2004-59
RESOLUTION NO. PC 2004-59
A RESOLUTION OF THE CITY OF ENCINITAS PLANNING COMMISSION
APPROVING A COASTAL DEVELOPMENT PERMIT REQUEST TO AUTHORIZE
THE DEMOLITION OF AN EXISTING RESIDENCE AND THE CONSTRUCTION OF
A TWO-STORY RESIDENCE, AND A DESIGN REVIEW PERMIT TO ALLOW A
PORTION OF THE SECOND FLOOR TO CANTILEVER A MAXIMUM OF 8 FEET
INTO THE 40-FOOT COASTAL BLUFF SETBACK FOR PROPERTY LOCATED AT
560 NEPTUNE AVENUE.
(CASE NO. 01-197 DR/CDP; APN: 256-084-11)
WHEREAS, a request for consideration of a Design Review Permit and a Coastal
Development Review Permit was filed by The Trettin Company for the demolition of an existing
residence and the construction of a two-story, single-family residence. The Design Review
Permit is included solely to authorize a portion of the proposed second floor to cantilever a
maximum of 8 feet into the 40-foot coastal bluff setback for the property located in the R-8 Zone
and the Coastal Bluff Overlay Zone legally described as:
(See Attachment "A")
WHEREAS, the Planning Commission conducted a noticed public hearing on the
application on December 16, 2004, at which time all those desiring to be heard were heard; and
WHEREAS, the Planning Commission considered, without limitation:
I. The December 16, 2004 agenda report to the Planning Commission with attachments;
2. The General Plan, Local Coastal Program, Municipal Code, and associated Land Use
Maps;
3. Any oral evidence submitted at the hearing;
4. Written evidence submitted at the hearing;
5. Project drawings consisting of6 sheets, including Site Plan, Basement Plan, 1st Floor Plan,
Second Floor Plan, Exterior Elevations and Landscape/Irrigation Plan all stamped received
by the City of Encinitas on September 15, 2004; and
WHEREAS, the Planning Commission made the following findings pursuant to
Chapters 30.34.020 C (1) (Special Purpose Overlay Zone-Second Story Cantilever), and Chapter
30.80 (Coastal Development Permit) of the Encinitas Municipal Code.
(See Attachment "B")
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NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City
of Encinitas hereby approves application No, 01-197 DRlCDP subject to the following
conditions:
(See Attachment "C")
BE IT FURTHER RESOLVED that the Planning Commission, in its independent
judgement, finds this project to be exempt from environmental review pursuant to Sections
15301 (I) I and 15303 (a) of the CEQA Guidelines, which exempt the demolition of up to three
single-family residences, and the construction of up to three single-family residences in an
urbanized area.
wit:
PASSED AND ADOPTED this 16th day of December 2004, by the following vote, to
AYES: Avis, Bagg, Chapo, McCabe, Snow
NAYS: 0
ABSENT: 0
Gene Cha , a' i fthe
Encinitas Planning Commission
ABSTAIN: 0
ATTEST:
~ ukrz41P~0
Patrick urphy
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 2004-59
Case No. 01-197 DR/CDP
Legal Description:
THE LAND REFERRED TO HEREIN IS SITUATED IN THE STATE OF
CALIFORNIA, COUNTY OF SAN DIEGO, AND IS DESCRIBED AS FOLLOWS:
ALL OF LOT 4 AND THE SOUTHEASTERLY 4.00 FEET OF LOT 5 IN BLOCK "E"
OF SOUTH COAST PARK NO.3, IN THE COUNTY OF SAN DIEGO, STATE OF
CALIFORNIA, ACCORDING TO MAP THEREOF NO. 1935, FILED IN THE OFFICE
OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, AUGUST 17, 1926.
ALSO THAT PORTION OF BLOCK "F" IN SAID SOUTH COAST PARK NO.3,
DESCRIBED AS FOLLOWS:
BEGINNING AT THE MOST SOUTHERLY CORNER OF SAID LOT 4; THENCE
SOUTHWESTERL Y ALONG THE SOUTHWESTERLY PROLONGATION OF THE
SOUTHEASTERL Y LINE OF SAID LOT 4 TO THE EASTERLY LINE OF LAND
CONVEYED TO THE COUNTY OF SAN DIEGO BY DEED DATED, JANUARY 10,
1930 AND RECORDED IN BOOK 1731, PAGE 256 OF DEEDS, RECORDS OF
SANDIEGO COUNTY; THENCE NORTHERLY ALONG SAID EASTERLY LINE
TO THE SOUTHWESTERLY PROLONGATION OF THE NORTHWESTERLY LINE
OF THE SOUTHEASTERLY 4.00 FEET OF SAID LOT 5; THENCE
NORTHEASTERLY ALONG SAID PROLONGATION TO THE WESTERLY LINE
OF SAID LOT 5; THENCE SOUTHERLY ALONG THE WESTERLY LINE OF SAID
LOTS 5 AND 4 TO THE POINT OF BEGINNING.
