2011-02 - EG
City of Encinitas
PLANNING AND BUILDING DEPARTMENT
505 So. Vulcan Ave.
Encinitas, CA 92024
(760) 633-2710
NOTICE OF DECISION
PBD 2011-02
February14,2011
This letter is to inform you that the Planning and Building Director has approved your application
for:
10-110 TPM/CDP (Peterson) - A Tentative Parcel Map and Coastal Development Permit to
subdivide an existing, single lot (0.72 acres) into 2 lots (0.33 and 0.39 acres) The project is
located at 1060 Urania Avenue in the Residential-3 (R-3) zone of the Community of Leucadia,
and the Coastal Zone of the City of Encinitas (APN 254-363-37).
Project Discussion: The application is a Tentative Parcel Map and Coastal Development Permit
to subdivide an approximately 0.72-acre site into two lots resulting in approximately 0o33 acres
(14,500 SF) for Parcel lA and 0.39 acres (16,916 SF) for Parcel 1B. An existing open space
easement (Doc. No. 2006-00898797 recorded on December 19, 2006) is located on Parcel 1 B
prohibits development within the steep slope area. New single-family homes may be built on
each lot under separate permits in the future upon issuance of the required Coastal Development
Permit and building permits. There is an existing nonconforming structure on Parcel lA that will
be removed upon development of Parcel lA. Access to both parcels will be made from Urania
Avenue via a minimum 20-foot wide easement located on 1072 Urania Avenue (APN 254-363-
38). A proposed 16-foot wide, emergency access hammerhead easement located on Parcel 1B
will be recorded with the final parcel map.
The project slope site slopes downward to the north gradually from the southern limits of the
project site, but drops significantly greater than 10% within the recorded open space easement
located on Parcel 1B. No pad elevations are shown for either parcel, but such that the height of
future homes will be measured from the lower of existing or proposed grades when permits may be
proposed for development in the future.
The surrounding vicinity is composed of single-family homes that are also zoned R-3. The
applicable development standards of the R-3 Zoning District include a minimum net lot area of
14,500 square feet, and minimum lot dimensions of 80 feet wide and 100 feet deep. The
proposed lot dimensions are consistent with these required standards. The maximum residential
density allowed for the subject R-3 zone is 3.0 dwelling units per net acre. Net acreage
calculations indicate a maximum of 2.16 dwelling units could be allowed on the subject property
(numerically rounded down to 2.0 only). The project complies with the density requirements of
the Municipal Code and General Plan.
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The applicant has submitted letters of available services and these attest to the availability of all
necessary services (including fire, water, sanitation, and school district) to the proposed
subdivision. Existing water services and sewer laterals to Parcels 1 and 2 will be from Urania
Avenue.
The applicant conducted a Citizen Participation Program (CPP) pursuant to Chapter 23.06 of the
Municipal Code. A newsletter was mailed to all property owners and tenants within 500 feet of
the project site on October 24, 2010. No comments, questions, concerns or other inquiries were
received during the 3-week period leading up to the deadline for comments of November 15,
2010.
A standard public notification to all property owners and tenants within 500 feet of the project
site was issued for the application, which allowed for a minimum 10-day comment period prior
to the Administrative Public Hearing in accordance with the provisions of Section 30.01.070 of
the City of Encinitas Municipal Code. No comments were received prior to the Administrative
Public Hearing.
The Planning and Building Department conducted an Administrative Public Hearing on
Monday, January 10, 2011. Although the applicant did not attend the meeting, City staff and
three (3) citizens attended the meeting. The citizens had three concerns: (1) the increased
demand for on-street parking, (2) a suggestion that a single-story home be built on Parcel 1B,
and (3) a request for staff to review drainage onto adjacent property from the future development
of the parcels.
A letter dated January 7, 2011 e-mailed to City staff stated, "We are concerned that what little
`on street' parking is available in the area is going to be overwhelmed by this lot change...We
are concerned that the availability of parking on Brittany will be overwhelmed by the additional
parking requirements of two lots that cannot provide adequate parking on their own property...
when plans are drawn to build, each property be required to provide adequate on site parking for
their own and visitor needs". Staff responded that although no homes have been proposed for
development to date, the proposed homes would be reviewed in accordance with Chapter 30.54
(Off-Street Parking) of the Municipal Code where a home under 2,500 SF would be required to
provide 2 enclosed parking spaces (i.e. a typical 2-car garage), and a third unenclosed parking
space for homes greater than 2,500 SF.
