Solana Beach City Council
May 24, 2023

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 per the Solana Beach Municipal Code Title 15 Building and Construction Chapter 15.32 Fire Code Section 15.32.210 Section 507 Section 507.5.1 to 507.5.1.02.

Proposed fire hydrant shall be of the new residential type.

V. 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 per the 2019 California Fire Code Chapter 5 Section 505.1.

VI. AUTOMATIC FIRE SPRINKLER SYSTEM-ONE- AND TWO-FAMILY DWELLINGS: Structures shall be protected by an automatic fire sprinkler system designed and installed. Plans for the automatic fire sprinkler system shall be submitted as Deferred Submittal and approved by the Solana Beach Fire Department prior to installation per the Solana Beach Municipal Code Title 15 Building and Construction Chapter 15.32 Fire Code Section 15.32.230 Section 903.2.

VII. CLASS “A” ROOF: All structures shall be provided with a Class “A” Roof covering to the satisfaction of the Solana Beach Fire Department and per the 2019 California Building Code Chapter 15 Section 1505.

VIII. SOLAR PHOTOVOLTAIC INSTALLATIONS (Solar Panels): Solar Photovoltaic systems shall be installed per Solana Beach Fire Department requirements and per the 2019 California Fire Code Chapter 12 Section 1204.

IX. Basement:
• All basements shall be designed and equipped with emergency exit systems consisting of operable windows, window wells or exit door that's leads directly outside via staircase and exit door or exit door at grade.

Resolution 2023-064
DRP22-013/SDP22-011
Bowers – 228 N Helix Ave

• Window wells/Light wells that intrude into side yard or backyard setbacks of five feet or less, shall require a hinged grating covering the window well/lightwell opening. The grating shall be capable of supporting a weight of 250lb person; yet must be able to be opened by someone of minimal strength with no special knowledge, effort or use of key or tool. Any modification of previously approved plans related to this condition shall be subject to re-submittal and review by City staff (Fire, Building, Planning)
C. Engineering Department Conditions:

General:

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 SDRSD G-14D driveway.
b. Construction of any damaged sidewalk panels or curb
& gutter as directed by the City Inspector.
c. Relocation of the fire hydrant.
d. Placement of landscaping and walkway steps.

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/Final Inspection of the Building Permit. The EMRA shall be recorded against this property for all private improvements in the Public Right-Of-Way including but not limited to:
a. Walkway steps
b. Landscaping
III. It is recommended that the drainage discharge be extended to the public right-of-way on N. Sierra Ave. Please work with the adjacent property owner to explore the feasibility of this recommendation.

Resolution 2023-064
DRP22-013/SDP22-011
Bowers – 228 N Helix Ave

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

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

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 to ensure the rate of
runoff for the proposed development is at or below that of pre-existing condition. All recommendations of this
report shall be incorporated into the Preliminary
Grading Plan. A detention basin easement(s) shall be
recorded for maintenance of the detention basins by
the property owner(s) in perpetuity, prior to the release of the Grading Bond and Security Deposit.
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
Resolution 2023-064
DRP22-013/SDP22-011
Bowers – 228 N Helix Ave

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 constructionrelated 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 as-built conditions on the Mylar grading plans and obtaining signatures of the Engineer of Record and the Soils Engineer certifying
the as-built conditions.
j. An Erosion Prevention and Sediment Control Plan
shall be prepared by the Applicant. Best management
practices shall be developed and implemented to
manage storm water and 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.

Resolution 2023-064
DRP22-013/SDP22-011
Bowers – 228 N Helix Ave

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 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, Resolution 2023-064
DRP22-013/SDP22-011
Bowers – 228 N Helix Ave

officers, or employees, relating to the issuance of this permit including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval and any environmental document or decision. The City will promptly notify the Applicant of any claim, action, or proceeding. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification.

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

However, the Applicant shall not be required to pay or perform any settlement unless such settlement is approved by the Applicant.

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

PASSED AND ADOPTED at a regular meeting of the City Council of the City of Solana Beach, California, held on the 24th day of May, 2023, 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 ABBREVIATIONS:

A.B. MICHOR BOLT HGT-HT HEIGHT
A.C. .AJR CONDITIONER H.M. HOLLOWtv'.ETAJ..

