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1992-25 . . . RESOLUTION NO. OL-92-25 A RESOLUTION OF THE OLIVENHAIN COMMUNITY ADVISORY BOARD APPROVING A DESIGN REVIEW PERMIT TO ALLOW THE CONSTRUCTION OF FACILITIES IN A LOT SALES PROGRAM INCLUDING A TEMPORARY SALES TRAILER, ENTRY BRIDGE, TEMPORARY PARKING AREA, GRADING, LANDSCAPING, LIGHTING AND ENTRY SIGNAGE FOR PROPERTY LOCATED IN THE RURAL RESIDENTIAL ZONING DISTRICT AT THE INTERSECTION OF LONE JACK ROAD AND LONE BILL LANE. (Case No.: 91-128 DR) WHEREAS, a request for consideration of a Design Review Permit was filed by David Jacinto and Barratt American to allow for the construction of facilities for a Lot Sales Program including a Temporary Sales Trailer and Parking Area, Associated Grading, an Entry Bridge and Entry Gates, Landscaping, Lighting and Entry Signage for property located at the intersection of Lone Jack Road and Lone Hill Lane, and legally described as; Parcell of Parcel Map No. 6585, in the City of Encinitas, County of San Diego, State of California, filed in the office of the County Recorder of San Diego County, November 2l, 1977 as File No. 77-485875 of Official Records, more particularly described in Grant Deed Document # 90-692584 recorded on December 31, 1990. WHEREAS, a public hearing for the application was held on September l7, 1991 and was renoticed for the hearing on July 7, 1992 and continued to the hearing on October 6, 1992; and WHEREAS, the Olivenhain Community Advisory Board considered, without limitation: 1. The agenda reports dated August 27, 1991 and September 30, 1992; The General Plan, Zoning Code and associated Land Use Maps; Oral evidence submitted at the hearing by staff, by the applicant and by the public; 2. 3. CO/91-128dr/CDRIVE(9-30-92) . 4. written evidence submitted with the application and at the public hearing; and The application (dated received July 15, 1991), plans and supporting material dated received by the City on September 24, 1992. Said plans consisting of 5 sheets of (l) the site Plan, (2) Preliminary Landscape Plan, (3) Sales Office Trailer Elevation and Floor Plans, (4) Bridge and Sign Elevations and, (5) Preliminary Lighting Plan; and The Mitigation and Monitoring Plan for the Lone Jack Road and Lone Hill Lane Road Widening and Drainage Improvements prepared by Pacific Southwest Biological Services and dated 19 October 1990. Said plan being included as a part of this Resolution as Attachment "A". 5. 6. WHEREAS, the Olivenhain Community Advisory Board made the following findings pursuant to Section 23.08.072 (et. seq.) of the Encinitas Municipal Code: (SEE ATTACHMENT liB") NOW, THEREFORE, BE IT RESOLVED by the Olivenhain Community . Advisory Board of the city of Encinitas that application 9l-128 DR is hereby approved subject to the following conditions: 2. 3. 4. . l. The project is approved as submitted and evidenced by plans dated received by the City on September 24, 1992 and shall not be altered without City approval or as conditioned herein. This approval may be appealed to the Planning commission within 15 calendar days from the date of this approval in accordance with Chapter l.12 of the Municipal Code. This Design Review approval shall be valid for two years from the effective date of the permit (to October 6, 1994), during which time construction of the approved structure(s) shall be pursued in conformance with the Uniform Building Code to the satisfaction of the Director of Planning and community Development; or an extension of time is granted pursuant to the Municipal Code for the permit. Prior to Building Permit issuance, a plan shall be submi tted for approval by the Director of Communi ty Development and the Encinitas Fire Protection District regarding the treatment of the site during the construction phase, the circulation and parking of construction workers' vehicles and any heavy equipment needed for the construction of the proj ect, and the CO/91-128dr/CDRIVE(9-30-92) . . . 5. 6. D. E. mi tigation of potential impacts the construction may pose to surrounding residents. All required landscape plantings shall be in place prior to use or occupancy of new buildings or structures. All required plantings and automated irrigation systems shall be maintained in good growing and working condition and, whenever necessary, shall be replaced with new plant materials or irrigation parts to ensure continued compliance with applicable landscaping, buffering, and screening requirements. All landscaping and irrigation systems shall be maintained in a manner that will not depreciate adjacent property values and otherwise adversely affect adjacent properties. FIRE PROTECTION DISTRICT: The developer shall contact the Fire Protection District regarding compliance with the following