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2015-68 - EGNOTICE of DECISION Planning and Building Department Project Name: Greer Addition Request: construct an exterior remodel and addition to an existing residential unit. Discretionary Actions: Administrative Development Permit (ADR) Coastal Development Permit (CDP) CEQA Determination: Exempt DECISION: APPROVED Project Number: 15-065 ADRICDP PBD Number: 2015-68 Location: 127 Athena Street Community: Leucadia APN: 256-083-15 Applicant: Mr. James Greer Representative: Mr. Mark Wonner Project Planner: Katie Innes, Associate Planner, kinnes encinitasca. cv Decision Date: September 21, 20 1 5 Report Approval: ZRoy Sapa'u, Senior Planner SUMMARY AND KEY CONSIDERATIONS The proposed project is a request to authorize an exterior remodel and construction of a new first and second story addition to an existing residential unit. The project is located within an existing legal non - conforming single - family detached development. ITEfl1'f NAME: GREER ADDITION PROJECT NUMBER: 15 -065 ADRICDP SEPTEMBER 21, 20 1 5 The subject residence is one -story and currently totals 760 square feet. The proposed first and second story addition totals 492 square feet of livable area. The proposed project includes the following components: Construction of a new first story addition including a new living area, foyer and covered porch. Construction of a new second story addition including new exterior stairs, a new exercise room, and two open -air decks. Exterior fagade improvements including the addition of stucco veneer material, vertical wood siding, and new corrugated metal roof features. Update to the paint and exterior fagade of the existing unit to match the proposed addition. e Future 8 -foot wide street dedication and future undergrounding of utilities. o if at any time in the future any building square footage is added to any of the existing structures on the project site that cumulatively exceed 5O0 square feet of habitable area inclusive of this project, or 750 square feet of combined habitable and non - habitable these public improvements will be required. Background The proposed project is located within an existing legal non - conforming single-family detached development. The subject property was developed with four detached residential structures on the same site prior to the City of Encinitas incorporation. Each of the existing residences is a low -rise beach -style cottage with painted wood siding and wood trim elements. The project is located within the Coastal Zone, in a generally low -lying area with nearly flat topography. Project Site Characteristics: General Plan: R -11 Specific Plan: None Zonis District: Rs -11 Zoning Overlay: Coastal Zone Community Character Context: Coastal Residential Other Key City Plan: None Notable State or Regional Plan and Law: None The Coastal Residential Community Character Context consists of fully developed single - family and multi- family residential uses. The properties surrounding the project site are developed with a mix of primarily single - family residences, and some smaller- scale, neighborhood serving ITEM NAME: GREER ADDITION PROJECT NUMBER: 15r -065 ADRICDP SEPTEMBER 21, 2015 commercial development along the Coast Highway 101 Corridor /Main Street Corridor Community Character Context. Adjacent Area. The subject site is surrounded by residential developments to the north, south, east and west. In addition to the surrounding residential development, some smaller- -scale commercial development exists to the north and east of the project site. Direction General Plan & Community Character Land Use future development shall consider Zoning District Context surrounding residential neighborhoods. The proposed North R- 11IRS -11 & North 101 Coastal Residential and Single - family residential Specific Plan - Commercial Main Street Corridor and commercial Mixed Use 1 conformities. South R- 111RS -11 Coastal Residential Single - family residential East R- 111RS -11 & North 101 Coastal Residential and Single - family residential stories. Specific Plan - Commercial Main Street Corridor and commercial Mixed Use 1 West R-1 1/RS-1 Coastal Residential Single - family residential General Flan Consistency The proposed project is consistent with the Residential -11 General Plan designation. No specific plan area applies to the project site. General Plan Goal or Policy Explanation of Project Conformance LU Policy 6.5: The design of The design of the proposed project considers the future development shall consider constraints and opportunities of the site and the the constraints and opportunities surrounding residential neighborhoods. The proposed that are provided by adjacent project and architectural fagade improvements have been existing development. designed to be consistent with the surrounding neighborhood and adjacent development. The project has been designed to meet all RS -11 zoning standards and does not increase or intensify any of the existing legal non- conformities. LU Policy 7.10: Both residential The proposed project is an exterior residential remodel and and non - residential development first and second story addition. The height of the proposed shall be limited to a maximum project does not exceed two stories or 30 feet in height. height limit of 30 feet and two The maximum height of the two - -story addition is 22 feet 10 stories. inches to the top of the roof pitch. 