commission finds that the proposed
map is consistent with the General Plan subject to the
required specific and standard conditions contained in the
approved resolution.
That the design or improvement of the proposed subdivision is
consistent with applicable general and specific plans.
Facts: Chapter 24.12 of the Municipal Code sets forth design
standards for subdivisions and Chapter 30.16 of the Municipal
Code sets forth technical standards, such as lot width and
depth requirements, in the RR-1 zone.
Discussion: No specific plans apply to the project. The
proposed lot dimensions, access, and all other design criteria
satisfy City standards for the RR-1 zone contained in Chapters
24.12 and 30.16 of the Encinitas Municipal Code. The project
has proposed a Planned Residential Development (PRD) to allow
for three lots less than the RR-1 zone minimum lot size of one
acre (41,420, 35,200 and 43,346 sq. ft) and to allow for the
36 foot private road. The Use Permit findings for approving
the PRD are included herein.
Conclusion: The Planning Commission finds that with the
approved PRD the project conforms to the General Plan since
cd/dsl/RPC89291.313 -6-
all technical requirements are pursuant to the City's
Subdivision Ordinance and Municipal Code.
That the site is physically suitable for the type of
development.
Facts: A Soil and Geotechnical Report and a Drainage Erosion
and Siltation Assessment prepared by a qualified engineer were
submitted and reviewed as part of application processing.
Discussion: The preliminary soils and geotechnical report and
the Drainage Erosion and Siltation AsSessment, as well as all
other documentation submitted with the application, do not
identify any constraints which would limit use of the property
beyond that proposed subject to proper grading practices which
are required as conditions of this approval. The site
constraints have been addressed with the project design which
includes a 57.6 acre open space lot and approximately 19 acres
in dedicated open space on the individual lots as well as a 70
foot fire suppression/biological buffer setback.
Conclusion: The Planning Commission finds that the subject
site is physically suitable for future development with
detached single-family development since the soils report,
site assessments, drainage erosion and siltation assessment
and other information submitted with the application do not
indicate site constraints which will be adversely affected by
the development.
That the site is physically suitable for the proposed density
of development.
Facts: The project will result in a density of .73 du/ac. The
RR-1 Zone allows a density of up to 1 dwelling per acre. A
Building Envelope Data Map was submitted to depict the
proposed building envelopes and designate allowed setbacks.
Discussion: The project density, in addition to being within
the allowable range for the zone, is suitable since project
(subdivision) design indicates that the allowed single-family
homes can be accommodated within the building envelopes which
will result.
Conclusion: The Planning Commission finds that the proposal
will result in an acceptable density since the project density
will be within the allowed range and project design indicates
that adequate building envelopes will result for the single-
family detached development permitted in the RR-1 zone.
cd/dsl/RPC89291.313 -7-
fe
ge
That the design of the subdivision or the proposed
improvements are not likely to cause substantial environmental
damage or substantially or avoidably injure fish or wildlife
or their habitat.
Facts: An Environmental Impact Report (EIR), dated January 26,
1993, was prepared for the project by Coleman Planning Group
as requested by the City and the applicant.
Discussion: The EIR found that with incorporation of the
mitigation measures recommended therein and made conditions of
this approval, including mitigations related to grading/visual
quality, biological resources, paleontological resources,
geology/soils/erosion/ siltation, public facilities, and
affordable housing the project would not result in any
significant adverse impacts to the environment. Finding that
the EIR had been completed in compliance with CEQA, the EIR
was certified by the Planning Commission on February 25, 19.93.
Conclusion: The Planning Commission finds that with
incorporation of the mitigation measures set forth in the EIR
prepared by Coleman Planning Group dated January 26, 1993, the
project will not result in any significant adverse
environmental impacts.
That the design of the subdivision or the type of improvements
is not likely to cause serious public health problems.
Facts: The applicant has obtained letters of sewer and water
availability and all public utilities and services are in
place to serve the project, although extensions to the site
may be required for some utilities.
Discussion: Ail applicable services required by the
subdivision can be provided, therefore, the project will not
cause serious public health problems.
Concluslon: The Planning Commission finds that since all
necessary services can be provided for the subdivision, and
since no other adverse health impacts can be identified with
the project, the subdivision is not likely to cause any
adverse health impacts.
That the design of the subdivision or the type of improvements
will not conflict with easements, acquired by the public at
large, for access through or use of, property within the
proposed subdivision.
Facts: Ail easements of record are required to be identified
on the tentative map.
cd/dsl/RPC89291.313 -8-
Discussion: No easements have been identified on the subject
property with which any of the lots or subsequent development
thereon would conflict. An access easement is depicted on the
map which is for two parcels to the south; the easement will
be vacated with recordation of the final map since the two
parcels have other access from Bella Vista Drive. Other
easements shown for utilities or drainage will not conflict.
Conclusion: The Planning Commission finds that no easements
have been identified on the subject property with which the
proposed map would create conflicts.
The Final or Parcel Map is in substantial compliance with the
previously approved Tentative Map.
Conclusion: This is not applicable for consideration of the
Tentative Map.
The city Council and the authorized agency have not acted in
accordance with Section 66747.5 of the act relating to land
projects.
Conclusion: The Planning Commission has not acted to revert
the subject property to acreage.
In accordance with Sections 66473 and 66472.5 of the Map Act,
the Map complies with the conditions or requirements imposed
by Title 24 and the Map Act.
Facts: The subdivision is required to meet all Map Act and
Municipal Code standards in effect at the time the application
was deemed to be complete.
Discussion: Staff and the Authorized Agency have not
identified provisions of The Act (in effect at the time the
application was deemed to be complete) with which this
proposed tentative map would not comply. The map complies with
all standards contained in Title 24 of the Municipal Code,
including the design standards contained in Chapter 24.12.
Conclusion: The Planning Commission finds that the proposed
subdivision meets all the Map Act and Municipal Code standards
in effect at the time the application was deemed to be
complete.
The propoSed subdivision is entirely within the corporate
boundaries of the City.
