2015-25 (EG)RESOLUTION NO. PC 2015 -25
A RESOLUTION OF THE CITY OF ENCINITAS PLANNING COMMISSION
APPROVING OF A DESIGN REVIEW MODIFICATION AND COASTAL
DEVELOPMENT PERMIT TO DEVELOP SIX ATTACHED RESIDENTIAL
CONDOMINIUM DWELLING UNITS IN ONE BUILDING LOCATED AT 1911-
1941 VULCAN AVENUE
(CASE NO. 14 -306 DRMOD /CDP; APN: 216 - 05218)
WHEREAS, N. Vulcan I, LLC submitted an application for a six 6 -unit development with
associated parking and landscape improvements in the North 101 Corridor Specific Plan N -R20
zone, located at 1911 -1941 North Vulcan Avenue, legally described in Exhibit A;
WHEREAS, the Commission previously approved Case No. 07 -031 TM /DR /CDP,
Resolution No. PC 2008 -14;
WHEREAS, changes are required due to voter approved limitations on development,
codified in Encinitas Municipal Code Chapter 30.00, specifically limiting buildings to two stories
in height;
WHEREAS, the Planning Commission conducted a duly noticed public hearing on
August 20, 2015;
NOW, THEREFORE, BE IT RESOLVED that the Encinitas Planning Commission hereby
APPROVES Case No.14 -306 DRMOD /CDP based on the following Environmental
Determination and Findings:
Section 1. California Environmental Quality Act Determination
The project is exempt from environmental review pursuant to the California Environmental
Quality Act (CEQA) Guidelines Sections 15301(1) (2) and 15332. The project is exempt from
environmental review pursuant to the California Environmental Quality Act (CEQA) Guidelines
Sections 15301(1) (2) and 15332. Section 15301(1) (2) exempts the demolition and removal of a
duplex or similar multifamily residential structure. In urbanized areas, this exemption applies to
duplexes and similar structures where not more than six dwelling units will be demolished.
There are six units to be demolished. Section 15332 exempts projects characterized as in -fill
development which are (a) consistent with the applicable general plan designation and all
applicable general plan policies as well as with applicable zoning designation and regulations;
(b) projects that occur within city limits on a project site of no more than five acres substantially
surrounded by urban uses (c) a site that has no value as habitat for endangered, rare or
threatened species; (d) approval of the project would not result in any significant effects relating
to traffic, noise, air quality, or water quality; and (e) the site can be adequately served by all
required utilities and public services. The project meets all these criteria. Six existing residential
units are being replaced by six residential units, which does not increase impacts on the
environment at this location and with this project design. Being new construction, current
standards for development will be met. None of the exceptions in Section 15300.2 of the CEQA
Guidelines exist.
Section 2. Discretionary Action(s) Findings
Finding for Design Review
Explanation of Finding
a. The project design is
The proposed two -story development represents a beach -style
inconsistent with the
cottage augmented with contemporary design utilizing a good
General Plan, a Specific
mixture of compatible materials and the creation of a visually
Plan or the provisions of
interesting development. The project conforms to site, building,
this Code.
and architectural design recommendations by incorporating
varying horizontally and vertically articulated elements as well as
eaves, decks, railings, lap sidings, shutters, standing seam metal
roof, and other architectural projections. The project complies
with all the development standards of the subject N -R20 zoning
district including setbacks, building heights and lot coverage. All
of the proposed guest parking spaces are located within the front
yard setback. In accordance with Section (1)(B) of the Off - street
Parking Design Manual, the locations of off - street parking spaces
can be specified and approved through a Design Review Permit
within the front yard setback. The proposed parking spaces within
the front yard setback will not impact the project operationally or
aesthetically and will be sufficiently screened from view with four 4-
foot high cement plaster walls with sufficient landscape plantings.
With the approval of the discretionary permits requested, the
proposed project will comply with all applicable policies of the
General Plan, all applicable development standards of the subject
N -R20 zone and all applicable provisions of the Municipal Code.
