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2019-06-25 Item 04C Clevenger Subdivision Case #18-118 TPMCDP 710 Wood Drive - Report with plans/EnCITY cinitas DEVELOPMENT SERVICES DEPARTMENT NOTICE OF DECISION Development Services Department Project Name: Clevenger Two -Lot Subdivision Request: Subdivide an existing lot into two parcels, and construct a new single - family residence with a detached accessory structure (garage and accessory unit) on Parcel 2. Discretionary Actions: Tentative Parcel Map (TPM) Coastal Development Permit (CDP) CEQA Determination: Exempt DECISION: APPROVED Project Number: 18 -118 TPM /CDP DSD Number: 2019 -xx Location: 710 Wood Drive Community: Leucadia APN: 254 - 413 -18 Applicant: Christopher and Athanasia Clevenger Representative: The Brown Studio Project Planner: J. Dichoso, Associate Planner, lichoso(u-)-encinitasca.gov Decision Date: June 25, 2019 Report Approval: ® Anna Yentile, Principal Planner PROJECT DESCRIPTION The applicant is requesting a Tentative Parcel Map (TPM) and Coastal Development Permit (CDP) for a two -lot subdivision that complies with the underlying RR -2 zoning development standards. The existing single - family home would remain on Parcel 1. On Parcel 2, the project proposes the construction of a 4,540- square foot (SF), two - story, single - family residence, a detached 867 -SF three -car garage, and an 867 -SF accessory unit above the garage. Access to JUNE 25, 2019 ITEM 4C 1 of 30 ITEM NAME: CLEVENGER TWO -LOT SUBDIVISION PROJECT NUMBER: 18 -118 TPM /CDP the rear lot (Parcel 2) will be provided via an irregularly shaped 16 -foot wide private access easement along the southern property line of Parcel 1 to be granted on the Final Parcel Map. PROJECT ANALYSIS Background The property was created as a portion of Lot 3 of Block J of the South Coast Park Annex of Map 1788 dated March 29, 1924. The existing, approximately 1,984 -SF single - family structure on Parcel 1 was originally constructed in 1982 with a large yard covering the entire project site (encompassing both proposed lots). The project site was initially subdivided as a two -lot subdivision and was approved by the City of Encinitas under PBD 2016 -16 (Case No. 14 -172 TPM /CDP) on May 19, 2016. Since the proposed subdivision approval expired on May 19, 2018, the applicant proposed a new subdivision of the property on May 29, 2018, which is the subject of this application. Project Site Characteristics The table below summarizes the General Plan Designation, Zoning District, Overlay Zones, Community Character Context and other notable City plans that pertain to the project site: General Plan RR -2 Specific Plan None Zoning District RR -2 Zoning Overlay Coastal Zone Scenic /Visual Corridor Overlay Zone Cultural Resources Overlay Zone Community Character Context Inland - Residential Gridded Other Key City Plan None Notable State or Regional Plan and Law None The project site is developed with an existing primary single - family residence. The project site is located within the community of Leucadia in the Rural Residential -2 (RR -2) zone and Rural Residential -2 General Plan Land Use Designation. The project site is also located within the Scenic /Visual Corridor Overlay Zone, Cultural Resources Overlay Zone and the Coastal Zone. Pursuant to EMC Section 30.08 (Zones), the RR2 Zone provides for primary single - family residential units with accessory uses. One legal lot exists that is similar in size and use to other lots in the vicinity. The project site is generally flat, but slopes downward at a slope gradient less than 10 percent from east to west. Access to the project site is made directly from Wood Drive by a private easement that is located on the adjacent property, 811 Wood Drive, connecting to Caudor Street. Adjacent Area Direction General Plan and Community Character Land Use Zoning District Context North Rural Residential -2 Inland - Residential Gridded Single - Family Residential (RR -2) /RR -2 South Rural Residential -2 Inland - Residential Gridded Single - Family Residential (RR -2) /RR -2 2of18 JUNE 25, 2019 ITEM 4C 2 of 30 ITEM NAME: CLEVENGER TWO -LOT SUBDIVISION PROJECT NUMBER: 18 -118 TPM /CDP Direction General Plan and Community Character Land Use Zoning District Context would be subdivided in accordance with the East Rural Residential -2 Inland - Residential Gridded Single - Family Residential land use is to encourage the (RR -2) /RR -2 development of lower density comply with the minimum lot dimensions for the RR- West Rural Residential -2 Inland - Residential Gridded Single - Family Residential of between 1 to 2 units per acre with a (RR -2) /RR -2 minimum lot size of one -half acre per unit The area surrounding the project site is previously developed and located within the Inland - Residential Gridded community character context that exists east and west of Interstate 5 in Leucadia. It was developed primarily in the 1960s and 70s. Streets rarely include sidewalks or curbs. The area surrounding the property includes a mix of single - family residences in a variety of architectural styles; one or two stories, and with or without detached accessory structures. General Plan Consistency The City of Encinitas General Plan includes a number of goals and policies that guide development and land use within the City. A discussion of how the project is consistent with applicable General Plan policies is summarized below: General Plan Goal or Policy Explanation of Project Conformance LAND USE ELEMENT: The proposed two -lot subdivision is consistent with the RR -2 General Plan designation. The property Rural Residential 2 would be subdivided in accordance with the allowable density, and both newly created lots The aim of this category of residential exceed the minimum net lot area of 21,500 square land use is to encourage the feet. Additionally, the two resulting lots would development of lower