2021-33 - EGDocuSign Envelope ID: D42979A2-2F5E-4A09-965F-AC9AD43CA26F
E n%initas Development NOTICE OF DECISION
Services Department
rFvEi_OPMENTEEEwri..s iDEPAial MEN'r
Project Name:
Scipione Single-family residence
Request:
Construct a new single-family residence with basement
Discretionary Actions:
Coastal Development Permit (CDP)
CEQA Determination:
Exempt
DECISION:
APPROVED
Project Number:
CDP-004058-2020
DSD Number:
2021-33
Location:
1318 Belleview Avenue
Community:
Cardiff -by -the -Sea
APN:
260-051-18-00
Applicant:
Scipione Family Trust
Representative:
Mike Lloyd, Lloyd & Associates
Project Planner:
Todd Mierau, Associate Planner :
Decision Date:
August 11, 2022
Report Approval:
® Anna Colamussi, Planning Manager
® Andrew Maynard, Senior Planner
PROJECT DESCRIPTION
The applicant is requesting a Coastal Development Permit (CDP) to construct a 3,100 square foot
home with a 595-square foot attached garage and a 776.3-square foot basement.
PROJECT ANALYSIS
Background
The previous home was demolished by separate Coastal Development Permit (Case No. 003708-
2020). This CDP demolished a 3,537-square foot residence which had direct access onto
Belleview Avenue via a driveway. According to the Residential Building Record provided by the
DocuSign Envelope ID: D42979A2-2F5E-4A09-965F-AC9AD43CA26F
ITEM NAME: SCIPIONE RESIDENCE
PROJECT NUMBER: CDP-004058-2020
AUGUST 11, 2022
San Diego County Assessor, the original home was built around the 1950s, with a remodel and
expansion in the 1970s, all prior to City incorporation. The lot is part of Map No. 3491, filed under
the County of San Diego, recorded on August 22, 1956. Review of City records indicate Building
Permit No. 19-2890 was issued to demolish an existing swimming pool, which received final
inspection on December 30, 2019. This work has been done consistent with CDP-003708-2020.
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
Residential 5 R-5
Specific Plan
None
Zoning District
Residential 5 R-5
Overlay Zones
Coastal Zone
Community Character Context
Inland Residential — Gridded
Other Key City Plan
None
Notable State or Regional Plan and Law
None
The project site is situated within a developed residential community and consists of a pad that is
prepared for the future structure, based on the scope of work approved as part of Case No.
003708-2020. The parcel has a General Plan Land Use Designation and Zoning Designation of
Residential 5 (R-5). The R-5 Zoning Designation is intended to provide for lower density suburban
development consisting of single-family detached units with minimum lot sizes of 8,700 net square
feet and maximum densities of five units per net acre. One primary dwelling is permitted on each
legal lot. The site is located within the Inland Residential — Gridded community character context
within the community of Cardiff -by -the -Sea, which is generally organized on the north-south/east-
west grids, and includes primarily single-family dwellings, with some "twin homes" and
condominiums dispersed throughout.
Adjacent Area
The project site is located within the community of Cardiff -by -the -Sea, south of Santa Fe Drive,
north of a vacant lot (currently owned by the Self -Realization Fellowship Church), west of
Belleview Avenue, and east of Cornish Drive. The surrounding lots are developed with single-
family residences and an agricultural use. The table below summarizes the existing
characteristics of the adjacent area and previously developed properties.
