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.
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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
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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.
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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.
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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
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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.
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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.
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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
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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.
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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.
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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
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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.
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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
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- -- -- Maneet Ranu, AICP
Deputy Director of Planning and Building Department
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