2006-33
RESOLUTION NO. PC 2006-33
A RESOLUTION OF THE CITY OF ENCINITAS PLANNING COMMISSION
APPROVING A DESIGN REVIEW PERMIT AND COASTAL DEVELOPMENT
PERMIT TO ALLOW THE DEMOLITION OF AN EXISTING SINGLE-FAMIY
STRUCTURE AND THE CONSTRUCTION OF A NEW ATTACHED SINGLE-F AMIL Y
TWIN HOME STRUCTURE ON TWO EXISTING LEGAL LOTS WITHIN THE
RESIDENTIAL (R-ll) ZONING DISTRICT, THE COASTAL ZONE AND THE
CARDIFF BY THE SEA COMMUNITY AREA OF THE CITY OF ENCINITAS FOR
THE PROPERTY LOCATED AT 1925 CAMBRIDGE AVENUE
(CASE NO. 06-032 DR/CDP; APN: 260-364-02)
WHEREAS, a request for consideration of a Design Review Permit and Coastal
Development Permit was filed by Gary Cohn, on behalf of Steven and Luanne Murray, to authorize
the construction of a new twinhome structure along the shared property line of two existing legal
lots, in accordance with Chapter 23.08 (Design Review) and Chapter 30.80 (Coastal Development
Permit) of the Encinitas Municipal Code, for the property located in the Residential II (R-II)
zone, within the Coastal Zone and the Cardiff By The Sea Community of the City of Encinitas
and, legally described as:
LOTS 29 & 30 IN BLOCK 15 OF CARDIFF, IN THE CITY OF ENCINITAS, COUNTY
OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO.
1334, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO
COUNTY, MAY 12, 1911.
WHEREAS, the Planning Commission conducted a noticed public hearing on the
application on July 20, 2006, at which time all those desiring to be heard were heard; and
WHEREAS, the Planning Commission considered, without limitation:
1. The July 20, 2006 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 hearing;
4. Exterior Colors/Materials Exhibit stamped received by the City on December 5,
2005;
5. Project drawings consisting of eight (8) sheets, including Cover Sheet/Site Plan,
Floor Plans (3 Sheets), Roof Plan, Exterior Elevations, Wall/Fence Elevations and
Landscape Plan, all stamped received by the City of Encinitas on April 3, 2006; and
the project colored elevations/materials board presented at the hearing; and
WHEREAS, the Planning Commission made the following findings pursuant to Chapter 23
(Design Review) and Chapter 30.80 (Coastal Development Permit) of the Encinitas Municipal
Code:
(SEE ATTACHMENT "A")
PBDIRS/g:\ResolutionsIRPC06-032DRCDP _ 1 _
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Encinitas hereby approves application Case No. 06-032 DR/CDP subject to the following
conditions:
(SEE ATTACHMENT "B")
BE IT FURTHER RESOLVED that the Planning Commission, in its independent
judgment, fmds that this project is categorically exempt from environmental review pursuant to
Sections 15301(1)(1) and 15303(b) of the California Environmental Quality Act Guidelines
(CEQA) which exempt the demolition of up to three single family residences and the
construction of duplexes, or similar structures, of up to six total units in urbanized areas.
PASSED AND ADOPTED this 20th day of July, 2006, by the following vote, to wit:
AYES: Avis, Chapa, Felker, McCabe & Snow
NAYS: None
ABSENT: None
ABSTAIN: None
Gene hair ofthe
Planning Co . ssion of the
City of Encinitas
-
ATTEST:
~ uJ-eL~ h-
Patrick Murphy
Secretary
NOTE: This action is subject to Chapter 1.04 of the Municipal Code, which specifies time lirnits
for legal challenges.
PBDIRS/g:\Resolutions\RPC06-032DRCDP - 2 -
ATTACHMENT "A"
Resolution No. PC 2006-33
Case No. 06-032 DR/CDP
FINDINGS FOR DESIGN REVIEW
STANDARD: Section 23.08.080 ofthe Encinitas Muuicipal Code provides that an application for
a design review permit must be granted unless, based upon the information presented in the
application and duriog the Public Hearing, the authorized agency makes any of the folIowiog
regulatory conclusions:
a. The project design is inconsistent with the General Plan, a Specific Plan, or the provisions of
the Municipal Code.
Facts: The project is located within the Residential (R-ll) Zoning District of the City of
Encinitas which expressly permits single family twin home structures. The Design Review
Permit is requested for the proposed construction of a new twin home structure attached at the
shared property line of two existing legal lots. The project does not lie within the boundaries of
a Specific Plan Area.
