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2017-05 - EG r„ TICE OF DECISION Planning& Building Department I%�i IJI I„ , lm,V,(If, ,'kRe,l l"r Project Name: Sager Residence Request: Demolition of an existing duplex and the construction of a new single-family residence Discretionary Actions: Coastal Development Permit( ) CEQA Determination: Exempt DECISION: APPROVED Project Number: 16-128 CDP PBD Number: 2017-0 Location: 405 Third Street Community: Old Encinitas APN: 258-085-1 m.m �......................................................................--- ��_ Applicant: Greg and Nadia Sager Representative: Dorian Lytle, Flagg Coastal Homes Project Planner: J. Dichoso, Associate Planner i _�� i Decision Date: January 9, 2017 SUMMARY AND KEY CONSIDERATIONS The applicant is requesting a Coastal Development Permit ( ) for the demolition of an existing duplex and the construction of a new single-family residence with an attached garage. The project complies with all applicable policies of the General Plan and provisions of the Municipal Code including development standards for the Downtown Encinitas-Residential 15 ( - 15)zone. ITEM NAME: SAGER RESIDENCE PROJECT NUMBER: 16-128 CDP JANUARY 9, 2017 PROJECT DESCRIPTION The project is for the demolition of an existing single-family home and the construction of a new 3,969-square-foot single-family residence with a 400-square-foot attached garage. Minimal grading of the site, alley improvements, and stormwater facilities are proposed. Primary access to the project site would be from the alley. The proposed two-story, craftsman-style home includes a grey-colored fiber cement shingle exterior, stone veneer trim, and a charcoal-colored composite shingle pitched roof. Window and door trim are white aluminum clad. PROJECT ANALYSIS Project Site Characteristics denera"i"O"I a"n:............... ....................... R--1,,5................................. ......................................... ..... ..... ................ ... ....................................................................................................... .......... ........... ._........................................... ........................................................ _§peq!Eiq_PIan: Downtown Encinitas Specific Plan .................. .................... .... ................. .......... ............... .......... .......... .................................................................................. ging District: D-R15 .............-............................................................................................................................................................ ............._.................................................... ...................................................................................................................................... ...................– ---- Coastal.Overlav Zone Communily ................. .q� !�E Context: Coastal Residential ............ ........... ............. .................................................................................................................... ........................"I'l""I'll""I'll'll""I'll""I'll",'ll""I'l'll""I'll""I'll",ll,'ll'I............... _g� e None ..............."I'l""I'll""I'll'llI'llI'll",'ll.I.I.I.I.I.I.I.I.I.I.I.I.I.I.1--Ill"".I............-_.._____��...... ........................................................................___..........mm. - ............................................................................................................ Notable State or tqr!a None Regional Plan and Law: ......................... ............................................. ......_............................................................... ................ ..............................................................................____..................... The site is developed with an existing duplex built in 1956. The lot is flat and the existing drainage flows to the west towards Third Street and east towards the alley. The project is proposed on a legal lot that is similar to other similarly-sized lots in the vicinity. Public improvements and utility services are available to serve the site Adjacent Area I n General Plan &....... ..Community Charact e ..................... ........... Land Use ZoninA District Context J4 it-4,....................... di"—D-V"C" M...................................... _,Coastal ii-I R e""sid".............e"nii ii....................................................................... ......................................................................................................................................................... .... m i!y............................................................................ ............... _Rt��qqn til-a I Coastal Residential Multi-Fami!y Bks South R-15, ®-R15 ................................................................................... .............................. ................... ................ ........................................... ................ ................ East R 15- D R15 Coastal Residential !il - .-I-1.1111r,. .............. L 2 1 Multi-Fa i Residential ............. ...............................