Conclusion:
boundaries.
The subject property is entirely within City
cd/dsl/RPC89291.313 -9-
The property is served by an on-site sewage disposal system
and the health Department has certified that the system is
satisfactory to support the proposed subdivision.
Conclusion: The subject property will be served by off-site
sewer facilities in place and available to the property by the
Leucadia County Water District.
Finding for Exceeding the 10 Foot Fill Limit (Section 23.24.460 of
the Municipal Code:
Building structures upon fill materials in excess of 10 feet
in depth shall only be allowed where all reasonable use of the
property is otherwise precluded.
Facts: Ail lots, except 4, 8 and 9 maintain the 10 foot fill
depth limit as required per Section 23.24.460I of the
Municipal Code. Lots 4, 8 and 9 have portions of the building
envelope that require more than 10 feet of fill. The lots
exceed the limit by a maximum of 1.5 feet. The maximum
building enveIope fill proposed on Lot 4 is 11', the maximum
proposed on Lot 8 is 10.5' and Lot 9 proposes a maximum of
11.5'
Discussion: The applicant contends that the pad elevations on
Lots 4, 8 and 9 are required to achieve the Leucadia County
Water District's standards for sewer service with the proposed
sewer alignment/connection. The sewer lines cut through lots
7, 6, 5 and 4 to connect to the existing subdivision
(Lin/Fargo) which is adjacent to and south of the proposed
project. The proposed sewer connection is an alternative to
the original proposal which ran a line through the open space
lot, through adjacent properties and sensitive areas to
connect to an existing manhole at the intersection of Saxony
and La Costa Avenue. The proposed alignment is less
environmentally impacting than the original proposal.
Conclusion: The Planning Commission finds that although
there is an alternative to the proposed sewer
alignment/connection which creates the need for the fill
in excess of 10 feet, the alternative is more
environmentally impacting and therefore exceeding the 10
fill depth limit allows for reasonable use of the
property.
cd/dsl/RPC89291.313 -10-
Findings for a Major Use Permit (Section 30.74.070 of the Municipal
Code:
The location, size, design and operating characteristics of
the proposed project will be compatlble with and will not
adversely affect and will not be detrimental to adjacent uses,
residences, buildings, structures or natural resources, with
consideration given to, but not limited to:
The adequacy of public facilities, services and utilities
to serve the proposed project;
The suitability of the site for the type and intensity of
use or development which is proposed; and
The harmful effect, if any, upon environmental quality
and natural resources of the City.
Facts: The Major Use Permit is requested to allow the
proposed subdivision as a Planned Residential Development
(PRD). The project is proposed as a PRD to allow for the 36
foot private road. Additionally, the project is proposed as
a PRD to allow for Lots 1, 2 and 3 which are below the RR-1
minimum lot size of one acre. The lots are able to be reduced
by 25% of the required lot size pursuant to Section
30.16.020A.8 of the Municipal Code.
Discussion: The single family residential project is
compatible with the single family residential neighborhoods in
the vicinity of the site. Of the 84 acre site, the total
acreage proposed for development is 11.4 acres. In addition
to the 57.6 acre dedicated open space lot, 15 acres within the
individual lots is to be placed within a contiguous open space
easement which lies between the open space lot and the
developed area. These open space areas encompass the majority
of the project's perimeter which serves to buffer the site
from adjacent land uses. Additionally, Design Guidelines are
proposed for the future construction of custom homes which
stipulate colors and materials to complement the surrounding
natural environment. The site constraints of the project have
been adequately handled in the project design. Since the
project is at the end of residential development for the area,
and since it is not a through road and serves only the.subject
site, the 36 foot road does not adversely affect the adjacent
neighborhoods. The EIR prepared for the project did not
identify any impacts which cannot be mitigated below a level
of significance. All public facilities, services and
u~ilities to serve the proposed project are currently in
place.
Conclusion: The Planning Commission finds that the location,
size, design and characteristics of the proposed subdivision
cd/dsl/RPC89291.313 -11-
are compatible with and do not adversely affect and are not
materially detrimental to adjacent uses, residences,
buildings, structures or natural resources.
The impacts of the proposed project will not adversely affect
the policies of the Encinitas General Plan or the provisions
of the Municipal Code; and
The project complies with all other regulations, conditions or
policies imposed by the Municipal Code.
Facts: The General Plan allows a density range of .51 - 1
dwelling units per acre in the Residential .51 - 1.0
designation. Chapter 24.12 of the Municipal Code sets forth
design standards for subdivisions and Chapter 30.16 of the
Municipal Code sets forth technical standards, such as lot
width and depth requirements, in the RR-1 zone.
Discussion: The project density is .73 dwelling unit per
acre, within the allowable density range of the RR-1 Zone (.51
- 1 dwelling units per acre). The proposed lot dimensions,
access, and all other design criteria satisfy City standards
for the RR-1 zone contained in Chapters 24.12 and 30.16 of the
Encinitas Municipal Code. The project has proposed a Planned
Residential Development (PRD) to allow for three lots less
than the RR-1 zone minimum lot size of one acre (41,420,
35,200 and 43,346 sq. ft) and to allow for the 36 foot private
road. The project is designed to be compatible with the
existing constraints of natural land form and vegetation.
Additionally, the project provides Design Guidelines for the
future construction of custom homes in conformance with Policy
4.9 of the Resource Management Element of the General Plan.
The project is also conditioned to meet all applicable
ordinance and development standard requirements of the City of
Encinitas.
Conclusion: The Planning Commission finds that the proposed
subdivision/PRD is consistent with the General Plan and
Municipal Code subject to the required specific and standard
conditions contained in the approved resolution.
cd/dsl/RPC89291.313 -12-
Findings for a Design Review Permit (Section 23.08.072 of the
Municipal Code):
a®
The project design is consistent with the general plan,
a specific plan or the provisions of the Zoning Code.
