2016-10 - EG .� .
NOTICE OF DECISION
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Project Number: 15-198 PMW/CDP
PBD Number: 2016-10
Location: 827-829 Hygeia Avenue
Community: Leucadia
APN: 255-253-35
Applicant: Pisciotta Family Trust
Representative: Jamison Nakaya
Project Planner: J. Dichoso, 750-533-2581, 'dichoso encinitasca. ov
Decision Date: March 21, 20 1 5
Report Approval: ® Scott Vurbeff, Environmental Project Manager
SUMMARY AND KEY CONSIDERATIONS
The applicant is requesting a Parcel Map waiver and Coastal Development Permit for the
conversion of an existing duplex into two condominium units on a site located at 827-529
Hygeia Avenue. No improvements are proposed to the existing dwelling units.
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ITEM NAME: PISCIOTTA CONDO CONVERSION
PROJECT NUMBER: 15-198 PMW/CDP
LARCH 21, 20'16
PROJECT DESCRIPTION
The applicant requests approval of a Parcel Map Waiver and Coastal Development Permit to
convert an existing three-story, legal nonconforming duplex on an existing, approximately 6,632
square foot (SF) legal lot to a condominium form of ownership. Each unit is approximately
11620 SF with an approximately 621-SF garage. The subject property is located at 827 and 829
Hygeia Avenue (APN 256-253-35). The property is zoned Residential-8 (R-8) and is in the
Coastal Zone.
The duplex was built in 1986. Although the property address is off Hygeia Avenue, the front of
the property is bounded by Fulvia Street. Because there is a significant change in elevation
along the eastern portion of the property where Fulvia Street is approximately 17-18 feet higher
than the level pad of the property, stairs are located on the slope providing pedestrian access to
the duplex: The rear of the property is bounded by Hygeia Avenue that provides vehicular
access to the garage for each unit. No earthwork or grading is proposed. No physical
improvements are to be made to the residential structure.
PROJECT ANALYSIS
Project Site Characteristics:
General Plan: Residential-8 (R-8)
Specific Plan: None
Zoning District: Residential-8 R-8
Zonin overly : Coastal Zone
Community Character Context: Inland Residential-Gridded
The land use designation of single-family uses zoned Residential-8 (R-8) surround the property
except for to the east where single-family uses are zoned Residential-3 (R-3). The duplex
proposed for a condominium conversion (a change in legal ownership) and the residential
vicinity do not pose a constraint to the other because the duplex and its proposed form of legal
ownership are compatible and appropriate for the residential vicinity; a mix of single-family and
multi-family residential uses that surround the project site.
Existing Adjacent Area:::6 Iireto General Plonnnit Characterort ..
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...North R-81 R-8 Inland Residential-Gridded Multi-family
South R-81 R-8 Inland Residential-Gridded Multi--family
East R-3, R--3 Inland Residential-Gridded Sin Ie-farnil
West R-8, R-8 Inland Residential-Gridded Sin le-famil
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ITEM NAME: P SC OTTA CONDO CONVERSION
PROJECT NUMBER: 15-198 PMW/CDP
MARCH 21,2016
General Plan Consistency
The single--family residential use is consistent with the Residential-8 General Plan designation.
No specific plan area applies to the project site.
General Plan Consistency
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Land Use Element Goal 3: To A condominium conversion is a change of ownership that
assure successful planning for results in a form of common--interest form of ownership for
future facilities and services, and the residents only. The existing two units of the duplex are
a proper balance of uses within located on one existing legal lot, and no units or new lots
the city, the City of Encinitas will would be being created. The number of unit and lots after
establish and maintain a the condominium conversion will remain the same, and as
maximum density and intensity of a result, the project is compliant with the General Plan goal.
residential and commercial uses
of land within the City.
Policy 1.1- Strive to maintain a A condominium housing type is proposed in an area
balance of housing types in the situated primarily with single-family residences and
City. duplexes, and will help to provide a diversity of housing
types.