As stated previously, the project site slopes downward to the north resulting in Parcel 1B being
the highest parcel when compared to Parcel lA and the existing home that fronts Urania Avenue,
which was built per Case No. 06-201 CDP (PBD 2007-60 approved October 29, 2007). The
same January 7, 2011 letter stated, "Lot 2(Parcel 1B), however, is the highest part of this
property and since the `buildable envelope' is so small (given the recorded open space
easement), we are concerned they will build a 2-story house and completely overwhelm the
symmetry of the neighborhood. There are lots of 2 story houses in the neighborhood but none of
them stand out or overwhelm their neighbor". Staff responded that although no homes have been
proposed for development to date, the proposed homes would be exempt from design review in
accordance with Chapter 23.08 (Design Review). However, if and when homes are proposed,
staff will review the proposed homes relative to the issuance of the Coastal Development Permits
PBDIJD\T\NOD\10-110 TPMCDP Peterson NOD.doc Page 2 of 12
required in accordance with Chapter 30.80 (Coastal Development Permit) of the Municipal Code
to insure compliance with building height limitations.
Lastly, a neighbor was concerned about future drainage since his residence is the lower than the
project site. Staff responded that although no homes have been proposed for development to
date, the applicant is required to submit a precise grading plan to address drainage and Best
Management Practices and to obtain a grading permit from the Engineering Department prior to
the issuance of any building permits on the newly created lots in accordance Specific Condition
SCB. A standard requirement for those permits is to not allow runoff from new development on
adjoining properties.
This approval is based on the following findings:
FINDINGS FOR A TENTATIVE PARCEL MAP
STANDARD: Section 66474 of the California Government Code requires that the authorized
agency approve an application for a Tentative Map unless, based upon the information
presented in the application and during the Public Hearing, the authorized agency makes any
of the following findings of fact:
a. That the proposed map is not consistent with applicable general and specific plans as
specified in Section 65451 of the Subdivision Map Act.
Facts/Discussion: There is no specific plan associated with the subject property. The
General Plan allows for single family residential development at a maximum density of 3.0
dwelling units per net acre in the subject R-3 zone. The 2-lot subdivision is consistent with
the General Plan density range for the R-3 zone.
Conclusion: The Planning and Building Director finds that the proposed map is consistent
with the General Plan.
b. That the design or improvement of the proposed subdivision is not consistent with
applicable general and specific plans.
Facts/Discussion: Chapter 24.12 of the Municipal Code sets forth design standards for
subdivisions and Chapter 30.16 of the Municipal Code sets forth development standards
such as lot width, depth, and area requirements for the subject R-3 zone. The proposed 2-lot
subdivision meets or exceeds the applicable development and design standards of the
General Plan and Municipal Code.
Conclusion: The Planning and Building Director finds that the design of the subdivision is
consistent with the General Plan and Municipal Code.
c. That the site is not physically suitable for the type of development.
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Facts/Discussion: The site contains sufficient area to permit the 2-lot subdivision and the
future development of a single-unit residence in accordance with the development standards
for the R-3 Zoning District. The building areas for the subdivided lots will permit
residential developments consistent with R-3 zone standards.
Conclusion: The Planning and Building Director finds that the subject site with
conformance to the project conditions is physically suitable for the existing and future
single-family residential developments in compliance with all applicable development
standards of the subject R-3 zone.
d. That the site is not physically suitable for the proposed density of development.
Facts/Discussion: The proposed 2-lot subdivision is consistent with the City's adopted
General Plan density range far the R-3 Zoning District, which is afforded a maximum
density of 3.0 dwelling units per acre. The net acreage calculations for the subdivision
indicate a site-specific maximum density of 2 units. Therefore, the project complies with
the General Plan and Municipal Code density provisions for the subject R-3 zone.
Conclusion: The Planning and Building Director finds that the subject site is physically
suitable for the proposed density of development.
e. That the design of the subdivision or of the proposed improvements is likely to cause
substantial environmental damage or substantially or avoidably injure fish or wildlife or
their habitat.