-I.,..mn,West R-15; D-R15 i le- 'M.!Y.........Residential. .. .1.I 1.11 .................. _Cqastal Residential .......... ........ The area surrounding the project site is previously developed and is located within the Coastal Residential Community Character Context. The area surrounding the property includes a mix of single-family and multi-family residential units. The residential structures are a mix of architectural styles, ages, and one or two stories. The proposed two-story residence and detached garage are consistent with the existing surrounding development. General Plan Consistency 1.1111111111111111111,111.......................................................................................... ........ ........................................................................................................... General Plan Goal or Pollipy ation of Project Conformance ................ .............................................................................................................................. ..... .............. Policy 1.12: The residential character The proposed project is a single-family detached of the City shall be substantially single- home and therefore consistent with this policy. family detached housing. 2of13 ITEM NAME: SAGER RESIDENCE PROJECT NUMBER: 16-128 DP JANUARY , 2017 General Plan Goal or Polio mmmm Explanation of Project Conformance -111-11 mm, —.- __._ ...- . .�.. c�.w ..- Goal 6: Every effort shall be made to The proposed project is a single-family detached two- ensure the existing desirable character story home consistent with the surrounding of the communities is maintained. development. The lot size is consistent with the surrounding properties. The proposed project maintains the existing residential character of the neighborhood and surrounding area. Goal .(LCP): Develop t in the The Gner I Plan identifies that the residential community should provide an identity character of the City shall be substantially single- for the City while maintaining the family. The proposed single-family residence is unique identity of the individual consistent with this identity. At the same time, the communities. project is a custom designed home, which allows the unique identity of the Old Encinitas community to be maintained. iF►c Plan Consistency eClfic Plan Goamlmm Objectives Explanation of Project,Conformance Section 2. Land Use Goals. There is no existing architectural theme district Discourage architectural theme districts because the existing development, mix of land uses, that dictate architectural "sameness" building heights and architectural styles all make up and stifle creativity. the existing character of the community. The existing community character is a mix of varying architectural biective styles. The architectural style of the proposed single- Establish architectural design family is craftsman. The Downtown Encinitas Specific recommendations that encourage Plan and citywide Design Guidelines provide direction design diversity without sacrificing and recommendations that encourage design design quality, while also providing for compatibility. With the project, the proposed project architectural compatibility it would maintain the desirable character of the community character. neighborhood and would provide compatibility on design theme, architectural style and building height, in comparison to the surrounding neighborhood. Section 2.3—..Housing Goals. Maintain A new single-family home replaces an older duplex. existing housing stock in specific plan The residential use is maintained in an area of a mix area. of single-family and multi-family residences, and the single-family home would continue to contribute to the area's diversity of housing types and housing stock. 3013 ITEM NAME: SAGER RESIDENCE PROJECT NUMBER: 16-128 CP JANUARY 9, 2017 Municipal l i ..Development Standard__ .-__-- Project Proposed mm...- pM„ -. ...--. ..� Com 6es t Lot A�--,..,,,�,, No Lot Depth tea .5,000 s ur feet 5,024 s ure feet Yes N ._- .. 100 feet .��........... 100.3 feet Yes ..Lot,Width ............. . �..�-�......----............................._��.. ,�,,,,,,,,,� ,,,,,,,,,,,,,,,,,,.,- Yeses No�_ ,,,,,eet 50.06 feet Front-Yard Setback- 15 feet 15 feet 2 inches...............- ....................................... ,..__......................................... Yes Nomm.®............. .................. ......................__......__.....................................w�..�.........,,,,,��............��,,,,,,,,,.�w�........... ......................................... ) , ....,... "I'll'.,,...............................__.....,,,,,.................................,,,,,- Yes ® 'N..� ...��, Rear-Yard Setback (Living area o - 10 feet 10 feet 1 inch Rear-Yard Setback (Garage) - 5 5 feet 2 inches feet S --... Yes No ide-Yard 5eb, ck..°,.. ,,feet......._._................... .feet,. .mminches _............................__.... of Cove _.. ....... --4-9"_ inches Yes No Street Side-Yard Setback- feet 5 feet 50% .3/o Floor Area Ratio-n/a ._._ ..... Yes_ .N®.��.......... -...................... ....... ..-... ...__................. nla -m.....,,,,,,,,,,,,............... ,,,,,--.__.................................- ... ........................... .. ..