conditions: A. Access Roadways: The clear and unobstructed paved width of a fire access roadway shall not be less than twenty-four (24) feet. EXCEPTION: A roadway providing access to a single family residence shall not be less than sixteen (16) feet in paved width. B. Address Numbers: Address numbers shall be clearly visible from the street fronting the structure. The height of numbers shall conform to Fire District standards. Where structures are located off a roadway on long driveways, a monument shall be placed at the entrance where the driveway intersects the main roadway. Permanent address numbers shall be displayed on this monument. C. Combustible Materials: Prior to delivery of combustible building materials on site, water and sewer systems shall satisfactorily pass all required tests and be connected to the public water and sewer systems. In addition, the first lift of asphalt paving shall be in place to provide a permanent all weather access for emergency vehicles. Said access shall be maintained to the satisfaction of the Fire District. Obstructions: All traffic lanes shall be a minimum of twenty-four (24) feet wide and shall be maintained free and clear of obstructions at all times during construction in accordance with Fire Protection District Policy. Emergency access roadways, when required, shall be posted per District standards. Prior to Building Permit issuance, the applicant shall submit to the Community Development Department a letter from the Fire Protection District stating that all development impact, plan CO/9l-128dr/CDRIVE(9-30-92) . . 7. check and/or cost recovery fees have been paid or secured to the satisfaction of the District. F. Response Maps: Any development which necessitates by virtue of new structures, fire hydrants, roadways or similar features, shall be required to provide a map in a format compatible with current department mapping services, and shall be charged a reasonable fee for updating all response maps. G. Grade: The gradient for a fire apparatus access roadway shall not exceed 20%. The angle of departure and approach shall not exceed the maximum allowed by the Fire Chief. H. Gates: All automatic gates across fire access roadways shall be equipped with an approved emergency key operated switch that will override all command functions and open the gate. Gates accessing four or more residences or residential lots shall also be equipped with an emergency traffic control activating strobe sensor(s) which will activate and open the gate on the approach of an emergency apparatus. All automatic gates must meet Fire District policies deemed necessary by the Chief for rapid, reliable access. I. Fuel Modification: Submit to the Community Development Department a letter from the Fire District stating that the required fire/fuel breaks have been provided to the satisfaction of the Fire District. PUBLIC WORKS' CITY ENGINEER: The developer shall contact the City Engineering Department regarding compliance with the following conditions: GRADING CONDITIONS: A. All City Codes, regulations, and policies in effect at the time of Final Map submittal shall apply. No grading permits shall be issued for this subdivision prior to recordation of the Final Map. The developer shall obtain a grading permit prior to the commencement of any clearing or grading of the site. B. . The grading for this project is defined in Chapter 23.24 of the Encinitas Municipal Code. Grading shall be preformed 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 City Engineer and verify compliance with Chapter 23.24 of the Encinitas Municipal Code. No grading shall occur CO/91-128dr/CDRIVE(9-30-92) . . 8. A. 9. C. outside the limits of the subdivision unless a letter of permission is obtained from the owners of the affected properties. All newly created slopes within the project shall be no steeper than 2:1. DRAINAGE CONDITION: D. The developer shall exercise special care during the construction phase of this project to prevent any offsite siltation. The developer shall provide erosion control measures and shall construct temporary desiltation/detention basins of type, size and location as approved by the city Engineer. The basins and erosion control measures shall be shown and specified on the grading plan and shall be constructed to the satisfaction of the ci ty Engineer prior to the start of any other grading operations. Prior to the removal of any basins or facilities so constructed the area served shall be protected by additional drainage facilities, slope erosion control measures and other methods required or approved by the City Engineer. The developer shall maintain the temporary basins and erosion control measures for a period of time satisfactory to the ci ty Engineer and shall guarantee their