can be reduced to 15 feet. The residence would be setback at least 20 feet from the front (east) property line, 5 feet from the northern side property line, 15 feet from the rear (west) property line, and 5 feet from the southern side property line. The maximum building height for the MR Zone is 25 feet. The maximum height of the proposed residence would be 24.90 feet above the proposed grade with the highest portion of the structure to be at 124.7 feet above MSL. As designed, the project will comply with the required parking, maximum floor area, required setbacks, and maximum building height.
c. Landscaping: The removal of significant native vegetation shall be minimized. Replacement vegetation and landscaping shall be compatible with the vegetation of the surrounding area. To the maximum extent practicable, landscaping and plantings shall be used to screen parking areas, storage areas, access roads, and other service uses of the site. Trees and other large plantings shall not obstruct significant views when installed or at maturity.
Drought tolerant plant materials and water conserving irrigation systems shall be incorporated into all landscaping plans.
The project is subject to the current water efficient landscaping regulations of SBMC Chapter 17.56. A Landscape
Documentation Package is required for new development
projects with an aggregate landscape equal to or greater than 500 square feet requiring a building permit, plan check or development review. The Applicant provided a conceptual landscape plan that has been reviewed by the City’s third-party landscape architect, who has recommended approval. The
Applicant will be required to submit detailed construction landscape drawings that will 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 will perform an inspection during the construction phase of the project. A separate condition has been added to require that native or drought-tolerant and non-invasive plant materials and waterconserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.
d. Roads, Pedestrian Walkways, Parking and Storage Areas: Any development involving more than one building or structure shall 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.
Resolution 2022-099
DRP21-022/SDP21-022 – 237 N. Acacia Ave.
SBMC Section 17.52.040 and the Off-Street Parking Design Manual (OSPDM) require two (2) parking spaces for a singlefamily residence. The Applicant is proposing to construct a 391 square-foot attached garage in the northeast corner of the proposed residence. The garage would be accessed by a
driveway at the northeast corner of the property from N. Acacia Avenue. The proposed two-car garage satisfies the required offstreet parking for the single-family residence. e. Grading: To the extent feasible, natural topography and scenic features of the site shall be retained and incorporated into the proposed development. Any grading or earth-moving operations in connection with the proposed development shall be planned and executed so as to blend with the existing terrain both on and adjacent to the site. Existing exposed or disturbed slopes shall be landscaped with native or naturalized non-native vegetation and existing erosion problems shall be corrected.
The Applicant is proposing approximately 680 cubic yards of cut and 260 cubic yards of fill with 420 cubic yards of export. The majority of the proposed grading would be associated with the excavation for the proposed 812 square-foot basement that would have a finished floor approximately 9 feet below the finished floor of the first floor and the finished grade of the yard areas. The proposed grading outside the footprint of the structure would level the existing flat yard areas surrounding the residence and construct drainage improvements including stormwater improvements in the southeast corner of the front yard.
f. Lighting: Light fixtures for walkways, parking areas, driveways, and other facilities shall be provided in sufficient number and at proper locations to assure safe and convenient nighttime use.
All light fixtures shall be appropriately shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding areas per SBMC 17.60.060 (Exterior Lighting Regulations).
All new exterior lighting fixtures shall comply with the City-Wide Lighting Regulations of the Zoning Ordinance (SBMC
17.60.060). All light fixtures shall be shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding area. g. Usable Open Space: Recreational facilities proposed within required usable open space shall be located and designed to maintain essential open space values.
Resolution 2022-099
DRP21-022/SDP21-022 – 237 N. Acacia Ave.
The project consists of the construction of a replacement singlefamily residence with a basement, an attached garage, and associated site improvements on a developed residential lot, therefore, usable open space and recreational facilities are neither proposed nor required according to SBMC Section
17.20.040.
III. All required permits and approvals including variances, conditional use permits, comprehensive sign plans, and coastal development permits have been obtained prior to or concurrently with the development review permit.
All required permits are being processed concurrently with the Development Review Permit.
IV. If the development project also requires a permit or approval to be issued by a state or federal agency, the city council may conditionally approve the development review permit upon the Applicants obtaining the required permit or approval from the other agency.
The Applicant shall obtain approval from the California Coastal Commission prior to issuance of Building or Grading Permits.
B. In accordance with Chapter 17.63 (Structure Development Permit) of the Solana Beach Municipal Code, the City Council finds the following:
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 Fire Mitigation, Park Development and Public Use Facilities Impact Fees, as established by SBMC Chapter 15.60, Chapter 15.65, Chapter 15.66, and Resolution 2018- 147.
II. Building Permit plans must be in substantial conformance with the architectural plans presented to the City Council on August 24, 2022, and located in the project file with a submittal date of August 17, 2022.
III. Prior to requesting a framing inspection, the Applicant shall be required to submit a height certification, signed by a licensed land surveyor, certifying that the building envelope is in conformance with City Council approval on August 24, 2022, and that the maximum height of the proposed addition will not exceed 24.9 feet above the proposed grade or 124.7 feet above MSL, which is the maximum proposed Resolution 2022-099
DRP21-022/SDP21-022 – 237 N. Acacia Ave.
structure height reflected on the project plans.
IV. Any proposed onsite fences, walls and retaining walls and any proposed railing located on top, or any combination thereof, shall comply with applicable regulations of SBMC Section 17.20.040 and
17.60.070 (Fences and Walls).
V. The Applicant shall obtain required California Coastal Commission (CCC) approval of a Coastal Development Permit, Waiver or Exemption as determined necessary by the CCC, prior to the issuance of a grading or building permit.
VI. Native or drought tolerant and non-invasive plant materials and water conserving irrigation systems shall be incorporated into any proposed landscaping and compatible with the surrounding area to the extent feasible.
VII. Any new exterior lighting fixtures shall be in conformance with the CityWide Lighting Regulations of SBMC 17.60.060.
VIII. 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.
IX. Construction vehicles shall be parked on the subject property at all times when feasible. If construction activity prohibits parking on the subject property, the Applicant shall ensure construction vehicles are parked in such a way to allow sufficient vehicular access on N. Acacia Avenue and minimize impact to the surrounding neighbors.
X. The Applicant shall connect to temporary electrical service as soon as feasible to the satisfaction of the City.
B. Fire Department Conditions:
I. 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.
II. 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” Resolution 2022-099
DRP21-022/SDP21-022 – 237 N. Acacia Ave.
high with a ½” stroke for commercial and multi-family residential buildings, 12” high with a 1” stroke for industrial buildings. Additional numbers shall be required where deemed necessary by the Fire Marshal, such as rear access doors, building corners, and entrances to commercial centers.
III. AUTOMATIC FIRE SPRINKLER SYSTEM-ONE AND TWO
FAMILY DWELLINGS: Structures shall be protected by an
automatic fire sprinkler system designed and installed to the satisfaction of the Fire Department. Plans for the automatic fire sprinkler system shall be approved by the Fire Department prior to installation. Per the Solana Beach Municipal Code Title 15 Building and Construction Chapter 15.32 Fire Code Section 15.32.230 Section 903.2.
IV. CLASS “A” ROOF: All structures shall be provided with a Class “A” Roof covering to the satisfaction of the Solana Beach Fire Department.
V. SOLAR PHOTOVOLTAIC INSTALLATIONS (Solar Panels): Solar Photovoltaic systems shall be installed per the California Fire Code and Solana Beach Fire Department requirements.
VI. Basements:
a. All basements shall be designed and equipped with emergency exit systems consisting of operable windows, window wells or exit door that's leads directly outside via staircase and exit door or exit door at grade.
b. Window wells/Light wells that intrude into side yard or backyard setbacks of five feet or less, shall require a hinged grating covering the window well/lightwell opening. The grating shall be capable of supporting a weight of 250lb person; yet must be able to be opened by someone of minimal strength with no special knowledge, effort or use of key or tool. Any modification of previously approved plans related to this condition shall be subject to re-submittal and review by City Staff (Fire, Building, Planning)
C. Engineering Department Conditions:
I. The Applicant is required to obtain an Encroachment Permit in accordance with SBMC Section 11.20 for the following frontage improvements being done in the public right-of-way. The frontage improvements shall be done to the satisfaction of the City Engineer prior to the occupancy of the proposed project:
Resolution 2022-099
DRP21-022/SDP21-022 – 237 N. Acacia Ave.
a. Construction of the SDRSD G-2 concrete curb and gutter along the property frontage with transitions to the existing
improvements on both ends.
b. Removal of the existing 4-ft wide sidewalk & reconstruction of the 5-4” wide sidewalk along the entire property frontage with appropriate transitional sections to the existing improvements on both sides of the property.
c. Construction of the SDRSD driveway approach.
d. Construction of the 3” PVC sidewalk underdrain pipes.
II. The Applicant shall record an Encroachment Maintenance Removal Agreement (EMRA) with the County of San Diego prior to occupancy.
The EMRA shall be recorded against this property for all private improvements in the Public Right-Of-Way including but not limited to:
a. 3” PVC sidewalk underdrain pipes.
III. Per current rates, the Applicant shall pay in full the one-time sewer capacity fee of $4,500.00 per Equivalent Dwelling Unit (EDU) prior to Building Permit Issuance. The EDU assignment is determined by SBMC 14.08.060. The proposed ADU unit would increase the property’s EDU assignment by 0.8 EDU. The cost the Applicant is responsible for is $3,600.00 concurrently with Building Permit Issuance (0.8 EDU multiplied by $4,500.00).
IV. All construction demolition materials shall be recycled according to the City’s Construction and Demolition recycling program and an approved Waste Management Plan shall be submitted.
V. Construction fencing shall be located on the subject property unless the Applicant has obtained an Encroachment Permit in accordance with chapter 11.20 of the SBMC which allows otherwise.
VI. The Applicant shall obtain a Grading Permit in accordance with Chapter 15.40 of the Solana Beach Municipal Code. Conditions prior to the issuance of a grading permit shall include, but not be limited to, the following:
a. The Applicant shall obtain a grading plan prepared by a Registered Civil Engineer and approved by the City Engineer.
On-site grading design and construction shall be in accordance with Chapter 15.40 of the Solana Beach Municipal Code.
b. The Applicant shall obtain a Soils Report prepared by a Registered Soils Engineer and approved by the City Engineer.
All necessary measures shall be taken and implemented to Resolution 2022-099
DRP21-022/SDP21-022 – 237 N. Acacia Ave.
assure slope stability, erosion control and soil integrity. The grading plan shall incorporate all recommendations contained in the soils report.
c. The Applicant shall provide a Drainage Report prepared by a Registered Civil Engineer. This report shall address the design for detention basin and corresponding outflow system to ensure the rate of runoff for the proposed development is at or below that of pre-existing condition. All recommendations of this report shall be incorporated into the Preliminary Grading Plan. A detention basin easement(s) shall be recorded for maintenance of the detention basins by the property owner(s) in perpetuity, prior to Final Inspection of the Building Permit.
d. The Applicant shall show all retaining walls and drainage structures. Retaining walls shown on the grading plan shall conform to the San Diego Regional Standards or be designed by a licensed civil engineer. Engineering calculations for all designed walls with a surcharge and nonstandard walls shall be submitted at grading plan check. Retaining walls may not exceed the allowable height within the property line setback as determined by the City of Solana Beach Municipal Code.
Contact the Community Development department for further information.
e. The Applicant is responsible to protect the adjacent properties during construction. If any grading, construction activity, access or potential construction-related impacts are anticipated beyond the property lines, as determined by the City Engineer, the Applicant shall obtain a letter of permission from the adjoining property owners. All required letters of permission shall be submitted to the City Engineer prior to the issuance of the grading permit.
f. The Applicant shall pay a grading plan check fee in accordance with the current Engineering Fee Schedule at initial grading plan submittal. Inspection fees shall be paid prior to issuance of the grading permit.
g. The Applicant shall obtain and submit grading security in a form prescribed by the City Engineer.
h. The Applicant shall obtain haul permit for import / export of soil.
The Applicant shall transport all excavated material to a legal disposal site.
i. The Applicant shall submit certification from the Engineer of Record and the Soils Engineer that all public or private drainage Resolution 2022-099
DRP21-022/SDP21-022 – 237 N. Acacia Ave.
facilities and finished grades are functioning and are installed in accordance with the approved plans. This shall be
accomplished by the Engineer of Record incorporating as-built conditions on the Mylar grading plans and obtaining signatures of the Engineer of Record and the Soils Engineer certifying the as-built conditions.
j. An Erosion Prevention and Sediment Control Plan shall be prepared by the Applicant. Best management practices shall be developed and implemented to manage storm water and nonstorm water discharges from the site at all times during excavation and grading activities. Erosion prevention shall be emphasized as the most important measure for keeping
sediment on site during excavation and grading activities.
Sediment controls shall be used as a supplement to erosion prevention for keeping sediment on site.
k. The Applicant shall show all proposed on-site private drainage facilities intended to discharge water run-off. Elements of this design shall include a hydrologic and hydraulic analysis verifying the adequacy of the facilities and identify any easements or structures required to properly convey the drainage.
l. The construction of drainage structures shall comply with the standards set forth by the San Diego Regional Standard
Drawings.
m. Post Construction Best Management Practices meeting City and RWQCB Order No. R9-2013-001 requirements shall be
implemented in the drainage design.
n. No increased cross lot drainage shall be allowed.
o. Prior to obtaining a building permit, submit a building pad certification statement from a soils engineer and an engineer or land surveyor licensed in Land Surveying per SBMC
15.40.230E.
p. The Applicant shall obtain the Grading Permit prior or concurrently to Building Permit issuance.
D. City Council Conditions:
I. N/A
IV. ENFORCEMENT
Pursuant to SBMC 17.72.120(B) failure to satisfy any and all of the above- Resolution 2022-099
DRP21-022/SDP21-022 – 237 N. Acacia Ave.
mentioned conditions of approval is subject to the imposition of penalties as set forth in SBMC Chapters 1.1.6 and 1.18 in addition to any applicable revocation proceedings.
V. EXPIRATION
The Development Review Permit for the project shall expire 24 months from the date of this Resolution, unless the Applicant has obtained building permits and has commenced construction prior to that date, and diligently pursued construction to completion. An extension of the application may be granted by the City Council according to SBMC 17.72.110.
VI. 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.
In the event of such election, the 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 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 the Applicant.
NOTICE TO APPLICANT: Pursuant to Government Code Section 66020, you are hereby notified that the 90-day period to protest the imposition of the fees, dedications, reservations or other exactions described in this resolution commences on the effective date of this resolution. To protest the imposition of any fee, dedications, reservations or other exactions described in this resolution you must comply with the provisions of Government Code Section 66020. Generally the resolution is effective upon expiration of the tenth day following the date of adoption of this resolution, unless the resolution is appealed or called for review as provided in the Solana Beach Zoning Ordinance.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Solana Beach, California, held on the 24th day of August, 2022, by the following vote:
AYES: Councilmembers –
NOES: Councilmembers –
ABSENT: Councilmembers –
Resolution 2022-099
DRP21-022/SDP21-022 – 237 N. Acacia Ave.
