Solana Beach City Council
March 9, 2022

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:

March 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 r--=:--.:.-,_:ru,
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DRP MOD 20-0002 H.G. Fenton

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.

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.

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March 9, 2022
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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).

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

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.
• 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.

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DRP MOD 20-0002 H.G. Fenton

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 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 r•,eu va'l.i~s 1rc;..,.:1e 'J'le
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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. • 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 March 9, 2022
DRP MOD 20-0002 H.G. Fenton

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 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 March 9, 2022
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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. March 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 Attachment A.I Building 24 Layout Changes
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ORIGINALLY APPROVED SITE PLAN

CURRENT SITE PLAN

SOLANA HIGHLANDS SOLANA BEACH, CA
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Plans as articulated in the subject resolution and to obtain City Council approval for the proposed traffic calming measures.

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 March 9, 2022
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to allow the Applicant to continue to work with members of the community regarding the 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, specifically regarding the Landscape Zone Plan for the perimeter of the site, and addresses 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 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 Landscape Zone Plan was developed creating six distinct “landscape buffer area” planting zones along the edge of the property. The Landscape Zone 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.

The planting palette for each of the six zones of the Landscape Zone Plan was developed to attractively screen and buffer the development from the surrounding neighborhoods while respecting the established surrounding areas, allowing the Project to integrate with existing adjacent uses while avoiding a monolithic or singular planting palette. The species of vegetation, including trees and shrubs, are primarily California natives with a limited number of species from Mexico, Africa and Australia that are appropriate for this climate zone and compatible with the coastal native species. The design of the Landscape Buffer Area is intended to have a natural, informal appearance that appears as though it has grown organically over time, with groves of similar tree species as opposed to a more formal or organized planting and/or spacing configuration. Each of the zones and tree species are depicted in Attachment 2, Landscape Zone Plan, Landscape Tree Zone Plan and Landscape Tree Schedule.

On January 19, 2022, the Applicant submitted the Final Landscape Architectural Plans (plans dated December 20, 2021) and on February 25, 2022, the Applicant submitted the updated Landscape Zone Plan developed with the benefit of input from residents along South Nardo Avenue and from the Turfwood community. When originally brought forward March 9, 2022
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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-three (23) 36-inch box Coast Live Oaks in the East and North-East Zones. Along the southern project boundary, screening will be provided by eleven (11) Coastal Shrub Oaks in 24-inch box containers that are more appropriate for slope planting. Other prominent screening trees in the South Zone include fourteen (14) Torrey Pines and various other tree species. In total, more than two hundred fifty (250) 24-inch box or larger trees will be located within the landscape 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. As previously noted, significant community input was incorporated into the Landscape Zone Plan submitted to the City on February 25, 2022,. As also previously noted, this submittal constitutes the Applicant’s concurrent submittal of the 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 forgoing the 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.

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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 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.

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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 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:

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• 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. • 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.

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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.

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.

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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.

Project amenities on site, which 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, are not being altered with the proposed modifications.

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 modifications meet or exceed all required setbacks, and remain below the maximum allowable FAR.

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 modifications have 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 approximately 247,583 square feet of open space amenity areas including patios, pool area and walkways throughout the site and approximately 188,187 square feet of irrigated landscape area.

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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 over five California Sycamores would replace the existing mature 5 California Sycamores on site in accordance with City LCP requirements for native tree mitigation.

The Final Landscape Plan and Landscape Zone Plan include 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.

As noted above, the species of vegetation, including trees and shrubs, are primarily California natives with a limited number of species from Mexico, Africa and Australia that are appropriate for this climate zone and compatible with the coastal native species. The design of the Landscape Buffer Area is intended to have a natural, informal appearance that appears as though it has grown organically over time, with groves of similar tree species as opposed to a more formal or organized planting and/or spacing configuration.

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 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 walkways, parking or storage areas are proposed with the Project modifications. However, the Applicant has requested additional time, until September 1, March 9, 2022
DRP MOD 20-0002 H.G. Fenton

2023, to submit the onsite Parking Management Plan to the City Manager for review.

Additionally, minor modifications to the Traffic Calming Plan and Conditions of Approval are proposed and are discussed earlier in this Staff Report.

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.

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 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 and the Project continues to comply with applicable lighting requirements.

Open Space
No changes to the Project open space areas are proposed by the Applicant at this time and the Project continues to comply with all applicable open space requirements.

Structure Development Permit
As discussed earlier in this report, 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 March 9, 2022
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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 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.

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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 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.

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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.

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 March 9, 2022
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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.

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. Resolution 2022-006 – Redline from February 9, 2022 Draft

5. 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.

Resolution 2018· 132
17•14-29 DRP/SDP/VTPM/Affordable Housing Plan, H.G. Fenton

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
Resolution 2018-132
17-14-29 DRP/SDP/VTPM/Aflordable Housing Plan, H.G. Fenton

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.

Resolution 2018-132
17-14-29 DRP/SDP/VTPM/Affordable Housing Plan, H.G. Fenton

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 (OSPOM).

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 SBMC 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 SBMC 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.

Vlll. 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 El R 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).

IL 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.

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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.

Ill. 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 147 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. CONDlTIONS
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 8. The Applicant has subsequently agreed to add six (6) additional parking spaces on Lot B for a total of 43 spaces on Lot 8 .

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 Proiect. 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
Resolution 2018-132
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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 identifies 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.

XX!. 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).

XXII. 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.

Resolution 2018-132
17-14-29 DRP/SDPNTPM/Affordable Housing Plan, H.G. Fenlon

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.

Resolution 2018-132
17-14-29 DRP/SOP/VTPM/Affordable Housing Plan, H.G. Fenton

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.

Ill. 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 SSMC 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) ln 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.
lX. 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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construction shall be in accordance with Chapter 15.40 of the Solana Beach Municipal Code.
(2) A soils report shall be prepared by a registered soil 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.
(3) The Structural setback zone, shown on the exhibit included in the "Updated Slope Stability Analysis, Solana Highlands, Solana Beach, California, by Geocon, Inc., dated August 16, 2018, Revised August 28, 2018" should be incorporated into the grading plan. No habitable structures allowed in this zone.
(4) All drainage should be directed away from the top of the existing and proposed cut slopes between the proposed development and existing properties.
(5) All recommendations of the Hydrology Report (such as on site detention basins), prepared by Pasco Laret Suiter & Associates, shall be incorporated into the Grading Plan and approved by the City Engineer.
(6) A storm water detention easement or maintenance agreement shall be recorded for maintenance of the detention basin by the property owner in perpetuity, prior to the occupancy of the first building on this project.
(7) All retaining walls and drainage structures shall be shown on the grading plans. 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 or as shown on approved exhibits as part of this discretionary action.
(8) The applicant is responsible to protect the adjacent properties during construction. If any grading or other types of construction are anticipated beyond the property lines, the applicant shall obtain a written permission from the adjoining property owners for incidental grading or construction that may occur and submit the letter to the City Engineer prior to the anticipated work.

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(9) Pay 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.
(10) Obtain and submit grading security in a form prescribed by the City Engineer.
(11) Obtain haul permit for import / export of soil. The applicant shall transport all excavated material to a legal disposal site. ( 12) Submit certification from the Engineer of Record and the Soils Engineer that all public or private drainage facilities and finished grades are functioning and 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 Soil Engineer certifying the as-built conditions.
(13) An Erosion Control Plan shall be prepared. 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.
(14) 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.
(15) The Applicant shall submit a storm water management plan to demonstrate to the satisfaction of the City Engineer that the project does not increase storm water runoff or peak discharge from the existing condition, and that the requirements of SBMC 13.10 Storm Water Management and the RWQCB Final Order R9-2013-0001 are met.
(16} No increased cross lot drainage shall be allowed.
(17) Submit certification from a registered civil engineer and soil engineering that all public or private drainage facilities and finished Resolution 2018-132
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grades are functioning and installed in accordance with the approved plans. This shall be accomplished by engineer of record incorporating as-built conditions on the Mylar grading plans and obtaining signatures of the engineer of record and soil engineer certifying the as-built conditions.
( 18) 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.
(i 9) The applicant shall enter into an Encroachment, Removal, and Liability Agreement for any proposed private work in the Public right of way; including but not limited to grading, landscaping, installation of irrigation system, etc.
(20) Slopes adjacent to site boundaries shall be set back in accordance with SBMC 15.40.140.

II. PUBLIC IMPROVEMENTS/TRAFFIC CALMING PLAN
The following engineering conditions (1 thru 13 under Public Improvements) are required to improve the existing roadway network adjacent to and in general vicinity of the proposed project boundary consistent with the City's circulation element and implementing certain recommendations of the City's Comprehensive Active Transportation Strategies (CATS) Program in satisfaction of the Traffic Impact Fee (Tl F) requirement. The Applicant shall construct and install the improvements set forth on the Off-Site Improvement Plan dated December 3, 20i 8 (the "Off-Site lmprovement Plan") submitted by the Applicant to the City concerning the Development Review Permit for the Project. The Applicant shall obtain an Engineering permit for construction of public improvements to the satisfaction of the City Engineer as follows:
( 1) The applicant shall be responsible for enhancement to the operation of Turfwood driveway access at Valley Avenue. These Enhancements may include but not be limited to:
(a) Modification of the traffic signal timing at the intersection of Valley Avenue and Stevens Avenue to provide for a more efficient egress at the Turfwood Lane access. The proposed signal timing enhancement may include construction of additional loop detectors on northbound Valley Avenue and associated
communication and control equipment in the cabinet at a cost not to exceed $50,000.
(b) Striping the Turfwood driveway for a distance of approximately 50 feet from Valley Avenue to accommodate one inbound lane, Resolution 2018-132
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one outbound left turn lane, and one outbound right turn lane.

Additionally, the applicant shall install "Keep Clear" legend on Valley Avenue at Turfwood driveway.
(c) Working with the City Engineer and the adjacent property owner to improve the sight visibility line for vehicles exiting Turfwood Lane. lf the adjacent property owner is uncooperative, the applicant is not obligated to provide any improvements outside of the existing right of way.
(d) Installation of a "Solar Powered Electronic Speed Sign" on Southbound Stevens Avenue or other means to cairn traffic approaching Turfwood driveway access.
(2) Applicant shall modify the Traffic signal at Nardo Avenue and Stevens Avenue to install a signal indicator for traffic calming purposes to emphasize a safe right turn on red from eastbound Nardo to southbound Stevens Avenue at a cost not to exceed $50,000.
(3) On west side of Valley Avenue, south of Nardo Avenue provide appropriate regulatory signs to prohibit left turn out of the proposed driveway for the senior housing complex.
(4) On south Nardo Avenue west of Stevens Avenue install a raised concrete median and corresponding signage, striping, and pavement legends to channelize traffic. This may require elimination of on-street parking along South Nardo on both sideS of the street.
(5) On northwest, southwest, and northeast corner of South Nardo Avenue and Fresca Street, install concrete curb extensions. This will require elimination of two (2) on-street parking spaces along south side of Nardo Avenue. The proposed curb extensions shall be designed to accommodate ADA compatible pedestrian ramps on both sides of Nardo Avenue. The applicant shall also install thermoplastic continental crosswalk for pedestrian crossing at the stop-controlled north leg of South Nardo Avenue/Fresca Street and a solar powered pedestrian crossing flashing sign with
corresponding signage.
(6) On Nardo Avenue install raised concrete chokers with sufficient lengths and widths. The applicant shall enter into an
Encroachment Maintenance and Removal Agreement (EMRA) for maintenance of any landscaping and irrigation system in these features. Additionally the applicant shall install two "Solar Powered Electronic Speed Signs" within this segment of Nardo Avenue.

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(7) On South Nardo Avenue between East Solana Circle and Nardito Lane install a speed table (a long, flat speed bump), a thermoplastic continental crosswalk for pedestrian crossing and a solar powered pedestrian flashing sign with corresponding signage and striping.
(8) On South Nardo between Fresca Street and Nardito Lane, evaluate additional speed hump with the City Engineer, and install if safety standards can be achieved.
(9) On both sides of South Nardo between Solana Circle and Stevens Avenue install Sharrow marking pavement legends.
(1 O) Construct all sewer lateral connections to the City sewer main consistent with City Standards.
(11) Construct all proposed driveway entrances to the project on South Nardo Avenue and Valley Avenue consistent with City Standards. (12) Construct all storm drain connections to the City curb or storm drain system consistent with City Standards.
(13) The existing sewer main serving this property, proposed to be replaced, shall be abandoned in the public right-of-way by plugging the street manhole connection and plugging the pipe at the rightof-way line. The sewer connection(s) for 821 Stevens Avenue shall be capped at the main.
(14) Connect to the existing recycled waterline on Stevens Avenue. The applicant shall coordinate with Santa Fe Irrigation District, San Elijo Joint Powers Authority and County Health Department for this extension project. All irrigation system including the ones in the public right of way shall be provided by recycled water. (15) The Applicant shall continue to work with City Staff to develop the Traffic Calming Plan referenced herein. Upon completion, the Traffic Calming Plan shall be subject to future consideration and approval by the City Council.

Ill. SEWER FEES
The Applicant shall pay in full, at occupancy, unless waived by the City as part of the approved fee waiver, the one-time sewer
capacity/connection fees of $4,500.00 per Equivalent Dwelling Unit (EDU). The EDU assignment is per SBMC 14.08.060.

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(1) Pay in full, at occupancy the prorated portion of the current annual sewer charge for the remainder of the fiscal year. For FY 2018/19 the annual fee is $665.67 per EDU. This condition shall be phased based on the prorated number of units in each phase
(2) The applicant shall be entitled to credit all existing Sewer Capacity in use by the project and is required to pay fees only on net additional Equivalent Dwelling Units (EDU's) as proposed by this project.

IV. VESTING TENTATIVE PARCEL MAP
(1) A Parcel Map shall be prepared and recorded in accordance with Chapter 16.32 of SBMC Prior to obtaining a building permit or grading permit.
(2) Provide a Subdivision Map Guarantee within ten days before recording the Vesting Parcel Map.
(3) Pay Parcel Map plan check fee in accordance with the current Engineering Fee Schedule.
(4) The applicant shall comply with Section 66436 of the Government Code by furnishing to the City Engineer a certification from each public utility and each public entity owning easements within the proposed subdivision stating that: (a) they have received from the developer a copy of the proposed Parcel Map; (b) they object or do not object to the filing of the Parcel Map without their signature; (c) in the case of a street dedication affected by their existing easement, they will sign a "subordination certificate" or "joint use certificate" on the map when required by the governing body. (5) Existing lot lines as shown on Vesting Tentative Parcel Map (VTPM) shall be consistent with the DRP plans for the Project. If approved by the City Council, the Applicant shall prepare and record, to the satisfaction of the City Engineer, a Vesting Parcel Map or compatible document prior to issuance of the first building permit.
(6) All easements, private and public utility easements, including but not limited to SDG&E, water, sewer, and storm drain shall be properly abandoned and when needed exchanged to the
satisfaction of the City Engineer prior to the issuance of the first building permit.
(7) According to sheet G.1.1 of the DRP exhibit, there is an access easements providing legal access to adjacent properties.

Resolution 2018-132
17-14-29 DRP/SDPNTPM/Affordable Housing Plan, H.G. Fenton

Appropriate arrangements are be made to replace the access easement to the existing legal parcels.
(8) Concurrently with the recordation of the Parcel Map, an amendment to that Grant of Open Space Easement recorded July 6, 1970 as Document No. 118110 in the Official Records of San Diego County shall be recorded in a form approved by the City Attorney consistent with the approved plans for the project. (9) Prior to the recordation of the Parcel Map, or issuance of any building permit, whichever occurs first, the Affordable Housing Agreement shall be executed and recorded against the entire property.
( 10) Prior to recordation of the Parcel Map a resolution summarily vacating the existing public sewer easement shall be recorded.

V. CONDITIONS PRIOR TO OCCUPANCY SHALL INCLUDE, BUT NOT BE LIMITED TO THE FOLLOWING:
(1) Underground all new utility services, including but not limited to electrical and telephone.
(2) Complete to the satisfaction of the City Engineer all grading, paving, public improvements, landscaping, and drainage
improvements. With the approval of this application, the City Manager is authorized to allow interim occupancy for a portion of the project subject to acceptance of all required public and private improvements for the said portion of development and assurance for construction of the remainder of improvements to the satisfaction of the City Engineer.
(3) The Applicant shall pay all Development Impact Fees levied at the time of project approval. Development Impact Fees shall be based on the net increase of 62 units, unless otherwise provided.

6. ENFORCEMENT: Pursuant to SSMC 17.72.120(B) failure to satisfy any and all of the above-mentioned conditions of approval is subject to the imposition of penalties as set forth in SBMC Chapters 1.16 and 1.18 in addition to any applicable revocation proceedings. The conditions of approval for the project shall remain in place until such time they may be amended or superseded by subsequent City Council action.

7. EXPIRATION: The vesting tentative map shall expire 24 months after the date of Coastal Commission approval and may be extended as provided by State law or Section 16.12.110, whichever provides the longest extension. All other approvals granted by this resolution shall expire 60 months after the date of Coastal Commission approval and may be extended as provided by Section 17.72.11 O.

II
II
II
II
II
Resolution 2018-132
17-14-29 DRP/SDP/VTPM/Affordable Housing Plan, H.G. Fenton

8. INDEMNIFICATION AGREEMENT: The Applicant 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 Applicant 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. ln the event of such election, Applicant 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 the Applicant 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 Applicant shall not be required to pay or perform any settlement unless such settlement is approved by Applicant.

Resolution 2018-132
17-14-29 DRP!SDP/VTPM/Affordable Housing Plan, H.G. Fenton

9. NOTICE TO APPLICANT: Developer is hereby notified, as required by Government Code Section 66020, that the approved plans and the conditions of approval and ordinances governing tees and exactions in effect at the time the project is approved constitute written notice of the description of the dedications, reservations, amount of fees and other exactions related to the project. As of the date of project approval, the 90 day period has begun in which developer may protest any dedications, reservations, fees or other exactions imposed by the City.

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. Failure to file a protest in compliance with all of the requirements of Government Code Section 66020 will result in a legal bar to challenging the dedications, reservations, fees or other exactions.

PASSED AND ADOPTED at a special meeting of the City Council of the City of Solana Beach, California, held on the 17th day of December 2018, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Councilmembers - Zito, Edson, Hegenauer, Heebner
Councilmembers - None
Councilmembers - Zahn
Councilmembers - None
DAVID A. ZITO, Mayor
APPROVED AS TO FORM: ATTEST:

JOHA ! .f I i
i i V
C

RESOLUTION CERTIFICATION
STATE OF CALIFORNIA }
COUNTY OF SAN D IEGO §

CITY OF S OLANA BEACH
I, ANGELA IVEY, City Clerk of the City of Solana Beach, California, DO HEREBY CERTIFY that the foregoing is a full, true and correct copy of Resolution 2018-132 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 Dr. and 821 Stevens Ave., Case No.: 17-14-29, Applicant: HG. Fenton as duly passed and adopted at a Special Solana Beach City Council meeting held on the 17th day of December, 2018. The original is on file in the City Clerk's Office.

ANGELA IVEY CITY CLERK / ',...,
CERTIFICATION DATE: ~~~, 20~
v
STAFF REPORT ATTACHMENT 2
APPLICANT’S SUPPORTING INFORMATION FOR PROJECT MODIFICATIONS:
 Building 13 Modification
 Building 19 (Clubhouse) Modification
 Building 24 Modification
 Parking Management Plan
 Offsite Traffic Calming Plan
 Final Landscape Plan
Building 13 Redesign
Amendment to Development Review Permit (DRP) / Structure Development Permit (SDP) 17‐14‐29 Solana Highlands, 661‐781 South Nardo Avenue and 821 Stevens Avenue Request: 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 is to be achieved was left to the discretion of the Applicant (Fenton). Fenton requests the condition be revised to: (1) limit the maximum building height of the easterly approximately 49 feet of Building 13 from 134.9’ MSL to 130.5’ MSL, a reduction of in height of an additional 4 feet, 6 inches, to be accomplished by eliminating one story for the building in this section and returning the flat roof approved in the original DRP to a sloped roof; (2) 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.

History: Story poles for Building 13 were originally installed and certified on June 14, 2018, at a height of 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 accordingly. The View Assessment Commission considered the revised proposed height of 135.4’ at VAC meeting on October 16, 2018, and recommended approval. The claimant requested further consideration of the claim by the City Council, which conditioned the project’s approval on reducing the height of Building 13 to 134.9 MSL as Condition X.a.i. which further stated, “The manner in which this height reduction is achieved shall be at the discretion of the Applicant.”
This proposed amendment to the massing of Building 13 addresses the portion of the building of most concern to claimant John Wilson who filed View Assessment Applications in conjunction with the SDP review period in June 2018. 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.

Allowing the westerly portion of the building that is/will be blocked from claimant’s view to return to a pitched roof architecture that is more aesthetically pleasing and more compatible with the remainder of the proposed development.

The attached letter dated December 6, 2020 from John Wilson supports this request. Any and all other potential claimants would have had the ability to assess the impact as part of the extensive 2018 View Assessment Commission process which depicted the entire building at 139.9’ AMSL. Since none of the revised building exceeds the height of the originally erected and certified story poles, and the claimant who expressed concern about Building 13 has indicated consent to the redesign, no additional story pole erections should be required to modify the SDP pursuant to this request.

Fenton is proud to have developed this design alternative which surpasses the council’s request to minimize the view impact on the claimant, while allowing Building 13 to return to the superior architectural articulation of the sloped roof.

JOHN WILSON
654 South Nardo Avenue
Solana Beach, California 92075
December 6, 2020
Mr. Joseph Lim
Director of Community Development
City of Solana Beach
635 South Highway 101
Solana Beach, California 92075
Re: Solana Highlands Apartments {Case No. 17~14-29) - - Consent to modification of the height of proposed building #13 and waiver of story poles.

Dear Mr. Lim:

I own the property located at 654 South Nardo Avenue, Solana Beach. In July 2018, I submitted an Application for View Assessment concerning the blockage of my view by the proposed new buildings at the Solana Highlands Apartments. I filed my Application for View Assessment based on the story poles that had been installed and certified as accurate on June 18, 2018 for H.G. Fenton's application to City to obtain entitlements for the project (the "Original Design"). As part of my view claim, I objected to the height of proposed Building #13. At the View Assessment Commission meeting, in response to view considerations, H.G. Fenton agreed that the roof for Building #13 will be changed to a flat roof and the height of the roof of Building #13 will be lowered from 139.9' MSL to 135.4' MSL, resulting in a reduction of the height of the roof by 4 ft. 6 inches. My view assessment claim, requesting additional height reduction to Building #13, was denied by the View Assessment Commission. I appealed the determination made by the View Assessment Commission to the City Council.

On December 17, 2018 the City Council approved the redevelopment plan for Solana Highlands Apartments under Resolution 2018-132. The Council's approval includes "Condition of Approval X.a.i.," which requires a further reduction of the maximum height for Building #13 by 0.5 ft. (6 inches) from 135.4' MSL to 134.9' MSL. The Condition of Approval states "The manner in which this height reduction is achieved shall be at the discretion of the Applicant." H.G. Fenton now proposes to make two changes to the height of Building #13:

1. Lower the maximum height of the roof for the easterly approximately 49 feet of Building #13 from 134.9' MSL to 130.5' MSL. This is a reduction in height of approximately 4 ft. 6 inches Mr.Joe Lim
City of Solana Beach
December 6, 2020

from the maximum height of the roof that was approved by the City Council (i.e., instead of the 6 inch reduction in height that was set forth in the Condition of Approval required by the City Council Resolution). This reduction in the height of the easterly approximately 49 feet of Building #13 is accomplished by eliminating the "common area room" which is proposed to be located on the bottom floor at the southeast corner of the proposed Building #13 and relocating the one bedroom apartment and the access stairway from the top floor of the southeast corner of the proposed Building #13 to the location where the "common area room" on the bottom floor is eliminated. Also, the form/shape of this easterly 49 feet of the roof will be changed from a flat roof to a sloped roof with a slope of "3 in 12." This is the slope that was shown in H.G. Fenton's Original Design submitted to the City for the project. The new sloped roof form/shape will result in a roof on the east end of Building #13 that is a height of 124.77 MSL; and

2. Change the roof form/shape of the roof for the remaining westerly portion of the roof for Building #13 (i.e., the portion of the roof that was not reduced in height as provided in section 1 above) from a flat roof to a sloped roof with a slope of "3 in 12." This is the slope for the roof that was shown in H.G. Fenton's Original Design submitted to the City for Building #13. This modification will increase and restore the maximum height of the westerly portion of the roofs for Building #13 to the elevations depicted in H.G. Fenton's Original Design submitted to the City for the project and demonstrated by the story poles installed and certified on June 18, 2018 for a maximum roof height of 139.9' MSL (instead of the 135.4' MSL). The proposed modified design includes roofs of varying heights below this maximum roof height.

The proposed modified design is depicted on revised architectural elevations set forth on page F1-2.1 (consisting of 1 page) and architectural perspective views on page F1-3.1 (consisting of 1 page) of architectural plans which are attached.

On November 18, 2020 H.G. Fenton installed story poles (including string lines) to demonstrate the modifications of the roof form/shape and finished heights of the roofs for Building #13 described above.

The story poles were installed to represent the top of the proposed roofs for Building #13 (for approximately the easterly 100 feet of the roof top) at the maximum roof height of 134.9' MSL as approved by the City Council. In addition, based on the modifications to Building #13 as proposed in this letter, the additional story poles were installed to demonstrate the proposed form/shape of the roofs and the lower height of the easterly 49 feet of the roof top at a maximum of 130.5' MSL and the proposed increased height of a portion of the remaining westerly part of the roof top at a maximum of 139.9' MSL. The story poles also demonstrate the varying heights of the roofs of Building #13, including that the east end of the roof will be a maximum height of 124.77 MSL. The accuracy of the story poles is confirmed by the Story Pole Height Certification executed by Joseph C. Yuhas, a licensed land surveyor dated November 17, 2020 and the attached Story Pole Worksheet dated November 9, 2020 which includes 2 pages of drawings attached as a part thereof (collectively the "Story Pole Certification") (consisting of a total of 4 pages). The Story Pole Certification is attached. H.G. Fenton has represented that the Story Pole Certification has been submitted to the City.

Mr. Joe Lim
City of Solana Beach
December 6, 2020

Based on my review and evaluation of the above referenced story poles, the above referenced proposed modifications will result in less view obstruction and improve the quality of my view because the height of the roof for the easterly portion of Building #13 interfered with my best quality view. The westerly portion of the roof of Building #13 does not obstruct as much of my view.

Also, these modifications will restore the shape of the roof for the entire building from a flat roof to a more attractive sloped roof design consistent with the remainder of the proposed Solana Highlands Apartment project.

Based on my review and evaluation of the above referenced story poles and iri reliance on the accuracy of the story poles installed on November 18, 2020 story poles and the Story Pole Certification, and inconsideration of H.G. Fenton agreeing to remove two trees that have long blocked my view, I have agreed to provide this letter to the City.

I support the above described modifications of Building #13 that H.G. Fenton has proposed. understand that if the City determines that story poles will not be required for the proposed modifications to Building #13 as described above, then the modifications will not be reviewed or evaluated by the View Assessment Commission. Based on my support for the modifications to Building #13 and the conditions described in this letter, I waive my right to object to the modifications described in this letter, including any right to file an Application for View Assessment or oppose the proposed modifications by objecting to the City Council.

Please contact me if you have any questions regarding this matter. This is a mutually accepted solution with H.G. Fenton to address my view claims concerning the proposed project.

Attachments:
(1) Page Fl-2.1 of architectural elevations of Building #13 (1 page); (2) Page Fl-3.1 of architectural perspective views of Building #13 (1 page); and (3) Story Pole Height Certification (4 pages).
c: Mr. John LaRaia, H.G. Fenton
14 13
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ASPHALT SKWl.E ROOflUG
PROPOSED GAAO£: BLOG 13
ELEV: 10.tO'
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STEPHEN DALTON ARCHITECTS
www.SDArchllects.net llK_G. FENTON COMPA~ I
444 S. CEOROSAl/1:, Sl\JIJIO 190
SOIANA BEACH, CA 92075 TRUST, SERVICE A N O TRADITION S I NCE 1906 13b
PROPOSED GRADE: BLDG. 13
ElEV: 94Jl'
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PROPOSED CAMIE: BLOG. 13
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PR0POS£DGAAD£: 8LDG. 13
£LEV: 104.0'

REVITALIZING SOLANA HIGHLANDS
ELEVATIONS · BUILDING 13 • TYPE F1
JUNE27, 2018
9/27/20 18 • REV 01
1/31/2019-AEV02
BUlOlflG rlUMBER: 13
PHASE: 3
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SCALE: 1/8".., 1'·0'
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STEPHEN DALTON ARCHITECTS
www.SDArchltects.net
444S.CEDROSAVE, STUD10190
SOI.ANA BEACH, CA 92075
0 ~;5RSPECTIVE VIEW
0 ~;5RSPECTIVE VIEW
TRUST, SERVICE AND TRAD IT I ON SINCE 1906

REVITALIZING SOLANA HIGHLANDS
PERSPECTIVE VIEWS - BUILDING 13 -TYPE F1
JUNE 27, 2018
9/27/2018 - REV Ot
1/31/2019• AEV02
F1-3.1
Site Address:

Owner's Narne:

Thl.s Is to certify that on / I - ' 7 - Z O the stoiy poles located on the above referenced sl!f! were surveyed by the undersigned, and found to be in conformance with the attached story pole plot plan. In addition, the following rneasuret'ilents we1'e found: 7;<1 LL 1::s •
• Pl!:>t..€ ©
Highest point of the story poles:®/ 39, ,.:;; I 3<P: .;;_- (M.S.L.)" Natural grade elevation:

Finished grade elevation:

Finished floor eleva!lon:

TOTAL MAXIMUM HEIGHT:

JI& .3 ..
/04,D

1.01 ·.I . (M.S.L.)'

