Solana Beach City Council
February 9, 2022

V. Subsurface Exploration
As part of the site evaluation, we performed four exploratory subsurface soil borings to evaluate the underlying soil materials. Our exploratory test borings were advanced using a combination of the track mounted limited access drill rig, with continuous flight auger with a 140-pound drive hammer (Borings I and 2), as well as portable, 5-inch diameter hand auger equipment (Borings 3 and 4 ). Our exploratory borings were performed on November 28, 2003, at the locations shown on the attached Geologic/Geotechnical Map, Plate 1. A log of the soil conditions encountered within the individual borings is presented below:

Boring No. 1 (B-1)
Soil Conditions Encountered: Terrace Deposits (Bay Point Formation): Brown to reddish brown, dry to slightly moist, slightly cemented, medium dense to dense, silty fine to medium sa11d.
(ql. 2.00 Becomes reddish-brown.
@ 4.5'-5.5': Drive Sample: Blow Counts 15/6" and 19/6", Moisture Content (MC) = 2.6%, Dry Density (DD) = 111.l pcf.
(q), 6.0': Becomes gray-brown to brown. less silty, micaceous. (a\ 7.5 ': Becomes reddish-brown, slightly moist, silty, medium sand. (c_v, 9.5'-10.5': Drive Sample: Blow Counts 18/6" and 28/6", MC= 5.0 %, DD = 108. l pcf.
(ii_), 14.5'-15.5': Drive Sample: Blow Cmmts 19/6" and 24/6", MC= 3.7 %, DD = 112.2 pcf.
(r7) l 7 O': Noticeably easier driJling conditions reported. (CL), l 9.5'-2O.5': Drive Sample: Blow Counts 21/6" and 24/6", MC= 2.3 %, DD= 106.2 pcf.
@ 22.0': Brown to light brown, slightly moist, dense, slightly silty fine to medium sand, dense, friable.
@ 24.5'-25.5' : Light brown to light gray, slightly moist, medium dense to dense, clean to slightly silty, fine to medium sand, friable Drive Sample: Blow Counts 26/6" and 34/6". MC= 1.4 %, DD = 99.7 pcf.
({il 29.5'-30.5': Light brown to light gray, slightly moist, medium dense to dense, clean. medium sand, friable.

Drive Sample: Blow Counts 34/6" and 38/6", MC= 1.4 %, DD= 104.l pcf.
(al 34.5'-35.5' Light brown to light gray-brown, slightly moist. medium dense to dense. clean, medium sand. friable.

Drive Sample Blow Counts 23/6" and 31/6" , MC= 1.6 %, DD= 99.l pcf.

B-5
(:;:~~
I ~=j
i~l
Gcologic/Gcolcchnical Evaluation of Bluff Conditions
La.s Brisas Condominiums
Project No. 03-2283
135 South Sierra, Solana Beach, Ca.

June 22, 2004

Boring No. 1 (B-1) Continued
Soil Conditions Encountered:

Boring No. 2 (B-2)
Soil Conditions Encountered:
(cl) 39.5'-40.5' Light brown to light gray-brown, slightly moist, medium dense to dense, clean, medium sand, friable.

Drive Sample: Blow Counts 26/6" and 29/6", MC= 2.0 %, DD= 102.2 pcf ..

Total De1>th: 40.5 feet.

No Water.

Minor Caving hetwccn 35 and 40 feet.

Backfilled with Sand/Bentonite/Water.

No Groundwater Was Encountered.

Landscape Topsoil: Brown to dark brown, wet, loose to medium dense, silty sand.
@, 1.0': Terrace Deposits (Bay Point Formation): Brown to reddish brown. moist medium dense to dense, silty fine to medium sand. (q\ 2.0': Becomes reddish-brown.
((i) 8.5'-9.5': Drive Sample: Blow Counts 13/6" and 18/6", Moisture Content (MC)= 3.0 %. Dry Density (DD)= 111.5 pcf.
(q), 16.5'-l 7.5': Brown to gray-brown slightly moist to moist. silty fine to medium sand, micaceous. friable. Drive Sample: Blow Counts 12/6" and 16/6", MC= 2.4 %, DD= 104.4 pcf.
(ii) 24.5'-25.5': Light brown to gray brown slightly moist, medium dense to dense. clean sand, micaceous, friable. Drive Sample: Blow Counts 20/6" and 21/6" , MC= 1.4 %, DD= 99.7 pcf.
<c.1132.5'-33.5': Drive Smnple: Blow Counts 21/6" and 25/6". MC= 2.3 %, DD= 102.1 pcf.
@ 40.5'-4 l.51 Light brown to light gray, slightly moist, medium dense to dense, clean to slighlly silty, fine to medium sand, friable.

Drive Sample: Blow Counts 24/6" and 26/6", MC= 3.7 %, DD = 106.5 pcf.
(ill 48.5'-49.5': Gray brown slightly silty, medium dense to dense, slightly silly, fine to medimn s,md, micaceous. Drive Sample: Blow Counts 24/6" and 50/6" , MC= :u %. DD= 103.5 pcf.
({J), 56' Torrey Sandstone Formation: Light brown to yellowish -brown, silty medium to coarse sandstone, moderately cemented.
(ii), 56.5'-57.5' Drive Sample: Blow Counts 70/4" MC= 6.1 %, DD =

96.2 pcf.
((i: 60.0'-60.5': Drive Sample: Blow Counts 70/3" No Sample Recovery.

Drive Sample: Blow Counts 26/6" and 29/6".

Total Depth: 60.5 feet
No Groundwater Was Encountered
Minor Caving between 25 and 35 feet
Backfilled with Sand/Bcntonite/Water.

GeoSoils, Inc.

APPENDIX C
GSI AND ATC (2004b) SHEAR STRENGTH TEST RESULTS
Tested By: TR Checked By: TR
Depth: 5.0
Client: Las Brisas HOA
Project: 135 South Sierra Ave.

Source of Sample: B-1
Sample Number: B-1 Proj.

No.: 8157-A-SC Date Sampled:

Sample Type: Natural
Description: Reddish Brown Sand w/Silt
Specific Gravity= 2.65
Remarks:

Plate
Sample No.

Water Content, %
Dry Density, pcf
Saturation, %
Void Ratio
Diameter, in.

Height, in.

Water Content, %
Dry Density, pcf
Saturation, %
Void Ratio
Diameter, in.

Height, in.

Normal Stress, psf
Fail. Stress, psf
Strain, %
Ult. Stress, psf
Strain, %
Strain rate, in./min. Initial At Test Shear Stress, psf 0 500
1000
1500
2000
2500
3000
Strain, %
0 5 10 15 20
1 2
3 Ult. Stress, psf Fail. Stress, psf
0 1000
2000
3000
Normal Stress, psf
0 1000 2000 3000 4000 5000 6000
C, psf
f, deg
Tan(f)
Fail. Ult.
125
33 0.64
76 32

0.62 1

3.2 98.7

12.5 0.6768

2.38 1.00

19.3 98.9

76.1 0.6735

2.38 1.00
550
420

6.1 388

9.8 0.004
2 3.2
100.3

13.1 0.6490

2.38 1.00

21.5 100.8

88.9 0.6407

2.38 1.00
1100
915

5.9 803

11.5 0.005
3 8.8

93.6 30.4

0.7681

2.38 1.00

21.8 95.0

77.9 0.7415

2.38 0.98
2200
1505

8.1 1427

11.8 0.004
W.O. 8157-A-SC
PLATE C-1
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---
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Tested By: TR Checked By: TR
Depth: 18.5
Client: Las Brisas HOA
Project: 135 South Sierra Ave.

Source of Sample: B-1
Sample Number: B-1 Proj.

No.: 8157-A-SC Date Sampled:

Sample Type: Natural
Description: Pale Yellow Sand w/Silt
Specific Gravity= 2.65
Remarks:

Plate
Sample No.

Water Content, %
Dry Density, pcf
Saturation, %
Void Ratio
Diameter, in.

Height, in.

Water Content, %
Dry Density, pcf
Saturation, %
Void Ratio
Diameter, in.

Height, in.

Normal Stress, psf
Fail. Stress, psf
Strain, %
Ult. Stress, psf
Strain, %
Strain rate, in./min. Initial At Test Shear Stress, psf 0 1000
2000
3000
4000
5000
6000
Strain, %
0 5 10 15 20
1 2
3 Ult. Stress, psf Fail. Stress, psf
0 2000
4000
6000
Normal Stress, psf
0 2000 4000 6000 8000 10000 12000
C, psf
f, deg
Tan(f)
Fail. Ult.
162
37 0.77
29 33

0.64 1

1.5 97.3

5.7 0.7010

2.38 1.00

22.9 97.6

87.3 0.6959

2.38 1.00
1100
978

3.5 776

9.2 0.004
2 1.5

97.4 5.7

0.6980

2.38 1.00

20.5 98.0

78.9 0.6878

2.38 0.99
2200
1888

3.3 1388

9.6 0.004
3 1.5

96.6 5.6

0.7129

2.38 1.00

22.3 97.6

85.0 0.6958

2.38 0.99
4400
3520

5.0 2882

10.7 0.004
W.O. 8157-A-SC
PLATE C-2
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PLATE C-3
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NORMAL PRESSURE (PSF)
SYMBOL SAMPLE LOCATION COHESION (psf) FRICT107) ANGLE D REMARKS • 8-1 @ 9.5' TO 10.01' 119 39
NORMAL PRESSURE (psf) SHEAR STRENGTH (psf) TERRACE DEPOSITS 577
NATURAL FIELD SHEARS, .606 SATURATED.
1154 1.011
2308 1.986
II A~!!;~~!;~
~.~z.~£ttSS:~~!!,!:.~~~TS
JOB NAME: LAS BRISAS
SITE ADDRESS: 135 SOUTH SIERRA AVE.

SOI ANA BEACH CA 92075
JOB NUMBER: I REVIEWED BY: l~?J104 I FIG. NO. E1 03-2283 OM/HE W.O. 8157-A-SC
PLATE C-4
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0 500 577 1000 1154 1050 1731 2000 2308 2500 3000

NORMAL PRESSURE (PSF)
SYMBOL SAMPLE LOCATION COHESION (psf) FRICTION ANGLE (
0 ) REMARKS
• 81 @ 14.5' TO 15' 200 39
NORMAL PRESSURE (psf) SHEAR STRENGTH (psf) TERRACE DEPOSITS NATURAL FIELD SHEARS, 577 .668 SATURATED.
1154 1.156
2308 2.089
II A~2'!!.9r~;::. ~.~9.~ . .,S~ ~~!:}:.?:.~;.:TS
JOB NAME: LAS BRISAS
SITE ADDRESS: 1 35 SOUTH SIERRA AVE.

SOLANA BEACH CA 92075
JOB NUMBER: I REVIEWED BY: l~?J104 I FIG. NO. E2 03-2283 OM/HE W.O. 8157-A-SC
PLATE C-5

DIRECT SHEAR TEST RESULTS
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0 500 577 1 000 1154 1050 17 31 2000 2308 2500 3000

NORMAL PRESSURE (PSF)
SYMBOL SAMPLE LOCATION COHESION (psf) FRICT107) ANGLE • REMARKS • 81 @ 30' TO 30.5' 51 46
NORMAL PRESSURE (psf) SHEAR STRENGTH (psf) TERRACE DEPOSITS NATURAL FIELD SHEARS, 577 668 SATURATED.
1154 1.239
2308 2.473 ~ II A~;~~~!;! ~.~~~.\"S~~~!;r~?:.t~TS
JOB NAME: LAS BRISAS
SITE ADDRESS: 135 SOUTH SIERRA AVE.

SOLANA BEACH CA 92075
JOB NUMBER: I REVIEWED BY:
03-2283 OM/HE l~?J104 I FIG. NO. E3
W.O. 8157-A-SC
PLATE C-6 ~~ @ ,-:~ &..~
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I
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DIRECT SHEAR TEST RESULTS
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0 500 577 1000 1154 1050 1731 2000 2308 2500 3000

NORMAL PRESSURE (PSF)
SYMBOL SAMPLE LOCATION COHESION (psf) FRICTI07) ANGLE " REMARKS • 8-2 @ 16.0' TO 16.5' 175 39
NORMAL PRESSURE (psf) SHEAR STRENGTH (psf) TERRACE DEPOSITS NATURAL FIELD SHEARS, 577 .616 SATURATED.
1154 1.156
2308 2.038
• A~;!!~!:,;! ~.~~-~'"S~~;!.!/r~!.~;:!TS
JOB NAME: LAS BRISAS
SITE ADDRESS: 1 35 SOUTH SIERRA AVE.

SOLANA BEACH CA 92075
JOB NUMBER: I REVIEWED BY:
03-2283 OM/HE l~?J104 I FIG. NO. E4
W.O. 8157-A-SC
PLATE C-7

DIRECT SHEAR TEST RESULTS
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NORMAL PRESSURE (PSF)
SYMBOL SAMPLE LOCATION COHESION (psf) FRICTION ANGLE (") REMARKS • 8-2 @ 48.5' TO 49' 150 39
NORMAL PRESSURE (psf) SHEAR STRENGTH (psf) TERRACE DEPOSITS NATURAL FIELD SHEARS, 577 .637 SATURATED.
1154 1.073
2308 2.048
II A~;'!!.9c~!; :!: ,.,S:> ~~~,!:.~3~;.:TS
JOB NAME: LAS BRISAS
SITE ADDRESS: 135 SOUTH SIERRA AVE.

SOLANA BEACH CA 92075
JOB NUMBER: I REVIEWED BY:
03-2283 OM/HE l~?J104
I FIG. NO. ES
W.O. 8157-A-SC
PLATE C-8
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•
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500 577 1 000 11 54 1 050 1 7 31 2000 2308 2500 3000

NORMAL PRESSURE (PSF)
SAMPLE LOCATION COHESION (psf) FRICT107,) ANGLE • REMARKS 8-2 @ 56.0' TO 56.5' 290 37
NORMAL PRESSURE (psf) SHEAR STRENGTH (psf) TERRACE DEPOSITS NATURAL FIELD SHEARS, 577 .772 SATURATED.
1154 1.125
2308 2.089
II A~;~.'?e~~:.: :!:~.~~-~ ... S:>~~!!,~~3t~TS
JOB NAME : LAS BR ISAS
SITE ADDRESS: 135 SOUTH SIERRA AVE.

SOLANA BEACH f,A 92075
JOB NUMBER: I REVIEWED BY:
03-2283 OM/HE li?J104
I FIG. NO. E6
GeoSoils, Inc.

APPENDIX D

SLOPE STABILITY ANALYSIS
LAS BRISAS HOA / 8157-A-SC

A-A' EXISTING STATIC
GEOSOILS, INC. - RBB \A-A' Existing Static.gsd
Spencer Method
PLATE D-1
0 40 80 120 160 200 240 280 320
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GEOSTASE® by GREGORY GEOTECHNICAL SOFTWARE
GEOSTASE FS = 1.190
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B 3
B 4
B 5
B 6
B 7
B 8
B 9 B 10 B 11 B 12 B 13 B 18 B 14 B 15 B 16 B 17 B 19 B 20 B 21 B 22 B 23 B 24 B 25
B 26 B 27 B 28
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1 1
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DL 3
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1 1.190
2 1.191
3 1.194
4 1.194
5 1.194
6 1.196
7 1.197
8 1.198
9 1.199
10 1.201
Soil Moist Wt Sat Wt c Phi ru Pconst Piez Surf Soil
No. (pcf) (pcf) (psf) (deg) (ratio) (psf) No. Options
1 Qb 105.0 110.0 0.0 33.0 0.050 0.0 1
2 Afo 110.0 0.0 50.0 32.0 0.050 0.0 0
3 Qcol 105.0 0.0 50.0 29.0 0.050 0.0 0
4 Qop4 (weathered) 108.0 0.0 100.0 32.0 0.050 0.0 0
5 Qop4 114.0 0.0 230.0 32.0 0.010 0.0 0
6 Qop3 107.0 0.0 150.0 34.0 0.010 0.0 0
7 Qop2 105.0 0.0 150.0 40.0 0.010 0.0 0
8 Qop1 107.0 0.0 50.0 33.0 0.010 0.0 0
9 Tt 102.0 0.0 290.0 37.0 0.000 0.0 1
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W.O. 8157-A-SC DATE: SCALE: 1"=20'
Plate 1

GEOTECHNICAL
MAP
10/21

ALL LOCATIONS ARE APPROXIMATE
This document or efile is not a part of the Construction Documents and should not be relied upon as being an
accurate depiction of design.

GSI LEGEND
Qop 2
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Qop 2
Qop 3
Qop 4
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FAILURE LIMITS
PER TCG (2020)
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QUA TERNARY BEACH DEPOSITS
AR11FIC/AL FILL (GEOGRID REINFORCED)
AR11FIC/AL FILL (SEAWALL)
AR11FIC/AL FILL - OLDER (FILL PLACED DURING 7HE ORIGINAL GRADING OF 7HE SUBJECT PROPERTY)
QUA TERNARY OLD PARAUC DEPOSITS, SUBUNIT 4

QUA TERNARY OLD PARAUC DEPOSITS, SUBUNIT J
QUA TERNARY OLD PARAUC DEPOSITS, SUBUNIT 2
QUA TERNARY OLD PARAUC DEPOSITS, SUBUNIT 1
TE:R11ARY TORREY SANDSTONE
APPROX/MA TE: LOCA 110N OF GEOLOGIC CONTACT, QUERIED

WHERE UNCERTAIN
APPROXIMATE: LOCA110N OF FAILURE LIMITS PER TCG, 2020
APPROX/MA TE: LOCA 110N OF BLUFF EDGE
BEDDING A mTUDE W/7H DIP IN DEGREES
APPROX/MA TE: LOCA 110N OF EXPLORATORY BORING W/7H
TOTAL DEP7H IN FEET (GS/, 7HIS STUDY)
APPROX/MA TE: LOCA 110N OF EXPLORATORY BORING W/7H
TOTAL DEP7H IN FEET (ATC, 2004)
ES11MATE:D POST-FAILURE ELEVA110N CONTOURS (TCG, 2020)
LOCA 110N OF GEOLOGIC CROSS SECTION
NOT A PART OF 7HIS STUDY
W.O. 8157-A-SC DATE: SCALE: 1"=20'
Plate 2

GEOLOGIC

CROSS SECTIONS A-A' & B-B'
10/21

ALL LOCATIONS ARE APPROXIMATE
This document or efile is not a part of the Construction Documents and should not be relied upon as being an
accurate depiction of design.

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LOCATION OF

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PUBLIC PEDESTRIAN

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CITY COUNCIL ACTION:
______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ AGENDA ITEM # B.2.

STAFF REPORT

CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Gregory Wade, City Manager
MEETING DATE: February 9, 2022
ORIGINATING DEPT: Community Development Department
SUBJECT: Continued Public Hearing: Request for DRP and SDP to Demolish a Single-Family Residence, Construct a
Replacement Two-Story, Single-Family Residence with an
Attached Two-Car Garage, and Perform Associated Site
Improvements at 211 Ocean St. (DRP21-004/SDP21-004;
Applicants: Ford and Cassie Blakely; APN: 263-042-05;
Resolution 2021-128)
BACKGROUND:

The Applicants, Ford and Cassie Blakely, are requesting City Council approval of a Development Review Permit (DRP) and Structure Development Permit (SDP) to demolish a single-family residence, construct a replacement two-story, single-family residence with an attached two-car garage, and perform associated site improvements at 211 Ocean Street. The 8,360 square-foot lot is located within the Medium Residential (MR) Zone and the Scaled Residential Overlay Zone (SROZ).

The project was originally heard at the November 10, 2021, City Council meeting.

Concerns were raised by members of the City Council and the public regarding the project’s conformance with the development review criteria set forth in Solana Beach Municipal Code (SBMC) Section 17.68.040.F, specifically with respect to potential adverse impacts to a neighboring property due to a proposed second story deck at the southeast corner of the proposed residence. After receiving public testimony and evidence concerning the project, the Council continued the public hearing to a datecertain Council meeting on January 12, 2022 to allow the Applicants the opportunity to address the noted concerns.

The Applicants presented a revised design to the City Council on January 12, 2022, which included shifting the massing of the southernmost portion of the second story to the west.

City Councilmembers maintained concerns with the size and location of the modified second-floor deck located on the southeast corner of the proposed residence. At the February 9, 2022
DRP21-004/SDP21-004 Blakely Residence

request of the Applicants, the City Council voted to continue the project a second time to the February 9, 2022 City Council meeting to allow further design refinement.

The issue before the Council is whether to approve, approve with conditions, or deny the Applicants’ revised request as contained in Resolution 2021-128 (Attachment 1).

DISCUSSION:

The Applicants submitted the second revised design to the Community Development Department on February 1, 2022. The revised project plans are provided in Attachment

2. The second revised design maintains the reconfigured second floor plan presented to the City Council on January 12, 2022, which resulted in massing outside of the original story poled envelope that was noticed to the neighbors and considered by the View Assessment Commission (VAC) based on a View Claim filed by the neighbor to the east of the subject property at 201 Ocean Street. Therefore, pursuant to Solana Beach Municipal Code (SBMC) Section 17.63.040(A), the Applicants continue to request that the City Council waive the requirement for that new portion of massing to go through the Structure Development Permit (SDP) process (Attachment 3).

The second revised design includes a modified Roof Plan, which would reduce the portion of the second-floor deck that would be covered. The exhibit below includes the second revised Roof Plan as well as the previously proposed designs for reference.

Feb 2022 Roof Plan
February 9, 2022
DRP21-004/SDP21-004 Blakely Residence

The Applicants propose to maintain the 3:12 slope roof design but jog the main ridge over the southernmost portion of the second story by approximately 3 feet to the west and lower the ridge from 100.75 feet above Mean Sea Level (MSL) to 100.02 feet above MSL.

The change would pull back the roof over the second-story deck by approximately 8 feet from the previous design presented to the City Council on January 12, 2022. The exhibit below includes the second revised South Elevation as well as the previously proposed designs for reference.

Story poles have been revised and certified to show the proposed changes. The updated story pole certificate is included in Attachment 4. Conditions from the Planning, Engineering, and Fire Departments have been incorporated into the updated Resolution of Approval (Attachment 1).

In conclusion, the proposed project, as conditioned, could be found to be consistent with the Zoning regulations and the General Plan. Should the Council determine that the findings can be made to approve the project, the SDP will be approved concurrently with the DRP.

Feb 2022 South Elevation
Jan 2022 Nov 2021

UNEOFEXSTRUCT BE REMOVED
1 F.F '1 .1 FINGRAOE
February 9, 2022
DRP21-004/SDP21-004 Blakely Residence

PUBLIC HEARING NOTICE:

The project was originally heard at the November 10, 2021 City Council meeting. Notice of the November 10, 2021 City Council Public Hearing published in the Union Tribune more than 10 days prior to the public hearing. The same public notice was mailed to property owners and occupants within 300 feet of the proposed project site on October 28, 2021. At the November 10, 2021 City Council Meeting, the project was continued, date-certain, to the January 12, 2022 City Council Meeting. At the January 12, 2022 City Council Meeting, the project was continued, date-certain, to the February 9, 2022 City Council Meeting. Since both continuances were date-certain, no additional public notices have been published or mailed.

As of the date of preparation of this Staff Report, Staff has not received any additional correspondence from neighbors or interested parties in support of, or in opposition to, the proposed project.

CEQA COMPLIANCE STATEMENT:

The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 of the State CEQA Guidelines. Class 3 consists of construction and location of limited numbers of new, small facilities or structures. Examples of this exemption include one single-family residence or second dwelling unit in a residential zone. In urbanized areas, up to three-single-family residences may be constructed or converted under this exemption.

FISCAL IMPACT: N/A
WORK PLAN: N/A
OPTIONS:
∙ Approve Staff recommendation adopting the attached Resolution 2021-128. ∙ Approve Staff recommendation subject to additional specific conditions necessary for the City Council to make all required findings for the approval of a SDP Waiver, SDP, and DRP.
∙ Deny the project if all required findings for the DRP cannot be made.

DEPARTMENT RECOMMENDATION:

The proposed project meets the minimum zoning requirements under the SBMC, may be found to be consistent with the General Plan and may be found, as conditioned, to meet the discretionary findings required as discussed in this report to approve a DRP and SDP.

Therefore, Staff recommends that the City Council:

1. Conduct the continued Public Hearing: Report Council Disclosures, Receive Public Testimony, and Close the Public Hearing.

February 9, 2022
DRP21-004/SDP21-004 Blakely Residence

2. Find the project exempt from the California Environmental Quality Act pursuant to Section 15303 of the State CEQA Guidelines; and

3. If the City Council makes the requisite findings and approves the project, adopt Resolution 2021-128 conditionally approving a DRP, SDP, and SDP Waiver to demolish a single-family residence, construct a replacement two-story, singlefamily residence with an attached two-car garage, and perform associated site improvements at 211 Ocean Street, Solana Beach.

CITY MANAGER’S RECOMMENDATION:

Approve Department Recommendation.
_________________________
Gregory Wade, City Manager
Attachments:

1. Updated Resolution 2021-128

2. Revised Project Plans Dated February 1, 2022

3. Applicants’ SDP Waiver Request

4. Updated Story Pole Certificate
ATTACHMENT 1
RESOLUTION 2021-128

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SOLANA

BEACH, CALIFORNIA, CONDITIONALLY APPROVING A

DEVELOPMENT REVIEW PERMIT AND STRUCTURE DEVELOPMENT

PERMIT TO DEMOLISH A SINGLE-FAMILY RESIDENCE, CONSTRUCT

A REPLACEMENT TWO-STORY, SINGLE-FAMILY RESIDENCE WITH

AN ATTACHED TWO-CAR GARAGE, AND PERFORM ASSOCIATED
SITE IMPROVEMENTS AT 211 OCEAN STREET, SOLANA BEACH
APPLICANTS: FORD AND CASSIE BLAKELY
APPLICATION: DRP21-004/SDP21-004
WHEREAS, Ford and Cassie Blakely (hereinafter referred to as “Applicants”), have submitted an application for a Development Review Permit (DRP) and Structure Development Permit (SDP) pursuant to Title 17 (Zoning) of the Solana Beach Municipal Code (SBMC); and
WHEREAS, the Public Hearing was conducted pursuant to the provisions of Solana Beach Municipal Code Section 17.72.030; and
WHEREAS, at the Public Hearing on November 10, 2021, the City Council received and considered evidence concerning the proposed application; and WHEREAS, the City Council of the City of Solana Beach, at the request of the Applicants, continued the project to a date certain, January 12, 2022, so that the Applicants could revise the project to address comments made at the November 10, 2021 Council meeting.

WHEREAS, at the public hearing on January 12, 2022, the City Council received and considered evidence concerning the proposed application as revised; and WHEREAS, the City Council of the City of Solana Beach continued the project to a date certain, February 9, 2022, as requested by the Applicants so they could revise the project to address comments made at the November 10, 2021 and January 12, 2022 City Council meetings; and
WHEREAS, at the public hearing on February 9, 2022, the City Council received and considered evidence concerning the proposed application as revised; and WHEREAS, the City Council of the City of Solana Beach found the application request exempt from the California Environmental Quality Act pursuant to Section 15303 of the State CEQA Guidelines; and
WHEREAS, this decision is based upon the evidence presented at the hearing, and any information the City Council gathered by viewing the site and the area as disclosed at the hearing.

Resolution 2021-128
DRP21-004/SDP21-004 Blakely – 211 Ocean St.

NOW THEREFORE, the City Council of the City of Solana Beach, California, does resolve as follows:

I. That the foregoing recitations are true and correct.

II. That the request for a DRP, SDP, and SDP Waiver to demolish a single-family residence, construct a replacement two-story, single-family residence with an attached two-car garage, and perform associated site improvements at 211 Ocean Street, Solana Beach, is conditionally approved based upon the following Findings and subject to the following Conditions:

III. FINDINGS
A. The proposed structure exceeds 16 feet in height above the existing grade, therefore, the project must comply with all of the View Assessment requirements of SBMC Chapter 17.63 and the Applicant was required to complete the SDP process. The Story Pole Height Certification was certified by a licensed land surveyor on June 18, 2021 showing a maximum building height of 25.00 feet (100.75 MSL) above the existing grade. Notices were mailed to property owners and occupants within 300 feet of the project site establishing a deadline to file for View Assessment by August 12, 2021. The City received one application for View Assessment from the property owner (Asli Carome c/o Julie Hamilton, Law Office of Julie Hamilton; “Claimant”) of 201 Ocean Street, which is located immediately east of the subject property.

The project was presented to the View Assessment Commission (VAC) on October 19, 2021, and the VAC made a unanimous recommendation of approval with conditions. The recommended conditions included reduction in height of the proposed chimney by 9 feet (14 feet above grade) and reduction of the vertical height up from the sill of the east-facing window above the main bedroom bathtub to 2 feet, 4 inches.

The Applicants reflected the recommended conditions of approval in the project plans presented to the City Council on November 10, 2021. An additional change provided by the Applicants since the VAC hearing was a 12-15 foot tall hedge (Pittosporum “Silver Sheen”) located along the eastern side of the proposed second-floor covered deck in an effort to address privacy concerns raised by the Claimant. The story pole string lines between poles 16 and 17 were lowered after the VAC hearing to reflect the reduction in chimney height. The change was within the envelope of the originally noticed story poles, therefore, a second noticing period was not required.

Following the VAC hearing, the Claimant’s representative indicated disagreement with the VAC’s recommendation and requested that the City Council consider the View Claim.

