2009-08-20 Item 2 Case 2008-152 DR/CDPNoText
CITY OF ENCINITAS
PLANNING COMMISSION
AGENDA REPORT
Meeting Date: August 20, 2009
TO: Planning Commission
VIA: _/_O~Tom Curriden, City Planner
FROM: Planning and Building Department
Roy Sapa'u, Senior Planner
.Todd Mierau, Associate Planner
SUBJECT: A public hearing to consider a Design Review Permit and Coastal Development
Permit request to allow for the demolition of an existing single-family residence and the
construction of a new two-unit attached single-family "twinhome". Unit "A" consists of 1,211
square feet of living area, 585 square feet of basement area, a 390-square foot accessory dwelling
unit and 400 square feet of garage area. Unit "B" proposes to have 1,188 square feet of living
area, 588 square feet of basement area, a 393-square foot accessory dwelling unit and 400 square
feet of garage area. The subject property is located in the Residential 11 (R-11) zone, the Coastal
Zone, and the Cardiff-by-the-Sea Community Area of the City of Encinitas. CASE NUMBER:
08-152 DR/CDP. APPLICANT: Steve Shackleton. APPLICATION FILING DATE:
December 8, 2008. LOCATION: 2133 Cambridge Avenue (APN: 260-411-06).
BACKGROUND: The subject application seeks approval for the demolition of an existing two-
story single-family residence and the construction of a new two-story twinhome with basement on
two existing legal lots within the Residential (R-11) Zoning District. The existing single-family
residence was constructed on two underlying lots (Lots 39 and 40 of Map 1334). The existing
residence has a one-car garage with access directly from Cambridge Avenue. The surrounding
neighborhood consists of single-family residences directly across Cambridge Avenue to the west,
south and north, all zoned R-11. A duplex (zoned R-11) exists to the east across the alley.
REQUIRED PERMITS AND FINDINGS: The proposed two-story twinhome development
described in the attached Project Description (Exhibit PC-1) may be allowed in the subject R-11
zone with the approval of a Design Review Permit and a Coastal Development Permit application
in accordance with Chapters 23.08 (Design Review) and 30.80 (Coastal Development Permit) of
the Municipal Code. The required findings as they apply to this project can be found in Sections
23.08.080 (Design Review) and 30.80.090 (Coastal Development Permit) of the Encinitas
Municipal Code. Draft findings in support of the proposed project are included in Attachment "B"
of the attached draft Resolution of Approval (Exhibit PC-4). Additional material in support of
approval of the proposed project can be found in the attached Development Standards Compliance
Table (Exhibit PC-2) and the Design Guidelines Discussion (Exhibit PC-3).
PBD/TGM/G:Reports:srO8-152DRCDP -1- 2-1
CITIZEN'S PARTICIPATION PLAN (CPP): The applicant conducted a Citizen's Participation
Plan (CPP) meeting in accordance with Chapter 23.06 of the Municipal Code at the subject site on
October 28, 2008. According to the CPP final report submitted by the applicant, attached hereto as
Exhibit PC-6, seven interested parties attended the meeting. All concerns raised at the October 28,
2008 meeting were addressed in the attached final report made a part of Exhibit PC-6.
ENVIRONMENTAL REVIEW: The project is categorically exempt from environmental review
pursuant to Sections 15301(1)(1) and 15303(a) of the California Environmental Quality Act
(CEQA) Guidelines.. Section 15301(1)(1) exempts the demolition of up to three single-family
residences. Section 15303(a) exempts the construction of one single-family residence, or a second
dwelling unit in a residential zone. In urbanized areas, up to three single-family residences may be
constructed or converted under this exemption.
FISCAL AND STAFF IMPACTS: Approval of the Design Review Permit and Coastal
Development Permit request creates no direct fiscal or staff impacts to the City.
ALTERNATIVE ACTIONS: Alternative actions available to the Commission include: (1)
Make the required findings and adopt the attached Resolution approving the Design Review
Permit and Coastal Development Permit request; (2) Continue the hearing for further information
and review; or (3) Close the public hearing, discuss the findings, vote to deny the application and
direct staff to return with a resolution of denial reflecting the findings of the Commission.
RECOMMENDATION: Before public comment is received, disclose all information and contacts
received outside the hearing of this matter upon which the decision will be based, receive public
testimony, and consider the facts and findings necessary to make a decision on the application.
Staff recommends to the Planning Commission that the findings to approve the proposed
application be made and a draft Resolution of Approval (Exhibit PC-4) with suggested findings and
conditions is attached should the Commission take action to approve Case No. 08-152 DR/CDP.
LIST OF ATTACHMENTS:
Exhibit PC-1 Project Description
Exhibit PC-2 Development Standards Compliance Table
Exhibit PC-3 Design Guidelines Discussion
Exhibit PC-4 Draft Resolution of Approval with Attachments "A" and `B
Exhibit PC-5 Project Action Log
Exhibit PC-6 Citizen's Participation Plan final report
Exhibit PC-7 Application and related materials
PBD/TGM/G:Reports:srO8-152DRCDP -2-
2-2
Exhibit PC-8 Photos/Aerial of the proposed site
Exhibit PC-9 Project Drawings
The entire Administrative Record for this Design Review Permit and Coastal
Development Permit application is available for review in the Planning and
Building Department.
PBD/TGM/G:Reports:sr08-152DRCDP -3- 2-3
Exhibit "PC-1"
Project Description
Case No. 08-152 DR/CDP
August 20, 2009
2-4
Case No. 08-152 DR/CDP
Project Description
The subject site exists with a two-story single-family residence and associated site improvements
which will be demolished with this proposal. The site will be graded to accommodate basements
for both proposed units. The existing grade elevation within the front and rear portions of the site
will remain the same, with the center portion of the site excavated for the proposed basement floor
levels. Approximately 500 cubic yards of excavation, 325 cubic yards of export and 175 cubic
yards of fill, is proposed. Both underlying legal lots have total net lot areas of approximately 2,500
square feet, lot depths of 100 feet, and lot widths of 25 feet. The new residential twinhome structure
is designed as two stories of living space over a basement in an attached "zero lot line"
configuration. Unit "A" consists of 1,211 square feet of living area, 585 square feet of basement
area, a 390-square foot accessory dwelling unit and 400 square feet of garage area. Unit "B"
proposes to have 1,188 square feet of living area, 588 square feet of basement area, a 393-square
foot accessory dwelling unit and 400 square feet of garage area.
As detailed on Sheet A2.0 of the attached project drawings (Exhibit PC-9), the basement floor
qualifies as a "basement" as per the Municipal Code definition stated in Chapter 30.09
(Definitions). The basement is almost entirely buried into grade and thus not counted for story
purposes or as floor area for the purposes of Floor Area Ratio calculations. The lightwells shown
on the project plans conform to the minimum lighting and ventilation standards necessary to
meet current building code standards. Additionally, they have provided the minimum ingress
and egress for exiting purposes required by the California Building Code. The project proposes
lot coverages of 40% for each subject lot, which comply with the 40% maximum allowed in the
Residential (R-11) zoning designation. The project proposes a Floor Area Ratio (FAR) of 0.48 for
Unit "A" and 0.47 for Unit "B" which are consistent with the 0.50 maximum FAR for substandard
lots within the R-11 zone. The twinhome structure proposes a 15-foot front yard setback from the
proposed first and second story portions of the residences with a four (4)-foot encroachment for
the second story deck area of Unit "B" and a two-foot encroachment for the second story deck of
area of Unit "A" as permitted by Section 30.16.010E(8) of the Municipal Code. A front yard
setback reduction from 20 feet to 15 feet is permitted in the R-11 zone for substandard lots where
access is taken from the alley and the front yard is landscaped or utilizes pervious hardscape
pursuant to Section 30.16.01OC(4).
The "zero, lot line" setback at the shared center property line with abutting walls attaching the
garages and living space elements is permissible in the R-11 zone as long as the opposite,
interior side-yard setback is maintained at a five-foot minimum. The rear yard setback is
proposed at nine feet measured from the closest point of the garage to the rear property line
consistent with Section 30.16.010E(3) of the Municipal Code, which allows detached accessory
structures to be as close as five feet to an interior side or rear lot line. The proposed height of 25
feet, six inches for the twinhome is measured from the lower of natural or finished grade. The
height is consistent with the standard height envelope for lots with an average lot slope of greater
than 10 percent as delineated on the project elevations made a part of Exhibit PC-9, as indicated
by the height envelope notes (shown on the exterior elevations) contained in the attached project
drawings. A table demonstrating project compliance with development standards for the subject R-
11 zone is attached hereto as Exhibit PC-2. Architectural plans and a materials board were
PBD/TGM/G: Reports\sr08-152DRCDPpc.proj desc
-1-
2-5
submitted at the Planning and Building Department and are part of the administrative record for the
project. A discussion of the applicable Design Guidelines is contained in Exhibit PC-3.
