Agenda packet — Solana Beach City Council, September 14, 2022 (part 3 of 3)

DISCUSSION:

The subject property is located on the east side of Castro Street, one property south of the intersection of Gonzales Street and Castro Street. The lot is irregularly shaped with 61 feet in frontage along Castro Street, a southern property line of approximately 148 feet, a northern property line of approximately 149 feet and an eastern property line of 93 feet. The existing topography slopes upward from the street. The elevation at the front property line is at approximately 43 feet above Mean Seal Level (MSL) and the rear property line is approximately 68 MSL, resulting in a change in elevation of approximately 25 feet. With the proposed project, the driveway location would remain at the center of the western portion of the lot. The project plans are provided in Attachment 2.

Table 1 (below) provides a comparison of the Solana Beach Municipal Code (SBMC) applicable zoning regulations with the Applicants’ proposed design.

Table 1

LOT INFORMATION
Property Address:

Lot Size (Net):

Max. Allowable Floor area:

Proposed Floor area:

Below Max. Floor area by:

Max. Allowable Height:

Max. Proposed Height:

Highest Point/Ridge:
738 Castro Street
9,022 ft2
3,529 ft2
3,440 ft2
89 ft2
25 ft.

24.78 ft.

79.78 MSL
Zoning Designation:
# of Units Allowed:
# of Units Requested:

MR (5-7 du/ac)
1 Dwelling Unit, 1 ADU,
1 JADU
1 Dwelling Unit
Setbacks: Required Proposed
Front (W) 25 ft. 28.33 ft.

Interior Side (N) 5 ft. 5.00 ft.

Interior Side (S) 5 ft. 5.00 ft.

Rear (E) 25 ft. 25.00 ft.

PROPOSED PROJECT INFORMATION
Floor area Breakdown: Requested Permits:

DRP: A DRP is required for a structure that exceeds
60% of the maximum allowable floor area.

SDP: An SDP is required for a new structure that
exceeds 16 feet in height from the existing grade.

Existing Main Floor
Main Floor Addition (Playroom)
Second-Story Addition (Rec. Room)
Existing Lower-Level Garage to Remain
2,330 ft2
512 ft2
361 ft2
637 ft2
Subtotal
Off-Street Parking Exemption
3,840 ft2
- 400 ft2
Total Floor area 3,440 ft2
Proposed Grading: 40 CY of Site Grading
Proposed Parking: 2-Car Garage
Proposed Fences and Walls: Yes
Proposed Accessory Dwelling Unit: No
Proposed Accessory Structure: No
Existing Development:

Single-Family Residence and attached Two-Car
Garage
The following is a discussion of the findings for a DRP and SDP as each applies to the proposed project as well as references to recommended conditions of approval contained in Resolution 2022-111.

September 14, 2022
DRP21-021, SDP21-020
Tresp – 738 Castro Street

Page 3 of 12 ends

Development Review Permit Compliance (SBMC Section 17.68.40):

A DRP is required for a structure that exceeds 60% of the maximum allowable floor area.

The total floor area proposed is 3,440 square feet and 3,529 is the maximum. Therefore, the proposal is 98% of the allowable floor area.

In addition to meeting zoning requirements, the project must also be found in compliance with development review criteria. 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 Council may approve, or conditionally approve, a DRP only if all of the findings listed below can be made. Resolution 2022-111 provides the full discussion of the findings.

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

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

3. All required permits and approvals issued by the city, including variances, conditional use permits, comprehensive sign plans, and coastal development permits 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.

In addition to meeting zoning requirements, the project must also be found in compliance with the development review criteria. The following is a discussion of the applicable development review criteria as they relate to the proposed project.

Relationship with Adjacent Land Uses:

The property is located within the Medium Residential (MR) Zone. Properties to the north, south, east and west are also located within the MR Zone. The surrounding properties are developed with one and two-story, single-family residences.

September 14, 2022
DRP21-021, SDP21-020
Tresp – 738 Castro Street

Page 4 of 12 ends

The project, as designed, is consistent with the permitted uses for the MR Zone as described in SBMC Sections 17.20.010 and 17.12.020. The property is designated Medium Density Residential in the General Plan and intended for single-family residences developed at a maximum density of five to seven (5-7) dwelling units per acre. The proposed development could be found to be consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy residential neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated neighborhoods.

The property is not located within any of the City’s Specific Plan areas; however, it is located within the boundaries of the Scaled Residential Overlay Zone (SROZ) and within the Coastal Zone. The project has been evaluated, and could be found to be in conformance with, the regulations of the SROZ, which are discussed further later in this report. As a condition of project approval, the Applicants would be required to obtain a Coastal Development Permit, Waiver or Exemption from the California Coastal Commission prior to the issuance of Building or Grading Permits.

Building and Structure Placement:

The site is currently developed with a 2,330 square-foot single-story, single-family residence and an attached 637 square-foot garage located on a building pad approximately 15 feet higher than the street. The Applicants propose to remodel and expand the existing playroom over the existing garage and add exterior stairs that lead to a new second floor recreation room and two decks. The proposed additions to the existing residence, as designed, would be located within the buildable area.

The MR Zone requires a 25-foot front-yard setback, 25-foot rear-yard setback and 5-foot interior side-yard setbacks. The additions are proposed the be located within the buildable area. The proposed residence is set back 28.33 feet from the front property line, 25 feet from the rear property line, and 5 feet from both side property lines.

The 3,206 square-foot residence will consist of a great room, kitchen, pantry, playroom, primary suite, bedroom, three bathrooms, and laundry on the first floor, and recreation room and two decks on the second floor. The proposed development includes two (2) new second floor decks totaling 452 square feet, one located on the west side of the second-floor addition, and one located on the east side of the second-floor addition. The existing garage is located towards the west side of the property and would maintain vehicular and pedestrian access from Castro Street.

The SBMC parking regulations require two (2) off-street parking spaces, 9’ x 19’ clear, per single-family residence. The SBMC sections 17.48.040 and 17.20.030 indicate that when required parking spaces are provided within a garage, up to 200 square feet of floor area is exempted for each required space. As designed, the proposed residence would provide two (2) parking spaces in the existing 637 square-foot garage; therefore, the project is afforded a 400 square-foot exemption and the total proposed floor area would September 14, 2022
DRP21-021, SDP21-020
Tresp – 738 Castro Street

Page 5 of 12 ends

be 3,440 square feet, which is 89 square feet below the maximum allowable floor area for the 9,022 square-foot lot, pursuant to the SROZ regulations.

The maximum floor area calculation for this project is as follows:

0.50 for first 6,000 ft2 3,000 ft2

Neighborhood Comparison:

Staff compared the proposed project to 37 other properties within the surrounding area.

This area includes properties along both sides of Castro Street and Gonzales Street, the west side of Ida Avenue and the south side of Hernandez Street as shown on the following map:

The properties evaluated in this comparison are located in the MR Zone and the SROZ.

The existing homes range in size from 570 square feet to 3,676 square feet, according to the County Assessor records. It should be noted that the County Assessor does not include the garage, covered porch area, unfinished basement, or accessory building area 1 716
720
722
838
September 14, 2022
DRP21-021, SDP21-020
Tresp – 738 Castro Street

Page 6 of 12 ends

in the total square footage. Accordingly, the building area of the proposed project has been calculated for comparison purposes by deleting the area of the proposed garages, the covered porch, and ceiling height over 15 feet as follows:

Project Gross Building Area: 3,840 ft2
Delete Garage: - 637 ft2
Project Area for Comparison to Assessor’s Data: 3,203 ft2 Table 2 is based upon the County Assessor’s data and SanGIS data. It contains neighboring lot sizes, the square footage of existing development and the maximum allowable square footage for potential development on each lot.

Table 2
# Property Address
Lot Size
in ft2
(SanGis)
Existing ft2
(Assessor)
Proposed /
Recently
Approved ft2
Max.

Allowable
ft2
Zone
1 702 CASTRO ST 9,912 2,946 3685 MR
2 708 CASTRO ST 8,846 3,156 3498 MR
3 716 CASTRO ST 9,918 1,192 3686 MR
4 721 CASTRO ST 9,357 2,032 3587 MR
5 722 CASTRO ST 9,450 3,676 3604 MR
6 727 CASTRO ST 9,586 1,750 3628 MR
7 728 CASTRO ST 6,542 2,900 3095 MR
8 732 CASTRO ST 11,384 1,956 3942 MR
9 736 CASTRO ST 9,065 3,375 3536 MR
10 738 CASTRO ST 9,025 2,330 3,203 3529 MR
11 742 CASTRO ST 10,422 2,210 3774 MR
12 750 CASTRO ST 17,372 672 4812 MR
13 754 CASTRO ST 12,198 - 4085 MR
14 763 CASTRO ST 13,419 1,500 4298 MR
15 766 CASTRO ST 13,844 906 4373 MR
16 780 CASTRO ST 10,149 2,493 5075 MR
17 715 IDA AVE 4,283 570 2700 MR
18 717 IDA AVE 9,437 3,124 3601 MR
19 735 IDA AVE 9,586 3,010 3628 MR
20 741 IDA AVE 7,829 3,440 3320 MR
21 742 IDA AVE 9,061 761 3536 MR
22 809 IDA AVE 8,672 2,736 3468 MR
23 815 IDA AVE 5,882 1,625 2941 MR
24 821 IDA AVE 13,862 - 4376 MR
25 700 VALLEY AVE 8,692 2,054 3471 MR
26 718 VALLEY AVE 3,943 800 1972 MR
27 720 VALLEY AVE 3,930 800 1965 MR
28 724 VALLEY AVE 7,441 920 3252 MR
29 732 VALLEY AVE 14,548 1,122 4496 MR
30 740 VALLEY AVE 13,492 1,009 4311 MR
September 14, 2022
DRP21-021, SDP21-020
Tresp – 738 Castro Street

Page 7 of 12 ends

31 816 GONZALES 13,028 2,632 4230 MR
32 818 GONZALES 13,297 1,364 4277 MR
33 819 GONZALES 7,597 2,104 3279 MR
34 825 GONZALES 9,479 3,017 3609 MR
35 815 HERNANDEZ 6,837 2,160 3146 MR
36 825 HERNANDEZ 10,534 1,026 3793 MR
37 833 HERNANDEZ 7,970 1,622 3345 MR
38 843 HERNANDEZ 13,478 1,254 4309 MR
Fences, Walls and Retaining Walls:

Within the front yard setback area, the SBMC Section 17.20.040(O) allows fences and walls, or any combination thereof, to be no higher than 42 inches in height as measured from existing grade, except for an additional two feet of fence that is at least 80% open to light. Fences, walls and retaining walls located within the rear and interior side yards are allowed to be up to six feet in height with an additional 24 inches that is 50% open to light and air. The proposed project includes a new six-foot tall retaining wall on the north side of the property adjacent to the north property line.

Landscape:

Parking:

SBMC Section 17.52.040 and the Off-Street Parking Design Manual (OSPDM) require two (2) parking spaces for a single-family residence. The Applicants propose to maintain the same location of the existing driveway on the west side of the lot. SBMC Section

17.08.030 indicates that required parking up to 200 square feet per parking space provided in a garage is exempt from the floor area calculation. The existing 637 squarefoot garage will provide two parking spaces. Two spaces are required; therefore, 400 square feet of garage area is exempt from the project’s floor area calculation.

Grading:

The project includes grading in the amount 40 cubic yards of site grading.

Lighting:

Page 8 of 12 ends

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.

Usable Open Space:

The project consists of additions to an existing split-level, single-family residence with an attached garage on a developed residential lot; therefore, usable open space and recreational facilities are neither proposed nor required according to SBMC Section

17.20.040. As a condition of project approval, the Applicants will be required to pay the applicable Park Development Fee.

Structure Development Permit Compliance:

The proposed structure exceeds 16 feet in height above the pre-existing grade; therefore, the project must comply with all of the View Assessment requirements of SBMC Chapter

17.63 and the Applicants were required to complete the SDP process. The Applicants had story poles erected onsite and the Story Pole Height Certification was issued by a licensed land surveyor on March 23, 2022, which showed the highest story pole certified at 79.78 MSL and 24.78 feet above the proposed grade. Notices to apply for View Assessment were mailed to property owners and occupants within 300 feet of the project site, which established a deadline to file for View Assessment on April 28, 2022. The City received one (1) application for View Assessment (Attachment 3) from the property owners (Manuel and Richard Aguilar; “Claimant”) of 736 Castro Street, which is located immediately north of the subject property.

The project was presented to the View Assessment Commission (VAC) on June 21, 2022.

Two out of the six participating VAC members found the west facing portion of the upper floor to be the primary viewing area, two VAC members found the living room to be the primary viewing area, one VAC member found the living room and kitchen to be the primary viewing area, one VAC member found the living room, family room and kitchen to be the primary viewing area, and one VAC member was absent. None of the participating VAC members were able to make finding 3. Approved minutes from the June 21, 2022 meeting are included in Attachment 4. Table 3 includes the disclosures and findings form the June 21, 2022 meeting.

September 14, 2022
DRP21-021, SDP21-020
Tresp – 738 Castro Street

Page 9 of 12 ends

Table 3
Manuel & Richard
Aguilar 734 Castro St. Coad Bishop Cohen Moldenhauer Stribling Zajac Najjar Date
Visited
Claimant 6/21 6/20 5/30 6/20 5/30 6/20
Applicant 6/20 5/27 6/21 5/27 6/18
Primary
Viewing Area
West Facing
Portion of
Upper Floor
West Facing
Portion of
Upper Floor
Living Room
& Kitchen
Living
Room
Living
Room
Living
Room,
Family
Room, &
Kitchen
#1. Communication
Taken Place Y Y Y Y Y Y
#2. No Public View
Impairment Y Y Y Y Y Y
#3. Designed to
Minimize View
Impairment

N N N N N N
#4. No Cumulative View
Impairment Y Y Y Y N Y
#5. Neighborhood
Compatibility Y Y N Y Y N
The majority of the participating VAC members found the primary viewing area to be the living room. The majority of the VAC were unable to make finding 3; that the project was designed to minimize view impairment. When offered a continuance, the Applicants did not consent and instead requested that the VAC make a recommendation. Commissioner Bishop made a motion to recommend denial of the project which was seconded by Commissioner Najjar. The motion passed 6/0/1 Ayes: Bishop, Cohen, Moldenhauer, Stribling, Zajac, Najjar. Noes: none. Absent: Coad. The Notice of Recommendation is included in Attachment 5.

The City Council should consider the recommendation from VAC, the information provided by the Applicants and Claimant, and the View Assessment Ordinance (SBMC

17.63) including the definition of a “Viewing Area” and the five required findings, which are provided below:

SBMC Section 17.63.020(I): “Viewing area” shall be that area of the structure (excluding bathrooms, hallways, garages or closets) or lot (excluding the building setback areas) where the view assessment committee, or the city council on appeal, determines the best and most important view exists. The finished floor elevation of any viewing area must be at or above existing grade adjacent to the exterior wall of the part of the building nearest to that viewing area. The determination shall be made by balancing the nature of the view to be protected and the importance of the area of the structure or lot from where the view is taken.

September 14, 2022
DRP21-021, SDP21-020
Tresp – 738 Castro Street

Page 10 of 12 ends

SBMC Section 17.63.040(F): Findings. In making a decision on a matter for which view assessment has been requested, the view assessment committee shall be required to make the following findings:

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. Written evidence of a good faith voluntary offer to meet and discuss view issues, or of a good faith voluntary offer to submit the matter to mediation, is hereby deemed to be a reasonable attempt to resolve the view impairment issues.

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

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

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

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

A condition of approval has been added to the Draft Resolution of Approval (Attachment 1) to require that the Applicants submit a height certification prepared by a licensed land surveyor prior to the framing inspection certifying that the maximum height of the proposed addition will not exceed 24.78 feet above the proposed grade or 79.78 feet above MSL, which is the maximum proposed structure height reflected on the project plans, should the City Council make the necessary finding to approve the project.

Property Frontage and Public Right-of-Way Improvements
The existing property frontage is improved with a concrete rolled curb and 4-foot sidewalk.

The area between the back of sidewalk and the property line is unimproved with varying slopes partially covered with private landscaping. No public improvements are required.

Therefore, if approved, the Applicants are not required to do any frontage improvements.

September 14, 2022
DRP21-021, SDP21-020
Tresp – 738 Castro Street

Page 11 of 12 ends

Public Hearing Notice:

Notice of the City Council Public Hearing for the project was published in the Union Tribune more than 10 days prior to the Public Hearing. The same public notice was mailed to property owners and occupants within 300 feet of the proposed project site on August 31, 2022. As of the date of preparation of this Staff Report, Staff has not received any official correspondence.

In conclusion, the proposed project, as conditioned, could be found to be consistent with the Zoning regulations and the General Plan. Staff has prepared draft findings for approval of the project in the attached Resolution 2022-111 for Council’s consideration based upon the information in this report. The applicable SBMC sections are provided in the italicized text and conditions from the Community Development, Engineering, and Fire Departments are incorporated in the Resolution of Approval. Additionally, as a condition of project approval, the Applicants would be required to obtain a Coastal Development Permit, Waiver or Exemption from the California Coastal Commission prior to the issuance of a Building Permit.

The Council may direct Staff to modify the Resolution to reflect the findings and conditions it deems appropriate as a result of the Public Hearing process. If the Council determines the project is to be denied, Staff will prepare a Resolution of Denial for adoption at a subsequent Council meeting.

CEQA COMPLIANCE STATEMENT:

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

FISCAL IMPACT: N/A
WORK PLAN: N/A
OPTIONS:
∙ Approve Staff recommendation adopting the attached Resolution 2022-111. ∙ Approve Staff recommendation subject to additional specific conditions necessary for the City Council to make all required findings for the approval of a DRP and SDP. ∙ Deny the project if all required findings for the DRP cannot be made.

September 14, 2022
DRP21-021, SDP21-020
Tresp – 738 Castro Street

Page 12 of 12 ends

DEPARTMENT RECOMMENDATION:

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

Therefore, Staff recommends that the City Council:

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

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

3. If the City Council makes the requisite findings and approves the project, adopt Resolution 2022-111 conditionally approving a DRP and SDP to remodel and add to an existing single-family residence with a two-car garage and perform associated site improvements at 738 Castro Street, Solana Beach.

CITY MANAGER’S RECOMMENDATION:

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

1. Resolution 2022-111

2. Project Plans

3. Aguilar Application for View Assessment

4. Minutes from the June 21, 2022 VAC Meeting

5. NOR from June 21, 2022 VAC Meeting

6. Applicant Request for Approval
RESOLUTION 2022-111

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SOLANA

BEACH, CALIFORNIA, CONDITIONALLY APPROVING A

DEVELOPMENT REVIEW PERMIT AND STRUCTURE DEVELOPMENT

PERMIT FOR A FIRST-STORY ADDITION AND REMODEL AND NEW

SECOND-STORY ADDITION TO AN EXISTING SINGLE-STORY,
SINGLE-FAMILY RESIDENCE AT 738 CASTRO STREET, SOLANA
BEACH
APPLICANTS: Brian and Elizabeth Tresp
APPLICATION: DRP21-021/SDP21-020
WHEREAS, Brian and Elizabeth Tresp (hereinafter referred to as “Applicants”) have submitted an application for a Development Review Permit (DRP) and Structure Development Permit (SDP) pursuant to Title 17 (Zoning) of the Solana Beach Municipal Code (SBMC); and
WHEREAS, the View Assessment Committee recommended denial of the project on June 21, 2022 based on an Application for View Assessment from 738 Castro Street; and WHEREAS, the Public Hearing was conducted pursuant to the provisions of Solana Beach Municipal Code Section 17.72.030; and
WHEREAS, at the Public Hearing on September 14, 2022, the City Council received and considered evidence concerning the proposed application; and WHEREAS, the City Council determined the primary viewing area to be ____________; and
WHEREAS, the City Council of the City of Solana Beach found the project requested in the application exempt from the California Environmental Quality Act pursuant to Section 15303 of the State CEQA Guidelines; and
WHEREAS, this decision is based upon the evidence presented at the Public 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:

I. That the foregoing recitations are true and correct.

II. That the request for a DRP and SDP to construct an 873 square-foot addition and remodel to an existing single-story, single-family residence with an attached garage at 738 Castro Street, is conditionally approved based upon the following Findings and subject to the following Conditions:

III. FINDINGS
Resolution 2022-111
DRP21-021/SDP21-020
Tresp – 738 Castro Street

Page 2 of 11 ends

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 SBMC Title 17 (Zoning Ordinance), including special regulations, overlay zones and specific plans.

General Plan Consistency: The project, as conditioned, is consistent with the City’s General Plan designation of Medium Density Residential, which allows for a maximum of five to seven (5-7) dwelling units per acre. The development is also consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy residential neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated neighborhoods.

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

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

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

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

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

The project, as designed, is consistent with the permitted uses for the MR Zone as described in SBMC Sections 17.20.010 and Resolution 2022-111
DRP21-021/SDP21-020
Tresp – 738 Castro Street

Page 3 of 11 ends

17.12.020. The property is designated Medium Density
Residential in the General Plan and intended for single-family residences developed at a maximum density of five to seven (5- 7) dwelling units per acre. The proposed development could be found to be consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy residential neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated
neighborhoods.

The property is not located within any of the City’s Specific Plan areas; however, it is located within the boundaries of the Scaled Residential Overlay Zone (SROZ) and within the Coastal Zone.

The project has been evaluated, and could be found to be in conformance with, the regulations of the SROZ, which are discussed further later in this report. As a condition of project approval, the Applicants would be required to obtain a Coastal Development Permit, Waiver or Exemption from the California Coastal Commission prior to the issuance of Building or Grading Permits.
b. Building and Structure Placement: Buildings and structures shall be sited and designed in a manner which visually and functionally enhances their intended use.

The site is currently developed with a 2,330 square-foot singlestory, single-family residence and an attached 637 square-foot garage located on a building pad approximately 15 feet higher than the street. The Applicants propose to remodel and expand the existing playroom over the existing garage and add exterior stairs that lead to a new second floor recreation room and two decks. The proposed additions to the existing residence, as designed, would be located within the buildable area.

The MR Zone required 25-foot front-yard setback, 25-foot rearyard setback and 5-foot interior side-yard setbacks. The additions are proposed the be located within the buildable area.

The proposed residence is set back 28.33 feet from the front property line, 25 feet from the rear property line, and 5 feet from both side property lines.

The 3,206 square-foot residence will consist of a great room, kitchen, pantry, playroom, primary suite, bedroom, three bathrooms, and laundry on the first floor, and recreation room and two decks on the second floor. The proposed development includes two (2) new second floor decks totaling 452 square feet, one located on the west side of the second-floor addition, and Resolution 2022-111
DRP21-021/SDP21-020
Tresp – 738 Castro Street

Page 4 of 11 ends

one located on the east side of the second-floor addition. The existing garage is located towards the west side of the property and would maintain vehicular and pedestrian access from Castro Street.

The SBMC parking regulations require two (2) off-street parking spaces, 9’ x 19’ clear, per single-family residence. The SBMC sections 17.48.040 and 17.20.030 indicate that when required parking spaces are provided within a garage, up to 200 square feet of floor area is exempted for each required space. As designed, the proposed residence would provide two (2) parking spaces in the existing 637 square-foot garage; therefore, the project is afforded a 400 square-foot exemption and the total proposed floor area would be 3,440 square feet, which is 89 square feet below the maximum allowable floor area for the 9,022 square-foot lot, pursuant to the SROZ regulations.

The maximum floor area calculation for this project is as follows:

0.50 for first 6,000 ft2 3,000 ft2

0.175 for 6,001 to 15,000 ft2 529 ft2
Total Allowable Floor area: 3,529 ft2
The proposed project, as designed, meets the minimum required setbacks and is below the maximum allowable floor area for the property.
c. Landscaping: The removal of significant native vegetation shall be minimized. Replacement vegetation and landscaping shall be compatible with the vegetation of the surrounding area. Trees and other large plantings shall not obstruct significant views when installed or at maturity.

The project would be subject to the current water efficient landscaping regulations of SBMC Chapter 17.56 if new
development projects with an aggregate landscape equal to or greater than 500 square feet requiring a building permit, plan check or development review; however, the Applicants are not proposing any landscape changes as part of this project. 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 2022-111
DRP21-021/SDP21-020
Tresp – 738 Castro Street

Page 5 of 11 ends

SBMC Section 17.52.040 and the Off-Street Parking Design Manual (OSPDM) require two (2) parking spaces for a singlefamily residence. The Applicants propose to maintain the same location of the existing driveway on the west side of the lot.

SBMC Section 17.08.030 indicates that required parking up to 200 square feet per parking space provided in a garage is exempt from the floor area calculation. The existing 637 squarefoot garage will provide two parking spaces. Two spaces are required; therefore, 400 square feet of garage area is exempt from the project’s floor area calculation.
e. Grading: To the extent feasible, natural topography and scenic features of the site shall be retained and incorporated into the proposed development. Any grading or earth-moving operations in connection with the proposed development shall be planned and executed so as to blend with the existing terrain both on and adjacent to the site. Existing exposed or disturbed slopes shall be landscaped with native or naturalized non-native vegetation and existing erosion problems shall be corrected.

The project includes grading in the amount 40 cubic yards of site grading.
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 will comply with the City-Wide Lighting Regulations of the Zoning Ordinance (SBMC

17.60.060). All light fixtures shall be shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding area. g. Usable Open Space: Recreational facilities proposed within required usable open space shall be located and designed to maintain essential open space values.

The project consists of additions to an existing two-story, singlefamily residence with a lowered garage on a developed residential lot; therefore, usable open space and recreational facilities are neither proposed nor required according to SBMC Resolution 2022-111
DRP21-021/SDP21-020
Tresp – 738 Castro Street

Page 6 of 11 ends

Section 17.20.040. The Applicants are required to pay the applicable Park Development Fee.

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

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

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

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

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

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

To be completed based on Council findings.

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

To be completed based on Council findings.

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

To be completed based on Council findings.

