2002-53
RESOLUTION NO. PC 2002-53
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ENCINITAS
APPROVING A DESIGN REVIEW PERMIT FOR THE CONSTRUCTION OF A 633-
SQUARE FOOT OFFICE AND BOARDING SPACE ADDITION TO AN EXISTING
2656 SQUARE FOOT VETERINARY CLINIC WITHIN THE GENERAL
COMMERCIAL ZONING DISTRICT, FOR THE PROPERTY LOCATED AT 195 N. EL
CAMINO REAL.
(CASE NO. 02-113 DR; APN: 257-062-21)
WHEREAS, a request for consideration of a Design Review Permit was filed by Don
Grover Architect to allow the construction of a 633-square foot office and boarding space addition
to an existing 2,656 square foot Veterinary Clinic, in accordance with Chapters 23.08 (Design
Review) and 30.20 (Commercial Zones) of the Encinitas Municipal Code, for the property located
in the General Commercial (GC) Zoning District of the City ofEncinitas, legally described as:
Parcell in the City of Encinitas, County of San Diego, State of California, as shown at Page 1467
of Parcel Maps, filed in the office of the County of San Diego County, April 19, 1973, as file #73-
104343
WHEREAS, the Planning Commission conducted a noticed public hearing on the
application on December 19,2002, at which time all those desiring to be heard were heard; and
WHEREAS, the Planning Commission considered, without limitation:
1.
The December 19, 2002, agenda report to the Planning Commission with
attachments;
2.
The General Plan, Municipal Code and associated Land Use Maps;
3.
Oral evidence submitted at the hearing;
4.
Written evidence submitted at the hearing;
s.
Project drawings stamped received by the City of Encinitas on October 18, 2002
consisting of 2 sheets titled Site Plan/Floor Plan/Conceptual Landscape Plan and
Building Elevations (Front, Rear and Left Side) dated October 18, 2002;
WHEREAS, the Planning Commission made the following [IDdings pursuant to Chapter
23.08 (Design Review) of the Encinitas Municipal Code:
(SEE ATTACHMENT "A")
CD/RS/g:Resolutions/RpcO2113DR
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Encinitas hereby approves application 02-113 DR subject to the following conditions:
(SEE A TT ACHMENT "B")
BE IT FURTHER RESOLVED that the Planning Commission, in its independent judgment, fmds
that this project is not subject to environmental review pursuant to Section 15301 (e) (1) of the
California Environmental Quality Act (CEQA) Guidelines since the expansion of the existing
structure will not result in an increase of more than SO percent of the floor area of the structures
before the addition, or 2,500 square feet, whichever is less, all public services and facilities are
available to the site, and the project is not located in an environmentally sensitive area.
PASSED AND ADOPTED this 19th day of December, 2002, by the following vote, to wit:
A YES: Commissioners Bagg, Birnbaum, Chapo, Crosthwaite, and Ehlers
NAYS:
ABSENT:
ABSTAIN:
~ffw;~
yc rosthwaite, Chairperson
f the Planning Commission
of the City ofEncinitas
ATTEST:
--~ ~j~ ~
Patrick Murphy, Secretary
NOTE: This action is subject to Chapter 1.04 of the Municipal Code, which specifies time limits
for legal challenges.
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ATTACHMENT "A"
Resolution No. PC 2002-53
Case No. 02-113 DR
FINDINGS FOR A DESIGN REVIEW PERMIT
STANDARD: Section 23.08.070B of the City of Encinitas Municipal Code states that an
application for Design Review Permit shall be approved unless fmdings of fact are made
based upon information presented in the application or during the deliberations which
support one or more of the regulatory conclusions as follows:
1.
The project design is inconsistent with the General Plan, a Specific Plan or the provisions
of the Municipal Code.
Facts: The applicant requests approval of a Design Review Permit to allow the
construction of a 633-square foot office and boarding space addition to an existing 2,656
square foot Veterinary Clinic within the General Commercial Mixed (GC) Zoning District
of the City of Encinitas. The subject application was reviewed for conformance with the
General Plan; and Chapters 23.08 (Design Review), 30.54 (Off-Street Parking) and 30.20
(Commercial Zones) ofthe Municipal Code.
Discussion: A review of the application has been conducted by the Community
Development Department and by the Planning Commission. All applicable standards of
the Municipal Code and goals of the General Plan have been found to be satisfied by the
subject application and project drawings. The proposed Veterinary office use is allowed
by right in the General Commercial (GC) zone.
Conclusion: Therefore, the Planning Commission determines that the project as
proposed is consistent with the Municipal Code and General Plan.
2.
The project design is substantially inconsistent with the Design Review Guidelines.
Facts: Chapter 23.08 of the Municipal Code contains Design Review Guidelines with
which the authorized agency must find the project substantially consistent in order to
grant approval.
