Agenda, first session — Del Mar City Council, May 19, 2026 (part 1 of 2)

Del Mar City Council Meeting Agenda
Del Mar Town Hall
1050 Camino del Mar, Del Mar, California
May 19, 2026 City Council Meeting

INFORMATION RECEIVED

AFTER THE COUNCIL AGENDA

WAS DISTRIBUTED
(“Red Dots”)
Sheppard, Mullin, Richter & Hampton LLP
501 West Broadway, 18th Floor
San Diego, CA 92101
T: +1.619.338.6500 | F: +1.619.234.3815 sheppard.com
May 13, 2026 +1.619.338.6530
[email protected]
File Number: 47WF-387822

VIA E-MAIL AND HAND DELIVERY
City of Del Mar
Mayor Tracy Martinez and City Council
1050 Camino Del Mar
Del Mar, CA 92014
Email: [email protected]
Re: Notice of Deemed Approved Application (PDA 220-1/ CDP 23-008) and Coastal Response; Notice of Public Hearing (May 19, 2026) and Legal Obligation to Submit Notice of Final Approval
Dear Mayor Martinez and Members of the City Council:

Enclosed please see our Notice of Deemed Approval (Exhibit A) submitted to the Coastal Commission on May 4, 2026, in accordance with Coastal Commission guidance.1 As we previously advised the City, via correspondence of the same date addressed to the City Attorney, City Manager and Planning Director (Exhibit B), Administrative Coastal Development Permit (“ACDP”) 23-008 (the “Project”) has been deemed approved as a matter of law pursuant to Government Code section 65956(b).

In response to our Notice, Coastal Commission counsel has provided the attached clarification (Exhibit C) that, pursuant to Commission regulations section 13571(b) and Section 30603(d) of the Coastal Act, the City is required to submit the Notice of Final Action (“NOFA”) in order to comply with the appeals process at Coastal Act section 30603(b). Since the Project has been deemed approved as a matter of law as detailed in our previous correspondence, we anticipate the City will comply with its obligations to submit a NOFA to the Coastal Commission following its noticed public hearing on May 19.2
Your counsel and staff and Coastal Commission counsel and staff are copied herein to ensure all parties are aware of next steps regarding the Project approval. 1 Memorandum from Dr. Kate Hucklebridge, Executive Director, California Coastal Commission, regarding “AB 130 and Coastal Commission Appeals When Projects are Deemed Approved” (Sep. 5, 2025); available at:
https://documents.coastal.ca.gov/assets/lcp/AB%20130%20and%20Coastal%20Commission% 20Appeals%20When%20Projects%20Are%20Deemed%20Approved.pdf 2 We note that, following our correspondence of May 4, 2026, notifying the City of defects in its original emailed notice, the City subsequently posted notice of its May 19 hearing on May 5, 2026.

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City of Del Mar
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We would like to note our appreciation for Coastal staff’s statement of strong support for affordable housing in the Coastal Zone, such as that provided by the Project. Coastal staff further describes that, “such projects are extremely high priority given the statewide housing crisis, the Commission’s environmental justice policies, and the goal to maximize public access as expressed by Section 30210 of the Coastal Act and the California Constitution.” The applicant for the Seaside Ridge Project is in full alignment with Coastal staff as has been fully described in our Notice and past correspondence with the City in its processing of ACDP 23-008. At its core, Seaside Ridge seeks to expand public access and housing opportunities in the Coastal Zone, and in one project alone the City has the opportunity to deliver 42 lower income units and 43 moderate income units and maximize public access in an area of the City generally off limits to the public.

We must clarify that the deemed approved remedy pursuant to Government Code section 65956(b) (as amended by AB 130) is unrelated to the Builder’s Remedy under the Housing Accountability Act (Government Code section 65589.5); as the Department of Justice has previously advised, evading a lawful Builder’s Remedy application would be a violation of Government Code section 65589.53 and the Coastal Act itself (Public Resources Code sections 30007 and 30604(f)-(g)) encourages affordable housing and limits the situations in which coastal permitting agencies may reduce residential densities below that sought by applicants. 4 In order to ensure the public has the maximum notice of the City’s legal obligations with respect to the Project, please include this correspondence in the record relating to the upcoming May 19 hearing on the Project. We look forward to the City’s cooperation with its legal obligations as discussed herein and directed by the Coastal Commission.

Sincerely,
Brooke Miller
for SHEPPARD, MULLIN, RICHTER & HAMPTON LLP
SMRH:4934-5345-0411.2
cc (via email only):

Carol Lazier
Robin Mayer
Lindsey Cain
David Pai
Ralph Hicks
Ashley Jones
Karen Brindley
Camille El-Khoury
3 Correspondence from David Pai, Supervising Deputy Attorney General, California Department of Justice to the City of Del Mar, December 5, 2025.
4 Correspondence from David Pai, Supervising Deputy Attorney General, California Department of Justice to the City of Del Mar, February 13, 2026.

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City of Del Mar
May 13, 2026

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Paula Whalen
22nd DAA (Sam Nejabat, Chair)
NCTD
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City of Del Mar
May 13, 2026

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Exhibit A
Notice of Deemed Approved Application
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Date of Notice: May 4, 2026
Notice Sent to: Contact:

California Coastal Commission Brooke Miller
San Diego District Office Sheppard
7575 Metropolitan Drive, #103 501 W. Broadway, 18th Fl.

San Diego, CA 92108 San Diego, CA 92101
[email protected]
Delivered via email: [email protected]
Please note the following Notice of Deemed Approval of an administrative coastal development permit application:

Project Information
Administrative Coastal Development Permit No. 23-008 – The project proposed is to allow for the construction of a 259-unit Housing Development Project in the City of Del Mar.

The project is subject to ministerial approval pursuant to Government Code sections 65589.5(f)(6)(D) and 65583.2(h)-(i) and the Del Mar Municipal Code and Local Coastal Program certified by the California Coastal Commission. The project application was deemed complete as a matter of law on September 29, 2025, pursuant to Government Code section 65943(c), due to the City of Del Mar’s failure to provide a final written determination within 60 days of the project applicant’s appeal of City staff’s incomplete determination to the City Council filed July 31, 2025. Pursuant to Government Code section 65950(a)(6), the City was required to approve ministerial permits for the project within 60 days thereafter (by November 28, 2025)1. Pursuant to Government Code section 65956(b), since the City failed to take action on the ministerial permits as required by law, the project application was deemed approved on January 27, 2026. This Notice is provided pursuant to 14 C.C.R. section 13571(b)(1) and Coastal Commission guidance.2
Application Filing Date: March 30, 2023
Applicant: Manuel Nieto, 2717 Via de la Valle, Del Mar, CA 92014 Owner: Carol Anne Lazier, Trustee of the Stensrud Lazier Holding Trust Location: 929 Border Avenue, Del Mar, CA 92014
APNs: 298-241-06, 298-241-07 & 299-030-14
Final Action Information
Final Local Action: Deemed Approved pursuant to Government Code section 65956(b) Final Action Body: City of Del Mar
1 See also, Gov. Code §§ 65928(b)(1)(B), 65905.5, governing application to the Project. 2 Memorandum from Dr. Kate Hucklebridge, Executive Director, California Coastal Commission, regarding “AB 130 and Coastal Commission Appeals When Projects are Deemed Approved” (Sep. 5, 2025); available at:
https://documents.coastal.ca.gov/assets/lcp/AB%20130%20and%20Coastal%20Commission%20 Appeals%20When%20Projects%20Are%20Deemed%20Approved.pdf May 19, 2026 Item 8
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California Coastal Commission Appeal Information
This Final Action is:
 NOT appealable to the California Coastal Commission.

Appealable to the California Coastal Commission. The Coastal Commission's 10- working day appeal period begins the first working day after the Coastal Commission receives an adequate notice. The action is not effective until after the Coastal Commission's appeal period has expired and no appeal has been filed.

Overview
Seaside Ridge (also referred to herein as the Project) is a Housing Development Project located in the City of Del Mar (City) that seeks to expand public access and housing opportunities in the Coastal Zone. The Project addresses the statewide housing crisis and specifically the housing shortage in the San Diego coastal region. The Project proposes 49% of its base zone units (utilizing a density of 25 dwelling units per acre [du/ac] consistent with the application of State housing law) designated as affordable (42 lower income units, 43 moderate units, and 88 market rate units) qualifying for 50% density bonus with 24% lower income set-aside of base zone units (86 bonus units), for a total of 259 apartment rental units. The Project provides much-needed housing in the City in all income ranges, including households with moderate, low, very low, and extremely low income, and provides equitable access to coastal resources. Seaside Ridge would help the City comply with State housing law by providing housing opportunities for a range of income groups. The Project would fulfill 78% of the City’s immediate need for 54 lower income units on vacant sites in the 6th housing cycle and well over 100% of the City’s assigned moderate-income Regional Housing Needs Assessment (RHNA) need.

Seaside Ridge utilizes a design that ensures its residents and the general public will be safe from coastal hazards. The Project is located on property that has adequate public services and incorporates a comprehensive package of design features and voluntary contributions to enhance coastal resources and minimize coastal resource impacts. The Project includes a public park to be operated by Seaside Ridge, ample blufftop lateral and vertical public access, and onsite public parking. The Project incorporates increased blufftop setbacks for above- and below-grade structures to account for coastal hazards and to ensure sufficient lateral blufftop public access is accommodated for its public park. Seaside Ridge fully complies with the City’s objective design standards required by the City of Del Mar’s certified Local Coastal Program (LCP) Housing Element Implementation Overlay Zone (HEI-OZ), certified by the California Coastal Commission (CCC) on July 13, 2022.

The Project, which is conveniently located near major transportation corridors and near large employment centers in Sorrento Mesa and Carlsbad, features a scaled design sensitive to the coastal bluff and ensures public safety through improved pedestrian and bicycle circulation. The actions of the State to create an expedited pathway for this land to become May 19, 2026 Item 8
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part of the solution to the region’s worsening housing crisis is a welcome opportunity to make a meaningful impact for those who cannot otherwise afford to live in this special area of the region. These individuals include police officers, firefighters, nurses, teachers and service industry workers. Not only does Seaside Ridge deliver real housing opportunities for people with varying incomes, but it will also help bring the City into compliance with State housing law.

Though affordable housing is no longer a stated coastal resource per se in the Coastal Act, Seaside Ridge achieves the spirit of the CCC’s Statewide Interpretive Guidelines on Affordable Housing in the Coastal Zone, dated May 5, 1981. The Guidelines state, “Meaningful access to the coast requires housing opportunities as well as other forms of coastal access... If the coast is not to exclude the less affluent members of society and become an exclusive enclave of the wealthy, affordable housing must be protected, encouraged, and, where feasible, provided.” Further, Coastal Act section 30604(g) states, “The Legislature finds and declares that it is important for the [Coastal] commission to encourage the protection of existing and the provision of new affordable housing opportunities for persons of low and moderate income in the coastal zone.” Coastal Act section 30604(f) reinforces that, when reviewing residential development applications as defined in Government Code section §65589.5(h)(3) (“Housing for very low, low-, or moderate-income households”, which includes the Project), a local agency or the CCC on appeal cannot reduce residential densities below that sought by the applicant, if that density is within that permitted by local zoning and any density bonus, unless substantial evidence supports a finding it “cannot feasibly be accommodated” in conformity with the LCP.

Using State density bonus law allowances and cost savings via requested concessions, the Project is able to provide 78% of the City’s need for 54 lower income units on vacant sites in the 6th Cycle and well over 100% of the City’s assigned moderate income RHNA need.

Seaside Ridge does not request the use of reduced parking ratios under State density bonus law allowances (Government Code section 65915(p)(1)) but instead, provides onsite parking well above the LCP’s minimum requirements, as well as an additional 25 spaces for use by the general public.

Seaside Ridge assumes no reliance on shoreline devices (e.g., seawalls, revetments, riprap barriers, etc.) and would not substantially alter natural landforms along bluffs or cliffs. As the CCC is aware, the City’s certified LCP does not currently include sea level rise policies in its Land Use Plan (LUP) or Implementing Ordinances (IO). While once considered for incorporation into its LCP, in June 2021, the City Council voted to formally withdraw an LCP amendment just prior to the CCC’s consideration. The withdrawal was based on the City’s acceptance of several policy changes requested by the CCC including a provision for managed retreat (relocating homes) to address hazards associated with rising sea levels.

The City disagreed with the CCC’s requests and determined they were not in the best interest of the City. As stated in the City’s withdrawal letter to the CCC, “The Coastal Commission’s modifications reintroducing managed retreat for private property would irreversibly harm Del Mar, Del Mar beaches, the millions of beach visitors each year, and the 700+ homes in the beach community. The modifications also include new deed restriction and altered bluff erosion rate calculation requirements for Coastal Bluff Overlay May 19, 2026 Item 8
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Zone with potential to further apply to another 500+ homes on the South Bluff.” By withdrawing the LCP amendment, the City’s LCP does not have provisions for long-term adaptation policies to address coastal hazards along its shoreline or to protect the rights of the public and private property owners.

To achieve compliance with the sea level rise policies and requirements in the Coastal Act, the Seaside Ridge development includes voluntary commitments to provide a package of disclosures, deed restrictions, acknowledgements, and public access contributions to provide first-time, new public bluff-top access to the entire bluff frontage of the property. The Project also creates first-time, new significant and panoramic scenic vistas of the Pacific Ocean on a property where such views or public access does not currently exist. A Public Access Signage Plan is included in the Project’s Landscape Package and would be implemented to guide users around the site and to 25 onsite public parking spaces provided for use by the general public.

Project Setting
Seaside Ridge is located on a 6.91-acre site comprised of developable, vacant land. Of the

6.91 acres, 6.24 acres is located west of Camino Del Mar and 0.67 acres is located east of Camino Del Mar. The Seaside Ridge development is located entirely on the west 6.24-acre portion (currently zoned for residential development) and no development is proposed on the east 0.67-acre portion. Only the east portion of the parcel is located in the Floodway Zone and Lagoon Overlay Zone. No development is proposed on the east 0.67-acre portion.

The larger 6.24-acre west portion of the parcel is a relatively flat, disturbed vacant parcel that is not located in the City’s Floodway Zone or Lagoon Overlay Zone.

While the Project site is an ocean-fronting bluff-top parcel, the site is a large vacant lot served by roads and utilities and extends over 750 feet on its north boundary and over 500 feet in depth on its south boundary. In context, the westerly boundary of the site that involves the bluff is relatively small compared the rest of the developable site.

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Biological Resources
The Seaside Ridge application package includes an extensive Biological Impact Assessment (Assessment) prepared by Alden Environmental dated September 30, 2022 The Assessment was submitted to the City in the Seaside Ridge Preliminary Development Application on October 4, 2022, and subsequently with the Administrative CDP Application on March 30, 2023. The Assessment was prepared within six months of the Application submission to the City and has been on-file for the City’s review and reference. The Assessment makes the following conclusions on page 7:

The site is developed, heavily disturbed, and surrounded by development. The biological resources on site are of low quality and limited to the coastal beach bluff. The project would not impact any sensitive vegetation community and entirely avoids the coastal beach bluff, with an additional 50-foot buffer. In addition, no sensitive plant or animal species were observed or are expected to occur on site based on the site visits, historical mapping, and the surrounding land uses. Pre-construction nesting bird surveys are recommended as a [Migratory Bird Treaty Act] MBTA and California Fish and Game Code compliance measure to ensure impacts to nesting bird species do not occur during the breeding season.

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Public Views
The Seaside Ridge application package includes written findings as part of the City’s Supplemental CDP Questionnaire that specifically describes how the proposed development is consistent with and implements public view protection policies IV-22 through IV-27 of the City’s LUP. The findings contained in the Supplemental CDP Questionnaire identify LUP consistency as follows:

LUP Policy IV-22
Finding: The Project voluntarily provides first time, new public bluff-top access to the entire bluff frontage of the property and creates first time, new significant and panoramic scenic vistas of the Pacific Ocean on a property where such views or public access do not currently exist.

LUP Policy IV-23
Finding: The Project is not located between 15th Street to the south City border. The Project creates panoramic public views and provides first-time public lateral blufftop access along the entire width of a coastal bluff top in a sensitively designed public access area.

LUP Policy IV-24
Finding: Public views of the ocean through and/or over the project site are not visible from Camino Del Mar due to topography.

LUP Policy IV-25
Finding: The Project is not located near the Los Peñasquitos Lagoon. Therefore, preserving and/or restoring views of the San Dieguito Lagoon is not applicable.

LUP Policy IV-26
Finding: The Project is not located on Jimmy Durante Boulevard or San Dieguito Drive.

Therefore, preserving and/or restoring views of San Dieguito Lagoon is not applicable.

LUP Policy IV-27
Finding: The Project complies with the City's LCP HEI-OZ objective design standards and creates panoramic public views of the ocean on the City's North Bluff.

The Seaside Ridge resubmittal package includes Project renderings from key public viewing areas and public streets included as part of the Landscape Plan package submitted to the City. These locations include views of the Project site and proposed Seaside Ridge buildings May 19, 2026 Item 8
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from public viewing locations at the Del Mar River Path Trail, North Beach, Border Avenue via the existing bluff-top access easement gate, and Via de la Valle.

Based on the topography of the Project site, location of the proposed development and analysis provided in the Seaside Ridge application, the Project complies with the City’s LUP Public View protections. While the Project site is visible from some public viewing areas, the Project site is generally in the center of the area referred to as the City’s “North Bluff” and largely obscured from public view for the reasons noted above. As such, the specific Project site is observable from public views but not a major view corridor where public views to the ocean area visible over or through the Project site from any public viewing areas or public street. The Project is set back from the bluff and buildings are terraced from west to east to provide a scaled visual transition from the coast inland. Taller buildings are clustered to the center and east portions of the site, and new coastal public view corridors will be provided onsite that can be shared by visitors, residents, and the general public. The Project creates new scenic views from the City’s “North Bluff” that have never been available to the general public and is a key component of the Project that has been voluntarily offered by the property owner.

As described in the Seaside Ridge application, the Project incorporates many design features and components to ensure consistency with the Coastal Act and LCP’s public view and access provisions, while still producing a range of housing for all income groups pursuant to State housing law, State housing element law and State density bonus law.

Bluff Erosion & Sea Level Rise
The Seaside Ridge application package includes a robust Geotechnical Investigation with Bluff Erosion Rates and Sea Level Rise Projections prepared by GEOCON dated March 29, 2023. The Geotechnical Investigation package includes Appendix A, Field Verification; Appendix B, Laboratory Test Results; Appendix C, Slope Stability Analysis; Appendix D, Bluff Retreat Analysis prepared by Michael Hart; Appendix E, Third-Party Independent Review of Seaside Ridge Bluff Erosion, Slope Stability and Sea Level Rise Projections prepared by Dr.

Benjamin Benumof, Ph.D.; Appendix F, Calculations; and Appendix G, Recommended Grading Specifications. The report and appendices have been on-file with the City for their review.

The Geotechnical Evaluation makes the following conclusion summary on page 1:

The results of our study indicate that the site can be developed as planned, provided the recommendations of this report are followed including ample structural setbacks from the top of bluff well beyond the minimum required by the certified City of Del Mar Local Coastal Program (LCP). The sea level rise projections included herein incorporate guidance from the California Coastal Commission (CCC) and Ocean Protection Council (OPC) including an analysis of a H++ scenario.

The Geotechnical Investigation was stamped by two certified engineering geologists (Dave Evans and Michael Hart), a registered professional engineer (Trevor Myers), and Dr.

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Benjamin Benumof, Ph.D., who performed an independent evaluation of bluff-top erosion rate and slope stability studies prepared for the Project and an independent sea level rise investigation and analysis for the Project.

Consistent with the CCC’s Sea Level Rise Guidance, Seaside Ridge utilized the best available, up-to-date scientific information about coastal hazards and sea level rise to determine consistency with the City’s LCP and Coastal Act provisions. This included a process that involved the following steps:
1) Evaluating historic bluff erosion; and
2) Identifying sea level rise projections in line with statewide guidance from the CCC and OPC; and
3) Analyzing the physical effects of sea level rise and bluff erosion under a medium-high risk aversion scenario; and
4) Assessing the impacts to future development and coastal resources including if the proposed residential units, above- and below-grade building sites and voluntary public access are vulnerable to sea level rise impacts; and 5) Determining whether the proposed development is appropriate including consistency with the LCP and Coastal Act and the inclusion of design modifications, adaptive strategies and other recommendations from qualified geotechnical engineers, structural engineers and civil engineers.

With respect to bluff retreat, the Geotechnical Investigation provides the following recommendation on page 14 based on the analysis performed including CCC and OPC guidance and an analysis of a H++ scenario [note that the study was completed prior to the removal of the H++ scenario by OPC]:

The future rate of bluff retreat for the Site assuming the Simple Equation with a 0.5 percent probability of exceedance sea level rise under a high emission scenario (medium-high risk aversion), equates to 33 total feet of retreat in a 75-year span, or 43 feet to 73 feet from the top of bluff when a 1.5 F.S is applied. This is the recommended blufftop setback; however, for conservatism, and to provide an additional measure to ensure ongoing public access even if an unlikely coastal hazard event was to occur, an additional 17 feet was added to increase the setback from 60 feet to 90 feet from the top of bluff when a 1.5 F.S. is applied.

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33-foot setback considered an accelerated erosion rate due to projected sea level rise using a conservative, low probability of occurrence scenario. An additional setback was added to the above calculation for consistency with Chapter 3 of the Coastal Act, to accommodate for coastal hazards and to ensure sufficient lateral blufftop public access is maintained over the Project’s life. As such, the Project includes a FS 1.5 + 33 feet, plus an additional minimum 95-foot setback for below-grade structures (bluff to parking garage) and FS 1.5 + 33, plus an additional minimum 17-foot setback for above-grade structures (bluff to first grouping of above-grade structures). As previously noted, these setbacks were incorporated into the design prior to the removal of the H++ scenario by OPC; however, notwithstanding the H++ scenario’s removal, these would remain the proposed setbacks for the development.

Additionally, Seaside Ridge was designed such that removal of the first westernmost grouping of above-grade structures is possible in the event of extreme coastal hazards. The Project assumes no reliance on shoreline devices (e.g., seawalls, revetments, rip-rap barriers, etc.) and onsite irrigation and meteoric water would be collected via storm drain system and conveyed easterly away from the ocean-fronting bluff.

Flooding
Seaside Ridge is located on vacant candidate housing sites in the City’s 6th Cycle Housing Element and is not located in a floodplain as identified in the City’s LCP and FEMA Flood Insurance Rate Map (FIRM). As a result, the development of affordable housing at the Project site does not put households at risk of coastal flooding and storm surge events, to be exacerbated by the effects of climate change and sea level rise, nor does it require floodrelated adaptive measures to avoid hazards associated with sea level rise, including raising building pad elevations, emergency pumps or shoreline modifications such as dikes, berms and sea walls.

Seaside Ridge locates affordable housing outside of the City’s flood-prone areas and utilizes vacant sites that are available for development as identified in the City’s 6th Cycle Housing Element. The exhibit below shows the location of the Project site in relation to the Special Flood Hazard Areas identified in the City pursuant to the most recent FEMA FIRM Panel 1307 dated December 2019.

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Source: FEMA FIRM Panel 1307 dated December 2019
LCP & Coastal Act Consistency
Seaside Ridge is located entirely in the Coastal Zone, within the CCC’s appealable jurisdiction and is subject to the City’s LCP and Coastal Act. Due to the Project’s byright/ministerial processing allowance by State housing law, Seaside Ridge has requested processing from the City via an Administrative CDP and has acknowledged that the Administrative CDP would be appealable to the CCC due to the Project site’s location between the sea and first public road.

Seaside Ridge has demonstrated conformance with all applicable LCP requirements including public access and coastal resources in its application submittal documents and reports provided to the City on March 30, 2023, including a thorough analysis of geotechnical, bluff erosion, projected sea level rise, biological, cultural and paleontological, water quality and public safety, and the incorporation of project design features to ensure bluff sensitivity and long-term public access, and a new public park along the entire bluff frontage for use by the general public. The subject property and density of 25 du/ac have already been considered by CCC staff and the CCC as part of its review and certification of the City’s LCP HEI-OZ on July 13, 2022.

The Project site is located in the LCP Coastal Bluff Overlay (CB-OZ), the Beach Overlay (BOZ), and the Bluff, Slope and Canyon Overlay Zones (BSC-OZ) and complies with all applicable policies and requirements, with the inclusion of allowances pursuant to State Project Site
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density bonus law. As summarized herein, the Project definitively addresses coastal resources and coastal resource protections.

The Project was designed to meet the objective design and development standards, including Mitigation Monitoring and Reporting Program (MMRP) requirements, of the City’s LCP HEI-OZ. This includes a considerable list of locally-imposed development and design standards that are part of the City’s zoning requirements and LCP (Del Mar Municipal Code (DMMC) Section 30.92.040). Seaside Ridge meets the HEI-OZ development and design standards and MMRP requirements with exception to a portion of the otherwise required front yard setback to accommodate an Americans with Disability Act (ADA) accessible elevator, associated infrastructure and the east building, steep slope provisions to allow for required vehicular and pedestrian access to the Project site from Camino Del Mar including emergency vehicle access and ADA access, and minimal garage stall reductions to allow for cost savings in the Project to facilitate the construction of affordable units. Seaside Ridge complies with the following list of HEI-OZ development and design standards and MMRP requirements:
 Density
 Setbacks including landscaped buffer and upper story setbacks  Average unit size
 Building façade
 Roof decks
 Flat-roof design
 Single-story volume
 Ceiling heights
 Deck size and location
 Covered outdoor areas
 Earth tone paint and material colors
 Roof appurtenances, mechanical equipment and screening  Ground-mounted mechanical and electrical equipment
 Trash receptacles
 Outdoor storage areas
 Gutters and downspouts
 Hardscape
 Screening plants
 New tree sizes
 Non-invasive species
 Native species
 Parking conformance with DMMC Chapter 30.80
 Garage parking
 Private drive aisles
 Curb cuts
 Driveway slope
 Exterior lighting
 Lighting fixtures full cut off or fully shielded
 Lighting fixture location
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 Flood, accent and pole-mounted lighting
 Minimization of flood risk not applicable
 Cultural/historic/archaeological resources
 Biological resources
 Paleontological resources
 Public views
 Steep slopes as specified in DMMC Section 30.52.060(A)  Wildfire not applicable
 Flooding not applicable
Though affordable housing is no longer a stated coastal resource per se in the Coastal Act, Seaside Ridge achieves the spirit of the CCC’s Statewide Interpretive Guidelines on Affordable Housing in the Coastal Zone, dated May 5, 1981. The Guidelines state “Meaningful access to the coast requires housing opportunities as well as other forms of coastal access... If the coast is not to exclude the less affluent members of society and become an exclusive enclave of the wealthy, affordable housing must be protected, encouraged, and, where feasible, provided.” Further, Coastal Act section 30604(g) states that “The Legislature finds and declares that it is important for the [Coastal] commission to encourage the protection of existing and the provision of new affordable housing opportunities for persons of low and moderate income in the coastal zone.” Coastal Act section 30604(f) reinforces that, when reviewing residential development applications as defined in §65589.5(h)(3) (“Housing for very low, low-, or moderate-income households”, which includes the Project), a local agency or the CCC on appeal cannot reduce residential densities below that sought by the applicant, if that density is within that permitted by local zoning and any density bonus, unless substantial evidence supports a finding it “cannot feasibly be accommodated” in conformity with the LCP.

Seaside Ridge provides new affordable housing opportunities in the Coastal Zone and provides much-needed housing for Del Mar in all income ranges, including households with moderate, low, very low and extremely low income, and gives equitable access to coastal resources. The Project provides 78% of the City’s need for 54 lower income units on vacant sites in the 6th Cycle and well over 100% of the City’s assigned moderate income RHNA need.

Great care was taken in the preparation of the Seaside Ridge development application to ensure that the new residential development and public access areas are consistent with the City’s LCP and Coastal Act, including key policies relating to the protection of coastal resources and hazards. These include Coastal Act sections 30250, 30253, 30235, 30240 and section 30270 which requires an accounting for sea level rise formally under the Coastal Act. The following summary of findings with these Coastal Act sections is provided below.  Coastal Act Section 30250: Location; existing developed area.

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Del Mar public right-of-way. Seaside Ridge has demonstrated conformance with all applicable LCP requirements and, due to project design features and extensive analysis, will not have significant adverse effects, either individually or cumulatively, on coastal resources. Extensive analysis is provided in the Project record on-file with the City for the Project site (and in proximity to the site) related to public access and coastal resources. Said analysis includes geotechnical, bluff erosion, projected sea level rise, biological, cultural and paleontological, water quality, public safety, project design features to ensure bluff sensitivity and long-term public access. Seaside Ridge voluntarily provides a new park along the entire bluff frontage for use by the general public with additional bluff-top setbacks for building design to ensure the public space is maintained in the long-term.
 Coastal Act Section 30253: Minimization of adverse impacts.

Subsection (a):

Seaside Ridge is new development in the Coastal Zone and as extensively documented in the Project’s geotechnical, bluff erosion and projected sea level rise studies, has minimized risks to life and property in geologic areas. The Project site is not located in a flood or fire hazard area.

Subsection (b):

Seaside Ridge is designed pursuant to a robust Geotechnical Investigation with Bluff Erosion Rates and Sea Level Rise Projections prepared by GEOCON dated March 29, 2023. The Geotechnical Investigation package includes Appendix A, Field Verification; Appendix B, Laboratory Test Results; Appendix C, Slope Stability Analysis; Appendix D, Bluff Retreat Analysis prepared by Michael Hart; Appendix E, Third-Party Independent Review of Seaside Ridge Bluff Erosion, Slope Stability and Sea Level Rise Projections prepared by Dr. Benjamin Benumof, Ph.D.; Appendix F, Calculations; and Appendix G, Recommended Grading Specifications. The Geotechnical Evaluation makes the following conclusion summary on page 1:

The Geotechnical Investigation was stamped by two certified engineering geologists (Dave Evans and Michael Hart), a registered professional engineer (Trevor Myers), and Dr. Benjamin Benumof, Ph.D., who performed an independent evaluation of bluff-top erosion rate and slope stability studies prepared for the Project and an independent sea level rise investigation and analysis for the Project.

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Consistent with the CCC’s Sea Level Rise Guidance, Seaside Ridge utilized the best available, up-to-date scientific information about coastal hazards and sea level rise to determine consistency with the City’s LCP and Coastal Act provisions. This included a process that involved: 1) evaluating historic bluff erosion; 2) identifying sea level rise projections in line with statewide guidance from the CCC and the Ocean Protection Council (OPC); 3) analyzing the physical effects of sea level rise and bluff erosion under a medium-high risk aversion scenario; 4) assessing the impacts to future development and coastal resources including if the proposed residential units, above- and belowgrade building sites and voluntary public access are vulnerable to sea level rise impacts; and 5) determining whether the proposed development is appropriate including consistency with the LCP and Coastal Act and the inclusion of design modifications, adaptive strategies and other recommendations from qualified geotechnical engineers, structural engineers and civil engineers.

This is summarized in the Project description and is a primary component of the Project’s overall architectural, civil engineering, stormwater and landscaping design. In summary, Seaside Ridge proposes increased blufftop setbacks for above- and below-grade structures that meet a minimum factor of safety of 1.5 (FS 1.5) and 1.1 for static and pseudostatic conditions, respectively. An additional 33 feet was added to the blufftop setback to account for bluff retreat from projected erosion over the life of the Project. The additional 33-foot setback considered an accelerated erosion rate due to projected sea level rise using a conservative, low probability of occurrence scenario. An additional setback was added to the above calculation for consistency with Chapter 3 of the Coastal Act, to accommodate for coastal hazards, and to ensure sufficient lateral blufftop public access is maintained over the Project’s life. As such, the Project includes a FS 1.5 + 33 feet, plus an additional minimum 95-foot setback for below-grade structures (bluff to parking garage) and FS 1.5 + 33, plus an additional minimum 17-foot setback for abovegrade structures (bluff to first grouping of above-grade structures). As previously noted, these setbacks were incorporated into the design prior to the removal of the H++ scenario by OPC; however, notwithstanding the H++ scenario’s removal, these would remain the proposed setbacks for the development.

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Seaside Ridge was designed such that removal of the first westernmost grouping of above-grade structures is possible in the event of extreme coastal hazards. The Project assumes no reliance on shoreline devices (e.g., seawalls, revetments, rip-rap barriers, etc.) and, therefore, would not substantially alter natural landforms along bluffs or cliffs.

Further, onsite irrigation and meteoric water would be collected via storm drain system and conveyed easterly away from the bluff.

Subsection (c):

The Project includes a construction Health Rise Assessment (HRA) prepared by DUDEK dated May 2023. The purpose of the HRA was to evaluate air quality impacts to determine the potential cancer risk and noncancer health impacts to existing sensitive receptors in proximity to the Project site due to toxic air contaminant (TAC) emissions resulting from Project construction. Air dispersion modeling was conducted using the American Meteorological Society/Environmental Protection Agency Regulatory Model (AERMOD) Version 22112 and the Hotspots Analysis and Reporting Program Version 2 (HARP2) Version 22118. The San Diego Air Pollution Control District’s (SDAPCD) Supplemental Guidelines for Submission of Air Toxics “Hot Spots” Program Health Risk Assessments (SDAPCD 2022) and the Office of Environmental Health Hazard Assessment’s (OEHHA’s) Air Toxics Hot Spots Program Risk Assessment Guidelines Guidance Manual for Preparation of Health Risk Assessments 2015 (OEHHA 2015) were used to prepare the HRA. The HRA summarizes project design features included in the Project intended to reduce TAC emissions. These features would lower DPM emissions using electric equipment/hook-ups and cleaner (higher tiered) construction equipment and result in an incremental cancer risk of 7.67 in a million from Project construction.

The HRA concludes that this would not exceed the SDAPCD Risk Threshold of 10 in 1 million when Toxics-Best Available Control Technology (T-BACT) is applied.

Subsection (d):

The Project is designed to meet Gold-level ratings of both Leadership in Energy and Environmental Design (LEED) and WELL Building Standards and meets or exceeds the California Building Code Title 24 and Green Energy standards. The Project includes a summary of key initiatives and design standards for the Project prepared by Frank Wolden Design. The summary concludes with the following statement:

These features will provide a “State of the Art” level development for a residential community that balances energy efficiency while providing enhanced comfort, occupant experience, environmental awareness and mental/emotional integrity.

The Seaside Ridge application includes a Transportation Analysis prepared by Linscott Law & Greenspan (LLG) dated March 29, 2023. The Transportation Analysis provides the following summary of the Project site’s mobility network on page 8:

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(Hwy 101). Via de la Valle and Hwy 101 provide multiple lanes of vehicle travel, sidewalks for pedestrian movement, and on-street bicycle lanes.

The project site is located less than one mile (0.9 mile) from the Solana Beach Amtrak/Coaster Station (Solana station). Pedestrian and bicycle access to the Solana station is available via the Coastal Rail Trail – a separated ped/bike trail adjacent to Highway 101 (Hwy 101) that begins at the Hwy 101/Via de la Valle intersection and extends north through Solana Beach. As the project site is at the corner of Hwy 101 and Via de la Valle, the Coastal Rail Trail will be accessible for future residents and guests of Seaside Ridge.

For example, the project could be used as a staging point for bicyclists commencing a ride north along Hwy 101 or south to the Torrey Pine Reserve. The site provides ample onsite public access including a 30-foot wide and 35-foot wide vertical accessway to the property’s bluff frontage, and a 50-foot wide accessway along the bluff frontage.

The project is located within one-half mile of local employment centers in the City of Solana Beach and Del Mar, including the Flower Hill Mall, Cedros Design District, Del Mar Village, and Del Mar Fairgrounds facility (and surrounding uses including the Hilton Hotel) which is considered to have the highest concentration of jobs allocated in the City of Del Mar.

As shown in the exhibit below, the site is immediately served by North County Transit District (NCTD) Breeze bus route 101 that travels north-south along Hwy 101 between the University Town Center (UTC) and Oceanside, and provides an additional means of access to the Solana station. Existing bus service exists adjacent to the project site via the NCTD Breeze 101 bus which operates on a 30-minute headway during peak hours.

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Source: Google Earth
As part of the San Diego Association of Government’s (SANDAG) adopted 2021 Regional Plan for the North County corridor, Next Generation Rapid bus service (Rapid bus) identified as Rapid 473 is planned along the Hwy 101 corridor with a build-out year of 2035 and noted on the exhibit above. The Rapid 473 project is identified as SANDAG Project ID TL05. Rapid 473 would orient between University Town Center (UTC) and Oceanside, and provide service levels with at least 15-minute headways during peak travel. The Rapid bus is planned to travel into Del Mar via Del Mar Heights Rd, then north along Hwy 101 and through the Hwy 101/Via de la Valle intersection (where it would connect to the project site via two major transit stops), north to the Solana station, and terminate in Oceanside.

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2) Shops, retail, office and hotel on Hwy 101 in Solana Beach (begins at ~0.2 mile) 3) Cedros Design District with shops, office and cafes (begins at ~0.4 mile) 4) Nearby restaurants on Via de la Valle (begins at ~0.5 mile) 5) Del Mar Fairgrounds, administration and other uses (begins at ~0.5 mile) 6) Del Mar office and restaurant on Jimmy Durante Blvd near San Dieguito Lagoon (begins at ~0.75 mile)
7) Office, restaurant, hotel and sports facility near I-5 and Via de la Valle (begins at ~0.8 mile)
8) Restaurant and retail near Amtrak/Coaster Solana Beach Transit Station (begins at ~0.9 mile)
9) Flower Hill Mall and associated grocery (two grocery stores), retail and restaurants (begins at ~1 mile)
10) Del Mar beachfront restaurants and hotel (begins at ~1.2 miles) 11) Del Mar Village and associated restaurants and shops (begins at ~1.5 miles) Subsection (e):

However, with popularity comes high land values, a pattern of single-family development and limited housing availability for low to moderate income households. Though affordable housing is no longer a stated coastal resource per se in the Coastal Act, Seaside Ridge achieves the spirit of the CCC’s Statewide Interpretive Guidelines on Affordable Housing in the Coastal Zone, dated May 5, 1981. The Guidelines state “Meaningful access to the coast requires housing opportunities as well as other forms of coastal access... If the coast is not to exclude the less affluent members of society and become an exclusive enclave of the wealthy, affordable housing must be protected, encouraged, and, where feasible, provided.” Further, Coastal Act section 30604(g) states that “The Legislature finds and declares that it is important for the [Coastal] commission to encourage the protection of existing and the provision of new affordable housing opportunities for persons of low and moderate income in the coastal zone.” Seaside Ridge provides new affordable housing opportunities in the Coastal Zone and avoids locating housing within the City’s flood and fire hazard areas. Seaside Ridge provides much needed housing for Del Mar in all income ranges, including households with moderate, low, very low and extremely low income and provides equitable access to coastal resources. Through the use of State density bonus law allowances and cost savings via requested concessions, the Project is able to provide 78% of the City’s need for 54 lower income units on vacant sites in the 6th Cycle and well over 100% of the City’s assigned moderate income RHNA need.