IV. There is no significant cumulative view impairment caused by granting the application. Cumulative view impairment shall be determined by: (a) Considering the amount of view impairment caused by the proposed structure; and (b) considering the amount of view impairment that would Resolution 2022-111
DRP21-021/SDP21-020
Tresp – 738 Castro Street

Page 7 of 11 ends

be caused by the construction on other parcels of structures similar to the proposed structure.

To be completed based on Council findings.

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

To be completed based on Council findings.

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

A. Community Development Department Conditions:

I. The Applicants shall pay required Fire Mitigation, Park Development, Public Use Facilities, and Public Facilities Impact Fees.

II. Building Permit plans must be in substantial conformance with the architectural plans presented to the City Council on September 14, 2022, and located in the project file with a submittal date of August 23, 2022.

III. Prior to requesting a framing inspection, the Applicants shall submit a height certificate prepared by a licensed land surveyor prior to the framing inspection certifying that the tallest point of the proposed residence will not exceed 24.78 feet above the proposed grade on the and the highest point of the structure will not exceed 79.78 feet above the Mean Sea Level (MSL) in conformance with the plans as approved by the City Council on September 14, 2022.

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

17.60.070 (Fences and Walls).

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

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

All light fixtures shall be appropriately shielded so that no light or glare Resolution 2022-111
DRP21-021/SDP21-020
Tresp – 738 Castro Street

Page 8 of 11 ends

is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding area.

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

B. Fire Department Conditions:

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

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

III. FIRE HYDRANTS AND FIRE FLOWS: The Applicants 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.

IV. 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 Resolution 2022-111
DRP21-021/SDP21-020
Tresp – 738 Castro Street

Page 9 of 11 ends

where deemed necessary by the Fire Marshal, such as rear access doors, building corners, and entrances to commercial centers.

V. AUTOMATIC FIRE SPRINKLER SYSTEM - ONE AND TWO FAMILY DWELLINGS: Structures shall be protected by an automatic fire sprinkler system designed and installed to the satisfaction of the Fire Department. Plans for the automatic fire sprinkler system shall be approved by the Fire Department prior to installation. Sprinklers will be required due to the addition being more than 50% of the existing structure and the significant modifications being added to the roof.

Solana Beach Municipal Code Chapter 15.32 Fire Code Section

15.32.230 Section 903.2.01
VI. CLASS “A” ROOF: All structures shall be provided with a Class “A” Roof covering to the satisfaction of the Solana Beach Fire Department.

C. Engineering Department Conditions:

I. Prior to occupancy/final inspection of the Building Permit, an easement shall be recorded for maintenance of the existing detention basins located on the frontside of the property by the property owner(s) in perpetuity. If an easement has already been recorded for this existing detention basin, the Applicants shall provide the Plat and Legal Description that was prepared by the Registered Civil Engineer when the easement was recorded.

II. 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.

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

IV. Applicants are required to obtain an Encroachment Permit in accordance with SBMC Section 11.20 for the below 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:

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

Resolution 2022-111
DRP21-021/SDP21-020
Tresp – 738 Castro Street

Page 10 of 11 ends

VI. EXPIRATION
The Development Review Permit and Structure Development Permit for the project will expire 24 months from the date of this Resolution, unless the Applicants 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.

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

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

NOTICE TO APPLICANTS: Pursuant to Government Code Section 66020, you are 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 14th day of September, 2022, by the following vote:

AYES: Councilmembers –
NOES: Councilmembers –
ABSENT: Councilmembers –
ABSTAIN: Councilmembers –
Resolution 2022-111
DRP21-021/SDP21-020
Tresp – 738 Castro Street

Page 11 of 11 ends

______________________________

LESA HEEBNER, MAYOR
APPROVED AS TO FORM: ATTEST:
_____________________________ _______________________________ JOHANNA N. CANLAS, City Attorney ANGELA IVEY, City Clerk

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IMPERVIOUS AREA NOTE:

TOTAL EX BUILD IMPERVIOUS AREA:

TOTAL EX IMP HARDSCAPE AREA INCLUDING DRIVEWAY:
2,959SF
3,604SF
629SF
-512SF
-l17SF OSF
2,330SF
-361 SF -452SF
-126SF -1.391 SF
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Exception: Single-Family residential driveways; serving no more than two singlefamily 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.

2. 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.

3. ADDRESS NUMBERS: STREET NUMBERS: Approved numbers andtor 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 back.ground, and shall meet the following minimum standards as to size:
4" high with a ½" inch stroke width for residential buildings, 8" high with a½" stroke for commercial and multi-family residential buildings, 12" high with a r stroke for industrial buildings. Additional numbers shall be required where deemed necessary by the Fire Marshal, such as rear access doors, building comers, and entrances to commercial centers.

4. AUTO MA TIC 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 903.2.01.

Sprinklers may be required due to significant modifications to the roof of the dwelling, need more infonnation to verify.

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

PROJECT INFORMATION:

APN: 298-162-25-00
SITE ADDRESS: 738 CASTRO STREET
LEGAL DESCRIPTION:

PAR 1 OF PARCEL MAP NO. 17033, IN THE CITY OF SOLANA BEACH,

COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JANUARY 11, 1993 AS FILE NO. 1993-0014938 OF OFFICE RECORDS.

ZONE:MRd

SCALED RESIDENTIAL OVERLAY ZONE (SROZ)

REQUIRED
FRONT SETBACK:

SIDE SETBACK:

REAR SETBACK:

SCOPE OF WORK:
25'-0'
5'-0'
25'-0'

EXISTING TO
REMAIN
28'-4'
5'-0'
25'-0'

PLAY ROOM, BATHROOM AND STORAGE ADDITION ABOVE THE EXISTING GARAGE. NEW ATTACHED RECREATION ROOM W/ ELEVATOR. NEW ROOF DECK AND EXTERIOR STAIRS. NEW PERVIOUS PAVED SITE AREA
LOT AREA:

GROSS:

NET:

MAX BUILDING HEIGHT:

EXISTING BUILDING HGT:

PROPOSED BUILDING HGT:

FLOOR TO AREA RATIO ALLOWABLE:

LOT9,022SF

0.5 X 6,000=

0.175 X 3,022 = TOTAL:

EXISTING LIVING AREA:

LIVING AREA ADDITION:

NEW REC. ROOM & ELEVATIOR

EXISTING GARAGE
SUBTOTAL FLOOR AREA:

OFF STREE PARKING EXEMPT:

GARAGE AREA FOR FAR:

NEW SECOND FLOOR DECKS:

GRADING:

40.0 CY- SITE GRADING
9,022 SF

9.022 SF

25.00'
15'-10'

24.78'
3,000 SF
529SF
3,529 SF
2,330 SF
512 SF
361 SF
637 SF
3,l!4lJID"
-400 SF
3MlfSI"
452SF

0.0 CY - EXCAVATION FOOTINGS OF NEW CONSTRUCTION

0.0 CY· REMOVAL AND RE-COMPACTION FOR CONSTRUCTION

40.0 CY· TOTAL GRADING

PARKING
2 EXISTING GARAGE SPACES
OWNER:

BRIAN AND ELIZABETH TRESP
P.O. BOX 612
SOLANA BEACH, CA. 92075
858-228-7674
OWNER'S REPRESENTATIVE:

CRAIG FRIEHAUF
FRIEHAUF ARCHITECTS INC.
341 SOUTH CEDROS AVE. SUITED
SOLANA BEACH, CA. 92075
858-792-6116
APN: 298-162-25-00
SITE ADDRESS: 738 CASTRO STREET
LEGAL DESCRIPTION:

PARCELA
PAR 1 OF PARCEL MAP NO. 17033, IN THE CITY OF SOLANA BEACH,

COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JANUARY 11, 1993AS FILE NO. 1993-0014938 OF OFFICE RECORDS.

ATTACHMENT 2 VICINITY MAP ~CT TO SCALE

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SHEET NO.

APPLICATION FOR VIEW ASSESSMENT
(Structure Development Permit)

RECEIVED
APR 2 8 2022
Project No.: T?RP2 / -02 / / Sj)r:P2-J- C-:2- 0
Community Developmonl Dopt,
City of Solana Beach

2. 3. Description of the viewing area as defined in Solana Beach Zoning Ordinance, Section

17.63.0~0(I~ and extent of impairment: L; V/o:J ~~ ,/J,;4,1://cJ HocJ/72 .. .f J0p::J?en ,I

4. Identify the po1tion of the proposed structure which is the most objectionable and suggestions to min· izeth

5. Description of the Claimants attempt(s) to resolve this issue with the owner/representative of the property for which a . Structure Development Permit has been reques ed:-A~'....;S.:.-0~:q;~~~~~w~~~~~ ~"f7.._)!J.~ ~~c...&~&2-.e:._ ~~~2<<=_
Date Submitted
STAFF USE ONLY:

Application for Assessment fee paid?
6-2019

CITY OF SOLANA BEACH
View Assessment Commission Action Minutes
Tuesday, June 21, 2022- 6:00 P.M. Regular Mtg.

Teleconference Location Only-City Hall/Council Chambers 635 South Highway 101, Solana Beach, CA 92075
Minutes contain a summary of the discussions and actions taken by the View Assessment Commission during a meeting are video recorded and archived as a permanent record.

The video recording captures the complete proceedings of the meeting and is available for viewing on the City's website.

1. CALL TO ORDER and ROLL CALL
Chairperson Cohen called the View Assessment Commission Meeting to order at 6:06PM on Tuesday, June 21, 2022 in the Council Chambers at 635 South Highway 101, Solana Beach.

Present: VAC Members:

Staff Members:

Absent:

Matt Cohen, Paul Bishop, Robert Moldenhauer, Linda
Najjar, Frank Stribling, and Robert Zajac
Joseph Lim Community Development Director; Tiffany
Wade, Assistant Planner; John Delmer, Junior Planner;
Elizabeth Mitchell, Assistant City Attorney;
Pat Coad

2. ORAL COMMUNICATIONS (Speaker time limit: 3 minutes)
There were no speakers.

Chairperson Cohen read the preamble.

3. APPROVAL OF AGENDA
Chairperson Cohen called for a motion to approve the agenda. Motion made by Commissioner Bishop, seconded by Commissioner Zajac, passed 6/0/1 (Coad Absent)

4. Approval of the Minutes
Chairperson Cohen called for a motion to approve the 1/18/2022 and 2/15/2022 Minutes.

Motion made by Commissioner Moldenhauer, seconded by Commissioner Zajac, passed 6/0/1 (Coad Absent).

5. DRP21-021/SDP21-020 Tresp Residence- 738 Castro Street, Solana Beach Applicant Information:

Name: Brian & Elizabeth Tresp
Architect:

Name: Craig Friehauf, Friehauf Architects
Claimant Information:

Name: Manuel & Richard Aguilar
VAC Meeting Minutes
Tuesday, June 21, 2022
Page No. 2
Address: 734 Castro Street
Project Description:

The Applicants are requesting the approval of a Development Review Permit (DRP) and Structure Development Permit (SOP) for new main floor and upper-level addition, and remodel, to an existing two-story single-family residence with a lower-level garage and perform associated site improvements. The 9,022 square-foot lot is located within the Medium Residential (MR) Zone and Scaled Residential Overlay Zone (SROZ). The following is a breakdown of the proposed floor area:

Existing Main Floor
Main Floor Addition (Playroom)
Upper-Level Addition (Rec. Room & Elevator)
Existing Lower-Level Garage to Remain
Subtotal
Required Parking Exemption
Total Floor Area Proposed
Maximum Allowable Floor Area (SROZ)
2,330SF
512SF
361 SF
637SF
3,840 SF
-400 SF
3,440 SF
3,529 SF
The tallest point of new construction is 24.78 feet above the proposed grade with a pole height of 79.78 MSL. A SOP is required for new construction in excess of 16 feet in height.

The Commissioners stated their disclosures (as shown on table below) regarding dates they visited the properties.

Tiffany Wade, Assistant Planner, gave a PowerPoint presentation describing the project. A copy of the PowerPoint will be included in the project file.

Chairperson Cohen asked Staff to clarify the Maximum Floor Area Allowed shown on the presentation, Staff responded.

Craig Friehauf, applicant's representative, presented a PowerPoint presentation and described their project and the communications they had with the Claimant. A copy of the PowerPoint presentation will be included in the project file.

Manuel Aguilar, Claimant, presented a PowerPoint presentation and described his concerns of view blockage resulting from the proposed project. A copy of the PowerPoint presentation will be included in the file.

Mr. Friehauf addressed issues that were brought up by the Claimant.

Commissioners had questions for Mr. Friehauf, Mr. Friehauf addressed all questions.

Commissioner Stribling had questions for Assistant City Attorney Mitchell. All questions were addressed.

VAC Meeting Minutes
Tuesday, June 21, 2022
Page No. 3
Chairperson Cohen closed the public meeting.

The Commissioners gave their findings as shown below:

Manuel & Richard Coad Bishop Cohen Moldenhauer Stribling Zajac A uilar 734 Castro St.

Date Claimant 6/21 6/20 5/30 6/20 5/30
Visited Applicant 6/20 5/27 6/21 5/27
West West Facing
Primary Portion Facing Living Living Living Portion of Room& Viewing Area of Upper Kitchen Room Room Upper Floor Floor
#1. Communication y y y y y Taken Place
#2. No Public View y y y y y Impairment
#3. Designed to
Minimize View N N N N N
Im airment
#4. No Cumulative y y y y N
View Impairment
#5. Neighborhood y y N y y Compatibility
Chairperson Cohen called for a motion. Commissioner Moldenhauer motioned to reopen the public hearing, seconded by Commissioner Bishop. Passed 6/0/1 (Coad Absent) Chairperson Cohen asked the applicant if they would consent to continue the meeting to a later date. The applicant did not consent to continue the meeting to a later date.

Chairperson Cohen closed the meeting and called for a motion. Commissioner Zajac motioned to recommend denial of the project to the City Council. Motion seconded by Commissioner Najjar, passed 6/0/1 (Coad Absent).

6. DRP20-005/SDP-009 Bertolino Residence - 437 Marview Drive, Solana Beach Item removed from Agenda.

7. VAC MEMBER COMMENTS/ DISCUSSION
There were no comments from commissioners.

Najjar
6/20
6/18
Living
Room,
Family
Room,&
Kitchen
y
y
N
y
N
VAC Meeting Minutes
Tuesda~June21,2022
Page No. 4

8. STAFF COMMENTS/ DISCUSSION
Staff confirmed that the next VAC meeting will be on 07/21/22.

Ms. Mitchell was not able to confirm if the next VAC meeting will be in person or virtual.

9. ADJOURNMENT
The motion made by Commissioner Bishop to close the meeting, seconded by Commissioner Moldenhauer, passed 6/0/1 (Coad Absent)
Chairperson Cohen declared the meeting adjourned at 8:03 PM.

Minutes as approved by V.A.C. on ?S \ \ \.Q l11
Respectfully submitted,
m~unity Development Director
CITY OF SOLANA BEACH www.cityofsolanabeach.org
635 SOUTH HIGHWAY 101 ° SOLANA BEACH, CA 92075 ° (858) 720-2400 ° Fax (858) 720-2455

CITY OF SOLANA BEACH
View Assessment Commission Notice of Recommendation
Tuesday, June 21, 2022 - 6:00 P .M. Regular Mtg.

PROJECT CASE NO:

PROJECT LOCATION:

DRP21-021/SDP21-020 Tresp Residence
738 Castro Street, Solana Beach
APPLICANT NAME: Brian and Elizabeth Tresp
APPLCIANT CONTACT: Craig Friehauf
PRESENT VAC MEMBERS: Paul Bishop, Matthew Cohen, Robert Moldenhauer, Frank Stribling, Linda Najjar, and Robert Zajac
STAFF MEMBERS: Joseph Lim, Community Development Director; Tiffany Wade, Assistant Planner; Elizabeth Mitchell, Assistant City Attorney; John Delmer, Junior Planner
ABSENT: Pat Coad
ASSESSMENT FILED BY:

Name: Manuel and Richard Aguilar
Address: 736 Castro Street Solana Beach
PROJECT DESCRIPTION:

The following is a breakdown of the proposed floor area:

Page 2 of 3 ends

The tallest point of new construction is 24. 78 feet above the proposed grade with a pole height of 79.78 MSL. A SOP is required for new construction in excess of 16 feet in height.

VAC RECOMMENDATION:

The project was heard atthe June 21, 2022, meeting which was conducted via teleconference in accordance with Government Code sections 54953(e) and 54954.3 and other applicable law. After the Commissioners presented their findings and they discussed their choices, Commissioner Moldenhauer made a motion to reopen the meeting to ask the Applicant if they would consider a continuance, seconded by Commissioner Bishop, passed 6/0/1 (Absent - Coad). The Applicant did not consent to a continuance and requested that the VAC make a recommendation instead of continuing the project to a later date. Commissioner Bishop motioned to recommend denial of the project, seconded by Commissioner Najjar. Motion passed 6/0/1 Ayes: Bishop, Cohen, Moldenhauer, Stribling, Zajac, Najjar. Noes: none.

Absent: Coad.

FINDINGS:
1 . The Applicants for the Structure Development Permit have made a reasonable attempt to resolve the view impairment issues with the Claimants requesting view assessment. Written evidence of a good faith voluntary effort to meet and discuss view issues, or of a good faith voluntary offer to submit the matter to mediation, is hereby deemed to be a reasonable attempt to resolve view impairment issues.

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

2. The proposed structure does not significantly impair any view from public property (parks, major thoroughfares, bikeways, walkways, equestrian trails), which has been identified in the City's General Plan or City designated viewing areas.

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

3. The proposed structure is not designed and situated in such a manner as to minimize impairment of views.

No - All of the present V AC members found that the proposed residence was not designed or situated to minimize impairment of views. The VAC members found that more could be done to minimize the impairment of views from the Aguilar residence.

4. There is significant cumulative view impairment caused by granting the application as proposed.

June 21, 2022
VACNOR
Page3 of 3
Yes - The majority of the VAC members found that there would not be significant cumulative view impairment caused by granting the application if adjacent lots were allowed to construct a development of a similar size and height.

5. The proposed structure in general is not compatible with the immediate neighborhood character.

Yes -The majority of the VAC members found that the proposed development is compatible with the immediate neighborhood character. The development would be compatible with the existing neighboring structures in terms of design, bulk, scale, height and size.

VACVote:

Commissioner Bishop motioned to recommend denial of the project, seconded by Commissioner Naflar. Motion passed 6/0/1 Ayes: Bishop, Cohen, Moldenhauer, Stribling, Zajac, Najjar. Noes: none. Absent: Coad.
te of VAC Recommendation: June 21, 2022
Co lanner
Staff Liarson, View Assessment Committee
Matthew Cohen, Chair ------ ;few Assessment Committee
City of Solana Beach
City Council Members
Re: 738 Castro Street
Dear Council Members,
We welcome the opportunity to address the View Assessment Commission Recommendations.

Findings:

1. The Applicants for the SDP have made a reasonable attempt to resolve the view impairment issues with the Claimant requesting view assessment.

There was very limited communication with the Claimant. Our Architect made many attempts to meet with the Claimant but was repeatedly denied access to their property. Only photos taken by the Claimant were shared with the Architect. To this date, the Claimant still has not allowed any access to his property.

2. The proposed structure does not significantly impair any view from public property.

We agree with the VAC members that the proposed structure does not significantly impair views from public property.

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

We have lived and owned property on Castro Street in Solana Beach since February of 2006. In those 16 years, we have been a strong part of the community, owning businesses here in Solana Beach, sending our children to Solana Beach School District schools, sponsoring and coaching little league and soccer teams for the last six years, and Elizabeth serves on the board of the North Coast Rep. In 2007, I worked hard with members of counsel and other community volunteers to pass Prop A in a hard-fought campaign that we won by a handful of votes.

We bought the subject property in 2011 from family friends, and we finally moved in after eight years of planning, three re-designs (to accommodate Claimant’s concerns at that time), and a complex, expensive, and time-consuming process. We were forced to significantly downsize our plans because we simply could not afford to build what we needed at the time. When our initial home was complete, we moved into a very modest 2-bedroom and 2-bathroom home. Since then, we were able to add on a master bedroom and a pool. Now we seek to add space for our three children and to give an opportunity for our elderly parents to visit (which is why we have an elevator from the garage).

The proposed design that you see before you took many months to devise and was designed specifically to minimize impact on the neighbors to the North (the Claimant), who we have had a very cordial relationship with since we moved in. In fact, when they realized their back deck/patio went over our property line, we accommodated them by building a new fence up to ---
two feet onto our property so they could avoid having to tear down their deck/patio. That is just one example of the kind of cooperative and neighborly arrangement we have had over these years.

With consideration given to their potential concerns, we went to great lengths to situate this addition as far to the south as possible and to follow the slope of the land, all with the intent to both minimize impairment of views and to minimize any possible feeling of encroachment. See attached, two photos provided by the Claimant that demonstrate the very minimal impact on his overall view. Per Page 16 of the View Assessment Guidelines and Toolkit the proposed addition is located well to the side of the Claimants view and not in the center. The minimal area of view blockage appears to be the roof of the adjacent home at 742 Castro Street and the sky above.

The purpose of the View ordnance is to preserve “the hillsides, canyons and natural features” of the City, and we feel we have clearly met the intent of the ordinance and its guidelines.

4. There is significant cumulative view impairment caused by granting the application as proposed.

We agree with the VAC members that there would not be significant cumulative view impairment caused by granting this application.

5. The proposed structure in general is compatible with the immediate neighborhood character.

We agree with the VAC that the proposed development is compatible with the immediate neighborhood character.

Thank you,
Brian Tresp and Elizabeth Tresp
--
Claimants View
736 Castro Street
Note: Photos are from Claimant.

Applicant was not allowed
access to the property
CITY COUNCIL ACTION:
______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ AGENDA ITEM # B.3.

STAFF REPORT

CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Gregory Wade, City Manager
MEETING DATE: September 14, 2022
ORIGINATING DEPT: Community Development Department
SUBJECT: Public Hearing: Request for a DRP, SDP, and
Relinquishment of Access from Lirio Street to Demolish a Single-Family Residence, Construct a Replacement SingleFamily Residence with a Basement and an Attached Garage, and Perform Associated Site Improvements at 418 South Granados Avenue. (Applicant: Jason and Danielle
Kruger; Application: DRP20-015/SDP20-021; APN: 298-
094-02; Resolution No. 2022-115)
BACKGROUND:

The Applicants, Jason and Danielle Kruger, are requesting City Council approval of a Development Review Permit (DRP), Structure Development Permit (SDP), and relinquishment of access rights from Lirio Street to demolish a single-story single-family residence, construct a replacement 3,319 square-foot, two-story single-family residence built above a 1,011 square-foot basement storage and living area with a 487 square-foot basement-level two-car garage, and perform associated site improvements at 418 South Granados Avenue. The 11,260 square-foot lot is located within the Low Residential (LR) Zone and the Scaled Residential Overlay Zone (SROZ). The project proposes grading in the amounts of approximately 360 cubic yards of cut and 260 cubic yards of fill, 30 cubic yards of excavation for footings, 95 cubic yards of removal and recompaction for an aggregate grading quantity of 745 cubic yards, and 100 cubic yards of export off site. The maximum building height is proposed at 21.0 feet above the proposed grade with the highest point of the residence at 192.2 feet above Mean Sea Level (MSL).

The project meets three thresholds for the requirement of a DRP, including: 1) grading in excess of 100 cubic yards; 2) construction in excess of 60 percent of the maximum allowable floor area; and 3) construction of a second story that exceeds 35 percent of the floor area of the first floor. The project requires an SDP because the proposed development exceeds 16 feet in height above the pre-existing grade. The Applicants are also requesting City Council approval to relinquish access rights from Lirio Street.

September 14, 2022
DRP20-015/SDP20-021
418 S. Granados Ave. - Kruger Residence

Page 2 of 14 ends

The issue before the Council is whether to approve, approve with conditions, or deny the Applicants’ request as contained in Resolution 2022-115 (Attachment 1).

DISCUSSION:

The 11,260 square-foot right trapezoid shaped through lot has double frontage on both South Granados Avenue (on the western property line) and Lirio Street (on the eastern property line). The two side property lines are perpendicular to South Granados Avenue.

There is an approximate 20-foot change in topography from the South Granados Avenue (west) side to the Lirio Street (east) side. The topography slopes up dramatically from South Granados Avenue to the main pad, where the existing residence and detached accessory structure are located. The topography steps up again with two retaining walls to additional pads, where a detached garage and second detached accessory structure are located adjacent to Lirio Street. The segment of South Granados Avenue fronting the property has a gradual incline of approximately two feet from north to south, whereas Lirio Street has a steeper incline of approximately nine feet from north to south. All existing structures are proposed to be demolished with the project.

Through lots are required to observe front-yard setbacks along both frontages (or “front” property lines). However, the Applicants are requesting City Council approval to relinquish access rights to the Lirio Street frontage pursuant to SBMC Section 17.20.030(D)(2). In accordance with the relinquishment, the Applicants are proposing to remove the existing nonconforming detached garage structure and associated driveway access from Lirio Street and have shown the east property line along the Lirio Street frontage to be a rear property line with an associated 25-foot rear yard setback.

The Applicants are also requesting approval of a DRP and SDP to demolish the existing residence and yard improvements, construct a replacement two-story, single-family residence with a basement level that would include living area, storage, and a two-car garage, and perform associated site improvements including grading, drainage, and hardscape improvements, a pool and spa, a sport court, and landscaping. The project plans are included in Attachment 2.

Table 1 (below) provides a comparison of the SBMC applicable zoning regulations with the Applicants proposed design.

