landscape architect for conformance with the conceptual plan. In addition, the City’s third-party landscape architect will perform inspections during the construction phase of the project. A separate condition has been added to require that native or drought-tolerant and non-invasive plant materials and waterconserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.
d. Roads, Pedestrian Walkways, Parking and Storage Areas: Any development involving more than one building or structure shall provide common access roads and pedestrian walkways.
Parking and outside storage areas, where permitted, shall be screened from view to the extent feasible, by existing
topography, by the placement of buildings and structures, or by landscaping and plantings.
SBMC Section 17.52.040 and the Off-Street Parking Design Manual (OSPDM) require two (2) parking spaces for a singlefamily residence. The Applicant proposes to maintain the same location of the existing driveway on the east 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 531 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 290 cubic yards of cut, 42 cubic yards of fill, 6 cubic yards of excavations for footings, and 135 cubic yards of removal and recompaction for a total aggregate grading amount of 473 cubic yards.
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 Resolution 2022-121
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Ramsey – 427 Canyon Drive
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 one-story, singlefamily residence with a 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. 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 Applicant is 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.
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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 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 Applicant 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 October 26, 2022, and located in the project file with a submittal date of September 28, 2022.
III. Prior to requesting a framing inspection, the Applicant 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 21.50 feet above the proposed grade on the and the highest point of the structure will not exceed 241.33 feet above the Mean Sea Level (MSL) in conformance with the plans as approved Resolution 2022-121
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by the City Council on October 26, 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 Applicant shall obtain required California Coastal Commission (CCC) approval of a Coastal Development Permit, Waiver or Exemption as determined necessary by the CCC, prior to the issuance of 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 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 Applicant 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 Applicant shall provide fire hydrants of a type, number, and location satisfactory to the Solana Beach Fire Department. A letter from the water agency serving the Resolution 2022-121
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Ramsey – 427 Canyon Drive
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 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. The Applicant is 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:
a. Construction of the 10-ft wide D.G area compacted and graded at maximum 2% towards the flow line for walking and parking purposes to the satisfaction of the City Engineer. b. Construction of the concrete stairs.
c. Construction of the modular retaining walls.
d. Maintain the existing concrete swale.
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e. Landscaping graded at maximum 2% towards the flow line. f. Removal of the existing pavers, concrete steps, and
landscaping.
II. The Applicant 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. Modular retaining walls.
b. Concrete stairs.
c. Landscaping & irrigation.
d. Concrete swale.
III. 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.
IV. Construction fencing shall be located on the subject property unless the Applicant has obtained an Encroachment Permit in accordance with chapter 11.20 of the SBMC which allows otherwise.
GRADING:
I. The Applicant shall obtain a Grading Permit in accordance with Chapter 15.40 of the Solana Beach Municipal Code. Conditions prior to the issuance of a grading permit shall include, but not be limited to, the following:
a. The Applicant shall obtain a grading plan prepared by a Registered Civil Engineer and approved by the City Engineer.
On-site grading design and construction shall be in
accordance with Chapter 15.40 of the Solana Beach
Municipal Code.
b. The Applicant shall obtain a Soils Report prepared by a Registered Soils Engineer and approved by the City Engineer.
All necessary measures shall be taken and implemented to assure slope stability, erosion control and soil integrity. The grading plan shall incorporate all recommendations contained in the soils report.
c. The Applicant shall provide a Drainage Report prepared by a Registered Civil Engineer. This report shall address the design for detention basin and corresponding outflow system Resolution 2022-121
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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.
d. The Applicant shall show all retaining walls and drainage structures. Retaining walls shown on the grading plan shall conform to the San Diego Regional Standards or be designed by a licensed civil engineer. Engineering calculations for all designed walls with a surcharge and nonstandard walls shall be submitted at grading plan check. Retaining walls may not exceed the allowable height within the property line setback as determined by the City of Solana Beach Municipal Code.
Contact the Community Development department for further information.
e. The Applicant is responsible to protect the adjacent properties during construction. If any grading, construction activity, access or potential construction-related impacts are
anticipated beyond the property lines, as determined by the City Engineer, the Applicant shall obtain a letter of permission from the adjoining property owners. All required letters of permission shall be submitted to the City Engineer prior to the issuance of the grading permit.
f. The Applicant shall pay a grading plan check fee in
accordance with the current Engineering Fee Schedule at initial grading plan submittal. Inspection fees shall be paid prior to issuance of the grading permit.
g. The Applicant shall obtain and submit grading security in a form prescribed by the City Engineer.
h. The Applicant shall obtain haul permit for import / export of soil. The Applicant shall transport all excavated material to a legal disposal site.
i. The Applicant shall submit certification from the Engineer of Record and the Soils Engineer that all public or private drainage 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 asbuilt conditions on the Mylar grading plans and obtaining signatures of the Engineer of Record and the Soils Engineer certifying the as-built conditions.
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j. An Erosion Prevention and Sediment Control Plan shall be prepared by the Applicant. Best management practices shall be developed and implemented to manage storm water and
non-storm water discharges from the site at all times during excavation and grading activities. Erosion prevention shall be emphasized as the most important measure for keeping
sediment on site during excavation and grading activities.
Sediment controls shall be used as a supplement to erosion prevention for keeping sediment on site.
k. The Applicant shall show all proposed on-site private drainage facilities intended to discharge water run-off. Elements of this design shall include a hydrologic and hydraulic analysis verifying the adequacy of the facilities and identify any easements or structures required to properly convey the drainage. The construction of drainage structures shall comply with the standards set forth by the San Diego Regional Standard Drawings.
l. Post Construction Best Management Practices meeting City and RWQCB Order No. R9-2013-001 requirements shall be
implemented in the drainage design.
m. No increased cross lot drainage shall be allowed.
n. Prior to obtaining a building permit, the Applicant 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. If a demo permit is required for
removing existing structures before grading, the applicant shall obtain the demo permit separately in order to certify the grading prior to issuance of the Building Permit.
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.
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 Applicant has obtained building permits and has commenced construction prior to that date, and diligently pursued construction to completion. An extension of the application may Resolution 2022-121
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be granted by the City Council according to SBMC 17.72.110.
VII. INDEMNIFICATION AGREEMENT
The Applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including attorney’s fees, against the City or its agents, officers, or employees, relating to the issuance of this permit including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval and any environmental document or decision. The City will promptly notify the Applicant of any claim, action, or proceeding. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification.
In the event of such election, the Applicant shall pay all of the costs related thereto, including without limitation reasonable attorney’s fees and costs. In the event of a disagreement between the City and Applicant regarding litigation issues, the City shall have the authority to control the litigation and make litigation related decisions, including, but not limited to, settlement or other disposition of the matter.
However, the Applicant shall not be required to pay or perform any settlement unless such settlement is approved by the Applicant.
NOTICE TO 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 26th day of October, 2022, by the following vote:
AYES: Councilmembers –
NOES: Councilmembers –
ABSENT: Councilmembers –
ABSTAIN: Councilmembers –
______________________________
LESA HEEBNER, MAYOR
APPROVED AS TO FORM: ATTEST:
Resolution 2022-121
DRP21-020/SDP21-019
Ramsey – 427 Canyon Drive
_____________________________ _______________________________ JOHANNA N. CANLAS, City Attorney ANGELA IVEY, City Clerk EB
PROJEIIT LOCATION
PERSPECTIVE VIEW
SOLANA BEACH FIRE DEPT. NOTES 1. ACCESS ROAD MINIMUM DIMENSIONS: ARE APPARATUS ACCESS ROADS SHALL HAVE AN UNOBSTRUCTED IMPROVED WIDTH OF NOT LESS THAN 20 FEET: CURB LINE TO CURB LINE, AND AN UNOBSTRUIITED VERTICAL CLEARANCE OF NOT LESS THAN 13 FEET 6 INCHES. EXCEPTION: SINGLEFAMILY RESIDENTIAL DRIVEWAYS: SERVING NO MORE THAN lWO SINGLEFAMILY DWELLINGS, SHALL HAVE MINIMUM OF 16 FEET, CURB LINE TO CURB LINE. OF UNOBSTRUCTED IMPROVED WIDTH. ACCESS ROADS SHALL
BE DESIGNED AND MAINTNNED TO SUPPORTTHE 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 MNNTNNED FREE AND CLEAR. INCLUDING THE PARIONG OF VEHICLES, IN
ACCORDANCE WITH THE CALIFORNIA FIRE CODE AND THE SOLANA BEACH FIRE DEPARTMENT.
FUEL MODIFICATION ZONES;rJRE BREAKS: THE APPLICANT SHALL
PROVIDE AND MNNTNN FIRE/FUEL BREAKS TO THE SATISFACTION OF THE SOLANA BEACH FIRE DEPARTMENT. FIRE/FUEL BREAKS SIZE AND
COMPOSITION SHALL BE DETERMINED BY THE FIRE DEPARTMENT ANO
SHOWN ON THE IMPROVEMENT/GRADING PLANS AND FINAL MAP AND BUILDING PLANS, SHEET A100
4. ADDRESS NUMBERS: STREET NUMBERS APPROVED NUMBERS ANO/OR
ADDRESSES SHALL BE PLACED ON ALL NEW NJD EXISTING BUILDINGS AND
AT APPROPRIATE ADDITIONAL LOCATIONS AS TO BE PLNNLY VISIBLE AND
LEGIBLE FROM THE STREET OR ROADWAY FRONTING THE PROPERTY FROM EITHER DIRECTION OF APPROACH. SND NUMBERS SHALL CONTRAST WITH
THEIR BACKGROUND, AND SHALL MEET THE FOLLOWING MINIMUM
STANDARDS AS TO SIZE: 4· HIGH \'~TH A 1/i INCH STROKE WIDTH FOR RESIDENTIAL BUILDINGS, B· HIGH WITH A '/2" STROKE FOR COMMERCIAL AND MULTI-FAMIL YRESIDENTIAL 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 ENTRNlCES TO COMMERCIAL CENTERS.
5. AUTOMATIC FIRE SPRINKLER SYSTEM-ONE AND lWO FAMILY
DWELLINGS: STRUCTIURES SHALL BE PROTEIITED BY AN AUTOMATIC FIRE
SPRINKLER SYSTEM DESIGNED AND INSTALLED TO THE SATISFACTION OF THE FIRE DEPARTMENT. PLANS FOR THE AUTOMATIC FIRE SPRINKLER
RAMSEY RESIDENCE ADDITION
427 CANYON DRIVE SOLANA BEACH, CA 92075
APN: 263-095-03-00
SOLANA BEACH FIRE DEPT. NOTES, CONT. 5. ,,, SYSTEM SHALL BE APPROVED BY THE FIRE DEPARTMENT PRIOR TO INSTALLATION. PER lliE SOLANA BEACH MUNICIPAL CODE TITLE 15 BUILDING AND CONSTRUCTION CHAPTIER 15.32 ARE CODE SECTION
15.32.230 SECTION 903.2.01. SPRINKLERS WILL BE REQUIRED DUE TO lliE ADDITIONS BEING OVER SO,-, OF lliE EXISTING STRUCTIURE ANO lliE SIGNIFICANT MODIFICATIONS TO lliE INTERIOR OF lliE DWELLING.
6. FIRE RESISTIVE CONSTRUCTION REQUIREMENTS FOR WILDLAND/IJRBAN INTERFACE AREAS: STRUIITURES SHALL MEET ALL WILDLAND/URBAN INTERFACE STANDARDS TO THE SATISFACTION OF THE FIRE DEPARTMENT.
STRUCTURES SHALL COMPLY WITH THE CURRENT CALIFORNIA BUILDING CODE CHAPTER 7 A.
7. CLASS "A" ROOF: ALL STRUCTURES SHALL BE PROVIDED WITH A CLASS "A" ROOF COVERING TO THE SATISFACTION OF THE SOLANA BEACH FIRE DEPARTMENT.
GENERAL NOTES
1. THE FOLLOWING GENERAL NOTES APPLYTO ALL DRAWINGS UNLESS OTHERWISE NOTED OR SPEaFIED.
2. ALL WORK SHALL BE DONE IN ACCORDANCE WITH ALL CURRENT FEDERAL,
STATE, COUNTY, AND CITY ORDINANCES HAVING JURISDICTION, AND IN
ACCORDANCE WITH THE DRAWINGS AND SPECIFICATIONS ISSUED
HEREWITH. THE CONTRACTOR SHALL OBTAfN AND COORDINATE AND THE OWNER SHALL PAY FOR ALL REQUIRED PERMITS.
3. WORK SHALL BE PERFORMED IN AN ORDERLY AND CAREFUL MANNER WITH DUE CONSIDERATION FOR THE SAFETY AND PROTECTION OF All
PERSONNEL, EXISTING SURFACES, MATERIALS, AND EQUIPMENT.
PROTECTIVE DEVICES SHALL BE INST AL LED AND MNNT NNED AS NECESSARY, ANO AS REQUIRED BY THE OWNER OR AUTHORITIES.
4. THE CONTRACTOR SHALL REVIEW DOCUMENTS, FIELD VERIFY DIMENSIONS
AND FIELD CONDITIONS AND CONFIRM THAT WORK IS BUILDABLE AS SHOWN. THE CONTRACTOR SHALL REPORT ANY CONFLICTS OR
DISCREPANCIES IN WRITING TO THE ARCHITECT FOR CLARIFICATION PRIOR TO PERFORMING Pm WORK IN QUESTION
5. UNLESS OTHERWISE SHOWN OR NOTED, All TYPICAL DETNLS SHALL BE USED WHERE APPLICABLE.
6. SAFETY MEASURES: AT ALL TIMES, THE CONTRACTOR SHALL BE SOLELY
AND COMPLETELY RESPONSIBLE FOR THE CONDITIONS OF THE JOB SITE, INCLUDING THE SAFETY OF PERSONS AND PROPERTY, AND FOR All
NECESSARY INDEPENDENT ARCHITECTURAL OR ENGINEERING REVIEWS OF THESE CONDITIONS. THE ARCHITECrs, ENGINEER'S, OR OWNER'S JOB SITE
REVIEW IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF THE CONTRACTOR'S SAFETY MEASURES.
7. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS SHALL TAKE
PRECEDENCE, AND LARGE SCALE DETNLS SHALL TAKE PRECEDENCE OVER
SMALLER DETAILS
8. SHOULD THE CONTRACTOR ENCOUNTER THE PRESENCE, OR POSSIBLE
PRESENCE, OF POTENTIALLY HAZARDOUS MATERIALS, THE CONTRAIITOR SHALL NOTIFY THE CLIENT FOR INSTRUCTIONS PRIOR TO COtffiNUING WORK
9. NO PRODUCTS CONTNNING ASBESTOS SHALL BE USED ON THIS PROJECT
THE GENERAL CONTRACTOR SHALL NOTIFY THE ARCHITECT OF ANY ASBESTOS FOUND IN ANY ITEM CALLED FOR IN THE DRAV~NGS AND SPECIFICATIONS.
10. GENERALLY, ALL DIMENSIONS ON FLOOR PLANS ARE TO FACE OF FINISH, UNLESS OTHERWISE NOTED.
11. ALL CONDUITS AND PIPING SHALL BE CONCEALED
12. SUBSTITUTONS Will NOT BE ALLOWED WITHOUT THE PRIOR ACCEPTANCE OF THE ARCHITECT. ALL REQUESTS FOR SUBSffiUTIONS, REVISIONS, OR
CHANGES SHALL BE SUBMITTED TO THE ARCHITECT PRIOR TO PURCHASE,
FABRICATION OR INSTALLATION
13. THE CONTRACTOR SHALL MNNTAIN THE JOBSITE IN A CLEAN CONDITION AT All TIMES AND SHALL NOT LEAVE CONSTRUCTION DEBRIS ON THE PROPERTY.
14. THE CONTRACTOR SHALL NOTIFY THE OWNER IN ADVNJCE OF
INTERRUPTING UTILITIES SUCH AS WATER, POWER OR HEATING, AND MUST
SCHEDULE SUCH WORK WITH THE OWNER
15. THE CONTRACTOR SHALL REPLACE ANY EXISTING LANDSCAPING OR
SITEWORK THAT IS DAMAGED DURING CONSTRUCTION
16. THE CONTRACTOR SHALL PROVIDE HIS OWN RESTROOM FACILITIES. THE CONTRACTOR IS ALLOWED TO USE OWNER'S ELECTRICITY. THE
CONTRACTOR IS NOT TO USE THE OWNER'S TELEPHONE.
17. CONTRACTOR WORK HOURS SHALL BE FROM 7:00 AM TO 7:00 PM MONDAY THROUGH FRIDAY AND 8:00 M1 TO 8:00 PM SATURDAY, SUNDAY
AND HOLIDAYS
18 THE CONTRACTOR SHALL BE INSURED AND HAVE WORKMAN'S
COMPENSATION.
19. THE CONTRACTOR SHALL ACQUIRE AND REVIEW THE TENANT HANDBOOK ANO ANY OTHER wmLORD DOCUMENTS AS APPLICABLE.
DESIGN DEVELOPMENT
PROJECT TEAM
OWNER
ARCHITECT
SURVEY & CML
SOILS
STRUCTURAL
LANDSCAPE ARCHITECT
DYLAN RAMSEY AND TARA JOBIN
427 CANYON DRIVE
SOWJA BEACH, CA 92075
CONTAIIT: DYLAfi RAMSEY
PHONE: 760.27 4.4244
EMNL: [email protected]
Tl ARCHITECTURE, INC.
646 VALLEY AVENUE, SUITE A
SOLANA BEACH. CA 92075
CONTACT: ANDREW E. CROCKER, NA
PHONE: 858.345.1295
ANOY@T7 ARCHITECTURE.COM
PASCO LARET SUITER & ASSOCIATES
535 N HIGHWAY 101, STE A
SOLANA BEACH, CA 92075
CONTACT: RYAN McGRATH, P.E.
PHONE: 858.259.8212
EMNL: [email protected]
COAST GEOTECH, INC
CONSULTING ENGINEERS ANO GEOLOGISTS
P.O. BOX 230163
ENCINITAS, CA 92023
CONTACT: SM1ANTHA ROSS
PHONE: 858.755.8622
EMNL: [email protected]
ALBERT OEBARADINIS
CONTACT: ALBERT DEBARADINIS
EMNL: ALDEBERARDINIS@GMAILCOM
LINEAR LANDSCAPE ARCHITECTURE
CONTACT: JOEDODD
PHONE: 812.350.2997
EMNL: [email protected]
GENERAL CONTRACTOR THE TORREY GROUP
CONTACT: JOHN PRINCIPI
PHONE: 619.602.7475
EMNL: [email protected]
DEFERRED SUBMITTAL
ARE SPRINKLERS
GOVERNING CODES
2019 CALIFORNIA BUILDING CODE (CBC)
2019 CALIFORNIA GREEN BUILDING STANDARDS CODE
2019 CALIFORNIA ELEIITRICAL CODE (CEC)
2019 CALIFORNIA MECHANICAL CODE (CMC)
2019 CALIFORNIA PLUMBING CODE (CPC)
2019 CALIFORNIA FIRE CODE (CFCO)
2019 CALIFORNIA BUILDING ENERGY EFFICIENCY STANDARDS CODE
THE CITY OF SOLANA BEACH MUNICIPAL CODE
COMPLIANCE WITH THE DOCUMENTATION REQUIREMENTS OF THE 2019 ENERGY EFFICIENCY STANDARDS IS NECESSARY FOR THIS PROJECT. REGISTERED, SIGNED, ANO DATED COPIES OF THE APPROPRIATE CF1R, CFR2, AND CF3R FORMS SHALL BE MADE AVNLABLE AT NECESSARY INTERVALS FOR BUILDING INSPECTOR REVIEW.
FINAL COMPLETED FORMS WILL BE AVNLABLE FOR BUILDING OWNER
SUBMITTAL AND SHOP DRAWINGS THE GENERAL CONTRACTOR SHALL PROVIDE SUBMITTALS AND SHOP DRAWINGS FOR THE FOLLOWING ITEMS: MILLWORK, LIGHTING, ROOFING
DRAWING INDEX
GODO TITLE SHEET
GOOS.1 STORY POLE PLAN
G005.2 STORY POLE PLAN
G006 FAR PLAN
G007 FENCE ELEVATIONS
T1 TOPOGRAPHIC SURVEY
Cl PRELIMINARY GRADING PLAN
A100 PROPOSED SITE PLAN
A101 EXISTING & DEMO FIRST FLOOR PLAN
A102 PROPOSED LOWER LEVEL FLOOR PLAN
A103 PROPOSED FIRST FLOOR PLAN
A104 PROPOSED SECOND FLOOR PLAN
A105 PROPOSED ROOF PLAN
A300 ELEVATIONS
A301 ELEVATIONS
A302 ELEVATIONS
A303 ELEVATIONS
A400 SECTIONS
A401 SECTION
L-1 LANDSCAPE CONSTRUCTION PLANS
L-2 IRRIGATION PLAfl
L-3 HYDROZONE MAP & WATER CALCULATION
L-4 IRRIGATION DETNLS
L-5 IRRIGATION DETNLS
L-6 PLANTING PLAN
L-7 PLANTING DETNLS & NOTES
LANDSCAPE TABLE
EX. SF
NON-LANDSCAPED AREA 4,387
NON-IRRIGATED WlOSCAPE 0
IRRIGATED LANDSCAPE 4,602
WATER FEATURES 0
DECORATNE HARDSCAPE 0
TOTAL LOT AREA 8,989
IRRIGATED LANDSCAPE
WATER FEATURES
DECORATNE HARDSCAPE
AGGREGATE LANDSCAPE AREA
MAWA: 24,033.34 GAL. PER YEAR
QUANTITY OF GRADING
w C.Y. · SITE GRADING
X C.Y. · EXCAVATION FOR THE FOOTINGS
OF NEW CONSTRUCTION
y C.Y. · REMOVAL AND RE-COMPACTION
FOR CONSTRUCTION
z C.Y. - TOTAL GRADING C/1 + X + Y)
PROPOSED SF
5,222
1,263
1,297
422
785
8,989
AREA OF
l'/ORK(SF)
1,297
422
3,709
4,164
332 CY.
6 C.Y.
135 C.Y.
473 CY.
SCOPE OF WORK THE PROJECT PROPOSES AN ADDITION OF 417 SF ON THE FIRST FLOOR, AN ADDITION OF A 685 SF SECOND FLOOR FOR A PRIMARY SUITE, 532 SF AT THE LOWER LEVEL WITH A 97 SF NEW STNR. THE PROJECT ALSO PROPOSES A NEW POOL UNDER A SEPARATE PERMIT.
SITE DATA APN: 263-095-03-00
LEGAL OESCRIPTION: BLKF'LOTW
LOT AREA: 8,989 SF I .21 ACRES
ZONE: LMRd
OCCUPANCY GROUP: R-3
CONSTRUCTION 1'/PE: V-A
OVERLAY ZONE: COASTAL ZONE
SCALED RESIDENTIAL OVERLAY ZONE
MAX FAR: (6,000 X 0.5) + (2,989.44 XO 175)
3,000 + 523.2 3,523.2 MAX ALLOWABLE
3,523.2-1,707 SF 1,816.2 SF ALLOWABLE
3,523.2 - 3,488 SF 35.2 SF REMNNING
PARKING REQUIRED: 2 OFF-STREET
PARKING PROVIDED: 2 OFF-STREET (GARAGE)
HEIGHT: 13'-0" · EXISTING HIGHEST RIDGE
21'-6" · PROPOSED
25'-0" MAX· ALLOWABLE
SEE GOOS STORY POLE SHEET
FIRE SPRINKLERS: REQUIRED
YEAR BUILT: 1959
DRAWING ISSUANCE CITY OF SOLANA BEACH PLANNING REVIEW SUBMITTAL 10-18-2021
CITY OF SOLANA BEACH PLANNING REVIEW RESUBMITTAL
CITY OF SOLANA BEACH PLANNING REVIEW RESUBMITTAL 2
CITY OF SOWJA BEACH PLANNING REVIEW RESUBMITTAL 3
CITY OF SOLANA BEACH PLANNING REVIEW RESUBMITT Al 4
CITY OF SOLANA BEACH VAC SUBMITTAL
CITY OF SOLANA BEACH CITY COUNCIL SUBMITTAL
12-23-2021
03-07-2022
04-22-2022
05-17-2022
07-14-2022
09-14-2022
PROJEIIT:
RAMSEY RESIDENCE ADDITION
427 CANYON DRIVE
SOLANA BEACH, CA 92075
ARCHITEIIT:
"'Architecture
ANDREW E. CROCKER, NA
646 VALLEY AVENUE. SUITE A
SOLANA BEACH, CA 92075
T: 858.345.1295
CONSULTANT:
NO: REVISION: DATE:
1liES€ DAA¥11NGS, SPEOACATIONS N«l Tl£ CONCEPlS EMBOOIES IN 1HEM AA£ Tl£ DRlGNAI. 1JH!'\JSUSHED-OF1l£NICH!1ECT, N«l MAYNOTBEUSSJ, D<Sa.OS8J, DR IMUCATED WITHOUT1l£ Villl1TEH CONSOOW1£1l£1111iE PflO.ECTFDR lllllCHlHEYWERfMAOE~ E>mlTED DR NOT, UNl£SS 01H8!WISE A&A£E!J BYCOH111ACT.
STAMP:
NOT FOR CONSTRUCTION
PROJEIITNAME: RM1SEY RESIDENCE ADDITION
JOB NO: 2016
DRAWN BY: FR
CHECKED BY: AC
ISSUE DATE: 09/28122
DRAWING FILE: RAMSEY RESIDENCE· 2022-09-28
PHASE:
DESIGN DEVELOPMENT
SHEET
llTLE:
TITLE SHEET
SHEET
NO:
GOOD
9/28/2022 3:57:27 PM
-- -- - - - , .. :: .. '.l: ·.:·-.. ·. ·.-;"' .. '.I ·: <" : ·:. •·:: ;-, . ·~. ;" ··: --~ ~--- : ... , .. : : , .. ), SP #43 223.96 SP #44 223.96 SP #33 227.11 ":: ·. -~·-,: :-:\ ':·\.<.-·.:.>.:'.··.'· : SP #24 ¼'EST 239.13 SP#24EAST239.13 -~ ; I ;. ; . . .11;-- SP#34 227.11
1 ·1 ... .'• ... : .. J- ;I
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-
- 25%EX!STING 25%EXISTING
-- - I,
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EXISTING ROOFS I TO REMAIN
I SP#30 228.02/MlD. 227.11 /Lv\o'R. 223.82
I
I SP #45 223.82 ~- I c
I h
I ' h SP #53 237.02
~~ PROPOSED ROOF OVER ENTRY I SP #12 241.82 / Lv\'R 237.11 I Cl I I SP#6237.11 ' . • .. ~. ! ·.- . , \·,,• .. ·:- I I I I· I
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LOWER LEVEL DECK1 SP #11 242.85
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~✓ SP #9 242.85 / L'NR 237, 11
I I . I ·. I : I .. SP #25 228.27 ~ .. ·•·: ..
I SP#7 237.11 / LWR 228.27 PROPOSED
I SECOND LEVEL b __ SP#6237.11 /LWR234.86 & NEW ROOF
-- -I - _jJj - ---± - 1 STORY POLE PLAN 1/4" -1'-0'
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SP #14 242.85
SP#SO 234.43
SP#3 234.86
SP #16 242.85 / LVVR 235.63
SP#18242.85
SP #19 244.03
SP #20 242.85
...... SP #22 242.85 / LWR 235.63
SP#4 234.86
EB
PROJECT:
RAMSEY RESIDENCE ADDITION
427 CANYON DRIVE
SOLANA BEACH, CA 92075
ARCHIT'ECT:
fl Architecture
ANDREW E. CROCKER, />JA
646 VALLEY AVENUE, SUITE A
SOLANA BEACH, CA 92075
T: 858.345.1295
CONSULTANT:
NO: REVISION: DATE:
lliESEDRAYl1NGS,Sl'EClflCA110NSNflTHECONCErnEMBODIESIHTHEMNE THE ONIWL IIHPIJBUSHED WORK OF THE NICHltCT, Nfl IAAY MITBE USBl, OISCI.DSBJ, llllOUPUCA1BlWl11iOUTTHEWIVT1B<COHSOOY11iE1H61THE Pl!O.ECTFDIIWitCHTHEYVEREMMJEISIJ<ECl/llDDIINOT,l!HlfSS D1liSl'MSE AG!l!IIJ BY CDIIIRACT.
STAMP:
NOT FDR CONSTRUCTION
PROJECT NAME: RAMSEY RESIDENCE ADDITION
JOB NO: 2016
DRAWN BY: FR
CHECKED BY: AC
ISSUE DATE: 09/02/22
DRAWING FILE: RAMSEY RESIDENCE· 2022-07-14
PHASE:
DESIGN DEVELOPMENT
SHEET STORY POLE PLAN lTfLE:
SHEET
NO:
G005.1 9/2/2022 2:39:17 PM
SP #12 241.82/ LWR 237.11
@PRIMARY SUITE
SP#30 228.02/MID.227.11 /LWR, 223.82
SP#11 242.85
@PRIMARY SUITE
SP #28 228.02 / LWR. 223.82
SP #29 228.02
SP #9 242.85 / LvVR 237.11
SP #25 228.27
SP #7237.11 / l~ 228.27
SP#6237.11 /LWR234.86
SP #10 244.83
SP #23 244.83
SP #22 242.85 / LWR 235.63
SP #4 234.86
SP #42 223.96
SP #43 223.96.
1 STORY POLE 30 - PROPOSED
2 STORY POLE 30 - EXISTING
SP#36227.11
SP #24 WEST 239.13
SP #24 EAST 239. 13
SP#2237.02
SP#1237.02
SP #15 241.82
SP #14 242.85
SP #16 242.85 / LINR 235.63
SP #3 234.86
SP #18 242.85
SP #19 244.03
SP #20 242.85
PROJECT:
RAMSEY RESIDENCE ADDITION
427 CANYON DRIVE
SOLANA BEACH, CA 92075
ARCHITECT:
"'Architecture
NO: REVISlON:
ANDREW E. CROCKER, />JA
646 VALLEY AVENUE, SUITE A
SOLANA BEACH, CA 92075
T: 858.345.1295
CONSULTANT:
DATE:
11iESEDAAWHGS,Sl'fClflCA110NSNIJTHEC0!«:8'1S EMBOIXESINTHEMM'i. Tl-£ OAIGH.lt. IJNP1J9USH8) WORK OFM ARCITTECT, HID MAY NOT SE USED, DISClOS8l, 011 DUPUCATED WllliOIITTHE WRmEH COHSOOYIHETHE!I THE PRO.ECT FOR Wai THEY W:~ MADE IS EXECUTED OR NOT, UNLESS OiHER\IASE AGRe'DBYCOIIIBACT,
STAMP:
CONSTRUCTION
PROJECT NAME: RAMSEY RESIDENCE ADDITION
JOB NO: 2016
DRAWN BY: FR
CHECKEOBY: AC
ISSUE DATE: 09/02122
DRAWING ALE: RAMSEY RESIDENCE - 2022-07-14
PHASE:
DESIGN DEVELOPMENT
SHEET STORY POLE PLAN TITLE:
SHEET
NO:
G005.2 9/2/2022 2:43:24 PM
W1026-51/4° W!l22-53/4
!223'-59/32''
! ~ (!I
-~1
223'-49/32~ 1
14-71/2
ADDlTIOt; ADDITION
1 PROPOSED FIRST FLOOR FAR PLAN 2 PROPOSED SECOND FLOOR FAR PLAN 1/8" = 1'-0" 1/8" 1'-0" 3 PROPOSED LOWER LEVEL FLOOR PLAN 1/8" 1'-0'
AREA PLAN GENERAL NOTES 1. All DIMENSIONS ARE MEASURED FROM THE EXTERIOR WALL SURFACES
2. EXTERIOR AREA THAT IS SURROUNDED BYTHREE OR MORE WALLS AND
COVERED SHALL COUNT TOW ARDS FLOOR AREA
PROJECT AREA CALCULATIONS
WALL CALCULATION
LEVEL 1 · TOTAL EXISTING WALLS: 229'-2 ,.,..
REMAJNG WALLS: WALL 1: 24'·1 'n WA!.l2: 19'-1 1
1 4
WALL 3: 8'-10 in
WALL 7: 0'-0"
WALL 8: 33'-0'
WAll9: 7•.11 1
n
WALL 10: 26'-5 '" WALL 11: 22•.5114
TOTAL WALLS TO REMAIN: 142'-0 vr
OEMOWALLS:
WAl.l4:
WALLS:
\'/All 6:
WAll6.5:
WAl.l8.5
WALL 12:
16'·8 114
13'-10"'
1•.91n
28'-8 Y4
23'-2'
2'-11"
TOTAL DEMO: 87'-2 1w
TOTAL% TO REMAIN: (142'-0 "'1/(229'-2 II<)= 62'1,
TOTAL 'I, DEMO: (87'-2 "'11(229'-2 "'' )=38%
HATCH LEGEND
PROPOSED ADDITION SF
EXISTING AREA
KXXXX>I GARAGE EXCEMPTION AREA- 400 SF
f,f,[?'/J PROPOSED CLEARSTORY ( + 15' CEILING)
[\\\\\j CRAWLSPACEUNDERDECK
f:~;.~_,.,;)'.•.j PROPOSED PARAPET ROOF
PROJEITT:
RAMSEY RESIDENCE ADDITION
427 CANYON DRIVE
SOLANA BEACH, CA 92075
ARCHITl:Cf:
fl Architecture
ANDREW E. CROCKER, AJA
646 VAi.LEY AVENUE, SUITE A
SOLANA BEACH, CA 92075
T: 858.345.1295
CONSULTANT:
ND: REVISION: DATE:
THESE DRAYt1HGS, SPECIACATIOHS NlJ 1HE CONCEP1S EMBOOIES IN lHEM ME. ll£ OIVSNN. UNPUBUSHED WORK OF 1HE MCHlECT, N«J MAY NOT BE USED, OISClDSSl, 011 OUPUCAlBl WITHOUTTHEWMTEH CONSOOWHE!HEII THE PROJECTFOll 'MICHTHEY'IIEREIMDE ~ !la'CU1lll DR HOT, llM.fSS DTH8\'MSE l<lllEfllBYCONTIIACT.
