2015-30 - EG City of Encinitas
PLANNING AND BUILDING DEPARTMENT
505 South Vulcan Avenue
Encinitas CA 92024
(760) 633-2710
NOTICE OF DECISION
PBD 2015-30
March 24, 2015
This letter is to inform you that the Planning and Building Department has approved your
application for the following Administrative Permit for property located in the City of Encinitas:
14-210 MINICDP (San Dieguito Union High School District) -- A request for a Coastal
Development Permit for the proposed Master Plan for the existing Cakcrest Middle School
Campus. A Minor Use Permit is also being requested to modify the parking standards for the
entire campus through a parking study. The Master Plan will be implemented in three (3)
phases and involves modernization of existing educational facilities and construction of new
classroom/educational facilities and site improvements further discussed below. No increase
in student capacity is proposed. The project site is located at 675 Balour Drive (APN: 259-
181-01 and 259-320-04) and within the Public/Semi-Public (P/SP)zone and the Coastal Zone.
Project Background: The 18-acre Oakcrest Middle School (OMS) campus has been in
existence as a public educational facility since it was first constructed in 1957. The OMS
campus is one of eight (8) public school facilities operated by the San Dieguito Union High
School District. It contains 8 permanent and 7 portable building structures that total 68,754 sq.
ft., including 48 classrooms supporting a maximum of 987 students. The surrounding areas
consist of residential uses to the south and west across Balour Drive, a Senior/Community
Center and Water Tank to the north, and the Boys and Girls Club and residential uses to the
east.
Recent development approvals by the city of Encinitas for the OMS campus include the
modernization and renovation of a portion of the campus approved under Case No. 02-051 CDP
(DCD-2002-53*P June 13, 2002). In addition, the lower field was renovated in 2013 with ADA
access ramps constructed in 2014 both approved through grading permits issued by the City.
Project Description: The applicant is proposing a 3-Phase Master Plan for the Cakcrest Middle
School as described in the table below. The proposed Master Plan will not result in an increase
in the number of students which is a maximum of 987 students.
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Phase I
1.Modernize existing Media Center(Building C) including interior data, electrical and finish surfaces
upgrades.
2.New landscaping on the slopes around the upper and lower fields including area west of the lower
field along Balour Drive.
3 C-onstruct frontage road improvements along the east side of Balour Street including widening the
existing asphalt an additional 4.5 ft., install an 8-foot wide concrete sidewalk and install a 5-foot split
face block wall along the entire frontage.
PBDIRSITIN0D114-210 MINCDP(Cakcrest Middle School) Page 1 of 17
Phase 2
Phase 2A
1.Pave northern half of the upper athletic field to accommodate temporary play courts including four(4)
basketball courts and two (2)volleyball courts.
2.Install six(6) interim classrooms on existing play courts south of the existing locker room building
(Building B)and one(1) interim classroom along the west of existing Building D. All temporary
classrooms will be removed upon completion of Phase 2.
3.Proposed temporary construction trailer and construction staging area to be fenced off on remaining
portion of existing play courts.
4.Remove eight(8) existing portable classrooms (Buildings H,J and Q.
5.Construct a new Science Building.
6.Construct 1,7'16-square foot addition to existing Crest Hall building with new landscaping and
hardscape.
7.Modernizing remainder of Crest Hall (Building C)including interior data, electrical and finish surfaces
upgrades.
8.Add ADA accessible staff and student restrooms to the east end of the campus.
9.Install four(4)bioretention basins designed to update the site stormwater infrastructure.
10. Fire access lanes will provided and maintained during this phase in accordance with applicable City
Fire Department and DSA requirements.
Phase 213
11. Modernizing existing Buildings A, D, F, G, 11 K, M and N including interior data, electrical and finish
surfaces upgrades.
12. Fire access lanes will be provided and maintained during this phase in accordance with applicable
City Fire Department and DSA requirements.
13. Remove interim portable classrooms.
Phase 3
1.Demolish existing Building B.
2.Install interim locker room facilities on existing play courts (to be removed after the completion of the
new Building T).
3.Construct new"Multi-Purpose"building (Building B) housing a basketball court, a flexible classroom,
staff and student ADA accessible restrooms and new locker rooms.
4.Remove interim play courts on the upper field and reestablish new play courts south of Building B.
5.Restore upper field and track in their original location and layout.
6.Fire access lanes will be provided and maintained during this phase in accordance with applicable City
Fire Department and DSA requirements.