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To ensure onsite parking capacity is maintained and on-street access to nearby coastal resources is protected, Seaside Ridge will provide all required parking per the City’s LCP for residents and guests (316 spaces), in addition to 43 surplus spaces (over and above the LCP requirement) and an additional 25 public spaces as a voluntary contribution. As designed, the Project does not request the use of reduced parking ratios under State density bonus law allowances (Gov. Code § 65915(p)(1)).  Coastal Act Section 30235: Construction altering natural shoreline.

Seaside Ridge assumes no reliance on shoreline devices (e.g., seawalls, revetments, rip-rap barriers, etc.) and would not substantially alter natural landforms along bluffs or cliffs. Further, onsite irrigation and meteoric water would be collected via storm drain system and conveyed easterly away from the bluff.
 Coastal Act Section 30240: Environmentally sensitive habitat areas; adjacent developments.

Subsections (a) and (b):

Seaside Ridge assessed the presence environmentally sensitive habitats on the Project site and vicinity in an extensive Biological Impact Assessment prepared by Alden Environmental dated September 30, 2022. The Assessment was submitted to the City in the Seaside Ridge Preliminary Development Application on October 4, 2022 and subsequently with the Administrative CDP Application on March 30, 2023. The Biological Assessment was prepared within six months of both submissions to the City and has been on-file for the City’s review. The Biological Assessment makes the following conclusions on page 7:

The site is developed, heavily disturbed, and surrounded by development. The biological resources on site are of low quality and limited to the coastal beach bluff.

The project would not impact any sensitive vegetation community and entirely avoids the coastal beach bluff, with an additional 50-foot buffer. In addition, no sensitive plant or animal species were observed or are expected to occur on site based on the site visits, historical mapping, and the surrounding land uses. Pre-construction nesting bird surveys are recommended as a [Migratory Bird Treaty Act] MBTA and California Fish and Game Code compliance measure to ensure impacts to nesting bird species do not occur during the breeding season.
 Coastal Act Section 30270: Sea level rise.

As the CCC is aware, the City’s certified LCP does not currently include sea level rise policies in its LUP or IOs. While once considered for incorporation into its LCP, in June 2021, the City Council voted to formally withdraw an LCP amendment just prior to the CCC’s consideration. The withdrawal was based on the City’s acceptance of several policy changes requested by the CCC including a provision for managed retreat (relocating homes) to address hazards associated with rising sea levels. The City May 19, 2026 Item 8
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disagreed with the CCC’s requests and determined they were not in the best interest of the City. As stated in the City’s withdrawal letter to the CCC, “The Coastal Commission’s modifications reintroducing managed retreat for private property would irreversibly harm Del Mar, Del Mar beaches, the millions of beach visitors each year, and the 700+ homes in the beach community. The modifications also include new deed restriction and altered bluff erosion rate calculation requirements for Coastal Bluff Overlay Zone with potential to further apply to another 500+ homes on the South Bluff.” By withdrawing the LCP amendment, the City’s LCP does not have provisions for long-term adaptation policies to address coastal hazards along its shoreline or to protect the rights of the public and private property owners.

To achieve compliance with the sea level rise policies and requirements in the Coastal Act, the Seaside Ridge development voluntary commitments to provide the following as part of its Administrative CDP. These voluntary commitments are further described in the Seaside Ridge application package and reflected on the Project’s civil plans. 1) Would record the following notice on title:
 Identifies the property is located in the certified Del Mar Local Coastal Program Coastal Bluff Overlay Zone, is located in an area identified to be hazardous or may become hazardous in the future, and that the property is potentially vulnerable to erosion and other hazards influenced by sea level rise.  Acknowledges owner responsibility for maintenance and repair of drainage and erosion control systems pursuant to a detailed maintenance program.  Acknowledges that the notice as described above shall be provided in all real estate disclosures.
2) Would record the following deed restriction on title:
 Forfeits all rights to future installation of shoreline protection devices, unless otherwise permitted by the City of Del Mar or ordered by a regulatory agency or a court of competent jurisdiction.
3) Request the City to include the following conditions in the Administrative CDP:
 Property owner acknowledges and agrees to assume the risks of injury and damage from such hazards in connection with the permitted development.  Property owner agrees to unconditionally waive any claim of damage or liability against the City of Del Mar and California Coastal Commission, its officers, agents, and employees for injury or damage from such hazards.  Property owner agrees to indemnify and hold harmless the City of Del Mar and California Coastal Commission, its officers, agents, and employees with May 19, 2026 Item 8
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respect to approval of the project against any and all liability, claims, demands, damages, costs (including costs and fees incurred in defense of such claims), expenses, and amounts paid in settlement arising from any injury or damage due to such hazards.

Public Access to Coastal Resources
The Seaside Ridge application package includes several voluntary public access contributions to provide first time, new public bluff-top access to the entire bluff frontage of the property. The Project also creates first-time, new significant and panoramic scenic vistas of the Pacific Ocean on a property where such views or public access does not currently exist. As described in the Project description and delineated on the civil plans prepared by the Project civil engineer, Project Design Consultants, the Project voluntarily provides public access easements, deed restriction and a notice to be recorded on the property title to further protect coastal resources in compliance with the Chapter 3 of the Coastal Act and the City’s LCP.

Specifically, Seaside Ridge offers to voluntarily record two public access easements on title as follows:
1) 10-foot-wide irrevocable offer of dedication for public access, passive recreational uses, and continual public access path dedicated to the City of Del Mar. The dedication alignment is generally north-to-south along the bluff frontage at the westerly portion of the site. Said dedication may migrate landward over time in the event the top and toe of the coastal bluff migrates.
2) 10-foot-wide revocable offer of dedication for temporary public access, passive recreational uses, and continual public access path dedicated to the City of Del Mar.

The dedication alignment is generally east-to-west between Camino del Mar and the coastal bluff to align near the northern boundary of the site. The termination of said dedication may migrate landward over time in the event the top of the coastal bluff migrates. The dedication is temporary until such time lateral north-south blufftop access is established to the north vertical accessway at the terminus of Border Avenue and to the south at the James Scripps Bluff Preserve Trail. Said temporary dedication shall automatically terminate upon the adjacent property owner’s future dedication of the permanent public access.

As presented in the Seaside Ridge architectural and landscape plans, the Project would voluntarily install a publicly accessible park for use by the general public and residents. The park would be managed by Seaside Ridged. A Public Access Signage Plan is included in the Project’s Landscape Package and would be implemented to guide users around the site and to 25 onsite public parking spaces provided for use by the general public. To ensure onsite parking capacity is maintained and on-street access to nearby coastal resources is protected, Seaside Ridge will provide all required parking per the City’s LCP for residents and guests (316 spaces), in addition to 43 surplus space and the 25 public spaces noted May 19, 2026 Item 8
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above. As designed, the Project does not request the use of reduced parking ratios under State density bonus allowances (Gov. Code §65915(p)(1)).

Vehicular Access & Traffic Safety
The Seaside Ridge application includes civil engineering plans prepared by Project Design Consultants that adequately demonstrate vehicular access, emergency access, pedestrian and ADA access is provided from Camino Del Mar to the Project site. The Project includes offsite public improvements to ensure traffic, bicycle and pedestrian safety at the Project site and vicinity. The Seaside Ridge application includes a Transportation Analysis prepared by LLG dated March 29, 2023 where it is concluded on page 41 that:

The following improvements are recommended so these intersections [Via De La Valle / Cedros Avenue, Via De La Valle / Jimmy Durante Boulevard (Valley Avenue) and Camino Del Mar / 27th Street] will operate at acceptable levels of service and provide a safe pedestrian crossing protected by a traffic signal.

To summarize LLG’s recommendations in the Transportation Analysis, the following traffic improvements are proposed as part of the Seaside Ridge application:
1) Camino Del Mar / Project Driveway: Will provide an exclusive southbound right-turn lane, a northbound left-turn lane and associated intersection improvements. 2) Via De La Valle / Cedros Avenue: Will install a traffic signal at the Via De La Valle / Cedros Avenue intersection and hardwire coordinate the signal with the Highway 101 / Via de la Valle intersection.
3) Via De La Valle / Jimmy Durante Boulevard (Valley Avenue): Will provide an exclusive westbound right-turn lane at the Via De La Valle / Jimmy Durante Boulevard intersection and a westbound bike lane (between the right turn lane and the through lane).

Public Health
The Seaside Ridge application package includes a comprehensive package of studies, reports and plans developed by qualified professionals to ensure that the Seaside Ridge development addresses environmental, public health and safety concerns. All documents are on-file with the City.

Based on information provided to the City, Seaside Ridge has provided the City the following documentation that addresses environmental, public health and safety concerns:
1) Biological Impact Assessment prepared by Alden Environmental dated September 30, 2022.
2) Geotechnical Investigation with Bluff Erosion Rates and Sea Level Rise Projections prepared by GEOCON dated March 29, 2023.

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3) Bluff Retreat Analysis prepared by Michael Hart.
4) Third-Party Independent Review of Bluff Erosion, Slope Stability and Sea Level Rise Projections prepared by Dr. Benjamin Benumof, Ph. D. of Geo-Law dated March 28, 2023.
5) Transportation Analysis prepared by LLG dated March 29, 2023. 6) Civil engineering plans including grading and drainage and a Stormwater Management Plan prepared by Project Design Consultants dated March 2023. 7) Stormwater Management Investigation (Infiltration Report) prepared by GEOCON dated March 3, 2023.
8) Arborist Report prepared by Rappaport Development Consulting Services dated September 13, 2022.
9) Cultural Resources Survey dated September 21, 2022 and a Paleontological Resources Survey dated September 28, 2022 prepared by Brian Smith and Associates.
10) Sewer Study prepared by Dexter Wilson Engineering dated February 17, 2023. 11) Potable and Recycled Water Study prepared by Dexter Wilson Engineering dated March 29, 2023.
12) Architectural plan set package prepared by Wolden Design + RDC and McCullough Landscape dated March 2023.
13) Construction Health Risk Assessment Report prepared by DUDEK dated May 2023. 14) Noise Technical Report prepared by DUDEK dated May 2023.

CEQA & Ministerial Processing
The Seaside Ridge application does not constitute a “project” subject to CEQA pursuant to Public Resources Code section 21080(a) and CEQA Guidelines section 154002(i). The application does not represent a “discretionary project” as defined in CEQA Guidelines section 15357.

Pursuant to the authority provided in Government Code section 65583.2(h)-(i), because the Project is sited on vacant candidate housing sites identified by the City to meet its 6th Cycle RHNA obligations, State housing law authorizes the Project as a by-right project that is not subject to CEQA.

Additionally, the Project qualifies as a Builder’s Remedy project, as defined in the Housing Accountability Act (HAA), Government Code section 65589.5(h)(11). Pursuant to Government Code section 65589.5(f)(6)(D), a Builder’s Remedy project “shall not be required to apply for, or receive approval of, a general plan amendment, specific plan amendment, rezoning, or other legislative approval.” A Builder’s Remedy project “shall be deemed consistent, compliant, and in conformity with an applicable plan, program, policy, May 19, 2026 Item 8
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ordinance, standard, requirement, redevelopment plan and implementing instruments, or other similar provision for all purposes[.]” (Gov. Code § 65589.5(f)(6)(D)(iii).) Pursuant to Government Code section 65589.5(f)(6)(A), a local agency may only require the project to comply with “objective, quantifiable, written development standards, conditions, and policies that would have applied to the project had it been proposed on a site with a general plan designation and zoning classification that allow the density and unit type proposed by the applicant.” As discussed in detail herein, the Project is consistent with the City’s LCP HEI-OZ, codified at DMMC Chapter 30.92 and certified by the CCC in 2022, and which the CCC expressly acknowledged the City created “in anticipation of applying it to various parcels during the City’s 6th Housing Element Cycle (2021-2028)” including the Project site.
3 The HEI-OZ mandates that “permit approvals for proposed multiple dwelling unit housing development within the Housing Element Implementation Overlay Zone shall be issued in accordance with an administrative level ministerial approval process” and an “administrative Coastal Development Permit (CDP)”. (DMMC § 30.92.030(A), (C).) While nothing in the HAA “shall be construed to relieve the local agency from complying with…the California Coastal Act of 1976” (§65589.5(e)), the Coastal Act states: “Nothing in this division shall exempt local governments from meeting the requirements of state and federal law with respect to providing low- and moderate-income housing… or any other obligation related to housing imposed by existing law or any law hereafter enacted.” (Pub.

Res. Code § 30007.)
Entitlements
As described in the October 2022 Preliminary Application and March 2023 Administrative CDP application package, Seaside Ridge is subject to administrative/by-right/ministerial processing pursuant to State housing law and has already submitted the associated applications with the March 2023 submittal. The noted administrative requests include:
1) An administrative rezone action to apply the City’s LCP HEI-OZ to the Project site.

The HEI-OZ has already received legislative approval via the City Council and certification by the CCC as part of the City’s LCP. The administrative action of applying the HEI-OZ to the Project site was already considered as part of the HEIOZ local adoption and CCC certification process. The application of the HEI-OZ to the Project site is a straight-forward, local administrative action that is applied to sites which comply with the HEI-OZ development standards and mitigation, monitoring and reporting criteria.

However, pursuant to the HAA, a Builder’s Remedy project “shall not be required to apply for, or receive approval of, a general plan amendment, specific plan amendment, rezoning, or other legislative approval” and “shall be deemed consistent, 3 See Coastal Commission staff report, May 11-13, 2022, Item W16b, at w16b-5-2022-report.pdf May 19, 2026 Item 8
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compliant, and in conformity with an applicable plan, program, policy, ordinance, standard, requirement, redevelopment plan and implementing instruments, or other similar provision for all purposes[.]” (Gov. Code § 65589.5(f)(6)(D).) Pursuant to the authority provided in Government Code section 65583.2(h)-(i), because the Project is sited on vacant candidate housing sites identified by the City to meet its 6th Cycle RHNA obligations, state housing law authorizes the Project as a by-right project that is not subject to CEQA.
2) An Administrative CDP to authorize development and find that the Project is consistent with the City’s LCP. Seaside Ridge has demonstrated conformance with all applicable LCP requirements including public access and coastal resources in its application submittal documents and reports provided to the City on March 30, 2023, including a geotechnical, bluff erosion, projected sea level rise, biological, cultural and paleontological, water quality, public safety, project design features to ensure bluff sensitivity and long-term public access, and a new public park along the entire bluff frontage for use by the general public.

Pursuant to Government Code section 65589.5(f)(6)(A), a local agency may only require the project to comply with “objective, quantifiable, written development standards, conditions, and policies that would have applied to the project had it been proposed on a site with a general plan designation and zoning classification that allow the density and unit type proposed by the applicant.” The Project is consistent with the HEI-OZ, codified at DMMC Chapter 30.92. The HEI-OZ mandates that “permit approvals for proposed multiple dwelling unit housing development within the Housing Element Implementation Overlay Zone shall be issued in accordance with an administrative level ministerial approval process” and an “administrative Coastal Development Permit (CDP)”. (DMMC § 30.92.030(A), (C).)
3) An administrative Boundary Adjustment to combine the existing parcels into one lot.

This is a typical process used by the City in other ministerial approvals. 4) An administrative long-term major encroachment permit to authorize the development of public improvements identified in the Seaside Ridge application to ensure the public’s health and safety, as well as make necessary utility connections in the public right-of-way.

Density Bonus
Seaside Ridge is a Housing Development Project utilizing a density of 25 du/ac consistent with the application of State housing law with 49% of base zone units designated as affordable (42 lower income units, 43 moderate units, 88 market units) qualifying for 50% density bonus with 24% lower income set aside of base zone units (86 bonus units), for a total of 259 apartment rental units. The Project requests a 50% density bonus by providing 24% of the base zone units for lower-income (42 units), resulting in 86 density bonus units.

Seaside Ridge includes the following requests under State density bonus law:

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• Density Bonus Units: Project requests a 50% density bonus by providing 24% of the base zone units for lower-income (42 units), resulting in 86 density bonus units (utilizing a density of 25 du/ac consistent with the application of State housing law). • Parking: Seaside Ridge does not request the use of reduced parking ratios under State density bonus law allowances (Gov. Code § 65915(p)(1)). • Concessions: Project qualifies for three concessions as summarized below. Pursuant to State law, concessions (otherwise referred to as incentives) result in identifiable and actual cost reductions to a project that allow for the development of affordable housing.

The Seaside Ridge application includes analysis and justifications on cost savings and is allowed three concessions pursuant to State density bonus law in exchange for a 24% set aside of lower income units. Under the density bonus law, a concession or incentive is defined as: (i) a reduction in site development standards or a modification of zoning code or architectural design requirements, such as a reduction in setback or minimum square footage requirements; or; (ii) approval of mixed use zoning; or (iii) other regulatory incentives or concessions which actually result in identifiable and actual cost reductions.

The requested concessions will result in $13,997,450 project savings based on the evidence in the record. The Project’s cost estimator stated the following: “The cost estimate has been prepared and reviewed based on our database of similar construction projects, taking scope definition, market volatility and price increases into account.

Based on a review of the estimate, it is our opinion that the pricing in the estimate reflects the scope of the project based on current construction costs and market conditions.” 1) Increase in maximum lot coverage from 20% to 37.4% [DMMC §30.10.070(C)(4)].

This concession allows the development to spread across the site with lower heights, while still maintaining sufficient bluff setbacks, in lieu of development with greater heights and added infrastructure costs.
2) Decrease in vehicle stall depth from 20 feet to 18 feet for parking stall layouts [DMMC §30.80.060(A)(1)-City Parking Lot Layout Standards]. This concession allows the development to provide a utilize adequate stall sizes in parking lots/garages and reduces the need to expand the subterranean parking garage laterally with added development costs.
3) Reduction in the minimum front yard setback from 20 feet to 0 feet [DMMC §30.10.070(C)(1)(a)] for an ADA accessible elevator and associated infrastructure and 20 feet to 10 feet for east building in compliance with the HEI-OZ [DMMC §30.92.040(B)(1)(a)]. This concession allows the development of a mandatory ADA accessway to the project site due to onsite grade and path of travel, thereby reducing the need to create an engineered system of ramps at maximum ADA slope, and allows the east building to spread into the setback by 50%, while still maintaining fire access requirements in the site, in lieu of having to develop another story on the building with added infrastructure costs to relocate the units.

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• Waivers: Project requests four waivers from City development standards. Pursuant to State law, waivers provide necessary relief from development standards that would otherwise physically preclude the development of affordable housing as part of an overall project.
1) Increase in maximum building height from 14 feet (BSC-OZ) to a maximum height of 56 feet (which includes shielding of mechanical units on rooftops) [DMMC §30.10.070(C)(2), §30.10.080, §30.52.080(A), §30.86.110(A)]. This waiver provides relief from a City development standard that would physically precludes the development of the project and associated affordable units. 2) Increase the maximum FAR from 0.125 (R1-40) to 1.32 (separated between a

0.78 FAR for residential development and 0.54 for parking garages) [DMMC §30.10.070(C)(3)]. This waiver provides relief from a City development standard that would physically precludes the development of the project and associated affordable units.
3) Increase in maximum number of stories above grade from two (R1-40) to five (on average three or less) [DMMC §30.86.110(A)]. This waiver provides relief from a City development standard that would physically precludes the development of the project and associated affordable units.
4) Allowance for construction on steep slopes within the public right-of-way to facilitate required vehicle and pedestrian ingress/egress to the public street (Camino del Mar), as-needed utilities, and improvements for continued access to adjacent property. Steep slopes are not located onsite but immediately east of the Project site in the public right-of-way location. As such, the steep slopes are not located in the respective R1-40 zone, the BSC-OZ, or the HEI-OZ. However, in the event the City considers its restriction on steep slope development applies in the City’s right-of-way, there is no feasible alternative siting which eliminates or substantially reduces the need for such construction or grading. Construction on steep slopes is minimized to the greatest extent feasible commensurate with preserving the physical characteristics of the site [DMMC §30.52.060(A)(1-5), §30.92.040(B)(1)(c), §30.92.050(F)]. This waiver provides relief from a City development standard that would physically preclude the development from providing required vehicle and pedestrian access between the Project site and the public street (Camino del Mar), including ADA and emergency access, asneeded utilities, and improvements for continued access to the neighboring south property at 101 Border Ave. The improvements would be constructed in a manner to minimize the improvements to the greatest extent feasible.

Deemed Approval as a Matter of Law
The Project is subject to ministerial approval pursuant to Government Code sections 65589.5(f)(6)(D) and 65583.2(h)-(i) and DMMC § 30.92.030(A) and (C). After City staff repeatedly found the Project application incomplete for failure to include applications for May 19, 2026 Item 8
Seaside Ridge – Notice of Deemed Approval

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discretionary approvals, including rezoning, a design review permit, and a conditional use permit, amongst others, that are not required for the Project pursuant to State law, the applicant filed an appeal of the incomplete determination to the City Council on July 31, 2025. The City Council conducted an “Initial Consideration” on September 22, 2025, at which the only “matter before the City Council is whether to set the matter for hearing” and “[t]he decision from which the appeal has been made will be deemed affirmed unless two or more members of the City Council vote to set the matter for a de novo public hearing to occur at a future date.” No Council members voted to hear the appeal, and City staff’s incomplete determination was “deemed affirmed” without a City Council hearing. No final written determination of the appeal was provided to the applicant. The Project application was therefore deemed complete as a matter of law on September 29, 2025, pursuant to Government Code section 65943(c), due to the City’s failure to provide a final written determination within 60 days of the Project applicant’s appeal of City staff’s incomplete determination to the City Council filed July 31, 2025.

Pursuant to the Permit Streamlining Act (as amended by Assembly Bill [AB] 130 [2025]), Government Code section 65950(a)(6), the City was required to approve ministerial permits for the project within 60 days thereafter (by November 28, 2025). Pursuant to Government Code section 65928, notwithstanding the definition of “development project” for purposes of the Permit Streamlining Act in subdivision (b)(1)(A) thereof, “‘development project’ includes a housing development project, as that term is defined in paragraph (3) of subdivision (b) of Section 65905.5, that requires an entitlement from a local agency, regardless of whether the process for permitting that entitlement is discretionary or ministerial.” The Project qualifies as a “housing development project” as defined in Government Code section 65905.5(b)(3) and the Project is subject to ministerial approval as discussed herein. Therefore, pursuant to Government Code section 65956(b), since the City failed to take action on the ministerial permits as required by law, the Project application was deemed approved on January 27, 2026. This Notice is provided pursuant to 14 C.C.R. section 13571(b)(1) and Coastal Commission guidance.4 Notice has been provided to the City and to neighbors whose property rights may be substantially affected by the approval of the Project.

Additional Project Description Detail
• Nine buildings comprised of single and two-story up to four stories, with one five-story section exposed, over a parking podium/garage consisting of three levels. Overall massing is broken down into multiple, smaller buildings set in a framework of public spaces to provide scale transitions and human-scale experiences. Buildings and site designs with an open-air environment with ample coastal view corridors shared by visitors, residents, and the general public. Fire lane access is provided around and through the site.
4 Memorandum from Dr. Kate Hucklebridge, Executive Director, California Coastal Commission, regarding “AB 130 and Coastal Commission Appeals When Projects are Deemed Approved” (Sep. 5, 2025); available at:
https://documents.coastal.ca.gov/assets/lcp/AB%20130%20and%20Coastal%20Commission%20 Appeals%20When%20Projects%20Are%20Deemed%20Approved.pdf May 19, 2026 Item 8
Seaside Ridge – Notice of Deemed Approval

Page 29 of 32 ends

-29-
• Building heights range from 24 feet up to a maximum height of 56 feet on the east portion of the site, measured to the top of mechanical equipment screening and existing/finished grade, whichever is lower. Buildings are terraced from west to east to provide a scaled visual transition from the coast inland. Taller buildings are clustered to the center and east portions of the site.
• Adherence to nearly all objective design standards in the City’s certified LCP HEI-OZ, including an average unit size less than 1,000 sf in the Project (average of 764 sf proposed). An elevator for use by the general public and residents is required in the front yard setback to provide mandatory ADA access to the site, with buildings setback tenfeet from the front property line (concession requested to reduce setback). • Architectural designs and landscape features are sensitively designed to Del Mar and include colors, materials and details that draw from and enhance the natural oceanfront setting.
• 235,002 sf (0.78 Floor Area Ratio (FAR)) of residential space above a 161,257 sf, threelevel underground parking podium (0.54 FAR), for a total square foot development of 396,259 sf (total FAR of 1.32).
• Lot coverage of 112,546 sf (37.4%).
• 449 vehicular parking stalls comprised of 316 onsite resident spaces, 65 onsite guest parking spaces, 43 additional surplus spaces to ensure onsite parking capacity is maintained and on-street access to nearby coastal resources is protected, and 25 onsite public spaces for use by the general public. Due to the Project’s vehicular and emergency access requirements to Camino del Mar, six on-street parking spaces will be removed and replaced onsite at a voluntary 4:1 ratio (25 public spaces proposed). As designed, the Project does not request the use of reduced parking ratios under State density bonus allowances (Gov. Code § 65915(p)(1)).
• Public improvements for required access to Camino del Mar in order to facilitate ingress and egress to the Project, public and ADA access via an elevator and walkway at Project Site frontage, and public safety improvements for pedestrians, bicycles, and vehicles.

Six on-street public parking spaces will be removed and replaced onsite and public street improvements will be made at two locations on Via de la Valle at Cedros Avenue and Valley Avenue. Additionally, grading, retaining walls, hardscape, landscaping, a vehicle bridge for continued access to the south neighboring property at 101 Border Avenue, utility and stormwater connections will be included west of the developed Camino del Mar roadway and in the public right-of-way. As described in the Project’s Transportation Analysis, traffic improvements include:
1) Camino Del Mar / Project Driveway: Provide an exclusive southbound right-turn lane, a northbound left-turn lane and associated intersection improvements. 2) Via De La Valle / Cedros Avenue: Install a traffic signal at the Via De La Valle / Cedros Avenue intersection and hardwire coordinate the signal with the Highway 101 / Via de la Valle intersection.
3) Via De La Valle / Jimmy Durante Boulevard (Valley Avenue): Provide an exclusive westbound right-turn lane at the Via De La Valle / Jimmy Durante Boulevard May 19, 2026 Item 8
Seaside Ridge – Notice of Deemed Approval

Page 30 of 32 ends

-30-
intersection and a westbound bike lane (between the right turn lane and the through lane).

Project Figures
1) Illustrative Site Plan
May 19, 2026 Item 8
Seaside Ridge – Notice of Deemed Approval

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2) Public Access Signage Program
May 19, 2026 Item 8
Seaside Ridge – Notice of Deemed Approval

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3) Public View Assessment
May 19, 2026 Item 8
City of Del Mar
May 13, 2026

Page 5 ends

Exhibit B
Correspondence to City (May 4, 2026)
May 19, 2026 Item 8
Sheppard, Mullin, Richter & Hampton LLP
501 West Broadway, 18th Floor
San Diego, CA 92101
T: +1.619.338.6500 | F: +1.619.234.3815 sheppard.com
May 4, 2026 +1.619.338.6530
[email protected]
File Number: 47WF-387822
VIA U.S. MAIL AND EMAIL
Ralph Hicks
Deputy City Attorney
City of Del Mar
41955 Fourth Street, Suite 210
Temecula, California 92590
[email protected]
Ashley Jones
Karen Brindley
City of Del Mar
1050 Camino Del Mar
Del Mar, CA 92014
[email protected]
[email protected]
Re: Official Notice of City Council Consideration of the Seaside Ridge Housing Project and Notice of Deemed Approved Application (PDA 22-01/ CDP 23-008) Dear Mr. Hicks, Ms. Jones and Ms. Brindley:

I received the email from Mr. Hicks of Friday, April 24, 2026, identified therein as “Official Notice that the City of Del Mar City Council will consider the Seaside Ridge housing project on May 19th at 4:30PM at the City Del Mar City Hall.” A true and correct copy is attached hereto as Exhibit A.

This notice fails to comply with the requirements of applicable law relating to a public hearing. To begin with, pursuant to the City’s own municipal code (DMMC), sections 30.01.070 and

30.75.120, notice must contain, among other requirements, a description of the purpose of the hearing, the public hearing process and the applicable appeal procedures, and must be publicly noticed by publication, mailed to the owner and owners within a 300’ radius of property and occupants within 100’ of the property and posted at City Hall and on the real property which is the subject of the hearing. Mr. Hicks’s email to me meets none of these requirements and fails to afford notice to any party, much less the general public, of the purpose of the City Council’s consideration of the Seaside Ridge housing project, the process or protocol for public testimony or written comments, staff contact, environmental review summary or even the application number.1
The notice also violates the requirements of procedural due process by failing to provide any information whatsoever about the nature of the action the City Council “will consider”. Further, given the extensive evidence of bias of a majority or all of the members of the City Council against the project, any action by the City Council would inherently violate the strictures of substantive due process under the California and federal constitutions requiring unbiased decisionmaking. 1 We note that you have also elected to dispense with the common courtesy typically afforded to development applicants to inquire regarding their availability for the selected hearing date.

May 19, 2026 Item 8
Ralph Hicks
May 4, 2026

Page 2 ends

Moreover, the subject application (CDP 23-008) is for an administrative Coastal Development Permit in accordance with the objective standards and requirements of DMMC Chapter 30.92, which mandates that “permit approvals for proposed multiple dwelling unit housing development within the Housing Element Implementation Overlay Zone shall be issued in accordance with an administrative level ministerial approval process” and an “administrative Coastal Development Permit (CDP)”. (DMMC § 30.92.030(A), (C).) Pursuant to DMMC section 30.75.080(E)(4), the application is subject to consideration by the Director of Planning and Community Development as the Issuing Authority, not the City Council.

As you are of course aware, the applicant for the Seaside Ridge project, Ms. Lazier, has not one but two active cases against the City (California Court of Appeal, Fourth Appellate District, Division One, Case No. D086612; San Diego Superior Court Case No. 25CU058363) challenging the City’s actions and inactions to date under various provisions of State housing laws. Any attempt to deny the project would constitute yet another violation of State housing laws, including but not limited to Government Code section 65589.5 subsections (d), (f) and (h) and Government Code section 65583(g)(1), in addition to the numerous violations that have already occurred and for which the City is liable for payment of fines in an amount not less than $2.59 million pursuant to Government Code section 65914.2. As both our office and the California Department of Justice, on behalf of the Attorney General, have previously notified you in writing, the project qualifies as a Builder’s Remedy project as defined in Government Code section 65589.5(h)(11) and “evading a lawful Builder’s Remedy application would be a violation of Government Code section 65589.5.” (Emphasis added.
2 )
Further, we must reiterate the Department of Justice’s prior reminders that, notwithstanding the City’s attempt to hide behind the Coastal Act, “Builders’ Remedy applications have been approved in the coastal zone in comparable cities” and “the Coastal Act itself limits the situations in which coastal permitting agencies may reduce residential densities below that sought by applicants, and that the Coastal Act encourages affordable housing when developed in a manner that harmonizes state housing laws with coastal resource policies found in Chapter 3 of the Coastal Act and any governing Local Coastal Program.” (Corresp. from the Department of Justice to the City of Del Mar dated February 13, 2026, citing Pub. Res. Code §§ 30007 and 30604, subds. (f), and (g).) As the project is consistent with the requirements of DMMC Chapter 30.92 as certified by the Coastal Commission and expressly created “in anticipation of applying it to various parcels during the City’s 6th Housing Element Cycle (2021-2028)” including the project site (“up to six parcels along Border Avenue/North Bluff and up to three vacant parcels at the south end of Stratford Court”3
) there is no substantial evidence to support a finding that the project “cannot feasibly be accommodated” in conformity with the City’s Local Coastal Program and, pursuant to the express mandates of the Coastal Act, the City cannot force the project to reduce its density or apply for legislative approvals contrary to the mandates of State housing laws.

Finally, we have previously advised you that, pursuant to Government Code section 65943(c), due to the City’s failure to provide a final written determination within 60 days of the Applicant’s 2 See also “State Department of Housing and Community Development Housing Law Fact Sheet: Housing Accountability Act”, April 2026, at:
https://www.hcd.ca.gov/sites/default/files/docs/planning-and-community/housing-accountabilityact.pdf [“Local jurisdictions cannot require a general plan amendment or zoning change for a builder’s remedy project.”]
3 Coastal Commission staff report, May 11-13, 2022, Item W16b, at https://documents.coastal.ca.gov/reports/2022/5/W16b/w16b-5-2022-report.pdf.

May 19, 2026 Item 8
Ralph Hicks
May 4, 2026

Page 3 ends

appeal of City staff’s incomplete determination to the City Council (filed under protest on July 31, 2025), the project application was deemed complete as of September 29, 2025. (Ibid. 4 ) As we
have explained in our previous correspondence, pursuant to Government Code sections 65589.5(f)(6)(D)(i) and 65583.2(h)-(i) and DMMC § 30.92.030(A) and (C), the project is subject to ministerial approval, as the City may not legally require discretionary or legislative approvals.

Pursuant to Government Code section 65950(a)(6), the City was required to approve ministerial permits for the project within 60 days thereafter (by November 28, 2025)5 . Pursuant to
Government Code section 65956(b), as amended effective June 30, 2025, “In the event that a lead agency or a responsible agency fails to act to approve or to disapprove a development project within the time limits required by this article, the failure to act shall be deemed approval of the permit application for the development project.” (Emphasis added.) Since the City failed to take action on the ministerial permits as required by law, the project application was deemed approved on January 27, 2026. Notice is hereby provided pursuant to 14 C.C.R. section 13571(b)(1) and Coastal Commission guidance.6
Based on all of the above, there appears to be no possible lawful action the City Council could take relating to the Seaside Ridge project on May 19, 2026. Instead, this procedure appears to be a continuation of the City’s ongoing course of conduct undertaken for an improper purpose, such as to harass or to cause unnecessary delay or needless increases in the cost of the proposed housing development project, and further evidence of the City’s bad faith disapproval of the project. (See Gov. Code § 65589.5(l) [“‘bad faith’ includes, but is not limited to, an action or that is frivolous, pretextual, intended to cause unnecessary delay, or entirely without merit.”].) We reserve all rights to further comment should the City Council’s consideration of the project proceed notwithstanding the above.

Sincerely,
Brooke Miller
for SHEPPARD, MULLIN, RICHTER & HAMPTON LLP
4 See also “State Department of Housing and Community Development Housing Law Fact Sheet: Portions of the Permit Streamlining Act”, April 2026, at:
https://www.hcd.ca.gov/sites/default/files/docs/planning-and-community/permit-streamliningact.pdf (stating “A local jurisdiction must provide a final written determination on an appeal no later than 60 calendar days after receipt of the written appeal, or the application is automatically deemed complete.”)
5 See Gov. Code §§ 65928(b)(1)(B), 65905.5.
6 Memorandum from Dr. Kate Hucklebridge, Executive Director, California Coastal Commission, regarding “AB 130 and Coastal Commission Appeals When Projects are Deemed Approved” (Sep. 5, 2025); available at:
https://documents.coastal.ca.gov/assets/lcp/AB%20130%20and%20Coastal%20Commission% 20Appeals%20When%20Projects%20Are%20Deemed%20Approved.pdf May 19, 2026 Item 8
Ralph Hicks
May 4, 2026

Page 4 ends

CC:

Carol Lazier (via Email only)
Department of Justice, Office of the Attorney General (via Email only) California Coastal Commission (via Email only)
Chair of the Board, 22nd District Agricultural Association (via Email only) Owners and Occupants of Neighboring Property (via Email/ U.S. Mail) SMRH:4905-8259-0374.2
May 19, 2026 Item 8
Ralph Hicks
May 4, 2026

Page 5 ends

Exhibit A
[Attached behind this cover page.]
May 19, 2026 Item 8
Ralph Hicks
May 4, 2026

Page 6 ends

May 19, 2026 Item 8
City of Del Mar
May 13, 2026

Page 6 ends

Exhibit C
Letter from Coastal Commission Counsel
May 19, 2026 Item 8

STATE OF CALIFORNIA - NATURAL RESOURCES AGENCY GAVIN NEWSOM, GOVERNOR

CALIFORNIA COASTAL COMMISSION

SAN DIEGO DISTRICT OFFICE
7575 METROPOLITAN DRIVE, SUITE 103
SAN DIEGO, CA 92108-4402
VOICE (619) 767-2370
FAX (619) 767-2384
May 12, 2026
Brooke Miller
Partner
Sheppard Law Firm
501 West Broadway, 18th Floor
San Diego, CA 92101
Via email to [email protected]
Re: Notice of Deemed Approval
Dear Brooke:

As staff acknowledged on Friday, May 8, 2026, the San Diego District Office of the Coastal Commission received your Notice of Deemed Approval of the City of Del Mar’s Administrative Coastal Development Permit No. 23-008.

All Commission units were out on a retreat last week and yesterday (Monday, May 11) was the first day I had a chance to review the Notice and discuss with staff. Despite the assertions that the Notice acts as a Notice of Final Action (NOFA), it does not. By the terms of Commission regulation section 13571(b)(2) (Cal. Code of Regs., tit. 14) and Section 30603(d) of the Coastal Act (Pub. Resources Code), only a local government issues a Notice of Final Action. As you likely know, the City has not issued a NOFA and as of today’s writing, my understanding is the City will not issue one before a scheduled hearing on the matter on May 19.

Additionally, a NOFA is not a bare notice but must contain findings by the local body and conditions of approval (see subd. (a), regulation § 13571). The findings and conditions are essential to the appeals process (see, e.g., the grounds requirements at Pub. Resources Code, § 30603(b)). No provision in the Builder’s Remedy displaces the Coastal Act, Commission regulations, or the City’s Local Coastal Program requirements The Commission strongly supports affordable housing in the Coastal Zone and such projects are an extremely high priority given the statewide housing crisis, the Commission’s environmental justice policies, and the goal to maximize public access as expressed by Section 30210 of the Coastal Act and the California Constitution.

Nevertheless, local review of this residential proposal has not yet been finalized.

May 19, 2026 Item 8
May 12, 2026

Page 2 ends

2 In sum, the Notice of Deemed Approval is not considered a Notice of Final Action (NOFA) as it fails to meet the requirements of the Coastal Act and Commission regulations. This means Commission staff have not initiated an appeal period. When the City issues a NOFA, staff will review and assuming the Notice meets the requirements of regulation section 13571, staff will then promptly open an appeal period.

Thank you for your attention to this matter, and feel free reach out if you have any questions or concerns.

Sincerely,
Robin M. Mayer
Senior Attorney
(415) 505-5908
cc: Karen Brindley, Planning & Community Development Director, City of Del Mar May 19, 2026 Item 8
City of Del Mar
Memorandum
TO: Honorable Mayor and City Councilmembers
FROM: Ralph Hicks, Assistant City Attorney
DATE: May 15, 2026
SUBJECT: Item 8: Red-Dot Correspondence Submitted by Seaside Ridge Legal Counsel – Improper Deemed Approved Notice
On May 8, 2026, legal counsel for the Seaside Ridge development project sent the City and the California Coastal Commission an improper “Deemed Approved” notice regarding the subject project. On May 13, 2026, a second letter, addressed to the Mayor and City Council was received and has been provided to the City Council and is publicly available as “red-dot” correspondence related to Item # 8 on the City Council’s May 19, 2026, meeting agenda at the Applicant’s request. Among other things, this correspondence also included a copy of the May 8, “Deemed Approved” notice.