3of16 ITEM NAME: GREER ADDITION PROJECT NUMBER: 15 -055 ADRICDP SEPTEMBER 21, 2015 Municipal Code Analysis Pursuant to EMC Section 30.08, the Residential RS -11 zone is intended to provide for single - family detached residential units with minimum lot sizes of 3,050 net square feet and a maximum density of 11 dwelling units per acre. one primary dwelling unit is permitted on each legal lot. The existing legal non - conforming single - family detached development on the property is considered a legal non - conforming use, since the current RS -11 zoning intends to allow for one single - family home on each lot within this zone, as opposed to developments that include multiple units on one lot. Apart from the legal nonconformities described below, the project complies with all applicable policies of the General Plan, Local coastal Program, applicable provisions of the Municipal Code, and with all applicable development standards of the underlying RS -11 zone. Additionally, the project will be required to comply with all applicable Building and Fire codes through the standard building permit plan checking process. Development Standards Project Proposed Complies? Front Yard Setback 20 feet (with 4 -foot allowable Yes Z No ❑ (20 feet)_____ encroachment) Interior Side Yard Setback 5 feet (with 2 -foot allowable roof eave Yes Z No F-1 (5 feet) encroachment) Rear Yard Setback 20 feet Yes Z No ❑ (20 feet) Lot Coverage 27.4% (3,572 s.f./13,015 s.f.) Yes Z No ❑ (40 %) FAR .28 (3,812 s.f./13,815 s. f.) Yes Z No ❑ (.6) Building Height 22 -feet 10- inches at the tallest pitched Yes Z No ❑ (22 feet -flat roof /26 feet - pitched roof element roof Parking 2 parking spaces* Yes ❑ No M (2 parking spaces for 1 and 2 bedroom multi-family units) Legal Nonconformity: See discussion below. Legal Nonconformities (EMC Chapter 30.76) * The residential unit at 127 Athena Street contains legal structural non -- conformities (EMC Section 30. 70.030) as follows: Interior Side Yard Setback: The existing structure does not meet the minimum 5 -foot side yard setback along the western property line. The existing structure encroaches approximately 3.5 feet Into the required interior side yard setback; however, the proposed second -story addition meets the required 5 -foot interior side yard setback. Front Yard Setback: The existing structure does not meet the minimum 20 -foot front yard setback along the northern property line. The existing structure encroaches approximately 15 feet into the required 20 feet front yard setback; however, the new second -story addition meets the required 20-foot minimum front yard setback. The 4 ot16 ITEM NAME: GREER ADDITION PROJECT NUMBER: 15-065 ADRICDP SEPTEMBER 21, 2015 proposed addition utilizes the allowable 4 -foot encroachment provision in EMC Section 30.16.010.E.8. The proposed second -story deck addition encroaches approximately 42- inches into the front yard setback. In addition, the four single - family detached homes that have been constructed on the subject site are considered a legal nonconforming use pursuant to Section 30.76.030 of the Municipal Code with respect to density lot standards, and parking. In accordance with EMC Section 30.76.050, the existing legal nonconformities are permitted to be maintained on the site, as long as they are not enlarged, relocated or increased in intensity. The proposed project will not expand, enlarge or increase the density or intensity of any of the existing legal nonconforrnities. Since the expansion is to an existing dwelling unit and does not create a new unit, the extent of the legal non - conformity remains unchanged. City of Encinitas Design Guidelines Consistency The proposed project is subject to Design Review and is required to demonstrate compliance with the City of Encinitas Design Guidelines. The City of Encinitas Design Guidelines provides guidance for the architectural design of multi- family residential developments. More specifically, the Design Guidelines provide guidance related to the following areas of design: building design (Section 5.3), reduction of the visual bulk of structures (Section 5.4), colors and materials (Section 5.5), and architectural character and detailing (Section 5.6). Project compliance with each of these design guideline section is outlined below: Building Design (Section 5.3) Design Guideline Explanation of Pr ject: Conformance Encourage the establishment of visual The proposed first and second story addition interest through changes in the wall creates additional architectural interest through the planes, roofline variation, and the use of use of pop -outs and recesses in the gall planes. architectural elements such as walled Additional roofline variation is accomplished by patios, loggias, and arcades to create adding a covered porch element to the first floor of transitions between the indoor space and the home and through the addition of a second - the outdoor space. story pitched roof element with open -air columns above. The covered patio elements proposed on the first floor of the east elevation and as part of the second -story addition provides a functional transition from the indoor spaces to the adjacent outdoor patio spaces. 