maintenance and satisfactory performance through cash deposit and bonding in amounts and types suitable to the City Engineer. COMMUNITY SERVICES DEPARTMENT: The developer shall contact the Community Services Department regarding compliance to the following conditions: B. No modification of the Recreation Trail as approved on TM 89-017 (off-site condition). Relocate monument signage to the south side of Lone Hill Lane. BUILDING DEPARTMENT: The developer shall contact the Building Department regarding compliance to the following conditions: A. B. . Sales facilities must be accessible and functional for the physically disabled. Restroom facilities must be provided. Code compliance will be verified when complete plans are submitted to Building Department for plancheck review. CO/91-128dr/CDRIVE(9-30-92) . . . PASSED AND ADOPTED this 6th day of October, 1992, by the following vote, to wit: AYES: Van Slyke, Greer, Bode, Schafer NAYS: None ABSENT: Kitnick ABSTAIN: None Bryan R. Schafer, Chairman of the Olivenhain Community Advisory Board, City of Encinitas ATTEST: ~Q.J!~ craig R. Olson Assistant Planner CO/91-128dr/CDRIVE(9-30-92) . . . ATTACHMENT "A" Resolution OL-92- 25 PSBS #595 MITIGATION AND MONITORING PLAN LONE JACK ROAD WIDENING AND DRAINAGE IMPROVEMENTS Tract Number 4400 ENCINITAS, CALIFORNIA Prepared for Barratt American, Inc. 15373 Innovation Drive, Suite 300 San Diego CA 92128 Prepared by Pacific Southwest Biological Services, Inc. P.O. Box 985 National City, CA 92050 Phone: 619/477-5333 FAX: 619/477-1245 19 October 1990 .--- fifi)~ & Œ)~ F ~-::. I' ",; ¡.: ¡ ¡ ; " r ft/"tT' 2 2 ~ I u;. . ulJr I~ I ' . I L~~BI';;;=:~~=..._-- -- 7f~~ R. Mitchel Beauchamp, Principal Consultant 10/19/90 . . . PSBS #595 INTRODUCTION This Mitigation and Monitoring Plan has been prepared to respond to the concerns of the Planning and Engineering staffs and City Council of the City of Encinitas for potential effects of road widening on Lone Jack Road and Lone Hill Lane and placement of associated utilities, as well as a temporary, associated bypass route. The principal potential effects of concern are cutting of tree roots during construction and pruning of tree limbs to prevent damage by passing vehicles on the widened travelway. Effects to wetlands, principally by the temporary bypass, have been asšessed and determined to be significant since the State of California routinely determines any impacts to wetlands, no matter how slight the level of impact, to be significant. The mitigation of this impact by restoration of the wetland habitat has been incorporated into an existing California Department of Fish and Game 1603 stream bed alteration agreement and is detailed in this Mitig¿ttion and Monitoring document. Several measures are incorporated into the design of the project, the project implementation, and maintenance and monitoring obligations. These measures involve: (1) redesign of the lower culvert inlet structures, using less impacting rock gabbion structures rather than just concrete structures; (2) reduction of the fill slopes in the vicinity of heritage trees, i.e., large specimen trees; (3) incorporation of rock airways in association with impacting road widening fill slopes; (4) salvaging of wetland plant materials for reuse in the revegetation of the wetland sites; and (5) on-site presence of a qualified revegetation biologist, retained by the City, who will have the ability and authority to modify grading and trenching when major tree roots will be impacted by such work, and will be prepared to take immediate steps to ameliorate cuts to roots so that infection is avoided. IMPLEMENTATION MEASURES The implementation of the Mitigation and Monitoring Plan will require coordination with construction of the various aspects of the project. This plan assumes that the fencing will be placed fll'st, followed by the bypass, then construction of the culvert of the lower crossing, then or concurrent improvement of the Lone Hill Lane culvert and widening of the roadway. 10/19/90 1 . . . PSBS #595 In association with this assumed phasing the following steps are required: PLANT SALVAGE 1. Salvage of plant materials will be done in those areas to be impacted hy construction of the fence, bypass and culverts. This will involve largely willows and herbaceous plant materials. The willow trees will be attempted as whole plant salvages and placed into planting boxes for growth stabilization during the presumed 90 days of construction. Some additional time may be necessary to stabilize these salvaged trees prior to replanting, but this will depend on details of timing of construction and the dormant/growth season. The salvaging of plant materials will require three days and the use of a back hoe, along with field workers and the