Discussion: In regard to project design and layout, the proposed project takes into
account the constraints and opportunities of the site, minimizes the disturbance of the
existing flat topography while providing adequate usable area for the structure, preserves
significant public views to the extent possible, and reflects the natural topography of the
site. In regard to building design, the proposed project coordinated the elements of
exterior building design to match the existing structure. The project's proposed
landscaping is consistent with standards for commercial projects and consistent with
adjacent, existing commercial properties.
CD/RS/g:Resolutions/RpcO2113DR
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Conclusion: Therefore, the Planning Commission finds that the project as proposed is
substantially consistent with the Design Review Guidelines of Chapter 23.08 of the
Municipal Code.
3.
The project would adversely affect the health, safety, or general welfare of the
community.
Facts: The project complies with all applicable standards outlined in the Municipal Code.
This project has no possibility of resulting in significant adverse environmental impacts
and is categorically exempt from environmental review pursuant to Section 15301 (e) (1)
of California Environmental Quality Act (CEQA) Guidelines since the expansion to the
existing structure will not result in an increase of more than 2,500 square feet, all public
services and facilities are available to the site, and the project is nor located in an
environmentally sensitive habitat area.
Discussion: No evidence of adverse impact or comment was received by the Commission
from the properly noticed public hearing for the proposed project.
Conclusion: Therefore, the Planning Commission finds that the project would not
adversely affect the health, safety, or general welfare of the community.
4.
The project would cause the surrounding neighborhood to depreciate materially in
appearance or value.
Facts: The project consists of a 2,656 square foot existing structure with associated
parking and landscaping areas within the General Commercial (GC) Zoning District of
the City of Encinitas. The properties are surrounded by developed commercial uses to
the north, west and south. The County of San Diego Sheriff s Department lies to the east
of the proposed project.
Discussion: The proposed project will develop the site with a 633 square foot addition to
an existing 2,656 square foot Veterinary Clinic, in a scale consistent with surrounding
development. Because of the commercial/office consistency, the project will not result in
adverse effects to surrounding properties. No evidence of adverse impact or comment
was received by the Commission from the properly noticed public hearing for the
proposed project.
Conclusion: Therefore, the Planning Commission finds that the project would not cause
the surrounding neighborhood to depreciate materially in appearance or value.
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ATTACHMENT "B"
CONDITIONS OF APPROVAL
Resolution No. PC 2002-53
Case No. 02-113DR
Applicant:
Don Grover Architect
Location:
195 N. El Camino Real
SCI
SPECIFIC CONDITIONS:
SC2 This approval will expire on December 19,2004 at 5:00 p.m. two years after the approval
of this project, unless the conditions have been met or an extension of time has been
approved pursuant to the Municipal Code.
SC5 This project is conditionally approved as set forth on the application and project drawings
stamped received by the City on October 18, 2002, consisting of 2 sheets including Site
Plan/ Floor Plan/Conceptual Landscape Plan, and Building Elevations (Front, Rear, and
Left-Side), dated October 18, 2002, as well as color/material board presented at the
hearing; all designated as approved by the Planning Commission on December 19, 2002,
and shall not be altered without express authorization by the Community Development
Department.
Gl
STANDARD CONDITIONS:
CONTACT THE COMMUNITY DEVELOPMENT DEPARTMENT REGARDING
COMPLIANCE WITH THE FOLLOWING CONDITION (S):
G2
This approval may be appealed to the City Council within 15 calendar days from the date of
this approval in accordance with Chapter 1.12 of the Municipal Code.
G5
Approval of this request shall not waive compliance with any sections of the Municipal
Code and all other applicable City regulations in effect at the time of Building Permit
issuance unless specifically waived herein.
G9
Trash enclosure(s) shall be constructed of masonry with an exterior compatible with that of
the building(s), and shall be provided with view-obstructing solid metal gates as approved by
the authorized agency. Adequate space for recyclable materials shall be provided within the
enclosure in accordance with Municipal Code requirements. The applicant shall review the
design of the trash enclosure with the service provider and receive approval prior to building
permit issuance.
G 1 0 All retaining and other freestanding walls, fences, and enclosures shall be architecturally
designed in a manner similar to, and consistent with, the primary structures (e.g. stucco-
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coated masonry, split-face block or slump stone). These items shall be approved by the
Community Development Department prior to the issuance of building and/or grading
permits.
G 12 Prior to any use of the project site pursuant to this permit, all conditions of approval
contained herein shall be completed or secured to the satisfaction of the Community
Development Department.
G 13 The applicant shall pay development fees at the established rate. Such fees may include,
but not be limited to: Permit and Plan Checking Fees, Water and Sewer Service Fees,
School Fees, Traffic Mitigation Fees, Flood Control Mitigation Fees, Park Mitigation
Fees, and Fire Mitigation/Cost Recovery Fees. Arrangements to pay these fees shall be
made prior to building permit issuance to the satisfaction of the Community Development
and Engineering Services Departments. The applicant is advised to contact the
Community Development Department regarding Park Mitigation Fees, the Engineering
Services Department regarding Flood Control and Traffic Fees, applicable School
District(s) regarding School Fees, the Fire Department regarding Fire Mitigation/Cost
Recovery Fees, and the applicable Utility Departments or Districts regarding Water and/or
Sewer Fees.