ACS! ACOUSTIC HORIZ HORIZONTAL
A.O. AAEAOOAIN HR HOUR
ADJ l'DJUSTABLE INSUL INSULATION
A.F.F . .ABOVE FINISH FLOOR INT INTERIOR
Al.UM ALUMINUM JB JAMB APPL APPLICABLE Jl JOINT
APPROX N>PRQ)O~TE LAM l..NJ,INATE
@ AT LAV LAVATORY
8D BOARD LT LIGHT
BLDG BUILDING LlWl UGHT\o'JEIGHT
BLK BLOCK """' ~MUM
BLKG BLOCKING MFG MA.NUFACTURER
B.P. BU!LDING PN>ER MN MNIMUM
BlWN BEi'NEEN MNUTE
B.U. BUILT UP M.L. METAL LATH
CAB CABINET MID iVIOUNTED

CAI CATALOG INI NEW

CBC CALIFORNIA BUILDING CODE N/A NOT APPLICABLE
CJ. CAST IRON N.1.C. NOT IN CONTRACT
C.J COOTROL JOINT NO. · I NUMBER
C.L. CENTER LINE N.T.S NOTTO SC.A.LE
CLG CEILING o.c. ON CENTER
CLR CLEAR av OVER
CMU CONCRETE MASONRY UNIT oz OUNCE
ca. CCX.LIMN Pl PLATE
COMP CD.'APACTED PROPERTY LINE
CONC CONCRETE PlAS PLASTIC

CONT CONTINUOUS PLY PLYWOOD
d PENNY P.O.C. POINT OF CONNECTION
DBL [X)UBLE PR PAJR
D.F. DOUGLAS FIR PROP PROPERTY

DRINKING FOUNTAIN PSI POUNDS PER SQUARE INCH
D.H DOUBlE HUNG P.1. PRESSURE TREATED
DIA DIAMETER RCMtl RED'NOOO

DN DONN REINF REINFORCED

DS DONNSPOUT REQD REQUIRED
DV,G DRAIMNG RM ROOM EA EACH R.W.L MIN WATER LEADER
E.I.F.S. EX\'ERIOR INSULATION & R.W.S RECESSED WATER SEIMCE FINISH SYSTEM SC Sd.lDCORE
E.J EXPANSION JOINT SD STORM DRAIN
ELEV ELEVAIION SEC! SECTION
EQ EQUAL S.F. SQUARE FOOTAGE
E.W. EACH WAY SHT SHEET
E>OSl(EfEXISTING SM SMllAR
EXP EXP.ANSION SL Sll
EX! EX\'ERIOR SM SHEET METAi..

F.D. FLOOR CAAIN SP SINGLE PLY
F.E. FIRE EXTINGUISHER SPEC SPECIFICATION
F.G. FIBERGLASS SQ SQUARE
FINISH GRADE s.s SMIITARY SE'NER LINE
F.H. FIRE HYOO.ANl STANDINGSEA.\-1

FIN FINISH SID STANDARD
FLR FLOOO Sll STEEL
F.0.S. FACE OF STUD SUSP SUSPENDED
FT FOOT/FEET "" SWTCH

FIG FOOTING T&B TOP&BOTTOM
F.D. FL~ D<AIN T&G TONGlE & GROOVE
F.E. F!RE EXTINGUISHER T.C TOP OF CURB
F.G. FIBERGLASS TEMP TEMPORARY
FINISH GRADE TP TOPOf PA-..,NG
F.H. FIRE HYDRANT T.S TUBESTEEL
FIN FINISH lYP JYP1CAI.

FLR FLOOO use LNIFOOM BUILONG COOE
F.0.S FACE OF STUD U.0.N LNLESS OTHERYIISE NOTED
FT FOOT/FEET VB V/J,POR BARR1ER
FIG FOOTING VER! V!:RTICAL
GA GAUGE 1/JF. \IERIFY IN FIELD
GD GRADE V.1.R V!:NT THROJGH ROOF
GJ. GALVANIZED IRON Wt VJITH
GL GLASS W/0 WlTHOUT
G.L.B GLUE LAM. BEAM WAINS WAINSCOT
GYPBD GYPSI.Ji\.1 BOAAD V,I) \\000
H/C HMIDICAPPED W.H. WATER HEATER
HD HEAD W.I. 'h'ROUGHTIRON
HOR HEADER W.W.F. v.Q\/cN WlRE FAOOIC
HDl',Jl ~O#ARE

NORTH HELIX RESIDENCE
PRO.JECT INDEX

ARCHITECTURAL
CSl.O COVER SHEET
Dl DEMOLITION PlAN
SP1 SITE PlAN
Al.0 BASEMENT FLOOR PLAN
Al.1 FIRST FLOOR PlAN
Al.2 SECOND FLOOR PlAN
A2.0 F.A.R. DIAGRAM
A3.0 ROOF PLAN
A4.0 BUILDING EXTERIOR ELEVATIONS
A4.1 BUILDING EXTERIOR ELEVATKJNS
A5.0 BUILDING SECTIONS
A5.1 BUILDING SECTIONS
A6.0 STORY POLES PLAN
A6.1 STORY POLES ELEVATIONS
A6.2 STORY POLES ELEVATIONS
CIVIL
co PRELIMINARY GRADING PLAN
Cl BMP SITE PlAN EXIBIT
C2 DETENTION VAULT