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+ PLEASE NOTE: T!W)illo1·y p9losmust show and !hotol.ill lwh]ht nws.t lncludo roofing malerials. At framlhg lnspocti(m, a Height Certification wlll be required whkih must be In exact conformance with the maximum height shown on this Story POie HelglitCerllflcation.

For additional Information, please contact me at: 858 ·· ZS'i -8 Z I z. (ph. number) Seal of Registration;
' Mean Sea Level - all measurements must utilize a benchmark eslablished off-sit that wlll not change over the course of the project
2-0()..05

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1NST t GRADE NOTES IJOBNAME P't;NT"l'N DATE
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ELEV SURVEY DESCRIPTION
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February 2, 2022
Re: Description of requested modifications to proposed Clubhouse To City of Solana Beach City Council:

This letter provides a basic description of H.G. Fenton Company’s proposed modifications to the approved design of the proposed Clubhouse (Building 19) in the Solana Highlands redevelopment project which was approved by the Solana Beach City Council as DRP/SDP/VTM 17-14-29 in 2018. The modifications create significantly more building articulation and a more varied roofline, leading to a more attractive building at the project main entry than what was originally proposed.

Our proposed modifications consist of i) extending three second floor balconies and the approved building roof horizontally (at the previously approved height) over the three second floor balconies, and (ii) extending the approved roof horizontally over one exterior stair. In connection with these proposed modifications, we are requesting a waiver of the requirement for installation of story poles.

Please consider the following information when evaluating the proposed modifications and our request for waiver of installation of story poles concerning these modifications:

1. The City Council previously approved the design of the Clubhouse in 2018, including two second floor balconies and exterior stairs. We propose to make the following modifications that will extend outside the Council-approved building envelope: i) relocate one approved balcony from the northeast corner to the northwest corner of the second floor, ii) extend the southwest approved balcony on the second floor, iii) relocate the exterior stairs on the east side of the approved building. The height of the roof of the clubhouse that is proposed to be extended horizontally over the three balconies and stairs was approved by the City Council in 2018. The approved height of the roof that will be extended over the second-floor balconies and stairs will not be increased over the previously approved height; and,

2. The horizontal extension of the roof of the clubhouse building over three second floor balconies located on three sides of the clubhouse building. Each balcony will remain open on three sides.

Also, the proposed modifications include extending the roof horizontally over one exterior stairs; and,

3. The horizontal extension of the roof to cover these three second floor balconies and the stairs on the Clubhouse will not cause any blockage of views for properties located outside the project H.G. FENTON COMPANY
TRUST, SERVICE AND INNOVATION SINCE 1906
7577 Mi sion Va lley Road, 'an Diego, CA 92 10 p 6 19.400.0120 6 19.400.0 111 www.hgfenton.com because these extensions will be lower than the height of the surrounding buildings. The clubhouse is a two-story building that is surrounded by three-story buildings, and the threestory buildings will be constructed on higher ground. In addition, from most perspectives, these extensions of the roof will not be visible from outside the project. Thus, the roof extensions will not cause any view blockage for neighbors. No view impacts are created by the proposed roofs over the three balconies and stairs. Therefore, although the proposed modifications extend outside of the three-dimensional envelope of the clubhouse building that was approved by the City Council, the installation of story poles should be waived because the extensions of the roof does not cause any impact on views of neighbors outside the project.

Please contact me if you have any questions concerning these proposed modifications to the clubhouse.

Regards,
John La Raia
Vice President
H.G. FENTON COMPANY
TRUST, SERVICE AND INNOVATION SINCE 1906
7577 Mi . ion Va lley Road, 'an Diego, CA 92 10 p 6 19.400.0120 6 19.4 0.0 111 www.hgfenton.com Clubhouse (Building 19) Redesign
Amendment to Development Review Permit (DRP) / Structure Development Permit (SDP) 17-14-29, and Story Pole Waiver Request – Building 19 redesign
Solana Highlands, 661-781 South Nardo Avenue and 821 Stevens Avenue As the Fenton team further developed its vision for the revitalization of Solana Highlands the design of the Clubhouse/Leasing Office (Building 19) evolved to capture the coastal lifestyle and incorporate amenities expected by today’s residents more fully. 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 vault clerestory element inspired by the iconic Quonset huts on Cedros Ave.
• Increase opportunities for flow between indoor and outdoor spaces and add a number of large exterior second floor covered balconies and patio spaces to 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.

The revised elevation is shown in Figures 1 – 3.

Figure 1 - Clubhouse Front Entry Elevation
Figure 2 - Clubhouse Side (easterly) Elevation
Figure 3 - Clubhouse Rear Elevation (facing pool area)
The modified elevations are consistent with the high-quality Coastal Craftsman style architecture exhibited throughout the Solana Highlands project and will create a strong statement at the project entrance emphasizing the coastal lifestyle and consistent with a high standard of design. The wide front porch and large windows create an invitation for residents and guests to enjoy the building and provide a high degree of transparency and circulation between indoor and outdoor environments consistent with Southern California’s weather.

Story Pole 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 massing impact of the additional projection.

These additional projections do not create any additional view obstruction than 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 area is blocked by a future building approved through the SDP process or will be viewed with an approved structure behind it. Furthermore, the clubhouse building is located at the low easterly end of the site and even the highest ridgeline of the building is well below both the existing and future natural landform as the site rises to the west.

Fenton is requesting a Story Pole Waiver due to the lack of impact from the revised projecting designs.

Also note that no view appellant listed a concern with the clubhouse building (Building 19) or any of the other nearby buildings during the View Assessment Process.

Figure 4 below provides a plan view of the proposed clubhouse building with the story pole outline from the approved SDP 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 projections beyond the original story pole footprint, while the areas in grey are single-story areas that do not exceed 16 feet in height. These projections occur on three sides of the building and range from 9 to 10 feet plus a 3 foot roof overhang.

In all instances, the second floor of this projection is 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.

Figure 4 - Plan view of proposed clubhouse and prior story poles Figures 5 through 7 depict the 2018 story poles and the proposed buildings in 3D perspective. Note in all instances this perspective is elevated to better demonstrate the relationship between the story poles and the proposed building, which exaggerates any impact. These differences in depth will be less perceptible when viewed from a ground plane. In all instances the proposed projection is in front of other buildings or increases in topography that are approved as part of the Site Development Permit/Design Review Permit. Accordingly, no additional view impact is created.

Figure 5 - View to the southeast (Front Elevation)
When viewed from this angle, the new projection on the front elevation is an extension of the already approved building, no additional view impact is created.

Figure 6 - View to the southwest (Front and Street Side elevation) Two projections are seen when viewed from the southwest, near the project entrance. The one on the front elevation is in front of approved Building 18 beyond which blocked any view, accordingly new additional view impact is created. The side elevation projection of the exterior staircase is similarly blocked by the previously approved building.

Figure 7 - View to the northwest (Street Side and Rear Elevations) Similarly, the rear projection and side staircase projection create no additional view impact because of the approved building and additional buildings on site that are higher than the clubhouse due to the rising topography. The new second floor exterior balcony in the foreground does increase the height of the building at the southeast corner, but the footprint was pulled back in this corner to create visual relief, and no roof element exceeds the height of the ridgeline or front eave story pole, and thus no additional view impact is created.

Conclusion
The revisions to the clubhouse (Building 19) are attractive and consistent with the materials, architectural vocabulary, and quality design established by approved DRP. The additional projections of roofed patio areas outside of the envelope depicted by the approved story poles does not create any additional view impacts, and thus a Story Pole Waiver is justified. The remainder of the building is within the envelope and underneath the ridgeline created by the approved story poles.

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11'-8"
18'-1" 16'-1"
34'-1"
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43'-0"
42'-2"
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18'-9"
19'-5"
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24'-2"
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23'-1"
30'-8"
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28'-1"
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5'-0"
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Building 24 Shift
Amendment to Development Review Permit (DRP) / Structure Development Permit (SDP) 17‐14‐29 Solana Highlands, 661‐781 South Nardo Avenue and 821 Stevens Avenue Fenton is requesting modification of the site plan exhibit in the Development Review Permit to shift Building 24 approximately 50’ 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 A.1 depicts the approved site plan location and the proposed location approximately 50 feet to the east towards Building 14.

The revised location of Building 24 creates a shared pedestrian walkway between Buildings 14 and 24 which will be superior resident experience to having front entry doors immediately open into parking spaces. This modification will further remove massing from the west boundary of the site providing additional separation of residential buildings from St. James to the west.

Buildings 14 and 24 are three‐story buildings with ground floor garages and upper floor carriage units above the garages located in the southwest quadrant of the site. Views of these buildings are blocked from offsite to the north by Building 13 and from the south by Building 15 as can be demonstrated by the original story pole construction in June 2018.

Attachment A.2 – Story Pole Plan depicts the story pole construction in relation to the proposed buildings. Story poles along the ridgeline of Building 24 are depicted by Poles 31 and 32. Shifting the building as proposed will shift the western edge of the building easterly towards Pole 32, but the east/west alignment of the ridgeline and building height do not change. The revised location will place the building generally west of Pole 15 and continuing towards Pole 32. Thus, the originally constructed poles 15 and 32 illustrate the ridgeline of the building in its new proposed location, although a flag line was not erected between the two poles in June 2018. No view assessment claims represented by Building 14 (Pole 15) or Building 24 (Pole 32) were received during the view assessment process. As demonstrated from the attached exhibit, any view externally from the property towards those buildings is obscured by other buildings in the foreground.

The relationship of the poles to the existing buildings on site can be seen from Attachment A.3 an aerial photograph taken by drone of the story pole construction in June 2018. Note that Building 24 is generally located with and just to the north of an existing building.

Attachment A.4 presents the view of the story poles form the southwest corner of the site. Note that the Building 15 poles and flags can be seen from this vantage, but any view of Poles 15 and 16 (representing Building 14) and 31 and 32 (representing Building 24) are not visible from this location.

The new location of Building 24 is generally represented by poles 15 and 32, which are not visible. Thus no different view impact is created.

One view claim was received from a resident along Bay Meadows Drive in the Turfwood community to the south, and rejected by the View Assessment Condition. Attachment A.5 is a photograph taken from Bay Meadows Drive of the story poles constructed in June 2018. Note that only the poles of Building 15 are visible from this location, and the poles representing both Buildings 14 and 24 are not visible.

Specifically Poles 15 and 32 cannot be seen, which indicates that Building 24 cannot be seen from this offsite location in either its new or proposed location.

Conclusion
The slight shift of Building 24 is a minor modification and no additional view impact is created as demonstrated by the attachments. 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. Accordingly, applicant is herewith requesting a waiver of any additional story pole requirements related to this amendment.

Attachment A.1 Building 24 Layout Changes

ORIGINALLY APPROVED SITE PLAN

CURRENT SITE PLAN

SOLANA HIGHLANDS SOLANABEACH,CA
H.G. FENTON
7577 MISSION VALLEY ROAD, SUITE 200, SAN DIEGO, CA 92108 I/ I
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ARCHITECTS ORANGE
144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714) 639-9860 © 2021 Architects Orange These plans are copyright protected. Under suchprotectioounauthorizeduseisnotpermitted.

ThesepJanssha//notbereproducedorused
without written permission by Architects Orange.

Attachment A.2 Story Pole Plan
-
39 0 STORY POLE PLAN NOTTO SCALE

STEPHEN DALTON ARCHITECTS
www.SDArchltects.net
444S CEDAOSA\IE. ST\!~0190
SOI.ANA BEACH, CA 92075
I H.G. FF.NTON COMPANY I TRUST. SER-VICE ANO TRADITION SINCE 1908 /
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REVITALIZING SOLANA HIGHLANDS

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Ridgeline
Existing
Building
Building 15 Eave
Building 15 Ridgeline
(note: portion of line obscured by
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15 16
31 17
19 (note: eave offset toavoid traffic conflict)
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17/18 - Building 15 Ridgeline
19/20 - Building 15 Eave
Existing Building
Parking Management Plan
Amendment to Development Review Permit (DRP) / Structure Development Permit (SDP) 17‐14‐29 Solana Highlands, 661‐781 South Nardo Avenue and 821 Stevens Avenue Request: Modify condition XVIII.c. requiring submittal of a Parking Plan and/or Modified Parking Plan to the City Manager on or before March 1, 2020, for subsequent approval by the City Council as follows:
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 no later than eighteen months following issuance of the first building permit in the development, provided however that the Parking Plan shall be submitted at least 120 days prior to Applicant’s request for a Temporary Certificate of Occupancy for the first building on Lot A.

The City Manager shall review the Parking Plan for conformance to the conditions below and shall have the authority to approve or conditionally approve the Parking Plan if it substantially conforms to the requirements below.for approval thereafter by the City Council.
{NO CHANGE TO TEXT}
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.

Resolution 2018‐132 provided extensive conditions regarding the number and allocation of parking spaces. No changes to the type, amount, or allocation of parking space use (reserved, guest, etc.) are proposed as part of this amendment. This modification proposes a change in the timing of plan submittal, and because the condition provides sufficient detail for a ministerial determination of whether or not the plan is in substantial compliance with the condition, requests that the City Manager be vested with the authority to make said determination.

Justification for request: The Resolution required submittal of a Parking Plan to the City Manager prior to March 1, 2020 for subsequent approval by the City Council that identifies which garages, carport parking
spaces, and uncovered parking spaces are assigned to each apartment as reserved parking spaces.

Typically, these allocations of spaces are prepared as part of an operation plan completed during the construction period and prior to the initiation of leasing efforts on the site. Applicant is requesting that this condition be revised to allow submittal of the Parking Plan, or a Modified Parking Plan as defined by the Resolution, in a timeframe more typical with the assignment of spaces. We are requesting that the Plan be submitted within 18 months of approval of building permits, which given the anticipated construction duration of the project will be well before leasing efforts are initiated.

This is only a change in timing that does not impact the operations of the project or execution of the parking requirements of the conditions of approval. No changes to the amount or type of parking are requested with this amendment.

Traffic Calming
Amendment to Development Review Permit (DRP) / Structure Development Permit (SDP) 17‐14‐29 Solana Highlands, 661‐781 South Nardo Avenue and 821 Stevens Avenue Resolution 2018‐132 approving the Solana Highlands Revitalization contained conditions of approval related to improvements of the existing roadway network adjacent to and in general vicinity of the proposed project boundary consistent with the City’s circulation element and implementing certain recommendations of the City’s Comprehensive Active Transportation Strategies (CATS) Program.

The conditions of approval required applicant to obtain an Engineering permit for construction of public improvements to the satisfaction of the City Engineer to incorporate the items listed below for future approval by the City Council upon completion.

The Applicant has submitted engineering plans for review and approval by City Engineer consistent with the requirements as detailed below, and City Council approval is recommended.

Condition Status
(1) The applicant shall be responsible for
enhancement to the operation of Turfwood
driveway access at Valley Avenue. These
enhancements may include but not be limited to:
(a) Modification of the traffic signal timing at the
intersection of Valley Avenue and Stevens
Avenue to provide for a more efficient egress
at the Turfwood Lane access. The proposed
signal timing enhancement may include
construction of additional loop detectors on
northbound Valley Avenue and associated
communication and control equipment in the
cabinet at a cost not to exceed $50,000.
(b) Striping the Turfwood driveway for a distance
of approximately 50 feet from Valley Avenue
to accommodate one inbound lane, one
outbound left turn lane, and one outbound
right turn lane. Additionally, the applicant
shall install “Keep Clear” legend on Valley
Avenue at Turfwood driveway.
(c) Working with the City Engineer and the
adjacent property owner to improve the sight
visibility line for vehicles exiting Turfwood
Lane. If the adjacent property owner is
uncooperative, the applicant is not obligated
to provide any improvements outside of the
existing right of way.

Satisfied. Items (a), (b), and (d) are included in
engineering plans submitted by applicant.
(c) City Engineer has contacted adjacent property
owner to discuss shrub trimming and relocation
of signage within line of sight.
(d) Installation of a “Solar Powered Electronic
Speed Sign” on Southbound Stevens Avenue
or other means to calm traffic approaching
Turfwood driveway access.
(2) Applicant shall modify the Traffic signal at
Nardo Avenue and Stevens Avenue to install a
signal indicator for traffic calming purposes to
emphasize a safe right turn on red from
eastbound Nardo to southbound Stevens Avenue
at a cost not to exceed $50,000.

Satisfied. Signal modifications were determined
not to be best way to mitigate condition at this
intersection.

Reduction of the curb radius at the southwest
corner of Nardo and Stevens Avenues was
determined by City Engineer to be the best way
to slow traffic and emphasize a safe right turn on
red in this location, and is further enhanced by
the thermoplastic continental crosswalk that will
be installed at this location. That modification is
included in engineering plans submitted by
applicant
(3) On west side of Valley Avenue, south of Nardo
Avenue provide appropriate regulatory signs to
prohibit left turn out of the proposed driveway
for the senior housing complex.

Satisfied. Signage is included in engineering plans
submitted by applicant.
(4) On south Nardo Avenue west of Stevens
Avenue install a raised concrete median and
corresponding signage, striping, and pavement
legends to channelize traffic. This may require
elimination of on‐street parking along South
Nardo on both sides of the street.

Satisfied. Raised medians are shown on
engineering plans submitted by applicant.
(5) On northwest, southwest, and northeast
corner of South Nardo Avenue and Fresca Street,
install concrete curb extensions. This will require
elimination of two (2) on‐street parking spaces
along south side of Nardo Avenue. The proposed
curb extensions shall be designed to
accommodate ADA compatible pedestrian ramps
on both sides of Nardo Avenue. The applicant
shall also install thermoplastic continental
crosswalk for pedestrian crossing at the stop‐
controlled north leg of South Nardo
Avenue/Fresca Street and a solar powered
Satisfied. Improvements to this intersection are
included in engineering plans submitted by
applicant in accordance with this condition.
pedestrian crossing flashing sign with
corresponding signage.
(6) On Nardo Avenue install raised concrete
chokers with sufficient lengths and widths. The
applicant shall enter into an Encroachment
Maintenance and Removal Agreement (EMRA)
for maintenance of any landscaping and irrigation
system in these features. Additionally the
applicant shall install two “Solar Powered
Electronic Speed Signs” within this segment of
Nardo Avenue.

Satisfied. Raised curb chokers are shown on
engineering plans submitted by applicant in
accordance with this condition in two locations
between Fresca St. and Nardito Ln. Two
additional solar‐powered speed signs are also
shown.
(7) On South Nardo Avenue between East Solana
Circle and Nardito Lane install a speed table (a
long, flat speed bump), a thermoplastic
continental crosswalk for pedestrian crossing and
a solar powered pedestrian flashing sign with
corresponding signage and striping.

Satisfied, subject to further direction from city.

Improvements required by project conditions of
approval are shown on engineering plans
submitted by applicant.

Members of the community have requested that
the city study adding stop signs to South Nardo
Ave. at Nardito Lane and Solana Circle. Should
the city determine as a separate action that stop
signs are the preferred solution at this
intersection prior to installation, city will direct
applicant to eliminate installation of the single
speed table and crosswalk and instead provide
two crosswalks with thermoplastic continental
striping, one at each stop limit line.
(8) On South Nardo between Fresca Street and
Nardito Lane, evaluate additional speed hump
with the City Engineer, and install if safety
standards can be achieved.

Satisfied, will not be implemented. Applicant’s
consultant and City Engineer have determined
that grade of street and installation of other
traffic calming elements with raised curbs will not
allow this additional speed cushion to be safely
installed, and is not consistent with subsequently
adopted citywide speed cushion policy.
(9) On both sides of South Nardo between Solana
Circle and Stevens Avenue install Sharrow
marking pavement legends.

Satisfied. Sharrows are shown on engineering
plans submitted by applicant.

October 20, 2021

SOLAR POWERED SPEED

FEEDBACK SIGN AND
"TRAFFIC CALMING ZONE"
SIGN
-,-----
--- SOLA POWERED

CROSSWALK SIGNS

WILOW FLASHING
LIGHTS
ITEM 5.0.11.(7)
RESOLUTION 2018-132; ITEM 5.0.11.

ISED CROSSWALK
1TH THERrv1OPLASTIC

ONTINENTAL STRIPING
EM 5.0.11.(7)
t
P" SI
I
I
FRESCA ST.

CURB EXTENSIONS AND PED. RAMPS
ITEM 5.0.11.(5)

TRANSITION

STRIPING
'
"SHARROWS" RAISED CURB
1 ITEM 5.0.11.(9) CHOKERS

EXISTING SOLAR L' W/TRANSITION
POWERED SPEED ''j _____ STRIPING
SIGN D l \[ - - rrfl ITEM 5.0.11.(1) a.
- _. I ,'
(1) ENHANCE THE TURFWOOD DRIVEWAY ACCESS TO VALLEY. \ A-::fl I a.) improve signal timing at Valley/Stevens intx. \!JJ/J 1

SOLANA HIGHLANDS

PROJECT SITE
A
"SHARROWS"
ITEM 5.0.11.(9)

TRANSITION

STRIPING
b.) stripe turfwood driveway for one inbound lane, one outbound ~/ • left turn and one outbound right turn, and add "keep clear" striping I, 1 f f
c.) improve sight visibility line for vehicles exiting Turfwood Lane. 1 1 L--1--=-- RAISED 10' MEDIAN W/ LEFT
TURN POCKET STRIPING ITEM 5.0.11.(4)

UPDATE EXISTING CROSS

WALKS TO THERMOPLASTIC

CONTINENTAL CROSS WALKS
~ --+---:::::::::::::==-- MODIFY SIGNAL TIM ING.

REDUCED RADIUS CURB

RETURN TO EMPASIZE A SAF
RIGHT TURN ONTO STEVENS .

ITEM 5.0.11.(2)
---.::::::::::,,..__ "NO LEFT TURN"
SIGNS ITEM 5.0.11.(3)
--SOLAR POWERED

SPEED SIGN
ITEM 5.0.11.(1) d.
00~~ I
d.) install solar powered electronic speed sign on southbound L 1 Stevens Ave. / -~ _J , .r-r., (2) MODIFY THE TRAFFIC SIGNAL AT NARDO AND STEVENS TO j ---------\; ,, -- - --------~~ U EMPHASIZE A SAFE RIGHT TURN ONTO STEVENS. - 11I ~
(3) ~JJ~1~Ll80L~t[JURNSIGNSATDRIVEWAYFORSENIOR I rr '-, --§~~~ 7 T, -- r (4) INSTALL RAISED CONCRETE MEDIAN AND ADD STRIPING

ON NARDO WEST OF STEVENS TO CHANNELIZE TRAFFIC
(5) INSTALL CURB EXTENSIONS AT THE INTERSECTION OF
NARDO AVE AND FRESCA ST.
(6) INSTALL TWO RAISED CONCRETE CHOKERS ON NARDO

AND INSTALL TWO SOLAR POWERED ELECTRONIC SPEED
SIGNS
(7) INSTALL A SPEED TABLE ON SOUTH NARDO BETWEEN

EAST SOLANA CIRCLE AND NARDITO LANE ALONG WITH A

THERMOPLASTIC CONTINENTAL CROSS WALK AND SOLAR
POWERED PEDESTRIAN FLASHING SIGN.
(8) EVALUATE A SPEED CUSHION ON NARDO BETWEEN
NARDITO AND FRESCA WITH CITY ENGINEER. - CITY

ENGINEER HAS DETERMINED SPEED CUSHION NOT

NECESSARY OR SAFE DUE TO INSTALLATION OF
NUMEROUS OTHER TRAFFIC CALMING DEVICES.
(9) INSTALL "SHARROW" PAVEMENT MARKINGS ON BOTH

SIDES OF NARDO BETWEEN SOLANA CIRCLE AND
STEVENS.

SOLANA HIGHLANDS TRAFFIC CALMING MEASURES
CITY OF SOLANA BEACH RESOLUTION 2018-132
SCALE: 1" = 150'
PASCO LARET SUITER ~ ~~~OC!~l!E~
San Diego I Solana Beach I Orange County
Phone 858.259.82121 www.plsaengineering.com
CITY

IMPROVE

TO WORK
SIGHT
WITH

VISIBILITY
OWNER
LINE
TO ~
FROM TURFWOOD DWY. TO \
SOUTHBOUND STEVENS. I t~, - TRIM SHRUBS AND ~ 1'~
MODIFY LANDSCAPING ~c_ \
TO BELOW LINE OF SIGHT r'.-- \
RELOCATE SIGNAGE \
THAT INTRUDES ON LINE \
OF SITE 1.E====-====- \

TURFWOOD LANE

TURFWOOD DRIVEWAY

STRIPING
ITEM 5.0.11.(1) b.
9/14/2021
Final Landscape Plan
Amendment to Development Review Permit (DRP) / Structure Development Permit (SDP) 17‐14‐29 Solana Highlands, 661‐781 South Nardo Avenue and 821 Stevens Avenue 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 on multiple occasions to allow Applicant to continue to work with stakeholders regarding the landscape plan details. The resolution further required submittal of the Final Landscape Plan prior to March 1, 2020, and conditioned the landscape plan to meet several requirements, including provision of a Landscape Buffer on the perimeter of the project.

Fenton has submitted a Final Landscape Plan that satisfies the conditions of approval and requests that the City Council accept the Final Landscape Plan, waive the condition requiring approval of the Final Conceptual Landscape Plan as redundant, and acknowledge and accept a revision to the tree planting plan discussed below.

A Landscape Plan at the construction‐document level was submitted to the city on December 20, 2019, in conjunction with the Grading Permit and Building Permit plan check submittals. This submittal constituted 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.

Subsequently, Fenton continued to work with key community stakeholders to gather input regarding the landscape materials and design for the buffer area required by the conditions. 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 select 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 S. Nardo Ave at the northwest, then to higher density housing along the eastern portion of S. Nardo Ave. and the interface along Stevens Ave., transitioning on the south of the property to interface with the existing Turfwood community, and finally on the east where the project is adjacent to St. James Catholic Church and School.

Each planting palette was developed to attractively screen and buffer the development while respecting the established surroundings, allowing the project to integrate with existing adjacent uses while avoiding a monolithic or singular palette.

Each of the zones is depicted on Attachment B.1 – Landscape Zone Plan, while the specific tree species are identified on Attachment B.2 – Landscape Tree Zone Plan. Specific tree species are further identified on Attachment B.3 – Landscape Tree Schedule.

This buffer planting plan, developed with extensive input of community stakeholders including residents along S. Nardo Ave. and residents of the Turfwood community, 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 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 gal. and 24‐inch box) because smaller container size trees grow faster 9/14/2021
after transplantation and are heathier over the long term. Adjacent residents expressed concerns regarding the viability of transplanted 84‐inch box trees and impact on slope stability.

In lieu of ten 84‐inch Coast Live Oaks along the southern edge, this planting 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 more appropriate for slope planting.

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.

NORTHriEST ZONE

STEPHEN DALTON ARCHITECTS
www.SDArchltects.net
444S CEDA05AVE, S1\J00100
SO..N~ BEACH ~- 920i5

NORTH ZONE 'LIMITED
HEIGHT Pl,ANI INCzS'
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TRUST, 51'.RVI C I'. AND INNOVATION SINCI'. 190&

NORTHEAST ZONE

LANDSCAPE

ARCHITECTURE
DATE
2/24/2022
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LANDSCAPE ARCHITECTURAL PLANS FOR:

SOLANA HIGHLANDS AFART1VfENTS
FOR H.G. FENTON COfv1PANY
6ENERAL CONDITIONS SHORT FORM
PROTEC.TION OF LIFE AND PROPERr!'
I. C.ontrac;tor shall protec;t all e,on,otruc;tlon and landsc.aplng from damage and, "'hen required, provide guard,o or e,over1r19. Any damage ,onall be reparred or replae,ed at the C.Ontrador',o expen,oe, C.ontroc;tor,o on the Job ,oholl e,orr-y the follo"'l"9 ln,ourane,e, (a) ~r~r's C.ompensotlon, (b) Public; C.Omprehenslve 5enerol Liability, and (e,) Property Damage. In an emergene,y threatening the ,oafety of life, "'ork or ad Joining property, the C.ontroc;tor 15 lierel::y ln,otruc;teato oc.t at Fil,o dl,ouetlon fo prevent ,oue,h los,o or Injury and shall maintain the follo.,.lng minimum liability ln,ourone,e e,overage during th" e,ontroc;t period.

C.OVERAGE
Bodily Injury, 5250POO per Individual, per Oc;c;urrene,e Property Damage, SIOOPOO per Oc;e,urrene,e, aggregate
2 . The C.ontroc;tor 5hol I e,ou,oe to be named o,o additional ln,oured In ,oue,h C.ontroc;tor',o Publ ic; Liabi lity, C.ontrodor',o Protec;tlve L iabil ity and Automobile Liabi lity lnsurone,e polic;le,o the follo.,.lng, (a) H.6. Fenton, 15'71 Hl,o5lon Volley Rood, Suite 200, Son Diego, C.A '12105. (b) GHP Inc;., 4010 Sorrento Valley Blvd., Suite 200, San D iego, C.A '12121.

3. C.ontrac;tor shall not e,au,oe thi,o polle,y to be e,ane,e led or permit It to lop,oe, and the lnsurane," polic;y ,ohol l lnc;lud" o e,lau,oe to th" .,,ff.,,e,t that th<, polle,y ,oholl not, at any tlm" during a,.,, e,on,otrudlon p"rlod, be e,one,"l"d or r"du""d, r",otrle,t"d or limlt"d until flfte"n (1 5) days o fter all oddltlonol lnsur.,d,o hove ree,.,lv"d "'rltten notlc;e "" "vldene,ed by retvrned rec;elpt,o of regl5tered or ""rtlfled letter,o.

4. The C.Ontroc;tor ogree,o to hold th" O"'n"r and Lond,oc;ope Anhltec;t hormle,o,o from any e,lalms arl,olng out of hi,o operatlon,o of any of his 5ub e,ontroc;tors, material ,ouppli.,,,., or agent...

5. Al l loe,al, munlc; lpal and ,otate lo"'"• rul.,,. and regulations governing or relating to any portion of thl5 "'ork ore her"by lnc;orporatea Into ana mad" a part of th""" ,opec;lflc;otlon,o and th.,,lr provl,olon,o ,oholl be e,orrl"d out by th" c;ontrac;tor.