Policy 1.2- Strive to provide a The applicant is proposing a housing type that will lend to
wide variety of housing types so the tastes, needs, and choices of existing and future
that arrange of housing needs residents.
and tastes will be made available
to existing and future residents.
Municipal Code Analysis
Apart from the legal nonconformity 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 R-8 zone and would be
required to comply with all applicable Building and Fire codes through the standard building
permit plan checking process.
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Net Lot Area — 5,400 SF 61160 SF (0.14 acre Yes E No Ej
Lot Width —60 feet 59.98 feet (westerly property line) Yes ❑ No �
60.50 feet easterl property line_)._,.
Lot Depth --90 feet 109.56 Yes No ❑
Front Yard Setback— 25 feet 24.9 feet (Hygeia Avenue Yes No
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ITEM NAME: PISCIOTTA CONDO CONVERSION
PROJECT NUMBER: 16-198 PMW/CDP
MARCH 21, 2016
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9.
Side Yard Setback (Interior)— 5 feet (both sides) Yes El No 0
5110 feet
Rear Yard Setback---25 feet 42.2 feet Fulvia Street Yes No [❑
Lot Coverage--40% 30% Yes No [❑
Floor Area Ratio--0.6 0.66 Yes ® No ❑❑
Building Height— 26 feet-9 inches (top of wall with roofing Yes [❑ No
22 feet/26 feet for primary material)
structures 36 feet-9 inches itched roof
Each dwelling unit for the condominium is proposed at less than 2,500 square feet
(approximately 1,620 SF each), and the applicant is required to provide two enclosed parking
spaces for each dwelling unit. The applicant is proposing to maintain the existing four one-car
garages (each unit having a pair of one-car garages), thus meeting all parking standards in
Chapter 30.54 (Off-Street Parking) of the Municipal Code.
Legal Nonconformity
The subject site has several existing, legal nonconformities that are proposed to be maintained
as summarized below:
1. Land use. The duplex, a two-family dwelling unit, does not conform to the underlying
single-family zone (R.-8) in accordance with Chapter 30.09 (zoning Matrix). According to
the County's Residential Building Record, the structure was legally built as a duplex in
1986 prior to the city's incorporation in 1986 and adoption of the zoning code in 1989.
Because the site contains two existing legal dwelling units, the site maintains a legal
nonconforming density and is subject to the provisions of EMC Chapter 30.76
(Nonconformity) because the R-8 zone provides for suburban single-family detached
residential units with minimum lot sizes of 5,400 net square feet and a maximum density
of 8.0-units per net acre. One primary dwelling is permitted on each legal lot contrary to
the two multi-family dwelling units onsite. The proposed condominium conversion of the
two-unit development will not increase the density or intensity of use and will comply'with
all development standards of the R-8 zone as allowed by EMC Section 24.40.100
(Conversion of Residential Property). The findings to approve the condominium
conversion are described below.
2. Rear property line le n th. The R-8 zone requires a lot width of 60 feet. The western
property line of the subject lot is approximately 59.98 feet in width. Record of Survey
18941 filed on August 26, 2005 as Document #2005-738329 confirmed that the western
property line is 59.98 feet.
3. Front setback. A portion of the duplex (western/front elevation) encroaches 0.1-feet into
the required 25-foot rear yard setback per the underlying R-8 zone along the
western/rear property line.
4. Interior setback. The R-8 zone requires the duplex to observe an interior setback of five
feet and 10 feet. The municipal code does not specify which side property line shall
require either the five-foot or the 10-foot setback. The applicant is showing the northern
portion of the duplex to be encroaching 5 feet into the required interior 10-foot setback,
while the other interior side yard setback is compliant.
