2014-120 - EG City of Encinitas
PLANNING AND BUILDING DEPARTMENT
505 South Vulcan Avenue
Encinitas CA 92024
(760) 633-2710
NOTICE OF DECISION
PBD-2014-120
December 29, 2014
This letter is to inform you that the Planning and Building Department has approved your
application for:
14-218 CDP (Applicant: New Pointe Communities, Inc.) — A request for a Coastal
Development Permit for the construction of a new single-family residence on a vacant lot. The
subject property is located at 600 Union Street within the Residential 3 (R-3) Zone,
Scenic/Visual Corridor Overlay Zone Coastal Zone. (APN: 256-171-18)
Project Description:
The project is a request for the construction of a 3,338-square foot single-family residence with
a 777-square foot attached garage on a 14,542-square foot vacant lot. The construction of the
new single-family residence requires the issuance of a Coastal Development Permit.
Discussion:
The subject site (Parcel 3) was subdivided as a part of a four-lot subdivision (Case No. 89-090
TPM/CDP), and recorded with the San Diego County Recorder as Parcel Map 16868 on June 5,
1992. Access to the site is available directly from a driveway via Union Street. The property
has a 24-foot wide road easement, 16 feet of which is to be paved along the westerly boundary,
and ends at Parcel 1 (596 Union Street) and Parcel 2 (598 Union Street)of the subdivision.
Pursuant to Section 23.08.030137 of the Municipal Code, the applicant is proposing the
residence as a custom single-family home with a dissimilar building footprint, orientation,
elevations and architectural features. The footprint and orientation of all residences varies for
all projects. Each residence provides a variety of wall offsets and two of the three homes will be
one-story. The residences are additionally differentiated by materials and colors and
architectural elements such as patio covers, wood beams and window treatments.
A one-story residence is proposed on the -subject property with a front entry courtyard and a
garage entrance oriented from Union Street. The residence includes a variety of wall offsetting
with architectural projections including several large outdoor living areas for visual interest.
Colors and materials for the residence include reddish-brown S-tile roofing, light brown stucco,
darker brown doors and a tan garage door with windows. Architectural features proposed for
the residence include a stucco trim veneer base, patio cover, recessed windows and decorative
front wood door.
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Lot 2, north of this site, is being proposed as a single-story residence with high vaulted ceilings,
and includes a courtyard entryway and a side-loaded garage from the 16-foot paved access
driveway. A series of stepped sloping slate-style roofs are proposed for the project. The
residence is proposed with brown earth-toned colors, including a blended earth-toned roof, tan
stucco and white railings, posts, beams and outlookers. The front door and shutters are
proposed to be painted dark red to highlight detail areas of the residence. Architectural
elements for the home includes stucco pot shelves and trim, wood shutters and stone veneer
that wraps up half the building fagade on the west and south elevations.
Lot 1, located northwest to this site is proposed as a two-story residence with sloped (4:12)
pitched roof-lines with dormer elements on the west and north elevations. Colors for home
include a green shake-style tile roof, grey stucco walls, dark brown shingle-siding, white stucco
trim and wood trim elements, dark brown doors and a natural stone veneer base. Window
treatments include decorative stucco trim details and railings for the residence will be painted
wood with glass. The garage door will have a sectional appearance and is proposed to be
painted light-green to maintain the earth-tone theme.
Grading for the site is proposed primarily underneath the pad of the proposed residence and
along the eastern and western portion of the site. Both cut and fill grading is proposed
underneath the residence and cut grading is being proposed on the easterly portion of the
property. The cut or fill grading will not exceed 4 feet in height for fill and 8 feet for cuts, and is
exempt from Design Review in accordance with Encinitas Municipal Code Section
23.08.0301314.
This single-family dwelling as approved herein is exempt from Design Review as per Section
23.08.030137 of the Municipal Code because the project is a custom single-family residence with a
different footprint, elevations, architectural features and elevations and colors from the surrounding
residences. The single-family residence complies with all R-3 Zone development standards
related to setbacks, height, lot coverage and parking.
