2017-33 (EG)RESOLUTION NO. PC 2017 -33
A RESOLUTION OF THE CITY OF ENCINITAS PLANNING COMMISSION
APPROVING A TENTATIVE PARCEL MAP, DESIGN REVIEW PERMIT AND
COASTAL DEVELOPMENT PERMIT TO ALLOW FOR THE DEMOLITION OF
PORTIONS OF AN EXISTING SINGLE -STORY DUPLEX TO ALLOW FOR THE
CONSTRUCTION OF A NEW BASEMENT GARAGE AND AN ADDITION TO
CREATE A NEW TWO -STORY DUPLEX, WITH THE CONVERSION OF THE
DUPLEX TO CONDOMINIUMS VIA TENTATIVE PARCEL MAP AND
CONSOLIDATING THE UNDERLYING LOTS FOR THE PROPERTY
LOCATED AT 2549 AND 2551 MONTGOMERY AVENUE.
(CASE NO. 16 -164 TPMIDRICDP; APN: 261 - 145 -16)
WHEREAS, Amanda Goodman, submitted an application for the demolition of portions
of an existing duplex to allow for the construction of additional floor area to the first and second
story of the structure with the conversion of the duplex to condominiums via a tentative parcel
map and consolidating the underlying lots, along with associated improvements and a
temporary construction trailer located at 2459 and 2551 Montgomery Avenue, legally described
in Exhibit A;
WHEREAS, the Planning Commission conducted a duly noticed public hearing on
August 17, 2017;
NOW, THEREFORE, BE IT RESOLVED that the Encinitas Planning Commission hereby
APPROVES Case No. 16 -164 TPMIDRICDP based on the following Environmental
Determination and Findings:
Section 1. California Environmental Quality Act Determination
The project has been determined to be exempt from environmental review pursuant to California
Environmental Quality Act (CEQA) Guidelines Sections 15303(b) and 15332. Section 15303(b)
exempts the construction of multi - family residential structure with no more than four units. The
proposed project meets this criterion. Section 15332 exempts in -fill development. None of the
exceptions in Section 15300.2 of the CEQA Guidelines exists.
Section 2. Discretionary Action(s) Findings
Based on findings for a Tentative Parcel Map per Section 66474 of the California
Government Code and the aforementioned analysis, the Planning Commission has made
the following findings to support the approval, with conditions:
1. That the proposed map is not The proposed 2 -unit condominium subdivision is
consistent with applicable general consistent with the General Plan. The project
and specific plans as specified in complies with the minimum width, depth and area
Section 65451 of the Subdivision applicable to the underlying R -11 zone. The project
Map Act. complies with all R -11 development standards.
2. That the design or improvement of
As conditioned, the project design and
the proposed subdivision is not
improvements are consistent with the General Plan.
consistent with applicable general
and specific plans.
3. That the site is not physically suitable
The project site is physically suitable for the
for the proposed type of
proposed type of development. The project
development.
proposes to create two condominium units on one
legal lot. The proposed grading and project design
are consistent with the existing topography of the
site. The proposed subdivision is consistent with the
R -11 development standards. Additionally, all
necessary public facilities and services are in place,
or can be extended, to serve the project.
4. That the site is not physically suitable
The applicant proposes to create two condominium
for the proposed density of
units on one existing lot. The lot allows for a
development.
maximum density of two dwelling units. The
subdivision of the subject property would create two
legal airspace units consistent with the allowable
density for the R -11 zone.
5. That the design of the subdivision or
The proposed condominium subdivision is located in
the proposed improvements are likely
an urbanized area and is surrounded by
to cause substantial environmental
substantially developed properties. The project
damage or substantially or avoidably
would not cause substantial environmental damage
injure fish or wildlife or their habitat.
or substantially or avoidably injure fish or wildlife or
their habitat. The project has been determined to be
exempt from further environmental review pursuant
to CEQA Guidelines Sections 15303(b) and 15332.