EXCEPTING THEREFROM THAT PORTION HERETOFORE OR NOW LYING
BELOW THE MEAN HIGH TIDE LINE TO THE PACIFIC OCEAN.
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ATTACHMENT "B"
Resolution No. PC 2004-59
Case No. 01-197 DR/CDP
Bluff Setback and Cantilever Portion of a Structure Determination:
The required criteria that must be considered to approve construction on the coastal bluff
maintaining the standard 40- foot setback have been addressed by the Geotechnical
Report dated July 22, 2004 and Response to Geotechnical Review Comments dated
September 29,2004 and October 4,2004. The geotechnical reports were reviewed by the
City's Third Party Geotechnical Consultant, Geopacifica Geotechnical Consultants,
which found that said geotechnical reports provide information that adequately meets the
standards of the City of Encinitas Municipal Code, Sections 30.34.020C and D. The
project includes the demolition of one existing residential unit and the construction of a
two-story, single-family residence with attached garage, which also includes a request to
allow the proposed second floor to cantilever into the 40- foot coastal bluff setback a
maximum of eight (8) feet. The cantilever portion on the second floor was addressed in
the reports by Anthony-Taylor Consultants, said reports were reviewed and the section
addressing the second floor cantilever was accepted by the City's third party geotechnical
consultant. As noted in said reports, the cantilevered portion of the second floor of the
principal residence will not adversely surcharge the bluff area.
FINDINGS FOR ALLOWING A PORTION OF A STRUCTURE TO
CANTILEVER INTO THE COASTAL BLUFF SETBACK:
STANDARD: In accordance with Section 30.34.020 C. 1 of the Encinitas Municipal
Code, the authorized agency must make the following findings of fact, based upon
the information presented in the application and during the Public Hearing, in
order to approve a project to cantilever:
No private or public views would be significantly impacted by the construction of the
cantilevered portion of the structure.
Facts: A cantilevered portion of a structure is permitted as per Section 30.34.020 C.I
of the Encinitas Municipal Code, 20% beyond the top edge of the standard 40-foot
coastal bluff setback, if demonstrated through standard engineering practices not to
create an unnecessary surcharge load upon the bluff area, and if a finding can be
made that no private or public views would be significantly impacted by the
construction of the cantilevered portion of the second floor. The proposed cantilever,
within the 40- foot setback, is proposed at a maximum of 8 feet (20%) in conformance
to the maximum allowed beyond the top edge of the bluff setback.
Discussion: The proposed cantilever portion of the second floor will be located on
the west elevation and will only be partially visible from the ocean. Significant views
currently enjoyed by the adjacent properties to the north and south are not affected by
the cantilever portion of the proposed residential project. The geotechnical engineers
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retained by the applicant address the stability of the bluffs for the proposed
development. The third party review of the geotechnical reports concludes that the
cantilevered second floor will not create an unnecessary surcharge load upon the bluff
area.
Conclusion: The Planning Commission finds that the proposed cantilever portion of
the proposed residence will not significantly impact any existing private or public
vIews.
FINDINGS FOR A COASTAL DEVELOPMENT PERMIT
STANDARD: Section 30.80.090 of the Encinitas Municipal Code provides that
the authorized agency must make the following findings of fact, based on
submitted application information and information received during the Public
Hearing, in order to approve a coastal development permit:
I. The project is consistent with the certified Local Coastal Program of the City of
Encinitas; and
2. The proposed development conforms with Public Resources Code Section 21000
and following (CEQA) in that there are no feasible mitigation measures or
feasible alternatives available which would substantially lessen any significant
adverse impact that the activity may have on the environment; and
3. For projects involving development between the sea or other body of water and
the nearest public road, approval shall include a specific finding that such
development is in conformity with the public access and public recreation policies
of Section 30200 et. seq. of the Coastal Act.
Facts: The Site is designated as Residential 8 on the City of Encinitas Land Use
Designation Map of the General Plan, and is zoned R-8 on the Zoning Map.
