2016-34 (EG)RESOLUTION NO. PC 2016 -34
A RESOLUTION OF THE CITY OF ENCINITAS PLANNING COMMISSION
APPROVING A COASTAL DEVELOPMENT PERMIT TO AUTHORIZE THE
DEMOLITION OF AN EXISTING RESIDENCE AND THE CONSTRUCTION OF
A NEW SINGLE FAMILY HOME WITH ASSOCIATED SITE IMPROVEMENTS
AT THE PROPERTY LOCATED AT 438 NEPTUNE AVENUE
(CASE NO. 15 -122 CDP; APN: 256 - 282 -05)
WHEREAS, Paul Meardon submitted an application for a Coastal Development Permit
(CDP) to authorize the demolition of an existing residence and the construction of a new single -
family residence with associated site improvements located at 438 Neptune Avenue, legally
described as;
Lot 3 in Block "C" of Seaside Gardens, in the City of Encinitas, County of San Diego, State of
California, according to Map thereof No. 1800, filed in the Office of the County Recorder of San
Diego County, August 6, 1924.
WHEREAS, the Planning Commission conducted a duly noticed public hearing on June
2, 2016;
NOW, THEREFORE, BE IT RESOLVED that the Encinitas Planning Commission hereby
APPROVES Case No. 15 -122 CDP based on the following Environmental Determination and
Findings:
Section 1. California Environmental Quality Act Determination
The project proposes the demolition of an existing residence and the construction of a new single -
family residence with a basement totaling 4,869 square feet, and an attached basement garage
totaling 795 square feet. The project has been determined to be exempt from environmental
review pursuant to California Environmental Quality Act (CEQA) Guidelines Sections 15301 (1)(1)
and 15303(a). Section 15301 (1)(1) of the California Environmental Quality Act (CEQA) exempts
from environmental review the demolition of a single - family residence. Section 15303(a)
exempts the construction of a single - family residence from environmental review. The project
meets these criteria of the exemptions. None of the exceptions in CEQA Guidelines Section
15300.2 exists and no historic resources will be impacted by the proposed project.
Section 2. Discretionary Action(s) Findings
Based on Encinitas Municipal Code Section 30.80.090 (Coastal Development Permit), findings
for a Coastal Development Permit and the aforementioned analysis, Planning Commission has
made the following findings to support the recommendation of approval, with conditions:
Finding for Coastal Development Permit
Explanation of Finding
1. The proposed project is consistent with
The proposed project includes the construction
the certified Local Coastal Program of
of a new 3,756- square foot single - family
the City of Encinitas.
residence with a 1113- square foot basement
and a 795 - square foot attached garage. The
project site is located within the R -8 Zone, in the
Coastal Commission's appeal jurisdiction of the
Coastal Zone, Floodplain Overlay Zone and the
Coastal Bluff Overlay Zone.
The applicant is proposing several
improvements within the 40 -foot bluff setback,
including a 42 -inch tall glass railing, an at -grade
concrete /paver patio and a six -foot tall perimeter
fence with pier style footings. All minor
accessory structures including the fencing will
be located five feet inland from the bluff edge as
per Encinitas Municipal Code Section
30.34.0201 B. None of these improvements will
require the issuance of a building permit.
Additionally, a second -story cantilevered deck is
proposed eight feet or 20% within the required
40 -foot bluff setback. Encinitas Municipal Code
Section 30.34.020C1 allows for a 20%
encroachment into the required 40 -foot bluff -top
setback. With standard engineering practices
the applicant must demonstrate that the second -
story cantilevered deck will not create an
unnecessary surcharge on the bluff and that no
private or public views would be significantly
impacted by the construction of the cantilevered
portion of the structure.
Based upon the information contained on the
site - specific geotechnical analysis, the applicant
has demonstrated that the structure will not
create an unnecessary surcharge load on the
bluff.
Additionally, no private or public views would be
significantly impacted by the construction of the
cantilevered portion of the structure. The
cantilevered deck is located on the southwest to
the middle portion of the west elevation, and is
facing the Pacific Ocean. A line -of -sight analysis
has been provided in the application file to
demonstrate that the proposed second -story
deck will not affect any private views from the
properties located to the north and south of the
project site. No public view sheds exist within
Finding for Coastal Development Permit
Explanation of Finding
the proximity of the project site and the
cantilevered portion of the structure will be
directly behind the proposed residence and not
visible. Therefore, the proposed cantilevered
deck and second -story floor area will not affect
public or private views.