density comply with the minimum lot dimensions for the RR- single- family detached homes. Rural 2 zone. Residential 2 will permit the construction of between 1 to 2 units per acre with a minimum lot size of one -half acre per unit (21,500 square feet). GOAL 6: Every effort shall be made to The proposed project would result in a two -lot ensure the existing desirable character of subdivision for single - family residential use, which the communities is maintained. maintains the existing residential character of the neighborhood and surrounding area. A new single - family residence with detached accessory structures consistent with the surrounding character is proposed for Parcel 2. LAND USE POLICY 1.12: The The proposed project would result in a two -lot residential character of the City shall be subdivision for single - family residential use and a substantially single - family detached new single - family residence with detached housing. accessory structures on Parcel 2, which maintains the existing residential character of the neighborhood and surrounding area. . 3of18 JUNE 25, 2019 ITEM 4C 3 of 30 ITEM NAME: CLEVENGER TWO -LOT SUBDIVISION PROJECT NUMBER: 18 -118 TPM /CDP GOAL 7: Development in the community The General Plan identifies that the residential should provide an identity for the City, character of the City shall be substantially single - while maintaining the unique identity of family. The proposed project would result in a two - the individual communities. lot subdivision for single - family residential use, which maintains the existing residential character of the neighborhood and surrounding area. The existing residence on Parcel 1 would remain, and a new residence with a detached garage and accessory unit would be built on Parcel 2. Municipal Code Analysis Below is a table summarizing how the proposed project meets the applicable zoning standards for the RR2 Zone: RR -2 Development Project Proposed Complies? Standards Parcel 1 (East) Parcel 2 (West) Net Lot Area — 21,500 SF 24,782 SF (0.569 ac) 21,524 SF (0.494 ac) Yes ® No ❑ Lot Depth — 150 feet 231 feet 170.04 feet Yes ® No ❑ Lot Width — 100 feet 153 feet 130.00 feet Yes ® No ❑ Front Yard Setback - 30 40 feet -7 7/8 inches 40 feet -3 5/8 inches Yes ® No ❑ feet (Primary structure) 35 feet -2 3/8 inches (Detached garage) Interior Side Yard 11 feet -3 inches 10 feet -4 5/8 inches Yes ® No ❑ Setback - 10 feet (Primary structure) 13 feet -1 1/4 inches (Detached structure) Exterior Side Yard 16 feet - 'pinch n/a Yes ® No ❑ Setback from access easement - 15 feet Rear Yard Setback — 25 138 feet -2 inches 31 feet -1 3/4 inches (Primary Yes ® No ❑ feet structure) n/a (Detached garage) Lot Coverage — 35 13 percent 22.7 percent Yes ® No ❑ percent Floor Area Ratio — n/a n/a n/a Yes ® No ❑ Building Height — 24 feet- 5 '/2 inches 20 feet — 1 3/8 inches (Primary Yes ® No ❑ 22 feet/26 feet for primary structure) structures 17 feet — 9 1/8 inches — Detached structure Parking — Three parking Three enclosed Three enclosed parking spaces Yes ® No ❑ spaces are required for a parking spaces are are provided in the detached single - family residence provided in the garage to the primary single - greater than 2,500 square attached garage to family residence. Since the feet. Two spaces are the primary single- project site is within a one -half 4of18 JUNE 25, 2019 ITEM 4C 4 of 30 ITEM NAME: CLEVENGER TWO -LOT SUBDIVISION PROJECT NUMBER: 18 -118 TPM /CDP RR -2 Development Standards Project Proposed Complies? required within a garage family residence. mile of public transit, and the third space may Government Code Section be in the garage or 65852.2 does not require driveway. parking for an accessory unit. Detached Accessory Structure With the proposed principal single - family residence on Parcel 2, a detached accessory structure consisting of a first -floor garage, and a second -floor accessory unit is proposed as described below: 1. The project proposes a detached garage of 876 square feet, which complies with the Encinitas Municipal Code Section 30.48.040B (Private Garages, Detached). That section limits detached accessory garages to a maximum area of 1,000 square feet or 50 percent of the living area of the principal residence, whichever is less. 2. The project proposes an accessory unit of 876 square feet, which complies with Encinitas Municipal Code Chapter 30.48 (Accessory Uses). That section requires detached accessory units to not exceed 1,200 square feet, or the area of the primary residence, whichever is less. Pursuant to EMC Section 30.16.010E, detached accessory structures shall be at least six feet from the main structure or other structures on the property with eaves not less than four feet from the main structure or other structure. The garages with accessory unit above maintain a 15 -foot separation from the main structure and comply with this standard. Tentative Parcel Map The applicable development standards of the RR -2 zone include a minimum net lot area of 21,500 square feet, and minimum lot dimensions of 100 feet wide and 150 feet deep. The proposed lot areas and dimensions are consistent with these required standards. The applicant submitted letters of service availability from fire, water, sewer and school service providers indicating that all required services are available for the project. All necessary public facilities and services are in place, or can be extended, to serve the project. Allowable Density The RR -2 zoning designation allows for a maximum density of 2.0 dwelling units per net acre. Density is calculated based upon the project's slope adjusted net acreage in accordance to EMC Section 30.16.010.B.2. The slope adjusted net acreage for the site is 54,197 SF (1.244 acres). A 7,889 -SF (0.180 ac) access easement was deducted from the gross acreage to yield the net acreage. Based on the net acreage of 1.244 acre, the subject property allows a maximum