Additionally, the site is located within the Coastal bluff Overlay Zone because the
site sits atop a coastal bluff. The project proposes the demolition of an existing
single-family residence, and the construction of a two-story single-family
residence, which maintains a 40-foot bluff setback from the top edge. The project
also includes a request for a Design Review Permit to authorize the second floor
to cantilever into the 40- foot coastal bluff setback a maximum of 8 feet (20%).
The project does not currently provide any general public access to the shore or
beach area. The project also does not propose any public access or public
recreational facilities.
Policy 1.6 of the Public Safety Element of the General Plan stipulates that all new
construction shall be designed and constructed such that it could be removed in
the event of endangerment and the applicant shall agree to participate in any
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comprehensive plan adopted by the City to address coastal bluff recession and
shoreline erosion problems in the City.
Discussion: In conformance with Policy 1.6, identified above, the applicant has
submitted a statement noting that they agree to participate in any comprehensive
plan adopted by the City addressing coastal bluff recession and shoreline erosion.
The proposed project will be in conformance with authorization to construct a
second story cantilever, with the development standards of the Municipal Code,
General Plan and the Local Coastal Program. No further environmental review is
necessary as the project is exempt under CEQA Guidelines. The project will not
cause significant negative impacts to the surrounding area and the project will not
adversely impact public coastal access. Public access or public recreational
facilities are not feasible given the project site conditions as a bluff top residential
property. Therefore, no condition requiring public access is imposed with this
approval. Public access to the shore is available in the vicinity with Stone Steps
and Beacon's accesses. The public's ability to access the shore is not adversely
impacted by this project, since there is no public access through this property
prior to this application.
Conclusion: The Planning Commission finds that I) the project is consistent
with the certified Local Coastal Program of the City of Encinitas; 2) required
Finding No.2 is not applicable since no significant adverse environmental impact
is associated with the project, and 3) the providing of public access or recreational
facilities is not feasible or appropriate for a project of this scale.
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ATTACHMENT "C"
Resolution No. PC 2004-59
CONDITIONS OF APPROVAL
Project No.
Applicant:
Subject:
01-197 DRlCDP
The Trettin Company
An application request for a Design Review Permit and Coastal
Development Permit authorizing the demolition of an existing one-story
residence and the construction of a two-story, single-family residence.
The Design Review Permit includes the authorization to cantilever a
portion of the second floor a maximum of 8 feet into the required 40-foot
coastal bluff setback. The subject property is located in the R-8
(Residential 8) Zone and the Coastal Bluff Overlay Zone.
SCI SPECIFIC CONDITIONS:
SC2 At any time after two years from the date of this approval, December 16, 2006, at
5:00 pm, or the expiration date of any extension granted in accordance with the
Municipal Code, the City may require a noticed public hearing to be scheduled
before the authorized agency to determine if there has been demonstrated a good
faith intent to proceed in reliance on this approval. If the authorized agency finds
that a good faith intent to proceed has not been demonstrated, the application shall
be deemed expired as of the above date (or the expiration date of any extension).
The determination of the authorized agency may be appealed to the City Council
within IS days of the date of the determination.
SC 5 This project is conditionally approved as set forth on the application and project
drawings consisting of 6 sheets, including Site Plan, Basement Plan, I st Floor
Plan, Second Floor Plan, Exterior Elevations and Landscape/Irrigation Plan all
stamped received by the City of Encinitas on September IS, 2004, and all
designated as approved by the Planning Commission on December 16,2004, and
shall not be altered without express authorization by the Planning and Building
Department.
SCA A building site plan depicting the precise on-site grading shall be submitted and
approved by the City Engineer prior to issuance of the building permit.
SCB All the proposed drainage catch basins within the backyard shall be eliminated
from the impervious areas and relocated within grass and landscape areas for
BMP purposes.
SCC All improvements proposed and conditions of approval for the subject site related
to Case No. 99-078 MUP/CDP for the bluff face improvements shall be
completed prior to the issuance of any building permits to ensure the structural
integrity of the proposed single-family residence and other improvements.
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SCD All improvements within the 40-foot setback will not be afforded protection in the
future; should they become threatened from erosion or bluff failure, the
improvements shall be removed or relocated.
SCE If an automatic irrigation system is proposed for this project, it shall be designed
to avoid any excess watering. The system shall also be designed to automatically
shut off in case of a pipe break. Automatic shut-off system, moisture shut-off
sensors, and other advanced controls will be required for the installation of an
automatic irrigation system. The automatic irrigation system, shut-off systems, or
any other system controls shall not be allowed within the 40-foot coastal bluff
setback. Only hand held irrigation is permitted within the 40-foot coastal bluff
setback.
