2008-16
RESOLUTION NO. PC 2008-16
A RESOLUTION OF THE CITY OF ENCINITASPLANNING COMMISSION
APPROVING A COASTAL DEVELOPMENT PERMIT FOR EXTERIOR AND
INTERIOR ALTERATIONS OF AN EXISTING SINGLE FAMILY DWELLING UNIT
AND TO REMOVE AND INFILL AN EXISTING SWIMMING POOL WITHIN THE40-
FOOT COASTAL BLUFF EDGE SETBACK FOR THE PROPERTY LOCATED AT 838
FOURTH STREET.
(CASE NO. 07.;174 CDP; APN: 258-173-03 & -04)
WHEREAS,a request for consideration of a Coastal Development Permit was filed by Di
Dinato Associates on behalf of Mark and Susan McKenna to allow the remodeling of an existing
three-story single-family dwelling unit and the removal and infilling of an existing swimming pool
within the 40-foot bluff edge setback measured from the edge of existing upper coastal bluff, in
accordance with Chapters 30.34 (Special Purpose Overlay Zones) and 30,80 (Coastal Development
Permit) ofthe Encinitas Municipal Code, for the property located withintheD-RlS (Residential 15)
Zoning District of the Downtown Encinitas Specific Plan Area, the Coastal Bluff Overlay Zone and
the California Coastal Commission Appeal Jurisdiction oftheCoastal Zone, legally described as:
PARCELS 1 AND 2 OF PARCEL MAP NO. 9497, IN THE CITY OF ENCINTIS,
COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF
THE COUNTY RECORDER OF SAN DIEGO COUTNY, DECEMBER 20, 1979.AS
FILE NO. 79~S31971 OF OFFICIAL RECORDS.
TOGETHER WITH THAT PORTION OF FOURTH STREET ADJOINING SAID
PARCEL 2 ON THE EAST AS VACATED AND CLOSED TO PUBLIC USE BY
RESOLUTION NO. 93-70, RECORDED IN THE OFFICE OF THE COUNTY
RECORDER OF SAN DIEGO COUNTY, NOVEMBER 29, 1993 AS FILE NO. 1993-
0797408 OF OFFICIAL RECORDS.
EXCEPTING THEREFROM THAT PORTION, IF ANY, LYING WITHIN THE
MEAN HIGH TIDE LINE OF THE PACIFIC OCEAN.
WHEREAS,the Planning Commission conducted a noticed public hearing on the
application on May 1, 2008, at which time all those desiring tobe heard were heard; and
WHEREAS, the Planning Commission considered, without limitation:
1. The May 1, 2008 agenda report to the Planning Commission with attachments;
2. The General Plan, Local Coastal Program, Municipal Code, Downtown Encinitas
Specific Plan and associated Land Use Maps;
3. Oral evidence submitted at the hearing;
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4. Written evidence submitted at the hearing;
5. Project drawings consisting of 20 sheets, including Site Plan, Demo Plans (two (2)
sheets), Floor Plans, Floor/Roof Plans, North & East Elevations, South & West
Elevations, Existing Elevations, BMP Site Plan, and Landscape and Irrigation
Plans consisting of 11 sheets, all stamped received by the City of Encinitason
February 29, 2008; and
WHEREAS, the PlaIl11ing Commission made the following findings pursuant to Chapters
30.34 (SpecialPurpose Overlay Zones) and 30.80 (CoastaL Development Permit) of the Encinitas
Mtmicipal Code:
(SEE ATTACHMENT "A")
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Encinitas hereby approves application No. 07-174CDP subject to the following conditions:
(SEE ATTACHMENT "B")
BE IT FURTHER RESOLVED that the Planning Commission, in its independent
judgment, finds that this project is categorically exempt from environmental review pursuant to
Sections 15301, which categorically exempts interior and exterior alterations. of existing private
structures involving no expansion of Use.