6. That the design of the subdivision or
All necessary public facilities and services are in
the type of improvements is likely to
place, or can be extended, to serve the project. The
cause serious public health
applicant has submitted letters of facility availability
problems.
from fire, sewer, water and school service providers
indicating that existing facilities are available to
service the proposed project. The design of the
subdivision would not result in serious public health
problems. The project is exempt from environmental
review pursuant to CEQA Guidelines Sections
15303(b) and 15332.
7. That the design of the subdivision or
the type of improvements will conflict
with easements, acquired by the
public at large, for access through or
use of, property within the proposed
subdivision. In this connection, the
authorized agency may approve a
map if it finds that alternate
easements, for access or for use, will
be provided, and that these will be
substantially equivalent to ones
previously acquired by the public.
This subsection shall apply only to
easements of record or to easements
established by judgment of a court of
competent jurisdiction and no
authority is hereby granted to a
legislative body to determine that the
public at large has acquired
easements through or use of property
within the proposed subdivision.
All easements of record identified in the preliminary
title report for the subject property are shown on the
proposed tentative parcel map. No conflicts with
easements of record have been identified.
Based on findings for a Design Review Permit per Encinitas Municipal Code Section
23.08.080 (Design Review), and the aforementioned analysis, the Planning Commission
has made the following findings to support the approval, with conditions:
Findings for a Design Review Permit
Explanation of Finding
a. The project design is inconsistent with the
The project design is consistent with the
General Plan, a Specific Plan or the
General Plan and Municipal Code.
provisions of this Code.
b. The project design is substantially
The design of the two units is consistent with the
inconsistent with the Design Review
Design Guidelines.
Guidelines.
c. The project would adversely affect the
No evidence has been submitted that would
health, safety, or general welfare of the
suggest that the proposed project would
community.
adversely affect the surrounding neighborhood
or community. All services are available and
provided as required under this permit to serve
the subject property. The project is exempt from
the requirements of CEQA, and it will not have
any adverse impact to the environment.
d. The project would tend to cause the
The design of the proposed project is
surrounding neighborhood to depreciate
compatible with the surrounding
materially in appearance or value.
neighborhood, which are primarily duplex and
single - family residential units. The physical
improvements include materials consistent
with those used elsewhere in the surrounding
neighborhood. No evidence has been
Findings for a Design Review Permit
Exglanation of f=inding_
identified or received that would suggest that
the proposed project would cause the
surrounding neighborhood to depreciate
materially in appearance or value.
Based on the findings for a Coastal Development Permit as per Encinitas Municipal Code
Section 30.80.090 (Coastal Development Permit), and the aforementioned analysis, the
Planning Commission has made the following findings to support the approval, with
conditions:
dims for Coastal _Development Permit
The project is consistent with the certified
Local Coastal Program of the City of
Encinitas.
2. The proposed development conforms with
Public Resources Code Section 21000 and
following (CEQA) in that there are no
feasible mitigation measures or feasible
alternatives available which would
substantially lessen any significant adverse
impact that the activity may have on the
environment.
3. For projects involving development
between the sea or other body of water and
the nearest public road, approval shall
include a specific finding that such
development is in conformity with the public
access and public recreation policies of
Section 30200_ et. seq. of the Coastal Act.
The project site is located in the Cardiff- by -the-
Sea Community area in the Residential 11 (R-
11) Zone and within the Coastal Zone. The
proposed project includes the demolition of
portions of an existing duplex in order to
construct a larger duplex with second story in
a condominium form of ownership, with
allowance for a temporary construction trailer
on -site.
The project complies with all applicable
requirements and policies of the General Plan
and Municipal Code and is therefore
consistent with the Local Coastal Program for
the City of Encinitas.