As documented on the project plans, the average lot slope within the developable area is
7.22%, less than 10%, and height for the proposed residence is required to be measured from
the lower of the existing or finished grade at the building wall. The applicant has documented on
the project plans the new single-family residence at under 25 feet in height from the lower existing
grade at the structure, and the project complies with the height limitations in accordance with
Section 30.16.010136 of the Municipal Code. Prior the roof nailing and framing inspection during
construction, the applicant will be required to provide a height certification from a licensed land
surveyor certifying that the residence complies with all Encinitas Municipal Code height
limitations.
The project is located within the ScenicNisual Corridor Overlay (SNCO) zone. Section
30.34.080 of the Municipal Code provides that within the SNCO zone, consideration will be
given to the overall visual impact of the project on public views and conditions or limitations
pertaining thereto may be applied to the project. The proposed single-story residence is infill
development in a similar location to the other surrounding existing residences and is located
approximately 530 feet to Interstate 5, and is also screened by residence to the north, south and
west, and therefore will not create any significant visual impacts relative to the scenic corridor.
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The single-family residence is proposed at more than 2,500 square feet, and the applicant is
thus required to provide two enclosed parking spaces and one additional enclosed or
unenclosed parking space. The applicant has a proposed a three-car attached enclosed garage
and has additional parking within the access driveway, thus meeting all parking standards in
Chapter 30.54 (Off-Street Parking) of the Municipal Code. The project complies with all
previous conditions issued with the approved discretionary permit (Case No. 89-090 TPM/CDP)
for the parcel map.
Public Notification:
A standard public notification was issued for the Coastal Development Permit application, which
allowed for a ten-day comment period from December 5, 2014 to December 15, 2014. The
Planning and Building Department did not receive any correspondence on the project.
Determination:
The Planning and Building Department determined the Coastal Development Permit application to
be consistent with the City's certified Local Coastal Program, including all applicable policies of the
General Plan and provisions of the Municipal Code because the residential use is consistent with
the General Plan designation and all development standards are met. Therefore the project is
hereby approved based upon the attached findings and subject to the attached conditions of
approval.
Environmental Review: A Phase I and Phase II Environmental Site Assessment were prepared
by AEC, LLC, and submitted on behalf of the applicant to the City on September 25, 2014,
because of historical nursery and floral agricultural production. The report documented
concentrations of chlordane, DDD, DDE and DDT, endrin, heptachlor, epoxide and toxaphene.
The applicant submitted the Phase 1/II studies along with a Soil Remediation Work Plan to the
Voluntary Assistance Program with San Diego County Department of Environmental Health and
obtained a conditional approval dated September 10, 2014. The work plan indicated that
approximately a total of 400 cubic yards of OCP impacted soil would require removal from Parcel 1
and Parcel 2, and then transported to a licensed disposal facility. The remediation plan requires
real-time air monitoring and low-flow air sampling at a minimum of two locations on the property,
and a final closure report to be submitted to the County and City for final approval. All grading is
proposed under one grading permit for Case Nos. 14-216 CDP, 14-217 CDP and 14-218 CDP.
The project includes the construction of 3,338-square foot single-family residence with a 777-
square foot garage on an existing vacant lot. CEQA Guidelines Section 15303(a) exempts from
environmental review the construction of a single-family residence. CEQA Guidelines Section
15330(b)(5) exempts from environmental review minor cleanup actions taken to mitigate or
eliminate the release or threat of release of a hazardous substance, including but not limited to
the excavation and/or offsite disposal of contaminated soils. The project complies with these
exemption criteria. None of the exceptions in CEQA Guidelines Section 15300.2 exist.
This approval is based on the following findings:
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FINDINGS FOR A COASTAL DEVELOPMENT PERMIT
STANDARD: Section 30.80.090 of the Municipal Code provides that the authorized agency
must make the following findings of fact, based upon the information presented in the
application and during the Public Hearing, in order to approve a coastal development
permit:
1. The project is consistent with the certified Local Coastal Program of the City of Encinitas;
and
2. The proposed development conforms with Public Resources Code Section 21000 and
following (CEQA) in that there are no feasible mitigation measures or feasible alternatives
available which would substantially lessen any significant adverse impact that the activity
may have on the environment; and
3. For projects involving development between the sea or other body of water and the nearest
public road, approval shall include a specific finding that such development is in conformity
with the public access and public recreation policies of Section 30206 et. seq. of the
Coastal Act.