SCF The depiction of the drainage pipes on the Coastal Development Permit site plan
may not be realistic based on the radii shown. However, the Engineering Services
Department is assuming that an adequate number of private clean-outs will be
utilized in case straight drainage pipes with angle points are needed to replace the
curved pipe system. Runoff from the pipes shall discharge over landscaped areas
for storm water pollution control prior to discharging from the site.
SCG The basement bedroom requires an escape/rescue window that complies with
Section 310.4 (Window well) of the California Building Code.
GI STANDARD CONDITIONS:
CONTACT THE PLANNING AND BUILDING DEPARTMENT REGADING
COMPLIANCE WITH THE FOLLOWING CONDITION(S):
G3 This project is located within the Coastal Appeal Zone and may be appealed to the
California Coastal Commission pursuant to Coastal Act Section 30603 and
Chapter 30.04 of the City of Encinitas Municipal Code. As appeal of the
Planning Commission's decision must be filed with the Coastal Commission
within 10 days following the Coastal Commission's receipt of the Notice of Final
Action. Applicants will be notified by the Coastal Commission as to the date that
the Commission's appeal period will conclude. Appeals must be in writing to the
Coastal Commission, San Diego Coast District office.
G4 Prior to building permit issuance, the applicant shall cause a covenant regarding
real property to be recorded. Said covenant shall set forth the terms and
conditions of this grant of approval and shall be of a form and content satisfactory
to the Planning and Building Director.
G5 Approval of this request shall not waive compliance with any sections of the
Municipal Code and all applicable City regulations in effect at the time of
Building Permit issuance unless specifically waived herein.
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G7 Prior to issuance a final inspection on framing, the applicant shall provide a
survey from a licensed surveyor or a registered civil engineer verifying that the
building height is in compliance with the approved plans.
G 10 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-coated masonry, split-face block or slump stone). These
items shall be approved by the Planning and Building 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
Planning and Building 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 Planning and Building Department and Engineering
Services Department. The applicant is advised to contact the Planning and
Building 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.
Gl4 A plan shall be submitted for approval by the Planning and Building Department,
the Engineering Department, and the Fire Department regarding the security
treatment of the site during the construction phase, the on- and off-site circulation
and parking of construction workers' vehicles, and any heavy equipment needed
for the construction ofthe project.
G 19 Garages enclosing required parking spaces shall be kept available and useable for
the parking of owner/tenant vehicles at all times.
L3 All parking areas and driveways shall conform to Chapter 30.54 of the Municipal
Code and the City's Off street Parking and Design Manual incorporated by
reference herein.
DRI Any future modifications to the approved project will be reviewed relative to the
findings for substantial conformance with a design review permit contained inn
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.
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BLI Owner(s) shall enter into and record a covenant satisfactory to the City Attorney
waiving any claims of liability against the City and agreeing to indemnify and
hold harmless the City and City's employees relative to the approved project.
This covenant is applicable to any bluff failure and erosion resulting from the
development project.
BL3 An "as-built geotechnical report" shall be submitted to the Planning and Building
Department and Engineering Services Department for review and acceptance,
prior to approval of the foundation inspection. The report shall outline all field
test locations and results and observations performed by the consultant during
construction of the proposed structure(s) and especially relative to the depths and
actual location of the foundations. The report shall also verify that the
recommendations contained in the Geotechnical Investigation Report, prepared
and submitted in conjunction with the application have been properly
implemented and completed.
BL4 An "as-built geotechnical report" reviewed and signed by both the
soils/geotechnical engineer and the project-engineering geologist shall be
completed and submitted to the City within 15 working days after completion of
the project. The project shall not be considered complete (and thereby approved
for use or occupancy) until the as-built report is received and the content of the
report is found acceptable by the Planning and Building Department and
Engineering Services Department.
Bl BUILDING CONDITIONS:
CONTACT THE ENCINITAS BUILDING DIVISION REGARDING
COMPLIANCE WITH THE FOLLOWING CONDITION(S):
B2R 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 plans, floor plane s), 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). 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.
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FI FIRE CONDITIONS:
CONTACT THE ENCINITAS FIRE DEPARTMENT REGARDING
COMPLIANCE WITH THE FOLLOWING CONDlTION(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.