E>. Th" e,ontroc.tor 5holl v"r lfy the loc;atlon,o of oil exl,otlng utllitle,o, ,otruc;tvre,o, and ""rvle,.,,,. before e,omm.,,ne,lng "'ork. Th" loc;otlon5 of uti11tr..,., ,ot,-ue,tur"" and servlc;e,o ,oho""n In these plon,o ore approximate only. Any d lsc;repone,le5 bet.,.een these plon,o and ac;tual fl.,ld e,ondltlon,o ,ohol l be reported to th" o""ner or lond,oc;ope orc.hltec.t. 1 . The e,ontroc;tor 5holl protec;t oi l exl,otlng utilities and Feoture5 to remain on, and odJoc;"nt to, the proJec;t 5lt" during e,on,otruc;tlon. C.Ontroc;tor ,oholl r"polr , at hl,o o"'n "XP"n""• al I damog" r",ouitlng l'rom hl,o op.,,rotlon,o or n"glig"n""· e. Th" c;ontrodor ,ohall obtain th" P"rtln.,,nt ""91neerlng and/or ore,hlt"c.turol plans befor" beginning "'ork. 'I. P"rmlt,o for any e,on,otruc;tlon d"plded In th""" plon,o ,oholl be obtoln"d by th" e,ontroc;tor.

10. C.Ontroc;tor ,oholl hov" o valid e,ontroc;tor,o ile,en5e r"qulr"d for th" portlc;ulor "'ork being don". C.Ontroc;tor ,oholl not ollo"' th" lie,en5e(5} to lop"" during th" e,ontrod P"rlod.

HOLD HARMLESS AND INDEMNIFICATION CLAUSE

GONTRAC-TOR AGREES THAT HE SHALL ASSUME SOLE RESPONSIB ILITY FOR JOB SITE

CONDITIONS DURING THE COURSE OF GONSTRIJGTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REGIJIREMENT SHALL APPLY GONTINUO\J5LY AND NOT BE L IMITED TO NORMAL ~RKING HOURS, AND THAT THE GONTRAC-TOR SHALL DEFEND, INDEMNIFY, AND HOLD THE OV'INER, THE GITY/GO\JNTY OF

LOCAL JJRISDIGTION, AND THE LANDSCAPE ARCHITECT HARMLESS FROM ANY AND ALL L IABILITY REAL OR ALLEGED, IN CONNECTION v,J ITH THE PERFORMANCE OF v,JORK ON THl5 PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NE6LIGENGE OF THE Ov,JNER, THE GITY/ GOUNTY OF LOCAL JJRISDIGTION, OR THE LANDSCAPE ARCHITECT.

VICINITY HAP

KEY HAP
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PLANS PREPARED FOR:

H.G. FENTON C.OMPANY
1511 MISSION VALLEY ROAD, SUI TE 200
SAN DIEGO, C.A '12108
PLANS PREPARED BY:

GMP, INC..
4010 SORRENTO VALLEY BLVD. SUITE 200
SAN DIEGO, C.A '12 12 1

SHEET INDEX

TITLE SHEET
RECYCLED r'{ATER TITLE SHEET
CONSTRlJC,TION PLANS

CONSTRUCTION DETAILS
CONSTRUCTION NOTES 4 SPECIFICATIONS

IRRIGATION PLANS

IRRIGATION LEGEND

IRRIGATION CALCS

IRRIGATION DETAILS

IRRIGATION SPECIFICATIONS

PLANTING PLANS

PLANTING LEGEND
PLANTING DETAILS 4 NOTES
f'LANTING SPECIFICATIONS

HYDROZONE PLAN
RECYCLED ~ATER USE PLAN
01 02
03 - 0'1
10 - 14
15 16 - 20
21 22 - 23
24 - 21
2B
2'1 - 33
34 35
36 31
3B

CONFORMANCE NOTE
TS-0I
TS-02
LC-0I - LC-01
LC-OB - LC-I2
LC-I3
Ll-0I - Ll-05
Ll-06
Ll-01 - LI-OB
Ll-0'1 - Li-12
Li-13
LP-0I - LP-05
LP-06
LP-01
LP-OB
LX-0I
Rl'-l-0I
ALL LANDSC.APE AND IRRIGATION SHALL C.ONFORM TO THE
C.ITY-~IDE LANDSC.APE REGULATIONS, THE C.ITY OF SOLANA
BEAC.H LAND DEVELOPMENT MANUAL LANDSC.APE STANDARDS
AND OTHER LANDSC.APE RELATED C. ITY AND REGIONAL
STANDARDS.

L.Al'l::>5C""'= IH5Pl5GT10N HOTI;5
A) ,., 5ITE IN5PEGTION 5HALL BE -ORHED BY THE RESPONSIBLE LAND5GAf'E "-RGHITEGT TO GE:f!.TIFY COMPLl,.,NGE y,JITH THE Af'PROVED EROSION CONTROL-LANDSG,,.,F'!, PLAN. y,JRJTTEN GERTIFIC.,.,TION TO THE BUILDING D IRECTOR 5HALL ~TIFY TH,.,T THE 50IL5, -"DDITIVE5 AND ,.,MENDMENT5, ""E:ED CONTROL, Pl.ANTING OF THE SLOPES AND INSTALLATION OF THE IRRl6ATION 5Y5TEM COMPLIE5 y,JITH THE ,A.f'f'ROVED EROSION CONTROL-L,.,NDSG,,.,F'!, PLAN. C.ERTIFIG,.,TION 5HALL BE !,j,IBMITTED ,.,ND ,.,PPROYED PRIOR TO CALLINS FOR FINAL INSPECTION.

I) THE LANDSG,AF'!, "-RGHITEGT 5HALL CERTIFY INSTALLATION OF HYDROSEED ON ,.,RE,.,5 REGUIRIN6 SLOPE PLANTING. CERTIFICATION 5HALL BE 5UBMITTED PRIOR TO GALLING FOR,., FINAL IN5P'EGTION.
::2) THE LANDSGAF'!, "-RGHITEGT 5HALL CERTIFY INSTALLATION OF HYDROSEED ON ,.,RE,.,5 REGUIRIN6 SLOPE PLANTING. C.ERTIFIG,.,TION 5HALL ALSO CONTAIN A STATEMENT AS TO THE <S,R0y,JIN6 STOCK VIABILITY, l"fiENEVER CONTAINER GRQv,JN PLANT 1-1,.,TEf!.IAL IS INSTALLED.
:3) THE LANDSG,.,F'!, "-RGHITEGT GEf!.TIFIG,.,TION 5HALL CONT,.,IN,., ST,.,TEMENT ,.,5 TO THE 6ROv,JIN6 STOCK VIABILITY, l"fiENEVER CONTAINER 6ROy,JN PLANT MATERIAL 15 INSTALLED.

B) SLOPE PL.AATING ,.,ND IRRl6,.,TION 5Y5TEM INSTALLATION, GEf!.TIFIG,.,TION BY THE LANDSGAf'E ,.,Rc.HITEGT OF RECORD. ,., GE:f!.TIFIG,.,TE OF COMPLETION y,JILL BE !,j,IBMITTED TO THE COJNTY LANDSG,.,F'!, ARGHITEGT v,JITHIN 10 D,.,YS ,.,FTEf!.

INSTALLATION, VERIFYIN6 THAT THE LAND5GAf'E AND IRRl6,.,TION HA5 BEEN INSTALLED PER THE Af'PROVED Pl.ANS A5 REG!JIRED BY SECTION tJ6.1:22 OF THE .,,.,.,TER CONSERVATION IN l,',NDSG,.,PIN6 ORDIN>.NGE.

Underground Service Aler1
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RECYCLED YVATER USE TITLE SHEET POR:

DEPARTMENT OF ENVIRONMENTAL
HEALTH RECYCLED V"IATER NOTES
I. "'-.I. i'lCf<K 5/W.J. l!E DOI£ IH -'GGORDAHG!e l'tTH 1'£ !WIT"A I'!! 11'1t16ATIOH t>iSTIOJCT ""13 N<> RE6<.I.ATIOHS

2. DSJ!f<IH6 '1ATER f'Gt!<TAIHS All> DeaOAAlB> OIITt)OOf< EATIH6 AAfAS 5/W.J. llE FR0'!601B> MAJHST GONT>,c;T l'tTH !'EGYa.fD '1ATER SPP.Al',MIST ORflUrrit::JFF.

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-4. HOSE lllBS - STl<K,TLY PROHi8lTED. 5. GMSS GO!fECTIOHS !lETl'ml F<fCYa.fD '1A1B< ;.w POTA!ll.E '1ATB< Ll!ES AAE STl<K,TLY f'!IO!!l81TED. • • HO s.esnnmOHS Of P1F£ MATERIALS ~ llE AJ.J..ote> l'tlll:XIT Pl<IOR Af'f'ROV,AI_ Of T>£ !WIT"A ff -ATlOH DISTIOJCT.

1. "'-.I. H>Jtl.l!E P1F£S 5/W.J. AAvte IW<HIH6 TAPE PER !WIT"A I'!! l!IRl6"T10H t>i51"JCT ""13 ,W RE6<.1.ATIOHS. e. ~~~,:~~:=~~~~~,1.~;~~N6~~~~:D~~:~:i>Rl' MTcR SH.AU BE ltOER nE 51..ftR'vlSION OF 11-E OESl6+lATEP IJ5ER !U'ERYISOR. IRRl6ATlOH !"In-I >'VrlTcR OF A LE55ER aw.IT'!" n,w.i q_ ~~:v~~~ ~~~~~•£1~\~~~~~ :'~f ~ ~~Tlot6.

IO. lt:)N.DESl6NA"TED USE AREAS stWJ. eE f'RO'TcGTB) FROM COHTAGT HTH REGYCU:D """11:R. r+En-B. BY i"fl~ SPRAY' OR 8'I' DIRECT "1'PLJ<OATIOH 11f<O.ISH IRRJ6ATIOH OR one< USE. '-'GK Of FR0'!60T10H, l't£TlfR B'I' De.61( ~11'Lt;TIOH PR>GTIGf OR SYSreH Of'ERATIOH, IS Sn<K,TLY P!IO!+l~lB>.

II. IAAJ6AT10H ~ 5/W.J. 6E "6..0CATED OR AD.J/STED TO MIHIHIZE OR a1M1w.re OYl3<5PRAYIH6 OH SIPeW.KS, STl'EET5 ,W HOH-DeaOAAlB> 11!£ -- 12. !'EGYa.fD '1ATB< O!,ICI( CCWI.IH6 V,Al.vteS SH"'-.1. llE Of A TYPE De.61£!:> FORT>£ 11!£ OH !'EGYa.fD '1ATB< DISTI<Ja/T10H SYSreHS PER 5.'.l<TA I'!! IRRJ6AT10H ~TIOJCT ""13 ,W RE6<1.ATIOHS.

13. OH !'EGYa.fD '1ATB< SYSreMS, "'-.I.~ (!;l'!<Jlf<U3< ~. V,Al.vte BOXES, ETC) 5/W.J. 1!E COLOR"""""1 iN<f'\.fJ PER "1't'iA .,.,,DallES N<> S6-110H 116&15 Of T>£ C,AI.IF'OllHA t£JoLTH ,W SHU!' CODE. 1-4. "'-.1. IAAJ6ATIOH PIF£5 5/W.J. 1!E SreHCIL.a> l'tTH T>£ rw<HJH6, 'HOH-POTA!ll.E OR !'EGYa.fD '1Ale<.'COLOR-GODfD iN<f'l.fJ AHD LAID l1lll-l Kl\RHIN:S TN'E ND S'l'Eftt::.R..INS ORJEHTED Tot'WID TI-E TOP OF n£ TRa«::.H PE'R n£ ~A fl!: IRRl6ATIOH DIST1'.IGT ~ A>C RE6U.ATIOHS.

15. OH IE>1 O!l-5ITE SYSreMS (POST 1'£1a<J, POT.-a.E '1Ale<, ~TA'ff ~ !'EGYa.fD '1ATB< ,W 5fl'f3< LIIES 5HO.U> llE PLAGa:> A MIHlt,,t,A-1 OF FG\R FEET N'N'<T OR A5 OIREGlcD e,' n£ ~T EH6tt-EER lvCJ/OR Rf6tl.ATOR'I' Me!Gl'. ~ SAALL BE !lETl'ml F>,c;IH6 Sl.l<FACcS, HOT P1F£ carra,i.l)ES.

16. CONSTANT~ R!:Gl'Cl.fP 11Amt Lite 5tWJ. CROS-5 AT L.EA5T 1l"El.YE IM:A£S ea..ot1 POTital.f 11AreR LN!5 ,',ND K"-IHTAIH AT !£AST Tl'El.vte 111:,£5 CROSSIH6 SEPAAA110H !lETl'£5I one< vrtunes.

11. IF A ~TA'ff ~ !'EGYa.fD '1ATB< Lit£ MJST l!E IHST,i.La, AB0vte A POTA!ll.E '1ATB< Lit£ OR LESS THAH 11'£!.vte 111:,£5 !l!iOl'I A POTA!ll.E '1ATB< UIE, Tt£H T>£ !'EGYa.fD '1A1B< Lit£ 5/W.J. 6E IHSTAU.fD l'tTHIH AH~ FR0'!60l1\'te 5UE\<e AS PERT>£ !WIT"A R IRRJ6AT10H ~Tl<K,T ""13 AHD !<f6<l.ATIOHS
I&. DEVB.a'ER/GONTRACTOR 5/W.J. """'-'CT A GMSS GO!f£C110H resT AHD COYER"6f re5T AS Dll'EGTED !!Y !WIT"A Pie l'IRJ6ATIOH DIS1'llGT AK) Ti£ SAN DIE:60 GOI.NTY DB'>,RTI,£MT C1F BlVIR.otM:HT>L 1-EAL.ni PRJOR TO AMY IJ5f C1F REGYa..B) """TE:R I'!. n£ REGLI!~ GROSS-GO!fEGTIOH IHSPEC.T~ stWJ. BE t:>OtE SY' El'M:R ~ ~ lfl':RJ6A~ DIS'OOGT ;.K}/Ofl.. n£ 5,.t,,N DIE60 GOtMT'!" D£PAl<T>EHT Of eMROlfelT,AI. t£,l,L "Tl<. CO!'IES Of IHSF£CTIOH Rf>'ORTS l'tLL l!E - TOT>£ HOH-INSPE<;TIOH PART'!'.

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SOLANA HIGHLANDS AFARTHENTS
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FIRE HYDRANT LOGATION
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I UNDERSTAND THAT THE CHECK OF THE PROJECT DRAl'IING5 AND SPECIFICATIONS BY THE CITY OF SOLANA BEACH, THE SAN ELI.JO ..IPA,

THE SANTA FE IRRIGATION DISTRICT, AND THE SAN DIEGO COUNTY DEPARTHENT OF ENVIRONHENTAL HEALTH 15 CONFINED TO A REVIEl'I ONLY AND DOES NOT RELIEVE HE, AS LANDSC.APE ARCHITECT OF ...::,RK OF HY RESPONSIBILITY FOR PROJECT DESIGN.

NAHE OF FIRH,GHP LANDSC.APE ARCHITECTURE
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CONSTRUCTION SPeCIFICATIONS
PORTLAND CEHENT c.oNCRE1E
PART I - GENERAL I.I RELATED DOCJ.JMENTS
A. Drarfln9s c:v,d general provf51ons- of Contract, apply to this ~ectlon.

1.2 SUHKAR'!"
A. E><tent of Portfc:nd cerr.ent c:.oncr-ete paving Is Wrin on draHln~, lnclvdlng cvr-b-$, gvtters, Nal~cys and pavement.

6. Prepared ~b-base Is $f!e<:.lf!od In dra~I~.

1.5 006KITTAL5
A. Provide sc::rnples, manvfactvror's product data, te,-t reports, and matorfals-' c:.e-rtlfh::,cttons as, reqvlred In referenced uictlons for concrete and Joint fillers, and s,oalors.

1.4 a\JALIT'!" A55URANc.E
A. Codo5 end standcrde.1 Comply l'i!th local 9ovomtng roplatlon5 ff mere str!ngont than horc!n spoc:.lflod.

I.S .J06 CONDITIONS
A. Traffic Control: t-'ialntaln au.ess for- vehtcvlar and pedestrfc:ri traf'flc as, required for other con5tr-vctlon actlvltlos.

PART 2 - PROP\JC,T

2.1 KATE<IALS
A. Forms: steel, l'iOOd, or other svltablc matorlal of 5lzc and strern.3th to re5\s,t ~~::i~t u;!~~~;' !~'.t::c;; :~~!~~ ~:!cl~~I and vortlcal alfgyncnt vntll I. ~o floxlblo !-prlng steel forms- or laminated boards to form radlv5 bonds as required.

2. Ccat forrrtS i"tlth c:i non-staining form release agent thclt HIii not discolor or deface s,vrfaco of concrete.

6. Reinforcing 6ars-: Deformed e.teol b-cr!i, ASTM A 6!5, 6rad-o 60.

C.. Llquld-Kembr'ane Forming and Soalln~ C-vrlng Co~ovnd, Co~ l'llth ASTI-1 e, 30'!, ~~• t'fe~. ~m~~;:n o~~re:W~ ~~p5 :~t.1~tc ftect. Hole. e loss no moro than I. Avallab!o Prodvc~: SVbJect to i::::omp!lcnce i"!lth reqv!roment:s, product!- Hhlc.h ma~ be incorporated In tho r;ork lnGlvde, bJt ore not limited to, the fol!oHlng:
~~r~~i•'; ~{~'/ ~IZ~ llanco H!th requlremonts, provldo one of tho fo\lowlr!9, ~i"~~~~~de:J~TI'!".o ~torprootlng ca. "Cf oar Seal": A.G. Hom :-t}~ ~~:K;,f~ ~~~t~~lor "AR-:,0"; 1-"i.R. KeodoH$-
"Spartan-C.OI<>": Th<> Sorko Co. "Soalkun,•; TOGh Dlv. - Ccrbo\lr.e "Kvro-N-Scal•; 5omebc-m-Gantcch.
:r~~c~:., t?f MCh~r:~~ ~,~!al$
"Klcar~a!"; SotGon ln~trlo$-
"LR-15.2"; Protex lndv5tr!O$
"Hardtop', Gifford - HIii

3. Bonding ~ovnd= Poly-vlnyl acetate or acrylic base, rcHcttablc ~"· I. Avalla61o Prodvct!t1 SVoJect to compllance Hlth reqvlremont!!,, prodvct& Hhlch may b-e lnc~oratod In tho Hork !r.clvd'e, bvt are not l!mltod to, tho foll0Hlng1 :~ldcr~;ni~:~t~r~~c~ 5vp~lor Corp.
"lntra!ok"; Vi$.. MeodoH&
"Everbcnd•; L 4 M Con&trvc.t!on Chomlc.als ~evcoY'w,ldn; Eve.lid Chemical Co. "Hamwc!dN; A.V. Hom "5>0nocroto": Sonncborn-COntech MAc.ry!lc Bondcrctc•r Tho 6vrko Co. ~~f' ~~t:110
:r~~ideA~~af~~;;,~~d':,n.: ~acr[df~::Jt:'l:vii0
;r~j:ct dry or
requirements.
\ncorp~~i~!~ ~~;;t Inc~:."~~ ;~ll~~:cit:,~~~w~~~;oavcts Hhlch may bo a. Products: =-bJect to c.orrpllance H!th roqulromonts-, provide one of !:he fotloHlng:
i8~;~t;~re ~~~~s!vob; Edoco Technical Prod. "Slkadvr HH'1od"; Slka C,hemloal Co. :~P~~-~~~o~t~r::. Co.

2.2 CONCR.E1E KIX, DESIGN AND TESTING
A. Design mix to prod-Jee ncrma1-ru,lqit concrete c.onsl:stlng of Portland comont, ~~~~t~~1n;~~;~~~~~~it1~ol°;:r;,:1~-w~1~~';;;:rt1:'fi0
rplasttcfzer),
Ccmpr-OS$IVO strongth1 eooo ps.l, mlnlmVm c:it 2e da:!5, vn!055 othorHl50 Indicated.

2. Slump L.lmlt: e Inc.hos mln!mvm for c.onc.rete contalnln9 hl9'1-rango wator-roa.lcll->9 admlxb.Ko (svperplcat!c.lzer) S Inches tor othor concrete. e. Air Ccntenti 5 to e percent.

PART :I - EXEQJTION
:I.I ~ACE PREPARATION
~r"oc ~~~~oi':,~w~~!,':/ ;;.~ ~~~~~!foa~!~~r~;.!~tf~!as, and needri;3or additional compaction. ~o net P09ln paving work vntl! wch condition$ have been correc.tod and are roaa, to rocetvo pavfn9.

5.2 FORK CONSTRLJc.TION
t~nt~ f~~~:~1u!:rt ~a:~ ~: ~~ ~:~~,:~ fn"~kz~~- aini!~~/~Z'~~tl!ow aHor concrete plac.cmont.

6. c.hc-ck completed form Hork for 91"ado end c:1!19".mcnt to fol!0Hin9 tolerar-.ces:

Top of forms. not more that 1/e Inch In 10 feet.

2. Vertical face on kmgltvdlna! ax!$, net more thcv, 1/4 inch In !O feet.

C. Clean forms ofter eac.h use and c.oat with form release agent as re-9.ulrod to en~e separation from c.onc.rete H!thovt damage.

D. S!opo step tread$ at 1/4 Inch por foot to C4"'aln.
:l.5 RE'INFORCEKENT
:1.4 CONCRE1E PLACEMENT
A. Do not p!ac.e concrete vntll slh-bo5e and form5 have been c.heckcd for llno and 91"ade. Mofs,ten st.lb-base If roqulred to P!""Ovlde a vn!form dcmpened condition at time ~~!t~~u~~°Jr~is.;':io~~~:i;~~round manholes or o~r strvctvres vntll they

6. Place concroto t:y methode. that prevent 50~09atlon of mix. Ccnsol!dat.o conc.reto ~}:i!rac~~ ;~~&Jo~ ~J~;bn~~r;;~~:;;:,1~~;s s~! i~~~t~~::i~rSq~'T-facod ~~~~tJ,~ ~i;fo';.~~~~5
~~j~~l~vl~olldate Hlth c.aro to provont
I. f.Jse bonding agent at locations Hhere fre$h concroto \5 placed agalr!5t hardened or pcrtlo!!y hardened con.:.reto $1.lrlac.os,
~~ fa,.°~f~~;5~.~,e~*~';Jto~ ~;~~°"1~2%~r~~~~~:~~:t!~J~1nt~lnt&

3. 1-"f-ien adjacent pavement lane5 aro placed In ~aate povrs, do not operate ~~~j~ concrete vntll pavement has attained flclent 5trength to carry loads :I.S J?INTS
A. General: Constrvct expansion, woak.onod""f.llano (contrc:ict!on), and c.onstructlon Joints trvo to lino with faco po'F.Ondlcular to 5Vrface of concrete. Con5'trvct trOM-vor$O Joints at right angles to tho centerllne, vnlo5s other;-;1$-D lndlcat.od. ~lace~7"i~~is!X!$J!~~w5::~~~~~~ce trcnsver!Je Joint to 01191 l"tlth prevlov5ly

6. Y-loakenod-Plane (Ccntractlon) Jolr!ts: Provide l'ioakenod-plano (contraction) Joints, scctlon!09 concrote Into areas a5 shoHrl on drCU"ifngs. eom.trvct l"lCak.cnod-plane Joints for a depth equal to at least 1/4 concrote th!ckno5':s, °" folloHs:
~ortt~0
~~da ~~~::m,~~;:~t~~f~/~jri~~~~r=~~~tt; J~nfe~.ovlng top C. C~trvctlon Joints: Place cone.truct!an Joints at end ot pla::;.omonts end at locatlon5 ~i::n-:o1~~~~rg;1:~~=i!tJITnrs~ for moro than 1/.2 hour, except ~e sucli c. c-onstrvctlon Joints: Place constrvctJon Joint!- at ond of placement,- and at location$ ~r:~:rfc1~~~1n%!r1~~:-:i~tj~t'1o~ for more than 1/2 hour, except whore sucli ~~r!tf':1:: ;!~~1
bar:r:$~J~~rc-:,~~1:t~,J:~c~~~5,f~l~:~l~n~;nirx~~~focts, unless otherwl5e lr!dlcatcd.

Loc.ato oxpan5lon Joint!, a5 Indicated on draHlngs.
~~h ~~~'fin(~~~ f!~f!c:I~~! J'::t ~:~~r°i=,J~f~~fc!J.e!is than l/2 Inch or more than I

9. Furnish Joint ,111or& !n one-piece lengths for full i"ildth being placed l'ihorever r~:~~- i't'iero more than one length !s required, lace or c.tlp Joint f'l!ler section

