Loading...
2005-26 RESOLUTION NO. PC 2005-26 A RESOLUTION OF THE CITY OF ENCINITAS PLANNING COMMISSION APPROVING A DESIGN REVIEW PERMIT AND COASTAL DEVELOPMENT PERMIT FOR THE CONSTRUCTION OF A 13,000 SQUARE FOOT PRIVATE SCHOOL STRUCTURE AS PART OF PHASE II OF A PREVIOUSLY APPROVED MAJOR USE PERMIT MODIFICATION (CASE NO. 01-016 MUPMOD/CDP) ON A 4.8-ACRE SITE WITHIN THE RESIDENTIAL (R-3) ZONING DISTRICT OF THE CITY OF ENCINITAS, FOR THE PROPERTY LOCATED AT 1500 S. EL CAMINO REAL (CASE NO. 04-250 DRlCDP; APN: 262-160-17) WHEREAS, a request for consideration of a Design Review Permit and Coastal Development Permit was filed by Zagrodnik & Thomas Architects on behalf of The Grauer School to allow the construction of a 13,000 square foot school structure as part of Phase II of a previously approved Major Use Permit Modification, in accordance with Chapters 23.08 (Design Review) and 30.80 (Coastal Development Permit) of the Encinitas Municipal Code, on an existing legal lot located in the Residential (R-3) Zoning District of the City of Encinitas, legally described as: THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER; AND THE NORTH QUARTER OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 23, TOWNSHIP 13 SOUTH, RANGE 4 WEST, SAN BERNARDINO MERIDIAN, IN THE CITY OF ENCINITAS, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO OFFICIAL MAP THEREOF, EXCEPTING THEREFROM THE SOUTHERLY 335.00 FEET THEREOF WHEREAS, the Planning Commission conducted a noticed public hearing on the application on July 21,2005, at which time all those desiring to be heard were heard; and WHEREAS, the Plauning Commission considered, without limitation: 1. The July 21, 2005 agenda report to the Planning Commission with attachments; 2. The General Plan, Local Coastal Program, Municipal Code, and associated Land Use Maps; 3. Oral and written evidence submitted at the hearings; 4. Color Rendered Elevations, consisting of one sheet, and proj ect drawings consisting of five (5) sheets, including Site Plan, Floor Plan, Roof Plan, North and East Elevations, and South and West Elevations, all stamped received by the City on Novernber15,2004; and PBD/MRH/G/:Resos/RPC04250DRCDP .doc -1- WHEREAS, the Planning Commission made the following findings pursuant to Chapters 23.08 (Design Review) and 30.80 (Coastal Development Permit) of the Encinitas Municipal Code: (SEE ATTACHMENT "A") NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Encinitas hereby approves application # 04-250 DRlCDP subject to the following conditions: (SEE ATTACHMENT "B") BE IT FURTHER RESOLVED that the Planning Commission, in its independent judgment, finds the project to be consistent with the Mitigated Negative Declaration prepared in conjunction with Case #01-016 MUPMOD/DRlCDP/EIA and adopted by the Planning Commission on May 17, 2001 and no further environmental review is required. wit: PASSED AND ADOPTED this twenty-first day of July, 2005, by the following vote, to AYES: Commissioners Avis, Bagg, Chapo, McCabe, and Snow. NAYS: None. ABSENT: None. ABSTAIN: None. r I~ . ;y/-- Ge , Chair of the Encinitas Planning Commission ATTEST: PJtf cJ./~c4~ ~ Patrick Murphy Secretary NOTE: This action is subject to Chapter 1.04 of the Municipal Code, which specifies time limits for legal challenges. PBD/M RH/G/:Resos/RPC04250DRCDP .doc - 2- ATTACHMENT "A" Resolution No. PC 2005-26 Case No. 04-250 DRlCDP FINDINGS FOR DESIGN REVIEW STANDARD: Section 23.08.072 ofthe Encinitas Municipal Code provides that an application for a design review permit must be granted unless, based upon the information presented in the application and during the Public Hearing, the authorized agency makes any of the following regulatory conclusions: a. The project design is inconsistent with the General Plan, a Specific Plan, or the provisions of the Municipal Code. Facts: The application requests approval of a Design Review Permit and Coastal Development Permit for the proposed construction of a 13,000 square foot classroom and great room structure as part of Phase II of the existing private Grauer School facility. The subject application was reviewed for conformance with the General Plan, the Local Coastal Program, and Chapters 23.08 (Design Review) and 30.80 (Coastal Development Permit) of the Municipal Code. The project does not lie within the boundaries of a Specific Plan area. Discussion: A review of the application has been conducted by the Planning and Building Department and by the Planning Commission. All applicable standards and goals of the Municipal