LANDSCAPE
Ll CONSTROCTION PlAN
L2 CONSTROCTION DETAILS
L3 CONSTROCTION DETAILS
L4 IRRIGATION PlAN
LS IRRIGATION PlAN
L6 IRRIGATION DETAJLS
L7 PlANTING PLAN
LB LIGHTNING PlAN
L9 LIGHTNING CUT SHEElS

SYMBOL LEGEND
~ Wltx,/flU.-:R
CQI\MI FUE"CICE G"O'i <S> ~ "''°''"''"""""'""'" """' ~DOOl!IAJl,Ufl SHEET SECl'IOII/ EllVAl'IOU Al'PfNIS()fl I
"""" """'
~ "' ~ ,-~f- c,w.rn,..u
~
~ A.1 f-- SHEET tu.eER
""'
228 N HELIX AVENUE
SOLANA BEACH, CA 82075
PRO.JECT DIRECTORY PRO.JECT INFORMATION
O!liliEll
RYAN BOWERS SCOPE OF WORK: NEW SINGLE FAMILY RESIDENCE, rwo STORY OVER BASEMENT, 228 HELIX AVENUE ATTACHED rwo CAR GARAGE. ASSOCIATED NEW lANDSCAPE, SOlANA BEACH, CA 92075 HARDSCAPE, AND RETAJNING WALLS
[email protected]
(858) 395-7303 PHONE LEGAL: LOT 16, BLOCK 21 , SOLANA BEACH, MAP 1749, IN THE CllY OF SOlANA BEACH, COUNlY OF SAN DIEGO, STATE OF CALIFORNIA. ~ FILED IN THE OFFK:E OF THE COUNlY RECORDER MAYS, 1923.

EOS ARCHITECTURE INC.

CONTACT: JENNIFER BOLYN APN #: 263-321-21-00
7542 FAY AVE. ! EXISTING/PROPOSED USE: • RESIDENTIAL LA JOLLA, CA 92037 (858) 459-0575 PHONE ZONE: MR ,..

OVERLAY ZONE: SCALED RESIDENTIAL OVERLAY ZONE (SROZ)
:illlMY
COFFEY ENGINEERING, INC. SPRINKLERED: YES, PER CFC SECTION 903.2.1.1 9666 BUSINESSPARKAVE # 210, INSTALED PER NFPA 13D.

SAN DIEGO, CA 92131
{85B) 831-0111 PHONE PROPOSED GRADING: PER CIVIL DRAWINGS GROSS LOT S~E: 4,491 SF
I ANDSCAPF ARCHIJFCT MAX FLOOR AREA RATIO: FIRST 6,000 SF · 50% CARSON DOUGLAS lANDSCAPE ARCHITECTURE CONTACT: MICHAEL DOUGLAS BRENNAN 5D% X 4,491 - 2,245.5 SF 4407 ORCHARD AVENUE SAN DIEGO, CA 92107 PROPOSED FAR: 2,230 SF [email protected] {6 19) 995-1306 PHONE HEIGHT LIMIT: 25'-0"
Q,ljJ.

PASCO LARE! SUITER& ASSOCIATES NOTE
CONTACT: JASON SANTOS
119 ABERDEEN DRIVE, ENCINITAS, CA 92007 OWNER TO INCLUDE SOLAR PANELS IN PROJECT [email protected]
(B5B) 259-8212 PHONE
VICINllY MAP
T
GOVERNING CODE 228 N HELIX AVENUE
2022 CA BUILDING STANDARD CODE ·- \ & \-, 2022 CA RESIDENTIAL CODE \ 2022 CA GREEN BUILDING CODE t \ 2022 CA ELECTRICAL CODE """"" 2022 CA MECHANICAL CODE /\ I.. - j 2022 CA PlUMBING CODE ~,Q. t TYP \
""'"""' i' ' N
i G D • \ ! \ i
r-,..
(a)
e 0 s architecture inc.
7542 FAY AVENUE
LA JOLLA CA 92D3 7
PH : 858,459.0575
ENN...: ea;@';oiac.o:m

JENNIFER
BO L YN Ar ch i tect
,. __ .... _ ,,,, ~-----"' °'- ...
......... _____ _.._,.,..,,_,. ,...__ _,... _ _,,,...,.,._,,...._.~ ___,.,...,__,...., __ ..., ..... __ -.. __ _.,,."""...,.,..., .__ __ ....... __ ,,_
I.{)
w r--.