5 of16 ITEM NAME: GREER ADDITION PROJECT NUMBER: 5 -065 ADRICDP SEPTEMBER 21, 2015 Reduction of the Visual Bulk of structures (Section 5.4 Design Guideline Explanation of Project Conformance Reduce the visual bulk and mass of The existing residence is characterized by a small - structures. scale boxy design with unbroken, unarticulated wall planes. The proposed first and second story Encourage breaking up building massing addition provides additional undulation in the wall into smaller -scale elements and achieving planes and breaks up the visual bulk of the existing human scaled development through the structure. The desired low -rise human -scale is use of windows, doors, columns and accomplished through the use of single -story overhangs near the ground level. elements. A new corrugated metal roof canopy provides a pedestrian - scaled architectural element along the east elevation and windows and doors further support the desired low -rise scale of the structure. Colors and Materials (Section 5.5) Design Guideline Explanation of Project Conformance . Encourage the use of a variety of The proposed project utilizes the number of complementary exterior colors and building materials (wood siding, stucco, and materials to emphasize a building's corrugated metal) as well as a complementary architectural detailing and design. combination of colors (tan and light green) to provide architectural interest and highlight the overall architectural design of the building. The colors and materials also help to maintain the existing beach - cottage style design theme that exists on the site and within the surrounding neighborhood. Architectural character and Detailing Section 5.5 Design Guideline Explanation of Project Conformance Use architectural detailing on all visible The proposed project has been carefully design sides of the structure and the use of with architectural enhancements (wooden siding, consistent building materials on all sides window openings, covered porch elements, and of the structure. changes in building materials) on all four sides of the development including the most visible elevations north and east), Local Coastal Program Consistency The project complies with the city's certified Local Coastal Program including applicable General Plan policies and Municipal code requirements, and all other applicable development and design standards. 6of6 ITEM NAME: GREER ADDITION PROJECT NUMBER: 15-065 ADRICDP SEPTEMBER 2 , 2015 PUBLIC NOTICE AND PARTICIPATION Public Notice Notice of this public hearing was mailed on September 10, 2015 to all property owners within 500 feet of the project site and to anyone who requested such notice in writing, in compliance with Government Code Sections 55090, 65091 and 65092, as applicable. Additionally, as a courtesy, the notice was posted at City Hall and on the Planning and Building Department's Internet site under "Public Notices" and via e- Project Source. Staff received written comments from one individual during the public comment period. The comment expressed concerns about construction noise. These comments are a part of the administrative record. Citizen Participation Program A Citizen Participation Program (CPP) was completed for this project. The applicant submitted a Citizen's Participation Program (CPP) in accordance with Section 23.06 of the Municipal Code. 257 property owners and tenants were notified of the CPP meeting and proposed project. The neighborhood meeting was held on Saturday April 18, 2015. ENVIRONMENTAL CONSIDERATIONS It has been determined that the proposed project is exempt from environmental review pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15301 (Class 1 - Existing Facilities), subsection (a) and (e), of the California Environmental Quality Act (CEQA) Guidelines. Section 15301 (Class 1 - Existing Facilities) subsection (a) exempts minor exterior alterations to existing structures. Section 15301 (Class 1-- Existing Facilities) subsection (e) exempts additions to existing structures if the addition will not result in an increase of more than either 50 percent of the floor area of the structures before the addition, or 2,500 square feet, whichever is less. The proposed addition does not exceed 50% of the existing floor area or 2,500 square feet. The project meets the criteria for the exemptions. None of the exceptions listed in Section 15300.2 exist for the proposed project. DISCUSSION The proposed project will authorize an exterior remodel and construction of a new first and second story addition to an existing residential unit. The subject property is developed with four detached legal non - conforming residential units. The existing dwellings on the site each have a similar architectural style. Each of the existing residences is a low -rise beach -style cottage with painted wood siding and wood trim elements. The two units located to the rear of the site (123 Athena Street and 125 Athena Street) are not clearly visible from the street. Additionally, existing mature landscaping and existing fencing further screens the visibility of these units from the public right -of -way. Both units located on the site at 121 Athena Street and 127 Athena Street are clearly visible from the street. The north (front) and east (left side) elevations are the most visible from Athena Street. These elevations have been designed with glass window /door openings, painted wood siding, corrugated metal roof elements, and a covered porch feature that maintains the low scale beach - cottage style development character that exists on the project site and throughout the surrounding neighborhood. The new second story addition consists primarily of open --air roof 7 of 16 ITEM NAME: GREER ADDITION PROJECT NUMBER: 1 