Table 1

LOT INFORMATION
Property Address:

Lot Size:

Max. Allowable Floor Area:

Proposed Floor Area:

Below Max. Floor Area by:

Max. Allowable Height:

Max. Proposed Height:

Highest Point/Ridge:

Overlay Zone(s):
418 S Granados
11,260 sf
3,921 sf
3,449 sf
472 sf
25 ft

21.0 ft
192.2 MSL
SROZ
Zoning Designation:
# Units Allowed:
# Units Requested:

LR (3 du/ac)
1 SFR, 1 ADU, 1JADU
1 SFR
Setbacks: (d) Required Proposed
Front (W) 25 ft 25 ft
Interior Side (N) 10 ft 10 ft
Interior Side (S) 10 ft 10 ft
Rear (E)* 25 ft 25 ft
*contingent upon relinquishment of access to Lirio Street September 14, 2022
DRP20-015/SDP20-021
418 S. Granados Ave. - Kruger Residence

Page 3 of 14 ends

PROPOSED PROJECT INFORMATION
Proposed Floor Area Breakdown: Required Permits:

DRP: grading in excess of 100 cubic yards;
construction that exceeds 60% of the maximum
allowable floor area; and construction of a second
story that exceeds 35% of the first floor.

SDP: a new structure that exceeds 16 feet in
height from the existing grade.

Lirio Street Access Relinquishment
First Floor Living Area
Second Floor Living Area
Basement-Level Garage
Basement Storage/Living Area
1,674 sf
1,645 sf
668 sf
1,011 sf
Subtotal
Off-Street Parking Exemption
Basement Garage Exemption
SROZ Basement Exemption
4,998 sf
- 400 sf
- 138 sf
- 1,011 sf
Total Proposed Floor Area: 3,449 sf
Proposed Grading: 360 CY of cut; 260 CY of fill; 30 CY of excavation for footings; 95 CY of removal and recompaction; an aggregate grading quantity of 745 CY; and 100 CY of export off site Proposed Parking: 2 Basement-Level Garage
Proposed Fences and Walls: Yes
Proposed Accessory Structure: No
Existing Development:

Single-family residence with one detached
garage, and two detached accessory structures
Staff has prepared draft findings for approval of the DRP in the attached Resolution 2022- 115 for Council’s consideration based upon the information in this report. The applicable SBMC sections are provided in italicized text and recommended conditions of approval from the Community Development, Engineering, and Fire Departments are incorporated in the Resolution of Approval. The Council may direct Staff to modify the Resolution to reflect the findings and conditions it deems appropriate as a result of the Public Hearing process. If the Council determines the project is to be denied, Staff will prepare a Resolution of Denial for adoption at a subsequent Council meeting.

The following is a discussion of the findings for a DRP as each applies to the proposed project as well as references to recommended conditions of approval contained in Resolution 2022-115.

Development Review Permit Compliance (SBMC Section 17.68.40):

A DRP is required because the proposed development includes grading in excess of 100 cubic yards, construction of a residence in excess of 60 percent of the maximum allowable floor area for the property, and construction of a second story that exceeds 35 percent of the first floor. The Council may approve, or conditionally approve, a DRP only if all of the findings listed below can be made. If the findings cannot be made, the Council shall deny the DRP. Resolution 2022-115 provides the full discussion of the findings.

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

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

3. All required permits and approvals issued by the city, including variances, conditional use permits, comprehensive sign plans, and coastal development September 14, 2022
DRP20-015/SDP20-021
418 S. Granados Ave. - Kruger Residence

Page 4 of 14 ends

permits 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 Applicants obtaining the required permit or approval from the other agency.

DRP Finding #1
General Plan Consistency
The proposed Project may be found consistent with the General Plan, which designates the property as Low Density Residential and is intended for single-family residences developed at a maximum density of three dwelling units per acre. The proposed development could be found to be consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy residential neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated neighborhoods.

Specific Plans and Special Overlays
The property is also located in the SROZ, which specifies development standards to preserve and enhance the existing community character and aesthetic quality of the City of Solana Beach, by providing regulations to ensure and protect the character, traditional scale, and seaside orientation of established residential neighborhoods. The project, as designed, complies with the SROZ maximum allowable floor area and basement regulations, which are discussed further in this report.

In addition to the basement regulations, the SROZ also restricts the appearance of a three-story façade on a single-family residence. According to the SBMC, when a lower level/basement is completely or partially exposed, the floor area of a third level shall not be directly above the floor area of the basement in order to prevent the appearance of a three-level façade. The SROZ requires that the floor area of the third level be set back at least ten feet from the exposed façade of the basement/lower level. The proposed residence, as designed, complies with this regulation as the second-floor living area would be setback 12 feet from the exposed basement garage door. The second-floor deck would be setback two feet from the exposed basement garage door.

The proposed Project is also located within the Coastal Zone. As a condition of project approval, the Applicants will be required to obtain a Coastal Development Permit, Waiver, or Exemption from the California Coastal Commission prior to the issuance of building or grading permits.

September 14, 2022
DRP20-015/SDP20-021
418 S. Granados Ave. - Kruger Residence

Page 5 of 14 ends

Zoning Ordinance Consistency
SBMC Section 17.20.010(C) specifies that the LR Zone is intended for residential development in areas characterized primarily by detached single-family homes on both older and newer subdivided lots. SBMC Section 17.20.030 outlines property development regulations, which are analyzed below.

Minimum Yards/Setbacks:

Minimum yard dimensions (setbacks) for the LR Zone are determined by the setback designator indicated on the City of Solana Beach official zoning map. The setback designator for the subject property is “c”, which requires 25-foot front and rear yard setbacks and 10-foot interior side yard setbacks. The project includes allowable encroachments into the rear-yard setback, including a sport court, barbeque counter and seating area, and a pool equipment enclosure.

The Applicants are requesting City Council approval to relinquish access rights to Lirio Street, which would convert the eastern yard adjacent to Lirio Street to a rear yard versus a second front yard on a through lot. If the Council approves the relinquishment, the project would meet all of the required setbacks.

Maximum Floor Area Ratio:

The property is located within the boundaries of the SROZ, which specifies a tiered calculation for maximum allowable floor area. The maximum allowable floor area calculation for this project, pursuant to the provisions of the SROZ, is as follows:

0.50 for first 6,000 ft2

0.175 for 6,000 to 15,000 ft2
3,000 ft2
5,260 ft2
Maximum Allowable Floor Area: 3,921 ft2
The Applicants are proposing to demolish all existing structures and construct a replacement 3,319 square-foot, two-story single-family residence built above a 1,011 square-foot basement storage and living area with a 668 square-foot basement-level twocar garage with a 24.3-foot-wide exposure to the driveway on the west side. The project is afforded three exemptions of floor area for meeting specific off-street parking and SROZ basement criteria.

According to SBMC 17.48.040.C, the proposed subterranean level is considered a “Basement Attached to a Garage” in which the basement living area and storage can be exempt from the calculation of floor area as long as the garage is permanently separated from the residential living floor area, except for a standard size door, and there are no exposed sides of the residential living area. A building side is considered exposed when the finished floor of the living area directly above the basement (at any point) is more than three feet above the adjacent natural or finished grade, whichever is lower.

September 14, 2022
DRP20-015/SDP20-021
418 S. Granados Ave. - Kruger Residence

Page 6 of 14 ends

In the proposed design, the only exposure is for the garage door and the garage is completely separated from the proposed storage and living area except for a standard door. Therefore, the proposed basement storage and living area of 1,011 square feet would be exempt from the calculation of floor area.

The SBMC parking regulations require two off-street parking spaces per single-family residence. When required spaces are provided in a garage, 200 square feet of floor area is exempted for each required space. The proposed 668 square-foot garage would provide two unobstructed parking spaces; therefore, 400 square feet of the garage is exempt from the calculation of floor area.

The remaining floor area in the partially subterranean garage and storage area would be subject to the 2 percent formula described in SBMC 17.48.040.C because it has one exposed side. This formula is used to determine what portion of the garage is to be included in the calculation of floor area. After the application of the off-street parking exemption, the remaining basement-level garage square footage is multiplied by the linear exposure and 2 percent. The result is the amount of square footage of the proposed garage to be included in the calculation of floor area. The exemption value is determined by subtracting the result of the 2 percent calculation and the off-street parking exemption from the total square footage of the garage.

The off-street parking and 2 percent basement exemption calculations for this project would be as follows:
668 ft2 – 400 ft2 = 268 ft2
268 ft2 x 24.3 ft x 0.02 = 130 ft2
668 ft2 – 400 ft2 – 130 ft2 = 138 ft2
The applicable floor area exemptions afforded to the project would include 1,011 square feet for the basement storage and living area, 400 square-feet for the two-car garage, and 138 square feet for the basement-level garage in the SROZ. With the applicable exemptions, the total proposed floor area of the project would be 3,449 square feet, which is 472 square feet below the maximum allowable for the property.

Maximum Building Height:

The maximum building height for the LR Zone is 25 feet. The maximum height of the proposed residence would be 21.0 feet above the proposed grade with the highest portion of the structure to be at 192.2 feet above MSL. The proposed structures would exceed 16 feet in height from the pre-existing grade. Therefore, the project is subject to the requirements of SBMC Chapter 17.63 – View Assessment and the approval of an SDP.

Compliance with those provisions is discussed later in this report.

Required Off-Street Parking:

A single-family residence requires two off-street parking spaces, pursuant to SBMC Section 17.52.040 and the Off-Street Parking Design Manual (OSPDM) Two September 14, 2022
DRP20-015/SDP20-021
418 S. Granados Ave. - Kruger Residence

Page 7 of 14 ends

unobstructed 9-foot by 19-foot parking spaces are proposed in the basement-level partially subterranean garage.

Fences, Walls and Retaining Walls:

Within the front yard setback, the SBMC Section 17.20.040(O) allows fences and walls, or any combination thereof, to be no higher than 42 inches in height as measured from existing grade, except for an additional 2 feet that is at least 80% open to light. Fences, walls and retaining walls located within the rear and interior side yards are allowed to be up to 6 feet in height with an additional 2 feet that is 50% open to light and air.

The Applicants are proposing to construct new perimeter fences and retaining walls to enclose the property as well as additional retaining walls to create the driveway accessing the basement-level garage, on-grade stairways accessing the property from South Granados Avenue and Lirio Street, and various patio, courtyard, and sport court areas.

Currently, the plans show fences and walls that comply with the requirements of SBMC

17.20.040(O) and 17.60.070(C). If the Applicants decide to modify any of the proposed fences and walls or construct additional fences and walls on the project site, a condition of project approval indicates that they would be required to comply with the Municipal Code.

Landscape:

The project is subject to the current water efficient landscaping regulations of SBMC Chapter 17.56. A Landscape Documentation Package is required for new development projects with an aggregate landscape equal to or greater than 500 square feet requiring a building permit, plan check or development review. The Applicants provided a conceptual landscape plan that has been reviewed by the City’s third-party landscape architect, who has recommended approval. The Applicants will be required to submit 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 thirdparty landscape architect will perform an inspection during the construction phase of the project.

DRP Finding #2
The development review criteria topics referenced in DRP Finding #2 are listed below with further discussion as to how they relate to the proposed Project:

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
September 14, 2022
DRP20-015/SDP20-021
418 S. Granados Ave. - Kruger Residence

Page 8 of 14 ends

Relationship with Adjacent Land Uses:

The property is located within the LR Zone. Surrounding properties are also located within the LR Zone and are developed with a mixture of one- and two-story single-family residences.

Neighborhood Comparison:

Staff compared the proposed project to 26 other properties within the surrounding area.

This area includes properties on both sides of South Granados Avenue, Palmitas Street, Lirio Street, and Via de Vista, as shown on the map below.

The properties evaluated in this comparison are also located in the LR Zone. The existing homes range in size from 1,024 square feet to 4,604 square feet, according to the County Assessor records. It should be noted that the County Assessor does not include the garages in the total square footage but does include finished basements. Accordingly, the building area of the proposed project has been calculated for comparison purposes by deleting the area of the proposed garage not including exemptions for the basement.

Comparatively, the project would be 2,896 square feet (see below).

Project Gross Building Area: 4,998 ft2
Delete Attached Garage: - 668 ft2
Project Area for Comparison to Assessor’s Data: 4,330 ft2 ""
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September 14, 2022
DRP20-015/SDP20-021
418 S. Granados Ave. - Kruger Residence

Page 9 of 14 ends

Table 2 is based upon the County Assessor’s data and SanGIS data. It contains neighboring lot sizes, the square footage of existing development and the maximum allowable square footage for potential development on each lot.

Table 2
# Property Address
Lot Size in
ft2
(GIS)
Existing ft2
Onsite
(Assessor’s)
Proposed /
Recently
Approved ft2
Max.

Allowable ft2 Zone
1 343 Via de Vista 15,500 2,927 4,625 LMR
2 404 S Granados Ave 13,000 3,129 4,225 LMR
3 349 Via de Vista 15,500 4,604 4,625 LMR
4 421 Via de Vista 14,700 2,117 4,523 LMR
5 410 S Granados Ave 6,863 2,700 3,151 LMR
6 418 S Granados Ave 11,260 1,315 4,330 3,921 LMR
7 428 S Granados Ave 18,493 1,912 4,924 LMR
8 436 S Granados Ave 17,732 2,872 4,848 LMR
9 440 S Granados Ave 17,698 2,492 4,845 LMR
10 345 S Granados Ave 9,860 3,718 3,676 LMR
11 349 S Granados Ave 9,600 3,623 3,630 LMR
12 355 S Granados Ave 10,300 1,024 3,753 LMR
13 405 S Granados Ave 20,300 4,353 5,105 LMR
14 425 Palmitas St 18,900 3,055 4,965 LMR
15 415 S Granados Ave 15,652 3,408 4,640 LMR
16 452 Palmitas St 8,929 2,483 3,513 LMR
17 425 S Granados Ave 10,007 1,064 3,665 3,701 LMR
18 454 Palmitas St 11,934 3,986 4,038 LMR
19 435 S Granados Ave 15,207 3,814 4,611 LMR
20 439 S Granados Ave 9,789 3,170 3,663 LMR
21 345 S Nardo Ave 18,000 2,335 4,875 LMR
22 355 S Nardo Ave 19,000 3,830 4,975 LMR
23 434 Via de Vista 16,650 4,468 4,740 LMR
24 436 Via de Vista 22,651 2,107 5,340 LMR
25 440 Lirio St 10,400 1,423 3,770 LMR
26 425 S Nardo Ave 12,000 4,050 LMR
27 450 Lirio St 35,200 2,635 6,595 LMR
The project, as designed, is consistent with the permitted uses for the LR Zone as described in SBMC Sections 17.20.010 and 17.12.020. The maximum proposed floor area would be 472 square feet below the maximum allowable and the square footage of the project would fall within the range of adjacent residential development.

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Building and Structure Placement:

The proposed residence would be located within the buildable area with allowable roof eave encroachments into setbacks. The two-car garage would be located partially below the existing grade and additional storage and living area would be entirely below the existing grade. The living area of the main (first) floor would be located toward the southeast portion of the buildable area with a covered veranda on the west side of the residence, a covered patio and pool deck on the north side of the residence, and an uncovered courtyard on the east side of the residence. The second floor would be located along the southern 10-foot setback line and would be setback over 46 feet from the northern side property line.

Landscape:

The proposed landscape plan includes a variety of trees, shrubs, and groundcover throughout the property. In addition to complying with the water efficient landscape regulations, the Applicants will also be required to submit landscape construction plan in substantial conformance with the conceptual planting plan. A condition has also 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:

Grading:

The Applicants are proposing approximately 360 cubic yards of cut and 260 cubic yards of fill to excavate the basement and courtyard and create the surrounding patio, pool deck, and yard areas. The project also includes 35 cubic yards of excavation for footings, 95 cubic yards of removal and recompaction for an aggregate grading quantity of 745 cubic yards, and 100 cubic yards of export off site.

Lighting:

A condition of project approval requires that all new exterior lighting fixtures comply with the City-Wide Lighting Regulations of the Zoning Ordinance (SBMC 17.60.060). All light fixtures shall be shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding area.

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Usable Open Space:

The project consists of the construction of a replacement single-family residence with a basement and a basement-level garage on a developed residential lot, therefore, usable open space and recreational facilities are neither proposed nor required according to SBMC Section 17.20.040. As a condition of project approval, the Applicants will be required to pay the applicable Park Development Fee.

Structure Development Permit Compliance:

The proposed structure exceeds 16 feet in height above the existing grade, therefore, the project must comply with all of the View Assessment requirements of SBMC Chapter

17.63 and the Applicants were required to complete the SDP process. The original Story Pole Height Certification was certified by a licensed land surveyor on September 29, 2021, showing a maximum building height of 25.0 feet (199.4 feet above MSL) above the proposed grade. SDP notices were mailed to property owners and occupants within 300 feet of the project site establishing a deadline to file for View Assessment by March 31, 2022. The City received two applications for View Assessment from neighbors to the east, including Martin Buser at 440 Lirio Street and Forest Wright and Rob Yacullo at 450 Lirio Street.

The Applicants submitted the current (revised) design after working with the neighbors that resulted in a 7.2-foot reduction in the maximum roof elevation by reducing ceiling heights and lowering the proposed grade and finished floors. The revised design is located entirely within the original three-dimensional story pole envelope that was subject to the 30-day SDP notice in March of 2022. Therefore, reopening the project for a second 30-day SDP notice was not required. The Applicants voluntarily re-story poled the revised design in order to depict the changes to the View Claimants. The revised story poles were certified by a licensed land surveyor on July 1, 2022, showing a maximum building height of 21.0 feet above the proposed grade (192.2 feet above MSL). Both View Claimants withdrew their applications for View Assessment based on the revised design before the project was scheduled for a View Assessment Commission (VAC) meeting. Therefore, if the Council is able to make the required findings to approve the DRP, the SDP would be approved administratively.

A condition of approval has been added to the Draft Resolution of Approval (Attachment 1) to require that the Applicants submit a height certification prepared by a licensed land surveyor prior to the framing inspection certifying that the maximum height of the proposed addition will not exceed 21.0 feet above the proposed grade or 192.2 feet above MSL, which is the maximum proposed structure height reflected on the project plans, should the City Council make the necessary finding to approve the project.

The Draft Resolution of Approval (Attachment 1) includes findings in support of the DRP.

The Draft Resolution of Approval includes the applicable SBMC sections in italicized text and the recommended conditions of approval from the Community Development, Engineering, and Fire Departments. An additional condition of approval requires that the Applicants obtain a Coastal Development Permit, Waiver or Exemption from the California September 14, 2022
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Coastal Commission prior to the issuance of Building or Grading Permits. The Council may direct Staff to modify the Resolution to reflect the findings and conditions it deems appropriate as a result of the Public Hearing process. If the Council determines the project is to be denied, Staff will prepare a Resolution of Denial for adoption at a subsequent Council meeting.

Property Frontage and Public Right-of-Way Improvements:

This property is located between South Granados Avenue and Lirio Steet. The existing public right-of-way along South Granados Avenue from the edge of the pavement to the property line is un-improved. There is a an approximately six-foot tall slope along most of the property frontage, which is landscaped with ornamental plants. There is also a concrete stairway supported by keystone modular walls that provides pedestrian access from the street level to the front yard. There is no vehicular access to the property on South Granados Avenue.

The existing public right-of-way along Lirio Street is improved with private pavers and landscaping from the edge of the pavement to the property line. The vehicular access to the property is along the northerly side of the property frontage on Lirio street.

If approved, the vehicular access will be accommodated from South Granados Avenue.

The Applicants will be required to relinquish vehicular access rights along Lirio Street and to provide a four-foot-wide additional dedication along the entire property frontage both on South Granados Avenue and Lirio Street. Additionally, the Applicants will be required to construct City standard low profile concrete curb and a minimum of 10-foot wide compacted decomposed granite walking and parking surfaces graded at a maximum of two percent grade along the property frontage on both South Granados Ave and Lirio Street.

Relinquishment of Access Rights to Lirio Street:

The subject property is categorized as a “Through Lot” with frontage on both South Granados Avenue and Lirio Street. SBMC Section 17.20.030(D)(2) specifies that “front yards on both streets shall be observed on all double frontage lots (through lots) except where access rights to one of the frontages has been relinquished in a manner acceptable to the city engineer, or where the rear lot line abuts an alley or private road easement.” Since the project is subject to City Council approval of a DRP, the relinquishment is also under the purview of the City Council. The Municipal Code does not outline specific findings for consideration of relinquishing access rights. However, the City Engineer has recommended that the following findings can be made and would support access relinquishment with the proposed conditions:

1. There is no need for access at the relinquished location due to reconfiguration of the new project;

2. There is a need to restrict vehicular movement;
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3. Relinquishing access will not impede emergency access or otherwise cause a health or safety risk; and

4. The relinquishment of the access right is necessary to bring the proposed project into a conforming condition.

The City Engineer has also recommended a condition of approval, should the Council find the Applicants’ request acceptable. The condition would require the Applicants to record a “Relinquishment of Access Rights” for the entire property frontage along Lirio Street except for two (2) four-foot-wide sections for pedestrian access to the property from Lirio Street.

Public Hearing Notice:

Notice of the City Council Public Hearing for the project was published in the Union Tribune more than 10 days prior to the public hearing. The same public notice was mailed to property owners and occupants within 300 feet of the proposed project site on September 1, 2022. As of the publication of this report, no correspondence has been received on the current (revised) design of the project except for the neighbors’ request to withdraw their individual applications for View Assessment. The Applicants have provided a justification of their request for City Council approval of the project and a project timeline, which is included in Attachment 3.

CEQA COMPLIANCE STATEMENT:

FISCAL IMPACT: N/A
WORK PLAN: N/A
OPTIONS:
∙ Approve Staff recommendation adopting the attached Resolution 2022-115. ∙ Approve Staff recommendation subject to additional specific conditions necessary for the City Council to make all required findings for the approval of a DRP, SDP, and relinquishment of access rights to Lirio Street.
∙ Deny the project if all required findings for the DRP, SDP, relinquishment of access rights to Lirio Street cannot be made.

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DEPARTMENT RECOMMENDATION:

Therefore, should the City Council be able to make the findings to approve the SDP, Staff recommends that the City Council:

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

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

3. If the City Council makes the requisite findings and approves the project, adopt Resolution 2022-115 conditionally approving a DRP and SDP to demolish a singlefamily residence, construct a replacement 3,319 square-foot, two-story singlefamily residence built above a 1,011 square-foot basement storage and living area with a 487 square-foot basement-level two-car garage, and perform associated site improvements at 418 South Granados Avenue, Solana Beach.

CITY MANAGER’S RECOMMENDATION:

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

1. Resolution 2022-115

2. Project Plans Dated August 31, 2022

3. Applicant’s Request for Approval
RESOLUTION 2022-115

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SOLANA BEACH, CALIFORNIA, CONDITIONALLY

APPROVING A DEVELOPMENT REVIEW PERMIT AND

STRUCTURE DEVELOPMENT PERMIT TO DEMOLISH A

SINGLE-FAMILY RESIDENCE, CONSTRUCT A

REPLACEMENT TWO-STORY SINGLE-FAMILY

RESIDENCE BUILT ABOVE A BASEMENT AND TWO-CAR

GARAGE, AND PERFORM ASSOCIATED SITE
IMPROVEMETS AT 418 SOUTH GRANADOS AVENUE,
SOLANA BEACH, APN: 298-094-02
APPLICANTS: JASON AND DANIELLE KRUGER
APPLICATION: DRP20-015/SDP20-021
WHEREAS, Jason and Danielle Kruger (hereinafter referred to as “Applicants”), have submitted an application for a Development Review Permit (DRP) and Structure Development Permit (SDP) pursuant to Title 17 (Zoning) of the Solana Beach Municipal Code (SBMC); and
WHEREAS, the Public Hearing was conducted pursuant to the provisions of Solana Beach Municipal Code Section 17.72.030; and
WHEREAS, at the Public Hearing on September 14, 2022, the City Council received and considered evidence concerning the proposed application; and WHEREAS, the City Council found the application request exempt from the California Environmental Quality Act pursuant to Section 15303 of the State CEQA Guidelines; and WHEREAS, this decision is based upon the evidence presented at the Hearing, and any information the City Council gathered by viewing the site and the area as disclosed at the Hearing.

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

I. That the foregoing recitations are true and correct.

II. That the request for a DRP, SDP and relinquishment of access rights from Lirio Street to demolish a single-story single-family residence, construct a replacement 3,319 square-foot, two-story single-family residence built above a 1,011 squarefoot basement storage and living area with a 487 square-foot basement-level twocar garage, and perform associated site improvements at 418 South Granados Avenue is conditionally approved based upon the following Findings and subject to the following Conditions:

III. FINDINGS
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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 SBMC Title 17 (Zoning Ordinance), including special regulations, overlay zones and specific plans.

General Plan Consistency: The proposed project is found to be consistent with the General Plan, which designates the property as Low Density Residential and is intended for single-family residences developed at a maximum density of three dwelling units per acre. The proposed development could be found to be consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy residential neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated neighborhoods.

The property is also located in the SROZ, which specifies development standards to preserve and enhance the existing community character and aesthetic quality of the City of Solana Beach, by providing regulations to ensure and protect the character, traditional scale, and seaside orientation of established residential neighborhoods. The project, as designed, complies with the SROZ maximum allowable floor area and basement regulations.

In addition to the basement regulations, the SROZ also restricts the appearance of a three-story façade on a single-family residence.

According to the SBMC, when a lower level/basement is completely or partially exposed, the floor area of a third level shall not be directly above the floor area of the basement in order to prevent the appearance of a three-level façade. The SROZ requires that the floor area of the third level be set back at least ten feet from the exposed façade of the basement/lower level. The proposed residence, as designed, complies with this regulation as the second-floor living area would be setback 12 feet from the exposed basement garage door. The second-floor deck would be setback two feet from the exposed basement garage door.

The project is also located within the Coastal Zone. As a condition of project approval, the Applicants will be required to obtain a Coastal Development Permit, Waiver, or Exemption from the California Coastal Commission prior to the issuance of building or grading permits.

Zoning Ordinance Consistency: SBMC Section 17.20.010(C) specifies that the LR Zone is intended for residential development in areas characterized primarily by detached single-family homes on both older and newer subdivided lots. SBMC Section 17.20.030 outlines property development regulations, which are analyzed below.

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Minimum Yards/Setbacks:

The Applicants are requesting City Council approval to relinquish access rights to Lirio Street, which would convert the eastern yard adjacent to Lirio Street to be considered a rear yard (versus a front yard on a through lot). The project meets all of the required setbacks with the relinquishment of access to Lirio Street.