The site is surrounded by previously
developed properties. There are no
environmental issues associated with the
project. The project will not have a harmful
effect on environmental quality or natural
resources. It has been determined that the
proposed project is exempt from
environmental review pursuant to California
Environmental Quality Act (CEQA) Guidelines,
Sections 15303(b) and 15332, of the California
Environmental Quality Act (CEQA) Guidelines.
The project meets the criteria for the
exemption and no adverse environmental
impacts associated with the project will occur.
This finding is not applicable because the
property is not located between the sea and
the nearest public road.
The above environmental determination and findings are supported by the minutes, maps, and
exhibits, all of which are herein incorporated by reference.
BE IT FURTHER RESOLVED that based on the Environmental Determination and
Findings hereinbefore adopted by the Planning Commission, Case No. 16 -164 TPM/DR/CDP is
hereby approved subject to the conditions in Exhibit B.
PASSED AND ADOPTED this 17th day of August, 2017, by the following vote, to wit:
AYES: Apuzzo, Doyle, Drakos, Ehlers, O'Grady
NOES: None
ABSTAIN: None
ABSENT: None
0
Michael be-nn O'Grady, Ch
Secretary
action is subject to Chapter 1.04 of the Municipal Code, which specifies time limits for
legal challenges.
EXHIBIT "A"
Resolution No. PC 2017 -33
Case No. 16 -164 TPMIDRICDP
LEGAL DESCRIPTION
LOTS 35, 36 and 37, BLOCK 1, CARDIFF, IN THE CITY OF ENCINITAS, COUNTY OF SAN
DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 1298, FILED IN THE
OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY NOVEMBER 14, 1910.
TOGETHER WITH ALL THAT PORTION OF THE ALLEY IN SAID BLOCK 1 ADJOINING SAID
LOTS, AS VACATED AND CLOSED TO PUBLIC USE BY RESOLUTION OF THE BOARD OF
SUPERVISORS OF SAN DIEGO COUNTY, RECORDED MARCH 3, 1964 AS FILE NO. 40081
OF OFFICIAL RECORDS.
EXHIBIT "B"
Resolution No. PC 2017 -33
Case No. 16 -164 TPM/DR/CDP
Applicant: Amanda Goodman
Location: 2549 and 2551 Montgomery Avenue (APN: 261- 145 -16)
SC1 SPECIFIC CONDITIONS:
SC4 Approval of the Tentative Parcel Map and all associated permits will expire on August 17,
2019, at 5:00 pm, two years 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.
SC5 This project is conditionally approved as set forth on the application and project drawings
stamped received by the City on July 27, 2017, consisting of 16 sheets including Project
Information (Sheet A -001), Axonometric (Sheet A -002), Lot Slope (Sheet A -003), Site Plans
(Sheet A -004), Site Plan with Context (Sheet A -005), Landscape Plan (Sheet A -006), Floor
Plans (Sheets A -101, A -102, A -103), Roof Plans (Sheets A -104 and A -105), RCP Plans
(Sheet A -106), and Elevations (Sheet A -201 through A -204), and Tentative Parcel Map for
Condominium Purposes/grading plan stamped received July 12, 2016, all designated as
approved by the Planning Commission on August 17, 2017, and shall not be altered without
express authorization by the Planning & Building Department.
SCA The following conditions shall be completed and/or fulfilled to the satisfaction of the San
Dieguito Water District (SDWD):
1. The subject property is currently being served by one 5/8 -inch water meter. If the Fire
Department requires fire sprinklers for the new development, the developer /applicant
shall upgrade the meter and service at their expense. 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.
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.
SCB The following conditions shall be completed and/or fulfilled to the satisfaction of the
Engineering Services Division:
1. Prior to obtaining building occupancy the applicant shall be responsible for the
construction of public improvements along the property frontage to Montgomery
Avenue. The existing pavement parking area shall be sawcut and removed. Street
improvements shall include 4' wide (min.) permeable pavers parking area along
entire property frontage. The pavers shall be surrounded on all sides by a 6" wide by
16" deep PCC flush curb and parallel the right -of -way. The rear curb shall be raised
6 ". The permeable pavers shall be flat as the street is located at a highpoint. A
cross section shall be provided on the grading plan.