Facts: The General Plan allows a density range of .51 - 1
dwelling units per acre in the Residential .51 - 1.0
designation. Chapter 24.12 of the Municipal Code sets forth
design standards for subdivisions and Chapter 30.16 of the
Municipal Code sets forth technical standards, such as lot
width and depth requirements, in the RR-1 zone.
Discussion: The project density is .73 dwelling unit per
acre, within the allowable density range of the RR-1 Zone (.51
- 1 dwelling units per acre). The proposed lot dimensions,
access, and all other design criteria satisfy City standards
for the RR-1 zone contained in Chapters 24.12 and 30.16 of the
Encinitas Municipal Code. The project has proposed a Planned
Residential Development (PRD) to allow for three lots less
than the RR-1 zone minimum lot size of one acre (41,420,
35,200 and 43,346 sq. ft) and to allow for the 36 foot private
road. The project is designed to be compatible with the
existing constraints of natural land form and vegetation.
Additionally, the project provides Design Guidelines for the
future construction of custom homes in conformance with Policy
4.9 of the Resource Management Element of the General Plan.
The project is also conditioned to meet all applicable
ordinance and development standard requirements of the City of
Encinitas.
The project design is substantially consistent with the
Design Review Guidelines.
Facts: The Design Review portion of the application includes
the proposed Design Guidelines, the proposed building
envelopes and the conceptual landscape plan. The proposed
project includes the subdivision of 84 acres into 24 lots
comprised of 22 single family residential lots, one open space
lot and one private road lot. Of the 84 acre site, the total
acreage proposed for development is 11.4 acres. In addition
to the 57.6 acre dedicated open space lot, 15 acres within the
individual lots is to be placed within a contiguous open space
easement which lies between the open space lot and the
developed area. Design Guidelines for the future construction
of custom homes is included as part of the project in
conformance with Policy 4.9 of the Resource Management Element
of the General Plan.
Discussion: The project substantially conforms to site,
building, landscape and privacy design standards. The
cd/dsl/RPC89291.313 -13-
proposed open space areas encompass the majority of the
project's perimeter which serves to buffer the site from
adjacent land uses. Design Guidelines are proposed for the
future construction of custom homes which stipulate colors and
materials to complement the surrounding natural environment.
In order to minimize the scale and. bulk of the proposed
structures, the Design Guidelines require multiple planes
within the building elevations and roof lines, one-story
elements within two-story structures and offsets, recesses,
popouts and overhangs as part of the building design. The
site constraints of the project have been adequately handled
in the project design. Stepped pads are proposed on Lots 12,
13, 14, 18 and 19 to minimize grading. Contour grading is
proposed on Lot 22, at the southerly project boundary, to
avoid the appearance of manufactured slopes and to blend more
with the existing topography. The building envelopes will
provide for various sitings of the homes on the lots. Since
Lots 1, 2, and 3 have multiple street frontages, proposed
building exteriors that face or are visible from a street are
required to have an enhancement equal to the front elevation.
Where the project abuts residential lots (Lots 3, 4 and 5)
significant setbacks are proposed and 25 foot perimeter
setbacks are proposed on Lots 1 and 22, therefore the project
will not cause an unreasonable intrusion upon the privacy of
neighboring properties.
Conclusion: The Planning Commission finds that the project
design is substantially consistent with the Design Review
Guidelines.
The project will not adversely affect the health, safety
or general welfare of the community.
Facts: No negative effects on the health, safety, or general
welfare of the community have been identified in conjunction
with this project.
Conclusion: The Planning Commission finds that the project
will not adversely affect the health, safety or general
welfare of the community.
de
The project will not tend to cause the surrounding
neighborhood to depreciate materially in appearance or
value.
Facts: No evidence can be found which would suggest that the
surrounding neighborhood would depreciate materially in
appearance or value as a result of this project.
Conclusion: The Planning Commission finds that the project
will not tend to cause the surroUnding neighborhood to
depreciate materially in appearance or value.
cd/dsl/RPC89291.313 -14-
ATTACHMENT
RESOLUTION NO. PC 93-13
CONDITIONS OF APPROVAL
Applicant:
Case No.
Subject:
Location:
Community Bank
89-291 TM/MUP/DR/EIA
Conditions of approval for a Tentative Map, Major
Use Permit and Design Review Permit for the
subdivision of 84 acres into 24 lots comprised of
22 single family residential lots, one open space
lot and one private road lot. Design Review is for
the Design Guidelines, building envelopes and the
conceptual landscape plan.
Located at northerly terminus of Bella Vista Drive;
adjacent to and south of La Costa Avenue.
THE FOLLOWING CONDITIONS SHALL BE COMPLIED WITH BEFORE A
SUBDIVISION MAP IS APPROVED BY THE PLANNING COMMISSION AND FILED
WITH THE COUNTY RECORDER OF SAN DIEGO COUNTY.
THE SUBDIVISION MAP SHALL SHOW AN ACCURATE AND DETAILED VICINITY
MAP, INCLUDING DISTANCES.
1. GENERAL CONDITIONS
This approval will expire in three years, on April 29,
1996, at 5:00 p.m. unless the conditions have been met or
an extension has been approved by the Authorized Agency.
Be
This approval may be appealed to the authorized agent
within 10 days from the date of this approval.
Ce
Nothing in this permit shall relieve the applicant from
complying with the conditions and regulations generally
imposed upon activities similar in nature to the activity
authorized by this permit;
Approval of this request shall not waive compliance with
any sections of the Municipal Code and all other
applicable City Ordinances in effect at the time of
Building Permit issuance.
Eo
Permits or exemptions from other agencies will be
required as follows:
i. California Coastal 'Commission
ii. 01ivenhain Municipal Water District
iii. Leucadia County Water District
cd/dsl/RPC89291.313 -15-
Fe
Army Corps of Engineers
Department of Fish and Game
U.S. Fish and Wildlife
Pursuant to Chapter 24.21 of the City of Encinitas
Subdivision Ordinance, the subdivider shall reserve one
unit for every ten (10) lots for affordable housing
assistance.