Maximum Floor Area Ratio:

0.50 for first 6,000 ft2

0.175 for 6,000 to 15,000 ft2
3,000 ft2
5,260 ft2
Maximum Allowable Floor Area: 3,921 ft2
The Applicants are proposing to demolish all existing structures and construct a replacement 3,319 square-foot, two-story single-family residence built above a 1,011 square-foot basement storage and living area with a 487 square-foot basement-level two-car garage with a 24.3- foot-wide exposure to the driveway on the west side. The project is afforded three exemptions of floor area for meeting specific off-street parking and SROZ basement criteria.

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The remaining floor area in the partially subterranean garage and storage area would be subject to the 2 percent formula described in SBMC 17.48.040.C because it has one exposed side. This formula is used to determine what portion of the garage is to be included in the calculation of floor area. After the application of the off-street parking exemption, the remaining basement-level garage square footage is multiplied by the linear exposure and 2 percent. The result is the amount of square footage of the proposed garage to be included in the calculation of floor area. The exemption is value is determined by subtracting the result of the 2 percent calculation and the off-street parking exemption from the total square footage of the garage.

Maximum Building Height:

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Required Off-Street Parking:

A single-family residence required two off-street parking spaces, pursuant to SBMC Section 17.52.040 and the Off-Street Parking Design Manual (OSPDM). Two unobstructed 9-foot by 19-foot parking spaces are proposed in the basement-level partially subterranean garage.

Fences, Walls and Retaining Walls:

The Applicants are proposing to construct new perimeter fences and retaining walls to enclose the property as well as additional retaining walls to create the driveway accessing the basement-level garage, ongrade stairways accessing the property from South Granados Avenue and Lirio Street, and various patio, courtyard, and sport court areas.

Currently, the plans show fences and walls that comply with the requirements of SBMC 17.20.040(O) and 17.60.070(C). If the Applicants decide to modify any of the proposed fences and walls or construct additional fences and walls on the project site, a condition of project approval indicates that they would be required to comply with the Municipal Code.

Landscape:

The project is subject to the current water efficient landscaping regulations of SBMC Chapter 17.56. A Landscape Documentation Package is required for new development projects with an aggregate landscape equal to or greater than 500 square feet requiring a building permit, plan check or development review. The Applicants provided a conceptual landscape plan that has been reviewed by the City’s thirdparty landscape architect, who has recommended approval. The Applicants 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.

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

17.68.040.F:

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

The property is located within the LR Zone. Surrounding properties are also located within the LR Zone and are
developed with a mixture of one- and two-story single-family residences. The project, as designed, is consistent with the permitted uses for the LR Zone as described in SBMC Sections

17.20.010 and 17.12.020. The maximum proposed floor area would be 472 square feet below the maximum allowable and the square footage of the project would fall within the range of adjacent residential development. The project is found to be to be compatible in terms of scale, apparent bulk, and massing and complementary to existing development in the immediate
vicinity. Access rights to the frontage along Lirio will be relinquished, as conditioned, in a manner acceptable to the City Engineer in accordance with SMBC Section 17.20.030(D)(2). b. Building and Structure Placement: Buildings and structures shall be sited and designed in a manner which visually and functionally enhances their intended use.

The second floor would be located along the southern 10-foot setback line and would be setback over 46 feet from the northern side property line. The building and structures are sited and designed to minimize adverse impacts on surrounding
properties and designed in a manner which visually and
functionally enhance their intended use and complement
existing site topography.
c. Landscaping: The removal of significant native vegetation shall be minimized. Replacement vegetation and landscaping shall be Resolution 2022-115
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compatible with the vegetation of the surrounding area. Trees and other large plantings shall not obstruct significant views when installed or at maturity.

The proposed landscape plan includes a variety of trees, shrubs, and groundcover throughout the property. In addition to complying with the water efficient landscape regulations, the Applicants will also be required to submit a landscape
construction plan in substantial conformance with the conceptual planting plan. A condition has also 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. 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.

The two required off-street parking spaces would be located within the partially subterranean 668 square-foot garage. The garage would be accessed by a driveway from South Granados Avenue along the south side of the property. Pedestrian access to the property would be available through an on-grade stairway from South Granados Avenue as well as two on-grade stairways from Lirio Street.
e. Grading: To the extent feasible, natural topography and scenic features of the site shall be retained and incorporated into the proposed development. Any grading or earth-moving operations in connection with the proposed development shall be planned and executed so as to blend with the existing terrain both on and adjacent to the site. Existing exposed or disturbed slopes shall be landscaped with native or naturalized non-native vegetation and existing erosion problems shall be corrected.

The project includes approximately 360 cubic yards of cut and 260 cubic yards of fill to excavate the basement and courtyard and create the surrounding patio, pool deck, and yard areas. The project also includes 35 cubic yards of excavation for footings, 95 cubic yards of removal and recompaction for an aggregate grading quantity of 745 cubic yards, and 100 cubic yards of export off site. The proposed grading will blend with the existing terrain both on and adjacent to the site.

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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 new exterior lighting fixtures comply with the City-Wide Lighting Regulations of the Zoning Ordinance (SBMC

The project consists of the construction of a replacement singlefamily residence with a basement and a basement-level garage on a developed residential lot, therefore, usable open space and recreational facilities are neither proposed nor required according to SBMC Section 17.20.040. As a condition of project approval, the Applicants will be required to pay the applicable Park Development Fee.

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

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

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

The proposed structure exceeds 16 feet in height above the existing grade, therefore, the project must comply with all of the View Assessment requirements of SBMC Chapter 17.63 and the Applicants were required to Resolution 2022-115
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complete the SDP process. The original Story Pole Height Certification was certified by a licensed land surveyor on September 29, 2021, showing a maximum building height of 25.0 feet (199.4 feet above MSL) above the proposed grade. SDP notices were mailed to property owners and occupants within 300 feet of the project site establishing a deadline to file for View Assessment by March 31, 2022. The City received two applications for View Assessment from neighbors to the east, including Martin Buser at 440 Lirio Street and Forest Wright and Rob Yacullo at 450 Lirio Street.

The Applicants submitted the current (revised) design after working with the neighbors that resulted in a 7.2-foot reduction in the maximum roof elevation by reducing ceiling heights and lowering the proposed grade and finished floors. The revised design is located entirely within the original threedimensional story pole envelope that was subject to the 30-day SDP notice in March of 2022. Therefore, reopening the project for a second 30-day SDP notice was not required. The Applicants voluntarily re-story poled the revised design in order to depict the changes to the View Claimants. The revised story poles were certified by a licensed land surveyor on July 1, 2022, showing a maximum building height of 21.0 feet above the proposed grade (192.2 feet above MSL). Both View Claimants withdrew their applications for View Assessment based on the revised design before the project was scheduled for a View Assessment Commission (VAC) meeting. Therefore, if the Council is able to make the required findings to approve the DRP, the SDP would be approved administratively.

A height certification prepared by a licensed land surveyor is required prior to the framing inspection certifying that the maximum height will not exceed 192.2 feet above MSL (and 21.0 feet above the proposed grade), which is the maximum proposed structure height reflected on the project plans.

C. In accordance with Section 17.20.030(D)(2) (Minimum Yard Dimensions) of the Solana Beach Municipal Code, the City Council finds the following:

A condition of approval requires the Applicants to record a “Relinquishment of Access Rights” for the entire property frontage along Lirio Street except for two (2) four-foot-wide sections for pedestrian access to the property from Lirio Street. Upon recordation of such Relinquishment of Access Rights in a form acceptable to the City Attorney, one of the frontages will have been relinquished in a manner acceptable to the city engineer in accordance with Section 17.20.030(D)(2) of the Solana Beach Municipal Code because:

I. There is no need for access at the relinquished location due to reconfiguration of the new project;
II. There is a need to restrict vehicular movement;
III. Relinquishing access will not impede emergency access or otherwise cause a health or safety risk; and
IV. The relinquishment of the access right is necessary to bring the proposed project into a conforming condition.

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The City Council hereby approves the Applicants’ request to relinquish access rights to Lirio Street.

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

A. Community Development Department Conditions:

I. The Applicants shall pay required Fire Mitigation, Park Development, Public Use Facilities, and Public Facilities Impact Fees.

III. Prior to requesting a framing inspection, the Applicants shall submit a height certificate prepared by a licensed land surveyor certifying that the highest point of new construction will not exceed 192.2 feet above MSL (and 21.0 feet above the proposed grade) in conformance with the plans as approved by the City Council on September 14, 2022.

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).

VI. The Applicants shall provide a full Landscape Documentation Package in compliance with SBMC Chapter 17.56 and in substantial conformance with the conceptual landscape plan included in the project plans presented to the City Council on September 14, 2022, prior to Building Permit issuance and consistent with the building construction and grading plans. The Applicants shall obtain and submit landscape security in a form prescribed by the City Engineer in addition to the grading security. The landscape plan and installation will be reviewed and inspected by the City’s third-party landscape professional. The landscape security deposit shall be released when applicable regulations have been satisfied and the installation has passed inspection by the City’s third-party landscape professional.

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

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

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

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

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

B. Fire Department Conditions:

II. 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. 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.

III. 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 Resolution 2022-115
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accordance with the California Fire Code and the Solana Beach Fire Department.

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

V. AUTOMATIC FIRE SPRINKLER SYSTEM – ONE- AND TWOFAMILY DWELLINGS: Structures shall be protected by an automatic fire sprinkler system designed and installed to the satisfaction of the Fire Department. Plans for the automatic fire sprinkler system shall be approved by the Fire Department prior to installation. Sprinklers will be required due to significant modifications and additions being over 50 percent of existing structure.

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

VII. Basement:
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 Applicants are required to obtain an Encroachment Permit in accordance with SBMC Section 11.20 for the below improvements being done in the public right-of-way. The improvements shall be Resolution 2022-115
DRP20-015/SDP20-021 – 418 S Granados

Page 13 of 17 ends

done to the satisfaction of the City Engineer prior to the occupancy of the proposed project:
a. Construction of the 9” X 9” X 12” concrete curb along the property frontage of South Granados Avenue & Lirio Street with transitions to the existing improvements on both ends to the satisfaction of the City Engineer.
b. Installation of a minimum 10-foot-wide Decomposed Granite (DG) area compacted and graded at maximum 2 percent
towards the flow line for walking and parking purposes to the satisfaction of the City Engineer.
c. Construction of the two concrete spillways on South Granados Avenue.
d. Construction of the SDRSD driveway approach on South Granados Avenue.

II. The Applicants shall record the Encroachment Maintenance Removal Agreement (EMRA) with the County of San Diego prior to the release of the Grading Bond and Security Deposit. The EMRA shall be recorded against this property for all private improvements in the Public Right-Of-Way including, but not limited to:
a. Keystone modular retaining walls.
b. Two concrete spillways on South Granados Avenue.
c. Installation of any landscaping and irrigation lines.

III. A four-foot width of property frontage along South Granados Avenue and Lirio Street shall be dedicated to the City of Solana Beach as Public Right-Of-Way. The Applicants shall provide the Plat and Legal Description prepared by a Registered Civil Engineer. The document shall be recorded with the County of San Diego prior to final inspection of the Building Permit.

IV. The Applicants shall record a Hold Harmless Agreement prior to Final Inspection of the Building Permit. The document will hold the City of Solana Beach harmless for the storm drain and sewer systems on the Applicants’ property. The Applicants shall record the Hold Harmless Agreement document prior to final inspection of the Building Permit.

V. The Applicants shall record a “Relinquishment of Access Rights” for the entire property frontage along Lirio Street in a form acceptable to the City Attorney prior to Final Inspection of the Building Permit. Two sections that are four feet wide may be reserved for pedestrian access only to the satisfaction of the City Engineer & Fire Marshal.

Resolution 2022-115
DRP20-015/SDP20-021 – 418 S Granados

Page 14 of 17 ends

VI. Submit proof to the Engineering Department that the required California Coastal Commission permits have been obtained prior to issuance of Building and/or Grading Permits.

VII. 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.

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

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

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

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

Resolution 2022-115
DRP20-015/SDP20-021 – 418 S Granados

Page 15 of 17 ends

Contact the Community Development department for further information.
e. The Applicants are responsible to protect the adjacent properties during construction. If any grading, construction activity, access or potential construction-related impacts are anticipated beyond the property lines, as determined by the City Engineer, the Applicants shall obtain a letter of permission from the adjoining property owners. All required letters of permission shall be submitted to the City Engineer prior to the issuance of the Grading Permit.
f. The Applicants shall pay a grading plan check fee in accordance with the current Engineering Fee Schedule at initial grading plan submittal. Inspection fees shall be paid prior to issuance of the Grading Permit.
g. The Applicants shall obtain and submit grading security in a form prescribed by the City Engineer.
h. The Applicants shall obtain haul permit for import / export of soil.

The Applicants shall transport all excavated material to a legal disposal site.
i. The Applicants shall submit certification from the Engineer of Record and the Soils Engineer that all public or private drainage facilities and finished grades are functioning and are installed in accordance with the approved plans. This shall be accomplished by the Engineer of Record incorporating as-built conditions on the Mylar grading plans and obtaining signatures of the Engineer of Record and the Soils Engineer certifying the as-built conditions.
j. An Erosion Prevention and Sediment Control Plan shall be prepared by the Applicants. Best management practices shall be developed and implemented to manage storm water and 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 Applicants shall show all proposed on-site private drainage facilities intended to discharge water run-off. Elements of this design shall include a hydrologic and hydraulic analysis verifying the adequacy of the facilities and identify any easements or structures required to properly convey the drainage. The construction of drainage structures shall comply with the Resolution 2022-115
DRP20-015/SDP20-021 – 418 S Granados

Page 16 of 17 ends

standards set forth by the San Diego Regional Standard
Drawings.
l. Post Construction Best Management Practices meeting City and RWQCB Order No. R9-2013-001 requirements shall be
implemented in the drainage design.
m. No increased cross lot drainage shall be allowed.
n. The Applicants shall obtain the Grading and Building Permits concurrently.
o. Prior to obtaining a foundation inspection on the Building Permit, the Applicants shall 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
D. City Council Conditions:

I. N/A.

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

II. EXPIRATION
The Development Review Permit and Structure Development Permit for the project will expire 24 months from the date of this Resolution, unless the Applicants 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.

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

In the event of such election, the Applicants shall pay all of the costs related Resolution 2022-115
DRP20-015/SDP20-021 – 418 S Granados

Page 17 of 17 ends

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

PASSED AND ADOPTED at a special meeting of the City Council of the City of Solana Beach, California, held on the 14th day of September, 2022, by the following vote:

AYES: Councilmembers –
NOES: Councilmembers –
ABSENT: Councilmembers –
ABSTAIN: Councilmembers –
______________________________
LESA HEEBNER, Mayor
APPROVED AS TO FORM: ATTEST:
______________________________ _______________________________ JOHANNA N. CANLAS, City Attorney ANGELA IVEY, City Clerk

KRUGER RESIDENCE
Development Review Permit (DRP) / Structure Development Permit (SDP) 418 SOUTH GRANADOS, SOLANA BEACH, CA., 92075

SHEET INDEX
Sheet Name
A-2.3 Floor Area Plan
A-3 0 Roof I Story Pole Plan • Proposed
A-3.1 Roof Story Pole Layout
A-3 2 Roof Plan· WI Ong Overlay
A-4 0 Exterior Elevations
C1 Preliminary Grading Plan
C2 Secilons and Details
L-1 Title Sheet/ Notes I Water Conservation Plan
L-2 Conceptual Landscape Plan/ Legend

VICINITY MAP

PROJECT
SITE
EB

SCOPE OF WORK

THE PROJECT INCLUDES THE DEMOLITION OF AN EXISTING SINGLE FAMILY DWELLING UNIT,

DETATCHED GARAGE, ADU AND STORAGE UNITS ON A PREVIOUSLY DEVELOPED LOT FOR THE CONSTRUCTION OF A NEW T\NO STORY SINGLE-FAMILY D½"ELUNG UNIT 1/v'H!CH

INCLUDES A BASEMENT GARAGE, BASEMENT STORAGE AREA AND BEDROOM

SITE IMPROVEMENTS TO INCLUDE,
• COVERED OUTDOOR LIVING AREA wl FIREPLACE
• OUTDOOR KITCHEN @ COVERED OUTDOOR AREA
• NEW OUTDOOR PA TICS+ POOL DECK
• NEW TRASH ENCLOSURE
• NEW SITE WALLS, PLANTERS, AND PAVED AREAS
• NEW 0.G PATHS ALONG PROPERTY EDGES

POOVSPA TO BE UNDER SEPARATE BUILDING PERMIT (SAME PLANNING APPROVAL)

PROJECT TEAM
OWNER:

JASON & DANIELLE KRUGER
418 S GRANADOS
SOLANA BEACH, CA., 92075
T .•
E· [email protected]
ARCHITECT:

JOHN P JENSEN ARCHITECT
130S CEOROS#220
SOLANA BEACH, CA 92075
(858) 75&-2526 PHONE
jJensen@John;ensenarchrtect

GENERAL CONTRACTOR
TBD
CML ENGINEER:

PASCO LARRET SUITER & ASSOCIATES

RYAN MCGRATH, PE
535N H!GHWAY101,SU!TEA
SOLANA BEACH, CA 92075
P {858) 259--8212
rmcgrath@p!saen91neeting com
LANDSCAPE ARCHITECT:

AHLES LANDSCAPE ARCHITECT
STEVE AHLES #2538
RANCHO SANTA FE, CA 92067
P. (858) 75&-8963
StE!'[email protected]

GOVERNING CODES
STRUCTURAL ENGINEER:

TBD
ENERGY CONSULTANT:

TBD
THESE PLANS SHALL COMPLY V-.1TH THE FOLLOWlNG BUILDING CODES AND ASSOC IA TED

COUNTY OF SAN DIEGO AMENDMENTS
2019 CALIFORNIA RESIDENTIAL CODE AND/OR 2019 (CRC)
2019 CALIFORNIA BUILDING CODE AS APPLICABLE (CBC)
2019 CALIFORNIA GREEN BUILDING STANDARDS CODE (CGBSC)
2019 CALIFORNIA ELECTRICAL CODE (CEC)
2019 CAUFORNlA PLUMBING CODE (CPC)
2019 CALIFORNIA MECHANICAL CODE (CMC)
2019 CALIFORNIA FIRE CODE (CFC)
2019 CALIFORNIA BUILDING ENERGY EFFICIENCY STANDARDS
2019 ClTY OF SOLANA BEACH MUNICIPAL CODE

PROJECT INFORMATION
•OWNER

SITE ADDRESS
Jason & Danielle Kruger
418 S. Granados
Solana Beach, CA., 92075
418 S Granados
Solana Beach, CA , 92075
LEGAL DESCRIPTION POR. OF LOT 4 BLK. 4, SOLANA BEACH 1N THE C!lY OF SOLANA BEACH, COUNTY OF SAN DlEGO, STATE OF
CALIFORNIA, ACCORDING TO MAP NO 1749 FJLED 1N THE

OFFICE OF THE COUNTY RECORDER OF SAN DIEGO
COUNTY MARCH 5, 1923
A.P.N

OCCUPANCY
298--094--02·00
R-3
lYPE OF CONSTRUCTION V•B
lYPE OF FIRE SPRINKLERS NFPA13D
ZONING
LOT AREA.

LRc • LOW RESIDENTIAL (3 DU/ACRE)
258ACRE
PROJECT F.A.R. CALCULATIONS:

FIRST FLOOR LIVING AREA
SECOND FLOOR LIVING AREA.

BASEMENT LIVING AREA (£)(£MP; fllCl.1 FAR l
BASEMENT GARAGE AREA.

BASEMENT STORAGE AREA. !D'.ISMPT FROM FAR)

EXTERIOR COVERED AREAS/STORAGE

SUBTOTAL

BASEMENT GARAGE

BASEMENT EXPOSURE

GARAGE AREA THAT COUNTS AS FLOOR AREA BASEMENT GARAGE EXEMPTION

BASEMENT LIVING AREA

BASEMENT STORAGE

OFF-STREET PARKING EXEMPTION

BASEMENT GARAGE

TOTAL PROPOSED FLOOR AREA
(11,2609sf)
EXTERIOR COVERED AREAS/STORAGE 10:tu<>r rnoo FAR l

COVERED VERANDA
GOVERO PATIO/ POOL D§CK

SUB-TOTAL
DECK AREA (EXEVFT FRCU FAR j
TOTAL LOT COVERAGE(%): 3,449111,260.9 = 30.6%

ZONING INFORMATION
1,674 SF
1,645 SF
487SF
668SF
524SF
0SF
4,998 SF
668SF
24 30 LF
wsA-troi~:,:io,2-,:,. 130SF
H!SF·¼\"lSF(1>ARo<!NG)·1:lOW:~ 138SF
·487 SF
- 524 SF
~
-400 SF
3,449 SF
619SF
777 SF
1,396 SF
202SF
GENERAL PLAN LANDU SE DES!GNA TION LRc • LOW RESIDENTIAL (3 OU/ACRE}

SETBACKS
FRONT

SIDE YARD (N)

SIDE YARD (S)

REAR YARD

MAXIMUM BUILDING HEIGHT
Req111red Setback Actual Setback
25·.cr
10'·0"
10·-cr
25'-IJ'
25' - 0" (From Grade, :;ub,,~d to daylight plane he:ght IIITltlalton svbsecttonH)
MAXIMUM DV\£LUNG UNIT DENS!lY. 3 Dwelling unit/ Acre
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No. Description Date
Project Number 2131
Date 06.15.2022
Drawn By Ben Peterson
Checked By John Jensen
Title Sheet
TS Scale 12" = 1'-0"

ENGINEERING CONDITIONS

1. The Applicant is required to obtain an Encroachment Permit in accordance with SSMC Section ~1.20 for the befow frontage improvements being done in the pub#c right.of-way. The frontage improvements shall be done to the satisfaction of the City Engineer prior to the occupancy of the proposed project
a. Constructl~n of the g• X 9" X 12" ~o~crete curb along the property frontage of S. Gr~nados Ave & _Lirio St With transitions to the ex ts ting improvements on both ends to the satisfacbon of the City Engineer.
b. Installation of the 10' wide O.G area compacted and graded at maximum 2% towards the flow line for walking md parking purposes to the satisfaction of the City Engineer. c_ Construction of the 2 concrete spiUways on S. Granados Ave. d. Construction of the SDRSD dr'r1,may approach.

2. The App#Cant shall record the Encroachment Maintenance Removal Agreement (EMRA) with the County of San Diego prior to the release of the Grading Bond and Security Deposit. The EMRA shal_l be recorCH:d ~ainstthis property for al! private improvements in the Public Right-OfWay including but not hmited to:
a, Keystone modular retaining walls.
b. 2 concrete spillways on S. Granados Ave

3. The Appllc.vit shal! pay a TIF (Traffic Impact Fee) associated with the construction of the Acce~~ry Dwelling Unit prior to Bull ding Permit Issuance that is required. The fee due at building pemiit tssuance for the P!'oposed Residential-Accessory Dwelling Unit is subject to the fee rate at the time the project conditions of approval resolution is approved.

4. Per_current rate5:, the ~pp!i<:ants~a!I pay~ ~11 the one-time sewer capacity fee of $4,500.00 per Eqwva~ent Dwellmg Unit (EDU) pnor to Bu:tding Permit Issuance. The EDU assignment is determmed by SSMC 14.08.060. The proposed ADU unit would increase the property's EDU assi~ment by 0.8 EDU. The cost the Applicant is responsible for is $3,600.00 concurronUy with Building Permit Issuance (0.8 EDU multiplied by $4,500.00).

5. A 4-foot Width of property frontage along S. Granados Ave & Uric St shall be dedicated to the g~~~~~~e~~,: ~; :~:s~~~~~~fiiJ~:e:p-r~~~~h:~i::~f b~~=~:d~dd;::e County of San Diego prior to Final Inspection of the Buikling Permit

6. The Appli<:ant shall record a Hold Harmless Agreement prior to Final Inspection of the Building Permit. The docume~t wi!! hold the City of Solana Beach harmless for the storm drain and sewer systems on the Apphcant's property. The Applicant shall record the Hold Harmless Agreement document prior to Final Inspection of the Building Permit

7. The Applicant shall record a ·Relfnqui~ment of Access Rights" for the _en1ire property frontage ::~~~ins~ ~!~::n~~::e&4~;~~:!te reserved for pedestnan access on!yto the 8 Sub~it proof to the Engineerin_g Department that ~e _required _California Coastal Co~mission permits have been obtained pnor to issuance of building permits and/or grading pern11ts

9. A!! construction demolition materials shall be recycled accordmg to the City's Construction and Demol1bon recycling program and an approved Waste Management Plan shall be submitted

10. Co_nstruction fe-ncing shall be IO?ated on the subject property unless the Applicant has obtain~d an Encroachment Permit m accordance wrth chapter 11.20 of the SSMC which allows otherw1se.

