1993-01
RESOLUTION NO. C 93-01
A RESOLUTION OF THE CARDIFF COMMUNITY ADVISORY BOARD
APPROVING A DESIGN REVIEW PERMIT AND VARIANCE FROM
REQUIRED SIDE YARD SETBACKS, AND CERTIFYING A
NEGATIVE DECLARATION FOR THE PROPOSED CONSTRUCTION OF A
19,200 SQ. FT. MEDICAL OFFICE BUILDING IN THE OFFICE PROFESSIONAL
ZONE LOCATED AT 1205 RUBENSTEIN
(CASE NO: 92-161 DR/V/EIA)
WHEREAS, a request for consideration for Design Review and
Environmental Review for a proposed 19,200 sq. ft. medical office
complex, along with a variance request to allow the building to
encroach 12 ft. into the required 20 ft. street side yard setback
along Santa Fe, with cedar trellis elements extending 4 ft. beyond
the 4 ft. allowed by the Municipal Code along the north, south, and
west elevations was filed by Lewis and Lewis Development for a
30,188 gross sq. ft. site located in the Office Professional zone
at 1205 Rubenstein (the southeast corner of Santa Fe and
Rubenstein) in accordance with Chapters 23.08 (Design review) and
30.78 (Variances) of the Encinitas Municipal Code, legally
described as:
A portion of Lot 1 of Ridgeway Heights, according to the Map
thereof No. 2163, filed in the Office of the San Diego County
Recorder; and
WHEREAS, a public hearing was conducted on the application on
April 26 and May 24, 1993 by the Cardiff Community Advisory Board;
and
WHEREAS, the Cardiff CAB considered, without limitation:
1.
The staff reports dated April 22 and May 24, 1993, with
attachments;
2.
Applications, project description, statement of
justification, and associated materials from application
submitted August 25, 1992;
3.
Environmental Initial Study from
Associates dated March 18, 1992;
M.
F.
ponseggi
&
4.
Project plans dated received August 25, 1992 along with
revised site plan dated received May 19, 1993;
5.
Oral evidence submitted at the hearing;
6.
Written evidence submitted at the hearing;
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WHEREAS, the Cardiff CAB made the following findings pursuant
to Chapters 23.08 and 30.78 of the Encinitas Municipal Code:
(SEE ATTACHMENT "A")
NOW, THEREFORE, BE IT RESOLVED by the Cardiff Community
Advisory Board of the City of Encinitas that application
92-161 DR/V/EIA is hereby approved subject to the following
conditions:
(SEE ATTACHMENT "B")
BE IT FURTHER RESOLVED that in the independent judgement of the
Cardiff CAB the proj ect will result in no significant adverse
environmental impacts with incorporation of the mitigation measures
listed under Specific Condition "A" contained in Attachment "B" of
this resolution, and a Negative Declaration is hereby certified.
PASSED AND ADOPTED
following vote, to wit:
this
24th
day
of May,
1993,
by
the
AYES:
Crimmins, Fullwood, Grossman, MacFall, Sarkozy
NAYS:
None
ABSENT:
None
ABSTAIN:
None
ohn MacFall
hairman of the Cardiff
Community Advisory Board
ATTEST: ----'-
--:::;7 ..---- ~. I . .
------..-.-- ~---_. // /
T:m~~~~ ~
Associate Planner
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ATTACHMENT IIAII
FINDINGS FOR DESIGN REVIEW AND VARIANCE PERMITS
(CASE # 92-161 DR/V/EIA)
I.
Variance:
What follows are the findings of fact the Board must make to
approve the variance request pursuant to Zoning Ordinance Section
30.78.030:
A.
A variance from the terms of the zoning regulations shall be
granted only when, because of the special circumstances
applicable to the property, including size, shape, topography,
location or surroundings, the strict application of the zoning
regulations deprives such property of privileges enjoyed by
other property in the vicinity and under the same zoning
classification.
Facts: The proposal is for a proposed medical office complex
to encroach 12 ft into the required 20 ft exterior side yard
setback prescribed by Sect. 30.20.010 of the Municipal Code,
with trellis extensions on the north, south and west
elevations 4 ft. beyond the 4 ft. allowed under code.