STAMP:
NOT FOR CONSTRUCTION
PROJEc:r NAME: RAMSEY RESIDENCE ADDITION
JOB NO: 2016
DRAWN BY: FR
CHECKED BY: AC
ISSUE DATE: 09/02/22
DRAWING FILE: RAMSEY RESIDENCE - 2022-09-02
PHASE:
DESIGN DEVELOPMENT
SHEET
TITLE: FAR PLAN
SHEET
NO:
G006
9/2/2022 2:38:23 PM
1 FENCE.EAST
3/16" = 1'-0"
I
~------------
___ ! _________ _ _ ,_ --- --- - - - - - - I
I
- - --II
l. ----r
2 FENCE.SOUTH
3116' 1'-0"
"'
~
Ill
"'
3 FENCE.WEST
3116" 1'-0'
4 FENCE.NORTH
3/16" = 1'-0"
EXISTING GRADE PROPOSED GRADE
,w"im-rfrr'rrrTiTn --- --
TI
~r
~j fTTIITTJITTlTilTTTTn-Tn-nlJ,,._w
Cl fili 1
0 ,~ ~ fl ~I O
II !l:' n f
PROPOSED GRADE EXISTING GRADE
---- ---------
,~
I
I § Level 2 (N)TOP
@; PLATE 6'\ ------- -r 228' - 2 9/3-J:"J
EXISTING GRADE PROPOSED GRADE I ____ _L _Level1-@FF 6'\ ----- I 223• _ s 9/3-J:"J - L~~ii! : 1, ~~; ~
- - -~-- - __ ':._ --U'-'-'f~~-'-'-f-~t1
----'1<-----,...-------r-.-----------------1h
I~ :::,
1i?:
I~
lg;
-~ Level O(E) 6'\
--- 222'-47/16"'J'
EXISTING FENCES TO REMftJN
-----!------- _L~~ii!:\~§;'; ~ I
_________________ -_________ -==-__ ± __ -==-____ Le_yel -1 (NifR-~~ ~ 7 Level -2 - (N)FF ~ 214'-6"
PROJECT:
RAMSEY RESIDENCE ADDITION
427 CANYON DRIVE
SOLANA BEACH, CA 92075
ARCHITECT:
fl Architecture
ANDREW E. CROCKER, ftJA
646 VALLEY AVENUE, SUITEA
SOLANA BEACH, CA 92075
T: 858.345.1295
CONSULTANT:
NO: REVISION: DATE:
lliESEIJAAlW¥lS, Sl'EClflCATIONS NO 1liE CONC8'1> EMBODIES 1111\iEM AA£ Tl£ OfllGHH.. llNPIJ5USHEO WORK OFTJ-IE .w:KlECT, Nil MAY NOT BE USS), IXSa.OS8l, Ill\ DIJl'IJCAlBl 1>11liOUT1liE ""111E1 COHSOOWHETH811liE PRO.EC'f Fill\ WCH lliEYWERE MME IS E)fCtflEIJ Ill\ HOT, UNlESS OTHE!lv.lSE NiREBl BY CONTAACT.
STAMP:
PROJECT NAME:
JOB NO:
DRAWN BY:
CHECKED BY:
ISSUE DATE:
DRAWING RLE:
PHASE:
SHEET
TmLE:
SHEET
NO:
NOT FOR CONSTRUCTION
RAMSEY RESIDENCE ADDmON
2016
FR
AC
09/27/22
RAMSEY RESIDENCE - 2022-09-27
DESIGN DEVELOPMENT
FENCE ELEVATIONS
G007
9/27/202210:34112 AM
REFERENCES
R1 - MAP 2706
R2 - ROS 19573
LEGEND
•
( I
------
- ----
-------- -
-- OE - -
- x--x -
---- - ----
fi'il
lfil
~
!1
oV
6 FOUND MONUMENT AS
INDICATED
RECORD BOUNDARY DATA
AS INDICATED
PROPERTY LINE
RIGHT-OF-WAY LINE
CENTERLINE
ADJOINING PROPERTY LINE
TIE LINE / REFERENCE LINE
POWER - OVERHEAD
FENCE
WALL
BUILDING OUTLINE
BUILDING OVERHANG
INDEX CONTOUR LINE
INTERMEDIATE CONTOUR
LINE
METER - WATER
METER - ELECTRIC
METER-GAS
UTlLITY POLE
VALVE - UNKNOWN
MAILBOX
VEGETATION
ABBREVIATED LEGAL DESCRIPTION
LOT 15, IN BLOCK F OF MARVlEW HEIGHTS UNIT NO
3, IN THE CITY OF SOLANA BEACH, COUNTY OF SAN
DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP
THEREOF NO. 2706, FILED IN THE OFFICE OF THE
COUNTY RECORDER OF SAN DIEGO COUNTY,
SEPTEMBER 27, 1950.
VICINITY MAP
PASCO LARET SUITER ~ P-ISSOCi/'IUS San Diego I Solana Beach I Orange County Phone 858.259.82121 www.plsaengineering.com
TOPOGRAPHIC SURVEY MAP
1 I
I
r
I !, 1 r 1 STORYl9UILDING
I I I EL;:;222.12
1 \ I +
LOT /s MAP 2706 ~I
I / ~: I WJ
WI I ~I
I "'1
1 I
I
I
$ I
427 CANYON DRIVE
}i1
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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 JANUARY 4, 2021 .
~ Id 01/27/2021 GARY D. MELLOM, PLS 8537 DATE
PROJECT INFORMATION
CLIENT: DYLAN RAMSEY
ADDRESS: 427 CANYON DRIVE, SOLANA BEACH
APN: 263--095-03
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 COMPILED FROM RECORDED OR FILED DATA, AND
ARE TO BE USED FOR PLANNING PURPOSES ONLY. FULL
PROCEDURE OF SURVEY NOT SHOWN HEREON.
2. THE BASIS OF BEARINGS FOR THIS SURVEY IS THE CALIFORNIA COORDINATE SYSTEM, NAC 83 {CCS83) EPOCH 1991.35, ZONE 6, AS
DETERMINED LOCALLY BY A LINE BETWEEN FIRST ORDER
CONTROL STATIONS ·soLS-1· AND "EN~- BEING A GRID BEARING OF N 20•38151" WAS DERIVED FROM GEODETIC VALUES SHOWN ON RECORD OF SURVEY 18971 , CITY OF SOLANA BEACH SURVEY
CONTROL, FILED ON SEPTEMBER 16, 2005, AS FILE NUMBER
2005-0802850 IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY.
3. ELEVATtoNS SHOWN HEREON ARE BASED ON A 3.5" DISK STAMPED "J 1415, 1987" IN A HEADWALL 0.2 MILES NORTH OF SOLANA VISTA DRIVE ON THE EAST SIDE OF NORTHBOUND HIGHWAY 101 , 3 FEET OFF SHOULDER KNOWN AS "ENC-4Y POINT NO. 201 2 OF ROS 18971 .
EL• 34.670' (NAVO 88)
4. THE LOCATIONS OF UNDERGROUND UTILITY LINES AND/OR
STRUCTURES AS SHOWN HEREON ARE BASED ON OBSERVED
ABOVE GROUND EVIDENCE AND RECORD INFORMATION PROVIDED
TO THE SURVEYOR. NO EXCAVATIONS WERE MADE DURING THE
COURSE OF THIS SURVEY TO LOCATE UNDERGROUND UTILITIES.
LOCATIONS OF UNDERGROUND UTILITIES MAY VARY FROM
LOCATIONS SHOWN HEREON. ADDITIONAL UNDERGROUND
UTILITIES MAY EXIST.
5. NO TITLE COMMITMENT PROVIDED ATTH ETIME OF THIS SURVEY.
EASEMENTS OF RECORD MAY EXIST.
6. AERIAL MAPPING FLOWN DECEMBER 4, 2020, PROVIDED BY PLSA ENGINEERING.
7. ACCURACIES OF± 0.3' CAN BE EXPECTED AS IT RELATES TO THE
TOPOGRAPHICAL INFORMATION GENERATED FROM THE DIGITAL
TERRAJN MODELING {DTM) INFORMATION.
SCALE: 1" = 10 '
,
0 10 20 30
GENERAL NOTES
APPROVAL OF THIS GP-AD!NG Pl.AN DOES NOT CONSTlTUTE APPROVAL OF Vf:R11CAL OR HORIZONTAL AUGNMENT OF ANY PR/VA 1E ROAD SHOWN HEREIN FOR PUB UC ROAD PURPOSES. 2. FINAL APPROVAL OF TH£5f GRADING PLANS IS SUB.£CT TO FINAL APPROVAL OF THE ASSOCIA1ED IMPROVEMENT PLANS l½H£R£ APPLJCABLE. FINAL CURB GRADE ELEVATIONS MAY REQUIRE CHANG£$ IN THESE PLANS. J. IMPORT MATERIALS SHALL 8£ LEGALLY OBTAIN[[). 4. A SEPARATE' PERMIT FROM THE CITY ENGINEER IHLL 8£ REOUIRED FOR ANY WORK IN 1HE PUBLIC RIGHT-OF-WAY.
ALL SLOPES OVER 1HREE (3) FEET Ill HEIGHT SHALL BE LANDSCAPED AND fRRIGA 7ED. 6. THE CONTRACTOR SHALL Vf:RIFY TH£ EXISID,/CE AND LOCA 110N OF ALL UTlU11£S BEFORE COMMENCING WORK. NOTICE OF PROPOS£D WORK SHALL 8£ GIVEN TO 1HE FOlLOYtfNG AGENCIES:
UNDERGROUND S.A (800)-227-2600
7. A SOILS REPORT SHALL BE PROVIDED AS R£0UIR£D BY TH£ 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 8£ PERFORMED UN11L
THE PROPtRTY OKNE'R'S PERMISSION HAS BEEN OBTAINED AND A VALID GRADING PERMIT HAS Bt.CN ISSUED,
9. THE CITY ENGINEER'S APPROVAL Of THESE PLANS D0£S NOT CONSnWTE THE BUILDING OFFICIAL'$ APPROVAL OF ANY FOUND A non FDR S1RUC1VRES TO BE PLACED ON THE AREA COVERED BY THESE PLANS. NO WAIVER OF THE GRADING ORDINANCE REQUIREMENTS CONCERNING MINIMUM COVE:R OVER EXPANSIVE SOILS IS MADE DR IMPLJED 10, ALL OPERAnONs CONDUCTED ON THE PREMISES. INCLUDING THE WARMING UP, R£PAJR, ARRIVAL. DEPARTURE OR RUNNING OF TRUCKS, EARTHM0\1NG EOUIPMENT. CONSTRUCnON EQUIPMENT AND ANY OTHER ASSOOA 7E"D GRADING EQUIPMENT SHALL BE UM/TED TO THE PERIOD 8£raITN 7: 00 a.m. AND 6: 00 p.m. EACH DAY, MONDAY THROUGH FRIDAY, AND NO EARTHMOWNG OR GRADING OPERATIONS SHAU. BE CONDUCTED ON THE PREMISES ON SATURDAYS, SUNDAYS OR HOLIDAYS ~THOUT THE 'ltRITTEN PERMISSION OF 1HE CITY ENGINEER.
11. ALL MAJOR SLOPES SHALL BE ROUNDED INTO EXISTING TERRA1N TO PRODUCE A CONTOURED TRANSlnON FROM CUT OR RLL FACES TO NATURAL GROUND AND ABUTnNG CUT OR ALL FACES. 12 NOT\HTHSTANDING 1HE MINIMUM STANDARDS SET FORTH IN THE GRADING ORDINANCE, AND NOOOTHSTANDING THE APPROVAL OF THESE GRADING PLANS, THE P£RMITTEE IS RESPONSIBLE FOR THE PREV£N110N OF DAMAGE TO THE ADJACENT PROPERTY. NO PERSON SHALL EXCAVATE ON LAND SO CLOSE TO THE PROPERTY UN£ AS TO ENDANGER ANY ADJOINING PUBLIC STR££T, SIDEWALK, ALL£Y, FUNCTION OF ANY SEWAGE DISPOSAL SYSTEM, OR ANY OTHER PUBUC OR PRIVATE PROPERTY W/1HOUT SUPPOf?nNG AND PROTEC11NG SUCH PROPERTY FROM SETTLING, CRACKING, EROSION, SILTING SCOUR OR OTHER DAMAGE WHICH MIGHT RESULT FROM THE GRADING DESCRIBED ON THIS PLAN. THE CITY "1LL HOLD THE PERM/TT££ RESPONSIBLE FOR CORRECTION ON NON-DEDICATED IMPROVEMENTS \tt-1/CH DAMAGE ADJACENT PROPERTY.
13. SLOP£ RATIOS: CUT 1:2 ALL 1:2
CUT, 70 CY (OU151DE OF STRUCWRE) FILL 60 CY (OU151DE OF STRUCTURE) EXPORT, 10 CY CUT: 10 CY (BELOW THE STRUCTURE) ALL 30 CY (BELOW 7H£ STRUCTURE) IMPORT: 20 CY
(NOTE: A SEPARATE VAUD PERMIT MUST EXIST FOR OFFSITE
IMPORT OR EXPORT AREAS.)
-. TH£ OUANnTIES ES11MATED ABOVE: ARE FOR ff:RIJIT PURPOSES ONLY AND SHOULD NOT 8£ USED FOR CONSTRUCTION BIDS. CON1RACTOR$ ARE RESPONSIBLE FOR THEIR OWN EARTHWORK OUANTITIES. 14 SPECIAL CONDITION$: IF ANY ARCHAELOG/CAL RESOURCES ARE DISCOVERED ON THE SITE OF THIS GRADING DURING GRADING OPERAnONs. SUCH OPERATTONS "1LL CEASE IMMEDIATELY. AND TH[ PERM/TT££ lttLL NOTIFY THE CITY ENGINEER OF THE DlSCOVERY. GRADING OPERA710NS "1LL NOT COMMENCE UNnL 7HE PERMITTEE HAS RECEIVE:D WRITTEN AU7HORITY FROM THE CITY EJJGINEER TO DO SO.
15. ALL GRADING SHOWN ON THIS PLAN SHALL 8£ COMPLETED AS A SINGULAR UNIT W17H NO PROVISION FOR PAR11AL RELEASES SHOUW IT BE ANnCJPA TED THAT A PORTION OF THIS PRO£CT 8£ COMPLETED SEPARATELY. A SEPARATE PLAN AND PERMIT APPL/CATTON SHALL BE SUBMIITED FOR APPROVAL
16. THE CONTRACTOR SHALL NOTIFY THE CITY OF SOLANA BEACH 858.720.2470 24 HOURS BEFORE GRADING OPERA110N5 BEGIN.
17. FINISHED GRADING AND PLANTING SHALL BE ACCOMPUSHED ON ALL SLOPES PRIOR TO OCTOBER I, OR IMMEDJATELY UPON COMPLE110N OF ANY SLOPES GRADED B£TW££N OCTO&:.'"R 1 ANO APRIL 1. PRIOR TO ANY PLANTTNG, ALL LANDSCAPING SHALL BE APPROVED BY THE PLANNING DEPARTMENT AT THE DEvELOPMENT REVIEW STAGE, OR BY SEPARATE LANDCSAPE PLAN.
18. ALL OFF-SJ"Tf: HAUL ROUTES SHALL 8£ SUBMITTED BY TH[ CONTRACTOR TO THE CITY ENGIN£ER FOR APPROVAL 72 HOURS PRIOR TO THE BEGINNING OF WORK.
19. UPON FINAL COMPLETION OF THE WORK UNDER THE GRADING
PERMIT, BUT PRIOR TO FINAL GRADING APPROVAL AND/OR FINAL RELEASE OF SECURITY, AN AS-GRADED CERTIFICATE SHALL BE PROV1D£D STATING: •mE GRADING UNDER PERMIT No SBGR-2I6 HAS BEEN PERFORMED IN SUBSTANTIAL CONFORMANCE iWTH THE APPROVED GRADING PLAN OR AS SHO~N ON TH£ ATTACHED AS-GRADED PLAN•. THIS STATEMENT SHALL BE FOLLOWED BY THE DA TE AND SJGNA TUR£ OF THE CIIAL ENGINEER KHO CERTIFIES SUCH A GRADING OPERAnON.
20. TH£ CON7RACTOR SHALL D£$/GN, CONSTRUCT, AND MAINTAJN AU.. SAFETY DEvlCES INCLUDJNG SHORING, AND SHALL BE R£SPONSIBLE FOR CONFORMING TO ALL LOCAL STATE. AND FEDERAL SAFETY AND HEALTH STANDARDS. LAWS AND REGULATIONS, PL
r-5·-1 --14~5•-r--w----i
1J% ,.,!).!... ~
JJ±_ -
EROSION CONTROL NOTES PRELIMINARY GRADING PLAN f. STORM WATER AND NON-STORM WATER DISCHARGE CON1ROL: BEST MANAGEMOO PRACTICES SHALL 8£ 0£V£LOPED AND IMPLEMENTED TO MANAGE STORM WATER AND NON-STORM WATER DISCHARGES FROM THE SITE AT ALL TIMES DURING EXCAVATION AND GRADING ACTMT/£5.
2. EROSION AND SEDIMENT CONTROL: EROSJON PREYEN110N SHALL 8£ EMPHASIZED AS TH£ MOST IMPORTANT MEASURE FOR KEEPING SEDIMENT ON SfTE DURING £XCAVAT10N AND GRADING ACTMTIES. SEDIMENT CONTROLS SHALL BE USED A$ A SUPPf..DJENT TO EROSION PREVEtmON FOR KEEPING SEDIMENT ON SITE.
3. EROSION COflTROL ON SLOPES $HALL 8£ MmGA1ED BY INSTAWNG LANDSCAPING AS PER APPROVED LANDSCAPE PLANS AS REQUIRED BY THE CONDITTONS, OR BY TEMPORAR.Y EROSION CONTROL CONFORMING TO THE FOLLOWING:
~ 20
NQN-fRRi(;ATFQ HYDROSFFD WX WITH A F1BFR MATRIX APPi lfQ AT 4 000 I BIACR£ ~J;E'iJBUCA
DEVaOPMENT REVIEW
PL
I POOL DECK
PER SEPERATE PERMIT
50 8
6 L
91 SCARIFIED
50% PLUS
PWITAGE INSUlARIS ENCEUS FARJNOSA LOTUS SCOPARIUS EXCHSCHOLTZlA CALIF. 1'W1DE DECORATIVE~ 3.2'--1 PR POOL AND DECK
COBBLE RIP RAP .--L---'~-F5
_ 21_
5 _,
6 ___ ,
EX.FG@PL=214.1 :/ ~ 4. THE TOPS OF ALL SLOPES TALLER THAN 5' SHALL BE DIKED OR TRENCHED TO PREVENT WATER FLOWING OVER CR£ST$ OF $LOPES.
5. CATCH BASINS, DESILTING BASINS, AND STORM DRAIN SYSTEMS SHALL 8£ INSTALLED TO THE 5A11SFACTfON OF THE CfTY ENGINEER.
6. SAND BAG CHECK DAMS, $/LT FENCES, FIB£R ROLLS OR OTHER APPROVF.D 8MP'5 SHALL BE PLACED IN UNPAVED AREAS WITH GRADIENTS IN EXCESS OF 2%, AS W£LL AS AT OR NE:AR EVERY POINT WHERE CONCENTRATED FLOW WV£ THE SITE.
7. SAND BAGS SHALL BE PLACED ON THE UPSTREAM $JO£ OF ALL DRAINAGE INl.£TS TO MINIMIZE SILT BUILDUP IN THE INLETS ANO PIPES.
8. THE CONTRACTOR SHAl.1.. REPAIR Alff ERODED $LOP£$ AS DIRECTED BY THE OFRCE OF THE CITY ENGINEER.
9. THE CONTRACTOR SHAl.1.. SWEEP ROADWAYS AND ENTRANCES TO AND FROM TH£ SITE ON A REGULAR BASIS TO KEEP THEM FREE OF SOIL ACCUMULATION AND AT ALL OTHER 111.t[S DIRECTED BY THE CITY ENGINEER.
10. TH[ CONTRACTOR SHALL WATER SITE ON A CONTINUOUS BASIS TO MINIMIZE AIR BORNE DUST CREATED FROM GRADING AND HAUUNG OPERAnONS OR EXCESSIVE WIND CONDITTONS, AND AT ALL 11MES DIRECTED BY THE CfTY ENGINEER.
11. IN TH£ EY£NT SILT ODES ENTER THE EXISTING PUBLIC STORM DRAJN SYSTEM, REMOVAL OF THE SILT FROM THE THE SYSTEM WILL BE DONE AT THE D£VELOPER'S EXPEi/SE.
SNF
SNF
10'
I 0 10 20 30
230
225
PL
I
n'.-'2155
FG@n'/2153
FGt,8'112145
EX2153
FR SC1UiOC-i
Rf.TAt!.fGW,1(.1.
LOT 15 MAP 2706
EXISTING 1 STORY RESIDENCE
EX. fF=223.44
TYPICAL LEVEL SPREADER DETAIL
OOTTOSCALE
RETAINING WALL
PER $ORSO C•01 TI'l/=227, 1
BW=2220
ADOlTION
FF 218.97
PAO 218 3 FG = 2220
CANYON
DRIVE
230
225
220
215
210
225 PL
220 I
I EXIS~ GRADE
~
PROP GRADE
ADD!TlO.">J
FF=214,5
PA0=213 8
SECTION A-A
SCALE 1'=1()'
225
220
'-4"PVC
STORM
DRAIN
PL
""'
0 \
IFL2243) \
VICINITY MAP NOTTO SCALE
I NOTE EX!Si/NG SE',',ER LATERAL
LOCATION UNKfC.'tN
/EXRCi.LEDC!JRi
CONTRACT CR TO VfRJFY
LOCATION aEVATICXi AND
CONDJTIO'J AHOLDHARMLESS
ANDBACKFLOWPREVENTER MAY
BEREOORED
CO"ISTRUCT MOlJ:FiED
SDRSDG-1400WEWAY
N'Ff/OACH
60'
R.O.W.
I()
30' )>
R.O,WTO CL j Z
EX2259 -< ,,r- EX FL 225 i O EMRA TO BE RECORDED FCR / Z CCilCRETESTEPSIJJD r--"::EX::,2::c:5:-,1---+:,!!:0=. OTHERNDN·STAND/.RD L _ 12' I RO l"I IMPROVEMENTS
nv~FI.TOCL ~ FG(/1WT63 < FG@BW2:.-S5 m EX2260
1lTL.\il-'i'."',.J\./tl'J
REMOVf PAVfRS
ORAIN2¾TO
STREET
"AJMNGWALL
EXFL2265
EX FEDESiAL
~ £>;_ CONCRETE R0/.1.EDCU"?B
PROTECT IN PLACE CONTRACiCR ~ TOREMOVEIJ:OREP.ACEANY
OAMAGEDCO!ICRETF
\ AND POilER POLE
\ PROTECTJNP..ACE
\
\
10' OG CL
t-"p~~lNG-i i--12· F~~OCLl 230 IMPERVIOUS AREAS:
EX ROLLED 6"x18~ CURB
0 HEIGHT CURB
MODULAR
RETAINING WALL
TW=227.2 230 BW:::2253
225
225
220
215
210
EXISTING:
PROPQSEQ·
DECREASE:
5,350 SF
5 Q67 SF
283 SF
LEGAL DESCRIPTION LOT 15, IN BLOCK F OF MARVIEW HEIGHTS UNTT NO 3, IN THE CfTY OF SOLANA BEACH, COUNrr' OF SAN DIEGO, STATE OF CA.LJFORNIA, ACCORDING TO MAP THER£0F NO. 2706, ALEO IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, SEPTEMBER 27, 1950.
A.P.N.:
SITE ADDRESS:
OWNERIPERMITTEE:
TOPOGRAPHIC SURVEY:
W'.JRK TO BE DONE
263-095-0J-00
427 CANYON DRfVE
SOLANA BEACH, CA 92075
DYLAN RAMSEY
427 CANYON ORN£
SOLANA BEACH, CA 92075
PLSA £NG/NE£R/NG
535 N HIGHWAY 101 STE A
SOLA!JA BEACH, CA 92075
THE IMPROVEMENTS CONSIST OF TH£ FOU..OWING WORK TO BE DONE ACCORDJNG TO 1H£SE PLANS AND 1HE LA1EST EIJITIONS OF,
STANDARD SPECIF/CATIONS
(1) STANCMRD SPECIFICATIONS FOR PUBLIC WORKS CONSTRucnou INCLUDING THE REGIONAL SUPPLEMENTAL AMENDMENTS.
(2) CAUFORNIA DEPARTMENT OF TRANSPORTATION "MANUAL OF TRAFFIC CONTROLS FOR
CONSTRUCTION AND MAINTENANCE WORK ZONESH
(J) STATE OF CALIFORNIA. DEPARTMENT OF TRANSPORTATION STANDARD SPECIFICATIONS
STANDARD DRAWINGS
(I) 5,4N DIEGO REGIONAL STANDARD DRAWINGS
(2) STATE OF CALJFORNIA. DEPARTMENT OF TRANSPORTATION STANDARD PLANS LEGEND
~IPnON
PROPERTY UN£
CEIITERUNE OF ROAD
PROPOSED SfJllACKS
PROPOSED CO//CRFJE HA/IOSCAPE
PROPOSED 0G W/OSCAP/NG
PROPOSED PEIMOUS PAVERS
EX1STIIIG 811/CK HA/1/JSCAPE
EXISTING CD/ICRET[ HA/1/JSCAPE
PROPOSED COi/TOUR L/1/f
PROPOSED SPOT illYAIIOII
EX!STII/C COi/TOUR U/IE
PROPOSED STORM OR,IJ/1 PIP£
PROPOSED BU/WING R[TNNI/IG WALL
OWNER'S CERT/FICA TE
I· _,, -·• -'I ,, ~c,.,'~:~ ,.~., ~ ,j
195
I, DYi.AN RAMSEY, AS O\llNER/DEVE:LOPER OF THE PROPERTY DESCRIBED HEREJN ACKNOWLEDGE TH£$£ PWJS HAVE BEEN PREPARED AT MY DIRECTION WITH MY FULL CONSENT. I FULLY UNDERSTAND AND ACCEPT THE TERMS AND CONDmONs CONTAINED H£REJN AND AS ATTACHED BY REFERENCE ON THIS GRADING PLAN fT IS AGREED THAT AELD CONDITIONS MAY REQUIRE CHANGES TO THESE PLANS. fT JS FURTHER AGREED THAT THE OWNER (DEVELOPER) SHALL HAVE A REGISTERED CIVIL ENGINEER MAKE SUCH CHANGES. ALTERATIONS OR ADDITION$ TO THESE PLANS WHICH THE C[TY ENGINEER DETERMINfS. ARE NECESSARY AND DESIRABLE FOR THE PROPER COMPLETION OF TH£ IMPROVEMENTS.
I FURTHER AGREE TO COMMENCE WORK ON ANY IMPROVEMENTS SHOWN ON THESE PLANS WITT-i/N EXISTING CITY RIGHT-OF-WAY WITHIN 60 DAYS OF THE CONSTRUCOON PERMfT AND TO
PURSUE SUCH WORK ACTIVELY ON EVERY NORMAL WORKING DAY UNTIL COMPLETED, IRRESPECT1VE AND INDEPENDENT OF ANY OTHER WORK ASSOCIATED WITH THIS PROJECT OR
UNDER MY CONTROL
DYlAN RAMSEY
427 CANYON DRIVE
SOLANA BEACH, CA 92075
DEC LARA T/ON OF RESPONSIBLE CHARGE
DATE
I, BRIAN M. ARDOLINO, HEREBY DECLARE THAT I AM THE ENGINEER OF WORK FOR THIS PROJ£CT, THAT I HAVE EXCERCISED RESPONSIBLE CHARGE OVER THE DESIGN OF THE PROJECT AS DU/NED IN SECTION 6703 OF TH£ BUSINESS AND PROFESSION$ CODE, AND THE DEslGN IS CONSISTENT WfTH CURRENT STAtJDARDS AND THE CITY OF SOLANA BEACH RESOLUTION No 2007-170.
I UNDERSTAND THAT THE CHECK OF PROJECT DRAWING$ AND SPECIFICATIONS BY THE C[TY OF SOLANA BEACH IS CONFTNED TO A REVIEW ONLY AND DOES NOT RELIEVt ME OF R£5PONS/8/LmES FOR PROJECT [)£SIGN.
BY j:)r,_, L},L- BRIAN ARDOLINO RC[ No. 71651 EXP 12/J 1 /2023 PASCO LARET SUTTER &: ASSOCIATES
EARTHW'.JRK QUANTITIES :
SITT: GRADING (OUTSIDE OF STRUCTURE), CUT: 100 CY
FILL 40 CY
SITT: GRAfJING (BELOW STRUCWRE), CUT: 190 CY
FILL: 2 CY
£XCAVA110N FOR FOOTINGS· 6 CY
REMOVAL & RECOMPAC110N (UNDER STRUCTURE): 135 CY
TOTAL GRADING (CUT AND FILL OUTSJDE & 8£1.0W STRUCTURE) : 3.38 CY TOTAL EXPORT: 248 CY
FL=225 14
SITE WALL PER ARCH
TW=2200
BW=2156
RETAINING WALL
PER SDRSD C-01 TVv=2175
EXIST GRADE--......_ BW=214 2 F$=223,25
GARAGE
FACE=2230
PRIVATE DRIVEWAY PROFILE
SCALE 1"=10'
220
215
215
210
ENGINEER OF WORK
4HPVC
STORM
DRAIN
PR DECK
FS=215 6
PR POOL
PROP GRADE
SECTION B-B SCALE·1•=10'
CITY APPROVED CI IANGES AI'P'D DATE RECOMMENDED FOR APPROVAL 215
SECTION C-C
210 SCALE.1'=10'
APPROVED FOR CONSTRUCTION
220 - EARTHWORK QUANTITIES ARE ESTTMAT£D FOR PERMTT PURPOSES ONLY AND REPRESENT COMPACTED (IN PLACE} VOLUMES ONLY. TH£$£ VALUES AR£ CALCULATED ON A THEORETICAL BASIS. ACTIJAL OUANTfT/£5 J.IAY VARY DUE TO OBSERVED SHRINKAGE AND/OR SWELL FACTORS.
COASTAL COMMISSION PERMIT NO.
DR.AH"!NGNO BENCH MARK CITY OF SOLANA BEACH
,-;=~---+,P;;;R:;c;EU7.M;;;IN"A"RY""""GR"A"DJ"'NG;:--aPLA;-;;;N.:;FSSCRa'.:...:"-'=-=-==-=.=:...::::...:..:c.::..==-=.:=-=.=-. _______ +-------I 427 CANYON DRIVE DRP 21-020, SDP 21-019 SHEET I OF!
PLSA 3485
4x6 WOOD
MEMBERS, TYP.
5' -0"
';;;, 0
;,::
;:
Co
i
34'-51/4"
25' -0"
REAR YARD SETBACK
6x6WOOD
POSTS, TYP.
19' -2 3/4"
BBQ/ LOUNGE DECK
618SF
1--------
r--------
POOL
SEPARATE PERMIT
594 SF
LAWN
A401
A400
_L -
1 PROPOSED SITE PLAN 3/16" 1'-0"
9' -51/4"
215.50
N 89'53'31" E
120,01'
N 89°53'13" E
119.01'
MAIN LEVEL
DECKHOWER
223.36
MAIN LEVEL
DECK 1-UPPER
22452
119'-1"
EXISTING 2-STORY RESDENCE
25'-0"
FRONT YARD SETBACK
20' - 3 3/4"
/11
QUANTITY OF GRADING
w C.Y. - SITE GRADING 332 C.Y.
X C.Y. - EXCAVATION FOR THE FOOTINGS 6C.Y.
OF NEW CONSTRUCTION
y C.Y. - REMOVAL AND RE-COMPACTION 135 C.Y.
FOR CONSTRUCTION
z CY. - TOTAL GRADING (W + X + Y) 473 C.Y.
HATCH LEGEND
~ EXISTING RESIDENCE TO REMAIN
Vff <½1/ ,1/ /J EXISTING GARAGE REMAIN
FIRST FLOOR ADDITION AREA
V / / / / ;J SECOND FLOOR ADDITION AREA
30'- O"
R.O.WTO C.L.