Direction
General Plan &
Zoning District
Community Character
Context
Land Use
North
Residential 5 (R-5) &
Inland Residential —
Single- Family Residential
Residential R-5
Gridded
South
Residential 5 (R-5) &
Inland Residential —
Single -Family Residential &
Residential 5 (R-5);
Gridded
Agricultural Use/Vacant
Public/Semi-Public
Land
(P/SP) & Public/Semi-
Public P/SP
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ITEM NAME: SCIPIONE RESIDENCE
PROJECT NUMBER: CDP-004058-2020
AUGUST 11, 2022
Direction
General Plan &
Zoning District
Community Character
Context
Land Use
East
Residential 3 (R-3) &
Inland Residential —
Single -Family Residential &
Residential 3 (R-3);
Gridded
Agricultural Use/Vacant
Residential 5 (R-5) &
Land
Residential R-5
West
Residential 5 (R-5) &
Inland Residential —
Single -Family Residential
Residential 5 (R-5);
Gridded
Public/Semi-Public
(P/SP) & Public/Semi-
Public P/SP
General Plan Consistency
The City of Encinitas General Plan includes 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
Goal 6: Every effort shall be made to
The proposed project is to construct a new home
ensure the existing desirable character
consisting of approximately 3,876 square feet. A
of the communities is maintained.
previous home consisting of 3,537 square feet was
demolished on the site under separate permit. The
proposed home maintains a similar desired
character that exists within this community. No other
construction or permits for development are
proposed at this time. The project will not impact the
existing residential character of the neighborhood
and surrounding area.
Municipal Code Analysis
The project site is located within the Residential 5 Zone (R-5). The proposed project meets the
development standards of the R-5 Zone as identified below.
Development Standard
Project Proposed
Complies?
Lot Area — 8,700 net lot area
8,380 net lot area
Yes
❑
No
®*
Lot Width - 70 feet minimum
74 feet
Yes
®
No
❑
Lot Depth - 100 feet minimum
106 feet
Yes
®
No
❑
Front Yard Setback - 25 feet
25 feet
Yes
®
No
❑
Rear Yard Setback - 25 feet
25 feet
Yes
®
No
❑
Side Yard Setback- 10 feet
10 feet on both sides
Yes
®
No
❑
Lot Coverage -40 percent
34 percent
Yes
®
No
❑
Floor Area Ratio FAR — 0.6
0.46
Yes
®
No
❑
Parking- Single-family residence
>2,500 square feet:
Two enclosed spaces within a
garage; one additional enclosed
or unenclosed parking space
Single -Family Dwelling — two enclosed
parking spaces (within the new
garage). Two spaces in the driveway.
Yes ® No ❑
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ITEM NAME: SCIPIONE RESIDENCE
PROJECT NUMBER: CDP-004058-2020
AUGUST 11, 2022
Development Standard
Project Proposed
Complies?
Building Height- two -stories
Main Residence- 20 feet, six inches to
Yes ® No ❑
maximum and 22 feet maximum
the top of the flat (or finished roof
to the top of the flat roofs; 26 feet
above the finished wall on the second
maximum to pitched roof
story); 25 feet to the top of the pitched
elements measured to the lowest
roof element to adjacent grade.
most adjacent grade below.
'Legal Non -Conforming Lot area created under the County of San Diego as part of Map No. 3491, recorded on August 22, 1956.
Building Height
The property has an average lot slope less than 10 percent (which is 7.3 precent). For lots with
an average lot slope of less 10 percent, the building height for the primary single-family dwelling
shall not exceed 22 feet to the top of the flat roof, measured from the lower of the existing or
finished grade most adjacent to the building wall below.
The applicant has shown on the project plans that the new single-family residence is proposed at
20 feet, six inches to the top of the plate (or the finished roof above the finished wall) with a
projection element of 25 feet from the lowest of finished grade adjacent to this element. The
proposed project complies with the height regulations and will be required to provide a height
certification from a licensed land surveyor during construction to demonstrate compliance with the
plans and height limitations once constructed in the field.
Architectural Projections
Pursuant to EMC Section 30.16.010.F.8, architectural projections are permitted to encroach up
to four feet (horizontally) within the required rear yard setback, up to three feet (horizontally) into
the required 10-foot side yard setback, and up to two feet (horizontally) into the required 5-foot
side yard setback. This same code section allows for up to a six-foot high vertical projection within
the required five-foot side yard setback and up to an eight -foot, high vertical projection within the
required 10-foot setback. The project's architectural roof projections are proposed to encroach
into the required side and rear yard setbacks for the proposed residence for the eves of the roof,
approximately one to two feet. A front entry projection is proposed approximately two -foot, eight
inches into the front yard setback of 25 feet. The architectural projections are consistent with
Municipal Code standards.