4. Protect top od~ Joint fll!or Cl'Jr~oncreto placement Hlth a metal c~ or othor j~~orary matorlal. vo protcctton r concrot:e has. been placed on bo &Id.es of :1.6 CONCRETE FINISHING
ri~atwi~telJ$!~1~fh~ ~~&~;;t!ITT~o~~:iir1~~r~: 1:u~~~c;o~i1b1~e~ff$uf!at1ng to compac-t wrface and prodvco vnltorm texture.
~~~;e~f~~~O~t~ =i: !:,~:~~g.i~:1tfo~~~d s:,;~to~t~~;~~~tr:;t:s to provide a contlrl.Jous smooth finish.
;dgrng ~~tZ~~J1
~11-1;:rii~.~r:5;og:,o~~&~f 111~~~ f~~~tf ~!1 ~~ on concrete &-vrface.

D. Aftor ~lotton of floating and hhon excess mol&tvre or surface 51--.oon hos disappeared, COO'f'loto troKo!lng and finish surface as follows:

L Broom ffnlsh by drawing a rtne-hcl!r broom across concroto &urtaco pcrpondlcvlar to llno of traffic. Ropoat oporatlon If roqulrod to provide a fine lfno textvro acc.optablo to Land¾-apO .Archltoct. ;tJff-br~ti::,jln~~;~~!;t=:vf!0 t~~: itt;~~•tc"_°'1 11p ffn!sh by scoring svrtaco Hlth a E. Do not remove form!t For 24 hours. after c.oncrote ha5 been ptacod. After form ~=~~~• i:~ ~e~t~~nt~r~~~n~~c~ :d!r~:r~~~~~ ~f:it_and
:I., CURING
~Oann~:~t~ ;~~~~=~ ~~-~~~~~o~~ morrb-ane-formrng curing and

6. A.ntl-5palltng Troatmcnt, -i':f.'IY treatment to concrete &Vrfacos, no 50onor than .2e d~ after placement, to cloan,:J concrete free of o!I, dirt, and other foreign material. ~~ ~~~~n !>e~~~~ 5 at~,,~~~~~=-~;t~;t1c~~n 5
J· fat~ ir1
~·
sq, ycrds. per 9at second applrca~n, 60 :;q. yards per gallon. AlloH comp!eto drying botweon appl!catlons.

9.9 REPAIRS AND PROTECTIONS
A. Repair or replace broken or defective c.oncrete, a,. dlroctod t:y .Arcli!tei::::t.

6. Dr!H to&t coro& whore directed '?.:I Architect "'hen noe-oHary to dotormlno magnltvde of crack!> or defective aro0$. FIil cr"lllod core holes In &atfs,factory pavement areas Hlth Portland c.emont concrete bonded to pavement with opoxy a&,0$-lvD.

C.. Protoct concrete- from damage vntll ac.coptance of Hark. Exc.!vde traffrc from pavement for at least 14 day& aft~ placement. Vf'lon coMtrvctlon traffic Is pormlttod, maintain pavcmont as clean 0$ possro1c bi~ romov109 :surface $-ta!ns and splllage of material& as thoy occur.
~f sta~~~;~if!if,~}rt~~ ~.e~ash frco
foreign mater!al JJst before f!na! !nspoct!on.

END OF SECTION
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·IRRl<SATION MAINLINE AND AFRJRTI;NANC,ES LOCATIONS ARE DIA<SRAMMATIC. ALL IRRl<SATION EQUIPMENT SHALL BE INSTALLED rilTHIN THE LIMIT OF r'l::)RK, 18" OFF At-.'f HA.~AFE AND rilTH FLANTIN<S AREAS. ANY PARKriAY IMffiOVEMENTS IN Pt.el.IC Rl<SHT-OF-riAY Rl:QIJIRES AN ENCROACHMENT PERMIT FROM THE CITY. -IRRl<SA TION EQIJIPMENT SHOriN OUTSIDE OF MAINTI;NANC,E Rl:SPONSIBILITY AR1:AS FOR CLARITY ONLY. ALL EQUIPMENT SHALL BE INSTALLED rilTHIN THE LIMIT OF r'l::)R!( LINES.

VERIFY ALL LAYOUT IN FIELD rilTH Ohl'-IER'S AUTHORIZED Rl:PRESENTATIVE. ·ALL HEADS ARE TO BE ADJJSTED TO PRl:VENT OVERSPRAY ONTO BUILDIN<SS, riALLS, FENCES AND HARDSCAFE. ALL ADJJSTMENTS SHALL ASSJRE <SOOD SYSTEM COVERA<SE AND DISTRIBUTION EFFICIENCY riHILE KEEPIN<S riA TER rilTHIN THE LANDSCAPED PLANTED ARl:AS. -CONTRACTOR SHALL ADJJST ALL HEADS AS Rl:QIJIRED TO ACCOMMODATE ANY VERTICAL OBSTRl/GTIONS THAT MAY OCCUR, INCLUDIN<S M NOT LIMITED TO LI.SITT POLES, FIRI:

HYDRANTS, FENCES, ETC. VERIFY ALL HEAD LAYCVT rilTH OriNER'S AUTHORIZED Rl:PRl:SENTATIVE PRIOR TO COMMENCIN<S r'l::)R!(_
-coNTRACTOR SHALL PROVIDE SLEEVIN<S FOR ALL Fl.lnJRE PAVED AREAS INCLlJDIN<S Fl.lnJRE DRIVEriAYS, ROADriAYS, AS riELL AS ALL CURRENT PAVED AREAS, PATHS, ETC.

VERIFY ALL SLEEVE LOCATIONS IN FIELD rilTH OriNER'S AUTHORIZED Rc7RE5ENTATIVE PRIOR TO STARTIN<S riORK.
-ALL RCV'S AND <X,V'S SHALL BE INSTALLED OFFSET FROM MAINLINE AND ISOLATED HITH A BALL VALVE. ALL RCV'S SHOriN rilTHIN 15 FEET OF EACH OTHER SHALL 6E INSTALLED ON A COMMON MANIFOLD.
·ALL SPRAY HEADS SHALL BE EQIJIPPED HITH A CHECK VALVE TO AVOID LOH HEAD DRAINA<SE. riHEN FACTORY INTE<SRATED CHECK VALVE 15 NOT PROVIDED, CONTRACTOR SHALL INSTALL SEFARATE IN LINE CHECK VALVE FER LE6END.

IRRl<SATION MAINLINE AND VALVES SHALL BE Hl<SH-LINED AND CONNECTED TO A POTABLE riATER SCVRCE FENDIN<S 5IJCC,ESSRJL COMPLETION OF CROSS CONNECTION TESTS AS PERFORMED BY .PA AND/OR DEH. FINAL Rl:CLAIMED riATER CONNECTIONS TO THE EXISTIN<S IRRl<SATION Rl:CLAIMED MAINLINE SHALL 6E PERFORMED ONLY AFTER APPROVAL BY JFA AND DEH.

ONLY S'JB~ACE IRRl<SATION SHALL 6E IJ5ED TO IRRl<SATE ANY VE~ATION rilTHIN THENTY-FOLR INCHES OF AN IMPERMEABLE =VRFACE UNLESS THE ADJACENT IMPERMEABLE ~ACES ARE DESl<SNED AND CONSTRIJC,TED TO CAUSE riATER TO DRAIN ENTIRELY INTO A LANDSCAP""i:D AREA.
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Call
811 TWO WORKING DAYS BEFORE YOU DIG
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NOTES,
-IRRIGATION HAINLINE AND APPIJRTI:NANC,E5 LOCATIOh'S ARE DIAGRAHHA TIC. ALL IRRIGATION EQUIPMENT SHALL EE INSTALLED HITHIN i11E LIHIT OF HORK, If>' OFF ANY HARDSCAPE AND HIT!i Fl.ANTING AREAS. ANY PARKl'IAY IHFROVEHENTS IN FlJElLIC RIGHT-OF-HAY REGVIRES AN ENC,ROACHHENT PERHIT FROH i11E CITY. -IRRIGATION EGVIPHENT 5HOl'lN OJTSIDE OF MAINTENANCE RESPONSIBILITY AREAS FOR CLARITY ONLY. ALL EGVIPHENT SHALL EE INSTALLED HITHIN i11E LIHIT OF fiORK LINES.

VERIFY ALL LAYOUT IN FIELD HITH OHNER'S AUTHORIZED REPRESENTATIVE. -ALL HEADS ARE TO EE ADJJSTED TO PREVENT OVERSPRAY ONTO EilJILDINGS, f'iALLS, FENC,E5 AND HARDSCAPE. ALL ADJJ51HENT5 SHALL ASSURE GOOD SYSTEH COVERAGE AND DISTRl61JTION EFFICIENCY HHILE KEEPING HATER HITHIN i11E LANDSCAPED PLANTED AREAS. -CONTRACTOR SHALL ADJJST ALL HEADS AS REQUIRED TO ACCOHHODATE ANY VERTICAL 065TRl!C,TIONS THAT HAY OCClJR, INCLUDING 6IJT NOT LIHITED TO LIGHT POLES, FIRE HYDRANTS, FENC,E5, ETC. VERIFY ALL HEAD LAYOUT HITH OV,t,IER'S AUTHORIZED REPRESENTATIVE PRIOR TO COKHENCING HORK.
-GONTRACTOR SHALL PROVIDE SLEEVING FOR ALL Rli\lRE PAVED AREAS INCLUDING FU1\JRE DRIVEHAYS, ROADHAYS, AS HELL AS ALL CURRENT PAVED AREAS, PATHS, ETC.

VERIFY ALL SLEEVE LOCATIONS IN FIELD HITH OHNER'S AUTHORIZED REPRESENTATIVE PRIOR TO STARTING HORK.
-ALL RCV'S AND <X,V'S SHALL EE INSTALLED OrrSET FROH HAINLINE AND ISOLATED HITH A BALL VALVE. ALL RCV'S SHOil,'l HITHIN 15 FEET OF EACH OTHER SHALL !3E INSTALLED ON A COHHON HANIFOLD.
-ALL SPRAY HEADS SHALL EE EQUIPPED HITH A CHECK VALVE TO AVOID LOH HEAD DRAINA6E. f'iHEN FACTORY INTEGRATED CHECK VALVE 15 NOT PROVIDED, CONTRACTOR SHALL INSTALL SEPARATE IN LINE CHECK VALVE PER LEGEND.

IRRIGATION HAINLINE AND VALVES SHALL EE HIGH-LINED AND CONNEC1c:D TO A POTA6LE HATER SOURCE PENDING SIJCCE55RIL COHFLETION OF CROSS CONNECTION TESTS AS PERFORHED 6Y .JPA AND/OR DEH. FINAL RECLAIHED HATER CONNECTIONS TO i11E EXISTING IRRIGATION RECLAIHED HAINLINE SHALL EE PERFORHED ONLY AFTER APPROVAL BY .JPA AND DEH.

ONLY ~ACE IRRIGATION SHALL EE IJ5ED TO IRRIGATE ANY VEGETATION HITHIN Tf'iENTY-FCVR INC,HES OF AN IHP""cRHEAEiLE 51.,RFACE lJNLf55 i11E ADJACENT IHFERHEAEi'..l:

51.,RFACES ARE DESIGNED AND CONSTRl!C,TED TO CAUSE HATER TO DRAIN ENTIRELY INTO A LANDSCAPED AREA.
:20 10 0
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SEE SET Ll-06 FOR
IMl~ATION SCHEt)ULE
Underground Service Alert
Call
811 20 40
TWO WORKING OAYS IEfORE YOU DIG
60 I=~:'~~ SCALE, 1•=20•-o• CllnWWCrl::m!)'Jl,ld-..tD'nho>;wlrd/!t.

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TABLE: A

1.5·
ROADSTAT:ON
SERVICE LINE ,. W~.TER TYPE RECYCLED WATER
WYE/0/ 15'
BACKFLOW ENCLOSURE MODEL #SSBC-45SS
BACKFLOW 15'
MASTER VALVE ,. FLOW SENSOR 1.5'
STATIC WATER PRESSURE 124PS!
DESIGN WATER PRESSURE 124PS!
BOOST REQUIRED R::FER TO CRITICAL ANA!.. YSiS POCA
MAX DEMAND 705GPM
SET POC R::GULATOR AT :)SJ OR NIA
ESTIV,ATEOAREA SERVED 171762 SQ FT

ESTIMATED WATER USE REFER TO HYDROZONE PLAN
M,l\;:>CMUM AlLO'NAB1..E WATER USE REFER TO HYOROZONE PLAN WATER S0:.JRCE SANTA FE IRRIGATION 0ISTRiCT
1856)755-2424
WATER SOURCE lllFO OBTAINED San EltJO J::iol Pcwers Alllhonty (760)75J..62-03xJ2
CONlRACTOR SHALL VERIFY LOCATION ANDWAT::R PRESSURE BY DIRECT MEASURMEm IN THE FJELD IF E'ASTING PRESSURE IS NOT STATED ON PLANS cmtTRACTOR SHALL NOTIFY THE O'NNERS REPRESENTIVE BEFORE PURCHASE OF EQUIPMENT ANO SEGiNN!OO OF INSTALLATION PURCHASE OF EOU,PMENT ANO ANY INSTALLATIONS WHEN E.»STING STATIC PRESSL!RE IS BELOW THAT STATED ABOVE SHALL BE THE SOLE RESPONS!BIUTY OF THE

CONTRACTOR
TABLE: B
POC. A CONTROLLER SHALL BE AN WPERtAL TECHNICAL SEIZVlCES CONTROLLER ASSEMBLY, CONTACT CARYL GREEN (949) 534-7311. MODEL# !CA6-Hl.14-150/SP/SOLSEl(111)1CP.1!1CO.S.1{11)GRO-KIMP1GJIFS-200C FlfiA.L LOCATION OF CONTROLLER, ELECTRICAL SERVICE ANO IRRIGATION

APPURTENANCES SHALL BE OUTSIDE AW PUBLIC ROW OR EASEMENT AND CONFIRMED WITH O'NNERS REPRESENITh'E PRIOR TO COMENCNG WORK CRITICAL ANAL '!'515 poe, A
6«'.orct.d, l02!-l;1oe,~
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!ldl;Froo>rodPOC, ~4001"51 _a,,,,,, 500~ s.r-.t,Lh,Stt,, 2' LM,l!olSor-.tol.hl, lOP. ~ll!!ll-t~ 12J2!2!11! Prffll.l"e~: 1-lbOOp,I
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IRRl6ATION MAINLINE AND VALVES SHALL BE
HlcSH-LINEP AND CONNECTED TO A POTABLE fiATI:R
SOURCE PENDIN6 SIJC,C,E55RJL COMPLETION OF CROSS
CONNECTION TESTS AS PERFORM'"i:D B'f .PA AND/OR
DEH. FINAL RECLAIMED fiATER CONNECTIONS TO THE
EXISTIN6 IRRl6ATION RECLAIMED MAINLINE SHALL BE
PERFORMED ONL'f AFTER APPROVAL B'f .PA AND DEH.

ONL 'f SUBSURFACE IRRl6ATION SHALL BE IJ5EV TO
IRRl6ATE AN'!' VE6ETATION rilTHIN Tl'iENT'f-FOIJR INCHES

OF AN IMPERMEABLE SURFACE UNLESS THE ADJACENT
IMPERMEABLE SURFACES ARE DE516NED AND
CONS TRI.JC TED TO CAUSE fiA T1:R TO DRAIN ENTIREL '!'

INTO A LANDSCAPED AREA
TABLE: C
?OC-9

ROAD STATION

SERVICE LINE

WATER TYPE

WYEJCI/

BACKFLOW ENCLOSURE
8ACKFLOW

ESTIMATED AREA SERVED

ESTIMATED WATER USE

WATER SOURCE INFO OBTAINED
CONTRACTOR SHALL VERIFY L~TlON A"llJ WATER PRESS~E BY O.RECT MEASLJRMENT IN THE FIELD. IF E'AST1N3 PRESSURE !SOOT STATED ON PLANS C-ONiRA.CTOR SHALL t-OTlFY TrE o.\11-ERS REPRESENTNE BEFORE Pl!RO-V..SE Of EOUPMENi AND BEGiNNNG Of INSTALLA1lON. PURC~SE OF EQUlPMENi AI\O A,~ k"lSTALLA l10NS WrEN E>OSTl¾G STATIC PRESSlRE IS BELOW THAT STATED ABOVE SHALL BE THE SOLE RESPONS!SIUiY OF rrlE CONTAACTOR.

TABLE: 0
POC. B CONlROll..ER SHALL BE AA lMPER!Al TECHNCAL SERVICES CX)NTRO!..LER ASSEMBLY CONTACT CARYL GREEN (949) 584-7311. MOO=l# # ICA5-HU2-12/SP!SOLSE!M P 16!1FS.1 !50C
F!N;L Lcx:::A.TIOO OF CONlROt.LER, ELEClRICAL SERVICE AND IRRIGA TlON APPURTENA.t-.cES SHAU BE OUTStce AtN PUBLIC RO,W OR EASEMENT MO CONFIRMED WITH OWf\ERS REPRESEt;1Tll/E PRIOR TO o::».1Et..aNG \.\ORK. \ ',,
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EXl5TI~ l.ANDSGAl'E, 1"3<15ATION.

AND IMPROVEMENTS IN PARKLET
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811 TWO WORKING DAYS BEFORE YOU DIG
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NOTES,
-IRRlt>ATION MAINLINE AND APPIRTENANCES LOCATIONS ARE DIAC>RAMMATIC.

ALL IRRIM TION EGIUIPMENT SHALL BE INSTALLED VllTHIN THE LIMIT OF f'lORK, If>' OFF ANY HARDSCAPE AND VllTH PLANTIHC> AREAS. ANY PARKfiAY IMPROVEMENTS IN FV6LIC RIC>HT-OF-MY REGIUIRES AN ENCROACHMENT PERMIT FROM THE CITY.
-IRRIMTION EGIUIPMENT 5HOffi OIJTSIDE OF MAINTENANCE RESPONSIBILITY AREAS FOR CLARITY ONLY. ALL EGIUIPMENT SHALL BE INSTALLED VllTHIN THE LIMIT OF f'lORK LINES. VERIFY ALL LAYOUT IN FIELD VllTH OHNER'S AUTHORIZED REPRESENTATIVE.
-ALL HEADS ARE TO BE ADJJSTED TO PREVENT OVERSFRAY ONTO aJILDINc,5, f'lALLS, FENCES AND HARDSCAPE. ALL ADJJSTMENTS SHALL A55URE <SOOD SYSTEM COVERAC>E AND DISTRIMION EFFICIENCY f'lHILE KEEPIHC> MTER VllTHIN THE LANDSCAPED PLANTED AREAS.
-c:oNTRACTOR SHALL ADJJST ALL HEADS AS REGIUIRED TO ACCOMMODATE ANY VERTICAL OBSTR!XTIONS THAT MAY OCCUR, INCl.lJDIHC> BUT NOT LIMITED TO Llt>HT POLES, FIRE HYDRANTS, FENCES, ETC. VERIFY ALL HEAD LAYOUT VllTH Drff=R '5 AUTHORIZED REPRESENTATIVE PRIOR TO COMMENCIHC> f'lORK. -c:oNTRACTOR SHALL PROVIDE SLEEYIHC> FOR ALL FUTIJRE PAYED AREAS INCl.lJDIHC> FUi1JRE DRIVEMYS, ROADMYS, AS f'lELL AS ALL CURRENT PAYED AREAS, PATHS, ETC. VERIFY ALL SLEEVE LOCATIONS IN FIELD VllTH OHNER'S AUTHORIZED REPRESENTATIVE PRIOR TO STARTIHC> f'lORK.
-ALL RCV'S AND <X,V'S SHALL BE INSTALLED OFFSET FROM MAINLINE AND ISOLATED VllTH A BALL VALVE. ALL RCV'S SHOf'tl VllTHIN 15 FEET OF EACH OTHER SHALL BE INSTALLED ON A COMMON MANIFOLD.
-ALL SPRAY HEADS SHALL BE EGIVIPPED VllTH A CHECK VALVE TO AVOID LOVl HEAD DRAINAC>E. iiHi:N FACTORY INTEt>RATED CHECK VALVE 15 NOT PROVIDED, CONTRACTOR SHALL INSTALL SEPARATE IN LINE CHECK VALVE PER LEt>END.

IRRlt>ATION MAINLINE AND VALVES SHALL BE Hlt>H-LINED AND CONNECTED TO A POT ABLE f'lA TER SOURC,E PENDIHC> SJU.ESSFUL COMPLETION OF CROSS CONNECTION TESTS AS PERFORMED BY JFA AND/OR DEH. FINAL RECLAIMED MTER CONNECTIONS TO THE EXISTINC> IRRIMTION RECLAIMED MAINLINE SHALL BE PERFORWt:D ONLY AFTER APPROVAL BY JFA AND DEH.

ONLY 9.JBSURFACE IRRlt>ATION SHALL BE l/5ED TO IRRlt>ATE ANY VEC>ETATION VllTHIN m::NT'r'-FOVR INCHES OF AN IMPERMEABLE SURFACE UNLESS THE ADJACENT IMPERMEABLE SURFACES ARE DESlt>NED AND CQNSTRUC,,t:D TO CAUSE MTER TO DRAIN ENTIRELY INTO A LANDSCAPED AREA.

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IRRIISATION SCHEDULE

TWO WORKING DAYS BEFORE YOU DIG
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CONTl<ACTOI< Sl-!AI.L. P1'0VIDE A = C(.!<6
01< 01lER A1'PROVl:l> FORM OF !cff'AAATION
BE1!'eH ALL Ri:C'fCLED HA"lcR USE AREAS AND
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-IRRl<SATION MAINLINE AND APPURTENANCES LOCATIONS ARE DIA<SRAMMATIC. ALL IRRl<SATION EGIIJIFMENT SHALL BE INSTALLED Hlnl!N Tl-IE LIMIT OF i'IORK, l!o" OFF ANY HARDSCAFE AND Hlnl PLANTIN<S AREAS. ANY PARKl'iAY IMPROVEMENTS IN PUBLIC Rl<SHT-Of-AAY REGUIRES AN ENCROACHMENT PERMIT FROM Tl-IE CITY. -IRRl<SATION EGIIJIFMENT SHOffi OUTSIDE OF MAINTENANCE RESPONSIBILITY AREAS FOR CLARITY ONLY. ALL EGIIJIFMENT SHALL BE INSTALLED Hlnl!N nlE LIMIT OF i'IORK LINES.

VERIFY ALL LAYOUT IN FIELD HITH Ol'l'NER'S AUTHORIZED REPRE51:NTATIV1:. -ALL HEADS ARE TO BE AD.JJSTED TO PREVl:NT OVERSPRAY ONTO BUILDIN<SS, HALLS, FENCES AND HARDSCAPE. ALL ADJ./STMENTS SHALL A55URE <SOOD SYSTEM COVl:RA<SE AND DISTRIBUTION EFFICIENCY HHILE KEEPIN<S AATER v-llnl!N nlE LANDSCAPED PLANTED AREAS. -coNTRACTOR SHALL ADJ.IST ALL HEADS AS REGIIJIRED TO ACCOMMODATE ANY VERTICAL 065TRIJCTION5 nlAT MAY OCCUR, INCLIJDIN<S BUT NOT LIMITED TO Ll<SHT POLES, FIRE HYDRANTS, FENCES, ETC. VERIFY ALL HEAD LAYOJT Hlnl OffiER'S AUTHORIZED REPRESENTATIVE: PRIOR TO COMMENCIN<S HORK.
-cONTRACTOR SHALL PROVIDE 5LEEVIN6 FOR ALL FIJT1JRE PAVl:D AREAS INCLUDIN<S FIJT1JRE DRIVl:YiAYS, ROADHAYS, AS HELL A5 ALL CLl'<RENT PAVl:D AREAS, PATHS, ETC.

VERIFY ALL SLEEVE: LOCATIONS IN FIELD Hlnl OHNER.'5 AUTHORIZED REPRESENTATIVE:

PRIOR TO STARTIN<S i'IORK.
-ALL RCV'S AND GCV'S SHALL BE INSTALLED OFFSET FROM MAINLINE AND ISOLATED Hlnl A BALL VALVE:. ALL RCV'S 5HOffi Hlnl!N 15 FEET OF EACH OnlER SHALL BE INSTALLED ON A COMMON MANIFOLD.
-ALL SPRAY HEADS SHALL BE EGIIJIPP-t:D Hlnl A CHECK VALVE: TO AVOID LOv-l HEAD DRAINAGE. l'ff:N FACTORY INTEGRATED CHECK VALVE: 15 NOT PROVIDED, CONTRACTOR SHALL INSTALL SEPARATE IN LINE CHECK VALVE: PER LE<SEND.

IRRIGATION MAINLINE AND VALVES SHALL BE HIGH-LINED AND CONNECTED TO A POTABLE AATER 50\JRC,E PENDIN<S SUCCESSFUL COMPLETION OF CROSS CONNECTION TESTS A5 PERFORMED BY JFA AND/OR DEH. FINAL RECLAIMED AATER CONNECTIONS TO nlE

EXISTING IRRIGATION RECLAIMED MAINLINE SHALL BE PERFORMED ONLY AFTER APPROVAL BY JFA AND DEH.

ONLY 5UEEIRFACE IRRl<SATION SHALL BE USED TO IRRIGATE ANY Vl:GETATION HlnllN THENTY-FOUR INCHES OF AN IMPERMEABLE =VRFACE UNLESS nlE ADJACENT IMPERMEABLE =VRFACES ARE DESIGNED AND CONSTRIJCTED TO CAl.l5E AATER TO DRAIN ENTIRELY INTO A LANDSCAPED AREA.

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U!E KIT) NifAl'Gl<IJl<IIUE o.ear.t qm im inl\ Im 0,45 S3 A12 !ll!tl:R IGZ-l5HO il'l'i &1<ll' COl!iR/l. U!E KIT/ H/2' NifAl'Gl<i;ffLIE 21b'l .1,'!6qLJ'. 4552 <MS◄ o.eaM> A19 H.Hl!R ICV-6-l'S-R-/6,IOJ (Fo/.ffl aeeu:R L1M 4,m m 4nl\ m 0,45 16 A19 !ll!tl:RICV--16.,ADJ(Fo/-l<l'I/ I' aeeu:R 5.00 50 9&.'6 M.56 1.1M A14 !il!!l:RICV--16.,ADJ(Fo/-R/U aeeu:R L1M m Bl\ m m 0,45 16 A14 !il!!l:RIGY--16.,ADJ(Fo/-l<l'I/ I' aeeu:R 5.00 IO 63.4 &4,o!<I 1.1M A75 !il!!l:RIGZ-IOl-40!1'11&1<ll'COl!iRll.U!EKIT) NifAl'Gl<i;ffLIE o.ear.t Im Im qr,;, Im 0.<15 S3 A75 Hl,'T!R IGZ-IOHO il'O'I J;1<ll' CGllJM. za£ KIT/ I' NifAl'Gl<IJl<IIUE 6.-4'1 f,4q,1U'. 45;6 %.56 a.eat.t A16 !ll!tl:RIGZ-i0!-40il'l1J;ltll'COl!iR/l.U!EKIT/ NifAl'Gl<IJl<IIUE Ob2M Im qm Im qr,;, 0,45 55 A16 H.Hlll< ICZ-IOHO !1'1i J;1<ll' C®F.O'. 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1,55 Zbe.1
21J 61.6
6'10.1 112.1
241b 60.l
454.6 !Ob.1
b'Jb.O 2065
13:s S30.6
l,t,oq
200 =
50 5543 &5.6
0021 200.1
2'1!.0 14.1
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1;404 ,:iJ
lbO 40
ql2_2 22&.0
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215.I 6'tO
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4!05 I02.6
5015 12M
232 56
1,116 J
124.2 lei.a 554,q ea.1
lb0.6
l,c10 =
452
504.6 126J
112 26
ij;b 2'1!S
1>16.0 215.6
126 92
b20J :J.()5.Q
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4165 2#1
200 50
3192 '193 qaq 2905
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5441 lb6.0

56.4 1263
24l0 603
122.'l lbOb

61.6 lbb.O
131.4 1&13
926 &2
2123 Sill
152 96

51.1 1421
4412 1!03
i5.6 22&.4
2<!0 bO
60 20
2142 635
:Bbl sq5
52 56
L111 421.6
1,164 #IJ
290.0 515
:)01.6 16,q
lt,ol <151.6
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6:10.1 1552
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11)42 'Jl,05
104.0 116.0
40b I02
m.6 ~-q
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512.5 1261
'6M ioq,1
w.lb 50.1
91l65 'Ill
aw :14.1
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62.2 1553
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195.I lb .O
114.6 rtab
614.2 16b5
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126 92
~ 24

1.165 <!6.1 11,qn n,q')!

RUNTIHE SCHEDULE RUNTIHE SCHEDULE RUNTIHE SCHEDULE
lK ~ ll!::llal.
""'°" Cr/, /al

00.00 Cr/, Ab2
""'"" Cr/, A1 QQ,04 Cr/, A1
CXWl Cr/, i,51
00,Q<I Cr/, All6
00,0'I Cr/, A16 00,5 Cr/, >lJ2 00,5 Cr/, A41 oo,lb Cr/, m 00,I& Cr/, Aw 00,lb Cr/, /<.56
00,I& Cr/, A35 00,24 Cr/, A41
00,24 Cr/, A:!'1
00-21 Cr/, /<.56
00,21 Cr/, A:11
00,21 Cr/, Ml
00,,3 Cr/, A:!'1
00,,3 Cr/, A12 00,,5 Cr/, Ml
00,55 Cr/, Mb
00,42 Cr/, A12
00,42 Cr/, 162
00,'6 Cr/, Mb oo,,a Cr/, Al2
00,<!'l Cr/, A35 00,<!'l Cr/, HI:)
00,51 Cr/, 162
00-.51 Cr/, MO 00,52 Cr/, A:11
00,52 Cr/, Alb
00,54 Cr/, Al2
00,54 Cr/, A3 00,55 Cr/, /60
00,55 Cr/, MO 00-.55 Cr/, A54 00-.55 Cr/, A32
00,91) Cr/, la 00,91) Cr/, ICl5
QQ,5'! Cr/, /1;2 oo,sq Cr/, /1!2 Ol,OI Cr/, Al6
Ol,OI Cr/, A2I
Ol.o:2 Cr/, A:i5
Ol.o:2 Cr/, /aO Ol.o, Cr/, A54 Ol.o, Cr/, M
Ol,IO Cr/, A2I
Ol,IO Cr/, 1-1;
Ol,12 Cr/, /1!2 Ol,12 Cr/, A2'l Ol,25 Cr/, M Ol,25 Cr/, /-1;6 Ol,Zb Cr/, /60
Ol,26 Cr/, A'i9
Ol,S3 Cr/, 1-1;
Ol,S3 Cr/, A5 Ol,54 Cr/, 1-1;6
Ol,54 Cr/, AI04 Ol,:!'1 Cr/, A2'l Ol,:!'1 Cr/, Al5
Ol,43 Cr/, AI04 Ol,'6 Cr/, AI05 OI,# Cr/, A'i9
Ol,44 Cr/, 11!5 Ol,46 Cr/, Al5
Ol,-lb Cr/, 11!4 Ol,52 Cr/, AI05 Ol,52 Cr/, /.:lb
Ol,55 Cr/, 11!5 Ol,S3 Crl, All Ol,s.l Crl, 11!4 Ol,56 Crl, An Ol,:!'1 Crl, A5 Ol,:!'1 Crl, /,&1
02,0I Crl, /.:lb
02,0I Crl, AB
02,06 Crl, ;.3q
02,06 Cr/, /.b1 021}0 Crl, AS
02,IO Crl, AI06 02,12 Cr/, /-1;1
02,12 Crl, A'!I 02,16 Crl, All
02'16 Crl, /Cl◄ 02,M Cr/, AI06 02,~ Crl, AI02 02,'JI, Cr/, An 02,'JI, Crl, m 02,21 Crl, AI02 02,21 Crl, M4
02,90 Cr/, m 02,90 Crl, II!
02,54 Crl, II!
02,54 Cr/, A:B
02,55 Crl, A'!I
02,55 Cr/, /Cl
02,Sb Crl, /Cl◄
02,Sb Crl, AIIO 02,51 C-A M4
02,51 Crl, All6
02,54 Crl, /Cl 02,54 Crl, A35 02,55 Crl, All6 02,55 Cr/, A16 C!MI Cr/, ICl5 03,0I Cr/, Mb
03,03 Crl, A35 03"9 Cr/, Alb
03"'5 Crl, AIIO 09,05 Cr/, Mb
03,05 Crl, /-l;Q
03,05 Cr/, MO 03,0'I Crl, /-l;Q
09,Q<I Crl, la
03,14 Crl, MO
03,14 Cr/, M4 03,M Crl, A1& 03,M Crl, Ak71
~ M OH
OH
OH
Cl'!'
Cl'!'
OH
OH
Cl'!'
OH
Cl'!'
Cl'!'
OH
OH
Cl'!'
OH
Cl'!'
OH
OH
Cl'!'
OH
Cl'!'
OH
Cl'!'
OH
Cl'!'
OH
Cl'!'
OH
Cl'!'
OH
Cl'!'
OH
Cl'!'
OH
Cl'!'
Cl'!'
OH
OH