;:
ro. ="' ..... --++-------+--+--~~
.I
I
I
I
I
g"'
z
2%
-
SITE PLAN KEY NOTES @] EXISTING WATER METER TO REMAIN
EXISTING MAILBOX TO REMAIN
EXISTING ELECTRICAL METER TO REMAIN
EXISTING GAS METER TO REMAIN
PROPOSED PERMEABLE PAVING PROPOSED
EXISTING CONCRETE ROLLED CURB TO REMAIN
PROPOSED LANDSCAPE PERL-SHEETS
PROPOSED BMP AREA PER CIVIL SHEET C1
PROPOSED SIDE GATE
10 PROPOSED DECORATIVE HARDSCAPE
11 CONCRETE CURB
if· c:, ' en o !:!l "
~
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PROJECT:
RAMSEY RESIDENCE ADDITION
427 CANYON DRIVE
SOLANA BEACH, CA 92075
"'Architect:
ANDREW E. CROCKER, AIA
646 VALLEY AVENUE, SUITE A
SOLANA BEACH, CA 92075
T: 858.345.1295
CONSULTANT:
NO: REVISION: DATE:
ll!ESflll\AWHGS,Sl'ECff'ICA110HSNlllliECONCl3'raEMIKIOIESINTHEMN!E. lliE OIIIQN/l UNPIJIIIJSHED WOIII( OFlliE MClfTECT, ANO MAY NOT BE USED, IXSa.OSED, OIi OIJPUCATED 'MTHOIJTlliE WIVTll'H CONSENTWHE11i81 lliE PIIO.ECTFOR w.tCH THEY WEl\f MADE~ EX8>/IBl OIi NOT, UNLESS Oll!E!fMSE
AGREED BY CONTRACT,
STAMP:
NOT FOR CONSTRUCllON
PROJECT NAME: RAMSEY RESIDENCE ADDITION
JOB NO: 2016
ORAWNBY: FR
CHECKED BY: AC
ISSUE DATE: 09/28/22
DRAWING ALE: RAMSEY RESIDENCE - 2022-09-28
PHASE:
DESIGN DEVELOPMENT
SHEET PROPOSED SITE PLAN TITLE:
SHEET
NO:
A100
9/28/2022 3:05:28 PM
a:
0 0
l[)
r---
w
0 (")
0 "SI"
0 0
~
25'-0•
r REAR YARD SETBACK
~
Ol
"¢
r---
S: I
~I
co I 0
0 0
z
I
I
I
r=====J
I
I
---· !------=
I
I 11 E
GARAGE
illil _ 531 SF
• 222'•17116~
+
25'-0"
FRONT YARD SETBACK
I
I
I
I
I
1 i~
f--El I
I
I
I
I
I
0 0
0 co
: I
L-"-----~------- I_
-------- ,,,, l-~~89"T9'3U""1=--r2u:uo'"Rl)~------ , j-------------- .---,...-~--------l-------L---..;....~8:::.._~NL!s~_g_0_5~3['3~1:;:.."£:E:..-.1,;12~0~.0~1~· ..;..;...;......;....· ..;_,_\:'7 :_l.__..;;;;;;=;;....;..;;..;..;;;;.;...;;._.L ....... dJ . .;;;;;-_· __ j l1~ l_• _1 · _____ -i'----,----e.:.:.......,,.__:.__ I I
I \
EXISTING 2-STORY RESIDENCE r
1 EXISTING & DEMO FIRST FLOOR PLAN 3/W-1'-0"
DIMENSIONING NOTE
1. ALL DIMENSIONS ARE MEASURED FROM THE EXTERIOR
WALL SURFACES.
WALL LEGEND
[ = = = =] EXISTING WALL TO BE DEMOLISHED
EXISTING WALL TO REMftJN
I- NEWWALL
ADDITION AREA
I
I \
\
\
\
\
DEMO PLAN KEY NOTES @] EXISTING OUTLINE OF ROOF ABOVE
DEMO EXISTING CAR PORT STRUCTURE
DEMO EXISTING PLANTING TO BE REPLACED
DEMO EXISTING PLANTER BORDER TO BE REPLACED
DEMO EXISTING PARKING AREAICONCRETEIBRICK
EXISTING SITE WALL TO BE REMOVED
SHADED REGION IS THE LOCATION OF THE PROPOSED
ADDITION
DEMO STEP(S) TO EXTERIOR
EXISTING ROOF RIDGES TO REMAIN
10 EXISTING WOOD BURNING FIREPLACE TO REMftJN. PREP
FOR NEW CAP
11 DEMO EXISTING SPA
12 DEMO EXISTING WOOD 'MAIN LEVEL DECK 1' AND STftJR
13 DEMO EXISTING WOOD 'UPPER DECK 2· AND STAIR
14 DEMO PATHWAY IN BACKYARD
15 EXISTING AC UNIT TO BE RELOCATED, IF NEEDED
16 EXISTING KITCHEN, LIV1NG, DINING TO REMAIN
1i EXISTING ELECTRICAL METER TO REMAIN
1B DEMO SHED BELOW DECK 'UPPER DECK 2'
19 DEMO EXISTING CONCRETE
20 EXISTING CONCRETE ROLLED CURB TO REMAIN
l
C, '
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fi
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EB
PROJECT:
RAMSEY RESIDENCE ADDITION
427 CANYON DRIVE
SOLANA BEACH, CA 92075
ANDREW E. CROCKER, ftJA
646 VALLEY AVENUE, SUITE A
SOLANA BEACH, CA 92075
T: 858.345.1295
CONSULTANT:
NO: Rf.VISION: DATE:
llmO!II.YIIHGS,Sl'fCti'lCA110HSIHJrnECOHC8'1liEM!l<lOOIN1HEMN'f ll£ ORIGtNN. UNPIJBUSHED WORK OF THE MCHTECT, NtO MAY NOT BE US6l, DISa.OSEO, OR OUPUClilEJ YtTilfOI/T rnE WRITTEN CONSOO M£lli6I rnE PIIO.ECTFOR WHCH1HEY\!EREMIIJEIS oo:uJEl OR HOT, UNWS OlHSIWSE AGIIEED BY CONTRACT, STAMP:
NOT FOR CONSIBUCTION
PROJECT NAME: RAMSEY RESIDENCE ADDITION
JOB NO: 2016
RAWNBY: FR
CHECKED BY: AC
ISSUE DATE: 09/02122
DRAWING ALE: RAMSEY RESIDENCE - 2022-07-14
PHASE:
DESIGN DEVELOPMENT
SHEET EXISTING & DEMO FIRST TITILE:
FLOOR PLAN
SHEET
NO:
A101
9/212022 2:50:24 PM
l 25' -0"
REAR YARD SETBACK
r-------------
b
1 POOL
SEPARATE PERMIT
594Sf
20'-61/2"
LAWN
A401
8-0'
b
PROPOSED LOWER LEVEL FLOOR PLAN 3/16'-1'-0'
UNCONDmDNED
CRAWLSPACE
RESIDENCE ABOVE
EXISTING 2-STORY RESIDENCE
1 MOO
EXTERIOR ABOVE
25' -0"
FRONTYARD SETBACK
I ~I i ~ I o ,
~ 9 ____________ _j ___ ~
LOWER LEVEL PLAN KEY NOTES I xx I
PERMEABLE PAVER SURFACE
CONCRETE PAVERS
FURRED WALL AT EXISTING CMU WALL
NEW WOOD TRELLIS ABOVE
NEW WALL PER CIVIL, SEE GRADING PLAN
DIMENSIONING NOTE
1. ALL DIMENSIONS ARE MEASURED FROM THE EXTERIOR
WALL SURFACES
WALL LEGEND
[ = = = =] EXISTING WALL TO BE DEMOLISHED
EXISTING WALL TO REMAJN
NEW WALL
ADDITION AREA EB
PROJECT:
RAMSEY RESIDENCE ADDITION
427 CANYON DRIVE
SOLANA BEACH, CA 92075
ANDREW E. CROCKER, AJA
646 VALLEY AVENUE, SUITE A
SOLANA BEACH, CA 92075
T: 858.345.1295
CONSULTANT:
NO: REVISION: DATE:
1llESE DRAIIINGS, SPECIACA110HS Nil lliE COHa;>TS EMSODIES IHlHEM lllf. llEOAlSNILIJNMIJSli8lWORKOFllEAAClfTECT,Ni!JMAYNOTBEUS8J, DISClOSED, OR DOPUCATED WllHO\JTlliEWRITTEN CONSOOW!iE1HEll lliE PRO.ECTFOR WHCH llEY'llalE MADE~ EXECUTED OR NOT, UHLESS OA6REED BY COIITRACT, STAMP:
NOT FOR CONSTRUCTION
PROJECT NAME: RAMSEY RESIDENCE ADDITION
JOB NO:
DRAWN BY:
CHECKED BY:
ISSUE DATE:
DRAWING FILE:
PHASE:
SHEET
TITLE:
SHEET
NO:
2016
FR
AC
09/02/22
RAMSEY RESIDENCE - 2022-09-02
DESIGN DEVELOPMENT
PROPOSED LOWER LEVEL
FLOOR PLAN
A102
9/2/2022 2:51 :59 PM
r 25'-0"
REAR YARD SETBACK
r-------------
A401
~
L_ ___________ _
PROPOSED FIRST FLOOR PLAN 3/16' 1'-0'
El 223~
MAIN LEVEL
DECK 1-LOWER
[Th[]
459 SF
223' - 5 91:lZ' LMNG
--0 DID
290 SF
1JINING'
[@
:91SF
STAIR2
00 1
A400
w k:::
I
I
I--
I
I
I --b
GARAGE
----- -- .•.. ,~-
11 oNlt-
--~ 222'•17/1S'
---- DN .:-;- IL8' -11"
223' • 11 9/32''
ON
MPJN LEVEL
DECK 1-UPPER
~
355 SF
- SLOPE 1/4• / 12'
____., 224'-61/4"
·."+.45SA.f'F: fROM DECK
ENTRY LANDING ON
00:1
75 SF
ON
28' - 91/2"
ADDITION
PJ J I EXISTING 2-STORY RESIDENCE
d +----;::::.1 ___________ 4_3·_-s_· _____________ ......;,c 25' -0"
FRONT YARD SETBACK
~B El~
417 SF
FIRST FLOOR
ADDmON
,__
z /:o 0
E
!,I
I ?a; "' I o , ~I
"' 0 "1 •
--- - --- - --- - --- - _j ___ ~
DIMENSIONING NOTE
ALL DIMENSIONS ARE MEASURED FROM THE EXTERIOR
WALL SURFACES
WALL LEGEND
[ = = = =] EXISTING WALL TO BE DEMOLISHED
EXISTING WALL TO REMPJN
NEW WALL
ADDITION AREA
FLOOR PLAN KEY NOTES
EXISTING OUTLINE OF ROOF ABOVE. CUT EXISTING EAVES FOR
NEW ROOF DETPJL.
10 11
12 EXISTING EXTERIOR WALL
START OF NEW EXTERIOR WALUADDITION ON FIRST LEVEL
START OF NEW EXTERIOR WALUADDITION ON NEW SECOND
LEVEL FOR REFERENCE
NOT USED
NEW STAIR TO BBQ/LOUNGE. STEPS CLAD IN SPANISH TILE
PER OWNER SELECTION
18' STUCCO WALL WITH STUCCO CAP. STUCCO FINISH TO
MATCH HOUSE
WROUGHT IRON RPJLING. TYP. +42" A.F.F. OF DECK
NOTUSED
EXISTING CHIMNEY TO REMPJN. PREP FOR NEW CAP
NOT USED
NOT USED
13 NEW WOOD TRELLIS OVER DOOR ON THE LOWER LEVEL
14 15
16 17
18 19
PROPOSED OUTLINE OF ROOF AEOVE
FIELD VERIFY NEW LOCATION OF AC UNIT
EXISTING KITCHEN. LMNG, DINING TO REMAIN
EXISTING ELECTRICAL METER TO REMPJN
NOT USED
NEW STEPS TO FRONT COURTYARD EB
PROJECT:
RAMSEY RESIDENCE ADDITION
427 CANYON DRIVE
SOLANA BEACH, CA 92075
ARCHITECT:
II Architecture
ANDREW E. CROCKER, PJA
646 VALLEY AVENUE, SUITE A
SOLANA BEACH, CA 92075
T: 858,345.1295
CONSULTANT:
NO: REVISION: DATE:
THESEORAY<NGS, SPEClflCATIONS Nfl 1liE COHCEm EMSO!XES IN 1HEM NlE 1liE ORl""11. l>IPllBlJSH8l WOOK OFlliE M!HTECI, Nill MAY NOT BE IJS8l, DISD..OSSl, IJROUPUCATEOlllTHOOTlliEWMlENCONSOOWHETHSl lliE PRO.ECTFOO WliaiTiiEYYEftEMADEIS EXECUTED DR NOT, IJNlESS IJllERWSE ""'8ll BY CONTRACT.
STAMP:
NOT FOR CONSTRUCTION
PROJECT NAME: RAMSEY RESIDENCE ADDITION
JOB NO: 2016
DRAWN BY: FR
CHECKED BY: AC
ISSUEOATE: 09/02/22
DRAWING FILE: RAMSEY RESIDENCE - 2022-07-14
PHASE:
DESIGN DEVELOPMENT
SHEET PROPOSED FIRST FLOOR TITllE:
PLAN
SHEET
NO:
A103
9/2/2022 3:57:51 PM
l 25' -0"
~ A400
REAR YARD SETBACK
25' -0"
FRONT YARD SETBACK
r------------- ---------------------~--------- ------------1 :
1 ':'
I ~ C? ,--------------------------------T;:::::::::::::i=======~t=:=:::::~-----------,,,--~ A401
A400
L_ ___________ ~ _
I
~ "' !!l
~
SECOND LEVEL
DECK
[IB]
145 SF
~---,
i
1 PROPOSED SECOND FLOOR PLAN 3/16" -1'-0"
r
I
EX1.STIN6 ROOFS
13'-8"
EXISTING 2-STORY RESIDENCE
GJ
ENTRY ROOF
BELOW
11 685SF
SECOND FLOOR
AOOITTON
I
I ~ OJ I ~I o , "' m = "
____________ _J ___ !
DIMENSIONING NOTE
1. ALL DIMENSIONS ARE MEASURED FROM THE EXTERIOR
WALL SURFACES.
WALL LEGEND
[ = = = =] EXISTING WALL TO BE DEMOLISHED
EXISTING WALL TO REMAIN
- NEWWALL
ADDITION AREA
FLOOR PLAN KEY NOTES
10 11
12 13
14 EXISTING ROOF TO REMAIN. REPLACE SHAKE SHINGLE WITH
SPANISH TILE. CUT OVERHANG BACK AT ALL EXISTING ROOFS.
EXISTING CHIMNEY TO REMAIN. NEW CAP WITH SPANISH TILE
ROOF ABOVE, CAP PER OWNER SELECTION
EXISTING ROOF RIDGES TO REMAIN
START OF NEW EXTERIOR WALL/ADDITION ON FIRST LEVEL
WROUGHT IRON RAILING, TYP. +42" A.F.F. OF DECK
12" STUCCO WALL WITH STUCCO CAP. STUCCO FINISH TO
MATCH HOUSE
NEW DECK. HEIGHTLEVEL TO START -1" FROM EXIST. INT. F.F.
LEVEL
NOT USED
SHOWER: SHELF AT +42 FROM SHOWER FINISH FLOOR
6" BENCH OVERHANG
NOTUSED
UPPER WJDING
FROSTED CASEMENT WINDOW FOR PRIVACY
PROPOSED OUTLINE OF ROOF ABOVE
PARAPET WITH TILE EDGE CAP
EB
PROJEl:r:
RAMSEY RESIDENCE ADDITION
427 CANYON DRIVE
SOLANA BEACH, CA 92075
ARCHITEl:r:
fl Architecture
ANDREW E. CROCKER, PJA
646 VALLEY AVENUE, SUITE A
SOLANA BEACH, CA 92075
T: 858.345.1295
CONSULTANT:
NO: REVISlON: DATE:
THESE ORAIIIN6S, Sl'ECIACATIOHS NfJ THE CONC8'111 EMSOOIES IN THEM Ii£ 11£ ORIEOOl. lJM'1JllUSHBl WORIC OFTIE NICtlTECT, NtO MAY NOT BE IIS8l, OISCUlSED, OR DIJPUCATED lfflHOUTTHEWRITTEN CONSBITWHElHEII THE PRO.ECTFOR wtlCH THEYVtEllf MADE IS EJ<cCUll'D OR NOT, UNWS OTHEll'MSE AGRl'ED BYCONTIW:T.
STAMP:
NOT FOR CONSTRUCTION
PROJEl:r NAME: RAMSEY RESIDENCE ADDITION
JOB NO: 2016
DRAWN BY: FR
CHECKED BY: AC
ISSUE DATE: 09/02/22
DRAWING FILE: RAMSEY RESIDENCE - 2022-07-14
PHASE:
DESIGN DEVELOPMENT
SHEET
TITLE: PROPOSED SECOND FLOOR
PLAN
SHEET
NO:
A104
9/2/2022 3:29:49 PM
i -------------- ----- -------- --
I
I
A401
A400
D.S.
25%EXISTING
- 25%DJSTING
-
EXISTING ROOFS
TOREMAIN
D.S.
PROPOSED
~ ROOF OV1ER ENTRY
SLOPE 1/4' / 12'
1 A400
l
PROPOSED
FIRST LEVIEL
RDDFBaow
CLASS "A" ROOF
1. ALL STRUCTURES SHALL BE PROVIDED WITH A CLASS
"A" ROOF COVERING TO THE SATISFACTION OF THE
SOLANA BEACH FIRE DEPARTMENT.
DIMENSIONING NOTE
I 1. ALL DIMENSIONS ARE MEASURED FROM THE EXTERIOR
WALL SURFACES.
I
ROOF PLAN LEGEND
---➔) DECK/ ROOF DRAfNAGE: SLOPE 1/4" / FT TYP. U.O.N
~
0 ROOF DRAfN: 6" DRAfN SLOPE 1/8" / FT MIN. TYP. TO
DOWNSPOUT.
OVERFLOW DRAfN: LOCATE UP SLOPE OF ROOF DRAfN + 1". 3"
DRAfN SLOPE - 1/8" / FT MIN. TYP. TO EXIT AT WALL IN
OBSERVABLE LOCATION BY OCCUPANTS OR MAfNTENANCE
PERSONNEL
2"X2" DOWNSPOUT TO LANDSCAPING AT GRADE. PROVIDE
SPLASH BLOCK TOWARDS LANDSCAPING
ROOF SCUPPER MIN. 3" WIDE X 4" HIGH OPENING TO D.S. NOTED ABOVE. SEE DETAfL 4/A702
OVERFLOW SCUPPER MIN. 3" WIDE X 4" HIGH OPENING TO EXIT AT WALL IN OBSERVAfBLE LOCATION BY OCCUPANTS OR
MAfNTENANCE PERSONNEL. SEE DETAfL 4/A702
3"X3" S.S. GUTTER: SLOPE 1/8" / FT MIN. TYP. TO DOWNSPOUT STAfNLESS STEEL
EAVE VENT - 0.67 SO. FT. OF NET FREE VENTILATION PER 1
LINEAR FOOT OF VENT. VENT TO BE COVERED WITH CORROSIONRESISTANT SCREENING MATERIAL HAVING OPENINGS OF 1/8" AND NOTE MORE THAN 1/4". SEE ATTIC CALC. FOR EACH AREA
OF L.F. OF VENT REQUIRED.
PLUMBING VENT OR MISC. VENT
L - - - - ------- - - -------------
~~ 10 ______________________________________ &NEWRDDF _J ~ FAU FLUE 1 PROPOSED ROOF PLAN 3/16" -1'-0"
ROOF PLAN KEY NOTES @J EXISTING ROOF STRUCTURE TO REMAfN. REPLACE SHAKE SHINGLE WITH SPANISH TILE. CUT OVERHANG BACK AT ALL
EXISTING ROOFS
EXSTING CHIMNEY TO REMAIN. NEW CAP PER OWNER SELECTION
EXISTING ROOF RIDGES TO REMAfN
DASHED LINE OF EXTERIOR WALLS BELOW ROOF
EXSTING SKYLIGHTS TO REMAfN
NEW GUTTER
TORCH DOWN ROOFING OVER PROPOSED ROOF OVER ENTRY
NEW TILE RIDGE CAP ON NEW AND PROPOSED RIDGE. TYP.
NEW CLAYTILE EDGE DN NEW AND PROPOSED ROOF EDGE. TYP.
10 CRICKET ROOF
11 FLATROOF
EXISTING VS. NEW ROOF
EXSTING ROOF TOTAL: 2.639 SF
ROOF TO BE DEMOLISHED· 1,216 SF 46%
EXISTING ROOF TO REMAIN: 1,423 SF 54%
50% OF EXISTING 1.320 SF
NEW ROOF TOTAL· 1,187 SF
ROOF TOTAL: 2.610 SF EB
PROJECT:
RAMSEY RESIDENCE ADDITION
427 CANYON DRIVE
SOLANA BEACH, CA 92075
=Architect:
ANDREW E. CROCKER, AfA
646 VALLEY AVENUE. SUITE A
SOL/>NA BEACH. CA 92075
T: 858.345.1295
CONSULTANT:
NO: REVISION: DATE:
ll!E5Ell!IAVOHGS,Sl'EClf!CA110NS llf) 11£COHCEP13 EMSOIXESIN1Hl'MIAf 11£ OIVGHII. Uli!'\IBI.ISH8J WOIU( OF 11£ N\CHTECT, llf) W.Y NOT BE USSl, O!SClOSED,ORDUl'UCATEDVil1HOIIT11£WRl11ENCONSOOWHElliER11£ PRO..l'CTFOR YotCH 11£Y WEIIE MME IS EXECllTED OR NOT, 1J!i£SS 01l!E!II\ISE """8JBYCO!ITRACT.
STAMP:
PROJECT NAME:
JOB ND:
DRAWN BY:
CHECKED BY:
ISSUE DATE:
DRAWING ALE:
PHASE:
SHEET
TTTLE:
SHEET
NO:
rm; FOR CONSTRUGTIOti
RAMSEY RESIDENCE ADDITION
2016
FR
AC
09/02/22
RAMSEY RESIDENCE - 2022-07-14
DESIGN DEVELOPMENT
PROPOSED ROOF PLAN
A105
9/2/2022 2:55:44 PM
Co
1 EXISTING EAST ELEVATION 3/16" -1'-0"
SP #20 242,85
SP #22 242.85 / LVvR 235.63
2 PROPOSED EAST ELEVATION 3/16" -1'-0"
25'-0" MAX FROM GRADE
SP #23 244.83
SP #19 244.03
SP #16 242.85 I LVVR 235.63
SP#15241.82
c.s. #3 237.02
SP#3234.86
I _ Level 1-(E\FF I'\
223'-5~
7 level O(E) ~ 222' -4 7/16"
Level OE
222' -4 7/16"
COASTAL HEIGHT OVERLAY ZONE
1. THE HIGHEST POINT OF THE ROOF, EQUIPMENT OR ANY VENT, PIP ANTENNA, OR OTHER PROJECTION SHALL NOT EXCEEO XX'-0' ABOVE BASE OF MEASUREMENT (REFERENCE DATUM).
PROJECT:
RAMSEY RESIDENCE ADDITION
PROPOSED ELEVATIONS KEY NOTES I xx I
427 CANYON DRIVE
SOLANA BEACH, CA 92075
SANTA BARBARA STUCCO FINISH, TYP.
2 NEW SPANISH TILE. ADD NEW TILE TO EXISTING AND PROPOSED ROOFS, TYP.
3 EXISTING CHIMNEY TO REMAIN. NEW CAP PER OWNER SELECTION NEW LIGHTING, TYP.
NEW DECORATIVE ELEMENTS ON FACADE
NOT USED
NOT USED
8 NEW WINOOW, TYP.
9 NEW DOOR. TYP.
10 NOTUSED
11 NEW WROUGHT IRON RAILING
12 EXISTING MAILBOX TO REMAIN
13 NEW WOOD TRELLIS
14 NEW GATE TO SIDE YARD
ANDREW E. CROCKER, AIA
646 VALLEY AVENUE, SUITE A
SOLANA BEACH, CA 92075
T: 858.345.1295
CONSULTANT:
NO: REVISION: DATE:
1'lESE OIIAll!HGS, SPECIACATIONS Nil l1iE COHC8'ra EMaODIEB IN 1HEM N!f. 'H DRl6JNN. UNl'UBUSliBl WDRI( DflliE NIIHTECT, Nil MAY NOT BE US8J, DISClDS8J,OIIIJUPUCA18JWITHOIJT11iElllVl1E!ICONSOOWHrni6111iE PIIO.ECTFllRIIHCHlliEY\IEREW,DE~EllECUIBJDIINOT,UHlfSS DlliE!IVIISE l<lREEIJ BYCOHII\ACT.
STAMP:
NOT FOR CONSTRUCTION
PROJECT NAME: RAMSEY RESIDENCE ADDITION
JOB NO: 2016
ORAWNBY: FR
CHECKED BY: AC
ISSUE DATE: 09/02/22
DRAWING ALE: RAMSEY RESIDENCE - 2022-07-14
PHASE:
DESIGN DEVELOPMENT
SHEET
TITLE: ELEVATIONS
SHEET
NO:
A300
9/2/2022 2:56:38 PM
~,
!ii1 ~.
!!:I
I
1 EXISTING SOUTH ELEVATION 3/16" 1·-0·
I --- _1-----------
OUTLINE OF EXISTING RESIDENCE
SP #25 228.27
BEYOND
SP #43 223.96
2 PROPOSED SOUTH ELEVATION
TYP
COASTAL HEIGHT OVERLAY ZONE
1. THE HIGHEST POINT OF THE ROOF, EQUIPMENT OR ANY VENT, PIP ANTENNA, OR OTHER PROJECTION SHALL NOT EXCEED XX'-0" ABOVE BASE OF MEASUREMENT (REFERENCE DATUM).
ELEVATIONS KEY NOTES SANT A BARBARA STUCCO FINISH, TYP.
NEW SPANISH TILE. ADD NEVI TILE TO EXISTING AND PROPOSED ROOFS, TYP.
EXISTING CHIMNEYTO REMAIN. NEW CAP PER OWNER SELECTION
NEVI LIGHTING, TYP.
NEW DECORATIVE ELEMENTS ON FACADE
NOT USED
NOT USED
NEW WINDOW, TYP.
NEW DOOR, TYP.
10 NOT USEO
11 NEW WROUGHT IRON RALING
12 EXlSTING MAILBOX TO REMAIN
13 NEW WOOD TRELLIS
14 NEW GATE TO SIDE YARD
,~
I ~ Level 5 (N)TOP
PROJECT:
RAMSEY RESIDENCE ADDITION
427 CANYON DRIVE
SOLANA BEACH, CA 92075
ARCHITECT:
fl Architecture
ANDREW E. CROCKER. AJA
646 VALLEY AVENUE, SUITEA
SOLANA BEACH, CA 92075
T: 858.345.1295
CONSULTANT:
- I ~ - --- --- 2:ij~i5 ~3i~ ~ 4-----------------+-==
5' -93/4"
25'-0" MAX FROM GRADE
PER LAJmSCAPE
CONSULTANT t,-.L..::::>'"".--
12 Level 4 (E)MAIN
RIDGE
235' -3"
NO: REVISlON: DATE:
THESE DAA\lil!iGS, SPEaflCATIONS /HJ 1HE COliC6'TS EM90IXf.S IN 1HEM NE Tl£ ORIGINM.. UNPUBUSHED WORK Of 1HE N\CHTECT, Nil MAY HOT BE USED, rxsa.osED, DR DUPLICATED lMlHOUT THE WRITTEN COHSEHT YfflHER M PRO.ECT FOR WHCH IBEY~ MADE IS EXECUlED OR NOT, lJN1£SS OlHEilVASE .1Gl\63JBYCOIITRACT.
STAMP:
NOT FOR CONSTRUCTION
3 !",-
~ PROJECT NAME: RAMSEY RESIDENCE ADDITION
JOB NO: 2016
DRAWN BY: FR
CHECKED BY: AC
w ISSUEDATE: 09/27122
~ ~--------------'--
N a.. DRAWING ALE: RAMSEY RESIDENCE - 2022-09-27
°' l= PHASE:
SHEET
TITLE:
SHEET
NO:
DESIGN DEVELOPMENT
ELEVATIONS
A301
9/27/202210:39:32 AM
- -- 1'-6"
-----1t--~ I ------ 236 .. 4 - 235.25 --- --- --- --- --- --- --- --- --- M: I CIJ
0 level 5 (N) TOP
I= PLATE_2FL" - i'5 - --- 237' -10~
:i
g': I 1•-33;4• ,~ 225,03
222.05
EXISTING WEST ELEVATION 3/16" -1'-0"
PROPOSED GRADE
SP#36227.11
2 PROPOSED WEST ELEVATION 3/16' 1'-0" TYP. TYP.
EXISTING GRADE AT BASE BELOW
SP #9 242.85 1 LWR 237.11 PRIMARY BEDROOM RIDGE
Level 2 (N)TOP
228' ~1:"J2~ ~
level -0
- 2f~)~~~~~~. ~
l,,gvel -1 (~~?-~~ ~
Level -221~~'.F& ~
COASTAL HEIGHT OVERLAY ZONE
1. THE HIGHEST POINT OF THE ROOF, EQUIPMENT OR MW VENT, PIP ANTENNA, OR OTHER PROJECTION SHALL NOT EXCEED XX'-0" ABOVE BASE OF MEASUREMENT (REFERENCE DATUM).
ELEVATIONS KEY NOTES SANTA BARBARA STUCCO FINISH, TYP.
NEW SPANISH TILE. ADD NEW TILE TO EXISTING AND PROPOSED ROOFS, TYP.
EXISTING CHIMNEYTO REMAIN. NEW CAP PER OWNER SELECTION
NEW LIGHTING, TYP.
NEW DECORATIVE ELEMENTS ON FACADE
NOTUSED
NOTUSED
NEW WINDOW, TYP.
NEW DOOR, TYP.
10 NOTUSED
11 NEW WROUGHT IRON RALING
12 EXISTING MAILBOX TO REMAIN
13 NEW WOOD TRELLIS
14 NEWGATETOSIDEYARD
PROJECT:
RAMSEY RESIDENCE ADDITION
427 CANYON DRIVE
SOLANA BEACH, CA 92075
ANDREW E. CROCKER, AIA
646 VAi.LEY AVENUE, SUITE A
SOLANA BEACH, CA 92075
T: 858.345.1295
CONSULTANT:
NO: REVISION: DATE:
lllfSEDIIAIWiGS,SPEClACA110NSNIJTHECOHC6'1>EM800IESINTHEMN!E n£ OIVSN.11. UNPIJBIJSHS) WORK OF THE N!OflECT, NIJ MAY NOT BE US8l, DISCUlS8l, OR OUPUCA1Bl 1111HOUTTHEW!\f11EH CONSOOl'fflHSI THE PRO,ECTFOR WHCH THEY IIERE MHlE ~ EXECUTED OR NOT, llNIESS DllfE!l'MSE "6Rl'fD BY CONTRACT.
STAMP:
NOT FOR CONSTRUCTION
PROJECT NAME: RAMSEY RESIDENCE ADDITION
JOB NO: 2016
DRAWN BY: FR
CHECKED BY: AC
ISSUE DATE: 09/02/22
DRAWING FILE: RAMSEY RESIDENCE - 2022-09-02
PHASE:
DESIGN DEVELOPMENT
SHEET
TITLE: ELEVATIONS
SHEET
NO:
A302
9/2/2022 3:02:19 PM
"" I 236' · 5 9/32~
_________ j__
I
________ L_ ____ _ --------------------------------
1 EXISTING NORTH ELEVATION 3/16" 1'-0"
I
-------+-------
_____ I -- --- -=-r= --
2 PROPOSED NORTH ELEVATION 3/16" 1·-0·
COASTAL HEIGHT OVERLAY ZONE
1. THE HIGHEST POINT OF THE ROOF, EQUIPMENT OR ANY VENT.
PIP ANTENNA. OR OTHER PROJECTION SHALL NOT EXCEED XX'-0" ABOVE BASE OF MEASUREMENT (REFERENCE DATUM).
ELEVATIONS KEY NOTES SANTA BARBARA STUCCO FINISH, TYP.
NEW SPANISH TILE. AGO NEW TILE TO EXISTING AND PROPOSED ROOFS. TYP.
3 EXISTING CHIMNEY TO REMAIN. NEW CAP PER OWNER SELECTION NEW LIGHTING, TYP.
NEW DECORATIVE ELEMENTS ON FACACE
NOTUSED
7 NOTUSED
8 NEW WINDOW. TYP.
9 NEW DOOR. TYP.
10 NOT USED
11 NEW WROUGHT IRON RALING
12 EXISTING MAILBOX TO REMAIN
13 NEW WOOD TRELLIS
14 NEWGATETOSIDEYARD
I !i§ Level 4 (E)MAIN
RIDGE
235' -3"
I ~ Level 3 (E)
"-GARAGE RIDGE
- --- _
-==-=- __ -
_
~
I L'e)!eL;l.illRI.QGE2__.,
-. 233' -217/3't"'J
I
PROJECT:
RAMSEY RESIDENCE ADDITION
427 CANYON DRIVE
SOLANA BEACH, CA 92075
ARCHITECT:
fl Architecture
ANDREW E. CROCKER. AJA
646 VAi.LEY AVENUE, SUITE A
SOLANA BEACH, CA 92075
T: 858.345.1295
CONSULTANT:
NO: REVISION: DATE:
MSE lll\AIIIHGS, Sl'ECIACATlONS !HJ THE COHC8'1S EMSOO!ES 1H 1liEM ME 1lE ORIQNI( IJM'll!IUSHED WDRI( OF THE lnC!fID:T, NIil MAY NOT BE USED, DtSa.OSal, OR OUPUCA1Bl Wl1HOUTTHEW"11!H CONS81TWHE11£1\ THE PRO.ECTFOR WHCH ll£1 WERE MME IS DEUTED OR NOT, UHl.£SS OniER'MSE AGA!EBYC<lH11\ACT.