Grading and Walls
Grading is proposed throughout the site for the creation of the building pad, driveway access,
storm water improvements, basement living area and other onsite improvements. The site will
include mainly cut grading, up to 7.0 feet in depth for the proposed basement area and will include
limited fill up to 0.5 feet in height to allow proper drainage onsite.
Encinitas Municipal Code Section 30.16.010.G allows walls and fences four -foot solid and an
additional allowance of two feet in height provided it is 50 percent open. All other fencing onsite
is limited to six feet in height with combined retaining walls and fencing or stand-alone
freestanding fencing. The applicant is proposing a few retaining walls below the six-foot limit.
Walls and fences have been conditioned herein, not to exceed Municipal Code standards.
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ITEM NAME: SCIPIONE RESIDENCE
PROJECT NUMBER: CDP-004058-2020
AUGUST 11, 2022
Design Review Exemption
Pursuant to EMC Section 23.08.030.B.7, custom homes are exempt from a Design Review
Permit. The applicant is proposing a custom single-family home with a dissimilar building footprint,
orientation, elevations and architectural features from surrounding residential units. Therefore,
pursuant to Section 23.08.030.B.7 of the Municipal Code, the project is exempt from Design
Review.
Pursuant to EMC Section 23.08.030.13, walls and fences less than six feet in height, and grading
consistent with the topography of adjacent properties that do not required more than four feet of
fill and eight feet of cut are exempt from design review. Grading for the project is limited to seven
feet of cut and 0.5 feet of fill. The fill and cut earthwork quantities do not exceed the thresholds
outlined in the code that require Design Review (maximum eight feet of cut and four feet of fill),
and thus are exempt from Design Review pursuant to Section 23.08.030.B.14 of the Municipal
Code.
Local Coastal Program Consistency
The proposed project is located within the Coastal Zone of the City of Encinitas and requires
approval of a Coastal Development Permit. The project adheres to the applicable development
standards of the R-5 Zone provided in the Encinitas Municipal Code and the goals and policies of
the General Plan, which ensures consistency with the City's adopted Local Coastal Program.
PUBLIC NOTICE AND PARTICIPATION
Public Notice
The Notice of Pending Action on the Coastal Development Permit was mailed on July 16, 2021,
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". One comment
was received from a neighbor inquiring on the structure's overall height. They understood that the
building's average lot slope has been calculated accurately and the building envelope is correct.
ENVIRONMENTAL CONSIDERATIONS
The project has been determined to be exempt from environmental review pursuant to California
Environmental Quality Act (CEQA) Guidelines Section 15303(a). Section 15303(a) exempts the
construction of a new single-family residence. The project meets the criteria for the exemptions.
The project does not qualify as one of the exceptions prescribed under Section 15300.2 of the
CEQA Guidelines and no historic resources are affected by the proposed project.
DISCUSSION
In order to authorize the construction of a single-family dwelling, the issuance of a Coastal
Development Permit is required. The proposed project is consistent with the Encinitas Municipal
Code, Local Coastal Program, and is consistent with all of the applicable policies of the City of
Encinitas General Plan.
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ITEM NAME: SCIPIONE RESIDENCE
PROJECT NUMBER: CDP-004058-2020
AUGUST 11, 2022
FINDINGS
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:
Findings for Coastal Development Permit
Explanation of Finding
1. The project is consistent with the certified
The demolition of the existing residence had
Local Coastal Program of the City of
occurred with the previous Coastal
Encinitas; and
Development Permit. The current Coastal
Development Permit is to construct the new
home which is consistent with the goals and
policies of the City's certified Local Coastal
Program including the General Plan and 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 pursuant to CEQA Guidelines Section
alternatives available which would
15303(a) exempts the construction of a new
substantially lessen any significant
single-family residence.
adverse impact that the activity may have
on the environment; and
3. For projects involving development
This finding is not applicable because the
between the sea or other body of water and
property is not located between the sea and
the nearest public road, approval shall
the nearest public road.
include a specific finding that such
development is in conformity with the
public access and public recreation
policies of Section 30200 et. seq. of the
Coastal Act.