Discussion: In summary, the proposed master plan entails renewal/modernization of existing
classroom buildings and administrative facilities and construction of a new Science
lab/classroom building and a new Multi-Purpose building with all structures totaling 95,127 sq. ft.
of floor area. Associated site improvements focus primarily on constructing road improvements
on the east side of Balour Drive and new stormwater storage and treatment facilities,
landscaping improvements and improving access walkways and ciroulation areas throughout
the site. Interim facilities are also proposed during Phase 2 and will be removed at the
completion of Phase 2 and prior to construction of Phase 3. The build out of the master plan
scope of work is envisioned to be completed within three (3) primary development phases and
subject to the availability of funding.
Phase I
Phase 1 includes the modernization of the existing Media Center building by upgrading interior
data, electrical and finish surfaces. This phase also includes the construction of frontage road
PBDIRSIT\NaD114-210 MINCDP(oakcrest Middle School) Page 2 o€17
improvements along the east side of Balour Drive. The improvements consist of widening the
existing pavement by 4.5 ft. with curb and gutter and 8-foot wide concrete sidewalk. A 6-foot
high split face block retaining is proposed to accommodate the installation of the 8-foot sidewalk
and road widening improvements. Landscaping will be provided at the top of the retaining to
soften the appearance of the wall as viewed from Balour Drive and residential properties to the
west.
Phase 2
Phase 2 will be implemented in two stages. The first stage includes the construction of
temporary play courts on the northern half of the existing upper field and installation of seven (7)
temporary portable classrooms on existing playcourts south of existing Building B. Five (5) of
the portable classrooms will be 969 sq. ft. each and two (2) will be 1,449 sq. ft. All temporary
modular buildings will be removed at the completion of Phase 2 and before implementation of
Phase 3 of the proposed Master Plan.
In addition, all existing portable classrooms along the eastern portion of the campus will be
removed and replaced with a new Science Building (Building H). The new building includes
13,744 sq. ft. of floor area with one story at 23 ft. in height. The maximum height allowed i n the
PISP zone for classroom buildings associated with a public high school is 34 ft. measured from
the lower of natural or finished grade. The proposed building height complies with the height
requirement in subject PISP zone and is exempt from the provisions of Municipal Code Section
30.02. The immediate surround area of the new building will include new landscape areas,
walkways constructed with pavers, and detention basins.
The interior of the existing Crest Hall Building will be modernized and a 17.710-square foot
addition is proposed on the northern side of the building. Four (4) stormwater bioretention
basins will be installed throughout the site. A grading permit must be acquired for the basin and
other grading improvements.
The second stage of Phase 2 includes the modernization of the interior of existing Buildings A,
D, F, G, 11 K, M and N by upgrading data, electrical and finish surfaces. This stage also includes
the removal of the seven (7) portable classrooms.
Phase 3
Phase 3 includes the demolition of the existing locker room building (Building B). Interim locker
rooms will be installed on existing play courts. A new "Multi--Purpose" building (New Building B)
housing a basketball court, a flexible classroom, staff and student ADA accessible restrooms
and new locker rooms will be constructed south of the existing main parking lot. The new
building includes 11,097 sq. ft. of floor area with at 29 ft. 6 in. in height. The maximum height
allowed in the PISP zone for classroom buildings associated with a public high school is 34 ft.
measured from the lower of natural or finished grade. The proposed building height complies
with the height requirement. The immediate surround area of the new building will include new
landscape areas, asphalt pavement areas and detention basins.
The interim play courts on the upper field will be removed and reestablish new play courts south
of the new Multi-Purpose Building. The upper field and track will be restored in their original
location and layout.
The project is conditioned to require the applicant to submit details of the future buildings and
site improvements to the Planning and Building Department for review relative to the findings for
substantial conformance with this coastal development permit prior to initiating construction of
PBDIRSITINOD114-21 Q MINCDP(9akcrest Middle School) Page 3 of 17
Phases 2 and 3. Modifications beyond the scope described herein may require submittal of an
amendment to the coastal development permit and approval by the Planning and Building
Department.
Detailed plans (site plan, floor plans, exterior elevations, landscape plans and preliminary
grading plans) for improvements during each phase were submitted with the application
including the reconstruction of the northern portion of the upper field with asphalt porous sport
courts, the new temporary portable classrooms and restrooms, the new Math and Science
Classroom building, the addition to the Crest Hall Building and the new Multi-Purpose Building.