5--055 ADRICDP SEPTEMBER 21, 2015 decks and open wooden column elements to reduce the bulk and mass of the structure. The second story addition maintains architectural consistency with the rest of the structure by carrying over the same colors and materials (wood siding and metal roof with wooden rafter tails) onto the second -story portion of the structure. The proposed first -story addition also introduces an additional building material (stucco) to break up the wall planes and add architectural variation into the project design. The proposed residential addition and exterior remodel complies with all development standards of the RS -1 1 zone. The design of the proposed addition complements the existing surrounding residential units and maintains the low -rise beach -style cottage architectural theme. The proposed project will improve the aesthetic quality of the neighborhood and view of the existing unit from the street. FINDINGS Based on Encinitas Municipal code sections 23.080.080 (Design Review) and 30.80.090 (Coastal Development Permit) findings for Discretionary Action Nos. 1 and 2 and the aforementioned analysis, staff has made the following findings to support the approval with conditions. Design Review Permit (Section 23.080.080) Finding for Discretionary Action No. 1 Explanation of Finding The project design is inconsistent with the The proposed exterior remodel and first and General Plan and the Municipal Code. second story addition are consistent with the General Plan and the Municipal Code. The proposed project is consistent with the applicable General Plan policies and meets all of the required development standards for the RS-11 zone. The proposed project will improve the aesthetic quality of the neighborhood and views of the existing unit from the street. The project design is substantially inconsistent The City of Encinitas Design Guidelines with the city of Encinitas Design Guidelines. provide recommendations related to building design (Section 5.3), reduction of the visual bulk of structures (Section 5.4), colors and materials (Section 5.5), and architectural character and detailing (Section 5.0 ). The proposed exterior remodel and first and second story addition is consistent with the City of Encinitas Design Guideline recommendations. 8 of 16 ITEM NAME: GREER ADDITION PROJECT NUMBER: 15-065 ADRICDP SEPTEMBER 2 , 2015 Finding for Discretionary Action No. 1 Explanation of Finding The project would adversely affect the health, The proposed exterior remodel and first and safety, or general welfare of the community. second story addition will not adversely affect Encinitas; and the health, safety and general welfare of the community. It has been determined that the project is consistent with the applicable policies of the General Plan and complies with the RS -11 zoning standards, as well as the City of Encinitas Design Guidelines. The project's demonstrated consistency with the General Plan, Municipal Code and Design Guidelines will maintain the protection the public health, safety and general welfare of the community. The project would cause the surrounding The project would not cause the surrounding neighborhood to depreciate materially in neighborhood to depreciate materially in appearance or value. appearance or value. The proposed residential remodel and first and second story addition will further enhance the aesthetic appearance of the neighborhood and views from the street. Coastal Development Permit (Section 30.80.990) Finding for Discretionary Action No. 2 Explanation of Finding The project is consistent with the certified The project site is located within the RS -11 Local Coastal Program of the City of zone and the Coastal zone. The project is not Encinitas; and located in the California Coastal Commission's appeal jurisdiction. The project proposes to remodel the exterior fagade of an existing residential unit and add a first and second story addition to the structure. It has been determined that the project complies with all applicable City of Encinitas Design Guideline recommendations for building design (Section 5.3), reduction of the visual bulb of structures (Section 5.4), colors and materials (Section 5.5), and architectural character and detailing (Section 5.6). The proposed project is consistent with all applicable General Plan policies and therefore, is consistent with the Local Coastal Program of the City of Encinitas. 9 of 16 Finding for Discretionary Action No. 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 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. CONCLUSION ITEM NAME: GREER ADDITION PROJECT NUMBER: 15-065 ADRICDP SEPTEMBER 21, 20 1 5 Explanation of Finding It has been determined that the proposed project is exempt from environmental review pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15301 (Class 1- Existing Facilities), subsection (a) and (e), of the California Environmental Quality Act (CEQA) Guidelines. Section 15301 (Class 1- Existing Facilities) subsection (a) exempts minor exterior alterations to existing structures. Section 15301 (Class 1- Existing Facilities) subsection (e) exempts additions to existing structures if the addition will not result in an increase of more than either 50 percent of the floor area of the structures before the addition, or 2,500 square feet, whichever is less. The proposed addition does not exceed 50% of the existing floor area or 2,500 square feet. The project meets the criteria