2. Structural retaining walls not associated with the building are proposed. All walls
shall be included with the grading plan submittal as part of the grading plan, however
it will need to be reviewed by the City's third party reviewer. Additional plan check
fees will be required.
3. All service lines to the subject buildings shall be constructed underground.
4. The existing survey monuments shall be referenced on the grading 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. Should separate sewer laterals not be feasible for the units a Private Joint Sewer
Agreement shall be required prior to approval of the grading plan.
6. The slope of the proposed custom pervious paver is too steep. Recommendations
from a geotechnical engineer shall be provided with the grading plan submittal. The
section must be constructed of pervious materials or additional stormwater treatment
shall be required.
SCB The following conditions shall be completed and/or fulfilled to the satisfaction of the
Planning & Building Department:
1. The temporary construction trailer shall be removed prior to final occupancy of the
remodel.
2. Except as identified on the project plans and specifically approved herein, all walls
and fences shall comply with the standard Municipal Code fence and wall height
limitations.
G1 STANDARD CONDITIONS:
CONTACT THE PLANNING AND BUILDING DEPARTMENT REGARDING COMPLIANCE
WITH THE FOLLOWING CONDITIONS):
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.
G4 Prior to grading permit issuance, the owner shall cause a covenant regarding real
property to be recorded. Said covenant shall set forth the terms and conditions of this grant
of approval and shall be of a form and content satisfactory to the Planning and Building
Director. The Owner(s) agree, in acceptance of the conditions of this approval, to waive
any claims of liability against the City and agrees to indemnify, hold harmless and defend
the City and City's employees relative to the action to approve the project.
G5 Approval of this request shall not waive compliance with any sections of the Municipal
Code and all other applicable City regulations in effect at the time of Building Permit
issuance unless specifically waived herein.
G7 Prior to issuing a final inspection on framing, the applicant shall provide a survey from a
licensed surveyor or a registered civil engineer verifying that the building height is in
compliance with the approved plans. The height certification/survey shall be supplemented
with a reduced (8 1/z- 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 surrey.
G10 All retaining and other freestanding walls, fences, and enclosures shall be architecturally
designed in a manner similar to, and consistent with, the primary structures (e.g. stucco -
coated masonry, split -face block or slump stone). These items shall be approved by the
Planning and Building Department prior to the issuance of building and/or grading permits.
G11 All roof - mounted equipment and appurtenances, including air conditioners and their
associated vents, conduits and other mechanical and electrical equipment, shall be
architecturally integrated, and shall be shielded from view and sound buffered to the
satisfaction of the Planning & Building Department. Note: All rooftop equipment shall
be assumed visible unless demonstrated otherwise to the satisfaction of the
Planning & 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 & Building
Department. All exterior accessory structures shall be designed to be compatible with the
primary building's exterior to the satisfaction of the Planning & Building Department.
G12 Prior to any use of the project site pursuant to this permit, all conditions of approval
contained herein shall be completed or secured to the satisfaction of the Planning and
Building Department.
G13 The applicant shall pay development fees at the established rate. Such fees may include,
but not be limited to: Permit and Plan Checking Fees, Water and Sewer Service Fees,
School Fees, Traffic Mitigation Fees, Flood Control Mitigation Fees, Park Mitigation Fees,
and Fire Mitigation/Cost Recovery Fees. Arrangements to pay these fees shall be made
prior to 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.
G21 All utility connections shall be designed to coordinate with the architectural elements of the
site so as not to be exposed except where necessary. Locations of pad mounted
transformers, meter boxes, and other utility related items shall be included in the site plan
submitted with the building permit application with an appropriate screening treatment.