ABSTAIN: Councilmembers –
______________________________
LESA HEEBNER, Mayor
APPROVED AS TO FORM: ATTEST:
______________________________ ______________________________ JOHANNA N. CANLAS, City Attorney ANGELA IVEY, City Clerk e areas Name Existing Square Footage
Non-landscaped Area 1581
Non-irrigated Landscape 0
Irrigated Landscape 2419
Water Features 0
Decorative Hardscape 0
Total Lot Area 4000
12 - landscape arras
Irrigated Lanscape 810
Water Features 28.3
Decorative Hardscape 10
Aggregate Landscape Area 871
far calculations:
II
II
II
i'3
~ i 3·. 2· 29'- 4"
32'- 6"
31 ' - 6"
b
3·. 2· 24' - a~
31 ' - 6"
Proposed Total Square Footage
3129
0 810
51 10
4000
Area of Work
~
b
Ill
b
,._
Ill
b
b
4' • 4"
hart
NEW TWO-STORY SINGLE
FAMILY RESIDENCE+ ADU
fire department:
STANDARD CONDITIONS:
1. OBSTRUCTION OF ROADWAYS DURING CONSTRUCTtoN: Al l ROADWAYS SHALL BE A MINIMUM OF 20 FEET IN WIDTH DURING CONSTRUCTION AND MAINTAINED FREE AND
CLEAR, INCLUDING THE PARKING OF VEHICLES, IN ACCORDANCE WITH THE CALIFORNIA FIRE CODE AND THE SOLANA BEACH FIRE DEPARTMENT.
2. ADDRESS NUMBERS: STREET NUMBERS: APPROVED NUMBERS AND/OR ADDRESSES SHALL BE PLACED ON All NEW AND EXISTING BUILDINGS ANO AT APPROPA!ATE 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, ANO SHALL MEET THE FOLLOWING MINIMUM STANDARDS AS TO SIZE: 4" HIGH WITH A Yi" INCH STROKE WIDTH FOR RESIDENTIAL BUILDINGS, 8" HIGH WITH A ½" STROKE FOR COMMERCIAL AND MULTI-FAMILY RESIDENTIAL BUILDINGS, 12" HIGH WITH A 1• STROKE FOR INDUSTRIAL BUILDINGS. ADDITIONAL NUMBERS SHALL BE REQUIRED WHERE
DEEMED NECESSARY BY THE FIRE MARSHAL, SUCH AS REAR ACCESS DOORS, BUILDING CORNERS, AND ENTRANCES TO COMMERCIAL CENTERS.
3. AUTOMATIC FIRE SPRINKLER SYSTEM-ONE AND TWO FAMILY DWElllNGS:
STRUCTURES SHALL BE PROTECTED BY AN AUTOMATIC FIRE SPRINKLER SYSTEM DESIGNED AND INSTALLED TO THE SATISFACTION OF THE FIRE DEPARTMENT. PLANS
FOR THE AUTOMATIC FIRE SPRINKLER SYSTEM SHALL BE APPROVED BY THE FIRE DEPARTMENT PRIOR TO INSTALLATION. PER THE SOLANA BEACH MUNICIPAL CODE TITLE 15 BUILDING ANO CONSTRUCTION CHAPTER15.32 FIRE CODE SECTION 15.32.230 SECTION 903.2
4. CLASS "A" ROOF: ALL STRUCTURES SHALL BE PROVIDED WITH A CLASS "A" ROOF COVERING TO THE SATISFACTION OF THE SOLANA BEACH FIRE DEPARTMENT.
5. SOLAR PHOTOVOLTAIC INSTALLATIONS.(SOLAR PANELS): SOLAR
PHOTOVOLTAIC SYSTEMS SHALL BE INSTALLED PER THE CALIFORNIA FIRE CODE AND SOLANA BEACH FIRE DEPARTMENT REQUIREMENTS.
6. ALL BASEMENTS SHALL BE DESIGNED AND EQUIPPED WITH
EMERGENCY EXIT SYSTEMS CONSISTING OF OPERABLE
WINDOWS, WINDOW WELLS OR EXIT DOOR THATS LEADS
DIRECTLY OUTSIDE VIA STAIRCASE AND EXIT DOOR OR EXIT DOOR AT GRADE.
WINDOW WELLS/LIGHT WELLS THAT INTRUDE INTO SIDE YARD OR
BACKYARD SETBACKS OF FIVE FEET OR LESS, SHALL REQUIRE A HINGED GRATING COVERING THE WINDOW WELIA.IGHT\-VELL
OPENING. THE GRATING SHALL BE CAPABLE OF SUPPORTING A
WEIGHT OF 250LB PERSON; YET MUST BE ABLE TO BE OPENED BY
SOMEONE OF MINIMAL STRENGTH WITH NO SPECIAL KNOWLEDGE,
EFFORT OR USE OF KEY OR TOOL. ANY MODIFICATION OF
PREVIOUSLY APPROVED PLANS RELATED TO THIS CONDITION
SHALL BE SUBJECT TO RE-SUBMITTAL AND REVIEW BY CITY STAFF (FIRE, BUILDING, PLANNING)
codes governing construction:
2019
2019
2019
2019
2019
2019
2019
2019
CALIFORNIA
CALIFORNIA
CALIFORN IA
CALIFORN IA
CALIFORNIA
CALIFORNIA
CALIFORNIA
CALIFORNIA
PACIFIC
OCEAN
BUILDING CODE TITLE 24 PART 2, V. 1&2
RESIDENTIAL CODE TITLE 24 PART 2.5
ELECTRICAL CODE TITLE 24 PART 3
MECHANICAL CODE TITLE 24 PART 4
PLUMBING CODE TITLE 24 PART 5
ENERGY CODE TITLE 24 PART 6
F!RE CODE TITLE 24 PART 9
GREEN BUILDING CODE TITLE 24 PART 11
\
G
project data:
PROJECT OWNER
OWNER ADDRESS
OWNER EMAIL
OWNER PHONE
PROJECT ADDRESS
PROJECT DESCRIPTION
LEGAL DESCRIPTION
APN
YEAR BUILT
GENERAL PLAN DESIGNATION•
OCCUPANCY
CONSTRUCTION TYPE
ZONE
ZONE OVERLAYS
LOT AREA
BUILDING AREAS
(N) BASEMENT SF
(N) 1ST FLA SF
(NJ 2ND FLA SF
(N) TOTAL 1ST + 2ND
(N) TOTAL LIVING
(NJ 2 CAR GARAGE
(NJ NEW ADU
(N) BALCONIES
(NJ TOTAL WI ADU
SETBACKS
FRONT SETBACK
SIDE SETBACK
REAR SETBACK
HEJGHTLIMIT
PROPOSED HEIGHT
FLOOR AREA RATIO
MAX FAR
BUILDING HEIGHT
# OF STORIES
PARKING
GRADING
FIRE SPRINKLERS
BUILDING CODES
SHIRLY CHWALOWSKI
13225 CAPSTONE DRIVE
SAN DIEGO, CA 92130
shir1y.har153@hotmai!.com
858·245-6035
237 NORTH ACACIA AVE.
SOL.ANA BEACH, CA 92075
DEMOLISH EXISTING RESIDENCE. NEW TWO STORY
SINGLE F/l-MILY RESIDENCE. ATTACHED TWO CAR
GARAGE. ATTACHED ONE STORY ACCESSORY
DWELLING UNIT (ADU).
LOT 21, BLK 17, MAP 1749
263·332-03·00
1946
RESIDENTIAL
R-3
V•B
MR
SCALED RESIDENCE, COASTAL ZONE
GROSS • 4,000 SF
NET- 4,000 SF
812SF
769 SF
1,152 SF
1,921 sf
2,733 SF
391 SF
568SF
176SF
3,301 SF
25'-0"
5'·0"
1s·-o·
25.0'
25.0'
1,921 14,000 • .48
(769+ 1,152)
2,000 SF
24'-11 "
TWO CAR GARAGE
YES
YES
SEE CODE TABLE THIS SHEET
GRADING QUANTITIES AND EARTHWORK:
SITE GRADING:
CUT (UNDER RESIDENCE BASEMENT) •
FILL (UNDER RESIDENCE)
Fill (UNDER ADU)
Fill (OUTSIDE FOOTPRINT)
EXCAVATION FOR FOOTINGS:
CUT
REMOVALS AND RECOMPACTlON:
CUT/FILL
TOTAL GRADING
CUT
FILL
EXPORT
project team:
ARCHITECT
PROJECT MANAGER
CIVIL ENGINEER
LANDSCAPE ARCHITECT
sheet index SHEET #
ao.o TITLE SHEET
365C.Y.
OC.Y.
OC.Y.
25C.Y.
30 C.Y.
260 C.Y.
680 C.Y.
260C.Y.
420C.Y.
DZN PARTNERS
682 SECOND ST
ENCINITAS, CA 92024
760·753-2464
BART SMITH, AIA LEED AP
[email protected]
DZN PARTNERS
682 SECOND ST
ENCINITAS, CA 92024
760-753-2464
MEAGHAN LAWLER
[email protected]
G.A.C. ENGINEERING AND LAND SURVEYING
27475 YNEZ ROAD #294
TEMECULA, CA 92591
750.594.4889
GREG CAUDILL
[email protected]
JAMES P. BENEDETTI LANDSCAPE ARCHITECT
JPBLA
4403 MANCHESTER AVE., SUITE 201
ENCINITAS, CA 92024
760-479-0644
JAMES BENEDETTI
JIM@JPBLACOM
SHEET TITLE
al.0 ABBREVIATIONS AND SYMBOLS
a2.0 SITE PLAN AND AREAS
a3.0 FIRST FLOOR PLAN
a3.1 SECOND FLOOR PLAN
a4.0 ROOF PL.AN
as.a STORY POLE PLAN
a6.0 EXTERIOR ELEVATIONS
a6.1 EXTERIOR ELEVATIONS
a7.0 SECTIONS
as.a 30 VIEWS
LC-1 LANDSCAPE TlllE SHEET
LC-2 LANDSCAPE PLAN
LC-3 LANDSCAPE NOTES
LC•4 LANDSCAPE HYDROZONE PLAN
r
PART H E R S
612 S [COM D ST
ENC I N IT A· s , CA
{ 7 5 OJ 7 5 3 2 4 &•
DZ HP ART IIE RS COM
7 L ..J
HART
CITY: SOLANA BEACH
2021.11 -22
2022.02-24
2022.04-18
2022.06-09
2022.08-16
JOB: 202113R
TITLE SHEET
ao.o c., PRELIMINARY GRADING PL.AN
C-2 BMP PLAN ATTACHMENT 2
engineering department: abbreviations [plumbing:
~
ELECTRICAL PANEL Pou:
,~- EQUAL PCC PRECASTCONC>\ETE SYMBOL = DESCRIPTION
1. THE APPLICANT rs REQUIRED TO OBTAIN AN ENCROACHMENT PERMIT IN EOIJl?I/ENT MT "OO<ET ACCORDANCE WITH SSMC SECTION 11.20 FOR THE FOLLOWING FRONTAGE D:AMETEi'! EM EACHWAY "'- PLATE IMPROVEMENTS BEING DONE lN THE PUBLIC RIGHT-OF-WAY. THE FRONTAGE PROPERTYLNE IMPROVEMENTS SHALL BE DONE TO THE SATISFACTION OF THE CITY ENGINEER PRIOR TO THE OCCUPANCY OF THE PROPOSED PROJECT: PLASTER G] WATER METER
G TM'l< WATER HEATER
A CONSTRUCTION OF THE SDRSD G-2 CONCRETE CURB AND PLYWOCD GUTTER ALONG THE PROPERTY FRONTAGE WITH TRANSITIONS PANEL TO THE EXISTING IMPROVEMENTS ON BOTH ENOS. [YE] TANK!..ESS WATER HEATER B. REMOVAL OF THE EXISTING 4·FT WIDE SIDEWALK & PAlR
RECONSTRUCTION OF THE 5-4" WIDE SIDEWALK ALONG THE
ENTIRE PROPERTY FRONTAGE WITH APPROPRIATE TRANSITIONAL @) WATERCONO!T!ONEA
SECTIONS TO THE EXISTING IMPROVEMENTS ON BOTH SIDES OF
THE PROPERTY. ~ WATER SERVICE SHUTOFF
C. CONSTRUCTION OF THE SDRSD DRIVEWAY APPROACH.
D. CONSTRUCTION OF THE 3~ PVC SIDEWALK UNDERDRAIN PIPES.
2. THE APPLICANTS SHALL RECORD AN ENCROACHMENT MAINTENANCE REMOVAL POLYViNYLCHLORrDE Ji¾. HOSE BB AGREEMENT (EMRA) WITH THE COUNTY OF SAN DIEGO PRIOR TO OCCUPANCY. RlSER. R03E OR RAOrJS THE EMRA SHALL BE RECORDED AGAINST THIS PROPERTY FOR ALL PRIVATE IMPROVEMENTS IN THE PUBLIC RIGHT-OF-WAY INCLUDING BUT NOT LIMITED TO: RETURNAJR -<Jew COlD WATER VALVE A. 3" PVC SIDEWALK UNDERDRA!N PIPES. REtiFORCING SAR
3. PER CURRENT RATES, THE APPLICANT SHALL PAY !N FULL THE ONE-TIME SEWER RUBSER CAPACITY FEE OF $4,500.00 PER EQUIVALENT DWELLING UNIT {EDU) PRIOR TO AP RECESSED PLUMBING BUJLDING PERMIT ISSUANCE. THE EDU ASSIGNMENT IS DETERMINED BY SBMC
14.08.060. THE PROPOSED ADU UNIT WOULD INCREASE THE PROPERTY'S EDU ASSIGNMENT BY 0.8 EDU. THE COST THE APPLICANT IS RESPONSIBLE FOR IS v SHOWERHEAD $3,600.00 CONCURRENTLY WITH BUILDING PERMIT ISSUANCE (0.8 EDU MULTIPLIED BY $4,500.00).
4. ALL CONSTRUCTION DEMOLITION MATERIALS SHALL BE RECYCLED ACCORDING © OVERHEAD SHOWERHEAD
TO THE CITY'S CONSTRUCTION AND DEMOLITION RECYCLING PROGRAM AND AN APPROVED WASTE MANAGEMENT PLAN SHALL BE SUBMITTED.