STAMP:
NOT FOR CONSTRUCTION
PROJECT NAME: RAMSEY RESIDENCE ACDITION
JOB NO: 2016
DRAWN BY: FR
CHECKED BY: AC
ISSUEOATE: 09/02/22
DRAWING ALE: RAMSEY RESIDENCE - 2022-07-14
PHASE:
DESIGN DEVELOPMENT
SHEET
TITLE: ELEVATIONS
SHEET
NO:
A303
9/2/2022 3:02:51 PM
I
SP #10 244.83
SP #6 237 .11 / LVI/R 234.86 I
I
I
___ L
;
I -------------
-_ J----------===--------- ------ _L_ ___ _
I
I
I
I
----t---------- -.---- I SP #43 223.96
J~---
PROPOSED GRADE
-------------- _ l:= 25'-0"MAXFROMGRADE -
SP#12241.82 / LWR 237.11
SECTION 1 3/16" = 1'-0"
I §j .~ ·~ L
ll: Level 5 (N)TOP
PLATE~ - --- --I 237' -109132"'J
Level 4 (E)MAIN
RIDGE
235'-3"
I Level 2 (N)TOP
I P~ - --r --------zzs· :-2 ~
I
I
222' - 4 7/16"
L~~~!:\~NJf; ~
SP#1D244.83 _ -----------_-_--_--$-""' ----- SP #11 242.85-------r -------------------------------· I I
PRIMARY ROOM SPm3 233.19 ~
218 SF
SP #28 228.02 / LWR 223.82
EXISTING GRADE TO REMAIN
2 SECTION 2 3/16"=1'-0"
Level 5 (N)TOP
--------f --------- 2~!:'~f~:2~ ~
i~~;;~--., ~ I
'° 0.. ;c:
PROPOSED GRADE
I
~-
I
I
l _ Level -2 -J.N)FF llr\
214'~
PROJECT:
RAMSEY RESIDENCE ADDITION
427 CANYON DRIVE
SOLANA BEACH, CA 92075
ARCHITECT:
II Architecture
NO: REVISION:
ANDREW E. CROCKER, AJA
646 VALLEY AVENUE, SUITE A
SOLANA BEACH, CA 92075
T: 858.345.1295
CONSULTANT:
DATE:
THESE DAA\!11NGS, SPB:WICAllOHS NlJ 1Hf CONC8'1S EMSOOIES 1H THEM NE 1Hf ORISNI!. UHPIJBllSH!'D WOOIC OF 1Hf NIClflm, NlJ MAY NOT BE USED, DISCUlS8l, OR OlJl'IJCAlBl Yl11HOUT1Hf WRITIDi CONSOOW!if1HER 1Hf PiUIECTAlR WIIClilHEY\lel\EMMlEIS!llcCU!lll llll NOT, llM.ESS DTH!!l'MSE NiR8'DBYcamw:T.
STAMP:
PROJECT NAME: RAMSEY RESIDENCE ADDITION
JOB NO: 2016
DRAWN BY: FR
CHECKED BY: AC
ISSUE DATE: 09/02/22
DRAWING FILE: RAMSEY RESIDENCE - 2022-07-14
PHASE:
DESIGN DEVELOPMENT
SHEET
TITLE: SECTIONS
SHEET
NO:
A400
9/2/2022 3:03:43 PM
I I -- ---
1 ---,----
1 - - _I_ _~;:====.::===:::;;:YL
1 SECTION 3 3/16" -1'-0"
SP #24 \'VEST 239.13 SP #24 EAST 239.13
-- -- - -- --=---=--=1-~~-~=="=-- -- -
SP#33227.11
------------------
EXIST, HT. 236.44
EXlSJ1NlL_ - --
WOOD BURNING
CHI
1 A400
----+----------L:!~f~~;; ~ ~ I
I Level 2 (N)TOP
- --- 225-~ttJi- ~
PROJECT:
RAMSEY RESIDENCE ADDITION
427 CANYON DRIVE
SOLANA BEACH, CA 92075
ARCHITECT:
fl Architecture
NO: REVISION:
ANDREW E. CROCKER, PJA
646 VALLEY AVENUE, SUITE A
SOLANA BEACH, CA 92075
T: 858.345.1295
CONSULTANT:
DATE:
lliESEOAAW.HGS, SPECi1CAllOHS Nil TiiE CONCEPTS EM80llfS tN llSI ME Tl-£ ORIGHN.. lJN?UBUSHED WORK OFlHE AACHT'tCT, Nm MAY NOT BE USED, ~SCUJSSl. OIi OIJ!'UCATED W!1HOI/TlHE WftlllBj CONSalTIMlHER lHE P!l0.ECT FOIi WCH lHEY\ERE MADE~ EXECUTED OIi HOT, UlitESS 011iS!'MS€ l6AEE!l BY CONTRACT.
STAMP:
PROJECT NAME: RAMSEY RESIDENCE ADDITION
JOB NO: 2016
DRAWN BY: FR
CHECKED BY: AC
ISSUE DATE: 09/02/22
DRAWING ALE: RAMSEY RESIDENCE· 2022-07-14
PHASE:
DESIGN DEVELOPMENT
SHEET SECTION TITLE:
SHEET
NO:
A401
9/212022 3:07:39 PM
~ 0
>--'
:r:
V,
u
w
:::e
<(
z
':l
c::
,,. S-3
'S@ :•'6
F~E1 :·sci EX.:'15
I .' . , ,
~i~
.}i\ll:;t:JJt;t;,:::iti~li;~
CONSTRUCTION LEGEND EXISTING SITE ELEMENTS
Q] EXISTING CURB/GUTTER
0 PROPOSED DRAIN/UTILITIES PER CIVIL ENG.
@) PROPERTY LINE
[3)sETBACK
@) EXISTING METER LOCATION
@) EXISTING FENCE TO REMAIN
[?J EXISTING FENCE TO BE REMOVED
[I} EXISTING STRUCTURE TO REMAIN - PER ARCH
[II PROPOSED ADDITION - PER ARCHITECT
~ EXISTING DECK TO REMAIN - PER ARCHITECT
122) PROPOSED DECK/BALCONY/STEPS - PER ARCHITECT
@ BIO-RETENTION AREA - PER CIVIL
~ EXISTING 5' HT GATE
MASONRY/CARPENTRY
[El CONCRETE STEPS (TO MATCH)
~ TILE STEPS (TO MATCH)
~ 4' HT CUSTOM WOODEN & METAL GATE
[22.I 5' HT WOODEN GA TE - TO BE SELF LA TC HING
~ 18' HT CUSTOM FOUNTAIN BASIN WITH PREFAB FOUNTAIN
~ METAL EDGING
POOUSPA (UNDER SEPARATE PERMIT)
~ POOL - UNDER SEPARATE PERMIT
Ej CRAWL SPACE ACCESS (BY ARCHITECT)
POOL COPING - TBD
IE) EXPOSED POOL WALL W/ TILE VENEER
~
~ POOL STEPS
~ SPA
NOTES
Ni~NIE~TE CO'll'I2ACTCRTO\IEBfY
Cl.'M/IISO'l6N-o FNSH ElfVAT!OlSINTHE FIELD~
AD.llSTM:NT'S.N LAYO.IT CR FNSH ElEVt.TICNS MA.Y CX:CUPDUE TO REW CQIOTO'lf.iQii'AT THE IlSCRf1lOl 0: ThE om.ER
THE C~CRIS T08EMFW ~Cf C81~All
PE0NT'SN-OPVJll~ALS7HPCXXiiP£P.1ll>ENTBta.(»l,(i
OEPmMENTS PlaCJ' TOC~
Ca,.tTP.'iCTCRT0PROIOEO£NT \\iTHYMiUSGAU.STO,E
M,.a.Tf2Al.,.DECOM'OSEOGP.ANTE.N-OGPOJT Cl.lfNTN-0
COG,\'fli:'9-W.1.NffOJEW.ft.ESBEF~~;!.l,KjM,•,TF~
Sff':riEETLC-OifCM(jEl'l,fRAI.NOTESN-0~-'llNVC&\O''-'~
N01B
THIS PLAN IS DIAGRAMMATIC ONLY. THE INTENT IS TO
PORTRAY LANDSCAPE INFORMATION ONLY. THESE
PLANS DO NOT PROVIDE SOLUTIONS TO ALL LANDSCAPE
RELATED PROBLEMS.
MINOR ADJUSTMENTS IN LAYOUT OR FINISH ELEVATIONS
MAY OCCUR DUE TO FIELD CONDITIONS OR AT THE
DISCRETION OF THE OWNER. THE CONTRACTOR IS TO
BEAR FULL RESPONSIBILITY OF OBTAINING ALL PERMITS
AND PLAN APPROVALS THROUGH PERTINENT BUILDING
DEPARTMENTS PRIOR TO CONSTRUCTION.
N OTES
THIS Pl.J\N IS 01'1GR.A.MM4.lJC ONLY THE
INTE NT IS 10 PORTAA Y i.J\N05CNE
INFORM4-TIONONLY THESE Pt.ANSDONOl
PROVIDE SOLUTIONS lOALl l.J\NOSCAPE
REI.J\TED PROBLEMS
MINOR ADJUSTMENTS IN l.J\YOUT OR FINISH
ELEVATIONS M--.Y OCCUR DUE TO FIELD
CONDITIONS OR Al THE DISCRETION OF lHE
OWNER THE CONTRACTOR rs TO BEAR FULL
RESPONSIBILITY OF OBTAINING ALL PERMITS
AND Pl.AN APPROVALS "JHROUGH PERTINENT
BUILDING DEPARTMENTS PRIOR TO
CONSTRUCTION
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A~PRCA:H
GENERAL NOTES
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PID ;~VER P..,._f
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•.ACE
1. BEFORE START OF ANY EXCAVATION OR TRENCHING IN LOCATION ON
PROJECT SITE, CONTRACTOR SHALL VERIFY LOCATIONS OF ALL
UNDERGROUND UTILITIES. CONTACT UNDERGROUND SERVICE ALERT FOR LOCATION OF RIGHT OF WAY UTILITIES AT 1-800-422-4133 AND PROPERTY OWNER FOR ON SITE UTILITIES A MINIMUM OF 48 WORKING HOURS PRIOR TO START OF ANY EXCAVATION. DO NOT COMMENCE ANY EXCAVATION UNTIL UTILITIES HAVE BEEN LOCATED.
2. CONTRACTOR ANDfOR OWNER BUILDER IS TO BEAR FULL RESPONSIBILITY
FOR OBTAINING ALL PERMITS AND PLAN APPROVALS THROUGH THE PERTINENT BUILDING DEPT. FOR THIS PROJECT.
OE
3. CONTRACTOR SHALL ADHERE TO ALL PREVAILING BUILDING CODES, ZONING REQUIREMENTS AND SETBACKS RELATED TO THE PROJECT.
4 IN ADDITION, THE CONTRACTOR SHALL TAKE NOTE OF ANY UNUSUAL SITE
CONDITIONS EFFECTING COST OR CONSTRUCTION FEASIBILITY AND WILL
NOTIFY OWNER AND/OR LANDSCAPE DESIGNER PRIOR TO COMMENCEMENT OF WORK.
S CONTRACTOR TO INSPECT SITE PROIOR TO START OF CONSTRUCTION ANO VERIFY ALL SPECIAL CONDITIONS WI-IICH MIGHT INVOLVE ADDEO COST, I.E.
SITE PREP, DEMOLITION, HAULING COST, ETC. PROVIDE OWNER Vv'ITH WRITTEN ESTIMATE OF ALL ANTICIPATED COSTS.
6. CONTRACTOR TO VERIFY ALL PROPERTY LINES, EASEMENTS, ANO SETBACKS IN THE FIELD PRIOR TO INSTALLATION OF WORK.
SYMBOL LEGEND
P.A. PLANTING AREA - SEE
PLANTING PLAN
- STEPUP
HARDSCAPE LEGEN D
SYMBOL MATERIN
0 D EXISTING CONCRETE TO
REMAIN
0 ~ CONCRETE PAVING
.
.
@] m PERMEABLE PAVERS
@] MORTAR SET TILE
[I) DECOMPOSED GRANITE
~ IPE DECKING (AT
GRADE)
@] ~ SYNTHETIC TURF
[El 1°001 FLAGSTONE STEPPERS
STABILIZED [Q DECOMPOSED GRANITE
SITE AMMENITIES
B
B
~
B
B
§}
B
B
B
ITEM SIZE
2' W PIP RETAINING HT PER
WALL CIVIL
MASONRY FEATURE HT PER
WALL CIVI L
MASONRY BBQ 3' HT
COUNTER
OMIT
WOODEN FENCE ON HT PER
RETAINING WALL ARCH.
PLANS
WOODEN TRELLIS 'A' 7' HT
WOODEN TRELLIS 'B' HT PER
ARCH
PLANS
FREESTANDING HTTO
MASONRY WALL MATCH
MASONRY RETAINING HT PER
WALL CIVIL
BOULDER LEGEND
LARGE RETAINING BOULDER- 3' dia.
'DESERT SAND' f LOCA TlON TO BE
CONFIRMED BY LANDSCAPE ARCHITECT)
MEDIUM BOULDERS - 2' dia. 'DESERT SAND'
0 SMALL BOULDERS - 12'-I a· 'DESERT SAND'
NOTE , OF EACH BOULDER SHOULD BE
PlACED BELOW FIN5H GRADE
AN/SH
CAP
FINISH
CAP
FINISH
CAP
FINISH
CN'
TWE
COi.OR
FINISH
CAP
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PREPA
DYLAN RAMSEY/
TARAJOBIN
427 CANYON DRIVE
SOLANA BEACH, CA
PREPARED
LINEAR LANDSCAPE
ARCHITECTURE
JOE DODD,ASLA
1619 MYRTLE AVE
SAN DIEGO, CA 92103
P I 888.203.6628
SUBMITTAL:
01 OCT 15 2021
02 JAN 7 2022
03 FEB 28 2022
04 MAY 17 2022
05 SEPT 10 2022
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01 OF 07
0 FOUND O 5' IRON PIPE OPEN
(N 8° 19'30' E 119.06' R1)
N89'53''3"E 119.07'
------------------ ----------
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-- - - - --- !:i;:.::J
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RESIDENCE @ ,_
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APN:263-095-03 -=l...!::::::::::::::::::::::::=::;,:..:.:::i= ='"'~ ===========--- 1--~+---1 b------------------------ - - - - - ~ - - - - 3 H2
1• .B3 126s r
GENERAL IRRIGATION NOTES
1. All LOCAL MUNICIPAL AND STATE LAWS, RULES AND REGULATIONS GOVERNING OR RELATING TO ANY PORTION OF 'THIS WORK ARE HEREBY INCORPORATED INTO AND MADE A PART OF 'THESE SPECIFlCATIONS AND 'THEJR PROV,SIONS SHALL BE CARRIED OUT BY THE CONTRACTOR. IN CASE OF CONFUCT BET¥i£EN THE SPECIFICATIONS, DRAv.1NGS, ANO/OR CODE, THE MORE S1RINGENT REQUIREMENT SHALL PREVAIL
2. 'THE CON1RACTOR SHALL VERIFY 'THE LOCATIONS OF All EXJSTING UTILITIES, S1RUCTURES AND SERV1CES BEFORE COMMENCING WORK. 'THE LOCATIONS OF UTILITIES, S1RUCTURES AND SERV1CES SH0\\1-j IN 'THESE PLANS ARE APPROXIMATE ONLY. ANY DISCREPANCIES BETh£EN 'THESE PLANS AND ACTUAL FlELD CONDITIONS SHALL BE REPORTED TO 'THE 01',1,jER'S REPRESENTATIVE.
3 . 'THE CON1RACTOR SHALL OBTAIN 'THE PERTINENT ENGINEERING OR ARCHITECTURAL PLANS BEFORE BEGINNING WORK. 4-. THE CONTRACTOR SHAU. OBTAIN AU. NECESSARY PERMITS REQUIRED TO PERFORM THE WORK INDICATED HEREIN BEFORE BEGINNING WORK.
5. 'THE MAINLINE AND SLEEV1NG IS DIAGRAMMATIC. All PIPING IS FOR DESIGN CLARIFlCATION ONLY AND SHALL BE INSTALLED \\1'THIN LIMIT OF WORK BOUNDARIES AND IN SHRUB PLANTING AREAS \\HERE POSSIBLE. AVOiD ANY CONFllCTS BETh£EN 'THE SPRINKLER SYSTEM, PLANTING AND ARCHITECTURAL FEATURES.
6. IRRIGATION EQUIPMENT AS SHOv.,.j IS DIAGRAMMATIC. INSTALL ALL 'THE IRRIGATION REMOTE CON1ROl VALVES, QUICK COUPLERS. MASTER VALVES. FlOW SENSORS, BACKFlOWS. AIR/VACUUM DEV1CES, BALL VALVES. AND ANCILLARY EQUIPMENT, IN SHRUB PLANTING AREAS \\HEN FEASlBLE OR AS APPROVED BY 01',1,jER'S REPRESENTATIVE AND 'THE LANDSCAPE IRRIGATION DESIGNER.
7. DO NOT 'MLLFULl. Y INSTALL ANY EQUIPMENT AS SHOY;l,,I ON THE PLANS WHEN IT IS OBV10US IN THE FIELD THAT UNKNO~ CONDITIONS EXIST 'THAT \\£RE NOT EV1DENT AT 'THE TIME 'THESE PLANS WERE PREPARED. ANY SUCH CONDITIONS SHALL BE BROUGHT TO lHE ATTENTION OF 'THE 01',1,jER'S REPRESENTATIVE PRIOR TO ANY WORK OR lHE IRRIGATION CONTRACTOR SHALL ASSUME All RESPONSlBILITY FOR ANY FIELD CHANGES DEEMED NECESSARY BY lHE 01',1,jER.
8. INSTALL ALL EQUIPMENT AS SH0\\1-j IN lHE DETAILS AND SPECIFlCATIONS. CONTRACTOR SHALL BE RESPONSlBLE TO COMPLY 1111H LOCAL CITY, COUNTY AND STATE REQUIREMENTS FOR BOlH EQUIPMENT AND INSTALLATION.
9. CON1RACTOR TO PROV1DE AN ADDITIONAL PILOT \\1RE FROM CONTROUER ALONG ENTIRETY OF MAINLINE TO 'THE LAST RCV ON EACH AND EVER Y LEG OF MAIN LINE. LABEL SPARE \\1RES AT BOlH ENDS
10. ALL PIPE UNDER PAVED AREAS, HARDSCAPE. OR AS DIRECTED BY 01',1,jERS REPRESENTATIVE TO BE INSTALLED IN SLEEV1NG, Tv.1CE lHE DIAMETER OF PIPE OR \\1RE BUNDLE CARRIED. ALL 2" AND 3" SLEEV1NG FOR NON-V1HICULAR PAV1NG SHALL BE PVC1220 SCH. 40, TYPE 1, GRADE 2 MATERIAL CONFORMING TO ASlM STANDARD D-1785-4. All 4" AND LARGER SLEEV1NG BELOW VEHICULAR PAV1NG SHALL BE PVC1220 SCH.BO SDR21, TYPE 1, GRADE 2 MATERIAL CONFORMING TO ASTM STANDARD D-2241. SLEEVES UNDER BROW DITCHES SHALL BE EN CASED IN CONCRETE A MINIMUM OF 6 " lHICK ON ALL SIDES OF PIPE.
SLEEVES TO EXTEND AT LEAST 12" PAST THE EDGE OF PAV1NG.
POC AT POTABLE DOMESTIC SERVICE LINE ASSUMED_/
STATIC WATER PRESSURE tS +/- 80PSL CONTRACTOR
SHALL VERIFY EXISTING STATIC WATER PRESSURE
PRIOR TO CONSTRUCTION ANO ADJUST
PIPE/EQUIPMENT SIZES ACCORDINGLY. CONTACT
LANDSCAPE ARCHITECT IF DESCREPANCIES EXISTING
IN THE FIELD
11. All QUICK COUPLER VALVES TO BE INSTALLED IN SHRUB OR GROUND COVER AREAS \\HERE POSSlBLE. ALL QUICK COUPLER VALVES TO BE INSTALLED AS SHOv.,.j ON lHE INSTALLATION DETAILS. INSTALL ALL QUICK COUPLER VALVES \\1'THIN 18" OF HARDSCAPE.
12. IRRIGATION HEADS ADJACENT TO lHE STREET SHALL BE HELD A MINIMUM OF 2 FEET FROM EDGE OF PAVEMENT. All HEADS ARE TO BE INSTALLED 1111H 'THE NOZZLE, SCREEN AND ARCS SH0\\1-j ON lHE PLANS. ALL HEADS ARE TO BE AD.USTED TO PREVENT OVERSPRA Y ONTO BUILDINGS, WALLS, FENCES AND HARD SCAPE. THIS INCLUDES. BUT NOT LIMITED TO, AO.A.JSTMENT OF DIFFUSER PIN OR ADJUSTMENT SCREW, REPLACEMENT OF PRESSURE COM PENSA TING SCREENS, REPLACEI.AENT OF NOZZLES 1111H MORE APPROPRIATE RADIUS UNITS AND lHE REPLACEMENT OF NOZZLES 1111H ADJUSTABLE ARC UNITS. \\HEN VERTICAL OBS1RUCTIONS (PROPS. S1REET LIGHTS. 1REES. ETC.) INTERFERE \\1'TH lHE SPRAY PATTERN OF lHE SPRINKLER HEADS PREVENTING PROPER COVERAGE, 'THE IRRIGATION CON1RACTOR SHALL FlELD ADJUST 'THE SPRINKLER SYSTEM BY INSTAWNG A QUARTER CIRCLE OR HALF CIRCLE SPRINKLER HEAD ON EACH SlDE OF lHE OBSTRUCTION SO AS TO PROV1DE PROPER COVERAGE. All. AD..AJSlMENTS SHALL BE MADE AT NO ADDITIONAL COST TO THE O'IYNER.
13. THE IRRIGATION CONlRACTOR SHALL ADJUST THE PRESSURE REGULATOR ON EACH ELECTRIC CONTROL VALVE SO THAT THE SPRINKLER HEAD FARTHEST AND HIGHEST IN ELEVATION FROM ITS RESPECTIVE CONTROL VALVE OPERATES 'MTHIN lHE OPERATING PRESSURE SH0\\1-j ON 'THE IRRIGATION LEGEND. NOT TO EXCEED FlVE (5) PSI ABOVE lHE GIVEN OPERATING PRESSURE FROM lHE SPECIFlED PRESSURE LOCATED ON lHE IRRIGATION LEGEND.
14. lHE IRRIGATION SYSTEM DESIGN IS BASED ON lHE MINIMUM OPERATING PRESSURE AND lHE MAXIMUM FlOW DEMAND SHQ\\1-j ON lHE IRRIGATION DRA\\1NGS AT EACH POINT OF CONNECTION. lHE IRRIGATION CON1RACTOR SHALL VERIFY WATER PRESSURE V,A DIRECT FlELD MEASUREMENT PRIOR TO CONS1RUCTION. REPORT ANY DIFFERENCE BETWEEN 'THE WATER PRESSURE INDICATED ON lHE DRA\\1NGS AND lHE ACTUAL PRESSURE READING AT lHE IRRIGATION POiNT OF CONNECTION TO lHE 01',1,jER'S AU'THORIZED REPRESENTATIVE. IN lHE EVENT PRESSURE DIFFERENCES ARE NOT REPORTED PRIOR TO START OF CONSTRUCTION, THE IRRIGATION CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANY REV1SIONS, AND COSTS ASSOCIATED 1111H SAID REV1SIONS.
15. SHOULD FlELD CONDITIONS REQUIRE PIPE INSTALLATION OlHER lHAN lHAT SH0\\1-j ON PLANS, 'THE CONTRACTOR SHALL LIMIT EXCESS FlOW AND SIZE ALL PIPE NOT TO EXCEED A VELOCITY OF 5 FEET PER SECOND (FPS) IN PVC PIPE AND CAST IRON PIPE. FLOW THROUGH ANCILLARY EOUIP1r.4ENT, STEEL ANO COPPER PIPE SHALL NOT EXCEED A VELOCITY OF 7 )z FPS. ALL ADJUSTMENTS SHALL BE MADE AT NO ADDITIONAL COST TO THE O'IYN ER.
16. CHECK VALVES SHALL BE USED TO PREVENT All LOW HEAD DRAINAGE
IRRIGATION SCHEDULE
SYMBOL
1§1
MANUFACTlJRER/MOOEL/DESCRIPTION
Hunter ICZ-101-LF
Drip Cortrot Zone Kit. 1" ICVGlobe Valve with 1" HY100filter system. Pressure Regulation: 25psi. Flow Range: .5 GPM to 15 GPM. 150 mash stainless steel screen. Install in standard valve box
Pipe Transition Point above grade
Pipe transition point from PVC lateral to drip tubing with riser to above grade installation.
-------------- AreatoReceiveDripline
--- - ----------- HunterHDL-09-12-CV
-_-_-_-_-_-_-_-_-_-_-_-_-____ HDL-CKH2•CV: Hurter Drip1inew/ 0.9 GPH emitters at 12" O.C. ----_-_-_-___________________ Check valve, dllrk brown Ir.bing W/ black striping. Dripline -_-__________________________ laterals spaced at Hr apart, wnh emitters offset for triangular ----_-_______________________ pattern. Install with Hunter PLO barbed or PLD-LOC fittings. For -_-__________________________ use on slopes wnh Moderate/Sandy soils.
SYMBOL
®
@]
POC
':r'
MANUFACTURER/MODEL/DESCRIPTION
Nibco T-113·K
Class 125 bronze gate shl.A: off valve wnh cross handle, same size as rreinline pipe diameter at valve location. Size Range• 1/4" - 3" Hunter ICV-G-FS 1"
1", 1-1/2", 2", and 3" Plastic Electric Master Valve, Globe Configun1tion, with NPT Threaded Inlet/Outlet, for
CommerciaVMunicipal Use. wnh Filter Sentry. Size per Mainline Pressure Reducing Valve
WILKINS• 500-HLR series pressure reducing valve with 10·125 PSI spring range, size and pressure setting as noted.
Pressure downstream required is 46.71 PSI
Zum 975XL 3/4"
Reduced Pressure Backflow device
Hunter PC-XXOOi
Light Comnercial & Residential Controller, XX-station base module controller, 120 VAC, Indoor model
Hunt.erWSS
Wireless Solar, rain freeze sensor with outdoor interface, connects to HLM1ter PCC, Pro•C, e.nd I-Core Controllers , install as noted. Includes 10 year 1nhium battery and rubber module cover, and gutter rrount bracket.
Hunter HFS-100
Flow Sensor for use with ACC controller, 1" Schedule 40 Sensor Body, 24 VAC, 2 amp.
Point ol Comection 3/4"
TBD
Irrigation Lateral Line: PVC Class 200 SOR 21
Irrigation Mainline: PVC Schedule 40
Pipe Sloeve: PVC Class 200 SOR 21
Val,,.Nun'i>o,
Hydrozone
A,eo
Valve Flow
Valve Size
NOTE: MAINLINE LOCATION IS DIAGRAMMATIC. MAINLINE SHALL BE Z LOCATED ON PRIVATE PROPERTY. NO PORTION OF THE MAINLINE SHALO BE LOCATED 'MTHIN THE RIGHT OF WAY OR ON OTHER PROPERTIES. B CONTRACTOR SHALL DETERMINE AN APPROPRIATE LOCATION IN THE ::)
FIELD, FREE OF OBSTRUCTIONS AND PROPOSED ELEMENTS 'NHILE MINIMIZING SLEEVING.
EXISTING MAINLINE LOCATION SHALL BE VERIFIED BEFORE
CONSTRUCTION AND MAY BE UTILIZED UNDER THE FOLLOIMNG
CONDITIONS:
ALL PIPING SHALL BE IN GOOD 'NORKING CONDITION,
Cl::
tV')
z
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CURRENT PIPE SIZE IS APPROPRIATE FOR THE DEMAND OF THE 0 PROPOSED IRRIGATION SYSTEM AS DESIGNED PER PLAN z MAINLINE PIPE DEPTH,MATERIAL, AND LOCATION MEET All LOCAL CODES
NOTE: MAINLINE EQUIPMENT ANO APPURTENANCE LOCATION IS
DIAGRAMMATIC. CONTRACTOR SHALL DETERMINE AN APPROPRIATE
LOCATION IN THE FIELD, FREE OF OBSTRUCTIONS ANO NEAR EXISTING METER LOCATION.
VALVE LOCATIONS ARE APPROXI MATE. CONTRACTOR SHALL
DETERMINE AN APPROPRIATE ANO DISCREET LOCATION IN THE FIELD FOR EASY ACCESS.
NOTE: AVOID SPRINKLER RISERS IN CORNER, ALONG WALLS, ANO PARKING AREAS. NO OVERHEAD IRRIGATION IMTHIN M OF AN
IMPERMEABLE SURFACE OR 1N AREAS LESS THAN 10'\oVIOE IN ANY
DIRECTION (ENGINEERED SLOPES EXCLUDED) ALLOWABLE IRRIGATION
WTHIN THE SETBACK FROM NO-PERMEABLE SURFACES MAY INCLUDE
DRIP, DRIP LINE, OR OTHER LOW FLOW NON-SPRAY TECHNOLOGY NOTE: CONTRACTOR TO MAINTAIN REGULAR WATERINGS OF EXISTING PL.ANTING AREAS DURING CONSTRUCTION. IF ANY PLANT MATERIAL IS
DAMAGED AS A RESULT OF LACK OF WATER, THE CONTRACTOR SHALL REPLACE IN KIND.
A CERTIFICATE OF COMPLETION Will BE REQUIRED FOR ALL IRRIGATION
ANO LANDSCAPING ANY DEVIATIONS FROM LANDSCAPING 'NILL
REQUIRE APPROVAL PRIOR TO THE Pl.ANNING FINAL INSPECTION APPL !CANTS STATEMENT Of COMPLIANCE
I AM FAMILIAR 'MlH lHE REQUIREMENTS FOR LANDSCAPE AND
IRRIGATION PLANS CONTAINED IN 'THE CITY'S WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED 'THIS PLAN IN
COMPLIANCE \\1'TH 'THOSE REGULATIONS AND 'THE LANDSCAPE DESlGN MANUAL I CERTIFY 'THAT 'THE PLAN IMPLEMENTS 'THOSE R~~ROV1DE EmCIENT USE OF WATER.
JOE DODD, PLA f6005
APPLICANT SlGNA TURE
8 16
1/ a"=1 '-o"
9-15-21
DATE
24 I
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RED FOR
DYLAN RAMSEY/
TARAJ08IN
427 CANYON DRIVE
SOLANA BEACH, CA
PREPARED BY
LINEAR LANDSCAPE
ARCHITECTURE
JOE DODO,ASLA
1619 MYRTLE AVE
SAN DIEGO, CA 92103
P I 888.203.6628
SUBMITTAL:
01 OCT 15 2021
02JAN 7 2022
03 FEB 28 2022
04 MAY 17 2022
L-2
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LOT 15 MAP 270
APN :263-095-0
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WATER CALCULATIONS CITY OF SOLANA BEACH ESTIMATED TOTAL WATER USE ETWU WORKSHEET
HYOROZONE HYORDZONE
f-----------J==
~ ---1..l!!!.!J!L-L ___ ...L-.±.:""-'l"--'--"--
= "'----'------'-----t----•LA LINE 2 drl 3 I
EVAPOTRAN SPIR
ATION RATE Eto ~
CONVERSION FACTOR ·
0.82 062
LINE 1 X LINE 2 2542
PLANT FACTOR PF
0 .30
0 .60
1 .00
HYDROZONE AR
EA HA 1315 126 368
LINE 4 X
L
INE 5 3945 75 6 388 0
IRRIGAT
ION EFFICIENCY IE 081 081 1 00
LINE6
/ LINE7 487.04 93 33 388 ~
TOTAL OF ALL LINE 8 BOXES ••• LINE 3 X LINE i · ESTIMATED 10 TOTAL WATER USE ETWU 24
,816
MAXIM.JM APPLIED WATER
ALLOWANC E (MA.WA)
MAWA =
MA.WA=
ETo = 41 mlyr
LA= 1829sq tt
SLA= Oiqfl
ETAF=
(EtoX0 62)1ET
AF x LA
) + (1
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(E
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25 . .(2 ({ 55 X
1829.00
MAXIM
UM APPLJED WATER ALCOWANCE= , 25571
.249 r
0•
Jgal per year
HYDROZONE H2
VALVE #
WATER METHOD
AREA
PLANT FACTOR
+ + + ~-=~~CCT.~½--:,';-.------+ + +
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DYLAN RAMSEY/
TARAJOBIN
427 CANYON DRIVE
SOLANA BEACH, CA
PREPARED B
LINEAR LANDSCAPE
ARCHITECTURE
JOE DODO,ASLA
1619 MYRTLE AVE
SAN DIEGO, CA 92103
P I 888.203.6628
SUBMITTA
L:
01 OCT 15 2021
02 JAN 7 2022
03 FEB 28 2022
04 MAY 17 2022
L-3
SHT
03 OF 07
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~----+lNISH GRADE IN l\JRF AREAS
NOTE,
~--__,,LASTIC RECTANGULAR VALVE BOX 1111H BOLT D0\11'1 COVER, USE STAINLESS BOLT, NUT, AND WASHER BOX TO BE PLACED AT RIGHT ANGLE TO HARDSCAPE EDGE. HEAT BRAND "Mv" ONTO LID.
NISH GRADE IN SHRUB AREAS
fllll--i!!!,iil:!:§iit--24" \\IRE LOOP
VALVE ID TAGS
A~P~. f, bfMW VC MAINLINE TO FLOW SENSOR, PIPE PER SPECS.
L
-~~~l:_-:=_-:=_-:=_-=.,(4) BRICK SUPPORTS
RASS UNION
'--------t>RASS NIPPLE {TYP).
~------LANDSCAPE FABRIC
~-------3/4" ROCK, 2 CUBIC FT.
BX'EK~8'wLI~tl1
ffE~oM
USE 45 DEGREE ELLS TO ACHIEVE MAINLINE DEP1H FROM SUPPLY SIDE OF "THE MASTER VALVE ASSEMBLY.
ALL "THREADED CONNECTIONS TO HAVE TEFLON TAPE OR PASTE.
VALVE
FlNISH GRADE IN TURF AREAS
PLASTIC RECTANGULAR VALVE BOX 1111H BOLT D0\11'1
COVER, USE STAJNLESS BOLT, NUT, AND WASHER. BOX TO
BE PLACED AT RIGHT ANGLE TO HARDSCAPE EDGE. HEAT
BRAND "Bv" ONTO LID.