PASSED AND ADOPTED this 1 st day of May, 2008, by the following vote,to wit:
AYES: Chapo, Felker, McCabe, Sleyaertand Van Slyke
NAYS: None
ABSENT: None
ABSTAIN: None
Vir 'a Felker, Chair of the
Encinitas Planning Commission
ATTEST:
~~;.-
I
I
i
I
Patrick Murphy
Secretary
NOTE: This action is subjectto Chapter 1.04 ofthe Municipal Code, which specifies time limits
for legal challenges.
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ATTACHMENT "A"
ResolutiouNo. PC 2008-16
Case No. 07-174CDP
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 coastaldevelopment permit:
1. The projectis 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 inconformity
with the public access and public recreation policies of Section 30200 et. seq. of the Coastal
Act.
Facts: The project proposes interior and exterior alterations of an existing 6,309 square foot
three-story single family dwelling unit. The application. also. includes a request to. remove
and infill. an existing swimming pool. located within 40 feet from the edge . of the coastal
bluff. The site consists of46,609 square feet and is located within theD-Rl5 zone of the
Downtown Encinitas. Specific Plan Area and the Coastal. Bluff Overlay Zone. of the City
of Encinitas. The proposed improvements made to the building fayade include the
upgrading of existing windows and doors. to vinyl clad windows and doors with wood
interior, upgrading of existing deck joists, replacing of chimney caps, removal of two (2)
existing chimneys and a . new... exterior "La Habra Alamo" stucco finish and "Eldorado
Sequoia Ledge with 25% rubble" stone veneer.. Interior improvements will include
upgrades of finish materials and the reconfiguration of non. load~bearing walls. Site
improvements inc1udenew landscaping, upgrades to an existing on-grade (less than 30
inches above existing grade) wooden deck in the rear yard, covered patio structure, water
features and barbeque.. The project site does not currently provide access to the shore,and
the project does notpropose any pl.lblicaccess 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. comprehensive plan adopted by the. City to
address coastal bluff recession and shoreline erosion problems in the City.
Discussion: The proposed project is consistent with the development standards set forth in
Sections 30.34.020BA and 30.34.020D (Coastal Bluff Overlay Zone) of the Municipal
Code. Section 30.34.020BA of the Municipal Code limits modifications to existing legal
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structures and facilities within 40 feet .of a bluff edge to remodeling of existing buildings
that does. not involve changes to the existing foundations and no expansion of building
square fo.otage or additional stories are allowed. To comply with Section 30.34.020B.4of
the. Municipal Code, the proposed remodel. of the existing structure is permitted. as long as
the existing foundation will remain unchanged and all other criteria applicable to
modifications within the Coastal Bluff Overlay Zone are maintained. Theremoval andinfill
of the swimming po.ol will eliminate an existing legaln.onconforming structure and. will
bring thesitetoccmf.ormance with the. regulations of Section 30.34.020B of the Municipal
Code. The swimming pool is not being expanded nor extended but removed and infilled
back to pre-development site grades.
A site specific soils report and geotechnical review prepared by. Charles H. Christian. of
Christian Wheeler Engineering, was submitted as requested by the City, and was subject to a
Third Party Geotechnical Review by the City's Geotechnical Consultant, Geopacifica.
According. to the. results. of the slope. stability... analyses . and. estimate of 75-yearbluff top
retreat, Charles. . H. . Christian recommended that in. accordance with the currently
recommended guidelines of the Coastal Commission, the proposed remodel will have no
significant affect on the stability.of the coastal bluff or the erosion rate of the bluff face.
Additionally,. Christian also concluded that by removing the pool andinfilling the resultant
depression with properly compacted structuralf111 back to pre-development site grades, the
potential for accelerated erosion or catastrophic bluff failure caused by gradual leakage or
sudden rupture of the pool bowl will be eliminated. The Third Party Review concluded that
the geotechnical report .and subsequent addendums adequately addressed the site conditions
and provided information. to adequately meet the standards of the City of Encinitas
Municipal Code Section30.34.020B, C andD.