The site - specific geotechnical analysis that
has been completed for this project has
determined that the demolition of the existing
residence and construction of a new single -
family home on the subject property will have
no adverse effect on the stability of the coastal
bluff. It has also concluded that the project will
not endanger life and property. Further, it
indicates that any proposed structure or facility
constructed on the site is expected to be
reasonably safe from failure and erosion over
its lifetime, without having to propose any
shore or bluff protection to protect the
structure in the future, provided that the
recommendations contained in the
geotechnical study are properly incorporated
into the project design.
The City's third party geotechnical consultant
(Geopacifica) concluded that the geotechnical
reports and letter addendums provided as a
part of the project review have addressed all
site conditions and have provided all the
necessary information to satisfy the
requirements of the Encinitas Municipal Code.
The project as proposed and conditioned
conforms to the R -8 Zone development
standards related to building height, setbacks,
lot coverage, floor area ratio and off - street
parking.
Finding for Coastal Development Permit
Explanation of Finding
2. The proposed project is consistent with
The project conforms with Public resources
the certified Local Coastal Program of
Code Section 21000 (CEQA). The project has
the City of Encinitas. The proposed
been determined to be exempt from
development conforms with Public
environmental review pursuant to California
Resources Code Section 21000 et al.
Environmental Quality Act (CEQA) Guidelines
(CEQA) and that there are no feasible
Sections 15301(l)(1) and 15303(a). Section
mitigation measures or feasible
15301(l)(1) exempts the demolition of an
alternatives available which would
existing residence and Section 15303(a)
substantially lessen any significant
exempts the construction of a single-family
adverse impact that the activity may
residence, and associated garage, from
have on the environment.
environmental review. The project meets these
criteria of the exemptions.
None of the exceptions in CEQA Guidelines
Section 15300.2 exists and no historic
resources will be impacted by the proposed
3. For projects involving development
Public access is not available or feasible on
between the sea or other body of water
the site because it is a steep bluff top property
and the nearest public road, approval
located on the west side of Neptune Avenue.
shall include a specific finding that
such development is in conformity with
In accordance with Section 30212 of the
the public access and public recreation
Coastal Act, public beach access already
policies of Section 30200 et seq. of the
exists and is available at Stonesteps.
Coastal Act.
Pursuant to the requirements in Section 30212
of the Coastal Act, recreational opportunities
are already adequately available at North El
Portal Viewpoint to allow the public to access
the beach and shore.
BE IT FURTHER RESOLVED that based on the Environmental Determination and
Findings h8F8iObefO[8 adopted by the P|8DOiDg COODnliS8iOD, C8S8 NO. 15-122 CDP is hereby
approved subject tU the conditions iD Exhibit A.
PASSED AND ADOPTED this 2 d day of June, 2016 by the following vote, to wit:
AYES: O'Grady, Drakos and Boerner Horvath
NOES: None
ABSTAIN: None
ABSENT: Brandenberg
Secretary
'Michael Glenn O'Grady, Ch—aj
EXHIBIT "A"
Resolution No. PC 2016 -34
Case No. 15 -122 CDP
Applicant: Paul Meardon
Location: 438 Neptune Avenue (APN: 256- 282 -05)
SC1 SPECIFIC CONDITIONS:
SC2 At any time after two years from the date of this approval, on June 2, 2018 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
stamped received by the City on May 5, 2016, consisting of eight sheets including Sheet
A -1 (Site Plan /Project Info), A -2 and A -3 (Floor Plans), A -4 (Exterior Elevations), L -1
(Landscape Concept Plan), EX -1 (Basement/ Lot Slope Exhibits), A -2 (Basement Plan and
Exterior Elevations) and a preliminary grading plan (2 Sheets), all designated as approved
by the Planning Commission on June 2, 2016, and shall not be altered without express
authorization by the Planning and Building Department.
SCA The following Planning Department conditions shall be completed to the satisfaction of the
Director of the Planning and Building Department:
The applicant shall participate in any comprehensive plan adopted by the City to
address coastal bluff recession and shoreline erosion problems in the City.
2. No irrigation shall be permitted within the 40 -foot bluff setback.
3. No improvements shall be permitted within 5 feet of the coastal bluff edge except for
landscaping.
4. No grading improvements (i.e. shoring) associated with the construction of the single -
family structure including the basement shall be permitted within the 40 -foot bluff
setback except as specifically permitted herein.