Pursuant to Section 30.16.020A.l.d of the Municipal Code
related to Planned Residential Developments, a covenant
shall be recorded on the project stating that none of the
lots including the open space lot can be further
subdivided.
APPLICANT
DEVELOPMENT
CONDITIONS:
SHALL CONTACT THE DEPARTMENT OF COMMUNITY
REGARDING COMPLIANCE WITH THE FOLLOWING
SITE DEVELOPMENT
ao
For new residential dwelling unit(s), the applicant shall
pay development fees at the established rate. Such fees
may include, but not be limited to: Permit and Plan
Checking Fees, School Fees, Water and Sewer Service Fees,
Traffic Fees, Drainage Fees, and Park Fees. Arrangements
to pay these fees shall be made:
a. Prior to recordation of the final map; or
B. Prior to issuance of a building permit;
as determined applicable by the appropriate department or
agency.
Bo
Street names shall be approved by the City prior to the
recordation of the final map, and street addresses shall
be provided prior to the issuance of building permits.
Any change to the natural drainage or concentration of
drainage shall be adequately handled and shall not impact
adjacent properties other than as shown on the Tentative
Map.
Do
A plan shall be submitted for approval by the Director of
Community Development and the Encinitas Fire Protection
District regarding the treatment of the site during the
construction phase, and the circulation and parking of
cd/dsl/RPC89291.313 -16-
Ee
Fe
He
construction workers' vehicles and any heavy equipment
needed for the construction of the project.
A covenant shall be recorded on each lot stating that
buildings shall be constructed in conformance with the
Building Envelopes shown on the approved Building
Envelope Data Map dated revised April 21, 1993 and
received by the City of Encinitas on April 21, 1993.
Prior to close of escrow the developer shall require that
the prospective property owners sign and return the
following statement to the city of Encinitas Department
of Community Development:
"In purchasing Lot __, I am aware of and understand
that any future structures shall be constructed in
conformance with the building envelopes shown on the
approved Building Envelope Data Map dated revised April
21, 1993 and received by the City of Encinitas on April
21, 1993."
A covenant shall be recorded on Lots 4, 8 and 9 stating
that the amount of fill on each of these lots exceeds 10
feet.
The final grading plan shall be in substantial
conformance with the conceptual grading plan depicted on
the Tentative Map dated revised April 29, 1993 and
received by the City of Encinitas on April 29, 1993.
As provided for in the project Design Guidelines and
Section 30.16.010B.7 of the Municipal Code, structures
are, typically, allowed a height of 22 feet measured from
the finish pad elevation with projections extending above
the 22 foot height for no more than four feet for roofs
of a pitch of 4 and 12 or greater, towers, spires, sun
decks, chimneys, antennae, and poles. Chimneys with
widths not exceeding 30 inches are allowed to an extra
two feet in height. However no portion of a structure
can exceed 30 feet as measured from the lower of natural
or finished grade. Consequently, some lots cannot
achieve the maximum building height over the entire
building envelope, those lots are Lots 4, 8, 9, 10, 11,
17, 18, and 19. The area(s) of limitation and the
maximum allowed building elevations based on a height of
30 feet as measured from the lower of natural or finish
grade for future structures are depicted on the approved
Building Envelope Data Map dated revised April 21, 1993
and received by the City of Encinitas on April 21, 1993,
which is on file in the Community Development Department
and made a part of this approval. The chart below
cd/dsl/RPC89291.313 -17-
summarizes the height limitations as depicted on the
Building Envelope Map.
~ot No.
Bldg. Pad Elevation Height Limits (Elev.)
4 326
8 328.5
9 328.5
10 327.5
11 335.8
17 382
18 383 & 387.5
19 384.5 & 389
345.75, 350, &
352
352, 346, 349,
353 & 354
347, 348 & 351
348.25, 349.5 &
353.75 & 352
359 & 361
406 & 408
410 & 412
412, 413 & 414
The building height requirements are placed on these lots
to ensure that no structure will exceed the maximum 30'
height as measured from the lower of natural or finished
grade as limited in the City of Encinitas General Plan,
Land Use Policy 7.10, and Zoning Code Section
30.16.010B.7. A covenant shall be recorded on each of
these lots setting forth the above limitations.
Ail required plantings and approved irrigation systems
shall be in place prior to use or occupancy of new
buildings or structures. All required plantings and
irrigation systems shall be maintained in good condition,
and whenever necessary, shall be replaced with new
materials to ensure continued compliance with applicable
landscaping, buffering, irrigation and screening
requirements as setforth in a final landscape plan to be
submitted and reviewed for conformance with the
conceptual landscape plan dated revised April 20, 1993
and received by the City of Encinitas on April 21, 1993
and on file in the Department of Community Development.
Pursuant to Chapter 23.26 of the Municipal Code the final
landscape and irrigation plan shall be prepared by a
state licensed landscape architect and shall conform to
the requirements listed in Chapter 23.26. The final
landscape and irrigation plan shall be submitted prior to
or as part of the building permit application for the
project. All landscaping and associated automatic
irrigation systems shall be maintained in a manner that
will not depreciate adjacent property values and
otherwise adversely affect adjacent properties.
Upon completion of the installation of the landscaping
and the irrigation system a final field observation shall
be conducted and a certification of substantial
completion shall be completed and signed by a state
cd/dsl/RPC89291.313 -18-
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licensed landscape architect, landscape contractor or an
irrigation designer who also holds a state license in the
landscape field.
The required 30" demarcation wall depicted on the
Landscape Concept Plan dated revised April 20, 1993 and
received by the City of Encinitas on April 21, 1993 shall
be contiguous and shall be connected at Lots 10 and 11.
The gated access provided on Lots 7, 9, 14, 19 and 22 for
maintenance of the 40 foot biological buffer area and
open space area shall be limited to use by the
Homeowner's Association and city personnel. Individual
lot owners shall not be allowed access through these
gates.