Code and the City of Encinitas General Plan have been found to be satisfied by the subject application (as conditioned) and project drawings. The private school land use is permitted by Code within the Residential (R-3) Zoning District with the issuance of a Major Use Permit. The Major Use Permit issued by the City of Encinitas (Case No. 01-016 MUPMOD/DRlCDP/EIA) authorizes a three-phase private school facility on the site. Phase I was constructed in accordance with the conditions of the approved phased Major Use Permit and Phase II will be constructed as a 13,000 square foot main building constructed on a centrally located pre-graded portion of the site. The size of the structure and the number of students is consistent with the approved Major Use Permit and Design Review Permit. The construction of the 13,000 sq. ft. main building will be in compliance with all applicable technical standards of the Residential (R-3) Zoning District of the City of Encinitas Municipal Code and all applicable conditions contained in Resolution No. PC 2001-33 approved by the Planning Commission on May 17, 2001. Off-street parking was implemented with Phase I of the project and is in conformance with parking standards for all three phases. The project will result in a lot coverage ratio of approximately 11 % (22,0001209,088 = 0.105) for the subject lot, which complies with the 35% maximum allowed in the Residential (R-3) Zoning District. No Floor Area Ratio (FAR) standard is required for projects within the R-3 zone and the structure meets the minimum 25-foot front yard, 10-foot side yard, and 25-foot rear yard setback requirements. The structure is consistent with the 30-foot maximum height limit for non-residential structures within the R-3 zone with a central pitched roof ridge element having a maximum height of PBD/MRHlG/:Resos/RPC04250DRCDP .doc - 3- approximately 25 feet as measured from the lower of adjacent existing or finish grade and the majority of the structure's roof elements are 17 feet or less above adjacent grade. Additionally, a stacked stone veneered chimney element is incorporated into the main pitched roofridgeline at the center of the building at a conforming height of29 feet. Conclusion: Therefore, the Planning Commission finds that the project design is consistent with the General Plan and the provisions of the City of Encinitas Municipal Code. b. The project design is substantially inconsistent with the Design Review Guidelines. Facts/Discussion: Chapter 23.08 of the Municipal Code contains Design Review Guidelines related to design and site layout, building design, landscape design, signs and privacy and security with which the authorized agency must find the project substantially consistent in order to grant approval. The project design includes a variety and blend of different materials and colors and provides vertical and horizontal articulation to minimize overall visual bulk and mass impacts. The project building is a one-story design with a raised vaulted element enclosing the center Great Room area. The building's exterior shall be primarily stucco painted a reddish-brown ("Falling Leaf') and exterior metal window frames, doors, metal roof coping, downspouts, and eave trim all painted green ("Bay Bridge"). Roofing shall be concrete slate style tile ("Brown Blend") on the structure's gable, and shed-hip roof elements. Extensive brown stained solid wood trim and truss elements are incorporated into the exterior design and a tan sandstone tile wainscot element shall extend around the base of all four exterior elevations. Exterior window elements shall be accented with "Peacock Slate" wall tile and all exterior glazing shall be gray-tint "Low E" glass. Stacked stone veneer pilasters, roof-top chimney, and at-grade planters are incorporated into the design and stained wood posts with stacked stone bases support a nine foot tall free-standing trellis along the structure's Eastern Elevation. All roof-mounted equipment and appurtenances, including air conditioners and their associated vents, conduits and other mechanical and electrical equipment, shall be architecturally integrated, and shall be shielded from view and sound buffered to the satisfaction ofthe Planning and Building Department. Conclusion: Therefore, the Planning Commission finds that the project design IS substantially consistent with the Design Review Guidelines. c. The project would adversely affect the health, safety, or general welfare of the community. Facts/Discussion: The project is determined