In conformance with Policy 1.6 ofth~ Public Safety Element of the General Plan,the
.owners have submitted a statement noting that they agree to participate in any
comprehensive plan adopted by the. City to address coastal bluff recession and shoreline
er.osion problems in the City. Additionally, the. statement. noted that the project could be
moved, either as a unit or as structurally separable units... This in no way represents a
commitment on the part of the owner or owner's successors to remove the structure(s)at any
time.. Public access or public recreati.onal facilities are not feasible .given the project site's
condition as abluff-top residentialproperty. Therefore, no condition requiring public access
is imposed with this approvaL . Public access to the shore is .available. in the near vicinity
with. St.one . Steps and Grandview access. Since there was no public access through the
property prior to this application, the ability of the public to access the. shore is not adversely
impacted with this. application.
Conclusion: The Planning Commission finds that l}the project is consistent with the
certified Local Coastal program of the City of Encinitas; 2) the project as proposed will not
have a significant effect on the environment, . and 3) providing public access or recreational
facilities is not feasible or appropriate for a proj ect of this type..or scale.
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ATTACHMENT "B"
Resolution No. .PC 2008-16
Case No. 07-174 CUP
Applicant:
Di Dinato Associates
Location:
838 Fourth Street (APN: 258-173-03 &-04).
SCl SPECIFIC CONDITIONS:
SC2 At any time after two years from the date of this approval, on May 1, 2010 at 5:00pl11,or
the expiration date of any extension granted in accordance with the Municipal Code, the
CitYll1ay require a noticed public hearing. to be. scheduled before the. authorized agency. to
determine if there hasbeen.d~monstrated a good faith intent to proceedin.reliance on this
approval. If the authorized agency finds that a good faith intent to proceed has not been
demonstrated, the application $hallbe deemed expired as of the above date (or the expiration
date of any extension). Thedeterminationofthe authorized agency may be appealed to the
City Council within 15 days of the date of the determination.
SC5 This project is conditionally approved . as set forth on the application and project drawings ...
stamped received by the City on February 29, 2008, consisting 0[20 sheets, including Site
Plan,..._DemoPlans.(two (2) sheets), EIQOf uPlaus,FlQorJRoofPlans, .North.&East
Elevations, South & West Elevations, Existing Elevations, BMP SitePlan~ and
Landscape. and Irrigation Plans consisting of 11 sheets, all designated as approved by the
Planning. Commission on May 1, 2Q08,and shall not be altered without express
authorization by the Planning and Building Department.
SCA To the satisfaction of the Engineering Services Department, the applicant shall comply
with the following. conditions:
1. Nomnoff shall be allowed over the bluff. The property shall be graded to drain to
Fourth Street. If surface. drainage to Fourth Streetis not possible, the applicant shall
install adualpump system to collect runoffbeforeitflows over the bluffand safely
conduct it to Fourth Street.
2. A precise grading plan has not been submitted..to. the Engineering . Department for
review. Prior to issuance. of any grading or building permit for the project, the
applicant shall provide . for.. Engineering review ..and approval a precise . grading plan
showing existing . and proposed contours, existing and proposed drainage, and
proposed storm water pollution controlBMPs. The grading plan is required to
reference a City-approved benchmark; acceptable benchmarks can be obtained from
ROS 18416.
3. The preliminary plans submitted to the Engineering department do not include
satisfactory storm water pollution control BMPmeasures. The precise grading plan
shall include BMP treatment measures to ensure that all runoff from proposed roof,
paved, or hard .surface areas is routed. acrOS$ natural areas for filtration prior to
discharge onto the public street. Area drains may not be installed within the hard
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surface areas unless runoff from the drain is released to a natural area for treatment
prior to discharge from the private property.
4. The proposed driveway shall allow a minimum6"rise from flow line to property line.
In accordance with San Diego Regional Standards.
SCB To the satisfaction of the San Dieguito Water District, the applicant shall comply with the
following conditions:
1. The subject property . is currently being served by a 5/8" water meter. Upon
development, developer, developer may be required to fire sprink:lerthe home, if so,
the. developer shall upgrade the existingmeterto meet fire requirements.
2. The applicant shall show all existing and/or proposed water facilities on the
improvement or gradingpermitplans for SanDieguito Water District approval.