--FINISH GRADE IN SHRUB AREAS
(4) BRICK SUPPORTS
~---3/4" ROCK, 2 CUBIC FT.
'-------LANDSCAPE FABRIC
BOX TO BE INSTALLED TO All.OW FOR PROPER OPERATION Of BALL VALVE HANDLE. INSTALL AT RIGHT ANGLE TO HARDSCAPE EDGE.
INSTALL VALVE BOX EXTENSIONS AS REQUIRED TO ACHIEVE PROPER VALVE INSTALLAllON AT MAINLINE DEPTH.
ALL lHREADEO CONNECTIONS SHALL HAVE TEFLON TAPE OR PASTE.
STRIP AND T\\IST \\IRES FOR PROPER CONNECTION
LOW VOLTAGE 'MRES, 3 MAXIMUM
OUTER CASE OF CONNECTOR
\\IRE NUT ___________ __,
NOTE,
INSPECT, TEST, AND VERIFY PROPER SYSTEM CONNECTION BEFORE INSERTION INTO SEALANT CARTRIDGE.
00 NOT RESUSE SEALANT CARTRIDGES.
(D~lf~s CONNECTIONS
PVC MAINLINE
FROM MASlER
VALVE
1" ELECTRICAt---
CONDUIT TO
CONTROLLER
NOTE,
r
FlNISH GRAJDE IN l\JRF AREAS
PLASTIC RECTANGULAR VALVE BOX 1111H BOLT
D0\11'1 COVER, USE STAINLESS BOLT, NUT, AND
WASHER. BOX TO BE PLACED AT RIGHT ANGLE TO
HARDSCAPE EDGE.. HEAT BRAND ·rs· ONTO LID.
FLOW SENSOR, SEE LEGEND FOR SPECIFlCATION
-- FlNISH GRADE IN SHRUB AREAS
-----(4) BRICK SUPPORTS JS/.~!'...3====~
'------3/ 4" ROCK, 2 CUBIC
FEET
'-------LANDSCAPE FABRIC
NO FlTllNGS 10x Plf!E O.D. UPSlREAM OF SENSOR, NO FITllNGS 5x PIPE 0.0.
DO\\l'ISTREAM OF SENSOR.
INSTALL FLOW SENSOR PER THE lr.lANUFACTURER'S RECOMMENDATIONS, ROUTE 'MRES "THROUGH CONDUIT TO IRRIGATION CONTROLLER.
USE 45 DEGREE ELLS TO ACHIEVE MAINLINE DEP1H ON "THE DO\\l'ISTREAM SIDE OF "THE FLOW SENSOR.
£ EAVE OF BUILDING
PLASllC TIE OOYl'N STRAP
---\\IEA1HER / ET SENSOR. SEE LEGEND FOR SPECS.
~MOUNTING BRACKET
\\IRE TO IRRIGATION
CONTROLLER
-----------------SECURE \\IRE 1111H
CABLE TIE BRACKET, 3'
O.C. MIN.
CD JUMBO VALVE BOX
(DFlNISH GRAJDE
I,\ HUNTER DRIP ZONE KIT
\:V MODEL PER LEGEND
FlLTER (TIP 45 DEGREES)
REGULA TOR 25 OR 40 PSI © WATERPROOF CONNECTORS (2)
® 18-24" COILED \\IRE
(D scH 80 T.O.E. NIPPLE
(j) MAIN LINE PIPE & FlTTINGS
® BRICK SUPPORTS (4)
® 3/4" MINUS WASHED GRAVEL
@Pvc SLIP UNIONS (2)
©~A~.l~s CONTROL ZONE KIT
48"
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MOUNT ENCLOSURE AS PER
MANUFACTURER'S RECOMMENDATION
CONTROLLER, SEE LEGEND
FOR SPECIFlCATION.
120 VOLT POWER SUPPLY
IN J-BOX, BY 01HERS
RIGID ELECTRICAL CONDUIT
TO RAJN SENSOR (IF SPECIFlED)
IN RIGID CONDUIT
l /------- LOW VOLTAGE \\IRE IN RIGID PVC
i -- -. ..- : .. -- .. .- .. ,. -1-!rP~ig~i~~~~AL S\\IEEP . . _ BUILDING FLOOR BY OTHERS
NOTE,
INSTALL ENCLOSURE AS INDICATED PER PLAN & MANUFAClURER'S RECOMMENDATION.
ROUTE \\IRES ANO SILEEVE "THROUGH WALL TO RECTANGULAR PULL BOX AND TRANSITION TO DIRECT BURY 'MRE.
DETECTABLE WARNING TAPE
12" ABOVE MAINLINE
(MINIMUM)
FlNISH GRADE
""'-"'-:I.Ll1-.,.I..LI.-_ CLEAN COMPACTED BACKFILL
-;.."1=""--'--"'-''-'#1-1-F=I-'-"-- LATERAL LINES, SEE SPECS.
I UNDISTURBED SOIL
I ~~~iWl.fTI~~LINE, SEE
j j_:~~~d'.;j;;ttl;:;:;jrr,-- ~~~U~~~~E~R~ 6~NTER
DIMENSION A
1/ 2" TO 2-1 / 2" IN Sil E18"
3" IN SIZE 24•
4" AND LARGER 30"
B
12·
IX
IX
C
6"
6"
6"
BACKFlLL SHOULD BE PLACED
IN 6" LAYERS AND TAMPED
@~jf[TS IN STAI I ATION, POTABI E
-------DElECTABLE WARNING TAPE
12" ABOVE MAINLINE
SILEEVE
~lf~l~~M)
-I - ,:;,;;µ,c;~-'fr;l--- ~~Nt:ADC~~~ c:PACTED
t=ffi EXISTING SOIL
1111 11 .,-c..+-J.---+----4--1-1-1---!-l-l--- LATERAL LINE lfn111
111 ,1--~-i=i+!C-- mt~~:~~::D -, 11 LEGEND FOR SPECS
1ml I 111 ·0----'-Et+Eeel-l-E- CONTROL \\IRE SLEEVE,
=1 11 SEE LEGEND FOR SPECS
m
11 i' 11 ~.,-..:;~4,...~;...._.j '"-rr ..... 1114"- 11 - UNDISTURBED SOIL 1111-1 1 1-1 11-1 1 1-111-1 1 i-i 11-1 1i-i11- ~~ES!.Afr~A1~~ OF
DIMENSION- PEDESTRIAN A B
2" TO 12" SIZE 12· 24·
DIMENSION- VEHICLE C A
2" TO 12" SIZE 18" 30"
C
18"
B
24"
D
6"
D
6"
"THE PIPE OR \\IRE
BUNDLE CARRIED \\11HIN
&~~~&MlLL SLEEVES
12" MINIMUM PAST
HARDSCAPE EDGES
BACKFlLL SHOULD BE PLACED
IN 6" LAYERS AND TAMPED.
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1. SINGLE-OUTILET EMITTER
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l\JBING PER LEGEND.
2. TOP OF MULCH, DEP1H PER
PLANTING PLAN.
3. TIE-DO~ STAKE PER
LEGEND.
4. POL YE1HYLENE DISTRIBUTION
FlEEDER TUBE PER LEGEND.
6. RAINBIRD MDC COMPRESSION
MDCFTEE WllH MOCF75FHT
FlEMALE ADAPTER
7. 3/ 4" PVC SCH. 80 NIPPLE
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8 . LATERAL HEADER PIPE SxT
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PER LEGEND.
NOTE,
USE MANUFAClURER TOOL TO
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DISTRIBUTION FlEEDER TUBE.
ALL "THREADED CONNECTIONS
TO HAVE lEFLON TAPE OR
PASTE.
TO TUBING CONNECTION DRIP
RVC, FlL TER, PRV
ASSEMBLY (SEE LEGEND)
PVC HEADER, PER PLAN
MANUAL ISOLATION BAU.
VALVE PER LEGEND
LANDSCAPE DRIPLINE, LENG1H
AND TYPE PER LEGEND
EMISSION POINT (TYP)
ESTIMATED ORIPUNE OF
MATURE TREE
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DYLAN RAMSEY/
TARAJDBIN
427 CANYON DRIVE
SOLANA BEACH, CA
PREPARED BY
LINEAR LANDSCAPE
ARCHITECTURE
JOE DODD,ASLA
1619 MYRTLE AVE
SAN DIEGO, CA 92103
P I 888.203.6628
SUBMITTAL:
01 OCT 15 2021
02JAN 7 2022
03 FEB 28 2022
04 MAY 17 2022
L-4
SHT
04 OF 07
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BETv.uN HEADERS
BLANK TUBING
HEADER CENTERED
ON MOUND OR BER
NOTE,
ALL THREADED CONNECTIONS TO
HAVE TEFLON TAPE OR PASTE. ;<.----CONTROL ZONE KIT
(SEE LEGEND)
@QEl~TSZONE I AYOUT ODD CURVES
NOTE,
EASY FlT COMPRESSlON FLUSH CAP,
RAIN BIRO MDCFCAP
OR
EASY FlT PURPLE COMPRESSlON
FLUSH CAP,
RAIN BIRD MDCFPCAP EASY FlT 3/4" MALE COMPRESSION ADAPTER, RAIN BIRD MDCF7SMPT
3/4" FEMALE ADAPTOR
EASY FIT COMPRESSION COUPLING:
RAIN BIRD MDCFCOUP
BRICK SUPPORTS (THREE)
3/4" GRAVEL SUMP (1 CUBIC
FOOT)
ALL THREADED CONNECTIONS TO HAVE TEFLON TAPE OR PASTE .. ~MDCF Fl USH CAP \QJ SCALE, N.T.S.
NOTE,
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PASTE.
M-LOCCPI.
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FLUSH VALVE(S), PER LEGEND,
PLUMB TO EXHAUST HEADER
EXHAUST HEADER
DRIP TUBING START
CONNECTION
Vb-- SUPPLY HEADER
CONTROL ZONE KIT (SEE
LEGEND)
.._______
1)
FITTIN GS
-
AREA PERIMETER
DRIP TUBING LATERAL NOT TO
EXCEED 200 LINEAR FEET
BEThl:EN HEADERS
PERIMETER LATERALS 2"
TO 4" FROM EDGE
CENTER FEED
LEGEND:
Q)PLD·LOC FITTING
0~i6!~!~~N;~IPLINE
PI.D-LOCC/<P
PI.D-LOCFHS
SCALE: N.T.S.
NOTE,
ALL THREADED CON NECTIONS
TO HAVE TEFLON TA PE OR
PASTE. DY
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LEGEND)
PVC SUPPLY HEADER
DRIP TUBING START
CONNECl10N
DRIP TUBING, PER LEGEND, NOT TO EXCEED 200 LINEAR FEET BET\1£EN
HEADERS
AREA PERIMETER
PERIMETER LATERALS 2"
TO -4" FROM EDGE
PVC EXHAUST HEADER
FLUSH VALVE, PER LEGEND,
PLUMB TO EXHAUST HEADER
~DRIP ® ZONE I AYOUT END FEED SCALE, N.T.S.
I O I
I O I
fID-0;0
M-07;.JBTEE
FITTINGS
LEGEND:
CD~i;:~~~N;~IPLINE
Q)PLD FITTING
(DPVC LATERAL -AS PER
PlAN
SCALE: N. T.S.
NOTE,
ALL THREADED CONNECTIONS
TO HAVE lEFLON TAP E OR CONTROL ZONE KIT (SEE
LEGEND)
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DRIP lUBING START
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0 HUNTER AIR REl.lEf VALVE
...
AREA PERIMETER
FLUSH VALVE(S), PER LEGEND,
PLUMB TO EXHAUST HEADER
MULTIPLE BEDS
r--0
0 HUNTER RECTANGULAR PLASTIC VALVE BOX AND LID (MB-0811).
LID CCX.ORS, STANDARD BLACK, PURPLE FOR RECYCLED WATER USE, AND OTHER CCX.ORS AVAILABLE. SEE HUNTER CATALOG.
0 flNISHED GRADE
0 GRAVEL BASE. DEPlH AS SPtclflED
© COMMON HALF BRICK, 2 TOTAL INSTAU.. ONE ON EACH SHORT SIDE Of BOX. © 3/4" MPT X 1/2" Fl'T BUSHING
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PR PA D FOR
DYLAN RAMSEY/
TARAJOBIN
427 CANYON DRIVE
SOLANA BEACH, CA
PREPARED BY
LINEAR LANDSCAPE
ARCHITECTURE
JOE DODD,ASLA
1619 MYRTLE AVE
SAN DIEGO, CA 92103
P I 888.203.6628
SUBMITTAL:
01 OCT 15 2021
02 JAN 7 2022
03 FEB 28 2022
04 MAY 17 2022
L-5
SHT
05 OF 07
0 NOTES:
N 89 W30" E 119 06 R1
'
LOT 15 MAP 270
APN :263-095-03
r A. ANY AREAS TH AT ARE GRADED/DISTURBED OR HAVE EXPOSED SOIL MUST BE LANDSCAPED TO PREVENT EROSION.
PLANTING AND IRRIGATION MUST COMPLY VY1TH CITY WATER EffiCIENT REGULATIONS B. 3" OF TOP DRESS MULCH MUST BE INSTALLED TO All AREAS V.,,ERE EXPOSED SOIL IS PRESENT. •
C. A COMPLETE AGRONOMIC SOILS TEST MUST BE PERFORMED PRIOR TO PLANTING AND THE RECOMMENDED AMENDMENTS REVIEWED BY THE LANDSCAPE ARCHITECT OF RECORD PRIOR TO PLANTING. THE TEST MUST INCLUDE PH, ORGANIC MATTER PERCENTAGE, INFILTRATION RATE AND A COMPLETE CHEMICAL ANALYSIS (NH4, N03, N, P,K, Co, Mg, S04, Na, B, Cu, Zn, MN, Fe) THE FOLLOVY1NG TESTS ARE ALSO RECOMMENDED: TOTAL
EXCHANGE CAPACITY (TEC),
EFFECTIVE CATION
EXCHANGE (ECe) & SODIUM ABSORPTION RATION (SAR) WAYPOINT ANALYTICAL AND WALLACE LABORATORIES ARE SOURCES FOR THIS TEST. D. THE SOIL PREP MUST INCLUDE, AT A MINIMUM, 4 CU YARDS OF COMPOST / lOOOSF INCORPORATE TO A DEPTH OF 6
INCHES INTO THE SOIL.
E. AT THE TIME OF COMPLETION OF THE INSTALLATION, A CERTIFICATION OF COMPLETION, US
ING THE CITY'S FORM
AND SIGNED BY THE LICENSED PROFESSIONAL V.,,O PREPARED THE LANDSCAPE PLANS, VY1ll BE REQUIRED. THE FOLLOVY1NG MUST BE SUBMITTED VY1TH THE CERTIF
ICATION
OF COMPLETION:
1) A COPY OF THE AGRONOMIC SOILS REPORT
2) A MAINTENANCE SCHEDULE FOR PLANTING AND
IRRIGATION
3) AN IRRIGATION SCHEDULE THAT
DELINEATES IRRIGATION TIMES AND WATER USAGE CONSISTENT VY1TH THE APPROVED PLAN'S ESTIMATED TOTAL WATER USE (ETv.u) AND CURRENT SANTA FE IRRIGATION DISTRICT REQUIREMENTS I
•OUND O 5' IRON PIPE OPEN
30 OE
PLANT SCHEDULE
TREES QTY BOTANICAL NAME COMMON NAME CONTAJNER MATURE SIZE (WXH) 0 e
£
0 e
0 0
0 8
0 0
0 0
e
B
@)
@
0 0
0 Olea europeea
' Swan Hill ' TM Swan Hill Olive 36"BOX 25X30 LCJN
QTY BOTANICAL NAME COMMON NAME MATURE SIZE(WXH) WUCOLS
LCJN
11 13
19 12
,,
14 19
Aeonium haworthii Pil"M'heel 1 GAL 2 X 1
Agave attenuate
·Nova · Blue Clone SGAI.. 3X3
Aloe \l&rll Medicinal Aloe 5GAL
Barrbusa multiplex
' Alphonse Karr· Alphol'\Se Karr Bamboo 15GAL 3X(15'-35') TO BE HEDGED NO TALLER THAN 15'
Bougainvillea x • La Jolie. la Jolla Bougainvillea Trellis 5 GAL VARIES Bougainvillea x
' Torch Glow' T arch Glow Bush Bougainvillea Sgal 3X3
Chondropetalum tactorum Cape Rush SGAL 3X3
Crassula arborescens subsp. undulatifolia Ripple Silver Dollar Jade 1GAL 3X2 Do done.ea viscose
' Purpurea • Purple Leafed Hopsaed Bush 5 GAL
s ·
x12-1 s·
TO BE HEDGED NO TALLER TH-'N 1~
Dorycnium hirsutum Ha
iry Canory Clover 1GAL 2X1
Echaverie x 55p Echeveria 1 GAL VARIES
Erigeron karvinskianus
"Profusion Santa Barbara Daisy 1 GAL 2x1
Lavandula stoechas • Otto Quast· Spanish Lavender 1 GAL 2X2 Laonolis laonurus Lion
' s Tail 5GAL exe
Leucadendron x
' Safari Sunset' Rad Conebush 5 GAL s,7
Leymus condensatus • Canyon Prince ' Native Blue Aye 5 GAL 4X4 Lygoum spertum Falso Esparto Grass 1 GAL 2X2
Olea europaea
' Little Ollie . TM Little Ollie Olive 5 GAL 5X5
Pennisetumsetaceum
' Aubrum· Purple Fouriain Grass 5 GAL 3X3
Phlomis lanata Jerusalem Sage 5 GAL 2X2
Aosm11rinus offic
inalis
' Rom11n Beauty ' TM Chef's Choice Rosemary 5 GAL 3X3
Serecio mendraliscae • Blue Chalk Sticks· Senecio 1 GAL 2 X 1 Serecio v~alis Blue Chalk Fingers 1 GAL 2X2
Verbena bonariensis Purpletop Vervain 1 GAL 2X3
Westringia fruticosa
' Morning Light' Morning Light Coast Rose!T'llry 5 GAL 3X3 • 8 4 0 i----SCALE:
LCJN
LCJN
MED
IUM
LCJN
LCJN
LCJN
LCJN
LCJN
LCJN
LCJN
LCJN
LCJN
LCJN
LCJN
LCJN
LCJN
LCJN
LCJN
LCJN
LCJN
LCJN
LCJN
LCJN
LCJN
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SOlANA BEACH, CA
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FOR
PREPARED B
LINEAR LANDSCAPE
ARCHITECTURE
JOE DODD,ASLA
1619 MYRTLE AVE
SAN DIEGO, CA 92103
P I 888.203.6628
SUBMITT
A
L:
01 OCT 15 2021
02 JAN 7 2022
03 FEB 28 2022
04 MAY 17 2022
05 SEPT 10 2022
L-6
SHT
06 OF 07
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PLANT I NG NOTES
1. A. THE PLANTING PLAN IS DIAGRAM MA TIC. ALL PLANT LOCATIONS ARE APPROXIMATE.
PLANT SYMBOLS TAKE PRECEDENCE OVER PLANT QUANTITIES SPECIFIED.
8. QUANTITIES SHOWN ON THE PLANTING PLAN ARE APPROXIMATE AND ARE FOR THE CONVENIENCE OF THE CONTRACTOR ONLY.
C. CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT OF THE DISCREPANCIES BETWEEN QUANTITIES AND SYMBOLS SHOWN.
2. LANDSCAPE CONTRACTOR SHALL APPLY A CONTACT HERBICIDE, WHERE WEEDS ARE PRESENT, PER MANUFACTURERS SPECIFICATIONS A MINIMUM OF TEN (10) DAYS PRIOR TO COMMENCEMENT OF ANY PLANTING OR IRRIGATION WORK. WEEDS SHALL BE ALLOWED TO COMPLETELY DIE BACK, INCLUDING THE ROOTS BEFORE PROCEEDING WITH WORK.
3. AN AGRONOMIC SOILS TEST WILL BE REQUIRED PRIOR TO PLANTING. LANDSCAPE
CONTRACTOR SHALL SUBMIT A SOIL ANALYSIS REPORT FROM AN AUTHORIZED TESTING AGENCY TO THE LANDSCAPE ARCHITECT BEFORE BEGINNING WORK.
4. PRIOR TO PLANTING, IRRIGATION SYSTEM SHALL BE FULLY OPERATIONAL AND PLANTING AREAS SHALL BE THOROUGHLY SOAKED.
5. ALL AREAS TO BE PLANTED, WHICH HA VE A SLOPE OF LESS THAN 107., SHALL BE CROSS-RIPPED TO A DEPTH OF SIX (6") INCHES AND THE FOLLOWING AMENDMENTS SPREAD EVENLY AND THOROUGHLY BLENDED IN PER 1,000 SQUARE FEET (QUANTITIES SUBJECT TO CHANGE PER SOIL ANALYSIS):
A. 4 CUBIC YARDS COMPOST
B 100 POUNDS AGRICULTURAL GYPSUM
C. 15 POUNDS IRON SULPHATE
D. 25 POUNDS 16-6-8 SLOW RELEASE FERTILIZER
6. EACH PLANT SHALL RECEIVE "AGRIFORM" (OR EQUAL) PLANT TABLETS AS FOLLOWS:
A. ROOTED CUTTING/ 4" POT (1) 5 GRAM
B. 1 GAL. CONTAINER (1) 21 GRAM
C. 5 GAL. CONTAINER (3) 21 GRAM
D. 15 GAL. CONTAINER (5) 21 GRAM
E. BOX TREE (1) 21 GRAM PER 3" BOX SIZE
7. PLANT BACK FILL SHALL BE 507. SITE SOIL, AND 507. NITROGEN FORTIFIED REDWOOD SHAVINGS BY VOLUME.
8. PLANT PITS SHALL BE TWICE THE SIZE OF THE DESIGN A TED NURSERY CONTAINER.
9. PLANT MA TERI AL SHALL NOT BE ROOT BOUND. FIVE GALLON PLANTS AND LARGER SHALL HAVE BEEN GROWN IN CONTAINERS FOR A MINIMUM OF 6 MONTHS AND A MAXIMUM OF TWO YEARS.
10. PLANTS SHALL EXHIBIT HEAL THY GROWTH AND BE FREE OF DISEASES AND PESTS. 11 . STAKE ALL TREES PER DETAIL.
12. REMOVE NURSERY STAKES ON ALL VINES AND ATTACH TO ADJACENT FENCES WITH GALV. NAILS AND GREEN NURSERY TAPE.
13. REMOVE NURSERY STAKES AND TIES FROM ALL CONTAINER STOCK. MAINTAIN SIDE GROWTH ON ALL TREES.
14. PLANTS SHALL NOT BE PLACED WITHIN TWELVE (24") INCHES OF SPRINKLER HEADS.
15. SHRUBS SHOWN IN PLANT AREAS SHALL BE UNDER-PLANTED WITH GROUNDCOVER SHOWN BY ADJACENT SYMBOL, TO WITHIN 12" OF MAIN PLANT STEM.
16. LANDSCAPE CONTRACTOR SHALL MAINTAIN A MINIMUM OF 27. DRAINAGE AWAY FROM ALL BUILDINGS, STRUCTURES, AND WALLS. FINISHED GRADES SHALL BE SMOOTHED TO ELIMINATE PUDDLING OR STANDING WATER.
17. FINISHED GRADES SHALL BE ONE (1) INCH BELOW THE TOP OF CURBS, SILLS, AND WALKWAYS IN ALL AREAS. WHERE SOD IS LAID NEXT TO THESE IMPROVEMENTS-FINISH GRADE BEFORE LAYING SOD SHALL BE 1-1 / 2" BELOW THE TOP.
18. THE LANDSCAPE CONTRACTOR SHALL LEA VE SITE IN A CLEAN CONDITION, REMOVING ALL UNUSED MA TERI AL, TRASH, AND TOOLS.
19. LANDSCAPE CONTRACTOR SHALL MAINTAIN ALL PLANTINGS FOR A PERIOD OF SIXTY (60) DAYS AFTER COMPLETION. ALL AREAS SHALL BE KEPT CLEAN, WATERED, AND WEED FREE
20. AT COMPLETION OF ALL WORK OUTILNED IN THESE PLANS, THE LANDSCAPE
CONTRACTOR SHALL CONTACT OWNER AND ARRANGE FOR A WALK THROUGH TO DETERMINE THAT ALL ASPECTS OF WORK ARE COMPLETED. WORK MUST BE FULLY COMPLETED
ACCORDING TO ALL PLANS AND SPECIFICATIONS, MUST BE COMPLETED IN A GOOD
WORKMANSHIP MANNER, AND MUST BE ACCEPTED BY THE OWNER IN WRITING PRIOR TO THE BEGINNING OF THE MAINTENANCE PERIOD.
21. MULCH: ALL REQUIRED PLANTING AREAS SHALL BE COVERED WITH MULCH TO A MIN. DEPTH OF 3 INCHES, EXCLUDING SLOPES REQUIRING REVEGETATION AND AREAS PLANTED WITH GROUND COVER. ALL EXPOSED SOIL AREAS WITHOUT VEGETATION SHALL ALSO BE MULCHED TO THIS MIN. DEPTH (SDM C 142.0413(b)).
22. ALL TREES PLANTED WITHIN 5' FROM ANY HARDSCAPE PAVEMENT, OR CURBS SHALL RECEIVE A LB24-2 'DEEP ROOT' TREE ROOT BARRIER INSTALLED IN A 10' LINEAR APPLICATION, OR AS SHOWN ON PLANTING PLAN. ROOT BARRIER SHALL NOT ENCIRCLE THE ROOT BALL. SEE ROOT BARRIER DETAIL.
23. LANDSCAPE CONTRACTOR SHALL MAINTAIN ALL PLANTINGS FOR A PERIOD OF SIXTY (60) DAYS AFTER COMPLETION. ALL AREAS SHALL BE KEPT CLEAN, WATERED, AND WEED FREE.
24. AT COMPLETION OF ALL WORK OUTILINED IN THESE PLANS, THE LANDSCAPE
CONTRACTOR SHALL CONTACT OWNER AND ARRANGE FOR A WALK THROUGH TO DETERMINE THAT ALL ASPECTS OF WORK ARE COMPLETED. WORK MUST BE FULLY
COMPLETED ACCORDING TO ALL PLANS AND SPECIFICATIONS AND MUST BE
COMPLETED IN A GOOD WORKMANSHIP MANNER AND MUST BE ACCEPTED BY THE OWNER IN WRITING PRIOR TO THE BEGINNING OF THE MAINTENANCE PERIOD.
25. THE MAINTENANCE PERIOD SHALL INCLUDE THE FOLLOWING SCOPE OF WORK:
A. DAILY WATERING OF ALL PLANT MATERIAL.
8. WEEKLY MOWING OF ALL TURF AREAS.
C. WEEDING AND REMOVAL OF ALL WEEDS FROM GROUND COVER AREAS.
D. REPLACEMENT OF ANY DEAD, DYING, OR DAMAGED TREES, SHRUBS, OR GROUND COVERS.
E. FILLING AND REPLANTING OF ANY LOW AREAS WHICH MAY CAUSE STANDING WATER.
F.
G.
H.
DEBRIS.
ADJUSTING OF SPRINKLER HEAD HEIGHT AND WA TERI NG SYSTEM.
FILLING AND RECOMPACTION OF ERODED AREAS.
WEEKLY REMOVAL OF ALL TRASH, LITTER, CLIPPINGS, AND ALL FOREIGN I. AT 120 DAYS AFTER PLANTING AND PRIOR TO TIHE END OF TIHE
MAINTENANCE PERIOD, ORGANIC FERTILIZER SHALL BE APPLIED TO PLANTING AREAS AS PER MANUFACTURER'S RECOMMENDATIONS.
J. AT 60 DAYS ORGANIC FERTILIZER SHALL BE APPLIED TO TURF AREAS AS PER MANUFACTURER'S RECOMMENDATIONS.
26. PRIOR TO END OF MAINTENANCE PERIOD, LANDSCAPE CONTRACTOR SHALL CONTACT OWNER AND ARRANGE FOR A FINAL WALK TIHROUGH. OWNER MUST ACCEPT ALL MAINTAINED AREAS IN WRITING PRIOR TO END OF MAINTENANCE PERIOD.
27. ALL GROUND COVERS SHALL BE GUARANTEED BY TIHE CONTRACTOR AS TO GROWTH AND HEALTIH FOR A PERIOD OF SIXTY (60) DAYS AFTER THE COMPLETION OF MAINTENANCE PERIOD AND FINAL ACCEPTANCE. ALL SHRUBS SHALL BE GUARANTEED BY TIHE CONTRACTOR AS TO GROWTH AND HEAL TlH FOR A PERIOD OF NINETY (90) DAYS AFTER COMPLETION OF MAINTENANCE PERIOD AND FINAL ACCEPTANCE. ALL TREES SHALL BE GUARANTEED BY TIHE CONTRACTOR TO LIVE AND GROW IN AN ACCEPTABLE UPRIGHT POSITION FOR A PERIOD OF ONE (1) YEAR
AFTER COMPLETION OF TIHE SPECIFIED MAINTENANCE PERIOD AND FINAL ACCEPTANCE.
28. TIHE CONTRACTOR, WITIHIN FIFTEEN (15) DAYS OF WRITTEN NOTIFICATION BY
TIHE LANDSCAPE ARCHITECT, SHALL REMOVE AND REPLACE ALL GUARANTEED PLANT
MATERIALS, WHICH FOR ANY REASON FAIL TO MEET THE REQUIREMENTS OF THE GUARANTEE. REPLACEMENT SHALL BE MADE WITIH PLANT MATERIALS AS INDICATED
OR SPECIFIED ON TIHE ORIGINAL PLANS, AND ALL SUCH REPLACEMENT MATERIALS SHALL BE GUARANTEED AS SPECIFIED FOR TIHE ORIGINAL MA TERI AL GUARANTEE.
29. ALL MECHANICAL EQUIPMENT AND UTILITIES SHALL BE SCREENED BY PLANTING.
IF NOT ALREADY INDICATED ON TIHE PLAN, ALLOW EIGHT 5-GALLON SHRUBS PER
UTILITY TO BE PLACED DURING PLANT INSTALLATION AS NEEDED TO PROVIDE REQUIRED SCREENING.
30. A CERTIFICATE OF COMPLETION, USING TIHE CITY'S FORM AND SIGNED BY THE
LICENSED PROFESSIONAL WHO PREPARED THE PLANS, WILL BE REQUIRED AT TIME OF COMPLETION OF INSTALLATION.
DETAIi I EGEND III AMENDW SOIL
[!jPLANTTABLET
@) FINISH GRADE
0 ~r1~RJJ~E~4Rfs9:ti~f?o'HE PLAN
m ~~~w~E~r,1r:i8~Ei~r~E
[!) PlANT PER PlANT
[I) fUU O. C. PER PWff l.fGEHD
[!)1l Ei·fE 5~1~,rrrHEi ~ LEGEND
GROUNDCOVER PLANTING
[2) ROOTBALL
0 CROWN I' ABOVE flH!SH GRADE
0 FINISH GRADE
(I} FINISH GRADE AT SLOPE
[I) BAC~FILL MIX (SEE NOTES)
(I} PLANT TA!ILETS (SEE NOTES)
0 FINISH SURFACE Of PAVED AREA
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TREE AND SHRUB PLANTING
Of s'
NOTE: WHERE TREES ARf PLANTED IN TURF AAE"5, CONTRACTOR SHALL RfMOVE TURF A MIN. Of 12' DIA. AT THE BASE OF THE TREE. INST ALL AN AR60R GUARD A.T TH E 81'.SE Of THE TRUNF:. .
NOT TD SCAL ROOT BARRIER
Q) TREE TRUNF:.
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PREPARED 0
DYLAN RAMSF>I /
TARAJOBIN
427 CANYON DRIVE
SOLANA BEACH, CA
PREPAR D BY
LINEAR LANDSCAPE
ARCHITECTURE
JOE DODD,ASLA
1619 MYRTLE AVE
SAN DIEGO, CA 92103
P I 888.203.6628
SUBMITTAL:
01 OCT 15 2021
02 JAN 7 2022
03 FEB 28 2022
04 MAY 17 2022
05 SEPT 10 2022
L-7
SHT
07 OF 07
sdfasdf
This height cert. reports the height of the
original design prior to View Assessment. In
response to View Claimant #1 (Selby-Thomas)
the Applicant lowered the height 3.50 feet.
View Claimant #1 withdrew their claim prior to
the VAC hearing. The project was heard by
VAC with the newly proposed height of 21.50
feet (241.33 MSL). On site, the lowered height
is represented with a string line.
( RECEIVED
APR 2 2 2022
CITY OF SOLANA BEACH c ommunity Development Dept.
635 SOUTH HIGHWAY 101 • SOLANA BEACH• CALIFORNIA 92075 • (858) n0-2400 • F~f!§dlMa Beach
STORY POLE HEIGHT CERTIFICATION
Date: APRIL ZI, 2022
Assessor's Parcel No.:
Site Address:
Owner's Name:
This is to certify that on A "PR.. lL Z /
1 Z O 2 Z the story poles located on the abo\le referenced site were surveyed by the undersigned, and found to be in conformance with the attached story pole plot plan. In addition, the following measurements were found:
Highest point of the story poles: 244.831
(M.S.L.)* SP#"fO I
Pre-existing grade: 2/'j.83 (M.S.L.)*
Finished grade elevation: 219J33' (M.S.L.)*
Finished floor elevation: _____ (M.S.L.)*
TOTAL MAXIMUM HEIGHT: 25,W'
PLEASE NOTE: The story poles must show and include the total height must include roofing materials. At framing inspection, a Height Certification will be required which must be in exact conformance with the maximum height shown on Story Pole Height Certification.
