2013-17RESOLUTION NO. PC 2013 -17
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 TWO -STORY DUPLEX ON AN EXISTING PROPERTY
FOR A PROPERTY LOCATED AT 1497 NEPTUNE AVENUE.
(CASE NO. 13-017 DR/CDP; APN: 254- 030 -31)
WHEREAS, a request for consideration of a Design Review Permit and Coastal Development
Permit was filed by Leo and Connie Danihels to allow for the demolition of an existing single - family
residence and the construction of a new two -story duplex on an existing property fronting Neptune
Avenue consistent with the City's adopted General Plan, Local Coastal Program, Design Review
Guidelines, Chapter 23.08 (Design Review) and Chapter 30.80 (Coastal Development Permit) of the
Encinitas Municipal Code, for the property located in the Residential 11(R -11) zone in the Leucadia
Community and within the California Coastal Commission Appeal jurisdiction of the Coastal Zone,
legally described as:
(SEE ATTACHMENT "A')
WHEREAS, the Planning Commission conducted a noticed public hearing on the application on
August 1, 2013, at which time all those desiring to be heard were heard; and
WHEREAS, the Planning Commission considered, without limitation:
I . The August 1, 2013 agenda report to the Planning Commission with attachments;
2. The General Plan, Municipal Code, Local Coastal Program, and associated Land Use
Maps;
3. Any oral evidence submitted at the hearing;
4. Written evidence submitted at the hearing;
5. Project drawings received July 26, 2013 consisting of 11 sheets, including Title Sheet
(T -001), Grading and Erosion Control Plan (C -001 and C -003), Site Plan (A -001), Floor
and Roof Plans (A -101), Floor Area and Coverage Plan (A -102), Exterior Lighting (A-
103), Elevations (Sheets A -201 and A -202), Landscaping and Irrigation (Sheets L -1 and
L -2); Colored Elevations and Materials Board (Received February 12, 2013); and
WHEREAS, the Planning Commission made the following findings pursuant to Section
23.08.080 (Design Review) and Section 30.80.090 (Coastal Development Permit) of the Encinitas
Municipal Code:
(SEE ATTACHMENT "B ")
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Encinitas hereby approves application Case No. 13 -017 DR/CDP subject to the following conditions:
(SEE ATTACHMENT "C ")
BE IT FURTHER RESOLVED that the Planning Commission, in its independent judgment,
finds that the project is categorically exempt from environmental review pursuant to Sections
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15301(1)(1) and 15303(b) of the California Environmental Quality Act (CEQA) Guidelines. Section
15301(1)(1) exempts the demolition and removal of one single - family residence. Section 15303(b)
exempts the construction of apartments, duplexes and similar structures designed for not more than six
dwelling units in urbanized areas.
PASSED AND ADOPTED this 1 st day of August, 2013, by the following vote, to wit:
AYES: Brandenburg, Groseclose, Felker, O'Grady
NAYS: None
ABSENT: None
ABSTAIN: Shannon
ATTEST:
Jeff Murphy
Secretary
Planning Commission of the City of
Encinitas
NOTE: This action is subject to Chapter 1.04 of the Municipal Code, which specifies time limits for legal
challenges.
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ATTACHMENT "A"
Resolution No. PC 2013 -17
Case No. 13 -017 DR/CDP
LEGAL DESCRIPTION
LOT 17 IN BLOCK 'F" OF SOUTH COAST PARK UNIT NO. 5, IN THE COUNTY OF SAN
DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 2078, FILED IN THE
OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, NOVEMBER 21, 1927.
ALSO THAT PORTION OF THE NORTHWEST QUARTER OF SECTION 4, TOWNSHIP 13
SOUTH, RANGE 4 WEST, SAN BERNARDINO MERIDIAN, IN THE COUNTY OF SAN
DIEGO, STATE OF CALIFORNIA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF SAID NORTHWEST QUARTER AS
LOCATED BY THE SUBDIVISION MAP OF SOUTH COAST PARK NO. 5, MAP NO. 2078;
SAID CORNER BEING A 4 INCH BY 4 INCH REDWOOD POST ON THE EAST BOUNDARY
OF NEPTUNE AVENUE AS PER SAID SUBDIVISION MAP; THENCE ALONG THE
BOUNDARY LINE BETWEEN SECTIONS 4 AND 5 AS SHOWN ON SAID MAP NO. 2078,
NORTH 0 031'30" EAST 258.91 FEET TO THE SOUTHEASTERLY CORNER OF SAID LOT 17,
BEING THE TRUE POINT OF BEGINNING; THENCE CONTINUING NORTH 0 °31'30" EAST
53.20 FEET TO THE NORTHEASTERLY CORNER OF SAID LOT 17; THENCE NORTH
70 033'15" EAST ALONG THE SOUTHERLY LINE OF LAND CONVEYED TO JOHN W.