3. The applicant shall comply with the San Dieguito Water Districts fees, charges, rules
and regulations.
4. All water meters shall be located in front of the parcel they are serving and outside of
any existing or. proposed travel way. Cost of relocation shall be the responsibility of
the property owner. and/or developer.
SCC AILminor accessory struCtures as defip.edinSection 30.34.020Blb, incll.ldingbarbeque
grills, on-grade decks, and drains and drainpipes shall maintain a 5-foot minimum
setback from the edge of upper coastal bluff.
SCD The post base. and footingsfor the proposed patio cover on the south side of the building
shall maintain a 40~ foot minimum setback from the edge of upper coastal bluff.
SCE Theproject is subject to Section 30.34.01 OB6(Coastal Bluff Overlay Zone), which requires
landscape and irrigation plans for beach bluff property projects and Chapter 23.26 ..ofthe
Municipal Code. (yI ater Efficient Landscape Program); which requires a .landscape . and
irrigation plan to be prepared bya State licensed landscape designer. Therequirements. for
the plans are listed in Section 23.26.120 of the MunicipalCode. The landscape and
irrigation plans including. the required signature... block of . the .. State licensed landscape
designer must be submitted as part of the grading and building permit applications for the
proj ect.
SCD The landscape. and irrigation plans shall include . landscaping materials. consisting of native
or naturalizing drought tolerant groundcover and/or plants forthe infill swimming pool area.
Gl STANDARD CONDITIONS:
CONTACT THE PLANNING AND BUILDING DEPARTMENT REGARDING
COMPLIANCEWI'fH THE FOLLOWING CONDITION(S):
G2 This approval maybe appealed to the City Council within 15 calendar days from the date of
this approval in accordance with Chapter 1.12 oftheMunicipalCode.
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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 EncinitasMunicipal Code. An 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 the Commission's appeal period will conclude.
Appeals must beinwriting to the Coastal Commission, San Diego Coast District office. .
G4 Prior to buildingpermifissuance, the owner shall cause a covenant regarding real property
to be recorded. Said covenant shall set forth the terms and .conditions of thisgraI1tof
approval and.shall be. of a formandeontent satisfactory to the Planning and Building
Director.. The Owner(s ) agree, in acceptance.ofthe conditions ofthis approval, to waive any
claims.ofliability against the City and agrees to indemnify, hold harmless and defend the
City and City's employees relative to the action to approvetheproject.
G5 Approval of this. request.. shall not waive. compliance. with . any sections of the Municipal
Code and all other applicable City regulations in effect atthe time of Building Permit
issuance unless specifically waived herein.
G12 Prior to anyuse of the project site pursuant to. this permit, aU. conditions of approval
contained herein. shall be completed . or secured. to the satisfaction. of the Planning and
Building. Department.
G13 The applicant shallpay development fees at the established rate. Such fees may include,but
not be limited to: Permit and Plan Checking Fees, Water and SewerService Fees, School
Fees, Traffic Mitigation Fees, Flood Control Mitigation Fees, Park Mitigation Fees,andFire
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 Departmentregarding
Flood Control and TrafficFees,applicable School District(s)regardingSchoo1.Fees, the Fire
Department . regarding Fire.. Mitigation/Cost Recovery Fees, and.. the . applicable. . Utility
Departments or Districts regarding Water andlorSewer Fees.
L2 All Tequiredplantings and automated irrigationsystemsshallbe in place prior to use. or
occupancy of new buildings or structures. All requiredplantings 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,
andscreenillg requirements. Alllartdscapingand 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).
L4(a) All.landscaping, fences, walls, etc. on the site, in any adjoining public parkways (the area
between. the front property line and the street) shall be. permanently maintained by the
owner, assigns or any successors in interest in the properly. Themaintenanceprogramshall
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include normal care and irrigation of the landscaping; repair and replacement of. plant
materials and irrigation systems as necessary;. and. general cleanup of the landscaped. and
open areas; parking lots and walkways, walls, fences, etc. Failure to maintain landscaping
and the site in general may result inthe setting of a public hearing to revoke orlllodifythe
approval. . This condition shall be recorded with the covenant required by this Resolution.