to be consistent with the Environmental Initial Study and Mitigated Negative Declaration prepared in conjunction with Case #01- 016 MUPMODIDRlCDP/EIA and adopted by the Planning Commission on May 17, 2001. As required as part of Phase I implementation, the applicant satisfactorily acquired off-site CSS credits at a 2:1 ratio (5.68 acres) within the Tchang mitigation bank, preserved 1.54 acres of CSS and .29 acres of southern maritime chaparral on-site in an open space easement, and revegetated .32 acres of highly disturbed habitat. No letters of comment/concern were received by the City as a result of the application review/public comment period for the subject application. No aspect of the use has been identified which PBD/MRH/G/: ResosJRPC04250DRCDP .doc - 4- would have any significant adverse effect on the health, safety, or general welfare of the community. Conclusion: Therefore, the Planning Commission finds that the project will not adversely affect the health, safety, or general welfare of the community. d. The project would cause the surrounding neighborhood to depreciate materially III appearance or value. Facts: The project consists of a Design Review Permit and Coastal Development Permit to modify the design of a previously approved private school facility (Case #01-016 MUPMOD/DRlCDP/EIA) to construct a new 13,000 square foot classroom and great room structure on a centrally located, pre-graded portion of the subject site as part of Phase II implementation of the existing private Grauer School facility. The subject property is a 4.8-acre site located at the southwest corner of El Camino Real and Tennis Club Drive. The property slopes up mildly from east to west until reaching the foot of a steeper slope vegetated with Southern Maritime Chaparral in the rear central portion of the lot. Surrounding land uses include an existing assisted care facility (Somerford Place) adjacent to the north across the Tennis Club Drive private right-of-way, a preschool and an apartment complex to the south across an easement drive, the Sage Canyon residential subdivision adjacent to the east across the El Camino Real right-of-way, and the Lux Art Institute to the immediate west of the subject property. Additionally, a private tennis club facility and single-family homes lie further to the west and northwest of the subject site. Discussion: The construction of the main building project will develop the site in a scale consistent with the phased design approved as part of case No. 01-016 MUPMODIDRlCDP/EIA and does not expand the permitted private school use beyond the 150 student maximum emollment limit for the site. No evidence of significant adverse impact was received by the Planning Commission from the properly noticed public hearing for the proposed project. A Citizen Participation Plan Report was submitted by the applicant for a newsletter mailed to thirty-eight parties on April 4, 2005. No members of the community commented on the newsletter and no phone calls were received by the applicant during the comment period for the proposed project. No letters of concern were received by the City as part of the Citizen Participation Program process or from the City's application review process and only one phone call was received from a neighbor with general questions regarding the project design and whether the application included a request to expand the approved capacity of the facility. No expansion in student emolhnent will occur above the limits (150 students) set by the Major Use Permit approved for the three-phase project as part of case No. 01-016. Conclusion: Therefore, the Planning Commission finds that the project will not cause the surrounding neighborhood to depreciate materially in appearance or value. PBD/MRH/G/: Resos/RPC04250DRCDP ,doc - 5- FINDINGS FOR A COASTAL DEVELOPMENT PERMIT STANDARD: Section 30.80.090 of the Municipal Code provides that 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 coastal development permit: 1. 