for the exemption. None of the exceptions listed in Section 15300.2 exist for the proposed project. This finding is not applicable because the property is not located between the sea and the nearest public road. The Planning and Building Department determined the Administrative Design Review Permit and coastal Development Permit application to be consistent with all applicable policies of the General Plan, Municipal Code and Design Guidelines. Therefore, the project is hereby approved, based upon the findings discussed above and subject to the attached conditions of approval. CONDITIONS OF APPROVAL SC1 SPECIFIC CONDITIONS: SC2 At any time after two years from the date of this approval, on September 21, 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 10 of 16 ITEM NAME: GREER ADDITION PROJECT NUMBER.: 1 5--065 ADR/CDP SEPTEMBER 21, 20 1 5 been demonstrated, the application shall be deemed expired as of the above date (or the expiration date of any extension). The determination of the authorized agency may be appealed to the City council within 15 days of the date of the determination. SC5 This project is conditionally approved as set forth on the application and project drawings stamped received by the City on July 23, 2015, consisting of three sheets including Sheet Al (Site Plan), A2 (Floor Plans) and A3 (Elevations), all designated as approved by the Planning and Building Director on September 21, 2015, and shall not be altered without express authorization by the Planning and Building Department. SCA The following conditions shall be completed and/or fulfilled to the satisfaction of the Engineering Division: 1. An Encroachment Maintenance and Removal Agreement shall be required for the maintenance of all private improvements located within the public right of way including but not limited to the existing fence, trees, and trash enclosure. Exhibits for this document shall be prepared by the applicant and be submitted to the Engineering Division for review and approval prior to issuance of building permit. 2. The project lies within the Leucadia Wastewater District. Project plans shall be submitted to the Leucadia Wastewater District for requirements and processed to approval. 3. If any building square footage is added to any of the existing structures on the project site that cumulatively exceed 500 square feet of habitable area, inclusive of this project, or 750 square feet of combined habitable and non - habitable area, inclusive of this project, the property owner shall dedicate the additional 8 feet of required right-of-way along the property frontage along Athena Street to ensure a property line to road centerline distance of 28 feet as shown on Map 1035. 4. If any building square footage is added to any of the existing structures on the project site that cumulatively exceed 500 square feet of habitable area, inclusive of this project, or 750 square feet of combined habitable and non - habitable area, inclusive of this project, the property owner shall underground all existing overhead utilities lines. SCB The following conditions shall be completed and /or fulfilled to the satisfaction of the San Diegulto water District (SDWD).- 1. The subject property is currently being served by a 518 -inch water meter. if the Fire Department requires fire sprinklers for the new development; the Developer shall upgrade the meter and service at their expense. All water meters shall be located in front of the parcel they are serving and outside of any existing or proposed travel way. 2. The developer shall show all existing and proposed water facilities on improvement or grading plans for SDVD Approval. 11 of 16 ITEM NAME: GREER ADDITION PROJECT NUMBER: 15-065 ADR/CDP SEPTEMBER 21, 24 1 5 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. G4 Prior to building permit issuance, the owner shall cause a covenant regarding real property to be recorded. said covenant shall set forth the terms and conditions of this grant of approval and shall be of a form and content satisfactory to the Planning and Building Director. The Owner(s) agree, in acceptance of the conditions of this approval, to waive any claims of liability against the city and agrees to indemnify, hold harmless and defend the City and City's employees relative to the action to approve the project. G5 Approval of this request shall not waive compliance with any sections of the Municipal Code and all other applicable City regulations in effect at the time of Building Permit issuance unless specifically waived herein. G7 Prior to issuing a final inspection on framing, the applicant shall provide a survey from a licensed surveyor or a registered civil engineer verifying that the building height is in compliance with the approved plans. The height certification /survey shall be supplemented with a reduced (8 /2 inch x 11 inch) 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. G 1 D All retaining and other freestanding walls, fences, and enclosures shall be architecturally designed in a manner similar to, and consistent with, the primary structures (e.g. stucco - coated masonry, split -face block or slump stone). These items shall be approved by the Planning and Building Department prior to the Issuance of building and/or grading permits. 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. 