Coastal Commission legal staff and the City have rejected the Applicant’s “Deemed Approved” notice because it does not comport with State law. See attached response letter from Coastal Commission Senior legal staff to the Applicant, dated May 12, 2026, with more detailed information as to the legal issues with the Applicant’s “Deemed Approved” notice.

In summary, the Applicant’s counsel asserts that the Permit Streamlining Act and portions of the Builders Remedy allow an applicant to self-certify that their project is “Deemed Approved.” However, the Applicant has not been afforded the authority under California housing law to self-proclaim approval of the project. Further, as is explained in the agenda report for Item #8, the Seaside Ridge project requires an amendment to the City’s Local Coastal Program (LCP) and the Project does not qualify for a California Environmental Quality Act (CEQA) exemption.

Attachment: 5/12/2026 Coastal Commission Response Letter (Mayer) May 19, 2026 Item 8

STATE OF CALIFORNIA - NATURAL RESOURCES AGENCY GAVIN NEWSOM, GOVERNOR

CALIFORNIA COASTAL COMMISSION

Nevertheless, local review of this residential proposal has not yet been finalized.

May 19, 2026 Item 8
May 12, 2026

Page 2 ends

Thank you for your attention to this matter, and feel free reach out if you have any questions or concerns.

Sincerely,
Robin M. Mayer
Senior Attorney
(415) 505-5908
cc: Karen Brindley, Planning & Community Development Director, City of Del Mar May 19, 2026 Item 8
1 Robert Silva
From: Kowalski-Mcgraw, Michele <[email protected]> Sent: Friday, May 15, 2026 12:51 PM
To: City Clerk Mail Box
Subject: Re: City Council Review and Action on the Incomplete Entitlement Application Submittals for the proposed Seaside Ridge Development, APN #s 298-241-06, 298-241-07, 299-030-14
Attachments: seaside ridge05152026.docx
Follow Up Flag: Flag for follow up
Flag Status: Completed
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.

Thank you for your consideration of the written comment enclosed.

Michele Kowalski-McGraw, MD MPH, FACOEM
Associate Physician Diplomate
Community Care/Occupational and Environmental Medicine
UC San Diego Health
16950 Via Tazon Ave
San Diego, CA 92127
T: 800-926-UCSD F: 858-249-4334
[email protected]
May 19, 2026 Item 8
05/15/2026
Re: City Council Review and Action on the Incomplete Entitlement Application Submittals for the proposed Seaside Ridge Development, APN #s 298-241-06, 298-241-07, 299-030-14 To the City of Del Mar Planning Department:

I am submitting these comments to oppose the Seaside Ridge 259‑unit development application. This application remains incomplete under CEQA, the Coastal Act, and the City’s Local Coastal Program. The applicant has not provided sufficient environmental‑health, environmental‑medicine, or coastal‑hazard studies needed to begin legally compliant review.

The application is missing essential analyses, including:
• Health‑relevant air‑quality and exposure assessments
• Coastal hazard, sea‑level‑rise, and bluff‑stability studies • Water‑quality and stormwater evaluations
• Biological resources surveys
• Noise and sensitive‑receptor health analyses
• Cumulative public‑health and environmental‑justice review Environmental‑medicine literature is clear: loss of natural open space and poorly evaluated land‑use change increase exposure to pollutants, elevate cardiovascular and respiratory risks, worsen heat and noise impacts, and reduce community resilience. In the current era of accelerating climate threats — including extreme heat, coastal flooding, sea‑level rise, and degraded air quality — land development without due diligence to environmental health impact should not be supported. CEQA requires health pathways and climate‑related risks to be rigorously analyzed to determine whether impacts are significant and what mitigation may be required. This has not been sufficiently completed for this proposed development.

Del Mar already has a model for responsible coastal planning: Harbaugh Seaside Trails. That project underwent full environmental review, community involvement, and strict Coastal Act compliance. Seaside Ridge is the opposite—an incomplete application missing the very studies that protect public health and coastal resources. If we protected Harbaugh Trails for the public good, we cannot now ignore those same protections for a 259‑unit private development.

May 19, 2026 Item 8
For these reasons, I respectfully request that the City:

1. Maintain the application as incomplete, and

2. Require submission of additional health and environmental impact studies including all those mandated by CEQA and Coastal Act before further processing.

Thank you for your attention.

Sincerely,
Michele Kowalski-McGraw, MD MPH, FACOEM
Michele Kowalski-McGraw, MD MPH, FACOEM
Occupational and Environmental Medicine
UC San Diego Health
May 19, 2026 Item 8
LAW OFFICES OF ROBERT A. STACK

4445 Eastgate Mall, Suite 200
San Diego, CA 92121
Telephone (858) 812-8479
[email protected]
May 15, 2026
City of Del Mar Planning Department
1050 Camino del Mar
Del Mar, CA 92014
[email protected]
Re: Seaside Ridge Project (929 Border Avenue, Del Mar, California) — Support for City Determination of Incomplete Application and Objection to Proposed Development — Hearing on May 19, 2026
Honorable Mayor, Members of the City Council, and Planning Staff:

Our office represents a number of residents and property owners located within Del Mar’s coastal zone and surrounding bluff-top neighborhoods who will be directly affected by the proposed Seaside Ridge development at 929 Border Avenue. On behalf of these clients, we submit this correspondence in support of the City’s determination that the current applications for the project remain incomplete and legally insufficient for processing.

The City’s position is well-founded under both the California Coastal Act and established land use principles governing development within California’s coastal zone. While state housing policy encourages the expansion of residential development, those policies do not supersede or nullify the independent requirements imposed by the Coastal Act, certified Local Coastal Programs, or other applicable environmental protections. Courts and regulatory agencies have repeatedly recognized that coastal resource protection remains a matter of statewide importance.

The proposed project, currently contemplated at approximately 259 residential units on a sensitive bluff-top coastal site, presents substantial unresolved concerns relating to visual impacts, community character, coastal resource preservation, infrastructure compatibility, and consistency with Del Mar’s adopted coastal planning framework. Until those issues are fully addressed through a complete and legally adequate application, the City not only possesses the authority to require additional information, but arguably has an affirmative obligation to do so.

In particular, our clients remain concerned that the proposed scale, massing, and density are fundamentally incompatible with the surrounding coastal environment and would materially alter the character of this highly visible shoreline corridor. The Coastal Act expressly prioritizes the protection of scenic and visual qualities in coastal areas, and development that substantially obstructs or degrades those public coastal resources warrants heightened scrutiny.

May 19, 2026 Item 8
Support for City of Del Mar
Seaside Ridge Project

Page 2 ends

Additionally, the City’s measured approach to balancing RHNA obligations with coastal protection requirements has been both reasonable and responsible. Del Mar faces uniquely constrained geographic and environmental conditions that distinguish it from inland jurisdictions.

The City should not be pressured into accepting an incomplete or legally deficient proposal merely because the applicant seeks to invoke state housing mandates as leverage against ordinary coastal review procedures.

Our clients also believe there are more appropriate locations within the broader area for increased residential density, including locations adjacent to the Del Mar Fairgrounds and transportation-accessible corridors where higher-intensity development can be accommodated with substantially fewer impacts to bluff-top coastal resources. The existence of alternative planning opportunities further underscores the importance of preserving Del Mar’s limited coastal bluff areas in a manner consistent with long-standing Coastal Act objectives.

Accordingly, we respectfully urge the City Council and Planning Department to maintain their current position and continue requiring a complete, comprehensive, and Coastal Act-compliant application prior to any consideration of project approval or entitlement processing.

Please include this correspondence in the administrative record for the May 19, 2026 hearing and all subsequent proceedings relating to the Seaside Ridge project.

Respectfully submitted,
Robert Stack
RAS/hk
Via Email and US Mail
May 19, 2026 Item 8
1 Leslie Carrillo
From: ulla rang <[email protected]>
Sent: Friday, May 15, 2026 4:59 PM
To: City Clerk Mail Box
Subject: Item 8, Northridge project,
Follow Up Flag: Follow up
Flag Status: Flagged
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.

Dear City Council,
With the risk of saying something very unpopular, I think it's time to give up on holding back on development on the North Bluff (Lazier's lot). Not because I want to see it developed since it's our last undeveloped bluff, but because we need the Affordable Housing units they offer. It is more than likely that the Fairground is playing cat and mouse with us in regards to Affordable Housing on "their" land, despite that the unreasonable high quota for Affordable Housing for Del Mar stems from the Fairground's number of seasonal workers. The Fairground board has proven to us again and again that they have no intentions what-so-ever to set any of "their" land aside for Affordable Housing unless we let SANDAG blow a hole right through Del Mar for the tunnel. They are only holding us hostage so let's rip off the bandaid, cut Affordable Housing ties with the Fairground so that they have nothing over us and upzone the North Bluff.

I was against the spa at the North Bluff because that was IMHO the most stupid idea with only a tiny number of Affordable units offered. But the Northridge project offers a good number that will serve us - and the less economical fortunate people, very well.

The rest of the bluff is completely built up with condominiums belonging to Solana Beach so it will fit into the rest of the development north of the San Dieguito River mouth. I do feel bad for the people who live on the southern=most tip of the north bluff, I do, because who wants a huge project next to your private house, so I sincerely hope that their privacy will be taken much into consideration if the Northridge project goes through. This is the time to negotiate with the developer for privacy for the south neighbor and perhaps even a few extra units of Affordable housing than is on the table right now.

I am not sure the bluff is safe enough for such development but only an environmental and/or geological study can determine that.

Sincerely,
Camilla Rang
10th Street
May 19, 2026 Item 8
1 Leslie Carrillo
From: Margaret Beck <[email protected]>
Sent: Saturday, May 16, 2026 7:24 PM
To: City Clerk Mail Box
Subject: FW: Seaside Ridge proposed project
Follow Up Flag: Follow up
Flag Status: Flagged
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Good morning,
I am writing to express my concern and disapproval of this project. One of the biggest concerns is the traffic and issues from adding 259 units at this already very busy area. Further the disintegration of the cliffs is an issue for existing development and adding another potentially destructive development does not bode well for the area.

Please consider putting the long term health of the area over profits.

Sincerely,
Margaret Beck
158 South Shore Dr.

Solana Beach, CA 92075
May 19, 2026 Item 8
1 Leslie Carrillo
From: Linda Maher <[email protected]>
Sent: Sunday, May 17, 2026 10:10 AM
To: City Clerk Mail Box
Subject: Seaside Ridge, residential development project at 929 Border Avenue,Del Mar Follow Up Flag: Follow up
Flag Status: Flagged
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Re Agenda item: APN#’s 298-241-06, 298-241-07 and 299-030-14 I have lived in the Del Mar Beach Club condominium complex at the intersection of South Sierra Avenue and Border Avenue for 40 years. Over these 40 years I have seen the increase in development and resulting traffic congestion in this area. The proposed 259 unit residential development project located at 929 Border Avenue would be a disaster for traffic congestion and the environment. The intersection of PCH and Border Avenue is already heavily congested, especially during summer months when the Fair and Race Track are open. The only possible exits out of this proposed development would be onto the two lane Border Avenue or onto PCH. In addition to traffic congestion it would eliminate valuable beach parking.

The bluffs on this lot are extremely unstable. I have seen them recede more than 10 feet over the time I have lived here. This lot has become home to many species of birds, plants and animals. There is a Scripps preserve area at the south west corner of this lot. To destroy this areas by building 259 housing units would be a disaster for the environment as well.

I hope you will consider preserving one of the last remaining open ocean front areas in Del Mar.

Thank you for your consideration.

Linda Maher
157 S. Shore Drive
Solana Beach, CA 92075
May 19, 2026 Item 8
1 Leslie Carrillo
From: Joseph Smith <[email protected]>
Sent: Sunday, May 17, 2026 6:53 PM
To: City Clerk Mail Box
Subject: Red Dot – Item 8 Seaside Ridge (City’s Project Website Missing Submitted Studies) Follow Up Flag: Follow up
Flag Status: Flagged
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All,
I came across a Red Dot for Item 8 from Michele Kowalski-McGraw from UC San Diego Health submiƩed on May 15, 2026. The commenter states that the “applicant has not provided sufficient environmental-health, environmentalmedicine, or coastal-hazard studies needed to begin legally compliant review.” The commenter then lists technical analyses related to air quality and exposure assessments; coastal hazard, sea level rise, and bluff stability; water quality and stormwater; biological resources; and noise.

I wish to ensure the commenter and the City Council that all of the technical studies referenced by the commenter were prepared by Seaside Ridge and submiƩed to the City as part of the early 2023 CDP applicaƟon submiƩal in order to proacƟvely address environmental, public health and safety concerns with the project.

AŌer reviewing the City’s webpage on Seaside Ridge (hƩps://www.delmar.ca.us/861/Seaside-Ridge-DevelopmentApplicaƟons), I can see why the commenter was unable to find these documents and believes they were not prepared.

Several of the studies submiƩed by Seaside Ridge are not listed and not available for review by the general public.

AƩached is a screenshot of the City’s webpage and studies it has made available for public review.

Below is a complete summary of all studies and analyses prepared by Seaside Ridge, submiƩed to the City in early 2023, and on-file with the Planning & Community Development Department:
1) Biological Impact Assessment prepared by Alden Environmental dated September 30, 2022. 2) Geotechnical Investigation with Bluff Erosion Rates and Sea Level Rise Projections prepared by GEOCON dated March 29, 2023
3) Bluff Retreat Analysis prepared by Michael Hart.
4) Third-Party Independent Review of Bluff Erosion, Slope Stability and Sea Level Rise Projections prepared by Dr.

Benjamin Benumof, Ph. D. of Geo-Law dated March 28, 2023. 5) Transportation Analysis prepared by LLG dated March 29, 2023. 6) Vehicle Miles Traveled Memo prepared by LLC dated May 12, 2023. 7) Civil engineering plans including grading and drainage and a Stormwater Management Plan prepared by Project Design Consultants dated March 2023.

May 19, 2026 Item 8
2 8) Stormwater Management Investigation (Infiltration Report) prepared by GEOCON dated March 3, 2023. 9) Arborist Report prepared by Rappaport Development Consulting Services dated September 13, 2022. 10) Cultural Resources Survey dated September 21, 2022 and a Paleontological Resources Survey dated September 28, 2022 prepared by Brian Smith and Associates.
11) Sewer Study prepared by Dexter Wilson Engineering dated February 17, 2023. 12) Potable and Recycled Water Study prepared by Dexter Wilson Engineering dated March 29, 2023. 13) Construction Health Risk Assessment Report prepared by DUDEK dated May 2023. 14) Noise Technical Report prepared by DUDEK dated May 2023. 15) Energy Efficiency Memo for LEED/WELL Standards prepared by FRANK dated May 29, 2023.

Joseph
Joseph D. Smith, AICP | Principal
California Coastal Works
(619) 943-1337 | [email protected]
www.californiacoastalworks.com
May 19, 2026 Item 8
1 Leslie Carrillo
From: Joyce Doherty <[email protected]>
Sent: Tuesday, May 19, 2026 8:49 AM
To: City Clerk Mail Box
Subject: ⬤ Seaside Ridge
Follow Up Flag: Follow up
Flag Status: Flagged
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.

I am writing to formally express serious concerns regarding the location of the proposed development.

It is imperative that an environmental impact review be conducted by the Coastal Commission to ensure the project meets all necessary standards for bluff protection.

Furthermore, the development plans must explicitly disclose the designated ingress and egress points for vehicles. A comprehensive study is required to determine how traffic flow will be managed, as the current infrastructure is not designed to accommodate additional heavy traffic and could face significant negative impacts.

Additionally, the high-rise design of this development may detract from the established character of the community and obstruct ocean views, which are a vital asset to the area.

I believe that the Del Mar Fairgrounds or the Del Mar Horsepark would serve as more appropriate locations for this high-density, low-cost housing project.

Joyce Doherty
166 N. Shore Drive
Solana Beach CA 92075
Phone: 858-344-3175
Email: [email protected]
May 19, 2026 Item 8
1 Leslie Carrillo
From: Joyce Doherty <[email protected]> on behalf of Joyce Doherty <[email protected]>
Sent: Tuesday, May 19, 2026 9:06 AM
To: City Clerk Mail Box
Subject: ⬤ Seaside Ridge
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.

I am writing to formally express serious concerns regarding the location of the proposed development.

It is imperative that an environmental impact review be conducted by the Coastal Commission to ensure the project meets all necessary standards for bluff protection. Furthermore, the development plans must explicitly disclose the designated ingress and egress points for vehicles. A comprehensive study is required to determine how traffic flow will be managed, as the current infrastructure is not designed to accommodate additional heavy traffic and could face significant negative impacts.

Additionally, the high-rise design of this development may detract from the established character of the community and obstruct ocean views, which are a vital asset to the area.

I believe that the Del Mar Fairgrounds or the Del Mar Horsepark would serve as more appropriate locations for this high-density, low-cost housing project.

Joyce Doherty
166 N. Shore Drive
Solana Beach CA 92075
Phone: 858-344-3175
Email: [email protected]
1 Leslie Carrillo
From: Joseph Smith <[email protected]>
Sent: Tuesday, May 19, 2026 8:54 AM
To: City Clerk Mail Box
Subject: Re: Red Dot – Item 8 Seaside Ridge (City’s Project Website Missing Submitted Studies) Attachments: Seaside Ridge Development Applications Del Mar, CA - Official Website (screenshot taken 5.17.26).pdf
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.

Good morning, I’m resending this Red Dot with the aƩachment referenced below. It wasn’t aƩached to the prior email.

Please post, thank you. Joseph
From: Joseph Smith <[email protected]>
Date: Sunday, May 17, 2026 at 6:52 PM
To: City Clerk Mail Box <[email protected]>
Subject: Red Dot – Item 8 Seaside Ridge (City’s Project Website Missing Submitted Studies) All,
I came across a Red Dot for Item 8 from Michele Kowalski-McGraw from UC San Diego Health submiƩed on May 15, 2026. The commenter states that the “applicant has not provided sufficient environmental-health, environmentalmedicine, or coastal-hazard studies needed to begin legally compliant review.” The commenter then lists technical analyses related to air quality and exposure assessments; coastal hazard, sea level rise, and bluff stability; water quality and stormwater; biological resources; and noise.

Several of the studies submiƩed by Seaside Ridge are not listed and not available for review by the general public.

AƩached is a screenshot of the City’s webpage and studies it has made available for public review.

Benjamin Benumof, Ph. D. of Geo-Law dated March 28, 2023.

May 19, 2026 Item 8
2 5) Transportation Analysis prepared by LLG dated March 29, 2023. 6) Vehicle Miles Traveled Memo prepared by LLC dated May 12, 2023. 7) Civil engineering plans including grading and drainage and a Stormwater Management Plan prepared by Project Design Consultants dated March 2023.
8) Stormwater Management Investigation (Infiltration Report) prepared by GEOCON dated March 3, 2023. 9) Arborist Report prepared by Rappaport Development Consulting Services dated September 13, 2022. 10) Cultural Resources Survey dated September 21, 2022 and a Paleontological Resources Survey dated September 28, 2022 prepared by Brian Smith and Associates.
11) Sewer Study prepared by Dexter Wilson Engineering dated February 17, 2023. 12) Potable and Recycled Water Study prepared by Dexter Wilson Engineering dated March 29, 2023. 13) Construction Health Risk Assessment Report prepared by DUDEK dated May 2023. 14) Noise Technical Report prepared by DUDEK dated May 2023. 15) Energy Efficiency Memo for LEED/WELL Standards prepared by FRANK dated May 29, 2023.

Joseph
Joseph D. Smith, AICP | Principal
California Coastal Works
(619) 943-1337 | [email protected]
www.californiacoastalworks.com
May 19, 2026 Item 8
Home › Departments › Planning & Community Development › Seaside Ridge Development Applications

SEASIDE RIDGE DEVELOPMENT APPLICATIONS
City Statement Regarding Seaside Ridge Litigation
Central to the Seaside Ridge lawsuit is an allegation that the City of Del Mar violated the State's housing laws for refusing to find the application complete. However, the Seaside Ridge application was found incomplete because of the Applicant's steadfast refusal to submit documents that would allow the City to amend its Local Coastal Program. The Seaside Ridge project is wholly inconsistent with the City's certified Local Coastal Program, and without an amendment to the Local Coastal Program, the Project could not be approved under the California Coastal Act. The Seaside Ridge applicant believes that State housing laws preempts the Coastal Act, but these laws expressly provide otherwise. In sum, State's housing laws continue to protect coastal resources while encouraging greater access to affordable housing. The City will continue to defend the protections afforded by the California Coastal Act when reviewing and approving all new housing development.

Development Application CDP23-008 (Initial Submittal)
On March 30, 2023, the City received a Coastal Development Permit application and associated materials for the 259-unit Seaside Ridge housing development project. The application was filed within the required 180-day time period following the City's formal acceptance of Preliminary Development Application PDA22-001 (see information regarding PDA 22-001 below). Following are selected materials from the application submittal, including the application, a detailed project description, and architectural project plans. Additional materials, such as environmental technical studies, engineering reports and plans, and arborist reports, and justification letters are available for public review at City Hall during regular Planning Counter hours or by appointment. In accordance with State law, City staff preliminarily reviewed the application submittal within 30 days of receipt for "completeness." On April 27, 2023, the City issued a letter to Seaside Ridge representatives deeming the development entitlement application "incomplete." A link to the letter is provided below.

Application Materials Received
Uniform Development Application (PDF)
CDP Supplemental Questionnaire (PDF)
Detailed Project Description (PDF)
Architectural Plans (PDF)
City Correspondence
April 27, 2023 Preliminary Review Determination – Project Deemed Incomplete (PDF) Resubmittals of Development Application CDP23-008
On June 1, 2023, representatives for the Seaside Ridge housing development project resubmitted application materials in response to comments and requests in the City's April 27, 2023, letter of project determination (project deemed incomplete). Upon review of the materials and information provided to the City on June 1st, Planning Department staff determined that the development application remains "incomplete" and provided written notice and explanation of the determination to the project representatives on June 30, 2023.

In response to the City's June 30, 2023, determination that the project application for CDP23-008 remained "incomplete," representatives for the Seaside Ridge housing development project again resubmitted application materials on August 28, 2023. Upon review of that (3rd) submittal, which lacked previously requested materials, the City provided a 3rd written notice of project incompleteness to the representatives for Seaside Ridge on September 26, 2023.

In response to the City's September 26, 2023, determination that the project application for CDP23-008 remained "incomplete," representatives for the Seaside Ridge housing development project again resubmitted application materials on November 22, 2023. Upon review of that (4th) submittal of the information provided by the applicant's representatives, the City provided a 4th written notice of project incompleteness to the representatives for Seaside Ridge on December 20, 2023.

The City’s second, third, and fourth project determination letters can be viewed via the link provided below.

City Correspondence
June 30, 2023, Second Project Review Determination - Deemed Incomplete September 26, 2023, Third Project Review Determination - Deemed Incomplete December 20, 2023, Fourth Project Review Determination - Deemed Incomplete Preliminary Development Application (PDA22-001)
On October 4, 2022, the City received a “preliminary development application” filed in accordance with California Senate Bill SB-330 and Government Code Section 656941.1 for a proposed 259-unit housing development project (“Seaside Ridge”) at 929 Border Avenue, Del Mar, CA 92014 (North Bluff). The Preliminary Development Application (PDA22-001) has generated a high volume of public interest and, therefore, the application materials and related public records are being provided to interested parties on the City’s website.

On October 4, 2022, the City received a “preliminary development application” filed in accordance with California Senate Bill SB-330 and Government Code Section 656941.1 for a proposed 259-unit housing development project (“Seaside Ridge”) at 929 Border Avenue, Del Mar, CA 92014 (North Bluff). The Preliminary Development Application (PDA22-001) has generated a high volume of public interest and, therefore, the application materials and related public records are being provided to interested parties on the City’s website.

Application Materials Received
Preliminary Application Checklist
Uniform Development Application
Legal Authority Supporting Development Application by Sheppard Mullin Project Description
Conceptual Site and Design Plans
Legal Description
Preliminary Title Report
Letter of Authorization to Submit a Project
Holding Trust
Biology Report by Alden Environmental, Inc.

Supplemental Update to Protected Tree Removal Report by Rapport Cultural Resources Study by Brian F. Smith and Associates (2014) Updated Letter for the Cultural Resources Survey by Brian F. Smith and Associates Paleontological Resources Survey by Brian F. Smith and Associates City Correspondence
City Response Letter SB-330 Preliminary Development Application (PDF) City Response to November 17, 2025 Notice Under California Government Code 65589.5 (PDF) City Response to Comment Letter Government Code Section 65589.5(h)(6)(D)(iii)- Seaside ridge Project (PDF) Please contact Planning & Community Development Director Karen Brindley at [email protected] or (858) 704-3624; or Principal Planner Matt Bator at [email protected] or (858) 704-3643 with any questions.

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Citizens' Participation
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Development Applications &
Guides
eTRAKIT - Online Portal
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New Development &
Construction Information
Pending Specific Plans
Public Notices
Safety and Environmental
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SB 330 Preliminary Application
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May 19, 2026 Item 8
1 Leslie Carrillo
From: Debbie Bergquist <[email protected]>
Sent: Tuesday, May 19, 2026 10:46 AM
To: City Clerk Mail Box
Subject: Seaside Ridge project
Follow Up Flag: Follow up
Flag Status: Flagged
CAUTION: This email originated from outside of the organizaƟon. Do not click links or open aƩachments unless you recognize the sender and know the content is safe.

Please express at the meeƟng tonight that I am in opposiƟon of this project and find it inappropriate for the locaƟon under consideraƟon.

Debbie Bergquist
729 C beachfront Drive in Solana Beach CA 92075.

Sent from my iPhone
May 19, 2026 Item 8
1 Leslie Carrillo
From: Brooke Miller <[email protected]>
Sent: Tuesday, May 19, 2026 11:18 AM
To: City Clerk Mail Box
Cc: Carol Lazier; [email protected]; [email protected] Subject: Red Dot-Item 8 May 19 Del Mar City Council meeting Attachments: FINAL Item 8 May 19 Red Dot.pdf
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.

Please see attached Red Dot comment letter relating to Item 8 on tonight’s City of Del Mar City Council Agenda submitted on behalf of Carol Lazier.

Thank you.

Brooke Miller
Partner
501 West Broadway, 18th Floor
San Diego, CA 92101
Direct +1.619.338.6530 | Office +1.619.338.6500
[email protected] | Bio | LinkedIn | sheppard.com
Attention: This message is sent by a law firm and may contain information that is privileged or confidential. If you received this transmission in error, please notify the sender by reply e-mail and delete the message and any attachments.

May 19, 2026 Item 8
Sheppard, Mullin, Richter & Hampton LLP
501 West Broadway, 18th Floor
San Diego, CA 92101
T: +1.619.338.6500 | F: +1.619.234.3815 sheppard.com
May 19, 2026 +1.619.338.6530
[email protected]

VIA EMAIL ONLY
Mayor Tracy Martinez and Members of the City Council
City of Del Mar
c/o City Clerk
Email: [email protected]
Re: Red Dot — May 19, 2026 City Council Agenda, Item 8
Dear Mayor Martinez and Members of the City Council:

We are writing on behalf of Owner and Applicant Carol Lazier to advise you that the staffrecommended action on the Seaside Ridge Project (the “Project”) (PDA 220-1/ CDP 23-008) is a violation of applicable State housing laws. As we and the California Department of Justice 1 have previously informed the City, violation of State housing law exposes the City to significant financial liability including but not limited to a minimum of $2.59 Million in penalties alone, pursuant to Government Code section 65914.2. As the State Department of Housing and Community Development (“HCD”) has advised, notwithstanding the status of its Housing Element programs2, the City must continue to process housing development applications submitted during the time the City’s housing element was out of compliance, pursuant to Government Code section 65585, subdivision (d)(5).3 The recommended action on this item squarely contradicts this direction. We therefore request the City Council reject the Staff recommendation and comply with the City’s legal obligations under State law.

The Application is Complete as a Matter of Law and Cannot be Denied as Incomplete To begin with, the City is prohibited by law from denying the application as incomplete. The Project application has already been deemed complete as a matter of law pursuant to the State Permit Streamlining Act (“PSA”), Government Code section 65943(c), due to the City’s failure to provide a final written determination within 60 days of the Applicant’s appeal of City Staff’s incomplete determination to the City Council. Once an application for a development project is complete, a public agency cannot deny the application on the ground that it is incomplete. (Chino MHC, LP v. City of Chino (2012) 210 Cal. App. 4th 1049.) 1 Letter from David Pai, Supervising Deputy Attorney General, to the City of Del Mar, Feb. 13, 2026. 2 Reference our comments to Item 9 on today’s agenda.
3 Letter from Melinda Coy, Proactive Housing Accountability Chief, Division of Housing Policy Development, to the City of Del Mar, December 11, 2024.

May 19, 2026 Item 8
Mayor Tracy Martinez and Members of the City Council
May 19, 2026

Page 2 ends

As you will recall, the Applicant filed an appeal of City Staff’s incomplete determination on July 31, 2025. The City Clerk acknowledged receipt by letter dated August 7, 2025, and your Council conducted an “Initial Consideration” procedure on September 22, 2025. Pursuant to Government Code section 65943(c):

There shall be a final written determination by the agency on the appeal not later than 60 calendar days after receipt of the applicant’s written appeal. The fact that an appeal is permitted to both the planning commission and to the governing body does not extend the 60-day period. Notwithstanding a decision pursuant to subdivision (b) that the application and submitted materials are not complete, if the final written determination on the appeal is not made within that 60-day period, the application with the submitted materials shall be deemed complete for the purposes of this chapter.
(Emphasis added.) As no final written determination on the July 31, 2025, appeal was made within the 60-day period, the Project application was deemed complete as a matter of law on September 29, 2025. (Ibid.) Accordingly, the City Council may not lawfully deny the application on the ground that it is incomplete.

The “Builder’s Remedy” Applies and the City Cannot Meet its Burden to Show Otherwise Further, the Project qualifies as a Builder’s Remedy project as defined in the Housing Accountability Act (“HAA”), Government Code section 65589.5(h)(11), to include a project that provides at least 13% of the “total units” as defined in the State Density Bonus Law (Gov. Code § 65915 [“SDBL”]) dedicated to lower income households, for which an application was “deemed complete” on a date the jurisdiction did not have a housing element that was in substantial compliance with the Housing Element Law. Regardless of the City’s motivation, evading a lawful Builder’s Remedy application would be a violation of Government Code section 65589.5, subdivisions (f)(6)(E) and (k)(1)(A)(ii)(IV).4
The Project includes 49% of the total units dedicated
to low, very low, and moderate income households, and over 13% of not only the total units as defined in the SDBL but of all 259 units (inclusive of density bonus units) in the development dedicated to lower income households. Pursuant to Government Code section 65589.5(f)(7), a housing development project application that is deemed complete before January 1, 2025, that meets the definition of a Builder’s Remedy project may choose to be subject to all or any of the provisions of this section as applicable as of January 1, 2025. Pursuant to Government Code section 65589.5(h)(5), “Notwithstanding any other law, ‘deemed complete’ means that the applicant has submitted a Preliminary Application pursuant to Section 65941.1 or, if the applicant has not submitted a Preliminary Application, has submitted a complete application pursuant to Section 65943. The local agency shall bear the burden of proof in establishing that the application is not complete.” (Emphasis added.)
The applicant submitted a Preliminary Application (Gov. Code § 65941.1) in October 2022 and a full application in March 2023. There is no dispute that both the Preliminary Application and the full application were submitted at a time when the City had not adopted a housing element that was in substantial compliance with the Housing Element Law. The City cannot meet its burden to demonstrate the application is not complete. As previously noted on numerous occasions, an 4 Letter from David Pai, Supervising Deputy Attorney General, to the City of Del Mar, Feb. 13, 2026.

May 19, 2026 Item 8
Mayor Tracy Martinez and Members of the City Council
May 19, 2026

Page 3 ends

objective comparison between the plan set, including floor plans and data tables, submitted with the Preliminary Application and the plan set, including floor plans and data tables, submitted with the full application demonstrates that the square footage of construction did not change between the Preliminary Application and full application by more than 20%. A direct comparison of the submitted plans (see, Exhibit A) demonstrates that the square footage of the Project as described in the Preliminary Application, inclusive of 241,528 square feet (SF) of building area and 96,736 SF of underground parking for a total of 338,264 SF, was revised primarily by the addition of another level of underground parking for a total parking area of 161,257 SF and a slight reduction in the building area to 235,002 SF, for a total of 396,359 SF, or an increase of

17.14%5. The change accommodates increased parking, eliminating use of the reduced parking ratio pursuant to the State Density Bonus Law (Gov. Code § 65915), in response to the City’s concerns about parking impacts, and was specifically designed to fall within the 20% limit under Gov. Code section 65941.1.

Pursuant to Government Code section 65941.1(a), “An applicant for a housing development project…shall be deemed to have submitted a preliminary application upon providing all of the following information about the proposed project to the city, county, or city and county from which approval for the project is being sought and upon payment of the permit processing fee . . . (3) A site plan showing the location on the property, elevations showing design, color, and material, and the massing, height, and approximate square footage, of each building that is to be occupied.” (Emphasis added.) The City’s assertion that its Uniform Development Application is the “controlling document” and governs over the actual Preliminary Application (inclusive of the site plan) is untenable in light of the express statutory language.

To the extent City Planning Staff failed to adequately review the submitted plans, this failure is further evidence of the City’s bad faith disapproval of the Project. (See Gov. Code § 65589.5(l) [“‘bad faith’ includes, but is not limited to, an action or inaction that is frivolous, pretextual, intended to cause unnecessary delay, or entirely without merit.” (Emphasis added.)].) The Project Complies with the Coastal Act and LCP
The City cannot simply ignore State housing laws with impunity by invoking the Coastal Act.

Builders’ Remedy applications have been approved in the coastal zone in comparable cities, the Coastal Act itself limits the situations in which coastal permitting agencies may reduce residential densities below that sought by applicants, and the Coastal Act encourages affordable housing when developed in a manner that harmonizes state housing laws with coastal resource policies found in Chapter 3 of the Coastal Act and any governing Local Coastal Program. (See Pub. Res.

Code §§ 30007 and 30604, subds. (f) and (g).)6
While nothing in the HAA “shall be construed to
relieve the local agency from complying with…the California Coastal Act of 1976” (§65589.5(e)), the Coastal Act itself states: “Nothing in this division shall exempt local governments from meeting the requirements of state and federal law with respect to providing low- and moderate-income housing… or any other obligation related to housing imposed by existing law or any law hereafter enacted.” (Pub. Res. Code § 30007.)
The Coastal Act expressly encourages affordable housing within the coastal zone (Pub. Res.

Code § 30604(g)). Seaside Ridge provides new affordable housing opportunities in the coastal zone and provides much-needed housing for Del Mar in all income ranges, including households 5 396,359/338,264= 1.171
6 Letter from David Pai, Supervising Deputy Attorney General, to the City of Del Mar, Feb. 13, 2026.

May 19, 2026 Item 8
Mayor Tracy Martinez and Members of the City Council
May 19, 2026

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with moderate, low, very low and extremely low income, and gives equitable access to coastal resources. The Project provides 78% of the City’s need for 54 lower income units on vacant sites in the 6th Cycle and well over 100% of the City’s assigned moderate income RHNA need. Section 30604(f) of the Coastal Act reinforces that, when reviewing residential development applications as defined in §65589.5(h)(3) (“Housing for very low, low-, or moderate-income households”, which includes the Project), an agency cannot reduce residential densities below that sought by the applicant, if that density is within that permitted by local zoning and any density bonus, unless substantial evidence supports a finding it “cannot feasibly be accommodated” in conformity with the LCP.

Pursuant to the HAA, a Builder’s Remedy project “shall be deemed consistent, compliant, and in conformity with an applicable plan, program, policy, ordinance, standard, requirement, redevelopment plan and implementing instruments, or other similar provision for all purposes[.]” (Gov. Code § 65589.5(f)(6)(D)(iii), emphasis added.) Moreover, a Builder’s Remedy project “shall not be required to apply for, or receive approval of, a general plan amendment, specific plan amendment, rezoning, or other legislative approval.” (Gov. Code § 65589.5(f)(6)(D)(i), emphasis added.) Pursuant to Government Code section 65589.5(f)(6)(A), a local agency may only require the project to comply with “objective, quantifiable, written development standards, conditions, and policies that would have applied to the project had it been proposed on a site with a general plan designation and zoning classification that allow the density and unit type proposed by the applicant.” (Emphasis added.)
As discussed in detail in the application materials, the Project is consistent with the Housing Element Implementation Overlay Zone (“HEI-OZ”), codified at Del Mar Municipal Code (DMMC) Chapter 30.92 and certified by the Coastal Commission, and which the Commission expressly acknowledged the City created “in anticipation of applying it to various parcels during the City’s 6th Housing Element Cycle (2021-2028)” including the Project site (“up to six parcels along Border Avenue/North Bluff and up to three vacant parcels at the south end of Stratford Court”).7 Thus,
there is no substantial evidence to support a finding that the Project “cannot feasibly be accommodated” in conformity with the LCP and pursuant to the express mandates of the Coastal Act, the City cannot force the Project to reduce its density or apply for legislative approvals.

Moreover, the Project applicant has never contended the Coastal Act does not apply; the Project applied for an administrative, ministerial Coastal Development Permit pursuant to the procedures applicable within the HEI-OZ, which mandates that “permit approvals for proposed multiple dwelling unit housing development within the Housing Element Implementation Overlay Zone shall be issued in accordance with an administrative level ministerial approval process” and an “administrative Coastal Development Permit (CDP)”. (DMMC § 30.92.030(A), (C).) The requirement for ministerial, administrative permits is consistent with the requirements of the Housing Element Law, Gov. Code § 65583.2(h)(1), which requires the City to accommodate 100 percent of the need for housing for lower income households on sites that “shall be zoned to permit owner-occupied and rental multifamily residential use by right for developments in which at least 20 percent of the units are affordable to lower income households during the planning period.” (Emphasis added.) The phrase “use by right” shall mean that the local government “may not require a conditional use permit, planned unit development permit, or other discretionary local government review or approval that would constitute a ‘project’ for purposes of Division 13 (commencing with Section 21000) of the Public Resources Code [CEQA].” (Gov. Code § 65583.2(i).)
7 See Coastal Commission staff report, May 11-13, 2022, Item W16b, at w16b-5-2022-report.pdf.) May 19, 2026 Item 8
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If residential development with at least 20% affordable units cannot be approved ministerially in the HEI-OZ, then the City’s Housing Element is out of compliance with the requirements of the Housing Element Law, Gov. Code § 65583.2(h)(1), and subject to decertification. (New Commune DTLA LLC v. City of Redondo Beach (2025) 115 Cal. App. 5th 111, 130.) As such, the City must concede that the Project is subject to ministerial approvals, and that applications for discretionary approvals are not required.