TANNER AND VIDA C. TANNER, HUSBAND AND WIFE, BY DEED RECORDED JUNE 19,
1943, IN BOOK 1520, PAGE 74 OF OFFICIAL RECORDS, 93.11 FEET TO THE CENTER LINE
OF NEPTUNE AVENUE AS SHOWN ON MAP NO. 524; THENCE SOUTH 15 °47'15" EAST
50.10 FEET TO THE EASTERLY PROLONGATION OF THE SOUTHERLY LINE OF SAID LOT
17; THENCE ALONG SAID EASTERLY PROLONGATION SOUTH 70 °33'15" WEST 108.26
FEET TO THE TRUE POINT OF BEGINNING.
APN: 254 - 030 -31
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ATTACHMENT "B"
Resolution No. PC 2013 -17
Case No. 13 -017 DR/CDP
FINDINGS FOR DESIGN REVIEW
STANDARD: Section 23.08.080 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: The application is for a Design Review Permit and Coastal Development Permit
application to demolish an existing single - family dwelling and construct a new duplex. The
project also includes a request for one temporary construction trailer during the construction
phase of the project to be removed when the project is complete. The subject property is
located in the Residential 11 (R -11) zone and the Coastal Appeal Zone of the City of Encinitas.
The subject application is being reviewed for conformance with the General Plan, the Local
Coastal Program, and Chapters 23.08 (Design Review), 30.16 (Residential Zones), 30.54 (Off -
street Parking), and 30.80 (Coastal Development Permit) of the Municipal Code. The project
site is not located within a specific plan area.
Discussion: Both units meet the R -11 zoning designation development standards. The Design
Review Permit request will comply with all applicable policies of the General Plan, Local Coastal
Plan and all policies and provisions of the Municipal Code, including conformance with Chapters
23.08 (Design Review), 30.16 (Residential Zones), 30.54 (Off - street Parking) and 30.80
(Coastal Development Permit) of the Municipal Code.
Conclusion: 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 Review Guidelines.
Facts: Chapter 23.08 requires the issuance of a Design Review Permit for the construction of
more than one single- family dwelling.
Discussion: The project substantially conforms to site, building and privacy design standards
by incorporating varying horizontal and vertical articulation elements as well as eaves, decks,
railings, and other architectural projections. The project will significantly enhance the subject
site and the character of Neptune Avenue. The building design utilizes varied roof shapes and
sizes as noted in Section 2.4.7 of the Design Guidelines. The units are detached and have
separate footprints, orientation, elevations, and architectural features. The buildings reflect a
Spanish design theme utilizing a mixture of natural materials to enhance the appearance. The
impact on surrounding uses was considered in the projects design consistent with Section 5.1.2.
The units propose a 20 -foot front yard setback, 20 -foot rear yard setback and five -foot interior
side yard setbacks. The units are proposed at a height consistent with the allowed height
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envelope for lots within the Residential 11 (R -11) zone. The proposed colors, materials, and
architectural features are well coordinated and complementary. The residences are generally in
proportion with the scale of the development in the surrounding residential neighborhood. The
landscape plan is complementary to project architecture and includes decorative permeable pavers
along the driveway, front yard and rear yard of the property.
Conclusion: The Planning Commission finds that the project is substantially consistent with the
Design Review Guidelines.
C. The project would adversely affect the health, safety, or general welfare of the community.
Facts: The project is categorically exempt from environmental review pursuant to Sections
15301(1)(1) and 15303(b) of the California Environmental Quality Act (CEQA) Guidelines.
Section 15301(1)(1) exempts the demolition and removal of one single - family residence.
Section 15303(b) exempts the construction of apartments, duplexes and similar structures
designed for not more than six dwelling units in urbanized areas.
Discussion: The proposed use is allowed by right in the subject R -11 zone and no evidence has
been submitted or discovered that would suggest that the proposed project would adversely affect
the surrounding neighborhood or community. The project is exempt from the requirements of
CEQA and no adverse impact to the environment is anticipated.
Conclusion: 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/Discussion: The proposed landscape palette 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. This will provide sufficient off - street parking for this use, thus avoiding
impacts to the surrounding properties. The project would enhance the appearance of the property
and the neighborhood. The proposed colors, materials and architectural features are well
coordinated and complementary to the site and its' surroundings. No evidence has been submitted
or discovered that would suggest that the proposed project would cause any material depreciation
in appearance or value of the surrounding neighborhood.
Conclusion: The Planning Commission finds that the project will not cause the surrounding
neighborhood to depreciate materially in appearance or value.