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ITEM NAME: PISCIOTTA CONDO CONVERSION
PROJECT NUMBER; 15-198 PMW/CDP
MARCH 21,20 1 6
5. Building height. The duplex was -approved in 1986 at a height which exceeds the
maximum height limit for residential structures per Chapter 30.16 (Residential ?ones).
The standard height limit for residential buildings as-measured to the top of the exterior
plane of the roof above the wall below (including roofing material) is 22 feet for flat roof
elements and 26 feet for a pitched roof. Based on the elevations from Hygeia Street, the
duplex is a three-story structure that is approximately 26-feet-9 inches to the top of the
exterior plane of the wall (including roofing material) which exceeds the 22-foot standard
and the pitched roof is approximately 36-feet-9-inches which also exceeds the 26-foot
height limit. The livable area of the duplex is a two structure above the lowest garage
story. It appears that the lowest garage story is does not qualify as a basement per
EMC Chapter 30.04 (Definitions). Since the County of San Diego legally permitted the
duplex prior to the City's incorporation in 1986, all portions of the roof that exceed the
height limit is rendered legal nonconforming in accordance with EMC 30.76
(Nonconformities). The legal nonconformity may remain as is long as it is not enlarged,
extended, or expanded or in a manner to increase the inconsistency/nonconformity with
the regulations of the Municipal Code.
In accordance with Section 30.76.050 of the Municipal Code, the applicant can maintain the
existing legal nonconformities so as long as they are not enlarged, relocated or increased in
intensity.
Parcel ILI!'ap Waiver
Pursuant to EMC Section 24.60.050 (Parcel Map waiver), a parcel map waiver may be applied
to condominium conversions when no new units or lots are being created. The existing units
are located on one existing legal lot, and no new lots are proposed by this application. The
proposed condominium conversion is subject to the physical condition standards listed in EMC
Section 24.40.060 (Specific Physical Standards).
Conversion of Residential Properly
Pursuant to EMC Section 24.40.020 (Physical Elements Reports), the following reports were
submitted as part of the application:
1. A Physical Elements Report was prepared by Sowards and Brown and dated June 12,
2015, which provided a general inspection report of the property. The report concludes
that the project conforms to the current code requirements for the condominium
conversion and included recommended repairs.
2. A Wood Destroying and Pests Organisms Inspection Re ort was prepared by Mariners
Pest Control and dated June 12, 2015, which summarizes the results of a pest control
inspection. The report concludes that various repairs and included treatment of
infestations.
Prior to recordation of the Certificate of Compliance required in the Conditions of Approval, the
applicant will be required to complete minor repair and pest control recommendations made in
the report as necessary. This approval requires that the inspection reports be provided to any
future purchaser(s) per EMC 24.40.040 (Copy to Buyers).
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ITEM NAME: PISCIOTTA CONDO CONVERSION
PROJECT NUMBER: 15-198 PMW/CDP
MARCH 2 ,29 5
In accordance with Section 24.40.05oF (Private Storage Space), the applicant stated in a letter
dated September 17, 2015 that each unit exceeds the storage requirement of 200 cubic feet
each of enclosed weatherproofed and lockable private storage space.
Per EMC 24.40.070 (Notice to Tenants), tenants of each duplex unit were notified of the'
condominium conversion on April 25, 2015 and April 27, 2015 each pursuant to Section 55427.1
of the Government Code. A copy of the notifications is included with the case file.
Guidelines Consistency
Since the project is condominium conversion (a change in legal ownership) and no
improvements are proposed to change the bulk and mass, or architecture of the duplex, the
project is exempt from Design Review per EMC 23.0.8 (Design Review).
Local Coastal Program Consistency
The project complies with the City's certified Local Coastal Program including applicable
General Plan policies, and Downtown Encinitas Specific Plan and Municipal Code requirements,
and all other applicable development and design standards. No potentially significant adverse
impacts to the environment will result from the project and the project is exempt from
environmental review. The project site is infill site that is not located between the sea and the
nearest public road.