density of two units (two dwelling units per net acre x 1.244 net acre = 2.48 units which is rounded down to two units). Therefore, the proposed two -lot subdivision complies with the maximum density requirement of the RR -2 zone. 5of18 JUNE 25, 2019 ITEM 4C 5 of 30 ITEM NAME: CLEVENGER TWO -LOT SUBDIVISION PROJECT NUMBER: 18 -118 TPM /CDP Scenic/Visual Corridor Overlay Zone The project is located within the Scenic /Visual Corridor Overlay (S /VCO) zone. Section 30.34.080 (Scenic /Visual Corridor Overlay) of the Municipal Code provides that for projects within the S /VCO zone, consideration be given to the overall visual impact of the project and conditions or limitation pertaining thereto may be applied to the project. The proposed subdivision will have no significant overall visual impact of the project within the Scenic /View Corridor as described. No special conditions or limitations are necessary to address visual impacts. The proposed residence for Parcel 2 is located approximately 250 feet from the freeway. Because of topography and intervening development, the project site is not visible from the freeway. The project site is approximately 80 feet above the freeway travel lanes. As described above, the project complies with the residential height standard for single - family homes that is typical of homes in the vicinity. Therefore, being unseen from the freeway and complying with the standard height limit of the underlying zone, there would be no significant overall visual impact from the project within the Scenic /Visual Corridor Overlay Zone and no special conditions or limitations are necessary to address visual impacts. Cultural /Natural Resources Overlay Zone The project is located within the Cultural /Natural Resources (C /NR) Overlay Zone. EMC Section 30.34.050 (Cultural /Natural Resources Overlay Zone) provides that for projects within the C /NR zone, that a site - specific analysis of a parcel of land indicate the presence of important man -made cultural and historic resources, and ecologically sensitive plant and animal habitats. The project site has historically included a single - family structure on Parcel 1 with a large yard covering the entire project site encompassing both proposed lots. The proposed single - family residence for Parcel 2 is infill development of a vacant lot surrounded by existing single - family residences. Therefore, no man -made cultural and historic resources, and ecologically sensitive plant and animal habitats exist onsite. Design Review Exemption Pursuant to Section 23.08.030B7 of the Municipal Code, the applicant is proposing the residence on Parcel 2 as a custom single - family home with a dissimilar building footprint, orientation, elevations, and architectural features from surrounding residential units. Therefore, the design of this home is exempt from Design Review pursuant to Section 23.08.030B7 of the municipal code. Local Coastal Program Consistency The project site is located in the the Coastal Zone and requires approval of a Coastal Development Permit. Adherence to the development standards of the RR -2 Zone provided in the Encinitas Municipal Code and the goals and policies of the General Plan ensure consistency with the City's adopted Local Coastal Program. 6of18 JUNE 25, 2019 ITEM 4C 6 of 30 ITEM NAME: CLEVENGER TWO -LOT SUBDIVISION PROJECT NUMBER: 18 -118 TPM /CDP PUBLIC NOTICE AND PARTICIPATION Citizen Participation Program The applicant submitted a Citizen's Participation Program (CPP) in accordance with EMC Section 23.06 (Citizen Participation Plans). All owners and tenants within 500 feet of the project site were mailed a newsletter to collect comments by December 27, 2018, which allowed for a two -week comment period. A final CPP report was approved by the City on February 21, 2019. No comments were received. Public Notice The Notice of Pending Action on the Tentative Parcel Map and Coastal Development Permit was mailed June 13, 2019, to all property owners and occupants within 500 feet of the project site and to anyone who requested such notice in writing in compliance with Encinitas Municipal Code Sections 30.01.070 and 30.80.080, as applicable. Additionally, as a courtesy, the notice was posted at City Hall and on the Development Services Department's Internet site under "Public Notices" and via e- Project Source. ENVIRONMENTAL CONSIDERATIONS The project is a two -lot subdivision with the construction of a single - family residence and a detached accessory structure. The project has been determined to be exempt from environmental review pursuant to California Environmental Quality Act (CEQA) Guidelines Sections 15303(a), 15303(e), and 15315 listed below: 1. Section 15303(a) exempts the construction of a single - family residence. 2. Section 15303(e) exempts the construction of an accessory structure including garages and accessory units. 3. Section 15315 exempts the division of property in urbanized areas zoned for residential uses, when: 1) the subdivision is creating four or fewer parcels; 2) the division is in conformance with the General Plan and zoning; 3) no variances or exceptions are required; 4) all services and access to the proposed parcels to local standards are available; 5) the parcel was not involved in a division of a larger parcel within the previous 2 years; and 6) the parcel does not have an average slope greater than 20 percent. The project meets this exemption since the property is residentially zoned, is in conformance with the General Plan and zoning, no variances or exceptions are needed, all services and utilities are available to serve the site, the parcel was not involved in a division of a larger parcel within two years, and the average lot slope is less than 20 percent. The project meets the criteria of the guidelines sections. No historic resources are affected by the subdivision and construction proposed with the project. None of the exceptions in Section 15300.2 exists. 