5. CONSTRUCTION FENCING SHALL BE LOCATED ON THE SUBJECT PROPERTY 'v<J ADJUSTABLE SHOWERHEAD
UNLESS THE APPLICANT HAS OBTAINED AN ENCROACHMENT PERMIT JN ACCORDANCE WITH CHAPTER 11.20 OF THE SBMC WHICH ALLOWS OTHERWISE. * FtRESPR!Ni<I..ER GRADING:
1. THE APPLICANT SHALL OBTAIN A GRACING PERMIT lN ACCORDANCE WITH CHAPTER 15.40 OF THE SOLANA BEACH MUNICIPAL CODE. CONDITIONS PRIOR TO X ROUND SHOMER DRAIN
THE ISSUANCE OF A GRADING PERMIT SHALL INCLUDE, BUT NOT BE LIMITED TO, THE FOLLOWING: ~ LJ~...AR SHO'.VER DRAIN
A. THE APPLICANT SHALL OBTAIN A GRADING PLAN PREPARED BY A
REGISTERED CIVIL ENGINEER AND APPROVED BY THE CITY
ENGINEER. ON-SITE GRADING DESIGN ANO CONSTRUCTION SHALL BE IN ACCORDANCE \"JITH CHAPTER 15.40 OF THE SOLANA BEACH 0 . CLEAN OUT
co
MUNICIPAL CODE.
B. THE APPLICANT SHALL OBTAIN A SOILS REPORT PREPARED BY A
REGISTERED SOILS ENGINEER AND APPROVED BY THE CITY
0 FLOOAORAlN
FD
ENGINEER. ALL NECESSARY MEASURES SHALL BE TAKEN AND
IMPLEMENTED TO ASSURE SLOPE STABILITY, EROSION CONTROL
ANO SOIL INTEGRITY. THE GRADING PLAN SHALL INCORPORATE
0 . FLOOAS!NK
FS
ALL RECOMMENDATIONS CONTAINED IN THE SOILS REPORT.
C. THE APPLICANT SHALL PROVIDE A DRAINAGE REPORT PREPARED §] GAS METER BY A REGISTERED CIVIL ENGINEER. TH!S REPORT SHALL ADDRESS
THE DESIGN FOR DETENTION BASIN AND CORRESPONDING
OUTFLOW SYSTEM TO ENSURE THE RATE OF RUNOFF FOR THE 7G FUEL GAS PROPOSED DEVELOPMENT JS AT OR BELOW THAT OF PRE·
EXISTING CONDITION. All RECOMMENDATIONS OF THIS REPORT
SHALL BE INCORPORATED INTO THE PREUM!NARY GRADING PLAN. =LL LOG LIGHTER
A DETENTION BASIN EASEMENT(S) SHALL BE RECORDED FOR
MAINTENANCE OF THE DETENTION BASINS BY THE PROPERTY "'
EN OOUNOAA.YNAIL OWNER($) IN PERPETUITY, PRIOR TO FINAL INSPECTION OF THE -f LOOSE GAS KEY BUILDING PERMIT. ,OT BOTTO!J
D. THE APPLICANT SHALL SHOW ALL RETAINING WALLS AND SPO DRAINAGE STRUCTURES, RETAINING WALLS SHOWN ON THE BYPASSOOOR ® DECK OR ROOF DRAIN GRADING PLAN SHALL CONFORM TO THE SAN DJEGO REGIONAL BAG SEAl'ING STANDARDS OR BE DESIGNED BY A LICENSED CIVIL ENGINEER. BRK SA.IC!< ENGINEERING CALCULATIONS FOR ALL DESIGNED WALLS WITH A BSMT SASEl-AS•lT HC'MR HAADWA!iE SURCHARGE AND NONSTANDARD WALLS SHALL BE SUBMITTED AT GRADING PLAN CHECK. RETAINING WALLS MAY NOT EXCEED THE BTU 61,IHSHTHERMALUWt "' HAROVF"FW.IE ALLOWABLE HEIGHT WITHIN THE PROPERTY LINE SETBACK AS ell OOT!-!WAYS DETERMINED BY THE CITY OF SOLANA BEACH MUNICIPAL CODE.
CONTACT THE COMMUNITY DEVELOPMENT DEPARTMENT FOR CA.BINET HM f10'..LOWIJ.ETAL STL STEEL FURTHER INFORMATION. CATCH BASIN HOR HORIZONTAL STP STRAP
D OVERFLOW SCUPPER OS
~ DECK OR ROOF ORAlN •
OVERFLOW SCUPPER
D DOWNSPOUT OS
E. THE APPLICANT IS RESPONSIBLE TO PROTECT THE ADJACENT PROPERTIES DURING CONSTRUCTION. JF ANY GRADJNG, CEM CEMENT HP HOPPER STR STRUCTURAL CONSTRUCTION ACTIVITY, ACCESS OR POTENTIAL crn CERA¼'C 1-'R HOLl8 STRG STORAGE CONSTRUCTION-RELATED IMPACTS ARE ANTICIPATED BEYOND C, CAST!ROO 1-!E!GHT SUS? SUS?ENOEO THE PROPERTY LINES, AS DETERMINED BY THE CITY ENGINEER, THE APPLICANT SHALL OBTAIN A LETTER OF PERMISSION FROM C<e CASTIN PLACE KTS MEAT€.<, THE ADJOINING PROPERTY OWNERS. ALL REQUIRED LETTERS OF CJ "" HOTWATE.R
PERMISSION SHALL BE SUBMITTED TO THE CITY ENGINEER PRIOR TO THE ISSUANCE OF THE GRADING PERMIT. ct NW~ •'.S\JLATION F. THE APPLICANT SHALL PAY A GRADING PLAN CHECK FEE !N CCG CE!UNG N NCH TB T!-!:>,:)L'G'-ISOtT ACCORDANCE WITH THE CURRENT ENGINEERING FEE SCHEDULE CL'<G CA!J...K:NG NT rNTERDR ,.. AT INITIAL GRADJNG PLAN SUBMITTAL INSPECTION FEES SHALL BE PAID PRIOR TO ISSUANCE OF THE GRADING PERMIT. ct05€T JOST G. THE APPLICANT SHALL OBTAIN AND SUBMIT GRADING SECURITY IN A FOAM PRESCRIBED BY THE CITY ENGINEER. CLEAR OONT TS.E.?rlONE H. THE APPLICANT SHALL OBTAIN HAUL PERMIT FOR IMPORT/ CVN COV'dON "' KITCh!:N TEMP TEMPCRAHY EXPORT OF SOIL THE APPLICANT SHALL TRANSPORT All CMU CONCRETE IJASCNR.Y UNIT L!NEN TG TEM?E:.EDGLASS EXCAVATED MATERIAL TO A LEGAL DISPOSAL SITE. co Cl.E,OXOUT uW LAMNATE HG TONGl.EA'iOGROOVE THE APPLICANT SHALL SUBMIT CERTIFICATION FROM THE ENGINEER OF RECORD AND THE SOILS ENGINEER THAT ALL LAT LATEHAL TH< THF~ PUBLIC OR PRIVATE DRAINAGE FACILITIES AND FINISHED GRADES LAV LAVATORY TME TOI/ATCHEXSTNG ARE FUNCTIONING AND ARE INSTALLED !N ACCORDANCE WITH THE APPROVED PLANS. THIS SHALL BE ACCOMPLISHED BY THE LOG LANDl',G TP TOP PLATE ENGINEER OF RECORD INCORPORATING AS•BUIL T CONDITIONS CONTR CONTAACTOR LG LCNG ,v TaEVISlON ON THE MYLAR GRADING PLANS ANO OBTAINING SIGNATURES OF co C:::MENT PLASTER LR LAl'IGE m TY?:ICAL THE ENGINEER OF RECORD AND THE SOILS ENGINEER CERTIFYING THE AS•BUILT CONDITIONS. COT CARPET LS LA..7YSUSAN TWS TASKl.£SSWATE.RHi?ATE.R J. AN EROSION PREVENTION AND SEDIMENT CONTROL PLAN SHALL CSM'[ CASEMENT LAG SCf'.EW U' UNDER BE PREPARED BY THE APPLICANT. BEST MANAGEMENT PRACTICES SHALL BE DEVELOPED ANO IMPLEMENTED TO cm CENTER LAUNDRY TUE u~ UNDER COUNTER MANAGE STORM WATER AND NON-STORM WATER DISCHARGES 00 COLDWATER VA:...VE LGT LOHT '~" UNLESS NOTED OTHERWISE FROM THE SITE AT All TIMES DURING EXCAVATION ANO GRADING ACTIVITIES. EROSION PREVENTION SHALL BE EMPHASIZED AS THE c, CVS,CYAAD ""' !MXlMUM VON UNLESS OTHE.RWtSE NOTED MOST IMPORTANT MEASURE FOR KEEPING SEDIMENT ON SITE DSC OOL'SLE ,,. WACHNEBOLT VALLEY OR VALVE DURING EXCAVATION AND GRADING ACTIVITIES. SEDIMENT DS"° OEMOU'l'ION MS?O M:Rl,OR BYPASS OOCR VAC VACUUM CONTROLS SHALL BE USED AS A SUPPLEMENT TO EROSION PREVENTION FOR KEEPING SEDIMENT ON SITE. OF 00\JGLASF!R ME!XC!NECA&llET VER VER.TICA!.
K. THE APPLICANT SHALL SHOW ALL PROPOSED ON•SITE PRIVATE DG DUAL GLAZED MDL MO::JEL VHS VINYL HDR!ZONTAL SUDER DRAINAGE FACILITIES INTENDED TO DISCHARGE WATER RUN•OFF.
ELEMENTS OF THIS DESIGN SHALL INCLUDE A HYDROLOGlC AND o, 00U8tEHUNG MECH V, VERIFY!NFtELD HYDRAULIC ANALYSIS VERIFYING THE ADEQUACY OF THE D~ D,W!ETE.R M8.!8 voe VOWIM::
FACILITIES AND IDENTIFY ANY EASEMENTS OR STRUCTURES ClM DM!:.'lS!ON Me"R MANUFACTURER VTR VENTTOR.OOF REQUIRED TO PROPERLY CONVEY THE DRAINAGE. THE CONSTRUCTION OF DRAINAGE STRUCTURES SHALL COMPLY WITH DJ DECKJO;ST UN M,Nl'.1UM ws VINYL VERTICAL SUDER THE STANDARDS SET FORTH BY THE SAN DIEGO REGIONAL ON QcrNN ¼SC P.tSCELW<EOUS WEST STANDARD DRAWINGS.
L. POST CONSTRUCTION BEST MANAGEMENT PRACTICES MEETING 0' DEEP 1/5 1.'ACHiNE SCREW WlrH CITY AND RWQCB ORDER NO. R9·2013·001 REQUIREMENTS SHAU OR DOCS MTL METAL W◊ WfTHOUT BE IMPLEMENTED IN THE DRAINAGE DESIGN. OS OOWNSi>OVT WIii IJACROWAVEOVEN WC WATERClOSET M. NO INCREASED CROSS LOT DRAINAGE SHALL BE ALLOWED.
N. PRIOR TO OBTAINING A BUILDING PERMIT, SUBMIT A BUILDING PAD DT? 001.P.,l.ETQP?..ATE ~.:C-RTH WO WOOD
CERTIFICATION STATEMENT FROM A SOILS ENGINEER AND AN DV DRYER VENT ENGINEER OR LAND SURVEYOR LICENSED IN LAND SURVEYING N/A NOTAP?UCASlE Wr,N WNOCJ,V PER SSMC 15.40.230E. rm DIS.-IWASHER NAT NATURA:. wrms WAfwt.WJDf'.AWER
0. THE APPLICANT SHALL OBTAIN THE GRADING PERMIT PRIOR OR 02' DESGN t-.:AP NOTAPAAT WH WA7ERHEATER CONCURRENTLY TO BUILDING PERMIT ISSUANCE. EAST N\C NOT N CONTRACT WHS WOOD HCR(ZONTA!. S!JOER DUE TO ACTUAL FIELD CONDITIONS ENCOUNTERED DURING CONSTRUCTION, EA EAfOH h"O NUMBER w, W'10'JGHT!RCI'.
ADDITIONAL ENGINEERING DEPARTMENT CONDITIONS MAY BE ADDED AS WARRANTED. EGR EX!S7 IN5 GRADE W'-M NOMNAL w~ WALKNCLOSET E.J EXPA'<SIONJO!NT '<TS NOTTOSCA!..E WA!.LMOUNTEDHEATER aec ELEC~R>CAL 0' OVER WP WAiERPROOf
El.EV ELEVATCRCR8.EVAT!ON oc ON CENTER WS WOOOSCREW
'" ELECTR!CA!.VE'l'ER c,s OR APPROVED EQUAL WSN WOOOSTRONGWAU.
EMER EMERGENCY CH OVERHANG WVS WOODVERTJCALSU~R
EN EDGE NAIL OPG QPENNG WWM WE!.OEOWJ?.Ef.'ESH
ENC:.. ENCL CS URE oz OUNCE ,o YARD
mechanical: media+safety:
SYMBOL = DESCRIPTION SYMBOL = DESCRIPTION
[] . FORCED AIR HEATING UNIT IALARMI . ALARM SOURCE
r;; ·:::] ATTIC MOUNTED FORCED AIR IAUDIOI . AUDIO SOURCE UNIT [:] AJR COND!T!Ct<l!NG UNIT joATAI DATA SOURCE
IT] SPLIT SYSTEM HEAT PUMP El . PHONEPAN3. EXTERIOR UNIT ~ SPLIT SYSTEM HEAT PUMP
~ Ta.fVISION PANEL INTERIORUNIT
~ . WALL HEATER
~ . VlDEOPANS.