Facts: The applicant requests approval of a Coastal Development Permit for the
construction of a new 3,338-square foot single-family residence and an attached 777-
square foot garage on a 14,542-square foot lot within the R-3 Zone. The construction of
the new single-family residence requires a Coastal Development Permit within the
Coastal Zone.
The project is located within the ScenicNisual Corridor Overlay (SNCO) zone. Section
30.34.080 of the Municipal Code provides that within the SNCO zone, consideration will
be given to the overall visual impact of the project on public views and conditions or
limitations pertaining thereto may be applied to the project.
The Planning and Building Department determined the Coastal Development Permit
application to be consistent with all applicable policies of the Local Coastal Program (LCP),
General Plan and provisions of the Municipal Code because the residential use is
consistent with the General Plan land use designation and all development standards are
met. The single-family dwelling is exempt from Design Review as per Section 23.08.030137
of the Municipal Code because the project is one custom single-family detached dwelling
with a dissimilar design from other residences within the immediate neighborhood.
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Discussion: Related to finding No. 1, the project complies with all development standards
of the R-3 Zone related to height, setbacks, lot coverage and parking requirements, and
is consistent with policies of the City's certified Local Coastal Program including the
General Plan and the Municipal Code. A one-story infill single-family residence is
proposed in a similar location to the other surrounding existing residences and is located
approximately 470 feet to Interstate 5 and is also screened by a residences to the west
and residences to the north and south, and therefore will not create any significant visual
impacts relative to the scenic corridor. Related to finding No. 2, the project is exempt
from environmental review pursuant to Sections 15303(a) and 15330(b)(5) of the
California Environmental Quality Act (CEQA) Guidelines for the demolition of an existing
residence and construction of a new single-family residence. Finding No. 3 is not
applicable because the project site located on a developed infill site that is not located
between the sea and the nearest public road.
Conclusion: The Planning and Building Department finds that 1)the project complies with
the City's certified Local Coastal Program including applicable General Plan policies and
Municipal Code requirements, and all other applicable development and design
standards; 2) no potentially significant adverse impacts to the environment will result from
the project and the project is exempt from environmental review pursuant to Sections
15303(a) and 15330(b)(5) of the California Environmental Quality Act (CEQA) Guidelines;
and 3)finding No. 3 is not applicable as the project site is located on a developed infill site
that is not located between the sea and the nearest public road.
SC1 SPECIFIC CONDITIONS:
SC2 At any time after two years from the date of this approval,
December 29, 2016 at 5:00 P.M., 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 Coastal Development Permit
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 as listed on this Permit.
SC6 This project is conditionally approved as set forth on the application and project drawings
stamped received by the City on October 23, 2014, consisting of seven sheets, including a
cover sheet, preliminary grading/ drainage plan (2 Sheets), average lot slope exhibit,
floor plans and elevations (2 Sheets), all designated as approved by the Planning and
Building Department on December 29, 2014, and shall not be altered without express
written authorization by the Planning and Building Department.
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SCA The following conditions shall be included on the building and/or grading plans and
performed to specification of the Engineering Department:
1. Prior to approval of a building permit, the applicant shall be responsible for the
construction of public improvements along the property frontage to Union Street.
Existing AC pavement shall be widened to ensure a minimum of 24 feet of AC
pavement. Street improvements shall include 6-foot wide (minimum) permeable
pavers parking area and a 5-foot wide DG path along entire property frontage of
Parcel 3. The pavers shall continue from the pavement widening to the existing wall
on Parcel 4 only between the horseshoe driveways. The pavers shall be surrounded
on all sides by a 6-inch wide by 16-inch deep PCC flush curb and parallel the right of
way. From the sawcut line the PCC flush curb and first 2-inches of the permeable
pavers shall be sloped at 2% to the flow line, and then rise at no more than 5% slope
to the back of the pervious pavers.