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 subject property is 4.8 gross acres in area, and is located in the R-3 zone at the southwest corner of Tennis Club Drive and El Camino Real. The proposed project consists of a Design Review Permit and Coastal Development Permit for the construction of a new 13,000 sq. ft. private school structure as part of Phase II of the Grauer School facility. The subject school structure will be located on a fully developed property utilized for the day to day operation of the existing Grauer School since the completion of Phase 1. The application is processed in accordance with Chapters 23.08 (Design Review) and 30.80 (Coastal Development Permit) of the Encinitas Municipal Code. All public services and utilities are in place to serve the project. The proposed project site lies within the Coastal Zone of the City of Encinitas and requires the issuance of a regular Coastal Development Permit. Adherence to the development standards of all applicable chapters of the City of Encinitas Municipal Code, as well as the policies and goals of the City of Encinitas General Plan, will implement Coastal Zone standards. Discussion: The project complies with all of the technical development standards of the R-3 zone set forth in Chapter 30.16 of the Municipal Code and, with approval of the Major Use Permit and Design Review Permit as conditioned, the project conforms with all applicable provisions of the Design Review Guidelines and the City of Encinitas Municipal Code. No evidence is found to show that the use will be located, installed or operated in a manner that will have an unnecessarily adverse effect on the use and enjoyment of any property on which an occupied structure is located, or may be located through the duration of such authorized use. The project will not cause significant negative impacts to the surrounding area and will not adversely impact public coastal access. Private school land uses are permitted within the Residential (R-3) Zoning District with the issuance of a Major Use Permit. The Major Use Permit issued by the City of Encinitas (Case No. 98-236 MUP/CDP/EIA) for the original AMDAL residential care facility and modified by Case No. 01-016 MUPMODIDRlCDP/EIA authorized site PBD/M RH/G/: Resos/RPC04250DRCDP .doc - 6- improvements and a three-phase private school facility on the subject site. The City's Certified Local Coastal Program is comprised of the Municipal Code (including Chapters 23.08- Design Review and 30.80- Coastal Development Permit) and significant portions of the City's General Plan. The construction of the new 13,000 sq. ft. main building is consistent with the adopted Mitigated Negative Declaration prepared in conjunction with Case #01-016 MUPMODIDRlCDP/EIA and adopted by the Planning Commission on May 17, 2001 (Resolution No. PC 2001-33), which determined that with mitigation measures incorporated into the project design the project would not result in any significant adverse environmental impacts. A portion of the subject site lies within 100 feet of a wetland area. The northern property line of the site lies directly across the Tennis Club Drive right-of-way from an existing riparian habitat area located on the Somerford Place assisted care facility site. In accordance with Public Resources Code Sec. 30603(a), Coastal Zone development of property within these areas is defined as appealable development within the Coastal Zone. However, all site improvements detailed on the project's Site Plan lying within 100 feet of the riparian habitat are existing and were implemented with Phase I of the private school facility. The northerly portion of the existing parking area, a retaining wall, landscaping, and grading improvements are located over the northern portion of the subject site. No new improvements or other disturbances are proposed in the area within 100 feet of the riparian habitat as part of Phase II implementation. Because no new improvements are proposed within the Coastal Appeal area, any local approval or denial action on the proposed project is not appealable to the California Coastal Commission. Conclusion: Therefore, the Planning Commission finds: (1) that the proposed project is consistent with the certified Local Coastal Program of the City of Encinitas; (2) that it conforms with Public Resources Code Section 21000 and following (CEQA) in that, subject to the mitigation measures incorporated with the project as set forth in this Resolution and in Resolution No. PC 2001-33 adopted by the Planning Commission of the City of Encinitas on May 17, 2001, the Environmental Initial Assessment prepared in conjunction with the project determined that the project will not result in any significant adverse environmental impacts and, therefore, no evaluation of feasible alternatives is necessary; and (3) that Finding #3 is not applicable given the project's inland location. PBD/MRH/G/: Resos/RPC04250DRCDP ,doc -7 - ATTACHMENT "B" Resolution No. PC 2005-26 Case No. 04-250 ORlCDP CONDITIONS OF APPROVAL Applicant: Zagrodnik & Thomas Architects / The Grauer School Location: 1500 S. El Camino Real (APN 262-160-17) SCl SPECIFIC CONDITIONS: SC2 At any time after two years from the date ofthis approval, July 21,2007 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 15 days of the date of the determination. SC5 This project is conditionally approved as set forth on the application and project drawings consisting of five (5) sheets, including Site Plan, Floor Plan, Roof Plan, North and East Elevations, and South and West Elevations, all stamped received by the City of Encinitas on November 15, 2004, and color and materials board and colored exterior elevations, all designated as approved by the Planning Commission on July 21, 2005, and shall not be altered without express authorization by the Planning and Building Department. SCA The applicant shall comply with all conditions of approval approved as part of Case #01-016 MUPMODIDRlCDP/EIA (Resolution No. PC 2001-33) approved by the Planning Commission on May 17, 2001, which shall remain in full force and effect unless otherwise modified by this grant of approval. SCB Prior to the issuance of building permits for the project, the applicant shall demonstrate to the Engineering Services Department that the existing storm water pollution prevention control facilities have adequate capacity for treatment to handle the new structural improvements. Runoff from the new building portion of the property shall receive Best Management Practices (BMP) treatment prior to discharging from the site. The BMP areas shall be designed in accordance with the City of Encinitas BMP Manual, Part II, and shall be privately maintained in good working order to the satisfaction of the Engineering Services Department ofthe City of Encinitas. SCC To the satisfaction of the Planning and Building Department, the exterior of the proposed structure shall be primarily stucco painted a reddish-brown ("Falling Leaf') and exterior PBD/M RH/G/: ResosfRPC04250DRCDP .doc - 8- metal window frames, doors, metal roof coping, downspouts, and eave trim all painted green ("Bay Bridge"). Roofing shall be concrete slate style tile ("Brown Blend") on the structure's pitched gable, and shed-hip roof elements. Extensive brown stained solid wood trim and truss elements shall be incorporated into the exterior design and a tan sandstone tile wainscot element shall extend around the base of all four exterior elevations. Exterior window elements shall be accented with "Peacock Slate" wall tile and all exterior glazing shall be gray-tint "Low E" glass. Stacked stone veneer pilasters, chimney, and planters shall be incorporated into the design and stained wood posts with stacked stone bases shall support the free-standing trellis along the structure's Eastern Elevation. SCD A portion of the project site lies within 100 feet of a wetland area lying to the north across the Tennis Club Drive right-of-way. In accordance with Public Resources Code Sec. 30603(a), Coastal Zone development of property within these areas is defined as appealable development within the Coastal Zone. However, all site improvements detailed on the project's Site Plan lying within 100 feet of the riparian habitat are existing and were implemented with Phase I of the private school facility. The northerly portion of the parking area, a retaining wall, landscaping, and grading improvements are located over the northern portion of the subject site. Since no new improvements or other disturbances are proposed in the area within 100 feet of the riparian habitat as part of Phase II implementation, any local approval or denial action on the proposed project is not appealable to the California Coastal Commission. Any revisions to the project which include improvements within 100 feet of the riparian habitat would require a Coastal Development Permit modification. SCE As agreed to by the applicant at the meeting with staff on July 21, 2005 and as stated in the memo prepared by staff dated July 21,2005 and presented to the Planning Commission at the public hearing, the following details shall be included in project drawings submitted for building permit issuance: a. Sunshade trellis member sizes shall be 4-inch by 8-inch cantilevered beams, with 3-inch by 4-inch cross members laid flat across laid 12 inches on-center. b. Freestanding trellis member sizes shall be 6-inch by 6-inch posts on 12-inch by 12-inch stacked-stone bases with 4-inch by l2-inch beams with 3-inch by 6-inch cross members laid flat across at 12 inches on-center. c. The fascia size for sloped roofs shall be 16 inches and for parapets shall be 6 inches. d. Truss member sizes shall be 15 inches by 6 inches. Gl STANDARD CONDITIONS: CONTACT THE PLANNING AND BUILDING 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 ofthe Municipal Code. PBD/M RH/G/:Resos/RPC04250DRCDP .doc - 9- G4 Prior to building permit issuance, the owner 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. The Owner(s) agree, in acceptance ofthe conditions of this approval, to waive any claims of liability against the City and agrees to indemnify, hold harmless and defend the City and City's employees relative to the action to approve the project. 