The project, as modified as a recommendation of the VAC, was presented to the City Council on November 10, 2021. The City Council raised concerns Resolution 2021-128
DRP21-004/SDP21-004 Blakely – 211 Ocean St.

regarding the project’s conformance with the development review criteria set forth in Solana Beach Municipal Code (SBMC) Section 17.68.040.F, specifically with respect to adverse impacts on the privacy of a neighboring property due to a proposed second story deck. After receiving public testimony and evidence concerning the project, the Council voted to continue the public hearing, date-certain, to the January 12, 2022 City Council Meeting, as requested by the Applicants, to allow the them the opportunity to address the noted concerns.

The Applicants proposed a revised project to the City Council on January 12, 2022, which included a shift in second story massing outside of the original story pole envelope. The Applicants requested that the City Council waive the requirement to repeat the SDP and story pole process, which was supported by the adjacent property owner at 223 Ocean Street, who would be most impacted by the change. The revised design did not adequately address the concerns raised previously, and the City Council voted, at the request of the Applicants, to continue the public hearing to a date-certain February 9, 2022 City Council Meeting.

The Applicant proposed a second revised project to the City Council on February 9, 2022, which maintained the previously proposed shift in the second story massing outside of the original story pole envelope, and the Applicants continued their request to waive the requirements of the SDP process for that portion of the proposed structure.

In accordance with Chapter 17.63 (Structure Development Permit) of the Solana Beach Municipal Code, the City Council hear by waives the requirement for story pole installation and an updated SDP notice given the unlikelihood of view impairment for the new massing located outside of the original story pole envelope.

As a condition of approval, a height certification prepared by a licensed land surveyor will be required prior to the framing inspection certifying that the maximum height of the proposed addition will not exceed 25.00 feet above the proposed grade or 100.75 feet above MSL, which is the maximum proposed structure height reflected on the project plans.

In accordance with Chapter 17.63 (Structure Development Permit) of the Solana Beach Municipal Code, the City Council finds the following:

I. The Applicant for the Structure Development Permit has made a reasonable attempt to resolve the view impairment issues with the person(s) requesting view assessment. Written evidence of a good faith voluntary offer to meet and discuss view issues, or of a good faith voluntary offer to submit the matter to mediation, is hereby deemed to be a reasonable attempt to resolve the view impairment issues.

Resolution 2021-128
DRP21-004/SDP21-004 Blakely – 211 Ocean St.

Written accounts and oral testimony at the public meeting showed that there had been communication between the Applicants and the Claimant.

II. The proposed structure does not significantly impair a view from public property (parks, major thoroughfares, bike ways, walkways, equestrian trails) which has been identified in the city’s general plan, local coastal program, or city designated viewing areas.

The subject property is not located within designated public viewing areas; therefore, the proposed structure does not significantly impair views from public property.

III. The structure is designed and situated in such a manner as to minimize impairment of views.

The Claimant’s primary view is toward the northeast. The proposed structure is designed and situated in such a manner as to minimize impairment of views.

IV. There is no significant cumulative view impairment caused by granting the application. Cumulative view impairment shall be determined by: (a) Considering the amount of view impairment caused by the proposed structure; and (b) considering the amount of view impairment that would be caused by the construction on other parcels of structures similar to the proposed structure.

The VAC members found that there would not be significant cumulative view impairment caused by granting the application if adjacent lots were allowed to construct a development of a similar size and height.

V. The proposed structure is compatible with the immediate neighborhood character.

The proposed development is compatible with the immediate neighborhood character, including design, bulk, scale, height, and size.

B. In accordance with Section 17.68.040 (Development Review Permit) of the City of Solana Beach Municipal Code, the City Council finds the following:

I. The proposed project is consistent with the General Plan and all applicable requirements of SBMC Title 17 (Zoning Ordinance), including special regulations, overlay zones and specific plans.

General Plan Consistency: The project, as conditioned, is consistent with the City’s General Plan designation of Medium Density Residential, which allows for a maximum of five to seven dwelling units per acre. The development is also consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy Resolution 2021-128
DRP21-004/SDP21-004 Blakely – 211 Ocean St.

residential neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated neighborhoods.

Zoning Ordinance Consistency: The project is consistent with all applicable requirements of the Zoning Ordinance (Title 17) (SBMC 17.20.030 and

17.48.040), which delineates maximum allowable Floor Area Ratio (FAR), Permitted Uses and Structures (SBMC Section 17.20.020) which provides for uses of the property for a single-family residence. Further, the project adheres to all property development regulations established for the Medium Residential (MR) Zone and cited by SBMC Section 17.020.030.

The project is consistent with the provisions for minimum yard dimensions (i.e., setbacks) and the maximum allowable Floor area (FAR), maximum building height, and parking requirements.

II. The proposed development complies with the following development review criteria set forth in Solana Beach Municipal Code Section

17.68.040.F:
a. Relationship with Adjacent Land Uses: The development shall be designed in a manner compatible with and where feasible, complimentary to existing and potential development in the immediate vicinity of the project site. Site planning on the perimeter of the development shall give consideration to the protection of surrounding areas from potential adverse effects, as well as protection of the property from adverse surrounding influences.

The property is located within the MR Zone. The surrounding neighborhood is also located in the MR Zone and consists of a mix of properties that are one- and two-story, single-family residences. The project site is currently developed with a singlestory, single-family residence with an attached garage.

The project, as designed, is consistent with the permitted uses for the MR Zone as described in SBMC Sections 17.20.010 and

17.12.020, which permits one single-family residence and one Accessory Dwelling Unit (ADU) per lot. The property is
designated Medium Density Residential in the General Plan and intended for single- and multi-family residential development with a maximum density of five to seven dwelling units per acre.

The proposed development is found to be consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy residential neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated neighborhoods.

Resolution 2021-128
DRP21-004/SDP21-004 Blakely – 211 Ocean St.

The property is not located within any of the City’s Specific Plan areas; however, it is located within the boundaries of the SROZ and within the Coastal Zone. The project has been evaluated, and found to be in conformance with, the regulations of the SROZ. As a condition of project approval, the Applicants shall obtain a Coastal Development Permit, Waiver or Exemption from the California Coastal Commission prior to the issuance of Building or Grading Permits.
b. Building and Structure Placement: Buildings and structures shall be sited and designed in a manner which visually and functionally enhances their intended use.

The Applicants are proposing to construct a replacement twostory, single-family residence with an attached two-car garage.

The location of the existing driveway will be maintained along the western side of the property with access from Ocean Street to the proposed 485 square-foot two-car garage. A screened trash enclosure will be located on the west side of the driveway.

A gated walkway will provide pedestrian access from Ocean Street through the center of the property to the main entrance.

The southern portion of the front yard will include an uncovered patio and a vegetated biofiltration area to support onside drainage. Private walkways will be provided along both the western and eastern sides of the residence to access the rear yard.

The replacement residence will be located in the western portion of the buildable area with portions of the second floor stepped back from the eastern side of the property by varying
dimensions. The 1,713 square-foot first floor living area will include an open-concept kitchen, living, and dining room, an office (bedroom) with a private bathroom, a pantry, a powder room, and a utility room with access to the garage. The first floor will open to both an uncovered courtyard, a covered patio, and the rear yard. The 1,608 square-foot second floor living area will include a main bedroom suite with a partially covered deck located on the north (front) side of the residence and two bedrooms with private bathrooms and a covered deck on the south (rear) side of the residence. All designed exterior areas, including the courtyard, patio, and decks are exempt from floor area.

Exterior improvements proposed on the south (rear) side of the residence include a barbeque counter and bar seating, a pool and spa, and landscape and hardscape areas. The Applicants are also proposing a detached single-story ADU of 450 square feet located in the southwest corner of the property and partially Resolution 2021-128
DRP21-004/SDP21-004 Blakely – 211 Ocean St.

within the rear yard setback. It should be noted that the detached ADU is not subject to discretionary review, pursuant to SBMC Section 17.20.040(D), and has been shown voluntarily on the project plans. The surrounding yard improvements, however, will be accessible by the tenants of both the ADU and primary residence and, therefore, are subject to the discretionary review.

The total proposed floor area is 3,411 square feet, which is 2 square feet below the maximum allowable floor area for the 8,360 square-foot lot. The maximum floor area calculation for this project is as follows:

0.500 for first 6,000 ft2 3,000 ft2

0.175 for 6,001 to 15,000 ft2 413 ft2
Total Allowable Floor Area: 3,411 ft2
The proposed project, as designed, would meet the minimum required setbacks, provide the required off-street parking, and would be below the maximum allowable floor area for the property.
c. Landscaping: The removal of significant native vegetation shall be minimized. Replacement vegetation and landscaping shall be compatible with the vegetation of the surrounding area. Trees and other large plantings shall not obstruct significant views when installed or at maturity.

The project is subject to the current water efficient landscaping regulations of SBMC Chapter 17.56. A Landscape
Documentation Package is required for new development
projects with an aggregate landscape equal to or greater than 500 square feet requiring a building permit, plan check or development review. The Applicants provided a conceptual landscape plan that has been reviewed by the City’s third-party landscape architect, who has recommended approval. The
Applicants will be required to submit a detailed construction landscape plan that will be reviewed by the City’s third-party landscape architect for substantial conformance with the conceptual plan and compliance with SBMC Chapter 17.56. In addition, the City’s third-party landscape architect will perform an inspection during the construction phase of the project. A separate condition has been added to require that native or drought-tolerant and non-invasive plant materials and waterconserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.
d. Roads, Pedestrian Walkways, Parking and Storage Areas: Any development involving more than one building or structure shall Resolution 2021-128
DRP21-004/SDP21-004 Blakely – 211 Ocean St.

provide common access roads and pedestrian walkways.

Parking and outside storage areas, where permitted, shall be screened from view, to the extent feasible, by existing topography, by the placement of buildings and structures, or by landscaping and plantings.

SBMC Section 17.52.040 and the Off-Street Parking Design Manual (OSPDM) require two (2) parking spaces for a singlefamily residence. ADU’s are not required to provide an additional parking space if the site is located within one-half mile of a transit stop. The subject site is within one-half mile of multiple bus stops on Highway 101; therefore, an additional parking space is not required. The Applicants are proposing to construct a 485 square-foot attached garage in the northwest corner of the proposed residence. The garage will be accessed by a driveway on the northwest corner of the property from Ocean Street.

SBMC Section 17.08.030 indicates that required parking up to 200 square feet per parking space provided in a garage is exempt from the floor area calculation. The proposed garage will provide two 9-foot by 19-foot parking spaces that are clear of obstruction. Therefore, 400 square feet of garage area is exempt from the project’s total floor area calculation.
e. Grading: To the extent feasible, natural topography and scenic features of the site shall be retained and incorporated into the proposed development. Any grading or earth-moving operations in connection with the proposed development shall be planned and executed so as to blend with the existing terrain both on and adjacent to the site. Existing exposed or disturbed slopes shall be landscaped with native or naturalized non-native vegetation and existing erosion problems shall be corrected.

The project proposes grading in the amounts of 30 cubic yards of cut for footings, 80 cubic yards of fill, 5 cubic yards of excavation for footings, 100 cubic yards of removal and recompaction, for an aggregate of 215 cubic yards of grading, and 50 cubic yards of import in order to create an increased building pad and consistent grade throughout the yard areas and construct drainage improvements including a bio retention basin located in the northeast portion of the front yard.
f. Lighting: Light fixtures for walkways, parking areas, driveways, and other facilities shall be provided in sufficient number and at proper locations to assure safe and convenient nighttime use.

All light fixtures shall be appropriately shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding areas per SBMC 17.60.060 (Exterior Lighting Regulations).

Resolution 2021-128
DRP21-004/SDP21-004 Blakely – 211 Ocean St.

A condition of project approval includes that all new exterior lighting fixtures comply with the City-Wide Lighting Regulations of the Zoning Ordinance (SBMC 17.60.060). All light fixtures shall be shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding area.
g. Usable Open Space: Recreational facilities proposed within required usable open space shall be located and designed to maintain essential open space values.

The project consists of a replacement single-family residence on a developed residential lot; therefore, usable open space and recreational facilities are neither proposed nor required according to SBMC Section 17.20.040.

III. All required permits and approvals including variances, conditional use permits, comprehensive sign plans, and coastal development permits have been obtained prior to or concurrently with the development review permit.

All required permits, including a Structure Development Permit, are being processed concurrently with the Development Review Permit.

IV. If the development project also requires a permit or approval to be issued by a state or federal agency, the city council may conditionally approve the development review permit upon the Applicant obtaining the required permit or approval from the other agency.

The Applicants are required to obtain approval from the California Coastal Commission prior to issuance of Building and Grading Permits.

IV. CONDITIONS
Prior to use or development of the property in reliance on this permit, the Applicants shall provide for and adhere to the following conditions:

A. Community Development Department Conditions:

I. The Applicants shall pay required Fire Mitigation, Park Development, Public Use Facilities, and Public Facilities Impact Fees set by the 2021 adopted Fee Schedule.

II. Building Permit plans must be in substantial conformance with the architectural plans presented to the City Council on February 9, 2022, and located in the project file with a submittal date of February 1, 2022.

Resolution 2021-128
DRP21-004/SDP21-004 Blakely – 211 Ocean St.

III. Prior to requesting a framing inspection, the Applicants shall submit a height certificate prepared by a licensed land surveyor prior to the framing inspection certifying that the tallest point of the proposed residence will not exceed 25.00 feet above the proposed grade or 100.75 feet above the Mean Sea Level (MSL) in conformance with the plans as approved by the City Council on November 10, 2021.

IV. Any proposed onsite fences, walls and retaining walls and any proposed railing located on top, or any combination thereof, shall comply with applicable regulations of SBMC Section 17.20.040 and

17.60.070 (Fences and Walls).

V. The Applicants shall obtain required California Coastal Commission (CCC) approval of a Coastal Development Permit, Waiver or Exemption as determined necessary by the CCC, prior to the issuance of Building and Grading Permits.

VI. The Applicants shall provide a full Landscape Documentation Package in compliance with SBMC Chapter 17.56 and in substantial conformance with the conceptual landscape plan included in the project plans presented to the City Council on January 12, 2022 prior to Building Permit issuance, which will be reviewed and inspected by the City’s third party landscape professional.

VII. Native or drought tolerant and non-invasive plant materials and water conserving irrigation systems shall be incorporated into any proposed landscaping and compatible with the surrounding area to the extent feasible.

VIII. All new exterior lighting fixtures shall be in conformance with the Citywide lighting regulations of the Zoning Ordinance (SBMC 17.60.060).

All light fixtures shall be appropriately shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding area.

IX. Construction vehicles shall be parked on the subject property at all times feasible. If construction activity prohibits parking on the subject property, the Applicants shall ensure construction vehicles are parked in such a way to allow sufficient vehicular access on the street and minimize impact to the surrounding neighbors.

X. The Applicants shall connect to temporary electrical service as soon as feasible to the satisfaction of the City. The use of gas-powered generator(s) during construction activity is discouraged and shall be limited only to selective use at the discretion of the City.

Resolution 2021-128
DRP21-004/SDP21-004 Blakely – 211 Ocean St.

XI. The east-facing windows located in the bathroom of the main bedroom shall have a minimum sill height of 4.5 feet.

B. Fire Department Conditions:

I. ACCESS ROAD MINIMUM DIMENSIONS: Fire apparatus access roads shall have an unobstructed improved width of not less than 20 feet; curb line to curb line, and an unobstructed vertical clearance of not less than 13 feet 6 inches. Exception: Single-Family residential driveways; serving no more than two single-family dwellings, shall have minimum of 16 feet, curb line to curb line, of unobstructed improved width. Access roads shall be designed and maintained to support the imposed loads of not less than 75,000 pounds and shall be provided with an approved paved surface to provide all-weather driving capabilities.

II. OBSTRUCTION OF ROADWAYS DURING CONSTRUCTION: All
roadways shall be a minimum of 20 feet in width during construction and maintained free and clear, including the parking of vehicles, in accordance with the California Fire Code and the Solana Beach Fire Department.

III. ADDRESS NUMBERS: STREET NUMBERS: Approved numbers
and/or addresses shall be placed on all new and existing buildings and at appropriate additional locations as to be plainly visible and legible from the street or roadway fronting the property from either direction of approach. Said numbers shall contrast with their background, and shall meet the following minimum standards as to size: 4” high with a ½” inch stroke width for residential buildings, 8” high with a ½” stroke for commercial and multi-family residential buildings, 12” high with a 1” stroke for industrial buildings. Additional numbers shall be required where deemed necessary by the Fire Marshal, such as rear access doors, building corners, and entrances to commercial centers.

IV. AUTOMATIC FIRE SPRINKLER SYSTEM-ONE AND TWO FAMILY
DWELLINGS: Structures shall be protected by an automatic fire sprinkler system designed and installed to the satisfaction of the Fire Department. Plans for the automatic fire sprinkler system shall be approved by the Fire Department prior to installation. Sprinklers shall be installed in the new residence and ADU.

V. CLASS “A” ROOF: All structures shall be provided with a Class “A” Roof covering to the satisfaction of the Solana Beach Fire Department.

C. Engineering Department Conditions:

I. The Applicants are required to obtain an Encroachment Permit in accordance with SBMC Section 11.20 for the frontage improvements Resolution 2021-128
DRP21-004/SDP21-004 Blakely – 211 Ocean St.

being done in the public right-of-way. The frontage improvements shall be done to the satisfaction of the City Engineer prior to the occupancy of the proposed project:
a. Construction of any damaged sidewalk panels or curb/gutter as directed by the City Inspector.
b. Construction of the sidewalk underdrain.
c. Widening of the existing four feet wide sidewalk to six feet wide sidewalk with appropriate transitional sections to match the proposed driveway to the west and the existing sidewalk to the east as well as construction of landscaping between the back of the proposed sidewalk and the new retaining, wall which will be constructed on the property line.
d. Construction of the SDRSD driveway approach with 2:1 transitions to the existing concrete sidewalk.
e. Construction of the concrete walkway from the proposed sidewalk to the front pedestrian gate.
f. Removal of the existing retaining walls.

II. The Applicants shall record the Encroachment Maintenance Removal Agreement (EMRA) with the County of San Diego prior to the release of the Grading Bond and Security Deposit. The EMRA shall be recorded against this property for all private improvements in the public right-of-way including, but not limited to:
a. Walkway steps.
b. Sidewalk underdrain pipe.

III. The Applicants shall pay in full the one-time Sewer Capacity Fee of $4,500.00 per Equivalent Dwelling Unit (EDU) prior to Building Permit issuance. The EDU assignment is determined by SBMC 14.08.060.

The proposed residential unit would increase the property’s EDU assignment by 0.8 EDU. The cost the Applicants are responsible for is $3,600.00 prior to Building Permit Issuance (0.8 EDU multiplied by $4,500.00).

IV. All construction demolition materials shall be recycled according to the City’s Construction and Demolition recycling program and an approved Waste Management Plan shall be submitted.

V. Construction fencing shall be located on the subject property unless the Applicants have obtained an Encroachment Permit in accordance with chapter 11.20 of the SBMC which allows otherwise.

Resolution 2021-128
DRP21-004/SDP21-004 Blakely – 211 Ocean St.

Grading:

VI. The Applicants shall obtain a Grading Permit in accordance with Chapter 15.40 of the Solana Beach Municipal Code. Conditions prior to the issuance of a grading permit shall include, but not be limited to, the following:
a. The Applicants shall obtain a grading plan prepared by a Registered Civil Engineer and approved by the City Engineer.

On-site grading design and construction shall be in accordance with Chapter 15.40 of the Solana Beach Municipal Code.
b. The Applicants shall obtain a Soils Report prepared by a Registered Soils Engineer and approved by the City Engineer.

All necessary measures shall be taken and implemented to assure slope stability, erosion control and soil integrity. The grading plan shall incorporate all recommendations contained in the soils report.
c. The Applicants shall provide a Drainage Report prepared by a Registered Civil Engineer. This report shall address the design for detention basin and corresponding outflow system to ensure the rate of runoff for the proposed development is at or below that of pre-existing condition. All recommendations of this report shall be incorporated into the Preliminary Grading Plan. A detention basin easement(s) shall be recorded for maintenance of the detention basins by the property owner(s) in perpetuity, prior to Final Inspection of the Building Permit.
d. The Applicants shall show all retaining walls and drainage structures. Retaining walls shown on the grading plan shall conform to the San Diego Regional Standards or be designed by a licensed civil engineer. Engineering calculations for all designed walls with a surcharge and nonstandard walls shall be submitted at grading plan check. Retaining walls may not exceed the allowable height within the property line setback as determined by the City of Solana Beach Municipal Code.

Contact the Community Development department for further information.
e. The Applicants are responsible to protect the adjacent properties during construction. If any grading, construction activity, access or potential construction-related impacts are anticipated beyond the property lines, as determined by the City Engineer, the Applicants shall obtain a letter of permission from the adjoining property owners. All required letters of permission Resolution 2021-128
DRP21-004/SDP21-004 Blakely – 211 Ocean St.

shall be submitted to the City Engineer prior to the issuance of the Grading Permit.
f. The Applicants shall pay a grading plan check fee in accordance with the current Engineering Fee Schedule at initial grading plan submittal. Inspection fees shall be paid prior to issuance of the Grading Permit.
g. The Applicants shall obtain and submit grading security in a form prescribed by the City Engineer.
h. The Applicants shall obtain haul permit for import / export of soil.

The Applicants shall transport all excavated material to a legal disposal site.
i. The Applicants shall submit certification from the Engineer of Record and the Soils Engineer that all public or private drainage facilities and finished grades are functioning and are installed in accordance with the approved plans. This shall be
accomplished by the Engineer of Record incorporating as-built conditions on the Mylar grading plans and obtaining signatures of the Engineer of Record and the Soils Engineer certifying the as-built conditions.
j. An Erosion Prevention and Sediment Control Plan shall be prepared by the Applicants. Best management practices shall be developed and implemented to manage storm water and
non-storm water discharges from the site at all times during excavation and grading activities. Erosion prevention shall be emphasized as the most important measure for keeping
sediment on site during excavation and grading activities.

Sediment controls shall be used as a supplement to erosion prevention for keeping sediment on site.
k. The Applicants shall show all proposed on-site private drainage facilities intended to discharge water run-off. Elements of this design shall include a hydrologic and hydraulic analysis verifying the adequacy of the facilities and identify any easements or structures required to properly convey the drainage. The construction of drainage structures shall comply with the standards set forth by the San Diego Regional
Standard Drawings.
l. Post Construction Best Management Practices meeting City and RWQCB Order No. R9-2013-001 requirements shall be
implemented in the drainage design.
m. No increase in cross-lot drainage shall be allowed.

Resolution 2021-128
DRP21-004/SDP21-004 Blakely – 211 Ocean St.

n. Prior to obtaining a Building Permit, submit a building pad certification statement from a soils engineer and an engineer or land surveyor licensed in Land Surveying per SBMC

15.40.230E.
o. The Applicants shall obtain the Grading Permit prior or concurrently to Building Permit issuance.

D. City Council Conditions:

VII. N/A
I. ENFORCEMENT
Pursuant to SBMC 17.72.120(B) failure to satisfy any and all of the abovementioned conditions of approval is subject to the imposition of penalties as set forth in SBMC Chapters 1.1.6 and 1.18 in addition to any applicable revocation proceedings.

II. EXPIRATION
The Development Review Permit and Structure Development Permit for the project will expire 24 months from the date of this Resolution, unless the Applicants have obtained building permits and has commenced construction prior to that date, and diligently pursued construction to completion. An extension of the application may be granted by the City Council according to SBMC 17.72.110.

III. INDEMNIFICATION AGREEMENT
The Applicants shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including attorney’s fees, against the City or its agents, officers, or employees, relating to the issuance of this permit including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval and any environmental document or decision. The City will promptly notify the Applicants of any claim, action, or proceeding. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification.

In the event of such election, the Applicants shall pay all of the costs related thereto, including without limitation reasonable attorney’s fees and costs. In the event of a disagreement between the City and Applicants regarding litigation issues, the City shall have the authority to control the litigation and make litigation related decisions, including, but not limited to, settlement or other disposition of the matter. However, the Applicants shall not be required to pay or perform any settlement unless such settlement is approved by the Applicants.

NOTICE TO APPLICANTS: Pursuant to Government Code Section 66020, you are Resolution 2021-128
DRP21-004/SDP21-004 Blakely – 211 Ocean St.

hereby notified that the 90-day period to protest the imposition of the fees, dedications, reservations or other exactions described in this resolution commences on the effective date of this resolution. To protest the imposition of any fee, dedications, reservations or other exactions described in this resolution you must comply with the provisions of Government Code Section 66020. Generally the resolution is effective upon expiration of the tenth day following the date of adoption of this resolution, unless the resolution is appealed or called for review as provided in the Solana Beach Zoning Ordinance.

PASSED AND ADOPTED at a regular meeting of the City Council of the City of Solana Beach, California, held on the 9
th day of February, 2022, by the following vote:

AYES: Councilmembers –
NOES: Councilmembers –
ABSENT: Councilmembers –
ABSTAIN: Councilmembers –
______________________________

LESA HEEBNER, MAYOR
APPROVED AS TO FORM: ATTEST:
_____________________________ _______________________________ JOHANNA N. CANLAS, City Attorney ANGELA IVEY, City Clerk :
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Total Lot Area
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FIRE DEPARTMENT NOTES 1. OBSfflOCTION OF ROADWAYS DURING CONSTRUCTION:

All roadways shall be a minimum of 20 feet in width
during construction and maintained free and clear,
including the parking of vehicles, in accordance with
the California Fire Code and the Solana Beach Fire
Department.

2. ADDRESS NUMBERS: STREET NUMBERS:

Approved numbers and/or addresses shall be placed
on all new and existing buildings and at appropriate
additional locations as to be plainly visible and legible from the street or roadway fronting the property from
either direction of approach. Said numbers shall
contrast with their background, and shall meet the
following minimum standards as to size: 4" high with
a 1/2 ~ stroke for residential buildings, en high with a ½" stroke for commercial and multi-residential
buildings, 12" high with a 1" stroke for industrial
buildings. Additional numbers shall be required where
deemed necessary by the Fire Marshal, such as rear
access doors, building comers, and entrances to
commercial centers.

3. AUTOMATIC FIRE SPRINKLER SYSTEM : ONE
AND TWO FAMILY DWELLINGS: Structures shall be
protected by an automatic fire sprinkler system
designed and installed to the satisfaction ol the Fire
Department. Plans for the automatic fire sprinkler
system shall be approved by the Fire Department
prior to installation.

4. SMOKE DETECTORS/CARBON MONOXIDE
ALARMS/FIRE SPRINKLER SYSTEM ; Smoke
detectors I carbon monoxide alarms / fire sprinklers
shall be inspected by the Solana Beach Fire
Department.

5. CLASS "A" ROOF: All Structures shall be provided
· with a Class "A" Roof covering to the satisfaction of the Solana Beach Fire Department.

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PROJECT INFORMATION
APN: 263-042-05·00
SITE ADDRESS:
2 11 OCEAN STREET
SOLANA BEACH, CA 9207S
LEGAL DESCRIPTION:
/
LOT7
LOT 14, IN BLOCK 3 OF SOLANA BEACH VISTA, IN THE

CITY OF SOLANA BEACH, COUNTY OF SAN DIEGO, STATE
OF CA., ACCORDING TO THE OFFICIAL MAP THEREOF NO.
2143, FILED IN THE OFFIC OF THE SAN DIEGO COUNTY
RECORDER ON DECEMBER 17, 1928
ZONE: MRd
SPECIAL ZONE OVERLAY:

OCCUPANCY:

CONSTRUCTION TYPE:

SPRINKLERS:

EXISTING LOT USE:

PROPOSED USE:

LOT COVERAGE:

OFF STREET PARKING:

FRONT SETBACK:

SIDE SETBACK:

STREET SIDE SETBACK:

REAR SETBACK:

MAX BLDG HEIGHT:

PROPOSED BLDG HGT:

LOT AREA: GROSS
LOT AREA: NET
Scaled Residential Overlay
R·3/U·1
VB
NFPA 13D SPRINKLERS REQ.

EXISTING SFR

SINGLE FAMILY RESIDENCE
N/ A
2 SPACES REQUIRED
20'-0" (ROW 5S'-0")
5'-0"
10'-0"
25'-0"
25'-0"
24'-10"
8,360 SF
B,360 SF
FLOOR TO AREA RATIO ALLOWABLE:

0.50 X 6,000 •
Q.1 75 X 2 360 •
Maximum Floor Area Allowed
PROPOSED BUILDING AREA:

NEW FIRST FLOOR LIVING AREA :
3,000 s.f.
413 s.f.
3,413 s.f.

NEW SECOND FLOOR LIVING AREA:

NEW GARAGE:

SUBTOTAL OF FLOOR AREA:
1,713 SF
1,608 SF
485 SF
3,806 SF
/
OFF STREET PARKING EXEMPTION (2 SPACES)

TOTAL PROPOSED FLOOR AREA
-400.0 SF
3,406 SF
COV. DECKS:
,------------- ----- - - -
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UNCOV DECKS:

COV. PATIO:
325 SF
110 SF
245 SF
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ACCESSORY DWELLING UNIT: 4 5 1 SF
PARKING:
2 PARKING SPACES IN GARAGE.

EARTHWORK QUANTITIES:

SITE GRADING:
30 CY- C\JT)
80 CY- FILL)
S CY· EXCAVATION FOOTINGS
100 CY· REMOVAL & RECOMPACTION
21 S CY· TOTAL GRADING
SO CY· TOTAL IMPORT
OWNER/ APPLICANT:

FORD AND CASSIE BLAKELY
211 OCEAN STREET
SOLANA BEACH, CA 92075
858-213-6562
OWNER'S REPRESENTATIVE:

CRAIG FRIEHAUF
FRIEHAUF ARCHITECTS INC.
858.792.6116
[email protected]
ADU EARTHWORK QUANTITIES:

SITE GRADING:
5 CY- CUT)
0 CY- FILL)
0 CY· EXCAVATION FOOTINGS
16 CY- REMOVAL & RECOMPACTION
21 CY· TOTAL GRADING
S CY· TOTAL EXPORT
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DATE:

MAR 18, 2021
MAY 6, 2021
JUNE 1 8, 2021
OCT 21 , 2021
DEC 17, 2021
JAN 27, 2022
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ENCUMBRANCES:

EXISTING ENCUMBRANCES LISTED BELOW ARE PER A PRELIMINARY TITLE REPORT PREPARED BY TITLE 365 DATED JULY 24, 2016
AS ORDER NO 410-1402082-40.