Detailed Analysis of Consistency with LCP and Coastal Act Policies Seaside Ridge has demonstrated conformance with all applicable LCP requirements, including public access and coastal resources in its application submittal documents and reports provided to the City on March 30, 2023, including a thorough analysis of geotechnical, bluff erosion, projected sea level rise, biological, cultural and paleontological, water quality and public safety, and the incorporation of project design features to ensure bluff sensitivity and long-term public access, and a new public park along the entire bluff frontage for use by the general public. The subject property and density of 25 du/ac have already been considered by CCC staff and the CCC as part of its review and certification of the HEI-OZ on July 13, 2022.

The Project site is located in the LCP Coastal Bluff Overlay (CB-OZ), the Beach Overlay (B-OZ), and the Bluff, Slope and Canyon Overlay Zones (BSC-OZ) and complies with all applicable policies and requirements, with the inclusion of allowances pursuant to State density bonus law.

As summarized herein, the Project definitively addresses coastal resources and coastal resource protections.

The Project was designed to meet the objective design and development standards, including Mitigation Monitoring and Reporting Program (MMRP) requirements, of the HEI-OZ. This includes a considerable list of locally-imposed development and design standards that are part of the City’s zoning requirements and LCP (DMMC Section 30.92.040). Seaside Ridge meets the HEI-OZ development and design standards and MMRP requirements with exception to a portion of the otherwise required front yard setback to accommodate an Americans with Disability Act (ADA) accessible elevator, associated infrastructure and the east building, steep slope provisions to allow for required vehicular and pedestrian access to the Project site from Camino Del Mar including emergency vehicle access and ADA access, and minimal garage stall reductions to allow for cost savings in the Project to facilitate the construction of affordable units. Seaside Ridge complies with the following list of HEI-OZ development and design standards and MMRP requirements:
 Density
 Setbacks including landscaped buffer and upper story setbacks  Average unit size
 Building façade
 Roof decks
 Flat-roof design
 Single-story volume
 Ceiling heights
 Deck size and location
 Covered outdoor areas
 Earth tone paint and material colors
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 Roof appurtenances, mechanical equipment and screening  Ground-mounted mechanical and electrical equipment
 Trash receptacles
 Outdoor storage areas
 Gutters and downspouts
 Hardscape
 Screening plants
 New tree sizes
 Non-invasive species
 Native species
 Parking conformance with DMMC Chapter 30.80
 Garage parking
 Private drive aisles
 Curb cuts
 Driveway slope
 Exterior lighting
 Lighting fixtures full cut off or fully shielded
 Lighting fixture location
 Flood, accent and pole-mounted lighting
 Minimization of flood risk not applicable
 Cultural/historic/archaeological resources
 Biological resources
 Paleontological resources
 Public views
 Steep slopes as specified in DMMC Section 30.52.060(A)  Wildfire not applicable
 Flooding not applicable
Great care was taken in the preparation of the Seaside Ridge development application to ensure that the new residential development and public access areas are consistent with the City’s LCP and Coastal Act, including key policies relating to the protection of coastal resources and hazards.

These include Coastal Act sections 30250, 30253, 30235, 30240 and section 30270 which requires an accounting for sea level rise formally under the Coastal Act. The following summary of findings with these Coastal Act sections is provided below.  Coastal Act Section 30250: Location; existing developed area.

Seaside Ridge is located north of/contiguous to a developed bluff-top parcel to the south and in proximity (approximately 300 feet) to high-density, bluff-top development to the north. The Project site has access to adequate public services directly from the Camino Del Mar public right-of-way. Seaside Ridge has demonstrated conformance with all applicable LCP requirements and, due to project design features and extensive analysis, will not have significant adverse effects, either individually or cumulatively, on coastal resources. Extensive analysis is provided in the Project record on-file with the City for the Project site (and in proximity to the site) related to public access and coastal resources. Said analysis includes geotechnical, bluff erosion, projected sea level rise, biological, cultural and paleontological, water quality, public safety, project design features to ensure bluff sensitivity and long-term public access. Seaside Ridge voluntarily provides a new park along the entire bluff frontage May 19, 2026 Item 8
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for use by the general public with additional bluff-top setbacks for building design to ensure the public space is maintained in the long-term.
 Coastal Act Section 30253: Minimization of adverse impacts.

Subsection (a):

Seaside Ridge is new development in the coastal zone and as extensively documented in the Project’s geotechnical, bluff erosion and projected sea level rise studies, has minimized risks to life and property in geologic areas. The Project site is not located in a flood or fire hazard area.

Subsection (b):

The Geotechnical Investigation was stamped by two certified engineering geologists (Dave Evans and Michael Hart), a registered professional engineer (Trevor Myers), and Dr. Benjamin Benumof, Ph.D., who performed an independent evaluation of bluff-top erosion rate and slope stability studies prepared for the Project, and an independent sea level rise investigation and analysis for the Project.

Consistent with the CCC’s Sea Level Rise Guidance, Seaside Ridge utilized the best available, up-to-date scientific information about coastal hazards and sea level rise to determine consistency with the City’s LCP and Coastal Act provisions. This included a process that involved: 1) evaluating historic bluff erosion; 2) identifying sea level rise projections in line with statewide guidance from the CCC and the Ocean Protection Council (OPC); 3) analyzing the physical effects of sea level rise and bluff erosion under a mediumhigh risk aversion scenario; 4) assessing the impacts to future development and coastal resources including if the proposed residential units, above- and below-grade building sites and voluntary public access are vulnerable to sea level rise impacts; and 5) determining whether the proposed development is appropriate including consistency with the LCP and May 19, 2026 Item 8
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Coastal Act and the inclusion of design modifications, adaptive strategies and other recommendations from qualified geotechnical engineers, structural engineers and civil engineers.

With respect to bluff retreat, the Geotechnical Investigation provides the following recommendation on page 14 based on the analysis performed, including CCC and OPC guidance, and an analysis of a H++ scenario [note that the study was completed prior to the removal of the H++ scenario by OPC]:

This is summarized in the Project description and is a primary component of the Project’s overall architectural, civil engineering, stormwater and landscaping design. In summary, Seaside Ridge proposes increased blufftop setbacks for above- and below-grade structures that meet a minimum factor of safety of 1.5 (FS 1.5) and 1.1 for static and pseudostatic conditions, respectively. An additional 33 feet was added to the blufftop setback to account for bluff retreat from projected erosion over the life of the Project. The additional 33-foot setback considered an accelerated erosion rate due to projected sea level rise using a conservative, low probability of occurrence scenario. An additional setback was added to the above calculation for consistency with Chapter 3 of the Coastal Act, to accommodate for coastal hazards, and to ensure sufficient lateral blufftop public access is maintained over the Project’s life. As such, the Project includes a FS 1.5 + 33 feet, plus an additional minimum 95-foot setback for below-grade structures (bluff to parking garage) and FS 1.5 + 33, plus an additional minimum 17-foot setback for above-grade structures (bluff to first grouping of above-grade structures). As previously noted, these setbacks were incorporated into the design prior to the removal of the H++ scenario by OPC; however, notwithstanding the H++ scenario’s removal, these would remain the proposed setbacks for the development.

Seaside Ridge was designed such that removal of the first westernmost grouping of abovegrade structures is possible in the event of extreme coastal hazards. The Project assumes no reliance on shoreline devices (e.g., seawalls, revetments, rip-rap barriers, etc.) and, therefore, would not substantially alter natural landforms along bluffs or cliffs. Further, onsite irrigation and meteoric water would be collected via storm drain system and conveyed easterly away from the bluff.

Subsection (c):

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proximity to the Project site due to toxic air contaminant (TAC) emissions resulting from Project construction. Air dispersion modeling was conducted using the American Meteorological Society/Environmental Protection Agency Regulatory Model (AERMOD) Version 22112 and the Hotspots Analysis and Reporting Program Version 2 (HARP2) Version 22118. The San Diego Air Pollution Control District’s (SDAPCD) Supplemental Guidelines for Submission of Air Toxics “Hot Spots” Program Health Risk Assessments (SDAPCD 2022) and the Office of Environmental Health Hazard Assessment’s (OEHHA’s) Air Toxics Hot Spots Program Risk Assessment Guidelines Guidance Manual for Preparation of Health Risk Assessments 2015 (OEHHA 2015) were used to prepare the HRA. The HRA summarizes project design features included in the Project intended to reduce TAC emissions. These features would lower DPM emissions using electric equipment/hook-ups and cleaner (higher tiered) construction equipment and result in an incremental cancer risk of 7.67 in a million from Project construction. The HRA concludes that this would not exceed the SDAPCD Risk Threshold of 10 in 1 million when Toxics-Best Available Control Technology (T-BACT) is applied.

Subsection (d):

The project is centrally located just south of Via de la Valle, which provides direct west-east access to Interstate 5, with north-south access provided via Highway 101 (Hwy 101). Via de la Valle and Hwy 101 provide multiple lanes of vehicle travel, sidewalks for pedestrian movement, and on-street bicycle lanes.

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To facilitate pedestrian and bicycle connectivity between the project site and on-street sidewalks, bicycle lanes, and the Coastal Rail Trail, a large driveway is proposed between the street and project site for the public’s use. The project would encourage the use of public transit by creating direct and sufficient connections to pedestrian and bicycle access in the vicinity. Onsite, the project includes considerable public access around the property including 25 onsite public parking spaces for general use. For example, the project could be used as a staging point for bicyclists commencing a ride north along Hwy 101 or south to the Torrey Pine Reserve.

The site provides ample onsite public access including a 30-foot wide and 35-foot wide vertical accessway to the property’s bluff frontage, and a 50-foot wide accessway along the bluff frontage.

Source: Google Earth
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As part of the San Diego Association of Governments’ (SANDAG) adopted 2021 Regional Plan for the North County corridor, Next Generation Rapid bus service (Rapid bus) identified as Rapid 473 is planned along the Hwy 101 corridor with a build-out year of 2035, and noted on the exhibit above. The Rapid 473 project is identified as SANDAG Project ID TL05. Rapid 473 would orient between University Town Center (UTC) and Oceanside, and provide service levels with at least 15-minute headways during peak travel. The Rapid bus is planned to travel into Del Mar via Del Mar Heights Rd, then north along Hwy 101 and through the Hwy 101/Via de la Valle intersection (where it would connect to the project site via two major transit stops), north to the Solana station, and terminate in Oceanside.

Due to the Project site’s location near the cities of Solana Beach and San Diego, Seaside Ridge locates housing opportunities close to employment, grocery, transit, retail and retail services in the vicinity. Approximate straight distances between the Project site and various amenities in the area include the following (beginning with nearest):
1) Restaurant (immediately across street)
2) Shops, retail, office and hotel on Hwy 101 in Solana Beach (begins at ~0.2 mile) 3) Cedros Design District with shops, office and cafes (begins at ~0.4 mile) 4) Nearby restaurants on Via de la Valle (begins at ~0.5 mile) 5) Del Mar Fairgrounds, administration and other uses (begins at ~0.5 mile) 6) Del Mar office and restaurant on Jimmy Durante Blvd near San Dieguito Lagoon (begins at ~0.75 mile)
7) Office, restaurant, hotel and sports facility near I-5 and Via de la Valle (begins at ~0.8 mile)
8) Restaurant and retail near Amtrak/Coaster Solana Beach Transit Station (begins at ~0.9 mile)
9) Flower Hill Mall and associated grocery (two grocery stores), retail and restaurants (begins at ~1 mile)
10) Del Mar beachfront restaurants and hotel (begins at ~1.2 miles) 11) Del Mar Village and associated restaurants and shops (begins at ~1.5 miles) Subsection (e):

San Diego County’s northern coastal cities (Oceanside, Carlsbad, Encinitas, Solana Beach and Del Mar) are, collectively, popular visitor designation points for recreational uses due to an extensive network of beaches, shoreline and recreational areas. However, with popularity comes high land values, a pattern of single-family development and limited housing availability for low to moderate income households. Though affordable housing is no longer a stated coastal resource per se in the Coastal Act, Seaside Ridge achieves the spirit of the CCC’s Statewide Interpretive Guidelines on Affordable Housing in the Coastal Zone, dated May 5, 1981. The Guidelines state “Meaningful access to the coast requires housing opportunities as well as other forms of coastal access... If the coast is not to exclude the less affluent members of society and become an exclusive enclave of the wealthy, affordable housing must be protected, encouraged, and, where feasible, provided.” Further, Coastal Act section May 19, 2026 Item 8
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30604(g) states that “The Legislature finds and declares that it is important for the [Coastal] commission to encourage the protection of existing and the provision of new affordable housing opportunities for persons of low and moderate income in the coastal zone.” Seaside Ridge provides new affordable housing opportunities in the coastal zone and avoids locating housing within the City’s flood and fire hazard areas. Seaside Ridge provides much needed housing for Del Mar in all income ranges, including households with moderate, low, very low, and extremely low income and provides equitable access to coastal resources.

Through the use of State Density Bonus Law allowances and cost savings via requested concessions, the Project is able to provide 78% of the City’s need for 54 lower income units on vacant sites in the 6th Cycle and well over 100% of the City’s assigned moderate income RHNA need.

To ensure onsite parking capacity is maintained and on-street access to nearby coastal resources is protected, Seaside Ridge will provide all required parking per the City’s LCP for residents and guests (316 spaces), in addition to 43 surplus spaces (over and above the LCP requirement) and an additional 25 public spaces as a voluntary contribution. As designed, the Project does not request the use of reduced parking ratios under State Density Bonus Law allowances (Gov. Code § 65915(p)(1)).
 Coastal Act Section 30235: Construction altering natural shoreline.

Subsections (a) and (b):

Seaside Ridge assessed the presence environmentally sensitive habitats on the Project site and vicinity in an extensive Biological Impact Assessment prepared by Alden Environmental dated September 30, 2022. The Assessment was submitted to the City in the Seaside Ridge Preliminary Development Application on October 4, 2022, and subsequently with the Administrative CDP Application on March 30, 2023. The Biological Assessment was prepared within six months of both submissions to the City and has been on-file for the City’s review.

The Biological Assessment makes the following conclusions on page 7:

The site is developed, heavily disturbed, and surrounded by development. The biological resources on site are of low quality and limited to the coastal beach bluff. The project would not impact any sensitive vegetation community and entirely avoids the coastal beach bluff, with an additional 50-foot buffer. In addition, no sensitive plant or animal species were observed or are expected to occur on site based on the site visits, historical mapping, and the surrounding land uses. Pre-construction nesting bird surveys are recommended as a [Migratory Bird Treaty Act] MBTA and California May 19, 2026 Item 8
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Fish and Game Code compliance measure to ensure impacts to nesting bird species do not occur during the breeding season.  Coastal Act Section 30270: Sea level rise.

The City’s certified LCP does not currently include sea level rise policies in its LUP or IOs.

While once considered for incorporation into its LCP, in June 2021, the City Council voted to formally withdraw an LCP amendment just prior to the CCC’s consideration. The withdrawal was based on the City’s acceptance of several policy changes requested by the CCC, including a provision for managed retreat (relocating homes) to address hazards associated with rising sea levels. The City disagreed with the CCC’s requests and determined they were not in the best interest of the City. As stated in the City’s withdrawal letter to the CCC, “The Coastal Commission’s modifications reintroducing managed retreat for private property would irreversibly harm Del Mar, Del Mar beaches, the millions of beach visitors each year, and the 700+ homes in the beach community. The modifications also include new deed restriction and altered bluff erosion rate calculation requirements for Coastal Bluff Overlay Zone with potential to further apply to another 500+ homes on the South Bluff.” By withdrawing the LCP amendment, the City’s LCP does not have provisions for long-term adaptation policies to address coastal hazards along its shoreline or to protect the rights of the public and private property owners.

To achieve compliance with the sea level rise policies and requirements in the Coastal Act, the Seaside Ridge development has voluntarily committed to provide the following as part of its Administrative CDP. These voluntary commitments are further described in the Seaside Ridge application package and reflected on the Project’s civil plans. 1) Would record the following notice on title:
 Identifies the property is located in the certified Del Mar Local Coastal Program Coastal Bluff Overlay Zone, is located in an area identified to be hazardous or may become hazardous in the future, and that the property is potentially vulnerable to erosion and other hazards influenced by sea level rise.  Acknowledges owner responsibility for maintenance and repair of drainage and erosion control systems pursuant to a detailed maintenance program.
 Acknowledges that the notice as described above shall be provided in all real estate disclosures.
2) Would record the following deed restriction on title:
 Forfeits all rights to future installation of shoreline protection devices, unless otherwise permitted by the City of Del Mar or ordered by a regulatory agency or a court of competent
jurisdiction.

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3) Request the City to include the following conditions in the Administrative CDP:
 Property owner acknowledges and agrees to assume the risks of injury and damage from such hazards in connection with the permitted development.
 Property owner agrees to unconditionally waive any claim of damage or liability against the City of Del Mar and California Coastal Commission, its officers, agents, and employees for injury or damage from such hazards.
 Property owner agrees to indemnify and hold harmless the City of Del Mar and California Coastal Commission, its officers, agents, and employees with respect to approval of the project against any and all liability, claims, demands, damages, costs (including costs and fees incurred in defense of such claims), expenses, and amounts paid in settlement arising from any injury or damage due to such hazards.

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As presented in the Seaside Ridge architectural and landscape plans, the Project would voluntarily install a publicly accessible park for use by the general public and residents. The park would be managed by Seaside Ridge. A Public Access Signage Plan is included in the Project’s Landscape Package and would be implemented to guide users around the site and to 25 onsite public parking spaces provided for use by the general public. To ensure onsite parking capacity is maintained and on-street access to nearby coastal resources is protected, Seaside Ridge will provide all required parking per the City’s LCP for residents and guests (316 spaces), in addition to 43 surplus spaces and the 25 public spaces noted above. As designed, the Project does not request the use of reduced parking ratios under State Density Bonus Law allowances (Gov. Code §65915(p)(1)).

The Seaside Ridge application includes a Transportation Analysis prepared by LLG dated March 29, 2023 where it is concluded on page 41 that:

The following improvements are recommended so these
intersections [Via De La Valle / Cedros Avenue, Via De La Valle / Jimmy Durante Boulevard (Valley Avenue) and Camino Del Mar / 27th Street] will operate at acceptable levels of service and provide a safe pedestrian crossing protected by a traffic signal.

Environment, Public Health and Safety
The Seaside Ridge application package includes a comprehensive package of studies, reports and plans developed by qualified professionals to ensure that the Seaside Ridge development addresses environmental, public health and safety concerns. All documents are on-file with the City.

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Based on information provided to the City, Seaside Ridge has provided the City the following documentation that addresses environmental, public health, and safety concerns:
1) Biological Impact Assessment prepared by Alden Environmental dated September 30, 2022.
2) Geotechnical Investigation with Bluff Erosion Rates and Sea Level Rise Projections prepared by GEOCON dated March 29, 2023.
3) Bluff Retreat Analysis prepared by Michael Hart.
4) Third-Party Independent Review of Bluff Erosion, Slope Stability and Sea Level Rise Projections prepared by Dr. Benjamin Benumof, Ph. D. of Geo-Law dated March 28, 2023.
5) Transportation Analysis prepared by LLG dated March 29, 2023. 6) Civil engineering plans including grading and drainage and a Stormwater Management Plan prepared by Project Design Consultants dated March 2023. 7) Stormwater Management Investigation (Infiltration Report) prepared by GEOCON dated March 3, 2023.
8) Arborist Report prepared by Rappaport Development Consulting Services dated September 13, 2022.
9) Cultural Resources Survey dated September 21, 2022 and a Paleontological Resources Survey dated September 28, 2022 prepared by Brian Smith and Associates.
10) Sewer Study prepared by Dexter Wilson Engineering dated February 17, 2023. 11) Potable and Recycled Water Study prepared by Dexter Wilson Engineering dated March 29, 2023.
12) Architectural plan set package prepared by Wolden Design + RDC and McCullough Landscape dated March 2023.
13) Construction Health Risk Assessment Report prepared by DUDEK dated May 2023. 14) Noise Technical Report prepared by DUDEK dated May 2023.

Pursuant to the authority provided in Government Code section 65583.2(h)-(i), because the Project is proposed on a site identified for rezoning pursuant to the Housing Element Law, Government Code section 65583, consistent with the applicable, objective development standards within in the HEI-OZ, the City is prohibited from disapproving the Project or requiring the Project to apply for a discretionary permit pursuant to Government Code section 65583(g)(1), which states:

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If a local government fails to complete the rezoning by the deadline provided in subparagraph (A) of paragraph (1) of subdivision (c), as it may be extended pursuant to subdivision (f), except as provided in paragraph (2), a local government may not disapprove a housing development project[
8 ], nor require a conditional use permit,
planned unit development permit, or other locally imposed discretionary permit, or impose a condition that would render the project infeasible, if the housing development project, (A) is proposed to be located on a site required to be rezoned pursuant to the program action required by that subparagraph and, (B) complies with applicable, objective general plan and zoning standards and criteria, including design review standards, described in the program action required by that subparagraph. (Emphasis added.)
It is indisputable that the City has failed to meet the rezoning deadline pursuant to Government Code section 65583.2(c). Although the City asserts that these mandates do not apply because the site is a “contingency” site, the Housing Element Appendix B-1 “Candidate Sites Analysis” includes the Project site (Table B-7, “Low and Very Low-Income Sites”) and past City correspondence identifies the Project site as a “candidate” site. The State Housing and Local Land Development Opportunities Map also identifies the Project site as a “Housing Element Site to be Rezoned” (Exhibit B). Regardless, the site is identified for rezoning in the Housing Element, Program 1E, which states that: “The Housing Element proposes to develop at least 54 affordable units on the State Fairgrounds property through a binding agreement with the State (Program 3A). By April 2024, the City must either achieve a binding agreement or implement this rezone program.” (Emphasis added.) Rezoning is exempt from the California Environmental Quality Act (CEQA) pursuant to Public Resources Code section 21080.085 [“This division does not apply to a rezoning that implements the schedule of actions contained in an approved housing element pursuant to subdivision (c) of Section 65583 of the Government Code.”].

As set forth in our previous correspondence, the City has failed to meet the requirements of Housing Element Program 3A to secure a binding agreement with the 22nd District Agricultural Association (“22nd DAA”) for the siting of housing on the Fairgrounds property by April 2024. The public record is clear that no commitment to site housing on the Fairgrounds property has been made. Notwithstanding such extensions as the State Department of Housing and Community Development (HCD) may afford the City to continue its efforts to secure housing on the Fairgrounds, the fact remains that the express language of the City’s Housing Element requires a “binding commitment” to site such housing by April 2024 in order to avoid rezoning pursuant to Program 1E, a timeline that lapsed almost two years ago. Regardless, the City cannot avoid its obligation under State law to approve the Project, which includes at least 49% affordable units, because the Project site is, in fact, located on a site required to be rezoned pursuant to the City’s Housing Element.

Additionally, as discussed above, pursuant to Government Code section 65589.5(f)(6)(D), a Builder’s Remedy project “shall not be required to apply for, or receive approval of, a general plan 8 Government Code section 65584(g)(4) states “For purposes of this subdivision, ‘housing development project’ means a project to construct residential units for which the project developer provides sufficient legal commitments to the appropriate local agency to ensure the continued availability and use of at least 49 percent of the housing units for very low, low-, and moderate-income households[.]” (Emphasis added.) May 19, 2026 Item 8
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amendment, specific plan amendment, rezoning, or other legislative approval.” A Builder’s Remedy project “shall be deemed consistent, compliant, and in conformity with an applicable plan, program, policy, ordinance, standard, requirement, redevelopment plan and implementing instruments, or other similar provision for all purposes[.]” (Gov. Code § 65589.5(f)(6)(D)(iii).) Pursuant to Government Code section 65589.5(f)(6)(A), a local agency may only require the project to comply with “objective, quantifiable, written development standards, conditions, and policies that would have applied to the project had it been proposed on a site with a general plan designation and zoning classification that allow the density and unit type proposed by the applicant.” As discussed in detail herein, the Project is consistent with the HEI-OZ, codified at DMMC Chapter 30.92 and certified by the CCC in 2022, and which the CCC expressly acknowledged the City created “in anticipation of applying it to various parcels during the City’s 6th Housing Element Cycle (2021-2028)” including the Project site.9 The HEI-OZ mandates that
“permit approvals for proposed multiple dwelling unit housing development within the Housing Element Implementation Overlay Zone shall be issued in accordance with an administrative level ministerial approval process” and an “administrative Coastal Development Permit (CDP)”. (DMMC § 30.92.030(A), (C).) As such, the Project is subject to ministerial approval and is not subject to CEQA review.

Inadequate Findings for Denial
The HAA prohibits a local agency from “disapproving” a Housing Development Project that “complies with applicable, objective general plan, zoning, and subdivision standards and criteria, including design review standards, in effect at the time that the application was deemed complete,” unless it makes “written findings supported by a preponderance of the evidence on the record” that both the “housing development project would have a specific, adverse impact upon the public health or safety,” and “there is no feasible method to satisfactorily mitigate or avoid the adverse impact” except by disapproval. (Gov. Code, § 65589.5 (j)(1).) As the Project is consistent with “objective, quantifiable, written development standards, conditions, and policies that would have applied to the project had it been proposed on a site with a general plan designation and zoning classification that allow the density and unit type proposed by the applicant”, as detailed herein, the City cannot disapprove the Project absent the required findings.

For a housing development project for “very low, low-, or moderate-income households” (defined to include housing for “mixed-income households”), a local agency may not disapprove the project unless it makes “written findings, based upon a preponderance of the evidence in the record,” as to the specific grounds for denial in Government Code section 65589.5(d). (Emphasis added.) Where, as here, a local government does not have a compliant adopted Housing Element as of the date an application for a Housing Development Project that includes “housing for very low, low-, or moderate-income households” is “deemed complete”, the local government is prohibited from using inconsistency with its General Plan and zoning standards to “disapprove” the project. (Gov. Code, § 65589.5(d)(5).) A local agency may disapprove the project based on findings that it “would have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low- and moderate-income households” and “a ‘specific, adverse impact’ means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.” The proposed resolution presented for adoption fails to meet these standards, and therefore constitutes a violation of State housing laws. 9 See Coastal Commission staff report, May 11-13, 2022, Item W16b, at w16b-5-2022-report.pdf May 19, 2026 Item 8
Mayor Tracy Martinez and Members of the City Council
May 19, 2026

Page 19 ends

Project is Deemed Approved as a Matter of Law
Finally, we have apprised the City as well as the Coastal Commission and owners of neighboring properties whose interests may be affected that the Project has been deemed approved as a matter of law pursuant to the PSA, as amended by Assembly Bill (AB) 130 (2025), effective June 30, 2025. Pursuant to the PSA, Government Code section 65950(a)(6), as amended, the City was required to approve ministerial permits for the project within 60 days after the Project application was deemed complete, as discussed above, on September 28, 2025 (by November 28, 2025). However, it failed to do so. The City’s violation of the timelines in Government Code section 65950(a)(6) is also a violation of the HAA pursuant to Government Code section 65589.5(h)(6)(B), defining disapproval to include: “Fails to comply with the time periods specified in subdivision (a) of Section 65950.”
Pursuant to Government Code section 65928, notwithstanding the definition of “development project” for purposes of the Permit Streamlining Act in subdivision (b)(1)(A) thereof, “‘development project’ includes a housing development project, as that term is defined in paragraph (3) of subdivision (b) of Section 65905.5, that requires an entitlement from a local agency, regardless of whether the process for permitting that entitlement is discretionary or ministerial.” The Project qualifies as a “housing development project” as defined in Government Code section 65905.5(b)(3), and the Project is subject to ministerial approval as discussed herein.

Therefore, pursuant to Government Code section 65956(b), since the City failed to take action on the ministerial permits as required by law, the Project application has been deemed approved as a matter of law. Notice is provided pursuant to 14 C.C.R. section 13571(b)(1) and Coastal Commission guidance.10 Notice has been provided to the City and to neighbors whose property rights may be substantially affected by the approval of the Project.

In response to our Notice, Coastal Commission counsel has directed that, pursuant to Commission regulations section 13571(b) and Section 30603(d) of the Coastal Act, the City is required to submit the Notice of Final Action (“NOFA”) in order to comply with the appeals process at Coastal Act section 30603(b). We anticipate the City will comply with its obligations.

We reiterate our appreciation for Coastal staff’s statement of strong support for affordable housing in the coastal zone, such as that provided by the Project. Coastal staff further describes that, “such projects are extremely high priority given the statewide housing crisis, the Commission’s environmental justice policies, and the goal to maximize public access as expressed by Section 30210 of the Coastal Act and the California Constitution.” The applicant for the Seaside Ridge Project is in full alignment with Coastal staff as has been fully described in our Notice and past correspondence with the City in its processing of ACDP 23-008. At its core, Seaside Ridge seeks to expand public access and housing opportunities in the coastal zone, and in one project alone the City has the opportunity to deliver 42 lower income units and 43 moderate income units and maximize public access in an area of the City generally off limits to the public. 10 Memorandum from Dr. Kate Hucklebridge, Executive Director, California Coastal Commission, regarding “AB 130 and Coastal Commission Appeals When Projects are Deemed Approved” (Sep. 5, 2025); available at:
https://documents.coastal.ca.gov/assets/lcp/AB%20130%20and%20Coastal%20Commission%20Appeals %20When%20Projects%20Are%20Deemed%20Approved.pdf.

May 19, 2026 Item 8
Mayor Tracy Martinez and Members of the City Council
May 19, 2026

Page 20 ends

We hope the City Council will reject the Staff recommendation, comply with its legal obligations under State housing laws and, most importantly, make housing accessible in the coastal region.

Sincerely,
Brooke Miller
for SHEPPARD, MULLIN, RICHTER & HAMPTON LLP
SMRH:4911-4970-0012.3
Attachments
Exhibit A: Comparison of Submitted Plans
Exhibit B: State Housing and Local Land Development Opportunities Map: Housing Element Sites to be Rezoned
cc: Carol Lazier
David Pai, Department of Justice
Melinda Coy, Department of Housing and Community Development May 19, 2026 Item 8
Mayor Tracy Martinez and Members of the City Council
May 19, 2026

Page 21 ends

Exhibit A
[Attached behind this Cover Page]
May 19, 2026 Item 8

SEASIDE RIDGE

BUILDING AREA COMPARISON
[BASED ON PLANS SUBMITTED TO CITY OF DEL MAR IN OCTOBER 2022 & MARCH 2023]

SUBMITTAL AREA SUMMARY
FIRST SUBMITTAL (PRELIMINARY APPLICATION OCT. 2022)
BUILDING AREA:

PARKING AREA:

BUILDING AREA + PARKING:
# OF UNITS:
“FIRST SUBMITTAL”: PRELIMINARY APPLICATION FILED WITH CITY OF DEL MAR ON OCTOBER 4, 2022. CITY “DEEMED SUBMITTED” VIA CITY REFERENCE FILE PDA22-001. “SECOND SUBMITTAL”: SUBSEQUENT DEVELOPMENT APPLICATION FILED WITHIN 180 DAYS WITH CITY OF DEL MAR ON MARCH 30, 2023. CITY REFERENCE FILE CDP23-008.

HOUSING SUMMARY
SEASIDE RIDGE PROVIDES 42 LOWER INCOME UNITS (38 LOW, 2 VERY LOW, 2 EXTREMELY LOW), 43 MODERATE INCOME UNITS, AND 174 ABOVE MODERATE INCOME UNITS.

SECOND SUBMITTAL: (DEV APPLICATION MARCH 2023)
BUILDING AREA:

PARKING AREA:

BUILDING AREA + PARKING:
# OF UNITS:

NET CHANGE:
- 6,526 (SMALL REDUCTION IN BUILDING AREA)
+ 63,521 (INCREASE IN PARKING GARAGE AS PROJECT NO

LONGER PROPOSING PARKING REDUCTION UNDER

STATE DENSITY BONUS ALLOWANCES,
(GOVT. CODE 65915(P)(1))
BUILDING AREA + PARKING CHANGE : 17.14%
UNIT CHANGE : 0%
241,528 SF 235,002 SF
97,736 SF 161,257 SF
338,264 SF
259
396,259 SF
259
*BUILDING AREA IN DIAGRAMS INCLUDES UNITS, AMENITY, PARKING, AND CIRCULATION L
NO.

C-26744

ICENSED ARCHITECT

STATE OF CALIFORNIA
REN. FEB. 2 8 2 01 9
J EFFREY B. CAU SEY
SA
2022-10.01
JBC

BUILDING AREA

COMPARISONS
JULY 2023

THIS STAMP IS CERTIFYING

THAT THE INFORMATION

HERE REPRESENTS WHAT

WAS SUBMITTED TO THE CITY

OF DEL MAR
May 19, 2026 Item 8
F.S. 1.5 +50
F.S. 1.5
F.S. 1.5 +50
F.S. 1.5

SIDE SETCK
10' FRONT SETBACK
40'REAR SETBACK

RESIDENTIAL OVERLAY SIDE SETBACK

SIDE SETBACK
30 22
28 24
21 22
17 16
12 +79'
+72'
+68'
UP

SEASIDE RIDGE
929 Border Ave, Del Mar, CA, 92075
REVISIONS:

C
B
A

C C C C C
A
A
AM
AM
AM
AM
LOBBY
MECH

FIRE LANE

EXISTING ACCESS ROAD
*15' LANDSCAPE BUFFER +30' SETBACK FROM EXISTING RESIDENTIAL* LEVEL -1 FLOOR PLAN [68' - 70']
1" = 60"
C
E

STORAGE

STORAGE
E

CLEAN AIR

DESIGNATED

RI A NAELC

DETANGI SED

CLEAN AIR

DESIGNATED

RI A NAELC

DETANGI SED

CLEAN AIR

DESIGNATED

RI A NAELC

DETANGI SED

CLEAN AIR

DESIGNATED

RI A NAELC

DETANGI SED

CLEAN AIR

DESIGNATED

RI A NAELC

DETANGI SED
M M M
M
M M
E E E
C
E

STORAGE

STORAGE
E

CLEAN AIR

DESIGNATED

RI A NAELC

DETANGI SED

CLEAN AIR

DESIGNATED

RI A NAELC

DETANGI SED

CLEAN AIR

DESIGNATED

RI A NAELC

DETANGI SED

CLEAN AIR

DESIGNATED

RI A NAELC

DETANGI SED

CLEAN AIR

DESIGNATED

RI A NAELC

DETANGI SED
M M M
M
M M
E E E
SEASIDE RIDGE929 Border Ave, Del Mar, CA, 92075
REVISIONS:

PROJECT NO:

DRAWN BY:

REVIEWED BY:

SHEET NAME:

DATE:

REV:
0 10 20 40
LEVEL -2
(AS SUBMITTED)

AREA SUMMARY
(AS SUBMITTED)
LEVEL -1
(AS SUBMITTED)
N/A
(L-2 FLOOR PLAN NOT SUBMITTED TO CITY)
BUILDING AREA: 60,488 SF
BUILDING AREA: 67,354 SF BUILDING AREA: 76,219 SF

FIRST SUBMITTAL
PRELIM APPLICATION OCT. 2022 DEV APPLICATION MAR. 2023

PLANS SUBMITTED

TO CITY

C-26744

ICENSED ARCHITECT

STATE OF CALIFORNIA
REN. FEB. 2 8 2 01 9
J EFFREY B. CAU SEY
SA
2022-10.01
JBC

BUILDING AREA

COMPARISONS
JULY 2023

THIS STAMP IS CERTIFYING

THAT THE INFORMATION

HERE REPRESENTS WHAT

WAS SUBMITTED TO THE CITY

OF DEL MAR

ZONING ANALYSIS

PROJECT DIRECTO
Owner:

Owner’s Representative:

Consulting Engineer:

Architect:

Geotechnical:

Landscape:

Civil:

Structural:

Mechanical/ Plumbing/
Electrical/ Fire Consultant

SHEET INDEX
Zoned: R1-40, BSC-OZ, CB-OZ, HEI-OZ (6th Cycle Candidate Site); small east portion in L-OZ & F-OZ (no development proposed) Desity Allowed: 1 unit/acre (R1-40); 20-25 units/acre (HEI-OZ); 50% State Density Bonus eligible with 24% designated lower-income
Site Area: 6.91 acres 300,921sf
Setback Requirements:

Required
Front: 20 feet (R1-40); 10 feet (HEI-OZ)
Rear: 40 feet (BSC-OZ)
Interior Side: 10 feet
*15 foot landscape buffer and 30 foot setback from property line adjacent to single family
Street Side: 10 feet
Height Limit: 14’ (BSC-OZ)
Parking Requirements:

Total:

Regular:

ADA:

Clean Air Designated:

Electric Charging Station :

Motorcycle:

Bicycle:

Parking Space Dimensions:
9’x18’ Standard Space (Concession for Stall Length)
8’x15’ Compact Space (Allowed)
9’x36’ Tandem (allowed)

4.5’x8’ Micro (Motorcycle)
5% of parking bicycle
8% of spaces clean air designated parking spaces
381
9 N/A
Required Proposed
Required: 381
Proposed: 449 (includes 25 public)
9 36 36
23 23
23 26
23 23

AREA SUMMARY
CS-1.0 - COVER SHEET AS-1.0 - SITE PLAN A-1.11 - TYPICAL CS-1.1 - COVER SHEET AS-1.1 - SITE ACCESS PLAN A-1.12 - TYPICAL CS-1.2 - COVER SHEET A-1.0 - LEVEL -1 FLOOR PLAN A-1.13 - TYPICAL A-0.0 - GENERAL NOTES A-1.1 - LEVEL +1 FLOOR PLAN A-1.14 - TYPICAL A-0.1 - PROJECT DATA SUMMARY SHEET A-1.2 - LEVEL +2 FLOOR PLAN A-2.0 - NORTH E A-0.2 - EXISTING PLANTING A-1.3 - LEVEL +3 FLOOR PLAN A-2.1 - SOUTH E A-0.3 - SITE PHOTOS A-1.4 - LEVEL +4 FLOOR PLAN A-2.2 - WEST & E EL-0.1 - LIGHTING FIXTURE SCHEDULE A-1.5 - ROOF PLAN A-2.3 - ELEVATIO EL-1.1 - LEVEL +1 LIGHTING PLAN A-1.6 - ENLARGED BASEMENT -2 PLAN A-2.4 - ELEVATIO EL-1.2 - LEVEL +2 LIGTHING PLAN A-1.7 - ENLARGED BASEMENT -1 PLAN A-2.5 - ELEVATIO EL-1.3 - LEVEL +3 LIGHTING PLAN A-1.8 - ENLARGED BASEMENT +1 PLAN A-3.0 - SITE SEC EL-1.4 - LEVEL +4 LIGHTING PLAN A-1.9 - TYPICAL UNIT PLANS A-3.1 - SITE SEC EL-2.0 - SITE PHOTOMETRIC PLAN A-1.10 - TYPICAL UNIT PLANS A-3.2 - SITE SEC Site Area 300,921 6.9 Acres
Site Coverage 112,546 37.4%
Building Area 235,002 (FAR 0.78)
Parking Garage 161,257 (FAR 0.54)
Level Residential Amenity Circulation Total Units Parking Garage L-2 0 0 0 0 0 60,488 (Underground Parking)
L-1 6,657 10,055 2,446 19,158 11 57,061 (Underground Parking) L+1 49,187 552 4,846 54,585 65 43,708 (Partial Underground Parking) L+2 64,367 3,285 6,169 73,821 82
L+3 50,679 0 7,250 57,929 65
L+4 27,073 0 2,437 29,510 36
Total 197,963 13,892 23,147 235,002 259 161,257
FAR Total 1.32 (Building 0.78 & Garage 0.54)
Parking
Standard Compact ADA Motorcycle Tandem Bicycle Clean Air Designated Charging Station (E) Total Outside 6 11 4 8 0 15 2 2 48
L-2 129 1 1 6 0 8 10 5 160
L-1 105 1 2 6 32 0 12 8 166
L+1 90 0 2 6 6 0 12 8 124
Total 330 13 9 26 38 23 36 23 498
Car Parking Spaces Total 449
*
**
* INCLUDES 2 VAN ACCESIBLE
** EXTERIOR CIRCULATION IS AREA/2

CAMINO DEL MAR

VIA DE LA VALLE
S. SIERRA AVE.