Cl'!'
OH
Cl'!'
OH
Cl'!'
OH
Cl'!'
OH
Cl'!'
OH
Oi'l'
OH
Cl'!'
00 Cl'!'
OH
Oi'l'
OH
Cl'!'
OH
Cl'!'
OH
Cl'!'
OH
Cl'!'
OH
Cl'!'
OH
Cl'!'
OH
Oi'l'
OH
Cl'!'
OH
Cl'!'
OH
Cl'!'
OH
Cl'!'
OH
Oi'l'
OH
Cl'!'
OH
Cl'!'
OH
Oi'l'
OH
Cl'!'
OH
Cl'!'
OH
Cl'!'
OH
Cl'!'
00 Cl'!'
OH
Cl'!'
OH
Cl'!'
OH
Cl'!'
OH
Cl'!'
OH
Cl'!'
00 Cl'!'
OH
Cl'!'
OH
Cl'!'
Cl'!'
OH
OH
Oi'l'
OH
Cl'!'
OH
Oi'l'
OH
03,:S
03,:S
03,26
03,26
03,52
03,:12
03,54
03,54
03,55
03,,5
03,36
03,36
03,:!'1
03,:!'1
03,42
03,42
03,45
03,45
03,41
03,41
03,54
03,54
03,56
03,56
0400
0400
o+.03
o+.03
0404
0404
o+.a1
o+.a1
040'I
040'I
04!0
04!0
046
046
0416
0416
0425
0425
0426
042!1
0490
0450
04:14
0454
0455
o+.55
043b
0491)
GPH
Gl<ll6ilf
~
l'OOT
l'OOTS/iL
~
Crl,
Crl,
Crl,
Crl,
Crl,
Crl,
Crl,
Crl,
Crl,
Cr/,
Crl,
Crl,
Crl,
Crl,
Crl,
Crl,
Crl,
Crl,
Crl,
Crl,
Crl,
Crl,
Crl,
Crl,
Crl,
Cr/,
Crl,
Crl,
Crl,
Crl,
Cr/,
Crl,
Cr/,
Crl,
Cr/,
Crl,
Crl,
Crl,
Crl,
Crl,
Cr/,
C-A
Crl,
Crl,
Crl,
Crl,
Crl,
Cr/,
Crl,
Crl,
Crl,
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0446 C-A A35 OH
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05,16 Cr/, A14 OH
05,20 Crl, A14 Cl'!'

05.20 Cr/, AIOI OH

05.24 Cr/, AIOI Cl'!'
05,24 Crl, M2 OIi
05,25 Crl, /-IJb Cl'!'
05,25 Crl, A<M OH
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05,:12 Cr/, Ml Cl'!'
05,92 Crl, m OH 05,36 Crl, AS6 Cl'!'
05,42 Crl, Mb Cl'!'
05,50 Crl, Mb Cl'!' 05,,3 Cr/, M2 Cl'!'

RUNTIHE SUHHARY
"~g~~~~~~:~~~~~~~;~~~~~~~~~~~~~~®~~~~i Time
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811 TWO WORKING DAYS BEFORE YOU DIG
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ALL 1ll<EAt:6) C<:!tEGTIOIIS TO fl'\YE '16'1.<>1 TAPE Oil P/.51?.

FOLI.Oi'1 ALL Wll!'>,:;1\!<ER Dl1'fCTIOIIS M> -ATIOII$.

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IJ5f VALVE llOX EXlBl5lOIIS /.5 ~ TO ACfll:YE Pl'C!'ER DfPTH. ~
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• 116TALL VALVE llOX EXlBl5lOIIS /.5 !OfGU® TO ACfll:YE Pl'C!'ER VALVE INSTALLATIOII AT w.»Lll£ DfPTH. • ALL MfADEI> C<:!tEGTIOIIS $fl'\lL fl'\YE '16'1.<>1 T,'/'E Oil P/.51?.

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DETAIL Ll!!Gf!!ND
0FJll,'5f£!) 6R,IDE IN 1\!11' ARE/.5
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06A!l'ET 5TRA11£R, 56: Ul5ElD FOR SFES.
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PLAN
11?16,
ALL 1ll<EAt:6) C<:!tEGTIOIIS TO HAYE '16'1.<>1 TAPE Oil P/.51?.

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KEYNOTE LEGEND
I. CLOSE-COUPLED END SUC'nON CENTRIFUGAL

PUMP, CAST IRON BRONZE FITTED, BACK

PULLOUT DESIGN, MECHANICAL SEAL, ODP
MOTOR

2. NEr-.1A 4 ENCLOSED CONTROL PANEL, WITH
CIRCUIT BREAKER. MAGNETIC STARTER, HOA

SWITCI-I, AND COMPONENTS FOR AUTOMATIC
BOOSTER PUJ..,{P CONTROL
3 fl.iARINE GRADE ALUMINUM ENCLOSURE, TOP
1-DNGED DESIGN WlTH VENTING.
4 CAST IRON ELASTOMER LINED FULL LUG WAFER
STYLE BUTIERFL Y VAL VE.

S. PRESSURE GAUGE, 2 1/r DlAL, LIQUlO FILLED,
STAINLESS CASE,0- 200 PSI
6 FLOW SWJTCIL THERMAL DISPERSION, 150 PSI
RATED.
7 2! INCH n'PE 304 STAINLESS STEEL
8 150# ANSI RA TED STAINLESS OUTI'UT FLANGE.
9 FABRJCA n:o STRUCTIJRAL ALUMINUM BASEPLATE
10 6" TI-DCK CONCRETE PAD SET 2" ABOVE FINISH
GRADE. USE lf5 BAR 18" OC. BOTH WA VS AT
MID-DEPTI-1 CONCREIT MIX TO BE PER
STRUCTURAL REQUIREt.-fENTS
11 . DOUBLE WRAPWITI-1 20ML PIPE WRAP TAPE
12 COMPANION FLANGE CONNECTION

13. TI-fRUST BLOCK OR JOINT RESTRAJNT (BY OTI-lERS)
14 MAIN POWER CONDUIT.
15 . IRRJGATION CONTROLLER SIGNAL CONDUIT.
16 CONTRACTOR'S RESPONSIBILITY TO PROVIDE ALL
INLET ANO OUUET PIPING. BRASS OR CAST IRON

17. (4) 1/2" DIA KB-TZSS 304, 2" MIN EMBEDMENT.

INSTALL PER ICC-ESR 19 17 TYP. EACH CORNER
BARRETT ENGINEERED m owe ,o SQlANA HIGHlANDS ~QC IA-SQlANA ~[ACH REV PUMPS >-"""-~--~-----~'"'-"-,-.,--u----,-,.-,~-----1
IBPC0-5-2•2.5/VFD·F
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CA.ll.UG.uu,1£10111D,1,TACAIILU~CONTACT
·········-·· ...•..

BOOSTER F\tf' AS5EHS!. Y
I.I A 51KPLEX l'<ATER Pl<ES5IA,f BOOSTER SYSTI:H AS DESl6fED i'vlD FABRICA,i:D BY BARRETT EH6It.:El1fD N-!PS (blq) 2'l2-1!;,b1. 11-E SYSTI:H SHAU. BE A Wl-f'u:7E.Y PREF/ISRICATl:D SYSll:H l',ITH F\tf', PIPIH6, BETRICAL AND STI<!!,1\!<A!. a.fl-'ENTS. 11-E ENTIRE B005TJ;R FIM' A:t,e,fll.Y SHAU. !le Lt Ll,11:V ,',,'0 11 F\tf'
~
SHAU. BE,
11 1 (PAW SERIES) 5I115l.f STAG€ 00 %TIOH CLOSE caruD CEt/TRIRISAL, CAST IRON BRONZE FITTE) cot611<!!,110tl, EGIIJIPPED 11TH t'EGHANICAI. SHAr7" SEAL, BACK PI.UOI/T DESl6H. I~ SHAU. BE THREADED DI-TLY TO 11-E 00 Of Tl£ stW'T. FIM' SHAFT SHAU. BE STAIIUSS Sll:B. 111TH 00 SLEEVE. Rll1' SHAU. BE DI-Tl Y caruD TO A v-FAGc BETRIG f'OTOR

1.3 ELE(.TRIC f'OTOR SHAU. BE Of Tl£ ~RREL CA6E IHDIXTIOH T1'l'!: !'l.lTABLE FOR R.LL VCX.TA6E STAATIH6.

HOT OR SHAU. BE ODf' TO AID IH WOLIH6. ELE(. TRIG l'OTOR SHAU. BE RA 11:V FOR CONTIIWUS 51:RVIGE. Tl£ HOTOR SHAU. HAVE HORSa'Ol'i:R RATIH65 :OC-H THAT 11-E f'OTOR HILL C,',,'<R'I' 11-E HAXll-11-1 POSSIBLE LOAD TO BE DEVEI.OPW I.W€R 11-E DE5I6~ RH'IH6 WHDIT10!6 ANP NOT o-lERLOAD 11-E l'OTOR BEYOND Tl£ IW-1:Pl.All: RATIH6 Of n£ 1-'0TOR f'OTOR SHAU. HAVE A IJ5 SERVICc FACTOR 11-E f'OTOR SHAU. cotf'ORM TO 11-E LATEST lcHA STANDARDS FOR l'OTOR DESl6H ANP cot611<!!,TION.

1.4 F\tf' wt!T1<0!. PA)£!. SHAU. HAVE A HEMA'lR PLAIN Fl<OtlT HON+ETAU.IC EHCLO:U<f 11TH PAD!.Oa( LATC!ES.

THIS IHCI.UDE5 Porl:R AND wt!T1<0!. Rf-SETTABLE 11£RHAL CIRClAT BREAKERS, fEAYl' DI/N' HA6IETIC STAATER l'ITH ADJJSTABLE o-lERLOAD F!W~TION, HA.'0--0FF-MO SHITc.H TO SEI.ET H::>Df Of Of'ERATION, ANP IEAYl' DI/N' 11:.1-'.BERED 11:RMIHAL STRIPS FOR Pot'£R i'vlD WNTRO!. l'IRIN6 LEAD 11:RMINATI0!6. 15 IF 24V wt!T1<0!. STAl'-11:D, A 1-ETAL OXIDf VAAISTOR F!Wll:Cll:V FIM' STAAT RELAY SHALL BE IHWRPORATl:D IH P,',,'£L TO START F\tf' 111TH Sl6HAL FROH AH IRRl6ATION WHTROl.l..ER. lb AU. SYSTI:H PIPIH6 SHALL BE ¼fBl\.11..E IOS 'l04 STAIIUSS Sll:B.. AU. KA-l:JR FITTIH6S SHALL BE 'l04 STAIHI..ES5 STEEL 111TH FlAH6ES TO AU.OH FOR SYSTI:H DISAS5€HBLY OR KA-l:JR COMPOll:HT IID'OYAI.. Al.!.

IHSlRIM:NTATION FITT\1155 SHAU. BE 30455. SYSTI:H SHALL IHWRPORAll: AH lllri:6RAL Rll PIPE SIZE 6'1'PA55 LINE rtTH I:0\.ATION VALVE TO Al.I.or! FOR FIM' IID'OYAI. ANP REPAIR HITHO\IT DISR\/PTIH6 l'<ATER Slffl.Y TO SYSTI:H.

1.1 I:0\.ATION VALVES SHAU. BE AU. STAIIUSS GIIJAATER 11!<H BAJ.!. VALVES rtTH HARD Clf<OI-E BAJ.!. ON LINES 2• i'vlD L.ESS.I:0\.ATION VALVES SHALL BE \.U:S STYLE E!UTll:Rf\.Y VAi.YES 111TH ~-N ELA5TOHERIC SEATS, DOC TILE IRON HICKEL C.OAll:V DI¼, AND STAIIUSS STEEL Sll:H 111TH HANDLE ANP 10 POSITION 6ALVAHIZED HEf'ORY Pl.All: ON Lll6 2K• AND 6REA TER.
lb 6~S SHALL BE 2K• DIN-£11:R FACE, 6LYCERIH FILI.ED 111TH STAIIUSS CASIIIS ANP BRASS IIITERNALS.

I.q FLOi1 SHITc.H SHALL BE A 3Ib STAIH!.ESS STEEL AND SOI.ID STAll: 11-ERMAI. :cNSOR DfSl6fED TO~ c.HAN6f IH FLOH VELOCITY AND IH TEl-f'ERAlU<E. 11-E FLOH SH!Tc.H SHALL IHCL\.PE AH lli1c6RA11:V BAA 6RAP\i 11TH 10 LED Ll6HTS AND SHALL BE CAPABLE Of P!WVIDIH6 INDICATION Of FLot'I (6REEH), Cl.05EI) (ORAH6EJ, ANP OPEN (RED) WHDIT10!6.

1.10 F\tf' SYSTI:H SHAU. BE l-'a.tl1l:D ON A STI<!l,1\!<A!. AJ.U-1I~ SKID 111TH HCWT\115 FLAN6ES OH FRONT AW BACK TO AU.OH FOR HCWTIH6 Of SKID TO C.OHCRETE PAD. SKID EQUIPPED HITH PIPE 9.!'PORT ON %110tl ANP Dlsc.HAR6!' PIPIIIS. Al.!. J,1/TS AND BOLTS AW HA5l£R5 SHAJ.!. BE STAIIUSS Sll:B. ON SKID ANP PIPIH6. SKID SHAU.

IHW,!)f HCWTIN6 HARDl'IIIRE FOR IN11:6RA\. AJ.U-1I~ EIUO:cl<!:.

I.II 11-E SYSTI:H EHCLOS\A<E SHAU. BE VANDAL AND i'EATlER RESISTAIIT, HARINE 6RADf AJ.U-1I~ AJ.!.OY 5052-f62 C.Ot6TR\l'..TION HITH RfCTAH61.LAR ~ FOR VlrnH6 AND IEAT DISSIPA110tl. 11-E EIUO:cl<!: SHAU.

BE LOH PROFILE HIHGfD TOI' DESl6H HITH PADl.<XK PROVISION. 11-E WYER SHALL BE ~D TO 11-E C.OHCRETE PAD rtTH STAIIUSS STEEL HA'<DHARE. 11-E EHCLOS\A<E SHALL ~ 30D• X 421'1' X 30H' AND WNCREll: PAD Dll-El1Slot6 SHAU. BE 42• X 5¥. 11-E EHCLOS\A<E SHALL BE AS HA!lfACTIRB) BY V.I.T. ~TS. IHC.

1.12 F\tf' A5S&flL Y SHALL IHCU/Df 11-E FOLLot'IIH6 OPT\Ol(SJ, ~) rf£RE Sf'EGIFIED BY 1l£ SYSTI:H DfSl6H PARA)£[ERS, A RJJI VAAIABlE FREa.eHCY DRIVE SYSTI:H TO RECEIVE FEED!lACK Sl6NAL FROH SYSll:H 1-KWll:D STAlfl.ESS Sll:B. PRf:r.!l<E TRAHSDIXER, ANP IH WHJ,l.:,TION 11TH IH11:RNAL SOFTt'tARE DRIVEN PID COH= LOOP HAlll!AIH a!STO!-ER ADJJSTABLE cot6TAIIT SYSTI:H Dlsc.HAR6!' Pl<ES5IA,f BY VAAYIN6 11-E 5l'EED Of 1l£ FIM' IH RESPO\f.c TO VAAYIH6 SYSTI:H LOAD.

1.13 11-E SERVIC:CS Of A FACTORY Rfl'RESEHTATIVE OR TRAlfED SERVICc Pl<OFES510NAL SHALL BE HADE AVAILA!llf ON 1l£ .IQB 5111: TO c.!£CK INSTALLATION ANP PERFORM 11-E STAl'-11.f' i'vlD IHSTR\l'..T TIE OPERATIH6 PERSOlff'L. A STAl'-11.f' REPORT WNTAIHIIIS VCX.TA6E ANP Al-f'ERA6I' RfADIH65, cOCTION AND Dl¼HAR6f PRf551A<f READIH65, ESTIHATl:D FLot'I C.OHDIT10!6, i'vlD 6El£RAL OPERATIH6 c.HARACTERISTIGS SHAU. BE !x.!lHITTE) TO 11-E ot'tER.

1.14 otE BETRONIC SET OF OPERATIIIS ANP HA\1111:NAHCc HAA/AL SHALL BE P!WVIDfD TO 1l£ Oi't£R AFTER STAl'-11.f' AND SHAU. IHCL\Xlf PAATS HAAIALS FOR HA.k'.lR c.ot-f'ONENTS, PERFORHAHCE a.RYE FOR F\tf', 6ENERAI. SEQl.!:NCE Of OPERATION, AND ELEC1RICAI. ¼IEHATIG FOR wt!T1<0!. PAlcl..

I.IS 11-E l'W<JWIT'1' PERIOD SHAU. BE A HOIH'RORA 11:D PERIOD Of :lb MONTHS FROM DA 11: OF IWCHA5E.

OOHOTNSTAU.4.WOTIERWIRESORCA.!lf
¥.lll91TtESPtEREOflf'L\.8a
R9,IOTECONTRC\N<I
DECOCER'MlHSl.RGE

PROTECOON
DE\'U"IHVA!.\f.llOX.
61:N:;SOLJ:)
COPPelW;!E GAOUIClROO
6fXN1
ITSMOCRIGA-IC]
1:?'ROINl
\'A!.VEIIOX
CUll'WJ!E
co..~ncw
T wARNINGI ~ "'1-USE11£APHfOfllilNJTAL.LIN:iGIIOUN01tOQ TO AVOIOCOfll.O.Cl~Ttl-vot.l~~Jlt
CA.Ill.fl GA.$UNU OIIID,l,1.0.C,t,&:.1:1 "LW[CoN·u,c:T
IOOl1lfY,OU.IL.EK.o.ZNI.DCICI.OWTl'l:IUltfN:.E.

CONT.0.C:T¥om,jTHt:SEw..?AIIOIWUII.OUI.TIH
UVEJIIIE~OIIIOV.Ttl
GENERAL GMP IRRIGATION NOTES ALL LOGAL -IC.IPAL AND 5TATI: I.Am, RIA.f5 AND Rf61.LATION5 GOVERNIN5 OR RELATING TO ANY PORTION OF THl5 ~ ARE f£REBY INC.ORPORATED IHTO AND MADE A PART OF THESE SPEC.IFIC.ATION5 AND TIEIR PROVISIONS SHALL BE C.ARR.IED O\JT BY Tl£ c.oNlRAC,TOR INC.ASE OF WNFLIC.T BEll'£E'I Tl-£ SPEC.IFIC.ATION5, DRAHIN6S, AND/OR WDE, Tl£ MORE 5TRIN5ENT REGIUIREI-Elrr SHALL PREVAIL.

2. Tl-£ c.otnRAC,TOR SHALL VERIFY Tl£ LOGATION5 OF ALL EXl5TING IITILITIE5, 5Tl<!JC,TIRS AND SERVIC.E5 BEFORE WMMENC,JH6 ~ - Tl£ LOC,ATION5 OF I/TILITIE5, 5Tl<!JC,TIRS AND SERVIC-ES 5HOl'N IN T1-£5E Pl.ANS ARE APPROXIHATI: ONLY. ANY DISC-IW'AHC-IE5 BETli:EH THESE Pl.ANS AND AC-nJAL FIELD CONDITIONS SHALL BE REPORTED TO Tl-£ Offll:R'S REf'RESEIITATIVE.

3. Tl-£ WITTRAC-TOR SHALL OBTAIH Tl£ PERTll£NT EN6IHEERIH6 OR ARC.HITI:C.MW. PLANS BEFORE BE6I~IN6 ~-

4. Tl-£ c.otnRAC,TOR SHALL OBTAIH ALL J-EaSSARY PERMITS REGJIRED TO PERFORM Tl£ ~ IHDIC.ATED HEREIN BEFORE 6E6IHNING ~-

5. Tl-£ HAIHLIHE AND SLEEVIN5 15 DIA6RAl+1ATIC.. ALL PIPIN5 15 FOR Df516N a.ARIFIC.ATION ONLY AND SHALL BE IN5TALLED HITHIH LIMIT OF t'l:lRK 60lWARIE5 AND IH 5HR18 PLANTIH6 AREA5 l't£!<l: P0551BU:. AVOID ANY CONFI.IC.TS BETY£fN Tl£ 5PRI~ 5Y5TB--1, PLANTING AND ARC.HITEGMW. FEATIRS. b. IRRl6ATION EGlJIPl-£1/T A5 SHOffl 15 DIA6RAJ+1ATIC,. INSTALL ALL Tl-£ IRRl6ATION REMOTE CONTROL VALVE5, GlJIC,K COWLER5, HA5TER VALVES, FLOH 5ENSOR5, BAC-KFI.OHS, AlmAa.U-1 DEVIC-ES, SALL VALVES, AND AHC-I1.LARY EGIUIPI-ENT, IH 5HR18 PLANTING AREA5 i'Hcrl Fl:A5IBU: OR />,S APPROVED BY OYH:R'S Rff'RE5EHTATIVE AND Tl-£ l.AHDSC,APE IRRl6A TIOH Df516NER

1. DO NOT HILLR,\.LY INSTALL ANY EGIUIPI-ENT />,S 5HC>ffi ON Tl-£ PLAHS~ IT 15 OBYlctl5IH Tl£ Fla.D THAT~ CONDITIONS EXl5T THAT l't:!<E NOT EVIDENT AT Tl£ TIME T1-£5E PLANS ii:RE PREPARED. ANY 5'Xt! WNDITIONS SHALL BE BROU6HT TO Tl-£ ATTENTION OF Tl-£ Ohlil:R'S Rff'RE5EHTATIVE PRIOR TO ANY t'l:lRK OR Tl-£ IRRl6ATION c.otnRAC,TOR 5HALL A- ALL RESPON5IBILIT'T' FOR ANY FIELD c.HAN6fS DfEMED HEC-E55ARY BY Tl-£ Ol'tER. !'>. INSTALL ALL EGUIPl-£1/T />,S 5HOYtl IH Tl£ DETAIL5 AND 5PEC,IFIC.ATIONS. c.otnRAC,TOR SHALL BE RESPONSIBU: TO WH't. Y HITH LOGAL C. IT'T', C,O.,WT'T' AND 5TATI:

REGIUIREH:NTS FOR BOTH EGUIPI-ENT AND INSTALLATION.
q_ AC,nJAL LOGATION FOR Tl£ IN5TALLATIOH OF Tl£ BAC-l<Fl.OH PREVENTER, REC,'(C,lE? C,R055 C,OJ,N:C,TIOH TEST VALVE, P\A-11' 5TATIOH AND Tl£ Al/TOMATIC, CONTTWLLER 15 TO BE DETI:Rt-1I16, IH Tl-£ FIELD BY Tl£ Oi'+ER'S AUTHORIZED l<B'RE5ENT ATIVE.

10. c.otnRAC,TOR 15 TO PROVIDE THRfl: (3) ADDITIONAL PILOT HIRES AND ONE (I) c.ot-11-'0N HIRE TO Tl£ EHD OF Tl£ HAIHl.I1£ RUH IH mo DIREC,TION5 FROt-1 Tl£ WH11WLLER Tl£ ADDITIONAL HIRE 5HALL BE EX11:HDfD 10', MAKING A WIL TO FIT INSIDE A REC.TANGIA.AR Pl.ll SOX. LABEL Tl-£ LID OF THE Pl.ll SOX ~- II. ALL PIPE 1.NDER PAYED AREA5, HARDSC,APE, OR A5 DIRECTED BY OYt£R5 Rff'RE5!M"ATIVE TO BE IN5TALLED IH SLEEVING, m lc.E THE Dl,'.J-ETER OF PIPE OR HIRE E'-"IDI.E C.ARR.IED. ALL 2' AND 3' SLEEVIN5 SHALL BE PVC.I220 sc.H. 40, TYPE I, 6RADE 2 HATl:RIAL WNFORHIN6 TO A511-15TANDARD D-I11'>5-4. ALL 4' AND LAR6ER SLEEVING SHALL BE PVC.I220 C,LA5S 200 5DR1I, TYPE I, 6RADE 2 HATl:RIAL WNFORt-1IH6 TO A511-15TANDARD D-2241. 5LEEVE5 I.NDER BROH DITC/£5 SHALL BE ENC-A5ED IH c.oNC-RETE A MIHIHA--1 Of 6' THIC.K ON ALL 5IDES Of PIPE. 5LEEVE5 TO EXTEND AT l.E,'.5T 12' PA5T Tl-£ ED6f OF PAVIH6.

12. ALL GUIC-K COWi.ER VALVES TO BE IN5TALLED IH ~ OR 6ROlW WYER AREA5 l't£!<!: P055IBU:. ALL GUIC-K COWi.ER VALVES TO BE IN5TALLED />,S 5HC>ffi ON Tl£ INSTALLATION DETAILS. INSTALL ALL GIUIC-K COWi.ER VALVES HITHIH II'>' OF HARDSC,APE.

13. ALL t£IID5 ARE TO BE INSTALLED HITH THE NOZZLE, ¼REEN AND AAC5 5HC>ffl OH Tl£ PLAH5. ALL t£IID5 ARE TO BE ADJJ5TED TO PRl:VENT OVER5PRAY ONTO BUILDIN6S, HALLS, FfNC,E5 AND HARDSC,APE. THl5 IHQl.l:)fS, BUT NOT LIMITED TO, ADJJ5TH:NT OF DIFRJ5ER PIH OR ADJJ511-1EHT ¼REH, REPI..AC.a-1EHT OF PRE!:a!RE Wl'IPEN5ATIH6 ¼REEN5, REPI..AC,B,1ENT Of HOZZLE5 HITH MORE APPROPRl>-11: R><Dll.l5 LIHITS AND Tl-£ REPL,6,C,EMENT Of NOZZLE5 HITH ADJJ5TABI.E AAC LIHITS. ~ VER.TIC.AL OB5TIW:;TION5 (PROP.;, 5Tl<EET Ll6HT5, TREE5, ETC.) INTERFERE HITH Tl-£ 5PRAY PATTERN Of Tl-£ 5PRJtf(!.J:R l£-"D5 f'REVENTIH6 PROPER COVERA6E, THE IRRl6ATION c.otnRAC,TOR 5HALL FIELD ADJJ5T Tl-£ SPRll-l<LER 5Y5Tl:t-1 BY IN5TALLIH6 A GUARTl:R C. IRGLE OR HALF C,IRGI..E 51'Rltf(!.J:R f£AD OH E.AC.H SIDE Of Tl-£ OB5Tl<!JC,TIOH SO A5 TO PROVIDE PROPER COVERA6E. ALL ADJJ5THEHT5 SHALL BE 1-1,'.DE AT NO ADDITIONAL C.OST TO Tl-£ Ovt6.

14. Tl-£ IRRl6ATION c.otnRAC,TOR 5HALL ADJJ5T Tl-£ PRE55IJRE RE6tlATOR OH E.AC,H ELEC.TRIC. C.OHTROI.. VALVE SO THAT Tl£ 5PRIHKLER f£AD FART\£5T AND Hl61£5T IH EU:VATIOH FROl-1 ITS RESPEC.TIVE CONTROL VALVE OPERATES HITHIH Tl-£ OPERATIH6 PRE55IJRE 5HOl'tl ON Tl-£ IRRl5ATIOH LE5EHD. NOT TO EXC,EED FIVE (5) PSI ABOVE THE 6IVEH Of'ERATIH6 PRE!:a!RE FROM Tl-£ SPEC.IFIED PRE55IJRE LOC,,'.TED OH THE IRRl6ATION LE6EHD.

15. Tl-£ IRRl5ATION 5Y5Tl:t-1 DESIGN 15 SA5ED OH THE MIHIHA--1 Of'ERATIN5 PRE55IJRE AND Tl-£ HAXIHA--1 FLOH DEMAND 5HC>ffl OH Tl£ IRRl5>-TIOH DR>-HIN6S AT E.AC.H POINT OF C-OHNEC.TION. Tl-£ IRRl6ATIOH C,ONTRAC,TOR SHALL VERIFY HATER PRE!:a!RE VIA DIREC,T FIELD - PRIOR TO Wll5Tl<!JC,TION. REPORT ANY DlfFEl<l:NC,E BETli:EH Tl-£ HATER PRE55IJRE IHDIC.ATED ON THE DRAHJN6S AHD THE AC,nJAL PRE55IJRE READIN5 AT Tl-£ IRRIGATION POINT Of C,OHJ,EC,TIOH TO Tl-£ Oi"tlER'S -"<ITHORIZED l<B'RESENTATIVE. IH Tl£ EVENT PRE551JRE DIFF!:RENC,ES ARE NOT Rl:PORTI:D PRIOR TO START Of Wll5Tl<!JC,TIOH, Tl-£ IRRl6ATION WITTRAC-TOR SHALL A55U-ff: Rll RE5PON5ISILIT'T' FOR ANY REVl5I0N5, AND C.OSTS >-55cXl>-TED HITH 5AID REVISION5. lb. 5HOll.D FIELD WHDITIONS REGUIRE PIPE IH5TALLATION OTl£R THAN THAT SHOffl OH PLAN5, THE C,ONTRAC,TOR 5HALL LIMIT EXC,E55 Fl..OH AND SIZE ALL PIPE NOT TO EXCEED A \IELOC,IT'T' OF 5 FEl:T PER 5EWND (FP5J IN PVC, PIPE AND C,/>,ST IRON PIPE. Fl..OH ~ AHC-ILLARY EGUIPMENT, 5TEEL AND C,Of'f'ER PIPE 5HALL HOT EXCEED A \IEL()C,IT'T' OF 1 JS Ff'5. ALL ADJJ5THEHT5 SHALL BE 1-1,'.DE >-T NO ADDITIONAL C.OST TO THE Oi"tlER.

11. aEC-TRIC.AL POli:R 50URC,E FOR THE IRRl6ATIOH CONTTWLLER AND/OR 6005TER Pl.MP SHALL BE PROVIDED LIHDER Tl£ ELEC.TRIC.AL 5EC.TION Of Tl-£ 5PEC,IFIC.ATIOH5. IT 5HALL BE Tl-£ RESPONSIBILITY Of Tl-£ IRRl6ATION C,ONTRAC,TOR TO COORDINATI: E!J:C,TRJC,AL SERVIC,E HITH THE 6El£RAL c.otnRAC,TOR AHD SHALL MAKE THE FINAL C,ONNEC,TION FROt-1 Tl-£ El.EC, TRIC,AL 50URC,E TO Tl£ CONTTWLLER AND/OR 6005TER F\!11'.

LEGEND

1. VALVE BOX. REFER TO SPECS SIZE AS REQUIRED
2 FINISH GRADE
3 MULCH. REFER TO SPECS
" n\0-'MRE CA!!LE FROM CONTROLLER. TO NEXT VALVE

ANO FEEDING DECODER
5 3M OBRN SPLICE KIT WIRE CONNECTOR (1 OF 2)

WIRES FROM DECODER TO THE VALVE SOLENOID

TWO-WRE DECODER
IO TAG v-KrH STATION NUMBER PRINTED ON IT
(CHRISTY'S #I0-STD-Yl )
9 GROUND WIRE TO EARTH GROUND PER GROUND DETAIL.

INSTALL~ INTERVALS SET BY CONTROLLER MANU

10. !iiO% COMPACTED NATIVE
11 12-lNCH MINIMUM DEPTH OF 3!4-INCH WASHED GRAVEL

OVER FILTER FABRIC

12. BRICK SUPPORT (1 OF 4)
13 1.25"" MlN SCH 40 ELECTR ICAL CONDUIT. (IF REC)

ADJUST SIZE AS REQUIRED
14 MAINLINE INTO VALVE REFER TO PlAN
. ..... "15. REMOtE·CONTRO\."VALVE PER PlAN
16 "TW:).'MR E CABLE (PER MANUFACTUR ER} LOOP 2,t- MIN
EXTRA ','VIRE AROUND PERIMETER OF BOX.

CABLE SPECIACATION for TWO WIRE :

IDWIRE1
'MIRE SPLICE STEPS
A STRIP WIR ES 112" TO 518" USING Ut~EMANS PLIERS OR

OTHER STYLE TOOL, TWIST ENDS TOGETHER MIN J

TIMES INSERT INTO SCOTCHLOK ELECTR ICAL
CONNECTOR ANO ROTATE CLOCK\"&E UNTIL
ADOrTIONAL FORCE IS REQUIRED

B INSERT THE SPUCE INTO THE GEL-FILLED INSULATOR

TUBE PUSH PAST THE LOCKING FINGERS TO HOLD

THE SCOTHLOK CON NECTOR IN PLACE

C POSITION 'MRE CHANNELS AND SNAP INSULATOR

TUBE COVER CLOSED
• WIRE CONNECTORS INCLUOEO'MTH DECODERS•
t-ft.lNTER DECODER SYSTEM WIRE • 2 conductor 14 AWG sing5t conductor imtJ1ted, twisted, 10ft chwn bar, copper covlfed with .0&0- potylthylen1 imu'.1tion Thi two conductor, shall be color coded with one conductor red 1ndth1 other bh& r• axirn.m cistanc:1 = 10,000 r,et for ACC or s,ooo fut for DUAL. Indicate cabC1j1ck1t color - Gray, Pwpl1, Y1l01.'f, Orange, Blue, or Tan.

ID WIRE MODEL GUIDE
2 MM' (1C AWG) STANOAltD C>ECOOEllt l,,l ,._.M .. (1l -'WO) I.ONG rtANOE.

CJ<IU !UP TO 10,000 nJlKMJ Hl!AV'l'C>VTY C>ICOl>f.R C,\JLl IOIG'!'t' G,.y l"(l<t I02Gl!'t' G<')' JK I
01>u ~
€11Yl.W
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~ =.--•-T=R~O_LL_E_R_G_R_O_UN_D_IN_G_-_G_R_O_U_ND_ R_O_D ________ 0 SURGE PROTECTOR GROUNDING . GROUND ROD ( DECODERS WITH INTEGRATED SURGE) 2-WIRE DECODER (WITH INTEGRATED SURGE PROTECTOR) ! IMPl!RIAL Tl!CHNICAL Sl!RVICl!a :,~o"' ~ AL Tl!CHNICAL Sl!RVICl!S ='""' ~ AL TECHNICAL SERVICES ROOT BARRIER NOTE, om,s ® a"'11 Und e rg roun d Service Ale rt
L M.l 1l!ffS PlNfT8' l'fntH ~ ~ H('( 0,RB twi. l'HltlSGN'E TWO WOllXING DAYS IEFOJI.E YOU DIG ~ =~~~~i~Ji..<'1<~ =-..... --- ~ ~ !t,ltXJT~~~Trf POOTfWL =~£~~?En. U: L._ __________________________ _ _ _____ _____________ ___________________________ ____________ ______ __!======:::=.I IIJ
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E ..er 21 38

IRRIGATION SPECIFICATIONS
SECTION 02811
LANDSCAPE IRRIGATION P,.l,lq I- 6aER.AL
l.ol Sl.lHHAAY
A. %t5 ~~JW_~~TlJ"'.ik'lMl51£!> SYSTEM IS CCH'I.E1c IN"""" ~T

6. ~T~~'jtA~~~'fim!.'~~11£

1.02 A.
e.
"·
CONST1'LJCTIOH D!WiNSS
arA.l..!TT'~
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B. ~"fM~~J',,-~~'.lfoACTl!<S<
"·
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2. 3.

4. e.
~~,g'-{ ~~~~ cffiiFRDH AA!' D!efc(;TS. ,'J.J. D!efc(;TM 1-1',15<W.5 ~~ffl~~-~~~~~~-
5UilHITTAl.5
YS~~~TO
iw~~-~
TOR Cl' HIS UN!!UT!' UHDS< Tl£ 6UAAANlEE. =
I.OS EXlSTINSCONDITIONS
A.

6. "·
~T~~~n~~lf...W,®"ltei111
cn'l,.~t8mll'E~~
~11~,~~~m'fflMl!li~sr,
"- ~~~T'iJ-~";lfr,J0
~T~~11llfFRDH
e. ~~~ """"°""re l'i!TH 11£ oeew. COIITRACTOR FOR INST,'J.l.AT!OO Cl' l<El>ARE:> l.o6 INSPEC-T!OHS
A.
e.
f·
2,

3. ~:

D.

E.
101
A.
e.

1.00 A.
e.

I.a<!
t2.
!~ci: !25 PSI Of(~ Cf'- STATlC l'Vl'JER ~)'HCH E'vER IS ~ 61' CIT!' l!!SFEGT~.
~_,,~1& ~lliffB~W®f.61'*
~~Wl,~~1~,~~0R
~,'.B\f?r.l'f"!!lti.fl,~~recT
m1~&ii,~'1,W~'il~M:'cfJ1R~To
~ AND DtSPOSAL
~~il!'l."Mllill~""TOCI.S,EO!llPl-£HT,i<.ee!SHAAl>t:eRIS>'ffCH 1\1</mB< ITEMS
T ~AU..~ IN 1l£ HCiRK C-OHST11VT1H5 DfP~
~~~~;fJa'~T
,~~~~'1.~'lt~.
~MH,,i~~~"".ilm&FJ