Discussion: Based on review of the project drawings, the twin home structure conforms with
.111 applicable development standards of the Municipal Code for the R-lI zone. The project
conforms with the permitted maximum Lot Coverage and FAR standards for the R -11 zone as
we1l as setback, height, parking, and landscaping standards.
Conclusion: The Planning Commission finds that the project design is consistent with the
General Plan and the provisions of the Municipal Code.
b. The project design is substantially inconsistent with the Design Review Guidelines.
Facts: The proposed two-story attached units are proposed with grey green wood siding. The
proposed garage doors will be medium brown sectional roll-up panel with an automatic door
opener. The windows wi1l be ahnond vinyl, wood trims and fascia wi1l be dark green and
medium brown. Roofing materials will be dark brown simulated shake tile. The project
proposes minimal grading. The project landscape plan provides a variety of shmbs, trees, and
groundcover. All plantings will be watered by a permanent irrigation system. The Design
Review Guidelines establish design criteria for project review in the areas of site planning,
grading, circulation/streetscape, architecture, lighting, and landscape.
Discussion: The proposed site plan, building massing, and plantings are designed to be
respectful of views from neighboring properties. Based on review of the project drawings,
the dwelling units as proposed conform with setbacks, landscape, height and parking standards
for the R-lI Zone and the Municipal Code. The project substantially conforms to site,
building, landscape and privacy design standards by incorporating varying horizontal and
vertical articulation elements. Varied wa1l planes and gable roof designs for the proposed
units create visual interest and reduce bulk and mass of the dwelling units. The building
design also creates a transition in form and scale by gradua1ly transitioning from the front
single-story elements to two-story elements towards the rear of the property. The project
proposes very little grading. The proposed grading conforms to the existing topography of
the site and drainage and storm water systems are we1l designed and in conformance with
applicable codes. Existing and Proposed site wa1ls and fences separate private use areas
between each unit and from adjacent properties. The southerly property line retaining wa1l
is topped with a wood fence (wall plus fence = 6 feet). The wall/fence combination will not
PBDIRS/g:\ResolutionsIRPC06-032DRCDP _ 3 _
be visible to any adjacent public area. A 6-foot wooden fence is proposed along the
northerly and southerly property lines. A 3-foot stucco wall is proposed along the westerly
property line adjacent to the Cambridge Avenue right-of-way. Review of the project
colored elevations and color/materials board shows that the proposed units will have a
common theme and materials and will be complementary with each other and the existing
development in the neighborhood. The building character of the proposed design is well
established and carried throughout all elevations. Architectural features are sufficiently
dimensioned and articulated to provide visual relief and interest. Proposed site walls and
fences are complementary of the proposed building materials and will provide privacy and
security. Lighting will be typical of residential uses and will be required to comply with the
residential lighting performance standards established by Section 30.40.01OH of the
Municipal Code. The landscape plan provides an interesting and cohesive theme to the
project. Proposed plantings are in scale with the associated buildings, provide adequate
visual screening with minimal impact to views, and are complementary of the proposed
architecture. Proposed tree and shrub varieties will be in scale with the existing and
proposed units and will preserve view opportunities of neighboring properties while
effectively screening and complementing the proposed development. Drainage structures
are well incorporated into the landscape plan and will be planted with groundcover.
Conclusion: The Planning Commission finds that the project is substantially consistent with
the Design Review Guidelines.
c. The project would adversely affect the health, safety, or general welfare of the community.
Facts: The project is determined to be exempt from environmental review pursuant to
Sections 15301(1)(1) and 15303(b) of the California Environmental Quality Act Guidelines
(CEQA) which exempt the demolition of up to three single-family residences and the
construction of duplexes, or similar structures, up to six total units, in urbanized areas.
Discussion: No aspect ofthe use has been identified which would have any significant adverse
effect on the health, safety, or general welfare ofthe community.
Conclusion: The Planning Commission finds that the project will not adversely affect the
health, safety, or general welfare ofthe community.
d. The project would cause the surrounding neighborhood to depreciate materially in appearance
or value.
Discussion: A Citizen Participation Plan was submitted by the applicant for a noticed meeting
held on the project site on March 4, 2006. Eleven members of the community attended the
neighborhood meeting with mostly supportive comments on the proposed project. The project
would enhance the appearance of the property and the neighborhood. Proposed colors,
materials and architectural features are well coordinated and complementary and the two
attached units are in proportion with the scale of the development in the surrounding
neighborhood. No evidence has been submitted or discovered that would suggest that the
proposed project would cause any material depreciation in appearance or value of the
surrounding neighborhood.