BUILDING AREA
ffilt:K;;le& RES!PE~E BASEMENT LfvABLE 1,593 SF
FIRST FLOOR LIVABLE 1,111 SF
SECOND FLOOR LfvABLE 1,025 SF
COVERED AND ENCLOSED EXTERKJR AREA 40 SF
,wQI8L
~ ~
A.22.1.sE BASEMENT EXEMPTION -1,593 SF
GABAGE E~EMEIJQ~ ..c.AO!l..SE
TOTAL PROPOSED FLOOR AREA 2..2.ofilE
u w 0
z :::> N w z 0-
Q w <( U) >u w <( - Q:'. x:r: X ::::; u ::::; w <( w :r: w :r: z co :r: ro <( Q:'.
>- N z
0 N :'S TOTAL ALLOWABLE AREA 2,245.5 SF z 0 PROPOSED FAR BELOW ALLOWABLE 15.5 SF U) TOTAL PROPOSED DECK AREA 171 SF

REVISIONS
01-26-2022
CLIENT PRESENT.

SETBACKS 02-22-2022
""=v,.,cv , ,Mwcv CLIENT PRESENT. FRONT YARD W-D" 20'-0" SIDE YARD (N) 5'-0" 5'-0"
SIDE YARD (S) 5'-D" 5'-0"
REAR YARD 15'-0" 22'-2"
'
03-31-2022

PLANNING SET
05-04-2022
1 ST SUBMITTAL
STRUCTURE HEIGHT 06-30-2022
,, 2ND SUBMITTAL
STRUCTURE HEIGHT LIMIT 25.D0 FT 08-25-2022
3RDSUBMITTAL
EX~TING STRUCTURE HEIGHT 11.22 FT (75.17 AMSL) 10-19-2022 3RD SUBMITTAL
PROPOSED MAXIMUM STROCTURE HEIGHT 25.00 FT (86. 11 AMSL) 01-18-2023 4TH SUBMITTAL
L__GRADING
~ l'!lQl'QSW
IMPERIVKJUS 619 SF 3,100 SF PHASE
PERIVKJUS 3,333 SF 1,391 SF PLANNING SET
SITE GRADING (OUTSIDE OF STROCTURE) = = Ell.L ~
SITE GRADING (BELOW STROCTUREJ = ti1>lS:,Y ElLL = DATE
MAX CUT --1..EI. MAX FILL ilEI 18-01-2023
JOB NO.

EXCAVATE FOR FOOTINGS B CY
REMOVAL + RECOMPACT JAQ.Qi 21-19
TOTAL GRADING ·CUT/ FILL / OUTSIDE 1060CY
lANDSCAPE: ,_
~ fllQ!"illEQ COJER SHEET
NON-lANDSCAPE AREA 619 SF 1,719 SF
NON-IRRIGATED lANDSCAPE 3,240 SF 0 SF
IRRIGATED lANDSCAPE 0 SF 1,1 61 SF
WATER FEATURES 59 SF 98 SF
DECORATIVE HARDSCAPE 573 SF 1,513 SF
TOTAL LOT AREA 4,491 SF 4,491 SF

AREA OF WORK
IRRIGATED lANDSCAPE 1,161 SF
WATER FEATURES 98 SF CS1 .0 QECQ~TNE ~[2SCAPf l ~13 SF
AGREGATE lANDSCAPE AREA 2,772 SF
DEMOLITION PLAN 1/8" - l'-0"
I
I
I
I
I
I
1 - 7
1~1 i '. ' L _ _J
I
:
1~
I
1 r .
>f f-x-x--x x- -x--x--x ~
I
I
I
I
I
I
I
I

NORTH HELIX AVENUE

KEYNOTES
D l (E!RESDENCE TO BE Di:MOUSH!:D, REMOVE FOOHNGS ENTtr<l:LY D.2 {E) PAT~-NAY TO BE REMOVED
D.3 ADJACENT RESJOfNCE. NAP
D.A (EJSITESTA.IRTOBEREMOVED
D 5 [!:) WATER HEATER TO BE REt'/OI/ED
D 6 (E] RETAm!NG WAlL TO RHIA!N
D.7 OUTLINE OF (EJRESlDENCE smuctl/RE TO BE REMODHED. SEE CML FOR GRADING !NFORM4.HON

0.8 {El FIRE HYDRANT TO BE RELOCATED

0.9 !EJSHEDT0BERE"-'OVW

0.10 {E]CONCOOEPJi.DlOBEREMOVtD

0.11 CENTER UNE OF STREET

0.12 (E)WATERtl,ETER
D.13 {EJ ClffeBTOBEREMOVEOANDREPlACED
D.14 LANOSCAFETOBEREWDYED
D.15 SEV/i:IH.'At'-l
D6
I
I X
I
---+-B
(§)
eo s architecture inc.
7542 FAY AVENUE
lA JOLlA CA 9203 7
PH: 858,459.0575
EM'JL:~o:m
.JENNIFER
BOLYN
Architect
l[)
w r-.....
u wO
z ::::iN w z 0- 0 w <(
u5
w ~u_ 0::: XI X ::JU :::; w <( w Iw I z co I a:, <( I- NZ 0:::
0 N ::5
z 0
en
REVlSIONS
01-26-2022
CLIENT PRESENT.
02-22-2022
CLIENT PRESENT.
03-31-2022