�„,................... �_� Buildin „Height _ 22,feet/2 „fee.mm .. ....' inches Yes No ParkWin ® Three parkin spaces Three skin cspace t . t 25 feet 2 /z ="t--w,, ..___ oal o paces"I' Yes 0 No two spaces within two-car within two-car garage one in rear yard ara a one unenclose „� ,} .- .. ..- .., , ..�,,,,, n,..� .. 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 - 15 zone and would be required to comply with all applicable Building and Fire codes through the standard building permit plan checking process. The residence is a custom single-family residence with a dissimilar building footprint, orientation, elevations and architectural features from residences in the immediate neighborhood, and is exempt from Design Review in accordance with EMC Section 23.08.030137. Development Standards Discussion ■ Building—Height. Consistent with Encinitas Municipal Code (EMC) Section 30.16.010 6, the proposed single-family home would comply with the maximum building height of 26 feet for pitched roofs. ■ Garage. ✓ EMC Chapter 30.48.040A requires an attached garage to be less than 50% of the living area of the principal residence. The attached garage is 400 square feet and less than % of the principal residence. Therefore, the detached garage complies with that code section. ✓ EMC Chapter 30.54 (Off-Street Parking) requires a single-family home greater than 2,500 square feet to provide three parking spaces with at least two enclosed parking spaces. The project provides two enclosed parking spaces within a two-car garage and the third parking space in the rear yard in accordance with Chapter 30.54 and the Off-Street Parking Design Manual. 4 of 13 ITEM NAME: SAGER RESIDENCE PROJECT NUMBER. 16-128 CDP JANUARY 9, 2017 ■ Fences and walls. Six-foot tall fencing is located along the length of the southerly property line. No other fencing is proposed. Local Coastal Program nisiency The project complies with the City's certified Local Coastal Program including applicable General Plan policies and Municipal Code requirements, and all other applicable development and design standards. No potentially significant adverse impacts to the environment would result from the project and the project is exempt from environmental review. The project site is an infill site that is not located between the sea and the nearest public road. PUBLIC NOTICE AND PARTICIPATION Public Notice The Notice of Pending Action on the Coastal Development Permit was mailed on December 1, 2016 to all property owners within 500 feet of the project site and to anyone who requested such notice in writing, in compliance with Encinitas Municipal Code Sections 30.01.070 and 30.80.080, as applicable. Additionally, as a courtesy, the notice was posted at City Hall and on the Planning & Building Department's Internet site under "Public Notices" and via e-Project Source. ENVIRONMENTAL CONSIDERATIONS The applicant is proposing the demolition of an existing duplex and the construction of a new single-family residence. The project has been determined to be exempt from environmental review pursuant to California Environmental Quality Act(CEQA) Guidelines Sections 15301(1)(2) and 15303(a). Section 15301(l)(2) exempts from environmental review the demolition of a duplex. Section 15303(a) exempts from environmental review the construction of a single- family residence. No historic resources are affected by the demolition work and construction proposed with the project. one of the exceptions in Section 15300.2 exist, DISCUSSION The applicant is proposing a craftsman-styled, two-story residence with a pitched roof that complements and enhances the overall neighborhood. The project is consistent with all D-R15 zone development regulations. Public improvements and utility services are available to serve the site 5 of 13 ITEM NAME: SAGER RESIDENCE PROJECT NUMBER: 16-128 CDP JANUARY 9, 2017 FINDINGS Based on the findings for a Coastal Development Permit per Encinitas Municipal Code Section 30.80.010 and the aforementioned analysis, the Planning & Building Department has made the following findings to support the approval,with conditions: ...._.'...........– .'..................... ................... — ----- ............................... FiP.d!.n, q fo,.r.-C.oasta.l. D.e,ve.!qRrv!_q.q merit-Permit T.�E�xlq!!!lon of Findin ........... ........ The project is consistent with the certified The residence complies with all development Local Coastal Program of the City of Encinitas; standards of the D-R15 zone including those and related to height, setbacks, and parking. The project is consistent with the policies of the City's certified Local Coastal Program including the General Plan, the Downtown Encinitas Specific Plan, and the Municipal Code. ... ........................................... .................................................................................................. ................................................................. ......................................................................................................... The proposed development conforms with No potentially signifi cant adverse impacts to Public Resources Code Section 21000 and the environment would result from the project following (CEQA) in that there are no feasible and the project is exempt from environmental