Chapter 30.54 (Off-Street Parking) of the Municipal Code stipulates that single-family dwelling
units (attached/detached). are required to provide two enclosed parking spaces for each unit up to
2,500 square feet of gross floor area. Each of the two proposed attached single-family residential
units are required to provide a minimum of two enclosed off-street parking spaces and one
unenclosed off-street parking space for the accessory dwelling unit. The proposed project design
conforms to the required off-street parking standards by providing two enclosed parking spaces for
each unit within a garage and one off-street space for each unit in the driveway directly off of the
alley.
The landscape plan provides a cohesive theme to the proposed project and indicates 19 percent of
the total site area to be landscaped. This is above the minimum 10 percent required by R-11
development standards. Enhanced- impervious paving is utilized throughout the project site. Turf
block for Best Management Practices (BMPs) is shown at the front and rear portions of the
project site. The landscape plan and associated plant pallette is discussed in the attached Design
Guidelines Discussion Exhibit PC-3.
Coastal Development Permit: The proposed project is located within the Coastal Zone of the
City of Encinitas and requires approval of a regular Coastal Development Permit for the
demolition of the exiting single-family residence and the construction of the new twinhome.
Adherence to the development standards within the Encinitas Municipal Code and the goals and
policies of the Encinitas General Plan the project will be consistent with the City's adopted Local
Coastal Program. The project does not lie between the sea or other body of water and the first
public improved road, such that no coastal, access issues are present. Additionally, the project is
not within the Coastal appeal jurisdiction.
PBD/TGM/G;Reports\sr08-152DRCDPpc.proj desc
-2-
2-6
Exhibit "PC-2"
Development Standards Compliance Table
Case No. 08-152 DR/CDP
August 20, 2009
2-7
Case No. 08-152 DR/CDP
Development Standards Compliance Table
Project: A Design Review Permit and Coastal Development Permit request to allow for the
demolition of an existing single-family residence and the construction of a new twinhome.
lst floor
2nd floor
Basement
Accessory
Total
dwelling
living
Garage area
area
area
area
unit
area
North
Unit
600 sq.
611 sq.
585 sq. ft.
390 sq. ft.
21186
400 sq. ft.
«A„
ft.
ft.
s ft.
q.
South
Unit
588 sq.
600 sq.
588 sq. ft.
393 sq ft.
29169
400 sq. ft.
661391
ft.
ft.
s
q• ft.
Development Standards Compliance:
DEVELOPMENT
STANDARDS
R-11 Zone Standard
Proj ect
Net lot area
3,950 s q. ft.
2,500 sq. ft. (per lot)
Lot depth
90 ft.
100 ft.
Lot width
40 ft.
25 ft.
15 ft. (with 4-foot second
story deck encroachment for
Front-yard setback
15 ft.*
Unit "B")*; Unit "A" has a
2-foot encroachment
Rear-yard setback
20 ft.**
9 ft. (detached garage
allowance)
Side-yard setback
5 ft.
5 ft.
*The front yard setback for R-11 zones may be reduced to 15 feet provided that the subject parcel is substandard in
either size or depth of the lot, and an alley abuts the rear of the parcel where the parking is to be located (Section
30.16.01004).
**A detached accessory structure (including a garage) may be located within the required interior side yard or rear
yard setback area provided that such structure is located no closer than five (5) feet to an interior side or rear lot line,
and shall not cover more than 50% of the required interior side or rear yard (Section 30.16.010E3).
***The building height of the uphill side shall not exceed 12 feet above the crown of the right-of-way (the alley in
this case) for lots with greater than 10% average lot slope. A four-foot encroachment for a total of 16-feet at the
crown of the right-of-way is allowed per Section 30.16.0106a(1).
PBD/TGM/g:\Reports\sr08-152DRCDPpc.devstds.doc- 1 - 2-8
Side-yard setback
015 ft.
0 ft.
Lot coverage
40%
40%
Floor area ratio
48 Unit "A"
0
(FAR)
0.50
.
0.47 Unit "B"
22 ft. - finished roof directly
22 ft. (Both Units)
above finished wall
Building height***
26 ft. -projections allowed as
25 ft. - 6 in. to roof peak
"
"
per EMC 30.16.010B.7.a(2)
(Unit
A
24 ft. - 6in. to
"
"
roof peak (Unit
B
Parking
Two enclosed parking spaces,
Two enclosed spaces, 1
1 space in driveway.
provided in driveway.
*The front yard setback for R-11 zones may be reduced to 15 feet provided that the subject parcel is substandard in
either size or depth of the lot, and an alley abuts the rear of the parcel where the parking is to be located (Section
30.16.01 OC4).
**A detached accessory structure (including a garage) may be located within the required interior side yard or rear
yard setback area provided that such structure is located no closer than five (5) feet to an interior side or rear lot line,
and shall not cover more than 50%0 of the required interior side or rear yard (Section 30.16.010E3).
***The building height of the uphill side shall not exceed 12 feet above the crown of the right-of-way (the alley in
this case) for lots with greater than 10% average lot slope. A four-foot encroachment for a total of 16-feet at the
crown of the right-of-way is allowed per Section 30.16.0106a(1).
PBD/TGM/g.\Reports\sr08-152DRCDPpc.devstds.doc- 2 -
2-9
Exhibit "PC-3"
Design Guidelines Discussion
Case No. 08-152 DR/CDP
August 20, 2009
2-l0
Case No. 08-152 DR/CDP
Design Guidelines Discussion
The following discussion is organized according to the chapters of the City of Encinitas
Design Review Guidelines. The first chapter of the Guidelines is the introduction and
background of the document so there is no item #1. The proposed project is consistent
with the Design Review Guidelines as discussed below.
2. Site Planning: The opportunities and constraints of the site have influenced the
project layout and design. The proposed site plan and building massing are designed
to be respectful of views from neighboring properties by use of varied roof shapes
and sizes as noted in Section 2.4.7 of the Design Guidelines. The twinhome has been
situated on the two lots so as to create useable and functional exterior spaces in scale
with the building. The proposed garages which face east, and will utilize alley access
as encouraged by Section 2.4.11 of the Design Guidelines. The overall building
footprint complies with the limits for the R-11 zoning designation development
standards as defined in Chapter 30.16 (Residential Zones) of the Municipal Code.
3. Grading: The existing grade elevation within the front and rear yard areas will remain
the same with excavation taking place in the center portion of the site for the proposed
basement floor levels. Approximately 500 cubic yards of excavation, 325 cubic yards of
export and 175 cubic yards of fill are proposed. Split-face block retaining walls with
wood fences are proposed on the exterior side property lines to be a maximum of six
feet high from finished grade.- Infiltration pits for Best Management Practices
(BMPs) purposes are shown adjacent to the rear property line of each proposed lot.
Turf block is also shown for BMP treatment along the front and rear portions of the
project site. The proposed grading conforms to the existing topography of the site,
and drainage/stormwater treatment measures are conditioned in the attached Draft
Resolution of Approval (Exhibit PC-4) to insure conformance with applicable codes.
4. Circulation, Parking, Streetseape: The project will have minimal impacts to
Cambridge Avenue, with no driveways accessing it. The existing single-family
dwelling unit will be replaced with a twinhome consisting of two units. The existing
one car garage will be demolished and replaced with two, two-car garages enclosing a
total of four off-street. parking spaces. Chapter 30.54 (Off-Street Parking) of the
Municipal Code stipulates that attached single-family residences are required to have
two enclosed parking spaces for each unit up to 2,500 square feet of floor area.
Additionally, one space (not enclosed) is required to be off-street in the driveway for
each accessory dwelling unit proposed. The project design proposes to conform to
the required off-street parking standards by providing two enclosed spaces for each
unit within a detached garage, accessed by a driveway within the rear yard setback off
of.the alley. Alley access is encouraged by the Design Guidelines if an alley is
available for access. Alley improvements, including the construction of a three-foot
wide ribbon gutter in the middle of the alley and new four-inch asphalt Class II base,
are shown for the rear yard frontage.