CONCLUSION
The Development Services Department has determined the Coastal Development Permit to be
consistent with the City's certified Local Coastal Program, including all applicable goals and
policies of the General Plan, and provisions of the Municipal Code. The proposed single-family
residence is consistent with the General Plan Land Use Designation, all applicable General Plan
policies, and all applicable development standards set forth in the Encinitas Municipal Code.
Therefore, the project is hereby approved based upon the findings and subject to the following
conditions of approval.
CONDITIONS OF APPROVAL
SC1 SPECIFIC CONDITIONS:
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ITEM NAME: SCIPIONE RESIDENCE
PROJECT NUMBER: CDP-004058-2020
AUGUST 11, 2022
SCA The following Engineering -related special conditions shall be completed/fulfilled to the
satisfaction of the Development Services Department:
1. 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 or Record of Survey shall be filed with
the County prior to release of securities and/or building occupancy.
2. The proposed drainage and stormwater facility shall be revised to drain via gravity.
The basin overflow shall freely drain without depending on a pump. Basement and
lightwell areas, including any necessary building subdrains may be pumped to the
treatment facility. Infiltration testing shall be performed to ensure the proper infiltration
of drainage within the basin.
3. The basement shown in the project plans is designated as a guest living room, guest
bedroom and bathroom with a wet bar with no kitchen facilities. The guest living area
shall not be rented separately from the main single-family residence without
authorization and any necessary permits to the satisfaction of the Development
Services Department.
SCB The following condition shall be completed/fulfilled to the satisfaction of the San Dieguito
Water District:
At a future date, SDWD will abandon the existing two- and one -half -inch water main
running west of the parcel and relocate SDWD facilities into Belleview Avenue. At that
time, SDWD will relocate the water meter serving the parcel into the right-of-way of
Belleview Avenue. A water stub -out shall be provided on the parcel to aid in the future
water meter relocation.
G1 STANDARD CONDITIONS:
CONTACT THE DEVELOPMENT SERVICES DEPARTMENT REGARDING COMPLIANCE WITH
THE FOLLOWING CONDITION(S):
A 01 Approval - General: At any time after two years from the date of this approval, on
August 11, 2022 at 5 p.m., or the expiration date of any extension granted in
accordance with the Municipal Code, the application shall be deemed expired as of
the above date.
A 02 Approval - General: This approval may be appealed to the City Council within 15
calendar days from the date of this approval in accordance with Chapter 1.12 of the
Municipal Code.
A 04 Approval - General: This project is conditionally approved as set forth on the
application and project drawings stamped received by the City on April 21, 2021
consisting of 12 sheets including Title Sheet (G1), Site Plan (SP1), Grading Plan,
Elevations, Sections, Floor Plans, and Roof Plan, all designated as approved by the
Development Services Director on August 11, 2022 and shall not be altered without
express authorization by the Development Services Department.
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ITEM NAME: SCIPIONE RESIDENCE
PROJECT NUMBER: CDP-004058-2020
AUGUST 11, 2022
A08 Approval - General: 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.
A09 Approval - General: Prior to any use or issuance of final occupancy 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.
COV01 Construction Trailers: Prior to building permit and grading permit issuance, the
owner shall cause a covenant regarding real property to be recorded. Said covenant
shall set forth the terms and conditions of this grant of approval and shall be of a form
and content satisfactory to the Development Service Director.
CT/SO 01 Construction Trailers: Any and all temporary construction trailers or sales offices,
used during the course of development, shall be removed prior to the issuance of
Certificate of Occupancy to the satisfaction of the Development Services
Department.
DF01 Development Fees: The applicant shall pay development fees at the established
rate. Such fees may include, but not be limited to: Permit and Plan Checking Fees,
Water and Sewer Service Fees, School Fees, Traffic Mitigation Fees, Flood Control
Mitigation Fees, Park Mitigation Fees, and Fire Mitigation/Cost Recovery Fees.