mitigation measures or feasible alternatives review pursuant to Sections 15301(1)(2) and available which would substantially lessen any 15303(a) of the California Environmental significant adverse impact that the activity may Quality Act(CEQA) Guidelines. have on the environment; and For projects involving development between This finding is not applicable because the the sea or other body of water and the nearest property is not located between the sea and public road, approval shall include a specific the nearest public road. finding that such development is in conforrnity with the public access and public recreation policies of Section 30200 et. seq. of the Coastal Act. ...................... ..............................................................................................1111.................................................... CONCLUSION The applicant is proposing the demolition of an existing duplex, and the construction of a new two-story, single-family residence and attached garage. All of the D- 15 development standards would be maintained. The Planning & Building Department has determined the Coastal Development Permit application to be consistent with all applicable policies of the General Plan, Local Coastal Program, Downtown Encinitas Specific Plan and provisions of the Municipal Code. Therefore, the project is approved based upon the aforementioned findings and subject to the following conditions of approval. 6 of 13 ITEM NAME: SAGER RESIDENCE PROJECT NUMBER: 16-128 CDP JANUARY 9,2017 CONDITIONS OF APPROVAL SC1 SPECIFIC CONDITIONS: SC2 At any time after two years from the date of this approval, on January XX, 2019, 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. SC6 This project is conditionally approved as set forth on the application and project drawings stamped received by the City on September 28, 2016, consisting of 13 sheets, including Title Sheet (T1), Site Topo Survey (C-0), BMP (C-1 and C-2), Site Plan (AO), Construction BMP Plan (AO.1), Floor Plans (Al and A2), Roof Plan (A3), Elevations (A4 and A5), Sections (A6), and Sched ules/Fire place Details (A7), all designated as approved by the Planning & Building Department on January XX, 2017, and shall not be altered without express authorization by the Planning and Building Department. SCA The following conditions shall be included on the building and/or grading plans and performed to specification of the Engineering Services Department: 1. Prior to obtaining building occupancy the applicant shall be responsible for the construction of public improvements. The existing pedestrian ramp shall be replaced to A standard per SDRSD G-27, Type 'A' and taking care to protect the 1929 construction panel. Damaged sidewalk panels along West C Street shall be replaced in like kind to the satisfaction of the City Engineer. A separate right-of-way construction permit shall be obtained to permit this work. 2. As shown on the CDP site plan, the applicant shall provide standard post construction to water quality treatment BMP facilities to collect and treat all runoff generated by new and/or removed and replaced impervious surfaces. The proposed driveway and parking area shall be constructed of a pervious material if not draining to a treatment facility. 3. All utility service lines including but not limited to cable, telephone, and electric to the subject buildings shall be constructed underground. 4. The existing survey monuments shall be referenced on the site plan and shall be protected in-place. If any monument is disturbed or destroyed, it shall be replaced by a licensed land surveyor and a Corner Record shall be filed with the County prior to release of securities. 5. The existing City trees within the right-of-way shall be protected in place. No removal is authorized with this application. Protection of all city trees shall be consistent with the city's urban forest management program. Trees located within 7 of 13 ITEM NAME: SAGER RESIDENCE PROJECT NUMBER: 16-128 C JANUARY 9,2017 city street right-of-way, on city property, or within city easements are referred to as city trees and shall be protected in place during construction unless specifically approved otherwise. No grading, excavation, or disturbance of city tree root systems shall occur within the city tree drip line area (the area from the trunk of a tree to the outermost edge of the tree canopy projection on the ground). If a city tree is not clearly labeled to be removed, it must be protected in place. Even if approved improvements are in conflict with a city tree, it must not be disturbed unless the plan is revised to address the tree removal. 6. All street signs, lights, lamps, utilities, etc. located within the public right-of-way shall be protected in-place during construction or replaced to the satisfaction of the City Engineer. SC13 The following conditions shall be included on the building and/or grading plans and performed to specification of the San Dieguito Water District: 1. The Developer shall upgrade the existing water meter and service at the propsrty owner's expense. 2. The district shall require that water meters be located in front of the parcel they are serving and outside of any existing or proposed travel way. 3. The developer shall be required to show all existing and proposed water facilities on improvement or grading plans for District Approval. 