PBD/TGM/g: \Reports\sr08-15 2DRCDPpc. drdisc. doc
-1-
2-11
5. Architecture: The Design Guidelines call for the design of buildings to pay special
attention to roof area treatment and materials. Pitched roofs or other special roof
forms are usually preferred to flat roofs as noted in Section 5.3.1 of the Design
Guidelines. The twinhome utilizes multiple types of roofs and roof planes. A
colors/materials exhibit, photo-simulations and colored exterior elevations have been
submitted with the application and are available for review in the Planning and
Building Department. Varied wall planes and hip roof/shed roof designs for both
units create visual interest and reduce apparent bulk and mass of the units. Review of
the project colored elevations and color/materials board shows that the proposed units
will have a common theme and are complementary with each other and the existing
development in the neighborhood. The building character of each design is well
established and carried throughout all elevations. The proposed architectural features
are sufficiently dimensioned and articulated to provide visual relief and interest.
The building itself represents a modern design utilizing a standing seam metal roof
colored light gray. The twinhome will utilize a light tan stucco finish for the exterior
walls. The wood fascia, wood patio doors and wood beams/posts will utilize a darker
gray stain. Accent elements are shown on all four sides of the twinhome utilizing
Hardiplank siding in multiple colors, including green, blue and yellow. Metal cable
railings will be utilized throughout the project site including both decks on the front
and back elevations. Metal garage doors painted taupe are shown on the colored
elevations.
6. Lighting: The lighting will be typical of residential, single-family uses and will be
required to comply with the residential lighting performance standards established by
Section 30:40.010H of the Municipal Code.
7. Landscape: The landscape plan provides an interesting and cohesive theme to the
project, taking into consideration the constraints and opportunities of the site and
adjacent properties. This is due primarily to the substandard lot size of the subject
property which is found throughout the Cardiff area. An existing mature Magnolia
tree is proposed to be removed since it could not be saved during construction. A 46-
inch box Aloe Barbarae tree will be put in this place in the planter shown in the front.
Two Kentia Palms (24-inch box each) are shown in the front. Other trees being
proposed include two Arbutus Marina (36-inch box each) on the east side of the
project site adjacent to the alley. Multiple planters and pervious concrete are
proposed throughout the site. Turf block for BMPs is shown at the front and rear
portions of the project site. These areas will receive surface water as BMP measures
before the water enters the public drainage system. All plantings will be watered by a
permanent irrigation system.
PBD/TGM/g:\Reports\sr08-152DRCDPpc.drdisc.doc
-2-
2-12
Exhibit "PC-4"
Draft Resolution of Approval with Attachments "A" and "B"
Case No. 08-152 DR/CDP
August 20, 2009
2-13
RESOLUTION NO. PC 2009-
A RESOLUTION OF THE CITY OF ENCINITAS PLANNING COMMISSION
APPROVING A DESIGN REVIEW PERMIT AND COASTAL DEVELOPMENT
PERMIT TO ALLOW FOR THE DEMOLITION OF AN EXISTING SINGLE-FAMILY
RESIDENCE AND THE CONSTRUCTION OF A NEW ATTACHED SINGLE-FAMILY
TWINHOME AND DETACHED GARAGE FOR A PROPERTY LOCATED AT 2133
CAMBRIDGE AVENUE.
(CASE NO. 08-152 DR/CDP; APN: 260-411-06)
WHEREAS, a request for consideration of a Design Review Permit and Coastal
Development Permit was filed by Steve Shackleton to allow for the demolition of an existing
single-family residence and the construction of a new attached single-family twinhome with
detached garages, in accordance with Chapters 23.08 (Design Review) and 30.80 (Coastal
Development Permit) of the Encinitas Municipal Code, for the property located in the Residential
(R-11) zoning district and the Coastal Zone in the community of Cardiff-by-the-Sea of the City of
Encinitas, legally described as:
LOTS 39 AND 40 IN BLOCK "E" OF CARDIFF "A" IN THE COUNTY OF SAN DIEGO,
STATE OF CALIFORNIA, ACCORDING TO MAP THEROF 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 August 20, 2009, at which time all those desiring to be heard were heard; and
WHEREAS, the Planning Commission considered, without limitation:
The August 20, 2009 agenda report to the Planning Commission with attachments;
2. The General Plan, Local Coastal Program, Municipal Code, and associated Land
Use Maps;
3. Written and oral evidence submitted at the hearing;
4. Project drawings consisting of 11 sheets including; Cover Sheet (A0.0), Site
Plan/Survey (Sheet A1.0), Basement Plan (Sheet A2.0), First Floor Plan (Sheet
A2.1), Second Floor Plan (Sheet A2.2), Exterior Elevations (Sheets A3.0 &
A3.1), Landscape Plan (Sheet LP-1), and Grading Plan (Sheets GP.1, GP.2 and
GP.3) all stamped received by the City of Encinitas on August 4, 2009; Colored
elevations and materials board (received December 9, 2009); and
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:
PBD/TGM/G:\Resolutions\RPC08-152DRCDP
-1-
2-14
(SEE ATTACHMENT "A")
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Encinitas hereby approves application Case No. 08-152 DR/CDP 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(1)(1) and 15303(a) of the California Environmental Quality Act (CEQA)
Guidelines. Section 15301(1)(1) exempts the demolition of up to three single-family residences.
Section 15303(a) exempts the construction of one single-family residence, or a second dwelling unit
in a residential zone. In urbanized areas, up to three single-family residences may be constructed or
converted under this exemption.
PASSED AND ADOPTED this 20th day of August, 2009, by the following vote, to wit:
AYES:
NAYS:
ABSENT:
ABSTAIN:
ATTEST:
Patrick Murphy
Secretary
Paul Van Slyke, Chair of the
Encinitas Planning Commission
NOTE: This action is subject to Chapter 1.04 of the Municipal Code, which specifies time limits
for legal challenges.
P BD/TGM/G: \Reso lutions\RP C08 -152DRCDP
-2-
2-15
ATTACHMENT "A"
Resolution No. PC 2009-
Case No. 08-152 DR/CDP
FINDINGS FOR DESIGN REVIEW
STANDARD: Section 23.08.072 of the 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: A Design Review Permit and Coastal Development Permit request was filed to
allow for the demolition of an existing single-family residence and the construction of a
new attached single-family twinhome. The structure is proposed at a maximum height of
25 feet, six inches measured from the lower of natural or finished grade, and within the
allowable building envelope designated by zoning. The subject application was reviewed
for conformance with the General Plan, Local Coastal Program, and Chapters 23.08
(Design Review), and 30.80 (Coastal Development Permit) of the Municipal Code. The
project site 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 of the Municipal
Code and goals and policies of the General Plan have been found to be satisfied by the
subject application (as conditioned) and project drawings.
Conclusion: Therefore, 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 Guidelines.
Facts: Chapter 23.08 (Design Review) and the adopted Design Guidelines contain
recommendations related to design and site layout, building design, landscape design,
grading, architecture, parking and streetscape, lighting, privacy and security with which the
authorized agency must find the project substantially consistent in order to grant approval.
Additionally, Chapter 30.16 has specific design criteria for residential projects.
Discussion: The opportunities and constraints of the site have influenced the project
layout and design. The Design Guidelines call for the design of buildings to pay special
attention to roof area treatment and materials. Pitched roofs or other special roof forms
are usually preferred to flat roofs as noted in Section 5.3.1 of the Design Guidelines. The
twinhome utilizes multiple types of roofs and roof planes. Varied wall planes and hip
roof/shed roof designs for both units create visual interest and reduce apparent bulk and
mass of the units. Review of the project colored elevations and color/materials board
PBD/TGM/G:\Resolutions\RPC08-152DRCDP
3- 2-16
shows that the proposed units will have a common theme and are complementary with
each other and the existing development in the neighborhood. The building character of
each design is well established and carried throughout all elevations. The proposed
architectural features are sufficiently dimensioned and articulated to provide visual relief
and interest. The proposed site plan and building massing are designed to be respectful
of views from neighboring properties by use of varied roof shapes and sizes as noted in
Section 2.4.7 of the Design Guidelines. The twinhome has been situated on the two lots
so as to create useable and functional exterior spaces in scale with the building. The
proposed garages which face east, utilize alley access as encouraged by Section 2.4.11 of
the Design Guidelines. The overall building footprint complies with the limits for yard
areas in the R-11 zoning designation development standards as defined in Chapter 30.16
(Residential Zones) of the Municipal Code.
Conclusion: Therefore, the Planning Commission finds that the project design is
substantially consistent with the Design Guidelines.
The project would adversely affect the health, safety, or general welfare of the community.
Facts: The twinhome structure is proposed at a height consistent with the standard height
envelope for lots with an average lot slope of greater than 10 percent. The project
substantially conforms to site, building, and landscape design standards of the Design
Guidelines. The project is determined to be categorically exempt from environmental
review pursuant to Sections 15301(1)(1) and 15303(a) and of the California Environmental
Quality Act (CEQA) Guidelines. Section 15301(1)(1) exempts the demolition of up to three
single-family residences. Section 15303(a) exempts the construction of one single-family
residence, or a second dwelling unit in a residential zone. In urbanized areas, up to three
single-family residences may be constructed or converted under this exemption.