COVENANTS, CONDITIONS, AND RESTRICTIONS AS SET FORTH IN INSTRUMENT RECORDED APRIL 7, 1941 IN BOOK 1163 AND PAGE 209, OF OFFICIAL RECORDS,

BUT OMITTING ANY COVENANT, CONDITION OR RESTRICTION, IF ANY, BASED ON

RACE, COLOR RELIGION, SEX, HANDICAP, FAMILIAL STATUS , OR NATIONAL

ORIGIN UNLESS AND ONLY TO THE EXTENT THAT THE COVENANT, CONDITION OR RESTRICTION (A) IS EXEMPT UNDER TITLE 42 OF THE UNITED STATES CODE, OR (B) RELATES TO HANDICAP, BUT DOES NOT DISCRIMINATE AGAINST HANDICAPPED PERSONS.

SAID COVENANTS, CONDITIONS AND RESTRICTIONS PROVIDE THAT A VIOLATION

THEREOF SHALL NOT DEFEAT OR RENDER INVALID THE LIEN OF ANY MORTGAGE OR DEED OF TRUST MADE IN GOOD FAITH AND FOR VALUE.

AN EASEMENT FOR RIGHT OF WAY AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED IN BOOK 2367 OF DEEDS, PAGE 207.

SAID EASEMENT ROUTE ADJACENT TO EASTERLY LINE OF LOT 14. NO EASEMENT LIMITS PROVIDED.

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\ "iT7 SECOfJ STIEET ElCDITTAS. CA 92024 PH!760123H025
FAX !7601 230-6026

TOPOGRAPHIC SURVEY
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EXISTING

BUILDING
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OWNER:

FORD AND CASSIE BLAKELY
ADDRESS:
211 OCEAN S1RE£T

SOLANA BEACH, CA
APN:
263-042-05
BENCHMARK.:

3.5" DIAMETER NATIONAL GEODEDIC SURVEY DISC
MARKED "J1415, 1987" LOCATED IN THE TOP OF
THE HEADWALL THAT IS 0.2 MILES NORTH OF

SOLANA VISTA DRIVE ON THE EAST SIDE OF
NORTHBOUND HIGHWAY 101, 3 FET OFF OF THE

SHOULDER ACCORDING TO THE CITY OF SOLANA
BEACH SURVEY CONlROL RECORD OF SURVEY NO.
18971.

ELEVATION = 34.670'
DATUM = NAVO 88
LEGAL DESCRIPTION:

LOT 14, IN BLOCK 3 OF SOLANA BEACH VISTA, IN

THE CITY OF SOLANA BEACH, COUNTY OF SAN

DIEGO, STA TE OF CALIFORNIA, ACCORDING TO THE
omCIAL MAP THEREOF NO. 2143, FILED IN THE

OFFICE OF THE SAN DIEGO COUNTY RECORDER ON
DECEMBER 17, 1928.

NOTES:

1. BEARINGS AND DISTANCES SHOI\N HEREON ARE DERIVED

FROM AN EVIDENCE BASED BOUNDARY SURVEY PERFORMED
ON JUNE 18, 2019.

2. PLEASE NOTE THAT THIS SURVEY HAS NOT IDENTIFIED ANY
UNDERGROUND UTIL/TlES THAT MAY EXIST UNLESS OTHERll!SE
SHOI\N.

3. lREES THAT ARE LESS THAN 6" IN DIAMETER HA VE NOT BEEN LOCATED, UNLESS OTHER111SE SHOI\N.

LEGEND:

EC
EP

IND/CA TES EDGE OF CONCRETE

IND/CA TES EDGE OF PAVEMENT
FFE
FL
FS

IND/CA TES FINISHED FLOOR ELEVATION

IND/CA TES FLOW LINE

INDICATES FINISHED SURFACE

G IND/CA TES GROUND
TW
WALL

IND/CA TES TOP OF WALL

SEWER MAIN

OVER HEAD LINE

CHAIN LINK FENCE

WOOD FENCE
METER
---s------

SANITARY SEWER MANHOLE

POWER POLE
PREPARED BY: COASTAL LAND SOW110NS, INC. 577 SECOND SlREET ENCINITAS, CA 92024 760-230-6025 DATE OF SURVEY: JUNE-JULY 2019
sif:: e;/;£s 7959
7-17-2019
DATE
FIRST FLR PLAN SCALE:1/8" = 1'-0"
I
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S~CON[~ FLR PLAN SCALE:1/8" = 1-0
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SHEET NO.
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RRCHITECTS
STAIR SE SCALE:1/8" = 1'·0" CTION
SHEET NO.
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SOUTH ELEVATION
~
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SOUTH ELEVATION - STORY POLE

EAST ELEVATION
EAST ELEVATION - STORY POLE SCALE:1/8" 1'·0"
WEST ELEVATION SCALE:1/8" - 1'•0"
WEST ELEVATION - STORY POLE SCALE:1/8" = 1'-0"
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NORTH ELEVATION SCALE:1/8~ = 1'·0"
NORTH ELEVATION - STORY POLE SCALE:1/8" - 1'·0"
@

ARCHITECTS
DATE:

MAR 18, 2021
MAY 6, 2021
JUNE 18, 2021
OCT 21, 2021
DEC 17, 2021
JAN 27, 2022
SHEET NO.

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Roof Plan SCALE;1/8" = 1,_0•
STORY POL SCALE:118" = 1'-0" E PLAN
OlE#21
9;,~~.~c~tt5Lo& RAILING 75.75'FG ECK

EXISTING RESIDENCE

DECK RAILING RISING STRING STRING LINE
FLAT STRING Ll~~NE

TRELLIS STRING LINE
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ARCHITECTS
DATE:

MAR 18, 2021
MAY 6, 2021 JUNE 18, 2021
OCT 21, 2021
DEC 17, 2021
JAN 27, 2022
SHEET NO.

GENERAL NOTES
J. APPROVAL OF THIS GRADING PLAN DOCS NOT CONSTT11.ITE APPROVAL OF \.£R11CAL OR HORIZONTAL AU GNU ENT OF ANY PR/VA TE ROAD SHO'IIN HEREJN FOR PUBUC ROAD PURPOSES.

2. ANAL APPROVAL OF THESE GRADING PLANS IS SUB.£CT TO ANAL APPROVAL OF THE ASSOC/A TED IMPROVEMENT PLANS VrHffiE APPLJCABLE. ANAL CURB GRADE El.EVA 11005 MAY REOUIRE a-lANGES IN THESE PLANS.

3. IMPORT MAJERIALS SHAU. 8£ LEGALJ.Y OBTAINED.

4. A SEPARATE PERMIT FROM TI-1£ CITY ENGINEER lffLL BE REQUIRED FOR ANY lroRK IN THE PUBLJC RIGHT-OF-WAY.

5. All. SLOP£S O\£R 1HREE (3) FEIT IN H£/GHT SHALJ. 8£ LANDSCAPED ANO IRRIGATED.

6. !HE CCW1RAC10R SHALJ. \£R/FY !HE EXISTENCE ANO LOCA TIO/I OF All. UTIUTIES BEFORE COI.IM£/ICING WORK.

N011C£ OF PROPOSED ~K SHALL BE Gl\£N TO THE FOU.Ol+fNG AG£NCIES:

UNDERGROUND S.A. (800)-227-2600

7. A SOILS REPORT SHAU. BE PROl!OED AS REOUIRED BY 1H£ CITY OF SOW/A BEACH PRIOR ro ISSUANCE OF A GRADING PERMIT.

8. APPROVAL OF 1HES£ PU.NS BY THE CITY ENGINEER 00£5 NOT AUTHORIZE ANY M:>RK OR GRADING TO 8£ PERFORI.IED UNTIL !HE PROP£RTY OIINER'S PERMISSION HAS 8££11 OBTAINED AND A VAUD GRADING PERMIT HAS BEEN ISSUED.

9. THE CITY ENGINEER'S APPROVAL OF THESE Pl.ANS DOES NOT C<»JSTI11JTE TH£ BUILDING OFFlCIAL'S APPROVAL OF ANY FOUNDATION FOR SIRUCTURES ro B£ PLACED ON !HE AREA CO\£RED BY !HES£ PLANS. NO WAl\£R OF 1H£ GRADING ORDINANCE R£QU/R£J,/£/ITS CONCERNING MINIMUM CO\£R 0\£11 EXPANSI\£ SOILS IS MAD£ OR IMPU£D.
1D. All. OP£RATIONS CONDUCTED ON !HE PR0,J/S£S, INCWDING !HE WARMING UP, REPAIR, ARRIVAL. DEPARTURE OR RUNNING OF !RUCKS, £AR1HMDl!NG £QU/Pl.f£/IT, CONSIRUCTION £QUJPl.f£/IT AND ANY 01HER ASSOCIATED GRADING EQUIPMENT SHAU. BE UM/TED TO THE PfRIOD BETVtffN 7:00 a.m. AND 6:00 p.m. EACH DAY, UCWDAY THROUGH FRIDAY, AND NO EARTHUOvfNG OR GRADING OPERA T10NS SHALL 8£ CONDUCTED ON THE PREJ.tlSES ON SA 1URDA YS, SUND A 'rS OR HOLJDA 'r'S Kf7HOUT TH£ l+RITTfN PERMlsstON OF 71-IE CITY ENGINEER.

11. All. MAJOR S1..0P£S SHALJ. B£ ROUNDED /NW EXISTING JERRAIN ro PRODUCE A CONTOURED 1RANSITION FROM CUT OR FILL FAC(S ro NA1URAL GROUND AND ABUTnNG CUT OR FILL FACES. 12 NOT'MTHSTAND/NG TH£ UJN1MUM STANDARDS SIT FORTH IN TH£ GRADING ORDINANCE. AND NOTVtfTHSTANDING !HE APPROVAL OF 1H£S£ GRADING PLANS. !HE PERI.I/IT££ IS RESPONSIBLE FOR 1H£ PR£1£NTION OF DAMAGE ro TH£ ADJACENT PROPERTY. NO PERSON SHALL £XCAVA1E ON LAND so CLOSE ro TH£ PROPERTt UN£ AS TO ENDANGER ANY ADJOINING PUBLIC STREIT. SIDEWALK, ALLEY, FUNCT10N OF ANY SEWAGE DISPOSAL S'r'SIDf, OR ANY 01HER PUBUC OR PR/VA'/E PROP£RTY .. !HOUT SUPPORTING AND PRO'/ECTING SUCH PROP£RTY FROM S£TTUNG, CRACKING, EROSION, SIL 11NG SCOUR OR OTHER DAMAGE t+HICH MIGHT RESULT FROM THE GRADING D£SCRl8£D ON 11-IIS PLAN. TH£ CITY KfLL HOW 71-1£ PERM/TT££ RESPONSIBLE FOR CORR£CT10N ON NON-DEDICATED /MPR01£1.1£/ITS Y,fJ/CH DAMAGE ADJACENT PROP£RTY.

13. SLOP£ RATIOS, CUT 1,2 Fill. 1,2
CUT: JO CY F1LL: 80 CY IMPORT: 5D CY
(NO~ A 5.EPARA'/E VAUD PERMIT MUST EXIST FOR DFFS/1!: /1.fPORT OR EXPORT AREAS.) •• THE QUAN11T1£S £S11MA TED ABOVE ARE FOR PERMIT PURPOSES ONLY AND SHOULD NOT B£ U5£D FOR CONSTRUCTION BIOS. CON1RAC10RS ARE RESPONSIBLE FOR 1HEJR 0"11 £AR1HWORK OUANTITIES.

14. SPECIAL COND/110NS: IF ANY ARCHAELOGICAL RESOURCES AR£ DISCOVERED ON TH£ SITE OF THIS GRADING DURING GRADING OP£RA TIONS, SUCH OPERA RONS "'ll. CEASE IMMEDIATELY. AND !HE PERl.flm:£ .. u. NOTIFY !HE CITY £JIG/NEER OF !HE DISCO\£RY. GRADING 0P£RA TIONS .. LJ. NOT COI.IM£/IC£ UNTIL 1H£ P£Rl,J/IT££ HAS R£CEJV£D KRITTfN AUTHORITt FROM TH£ CITY £NGfN££R TO DO SO.

15. ALL GRADING SHOWN ON THIS PLAN SHALL 8£ COMPL£TEV AS A SINGULAR UNIT KfTH NO PROv1S10N FOR PART1AL R£LEASES. SHOULD IT 8£ ANTICIPATED THAT A PORTJON OF THIS PRO.£CT 8£ COMPL£T£D S£PARA1El.Y, A SEPARATE PLAN AND PERMIT APPLJCAT10N SHALL 8£ SUBMITTED FOR APPROVAL

16. THE CONTRACTOR SHALL N011FY THE CITt OF SOLA.NA BEACH 858.720.2470 24 HOURS BEFORE GRADING OPERATIONS BEGIN.

17. FINISHED GRADING ANO PLAN11NG SHALL 8£ ACCOUPUSHED ON ALL SLOPES PRIOR TO OCTOBER 1, OR IUAIEDIAmY UPON COMPLE710N OF ANY SLOPES GRADED 8~ OCTOBER 1 AND APRIL 1. PRIOR TO ANY PLAN11NG, ALL LANDSCAPING SHALL BE APPROVED BY THE PLANNING DEPARTMENT AT TH£ D£\£LOPM£NT RE\1£W STAG£, OR BY SEPARATE LANDCSAPE PLAN.

18. All. OFl'-Sl'/E HAUL RDU'/ES SHAU. BE SUBMITTED BY !HE CON1RAC10R ro !HE C!TY £/IG/IIEER FOR APPROVAL 72 HOURS PRIOR TO TH£ BEGINNING OF M'.JRK.

19. UPON ANAL COMPI.ET10N OF TH£ WORK UNDER THE GRADING PERMIT. BUT PRIOR TO FINAL GRADING APPROVAL ANO/OR ANAL RaEASE OF SECURITY, AN AS-GRADED CERTIFICATE SHALL 8£ PROV1D£D STATING:
"TH£ GRADING UNDER PERMIT No. S8GR-216 HAS BEEN PERFORMED IN SU8STAN11AL CONFORMANCE Kf7H TH£ APPROl£D GRADING PLAN OR AS SHO"II ON !HE ATTACHED AS-GRADED PLAN". !HIS STA7EJ.l£/IT SHAU. 8£ FDLJ.Dl\£0 BY !HE DA 1E ANO SIGNA TUR£ OF 1H£ Cll!L £JIG/NEER KHO CERTIFIES SUCH A GRADING OPERATION.

20. TH£ CONTRACTOR SHALL DESIGN, CONSTRUCT. AND MAINTAIN ALL SAFETY D£\1C£5 INCLUDING SHORING, AND SHALL 8£ RESPONSIBLE FOR CONFORMING TO ALL LOCAL. STAT£. ANO FEDERAL SAFETY AND HEAL 1H STANDARDS, LAWS AND REGULA11iS,
-·-
1 ALLOW4
. ---1-
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EROSION CONTROL NOTES PRELIMINARY GRADING PLAN 1. 5TORl,J WAJER AND NDN-sroRM WAJER DISCHARGE CON1RO~ BEST J.WIAG£/J£/IT PRACTICES SHALL 8£ DEVEl.OPED ,t,J/D IMPLEMENTrD m UAHAG£ STORM WATER AND NON-STORM WATER DISCHARGES FROM !HE SITE AT All. TIMES DURING EXGAVA1/0N ANO GRADING ACTMTIES.

2. EROSION AND S£/J/J.IENT CON7RO/.: EROSION PR£V£117/0N SHALL BE £1,/PHASIZED AS 7H£ MOST IMPORTANT MEASURE FDR KEEPING SEDIMENT ON SITE DURING EXCAVATION AND GRAD/NG ACTM17£S.

SEDIMENT CON1ROLS SHALL BE USED AS A SUPPLEMENT ro EROSION PR£V£ll7IDN FOR KEEPING SEDIMENT ON SITE.

J, EROS/ON CONTROL ON SLOPES SHALL BE AIIT1GA.TED BY INSTALLJNG LANDSCAPING AS PER APPF?OVfIJ LANDSCAPE PLANS AS REQUIRED BY 1H£ OE:v£1.0PM£/IT REl!EW CONDIOONS, OR BY IDIPORARY EROSION CONlRDL CONFORMING ro !HE FOU.OWJNG,
~
20 so
8 6
L
91 NQN-IRRIGATfD HYQROSEFD MIX W17H
A F1BER MATRIX APPLIED AT ,t 000 lBIACRE % PURITY/ACRE
70!< Pt.US

SCARIFIED
50% PLUS
ATRIPLEX =-= GlAUCA
PWffAG£ INSULARJS
£/IC£/JS FARINOSA

LOTUS SCOPARIUS
EXCHS.CHOLJZV. CAUF.

4. TH£ 70PS OF ALL SLOPES TALJ.£R TJWJ 5' SHALL BE DIKED OR TR£NCH£D TO PR£V£NT WATER FWWING O\£R CRESTS OF SLOPES.

S. GATCH BASJNS, OES/LTING BASINS, ANO sroRM DRAIN SYS7Fl/S SHALL 8£ INSTALJ.ED TO 1H£ SATISFACTION OF TH£ CITY ENGINEER.

6. SAND BAG CHECK OAMS, SJLT FENCES, FIBER ROLJ.5 OR 01HER APPROVED BMP'S SHALJ. 8£ PLACED IN UNPAVED AREAS WfTH GRADIENTS IN £XC£SS OF 2%, AS WEll. AS AT OR NE:AR EVERY PO/Kr WHERE CONCENTRJ,,TED Fl.OW LEA\£ 1HE SITE.

7. SANO BAGS SHALJ. BE PLACED ON !HE UPSTREAl.f SIDE OF All. ORA/I/AG£ INLETS ro MINIMIZE SILT BUILDUP IN TH£ INL£TS AND PIPES.

8. !HE CDN1RACTOR SHALL REPAIR ANY ERDOED SLOPES AS DIRECTED BY 1H£ OFFICE OF 1H£ C/JY ENGINEER.

9. !HE CONTRACTOR SHALL SWEEP ROADWAYS ANO £/11RANCES ro ANO FROM THE SITE ON A REGULAR BASIS ro KEEP 7H£1,/ FR££ OF SOIL ACCUMULA1/0N AND AT All. 01HER TIMES DIRECTED BY 1H£ Cl1Y ENGINEER.
1D. !HE CONTRACTOR SHALL WAJER SIT£ ON A CONTINUOUS BASIS ro M//1/lllZE AIR BORNE DUST CREATED FROM GRADING AND HWUNG OP£RA1/0NS OR EXCESSNE ll!NO CONDIOONS, AND AT All.

TIMES DIRECTED BY 1H£ C/JY £/IGINEER.

11. IN 1H£ £l£NT SJLT DOES £/l1ER !HE E>.'I5111/G PUBUC sroRM DRAIN S\'SIDI, R£1,/0VAL OF 1H£ SJLT FROl.f !HE 1H£ S\'SIDI ll!LJ. 8£ DONE AT 1H£ OE:vELOPER'S EXP£/IS£

ABBREVIATIONS
CL
PL
IE
FF

FG SURFACE FS
FL ELEVA RON XXX.X fdtWF llJ,VA 710N CfsXX.X)
BOTTOM OF STEP BS PLANTER AREA P.A. TOP OF CURB TC TOP OF GRATE TG TOP OF WALL TW FRONT YARD 5£1BACK FYSB REAR YARD 5£1BACK RYSB SJDE YARD SETBACK SYSB

TOP OF WALL AT
TWOfG
BWOfG
OS
EXISTING CONDITION IMPERVIOUS: 4,000 SF
PERVJOUS: 4,360 SF
PROPOSED CONDITION /UP£RV/OUS: 4,J42 SF
HARDSCAPE: 1,683 SF
BUILDING, 2,208 SF
ADU: 451
PERV10US: 4,018 SF
WIDSCAP£: 1,419 SF
PERVIO/JS: 1,889 SF POOL, 6,S SF
BMP: 55 SF

TOP OF WALL

FINISHED GRADE
(TW@FG)
Pl.

TOP OF
WALL(lW)
TYPICAL WALL CROSS SECTION.

ELEVATIONS SHOWN ON PLAN
I/OT ro SCALE
VOID Fill.ER-.• TO j• (N0.8)
AGGREGATE: IN VOIDS
BEDDING COURSE-2~ THICK
OF j" ro j" (N0.8) AGGREGA'/E
P£Rl!DUS PA\£RS W/ MIN. i" VOID
6" X 16" PCC FLUSH CURB
OR DITPENED G-1 CURB + PA.
~ ~
S/OEWAI.K O.G.

MIN. 6" 1H/CK-----
OF i • CRUSHED ROCK
SOIL5UBGRAD£
NO!E,
-All. AGGREGA'/E MUST 8£ Cl.FAN/WASHED AND FRff OF FINES (SAND, SILT, ETC.) -!HE PAl£RS SHALL NOT 8£ SW£ll ONCE 1H£ VOID Fill.ER HAS BEEN ADD£D -EACH COURS£ SHA.LL 8£ VfBRATORY COMPACTED BEFORE PLACEMENT OF NEXT COURSE -NO IIAPEIMOUS UNER OR F1LTE'R FABRIC IS TO 8£ USED
-SP£ClAL APPROVAL REQUIRED FOR USE IN HIGHLY £XPANSIV£ SOIL - SUBDRAJN MAY 8£

REQUIRED
•-CONS11?UCT10N NOT£:
-PA\£RS ro 8£ CDl£RED AND PRD'/ECTED DURING CONSTRUCTION 1W
Tl'V§FGi'E.5
-··-75'.l'
EXIS.S
TF15.D
LOT15
LOT13
'-£XJS1l/GF£rof/CE
TOEEOBWS/£D
I
\
\
CURBOUll..ET
PER SORSO D-27
Fl.72.0
LOT16
PRELIMINARY GRADING PLAN SCALE: 1' = 10'
O.G.@2%
EXS/OEWAI.K
BASIN DETAIL NOT ro SC4l.£
----- 0 10

ENGINEER OF WORK CITY APPROVED CHANGES APPD DATE RECOMMENDEDFORAPPROVAL APPROVED FOR CONSTRUCTION _g,,_
Dra\.\nBy
y, -A Q, C1.•=n••,.,· .. ---l-\--::_-::_-::_-::_-::_-::_-::_-::_-::_-::_-::_-::_-::_-::_-::_-::_-::_-::_-::_-::_-::_-::_-::_-::_-::_-:t--::_-::_-::_-::;t-::_-::_~By, ---,----------- amc:I>-,) BRIAN ARDOl /NO Review Engineer R.C.E. 71651 Exp: t2.LJ.IL.2J Date: ___ _
_____ ,City Engineer
Date: ___ _

VICINITY MAP NOTWSCALE
SCALE: 1" = 10'
i 20 30
TW75.8
LEGAL DESCRIPTION LOT 14, IN BLOCK J OF SOlAW. BEACH VISTA. IN THC CITY OF SOLANA BfACH, COUNTY OF SAN DIEGO, STA'/E OF CAUFORNIA, ACCORDING ro !HE omCtAL MAP 1HEREOF NO. 2143, FILED IN 1H£ OFFICE OF 1H£ SAN D/£GO COUNTY RECORDER ON DECD,JBER 17, 1928.

A.P.N.:

SITE ADDRESS :

OvVNER!PERMITTEE:

TOPOGRAPHIC SURVEY :

WORK TO BE DONE
263-042-05
211 OCEAN STREIT
SOLANA BEACH, GA 92D75

FORD ANO CASSIE BLAKELY
211 OCEAN STREIT
SOWIA BEACH, CA 92075
COASTAL LAND SOLUT10NS
(760)2JD-602S
!HE /MPROVEJ,/£/ITS CONSIST OF !HE FOU.01111/G WORK ro BE DONE ACCORDING ro !HES£ PLANS ANO !HE LA7EST ED/1/0NS OF,

STANDARD SPECIFICATIONS
(1) STANDARD SPECIFICA1/0NS FOR PUBUC WORKS CONSTRUCTION INCLUDING 1H£ REG/0™1.

SUPPJ.£M£NTAL AM£/IOl.f£/ITS.
(2) CAUFORNV. DEPAJm/£/IT OF TRANSPORTA1/0N "IWIUAI. OF 1RAFF1C CON1ROLS FOR CONSTRUCTION AND J.IA//filJ/ANCE WORK ZONES"
(3) STA'/E OF CAUFORNIA, DEPAIITIIENT OF TRANSPORTATION STANDARD SPECIFICATIONS

STANDARD DRAWINGS
(1) SAN DIEGO REGJ<m<L STANDARD ORAll!NGS
(2) STA'/E OF CAUFORNIA, DEPAJm/£/IT OF TRANSPORTATION STANDARD PLANS LEGEND
~PT10N
PRDP£R1Y UN£
CElllfRUII£ OF RD,llJ
PROPOSED SE18'.CKS

PROPOSED HARDSCN'E PER LANOSCN'E ARCHITECT PLANS
PROPOSED CONTOI/R UN£
f)(/STI/IG CONTOI/R I.I/If'
PROPOSED w.sONl?r R£T,'JNJ//G WALJ. PER PLAN
fX/STING IMSONRY R,.7",'JNJ//G WALJ.

PROPOSED 0£COl.fPOSED GRANlT£ (D.G.)
PROPOSED 4-INCH STORIJ WJ/1
PROPOSED ROOF oo;m SPOUf
OvVNER'S CERTIFICATE
SYMBOL
1:- ,·• .. -:•.:-.-1 -----151-----
== ====a:=:==
1, ===-c=cc--=====::c- AS OWNER/OE:vELOPER OF 1H£ PROPERTY D£SCR/8£D H£REJN ACKNOWl.£DGE THESE Pt»IS li4Vc B££N PREPARED AT MY DIRECTION WfTH UY FULL CONSENT. I FULLY UNDERSTAND AND ACCEPT TH£ TFRMS AND CONDIJIONS COWTAJNED H£RE/N AND AS ATTACHED BY REFERENCE ON THIS GRADING PLAN. fT IS AGREED THAT FIELD CONDmON5 W.Y REQUIRE CIWIGES TO TH£$£ PLAHS. ,r JS FURTHER AGRfED TWIT 1H£ OWNER (OE:vELOPER) SHALJ. HA\£ A R£GIS1'£RED CML £JIG/NEER /,IA/{£ SUCH CHANGES, ALTERATIONS OR Alllll1IOIIS ro 1HES£ PLANS WHICH 1H£ CITY £JIG/NEER DElERMINES ARE NECESSARY AND DES/RABI.£ FOR !HE PROPER COMPLETION OF TH£ IMPROV£UENTS.

I FURTHER AGRff ro COI.IM£/IC£ WORK ON ANY IMPROVEJ,/£/ITS SHOKN ON !HES£ PLANS WITHIN EXIS/lNG CITY RIGHT-OF-WAY WITHIN 60 DA\'S OF 1H£ CDNS1RUC1/0N PERMJr ANO ro PURSUE SUCH WORK AC11VE1.Y ON EVERY NORMAL WORKING DAY UNTIL COMPl.ETED, IRR£SP£C11VE ANO INDEPENDENT OF ANY OTHER WORK ASSOCIATED WITH THIS PROJECT OR UNDER llY CON1RDL
FORD AND CASSI£ BLAKEl.Y
211 OCEAN STREIT
SOLANA BEACH, GA 92D75

DECLARATION OF RESPONSIBLE CHARGE
I, BRW/ M. AADOUNO, HEREBY DECLARE THAT I AM THE ENGINEER OF WORK FOR THIS PROJECT, TWIT I HAI£ EXCERCISED RESPONSIBLE CHARGE O\£R 1H£ OESIGN OF 1H£ PROJECT AS 0£f111ED IN SECTION 6703 OF !HE BUSJNESS AND PRDF£SSJONS COO£, ANO TH£ D£SIGN IS CONSiST£NT WITH CURRENT STANDARDS AND TH£ CITY OF SOLANA BEACH RESOLUT10N No. 2007-170.

I UNDERSTAND THAT TH£ CHECK OF PROJECT DRAWiNGS AND SPECIF1CA110NS BY THC CITY OF SOLANA BE:ACH IS CONANED TO A RruEW ONLY AND DOES NOT RWE:\'£ M£ OF RESPONSJBIUTIES FOR PROJECT DESIGN.

BY.,· ________________ _
BRIAN ARODUNO RC£ No. 71651 EXP 12/Jl/2021 PASCO LARET sunm &: ASSOCIATES ADU EARTHWORK QUANTITIES : EARTHWORK QUANTITIES :

SITE GRADING:

CUT: S CY
FILL: 0 CY
EXCAVATION FOR FOOTINGS: 0 CY
SITE GRADING (OUTSIDE OF STRUCTUR£),
cur, JD er FILL: BO CY
EXCAVATION FOR FOOTINGS: S CY
RD,JOVAL k RECOMPAC1/0N (UNDER SIRUCTURE), 16 CY RD,JOVAL k RECOI.IPACTIDN (UNDER STRUCTURE), 1DD CY TOTAL GRADING : 21 CY
TOTAL EXPORT: 5 CY
TOTAL GRADING (CUT ANO Fill. OUTSIDE k BELOW STRUCTURE) , 215 CY TOTAL IMPORT: 50 CY
EARTHWORK QUANTmES AR£ ESTTMATED FDR PERJJIT PURPOSES
ONLY AND REPRESENr COMPACTED (IN Pt.AC£) VOLUMES ONLY. THESE VALUES ARE CALCULATED ON A 1HEOR£71CAL BASJS. ACTUAL OUAll11T/£S MAY VARY DUE TO OBSERVED SHRfNKAG£ AND/OR SWfil FACTORS.