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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:
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 application requests a Design Review Permit and Coastal Development Permit
application to demolish an existing single - family dwelling and constrict a new duplex. The
project also includes a request for one temporary constriction trailer during the constriction
phase of the project to be removed when the project is complete. The subject site consists of
9,760 square feet of lot area and exists with a single- family residence and garage on the eastern
side of Neptune Avenue. A driveway taking direct access onto Neptune Avenue is proposed to
be widened approximately 6 feet and extended into the property with a 40 -foot wide circular
turnaround between Unit A and Unit B. The front unit (Unit A) has 2,625 square feet of living
space (832 square feet on the first floor and 1,793 square feet on the second floor along with a
728 - square foot garage). The rear unit (Unit B) contains 1,234 square feet of living area (437
square feet on the first floor and 797 square feet on the second floor and a 430 - square foot
garage). The general surrounding neighborhood has a broad mixture of single, and two -story
single - family dwellings and multi -story duplex structures. The project is conditioned to
comply with applicable standards of the Municipal Code and General Plan provisions as set
forth in Attachment "C ".
Discussion: With approval of the Design Review Permit and Coastal Development Permit the
project conforms to the Encinitas Municipal Code, General Plan and Local Coastal Program.
The project is categorically exempt from environmental review pursuant to Sections
15301(1)(1) and 15303(b) of the California Environmental Quality Act (CEQA) Guidelines.
Section 15301(1)(1) exempts the demolition and removal of one single- family residence.
Section 15303(b) exempts the construction of apartments, duplexes and similar structures
designed for not more than six dwelling units in urbanized areas. No evidence has been
submitted or found to show that the use will have an adverse effect on the subject property or
surrounding uses. The subject site is located on a fully disturbed property consisting of
impervious surface area, landscaping and an existing residential unit. The site is located
adjacent to the Neptune Avenue right -of -way on the eastern side, which is not between the sea
and the nearest public road and it will not impact public access and the public recreation
policies of Section 30200 et. seq. of the Coastal Act.
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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 activity
may have on the environment; and regarding finding 3), the project is not located between the sea
and the nearest public road, and the approval of this Coastal Development Permit satisfies the
requirements of the Encinitas Local Coastal Program.
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ATTACHMENT "C"
Resolution No. PC 2013 -17
Case No. 13 -017 DRICDP
Applicant: Leo and Connie Danihels
Location: 1497 Neptune Avenue (APN 254 -030 -31)
SC I SPECIFIC CONDITIONS:
SC2 At any time after two years from the date of this approval, on August 1, 2015 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 The project is conditionally approved as set forth on the application and project drawings dated
received on July 26, 2013 consisting of 11 sheets, including Title Sheet (T -001), Grading and
Erosion Control Plan (C -001 and C -003), Site Plan (A -001), Floor and Roof Plans (A -101),
Floor Area and Coverage Plan (A -102), Exterior Lighting (A -103), Elevations (Sheets A -201
and A -202), Landscaping and Irrigation (Sheets L -1 and L -2); Colored Elevations and Materials
Board (Received February 12, 2013); all designated as approved by the Planning Commission on
August 1, 2013 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 the Building Permit /Grading Permit
Issuance:
1. As shown on the preliminary grading plan, the applicant shall provide stormwater quality
treatment BMPs to treat all runoff generated on the property before discharging from the site.
,The final design of the BMP facilities shall be approved on the grading plan
2. No private strutures including fences, trees, shrubs, and retaining walls shall be allowed to
encroach into the public right -of -way. The existing encroachments shall be removed.
3. The existing 4 -foot tall retaining wall on the property frontage is in disrepair and shall be
removed and reconstructed with a structurally sound retaining walls located entirely (including
footing) on private property.
4. The owner /applicant shall provide public improvements along the property frontage to
Neptune Avenue. The improvements shall include an AC paved swale at the existing flowline
of the street and AC paving to the property line. The applicant shall grind out the damaged
pavement and provide a 2 -inch AC overlay from the property line to 5 feet west of the Swale
flowline.
5. The existing overhead utility lines including any proposed utility lines servicing the property
shall be relocated underground.
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6. The owner /applicant shall pay any additional impact fees including but not limited to Traffic
Mitigation and Sewer Capacity fees associated with the creation of a second unit onsite.
SCB The following conditions shall be completed /fulfilled to the satisfaction of the San Dieguito
Water District prior to building permit /grading permit issuance:
1. The subject property is currently being served by a 5/8 -inch water meter. The water meter will
need to be upgraded to meet fire flow for fire sprinklers. The District 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 owner /applicant. District
facilities and appurtenances shall be installed within the District easement or public right -of-
way. Appurtenances shall not be placed in roadside ditches.
2. The owner /applicant shall be required to all existing and proposed water facilities on
improvement or grading plans for District approval.
SCC All architectural projections shown on the project plans dated received on February 12, 2013
shall be in conformance with the standards set forth in Section 30.16.010E8. All plans shall be
correctly represented for building permit, prior to building permit issuance to the satisfaction of
the Planning and Building Department.