=
~ OIAECTVENTWALL HEATER ~ . CABI..E 1UEVl510.'i JACK
--0 1HERMOSTAT
~ . OATAPORTl6.0(
h/sf! SUPPLY AIR WN.J. REGISTER
◄ 1B..EPHONE JACK
cg] SUPPl Y AIR CEILING REGISTER --0 . OOOPJ!a.L OR~ DOOR [[IlI]] SUPPLY AIR FLOOR REGISTER r.::::=::::::J . DOORllEU. CHIMES pl- RETURN AIR WALL REGISTER [Q§] . DOOR!IB..l.. l'R#Sl'ORMER C2J RETURN AIR CEILING REGISTER 0 . ALARM SYSTEM Pf,J)
[h:s&,@ RETURN AIR FLOOR REGISTER @) . CAA.BON MONt)XlOE DE'TECTOR iil . RIGID SUPPLY A!R DUCT 0 . SMO<EDmcroR
Ill!"] . RIGID RETURN A!R DUCT ® . SMOKEt..CAP.50NMJNOXlOE DmCTOR
-----t['- . FLEXIBLE SUPPLY A1R DUCT g . EMERGENCY LIGHT FIXTURE ® FtRE EXTlNGUISHER I EXIT I . ILLUM!NA.TEO EXIT SIGN
@) . VACUUM MOTOR e SPEAKER
-0 VACWMOU1lET i::==]<11 VIDEOc»iEP.A
Ei DRYER VENT DV
Ei
FV FNlVENT
Ei
RV RANGE I OVEN VENT
electrical:
SYMBOL = DESCRIPTION
LSD LIGHT EMITTING DIODE
® ELECTRICAi. METER
I El..ECTRJCALPANEl
::g:: DU?lEX 01JT1.ET
~ HALF HOT D\PL.EX OUTl£T
+ . QUADAAIUX O\ffiET
BGFI . GROUND FORCE oun.ET
BwP WATERPROOF GFI oun.ET
§ . m-R..OOROVT\.Ef
:g::GD . Gt.RBAGE DISPOSAL oun.ET
:g: . DEDICATED GROUND OIJT1.ET DG
c:i . -a!NOVTl.ET
.. dfPGFI . WAIBWROOF'220VOU11.ET ~220
f . lWAYS\'IITCH
~ . 3WAYsvmu-l
~ . DIMMER SWITOi
~ . KEY OPEAA1'EO SNITCH
f.ve . \'/EATHERAAOOf SWIT0-1
@] . DOOR O?ERATED SNITCH
0 . VEHTFAN
® . HEATlAMP
0 . J\JNCTIOOBOX
0 . LIGHT
® . MCHlO.'-lc:eri;;CTOR
0 . PHOTOEl.ECTR!C SENSOR
lliITJ . HEAT I.AMP/FAN COMBO
[XE'.j . LED LIGHT/FAN COMBO
[XEill . LEO UGHT/HEATLN-1P/F#< COMOO
◊ . CEILING SURFACE MOUNT FIX1\JRE
r--Q- . WA!..L MOUNTED FIX1URE
-$- . !-1.AlGlNG FIX1URE
_Q__ . WAU.SCONCE
0 . RECESSID CEIUNG FIX1\lRE
@ . RECESSID CEIUNG WALL WASH
F!XTURE
@ RECESSED MOIS'TVR.E RESISTANT . CEIUNG FIXTURE
1-<J . R.000 FIXTURE
l--0---0--I . TRACI( UGHT FIXTURE
= . I R.OURESCSIT11.ISEFIX11JRE
= . LED UNDBC>.Sif"iET FlXT\JR.E
+ . CEILING FAN WITH LIGHT
liiiiiiii, . ST'EPUGHT
□ GR!D CEILING LIQiT
drawing:
SYMBOL = DESCRIPTION
(NI . NEW
(El . EXISTING
= . EXISTING WALL REMOVED
= . EXISTING WALL TO REMAIN
- . NEW4~WALL
- . NEW6nWALL
= . NEW8"WALL
2ZZZ22Z . NEW a~ CMU WALL
== . NEW DWELLING UNIT
SEPARATION WALL
- . BEARING WALL
NON-BEARING WALL
= . AT FRAMING PLANS
. - EXISTING FOOTING
- .. -.-.-.-. . NEW FOOTING
• . NORTH ARROW
·= . NEW POINT ELEVATION
,ooo . EXISTING POINT ELEVATION
,w~- . NEW CONTOUR
1ooc- . EXISTING CONTOUR
'-··-··- . PROPERTY UNE
,_ . CENTER UNE
I ·-------- . SETBACK LINE
-+- . FLOOR MATERIAL CHANGE
~ BUILDING SECTION LETTER . SHEET NUMBER
$ WALL SECTION LETTER . SHEET NUMBER
@ DETAIL NUMBER . SHEET NUMBER
~ . INTERIOR ELEVATION
?C . LEVEL CHANGE
~ . ROOM OR SPACE NUMBER
ROOM NAME ROOM . CEILING HEIGHT, FLOORING ~OOR;lt:)
<Y:J) . W!N00\-\1 NUMBER
@ . DOOR NUMBER
ffi . REVISION NUMBER
DJ . KEYNOTE NUMBER
0SP SHEAR PANEL LETTER
o· . SHEAR PANEL LENGTH
cf}) . TRUSS NUMBER
0 . STRUCTURAL GRID LINE
e::> . SHEAR DRAG LINE
<S> . PAD FOOTING
rx'.1 . POST
0 . HOLD DOWN
~ . FACTORY BUil T SHEAR PANEL
----'; . FLOOR JOISTS
-----1> . CE!UNG JOISTS
___.. . RAFTER OR TRUSS
L
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CITY:SOLANA BEACH
2021.11-22
2022.02-24
2022.04-18
2022.06-09
2022.08-16
JOB: 202113R
ABBREVIATIONS
AND SYMBOLS
a1.0
AREA DIAGRAMS
Building Area Legend
□ BASEMENT
~
[@)]
(NJ BMP AREA
2 CAR GARAGE
391 SF
II
II l~IOOU
<.fl
...;
"1J
C
n
--I
C
"1J
r"
I
I
' I
_>,, \
'-,
I
I
-~,, / )!( zo·oor ............... //
' I ', I
' ''( I --
NEW TWP STORY
WITH BA,EMENT
SING
LE Ff AM
IL Y
I ' I ', I ' f--., ............... \ .......... ..... ......
I ' ' \ .......... ..... .....
\ .......... ..... .....
\ .......... ..... ......
\ .................
I ' )'!( ic;·55 I
Building Area Legend
□ 1 ST FLOOR LIVING
□ 2 CAR GARAGE
ADU
□ HARDSCAPE
□ LANDSCAPE
□ LIGHT WELL
I~ 001
I
I .-,-,
I <"
Building Area Legend
□ 2ND FLOOR LIV
ING
v □ BALCONY
\
\
\
(N)
6" CONCRETE CURB I 0 \
I
\
'LJ"
Ll
I <"
:1<(
I
\ /
(
E) CENTERLINE
,, I_••
·••
<"
<"
0 <"
JR(
(
E) GRASS AREA PAR
KWAY '.}": o _
<"
0 <"
:1<(
(
El WATER ME
TER
------ r
\
\ <"
0 \ <"
LL-J
- IOI \
-:=>
3 ~ u>
.-,-,
--
(_)
4 <"
.-,-,
<"
0 N (_) <"
<"
4 0
<"
:1<(
C
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tl)g
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, C A
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DZNPlRTNERS
COM
L ...J
HART
C
ITY: SOLANA BEACH
2021.11-22
2022.02-24
2022.04-18
2022.06-09
2022.08-16
J
O
B: 202113R
SI
TE PLAN AND
AREAS
a2.0
r
(VFIRST
~ FL SCALE: 1/4" = 1'-0" OOR PLAN
'
' ' ' ' ' ' ' _____ J '
~ LIVING
--------------------
2 CAR GARAGE- ----=--=--=--=- ------:c_
------ ------------
floor pla n notes· 1. SEE SHEET II FLOOR PLA~.1.0 FOR ABBREVIATIONS AN wall legend:
=
c::::::J
c:J
.. NEW 46 STUD WALL
.. NEW6nSTUDWALL
• NEW gn CONCRETE WALL
D SYMBOLS RELATING TO THE
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f N C I N IT A S , C A
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32'· 6" 1 13'.r 4'•1" 13'-lO" ~,
_,1~2-· ._3•_,,_, ____ ,_· -_2· ___ _,,, _2•_. 2_·_,._1 .,1~2-· ._3·-,,..· ____ ,_· ._4_• ___ _,,_2_· ._3_• ,,_1· -~d,..· 13'-8"
,-
"' I
BED1
"' I lo
I
STORAGE
\,
"' I TV
6 I TUBE LIGHTING
"'
b 6 I O' .4•
□ FAMILY ROOM
M f.-.
0 I
"' 6 I 0
" \;
0 I "' 0
I " I <Di
,.;I
MASTER BED II
11 MASTER CL
I
~I I i
'(',
I "lo 'I'
TV
!I
<:I
N\ I
"' 6 I
"' I
L_
I
I
3·.s· I 3'-9"
l2- 4•.4• j 29' .4"
32'-6"
SETBACK LINE, TYP
4" WOOD STUD WALL
/ ~ 8" POURED IN PLACE
/ CONCRETE
-s·
TV
BONUS ROOM
I I I 1 1
i 2•.4~ I 2•.4· 1
32'· 6"
floor plan notes: 1. SEE SHEET a1.0 FOR ABBREVIATIONS AND SYMBOLS RELATING TO THE
FLOOR PLAN,
wall legend:
c::.=::J NEW4"STUDWALL
c::::J .. NE\-'-,' 6" STUD WALL
c:=:::i • NEW a· CONCRETE WALL
4'-0"
~I I _sH_E_LV_E_s __,,__,_ ______ ar I
0 BED3
12'-4"
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OZHPU:THll:S COM
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CITY:SOLANA BEACH
2021.11-22
2022,02·24
2022.04-18
2022.06-09
2022.08-16
JOB: 202113R
SECOND FLOOR
PLAN
a3 .. 1
roof plan notes:
1. NEW ROOF ASSEMBLIES TO ACHIEVE A CLASS 'A' ASSEMBLY. i --- ---.~ ~r--- --- --- --- --- --- --- --- --- --- --- --- --- --- I '.".~ i r N
4'-0"
3·. o· t,
M
RIDGE
N
;., ¢ ,_,v -,.'?'
I
I
r_J
I
I
I
I 'e., I "<,,,. I t, I
RIDGE
;., I
I
Fj1.IDGE
9- __ _JJ
~
g
L ___ _
t,
;.,
~
3"/12"
w
" CJ
a'
w
" CJ
a'
3" / 12"
w
"
~
~<< <). SETBACK UNE, TYP
{N) ASPHALT SHINGLE ROOFING, TYP
# (N) LINE OF ROOF, TYP
3·112·
3"/12"
r
L
PARTNERS
6 8 2 SECONDS T
f H C I N I T A S , C A
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CITY: SOLANA BEACH
2021.11-22
2022.02-24
2022.04-18
2022.06-09
2022.08-16
JOB: 202113R
ROOF PLAN
a4 .. 0
/
DASHED LINES AND HATCH INDICATE EXISTING STRUCTURE • •
~----=_z_= ?' --~ / I :>-- - -~ ,7ff 20"PROJECTIDN
, I I SETBACK LINE
I
i ~ 7~~~ , Id 'f ® ,ff" r·1
: ~I ,~1··
..,.'5-/ /
/ @
DARK E~~Hi~ i~~~~g1~~~ -------------------,.~~/---------------:
/
PLACE UNE OF WIRE/L!NE!OR
OTHERWH!TE LINEAR MATERIAL !N ----------------------------------..,
BETWEEN STORY POLES
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P A R T H E R S
S S 2 S [CON OST
E M C I K IT A S , C A
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CITY:SOLANA BEACH
2021.11·22
2022.02-24
2022.04-18
2022.06-09
2022.08-16
JOB: 202113R
STORY POLE PLAN
a5.0
(N) ASPHALT SHINGLE ROOF, TYP
(NJ PAINTED WOOD FASCIA BOARD, TYP
(N) FIBER CEMENT BOARD ANO BATTEN SIDING, TYP
(N) STONE VENEER SIDING, TYP
I
FINISHED GP.ADE ELEVATION
EXISTING GRADE ELEVATION
--- ~ 1 r-1\EAST ELEVATION ____ - ---------------- -
~ SCALE: 1/4" = 1 '-0"
(NJ SETBACK LINE, TYP ___ I 29
{NJ PAINTED WOOD FASCIA BOARD, TYP ----
(NJ FIBER CEMENT HORIZONTAL SIDING, TYP
(NJ ASPHALT SHINGLE ROOF, TYP I - -'k-------- ----
(N) WOOD AND METAL GUARDRAIL, TYP
(N) WOOD AND METAL GUARDRAIL, TYP
elevation notes:
1. ROOF PLAN NOTES THE LOCATION OF GUTTERS AND DOWNSPOUTS
2. ROOF PLAN NOTES THE LOCATION OF ROOF MOUNTED ATTIC VENTS. -B~T p ~ ,, ... :ss'.~
-~
1ST FLR NP I'\
+109.So"J'
- --tfll----- (N) FIBER CEMENT BOARD AND BATTEN SIDING, TYP I
I
L_
FINISHED GRADE ELEVATION
EXISTING GRADE ELEVATION I~·------ DASHED LINE INDICATES BASEMENT -~-----------------J-
- 8 8MNT">-TP ~ ~ .... :ss'.~
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(i)•~- PARTNERS ~ Ii 8 2 S E CONDS T
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HART
CITY: SOLANA BEACH
2021.11-22
2022.02-24
2022.04-18
2022.06-09
2022.08-16
JOB : 2021 13R
EXTERIOR
ELEVATIONS
a6.0
!..
a, b
"'
io
Cl b
"'
!..
"' 0
"'
(N) ASPHALT SHINGLE ROOF, TYP
(NJ PAINTED WOOD FASCIA BOARD, TYP
(N) FIBER CEMENT HORIZONTAL SIDING, TYP
- --- ------ ---
I
I
12 19 /,
MAX ABOVE GROUND HEIGHT ELEVATION
fo ~ - ...,s· 1/27 2S·O" BUILDING HEIGHT LIMIT ' "'i. , "'i. - bt-- -;,..-j ,..- ' 29
~. I ~ ~ - ·-----.!'~ ---- '
40 38
~ \_ LABEL OF STORY POLE WITH STORY POLE
NUMBER AND ABOVE GROUND HEIGHT IN
FEET ABOVE MEAN SEA LEVEL, TYP
(NJ WOOD AND METAL GUARDRAIL, TYP
- ----------- 1ST FLR WP ,-,
+109.8~
(N) STONE VENEER SIDING, TYP
~ ---- {N) WOOD POST WITH STONE BASE, TYP
FINISHED GRADE
~ EXISTING GRADE
- --- --- 1ST:,ii~f~
EXISTING ANO FINISHED GRADE ELEVATION
l ___ _________ ___ _______ _L
(NJ ASPHALT SHINGLE ROOF, TYP
(N) WOOD ANO METAL GUARDRAIL, TYP
(N) PAINTED WOOD FASCIA BOARD, TYP
(N) FIBER CEMENT BOARD AND BATTEN SIDING, TYP --------o+-<- (N) STONE VENEER SIDING, TYP -------OJ------
EXISTING GRADE \.