The plans demonstrate project compliance with the development standards for the subject
Public/Semi-Public zone except for parking.
Minor Use Permit
Pursuant to Section 30.54.030 (Off-Street Parking) of the Municipal Code, "Intermediate School"
use requires 1.5 spaces for each classroom or lecture hall plus 1 for each 3 fixed seats in
school auditorium or if there are no fixed seats, then 1 for each 100 sq. ft. of auditorium floor
area. Based on those standards, the campus is required to provide a minimum of 117 parking
spaces. The campus currently contains 96 parking spaces. Pursuant to Municipal Code
Section 30.54.0108, the parking standards could be modified through a parking study with
approval of a minor use permit. The applicant is requesting a minor use permit to modify the
parking standards for the campus through a parking study. A parking study prepared by Kimley
Horn was submitted by the applicant to demonstrate that the existing parking spaces available
on the site are adequate to accommodate the ultimate built out of the proposed Master Plan.
The study evaluated parking occupancy counts on Wednesday, December 17, 2014 from
7:00am to 8:00 am every 15 minutes. The time of the study was chosen because the first
period of school begins at 7:40am and the parking was assumed to be occupied at its highest
levels during this time. According to the study, only 52% of the existing 96 parking spaces were
occupied during the study timeframe. Based on the results, the study concluded that no
increase in parking is'required singe the proposed Master Plan improvements will not increase
the number of classrooms and student enrollment or staffing. The analysis was reviewed by the
City Traffic Engineer which concurred with the conclusion of the study.
The project is required and conditioned herein to provide and maintain minimum emergency and
fire access during each phase. The project drawings submitted by the applicant clearly
delineates fire lanes (hatched) during each phase. Any modifications to the plans pertaining to
the locations and width of fire lanes must be reviewed and approved by the City Fire
Department.
Overall, the proposed Master Plan is consistent with the applicable development standards and
development criteria of the City's Municipal Code, as well as the goals and policies of the
General Plan; which are the implementing measures of the City's Local Coastal Program. The
proposed project complics with all development standards for the subject P1SP zone including
lot coverage, floor area ratio, building height and setbacks, with parking established via the
-Minor Use Permit.
CITIZEN PARTICIPATION PLAN: The applicant submitted a Citizen's Participation Program
(CPP) in accordance with Section 23.06 of the Municipal Code. A public meeting was held on
Tuesday, August 26, 2014 at the project site. All property owners and tenants within 500 feet of
the project site were notified. According to the CPP Final Report submitted by the applicant, six
(6) citizens attended the meeting. Concerns raised by the citizens included drainage
improvements, maximum student capacity, construction traffic, frontage improvements on
PBDIRSITINOD\14-21 0 MINCDP(0akcrest Middle School) Page 4 of 17
Balour Drive, and bail field lights. According to the CPP Final Report, all concerns were
addressed by the applicant.
PUBLIC NOTIFICATION: 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. Staff received no comments during the review period.
The Planning and Building Department conducted an Administrative Public Hearing on Monday,
March 23, 2015. one citizen attended the meeting to inquire about the status of the existing
access gate off of Witham Road if it is going to remain or be removed. Staff informed the
concerned citizen to contact SDUHSD to inquire about the status of the access gate.
ENVIRONMENTAL REVIEW: The project is for the modernization of the existing oakcrest
Middle School Including the modernization of existing educational facilities and construction of
new classroom buildings and associated site and road improvements. California Environmental
Quality Act (CEQA) Guidelines Section 15301 exempts from environmental review the
operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing
public or private structures, facilities, mechanical equipment, or topographical features, involving
negligible or no expansion of use beyond that existing at the time of the lead agency's
determination. In addition, CEQA Guidelines Section 15302 exempts replacement or
reconstruction of existing structures and facilities where the new structure will be located on the
same site as the structure replaced and will have substantially the same purpose and capacity
as the structure replaced. Furthermore, CEQA Guidelines Section 15304 exempts minor public
or private alterations in the condition of land, water, and/or vegetation which do not involve
removal of healthy, mature, scenic trees except for forestry or agricultural purposes. The
project complies with these exemptions criterion. No historic resource will be impacted by the
proposed project and none of the exceptions in CEQA Guidelines Section 15300.2 exist.
DETERMINATION: The Planning and Building Department determined the Minor Use Permit and
Coastal Development Permit application to be consistent with all applicable policies of the General
Plan, Local Coastal Plan and provisions of the Municipal Code. Therefore, the project is hereby
approved based upon the attached findings and subject to the attached conditions of approval.