Conclusion: The Planning Commission finds that the project will not cause the surrounding
neighborhood to depreciate materially in appearance or value.
PBDIRS/g:\ResolutionsIRPC06-032DRCDP _ 4 _
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 Coastal Development Permit is requested for the demolition of an existing single-
story residential structure and a detached garage structure and for the construction of a new,
two-story twin home structure including associated grading and site improvements on two
underlying legal lots. The proposed project site lies within the Coastal Zone of the City of
Encinitas and requires the issuance of a regular Coastal Development Permit. The project is
determined to be categorically exempt from environmental review pursuant to Sections
15301(1)(1) and 15303(b) of the California Environmental Quality Act Guidelines (CEQA)
which exempt the demolition of up to three single-family residences, and the construction of
duplexes, or similar structures, of up to six total units in urbanized areas. Adherence to the
development standards of all applicable chapters of the City's Municipal Code and the goals
and policies of the Encinitas General Plan will implement Coastal Zone standards. The project
will not cause significant negative impacts to the surrounding area and will not adversely
impact public coastal access.
Discussion: The Municipal Code expressly allows for twin homes within the R-ll zone.
With approval of the Design Review Permit the project conforms to the Encinitas Municipal
Code. The project conforms or is conditioned to conform to the development standards of
the R-II zone. 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 dwelling is located, or may be located
through the duration of such authorized use. The subject site is located on fully disturbed
property consisting of landscaping and an existing residential Structure. The site is located
adjacent to the Cambridge Avenue right-of-way, which is not between the sea or other body
of water and the nearest public road.
Conclusion: The Planning Commission finds that 1) the project is consistent with the certified
Local Coastal Program of the City of Encinitas; 2) no potentially significant adverse impacts to
the environment will result and the project is exempt from the requirements of CEQA as per
Sections 15301(1)(1) and 15303(b) of the California Environmental Quality Act Guidelines
(CEQA); and 3) finding No.3 is not applicable to the project since it is not located between the
sea or other body of water and the nearest public road.
PBDIRS/g:\ResolutionsIRPC06-032DRCDP _ 5 _
ATTACHMENT "B"
Resolution No. PC 2006-33
Case No. 06-032 DR/CDP
Applicant:
Location:
Gary Cohn
1925 Cambridge Avenue (APN 260-364-02)
SCI SPECIFIC CONDITIONS:
SC2 At any time after two years from the date of this approval, on July 20,2008 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 ofthe date ofthe determination.
SC5 This project is conditionally approved as set forth on the application received by the City on
February 13, 2006; project drawings consisting of eight (8) sheets, including Cover Sheet/Site
Plan, Floor Plans (3 Sheets), Roof Plan, Exterior Elevations, Wall/Fence Elevations and
Landscape Plan, all stamped received by the City of Encinitas on April 3, 2006; Exterior Colors
and Materials Exhibit stamped received by the City of Encinitas on April 18, 2006; all
designated as approved by the Planning Commission on July 20, 2006, and shall not be altered
without express authorization by the Planning and Building Department.
SCA The following conditions shall be completed/fulfilled to the satisfaction of the Engineering
Services Department prior to issuance of the grading permit:
I. The storm water pollution control BMP landscape strips along the driveways may not
adequately receive and treat runoff due to the relatively steep driveway slopes. This
project must provide treatment BMPs to receive and treat runoff from all proposed
hardsurface and roof areas. The BMPs shall be designed and approved prior to issuance
of any grading or building permit for this project.
2. A sump exists in the alley along the easterly property boundary. The applicant shall
design and construct a private storm drain system to receive runoff from the low point in
the alley and route it safely through the private property to Cambridge Avenue.
3. The applicant shall provide full-width standard alley improvements to the satisfaction of
the City Engineer.
4. The applicant shall contribute $190.00 per linear foot of overhead utilities along the
property frontage into a Citywide improvement fund to be used for the undergrounding
of overhead utilities throughout the City
SCB The following conditions shall be completed/fulfilled to the satisfaction of the San Dieguito
Water District (District):
PBDIRS/g:\ResolutionsIRPC06-032DRCDP _ 6 -
1. The subject property is currently being served by a 5/8" water meter. The current owner
may apply capacity credit toward the subject property. Prior to final occupancy, each
parcel shall be individually metered. The owner shall provide the San Dieguito Water
District with written statement indicating which lot will receive capacity credits.