revegetation biologist. BRANCH PRUNING 2. Branches identified is a special pruning study will be removed prior to fence placement and construction. The cut ends of branches will be scaled with a tree wound sealant. Tree pruning will be done by an arborist or the revegetation biologist. SOIL SALVAGE 3. Prior to construction within wetlands, earthmoving equipment will be required to remove the top 6 inches of soil and muck from the wetlands for later re-use in restoring the planting area. This material shall be stockpiled in small piles about the wetland areas without damage to existing vegetation. Soil along the bypass will also be salvaged to a depth of 3 inches and stored along the eastern side of the bypass as an elevated berm. ON-SITE REVEGETATION MONITOR 4. During construction a qualified revegetation biologist will be present to insure that any roots encountered are evaluated as to the extent of damage which would result to the associated tree if the root were severed. Significant roots encountered may have to be excavated out to a point where smaller sized root branches can be safely cut and work, particularly pipe laying, will have to accommodate the root. Where roadbed is involved, it may be necessary to excavate under the root to place it more deeply under the roadbed and surround it with more open, sandy material which will not be adversely compacted during preparation of the road bed. Any root cuts will be made with a clear, sharp pruning saw and sealed quickly with a sealant. ' ROCK AIRWAYS 5. Prior to grading and widening of the roadway, areas where fill slopes will spill onto root and tree trunk areas will be covered with 4 to 8" diameter crystalline rock to a maximum thickness of 12 inches to provide for air passage to the covered root and trunk areas. Some hand placement may be required to develop minor rock slopes in an effort to prevent fill from touching directly the trunks of the trees. The use of these rock airways will be only in association with sycamores and oaks. Prior to filling over the rock airways, a geo-textile fabric will be placed to allow for water inflltration but not filling of the interstices of the rocks by soil. 10/19/90 2 . . . PSBS #595 REPLANTING 6. Following the end of construction, the salvaged plant materials, as well as additional materials listed below, will be planted in the wetland areas above and below the two culvert areas. The bypass route will be restored by removal of the petroleum asphalt base, recontouring and spreading of the salvaged top soil layer. This upland habitat will be re- seeded with an erosion control mixture with irrigation by ambient rainfall. CONTAINER PLANT STOCK The location of the wetlands plantings is shown in Figures 1a and lb. All plantings will be in moist areas adjacent to the creek and -no irrigation will be done. The plant materials to be used will be: . Salix gooddillgii - Black Willow - Salvaged plants will be replanted along the edge of the channel Salix lasiolepis - Arroyo Willow - Salvaged plants will be planted along the edge of the channel Salix hilldsialla - Sandbar Willow - 10 - 1 gallon sized plants will be planted about the outlet of the lower structure Platanus racemosa. - Western Sycamore - 5 - 15 gallon sized plants will be planted about the two culverts. . Populus fremontii - Western Cottonwood - 3 - 15 gallon sized plants will be planted along the channel at the mouth of the lower outlet structure Juncus acutus - Spiny Rush - 10 - 1 gallon sized plants will be planted within the channel below the lower outlet structure ' Heliallthus califomicus - California Sunflower - 5 - 1 gallon sized plants will be planted in sunny areas of the channel at the culverts Rosa califomica - California Rose - 20 - 1 gallon sized plants will be planted adjacent to rock ~abbions to create a growth over the rocky structures Rubus ursillus - Western Blackberry - 10 - 1 gallon sized plants will be planted adjacent to rock gabbions to create a growth over the rocky structures SEED Mn..lURE The seed mixture recommended for erosion control of the bypass disturbance is: Eriogollum fascìculatum - FIat-top Buckwheat Lotus scoparius - Deerweed Isocoma veneto - Goldenbush Vulpia megalura - Zorro Fescue Eschscholzia califomica - California Poppy 5 Ibs/acre 5 lbs/acre 5 lbs/acre 10 lbs/acre 2 Ibs/acre 10/19/90 3 . . . PSBS #595 ... t a"TYPE 8.1 CUI>& ~ ~f ! k!Î r p~ ;¡ ~ I~ ~ /! X " ~ .."- iu qJ. Allf . :::-:;.-- -----...,. , :f :;--- -... ,& ! 'ti It ~2 ~: ~!i t ~! ¡ " ---1! &- : --.---" --. r i :! >I I! !t \ '. . I / . , ," , I " . , /"- ,'.' ," , FIGURE 1 A. REVEGETATION AREAS - UPPER CULVERT N ~~ ~(5J 1" = 28 U') 0) U') '11= (/) cc (/) a.. . . . ..