PLANNING SET
05-04-2022
1 ST SUBMITTAL
06-30-2022
2ND SUBMITTAL
0B-25-2022
3RD SUBMITTAL
10-19-2022
3RD SUBMITTAL
01-lB-2023
4TH SUBMITTAL

I PHASE

PLANNING SET I
DATE
18-01-2023
JOB NO.
21-19
Di:W.OLITION PlAN
01 234NHA.LST
M'N26J·321•2:.H)O

SITE PLAN
I T 0, FENCE+68.83 I
.I
217NS!ERAAAVE
APN: 263-321-24-00
211 NSERRAAVE
M'N: 263-32J.2S.OO
--~---------- -
~ §1 ~ . ,,..,,, 09
I . --- i -- 1------------- _j=="='·
228 NORTH HElJXAVENUE,
sotA'lA BEACH, CA 92075
APN 263-321-21-0J
F.F ..-63.50
I
T\'IO CAR GAIMGE
FJ. +64.50
row.+6630
~~ 10 FENCE+70 33
"I

NORTH HELIX AVENUE
211 NHEl!XAVE
APN 263·321-20.00
NOTE: NO FENCE OR WALL SHALL
BE HIGHER lHAN 42" FROi'v1 EXISTING

GRADE IN FRONT SETBACK

KEYNOTES
01 Pr<OPERIYUNE, TY?

0.2 SflBACKUNE.TYP

0.3 LANDSCAPE PER W.VSCAPE Pl.ANS
04 DRM'WAY

0.5 CENTER UNE OF STREET
06 CITYCtRBSTANOAf;D

0.7 UNEOFPRO?OSfDflRS1'FlOOR

0.6 Gs'WlE PER LANDSCAPE
0 9 ONE OF ROOF/ OVERHANG
010 i-v:..'WSCAPEPERCM:..ANDI.ANOSCAPE

0. 11 UGHN/::U. WTTH EU£RG€NCY EGf<fS:S UF!: GATE. SEE NOTES 0 l2 ffiO?OSfOSPA

0.13 .!2"V.f'<OLGH!l"'<ON~\'.UHEPOXYF!N!SH
014 STTESTAJR
0 15 WA!E/1 FEATW.:: PER W./DSCAfi
0 16 ADJACENT RESIDENCE. NA?
0 17 EXi;,"TING SEWER PfR CHY OF SO!ANL. !!EACH D\VG NO CG..'.l067 0 18 PLANTER PERlANDSCAP£ PlAN
019 Pr<O?OSEDA'CCONDENSfRLOCATlON
0 20 SH/1-ffiNAlE COi.RTYAf(() f'ER lANf'..iSCAPE
021 B,tJIBECUEAf"<l!A
0 2J ffiOPOSED NEW RflA\NiNG V.'AU PER Cflf!~ Fl.ANS

0.24 5·..(t U!IUTY EASH-lftf. PER CMl
0 25 CONCRflE STEPPfRS FER tAN:JtOPE
026
0 27 FENCE &GAIi; PER 1.AND:sCA?i FtANSNOl TO EXCEED 6'-fTH!:!GH! IN SOE SH!JACKS .12"!N FRCXH Sfll!ACK, WilH AA ADO,lOW 2-1" AUOWAElf N!CN'E fF Al LfASl 50% Ofi:N 10 UGhl & A'R 0 28 !RASH AND RfCYCllNG lO"-ATOJ
0 29 Sl"ORMWATER OElEtffiON TMK 288 Cf
030 Fl'tf 1-NDRANLtOCAltON PiRCfVIL ITT:S:.-0£NlW TYr'(ffRSGMC 1532 031 Ul'~ OF E>:SfNGACCES.:-Of<YSlT<l.lCHRE 10& W.MOVW
0 32 Fllf tAN:f "NO PAAKlNG" fl ACCORDANCE W!lH SS.VC 15 32 170 035
038
NOTES
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architecture inc.
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.JENNIFER
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L!)
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1 REVISIONS I
I0l-26-2022 I
I CLIENT PRESENT. I I 02-22-2022
CLIENT PRESENT.