DRI Any future modifications to the approved project will be reviewed relative to the findings
for substantial conformance with a design review permit contained in Section 23.08.140 of
the Municipal Code. Modifications beyond the scope described therein may require
submittal and approval of an amendment of the design review permit by the authorized
agency.
DR2 Side and rear elevations and window treatments shall be trimmed and architecturally treated
so as to substantially match the front elevations. This treatment shall be reflected in building
plans and shall be found satisfactory by the Community Development Department prior to
the issuance of building permits.
DR3 All project grading shall conform with the approved plans. If no grading is proposed on
the approved plans, or subsequent grading plans are inconsistent with the grading shown
on the approved plans, a design review permit for such grading shall be obtained from the
authorized agency of the City prior to issuance of grading or building permits.
Bl
BUILDING CONDITION (S):
CONTACT THE ENCINITAS BUILDING DIVISION REGARDING CO~PLIANCE
WITH THE FOLLOWING CONDITION (S):
B2
The applicant shall submit a complete set of construction plans to the Building Division
for plancheck processing. The submittal shall include a Soils/Geotechnical Report,
structural calculations, and State Energy compliance documentation (Title 24).
Construction plans shall include a site plan, a foundation plan, floor and roof framing
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plans, floor planes), section details, exterior elevations, and materials specifications.
Submitted plans must show compliance with the latest adopted editions of the California
Building Code (The Uniform Building Code with California Amendments, the California
Mechanical, Electrical and Plumbing Codes). Commercial and Multi-residential
construction must also contain details and notes to show compliance with State disabled
accessibility mandates. These comments are preliminary only. A comprehensive
plancheck will be completed prior to permit issuance and additional technical code
requirements may be identified and changes to the originally submitted plans may be
required.
Fl
FIRE CONDITIONS:
CONTACT THE ENCINITAS FIRE DEPARTMENT REGARDING COMPLIANCE
WITH THE FOLLOWING CONDITION (S):
F13
ADDRESS NUMBERS: Address numbers shall be placed in a location that will allow
them to be clearly visible from the street fronting the structure. The numbers shall
contrast with their background, and shall be no less in height than: Four inches (4") for
single family homes and duplexes; Eight inches (8") for commercial and multi-family
residential buildings; and Twelve inches (12") for industrial buildings.
El
ENGINEERING CONDITIONS:
CONTACT THE ENGINEERING SERVICES DEPARTMENT
COMPLIANCE WITH THE FOLLOWING CONDITION (S):
REGARDING
E2
All City Codes, regulations, and policies in effect at the time of building/grading permit
issuance shall apply.
EGI
Gradine: Conditions
EG14
A grading permit shall be obtained for this project unless the proposed grading is exempt
under section 23.24.090 of the Municipal Code. If the proposed grading is exempt from
permit requirement, the Owner shall provide a precise site plan prior to approval of a
building permit. The building site plan shall provide design for drainage improvement,
erosion control, storm water pollution control, and on-site pavement.
EDI
Drainae:e Conditions
ED2A An erosion control system shall be designed and installed onsite during all construction
activity. The system shall prevent discharge of sediment and all other pollutants onto
adjacent streets and into the storm drain system. The City of Encinitas Best Management
Practice Manual shall be employed to determine appropriate storm water pollution
control practices during construction.
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EUI
Utilities Conditions
EU2
The owner shaH comply with aH the rules, regulations, and design requirements of the
respective utility agencies regarding services to the project.
ESWI Storm Water Pollution Control Conditions
ESW3 Best Management Practice shaH be utilized for storm water pollution control to the
satisfaction of the City Engineer. The surface run off shaH be directed over grass and
landscaped areas prior to collection and discharge onto the street and/or into the public
storm drain system. If pipes are used for area drainage, inlets shaH be located to aHow
maximum flow distance over grass and non-erodable landscape areas. A grass lined
ditch, reinforced with erosion control blanket, or a rip-rap lined drainage ditch shall be
used instead of a concrete ditch where feasible. Hardscaped areas and driveways shall be
sloped toward grassy and landscaped areas. Driveways with a grass- or gravel-lined
swale in the middle can be used if the site topography does not allow for the discharge of
driveway runoff over landscaped areas. The Permit Site Plan shall identify all landscape
areas designed for storm water pollution control (SWPC). A note shall be placed on the
plans indicating that the modification or removal of the SWPC facilities without a permit
from the City is prohibited.
Special Conditions
1. F or storm water pollution control purposes, the proposed trash enclosure must be
covered.
2. This project creates new impervious area and must comply with City of Encinitas Best
Management Practice requirements. The project shall include a landscaped storm water
cleansing area behind the proposed wheelstops across the southern edge of parking lot.
The runoff from new hardsurface areas shall route through the design landscape.
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