Discussion: Special circumstances are applicable to this
property since the property is a narrow rectangular corner lot
with, on its longer sides, a 20 ft. street side yard setback
on the north side (taken from a 12 ft. required dedication)
and a 25 ft. setback on its south side as a commercial
property abutting residential ones in accordance with Section
30.20.010 (D1.) of the Municipal Code. The result is an
abnormally low approximately 40 % of the site available for
development within the required setbacks. Most Other
properties in the vicinity or in the OP zone by virtue of
their shape and/or location would not be subject to as
restrictive a setback envelope.
Conclusion: Therefore, the Board finds that special
circumstances are applicable to the project due to its long
rectangular shape, corner location, and proximity to
residential properties resulting in an unusually low
proportion of the site available for development.
B.
Any variance granted shall be subject to such conditions as
will assure that the adjustment thereby authorized will not
constitute a grant of special privileges inconsistent with the
limitations upon other properties in the same vicinity and
zone in which property is situated.
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Facts: The proposal is for a proposed medical office complex
to encroach 12 ft into the required 20 ft exterior side yard
setback prescribed by Sect. 30.20.010 of the Municipal Code,
with trellis extensions on the north, south and west
elevations 4 ft. beyond the 4 ft. allowed under code.
Discussion: Through the variance request, the applicant seeks
to enjoy a similar degree of building envelope constraint that
most other developers of properties zoned for office use would
expect. Most Office-Professional properties are of a more
conventional shape, not located on corners, or do not abut
residential zones, and therefore would enjoy a larger building
envelope.
Conclusion: Therefore, the Board finds that the grant of this
variance does not constitute a grant of special privileges
inconsistent with the limitations upon other property owners
in the neighborhood.
C.
A variance will not be granted for a parcel of property which
authorizes a use or activity which is not otherwise expressly
authorized by the zoning regulations governing the parcel of
property. The provisions of this section shall not apply to
use permits.
Facts: The proposed use is medical offices, permitted by
right in the Office-Professional Zone in accordance with
Section 30.09 of the Municipal Code.
Conclusion: Therefore, the Board finds that the proposed use
is consistent with the Municipal Code regulations governing
the parcel.
D.
No variance shall be granted if the inability to enjoy the
privilege enjoyed by other property in the vicinity and under
identical zoning classification:
1. Could be avoided by an alternate development plan which
would be of less significant impact to the site and adjacent
properties than the project requiring a variance;
2. Is self-induced as a result of an action taken by the
property owner or the owner's predecessor;
3. Would allow such a degree of variation as to constitute a
rezoning or other amendment to the zoning code;
4. Would authorize or legalize the maintenance of any public
or private nuisance.
Facts: The proposal is for a proposed medical office complex
to encroach 12 ft into the required 20 ft exterior side yard
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setback prescribed by Sect. 30.20.010 of the Municipal Code,
with trellis extensions on the north, south and west
elevations 4 ft. beyond the 4 ft. allowed under code.
Discussion: Alternative designs are available meeting
setback requirements. However, based on evidence presented by
the applicant to the Board at hearing, the Board is satisfied
that any alternative design approaching allowable floor area
ratio and lot coverage limitations would be of an inferior
design of more impact to the site and adjoining properties
because the building would need to be significantly more
massive and could not incorporate design relief necessary to
be compatible with a residential area. The need for the
variance request is not self-induced since the need for the
variance is related to unusual site configuration and location
resulting in an abnormally small available building envelope,
which is not the result of actions taken by the applicant or
the applicant's predecessor. The grant of this variance will
not constitute a rezoning or other amendment to the Municipal
Code since the need of the variance is due again to unusual
circumstances affecting this site. There is no evidence that
the grant of this variance would authorize the maintenance of
a public or private nuisance.
Conclusion: Therefore, the Board finds that there are no
alternate development plans available which would be of less
impact to the site, the variance is not self-induced, it will
not constitute a rezoning or amendment to the Municipal Code,
and it will not authorize the maintenance of a public or
private nuisance.