__ ~ ----- FINISHED GRADE / \
I
I
MAX ABOVE GROUND HEIGHT ELEVATION
/ fo ,4,4 LABETOF STORY POLE WITH STORY POLE
/ ,9 '1,(o• L 25'-0"BUILDINGHEIGHTUMlT ---- NUM RANDABOVEGROUNDHEIGHTIN "\ ' ------ FEET BOVE MEAN SEA LEVEL, TYP
,~· . 13 . 12
,(),'/> ,(),'/> ---+-
' --',~.--- ,---
1 _ -- _ -- _ T _ -- _ -- _ -- _ -- _ -- _ 2ND F;1~~i~- ~ I
t';N:HE_D_G_RA-DE~LE-v-Ar-,o-N - --- --- --- --- ---
1 EXISTING GRADE ELEVATION ~ - DASHED LINE INDICATES BASEMENT ----- ~ 1STFLR P
+1 09.80'
-\
BSMNT DtP ,-,
+99.0~
_J ___________________ _ I _____ J_ _ __ _ __ _ __ _ __ _ __ _ BS~~6 ~~ ~ r
L
512 SECOM DS T
ENCINITAS . CA
( 7 5 0 l 7 5 J 2 4 5 4
OZ NP ART IIER$ . C OM
7 L ..J
HART
CITY: SOLANA BEACH
2021.11-22
2022.02-24
2022.04-18
2022.06-09
2022.08-16
JOB: 2021 13R
EXTERIOR
ELEVATIONS
a6.1
I
I
--~
I I
~-----------}------
: I I r-, -,
I
L_
I
J I
,_
2s-o· BUILDING HEIGHT LINE ~
I~ SETBACK LINE I J . 6 I ----- -~'? ___
_J__
PROPERTY LINE 1
I
I
I -,-,- EXISTING GRADE ELEVATION
FINISHED GRADE ELEVATION ,
EXISTING GRADE ~ I'""'
FINISHED GRADE -\ ',
---d .,; --
- --
-
--II
-,-
1 I
38 39
£ MAX ABOVE GROUND HEIGHT ELEVATION
LABEL OF STORY POLE lTH STORY POLE
( ~ NUMBER AND ABOVE GrOUND HEIGHT IN
- ,/ FEET ABOVE MEAN SElLEVEL, TYP "\ '.~'. ~ 25'·0~ BUILDING HEIGHT LINE ._,v"· \?:!,' L-~-- -------- ---~,Jil35l- 1
------
,?.
'"'' ,,,,
--~ I
I ......,
/ MAX ABOVE GROUND HEIGHT ELEVATION
SETBACK LINE -.-
I
PROPERTYLINE ---------_1
I
I
j_ _ 2ND El-R~
-1--- _ +111.05'
EXISTING GRADE ELEVATION I
1 ~
I +109.80'
FINISHED GRADE ELEVATION
EXISTING GRADE
FINISHED GRADE
---i--
1 I
I
__ j_
, • 44
i;..119 .._ri.,ro'?
'"'
I LABEL OF STORY POLE WITH STORY POLE l_,,r- NUMBER AND ABOVE GROUND HEIGHT !N _,/'I FEET ABOVE MEAN SEA LEVEL, TYP ~ ,o I
__________ ...:..._.._~· I
I
I
-j
- __l!iD£_;-1~gi~• ~
_I_.,
- __ 2NQ :i~nr ~
--1STFLRDTP 11£\
+ 1 og.a(i'\)11'
___ 1S.I :i~~-~~ ~
BSMNT OTP 11£\
+99.05"Jli'
I "'1 I a'.1;.-
- __ B~M_fil __ EE__.-, . +90]7'\J'
r 7
L .J
r 7
~i>•~-~ P A R T N E R S
6 8 2 S [ C O Ii O S T
ENCINITAS.CA
(7 EO) 7 5 32 46-4
0 ZN PARTNERS COM
L .J
HART
CITY: SOLANA BEACH
2021.11-22
2022.02-24
2022.04-18
2022.06-09
2022.08-16
JOB: 202113R
SECTIONS
a7.0
7 L ...J
r 7
fi>•tl~
L
p A It TH E II S
612 $ECON DS T
ENC I H ITA S , Cl
I 71o)75 J 2 45 4
DZNPUTIIERS CO M
HART
...J
CITY: SOLANA BEA CH
2021.11-22
2022.02-24
2022.04-18
2022.06-09
2022.08-16
JOB: 202113R
3D VIEWS
a8.0
SITE PLAN
ABBREVIATIONS:
TXT/SlWOL DESCRIPTION TXT/SlWOL
T.O.S TOP OF SLOPE PL
B.0.5 60TTOH OF SLOPE O.C.
PC POOL COPING EXIST.D.
EFG EXl5TlllS FINiSffD GRADE C,ONC,£,
F6 FINISHED 6RADE D.6.
FS FINISHED SURFACE HIN.
IE INVERT ELEVATION MAX.
T6 TOP OF 6RATE ADJ.
TP TOP OF PILASTER Ct-I.I
BP BOTTOM OF PILASTER ALT
m TOP OF f'W.L CLR
BYi BOTTOM OF f'W.L FT
ffiF TOP OF f'W.L FOOTING IN. RY', RETAININ6 1-iALL TYP.
TS TOP OF STEP 6FH
BS BOTTOM OF STEP TBD
P.I.P POURED IN PLACE PA
Y'il'IH
LANDSCAPE ARCHITECTURAL PLANS FOR:
I
237 N ACACIA AVE, SOLANA BEACH, CA 92075
APN # 2633320300
DESCRIPTION
PROPERTY LINE
ON CENTER
EXISTING
C,ONC,Rt:,E
DECOMPOSED 6RANITE
MINIMUM
HAXlt-!.IH
ADJACENT
GONCRETI: HA50N,\RY llllT
ALTERNATING
CLEARANCE
FOOT
INCH
TYPICAL
6ALLONS PER MINUTE
TO BE DETERMINED
PLANTING AREA
f'ELDED ~IRE MESH
PROJECT NOTES:
GENERAL
- REFER TO ARCHITEC17JRAL SITE PLAN IS FOR BUILDING
IDENTIFICATION AND INFORMATION ONLY.
IN THE EYi=NT OF A CONFLICT BETHEEN LANDSCAPE
PLANS AND ARCHITEC17JRAL PLANS, LANDSCAPE PLANS
SHALL TAKE PRECEDENCE FOR SITE DRAINAGE.
ALL LANDSCAPE AND IRRIGATION SHALL CONFORM TO
THE STANDARDS OF THE COUNTY-HIDE LANDSCAPE
REGULATIONS AND THE CITY OF ENCINITAS LAND
DEVELOPMENT MANUAL LANDSCAPE STANDARDS AND
ALL OTHER LANDSCAPE RELATED CITY AND REGIONAL
STANDARDS.
PLANTING,
A MINIMUM OF 5" OF TOP DRESS MULCH HILL BE APPLIED
TO ALL EXPOSED SOIL SURFACE EXCLUDING 17JRF AREAS.
SPACING OF SLOPE SHRUBS AND GROUND COVERS SHALL
BE ADEQUATE FOR EROSION CONTROL. REFER TO
PLANTING LEGEND. REINFORCED STRAH
MATTING HILL BE INSTALLED ON ALL SLOPES 3d OR
GREATER.
ALL EXISTING TREES SHOHN ON PLAN ARE OFF-SITE.
PACIFIC
OC.EAN
E CLIFF ST
LOKAS SANTA FE pf<
SITE LOCATION
NTS
LANDSCAPE ARCHITECT
OBSERVATION REQUIREMENTS.
I. ALL LANDSCAPE PROJECTS HILL REQUIRE THE
FOLLOHiNG CERTIFICATIONS BE PROREYIEH PROJECT
SUBMITT ALS FOR CONFORMANCE HITH APPROVED PLANS
AND PROVIDE A COPY OF THE APPROYi=D SUBMITTAL TO
THE HOA FOR THEIR REYIEH AND RECORDS.
2. DRAINAGE HAS BEEN INSTALLED PER PLAN
5. PROVIDE A HRITTEN REVIEH OF THE IRRIGATION MAIN
LINE PRESSURE TEST AND INSTALLED PER PLAN. NOTE
THE PIPE DEPTH 18" FOR PRESSURE MAINLINE, 12" FOR
LATERAL LINES, AND 2"-5" FOR DRIP IN-LINE 17JBING.
4. PROVIDE A HRITTEN REYIEH OF THE IRRIGATION
COVERAGE TEST
5. PROVIDE A HRITTEN REYIEH OF THE PLANT MATERIAL
INSPECTION ON-SITE UPON DELIVERY, AND VERIFY PLANT
LOCATIONS IN FIELD.
6. PROVIDE A HRITTEN REVIEH THAT THE INSTALLATION IS
IN SUBSTANTIAL CONFORMANCE HITH THE APPROVED
PLANS.
i. PREPARE AN AS-BUILT PLAN OF ANY CHANGES AND
PROVIDE THE OHNER AND HOA A COPY OF THE
IRRIGATION DEPICTING AS-BUILT LOCATIONS OF THE
MAINLINE AND REMOTE-CONTROL VALVES BY DIMENSIONS
FROM KNOHN SITE ELEMENTS.
ALL CERTIFICATIONS HILL BE PROVIDED IN LETTER FORM.
THESE OBSERVATION REQUIREMENTS SHOULD BE BUDGETED
FOR AND SHOHN AS A SEPARATE LINE ITEM ON CONTRACTS
HITH LANDSCAPE ARCHITECTS.
LANDSCAPE CONTRACTOR SHALL FOLLOH APPROVED PLANS
FOR CONSTRUCTION. ANY DEVIATIONS FROM APPROVED
PLANS SHALL BE SUBMITTED TO THE LANDSCAPE ARCHITECT
OF RECORD FOR REVIEH AND APPROVED PRIOR TO
CONSTRUCTION
ROOT BARRIER NOTE: ALL TREES PLAtHED i'iHHIN 5' OF ANY
CURO. WALL, HARDSCAPE ElEMENi, BUILDING.
FIRE HYDRANT, UTJLITr VAULT. OR LIGHi
FIXTURE SHALL RECEIVE A 10' LENGTH OF
19S DEEP ROOT BARRIER. NO ROOT
BARRIER SHALL EHCIRCLE THE ROOT BALL
PROJECT INFO,
OHNER, MRS HART
LANDSCAPE ARCHITECT,
JPBLA
4405 MANCHESTER AYi=, STE 201
ENCINITAS,CA <12024
,60-4,<1-0644
CIVIL ENGINEER,
SYMMETRY LAND SURVEYING
811 HILSHIRE BLVD, SUITE noo LOS ANGELES, CA <lOOli
424.,85.1114
ARCHITECT,
DZN PARTNERS
682 SECOND ST
ENCINITAS, CA <12024
1601552464
SHEET INDEX:
TITLE SHEET
LANDSCAPE CONCEPT LEGEND 4 NOTES
LANDSCAPE CONCEPT PLANTING PLAN
IRRIGATION HATER CALCULATIONS
LC-I
LC-2
LC-3
LC-4
LANDSCAPE AR.EA CALCULATIONS
EXISTIN6 (SF) FROi'OxD TOTAL (5F
NON LANDSCAPE AREA ISBI.O
NON-IRRl6ATED LANDSCAPE 0.0
IRRIGATED LANDSCAPE 2419.0
HATER FEA17JRES 0,0
DECORATIVE HARDSCAPE 0.0
TOT AL LOT AREA 4000.0
AAEA Of l'lORK (5F)
IRRIGATED LANDSCAPE BI0.00
HATER PEA 17JRES 21'),B
DECORATIVE HARDSCAPE 100
A66RE6ATE LANDSCAPE AREA !')11.0
DECLARATION OF
RESPONSIBLE CHARGE:
:3129.0
0.0 BI0.00
51.0 10.0
4000.0
I AM FAMILIAR HITH THE REQUIREMENTS FOR LANDSCAPE AND
IRRIGATION PLANS CONTAINED IN THE CITY OF SOLANA
BEACH'S HATER EFFICIENT LANDSCAPE REGULATIONS. I HAYE
PREPARED THIS PLAN IN COMPLIANCE HITH THOSE
REGULATIONS AND THE LANDSCAPE DESIGN MANUAL. I
CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO
PROVIDE EFFICIENT USE OF HATER.
LANDSCAPE ARCHITECT
8 4 0
l"'\ulL-ii
5-2€>-21
DATE
8 16
SCALE: 1/8"=1'-0"
24 I
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REVISIONS
Lfi 212/2022
£=
& XXJXXJXXXX
&=xx:x
SUBMITTALS
1ST SUBMITTAL
XXJXXJX:X
2ND SUBMITTAL
3RD SUBMITTAL
Phase
Date 8/15122
Reviewed by
JPS
Drawn
JA
Job No'
2021·26
SheetTll!e
TITLE PAGE
Sheet
LC-1
Of 4 Sheets
V-.OOD SPA
ENCLOSURE 18"
HIGH
PORCELAIN PAY~RS mTIO
AREA
VINES oN TRELLIS, TRlus
TO BE CABLE A TT ACHED TO
FENCE
VINES ON TRELLIS, TRi!.us
TO BE CABLE ATTACHED TO
EXISTING BLOCK HAL
LIVING
KITCHEN
PREFABRICATED SPA ON
FINISHED GRADE AND SHALL
BE A MINIMUM FROM
PROPERTY LINE
HOOD GATE, 5'6" HIGH,
HORIZONTAL HOOD SLATS 6"
HIDE, HITH ,!;" SEPERATION
BETHEEN SLAT STAINED
REDHOOD COLOR FINISH,
BLACK HARDHARE
OUTDOOR KITCHEN AREA
PER ARCHITECTS PLANS
LIVING
HOOD FENCE, 42" HIGH,
HORIZONTAL HOOD SLATS 6"
HIDE, HITH ,!;" SEPERATION
BETHEEN SLAT STAINED
REDHOOD COLOR FINISH
HOOD GATE,42" HIGH,
HORIZONTAL HOOD SLATS 6"
HIDE, HITH !" SEPARATION
BETHEEN SLAT STAINED
REDHOOD COLOR FINISH,
BLACK HARDHARE
ZCARGARAGE
P.1.P CONCRETE DRIYEHAY
PADS r'I/ DECORATIVE
GRAVEL BEV-.TEEN, DAVIS
COLOR SANDSTONE HI TOP
CAST #S FINISH
P.1.P CONCRETE STEPPERS,
DAVIS COLOR SANDSTONE
HI TOP CAST i!S FINISH
!l ---- ,,,- -1 t----
11 II
II
II
ii I i P.I.P CONCRETE PATIO,
DAVIS COLOR SANDSTONE
HI TOP CAST ;13 FINIS'
LJ !I
II
II
ij
PORCELAIN PAYERS PATIO
AREA HINDOH V-.ELL PER
ARCHITECTS PLANS HITH
GRATE
PLANT SCHEDULE
CHONOR.OPETALUM TeCTORLM ~• / Pi"1ARF GAPE RUSH =
16,',1. =
L -
4'
DINEU..A X 'DP-401' 1'1-i / CLNt!TY" eu..e FLAX LILY 5 6,',I. L 13 J>...cu5 PA't'ENS / CALIFORNIA 6RAY RUSH I 6,',1. L IO
OFHJOPOSON .JAPONIC.US 'BL>,CK.' I a..AGK MONDO 6AA5S 16,',1. M Z2 f'HO!<MIUM 'T1eNAX 'JNOK SPRATT' / !e'I ZEAI .. AIO::> FLAX 5 6,',1. M PITTOSPOfWM T'f;NJiFOLM-1 'SILVER~•/ ~L\/i'=R SHEEN TAi'f,;lt'+!I 15 6AL STAKE M 12'•16' 0 Yft:CtfSP&!ER
~
f3QIAN!CAL I CQMMON K:4J:1e: ~ ~ ~
AS!ATIGUH / ASIATIC .JA:iMINe 5 6AL STAKE M 6'
6ftQJNPCQyEgS BQIANtGA,1 /'9t:1HQHt:W1;; = = MAX 6RQtffli HCl6:t:IT ~ = □ , CARS< 11..MJL.ICOLA. / FOOTI-f!LL Se:06f: 16,',1. L 12· c.c.-. ,eo""' LIPPIA NODIFI..OAA ~IA SI' '1'M / KUR.APIA SOD L 6"CJ;., 201 SF HOOD FENCE, 3'6" HIGH,
HORIZONTAL HOOD SLATS 6"
HIDE, HITH !" SEPERATION
BETV-.EEN SLAT STAINED
REDV-.OOD COLOR FINISH
HOOD GATE, 5'6" HIGH,
HORIZONTAL HOOD SLATS 6"
V-.IDE, HITH ~" SEPERATION
BETHEEN SLAT STAINED
REDHOOD COLOR FINISH,
BLACK HARDV-.ARE
TRASH AREA ENCLOSURE
DECORATIVE ROCK
PLANTER AREA, GREY
BEACH PEBBLE
V'lOOD FENCE, 3'6" HIGH,
HORIZONTAL HOOD SLATS 6"
HIDE, f'llTH ,!;" SEPERATION
BETHEEN SLAT STAINED
REDHOOD COLOR FINISH
BIO BASIN AREA PER CIVIL
PLAN TO BE VEGETATED
PER PLANTING PLAN
Underground Service Alert ~oo:?~cci°l'vs
Call: TOLL FREE ·c,unON', R,m=b~ "'''
1 - so o Bif2;;t~~f{::. 2 2 7 - 2 6 00 ;;;;,\;,:~:.;:, ~~~. wlm<s,t,.Th,ee!'lterwm i:'lform )'OU of .. fa,m th~y
dlnctlfy.