DEL MAR RACING

SITE SITE

PROJECT DIRECTORTY
Owner:

Owner’s Representative:

Consulting Engineer:

Architect:

Geotechnical:

Landscape:

Civil:

Structural:

Mechanical/ Plumbing/
Electrical/ Fire Consultant:

Stensrud Lazier Holding
2717 Via De La Valle, Del Mar, CA 92104
Pudgil and Company
Contact: Darren Pudgil
[email protected]
Nieto Consulting Engineers
Contact: Manuel Nieto
[email protected]
Wolden Design + RDC
Contact: Frank Wolden
[email protected]
Geocon Inc.

Contact: Dave Evans
[email protected]
McCullough Landscape Architects
Contact: David McCullough
[email protected]
Project Design Consultants
Contact: Greg Shields
KPFF Engineers
Contact: Eric Luehmkil
[email protected]
Coffman Engineers
Contact: Casey Whitsett

Total:

Regular:

ADA:

Clean Air Designated:

Electric Charging Station :

Motorcycle:

Bicycle:

Parking Space Dimensions:
9’x18’ Standard Space (Concession for Stall Length)
8’x15’ Compact Space (Allowed)
9’x36’ Tandem (allowed)

AREA SUMMARY
CS-1.0 - COVER SHEET AS-1.0 - SITE PLAN A-1.11 - TYPICAL UNIT PLANS CS-1.1 - COVER SHEET AS-1.1 - SITE ACCESS PLAN A-1.12 - TYPICAL UNIT PLANS CS-1.2 - COVER SHEET A-1.0 - LEVEL -1 FLOOR PLAN A-1.13 - TYPICAL UNIT PLANS A-0.0 - GENERAL NOTES A-1.1 - LEVEL +1 FLOOR PLAN A-1.14 - TYPICAL UNIT PLANS A-0.1 - PROJECT DATA SUMMARY SHEET A-1.2 - LEVEL +2 FLOOR PLAN A-2.0 - NORTH ELEVATIONS A-0.2 - EXISTING PLANTING A-1.3 - LEVEL +3 FLOOR PLAN A-2.1 - SOUTH ELEVATIONS A-0.3 - SITE PHOTOS A-1.4 - LEVEL +4 FLOOR PLAN A-2.2 - WEST & EAST ELEVATIONS EL-0.1 - LIGHTING FIXTURE SCHEDULE A-1.5 - ROOF PLAN A-2.3 - ELEVATIONS BLDG. A & B EL-1.1 - LEVEL +1 LIGHTING PLAN A-1.6 - ENLARGED BASEMENT -2 PLAN A-2.4 - ELEVATIONS BLDG. C & D EL-1.2 - LEVEL +2 LIGTHING PLAN A-1.7 - ENLARGED BASEMENT -1 PLAN A-2.5 - ELEVATIONS BLDG. E & F EL-1.3 - LEVEL +3 LIGHTING PLAN A-1.8 - ENLARGED BASEMENT +1 PLAN A-3.0 - SITE SECTIONS EL-1.4 - LEVEL +4 LIGHTING PLAN A-1.9 - TYPICAL UNIT PLANS A-3.1 - SITE SECTIONS EL-2.0 - SITE PHOTOMETRIC PLAN A-1.10 - TYPICAL UNIT PLANS A-3.2 - SITE SECTION BLOW-UPS SA
2022-10.01
JBC
MARCH 2023
Site Area 300,921 6.9 Acres
Site Coverage 112,546 37.4%
Building Area 235,002 (FAR 0.78)
Parking Garage 161,257 (FAR 0.54)
Level Residential Amenity Circulation Total Units Parking Garage L-2 0 0 0 0 0 60,488 (Underground Parking)
L-1 6,657 10,055 2,446 19,158 11 57,061 (Underground Parking) L+1 49,187 552 4,846 54,585 65 43,708 (Partial Underground Parking) L+2 64,367 3,285 6,169 73,821 82
L+3 50,679 0 7,250 57,929 65
L+4 27,073 0 2,437 29,510 36
Total 197,963 13,892 23,147 235,002 259 161,257
FAR Total 1.32 (Building 0.78 & Garage 0.54)
Parking
Standard Compact ADA Motorcycle Tandem Bicycle Clean Air Designated Charging Station (E) Total Outside 6 11 4 8 0 15 2 2 48
L-2 129 1 1 6 0 8 10 5 160
L-1 105 1 2 6 32 0 12 8 166
L+1 90 0 2 6 6 0 12 8 124
Total 330 13 9 26 38 23 36 23 498
Car Parking Spaces Total 449
*
**
* INCLUDES 2 VAN ACCESIBLE
** EXTERIOR CIRCULATION IS AREA/2

SEASIDE RIDGE
929 Border Ave, Del Mar, CA, 92075
REVISIONS:

PROJECT NO.

DRAWN BY:

REVIEWED BY:

SHEET NAME:

CAMINO DEL MAR

TRAIN TRACKS

SAN DIEGUITO RIVER

PACIFIC OCEAN

VIA DE LA VALLE
I-5
S. SIERRA AVE.

DEL MAR RACING
JIMMY DURANTE BLV.

SITE SITE

PROJECT DATA

STATEMENT
A-0.0

AREA SUMMARY
SITE AREA:

SITE COVERAGE:

BUILDING AREA:

LEVEL RESIDENTIAL AMENITY CIRCULATION TOTAL UNITS COMMENTS L(-1) 5,565
53,170

UNDERGROUND

PARKING

PARTIAL

UNDERGROUND

PARKING
7,729
1,124 2,807 57,101 67
--- 13,294 8
L(+1)
L(+2) 74,7785
56,000
22,712
22,232 SF
.7
8,853 SF 20,443 SF 241,528 SF
---
---
---
7453
7453
2,730
82,238
63,453
25,442
88 70
26 259
L(+3)
L(+4)
TOTAL
FAR
54,060 SF
42,676 SF
---
---
---
96,736
300,921 SF
69,212

6.9 ACRES
+/- 23%

SHEET INDEX
A-0.0 - PROJECT DATA STATEMENT
A-0.2 - ALTA SURVEY
A-0.3 - EXISTING PLANTING PLAN
A-0.4 - COASTAL ACCESS (REGION)
A-0.5 - COASTAL ACCESS(SITE)
A-0.6 - PROJECT SUMMARY
A-0.7 - DESIGN CONCEPTS
A1.0 - ILLUSTRATIVE SITE PLAN
A1.1 - FLOOR PLANS
A1.2 - FLOOR PLANS
A1.3 - FLOOR PLANS
A2.0 - ELEVATIONS
A2.1 - MASSING STUDY
A2.2 - MASSING STUDY
A3.0 - SITE SECTIONS
A3.1 - SITE SECTIONS
C1.0 - CIVIL ROAD DRAWINGS

PROJECT DIRECTORTY
Owner:

Owner
Representative:

Designer:

Stensrud Lazier Holding Trust
Carole Anne Lazier (Trustee)
Darren Pudgil
Frank Wolden
Main Contact
waiver
BUILDING AREA + PARKING TOTAL: 338,264 SF BUILDING AREA + PARKING TOTAL: 396,259 SF May 19, 2026 Item 8
F.S. 1.5 +50
F.S. 1.5
F.S. 1.5 +50
F.S. 1.5

THE TIDES
929 Border Ave, Del Mar, CA, 92075
REVISIONS:

PROJECT NO.

DRAWN BY:

REVIEWED BY:

SHEET NAME: ALONG THE COASTAL TRAILS
D
D
D
DD
D
A
A
A
AAA
AAA
A
F
B
A
C
F
A
A
A
A
A
A
A
A
B
A
A
A
B
A
A
C
A
A
F
A
CC
A
A
AC
C
C
C
A
C
C
C
A
B

COMMUNITY ROOM CC
A
AAAA
FAACC
C
C
A
F
F
A
AA
A
A
AA
C
C
C
C
C
C
C
C
C
C
C
C
C
C
F
AAA
AA
A
D
D
DDD
D
D
D
A
A
A
A
A
B
A
A
A
B
A
A
C
A
A
F
A
CC
A
A
AC
C
C
C
A
C
C
C
A
B
C
C
A
AAAA
FAACC
C
C
A
B
C
A

HGABFCD
UNITS
1 BED (AVG: 850 SF)
VARIES (AVG: 1,196 SF)
STUDIO (AVG: 489 SF)
VARIES (AVG: 1,200 SF)
3 BED (AVG: 1,176 SF)
1 BED (AVG: 960 SF)
2 BED (AVG: 960 SF)
+92'

GREEN ROOF
POOL
+102'
A
0 60 120
LEVEL +2 FLOOR PLAN [92']
1" = 60"
LEVEL +3 FLOOR PLAN [102']
1" = 60"
F.S. 1.5 +50
F.S. 1.5
F.S. 1.5 +50
F.S. 1.5

THE TIDES
929 Border Ave, Del Mar, CA, 92075
REVISIONS:

PROJECT NO.

DRAWN BY:

REVIEWED BY:

SHEET NAME: ALONG THE COASTAL TRAILS
D
D
D
DD
D
A
A
A
AAA
AAA
A
F
B
A
C
F
A
A
A
A
A
A
A
A
B
A
A
A
B
A
A
C
A
A
F
A
CC
A
A
AC
C
C
C
A
C
C
C
A
B

COMMUNITY ROOM CC
A
AAAA
FAACC
C
C
A
F
F
A
AA
A
A
AA
C
C
C
C
C
C
C
C
C
C
C
C
C
C
F
AAA
AA
A
D
D
DDD
D
D
D
A
A
A
A
A
B
A
A
A
B
A
A
C
A
A
F
A
CC
A
A
AC
C
C
C
A
C
C
C
A
B
C
C
A
AAAA
FAACC
C
C
A
B
C
A

HGABFCD
UNITS
1 BED (AVG: 850 SF)
VARIES (AVG: 1,196 SF)
STUDIO (AVG: 489 SF)
VARIES (AVG: 1,200 SF)
3 BED (AVG: 1,176 SF)
1 BED (AVG: 960 SF)
2 BED (AVG: 960 SF)
+92'

GREEN ROOF
POOL
+102'
A
0 60 120
LEVEL +2 FLOOR PLAN [92']
1" = 60"
LEVEL +3 FLOOR PLAN [102']
1" = 60"
F.S. 1.5 +50
F.S. 1.5

SEASIDE RIDGE
929 Border Ave, Del Mar, CA, 92075
REVISIONS:

PROJECT NO.

DRAWN BY:

REVIEWED BY:

D
D
D
D
D
D
D
D
D
C
C
A
B
+112'
C
A
C
A
AAAA
CCAAF
LEVEL +4 FLOOR PLAN [112']
1" = 60"
BUILDING AREA: 82,238 SF BUILDING AREA: 73,821 SF
BUILDING AREA: 63,453 SF BUILDING AREA: 57,929 SF
BUILDING AREA: 25,442 SF BUILDING AREA: 29,510 SF
F.S. 1.5 +50
F.S. 1.5
Total -1 Parking= 117
UP
SEASID
929 Border Ave
REVISIONS:

PROJECT NO.

DRAWN BY:

REVIEWED BY:

SHEET NAME:
+80'
20 8
13 15
15171614
+79'
+78'
+76'
+74'
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HGABFCD
UNITS
1 BED (AVG: 850 SF)
VARIES (AVG: 1,196 SF)
STUDIO (AVG: 489 SF)
VARIES (AVG: 1,200 SF)
3 BED (AVG: 1,176 SF)
1 BED (AVG: 960 SF)
2 BED (AVG: 960 SF)
0 60 120
LEVEL 1 FLOOR PLAN [68 70]
1" = 60"
LEVEL +1 FLOOR PLAN [80']
1" = 60"
LEVEL +2
(AS SUBMITTED)
LEVEL +3
(AS SUBMITTED)
LEVEL +1
(AS SUBMITTED)
LEVEL +4
(AS SUBMITTED)
BUILDING AREA: 99,777 SF BUILDING AREA: 98,293 SF

FIRST SUBMITTAL
PRELIM APPLICATION OCT. 2022 DEV APPLICATION MAR. 2023

PLANS SUBMITTED

TO CITY

SECOND SUBMITTAL
*BUILDING AREA IN DIAGRAMS INCLUDES UNITS, AMENITY, PARKING, AND CIRCULATION *BUILDING AREA IN DIAGRAMS INCLUDES UNITS, AMENITY, PARKING, AND CIRCULATION *BUILDING AREA IN DIAGRAMS INCLUDES UNITS, AMENITY, PARKING, AND CIRCULATION *BUILDING AREA IN DIAGRAMS INCLUDES UNITS, AMENITY, PARKING, AND CIRCULATION *BUILDING AREA IN DIAGRAMS INCLUDES UNITS, AMENITY, PARKING, AND CIRCULATION *BUILDING AREA IN DIAGRAMS INCLUDES UNITS, AMENITY, PARKING, AND CIRCULATION *BUILDING AREA IN DIAGRAMS INCLUDES UNITS, AMENITY, PARKING, AND CIRCULATION *BUILDING AREA IN DIAGRAMS INCLUDES UNITS, AMENITY, PARKING, AND CIRCULATION L
NO.

C-26744
ICENSE
D
A

RCHITECT
STATE
OF
C

ALIFORNIA
REN. FEB
.
2 8
2 01 9
J EFFREY B.

CAU SEY
SA
2022-10.01
JBC

BUILDING AREA

COMPARISONS
JULY 2023

THIS STAMP IS CERTIFYING

THAT THE INFORMATION

HERE REPRESENTS WHAT

WAS SUBMITTED TO THE CITY

OF DEL MAR
May 19, 2026 Item 8
Mayor Tracy Martinez and Members of the City Council
May 19, 2026

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Exhibit B
State Housing and Local Land Development Opportunities Map (accessed from https://experience.arcgis.com/experience/670e112e04ae415e9755f2d65fded76c/page/Page?vi ews=Housing-Element-Sites-to-be-Rezoned-%282021-and-beyond%29, May 18, 2026) May 19, 2026 Item 8
1 Leslie Carrillo
From: Brad Walters <[email protected]>
Sent: Tuesday, May 19, 2026 11:24 AM
To: City Clerk Mail Box
Subject: Seaside Ridge red dot
Follow Up Flag: Follow up
Flag Status: Flagged
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.

Dear Council,
I’m writing to encourage the city to pursue settlement discussions with Seaside Ridge, regardless of whatever else happens tonight. Why:
 Having followed this issue for years and given the way the wind is now blowing at the Fairgrounds, it seems to me that a negotiated outcome is ultimately in the city’s best interest at this point.  We can’t credibly say we’re doing everything in our power to facilitate affordable housing while spending years fighting a proposal that includes dozens of affordable units. Even as a Del Mar resident, this posture defies common sense.
 Del Mar Woods proves that non-single-family, blufftop housing can harmoniously exist in the fabric of our community. It already does.

If it’s not already too late, let’s lay down our collective swords and head to the bargaining table, so that we can help shape another neighborhood asset that we can all ultimately be proud of.

Thank you,
Brad Walters
May 19, 2026 Item 8
1 Leslie Carrillo
From: Brooke Miller <[email protected]>
Sent: Tuesday, May 19, 2026 11:25 AM
To: City Clerk Mail Box
Cc: Carol Lazier; John A. Boarman
Subject: Red Dot-Item 8 May 19 Del Mar City Council meeting (Traffic Study) Attachments: Seaside_Memo_LLG_Traffic Study.pdf; 15S) 929 Border Avenue (Nieto) Parking Circulation Plans Traffic Study & Appendices.pdf; 14) 929 Border Avenue (Nieto) Memorandum Traffic addressing Vehicle Miles Traveled (VMT).pdf Follow Up Flag: Follow up
Flag Status: Flagged
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.

Please see attached Red Dot materials relating to Item 8 on tonight’s City of Del Mar City Council Agenda prepared by LLG Engineers and submitted on behalf of Carol Lazier.

Thank you.

May 19, 2026 Item 8

MEMORANDUM
C:\Users\bmiller\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\R9VBCJXB\Seaside_Memo.docx To: Ms. Carol Lazier Date: May 19, 2026
From: John Boarman, PE
LLG, Engineers.

LLG Ref: 3-22-3681
Subject: Seaside Ridge, Traffic
Linscott, Law and Greenspan Engineers (LLG) completed a traffic study for the subject project dated March 29, 2023, and submitted to the City with the application materials for the project. That traffic study addressed a 259-unit residential project and analyzed the following 8 study area intersections.

1. Hwy 101 / Loma Santa Fe Drive

2. Hwy 101 (Camino Del Mar) / Via de la Valle (Border Avenue)

3. S. Cedros Avenue / Via de la Valle

4. Jimmy Durante Boulevard (Valley Ave) / Via de la Valle

5. I-5 SB Ramps / Via de la Valle

6. I-5 NB Ramps / Via de la Valle

7. Camino Del Mar / Project Driveway

8. Camino Del Mar / 27th Street
It addressed the Existing, Near-Term Project and Cumulative conditions and the Year 2050 scenarios.

Substantial effects were determined at 4 locations and mitigation was recommended at each location to reduce impacts to below the applicable threshold of significance. A new traffic signal with turn lanes and pedestrian improvements is recommended at the project driveway to Camino del Mar.

It is LLG’s professional opinion that the projects impacts are adequately addressed in the 2023 traffic study.

Please call me at 858.300.8800 if you have any questions.

Thank you
May 19, 2026 Item 8

MEMORANDUM
/Users/manuelnieto/Desktop/CDP FINAL DOCS/Check List # 15S) PARKING:CIRCULATION PLANS TRAFFIC STUDY/VMT_Memo Traffic recvd. 5.16.23 NCE.doc To: Manuel Nieto Date: May 12, 2023
From: John Boarman, P.E.

LLG, Engineers
LLG Ref: 3-22-3561
Subject: Seaside Ridge, Vehicle Miles Traveled
The purpose of this memorandum is to discuss the Seaside Ridge project in terms of how Vehicle Miles Traveled (VMT) will be minimized. The project consists of 259 multi-family residential units located on the southwest corner of the Via De La Valle / Highway 101 intersection in the City of Del Mar.

Transit Opportunities
The location of nearby transit opportunities will minimize VMT. The project site is located less than one mile (0.9 mile) from the Solana Beach Amtrak/Coaster Station (Solana station). The site is also immediately served by NCTD Breeze bus route 101 that travels north-south along Highway 101 between the University Town Center (UTC) and Oceanside, and provides an additional means of access to the Solana station. Existing bus service exists adjacent to the project site is via the NCTD Breeze 101 bus which operates on a 30-minute headway during peak hours. However, as part of SANDAG’s adopted 2021 Regional Plan for the North County corridor, Next Generation Rapid bus service (Rapid bus) identified as Rapid 473 is planned along the Hwy 101 corridor with a build year by 2035. The project is identified as SANDAG Project ID TL05. Rapid 473 would orient between UTC and Oceanside, and provide service levels with at least 15-minute headways during peak travel. The Rapid bus is planned to travel into Del Mar via Del Mar Heights Rd, then north along Hwy 101 and through the Hwy 101/Via de la Valle intersection (where it would connect to the project site), north to the Solana station, and terminate in Oceanside.

Based on the location of Via de la Valle (a major east-west arterial) and the existing locations of two bus stops serving bus route 101 just north of Via de la Valle/Hwy 101 intersection (one northbound stop and one southbound stop), two Rapid bus stops are anticipated near the project site in a similar location – southbound approximately 300 feet from the project site and northbound approximately 500 feet from the project site.

Bike / Pedestrian Opportunities
Pedestrian and bicycle access to the Solana station is available via the Coastal Rail Trail – a separated ped/bike trail adjacent to Highway 101 (Hwy 101) that begins at the Hwy 101/Via de la Valle intersection and extends north through Solana Beach.

As the project site is at the corner of Hwy 101 and Via de la Valle, the Coastal Rail Trail will be accessible for future residents and guests of Seaside Ridge.

May 19, 2026 Item 8
Mr. Manual Nieto
May 12, 2023

Page 2 ends

/Users/manuelnieto/Desktop/CDP FINAL DOCS/Check List # 15S) PARKING:CIRCULATION PLANS TRAFFIC STUDY/VMT_Memo Traffic recvd. 5.16.23 NCE.doc To facilitate pedestrian and bicycle connectivity between the project site and on-street sidewalks, bicycle lanes, and the Coastal Rail Trail, a direct connection is proposed between Highway 101 and the project site. The project will encourage the use of nonvehicular modes of travel by creating direct connections to pedestrian and bicycle access in the vicinity.

The 308-bus line provides bus service east-west between Solana Beach and the Escondido Transit Center. Separate from the 308-bus connection at the Solana station, an alternate 308 bus stop is located 0.75 miles east of the project site near the Via de la Valle/Valley Ave intersection, just west of the I-5.

Near-By Employment
In terms of nearby employment opportunities and limiting trip lengths, the project is located within one-half mile of local employment centers in the City of Solana Beach and Del Mar, including the Flower Hill Mall, Cedros Design District, Del Mar Village, and Del Mar Fairgrounds facility (and surrounding uses including the Hilton Hotel) which is considered to have the highest concentration of jobs allocated in the City of Del Mar.

As described above, the project location combined with access to transit, bicycle, and pedestrian connections will give residents several options to reach their destinations without driving. This, in turn, will minimize VMT.

May 19, 2026 Item 8

TRANSPORTATION ANALYSIS

SEASIDE RIDGE
Del Mar, California
March 29, 2023
LLG Ref. 3-22-3681
Prepared by: Under the Supervision of:

Narasimha Prasad John Boarman, P. E.

Senior Transportation Engineer Principal
&
Renald Espiritu
Transportation Engineer II
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TABLE OF CONTENTS

SECTION PAGE

1.0 Introduction................................................................................................................................ 1

2.0 Project Description .................................................................................................................... 2

2.1 Project Location.................................................................................................................. 2

2.2 Project Description.............................................................................................................. 2

2.3 Project Access..................................................................................................................... 2

2.4 On-Site Mobility Circulation .............................................................................................. 3

3.0 Existing Conditions.................................................................................................................... 7

3.1 Existing Street Network...................................................................................................... 7

3.2 Mobility Network................................................................................................................ 8

3.2.1 Existing Bicycle Network....................................................................................... 8

3.2.2 Existing Pedestrian Conditions............................................................................... 9

3.2.3 Existing Transit Conditions .................................................................................... 9

3.3 Existing Traffic Volumes.................................................................................................. 10

4.0 Project Study Area, Analysis Approach and Methodology ................................................. 13

4.1 Project Study Area ............................................................................................................ 13

4.2 Analysis Approach and Methodology .............................................................................. 13

4.2.1 Signalized Intersections........................................................................................ 13

4.2.2 Unsignalized Intersections.................................................................................... 14

5.0 Substantial Effect Criteria ...................................................................................................... 16

6.0 Analysis of Existing Conditions.............................................................................................. 17

7.0 Trip Generation/Distribution/Assignment ............................................................................ 18

7.1 Trip Generation................................................................................................................. 18

7.2 Trip Distribution/Assignment ........................................................................................... 18

8.0 Cumulative Projects................................................................................................................. 23

8.1 Description of Cumulative Projects.................................................................................. 23

8.2 Summary of Cumulative Projects Trips............................................................................ 25

9.0 Analysis of Opening Day (Year 2027) Scenarios................................................................... 30

9.1 Opening Day (Year 2027) without Project ....................................................................... 30

9.2 Opening Day (Year 2027) with Project ............................................................................ 30

10.0 Analysis of Horizon Year 2050 Scenarios.............................................................................. 33

10.1 Horizon Year 2050 without Project .................................................................................. 33 May 19, 2026 Item 8
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10.2 Horizon Year 2050 without Project .................................................................................. 33

10.3 Horizon Year 2050 with Project ....................................................................................... 33

11.0 Project Access Assessment ...................................................................................................... 39

12.0 Conclusions and Recommendations....................................................................................... 41

12.1 Substantial Effects ............................................................................................................ 41

12.2 Improvements ................................................................................................................... 41

12.3 Post Improvement Operations........................................................................................... 42

APPENDICES

APPENDIX
A. Transit and Train Timetables
B. Intersection Count Sheets
C. Peak Hour Intersection Analysis Worksheets - Existing D. Peak Hour Intersection Analysis Worksheets – Opening Day (Year 2027) without Project E. Peak Hour Intersection Analysis Worksheets – Opening Day (Year 2027) with Project F. Peak Hour Intersection Analysis Worksheets – Horizon Year 2050 without Project G. Peak Hour Intersection Analysis Worksheets – Horizon Year 2050 with Project May 19, 2026 Item 8
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LIST OF FIGURES
SECTION—FIGURE # FOLLOWING PAGE
Figure 2–1 Vicinity Map ................................................................................................................... 4 Figure 2–2 Project Area Map ............................................................................................................ 5 Figure 2–3 Site Plan .......................................................................................................................... 6 Figure 3–1 Existing Conditions Diagram........................................................................................ 11 Figure 3–2 Existing Traffic Volumes.............................................................................................. 12 Figure 7–1 Project Traffic Distribution........................................................................................... 20 Figure 7–2 Project Traffic Volumes................................................................................................ 21 Figure 7–3 Existing + Project Traffic Volumes.............................................................................. 22 Figure 8–1 Cumulative Projects Traffic Volumes .......................................................................... 27 Figure 8–2 Opening Day Without Project Traffic Volumes........................................................... 28 Figure 8–3 Opening Day With Project Traffic Volumes................................................................ 29 Figure 10–1 Horizon Year (2050) Without Project Traffic Volumes............................................... 37 Figure 10–2 Horizon Year (2050) With Project Traffic Volumes.................................................... 38 Figure 11–1 Concept Plan – Project Access..................................................................................... 40 Figure 12–1 Conceptual Improvement – Via de la Valle / Jimmy Durante Boulevard Intersection 44 Figure 12–2 Recommended Intersection Improvements.................................................................. 45

LIST OF TABLES
SECTION—TABLE # PAGE
Table 4–1 Intersection Level of Service Descriptions........................................................................ 15 Table 4–2 Intersection Level of Service (LOS) & Delay Ranges ...................................................... 15 Table 5–1 Traffic Effects Significance Thresholds............................................................................ 16 Table 6–1 Existing Intersection Operations........................................................................................ 17 Table 7–1 Project Trip Generation ..................................................................................................... 19 Table 8–1 Cumulative Development Projects Summary.................................................................... 25 Table 8–1 Cumulative Development Projects Summary.................................................................... 26 Table 9–1 Opening Day (Year 2027) Intersection Operations........................................................... 31 Table 10–1 Horizon Year 2050 Intersection Operations.................................................................... 35 Table 12–1 Post Improvement Operations ......................................................................................... 43 May 19, 2026 Item 8
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1 TRANSPORTATION IMPACT ANALYSIS

SEASIDE RIDGE
Del Mar, California
March 29, 2023

1.0 INTRODUCTION
The proposed Seaside Ridge Project is located on the west side of Camino Del Mar, just south of Border Avenue (Via de la Valle), in the City of Del Mar. It is proposed to develop apartments on this site.

Various intersections and segments within the study area were analyzed to determine potential project related transportation effects, as set forth in the following sections. The following sections are included in this document.
• Project Description
• Existing Conditions Description
• Project Study Area, Analysis Approach and Methodology • Substantial Effect Criteria
• Analysis of Existing Conditions
• Project Trip Generation, Distribution and Assignment
• Cumulative Projects Description
• Analysis of Opening Day Conditions
• Analysis of Horizon Year Conditions
• Access Assessment
• Conclusions and Recommendations
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2 2.0 PROJECT DESCRIPTION

2.1 Project Location
The Project is west of Camino Del Mar and south of Border Avenue (Via de la Valle) in the City of Del Mar.

Figure 2-1 depicts the Project vicinity, and Figure 2-2 depicts the Project Area.

2.2 Project Description
The proposed Project is a housing development project with 49% of its 173 base zone units designated as affordable, representing 85 affordable units and 88 market-rate units. The 85 affordable units consist of 42 lower income units and 43 moderate income units. The 42 lower income units include two extremely low, two very low, and 38 low-income units comprised of (8) studio, (25) 1-bedroom (6) 2-bedroom, and (3) 3-bedroom ranging from 489 average square feet to 1,176 average square feet. The total number of apartment rental units including density bonus units is 259.

The total 259 rental units include 71 Studios, (131) 1-bedroom, (38) 2-bedroom and (19) 3-bedroom ranging from 489 square feet to 1,176 square feet, with an average unit size of 819 square feet.

Project includes nine buildings, single and two-story to four-story over a two-story parking podium/garage. Overall massing is broken down into multiple, smaller buildings set in a framework of public spaces. Buildings will have an open-air environment with ample coastal view corridors shared by visitors, residents, and the general public. Average building height of twenty-five feet up to a maximum height of fifty-six feet on the east portion of the site. 241,528 square feet (0.8 FAR) of residential space above a 3 level underground parking podium.

It is proposed to provide 449 vehicular parking stalls comprised of twenty-five (25) onsite public spaces and four hundred and twenty-four (424) onsite resident spaces. The Project will provide 26 motorcycle spaces, 23 bicycle parking spaces, 36 designated clean air spaces, and 8 ADA spaces.

Figure 2-3 depicts the Site Plan.

2.3 Project Access
Access will be provided via Camino del Mar opposite the Brigantine restaurant driveway. Public improvements include facilitating ingress/egress to the Project, public safety for pedestrians, bicycles, and vehicles, and replacement public parking. It is also proposed to provide an elevator for ADA access to be located just outside the public right-of-way, but within the property boundary. It is intended that this elevator is publicly accessible. A detailed concept plan showing the improvements at the proposed access is included later in the report.

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3 2.4 On-Site Mobility Circulation
It is proposed to provide ample public access in locations separate from vehicle areas. While all vehicle accessways will provide additional pedestrian and bicycle access, the site includes two separate accessways of 30- and 35-feet in width along the site’s perimeter. The project also includes a 50-foot wide accessway along the bluff frontage. Site access ties into Hwy 101 via a large driveway that will be developed directly to the street frontage below.

The project encourages pedestrian and bicycle connectivity between the project site and on-street sidewalks and bicycle lanes on Hwy 101 and Via de la Valle, and the Coastal Rail Trail. Off-site connectivity is made via a large driveway between the street and project site for the public’s use. As feasible, the project is designed to encourage the use of public transit and makes direct and sufficient connections to pedestrian and bicycle access in the vicinity. Onsite, the project includes considerable public access around the property, including 25 onsite public parking spaces for general use. For example, the project could be used as a staging point for bicyclists commencing a ride north along Hwy 101 or south to the Torrey Pine Reserve.

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Project Area Map
Figure 2-2
Seaside Ridge
N:\3681\FiguresDate: 01/24/23
Project
Site
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7 3.0 EXISTING CONDITIONS
Effective evaluation of the traffic effects associated with the proposed Project requires an understanding of the existing transportation system within the project area. Figure 3–1 shows an existing conditions diagram, including signalized intersections and lane configurations.

3.1 Existing Street Network
The following is a description of the existing street network in the study area.

Highway 101
Highway 101 is currently constructed as a four-lane divided roadway north of Via De La Valle.

Contiguous sidewalks are provided on both sides of the roadway. Curbside parking is permitted on both sides of the roadway. Class II bike lanes are provided on both sides of the roadway. The posted speed limit ranges from 35 mph to 40 mph.

Camino Del Mar
Camino Del Mar is currently constructed as a two-lane divided roadway south of Via De La Valle.

Contiguous sidewalks are provided on both sides of the roadway. Curbside parking is generally permitted on both sides of the roadway in the Project vicinity. Class II bike lanes are provided on both sides of the roadway. The posted speed limit is 40 mph.

Via De La Valle
Via De La Valle is currently constructed as a two-lane undivided roadway with a two-way left-turn lane. Contiguous sidewalks are provided on both sides of the roadway. Curbside parking is permitted on both sides of the roadway. Class II bike lanes are provided on both sides of the roadway. The posted speed limit is 45 mph.

Cedros Avenue
Cedros Avenue is currently constructed as a two-lane undivided roadway north of Via de la Valle, up to Cofair Avenue., with a center Two-Way Left-Turn Lane (TWLTL). Curbside parking is permitted on both sides of the roadway. No bike lanes are provided in this section. The posted speed limit is 25 mph.
27th Street
27th Street is currently constructed as a two-lane undivided roadway. Sidewalks are not provided on either side of the roadway. Curbside parking is permitted on both sides of the roadway. There are no existing bicycle facilities along 27th Street. There is no posted speed limit.

Valley Avenue
Valley Avenue north of Via de la Valle is currently constructed as a two-lane undivided roadway with a two-way left-turn lane. Contiguous sidewalks are provided on both sides of the roadway.

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8 Curbside parking is permitted intermittently along the roadway. Class II bike lanes are provided on both sides of the roadway. The posted speed limit is 35 mph.

Jimmy Durante Boulevard
Jimmy Durante Boulevard is currently constructed as a four-lane undivided roadway with a two-way left-turn lane. Contiguous sidewalks are provided on the west side of the roadway. Curbside parking is prohibited on both sides of the roadway. Class II bike lanes are provided on both sides of the roadway. The posted speed limit is 45 mph.

3.2 Mobility Network
The project is centrally located just south of Via de la Valle, which provides direct west-east access to Interstate 5, with north-south access provided via Highway 101 (Hwy 101). Via de la Valle and Hwy 101 provide multiple lanes of vehicle travel, sidewalks for pedestrian movement, and on-street bicycle lanes.

3.2.1 Existing Bicycle Network
Currently, Class II bike lanes are provided along Highway 101, Camino Del Mar, Lomas Santa Fe, Via De La Valle, Valley Avenue, and Jimmy Durante Boulevard. There are no existing bicycle facilities along 27th Street or Cedros Avenue north of Via de la Valle.

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9 3.2.2 Existing Pedestrian Conditions
Contiguous sidewalks are provided along both sides of Highway 101, Camino Del Mar, Lomas Santa Fe, Via De La Valle, Cedros Avenue, Valley Avenue, Jimmy Durante Boulevard, and Cedros Avenue up to Cofair Avenue. There are no existing sidewalks along 27th Street.

3.2.3 Existing Transit Conditions
Existing Bus Services
Bus service is provided by the North County Transit District (NCTD). The bus routes serving the immediate Project area include NTCD routes 101 and 308. A description of each route is provided below. Appendix A includes the timetable of these bus routes.

Route 101 runs between Oceanside and VA/UCSD/UTC. The route runs along Highway 101 and Camino Del Mar. Weekday service begins at 5:08 AM with 30-minute headways and ends at 11:23 PM. Weekend service begins at 5:11 AM with 30-minute headways and ends at 11:23 PM.

The nearest bus stop to Route 101 is located on Highway 101 north of Via De La Valle which is approximately a walking distance of 120 feet north of the project site.

Route 308 runs between Solana Beach and Escondido. The route runs along Lomas Santa Fe and Valley Avenue. Weekday service begins at 5:00 AM with 60-minute headways and ends at 9:11 PM.

Weekend service begins at 7:03 AM with 60-minute headways and ends at 8:56 PM.

The nearest bus stop for Route 308 is located on Valley Avenue, north of Via de la Valle, approximately 4,500 feet walking distance east the Project site.

Future Bus Services
As part of SANDAG’s adopted 2021 Regional Plan for the North County corridor, Next Generation Rapid bus service (Rapid bus) identified as Rapid 473 is planned along the Hwy 101 corridor with a build-out year of 2035. The project is identified as SANDAG Project ID TL05. Rapid 473 would orient between UTC and Oceanside and provide service levels with at least 15 minute headways during peak travel. The Rapid bus is planned to travel into Del Mar via Del Mar Heights Rd, then north along Hwy 101 and through the Hwy 101/Via de la Valle intersection (where it would connect to the project site), north to the Solana station, and terminate in Oceanside.

Rail Service
Fixed rail service is provided by the North County Transit District (NCTD). The COASTER serves in the immediate Project area.

The COASTER runs between San Diego Santa Fe Depot and Oceanside. There is a total of eight (8) stops along this route. COASTER service provides thirty (30) daily trips on the weekdays with an additional two (2) trips on Fridays. It also provides twenty (20) daily weekend trips. The nearest May 19, 2026 Item 8
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10 Coaster stop is at the Solana Beach Station, which is a walking distance of a little over a mile from the Project site.

Appendix A includes the timetable of this train service.

3.3 Existing Traffic Volumes
Peak hour counts at the study area intersections, including bicycle and pedestrian counts, were conducted on August and December, 2022, when area schools were in session.

Figure 3–2 shows the Existing Traffic Volumes. Appendix B contains the manual count sheets.