Arrangements to pay these fees shall be made prior to building permit issuance to
the satisfaction of the 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.
EM01 Electrical and Mechanical Equipment: 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.
EM 02 Electrical and Mechanical Equipment: All ground -mounted mechanical and
electrical equipment shall be screened, and sound buffered through use of a wall,
fence, landscaping, berm, or combination thereof and shall be designed to be
compatible with the primary building's exterior to the satisfaction of the
Development Services Department.
GWS01 Greywater Systems: Newly constructed single-family dwelling units shall be pre -
plumbed for a greywater system permitted and constructed in accordance with
Chapter 15 of the California Plumbing Code and including a stub -out in a convenient
location for integration of the greywater system with landscape irrigation systems and
accepting greywater from all sources permissible in conformance with the definition
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PROJECT NUMBER: CDP-004058-2020
AUGUST 11, 2022
of greywater as per Section 14876 of the California Water Code. Exception: A
greywater system shall not be permitted where a qualified soils engineer determines
in a written, stamped report, or percolation test shows, that the absorption capacity
of the soil at the project site is unable to accommodate the discharge of a greywater
irrigation system.
HC 01 Height Certification: 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 copy of the site plan and
elevations depicting the exact point(s) of certification to the satisfaction of the
Development Services Director. 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.
101 Indemnification: To the maximum extent permitted by law, the Owner(s) shall
waive any claims of liability against the City, and shall indemnify, hold harmless
and defend the City of Encinitas, and its agents, officers and employees from and
against any and all actions, claims, damages, liabilities and/or proceedings arising
from: (i) the City's approval of any and all entitlements or permits relating to the
project; (ii) any injury to or death of any person, or damage or injury of any kind to
property which may arise from or be related to the direct or indirect operations of
the Owner(s) or its contractors, subcontractors, agents, employees, or other
persons acting on the Owner(s)'s behalf relating to the project; and (iii) the
operation of the project.
The Owner(s) agree to execute an indemnity agreement provided by the City prior
to Grading Permit issuance and the Development Services Director, or designee,
is hereby authorized to execute the same. The Owner(s) further agree that such
indemnification and hold harmless shall include all defense related fees and costs
associated with the defense of the City by counsel approved by the City. This
indemnification shall not terminate upon expiration of the conditions of approval or
completion of the project but shall survive in perpetuity.
L 01 Landscaping: The project may be 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.
PO4 Parking: Garages enclosing required parking spaces shall be 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 without City approval.
SSO 01 Security, Safety and Operations: Prior to issuance of a Grading/Building
Permit, a Security, Safety, and Operations plan shall be submitted and approved
by the Development Services Department and the Fire Department. Such plan
shall include, but not be limited to, the following items (as applicable): site location,
owner info, 24-hour emergency contact info, safety and perimeter fencing, access
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PROJECT NUMBER: CDP-004058-2020
AUGUST 11, 2022
location(s), loading/unloading zones, onsite/offsite circulation, worker parking and
signage, temporary parking lot location/design, neighborhood traffic flow, model
home phasing and fencing, large vehicle turnaround areas, signage for haul routes
per EMC 23.24.410, construction trailer location, hours of grading and building
permit operations, City tree protection zones, hours of hauling (i.e. school routes,
prime arterials, impacted streets, etc.), and construction phasing.
UTILITY01 Utility Connections: 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.
UTILITY02 Utility Connections: Building plans for all new residential units shall include
installation of wiring for current or conduits for future installation of photovoltaic
energy generation systems(s) and an electric vehicle charging station.
WF 01 Walls and Fences: All retaining and other freestanding walls, fences, and
enclosures shall be architecturally designed in a manner similar to, and consistent
with, the primary structures (stucco -coated masonry, split -face block, slump stone,
etc.). These items shall be approved by the Development Services Department
prior to the issuance of building and/or grading permits.
WF 02 Walls and Fences: 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.
