Loading...
2019-10 (EG)RESOLUTION NO. PC 2019 -10 A RESOLUTION OF THE CITY OF ENCINITAS PLANNING COMMISSION APPROVING A TENTATIVE PARCEL MAP, DESIGN REVIEW PERMIT AND COASTAL DEVELOPMENT TO ALLOW FOR THE DEMOLITION OF AN EXISTING RESIDENCE, CONSTRUCTION OF TWO SETS OF TWO -UNIT CONDOMINIUMS (4 DWELLING UNITS), AUTHORIZATION TO EXCEED THE MAXIMUM LOT COVERAGE OF 50 PERCENT TO 50.9 PERCENT FOR THE NORTHERN LOT AND 51.9 PERCENT FOR THE SOUTHERN LOT, AND THE USE OF TEMPORARY CONSTRUCTION TRAILER FOR THE PROPERTIES LOCATED AT 813 and 829 FOURTH STREET. (CASE NO. 17 -183 TPMIDRICDP; APNs: 258 - 171 -13 & -14) WHEREAS, a request for consideration of a Tentative Parcel Map, Design Review Permit and Coastal Development Permit was filed by Paul Fan for the demolition of an existing single - family residence and the construction of two sets of condominium units (four dwelling units) on two separate lots, to authorize each lot to exceed the maximum lot coverage of 50 percent in the DR- 15 Zone with the northern lot at 50.9 percent and southern lot at 51.9 percent, and the use of a temporary construction trailer, all in accordance with the Downtown Encinitas Specific Plan, Chapter 23.08 (Design Review) of the City of Encinitas Municipal Code, for the properties located in the Downtown Encinitas Specific Plan Residential 15 (D -R15) Zone and California Coastal Commission Appeal Jurisdiction of the Coastal Zone in the community of Old Encinitas of the City of Encinitas, legally described in Exhibit A; and WHEREAS, the Planning Commission conducted a duly noticed public hearing on March 21, 2019. NOW, THEREFORE, BE IT RESOLVED that the Encinitas Planning Commission hereby APPROVES Case No. 17 -183 TPMIDRICDP based on the following Environmental Determination and Findings: Section 1. California Environmental Quality Act Determination The applicant is proposing the demolition of an existing single - family residence and the construction of four new dwelling units on two separate legal lots. The four new dwelling units are proposed under a condominium form of ownership. The project is exempt from environmental review pursuant to Sections 15301(1)(1), 15315, and 15332 of the CEQA Guidelines. Section 15301(1)(1) of the California Environmental Quality Act (CEQA) exempts from environmental review the demolition of a single - family residence. Section 15315 exempts the division of property in urbanized areas zoned for residential uses into four or fewer parcels when the division is in conformance with the General Plan and zoning. Section 15332 exempts from environmental review in -fill development meeting all conditions in Class 32. The project meets these exemptions. No historic resources are affected by the demolition work proposed with the project. None of the exceptions in Section 15300.2 exist. Section 2. Discretionary Action(s) Findings Based on the findings for a Tentative Parcel Map as per Section 66474 of the California Government Code and the aforementioned analysis, Planning Commission has made the following findings to support the approval, with conditions: Findings for Tentative Map Explanation of Finding 1. That the proposed map is not The proposed four -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 D -R15 Zone. The Map Act. project complies with all D -R15 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 Downtown consistent with applicable general Encinitas Specific Plan and General Plan. 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 four condominium units, two on each legal lot. The proposed grading and project design are consistent with the existing topography of the site. The proposed subdivision is consistent with the D -R15 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 four condominium for the proposed density of units on two existing lots. Each 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 D -R15 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 15301(1 )(1), 15315 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. 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 the findings for a Design Review Permit as per Encinitas Municipal Code Section 23.08.080 and the aforementioned analysis, Planning Commission has made the following findings to support the approval, with conditions: Findings for Design Review Permit Explanation of Finding 1. The project design is inconsistent with the The project is consistent with the provisions of General Plan, a Specific Plan, or the the General Plan, Local Coastal Plan and provisions of the Municipal Code. provisions of the Municipal Code and Downtown Encinitas Specific Plan. The project complies with the Downtown Encinitas Specific Plan Section 3.2.14h to exceed the lot coverage based on the proposed superior design with the inclusion of extensive green building measures and enhanced architectural designs. 2. The project design is substantially The project is consistent with the Downtown inconsistent with the Design Review Encinitas Specific Plan Design Guidelines. Recommendations. Impacts of the project on surrounding properties have been minimized by various design elements that have been incorporated into the project to the extent feasible. The building design proposes a variety of building materials and color schemes, as well as a variation in architectural style. Based on the findings for a Coastal Development Permit as per Encinitas Municipal Code Section 30.80.090, and the aforementioned analysis, Planning Commission has made the following findings to support the recommendation of approval, with conditions: Finding for Coastal Development Permit The combination of landscaping and enhanced hardscaping treatments will provide a cohesive image of the project as viewed from the street and will contribute positively to the character of the neighborhood. 3. The project would adversely affect the No evidence has been submitted or received health, safety, or general welfare of the to demonstrate that the proposed project community. would adversely affect the health, safety, or general welfare of the community. The project 2. The proposed development conforms with has been determined to be exempt from Design Review Permit and Coastal environmental review pursuant to CEQA Development Permit, as conditioned; Guidelines Sections 15301(1)(1), 15315 and 15332. 