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27th St
S
CedrosAve
Valley Ave
Jimmy Durante Blvd
StevensAve
Camino Del Mar
Via De La Valle
Lomas Santa Fe Dr
S
Highway 101
Lomas Santa Fe Dr
Camino Del Mar
Via De La Valle
N
Highway 101 1
2 3
4 5
6 7
8 §¨5
Time: 1:46 PM
Date: 3/2/2023
N:\3681\Figures
Existing Conditions Diagram
Figure 3-1
[
Seaside Ridge
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Via De La Valle
Via De La Valle
Brigantine Dwy
Camino Del Mar
Highway 101
Jimmy Durante Bl
Via De La Valle
Via De La Valle
Camino Del MarCamino Del Mar
I-5 NB Ramps
I-5 SB Ramps
Lomas
Sata
Fe Dr
27th St
Proj Dwy
S. Cedros Ave
Via De La Valle
KJ D
D
DJK
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DJK F
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LJ DD D
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L HD KD
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2U+
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4 U
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Fut
FREE

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Study Intersection
Traffic Signal
Stop Sign
Turning Movements
Number of Travel Lanes
Posted Speed Limit
Divided / Undivided Roadway
Two-Way Left-Turn Median
Bike Lane
#
2/4/6
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DJL
STOP
U / D
+
BL
City of Solana Beach
Jurisdiction
City of Del Mar Jurisdiction
City of San Diego Jurisdiction
City of Del Mar
Jurisdiction

SAN DIEGO

DEL MAR

SOLANA BEACH
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Via De La Valle
Via De La Valle Brigantine Dwy
Camino Del Mar
Highway 101
Jimmy Durante Bl
Via De La Valle Via De La Valle
Camino Del MarCamino Del Mar
I-5 NB Ramps
I-5 SB Ramps
Lomas Sata Fe Dr
27th St
Proj Dwy
S. Cedros Ave
Via De La Valle
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598 / 357
36 / 54
406 / 330
589 / 575
336 / 377
212 / 513
74 / 133
27 / 5
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466 / 538
413 / 327342 / 301
462 / 406
1,020 / 1,053
640 / 554
650 / 819
340 / 362
832 / 872
566 / 411
608 / 584
250 / 377
693 / 741
334 / 358
3 / 22
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261 / 476
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275 / 297
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13 4.0 PROJECT STUDY AREA, ANALYSIS APPROACH AND METHODOLOGY

4.1 Project Study Area
The study area includes all intersections in the Project vicinity that are likely to be potentially affected by the Project traffic. The Project study area includes the following intersections:

Intersections

1. Hwy 101 / Loma Santa Fe Drive

2. Hwy 101 (Camino Del Mar) / Via de la Valle (Border Avenue)

3. S. Cedros Avenue / Via de la Valle

4. Jimmy Durante Boulevard (Valley Ave) / Via de la Valle

5. I-5 SB Ramps / Via de la Valle

6. I-5 NB Ramps / Via de la Valle

7. Camino Del Mar / Project Driveway

8. Camino Del Mar / 27th Street

4.2 Analysis Approach and Methodology
Level of service (LOS) is the term used to denote the different operating conditions which occur on a given roadway segment under various traffic volume loads. It is a qualitative measure used to describe a quantitative analysis considering factors such as roadway geometries, signal phasing, speed, travel delay, freedom to maneuver, and safety. Level of service provides an index to the operational qualities of a roadway segment or an intersection. Level of service designations range from A to F, with LOS A representing the best operating conditions and LOS F representing the worst operating conditions. Level of service designation is reported differently for signalized intersections, unsignalized intersections and roadway segments.

In the Highway Capacity Manual (HCM) 6
th Edition, LOS for signalized intersections is defined in terms of delay. The LOS analysis provides results in seconds of delay expressed in terms of letters A through F. Delay is a measure of driver discomfort, frustration, fuel consumption, and lost travel time. Table 4–1 summarizes the signalized intersections levels of service descriptions.

4.2.1 Signalized Intersections
Table 4–2 depicts the criteria, which are based on the average control delay for any particular minor movement (unsignalized intersections) and overall intersection (signalized intersections).

For signalized intersections, LOS criteria are stated in terms of the average control delay per vehicle for a 15-minute analysis period. Control delay includes initial deceleration delay, queue move-up time, stopped delay, and final acceleration delay.

LOS A describes operations with very low delay, (i.e. less than 10.0 seconds per vehicle). This occurs when progression is extremely favorable, and most vehicles arrive during the green phase.

Most vehicles do not stop at all. Short cycle lengths may also contribute to low delay.

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14 LOS B describes operations with delay in the range 10.1 seconds and 20.0 seconds per vehicle. This generally occurs with good progression and/or short cycle lengths. More vehicles stop than for LOS A, causing higher levels of Average delay.

LOS C describes operations with delay in the range 20.1 seconds and 35.0 seconds per vehicle.

These higher delays may result from fair progression and/or longer cycle lengths. Individual cycle failures may begin to appear. The number of vehicles stopping is significant at this level, although many still pass through the intersection without stopping.

LOS D describes operations with delay in the range 35.1 seconds and 55.0 seconds per vehicle. At level D, the influence of congestion becomes more noticeable. Longer delays may result from some combination of unfavorable progression, long cycle lengths, or higher v/c ratios. Many vehicles stop, and the proportion of vehicles not stopping declines. Individual cycle failures are frequent.

LOS E describes operations with delay in the range of 55.1 seconds to 80.0 seconds per vehicle. This is considered to be the limit of acceptable delay. These high delay values generally indicate poor progression, long cycle lengths, and high v/c ratios. Individual cycle failures are frequent occurrences.

LOS F describes operations with delay in excess of over 80.0 seconds per vehicle. This is considered to be unacceptable to most drivers. This condition often occurs with over-saturation (i.e., when arrival flow rates exceed the capacity of the intersection). It may also occur at high v/c ratios below

1.00 with many individual cycle failures. Poor progression and long cycle lengths may also be major contributing causes to such delay levels.

4.2.2 Unsignalized Intersections
For unsignalized intersections, LOS is determined by the computed or measured control delay and is defined for each minor movement. For All-Way-Stop-controlled (AWSC) intersections, the overall intersection delay is reported. For two-way-stop-controlled (TWSC) intersections, LOS is not defined for the intersection as a whole, but the worst-case movement (typically the minor street leftturn) delay and LOS are reported.

LOS F exists when there are insufficient gaps of suitable size to allow a side street demand to safely cross through a major street traffic stream. This LOS is generally evident from extremely long control delays experienced by side-street traffic and by queuing on the minor-street approaches. The method, however, is based on a constant critical gap size; that is, the critical gap remains constant no matter how long the side-street motorist waits.

LOS F may also appear in the form of side-street vehicles selecting smaller-than-usual gaps. In such cases, safety may be a problem, and some disruption to the major traffic stream may result. It is important to note that LOS F may not always result in long queues but may result in adjustments to normal gap acceptance behavior, which are more difficult to observe in the field than queuing.

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15 TABLE 4–1

INTERSECTION LEVEL OF SERVICE DESCRIPTIONS
LOS Description
A Occurs when progression is extremely favorable and most vehicles arrive during the green phase.

Most vehicles do not stop at all. Short cycle lengths may also contribute to low delay.

B Generally occurs with good progression and/or short cycle lengths. More vehicles stop than for LOS A, causing higher levels of average delay.

C Generally results when there is fair progression and/or longer cycle lengths. Individual cycle failures may begin to appear in this level. The number of vehicles stopping is significant at this level, although many still pass through the intersection without stopping.

D Generally results in noticeable congestion. Longer delays may result from some combination of unfavorable progression, long cycle lengths, or high volume-to-capacity ratios. Many vehicles stop, and the proportion of vehicles not stopping declines. Individual cycle failures are noticeable.

E Considered to be the limit of acceptable delay. These high delay values generally indicate poor progression, long cycle lengths, and high volume-to-capacity ratios. Individual cycle failures are frequent occurrences.

F Considered to be unacceptable to most drivers. This condition often occurs with over saturation i.e. when arrival flow rates exceed the capacity of the intersection. It may also occur at high volume-tocapacity ratios below 1.00 with many individual cycle failures. Poor progression and long cycle lengths may also be major contributing causes to such delay levels TABLE 4–2

INTERSECTION LEVEL OF SERVICE (LOS) & DELAY RANGES
LOS Delay (seconds/vehicle)
Signalized Intersections Unsignalized Intersections
A ≤ 10.0 ≤ 10.0
B 10.1 to 20.0 10.1 to 15.0
C 20.1 to 35.0 15.1 to 25.0
D 35.1 to 55.0 25.1 to 35.0
E 55.1 to 80.0 35.1 to 50.0
F ≥ 80.1 ≥ 50.1
Source: Highway Capacity Manual 6.

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16 5.0 SUBSTANTIAL EFFECT CRITERIA
The City of Del Mar does not have approved Transportation Impact Guidelines. Therefore, the San Diego Traffic Engineers' Council (SANTEC) regional guidelines were used.

A project is considered to have a substantial effect if the new project traffic has decreased the operations of surrounding roadways by a defined threshold. The defined thresholds shown in Table 5–1 below for freeway segments, roadway segments, and intersections are based on published SANTEC/ITE guidelines with the exception that LOS D is considered acceptable per the City of Del Mar General Plan. If the project exceeds the thresholds in Table 5–1, then the project may be considered to have a substantial project effect. A feasible improvement will need to be identified to return the effects within the thresholds (pre-project + allowable increase).

If project traffic causes the location to degrade from an acceptable LOS D or better to LOS E or LOS F, or exceeds the allowable thresholds as shown in Table 5–1 below for currently LOS E or F operating locations, a substantial effect occurs.

TABLE 5–1

TRAFFIC EFFECTS SIGNIFICANCE THRESHOLDS
Level of Service with Project a Allowable Increase Due to Project Effects b Freeways Roadway Segments Intersections
V/C Speed (mph) V/C c Speed (mph) Delay (sec.)
E & F 0.01 1.0 0.02 1.0 2.0
Footnotes:
a. All level of service measurements are based upon HCM procedures for peak-hour conditions. However, V/C ratios for Roadway Segments may be estimated on an ADT/24-hour traffic volume basis (using Table 3–3 or a similar LOS chart for each jurisdiction). The acceptable LOS for freeways, roadways, and intersections is generally “D”. b. If a proposed project’s traffic causes the values shown in the table to be exceeded, the effects are deemed to be substantial. These effects may be measured from appropriate computer programs or expanded manual spreadsheets. The project applicant shall then identify feasible improvements (within the Transportation Analysis that will maintain the traffic facility at an acceptable LOS. If the LOS with the proposed project becomes unacceptable (see note a above), or if the project adds a substantial amount of peak hour trips to cause any traffic queues to exceed on- or off-ramp storage capacities, the project applicant shall be responsible for mitigating substantial effects. c. The V/C ratio threshold of 0.02 is based on the fact that such a small change is virtually unnoticeable for the average motorists. For example: for a four-lane roadway (two lane each direction) with a capacity of 40,000 vehicles, the peak hour directional volumes are about 2,800. Two percent of that is 56 vehicles per hour which translate to less than one vehicle per lane in every two minutes for that approach. Such a small change is hardly noticeable to motorists. Therefore, a V/C ratio of 0.02 is a very conservative threshold.

General Notes:

1. V/C = Volume to Capacity Ratio

2. Speed = Arterial speed measured in miles per hour

3. Delay = Average stopped delay per vehicle measured in seconds for intersections.

4. LOS = Level of Service
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17 SIGNALIZED UNSIGNALIZED
Delay LOS Delay LOS

0.0 ≤ 10.0 A 0.0 ≤ 10.0 A

10.1 to 20.0 B 10.1 to 15.0 B

20.1 to 35.0 C 15.1 to 25.0 C

35.1 to 55.0 D 25.1 to 35.0 D

55.1 to 80.0 E 35.1 to 50.0 E
≥ 80.1 F ≥ 50.1 F

6.0 ANALYSIS OF EXISTING CONDITIONS
Table 6-1 summarizes the existing study area peak hour intersection operations. As shown in Table 6-1, all the study area intersections are calculated to currently operate at LOS D or better.

Appendix C includes the Existing peak hour intersection analysis worksheets.

TABLE 6–1

EXISTING INTERSECTION OPERATIONS
Intersection Control Type Peak Hour Delay a LOS b

1. Hwy 101 / Loma Santa Fe Dr Signal AM 35.1 D
PM 42.5 D

2. Hwy 101 (Camino Del Mar) / Via de la Valle
(Border Ave)
Signal AM 16.8 B
PM 19.8 B

3. S. Cedros Ave / Via de la Valle TWSC c AM 25.9 D
PM 33.8 D

4. Jimmy Durante Blvd
(Valley Ave) / Via de la Valle
Signal AM 42.7 D
PM 36.4 D

5. I-5 SB Ramps / Via de la Valle Signal AM 18.5 B
PM 14.8 B

6. I-5 NB Ramps / Via de la Valle Signal AM 25.3 C
PM 24.5 C

7. Camino Del Mar / Project Dwy d TWSC c AM 10.2 B
PM 13.1 B

8. Camino Del Mar / 27th St TWSC c AM 10.2 B
PM 26.0 D
Footnotes:
a. Average delay expressed in seconds per vehicle.
b. Level of Service.
c. TWSC – Two-Way Stop Controlled intersection. Minor street worst delay is reported.
d. The Project driveway does not exist currently and the delay in the westbound approach (Brigantine Restaurant Driveway) is reported.

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18 7.0 TRIP GENERATION/DISTRIBUTION/ASSIGNMENT

7.1 Trip Generation
The proposed 259-unit apartment Project is located on a 6.9-acre site with a total density of 38 dwelling units per acre. Thus, the San Diego Association of Governments (SANDAG) rate of 6 trips per unit for Apartments (or multi-family units more than 20 units/acre) applies.

Table 7–1 summarizes the total project traffic generation. The total project is calculated to generate approximately 1,554 ADT with 124 AM peak hour trips (25 inbound and 99 outbound) and 140 PM peak hour trips (98 inbound / 42 outbound).

7.2 Trip Distribution/Assignment
Project trip distribution was developed based on the existing roadway network, the locations of commercial, office and schools, and access to the regional freeway network. It is assumed that 75% of the Project traffic is oriented to the east, 15% to the north, and 10% to the south. The project traffic was assigned to the Project study area intersections based on the distribution described above.

Figure 7-1 depicts the Project traffic distribution and Figure 7-2 depicts the Project traffic volumes.

Figure 7-3 depicts the Existing + Project traffic volumes.

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19 TABLE 7–1

PROJECT TRIP GENERATION
Land Use Size Daily Trip Ends (ADTs) AM Peak Hour PM Peak Hour Rate a Volume Rate In:Out
Split
Volume Rate In:Out
Split
Volume
In Out Total In Out Total
Apartments 259 DU 6 /DU 1,554 8% 20:80 25 99 124 9% 30:70 98 42 140 Footnotes:
a. Rates are based on SANDAG’s (Not So) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region, April 2002.

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Figure 7-1
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Outbound Trip Distribution
Regional Trip Distribution
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Figure 7-2
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Camino Del MarCamino Del Mar
I-5 NB Ramps
I-5 SB Ramps
Lomas Sata Fe Dr
27th St
Proj Dwy
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Via De La Valle
5 / 2
3 / 10
1 / 5
10 / 4
4 / 15
18 / 71
15 / 6
74 / 32
1 / 2
18 / 72
2 / 1
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0 / 1
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3 / 10
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10 / 4
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Camino Del MarCamino Del Mar
I-5 NB Ramps
I-5 SB Ramps
Lomas Sata Fe Dr
27th St
Proj Dwy
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Via De La Valle
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100 / 154
3 218 / 268 5 / 42
283 / 256221 / 167
152 / 145
102 / 125
22 / 62
11 / 31
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128 / 199 180 / 233
142 / 273
13 / 24
107 / 123
100 / 114
12 / 28
18 / 17
7 / 14
136 / 270196 / 157
214 / 225
31 / 3873 / 83
114 / 84
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21 / 32
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55 / 6991 / 65
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606 / 643
336 / 377
212 / 513
74 / 133
27 / 5
29 / 26 1
534 / 567
419 / 349342 / 301
462 / 406
1,032 / 1,099
680 / 571
679 / 831
340 / 362
834 / 879
566 / 411
618 / 623
250 / 377
700 / 744
22 / 9
23 / 88
334 / 358
3 / 22
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23 8.0 CUMULATIVE PROJECTS
Cumulative projects are other projects in the study area that could be constructed and occupied between 2022 and the expected near-term timeframe for the Project, thus adding traffic to the local circulation system. LLG researched projects within the City of Del Mar, City of San Diego, City of Solana Beach and County of San Diego to identify cumulative projects in the study area that could be constructed and generating traffic in the Project vicinity.

8.1 Description of Cumulative Projects
Research was conducted to identify cumulative projects within the Cities of Del Mar, Solana Beach and San Diego, the County of San Diego and the Del Mar Fairgrounds in the vicinity of the Project are included.

A. Del Mar Cumulative Projects

1. The Watermark Project in the City of Del Mar is located at the Jimmy Durante Boulevard / San Dieguito Drive intersection and includes the development of 50 multi-family units generating an estimated 400 daily trips.

2. The 941 Camino Del Mar in the City of Del Mar is located at the 10th Street / Camino Del Mar intersection and includes the development of 8 multi-family units and a 4,398 SF retail / restaurant, generating an estimated 724 daily trips.

3. The San Dieguito Double Track and Special Events Platform in the City of Del Mar. This project will replace the wooden trestle San Dieguito Railway River Bridge, add a mile of second mainline rail track from Solana Beach to Del Mar, and construct a special events platform at the Del Mar Fairgrounds for North County Transit District (NCTD) Coaster and Amtrak Pacific Surfliner trains. This project is not expected to generate additional traffic.

4. The Hillstone Del Mar is located at the 14th Street / Camino Del Mar intersection and includes the development of a 4,700 SF restaurant, generating an estimated 470 daily trips.

B. Solana Beach Cumulative Projects

1. Solana Highlands is located at 661 to 781 S. Nardo Avenue. The existing 194 multi-family units would be demolished, and 260 multi-family units would be constructed in 24 two and three- story buildings. Also proposed is a new recreation facility and clubhouse.

2. The Pearl, located at 555 South Sierra Avenue is a proposed three-story building designed to provide 10 housing units, commercial office space, and 53 parking spaces. Residential units would range from one to four bedrooms.

3. Ocean Ranch Estates located on 512 - 538 S. Nardo Avenue is a proposed Subdivision and construction of eight additional single-family homes as well as purchasing one off-site affordable accessible dwelling unit (ADU). The CEQA document is currently in process.

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24 4. 330 S. Cedros Mixed Use is located at 330 S. Cedros Avenue. This project includes the construction of a new 26,127 SF, two-story, mixed-use project with four (4) dwelling units, four (4) retail suites, and one (1) restaurant. This project was approved in December 2016.

5. The NCTD Train Station Project is located at 101 – 441 N. Cedros Avenue. The proposed project includes a mix of approximately 48,000 SF of restaurant, retail and office; 32,000 SF boutique hotel with approximately 45 rooms; 28,000 – 30,000 SF multi-family residential (30 units); 1250 underground parking spaces; plaza and green space. The project is currently in the Planning. The conceptual plan has been presented to the City Council. There is no application on file.

6. Feather Acres is a 7- lot subdivision located at 980 Avocado Place. The seven-lot subdivision is to be graded and the lots are to be developed individually. The Final Map is approved, and grading is underway.

7. Genevieve Street is a 99-bed Senior Care Facility Specific Plan located at 959 Genevieve Street. This is an 85-unit residential care facility that could accommodate up to 99 beds. The CEQA document in process.

8. Solana 101 is a mixed-use development consisting of 31 Apartments; 24,284 square feet of Specialty Supermarket; 14,137 square feet of Standard Commercial Office; 5,125 square feet of High Turnover Restaurant; and 5,090 square feet of Quality Restaurant.

9. Santa Fe Christian School Master Plan Update includes K-12th grade campus wide improvement plan.

C. City of San Diego Cumulative Projects

1. The Digital 2778 Via de la Valle Town Homes Project is located at 2778 Via de la Valle in the City of San Diego includes 30 town homes. This Project is estimated to generate 240 daily trips.

D. San Diego County Cumulative Projects

1. The Morgan Country Club Project is located in the County of San Diego and consists of a 9,400 SF health club. This Project is estimated to generate 283 daily trips. This Project is under review by the County.

E. Other Agencies Cumulative Projects

1. The 22nd District Agricultural Association Master Plan includes various developments generating a total of 6,960 daily trips. The Master Plan traffic study included is project also includes a hotel and a health club. For the purpose of this analysis these uses are included in the long-term analysis.

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25 2. The Sound Concert Venue is a 1,869 seat concert venue along with an approximately 7,000 square foot beer tasting area/exhibit (“History of Beer”). It is anticipated that the concert venue would operate year-round; however, during the annual San Diego County Fair, the venue would be a part of the concert venues associated with the Fair (similar to the Grandstand stage). Existing food service areas would continue to operate as well as the offtrack betting component of the facility. No alterations to the exterior or expansion of the existing structure are proposed. All improvements would be internal.

This venue opened approximately a month ago and was not operational when the traffic counts were conducted hence the traffic generated by this project is included in the cumulative projects.

8.2 Summary of Cumulative Projects Trips
Table 8-1 summarizes the cumulative development projects identified in the Project vicinity in the near-term condition. Figure 8–1 depicts the Cumulative Only traffic volumes, Figure 8–2 depicts the Opening Day without Project traffic volumes, and Figure 8–3 depicts the Opening Day with Project traffic volumes.

TABLE 8–1

CUMULATIVE DEVELOPMENT PROJECTS SUMMARY
Name/Applicant Description Quantity Rate ADTa
A. City of Del Mar

1. Watermark Multi-Family Residential 50 DU 8 /DU 400

2. 941 Camino Del Mar Multi-Family Residential 8 DU 8 /DU 64 Retail / Restaurant 4,398 SF 150 /KSF 660

3. San Dieguito Double Track and Special
Events Platform
Railroad and Venue Improvements 0

4. Hillstone Del Mar Restaurant 4,700 SF 100 /KSF 470
Subtotal Del Mar 1,594
B. City of Solana Beach

1. Solana Highlands Multi-Family Residential 66 DU 8 DU 528

2. The Pearl Single Family Residential 8 DU 10 DU 80

3. Ocean Ranch Estates Mixed Use 4 DU 8 DU 32
Office Single Tenant 40,000 SF 14 /KSF 560
Restaurant High Turn Over 5,000 SF 160 /KSF 800
Subtotal 1,392

4. 330 S. Cedros Mixed Use Retail 4,243 SF 40 /KSF 170
Restaurant 2,809 SF 100 /KSF 281
Office (net new) 4,836 SF 20 /KSF 97
Residential (net new) 7 DU 6 /DU 42
Reductions -96
Subtotal 494

CONTINUED ON THE NEXT PAGE
May 19, 2026 Item 8
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-22-3681 Seaside Ridge
N:\3681 Seaside Ridge\Report\Mar 2023 TIA.3681.docx
26 TABLE 8–1

CUMULATIVE DEVELOPMENT PROJECTS SUMMARY
Name/Applicant Description Quantity Rate ADTa

CONTINUED FROM THE PREVIOUS PAGE
City of Solana Beach (Continued)

5. NCTD Train Station Project Restaurant, Retail / Office 48,000 SF 40 /KSF 1,920 Boutique Hotel 45 Rooms 8 /Room 360
Multi-Family Residential 30 DU 8 /DU 240
Subtotal 2,520

6. Feather Acres 7 – lot subdivision Single Family Residential 7 DU 10 /DU 70

7. Genevieve St. 99-bed Senior Care
Facility SP
Residential Care 99 Beds 2.5 /Bed 248

8. Solana 101 Retail 24,284 SF 40 /KSF 971
Restaurant 10,215 SF 40 /KSF 409
Office (net new) 14,137 SF 20 /KSF 283
Residential (net new) 31 DU 6 /DU 186
Subtotal 1,849

9. Santa Fe Christian School Master Plan
Update
Campus wide improvement plan 172,000 SF 15 /KSF 2,580
Subtotal Solana Beach 9,761
C. City of San Diego

1. Digital 2778 Via de la Valle Town
Homes
Town Homes 30 DU 8 /DU 240
Subtotal City of San Diego 240
D. San Diego County

1. Morgan Country Club Health Club 9,400 SF 30 /KSF 282 Subtotal San Diego County 282
E. San Diego County

1. 22nd District Agricultural Association
Master
Various 6,960

2. The Sound Concert Venue Special Event 1,869 Seats 0.8 /Seat 1,495 Subtotal Other Agencies 8,455
Total Cumulative Projects 20,332
Footnotes:
a. Average daily traffic.

May 19, 2026 Item 8

DD EE LL MM AA RR

SSOO LLAA NN AA BB EE AA CC HH

LJ D J D
D L
D L
L
D D
L
J
J
D
L
D
J L

J L D LJ
D J
LJ D
D
LJ D

D J L LJ
L D LJ
LJ
LJ
L
D L J

J D L J LJ
J D
Via De La Valle
Via De La Valle Brigantine Dwy
Camino Del Mar
Highway 101
Jimmy Durante Bl
Via De La Valle Via De La Valle
Camino Del MarCamino Del Mar
I-5 NB Ramps
I-5 SB Ramps
Lomas Sata Fe Dr
27th St
Proj Dwy
S. Cedros Ave
Via De La Valle
56 / 91
5 / 8
22 / 26 2 / 2
44 / 6621 / 26
8 / 7
28 / 36
1 / 3
1 / 2
2 / 3
18 / 33
7 135 / 167 8 / 135
29 / 39
1 / 1
5 / 6
5 / 6
1 / 1
1 / 1
0 / 1
21 / 2919 / 29
20 / 30
7 / 10
12 / 22
25 / 27
166 / 204
5/ 11
93 / 162
7 / 8
13 / 9
80 / 66
4 / 8
70 / 89
199 / 240
101 / 135
67 / 103
12 / 17
6 / 5
2 / 6
109 / 186
88 / 101
55 / 45
23 / 20
288 / 367
145 / 184
111 / 170
31 / 55
121 / 134
57 / 53
211 / 274
24 / 26
42 / 46
17 / 18
0 / 1
0 / 1
0 / 1
13 / 24
14 / 15
10 / 30
1 / 1
1 2 3 4
5 6 7 8
Fut
Study Intersections
Intersection AM/PM Peak Hour Volumes
#
DJL
May 19, 2026 Item 8

DD EE LL MM AA RR

SSOO LLAA NN AA BB EE AA CC HH

LJ D J D
D L
D L
L
D D
L
J
J
D
L
D
J L

J L D LJ
D J
LJ D
D
LJ D

D J L LJ
L D LJ
LJ
LJ
L
D L J

J D L D
J L

LJ D L D
L

DD EE LL MM AA RR

SSOO LLAA NN AA BB EE AA CC HH

LJ D J D
D L
D L
L
D D
L
J
J
D
L
D
J L

J L D LJ
D J
LJ D
D
LJ D

D J L LJ
L D LJ
LJ

LJ D L LJ D

LJ D L D
L

D J L D

LJ D L D
L
D J L Brigantine Dwy D
27th St
S. Cedros Ave
Via De La Valle
Camino Del MarCamino Del Mar
I-5 NB Ramps
I-5 SB Ramps
Lomas Sata Fe Dr
Camino Del Mar
Highway 101
Jimmy Durante Bl
Proj Dwy
Via De La Valle
Via De La Valle Via De La Valle Via De La Valle
203 / 625
105 / 162
3 240 / 294 7 / 44
327 / 322242 / 193
160 / 152
130 / 161
23 / 65
12 / 33
33 / 64
87 / 174
263 / 366 258 / 368
171 / 312
14 / 25
112 / 129
105 / 120
13 / 29
19 / 18
7 / 15
157 / 299215 / 186
234 / 255
38 / 48
85 / 105
139 / 111
566 / 768
26 / 43
525 / 629
62 / 77
104 / 74
678 / 423
43 / 63
476 / 419
805 / 883
437 / 512
279 / 616
86 / 150
33 / 5
31 / 32 6
643 / 753
507 / 450397 / 346
485 / 426
1,320 / 1,466
825 / 755
790 / 1,001
371 / 417
955 / 1,013
623 / 464829 / 897
274 / 403
742 / 790
22 / 9
23 / 88
351 / 376
3 / 23
3 / 16
0 / 1
3/ 11
274 / 500
3 / 10
10 / 4
89 / 38
4 / 3
299 / 316
3 / 5
4 / 4
2 / 5
1 / 1
208 / 631
4 / 5
2 / 1
13 / 23
1 2 3 4
5 6 7 8
Study Intersections
Intersection AM/PM Peak Hour Volumes
#
DJL
May 19, 2026 Item 8
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-22-3681 Seaside Ridge
N:\3681 Seaside Ridge\Report\Mar 2023 TIA.3681.docx
30 9.0 ANALYSIS OF OPENING DAY (YEAR 2027) SCENARIOS
Opening Day is defined as the Existing day traffic plus the traffic generated by all known cumulative Projects. The Opening day (Year) for this Project is 2027.

9.1 Opening Day (Year 2027) without Project
Table 9-1 summarizes the Opening Day (Year 2027) without Project peak hour intersection operations. As seen in Table 9-1, in the Opening Day (Year 2027) without Project traffic, the following intersections are calculated to operate at LOS E or worse conditions. The remaining study area intersections are calculated to operate at LOS D or better. • Via De La Valle / Cedros Avenue – LOS F during the AM and PM peak hours • Via De La Valle / Jimmy Durante Boulevard (Valley Avenue) – LOS E during the AM peak hour
Appendix D includes the Opening Day (Year 2027) without Project peak hour intersection analysis worksheets.

9.2 Opening Day (Year 2027) with Project
Table 9-1 summarizes the Opening Day (Year 2027) with Project peak hour intersection operations.

As seen in Table 9-1, in the Opening Day (Year 2027) with Project traffic, the following intersections are calculated to operate at LOS E or worse conditions. The remaining study area intersections are calculated to operate at LOS D or better. • Via De La Valle / Cedros Avenue – LOS F during the AM and PM peak hours • Via De La Valle / Jimmy Durante Boulevard (Valley Avenue) – LOS E during the AM and PM peak hours
The project has a substantial effect at the Via De La Valle / Cedros Avenue and the Via De La Valle / Jimmy Durante Boulevard (Valley Avenue) intersections. Improvements are recommended at these intersections in Section 13.2.

Appendix E includes the Opening Day (Year 2027) with Project peak hour intersection analysis worksheets.

May 19, 2026 Item 8
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-22-3681 Seaside Ridge
N:\3681 Seaside Ridge\Report\Mar 2023 TIA.3681.docx
31 TABLE 9–1
OPENING DAY (YEAR 2027) INTERSECTION OPERATIONS
Intersection Control
Type
Peak
Hour
Opening Day (Year 2027)
Without Project
Opening Day (Year 2027)
With Project
Δc Improvement
Required? d
Delaya LOSb Delay LOS

1. Hwy 101 / Loma Santa Fe Dr Signal AM 35.8 D 36.0 D 0.2 No PM 48.5 D 48.9 D 0.4 No

2. Hwy 101 (Camino Del Mar) / Via
de la Valle (Border Ave)
Signal AM 20.6 C 22.6 C 2.0 No
PM 26.9 C 28.2 C 1.3 No

3. S. Cedros Ave / Via de la Valle TWSC e AM 60.9 F 83.2 F 23.0 Yes PM 159.7 F 233.8 F 74.1 Yes

4. Jimmy Durante Blvd
(Valley Ave) / Via de la Valle
Signal AM 55.6 E 55.9 E 0.3 No
PM 53.9 D 61.0 E 7.1 Yes

5. I-5 SB Ramps / Via de la Valle Signal AM 21.1 C 21.4 C 0.3 No PM 16.5 B 16.6 B 0.1 No

6. I-5 NB Ramps / Via de la Valle Signal AM 28.5 C 28.6 C 0.1 No PM 27.4 C 27.9 C 0.5 No
Continued on the Next Page
May 19, 2026 Item 8
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-22-3681 Seaside Ridge
N:\3681 Seaside Ridge\Report\Mar 2023 TIA.3681.docx
32 SIGNALIZED UNSIGNALIZED
Delay LOS Delay LOS

0.0 ≤ 10.0 A 0.0 ≤ 10.0 A

10.1 to 20.0 B 10.1 to 15.0 B

20.1 to 35.0 C 15.1 to 25.0 C

35.1 to 55.0 D 25.1 to 35.0 D

55.1 to 80.0 E 35.1 to 50.0 E
≥ 80.1 F ≥ 50.1 F
TABLE 9–1 (CONTINUED)
OPENING DAY (YEAR 2027) INTERSECTION OPERATIONS
Intersection Control
Type
Peak
Hour
Opening Day (Year 2027)
Without Project
Opening Day (Year 2027)
With Project
Δc Improvement
Required?
Delaya LOSb Delay LOS
Continued From the Previous Page

7. Camino Del Mar / Project Dwy TWSC e AM 10.3 B 12.1 B 1.8 No PM 13.4 B 12.5 B (0.9) No

8. Camino Del Mar / 27th St AWSC f AM 10.4 B 10.6 B 0.2 No PM 31.2 D 33.4 D 2.2 No
Footnotes:
a. Average delay expressed in seconds per vehicle.
b. Level of Service.
c. Δ denotes an increase in delay due to project.
d. Per Table 5-1 Traffic Effects Significance Thresholds. e. TWSC – Two-Way-Stop-Controlled intersection. Minor Street left-turn delay and LOS are reported. f. AWSC – All-Way Stop Controlled intersection. Overall delay and LOS are reported.

General Note:

Bold indicates improvement potentially required.

May 19, 2026 Item 8
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-22-3681 Seaside Ridge
N:\3681 Seaside Ridge\Report\Mar 2023 TIA.3681.docx
33 10.0 ANALYSIS OF HORIZON YEAR 2050 SCENARIOS

10.1 Horizon Year 2050 without Project
Year 2050 volumes were obtained from the Series 14 Regional model. In order to determine the Year 2050 “with Project” volumes, the assigned Project traffic volumes were added to the Year 2050 volumes. On some segments, where the Year 2050 volumes were less than the Existing + Cumulative projects volumes, the Year 2050 volumes were assumed to be 5% in excess of the Existing + Cumulative projects volumes.

The SANDAG Model outputs daily segment and peak hour volumes. However, the SANDAG Model output is not as accurate in determining peak hour intersection turn movements. Therefore, Year 2050 peak hour turning movement volumes were estimated using a template in Excel developed by LLG to determine peak hour traffic at an intersection from future (Year 2050) ADT volumes using the relationship between existing peak hour turn movements and the existing ADT volumes. This same relationship can be assumed to generally continue in the future. For example, if the segment ADT on the roadway is forecast to double by the Year 2050, it is reasonable to assume that the peak hour intersection turning movement volumes will generally double.

Figure 10–1 depicts the Year 2050 Without Project traffic volumes, while Figure 10–2 depicts the Year 2050 With Project traffic volumes.

10.2 Horizon Year 2050 without Project
Table 10-1 summarizes the Horizon Year 2050 without Project peak hour intersection operations. As seen in Table 10-1, in the Horizon Year 2050 without Project traffic, the following intersections are calculated to operate at LOS E or worse conditions. The remaining study area intersections are calculated to operate at LOS D or better.
• Via De La Valle / Cedros Avenue – LOS F during the AM and PM peak hours • Via De La Valle / Jimmy Durante Boulevard (Valley Avenue) – LOS E during the AM and PM peak hours
• Camino Del Mar / 27th Street – LOS E during the PM peak hour Appendix F includes the Horizon Year 2050 without Project peak hour intersection analysis worksheets.

10.3 Horizon Year 2050 with Project
Table 10-1 summarizes the Horizon Year 2050 with Project peak hour intersection operations. As seen in Table 10-1, in the Horizon Year 2050 with Project traffic, the following intersections are calculated to operate at LOS E or worse conditions. The remaining study area intersections are calculated to operate at LOS D or better.
• Via De La Valle / Cedros Avenue – LOS F during the AM and PM peak hours May 19, 2026 Item 8
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-22-3681 Seaside Ridge
N:\3681 Seaside Ridge\Report\Mar 2023 TIA.3681.docx
34 • Via De La Valle / Jimmy Durante Boulevard (Valley Avenue) – LOS E during the AM and PM peak hours
• Camino Del Mar / 27th Street – LOS E during the PM peak hour The project has a substantial effect at the Via De La Valle / Cedros Avenue, the Via De La Valle / Jimmy Durante Boulevard (Valley Avenue) and the Camino Del Mar / 27th Street intersections.

Improvements at these intersections are recommended in Section 13.2.

Appendix G includes the Horizon Year 2050 with Project peak hour intersection analysis worksheets.

May 19, 2026 Item 8
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-22-3681 Seaside Ridge
N:\3681 Seaside Ridge\Report\Mar 2023 TIA.3681.docx
35 TABLE 10–1
HORIZON YEAR 2050 INTERSECTION OPERATIONS
Intersection Control
Type
Peak
Hour
Horizon Year 2050 Without
Project
Horizon Year 2050 With
Project
Δc Improvement
Required? d
Delaya LOSb Delay LOS

1. Hwy 101 / Loma Santa Fe Dr Signal AM 36.4 D 36.5 D 0.1 No PM 51.8 D 52.3 D 0.5 No

2. Hwy 101 (Camino Del Mar) /
Via de la Valle (Border Ave)
Signal AM 21.7 C 24.2 C 2.5 No
PM 28.7 C 31.5 C 2.8 No

3. S. Cedros Ave / Via de la
Valle
TWSC e AM 81.1 F 116.7 F 35.6 Yes
PM 221.5 F 313.1 F 91.6 Yes

4. Jimmy Durante Blvd
(Valley Ave) / Via de la Valle
Signal AM 62.7 E 63.1 E 0.4 No
PM 60.0 E 64.7 E 4.7 Yes

5. I-5 SB Ramps / Via de la
Valle
Signal AM 23.7 C 24.2 C 0.5 No
PM 17.3 B 17.9 B 0.6 No

6. I-5 NB Ramps / Via de la
Valle
Signal AM 29.0 C 29.1 C 0.1 No
PM 27.8 C 28.3 C 0.5 No
Continued on the Next Page
May 19, 2026 Item 8
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-22-3681 Seaside Ridge
N:\3681 Seaside Ridge\Report\Mar 2023 TIA.3681.docx
36 SIGNALIZED UNSIGNALIZED
Delay LOS Delay LOS

0.0 ≤ 10.0 A 0.0 ≤ 10.0 A

10.1 to 20.0 B 10.1 to 15.0 B

20.1 to 35.0 C 15.1 to 25.0 C

35.1 to 55.0 D 25.1 to 35.0 D

55.1 to 80.0 E 35.1 to 50.0 E
≥ 80.1 F ≥ 50.1 F
TABLE 10–1 (CONTINUED)
HORIZON YEAR 2050 INTERSECTION OPERATIONS
Intersection Control
Type
Peak
Hour
Horizon Year 2050 Without
Project
Horizon Year 2050 With
Project
Δc Improvement
Required? d
Delaya LOSb Delay LOS
Continued From the Previous Page

7. Camino Del Mar / Project
Dwy
Signal f AM 10.5 B 12.5 B 2.0 No
PM 16.2 C 13.0 B (3.2) No

8. Camino Del Mar / 27th St Signal g AM 10.9 B 11.0 B 0.1 No PM 41.7 E 44.6 E 2.9 Yes
Footnotes:
a. Average delay expressed in seconds per vehicle.
b. Level of Service.
c. Δ denotes an increase in delay due to project.
d. Per Table 5-1 Traffic Effects Significance Thresholds. e. TWSC – Two-Way-Stop-Controlled intersection. Minor Street left-turn delay and LOS are reported. f. This intersection is analyzed as an unsignalized intersection for the without Project condition and as a signalized intersection with Project traffic since the Project will install a signal as part of the Project. g. AWSC – All-Way Stop Controlled intersection. Overall delay and LOS are reported.

General Note:

Bold indicates improvement potentially required.