Discussion: The impact on surrounding uses was considered in the overall building design
for each unit. The project is consistent with adjacent uses surrounding it.
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 in
appearance or value.
Facts: The new twinhome structure is an allowed use in the R-11 zone. The project is
consistent with other twinhome projects in the vicinity which exist or have been approved
in the past few years.
Discussion: The proposed twinhome complies with all development standards applicable.
The twinhome proposes a modern design which will significantly enhance the subject site.
The building design is respectful of neighboring views by utilizing varied roof shapes and
sizes as noted in Section 2.4.7 of the Design Guidelines. The proposed landscape pallette
provides a cohesive theme to the subject site. Four enclosed garage spaces will be provided
for the subject project, replacing the two car garage originally on the site. Additional
PBD/TGM/G: \Resolutions\RPC08-152DRCDP
-4-
2-17
parking will be provided in a driveway accessed off of the alley. This will provide sufficient
off-street parking for this use, thus avoiding impacts to the surrounding properties.
Conclusion: Therefore, the Planning Commission finds that the project will not cause the
surrounding neighborhood to depreciate materially in appearance or value.
PBD/TGM/G: \Resolutions\RPC08-15 2DRCDP
-5- 2-18
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:
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 site's existing two-story single-family residence and associated site
improvements will be completely demolished in order to construct the new twinhome
structure. Both underlying legal lots have total net lot areas of 2,500 square feet, lot
depths of 100 feet, and lot widths of 25 feet. The new residential twinhome structure will
incorporate a standing seem metal roof contemporary design with two stories of living
space and a basement. The basement element qualifies as basement area as per
Municipal Code requirements, as it is almost entirely buried into grade and thus not
counted for story purposes or as floor area for Floor Area Ratio calculations. Unit "A"
consists of 1,211 square feet of living area, 585 square feet of basement area, a 390
square-foot accessory dwelling unit and 400 square feet of garage area. Unit "B"
proposes to have 1,188 square feet of living area, 588 square feet of basement area, a 393
square-foot accessory dwelling unit and 400 square feet of garage area.
Discussion: With approval of the Design Review Permit as conditioned herein the project
conforms to the Encinitas Municipal Code. The project is determined to be categorically
exempt from environmental review pursuant to Sections 15301(1)(1) and 15303(a) and of
the California Environmental Quality Act (CEQA) Guidelines. Section 15301(1)(1) exempts
the demolition of up to three single-family residences. Section 15303(a) exempts the
construction of one single-family residence, or a second dwelling unit in a residential zone.
In urbanized areas, up to three single-family residences may be constructed or converted
under this exemption. No evidence is found to show that the project will have an adverse
effect on the use and enjoyment of any property. The subject site is located on a fully
disturbed property consisting of landscaping and an existing single-family 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.
PBD/TGM/G:\Resolutions~RP C08-15 2DRCDP
-6-
2-19
Conclusion: The Planning Commission finds that 1) the project is consistent with the
certified Local Coastal Program of the City of Encinitas; 2) no mitigation measures will be
implemented or required with the project since no significant adverse impacts have been
identified that the project may have on the environment; 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.
PBD/TGM/G: \Resolutions\RP C08-152DRCDP
-7-
2-20
ATTACHMENT "B"
Resolution No. PC 2009-
Case No. 08-152 DR/CDP
Applicant: Steve Shackleton
Location: 2133 Cambridge Avenue (APN: 260-411-06)
SCI SPECIFIC CONDITIONS:
SC2 At any time after two years from the date of this approval, August 20, 2011 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 11 sheets, including Cover Sheet (A0.0), Site Plan/Survey (Sheet A1.0),
Basement Plan (Sheet A2.0), First Floor Plan (Sheet A2.1), Second Floor Plan (Sheet
A2.2), Exterior Elevations (Sheets A3.0 & A3.1), Landscape Plan (Sheet LP-1), and
Grading Plan (Sheets GP.l, GP.2 and GP.3), all stamped received by the City of
Encinitas on August 4, 2009; colored elevations and materials board (received December
9, 2009), all designated as approved by the Planning Commission on August 20, 2009, and
shall not be altered without express authorization by the Planning and Building Department.
SCA The plans to satisfy the following conditions shall be approved and secured to the
satisfaction of the Engineering Services Department prior to issuance of a Building
Permit/Grading Permit:
1. Contrary to what is shown on the CDP site plan, the owner/applicant shall install the
proposed BMP infiltration pits in the area of turfBlock on private property adjacent to
Cambridge Ave at the NW and SW corners of the property. The BMP infiltration pits
shall incorporate a grate inlet to accept the runoff from the concrete walkways running
along the North and South property lines that drain to this area.
2. The existing slope and wall encroach into the public right-of-way. Except for the
turfblock swale, no encroachment into the public right-of-way for Cambridge Avenue or
for the alley will be allowed. The existing wall and slope shall be relocated to the
private property.
3. The owner/applicant shall widen Cambridge Avenue along the property frontage as
necessary to provide a pavement width of 24 feet. The applicant shall provide a six-inch
by 16 inch PCC flush curb along the edge of pavement, and a bioswale between
PBD/TGM/G:\Resolutions\RPC08-152DRCDP
-8-
2-21
property line and edge of pavement. The Swale shall be reinforced with turfblock
modular concrete turf reinforcement, planted with grass or filled with 3/8-inch gravel,
and underlain by one to two-inch washed/coarse sand for leveling, two inches of 3/8
inch gravel, and six inches of 3/4-inch crushed rock. The flowline at Cambridge Avenue
shall be transitioned into the swale at the upstream end of the property and transitioned
back to the existing flowline of the street at the downstream property. If planted with
grass, the swale shall be irrigated to support the vegetation. The owner/applicant shall
obtain an encroachment permit to guarantee the private maintenance of the swale into
perpetuity.
4. The owner/applicant shall provide standard full-width paving of the alley along the
property frontage. A three-foot wide standard PCC ribbon gutter shall be provided, and
the design shall allow a minimum six inch rise from the alley flowline to the property
line in order to prevent the entrance of runoff from the alley into the private property.
5. As shown on the preliminary site plan, the owner/applicant shall allow a minimum of
nine feet between the face of the proposed garage and the property line in order to
provide for the required turning radius.
6. The proposed units shall connect to the sanitary sewer system with separate laterals.
7. The. owner/applicant shall design and have approved the shoring and construction
dewatering systems necessary for the construction of the basements prior to issuance of
any grading permit for the project.
8. No permanent dewatering system shall be allowed for the basements. The basements
shall be designed to withstand the hydrostatic pressure without any dewatering.
9. If temporary shoring with tie-backs will be utilized for construction of the basements,
the tie-backs could potentially encroach into the public right-of-way. If the tie-backs are
within the public right-of-way, the owner/applicant shall meet the following
requirements:
a. A permanent encroachment permit shall be obtained with a minimum of one
million dollar liability insurance.
b. The tie-backs shall be placed a minimum of five feet below the lowest public
utilities and a minimum of 10 feet below the finished surface elevation at the
property line.
c. All the existing utilities within the public right-of-way shall be potholed by the
developer and the actual location shall be shown on the proposed grading and
improvement plans.
d. Shoring sheet piles, soldier beams and lagging shall be within the private
property and shall not encroach into the public right-of-way.
e. A structural calculation shall be submitted for temporary shoring for Engineering
review and approval prior to issuance of a grading permit.
f. If phased construction is proposed for the grading and shoring operation, the
phasing sequence shall be shown on the grading plan.
PBD/TGM/G: \Resolutions\RPC08-152DRCDP
-9-
2-22
g. An adequate performance bond shall be provided for the grading and shoring.
The Engineer's cost estimate for the purpose of bonding shall also include an
item for the complete backfill of the excavated basement area.
h. Grading and building permits shall be processed concurrently. No grading
permit will be issued unless the building plancheck is complete and the project is
ready for building permit issuance.
SCB The plans to satisfy the following conditions shall be approved and secured to the
satisfaction of the San Dieguito Water District prior to issuance of a Building
Permit/Grading Permit:
1. The subject property is currently being served by a 5/8-inch water meter. Upon
development, the owner/applicant may be required to fire sprinkler the homes, if so, the
owner/applicant shall be required to upgrade the existing service and meter to meet fire
requirements. Each home will need a water meter.
2. The owner/applicant shall install the water system according to Water Agencies' (WAS)
standards, and dedicate to the District the portion of the water system which is to be
public.
3. The 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 is the responsibility of the
owner/applicant.