PUBLIC NOTICE AND PARTICIPATION
Public Notice
A public notice was mailed on February 25, 2016 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 65090, 55091 and 05092, 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.
Citizen Participation Program
A Citizen Participation Program newsletter was mailed on June 15-' 201 5 to all property owners
within 500 feet of the project site. No comments were received within the comment period.
EMC 23.05 does'not place a time limit on a CPP for a project under review.
ENVIRONMENTAL CONSIDERATIONS
The project includes the conversion of a duplex to a condominium with no proposed
improvements. Section 15301(k) exempts from environmental review minor alterations to
existing private structures including the division or multiple family residences into common-
interest ownership, where no physical changes occur which are not otherwise exempt. No
historic resources are affected by the project. None of the exceptions in Section ,1 5300.2 exists.
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ITEM NAME: PISCIOTTA CONDO CONVERSION
PROJECT NUMBER: 5-198 PMW/CDP
MARCH 2 1,20 1 6
FINDINGS
CONVERSION of RESIDENTIAL. PROPERTY
Based on Encinitas Municipal Code Section 24.40.100, findings for Conversion of Residential
Property and the aforementioned analysis, staff has made the following findings to support the
approval, with conditions:
Fd�rtror Parcel M waiver - xpla.natinf I=in: n
A. All provisions of Chapter 24.40 of the All applicable Municipal Code standards
Municipal Code are met; relative to Chapter 24.40 have been satisfied.
B. The proposed conversion is not The proposed conversion from a duplex to a
inconsistent with any objectives or policies condominium form of ownership is consistent
in the City General Plan specifically with all objectives and policies of the General
directed to the conversion; Plan.
C. The proposed conversion will conform to The existing duplex was constructed in .1 973
the Municipal Code in effect at the time of under the County of San Diego and meets all
tentative map approval except as criteria set forth in Chapter 30.76 (Non-
otherwise provided in Chapter 24.40 of the Conformities) of the current Municipal Code.
Municipal Code;
E. The conversion would not displace The subject two units were approved under
predominantly low- and moderate-income the County of San Diego prior to the City's
families or tenants without adequate incorporation in 1986 and have not been
provision for suitable relocation of such occupied by low- or moderate-income families,
families or tenants. such that creation of a condominium form of
ownership will not have the effect of-displacing
low- or moderate-income families.
The application is exempt from Government
Code Section 65590 (Coastal Zone Affordable
Housing Replacement Regulations) because
the two-unit condominium conversion regards
a residential structure that contains less than
three dwelling units.
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ITEM NAME: PISCIOTTA CONDO CONVERSION
PROJECT NUMBER: 15-198 PMW/CDP
MARCH 2 1,2016
PARCEL MAP WAIVER
Based on Encinitas Municipal Code Section 24.60.050, findings for a Parcel Mgp Waiver and
the aforementioned analysis, staff has made the following findings to support the approval, with
conditions:
TOO aeoel Mfiver- E 1pnquo indin
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The proposed subdivision and each of the lots The proposed project is a request to covert
proposed to be created comply with two existing attached duplex units to
requirements as to area, on-site condominium ownership. The existing units
Improvements, design, access, floodwater are located one existing lot, and no new lots
drainage control, adequate boundary are proposed. All necessary on-and off-site
monumentation, dedications of right-of--way, improvements are in place or conditions to be
payment of development fees, appropriate put in place. All utilities and services are in
improved public streets and other off-site place for development. The project is exempt
improvements, sanitary disposal facilities, from environmental review pursuant to Section
water supply availability, fire protection 15301(k) of the Municipal Code.
facilities, environmental review and protection,
grading, and any and all other requirements of
this Title and the State Subdivision Map Act
which .would be -applicable to review and
approval of a tentative parcel map.