II.
Desiqn Review
A. The project design is not inconsistent with the General Plan, a
Specific Plan or the provisions of this Code.
Facts: With approval of the associated variance request, the
project meets all applicable development standards contained
in the Municipal Code, contained in Chapt. 30.20 (Commercial
Zones) as well as other applicable Municipal Code
Requirements. The General Plan and Municipal Code allows for
medical office uses in the Office-Professional zone.
Discussion: Apart from meeting the required exterior side
setback, the subject of the associated variance request,
review of the proj ect Fact Summary contained in the staff
report for the CAB's initial April 26 meeting indicates that
the proposed building would satisfy all technical development
standards contained in the Municipal Code including building
height, lot coverage, floor area ratio, parking, and site
landscaping requirements. No other provisions of the General
Plan or Municipal Code have been identified with which this
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proposal is inconsistent.
Conclusion: The project is consistent with the Municipal Code
and the General Plan. There is no applicable Specific Plan.
B. The project design is not substantially inconsistent with the
City's Design Review Guidelines.
Facts: Chapter 23.08 of the Municipal Code contains Design
Review Guidelines and regulatory conclusions with which the
authorized agency must find the project substantially
consistent in order to warrant approval.
Discussion:
What follows is a brief discussion of project design as it
relates to the City's adopted design criteria contained in
Chapter 23.08 of the Municipal Code:
1. site design
(Section 23.08.074) -
There are no significant assets of the property
identified, largely due to previous development on the
site. There are several mature trees which are proposed
to be removed.
Grading will occur on the site, as substantial excavation
(approx. 11,500 cu. ft.) is required to construct the
underground parking garage. However, apparent alteration
to the present landform will be minor.
No significant views have been identified through the
site with which this project would interfere.
Pedestrian access from adjoining rights-of-way is
separated via sidewalks and separate entry, although
walking across drive aisles will be necessary from some
of the parking stalls. Based upon review of the revised
traffic report from Entranco Federhart dated Dec. 9,
1992, and with incorporation of the restriping of nearby
streets (see plat attached to memo from City Traffic
Engineer Rob Blough dated Feb. 2, 1993), the project will
not adversely effect circulation patterns on adjoining
streets.
2. Building design
(Section 23.08.076) -
The building is designed with two wings of medical
offices around a central open atrium. The architectural
design of the building emphasizes horizontal planes and
is executed consistently among all elevations. Exterior
materials are also employed consistently among
elevations, consisting of horizontal taupe stained rough
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sawn wood fascia elements with gray non-reflective glass
windows between. Off-white masonry walls and cedar
planters and trellises are also utilized.
The building spans 2 lots and is 19,200 sq. ft. in area
and is thus significantly larger that any single-family
type residential structure(s) in the area, and the
building is non-residential in design. Elements of
design have been utilized to create a more residential
scale and to minimize visual or light impacts to
adjoining residential development. The building height
is a maximum 24 ft. from a grade which is approx 2 ft.
lower than that of the residence to the south, with
skylights and elevator well rising in the center of the
building an additional maximum 3 ft. The applicant
states that there will be no rooftop HVAC or other
mechanical equipment on the roof. The height of the
building is thus comparable to the height of two-story
residential buildings in the area. Increased setbacks
and articulation in wall planes has also been utilized on
the west elevation to soften the appearance of the
building. with regard to visual/noise buffering, the
geometry of the building is such that with the occupied
portions of the building set back 8 ft. from the
projecting cedar fascia/planter elements, and with the 7
ft. masonry wall along the south and east property lines,
visual and light intrusion to the home to the south would
be prevented or minimized. The 7 ft. masonry walls are
also intended to serve as noise buffers. The ventilation
system for the underground parking area is proposed to be
located on the north side away from residential
development.
3. Landscape design
(Section 23.08.077) -
A 7 ft. high Masonry wall is proposed along the north and
east property boundaries, and continues around the north
property line to the project driveway, which should
largely screen the parking areas from view from the
public right-of-way and adjoining properties. Perimeter
15 gallon size tristania trees are proposed at approx. 1
tree per 2 spaces to also provide for buffering.