COASTAL COMMISSION PERMIT NO.

CITYOFSOLANABEACH PREUIJ!NARY GRADING PLAN FOR:
211 OCEAN STREET
DRAWING NO.

DRP21-004
SDP21-004

SHEET/ OF I
0 NORTH
SCALE: 1 /8" = 1'
~·- 16
FEET
24 BIOFILTRATION
AREA

DECOMPOSED

GRANITE

PROVIDE HANDRAIL
42" HIGH FENCE --t+--*:.s:ll.lli:
- J...-

CONCRETE DRIVEWAY

APRON IN RIGHT-OF-WAY

LOW VOLTAGE LIGHTING
<1 SPOTLIGHT UPLIGHTING TREE
FX LUMINAIRE VS UPLIGHT - 6 LEDS (WITH GROUND SPIKE)
10 WATT - NATURAL BRASS.COPPER FINISH
◊ ~R:A~t~1?at~e~~N~~TLE~x LUMINAIRE I-IC

PLANT LEGEND SYMBOL DESCRIPTION
0 ACCA (FEIJOA) SELLOWIANA • PINEAPPLE GUAVA
• AEONIUM 'SUNBURST'· SUNBURST AEONIUM
~ ALOE STRIATA · GHOST ALOE
@) CHONDROPETALUM TECTORUM · CAPE RUSH
ii;1J DIANELLA 'LITTLE REV'
® DIETES BICOLOR • FORTNIGHT LILY
© LIMON IUM PEREZII · STATICE
w MUHLENBERGIA RIGENS • DEER GRASS
@) RHAPHIOLEPIS UMBELLATA 'MINOR'· DWARF YEDDO
s WESTRINGIA 'GRAY BOX'· COAST ROSEMARY
® BOUGAINVILLEA BARBARA KARST'

ESPALLIER ONTO WALUFENCE
OLEA 'SWANN HILL' • FRUITLESS OLIVE
FRUIT TREE • DWARF

MEYER LEMON

BEARRS LIME

NAVEL ORANGE
®) PITTOSPORUM 'SILVER SHEEN'
KOHUHU

MULCHED SHRUB AREA
BARK OR ROCK MULCH • 3" DEPTH
BIOBASIN:

CA REX TUMILICOLA • BERKELEY SEDGE

WITH REINFORCED RICE STRAW MATTING ON SIDES

PLANTING AND REINFORCED STRAW MATTING
MATURE
HEIGHT
18'·25'
2'
2'
3'
2'
2'
2'
3'
4'
2'-3'
30'
20'-35'
8'·10'
12'-15'
SHALL BE INSTALLED ON ALL SIDE SLOPES OF THE BIO-BASIN.

WATER
USE
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
SLA
MOD
MIN.

SIZE
5 GAL.
1 GAL.
5 GAL.
5 GAL.
1 GAL.
5 GAL.
1 GAL.
5 GAL.
5 GAL.
5 GAL.
5 GAL.

TRASH ENCLOSURE.
4' HIGH SOLID BOARD

FENCE AND GATES

QUANTITY
10 44
29 8
17 3
23 15
54 6
9 36" BOX
MULTI
15GAL. 3
15GAL. 7
1 GAL. 16"O.C.
'_HIGH FENCE ANO_

GATE PER POOL

BARRIER REQUIREMENT

CONCRETE STEPPING

STONES SET IN
GRAVEL OR D.G
(PERMEABLE)
OSED 2 STORY
AMILY RESIDEN F.F 76.67

CONCRETE STEPPING
S"IO~ES SET IN GRAVEL OR OG
(PERMEABLE)
/
PAD 76.0

ESTIMATED TOTAL WATER USE (ETWU) WORKSHEET
Th,: projccl" s Es1im11ted To1:,.I Water U},I.· is calculutl-<l using 1hc lullo\\ing. formula .

F.TWU = (ETo)(0.62{ PF x HA +SLA ) IE
ETWI I :: r .. ~1im.11cJ 1111a l \\:tier U'iC pt·r }c:Jf 1r,.1llnn, pt·r ~earl Efo "'bapo1r.mspira1io11 ra\c {inches f)l"f ~\"arl
\'t· "' Plant 1-acttJr fn.Hu WUCOL~ (X"l" Jk linition!>/ HA = H)dr11-1.r111e An--J (square fo,:11: Dcfin1: h)dn,-m111..-s hJ 1•all'f use: •c"!- Im•. lo,1. nx.Kkr.i.1,· J.nd high ~LA : ~f"",'C'ial l.undx11p1.· Arc., IMJU.1/'e rcc.·t, Edible plnnls. nTi~h .. -d \\ ilh fCCJCkd 11awr. &. 1urf US<.'d for ac11•c pl.i~

0.6:? = U 111,c11,,iun b,.:11,r lto g.illun~ per ~ uan· f11011 IE :: lmJ:;llion Eflicitoc•

CITY OF SOLANA BEACH ESTIMAT ED TOTAL WATER USE (ETWU) WORKSHEET L,ne Hydro-zone Number (1 - 4 Below - use as many tables as necessary lo complete all hvdrozones)
Evapotranspirat1on Rate (ETo)
See •A' below usE 41 (west of 1-5)},7 (east of 1-5)
Convers10n Factor - .62 Os2
(line 1 x ltne 2) : 25.42 (we,t of 1-5):129.14 (east of 1-5) Plant Factor (PF)
See ·a· below 0.3 0.6 1.0
Hydrozone Area (HA) - in square f~t
(line 4 x line 5)
1mga1iori Etftciency (IE)
See ·c· below
(line 6 - line 7)
TOT Al of all line 8 boxes + $LA
Lm@3 x Lm@9
1,361
408.3

0.81 504
35 492
21 492

0.81 1.00
26 492
1,286
Estimated Total Water Use - ETWU
(gallons per year) 10 32,690 gallons per year
Total shall not exceed MAWA below
A 1-:r,. . t: ... ,.,.i,. .. ,,,.n<1111H Mir =
1 hlC~I or 1-:i)
7ic;a'-Lof I .'ii I
D r1-· .ri.1"l' 1K1ttr - t ·,r1r r1r·o1.\tYHHr,1.,
iJffu.,./..- ll<r C<IU,rt!f")'/or •·••" ,,uin H•r.l.
n,., ,..,,..,,, ,. . .,.,, "u rF .,.,,, N "''" wM" .. "",,,,,,._., ,.,,,.,,.,, •.• , •• ,._w1 .... :,,,,.,., ll:. - lm~ri 111ilflnr11n·
.-v,n,, •• ,s N,,,,.., ifJ
11;,1,1,1,.,,,.:75
\l/'r,,i.11,, --.•
/lr1f ,( 1/!,·m ,,.,.,, • «;/
C
SLA
-
264
I 11/ .- ll.U lm/.,,,. 11.,•n{ •r l'l.u,a
r, 1_/ 1\ /,,,.,. ll,,1.-, t ... ri.-,
, •:::,~l ,;,".~~~:::,'~"'::1~,:t••"· ,t,l,fJ,r,,/'/ IJ .... ,,,,,.,.,,.,,,,,,.,.,_.,1",il\,.,..,,_~.,.,;,,.,, ,111,""1 1,,.,,,...,,,.,,11,.1/1,-C,11 f'ktt•nr, MAXfMUM APPLIED WATER APPLICATION (MAWA~)_c_al_c_ul_a_li_on_: _ ___ ~

25.42 ilETAF, 2152
2:iA~ (ll :?9 .1 ➔ ·1 utal l...an<l~-;,r,,;· Arc-..
) + I I-ET AF x ~ )I =
lntal SI.A
MAWA
33,107 gallons
GM
Drawn By
I

CONCRETE SQUARES

WITH JOINTS FILLED
WITH GRAVEL. ROCK

OR ARTIFICIAL TURF
(PERMEABLE)
PA 7 - SWIMMING PCOl...
- --------~,✓
y
/
= =====~- =- -~✓;;,..,.,. _
/
_I
ACCESSORY _DWELLING UNIT

FRUITLESS OLIVE
:?;..' ",;~;~;: ; ~❖
FR
'J'
FRUIT
TREE
(TYP )

HYDROZONES
SYMBOL
, .. ·. -·-:·-1

LANDSCAPE ARCHITECT OF 'NORK
ZONE
#1
#2
#3
#4
AREA
VEG. TYPE
WATER

USE PLANT FACTOR

0.3 SQ. FT. IRRIGATION TYPE IRRIGN. EFFIC.

TREES/SHRUBS LOW
MOD
1,361
SHRUBS 0.6 35
POOL
CITRUS
TOTAL:

WATER FEATURE 1.0 492
SLA SLA 264
2,152

LANDSCAPE ARCHITECT'S CERTIFICATION
l am familiar with the requirements for landscape and irrigation plans contained in the City's Water Efficient Landscape Regulations.

I have prepared this plan in compliance with those regulations and the Landscape Design Manual. I certify that the plan implements those regulations to provide efficient use of water.
c~ < MPrw: 10/20/21
GEOR MERCER RLA #4055 DATE
DRIP 0.81
DRIP 0.81
FILLER PIPE 1.00

DRIP SLA
LANDSCAPE ARCHITECTURE 990 SEACOAST DRIVE, STE. 20 IMPERIAL BEACH, CA 91932 (619) 882-2499
E-mail: 5mercers@slxg!obal.net
COASTAL COMMISSION PERMIT NO. X-XX-XXXX-X GMA I 21-003
CITY OF SOLANA BEACH DRAWING NO.

LANDSCAPE PL.AN FOR: SBGR-XXXL
APN: 263-191 ·09·00

BLAKELY RESIDENCE
211 OCEAN STREET SHEET 1 OF 1
City of Solana Beach
City Council Meeting
Attn: Katie Benson
Re: 211 Ocean Street
February 1, 2022
Dear Katie,
I request the City Council waive the SDP requirement for the changes we proposed outside the building envelope.

As discussed from the last City Council Meeting, the change was made to the back-west corner of our proposed building envelope. We made the change based on feedback from the last DRB meeting and meeting the objectives of the neighbors. The only neighbor this change impacts is on the west elevation of our property (the McBriars). We reviewed the proposed change with Erin and Mat McBriars (223 Ocean St). The McBriars are very supportive of this change as it offers them additional privacy (removing a deck and replacing it with a closet). To confirm the McBriar’s support, they have provided a written document to City’s Staff (Katie Benson) showing their positive support for this small update.

Feel free to contact me if you have any questions,
Ford Blakely
211 Ocean Street
Solana Beach, CA
92075

CITY OF SOU A BEACH
635 SOUTH tlGHWAY 101 •SOILANA r • CALIFORIM 921175• (11581720-2400 •FAX (IIS8l 755-1782

STORY POLE HEIGHT CERTIFICATION
Assessor's Parcel No.:

Site Address: ,
Owner's Name:

TAJJ~g
This is to certify that on :::b~t!,~,p.g,1c:/4:::fsli~Z-S-~:5:::... - the story poles located on the above referenced site were surveyed by the u_ndersigned, and found to be in conformance with the attached story pole plot plan. In addition, the following measureme
Highest point of the story poles:

Pre-existing grade:
v/00.}:5' (M.S.L.)* ~ 22 ON ~ r oe£)(' ·Cl';ic_.
v 15.8'+/- (M.S.L.)*
Finished grade elevation: v- 'f 5.--=f 5 (M.S.L)*
Finished floor elevation: ____ (M.S.L)*
TOTAL MAXIMUM HEIGHT _ v z.5.00 I
PLEASE NOTE: The story poles must show and include the total height m · roofing materials. At framing inspection I a Height Certification will be required · conformance with the maximum height sh on Story Pole Height Certification.

For additional information,
~
please contact at r{.A?- ZZ4-7"153 (phone nlM.ll:~~
. .
~ 4Neyor
Seal of Registration:
*Mean Sea Level (MSL) - all measurements must utilize an established n mark that will not change over the course of the project. ,Jo 1 • _....,,...... ~ ~ January 2019 Page 21 of 25
C-Story Poles, Inc.
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CITY COUNCIL ACTION:
______________________________________________________________________ ______________________________________________________________________ AGENDA ITEM # B.3.

STAFF REPORT

CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Gregory Wade, City Manager
MEETING DATE: February 9, 2022
ORIGINATING DEPT: Community Development Department
SUBJECT: Public Hearing: Consideration of Resolution No. 2022-006 Approving Modifications to the Development Review
Permit and Structure Development Permit Waiver for
Solana Highlands Project (17-14-29) Approved in 2018, a 260-Unit Residential Community Including Affordable
Senior Housing at 661 - 781 South Nardo Avenue and 821
Stevens Avenue (Case # DRP MOD 20-002, Applicant: H.G.

Fenton)
BACKGROUND:

On December 17, 2018, the Solana Beach City Council (Council) certified the Final Environmental Impact Report (FEIR) and approved a Development Review Permit (DRP), Structure Development Permit (SDP), and Vesting Tentative Parcel Map (VTPM) to construct the Solana Highlands Revitalization Project (the “Project”) under Resolutions 2018-131, and 2018-132, respectively (see Attachment 1). The Council approvals also included an Affordable Housing Density Bonus and Waiver of Development Standards under State density bonus law, and a Fee Waiver. The approved Project is a residential development consisting of 260 residential units, including 32 senior affordable units, comprised of studios and one and two-bedroom units, 10,287 square feet of clubhouse/leasing office space, 261,266 square feet of landscaped area, 65,434 square feet of open space, 525 on-site parking spaces including 233 garage spaces, 22 covered parking spaces and 270 open or guest parking spaces. The site is located within the City’s designated High Density Residential (HR) Zone at 661-781 South Nardo Avenue and 821 Stevens Avenue.

The existing project site is bounded by South Nardo Avenue on the north, Stevens/Valley Avenue to the east, Saint James Church and Academy to the west and the Turfwood residential condominium community to the south.

The site is irregularly shaped and currently varies from an elevation of approximately 60 to 150 feet above Mean Sea Level (MSL), sloping generally upward in elevation from the southeast area of the site to northwest. The project site is currently developed with 194 February 9, 2022
DRP MOD 20-0002 H.G. Fenton

multi-family residential units and associated amenities within the Solana Highlands community and four additional multi-family units located to the east.

The Solana Highlands apartment complex was constructed in the early 1970s. It is comprised of 16 buildings, carports and surface parking, various hardscape and landscape areas (including driveways and open green space areas), a coin-operated laundry room, tennis courts, a clubhouse with administrative offices, a fitness room, a business center, a swimming pool and three additional adjacent structures providing four multi-family units. The adjacent multi-family homes were constructed in the late 1940s and mid-1970s.

The proposed Project involves demolition of all existing structures on site and construction of a new rental apartment community consisting of 228 new multi-family residential units, and 32 affordable senior housing units, for a total of 260 new units in 24 buildings on-site. The Project proposes a net increase of 62 residential units consisting of 32 affordable senior units and 28 market rate units.

The existing project site is 13.4 acres (583,704 gross square feet) and is composed of three parcels (12.99 acres, 0.31 acres and 0.11 acres) and will ultimately be consolidated into two parcels as follows: Parcel 1 will contain 228 market rate rental units on an 11.64- acre site and Parcel 2 will contain the 32 affordable senior units and will be a total of 1.77 acres in size, as shown below:

II :,-,.•.-::T~---
r, ;"'.:~=-~..:r-- 0 :.-..,..-r;-o;- "---· .. ·- ..,,. ,, rrr"'r."l" .. <r' ,_ . """·"~,..:---- ,, ll"T.~- -...... • 'r."":"..ir::-."'t-Mr-- ' ~~'vi=i-u-- -
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VESTING TENTATIVE PARCEL MAP CASBHO 17- 14-1' ~
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ou,wr
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~1£,a,r."'!l:- ~r:~-
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UJ:.-a'":.Hilr&"'21:.~-• - .an,
8 February 9, 2022
DRP MOD 20-0002 H.G. Fenton

The height of the Project was certified on June 18, 2018 as follows:
• The highest point (elevation) of the Project is 149.5 above MSL, measured at Story Pole #39, with a building height of 25 feet at that location. • The tallest/maximum height of the Project is 47.1’ above the lowest point of the existing/proposed grade at Story Pole #86 where the project site elevation is 116 feet above MSL at that location.

An earlier version of the Project was heard before the City’s View Assessment Commission (VAC) in September 2015. Following substantial revisions to the overall site plan following the 2015 VAC process, a new site plan was prepared and a new story pole plan was certified. The new Project site plan was evaluated by the VAC in October 2018 and November 2018. During the October 2018 and November 2018 VAC proceedings, all view claims were denied by the VAC due to the changes made to the site plan as reflected in the final Project design ultimately approved by the City Council on December 17, 2018.

Grading estimates are 187,000 cubic yards of cut, 27,000 cubic yards of fill and 160,000 cubic yards to be exported off-site. The Project was conditioned such that the Applicant must make every effort to participate in the City’s Sand Compatibility and Opportunistic Use Program (SCOUP) if the excavated material is suitable for beach replenishment up to a maximum of 150,000 cubic yards per the City’s SCOUP permits.

February 9, 2022
DRP MOD 20-0002 H.G. Fenton

The Applicant was required to obtain a DRP as the Project met the following DRP thresholds: 1) new construction totaling 30,000 gross square feet or more, 2) any residential project of 20 or more units, 3) any new residential structure or structural addition in the HR zones which exceeds 25 feet in height, or 4) any project that includes grading in excess of 100 cubic yards. A SDP was required as elements of the Project exceed 16 feet above existing/proposed grade.

Through an extensive, multi-year community outreach process, the Applicant made significant design changes to their original proposal based on community feedback. The nature of the Applicant’s changes addressed private view issues and community compatibility concerns. The approved site plan is shown above.

The Project was reviewed through a Draft and Final Environmental Impact Report (EIR) for compliance with the requirements of the California Environmental Quality Act (CEQA).

The Final EIR was certified and the City Council approved a Development Review Permit (DRP), Structure Development Permit (SDP), Vesting Tentative Parcel Map (VTPM) and other related entitlements on December 17, 2018.

Following City Council approval, the Applicant submitted an application to the California Coastal Commission (CCC) for a Coastal Development Permit (CDP). Conditional approval of CDP 06-19-0109 was issued by the CCC in May 2019. Following CCC approval, the Applicant initiated preparation of construction and engineering plans and submitted applications for ministerial building permits to the City in December 2019 for certain building, grading and public improvement elements of the Project.

City Staff and the Applicant coordinated on the permit processing to discuss and review comments on the project plans intermittently throughout 2020. Processing efforts were somewhat slowed and/or hampered by COVID-19-related restrictions and protocols and related Staff work modifications.

During 2020 and continuing until the present time, input from community stakeholders was obtained by the Applicant on several key topics including landscape concepts, the traffic calming plan and Applicant-initiated revisions to Buildings 13, 19 (Clubhouse) and

24. Members of the community have also held their own meetings to discuss various project elements and community engagement on the Project remains ongoing.

The Applicant is also continuing efforts to support their future anticipated participation in the City’s SCOUP beach sand replenishment program during the initial construction phases (estimated to be 2022-2023). City Staff have shared their experiences on the Solana 101 SCOUP project that placed sand on the City’s beaches in the Spring of 2021 with the goal of refining future SCOUP project logistics and activities.

In Spring 2021, the Applicant resubmitted a formal application to modify discrete elements of the previously approved Project to allow design changes to proposed Buildings 13, 19, and 24. At that time, City Staff and the Applicant also began to finalize the Project’s Landscape Plan and traffic calming plan and exterior building materials ensuring that each remained consistent with the goal and intent of City Council-imposed Conditions of Approval contained in Resolution 2018-132 (See Attachment 1).

February 9, 2022
DRP MOD 20-0002 H.G. Fenton

The issue before the Council is whether to approve, approve with conditions, or deny the Applicant’s request for DRP Modification 20-002 (see Attachment 2) including changes to conditions of approval and SDP waiver and adopt Resolution 2022-006 (Attachment 3).

DISCUSSION:

On April 6, 2020, the Applicant submitted an initial request to (1) approve minor modifications to three buildings of the previously approved project and (2) modify certain City Council Conditions of Approval. Due to COVID-19-related delays, application processing slowed until April 2021 when the Applicant resubmitted an updated application with supporting materials (See Attachment 2) and permit application processing was once again resumed. Below is a summary of the scope of the Applicant’s DRP Modification and SDP Waiver Request (DRP/SDP MOD 20-002). Supporting documentation for each project element listed below is included in Attachment 2 to this Staff Report which contains the Applicant prepared materials.

Summary and Overview of Applicant Requested Project Modifications • Building 13. The Applicant is requesting consideration of a modification of the City Council Condition of Approval X.a.i. requiring that Building 13 be lowered by six (6) inches from the revised story pole plan elevation submitted on October 2, 2018, limiting the maximum elevation of building 13 to 134.9 MSL. The Applicant requests the condition be revised to lower the maximum building height of the easterly 47 feet of Building 13 by an additional 3.0 feet (to 130.5 MSL) and allow the remaining westerly approximately 144’ feet of Building 13 to be constructed to the height of 139.9’ MSL as originally depicted and certified by story pole certification dated 6/14/18 and waiver of the story pole requirement for this modification.
• Building 19. The Applicant requests consideration of modifications to Building 19 (Clubhouse) on three sides (exterior façades) to allow second-floor balconies, open on three sides with a roof, on the front and rear of the building, and exterior stairs on the street-side of the building, which would project outside of the previously permitted horizontal envelope and waiver of the story pole requirement for these modifications.
• Building 24. The Applicant requests consideration of a modification to the site plan to shift Building 24 approximately 60’ feet east and waiver of the story pole requirement for this modification.
• Onsite Parking Management Plan. The Applicant requests consideration of a modification to City Council Condition of Approval XVIII.c. requiring submittal of an onsite Parking Plan to the City Manager on or before March 1, 2020 to allow additional time to develop the parking plan. The Applicant requests they be allowed to submit the onsite Parking Management Plan to the City Manager on or before September 1, 2023.

February 9, 2022
DRP MOD 20-0002 H.G. Fenton

• Offsite Traffic Calming Plan. The Applicant requests consideration of refinements to the originally approved traffic calming conceptual plan reflecting an iterative review process that has benefitted from the input of the community as well as the input of the City Engineer and the Solana Beach Fire Department. • Final Landscape Plan. The Applicant requests consideration of a modification of a portion of City Council Condition of Approval XXVI requiring separate City Council approval of a Final “Conceptual” Landscape Plan. The Applicant requests that a Final Landscape Plan be reviewed and approved by the City Council essentially skipping an interim approval of a Final “Conceptual” Landscape Plan.

The Applicant also requests removal of the requirement for ten (10), 84-inch box trees be installed onsite.

Each of these requests is further detailed below.

Requested Change to Building #13 – The Applicant is requesting amendment of Condition X.a.i. of 2018‐132 that requires the reduction of the maximum height of Building 13 by six (6) inches from the revised story pole plan elevation submitted October 2, 2018 and limiting the maximum building elevation for building 13 to 134.9 MSL.

The Applicant requests the condition be revised to reduce the maximum building height of the easterly approximately 50 feet of Building 13 by an additional 3.0 feet and limiting it to 130.5 MSL, and to allow the remaining westerly approximately 144’ feet of Building 13 to be constructed to the originally proposed height of 139.9’ MSL as originally depicted and certified by the story pole plan certification dated June 14, 2018.

This proposed amendment to the massing of Building 13 addresses the portion of the building of most concern both to the City Council and to the claimant (Wilson) who filed a View Assessment Application in conjunction with the SDP in June 2018. This request would further reduce the required 6-inch height reduction an additional 3.0 feet while allowing the portion of the building not visible from claimant’s view to return to the pitched roof architecture that is more aesthetically compatible with the overall architecture of the remainder of the Project. The image below from Attachment 2 shows the proposed reduced building height of the easterly portion of Building 13 and the proposed height of the westerly portion of Building 13.

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An email from Weber/Nunn, a former view claimant, was received requesting that the currently proposed changes be story poled and go through the Structure Development review process once again (Attachment 4). The Weber/Nunn claim was filed in 2015 and the applicant submitted a substantially revised site plan which was story poled and certified in June 2018. This 2015 view claimant had their view claim heard by the VAC in November 2018 where it was denied.

The proposed changes before City Council for Building 13 are entirely within the story poled building envelope for Building 13 originally installed and certified on June 14, 2018.

This certification established the maximum height of Building 13 at 139.9’ MSL during the SDP notification and review period that ran from June 19 through July 20, 2018. Following the receipt of claims for view assessment, the ridgeline was reduced by 4.5’ to a height of 135.4’ and a new ridgeline flag was set at that elevation and the SDP was amended 0 2 @J r--------tt.o•----1-------:,.-.. , ·-------o--1T-O---<- --------J.T•l;'"'---------,o, ~----, ---~ f •20'-11T l•U'C 1•2&'.a" +:l(i'-1 1' 1-34·..,- I•~~- f .W lo'~H w.ci..!C l'ie K .. H!.-d,S· Ii "IQ _, ' ~24_7 - · "XLS ,~5
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accordingly specifically to address the 2018 Wilson view claim. The View Assessment Commission (VAC) considered the revised proposed height of 135.4’ at the VAC meeting on October 16, 2018, and recommended approval, however, the claimant requested further consideration of his claim by the City Council, resulting in the condition to reduce the height of Building 13 by 6 inches to 134.9 MSL. Additionally, Condition X.a.i. further stated that, “The manner in which this height reduction is achieved shall be at the discretion of the Applicant.” Attachment 1 includes the approved DRP/SDP configuration, and a copy of the June 14, 2018 story pole certification. The Weber/Nunn view claim was subsequently denied by the VAC in November 2018.

Only the easterly quarter of Building 13 creates the view blockage that gave rise to the view claim addressed by Council. The westerly three-quarters of the building are within a viewshed that is largely blocked by an existing building and will be blocked in the future by proposed Buildings 2 and 12. The Applicant’s request is in keeping the Council’s direction to minimize the view impact on the view claimant, while allowing Building 13 to return to the original architectural articulation of the sloped roof.

The Applicant has discussed this proposed revision with the view claimant, John Wilson, owner of 684 S. Nardo, who has provided written support to proceed with this amendment request (see Attachment 2). The Applicant provided photographs from an informal story pole effort conducted by the Applicant at the request of Mr. Wilson. The request for a waiver of the SDP process is based on the support of Mr. Wilson. With the concurrence of the this view claimant, the Applicant is requesting a waiver of any additional story pole requirements in conjunction with this project modification as the building as revised remains wholly within the building envelope depicted in the certified June 2018 story pole plan. Any and all other view claimants have had their view assessment claims considered as part of the extensive 2018 View Assessment process, which depicted the entire building at 139.9’ AMSL.

Change to Building #19 (Clubhouse) – The Applicant is requesting consideration of a modification of the DRP to implement an updated design vision for the revitalized Solana Highlands Clubhouse & Leasing Office. Over the past three years since project approval, the Applicant’s design has evolved to capture the Solana Beach coastal lifestyle and incorporate additional amenities expected by today’s community residents. The revised elevations for Building 19 are intended to:
• Create the feeling of an upscale “beach club” consistent with the Solana Beach lifestyle.
• Establish a welcoming environment at the community’s entrance with lots of windows and a large front porch inviting residents and visitors in. • Update the Coastal Craftsman architecture consistent with the remainder of the Project, while remaining timeless and lasting.
• Evoke a sense of place by introducing a barrel vaulted clerestory element inspired by the iconic Quonset huts on Solana Beach’s Cedros Avenue design corridor.

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• Increase opportunities for flow between indoor and outdoor spaces and take advantage of the great Solana Beach climate.
• Provide a multi-function space for interaction, work, reflection, and recreation – meeting today’s trends demanding more remote workplaces, fitness amenities, and accommodating package delivery.

These additional design considerations, which are included in Attachment 2, have resulted in a request by the Applicant to modify the front and rear façades of Building 19 to allow for second-floor balconies, open on three sides, with a roof, which would project outside of the previously permitted horizontal envelope. An exterior staircase has also been included on the side of the building that would also project horizontally beyond the story poled envelope. There are also some first floor building elements that are now proposed to project beyond the original building envelope, however, these are below 16 feet in height. The Applicant is requesting consideration of this request and a waiver of the story pole requirement for these modifications. The image below from Attachment 2 shows the projections of the second floor covered balconies and exterior staircase in light blue and proposed first floor roof projections that are less than 16 feet in height in gray.

This is discussed in further detail later in this Staff Report under the View Assessment discussion.

The modified elevations are consistent with the Coastal Craftsman style architecture exhibited throughout the Project and are intended to create a strong statement at the project entrance emphasizing the coastal lifestyle and a high-quality architectural design.

The building would have a wide front porch and large windows to invite residents and \
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guests to enjoy the building and provide a high degree of visual transparency and circulation between indoor and outdoor areas consistent with the Solana Beach lifestyle.

The revised building is largely consistent with the scale and massing of the previously approved Building 19, except for small sections of the building projecting beyond the story poled building envelope as shown in Attachment 2. The additional projecting areas on the front and rear of the building contain roofed second-floor balconies, open on three sides and a staircase has been included on the side of the building that projects horizontally beyond the 2018 story poled envelope. No element of the roof of Building 19 would exceed the height of the ridgeline that was depicted in the 2018 story poles. Each of the three additional projecting areas contains a roofed second-floor balcony or staircase, open on three sides, minimizing any massing impact of the additional projection.