4. ~~~-N~~-~y WLeD llETl'E!l m, PlEG5 Cl' FUSTIC,
f·
E.

F.

6. 2.
~
OPE!:tilfftON OF Cot-lTROL Vi'ILV""c5.
l1i'<fAD <!O Df6!<f!! 5H!Va. ATTACIK!<T AAD FMe COU'U'R WI> ORW<a<:H.
ffill~",.1,",l,\!\i'M.'\Wiil~,l-~°F=!.
'11£ >BOVE Ea.JIF'H:h'T' SHALL Se~ OVER TO CNER'S ~ ~Anv'E AT n-E FiHAL INSFEGTION. ~ALIS1i8/i
~~~'5

6. Tl£ -~ -ZED F<a'!<f5EMTATM SH,'J.J. HAYE FIKAL "1IWl'JT!' OIi ,'J.J. FORT100S Cl' Tl£ - C. r~~-i~~\ffl\1'£/'~A~IN D. ,,~~~~~15
IJI 6I/AAAl!T!=
A.
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PART It - K'ITl;RL4,LS

2.ol

1..-02 -~~ok ~~~i&f.s~~~ 6ACmOI'! - LMT SH,'J.J. Be 1Yl'E K e. ~'Wir~~~~-~~~r,C!'6AC!<Fl.Ol'I
"· ~'Wir~'WJ~"'Wc."'~!:W~~M""6AC!<Fl.Ol'I D.

E. Be <:al~ L1!6 .15 IN::!£5 IH l)JAl-l!reR AAD LAA6eR DOt't6fflfAM Cl' Tl£ RfM01c GC!,11<0!. Y"'-YE SH,'J.J.

F. AU. ~ALIZED P1P!H6 SHAU. ee ~ IHD!CAlcD OH ne ~H5 l.E5EHO OR DETAU.$.

2.0S 1-f!T"'- Pll'f AAD FlmNSS
A. 6RAS5 PiPE 5HAI.L 6c t5 ~ RED BRASS, AAS!, !PS STANDARD 125 PCUIDS, SCH:t.Ul: 40 SCRB'6I Pif'E. e. 6"A5!, FlmNSS SH,'J.J. Be 1-EDM-< SAASS, SCll:5'£I) 125-!'Ctl<:> CLASS.

G. CCf'PER PlFE SHi'J..L. eE 'HARD' TY'PE KOR >6 Hom:, OH T'rl: ~NS l.f6eO OR DETAII..S.

D. COP!'ER FtTTIN6S SH,'J.J. Be S0LDe<S;, T1'FE.

2.04 FUSTIC Pll'f AAD Ftm'ISS
A. ~~='~~~~~~C!1'."&"i;-1'1f'& 1Yl'E
e. ~M'J.'g~ ee EXTl'WED Cl' AH 1~ PVC YIMIN Pl!'f COH'O(.I<:> IN ACCO!<DAA:E lilli ASlH "· ~~~,~~~
D. ~ Hm.!!S SH,'J.J. Be STAHDARI) l'teloHT sae;u.e 60 l'ilTH MOLDED l1i'<fADS NiD SH,'J.J. CO!IFOl<H TO PART II -1-'A'TB<IALS
E. ~;J~~~ I
F.

2.05 A.

6. ~~~ ~t!lttllf~{t,tt+ll~~- PUl5 o+e m<H Hm! A STl<AP
6AC!<Fl.Ol'I-LMTS Tl£
~
6AC!<Fl.Ol'I - lt!IT SH,'J.J. Be Cl' Tl£ ~ACTl,!<f!!, Sil?, AAl> T!'l'E INl)JCAreJ> OIi Tl£ DAAHINSS.

PRE\IEHTIOH L!ilT SH,'J.J. ee INSTAU.B:> IH ACCO!<DAA:E lilli Tl£ REGIRRfHE!ITS ser FORTH 61' LO"-"'- C. 11£ 6ACmOl'I - A5$1lLY SH,'J.J. C<l!lSIST Cl' 6"A5!, PIPINS, LMoNS AAD FtTTIN6S.

2.06 t
..

F.-
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F.· l
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m:~ ~~~ Cl' HOT 1.55 rHAH
~~
ISO PSI - SH,'J.J.
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682 A."-CTOSTAl'Hl'LOS X l'ACIFIG HIST'
920 BACCHARIS PII.I.II.A."-15
asq BOl>5AINVILI.EA 'llARBAAA KAR5T
)eq CEAN011lJ5 X 'CONCHA'
qq4 DIANELI.A T. VARIE6ATA'
52 ERl060!tl-1 FASCIC!.I.A Tl!-1
205 ERl060MJM 6AANDE RJ.e€5CEN5
56 RIRCRAEA FOETIDA M:DIOPICTA'
COMMON NAME ~ l:!.lS..2
15GAL 20'Xl5'
KNIA'c ACACIA 15 <SAL 20'X15'
COAST BANKSIA IS<SAL SO'X20'
1-EXICAH BUe PALM 4' B.T.H :S'Xl5'
61!/IDA!.L!'f PALM 4' B.T.H
CATALINA IROHl'tlO!;> l55AL SS'X20'
PIHi< 1-£1.ALf!JCA l56AL 20'Xl5'
CORK OAK 24' BOX L SO'X40
COMMON NAME ~l:!.lS..2
TORREY PINE 15GAL bO'XSO'
SC!<l.6 OAK 15 6AL Vl. 20'X20'
l!'l.AND LIVE OAK 15 GAL 40',eo'
AF!<ICAHa/HAC 24' BOX L
COMMON NAME ~ l:!.lS..2
S1RAl'flERR'!' TREE STD. 24' BOX L 25'X25'
1-EXIGAH BUe PALM ll'B.T.H. L 95'X15'
DESERT l'i!LI.Oi'i 155AL Vl. 25'X20'
lcCAlc CYF'Rl:55 l5GAL Vl. 25'X20'
TORREY PINE 15 <SAL L bO'XSO'
CATALINA Cl£RRY 15 6AL L SO'X20'
SC!<1.6 OAK 155AL Vl. 20'X20'
COASTAL SHl<1!3 ON'. 15 GAL Vl. 201
X201
COMMON NAME ~ l:!.lS..2
COAST BA'lKSIA l55AL L SO'X20'
1-EXICA.~ BUe PALM 4' B.T.H L 95'Xl5'
DRA60N TREE 24'BOX VL 2S1
X201
CANARY l!'l.AND PIie 24'BOX L bO'X20'
F6<N PIie 24' BOX M 40'X20'
AF!<ICAHa/HAC 24'BOX L SO'X20'
CQMMQNNAME ~ l:!.lS..2
HOi'iARD MCMINN MAHZAHJTA l6AL L 1'X1'
DR. H.JRD MANZANITA 5 GAL 15'XIO'
PACIFIC MIST MANZANITA 5 GAL
COYOlc!lRl!SH l6AL Vl.

BARBARA l<A!<ST 00!6. 56AL
CONCHA i'i!LD LILAC 5GAL L 1'XIO'
5f'l<EADINS FLAX LILY I 6AL

FLAX LILY I GAL
CALIFORNIA B()C!<)'ffAT l 6AL
RED EVCKl'tEA T I GAL
MAI.RITIUS f£MP 55AL L 1'X10'
LAVA'-IALA A. NIKO' TH
so ~ X 'BRANDI'
~ X \ilGH 50!.D'
Ll6'.1$Tl<L"1 J. 'lEXANH
@ 516 PODOCAAM M. MAKI'
261 !<HAl'HIOLEPIS I. '5FRINST11'E'
RH/5 lll1c6RJFO!.A
Z13 ROSA F. iCE5ER<S'
@ ROSMARIWS O. ~1RA1\e'
e 109 STRS..ITZIA REGINAE

BOTANICAL NAME
A6AVE ATI'EWATA
LA~ l6AL
BRANDI ROYAL Hffi. P!Na/SHIOH I GAL
NODDING PIHC!/:,llOH 5 GAL
l'IAX LEAF PRIVET 55AL
PODOCAAM ~ 15 GAL
SPRINSTII-E IHDIAH IW'm!ORlE 5 <SAL
LEMONADE _,-
Dt'i.'J<F~
,'J/1\H,ISASE
CQMHQtt NAME
MAYE
SGAL
56AL
SGAL
56AL
l55AL
5GAL
20 A6AVE ATI'EWATA 51..1.e 6LOi'i BUe A6AVE 56AL
144 A6AVE VILMORIHIANA OCTORJS AGAVE 15 GAL
3 ALOE ARllOf<fSCEN5 TREE Al.OE !<SAL
0 15 ALOEFEROX 61TlcR TREE Al.OE 155AL
0 1,252 ALOE STRIATA CORAL ALOE 56AL
DASYLIRION l'+E!.ERI DESERT~ SGAL
® 231 HE5!'ERALOE PARVIFLORA RED'l1.ICCA SGAL
KALANCHOe BeHAAEN51S A'cLT PLAHT SGAL
® 45 '11.iCCA ROS'!RA TA 616 BEND '11.iCCA 5 6AL
YJ1£,]3PA!.IER fill'. EIOTAHJGN, NAME COMMON NAME
so 00!6AINVIU..EA 'SAN DIE60 RED' 00!6AINVILI.EA l56AL
BOTAN!CAL NAME CQMMQNNAME
IOIMI 5F BACCHARIS PIIJ.lARIS Dt'iA!<F COYOTE !lRlJSH FLAT 12,e14 5F CAREX nM.I.ICO!.A !GAL
□ 1,325 5F PASPALl!-1 VA61NAru-l TH P!.ATIIU-f lc PASPALll-1 SOD 12P81 5F Se!ECIO MA~ISCAE BUeCHAI..KSTICKS FLATS
NOTE,
ll'X4'
6'XS'
Vl. ,o•xe·
~l:!.lS..2
Vl.

Vl. l4'X6'
~l:!.lS..2
12" O.G..
12· ().(.,
HAIITTAIH AT 4-6' HT.

HAIITTAIH AT 3' i'i!DTH X 3' J;fl'n;
H:16HT NOT TO BLOCK Ll<SHTS
HAND SEED/OVERSEED A 100 S.F. AREA f11THIN EACH OF THE TREE ZONES NOTED IN THE LE5END f11TH A MIXTIJRE OF ASCLEPIAS FASCIGIJI..ARIS - NARROYi LEAF MILKYEEI?, ASCLEPIAS ERIOCAAPA - INDIAN MILKl'£El), ASCLEPIAS EROSA - DESERT MILKl'£El) AT 1/4 Lfl OF EACH SEED T'!'PE PER 1000 SF. EXACT LOCATIONS SHALL BE CONFIRMED f11TH THE LAND¾APE ARCHITECT IN THE FIELD. SEEDIN6 SHALL TAKE PLACE BEFORE FLATTED c;ROl,!,I!) COVER IS PLANTED 50 AS TO mRK SEED 11'/TO SOIL A5 PLANTIN6 TAKES PLACE.

CITY OF SOL.ANA 6EACH FL.ANTIN~ NOTES
A. ANY AREAS THAT ARE GRADED OR DISTIJRBED HJST BE LAND¾AFED TO~ EROSION. PLANTIN6 AND IRRIGATION H!ST COMPLY f11TH CITY ViATI:R EFFICIENT REGl,I..ATIONS.

B. ALL 51.0FE AREAS GREATER THAN Sd HJST HAYE REINFORC,ED STRAl'i MATTIN6 AND DEEP ROOTED GRCVNDcoYER SPACED AT 12'0,C.

C. S' OF TOP DRESS HVLCH H!ST BE INSTALLED TO ALL AREAS l'f-lERE EX!'OSED SOIL IS PRE5ENT.

D. A COMPLETE AGRONOMIC SOILS TEST HJST !lE PERFORMED E8!QB. TO F'LANTIN6 AND THE RECOHHENDED AMENDMENTS REVIEY6) BY THE LANDScAPE ARCHITECT OF RECORD PRIOR TO PLANTIN6. THE TEST H!ST INCLUDE pH, OR<SANIC HATTER PERCENTAGE, INFILTRATION RATE, AND A COHPLEiE CHEMICAL ANALYSIS (NH4, NOS, N, P, K, ca, Hg, 504, Na, B, CV, Zn, Hn, Fe). THE FOU..Of'ilN6 TESTS ARE ALSO RECOMMENDED, TOTAL EXCHANGE CAPACITY (rc(;), EFFECTIVE CATION EXCHANGE (ECe), AND SODILl-1 ABSORPTION RATION /SAR.I. ViAYPOl1'/T ANALYTICAL AND ViALLACE LABORATORIES ARE SOURCES FOR THIS TEST.

E. THE SOIL PREP H.IST INCUJDE, AT A MINIHI.JH, 4 CUBIC YARDS OF COHPOST/1000 SF INCORPORATED TO A DEPTH OF b INCHES 11'/TO THE SOIL f'-1-llCH HAYE A 51.0FE OF Sd OR LESS.

F. AT THE Tit-£ OF COMPLETION OF THE INSTALLATION, A CERTIFICATION OF COMPLETION, USIN6 THE CITY$ FORM AND SIGNEDBY THE THE LICENSED l'ROFESSIONAL f'iHO FREPARED THE LAND¾APE PLANS, f'ilLL BE REG!I.JIRED. THE FOLLOHIN6 H.IST BE SJBHITTED f'ilTH THE

CERTIFICATION OF COMPLETION,

FOLLOWS,
I) A COPY OF THE AGRONOMIC SOILS REPORT.
2) A MAINTENANCE 5CHEDULE FOR PLANTIN6 AND IRRIGATION Underground Service Alert SJ AN IRRIGATION SCHEDVI..E THAT DELINATES IRRIGATION Tll-£5 AND ViATI:R USAGE CONSISTA1'1T HITH THE APPROVED PLAN$, ESTIMATED TOTAL ViATI:R USE (l:m.J), AND CURRENT SANTA FE IRRIGATION DISiRICT REG!I.JIREHENTS.

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PLANTING NOTES
I. A. T'rlE PLANTIN6 PLAN 15 DIAGRAMMATIC. ALL PLANT LOCATIONS ARE APPROXIMATE. PLANT 5'!1/430L5 TAKE PRECEDENCE OVER PLANT GIIJAHTITIE5 SFEC,IFIED.

6. GI.IANTITIES 5rk:)tt,I ON THE PLANTIN6 PLAN ARE APPROXIMATE AND ARE FOR THE CONVENIENCE OF THE CONTRACTOR ON!. 'r'.

C. CONTRACTOR SHALL NOTIFY THE LANDSc.APE ARCHITECT OF THE DISCREFANCIES 6ETl'iB:N GI./ANTITIES AND 5'T'HBOL5 SHO'r\'I.

2. l.ANDSc.APE CONTRACTOR SHALL APPLY AN OR6ANIC CONTACT HERBICIDE, VfiERE f'£EDS ARE FRESENT, PER MAIU'AC'lU<ERS SFEC,IFICATIONS A MINIH..1-1 OF TEN /10) DAYS PRIOR TO COI-M:NCEMEHT OF ANY PLANTIN6 OR IRRIISATION l'lORK.. f'£EDS SHALL BE A.LLOriED TO COl-1FLETEL 'r' DIE BACK, INWJDIN6 THE ROOTS BEFORE FROCEEDIN6 ~llli l'lORK.. AS AN ALiERNATIVE ~ MAY ALSO BE REMOVED l-!AIVALL'r' FROM THE ROOTS.

9. LANDSc.APE CONTRACTOR 5/J.ALL s..eMIT A SOIL ANAL '!'515 REFORT FROM AN AVT1-IOR.IZED TESTIN6 AGENCY TO THE LANDSCAPE ARCHITECT 6EFORE BEISINNIN6 l'lORK.. THE SOIL TEST SHALL SFEC,IF'r' OR6ANIC FERTILIZERS.

4. PRIOR TO PLANTIN6, IAAIISATION SYSTEM SHALL BE RJLL'r' OFERATIONAL AND PLANTIN6 AREAS SHALL BE 1HOR0\/5HL 'r' SOAKED.

5. ALL AREAS TO BE PLANTED, Y+llc.H HA VE A SLOPE OF LES5 11iAN 10%, SHALL BE CR055-RIPPED TO A DEPTH OF SlX lb') INCHES AND THE FOLI.Ol'ilN6 AMENDf1ENT5 5FREAD EVEN!. 'r' AND THOROIJ5HJ. 'r' BLENDED IN PER lpoo SGI./ARE FEET (GI./ANTITIES !:(JB...l:CT TO c.HAN6E PER SOIL ANAL '!'515),
A. 4 ®IC YARDS NITROISEN FORTIFIED REDl'l?OD 5HAVIN65

6. 150LB5. 5RO..POl'£R xH (OR APPROVED EGI./ALJ OR6ANIC FERTILIZER I>. EACH PLANT SHALL RECEIVE 'ISRO..PO'r'eR' (OR APPROVED EGI./AL) PLANT TABLETS AS FOLLO'fiS,
A. ROOTED CI.ITTIN6/4' POT (I) 1 5RAf1

6. I ISAL. CONTAINER /2-9) 1 5RAf1
C. 5 ISAL. CONTAINER /6-'1) 1 ISRAM
D. 15 ISAL. CONTAINER /12-15) 1 5RAf1
E. 24' BOX TREE /14-16) 1 5RAf1
F. 91>' BOX TREE (l!l-20) 1 5RAf1

1. PLANT BACK FILL SHALL BE 50% SITE SOIL, AND 50% NITROOEN FORTIFIED REDl'l?OD 5HAVIN65 BY VOL!M:. THE CONTRACTOR SHALL NOT l/5E SOILS lliAT MAY BE HARMRJL TO PLANT MATERIAL.
e. PLANT PITS SHALL BE rn1CE THE SIZE OF THE DESIISNATED IVRSER'r' CONTAINER. q_ PLANT MAiERAL SHALL NOT BE ROOT BOUND. FIVE 5ALLON PLANTS AND LARISER SHALL HAVE BEEN 6ROffi IN CONTAINERS FOR A MINIHJM OF 6 MONTHS AND A MAXIHJM OF rno YEARS.

10. PLANTS SHALL EXHIBIT HEAL THY ISRO~ AND BE FREE OF DISEASES AND PESTS.

II. STAKE ALL TREES PER STANDARD DETAIL.

12. REMOVE NURSERY STAKES ON ALL VINES AND ATTACH TO ADJACENT FENCES ~llli 5ALV.

NAILS AND <SREEN WR.SER'!' TAPE OR AS Srk:)tt,I IN DETAILS.

19. REMOVE NURSERY STAKES AND TIES FROM ALL CONTAINER STOCK. MAINTAIN SIDE 6ROY1'TH ON ALL TREES.

14. PLANTS SHALL NOT BE PLACED ~lllilN rnEL VE /12') INCHES OF SPRINKLER HEADS.

15. 5HRU65 5HOffi IN PLANT AREAS SHALL BE UNDER-PLANTED ~lli 6RCllNDCOVER 5HOffi 6'!' ADJACENT SYMBOL, TO ~lllilN 12' OF MAIN PLANT STEM.

16. LANDSCAPE CONTRACTOR SHALL MAINTAIN A MINIH.IM OF 2% DRAINAISE ~'r' FROM ALL E:IJILDIN65, 51RI.IC11JRES, AND~- FINISHED ISRADES SHALL BE SMOOlliED TO ELIMINATE PIJDDLIN6 OR 5TANDIN6 MTER.

11. FINISHED 5RADE5 SHALL BE ONE /1) INCH BEL~ THE TOP OF CUR65, SILLS, AND i'iA!.KnA'r'S IN ALL AREAS. Y+1ERE SOD 15 LAID NEXT TO 11iE5E lt-1f'ROVE1,1ENTINISH 5RADE BEFORE LA'r'IN6 SOD SHALL BE 1-1/2' BELO'r'i THE TOP.

IB. THE LANDSCAPE CONTRACTOR SHALL LEAVE SITE IN A CLEAN CONDITION, REMOVIN& ALL U!-l.l5ED MAiERAL, TRASH, AND TOOLS.
1q, LANDSCAPE CONTRACTOR SHALL MAINTAIN ALL PLANTN65 FOR A FER.OD OF SIXTY /60) DAYS AFiER COMPLETION. ALL AREAS SHALL BE KEPT CLEAN, MiERED, AND YED FREE.

20. AT COMPLETION OF ALL l'lORK. OIJTLINED IN 11iE5E PLANS, THE LANDSCAPE CONTRACTOR SHALL CONTACT OffiER AND AAAAN6E FOR A~ THRC%H TO Dt:"'TERMINE lliAT ALL ASPECTS OF l'lORK. ARE COMPLETED. l'lORK. t-VST BE RJLL 'r' COMPLETED ACCORDIN6 TO ALL PLANS AND SPECIFICATIONS AND t-VST BE COMPLETED IN A 600D ~ANSHIP MANN::7<. AND MIST BE ACCEPiED BY THE ~ IN ~ITIN6 PRIOR TO THE BE51NNIN6 OF THE MAINTENANCE PERIOD.

21. THE MAINTENANCE FER.OD SHALL INCLIJDE THE FOLLO'r'ilN6 SCOPE OF l'lORK., A. DAILY MiERN6 OF ALL PLANT MATERIAL.

6. ~'r' ~IN& OF ALL nlRF AREAS.

C. ~IN& AND REMOVAL OF ALL ~ FROM 6RO\IND COVER AREAS.

D. REFLACEMEHT OF ANY DEAD, D'r'IN6, OR DAMA6ED TREES, 5HRIJ65, OR 6RO\IND COVERS.

E. FILLINIS AND REPLANTNIS OF ANY~ AREAS Y+llc.H MAY CAU5E 5TANDIN6 MTER.

F. ADJJ5TIN6 OF 5PRINKLER HEAD HEIISHT AND MTERINIS SYSTEM.

6. FILLINIS AND RECOMPACTION OF ERODED AREAS.

H. YEKL 'r' REHOV AL OF ALL TRASH, LITTER, CLIPPIN65, AND ALL FOREIISN DEER.IS.

I. AT 120 DAYS AFiER PLANTNIS AND PRIOR TO THE END OF THE MAINTENANCE PERIOD, 5RO..P~6R.Oli-POl'£R FU/5 /OR APPROVED EG'JAL) SHALL BE APPLIED AT THE RATE OF 25 LBS. PER ipoo SGI./ARE FEET TO PLANTINIS AREAS.

J. AT 60 DAYS 6RO..POl'£R HISH NITROISEN le-9-1 /OR APPROVED EGI.IAL) SHALL BE APPLIED AT THE RATE OF 25 LBS. PER 1000 SG'JARE FEET TO nRF AREAS.

22. PRIOR TO END OF MAINTENANCE PERIOD, LANDSc.APE CONTRACTOR SHALL CONTACT OffiER AND ARRAN6E FOR A FINAL~ TI-IRO\lSH. OffiER. MIST ACCEPT ALL MAINTAINED AREAS IN riRITINIS PRIOR TO END OF MAINTENANCE PERIOD.
2S. ALL 6RO\IND COVERS SHALL BE <SUAR.ANTEED 6'!' THE CONTRACTOR AS TO ~ AND HEALlli FOR A FER.OD OF SIXTY /60) DA'r'5 AFTER THE COMPLET10N OF MAINTENANCE FER.OD AND FINAL ACCEPTANCE. ALL 5HRJJ65 SHALL BE <S'JARAHTEED BY THE CONTRACTOR A5 TO ISRO~ AND HEALlli FOR A PERIOD OF NIHETT' (qo) DAYS AFTER COMPLETION OF MAINTENANCE PERIOD AND FIN."J.. ACCEPTANCE. ALL TREES SHALL BE <SUARAHTEED BY THE CONTRACTOR TO LIVE AND ~ IN AN ACCEPT ABLE I.IFRIISHT POSITION FOR A FER.OD OF ONE (I) YEAR AFTER COMPLETION OF THE SPECIFIED MAINTENANCE FER.OD AND FINAL ACCEPTANCE.

24. THE CONTRACTOR, ~lllilN FIFTE:N /15) DAYS OF i'RITTEN NOTIFICATION 6'!' THE LANDSCAPE ARCHITECT, SHALL REMOVE AND REPLACE ALL <SUARANTEED PLANT MATERIALS, Y+IICH FOR ANY REASON FAIL TO MEET THE REGI./IREMEHT5 OF THE <S'JARAHTEE. REFLACEMENT SHALL BE MADE ~llli PLANT MATERIALS AS INDICATED OR SPECIFIED ON THE OR!ISINAL PLANS, AND ALL 5Uc.H REFLACEMENT MAiERALS SHALL BE <SUARAHTEED A5 SFEC,IFIED FOR THE ORIISINAL MATERIAL <SUARAHTEE.

25. ALL 6~ FREVEHTION UNITS SHALL BE IN A VANDAL PROOF CAGE AND CONCRETE PADS AND HILL BE SCREENED HITH PLANTINIS (S' ~DE) ON ALL SIDES.

26. ALL MECHANICAL EGI./IPMENT AND UTILITIES SHALL 6E SCREENED BY PLANTINIS. ~ EIISHT :x;ALLON 5HRIJ65 PER UTILITY TO BE PLACED DURINIS PLANT INSTALLATION AS NEEDED TO PROVIDE REGI./IRED SCREENINIS.

21. ALL TREES PLANTED ~lllilN IO' FROM ANY HARDSCAPE PAVEMENT, OR OJR.65 SHALL RECEIVE A t/624-2 'DEEP ROOT' TREE ROOT BARRIER INSTALLED IN A 10' LINEAR APPLICATION, OR AS 5HOffi ON PLANTINIS PLAN. ROOT BARRIER SHALL NOT ENCIRCLE THE ROOT BALL. SEE ROOT BAR.'<IER DETAIL.
~
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Underground Service Alert
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FLANTIN!S SPECIFICATIONS
LAWSCAAl<S
PARTl-6Eli:RAL
IJ RELATI:D DOClM:!ITS
51:GTION,

1.:2_,,
A. 1Hl5 51:GTIOH INCI.ID!:5 THE FOU.Oi11N6,
I. TRE:5. 2.5HR!.e5.
s. Vll6.

4. F!.AIIT5/~.

5.50IL~.

6. FERTILIZERS AND H.LCHE5. 1. STAKE,. ~- l..AW5CAFf ED6I1l:S5.

1.9 :ll:IMITT AL5
A. 6Eli:RAL, :ll:IMIT EACH ITa-1 1H THIS AATICLI: ..aoRDIN6 TO THE CONDITIONS OF THE CC!lTRAl;T.

C.. MAiE<IAL TEST l<B'ORTS F!!OM GIJALIFIED I~ TESTIN6 A6fNC.Y IHDIC.ATIN6 AND l~ll:S TEST RSI.TS RELATIVE TO COMF\.IAll::E OF THE FOU.Ot,ltt; MAiE<IAL5 l'ilTH l<EGl/lm£11T5 INDICATI:D. I. ANALY515 OF EXl5TIIIS ~ACE SOIL 2. ANAL Y515 OF 11-f'ORTI:D TOPSOIL.

D. PI..ANTIIIS 5C,lfD\lE IIVIC,ATil<S ANTIC.IPATI:D DATES AND LOc.ATIONS FCR EACH T!'Fl: OF PI..ANTIN6.

1.4 G!/ALITY ~
A. IH5TAl.l.ER G!/ALIFIC,ATION5, EN6ME AN~ IN5TAl.l.ER 1'i11' HA5 COMPLETED LAND¾APIIIS l'l::>l<K 51HILAA 1H MAiE<IAL, THAT IIVIC.ATI:D FCR 1H15 PRO.ET AND l'IITH A REWRDOF~ • I. IH5TAl.l.ER'5 FIELD 51.ffRVI TO MAINTAIN AN EXf'ERIE!aD RU-TII-E 51.ffRViSOR ON 1li: PRO.ET 5111: T LAND¾APll<S 15 IN~-

6. P!WVIDE GIJALITY, 5121:. GEN.15, 5r'EC,IES, AND VARIETY OF ~-AND OTl£R PLA'IT MAiE<IAL5 ~T~i/J-YING i'ilTH APPLlc.AflLE F<EG!Am£1/T5 OF ZhO.I 'AI-ERIC,AN 5TANDAAD FCR C.. PR!:IN5TALLAT10H ~, C,OH!liJC,T C,OlffRENCl: AT Pl<O.ET 5111: NOTIFYING LAND¾Afl: AACHITEC,T, Al.LOH 41) Ha.RS H0Tic.c. 15 DELIVER'f, 5TOAA6!:, AND HANDI.IN6
A. ~w.m,~~ ~~~~~~c:r~~~I= ~~[/:AND 5TO!<fD AT 5111:.

6. TRE:5 AND DO HOT Pru£ 1Rff5 AND 5HRLe5 - DELIVERY EXc.EPT Af, APP1<0VED BY LAND5C,Afl: ="~~~115~~~1fili=ar~·=N60R =1
DELIVERY. DO HOT DROP T'RffS
Af, TO AND DE51WI' S!Me5 HAMAL ~ SHAPE.