This approval is based on the following findings:
FINDINGS FOR A USE PERMIT
STANDARD: In accordance with Section 30.74.070 of the Municipal Code, a use permit
application shall be approved unless findings of fact are made, based upon the information
presented in the application or during the hearing, which support one or more of the
following conclusions:
1. The location, size, design or operating characteristics of the proposed pi oject will be
incompatible with or will adversely affect or will be materially detrimental to adjacent uses,
residences, buildings, structures or natural resources, with consideration given to, but not
limited to:
a. The inadequacy of public facilities, services and utilities to serve the proposed
project;
PBDIRSITINOD\14-210 MINCDP(oakcrest Middle School) Page 5 of 17
b. The unsuitability of the site for the type and intensity of use or development which is
proposed; and
C. The harmful effect, if any, upon environmental quality and natural resources of the
city;
Facts: The applicant is requesting a Minor Use Permit to modify the parking standards
for the oakcrest Middle School campus through a site-specific parking study. The
project site is located within the Public/Semi-Public (P/SP) zone and in the Coastal
Zone. Public school and appurtenant facilities are permitted in the subject P/SP zone. The
surrounding areas consist of residential uses to the south and west across Balour Drive,
a Senior/Community Center and Water Tank to the north, and the Boys and Girls Club
and residential uses to the east. All necessary facilities, services, and utilities to serve the
project are in place. The project has been determined to be exempt from environmental
review. Section 15301 exempts from environmental review the operation, repair,
maintenance, permitting, leasing, licensing, or minor alteration of existing public or
private structures, facilities, mechanical equipment, or topographical features, involving
negligible or no expansion of use beyond that existing at the time of the lead agency's
determination. In addition, CEQA Guidelines Section 15302 exempts replacement or
reconstruction of existing structures and facilities where the new structure will be located
on the same site as the structure replaced and will have substantially the same purpose
and capacity as the structure replaced. Furthermore, CEQA Guidelines Section 15304
exempts minor public or private alterations in the condition of land, water, and/or
vegetation which do not involve removal of healthy, mature, scenic trees except for
forestry or agricultural purposes. The project complies with these exemptions criterion.
No historic resource will be impacted by the proposed project and none of the
exceptions in CEQA Guidelines Section 15300.2 exist.
Discussion: A parking study prepared by Kimley Horn was submitted by the applicant to
demonstrate that the existing parking spaces available on the site are adequate to
accommodate the ultimate built out of the proposed Master Plan. The study evaluated
parking occupancy counts on Wednesday, December 17, 2014 from 7:00am to 8:00 am
every 15 minutes. The time of the study was chosen because the first period of school
begins at 7:40am and the parking was assumed to be occupied at its highest levels during
this time. According to the study, only 52% of the existing 90 parking spaces were
occupied during the study timeframe. Based on the results, the study concluded that no
increase in parking is required singe the proposed Master Plan improvements will not
increase the number of classrooms and student enrollment or staffing. The analysis was
reviewed by the city Traffic Engineer which concurred with the conclusion of the study.
With approval of the Minor Use Permit, the project will comply with all applicable
development standards of the subject PISP zone. The conditions of approval contained
herein will ensure compatibility of the proposed project with adjacent ptuperties. The
project is exempt from CEQA review and will not have any harmful effects on the
environmental quality or natural resources of the City.
Conclusion: The Planning and Building Department finds that the proposed project will be
compatible with, and will not adversely affect or be materially detrimental to, adjacent uses,
buildings, structures, or natural resources.
2. The impacts of the proposed project will adversely affect the policies of the Encinitas
General Plan or the provisions of the Municipal Code; and
PBDIRS\-nNOD114-21 Q MiNCDP(oakcrest Middle School) Page 6 of 17
3. The project fails to comply with any other regulations, conditions, or policies imposed by the
Municipal Code.
Facts: The applicant requests approval of a Coastal Development Permit for the
proposed Master Plan for the existing oakcrest Middle School Campus. A Minor Use
Permit is also being requested to modify the parking standards for the entire campus
through a parking study. The Master Plan will be implemented in three (3) phases and
involves modernization of existing educational facilities and construction of new
classroom/educational facilities and site improvements. No increase in student capacity
is proposed. The project site is located within the Public/Semi-Public (P/SP) zone and in
the Coastal Zone. Public schools and appurtenant facilities are permitted uses in the
subject PISP zone.