FIRE CONDITIONS:
CONTACT THE FIRE DEPARTMENT REGARDING COMPLIANCE WITH THE FOLLOWING
CONDITION(S):
FIRE 01 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 one-half
inch stroke width for residential buildings, eight -inches high with a one-half 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.
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PROJECT NUMBER: CDP-004058-2020
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FIRE 05 All structures shall be provided with a Class "A" Roof covering to the satisfaction
of the Encinitas Fire Department.
FIRE 18 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.
FIRE 24 All roadways shall be a minimum of 20 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.
BUILDING CONDITION(S):
CONTACT THE ENCINITAS DEVELOPMENT SERVICES DEPARTMENT REGARDING
COMPLIANCE WITH THE FOLLOWING CONDITION(S):
BLDG 01 The applicant shall submit a complete set of construction plans to the Development
Services Department for building permit plan check 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). Commercial and Multi -residential construction
must also contain details and notes to show compliance with State disabled
accessibility mandates. These comments are preliminary only. A comprehensive
plan check 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.
ENGINEERING CONDITIONS:
CONTACT THE DEVELOPMENT SERVICES DEPARTMENT REGARDING COMPLIANCE WITH
THE FOLLOWING CONDITION(S):
Grading Conditions
GRD 01 Grading — Regulations: All City Codes, regulations, and policies in effect at the time
of building/grading permit issuance shall apply.
GRD 02 Grading — Datum: All drawings submitted for Engineering permits are required to
be based on the NAVD 88 datum; the NGVD 29 datum will not be accepted.
GRD 03 Grading — Plan: The applicant shall submit a Grading Plan for review and obtain a
Grading Permit prior to the commencement of any clearing or grading of the site.
The Grading Plan shall include, but not be limited to, the design for site grading,
drainage improvements, erosion control, stormwater pollution control, and on -site
pavement.
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ITEM NAME: SCIPIONE RESIDENCE
PROJECT NUMBER: CDP-004058-2020
AUGUST 11, 2022
GRD 04 Grading — Responsible Charge: 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 and geotechnical 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
Department and verify compliance with Chapter 23.24 of the Encinitas Municipal
Code.
GRD 05 Grading — Offsite Authorization: No grading shall occur outside the limits of the
project boundary and easements unless a letter of permission is obtained from the
owners of the affected properties and provided to the Development Services
Department.
GRD 06 Grading — Borrow/Disposal Sites: Separate grading plans shall be submitted and
approved, and separate grading permits issued for borrow or disposal sites if located
within the city limits. Import material shall be free of organic material, trash, debris,
and environmental contaminants.
GRD 07 Grading — Slopes: All newly created slopes within this project shall be no steeper
than 2:1.
GRD 09 Grading — Reports: Geotechnical, Drainage/Hydrology, Stormwater Quality, and
Traffic studies/report (as applicable) shall be prepared by a qualified engineer
licensed by the State of California to perform such work. The reports shall be
submitted with the first grading plan submittal and shall be approved prior to issuance
of any grading or improvement permit for the project.
GRD 10 Grading — Haul Route: 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 Department for the proposed haul route. The
applicant shall comply with Municipal Code section 23.24.410 as well as all conditions
and requirements the Development Services Department may impose with regards
to the hauling operation.
Drainage Conditions
DRAIN 01 Drainage — Erosion Control: 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 Stormwater Standards Manual shall be employed to
determine appropriate stormwater pollution control practices during construction.
DRAIN 02 Drainage — Drainage System: 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
Department to properly handle the drainage.
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DocuSign Envelope ID: D42979A2-2F5E-4A09-965F-AC9AD43CA26F
ITEM NAME: SCIPIONE RESIDENCE
PROJECT NUMBER: CDP-004058-2020
AUGUST 11, 2022
DRAIN 03 Drainage — Flood Control Fee: Pursuant to Municipal Code Chapter 23.96, the
applicant shall pay the current adopted Flood Control Fee for the creation of new
impervious surfaces prior to issuance of the building or grading permit for this project
to the satisfaction of the Development Services Department.