4 2 0
, .• ,.r;;
SCALE:
4 8 12
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REVISIONS
/J:,, 212J2022
/1:,. XXJXYJXXXX
£ XXJXYJXXXX
& XX/XX/XXXX
SUBMITTALS
1ST SUBMITTAL
XXJXXJXX
2ND SUBMITTAL
3RD SUBMITTAL
Phase
Date 8/15/22
ReV1ewed by
JPS
Drawn
JA
Job No
2021-26
SheetTrtle
CONCEPT
PLAN
Sheet
LC-2
Of 4 Sheets
IRRIGATION NOTE: AN AUTOMATIC IRRIGATION SYSTEM SHALL BE INSTALLED TO PROVIDE COVERAGE FOR ALL PLANTING AREAS SHOV-.N ON
THE PLAN. LOV-. PRECIPITATION EQUIPMENT SHALL PROVIDE
SUFFICIENT r'lATER FOR PLANT GROV-.TH r'llTH A MINIMUM V-.ATER LOSS DUE TO r'<ATER RUN OFF. IRRIGATION SYSTEMS SHALL
USE HIGH QUALITY, AUTOMATIC CONTROL VALVES,
CONTROLLERS AND OTHER NECESSARY IRRIGATION
EQUIPMENT. ALL COMPONENTS SHALL BE OF NON CORROSIVE
MATERIAL. ALL DRIP SYSTEMS SHALL BE ADEQUATELY
FILTERED AND REGULATED PER THE MANUFACTURER'S
RECOMMENDED DESIGN PARAMETERS. ALL IRRIGATION
IMPROVEMENTS SHALL FOLLOH THE CITY OF OCEANSIDE
GUIDELINES AND HATER CONSERVATION ORDINANCE.
PLANTING NOTE: THE SELECTION OF PLANT MATERIAL 15 BASED ON CULTURAL, AESTHETIC, AND MAINTENANCE CONSIDERATIONS. ALL
PLANTING AREAS SHALL BE PREPARED HITH APPROPRIATE
SOIL AMENDMENTS, FERTILIZERS, AND APPROPRIATE
SUPPLEMENTS BASED UPON A SOILS REPORT FROM AN
AGRICULTURAL SUITABILITY SOIL SAMPLE TAKEN FROM THE
SITE. GROUND COVERS OR BARK MULCH SHALL FILL IN
BETr'<EEN THE SHRUBS TO SHIELD THE SOIL FROM THE SUN,
EYAPOTRANSPORATION AND RUN OFF. ALL THE FLOV-.ER AND
SHRUB BEDS SHALL BE MULCHED TO A S"'- DEPTH TO HELP
CONSERVE V-.ATER, LOr'<ER THE SOIL TEMPERATURE AND
REDUCE HEED GROHTH. THE SHRUBS SHALL BE ALLOHED TO
GROH IN THEIR NATURAL FORMS. ALL LANDSCAPE
IMPROVEMENTS SHALL FOLLOH THE CITY OF OCEANSIDE
GUIDELINES.
FIRE NOTES: I. LANDSCAPE IMPROVEMENT PLAN SET AND INSTALLATION ARE REQUIRED TO IMPLEMENT APPROVED FIRE DEPT.
REGULATIONS, CODES, AND STANDARDS AT THE TIME OF
PROJECT APPROVAL.
2. ALL FIRE HYDRANTS, DOUBLE CHECK DETECTORS, POST
INDICATION VALVES, AND FIRE DEPT. CONNECTIONS SHALL
BE PROVIDED V-.ITH A S-FOOT CLEARANCE AROUND ALL
FIRE APPARATUSES.
S. ALL TREES AT MATURITY SHALL MEET A HORIZONTAL
CLEARANCE ALONG ALL ROADV-.AYS FROM CURB TO CURB.
HORIZONTAL ROADV-.AY CLEARANCE FOR A ONE-STORY
BUILDING 15 28-FEET r'llDE.
4. ALL TREES AT MATURITY SHALL MEET A VERTICAL
CLEARANCE OF 14-FEET FROM THE TOP OF THE ROADHAY
TO THE LOHEST BRANCHES.
STREET TREES AND OTHER
TREES SHALL BE SPACED: I. 8 FEET (PREYIOUSL Y S FEET) FROM TRANSFORMERS, CABLE, AND PULL BOXES.
2. FEET FROM HAILl30XE5
S. 5 FEET FROM FIRE HYDRANTS (ALL SIDES)
4. 10 FEET FROM CENTERLINE (PREYIOUSL Y 1 FEET) OF ALL
UTILITY LINES (r'llTHOUT EASEMENT) (SEr'<ER, HATER, STORM
DRAINS, DOUBLE CHECK DETECTORS, AIR RELIEF VALVES
AND GAS)
5. 10 FEET FROM EASEMENT BOUNDARIES (SEr'<ER, HATER,
STORM DRAINS, ACCESS OR OTHER UTILITIES)
b. 10 FEET FROM DRIYEV-.AYS (UNLESS A LINE OF SIGHT 15
DETERMINED BY THE TRAFFIC, DIVISION TO BE OTHERHISE)
,. 10 FEET FROM TRAFFIC AND DIRECTIONAL SIGNS
8. 15 FEET (HINIHUH) FROM STREETLIGHTS, OTHER UTILITY
POLES, (DETERMINED BY SPECIFICATIONS)
'l. STREET TREES SHALL BE PLANTED S' OUTSIDE
RIGHT-OF-HAY IF THE RIGHT-OF-HAY DOES NOT ALLOH
SPACE, SUBJECT TO THE CITY ENGINEER'S APPROVAL.
10.LINE OF SIGHT AT ARTERIALS, COLLECTOR AND
LOCAL STREETS SHALL BE REYIEHED AND DETERMINED BY
TRAFFIC ENGINEER. A MINIMUM OF Tr'<ENTY-FIYE FEET (25')
FROM STREET INTERSECTION OR AS APPROVED BY THE
TRAFFIC ENGINEER.
II. MINIMUM FIFTEEN FEET (15') STREETLIGHT AND STOP SIGN OR CLEARANCE DETERMINED BY SPECIFICATIONS.
12.SCREEN ALL UTILITIES ACCORDING TO SPECIFIC, AGENCY
REQUIREMENTS.
LANDSCAPE NOTE: I. FINAL LANDSCAPE PLANS SHALL ACCURATELY SHOV-.
PLACEMENT OF TREES, SHRUBS AND GROUNDCOYERS.
2. LANDSCAPE ARCHITECT SHALL VERIFY UTILITY, SEV-.ER,
STORM DRAIN EASEMENT AND PLACE PLANTING
LOCATIONS ACCORDING TO CITY OF OCEANSIDE
REQUIREMENTS.
S. ALL REQUIRED LANDSCAPE AREAS SHALL BE MAINTAINED
BY Or'lNER. THE LANDSCAPE AREAS SHALL BE MAINTAINED
PER CITY OF OCEANSIDE REQUIREMENTS.
4. A TRASH RECEPTACLE HILL BE PLACED ON EACH FLOOR
AT THE ELEVATOR/STAIR LOCATION, AND HILL BE
COLLECTED BY USING EXISTING TRASH BINS ON-SITE.
5. LANDSCAPE FOR THE SITE SHOULD MAINTAIN 1 FT. CANOPY
ON ALL TREES AND A 2 FT. MAXIMUM HEIGHT ON ALL
GROUNDCOYER.
6. ALL STREET TREES SHALL COHPL Y HITH THE CITY OF
OCEANSIDE APPROVED STREET TREES AND STANDARD
DETAIL 211A.
1. ROOT BARRIERS SHALL BE INSTALLED ADJACENT TO ALL
PAYING SURFACES V-.HERE A PAYING SURFACE IS LOCATED
HITHIN 6 FEET OF A TREE TRUNK ON SITE (PRIVATE) AND
HITHIN 10 FEET OF A TREE TRUNK IN THE RIGHT-OF-HAY
(PUBLIC). ROOT BARRIERS SHALL EXTEND 5 FEET IN EACH
DIRECTION FROM THE CENTERLINE OF THE TRUNK, FOR A
TOTAL DISTANCE OF 10 FEET. ROOT BARRIERS SHALL BE
24 INCHES IN DEPTH. INSTALLING A ROOT BARRIER
AROUND THE TREE'S ROOT BALL IS UNACCEPTABLE.
8. ALL SHRUBS SHALL BE MAINTAINED TO NOT EXCEED 10'
HIGH
LANDSCAPE CONCEPT
STATFMENT:
THE LANDSCAPING 15 REMINISCENT OF A DROUGHT-TOLERANT
YET CONTEMPORARY TROPICAL STYLE LANDSCAPE r'<ITH A
MIXTURE OF SHALL TREES, SHRUBS AND GROUND COYER. THE
HARDSCAPE HILL BE A CENTRAL DESIGN FEATURE
COMPLEMENTING THE UNIQUE ARCHITECTURAL DESIGN.
CONTEMPORARY COLORED CONCRETE r'llTH STONE ACCENT
PAYING COMPLEMENTS THE BUILDING ARCHITECTURE. VARIOUS
GROUNDCOYER AND OTHER DECORA TIYE SHRUBS r'<ILL
PROVIDE FOR AN INTERESTING AND AESTHETIC-ALLY PLEASING
LANDSCAPE.
LANDSCAPING HILL INCLUDE VARIOUS FLOHERING SHRUBS
SUCH AS BIRD OF PARADISE, PINK CALANDRINIA AND OTHERS.
GROUND COYER SUCH AS BLUE CHALKSTICKS AND OTHERS
V-.ILL BE USED THROUGHOUT THE SITE.
THE LANDSCAPING HAS BEEN DESIGNED r'llTH V-.ATER
CONSERVATION IN HIND. AS r'<ELL, IT HILL CREATE AN
INTERESTING STREETSCAPE HHICH HILL BE A BENEFIT TO THE
OVERALL COMMUNITY ATMOSPHERE.
MAINTENANCF RESPONSIBILITY
NOTE:
THE PROPERTY OHNERS ARE RESPONSIBLE FOR THE
CONTINUAL MAINTENANCE OF ALL LANDSCAPED AREAS ON
SITE AS V-.ELL AS CONTIGUOUS PLANTING AREAS r'<ITHIN THE PUBLIC RIGHT-OF-HAY. ALL LANDSCAPED AREAS SHALL BE
KEPT FREE OF HEEDS AND DEBRIS. PLANTINGS SHALL BE
MAINTAINED IN A HEALTHY, VIGOROUSLY GROHING CONDITION,
AND SHALL RECEIVE REGULAR PRUNING, FERTILIZING, HOHING
AND TRIMMING. IRRIGATION SYSTEMS SHALL BE REGULARLY
INSPECTED AND KEPT IN FULLY OPERATIONAL CONDITION
ACCORDING TO MANUFACTURERS' DESIGN STANDARDS AT ALL
TIMES.
ROOT BARRIER NOTE: Underground Service Alert ~o:1':~'\ttrs Call: TOLL FREE "C,UTION', R,m,mb~ "''' ALL TREES PLANTED WITHIN 5' OF ANY CURB. WALL. HAROSCAPE ElELlENT, BUILDING,
FlRE HYDRANT, UTiLITY VAULT. OR L!GHT
FIXTURE SHALL RECEIVE A 10' LENGTH OF
19S DEEP ROOT BARRIER. NO ROOT
BARRIER SHALL ENCIRCLE THE ROOT BALL
1 - 8 Q Q ~J~~fJ;;t~;!•n{:::. 2 2 7 - 2 5 oo :;;: •. t;:~.;:,-, ~r-;;.. work slte. The cenler wm Inform )QI.I of.,.hem they w~l nollfy.
4 2 0 ,.,.._iiC_
SCALE:
4 8
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REVISIONS
f.121212022
£=
&=
£ XXIXXJXXXX
SUBMITTALS
1ST SUBMITTAL
XXJXX/XX
2ND SUBMITTAL
3RD SUBMITTAL
Phase.
Date 8/15/22
Reviewed by
JPS
Drawn
JA
Job No;
2021-26
SheetTrt!e
CONCEPT
PLAN NOTES
Sheet
LC-3
Of Sheets
ESTIMATED TOTAL WATER USE (ETWU) WORKSHEET
The project·, Ei.timated Total W:z.ter Use is calculated U5ing the following formula:
EITVU =(EToX0.62\PF~HA +SU)
ETWU - Estimated total "-'3r.tr use per year (gallons per year) F.To - E\-apotn.nspiration ~ (inches per year)
PF = Pl~t F:ictor from \VUCOLS (sec Definitions)
HA = H)·dro-zone Area (squuc feet): Define hydro-1ones by v...icr use: \'Cry low. low, modcl":IU :ind high SLA :: Speci1I Landscape Aru (sqWllC feet): Edible plVlts, inigated 11.~th rttycled w:1.ter. & turf used for act.ivcpl11y
0.62 --= Conwrsion Factor (to g1.llon5 per sqtWe foot)
IE - lrri ation Efficicnc
CITY OF SOLANA BEACH ESTIMATED TOTAL WATER USE (ETWU) WORKSHEET Evapotranspiration Rate (ETo)
See"K below
Conversion Factor• .62
Line
0.62 (line 1 x Line 2) 25.42 (....., of 1·5) / 29.14 (cast of 1-5) Plant Factor (PF)
See ·e · below 0.5
Hydrozone Area (HA) - in square feet 5 10
(Line 4 x Line 5)
Irrigation Efficiency (IE)
See ·c· below
(Line 6 + Line 7)
15 3
0.81 18'1
TOTAL of all Line 8 boxes + SLA 443.3 Une3xline9
Estimated Total Water Use - ETWU
(gallons per year) 10
11,26'1
Total sha ll not exceed MAWA ~
A
f:r. - J::~iu,;,,.,..,, """ ..