7of18 JUNE 25, 2019 ITEM 4C 7 of 30 ITEM NAME: CLEVENGER TWO -LOT SUBDIVISION PROJECT NUMBER: 18 -118 TPM /CDP DISCUSSION The project is consistent with the RR -2 zoning standards for lot size, lot width, lot depth and allowable density. The proposed project meets all applicable zoning requirements and development standards as outlined in the Encinitas Municipal Code for projects located in the RR -2 zone. Public improvements and utility services are available to serve the site. FINDINGS Based on the findings for a Tentative Parcel Map as per Section 66474 of the California Government Code and the aforementioned analysis, the Development Services Department has made the following findings to support the approval, with conditions: Findings for Tentative Map Explanation of Finding a. That the proposed map is not The proposed subdivision is consistent with all consistent with applicable general and goals and policies of the General Plan. The specific plans as specified in Section project site is not located within a specific plan 65451 of the Subdivision Map Act. and meets the applicable RR -2 zoning standards for the minimum net lot area, minimum lot width, minimum lot depth, and allowable density. b. That the design or improvement of the As conditioned, the project design and proposed subdivision is not consistent improvements are consistent with applicable with applicable general and specific goals and policies of the General Plan. The plans. project is not within a specific plan area. c. That the site is not physically suitable The project site is physically suitable for the for the proposed type of development. proposed two -lot subdivision. The proposed subdivision is consistent with the RR -2 zoning standards for minimum lot area, minimum lot depth, and minimum lot width. Additionally, all necessary public facilities and services are in place, or conditioned to be extended, to serve the project. d. That the design of the subdivision or The proposed subdivision is located in an the proposed improvements are likely 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 injure fish or wildlife or their habitat. damage or substantially or avoidably injure fish, wildlife, or their habitat. The project has been determined to be exempt from further environmental review pursuant to CEQA Guidelines Sections 15303(a), 15303(e), and 15315. 8of18 JUNE 25, 2019 ITEM 4C 8 of 30 ITEM NAME: CLEVENGER TWO -LOT SUBDIVISION PROJECT NUMBER: 18 -118 TPM /CDP Findings for Tentative Map Explanation of Finding e. That the design of the subdivision or All necessary public facilities and services are the type of improvements is likely to in place, or can be extended, to serve the cause serious public health problems. project. The applicant has submitted letters of service availability 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(a), 15303(e), and 15315. f. That the design of the subdivision or All easements of record identified in the the type of improvements will conflict preliminary title report for the subject property with easements, acquired by the public are shown on the proposed tentative parcel at large, for access through or use of, map. No conflicts with easements of record property within the proposed have been identified. 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. 9of18 JUNE 25, 2019 ITEM 4C 9 of 30 ITEM NAME: CLEVENGER TWO -LOT SUBDIVISION PROJECT NUMBER: 18 -118 TPM /CDP Based on the findings for a Coastal Development Permit as per Encinitas Municipal Code Section 30.80.090 and the aforementioned analysis, the Development Services Department has made the following findings to support the approval, with conditions: Finding for a Coastal Development Permit Explanation of Finding 1. The project is consistent with the certified The proposed subdivision complies with all Local Coastal Program of the City of applicable development standards of the RR -2 Encinitas; and zone related to setbacks, lot coverage, minimum net lot area, minimum lot depth, minimum lot width and density. The project is consistent with all goals and policies of the City's certified Local Coastal Program including the General Plan and development standards of the Municipal Code. 2. The proposed development conforms with No potentially significant adverse impacts to Public Resources Code Section 21000 and the environment would result from the project following (CEQA) in that there are no and the project is exempt from environmental feasible mitigation measures or feasible review. alternatives available which would substantially lessen any significant adverse impact that the activity may have on the environment; and 3. For projects involving development The project site is located on Wood Drive, between the sea or other body of water which is not located between the sea and the and the nearest public road, approval shall nearest public road. Therefore, Section 30200 include a specific finding that such et. seq. of the Coastal Act does not apply. development is in conformity with the public access and public recreation policies of Section 30200 et. seq. of the Coastal Act. CONCLUSION The Development Services Department determined the Tentative Parcel Map and Coastal Development Permit application to be consistent with the City's certified Local Coastal Program, including all applicable policies of the General Plan and provisions of the Municipal Code because the proposed subdivision is consistent with the General Plan designation and all applicable development standards for the RR -2 zone are met. CONDITIONS OF APPROVAL SC1 SPECIFIC CONDITIONS: SC4 Approval of the Tentative Parcel Map and all associated permits will expire on June 25, 2021 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. 