Facts/Discussion: The project has been determined to be exempt from environmental
review pursuant to Section 15315 of the California Environmental Quality Act (CEQA)
Guidelines. Section 15315 exempts the division of property from environmental review
when the division conforms with the General Plan and zoning, no variances or exceptions
are required, all services and access to local standards is available, the parcel was not
involved in a division of a larger parcel within the previous 2 years, and the average slope
of the parcel is less than 20%.
Conclusion: The Planning and Building Director finds that the design of the subdivision
and of the proposed improvements is not likely to cause substantial environmental damage
or substantially ar avoidably injure fish or wildlife or their habitat.
f. That the design of the subdivision or the type of improvements is likely to cause serious
public health problems.
Facts/Discussion: The applicant has provided letters of service availability from fire,
sanitation, water, and school districts which state that all services are available to serve the
proj ect.
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Conclusion: The Planning and Building Director finds that, since all necessary services
will be provided for the proposed project, the design of the subdivision and of the proposed
improvements is not likely to cause serious public health problems.
g. That the design of the subdivision ar the type of improvements will conflict with easements,
acquired by the public at large, for access through or use of, property within the proposed
subdivision. In this connection, the authorized agency may approve a map if it finds that
alternate easements, for access or for use, will be provided, and that these will be
substantially equivalent to ones previously acquired by the public. This subsection shall
apply only to easements of record or to easements established by judgment of a court of
competent jurisdiction and no authority is hereby granted to a legislative body to determine
that the public at large has acquired easements through or use of property within the
proposed subdivision.
Facts/Discussion: No easements have been identified on the subject property that would
conflict with the proposed subdivision.
Conclusion: The Planning and Building Director finds that the design of the subdivision or
the type of improvements will not conflict with any easements, acquired by the public at
large, for access through or use of, property within the proposed subdivision.
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:
l. 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 City's General Plan and Municipal Code are the applicable components of the
City's Local Coastal Plan. The project consists of a 2-lot residential subdivision. The
proposed parcels are consistent with all applicable zoning code development standards. The
project has been determined to be exempt from environmental review pursuant to 15315 of
the California Environmental Quality Act (CEQA) Guidelines.
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Discussion: Related to finding No. l, with the approval of the Tentative Parcel Map and
Coastal Development Permit request, the project complies with or is conditioned to comply
with the City's Local Coastal Progam and the Municipal Code. Related to finding No. 2,
the project is exempt from environmental review and no potentially significant adverse
impacts to the environment will result. Finding No. 3 is inapplicable since the project is not
located between the sea or other body of water and the nearest public road.
Conclusion: The Planning and Building Director finds that 1) the project is consistent with
the certified Local Coastal Program of the City of Encinitas; 2) no potentially significant
adverse impacts to the environment will result and the project is exempt from environmental
review pursuant to CEQA Guidelines 15315; and 3) finding No. 3 is not applicable to the
project since the project site is not located between the sea or other body of water and the
nearest public road.
ENVIRONMENTAL STATUS: Exempt from environmental review pursuant to Section 15315
of the California Environmental Quality Act (CEQA) Guidelines. Section 15315 exempts the
division of property from environmental review when the division conforms with the General
Plan and zoning, no variances or exceptions are required, all services and access to local
standards is available, the parcel was not involved in a division of a larger parcel within the
previous 2 years, and the average slope of the parcel is less than 20%.
This approval is subject to the following conditions:
SCl SPECIFIC CONDITIONS:
SC4 Approval of the Tentative Parcel Map and all associated permits will expire on February 14,
2013 at 5:00 pm, two years after the approval of this project, unless the conditions have been
met or an extension of time has been approved pursuant to the Municipal Code.
SC6 This project is conditionally approved as set forth on the application and project drawings
stamped received by the City on February 10, 2011, consisting of one (1) sheet (Tentative
Parcel Map) designated as approved by the Planning and Building Director on February 14,
2011, and shall not be altered without express authorization by the Planning and Building
Department.
SCA The following San Dieguito Water District (SDWD) conditions apply to 10-110
TM/CDP:
1. The developer shall install the water system according to Water Agencies' (WAS)
standards, and dedicate to SDWD the portion of the water system which is to be
public.