12 of 16 ITEM NAME: GREER ADDITION PROJECT NUMBER: 15-065 AD R/CD P SEPTEMBER 2 1 , 20 1 5 G13 The applicant shall pay development fees at the established rate. Such fees may include, but not be limited to: Permit and Plan checking Fees, Water and Sewer Service Fees, School Fees, Traffic Mitigation Fees, Flood control Mitigation Fees, Park Mitigation Fees, and Fire Mitigation /Cost Recovery Fees. Arrangements to pay these fees shall be made prior to building permit issuance to the satisfaction of the Planning and Building and Engineering Services Departments. The applicant is advised to contact the Planning and Building Department regarding Park Mitigation Fees, the Engineering Services Department regarding Flood Control and Traffic Fees, applicable School District(s) regarding School Fees, the Fire Department regarding Fire Mitigation /Cost Recovery Fees, and the applicable Utility Departments or Districts regarding water and/or Sewer Fees. 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. G23 Any wall, fence or combination thereof exceeding 6 ft. 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.A.1 of the Encinitas Municipal code. where a minimum 2 -foot 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 purpose 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 23.08.030.8.1. 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. DR2 Side and rear elevations and window treatments shall be trimmed and architecturally treated so as to substantially match the front elevations. This treatment shall be reflected in building plans and shall be found satisfactory by the Planning and Building Department prior to the issuance of building permits. DR3 All project grading shall conform with the approved plans. If no grading is proposed on the approved plans, or subsequent grading plans are inconsistent with the grading shown on the approved plans, a design review permit for such grading shall be obtained from the authorized agency of the city prior to issuance of grading or building permits. B1 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 13 of 16 ITEM NAME: G REER ADDITION PROJECT NUMBER: 15 -055 ADR/CDP SEPTEMBER 21, 20 1 5 shall include a site plan, a foundation plan, floor and roof framing plans, floor plans), section details, exterior elevations, and materials specifications. Submitted plans must show compliance with the latest adopted editions of the California Building Code (The Uniform Building Code with California Amendments, the California Mechanical, Electrical and Plumbing Codes). These comments are preliminary only. A comprehensive plancheck will be completed prior to permit issuance and additional technical code requirements may be identified and changes to the originally submitted plans may be required. F1 FIRE CONDITIONS: CONTACT THE ENCINITAS FIRE DEPARTMENT REGARDING COMPLIANCE WITH THE FOLLOWING CONDITION(S): F10 OBSTRUCTION OF ROADWAYS DURING CONSTRUCTION: All roadways shall be a minimum of 24 feet in width during construction and maintained free and clear, including the parking of vehicles, in accordance with the California Fire Code and the Encinitas Fire Department. F13 ADDRESS NUMBERS: STREET 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 I2 -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. 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 installation. F18 CLASS "A" ROOF: All structures shall be provided with a class "A" Roof covering to the satisfaction of the Encinitas Fire Department. 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.. buildinglgrading 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. 14 of 16 ITEM NAME: CREER ADDITION PROJECT NUMBER: 5 -005 ADR/CDP SEPTEMBER 21, 2015 Eo 1 Grading Conditions EC 1 4 A grading permit shall be obtained for this project unless the proposed grading is exempt under section 23.24.090 of the Municipal Code. If the proposed grading is exempt from permit requirement, the owner shall provide a precise site plan prior to approval of a building permit. The building site plan shall provide design for drainage improvements, erosion control, storm water pollution control, and on -site pavement. 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. 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. ES10 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. EW 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. ESW1 Storm Water Pollution Control Conditions 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 Permit Site plan. ime MIN ITEM NAME: GREER ADDITION PROJECT NUMBER: 15-065 ADRICDP SEPTEMBER 21, 2015 DISCLOSURES This notice constitutes a decision of the Planning and Building Department only for the discretionary entitlement. Additional permits, such as Building and Grading Permits, may be required by the Planning and Building Department or other City Departments. It is the property owner's and applicant'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 15 calendar days of the date of this determination. The appeal must be filed, accompanied by a $250 filing fee, prior to 5 :00 pm on the 15 1h 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 of be appealed to the Coastal Commission. If you have any questions regarding this determination, please contact Katie Innes, Associate Planner, at 760-633-2716 or by email at kin es ecinitas ov; or contact the Planning and Building Department, 505 South Vulcan Avenue, Encinitas, CA 92024 at 760-633-2710 or by email at i nni n Qenci gs a.gov. SIGNATUREk ------- --- - -- -- Maneet Ranu, AICP Deputy Director of Planning and Building Department 16 of10