10 of 18 JUNE 25, 2019 ITEM 4C 10 of 30 ITEM NAME: CLEVENGER TWO -LOT SUBDIVISION PROJECT NUMBER: 18 -118 TPM /CDP SC6 This project is conditionally approved as set forth on the application and project drawings stamped received by the City on May 21, 2019, consisting of 12 sheets including Site Plan /Title Sheet (Sheet A0.00), Existing Site Conditions (A0.15), Proposed Site Plan (A0.16), Tentative Parcel Map /Grading (C1.01 and C1.02), Floor Plans (A1.11 and A1.12), Roof Plan (A1.13), Elevations (A2.01 through A2.03), and Sections (A3.01), all designated as approved by the Development Services Director on June 25, 2019, and shall not be altered without express authorization by the Development Services Department. SCB The following engineering conditions shall be completed and /or fulfilled to the satisfaction of the Development Services Department: 1. The existing overhead services shall be constructed underground prior to recordation of the parcel map. 2. 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 surface is less than 10,000 square feet. A signed and stamped inspection report shall be provided to the Engineering field inspector. If 10,000 square feet or more of impervious surface is created, the project shall be considered a Priority Development Project for purposes of storm water quality treatment and shall fully comply with the provisions of the NPDES MS4 permit and the City of Encinitas BMP Design Manual. 3. Regardless of the project being a priority storm water project or not, cross lot drainage exists on the site. BMP facilities shall be designed at a minimum to the lower flow threshold of 0.5Q2. 4. The owner of the project site shall execute a hold harmless covenant regarding drainage across the adjacent property prior to approval of the grading permit. 5. The project lies within the Leucadia Wastewater District (LWD). Project plans shall be submitted to LWD for requirements and processed to approval prior to issuance of grading permit and /or recordation of parcel map. 6. Each parcel shall connect to sanitary sewer. Parcel 2 appears to need a pump or obtain a private sewer easement over the property to the west to connect to the main in Piraeus Street. 7. The existing survey monuments shall be referenced on the tentative parcel map and shall be protected in- place. If any monument is disturbed or destroyed, it shall be replaced by a licensed land surveyor per the Parcel Map prior to release of securities. SCC The following conditions shall be completed and /or fulfilled to the satisfaction of the Encinitas Fire Department: Road improvement from completed prior to Parcel feet in width. cul -de -sac to front of lot line of 710 Wood Drive shall be Map recordation. Access road shall be a minimum of 24 11 of 18 JUNE 25, 2019 ITEM 4C 11 of 30 ITEM NAME: CLEVENGER TWO -LOT SUBDIVISION PROJECT NUMBER: 18 -118 TPM /CDP 2. Emergency ingress /egress easement to new lot shall be required prior to Parcel Map recordation. SCD The following conditions shall be completed and /or fulfilled to the satisfaction of the San Dieguito Water District: 1. The subject property is currently being served by one two -inch water meter. Upon development, each parcel shall be individually metered. The owner may downsize the existing meters and apply capacity credit toward the installation of new meters. 2. The developer shall install the water system according to SDWD standards. 3. All water meters shall be located in front of the parcel they are serving and outside of any existing or proposed travel way. Cost of relocation is the responsibility of the developer. A minimum additional five feet from the outside of the edge of pavement or behind the curb for district facilities on the proposed private streets shall be dedicated to the City. Appurtenances are prohibited in roadside ditches. 4. The developer shall show all existing and proposed water facilities on improvement and /or grading plans for SDWD Approval. 5. The developer shall comply with the SDWD's fees, charges, rules and regulations. G1 STANDARD CONDITIONS: CONTACT THE DEVELOPMENT SERVICES 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 recordation of the final parcel map /issuance of 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. 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 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 recordation of the final parcel map /issuance of 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. 12 of 18 JUNE 25, 2019 ITEM 4C 12 of 30 ITEM NAME: CLEVENGER TWO -LOT SUBDIVISION PROJECT NUMBER: 18 -118 TPM /CDP 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 '/2 inches x 11 inches) 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. 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 Final 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. 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. 13 of 18 JUNE 25, 2019 ITEM 4C 13 of 30 ITEM NAME: CLEVENGER TWO -LOT SUBDIVISION PROJECT NUMBER: 18 -118 TPM /CDP 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. B1 BUILDING CONDITION(S): CONTACT THE DEVELOPMENT SERVICES DEPARTMENT REGARDING COMPLIANCE WITH THE FOLLOWING CONDITION(S): B2R The applicant shall submit a complete set of construction plans to the Development Services Department for building permit plancheck processing. The submittal shall include a Soils /Geotechnical Report, structural calculations, and State Energy compliance documentation (Title 24). Construction plans shall include a site plan, a foundation plan, floor and roof framing plans, floor plan(s), section details, exterior elevations, and materials specifications. Submitted plans must show compliance with the latest adopted editions of the California Building Code (The Uniform Building Code with California Amendments, the California Mechanical, Electrical and Plumbing Codes). These comments are preliminary only. A comprehensive plancheck will be completed prior to permit issuance and additional technical code requirements may be identified and