4. The project would cause the surrounding No evidence has been submitted or received neighborhood to depreciate materially in to indicate that the project will cause the appearance or value. surrounding neighborhood to depreciate and 15332.; and materially in appearance or value. Based on the findings for a Coastal Development Permit as per Encinitas Municipal Code Section 30.80.090, 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 project is consistent with the certified The Development Services Department finds Local Coastal Program of the City of that: Encinitas. 1. the project is consistent with the certified Local Coastal Program of the City of Encinitas with the approval of the Tentative Parcel Map, 2. The proposed development conforms with Public Resources Code Section 21000 Design Review Permit and Coastal and following (CEQA) in that there are no Development Permit, as conditioned; feasible mitigation measures or feasible alternatives available which would 2. The project has been determined to be substantially lessen any significant exempt from environmental review pursuant to adverse impact that the activity may have CEQA Guidelines Sections 15301(l)(1), 15315 on the environment. and 15332.; and 3. Public beach access is not available or 3. For projects involving development between the sea or other body of water necessary over the site because it is a and the nearest public road, approval shall property located on the east side of Fourth include a specific finding that such Street. Adequate coastal access already exists development is in conformity with the and is available north of the site at Swami's to public access and public recreation the south in the vicinity of the project in policies of Section 30200 et. seq. of the accordance with Section 30212 of the Coastal Coastal Act. Act. Pursuant to Section 30221 of the Coastal Act recreational opportunities are already adequately available south of the site at Swami's Seaside Park with the public access walkway to the public beach and shore. 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. 17 -183 TPMIDRICDP is hereby approved subject to the conditions in Exhibit B, and PASSED AND ADOPTED this 21" day of March, 2019, by the following vote, to wit: AYES: Ehlers, Doyle and O'Grady NOES: None ABSTAIN: Farrow and Apuzzo ABSENT: None - ic ail Glenn O'Grady, Chair ATTEST: ubject to Chapter 1.04 of the Municipal Code, which specifies time limits for EXHIBIT "A" Resolution No. PC 2019 -10 Case No. 17 -183 TPM /DRCDP LEGAL DESCRIPTION Lots 13 and 14 in Block 32, in the City of Encinitas, in the County of San Diego, State of California, According to Map Thereof No. 148, filed in the Office of the Recorder of the said San Diego County June 12, 1883. EXHIBIT "B" Resolution No. PC 2019 -10 Case No. 17 -183 TPMIDRICDP Applicant: Paul Fan Locations: 813 and 829 Fourth Street SCI SPECIFIC CONDITIONS: SC3 Approval of the Tentative Parcel Map and all associated permits will expire on March 21, 2021 at 5 p.m., 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, consisting of 47 sheets including master site plan, department notes, title sheet - southern, site plan - southern, site plan diagrams - southern, floor plans- southern (3 Sheets), roof plan - southern, building elevations- southern (2 Sheets), title sheet- northern, site plan - southem, site plan diagrams - northern, floor plans- northern (3 Sheets), roof plan- northern, building elevations- northern (2 Sheets), property wall elevations (2 Sheets), landscape plans (8 Sheets), preliminary grading plan, tentative parcel map, materials and color board and renderings (10 Sheets) date stamped as received on February 15, 2018, all designated as approved by the Planning Commission on March 21, 2019, and shall not be altered without express authorization by the Development Services Department. SCA The following conditions shall be completed and/or fulfilled to the satisfaction of the Development Services Department: 1. All service lines to the subject buildings shall be constructed underground. 2. Prior to building occupancy, the applicant shall be responsible for the construction of public improvements along the entire property frontage of Fourth Street. Street improvements shall include parking and non - contiguous sidewalk consistent with the Downtown Encinitas Specific Plan, and improvement plan 300 -R to the south. The curb line shall be set at 27 feet from the centerline per Map 148. The property currently accepts street drainage, and shall maintain the historical drainage pattern by constructing multiple curb openings or tree wells to accept the storm water. The non - contiguous sidewalk shall meander behind the replacement City Street Trees. The existing fire hydrant shall be relocated behind the new curb. 3. The existing alley shall be improved to public standards with full depth removal and full width asphalt paving and base with a three -foot wide concrete ribbon gutter down the center along the entire property frontage. The alley shall be sloped to the center of the gutter and flow to the midpoint being the low point of the alley. The mid -point shall then drain to the east via PCC cross gutter to the southerly five feet of 810 Third Street. The applicant is encouraged to work with the owners of the property to improve the private drainage to Third Street. 4. Public Improvement Plans for these improvements must be submitted and approved by the City and adequate surety shall be posted prior to issuance of an improvement permit. 5. An Encroachment Maintenance and Removal Covenant will be required for the maintenance of any private improvements located within the public right -of -way. Exhibits shall be submitted with the grading permit application. 