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. G7 Prior to issuing 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 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- 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 11 All roof-mounted equipment and appurtenances, including air conditioners and their associated vents, conduits and other mechanical and electrical equipment, shall be architecturally integrated, and shall be shielded from view and sound buffered to the satisfaction of the Planning and Building Department. Note: All rooftop equipment shall be assumed visible unless demonstrated otherwise to the satisfaction of the Planning and Building Department, and adequate structural support shall be incorporated into building design. Rooftop vent pipes shall be combined below the roof, and shall utilize decorative caps where visible from any point. Ground-mounted mechanical and electrical equipment shall also be screened through use of a wall, fence, landscaping, berm, or combination thereof to the satisfaction of the Planning and Building Department. All exterior accessory structures shall be designed to be compatible with the primary building's exterior to the satisfaction of the Planning and Building Department. 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 and Engineering Services Departments. 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 PBD/MRH/G/:Resos/RPC04250DRCDP .doc - 10- Department regarding Fire Mitigation/Cost Recovery Fees, and the applicable Utility Departments or Districts regarding Water and/or Sewer Fees. DRl 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 of an amendment to the design review permit and approval 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 Planning and Building 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. Ul At all times during the effective period of this permit, the responsible party shall obtain and maintain in valid force and effect, each and every license and permit required by a governmental agency for the operation ofthe authorized activity. U2 In the event that any of the conditions of this permit are not satisfied, the Planning and Building Department shall cause a noticed hearing to be set before the authorized agency to determine whether the City of Encinitas should revoke this permit. US Nothing in this permit shall authorize the applicant to intensify the authorized activity beyond that which is specifically described in this permit. U7 Any future modifications to the approved project will be reviewed relative to the findings for substantial conformance with a use permit contained in Section 30.74.105 of the Municipal Code. Modifications beyond the scope described therein will require submittal of an amendment to the use permit and approval by the authorized agency. U8 All project grading shall conform with that shown on the approved project 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 use permit modification for such grading shall be obtained from the authorized agency of the City prior to issuance of grading or building permits. PBD/MRH/G/: Resos/RPC04250DRCDP.doc -11- Bl BUILDING CONDITION: CONTACT THE ENCINITAS BUILDING DIVISION REGARDING COMPLIANCE WITH THE FOLLOWING CONDITION: 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 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 CONDITIONS: F2 ACCESS ROADWAY DIMENSIONS: Fire apparatus access roadways shall have an unobstructed paved width of not less than 24 feet, curb line to curb line, or edge of pavement to edge of pavement where no curbs are proposed, and an unobstructed vertical clearance of not less than 13 feet 6 inches. Access roads shall be designed and maintained to support the imposed loads of fire apparatus. Minimum design load is 65,000 Ibs. EXCEPTION: Access to one (1) single family residence shall not be less than 16 feet of paved width, curb line