May 19, 2026 Item 8

DD EE LL MM AA RR

SSOO LLAA NN AA BB EE AA CC HH

LJ D J D
D L
D L
L
D D
L
J
J
D
L
D
J L

J L D LJ
D J
LJ D
D
LJ D

D J L LJ
L D LJ
LJ
LJ
L
D L J

J D L D
J L

DD EE LL MM AA RR

SSOO LLAA NN AA BB EE AA CC HH

LJ D J D
D L
D L
L
D D
L
J
J
D
L
D
J L

J L D LJ
D J
LJ D
D
LJ D

D J L LJ
L D LJ
LJ

LJ D L LJ D

LJ D L D
L

D J L D

LJ D L D
L
D J L Brigantine Dwy D
27th St
S. Cedros Ave
Via De La Valle
Camino Del MarCamino Del Mar
I-5 NB Ramps
I-5 SB Ramps
Lomas Sata Fe Dr
Camino Del Mar
Highway 101
Jimmy Durante Bl
Proj Dwy
Via De La Valle
Via De La Valle Via De La Valle Via De La Valle
210 / 654
110 / 170
4 250 / 310 0 / 50
343 / 340250 / 200
170 / 160
141 / 165
25 / 70
15 / 35
35 / 70
95 / 182
280 / 380 270 / 390
178 / 321
15 / 30
120 / 140
110 / 130
15 / 30
20 / 20
10 / 20
165 / 316224 / 192
244 / 265
41 / 52
90 / 110
150 / 120
588 / 802
32 / 46
542 / 651
66 / 83
110 / 80
710 / 440
43 / 71
500 / 440
847 / 918
460 / 540
290 / 650
90 / 160
35 / 6
31 / 35 1
668 / 789
536 / 472420 / 360
510 / 450
1,382 / 1,536
870 / 797
829 / 1,052
390 / 430
1,002 / 1,067
650 / 490870 / 939
290 / 420
777 / 833
22 / 9
23 / 88
370 / 400
5 / 25
5 / 20
0 / 5
5 / 15
290 / 530
3 / 10
10 / 4
89 / 38
5 / 5
310 / 334
5 / 10
5 / 5
5 / 10
5 / 5
223 / 660
5 / 10
5 / 5
15 / 25
1 2 3 4
5 6 7 8
Study Intersections
Intersection AM/PM Peak Hour Volumes
#
DJL
Horizon Year (2050) With Project Traffic Volumes
May 19, 2026 Item 8
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-22-3681 Seaside Ridge
N:\3681 Seaside Ridge\Report\Mar 2023 TIA.3681.docx
39 11.0 PROJECT ACCESS ASSESSMENT
The Project access will be from the fourth (west leg of the Camino Del Mar / Brigantine Driveway) intersection. It is located approximately 325 feet south of Via de la Valle, in the City of Del Mar. It is recommended to provide a traffic signal at this intersection. It is proposed to provide an elevator to be located just outside the public right-of-way, but within the property boundary for ADA accessibility. It is intended that this elevator is publicly accessible.

The capacity analysis of the access intersection included in Tables 9-1 and 10-1 shows that this intersection is calculated to operate at LOS A or better in all analysis scenarios.

Figure 11-1 depicts the recommended geometry at this intersection. As seen in Figure 11-1, the following are proposed:

1. An exclusive southbound right-turn lane

2. An exclusive northbound right-turn lane

3. A 28-foot-wide Project driveway with one inbound lane and one outbound shared left/through/right lane at the project driveway

4. A traffic signal at the Project driveway

5. Ped ramps on all four corners of the Driveway intersection

6. Continental crosswalks on the north and south legs

7. A publicly accessible elevator outside the public right-of-way, within the property boundary, for ADA accessibility.

Approximately 10 on-street, public parking spaces will be eliminated due to the Project driveway and the exclusive southbound right-turn lane. The Project proposes to provide 25 public parking spaces onsite as described in Section 2.2 Project Description. This will make up for the 10 spaces lost on the street along Camino Del Mar, with an additional 15 parking spaces available for the public.

May 19, 2026 Item 8
NORTH SCALE: 1" = 40' Seaside Ridge Camino Del Mar hwy 101 Border Ave
Via De La Valle
project driveway
existing driveway 12' 14' 10' 15' 6' 12' 12' 4' PROVIDE PEDESTRIAN RAMP PROVIDE PEDESTRIAN RAMP PROVIDE PEDESTRIAN RAMP 50' LEFT-TURN STORAGE LENGTH 50' LEFT-TURN STORAGE LENGTH MEDIAN MODIFICATION REQUIRED MEDIAN MODIFICATION REQUIRED SIGNALIZE PROPOSED INTERSECTION 100' RIGHT-TURN STORAGE LENGTH 200' OF PARKING LOSS 15' 6' 3' APPROXIMATE SIGNAL POLE LOCATION APPROXIMATE SIGNAL POLE LOCATION APPROXIMATE SIGNAL POLE LOCATION APPROXIMATE SIGNAL POLE LOCATION NOT FOR CONSTRUCTION May 19, 2026 Item 8
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-22-3681 Seaside Ridge
N:\3681 Seaside Ridge\Report\Mar 2023 TIA.3681.docx
41 12.0 CONCLUSIONS AND RECOMMENDATIONS

12.1 Substantial Effects
Based on the intersection and segment analyses, the following Project effects were determined:

1. Via De La Valle / Cedros Avenue – Near-Term and Long-Term

2. Via De La Valle / Jimmy Durante Boulevard (Valley Avenue) – Near-Term and Long-Term

3. Camino Del Mar / 27th Street –Long-Term

12.2 Improvements
The following improvements are recommended so these intersections will operate at acceptable levels of service and provide a safe pedestrian crossing protected by a traffic signal:

TI-1. Via De La Valle / Cedros Avenue
Install a traffic signal at the Via De La Valle / Cedros Avenue intersection and hardwire coordinate the signal with the Highway 101 / Via de la Valle intersection.

The following optional improvements were also considered:

A. Install a roundabout control at this intersection. This option was rejected since it would be too close to the Highway 101 / Via de la Valle intersection.

B. Prohibit the southbound left-turn movement on Cedros Avenue. This option was rejected since westbound to eastbound U-turns are not possible on Via de la Valle at Highway 101.

TI-2. Via De La Valle / Jimmy Durante Boulevard (Valley Avenue) Provide an exclusive westbound right-turn lane at the Via De La Valle / Jimmy Durante Boulevard intersection and a westbound bike lane (between the right turn lane and the through lane).

Figure 13-1 depicts the conceptual improvement plan at this intersection.

TI-3. Camino Del Mar / 27th Street
Two (2) optional improvements were evaluated at this intersection. Both options will alleviate the substantial effect.

A. Install a traffic signal, or
B. Install a roundabout.

The Project does not have a substantial effect in the AM peak hour, at this intersection.

The increase in traffic at this intersection due to the Project is 1% in the PM peak hour.

The Project adds a maximum of 14 PM peak hour trips (total of both directions) to this intersection, that is the equivalent of one additional car every 4 minutes. The increase in May 19, 2026 Item 8
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-22-3681 Seaside Ridge
N:\3681 Seaside Ridge\Report\Mar 2023 TIA.3681.docx
42 delay due to Project traffic is 2.9 seconds in the long-term. Since the “effect” is only in the long-term and the added Project traffic is small, a fair share contribution to the future intersection improvements is appropriate.

In addition to the above, the following improvements should be provided as part of the Project:

TI-4. Camino Del Mar / Project Driveway
Provide an exclusive southbound right-turn lane, a northbound left-turn lane and associated intersection improvements as shown on Figure 11-1.

Figure 13-2 depicts the above recommended improvements.

12.3 Post Improvement Operations
Table 13-1 summarizes the post improvement analysis of the intersections where improvements are recommended in section 13-2 above. As seen in Table 13-1, with the recommended improvements the two intersections are calculated to operate at LOS D or better.

May 19, 2026 Item 8
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-22-3681 Seaside Ridge
N:\3681 Seaside Ridge\Report\Mar 2023 TIA.3681.docx
43 TABLE 13–1

POST IMPROVEMENT OPERATIONS
Intersection Control
Type
Peak
Hour
Prior to Improvement Control
Type
Post
Improvement
(With Project)
Without
Project
With Project
Delaya LOSb Delay LOS Delay LOS

OPENING DAY

3. Via De La Valle /
Cedros Ave a
TWSC AM 60.2 F 83.2 F Signal 9.0 A
PM 159.7 F 233.8 F 10.1 B

4. Via De La Valle /
Jimmy Durante Blvd b
Signal PM 53.9 D 61.0 E Signal 47.8 D
YEAR 2050

3. Via De La Valle /
Cedros Ave a
TWSC AM 81.1 F 116.7 F Signal 9.6 A
PM 221.5 F 313.1 F 11.2 B

4. Via De La Valle /
Jimmy Durante Blvd b
Signal PM 60.0 E 64.7 E Signal 49.4 D

8. Camino Del Mar /
27th St c
TWSC PM 41.7 D 44.6 E Signal 8.4 A
or
TWSC PM 41.7 D 44.6 E Roundabout 11.2 B
Footnotes:
a. Install a traffic signal.
b. Provide an exclusive westbound right-turn lane and appropriate signal modification. c. Two alternate improvements are recommended including installing a traffic signal or a roundabout.

General Note:

Bold indicates improved traffic control.

May 19, 2026 Item 8
Via De La Valle / Jimmy Durante Boulevard Intersec
Ɵon Improvements
Figure 13-1
Seaside Ridge
N:\3681\FiguresDate: 01/24/23
May 19, 2026 Item 8

DD EE LL MM AA RR

SSOO LLAA NN AA BB EE AA CC HH

LJ DD D
DJK
DJBB
J D
DHL
JJL
G
DK
G
JJL

L HD KD
JJL
K
JJL
G
1 2 3 4
5 6 7 8
BL 4U
BL
4D
B
B
L
L
B
B
L
L 35mph
4D
B
B
L
L 40mph
2 D BL
BL
2D B
B
L
L
2D B
B
L
L
2U+ BL
BL
45mph
2U+
BL
4 U BL
2U
BL
BL
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40mph 4U
25mph
FREE

FREE FREE
FREE
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3 4
8 3
4 8
Study Intersection
Traffic Signal
Stop Sign
Turning Movements
Number of Travel Lanes
Posted Speed Limit
Divided / Undivided Roadway
Two-Way Left-Turn Median
Bike Lane
Future Traffic Signal
Recommended intersection
Geometry shown in Red.
#
2/4/6
35mph
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STOP
U / D
+
BL
DJL
3 Traffic Signal
(Direct and Cumulative Impacts)
4 Restripe to provide an exclusive
westbound right-turn lane
8 Fair share towards
Traffic Signal or Roundabout
(Cumulative Impact)
(Direct and Cumulative Impacts)
Recommended:

L
D G
7 7
7 Project Driveway
May 19, 2026 Item 8

TECHNICAL APPENDICES

SEASIDE RIDGE
Del Mar, California
March 29, 2023
LLG Ref. 3-22-3681
May 19, 2026 Item 8
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-22-3681 Seaside Ridge
N:\3681 Seaside Ridge\Report\Appendices Cover.3681.doc

APPENDICES

APPENDIX
A. Transit and Train Timetables
B. Intersection Count Sheets
C. Peak Hour Intersection Analysis Worksheets - Existing D. Peak Hour Intersection Analysis Worksheets – Opening Day (Year 2025) without Project E. Peak Hour Intersection Analysis Worksheets – Opening Day (Year 2025) with Project F. Peak Hour Intersection Analysis Worksheets – Horizon Year 2050 without Project G. Peak Hour Intersection Analysis Worksheets – Horizon Year 2050 with Project

May 19, 2026 Item 8
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-22-3681 Seaside Ridge
N:\3681 Seaside Ridge\Report\Appendices Cover.3681.doc

APPENDIX A

TRANSIT AND TRAIN TIMETABLES
May 19, 2026 Item 8

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N:\3681 Seaside Ridge\Report\Appendices Cover.3681.doc

APPENDIX B

INTERSECTION COUNT SHEETS
May 19, 2026 Item 8
File Name : 01_SNB_101_Lomas AM
Site Code : 221126
Start Date : 12/15/2022
Page No : 1
City of Solana Beach
N/S: Highway 101
E/W: Plaza Street/Lomas Santa Fe Drive
Weather: Clear
Groups Printed- Total Volume
Highway 101
Southbound
Lomas Santa Fe Drive
Westbound
Highway 101
Northbound
Plaza Street
Eastbound
Start Time Left Thru Right U-Turns App. Total Left Thru Right App. Total Left Thru Right U-Turns App. Total Left Thru Right App. Total Int. Total 07:00 AM 13 39 2 0 54 14 16 24 54 4 13 13 0 30 4 18 2 24 162 07:15 AM 30 35 7 0 72 13 18 28 59 5 21 12 1 39 1 8 1 10 180 07:30 AM 37 37 3 0 77 21 22 34 77 1 22 8 1 32 2 10 4 16 202 07:45 AM 37 57 7 0 101 21 26 47 94 7 20 19 1 47 0 20 3 23 265 Total 117 168 19 0 304 69 82 133 284 17 76 52 3 148 7 56 10 73 809 08:00 AM 54 61 7 0 122 15 28 45 88 4 32 11 2 49 9 32 3 44 303 08:15 AM 55 62 11 0 128 30 37 54 121 9 27 15 0 51 4 18 2 24 324 08:30 AM 52 82 7 0 141 27 42 60 129 10 44 17 3 74 7 27 3 37 381 08:45 AM 60 75 10 0 145 29 45 59 133 8 34 21 3 66 2 23 3 28 372 Total 221 280 35 0 536 101 152 218 471 31 137 64 8 240 22 100 11 133 1380 Grand Total 338 448 54 0 840 170 234 351 755 48 213 116 11 388 29 156 21 206 2189 Apprch % 40.2 53.3 6.4 0 22.5 31 46.5 12.4 54.9 29.9 2.8 14.1 75.7 10.2 Total % 15.4 20.5 2.5 0 38.4 7.8 10.7 16 34.5 2.2 9.7 5.3 0.5 17.7 1.3 7.1 1 9.4 Highway 101
Southbound
Lomas Santa Fe Drive
Westbound
Highway 101
Northbound
Plaza Street
Eastbound
Start Time Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Int. Total Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 08:00 AM
08:00 AM 54 61 7 122 15 28 45 88 4 32 11 47 9 32 3 44 301 08:15 AM 55 62 11 128 30 37 54 121 9 27 15 51 4 18 2 24 324 08:30 AM 52 82 7 141 27 42 60 129 10 44 17 71 7 27 3 37 378 08:45 AM 60 75 10 145 29 45 59 133 8 34 21 63 2 23 3 28 369 Total Volume 221 280 35 536 101 152 218 471 31 137 64 232 22 100 11 133 1372 % App. Total 41.2 52.2 6.5 21.4 32.3 46.3 13.4 59.1 27.6 16.5 75.2 8.3 PHF .921 .854 .795 .924 .842 .844 .908 .885 .775 .778 .762 .817 .611 .781 .917 .756 .907 Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
(951)268-6268
May 19, 2026 Item 8
File Name : 01_SNB_101_Lomas AM
Site Code : 221126
Start Date : 12/15/2022
Page No : 2
City of Solana Beach
N/S: Highway 101
E/W: Plaza Street/Lomas Santa Fe Drive
Weather: Clear
Highway 101
Plaza Street
Lomas Santa Fe Drive
Highway 101
Right
35 Thru
280
Left
221
Out In Total
377 536 913
Right
218
Thru
152
Left
101
Out Total In
385 471 856
Left
31 Thru
137
Right
64 Out In Total
392 232 624
Left
22 Thru
100
Right
11 Total Out In
218 133 351
Peak Hour Begins at 08:00 AM
Total Volume
Peak Hour Data
North
Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1 Peak Hour for Each Approach Begins at:
08:00 AM 08:00 AM 08:00 AM 08:00 AM
+0 mins. 54 61 7 122 15 28 45 88 4 32 11 47 9 32 3 44
+15 mins. 55 62 11 128 30 37 54 121 9 27 15 51 4 18 2 24 +30 mins. 52 82 7 141 27 42 60 129 10 44 17 71 7 27 3 37 +45 mins. 60 75 10 145 29 45 59 133 8 34 21 63 2 23 3 28 Total Volume 221 280 35 536 101 152 218 471 31 137 64 232 22 100 11 133 % App. Total 41.2 52.2 6.5 21.4 32.3 46.3 13.4 59.1 27.6 16.5 75.2 8.3 PHF .921 .854 .795 .924 .842 .844 .908 .885 .775 .778 .762 .817 .611 .781 .917 .756 Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
(951)268-6268
May 19, 2026 Item 8
File Name : 01_SNB_101_Lomas PM
Site Code : 221126
Start Date : 12/15/2022
Page No : 1
City of Solana Beach
N/S: Highway 101
E/W: Plaza Street/Lomas Santa Fe Drive
Weather: Clear
Groups Printed- Total Volume
Highway 101
Southbound
Lomas Santa Fe Drive
Westbound
Highway 101
Northbound
Plaza Street
Eastbound
Start Time Left Thru Right U-Turns App. Total Left Thru Right App. Total Left Thru Right U-Turns App. Total Left Thru Right App. Total Int. Total 04:00 PM 42 70 7 0 119 33 44 72 149 15 140 42 5 202 18 38 4 60 530 04:15 PM 53 60 10 0 123 31 32 57 120 17 115 23 3 158 16 37 9 62 463 04:30 PM 34 54 14 0 102 25 27 67 119 9 156 36 4 205 20 40 8 68 494 04:45 PM 37 62 11 1 111 31 42 72 145 7 119 38 1 165 8 39 10 57 478 Total 166 246 42 1 455 120 145 268 533 48 530 139 13 730 62 154 31 247 1965 05:00 PM 53 58 15 0 126 37 30 59 126 12 113 41 3 169 16 33 13 62 483 05:15 PM 40 70 4 0 114 35 22 64 121 2 117 26 9 154 11 34 7 52 441 05:30 PM 47 37 8 0 92 28 21 60 109 8 108 34 8 158 7 32 4 43 402 05:45 PM 28 33 11 0 72 49 21 48 118 7 118 28 3 156 14 33 2 49 395 Total 168 198 38 0 404 149 94 231 474 29 456 129 23 637 48 132 26 206 1721 Grand Total 334 444 80 1 859 269 239 499 1007 77 986 268 36 1367 110 286 57 453 3686 Apprch % 38.9 51.7 9.3 0.1 26.7 23.7 49.6 5.6 72.1 19.6 2.6 24.3 63.1 12.6 Total % 9.1 12 2.2 0 23.3 7.3 6.5 13.5 27.3 2.1 26.7 7.3 1 37.1 3 7.8 1.5 12.3 Highway 101
Southbound
Lomas Santa Fe Drive
Westbound
Highway 101
Northbound
Plaza Street
Eastbound
Start Time Left Thru Right U-Turns App. Total Left Thru Right App. Total Left Thru Right U-Turns App. Total Left Thru Right App. Total Int. Total Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:00 PM
04:00 PM 42 70 7 0 119 33 44 72 149 15 140 42 5 202 18 38 4 60 530 04:15 PM 53 60 10 0 123 31 32 57 120 17 115 23 3 158 16 37 9 62 463 04:30 PM 34 54 14 0 102 25 27 67 119 9 156 36 4 205 20 40 8 68 494 04:45 PM 37 62 11 1 111 31 42 72 145 7 119 38 1 165 8 39 10 57 478 Total Volume 166 246 42 1 455 120 145 268 533 48 530 139 13 730 62 154 31 247 1965 % App. Total 36.5 54.1 9.2 0.2 22.5 27.2 50.3 6.6 72.6 19 1.8 25.1 62.3 12.6 PHF .783 .879 .750 .250 .925 .909 .824 .931 .894 .706 .849 .827 .650 .890 .775 .963 .775 .908 .927 Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
(951)268-6268
May 19, 2026 Item 8
File Name : 01_SNB_101_Lomas PM
Site Code : 221126
Start Date : 12/15/2022
Page No : 2
City of Solana Beach
N/S: Highway 101
E/W: Plaza Street/Lomas Santa Fe Drive
Weather: Clear
Highway 101
Plaza Street
Lomas Santa Fe Drive
Highway 101
Right
42 Thru
246
Left
166
U-Turns
1 Out In Total
860 455 1315
Right
268
Thru
145
Left
120
Out Total In
459 533 992
Left
48 Thru
530
Right
139
U-Turns
13 Out In Total
397 730 1127
Left
62 Thru
154
Right
31 Total Out In
235 247 482
Peak Hour Begins at 04:00 PM
Total Volume
Peak Hour Data
North
Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Each Approach Begins at:
04:15 PM 04:00 PM 04:00 PM 04:15 PM
+0 mins. 53 60 10 0 123 33 44 72 149 15 140 42 5 202 16 37 9 62 +15 mins. 34 54 14 0 102 31 32 57 120 17 115 23 3 158 20 40 8 68 +30 mins. 37 62 11 1 111 25 27 67 119 9 156 36 4 205 8 39 10 57 +45 mins. 53 58 15 0 126 31 42 72 145 7 119 38 1 165 16 33 13 62 Total Volume 177 234 50 1 462 120 145 268 533 48 530 139 13 730 60 149 40 249 % App. Total 38.3 50.6 10.8 0.2 22.5 27.2 50.3 6.6 72.6 19 1.8 24.1 59.8 16.1 PHF .835 .944 .833 .250 .917 .909 .824 .931 .894 .706 .849 .827 .650 .890 .750 .931 .769 .915 Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
(951)268-6268
May 19, 2026 Item 8
Location: File Name:

Intersection: Project:

Date of Count:

Left Thru Right Left Thru Right Left Thru Right Left Thru Right Total 7:00 22 30 0 33 21 15 3 16 18 0 14 4 176
7:15 25 27 0 36 28 29 1 13 34 0 17 4 214
7:30 28 23 0 36 23 28 4 19 24 0 21 5 211
7:45 30 27 3 39 30 35 3 34 31 0 17 8 257
8:00 39 34 6 30 25 29 0 31 43 2 22 1 262
8:15 32 41 4 25 31 31 1 20 29 3 23 3 243
8:30 40 66 3 36 32 29 8 30 27 0 30 6 307
8:45 69 69 5 33 19 39 3 40 23 2 25 3 330
Total 285 317 21 268 209 235 23 203 229 7 169 34 2000
Approach% 45.7 50.9 3.4 37.6 29.4 33.0 5.1 44.6 50.3 3.3 80.5 16.2 Total% 14.3 15.9 1.1 13.4 10.5 11.8 1.2 10.2 11.5 0.4 8.5 1.7 AM Intersection Peak Hour:

Volume 180 210 18 124 107 128 12 121 122 7 100 13 1,142 Approach% 44.1 51.5 4.4 34.5 29.8 35.7 4.7 47.5 47.8 5.8 83.3 10.8 Total% 15.8 18.4 1.6 10.9 9.4 11.2 1.1 10.6 10.7 0.6 8.8 1.1 PHF 0.71 0.93 0.86 0.83 0.87
Left Thru Right Left Thru Right Left Thru Right Left Thru Right Total 16:00 53 44 2 50 26 54 6 85 32 0 24 3 379
16:15 57 53 2 38 25 50 13 75 37 3 21 8 382
16:30 48 44 2 50 32 47 12 77 28 0 23 4 367
16:45 62 52 5 45 29 55 8 65 37 6 30 5 399
17:00 63 50 2 45 35 48 6 69 19 3 35 7 382
17:15 52 53 6 58 32 45 5 66 34 3 27 6 387
17:30 56 55 4 54 27 51 9 64 35 2 22 6 385
17:45 37 38 2 58 31 40 7 50 28 1 17 6 315
Total 428 389 25 398 237 390 66 551 250 18 199 45 2996
Approach% 50.8 46.2 3.0 38.8 23.1 38.0 7.6 63.6 28.8 6.9 76.0 17.2 Total% 14.3 13.0 0.8 13.3 7.9 13.0 2.2 18.4 8.3 0.6 6.6 1.5 PM Intersection Peak Hour:

Volume 233 210 17 202 123 199 28 264 125 14 114 24 1,553 Approach% 50.7 45.7 3.7 38.5 23.5 38.0 6.7 63.3 30.0 9.2 75.0 15.8 Total% 15.0 13.5 1.1 13.0 7.9 12.8 1.8 17.0 8.0 0.9 7.3 1.5 PHF 0.97 0.97 0.95 0.84 0.97
Intersection Turning Movement - Peak Hour Vehicle Count AM
Tuesday, August 16, 2022
PM
Highway 101 Via De La Valle Camino Del Mar
Report Generated by Bearcat Enterprises LLC, DBA "Count Data" | 619-987-5136 | #01 ITM-22-083-01
Highway 101, Via de la Valle and Border Avenue LLG Ref. 3-22-3630 Westbound Northbound Eastbound
Bluffs @ Del Mar
Highway 101
Southbound
Border Avenue
Southbound
Westbound
Via De La Valle
Northbound
Camino Del Mar
Eastbound
Border Avenue
08:00 to 09:00
16:45 to 17:45
May 19, 2026 Item 8
Location: File Name:

Intersection: Project:

Date of Count:

B-Left B-Thru B-Right B-Left B-Thru B-Right B-Left B-Thru B-Right B-Left B-Thru B-Right Bicycle 7:00 0 1 1 1 0 3 0 4 2 1 1 2 16
7:15 0 3 0 0 0 0 0 6 0 1 1 2 13
7:30 2 5 0 1 0 1 0 4 0 0 0 1 14
7:45 1 4 0 0 2 1 1 3 0 0 1 2 15
8:00 0 9 0 0 0 0 0 4 0 0 0 0 13
8:15 0 7 0 0 2 1 0 6 0 0 0 0 16
8:30 0 8 0 2 0 2 0 4 1 0 4 1 22
8:45 0 5 0 0 0 0 0 6 0 0 0 2 13
Ped Total
Bike Total 3 42 1 4 4 8 1 37 3 2 7 10 122
B-Left B-Thru B-Right B-Left B-Thru B-Right B-Left B-Thru B-Right B-Left B-Thru B-Right Bicycle 16:00 0 3 0 1 0 0 0 4 0 0 0 0 8
16:15 0 2 0 1 0 0 2 3 0 1 1 0 10
16:30 0 2 0 1 0 0 0 3 0 0 0 2 8
16:45 0 5 0 1 1 0 1 9 0 0 0 0 17
17:00 1 1 0 2 0 0 1 6 0 0 0 0 11
17:15 0 4 0 1 0 2 1 3 0 0 0 1 12
17:30 0 4 0 0 1 0 1 3 2 0 0 0 11
17:45 0 5 0 0 0 1 0 7 0 0 0 6 19
Ped Total
Bike Total 1 26 0 7 2 3 6 38 2 1 1 9 96
Report Generated by Bearcat Enterprises LLC, DBA "Count Data" | 619-987-5136 | Intersection Turning Movement - Bicycle & Pedestrian Count 0 1 11 13
9 16 3
21 156
PM
Highway 101 Via De La Valle Camino Del Mar Border Avenue 0 1 4 7
6 7 15 4
3 5 5 3
3 Totals Southbound Westbound Northbound
2 14
31 7 13 22
0 2
2 0
73 1
0 5
Eastbound
0 1
2 1
0 7
10 Border Avenue
Eastbound
Ped
2 7
5 Totals
5 Ped
18 9
1 8
2 3
Ped
4 1
Ped
6 Via De La Valle
Southbound
3 2
8 0
1 6
Highway 101
3 Camino Del Mar
Northbound
Ped
0 2
0 3
Westbound
Ped
8 0 2 4 14
Ped
0 0 2 5 7
AM
Tuesday, August 16, 2022 Bluffs @ Del Mar
Ped Ped Ped
25 62 48
1 2 7 9 19
32 16
31 25
#01 ITM-22-083-01
Highway 101, Via de la Valle and Border Avenue LLG Ref. 3-22-3630 12 May 19, 2026 Item 8
Location: File Name:

Intersection: Project:

Date of Count:

Border Avenue 13 / 62
Camino Del Mar
AM: 12 121 122 41
PM: 28 264 125 46
Highway 101
AM: 46 18 210 180
PM: 27 17 210 233
31 / 21 Via De La Valle
22 / 48
PM: 14 114 24 11 AM: 7 100 13 19
Time Period
AM = 08:00 to 09:00
PM = 16:45 to 17:45
7 / 25
AM: 124 107 128 16 PM: 202 123 199 12
Intersection Turning Movement - Peak Hour Summary
#01 ITM-22-083-01
Highway 101, Via de la Valle and Border Avenue LLG Ref. 3-22-3630 Tuesday, August 16, 2022 Bluffs @ Del Mar
N
Report Generated by Bearcat Enterprises LLC, DBA "Count Data" | 619-987-5136 | May 19, 2026 Item 8
File Name : 02_DMR_Ced_VDLV AM
Site Code : 221126
Start Date : 12/15/2022
Page No : 1
City of Del Mar
N/S: Cedros Avenue
E/W: Via De La Valle
Weather: Clear
Groups Printed- Total Volume
Cedros Avenue
Southbound
Via De La Valle
Westbound
Via De La Valle
Eastbound
Start Time Left Right App. Total Thru Right App. Total Left Thru App. Total Int. Total 07:00 AM 2 5 7 51 11 62 4 49 53 122
07:15 AM 6 4 10 66 21 87 4 60 64 161
07:30 AM 9 7 16 59 14 73 5 66 71 160
07:45 AM 23 4 27 105 21 126 5 96 101 254
Total 40 20 60 281 67 348 18 271 289 697
08:00 AM 22 10 32 77 22 99 3 88 91 222
08:15 AM 19 3 22 89 22 111 7 75 82 215
08:30 AM 18 8 26 99 35 134 3 101 104 264
08:45 AM 14 9 23 117 35 152 6 96 102 277
Total 73 30 103 382 114 496 19 360 379 978
Grand Total 113 50 163 663 181 844 37 631 668 1675
Apprch % 69.3 30.7 78.6 21.4 5.5 94.5
Total % 6.7 3 9.7 39.6 10.8 50.4 2.2 37.7 39.9
Cedros Avenue
Southbound
Via De La Valle
Westbound
Via De La Valle
Eastbound
Start Time Left Right App. Total Thru Right App. Total Left Thru App. Total Int. Total Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 08:00 AM
08:00 AM 22 10 32 77 22 99 3 88 91 222
08:15 AM 19 3 22 89 22 111 7 75 82 215
08:30 AM 18 8 26 99 35 134 3 101 104 264
08:45 AM 14 9 23 117 35 152 6 96 102 277
Total Volume 73 30 103 382 114 496 19 360 379 978
% App. Total 70.9 29.1 77 23 5 95
PHF .830 .750 .805 .816 .814 .816 .679 .891 .911 .883
Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
(951)268-6268
May 19, 2026 Item 8
File Name : 02_DMR_Ced_VDLV AM
Site Code : 221126
Start Date : 12/15/2022
Page No : 2
City of Del Mar
N/S: Cedros Avenue
E/W: Via De La Valle
Weather: Clear
Cedros Avenue
Via De La Valle
Via De La Valle
Right
30 Left
73 Out In Total
133 103 236
Right
114
Thru
382
Out Total In
433 496 929
Left
19 Thru
360
Total Out In
412 379 791
Peak Hour Begins at 08:00 AM
Total Volume
Peak Hour Data
North
Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1 Peak Hour for Each Approach Begins at:
07:45 AM 08:00 AM 08:00 AM
+0 mins. 23 4 27 77 22 99 3 88 91
+15 mins. 22 10 32 89 22 111 7 75 82
+30 mins. 19 3 22 99 35 134 3 101 104
+45 mins. 18 8 26 117 35 152 6 96 102
Total Volume 82 25 107 382 114 496 19 360 379
% App. Total 76.6 23.4 77 23 5 95
PHF .891 .625 .836 .816 .814 .816 .679 .891 .911
Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
(951)268-6268
May 19, 2026 Item 8
File Name : 02_DMR_Ced_VDLV PM
Site Code : 221126
Start Date : 12/15/2022
Page No : 1
City of Del Mar
N/S: Cedros Avenue
E/W: Via De La Valle
Weather: Clear
Groups Printed- Total Volume
Cedros Avenue
Southbound
Via De La Valle
Westbound
Via De La Valle
Eastbound
Start Time Left Right App. Total Thru Right App. Total Left Thru App. Total Int. Total 04:00 PM 24 8 32 132 21 153 7 97 104 289
04:15 PM 14 12 26 111 24 135 11 100 111 272
04:30 PM 24 5 29 123 15 138 12 110 122 289
04:45 PM 22 10 32 119 19 138 4 99 103 273
Total 84 35 119 485 79 564 34 406 440 1123
05:00 PM 23 9 32 139 26 165 4 127 131 328
05:15 PM 26 6 32 101 29 130 6 98 104 266
05:30 PM 19 6 25 96 15 111 8 82 90 226
05:45 PM 16 5 21 111 24 135 5 78 83 239
Total 84 26 110 447 94 541 23 385 408 1059
Grand Total 168 61 229 932 173 1105 57 791 848 2182
Apprch % 73.4 26.6 84.3 15.7 6.7 93.3
Total % 7.7 2.8 10.5 42.7 7.9 50.6 2.6 36.3 38.9
Cedros Avenue
Southbound
Via De La Valle
Westbound
Via De La Valle
Eastbound
Start Time Left Right App. Total Thru Right App. Total Left Thru App. Total Int. Total Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:15 PM
04:15 PM 14 12 26 111 24 135 11 100 111 272
04:30 PM 24 5 29 123 15 138 12 110 122 289
04:45 PM 22 10 32 119 19 138 4 99 103 273
05:00 PM 23 9 32 139 26 165 4 127 131 328
Total Volume 83 36 119 492 84 576 31 436 467 1162
% App. Total 69.7 30.3 85.4 14.6 6.6 93.4
PHF .865 .750 .930 .885 .808 .873 .646 .858 .891 .886
Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
(951)268-6268
May 19, 2026 Item 8
File Name : 02_DMR_Ced_VDLV PM
Site Code : 221126
Start Date : 12/15/2022
Page No : 2
City of Del Mar
N/S: Cedros Avenue
E/W: Via De La Valle
Weather: Clear
Cedros Avenue
Via De La Valle
Via De La Valle
Right
36 Left
83 Out In Total
115 119 234
Right
84 Thru
492
Out Total In
519 576 1095
Left
31 Thru
436
Total Out In
528 467 995
Peak Hour Begins at 04:15 PM
Total Volume
Peak Hour Data
North
Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Each Approach Begins at:
04:30 PM 04:15 PM 04:15 PM
+0 mins. 24 5 29 111 24 135 11 100 111
+15 mins. 22 10 32 123 15 138 12 110 122
+30 mins. 23 9 32 119 19 138 4 99 103
+45 mins. 26 6 32 139 26 165 4 127 131
Total Volume 95 30 125 492 84 576 31 436 467
% App. Total 76 24 85.4 14.6 6.6 93.4
PHF .913 .750 .977 .885 .808 .873 .646 .858 .891
Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
(951)268-6268
May 19, 2026 Item 8
File Name : 04_DMR_JD_VDLV AM
Site Code : 221126
Start Date : 12/15/2022
Page No : 1
City of Del Mar
N/S: Valley Ave/Jimmy Durante Boulevard
E/W: Via De La Valle
Weather: Clear
Groups Printed- Total Volume
Valley Avenue
Southbound
Via De La Valle
Westbound
Jimmy Durante Boulevard
Northbound
Via De La Valle
Eastbound
Start Time Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Int. Total 07:00 AM 32 9 10 51 44 70 42 156 3 5 26 34 2 52 4 58 299 07:15 AM 63 11 8 82 42 94 56 192 4 5 34 43 6 62 4 72 389 07:30 AM 110 14 11 135 49 95 84 228 3 15 39 57 6 89 3 98 518 07:45 AM 163 29 15 207 67 163 114 344 12 36 46 94 8 105 8 121 766 Total 368 63 44 475 202 422 296 920 22 61 145 228 22 308 19 349 1972 08:00 AM 198 29 14 241 97 133 118 348 5 10 47 62 14 142 6 162 813 08:15 AM 138 21 13 172 82 143 88 313 5 16 44 65 5 101 7 113 663 08:30 AM 99 12 12 123 90 150 86 326 5 12 75 92 9 118 7 134 675 08:45 AM 71 14 16 101 117 188 82 387 3 10 55 68 4 119 4 127 683 Total 506 76 55 637 386 614 374 1374 18 48 221 287 32 480 24 536 2834 Grand Total 874 139 99 1112 588 1036 670 2294 40 109 366 515 54 788 43 885 4806 Apprch % 78.6 12.5 8.9 25.6 45.2 29.2 7.8 21.2 71.1 6.1 89 4.9 Total % 18.2 2.9 2.1 23.1 12.2 21.6 13.9 47.7 0.8 2.3 7.6 10.7 1.1 16.4 0.9 18.4 Valley Avenue
Southbound
Via De La Valle
Westbound
Jimmy Durante Boulevard
Northbound
Via De La Valle
Eastbound
Start Time Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Int. Total Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 07:45 AM
07:45 AM 163 29 15 207 67 163 114 344 12 36 46 94 8 105 8 121 766 08:00 AM 198 29 14 241 97 133 118 348 5 10 47 62 14 142 6 162 813 08:15 AM 138 21 13 172 82 143 88 313 5 16 44 65 5 101 7 113 663 08:30 AM 99 12 12 123 90 150 86 326 5 12 75 92 9 118 7 134 675 Total Volume 598 91 54 743 336 589 406 1331 27 74 212 313 36 466 28 530 2917 % App. Total 80.5 12.2 7.3 25.2 44.3 30.5 8.6 23.6 67.7 6.8 87.9 5.3 PHF .755 .784 .900 .771 .866 .903 .860 .956 .563 .514 .707 .832 .643 .820 .875 .818 .897 Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
(951)268-6268
May 19, 2026 Item 8
File Name : 04_DMR_JD_VDLV AM
Site Code : 221126
Start Date : 12/15/2022
Page No : 2
City of Del Mar
N/S: Valley Ave/Jimmy Durante Boulevard
E/W: Via De La Valle
Weather: Clear
Valley Avenue
Via De La Valle
Via De La Valle
Jimmy Durante Boulevard
Right
54 Thru
91 Left
598
Out In Total
516 743 1259
Right
406
Thru
589
Left
336
Out Total In
1276 1331 2607
Left
27 Thru
74 Right
212
Out In Total
455 313 768
Left
36 Thru
466
Right
28 Total Out In
670 530 1200
Peak Hour Begins at 07:45 AM
Total Volume
Peak Hour Data
North
Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1 Peak Hour for Each Approach Begins at:
07:30 AM 08:00 AM 07:45 AM 08:00 AM
+0 mins. 110 14 11 135 97 133 118 348 12 36 46 94 14 142 6 162 +15 mins. 163 29 15 207 82 143 88 313 5 10 47 62 5 101 7 113 +30 mins. 198 29 14 241 90 150 86 326 5 16 44 65 9 118 7 134 +45 mins. 138 21 13 172 117 188 82 387 5 12 75 92 4 119 4 127 Total Volume 609 93 53 755 386 614 374 1374 27 74 212 313 32 480 24 536 % App. Total 80.7 12.3 7 28.1 44.7 27.2 8.6 23.6 67.7 6 89.6 4.5 PHF .769 .802 .883 .783 .825 .816 .792 .888 .563 .514 .707 .832 .571 .845 .857 .827 Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
(951)268-6268
May 19, 2026 Item 8
File Name : 04_DMR_JD_VDLV PM
Site Code : 221126
Start Date : 12/15/2022
Page No : 1
City of Del Mar
N/S: Valley Ave/Jimmy Durante Boulevard
E/W: Via De La Valle
Weather: Clear
Groups Printed- Total Volume
Valley Avenue
Southbound
Via De La Valle
Westbound
Jimmy Durante Boulevard
Northbound
Via De La Valle
Eastbound
Start Time Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Int. Total 04:00 PM 96 19 19 134 87 131 149 367 12 36 142 190 9 112 6 127 818 04:15 PM 81 18 11 110 84 143 112 339 12 30 141 183 10 116 6 132 764 04:30 PM 88 17 23 128 97 137 89 323 10 34 150 194 11 143 10 164 809 04:45 PM 80 15 16 111 86 130 84 300 6 30 106 142 10 117 3 130 683 Total 345 69 69 483 354 541 434 1329 40 130 539 709 40 488 25 553 3074 05:00 PM 105 13 16 134 92 165 68 325 18 41 128 187 21 128 6 155 801 05:15 PM 84 20 11 115 102 143 89 334 16 28 129 173 12 150 7 169 791 05:30 PM 86 18 12 116 100 114 80 294 15 29 157 201 17 85 8 110 721 05:45 PM 70 18 11 99 113 148 65 326 11 23 128 162 9 98 6 113 700 Total 345 69 50 464 407 570 302 1279 60 121 542 723 59 461 27 547 3013 Grand Total 690 138 119 947 761 1111 736 2608 100 251 1081 1432 99 949 52 1100 6087 Apprch % 72.9 14.6 12.6 29.2 42.6 28.2 7 17.5 75.5 9 86.3 4.7 Total % 11.3 2.3 2 15.6 12.5 18.3 12.1 42.8 1.6 4.1 17.8 23.5 1.6 15.6 0.9 18.1 Valley Avenue
Southbound
Via De La Valle
Westbound
Jimmy Durante Boulevard
Northbound
Via De La Valle
Eastbound
Start Time Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Int. Total Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:30 PM
04:30 PM 88 17 23 128 97 137 89 323 10 34 150 194 11 143 10 164 809 04:45 PM 80 15 16 111 86 130 84 300 6 30 106 142 10 117 3 130 683 05:00 PM 105 13 16 134 92 165 68 325 18 41 128 187 21 128 6 155 801 05:15 PM 84 20 11 115 102 143 89 334 16 28 129 173 12 150 7 169 791 Total Volume 357 65 66 488 377 575 330 1282 50 133 513 696 54 538 26 618 3084 % App. Total 73.2 13.3 13.5 29.4 44.9 25.7 7.2 19.1 73.7 8.7 87.1 4.2 PHF .850 .813 .717 .910 .924 .871 .927 .960 .694 .811 .855 .897 .643 .897 .650 .914 .953 Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
(951)268-6268
May 19, 2026 Item 8
File Name : 04_DMR_JD_VDLV PM
Site Code : 221126
Start Date : 12/15/2022
Page No : 2
City of Del Mar
N/S: Valley Ave/Jimmy Durante Boulevard
E/W: Via De La Valle
Weather: Clear
Valley Avenue
Via De La Valle
Via De La Valle
Jimmy Durante Boulevard
Right
66 Thru
65 Left
357
Out In Total
517 488 1005
Right
330
Thru
575
Left
377
Out Total In
1408 1282 2690
Left
50 Thru
133
Right
513
Out In Total
468 696 1164
Left
54 Thru
538
Right
26 Total Out In
691 618 1309
Peak Hour Begins at 04:30 PM
Total Volume
Peak Hour Data
North
Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Each Approach Begins at:
04:30 PM 04:00 PM 05:00 PM 04:30 PM
+0 mins. 88 17 23 128 87 131 149 367 18 41 128 187 11 143 10 164 +15 mins. 80 15 16 111 84 143 112 339 16 28 129 173 10 117 3 130 +30 mins. 105 13 16 134 97 137 89 323 15 29 157 201 21 128 6 155 +45 mins. 84 20 11 115 86 130 84 300 11 23 128 162 12 150 7 169 Total Volume 357 65 66 488 354 541 434 1329 60 121 542 723 54 538 26 618 % App. Total 73.2 13.3 13.5 26.6 40.7 32.7 8.3 16.7 75 8.7 87.1 4.2 PHF .850 .813 .717 .910 .912 .946 .728 .905 .833 .738 .863 .899 .643 .897 .650 .914 Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
(951)268-6268
May 19, 2026 Item 8
File Name : 05_DMR_5S_VDLV AM
Site Code : 221126
Start Date : 12/15/2022
Page No : 1
City of Del Mar
N/S: I-5 Southbound Ramps
E/W: Via De La Valle
Weather: Clear
Groups Printed- Total Volume
I-5 Southbound Ramps
Southbound
Via De La Valle
Westbound
I-5 Southbound On Ramp
Northbound
Via De La Valle
Eastbound
Start Time Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Int. Total 07:00 AM 54 0 45 99 0 115 56 171 0 0 0 0 0 59 53 112 382 07:15 AM 49 0 45 94 0 160 84 244 0 0 0 0 0 80 90 170 508 07:30 AM 61 0 56 117 0 208 82 290 0 0 0 0 0 103 134 237 644 07:45 AM 101 0 95 196 0 299 108 407 0 0 0 0 0 150 168 318 921 Total 265 0 241 506 0 782 330 1112 0 0 0 0 0 392 445 837 2455 08:00 AM 96 0 124 220 0 227 100 327 0 0 0 0 0 190 196 386 933 08:15 AM 73 0 87 160 0 244 112 356 0 0 0 0 0 142 145 287 803 08:30 AM 72 0 107 179 0 250 142 392 0 0 0 0 0 168 131 299 870 08:45 AM 92 0 98 190 0 298 76 374 0 0 0 0 0 129 128 257 821 Total 333 0 416 749 0 1019 430 1449 0 0 0 0 0 629 600 1229 3427 Grand Total 598 0 657 1255 0 1801 760 2561 0 0 0 0 0 1021 1045 2066 5882 Apprch % 47.6 0 52.4 0 70.3 29.7 0 0 0 0 49.4 50.6
Total % 10.2 0 11.2 21.3 0 30.6 12.9 43.5 0 0 0 0 0 17.4 17.8 35.1 I-5 Southbound Ramps
Southbound
Via De La Valle
Westbound
I-5 Southbound On Ramp
Northbound
Via De La Valle
Eastbound
Start Time Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Int. Total Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 07:45 AM
07:45 AM 101 0 95 196 0 299 108 407 0 0 0 0 0 150 168 318 921 08:00 AM 96 0 124 220 0 227 100 327 0 0 0 0 0 190 196 386 933 08:15 AM 73 0 87 160 0 244 112 356 0 0 0 0 0 142 145 287 803 08:30 AM 72 0 107 179 0 250 142 392 0 0 0 0 0 168 131 299 870 Total Volume 342 0 413 755 0 1020 462 1482 0 0 0 0 0 650 640 1290 3527 % App. Total 45.3 0 54.7 0 68.8 31.2 0 0 0 0 50.4 49.6
PHF .847 .000 .833 .858 .000 .853 .813 .910 .000 .000 .000 .000 .000 .855 .816 .835 .945 Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
(951)268-6268
May 19, 2026 Item 8
File Name : 05_DMR_5S_VDLV AM
Site Code : 221126
Start Date : 12/15/2022
Page No : 2
City of Del Mar
N/S: I-5 Southbound Ramps
E/W: Via De La Valle
Weather: Clear
I-5 Southbound Ramps
Via De La Valle
Via De La Valle
I-5 Southbound On Ramp
Right
413
Thru
0 Left
342
Out In Total
462 755 1217
Right
462
Thru
1020
Left
0 Out Total In
992 1482 2474
Left
0 Thru
0 Right
0 Out In Total
640 0 640
Left
0 Thru
650
Right
640
Total Out In
1433 1290 2723
Peak Hour Begins at 07:45 AM
Total Volume
Peak Hour Data
North
Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1 Peak Hour for Each Approach Begins at:
07:45 AM 07:45 AM 07:00 AM 07:45 AM
+0 mins. 101 0 95 196 0 299 108 407 0 0 0 0 0 150 168 318 +15 mins. 96 0 124 220 0 227 100 327 0 0 0 0 0 190 196 386 +30 mins. 73 0 87 160 0 244 112 356 0 0 0 0 0 142 145 287 +45 mins. 72 0 107 179 0 250 142 392 0 0 0 0 0 168 131 299 Total Volume 342 0 413 755 0 1020 462 1482 0 0 0 0 0 650 640 1290 % App. Total 45.3 0 54.7 0 68.8 31.2 0 0 0 0 50.4 49.6
PHF .847 .000 .833 .858 .000 .853 .813 .910 .000 .000 .000 .000 .000 .855 .816 .835 Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
(951)268-6268
May 19, 2026 Item 8
File Name : 05_DMR_5S_VDLV PM
Site Code : 221126
Start Date : 12/15/2022
Page No : 1
City of Del Mar
N/S: I-5 Southbound Ramps
E/W: Via De La Valle
Weather: Clear
Groups Printed- Total Volume
I-5 Southbound Ramps
Southbound
Via De La Valle
Westbound
I-5 Southbound On Ramp
Northbound
Via De La Valle
Eastbound
Start Time Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Int. Total 04:00 PM 81 0 74 155 0 278 108 386 0 0 0 0 0 194 164 358 899 04:15 PM 81 0 80 161 0 266 98 364 0 0 0 0 0 204 134 338 863 04:30 PM 72 0 86 158 0 245 94 339 0 0 0 0 0 226 151 377 874 04:45 PM 67 0 87 154 0 264 106 370 0 0 0 0 0 195 105 300 824 Total 301 0 327 628 0 1053 406 1459 0 0 0 0 0 819 554 1373 3460 05:00 PM 72 0 76 148 0 243 128 371 0 0 0 0 0 205 158 363 882 05:15 PM 73 0 80 153 0 256 94 350 0 0 0 0 0 203 151 354 857 05:30 PM 65 0 83 148 0 227 89 316 0 0 0 0 0 198 154 352 816 05:45 PM 65 0 81 146 0 251 68 319 0 0 0 0 0 169 123 292 757 Total 275 0 320 595 0 977 379 1356 0 0 0 0 0 775 586 1361 3312 Grand Total 576 0 647 1223 0 2030 785 2815 0 0 0 0 0 1594 1140 2734 6772 Apprch % 47.1 0 52.9 0 72.1 27.9 0 0 0 0 58.3 41.7
Total % 8.5 0 9.6 18.1 0 30 11.6 41.6 0 0 0 0 0 23.5 16.8 40.4 I-5 Southbound Ramps
Southbound
Via De La Valle
Westbound
I-5 Southbound On Ramp
Northbound
Via De La Valle
Eastbound
Start Time Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Int. Total Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:00 PM
04:00 PM 81 0 74 155 0 278 108 386 0 0 0 0 0 194 164 358 899 04:15 PM 81 0 80 161 0 266 98 364 0 0 0 0 0 204 134 338 863 04:30 PM 72 0 86 158 0 245 94 339 0 0 0 0 0 226 151 377 874 04:45 PM 67 0 87 154 0 264 106 370 0 0 0 0 0 195 105 300 824 Total Volume 301 0 327 628 0 1053 406 1459 0 0 0 0 0 819 554 1373 3460 % App. Total 47.9 0 52.1 0 72.2 27.8 0 0 0 0 59.7 40.3
PHF .929 .000 .940 .975 .000 .947 .940 .945 .000 .000 .000 .000 .000 .906 .845 .910 .962 Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
(951)268-6268
May 19, 2026 Item 8
File Name : 05_DMR_5S_VDLV PM
Site Code : 221126
Start Date : 12/15/2022
Page No : 2
City of Del Mar
N/S: I-5 Southbound Ramps
E/W: Via De La Valle
Weather: Clear
I-5 Southbound Ramps
Via De La Valle
Via De La Valle
I-5 Southbound On Ramp
Right
327
Thru
0 Left
301
Out In Total
406 628 1034
Right
406
Thru
1053
Left
0 Out Total In
1120 1459 2579
Left
0 Thru
0 Right
0 Out In Total
554 0 554
Left
0 Thru
819
Right
554
Total Out In
1380 1373 2753
Peak Hour Begins at 04:00 PM
Total Volume
Peak Hour Data
North
Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Each Approach Begins at:
04:00 PM 04:00 PM 04:00 PM 04:30 PM
+0 mins. 81 0 74 155 0 278 108 386 0 0 0 0 0 226 151 377 +15 mins. 81 0 80 161 0 266 98 364 0 0 0 0 0 195 105 300 +30 mins. 72 0 86 158 0 245 94 339 0 0 0 0 0 205 158 363 +45 mins. 67 0 87 154 0 264 106 370 0 0 0 0 0 203 151 354 Total Volume 301 0 327 628 0 1053 406 1459 0 0 0 0 0 829 565 1394 % App. Total 47.9 0 52.1 0 72.2 27.8 0 0 0 0 59.5 40.5
PHF .929 .000 .940 .975 .000 .947 .940 .945 .000 .000 .000 .000 .000 .917 .894 .924 Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
(951)268-6268
May 19, 2026 Item 8
File Name : 06_DMR_5N_VDLV AM
Site Code : 221126
Start Date : 12/15/2022
Page No : 1
City of Del Mar
N/S: I-5 Northbound Ramps
E/W: Via De La Valle
Weather: Clear
Groups Printed- Total Volume
I-5 Northbound On Ramp
Southbound
Via De La Valle
Westbound
I-5 Northbound Ramps
Northbound
Via De La Valle
Eastbound
Start Time Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Int. Total 07:00 AM 0 0 0 0 0 97 44 141 67 0 105 172 0 95 17 112 425 07:15 AM 0 0 0 0 0 123 64 187 120 0 117 237 0 93 36 129 553 07:30 AM 0 0 0 0 0 163 50 213 131 0 106 237 0 110 47 157 607 07:45 AM 0 0 0 0 0 217 65 282 195 0 87 282 0 191 54 245 809 Total 0 0 0 0 0 600 223 823 513 0 415 928 0 489 154 643 2394 08:00 AM 0 0 0 0 0 184 76 260 142 0 128 270 0 199 79 278 808 08:15 AM 0 0 0 0 0 190 82 272 162 0 155 317 0 159 56 215 804 08:30 AM 0 0 0 0 0 252 117 369 136 0 129 265 0 166 66 232 866 08:45 AM 0 0 0 0 0 206 65 271 168 0 154 322 0 169 49 218 811 Total 0 0 0 0 0 832 340 1172 608 0 566 1174 0 693 250 943 3289 Grand Total 0 0 0 0 0 1432 563 1995 1121 0 981 2102 0 1182 404 1586 5683 Apprch % 0 0 0 0 71.8 28.2 53.3 0 46.7 0 74.5 25.5
Total % 0 0 0 0 0 25.2 9.9 35.1 19.7 0 17.3 37 0 20.8 7.1 27.9 I-5 Northbound On Ramp
Southbound
Via De La Valle
Westbound
I-5 Northbound Ramps
Northbound
Via De La Valle
Eastbound
Start Time Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Int. Total Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 08:00 AM
08:00 AM 0 0 0 0 0 184 76 260 142 0 128 270 0 199 79 278 808 08:15 AM 0 0 0 0 0 190 82 272 162 0 155 317 0 159 56 215 804 08:30 AM 0 0 0 0 0 252 117 369 136 0 129 265 0 166 66 232 866 08:45 AM 0 0 0 0 0 206 65 271 168 0 154 322 0 169 49 218 811 Total Volume 0 0 0 0 0 832 340 1172 608 0 566 1174 0 693 250 943 3289 % App. Total 0 0 0 0 71 29 51.8 0 48.2 0 73.5 26.5
PHF .000 .000 .000 .000 .000 .825 .726 .794 .905 .000 .913 .911 .000 .871 .791 .848 .949 Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
(951)268-6268
May 19, 2026 Item 8
File Name : 06_DMR_5N_VDLV AM
Site Code : 221126
Start Date : 12/15/2022
Page No : 2
City of Del Mar
N/S: I-5 Northbound Ramps
E/W: Via De La Valle
Weather: Clear
I-5 Northbound On Ramp
Via De La Valle
Via De La Valle
I-5 Northbound Ramps
Right
0 Thru
0 Left
0 Out In Total
340 0 340
Right
340
Thru
832
Left
0 Out Total In
1259 1172 2431
Left
608
Thru
0 Right
566
Out In Total
250 1174 1424
Left
0 Thru
693
Right
250
Total Out In
1440 943 2383
Peak Hour Begins at 08:00 AM
Total Volume
Peak Hour Data
North
Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1 Peak Hour for Each Approach Begins at:
07:00 AM 07:45 AM 08:00 AM 07:45 AM
+0 mins. 0 0 0 0 0 217 65 282 142 0 128 270 0 191 54 245 +15 mins. 0 0 0 0 0 184 76 260 162 0 155 317 0 199 79 278 +30 mins. 0 0 0 0 0 190 82 272 136 0 129 265 0 159 56 215 +45 mins. 0 0 0 0 0 252 117 369 168 0 154 322 0 166 66 232 Total Volume 0 0 0 0 0 843 340 1183 608 0 566 1174 0 715 255 970 % App. Total 0 0 0 0 71.3 28.7 51.8 0 48.2 0 73.7 26.3
PHF .000 .000 .000 .000 .000 .836 .726 .801 .905 .000 .913 .911 .000 .898 .807 .872 Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
(951)268-6268
May 19, 2026 Item 8
File Name : 06_DMR_5N_VDLV PM
Site Code : 221126
Start Date : 12/15/2022
Page No : 1
City of Del Mar
N/S: I-5 Northbound Ramps
E/W: Via De La Valle
Weather: Clear
Groups Printed- Total Volume
I-5 Northbound On Ramp
Southbound
Via De La Valle
Westbound
I-5 Northbound Ramps
Northbound
Via De La Valle
Eastbound
Start Time Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Int. Total 04:00 PM 0 0 0 0 0 219 96 315 170 0 119 289 0 173 94 267 871 04:15 PM 0 0 0 0 0 236 83 319 130 0 103 233 0 181 109 290 842 04:30 PM 0 0 0 0 0 195 102 297 150 0 98 248 0 196 91 287 832 04:45 PM 0 0 0 0 0 222 81 303 134 0 91 225 0 191 83 274 802 Total 0 0 0 0 0 872 362 1234 584 0 411 995 0 741 377 1118 3347 05:00 PM 0 0 0 0 0 227 85 312 144 0 108 252 0 189 71 260 824 05:15 PM 0 0 0 0 0 223 102 325 126 0 97 223 0 188 84 272 820 05:30 PM 0 0 0 0 0 179 92 271 131 0 91 222 0 153 107 260 753 05:45 PM 0 0 0 0 0 135 73 208 185 0 101 286 0 139 90 229 723 Total 0 0 0 0 0 764 352 1116 586 0 397 983 0 669 352 1021 3120 Grand Total 0 0 0 0 0 1636 714 2350 1170 0 808 1978 0 1410 729 2139 6467 Apprch % 0 0 0 0 69.6 30.4 59.2 0 40.8 0 65.9 34.1
Total % 0 0 0 0 0 25.3 11 36.3 18.1 0 12.5 30.6 0 21.8 11.3 33.1 I-5 Northbound On Ramp
Southbound
Via De La Valle
Westbound
I-5 Northbound Ramps
Northbound
Via De La Valle
Eastbound
Start Time Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Int. Total Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:00 PM
04:00 PM 0 0 0 0 0 219 96 315 170 0 119 289 0 173 94 267 871 04:15 PM 0 0 0 0 0 236 83 319 130 0 103 233 0 181 109 290 842 04:30 PM 0 0 0 0 0 195 102 297 150 0 98 248 0 196 91 287 832 04:45 PM 0 0 0 0 0 222 81 303 134 0 91 225 0 191 83 274 802 Total Volume 0 0 0 0 0 872 362 1234 584 0 411 995 0 741 377 1118 3347 % App. Total 0 0 0 0 70.7 29.3 58.7 0 41.3 0 66.3 33.7
PHF .000 .000 .000 .000 .000 .924 .887 .967 .859 .000 .863 .861 .000 .945 .865 .964 .961 Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
(951)268-6268
May 19, 2026 Item 8
File Name : 06_DMR_5N_VDLV PM
Site Code : 221126
Start Date : 12/15/2022
Page No : 2
City of Del Mar
N/S: I-5 Northbound Ramps
E/W: Via De La Valle
Weather: Clear
I-5 Northbound On Ramp
Via De La Valle
Via De La Valle
I-5 Northbound Ramps
Right
0 Thru
0 Left
0 Out In Total
362 0 362
Right
362
Thru
872
Left
0 Out Total In
1152 1234 2386
Left
584
Thru
0 Right
411
Out In Total
377 995 1372
Left
0 Thru
741
Right
377
Total Out In
1456 1118 2574
Peak Hour Begins at 04:00 PM
Total Volume
Peak Hour Data
North
Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Each Approach Begins at:
04:00 PM 04:30 PM 04:00 PM 04:00 PM
+0 mins. 0 0 0 0 0 195 102 297 170 0 119 289 0 173 94 267 +15 mins. 0 0 0 0 0 222 81 303 130 0 103 233 0 181 109 290 +30 mins. 0 0 0 0 0 227 85 312 150 0 98 248 0 196 91 287 +45 mins. 0 0 0 0 0 223 102 325 134 0 91 225 0 191 83 274 Total Volume 0 0 0 0 0 867 370 1237 584 0 411 995 0 741 377 1118 % App. Total 0 0 0 0 70.1 29.9 58.7 0 41.3 0 66.3 33.7
PHF .000 .000 .000 .000 .000 .955 .907 .952 .859 .000 .863 .861 .000 .945 .865 .964 Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
(951)268-6268
May 19, 2026 Item 8
Location: File Name:

Intersection: Project:

Date of Count:

Left Thru Right Left Thru Right Left Thru Right Left Thru Right Total 7:00 0 68 0 0 0 0 0 40 0 0 0 0 108
7:15 0 64 0 0 0 0 0 49 0 0 0 0 113
7:30 0 61 0 0 0 0 2 48 0 0 0 0 111
7:45 2 72 0 0 0 1 0 75 0 0 0 0 150
8:00 1 61 0 0 0 0 1 71 0 0 0 0 134
8:15 0 65 0 0 0 0 0 54 0 0 0 0 119
8:30 0 105 0 0 0 1 0 68 1 0 0 0 175
8:45 2 103 0 0 0 2 0 68 2 0 0 0 177
Total 5 599 0 0 0 4 3 473 3 0 0 0 1087
Approach% 0.8 99.2 - - - 100.0 0.6 98.7 0.6 - - -
Total% 0.5 55.1 - - - 0.4 0.3 43.5 0.3 - - -
AM Intersection Peak Hour:

Volume 3 334 - - - 3 1 261 3 - - - 605
Approach% 0.9 99.1 - - - 100.0 0.4 98.5 1.1 - - -
Total% 0.5 55.2 - - - 0.5 0.2 43.1 0.5 - - -
PHF 0.80 0.38 0.92 #DIV/0! 0.85
Left Thru Right Left Thru Right Left Thru Right Left Thru Right Total 16:00 8 88 0 0 0 3 3 135 4 0 0 0 241
16:15 9 86 0 1 0 4 1 127 0 0 0 0 228
16:30 4 91 0 0 0 4 1 107 2 0 0 0 209
16:45 1 93 0 0 0 4 0 107 4 0 0 0 209
17:00 6 89 0 0 0 2 2 107 4 0 0 0 210
17:15 11 100 0 0 0 5 2 109 1 0 0 0 228
17:30 10 98 0 0 0 7 0 92 2 0 0 0 209
17:45 12 90 0 0 0 5 1 8 1 0 0 0 117
Total 61 735 0 1 0 34 10 792 18 0 0 0 1651
Approach% 7.7 92.3 - 2.9 - 97.1 1.2 96.6 2.2 - - -
Total% 3.7 44.5 - 0.1 - 2.1 0.6 48.0 1.1 - - -
PM Intersection Peak Hour:

Volume 22 358 - 1 - 15 5 476 10 - - - 887
Approach% 5.8 94.2 - 6.3 - 93.8 1.0 96.9 2.0 - - -
Total% 2.5 40.4 - 0.1 - 1.7 0.6 53.7 1.1 - - -
PHF 0.99 0.80 0.86 #DIV/0! 0.92
16:00 to 17:00
#02 ITM-22-083-02
Camino Del Mar and Brigantine Restaurant Driveway LLG Ref. 3-22-3630 Westbound Northbound Eastbound
Bluffs @ Del Mar
Camino Del Mar
Southbound
-
Southbound
Westbound
Brigantine Restaurant
Northbound
Camino Del Mar
Eastbound
-
08:00 to 09:00
AM
Tuesday, August 16, 2022
PM
Camino Del Mar Brigantine Restaurant Camino Del Mar
Report Generated by Bearcat Enterprises LLC, DBA "Count Data" | 619-987-5136 | Intersection Turning Movement - Peak Hour Vehicle Count May 19, 2026 Item 8
Location: File Name:

Intersection: Project:

Date of Count:

B-Left B-Thru B-Right B-Left B-Thru B-Right B-Left B-Thru B-Right B-Left B-Thru B-Right Bicycle 7:00 0 4 0 0 0 0 0 10 0 0 0 0 14
7:15 0 7 0 0 0 0 0 6 0 0 0 0 13
7:30 0 8 0 0 0 0 0 8 0 0 0 0 16
7:45 0 7 0 0 0 0 0 4 0 0 0 0 11
8:00 0 8 0 0 0 0 0 5 0 0 0 0 13
8:15 0 10 0 0 0 0 0 8 0 0 0 0 18
8:30 0 16 0 0 0 0 0 7 0 0 0 0 23
8:45 0 8 0 0 0 0 0 8 0 0 0 0 16
Ped Total
Bike Total 0 68 0 0 0 0 0 56 0 0 0 0 124
B-Left B-Thru B-Right B-Left B-Thru B-Right B-Left B-Thru B-Right B-Left B-Thru B-Right Bicycle 16:00 0 4 0 0 0 0 0 7 0 0 0 0 11
16:15 0 5 0 0 0 0 0 4 0 0 0 0 9
16:30 0 6 0 0 0 0 0 8 0 0 0 0 14
16:45 0 5 0 0 0 0 0 7 0 0 0 0 12
17:00 0 3 0 0 0 0 0 8 0 0 0 0 11
17:15 0 8 0 0 0 0 0 7 0 0 0 0 15
17:30 0 7 0 0 0 0 0 7 0 0 0 0 14
17:45 0 12 0 0 0 0 0 10 0 0 0 0 22
Ped Total
Bike Total 0 50 0 0 0 0 0 58 0 0 0 0 108
11 1 0
2 2 1 0 5
3 3
7 0
#02 ITM-22-083-02
Camino Del Mar and Brigantine Restaurant Driveway LLG Ref. 3-22-3630 3 0 0 0 0 0
Ped
0 0 0 0 0
AM
Tuesday, August 16, 2022 Bluffs @ Del Mar
Ped Ped Ped Ped
0 0
Ped
0 Brigantine Restaurant
Southbound
4 7
0 3
0 0
Camino Del Mar
0 Camino Del Mar
Northbound
Ped
0 0
0 0
Westbound
Ped
4 2
0 0
1 7
3 -
Eastbound
Ped
0 0
0 Totals
4 Ped
2 1
0 4
0 0
Totals Southbound Westbound Northbound
3 1
0 25 0 0
0 0
0 3
25 1
0 0
Eastbound
9 PM
Camino Del Mar Brigantine Restaurant Camino Del Mar -
0 3 0 0
2 1 0 0
2 1 0 0
3 0 0 0 0
4 0 0
21 Intersection Turning Movement - Bicycle & Pedestrian Count Report Generated by Bearcat Enterprises LLC, DBA "Count Data" | 619-987-5136 | May 19, 2026 Item 8
Location: File Name:

Intersection: Project:

Date of Count:

Report Generated by Bearcat Enterprises LLC, DBA "Count Data" | 619-987-5136 | Camino Del Mar and Brigantine Restaurant Driveway LLG Ref. 3-22-3630 Tuesday, August 16, 2022 Bluffs @ Del Mar
N
Intersection Turning Movement - Peak Hour Summary
#02 ITM-22-083-02 0 / 0
PM: 0 0 0 0 AM: 0 0 0 0
Time Period
AM = 08:00 to 09:00
PM = 16:00 to 17:00
25 / 11
AM: 0 0 3 0 PM: 1 0 15 0
Camino Del Mar
AM: 68 0 334 3
PM: 50 0 358 22
0 / 9 Brigantine Restaurant
- 0 / 1
Camino Del Mar
AM: 1 261 3 56
PM: 5 476 10 58
May 19, 2026 Item 8
File Name : 03_DMR_CDM_27th AM
Site Code : 221126
Start Date : 12/15/2022
Page No : 1
City of Del Mar
N/S: Camino Del Mar
E/W: 27th Street
Weather: Clear
Groups Printed- Total Volume
Highway 101
Southbound
27th Street
Westbound
Camino Del Mar
Northbound
27th Street
Eastbound
Start Time Left Thru Right U-Turns App. Total Left Thru Right App. Total Left Thru Right U-Turns App. Total Left Thru Right App. Total Int. Total 07:00 AM 3 42 1 1 47 0 0 1 1 0 18 0 0 18 0 0 1 1 67
07:15 AM 3 36 3 5 47 0 0 1 1 0 28 0 0 28 0 0 0 0 76
07:30 AM 2 42 0 1 45 0 0 2 2 0 33 0 1 34 2 0 0 2 83
07:45 AM 3 66 0 0 69 3 0 0 3 1 49 0 0 50 2 0 0 2 124
Total 11 186 4 7 208 3 0 4 7 1 128 0 1 130 4 0 1 5 350
08:00 AM 1 55 0 0 56 0 0 2 2 1 37 1 0 39 3 0 0 3 100
08:15 AM 0 74 3 0 77 1 0 0 1 0 51 0 0 51 4 0 0 4 133
08:30 AM 1 77 1 1 80 1 0 0 1 1 54 0 1 56 1 0 1 2 139
08:45 AM 0 69 0 0 69 0 0 2 2 1 53 0 0 54 4 0 1 5 130
Total 2 275 4 1 282 2 0 4 6 3 195 1 1 200 12 0 2 14 502 Grand Total 13 461 8 8 490 5 0 8 13 4 323 1 2 330 16 0 3 19 852 Apprch % 2.7 94.1 1.6 1.6 38.5 0 61.5 1.2 97.9 0.3 0.6 84.2 0 15.8 Total % 1.5 54.1 0.9 0.9 57.5 0.6 0 0.9 1.5 0.5 37.9 0.1 0.2 38.7 1.9 0 0.4 2.2 Highway 101
Southbound
27th Street
Westbound
Camino Del Mar
Northbound
27th Street
Eastbound
Start Time Left Thru Right U-Turns App. Total Left Thru Right App. Total Left Thru Right U-Turns App. Total Left Thru Right App. Total Int. Total Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 08:00 AM
08:00 AM 1 55 0 0 56 0 0 2 2 1 37 1 0 39 3 0 0 3 100
08:15 AM 0 74 3 0 77 1 0 0 1 0 51 0 0 51 4 0 0 4 133
08:30 AM 1 77 1 1 80 1 0 0 1 1 54 0 1 56 1 0 1 2 139
08:45 AM 0 69 0 0 69 0 0 2 2 1 53 0 0 54 4 0 1 5 130
Total Volume 2 275 4 1 282 2 0 4 6 3 195 1 1 200 12 0 2 14 502 % App. Total 0.7 97.5 1.4 0.4 33.3 0 66.7 1.5 97.5 0.5 0.5 85.7 0 14.3 PHF .500 .893 .333 .250 .881 .500 .000 .500 .750 .750 .903 .250 .250 .893 .750 .000 .500 .700 .903 Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
(951)268-6268
May 19, 2026 Item 8
File Name : 03_DMR_CDM_27th AM
Site Code : 221126
Start Date : 12/15/2022
Page No : 2
City of Del Mar
N/S: Camino Del Mar
E/W: 27th Street
Weather: Clear
Highway 101
27th Street
27th Street
Camino Del Mar
Right
4 Thru
275
Left
2 U-Turns
1 Out In Total
211 282 493
Right
4 Thru
0 Left
2 Out Total In
3 6 9
Left
3 Thru
195
Right
1 U-Turns
1 Out In Total
279 200 479
Left
12 Thru
0 Right
2 Total Out In
7 14 21
Peak Hour Begins at 08:00 AM
Total Volume
Peak Hour Data
North
Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1 Peak Hour for Each Approach Begins at:
07:45 AM 07:15 AM 08:00 AM 08:00 AM
+0 mins. 3 66 0 0 69 0 0 1 1 1 37 1 0 39 3 0 0 3
+15 mins. 1 55 0 0 56 0 0 2 2 0 51 0 0 51 4 0 0 4
+30 mins. 0 74 3 0 77 3 0 0 3 1 54 0 1 56 1 0 1 2
+45 mins. 1 77 1 1 80 0 0 2 2 1 53 0 0 54 4 0 1 5
Total Volume 5 272 4 1 282 3 0 5 8 3 195 1 1 200 12 0 2 14 % App. Total 1.8 96.5 1.4 0.4 37.5 0 62.5 1.5 97.5 0.5 0.5 85.7 0 14.3 PHF .417 .883 .333 .250 .881 .250 .000 .625 .667 .750 .903 .250 .250 .893 .750 .000 .500 .700 Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
(951)268-6268
May 19, 2026 Item 8
File Name : 03_DMR_CDM_27th PM
Site Code : 221126
Start Date : 12/15/2022
Page No : 1
City of Del Mar
N/S: Camino Del Mar
E/W: 27th Street
Weather: Clear
Groups Printed- Total Volume
Highway 101
Southbound
27th Street
Westbound
Camino Del Mar
Northbound
27th Street
Eastbound
Start Time Left Thru Right U-Turns App. Total Left Thru Right App. Total Left Thru Right U-Turns App. Total Left Thru Right App. Total Int. Total 04:00 PM 1 89 1 0 91 0 0 1 1 1 162 0 0 163 7 0 0 7 262
04:15 PM 1 92 1 0 94 0 0 1 1 0 155 1 0 156 5 0 1 6 257
04:30 PM 2 49 0 0 51 0 0 1 1 2 154 0 1 157 7 0 0 7 216
04:45 PM 1 67 1 0 69 5 0 1 6 0 120 0 1 121 3 0 0 3 199
Total 5 297 3 0 305 5 0 4 9 3 591 1 2 597 22 0 1 23 934 05:00 PM 2 62 2 1 67 0 0 1 1 0 120 1 0 121 4 0 0 4 193
05:15 PM 3 83 0 0 86 0 0 0 0 0 105 0 0 105 3 0 0 3 194
05:30 PM 0 52 0 0 52 1 0 0 1 1 120 0 0 121 1 0 0 1 175
05:45 PM 1 51 2 0 54 1 0 0 1 0 134 0 0 134 1 0 2 3 192
Total 6 248 4 1 259 2 0 1 3 1 479 1 0 481 9 0 2 11 754
Grand Total 11 545 7 1 564 7 0 5 12 4 1070 2 2 1078 31 0 3 34 1688 Apprch % 2 96.6 1.2 0.2 58.3 0 41.7 0.4 99.3 0.2 0.2 91.2 0 8.8 Total % 0.7 32.3 0.4 0.1 33.4 0.4 0 0.3 0.7 0.2 63.4 0.1 0.1 63.9 1.8 0 0.2 2 Highway 101
Southbound
27th Street
Westbound
Camino Del Mar
Northbound
27th Street
Eastbound
Start Time Left Thru Right U-Turns App. Total Left Thru Right App. Total Left Thru Right U-Turns App. Total Left Thru Right App. Total Int. Total Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:00 PM
04:00 PM 1 89 1 0 91 0 0 1 1 1 162 0 0 163 7 0 0 7 262
04:15 PM 1 92 1 0 94 0 0 1 1 0 155 1 0 156 5 0 1 6 257
04:30 PM 2 49 0 0 51 0 0 1 1 2 154 0 1 157 7 0 0 7 216
04:45 PM 1 67 1 0 69 5 0 1 6 0 120 0 1 121 3 0 0 3 199
Total Volume 5 297 3 0 305 5 0 4 9 3 591 1 2 597 22 0 1 23 934 % App. Total 1.6 97.4 1 0 55.6 0 44.4 0.5 99 0.2 0.3 95.7 0 4.3 PHF .625 .807 .750 .000 .811 .250 .000 1.00 .375 .375 .912 .250 .500 .916 .786 .000 .250 .821 .891 Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
(951)268-6268
May 19, 2026 Item 8
File Name : 03_DMR_CDM_27th PM
Site Code : 221126
Start Date : 12/15/2022
Page No : 2
City of Del Mar
N/S: Camino Del Mar
E/W: 27th Street
Weather: Clear
Highway 101
27th Street
27th Street
Camino Del Mar
Right
3 Thru
297
Left
5 U-Turns
0 Out In Total
617 305 922
Right
4 Thru
0 Left
5 Out Total In
6 9 15
Left
3 Thru
591
Right
1 U-Turns
2 Out In Total
303 597 900
Left
22 Thru
0 Right
1 Total Out In
6 23 29
Peak Hour Begins at 04:00 PM
Total Volume
Peak Hour Data
North
Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Each Approach Begins at:
04:00 PM 04:00 PM 04:00 PM 04:00 PM
+0 mins. 1 89 1 0 91 0 0 1 1 1 162 0 0 163 7 0 0 7
+15 mins. 1 92 1 0 94 0 0 1 1 0 155 1 0 156 5 0 1 6
+30 mins. 2 49 0 0 51 0 0 1 1 2 154 0 1 157 7 0 0 7
+45 mins. 1 67 1 0 69 5 0 1 6 0 120 0 1 121 3 0 0 3
Total Volume 5 297 3 0 305 5 0 4 9 3 591 1 2 597 22 0 1 23 % App. Total 1.6 97.4 1 0 55.6 0 44.4 0.5 99 0.2 0.3 95.7 0 4.3 PHF .625 .807 .750 .000 .811 .250 .000 1.000 .375 .375 .912 .250 .500 .916 .786 .000 .250 .821 Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
(951)268-6268
May 19, 2026 Item 8
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-22-3681 Seaside Ridge
N:\3681 Seaside Ridge\Report\Appendices Cover.3681.doc

APPENDIX C

PEAK HOUR INTERSECTION ANALYSIS WORKSHEETS
– EXISTING
May 19, 2026 Item 8
HCM 6th Signalized Intersection Summary Existing AM
1: Hwy 101 & Plaza St/Lomas Santa Fe Dr 01/09/2023
Seaside Ridge Synchro 11 Report

Page 1 ends

Del Mar City CouncilMay 19, 2026

Del Mar City Council
May 19, 2026