2. The existing trees within the right-of-way shall be individually called out and to be
protected in-place. The removal of any and all city trees shall be consistent with the
City's Urban Forest Management Program. Trees located within city street right of
way, on city property, or within city easements are referred to as city trees and shall
be protected in place during construction unless specifically approved otherwise. No
grading, excavation, or disturbance of city tree root systems shall occur within the
city tree drip line area (the area from the trunk of a tree to the outermost edge of the
tree canopy projection on the ground). If a City tree is not clearly labeled to be
removed, it must be protected in place. Even if approved improvements are in
conflict with a city tree, it must not be disturbed unless the plan is revised to address
the tree removal.
3. For purposes of storm water quality the project as a whole shall be a Priority project.
The applicant shall provide storm water quality treatment facilities to collect and treat
the runoff generated by all new and/or removed and replaced impervious surfaces.
Additionally, any increase in runoff resulting from an increase in impervious surface
shall be mitigated by sizing and designing the IMP facilities to the HMP sizing
requirements. The treatment facility IMPs shall be located entirely within private
property. A Stormwater Treatment Facility Maintenance Agreement shall be required
to be recorded on the properties.
4. The linear bioretention basin for the proposed private road shall be terraced to
provide level areas. A profile of this facility shall be provided on the grading plans.
5. The applicant shall prepare one grading plan for the three proposed single-family
residences for the discretionary permits (Case Nos. 14-216, 14-217 CDP and 14-218
CDP).
6. The owner of the subject property shall execute a hold harmless covenant regarding
drainage across the adjacent property prior to approval of the grading and/or building
permit for this project.
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7. The existing survey monuments shall be referenced on the preliminary grading plan
and shall be protected in-place. Any monument that is disturbed or destroyed shall
be replaced by a licensed land surveyor and a Corner Record or Record of Survey
shall be filed with the County prior to release of securities. The monument located at
the northwesterly corner of Parcel 3 that will be destroyed during the construction of
the proposed driveway shall be reset after construction.
8. The applicant shall construct a Public Sewer Main extension up the private driveway.
A 20-foot wide Public Sewer Easement centered on the main shall be granted to the
City. A Public Improvement Plan shall be reviewed and approved for the
construction of the main. The proposed sewer manholes shall be built per SDRSD
SM-02. Any new or altered sewer manholes shall be epoxy lined and spark tested in
accordance with Greenbook standards. The private sewer ejector pumps shall
discharge to a manhole on private property and then gravity feed into the public
main. The owner shall record a Private Sewer Ejector Pump Maintenance
Agreement.
SCB The following conditions shall be included on the building and/or grading plans and
performed to specification of the San Dieguito Water District:
1. Prior to the issuance of the Building Permit, the developer shall install the water
system according to Water Agencies' (WAS) standards, and dedicate to the San
Dieguito Water District the portion of the water system, which is to be public.
2. All water meters shall be located in front of the parcel they are serving and outside of
any existing or proposed travel way. The cost of relocation shall be the responsibility of
the developer. The district will require a minimum additional 5 feet outside of the edge
of pavement or behind curb for district facilities on the proposed private streets.
Appurtenances shall not be placed in roadside ditches.
3. The developer shall show all existing and proposed water facilities on the improvement
or grading plans for the District approval.
4. The applicant shall utilize reclaimed water for landscape areas in accordance with
District Ordinance No. 94-01 to the satisfaction of the San Dieguito Water District.
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SCC Prior to grading permit issuance, a Worker Health and Safety Plan shall be prepared by
a California Certified Industrial Hygienist in accordance with OSHA regulations. The
plan shall include the following:
a. The Worker Health and Safety Plan shall include procedures to avoid potential
hazards for construction workers, including the use of personal protective
equipment (PPE), protection from physical hazards, protection from chemical
hazards that may be present at the site, decontamination procedures, and worker
and health and safety monitoring criteria to be implemented during construction.