Discussion: The proposed improvements comply with all applicable policies of the General
Plan and provisions of the Municipal Code. A parking study prepared by Kimley Horn
submitted as part of the application indicated that the 96 parking spaces provided on the
project site are sufficient to accommodate the ultimate Master Plan. The project as
proposed will be required to comply with all applicable Uniform Codes for construction
pursuant to Encinitas Municipal Code Chapter 23.12 through the standard plan checking
process. The proposed use will have no adverse impact to the policies of the General
Plan or provisions of the Municipal Code.
Conclusion: The Planning and Building Department finds that the project as proposed and
conditioned will not adversely affect the policies of the General Plan and that the proposed
project will comply with all applicable regulations, conditions, and policies imposed by the
Municipal Code.
PBDIRSITINOD114-210 MiNCDP(oakcrest Middle School) Page 7 of 17
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. Far ,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 proposed Oakcrest Middle School Master Plan includes modernization of
existing classroom facilities and construction of site and road improvements and two (2)
new classroom buildings including the new science building and multi-purpose building
totaling 24,841 sq. ft. of floor area. Associated site improvements focus primarily on
constructing road improvements on the east side of Balour Drive and new stormwater
storage and treatment facilities, landscaping improvements and improving access
walkways and circulation areas throughout the site. Interim facilities are also proposed
during Phase 2 and will be removed at the completion of Phase 2 and prior to
construction of Phase 3. The build out of the master plan scope of work is envisioned to
be completed within three (3) primary development phases and subject to the availability
of funding. A Minor Use Permit is being requested to modify the parking standards for
the campus. All necessary utitilites are in place to serve the existing school facility.
Discussion: Related to finding No. 1, with approval of the Minor Use Permit, the
proposed Master Plan complies with or is conditioned to comply with the City's Local
Coastal Program consisting of the General Plan and the Municipal Code. Related to
finding No. 2, the project is exempt from environmental review pursuant to Sections
1530111 15302 & 15304 of the California Environmental Quality Act (CEQA) Guidelines.
Section 15301 exempts from environmental review the operation, repair, maintenance,
permitting, leasing, licensing, or minor alteration of existing public or private structures,
facilities, mechanical equipment, or topographical features, involving negligible or no
expansion of use beyond that existing at the time of the lead agency's determination. III
addition, CEQA Guidelines Section 15302 exempts replacement or reconstruction of
existing structures and facilities where the new structure will be located on the same site
as the structure replaced and will have substantially the same purpose and capacity as
the structure replaced. Furthermore, CEQA Guidelines Section 15304 exempts minor
public or private alterations in the condition of land, water, and/or vegetation which do
not involve removal of healthy, mature, scenic trees except for forestry or agricultural
purposes. The project complies wlth these exemptions criterion. No historic resource
will be impacted by the proposed project and none of the exceptions in CEQA
PBD\RS\T1NOD114-210 MINCDP(0akcrest Middle School) Page 8 of 17
Guidelines Section 15300.2 exist. 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 Department finds that 1) the proposed Master
Plan improvements are consistent with the certified Local Coastal Program of the City of
Encinitas; 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
153019 15302 and 15304 of the California Environmental Quality Act (CEQA) Guidelines;
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.
This approval is subject to the following conditions:
SC1 SPECIFIC CONDITIONS:
SC2 At any time after two years from the date of this approval, on March 24, 2017 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 he appealed to the City council within 15 days of the date
of the determination.
SC5 This project is.conditionally approved as set forth on the application and project drawings
consisting of 28 sheets including overall Site Plan, Site Sections, Science Building `H' Floor
Plans, Science Building `H' Exterior Elevations (2 Sheets), Crest Hall Building `L' Floor
Plan, Crest Hall Building `L' Exterior Elevations, Multi-Purpose Building `B' Floor Plan,
Multi-Purpose Building `B' Exterior Elevations, Phasing Site Plan, Site Plan (Phase 1), Site
Plan (Phase I IA), Site Plan (Phase 1113), Site Plan (Phase 111), Fire Access Plan,
Site/Conceptual Grading Plan and Temporary Modular Buildings Plans (12 Sheets), all
stamped received by the City on January 21, 2015; and Landscape Plans stamped
received by the City on March 5, 2015; all designated as approved by the Planning and
Building Department on March 24, 2015, and shall not be altered without express
authorization by the Planning and Building Department.