Transformers, terminal boxes, meter cabinets, pedestals, ducts and other facilities may be
placed above ground provided they are screened with landscaping.
G22 Building plans for 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.
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
23.08.030.8.1.
LANDSCAPING
L1 The project is subject to Chapter 23.26 of the Municipal Code (Water Efficient Landscape
Program), which requires a landscape and irrigation plan to be prepared by a State
licensed landscape designer. The requirements for the plans are listed in Chapter 23.26.
The landscape and irrigation plans including the required signature block of the State
licensed landscape designer must be submitted as part of the building permit application for
the project.
L2 All required plantings and automated irrigation systems shall be in place prior to use or
occupancy of new buildings or structures. All required plantings and automated irrigation
systems shall be maintained in good condition, and whenever necessary, shall be replaced
with new materials to ensure continued compliance with applicable landscaping, buffering,
and screening requirements. All landscaping and irrigation systems shall be maintained in
a manner that will not depreciate adjacent property values and otherwise adversely affect
adjacent properties. All irrigation lines shall be installed and maintained underground
(except drip irrigation systems).
L5 All masonry freestanding or retaining walls visible from points beyond the project site shall
be treated with a protective sealant coating to facilitate graffiti removal. The sealant shall
be of a type satisfactory to the Engineering Services and Planning & Building Departments.
The property owner shall be responsible for the removal in a timely manner of any graffiti
posted on such walls.
DESIGN REVIEW
DR1 Any future modifications to the approved project will be reviewed relative to the findings for
substantial conformance with a design review permit contained in Section 23.08.140 of the
Municipal Code. Modifications beyond the scope described therein may require submittal
of an amendment to the design review permit and approval by the authorized agency.
DR3 All project grading shall conform with the approved plans. If no grading is proposed on the
approved plans, or subsequent grading plans are inconsistent with the grading shown on
the approved plans, a design review permit for such grading shall be obtained from the
authorized agency of the City prior to issuance of grading or building permits
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
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 1 /x- inch
stroke width for residential buildings, 8 inches high with a'h -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.
F18 CLASS "A" ROOF: All structures shall be provided with a Class "A" Roof covering to
the satisfaction of the Encinitas Fire Department.
B1 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.
E1 ENGINEERING CONDITIONS:
CONTACT THE ENGINEERING SERVICES DIVISION 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.
E3 All drawings submitted for Engineering permits are required to reference the NAVD 88
datum; the NGVD 29 datum will not be accepted.
EG1 Grading Conditions
EG3 The developer shall obtain a grading permit prior to the commencement of any clearing or
grading of the site.
EG4 The grading for this project is defined in Chapter 23.24 of the Encinitas Municipal Code.
Grading shall be performed under the observation of a civil engineer whose responsibility it
shall be to coordinate site inspection and testing to ensure compliance of the work with the
approved grading plan, submit required reports to the Engineering Services Director and
verify compliance with Chapter 23.24 of the Encinitas Municipal Code.
EG5 No grading shall occur outside the limits of the project unless a letter of permission is
obtained from the owners of the affected properties.
EG6 Separate grading plans shall be submitted and approved and separate grading permits
issued for borrow or disposal sites if located within the city limits.
EG7 All newly created slopes within this project shall be no steeper than 2:1.
EG8 A soils/geological/hydraulic report (as applicable) shall be prepared by a qualified engineer
licensed by the State of California to perform such work. The report shall be submitted with
the first grading plan submittal and shall be approved prior to issuance of any grading
permit for the project.
EG9 Prior to hauling dirt or construction materials to any proposed construction site within this
project the developer shall submit to and receive approval from the Engineering Services
Director for the proposed haul route. The developer shall comply with all conditions and
requirements the Engineering Services Director may impose with regards to the hauling
operation.