The worker health and safety plan shall include protective measures and PPE that
are specific to the conditions of concern and meet the requirements of OSHA's
construction safety requirements and Hazardous Waste Operations and Emergency
Response Standard (29 CFR 1910.120). Required PPE shall include safety boots
and hard hats at a minimum for entry into and work on the site. In addition, safety
glasses, respiratory protection, gloves, and other PPE may be required for specific
tasks or activities. In accordance with OSHA requirements, appropriate training
and record keeping shall also be a part of the health and safety program.
b. The Worker Health and Safety Plan shall be explained to the construction workers
and all workers shall be required to sign the plan, which will be kept on the
construction site at all times. Worker safety training shall occur prior to initiation of
construction activities. Training shall include the review of all health and safety
measures and procedures.
c. Prior to Grading Permit issuance, provisions of the Soil Remediation Work Plan,
Community Health and Safety Plan, and Worker Health and Safety Plan shall be
incorporated as part of the grading plans to the satisfaction the Encinitas
Planning and Building Department and Public Works Department. During grading
activity, the project applicant shall provide any copies of chain-of-custody, waste
manifesting, and field reporting records to the City's Engineering Inspector.
SCD Prior to the Grading Permit issuance, the project applicant shall demonstrate that a
qualified consultant has been retained to provide on-site monitoring during grading
activities and ensure implementation of all provisions contained in the Soil Remediation
Work Plan, Community Health and Safety Plan, and Worker Health and Safety Plan.
The project applicant shall be responsible for ensuring all provisions of the
aforementioned plans are implemented to the satisfaction of the San Diego County
Department of Environmental Health.
SCE Prior to final inspection and approval for the Grading Permit, the following shall be
satisfied to the satisfaction of the Planning and Building Department and the Public
Works Department:
a. The project applicant shall prepare and submit a Closure Report and Closure
Letter request (for the Soil Remediation Work Plan) to the San Diego County
Department of Environmental Health Voluntary Assistance Program and Encinitas
Planning and Building Department for review and approval. The Closure Report
shall include a discussion of any deviations from the approved Soil Remediation
Work Plan.
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b. The project applicant shall submit the Closure Letter issued by the San Diego
County Department of Environmental Health to the Encinitas Planning and Building
Department and Public Works Department.
SCF Prior to the issuance of the Building Permit, all grading remediation work shall be
completed to the satisfaction of the Engineering Services Department.
SCG Prior to the issuance of the building permit the applicant shall provide all landscape
water efficiency calculations and best management worksheet checklist pursuant to
Section 23.26.160 of the Municipal Code.
SCH Prior to the issuance of the Building Permit the applicant shall demonstrate that all walls,
fencing and gates within the first fifteen feet of the property from the front property line
are a maximum of 4 feet solid. An additional 2 feet of fence or wall can be added
provide it is at least 50% open. All other perimeter combined walls/fences shall not
exceed 6 feet in height.
G1 STANDARD CONDITIONS:
CONTACT THE PLANNING AND BUILDING DEPARTMENT REGARDING COMPLIANCE
WITH THE FOLLOWING CONDITIONS:
G2 This approval may be appealed to the City Council within 15 calendar days from the date of
this approval in accordance with Chapter 1.12 of the Municipal Code.
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.
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.
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B1 BUILDING CONDITION:
CONTACT THE ENCINITAS BUILDING DIVISION REGARDING COMPLIANCE WITH THE
FOLLOWING CONDITION:
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 plans},
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 Conditions:
CONTACT THE ENCINITAS FIRE DEPARTMENT REGARDING COMPLIANCE WITH THE
FOLLOWING CONDITIONS:
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-
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.
F5 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).
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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.
F8 CONSTRUCTION MATERIALS: Prior to delivery of combustible building construction
materials to the project site all of the following conditions shall be completed to the
satisfaction of the Fire Department:
1. All wet and dry utilities shall be installed and approved by the appropriate
inspecting department or agency;
2. As a minimum the first lift of asphalt paving shall be in place to provide a
permanent all weather surface for emergency vehicles; and
3. All fire hydrants shall be installed, in service and accepted by the Fire
Department and applicable water district.
F9 POSTING OR STRIPING ROADWAYS "NO PARKING FIRE LANE": Fire Department
access roadways, when required, shall be properly identified as per Encinitas Fire
Department standards.