The project as proposed adequately addresses visual impacts and
no additional conditions or limitations are necessary to ensure
compatibility with the Scenic/Visual Corridor Overlay Zone.
b. The project design is
The selected architectural design, reminiscent of a beach -style
substantially
cottage augmented with contemporary elements, is proposed
inconsistent with the
with the utilization of a non - reflective galvanized metal roof
Design Review
material; smooth lap sidings; Bahama shutters, decks, belly
Guidelines.
bands and railings; and smooth 3 -coast stucco exterior walls.
The standing -seam metal roof will be a non - reflective light gray
color. Garage doors are proposed with custom aluminum
materials and distinctive designs.
Building accents include the use of distinctive shades of yellow
and green colors for the fiber cement lap siding, and the varied
use of simulated Bahama shutters and a mixture of glass and
metal balconies and railings. Each unit is proposed to be painted
a different color and material applications are utilized in order to
distinguish the unit from each other but still maintain the beach -
style theme throughout all four elevations of the project. The lap
siding materials will be used primarily at the second -level exterior
walls to complement the chosen architectural design, while
shutters will be placed on the sides as a shade canopy for select
windows. The white vinyl windows complement the different
colored lap siding and metal accents. The front elevation
provides sufficient horizontal wall plane variations with
Finding for Design Review
Explanation of Finding
complimentary materials carried around each corner. Variations
also include alternating and unique "butterfly" roof design and
second level decks and railings with distinctive designs. The
landscape plan provides ample coverage for the project site and
substantial backyard planting will ensure that the project is buffered
from and blends visually with the surrounding development, as
viewed from the adjacent residences.
The proposed two -story development design is compatible with the
surrounding types of structures including the two -story multi -unit
development most adjacent to the south. The project is proposing
a 15 -foot rear yard setback from the most easterly property line.
The 15 -foot setback will also serve as a landscaping buffer, as
required under Section 30.16.010D3 of the Municipal Code, so as
not to impose on the privacy of the adjacent single story dwelling
unit.
c. The project would
The proposed use is allowed by right in the subject N -R20 zone and
adversely affect the
no evidence has been submitted or discovered that would suggest
health, safety, or
that the proposed project would adversely affect the surrounding
general welfare of the
neighborhood or community. All services /infrastructures (i.e.
community.
stormwater facilities, water and sewer) are available and provided
as required under this permit to serve the subject property. The
project is exempt from the requirements of CEQA and no adverse
impact to the environment is anticipated. Additionally, the proposed
units are designed in an environmentally sustainable manner. The
design and project goals include, porous surfaces to mitigate storm
water runoff, native and drought resistant plants to limit irrigation
needs, as well as energy efficient lighting, appliance, window,
mechanical, hot water heating products and standards that exceed
Title 24 requirements to reduce overall energy consumption. The
project is also conditioned to require each unit to include installation
of wiring for current or conduits for future installation of photovoltaic
energy generation system(s) and an electric vehicle charging
station.
d. The project would tend
The proposed two -story development design is compatible with
to cause the
the surrounding types of structures. The selected modern beach -
surrounding
style cottage architectural design proposes to use a non - reflective
neighborhood to
galvanized metal roof material, fiber cement lap siding, wood
depreciate materially in
shutters, belly bands, decks and railings. The building siding is
appearance or value.
proposed to be of fiber cement composite and the shutters, railings,
decks and belly bands will be of wood and timber materials. The
standing -seam metal roof will be "Standard Grey ", a non - reflective
light gray color. Garage doors are proposed with contemporary
aluminum and glass materials and distinctive designs.
The project substantially conforms to site, building, landscape and
privacy design standards by incorporating varying horizontally and
vertically articulated elements as well as eaves, decks, railings,
Finding for Design Review
Explanation of Finding
1. The proposed project is consistent with the
and other architectural projections. The project would enhance the
certified Local Coastal Program of the City
appearance of the property and the neighborhood. The proposed
of Encinitas.
colors, materials and architectural features are well coordinated and
complementary to the site and its surroundings. The landscape
2. The proposed development conforms with
plan provides ample coverage for the project site and substantial
Public Resources Code Section 21000 and
backyard planting would ensure that the project blends visually with
following (CEQA) and that there are no
the surrounding development, as viewed from the adjacent
feasible mitigation measures or feasible
residences. No evidence has been submitted or discovered that
alternatives available which would
would suggest that the proposed project would cause any material
substantially lessen any significant adverse
depreciation in appearance or value of the surrounding
impact that the activity may have on the
neighborhood.