The Clubhouse is located at the lower elevation easterly end of the site. The highest ridgeline of the building is well below both the existing and future natural landform as the site rises to the west. No view concerns were raised with the Clubhouse (Building 19) or any of the other nearby buildings during the City’s View Assessment process. These horizontal projections do not create any additional view obstruction of any offsite vantage points as the newly proposed projecting elements are blocked by other onsite buildings.

The revisions to the clubhouse (Building 19) are consistent with the architecture and design quality established by approved DRP. The area on the front, rear and side façades that project outside of the envelope depicted by the approved story poles do not create any additional new view impacts, and thus a Story Pole Waiver has been requested. The remainder of Building 19 is within the approved envelope and underneath the ridgeline created by the approved building/story poles. The Applicant is requesting a Story Pole Waiver due to the lack of view impairment created by the revised horizontal projecting elements.

Change to Building #24 – The Applicant is requesting consideration of a modification of the DRP site plan to shift Building 24 approximately 60 feet to the east and waiver of the story pole requirement for this modification.

Building 24 is a three-story building with ground floor garages and upper floor carriage units above the garages located in the southwest quadrant of the site. Views of this building are blocked from offsite to the north by Building 13 and from the south by Building

15. No view claims were filed for Building 24 during the previous SDP process.

The Applicant is proposing to revise the location of Building 24, shifting it approximately 60 feet to the east, in order to create a shared pedestrian walkway between Buildings 14 and 24 intended to enhance the resident experience instead of having front doors immediately open onto parking spaces. This modification will also remove project massing away from the western site near the St. James Church and Academy located west of the site Below is a depiction of both the original and proposed location of Building

24. February 9, 2022
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The proposed location of Building 24 remains blocked from view from the north by Building 13, from the south by Building 15, and from the west by Building 14. It is moved further away from the west, although maintains the same vertical massing when viewed from west to east. The eastward shift of Building 24 would not result in any new view impact as shown in Attachment 2.

The proposed location of Building 24 remains blocked from view from the north by Building 13, from the south by Building 15, and from the east by Building 14. It is moved further away from the west, although maintains the same vertical massing when viewed from west to east. The Applicant is requesting a waiver of any additional story pole requirements related to this proposed change.

Traffic Calming Plan – Resolution 2018-132 contained Council Conditions of Approval related to improvements of the existing roadway network adjacent to and in the general vicinity of the project site consistent with the City’s General Plan Circulation Element and implementing certain recommendations of the City’s Comprehensive Active Transportation Strategies (CATS) Program. Conditions in the original Resolution 2018- 132 specifically required the Applicant to work with City Staff to develop Traffic Calming Plans as articulated in the subject resolution and to obtain City Council approval for the proposed traffic calming measures.

Attachment A.I Building 24 Layout Changes
TY

ORIGINALLY APPROVED SITE PLAN

CURRENT SITE PLAN

SOLANA HIGHLANDS SOLANA BEACH, CA
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The Applicant and the Applicant’s Engineering team met with City Staff on several occasions and discussed various elements of the traffic calming measures. Almost all measures were properly developed and designed consistent with the original requirements of the approved City Council Resolution. The following items deviate from the original requirements and are presented here for Council’s consideration. • Condition II-(1) of Resolution 2018‐132 discussed requirements for improving the operation of the Turfwood driveway access to Valley Avenue. This requirement included timing modification of the traffic signal at the intersection of Valley Avenue and Stevens Avenue to provide a more efficient egress at Turfwood Lane vehicular access. After careful evaluation of the signal timing performed by the City’s Traffic Engineer, it was determined that any timing adjustment and or signal phasing revisions would have unintended and negative consequences for all other signal phases at the Stevens/Valley intersection. City Staff recommends implementation of creative striping at the Turfwood driveway access to Valley Avenue coupled with the addition of an electronic speed limit sign on southbound Stevens just south of Nardo, and improving the sight visibility distance for vehicles entering Valley, would greatly enhance the operation of the Turfwood driveway. City Staff is also recommending that the Applicant monitor the operation of the Turfwood driveway for a period of one year after full implementation of all other measures and provide a report to the City Engineer. If additional enhancements are warranted, the Applicant and City Staff will make appropriate adjustments. Revisions to the signal timing is not recommended at this time.
• Condition II-(2) of Resolution 2018‐132 discussed measures by which vehicular right turn movements from eastbound Nardo Avenue to southbound Stevens Avenue will be more controlled or slowed. This condition discussed modification to the design and timing of the traffic signal at the intersection of Nardo Avenue and Stevens Avenue. After discussion with the City’s Traffic Engineer, it was concluded that any such design changes to the signal system would be less effective than implementation of certain physical constraints to lower the vehicular traffic speed for these right turn movements. With that in mind, City Staff worked with the Applicant’s design team to redesign the existing curb-return at the southwest corner of this intersection to reduce the curb radius. This would require motorists to reduce their speed before making the right turn onto Stevens Avenue. As recommended by Staff, the Applicant’s design team supplemented this design by adding continental crosswalks on Nardo Avenue and Stevens Avenue and upgrading of the existing non-standard curb ramps at the northwest corner of this intersection and across Stevens to the east side of the street. City Staff believes these measures will accomplish the City Council’s desired intent to slow traffic making righthand turns from Nardo onto Stevens. This modification is included in the Applicant’s Traffic Calming Plan included in Attachment 2.

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• Condition II-(7) of Resolution 2018‐132 Requires the Applicant to install a Speed Table and crosswalk (a long flat speed bump) on Nardo Avenue between east Solana Circle and Nardito Lane. The Applicant organized a community meeting where community members expressed interest in adding stop signs to South Nardo Avenue at Nardito Lane and at Solana Circle instead of the Speed Table.

Should the City Council direct City Staff to proceed with the installation of stop signs along South Nardo Avenue, the City Engineer would direct the Applicant to eliminate the proposed speed table and instead provide two thermoplastic continental striping crosswalks; one crossing Nardo Avenue from the northwest corner of Solana Circle and Nardo and one crossing Solana Circle south to the southwest corner of Nardo and Solana Circle.
• Condition II-(8) of Resolution 2018‐132 requires evaluation of the addition of one Speed Cushion on South Nardo Avenue between Fresca Street and Nardito Lane.

This evaluation has been completed and it was determined that installation of a Speed Cushion in this roadway segment is not consistent with City Council Policy 25, due primarily to the steep grade of the existing road. The Applicant worked with City Staff to design an alternate traffic calming measure in the form of two “Chokers” (Physically narrowing the road width by extending the curbs and installing short median sections). This design is equally effective for calming traffic as compared to speed cushions. This modification is included in the Applicant’s proposed Traffic Calming Plan in Attachment 2.

Parking Management Plan: The Applicant is requesting to modify Condition of Approval XVIII.c of Resolution 2018‐132 that requires submittal of a Parking Management Plan to the City Manager on or before March 1, 2020, to require submittal of the onsite Parking Management Plan to the City Manager on or before September 1, 2023. Council Resolution 2018-132 provided extensive conditions regarding the number and allocation of onsite parking spaces. No changes to the type, amount, or allocation of parking space use (i.e., reserved, guest, etc.) are proposed. This request is simply for a delay or extension of the timing for submittal of the Parking Management Plan only.

The Parking Management Plan will identify which garages, carport parking spaces, and uncovered parking spaces are assigned to each apartment as reserved parking spaces.

These allocations of onsite parking spaces will be prepared by the Applicant as part of the onsite operations plan and will be completed during the construction period and prior to the initiation of leasing efforts on the redeveloped site.

Final Landscape Plan – The Applicant is requesting to revise the portion of Condition of Approval XXVI of Resolution 2018‐132 that requires separate City Council approval of a Final Conceptual Landscape Plan and instead allowing the Applicant to move forward to consideration of a Final Landscape Plan without requiring formal City Council consideration and approval of an interim conceptual version of the Final Landscape Plan.

Resolution 2018‐132 required the submittal of a Final Conceptual Landscape Plan prior to March 1, 2019, a deadline that has been extended by concurrence of the City Manager to allow the Applicant to continue to work with members of the community regarding the February 9, 2022
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details of the final project Landscape Plan. The Council Resolution required submittal of the Final Landscape Plan prior to March 1, 2020.

The Applicant has now submitted a Final Landscape Plan that incorporates community input and satisfies the conditions of approval. The Applicant requests that the City Council accept the Final Landscape Plan and waive the condition requiring approval of a Final Conceptual Landscape Plan as essentially redundant and acknowledge and approve a revision to the tree planting plan as discussed below.

A construction‐level landscape plan was submitted to the City on December 20, 2019, in conjunction with the Grading Permit and Building Permit plan check submittals. This submittal constituted the Applicant’s concurrent submittal of the delayed Final Conceptual Landscape Plans and the Final Landscape Plan which was required by the conditions of approval to be submitted before March 1, 2020.

Following the Landscape Plan submittal in 2019, the Applicant continued to work with the members of the community to obtain input regarding the landscape materials and design for the buffer area surrounding the site. Based on community input, a plan was developed creating six distinct planting zones along the edge of the property. The planting plan ties together the Project thematically with native and other selected low water usage species, while respecting the context of the adjacent neighborhood as the perimeter of the Project transitions: from single family homes and view sensitive areas across South Nardo Avenue at the northwest; to higher density housing along the eastern portion of South Nardo Avenue and along Stevens Avenue; to the south of the property to interface with the existing Turfwood community; and finally to the east where the Project is adjacent to St. James Church and Academy.

Each planting palette was developed to attractively screen and buffer the development while respecting the established surrounding areas, allowing the Project to integrate with existing adjacent uses while avoiding a monolithic or singular palette. Each of the zones and tree species are depicted in Attachment 2, Landscape Zone Plan, Landscape Tree Zone Plan and Landscape Tree Schedule.

The Applicant has submitted a buffer planting plan which was developed with the benefit of community input including residents along South Nardo Avenue and residents of the Turfwood community. When originally brought forward for approval, the Project was anticipated to include approximately ten (10) 84-inch box Coast Live Oaks along the southern edge of the site and approximately 60 trees that would be a mix of Coast Live Oaks, Aleppo Pines, and California Sycamores in 24-inch boxes. The planting plan has been modified to incorporate smaller container sized trees, including 15-gallon size trees and 24-inch box trees. The proposed changes are in response to concerns raised by adjacent residents expressing concerns regarding the viability of transplanted 84-inch box trees and potential impact on hillside / slope stability as well as the ability of smaller container sized trees to grow faster after transplantation.

In lieu of ten (10) 84-inch Coast Live Oaks along the southern edge of the project site, the planting plan includes twenty (20) 24-inch Coast Live Oaks in the East and NorthEast Zones. Along the southern project boundary, screening will be provided by eleven February 9, 2022
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(11) Coastal Shrub Oaks in 15-gallon containers that are more appropriate for slope planting. Other prominent screening trees in the South Zone include fifteen (15) Torrey Pines and various other tree species. More than sixty (60) 24-inch box trees will be located within the buffer zones in a combination of oak, palm and other native and drought tolerant tree species all selected with the benefit of community input.

Council Resolution 2018-132 required the submittal of a Final Conceptual Landscape Plan prior to March 1, 2019, a deadline that has been extended by concurrence of the City Manager that allowed the Applicant to continue to work with community stakeholders regarding the details of the project Landscape Plan. Community input was not only incorporated into the Landscape Plans submitted to the City on December 20, 2019, in conjunction with the Grading Permit and Building Permit plan check submittals, but has also been incorporated in the Final Landscape Plan submittal presented to Council. As previously noted, this submittal constitutes the Applicant’s concurrent submittal of Final Conceptual Landscape Plans and the Final Landscape Plan which was originally required by to be submitted before March 1, 2020.

Given the concurrent review of the Final Conceptual and Final Landscape Plans with the Grading and Building Permit submittal packages, the Applicant has requested to proceed with the Final Landscape Plan essentially skipping an interim conceptual approval by the City Council. Additional Conditions of Approval have been added to (1) ensure that the Final Landscape Plan is reviewed and approved by the Santa Fe Irrigation District/San Elijo Joint Powers Authority (JPA) and the County of San Diego Department of Environmental Health and (2) require engineering review by EsGil of Final Landscape Plan Construction Drawings contained on Sheets LC01 and LC-13. 2018 City Council Approved Project Overview Per Resolution 2018-132 Table 1 on the following page provides an overview of the specific zoning regulations for the development of the property compared to the Applicant’s proposed Project design.

The development standards that apply to this Project are provided in the SBMC.

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Table 1 Lot and Approved Project Information

LOT INFORMATION
Property Address: 661 through 781 South Nardo
Avenue and 821 Stevens
Avenue
Lot Size: 583,704 ft2 (13.4 acres) gross/net area
of 3 existing parcels and future 2
parcels after consolidation
Maximum Allowable Floor Area: 0.75 or
437,778 ft2 (calculated based on gross
floor area)
Proposed FAR: 0.564 or 329,157 ft2*
Maximum Building Height*: 30 ft.

Proposed Building Height*: 47.1 ft.
*Subject to density bonus or waiver of development standard Zone: HR (High Density Residential)
Overlay Zone: None.

Density Allowed: 13-20 du/ac or 207 Dwelling
Units
Density Requested *: 19.4 du/ac - 260 Dwelling
Units
Setbacks:

Required: Proposed:

Front: 25 Ft. 25 Ft.

Rear: 10 Ft. 25 Ft.

Side (Street): 10 Ft. 10 Ft.

Side (Interior): 10 Ft. 25 Ft.

APPROVED PROJECT INFORMATION
Proposed Square Footage Breakdown:

Residential: 318,870 ft2
Clubhouse/Leasing center: 10,287 ft2
Total Building ft2 Proposed: 329,157 ft2
Total Residential/Building Area:
318,870 ft2 or 54.6%
Proposed Landscape and Open Space
Components:

Landscaping: 261,266 ft2
Open Space: 65,434 ft2
Required/Obtained Permits:

DRP: New construction over 30,000 square feet. New residential units in excess of 20 units. New structures in excess of 25 feet in height in HR zone. Grading in excess of 100 cubic yards.

SDP: For construction in excess of 16 feet in height measured from existing grade.

Proposed Grading: Cut: 187,000 yd3 Fill: 27,000 yd3 Export:160,000 yd3 Required Parking: 495 spaces
Proposed Parking: 525 spaces
Proposed Fences and Walls: Waiver of
development standards requested to allow
maximum wall and fence heights as noted in
Table 3 due to the amount of grading required and
general lowering of the grade of the site.

Existing Development: High density multi-family
residential (rental) community consisting of 198
units, club house and leasing center, swimming
pool, driveways and parking areas, fencing, utility
poles, and landscaping.

To be demolished: Yes
To Remain: N/A Other: N/A
As shown above, the approved Project meets or exceeds the required setbacks listed in the SBMC. The Project also complies with the applicable development regulations for a high-density residential development, including parking, density and floor area, except where waivers of development standards were specifically approved pursuant to the density bonus application that were approved by the City Council on December 17, 2018.

A new Resolution 2021-131 has been prepared and is attached to this Staff Report for Council consideration (Attachment 3). Resolution 2021-131 provides the pertinent regulations for the DRP and SDP and Staff has prepared draft findings of approval of the February 9, 2022
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DRP and SDP waiver for the Project for Council’s consideration based upon the information provided in this Staff Report. The Council may direct Staff to modify the Resolution to reflect the findings and conditions it deems appropriate as a part of the public hearing process.

The following is a discussion of the findings for a DRP Modification and SDP waiver as they apply to the currently proposed Project, as well as a discussion of the development plans and recommended conditions as contained in the attached Resolution.

Proposed Modifications to Previously Approved DRP/SDP# 17-24-39 The Project, as modified and described above and depicted more fully in Attachment 2 to this Staff Report must be found in compliance with development review criteria pursuant to SBMC 17.68.040. The nature of the proposed project changes as requested by the Applicant are described above. No changes to the number of residential units or parking spaces is proposed.

The following is a list of the development review criteria topics:

1. Relationship with Adjacent Land Uses

2. Building and Structure Placement

3. Landscaping

4. Roads, Pedestrian Walkways, Parking, and Storage Areas

5. Grading

6. Lighting

7. Usable Open Space
The City Council may approve, or conditionally approve, a DRP only if all of the findings listed below can be made. Resolution 2021-131 provides the full discussion of the findings.

1. The proposed development is consistent with the general plan and all applicable requirements of the zoning ordinance including special regulations, overlay zones, and specific plans.

2. The proposed development complies with the development review criteria.

3. All discretionary permits and approvals required by the city, including variances, conditional use permits, tentative maps, and comprehensive sign plans have been obtained prior to or concurrently with the development review permit.

4. If the development project also requires a permit or approval to be issued by a state or federal agency, the city council may conditionally approve the February 9, 2022
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development review permit upon the applicant obtaining the required permit or approval from the other agency.

If the above findings cannot be made, the Council shall deny the DRP. The following is a discussion of the applicable development review criteria as they relate to the proposed Project.

The Project is also located within the Coastal Zone as the entire City of Solana Beach is within the Coastal Zone. As a condition of Project approval, the Applicant was required to obtain a Coastal Development Permit from the Commission prior to the issuance of building permits by the City. The Applicant received approval of a CDP 06-19-0109 which was issued by the CCC in May 2019.

Relationship with Adjacent Land Uses
The site is located within the High Residential Density (HR) Zone which is described by SBMC Section 17.20.010 as follows:
• High Residential Zone (HR) – (13 to 20 dwelling units/net acre): This zone is intended for multiple-family attached units such as apartments and condominium buildings. Such areas are located in close proximity to major community facilities, commercial centers and transportation routes. It is intended that development in this zone utilize innovative site planning and provide on-site recreational amenities.

The proposed Project involves modifications to an approved redevelopment project for the site. The overall Project would occur on an existing developed site currently occupied by a 194-unit residential apartment complex and 4 other multifamily units.

The site is located in an urban setting and is surrounded by mix of residential land use types including single family residential neighborhoods to the north, Solana Pointe residential apartments to the northeast, single-family homes to the southeast, Turfwood condominiums to the south, and St. James Catholic Church and Academy campus to the west.

General Plan Consistency
The proposed Project may be found consistent with the General Plan, which designates the property as High Density Residential (HR), and may be found to be consistent with the following General Plan policies in the City’s Land Use (LU) Element for residential land uses:
• Policy LU-1.1: Encourage the development and protection of healthy residential neighborhoods by ensuring sensitive transitions between those neighborhoods and adjoining areas and preventing deterioration through rehabilitation and maintenance efforts.
• Policy LU-1.2: The City’s land use plan shall include residential land uses comprising a range of housing types, locations, and densities.

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• Policy LU-1.3: In order to protect the rental housing stock, protect purchasers of dwelling units, assure consistency with the general plan density requirements, assure adequate parking, and assure adequate public facilities, conversion of existing apartments to condominiums or other similar forms of subdivision shall be regulated pursuant to City zoning and subdivision ordinances. • Policy LU-1.4: Pursue opportunities to improve and protect existing residential neighborhoods by enhancing the pedestrian and bicycle experience, implementing traffic calming measures where appropriate, and providing convenient access to schools, parks, beaches, and other amenities and services. • Policy LU-6.6: Promote infill development, redevelopment, rehabilitation, and reuse efforts that protect and contribute positively to existing neighborhoods and surrounding areas.
• Policy LU-6.7: Promote appropriate transitions in building height and bulk which are sensitive to the visual and physical character of adjacent neighborhoods.

The Project could be found to be consistent with the following General Plan programs and goals in the City’s 6th Cycle (2021-2029) Housing Element which the City is committed to implementing. This includes the housing goals, including regional housing needs assessment / local share goals and affordable housing goals, including:
• Continuing to implement the density bonus and affordable housing ordinances. • Addressing and mitigating constraints to housing development. • Providing affordable housing for the elderly (seniors) as an identified “Special Needs Group” in the Housing Element.
• Meeting the local share of the Regional Housing Needs Assessment (RHNA) as established by SANDAG by providing a portion of the 6th Cycle RHNA affordable units the City must provide under State law.
• Developing a site that was identified as having redevelopment potential for additional housing units in the City's Housing Element. • Achieving the need for housing rehabilitation to preserve neighborhood quality.

The Housing Element identified the Solana Highlands project site as one that could accommodate additional residential units and was a site identified as having adequate density to accommodate lower income housing. The Applicant requested DRP modifications do not include any changes to the total number of units redeveloped onsite nor do they propose any changes to the 32 senior affordable units that will be constructed as part of the approved Project. Therefore, the Project remains consistent with the City’s RHNA and the 6th Cycle 2021-2029 Housing Element Update.

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Local Coastal Plan/Land Use Plan Consistency
The Solana Beach City Council adopted a Local Coastal Plan (LCP) Land Use Plan (LUP) on February 27, 2013 (amended and certified on June 11, 2014). Although the LUP has been certified by the California Coastal Commission, the Local Implementation Plan (LIP) portion of the LCP has not yet been certified; as such, the provisions of the LUP are considered by the Coastal Commission to be advisory rather than mandatory at this time.

The purpose of the LUP is to implement the State’s goals for the coastal zone. The City’s LUP provides long-term goals that promote the beneficial use of lands in the City and the beach and shoreline for residents and visitors alike. The LCP LUP designates the property as High Density Residential. This land use category is intended to be developed with 13 to 20 dwelling units per acre. This zone is intended for multiple-family attached units such as apartments and condominium buildings. Such areas are located in close proximity to major community facilities, commercial centers, and transportation routes. It is intended that development in this zone utilize innovative site planning and provide onsite recreational amenities.

As the City does not yet have full coastal development permit (CDP) authority, the Applicant was required to obtain approval from the Coastal Commission. On May 19, 2019, the Applicant received Coastal Commission approval for the Project under CDP06-19-0109.

The proposed Project could be found to be consistent with LCP/LUP. In particular, the proposed Project could be found to be consistent with the policies in Chapter 5 – New Development, which includes general policies for new development, and policies for residential development, high density development and redevelopment, energy efficiency and archaeology. The proposed Project could also be found to be consistent with the policies in Chapter 7 – Public Works, including policies for circulation improvements and traffic calming.

Affordable Housing, Density Bonus and Waiver of Development Standards, and Fee Waiver
No changes to these elements of the original City Council approved Project are proposed; therefore, no additional analysis for this DRP Modification request is required on these topics.

Building and Structure Placement
The Project includes a total of 260 units with a breakdown as follows:
• 12 studio apartments that are 420 square feet in size • 128 one-bedroom apartments ranging in size from 517 to 954 square feet • 120 two-bedroom apartments ranging in size from 731 to 1,212 square feet.

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Project amenities on site would include a recreation facility/clubhouse building and associated recreation facilities such as a pool, spa, barbecue areas, walking paths, and passive usable open space. Additionally, the Project would include a small park along South Nardo Avenue to reduce effects to public and private views in proximity to the existing greenspace on site.

The SBMC includes development standards for high density residential development based on the zone in which the Project is located, including required setbacks, maximum FAR, and building height, which are shown in Table 1. The previously approved development standard waivers granted by Council under Resolution 2018-132 notwithstanding, the proposed Project meets or exceeds all required setbacks, and is below the maximum allowable FAR. Required parking and landscaping standards are contained in the City’s Off-Street Parking Design Manual (OSPDM). The Project meets or exceeds the parking requirements of the SBMC and the requirements of the OSPDM.

The highest point of the Project would remain consistent with the previous project approval at 149.5 above Mean Sea Level (MSL), measured at Story Pole #39, with a building height of 25 feet at that location. The maximum height of the Project is 47.1’ above the lowest point of the existing/proposed grade at Story Pole #86, where the project site elevation is 116 feet above MSL at that location. The Applicant received a waiver of the 30-foot height standard under Resolution 2018-132 as part of the original 2018 City Council approved project.

Therefore, pursuant to the requirements of the placement of buildings and structures, the City Council may find that the Project has been designed to minimize the potential for adverse impacts on surrounding properties and has been designed in a manner which visually and functionally enhances their intended use and complements the existing site topography.

Landscaping
Per SBMC Section 17.56.040, the Project is subject to the City’s Water Efficient Landscape Regulations. The existing site contains developed areas and vegetation consisting of both native trees and non-native ornamental trees, shrubs and other plant species. As a condition of approval for the Project, the Applicant shall connect to the City’s reclaimed water facilities to provide all on- and off-site irrigation with reclaimed water.

The Final Landscape Plan contained in Attachment 2 proposes 247,583 square feet of open space amenity areas including patios, pool area and walkways throughout the site and 188,187 square feet of irrigated landscape area. During construction of the Project, it is anticipated that all of the existing onsite trees, shrubs and other vegetation would be removed due to the extent of grading that is proposed on site to significantly lower building pad elevations.

The Project has been conditioned to comply with the LCP LUP Policy 3.53 regarding mitigation for native tree species removed from a project site. The inclusion of 5 California Sycamores would replace the existing mature 5 California Sycamores on site in accordance with City LCP requirements for native tree mitigation.

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The Project would include the installation of 716 trees including mature 24-inch boxed trees to reduce visual and aesthetic effects from the loss of the existing vegetation on site. The Final Landscape Plan was developed with extensive input of community stakeholders including residents along S. Nardo Avenue and residents of the Turfwood community. As a result of this community input, the Final Landscape Plan differs slightly from the landscaping originally described but meets the design intent. Specifically, when originally brought forward for approval the Project was anticipated to, “include approximately ten (10) 84-inch box Coast Live Oaks along the southern edge of the site and approximately 60 trees that would be a mix of Coast Live Oaks, Aleppo Pines, and California Sycamores in 24-inch boxes.” The planting plan has been modified to incorporate smaller container sized trees (15 gallon and 24-inch box trees) as smaller container size trees are more likely to be successful transplantation. Adjacent residents expressed concerns regarding the viability of transplanted 84-inch box trees and impact on slope stability to the south of the site and therefore these 84-inch box trees originally envisioned are no longer being proposed.

In lieu of ten (10) 84-inch Coast Live Oaks along the southern edge, the Final Landscape Plan includes twenty 24-inch Coast Live Oaks in the East and North-East Zones. Along the southern boundary screening will be provided by 11 Coastal Shrub Oaks in 15-gallon containers that are appropriate for slope plantings. Other prominent screening trees in the South Zone include 15 Torrey Pines and an assortment of other trees. More than sixty 24-inch box trees will be located within the buffer zones in a combination of oak, palm and other native and low-water usage trees selected in conjunction with community input.

The Final Landscape Plan includes the use of native species and/or drought-tolerant plant material. No invasive or potentially invasive species would be used. Planting is intended to be a connecting design element linking the project site and design styles and creating a cohesive community. The landscape plan uses plant materials to help define spaces, create/encourage circulation paths, emphasize entry points, and provide softness and scale to the architecture.

Evergreen, deciduous, and flowering material are proposed throughout the site and mature native trees are proposed. New landscaping would use significantly less water than the current landscaping, as the proposed Project would use reclaimed water for all landscape uses and would also comply with all California landscape water-usage standards.

The Applicant’s Landscape Plan has been reviewed by the City’s third-party landscape architect who has revised the plan and recommends approval as designed with two additional Conditions of Approval to ensure that the Final Landscape Plan is reviewed and approved by the Santa Fe Irrigation District/San Elijo Joint Powers Authority (JPA) and the County of San Diego Department of Environmental Health; and require engineering review by EsGil of Final Landscape Plan Construction Drawings contained on Sheets LC-01 through LC-13.

The Applicant is required to submit detailed construction drawings that would be reviewed by the City’s third-party landscape architect for conformance with the Final Landscape Plan being considered herein. In addition, the City’s third-party landscape architect would February 9, 2022
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perform inspections during the construction phase of the Project. A separate condition has been added to require that native or drought-tolerant and non-invasive plant materials and water-conserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.

Roads, Pedestrian Walkways, Parking, and Storage Areas
No changes to roads, walkways, parking or storage areas are proposed. The Applicant has requested additional time, until September 1, 2023, to submit the onsite Parking Management Plan to the City Manager for review.

Residential projects in the City are required to comply with parking standards in the SBMC

17.52. The parking for the affordable senior housing element is per the State density bonus code (CGC 65915(p)). Although this maximum required parking ratio applies to the entire property, the Applicant is complying with SBMC Chapter 17.52 for the marketrate portion of the site.

The approved Project meets or exceeds the parking requirements for automobile and motorcycle parking as outlined in SBMC 17.52 and no changes are proposed. There are no requirements for bicycle parking for residential development projects; however up to 50 bicycle parking spaces will be provided onsite.

Pedestrian paths are provided throughout the site to facilitate internal pedestrian circulation across and within the site. All the required automobile and motorcycle parking spaces would be provided onsite as shown in Table 1. Vehicular access to the site would be provided from two driveway locations on South Nardo Avenue. In addition, direct access to the affordable senior housing building would be provided from the existing curb cut serving the existing multi-family units off Stevens Avenue located south of the intersection of South Nardo Avenue and Stevens Avenue.

All vehicle entrances would provide full movement driveways allowing inbound and outbound vehicular movements. The Project driveways are proposed to be unsignalized.

Pedestrian access to the project site would be provided via existing, new and/or improved perimeter sidewalks along South Nardo Avenue and Stevens Avenue.

Grading
Based on the grading plan submitted to the City in 2019, grading estimates are 187,000 cubic yards with 160,000 cubic yards of soil to be exported off-site. The project site varies from an elevation of approximately 61 to 68 feet above MSL, sloping upward from southeast to northwest. The majority of the proposed grading is intended to facilitate a general lowering of elevations on the site to address the potential for private view impairment and to facilitate internal circulation for pedestrians as well as vehicles.