4. The owner/applicant shall show all existing and proposed water facilities on
improvement or grading plans for District Approval.
The owner/applicant is required to comply with the District's fees, charges, rules and
regulations.
6. The San Dieguito Water District Board has adopted a Drought Response Ordinance
(Ord. No. 2008-01) and on July 1, 2009 declared a Level Two Drought Alert. Upon
this declaration of a mandatory Drought Response Level Two and above, no new
potable water service shall be provided, no new temporary meters or permanent
meters shall be provided, and no statements of immediate ability to serve or provide
potable water service (such as, will serve letters, certificates, or letters of availability)
shall be issued, except under the following circumstances:
a. A valid, unexpired building permit has been issued for the project; or
b. The project is necessary to protect the public's health, safety, and welfare; or
c. The applicant provides substantial evidence of an enforceable commitment that
water demands for the project will be offset prior to the provision of a new water
meter(s) to the satisfaction of SAN DIEGUITO WATER DISTRICT.
PBD/TGM/G: \Resolutions\RP C08-152DRCDP
-10-
2-23
SCC The perimeter fencing proposed on both properties must conform to the standards set forth
in Chapter 30.16 (Residential Zones) of the Municipal Code, Section 30.16.010.F.
SCD Relative to the accessory dwelling units shown on the basement floor plans of Unit "A"
and Unit "B" of the approved project drawings dated August 4, 2009 the property owner
shall execute and record a covenant consistent with the Accessory Use Regulations noted
in Chapter 30.48 of Municipal Code to the satisfaction of the Planning and Building
Department, prior to building permit issuance for Unit "A" or Unit "B".
G1 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 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 '/2" 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.
G10 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.
Gll 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
PBD/TGM/G: \Resoluti ons\RPC08-15 2DRCDP
-11-
2-24
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.
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.
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.
G19 Garages enclosing required parking spaces shall be kept available and usable for the parking
of owner/tenant vehicles at all times, and may not be rented or conveyed separately from the
appurtenant dwelling unit.
G21 All utility connections shall be designed to coordinate with the architectural elements of the
site so as not to be exposed except where necessary. Locations of pad mounted
transformers, meter boxes, and other utility related items shall be included in the site plan
submitted with the building permit application with an appropriate screening treatment.
Transformers, terminal boxes, meter cabinets, pedestals, ducts and other facilities may be
placed above ground provided they are screened with landscaping.
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 including the required signature block of the State licensed
landscape designer must be submitted as part of the building permit application for the
proj ect.
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
PBD/TGM/G:\Resolutions\RP C08-152DRCDP
-12-
2-25
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 property. The maintenance program shall
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 in the setting of a public hearing to revoke or modify the
approval. This condition shall be recorded with the covenant required by this Resolution.
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.
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.
B1 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). 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.
F1 FIRE CONDITION(S):
CONTACT THE ENCINITAS FIRE DEPARTMENT REGARDING COMPLIANCE
WITH THE FOLLOWING CONDITION(S):
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
PBD/TGM/G: \Resolutions\RPC08-152DRCDP
2-26
standards approved by the Fire Department. Gates across fire access roadways shall be
automatic and equipped with approved emergency key operated switches overriding all
command functions and opens the gate(s). Power supply shall be connected to a reliable
municipal source, Gates accessing four (4) or more residences or residential lots, or gates
accessing hazardous, institutional, and educational or assembly occupancy group
structures, shall also be equipped with approved emergency traffic control activating
strobe sensor(s), which will activate the gate on the approach of emergency apparatus
with a battery back-up or manual mechanical disconnect in case of power failure. All
automatic gates must meet Fire Department requirements for rapid, reliable access.
Where this Section requires an approved key-operated switch, it shall be dual keyed or
dual switches with covers provided to facilitate access by law enforcement personnel.
F7 RESPONSE MAPS: Any new development, which necessitates updating of emergency
response maps by virtue of new structures, hydrants, roadways or similar features, shall
be required to provide map updates in one of the following formats (AutoCad DWG,
DXF, ESRI shapefile, ESRI personal geodatabase, or XML format) and shall be charged
a reasonable fee for updating all response maps.
F14 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.
F15A AUTOMATIC FIRE SPRINKLER SYSTEM-ONE AND TWO FAMILY
DWELLINGS: Structures shall be protected by an automatic fire sprinkler system
designed and installed to the satisfaction of the Fire Department- Plans for the automatic
fire sprinkler system shall be approved by the Fire Department prior to the issuance of
building permit(s).
F17 SMOKE DETECTORS/FIRE SPRINKLER SYSTEMS: Smoke detectors/fire
sprinklers shall be inspected by the Encinitas Fire Department.
F18 CLASS "A" ROOF: All structures shall be provided with a Class "A" roof covering to
the satisfaction of the Encinitas Fire Department.
E1 ENGINEERING CONDITIONS:
CONTACT THE ENGINEERING SERVICES DEPARTMENT REGARDING
COMPLIANCE WITH THE FOLLOWING CONDITION(S):
E2 All City Codes, regulations, and policies in effect at the time of building/grading permit
issuance shall apply.
E3 All drawings submitted for Engineering permits are required to reference the NAVD 88
datum; the NGVD 29 datum will not be accepted.
PBD/TGM/G:\Resolutions\RPC08-152DRCDP
-14-
2-27
EG1 Grading Conditions
EG3 The owner shall obtain a grading permit prior to the commencement of any clearing or
grading of the site.
EG4 The grading for this project is defined in Chapter 23.24 of the Encinitas Municipal Code.
Grading shall be performed under the observation of a civil engineer whose responsibility it
shall be to coordinate site inspection and testing to ensure compliance of the work with the
approved grading plan, submit required reports to the Engineering Services Director and
verify compliance with Chapter 23.24 of the Encinitas Municipal Code.
EG5 No grading shall occur outside the limits of the project unless a letter of permission is
obtained from the owners of the affected properties.
EG6 Separate grading plans shall be submitted and approved and separate grading permits issued
for borrow or disposal sites if located within 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 submitted with
the first grading plan submittal and shall be approved prior to issuance of any grading permit
for the project.
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.
EG10 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.
ED1 Drainage 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/TGM/G: \Resolutions\RPC08 152DRCDP
-15-
2-28
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.
ES 1 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.
EUl Utilities
EU2 The owner shall comply with all the rules, regulations, and design requirements of the
respective utility agencies regarding services to the project.
EU3 The owner shall be responsible for coordination with S.D.G. & E., 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.
EU5 The owner shall be responsible for the relocation and undergrounding of existing public
utilities, as required.
ESW1 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/Permit Site Plan shall
identify all landscape areas designed for storm water pollution control (SWPC). A note
shall be placed.on the plans indicating that the BMPs are to be privately maintained and
the facilities not modified or removed without a permit from the City.
PBD/TGM/G:\Resolutions\RPC08-15 2DRCDP
-16-
2-29
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/Permit Site plan.
PBD/TGM/G:\Resolutions\RPC08-15 2DRCDP
-17-
2-30
Exhibit "PC-5"
Project Action Log
Case No. 08-152 DR/CDP
August 20, 2009
2-31
Case No. 08-152 DR/CDP
Project Action Log
Date
Action
12/8/08
Application submitted
1/7/09
Incomplete letter sent
1/22/09
Met with applicant
3/5/09
Project resubmitted
3/10/09
Project routed
4/8/09
Incomplete letter sent for items still remaining
6/24/09
Received revised plans/routed
7/20/09
Scheduled item for Planning Commission
2-32
Exhibit " PC-6"
Citizen's Participation Plan final report
Case No. 08-152 DR/CDP
August 20, 2009
2-33
Shackleton Twinn Home
CASE # 08-152
2133 Cambridge Ave., Cardiff CA
Report of Citizens Meeting on October 28th2008`
A Citizen's Participation Meeting was held on Tuesday, tober 28th at 6:00 PM
at the above project site. Project plans, elevations and 3D visual photo renderings
were presented on display and reviewed in detail. A brief description of the
proposed twin home and site development was also made by the Designer and
Landscape Designer. The following questions were asked and responses given.
Notification
A letter and vicinity map notifying all property owners, occupants and other
interested parties within 500 feet was mailed October 15, 2008.
Concerns from the meeting and phone calls
1. How much of the North fence line landscaping will be removed and could
you protect the furthest easterly portion of fence?
2. Who will be living in the homes and will there be legal rental units with
kitchens?
3. Where is the parking going to be and how many spaces?
4. What is the new landscaping going to be off of the alley.
5. Will you be improving the alley the entire way or only across your lots?
6. What is the guardrail material on the decks?
7. Where are the trash cans going to be located?
8. How are you measuring the height and site slope?
9 How are you controlling the on site drainage? (Phone call)
Responses and explanations
1. All of the North fence line landscaping will be removed and we are willing to
protect the the easterly portion of the neighbors existing fence. A survey drawing
was given to the neighbor so we can mutually agree on what is to be maintained
prior to demolition and have a mutual solution.