Finding for Coastal Development Permit
Explanation of Finding
1. The proposed project is consistent with the
With approval of the Design Review Permit
certified Local Coastal Program of the City
and Coastal Development permit the project
of Encinitas.
conforms to the Encinitas Municipal Code and
the North 101 Corridor Specific Plan. The
2. The proposed development conforms with
project as proposed complies with applicable
Public Resources Code Section 21000 and
development standards for the subject N -R20
following (CEQA) and that there are no
zone. The project is determined to be exempt
feasible mitigation measures or feasible
from environmental review pursuant to
alternatives available which would
Sections 15301(1)(2), and 15332. of the
substantially lessen any significant adverse
California Environmental Quality Act (CEQA)
impact that the activity may have on the
Guidelines, which exempt the demolition of
environment.
duplexes or similar multifamily residential
structures and in -fill developments which are
3. For projects involving development
consistent with local general plan and zoning
between the sea or other body of water
requirements. The subject site is located on a
and the nearest public road, approval shall
fully disturbed property consisting of
include a specific finding that such
impervious surface area, landscaping and
development is in conformity with the
three (3) detached single -story residential
public access and public recreation
structures. The site is not located between
policies of Section 30200 et seq. of the
the sea and the nearest public road.
Coastal Act.
The above environmental determination and findings are supported by the minutes, maps, and
exhibits, all of which are herein incorporated by reference.
BE [T FURTHER RESOLVED that based onthe Environmental Determination and
Findings h8[8iDb8h]r8 adopted by the Planning CO[OOOiSsiOD^ C@3R NO. 14-306 DF|K8{}D/CDP i8
hereby subject kJ the conditions iO Exhibit B.
PASSED AND ADOPTED this 201h day of August, 2015 by the following vote, to wit:
AYES:Doeroer
NOES: None
ABSTAIN: None
Horvath, Flores, Drakos, O'Grady
ABSENT: Brandenburg
Michael Glenn O'Grady, Chair
EXHIBIT 'A'
LEGAL DESCRIPTION
APN: 216- 052 -18
ALL THAT PORTION OF EATONVILLE, IN THE CITY OF ENCINITAS, COUNTY OF SAN
DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 513, FILED IN THE
OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, MARCH 20, 1888, AND
OF THE NORTH ONE HALF OF THE SOUTHEAST ONE QUARTER OF THE SOUTHWEST
ONE QUARTER OF SECTION 33, TOWNSHIP 12 SOUTH, RANGE 4 WEST, SAN
BERNARDINO MERIDIAN, ACCORDING UNITED STATES GOVERNMENT SURVEY
APPROVED OCTOBER 25, 1875, DESCRIBED AS FOLLOWS:
COMMENCING AT THE POINT OF INTERSECTION OF THE TOWNSHIP LINE BETWEEN
TOWNSHIPS 12 AND 13 SOUTH, RANGE 4 WEST, SAN BERNARDINO MERIDIAN, WITH
THE EASTERLY BOUNDARY LINE OF THE RIGHT OF WAY OF THE ATCHISON, TOPEKA
AND SANTA FE RAILWAY COMPANY, FORMERLY THE CALIFORNIA SOUTHERN
RAILROAD COMPANY, ACCORDING TO THE PROFILE OF ITS ROAD APPROVED BY THE
DEPARTMENT OF THE INTERIOR MAY 12, 1881, UNDER THE ACT OF CONGRESS OF
MARCH 3, 1875, THENCE NORTH 15 DEGREES 43 FEET 30 INCHES WEST ALONG SAID
EASTERLY LINE OF SAID RIGHT OF WAY 374.95 FEET TO THE TRUE POINT OF
BEGINNING; THENCE NORTH 74 DEGREES 16 FEET 30 INCHES EAST 75.00 FEET;
THENCE NORTH 15 DEGREES 43 FEET 30 INCHES WEST 253.71 FEET TO THE
SOUTHERLY LIINE OF THE LAND DESCRIBED AS PACEL 25 IIN THE TRUST DEED
EXECUTED JANUARY 15, 1927 BY SOUTH COAST LAND COMPANY, TO SECURITY
TRUST AND SAVINGS BANK, RECORDED IN BOOK 1324, PAGE 387 OF DEEDS;
RECORDS OF SAN DIEGO COUNTY, CALIFORNIA; THENCE SOUTH 67 DEGREES 39
FEET 00 INCHES WEST ALONG SAID SOUTHERLY LINE 75.50 FEET TO SAID EASTERLY
BOUNDARY OF THE ATCHISON, TOPEKA AND SANTA FE RAILWAY COMPANY; THENCE
SOUTH 15 DEGREES 43 FEET 30 INCHES EAST ALONG SAID EASTERLY LINE 245.00
FEET TO THE TRUE POINT OF BEGINNING.