GRADING:
1 The App!ic~t shall obtain a '?.fading Permit t~ accOfdance with Chapter ~ 5.40 of the Solana Be~h Municipal Code: Conditions pnor to the tssuance of a gradmg permit shall include, but not be filrrnted to, the foUowmg·
a ;;~:~;i~~~~m:2:.a~!ft~a;,:~~:~~~J;, a~~~!~~~c;~~ s~"J:~~ei~ '::~ordance wrth Chapter 15 40 of the Solana Beach Municipal Code
b The Appbcant sh~! obtain a Soils Report prepared by a Regmtered Soils Engineer and :::~oie :~l1it,E;::r c:1
trn:=~! :f ea;;;1;\~~al~~~~gk~nananst~~~~~~~~~~°ai1
recommendabons contained in the soils report.
c. The Applicant shall provide a Drainage Report prepared by a Registered Civil Engineer. Thts report shall address the design for detention basin and correspondmg outflcr-.v system to ensure the rate of runoff for the, proposed development is at o_r below that_of pre-existing condrtion. All recommendations of this report shall be incorporated mto the Prehminary Grading Plan. A detention basin eaJerrumt(s} shall,be rec~rded for m_aJntenance of the detention basms by the property owner(s) m perpetl./lty, pnor to Fmal Inspection of the Buitdmg Permft d The Appkcant shall show al! retarnng walls and drainage structures. Retaming walls shown on the grad1ng plan ~hall conform to_ the San Diego Regional Standards or be designed by a licensed c1v1I engmeer Engmeenng calculabons for all designed waits wrth a surcharge and ~~::~:;~::~~: ir::::11n: ~:;~ ~:r~:~:de:~: ;~~~:;~ :~~~d th e
Muniapal Code. Contact the Community Development department for further information e The Appijcant is responsible to protect the adjacent properties dunng construction. If any grad1ng, construction acbvrty, access or potential construcbon--related impacts are anticipated beyond _th~ property lines, ~-determmed by the City Engineer, the Applicant shaU obtain a letter of per.m1s51on from the adJOmmg property owners All required letters of permtssion shall be submitted to the Crty Engineer prior to the rssuance of the gradmg permit f. The App¾cant shall pay a grading plan ch~kfee in accordance with the current Engineering Fee Schedule at !rnbal gradmg plan subm1ttal Inspection fees shall be paid pnor to rnsuance of thegradmgperrrut
g The Applicant shall obtain and submit gradmg securrty in a form prescribed by the Crty Engineer
h The Applicant shall obta1n haul permit f~r import/ export of soi! The Applicant shall transport al! excavated matenal to a legal disposal site
1 The Applicant shall submit ceruficatlon from the Engmeer of Record and the Soils Engmeer that all public or prwate drainage facilities and fimshed grades are functioning and are insta.'ted in accordance with the approved plans This shall be accomplished by the Engineer of Record 1ncorporatmg as-butlt condtbons on the Mylar gradmg plans and obtaimng signatures of the Engineer of Record and the Solis Eng1neer certfymg the as-built condrtlons J An Erosion Preventton and Sediment Control Plan shall be prepared by the Apphcant Best management pracbces shall be developed and implemented to manage storm water and non• storm water dis<:flarges from the srt~ at all bmes dun~g excavation and grading actJv1t1es Erosion prevention shall be emphastZed as the most important measure for keeping sediment on srte dunng excavation and grading actmties Sediment controls shall be used as a supp!emoot to erosion prevention for keep1ng sediment on site k The Appkcant shall show all .propO:'ed on-site pnvate dramage faci!rtles mtended to discharge water run-off E!ements_~fthts design shall mdude a hydrologic and hydraulic analysis venfymg the adequacy of the faclllbes and identify any easements or structures required to properly convey the dramage The cons~bon of drainage structures shall comply with the standards set forth by the San Diego Regional Standard Drawmgs
I Post Construction Best Management Practices meeting City and RWOCB Order No RS.2013.001 requirements shall be implemented in the dram age design m No increased cross lot dramage shall be a!lmved
n Pnor to obtaumg a budding permit for the above ground structure, submrt a buildrng pad certification statement from a soils engmeer and an engineer or land surveyor licensed m Land Surveymg per SSMC 15 40.230E
o The Apphcant Shatl obtam the Grading Permit prior or concurrently to Bu1!dmg Permit issuance STANDARD CONDITIONS:

1. 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-Faml!y residential driveways; serving no more thanJm't single-family dwellings, shall have minimum of 16 feet, curb line to curb line, of unobstructed improved Width. Access roads shaH be designed an~ ma1ntained to support the imposed toads of_not Jess than 75,000 pounds and shall be provided with an approved paved surface to provide all-weather driving capabilities.

2.GAT_ES: AH gates or other structures or devices, whk:h could obstruct fire access roadways or otherw1se hinder emergency operations, are prohibited unless they meet standards approved by the Fire Department. An approv~ emerge~cy key-¢perated switch and/or an approved emergency traffic contro!-adtvating strobe hght sensor shaY be installed per Solana Beach Ffre Department standards.

3.OBSTRUCTION OF ROADWAYS DURING CONSTRUCTION: All roadways shall be a mini~um of 20 feet in width during c?nstruction and maintained free and clear, including .the parking of vehicles, in accordance with the California Fire Code and the Solana Beach Fire Department.
4,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 visiWe 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 foll.owing n:tnim~m standards as to size: 4• ~igh with a½" inch stroke Width for residential buildings, 8" high with a½" s~oke tor.comme~i'.11 and multi-famijy residential bui1dings, 12• high with a 1" strok~ for lndustnal buildings. Additional numbers shall be required where deemed necessary by the F1re Marshal, such as rear access doors, building comers, and entrances to commercial centers.

5.AUTOMATIC FIRE SPRINKLER SYSTEM.ONE AND TWO FAMILY DWELLINGS:

Struc~res shaH be protected by an automabc flf'e sprinkler system designed and instaffed to the satisfaction of the Fire Department Plans for the automatic fire sprinkler system shaH 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.

6.~LAS~ ""A" ROOF: All structur~s shall be provided with a Class ·A• Roof covering to the satisfaction of the Solana Beach Fife Department
7 -~
• All baseme.nts shaH ~e designed and ~quipped with emerg_ency exrt systems consisting of o~rable wmd?Ws, window wells or exrt door that's leads direciiy 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_gratmg covering the windowweUA1ghtwell opening The grating shall be capable_ of sUpporting ~ weight of 250!b 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 mo~ation of pr~v1ously approved plans ~el~ted to thi~ condition shall be subject to resubm1ttal and revltr-N by City staff (Fire, Bu1ldmg, Planning) Cl)
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. No. Description I Date
I Project Number 2131
Date 06.15.2022
1Drawn By B. Peterson I
Checked By J. Jensen
I
I Conditions Of
Approval
'
1 TS.1 !
I Scale 12" = 1'-0" I

REFERENCES
R1 • ROS 23430
R2-RDS21197
DD1 • DEED, 2020-0144320, D.R.

REC.03119/2020
LEGEND
e FOUND MONUMENT AS INDICATED
( ) RECORDBDUNDARYDATAASINDICATED

PROPERTY LINE

RIGHT-OF-WAY LINE

CENTERLINE
- - - - - ADJOINlNGPROPERTYLINE

TIE LINE/ REFERENCE LINE
-- OE POWER- OVERHEAD
-X--X- FENCE
WALL

BUILDING OUTLINE
- - - - - - - - - BUILDING OVERHANG

INDEX CONTOUR LINE

INTERMEDIATE CONTOUR LINE
004 SPOT ELEVATION
liYl METER. WATER
[ID METER - ELECTRIC
@ METER-GAS
p UTILITY POLE
® MH-SANITARY
0 AREA DRAIN
~ RISER· ELECTRIC
0 MALBOX
8 TREE. DECIDUOUS

TREE-PALM
Gr TREE· CONIFEROUS

VEGETATION

FF FINISH FLOOR

RF ROOF

ABBREVIATED LEGAL DESCRIPTION
PORTION OF LOT 4 IN BLOCK 4 OF SOLANA BEACH IN
THE CITY OF SDI.ANA BEACH, COUNTY OF SAN

DIEGO, STATE OF CALIFORNIA, ACCORDING TD MAP
THEREOF NO. 1749 FILED IN THE OFFICE OF THE

COUNTY RECORDER OF SAN DIEGO COUNTY,
MARCH 5, 1923.
(MORE FULLY DESCRIBED IN GRANT DEED

RECORDED IN THE OFFICE OF THE SAN DIEGO
COUNTY RECORDER AS DOCUMENT ND.
2020-0144320, D.R.)

VICINITY MAP

PASCO LARET SUITER
ffe,SSOCl,I\U:S San Diego I Solana Beach I Orange County Phone 858.259.82121 www.plsaengineenng.com
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TOPOGRAPHIC SURVEY MAP
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KRUGER RESIDENCE
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STOCKPILE
SHEET 1 OF 1

SURVEYOR'S STATEMENT

THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER

MY DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS OF THE PROFESSIONAL LAND SURVEYORS' ACT ON AUGUST 5TH, 2020
08/18/2020 DATE

PROJECT INFORMATION
CLIENT: JASON & DANIELLE KRUGER
ADDRESS: 418 S. GRANADOS, SDI.ANA BEACH, CA
APN: 298-094-02

SURVEY NOTES

1. THE BOUNDARIES AND DIMENSIONS OF THE SURVEYED PARCEL(S) SHOWN HEREON ARE BASED ON A FIELD SURVEY. RECORD
DIMENSIONS MAY VARY. THE BOUNDARIES OF ADJOINING

PARCELS WERE COMPILIED FROM RECORDED OR FILED DATA, ANO ARE TO BE USED FDR PLANNING PURPOSES ONLY.

2. THE BASIS OF BEARINGS FDR THIS SURVEY IS THE CALIFORNIA COORDINATE SYSTEM, NAO 83 (CCS83) EPOCH 1991.35, ZONE 6, AS DETERMINED LOCALLY BY A LINE BE1WEEN FIRST ORDER
CONTROL STATIONS 2007 AND 2002 BEING A GRID BEARING OF
N18"11'27"W AS DERIVED FROM GEODETIC VALUES SHOWN ON
RECORD OF SURVEY 18971, CITY OF $OLONA BEACH SURVEY

CONTROL

3. ELEVATIONS SHOWN HEREON ARE BASED ON A FOUND 3• CITY OF

DEL MAR BRASS DISC SET FLUSH ON NDRTHWIESTERLY CORNER
OF A 10'X24' ELIECTRICAL VAULT, BASED ON POINT NUMBER 2007,

NAME TURF, AS SHOWN ON CITY OF SOL ONA BEACH CONTROL
RECORD OF SURVEY 18971.

ELEVATION: 110.412 [NAVO 88.]

4. THE LOCATIONS OF UNDERGROUND UTILITY LINES AND/DR

STRUCTURES AS SHOWN HEREON ARE BASED ON OBSERVED

ABOVE GROUND EVIDENCE AND RECORD INFORMATION PROVIDED
TO THE SURVEYOR. ND EXCAVATIONS WERE MADE DURING THE
COURSE OF THIS SURVEY TD LOCATE UNDERGROUND UTILITIES.

LOCATIONS OF UNDERGROUND UTILITIES MAY VARY FROM
LOCATIONS SHOWN HEREON. ADDITIONAL UNDERGROUND
UTILITIES MAY EXIST.