changes to the originally submitted plans may be required. F1 FIRE CONDITIONS: CONTACT THE 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. F4 DEAD ENDS: All dead -end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. A cul -de -sac shall be provided in residential areas where the access roadway serves more than four (4) structures. The minimum unobstructed paved radius width for a cul -de -sac shall be 36 feet in residential areas with no parking. F5 GRADE: The gradient for a fire apparatus access roadway shall not exceed 20 percent. Grades exceeding 15.0 percent (incline or decline) shall not be permitted without mitigation. Minimal mitigation shall be a surface of Portland cement concrete, with a deep broom finish perpendicular to the entire direction of travel. Additional mitigation measures may be required where deemed appropriate. The angle of departure and 14 of 18 JUNE 25, 2019 ITEM 4C 14 of 30 ITEM NAME: CLEVENGER TWO -LOT SUBDIVISION PROJECT NUMBER: 18 -118 TPM /CDP angle of approach of a fire access roadway shall not exceed seven degrees (12 percent). F6 GATES: All gates or other structures or devices, which could obstruct fire access roadways or otherwise hinder emergency operations, are prohibited unless they meet standards approved by the Fire Department. An approved emergency key- operated switch and /or an approved emergency traffic control- activating strobe light sensor shall be installed per Encinitas Fire Department standards. F8 CONSTRUCTION MATERIALS: Prior to delivery of combustible building construction materials to the project site all of the following conditions shall be completed to the satisfaction of the Fire Department: 1. All wet and dry utilities shall be installed and approved by the appropriate inspecting department or agency; and 2. As a minimum the first lift of asphalt paving shall be in place to provide a permanent all weather surface for emergency vehicles; and 3. Water supply for fire protection (fire hydrants and standpipes) shall be installed, in service and accepted by the Fire Department and applicable water district. 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. F11 FIRE HYDRANTS AND FIRE FLOWS: The applicant shall provide fire hydrants of a type, number, and location satisfactory to the Encinitas Fire Department. A letter from the water agency serving the area shall be provided that states the required fire flow is available. Fire hydrants shall be of a bronze type. Multi- family residential or industrial fire hydrants shall have two (2) four -inch and two (2) 2 '/2 -inch NST outlets. Residential fire hydrants shall have one (1) four -inch NST outlet, and one (1) 2'/2 -inch NST outlets. F13 ADDRESS NUMBERS: Approved numbers and /or addresses shall be placed on all new and existing buildings and at appropriate additional locations as to be plainly visible and legible from the street or roadway fronting the property from either direction of approach. Said numbers shall contrast with their background, and shall meet the following minimum standards as to size: four inches high with a half ('/2)- inch stroke width for residential buildings, eight inches high with a half ('/2) -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. F14 ADDRESS NUMBERS FOR STRUCTURES LOCATED OFF ROADWAY: Where structures are located off a roadway on long easements /driveways, a monument marker shall be placed at the entrance where the easement /driveway intersects the main roadway. Permanent address numbers with height conforming to Fire Department standards shall be affixed to this marker. 15 of 18 JUNE 25, 2019 ITEM 4C 15 of 30 ITEM NAME: CLEVENGER TWO -LOT SUBDIVISION PROJECT NUMBER: 18 -118 TPM /CDP 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. F18 CLASS "A" ROOF: All structures shall be provided with a Class "A" Roof covering to the satisfaction of the Encinitas Fire Department. E1 ENGINEERING CONDITIONS: CONTACT THE DEVELOPMENT SERVICES DEPARTMENT REGARDING COMPLIANCE WITH THE FOLLOWING CONDITION(S): E2 All City Codes, regulations, and policies in effect at the time of building /grading permit issuance shall apply. E3 All drawings submitted for Engineering permits are required to reference the 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 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 Development 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. 16 of 18 JUNE 25, 2019 ITEM 4C 16 of 30 ITEM NAME: CLEVENGER TWO -LOT SUBDIVISION PROJECT NUMBER: 18 -118 TPM /CDP 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. ED5 The owner shall pay the current local drainage area fee prior to issuance of the building permit for this project or shall construct drainage systems in conformance with the Master Drainage Plan and City of Encinitas Standards as required by the Development Services Director. ED6 The owner of the subject property shall execute a hold harmless covenant regarding drainage across the adjacent property prior to approval of the any grading or building permit for this project. ES1 Street Conditions ES4 Reciprocal access and /or maintenance agreements shall be provided ensuring access to all parcels over private roads, drives or parking areas and maintenance thereof to the satisfaction of the Development Services Director. 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 EU2 The owner shall comply with all the rules, regulations, and design requirements of the respective utility agencies regarding services to the project. EU3 The owner shall be responsible for coordination with S.D.G. & E., AT &T, and other applicable authorities. 17 of 18 JUNE 25, 2019 ITEM 4C 17 of 30 ITEM NAME: CLEVENGER TWO -LOT SUBDIVISION PROJECT NUMBER: 18 -118 TPM /CDP EU4 All proposed utilities within the project shall be installed underground including existing utilities unless exempt by the Municipal Code. 