2. SDWD will require that water meters 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 developer. New meters shall be placed in the Urania Road
right-of-way.
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3. The developer will be required to show all existing and proposed water facilities on
improvement or grading plans for SDWD Approval.
4. The developer is required to comply with the SDWD's fees, charges, rules and
regulations.
5. The San Dieguito Water District Board has adopted a Drought Response
Ordinance (Ord. No. 2008-01) and on July l, 2009 declared a Level 2 Drought
Alert. Upon this declaration of a mandatory Drought Response Level 2 and
above, no new potable water service shall be provided, no new temparary 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 far the project will be offset prior to the provision of a
new water meter(s) to the satisfaction of SDWD.
SCB The following Engineering Services conditions apply to 10-110 TPM/CDP:
l. No development is proposed with this TPM. Prior to the issuance of any building
permits on the newly created lots, the owner shall obtain approval of a precise
grading plan and obtain a grading permit from the Engineering Department.
2. Each lot shall have its own sewer lateral to Urania Avenue. Joint sewer laterals will
not be allowed. Prior to connection to the public sewer system, the owner shall pay
any and all applicable Wastewater Capacity Fees
SCC To the satisfaction of the Fire Department, a dedicated turn-around in the cul-de-sac for fire
vehicles will be required and be recorded on the Final Map.
SCD The existing nonconforming structure on Parcel lA shall be removed to the satisfaction of
the Planning and Building Department prior to the issuance of building permits for the
development of Parcel 1 A.
G1 STANDARD CONDITIONS:
CONTACT THE PLANNING AND BUILDING DEPARTMENT REGARDING
COMPLIANCE WITH THE FOLLOWING CONDITION(S):
G4 Prior to recordation of the final parcel map, the owner shall cause a covenant regarding
real property to be recorded. Said covenant shall set forth the terms and conditions of this
PBD\JD\T\NOD\10-110 TPMCDP Peterson NOD.doc Page 7 of 12
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.
GS 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.
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
Final Map approval 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 Deparhnent regarding
Flood Control and Traffic Fees, applicable School District(s) regarding School Fees, the Fire
Department regarding Fire 1Vlitigation/Cost Recovery Fees, and the applicable Utility
Departments or Districts regarding Water and/or Sewer Fees.
TENTATIVE PARCEL MAPS
M1 This approval may be appealed to the City Council within 10 calendar days from the date of
this approval pursuant to Chapter 1.12 of the Municipal Code.
M2 All project grading shall conform with the approved Tentative Map or Tentative Parcel
Map. In cases where no grading is proposed at the time of the Tentative Map/Tentative
Parcel Map, or in cases where the grading plan later submitted is not consistent with the
approved Tentative Map/Tentative Parcel Map, the applicant shall be required to obtain a
design review permit for grading prior to issuance of grading permits.
F1 FIRE CONDITIONS:
CONTACT THE ENCINITAS FIRE DEPARTMENT REGARDING COMPLIANCE
WITH THE FOLLOWING CONDITION(S):
F2 ACCESS ROAD MINIMUM DIMENSIONS: Fire apparatus access roads shall have
an unobstructed improved width of not less than 24 feet; curb line to curb line, and an
unobstructed vertical clearance of not less than 13 feet 6 inches. Exception: Single-
Family residential driveways; serving no more than four single-family dwellings, shall
have minimum of 16 feet, curb line to curb line, of unobstructed improved width. Access
roads shall be designed and maintained to support the imposed loads of not less than
75,000 pounds.
F4 DEAD ENDS: All dead-end fire access roads in excess of 150 feet in length shall be
provided with approved provision for the turning around of emergency apparatus. A cul-
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de-sac shall be provided in residential areas where the access roadway serves more than
four (4) structures. The minimum unobstructed paved radius width for a cul-de-sac shall
be 36 feet in residential areas with no parking.
FS GRADE: The gradient for a fire apparatus access roadway shall not exceed 20.0%.
Grades exceeding 15.0% (incline or decline) shall not be permitted without mitigation.
Minimal mitigation shall be a surface of Portland cement concrete, with a deep broom
finish perpendicular to the entire direction of travel. Additional mitigation measures may
be required where deemed appropriate. The angle of departure and angle of approach of
a fire access roadway shall not exceed seven degrees (12 percent).