Ail structures shall be constructed in conformance with
the approved Design Guidelines dated revised April 21,
1993 and attached herein as Attachment "D".
The 30" demarcation wall shall be of a sand to reddish
color to match the colors of the bluff. The entry wall
shall be of an earthtone color such as tan or cream.
The applicant shall offer for dedication an easement for
a public viewpoint located at the southern property line
of Lot 1 as shown on the Landscape Concept Plan dated
Revised April 20, 1993 and received by the City of
Encinitas on April. 21, 1993 and as shown on the Tentative
Map dated Revised April 29, 1993 and received by the City
of Encinitas on April 29, 1993. If the City does not
accept the offer of dedication, the offer will
automatically expire five years from the recordation date
of the Final Map.
If the City of Encinitas accepts the easement for public
viewpoint, the improvements for the viewpoint shall
include landscaping, a trail and viewpoint structure and
shall be subject to Design Review pursuant to regulations
in effect at the time.
3. ENVIRONMENTAL MITIGATIONS
The Mitigation Monitoring and RepOrting Program (MMRP) as
summarized on pages 3 - 10 and completely contained
within the Environmental Impact Report for the project as
Certified by the Planning Commission on February 25, 1993
shall be instituted for the project. A covenant shall be
recorded agreeing to submit funds to accomplish the
Mitigation Monitoring and Reporting Program prior to
issuance of any permits for the project. The amount
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necessary will be determined by the Director of Community
Development and the City Engineer prior to issuance of
said permits.
This project has been identified as having a potential
impact on fish and/or wildlife; therefore, pursuant to
Section 711.4 of the State Fish and Game Code, the
applicant must submit to the City of En¢initas a
negotiable check in the amount of $875.00. The purpose
of the above State established fee is to defray the cost
of managing and protecting fish and wildlife resources
which may be impacted by development. The check made
payable to the County Clerk of San Diego County must be
submitted prior to the end of the 4th day after the end
of the 10 day appeal period if not appealed or, if the
City Council approved the project, at the end of the 4th
day following the City Council action. Failure to submit
a negotiable check will cause the project approval to
become null and void since the environmental notice of
determination cannot be filed ~without payment of the
above fee or authorized notice of exemption as provided
in Section 711.4. THE FINAL MAP CANNOT BE RECORDED
AND/OR NO BUILDING PERMIT~ OR OTHER ENTITLEMENTS WILL BE
PROCESSED UNTIL THIS CONDITION IS SATISFIED.
Since two gnatcatchers were reported on the site, a 10-a
Permit or exemption thereof shall be received from the
U.S. Fish and Wildlife Service prior to recordation of
the final map.
Prior to recordation of the final map, a signed,
notarized letter from the applicant shall be submitted
which states that the applicant is aware of the
requirement to obtain necessary federal permits before
any field development activity, and releasing the City of
any responsibility.
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Any signs proposed for this development shall' be
designed and approved in conformance with the Sign
Ordinance.
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A comprehensive Sign Program for this development to
include temporary subdivision advertising signs and'any
model home and information-signing shall be submitted to
the Community Development Department for appropriate
review and approval prior to issuance of building
permits.
cd/dsl/RPC89291.313 -20-
THESE ITEMS MUST BE COMPLETED PRIOR TO FINAL FIRE DISTRICT
APPROVAL. APPLICANT SHALL CONTACT THE ENCINITAS FIRE
PROTECTION DISTRICT REGARDING COMPLIANCE WITH THE FOLLOWING
CONDITIONS:
FIRE
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Turnarounds: Ail dead-end access roadways in excess of
150 feet in length shall be provided with a cul-de-sac
with a radius of not less than 40 feet..Where topography
would prevent the construction of a cul-de-sac, an
alternate turn-around approved by the Fire Chief may be
installed.
Gates: Ail automatic gates across fire access roadways
shall be equipped with an approved emergency key operated
switch that will override all command functions and open
the gate. Gates accessing four or more residences or
residential lots shall also be equipped with emergency
traffic control activating strobe sensor(s), which will
activate and open the gate on the approach of emergency
apparatus. All automatic gates must meet Fire District
policies deemed necessary by the Fire Chief for rapid,
reliable access.
Response Maps: Any development which necessitates fire
hydrants, roadways or similar features, by virtue of new
structures, shall be required to provide a map update in
a format compatible with current district mapping
services, and shall be charged a reasonable fee for
updating all response maps.
Prior to delivery of combustible building materials on
site, water and sewer systems shall satisfactorily pass
all required tests and be connected to the public water
and sewer systems. In addition, the first lift of
asphalt paving shall be in place to provide adequate,
permanent all weather access for emergency vehicles.
Said access shall be maintained to the satisfaction of
the Fire District.
Posting of Roadways: Emergency Access roadways when
required shall be posted pursuant to Fire District
standards.
Obstructions: Ail traffic lanes shall be a minimum of
twenty-four (24') feet wide during construction and shall
be maintained clear and free of obstructions during
construction in accordance with Fire District Policy.
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Fire Hydrants & Flows: Submit a letter from the Fire
District stating satisfaction with the type, number and
location of fire hydrants. A letter from the water
agency serving the area shall be provided which states
the required fire flow is available. Provisions shall be
made to insure maximum water pressure does not exceed 250
psi. A pressure reducing station will be required for
pressures in excess of 250 psi. Fire hydrants shall be
of a bronze type and shall be identified by the
installation of a blue two-sided reflective road marker
pursuant to Fire District Standards.
Fuel Modification: Submit to the Community Development
Department a letter from the Fire District that required
fire/fuel breaks have been provided to the satisfaction
of the Fire District.
Address Numbers: Address numbers shall be clearly
visible from the street fronting the structure. The
height of numbers shall conform to Fire District
Standards. Where structures are located off a roadway on
long driveways, a monument shall be placed at the
entrance where the driveway intersects the main roadway.
Permanent address numbers shall be displayed on this
monument.