5. NO TITLE COMMITMENT PROVIDED.

6. AERIAL MAPPING FLOWN AUGUST 5, 2020 BY PLSA.

SCALE: 1" = 10'
----- i 0 10 20 30
-- aMP-:A. PER GRADI

PLAN(SHEET
AREA=214SF/F
16 \
\
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MOUNTABLE CURB - 7""~-,t------t-=-----1\•
~ i .#'
~~~~~6':~g
,'
(E) DEMOLISHED SITE WALLS TO , TYP BE -1;1:::::::1:::---_:~----.,~t~ TYPE 3 (SDR SD CMASONRY RETAJNING WALL
S.S. CABLE GUARORAI +

1./w'OOO TOP RAJL@ 42" AF.F.
___ - (MIN) Vv'HERE OCCURSP~~
I ' \ ' \ \
~ ----- \\
I I I
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BILLING ADDRESS CODE:
\

KEYSTONE MOO
\RETAINING WALL
EQ. (NOFOOTI
'314~ GRAVEL BACKFI
fNSTAll E.XPANSI

JOINT IN WALL AT

PER GRADING
(SHEET

NEW ANO EXISTING BUILDINGS SHALL HAVE /J,PPROVED ADDRESS NUMBERS, BUILDING

NUMBERS OR APPROVED BUILDING IDENTIFICATION PLACED IN A POSITION THAT IS

PLAINLY LEGIBLE AND VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. THESE NUMBERS SHALL BE A MINIMUM OF FOUR (4) INCHES HIGH l/v'ITH A MINIMUM STROKE OF ½-INCH. INHERE ACCESS IS BY MEANS OF A PRIVATE ROAD AND THE BUILDING CANNOT BE VlEv\lED FROM THE PUBLIC WAY, A MONUMENT, POLE OR OTHER SIGN OR MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE.

BRUSH HAZARD ISSUES:
1 CERTAJN AREAS OF NATIVE OR NATURALIZED VEGETATION ARE DETERMINED

HAZARDOUS BY THE FIRE CHIEF ANO POSE A FIRE RISK TO ADJOINING BUILDINGS

ANO STRUCTURES AND REQUIRE THE USE OF DIFFERENT MATERIALS AND METHODS

OF CONSTRUCTION THE BUILDING STANDARDS IN THIS DIVISION IMPOSE

REQUIREMENTS ADDITIONAL TO ANY OTHER /J,PPLJCABLE BUILDING ANO FIRE EQUATIONS, INCLUDING BRUSH MANAGEMENT REGULATIONS. {SOMC SEC. 145 0501) 2 UNLESS OTHERWSE SPECIFIED, THE REGLltATIONS OF THIS DIVISION APPLY TO ALL NEW CONSTRUCTION 'MTHIN 300 FEET. IN ANY DIRECTION, OF A BOUNDARY BET'Ni:EN BRUSH MANAGEMENT ZONES 1 ANO 2 AS DEFINED IN SECTION 142.0412 (SOMC SEC. 145 0502). THIS ORDINANCE IS EFFECTIVE ON OCTOBER 19, 2005, BASED ON SUBMITTAL DATE.
\

FLOOR AREA CALCULATIONS

FIRST FLOOR LIVING AREA
SECOND FLOOR LIVlNG AREA:

BASEMENT LIVING AREA. (EXf:1ro•T ,1tOMF.41tJ
BASEMENT GARAGE AREA:

BASEMENT STORAGE AREA: CVlf:.O• "'FltOM FAit >
EXTERIOR COVERED AREAS/STORAGE:

SUBTOTAL

BASEMENT GARAGE

BASEMENT EXPOSURE

GARAGE AREA THAT COUNTS AS FLOOR AREA

BASEMENT GARAGE EXEMPTION

BASEMENT LIVING AREA

BASEMENT STORAGE

OFF-STREET PARKING EXEMPTION

BASEMENT GARAGE
TOTAL PROPOSED FLOOR A.REA
EXTERIOR COVERED AREAS/STORAGE co:£Mn l'ftou F.t.1t >

COVERED VERANDA

COVERD PATIO / POOL DECK
1,674 SF
i ,645 SF
487 SF
668SF
524 SF
_Q.fil'
4,998 SF
668SF

24.30 LF
c.....001•:.:1.ci•~- 130 SF
IUSF-•OOSl'(,AIIIKING)-1:MISF• 138 SF
-487 SF
-524 SF
-400 SF
-138SF
3,-449 SF
619SF
777 SF
our1.1Ne:0F seem-lb INe OF • STORY ABovE TYP. F~VE • '
- - - -- - ', DASHED ~NE
'(N) GAS OUTDOOR INOICA"T~_~.EOOE OF
'flREPLACE @ FIRs;r -SASEME~
FLOOR COVERED _·, WALLS/GARAGE

VERANDA - - '
SITE PLAN NOTES:

THESE PLANS SHALL COMPLY INITH THE FOLLOVVING BUILDING CODES, AS 'NELL AS ANY

AMENDMENTS OR ADDITIONS AS SPECIFIED BY THE LOCAL JURISDICTION A 2019 CAIJFORNIA RESIDENTIAL. CODE AND/OR 2019 CALIFORNIA BUILDING CODE AS APPLICABLE.

B. 2019 CALIFORNIA GREEN BUILDING STANDARDS CODE
C 2019 CALIFORNIA ELECTRICAL CODE
D. 2019 CALIFORNIA PLUMBING CODE
E. 2019 CALIFORNIA MECHANICAL CODE
F. 2019 CALIFORNIA FIRE CODE
G. 2019 CALIFORNIA BUILDING ENERGY EFFICIENCY STANDARDS 1 THIS STRUCTURE \NILL CONNECT TO NATURAL GAS
2 THIS STRUCTURE \NILL CONNECT TO A SEl/¥1::R SYSTEM.

3. THIS STRUCTURE \Nill. CONNECT TO AN ELECTRICAL GRID
4 THIS PROJECT 'MLL COMPLY 'MTH LOCAL LIGHTING ORDINANCES.

5. GAS, ELECTRIC, CABLE, FIBER OPTIC METERS, IRRIGATION AND LIGHTING CONTROLLERS

SHALL BE LOCATED IN SIDE YARDS OF THE HOME, IF POSSIBLE, AND MUST BE HIDDEN FROM \nEW_
SUB-TOTAL 1,396 SF 6 SCOPE OF'NORK- SINGLE-FAMILY DWELLING UNIT DECK AREA co:EMn Rl:OM FA 1t 1 202 SF 7. EXTERIOR DOORS OF HOUSES LEADING TO THE POOL SHALL HAVE AN AUDIBLE ALARM L-------------- - -------------J'-----'-----'------------- -------, \-\'HEN OPENED. 8, SIDE GATES OF THE HOUSE LEADING TO THE POOL SHALL COMPLYl/v'ITH THE

REQUIREMENTS OF AN EXIT DOOR AND SHALL HAVE SELF-CLOSING AND SELF-LATCHING HARDWARE.

9. FENCES SHALL COMPLY 'MTH MUNICIPAL CODE REQUIREMENTS AS /J,PPUCABLE.

10. WALLS/FENCES SHALL NOT EXCEED 42" IN THE FRONT YARD SETBACK OR 6' TO THE REAR OF THE FRONT YARD AS MEASURED FROM THE LOl/¥1::ST ADJACENT GRADE

OUTLINE OF (E) GARAGE

TO BE DEMOLISHED

REQUEST TO RELINQUISH

ACCESS RIGHTS TO THE

URIC STREET PUBLIC
RIGHT.Of-WAY PURSUANT
BMC§ 17.20.030.D.2
5'-0"HIGHW.I.

FENCE, TYP.
(E) UTILITY POLE

MOUNTABLE CURB

PER GRADING

PLANS PREPARED

BY CIVIL ENGINEER
1X3Vv'OODC/J,P
1/4" X 'Z' CONTINUOUS

STEEL PLATE
1/2'' X 'Z' STEEL POSTS @ 6'
O.C. MAX..
1/4"0 STAINLESS STEEL

CABLERAIL
1/2'' XZ' CONTINUOUS STEEL

PLATE BOTTOM RAIL

PLATE PER STRUCTURAL

FASTENERS PER STRUCTURAL

CMU / CONCRETE SITE

WALL PER STRUCTURAL
NOTES:
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SECTION ELEVATION
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'WOOD FENCE
5'-0" HIGH W.I.

FENCE, TYP.

P r
• OPENINGS SHAJ....L NOT >JJ..OW PASSAGE OF SPHERE 4" DIA • END POSTS SHALL BE 1" X ?' STEEL PLATE MIN.
'
' ' ' '
SITE PLAN - PROPOSED 20' 40'
SCALE: 1" = 10'-0" EB

11. AN AUTOMATIC GATE ACROSS A FIRE ACCESS ROADWAY OR DRIVEWAY SHALL BE EQUIPPED WTH AN APPROVED EMERGENCY KEY·OPERATEO SINITCH OVERRIDING ALL COMMAND FUNCTIONS AND OPENING THE GATE. \-\'HERE THIS SECTION REQUIRES AN

APPROVED KEY-OPERATED SWITCH, IT MAY BE DUAL-KEYED OR EQUIPPED WTH DUAL

SWTCHES PROVIDED TO FACILITATE ACCESS BY LAW ENFORCEMENT PERSONNEL

12. ALL GATES PROVIDING ACCESS FROM A ROAD TO A DRIVEWAY SHALL BE LOCATED A MINIMUM OF 30 FEET FROM THE NEAREST EDGE OF THE ROADWAY AND SHALL BE AT LEAST T\NO FEET \NICER THAN THE WIDTH OF THE TRAFFIC LANE(S) SERVING THE GATE.

13. AN AUTOMATIC GATE SERVING MORE THAN ONE 01/¥1::WNG OR RESIDENTIAL.. LOT IN

EXISTENCE AT THE TIME OF ADOPTION OF THIS CHAPTER IS REQUIRED TO INSTALL AN

APPROVED EMERGENCY KEY-OPERATED SWITCH OR OTHER MECHANISM APPROVED BY THE FIRE CODE OFFICIAL, AT AN APPROVED LOCATION, \o\lHICH OVERRIDES ALL COMMAND FUNCTIONS ANO OPENS THE GATE, v\lHICH WILL ACTIVATE THE GATE ON THE /J,PPROACH OF

EMERGENCY APPARATUS WITH A BATTERY BACK-UP OR MANUAL MECHANICAL DISCONNECT IN CASE OF PO'NER FAILURE.

14. ELECTRIC GATE OPENERS, \-\'HERE PROVIDED, SHALL BE LISTED IN ACCORDANCE WITH UL 325 GATES INTENDED FOR AUTOMATIC OPERATION SHAJ....L BE DESIGNED, CONSTRUCTED AND INSTALLED TO COMPLY INITH THE REQLHREMENTS OF ASTM F2200

15. SVv'IMMING POOL+ SPA (IF PROPOSED) Vv'lll BE APPLIED FOR AS A SEPARATE PERMIT.

16. AUTOMATIC RESIDENTIAL FIRE SPRINKLER SYSTEM REQUIRED YES A NEW ONE+ TWO-FAMILY Dl/¥1::WNGS ANO TOl/v'NHOUSES.

B. ALTERATIONS OR ADDITIONS TO EXISTING BUILDINGS THAT ARE ALREADY PROVIDED

WTH A SPRINKLER SYSTEM

17. THE PROJECT PROPOSES TO EXPORT 100 CUBIC YARDS OF MATERIAL FROM THIS SITE.

ALL EXPORT MATERIAL.. SHALL BE DISCHARGED TO A LEGAL DISPOSAL SITE THE APPROVAL OF THIS PROJECT DOES NOT ALLOW PROCESSING .AJ,jD SALE OF THE MATERIAL, ALL SUCH ACTIVITIES REQUIRE A SEPARATE CONDITlONAL USE PERMIT.

18. LOT SHALL BE SLOPED TO DRAIN SURFACE WATER AWAY FROM BUILDING+ FOUNDATION WALLS. THE GRADE SHALL FALLA MINIMUM OF 6 INCHES'MTHIN THE FIRST 10 FEET.

SITE LEGEND
r---------7 L _________ .J
1-: --: --- -1
1:::::;;;;;;::::::::::::j
1::::::;;::;::;;:;;:::::j
2"

PROPERTY LINE

SETBACK
4" TRUE NORTH

PROPOSED STRUCTURE

EXISTING STRUCTURE TO BE

DEMOLISHED

PROPOSED HARDSCAPE

PROPOSED TURF

PROPOSED PLANTER BED

PROPOSED BIO-RETENTION BASIN

PROPOSED RETAINI NG WALL

PROPOSED SITE WALL

EXISTING COUNTOURS

PROPOSED CONTOURS

DRAINAGE ARROW
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B. Peterson
J. Jensen
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0' 2'-8" 5'-4" 10'-8" 21'-4"
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Project Number 2131
Date 06
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.2022
Drawn
By
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Checked By
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Site Sections
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Project Number 2131
Date 06.15.2022
Drawn By B. Peterson
Checked By J. Jensen
Site Sections -
D&E
A-1 .3 Scale 3/16"; 1'-0"
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NO
MECH. EQUIP., DOOR

SWINGS, OR OTHER PERMANENT
OBSTRUCTIONS SHALL BE INST AU.ED WITHIN THE
DESIGNATED PARKING AREA - - --- ~
-
-
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ll.lIB22M..1
12'-0" X 14'-1"
b
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BASEMENT FLOOR PLAN-PROPOSED o· 2'-B"
S'-4" 10
'-8" 21
'-4"
SCALE: 3/16" =
1 •-0" EB 0' 1/2' 1" 2" 4"
PROPOSED FLOOR PLAN LEGEND I '"" V ' >I")
~

EXISTING WALL TO REMA
IN

PROPOSED RETAINING WALL PER STRUCTURAL
PROPOSED EXTERIOR WALL: 2X6 WOOD STUD
WI
TH 1 LAYER OF 518N GYPSUM BOARD ON

INTERIOR SID
E, AND 3/8" SHEATHING+ FINISH
PROPOSED INTERIOR WALL 2X6 WOOD STUD WITH
1 LAYER OF 5/8" GYPSUM BOARD ON EACH SIDE

WINDOW AND
S

YMBOL SEE WINDOW SCHEDULE

FOR COMPLETE IN

FORMATION

DOOR AND SYMBOL SEE DOOR SCHEDULE FOR

COMPLETE

INFORMATION
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No. Description Date
Project Number 2131
Date 06
.15
.2022
Drawn By

8. Peterson
Checked By
J. Jensen
Basement Floor
Plan
- Proposed
A-2.0
Scale
As indicated
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(UNDER SEPARATE

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OUTLINE OF -c---- , ROOF ABOVE
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PATIO I
21 ' -

GREAT ROOM
21'-4" X 20'-2"
!fil.91filf
20' -2'' X 13'- 10"
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REF.

SPORTSCOURT
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OORABOVE
, ¢ 177
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9'- O"XT - 2"
9'- 0"
7'-7"

STEEL GRATE OVER

LIGHT WELL OPENING
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S79"06' o18"W
154,33'
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PROPOSED FLOOR PLAN LEGEND
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FLOOR ABOVE
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EX1Sl1NG WALL TO REM.AJN
PROPOSED EXTERIOR WALL: 2X6 WOOD STUD
WITH 1 LAYER OF 518" GYPSUM BOARD ON
INTERIOR SIDE, AND 3/8" SHEATHING+ FINISH
PROPOSED INTERIOR WALL: 2X6 WOOD STUD WITH
1 LAYER OF 5/6" GYPSUM BOARD ON EACH SIDE
WINDOW AND SYMBOL. SEE WINDOW SCHEDULE

FOR COMPLETE INFORMATION

DOOR AND SYMBOL SEE DOOR SCHEDULE FOR

COMPLETE INFORMATION
EXTERIOR OUTDOOR WALL LANTERN· HUNT 1_
93-4641BK-GL
N
FLOOR PLAN - PROPOSED O' 2'-8" 5'-4" 10'-8" 21 '-4"
SCALE: 3/16" ; 1'-0" E9 O' 1/2' 1" 2" 4"
JOHN P.

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No. Description Date
Project Number 2131
Date 06.15.2022
Drawn By B. Peterson
Checked By J. Jensen
First Floor Plan -
Proposed
A-2.1
Scale As indicated
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PRIMARY BE DROOM
18'- rX 13'- 11"
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PROPOSED FLOOR PLAN LEGEND
IS>SS'v''"II
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EXISTING WALL TO REMAJN

PROPOSED RETAINING WALL PER STRUCTURAL
PROPOSED EXTERIOR WALL: 2X6 WOOD STUD
WITH 1 LAYER OF 5/8" GYPSUM SOARD ON
INTERIOR SIDE, AND 3/8M SHEATHING+ FINISH
PROPOSED INTERIOR WALL: 2X6 WOOD STUD WITH
1 LAYER OF 518" GYPSUM BOARD ON EACH SIDE
WINDOW AND SYMBOL. SEE ININDOW SCHEDULE

FOR COMPLETE INFORMATION
DOOR AND SYMBOL. SEE DOOR SCHEDULE FOR

COMPLETE INFORMATION
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No. Description Date
Project Number 2131
Date 06.15.2022
Drawn By B. Peterson
Checked By J. Jensen
Second Floor
Plan - Proposed
A-2.2
Scale As indicated
N
FIRST FLOOR PLAN • PROPOSED
SCALE: 118" = 1'-0" 0' 1/2'
16'
1" 2"
32' EB 4"
UP "'.
28'-61/T
2,. CAR GARAG1;
27'-11"

BASEMENT FLOOR PLAN - PROPOSED
SCALE: 1/8" = 1'-0" O'
------- ---------- - --- -

SECOND FLOOR PLAN - PROPOSED
SCALE: 1/8" = 1'-0"
16'
1/2' 1" 2"
N
32' (f'\
4" w
0' 4'
0' 1/2'
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8' 16'
1" 2"
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4"
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FLOOR AREA PLAN LEGEND
PROPOSED FLOOR AREA: 3,806.0 SF
GRAGE AREA: 668.0 SF
STORAGE AREA: 524.0 SF
OUTDOOR COVERED AREA: 1,390.0 SF
DECK AREA: 202.0 SF
NOTE:

1. ALL DIMENSIONS ARE MEASURED FROM THE EXTERIOR WALL SURFACES GROSS FLOOR AREA:

FIRST FLOOR LIVING AREA
SECOND FLOOR LIVING AREA:

BASEMENT UVINGAREA: (EXEUPTFROOFAR)
BASEMENT GARAGE AREA:

BASEMENT STORAGE AREA {EXEMPT FROU F.A R)
EXTERIOR COVERED AREA§/STORAGE·

SUBTOTAL

BASEMENT GARAGE

BASEMENT EXPOSURE

GARAGE AREA THAT COUNTS AS FLOOR AREA

BASEMENT GARAGE EXEMPTION

BASEMENT LIVING AREA

BASEMENT STORAGE

OFF-STREET PARKING EXEMPTION

BASEMENT GARAGE TOTAL PROPOSED FLOOR AREA
EXTERIOR COVERED AREAS/STORAGE !EX!:'.t.iPT rn<™ FAR l

COVERED VERANDA
COVERQ PATIO !POOL QECK

SUB-TOTAL
DECK AREA (CXEl.!PrfROO FAR)
TOTAllOTCOVERAGf(¾): 3449/11260.9=30.6%
Notes:
1,674 SF
1,645 SF
487 SF
668SF
524 SF
0SF
4,998 SF
668SF

24.30 LF
tU~OO)x:~w,:-..• 130SF
UtSf',4JCSF{PARK!t.Gj-lWCF• 138$f
• 487 SF
• 524 SF
~
- 400SF
3,449SF
619SF
777 SF
1,396SF
202SF

DIMENSIONS ARE TAKEN FROM THE EXTERIOR SURFACE OF THE STRUCTURE FOR THE

PURPOSE OF CALCULATING THE GROSS FLOOR AREA
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No. Description Date
Project Number 2131
Date 06.15.2022
Drawn By B. Peterson
Checked By J. Jensen
Floor Area Plan
A-2.3
Scale As indicated

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ROOF PLAN NOTES:

ALL ROOFING SHALL BE 'CLASS A ' FIRE RA.TED, TYP.

1. CHIMNEY, FLUES, OR STOVEPIPE ATTACHED TO ANY FIREPLACE, STOVE,

BARBECUE, OR OTHER SOLID OR LIQUID FUEL BURNING EQUIPMENT OR

DEVICE SHALL BE EQUIPPED WITH AN APPROVED SPARK ARRESTOR (CRC Q327.11 )

2. PROVIDE ROOF GUTTERS IF USED, WITH THE MEANS TO PREVENT THE ACCUMULATION OF LEAVES AND DEBRIS IN THE GUTTER. ALL ROOF GUTTER AND DOWNSPOUTS SHALL BE CONSTRUCTED OF NONCOMBUSTIBLE MATERIALS. (CRC R327 5 4) GUTTERS & DOWNSPOUTS

TO BE TIED INTO EXISTING DRAINAGE SYSTEM
3 DRIP EDGE FLASHING USED AT THE FREE EDGES OF ROOFING
MATERIALS SHALL BE NON-COMBUSTIBLE. (CRC R327 5.5)
4 EXPOSED VALLEY FLASHING SHALL BE NOT LESS THAN 0.019-INCH (NO. 26 GALVANIZED SHEET GAGE) CORROSION-RESISTANT METAL
INSTALLED OVER A MINIMUM 36-lNCH-WIDE UNDERLAYMENT
CONSISTING OF ONE LAYER OF NO. 72 ASTM CAP SHEET RUNNING THE FULL LENGTH OF THE VALLEY. (CRC R327.5 3)
5 SHOW ALL VENTED OPENINGS (ATTIC, UNDERFLOOR, COMBUSTION AIR,

ETC) PROTECTED BY NONCOMBUSTIBLE, CORROSION RESISTANT MESH THAT EETS THE FOLLOWING REQUIREMENTS [CRC R327.6)·
• INDIVIDUAL VENT OPENINGS SHALL NOT EXCEED 144 SQUARE INCHES. • THE DIMENSIONS OF THE OPENINGS SHALL BE A MINIMUM OF 1/16-- INCH AND SHALL NOT EXCEED 1115-INCH
6 ATTJC VENTILATION OPENINGS SHALL NOT BE LOCATED IN SOFFITS,

EAVE OVERHANGS, BETWEEN RAFTERS AT EAVES OR IN OTHER
OVERHANG AREAS. {CRC R327 6.3]

7. VENTILATION ON STRUCTURES LOCATED IMMEDIATELY ADJACENT TO

BRUSH MANAGEMENT ZONE ONE, AS DEFINED IN SDMC SECTION
142.0142. SHOW ALL VENTILATION OPENINGS DIRECTED AWAY FROM BRUSH MANAGEMENT ZONE ONE. (CRC R227.6 2(5))
8 PAPER-FACED INSULATION IS PROHIBITED IN ATTICS OR OTHER VENTILATED SPACES (COUNTY BUILDING CODE 92.1.711A.1)
9 PROVIDE R-30 INSULATION AT VAULTED CEILINGS.

10. CHIMNEY SHROUDS ARE PART OF THE APPROVED FIREPLACE
ASSEMBLY.
11 ROOFING COVERING & VALLEYS (§ CBC 705A): SHALL BE CLASS "A" RATED ASSEMBLIES FOR A VERY HIGH FIRE HAZARD ZONE.

A ROOF GUTTERS · PREVENT DEBRIS ACCUMULATION
B. BIRD STOPS - PREVENT EMBER INTRUSION
C. REPLACEMENT - MORE THAN 50% OR MORE 2,500 SQUARE FEET

ROOF AREA
12 ATTIC VEN TILATION If CBC 706A): PREVENT INTRUSION OF FLAME AND EMBERS (EMBER RESISTANT "ER. APPROVED MODELS ONLY) INTO THE ATTIC.
#-46192.0MSL b
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SCALE: 311 6" ; 1'-0"
13 EAVE OR CORNICE VENTS(§ CBC 706A.3): NOT ALLOWED IN EXTERIOR

OVERHANG AREAS
A. EAVE PROTECTION - SHALL BE PROTECTED BY IGNITION RESISTANT

MATERIALS

14. ROOFING SHALL HAVE A CLASS 'A' FIRE RATING (COUNTY BUILDING CODE 92.2R902 AND COUNTY BUILDING CODE 92.1 1505.1)

15. ROOF GUTTERS (§ CBC Sl2.1.705A.4) SHALL BE PROVIDED WITH MEANS

TO PREVENT ACCUMULATION OF LEAVES AND DEBRIS

16. DEDICATED SOLAR ZONE IS FOR THE FUTURE INSTALLATION OF SOLAR

PHOTOVOLTAIC SYSTEM (TO BE UNDER SEPARATE PERMIT)

17. SPARK ARRESTORS (CRC §1003 9 1). ALL CHIMNEYS ATTACHED TO ANY

APPLIANCE OR FIREPLACE THAT BURNS SOLID FUEL SHALL BE
EQUIPPED WITH AN APPROVED SPARK ARRESTER. THE SPARK
ARRESTOR SHALL MEET ALL OF THE FOLLOWING REQUIREMENTS·

A THE NET FREE AREA OF THE ARRESTOR SHALL NOT BE LESS THAN

FOUR TIMES THE NET FREE AREA OF THE OUTLET OF THE CHIMNEY

FLUE IT SERVES

B THE ARRESTOR SCREEN SHALL HAVE HEAT AND CORROSION
RESISTANCE EQUIVALENT TO 12 • GAUGE WIRE, 19 - GAUGE
GALVANIZED STEEL OR 24 - GAUGE STAINLESS STEEL

C OPENINGS SHALL NOT PERMIT THE PASSAGE OF SPHERES HAVING A DIAMETER GREATER THAN 112 INCH (13 MM) NOR BLOCK THE PASSAGE OF SPHERES HAVING A DIAMETER LESS THAN 318 INCH (10 MM)

D THE SPARK ARRESTOR SHALL BE ACCESSIBLE FOR CLEANING AN THE

SCREEN OR CHIMNEY CAP SHALL BE REMOVABLE TO ALLOW FOR
CLEANING OF THE CHIMNEY FLUE.
\
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UP•--------------- ➔
O' 2'-8" 5'-4" 10'•8" 21'-4"
EB O' 1/2' 1" 2" 4"
ROOF SHEATHIN NOTES:
15/32~ APA-RATED SHEATHING, EXTERIOR (STRUCTURAL II COX PLYWOOD) 2-4" MIN SPAN RATING (PANEL RATING 24/0)
8d@ 6'' O.C. E.N • B N
8d@ 12" O.C. F.N
NOTE: PLYWOOD SHEETS SHA.LL BE CONTINUOUS OVER TWO OR MORE

SPANS AND FACE GRAIN OF PLYWOOD SHALL BE PERPENDICULAR TO SUPPORTS.

ROOF MATERIAL NOTES:

MIN. 2 LAYERS #15 FELT UNDERLAYMENT (ASTM D226, TYPE 1+11) OR EC

SLOPED ROOFS TO BE BERRIDGE ZEE-LOCK METAL STANDING SEAM (ESR-3486) OVER 2 LAYERS UNDERLAYMENT PER MANUFACTUER
SPECIFICATIONS FLAT ROOFS TO BE GAF EVERGAURD TPO (UL ER1306-01 ) OR EQ.
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JOHN P.

JENSEN
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No. Description Date
Project Number 21 31
Date 06.15.2022
Drawn By B. Peterson
Checked By J. Jensen
Roof I Story
Pole Plan
Proposed
A-3.0
Scale As indicated
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ROOF STORY POLE LAYOUT
SCALE: 3/16" : 1'-0"
\
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'I',
10'-8" 21'-4"
2" 4"
N
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JOHN P_
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No_ Description Date
Project Number 2131
Date 06.15_2022
Drawn By 8 . Peterson
Checked By J. Jensen
Roof Story Pole
Layout
A-3.1
Scale 3/16" : 1'-0"
12 r
1624
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1 1Tt·;;~li11 I ;:;:;,;:,:,;;:: ...

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95.89'
#33183.8 MSL
bt-:,
#34 183.8 MSL
1· ~ L _ ____________ _
I
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/ #33 186 O' MSLJ-
(UNDER SEPARATE

PERM IT)
\
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15 174.- \
1 6 7
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#32 HU.1 MSL ~ __ . __ _____ • • • • _ •• • • • _
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#29 179 7 MSL
#29 183 2· MSL
fi19
#1 1&6.6 MSL
#t 1881' MSL ,,-

2.0%
#2 190.7 MSL
31/2"/ 12"
UJ
"' 0
ii'
\
\
\
ii \ \\ : #351860'MSL \ · #35183.B MSL
\ #3 186.6 MSL

SPQRJSCOURT
31/2''/ 12"
:- 1
: I
\
\
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\
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\
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#31881 ' "5~
\
#7 198 6' MS"',- \ ,--------
\ #8 196 6' MSL ' --~ r-- #,4,4 1&6.6 MSL 5191 .8 MSL
-----------, :
'' \ !1 / • • ➔·,. • ., • • • ·noR"l§GC. · · · · · ·' · ·D&lll · #36 183.8 MSL
#26 192 5' MSL
I: t b___ \ _#9 1941 ' MSL ..,..,~
1: #,13 19U MSL - - ----, I ' ,,. _,,,.
!! : r-\ · T-
: \ #3618eO'MSL l: #42191 .'4MSL ! I - 1
' ,. I•
! #2i 188 ; MSl / , ri-190 5 MSL I ~------------------------- ~ ! ! \ l
#261896MSL 271&6.SMSL : :: I! ! \
u: lJ L __ I \
• I
--#231955 MSL·------ -----tt'-- ~- r,--· _ •2_,_,_,7_5_·M_ S_L __________ .. ! \\ I • I \ ·+ ····•······· .,a,os,·MsL .•. f· ... j. #251976'MSL ............. . ..... ... lee .. \,. I -! l 112·· / 12" :--------\ +-,;!~_#22_1
_
8 _' ·
5 _ M_SL __ 2_0_• ·_•--------,f!! ~-: ---------------------------]~ - --'----0::cR:,-IG:cl:-- NA:--L- H-IG:,-H--,P:::0:clN-:::Tc-- - --,--iI ; \\ -------------------------- l : : I I \
l : #16 199 4' MSL #121 99 4 ' MSL I I I \
I r ~ : ! I : ' 39"MSL I : 1 I I \
~---- ! ! ....... ,!, li '_~ tt196'4' MSL
:#28 190.7 MSL
#10 192 2 MSL
#10 196 ,4· MSL
............ ,,,,,o,·.MsL.. r ........................... ··r·· 1 ....... 2%.-i- i ·\, I 1 ,--....L...- ----- ----' \ #11 192.2 MSL L. ------------------, ! '""-:--~ - - ----,- --- - -------- ---- ---- --- - j : . : l ________ _lf"l #'46192.0 MSL ! -. --------- ISO 190.S MSL
#19193 9' MSL #17196'4'M~L/ ~
\
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ROOF PLAN - W/ ORIG. OVERLAY
SCALE: 3/16" = 1'-0"
r--------., I I
' ' OUTLINE OF ORIGINAL APPROVED STORYPOLE PLAN
\
\
\
\
-.-\
\
\
o· 2'-8" S'-4"
o· 112· 1"
192 o· MSL ORIGINAL APPROVED MEAN SEA LEVEL SPOT ELEVATION 1 192.0' MSL PROPOSED MEAN SEA LEVEL SPOT ELEVATION
10'-8" 21'-4"
2" 4"
N
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No. Description Date
Project Number 2131
Date 06.15.2022
Drawn By B. Peterson
Checked By J. Jensen
Roof Plan - W/
Orig. Overlay
A-3.2
Scale 3/16" = 1'·0"
10'-0''
WI S.Y. STBK :ii::: :
~ ----il ~I,.. - --------- ~:
1;°1 I
[I i I
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(E) GRAOE
#33 1 !!3.!! MSL
#31 FG = 171 .2 MSL
(1 2.9')
I
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#29 FG = 171 .2 MSL
(8.5')
#1 & #2. FG = 173.7 MSL
(#1 = 12.,9' #2. = 17.0')