41 (v,.-cstof l-5J
47 (cast of 1-5)
B
/'f' .,,.,._Fll<for- UH WUCOLS...,,_•
'dt'rM//tttlwNHt'f:"fJ'forMC.li/l(l«its~
n,,- 1'iflln1 .,,111tr 1Ut l'F ••7' H ~ .,,.,.,.,,
•-dwr,o •~ l'F Q sM- i,, • lo~~-
0,/ • l'Llt'-lo;,•t,,,,,• H• ~tNl'LP,u
O.J .. Llt'•/.o,.•ll'1116L'ul'k,,.u
0.6 ., M H' • M<idt'Nk fl iiia- L'H l'tMls
I.0• HW-11, 1i u-.,.,.u,,-P1JN11
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305 28.5
183 28.3
0.81 226 28.3
C 1£ - Jrriµtff,,£/f'JCmK)·
.'iprlly • . .SS
/t.o#or•. i O
IJNhckr •.75
Mr"""'"""' ,iJ Drl,~.VIO'P-Sl"\l'I' "' .II
Atlifft,.._JC-:ibr..,nJifnw,,naJJ,ydoa.-.1a~Ntjtcf
,1111,. ~cm PMll-.wr
MAXIMUM APPL! ED WATER APPL!CA TION (MAW Ar)-'-ccc•lccccculcc•.:cti.:concc: ____ ~ I
~1AWA
2S~~~~~1
~(ETAFx To~l~,;;!;M,. ) + (1 -ETAF~ot>JS~A ))• 11 ,1.20.3 Evapotr:rnspiration adju5tmcnt factor (ETA.F} use .55 rcsidcnti.il .45 non- rcsidcnti11.l I
/ /
1111 I
BED 1 I
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LIVING
KITCHEN /
I- --- - - - --------- --- - - - - - - - - - ---
r''l-1;,,.,v---..,...._,-..._,---y-___,~--.,,-----~,h [--------- -------------- --- ----
HYDROZONE PLAN
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r7
-
HYRDOZO E LEGE D
[Z] HYDROZONE ONE, DRIP /LO~ ~ATER USE)
/505 SF, 6 1% OF TOTAL LANDSCAPE AREA)
HYDROZONE T~O, DRIP /MEDIUM ~ATER- USE)
/305 SF, S'1% OF TOTAL LANDSCAPE AREA)
HYDROZONE THREE, POOL /HIGH ~ATER- USE)
/28.3 SF, OF TOTAL LA DSCAPE AREA)
TOTAL LANDSCAPE AREA 8 10 SF
TOTAL POOL AREA 28.3 SF
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_P.WDR
2CAR GARAGE
- DINING
- --
LIVING
ROOT BARRIER NOTE:
ALL TREES PLANlED •HHIN S' Df ANY
CURB. WALL. HARDSCAPE ELE"ENT, BUILOING.
FlRE H>ORANT. UTILITY VAULT, OR LIGHT
FlXTIJRE SHALL RECEIVE A ID' LENGlH OF
19.5' DEEP ROOT BARRIER. NO RDDT
FIARRIFR ""IAI I FNr.IRr.I F THF ROOT RAI I
4 8 12
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RE VIS I O N S
fr. 21212022
& =
& XXfXXJXXXX
& XXfXXJXXXX
S UB MI T TA L S
1 ST SUBMITTAL
XX/XX/XX
2ND SUBMITTAL
3RD SUBMITTAL
Phase
Date· 8/15/22
Rev1ew!'d by
JPB
Drawn:
JA
Job No ·
2021 ·26
Sheet Title
IRRIGATION
HATER
ALCULATION
Sheet
LC-4
Of Sheets
LEGEND: 237 N ACACIA DRIVE. OWNER:
SHIRLY HART CHWALOWSK/ BOUNDARY: --------------- SOLANA BEACH CA. 92075 ORIGINAL LOT UN£ LOT 10:
EXISTING CONTOUR:
PROPOSED CONTOUR:
STORMORAIN: 6/N PVC
INLET: A JR/UM GRATE • 11111
1/E:GE:TA TEO BIO DETENTION AREA
IN PLANTER, PER DETAIL SHEET 1
WATER QUAUTY 1REA 1M£NT AREA
1/E:GE:TA TED IMPERVIOUS
STORM WATER DISPERSION SD-5 WATER QUAUTY
1RE:A 1M£NT AREA:
MASONRY SITE WALL:
£NHANCED CONCRETE::
PORCELAIN PA 1/E:RS IN PA no AREA:
IBMP-1 & ~---~
~
r-:-~
L...:...-LJ
O' 10'
Jal -~
.. - 20·
I
BASEM£NT UMITS: ::".. 15,00'
SPECIAL NOTES:
1. EXISTING RE:SID£NCE IS SERVICED BY CITY OF SOLANA BEACH PUBUC SE:l\£R IN ACACIA A VENUE, NEW RE:SID£NCE FIRST AND SECOND FLOORS AND ADU ll!LL GRAVITY FLOW TO EXISTING SEI\ER CLE:ANOUT CONNECTION AT ACACIA RIGHT OF WAY, CLE:ANOUT TO BE LOCATED AND CONNECTED TO NEW RESIDENCE ONSITE ll!JH 4• PVC AT 2% MIN. SLOP£ FROM EX. C.O. TO NEW RESIDENCE, EX. SEI\ER C.O. CONNECTION ll!LL REMAIN IF VIABLE. BASEMENT SEI\ER SERVICE ll!LL UTIUZE: NEW SE:IIER INJECTOR SUMP AND PUMP TO NEW OUTLET BOX LOCATED IN 1H£ FRONT LAI\N AND ll!LL OUTLET 1H£ PROPERTY AS GRAVITY FLOW VIA NEW SEIIER LATERAL CONNECTION TO EXISTING PUBUC SEI\R SEI\ER MAIN IN ACACIA A 1/£.
2. EXISTING WATER SERVICE: FROM CITY OF SOLANA BEACH WA T£R TO REMAIN.
WATER METER ll!LL BE UPGRADED TO J/4" WATER SERVICE AND 1• MIN FIRE SERVICE:. ADU AND RE:SID£NCE TO UTIUZE: JHE SAME UPGRADED WATER METER.
J. CONSTRUCT A.C. TRANSITIONS TO PROPOSED CONCRETE DRIVEWAY OP£N/NG ALONG ACACIA A VE:. USE MIN A.C. SECTION 4• AC OVER 6" A.B. COMPACTED TO 90:f MAX DRY D£NSITY.
4. REMOVE EXISTING CONCRETE DRIVEWAY. INSTALL NEW 1B' ll!DE: DRIVEWAY CONSTRUCTED PER SDRSO G14A. REPLACE CURB OPENING OF REMOVED SECTION OF DRI\IEWAY ll!JH STANDARD SDRSO G-2A 6" CURB AND GUTTER MATCH EX. T.C. AT CONNECTION POINTS TO EXISTING CURB AND GUTTER.
5. PR/VA TE ONS/TE CONCRETE COLOR AND SPECIFIC PRODUCT SPEC/FICA TIONS AR£ PROVIDED ON LANDSCAPE ARCHITECT PLANS, TO JHE SATISFACTION OF 1H£ OWNER.
6. PR/VA TE STORM DRAIN TO BE 4" PVC AT I.OX
SMt TRfATl/fNT N/£4
STORN WA 7f/l 1RfA 71/fNT N1£'A SD-5 l!JPERl!OOS N1f'A 0/Sl'fJ/SKW PER Sil TRfATl/fNT OCT/./1.S SHT J □ 6 art'l7rll llffiNTKXi-- PUJl7f/l PER OCTA/I. & IUPfRl!OOS N/£4 DISPf/lSION N/£4 W/DSCJ.Pf/) N1£'A SD-5 RETENTION l.'ALLS CONSTRUCTED PER SDRSD
DR EQUIVELENT RETAINING 'w'ALL STANDARD
= 1<'(Sll
30'
1 ii
a,'
3' HARDl.'OOD MULCH
IMPERMEABLE LINER
2.5' 'w'IDE X 15.33' LONG
Bl -RETENTIDN SURFACE
SURFACE 102.75
24' ENGINEERED SOIL
4' PVC PERFORATED PIPE TO
CAP 4• c.□. STORMDRAIN SUBDRAIN WRAPPED IN
P./L ~~l~J'"iJl~i~AtD rf ci~/~~i.~~D ROCK
o.5• 6' C □NC. CAST IN PLACE PLANTER 'w'ALL
T'w' 103 .... 2=5:__ _________________ INSTALL STAND PIPE C.O. AT TREATMENT AREA PVC- OUTFALL TIE VERFLD'w' AND SUBDRAIN TOGETHER
NDPIPE AT STANDPIPE BMP OUTLET.
'Y' CONNECTION
Scale 1•=20•
F,L. 6' CLG
3' PVC OUTFALL
IE 100.28
•BI RETENTJ□ N 'ENGINEERED SOIL' LAYER SHALL BE MINIMUM 12' DEEP 'SANDY LOAM' SOIL MIX 'w'ITH NO MORE THAN 5% CLAY CONTENT. THE MIX SHALL CONTAIN 50-60% SAND, 20-30% COMPOST OR HARD'w' OD MULCH, AND 20-30% TOPSOIL.
4' PERF PVC
'w'RAPPED IN FILTER FABRIC
AND 3/ 4' ROCK
B'w'/TF 98,80
BIO-RETENTION DETAIL
NTS
BMP'S ARE TD BE PRIVATLY MAINTAINED AND THE FACILITIES NOT TO BE MODIFIED 'w'ITHOUT A PERMIT FROM THE CITY.
Date: 9-30-21
\ ,'(Sll
I
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• F£NCE NOTE
NORTHLY PROPERTY LINE FENCE- NOT TO EXCEED 8.0' HIGH. THE LOWER 6' OF F£NCE SHALL INCLUED COMBINED USE OF WOOD FENCE AND MASONRY. THE UPPER 2.0' OF THE 8' HIGH WOOD FENCE SHALL BE OF LATTICE THAT IS 50ll OPEN.
<1'..
D
<1'..
<...)
<1'..
THE PORTION OF THE NORTHERLY PROPERTY LINE FENCE LOCATED IN THE FRONT YARD SET BACK TO BE 3.5' HIGH.
SOUTHLY PROPERTY LINE FENCE- NOT TO EXCEED 6' HIGH. THE 6' HIGH FENCE SHALL INCLUDE COMBINED USE OF WOOD FENCE AND t.4ASONRY.
EXISllNG HAR SCAPE PROPOSED HARDSCAPE
RESIDENCE 511.41 SQ. FT.
DRIVEWAY 300.33 SQ. FT.
RESIDENCE 1741 SQ. FT.
PATIOS/WALK 953 SQ. FT.
PATIOS/WALK 548.49 SQ. FT.
77.98 SQ. FT.
DRIVEWAY 365 SQ. FT.
TOTAL: 3059 SQ. FT.
TOTAL: 1437 SQ. FT.
EXISllNG HAROSCAPE REMOVED
TOTAL: 1437 SQ. FT.
02-18-22
LEGAL DESCRIPTION:
LOT 21111 81.0CX 17 JIM' 1749
Ill 111£ QTY Of SWJIA OCAC/1
ADDRESS:
2J7 H.ACAW. A\o£
sa.JJIA BfACII, CA 92075
ASSESSOR'S PARCEL NO.:
26J-JJ2-0J-OO
BENCHYARK:
B£NCHMARK FOR JHE TOPOGRAPHY IN 1H£ CITY OF SOLANA BEACH IS ASSUMED, BEING JHE: FINISH FLOOR OF JHE: EXITING SINGLE FAMILY RE:SID£NCE AS SHOWN, HAVING AN ELEV. OF 100.00 US FffT.
WATER DISTRICT:
QTY Of SW.I/A OCAC/1 WATER DIS1RICT
SEWER DISTRICT:
QTY CF SWJIA OCAGI SEllEII
SOURCE OF TOPOGRAPHY:
FIELD SURVEY PERFORMED BY SYMMETRY LAND SURVEYING
EARTHWORK:
S/TEGRAD/1/G:
CUT: (UNDER RESIDENCE: BASEM£NT)
FILL: (UNDER RE:SID£NCE)
FILL: (UNDER ADU)
CUT: (OUTSIDE FOOTPRINT)
D'CAVAllGW FCfl FOOTTI/GS:
CUT:
R!l/OVALS A/1/J REcatPACllGW:
CUT/FILL:
IVTAL GRAf!/NG:
CUT:
FILL:
EXPORT
NOTES:
J65 C.Y.
o C.Y.
0 C.Y.
25 C.Y.
JO C.Y.
250 C.Y.
680 C.Y.
260 C.Y.
420 C.Y.
BOUNDARY FOR TOPOGRAPHIC MAPPING IS BASED ON TOPOGRAPHIC MAPPING BY SYMMETRY LAND SURVEYING. JH/S IS NOT A BOUNDARY SUR\IEY. BOUNDARY INFORMATION:
RE:MOI/£ AND REPLACE: EXISTING 6" CONCRETE CURB ALONG JHE ENTIRE PROPERTY FRONTAGE:.
STORM WATER NOTES:
RUNOFF FROM STRUCTURE AND HARDSCAPE SURF ACES TO BE DIRECTED TO DETENTION /BI0-1RE:A 1M£NT BASIN OR POUROUS SURFACE PRIOR TO OUTtE:T AND /OR CONFU£NCE: ll!JH PUBUC STORM WA TF:R FLOW.
STORMWATER RUNOFF TO DRAIN AWAY FROM STRUCTURE: AT 2.0% FOR J.OFT.
CITY OF SOLANA BEACH DRAVtfNG ND.
PREUMINARY GRADING PLAN FOR:
SINGLE FAMILY RESIDENCE AT 237 N. ACACIA DRIVE.
REV. 08-16-22 PLANNING CASE NO• DRP/SDP SHEET 1 OF 1
1-30-21
GRAPHIC SCALE
10 0 10 20 ~---
-- I I
( IN FEIT )
EXISTING HARDSC>.PE
RESIDENCE
DRIVEWAY
PATIOS/WALK
TOTAL:
511 .41 SQ. FT. 300.33 SQ. FT.