2. We discussed that the one of the twin homes is for the owner and the other
is undecided. We also identified that there are two legal ADU basement spaces
with kitchens that will be available for rental.
& Parking is required off of the alley for (6) spaces as per City requirements.
There is no front yard parking proposed and there will be one additional park place
on the street. (3 spaces total)
2-34
4. New rear yard landscaping will include two new medium sized trees that will
not grow to block views. There will also be pervious ground pavers across the
driveway and landscape planters in the driveway and along the fence line.
5. Alley paving, drainage and improvements will be designed for the owner's
property only.
6. Guardrails are stainless cable wire, 42" high.
7. We are considering where to store the trash cans and how to get them on
the street for pick-up and off of the street, as per the request of the neighbors.
This is indicated on the new site plan (see attached)
8. This site is slightly greater than 10% average slope therefore the overall
building height is measured from the center of alley, which is the lower height
envelope as per city ordinance.
9. On site water will be collected from the roof and ground and directed along
the side yards, into planter areas and across pervious surfaces before the street.
Conclusion
The presentation and meeting lasted 2 hours, we started early and we set up lights
and stayed late. The plans, elevations and photo rendering were discussed in
detail and we feel all concerns were addressed. All attendees signed in and there
was only one comment sheet submitted, regarding trash cans. We have received
no additional comments.
S H A C K E L T O N DesignGroup
1106 Second St. #359, Encinitas, CA 92024
phn: 760-436-3627 fax: 760-487-1983 a mad.• steve @shacarchitecture.com
2-35
COMMENTS
PROJECT: 2133 Cambridge Ave.
CASE 08-152
1 Do=the.-documents and presentation-clearly identify the scope
of the project? Yes ✓ No
If no, please describe areas requiring clarification.
Name (please print)
Address low Fri K b uvo\ Owe- C"
S H A C K
1 106 Second St. #359, I?ncinitas, C_\ 92(12-1
ill n: _701 416-3627 lax: 7160.487-1983 e-mad..-sreve r?shacrri-hirccrure.com
2-36
2. Do you have another issues or concerns requiring
further review? Yes 1 No
If yes, please explain.
SIGN IN SHEET
PROJECT: 2133 Cambridge Ave.
CASE 08-152
NAME ADDRESS SIGNATURE
l'
kj 111 q
RECEIVED . DID NOT
LETTER RECEIVE LETTER
O r•
n
1•
.
lm
S H A C K E L T O N DesignGroup
1106 Second St #359, Encinitas, CA 92024
phn: 760-436-3627 fax: 760-487-1983 a maid steve g sbacarcA tectute.com
iJ
2-37
225a(X ye v- ~0 to ~i~~ ~~ln~~ t9 h 4 R v1 P f'
Exhibit " PC-7"
Application and related materials
Case No. 08-152 DR/CDP
August 20, 2009
2-38
CITY OF ENCINITAS
DISCRETIONARY PERMIT APPLICATION A-1
PLANNING AND BUILDING DEPARTMENT 505 South Vulcan Avenue Application No. 0b-\50 •D?~ C~
Encinitas, California 92024 Date of Application: 2. •af3 02
(760) 633-•2710 Community Area:. vC~
Appointment Required Prior to Submittal
APPLICANT NAME: ~ke~~o►c\'tv~
PROJECT ADDRESS: 2 33 Ca~nw~l c'i APN tQO- AAk-- o(P
DEPAR MENT USE ONLY
FEE APPLICATION TYPE (check all that apply)
❑ Annexation (AN)
® Coastal Development Permit (CO)
Exempt Regular permit Appeal Zone? Y
Cat. excluded CCC permit
❑ Comprehensive Initial Study (in-house) (1S)
❑ Conceptual Review Planning Commission (CR)
❑ Contract Admin: Comprehensive Initial Study (IC)
❑ Contract Admin: EIR's (EC)
Contract Admin: Geotechnical Review (GC)
❑ Contract Admin: Wireless Review (WC)
Geotechnical Letter Report Review (LT)
❑ Design Review Planning Commission (<2500 Sq Ft) (D1)
Design Review Planning Commission (2501-1OK Sq Ft) (D2)
❑ Design Review Planning Commission (>10K Sq Ft) (D3)
❑ Design Review Modification - Planning Commission (DP)
❑ Final Subdivision Map Check (5+ lots) (FM)
❑ Major Use Permit (MA)
❑ Tentative Subdivision Map (TM)
❑ Tentative Map with Density Bonus (TMDB)
❑ Time Extension (XT)
Use Permit Modifications - Major (UA)
❑ Variance - Planning Commission / SFR (VS)
❑ Variance -Panning Commission / Other (VO)
❑ Violation (VI)
Code (PZ)
PZ
PZ .
N
PZ .
PZ
PZ
PZ
PZ
PZ
PZ
PZ
PZ
PZ
PZ
PZ
PZ
PZ
PZ
PZ
PZ
PZ
PZ
PZ
DEPOSIT TYPE (check all that applyr Finance# Code
❑ General Plan Amendment (no vote required) PD
❑ General Plan Amendment (vote required) PD
❑ Specific Plan.......
❑ Zoning Code Amendment RD
Amount
~~1aL]p
Amount
❑ EIR Consultant Deposit EN PD
❑ Geotechnical Consultant. Deposit G" PD
❑ Wireless Consultant Deposit WF PD
Total Due: 3 1ot50
Receipt: Check Dater Cashier: Total Paid: 2-
i:\bapt\Revised Copy of CD_A-1APP(web version).doc (Last Update: 22-Apr-08)
Please complete the following:
Project Name:
Project Address:
Between: ) I I
(Stre
APPLICANT
~',~c~~ll.i11'T
Name:
State: eA_ Zip:
' (Last, First, Middle Initial or Firm 'Name)
Phone: `1~~ `~~JCo -2 Email: 4~4U'1° ax: X: ~G'" «~''TJ 2LOM Address: lirl 't eFLbit L'71iie vr 4- 7-tti,51
City:
OWNER(S)
Name:
(Last, First, Middle Initial or Firm
Phone: Email:T
Address:
(aC -!!III -6*.jp
LQJL, 1 II JL1 IVIIUUIG IIIILIC3 VI 1 11111 IVQIIIG
Phone: ."7t~ - 2*?7 EmailJ wnl~W4-.N'Fax:
Address: to-, -06 ;~-Z' [ k
City: State: _ Zip: up~22
Of the Applicant, Owner, or Engineer, who is designated as the contact person?~
**PLEASE ATTACH A DESCRIPTION OF THE PROPOSED USE / PROJECT TO THIS APPLICATION.
acknowledge that an application for a tentative map or tentative parcel map is not deemed received pursuant to Government Code 65920 et seq.
until environmental review is complete. All other application types are not deemed received until responses from interested agencies are received
by the City.
I understand that if the project or any alternatives are located on a site which is included on any of the Hazardous Waste and Substances lists
compiled by the Secretary for Environmental Protection pursuant to Section 65962.5 of the Government Code, then a Hazardous Waste and
Substances Statement must be submitted with this application. (Information that must be included in this statement can be obtained from the
Planning and Building Department.)
I further understand that all fees and deposits submitted with this application will be refunded only as provided for by the ordinances
and regulations in effect at the time of the application submittal.
(Attach letter of authorization)
Please Print or Type Sidnatory's Name
Dat
2-40
CD/ddc/i:\bapt\Revised Copy of CD_A-2APP(web version) (Last Update:26-Jul-06)
Application No.:
City: `N State Zip:
Application No.:
APPLICATION SUPPLEMENT
CITY OF ENCINITAS
PLANNING AND BUILDING DEPARTMENT
Design Review
~TM/TPM
1. Project Description.
a
b
c.
d.
e.
f.
g
MUP/MIN
Variance Other:
proposed project. Describe what you are
"-rA4-$
building sq. ft.~~(5 garage sq.ft. `?Qexterior material/color ~j GLF~ ( GPI,,
window material/color ~N
door material/color G-~
roof material/color/ 1
Landscaping Percentage To
Standards:
DENSITY
CODE REQUIREMENTS
PROJECT
Density Range
Mid-Range
Net lot area
Jrr90
401-
Lot Width
2 '~+%j~
2 2Gj,
Cul-de-sac lot width
Panhandle lot width
y-°
Lot Depth
t
' eQ
Front Yard Setback
s
P
Interior Side Yard Setback
Exterior Side Yard Setback
Rear Yard Setback
Lot Coverage
I,Q(" (ppQ
~,,a L(~ .