COASTAL DEVELOPMENT PERMIT
Based on Encinitas Municipal Code Section 30.80.090, findings for a Coastal Development
Permit and the aforementioned analysis, staff has made the following findings to support the
approval, with conditions:
lnd:n for;Casf Devlo rnnt Prlr�; E /anat�on of Firdin..
1. The project is consistent with the certified The proposed project is located within the
Local Coastal Program of the City of Coastal Zone of the City of Encinitas and
Encinitas; and requires approval of a regular Coastal
Development Permit for the project. The
project would be consistent with the City's
adopted Local Coastal Program because it
would comply with the development standards
of the R-8 zone provided in the Encinitas
Municipal Code and the goals and policies of
the Encinitas General Plan.
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ITEM NAME: PISCIOTTA CONDO CONVERSION
PROJECT 1luMBER: 15--198 P VW/CDP
MARCH 21, 2016
Fndp ferostal Hf lsr lartianf Findin
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2. The proposed development conforms with No potentially significant adverse impacts to
Public Resources Code Section 21000 and the environment are associated with the
following (CEQA) in that there are no proposed project, and the project is
feasible mitigation measures or feasible categorically exempt from environmental
alternatives available which would review pursuant to Section 15301(k) of the
substantially lessen any significant adverse California Environmental Quality Act (CEQA)
impact that the activity may have on the Guidelines.
environment; and
3. For projects involving development The subject property is not located between
between the sea or other body of water the sea and the nearest public road.
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
The Planning and Building Department has determined that the Parcel Map Waiver and Coastal
Development Permit application to be consistent with all applicable policies of the General Plan
and provisions of the Municipal Code. Therefore, the project is hereby _approved based upon
the findings and subject to the attached conditions of approval.
CONDITIONS OF APPROVAL.
SC1 SPECIFIC CONDITIONS:
SC4 Approval of the Parcel Map Waiver will expire on March 21, 2017 pursuant to Section
24.060.050(E) at 5:00 pm, one year after the approval of this project, unless the
conditions have been met or an extension of time has been approved pursuant to the
Municipal Code.
SC6 This project is conditionally approved as set forth on the application and project drawings
stamped received by the City on September 17, 2015, consisting of one sheet, Parcel
Map Waiver Plat, designated as approved by the Planning and Building Director on
March 21, 2016, 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
Planning and Building Department:
1. Completion of this Parcel Map Waiver and condominium conversion shall require the
recordation of a Certificate of Compliance per Section 24.60.050(F). An application
and the applicable processing fee shall be submitted to the Planning and Building
9 of 13
ITEM NAME: PISCIOTTA CONDO CONVERSION
PROJECT NUMBER: 15-198 P'lllW/CDP
MARCH 21, 2016
Department. The applicant shall provide written confirmation, from a person licensed
to practice land surveying in the State of California, of the existence of recorded
survey monuments defining the boundary of the site. If any survey monument(s)
need to be set due to material discrepancy, a Corner Record of Survey shall be filed
with the San Diego County Surveyor's office or the San Diego County Recorder.
Prior to final approval of the Certificate of Compliance, written confirmation shall be
provided by the Surveyor to the Planning and Building Director attesting to the
existence of recorded monuments that are substantially conforming with the
approved Tentative Parcel Map. Upon confirmation of substantial conformance, the
Director shall have prepared and recorded a Certificate of Compliance for the parcel
map waiver.
2. The following statement shall appear in the recorded certificate of compliance: "This
project is a common interest subdivision consisting of a two-unit condominium plan
pursuant to Section 1 351 of the California Civil Code."
3. The applicant shall submit to the Planning and Building Department and to any future
buyers a certified statement from a professional engineer that all standards of
Chapter 24.40 (Conversion of Residential Property) of the Municipal Code are
satisfied.
4. The provisions of Municipal Code Section 24.00.050 (Parcel Map Waiver) shall be
met to the satisfaction of the Planning and Building Department.
5. The plat submitted with the certificate of compliance application shall not indicate
airspace division lines.