F10 OBSTRUCTION OF ROADWAYS DURING CONSTRUCTION: All roadways shall be a
minimum of 24 feet in width during construction and maintained free and clear, including
the parking of vehicles, in accordance with the California Fire Code and the Encinitas
Fire Department.
F-13 ADDRESS NUMBERS: Approved numbers and/or addresses shall be placed on all
new and existing buildings and at appropriate additional locations as to be plainly visible
and legible from the street or roadway fronting the property from either direction of
approach. Said numbers shall contrast with their background, and shall meet the
following minimum standards as to size: 4-inches high with a 3/8-inch stroke for
residential buildings, 8-inches high with a Y2-inch stroke for commercial and multi-family
residential buildings, 12-inches high with a 1-inch stroke for industrial buildings.
Additional numbers shall be required where deemed necessary by the Fire Marshal,
such as rear access doors, building corners, and entrances to commercial centers.
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.
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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).
F18 CLASS "A" ROOF: All structures shall be provided with a Class "A" Roof covering to
the satisfaction of the Encinitas Fire Department.
F21 SOLAR PHOTOVOLTAIC INSTALLATIONS (Solar Panels): Solar Photovoltaic
systems shall be installed per Encinitas Fire Department installation guidelines.
E1 ENGINEERING CONDITIONS:
CONTACT THE ENGINEERING SERVICES DEPARTMENT REGARDING COMPLIANCE WITH
THE FOLLOWING CONDITIONS:
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.
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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.
EG13 Owner shall provide a precise grading plan prior to approval of building permit. Grading
plan shall provide design for drainage improvements, erosion control, storm water pollution
control, and on-site pavement.
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.
ED6 The owner of the subject property shall execute a hold harmless covenant regarding
drainage across the adjacent property prior to approval of the 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 or 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.
ES1 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.
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EU1 Utilities
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
ESW2 Grading projects with a disturbed area of greater than 1 acre must also meet additional
requirements from the State Water Resources Control Board (SWRCB). Those
additional requirements include filing a Notice of Intent (NOI) and preparing a
Stormwater Pollution Prevention Plan (SWPPP)for review and approval by the City.
ESW4 Priority Projects shall implement a single or a combination of storm water Best
Management Practice methods in order to reduce to the maximum extent practicable the
quantity of pollutants entering the public storm drain system or any receiving body of
water supporting beneficial uses. All Priority Projects shall construct and implement a
structural treatment control BMP, such as natural bio-filtration system or a treatment
detention basin, designed to infiltrate, filter, or treat a quantity of storm runoff equal to or
greater than the volume generated by a 0.6" precipitation storm event in a duration of
twenty-four hours or the maximum flow rate produced by a rainfall of 0.2 inches during
each hour of a storm event. The filtration system shall be designed based upon best
management practice standards and must be approved by the City Engineer. A
covenant approved by the City shall be recorded against the property to ensure the
professional maintenance, repair, and replacement of the storm water quality BMP as
necessary into perpetuity. The covenant shall also detail the funding mechanism for the
required maintenance. A Grading Plan/ Permit Site 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.
ESW5 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/ Permit Site 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.
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In accordance with the provisions of Municipal Code Section 1.12, the decision of the Planning and
Building Department may be appealed to the City Council within 15 calendar days of the date of
this determination. The appeal must be filed, accompanied by a $250 filing fee, prior to 5:00 pm on
the 15"' calendar day following the date of this Notice of Decision. Any filing of an appeal will
suspend this action as well as any processing of permits in reliance thereon in accordance with
Encinitas Municipal Code Section 1.12.020(D)(1) until such time as an action is taken on the
appeal.
The project site is in the Coastal Zone but not within the appeal jurisdiction of the Coastal
Commission. This determination may not be appealed to the Coastal Commission.
If you have any questions regarding this determination, please contact Andrew Maynard at the
Planning and Building Department by telephoning (760) 633-2718 or via email at
amLnaencinftasca.gov.
njeet Ranu, AICP
Deputy Planning and Building Director
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