For additional information, please contact me at 7 /qO - 224 · 1ft2 5g (phon , r:§JL.~
Seal of Registration:
*Mean Sea Level (MSL) - all measurements must utilize an established bencn{Q~,tn'l!tt-vwffl. over the course of the project.£,X.Sru, !=IN. l=/..R. . 1 E:LN..:: 2 2 3. 44'
January 2019 Page 21 of 25
r
C-STORY POLES, INC.
Chris Collins
POB 230972 Encinitas, CA 92024
(760} 224-7653 [email protected]
NAME: RAMSEY
SITE: 427 CANYON DRIVE
POINT PT ELEV PLAN ELEV
1 235.05 237.02
2 222.29 237.02
3 222.25 234.86
4 222.18 234.86
6 233.27 237.11
233.27 234.86
7 231.88 237.11
231.88 228.27
8 231.93 237.11
9 233.18 242.85
233.18 237.11
10 235.06 244.83
11 233.26 242.85
12 233.80 241.82
233.80 237.11
14 222.22 242.85
15 222.25 241.82
16 222.23 242.85
222.23 235.63
18 222.23 242.85
19 222.13 244.03
20 222.20 242.85
22 222.15 242.85
222.15 235.63
23 222.09 244.83
24 East 235.07 239.13
24 West 233.45 239.13
C/F LENGTH
1.97 14.73
12.61 12.69
3.84 1.59
5.23 -3.61
5.18 9.67
3.93 9.77
9.59 8.02
3.31 20.63
19.57 20.62
13.40 20.62
21.90 20.65
20.70 13.48
22.75 4.06
5.68 w.o. 22-1629
CC, SM, RM
DESC
UPPER
LOWER
UPPER
LOWER (CUT)
UPPER
LOWER
UPPER
LOWER
UPPER
LOWER
UPPER
LOWER
CHIMNEY
CHIMNEY
25 217.86 228.27 10.41
28 217.13 228.02 10.89 UPPER
217.13 223.82 6.69 LOWER
29 217.35 228.02 10.68
30 217.46 228.02 10.56 UPPER
217.46 227.11 9.65 MIDDLE
217.46 223.82 6.36 LOWER
33 222.08 227.11 5.03
34 222.06 227.11 5.05
35 222.13 227.11 4.98
36 222.11 227.11 5.00
40 222.10 221.11 -0.99 (CUT)
41 215.90 223.96 8.06
42 214.87 223.96 9.09
43 214.69 223.96 9.27
44 215.93 223.96 8.03
45 217.05 223.82 6.77
50 222.23 234.43 12.20
53 235.05 237.02 1.97
APPLICATION FOR VIEW ASSESSMENT
(Structure Development Permit)
Project No.: t>r~ 21-02o/SDP21-O19
REC~- E
JUN 1 7 2022
Community Development Dept.
City of Solana Beach
1. Address of property for which the structure development permit has been requested:
4'1..7 C-AM'f'ot-1 t)t2,. , . So(ArJA ~, CA 9'2..07.;
2. Provide the following information for the individual filing this Application for Assessment:
Name: µ ~#AN£ ~ l;;ATH:( No12..a2.r
Phone Number:
Addres~:~p. • cA !}'J..D]S"
------------ Em ail: - 1-------------
3. Description of the viewing area as defined in Solana Beach Zoning Ordinance, Section
17.63.020(!) and extent of impairment: C}p$7AJ.~( 6Goi2.a:>MS MD ?tmN61 E?aM VIEW ~ W4'--;c.j:f: Ae.£ :nfeONL'( Af2.f;M ::ffi-At l?Ra0J;E UNIQUE ANO "fi<l<Gflww\~ Vte,y,h; OF $AN f;l.J,Jn 1..At;co~ Sv-/AMr~ ~, Q\$T-MlT HiJ..L$,jt-1CX.JNTA11Js. ~•g. '2c.~t~ WA$ bESIC,~J> AND wr4Eit,t>12:E-D ToCAPTtlRE. Vt611$ DF"Dft?f,, kfM•~"'A-~ ~~rHL ~s MD~ ~1~W·fi~t TT-tE. AzcJEC-,P6 c..v1t..rL~P~ 7k wMPfure- GLJf A-N o~Al'l fi::Ut.111t-1A-~ '11-fc~ ~~G~g~ 'VISTI½ J> YI~ AN~l£,t;. · 4. Identify the portion ofllie proposed struc ure which 1s the most objectionable and suggestions to minimize the view impairment: 'TH:E,. ~tt,N- oF ~6".oN p Fta?f.2- M A<of'QS.eD(fµqj~T A.AAS i>/lt-Tt;;J> oc;1n,~ iNCWC> f/JC,, T'(I.£( fiE-4H-"f, ~f'P££ B€rw6e.r-.l $,twcru(lES; rca=; ,~~- ~
5. Description of the Claimants attempt(s) to resolve this issue with the owner/representative of the property for which a Structure Development Permit has
r d: ·Pl.EA$£ s E.E- lc,~fotJ1>1N4 A'n"A-t::1'1,,u:=/'lTS ~, (To been
STAFF USE ONLY:
6-2019
'l
CITY OF SOLANA BEACH
View Assessment Commission Action Minutes
Tuesday, August 16, 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
Vice Chair Bishop called the View Assessment Commission Meeting to order at 6:06PM on Tuesday, August 16, 2022 in the Council Chambers at 635 South Highway 101, Solana Beach.
Present: VAC Members: Pat Coad, Paul Bishop, Robert Moldenhauer, Linda Najjar, Frank Stribling, and Robert Zajac
Staff Members: Joseph Lim Community Development Director; Tiffany Wade, Assistant Planner; John Delmer, Junior Planner;
and Elizabeth Mitchell, Assistant City Attorney.
Absent: Matt Cohen
2. ORAL COMMUNICATIONS (Speaker time limit: 3 minutes)
There were no speakers.
3. APPROVAL OF AGENDA
Vice Chair Bishop called for a motion to approve the agenda. Motion made by Commissioner Zajac, seconded by Commissioner Moldenhauer, passed 6/0/1 (Absent:
Cohen).
4. Approval of the Minutes
Vice Chair Bishop called for a motion to approve the 6/21/2022 Minutes. Motion made by Commissioner Moldenhauer to approve the minutes subject to the correction made by Commissioner Zajac, seconded by Commissioner Najjar, passed 6/0/1 (Absent: Cohen).
Commissioner Najjar recused from the remainder of the meeting.
Commissioner Coad stated that she owns property within 500 -1,000 ft of the project site and she performed the evaluation of a potential conflict and she determined that she does not have a conflict of interest under the FPPC rules.
Vice Chair Bishop also stated that he owns property within 500 -1,000 ft of the project site and he determined that he does not have a conflict of interest under the FPPC rules.
VAC Meeting Minutes
Tuesday, August 16, 2022
Page No. 2
Vice Chair Bishop read the preamble.
5. STAFF COMMENTS / DISCUSSION
Staff notified the View Assessment Commission (VAC) that the City Council overturned the VAC’s recommendation to deny project DRP20-006/SDP20-010.
6. SDP21-019 Ramsey Addition – 427 Canyon Drive, Solana Beach Applicant Information:
Name: Dylan Ramsey
Architect:
Name: Andy Crocker, T7 Architecture
Clamant 1 Information:
Name: H. Shane and Kathy Noroozi
Address: 435 Canyon Drive
Project Description:
The Applicants are requesting the approval of a Development Review Permit (DRP) and Structure Development Permit (SDP) for a multi-level addition and remodel to an existing onestory, single-family residence. The 8,989 square-foot lot is located within the Low-Medium Residential (LMR) Zone and the Scale Residential Overlay Zone (SROZ). The following is a breakdown of the proposed floor area:
Existing First Floor
Proposed First Level Addition
Proposed Second Floor
Clerestory (15’+ Ceiling Height)
Existing Garage to Remain
Proposed Lower-Level Addition
Proposed Stair
1,576 SF
417 SF
700 SF
22 SF
531 SF
549 SF
93 SF
Subtotal 3,888 SF
Required Parking Exemption - 400 SF
Total Floor Area Proposed 3,488 SF
Maximum Allowable Floor Area (SROZ) 3,523 SF
The project would include grading in the amount of 158 CY aggregate. The tallest point of construction of the original design was 25 feet above the existing grade with the highest pole at 244.83 feet above mean sea level (MSL). The project has since been redesigned to be no higher than 21.50 feet. The project requires a DRP for two reasons: 1) a structure that exceeds 60% of the maximum allowable floor area; and 2) aggregate grading that exceeds 100 CY.
The Commissioners stated their disclosures (as shown on table below) regarding dates they visited the properties.
VAC Meeting Minutes
Tuesday, August 16, 2022
Page No. 3
Tiffany Wade, Assistant Planner, gave a PowerPoint presentation describing the project. A copy of the PowerPoint will be included in the project file.
Dylan Ramsey, Applicant, discussed the reasoning for the project’s design and the attempt to minimize view impairment.
Andy Crocker, Applicant’s Representative, presented a PowerPoint presentation describing the proposed project and the changes that were made from the original design. A copy of the PowerPoint presentation will be included in the project file.
Commissioners had questions for Mr. Crocker, Mr. Crocker addressed all questions.
H. Shane, Kathy, and Ariana Noroozi, Claimants, presented a PowerPoint presentation and described their concerns of view obstruction resulting from the proposed project. A copy of the PowerPoint presentation will be included in the file.
Michael Newhouse, resident at 422 Canyon Drive, presented his support for the proposed project.
Mr. Crocker addressed issues that were brought up by the Claimant.
Commissioners had questions for the applicants. The applicants agreed to modify the proposed design to come to an agreement with the claimants. The claimants agreed to the proposed modifications made by the applicants.
Vice Chair Bishop closed the public meeting.
The Commissioners gave their findings as shown below:
H. Shane and Kathy
Noroozi 435 Canyon Dr. Coad Bishop Cohen Moldenhauer Stribling Zajac Najjar Date
Visited
Claimant 8/10 8/3 8/12 8/11 8/12
Applicant 8/1 8/12 8/12 8/12
Primary
Viewing Area
Kitchen,
Living Room,
Bedroom
Windows
Looking
West
2nd Floor
Master
Bedroom
1st Floor
Living Room,
Dining Room,
Kitchen
Looking
Southwest
2nd Floor
Master
Bedroom
Looking
West
2nd Floor
Family
Room,
Master
Bedroom
Looking
West and
North
#1. Communication
Taken Place Y Y Y Y Y
VAC Meeting Minutes
Tuesday, August 16, 2022
Page No. 4
#2. No Public View
Impairment Y Y Y Y Y
#3. Designed to
Minimize View
Impairment
Y N Y Y N
#4. No Cumulative
View Impairment Y Y Y Y Y
#5. Neighborhood
Compatibility Y Y Y Y Y
Vice Chair Bishop called for a motion. Commissioner Zajac motioned to recommend approval of the project to City Council with the condition that the proposed roof is revised to a flat roof, to shift solid stucco railing wall at the second level deck 3’ to the North to align with the proposed second floor south wall, to shift the west wall of the primary room 1’ to the east, and to install obscured glazing windows on the south wall of the primary bedroom and the primary closet, seconded by Vice Chair Bishop. Staff asked for clarification on the proposed motion. Commissioner Zajac confirmed that the motion would be denying the view claim and proposing to recommend approval of the project subject to conditions. The commissioners discussed the proposed motion.
Commissioner Stribling requested to include a specific height limit for the proposed roof instead of requiring a flat roof.
Commissioner Coad stated that she does not believe the conditions of approval are relevant because she believes the proposed structure does not obstruct the primary view from the Claimants property.
Vice Chair Bishop asked for the clarification on the process to call for a substitute motion, Assistant City Attorney Mitchell provided clarification.
Coad offered a substitute motion to recommend approval of the project to City Council, seconded by Commissioner Stribling. Motion passed 3/2/2 (Noes: Moldenhauer, Zajac) (Recused: Najjar) (Absent: Cohen)
7. VAC MEMBER COMMENTS / DISCUSSION
Staff confirmed the next VAC meeting will be on September 20th, 2022.
8. ADJOURNMENT
Vice Chair Bishop declared the meeting adjourned at 8:43 PM.
Minutes as approved by V.A.C. on _____________.
Respectfully submitted,
_______________________________
VAC Meeting Minutes
Tuesday, August 16, 2022
Page No. 5
John Delmer, Junior Planner
________________________________
Joseph Lim, Community 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. August 16, 2022 ~ 6:00 P.M. Regular Mtg.
PROJECT CASE NO:
PROJECT LOCATION:
DRP21-020/SDP21-019 Ramsey Residence
427 Canyon Drive, Solana Beach
APPLICANT NAME: Dylan Ramsey
APPLICANT CONTACT: Andy Crocker, T7 Architecture
PRESENT VAC MEMBERS: Paul Bishop, Pat Coad, 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: Matthew Cohen
ASSESSMENT FILED BY:
Name: H. Shane and Kathy Noroozi
Address: 435 Canyon Drive
PROJECT DESCRIPTION:
The Applicants are requesting the approval of a Development Review Permit (DRP) and Structure Development Permit (SOP) for a multi-level addition and remodel to an existing one-story, single-family residence. The 8,989 square-foot lot is located within the Low-Medium Residential (LMR) Zone and the Scale Residential Overlay Zone (SROZ). The following is a breakdown of the proposed floor area:
Existing First Floor
Proposed First Level Addition
Proposed Second Floor
Clerestory (15'+ Ceiling Height)
Existing Garage to Remain
Proposed Lower-Level Addition
Proposed Stair
Subtotal
Required Parking Exemption
Total Floor Area Proposed
Maximum Allowable Floor Area (SROZ)
1,576 SF
417 SF
700 SF
22 SF
531 SF
549 SF
93 SF
3,888 SF
-400 SF
3,488 SF
3,523 SF
VAC NOR
August16,2022
The project would include grading in the amount of 158 CY aggregate. The tallest point of construction of the original design was 25 feet above the existing grade with the highest pole at 244.83 feet above mean sea level (MSL). The project has since been redesigned to be no higher than 21.50 feet. The project requires a DRP for two reasons: 1) a structure that exceeds 60% of the maximum allowable floor area; and 2) aggregate grading that exceeds 100 CY.
VAC RECOMMENDATION:
The project was heard at the August 16, 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 Commissioner Coad motioned to recommend approval of the project, seconded by Commissioner Stribling.
Motion passed 3/2/2 (Noes: Moldenhauer, Zajac) (Recused: Najjar) (Absent: Cohen) 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.
Yes - The majority (3 of 5) of the present VAC members found that the proposed residence was designed or situated to minimize impairment of views.
4. There is significant cumulative view impairment caused by granting the application as proposed.
Yes - The VAC members unanimously 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.
VAC NOR
August 16, 2022
5. The proposed structure in general is not compatible with the immediate neighborhood character.
Yes - The VAC members unanimously 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.
VAC Vote:
Commissioner Coad motioned to recommend approval of the project, seconded by Commissioner Stribling. Motion passed 3/2/2 (Noes: Moldenhauer, Zajac) (Recused: Najjar} (Absent Cohen)
Issue Qate of VAC Recommendation: August 16, 2022
I
Jc r·
,1·
Corey A11dr~ws, Principal Planner n, Chair
Staff Li~isbn, View Assessment Committee v;e Assessment Committee July 23, 2022
To: Dylan Ramsey
Project: 427 Canyon Drive, Solana Beach, CA 92075
Reference: DRP21-20/SDP21-019
Hi Dylan,
RECEIVED
JUL 2 5 2022
Co"'.munity _Development Dept.
City nf S0I ,ma Beach
This correspondence is written to convey my support for your project, as recently modified in your plans, to mitigate the view issues from our property. I appreciate that we could quickly and effectively work together with the help of your architect, Andy Crocker, to reach a compromise on our view impact. While we still will have some encroachment to our view, I believe your that your project will enhance the character of our immediate neighborhood area. Best of luck to you and your family on constructing your beautiful new home.
Best regards,
Nicolle Selby-Thomas
-Canyon Dr.
Solana Beach, CA 92075
Dylan Ramsey
Re: Modifications for Frank/Franklin Zalman MD letter of support of Ramsey Project As Described within current view poles. 1 message
Franklin Zalman Tue, Jun 7, 2022 at 10:57 AM
To: Dylan Ramsey
Hi Dylan,
As we discussed, I very much appreciate the efforts you and your wife have made to minimize the impact on the ocean views both from my house at Canyon Dr., Solana Beach 92075, and my next door neighbor’s immediately north of my house at Canyon Dr. ( Michel and Rose Newhouse, MD).
In view of the current placement of the view poles, and your extensive and cooperative discussions with both myself and the other neighbors, regarding minimizing the significant impact on the main ocean views, I fully support your project as described at this time, without reservations. Furthermore, I completely appreciate and applaud the cooperative and forthright manner which you and your architect, Andy Crocker, have fully demonstrated on numerous occasions involving this project.
I wish that you and your family fully succeed in building a beautiful home that fits and maintains the character of our micro-neighborhood, as planned, and look forward to the completion of your project.
Please feel free to share this letter of support with our Solana Beach City Planners, especially Tiffany Wade, with whom I met last week regarding your project DRP21-020/ SDP21-019.
Thank you for your neighborliness and consideration!
Franklin Zalman MD, FACC
On May 23, 2022, at 11:58 AM, Dylan Ramsey < wrote:
Hey Frank,
Attached are the proposed changes. I'm taking off to New York later today for work and will be back on Thursday. Andy is free to meet and discuss in the meantime.
Thanks, Dylan
---------- Forwarded message ---------
From: Andrew Crocker <[email protected]>
Date: Mon, May 23, 2022 at 11:34 AM
Subject: Modifications for Frank
To: Dylan Ramsey
Cc: Francis Ramos <[email protected]>
Hey Dylan,
Please see attached for the plan with the proposed changes based on our conversation with Frank. I am happy to meet with him to discuss if that would be helpful.
Thank you,
--
Andrew Crocker, AIA
Principal
646 Valley Avenue, Suite A, Solana Beach, CA 92075
office. 858.345.1295 cell. 415.235.9447
t7architecture.com
[email protected]
20220523 modification for Frank.pdf
810K
Gm . ii
■ ■
l'IArchitecture
Harry B. Beyer
Angela Beyer
~anyon Drive
Solana Beach, CA 92075
July 20, 2022
Dear Solana Beach City Council,
RECE\VEO
JUL 2 0 202?.
;t . Oe'Je\opment oep . community h
f Solana Beac CityO
We're writing to inform the council that we are in support of the current project at the home 427 Canyon Drive, Solana Beach. We live directly to the north of the property a~anyon Drive, Solana beach and after seeing the plans, story poles and discussing the plans with the Ramsey's and their architect we agree with the plans as of June 7th, 2022.
The Ramsey's have worked with the neighborhood over the last couple of years to come up with a floorpan to give his family more space - while not obstructing anyone's primary views.
We believe they have been considerate neighbors and worked in good faith with all the neighbors, and we hope the city will pass the project as is.
Thank you,
Harry B. And Angela Beyer
June 4, 2022
ROSE M. LOCHMANN
MICHAEL A. NEWHOUSE
- ANYON DRIVE
SOLANA BEACH, CA 92075
Dy Ian and Tara Ramsey
427 Canyon Drive
Solana Beach, CA 9207 5
Dear n~, bn and Tara_
Erecting an addition with a new second story to an existing house in Solana Beach is a demanding and exhausting process, We still, after 30 years, remember the struggle.
Although your addition will encroach on our ocean view, we appreciate your consulting with us from the beginning and considering our concerns,
We want to let you know we support the plan you presented to the city and hope both you and your children will soon be able to enjoy the views and room your addition will provide,
~
4 ~
~---c.e.4,1 ....... 1.....,co~•----
September 30, 2022
To: Dylan Ramsey
Project: 427 Canyon Drive, Solana Beach, CA 92075
Reference: DRP21-20/SDP21-019
Hi Dylan,
RECEIVED
SEP 3 0 2022
Communi•y Deve:orr.1cnt Dept.
City of Solana Beach
This correspondence is provided to convey my continued support for your project. It is appreciated that you were able to alter your project plans to mitigate the view issues from our property. Thanks for also providing the modified story poles so that we could understand the revised impact of the changed plans. Again, I am happy that we could align on a solution with the help of your architect, Andy Crocker, to reach a compromise on our view impact and your project. While we still will have some encroachment to our view, I believe your that your project will enhance the character of our immediate neighborhood area. We hope that you are able to proceed with constructing your new home.
Best regards,
Nicolle Selby-Thomas
lllllllltanyon Dr.
Solana Beach, CA 92075
Harry B. Beyer
Angela Beyer
~ anyon Drive
Solana Beach, CA 92075
October 3, 2022
Dear Tiffany Wade and the Solana Beach City Council,
RECEIVED
OCT O 3 2022
Co~munity Development Dept.
City of Solana Beach
We're writing to inform you and the council that we are in continued support of the current project at the Ramsey home located at 427 Canyon Drive, Solana Beach.
We live directly to the north of the property at 411 Canyon Drive, Solana beach and after seeing the plans, story poles and discussing. the plans with the Ramsey's and their architect we agree with the plans as of June 7th, 2022.
The Ramsey's have worked with the neighborhood over the last couple of years to come up with a ftoorpan to give his fami ly more space - while not obstructing anyone's primary views. We believe that the project is a good fit with our neig,hborhood.
We believe they have been very considerate n:eighbors and have worked In good faith with all the surrounding neighbors on this project, and we hope the city will pass the project as is at the October 12th meeting.
Thank you,
Harry B. And Angela Beyer
P a ge 1 | 6
Ramsey Addition – Project Findings for Development Review Approval DRP21-020 SDP21-019
Project Name: Ramsey Residence
Project Address: 427 Canyon Drive, CA., 92075
Date: October 17, 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 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 427 Canyon Drive, Solana Beach, CA., is located within the LMRd zone (Low Medium Residential) The neighborhood consists of a variety of one- and two-story single-family residences of different architectural styles. The proposed development is consistent with the general plan, overlay zones, specific plan, and the Solana Beach Municipal Code.
2. The proposed development complies with the development review criteria set forth in subsection F of this section.
Item 1: Relationship with Adjacent Land Uses.
Response: The home is designed in a manner compatible with and complementary to existing development in the immediate vicinity of the project site and the surrounding neighborhood. The development is compatible in scale, apparent bulk, and massing with the surrounding neighborhood.
Item 2. Building and Structure Placement.
Response: The residence is sited to minimize adverse impacts on the surrounding properties.
The residence works with the existing residence and topography tom minimize adverse impacts for all of the neighbors.
Item 3. Landscaping.
Response: The planting scheme is compatible with the existing vegetation patterns and meets the requirements in the Solana Beach Municipal Code. Replacement vegetation and landscaping shall be compatible with the vegetation of the surrounding area. The plantings are designed with their mature heights in mind as to not obstruct significant views when fully grown. Drought tolerant plant materials and water conserving irrigation systems are incorporated into all landscaping plans.
646 Valley Avenue, Suite A, Solana Beach, CA 92075 | office 858-345-1295 | [email protected] Page 2 | 6 Item 4. Roads, Pedestrian Walkways, Parking, and Storage Areas.
Response: Not Applicable.
Item 5. Grading
Response: the grading has been minimized to work with the existing pad heights of the current home and the existing slope of the site. Most of the grading work has been added to the project due to lowering the height of the addition at the neighbor’s request, which increases the amount of grading required.
Item 6. Lighting.
Response: Exterior lighting has been designed for safety and security for the residence and their children. All light fixtures are 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.
Item 7. Usable Open Space.
Response: Not Applicable.
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.
Response: All required approvals by the city have been obtained prior to or concurrently with the development review permit. Conditions for approval will be added to the plan set and will be met prior to Building Permit Issuance as required.
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 427 Canyon Drive, Solana Beach, CA., does not require a permit 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 if required.
646 Valley Avenue, Suite A, Solana Beach, CA 92075 | office 858-345-1295 | [email protected] Page 3 | 6 Ramsey Addition – VAC - View Assessment Committee Findings for Approval DRP21-020 SDP21-019
Project Name: Ramsey Residence
Project Address: 427 Canyon Drive, CA., 92075
Date: October 17, 2022
Project Findings per SBMC 17.60 – VAC - View Assessment Committee
Finding #1 – Verification of Reasonable Attempt to Resolve Issues
Response: Multiple meetings and conversations with the neighbors took place through the design see attached documentation of the project timeline.
Finding #2 – View from Public Property
Response: No public views are affected or blocked.
Finding #3 – Minimizing Private View Impairment
Response: The overall design intent of the project was to maintain the claimant’s primary ocean views to the west from their living room, dining room, kitchen, main level deck, upper-level deck, upper level, hallway, master bedroom and master bathroom. The project proposes the new roof slope of 2:12, the existing roof has a slope of 3:12. The existing footprint is not being increased on the first floor. The second-floor addition was pushed north by 3 feet and stepped back 2 feet and 4 feet on the front facade to address the claimant’s concern. The second-floor building mass was reduced to the south and the entry tower was then lowered to align with the existing roof ridge to remain to maintain western view corridors. The structure was reduced by 3.5 feet and was pushed subterranean to maintain western view corridors.
Finding #4 – Cumulative View Impairment
Response: the proposed design is similar in scale with previously approved homes within the neighborhood. As proposed, the building height is lower than the allowable building envelope.
Finding #5 – Compatibility with Neighborhood Character
Response: the proposed project adheres to the neighborhood and is similar in character, scale, style and building setbacks. The neighborhood consists of a mix of one- and two-story single-family residences.
646 Valley Avenue, Suite A, Solana Beach, CA 92075 | office 858-345-1295 | [email protected] Page 4 | 6 Ramsey Addition - DRP21-020 SDP21-019 - Project Timeline provided by Homeowners Summary:
During the month of April 2021, Andy Crocker from T7 and I met with all the direct neighbors to go over the plans for our project and receive feedback. After hearing everyone's feedback and concerns we worked to come up with a design that was going to have the least impact on our neighbors’ views while providing more room for my growing family. My wife and I decided the best solution was to design the second floor to look directly into my neighbor's large tree in front of us to reduce any direct impact on views our neighbors had prior to our remodel.
Over the next 1-2 years we've worked with all our neighbors adjusting and shrinking the overall volume of the project. We've worked with Mr. Noroozi to push it more to the north and east to minimize view and privacy concerns. From the project's initial phase to the current scope - the second floor is much lower, the overall size of the second floor is smaller, and the project is pushed back to the east to minimize view concerns for all my neighbors; including Mr. Noroozi.
We also educed the height of the entry volume at the request of Frank Zalman to accommodate a view corridor per the handbook.
We've had a hard time coming to an agreement with Mr. Noroozi on where the second story should be placed.
By moving the project to the north, we would directly impede on the two neighbors directly behind us. Mr.
Noroozi has been claiming mountain views and views of the trails behind his house. From our perspective the primary views for Mr. Noroozi's house is the 180 degree view they have of the ocean from their first and second story. It didn't seem fair to my family to build our second story to obstruct the ocean views of the neighbors behind us. Over the last 1.5 years, we've met at least 6 times, shared phone calls, exchanged text messages/emails to help resolve our disagreement.
Correspondence Summary – this is not an exhaustive list of all the emails, calls, and texts:
April 12th, 2021 – week of - Left note on doorstep to set up a meeting to go over house plans.
April 14th, 2021 - Mr. Noroozi met in my backyard to view proposed plans April 16th, 2021 - Exchanged email correspondence to go over projects’ location and address concerns.
May 13th, 2021 - Provided new set of plans to address concerns for Mr. Noroozi. In the revised design iteration, we reduced the floor area of the second level addition at the south wall by pushing it 3'-0" north.
This will increase the separation of both residences on the second level to about 10'-11". Due to this reduction in square footage, the fireplace Dylan asked for was removed from the floor plan, the walk-in closet was reduced, and the bathroom was reworked. In addition, the front facade of the second level was stepped back 2'-0" and 4'-0" which will keep more of the visual line to the north and break up the street facing facade.
May 31, 2021 - Met with Shane at his residence to go over his view concerns. 646 Valley Avenue, Suite A, Solana Beach, CA 92075 | office 858-345-1295 | [email protected] Page 5 | 6 June 10th, 2021 -Sent Shane another round of changes to help address his concerns:
• Sheet A104 - solid stucco railing wall at second level deck will be shifted 3'-0" to the North to align with the proposed second floor south wall
• Sheet A104 - shift west wall of the primary room 1'-0" to the east • Sheet A301 - window on the south wall of the primary bedroom and the primary closet will be be installed with obscured glazing
• Sheet L-6 - Remove (BAM) Bamboo and replace with an agreed upon plant Sheet L-6 - (D4) at North property line to be hedged at to 224' MSL max versus the 15' max. specified May 31st, 2022 - Met Shane to go over the plans and work to address his concerns.
June 14th, 2022 - Email exchanges about addressing his concerns about pushing the project more to the north. Problem coming to an agreement because we've already agreed on the location of the second story with all the neighbors behind us and tried to address Shane's concerns by pushing the project back and to the east.
June 29th, 2022 - Met with Shane at his house to try to go over ways to address his concerns.
July 15th, 2022 - Sent Mr. Noroozi revised and updated plans of the project with the compromise of lowering the project by 3.5 feet to address his views to the north.
Aug 2nd, 2022 - Shane sent another proposal to further lower our second floor - we haven't been able to come to an agreeable solution since. The revised proposal by Mr. Noroozi would make our second floor unlivable.
Aug 3rd, 2022 - Sent Shane another list of potential compromises - restricting vegetation and adding see thru rails to help alleviate view concerns to the north.
August 16th - VAC Meeting. Committee ruled in our favor 3-2.
August 26th, 2022 - Spoke with Mr. Noroozi via telephone to help address his concerns since the VAC meeting and offer resolutions
September 21st, 2022 - Email exchanges with Mr. Noroozi to see where we can find some common ground and come to a reasonable resolution
October 4, 2022 – Informed by city staff that the Noroozi’s had hired an attorney for the project.
October 5th, 2022 - Followed up on previous unanswered emails to Mr. Noroozi.
646 Valley Avenue, Suite A, Solana Beach, CA 92075 | office 858-345-1295 | [email protected] Page 6 | 6 Conclusion:
My wife and I have worked with all our neighbors over the last couple of years to submit a plan which we're proud of, while having the least impact on the views of our neighbors. We hope the council will agree we've worked hard and fair to find the best compromise for all our neighbors.
CITY COUNCIL ACTION:
______________________________________________________________________ ______________________________________________________________________ AGENDA ITEM # B.4.
STAFF REPORT
CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Gregory Wade, City Manager
MEETING DATE: October 26, 2022
ORIGINATING DEPT: Engineering Department
SUBJECT: Public Hearing: City Council Consideration of Resolution 2022-120 for Fiscal Year 2023/24 Community Development
Block Grant Funds Application and Resolution 2022-125
for Fiscal Year 2022/23 Amended Locations for Americans with Disabilities Act (ADA) Pedestrian Ramp
Improvements
BACKGROUND:
The City of Solana Beach (City) is eligible to apply for Federal Community Development Block Grant (CDBG) funding administered locally through the County of San Diego Department of Housing and Community Development (County). The County has recommended that the City target Americans with Disabilities Act (ADA) improvements to improve the accessibility and safety for persons with disabilities, which is one of the CDBG goals. The City Council (Council) has approved previous annual CDBG applications to construct ADA compliant pedestrian ramps at public street intersections throughout the City.
For the upcoming application, Staff prepared a new list of street intersections for Council’s consideration that may be improved with ADA compliant pedestrian ramps (Attachment 1, Exhibit A of Resolution 2022-120). This item is before the City Council for the consideration of Resolution 2022-120 (Attachment 1), which would approve the list of ramps and authorize Staff to apply for the Fiscal Year (FY) 2023/24 CDBG program funding.
In addition, an amended list of ramp locations (Attachment 2) for the current fiscal year (FY 2022/23) is being presented to the City Council for consideration. The amended list substitute’s locations where pedestrian ramps were constructed under previous contracts. Resolution 2022-125 is before the City Council to approve the amended list of intersections for FY 2022/23.
October 26, 2022
FY 2023/24 CDBG Funding & FY 2022/23 Amended Locations
DISCUSSION:
FY 2023/24 CDBG Application
The County provided an estimated CDBG allocation of $51,921 for FY 2023/24. Staff developed a list of locations consistent with the anticipated funding. The ramps listed in Attachment 1, Exhibit A, are at locations with either no existing pedestrian ramps or with an existing ramp that does not meet current standards. The number of ramps to be constructed will be adjusted to match the available funding.
FY 2022/23 Amended Ramp List
On November 10, 2021, the City Council approved Resolution 2021-129 that included a list of public street ADA ramp locations for the FY 2022/23 CDBG application. The list of ramps as approved under Resolution 2021-129 needs to be amended because this list includes locations where the ramps have already been constructed under previous contracts. While the list of ramps as identified in Resolution 2021-129 is subsequently unchanged, an amendment to this list is required before a notice to proceed is issued by the County of San Diego and the project is advertised for construction. This amendment removes the locations of the ramps that have already been constructed and adds additional locations consistent with the 2022/2023 approved CDBG budget. Attachment 2, Exhibit A, is an amended list of ramps reflecting the changes as mentioned above.
As this Council action has been advertised as a public hearing, any information, comments, and testimony received on this item will be attached to this report and sent to the County along with the City’s application.
CEQA COMPLIANCE STATEMENT:
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301(c) of the State CEQA Guidelines.
FISCAL IMPACT:
There is no impact to the General Fund due to the use of Federal CDBG Funds. Staff anticipates that the City will receive CDBG funding of $54,626 for FY 2022/23 and $51,921 for FY 2023/24. Staff will program the funds for the ADA pedestrian ramps in the CIP Budget.
WORK PLAN:
N/A
OPTIONS:
• Approve Staff recommendations and approve the CDBG application.
October 26, 2022
FY 2023/24 CDBG Funding & FY 2022/23 Amended Locations
• Provide alternative direction.