EXHIBIT `B'
CONDITIONS OF APPROVAL
Applicant: N. Vulcan I, LLC
Location: 1911 -1941 N. Vulcan Avenue (APN: 216- 052 -18)
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 August 20, 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 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
consisting of a total of fifteen sheets, including Title Sheet (Sheet T1.01), Topographic
Survey Map (A1.01), Preliminary Grading Plan (Cl), Drainage Management Area, Site
Plan (A2.01 — A2.02), 3D Exterior (A3.00), Elevations (A3.01- A3.02), Roof Plan (A4.01),
Material Board (MB.01- MB.03), and Landscape Plans (L- 1.0- L -1.1) all stamped received
by the City of Encinitas on July 8, 2015, and all designated as approved by the Planning
Commission on August 20, 2015, and shall not be altered without express authorization
by the Planning and Building Department.
SCA The original conditions of approval in Resolution No. PC 2008 -14 shall apply unless
superseded in this Resolution.
SCB All six unenclosed parking spaces adjacent to parking garages shall be reserved for
purpose of providing parking areas for guest only and for the benefit of all six units.
Signage shall be posted to properly identify the six guest parking spaces.
SCC The landscaping area and materials in the rear yard, as depicted on the Landscape plans,
shall remain and be maintained in perpetuity to provide a screening buffer to the adjacent
properties to the east.
SCD The applicant shall provide a minimum of six 48 -inch box palm trees on site along the
frontage of the project to replace the palm trees to be removed as a result of the required
street improvements on N. Vulcan Avenue fronting the property.
SCE The plans to satisfy the following conditions shall be approved and secured to the
satisfaction of the Engineering Services Department prior to issuance of the grading
permit:
1. This application is a modification to Planning Case No. 07 -031 DR/TM /CDP. The
original conditions of approval shall apply unless superseded below. Upon approval
of this application the developer shall submit grading, improvement plans, and a final
map to the Engineering Division for review.
2. The owner shall dedicate additional right -of -way along the property frontage to N.
Vulcan Avenue to ensure a property line to road centerline distance of 30 feet for a
total right -of -way width of 55 feet.
3. All overhead utility service lines to the property shall be installed underground.
4. Each unit shall have a separate sewer and water service.
5. The owner shall be responsible for the construction of public improvements along the
property frontage to N. Vulcan Avenue per North 101 Specific Plan. The street cross
section shall match Figure 5 -D of said plan, and shall include improvements to the
east side of the road only. The location of the sidewalk shall be approved by the
Engineering Division at the time the public improvement plan is processed. A
temporary AC berm transition to the driveway apron to the north shall be provided at
a minimum 5:1 taper. The applicant shall provide storm water quality treatment
facilities to collect and treat runoff from the approximately 3,800 square feet of
pavement widening along Vulcan Avenue. Two 15 feet wide by 8 feet deep
bioretention popouts may be utilized at the very north and south end of the project.
Property owners shall be responsible for the maintenance of these facilities in
perpetuity. A Homeowners Association shall be formed and /or CCRs shall be
recorded along with a Stormwater Treatment Facility Maintenance Agreement to
ensure the continued maintenance of these facilities.