The Engineering Department included a condition of approval that the Applicant shall make every effort to participate in the Sand Compatibility and Opportunistic Use Program (SCOUP) and deposit beach-quality sand excavated from the site up to a maximum of 150,00 cubic yards on City beaches for the export material identified as compatible with February 9, 2022
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beach sediment in accordance with the City’s SCOUP permits. The Applicant continues to express their interest in participating in the City’s SCOUP program and City staff continues to work with the Applicant on this element of the Project.

Lighting
No changes to lighting are proposed by the Applicant at this time.

Conditional approval of this Project included the requirement that all new exterior lighting fixtures be in conformance with the City-Wide Lighting Regulations of the Zoning Ordinance (SBMC 17.60.060). All light fixtures will be shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding area. Adequate lighting shall be provided in all parking areas used by the public for safe pedestrian and vehicular movement. A minimum lighting level of 0.2 foot-candles is required for all parking areas. All lights provided to illuminate any loading space or parking area shall be designed, adjusted, and shielded to avoid casting light toward public roads and adjoining residential properties.

Open Space
No changes to the Project open space areas are proposed by the Applicant at this time.

The Project is a high-density residential development within the HR Zone and, pursuant to the SBMC, requires common usable open space in the amount of 250 square feet per residential unit for a total of 65,000 square feet. The proposed Project provides a total of 65,434 square feet of open space. In addition, as designed, each of the proposed residential units has its own patio if it is a first-floor unit, or a balcony if it is a second-floor unit. These areas will be directly accessed from the residence.

The proposed Project includes passive usable open space areas as well as a small, fenced park area, along South Nardo Avenue. Other common area project amenities onsite would include a recreation facility/clubhouse building and associated recreation facilities such as a pool, spa, barbecue areas, bocce ball court, and walking paths.

Structure Development Permit
The Applicant has requested a waiver from the City’s SDP permit process and related story pole program for the proposed modifications to Buildings 13, 19 and 24. The City Council has final authority regarding the project entitlements including issuance of an SDP waiver.

Building 13 SDP Waiver Request: The Applicant is requesting to Amend condition X.a.i. requiring the reduction of Building 13 maximum height by six (6) inches from the revised story pole plan elevation submitted October 2, 2018, limiting the maximum building elevation for building 13 to 134.9 MSL. The manner in which the height reduction was to be achieved was left to the discretion of the Applicant. The Applicant is proposing to limit the maximum height of the easterly approximately 49 feet of Building 13 from 134.9’ MSL to 130.5’ MSL, a reduction of 4 feet, 6 inches in height, to be accomplished by eliminating one story for the building in this section and returning the flat roof approved in the original February 9, 2022
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DRP to a sloped roof and restoring the maximum height for the balance of the building to 139.9’ MSL as originally demonstrated by the story poles installed and certified on or about June 18, 2018, and changing the flat roof depicted on the original DRP to a roof sloped at a 3:12 ratio, consistent with the rest of the Project. A letter dated December 6, 2020 from John Wilson supports this request (See Attachment 2). All other potential claimants have had their view claims assessed as part of the October 2018 and November 2018 View Assessment process which story poled the entire building at 139.9’ AMSL. Since none of the revised building exceeds the height of the originally erected and 2018 certified story poles, and the claimant whose claim regarding Building 13 was approved and considered has indicated consent to the current redesign, no additional story pole erections are necessary to modify the SDP pursuant to this request.

Accordingly, a waiver can be granted by Council as it is reasonable to concluded that no new view impairment would occur from this Project modification.

Building 19 SDP Waiver Request: The revised building is largely consistent with the scale and massing of the previously approved Building 19, although small projections of the footprint occur on three sides of the building. No element of the roof exceeds the ridgeline that was depicted in the 2018 story pole construction. Each of the three additional projecting areas contains a roofed second-floor balcony or staircase, open on three sides, minimizing any potential adverse massing impact of the additional projections.

These additional projections do not create any additional view obstruction beyond that which has already been demonstrated by story poles erected in 2018 in conjunction with the review and approval of the Structure Development Permit. From all offsite vantage points, the newly proposed projecting areas are blocked by a future building approved through the SDP process or will be viewed with an approved structure behind it. In addition, the clubhouse building is located at the lower elevation of the easterly portion of the site and the highest ridgeline of the Clubhouse is well below both the existing and future natural landform as the site rises to the west.

The Applicant is requesting a Story Pole Waiver due to the lack of view impairment created by the horizontal projections of the revised designs. No view appellant listed a concern with the clubhouse building (Building 19) or any of the other nearby buildings during the View Assessment Process.

As shown earlier in the Staff Report, Figure 4 of Attachment 2 provides a plan view (overhead view) of the proposed clubhouse building (Building 19) with the approved story pole envelope/outline in blue. The numbers in red correspond to the number of the story pole, and the numbers in parentheses indicate the height in feet of the story pole above proposed grade which provides the maximum building height in that location depicted through the story poles.

The areas of the building depicted in blue represent two-story horizontal (i.e., lateral) projections beyond the original story pole footprint, while the areas in grey are singlestory areas that do not exceed 16 feet in height (and thus are not subject to the City’s SDP process). These projections occur on three sides of the building and range from 9 to 10 feet plus a 3-foot roof overhang for a maximum horizontal projection beyond the February 9, 2022
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story pole envelop of 13 feet. In all instances, the second floor projections are either a roofed open patio area or open exterior staircase.

The Story Pole Waiver is requested to allow the building to project beyond the original story pole footprint into these colored areas. Accordingly, should Council choose to do so, a waiver can be granted as it is reasonable to concluded that no new view impairment would occur from these Project modifications.

Building 24 SDP Waiver Request: The Applicant is requesting modification of the site plan exhibit in the Development Review Permit to shift Building 24 approximately 60’ feet to the east and waive the story pole requirement for this modification due to the fact that no new view blockage is created, the minor nature of the modification, the fact that Building 24 is – in both its original and proposed location – blocked by surrounding Buildings 13 and 15, and that no view claims were filed for Building 24 or nearby Building

14. Attachment 2 depicts the approved site plan location and the proposed location approximately 60 feet to the east towards Building 14. The shift of Building 24 is a minor modification, and no additional view impact will be created as illustrated in Attachment 2.

It is moved further away from the west, although maintains the same vertical massing when viewed from west to east. Accordingly, a waiver can be granted as no new view impairment would occur from this Project modification.

Vesting Tentative Map
No changes to the Vesting Tentative Map are proposed by the Applicant at this time.

Public Art
No changes to the Public Art Fee payable to the City are proposed by the Applicant at this time. The City’s Master Art Policy (MAP) indicates that when a residential with a building permit valuation of $500,000 or more and five (5) or more dwelling units, the Applicant will be required to pay the Public Art Fee of 0.5% of the total building valuation.

In the case of a redevelopment project such as the proposed project, the public art fee that is assessed would be based on the net increase of the 62 units provided onsite. This fee can be paid into the City-controlled Reserve Public Art Account or used by the developer to incorporate or purchase City-approved public art for their project. The public artwork may be located in immediate proximity to the said project or placed at a sited MAP location.

CEQA COMPLIANCE:

An Environmental Impact Report (EIR) was prepared for this Project in conformance with the California Environmental Quality Act of 1970 (CEQA). The EIR was prepared as a Project EIR pursuant to Section 15161 of the State CEQA Guidelines. The FEIR was contained in two volumes plus the Findings of Fact approved by the City Council under Resolution 2018-131 on December 17, 2021. Following Project approval by the City Council, a Notice of Determination (Section 15375) was filed by the City with the San Diego County Clerk.

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The proposed modifications to the Project do not raise any new environmental issues or increase the level of impact previously considered and analyzed in the Final EIR Certified by the City Council in December 2018. Therefore, no new or subsequent environmental review is required due to the scope and nature of the modifications as proposed pursuant to the 2021 State CEQA Guidelines Section 15162.

PUBLIC HEARING NOTICE:

Notice of the City Council Public Hearing for the Project covering the DRP Modification/SDP Waiver Request was published in the San Diego Union Tribune, more than 10 days prior to the public hearing. A Courtesy Notice was mailed to all property owners and occupants within 300 feet of the proposed project site on January 27, 2022, informing the community that an application for a DRP Modification was pending at the City. A Public Hearing Notice was mailed to all property owners and occupants within 300 feet of the proposed project site more than 10 days prior to the scheduled public hearing date of February 9, 2022.

FISCAL IMPACT: N/A
WORK PLAN: N/A
OPTIONS:

DRP Modification:
• If the City Council approves Staff recommendation to approve the DRP Modification and SDP Waiver as provided in Resolution 2022-006 subject to additional specific conditions necessary for the City Council to make all required findings for the approval of a DRP Modification and SDP Waiver. • If the City Council cannot make all required findings for the DRP Modification and SDP Waiver. Staff will return a Resolution of Denial for the Project at a later date.

DEPARTMENT RECOMMENDATION:

The proposed Project meets the minimum objective requirements under the SBMC, can be found to be consistent with the General Plan and the LCP LUP, and may be found, as conditioned, to meet the discretionary findings required as discussed in this report to approve a DRP Modification and SDP waiver. Therefore, Staff recommends that the City Council:

1. Conduct the Public Hearing: Open the public hearing, Report Council disclosures, Receive public testimony, Close the public hearing.

2. Adopt Resolution 2022-006 conditionally approving a DRP Modification and SDP waiver for the Solana Highlands project modifications described herein, a residential community and affordable senior housing project previously approved on December 17, 2018, at 661-781 South Nardo Avenue and 821 Stevens Avenue, Solana Beach.

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CITY MANAGER’S RECOMMENDATION:

Approve Department Recommendation
_________________________
Gregory Wade, City Manager
Attachments:

1. Resolution 2018-132

2. Applicant Submittals for Project Modifications (January 2022)

3. Resolution 2022-006 approving DRP Modification and SDP Waiver Request

4. Public Correspondence Received
RESOLUTION 2018-132

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SOLANA

BEACH, CALIFORNIA, CONDITIONALLY APPROVING A

DEVELOPMENT REVIEW PERMIT, STRUCTURE DEVELOPMENT

PERMIT, VESTING TENTATIVE PARCEL MAP, AFFORDABLE

HOUSING PLAN, DENSITY BONUS WITH DEVELOPMENT

STANDARDS WAIVER, AND FEE WAIVER FOR THE SOLANA

HIGHLANDS RESIDENTIAL COMMUNITY AND AFFORDABLE
SENIOR HOUSING PROJECT AT 661-781 SOUTH NARDO DRIVE
AND 821 STEVENS AVENUE.

APPLICANT: H.G. Fenton
CASE NO.: 17-14-29 DRP/SDPNTPM/AFFORDABLE HOUSING

AGREEMENT
WHEREAS, H.G. Fenton (hereinafter referred to as "Applicant") has submitted an application for a Development Review Permit (DRP) and Structure Development Permit (SOP), Affordable Housing Plan, Density Bonus with Development Standards Waiver, and Fee Waiver subject to Title 17 (Zoning), of the Solana Beach Municipal Code (SBMC); and
WHEREAS, the applicant is also requesting approval of a Vesting Tentative Parcel Map (VTPM) which would modify the property from three lots to two lots; and WHEREAS, at the duly and properly noticed public hearing held on December 5, 2018, and the continued public hearing held on December 17, 2018, the City Council received and considered evidence concerning the proposed application as revised; and WHEREAS, the public hearings were conducted pursuant to the provisions of Solana Beach Municipal Code Section 17.72.030; and
WHEREAS, the City Council of the City of Solana Beach certified the Final Environmental Impact Report (FEIR), and adopted a Mitigation Monitoring and Reporting Program (MMRP) and Findings of Fact for the Solana Highlands project in accordance with the California Environmental Quality Act and the State CEQA Guidelines via Resolution 2018-131; and
WHEREAS, this decision is based upon the oral and written evidence presented at the hearing, and any information the City Council gathered by viewing the site and the area as disclosed at the hearing.

NOW THEREFORE, the City Council of the City of Solana Beach, California, does resolve as follows:

1. That the foregoing recitations are true and correct.

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2. That pursuant to State CEQA Guidelines section 15090, 15091 and 15097, the City Council has adopted and certified the FEI R in compliance with CEQA, made the required Findings of Fact and adopted the MMRP as set forth in Resolution 2018-131.

3. That the request for a DRP, SOP and VTPM for the Solana Highlands project , a residential development consisting of 260 residences (including 32 affordable senior units) consisting of studios, one and two bedrooms, 10,287 square feet of clubhouse/leasing office space, 261,266 square feet of landscaped area, 65,434 square feet of open space, 525 on-site parking spaces including 233 garages, 22 covered spaces and 270 open/guest spaces, is conditionally approved based upon the following Findings and subject to the following Conditions:

4. FINDINGS
Based on the totality of the record, the City Council makes the following findings:

A. In accordance with Section 17.68.040 (Development Review Permit) of the City of Solana Beach Municipal Code, the City Council finds the following:

I. The proposed project is consistent with the General Plan and all applicable requirements of SSMC Title 17 (Zoning Ordinance), including special regulations, overlay zones and specific plans.

General Plan Consistency: The proposed project is consistent with the General Plan, which designates the property as High Density Residential (HR). Multi-family residential development under this category will range between 13 and 20 dwelling units per acre. Other compatible uses such as accessory dwelling units, home occupations, religious institutions, educational institutions, parks and recreation facilities, and public utilities are permitted or conditionally permitted.

Assuming maximum development and an average household size of 2.4 persons per unit, population densities in these areas could be as high as approximately 48 persons per acre. Most of Solana Beach's high density residential development is located in the southwestern portion of the city (i.e., along the coastal bluffs south of the Plaza and in the area generally bounded by Via de la Valle, Solana Circle, Nardo Avenue, and Stevens Avenue). The project is proposing 260 residential units or 19.4 dwelling units per acre. The proposed Project may be found consistent with the General Plan, which designates the property as High Density Residential (HR) and may be found to be consistent with the following General Plan policies in the City's Land Use (LU) Element for residential land uses:

Policy LU-1.1: Encourage the development and protection of healthy residential neighborhoods by ensuring sensitive
transitions between those neighborhoods and
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adjoining areas and preventing deterioration through
rehabilitation and maintenance efforts.

Project Consistency: The project has been subject to
a view assessment process to ensure sensitive
transitions between the project and adjacent
neighborhoods and has undergone substantial
changes, as described in the staff report, to create
appropriate transitions.

Policy LU-1.2: The City's land use plan shall include residential land uses comprising a range of housing types, locations,
and densities.

Project Consistency: The City's general plan and
housing element include a range of housing types,
locations, and densities,
Policy LU-1.3: In order to protect the rental housing stock, protect purchasers of dwelling units, assure consistency with
the general plan density requirements, assure
adequate parking, and assure adequate public
facilities, conversion of existing apartments to
condominiums or other similar forms of subdivision
shall be regulated pursuant to City zoning and
subdivision ordinances. The regulations shall ensure
that conversion of apartments to condominiums or
other similar types of subdivisions will meet current
standards for the construction of new condominiums or
other similar types of multi-family dwellings within the city.

Project Consistency: No condominium conversion is
proposed as part of this project.

Policy LU-1.4: Pursue opportunities to improve and protect existing residential neighborhoods by enhancing the pedestrian
and bicycle experience, implementing traffic calming
measures where appropriate, and providing
convenient access to schools, parks, beaches, and
other amenities and services.

Project Consistency: As described in the staff report,
the project includes 50 bicycle parking spaces and will construct extensive traffic calming measures and
pedestrian safety measures on streets adjacent to the
project.

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Policy LU-6.6: Promote infill development, redevelopment, rehabilitation, and reuse efforts that protect and
contribute positively to existing neighborhoods and
surrounding areas.

Project Consistency: The project is located on an
existing developed infill site that will be reused and, through extensive landscaping and new construction,
contribute positively to the surrounding area.

Policy LU-6.7: Promote appropriate transitions in building height and bulk, which are sensitive to the visual and physical
character of adjacent neighborhoods.

Project Consistency: As described in the staff report,
the project has been subject to an extensive view
assessment process and has proposed major design
changes to ensure that it is sensitive to the visual and physical character of the adjacent neighborhoods.

The project is consistent with the following General Plan programs and goals in the City's Housing Element, including regional housing needs assessment/ local share goals and affordable housing goals, including:
(1) Continuing to implement the density bonus and affordable housing ordinances.
(2) Addressing and mitigating constraints to housing development by approving development standards and waivers needed for project construction and a fee waiver.
(3) Providing 32 affordable housing units for the elderly (seniors) as an identified "Special Needs Group" in the Housing Element. The continued affordability of these units will be ensured for 55 years, and that the rents be limited to those affordable to low income households.
(4) Meeting the local share of the Regional Housing Needs Assessment (RHNA) as established by SANDAG by providing a portion of the 150 lower income units that are the City's share of the regional housing need.
(5) Developing a site with the 260 units that were identified as the site's potential in the City's Housing Element.
(6) Redeveloping an older apartment complex to preserve neighborhood quality.

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The proposed project is also consistent with the requirements of Title 17 in that the proposed project density of 260 units is permitted with a density bonus. As designed the project meets the minimum lot area of 10,000 square feet in that each lot will be 1.25 acres and 11.64 acres in size, respectively. The proposed buildings will have a minimum front yard setback of 25 feet, side yard setback of 1 0 feet and rear yard setback of 25 feet as required in the HR zone. Per the City's parking ordinance, the project requires 494 parking spaces. The applicant is consistent with the parking ordinance requirement by proposing 525 parking spaces on-site. The parking provided for the affordable senior units is consistent with Section 6591 S(p) of the Government Code and the City's density bonus ordinance.

11. The proposed development complies with the following development review criteria set forth in Solana Beach Municipal Code Section

17.68.040.F:
(1) Relationship with Adjacent Land Uses: The development shall be designed in a manner compatible with and where feasible, complimentary to existing and potential development in the immediate vicinity of the project site. Site planning on the perimeter of the development shall give consideration to the protection of surrounding areas from potential adverse effects, as well as protection of the property from adverse surrounding influences.

The subject lot is located within the High Residential Density (HR) Zone. According to SBMC 17.20.010 this zone allows 13 to 20 dwelling units/net acre and is intended for multiple-family attached units such as apartments and condominium buildings. Such areas are located in close proximity to major community facilities, commercial centers and transportation routes. It is intended that development in this zone utilize innovative site planning, and provide on-site recreational amenities.

No significant adverse effects upon neighboring properties have been identified or are anticipated to occur from the project implementation, and the project has been extensively redesigned to protect view impacts. As conditioned, the proposed project gives consideration to the protection of surrounding areas from potential adverse effects and provides protection of the property from adverse surrounding influences. Additionally, the City Council has certified the FEIR for this project and has found that project impacts either will not occur, will be less than significant, or will be less than significant with mitigation in all the topic areas analyzed.

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(2) Building and Structure Placement: Buildings and structures shall be sited and designed in a manner which visually and functionally enhances their intended use.

The Project includes a total of 24 buildings including one affordable senior housing building (Building 25) and one clubhouse/leasing center (Building 19). All parking would be provided onsite in either the form of a garage or surface parking including covered and uncovered and includes 233 garages, 22 covered spaces and 270 open/guest spaces.

Fifteen of the 24 buildings would be two stories in height and nine of the Buildings would be three stories in height. In general, the buildings located along South Nardo Avenue would be two stories and the buildings that are internal to the site would be three stories.

The affordable senior building would also be three stories and is located at the southeast corner of the site.

The project includes a total of 260 units with a breakdown as follows:
(a) 12 studio apartments that are 420 square feet in size (b) 128 one-bedroom apartments ranging in size from 517 to 954 square feet
(c) 120 two-bedroom apartments ranging in size from 731 to 1,212 square feet.

Each unit proposes private open space in the form of patios for the units on the ground floor and balconies for the units on the second floor.

Project amenities on site would include a recreation
facility/clubhouse building and associated recreation facilities such as a pool, spa, barbecue areas, walking paths, and passive usable open space. Additionally, the project would include a small private park along South Nardo Avenue to reduce effects to public and private views in proximity to the existing greenspace on site.

The SBMC includes development standards for high density residential development based on the zone in which the project is located, including required setbacks, maximum FAR, and building height. The proposed Project meets or exceeds all required setbacks, and is below the maximum allowable FAR.

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Required parking and landscaping standards are contained in the City's Off Street Parking Design Manual (OSPDM).

The highest point of the Project is 149.5 above Mean Sea Level (MSL), measured at Story Pole #39, with the Project 25 feet at that location. The maximum height of the Project is 47.1' above the lowest point of the existing/proposed grade at Story Pole #86 where the project site elevation is 116 feet above MSL at that location. As required by State law, the City will waive development standards for height of buildings, retaining walls, and walls and fences that would otherwise physically preclude development of the property with the permitted density bonus.
(3) Landscaping: The removal of significant native vegetation shall be minimized. Replacement vegetation and landscaping shall be compatible with the vegetation of the surrounding area. Trees and other large plantings shall not obstruct significant views when installed or at maturity.

Per SBMC 17 .56.040, the proposed development is subject to the City's Water Efficient Landscape Regulations. The existing site contains developed areas and vegetation consisting of both native trees and non-native ornamental trees, shrubs and other plant species.

The conceptual landscaping plan for the Project proposes 261,266 square feet of landscaped area which is equal to approximately 45% of the project site. During construction of the proposed Project, it is anticipated that all of the existing trees, shrubs and other vegetation would be removed as part of the proposed Project due to the extent of grading that is proposed on site to lower pad elevations.

The Project has been conditioned to comply with the LCP LUP Policy 3.53 regarding mitigation for native tree species removed from a project site. The inclusion of five (5) California Syacmores would replace the existing mature 5 California Sycamores on site is in accordance with City LCP requirements for native tree mitigation.

The Project would include the installation of mature (boxed) trees to reduce visual and aesthetic effects from the loss of the existing vegetation on site. Larger shade trees would include approximately 10 84-inch box Coast Live Oaks along the southern edge of the site and approximately 60 trees that would be a mix of Coast Live Oaks, Aleppo Pines, and California Sycamores, in 24-inch boxes Resolution 2018-132
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throughout the site. A further mix of trees ranging in size and style includes over 400 trees to be planted on site.

The landscape plan includes the use of native species and/or drought-tolerant plant material. No invasive or potentially invasive species would be used. Planting is intended to be a connecting device linking the various pieces of the project site and design styles. The landscape plan uses plant material to help define spaces, create/encourage circulation paths, emphasize entry points, and provide softness and scale to the architecture.

Evergreen, deciduous, and flowering material are proposed throughout the site and mature native trees are proposed. New landscaping would use significantly less water than the current landscaping, as the proposed project would use reclaimed water for all landscape uses and would also comply with all California landscape water-usage standards.

The Applicant's conceptual landscape plan has been reviewed by the City's third-party landscape architect who has recommended approval of the conceptual landscape plan. The Applicant would be required to submit detailed construction landscape drawings that would be reviewed by the City's third-party landscape architect for conformance with the conceptual plan. In addition, the City's third-party landscape architect would perform inspections during the construction phase of the project. A separate condition has been added to require that native or drought-tolerant and noninvasive plant materials and water-conserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.
(4) Roads, Pedestrian Walkways, Parking and Storage Areas: Any development involving more than one building or structure shall provide common access roads and pedestrian walkways. Parking and outside storage areas, where permitted, shall be screened from view, to the extent feasible, by existing topography, by the placement of buildings and structures, or by landscaping and plantings.

Residential projects in the City are required to comply with parking standards in SSMC 17.52. The parking requirements for the affordable senior housing element are per the State bonus density code (CGC 6591 S(p)). Although this maximum required parking ratio could apply to the entire property, the Applicant is complying with SSMC Chapter 17.52 for the market-rate portion of the site (e.g., 228 units).

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The proposed Project meets or exceeds the parking requirements for automobile and motorcycle parking as outlined in SBMC 17.52.

The proposed project includes 525 onsite parking spaces, 50 bicycle spaces, 17 motorcycle spaces and 9 accessible spaces.

Pedestrian paths are provided throughout the site to facilitate internal pedestrian circulation across and within the site.

Vehicular access to the site would be provided from two driveway locations on South Nardo Drive. In addition, direct access to the affordable senior housing building would be provided from the existing curb cut serving the existing multi-family units off Stevens Avenue located south of the intersection of South Nardo Drive and Stevens Avenue.

All entrances would provide full movement driveways allowing inbound and outbound movements. The Project driveways are proposed to be unsignalized.

Pedestrian access to and from the project site would be provided via new and/or improved perimeter sidewalks along South Nardo Drive and Stevens Avenue.
(5) Grading: To the extent feasible, natural topography and scenic features of the site shall be retained and incorporated into the proposed development. Any grading or earth-moving operations in connection with the proposed development shall be planned and executed so as to blend with the existing terrain both on and adjacent to the site. Existing exposed or disturbed slopes shall be landscaped with native or naturalized non-native vegetation and existing erosion problems shall be corrected.

Grading is proposed in the amount of 175,000 cubic yards with 154,000 cubic yards of soil to be exported off-site. The project site varies from an elevation of approximately 39 to 150 feet above MSL, sloping upward from southeast to northwest. The majority of the proposed grading is intended to facilitate a general lowering of elevations on the site to address the potential for private view impairment and to facilitate internal circulation for pedestrians as well as vehicles.

The Engineering Department has included a condltion of approval that the Applicant shall participate in the Sand Compatibility and Opportunistic Use Program (SCOUP) and deposit soil exports on city beaches if the Applicant's soil engineer determines that any or all of the soil to be exported is compatible with beach sediments in accordance with the City's SCOUP permits.

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(6) Lighting: Light fixtures for walkways, parking areas, driveways, and other facilities shall be provided in sufficient number and at proper locations to assure safe and convenient nighttime use. All light fixtures shall be appropriately shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding areas per SBMC

17.60.060 (Exterior Lighting Regulations).

Conditional approval of this Project includes the requirement that all new exterior lighting fixtures be in conformance with the CityWide Lighting Regulations of the Zoning Ordinance (SBMC

17.60.060). All light fixtures will be shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding area. Adequate lighting shall be provided in all parking areas used by the public for safe pedestrian and vehicular movement. A minimum lighting level of 0.2 foot-candles is required for all parking areas. All lights provided to illuminate any loading space or parking area shall be designed, adjusted, and shielded to avoid casting light toward public roads and adjoining residential properties.
(7) Usable Open Space: Recreational facilities proposed within required usable open space shall be located and designed to maintain essential open space values.

The Project is a high-density residential development within the HR Zone and, pursuant to the SBMC, requires common usable open space in the amount of 250 square feet per residential unit for a total of 65,000 square feet. The proposed project provides a total of 65,434 square feet of open space.
ln addition, as designed, each of the proposed residential units has its own patio (first floor units) or balcony (for second floor units) that is directly accessed from the residence.

The proposed project includes passive usable open space areas.

Additionally, the proposed project would include a small park area, along South Nardo Avenue.

The site currently has a recorded easement as part of the County of San Diego's approval of Special Use Permit No. P. 68-187 prior to the City's incorporation. The language of the recorded easement specifically allows for amendments to the original Special Use Permit (SUP) as well as additional activities authorized by the Grantee. By virtue of city incorporation, the City is now holds the recorded easement's Grantee interest. As such, the site is subject to the City's zoning regulations. Provided that Resolution 2018-132
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all the required findings for issuance of the City's Development Review Permit (DRP) can be made, it would constitute the Grantee's authorization and act as an amendment to the SUP or supersede the SUP in its entirety ..

Ill. Portions of the property that is the subject of this application are subject to a Grant of Open Space Easement recorded July 6, 1970 in the Official Records of San Diego County for the benefit of the County of San Diego as Grantee. The City is now the Grantee as the successor in interest to the County upon incorporation.

The Open Space Easement provides that:
(i) no portion of the Open Space shall be graded, excavated or fi lled except in compliance with said Special Use Permit No. P 68-187 (as the same may be from time to time amended) or an authorization by Grantee in implementation thereof and (ii) no natural or artificial improvements shall be constructed, installed, erected, permitted or maintained (other than the natural and artificial improvements complying with said Special Use Permit No. 68-187 (as the same may be from time to time amended) or an authorization by Grantee in implementation thereof).

The City's requirements for a Development Review Permit and a Structure Development Permit are equivalent to the Special Use Permit approved by the County in 1970, and the City's approval of the Development Review Permit and the Structure Development Permit constitutes an amendment to Special Use Permit No. 68-187, allowing development and grading of the site as shown on the approved plans.

The City as Grantee hereby authorizes the amendment of the Grant of Open Space Easement to permit grading, excavation, and fill and construction, installation, erection, permission, and maintenance of those natural and artificial improvements as shown on the approved plans for the Development Review Permit and the Structure Development Permit.

IV. All required permits and approvals including variances, conditional use permits, comprehensive sign plans, and coastal development permits have been obtained prior to or concurrently with the development review permit.

All required permits and approvals required by the City, including the SOP, VTPM and Affordable Housing Plan, Fee Waiver, and Density Bonus with Waiver of Development Standards are being processed concurrently with the Development Review Permit.

The Project is also located within the Coastal Zone as the entire City of Solana Beach is within the Coastal Zone. As a condition of project approval, the Applicant will be required to obtain a Coastal Development Resolution 2018-132
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Permit, Waiver, or Exemption from the California Coastal Commission prior to the issuance of a building permit by the City.

V. If the development project also requires a permit or approval to be issued by a State or federal agency, the City Council may conditionally approve the development review permit upon the applicant obtaining the required permit or approval from the other agency.

The Applicant is required to obtain approval from the California Coastal Commission prior to issuance of building permits. The FEIR that was certified for this project does not include mitigation measures that require permits or approval from other agencies. The Mitigation Monitoring and Reporting Program (MMRP) was adopted for this project as a part of certification of the FEIR. All applicant proposed project design features are included as conditions of project approval.