I 03-31-2022

PLANNING SET
I 05-04-2022
11 ST SUBMITTAL
I 06-30-2022 I 2ND SUBMITTAL I
I OB-25-2022
I , 3RD SUBMITTAL
110-19-2022
[ 3RD SUBMITTAL
I !0l-18-2023
14TH SUBMITTAL
I
PHASE

PLANNING SET
DATE
18-01-2023
JOBf\'O
21-19
SP1
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ROOM
21-03/e"
I
□

BEDROOM ONE FAMILY ROOM
F.F.+52.00
39-113}4
1 ,a.,w r·'

BATH TWO
--------------- ------ -------, ' '
17-77/S

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t B t
45-03/S
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______________ J
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KEYNOTES
11 PROPERTYUNE,TYP

1.2 S::"1!!ACKUNE.TY?
1 4 INlErciOR WALL: 2x \'/000 SftO FRAMNG W/ 518" GV/8 THRO\JGHOU'l

1.5 RETAl.'./'J'lG WALLS PER CML

1.6 LINE OF l.EVELA50/E
1 10 BUJIJ-IN' CA!l~"'EfRY

1.11 Al'?UANCE PER OWNER

1.13 WALK-INSHO\VER
l. 16 W.N00-11. TV?
l.17 DOOR IYP
1,20 ELEVATOR

1.21 UGHl\',Hl. EQ\JiWEDW!THANAPPROVEDPERYANENTLY AFF!XEDI.AOOER, WllHA WDTH NOT LESS T!-Wl 12", ANDSl-!Al.lffiOJECl NOT LESS THAN 3'FROMTHE Wi\1.LANO Sf'ACED NOT t,...'ORE THAN l8"0N CENTER VERTICALLY FOR THE Flltl 1-f:!GHT OF THE WAll

1.26 A.1..Ma¾NGF!Xll~E,lYP
I
'
'
I
®
eo s architecture Inc.
7542 FAY AVENUE
LA JOLLA CA 9203 7
PH: 858,459.0575
EM'JL: e::,;@,o;crc.o:m
..JENNIFER
BOLYN
Architect
,<%--'e
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REv1SIONS
01-26-2022
CLIENT PRESENT.
02-22-2022
CLIENT PRESENT.
03-31-2022

PLANNING SET
05-04-2022
l ST SUBMITTAL
06-30-2022
2ND SUBMITTAL
08-25-2022
3RD SUBMITTAL
10-19-2022
3RD SUBMITTAL
01-18-2023 ·
4TH SUBMITTAL
PHASE

PLANNING SET
DATE : 18-01-2023
JOB NO.
21-19
BASEl'v\ENT FLOOR Pi.AN
A1 .0
-, -, l.1
-------------
•
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KEYNOTES
1,1 PRO?ERTYtNE, 1YP
1,2 SHBACKUNE, lYP
EXiEftlOR WAU: EXTEr.!OR FINISH f'fR EXTffriOR HEVAHONS NSOE 5/8" GWil 1 A tNIER'iORWA!.l: 2x \'.000 S1\.0 FRAf ,:;NG W/ 5/6" G'Nil THf<OUGHOUT

1.5 RET.At'i!NGWAU.SPERCN'.!.
l 6 UNE OF l.EVELABOVE

1.7 UNEOi'f-00!'/0VERKA.NGASOVE
l.8 t!Ni: OF lOV£R,lEVEl BELOW
1 10 BlM.T·tN/CAS!NEIRY
APPI.IMKEPERO'.-\NfR
l 15 GARAGE DOOR
116 V.'WDOW,TYF'

1.17 DOOR,TYP.

1.18 SUD:NGDO()RSYSTEM
119 GASFk'<EPLACE
120 ElEVAlOO

1.22 PARl<JNGsPACESTOBE 19'X9'CtEM

1.23 DRMWAY

1.24 BBQ

1.25 VEmlCA!.!RflUS

1.26 ~NGRX11Jf<E TYP

1.29 S?A
1 34 TRASH AND RECYCUNG lOCA110N
1 35 4?\VROUGHT IRONGUAr<Di'<M \\1TH EPOXYflWSH
''
i
0 eos
architecture inc.
7542 FAY AVENUE
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PHI 858.459,0575
EM>IL1eo;@,aoc.=n
.JENNIFER
BOLYN
Architect
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I REVISIONS
101-26-2022
! CLIENT PRESENT. I 02-22-2022 I CLIENT PRESENT I
03-31-2022

PLANNING SET
05-04-2022
1ST SUBMITTAL
06-30-2022
2ND SUBMITTAL
08-25-2022
3RD SUBMITTAL
10-19-2022
3RD SUBMITTAL
01-16-2023
4TH SUBMITTAL
PHASE

PLANNING SET
DATE
16-01-2023
JOB NO.
21-19
A1 .1
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MAIN BEDROOM F.F.+74.50
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KEYNOTES
PROPERTY LINE, lYP

1.2 SF!BACKUNE,lYP

1.3 EXfER'Dl1 WALL" EXfER'-OR FINISH PER EXTERIOR ELEVA HONS INSDE 516" GWil INTERJOR WALL: 2x VIOOD STUO FRAMNG WI 5/8" GWS 1HIDUGHOUI

