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.