6. The applicant shall construct a curb and gutter or pavement widening and AC berm
approximately 300 linear feet to the north offsite to an existing brow ditch along the
easterly side of Vulcan Avenue. Said curb and gutter or berm shall be outside of the
existing pavement and may require a small retaining wall. The design of the offsite
drainage improvements is subject to review and approval when the public
improvement plans are submitted to the Engineering Division.
7. The proposed shared driveways shall be constructed per SDRSD G -14. Any portion
of the sidewalk located outside of the public right -of -way shall require a Public
Pedestrian Access Easement to be dedicated per the Final Map. Not more than 40
percent of the property frontage on residential lots may be allocated for curb opening
and curb opening shall be configured to maximize on- street parking along the
frontage.
8. All utilities and street signs displaced by the required improvements shall be
relocated to the satisfaction of the City Engineer, including but not limited to the fire
hydrant and SDG &E transformer as shown.
9. If a gang -style mailbox is to be utilized, it shall be located out of the right -of -way.
10. The project lies within the Leucadia Wastewater District. Project plans shall be
submitted to the district for requirements and processed to approval.
11. The existing survey monuments as shown per Corner Record 30513 shall be shown
on the preliminary grading plan and shall be protected in- place. If said monument is
disturbed or destroyed it shall be replaced by a licensed land surveyor and shall file a
Corner Record with the County or be included with the final map.
12. As proposed, the project is a Standard project for purposes of Stormwater Quality
under the currently enforceable NPDES permit; however under NPDES permit R9-
2013 -0001 which becomes effective on December 24, 2015 this project MAY be
considered a Priority Development Project if not already under construction with an
issued grading permit. The project drawings may need to be revised accordingly.
SCF The following conditions shall be completed /fulfilled to the satisfaction of the San
Dieguito Water District (SDWD):
1. The subject property is currently being served by a 5/8 -inch water meter. Upon
development, each parcel shall be required to be individually metered.
2. A hydraulic analysis shall be required for the proposed subdivision. The results of
the analysis will dictate the approved design of the water system and to determine
the re- design of the existing water system. This analysis shall account for future
development for the area.
3. The developer shall install the water system according to Water Agencies (WAS)
standards, and dedicate to SDWD the portion of the water system which is to be
public.
4. All water meters shall be located in front of the parcel they are serving and outside of
any existing or proposed travel way. Cost of relocation is the responsibility of the
developer. The district will require a minimum additional five feet from outside of
edge of pavement or behind curb for SDWD facilities. Appurtenances shall not be
placed in roadside ditches.
5. The developer shall show all existing and proposed water facilities on improvement
or grading plans for SDWD Approval.
SCG A minimum of 250 cubic feet of lockable, enclosed storage area per unit shall be
provided within the garage or the main building.
SCH Recreation vehicle parking shall be prohibited on site pursuant to Municipal Code
Section 30.16.010D5.
SCI The CC &R's shall be reviewed and approved by the Planning and Building and
Engineering Department for consistency with the project description and conditions of this
approval prior to recordation of the Final Map.
SCJ The CC &Rs shall include language that ensures the professional maintenance, repair,
and replacement of the storm water pollution control facilities, drainage facilities,
common landscaping, common retaining walls, noise fence, parking easements and
private roads are maintained as necessary into perpetuity. If offsite improvement is
provided for storm water pollution control, an easement shall be provided for the benefit
of this subdivision into perpetuity. The maintenance of the offsite facilities shall be
included in the CC &Rs.
G1 STANDARD CONDITIONS:
CONTACT THE PLANNING AND BUILDING DEPARTMENT REGARDING COMPLIANCE
WITH THE FOLLOWING CONDITIONS:
G2 This approval may be appealed to the City Council within 15 calendar days from the date of
this approval in accordance with Chapter 1.12 of the Municipal Code.
G4 Prior to building /grading 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 in. x 11 in.) 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.
G9 Trash enclosure(s) shall be constructed of masonry with an exterior compatible with that of
the building(s), and shall be provided with view - obstructing solid metal gates as approved
by the authorized agency. Adequate space for recyclable materials shall be provided within
the enclosure in accordance with Municipal Code requirements. The applicant shall review
the design of the trash enclosure with the service provider and receive approval prior to
building permit issuance.