5. An open space easement shall be executed and recorded to the satisfaction of the
Planning and Building Department to conserve the coastal bluff face between the
coastal bluff edge and the most westerly property line. Said coastal bluff
conservation action shall prohibit the alteration of land forms, removal of vegetation,
or the removal /erection of structures of any type except as permitted herein and /or
by written authorization by the City of Encinitas Planning and Building Department.
This does not preclude the exercise of emergency measures as directed and
authorized by the City of Encinitas Planning and Building Department and California
Coastal Commission in accordance with Section 30.34.0202132 of the Encinitas
Municipal Code. Said open space easement shall be clearly depicted on the plans
submitted for building and grading permit issuance in reliance on this approval to the
satisfaction of the Planning and Building Department and Engineering Services
Department and shall be recorded prior to issuance of said building and grading
permits.
6. The type of landscaping /irrigation installed on the site shall be subject to the review and
approval of the Planning and Building Department.
SCB The following conditions shall be completed to the satisfaction of the Engineering Division:
1. The applicant shall provide public improvements along the frontage by removing and
replacing the curb, gutter, and sidewalk and providing a half width AC grind and overlay
along the property's frontage. The proposed driveway curb cut shall not occupy more
than 40% of the property frontage as shown on the CDP site plan.
2. As proposed on the Coastal Development Permit (CDP) site plan, all drainage shall be
directed toward the street; no runoff shall be allowed to discharge over the face of the
bluff. Prior to discharge from the site, all runoff generated by new and /or removed and
replaced impervious surfaces shall be treated by permanent post construction BMP
facilities. The CDP site plan identifies the use of impermeable liners in the bioretention
basins because of the proximity to the bluff; because of this, a perforated underdrain
pipe shall be used to discharge the filtered runoff from the system.
3. Prior to the commencement of any clearing or grading, the applicant shall obtain a
grading permit from the Engineering Department for the proposed development. The
required frontage improvements shall be permitted on the grading plan. If shoring is
required, it shall be reviewed and permitted as part of the grading plan.
4. The undocumented fill identified in the soils report shall be removed and recompacted
as part of the grading operation. Prior to approval of the grading plan, the City's
Geotechnical Consultant shall review and approve the soils report as well as the project
design.
SCC The following conditions shall be completed to the satisfaction of the San Dieguito Water
District (SDWD):
The applicant shall upgrade the existing 5/8 -inch water meter and service at his /her
expense. The San Dieguito Water District will require that water meters are placed
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 the approval of the San Dieguito Water District.
SCD Prior to the approval of the construction permits, the applicant shall submit project plans
and all required documentation for the 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 15 calendar days from the date of
this approval in accordance with Chapter 1.12 of the Municipal Code.
G3 This project is located within the Coastal Appeal Zone and may be appealed to the
California Coastal Commission pursuant to Coastal Act Section 30603 and Chapter
30.04 of the City of Encinitas Municipal Code. An appeal of the Planning Commission's
decision must be filed with the Coastal Commission within 10 working days following the
Coastal Commission's receipt of the Notice of Final Action. Applicants will be notified by
the Coastal Commission as to the date the Commission's appeal period will conclude.
Appeals must be in writing to the Coastal Commission, San Diego Coast District office.
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 1/2 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.
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.
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 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.
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.
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.
G22 Building plans for the new dwelling unit 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.
G24 Newly constructed single - family dwelling units shall be pre - plumbed for a graywater system
permitted and constructed in accordance with Chapter 16 of the California Plumbing Code
and including a stub -out in a convenient location for integration of the graywater system
with landscape irrigation systems and accepting graywater from all sources permissible in
conformance with the definition of graywater as per Section 14876 of the California Water
Code. Exception: A graywater system shall not be permitted where a percolation test
shows the absorption capacity of the soil is unable to accommodate the discharge of a
graywater irrigation system.
BLUFFTOP DEVELOPMENT:
BL1 Owner(s) shall enter into and record a covenant satisfactory to the City Attorney waiving
any claims of liability against the City and agreeing to indemnify and hold harmless the City
and City's employees relative to the approved project. This covenant is applicable to any
bluff failure and erosion resulting from the development project.
XX
BL2 The applicant shall execute and record a covenant to the satisfaction of the Planning and
Building Department setting forth the terms and conditions of this approval prior to the
issuance of building permits. Said covenant shall also provide that the property owner shall
be responsible for maintaining the approved structure(s) in good visual and structural
condition in a manner satisfactory to the Directors of Engineering Services and Planning
and Building.