8. In accordance with Section 17.63.040 (Structure Development Permit) of the Solana Beach Municipal Code, the City Council finds the following:

1. The Applicant for the Structure Development Permit has made a reasonable attempt to resolve the view impairment issues with the person(s) requesting View Assessment. Since 2014, the Applicant has changed the project design to address claims filed in 2015 by lowering the overall elevation/grade of the site. Additional modifications have been made to address 2018 view claims. The key changes include, but are not limited to, dropping building pads between 3 feet and 17.5 feet, moving the secondary driveway 114.5 east resulting in Buildings 5 and 10 to be moved westerly, lowering Building 12 ridgeline 6 additional feet to address 2018 claim, lowering Building 13 ridgeline additional 4.5 feet to address 2018 claim, and relocating units from Building 12 to accommodate the dropped roofline.

These changes have been certified and included in the revised story pole plan.

2. There is no public property adjacent to the site, except right-of-way therefore, the proposed structures do not significantly impair a view from public property.

3. The proposed structures are designed and situated in such a manner as to minimize impairment of views. The Applicant has dropped building pads onsite by increasing the amount of soil to be excavated and exported off site. The proposed export of materials has lowered building pads between 3 feet and 17.5 feet. Additionally, reduced building heights from three stories to two stories has resulted in lowering of rooflines by as much as 19 feet from the original 2014 proposed project. The lowering of Building 13 from the October 2018 revised story-pole plan by an additional six (6) inches, combined with the project being conditioned to limit tree and other Resolution 2018-132
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landscape height, not to exceed the height of Building 12, will sufficiently minimize view impairment.

4. There is no significant cumulative view impairment caused by granting the application. There have been no new or proposed projects in the area that would contribute to cumulative view impairment impacts. As described in the staff report the Applicant has revised the project since 2014 to address all potential private view impairments.

5. The proposed structures are compatible with the immediate neighborhood character. The Applicant has designed the project with similar architectural features, materials, roof types and colors that can be found in the surrounding neighborhoods.

The Applicant will be required to show compliance with the approved maximum height and three-dimensional building envelope that was approved by the SOP at the time of submittal for a building permit and also prior to requesting a framing inspection.

C. In accordance with Chapter 16.24 (Minor Subdivision) of the Solana Beach Municipal Code, the City Council finds the following:

I. That the proposed lot or parcel was not approved or recorded less than two years prior to the filing for approval of the subject vesting tentative parcel map.

The proposed lots within this vesting parcel map boundary have not been recorded within the last two years. The existing legal parcels created under Subdivision Map numbers 1757 and 6672 were recorded with the County Recorder's Office of the County of San Diego on 6/27/1923 and 6/25/1970 respectively.

II. , That the proposed lot or parcel was a legally created lot or parcel.

The proposed tentative parcel map boundary consists of existing legal parcels created under Subdivision Map numbers 1757 and 6672 recorded with the county recorder office of the County of San Diego on 6/27/1923 and 6/25/1970 respectively.

Ill. That the proposed subdivision proposes creation of less than five (5) lots.

The proposed subdivision will only create a total of two parcels.

IV. That the vesting tentative parcel map meets the requirement of this code.

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The proposed Vesting Tentative Parcel Map meets all requirements of Chapter 16.24, as well as the State Subdivision Map Act as defined in section 66425.5.

V. That the proposed lot or parcel was not part of an approved tentative parcel map wherein the parcel map requirement was previously waived.

The proposed tentative parcel map boundary consists of existing legal parcels created under Subdivision Map numbers 1757 and 6672 recorded with the County Recorder's Office of the County of San Diego on 6/27/1923 and 6/25/1970 respectively. The proposed parcels were not part of an approved parcel map where the parcel map requirement was previously waived.

VI. That the proposed map is consistent with applicable general and specific plans and applicable provisions of SBMC Title 17.

The proposed Vesting Tentative map is consistent with applicable general and specific plans and applicable provisions in that the proposed each parcel meets the minimum lot size of 10,000 square feet, will have a minimum street frontage of 60 feet, and will have a minimum lot depth of 100 feet as required by the HR zone district.

VII. That the site is physically suitable for the type of development.

The project site is physically suitable for the type of development in that the site is currently developed as a multi-family residential development and is proposing to be used as multi-family residential development project that is consistent with the permitted density of a maximum 20 dwelling units per acre.

VIII. That the site is physically suitable for the proposed density of development.

The site is physically suitable for the proposed density of development as demonstrated in the site plan, grading plan, and all other supporting studies prepared for the Project Environmental Impact Report. The zoning and General Plan Land Use allow for a maximum density of up to 20 dwelling units per acre. When developed the project density will be 19.59 dwelling units per acre for Parcel 1 and 18.08 dwelling units per acre for Parcel 2 for a total density of 19.4 dwelling units per acre.

IX. That the design of the subdivision or the proposed improvements would not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

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The design of the subdivision and the proposed improvements would not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat as analyzed in the Project's EIR. The subdivision itself will not change or alter the site.

However, the Project EIR identified two mitigation measures that would ensure impact to biological resources would be reduce to less than significant by, 1) requiring a Tree Protection Plan be submitted to the City's satisfaction, and 2) requiring a project biologist to conduct pre-construction survey in the proposed project impact area and a 500-foot buffer around the impact area no earlier than 7 days prior to any on-site grading and construction activities during the bird nesting/breeding season.

X. That the design of the subdivision will not cause serious public health problems.

The design of the subdivision itself will not cause serious public health problems, and Project's EIR has identified 17 mitigation measures that would reduce potentially significant environmental impacts to a less than significant standard for development of the 260 unit multi-family residential project.

XI. The design of the subdivision will not conflict with easements of record or easements established by court judgement, acquired by the public at large, for access through or use of property within the proposed subdivision and that alternate easements, for access or for use, will be provided and that these will be substantially equivalent to ones previously acquired by the public.

The design of the subdivision will not conflict with easements of record, nor any easements acquired by the public at large. Any public easements or easements acquired by the public at large, for access through or use of property, including necessary for public utilities, for the new development shall be provided and recorded as part of the final map.

D. In accordance with Section 16.17.020(H) (Vesting Tentative Maps) of the Solana Beach Municipal Code, the City Council finds the following:

I. On the basis of the studies and reports submitted by the subdivider, all public facilities necessary to serve the subdivision or mitigate any impacts created by the subdivision will be available for the entire time that the vesting tentative map is valid plus any time during which the rights conferred by Section 16.17 .030 exist. ·
E. In accordance with Chapter 17.70 (Affordable Housing) of the Solana Beach Municipal Code, the City Council finds the following:

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I. The Affordable Housing Plan is consistent with the requirements of Chapter 17.70 by providing 15.5 percent of units affordable to low income senior households. The developer has agreed to the limitation on rents in exchange for a density bonus and waivers of development standards pursuant to Government Code Section 65915.

11. State and federal fair housing laws require that senior housing be contained in a separate building, so that the affordable senior units cannot be geographically separated, Because senior households are almost entirely comprised of one or two persons, and primarily one person households, the City hereby approves fewer two-bedroom units in the senior housing than proposed for market-rate housing.

F. In accordance with Section 17.70.045 (Fee Waiver) of the Solana Beach Municipal Code, the City Council finds the following:

I. The provision of the fee waiver is needed to provide for affordable housing needs identified in the housing element which otherwise would not be met, based on the memorandum dated November 29, 2018 from Keyser Marston Associates, which concluded that the proposed project demonstrates the need for financial assistance related to the provision of the 32 low income units, that the fee reduction would not provide a windfall profit to the developer, and that the fee reduction is warranted by the project's economic characteristics.

G. In accordance with Section 17.20.050 of the Solana Beach Municipal Code, the City Council finds the following regarding the density bonus and waiver of development standards:

I. By providing 15.5 percent low income units, the project qualifies for a density bonus of 57 additional dwelling units. The developer has applied for a density bonus of 53 additional dwelling units, permitted by Government Code Section 65915(f).

II. The development standards being waived would physically preclude development of the project with the density bonus to which the project is entitled. Without the proposed waiver, pad elevations required to fulfill the design goals while minimizing view impairment would not be feasible.

Driveways could not be constructed to facilitate vehicular or pedestrian access to building pads set at elevations that allow the project to be built to minimize view impairment. The intent of the walls is to allow the new buildings on the north side of the site to step down from South Nardo Avenue $0 that the buildings are no taller than or closer to the street than the existing development.

H. In accordance with California Government Code Section 65863 (No Net Loss Findings), requiring cities to demonstrate that it has adequate Resolution 2018-132
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capacity to accommodate its regional housing need, the City Council finds the following:

I. The City's 2013 - 2017 Housing Element identified Solana Highlands as having a capacity for 260 total units, resulting in a net increase of 66 units, and that the 66 units could be constructed at a density suitable for lower income housing. The proposed project contains 260 total units, but results in a net increase of only 62 units and contains only 32 lower income units. Section 65863(b)(2) requires the City to demonstrate that the remaining sites identlfied in the Housing Element are adequate to accommodate the City's share of the regional housing need for lower income housing.

II. The City's total lower income need for the 2013-2021 period was 150 units. The City has approved 10 lower income units on South Sierra Street (the Pearl). If 32 low-income units are approved in Solana Highlands, the City's remaining lower income RHNA will total 108 units. 111. The Housing Element identified sites for up to 280 lower income units, significantly more than the 150 required. The four largest sites remaining (City Hall (14 units), 140 South Sierra Parking Lot (20 units), and North County Transit District Station (113 units)) together can accommodate 14 7 lower income units, well in excess of the 108 units required.

Therefore, the City has more than adequate sites to accommodate the City's share of the regional housing need for lower income housing.

5. CONDITIONS
Prior to use or development of the property in reliance on this permit, the Applicant shall provide for and adhere to the following conditions:

A. Community Development Department Conditions:

I. The Applicant shall pay required Public Facilities Fees and Park Fees for the net increase of 62 units prior to building permit issuance, as established by SBMC Section 17.72.020 and Resolution 1987-36.

IL The Applicant shall pay the required Public Art Fee for the net increase of 62 units prior to building permit issuance. If the proposed public art is approved by the Council and installed according to the approved plan, the Public Art Fee can be refunded at the building final inspection.

Ill. The Mitigation Monitoring and Reporting Program (MMRP) prepared for the proposed project is hereby adopted and made a condition of approval of the proposed project.

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IV. Construction of the project shall be in a single-phase as evaluated by Alternative 7 in the EIR.

V. The Applicant has agreed to hold quarterly pre-construction meetings with St. James Catholic Community from the time plans are submitted to the City for either a grading or building permit. Monthly meetings with St.

James Catholic Community shall occur after issuance of either a grading or building permit by the City, until the project is complete.

VI. Prior to issuance of any demolition or grading permit, the Applicant shall establish a "Complaint Response Program" (CRP) subject to the approval of the City Manager. As part of the construction CRP, the Applicant shall designate a "Construction Liaison" who will be responsible for notifying the City and responding to any local complaints about construction activities and institute reasonable measures, approved by the City Manager, to correct the problem within 48 hours after receiving a complaint. The CRP shall require that all property owners, residents and business owners within five hundred (500) feet of the construction site be provided contact information for the Construction Liaison to use to communicate complaints and/or concerns. The notification shall also describe the activities anticipated, provide dates and hours, and provide contact information with a description of a complaint and response procedure.

VII. Building Permit plans must be in substantial conformance with the plans presented to the City Council on December 5, 2018 and December 17, 2018 and located in the project file dated October 2018.

VIII. Prior to requesting a framing inspection, the Applicant will be required to submit a height certification, signed by a licensed land surveyor, certifying that the maximum building height of the structure does not exceed 149.5 above Mean Sea Level (MSL), measured at Story Pole #39 and 47.1' above the lowest point of the existing/proposed grade at Story Pole #86 as measured from the lower of the existing or proposed grade, and is in conformance with the plans as approved by the City Council on December 17, 2018 and the certified story pole plot plan and certifying the maximum building height of all framing and structures do not exceed the heights referred to herein and in the Project plans. lX. BUILDING PAD ELEVATIONS.

The elevation (based on Mean Sea Level ("MSL") elevation) of the building pad for each building set forth on the Preliminary Grading Plan (Sheet G 2.1 dated 6/19/2018) (the "Grading Plan") which is part of the Plans submitted by the Applicant to the City dated June 27, 2018 and revised October 24, 2018 in connection with the application for the Development Review Permit and Structure Development Permit for this Resolution 2018-132
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Project (the "lnitial Project Plans") shall not be increased above the MSL elevation set forth on the Grading Plan.

X. BUILDING HEIGHTS.
a. Finished Building Heights. The maximum finished height of all buildings and structures of the Project shall not exceed the maximum finished heights set forth on the Initial Project Plans and the modification thereto for Building #12 (lowers the finished height), Building #13 (lowers the finished height), and Building #10 ( expands the building envelope without increasing the finished height) submitted by the Applicant to the City and presented to the View Assessment Commission on October 16, 2018 and November 20, 2018 concerning the Structure Development Permit for the Project (the "Modifications to Project Plans") to address the applications for View Assessment filed for the Project. The maximum finished heights include but are not limited to installation of roofing materials, parapet walls, if any, mechanical equipment (including heating, ventilation, and air conditioning equipment) and related screening of each roof or roof section. The "Initial Project Plans" and "Modifications to Project Plans" are collectively referred to as the "Project Plans"
i. The Applicant shall reduce Building 13 maximum height by six (6) inches from the revised story pole plan elevation submitted October 2, 2018. The maximum building elevation for Building 13 shall be 134.9 MSL. The manner in which this height reduction is achieved shall be at the discretion of the Applicant. b. Confirmation of Building Heights Before Framing Inspection. Within sixteen (16) months after the City Council's approval of the Development Review Permit for this Project (as conditioned by the City Council), but no later than March 1, 2020, the Applicant shall prepare and submit to the City Manager a chart in the form and content acceptable to the City Manager which at a minimum sets forth the following information for each roof or roof section of each building or structure in the Project:
(i) The building number for each building as set forth on the Preliminary Grading Plan (or identify the structure if no number) and the height of those story poles and the height of the ridge(s) of each roof and roof section of each building or structure and the applicable story pole number for each roof ridge;
(ii) The maximum height based on Mean Sea Level (MSL) elevation of the completed framing for each ridge of each roof and roof section of each building or structure before installation of anything Resolution 2018-132
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on the rough framing, including installation of roofing materials or other materials or equipment; and
(iii) The maximum finished height based on Mean Sea Level (MSL) elevation for each ridge of each roof and roof section of each building or structure after installation of roofing materials, parapet walls, if any, mechanical equipment (including heating, ventilation, and air conditioning mechanical equipment) and related screening of each roof and roof section.

The foregoing maximum heights shall be consistent with the maximum finished heights set forth in the Project Plans. c. Roof Slopes. The slopes of the roofs shall not be decreased or increased.

XL ROOF DECKS.
a. Second Floor Level and Third Floor Level Decks. There shall not be any deck on the roof of any building, including on the roof of a onefloor building, two-floor building, or three-floor building.

XII. EXTERIOR MATERIALS.
a. Materials Approved. When constructing the buildings in the Project, the Applicant shall use exterior materials that are of the same type and design and have the same appearance, finish, and architectural design significance and are substantially the same or better quality as the exterior materials shown in the plans, illustrations, photographs, photo and electronic simulations, renderings, and other visual and graphic images submitted by the Applicant to the City Council to obtain approval of this Project. The Project, including the affordable senior housing units, shall be constructed with the same design type and same or better quality materials as shown on such visual and graphic images.
b. Materials Sample Board. Within one (1) year after City Council's conditional approval of the Development Review Permit for this Project, The Applicant shall prepare and submit for approval by the City Manager a sample board of materials that provides samples of the exterior materials in compliance with the requirements set forth in subsection (a) above and identifies the manufacturer, model, and other product information for each exterior material for the Project.

XIII. The Applicant shall obtain required California Coastal Commission (CCC) approval of a Coastal Development Permit, Waiver or Exemption Resolution 2018-132
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as determined necessary by the CCC, prior to the issuance of a grading or building permit by the City.

XIV. The Applicant will be required to provide a full Landscape Documentation Package in compliance with SBMC Chapter 17.56 prior to building permit issuance, which will be reviewed and inspected by the City's third-party landscape professional, subject to the requirements of Condition XXIII.

XV. Native or drought tolerant and non-invasive plant materials and water conserving irrigation systems shall be incorporated into proposed landscaping to the extent feasible.

XVI. Any new exterior lighting fixtures shall be in conformance with the CityWide Lighting Regulations of SBMC Section 17.60.060.

XVl I. The Applicant shall notify and/or remind all tenants of the street sweeping days on Nardo Avenue.

XVIII. PARKING.
a. Addition of Parking Spaces on Lot B. The Applicant has proposed a total of five hundred twenty-five (525) total parking spaces for the Project allocated as follows: 488 spaces for Lot A; and 37 spaces for lot B. The Applicant has subsequently agreed to add six (6) additional parking spaces on Lot B for a total of 43 spaces on Lot B.

The six (6) additional spaces shall be added at the north side of the proposed parking area for Lot B. The six (6) additional parking spaces shall be designated as "visitor" parking.
b. Quantity of Parking Spaces for the Project. All references to "parking spaces" mean parking for cars and trucks, not motorcycles. The Applicant has proposed a total of 525 parking spaces for the Project.

With the six (6) additional visitor parking spaces for lot Bas provided in Subsection (a) above, the Project and Project Plans shall provide a total of five hundred thirty-one (531) parking spaces (a cumulative total for tenants and visitors) for the Project (includes Lot A [market rate apartments] and Lot B [affordable senior apartments]). All parking spaces shall be in compliance with the City's Off-Street Parking Manual.

The zoning applicable to the Project based on the type of apartments (e.g., amount of bedrooms in each apartment) and quantity of apartments in the Project requires a total of 494 parking spaces (this is the total for both tenants and visitors, and includes ADA parking spaces). The Project shall provide a total of 531 parking spaces.

Thus, in order for the Applicant to provide 531 parking spaces, the Resolution 2018· 132
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Project and Project Plans shall provide the 494 parking spaces required by zoning plus an additional 37 extra parking spaces.

The 531 parking spaces are allocated as follows:
(i) 488 Lot A; and
(ii) 43 Lot B.
1) LOT A. There shall be a total of four hundred eighty-eight (488) parking spaces on Lot A, and these parking spaces shall be allocated as follows:

There will be a maximum of 343 reserved parking spaces
available for tenants, at least 88 unreserved parking spaces available for tenants, and 57 visitor parking spaces. Thus, the 488 parking spaces are allocated as follows:
343 maximum reserved parking spaces for tenants (based
on 1 space for studio apartment, 1 space for one
bedroom, and 2 spaces for two bedrooms)
88 minimum unreserved parking spaces for tenants
57 visitor parking spaces (228 apartments = 57 visitor
spaces)
=488 total parking spaces on Lot A
2) LOT B. There shall be a total of forty-three (43) parking spaces on Lot B, and these parking spaces shall be allocated as follows:

There will be a maximum of 37 reserved parking spaces
available for tenants, no unreserved parking spaces for tenants, and 6 visitor parking spaces. Thus, the 43 parking spaces are allocated as follows:
37 maximum reserved parking spaces for tenants (based
on 1 space for studio apartment, 1 space for one
bedroom, and 2 spaces for two bedrooms)
0 minimum reserved parking spaces for tenants
6 visitor parking spaces
=43 total parking spaces on Lot B
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c. Reserved Parking Spaces for Tenants. The Applicant shall assign reserved parking spaces for tenants of the Project as provided herein. However, the Applicant shall not reserve for or assign to any tenant more reserved parking spaces than as follows: 1 parking space for a studio apartment; 1 parking space for a one bedroom apartment; and 2 parking spaces for a two bedroom apartment. The Applicant shall not reserve any "visitor'' parking spaces on the Project.

The Applicant shall prepare a written parking plan (the "Parking Plan") and identify thereon which garages, carport parking spaces, and uncovered parking spaces are assigned to each apartment as reserved parking spaces for each apartment and the location of all unreserved tenant parking spaces and visitor parking spaces in the Project. The Applicant shall submit the Parking Plan to the City Manager on or before March 1 , 2020 for approval thereafter by the City Council.

With regard to the parking spaces on Lot A, the Applicant shall assign one (1) garage parking space to each apartment (to the extent there are sufficient quantity of garages, noting there are more apartments than garages) for the exclusive use of that apartment so that all garage parking spaces on Lot A are assigned to specific apartments.

After assigning all garage parking spaces to specific apartments, then the Applicant shall assign one (1) covered carport parking space to each apartment that does not have a garage parking space assigned to the apartment (to the extent there are sufficient quantity of carport parking spaces, noting that there are more apartments than garages and carport parking spaces combined). After all garage parking spaces and carport parking spaces have been assigned to apartments, then the Applicant shall assign one (1) uncovered parking space to each of the remaining apartments that do not have a garage or carport parking space assigned to that apartment. In addition, if an apartment is a two-bedroom apartment, then the second reserved parking space assigned to a two bedroom apartment will be an uncovered parking space.

The garages that are located in the building where the apartment is located will be assigned first to the apartments located in that same building and then to the apartments located closest thereto. The same principal will be · used to assign reserved carport parking spaces and reserved uncovered parking spaces.

The apartment and the garage and/or covered carport parking space and/or uncovered parking space(s) assigned to each specific apartment for the exclusive reserved use of the tenant of that Resolution 2018-132
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apartment shall constitute a single premises for the purpose of the rental of that apartment.

Tenants who have apartments with assigned reserved parking space(s) (either garage, carport, and/or uncovered parking space) shall be required by their lease to park in their assigned reserved parking spaces and not in the unreserved parking spaces. The Applicant shall strictly enforce this requirement by providing appropriate enforcement provisions and remedies in the leases, including monetary penalties and/or towing for violations.

For the purpose of example and not for limitation, if the tenant of a two bedroom apartment consists of two occupants with two vehicles and the tenant's apartment has a reserved garage parking space and a reserved uncovered parking space assigned to the tenant's two bedroom apartment, then the tenant shall park in the garage and reserved uncovered parking space and shall not park in an unreserved parking space. However, if there are three occupants of the two bedroom apartment and the assigned garage and reserved uncovered parking spaces are being used by two of the occupants, then the third occupant will park in an unreserved uncovered parking space.

The purpose of the requirements herein are to have each garage and covered carport parking space assigned to a specific apartment to ensure that all garages and covered carport parking spaces in the Project will be used for parking before the unreserved tenant parking spaces are used, thereby making available to tenants of the Project as many unreserved uncovered parking spaces as possible for the shared use of all tenants of the Project. With parking spaces available in the Project, tenants are discouraged from parking off site in the neighborhood surrounding the Project.
1) Request by the Applicant for Conversion of Unreserved Parking Spaces to become Reserved Parking Spaces on Lot A. The
existing development on the Property that will be demolished to construct the Project does not have sufficient parking spaces for the tenants and visitors of the Property. Consequently, many tenants and visitors to the Property park on the streets in the neighborhood near the Property. This has caused a shortage of parking in the neighborhood and other negative impacts.

The Applicant has represented to the residents of the
neighborhood and area near the Property and the City Council that the 531 parking spaces to be provided by the Project will provide a sufficient quantity of parking spaces for tenants and Resolution 2018-132
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visitors of the Project so that they can park on the Property, not on the streets of the surrounding neighborhood. However, if the Applicant wants to increase the amount of uncovered reserved parking spaces on Lot A by converting some of the "unreserved" uncovered parking spaces to become "reserved" uncovered parking spaces (Applicant shall not increase the amount of reserved parking spaces on Lot B), then the Applicant may request approval from the City Council to convert up to thirty-one (31) of the eighty-eight (88) total unreserved uncovered parking spaces to become reserved uncovered parking spaces.

In addition to the foregoing, the opportunity for the Applicant to request modification of the Parking Plan as provided herein shall include the opportunity for the Applicant to request modification of the allocation of reserved and unreserved parking spaces for tenants of the Project and consideration of other issues concerning the management of tenant and visitor parking for the Project in order to achieve the goal of preventing tenants and visitors of the Project from parking on South Nardo Avenue and on the streets in the surrounding neighborhoods.

In connection with the Applicant's request, the Applicant shall submit a proposed modified Parking Plan which identities and changes such unreserved uncovered parking spaces to become reserved uncovered parking spaces (the "Modified Parking Plan") to the City Council for approval. The Modified Parking Plan shall be accompanied by documentary analysis, data, and information which establish and demonstrate that the the Appplicant's proposed Modified Parking Plan will not cause, encourage, or otherwise result in tenants or visitors of the Project parking on the streets in the neighborhood adjacent to the Project and will eliminate and prevent on-street parking by tenants and visitors. The goal and actual effect of any Modified Parking Plan shall be to have all tenants and visitors of the Project park in the Project, not on nearby streets, and eliminate or prevent their onstreet parking and the reasons or incentives for tenants and visitors to park on the streets. The Modified Parking Plan shall demonstrate that it will achieve this goal and produce the actual desired result and thereafter it shall actually achieve this goal. lf the Applicant elects to request an increase in the amount of reserved uncovered parking spaces by converting unreserved uncovered parking spaces as provided herein, then the Applicant shall submit the Modified Parking Plan and supporting analysis and documents required herein to the City Manager on or before Resolution 2018-132
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March 1 , 2020 for consideration and approval thereafter by the City Council.
d. Unreserved Parking Spaces for Tenants. All unreserved parking spaces shall remain open for parking by all tenants of the Project who do not have a reserved parking space for their use as provided herein. The leases for tenants shall provide that tenants shall use their reserved parking spaces first before using any unreserved parking spaces. The Applicant shall strictly enforce this requirement by providing appropriate enforcement provisions and remedies in the leases, including monetary penalties and towing for violations. e. Visitor Parking Spaces. The visitor parking spaces shall be marked with signage as "visitor parking." The size, design, and location of signage for visitor parking shall be in compliance with the City's OffStreet Parking Manual and approved by City Manager. The visitor parking spaces shall be distributed evenly throughout the Project as approved by City Manager. The Applicant shall not reserve any "visitor" parking spaces on the Project.
f. Tenants Shall Not Park in Visitor Parking Spaces. Tenants shall not be permitted to park in visitor parking spaces. The leases for tenants of the Project shall provide that tenants shall not park in parking spaces with signage stating the space is "visitor'' parking.

Notwithstanding the foregoing, tenants may park in visitor parking spaces only between the hours of 11 :00 p.m. and 8:00 am. if such spaces are not in use during this time period. The Applicant shall strictly enforce this requirement by providing appropriate enforcement provisions and remedies in the leases, including monetary penalties and towing for violations.
g. No Charge for Parking. There shall not be any charge or fee to park in the Project, whether for any tenant of the Project (reserved or unreserved parking spaces) or their respective invitees, guests, and visitors. There shall not be any charge or fee for any parking spaces for tenants (reserved or unreserved), whether the parking spaces are provided as required by zoning or not, any parking spaces for visitors, and for any parking spaces constructed in the Project that exceed the total amount of spaces required by zoning.

The foregoing prohibition against the Applicant charging for any parking spaces in the Project shall not apply to the Applicant charging a higher rent for each apartment that includes exclusive reserved use of a specific identified garage and/or covered carport parking space assigned to that specific apartment for the exclusive use of that apartment. However, in order to permit this exemption Resolution 2018-132
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from the prohibition against charging for parking spaces, each garage and uncovered carport parking space in the Project shall be assigned to a specifically identified apartment for the exclusive use of that apartment, with one garage or covered carport parking space assigned to each apartment as provided in Subsection (c) above.

The garage parking spaces and covered carport parking spaces shall be assigned to the extent of the quantity of garages and covered carport parking spaces in the Project (i.e., there are more apartments than garages and carport parking spaces).
h. Access to Parking. There shall not be any gate, barrier, or other restriction to access any driveway/vehicle access to the Project. i. No Assignment to Third Party. No parking spaces in the Project shall be assigned, sold, conveyed, transferred to any third party owner or otherwise reserved for any tenant beyond the amount of parking spaces allocated to the tenant's type of apartment as provided herein.
j. Garages Shall be Used for Parking. All leases and rental agreements for tenants or occupants of the Project shall provide that garages and covered parking spaces in carports shall be used for vehicle parking and incidental storage of personal property. The Applicant shall strictly enforce this requirement by providing appropriate enforcement provisions and remedies in the leases, including monetary penalties for violations.
k. All garages shall be pre-wired for electric vehicle charging as identified in exhibit provided to City Council on December 17, 2018 I. A minimum of 15 electric vehicle (EV) charging stations shall be installed consistent with the exhibit provided by City Council on December 17, 2018. Tenants shall not be permitted to park in EV parking spaces unless used for charging purposes. The leases for tenants of the Project shall provide that tenants shall not park in EV parking spaces with signage stating the space is "EV" parking.

Notwithstanding the foregoing, tenants may park in EV parking spaces only between the hours of 11 :00 p.m. and 8:00 am. if such spaces are not in use during this time period. The Applicant shall strictly enforce this requirement by providing appropriate enforcement provisions and remedies in the leases, including monetary penalties and towing for violations.

XlX. Fifty-seven (57) guest parking spaces shall be marked as permanent guest spaces and may not be assigned or reserved for any tenant, occupant or employee.

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XX. A Parking Management Plan, as approved by the City Council, shall be in place to prevent resident use of adjacent street parking. The Parking Management Plan shall contain provisions in tenant leases that clearly restrict the garage space use from impeding the ability to park an automobile in the garage and allow garages to be inspected periodically.

XXI. ACCESS TO THE PROJECT.

There shall not be more than three (3) driveway/vehicle entrances to the Project. No gate, barrier, or other restriction to access shall be installed or maintained at any driveway/vehicle entrance or exit to the Project.