G10 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.
G13 The applicant shall pay development fees at the established rate. Such fees may include,
but not be limited to: Permit and Plan Checking Fees, Water and Sewer Service Fees,
School Fees, Traffic Mitigation Fees, Flood Control Mitigation Fees, Park Mitigation Fees,
and Fire Mitigation /Cost Recovery Fees. Arrangements to pay these fees shall be made
prior to Final Map approval /building permit issuance /initiating use in reliance on this
permit 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.
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.
G18 Parking area shall be screened from adjacent properties and /or public view with decorative
wall(s) and /or landscaping. Said screening shall be reviewed and approved by the Planning
and Building Department prior to building permit issuance.
G19 Garages enclosing required parking spaces shall be kept available and usable for the
parking of owner /tenant vehicles at all times, and may not be rented or conveyed
separately from the appurtenant dwelling unit.
G21 All utility connections shall be designed to coordinate with the architectural elements of the
site so as not to be exposed except where necessary. Locations of pad mounted
transformers, meter boxes, and other utility related items shall be included in the site plan
submitted with the building permit application with an appropriate screening treatment.
Transformers, terminal boxes, meter cabinets, pedestals, ducts and other facilities may be
placed above ground provided they are screened with landscaping.
G22 Building plans for all new dwelling units shall include installation of wiring for current or
conduits for future installation of photovoltaic energy generation system(s) and an electric
vehicle charging station.
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 ft. 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 ft. in height pursuant to Section
23.08.030. B.1.
L1 The project is subject to Chapter 23.26 of the Municipal Code (Water Efficient Landscape
Program), which requires a landscape and irrigation plan to be prepared by a State
licensed landscape designer. The requirements for the plans are listed in Chapter 23.26.
The landscape and irrigation plans including the required signature block of the State
licensed landscape designer must be submitted as part of the building permit application for
the project.
L2 All required plantings and automated irrigation systems shall be in place prior to use or
occupancy of new buildings or structures. All required plantings and automated irrigation
systems shall be maintained in good condition, and whenever necessary, shall be replaced
with new materials to ensure continued compliance with applicable landscaping, buffering,
and screening requirements. All landscaping and irrigation systems shall be maintained in
a manner that will not depreciate adjacent property values and otherwise adversely affect
adjacent properties. All irrigation lines shall be installed and maintained underground
(except drip irrigation systems).
L3 All parking areas and driveways shall conform with Chapter 30.54 of the Municipal Code
and the City's Offstreet Parking and Design Manual incorporated by reference therein.
1-4(b) All landscaping, fences, walls, etc. on the site,, in any adjoining public parkways (the area
between the front property line and the street) shall be permanently maintained by the
homeowners association. The maintenance program shall include normal care and
irrigation of the landscaping; repair and replacement of plant materials and irrigation
systems as necessary; and general cleanup of the landscaped and open areas, parking
areas and walkways, walls, fences, etc. Failure to maintain landscaping and the site in
general may result in the setting of a public hearing to revoke or modify the approval. This
condition shall be recorded with the covenant required by this Resolution.
L5 All masonry freestanding or retaining walls visible from points beyond the project site shall
be treated with a protective sealant coating to facilitate graffiti removal. The sealant shall
be of a type satisfactory to the Engineering Services and Planning and Building
Departments. The property owner shall be responsible for the removal in a timely manner
of any graffiti posted on such walls.
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.
CONTACT THE ENCINITAS BUILDING DIVISION REGARDING COMPLIANCE WITH THE
FOLLOWING CONDITIONS:
B2R The applicant shall submit a complete set of construction plans to the Building Division for
plancheck processing. The submittal shall include a Soils /Geotechnical Report, structural
calculations, and State Energy compliance documentation (Title 24). Construction plans
shall include a site plan, a foundation plan, floor and roof framing plans, floor plan(s),
section details, exterior elevations, and materials specifications. Submitted plans must
show compliance with the latest adopted editions of the California Building Code (The
Uniform Building Code with California Amendments, the California Mechanical, Electrical
and Plumbing Codes). These comments are preliminary only. A comprehensive
plancheck will be completed prior to permit issuance and additional technical code
requirements may be identified and changes to the originally submitted plans may be
required.