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. DISCLOSURES This notice constitutes a decision of the Development Services Department only for the discretionary entitlement. Additional permits, such as Building and Grading Permits, may be required by the Development Services Department or other City Departments. It is the property owner's and applicant's responsibility to obtain all necessary permits required for the type of project proposed. In accordance with the provisions of Municipal Code Section 1.12, the decision of the Development Services Department may be appealed to the City Council within 10 calendar days of the date of this determination. The appeal must be filed, accompanied by a $300 filing fee, prior to 5:00 p.m. on the 10th calendar day following the date of this Notice of Decision. Any filing of an appeal will suspend this action as well as any processing of permits in reliance thereon in accordance with Encinitas Municipal Code Section 1.12.020(D)(1) until such time as an action is taken on the appeal. The action of the Development Services Department may not be appealed to the Coastal Commission. SIGNATURE Roy Sapa'u City Planner 18 of 18 JUNE 25, 2019 ITEM 4C 18 of 30 OVERVIEW SITE PLAN SHEET INDEX PROJECT DATA 1" :30'-0" X TI PUBJECT NAME A�!� EN Bi STE IINXITIN ED SITE IYAN WOOD LIT I ai I HE 11 PROJECTANDRESS T1 I� �� Ell. A 111111E 7 R DR VE A! F ED � L.. E1101WOTOA aszoza 1 7101 G RACAl, 1 A� PROPOSED ROO1 STAN HOULAREA A AS 01 SECTIONS STORE DISCRETIONARY PERMIT REFURED I'D _118 `lP.GCDP PTE'RIVID7APPRONAL t a A SETBACKS ROUIRED EXISENG ON LOT 1 PROPOSED HOME PROPOSED GARAGE ENER Y NOTES: 101 EnAR, ETIen, F, SOL I IRONTYARD 10 1 'Ieo,F `,eo`,2umRee,'� CONSTRUCHON -PE LAND USE GO 0 CC COIR - CIIR To— -11 Me —le �F 11EV FEE Ue,,� I­eDo,Av,A, I—I G-11 He 10, ZONING NUMBER OF STOURES STREETHI BE YARD 10 1 MIA 11 1 MIA F I CENIMAX �O �O SO AL GO RRIDO R ED 0 1 ONIGE D 01 ME To, 111- He A, le.e CIATIA-MATIRAL RESOURCES Lu SITE NOTES: SC§PE LOT 2 .11UPAN-1-11: MAXTURDINGTHUSUR FEE O A z IN I NOT TO BE PAVED 0 R ALTERED =AND RETTYENTONT FEE FEET C1 2 GENERAL PLAIN DESIGNATION: GONIERNING CONES Lu < 2 E F TE STAN AD 1 , FOR B TE D. D RETENT 0 1 RURAL RESIDENTIAL D RETENT ON BE D RETENT ON A111 CAUT TO UNDERGROUND EXISTING OVERHEAD UTILITY BERVI CE I USE C) AND REFOXHO D FINE SPRINKLERS 2 AEEEGXRBT HO FEINEFLANN N.GACAOE PC TORE B L, SIDEYARDS HAVE A AX IT OF FROUTYLARD AXED ATINCTITERSAI-RENCY) EX010NED YOUR ES BE —1. SAN DIAGNTOWATER DISTRICT UJ Lu SE NOTE: EASEMENTS DEFERRED SUBMITTAL FIRE NOTES: U.711: WATE=DIBTRICT ENC I TAS F RE I A 1 OWNER '-" R OV=V` RHODE ND"ENT REVIEARR AYLONG TIE PROPERTY FRO PLACE TO I NCLIDE PURPOSE REFERTOCIVIL FIRE FIRINGLER SYSTEM S.­ An aUom.,, HA EIFEIVE— SCROOL: F CINITAS INIO I ELE. ENTARY n DIG OTIG R MY OF RA I E I E A A AC TA CILOOL DIETRI IT C, 2 AMC PUBLIC I I PROVEN ANTS I DOWN NG SAVE. ENT CURB GITTER AND SIDEWALK THAT ARE DA.AG ED DURING RECORDED REFER TO ASI L C.— 1, 1XuvnVIeom-ne1n'o," Ile HIGH SCHOOL: SAN DIAGNTO UNION LIGI CON R I ILL BE RE VED AND DELTA ED OR RE A RED AT FA I I OF THE ANG NE=TG DEPT , 'T 'CTO FDA NO I ` To THE ` ` DO F. L.R Wle 'WIgeIles'sue�D1 eesu�npGeppo 'I ule,.pe,,�eesl F RFACEWAT ED WILL GRAIN AWAY FROM F , ILL NG THE I GO DEENA LL FA LL A I I OF A W FLY THE F 10 AFFECTS REFER TO CIVIL SCILOOLDISTRICT 0 "o SECTION R101 A ' EMPRE AT RED T URF OR TV MY SCAPED AREAS WIT" ADEQITE GROUNDCO A EFE DTO STO AT IA,en1o,GemeIN pe,sonnel CFC BE 'T I ANAGE I TREAT ALL RUNO ENT PRACTI CE , 0 R F ME F)ENALLEEDEFIGNED CONSTR TO R E A B o 0 on E) FF FROM TIE PC 'BOBBY "A RDICAP E DRIVEWAYS SO ECRUNG PA 1111 F ORA OTHER TOV. on �2 Amee= se,Cle unleRMHUD -11 Del-lel PROJECT TEAM IMPERVIOUSAREAS ALLAREASMUSTELOPE TOWARD TIE TUB MY 'EATA NDE BE SO P AREA TI, OF m.MIGMI ...I C—D, nd IA sp,n1e, pl— A mn,mum 1 B IN 1111 N —0 AN ADES TE SO P AS d p ­ N b..Id.— I I BUD I UNAP NGI- DEMOLITION NOTES: LOT AREA ANALYSIS AUTO TIC FIRE He IA sppnZ, Aem,s,e,u,,eD p,o, SPRIN ER SYSTEM IGme UspeD,on on, Le 1 -11 Me LeAel 1 PRE DEN 0 ITIO I INSPECTIO I A PRE DEN 0 H TON I B PECTONMUSTE MAP TOTAL HE IGNER MADE BEFORE ANY WORD IS STARTEDTODETERM NETENEEDFOR PROTECT ON OF PEDESTRANS PUBLICPROPERTY ANDPUSICYLITTIE F GRO BE A CREAGE aa2bEQIRE ET CRE ANA, To MAT I E ` DE�UGT LOP RIGII '='TPE I T, SE STDO TFUNE 24 DEF NED By THE CAL Fo PC A F META CREAGE LA RE �E EST NG CODE EXCEPT 0 1 F THE D TAN E ACRE BHA BE META LED E I R AS F A 'U TV HT B I 11D THE MOB CURRENT EDITIO I F—L BE USED I THE FRO I TIE BUILDING TO ANY PUSIT R I OF WAY GREATER THAN TH E BY N Cl. HAS 101 SHIA F HE I UY OF THE FU ILL NG 8 8 RE RE ARCEL I SIZE I N11TA FI A G2- NOPREDEMOLTON I PECTON AT P I ` I PO'CIE' DETALED'PRNLER CALL(, 1711 PLANE BHA 1 F PLANE BHA OR FIELD I , PECT ON AFTER THE PERM T HAI BEEN OR 088 12 �11 FQ.RE FEET 0 710 ACRE p TV ME F NA F F SO FTED TO THE F RE PREVENT 0 1 p UR LEASEDANDEEF RE FUREA—APP VEDPRIORTO IN 1 0 WORCHABBEGUN EASEMENT THROUGH PARCEL 1 �4'11QFAREFEEEET ONGOACREE UST BE BY A C1 6 L=T ONRIPLAZ I 2 p EDE ST RAN p R OTE IT ON PROTECT ON FOR PEDESTRIANS MAYBE I ET NETALL"T 0 REQ U RED BEF 0 RE BE MOLT 0 1 BEG ME REFER TO I TY OF IAN DIEGO, CONTRACTOR ENGINEER GEOTECH ENGINEER NFOR I ATIO I B ULLET N710 TABLE"A CALL(61, 446 5150FOR PARCELS B—Allo no BE AID I EUnR, INFORMATION NETSGROB B 21 524F—REFEET 0 ACRE AssoY �Al PX,e` Enblee, B BASIC LARET F U TER MEE NOT FEA 21N2G1 IN GO GROUP ALDREm`ARDFEEMRLTGNuE.�` WHENiALSYCLIDUR SMUST BE LOT 1 ­OCATE' TRANSPORTED TO THE LANDFILL INA LAWFUL MANNER TO AN APPROVED ON G5G 25G G2121 FnM,�n7oso2CA G206G LANDF LL 27 12 760 F Ap, CABLE) MUST BE CAPPED ON LOT COSEGASE F LOOK AGEA GATIO HADI 4 8 EWER CAPE SEWER CA BE (I Fol—Be- A 2075 PC VALE PROPERYYWTLN5FEETOFTHEPROPERYYLNE ANAPPROV NO VICINI Y MAP PERSPECTIVE VIEW I ` ENERAL CONTRACTOR NO HUB CLAMP TYPE COUPING WITH CAP OR OTHER APPROVED DEV CE F NET LOT AREA pls—bnee T p —'R ABLE CALL (GS­1 7111 Fo LOWABLE �46MSTFF(151) BX- BUbe, REQU RED CONCRETE FILL IS NOT AGO PTABLE CALL (GS) ­ 7111 Fo AT z FEWER CAP NEPECT ON 1650 N Co. HAS 101 SHIA B 5 FMNSNPWCTENN �OLLLTNOSNPEICCOOMNPSITVICAELSL(G G) - 7111 FOR A F1 AL EXISTING 1 22G BF N 1A) I En,lel LE 7GS E1nNV'7s4,C1AO 12024 t ME 0 IT DEN E BEER EXPLY BE 6 1 COASTALLANDSOLYTIONE INC RE MOV EDFRO I T HE ` TE =AT Go OUND RE `D'AO NNAGUAGE 0 577 PeCon, FUee, RE TODAY To PUBLIC PROBE THE L B EVE L AD =D AN LL FLY MUST BE CORRECTED 0 LOT 2 T TEEL. AND LOT CO— F LOOK AREA DO NAO .