All trees are of a minimum 15 gallon size, with
ornamental and specimen trees of 24" box and 36" box
sizes respectively, such that. they should achieve a
mature appearance within 3 years.
4. Signs
(Section 23.08.078) -
Project signing is
identification sign
limited to a
on the north
6 sq. ft. center
face masonry wall
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immediately east of the driveway. The sign consists of
6" blue letters on the off-white wall, lit from beneath
by a fluorescent light. Such a sign is in scale with the
building, is unobtrusive, and should be visually
compatible with the site and surrounding properties.
5. Privacy and Security (Section 23.08.079) -
Because of the 8 ft. offset of the occupied area of the
building from the wood fascia/planter elements and the
perimeter 7 ft. masonry wall, the project should provide
for privacy of the neighboring residents. Noise impacts
should also be minimized given the presence of the wall
and location of ventilation equipment away from
residential areas.
Conclusion: The project is in substantial conformance with
the City's adopted design criteria contained in Chapter 23.08
of the Municipal Code.
C. The project would not adversely affect the health, safety, or
general welfare of the community.
Facts: An Environmental Initial Assessment was performed on
the application by Marilyn F. ponseggi and Associates and a
Mitigated Negative Declaration recommended, as set forth in
the Initial Assessment presented to the Board with the April
26, 1993 staff report.
Conclusion: The Board finds that with the Mitigation Measures
established and made a part of that approval, the project
would result in no significant adverse environmental impacts.
All public services and utilities are available to the
project. Therefore, the project would not adversely affect
the health, safety, or general welfare of the community.
D. The project would not cause the surrounding neighborhood to
depreciate materially in appearance or value.
Facts: The surrounding neighborhood consists of single-family
residential uses to the south and west (across Rubenstein) of
the site, and a hospital complex across Santa Fe to the north.
To the east is a residence on an office zoned site and,
further to the east, a professional office complex.
Discussion: No aspect of this project has been identified
which would cause material depreciation to the appearance or
values of the area. While the design of the building is not
residential in character, the building is of a height and
scale which should not adversely effect the surrounding
neighborhood in terms of its appearance of property values.
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Conclusion: The design of the project would not detrimentally
affect the appearance or values of the surrounding
neighborhood.
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Applicant:
Case No:
Subject:
Location:
I.
RESOLUTION NO. C 93-01
CONDITIONS OF APPROVAL
ATTACHMENT IIBII
Lewis and Lewis Development
92-161 DR/V/EIA
19,200 sq. ft. Medical Office Complex
1205 Rubenstein
A.
SPECIFIC CONDITIONS
B.
Prior to permit issuance, the applicant shall execute and
record a covenant satisfactory to the Community
Development Department setting forth the terms and
conditions of this approval.
The applicant shall conform with the following mitigation
measures, adopted with the certification of the negative
declaration in the project in accordance with CEQA to be
verified by the Community Development Department prior to
final occupancy:
Geotechnical
1.
A full geotechnical study for this project shall be
performed after grading plans become available to
determine allowable slope ratio, soil bearing
capacity and to provide detailed grading and
foundation specifications. The report shall
address site preparation, construction of cut and
fill slopes (as appropriate), foundation and
retaining wall construction, seismic and drainage
considerations, etc. The geotechnical study shall
specifically address the proposed basement parking.
All recommendations from the geotechnical study
shall be adhered to and noted on the grading plan
prior to issuance of a grading permit. During
grading operations, cut slopes shall be observed by
an engineering geologist to verify that the
geological conditions exposed during grading are
similar to those anticipated in Geologic
Reconnaissance.
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Traffic/circulation
2.
Dedicate, widen and improve the abutting portions
of Rubenstein Avenue consistent with local street
requirements of the City of Encinitas.
3.
Participate in any fee programs adopted by the city
of Encinitas intended to assist the transportation
and circulation system.
Human Health
II.
4.
Laboratory and out-patient surgeries that would
result in medical hazardous waste shall be
prohibited.
STANDARD CONDITIONS
B.
C.
D.
E.
F.