The following two driveway entrance/exits shall provide for "right turn only" signage and barriers as approved by the Fire Department to prevent left turn exits. Thus, all exiting vehicles from these two driveways will travel toward Stevens Avenue and/or to the south:
a. Westerly Entrance/Exit on South Nardo Avenue.
b. Easterly Entrance/Exit on Stevens Avenue for Building #25 (Affordable Senior Apartments).

XXll. Residents of the Senior Affordable building (Building 25) and their guests shall receive guest access privileges to the pool and recreation area upon their request subject to the standard rules and regulations XXIII. All light fixtures shall be appropriately shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities that render them detrimental to the surrounding area.

XXlV. If nesting sensitive birds are detected at any time during the breeding season, the California Department of Fish and Wildlife shall be notified and an appropriate disturbance set-back will be determined and imposed until the young-of-the-year are no longer reliant upon the nest. The setback or buffer shall be no less than 100 feet. CDFW shall be notified in nesting sensitive birds are detected at the project site or in the immediate surrounding area during the breeding season. An appropriate set-back or buffer shall be determined by the qualified project biologist.

XXV. The proposed preliminary Landscape Concept Plan includes the use of indigenous and/or drought-tolerant plant material, where feasible. No invasive or potentially invasive species would be used. The City Council shall review and approve the applicant's Landscape Concept Plan and confirm inclusion of drought-tolerant plant material, subject to the provisions of Condition XXlll.

XXVI. LANDSCAPE PLAN.

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The Applicant has submitted to the City Council a Preliminary Conceptual Landscape Plan (Sheet L-0.1) (the "Preliminary Conceptual Landscape Plan") which is part of the Project Plans for consideration by the City Council concerning the Development Review Permit for the Project. Subject to approval of the Preliminary Conceptual Landscape Plan by the City Council, the Applicant shall submit a Final Conceptual Landscape Plan to the City on or about March 1, 2019 so that the Final Conceptual Landscape Plan may be considered for approval by the City Council at a regularly scheduled City Council thereafter. Within sixteen (16) months after the City Council approves the Final Conceptual Landscape Plan (but no later than March 1, 2020), the Applicant shall submit a Final Landscape Plan to the City Council for consideration and approval. The City shall not issue any permits for demolition, grading, or construction of the Project until the City Council approves the Final Landscape Plan.

The City Council's approval of the Preliminary Conceptual Landscape Plan is made on the condition that Applicant will work to modify and improve the plan to address the concerns of residents and the City Council and submit a Final Conceptual Landscape Plan for consideration and approval by the City Council as provided herein. The City Council's subsequent consideration of the Final Conceptual Landscape Plan will allow the Applicant the opportunity to refine and modify the Preliminary Conceptual Landscape Plan to address concerns of residents and the City Council. The Preliminary Conceptual Landscape Plan and the Final Conceptual Landscape Plan shall be collectively referred to as the "Landscape Plan."
The Landscape Plan shall comply with the following requirements:
a. Mix. The mix of trees shall be at least 70% or more evergreen and no more than 30% deciduous.
b. Quantity. At a minimum, the quantity of trees and other vegetation shown on the Landscape Plan shall be maintained. The landscape buffer areas shall be planted with trees and vegetation that provide at least ninety percent (90%) coverage of the landscape buffer area. c. Quality. Trees and other vegetation shall be the same or better architectural significance and design value (as these terms are customarily used by landscape design professionals from time to time during the life of this Project) and quality as shown on the Landscape Plan.
d. Requirement to Maintain Landscape Trees and Vegetation. The Applicant shall maintain the landscape buffer areas with trees and vegetation that have a level of architectural significance and design Resolution 2018-132
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value and quality that is substantially the same or better than as shown on the Landscape Plan. Such trees and other vegetation shall not be removed unless concurrently replaced.
e. Removal and Replacement. Trees and other vegetation shall not be removed without concurrently replacing same. When replacing trees and other vegetation, the Applicant shall maintain the same or better level of architectural significance, design value and quality shown on the Landscape Plan. Also, when replacing trees, the Applicant shall replace with equal or larger size of the trees as indicated in the Landscape Plan.
f. Final Landscape Plan. Subject to approval of the "Preliminary Conceptual Landscape Plan" and the "Final Conceptual Landscape Plan" by the City Council, the Applicant shall submit the "Final Landscape Plan" for consideration and approval by the City Council.

Selection of the species of trees (including the height of trees at maturity) and placement of the trees throughout the Project, including in all landscape buffer areas, for the Final Landscape Plan shall consider and mitigate potential for blocking views of residences located on South Nardo Avenue that filed view claims concerning this Project.
(i) Landscaping and tree heights shall be specifically addressed as part of the Final Landscape Plan and shall demonstrate that, at maturity, trees and landscape shall not exceed the height of Building 12 within the view corridor between Buildings 2 and 3, Buildings 11 and 12 and Buildings 13, 14 and 17.

XXVIL LANDSCAPE BUFFER AREAS.
a. Landscape Buffer Areas. The "landscape buffer area" means the area between the facades of the buildings in the Project that are located along the boundary line of the Property and the adjacent boundary line of the Property or the edge of the sidewalk at a public street that is closest to the building facades, whichever is closer to the building facades. Where there is a parking area along the perimeter of the Project, the Landscape buffer area is the area between the boundary line of the Property or the edge of the sidewalk at a public street that is closest to the parking area and the edge of the paved parking area. However, at various locations along the perimeter of the Project on the south and west sides of the Project there is no sidewalk, and the landscape buffer areas consists of the area between the building facades (or edge of the paved parking area) and the boundary line of the Property.

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There is a landscape buffer area around the entire perimeter of the Project, except at the three locations where a driveway crosses the landscape buffer area. The landscape buffer areas are provided by the placement of the buildings and structures set back from the property boundary lines as depicted on the Project Plans, including the Site Plan (Sheet 0-1.1) and Preliminary Conceptual Landscape Plan (Sheet L-0.1) that are part of the Project Plans.

The landscape buffer areas are shown on the Project Plans, including the Site Plan and Preliminary Grading Plan therein. The landscape buffer area shall be increased as described herein and specifically depicted and identified on the Site Plan (Sheet 0-1.1) and the Landscape Plan that are part of the Project Plans.

The landscape buffer areas shall be planted with trees and other vegetation as provided herein to screen the Project from the public streets, adjoining properties, and other properties in the area of the Project. The landscape buffer areas shall be planted with trees and vegetation that provide at least ninety percent (90%) coverage of the landscape buffer area.
b. Modify Landscape Buffer Areas. The minimum width of the landscape buffer areas between Building #25 and the parking area located east of Building #25 and the property to the south, and at Building #6 shall be expanded as follows:
(i) Building #25 - a minimum twenty-five (25) feet wide; (ii) Parking area east of Building #25 - twenty (20) feet wide; {iii) Remove hardscape improvements in Landscape Buffer area on north side of Building #6.
c. Requirement to Maintain Minimum Size of Landscape Buffer Areas.

The dimensions (i.e., distance east to west, and north to south) and useable area of the landscape buffer areas as set forth herein shall be maintained and shall not be reduced. No portion of any landscape buffer area shall be converted to patios, decks, walkways, driveways, or other non-landscape uses, except as provided in subsection (d) below entitled "Exceptions to Landscape Buffer Area."
d. Exceptions to Landscape Buffer Area. Except as expressly permitted herein, no patios, decks, walkways, seating, or other hardscape improvements, or other non-landscape uses are permitted in any of the landscape buffer areas referenced herein:

XXVlll.

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(i) Two Driveways Along South Nardo Avenue and One Driveway on Stevens Avenue. There shall not be more than three (3) driveways/vehicle entrances to the Project. There are two driveways that provide access to the Project along South Nardo Avenue and one driveway on Stevens Avenue that serves
Building #25; and
(ii) Walkways in the Landscape Buffer Areas Next to and Along the Building Facades. Allow one walkway in the landscape buffer areas next to the building facades. These walkways are shown on the Preliminary Grading Plan. These walkways provide access to the apartments in these residential apartment buildings. These walkways shall not be wider than four (4) feet, including any built-in benches, seating, planters, or other improvements associated with or concerning the walkway. e. Pocket Park on South Nardo Avenue. There shall be an open space park area located along and contiguous with South Nardo Avenue between Building #2 and Building #4 as identified on the Preliminary Grading Plan. The minimum dimensions of the area of the park are fifty-three (53) lineal feet measured generally from north to south (approximately perpendicular to South Nardo Avenue) and ninetyfive (95) lineal feet measured generally from east to west. This open space area will be used as a park for residents and visitors of the Project. The entire area of this park area will be landscaped with grass and other vegetation as set forth on the Landscape Plan that provide at least ninety percent (90%) coverage of the area. There shall not be any hardscaped area or other improvements constructed or installed within this park area, except the area for installation of a small patio and barbeque, not to exceed a total of two hundred (200) square feet, at the location(s) shown on the Project Plans.

PERIMETER FENCE.

No fence or wall shall be installed along or within the landscape buffer areas that are contiguous with the property boundary line of the Project that is contiguous with South Nardo Avenue (i.e., the north side and east side of the Project) and Stevens Avenue (i.e., the east side of the Project). The Applicant shall install a fence along the southerly side of the Project (contiguous with the Turfwood Project) of a height, material, and design that is described in the design concept set forth below.

The design concept for this fence is as follows: six (6) foot tall black anodized aluminum metal fence consisting of approximately 1" square tube spaced pickets, double rail, with pressed spear tops, and capped 4" square posts every 8 to 10 feet. This fence will look like traditional Resolution 2018-132
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wrought iron fencing and will be consistent with the existing metal fence located along Turfwood Lane.

XXJX. RESIDENTIAL APARTMENT BUILDING.

Long Term Rentals. Applicant has applied to the City to construct residential rental apartments that will be offered for rent on a long term basis. Therefore, the residential apartments shall be rented on a monthto-month or longer term basis and shall not be rented for a term that is less than thirty days. The apartments shall not be rented for short term vacation rentals that have a term less than thirty days. In addition, no tenant or occupant of any residential apartment shall assign or sublease the apartment for a term of less than thirty days or allow short term vacation rental uses. This restriction on assignment and subletting shall be included in all leases and rental agreements for the apartments.

XXX. All "Useable Open Space" shall be accessible to residents of the Project.

Plans shall be modified to demonstrate access to the "Useable Open Space" between Buildings 16, 20 and 23, referred to as the Bio-Retention Basin. There shall be at least two (2) points of access to the BioRetention Basin.

XXXI. The Applicant shall make every reasonable commercial effort to preserve the acacia bush/tree near the southwest portion of the site, south of Building 15, during development of the project. If the acacia bush/tree is to be removed, the replacement landscaping shall be of equal or larger size landscaping that will maintain the same or better level of screening, architectural significance, design value, and quality shown on the Landscape Plan.

XXXIL Per Solana Beach Municipal Code (SBMC) Section 17.20.040(J), the proposed project is required to meet a minimum of 250 square feet per unit of usable open space. Therefore, 260 units would require a minimum of 65,000 square feet of usable open space. As shown in Draft EIR Figure 2-6, the project would provide 65,065 square feet of usable open space (250 square feet per unit). The City shall review final project site plans to confirm the incorporation of required useable open space.

XXXIII. In addition to the measures that are part of Title 24, the project would include the following energy-efficiency measures in its design:
(1) Electric vehicle charging stations for residents and guests (2) Photovoltaic panels
(3) Low water use appliances, in-home fixtures, and irrigation Resolution 2018· i 32
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(4) Low VOC (volatile organic compound) paints
(5) Community recycling program
(6) Energy Star appliances
(7) Energy-efficient LED lighting, appliance, and heating, ventilation, and air conditioning (HVAC) design
(8) Pool with solar heating
(9) Building insulation elements installed under the inspection of the Home Energy Rating System (HERS) rating agency
(1 O) Drought-tolerant landscaping
(11) Possible reclaimed water use for irrigation
(12) Walking paths and bicycle lockers to promote more sustainable lifestyles for residents, employees, and guests. The applicant shall incorporate the identified and approved energy-efficiency measures into project design.

XXXIV. Construction shall only occur between the hours of 7:00 a.m. and 7:00 p.m., Monday through Friday, and between the hours of 8:00 a.m. and 7:00 p.m. on Saturday. Construction activities shall not occur on Sunday or holidays. Demolition and rough grading activities shall not occur on Saturdays.

XXXV.AII of the conditions of this project are continuing conditions. Failure of the Applicant to comply with any or all of said conditions at any time may result in the revocation of the permits granted for the development and use of the property.

XXXVl. The City may elect to acquire beach grade material from the project, up to a maximum of 150,000 cubic yards per the City's SCOUP regulatory permits, at a market-rate value as determined by estimates of the price of comparable material, from a local supplier as delivered to Fletcher Cove, and at a maximum cost based on funding availability in the Beach Sand Mitigation Fund held in trust for the City by SAN DAG. The Applicant shall be responsible for transporting the material to the beach.

XXXVl I. Any project plan sheets that were not updated from the original submittal shall be corrected to be consistent with the site plan reviewed and approved by City Council. Revised plans shall be submitted to the Community Development Department to the Director's satisfaction prior to plan check submittal.

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XXXVIII. Prior to the issuance of building permits, the project Applicant shall demonstrate to the City Manager that the project has an agreement in place to purchase 100 percent green power (electricity) from the City's Community Choice Aggregation (CCA) program, Solana Energy Alliance (SEA) "SEA Green" product, or, if this program is not in place, any successor CCA program or the San Diego Gas & Electric EcoChoice program. All house meter electricity accounts and all future residential tenant agreements for the proposed project shall encourage that all tenants opt in to either the City's SEA Green program (100 percent renewable power) or, if this program is not in place, any equivalent SEA successor program, or the San Diego Gas & Electric EcoChoice program.

If the EcoChoice program is the only option, proof of enrollment in the EcoChoice program shall be provided to the City prior to obtaining building permits.

XXXIX. At least ten (10) working days prior to demolition or removal of existing on-site structures, the project Applicant shall submit an Asbestos Removal, Renovation, and Demolition Operations Notice of Intentions to the County of San Diego Air Pollution Control District. The Notice of Intentions must include:
(1) The name and company of the person completing the notification form.
(2) The type of notice (i.e., whether the notice is an original notification, a revision to an existing notification, including the type of revision, or a cancellation of an existing notification).
(3) Type of operation (i.e., whether the operation(s) is a renovation, demolition, emergency renovation, emergency demolition, or planned renovation).
(4) The facility name, address, building number, suite number, room number, city, state, and zip code.
(5) The facility owner's name, address, city, state, zip code, contact person and title, and phone number.
(6) The removal contractor's name, address, city, state, zip code, contractor's license number, contact person and title, and phone number.
(7) The demolition contractor's name, address, city, state, zip code, contractor's license number, contact person and title, and phone number.

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(8) A description of the facility, including the number of floors, the number of dwelling units, age of the facility, and the past and present use of the facility.
(9) Scheduled start and completion dates of renovation operations and/or of demolition operations.
(10) The work practices, equipment, and engineering controls to be used in demolition operations.
(11) Description of procedures to be followed in the event that unexpected regulated asbestos-containing material (RACM) is found or any Category I Nonfriable asbestos-containing material (ACM) or Category II Nonfriable ACM becomes crumbled,
pulverized, broken into smaller pieces, or reduced to powder. (12) The name, address, city, state, zip code, contact person and title, and phone number of the waste transporter for all demolition debris containing no asbestos.
(13) A certification that at least one person trained in accordance with San Diego Air Pollution Control District Regulation XII, District Rule No. 1206 Subsection (f)(B) will supervise the stripping and removal described by this notification.
(14) Information about the individual conducting the facility survey including: name, company, title, mailing address and phone number, and the certification number for the Environmental Protection Agency (EPA) approved Building Inspector Course passed by the individual.
(15) The condition of each ACM identified by the facility survey to be removed, stripped, or disturbed, or a statement that no ACM to be disturbed by renovation or demolition operations has been identified at the facility.
(16) The procedure(s), including analytical methods, used to detect the presence of RACM, Category l Nonfriable ACM, and Category II Nonfriable ACM.
(17} For all ACM to be removed, stripped, or disturbed, the categorization of each material containing more than one percent asbestos as friable ACM, Category I Nonfriable ACM, or Category II Nonfriable ACM.
(18) A description of the facility components containing ACM to be removed, stripped, or disturbed.

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(19) An estimate for the total amount of ACM to be removed, stripped, or disturbed from the facility including the surface area in square feet of other facility components, or volume in cubic feet if square footage cannot be established in the course of renovation or demolition operations regulated by this rule.
(20) The specific work practices, equipment, and engineering controls that will be used to remove each ACM.
(21) The name, address, city, state, zip code, contact person and title, and phone number of the waste transporter for all ACWM. (22) The name, address, city, state, zip code, and phone number of the waste disposal site for all ACWM.
(23) In addition, a copy of the Asbestos Survey must be maintained on site for the duration of the project.

B. Affordable Housing Conditions
I. The Affordable Housing Agreement shall be executed and recorded against the entire property prior to the recordation of any parcel map or final subdivision map or issuance of building permits for the project, whichever occurs first.

11. The affordable housing agreement and other required agreements shall be prepared by the City at the Applicant's expense.
ll I. As proposed by the Applicant, and to comply with the provisions of the City's Affordable Housing Ordinance (SBMC Chapter 17.70) and density bonus law (Government Code Section 65915 and SBMC Section

17.20.050), the project shall provide 32 Affordable Senior Units that are affordable to lower income households (as defined in Section 50079.5 of the Health & Safety Code) at affordable rent (as defined in Section 50053 of the Health & Safety Code) for a 55-year period.

IV. Construction of Affordable Senior Units. The Affordable Senior Units shall be constructed concurrently with construction of the Market Rate Units.

To ensure concurrent construction, the City shall not issue a building permit for the 115th Market Rate Unit until it has issued a building permit for the 32nd Affordable Senior Unit, and the City shall not issue a certificate of occupancy or approve a final inspection for the '115th Market Rate Unit until it has issued a certificate of occupancy or approved a final inspection for the 32nd Affordable Senior Unit.

V. Senior Housing Characteristics. The design of the Affordable Senior Units shall include all of the elements required by Civil Code Section Resolution 2018-132
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51.2(d) or successor provision. The Affordable Senior Units shall be inspected by the City prior to occupancy to determine that they meet the construction and other standards required by this Agreement and by State law.

VI. Appearance. The design, appearance, and general quality of the Affordable Senior Units shall be compatible with those of the Market Rate Units and consistent with the designs of the Market Rate Units.

VII. Amenities for Affordable Senior Units. The Applicant shall provide a furnished common indoor meeting space of at least one thousand (1,000) square feet for residents of the Affordable Senior Units and landscaped outdoor open space and recreation space of at least eight thousand (8,000) square feet adjacent to the Affordable Senior Units, as shown in the plans included in the City Approvals. Tenants of the Affordable Senior Units shall have access to the meeting space and outdoor space at no additional cost.

Vlll. Fee Waiver. The City hereby grants a fee waiver in a total amount of $500,000. Prior to issuance of any grading, demolition, building, or other construction permit for the project, the City shall specify which fees shall be waived.

IX. Indemnity for Fee Waiver. The City has granted a fee waiver in the amount of $500,000 under the Affordable Housing Ordinance with the intention that any financial assistance provided by the City through the fee waiver or by other means meets the exception set forth in Labor Code Sections 1720(c)(3) (a public subsidy that is de minimis in the context of the project) and Section 1720(c)(1) (private residential projects) to the general requirement that state prevailing wages be paid in connection with construction work that is paid for in whole or in part out of public funds. However, to the extent other funding sources or a future court or the Department of Industrial Relations determination require the payment of prevailing wages on the Project under the Labor Code, then Owner shall comply with the prevailing wage requirements attached to these conditions (Contingent Prevailing Wage Requirements). Owner shall indemnify, hold harmless and defend (with counsel reasonably selected by the City), to the extent not prohibited by applicable law, the City, its councilmembers, commissioners, officials, employees and agents, against any claim for damages, compensation, fines, penalties or other amounts arising out of the failure or alleged failure of any person or entity (including the Owner, or its contractors or subcontractors) to pay prevailing wages as determined pursuant to Labor Code Sections 1720 et seq., to hire apprentices in accordance with Labor Code Sections 1777.5 et seq., or to comply with the other applicable provisions of Labor CodeSections1720etseq., 1725.5, 1771 , 1771.1, 1771.4, 1776, 1777.5 Resolution 2018-132
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et seq., 1810-1815 and the implementing regulations of the DIR in connection with the work performed in connection with the project. [See Contingent Prevailing Wage Requirements below.]
X. CONTINGENT PREVAILING WAGE REQUIREMENTS
To the extent other funding sources or a future court or the Department of Industrial Relations (the "DIR") determination require the payment of prevailing wages on the Project under the Labor Code, the following shall apply:
(1) In accordance with Labor Code Sections 1725.5 and 1771.1 , the Owner shall and shall cause its contractors and subcontractors to pay prevailing wages in the construction of the Project as those wages are determined pursuant to Labor Code Sections 1720 et seq. and the implementing regulations of the Department of Industrial Relations (the "DIR"), to employ apprentices as required by Labor Code Sections 1777.5 et seq., and the implementing regulations of the DIR and comply with the other applicable provisions of Labor Code Sections 1720 et seq., 1777.5 et seq., and implementing regulations of the DIR.
(2) All calls for bids, bidding materials and the construction contract documents for the Project must specify that:
(a) No contractor or subcontractor may be listed on a bid proposal nor be awarded a contract for the Project unless registered with the DIR pursuant to Labor Code Section 1725.5.
(b) The Project is subject to compliance monitoring and enforcement by the DIR.
(3) The Owner, as the agent of the "awarding body", shall register the Project as required by Labor Code Section 1773.3 as set forth in the DIR's on line form PWC-100 "Form PWC-100) within two (2) days after entering into the construction contract and shall continue to update Form PWC-100 within two (2) days after new information becomes available that must be reported on Form PWC-100 (for example, new subcontractor hired).]
(4) In accordance with Labor Code Sections 1725.5 and 1771 .1, the Owner shall require that its contractors and subcontractors be registered with the DIR, and maintain such registration as required by the DIR.
(5) Pursuant to Labor Code Section 1771 .4, the Project is subject to compliance monitoring and enforcement by the DIR. The Owner Resolution 2018-132
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shall and shall require its contractor sand subcontractors to submit payroll and other records electronically to the DIR pursuant to Labor Code Sections 1771.4 and 1776 et seq., or in such other format as required by the DIR.
(6) The Owner shall and shall cause its contractors and subcontractors to keep and retain such records as are necessary to determine if prevailing wages have been paid as required pursuant to Labor Code Sections 1720 et seq., and that
apprentices have been employed as required by Labor Code Section 1777.5 et seq .. and shall, within ten (10) days of request by the City, provide to the City such records and other documentation reasonably requested by the City.
(7) The Owner shall and shall cause its respective contractors and subcontractors to comply with all other applicable provisions of Labor Code, including without limitation, Labor Code Sections 1720etseq., 1725.5, 1771, 1771.1, 1771.4, 1776, 1777.5etseq., 1810-1815 and implementing regulations of the DIR in connection with construction of the Project or any other work undertaken or in connection with the Property.

Copies of the currently applicable current per diem prevailing wages are available from the DIR website, www.dir.ca.gov. The Owner shall cause its respective contractors to post the applicable prevailing rates of per diem wages at the Project site and to post job site notices, in compliance with Title 8 California Code of Regulations 16451 (d) or as otherwise as required by the DIR.

C. Fire Department Conditions
The following are conditions of approval and are based on the Alternate Materials and Methods Request (AMMR) approved and dated March 26, 2018:

I. ACCESS ROAD MINIMUM DIMENSIONS: Fire apparatus access roads shall have an unobstructed improved width of not less than 20 feet; curb line to curb line, and an unobstructed vertical clearance of not less than 13 feet 6 inches. Exception: Single-Family residential driveways; serving no more than two single-family dwellings, shall have minimum of 16 feet, curb line to curb line, of unobstructed improved width. Access roads shall be designed and maintained to support the imposed loads of not less than 75,000 pounds and shall be provided with an approved paved surface to provide all-weather driving capabilities.

II. The hose pull shall be measured by an approved route around the exterior of each building.

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Ill. The Civil Engineer on record to verify that fire access turn-around, width and grade shall comply with the California Fire Code, local amendments and the ability for Solana Beach fire apparatus to maneuver for emergency responses.

IV. The minimum unobstructed inside turning radius shall be 28'.

V. DEAD ENDS: All dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. A cul-de-sac shall be provided in residential areas where the access roadway serves more than four (4) structures. The minimum unobstructed paved radius width for a cul-de-sac shall be 36 feet in residential areas with no parking.

VI. GRADE: The gradient for a fire apparatus access roadway shall not exceed 20.0%. Grades exceeding 15.0% (incline or decline) shall not be permitted without mitigation. Minimal mitigation shall be a surface of Portland cement concrete, with a deep broom finish perpendicular to the entire direction of travel. Additional mitigation measures may be required where deemed appropriate. The angle of departure and angle of approach of a fire access roadway shall not exceed seven degrees ( 12 percent).
(1) The Civil Engineer on record to verify that fire access turn-around, width and grade shall comply with the California Fire Code, local amendments and the ability for Solana Beach fire apparatus to maneuver for emergency responses.

Vil. FIRE HYDRANTS AND FIRE FLOWS: The applicant shall provide fire hydrants of a type, number, and location satisfactory to the Solana Beach Fire Department. A letter from the water agency serving the area shall be provided that states the required fire flow is available. Fire hydrants shall be of a bronze type. Multi-family residential or industrial fire hydrants shall have two (2) 4" inch and two (2) 2 ½" inch NST outlets. Residential fire hydrants shall have one (1) 4" inch NST outlet, and one (1) 2 ½" inch NST outlets.
(1) Fire Flow shall be provided per CFC Appendix B. A maximum reduction in fire flow of is 50 percent with an approved fire sprinkler system.
(2) Fire hydrants shall be provided per CFC Appendix C (number, spacing, and type).

Vlll. GATES: All gates or other structures or devices, which could obstruct fire access roadways or otherwise hinder emergency operations, are prohibited unless they meet standards approved by the Fire Department.

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An approved emergency key-operated switch and/or an approved emergency traffic control-activating strobe light sensor shall be installed per Solana Beach Fire Department standards.

IX. RESPONSE MAPS: Any new development, which necessitates updating of emergency response maps by virtue of new structures, hydrants, roadways or similar features, shall be required to provide map updates and shall be charged a reasonable fee for updating all response maps.

X. CONSTRUCTION MATERIALS: Prior to delivery of combustible building construction materials to the project site all of the following conditions shall be completed to the satisfaction of the Fire Department:
(1) All wet and dry utilities shall be installed and approved by the appropriate inspecting department or agency;
(2) As a minimum the first lift of asphalt paving shall be in place to provide a permanent all weather surface for emergency vehicles; and
(3) Water supply for fire protection (fire hydrants and standpipes) shall be installed, in service and accepted by the Fire Department and applicable water district.

XI. POSTING OR STRIPING ROADWAYS "NO PARKING FIRE LANE":

Fire Department access roadways, when required, shall be properly identified as per Solana Beach Fire Department standards. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility.

XII. OBSTRUCTION OF ROADWAYS DURING CONSTRUCTION: All
roadways shall be a minimum of 20 feet in width during construction and maintained free and clear, including the parking of vehicles, in accordance with the California Fire Code and the Solana Beach Fire Department.

XIII. ADDRESS NUMBERS: STREET NUMBERS: Approved numbers and/or addresses shall be placed on all new and existing buildings and at appropriate additional locations as to be plainly visible and legible from the street or roadway fronting the property from either direction of approach. Said numbers shall contrast with their background, and shall meet the following minimum standards as to size: 4" high with a ½" inch stroke width for residential buildings, 8" high with a ½" stroke for commercial and multi-family residential buildings, 12" high with a 1" stroke for industrial buildings. Additional numbers shall be required where Resolution 2018-132
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deemed necessary by the Fire Marshal, such as rear access doors, building corners, and entrances to commercial centers.
(1) Directories shall provide to identify buildings/addresses.

XIV. AUTOMATIC FIRE SPRINKLER SYSTEM: Structures shall be protected by an automatic fire sprinkler system designed and installed to the satisfaction of the Fire Department.
(1) NFPA 13 fire sprinkler systems proposed as a mitigation measure shall not be used for area increase or height increase per the approved Alternate Materials & Methods Mitigation.

XV. CLASS HA" ROOF: All structures shall be provided with a Class "A" Roof covering to the satisfaction of the Solana Beach Fire Department.

XVI. WET STANDPIPE SYSTEM: A Class I or Class 111 combined wet standpipe system is required. Standpipe system shall be designed and installed per NFPA 14 and Solana Beach Fire Department requirements. ( 1) Proposed Class I combined wet standpipe shall be in locations approved by the Fire Department.

XVII. FIRE ALARM SYSTEM: A California State Fire Marshal listed fire alarm system is required and shall be designed and installed per NFPA 72, California Fire Code and Solana Beach Fire Department requirements.

XVlll. SOLAR PHOTOVOLTAIC INSTALLATIONS (Solar Panels): Solar Photovoltaic systems shall be installed per the California Fire Code and Solana Beach Fire Department requirements.

XIX. FIRE-RESISTANCE CONSTRUCTION: Building #16, Building #20 and Building #23 shall be separated by a firewall as defined by the California Building Code to create a separate building.

D. Engineering Department Conditions:

I. GRADING
Obtain a grading permit in accordance with Chapter 15.40 of the Solana Beach Municipal Code. If approved by City Council, grading of the project site may be phased pursuant to the phasing as proposed in the development of the project. Conditions prior to the issuance of a grading permit shall include, but not be limited to the following:
(1) The grading plan shall be prepared by a registered engineer and approved by the City Engineer. On-site grading design and Resolution 2018-132
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