1. 7 Lh"'<E Of ROOf/OVERHANG ASOVE
UNE Of LO',','i:R-lEVEl BElOW

1.10 SULT-lN/ CABh'\:TRY

1.12 TUS
1, 13 WAU<~N SHO\','.:R

1.14 Tlt.EDECK

1.16 W.NDOW,T'li'

1.17 DOOIUYP

1.19 GASFlREPtACE

1.20 HEVATOR

1.25 VERT!CA!.mttus

1.26 Pl.l.lll/21NGFOOURE,TYP

1.27 GRAVEL ON HAT ROOf FOR AESTHETICS

1.29 SPA
J,33 UNE Of SK'll!GHT ASOvE. PER ROOf PLAN
L36 Pl.ANTER PER LANDSCAPE Pl.AN
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architecture inc.
7542 FAY AVENUE
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PH: 858.459,0575
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.JENNIFER
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Architect

REVISIONS
01-26-2022
CLIENT PRESENT.
02-22-2022
CLIENT PRESENT.
03-31-2022

PLANNING SET
05-04-2022
l ST SUBMITTAL
06-30-2022
2ND SUBMITTAL
08-25-2022
3RD SUBMITTAL
10-19-2022
3RD SUBMITTAL
01-18-2023
4TH SUBMITTAL
PHASE

PLANNING SET
DATE
78-01-2023
JOB NO.
21-19
SECOND FLOO~ PLAN
/f
I
I NOTE· AAfAEXCLUDE FROM FAA
BASEMENT FAR DIAGRAM 1/8" l'-0"
ZZ-71;:1"
CCVERED AREA {IN FAR) ___ _,
37-77/c<
,FlRST Ft:QOR ·~·
•1111 SF
.llliX

COVERED AREA
I
I
43-85/B'
SECOND ~ FLOOR .
1ll25SF
20-117/$'

SECOND FLOOR FAR DIAGRAM
t
--l-/8-'-l'--0-,--------------------------<~ ··~
I PRO..JECT FLOOR AREA

FIRST FLOOR LIVABLE
SECOND FLOOR lf ABLE

COVERED AND ENCLOSED EXTERIOR AREA
~
filiilIQW

BASEMENT EXEMPTION
PROPOSED FAR BELOW AJ.LOWABLE
TOTA!. POOPOSED DECK AREA
1,593 SF
1,l ll SF
1,025 SF
40SF
~
~
·1,593 SF
~
2,245
~
5 SF

15.SSF
171 SF
LEGEND
I
I
I
I
(ca)
eos
architecture inc.
7542 FAY AVENUE
LA JOLLA CA 92037
PH: 858.459.0575
EM>IL: ea;@>:s:rc.cm,
.JENNIFER
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Architect
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I

REVISIONS
01-26-2022
CLIENT PRESENT.
02-22-2022

CLIENT PRESENT
l~~~l~~ET 05-04-2022
1STSUBMITTAL
06-30-2022
2NDSUBMITTAL
0B-25-2022
3RD SUBMITTAL
10-19-2022 I 3RD SUBMITTAL
I 01-18-2023
! 41H SUBMITTAL I
PHASE

PLANNING SET
DATE
18-01-2023
JOB NO
21-19
FAR
A2.0
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ROOF PLAN

KEYNOTES

3.1 3.2
"
35 36

3.7 38

3.9 3.11

3.12 l'RO?tRTYlh'-IE,TY?
SKILIGHl
ROOFDRA!N
OVE!tt'ANG
PAAAPET,lYF'
suR.r,:OO!'!NG
VERllCAtTRElUSffiOJECHON
TR€WS
B.U.R ROOF WITH GRAVEL

DECK BELOW
Gl.WIDRA!I.BELCWI
(a)
eos
architecture inc.
7542 FAY AVENUE
LA JOLLA CA 9203 7
PH: 858.459.0575
6\h'Jl: ec:[email protected]:m
.JENNIFER
BOLYN
Architect
~-~
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REv1SIONS
01-26-2022
CLIENT PRESENT.
02-22-2022

CLIENT PRESENT
03-31-2022

PLANNING SET
05-04-2022
l ST SUBMITTAL
06-30-2022
2ND SUBMITTAL
08-25-2022
3RD SUBMITTAL
10-19-2022
3RD SUBMITTAL
01-18-2023
I 4TH SUBMITTAL

I PHASE

PLANNING SET
DATE I
18-01-2023 I
JOB NO.