1.
GENERAL CONDITIONS
A.
This approval will expire in two years, on May 24,
1995, at 5:00 p.m. unless the conditions have been
met or an extension has been approved by the
Authorized Agency.
This approval may be appealed to the authorized
agency within 15 calendar days from the date of
this approval.
Approval of this request shall not waive compliance
with any sections of the Zoning Development Code
and all other applicable City Ordinances in effect
at the time of Building Permit issuance unless
specifically waived herein.
The applicant shall comply with the latest adopted
Uniform Building Code, Uniform Mechanical Code,
Uniform Plumbing Code, National Electric Code,
Uniform Fire Code, and all other applicable codes
and ordinances in effect at the time of building
permit issuance unless specifically waived herein.
This approval shall become null and void if
building permits are not issued for this project
within two years from the date of project approval.
Permits from other agencies will be required as
follows:
California Coastal Commission
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G.
Project is approved as modified as evidenced by the
plans consisting of 6 sheets including site plans,
floor plans, elevations, and landscape plans dated
received by the City of. Encinitas on August 25,
1992 and revised site plan dated received May 24,
1993 and signed by a City Official as approved by
the Cardiff Community Advisory Board on May 24,
1993 and shall not be altered without Community
Development Department review and approval.
APPLICANT SHALL CONTACT THE DEPARTMENT OF COMMUNITY DEVELOPMENT
REGARDING COMPLIANCE WITH THE FOLLOWING CONDITIONS:
2.
SITE DEVELOPMENT
B.
C.
3.
A.
Trash receptacle shall be enclosed by 6 foot high
decorative solid wall with view-obstructing gates.
Design and location shall be subject to review
approval by the Department of Community
Development.
For a new commercial or industrial development, or
addition to an existing development, 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 Fees, Drainage
Fees and Park Fees. These fees shall be paid prior
to Building permit issuance.
Any change to the natural drainage or concentration
of drainage shall be adequately handled and shall
not impact adjacent properties.
PARKING AND VEHICULAR ACCESS
A.
B.
Parking lot layout shall meet the standards of the
Zoning Ordinance and the off street Parking Design
Manua l.
Driveways shall meet the standards of the Zoning
Ordinance, Publ ic Works Standards, and the
Offstreet Parking Design Manual.
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4.
LANDSCAPING
A.
A detailed landscape and irrigation plan shall be
submitted to and approved by the Community
Development Department prior to the issuance of
building permits.
All required plantings and irrigation systems shall
be in place prior to use or occupancy of new
buildings or structures. All required plantings
and irrigation systems shall be maintained in good
condition, and whenever necessary, shall be
replaced to ensure continued compliance with
applicable landscaping, buffering, and screening
requirements. All landscaping shall be maintained
in a manner that will not depreciate adjacent
property values and otherwise adversely affect
adjacent properties.
B.
APPLICANT SHALL CONTACT THE ENCINITAS FIRE PROTECTION DISTRICT
REGARDING COMPLIANCE WITH THE FOLLOWING CONDITIONS:
5.
FIRE
A.
B.
C.
D.
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 adequate, permanent access
for emergency vehicles. Said access shall be
maintained to the satisfaction of the Fire
District.
All designated emergency access roads shall be
posted pursuant to the Fire District standards.
All two-way traffic aisles shall be a minimum of 24
feet wide and emergency access shall be provided,
maintained free and clear, a minimum of 24 feet
wide at all times during construction in accordance
with Fire District requirements.
Numbers shall be clearly visible from the street
fronting the structure. 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. Address numbers shall
be displayed on this monument.
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E.
structures shall be protected by automatic fire
sprinkler systems. Sprinkler systems shall be
installed to the satisfaction of the Encinitas Fire
Protection District.
F.
Prior to final recordation, the applicant shall
submit a letter from the Fire District stating that
all development impact, plan check and/or cost
recovery fees have been paid or secured to the
satisfaction of the District.
APPLICANT SHALL CONTACT THE COMMUNITY SERVICES DEPARTMENT REGARDING
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
All City Codes, regulations, and policies in effect at the time of
tentative map approval shall apply.