DEPARTMENT RECOMMENDATION:
Staff recommends that the City Council:
1. Conduct the Public Hearing: Open the public hearing, Report Council disclosures, Receive public testimony, Close the public hearing.
2. Adopt Resolution 2022-120:
a. Finding that the funding request and project implementation are exempt from the California Environmental Quality Act pursuant to the State CEQA Guidelines.
b. Approving the FY 2023/24 list of public street ADA ramp locations. c. Requesting FY 2023/24 Community Development Block Grant Funds for ADA pedestrian ramp improvements at various public street intersections listed in Attachment 1, Exhibit A.
d. Authorizing the City Manager to execute the County contract for management and implementation of the CDBG program.
3. Adopt Resolution 2022-125:
a. Finding that the funding request and project implementation are exempt from the California Environmental Quality Act pursuant to the State CEQA Guidelines.
b. Approving the FY 2022/23 amended list of public street ADA ramp locations.
CITY MANAGER’S RECOMMENDATION:
Approve Department Recommendation
_________________________
Gregory Wade, City Manager
Attachments:
1. Resolution 2022-120
2. Resolution 2022-125
RESOLUTION 2022-120
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SOLANA BEACH, CALIFORNIA, REQUESTING FISCAL
YEAR 2023/24 COMMUNITY DEVELOPMENT BLOCK
GRANT FUNDS FOR CONSTRUCTION OF ADA
PEDESTRIAN RAMPS
WHEREAS, the City Council of the City of Solana Beach participates in the Community Development Block Grant (CDBG) Program as administered through the County of San Diego as the City is not eligible to submit as an “Entitlement City”; and WHEREAS, the City desires to utilize the CDBG funds for ADA improvements to improve the accessibility and safety for persons with disabilities; and WHEREAS, on October 26, 2022, the City Council held a duly noticed public hearing to consider the application of requesting CDBG funds; and WHEREAS, section 15301(c) of the State CEQA Guidelines categorically exempts operation, repairs, maintenance or minor alteration to existing streets, sidewalks, gutters and similar facilities.
NOW, THEREFORE, the City Council of the City of Solana Beach, California, does resolve as follows:
1. That the above recitations are true and correct.
2. That the City Council finds the funding request and project implementation are exempt from the California Environmental Quality Act pursuant to Section 15301(c) the State CEQA Guidelines.
3. That the City Council approves the list of public street ADA Ramp Locations (Exhibit A).
4. That the City Council requests the Fiscal Year (FY) 2023/24 Community Development Block Grant Funds for ADA pedestrian ramp improvements at various public street intersections listed in Exhibit A.
5. That the City Council authorizes the City Manager to execute the County contract for management and implementation of the CDBG project.
Resolution 2022-120
CDBG 2023-24 Funding
PASSED AND ADOPTED this 26th day of October, 2022 at a regularly scheduled meeting of the City Council of the City of Solana Beach, California 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
EXHIBIT A
Resolution 2022-120
City of Solana Beach
FY 2023-24 CDBG Application
Proposed ADA Ramps Locations
All locations listed above have non-standard ramps to be removed and replaced with current ADA ramp standards.
The scope of the implemented project will be based on the available funding and may not include all the locations listed above.
No. Cross Streets Corner(s)
1 Via Mil Cumbres Punta Baja Dr NW/SW
2 Via Mil Cumbres Cerro Largo Dr (west side) NE/SE
3 Via Mil Cumbres Via Chica Ct NW/NE
4 Via Chica Ct La Barranca Dr SW/SE
4 Via Mil Cumbres El Pedregal Dr NW/NE
5 Via Mil Cumbres Cerro Largo Dr (east side) SW/SE
6 Cerro Largo Dr Cerro Verde Dr NW/SW
7 Highland Dr San Mario Dr NW/SW
8 Santa Petra Dr Santa Luisa Dr NW/NE/SW/SE
9 Santa Petra Dr Santa Victoria NE/SE
10 San Andres Dr Las Banderas Dr NW/NE
RESOLUTION 2022-125
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SOLANA BEACH, CALIFORNIA, AMENDING FISCAL
YEAR 2022/23 COMMUNITY DEVELOPMENT BLOCK
GRANT FUNDS LIST OF ADA PEDESTRIAN RAMP
LOCATIONS
WHEREAS, the City Council of the City of Solana Beach participates in the Community Development Block Grant (CDBG) Program as administered through the County of San Diego as the City is not eligible to submit as an “Entitlement City”; and WHEREAS, the City desires to utilize the CDBG funds for ADA improvements to improve the accessibility and safety for persons with disabilities; and WHEREAS, on November 10, 2021, the City Council approved a list of ramp locations for the FY 2022/23 CDBG application; and
WHEREAS, on October 26, 2022, the City Council held a duly noticed public hearing; and
WHEREAS, section 15301(c) of the State CEQA Guidelines categorically exempts operation, repairs, maintenance or minor alteration to existing streets, sidewalks, gutters and similar facilities.
NOW, THEREFORE, the City Council of the City of Solana Beach, California, does resolve as follows:
1. That the above recitations are true and correct.
2. That the City Council finds the funding request and project implementation are exempt from the California Environmental Quality Act pursuant to Section 15301(c) the State CEQA Guidelines.
3. That the City Council approves the amended list of public street ADA Ramp Locations (Exhibit A).
Resolution 2022-125
CDBG 2022-23 Amended Ramp Locations
PASSED AND ADOPTED this 26th day of October, 2022 at a regularly scheduled meeting of the City Council of the City of Solana Beach, California 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
EXHIBIT A
Resolution 2022-125
City of Solana Beach
FY 2022-23 CDBG Application
Amended ADA Ramps Locations
All locations listed above have non-standard ramps to be removed and replaced with current ADA ramp standards.
No. Cross Streets Corner(s)
1 San Andres Dr Las Banderas Dr NW/NE/SE
2 Santa Luisa Santa Petra Dr NW/SW/NE/SE
3 Santa Victoria Santa Petra NE/SE
4 Santa Victoria Santa Carina NW/NE
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: October 26, 2022
ORIGINATING DEPT: Community Development
SUBJECT: Adopt (2nd Reading) Ordinance 527 – Building and Fire Code Updates
BACKGROUND:
On October 12, 2022, the City Council introduced Ordinance 527 (Attachment 1), which is now before Council for the second reading and adoption to amend Title 15 of the Solana Beach Municipal Code incorporating the State mandated Building and Fire Code changes.
DISCUSSION:
The model building codes are typically updated every three years. The codes are amended and adopted by the State of California Building Standards Commission. State law requires that local jurisdictions enforce the state adopted codes as the minimum standard for construction.
The proposed Ordinance 527 would update the provisions of Title 15 of the Solana Beach Municipal Code (SBMC) to be consistent with the current State mandated fire and building code editions. Several building and fire code sections would be repealed and replaced with new sections. The adoption of this local amendment, and more stringent standards, is supported in the findings. The City may only locally amend these State codes when a finding can be made that certain local physical conditions exist to support the necessity for a local amendment.
CEQA COMPLIANCE STATEMENT:
This project is exempt from the provisions of the California Environmental Quality Act pursuant to Section 15061(b)(3) because it entails the adoption of State mandated building and fire codes with or without minor amendments, intended to improve the public health, safety and welfare, and will not have a significant effect on the environment.
October 26, 2022
Ordinance 527 - Building & Fire Code Updates
FISCAL IMPACT:
There would be no impact to the General Fund from Ordinance 527, as proposed. No changes to existing City fees are proposed at this time.
WORK PLAN:
N/A
OPTIONS:
• Approve Staff recommendation.
• Approve Staff recommendation with alternative amendments / modifications. • Deny Staff recommendation.
• Provide other direction to Staff.
DEPARTMENT RECOMMENDATION:
Staff recommends that the City Council adopt Ordinance 527 (2nd Reading) amending Title 15 of the Solana Beach Municipal Code.
CITY MANAGER’S RECOMMENDATION:
Approve Department Recommendation.
_________________________
Gregory Wade, City Manager
Attachments:
1. Ordinance 527
ORDINANCE NO. 527
ORDINANCE OF THE CITY OF SOLANA BEACH, CALIFORNIA, RESCINDING TITLE 15, CHAPTERS 15.04, 15.08, 15.10, 15.12, 15.16, 15.20, 15.22, 15.23, 15.24; 15.28,
15.32, 15.33, 15.34 AND 15.35 OF THE SOLANA BEACH MUNICIPAL CODE AND ADOPTING NEW CHAPTERS 15.04, 15.08, 15.10, 15.12, 15.16, 15.20, 15.22, 15.23,
15.24, 15.32, 15.33, 15.34 AND 15.35 REGARDING THE 2022 CALIFORNIA BUILDING STANDARDS, WHICH INCLUDES, THE 2022 CALIFORNIA ADMINISTRATIVE CODE; THE 2022 CALIFORNIA BUILDING CODE; THE 2019 CALIFORNIA RESIDENTIAL CODE; THE 2022 CALIFORNIA ELECTRICAL CODE; THE 2022 CALIFORNIA PLUMBING CODE; THE 2022 CALIFORNIA MECHANICAL CODE; THE 2022 CALIFORNIA ENERGY CODE; THE 2022 CALIFORNIA GREEN BUIDING CODE; THE 2021 INTERNATIONAL PROPERTY MAINTENANCE CODE; THE 2022 CALIFORNIA FIRE CODE AND 2021 INTERNATIONAL FIRE CODE; THE 2022 CALIFORNIA HISTORICAL BUILDING CODE, THE 2022 CALIFORNIA EXISTING BUILDING CODE, AND THE 2022 CALIFORNIA REFERENCED STANDARDS CODE.
WHEREAS, on October 12, 2022 the City Council of the City of Solana Beach held a public hearing on this proposed ordinance; and
WHEREAS, the City of Solana Beach last revised its construction codes in 2019; and
WHEREAS, California Health and Safety Code section 17958 requires that cities adopt building regulations that are substantially the same as those adopted by the California Building Standards Commission and contained in the California Building Standards: and
WHEREAS, the City Council finds that the modifications and changes to the Uniform Codes are reasonably necessary because of the following climatic, geologic, and topographical conditions:
1. The City is situated in hilly, inland terrain. Approximately 50% of the area, for fire purposes, is wildland, covered by native vegetation on steep inaccessible hillsides. The native ground cover is highly combustible grasses, dense brush and chaparral. Natural firebreaks in these areas are insignificant.
2. The climate is warm and dry. The winds prevail from the west with seasonal strong dry east winds that vary in duration and intensity. These winds can significantly enlarge wildland fire as well as cause abrupt and unpredictable changes in fire direction. Temperatures ranging between 75 and 100 degrees F are common throughout the year.
Ordinance 527
3. The potential for fire damage is great in the wildland area, as such, a fire can spread rapidly, and difficult terrain and explosive vegetation can slow response time.
4. Rural roads include many narrow winding roadways, often with grades in excess of that necessary for optimal response time for large fire apparatus. An additional factor affecting response time is the distance between the two fire stations and the fire location.
5. The water supply is limited making it necessary for fire apparatus to travel time consuming distances to refill once their initial water supply has been utilized.
WHEREAS, As required by Health and Safety Code section 17958 the City of Solana Beach does herewith make express findings that amendments to the California Building Standards Code are necessary for the protection of the public health, safety and welfare due certain climatic, topographic or geological features existing in the City of Solana Beach. The City Council hereby makes the following findings concerning the special circumstances and the climatic, topographic and geological conditions that: (a) exist in the City of Solana Beach: (b) increase the exposure of the public to the dangers of fire; (c) could severely restrict the response of emergency services to fire dangers; and (d) can be mitigated by amendments to the international fire and construction codes:
1. The City of Solana Beach is bisected by a major transportation corridor (Interstate 5) which traverses in a north/south direction. Interstate 5 is used to transport hazardous materials and is designated by the State of California as an approved route for transporting highly toxic and radioactive materials.
The City of Solana Beach is bisected by a railroad line running north/south.
Hazardous materials are transported on the railroad.
Underground pipes run parallel to the railroad line and carry natural gas under high pressure. Underground pipes run in a north/south direction in the eastern portion of the City and carry liquid petroleum under high pressure.
The transport, through the City, of hazardous, toxic and radioactive materials, as well as natural gas and liquid petroleum, on a regular basis, increases the threat of fire ignition and spread. This adds to the fire danger posed by the City’s climatic, topographic and geological conditions.
2. The City of Solana Beach topography is characterized by many large hillsides.
The City’s climate promotes the heavy growth of natural vegetation that covers the hillsides and is highly flammable, especially in the dry season. There are numerous areas of wildland-urban interface where structures, especially residences, are in close proximity to the natural vegetation.
Ordinance 527
The City’s climate is characterized by Santa Ana conditions involving dry gusty winds. In summer and fall, the typical weather is hot and dry. In combination, these climatic conditions create an extreme fire danger to the community.
Seasonal winds also have the potential for impeding emergency vehicle access by toppling trees (especially eucalyptus and pine which is a species that is prevalent in the City and susceptible to being felled by winds). As a result of the above conditions, the risk of fire ignition is greater. Also, once a fire is ignited, it is more likely that embers will be blown into the air, increasing the spread of the fire into the community. Therefore, land use projects need to be developed to provide a greater ability to avoid fire ignition, suppress fires, and facilitate access of emergency vehicles.
3. The City of Solana Beach is situated on the west slope of the coastal foothills that contain drainages, which contribute to flooding within the community.
Because flooding conditions can impede fire service vehicles reaching the site of a fire, land use projects need to be developed to provide a greater ability to avoid fire ignition, suppress fires, and facilitate access of emergency vehicles.
4. The City of Solana Beach is situated near the Rose Canyon Fault, the Elsinore Fault, and the Agua Caliente Fault. A cluster of faults known as the “South Coast Offshore Zone of Deformation” is located off the City’s coast. These geologic conditions are capable of generating earthquakes of significant magnitude at any time.
An earthquake may: (1) cause fires; (2) impede emergency vehicles responding to fires; and (3) interrupt the City’s water supply which is needed to fight fires.
Because the community is subject to damage from earthquakes, land use projects need to be developed to provide a greater ability to avoid fire ignition, suppress fires, and facilitate access of emergency vehicles.
5. The City of Solana Beach and Southern California are semi-arid regions and experience water shortages from time to time. Those shortages can have a severely adverse effect on water availability for firefighting. Fires starting in sprinkled buildings are typically controlled by one to three sprinkler heads, flowing as little as 13 gallons per minute.
Hose streams used by engine companies on well-established structure fires operate at approximately 250 gallons per minute each, and the estimated water needed for a typical residential fire is 1,250 to 1,500 gallons per minute, according to the Insurance Service Office and the International Fire Code.
The water estimate for a commercial building is typically greater than that of a residential structure.
Ordinance 527
Under circumstances such as; lack of water, infrastructure, earthquakes, multiple fires and wildland fires within a community, the limited water demand needs of residential fire sprinklers would control and extinguish many fires before they spread from building to wildland or building to building. In such a disaster, water demands needed for conflagration firefighting probably would not be available.
6. Due to the sloping topography and coastal foothills in the City of Solana Beach, the potential exists that new and future development will result in taller buildings on smaller parcels. Defining mid-rise buildings from 75 feet in height to 4 story modifies the application of special provisions for these buildings to all occupancies. Because of the need to mitigate the potential danger of mid-rise this change is necessary.
7. In addition, the limitations of available firefighting equipment, limited availability of human resources in local fire departments, and the necessity to climb vertically up flights of stairs, greatly impacting the response time to reach an incident scene, it is necessary to define the height of mid-rise buildings. The reduced height and built in protection will mitigate extended fire department response time and keep incidents manageable. Based upon the circumstances previously described, the protection of persons and property requires the City to adopt standards that are more stringent than those set forth in: (1) the State Building Standards Code Sections 202, 308, 321, 503, 507, 902, 903, 905, 5608, 5704, 5706, 6104, B, I and Section 3 of the International Fire Code.
NOW, THEREFORE, BE IT ORDAINED AS FOLLOWS:
SECTION 1: The City Council of the City of Solana Beach finds that this project is exempt from the provisions of the California Environmental Quality Act pursuant to Section 15061(b)3 in that the adoption of the State mandated building codes as proposed could not cause an adverse impact on the environment.
SECTION 2: The City Council of the City of Solana Beach hereby:
A. Rescinds Chapters 15.04, 15.08, 15.10, 15.12, 15.16, 15.20, 15.22, 15.23,
15.24, 15.28, 15.32, 15.33, 15.34, and 15.35 of the Solana Beach Municipal Code (Ordinance 506); and
B. Adopts new Chapters 15.04, 15.08, 15.10, 15.12, 15.16, 15.20, 15.22, 15.23,
15.24, 15.28, 15.32, 15.33, 15.34 and 15.35 of the Solana Beach Municipal Code to read as follows:
Chapter 15.04
CALIFORNIA ADMINISTRATIVE CODE
Ordinance 527
Chapter 15.04 CALIFORNIA ADMINISTRATIVE CODE
Adoption of the California Administrative Code, Part 1, Title 24 of the 2022 California Code of Regulations.
The California Administrative Code, 2022 edition, Chapter 15.04 is adopted by reference without change to Buildings and Construction Title 15.
Chapter 15.08
BUILDING CODE
Sections:
15.08.010 Adoption
15.08.020 Section 105.1.3 amended.
15.08.030 Section 105.8 amended.
15.08.040 Section 109.4 amended.
15.08.050 Section 109.5.1 amended.
15.08.060 Section 109.7 amended.
15.08.070 Section 110.1.1 amended.
15.08.080 Section 113.3 amended
15.08.090. Table 1505.1 amended.
15.08.100. Appendices adopted
15.08.010 Adoption of the California Building Code. Part 2. Title 24 of the California Code of Regulations.
A. There is adopted and incorporated by reference herein as the city building code for the purpose of prescribing regulations in the City of Solana Beach for the erection, construction, enlargement, alteration, repair, moving, removal, conversion, demolition, occupancy, equipment, use, height, area, and maintenance of buildings and structures, the 2022 California Building Code, Part 2, Title 24 of the California Code of Regulations, a portion of the 2022 California Building Standards Code, as defined in the California State Health and Safety Code, Section 18901 et seq. , including those Appendix Chapters not shown as deleted by this Chapter. Except as otherwise provided by this Chapter all erection, construction, enlargement, alteration, repair, moving, removal, conversion, demolition, occupancy, equipment, use, height, area and maintenance of buildings and structures within the City of Solana Beach shall be in conformance with the 2022 California Building Code which is based on the International Building Code, 2021 Edition and the adopted Appendix chapters, published by the California Building Standards Commission.
B. Findings. The City of Solana Beach has many large brush-covered hillsides. The City is subject to frequent Santa Ana conditions consisting of dry gusting winds, which create extreme fire dangers. The City Council specifically finds that these geographic and topographic conditions necessitate greater fire protection than that provided by the State Building Code. Therefore, this chapter alters the 2022 California Building Code, to require more fire-retardant roof coverings.
Ordinance 527
C. Deletions, revisions and additions to the 2022 California Building Code shall be as follows:
15.08.020 Section 105.1.3 added.
Permits shall not be issued for construction on a site until the Director of Community Development, or his designee, determines that all other development permits or approvals required by this code or city ordinance have been issued, and that all site preparation, grading or public improvement work has been satisfactorily completed to allow building permits to be issued, and so notifies the Building Official in writing.
Permits shall not be issued if the City Engineer determines that flooding or geologic conditions at the site endanger the public safety or welfare.
15.08.030 Section 105.8 added.
105.8 Progress of work and call for inspections.
1. The provisions of this subparagraph 1 shall apply to building permits issued for single family residential structures or accessory structures on lots zoned for single family dwellings. All work under a building permit shall be completed and call for final inspection of the work shall be made not more than 24 months from the date that the permit was first issued; provided, however, that all exterior work shall be completed and call for final inspection of the exterior work shall be made not more than 12 months from the date that the permit was first issued. Upon written request of permittee, or the owner where the permittee is not the owner, the building official with the written consent of the City Manager, may one-time extend the time periods established by this paragraph for a maximum cumulative time of six months if both of the following are met: (i) the permittee is not in violation of the permit or any of the uniform construction codes adopted by the city; and(ii) the permittee has diligently done work under the permit, but for a good cause shown the work has not been able to be completed within the specified time. The City Manager shall provide a copy of this section to any permittee seeking a first-time extension request and shall advise the permittee of the regulations relating to second request for time extensions.
2. The provisions of this subparagraph 2 shall apply to permits issued for all construction other than construction subject to paragraph 1 above. All work under a building permit shall be completed and call for final inspection of the work shall be made not more than 24 months from the date that the permit was first issued. Upon written request of the permittee, or owner where the permittee is not the owner, the building official with the written consent of the City manager, may extend that time periods established by this paragraph for a maximum cumulative time period of one year if both of the following are met:
(i) the permittee is not in violation of the permit or any of the uniform Ordinance 527
construction codes adopted by reference by the City; and (ii) the permittee has diligently done work under the permit, but for good cause shown the work has not been able to be completed within the specified time. The City Manager shall provide a copy of this section to any permittee seeking a first-time extension request and shall advise the permittee of the regulations relating to the time extensions.
3. The provisions of this subparagraph 3 shall apply to permits issued for all construction where work pursuant to the permit is undertaken to cure or abate a notice of violation of any city ordinance or state statute, including but not limited to violations resulting from construction commenced without the prior issuance of a permit. All such work shall be completed not less than nine months after the issuance of the permit or within such shorter period of time as may be established by order of an officer or employee authorized to enforce the provisions of this code, or the city attorney, as a consequence of code enforcement activity. Extensions of time may be granted by the city council.
4. In addition to the other penalties, a violation by a permittee of the provisions of this subsection (f) shall be grounds for revocation of the permit.
5. In order to recommence work on a project for which the permit has been revoked under the provisions of this subsection (f), the permittee shall submit a new permit application accompanied by new full plan review fees and complete plans and specifications for review by all applicable agencies and/or City departments. Before a new permit can be issued, the permittee shall pay a new full permit fee. Failure to remove the partially completed work shall cause the work to be considered a dangerous building or structure and the City may proceed with abatement of the work as a public nuisance.
6. If a permittee desires more than one extension of the time periods for completion under Subsection (1) and (2) of this Section, the permittee must make a written application to the Community Development Director at least 30 days prior to the expiration of the permit. Such extension of time may be granted by the City Council at a public meeting. The applicant must provide a 300-foot public notice package to the Planning Department.
15.08.040 Section 109.4 amended.
Section 109.4 WORK COMMENCING BEFORE PERMIT ISSUANCE. Any person who commences any work on a building, structure, electrical, gas, mechanical or plumbing system before obtaining the necessary permits shall be subject to a fee established by a resolution adopted by the City Council that shall be in addition to the required permit fees. In addition to assessing a fee, new applications for projects may be denied at the discretion of officer or employee authorized to enforce the provisions of this code, until the unapproved work has been addressed under a permit.
Ordinance 527
15.08.050 Section 109.5.1 PERMIT HISTORY SURVEY FEE.
Section 109.5.1 The fee for conducting a permit history survey for an existing structure of facility shall be established by a resolution adopted by the City Council.
15.08.060 Section 109.7 added.
Section 109.7. The United States, the State of California, school districts, the County of San Diego, or the City shall not be required to pay any fee for filing an application for a building permit pursuant to this Code, unless City building inspection services are requested. If so requested, the regular fee schedule shall apply.
15.08.070 Section 110.1.1 added.
110.1.1 INSPECTION RECORD CARD.
1. INSPECTION RECORD CARD. Work requiring a permit shall not be commenced until the permit holder or his agent shall have posted or otherwise made available and inspection record card such as to allow the building official to conveniently make the required entries thereon regarding inspection of the work.
This card shall be maintained available by the permit holder until final approval has been granted by the building official.
2. CIRCUIT CARDS. A complete schedule of circuits, showing the number and arrangement of outlets on each circuit, shall be posted or otherwise made available at the service equipment location prior requesting inspection of the rough electrical wiring. Circuit cards furnished by the building official shall be used for this purpose. In lieu of a circuit card, an approved wiring plan may be used.
15.08.080 Section 113.1 and 113.3 amended.
SECTION 113
BOARD OF APPEALS
Section 113.1 General. In order to hear and decide appeals of orders, decisions or determinations made by the building official relative to the application and interpretation of this code, there shall be and is hereby created a board of appeals. The board of appeals shall be appointed by the applicable governing authority and shall hold office at its pleasure. The board shall adopt rules of procedure for conducting its business. Appeals of a Notice of Order issued to enforce the requirements of this Chapter shall have the same meaning as “administrative hearing: inquiry” as defined under Solana Beach Municipal Code Section 2.32.040. Any Request for Appeal to the decision of the City Building Official or to an issued Notice and Order shall be received in writing within fifteen (15) days from the date of the notice of decision or date of the Notice and Order. This Section does not apply to specified actions by Code Compliance Officers enforcing any non-conformance with adopted Building Codes, such as issuance of Courtesy Notice letters, Notice of Violation letters and Citations, as such actions rely upon separately established appeal procedures under Solana Beach Municipal Code Chapters 1.18 and 2.32. With regard to the declaration of any building, structure, or building service equipment as posing, creating or causing a Public Nuisance, the Ordinance 527
enforcement and appeal processes established under Chapters 2.32 and 6.04 would govern, after a Notice and Order or Notice to Abate has been issued. Failure to submit a written appeal request within the statutory deadline shall constitute a waiver of the right to an administrative hearing and adjudication of the decision, notice or order issued to enforce the provisions of this Chapter.
Section 113.3. BUILDING CONSTRUCTION APPEALS BOARD. The City Council shall serve as the Appeals Board to hear appeals of any code interpretation by the City Building Official.
15.08.090 Table 1505.1 Amended. Table 1505.1 of the 2019 California Building Code is amended to read as follows:
Table 1505.1
MINIMUM ROOF COVERING CLASSIFICATION FOR TYPES OF
CONSTRUCTION
IA IB IIA IIB IIIA IIIB IV VA VB
A A A A A A A A A
15.08.100. Appendices C, H and I are adopted; Appendix B has been rescinded and replaced by Amended Section 113.1 and 113.3.
Chapter 15.10
RESIDENTIAL CODE
Sections:
15.10.010 Adoption
15.10.020. Deletions, revisions and additions
15.10.030 Section R101.1 Title Amended.
15.10.040 Section R105.3.1 Amended.
15.10.050 Section R108.1.1 Added.
15.10.060 Section R112.1 Amended.
15.10.070 Section R902.1.3 Amended.
15.10.080 Section R313.1 Exception amended.
15.10.090 Section R313.2 Exception amended.
15.10.100 Appendix H Adopted.
15.10.010 Adoption of the California Residential Code, Part 2.5, Title 24 of the California Code of Regulations. There is adopted and incorporated by reference herein as the city residential code for the purpose of prescribing regulations in the City of Solana Beach for the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, removal and demolition of one- and twofamily dwellings and townhouses not over three stories above grade and their accessory structures, the 2022 California Residential Code, Part 2.5, Title 24 of the California Code of Regulations a portion of the California Building Standards Code. Except as otherwise Ordinance 527
provided by this Chapter of the City of Solana Beach Municipal Code, all construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, removal and demolition of one- and two-family dwellings and townhouses not more than three stories above grade, shall be in conformance with the 2022 California Residential Code which is based on the International Residential Code, 2021 Edition, and the adopted appendix chapters, published by the California Building Standards Commission.
15.10.020 Deletions, revisions and additions to the California Residential Code and the International Residential Code, 2021 Edition, shall be as follows:
Chapter 1, DIVISION II, SCOPE AND ADMINISTRATION, of the California Residential Code, 2022 Edition, shall be amended as follows:
15.10.030 Section R101.1 Title Amended. “City of Solana Beach,”
15.10.040 R105.3.1 Action on applications Amended.
Permits shall not be issued for construction on a site until the Director of Community Development, or his designee, determines that all other development permits or approvals required by this code or city ordinance have been issued, and that all site preparation, grading or public improvement work has been satisfactorily completed to allow building permits to be issued, and so notifies the Building Official in writing. Permits shall not be issued if the City Engineer determines that flooding or geologic conditions at the site endanger the public safety or welfare.
15.10.050 Section R108.1.1 shall be added: The United States, the State of California, school districts, the County of San Diego, or the City shall not be required to pay any fee for filing an application for a building permit pursuant to this Code, unless City building inspection services are requested. If so requested, the regular fee schedule shall apply.
15.10.060 Section R112.1 Amended: “The City Council shall serve as the Appeals Board to hear appeals of any code interpretation by the City Building Official.”
15.10.070 Section R902.1.3 amended. Section R902.1.3 is amended to read as follows: R902.1.3 Roof coverings in all other areas. The entire roof covering of every existing structure where more than 50 percent of the total roof area is replaced within a one-year period, the entire roof covering of every new structure, and any roof covering applied in the alteration, repair or replacement of the roof of every existing structure, shall be fire-retardant roof covering that is at least Class A.
15.10.080 Section R313.1 Exception amended. Section R313.1 Exception is amended to read as follows: R313.1 Exception: An automatic residential fire sprinkler system may be required by the fire code official when additions or alterations are made to existing townhouses that do not have an automatic residential fire sprinkler system installed.
Ordinance 527
15.10.090 Section R313.2(1) amended. Section 313.2(1) Exception is amended to read as follows: R313.2 Exception: An automatic residential fire sprinkler system may be required by the fire code official when additions or alterations to existing buildings that are not already provided with an automatic residential fire sprinkler system.
15.10.100 Appendix H adopted. Appendix H of the California Residential Code is adopted.
Chapter 15.12
ELECTRICAL CODE
Sections:
15.12.010 Adoption.
15.12.010 Adoption of the California Electrical Code, Part 3. Title 24 of the California Code of Regulations. There is adopted and incorporated by reference herein as the city electrical code for the purpose of prescribing regulations in the City of Solana Beach, for the installation, alteration or repair of electrical systems and permit requirements and inspection thereof, the 2022 California Electrical Code, Part 3, Title 24 of the California Code of Regulations, a portion of the California Building Standards Code. Except as otherwise provided by this Chapter of the City of Solana Beach Municipal Code, all installation, alteration or repair of electrical systems within the City of Solana Beach shall be in conformance with California Electrical Code, published by the California Building Standards Commission.
Chapter 15.16
PLUMBING CODE
Sections:
15.16.010 Adoption
15.16.020 Deletions.
15.16.010 Adoption of the California Plumbing Code. Part 5. Title 24 of the California Code of Regulations. There is adopted and incorporated by reference herein as the city plumbing code for the purpose of prescribing regulations in the City of Solana Beach for the construction, alteration, moving, demolition, repair and use of all plumbing, gas or drainage piping and systems or water heating or treating equipment in or on any building or structure or outdoors on any premises or property, the 2022 California Plumbing Code, Part 5, Title 24 of the California Code of Regulations, a portion of the California Building Standards Code, as defined in the California Health and Safety Code, Section 18901 et seq. Except as otherwise provided by this Chapter of the City of Solana Beach Municipal Code, all construction, alteration, moving, demolition, repair and use of all plumbing, gas or drainage piping and systems or water heating or treating equipment within the City of Solana Beach shall be in conformance with 2022 California Plumbing Code and the Uniform Plumbing Code 2021 Edition, published by the California Building Standards Commission.
Ordinance 527
15.16.020 Deletions to the 2019 California Plumbing Code.
Chapter 15.20
MECHANICAL CODE
Sections:
15.20.010 Adoption.
15.20.030 Deletions.
15.20.010 Adoption of the California Mechanical Code. Part 4. Title 24 of the California Code of Regulations. There is adopted and incorporated by reference herein as the city mechanical code for the purpose of prescribing regulations in the City of Solana Beach for the erection, installation, alteration, repair, relocation, replacement, addition to, use or maintenance of any heating, ventilating, cooling, refrigeration systems, incinerators or other miscellaneous heat-producing appliances, the 2019 California Mechanical Code, Part 4, Title 24 of the California Code of Regulations, a portion of the California Building Standards Code, as defined in the California Health and Safety Code, Section 18901 et seq. which is based on the Uniform Mechanical Code, 2018 Edition.
Except as otherwise provided by this Chapter all erection, installation, alteration, repair, relocation, replacement, addition to, use or maintenance of any heating, ventilating, cooling, refrigeration systems, incinerators or other miscellaneous heat-producing appliances shall be in conformance with the 2022 California Mechanical Code and any rules and regulations promulgated pursuant thereto, published by the California Building Standards Commission.
15.20.020 Deletions to the 2019 California Mechanical Code.
Chapter 15.22
ENERGY CODE
Sections:
15.22.010 Adoption.
15.22.010 Adoption of the California Energy Code. Part 6. Title 24 of the California Code of Regulations. There is adopted and incorporated by reference herein as the city energy code for the purpose of prescribing regulations in the City of Solana Beach for the conservation of energy the 2022 California Energy Code, Part 6, Title 24 of the California Code of Regulations, a portion of the California Building Standards Code, as defined in the California Health and Safety Code, Section 18901 et seq. Except as otherwise provided by this Chapter all construction of buildings where energy will be utilized shall be in conformance with 2022 California State Code and any rules and regulations promulgated pursuant thereto as published by the California Building Standards Commission.
Chapter 15.23
Ordinance 527
GREEN BUILDING CODE
Sections:
15.23.10 Adoption
15.23.010 Adoption of the California Green Building Standards Code, Part 11, Title 24 of the California Code of Regulations. There is adopted and incorporated by reference herein as the city green building code for the purpose of improving public health, safety and general welfare by enhanced design and construction of buildings through the use of building concepts having a reduced negative impact or a positive environmental impact and encourage sustainable construction practices the 2022 California Green Building Standards Code, Part 11 of Title 24 of the California Code of Regulations, a portion of the California Building Standards Code, as defined in the California Health and Safety Code , Section 18901 et. seq. excluding the appendix chapters. Except as otherwise provided by this Chapter the planning, design, operation, construction, use and occupancy of every newly constructed building or structure, shall be in conformance with the 2022 California Green Building Code and any rules and regulations promulgated pursuant thereto as published by the California Building Standards Commission.