Building Height
ZZ /2V 100-
MA,4 ` FO&P
Off-Street Parking
AeP6 2
2
FAR
. , (
LOr
1"1~Thl~
11044
;QK
2-41
CD/ddc/i:\bapt\Revised Copy of CD_A-2APP(web version) (Last Update:26-Jul-06)
Application No.:
Community Area
State Coastal Zone? ❑ Yes ❑ No
Number of Proposed Residential Units: Attached w Detached
Number of Lots
Acres: Gross Atli t Net
~12 A,A.u.
Related Case?: ❑ Yes ❑ No If yes, provide previous Case No. /
Are there any slopes of a 25% or greater gradient or bluffs on the site? 11 Yes Mi No
2. Existing Conditions. (Describe the existing conditions of the site: i.e., topography,
road/alley conditions, access, vegetation, structures, fencing, lot size, drainage and the like).
Topography slopes uniformly from east to west. The parcels have vehicular access from
both the street on the west and the alley on the east. Excepting an existing magnolia
tree in the front yard and some small shrubs, no substantial vegetation is currently
growing. Currently there stands a one story single family residence scheduled for demo-
lition. The property shares fences with parcels to the north .and south. The two adjoining
parcels in question each measure 2,500 sq.ft. and drain towards the abutting street
along the western border.
3. Surrounding Conditions. (Describe the surrounding conditions: i.e., existing structures
and relationship to project, # of units, lot sizes, vehicular access, topography, use type
and the like).
The surrounding homes share similar characteristics. The neighborhood is comprised of
single family residences and twin homes on 5,000 sq.ft. parcels. All homes have both
street access from the west and alley access from the east; All home share similar
topographic conditions of lots sloping uniformly east to west. Currently the parcels in
question are bordered on four sides by developed parcels.
CD/ddc/i:\bapt\Revised Copy of CD A-2APP(web version) (Last Update:26-Jul-06)
2-42
Application No.:
General Plan Zoning Existing
Designation Designation Use
Subject Parcel: NA&W INKVI VWV
North: ' << ~11~1ii41+~(4`E 1
South: rr ww* r*IA 1
East: l~v S[>t~ dill
West:
4. Project/parcel history. (Describe any past actions taken on this site or project or any other actions
taken on development of the site.)
d~ two ~ e*V
2-43
CD/ddc/i:\bapt\Revised Copy of CD_A-2APP(web version) (Last Update: 26-Jul-06)
Application No.:
*5. Project Design. (Describe the design of the project and how it relates to the subject property and
adjacent properties and uses).
The project is a two story twin home, each unit having its own below-grade A.D.U. Small
site walls and stairs will facilitate circulation while maintaining privacy for the sunken
front patio. The first floor elevation is at existing grade of the original home. Covered
porches extend living spaces and maximize views, while shading the structure from
southwestern exposure. Adjacent properties in the area are primarily 2 story twin
homes with an occasional single family residence sprinkled throughout.
*6. View Preservation. (Describe what views are being maintained on adjacent properties and those
that may be impacted by this project.)
The lot is sloping more that 10% within the setbacks and the design meets all of the City
of Encinitas building height requirements. There are no encroachments for chimneys or
reefs. Neighbors to the East sit above the subject property and maintains views over the
proposed twin home.. Views, bulk and mass have been carefully considered in the de-
sign process.
NOTE: Items with an asterisk may not be appropriate for all applications. If you have questions
regarding applicability to your project, please discuss with Planning Department staff.
2-44
M/ddc/i:\bapt\Revised Copy of CD A-2APP(web"version) (Last Update:26-Jul-06)
Application No.:
L❑
PLANNING AND BUILDING DEPARTMENT
CITY OF ENCINITAS
505 South Vulcan Avenue
Encinitas, California 92024
(760) 633-2710
EVIDENCE OF LEGAL PARCEL
Applicant's Name 4VZ;- iv;r Telephone-
Mailing Address 11w •W qP 5T~
City *-ACAN qzL~ StateeA _Zip 2.0
You are required to supply documentation that this property constitutes a legal parcel before the City
can accept for filing any discretionary permits.
This form and associated evidence will be reviewed by the Planning and Building Department upon
submittal of your application. A request for a Certificate of Compliance must be filed concurrently
with or in advance of this application if the evidence presented is insufficient to determine this parcel
as being a legal lot or determination will require substantial time to research.
If determined that the property is not a legal lot, no permit or other approval may be granted until
corrective action has been completed.
Fees and deposits submitted with this application will be refunded only as provided for by the
ordinances and regulations in effect at the time of the request.
Book Page Parcel 7„&- 4(k- 06
L% 4-
Date-
$"6k 5Ek'~
2-45
CD/ddc/i:\bapt\Revised Copy of CD A-2APP(web version) (Last Update:26-Jul-06)
(Please Print or Type Signatory's 'Name)
Application No.:
SW
CITY OF ENCINITAS
STORM WATER POLLUTION CONTROL CHECKLIST AND CERTIFICATION
All projects within the City of Encinitas are required to implement storm water Best Management
Practices (BMPs), consisting of both construction phase BMPs and permanent post-construction BMPs.
Construction phase BMPs, discussed in Section IV of the City of Encinitas Best Management Practice
Manual, Part II, consist of temporary erosion and sediment control measures.. In contrast permanent,
post-construction BMPs are designed to treat storm water and urban runoff for the life of the project and
are to be maintained in good working order by the property owner(s). These permanent post-
construction BMPs are required through the Standard Urban Stormwater Mitigation Program (SUSMP)
mandated by the State of California and the City of Encinitas. The City of Encinitas regulates storm
water discharges under the Municipal Code, Chapter 20.08, Storm Water Management, and the City of
Encinitas BMP Manual, Part II, which can be found at the following 'website:
Construction phase and post-construction BMPs are both necessary (and required) to help
reduce the pollution in our streams, lagoons, and oceans.
This checklist is designed to guide applicants in the selection and incorporation of BMPs that are
acceptable to the City of Encinitas. It is focused on permanent post-construction BMPs, which must be
incorporated into the site design of projects during the conceptual phases of project planning. The finale
design for post-construction BMPs shall be incorporated into the grading plan and building site plan To
determine the BMPs required for your project, fill out the checklists below.
STEP 1: PROJECT TYPE IDENTIFICATION
Complete Table 1 and 2 below to determine if your project is a "Priority", "Standard", or "Exempt"
project. This category will dictate the BMPs that are required at your site. A more thorough explanation
of the selection criteria and required BMPs can be obtained from the City's B`MP Manual, Part Il.
Priority Projects: If your answer to any question in Table 1 is "Yes"; your project is.a "Priority Project".
If all answers to Table 1 are "No", continue to Table 2.
Standard Projects: If all answers to Table 1 are "No", but the answer to any question in Table 2 is
"Yes", your project is a "Standard Project".
Exempt Projects: If all answers to Table 1 and Table 2 are "No", your project is "Exempt". Exempt-
projects shall implement construction phase BMPs as required.
CD/ddc/ i : \bap t \Revised Copy of CD_A-IAPP(web version) (Last Update: 22-Mar-06) 2-46
Application No.;
Table 1: Determine PRIORITY PROJECT Category.
Does the project meet the definition of one or more of the priority project categories?
Yes
No
1. Detached residential development of 10 or more units
`f
2, Attached residential development of 10 or more units
3. Commercial development greater than 100,000 square feet
V
4. Automotive repair shop
5. Restaurant
`f
6. Steep hillside development greater than 5,000 square feet
✓
7. Project discharging to receiving waters within Environmentally Sensitive Areas
✓
8. Parking lots greater than or equal to 5,000 ft2 or with at least 15 parking spaces, and
potentially exposed to urban runoff
9. Streets, roads, driveways, highways, and freeways which would create a new paved
surface that is 5,000 square feet or greater
Limited Exclusion: Trenching and resurfacing work associated with utility projects are not considered
priority projects. Parking lots, buildings and other structures associated with utility projects are priority
projects if one or more of the criteria in Part A are met.
Table 2: Determine STANDARD PROJECT Category.
Does the project propose:
Yes
No
1. New impervious areas, such as rooftops, roads, parking lots, driveways, paths and
sidewalks.
2. Reconstruction of the existing impervious areas, such as rooftops, roads, parking lots,
driveways, paths and sidewalks in excess of 1000 square feet.
3. Permanent structures within 100 feet of an natural water body?
4. Trash storage areas?
5. Liquid or solid material loading and unloading areas?
6. Vehicle orequipment fueling, washing, or maintenance areas?
7. Require a General NPDES Permit for Storm Water Discharges Associated with
Industrial Activities (Except construction)?