L5 All masonry freestanding or retaining walls visible from points beyond the proj ectsite shall
be treated with aprotective sealant coating to facilitate graffiti removal. The sealant shall be
of a type satisfactory to the Engineering and. Planning and Building Departments. The
property owner shall be responsible for the removal inatimely manner of any graffitiposted
on such walls.
BLl Owner(s) shall enter into and recorda covenant satisfactory to the City Attorney waiving
any claimsofliabilityagail1st the City and.agreeil1g 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 proj ect.
BL2 The applicant shall. execute and record a covenant to the satisfaction of the Planning and
Bl.lilding Department setting forth the terms. and conditions of this approvalpriortothe
issuance of building permits. Said covenant shall also provide thatthepropertyowner shall
be responsible for maintaining the approved structure(s) in good visual and structural
condition in a mannersatisfactory to the Directors. of Engineering Services . and Planning and
Building.
BL4 An "as-built geotechnical Teport", reviewed and signed by.. both the soils/geotechnical
engineer and the project engineering geologist, shall be completed and submitted to the City
within 15 workingdaysaftercompletionofthe project. The project shall not be considered
c?1Uplete (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 and
Engineering Services Departments.
Bl BUILDING CONDITION(S):
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). Constructionplans
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 I3uilding Code (The Uniform
Building Code with California Amendments, the.CaliforniaMeclianical, .Electrical and
Plumbing Codes). These comments are preliminary only. A comprehensive plancheckwill
be completed prior to permit issuance and additional technical code requirements.maybe
identified and changes to the originally submitted plans may berequired.
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Fl FIRE CONDITIONS:
CONTACT THE ENCINITAS FIRE DEPARTMENT REGARDING COMPLIANCE
WITH THE FOLLOWING CONDITION(S):
F8 CONSTRUCTION MATERIALS: Prior to the delivery of building construction
materials to the project site, all. of the following conditions shall he completed to the
satisfactionofthe FireD~partment:
1. All wet and dry utilities shall be installed and approved by the appropriate
inspecting department or agency.
2. Asa minimum, the first lift of asphalt paving shall be in place to provide a
permanent all weather surface for emergency vehicles.
3. All fire hydrants shall be installed, in service, and accepted by the Fire
De~artmentand applicable water district
F13 ADDRESS NUMBERS:< Addfessnumbersshall be placedina 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.
F15A AUTOMATIC FIRE SPRINKLER SYSTEM - SINGLE~FAMILY DWELLINGS AND
DUPLEXES: Structures. shall be protected by an automatic fire sprinkler system
designed and installed tothe satisfaction oftheFireDepartment. Plans for the automatic
fire sprinkler system shall be approved by the Fire Department prior to issuance of
bl.lilding permit(s).
El ENGINEERING CONDITIONS:
CONTACT . THE ENGINEERING SERVICES. DEPARTMENT REGARDING
COMPLIANCE WITH THE FOLLOWINGCONDITION(S):
E2 All City Codes, regulations, and policies in effectat the time of building/grading permit
issuance shall apply.
EGI Gradin2Conditions
EG3 The developer shall obtain a grading permit prior to the commencement of anyc1earingor
grading ofthe site.
EG4 The grading for this project is defined in Chapter 23.24 of the Encinitas Municipal Code.
Grading shall be performed underthe observation ofa civil engineer whose responsibility it
shall be to coordinate site inspection and testing to. ensure complianceofthe work with the
approved grading plan,. submit required reports to the Engineering Services Director and
verify compliance with Chapter23.24 ofthe Encinitas Municipal Code.
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EGS 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 Separate grading plans shall be submitted and approved and separate grading permits issued
for borrow or disposal sites iflocated within the citylimits.
EG7 All newly created slopes within this project shall be no steeperthan2:1.
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 submitted with
thefirstgradingplansubmittal and shall be approved prior to issuance of any grading permit
for the proj ect.