SCA The following condition shall be completed and/or fulfilled to the satisfaction of the
Planning and Building Department:
1. In accordance with the provisions of Municipal Code Section 30.80.130 (Coastal
Development Permit), this Coastal Development Permit approval is subject to the City's
determination of Substantial Conformance with the approved master plan site
development plan for each phase of development or each development increment.
Plans for each of the future buildings and related improvements shall be provided to
and be reviewed by the City for conformance with the approved master plan in terms of
location, square footage, and the like. If any such development is not found
substantially conforming to the development parameters of the master plan as
approved by this Coastal Development Permit, then a new or amended Coastal
Development Permit may be required.
PBDIRSIT\NODl14-210 MlNCDP(Oakcrest Middle School) Page 9 of 17
2. The campus shall maintain a minimum of 96 parking spaces at all times. Any
modifications to the campus that would reduce the number of parking spaces shall
be reviewed and approved by the Planning and Building Department.
SCB The following conditions shall be completed and/or fulfilled to the satisfaction of the
Engineering Services Department:
1. Pursuant to California Government Code 53097, the applicant shall process a
Grading and Public Improvement plan and permit through the City of Encinitas prior
to the start of any land disturbing work.
2. As shown on the CDP site plan, the applicant shall provide Public Improvements
along the property frontage to Balour Drive. The improvements shall include the
construction of standard curb, gutter, minimum eight-foot wide sidewalk, and
pavement widening to be connected to the existing improvements to the north and
south of the property boundary. Because of the large slope that must be removed,
the applicant may shift the curb line two feet to the west of ultimate to lessen the
required retaining wall height. An adequate transition shall be provided to the
southerly curb line. Grading may be used to lessen the required retaining wall height
which therefore the final design of the retaining wall and Balour Drive improvements
shall be reviewed and approved on the project's Public Improvement plan. ADA
compliant pedestrian curb ramps shall be provided on Balour on both the north and
south side of oakcrest Park Drive. These improvements shall be completed with
Phase 1 of the master plan and prior to the start of any Phase 2 improvements.
3. A Rapid Rectangular Flashing Beacon (RRFB) Installation shall be provided at the
existing crosswalk located on Balour Drive at San Abella Drive.
4. The required pavement widening and sidewalk on Balour Drive requires water quality
treatment and HMP controls; however, due to physical constraints this is infeasible.
The applicant shall provide an adequately sized stormwater treatment facility to
collect and treat runoff of an equal amount from the road paving on oakcrest Park
Drive which is within the same drainage basin to offset the pavement widening on
Balour Dr. This improvement shall be constructed at the same time as the Balour
Drive improvements.
5. This project proposes to disturb more than one acre of land and therefore shall be
required to file a NOI and SWWPPP with the California State water Resources Control
Board prior to approval of a grading permit.
6. This project shall be considered a Priority Development Project and shall be subject
to the provisions of the Hydromodification Management Plan. All runoff generated by
new and/or removed and replaced impervious surfaces shall be collected and treated
in adequately sized water quality treatment bioretention basins. Generally speaking,
the Preliminary Water Quality Calculations submitted with the CDP application
adequately demonstrate compliance with the water quality requirements however a
final report shall be rcvicwcd and approved during the grading plan review. Note
that tho provided treatment facility sizing is compliant with current standards, but 111ay
need to be revised to meet the requirements of NPDES permit R9-2013-0001 that
goes into effect in December 2015 or any other subsequent permits. No liners shall
be allowed in the bioretention basins unless a specific geologic or geotechnical
reason is identified and verified by the City.
7. As each phase of the project is implemented, the corresponding water quality
treatment IMP/HMP basins shall also be Implemented.
3. Prior to approval of a grading plan, the applicant shall submit for review a
geotechnical investigation report for the subject site. The report shall also include in-
PBDIRSITINOD114--210 MINCDP(oakcrest Middle School) Page 10 of 17
situ percolation testing results at the location and depth of the proposed bioretention
basins to establish the NRCS Hydrologic Soil Croup to be used in the water quality
sizing calculations.