- I I Q \. &>~ rJ '. z ~ l- ce UJ ~ ::J () ce UJ 3: 0 ....J en <t: UJ ce « z 0 S UJ CD UJ > UJ a: cc or- UJ ce ::J CD LL . . . . PSBS #595 This seed mixture can be hand broadcast on an open soil surface, Ì.e" not sealed by rainfall. If the soil is closed, it should be raked or otherwise scarified. Hydroseeding of the site is not necessary due to the relatively level nature of most of the area involved. MAINTENANCE AND MONITORING Maintenance of the plantings will involve manipulation of creek flows but the use of small, 3 to 6" berms to divert water to planting areas. Weed growth will be removed manually. This maintenance will be done during the first 6 months following the .planting. Monitoring will be done during the maintenance and quarterly thereafter for three years. An annual report on the status of the plantings will be made to the City of Encinitas and California Department of Fish and Game in October of 1991, 1992 and 1993. During 1991, any plant losses will be replaced in-kind or with riparian plant materials better suited to the stabilized hydrological conditions of the channel at the time of replanting. COST ESTIMATE Pruning ($3000) Fencing Subdivider cost Soil SaJvage (to be incorporated as part of the construction costs, since this activity will use the same equipment as the construction activities.) Subdividder cost Wetland Plant SaJvage ($3500 - labor; $1800 - tractor; plant maintenance and transportation - $4500) Construction Monitoring ($18,000) Rock Airways SubdiVider cost Replanting ($350 - plant materials, $150 - seed, labor - $6500; $1800 - tractor) Maintenance - First 6 months ($6150) Monitoring ($21,000) Estimated TotaJ Cost of Mitigation Measures - $66,750, excluding work items to be at subdividers cost. 10/19/90 6 . . . ATTACHMENT liB" RESOLUTION NO. OL-92-25 Findings for Design Review Approval per Section 23.08.072 of the Municipal Code (1) The project design is consistent with the General Plan, and the provisions of the Municipal Code. Facts: The subject property was approved for subdivision by the City on May 10,1988 and is recorded as Tract 4400 and the Design Review request is consistent with those approvals. Discussion: Staff can not identify any aspect of the submi tted proj ect which does not comply with Zoning Code standards, General Plan Policies or the requirements of the recorded subdivision. Conclusion: The Olivenhain Community Advisory Board finds, therefore, that the design of the proj ect conforms to the policies and standards of the General Plan, Zoning Ordinance, Municipal Code, and the provisions of the recorded subdivision. (2) The project design is substantially consistent with the Design Review Guidelines. Facts: The proj ect design provides entry structures and gates, identification signage, lighting and a temporary sales facility with a temporary parking area which conform to the site design layout of the approved subdivision map. Discussion: The project design is consistent with the intent of the Design Guidelines in that entry signage, entry gates, the bridge structure, the temporary sales structure and parking area, and landscaping are well planned to take advantage of the site without intruding on the privacy of neighboring property. Conclusion: The Board finds that the project design is consistent with the intent of the Design Review Guidelines. (3) The project design will not adversely affect the health, safety, or general welfare of the community. Facts: The project design is consistent with new homes being built within the community. Discussion: Staff can find no evidence to indicate that the project design would adversely affect the health, safety, or general welfare of the community. CO/91-128dr/CDRIVE(9-30-92) . . . Conclusion: The Olivenhain Board finds that the project design will not adversely affect the health, safety or general welfare of the Olivenhain Community. (4) The project will not tend to cause the surrounding neighborhood to depreciate materially in appearance or value. Facts: The project design tends to be compatible with the style of single family residences constructed within the neighborhood. Conditions have been placed on the project in accordance with the Mitigation Monitoring and Reporting Program conducted by Pacific Southwest Biological Services (dated 19 October 1990) for the road widening and drainage improvements associated with the project. Discussion: staff can find no evidence to indicate that the project would materially depreciate the appearance or value of the neighborhood or cause significant adverse impacts to environmental resources. Conclusion: The Olivenhain Board finds that the project will not adversely depreciate the appearance or value of the immediate neighborhood nor cause significant adverse impacts to the environmental resources of the Olivenhain Community. CO/91-128dr/CDRIVE(9-30-92)