EG10 In accordance with Section 23.24.370 (A) of the Municipal Code, no grading permit shall be
issued for work occurring between October 1st of any year and April 15th of the following
year, unless the plans for such work include details of protective measures, including
desilting basins or other temporary drainage or control measures, or both, as may be
deemed necessary by the field inspector to protect the adjoining public and private property
from damage by erosion, flooding, or the deposition of mud or debris which may originate
from the site or result from such grading operations.
EG13 Owner shall provide a precise grading plan prior to approval of building permit. Grading
plan shall provide design for drainage improvements, erosion control, storm water pollution
control, and on -site pavement.
ED1 Drainage Conditions
ED2A An erosion control system shall be designed and installed onsite during all construction
activity. The system shall prevent discharge of sediment and all other pollutants onto
adjacent streets and into the storm drain system. The City of Encinitas Best Management
Practice Manual shall be employed to determine appropriate storm water pollution control
practices during construction.
ED3 A drainage system capable of handling and disposing of all surface water originating within
the project site, and all surface waters that may flow onto the project site from adjacent
lands, shall be required. Said drainage system shall include any easements and structures
required by the Engineering Services Director to properly handle the drainage.
ED5M The owner shall pay the current local drainage area fee prior to approval of the final map 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.
ED7 Concentrated flows across driveways and/or sidewalks shall not be permitted.
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.
ES1 Q Improvements constructed within the present or future public right -of -way shall be
considered temporary. The owner shall enter into an encroachment removal covenant
agreeing to remove those improvements at the direction of the City.
EU1 Utilities Conditions
EU2M The developer shall comply with all the rules, regulations and design requirements of the
respective utility agencies regarding services to the project.
EU3M The developer shall be responsible for coordination with S.D.G. & E., AT &T, and other
applicable authorities.
EU4 All proposed utilities within the project shall be installed underground including existing
utilities unless exempt by the Municipal Code.
ESW1 Storm Water Pollution Control Conditions
ESW3 Best Management Practice shall be utilized for storm water pollution control to the
satisfaction of the City Engineer. The surface run off shall be directed over grass and
landscaped areas prior to collection and discharge onto the street and/or into the public
storm drain system. If pipes are used for area drainage, inlets shall be located to allow
maximum flow distance over grass and non- erodable landscape areas. A grass lined
ditch, reinforced with erosion control blanket, or a rip -rap lined drainage ditch shall be
used instead of a concrete ditch where feasible. Hardscaped areas and driveways shall
be sloped toward grassy and landscaped areas. Driveways with a grass or gravel lined
swale in the middle can be used if the site topography does not allow for the discharge
of driveway runoff over landscaped areas. The Grading Plan shall identify all landscape
areas designed for storm water pollution control (SWPC). A note shall be placed on the
plans indicating that the BMPs are to be privately maintained and the facilities not
modified or removed without a permit from the City.
ESW5 The project must meet storm water quality and pollution control requirements. The
applicant shall design and construct landscape and/or turf areas and ensure that all
flows from impervious surfaces are directed across these areas prior to discharging onto
the street. A Grading Plan identifying all landscape areas designed for storm water
pollution control (SWPC) and Best Management Practice shall be submitted to the City
for Engineering Services Department approval. A note shall be placed on the plans
indicating that the modification or removal of the SWPC facilities without a permit from
the City is prohibited.
ESW6 Storm Water Pollution Control (SWPC) facilities shall be designed and approved by the
City Engineer, and secured with a performance bond prior to the issuance of a grading
permit for this project.
ESW9 For storm water pollution control purposes, all runoff from all roof drains shall discharge
onto grass and landscape areas prior to collection and discharge onto the street and /or
into the public storm drain system. Grass and landscape areas designated for storm
water pollution control shall not be modified without a permit from the City. A note to this
effect shall be placed on the Grading plan.
EM1 Map Conditions
EM3 This project is approved specifically as 1 (single) phase.
EM5 Public /private improvement plans and grading plans shall be approved and adequate
surety shall be posted prior to a public hearing for approval of the final map.