Fl5A AUTOMATIC FIRE SPRINKLER SYSTEM - SINGLE-FAMILY DWELLINGS
AND DUPLEXES: Structures shall be protected by an automatic fire sprinkler
system designed and installed to the satisfaction of the Fire Department. Plans for
the automatic fire sprinkler system shall be approved by the Fire Department prior
to issuance to building permit( s).
Fl8 CLASS "A" ROOF: All structures shall be provided with a Class "A" roof
assembly to the satisfaction of the Encinitas Fire Department.
EI ENGINEERING CONDITIONS:
CONTACT THE ENGINEERING SERVICES DEPARTMENT REGARDING
COMPLIANCE WITH THE FOLLOWING CONDITION(S):
E2 All City Codes, regulations, and policies in effect at the time of building!grading
permit issuance shall apply.
EG I Gradinl! Conditions
EG3 The owner shall obtain a grading permit prior to the commencement of any clearing
or grading of the site.
EG4 The grading for this project is defined in Chapter 23.24 of the Encinitas Municipal
Code. Grading shall be performed under the observation of a civil engineer whose
responsibility it shall be to coordinate site inspection and testing to ensure
compliance of the work with the approved grading plan, submit required reports to
the Engineering Services Director and verifY compliance with Chapter 23.24 of the
Encinitas Municipal Code.
EG5 No grading shall occur outside the limits of the project unless a letter of permission
is obtained from the owners of the affected properties.
EG6 A separate grading plan shall be submitted and approved and a separate grading
permit issued for the borrow or disposal site if located within the city limits.
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EG7 All newly created slopes within this project shall be no steeper than 2: I.
EG8 A soils/geologicallhydraulic report (as applicable) shall be prepared by a qualified
engineer licensed by the State of California to perform such work. The report
shall be approved prior to building permit issuance/at first submittal of a grading
plan, as applicable.
EG9 Prior to hauling dirt or construction materials to any proposed construction site
within this project the owner shall submit to and receive approval from the
Engineering Services Director for the proposed haul route. The owner shall comply
with all conditions and requirements the Engineering Services Director may impose
with regards to the hauling operation.
EGlO In accordance with Section 23.24.370 (A) of the Municipal Code, no grading
permit shall be issued for work occurring between October I st of any year and
April 15th of the following year, unless the plans for such work include details of
protective measures, including desilting basins or other temporary drainage or
control measures, or both, as may be deemed necessary by the field inspector to
protect the adjoining public and private property from damage by erosion,
flooding, or the deposition of mud or debris which may originate from the site or
result from such grading operations.
EDI Drainal!: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.
ED3 A drainage system capable of handling and disposing of all surface water
originating within the project site, and all surface waters that may flow onto the
project site from adjacent lands, shall be required. Said drainage system shall
include any easements and structures required by the Engineering Services
Director to properly handle the drainage.
ED5 The owner shall pay the current local drainage area fee prior to issuance of the
building permit for this project or shall construct drainage systems in
conformance with the Master Drainage Plan and City of Encinitas Standards as
required by the Engineering Services Director.
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ES I Street Conditions
ES5 Prior to any work being performed in the public right-of-way, a right-of-way
construction permit shall be obtained from the Engineering Services Director and
appropriate fees paid, in addition to any other permits required.
ES6 In accordance with Chapter 23.36 of the Municipal Code, the owner shall execute
and record a covenant with the County Recorder agreeing not to oppose the
formation of an assessment district to fund the installation of right-of-way
improvements.
ES7 In accordance with Chapter 3.36 of the Municipal Code, the owner shall execute
and record a covenant with the County Recorder agreeing not to oppose the
formation of an assessment district to fund the undergrounding of utility facility
improvements.
EU I Utilities
EU2 The owner shall comply with all the rules, regulations, and design requirements of
the respective utility agencies regarding services to the project.
EU3 The owner shall be responsible for coordination with S.D.G. & E., SBC/Pacific
Bell, and other applicable authorities.
EU4 All proposed utilities within the project shall be installed underground including
existing utilities unless exempt by the Municipal Code.
ESWI Storm Water Pollution Control Conditions
ESW3 Best Management Practice shall be utilized for storm water pollution control to
the satisfaction of the City Engineer. The surface run off shall 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 shall
be located to allow 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 Grading PlanlPermit 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.
ESW9 For storm water pollution control purposes, all runoff from all roof drains shall
discharge onto grass and landscape areas prior to collection and discharge onto
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the street and/or into the public storm drain system. Grass and landscape areas
designated for storm water pollution control shall not be modified without a
permit from the City. A note to this effect shall be placed on the Grading
PlanlPermit Site Plan.
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