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.
F9 POSTING OR STRIPPING ROADWAYS "NO PARHING F'IRE LANE": Fire
Department access roadways, when required, shall be properly identified as per Encinitas
Fire Department standards.
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.
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EG1 Grading Conditions
EG14 A grading permit shall be obtained for this project unless the proposed grading is exempt
under section 23.24.090 of the Municipal Code. If the proposed grading is exempt from
permit requirement, the Owner shall provide a precise site plan prior to approval of a
building permit. The building site plan shall provide design for drainage improvements,
erosion control, storm water pollution control, and on-site pavement.
EG3 The developer shall obtain a grading permit prior to the commencement of any clearing or
grading of the site.
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 Directar to properly handle the drainage.
EDSM The owner shall pay the current local drainage area fee prior to approval of the final map far
this project or shall construct drainage systems in conformance with the Master Dxainage
Plan and City of Encinitas Standards as required by the Engineering Services Director.
ED6M The owner of the subject property shall execute a hold harmless covenant regarding
drainage across the adjacent property prior to approval of the final map/any grading or
building permit for this project.
ED8 The drainage system shall be designed to ensure that runoff resulting from a 100-year
frequency storm under developed conditions is equal to ar less than the runoff from a storm
of the same frequency and duration under existing conditions. Both 6 hour and 24 hour
storm durations shall be analyzed to determine the detention basin capacities necessary to
accomplish the desired results.
ES 1 Street Conditions
ES4 Reciprocal access and/or maintenance ageements shall be provided ensuring access to all
parcels over private roads, drives or parking areas and maintenance thereof to the
satisfaction of t he Engineering Services Director.
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ESS 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.
EU1 Utilities Conditions
EU2M The developer shall comply with all the rules, regulations and design requirements of the
respective utility agencies regarding services to the project.
EU3M The developer 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.
ESW1 Storm Water Pollution Control Conditions
ESWS The project must meet storm water quality and pollution control requirements. The
applicant shall design and construct landscape and/or turf areas and ensure that all flows
from impervious surfaces are directed across these areas prior to discharging onto the
street. A Grading Plan identifying all landscape areas designed for storm water pollution
control (SWPC) and Best Management Practice shall be submitted to the City for
Engineering Services Department approval. A note shall be placed on the plans
indicating that the modification or removal of the SWPC facilities without a permit from
the City is prohibited.
ESW6 Storm Water Pollution Control (SWPC) facilities shall be designed and approved by the
City Engineer, and secured with a performance bond prior to the issuance of a
grading/building permit for this project.
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.
ESW10 The design of drainage for private roadways and other impervious surfaces shall
incorporate Best Management Practices for storm water pollution control. Private
roadway drainage for this project shall incorporate one or more of the following:
l. A rural swale system to direct street sheet flows into a vegetated swale or
stabilized decomposed granite (DG)/gravel shoulder and includes curbs at corners
and culverts under driveways and at street crossings;
2. An urban curb and gutter system with periodic inlets to collect and direct flows
into a vegetated swale/biofilter;
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3. A dual drainage system in which precipitation of up to .6" or a rainfall intensity of
up to .2 inches per hour is captured into street catch basins and discharged into an
adjacent vegetated swale or gravel shoulder.
EM1 Map Conditions
EM3 This project is approved specifically as 1(single) phase.
This notice constitutes a decision of the Planning and Building Department only. Additional
permits, including Building Permits, may be required by the Building Department or other City
Departments. It is the property owner's responsibility to obtain all necessary permits required for
the type of project proposed.
In accordance with the provisions of Municipal Code Section 1.12, this decision may be appealed to
the City Council within ten (10) calendar days of the date of this determination. The appeal must
be filed, accompanied by the appropriate filing fee, prior to 5:00 p.m. on the lOth calendar day
following the date of this notice of decision. The action of the Planning and Building Department in
reference to the above item may not be appealed to the California Coastal Commission.
If you have any questions regarding this determination, please contact J. Alfred Dichoso, Associate
Planner, at (760) 633-2681, or the Planning and Building Department, 505 S. Vulcan Avenue,
Encinitas, CA 92024 at (760) 633-2710.
`,r27-
P ck Murphy
Planning and Building Department Director
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