Chapter 15.24
INTERNATIONAL PROPERTY MAINTENANCE CODE
Sections:
15.24.010 Adoption.
15.24.020 Deletions, revisions and additions.
15.24.030 Section 107.2 Amended.
15.24.040 Section 111 Amended, with subsections redacted.
15.24.050 Section 301.2 Amended.
15.24.060 Section 302.8 Amended.
15.24.070 Section 302.4 Amended.
15.24.010 adoption of the International Property Maintenance Code. The International Property Maintenance Code, 2021 edition, Chapter 15.24 is adopted by reference without change to Buildings and Construction Title 15.
15.24.020 Deletions, revisions and additions to the International Property Maintenance Code, 2021 Edition, shall be as follows:
15.24.030 Section 107.2 Amended
107.2 Form. Such notice prescribed in Section 107.1 shall be in accordance with all of the following:
1. Be in writing.
2. Include a description of the real estate sufficient for identification.
3. Include a statement of the violation or violations and why the notice is being issued. 4.
Include a correction order allowing a reasonable time to make the repairs and Ordinance 527
improvements required to bring the dwelling unit or structure into compliance with the provisions of this code.
5. Inform the property owner or owner’s authorized agent of the right to appeal after issuance of a Citation or Notice and Order, as identified under Solana Beach Municipal Code Chapters 1.18, 2.23, and 6.04 or 6.06.
6. Include a statement of the right to file a lien in accordance with Section 106.3, 6.04 and 6.06.
15.24.040 Section 111 Amended, with Subsections Redacted SECTION 111
MEANS OF APPEAL
111.1 Application for appeal. Any person directly affected by a decision of the code official or a notice or order issued under this code shall have the right to appeal to the board of appeals, provided that a written application for appeal is filed within fifteen (15) days after the day the decision, notice or order was served. An application for appeal shall be based on a claim that the true intent of this code or the rules legally adopted thereunder have been incorrectly interpreted, the provisions of this code do not fully apply, or the requirements of this code are adequately satisfied by other means. This Section does not apply to specified actions by Code Compliance Officers enforcing any non-conformance with this Chapter, such as issuance of Courtesy Notice letters, Notice of Violation letters and Citations, as such actions rely upon separately established appeal procedures under Solana Beach Municipal Code Chapters 1.18 and 2.32. Failure to submit a written appeal request within the statutory deadline shall constitute a waiver of the right to an administrative hearing and adjudication of the decision, notice or order issued to enforce the provisions of this Chapter.
111.1.A Appeal Procedure. Appeals of a Notice of Order issued to enforce the requirements of this Chapter shall have the same meaning as “administrative hearing:
inquiry” as defined under Solana Beach Municipal Code Section 2.32.040. The appeal hearing and nuisance abatement procedures established under Solana Beach Municipal Code Chapters 2.23 and 6.04 would apply to accepted appeal requests received within the statutory deadline indicated above.
111.2 Membership of board. The members of City Council shall serve as the “appeals board” under this Chapter.
Sections 111.2.1 to 111.7 are redacted.
111.3 Stays of enforcement. Appeals of a notice, order, decision or an issued Notice and Order (other than Imminent Danger notices) shall stay the enforcement of the decision, notice or order until the appeal is heard by the appeals board.
15.24.050 Section 301.2 Amended
Ordinance 527
301.2 Responsibility. The owner of the premises shall maintain the structures and exterior property in compliance with these requirements, except as otherwise provided for in this code or the Solana Beach Municipal Code. A person shall not occupy as owner-occupant, non-owner occupant, nor permit another person to occupy any premises or structure that are not maintained in a sanitary and safe condition, and that do not comply with the requirements of this Chapter, Title 15, nor in any manner that would create, cause or contribute to a public nuisance. Occupants of a dwelling unit, rooming unit or housekeeping unit are responsible for keeping in a clean, sanitary and safe condition, that part of the dwelling unit, rooming unit, housekeeping unit or premises they occupy and control.
No person as owner, manager, occupant or lessor shall maintain, allow, cause or create any “substandard building” as that term is defined in the California Health and Safety Code Sections 17920.3 and 17920.10. Any condition(s) meeting the definition of “substandard building” as defined in the California Health and Safety Code Sections 17920.3 and 17920.10 may be enforced as a violation of this Chapter, as well as Chapters 1.16 and 1.18 of the Solana Beach Municipal Code.
15.24.060 Section 302.8 Amended
302.8 Motor vehicles. Except as provided for in other regulations, inoperative or unlicensed motor vehicles and vessels shall not be parked, kept or stored on any premises, and vehicles shall not at any time be in a state of major disassembly, disrepair, or in the process of being stripped or dismantled. Painting of vehicles is prohibited unless conducted inside an approved spray booth, unless such activity would conflict with other provisions of the Solana Beach Municipal Code. All vehicles stored on residential lots shall be registered to the lawful occupant(s) of a legally established residence on the property.
Exception: A vehicle of any type is permitted to undergo major overhaul, including body work, provided that such work is performed inside a structure or similarly enclosed area designed and approved for such purposes.
All vehicles in the front yard of single family lots shall be parked or stored upon approved, designated parking areas, such as a driveway. For multifamily or higher density residential properties, vehicles shall be parked upon approved, designated parking areas or parking lots.
No recreational vehicle, trailer or vessel may be used or occupied anywhere within the City, except where allowed by other provisions of the Solana Beach Municipal Code or during the lawful transport, driving or operation within the City.
The parking or storage of recreational vehicles, vessels and trailers is restricted to “storage condition”, only. Recreational vehicles, vessels or trailers may be stored and shall be disconnected from any utilities, unless allowed under a permit or where allowed Ordinance 527
by other provisions of the Solana Beach Municipal Code., No recreational vehicle, trailer or vessel may be parked or stored in any manner that would conflict with other provisions of the Solana Beach Municipal Code.
15.24.070 Section 302.4 Amended
302.4 Vegetation Maintenance. The premises and exterior property shall be maintained free from weeds. Noxious weeds shall be prohibited. Weeds shall be defined as all grasses, annual plants and vegetation, other than trees or shrubs provided; however, this term shall not include cultivated flowers and gardens.
All privately maintained vegetation, trees and shrubs growing near or among required pedestrian accessible walkways and/or designated vehicle driving surfaces, including parking lots, roadways and access roads, shall not obstruct vehicle travel and shall not obstruct pedestrian movement. A minimum vertical clearance of eight (8) feet over walkways and a minimum vertical clearance of 13.5 feet (thirteen feet and 6 inches) over driving surfaces shall be provided. Privately maintained vegetation shall not obstruct any mandated traffic sign, street marking, signal or device, nor pose any unsafe condition impacting any public right-of-way, Privately maintained areas along public rights-of-way shall be free of weeds, dead or dying vegetation, shrubs and trees.
Chapter 15.32
FIRE CODE
Sections:
15.32.010 Adoption of the 2019 California Fire Code
15.32.030 Definitions – Revised
15.32.040 Establishment of limits of districts in which storage of flammable or combustible liquids in outside above ground tanks is prohibited.
15.32.050 Section 308.1.6.3 – Sky Lanterns
15.32.100 Section 321 - Revised – Mid-Rise Buildings
15.32.110 Section 6106.6 - Revised – Fees
15.32.120 Section 114.1 – Firefighting cost recovery
15.32.130 Section 109.5 Added – Enforcement cost recovery.
15.32.170 Section 503 – Fire Apparatus Access Roads
15.32.190 Sections 503.4.2, 503.4.3 - Added – Fire lane parking restrictions
15.32.200 Section 503.6 - Revised – Security gates
15.32.210 Section 507 - Revised – Fire Protection Water Supplies.
15.32.230 Sections 903, 905 - Revised – General fire extinguishing system requirements
15.32.350 Sections 5608.2 – 5608.3 - Added - Explosives and Fireworks The following matrix lists the corresponding amendments to Chapter 15.32 of the Solana Beach Municipal Code, entitled “Fire Code”:
Chapters or Sections FINDING (S)
Ordinance 527
Chapter 1 Administration
Section 101.5 Validity All
Section 102.13 Repeal Conflicting Ordinance All
Section 104.12 Response Map Updates All
Section 112.4 Violation Penalties All
Chapter 2 Definitions All
Chapter 3 General Precautions Against fire All
Section 308.1.6.3 Sky Lanterns All
Section 324 Mid-Rise Buildings
Section 324.1 General
Section 324.2 Fire Equipment Control Room
Section 324.3 Road Dimensions
All
Chapter 5 - Fire Service Features All
Section 503.1.2 Additional Access All
Section 503.2.1 Dimensions All
Section 503.2.3 Surface All
Section 503.2.7 Grade All
Section 503.2.8 Angles of Approach and Departure All
Section 503.2.9 Roadway Turnouts All
Section 503.3 Marking All
Section 503.6. Security Gates All
Section 507.2.2 Water Storage Tanks All
Section 507.1.1.1 Required Installation All
Chapter 9 - Fire Protection Systems All
Section 902.1 Definitions All
Section 903.2 Where Required All
Section 903.2.01 Group R
Section 903.2.02 New Commercial and Group U
Section 903.3.02 Existing Commercial Office
Buildings
Section 905 Standpipe Systems – Required
Installations
Section 905.3 New Commercial Buildings
Section 905.3.1 Existing Commercial buildings
All
All
All
All
All
All
Chapter 56 Explosives and Fireworks,
Section 5608.2 Fireworks: Use, Display, Disposal,
Seizure
All
Section 5608.4 Fireworks Penalty All
Chapter 57 Flammable & Combustible Liquids
Section 5704.2.9.6.1 Class I, II and III Liquids All
Ordinance 527
Section 5706.2.4.4 Class I & II Storage in
Residential
All
Chapter 61 Liquefied Petroleum Gases
Section 6104.2 Bulk Storage of Liquefied
Petroleum Gases
All
Appendix “B” Fire-Flow Requirements for Buildings
(No Amendments to Appendix
All
Appendix “I” Fire Protection Systems – Non
Compliant Conditions (No Amendments to Appendix)
All
15.32.010 Adoption of California Fire Code
A. That a certain document, three (3) copies of which are on file in the office of the City of Solana Beach Fire Department being marked and designated as the 2022 California Fire Code, including Appendix I as published by the International Code Council, be and is hereby adopted as the Fire Code of the City of Solana Beach, in the State of California regulating and governing the safeguarding of life and property from fire and explosion hazards arising from the storage, handling and use of hazardous substances, materials and devices, and from conditions hazardous to life or property in the occupancy of buildings and premises erection, construction, enlargement, alteration, repair, moving, removal, conversion, demolition, equipment use, and maintenance of buildings and structures, including that providing for the issuance of permits and collection of fees therefore; and each and all of the regulations, provisions, penalties, conditions and terms of said Fire Code on file in the office of the City of Solana Beach Fire Department are hereby referred to, adopted, and made a part hereof, as if fully set out in this ordinance, with the additions, insertions, deletions and changes, if any, prescribed in this Chapter.
B. Sections of Chapter 1 Administration are hereby revised in or added to the 2022 California Fire Code to read as follows:
Section 101.5 City of Solana Beach Validity
The City Council of the City of Solana Beach hereby declares that should any section, paragraph, sentence or word of this ordinance or of the code hereby adopted be declared for any reason to be invalid, it is the intent of the City Council of the City of Solana Beach that it would have passed all other portions of this ordinance independently of the elimination here from of any such portion as may be declared invalid.
Section 102.13 Repeal of Conflicting Ordinances, Resolutions or Motions Ordinance 527
All former ordinances, resolutions or motions, or parts thereof, including Ordinance 506, which conflict or are inconsistent with the provisions of this Ordinance or of the Code or standards hereby adopted are hereby repealed.
Section 104.12.4 Response Map Updates
104.12.4 Response Map Updates. Any new development, project, or request for change of address which necessitates updating of emergency response maps by virtue of new structures, fire hydrants, roadways or similar features, shall be charged a reasonable fee for the updating of all response maps.
Section 112.4.2 Violation penalties
A. Any person, corporation, association or entity that violates the provisions of Sections 105, 106, 107, 109,110, 111 or 113 of the California Fire Code is guilty of a misdemeanor. Any person, corporation, association or entity that violates any other provisions of this chapter is guilty of a misdemeanor or infraction as determined under Chapter 1.16 SBMC. The penalty for violations shall be determined under Chapter 1.16 SBMC. Each day or portion thereof that a violation of this chapter exists shall constitute a separate violation. Each violation of this chapter, in addition to the offenses under this section, shall constitute a public nuisance.
B. The application of the above penalty shall not be held to prevent the enforced removal of prohibited conditions.
C. Section 112.4.1 of the 2022 California Fire Code shall remain in effect.
15.32.030 Definitions
Chapter 2 Definitions – Certain definitions of Section 202 are hereby amended in or added to the 2022 California Fire Code to read as follows:
Section 202 General Definitions
Fire Hazard - is any condition or conduct which a) increases or may increase the threat of fire to a greater degree than customarily recognized as normal by persons in the public service regularly engaged in preventing, suppressing or extinguishing fire or b) may obstruct, delay, hinder or interfere with the operations of the fire department or egress of occupants in the event of fire.
Fireworks - is any combustible or explosive composition, or any substance or combination of substances, or device prepared for the purpose of producing a visible or an audible effect by combustion, explosion, deflagration or detonation, and shall include blank cartridges, toy pistols, toy cannons, toy canes, or toy guns in which explosives are used, firecrackers, torpedoes, sky-rockets, roman candles, Daygo bombs, sparklers, snap caps, poppers or other devices of like Ordinance 527
construction and any devices containing any explosive or flammable compound, or any tablet or other device containing any explosive substance, except that the term “fireworks” shall not include any auto flares, paper caps containing not in excess of an average of twenty-five hundredths of a grain of explosive content per cap and toy pistols, toy canes, toy guns or other devices for use of such caps, the sale and use of which shall be permitted at all times. “Fireworks” shall include snap caps and poppers, regardless of the amount of explosive content included in each device.
Hazardous Fire Area - Any geographic area mapped by the State or designated by the local jurisdiction as a moderate, high or very high fire hazard area, or which the FAHJ has determined is a hazardous fire area; the type and condition of vegetation, topography, weather, or structure density which may increase the possibility of the area being susceptible to wildfire.
Mid-Rise Building – A building four stories or more in height, but not exceeding 75 feet and not defined as a high-rise building by section 202 of the California Building Code. Measurements shall be made from the underside of the roof or floor above the topmost space that may be occupied to the lowest fire apparatus access road level. Nothing in section 324 shall imply or allow a building height in excess of current City of Solana Beach planning and zoning requirements.
Level – An area above or below grade including but not limited to: basements, garages, cellars, mezzanines, or similar uses.
Whenever the terms "This Code" and "2021 International Fire Code" are used they shall mean the 2022 California Fire Code as modified by the City of Solana Beach with the deletions, revisions and additions set forth in the amendments.
In addition to the definitions set forth in the California Fire Code as adopted by reference, wherever the following words or phrases are used in this chapter, they shall have the meanings established by this section:
A. “Jurisdiction” means the City of Solana Beach.
B. “Corporation Counsel” means the city attorney of Solana Beach.
15.32.040 Establishments of limits of districts in which any storage of flammable or combustible liquids in containers and tanks regardless of location are prohibited.
That the geographic limits referred to in certain sections of the 2022 California Fire Code are hereby established and are to read as follows:
Chapter 57 -Flammable and Combustible Liquids
Section 5704.2.9.6.1 Location Where Above-ground Tanks are Prohibited:
Ordinance 527
In the City of Solana Beach, (geographic limits in which the storage of Class I and Class II liquids in above-ground tanks outside of buildings is prohibited): The limits referred to in Section 5704 .2.9. 6.1 And 5706 .2.4.4 of the 2022 California Fire Code and the 2021 International Fire Code in which storage of flammable or combustible liquids in outside aboveground tanks is prohibited are hereby established as the jurisdictional limits of the City of Solana Beach.
1. EXCEPTIONS: 2,000 gallons maximum temporary (six months maximum) above ground tanks meeting UL 2085 for private use on farms, agricultural and rural property, remote construction sites, earth moving projects, gravel pits or borrow pits. Such tanks shall be specially designed, approved and listed, and have features incorporated into their design which mitigates concerns for exposure to heat (two-hour fire resistance), ignition sources and mechanical damage. A fire department permit will be required.
2. Crankcase draining may be stored in specially constructed above ground storage tanks, approved by the fire code official, with a maximum capacity of 550 gallons. Such tanks may be located within a building when the fire code official deems appropriate, and the container meets the following:
specially designed, approved and listed containers which have features incorporated into their design which mitigates concerns for exposure to heat, ignition sources and mechanical damage.
3. Containers must be installed and used in accordance with their listing, and provisions must be made for leak and spill containment. In no case shall such storage be permitted in residential or institutional property. All installations require a fire department permit.
4. With the approval of the fire code official, Class I and II liquids may be stored aboveground tanks inside or outside of buildings in specially designed, approved and listed containers which have features incorporated into their design which mitigates concerns for exposure to heat, ignition sources and mechanical damage. Class I liquids will be limited to 550 gallons and class II liquids will be limited to 1,100 gallons. Containers must be installed and used in accordance with their listing, and provisions must be made for leak and spill containment. The fire code official may disapprove the installation of such containers when in his opinion their use presents a risk to life or property.
5. With the approval of the fire code official, temporary storage of a maximum 10,000 gallons of Class II liquids may be permitted for a period not to exceed ninety (90) days at remote construction sites, earth moving projects, gravel pits or borrow pits, consistent with 5704 and 5706.
Section 5706 Special Operations
Section 5706.2.4.4 Locations Where Above-ground Tanks are Prohibited The storage of Class I and Class II liquids in above-ground tanks is prohibited in residential areas within the geographic limits of the City of Solana Beach.
Ordinance 527
Section 5706.4 Bulk Plants or Terminals
The geographic limits in which bulk plants and terminals of flammable and combustible liquids are received are prohibited for the protection of heavily populated and congested areas and are hereby established as jurisdiction limits of the City of Solana Beach.
Chapter 61 Liquefied Petroleum Gases
Section 6104.2 Maximum Capacity Within Established Limits The geographic limits in which the bulk storage of liquefied petroleum gas is prohibited for the protection of heavily populated and congested areas is hereby established as jurisdiction limits of the City of Solana Beach. The aggregate capacity of any one installation shall not exceed a water capacity of 2,000 gallons.
15.32.050 Section 308.1.6.3– Sky Lanterns.
Section 308.1.6.3 is revised in the 2022 California Fire Code to read as follows:
Section 308.1.6.3 – Sky lanterns
Sky lanterns, floating luminary, and similar devices propelled by open flame are prohibited for sale or use.
15.32.100 Section 324– Mid-Rise Buildings.
Section 324 is added to the 2022 California Fire Code to read as follows:
Section 324 Mid-Rise Buildings
Section 324.1 General
All newly constructed mid-rise buildings, or any midrise building which undergoes a complete structural or non-structural renovation that requires the complete vacancy of the building to complete the renovation shall comply with sections 324.1- 324.5
Exceptions:
1. Buildings used exclusively as an open parking garage.
2. Buildings where all floors above the fourth-floor level are used exclusively as an open parking garage.
3. Buildings such as a power plant, lookout tower, steeple, grain house, or other similar structures with intermittent human occupancy.
Ordinance 527
Section 324.2 Fire Equipment Control Room
A fire equipment control room for fire department operations shall be provided. The location and accessibility of the room shall be approved by the fire code official and be separated from the remainder of the building by not less than a 1-hour barrier. The room shall contain the following at a minimum:
1) Voice alarm and public address panels.
2) Fire alarm control panel.
3) Status indicators and controls for air-handling systems. 4) Fire pump status indicators (if required).
5) Set of complete building plans.
Section 324.3 Road Dimensions
Fire apparatus access roads serving buildings or portions of buildings or facilities that exceed 30 feet in height above the lowest level of fire department vehicle access shall have an unobstructed width of not less than 26 feet.
15.32.110 Section Fees
Section 107.7 is added in the 2022 California Fire Code to read as follows:
SECTION 107.7 – FEES
When any construction project, building, manufacturing process, hazardous occupancy or such similar occurrence present demands on the fire protection service levels that are in excess of those already established and provided by the fire department, and cannot be mitigated by the installation of fire protection appliances or devices, then the owner and/or operator of that entity shall be responsible for costs associated with necessary training and equipment purchases that may be incurred by the fire department to provide an adequate and safe level of emergency response. This level of emergency response will be established by the Fire Chief.
15.32.120 Section 1154 - Firefighting Cost Recovery.
Section 1154.1 is added in the 2022 California Fire Code to read as follows:
Where a fire has resulted from failure to comply with fire safety requirements after notice was given, the Fire Chief may recover costs relating to the response, suppression and overhaul of the fire from the responsible party.
15.32.130 Section 112.4 Abatement of Violation-Non-Compliance Penalty Ordinance 527
Section 112.4 is added in the 2022 California Fire Code to read as follows:
When a person fails to comply with a second notice of correction, notice of violation, or notice to cure, the fire code official may impose a fee for the recovery of expenses incurred as a result of activities undertaken pursuant to enforcing the fire prevention provisions of this Code. The penalty for noncompliance shall be determined under Chapter 1.16 SBMC.
15.32.170 Section 503 Fire Apparatus Access Roads
The following sections of Chapter 5 – Section 503, Fire Apparatus Access Roads of the 2022 California Fire Code shall be revised to read as follows:
Chapter 5 - Section 503, Fire Apparatus Access Roads
Section 503.2.1 Dimensions
Fire apparatus access roads shall have an unobstructed improved width of not less than 20 feet, except for single-family residential driveways; serving no more than two, single-family dwellings, shall have a minimum of 16 feet of unobstructed improved width.
EXCEPTION:
1. Fire access roadways, gated entrances with card readers, guard stations or center medians, which have separated lanes of one-way traffic, shall be not less than 14 feet wide per lane.
Section 503.2.3 Surface
Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus not less than 75,000 lbs. and shall be provided with an approved paved surface to provide all-weather driving capabilities.
Section 503.2.7 Grade
Grades exceeding 15% on fire apparatus access roads shall not be permitted without mitigation. Minimal mitigation shall be a surface of Portland cement concrete (PCC), with a deep broom finish perpendicular to the entire direction of travel. Maximum grade shall not exceed 20%.
Section 503.2.8 Angles of Approach and Departure
The angle of approach and departure of a fire access roadway shall not exceed 12%or as approved by the fire code official.
Ordinance 527
Section 503.2.9 Roadway Turnouts
Turnouts shall be a minimum of 10 feet wide and 30 feet long with a minimum 25-foot taper on each end.
Section 503.3 Marking
When required by the fire code official, approved signs or other approved notices or markings shall be provided for all public and private fire apparatus access roads to identify such roads or prohibit obstruction thereof. Signs, notices or markings shall be maintained in a clean and legible condition at all times and shall be replaced or repaired when necessary to provide adequate visibility. All new public roads, all private roads within major subdivisions and all private roads serving four or more parcels shall be named. Road name signs shall comply with City of Solana Beach standards.
15.32.190 Sections 503.4.2, 503.4.3 – Fire Lane parking restrictions.
Sections 503.4.2-503.4.3 are added to the 2022 California Fire Code to read as follows:
503.4.2 Fire Lanes – No Parking
No person shall park, stand, or leave unattended any vehicles in any fire lane or fire apparatus access road designated and marked according to the provisions of this Section.
503.4.3 Fire Lanes-No Parking
The fire code official shall have the authority to designate fire lanes or fire apparatus access roads within the City, and to enforce the provisions of this Section. The fire code official may designate existing roadways as fire access roadways consistent with California Vehicle Code Section 22500.1, and 22685 (a) where it determined that such designation is necessary to provide adequate emergency apparatus access.
15.32.200 Section 503.6 – Security gates
Section 503.6 of the 2022 California Fire Code is revised to read as follows:
Sec. 503.6 Security Gates
No person shall install a security gate or security device across a fire access roadway without approval of the fire code official.
1. An automatic gate across a fire access roadway or driveway shall be equipped with an approved emergency key-operated switch overriding all command functions and opening the gate.
2. A gate accessing more than four residences or residential lots or a gate accessing hazardous institutional, educational or assembly occupancy group Ordinance 527
structure, shall also be equipped with an approved emergency traffic controlactivating strobe light sensor or other device approved by the fire code official, which will activate the gate on the approach of emergency apparatus with a battery back-up or manual mechanical disconnect in case of power failure.
3. An automatic gate shall meet fire department policies deemed necessary by the fire code official for rapid, reliable access.
4. An automatic gate serving more than one dwelling or residential lot in existence at the time of adoption of this chapter is required to install an approved emergency key-operated switch and/or an approved emergency traffic control-activating strobe light sensor approved by the fire code official, at an approved location, which overrides all command functions and opens the gate. A property owner shall comply with this requirement within 90 days of receiving written notice to comply.
5. Where this section requires an approved key-operated switch, it may be dual-keyed or equipped with dual switches provided to facilitate access by law enforcement personnel.
6. Electric gate openers, where provided, shall be listed in accordance with UL 325. Gates intended for automatic operation shall be designed, constructed and installed to comply with the requirements of ASTM F2200.
15.32.210 Section 507 - Fire Protection Water Supplies
The following sections of Chapter 5 – Section 507, Fire Protection Water Supplies, in the 2022 California Fire Code shall be revised to read as follows:
Chapter 5 Fire Service Features
Section 507.2.2 Water Tanks
Section 507.2.2A Water Tanks Table 507.2.2A - Water storage tanks, when permitted by the fire code official, shall comply with Table No. 507.2.2A
WATER STORAGE TANKS
Table No. 507.2.2A
TABLE NO. 507.2.2A
Building Square Feet
Gallons Per Minute
Water Flow
Capacity
Gallons
Duration
Minutes
Up to 1,500
Over 1,500
250
250
5,000
10,000
20 40
When exposure distance is one hundred feet (100') or less from adjacent property, or where additional hazards or higher fire flow exists, the required water storage may be modified by the fire code official.
1. Tank elevation shall be equal to or higher than the fire department connection on the premises. Regardless of domestic use, all tanks shall be Ordinance 527
equipped with a device that will ensure that the tank contains the designated amount of water for fire flow duration as determined by the fire department.
Tank size may be increased to serve multiple structures on a single parcel.
2. Supply outlet shall be at least 4 inches in diameter from the base of the tank to the point of outlet at the fire department connection. The fire department connection shall provide an approved means of controlling water flow.
3. The outlet shall be located along an access roadway and shall not be closer than 50 feet or further than 150 feet from the structure.
4. All exposed tanks and supply pipes shall be of an alloy or other material listed for above ground use. Adequate support shall be provided.
Section 507.5.1 Where Required
The location, type and number of fire hydrants connected to a water supply capable of delivering the required fire flow shall be provided on the public or private street, or on the site of the premises to be protected or both. Fire hydrants shall be accessible to fire department apparatus by roads meeting the requirements of section 503.
Section 507.5.1.01 Requirements for single family dwellings In zones other than industrial, commercial, and multi-family, fire hydrants shall be installed in accordance with Table No. 507.5.1.1A.
Table No. 507.5.1.1A
TABLE 507.5.1.1A
Parcels ½ acre and larger: Every 500 feet to the structure Parcels less than ½ acre: Every 350 feet
Section 507.5.1.02 Requirements for multi-family, commercial and industrial zones
In multi-family zones and in commercial and industrial zones, fire hydrants shall be installed at intersections, at the beginning radius of cul-de-sacs, or as approved by the fire code official and every 300 feet of fire access roadways, regardless of parcel size.
15.32.230 Sections 903, 905 - General fire extinguishing system requirements The following sections of Chapter 9 – Fire Protection Systems, in the 2022 California Fire Code shall be revised to read as follows:
Ordinance 527
Section 902.1 Definitions – Added Definition
LIFE SAFETY SPRINKLER SYSTEM shall meet National Fire Protection Association Standards 13-D and 13-R latest addition, and City of Solana Beach installation policies as appropriate
Section 903 – Automatic Sprinkler Systems
Section 903.2 - Where required
Approved automatic sprinkler systems in new buildings and structures shall be provided in the locations described in sections 903.2.01.1 through 903.2.12, and may be required in additions and remodels of existing structures as described in section 903.2.01
Section 903.2.01 Additions, Remodels and Reconstruction An automatic sprinkler system installed in accordance with 903.3 may be required to be installed throughout structures when the addition is more than 50% of the existing building or where the scope of work includes significant modifications to the interior/or roof of the building.
Exceptions:
1) If the cost of the installation exceeds 15 percent of the valuation of the project. Formal bids shall be provided to the fire prevention bureau to be reviewed for acceptance.
2) If the addition to the existing building is strictly for the creation of a new Accessory Dwelling Unit; no additions or remodels to the existing building is permitted.
903.2.02 - New Commercial and Group U
An automatic sprinkler system Installed in accordance with section 903.3 shall be required in new buildings and structures where the required fire flow exceeds 1,500 gallons per minute as calculated by section 507.3., or when the square footage of a new commercial building exceeds 5,000 square feet.
Exception:
Agricultural buildings constructed of wood or metal frame, over which fabric or similar material is stretched, which are specifically used as green houses are exempt from the automatic sprinkler requirements unless physically connected to other structures.
Ordinance 527
Section 905 Standpipe Systems - Required Installations
Standpipe systems shall be installed where required by Sections 905.3.01 through 905.3.11.1. Standpipe systems are allowed to be combined with automatic sprinkler systems.
Exception: Standpipe systems are not required in Group R-3 occupancies.
Section 905.3 Standpipes for New Commercial Buildings:
A Class I standpipe with 2.5-inch hose valves shall be provided for all new commercial buildings three levels or more in height, regardless of occupancy type. Hose valves and connections shall be located in each stair enclosure and on each floor level, including the roof. For single story buildings or parking structures with large floor areas, class I standpipes may be required.
15.32.350 Explosives and Fireworks
The following sections of Chapter 56 – Explosives and Fireworks, in the 2022 California Fire Code shall be added to read as follows:
Chapter 56 Explosives and Fireworks
Section 5608.2 Fireworks
Fireworks shall not be sold, manufactured, disposed or discharged within the jurisdictional boundaries of the City of Solana Beach, except when all necessary permits have been issued by all the relevant agencies, including a permit for public display, theatrical purposes and/or group entertainment issued by the fire department, to a California State Fire Marshal licensed pyrotechnician and the minimum requirements of Title-19, California Code of Regulations, Chapter-6, fireworks are met. The San Diego County Regulatory Ordinance, Title-3, Division-2, Chapter 1, section 32.101 through
32.108 may be used as a guide when enforcing these requirements.
Section 5608.3 Fireworks Penalty
Any person violating any provisions or failing to comply with this Chapter or the requirements of Title-19 California Code of Regulations, chapter 6, and/or San Diego County Regulatory Ordinance, Title-3, Division-2, Chapter 1, section 32.101 through 32.108, shall be guilty of a misdemeanor and upon conviction thereof, shall be punishable by a fine not to exceed One Thousand dollars ($1,000) or by imprisonment in the County jail for a period of not more than one year or by both such fine and imprisonment.
Chapter 15.33
Ordinance 527
HISTORICAL BUILDING CODE
Sections:
15.33.10 Adoption
15.33.010 adoption of the California Historical Building Code, Part 8, Title 24 of the California Code of Regulations. The California Historical Building Code, 2022 edition, Chapter 15.33 is adopted by reference without change to Buildings and Construction Title
15. Chapter 15.34
EXISTING BUILDING CODE
Sections:
15.34.010 Adoption
15.34.010 adoption of the California Existing Building Code, Part 10, Title 24 of the California Code of Regulations. The California Existing Building Code, 2022 edition, Chapter 15.34 is adopted by reference without change to Buildings and Construction Title
15. Chapter 15.35
REFERENCED STANDARDS CODE
Sections:
15.35.10 Adoption
15.35.010 adoption of the California Referenced Standards Code, Part 12, Title 24 of the California Code of Regulations. The California Referenced Standards Code, 2022 edition, Chapter 15.35 is adopted by reference without change to Buildings and Construction Title 15.
SECTION 3: SEVERABILITY
If any section, subsection, sentence, clause or phrase of this Ordinance is for any reason held by a court of competent jurisdiction to be invalid, such a decision shall not affect the validity of the remaining portions of this Ordinance. Such section, subsection, sentence, clause or phrase, instead, shall be superseded and replaced by the corresponding provisions, if any exist, of Title 24 of the California Code of Regulations. The City Council of the City of Solana Beach hereby declares that it would have passed this Ordinance and each section or subsection, sentence, clause and phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared invalid.
SECTION 4: INCONSISTENCIES
Ordinance 527
To the extent the terms and provisions of this Ordinance may be inconsistent or in conflict with the terms or conditions of any prior City ordinance, motion, resolution, rule or regulation governing the same subject, the terms of this Ordinance shall prevail with respect to the subject matter thereof.
SECTION 5: INTERPRETATION
In interpreting this Ordinance or resolving any ambiguity, this Ordinance shall be interpreted in a manner that effectively accomplishes its stated purposes.
EFFECTIVE DATE: This Ordinance shall be effective thirty (30) days after its adoption. Within fifteen (15) days after its adoption, the City Clerk of the City of Solana Beach shall cause this Ordinance to be published pursuant to the provisions of Government Code § 36933.
INTRODUCED AND FIRST READ at a regular meeting of the City Council of the City of Solana Beach, California on the 12th day of October, 2022; and THEREAFTER ADOPTED at a regular meeting of the City Council of the City of Solana Beach, California on the 26th day of October, 2022, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________________
LESA HEEBNER, Mayor
APPROVED AS TO FORM: ATTEST
______________________________ ____________________________ JOHANNA N. CANLAS, City Attorney ANGELA IVEY, City Clerk