EG9 Prior to hauling. dirt or construction materials to any. proposed construction site within this
project the developer shall submit to and receive approval from the Engineering Services
Director for the proposed haulrouk The developer shall comply with aU conditions and
requirements the Engineering Services Director may impose with regards to the hauling
operation.
EG 10 In accordance with Section23.24.370 (A) of the Municipal Code, no grading permit shall be
issued for work occurringbetweenOctoberlstofany year and AprillSth of the following
year, unless. the.. plans for ..such work include..details. of protective .measurys, .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
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 BestManagement
Practice.. Manual.. shall be employed . to. determine appropriate stOffi1 water pollution . control
practices during construction;
ED3 Adrainage system capable of handling and disposing of all surface water originating within
the subdivision,.andall surface waters that may flow onto the subdivision from adjacent
lands,. shall be required. Said drainage system shall include any easements and structures as
required by the Engineering Services Director to properly handle the drainage.
EDS The developer shall pay the current local drainage area fee prior toapprovalofthefmalmap
for this proj ect or shall construct drainage systems in conformance with the Master Drainage
Plan and City of Encinitas Standards as requited by the Engineering Services Director.
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ES 1 Street Conditions
ESS Prior to any work being perfoffi1ed in the publicright-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.
EUI Utilities Conditions
EU2 The owner shall comply with all the rules, regulations, and design requirements of the
respective utility agencies regarding services to the proj ect.
EU3 The owner shall be responsible for coordination with S.D.G.' & E., AT&T, and other
applicable authorities.
EU4 All proposed utilities within the project shall be installed underground including existing
utilities unless exempt by the Municipal Code.
ESWl 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. Ifpipes 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 efQsion contfol blanket, or a. rip-rap lined. drainage ditch shall be
used instead ofaconcrete ditch where feasible. Hardscapedareas and driveways shall be
sloped toward grassy and landscaped areas. Driveways withagrass-or gravel-lined
swaleinthemiddle.can be used if the site topography does not allow for the discharge of
driveway .runoffover landscaped. areas. The Grading Plan and Building Permit Site
Plan shall identify all landscape . areas designed for stonn . water pollution control
(SwpC). A note shall be placedonthe plans indic ating that the BMPs are to be privately
maintained and the facilities not modified or removedwithoutapenriit from the City.
ESW9 For stOffi1 waterpollutioncoutrol purposes, allrunofffrom 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 Gradinga.nd Permit Site plan.
ECB 1 Coastal Bluff Conditions
ECB2 In. order to prevent~my runoff. from discharging over the . coastal bluff,.. a drainage
collectionsystemshall be designed to interceptall the pn-site runoff. . The runoffshallbe
directed. to .. a holding. tank/wet. well. . The wet-well. pump. system shall be. designed to
handle a SO~year storm event and must be pumped onto a street or into a controlled storm
drain system. .No storm or irrigation water shall.flow over the bluffedge.
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ECB3 Ifan automatic irrigation system is proposed for this project, itshallbe 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 automaticirrigationsystem.
ECB4 Any structure,device, or facility necessary to strengthen a portion of the coastal bluff
and/or retard erosion shall.appear.as a natural feature consistent and compatible with the
adjacent natural bluff in both color and form. Specifically, projects shall:
A) Simulate the natural surface characteristics ofthe adjacent geologic fOrntation(s),
including tex;t!l.re~color variations, and random surface topography;
B) Minimize straight tops (e.g.: undulate the tops of walls and vary the wall
alignment);
C) Minimizelines and seams between pours and form joints; and
D) Minimize repetitive surfacepattems.
If landscaping is required for erosionconttol, projects shall illborporatenative,drought-
tolerant and/or naturalizing. plant material appropriate for the. exposed coastalbluffarea.
All plant material shall havetl1e ability to mLturalize withoutsl,lpplemental irrigation after
an. establisbn1ent period of three years or . less, unless a qualified and certified . landscape
and irrigation professional . demonstrates that continued water would not be a factor in
bluff erosion.
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