6.
D.
E.
Gradinq Conditions
A.
The developer shall obtain a grading permit prior to the
commencement of any clear 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
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
City Engineer and verify compliance with Chapter 23.24 of
the Encinitas Municipal Code.
C.
No grading shall occur outside the limits of the PROJECT
unless a letter of permission is obtained from the owners
of the affected properties.
All newly created slopes within this project shall be no
steeper than 2:1.
A soils/geological/hydraulic report (as applicable) shall
be prepared by a qualified engineer licensed by the State
of California to perform such work at first submittal of
a grading plan.
7.
Drainaqe Conditions
A.
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
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8.
grading plan and shall be constructed to the satisfaction
of the City 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 city
Engineer and shall guarantee their maintenance and
satisfactory performance through cash deposit and bonding
in amounts and types suitable to the City Engineer.
B.
A drainage system capable of handling and disposing of
all surface water originating within the subdivision, and
all surface waters that may flow onto the subdivision
from adjacent lands, shall be required. Said drainage
system shall include any easements and structures as
required by the City Engineer to properly handle the
drainage.
C.
The developer shall pay the current local drainage area
fee prior to approval of the final map for this project
or shall construct drainage systems in conformance with
the Master Drainage Plan and City of Encinitas Standards
as required by the City Engineer.
D.
Concentrated flows across driveways and/ or sidewalks
shall not be permitted.
E.
The drainage system shall be designed to ensure that
runoff resulting from a 100-year frequency storm of 6
hours or 24 hours duration under developed conditions, is
equal t or less than the runoff from a storm of the same
frequency and duration under existing developed
conditions. Both 6 hour and 24 hour storm durations
shall be analyzed to determine the detention basin
capacities necessary to accomplish the desired results.
A.
street Conditions
B.
The developer shall make an offer of dedication to the
City for all public streets and easements required by
these conditions or shown on the SITE DEVELOPMENT PLAN.
The offer shall be made PRIOR TO ISSUANCE OF ANY BUILDING
PERMIT for this project. All land so offered shall be
granted to the City free and clear of all liens and
encumbrances and without cost to the City. Streets that
are already public are not required to be rededicated.
12 feet shall be dedicated by the developer along the
subdivision frontage at Santa Fe Avenue based on a center
line to right-of-way width of 42 feet and in conformance
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9.
with City of Encinitas Standards. The referenced
centerline is also the north section line of Section 22,
Township 13 South, Range 4 West. The required right-of-
way shall be sufficient to construct the improvements
shown on the plan submitted by the applicant, and
labelled "Santa Fe Avenue/Rubenstein Avenue Long Term."
C.
Direct access rights for all lots abutting Rubenstein
Avenue shall be waived on the building plans.
D.
Prior to any work being performed in the public right-of-
way, a right-of-way construction permit shall be obtained
from the City Engineers office and appropriate fees paid,
in addition to any other permits required.
E.
The developer shall obtain the City Engineer's approval
of the project improvement plans and enter int a secured
agreement with the City for completion of said
improvements prior to issuance of any building permit
within this project. The improvements shall be
constructed and accepted for maintenance by the City
Council prior to occupancy of any building permit for any
unit within the project. The improvements are: 'The
improvements shown on the plan submitted by the
applicant, and labelled "Santa Fe Avenue/Rubenstein
Avenue Long term. II Improvements shall meet City of
Encini tas Standards for pavement thickness, curb and
sidewalk locations, and quality of materials.'
F.
The developer shall pay a pro-rata share for the
installation or modification of the traffic signals at
Santa fe Avenue and Devonshire/Rubenstein Intersection
prior to building permit issuance.
utilities
A.
B.
C.
D.
The developer shall comply with all the rules,
regulations and design requirements of the respective
utility agencies regarding services to the project.
The developer shall be responsible for coordination with
S.D.G. & E., Pacific Telephone, and other applicable
authorities.
All proposed utilities within the project shall be
installed underground including existing utilities unless
exempt by the Municipal Code.
The developer shall be responsible for the relocation and
undergrounding of existing public utilities, as required.
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