6. The applicant shall provide storm water quality treatment facilities to collect and treat the runoff generated by all new and/or removed and replaced impervious surfaces. Additionally, any increase in runoff resulting from an increase in impervious surface shall be mitigated by sizing and designing the IMP facilities to the HMP sizing requirements with a lower flow threshold of 0.502 to ensure no net increase in cross lot drainage. The treatment facility 1MPs shall be located entirely within private property. The cross section of the IMP facility on the Grading Plan shall show 10 inches of ponding. This facility shall be sized on the plan for an effective area equal to 9.0 percent of the new or replaced impervious surface area. 7. Prior to occupancy, final inspection, release of securities, as- builts, and/or grading plan signoff, whichever may come first, the engineer of record shall field survey and verify that the constructed impervious surfaces are less than 10,000 square feet for the entire project including work in the right -of -way. A signed and stamped inspection report shall be provided to the Development Services Department. If 10,000 square feet or more of impervious surface is created, the project shall be considered a Priority Development Project for purposes of stormwater quality, and shall require a construction change to being the project into compliance. 8. 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 occupancy. 9. Separate sewer laterals shall be provided for each unit. 10. 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, 11. Shoring for the basement excavation shall be included with the grading plans and be reviewed by the City's Building Division. Additional plan check fees shall be required. 12. The existing City maintained Street Trees (2- Monterey Cypress, Eucalyptus) shall be removed in order to construct the required street improvements. Five new City Street Trees shall be provided appropriate for the parkway. Any of the required replacement City Street Trees unable to be located within the property frontage shall be located at the discretion of the Streets Maintenance Division within the right -of- way off -site. 13. The temporary construction trailer shall be removed prior to final occupancy of the last dwelling unit. 14. Prior to the Planning final inspection, the applicant shall provide proof of compliance with the provisions of Section 24.40.060F, which requires that each unit shall have at least 200 cubic feet of enclosed weather - proofed and lockable private storage space. 15. Prior to the issuance of the building permit the applicant shall demonstrate that all superior design green elements and other design elements are incorporated into building construction sets. All of these elements shall be installed prior to the final inspection to the satisfaction of the Development Services Department. 16. Prior to the issuance of the demolition permit, the applicant shall provide evidence that a qualified pest control consultant has abated any rodents /pests from the structures or site to the satisfaction of the Development Services Department. Evidence shall also be provided prior to the demolition work that the neighborhood is notified of the abatement and upcoming demolition work. 17. The applicant shall demonstrate and install sufficient solar wattage and/or panels typical of a residence of similar size to the satisfaction of the Development Services Department. Each dwelling unit shall obtain a building permit for the solar improvements and shall install the solar prior to occupancy of each dwelling unit. SCB The following conditions shall be completed and/or fulfilled to the satisfaction of the San Dieguito Water District (SDWD): The subject parcels are not being served. Upon development, each parcel will be required to be individually metered. 2. The developer shall install the water system according to Water Agencies' (WAS) standards, and dedicate to SDWD the portion of the system which is to be public. 3. All water meters shall be located in front of the parcel they are serving and outside of any existing or proposed travel way. The cost shall be the responsibility of the developer. Appurtenances shall not be placed in roadside ditches. 4. All existing and proposed water facilities shall be shown on the improvements and/or grading plans for the approval of the San Dieguito Water District. 5. The applicant shall comply with all SDWD fees, charges, rules and regulations. SCC All roof decks shall be provided with a Class "A" Roof covering to the satisfaction of the Encinitas Fire Department, G1 STANDARD CONDITIONS: CONTACT THE DEVELOPMENT SERVICES DEPARTMENT REGARDING COMPLIANCE WITH THE FOLLOWING CONDITION(S): 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 grading permit, 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 Development Services Director. G5 The Owner(s) shall waive any claims of liability against the City and indemnify, hold harmless and defend the City and City's employees regarding any component of the City's approval, by executing an indemnity agreement in substantially the form as provided by the Development Services Department prior to issuance of a grading permit and the Development Services Director, or designee, is hereby authorized to execute the same. G6 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. G8 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 % in. x 11 in.) copy of the site plan and elevations depicting the exact point(s) of certification. The engineer /surveyor shall contact the Development Services Department to identify and finalize the exact point(s) to be certified prior to conducting the survey. G11 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 Development Services Department prior to the issuance of building and /or grading permits. G12 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 Development Services Department. Note: All rooftop equipment shall be assumed visible unless demonstrated otherwise to the satisfaction of the Development Services 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 Development Services Department. All exterior