#2 EG = 172.-4 MSL
(18.3')
#1 EG = 171 .!! MSL
(1'1.8')
#26 EG = 172.2 MSL
(17.4')
#26 FG = 171 .3 MSL
(18.3')

WEST ELEVATION - PROPOSED
SCALE: 3116" = 1'-0"
#50 EG = 172.5 MSL
#21 FG = 171 .2 MSL 118·0')
(18.3') #50 FG = 171.2 MSL
(19.3')
0' 1/2' 1"
10'-8"
2"
21 '-4"
4"
T.O.R. 177.2 MSL
5 FT. TAU W.I. SECURITY
FENCE
___ F~fr-
--l~Fkt.a~
---------- --r-------------- #-46 FG = 171 .2 MSL
(20.81
(E)GRAOE

PROTECTIVE STEEL
GRATE OVER LIGHT \/\£LL
I
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r--'-L-:=~ ---------- --r=~=-=-:U:------------------------ -------- SOUTH ELEVATION - PROPOSED 0' 2'-8" 5'-4" 10'-8" 21'-4" SCALE: 3116" = 1'-0" 0' 1/2' 1" 2" 4"
-------------~~
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No. Description Date
Project Number 2131
Date
Drawn By
Checked By
Exterior
Elevations

06.15.2022
B. Peterson
J. Jensen
A-4.0
Scale 3/16" = 1'-0"
(E) 6 FT. TALL

WOOD FENCE
#46 EG--=-178;-g•MSt:- · -
I , l
#14 FG = 171 .2 MS
(20.8')
#11 FG = 171 .2MSL
(21 .0')
10' -0''
S.Y. STBK
f ----------------------------------------------------------------~------------- ' I ------------------------------------ I I ----, I
#10 192.2 Msc --------------------... ____ ___ _ ,#45 191 .8 MSL l ,_ I ------, ----!:________ -
#10 EG = 178.8 MSL
(13,4')
#10 FG = 171.2 MSL
(21.0')
7 #21907MSL I
:::----_::---------------j ,._ __________________ _______________________ j ___ ______ _ _ I #44 186.6 MSL I I __ - -= =- __ __ ___ j_ _ .9Jl6&.M.SL _______ ____ ___ L ___ _ #35 EG = 174.9 MSL
(8. )
#35 FG = 173.7 MSL
(10.1')
- , #35183.8 MSL If #34 183.8 MSL • v-- I ~
#3 EG = 175.2 MSL
(11.4')
#2 & #3 FG = 173.7 MSL
(#2 = 16.98' & #3 = 12.9')
#2EG= 1724 MSL
(18.3')
#34 EG :: 173.8 MSt
(10,0')
#3-4 FG:: 173.7 MSL
(10,1')
6 ..

EAST ELEVATION - PROPOSED 10'-8" 21'-4"
SCALE: 3/16" = 1'-0" 0' 1/2' 1" 2" 4"
i -------------------------------
+ ---------~ --------------------------------------- I
#10 192.2 MSL #45 191.e MSL
#43 191.4 MSL #2 190.7 MSL
--------,c--- ~-~r==r-,7 (-...2~~=:;:.:,__
~
---r----- ,...__.___ ,
: ------- -· 12 ------- -
'j-------
#10 FG = 171.2 MSL
(21 0')
#45 EG = 176.3 MSL
(1 5')
#45 FG = 173.7 MSL
(1 81')
#34 EG = 172.9 MSL (10.9') (16,8')
#35 EG :c 174 9 MSL #5 1 EG = 172.6
(8,9') (17.9')
#35 FG = 173 7 MSL #1 FG = 173 7
(10.1') (12.9')
#1 EG = 171.8 MSL
(14.8')
#51 190.5 MSL

NORTH ELEVATION - PROPOSED
SCALE: 3/16" = 1'-0"
#22 189.5 MSL
10'-8"
O' 1/2' 1" 2"
#32 EG = 172 4 MSL
(11 .T)
#32 FG:: 171 .2 MSL
(12,g )
21'-4"
4"
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JOHN P.

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No. Description Date
Project Number 2131
Date
Drawn By
Checked By
Exterior
Elevations

06.15.2022
B. Peterson
J. Jensen
A-4.1
Scale 3/16" = 1'-0"
WEST ELEVATION -OVERLAY 0' 2'-8" 5'-4"
SCALE: 3/16" = 1'--0" 0' 1/2' 1"
SOUTH ELEVATION - OVERLAY O' 2'-8" 5'-4"
SCALE: 3/16" = 1'--0" O' 1/2' 1"
10'-8"
2"
10'-8"
2"
21'-4"
4"

OUTLINE OF EXISTING

STRUCTURE TO BE

DEMOLISHED
21'-4"
4"

OUTLINE OF EXISTING

STRUCTURE TO BE

DEMOLISHED
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' No. Description Date i
I
Project Number 21311
Date 06.15.2022]
Drawn By B. Peterson
Checked By J. Jensen [
1 ! Exterior
, Elevation -
1~:~.2•
!Scale 3/16" = 1'-0" i

OUTLINE OF EXISTING

STRUCTURE TO BE

DEMOLISHED
EAST ELEVATION - OVERLAY SCALE: 3/16" = 1 '-0"

NORTH ELEVATION - OVERLAY
SCALE: 3116" = 1'-0"
0' 2'-8" 5'-4"
0' 1/2' 1"
0' 2'-8" 5'-4"
O' 1/2' 1"
10'-8"
2"
10'-8"
2"
21'-4"
4"
21'-4"
4"

OUTLINE OF EXISTING

STRUCTURE TO BE

DEMOLISHED
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No. I Description , Date
Project Number
Date
Drawn By
Checked By
Exterior
Elevation -
Overlays
2131 I

06.15.2022 I B. Peterson I
J. Jensen
iA-4.3 1
I Scale 3/16" = 1'-0" I
GENE!W.NOTES

1. APPROVAL OF THIS GRADING Pl.AN DOES NOT
CONS11TUT£ APPROVAL OF \1£RT1CAL OR HORIZONTAL
AUGNMENT OF ANY PRIVATE ROAD SHOVrN H£REIN
FOR PUBLJC ROAD PURPOSES.

2. ANAL APPROVAL OF THES£ GRADING PLANS IS
SUBJECT TO RNAL APPROVAL OF THE ASSoctATED
IMPROVF:MENT PLANS ~ERE APPUCABLE. FINAL CURB
GRADE ELEVATIONS MAY R£0UIRE CHANGES IN THESE
PLANS. J. IMPORT MATERIALS SHALL BE LEGALLY OBTA1N£D.

4. A SEPARATE PERMIT FROM THE CITY ENGfNffR K-1LL

BE REQUIRED FOR ANY WORK IN THE PUBUC
RIGHT-OF-WAY'.

5. ALL SLOPES 0\.-ffi rnREE (J) FfET IN HEIGHT SHALL
BE LANDSCAPED AND IRRIGATED.

6. THE CONTRACTOR SHALL VERIFY THE EXISTENCE AND
LOCA TlON OF ALL U11LJT1£5 8£FORE COMMENCING
WORK. NOT1C£ OF PROPOSED WORK SHALL BE GIVEN
TO THE FOI..LO'MNG AGeNCfES:

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

7. A 501LS REPORT SHALL 8£ PR0\1DED AS REOUIRED
BY 11-/£ CITY OF SOLANA BEACH PRIOR TO ISSUANCE

OF A GRADING PERMIT

8. APPROVAL OF THESE PLANS BY THE CITY ENGINEER

DOES NOT AUTHORIZE ANY WORK OR GRADING TO BE
P£RFORM£D UNTIL THE PROPERTY OlmER'S

PERMISSION HAS BEEN OBTAINED AND A VALID
GRADING PERMIT HAS BEEN ISSUED.

9. THE CJTY ENGINEER'S APPROVAL OF THESE PLAN$
00£$ NOT CONST/7VTE THE BUILDING OFFICIAL'S
APPROVAL OF ANY FOUNDATION FOR STRUC1URE$ TD
BE PLACED ON THE AREA COVERED BY THESE PLANS.

NO WAIVER OF THE GRADING ORDINANCE
REOU1REMEN7S CONCERNING MINIMUM COVER OvfR
EXPANSI\£ SOILS IS MADE OR IMPLJED.
m ALL OPERATIONS CONDUCTED ON THE PREMISES,

INCLUDING THE WARMING UP, REPAIR, ARRIVAL,
D£PAR7VRE OR RUNNING OF 1RUCKS, EARffiM0\1NG

EQUIPMENT, CONSTRUCTION EOUIPMENT AND ANY

OTHER ASSOC/A TED GRADING EQUIPMENT SHALL BE
LIMITED TO THE PERIOD BETWffN 7:00 A.M. AND 6:00 P.M. EACH DAY, MONDAY THROUGH FRIDAY, AND NO EARTHMOWJG OR GRADING OPERATIONS SHAU. BE
CONDUCTED ON TH£ PREMISES ON SATURDAYS,
SUNDAYS DR HOLIDAYS WITHOUT THE v.RITTEN
PERMISSION OF THE CJTY ENGINEER.

11. ALL MAJOR SLOPES SHALL 8£ ROUNDED INTO

EXISTING TERRAIN TO PRODUCE A CONTOURED
TRANSfTION FROM CUT OR FILL FACES TO NATURAL
GROUND AND ABUTTING CUT OR FILL FACES.

12. NOIBfTHSTANDING THE MINIMUM STANDARDS SET

FORTH IN THE GRADING ORDINANCE, AND

NOT'MTHSTANDING THE APPROVAL OF THESE GRADING
PLANS, THE PERM/TT££ IS R£SPDNS18l£ FOR THE
PREVENTION OF DAMAGE TO THE ADJACENT PROPERTY.

NO PERSON SHALL EXCAVATE ON LAND SO CLOSE TO
TH£ PROPERTY LINE AS TO ENDANGER ANY ADJO(N/NG
PUBLIC STREET, SIDEWALi<, ALLEY, FUNCTION OF ANY
SEWAGE DISPOSAL SYSTEM. OR ANY OTHER PUBLIC OR

PRIVATE PROPERTY WITHOUT SUPPORTING AND

PROTECTING SUCH PROPERTY FROM SETTUNG,
CRACKING, EROSION. SIL TING SCOUR OR OTHER
DAMAGE ltHICH MIGHT RESULT FROM THE GRADING
D£SCRIBED ON THIS PLAN THE CITY WILL HOLD THE
PERMITTE£ RESPONSIBLE FOR CORRECTION ON
NON-DEDICATED IMPROVEM£N7S WHICH DAMAGE
ADJACENT PROPERTY.

IJ SLOPE RA110S: CUT 1:2 FILL 1:2
CUT: 350 CY FILL: 260 CY EXPORT: 100 CY
(NOTE: A SEPARATE VALID PERMIT MUST EXIST FOR
OFFSITE IMPORT OR EXPORT AREAS.)
0 THE OUAN11n£S EST/MA TED ABOVE ARE FOR

PERMIT PURPOSES ONLY AND SHOULD NOT BE USED
FOR CONSTRUCTION BIDS. CONTRACTORS AR£
RESPONSIBLE FOR THEIR 0"1\1 EARTHWORK
QUANTITIES.

14. SPECIAL CONDITIONS: IF ANY ARCHAELOGICAL

RESOURCES ARE DISCOVERED ON THE SITE OF THIS

GRADING DURING GRADING OPERATIONS, SUCH
OPERA 110NS WILL CEASE /MM ED/A TEL Y, AND THE
P£RMITTEE ltfLL NOTIFY THE CJTY ENGINEER OF THE
DISCOVfRY. GRADING OPERATIONS "1LL NOT
COMMENCE UNTIL THE PERM/TT££ HAS RECEIVED
~ITTEN AUTHORITY FROM TH£ CITY ENGINEER TO DD
so.

15. ALL GRADING SHOWN ON THIS PLAN SHALL BE
COMPLETED AS A SINGULAR UNIT "11H NO PROWSION
FOR PARTIAL RELEASES. SHOUW IT BE ANTICJPATED
THAT A PORTION OF THIS PROJECT 8£ COMPLETED

SEPARATELY, A SEPARATE PLAN AND PERMIT
APPL/CATION SHALL BE SUBMITTED FOR APPROVAL.

16. THE CONTRACTOR SHALL NOTIFY THE CITY OF
SOLANA BEACH 858. 720.2470 24 HOURS BEFORE
GRADING OPERA 110NS BEGIN.

17. FINISHED GRADING AND PLANTING SHALL 8£
ACCOMPLISHED ON ALL SLOPES PRIOR TO OCTOBER 1,
OR IMMEDIATELY UPON COMPLETION OF ANY SLOP£$
GRADED 8£1W££N OCTOBER 1 AND APRIL 1. PR10R TO

ANY PLANTING, ALL LANDSCAPING SHALL BE

APPROVED BY THE PLANNING DEPARTMENT AT THE
DEVELOPMENT RE\1£W STAG£, OR BY SEPARATE

LANDCSAPE PLAN,
18 ALL OFF-SITE HAUL ROUTES SHALL BE SUBMITTED
BY TH£ CONTRACTOR TO THE CJTY ENGINEER FOR
APPROVAL 72 HOURS PRIOR TO THE BEGINNING OF
WORK.
19 UPON FINAL COMPLETION OF THE WORK UNDER THE

GRADING PERMIT, BUT PRIOR TO FINAL GRADING

APPROVAL AND/OR FINAL RELEASE OF SECURITY, AN

AS-GRADED CERTIFICATE SHALL BE PROWDED
STATING: ~THE GRAD!NG UND£R PERMIT No. SBGR-216

HAS BEEN PERFORMED IN SUBSTANTIAL CONFORMANCE
ttfTH THE APPROVED GRADING PLAN OR AS SHOY;N
ON 1HE ATTACHED AS-GRADED PLAW. THI$
STATEMENT SHALL BE FOLLOKf'D BY THE DATE AND
SIGNA TUR£ OF THE C/\:1L ENGINEER ltHO CERTIFIES
SUCH A GRADING OPERA non.

20. THE CONTRACTOR SHALL DESfGN. CONSTRUCT, AND
MAJNTAIN ALL SAFFTY DE\.1CES INCLUDING SHORING,

AND SHALL BE RESPONSIBLE FOR CONFORMING TO ALL
LOCAL,. STATE. AND FEDERAL SAFETY AND HEALTH

STANDARDS, LAWS AND REGULATIONS

KEYSTONE MODULAR

RETAINING 'NALL OR
EQUIVALENT {NO
FOOTING) 314- GRAVEL

BACKFILL
FS 162.3.

FG 162.5

CONCRETE

SPILLWAY A
_______ .0.0' ____ ..
r-12.1·
CL
G)
;;o
z ►
0 ►
0 (J)
~ rn
FS164.3
FG 154.5

PRELIMINARY GRADING PLAN
BLOCK
749
418 SOUTH GRANADOS AVE
u ~~i!:~ TOF179.0
TW@FG 174.0 TW 174.5
BW@F
PROPOSED RESIDENCE FF171.3 ~

BASEMENT PAO
4-'
. -
-:-;-~ '. k'~·'.11','!.'t
- _..',-::.j/:,, I,. ~
G1704'/i_~TGJ11di • s' ;'
110.4 1E 100. 4 , ie',e;.e "'fll FG)
1~==- ==:==~=:=~ti., 4'

74.1 ---NTs•liir~ -

ABBREVIATIONS
TOP OF WALL@ FINISHED GRADE
BOTTOM OF WALL@ FINISHED GRADE

CENTERLINE
FLO'M.JNE

PROPERTY LINE

FINISHED GRADE FINISHED SURFACE

PROPOSED ELEVATION

EXISTING ELEVATION

FINISHED FLOOR

TOP OF GRATE
lNV""cRT ELEVATION

TOP OF STEP

BOTTOM OF STEP

FRONT YARD SETBACK

SIDE YARD SETBACK

REAR YARD SETBACK

PLANTER AREA

TOP OF FOOTING

TOP OF RAIL

TOP OFFENCE
FS 183.6
FG 183.8
lW@FG
BW@FG
CL
FL
PL
FG
FS
xxx.x
()00(.)()
FF
TG
IE
TS
BS
FYSB
SYSB
RYSB
P.A.

TF
TOR
TOF

LEGAL DESCRIPTION
PORTION OF LOT 4 IN BLOCK 4 OF SOI.ANA BEACH IN THE crrr OF SOLANA BEACH, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA. ACCORDING TO MAP THtREOF NO. 1749 FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, MARCH 5, 1923.

OWlfM'fRJ,/ff(E:

TOPOGfW'HiC SURVEY :

YIORKTOBEDOHE
298-094-02
418 SOUTH GRANADOS

SOLANA BEACH, CA

JASON & DANIELLE KRUGER
PASCO LARET SUITER AND ASSOC!ATES
(8$8) 2$9-8212

THE IMPROVEMENTS CONSIST OF THE FOLLOWING WORK TO BE DONE ACCORDING TO THESE PLANS AND THE LATEST £DJTIONS OF:

STNIDARD SP£.CJFICATIONS
(I) STANDARD SPECIRCATIONS FOR PUBUC WORKS CONSTRUCTION fNCLUD/NG THE REGIONAL SUPPLEMENTAL AMENDMENTS.
(2) CALJFORNIA O£PAR7l,iENr OF TIWISPORTATION "MJ,NIJAL OF TRAFFIC CONTROLS FOR CONSlRUCTION AND /.WNTEIIANC£ WORK ZONES"
(J) STATE OF CALIFORNIA. DEPARTME'tlT OF TRANSPORTATtON STANDARD SPECIF/CATIONS

SWIJJ,WJORAWJIGS
(1) SAN O/£GO REGIONAL STANOARO DRAWING$
(2) STATE OF CALJFORNIA. DEPAR7l,i£NT OF TIW/SPOl<TATION $TAI/OARD PLANS LEG£N!)

ITEM DESCRIPTION
PRDP£R7YUN£
C[}llERLJIIE DF fi(),lJ)

PROPOSED BMP
PROPOSED SEm\CKS
PRDPOSED 1/ARDSC'PE PER LANDSC'J'£ ARCHITECT Pl.ANS
PROPOSED CONTOUR L/11£
[X/511/!G CONTOiJR UN£
PROPOSED MASONRY RETAfNING WALL PER PLAN
PROPOSED 4. STORMDRAIN PIP£
P"mJPOSED WALLS PER LANDSC'J'[ PWIS

BU/WING WALL FOR BASE/JENT FLOOR
OWERSCERnFIC.ATE
t: . ------<51-----
------- -------
V 2 Z Z 2 2 Z 7 71
I. ==::-c=::c-:=====c=- AS OWNER/DEVELOPER OF TH£ PROPERTY DESCRIBED HEREIN ACKNOWLEDGE THESE PLANS HA\!£ BEEN PR£PAR£D AT MY DIRECTION W1TH MY FULL CONSENT. I FULLY UNDERSTAND AND ACCEPT THE TERMS ANO CONDIDONS CONTAINED HEREIN AND AS ATTACHED BY REFERENCE ON TH/$ GRADING PLAJI.

IT IS AGREED THAT FIELD CONDmONS MAY REQUIRE CHANGES TO THESE Pl.ANS

KEYSTONE MODULAR

RETAINING WALL OR

EQUIVALENT (NO
FOOTING) 314- GRAVEL
.5 1 1.

FG 168.0 TF 170.5
FG 154.6

70.5 SOR.SO c..3
1 RETWALL
[email protected] - - --i:_ ~PER
B'N@FG 171.2 TW@FG 182..0 STRUCTURAL
\"&LL EX 179.0 B'N@FG 171.2

IT IS FURTHER AGREED THAT THE OWNER (DEVELOPER) SHALL HAVE A REGISTERED CIVIL ENGINEER MAKE SUCH CHANGES, ALTERATIONS OR ADDITIONS TO THES£ PLANS WHICH THE CITY ENGINEER DITtRMINES ARE NECESSARY AND DESIRABLE FOR THE PROPER COMPl.£110N OF TH£ IMPROVEMENTS.

EROSION CONIROlNOTES BACKFILL
INSTALL EXPANSl

JOINT IN WALL AT PL
EX171.1
I. $TORM WATER AND NON-STORM WATER DISCHARGE CONTROL: BEST MANAGEMENT PRACOC£$ SHALL

BE DEVUOPED AND IMPLEMENTED TO MANAGE STORM WATER AND NON-STORM WATER DISCHARGES FROM THE SITE AT ALL 11MES DURING EXCAVATION AND GRADING ACTMTIES.

2. EROSION AND SEDIMENT CONTROL: EROSION PR£\IENTION SHALL BE EMPHASIZED AS THE MOST IMPORTANT MEASURE FOR KEEPING SEDIMENT ON SIT£ DURING EXCAVATION AND GRADING ACTMTIES. 5ED!M£NT COUTROLS SHALL BE USED AS A SUPPLEMENT TO EROSION PREVENTION FOR KEEPING SEDIMENT ON SITE.

J EROSION CONTROL ON SLOPES SHALL BE MffiGATED BY INSTALLING lANDSCAPING AS PER APPROVflJ LANDSCAPE PLANS AS REOUIRED BY THE DEVELOPMENT REVIEW CONDmONs, OR BY TEMPORARY EROSION CONTROL CONFORM/NG TO THE FOLLOWING:

NQN-/RRl('.ATEQ HYDROSEED WX WW A FIBER MATRIX APPi /FD AT 4 OQO /R(ACR[ % PURITY/ACRE
70:i PLUS
SCARIF1ED
50% PLUS

ATRIPLEX
~
GLAUCA
PI.ANTAGE INSULAR/$
£NCELIS FARINOSA

LOTUS SCOPAR/US
EXCHSCHOLTZIA CALIF.

4. THE TOPS OF ALL SLOPES TALLER THAii 5' SHALL BE DIKED OR TRENCHED TO PR£VENT WATER Fl0Yt1NG 0\1£R CRESTS OF SLOPES.
5, CATCH BASINS, DESILTING BASINS, AND STORM DRAJN SYSTEM$ SHALL 8£ INSTALLED TO THE SATISFACTION OF THE CJTt ENGINEER.

6. SAND BAG CHECK DAMS, SILT F£NC£S, FIBER ROLLS OR OTHER APPR0\1£D BMP'S SHALL 8£ PLACED IN UNPAVflJ AREAS WfTH GRADIENTS IN EXCESS OF 2%, AS WELL AS AT OR NEAR EV£RY POINT WHERE CONCENTRATED FLOW LEA\!£ THE SITE.

7. SAND BAGS SHALL 8£ PLACED ON TH£ UPSTREAM SIDE OF ALL DRAINAGE INLETS TO MINIMIZE SILT BUILDUP IN THE INLETS AND PIPES.

8. TH[ CONTRACTOR SHALL REPAIR ANY £RODED SLOPES AS DIRECTED BY THE omcE OF THE CITY [NG/NEER. 9 TH£ CONTRACTOR SHALL SWEEP ROADWAYS AND ENTRANCES TO AND FROM TH£ SITE ON A REGULAR

BASIS TO KEEP THEM FREE OF SOIL ACCUMULATION AND AT ALL OTHER TIMES DIRECTED BY THE CITY ENGINEER.

10. THE CONTRACTOR SHALL WATER SITE ON A CONTINUOUS BASJS TO MIN/MIZE AJR BORNE DUST CREATED FROM GRADING AJJD HAULJNG OPERATIONS OR £XCESSIV£ WIND CONDITIONS, AND AT ALL TIM[$ DIRECTED BY THE CITY ENGINEER.

11. IN THE MNT SILT DOES ENTER THE EXISTING PUBLIC STORM DRAIN SYSTEM, REMOVAL OF THE SILT FROM THE TH£ SYSTEM WILL BE DON£ AT THE DEVELOPER'S EXPENSE. £XISTJNG CONDmON IMPERViOUS: J. 789 SF
GARAGE: 623 SF
BUILDING: 1,20J SF
ADU. 1J7 SF
&U/LDING: J83 SF
J.1.ARDSCAP£: 1,44J
PERVIOUS: 7,471 SF
LANDSCAPE: 7,471SF
PRDPOS£D CQNDIT/QN IMPERVIOUS: 6,854 SF
BUILDING: 2,217 SF
HARDSCAP£: 4,637 SF
PERVIOUS: 4,406 SF
LANDSCAPE: .J,90J SF
BASIN· 5DJ SF
EARTH't\ORK OUNITTT1E.S :

SITE GRADING:

CUT: J60 CY
FILL' 260 CY
EXCAVATION FOR FOOTINGS: JO CY
- 4
REMOVAL & RECOMPACTION (UNDER STRUCTURE): 95 CY
TOTAL GRADING (CUT AND ALL OUTSIDE & BELOW STRUCTURE) : 745 CY TOTAL EXPORT: 100 CY
• EARTHWORK OUANTm£S ARE ESTIMATED FOR PERMfT PURPOSES
ONLY AND REPRESENT COMPACTED (fN PLACE) VOLUMES ONLY. THESE VALUES ARE CALCULATED ON A THEORETICAL BASIS. ACTUAL OUAJJTITIES MAY VARY DUE TO OBSERVED SHRINKAGE AND/OR SWELL FACTORS.

ENGINEER OF WORK CITY APPROVED CHANGES APP'D DATE RECOMMENDED FOR APPROVAL ~
Drawn By Review Engineer
1-------------+--+--lnate: ___ _
By:
iRANSITION EX 182.0

APPROVED FOR CONSTRUCTION
By:
,CityEngin«r Date: ___ _
LOCA
N R1W R.C.E. ---- RECOR
Exp: --- ELEV:
0 10
VICINITY MAP NOTTOSC.AlE

BENCHMARK
SCALE: 1" = 10'
' 20 30
I FURTHER AGREE TO COMMENCE WORK ON ANY /MPROV£MENTS SHOWN ON THESE PLANS WITHIN EXISTING CJTt RIGHT-OF-WAY Vr7THIN 60 DAYS OF THE CONSTRUCTION PERMIT AND TO PURSUE SUCH WORK ACTIVELY ON fYfRY NORMAL WORKING DAY UtmL COMPLETED, /RRESPECTJVE AND INDEPENDENT OF ANY OTHER WORK ASSOCIATED W1TH THIS PROJECT OR UNDER MY CONTROL.

JASON & DANIELLE KRUGER
418 SOUTH GRANADOS AVENUE
SOLANA BEACH, CA 92075
DEClARATIONOFRESPONStBtECHARGE
OAT£
/, BRWI M. ARDOLJNO, HEREBY DECLARE THAT I AV THE ENGINEER OF WORK FOR THIS PROJECT, THAT I HAVE EXCERCISED RESPONSIBLE CHARGE OVER TH£ DESIGN OF THE PROJECT AS DEFINED IN SECTION 670.J OF THE BUSINESS AND PROFESSIONS CODE, ANQ;, THE DESIGN IS CONSISTENT Yt1TH CURRENT STANDARDS AND THE CITY OF SOLANA BEACH£ RESOLUTION No. 2007-170. ~•
"' I UNDERSTAND THAT THE CHECK OF PROJECT DRA'lr1NGS AND SPECIRCATIONS BY THE CIT't(OF SOI.ANA BEACH IS CONFINED TO A REVIEW ONLY AND DOES NOT RELIEVE ME OF RESPON$/8/UTI£$ FOR PROJECT DESIGN.

BY, _______________ _
BRIAN ARDOLINO RC£ No. 71651 EXP 12/31/2023 PASCO LAR£T SUTl£R & ASSOCIATES

PASCO LARET SUITER
l Ji.SSOCIATIES
San Diego I Solana Beach I Orange County
Phone BSB.259.82121 www.plsaenglneering.com
COASTAL COMM/SSJON PERMIT NO.

CITY OF SOLANA BEACH DRAWING NO.

PREUMINARY GRADING PLAN FOR:
418 SOUTH GRANADOS AVE SHEET I OF2

CONCRETE

SPJLL'NAY
@2%
PL
S. GRANADOS AVE
.. RYSB
SDC.3
lW,S6.2
.$1,.

SORSO C.3
TW168.7
PL
7 f------ 25' -----i r •'OED. FYSB
SDRSD
C-3WALL
SORSO c-< TW170.3
PL
I- 10' --1 I SYSB
TRENCH
N
BW162.7

BIORETENTION DETAIL
SCAI.E:1"5'
__gL__
Drawn By

ENGINEER OF WORK
ame~ BRIAN ARQQ/ /NO
C/l
\..LINEOF
EX. GRADE

SECTION A-A
SCALE: 1"=10'

SEE ARCHITECTUAL

PLANS FOR BUILDING

SECTIONS AND DETAILS
418 SOUTH GRANADOS AVE

SEE ARCHITECTUAL
PLANS FORBUILDING . -
I
I
-1
I
LIRIOST.

TW183.2
BUILDING FF 171.3

SECTION B-B
SCAI.E:1"10'

SEE ARCHITECTUAL

PLANS FOR BUILDING
BUILDING FF 173.8
-\ ····· ·• · ·BUILDINGFF171:3
\_ LINE OF EXISTING GRADE

SECTION C-C
SCAI.E:1"10'
PL
I- 10' --1 SYSS I
P/L
SDRSDC-3

RET WALL
EXISTING TRAva
LANE

STABILIZED

COMPACTED

DECOMPOSED
GRANITE (O,G.)
9"X9'X12" CONCRETE CURB TYPICAL DETAIL
NOTTOSCAI.E
4" PERFORATED PVC
DRAIN (SCH 40),
SLOPE AT 17. MIN

TYPICAL WALL CROSS SECTION,

ELEVATIONS SHOWN ON PLAN

I/OT TO SCALE

CTTY APPROVED CHANGES APP'D DATE RECOMMENDEDFORAPPROVAL APPROVED FOR CONSTRUCTION By: By,
Review Engineer City Engineer R.C.E. ___ _
R.C,E. 71651 Exp, 12LJJ.L2_1 f----------------;---; Date: ___ _ Date:: ___ _ Exp, __ _ a~ Min. Low Permeable Soil

ABBREVIATIONS
TOP OF WA.LL@ FINISHED GRADE
BOTTOM OF WALL@ FINISHED GRADE

CENTERLINE

FLOI/AJNE

PROPERTY LINE

FINISHED GRADE

FINISHED SURFACE

PROPOSED ELEVATION

EXISTING ELEVATION

FINISHED FLOOR

TOP OF GRATE

INVERT ELEVATION

TOP OF STEP

BOTTOM OF STEP

FRONT YARD SETBACK

SIDE YARD SETBACK

REAR YARD SETBACK

PLANTERAREA

TOP OF FOOTING
Keystone Cap Unit
Keystone Standard Ill Unit

TYPICAL KEYSTONE GRAVITY WALL

CROSS SECTION, ELEVATIONS

SHOWN ON PLAN
NOTTOSCAI.E
TW@FG
BW@FG
CL
FL
PL
FG
FS
xxx.x
()(JO(.X)
FF
TG
IE
TS
BS
FYSB
SYSB
RYSB
P.A.

TF
LEGALDESCRIP110N
PORTION OF LOT 4 IN BLOCK 4 OF SOLANA BEACH IN TH£ CITY OF SOLANA BEACH. COUWY OF SAN DIEGO, STATE OF CAUFORMA. ACCORDING TO MAP TH£R£0F NO. 1749 F1lED IN TH£ omc£ OF TH£ COUWY RECORDER OF SAN DIEGO COUNff, MARCH 5, 1923.

TOPOGRAPHIC SURVEY :
i\ORKTO BE DONE
298-094-02
4-18 SOUTH GRANADOS
SOLANA BEACH, CA.

JASON & DANIELLE KRUGER
PASCO I.ARET SUTTER AND ASSOCIATES
(858) 259-8212
THE IMPROV£M£NTS CONS/ST OF THE FOLLOWING WORK TO BE DON£ ACCORDING TO THESE PWlS AND THE 1.ATEST EDfTIONS OF:

STANDAADSP£CtftCA.T10NS
(1) STANDARD SPECIRCATIONS FOR PUBUC WORKS CONSTRucnGN INCLUDING THE REGIONAL SUPPLEMENTAL AMENDM£UTS.
(2) CAUFORNL< D£PARTIIENT DF TRANSPORTATION "MANUAL OF 11WF1C CONTROLS FOR CONSTRUCT10N AND MAINTENANCE WORK ZONES"
(J) STATE OF CALIFORNIA, DEPARTMENT OF TRANSPORTATfON STANDARD SPECIF/CAT10NS ST>.NDAAD DRAWNGS
( 1) SAN DIEGO REGIOIJAL STANDARD DRAWINGS
(2) STATE OF CALIFORNIA, 0£PARTl/[NT OF 111A/'ISPORTATION STAND,!RD PLANS LEGEND
/TEI.I D[$CRIP110N
PROPER7Y UNE
CENTERLINE Of ROAD
PROPOSED 8/.IP

PROPOSED SETBACKS
t. ·. ·. · . ·.·I

PROPOSED IWIDSCAPE PER WIDSCAPE ARCHMCT PUNS
PROPOSED COi/TOUR UIIE
t:-. ,, · ·, ·.,:.:-.'I ____ __,5, ____ _
EXISTING COi/TOUR UIIE

PROPOSED MASOIIRY RETAINING WALL PER PW/
PROPOSED 4" STORMORA/11 PIPE ------- ------- PROPOSED WALLS PER WIDSCAPE PWIS V 2 7 7 7 7 Z 7 ZI

PASCO LARET SUITER

I ASSOCIATES
San Diego I Solana Beach I Orange County
Phone 858.259.8212 I www.plsaenglneerlng.com
COASTAL COMMISSION PERMIT NO.

BENCHMARK CITY OF SOLANA BEACH DRAWING NO.

ONTRO PREUMINARY GRADING PLAN FOR:
418 SOUTH GRANADOS AVE SHEET20F2

MAINTENANCE PROGRAM
C.ONTINIJOUSL Y MAINTAIN ALL LANDSc.AFE AREAS i'ilTHIN THE PROJEc.T. LANDSc.APE MAINTENANc.E SHALL INC.UJDE THE FOLLOi'ilNtS SC.OPE OF f10RK, I. MAINTAIN THE PROJEC.T IN A SAFE AND HAZARD-FREE C.ONDITION AT ALL TIMES.

2. PROVIDE APPROFRIATE AATERINtS OF ALL PLANT MATERIAL, INC.UJDINtS PROPER SC.HEDULINtS AND MAINTENANC.E OF THE IRRltSA TION SYSTEM.

B. PROVIDE FERTILIZATION, A5 NEC.ESSARY, TO MAINTAIN PLANTS IN A HEALTHY C.ONDITION.

4. C.ONTINUALL Y REMOVE ALL i'iEEDS, TRASH AND DEBRIS.

5. REPLACE ANY DEAD, DYINtS, OR DAMA<SED SHRIJBS OR TREES. b. FRlJNE TREES AND SHRIJBS TO SHAFE, REMOVE YiEAK OR GROSSED 6RANGHE5, MAINTAININtS NAnJRALISTIC. PLANT SHAPE. DO NOT TOF TREES. TREES OVER 15 FEET TALL SHOULD BE REVIEi'iED BY A C.ERTIFIED ARBORIST PRIOR TO FRIJNINtS i'ilTH FRIJNINtS MADE PER ARBORIST REWMMENDATIONS. AVOID 5HEARINtS OF 5HRIJB5 INDIVIDUALLY, ALLOl'ilNtS MA551NtS5 TO FORM INFORMAL tSROIJPINtSS OF LIKE 5FEc.lE5.

LIMIT HEDtSINtS TO APPROPRIATE LOCATIONS.

1. PROVIDE ALL NEC.ESSARY PEST c.ONTROL, PER REC.OMMENDATION5 OF A C.ERTIFIED PEST C.ONTROL ADVISOR.
e. REPLENISH MJI..C.H A5 NEC.ESSARY TO MAINTAIN SPEC.IFIED DEPTH. q. ffiERE PRESENT, MOl'i LAffi5 A5 REQUIRED, NO LESS THAN YEEKL Y IN ACTIVE tSROi'ilNtS SEASON, TO MAINTAIN PROPER HEltSHT. REMOVE tSRA55 c.LIPPINtS FROM THE SITE.

10. RE SOD DEAD OR DAMMED 11JRF AREAS.

II. C.LEAN, ADJJST, REPAIR, AND REPLACE IRRltSATION SYSTEM WMPONENTS A5 NEc.ESSARY TO MAINTAIN THE IRRltSATION SYSTEM IN EXc.ELLENT C.ONDITION. TO THE EXTENT P055l~...E. REPLACE EQUIPMENT i'ilTH ORltSINALLY 5FEc.lFIED PRODUC,T.

12. MAINTAIN ALL DRAINAtSE FACILITIES IN EXC.aLENT C.ONDITIONS. C.ONTINIJOIJS C.LEAN DRAIN INLETS AND SURFACE FLOl'i LINES. FLUSH AND C.LEAN SUBa'RFACE DRAINS ONGE A YEAR (MINIMUM), IN 5EPTEMBER/OC.TOBER, i'ilTH C.LEAR MTER TO AVOID 8/JILDW OF SILT AND Dl='l3RIS. ALSO C.HEC.K DRAINAtSE SYSTEMS AFTER H!:AVY RAINS.