Automatic Fire Sprinkler System: Structures shall be
protected by automatic fire sprinkler systems. Sprinkler
systems shall be installed to the satisfaction of the
Encinitas Fire Protection District and Municipal Code.
Recordation: Prior to final recordation, the applicant
shall submit a letter to the Community Development
Department from the Fire District stating that all
development impact, plan check and/or cost recovery fees
have been paid or secured to the satisfaction of the
District.
Building Permits: Ail building permit applications,
including accessory structures, shall be subject to
review and approval by the Encinitas Fire Prevention
Bureau.
Roofing Material: Ail roofing material shall be Class
"A" as agreed to by the applicant.
APPLICANT SHALL CONTACT THE ENGINEERING DEPARTMENT REGARDING
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
Ail City Codes, regulations, and policies in effect at the
time of tentative map approval shall apply.
cd/dsl/RPC89291.313 -22-
6. GP~%DING
No grading permits shall be issued for this subdivision
prior to recordation of the final map.
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The developer shall obtain a grading permit prior to the
commencement of any clearing or grading of the site.
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No grading shall occur outside the limits of the.
SUBDIVISION unless a letter of permission is obtained
from the owners of the affected properties.
Ail newly created slopes within this project shall be no
steeper than 2:1.
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In accordance with Section 23.24.460I of the Municipal
Code, the grading proposed on lots 4, 8 and 9 which
exceeds a depth of fill greater than 10 feet shall be
allowed only upon attainment of the ultimate
consolidation of the fill material achieved through a
state of the art soils investigation, a settlement
monitoring program and surcharging of the fill material
with an appropriate overburden of soil.
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A soils/geological/hydraulic report (as applicable) shall
be prepared by a qualified engineer licensed by the State
of California to perform such work and submitted prior to
final map approval.
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Prior to hauling dirt or construction materials to any
proposed construction site within this project the
developer shall submit to and receive approval from the
City Engineer for the proposed haul route. The developer
shall comply with all conditions and requirements the
City Engineer may impose with regards to the hauling
operation.
7. DRAINAGE AND FLOOD CONTROL
The developer shall exercise special care during the
construction phase of this Project to prevent any offsite
siltation. The developer shall provide erosion control
measures and shall construct temporary
desiltation/detention basins of type, size and location
as approved by the City Engineer. The basins and erosion
control measures shall be shown and specified on the
grading plan and shall be constructed to the satisfaction
of the City Engineer prior to the start of any other
grading operations. Prior to the removal of any basins
or facilities so constructed the area served shall be
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protected by additional drainage facilities, slope
erosion control measures and other methods required or
approved by the City Engineer. The developer shall
maintain the temporary basins and erosion control
measures for a period of time satisfactory to the City
Engineer and shall guarantee their maintenance and
satisfactory performance through cash deposit in amounts
and types suitable to the City Engineer.
A drainage system capable of handling and disposing of
all surface water originating within the subdivision, and
all surface waters that may flow onto the subdivision
from adjacent lands, shall be required. Said drainage
system shall include any easements and structures as
required by the City 'Engineer to properly handle the
drainage. The system as shown on the tentative map will
require plans for the sediment basin be approved by the
City of Carlsbad, and that any connection to the City of
Carlsbad facilities will require a permit from that city.
The proposed project falls within areas indicated as
subject to flooding under the National Flood Insurance
Program and is subject to the provisions of that program
and City Ordinance.
The developer shall pay the current local drainage area
fee prior to approval of the final map for this project
or shall construct drainage systems in conformance with
the Master Drainage Plan and City of Encinitas Standards
as required by the city Engineer.
Concentrated flows across driveways and/or sidewalks
shall not be permitted.
8. STREET CONDITIONS
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The developer shall make an offer of dedication to.the
City for all public streets and easements required by
these conditions or shown on the TENTATIVE MAP. The
offer shall be made BY A CERTIFICATE ON THE FINAL MAP or
by separate instrument if made before the final map is
recorded for this project. All land so offered shall be
granted to the city free and clear of all liens and
encumbrances and without cost to the city. Streets that
are already public are not required to be rededicated.
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Right-of-way as needed for the La Costa Avenue Widening
as shown on approved plans dated February 21, 1990 shall
be dedicated by the developer along the subdivision
frontage of La Costa Avenue. Contribution of a fair
share of the construction costs for widening of La Costa
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Avenue is required, this contribution may be relieved by
timely dedication of needed rights-of-way and slope
easements for the construction of La Costa Avenue.
Twenty-seven (27) feet shall be dedicated by the
developer along the subdivision frontage based on a
center line to right-of-way width of 56 feet and in
conformance with City of Encinitas Standards along Bella
Vista Drive. Additionally, right-of-way for a standard
cul-de-sac shall be dedicated at the end of the public
part of Bella Vista Drive.
Reciprocal access and maintenance and/or agreements shall
be provided ensuring access to all parcels over private
roads, drives or parking areas and maintenance thereof to
the satisfaction of the City Engineer.
Direct access rights for all lots abutting Bella Vista
Drive shall be waived on the final map.
Plans, specifications, and supporting documents for all
improvements shall be prepared to the satisfaction of the
City Engineer. Prior to approval of the final map, the
subdivider shall install, or agree to install and secure
with appropriate security as provided by law,
improvements shown on the tentative map and the following
improvements to City Standards to the satisfaction of the
City Engineer:
Standard pavement section for a local street for Bella
Vista Drive from the end of existing pavement, northerly
to and including the cul-de-sac as shown on the tentative
map.
The design of all private streets and drainage systems
shall be approved by the City Engineer prior to APPROVAL
OF THE FINAL MAP for this project. The structural
section of all private streets shall conform to City of
Encinitas Standards based on R-value tests. The standard
improvement plan check deposit is required.
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To the satisfaction of the City Traffic Engineer, the
developer shall improve the pavement markings and install
advisory signs for motorists entering the system of
streets leading from Saxony Road to the project. These
include a dual yellow stripe center line at corners,
curve advisory signs, posted speed limit on Quail Hollow
Drive and notification of road end on Blue Heron Drive.
cd/dsl/RPC89291.313 -25-
The "Road Ends 300 Feet" sign on eastbound Quail Hollow
Drive at Swallow Tail Road shall be removed.