DELIVER'f. P!WVIDE PROTEC,TIVE roVERIIIS ~
C.. DELIVER T'RffS, 5HR!.e5, ¥116, GRO!.!t> c.oVER5, AND Olli:R PLANT MAiE<IAL AP1l:R ffil:PAAATION5 FCR ~~VEMA~~~~':j:1-~;t.~lfc~1tAL~~~~VER'f,
l<OOT5MOl5T. I. DO HOT REMOVE c.ONTAIHER-6ROffi 5TOQC F!!OM c.OHTAIHER5 ea'ORE TII-E OF PI..ANTIII!;. 2. K'.11:R ROOT 5Y5Ta-15 OF TRE:5, 5HRLe5 AND ¥116 AND OT!£R PLA'IT MAiE<IAL5 5TO!<fD OH 5111: i'ilTH A Flt£+115T :!'RA'!'. K'.11:R Af, OF1EH Af, l£C,E55AA'( TO MAINTAIN ROOT 51'5Ta-15 IN A MOIST WIVITIOH.

1.6 PRO.ET CONDITION5
A. l/TILITl5. DElERHltE LOC.ATION OF A60VE 6lWlf AND --l/TILITIES AND FERFORM 1'1::>1<K IN A MAHHER l'fllC-H l'ilLL AVOID DAf!'6E. HAND EXc.AVA1E, Af, REGIJIRED. MAINTAIN 6RADf STAKE, t.!!rlL ~AL I51-t/TUALLl' A6REfD l!'OH BY PAATIES ~-

6. EXC,AVATIOH, 1'11:ffl c.ONDITION5 reTRIMENTAL TO PLANT 6ROWTH ARE ~. 5UC,H Af, 1<!e6!.E ~~ DRAINME c.ONDITION5, OR 0651ROCTIONS, NOTIFY LAND¾Afl: ,'RC,HITl:C,T -

1.1. COORDIHATIOH AND 5C,H:!;U.IN6
A. COORDIHA1E INSTALLATION OF PI..ANTIII!; MAiE<IAL5 ~KS NCl<J,W. PI..ANTINS SEASONS FCR EACH T!'Fl: OF PLANT MAiE<IAL REG!IIRED.

1.e l'VAAANTl'
A. 6Eli:RAL l'VAAANTl', THE 5f'EC,IAL l'VAAANTl' 5r'EC,IFIED IN THIS AATICLI: 5HALL HOT DEPRIVE THE Ol'ff:R OF OTl£R Rl6!!T5 TI£ Ol'ff:R MA'!' HAVE I.WER OTIER Pl<OVl5I0N5 OF 1li: WH1R,l(,T DOCI.HENT5 ~Jc~=~ lrr~'&}~'r~}W:B:~~fs'.""RRANTIES MADE BY ne

6. 5f'EC,IAL l'W<RANJY, K.IJ<RANT 1li: Viti!; PI..ANTIN6 MAiE<IAL5 FCR A FERIOD OF 01tE Yt'AA FCR DA AND PLANTS, AP1l:R DA 1E OF 9.135T ANTIAL T DEfEC,TS AND 1.16', Tl5FACTCR1' 6ROWTH EXc.EPT FCR DEfEC,TS OF ADfGIJA1E MA 1£61.EC,T, OR A1!1!5E 61' &ta ~ t'£A Ti£R FCR ~ F!:RIOD, OR I !DENTS THAT ARE BE1'®-cotlimTOR'5 COH1110L "· ~i!Wrl'.~n~\~~!sN.PLAmlt!!; MAiE<IALs 1MH:D1A1EL1' LIU55 REGIJIRED TO PLANT IN* D. R!:PL,1,C,f PI..ANTIN6 MAiE<IAL5 THAT ARE MORE THAT 25 F!:RC,B;T DEAD OR IN AN Llf£ALTHY CONDITION AT END OF l'W<RAN1Y F!:RIOD. l_q TREE, 5iMe AND Vlt£ MAIH11:HAll:;E
A.~: ~~~iJ~~~:\?;IJtr:·=t:·T~~~G11.R!:5T~tl!;
VERTICAL P051TION, Af, R!:G!/RED TO KEEP 1Rff5 AND 5HRLe5 FR!:!: OF IH5EGTS AND Dl5EA5E. R!:STOI<!: OR RfPLAC,E DAMMED TREE l'l<APF'lll:S5. MAINTAIN T'RffS AND 5iMe5 FCR THE FOLI.Ol'ilNS FERIOD, I. MAIN1EHA'lof F!:RIOD, S MONTHS FOLLOl'ilHG 9.135TANTIAL COMF\.fTIOH.

PART 2 -l'RO!)\):;TS

2.1 TR!:!: 5iMe AND VltE MATl:RIAL
A. 6Eli:RAL, Rl<NISH H.IR5ER1'-6ROl'f,i 1Rff5 AND 5HRLe5 c.ONFORHINS TO ANSI ZhO.I, l'IITH HEAL THY ROOT 5Y5Ta-15 DEVEl.OA:D Bl' TRAN51'1.A'il1N5 OR ROOT FRL!llN6. P1<0V1DE l'i!:LL-5HAR:D, Rll 1'-fAANCIED, ~Nik~~ ~IJi:~TS, E665, LARVAi:, A.'l!) DEFEATS 5UC,H Af, KHOT5, !:l..!l

6. 6RA!lf, P!WVIDE TRfE5 AND 5iMe5 OF SIZES AND 6lWlf5 CCWORHIN6 TO ANSI ZhO.I FCR T!'Fl: OF TRE:5 AND 5iMe5 R!:Gl!IRED. 1Rff5 AND 5HRle5 OF A LAR6ER 5121: M.AY SE ll,€D IF Ac.CEPTAflLE TO ,l,RC,HllEC,T, l'IITH A Pl<OPORTIOHA1E 1= IN 5121: OF l<OOT5 OR BAI.LS.

C,. ~XJ~~Lk~~~Tl~""%,ETf~lg~11~~~1' ATTAC!t:D,

2.:2 SHADE AND FI.Ot'£Rltl!; TRfE5
A. SHADE 1Rff5, 5ItlSL!:-STa-l 1Rff5 i'ilTH 5TRAl6HT T1<IJll<, l'i!:LL-BALAll::ED C,ROr't\ AIV INTACT l.fA!lf'R, OF 5121: IIVIC.All:D, CC!f'ORHINS TO ANSI ZhOJ FCR TYFf OF TRfE5 REG!IIRED. I. BRANC,Hltl!; H:16HT, 1/2 OF TREE H:I6HT.

B. SMALL TR!:E5, SMALL L!'Rl6HT OR SPREADIH6 T!'Fl:, BRANaED OR Pru-ED HAMAI.Ll' ..aoRDIII!; TO 5f'EC,IES AND T!'PE, A.'l!) l'ilTH RELATIOH5HIP OF C.ALIPER, H:16HT, AND BRANC,HNS - BY ANSI ~'~~irra-1~ ~ MORE MAIN 5Ta-15.

C.. c.OHTAIHER-6ROffi TRE:5 i'ilLL 1-EfT ANSI ZhO.I LIMITATIONS FCR c.OHTAIHER 5Toc.K.

2.9 BROADL!:AF EVEl<6REEN5
A. FORM A'V 5121:, NCl<J,W.-<l!JALITY, l'i!:LL-6ALANC,ED, BROADL!:AF 1:VER6!<.1:i:NS, OF T!'PE, H:I6HT, SPREAD, A'l!) 5Hm R!:Gl!IRED, C,OHFCRHIII!; TO ANSI ZbO.I.

2.4 F!.AIIT5/~
A. SEED, P!WVIDE FRf5H, C,J.!:AN, ta'K-ROP SEED COMF\.1'1N6 l'ilTH T~'lof FCR Fl!<ITY 66<HIHATIOH ESTABl.I51£D BY OFFIC.IAL SEED ANAL.1'5TS OF NORTH 1'1-ERIC,A. ~~~l~~tONS~~H111;1MllE~OFOF~IJ
f'L,115.

B. Pl<OVIDf GRO!.!t> WVER PLANTS ESTABI.ISH:D AND l'ifLL R001ED IH FLAT l<fMOVAB.f c.ONTAIHER5 AND l'IITH NOT LE55 THAN 1li: MIHIH..H lUiiER AND l.El$TH OF RI.N£R5 REG!/IRED 61' ANSI Z60.I FCR 1li: POT 5121: 5Wll'lll OR Ll511:D. 25 TURF
A. ~~51~{f~ilt~~~'F'tW.M~~~F.!JW~nW11a:r11~~IHIH..H OF atE-HALF INCH OF SOIL THAT cot1'1.f1EL1' c.oVER51!£ ROOTS OF THE SOD. THE SOD 5HALL HAVE A HEALTHY, VIRILE ROOT 51'5Ta-l OF DEN:€, THIC,l:L 1' MATTED l<OOT5 THf<Gll.l6HOOT.

B. ~~~!Mi=~~~ ~.LlllFORM 1cX1'1A<f AND DARK-61<1EH
C.. THE SOD 5HALL SE :'U'FIC.IENTl.1' DfteE TO BEAR HANDl.I11!; ,','ii) PLACEH:NT 1'111l!:llJT 11:AAH6.

D. 1li: SOD 5HALL SE FR!:!: OF DISEA5E AND HAA>FI.I. IH5EGTS, Cllt!QXlal51'£EDS OR OTl£R 6RA55E5 AND 5HALL HOT c.OHTAIH ANY OTl£R MATTER DELE1ERIOV5 TO ITS 6ROl'ITH OR l'tllC,H Hl6HT AFF!:C,T ITS 51.1l51511:NC,!: OR HAADltESS l'll:ffl TRAH5f'I.AIITl:.

2.5 SOILAHENDH:NTS
"- ~~W ~,.&&~M1lt~l~~ ~~~~-~7f~Hf ~~",i;"~H..H 15 Fl:RC,B;T PA551N5 A NO. 60 (250 ~ SLEEVE. I. Pl<OVIDE Lili: IH 1lE FORM OF DOLOMITIC, LII-ESTOIE.

B. AU.l-111U-1 :W'A1E, ~IAL 61Wlf, LllAD.l.11:RATI:D.

C.. SAND, C,l..f:AN, l'iA5!£D, HAMAL OR M.AJU'AC,TIJRED SAND, FR!:!: OF TOXIC MAiE<IAL5.

D. F!:Rl.I11:, H:?RTICt.LMAL F!:Rl.I11:, SOIL AMEND!-£llr 6R.ADf.

E. PEAT fl.M/5, Fila'!' DIVIDED OR <SR.Al«A'< TEXMf, i'ilTH A PH - OF b TO 1.5, COI-P05ED OF PAATIALLY DEc.(;W05ED M055 PEAT (OTIER THAN 5FllAGN.H), PEAT fl.M/5, OR REED~ PEAT.

F. ~g~ ~~=VI~~~~ w~~~ OF 9.:2 TO

6. 5Al'i:>l/5T OR GRO!.!t>-BARK flM/5, DEc.(;W05ED, Hl11'06!:N-TR!:A11:D, OF LlllFORM 1EX11!<E, FR!:!: OF

1. ~Jk~~M1xsoJni,/Et:;/t.Jm~r;1 K6) OF AMMOHM-1 HITRA1E OR o.25 LB /4 K6! OF AHl-10t.'Ll-i :1..!.FA1E FER CU. FT. (CU. M) OF LOO:€ SAWJ5T OR GRO!.!t> BARK.

H. ~o.wi:~~s~~~~~==~1o~=~.2?T~
5TIC-K5, SOIL, l'ifLL SEED, AND MAiE<IAL HAAl-f\.l TO l'LA.'IT 6ROl'ITH.

I. H':RBIC,IDE5, EPA R!:6IS1ERED AND APPl<OVED, OF TYFf - BY M.AJU'Ac.TI!sER.

J. l'iAll:R, Af, P!WVIDED BY LOC,AL l'iA1ER MVE'T'OR

2.6F!:RTILIZER
A. _"'1., ~!AL, RAi'i, Fl1£1.1' GRO!.lt>; MIHIH..H OF 4 F!:RC,B;T Nl1R06!:H AND 20 F!:RC,B;T l'HOSPfl:)RIC, Ac.ID.

6. ~11:, COHMERCIAL, F!l:)5FHA11: Mlxnl<E, 50Llaf; HIHIHiM OF 20 F!:RC,B;T AVAILAflLE ~C,ACID. • C. c:ol-H:R(;IAL FERTILIZER, ~IAL IZER OF N8J1AAL C,H,'RAC,11:R, C,ON51STIH6 OF FAf-T- ,','ii) SlO~ HI DERIVED F!!OM HAMAL ORGANC.

I.~~~~~ IHJ£0F"Jz~1~.mkarr
PH05PHORaJ5, AND 2 F!:RC,B;T POTA551JM, BY Y£16HT. 2. COMP051TIOH, Hl11<06EN, ~. AND POTA551l.!-1 IN AMCUlT5 ~ 1H SOIL REPORTS F!!OM A GIJALIFIED 501L-TESTIN6 A6fNC.1'.

D. 51.0l'f-REl.fASE FERTILIZER, 6RAH.lAA FERTILIZER CON515TIH6 OF SO F!:RC,B;T K'.1ER-IN50IJ.IE'U: NIT1<06EN, ~ AND POTA551l.!-1 IN 1lE FOLLoi'ilN6 COMP051110H, I. COMP051TIOH, 5 ~ ,tll~~-F!:RC,B;T ~ AND 5 FfRCENT POTA551t!-1&' 1'£I6HT. §: COMP051TIOH, 20 F!:RC,B;T f'll?SPl~t ~AS5U-1 IN ~~~~TL ~~6HT. 50IL-TESTIN6 A6fNC.1'. 4
· ~i:~ it.:~1H1iwi1irk~~rll5 AND

2.1 H.LCHE5
A. ORGANIC, HJLC,H, ORGANIC, t,tl:;H, FR!:!: F!!OM DEL!:11:RlaJS MAiE<IAl.5 AND :IJITAB..E Af, A TOP DR!:5SIN6 OF 1Rff5 AND 5H<IJS5, C,ON515TIN5 OF at£ OF 1li: POLLOi'ilH6, I. T!'Fl:, 6ROLllD OR 5HREDDED BARK

6. PEAT 1-1.lCll, P!WVIDE PEAT MOSS IN HAMAL, SHREDDED, OR GRAl«.All:D FORH, OF Flit: TEXl\JRE, i'ilTH A PH AA'lSE OF 4 TO 6 A'V A K'.1ER·AS50BIN6 C.APACITY OF IIOO TO 2000 Fl;RC,B;T. "· ~-~'~'IM'J~t~~t:~ll?JlJ?f~~-
OF 45TO b5.

D. INSTALLS' DEPTH OF HJLC,H IN ALL NO!l-1\!sf PLA'il1N6 AAf/15 LE55 511:EP TI'AN 9,1. 2hMJ5eal.Al£CII).; LA'lD5c.Afl: MAiE<IAL5
A. STA.~
I. L!'Rl6HT STAKE,, ~ 5C1.IC, l6'i HAl<DmOD, REDl'iOOD, OR ~t="~~J"LEN6~A~~~/~oo~ 61<.~IH. AND OTl£R

2. f!?5E c.HAFIN6 6UAAD, R!:INFCRC,ED l<l.e6ER OR f'1.A5TIC, f!?5E AT LEAST 1/2 INCH 09 MM) IN DIAl-£Ti:R, Bl.ACK, C,1./T TO l.El$THS R!:Gl!IRED TO PROrt:CT TREE~ DAl-iME.

B. H:RBIC.IDE5 AND IH5EGTIC,DE5
I. ALL J:)8 5111: FE5TIC.IDE APFLICATIOH SHAU BE MADE Bl' FfR50lta C.APAflLE OF IDENTlfl'INS TlE FE5T ~~€fr,~AND~fA~~o~~~ ~~TIC.IDE5
CONT1<0I. I.WER 1li: J:)8 5111: CONDITIONS, l'il1l!:llJT DA.'le€R TO FEOFLE, F!:T5, OR OTl£R NON-TAR6!:T A'l!MAL5 OR VE6ETATIOH.

C,. ROOT BARRIER
I. ~~r:s~~\WS1t~1rt:r~~:~"'~~~~~11£AR
6A.'<RIER OF LEN6TH AND DEPTH Af, IIVIC.A 11:D OH 1li: DRAl'llll:S5.

D. ARBOR OOAAD
I. INSTALL TREE mJHK F'ROTEC,TOR FCR ALL T'RffS IH5TALLED IN LAJl'f,I AA!:Af,. 11<lllK PROTEC,TOR SHALL 81:;IRCLE ENTIRE BASE OF TREE 11<lllK TO A i£16HT OF q• A60VE FINISH 6R.ADf. 11<lllK PROTEC,TOR 5HALL SE MADE OF A Hi-RD f'1.A5TJC, MAiE<IAL TO PREVENT DAl'.ME F!!OM i'ED l'tllffi:RS AND LAJl'f,I H::lli:RS, f'l<OTEC,TOR5 5HALL HAVE HOLE5 TO AI.LOl'i 1li: TREE 11<lllK TO BR!:Alli: AND PREVENT MOLD.

E. TREE TIES
I. TREE T1f5 5HALL SE MADE OF BLACK VINl'L MAiE<IAL l'tllCI! AND 5HALL CO!f'Ol<M TO Af-n+D-412 5TA'i!),',1<D5 FCR 1EN5Lf AND !:LOtl!;ATIOH 5TREN6TH. TIES ARE TO SE 5EClRED TO 11<!3: 5T~ l/;IN:s A 6ALVANIZED NAIL.

PAATS-=iOH

SJ EXAMIHATIOH
A EXAMINE AAfAf, TO Rl:C,EIVE LAND¾APIHG FCR C,O!,f'LIAll::E l'IITH REG!/lm£1/T5 AND FCR WIVITION5 AFF!:C,TINS F'ERFORMANCE OF l'l::>l<K OF THIS 51:GTIOH. DO NOT PR003:D l'ilTH IH5TALLATIOH l!fflL l.!l5ATI5FACTCR1' CONDITION5 HAVE BEEN C,ORJ<!:C,11:D.

9.:2 i'ED ASA11:I-ENT
A.
c.ot&an1VE DA1'5 t.!!rlL l6'i REMOVE l'£ED5 AP1l:R H:RBIC.IDE S.S ffil:PAAATION
A LA'!' Ol/r INDVIOOAL TREE AND 5iMe LOc.ATIONS A'V AAfAf, FCR H.I.TIPL!: PLANT11l:S5. ST~ ~Tl~~~~~~~~~All::E-lli: 5TARTOF PI..ANTINS

9.4 PI..ANTINS SOIL PREPAAATIOH
A. HIX SOIL~ AND FERTILIZERS rilTH 5111: SOIL AT AATES INDlc.All:D. DELA'!' MIXIN6 F!:RTILIZER IF PI..ANTINS DOES HOT FOLI.Ol'i f'LAC,IH6 OF F'LANT1N6 SOIL i'il1HIN A Ffl'i DA1'5. AHENDH:NTSr.LL SE MODIFIED PROM THOSE N011:D BAf,ED ON SOILS R!:PORT5 Fl:RfOR!-1:D BY WH1R,l(,TOR MIN. (S .

6. FCR TREE PIT OR TI<B<:;H BAC,KFILL, HIX PLANT1N6 SOIL ea'ORE BAC,KFILLl!I, AND 5TOC.KPILE AT 5111:.

C.. FCR PI..ANTIN6 BEDS, HIX PLAm!NS SOIL EITl£R PRIOR TO PLANTIH6 OR APPL'!' OH ~ACE OF TOFSOIL AND HIX ~1' ea'ORE PLANTIN6.

D. PLANT BAC,KFILL 5HALL BE FER SOIL TEST F!:RFORI-ED 61' A SOIL TESTINS LABORATCR'!' PRE·APPl<OVED Bl' THE CIT'( OF 50LAHA EIE'ai. THE TEST 5HALL IHDICA 1E M HOT SE LIMITI:D TO 1lE FOU.Ot,111!;, o. ORGANIC, MATTER C,OH1ENT b. N.P,K o. PH d. EC,
•· SOIL TEX1\JRE (SILT, SI.Al', SAND) f. RJ:C,O!,t,1ENDAi10N5 FCR ~. LEACHIN6 AND MAIH1ENAll::E FERTILIZATION5. fr£ RSI.TS AND RJ:C,O!,t,1ENDATION5 OF THE SOIL TESTINS LABORATORY 5HALL SE :i.6MITTED TO ,','ii) APPl<OVED BY ne C,ITI' OF 50LAHA EeACH. ne APPl<OVED RJ:C,O!,t,'iENDATIONS FCR AHENDH:NT5 AND BACKFILL 5HALL BE IHC,ORPOR/111:D INTO 1lE LAND¾Afl: f'L,115 PRIOR TO THE START OF c.ON51ROCTION AND 5HALL BECOME PART OF TI£ APPl<OVED f'L,115. l'RO!)\):;TS 5f'EC,IFIED Bl' l'RO!)\):;T ~ Bl' THE SOIL LAB. IN fr£ R.ECO!-M:NDATIONS MA'!' SE 9.135Tli\lTE) i'ilTH 'OR EGIJAL' l'RO!)\):;TS APPl<OVED BY THE C.ITI' OF 50LAHA EeACH. 95 6ROLllD c.oVER AIV PI..ANTIH6 llED PREPAAATIOH
A. I.005EN - OF PI..ANTIH6 llED A."£AS TO A MIHIH..H DEPTH OF b INCHE5 050 MM/. REMOVE 5TOl6 LAR6ER ~
THAN 1-1/2 INCHE5 <f-'_,,!; MM) 1H Ah'l' Dll-£N5!0H AND 5TIC-K5, l<OOTS, Rl.lS6ISH, AND OTl£R ~AiE<IAL5.

B. SPREAD PLAm!NS SOIL Mlxnl<E TO DEPTH REG!/IRED TO 1-EfT THICKIESS, 6RAD!:5, AND a.EVATION5 5Wll'lll AP1l:R Ll6HT ROLLIN6 AIV HAMAL~- f'LAC,E SOIL Hlxnl<E IN TI'!? (2) LIFTS AND INS.Re PROF!:R COMPACTION OF PLANT1N6 BEDS.

C.. EACH PLANT 5HALL REc.EIVE at£ n! 5 GRAM 'A6RIFORM' (OR EGl!AI.) PLANT TAS!.ET.

9.6 EXC,AVATIOH FOR 1Rff5 AND 5HRLe5
i'ilTH VERTICAL 5IDE5 AND l'ilTH BOTTOM OF EXc.AVATION 5l.I6HTI.Y NME. I.005EN ~AAD 9.!350IL IN BOTTOM OF EXc.AVATIOH. 5!Me5, EXc.AVAll: TO ll'ilc.E c.OHTAIHER l'ilDTH, AND TO DEPTH OF I. EXc.AVATI 1Rff5 5HALL SE COMPLETED PRIOR TO INSTALLATION OF DRAIN WE.

B. 0651ROCTIONS, NOTIFY LAND¾AFE cC,T IF 1.1£XFEC,11:D ROCK OR 0651ROCTION5 DETRII-ENTAL TO TRfE5 OR 5HRLe5 A'<E ATIONS. I. HARt:f'A~ LA'!'ER, DRILL b-lNCH- 0 HOLE5 INTO FRfE-DRAIHINS STRATA OR TO A DEPrn OF IO FEET (SM), l'tl!Cli:VER 15 LE55 ILL l'IITH FR!:f-DRAIHIH6 MAiE<IAL.

C,. DRAIHME, NOTIFY LAND¾Afl: ,l,RC,HITEC,T IF 9.!3501L CONDITIONS EVIDENC,E 1.1£XFEC,m, K'.11:R SEEPME OR RfiEN110N IN TREE OR 5H!1l.ll PITS.

D. FILL EXc.AVATIONS i'ilTH K'.11:R AND Al.LOH TO PERWLA1E Ollr, - f'LAC,I11$ 5E171N5 LAl'ER A'l!) P05IT10HIN6 1Rff5 AND 5H<IJS5.

9.1 PLANT1N6 TRE:5, 5HRLe5 A'V VIHE5
A. 5ET c.OHTAIHER-6ROffi 5TXK FLJA-e AND IN Cl:NTER OF FIT OR TI<B<:;H l'ilTH TOP OF BALL LEVEL TO AD.!'.CENT FINISH 6lWlf5 Af, INDICATI:D. I. C.ARfRlll' REMOVE c.OHT 50 A5 NOT TO DAl-iME ROOT BALLS. 2. f'LAC,E 6/IC,KPILL AAa.W , T O SETTLE BAC,KFILL AND a1M1HA1E VOIDS AND AIR PXK!:T5. l'f£II PIT 15 , K'.11:R THORcOsH.1' ea'ORE Pl.AC,INS REMAINDER OF BACKFILL MORE 15 ABSORSED. K'.11:R MAIN AP1l:R FI.AC,INS AND TAMPIH6 FINAL LAl'ER OF

6. DISH AND TAMP TOP OF BAC,KFILL TO FORM AS-INCH- i'J!;+IM-) HIISH MCWD AAa.W THE RIM OF 1lE PIT. DO HOT c.oVER TOP OF ROOT BALL l'ilTH BAC,KFILL.

ShTR!:f 5H!1l.ll AND Vilt: -
A. P!W:, THIN. AND 1Rff5 TO R!:TAIH C,1./T TREE L!:ADER5; REMOVE TO RETAIN HAMAL C,H,'RAC, AI..LC!'£D TO SPREAD/C,LIMl'l
,.q TREE AND 5iMe 5TAKIN6
- ..aoRDIII!; TO 5TANDAAD A.'V SPREAD. LIU55 OTl£Rl'il5E 1' INJ.l<ED OR DEAD 6RANCl£5 PROM 5iMe SIZES INDCATI:D ARE 5121: :tt::ttD NOT SE Pru-ED 6AGK H:AVILY.

A. L!'Rl6HT STAKIN6 AND T'l'IN6, 5T~ 1Rff5 OF 15 GAi.LOH AND I.AA6ER. 11.:f A HINIH..H OF 2 5TAK!:5 OF l.El$TH REG!/IRED TO PEl£TAA1E AT L!:Af,T 24 INCIEi SEI.Ol'i BOTTOM OF eACKFILLED EXC,AVATIOH AND TO EXiBlD AT L!:Af,T 12 INCHE5 />SO'./E 6RA!lf. 5ET VERTJC,AL STAKE, AND 51'ACE TO AVOID P!:!£TAATlll5 BALL5 OR ROOT MA55E5. :l.!'PORT T'RffS 111TH 2 STANDS OF TIE l'i!Rf 81:;Af,ED IH f!?5E 51:GTIONS AT c.ONTACT POINT5 l'ilTH TREE T1sL!«. 5TAKIN5 AND T'l'ltl!; OF TREE 15 HOT INTENDED TO I1+1:;lllLIZE TREE. INSTALL TO AI.LOl'i 51.AC,1( IN TIES, AVOIDIII!; Rl6ID R!:STRAINT OF TREE.

9.10 VltE TYINS
A. 5TA'VAAD M.!<SERl' 5T~ 5HALL BE REMOVED PROM ALL ¥116 AND 1lE VINES 5HALL SE TRAINED A'V FAf-11:NED TO ne YW.l.5iffNC.E5 Af, DIREc.11:D BY ne l..AW5CAFf ARCHITEC,T.

6. 11.:f 5TANDAAD 6RfE!l PLANT Tl!: TAFE TO TIE TRAIN Vilt: TO iffi.l.I5 OR Fl:NC,E C,. PLANT A= KITS ~AY SE ll,€D OH MA50HR1' ~ACES. KIT SHALL WN55T OF ANCllO!< C.AP, GUI: AND PLANT TIE.

9.11 PI..ANTIII!; PLANTS
A. 5PACE PLANTS Af, IHDIC,All:D OH DRAl'llll:S5.

B. ~L~~~Ti:i1ffl~XllfrA1"°51.~~,=~50~ PLA'ITS
~
TO t<:)LD K'.11:R. K'.11:R ~1' AP1l:R PLA.'lTlll5, TAKING C.ARE HOT TO c.oVER PLANT l'ilTH l'i:T SOIL.

4. \RAID SOD 61' FI.AC,INS ST Ac.KS IN
DRlv'EK'.1' OR 51DB'tA!.K l:1/JT AND CHIii$. AVOID 6AP5 OR OVERLAP5. l.AA.61: 5HAl<1' i-NIFE TO TRIM l'ilLL HOT R!:TAIH MOl5il!<E. ON 2,I 51.0FE> OR 6REA1ER. 5T~ ll:S5. TO AVOID C,- 11.IRF YfllLE IT 15 EiflN6 INSTALLED • 1'11:ffl A c.OHVEHl!:Hll. 1' l.AA.61:

5. -TO-SOIL c.OHTACT AIV REMOVE R • 6, BE6IN K'.11:RIHG l'ilTHIN SO MIWiE5 OF INSTALLATION.

9.13 t-U.CHIN5
A. ~~Wf'NS~N~A~·~=~~ =l~lt~~tm'· S' IN5f'EC,TOR FCR APPl<OV AL.

9.14 a.EA!I.!' AND PROTEC,TIOH
A. MNS LAND¾APINS, KEEP PAVE!-ENT5 C,LfAN AND 1'1::>RK AA!:A IN AN ORD!:11!.1' CONDITION.

B. PROrt:CT LAND¾APIIIS FROM DAHA5E c:\.E TO LAW¼Afl: OF!:RATION5, OF!:RATIOHS BY OTl£R ~~~'tos~f'Rff'~~~ig~~~~~~

9.15 Dl51'05AL OF :i.!<Pl.l/5 AIV l'lAf,11: MAiE<IAL5
A. w:~ ~=,oir.~ ~~~fr~~=~ ~9.!3501L,~T"6Lf SOIL,
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HYDROZO
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DESCRJPTIC!'l
l LANDSCAFE AREAS umi Lo.II IUII.TEI< U5E ~ TOLE!<A'IT FL,INTN:;5 • Dl<IP l~AT!al • 18,3+4 SF.

2. LRID&cAFE Al<EA5 UITH LO.U IUII.TER U&E, D~ TOL
EAA'IT FL,INTN:;S · 11P l<OTATOI< ll<l<IGAT!al lEADS · Sl,068 SF. 3. L.At()iiCAPE Al<EA5 WITH MODERATE IUII.TE!< USE PLA'ITN:;S • HP l<OTATOI< ll<l<IGATICI-I I-EADS · 14)18 SF.

4. LRIDSCAFE AREAS UITH HODEAATE USE
, ~ TOLEAA'IT PLA'ITll<'.;5 • Dl<IP ll<!<k:iAT!al • lS,02S SF. , . AR!'FICIAL 1lff AREA • b,!Sl TOTAL L.At()5CAFE AREA • IS-l
,1!,I SF.
• AU
LANDiiCAFE AREAS