13. MAINTAIN AW.JRATE REWRDS FOR ALL MAINTENANc.E ACTIVITIES, INc.LUDINtS LOtSS OF ALL P--i::STIC.IDE AND FERTILIZER APPLIC.ATION.
~?./)'h r;;J) ESTIMATED TOTAL WATER USE (ETWU} WORKSHEET ~ ~- 1,,,.;;,.,a,,,,-•. 1 --~5.6RANADOS_~
m
pp
HA
C.62
IE
E'!WU-(Ef())(0.62/ PFxflA +su1) '\ IE
CITY OF SOl..ANA BEACH ESTIMATED TOTAL WATER use {ETWU) WORKSHEET Ev~rationRaie(EToJ
See"A'below
: {L·neixLmc2}
tPiffltF~{PFJ
:See"B"be!ew
Hydro.toneAtea(HA}•ir~f-1
; TOTALC!flllU!'ieSboXel + stA
\ ,:r •• ,:.~,_ .. , rr-,.,.,..r--u.!'•1-'CIMS.-.,, 4?(cwtof l-~) n.,1q1im-~trJ",nanUudffl,. I ' 41 (wu:cf 13) -,-~-,.,.,'"-~"-
,,._,._,,_pro,,.,._.,,.~
54,4'12.!l
A~!i"-,t,-i,,,J(._,,.J;;,d,,<--M,-,
"'"" ..,!tr_E_J_(,Y_~-----~
MAXIM1JM APPLIED WATER APPLICATION (,\1A WA) cakulatioo: f.'Vi"'~~~(tTAf1wc.~,lffi~ ~l=•i«-;<;<emcl P~t3cf9:

LANDSCAPE PLANS

KRUGER RESIDENCE
418 S. Granados
Solana Beach, CA
DRAWING INDEX SIEET co,m,/75
L..\
L-2
TRff5
Tln.E 5ifET, l«?rt:5
rt'. TB< COH:fRVA TION FLAN
CONGEl'lUAL LANDSCN'E FLAN, LE600
PORTION LDT 4 BLOCK 4 MAP 1749
OWNER
JASON AND DANIELLE KRlJ6ER
418 5. 6RANAD05
SOLANA 6fAC.H" C.ALIFORNIA
DRAWN BY:

AHLES LANDSc;AFE ARCHITEC11JRE
P.O. BOX 1509
RANa10 SANTA FE, C.A q2Qb1
C.ONTACT, STEYJ: AHLES
PH, 85!l-156-8%B

LANDSCAPE ARCHITECT

COMPLIANCE STATEMENT
I AM FAMILIAR i'ilTH THE REQUIREMENTS FOR LANDSc;APE
AND IRRltSATION PLANS C.ONTAINED IN THE C.11Y5 AATER
EFFIC.IENT LANDSc;APE AATER REtSULATIONS. I HAVE
PREPARED THIS FLAN IN WMPLIANCE i'ilTH THOSE
REtSULATIONS AND THE LANDSc;AFE DE51tSN MANUAL. I
C.ERTIFY THAT THE PLAN IMFLEMENTS THOSE REtSULATIONS
TO PROVIDE EFFIC.IENT USE OF AA TER.
6'(, ~Pk
LANDSCN'E Al<CHITEC,T
DATE, />JJ6 2021

HYDROZONE KEY MAP
tB
3 lt'.)Tlffi)
LON f:ll<l.65 - DRIP
l'ODB<ATE 6A5N- DRII'
LAffi - DRIP- 9.1l51.!<fla
FOOL
L.ON11<5:5-aee!.ER

WATER CONSERVATION PLAN
0 20 40 FT.

NORTH SC.ALE: I" :: 20-0"
AHLES

LANDSCAPE
ARCHITECTURE INC.

P.O. Box 1503
Rancho Santa Fe, CA 92067
858.756.8963
[email protected]

LANDSCAPE
PLANS
FOR:

KRUGER

RESIDENCE
418 S. GRANADOS

SOLANA BEACH, CA
APN:

ALA PROJECT NO.: 2022
ISSUE· DATE:

INIITIAL
GIT(
GIT(
GITY
SHEET:

I'\ !CV 20
bt-\AY2I
b />JJ6 21
40GT2I
28N'fl. 22
22 '?l.ll!J
L-1 OF

PLANT SCHEDULE
~
0 0 ~
0 0
0 0
0 0
~
~
60IANIG:AL / COMMON NAME
ARSU11J51JNDEO
STRAYeERRYTREE
- sro TI<JJNK
24"60X
MAlll<E H:16!f!- 20 W :25 FT TAll
LA6ERSTROEMIA X 11.JSCARoRA' ISGAL

RED CRAPE MYRTLE
MULTI TR!JNK MA11!<E H:16!f!- 20 W :25 FT TAll
60I~!C,~ t. G:Qt1l::!Q~ ~
AGAVE X 'BLUE GLOl'I'

61.UE GLOl'I AGAVE

ALOE STRIATA

CORAL ALOE

CORDYLINE AUSTRALIS 'ATROPURPUREA'

BRONZE DRACAENA
CRASSUl.A ARGENTEA 'CR056Y'
MINIATURE JADE Pl.ANT

DIANELLA REVOLUTA 'VARIEGATED'

VARIEGATED FLAX LILY

ECHEYERIA IMSRICATA

SLUE ROSE ECHEVERIA
ROSMARINIJS OFFICINALIS 11.JSCAN SLUE'
11J5CAN SLUE ROSEMARY
SALVIA LEIJCANTI-iA 'SANTA 6AR6ARA'
MEXICAN ElU5H SAGE
5ENECIO VITALIS

61.UE CHALK FINGERS
l'IESTRINGIA FRUTICOSA 'MORNING LIGHT'

MORNING LIGHT COAST ROSEMARY

BOTANICAL I CQMMQN NAME

CAREX PRAEGRACILIS
SLENDER 5ED6E
ROSMA'1.INIJS OFFICINALIS 'PROSTRA11J5'
Df'IARF ROSEMARY
60TANICAL, / COMMON NAME

SARK MULCH

SARK MULCH
C066LE 2·4 IN.

C066LE
DECOMP05"'..P GRANITE
D.G.
~
5 GAL
I GAL
15 GAL
5 GAL
5 GAL
5 GAL
ISGAL
I GAL
5GAL
5 GAL
~
4 IN. POTS
FLAT
"91,!I
@ 3" DEPTH
5 IN. DEPTI-i
5 IN. DEPTI-i
LOY'l GROUNP COVERS BOT ANIC,AL / C,OMMQN NAME

ECHEVERIA X 'BLUE SKY'

SLUE SKY ECHEVERIA
BOTANIC.AL / COMMON NAME ~
PLATINUM PA5PAUJM SEA..."-HORE PA5PAUJM 50D
Y'iARM 5=:ASON SOD
NO EXISTING VEGETATION l'ilLL BE RETAINED ON SITE
TiiERE ARE NO SIGNIFIC.ANT TREES EXISTING ON TiiE SITE
~
12~ o.c..
12" O.G.
~
~
e~ o.c..
~
fXM"ERUSE
L£m
5 MODERATE
~
=
[q L£m
4 L£m
L£m
; L£m
5 L£m
16 L£m
55 L£m
e, L£m
10 L£m
25 Lot;
= ~
4q; MODERATE
514
GTY
l,4sq 5F
so 5F
516 SF
=
:n; L£m
=
560 5F MODERATE
(/)
Q
AJ
J>
z
J>
t:::I
D
(/)
J>
<
IT]
151/.

PORTION LDT 4
BLOCK 4
MAP 1749
np;• --~--~~'7
I
I
I
1 GREAT ROOM
FF 173.8 PAD 173,1

PROPOSED RESIDENCE
FF 171.3

BASEMENT PAD
177
·---·----Niro~-..__. __ .-·-..,_._-·-·-·-·----~· ·- · 154.33' PORTION LDT 4
u BLOCK 4
MAP 1749

LANDSCAPE PLAN
0 10 20 FT.

NORTH SCALE, I" = 10-0"
AHLES

LANDSCAPE
ARCHITECTURE INC.

P.O. Box J 503
Rancho Santa Fe. CA 92067
858.756.8963
[email protected]

LANDSCAPE
PLANS
FOR:

KRUGER

RESIDENCE
418 S. GRANADOS

SOLANA BEACH, CA
APN:

ALA PROJECT NO.: 2022
ISSUE· DATE:

INIITlill. 1q NOl/20
Gin' b MA'f 21
b N.IS 21
GIT( 40GT21
Gin' 28 APR2
SHEET:

L-2 Of

Kruger Residence – Project Findings for Approval
DRP20-015 / SDP20-021

Project Name: Kruger Residence
Project Address: 418 S. Granados, Solana Beach, CA., 92075 Date: September 6, 2022
Project Findings per SBMC 17.68.040(H) – Development Review Permits City Council Determination and Findings. The city council may approve or conditionally approve a development review permit only if all of the following findings can be made:

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

Response: The proposed development located at 418 S. Granados, Solana Beach, CA., is located within the LRc zone (Low Density Residential) and developed with a mixture of one- and two-story single-family residences which is consistent with the general plan and all applicable requirements of this title, including special regulations, overlay zones and specific plans

2. The proposed development complies with the development review criteria set forth in subsection F of this section.

Response: The proposed development located at 418 S. Granados Ave. Solana Beach, CA., complies with the development review criteria set forth in subsection F of this section and has been designed in a manner compatible with and complimentary to existing developments to the immediate vicinity of the project site and surrounding neighborhood in retrospect to scale, apparent bulk, and massing.

The building structure has been designed to minimize adverse impacts on the surrounding properties and designed in a manner which visually and functionally enhances their intended use while also complementing the existing site topography.

Landscaping has been designed in such a manner to minimize the removal of native vegetation while proposing compatible species with the surrounding area. The proposed landscaping has been designed to effectively screen parking areas, storage areas, as well as other service uses to the site. The proposed trees and other large plantings have been designed to not obstruct

significant views when installed, as well as maturity. Drought tolerant plants and water conserving irrigation systems have been incorporated as part of this development.

Grading and earth moving operations in connection with the proposed development has been planned to blend with existing terrain both on and adjacent to the site.

Response: All required approvals issued by the city have been obtained prior to or concurrently with the development review permit. Conditions for approval have been added to the plan set and will be required prior to Building Permit Issuance.

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.

Response: The proposed development located at 418 S. Granados Ave. Solana Beach, CA., does not require a permit or approval to be issued by a state or federal agency. The applicant acknowledges that city council may conditionally approve the development review permit upon the applicant obtaining the required permit or approval from other agencies.

Sincerely,
John P. Jensen

Kruger Residence – Project Timeline
DRP20-015 / SDP20-021

Project Name: Kruger Residence
Project Address: 418 S. Granados, Solana Beach, CA., 92075 Date: September 6, 2022
PROJECT TIMELINE – Design 1

1. 12.14.2020 - 1
ST initial design submission.

2. 01.14.2021 - 1
st review comments received.
a. 01.14.2021 – Based on 1st review comments, the project was conditioned to relinquish access rights to Lirio Street so that the property would no longer have 2 front yard setbacks and would only have 1 front yard setback on Granados. b. The project was also conditioned to dedicate 4 ft. back to the City of Solana beach on both Granados and Lirio.
c. Drawings were revised to reflect the relinquishment of access rights to Lirio St. and a Rear Yard Setback from Lirio St. Drawings were also revised to show the 4 ft. dedication on both Granados and Lirio St.

3. 03.15.2021 - 2
nd initial design resubmitted with 1st review responses.

4. 04.14.2021 - 2
nd review comments received.

5. 06.01.2021 - 3
rd initial design resubmitted with 2nd review responses.

6. 07.01.2021 - 3
rd review comments received.

7. 08.11.2021 - 4
th initial design resubmittal with 3rd review responses.

8. 09.20.2021 - 4
th Review comments received.

9. 09.28.2021 - Erected story poles.

10. Met with neighbors to discuss story pole heights.

PROJECT TIMELINE – Design 2

11. 11.11.2021 – Based on discussions with neighbors, plans were revised to a flat roof with parapet at upper floor and lowering the ridge height over Great Room by 3.2 feet. Met with neighbors to review revised design.

12. 12.22.2021 - Based on discussions with neighbors, plans were revised to lower floor at primary bedroom at upper level, in addition to the flat roof with parapet over primary bedroom by 1.5 feet (193.4’ – 191.9’). Met with neighbors to review revised design.

13. 01.14.2022 - Based on discussions with neighbors, plans were revised to drop the front section of the upper parapet by 8” to 191.2’ but raise the rear section of parapet by 4” to 192.2. Met with neighbors to review revised design.

14. 01.20.2022 - Based on discussions with neighbors, plans were revised to lower front section of parapet by 7” to 190.6’ and lower the rear section of parapet by 7” to 191.6’.

Met with neighbors to review revised design.
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■ . A R C H I -T E C T ■
JOHN P. JENSEN
130 S. CEDROS, #220 • SOLANA BEACH, CA 92075
OFFICE 858.756.2526 • FAX 858.756.0210 • MOBILE 619.884.5848 JOH NJENSENARCHITECT.COM

15. 02.07.2022 - Based on discussions with neighbors, plans were revised to a sloping upper roof with a rear eave height on 192.2’ and a front eave height on 189.4’. Met with neighbors to review revised design.

16. 03.04.2022 - Based on discussions with neighbors, plans were revised to break upper single sloping roof into 2 sloping roof sections. The front eave with a height of 189.4’ and the rear section with a height of 192.3’. Story poles were revised in the field to reflect these changes and reviewed by neighbors.

17. 03.24.2022 - Forest Wright and Roby Yacullo located at 450 Lirio Street applied for view assessment on initial first design.

18. 03.28.2022 - Martin Buser located at 440 Lirio Street applied for view assessment on initial first design.

19. 05.05.2022 – Plans resubmitted for 5th review with new design.

20. 06.02.2022 – 5
th review comments received

21. 06.15.2022 – Plans were revised to reflect final changes requested by neighbors & story poles were revised in the field to reflect these changes. The neighbors reviewed revised plans and story poles and stated their satisfaction with the proposed revisions.

22. 07.01.2022 – 6
th new design resubmitted with 5th review responses.

23. 07.29.2022 – Staff reviewed story poles in the field and indicated story poles are acceptable per email on 08.01.2022

24. 08.01.2022 – Staff required some revisions to the elevations showing correct story pole heights per certification heights. These revisions were completed and returned by email to staff on 08.08.2022

25. 08.30.2022 – Staff requested updated floor area calculations. The calculation revisions were completed and returned to staff by email on 08.31.2022

26. 08.31.2022 – Staff requested revisions to landscape plans based on certain tree heights blocking view corridors.

27. 09.01.2022 – Zoom meeting with city staff to discuss landscape issues

28. 09.01.2022 – Final 6 sets of plans delivered to City of Solana Beach.

29. 09.06.2022 – Based on zoom meeting discussion with city staff, substituted tree selections are offered which will not mature above the height limit for each particular location that will not obstruct specific views. These proposed species have the same water use classification as the tree it replaces.

Sincerely,
John P. Jensen
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: September 14, 2022
ORIGINATING DEPT: City Manager’s Department
SUBJECT: Report to City Council on the Clean Energy Alliance BACKGROUND:

Solana Beach was the first community to launch a Community Choice Aggregation (CCA) program in San Diego, however, it consistently expressed a desire to collaborate and work with other agencies to expand CCA in the region and partner in a larger local program. In October 2019, the Solana Beach City Council adopted Resolution 2019-136, approving the Joint Powers Agreement that created the Clean Energy Alliance Joint Powers Authority (CEA), along with the cities of Carlsbad and Del Mar. In December 2019, the Solana Beach City Council adopted Resolution 2019-156, approving an amendment to the Solana Energy Alliance Implementation Plan, which reflected Solana Beach’s intention to join CEA and transition its customers during CEA’s enrollment in May 2021.

CEA completed enrollment of all customers throughout May and June 2021, with a current participation rate of 92%. The CEA JPA Agreement establishes a minimum renewable energy content of 50% renewable sourced (and in no event lower than the renewable content of SDG&E’s base product) and a target 2% savings compared to SDG&E’s generation rate. Solana Beach has selected CEA’s Clean Impact Plus, sourced at 75% carbon free, as the default power supply for the residents and businesses of Solana Beach, as did the cities of Carlsbad and Del Mar.

Former SEA customers’ PCIA vintage is 2017, based on the establishment of SEA in June 2018. These customers will maintain their PCIA vintage which establishes the basis of the fees charged by SDG&E for energy SDG&E procured on behalf of the CCA customers which now must be liquidated at market prices. New customers enrolling in CEA, including those in the cities of Carlsbad and Del Mar, have a 2020 PCIA vintage.

This is an informational item for the City Council to receive an update on CEA Operations, Expansion, Rates and Financial Forecast.

September 14, 2022
CEA Update

Page 2 of 6 ends

DISCUSSION:

CEA Operations
CEA has just completed its first year of operations and has achieved many accomplishments, including:
• Reduced Greenhouse Gas Emissions by over 50% in its service territory • Saved customers nearly $2.0 million dollars
• Paid out Net Surplus Compensation (NSC) to over 1,500 solar customers, most more than double San Diego Gas & Electric’s NSC rate
• Serving 92.2% of eligible customers
Solana Beach, as well as the cities of Carlsbad and Del Mar, have selected 75% Carbon Free Clean Impact Plus as the default power supply for customers within their jurisdiction.

Customers have the option to opt up to 100% renewable Green Impact or to opt down to 50% renewable Clean Impact. Through July 2022, over 400 accounts have opted up to Green Impact, including Solana Beach’s municipal accounts, and 150 customers have opted down to Clean Impact.

Service Expansion
At the end of 2021, the cities of Escondido and San Marcos joined CEA, bringing the total number of member cities to five. While Escondido and San Marcos have officially joined the CEA Board, they are on track to begin receiving CEA’s cleaner power supply beginning in April 2023. The CEA Board approved the required Implementation Plan Amendment reflecting the added service territory on December 30, 2021, and have received certification by the California Public Utilities Commission (CPUC).

At its regular meeting on August 25, 2022, the CEA Board also approved the cities of Oceanside and Vista becoming members of the CEA JPA. The Implementation Plan Amendment for these member agencies is currently being prepared to be submitted to the CPUC by December 31, 2022. CEA is planning to begin serving customers in Oceanside and Vista in April 2024.

With this expansion, CEA will see its customer account increase from nearly 60,000 to over 270,000 and annual energy load served from 650 Gwh to nearly 2,500 Gwh.

CEA will become the 10th largest CCA in the state based on load as reflected in the chart below.

September 14, 2022
CEA Update

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The orange bars in the chart above reflect CEA in its various growth stages.

Rate Update
At its December 30, 2021 meeting, the CEA Board approved a rate adjustment that ensures adequate funds are generated to cover expenses while providing a 2% generation cost savings to customers for CEA’s Clean Impact power supply, compared to San Diego Gas & Electric (SDG&E). In June 2022, SDG&E reduced its generation rates, however, Solana Beach customers enrolled in CEA’s Clean Impact Plus currently realize an average 9.02% generation rate savings and 3.49% total cost savings on an average overall bill.

The chart below calculates an average monthly bill for a customer using 413 kWh for CEA’s three power supply options compared to SDG&E for Solana Beach 2017 PCIA Vintage residential customers on rate TOU DR1:

Annual Load
12,000
10,000
8,000
September 14, 2022
CEA Update

Page 4 of 6 ends

Carlsbad and Del Mar customers in the 2020 PCIA vintage had been realizing a savings until SDG&E’s rate decrease in June 2022, as reflected in the chart below:

Effective with SDG&E’s June 1 rate change, customers in the 2020 PCIA vintage are currently paying an average $1.03 per month more for Clean Impact premium compared to SDG&E as demonstrated in the chart below.

CEA Clean CEA Oean Impact CEA Green
SDG&E Impact Plus Impact
TOU DRl - Residential 31% Renewable 50% Renewable 75% carbon Free 100% Renewable Generation Rate $ 60.07 $ 44.13 $ 44.13 $ 44.13
Oean Impact Plus/Green Impact Premium $ 0.41 $ 3.10
SDG &E POA VY 2017 $ 10.11 $ 10.11 $ 10.11
Total Generation Related C.osts $ 60.87 $ 54.24 $ 54.65 $ 57.34 SDG&E Delivery Rate $ 95.37 $ 95.37 $ 95.37 $ 95.37
Total Average Monthly Bill $ 155A4 $ 149.61 $ 150.()2 $ 152.71 Average Monthly Usage: 413 kWh
$ Savings Compared to SDG&E $ (5.83) $ (5.42) $ (2.73)
Generation C.ost Savings % -9.71% -9.02% -4.55%
Total Bill C.ost Savings % -3.75% -3.49% -1.76%
CEAOean CEA Clean Impact
Rates effective 2/1/22 SDG&E Impact Plus Plus CEA Green Impact TOU DRl - Residential 31% Renewable 75% Renewable 75% Renewable 100% Renewable Generation Rate $ 62.52 $ 44.13 $ 44.13 $ 44.13
Oean Impact Plus Premium $ 0.41 $ 3.10
SDG&E PCIA VY 2020 $ 16.97 $ 16.97 $ 16.97
Total Generation Related Costs $ 62.52 $ 61.10 $ 61.51 $ 64.20 SDG&E Delivery Rate $ 95.37 $ 95.37 $ 95.37 $ 95.37
Total Average Monthly Bill $ 157.89 $ 156A7 $ 156.88 $ 159.57 Average Monthly Usage: 413 kWh
$ Savings Compared to SDG&E $ (1.42) $ (1.01) $ 1.68
Generation Cost Savings % -2.27% -1.61% 2.68%
Total Bill Cost Savings % -0.90% -0.64% 1.06%
September 14, 2022
CEA Update

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This is a temporary situation, and it is projected that SDG&E’s generation rates will increase and exit fees will decrease with the January 2023 rate change, resulting in all customers once again realizing a savings compared to SDG&E.

FY 21/22 Year End Preliminary Financial Result and FY 22/23 Budget CEA ended its first year of operations in a better position than was budgeted, with revenues exceeding projections by $3.8M and expenditures exceeding projections by $1.5M due to higher than anticipated energy sales. The net change in fund balance exceeded expectations by $4.8M
(Millions $) FY 21/22 Budget FY 21/22
Preliminary
FY 22/23 Adopted
Budget
Revenues $57.3 $61.1 $80.8
Operating Exp $61.1 $62.6 $76.7
Net Results ($3.8) ($1.5) $4.1
Other Sources $6.0 $8.5 $0.0
Change in Fund
Balance
$2.2 $7.0 $4.1
Beginning Fund
Balance
($2.7) ($2.7) $4.3
Ending Fund
Balance
($.5) $4.3 $8.4
CEA Clean CEA Clean Impact
Rates effective 6/1/22 SDG&E Impact Plus CEA Green Impact TOU DRl- Residential 31% Renewable 50% Renewable 75% carbon Free 100% Renewable Generation Rate $ 60.07 $ 44.13 $ 44.13 $ 44.13
aean Impact Plus Premium $ 0.41 $ 3.10
SDG&E PCIA VY 2020 $ 16.97 $ 16.97 $ 16.97
Total Generation Related Costs $ 60.07 $ 61.10 $ 61.51 $ 64.20 SDG&E Delivery Rate $ 95.37 $ 95.37 $ 95.37 $ 95.37
Total Average l\llonthly Bill $ 155.44 $ 156.47 $ 156.88 $ 159.57 Average Monthly Usage: 413 kWh
$ Premium Compared to SDG&E $ 1.03 $ 1.44 $ 4.13
Generation Cost Premium % 1.71% 2.40% 6.87%
Total Bill Cost Premium% 0.66% 0.93% 2.65%
September 14, 2022
CEA Update

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CEA’s FY 22/23 budget, based on current rates and projected power supply costs, indicate that sufficient revenue can be generated to cover operating costs with no additional drawdowns from the JPMorgan line of credit.

CEQA COMPLIANCE STATEMENT:

The action being considered by the City Council is exempt from the California Environmental Quality Act (CEQA) because it is not a “project” under Section 15378(b)(5) of CEQA Guidelines.

FISCAL IMPACT:

There is no fiscal impact to the City of Solana Beach.

WORK PLAN:

Environmental Sustainability – Policy Development – Implement Community Choice Aggregation in Solana Beach
OPTIONS:
 Receive CEA Update
 Do not receive the update and provide alternative direction to Staff DEPARTMENT RECOMMENDATION:

Staff recommends the City Council receive the report on CEA.

CITY MANAGER RECOMMENDATION:

Approve Department Recommendation.
_________________________
Gregory Wade, City Manager

Solana Beach City CouncilSeptember 14, 2022

Solana Beach City Council
September 14, 2022