S.CD The following conditions shall be completed/fulfilled to the satisfaction of the San Diego
County Sheriff's Department prior to building permit /grading permit issuance:
1. The address number should be fully visible from the street level to ensure line -of -sight for law
enforcement.
Added at the August 1, 2013 PC Meeting by the Planning Commission:
SCE The owner /applicant shall modify the proposed driveway on the plans submitted to the City for
Building Permit and Grading Permit to utilize a decorative material throughout the entire
driveway accessing both residential units to the satisfaction of the Planning and Building
Department, Encinitas Fire Department and Engineering Services Department, prior to permit
issuance. An Encroachment Permit may be necessary through the Engineering Services
Department for the decorative portions of the driveway within the Neptune Avenue right -of-
way.
G1 STANDARD CONDITIONS:
CONTACT THE PLANNING AND BUILDING DEPARTMENT REGARDING COMPLIANCE
WITH THE FOLLOWING CONDITION(S):
G2 This approval may be appealed to the City Council within 15 calendar days from the date of this
approval in accordance with Chapter 1.12 of the Municipal Code.
G3 This project is located within the Coastal Appeal Zone and may be appealed to the California
Coastal Commission pursuant to Coastal Act Section 30603 and Chapter 30.04 of the City of
Encinitas Municipal Code. An appeal of the Planning Commission's decision must be filed
with the Coastal Commission within 10 days following the Coastal Commission's receipt of the
Notice of Final Action. Applicants will be notified by the Coastal Commission as to the date
the Commission's appeal period will conclude. Appeals must be in writing to the Coastal
Commission, San Diego Coast District office.
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G4 Prior to building permit issuance /recordation of the final map /recordation of the final parcel
map /initiating use in reliance on this permit, 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 %" 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.
Gl l 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 Final Map
approval/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.
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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.
G22 Building plans for all new dwelling units, shall include installation of wiring for current or
future installation of photovoltaic energy generation systems. Owner /applicants are highly
encouraged to pre -plumb for solar water heating, and to also install circuitry infrastructure to
support one of more electric vehicle charging station(s).
G23 Any wall, fence or combination thereof exceeding 6 feet in height and facing any neighboring
property or visible from the public right -of -way shall be subject to design review pursuant to
Section 23.08.040(A1.) of the Encinitas Municipal Code. Where a minimum 2 feet horizontal
offset is provided, within which screening vegetation is provided to the satisfaction of the
Planning and Building Department, the fence /wall may not be considered one continuous
structure for purposes of measuring height and may be exempted from design review provided
none of the offset fences or walls exceed 6 feet in height pursuant to Section 23.08.030(B1.).
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 project.
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 revoke or modify the approval. This condition shall be recorded with the
covenant required by this Resolution.
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DR1 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.
El 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 1 st 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
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inspector to protect the adjoining public and private property from damage by erosion, flooding, or
the deposition of mud or debris which may originate from the site or result from such grading
operations.
ED1 Drainage Conditions
ED2A An erosion control system shall be designed and installed onsite during all construction activity.
The system shall prevent discharge of sediment and all other pollutants onto adjacent streets and
into the storm drain system. The City of Encinitas Best Management Practice Manual shall be
employed to determine appropriate storm water pollution control practices during construction.
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.
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.
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
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 (SWPQ 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.
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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BI BUILDING CONDITION(S):
CONTACT THE ENCINITAS BUILDING DIVISION REGARDING COMPLIANCE WITH
THE FOLLOWING CONDITION(S):
B2R The applicant shall submit a complete set of construction plans to the Building Division for
plancheck processing. The submittal shall include a Soils /Geotechnical Report, structural
calculations, and State Energy compliance documentation (Title 24). Construction plans shall
include a site plan, a foundation plan, floor and roof framing plans, floor plan(s), section details,
exterior elevations, and materials specifications. Submitted plans must show compliance with the
latest adopted editions of the California Building Code (The Uniform Building Code with
California Amendments, the California Mechanical, Electrical and Plumbing Codes). These
comments are preliminary only. A comprehensive plancheck will be completed prior to permit
issuance and additional technical code requirements may be identified and changes to the
originally submitted plans may be required.
Fl FIRE CONDITION(S):
CONTACT THE ENCINITAS BUILDING DIVISION 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. Car
space cannot be located in middle of driveway and block access of f re apparatus to rear
dwelling.
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).
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 PARKING FIRE LANE ": Fire
Department access roadways, when required, shall be properly identified as per Encinitas Fire
Department standards.
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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" high with a 3/8" stroke for residential buildings, 8" high with a '' /z" stroke for
commercial and multi - family residential buildings, 12" high with a 1" 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.
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 strictures shall be provided with a Class "A" Roof covering to the
satisfaction of the Encinitas Fire Department.
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