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2009-24RESOLUTION NO. PC 2009-24 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: . 1. 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, 2008); 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\RPC08-15 2DRCDP 4- (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. hl 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: Chapo, Felker, Shannon, Steyaert, Van Slyke NAYS: None ABSENT: None ABSTAIN: None ATTEST: ,6. atrick Murphy Secretary ..r Paul an Slyke, ` arr 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. PBD/TGM/G:\Resolutions\RPC08-152DRCDP 2 ATTACHMENT "A" Resolution No. PC 2009-24 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- 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. C. 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- 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\RPC08-152DRCDP -5- FINDINGS FOR A COASTAL DEVELOPMENT PERMIT STANDARD: Section 30.80.090 of the Municipal Code provides that the authorized agency must make the following findings of fact, based upon the information presented in the application and during the Public Hearing, in order to approve a coastal development permit: 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\RPC08-152DRCDP -6- 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\RPC08-152DRCDP -7- ATTACHMENT "B" Resolution No. PC 2009-24 Case No. 08-152 DR/CDP Applicant: Steve Shackleton Location: 2133 Cambridge Avenue (APN: 260-411-06) SC1 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.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, 2008), 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\RP C08-15 2DRCDP -8- 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- 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: 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. 5. 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\RPC08-152DRCDP -10- 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". SCE The Aloe Barbarae tree (48-inch box) located in the circular planter at the front of the Unit "A" property shall be substituted with a 48-inch box tree which has a fuller canopy. This tree shall have a root structure that can be contained within the circular planter and have a mature height of 25 feet tall with an approximate canopy width of 25 feet. Said tree shall be shown on the landscape plan for building permit approval to the satisfaction of the Planning and Building Department. Gl STANDARD CONDITIONS: CONTACT THE PLANNING AND BUILDING DEPARTMENT REGARDING COMPLIANCE WITH THE FOLLOWING CONDITION(S): G2 This approval may be appealed to the City Council within 15 calendar days from the date of this approval in accordance with Chapter 1.12 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. PBD/TGM/G: Resolutions\RPC08-152DRCDP -11- G11 All roof-mounted equipment and appurtenances, including air conditioners and their associated vents, conduits and other mechanical and electrical equipment, shall be architecturally integrated, and shall be shielded from view and sound buffered to the satisfaction of the Planning and Building Department. Note: All rooftop equipment shall be assumed visible unless demonstrated otherwise to the satisfaction of the Planning and Building Department, and adequate structural support shall be incorporated into building design. Rooftop vent pipes shall be combined below the roof, and shall utilize decorative caps where visible from any point. Ground-mounted mechanical and electrical equipment shall also be screened through use of a wall, fence, landscaping, berm, or combination thereof to the satisfaction of the Planning and Building Department. All exterior accessory structures shall be designed to be compatible with the primary building's exterior to the satisfaction of the Planning and Building Department. 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. L1 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. PBD/TGM/G:\Resolutions\RPC08-152DRCDP -12- L2 All required plantings and automated irrigation systems shall be in place prior to use or occupancy of new buildings or structures. All required plantings and automated irrigation systems shall be maintained in good condition, and whenever necessary, shall be replaced with new materials to ensure continued compliance with applicable landscaping, buffering, and screening requirements. All landscaping and irrigation systems shall be maintained in a manner that will not depreciate adjacent property values and otherwise adversely affect adjacent properties. All irrigation lines shall be installed and maintained underground (except drip irrigation systems). 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 revolve or modify the approval. This condition shall be recorded with the covenant required by this Resolution. DRI 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. B 1 BUILDING CONDITION(S): CONTACT THE ENCINITAS BUILDING DIVISION REGARDING COMPLIANCE WITH THE FOLLOWING CONDITION(S): 132R 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. PBD/TGM/G:\Resolutions\RPC08-152DRCDP -13- 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 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. PBD/TGM/G\Resolutions\RPC08-152DRCDP -14- 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. 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 PBD/TGM/G:\Resolutions\RPC08-152DRCDP -15- 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. 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 PBD/TGM/G:\Resolutions\RPC08-152DRCDP -16- 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. 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\RP C08-15 2DRCDP -17-