BL3 An "as -built geotechnical report' shall be submitted to the Planning and Building and
Engineering Services Departments, for review and acceptance, prior to approval of the
foundation inspection. The report shall outline all field test locations and results, and
observations performed by the consultant during construction of the proposed structure(s),
and especially relative to the depths and actual location of the foundations. The report shall
also verify that the recommendations contained in the Geotechnical Investigation Report,
prepared and submitted in conjunction with the application, have been properly
implemented and completed.
BL4 An "as -built geotechnical report', reviewed and signed by both the soils /geotechnical
engineer and the project engineering geologist, shall be completed and submitted to the
City within 15 working days after completion of the project. The project shall not be
considered complete (and thereby approved for use or occupancy) until the as -built report
is received and the content of the report is found acceptable by the Planning and Building
and Engineering Services Departments.
BUILDING CONDITION:
CONTACT THE ENCINITAS BUILDING DIVISION REGARDING COMPLIANCE WITH THE
FOLLOWING CONDITION:
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:
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
Sh8U be placed OOall new and existing buildings and 8L appropriate additional |OC8dOOS
as to be plainly visible and legible from the St[88t or roadway fronting the property from
either direction of approach. Said numbers shall contrast with their background, and
Gh8|/ n088t the fO||OVViOg rniDiDlU[D StGOd@ndS as to size: 4 iOCh8G high with 8 1/2- inch
St[Oh8 width for [8SideDd8| buildings, 8 iDChHS high with 8 1/2'iOCh St[Oh8 for COnlDlR[Ci8|
and rDU|d-f8Oli|V residential buildings, 12 iOCh8S high with 8 1-inch stroke for iOdUGt[i8|
buildings. Additional DUDlb8rS shall be required vVh8[8 deemed DeC8SG8ry by the Fire
&48[Sh8|, such RS [88[ 8Cc8SS dOO[S. building CO[D8nS. and 8Otr8DC8S to cO[DOO8rCi8|
centers.
F15A AUTOMATIC FIRE SPRINKLER SYSTEM-ONE AND TWO FAMILY DWELLINGS:
Structures shall be protected by an automatic fire sprinkler system designed and
iDSt8U8d to the G8tiSf8[tiOD of the Fire Department. Plans for the automatic fire Sp[iON8[
system shall b8 approved by the Fire Department prior tOinstallation.
F18 CLASS "A" ROOF: All structures shall be provided with a Class "A" Roof covering to
the satisfaction of the Encinitas Fire Department.
F22 Basement:
All b8S8OOBDtS 8h8|| be designed and 8qUiDO8d with SDlerg8DCy 8Xh SvSte[OS
CODS>sUDg Of Op8r8b|8 vviDdOwS' NjOdOw w0UG or exit door that's leads directly
outside via staircase and exit door U[ exit door EKgrade.
Window wells/Light wells that intrude into side yard Or backyard setbacks of five feet
or |e8S. Sh8U require 8hiDg8d grating COV8hOg the window VV8|NightNKeU opening.
The grating Sh8U be C8p8b|8 of supporting 8 weight Of25O|b p8[SOD; yet [DUEt be
able iOb8 opened by someone Of minimal strength with OO special knowledge, effort
Or use Of key O[tool. Any modification Of previously approved p|8DS related to this
condition Sh8|| be SUhi8O[ to re-submittal and [8Vi8Vv by City staff /Fin8. Building,
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 NAVU88
datum; the NGV[)29 datum will not bHaccepted.
EG1 Grading Conditions
EG3 The developer shall obtain agrading 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 Drainage Conditions
ED2A An erosion control system shall be designed and installed onsite during all construction
activity. The system shall prevent discharge of sediment and all other pollutants onto
adjacent streets and into the storm drain system. The City of Encinitas Best Management
Practice Manual shall be employed to determine appropriate storm water pollution control
practices during construction.
ED3 A drainage system capable of handling and disposing of all surface water originating within
the project site, and all surface waters that may flow onto the project site from adjacent
lands, shall be required. Said drainage system shall include any easements and structures
required by the Engineering Services Director to properly handle the drainage.
ED5 The owner shall pay the current local drainage area fee prior to issuance of the 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.
EU1 Utilities Conditions
EU4 All proposed utilities within the project shall be installed underground including existing
utilities unless exempt by the Municipal Code.
ESW 1 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.
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