APPLICANT SHALL CONTACT THE APPROPRIATE AGENCY REGARDING
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
10.
UTILITIES
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The developer shall comply with all the rules,
regulations and design requirements of the respective
utility agencies regarding services to the project.
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Ail proposed utilities within the project shall be
installed underground including existing utilities unless
exempt by the Municipal Code.
The developer shall be responsible for the relocation and
undergrounding of existing public utilities, as required.
11.
SEWER
Prior to the approval of the Final Map, the plans and
specifications for the installation of a public sewer
system must be approved by the Leucadia County Water
District.
Prior to the approval of the Final Map, any easements
required for the installation of the public sewer must be
dedicated and recorded to the Leucadia County Water
District.
No structures which require hook-up to the sanitary sewer
system will be permitted on the lower pad of Lot 1.
12.
WATER
Owner/Developer will be required to comply with all Olivenhain
Municipal Water District rules, fees, charges and regulations,
that are in place at time of application.
13.
PUBLIC WORKS ADDITIONAL CONDITIONS
This project is approved specifically as 1 single phase.
cd/dsl/RPC89291.313 -26-
ATTACHMENT "D"
RESOLUTION NO. PC 93 13
DESIGN GUIDELINES
FOR LEUCADIA HIGHLANDS
FEB 2 619cj3
GUIDELINE STANDARDS
Unless otherwise noted in these guidelines, all other standard regulations within the
Encinitas Municipal code shall apply. ~--
Building Setbacks
Per Section 30.16.010 of the Encinitas Municipal Code, the following shall be the
standard setbacks for all residential structures:
1.1 Front Yard Setback
With the following exceptions, all lots shall have a standard 30-foot setback:
Per Section 30.16.010 C5, of the Encinitas Municipal Code, Lots 5, 6, 8, 10, 12,
14, 15, 17, 18, 20 and 21 may have their standard setback reduced by 25 percent.
This produces a 22.5-foot front yard setbacks.
1.2 Side Yard Setbacks
All lob shall have a standard 15-foot side yard setback unless noted otherwise on
the "Building Envelope Data" exhibit.
1.3 Rear Setback
All lots shall exceed the standard 25-foot setback, as found within the Municipal
Code: Lots 5 through 22 shall have a 30-foot setback measured from the edge of
the graded pad (as shown on the "Building Envelope Data" exhibit) with a
minimum 70-foot distance measured from the open space easement. Within these
lots no additions to existing residences or the construction of any accessory
structures shall be permitted within the thirty foot rear yard setback without first
obtaining approval from the Fire Prevention Bureau. Lots 1 and 2 shall have a
50-foot rear yard setback, measured from the property line at Bella Vista Drive.
There shall be no individual lot access off of Bella Vista Drive. Lot 3 shall have
a 50-foot setback and LOt 4 a 75-foot setback.
- 2. Building Heights (Maximum)
Per Section 30.16.010B.7 of the Encinitas Municipal Code, all structures shall be limited
to two-stories and to a height of 22 feet as measured from the finish pad elevation.
Projections may extend above the 22-foot height for no more than four (4) feet for roofs
of a pitch of 4 and 12 or greater, towers, spires, sun decks, chimneys, antennae, and
poles. Chimneys with widths not exceeding 30-inches are allowed to an extra two feet
in height. No portion of a structure can exceed 30 feet as measured from the lower of
natural or finished grade. Some lots cannot achieve the maximum building height over
the entire building envelope; for those lots which have limitations see the "Building
Envelope Data' exhibit.
Building Scale and Bulk {Massing}
Each of the lots have been sensitively positioned on the property. All home sites have
been pulled back away from steep slopes and potential visual prominence. Some homes
will be visible in the surrounding community, but only from a distance of one-half (~,6)
mile or greater. This distance produces views of the homes in the wide perspective of
the site's surrounding open space. In spite of this diminished scale, it is important that
the home's bulk and massing produce a positive visual element, adding interest to the
inland bluff landscape. All homes will adhere to the following architectural criteria
assuring they will be perceived as a positive element in this visually, striking landscape:
3.1
3.2
As a part of the design, consideration shall be given to the use of light on the
site. The way the light strikes a building has a great deal to do with how it is
perceived. Shadows give building depth and substance. The visual effect of light
and shadow on buildings is perhaps the most valuable design tool available to the
home designer.
The massing or bulk of "Leucadia Highlands" homes shall appear broken into
smaller forms, creating varied volumes whose different planes create shadowed
relief. This can be accomplished by incorporating one- and two-story volumes,
offsets, recesses, popouts, and overhangs into the building design. Features such
as porches, verandas, balconies, and arbors enrich the scale and massing and add
variety and character to the neighborhood.
3.3
All building elevations shall have multiple planes. These planes shall have a
minimum depth of three (3) feet.
3.4
All two-story homes shall include one-story elements in their elevations. A
minimum of forty percent (40%) of the exterior perimeter shall have a one-story
edge with a minimum six (6) foot depth.
3.5
The considerations for the building scale and massing shall also be addressed in
the roof lines for each building.
2
Roofs shall have multiple planes creating a varied roof line silhouette from
all directions.
b)
Consideration for features such as dormers, stepped roof planes, gables,
chimneys, etc. should be given in order to minimize the impact of large
roof planes.
c)
Roof equipment must be screened and placed out of the view from
surrounding properties.
3.6
On Lots 1, 2, and 3 any building elevations other than the front that face on and
are visible from a public or private street shall have an enhancement equal to the
front elevation.
Building Position/Materials
4.1
Garages for more than two cars are recommended to be turned to not directly
face the street.