✓
8. Commercial or industrial waste handling or storage, excluding typical office or
household waste?
,
9. An grading or round disturbance during construction?
✓
10. Any new storm drains, or alteration to existing storm drains that reduces natural storm
water treatment?
V
Designate Project Category (check appropriate box)
❑Priority Project dstandard Project ❑Exempt
CD/ddc/i:\bapt\Revised Copy of CD-A-1APP(web version) (Last Update:22-Mar-06)
2-47
Application No.:
STEP 2: DETERMINE BMP REQUIREMENTS
Fill out the BMP Checklist below for your project type to guide you in the BMP selection process.
Priority Projects: Priority Projects shall incorporate Priority and Standard Project Post-construction
BMPs', in addition to meeting the applicable construction phase BMPs. All Priority Projects must
include a numerically-sized flow-based, volume-based, or approved alternative storm water treatment
system. In addition, projects falling into the groups described in Items (d) - (f) of Table 3 below must
provide the specific treatment BMPs noted.
Tahia 3- PRIORITY PROJECT Post-construction BMP Checklist
Yes
No
a) Will a flow-based system be used to treat runoff?
i) grassy/ gravel swale
ii) other:
Please note that the flow-based system must meet all of the following criteria:
i) minimum travel time of 9 minutes
ii) maximum velocity of .9 ft/sec
iii) maximum flow depth of 2"
iv) maximum slope for treatment of 2%
v) design based upon a rainfall intensity of .2 in/hr over entire site acreage
vi) runoff from all hardscape areas routed to the flow-base system
b) Will a volume-based system be used to treat runoff?
i) detention basin
ii) manufactured underground storage/infiltration
iii) other:
Please note that the volume-based system must meet all of the following design
criteria:
i) a retention time of not less than 24 hours and not more than 48 hours
ii) a volume determined using .6" of precipitation- over the entire site acreage
iii) an overflow/ bypass design for volume exceedance
iv runoff from all hardsca a areas routed to the detention basin
c) Will an approved alternate system be utilized for numerically sized treatment?
Please specify:
d) Gas stations, automotive centers, and parking lots, shall install fossil fuel/ hydrocarbon
filters in all storm drain inlets. Are filters planned for the project? (Use N/A if not
a livable
e) Trash enclosures shall be covered and surface runoff directed away from the enclosures.
Is this requirement planned into project design? (Use N/A if no trash enclosures are
proposed)
fl New roads shall include measures to treat the roadway runoff. Does the project design
include treatment for proposed roadway runoff? Use N/A if no new roads are ro osed
1 BMP requirements are more completely described in the City of Encinitas Best Management
Practice Manual, Part II
CD/ddc/ i : \bapt \Revised Copy of CD_A-lAPP(web version) (Last Update: 22-Mar-06) 2-48
Application No.:
Standard Project: Standard Projects shall incorporate Standard Project Post-construction BMPs in
addition to meeting the applicable construction phase BMPs. All Standard Projects must provide
biofiltration meeting at least one of the standards listed under Item (c) below, and the site must be
designed such that the answers to Items (a), (b), and (c) below are "Yes".
Tahlp 4- STANDARD PROJECT Post-construction BMP Checklist
-
Yes
No
a) is runoff from hardsurface areas such as roofs and driveways routed over natural
treatment areas (grass, ravel, non-erosive landscape) prior to discharge from the site?
b) Does runoff from all proposed hardsurface areas receive biofiltation (no Directly
Connected Impervious Areas DCIA ?
c) Will all trash enclosures be covered and surface runoff directed away from the
V
enclosures if trash enclosures are proposed)?
d) Is biofiltration implemented for runoff? Check applicable method below:
i) grassy or gravel swale at a maximum slope of 2% and minimum width of 3 ft.
ii) relatively flat landscape or turf areas ✓
iii) driveway grass strip at least 1 foot wide
iv) pervious pavement and/or pavers with at least 50% opening ✓
v) underground gravel filtration/ percolation system
vi other list :
Storm Water Certification
(To be complete for all categories)
I hereby acknowledge that both construction and permanent post-construction storm water BMPs are
required for this project and will be designated and constructed in accordance with the City of Encinitas
BMP Manual, part II. I certify that the information provided above is complete and correct.
A dA rir_W:~
Owner Engineer- Signature Print Name Date
CD/ddc/i:\bapt\Revised Copy of CD_A-1APP(web version) (Last Update:22-Mar-06) 2-49
SCHNETZ
LAND E INC.
July 29, 2009
Todd Mierau
Associate Planner
City of Encinitas
Mr. Mierau,
My name is Bill Schnetz and I own and operate Schnetz Landscape Inc. a Design Build company.
I am a Certified Landscape Professional, and President Elect for the State California Landscape Contractors
Association. Most of my 33 years in the landscape industry have been on landscape renovation projects from
Rancho Santa Fe down the coast to Pt Loma.
I have first hand knowledge of working around established trees and the limits of there long term
survivability with in the limits of gardens and construction sites. Steve Shackelton I know had only good
intentions to save the Magnolia tree in question on his Cardiff project. After reviewing the plan and reviewing
the physical site, considering the age of the Magnolia with its wide root system it is my conclusion saving the
tree is not feasible. Below I have spelled out my reasons for coming to this conclusion.
1. The root system will have to be pruned back severely to allow for the construction of a CMU planter.
The amount of root loss and size of roots cut are not with in tolerable limits.
2. Magnolias Trees do not recover from shock as well as other trees, especially a concern for this tree
which is well over 40 years old.
3. Root rejuvenation can happen quickly on root's the diameter of a human wrist, root rejuvenation on
roots the size of a human thigh happens very slowly, if at all, which would be the case with this tree.
The tree would run out off food starch before new roots could again supply water and nutrients. The
results would be a slow decline over a two year period or because the tree is close to the coast which
decreases immediate stress it may appear fine until a hot Santa Ana hits then it would appear to die
over night. At which time everyone starts pointing fingers, in reality the death sentence was sign long
before.
If you have any further questions please feel free to email or call
Respectfully,
Bill Schnetz, CLP
Schnetz Landscape Inc.
2-50
j
ri
n
IfL.,
G f
CO
E L-- 1
C
CD
m
R (p
' N
C)
G~
1
m
U)
U)
Im
CD
2)
0
Iz
0
m
CD
=m
Io'
1
n n ' n to -I -n 2 Z € x o N F
m N 11 i l im i T: 's m;: 41 aS oom s~ ~ tr g~ y
Y m~~ €a 3 m w --3:E
n 1
0- CD
N o I" s m 2-51
4~Wr GV vv NrIvi 1`°'v 1-7
01) - Ie7 2®
Shackleton Looking South East
iL~
rll
I
i
CITY U- Ei is , 7
2- 2
PROJECT MATERIALS/ COLOR BOARD
SHACKLETON TWIN HOME
CPP CASE # 08-152
ELEVATION BUILDING
KEYNOTE MATERIAL
O
0
O
O
SPLIT FACE CONC. BLOCK
STANDING SEAM METAL
ROOF- LIGHT GREY
STUCCO WALL- LIGHT
SAND FINISH - TAN
VINYL WINDOWS-
ALOMOND
$ WOOD PATIO DOORS-
GREY STAIN
~n W.
CITY OF ENICII!ITAS
2-53
PROJECT MATERIALS/ COLOR BOARD
SHACKLETON TWIN HOME
CPP CASE # 08-152
ELEVATION BUILDING
KEYNOTE MATERIAL
10
11
12
14
15
WOOD FASCIA- GRAY STAIN
WOOD BEAMS AND POSTS-
GRAY STAIN
COMPOSITE WOOD DECK-
GRAY STAIN
HARDIPLANK SIDING-
GREEN, BLUE AND
YELLOW PAINT
PAINTED METAL GARAGE
DOORS- TAUPE
CECl EE_
r
2-54
2-55
2-56
Exhibit "PC-8"
Photos/Aerial of the proposed site
Case No. 08-152 DR/CDP
August 20, 2009
2-57
444VfbN
(/TF I tC72~-
o rs TO 40VT~
2-58
P! -W NVIo®p-- -t-V -r
t4mt#vfz? -P e,--A*-wv-eyr
Nmzo4w- -M gorN
c CrTjtU.- . 1A
2-59
`t
S
it
NRWjS6F-,c7 -P -Nc-
N rp mC-
'°It4l crC
*wl~VF- `ta Wq'
2-60
,F
a
~
Y
l
-KCM t4 (0,
2-61
a~
i
62
Exhibit "PC-9"
Project Drawings
Case No. 08-152 DR/CDP
August 20, 2009
2-63