DRAIN 04 Drainage — Hold Harmless: The owner of the subject property shall execute and
record a covenant holding the City harmless for drainage prior to approval of any
grading or building permit for this project.
DRAIN 05 Drainage — Concentrated Flows: Concentrated flows across driveways and/or
sidewalks shall not be permitted.
DRAIN 06 Drainage — Flow Rate: The drainage system shall be designed to ensure that runoff
resulting from a 100-year frequency storm underdeveloped conditions is equal to or
less than the runoff from a storm of the same frequency and duration under existing
conditions. Both 6 hour and 24-hour storm durations shall be analyzed to determine
the mitigation necessary to accomplish the desired results.
DRAIN 07 Drainage — Cross Lot Drainage: Runoff from this property drains to the adjacent
property. The applicant shall design and construct a detention/infiltration basin to
receive site runoff discharging onto the adjacent property. The detention/infiltration
basin shall be designed to ensure that the impact of the runoff on the adjacent
property is less than or equal to the predevelopment condition to the satisfaction
of the Development Services Department.
Street Conditions
ST 01 Street — Right -of -Way Permit: Prior to any work being performed in the public right-
of-way or City easement, a right-of-way construction permit shall be obtained from
the Development Services Department and appropriate fees paid, in addition to any
other permits required.
ST 02 Street — Encroachment Agreement: Private improvements constructed within the
present or future public right-of-way shall be considered temporary. The owner shall
enter into an Encroachment Maintenance and Removal covenant agreeing to
maintain the improvements in perpetuity and to remove those improvements at the
direction of the City.
ST 14 Street — Improvements Pavers: Prior to building occupancy, the applicant shall
be responsible for the construction of public improvements along the property
frontage to Belleview Avenue. Street improvements shall include a seven -foot wide
(min.) permeable pavers parking area along entire property frontage of Belleview
Avenue. The pavers shall be surrounded on all sides by a six-inch wide by 16-inch-
deep PCC flush curb and parallel the right-of-way beginning at 12 feet from
centerline, or provide minimum 24 feet total width of pavement. The street
widening, PCC flush curb and first two feet of the permeable pavers shall be sloped
at two percent to the flow line, and then rise at no more than five percent slope to
the back of the pervious pavers maintaining the historical drainage pattern. A cross
section shall be provided on the Grading Plan.
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DocuSign Envelope ID: D42979A2-2F5E-4A09-965F-AC9AD43CA26F
ITEM NAME: SCIPIONE RESIDENCE
PROJECT NUMBER: CDP-004058-2020
AUGUST 11, 2022
ST 25 Street — Public Improvement Repairs: Any portion of the existing sidewalk or
any other public improvements damaged during construction shall be repaired
and/or replaced to the next joint to the satisfaction of the Development Services
Department.
ST 26 Street — Public Facility Protection: 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 Development Services
Department.
ST 30 Streets — Traffic Control Plan: Prior to commencement of any work in the public
right-of-way or other work that may cause a traffic disturbance, the applicant shall
obtain approval of a Traffic Control Plan from the City's Traffic Engineering division,
as necessary.
Utilities Conditions
UT 01 Utility — Regulations/Coordination: The owner shall comply with all the rules,
regulations, and design requirements of the respective utility agencies regarding
services to the project. The owner shall be responsible for coordination with S.D.G.
& E., AT&T, Cox, SDWD, OMWD, LWD, and all other applicable utility companies.
UT 02 Utility — Underground: All proposed utility services within the project shall be
installed underground including existing utilities unless exempt by the Municipal
Code.
UT 06 Utility — Sewer Connection: Sanitary sewer is available to serve this property. The
applicant shall connect to the sanitary sewer system and shall pay all applicable
capacity and permit fees.
UT 18 Utility — Clearance: No excavation shall be permitted within five feet of any utility
pole or anchor without written approval of the utility pole owner.