4.2
The buildings shall appear to be of natural materials such as plaster, wood, brick,
and slate. Consideration should be given to using more than one material for
exterior walls. The use of multiple materials on exterior walls shall be
complimentary to adjacent homes. The material/color guidelines shall be as
follows:
a) Building Colors
The prominent colors shall be in the earth tone range or other subtle
,colors complimentary to the colors of the natural site. The material colors
of each home shall vary in color from the material colors of adjacent
houses. However, this color variation shall be complimentary to the
adjacent homes and other homes in Leucadia Highlands.
b) Exterior Plaster/Stucco
Exterior plaster/stucco colors shall be off-white, beige, tan, light brown,
light gray, or other subtle colors.
c) Wood Siding
Wood used on exterior wails shall be a subtle, natural color such as off-
white, beige, tan, light brown, light gray, or other subtle colors.
d) Masonry
Masonry/brick colors used on exterior building walls, building elements,
fireplaces, fences or site walls shall be natural colors such as tan, light
gray, natural brick, or light brown.
e) Natural Stone
Fencing
5.1
The use of natural stone such as slate, flagstone, and quartzite shall be
used in conjunction with and complementary to other permitted materials.
f) Wood Trim
g)
h)
Wood trim shall be stained or painted to match or complement the
prominent color of the building.
Roofing Materials
Roof planes visible from surrounding properties shall be or appear to be
natural materials. Such materials may be composition shingles, clay tile,
concrete tile, fiberglass file, slate or other natural appearing materials.
Composition or asphalt shingles should be three dimensional.
Other Materials
Materials such as fiberglass, composition, and other man-made products
may be permitted if such products appear to be natural materials such as
plaster, wood, masonry, or stone.
The 40-foot area as shown on the "Landscape Concept" exhibit between the open
space easement and the 30-foot usable rear yard area on Lots 5 through 22 shall
be improved and maintained as a fire suppression area and a plant buffer between
native vegetation and exotic plants in each rear yard. This area shall be separated
from the full-use rear yard by a wall/fence. Ongoing maintenance for this area
shall be the responsibility of Homeowners Association which shall have an access
and maintenance easement over the area to perform maintenance to insure the
areas fire suppression qualities and that it remains free from exotic plant
encroachment. Lots 4, 9, 14, 19 and 22 shall provide an easement to the
Homeowners Association to allow maintenance access.
a)
The base portion (30-inch) of the wall separating the rear yard and buffer
area shall be constructed by the developer.
b)
The height of the wall/fence may be added to by the individual lot owner,
this addition must be of an open design common throughout the project.
The addition will be to a five (5) foot height, see exhibit.
Landscaping
6.1 The following areas shall be landscaped within 45 days of final project grading:
a) All slopes
b)
Twenty-five (25)-foot subdivision setback areas with natural vegetation
(Lots 3, 4 and portions of 22) are not required to be re-landscaped.
c) Forty (40) foot biological buffer/fire suppression easement
d) Mitigation areas for biological impacts
6.2
All subsequent instructional documents for landscaping shall be in substantial
conformance with the approved landscape concept and guidelines.
6.3
The biological buffer easement (a minimum of 40 feet from the edge of the open
space easement) shall prohibit all development and structures. It shall have the
limited improvement of native plants and irrigation as shown on the "Landscape
Concept" exhibit. This area shall be established and maintained by the developer
until transfer to the homeowner's association. It shall be maintained to buffer the
open space area from encroachment of exotic plants and as an effective fire
suppression area. The level of maintenance shall be acceptable to the City fire
chief.
6.4
The f~llowing action shall mitigate the development's displacement of sensitive
natural plants. All summer holly displaced by development plus two pounds of
Ceahothus Verrucosis seed (cleaned) shall be planted within the open space
easement. These plants shall be planted in the most suitable areas of sparse
vegetation and shall be incorporated into a full plant palette for re-vegetating
utility construction areas.
6.5
Private yards shall be fully landscaped within 150 days of issuance of permit for
occupancy. Front yard landscaping shall utilize the preselected boxed street trees
as listed on the "Landscape Concept" exhibit within the front-yard setback.
6.6
All tall trees (over forty (40) feet at maturity) shall have rounded crown so they
do not become a prominent vertical element on the silhouette of ridge line.
6.7
To reduce fire fuel potential, all trees planted behind the rear building envelope
shall have a maximum mature height of twenty-five (25) feet or less. Trees
selected for this area shall not produce high fire fuel.
5
APR 21 '93 14:78 RICK EHGIHEERINC-; HORTH C:OLIHT"(
Accessory An#rtment
The structure design for each of Lots 2, 3, and 4 shall include an accessory unit as
defined and regulated by Chapter 30,48 of the Encinitas Municipal Code. This
requirement shall be waived at the request of any lot owner, provided that at least three
accessory apartments have been included in homes built in the subdivision prior to the
waiver. The accessory apanmeats shall be attached to the main residenc~, shall maintain
the appearane~ of a single-family residence and shall utilize the same design, materials
and colors of the main relidcncc,
All lots/pads are adequately siz~ to accept the storing of a recreational vehicle. Each
individual lot owner shall have the option to stor~ r~creational vehicles onsit~ or offsit~.
Storing vehicles onsite requires that the homeowner adheres to the following guides:
8.1 Storage within the front yard s~tback is prohibited.
8.2
Building plans shall indicat~ the maximum vehicle(s) size (length, width, height)
and the location of the storage area,
8.3
Building plans shall provide adequate information on planting and fencing to
screen the R.V., from the front, and adja~nt side property Iin~s so that no more
than one quarter of the R.V. will be visible from any point outside of that lot.
Indlvidua. l Lot R~.~rratllno
Each lot owner shall have the ability to re-grade their lot as part of their building permit.
This ability to gra~. e shall be limited to the following qualifications:
9,1
Pad areas outside of the building footprint can have a maximum elevation change
of 12 inches from the existing elevation.
9.2 The perimeter of the graded area cannot be expanded,
9.3
Increased lot re-grading may be allowed through the Design Review Permit
process.
19DESIGN.KEW
Oa/21/9 3