2. All water meters shall be located in front of the parcel they serve and outside of any
existing or proposed traveled way. The owner/developer shall be responsible for the cost of
any necessary relocation.
3. The owner/developer shall comply with all of the District's fees, charges, rules, and
regulations.
4. The owner/developer shall show all eXlstmg and proposed water facilities on
improvement or grading plans for San Dieguito Water District approval.
SCD Prior to issuance of building permits for the construction of the proposed twinhome
structure, the applicant shall revise the project drawings to reflect chinmeys and spark
arrestors in compliance with the maximum width and height requirements pursuant to
Section 30.16.010B7 of the Municipal Code.
Gl STANDARD CONDITIONS:
CONTACT THE PLANNING AND BUILDING DEPARTMENT REGARDING
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
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.
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 of the 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. The height certification/survey shall be supplemented
with a reduced (8 Yz" x 11") copy of the site plan and elevations depicting the exact point( s) of
certification. The engineer/surveyor shall contact the Planning and Building Department to
identify and finalize the exact point(s) to be certified prior to conducting the survey.
G12 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.
PBDIRS/g:\ResolutionsIRPC06-032DRCDP _ 7 -
G13 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
Department regarding Fire Mitigation/Cost Recovery Fees, and the applicable Utility
Departments or Districts regarding Water and/or Sewer Fees.
GI9 Garages enclosing required parking spaces shall be kept available and usable for the parking
of owner/tenant vehicles at all times.
Ll The project is subject to Chapter 23.26 of the Municipal Code (Water Efficient Landscape
Program), which requires a landscape and irrigation plan to be prepared by a State licensed
landscape designer. The requirements for the plans are listed in Chapter 23.26. The
landscape and irrigation plans must be submitted as part of the building permit application
for the project.
L2 All required plantings and automated irrigation systems shall be in place prior to use or
occupancy of new buildings or structures. All required plantings and automated 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,
and screening requirements. All landscaping and irrigation systems shall be maintained in a
manner that will not depreciate adjacent property values and otherwise adversely affect
adjacent properties. All irrigation lines shall be installed and maintained underground
(except drip irrigation systems).
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 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 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.
Bl BUILDING CONDITION(S):
CONTACT THE ENCINITAS BUILDING DIVISION REGARDING COMPLIANCE WITH
THE FOLLOWING CONDITION(S):
PBD/RS/g:\Reso1utionsIRPC06-032DRCDP _ 8 _
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 plan(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.
Fl FIRE CONDITIONS:
CONTACT THE ENCINITAS FIRE DEPARTMENT REGARDING COMPLIANCE WITH
THE FOLLOWING CONDlTION(S):
F7 RESPONSE MAPS: Any development that by virtue of new structures necessitates fire
hydrants, roadways, or similar features, shall be required to provide a map in a format
compatible with current Department mapping services, and shall be charged a reasonable fee
for updating all Fire Department response maps
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.
FI5A AUTOMATIC FIRE SPRINKLER SYSTEM - SINGLE-FAMILY DWELLINGS,
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 (R -I, Triplex) shall be approved by the Fire Department prior to issuance
of building permits.
FI8 CLASS "A" ROOF: All structures shall be provided with a Class "A" roof assembly to the
satisfaction of the Encinitas Fire Department.
El ENGINEERING CONDITIONS:
CONTACT THE ENGINEERING SERVICES DEPARTMENT REGARDING
COMPLIANCE WITH THE FOLLOWING CONDlTION(S):
E2 All City Codes, regulations, and policies in effect at the time of building/grading permit
issuance shall apply.
EG 1 Gradinl! Conditions
EG3 The owner shall obtain a grading permit prior to the commencement of any clearing or grading
of the site.
PBDIRS/g:\Reso1utionsIRPC06-032DRCDP - 9 -
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 iflocated within the city limits.
EG7 All newly created slopes within this project shall be no steeper than 2: 1.
EG8 A soils/geological/hydraulic 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.
EG!O In accordance with Section 23.24.370 (A) of the Municipal Code, no grading permit shall be
issued for work occurring between October 1st 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.
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.
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.
PBDIRS/g:\ResolutionsIRPC06-032DRCDP - 10-
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.
EU 1 U tmties
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 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 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 plan.
PBDIRS/g:\ResolutionsIRPC06-032DRCDP - II -