Stormwater Pollution Control Conditions
STORM 02 Stormwater — LID BMP's: Best Management Practices shall be utilized for
stormwater pollution and flow control per the City of Encinitas BMP Design Manual
to the satisfaction of the Development Services Department. The Grading
Plan/Permit Site Plan shall identify all landscape areas designed for stormwater
pollution control and incorporate Low Impact Development (LID) BMP's. A note
shall be placed on the plans indicating that the BMP's are to be privately
maintained and the facilities not modified or removed without a permit from the
City.
STORM 04 Stormwater — BMP's Cross Lot Drainage: The applicant shall provide
permanent post construction stormwater quality treatment BMP facilities to collect
and treat all runoff generated by all new and/or removed and replaced impervious
surfaces prior to discharge from the subject site. 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
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DocuSign Envelope ID: D42979A2-2F5E-4A09-965F-AC9AD43CA26F
ITEM NAME: SCIPIONE RESIDENCE
PROJECT NUMBER: CDP-004058-2020
AUGUST 11, 2022
threshold of 0.5Q2 to ensure no net increase in cross lot drainage. The treatment
facility IMPs shall be located entirely within private property. The cross section of
the IMP facility on the Site Plan shall show 10-inch of ponding. This facility shall
be sized on the site plan for an effective area equal to 6.5 percent of the new or
replaced impervious surface area. 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.
STORM 12 Stormwater — Roof Drains: For stormwater 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
unless directly connected to an adequately designed BMP facility to the maximum
extent practical. Grass/landscape areas and BMPs designated for stormwater
pollution control shall not be modified without a permit from the City. A note shall
be placed on the plans indicating that the BMP's are to be privately maintained
and the facilities not modified or removed without a permit from the City.
SAN DIEGUITO WATER DISTRICT (SDWD) CONDITIONS:
CONTACT THE SAN DIEGUITO WATER DISTRICT REGARDING COMPLIANCE WITH THE
FOLLOWING CONDITION(S):
SDWD EWS 03 The subject property is currently being served by a five -eighths -inch water
meter. If the water meter will need to be upsized for the proposed use, the
cost of upgrading the meter and/or service shall be the responsibility of the
developer.
SDWD WS 02 The developer shall comply with SDWD's fees, charges, rules, and
regulations.
SDWD WS 04 The developer shall show all existing and proposed water facilities on
improvement and/or grading plans for SDWD Approval (if applicable).
SDWD WS 07 The developer shall install the water system according to Water Agencies'
(WAS) standards.
SDWD WS 08 Water meters shall be located in front of the parcel they are serving and
outside of any existing or proposed travel way. Appurtenances shall not
be placed in roadside ditches. Cost of relocation shall be the responsibility
of the developer.
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 responsibility to obtain all necessary permits required for the type of project
proposed.
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DocuSign Envelope ID: D42979A2-2F5E-4A09-965F-AC9AD43CA26F
ITEM NAME: SCIPIONE RESIDENCE
PROJECT NUMBER: CDP-004058-2020
AUGUST 11, 2022
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 15 calendar days
of the date of this determination. The appeal must be filed, accompanied by a $330 filing fee, prior
to 5:00 pm on the 1511 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 California Coastal Commission.
If you have any questions regarding this determination, please contact Todd Mierau, Associate
Planner, at 760-633-2693 or by email ator contact the Development
Services Department, 505 South Vulcan Avenue, Encinitas, CA 92024 at 760-633-2710 or by
email at V .ILA.! .!':..!Lii . .1,.!'::!L '.IL!I ..!I:.i :. »....02 y.
SIGNATURE
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DocuSigned by:
V'" kA4 for
C88BFF2EEA10462...
Anna Colamussi
Planning Manager
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M fM
Certificate Of Completion
Envelope Id: D42979A22F5E4AO9965FAC9AD43CA26F
Subject: Please DocuSign: 004058-2020 CDP (1318 Belleview Ave) 2021-33.docx
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8/12/2022 8:51:00 AM
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Andrew Maynard
amaynard@encinitasca.gov
Associate Planner
City of Encinitas
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505 S Vulcan Ave
Encinitas, CA 92024
bdavis@encinitasca.gov
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