to curb line, or edge of pavement to edge of pavement where no curbs are proposed. F6 GATES: All gates or other structures or devices, which could obstruct fire access roadways or otherwise hinder emergency operations, are prohibited unless they meet standards approved by the Fire Department. All automatic gates across fire access roadways shall be equipped with approved emergency key operated switches overriding all command functions and opening the gate(s). Gates accessing four (4) or more residences or residential lots, or gates accessing hazardous, institutional, educational, or assembly occupancy group structures shall also be equipped with approved emergency traffic control activating strobe light sensor(s) which will activate the gate on the approach of emergency apparatus. All automatic gates must meet Fire Department requirements for rapid, reliable access. F9 POSTING OR STRIPING ROADWAYS "NO PARKING FIRE LANE"; Fire Department access roadways, when required, shall be properly identified as per Fire Department standards. PBD/MRH/G/:Resos/RPC04250DRCDP .doc - ]2- FlO OBSTRUCTION OF ROADWAYS DURING CONSTRUCTION: All roadways shall be a minimum of 24 feet in width during construction and shall be maintained clear, including the parking of vehicles, in accordance with the Uniform Fire Code and the Encinitas Fire Department. F12 FUEL MODIFICATION ZONES/FIRE BREAKS: The applicant shall provide and maintain fire/fuel breaks to the satisfaction of the Encinitas Fire Department. Fire/fuel breaks size and composition shall be determined by the Fire Department and shown on the improvement/grading plans, final map, and building plans. 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. Fl4 ADDRESS NUMBERS FOR STRUCTURES LOCATED OFF ROADWAY: Where structures are located off a roadway on long easements/driveways, a monument marker shall be placed at the entrance where the easement/driveway intersects the main roadway. Permanent address numbers with height conforming to Fire Department standards shall be affixed to this marker. Fl5 AUTOMATIC FIRE SPRINKLER SYSTEM: Structures shall be protected by an automatic fire sprinkler system designed and installed to the satisfaction of the Fire Department. Fl6 FIRE RESISTIVE CONSTRUCTION REQUIREMENTS FOR WILDLAND/URBAN INTERFACE AREAS: Structures shall meet all wildland/urban interface standards to the satisfaction of the Fire Department. As a minimum, structures shall meet the following fire resistive construction requirements: (1) Exterior wall surfacing materials shall be of non-combustible materials; (2) Glazing materials shall be tempered multi-pane glass panels; (3) Skylights within one-half mile of the wildland area shall be tempered glass; (4) Ventilation in exterior walls, attics and eaves, when allowed, shall meet Encinitas Fire Department requirements; (5) Projections such as eaves, balconies, carports, decks, patio covers etc., shall meet the Encinitas Fire Department requirements. When such appendages and projections are attached to the exterior fire resistive walls, they shall be constructed to maintain the fire resistive integrity of the wall; (6) Roof covering shall not be less than a class "A" roof assembly; (7) Vinyl windows, if used, shall meet the following requirements: (a) Frame and sash are comprised of vinyl material with welded comers; (b) Metal reinforcement in the interlock area; (c) Glazed with insulating glass, annealed or tempered; (d) Frame and sash profiles are certified in AAMA Lineal Certification Program ( verified with either an AAMA product label or Certified Products Directory); and (e) Certified and labeled to ANSVAAMAlNWWDA 101lI>S>2-97 for structural requirements; and (8) Structures shall have an automatic fire sprinkler system installed to the satisfaction of the Fire Department. PBD/MRI-I/G/:Resos/RPC04250DRCDP .doc - 13- F18 CLASS "A" ROOF: All structures shall be provided with a Class "A" roof assembly to the satisfaction of the Encinitas Fire Department. F20 FIRE ALARM SYSTEM: A California State Fire Marshal listed fire alarm system is required and shall be designed and installed per NFP A 72, California State and Encinitas Fire Department requirements. El ENGINEERING CONDITIONS: CONTACT THE ENGINEERING SERVICES DEPARTMENT REGARDING COMPLIANCE WITH THE FOLLOWING CONDITIONS: E2 All City Codes, regulations, and policies in effect at the time of building/grading permit issuance shall apply. EDl 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. PBD/MRH/G/:Resos/RPC04250DRCDP .doc -14-