9. As shown on the CDP site plan, the applicant shall provide an onsite private
stormdrain system to collect and convey all runoff. To help alleviate the impacted
stormdrain system that discharges to Witham Rd, the easterly drainage basin shall
daylight to two locations via an inline diversion structure. The majority of the runoff
shall drain to the existing inlet located to the east of the Boys and Girls club building
where a new pipe and approx. 05 feet of new drainage ditch shall be constructed. A
much smaller portion of the runoff (1-2 CFS) may be routed to daylight to the
oakcrest Park driveway to the north and eventually Encinitas Blvd. The invert
elevation of the northerly outlet to the park driveway shall be above the invert
elevation of the easterly draining pipe. A final hydrology and hydraulics report shall
be provided for review during the grading plan review. The applicant shall record a
"Hold City Harmless for Drainage" covenant holding the City harmless for the
approval of this drainage system prior to issuance of a grading permit.
SCC The following condition shall be completed and/or fulfilled to the satisfaction of the Fire
Department:
1. construction plans for each phase shall be reviewed and approved by the Fire
Department prior to construction.
2. A wet standpipe shall be provided on the east side of proposed Science Building H.
3. Fire apparatus access roads shall have an unobstructed improved width of not less
than 20 feet curb line to curb line, to within 150 feet hose pull from all structures, and
an unobstructed vertical clearance of not less than 13 feet 5 inches. Access roads
shall be designed and maintained to support the imposed loads of not less than
75,000 pounds and shall be provided with an approved paved surface to provide all-
weather driving capabilities.
4. All roadways shall be a minimum of 20 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.
SCD The following condition shall be completed and/or fulfilled to the satisfaction of the San
Dieguito Water District(SDWD):
1. The applicant shall show all existing and proposed water facilities on improvement or
grading plans for SDWD approval.
2. The field areas are currently using reclaimed water for irrigation. The proposed
project requires modifications of the irrigation system. Such modifications shall be
reviewed and approved by the Department of Environmental Health, San Elijo JPA
and SDWD prior to issuance of grading permit.
3. SDWD Ordinance No. 9401 states that the use of potable water on landscaping
areas may be deemed an unreasonable use where reclaimed water, where feasible,
when it becomes available. The owner shall install landscaping irrigation to
reclaimed water standards in those areas that are to be served by reclaimed water.
Reclaimed water shall be used for grading operations where feasible.
PBDIRS1T1N0D114-21 o MiNCDP(Dakcrest Middle School) Page 11 of 17
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.
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.
G11 All roof-mounted equipment and appurtenances, including air conditioners and their
associated vents, conduits and other mechanical and electrical equipment, shall be
architecturally integrated, and shall be shielded from view and sound buffered to the
satisfaction of the Planning and Building Department. Note: All rooftop equipment shall
be assumed visible unless demonstrated otherwise to the satisfaction of the
Planning and Building Department, and adequate structural support shall be
incorporated into building design. Rooftop vent pipes shall be combined below the roof,
and shall utilize decorative caps where visible from any point. Ground-mounted
mechanical and electrical equipment shall also be screened through use of a wall, fence,
landscaping, berm, or combination thereof to the satisfaction of the Planning and Building
Department. All exterior accessory structures shall be designed to be compatible with the
primary building's exterior to the satisfaction of the Planning and Building Department.
G12 Prior to any use of the project site pursuant to this permit, all conditions of approval
contained herein shall be completed or secured to the satisfaction of the Planning and
Building Department.
G14 A plan shall be submitted for approval by the Planning and Building Department, the
Engineering Services Department, and the Fire Department regarding the security
treatment of the site during the construction phase, the on- and off-site circulation and
parking of construction workers' vehicles, and any heavy equipment needed for the
construction of the project.
U2 In the event that any of the conditions of this permit are not satisfied, the Planning and
Building Department shall cause a noticed hearing to be set before the authorized agency
to determine whether the City of Encinitas should revoke this permit.
U3 Upon a showing of compelling public necessity demonstrated at a noticed hearing, the City
of Encinitas, acting through the authorized agency, may add, amend, or delete conditions
and regulations contained in this permit.
U4 Nothing in this permit shall relieve the applicant from complying with conditions and
regulations generally imposed upon activities similar in nature to the activity authorized by
this permit.
U5 Nothing in this permit shall authorize the applicant to intensify the authorized activity
beyond that which is specifically described In this permit.
PBDIRSMNoD114-210 MINCDP(Cakcrest Middle School) Page 12 of 17
U7 Any future modifications to the approved project will be reviewed relative to the findings for
substantial conformance with a use permit contained in Section 30.74.105 of the Municipal
Code. Modifications beyond the scope described therein will require submittal of an
amendment to the use permit and approval by the authorized agency.