5. Prior to any purchaser executing any purchase agreement or other contract to
purchase a unit in the project, the subdivider shall provide each purchaser with a
copy of all reports (in their final, accepted form) below, and said developer shall give
the purchaser sufficient time to review said reports.
A. A Physical Elements Report was prepared by Sowards and Brown and dated
June 12, 2015 which provided a general inspection report of the property. The
report concludes that the project conforms to the current code requirements for
the condominium conversion and provided that the recommended repairs are to
be completed.
B. A Wood Destroyinq and Pests or anisms Inspection Report was prepared by
Mariners Pest Control and dated June 12, 2015 which summarizes the results of
a pest control inspection. The report concludes that various repairs and
treatment of infestations are to be completed.
7. Prior to recordation of the Certificate of Compliance, the applicant will be required to
complete repair work recommended in the reports noted in Standard Condition SCAB
above to the to the satisfaction of the Planning and Building Department.
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ITEM NAME: PISCIOTTA CONDO CONVERSION
PROJECT NUMBER: 15-198 PMW/CDP
MARCH 21,2016
SC B The following conditions shall be completed and/or fulfilled to the satisfaction of the
Engineering Services Department:
1. Each unit shall be separately metered and have separate sewer laterals or a joint
use agreement shall be recorded. The project is with Leucadia Wastewater District.
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 10 calendar days from the date
of this approval in accordance with Chapter 1.1 2 of the Municipal Code.
G4 Prior to recordation of the certificate of compliance, 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.
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.
G19 Garages enclosing required parking spaces shall be kept available and usable for the
parking of owner/tenant vehicles at all times.
M1 This approval may be appealed to the City Council within 10 calendar days from the date
of this approval pursuant to Chapter 1.12 of the Municipal Code.
F1 FIRE CONDITIONS:
CONTACT THE ENCINITAS FIRE DEPARTMENT REGARDING COMPLIANCE WITH THE
FOLLOWING CONDITION(S):
F13 ADDRESS NUMBERS: Approved numbers and/or addresses shall be placed on all
new and existing buildings and at appropriate additional locations as to be plainly visible
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ITEM NAME: PISCIOTTA CONDO CONVERSION
PROJECT NUMBER: 15.198 PMWICDP
MARCH 21, 2D 5
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 1/2- inch stroke width for
residential buildings, 8 inches high with a '/2-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.
F17 SMOKE DETECTORS/CARBON MONOXIDE ALARMS/FIRE SPRINKLER SYSTEMS:
Smoke detectors/carbon monoxide alarms/fire sprinklers shall be inspected by 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.
EG 1 Grading Conditions
EG 14 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.
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.
EU 1 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.
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ITEM NAME: PISCIOTTA CONDO CONVERSION
PROJECT NUMBER: 15-198 PMW/CDP
MARCH 21,20'16
DISCLOSURES
This notice constitutes a decision of the Planning and Building Department only for the
discretionary entitlement. The Planning and Building Department or other City Departments
may require additional permits, such as Building and Grading Permits. It is the property owner
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 within 10 calendar da s of the
date of this determination. The appeal must be filed, accompanied by a $256 filing fee, prior to
5:00 pm on the lot" calendar day following the date of this Notice of Decision. Any filing of an
appeal would suspend this action as well as any processing of permits in reliance thereon in
accordance with Encinitas Municipal Code Section 1.12.020(D)(1) until such time as an action is
taken on the appeal. The action of the Planning and Building Department may not be
appealed to the Coastal Commission.
If you have any questions regarding this determination, please contact J. Dichoso, Associate
Planner, at (760) 633-2681 or by email at or contact the Planning
and Building Department, 505 South Vulcan Avenue, Encinitas, CA 92024 at (760) 633-2710 or
by email at i nnin ninita. .q ov.
SIGNATURE
M- nj Ranu, P
Acting Director of Planning and Building
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