-HISE N . . . . . NET LOT AREA ATISFF15 A) NO ALLOWABLE of PROPOSED 4 .6 BF (12] %) -.")TREERY CEATENEN.T A REGISTERED BILLS ENGINEER OR GEOLOGIST NPE BEEN OR WILL BE RETAINED TO SUPERSIBE OVER AO.00 ALL GRAD NG ACTIVITY AND ADVISE ON THE COMPACTION AND STABILITY OF THE SITE F GRE D SUN. P,nUAAD TU N—e as I Appe— on THIe, ATE 1121201 G G 5��CGA�Mb _ _— f_i__— __— __— __— __— __— __�_1 —__ "s '� p - - -� 166 58', ,` _ O\i - - - - -- - ----- - - - - -- ----- - - - - -- - - - - - -- - -- - 1 EXISTING SITE LOT SLOPE CALCULATION (2-11-1) - ,21 16 I3 „?3,.,00 -6z� I,z,oiasassix,00 =a s� AVERAGE: 17.213 = 5.73 190 76' 1 I I 1 I 1 I I � —mom I I I W Z W 0 W 0 0 0 9i U W 0 0 0 r AID. 15 � / 1 i 1168.83' !!1 j -- 172 40' —'' O\i - - - - -- - ----- - - - - -- ----- - - - - -- - - - - - -- - -- - 1 EXISTING SITE LOT SLOPE CALCULATION (2-11-1) - ,21 16 I3 „?3,.,00 -6z� I,z,oiasassix,00 =a s� AVERAGE: 17.213 = 5.73 190 76' 1 I I 1 I 1 I I � —mom I I I W Z W 0 W 0 0 0 9i U W 0 0 0 r AID. 15 1 PROPOSED OVERALL SITE PLAN v,x , o m mamroxeura w�wc w sec ,� =,].o x xeeue,m,zme�ifJr�'' wca 1 �sNK r � I — — IIII �b,xf »s I I a D Da LOT2 � I E I 1 D D, 1 TU s I o3 .au I I 0 ° m mf ,G 11 cis lE TT sn4. \`a• FS o s»4] asxnas Mn , ,�.. F FS1ma. l anven T n] � lax r TO PE AD ERRRO1NDED I sac_ gym,." - racvosEO a nuom -77r,1`7 'M Tw LOT $ETEJ & FIl— vsf J E,.. ��< PEWEI LINE _b b o .m sb nn� SEA S,ny c�mN b cc mn -- - - -.- —T -- d - RS. �E'a�6 b Ea'nxo onrmrr © Tve ET A 195;x: x how 5AS E SRO �o , E $ , — - - - - - - k NA -E =-- t - - - - -T __ 11 ® - I �ovaoe I � �= HH�H�HHFIHFHHFHFHHH� __ —_— IIIIIIIIIIIII I =— IIIIIIIIIIIIIII11F1IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII�IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII III III = IIII V = = =IIII V III = III = III III = III III _ _ _ _ _ _ _ _ _ _ _III III III III VIII VIII =IIII VIII � VIII (IIII III V IIII III VIII I IIII 111111 1111111'. IIII= ���� =�L.. 2 V5.SITE SECTION.1 a KEYNOTES 5 - 5 LOT 2 SITE NOTES SLOPE ANALYSIS TABLE NEW I ArwNNIMPERnnEAR�PAAER� 1oao.��SE. T- NET LOT AREA 21 'F` . NOT - aA,9,5A�owAR� scsN, T I ITILITIEP TO PE UNDER GROUNDED PROPOSES. sEa1]�, - OUNDE ET�NSSAERDEAS RE AVE GLRAR�NG PIN PINNING CAPE AND REPOINOD ra MI AVERAGE: 17.213 =5.73% �s wiaNSPA N T oSERONVaw max ie4 O No ON SITE TRAILER PROPOSED RA UN O Z W D W W 0 C, 0 oo oo r AID. 16 112D211 11121 UG A. TENTATIVE PARCEL MAP 71n 1AInnn hp/i/F SITE PLAN SHEET I OF 2 PASCO LARET SUITER I C I AT E.1 ✓w 41, � iw au. a�w,s nPOreoro 4�� L �/e rc� E'lid - a. �������•������ eroeEremriomaaea oerna 00 SHEET2OF2 � of e e -e - -- — - -1 -- -- — — - - -\ Mb A w I - -- m I / 1 / 1 o� 1 I I , NIII�IIIIIIjIII I 111, 1 PRO POSED LEVEL 1 —FLOOR PLAN e KEYNOTES i ab � 81� -- ___ - -- I I � 1 I n ■ 'i 0 1 El , N ' 1 j , 1 1 WALL TYPE LEGEND 0 ® E�.ER�oRwA� w000��oo�No NOTES M. UN O Z W o B W W D O0 O O � r A1.11 170106 FLOOR PLAN - LEVEL 2 (ADU) LU O ZO W < C) W o o 170106 2 TYP. WINDOW ASSEMBLY P 11111EDFL11111N 1112 -10 LEIEL2 ADI s ... ...... A1.12 112�1201 � � 1�l -- — , IF ------ Ll EM � � I I < I / I 1 E I I I i ---------- _- ------------------ _ —_ _ - - -_ -- ____ - -__ -- — 1 PROPOSED ROOF PLAN �l ll KEYNOTES ROOFING NOTES STANDINC—CAMETAT ROOF MANUFACTURER CUSTOM B LT METALS PANELS C "'o OR SIT 1750 F RE RES STANCE ROOF PROTECTION FRERESSTANCERAFNA ASTME, ® ILL ,s0) CLASS A UN O Z N O ''0 U V! � LNu W LPL m 0 C, O' 0 O r WALL TYPE LEGEND NOTES ALL DIMENIII ® =�RRwREE wRROEIOOINO Exhaioawousu_E. aommE ERRERSEORRRFELAN A1.13 170106 - - - - - - - - - - - - - - - - - - ------ - - - - -- 1 ELEVATION EAST (FRONT) ll� 1 0 Lu O Zrn - ------- ---- - -- - --- --- - --- Lu < ---- ---- -- -- --- --- ----- --- --- -- -- ---- -- ---- - --- cn Lu w OT�2 LE EE 0 o 2 ELEVATION -SOUTH (SIDE) 11-10 KEYNOTES NOTES 1 —1-11-11111E .11 H.L. 111. U, 170106 ALL WALLS SHA LL H­ I INSU LAT" N ALL 'L"AS SHALL H­ I A INSUL AT 16, -LIN-01 SHALL H­ I A INSULATION. 6 1� Fll. lElL TI IN- 11-1111 N ELEIALL- N . . . . . A2.01 1M1201 � � 1�l - - - - - - - - - - - - - - - - ----------------------- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- 170106 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ------ --------- - --------- -- ------------ 1 ELEVATION -WEST (BACK) 111-10 Lu O ZO - - - - - - - - - _------ - - - - -- - - - Lu < C) --- — ----- ------------ Lu ILL, ­TT . E — - — 0� o VlE7L LEl 1'1� o o - O - -------------- 2 ELEVATION - NORTH (SIDE) 111-10 KEYNOTES NOTES 6 �T­ 111. IEILTI 1ILL11 I ALL WALLS SHA LL H­ I INSU LATION ALL 'L"AS SHALL H­ I A, INSULATIo, SHALL H­ T A INSULATION. ELEVATI- N ..... A2.02 112�1201 � � I�Ll lel'.ASSP - — KEYNOTES TEl A�AIEL _E lE­EllLLElT­AlEA !!t! III ®== ,��1, - -- ��n��Ia 1 GARAGE ELEVATION -SOUTH 2 GARAGE ELEVATION -EAST IFF.-I 3 GARAGE ELEVATION -WEST NOTES ALL WALLS SHA LL H­ " I INSU LAT" N ALL 'L"AS SHALL H­ I A INSULAT 16, -LINGIR001 SHALL H­ I A INSULATION. Lu L) Z Lu Lu 0 0 9i LLJ cl 0 0 A2.03 170106 — — — — — — — — — — — — — — — — — — — — — — I — NRIO W N, .U.D� 0 .1 Nlc� 1 SECTION 1 El 0 LU z EVEY FF 47 — — — — — — AR I — — — — — — — — — — — — — — — — — — — — — — — — — — — — III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III II ''^^ W 2 SECTION 2 M - 1 1 c, 0 'o o u E FT, e-L7,VELl I 711 v 11-111-111-111-111-111-111— — — — 7� t�5� m�—m - i ffil IN ffil 51 IN ffil 5 170106 3 SECTION 3 KEYNOTES WALLLEGEND NOTES O ....... =SA .... .... ... --STELIT_ E—RIOR E::= EXTEIII—Al wood cuoowo A3.01