ll<i<IGATED UITH !<ECTClED UlATE!< ~ CALOJLATED AS Sf'ECIAl. LAND&cAPE AREA · Hk:ii-EST IUII.TER USE PLA'IT SHOUN IN A HTDl<O·ZCI-IE Dl:IE1'!11NE5 1\£ FL,INT FACTO!< FOi< THAT Hl'Df,IOzaE • SFl<AT AND 11P l<OTATOl<S HAT NOT EIE IJefD N AREAS UITHN l' Cf HA"!)5CAFE AND N llNT" AREA THAT 15 8' 01< LESS UIDE IN llNT" Dl!<ECTICli
0 ESTIMATED TOTAL WATER USE
(ETWU) WOR
KSHEET
· I, . ..,
.. ,, .. ,_ I, ..... ,..,.,. ... ,_,.. _
I
~-,-·~·- The pro,icc1·, r.s1im:i1cJ TOW W:uo:r Use is calculated 1i;.ing the followinE; rormula: £TWU = (ETo)(0.62{ PF;~ H!I + SL.f) CTWU "'L'-l1ma1cd 1ntal w.llh:f u-.c: pc:r )'Clr
j~llons pct')earl
£To • r\
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>1
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0 .62 '" Co
rn=ic10nFx1or\lo.,illon!.l'(r"!L.L;11"C:footJ
IE ,.lmp1100Efficic:nc-y

CITY OF SOLANA BEACH ES

TIMATED TOTAL WATER USE (ETWUJ WORKSHEET
Line
Hydro-zone Number
{
1 . 4 Below-use as many I.ables as
neccssa lo com
c
te all h rezones
Evapotransptrallon
R
a
le
(ETo)
See ·A· below
Convorsion Fador
- 0.62
(L
ine 1 JC Uoe 2)
use
4 1 (west a 1-5), 47 (8351 a 1-5)

0.62 2
5 .
42 (west a
1-
5) / 29.14 (tast a 1-5)
-
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P/an
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soc·e· bolow
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Eshmated TOUII Water Use
- ETWU
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IMUM APPL
IED WATER APPLICATION (MA WA) calcul at
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WATER USE LEGEND CYCLED WATER
~ ~ IRRIGATED B~r~REA: 188,345 SOFT TOTAL LANDSC
I ,; :.__ -:~~--=-::_ ;; \ ·· .·.,_ •• _ •• _ <, .....,,____-----......_ ,·-~ _,_ . ;::-,.> ..... 0 ..-~.M . ,: ----- n·'- -,\; -- - .):, t- "'X . , / l ' • / {_i·1-·
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GENERAL NOTES
1, A PERMfT SHALL BE OBTAINED FROM THE Cl1Y OF SOLANA BEACH ENGINEERING DEPARTMENT FOR ANYlt\ORK V,1THIN THE PUBLIC RfGHT·OF·\t\l4Y.

2. THE STRUCTURAL SECTION Sf.All BE APPROVED BY THE CITY OF SO!.A'iA BEACH AND AS

RECOMMENDED BY THE GEOTECHNICAL ENGINEER

3. APPROVAL OF THESE L«PROVEMENT Pt.ANS AS SHOV.N DOES NOT CONSTITUTE APPROVAL OF ANY CONSTRUCTION OUTSIDE THE PROJECT BOUNDARY.
4 All UNDERGROUND UTILITIES V.1TH!N THE PUBLIC RIGHT.Of.WAY SHALL BE CONSTRUCTED, CONNECTED AND TESTED PRIOR TO CONSTRUCTION OF BERM, CURB. CROSS GUTTER AND PAVING
5 THE EXISTENCE AND LO"vATION OF EXJSTING UNDERGROUND FACILITIES SHCYMJ ON THESE PLANS ~\£RE OBTAINED BY A SEARCH OF THE AVAILABLE RECORDS TO THE BEST OF OUR KNO'M.EDGE. THERE ARE NO OTHER EXISTING FACILITIES EXCEPT AS SHO'MI ON THESE PLANS HOV/EVER, THE CONTRACTOR IS REQUIRED TO TAKE PRECAUT/ONN?.Y MEASURES TO PROTECT ANY EXISTING FACILITY SHO'NN HEREON AND ANY OTHER, V.'HICH IS NOT OF RECORD OR NOT SHOWN ON THESE PI.AflS
6 LOCATIONS AND ELEVATION OF IMPROVEMENTS TO B£ MET BYV'.ORK TO B£ DONE SHALL BE

CONFIRMED BY FIELD MEASUREMENTS PRIOR TO CONSTRUCTION OF NEWWJRK CONTRACTOR \M'LL MAKE EXPLORATORY EXCAVATiONS AND LOCATE EXISTING UNDERGROUND FACILITIES SUFFiCIENTL Y AHEAD OF CONSTRUCTiON TO PERMIT REVISIONS TO PLANS IF REVISION$ ARE

NECESSARY BECAUSE OF ACTUAL LOCATION OF EXISTING FACILITIES

7. THE CONTRACTOR SHALL NOTIFY DIG ALERT AT 811 PRIOR TO STARTING WJRK A~D SHALL COORDINATE HIS V.ORK i•t,TH COMPANY REPRESENTATIVES
8 IKJ PAVING SHALL BE DONE UNTIL EXISTING POWER POLES ARE RELOCATED OUTSIDE THE AREAS

TOBE PAVED
9 PRIVATE ROAD IMPROVEMENTS SHO'lt.l HEREON A>?E FOR INFORMATION ONLY CITY ENGINEER'S

SIGNATURE HEREON DOES NOT CONSTITUTE APPROVAL OR RESPONSIBILITY OF ANY KIND FOR

THE DESIGN OR CONSTRUCT/ON OF THESE PRIVATE IMPROVEMENTS (IF APPLICABLE) 10 THE CONTRACTOR SHALL REQUEST FROM THE CfTY ENGINEER'S OFFICE A PRE-CONSTRUCTION MEETING AND SHALL PROVIDE AT LEAST 48 HOURS NOTICE FOR SUCH A MEETING 11 fT SHALL BE THE RESPONSIB!LITY OF THE DEVELOPER TO CO.'ITACT THE UTILITY AGENCIES AfW ADVISE THEM OF THE PROPOSED IMPROVEMENTS AND BEAR THE COST OF RELOCATIONS. IF NEEDED

12. PO\-\-ER SOURCES AND RUNS SERVING STREETLIGHTS SHALL B£ SH0t1'N ON THE •AS.BUil T' IMPROVEMENT DRAl-WNGS ALL SOURCES SHALL BE LCY'...ATED IM'TH/N THE DEDICATED RIGHT OF ~"\l<'.Y OR ~•.1THIN EASEMENT DEDICATED TO THE CITY OF SOLANA BEACH.

PAVING NOTES
1 FINAL STREET STRUCTURAL SECTfON SHALL 8£ SUBMITTED TO THE CITY ENGINEER FOR APPROVAL PRIOR TO PLACEMENT OF BASE MATERlAL THE DES JG ii SHALL BE BASED ON THE "R" VALUE METHOD AND SfJ.ALL INCLUDE ALL SUPPORTING CALCULATIONS AND TEST RESUL rs THE TRAFFIC INDEX (f I) AND MINIMUM STRUCTURAL SECTIONS SHALL BE USED IN ACCORDANCE W!TH THE CITY OF SOLANA BEACH ENGINEERING CONSTRUCTION STANDARDS STREET

STRUCTURAL SECTION DESIGN TABLE
2 A COMPACTION REPORT FROM A REGISTERED CIVIL ENGINEER CERTIFYING ALL ROAD'MY AND UT!LfTY TRENCHING HAS BEEN COMPACTED TO THE MINIMUM REQUIREMENTS SPECIFIED IN THE STANDARDS SPECIFICATION FOR PUBLIC V\-ORK CONSTRUCTION AND THE RECOMMENDATIONS

OF THE SOIL ENGINEERING CONTAINED IN THE PROJECT'S SOILS REPORT

TRAFFIC CONTROL NOTE
TRAFFIC CONTROL SHALL BE PROVIDED BY THE CONTRACTOR FOR HIS V.DRK TRAFFtc CONTROL SHALL CONFORM TO THE CAL TRAN$ TRAFFIC MANUAL, TRAFFIC CONTROLS FOR CONSTRUCTION AND MAINTENANCE, A"ID THE REGIONAL STANDARD DRAV.WGS THE CONTRACTOR SHALL SUBMIT A TRAFFIC CONTROL PLAN ANDRECE!VE CITY APPROVAL FOR TRAFFIC CONTROL THAT mFFERS FROM THOSE PLANS INCLUDE DIN THE REGIONAL STANDARD DRA~•JNGS

VICINITY MAP NOTTO SCALE
SOLA¥A BEACH FIRE DEPARTMENT SANTA FE IRRIGATION DISTRICT REV!HVEDBY
BY __________ _ FIRE CHIEF DATE ___ DISTRICTREPRESENTATNE DAT£ ___ _

STANDARD REQUIREMENTS
1 ALL V-.ORK. UNLESS OTHERv.iSE SPECIFIED, SHALL BE DONE IN ACCORDANCE V.fTH THE LATEST EDfT/ON AND SUPPLEMENTS OF THE 'STANDARD SPECIFICATIONS OF PUBLIC ~'\ORKS CONSTRUCTION", SAN DIEGO REGIONAL STA~DARD DRAWNGS AND CfTY OF SOI.ANA BEACH ENGINEERING CONSTRUCT/al/ STANDARDS

2. Vi-ORK ZONE TRAFFIC CONTROLS THROUGHOUT PERMIT CONSTRUCTION SHALL CONFORM TO THE LATEST CALJFORNJA DEPARTMENT OF TRAI-/SPORTATION, •MANUAL OF TRAFFIC CONTROLS FOR CONSTRUCTION AND MAJNTENAflCE V'.-ORK ZONES'.
3 BEFORE OORK ON ANY SH\£R LINE BEGINS, A PERMIT MUST BE ISSUED BY THE SOLANA BEACH ENGINEERING DEPAfffME!ff FOR INFORMATION ON SflA.£R PERMITS, PLEASE CALL (858) 720-2410 4 PARKING RESTRICTIONS, AS APPROVED BY CITY ENGINEER, SHALL REQUIRE A MINL\fUM OF 48 HOURS NOTICE.

EXCLUDING HOLIDAYS AIJD V.f:EKENDS
5 TRAFRC LANE RESTRICTIONS AND DETOURS IIAY OCCUR ONLY BETWEEN THE HOURS OF 9 00 AM AND 3 00 PM, AN DARE SUBJECT TO REV1£WOF THE CITY ENGINEER. EXCAVATIONS SHALL BE BACKRLLED OR OTHER ADEQUATE

MEANS PROVIDED TO MAJNTAJN EXISTING TRAFFIC LANES OTHER THAN DURING THESE HOURS 6 ONE LANE OF TRAFFIC IN EACH DIRECTION SHALL BE MAJNTAJNED AT ALL WJES ON ALL MAJOR AND SECONDARY

HIGHWAYS
7 A MJNIMUM 4' WOE PEDESTRIAN V-MLK~fflY, CLEAR OF ANY OBSTRUCTION SHALL BE MAJNTAJNED 1/MEREVER SIDE\'VALKS EXISTS NJD MUST BE MAJNTAJNED l'JTH SAFETY FENCJNG OR PARR/ER SEPARATION FROM ADJACENT EXCAVATION VMEN LEFi UNMANNED
8 ANY DA!.-t4GE TO TRAFFtc CONTROL EQU/PMENl TRAFFIC STRIPING OR RAISED PAVEMENT MARKERS SHALL BE THE

CONTRACTOR'S RESPONSIBILITY AND SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE INSPECTOR THE REPLACEMENT OF DAV.AGED TRAFFIC EQUIPMENT, STRIPING OR RAISED PAVEMENT MARKERS SP.ALL BE THE RESPONSIB!LITY OF THE CONTRACTOR AND BE DONE AS SOON AS PRACTICAL AFTER COMPLETION OF V.ORK 9 AC PAVEMENT SHALL EE COLD PLANED ONE FOOT BEYOND THE EDGE OF THE TRENCH PER CITY D'.\G M·3

CONCRETE SECTIONS TO BE REPLACED SCORELINE TO SCORELINE 10 PERMANENT PAVEMENT REPAIRS SP.ALL BE MADE 1/JTHIN 25 DAYS AFTER EXCAVATION OORK IS COMPLETED INSPECTOR'S APPROVAL IS REQUIRED BEFORE PERI/ANENT REPAJRS ARE MADE. 11 \!\/HEN PERM/TT££ TUNNELS UNDER EXISTING CURBS, GUTTERS AND SIDEAALKS, THE EXCAVATED TRENCH SHALL BE BACKFILLED ~".fTH CEMENT GROUT AS PRESCRIBED IN THE STANDARD SPECIF/CATIONS 12 V.HEN COMPACTION TESTS ARE REQUIRED. ALL COSTS ARE TO BE BORNE BY THE PERM ITT EE 13 A ONE-SACK CEMENT NIDSLURRY MIXTURE MAYBE REQUIRED FOR COMPACTION v.f!ERE EXCAVATION INTERFERES v\iTH TRAFFIC FLO'NOR Vi'HERE V\-ORK IS VJTH/N THE ROADv.'AY PORTION OF AN INSPECTION 14 TREE TRUNKS SHALL BE CUT TO WTHIN 4" OF CURB HEIGHT AIJD SAID TRUNK AND ALL ROOTS SHALL B£ GROUND TOA DEPTH OF 18" BELOW GRADE BYA MECHANICAL STUMP GRINDER TO THE SATISFACTION OF THE PUBLtc V.ORKS SUPERINTENDENT ALL V.000 CHIPS SHALL BE REMOVED AND THE HOLE FILLED NID COMPACTED WTH

TOPSOIL

AS-BUILT
UPON COMPLETION, A~D PRIOR TO RELEASING THE SECURITIES, THE ENGINEER OF WJRK SHALL 'AS·BUIL T" THE ORIGINAL MYLAR PLANS INITIALLY. T'.\O COPIES OF RElJ.L/NED PLANS SHOt\fNG ALL AS·BUIL T /NFOiUIAT/0!/, INCLUDING ALL NEW UNDERGROUND FACILITIES (AM!N LINES. SERVICES AND LATERALS). IS TO B£ SUBMITTED TO THE ENGINEERING DEPARTMENT ~\HEN THE REO.UNES ARE APPROVED, THE ORIGINAL MYLAR PLANS \M'Ll BE CHECKED OUT TO THE ENGINEER THE ENGINEER SHALL MAKE THE CHANGES, SIGN EACH SHEET UNDER 'AS.BUil T", AND RETURN

ORIGINAL MYLARS TO THE CITY

ENGINEER OF WORK AS-BUILT CERTIFICATE
/, =====~_HEREBY DECLARE TP.AT THE PREPARATION OF THESE AS•BUIL T DRAiMNGS AND THAT THE INFORMATION SHOr\tl JS fASED ON ACTUAL SITE J.WEST/GAT/ONS A~D SURVEYS OF THE IMPROVEMENTS B£TMEN THE DATES OF __ A//D __ TO THE BEST OF MY KNOV,ffDGE AND EXPERIENCE THE !NFOR!I.ATION SHO',.'.'N ON

THESE PLANS PROVIDE AN ACCURATE AND CORRECT REPRESENTATION OF THE AS-BUILT CONDITIONS BY_R"'c""E-::1------=EXP=---------- DATE _________ _

DECLARATION OF RESPONSIBLE CHARGE
/ _______ HEREBY DECLARE THAT !AM THE ENGINEER OFWJRK FOR THIS PROJECT. THAT I JJ.AVE EXCERCJSED RESPONSIBLE CHARGE OVER THE DESIGN OF THE PROJECT AS DEFINED IN SECTION 6ia3 OF THE BUSINESS AND PROFESSIONS CODE, NID THE DESIGN ts CONSISTENT ~'dTH CURRENT STANDN?DS AND THE CITY OF SOLNJA BEACH RESOLUTION NO 2017-120

I UNDERSTAND THAT THE CHECK OF PROJECT DRAV&NGS AND SPECIFICATIONS BY THE CITY OF SOLANA BEACH JS CONFINED TOA REVfEWONLYAND DOES NOT REL!EVE ME OF RESPONSlBIL!TlES FOR PROJECT DESIGN BY_1"',1C"'HAE=L""H"S"'M"'ITH,c------------
RCEl65090 EXP OO.'Ja'2023
PASCO LARET SUITER & ASSOCL4TES
535 N HfGHi•.'AY 101. SU/TEA
SOLANA BEACH, CA 920i5
8,.,~-259-8212
ENGINEER OF t\ORK CITY APPROVED CHANGES

TRAFFIC CALMING PLAN

SOUTH NARDO A VENUE

REVITALIZING SOLANA HIGHLANDS

SPECIAL SEWER CONSTRUCTION NOTES
1 PiPE BEDD/!IG AND PACK.FILL: GRAVEL SHALL CONFORM TO THE LATEST EDITION OF THE STANDARD SPECIFICATIONS FOR PUBLIC V.ORKS CONSTRUCTION. SUBSECTION JOS.1.2.1 AND BE PLACED IN ACCORDANCE V,ffH SAN DIEGO REGIONAL STANDNW DRAWNG SP-02, THE UPPER ZONE BACKFILL SHALL BE ¾) MINIMUM RELA TM COMPACTED TO NINETY FNE PERCENT (S5 COMPACTION. 2 MANHOLE EXTERIOR SURFACE, THE EXTERIOR SURFACE OF MANHOLES SHALL BE COATED IM'TH A 11'ATERPROOF/NG AGENT CO!IS!STING OF A COAL TAR EMULSION, THE V.!ATERPRCXJFING SHALL BE KOP-COAT 8/TUIIASTIC NO, 300M, OR APPROVED EQUAL THE WATERPROOFING SHALL BE APPLIED NO LESS THAN TV.O (2) COATS TO ACHIEVE A TOTAL DRY THICKNESS OF 25 TO 35 MILS, THE EXTERIOR SURFACE SHALL BE PREPARED AND V.'ATERPROOFfNG SHALL BE APPLIED IN ACCORDANCE t"WTH THE MANUFACTURER'S SPECIFICATIONS 3 MANHOLE INTERIOR SURFACE· THE INTERIOR SURFACE OF MANHOLES SHALL BE LINED v.fTHAN EPOXY/URETHANE LINING THE EPOXY/URETHANE UN/NG SJ-I.ALL BE $ANGON 100 POLYURETHANE SYSTEM. OR APPROIED EQUAL THE LIN!i/G SHALL BE INSTALLED IN ACCORDANCE t•JTH MA!IUFACTURERB SPECIFICATION$ 4 SEWER LINE JOINT$ SHALL NOT BE INSTALLED BELO'N\.-fflTER IIAJNS 5 TRENCH RESURFACJNG SHALL BE PER SQJ..ANA BEACH STANDARD DRAv.1NG M·3A STORM DRAIN MARKERS:
1 ALL NEW OR REPLACED STORM DRAIN !NLETS SHALL PAVE A TILE PERMANENTLY AFFIXED ON THE CURB FACE OF EACH SIDE OF THE INLET OPENING \M'7H THE FOLLCW,1NG MESSAGE ON IT, WO DUMPifJG, THIS DRAINS TO OCEAN,• /i/CWD/NG A FISH STENCIL
2 THE S£ZE, COLOR AND DESIGN SP.ALL BE SUBJECT TO APPROVAL BY THE CITY ENGINEER THE TILE MARKER SHALL CONSIST OF A HEAT•FIRED, VITREOUS, CERAMIC BASE NIDA HEAT-FIRED, OPAQUE, GLAZED SURFACE THE

BOTTOMS OF THE TILE MARKER SHALL BE FREE FROM GLOSS OR GLAZE AND SHALL HAVE A NUMBER OF INTEGRAL! Y FORMED PROTRUSION$ PROJECTING FROM THE SURFACE IN A UNIFORM PATTERN 3 THE TILE MARKER SHALL BE APPLIED V.ffH AN EPOXY ADHESIVE TO MEET SERVICE REQUIREMENTS FOR HIGHWAY CONSTRUCT/ON THE PORTION OF CURB FACE SURFACE TO v.1-ffCH THE TILE MARKER /5 TO BE BONDED BY THE ADHESIVE SHALL BE FREE OF DIRT. CURJ!/G COMPOUND. GREASE, OIL, MOISTURE LOOSE OR UNSOUND LAYERS PAJNT AND OTHER WATER/Al. V.tt/CH V.OULD ADVERSELY AFFECT THE BOND OF THE ADHESNE

APP'O DATE RECOMMENDED FOR APPROVAL APPROVED FOR CONSTRUCTION

PROPERTY INFORMATION

SITE ADDRESS
701 SOUTH NARDO AVENUE
SOLANA BEACH. CA 920i5

ASSESSOR PARCEL NUMBERS
298-260-33
298-164-22
298-281-10

LEGAL DESCRIPTION
PARCEL 1. APN 298-260-33-00

O'IINER-'PERMITTEE'
FENTON SOLANA HIGHLANDS, LlC
i577 MISSION VALLEY ROAD 1200
SAN DIEGO, CA 92105
TM-STEVENS. LLC
600v.£STBROADVi/AY
SAN DIEGOCA921D1
LOTS 1, 2 AND 3 OF TURF CLUB Y1EW IN THE CITY OF SOLANA BEACH, COUNTY OF SAN DIEGO, STATE OF CALIFORNL4, ACCORDING TO MAP THEREOF NO 5672, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SM DIEGO COUNTY, JUNE 25, 1970
PARCEL 2· APN 298-281-10-00
THE NORTHERLY 122 31 FEET OF LOT 13 OF EDEN GARDENS SUBD!VISIO,'{ IN THE CITY OF SOLANA BEACH, COUNTY OF SAN DIEGO, $TATE OF CALIFORNIA AS PER MAP NO. 175i THEREOF. OF SAN DIEGO COUNTY RECORDS. TOGETHER V,ffH THAT PORTION OF LOT 13. EDEN GARDENS IN THE CITY OF SOLANA BEACH, IN THE COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO THE MAP THEREOF NO 1757, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JUNE 27, 1923, EXCEPTING PORTIONS OF LOTS 13AND 14 OF THE EDEN GARDENS SUBDfVISION, IN THE CITY OF SOLANA BEACH, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA.

ACCORDING TO !IAP THEREOF NO, 1757 FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY ON JUNE 27, 1923,
PARCEL 3 APN 295-164-22-00
ALL THAT PORTION OF LOT 14, EDEN GARDENS. IN THE COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO 1757 FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY l YING SOUTHERLY OF ROAD SURVEY NO 714 EXCEPTING THAT PORTION DEEDED TO THE CITY OF SOLANA BEACH BY DEED RECORDED JULY 12, 1995 AS DOCUMENT i/0 295005 OF OFFICIAL RECORDS AND THOSE PORTIONS OF LOTS 13 AND 14 OF THE EDE!I GARDENS SUBDN/5/0N, IN THE CITY OF SOLANA BEACH, COUNTY OF SAN DIEGO, STATE OF CAL!FORN!A. ACCORDING TO MAP THEREOF NO 1757 FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGOCOUNTYONJUNE27, 1923

TOPOGRAPHIC SURVEY

PASCO LARET SUITER & ASSOCIATES
535 ii HIGHWAY 101, SUITE A
SOLNIA BEACH, CA 92075

BENCHMARK
FOUND 2.5' CITY OF SOLANA BEACH BRASS DISC ON CONCRETE DRAJNAGE INLET AT THE EAST END OF FRESCA COURT ELEVATION 104 95' (NGVD29)

EMRA NOTE

ALL PRIVATE LANDSCAPING AND IRRIGATION IMPROVEMENTS IN THE PUBLIC RIGHT-OF-WAY SHALL BE AUTHORIZED

UNDER AN ENCROACHMENT MAJNTENANCE REMOIAL AGREEMENT (EMRA) ALL OTHER TRAFFIC CALMING MEASURES

INSTALLED BY THESE PLANS ARE PUBLIC IMPROVEMENTS AIJD NOT PART OF AN EMRA

ABBREV/A TION LEGEND
AC ASPHALT CONCRETE LP LOWPO!NT

BLDG BUILDING MH MANHOLE

RMP BEST MANAGEMENT PRACTICES MIN MINLUUM
8$ BOTTOM OF STAIR MOD MODJFIED

BVC BEGIN VERTICAL CURVE PCC PORTLAND CEMENT CONCRETE
BV✓ fACKOFAALK !BOTTOMOFW4LL PL PROPERTY LINE
DI\G DRAV.fNG PVI POINT OF VERTICAL INTERSECTION

EG EXISTING GRADE PVT PRIVATE
ESMT EASEMENT /vW RIGHT.Qf.v.'AY

EVC END VERTICAL CURVE SD STORM DRAIN

EX EXISTING SDS&E SAfl DIEGO GAS & ELECTRIC
FF FINISHED FLOOR ss SANITARY Sfl'.1.:R
FH FIRE HYDRANT SSMH SB\fR MANHOLE

FL FLOWL/NE STA STATION

FS FINISH SURFACE TC TOP OF CURB

FTG FOOTING TF TOP OF FOOTING
GB GfMDEBREAK TS TOP OF STAIR
HH HA>JDHOLE 7W TOPOFv.'ALL

HP HIGH POINT

BENCHMARK CITY OF SOLANA BEACH

WORK TO BE DONE
THE IMPROVEMENTS CONSIST OF THE FOLLO'l,fNG ~'\ORK TO 8£ DONE ACCORDING TO THESE PLANS AND THE LATEST EDITIONS OF.

STANDARD SPECIFICATIONS
1 STANDARD SPECIF/CATIONS FOR PUBLIC WJRKS CONSTRUCTION li/CLUDJNG THE REGIONAL