F1 FIRE CONDITIONS:
CONTACT THE ENCINITAS FIRE DEPARTMENT REGARDING COMPLIANCE WITH THE
FOLLOWING CONDITIONS:
F2 ACCESS ROAD MINIMUM DIMENSIONS: Fire apparatus access roads shall have an
unobstructed improved width of not less than 24 feet; curb line to curb line, and an
unobstructed vertical clearance of not less than 13 feet 6 inches. Exception: Single -
Family residential driveways; serving no more than two single - family dwellings, shall
have minimum of 16 feet, curb line to curb line, of unobstructed improved width. Access
roads shall be designed and maintained to support the imposed loads of not less than
75,000 pounds and shall be provided with an approved paved surface to provide all -
weather driving capabilities.
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.
F8 CONSTRUCTION MATERIALS: Prior to delivery of combustible building construction
materials to the project site all of the following conditions shall be completed to the
satisfaction of the Fire Department:
1. All wet and dry utilities shall be installed and approved by the appropriate inspecting
department or agency;
2. As a minimum the first lift of asphalt paving shall be in place to provide a permanent
all weather surface for emergency vehicles; and
3. 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 be replaced or repaired when
necessary to provide adequate visibility.
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.
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 that states 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 Y2 -inch NST outlets.
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 %- 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.
F15 AUTOMATIC FIRE SPRINKLER SYSTEM: Structures shall be protected by an
automatic fire sprinkler system designed and installed to the satisfaction of the Fire
Department.
F18 CLASS "A" ROOF: All structures shall be provided with a Class "A" Roof covering to
the satisfaction of the Encinitas Fire Department.
E1 ENGINEERING CONDITIONS:
CONTACT THE ENGINEERING SERVICES DEPARTMENT REGARDING COMPLIANCE WITH
THE FOLLOWING CONDITION(S):
E2 All City Codes, regulations, and policies in effect at the time of building /grading permit
issuance shall apply.
E3 All drawings submitted for Engineering permits are required to reference the NAVD 88
datum; the NGVD 29 datum will not be accepted.
EG1 Grading Conditions
EG3 The 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.
EG5 No grading shall occur outside the limits of the project unless a letter of permission is
obtained from the owners of the affected properties.
EG6 Separate grading plans shall be submitted and approved and separate grading permits
issued for borrow or disposal sites if located within the city limits.
EG7 All newly created slopes within this project shall be no steeper than 2:1.
EG8 A soils /geological /hydraulic report (as applicable) shall be prepared by a qualified engineer
licensed by the State of California to perform such work. The report shall be submitted with
the first grading plan submittal and shall be approved prior to issuance of any grading
permit for the project.
EG9 Prior to hauling dirt or construction materials to any proposed construction site within this
project the 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.
ED1 Drainaae Conditions
ED2A An erosion control system shall be designed and installed onsite during all construction
activity. The system shall prevent discharge of sediment and all other pollutants onto
adjacent streets and into the storm drain system. The City of Encinitas Best Management
Practice Manual shall be employed to determine appropriate storm water pollution control
practices during construction.
ED3 A drainage system capable of handling and disposing of all surface water originating within
the project site, and all surface waters that may flow onto the project site from adjacent
lands, shall be required. Said drainage system shall include any easements and structures
required by the Engineering Services Director to properly handle the drainage.
ED5 The owner shall pay the current local drainage area fee prior to issuance of the building
permit for this project or shall construct drainage systems in conformance with the Master
Drainage Plan and City of Encinitas Standards as required by the Engineering Services
Director.
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.
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.
ESW1 Storm Water Pollution Control Conditions
ESW5 The project must meet storm water quality and pollution control requirements. The
applicant shall design and construct landscape and /or turf areas and ensure that all
flows from impervious surfaces are directed across these areas prior to discharging onto
the street. A Grading Plan 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 plan.