accessory structures shall be designed to be compatible with the primary building's exterior to the satisfaction of the Development Services Department. G13 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 Development Services Department. G14 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 Parcel Map approval /building permit issuance to the satisfaction of the Development Services Departments. The applicant is advised to contact the Development Services Department regarding Park Mitigation Fees, 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. G15 A plan shall be submitted for approval by the Development 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. G20 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 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_ G23 Building plans for all new dwelling units shall include installation of wiring for current or conduits for future installation of photovoltaic energy generation system(s) and an electric vehicle charging station. G24 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 two feet horizontal offset is provided, within which screening vegetation is provided to the satisfaction of the Development Services 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 six feet in height pursuant to Section 23.08.030.8.1. G25 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. 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). L4(a) All landscaping, fences, walls, etc. on the site, in any adjoining public parkways (the area between the front property line and the street) shall be permanently maintained by the owner, assigns or any successors in interest in the property. The maintenance program shall include normal care and irrigation of the landscaping; repair and replacement of plant materials and irrigation systems as necessary; and general cleanup of the landscaped and open areas, parking lots and walkways, walls, fences, etc. Failure to maintain landscaping and the site in general may result in the setting of a public hearing to revoke or modify the approval. This condition shall be recorded with the covenant required by this Resolution. 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. DR2 Side and rear elevations and window treatments shall be trimmed and architecturally treated so as to substantially match the front elevations. This treatment shall be reflected in building plans and shall be found satisfactory by the Development Services Department prior to the issuance of building permits. DR3 All project grading shall conform with the approved plans. If no grading is proposed on the approved plans, or subsequent grading plans are inconsistent with the grading shown on the approved plans, a design review permit for such grading shall be obtained from the authorized agency of the City prior to issuance of grading or building permits. TENTATIVE MAPS/PARCEL MAPS 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. M2 All project grading shall conform with the approved Tentative Parcel Map. In cases where no grading is proposed at the time of the Tentative Parcel Map, or in cases where the grading plan later submitted is not consistent with the approved Tentative Parcel Map, the applicant shall be required to obtain a design review permit for grading prior to issuance of grading permits. F1 FIRE CONDITIONS: CONTACT THE FIRE DEPARTMENT REGARDING COMPLIANCE WITH THE FOLLOWING CONDITIONS: F2 ACCESS ROAD MINIMUM DIMENSIONS: Fire apparatus access roads shall have an unobstructed improved width of not less than 24 feet; curb line to curb line, and an unobstructed vertical clearance of not less than 13 feet 6 inches. Exception: Single - Family residential driveways; serving no more than two single - family dwellings, shall have minimum of 16 feet, curb line to curb line, of unobstructed improved width. Access roads shall be designed and maintained to support the imposed loads of not less than 75,000 pounds and shall be provided with an approved paved surface to provide all - weather driving capabilities. 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, four inches high with a ' /z- inch stroke width for residential buildings, eight inches high with a '/� -inch stroke for commercial and multi- family residential buildings, 12 inches high with a one -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. F15A AUTOMATIC FIRE SPRINKLER 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. FIB 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 DEVELOPMENT SERVICES DEPARTMENT REGARDING COMPLIANCE WITH THE FOLLOWING CONDITION: B2R The applicant shall submit a complete set of construction plans to the Development Services Department 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 DEVELOPMENT 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. 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 Development 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 soilslgeologicalthydraulic 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 Development 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 1 st 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 Development 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 Development Services Director. ED6M The owner of the subject property shall execute a hold harmless covenant regarding drainage across the adjacent property prior to approval of the final map /any grading for this project. 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 Development Services Director and appropriate fees paid, in addition to any other permits required. ES10 Improvements constructed within the present or future public right -of -way shall be considered temporary. The owner shall enter into an encroachment removal covenant agreeing to remove those improvements at the direction of the City. EU1 Utilities Conditions 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. Hnrdscaped 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 Development 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 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.