548.49 SQ. FT.
77.98 SQ. FT. 1437 SQ. FT.
EXISTING HAROSC>.PE REMOVED
TOTAL: 1437 SQ. FT.
EXISTING HARDSC>.PE E-101
TOTAL: 1437 SQ. FT.
PROPOSED HAROSC>.PE TOTAL: 3059 SQ. FT.
EXISTING HARDSC>.PE TOTAL: 1437 SQ. FT.
INCREASE HAROSC>.PE TOTAL: 1622 SQ. FT.
PROPOSED HARDSC>.PE
RESIDENCE
PATIOS/WALK
DRIVEWAY
TOTAL:
1741 SQ. FT.
953 SQ. FT. 365 SO. FT.
3059 SQ. FT.
PROPOSED HARDSC>.PE P-101
TOTAL: 878 SF
EXISTING HARDSC>.PE P-102
TOTAL: 664 SQ. FT.
EXISTING HARDSC>.PE P-103
TOTAL: 1519 SQ. FT.
TOTAL: 3059 SQ. FT.
I
\
PROPOSED PERVIOUS P-101
TOTAL: 464 SF
PROPOSED PERVIOUS P- 1 02
TOTAL: 202 SQ. FT.
PROPOSED PERVIOUS P-1 03
TOTAL: 275 SQ. FT.
TOTAL: 941 SQ. FT.
ALL ROOF DOWN DRAIN PIPES AND HARDSCAPE SURFACE DRAINS TO CONNECT TO SUMP PUMP 1 VIA ONSTE STORM DRAIN SYSTEM AND IS DELVERED VIA PUMP 1 SYSTEM TO BMP SURFACE FOR INFILTRATION /TREATMENT.
RUNOFF THEN INFILTRATES DOWN THROUGH BMP FROM BMP SURFACE TO BMP SUB-DRAIN PERFORATED PIPE SYSTEM AND THENCE CONTINUES AS GRAVITY FLOW VIA ONSITE DRAIN SYSTEM TO STREET OUTLET IN ACACIA AVE.
LEGEND:
ISD-5 I ISD-6 I
ISD-5 I ISD-6 I
BOUNDARY: --------------- ORIGINAL LOT UN£ LOT 10:
EXISTING CONTOUR: -65- -
PROPOSED CONTOUR: -@----
STORMDRAIN: 6/N PVC
INLET: A TR/UM GRAT£
1/EGE:TA T£D BIO D£T£N TION AREA
IN PLANTER, PER DETAIL SHEET 1
WA T£R QUAUTY TR£A TMENT AREA
1/EGE:TA T£D IMPE:R',10/JS
STORM WA T£R DISPERSION
SD-5 WA T£R QUAUTY
TREATMENT AREA:
MASONRY SIT£ WALL:
ENHANCED CONCR£T£:
PORCELAIN PA\/ERS IN PATIO AREA:
BASEMENT UM/TS:
~-~ima>-1
~
~
IZJ
Source Control BMP Notes:
1. SC-1 Alt hordscope runoff and vehicular wash water to be directed to londacope areas on site. 2. SC-2 Apply clean water stencile to any existing public stem, water inlets adjacent to project. 3. SC-6 D1 Masonry structure to be bullt. protecting Interior ellmlnatlng Interior pest control.
J. SC-6 D2 - D Preserve existing drought tolerant trees, shrub:1, and ground cowr to the max/mum extent possible.
O Design fondscoping to minimize irrigation and runoff, to promote surface infiltration whertt appropriate, ond to minimize the use of fertilizers ond pesticides that con contribute to storm water pollutfon.
O \lhlere landscaped oreos ore used to retain or detain storm water, specify plants th at ore tolerant of periodic saturated so/I condftlons.
O Consider using pest-resistant plants, espec/al/y adjacent to hardscape.
O To ensurer successful estobfishment, selerct plants appropriate, to site soils, slopes, climate, sun, wind, rain, fon d use, air mowment, ecological consistency, and plant interactfans.
OPERA nONAL: Maintain landscopfng usfng mfnlmum or no pestlcfdes.
O See appllcable operational BMPs in Fact Sheet SC-41, "Bu11ding and Grounds Maintenance,• in the CASQA Storm water Quality Handbooks at www.cobmphondbooks. com.
O Provide /PM information to new owners, lessees and operators. 4. SC-6N OPro vlde a means to drafn fire sprinkler test water to the sanitary sewer.
OPERATIONAL: See note in Fact Sheet SC41, Bullding and Grounds Mointenonce, located in section 7 of Storm Water Quality Monagment Pion.
5. SC-60 O Condensate drofn /fnes may discharge to landscaped oreos if the ffow /s small enough that runoff will not occur. Condensate drain fines may not discharge to the storm drain system. o Rooftop mounted equipment with potential to produce pollutants shall be roo fed and/or hove secondary containment.
O Avoid roofing, gutters, and trim mode of copper or other unprotected metals that may leach into runoff.
6. SC-5 Dlf dumpsters or other receptoc/es ore outdoors, area wm be covered, graded, and paved to prevent run-on. fnsto/1 berms at /ocotrons to prewmt runoff from the oreo. Also designated area to be protected from wind dispersal.
Refer to the CASOA construction handbook for information and details of the chosen BMPs and how to apply them lo the project.
CAUFORNIA STORM WATER QUAUTY ASSOCIATION - CASQA
SITE DESIGN BMPs STORM WATER MANAGEMENT BEST PRACTICES HANDBOOK ISD-2 I CONSERVE NATURAL AREAS, SOILS AND VEGETATION.
I SD-3 I MINIMIZE IMPERVIOUS AREA
~ MINIMIZE SOIL COMPACTION
I SD-5 I IMPERVIOUS AREA DISPERSION
I S0-6 I RUNOFF COLLECTION
~ LANDSCAPING AND NATIVE DROUGHT TOLER ANT SPECICIES
I IIM- 4, I SPILL PREVENTION ANO CONTROL
I IIM- 8,I CONCR£T£ WAST£ MANAGEMENT
IIIM-9, I SANITARY/SEPTIC WAST£ MANAG£J./£NT
STANDARD PROJECT
,-----r-E-Nel_N_EER_ OF_WOR_K ______ ..,.... __ R_E_V,SI_ON_S ____ D-ES-C-RI-PT-,o-N-: --,B"'EN"'CH,,..,.,~AR=K------,---,c"'""r'""y.,...,o"'F,,...,,S,..,O'"'L_A.,..N.,..,A-,-B"'E""A,...,....,C'"'H..,.....,E::-:N-:-G-=-1.,.,N..,.E=E=R.,,,..,,'"'G~D=E=P,..,A"" R'"'T."'M,..,E~N"'T=---CI-TY_D_RA_YIIN_G_N_-. -1 GC
DRAIIN BY
BY: "1......-,. C......"4!f DATE· 10- 5- 21 NO. DESCRIPTION NAME: GREGORY A. CAUDILL
R.C.E. 60957 REG. EXP: 12/31/22
0. :~~A;~;N~OM: ________ _ DATUM: ASSUMED
BMP PLAN FOR•STANDARD PROJECT
SINGLE FAMILY RESIDENCE AT 237 N ACACIA
PLANNING CASE NO• DRP /SDP ~F: XXXX SHEET / OF /
2-21-22
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Agreement with Shirly Hart
Project Address: 237 N. Acacia Ave, Solana Beach, CA 92075 APN: 263-332-03
Dear City Council,
On Monday July 11, 2022, I met with the owner Shirly Hart to review her project which borders the south side of my property @.N. Acacia Ave, Solana Beach, CA 92075. My main concern is privacy including upper patio locations, second story windows & the property line fence. Her project will not have any upper patio looking over my property and the windows on the north side facing my property will be obscured (bathroom); and the other two windows are bedroom windows so I'm not opposed to them either.The only modification that I'll request will be in regard to the fence between our properties (the project's north property line). Below is the description of my request.
The north property line that abuts my property needs to provide maximum privacy which will include a masonry block/concrete retaining wall and a 6' tall cedar fence with a 2' tall redwood lattice extension (8' tall total) for the entire length of the north property line except for the front yard setback. The grade on the north side (my side) is higher than the proposed project's grade (I am guessing 16"-24" difference). The fence will be installed on top of retaining wall to provide maximum privacy. In addition, the north side (my side) of the retaining wall will be 1 block (8") taller than the finished grade to eliminate existing run off. All tree and shrub removal, existing fence removal, existing retaining wall removal & all damaged utilities (underground and overhead) will be included in this above work. I also understand that the maximum fence height is 6' with an additional 2' of lattice that allows for 50% visibility which equals a total of 8'.
Depending on the height of the retaining system at the base of the fence, the wood fence will need to be modified to be in compliance with Solana Beach City fence height code.
If you have any questions, please do not hesitate to contact me, email phone
Ronald E ohnson
Owner .N. Acacia Ave.
Solana Beach, CA 92075
CITY COUNCIL ACTION:
_______________________________________________________________________ _______________________________________________________________________ AGENDA ITEM # C.1.
STAFF REPORT
CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Gregory Wade, City Manager
MEETING DATE: August 24, 2022
ORIGINATING DEPT: City Clerk’s Office
SUBJECT: Citizen Commission Vacancy: Public Arts Commission Appointment
BACKGROUND:
This item is before the City Council to discuss and appoint a community member to serve out the remainder of an existing term on the Public Arts Commission. Commission member Stacy Bostrom resigned from the Public Arts Commission in July 2022. Her position’s term expires at the end of January 2023.
Policy
Appointments to City Commissions and Committees are conducted in accordance with Council Policy No. 5 - Appointment of Private Citizens to Committees, Boards, Task Forces (Attachment 2). The Public Arts Commission’s appointments are made by Council-at-large.
A majority vote of the City Council is required for appointment DISCUSSION:
On July 6, 2022, the City Clerk’s Department posted a Notice of Vacancy, per Government Code 54974(a), with an application deadline of August 16th, in an effort to refill the position and bring the Commission to full membership.
Recruitment notices were posted on the City’s Official bulletin board, the City’s website, and an e-blast notice was e-mailed out to subscribers.
Application Submittals
As of the preparation of this report, one application was received by the deadline which is listed on the Application Status List (Attachment 3). If applications are received after the deadline they will not be forwarded as Council no longer considers late applications.
Applications were not posted online but were submitted to Council for review and are available for public viewing at the City Clerk’s Office.
August 24, 2022
Public Arts Commission Appointment
CEQA COMPLIANCE STATEMENT: Not a project as defined by CEQA.
FISCAL IMPACT: N/A
WORK PLAN: N/A
OPTIONS:
Make an appointment to the vacancy.
Extend the deadline for submittal of additional applications.
DEPARTMENT RECOMMENDATION:
Staff recommends that City Council appoint one (1) member to the Public Arts Commission nominated/appointed by Council-at-large for a term ending January 2023.
CITY MANAGER’S RECOMMENDATION:
Approve Department recommendation.
_________________________
Gregory Wade, City Manager
Attachment:
1. Vacancy Notice
2. Council Policy No. 5
3. List of Applicants
4. Application(s)
PUBLIC NOTICE
CITIZEN COMMISSION POSITION VACANCY DEADLINE
CITY OF SOLANA BEACH VOLUNTEERS SERVING ON BEHALF OF THE CITY COUNCIL Applications are currently being accepted through Tuesday, August 16, 2022 by 5:30 p.m.
City Council is scheduled to make appointments at the August 24, 2022 City Council Meeting.
PUBLIC ARTS COMMISSION
The Public Arts Commission participates in reviewing
certain matters regarding community art opportunities and conducts certain City events. Agenda Posting Page
One Vacancy – term will expire January 2023
Regular Meetings: 4
th Tuesday of each month at 5:30 p.m.
Virtually or at City Hall, due to COVID changes, as appropriate Requirements: At least 18 yrs. old Resident of the City.
Composition: 7 members who are all appointed by the Council At-large.
Staff Liaison: Kayla Moshki at 858-720-2438 or [email protected] New applicants may want to review any past Agendas posted on the City’s website or contact the Staff Liaison for any questions about the Commission. See the City’s website for members, expiring positions, and further information.
Posted July 5, 2022
Megan Bavin, Deputy City Clerk
Applicant Process
Citizen Interest Forms (Applications) and additional information on the Commissions can be found on the City’s website at www.cityofsolanabeach.org (Top of Page: Government, Citizen Commissions) OR at City Hall, 635 S. Highway 101, Solana Beach, (858) 720-2400. Please contact the City Clerk with any questions regarding the recruitment/appointment process.
For specific questions about the Commission, contact the Commission Staff Liaison above.
I
CITY OF SOLANA BEACH Policy No. 5
COUNCIL POLICY
Adopted: May 15, 1989
Revised: January 23, 2008 by
Resolution 2008-23
GENERAL SUBJECT: Citizen Boards, Commissions & Committees SPECIFIC SUBJECT: Appointments of Citizens to Boards, Commissions, Committees and Task Forces.
PURPOSE:
The purpose of this policy is to establish a consistent process and procedure for appointments to City sponsored Citizen Boards, Commissions, Committees and Task Forces.
POLICY STATEMENT:
Appointments to Citizen Boards, Commissions, Committees and Task Forces are made in accordance with the municipal code and/or specific guideline, as provided, to provide consistency.
POLICY PROCEDURES:
1. All private citizens interested in serving on any Board, Commission, Committee or Task Force or similar group must complete and file with the City Clerk a Citizen Interest Form (application) which may be obtained from the City Clerk’s office.
2. Nominations
Councilmembers may nominate private citizens for appointment subject to ratification by a majority of the City Council. Such ratification shall take place at a regular City Council meeting and a duly docketed agenda item.
3. Appointment Protocol
a. Appointments will be made in accordance with municipal code requirements. For example, the municipal code may require that a Commission have five positions appointed by individual
Councilmembers.
b. Appointments that are not outlined in the municipal code and are at-large appointment positions may be nominated by any
Councilmember. In the event of multiple appointments,
appointments may be divided among individual Councilmembers to share the appointment responsibilities. If the appointments are
shared, it will be for that one time and will not be construed as official individual appointments that would carry forward. c. The decision to proceed with an individual appointment alternative for at-large positions will be subject to majority vote of the City Council with such vote taking place at a regular City Council Meeting.
4. Appointments to Outside Agencies
When the City is asked by an outside agency to recommend a private citizen to serve on a Board, Commission, Committee or Task Force or similar group, such recommendation shall be made by the Council and approved by a majority vote of the City Council.
ATTACHMENT 3
City of Solana Beach
Citizen Commission Members
Appointed by City Council
Deadline – August 16, 2022 5:30 p.m.
LIST OF APPLICANTS
Public Arts Commission
Applicants Application
Received
Last Name First Name
Cypherd Vicki 7-28-2022
City of Solana Beach
635 S. Highway 101, Solana Beach, CA 92075
858-720-2400
ATTACHMENT 4
ATTACHMENT 4
Applications
This attachment is available for
viewing at the City Clerk’s Office