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 16 calendar days from the date of this approval in accordance with Chapter 1.12 of the Municipal Code. 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 specifi cally 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 Y2 inches x 11 inches) 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. 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 tot a satisfaction oft e 8 of 13 ITEM NAME: SAGER RESIDENCE PROJECT NUMBER: 16-128 CDP JANUARY 9, 2017 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. 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. 21 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. 22 Building plans for a 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. 23 Any wall, fence or combination thereof exceeding six feet 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 feet 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 23.08.030.8.1. 24 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 9 of 13 ITEM NAME: SAGER RESIDENCE PROJECT NUMBER: 16-128 CDP JANUARY 9, 2017 permitted where a percolation test shows the absorption capacity of the soil is unable to accommodate the discharge of a graywater irrigation system. B1 BUILDING CONDITIgNiSL CONTACT THE ENCINITAS BUILDING DIVISION DING COMPLIANCE WITH THE FOLLOWING CONDITION(S): B2R The applicant shall submit a complete set of construction plans to the Building Division for plancheck processing. The submittal shall include a Soils/Geotechnical Report, structural calculations, and State Energy compliance documentation (Title 24). Construction plans 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: 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 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 '/2- 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. F1 5A AUTOMATIC FIRE SPRINKLE SYSTEM-ONE AND TWO FAMILY DWELLINGS: Structures shall be protected by an automatic fire sprinkler system designed and installed to the satisfaction of the Fire Department. Plans for the automatic fire sprinkler system shall be approved by the Fire Department prior to installation. F18 CLASS "A" F: 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 CONDITIONS: E2 All City Codes, regulations, and policies in effect at the time of building/grading permit issuance shall apply. 10 of 13 ITEM NAME: SAGER RESIDENCE PROJECT NUMBER: 16-128 C JANUARY 9,2017 E3 All drawings submitted for Engineering permits are required to reference the NAVD 88 datum; the NGVD 29 datum will not be accepted. EGI 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. 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. 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 11 of 13 ITEM NAME: SAGER RESIDENCE PROJECT NUMBER: 16-128 CDP JANUARY 9,2017 Master Drainage Plan and City of Encinitas Standards as required by the Engineering Services Director. ED8 The drainage system shall be designed to ensure that runoff resulting from a 100-year frequency storm under developed conditions is equal to or less than the runoff from a storm of the same frequency and duration under existing conditions. Both 6 hour and 24 hour storm durations shall be analyzed to determine the detention basin capacities necessary to accomplish the desired results. 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. EW Utilities Conditions EU4 All proposed utilities within the project shall be installed underground including existing utilities unless exempt by the Municipal Code. EU4A The existing overhead utilities service to the property shall be undergrounded. E for 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. DISCLOSURES This notice constitutes a decision of the Planning & Building Department only for the discretionary entitlement. Additional permits, such as Building and Grading Permits, may be required by the Planning & Building Department or other City Departments. It is the property owner's and applicant's responsibility to obtain all necessary permits required for the type of project proposed. In accordance with the provisions of Municipal Code Section 1.12, the decision of the Planning & Building Department may be appealed to the City Council 15 calendar days of the date of this determination. The appeal must be filed, accompanied by a $250 filing fee, prior to 5:00 prn on the 15th calendar day following the date of this Notice of Decision. Any filing of an appeal will 12 of 13 ITEM NAME: SAGER RESIDENCE PROJECT NUMBER: 16-128 CDP JANUARY 9, 2017 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 project site is in the Coastal Zone but not within the appeal jurisdiction of the Coastal Commission. The action of the Planning & Building Department may not be appealed to the Coastal Commission. If you have any questions regarding this determination, please contact J. Dichoso, Associate { ) Y ......... .- .. ..........w ,. � , or contact the Planning Planner, at 760 633-2681 or email at liiiu imi� liimiiit , mm .mm .............. & Building Department, 505 South Vulcan Avenue, Encinitas, CA 92024 at(760) 633-2710 or by email ati. iili� . SIGNATURE e iak Seior Plum r II 13 of 13