F1 FIRE CONDITIONS:
CONTACT THE ENCINITAS FIRE DEPARTMENT REGARDING COMPLIANCE WITH THE
FOLLOWING CONDITION(S):
F4 DEAD ENDS: All dead-end fire access roads in excess of 150 feet in length shall be
provided with an approved area for turning around fire 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 30
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).
F0 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. An approved emergency key-operated
switch and/or an approved emergency traffic control-activating strobe light sensor shall
be installed per Encinitas Fire Department standards.
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.
FS 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. Water supply for fire protection (fire hydrants and standpipes) 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. The means by which fire lanes are designated shall be
maintained in a clean and legible condition at all times and shall be replaced or repaired
when necessary to provide adequate visibility.
PBDIRSITINOD114-210 MINODP(Oakcrest Middle School) Page 13 of 17
F11 FIRE HYDRANTS AND FIRE FLOWS: The applicant shall provide fire hydrants of a
type, number, and location satisfactory to the Encinitas Fire Department. A letter from
the water agency serving the area shall be provided stating that the required fire flow is
available. Fire hydrants shall be of a bronze type. Multi-family residential or industrial
fire hydrants shall have two (2) 4--inch and two (2) 2 %2-inch NST outlets. Residential fire
hydrants shall have one (1)4-inch NST outlet, and one (1)2 %2-inch NST outlets.
F13 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 %2- inch stroke width 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 ease me nt/d riveway intersects the main
roadway. Permanent address numbers with height conforming to Fire Department
standards shall be affixed to this marker.
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 developer 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.
EG6 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 the city limits.
PBDIRSITIN0D\14-210 MINCDP(aakcrest Middle School) Page 14 of 17
EG7 All newly created slopes within this project shall be no steeper than 2:1.
EGS 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 developer shall submit to and receive approval from the Engineering Services
Director for the proposed haul route. The developer 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. 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 grading
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.
EG5 Separate grading plans shall be submitted and approved and separate grading permits
issued for borrow or disposal sites if located within the city limits.
ED7 Concentrated flows across driveways and/or sidewalks shall not be permitted.
PBDIRS\7RNOD114-21 o MINCDP(Oakcrest Middle School) Page 15 of 17
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.
ES8 The design of all private driveways and drainage systems shall be approved by the
Engineering Services Director prior to issuance of any grading or building permit for this
project. The structural section of all private streets shall conform to City of Encinitas
Standards based on R-value tests. The standard improvement plan check deposit is
required.
ES14 Improvements constructed within the present or future public right-of-way shall be
considered temporary. The owner shall enter into an encroachment removal covenant
agreeing to remove those improvements at the direction of the City.
EU1 Utilities Conditions
EU2 The owner shall comply with all the rules, regulations, and design requirements of the
respective utility agencies regarding services to the project.
EU3 The owner shall be responsible for coordination with S.D.G. & E., AT&T, and other
applicable authorities.
EU4 All proposed utilities within the project shall be installed underground including existing
utilities unless exempt by the Municipal Code.
EU4A The existing overhead utilities service to the property shall be undergrounded.
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 0.8" 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 identifying all landscape areas designed for
storm water pollution control (SWPC) and Best Management Practice shall be submitted
PBDIRSITINOD114-210 MINCDP(oakcrest Middle School) Page 16 of 17
to the City for Engineering Services Department approval. A note shall be placed on the
plans indicating that the BMPs are to be privately maintained and the facilities not
modified or removed without a permit from the City.
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 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
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.
This notice constitutes a decision of the Planning and Building Department only for the
discretionary permit entitlement. Additional permits, including Building Permits, may be required
by the Building Division 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, the decision of the Planning
and Building Department may be appealed to the City--Council within 15 calendar da s of the
date of this determination. The appeal must be filed, accompanied by a $250 filing fee, prior to
5:00 pm on the 15th 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 action of the Planning and Building Department may not be
appealed to the Coastal Commission.
If you have any questions regarding this determination, please contact Roy Sapa'u, Senior
Planner, at (760) 633-2734 or by email at rsa au encin tasca.clov; or contact the Planning
and Building Department, 505 South Vulcan Avenue, Encinitas, CA 92024 at (760) 633-2710 or
by email t pIanning encin tasca.go�.
Manjeet Fkifnu, AICP
Planning and Building Deputy Director
PBDIRSMNOD114-21 o MINCDP(Oakcrest Middle School) Page 17 of 17