I 21-19 I
I
I
ROOF PLA"l
A3.0
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KEYNOTES

4.1 Pfnr.t;R!YUNE.TYP

4.2 S8l!ACKUUE.TYP
4 3 25'•0' HEIGHT ll/.fil FROM lOWi'i? OF EX!SHNG OR Pf-OPOSED GRA:JE

WOOD SONG
V.1NDC.ViDOORrY?
4 6 UNE OF 8\JSTING GRADE AT 6lfoU)!NG UNE
,U UNE Of PRO->OSfD GfW)E AT E;J:.O!NG UM:
4:?"GUAS.DfWL
4 10 SiOCCO FIN',SH
412 DIWEWAY
4 13 GARAGE DOOR
SITESTAt1S
415 FENCE

4.16 UNEOF!lASfMENISHOW
4,21 HCW,ZONlALTRELUS

4.22 Vfflt!CALffiflUS
J.2.: Fli..LlY?
425 Hf.TIYDOOR
4 29 P«OroSEO NC CONDENSER lOCATION
®
eos
architecture inc.
7542 FAY AVENUE
LA JOLLA CA 9203 7
PH: 858.459.0575
EM>ll.: e:,;@,aoc.ccrn

JENNIFER
BOLYN
Architect
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' REVISIONS
01-26-2022
CLIENT PRESENT. I
I I 02-22-2022
'CLIENT PRESENT.

I 03-31-2022

PLANNING SET
05-04-2022
1 ST SUBMITTAL
06-30-2022
2ND SUBMITTAL
0B-25-2022 I 3RD SUBMITTAL
10-19-2022
3RD SUBMITTAL
01-18-2023
4TH SUBMITTAL
i '
' PHASE

PLANNING SET
DATE
18-01-2023
JOB NO.
21-19
/ A4.0
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KEYNOTES
PROffRlY UNE. TYP

4.2 SETBACK UNE. TY?

4.3 25'·0" H:IGHT LMT FROM LO'IJER Of EXISTING OR PROPOSED GRADE

4.5 W.-NOO'.ViDOORIYP

4.6 UNE 0FE)(lS11NGGAA.DEA1 SW.ONG UNE

4.7 UNE OF PROPOS!:.D GRADE Al BUi1.D1NG LINE

4.8 42"GUAr<l)AA1l
4,10 SiUCCOF!NISH

4.1-: SIES1AITTS

4.15 FENCE

4.16 UNE Of BA-'1:J,1£NT SHOW
4,20 UGH!VltU. EQ\J:?i>fD 'MTHANAPffiOVED PERWANENTtY AFFIXED LADDER \',ffHA WiOTH NOT LESS THAN 12", ANO SHAU. PROJECT NOT LESS THAN J" FROM T!·E WA!.L. AND SPACED NOT MCJRE THA,N 18" ON CE NTH/ VERTICAllY FOR THE FULL HEIGH! OF THE WAll. HlNGED GRATING COVER:NG 11-£ 'MNOOWWi:WUGHl\'~LL O?EN'.NG. THE Gl<Ali!'.'G SHALL BE CAPAS!£ OF st.PPORT!NG A \'JE!GK! OF 2501.B PERSON. Y8 WAJSI Bf ABlE 10 BE OPENED 6Y ~'i::ONE OF WiN:4'/.A!. STREt.'GTH \'-iTTH NO SPECW. KNOV.tEDGE EFFORT 011 US: OF KEY OR TOOL Af« t.--',001flCAl!ON Of PflNOUSLY At>ffiOIED Ft.A.'-lS REIAlED 10 TH:S CON!:!IHON SHALL 8E SUBJECT TO f,£.S1J8MITTAl AND REVrEW 6Y C/lY STAFF

4.22 VERT!CAlTREWS

4.24 HU.TY?

4.26 S?A

4.27 OVERKANG

4.29 PROPOSfD NC CONDHJSER LOCAJION

4.30 STONE
I
I
I
I
!
(a)
eos
architecture Inc.
7542 FAY AVENUE
LA JOLLA CA 92D3 7
PH: 858.459.D575
EM'JI.: e:s@eca:rc.=n

JENNIFER
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Architect
,.,_,.,,_
l{)
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RE\.1SIONS
D1-26-2022
CLIENT PRESENT.

D2-22-2D22
CLIENT PRESENT.

D3-31-2D22

PLANNING SET
D5-D4-2D22
1 ST SUBMITTAL
06-30-2022
2ND SUBMITTAL
08-25-2D22
3RD SUBMITTAL
1D-19-2022
3RD SUBMITTAL
D1-18•2023
41H SUBMITTAL
PHASE

PLANNING SET
DATE
18-D1-2023
JOB NO.
21-19
A4.1
I
i,-----8
I
I

STORAGE/MECH
"-------------r----- 1 I
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KEYNOTES

5.1 Pl'<Ofi:ffiYUNE.TY?

5.2 S8!!ACK UNE, TY?

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:
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architecture inc.
7542 FAY AVENUE
LA JOLLA CA 9203 7
PH: 858.459.0575
IIM'Jl: e:,;@aal::Jc.am
.JENNIFER
BOLYN
Architect
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RE'vlSIONS
01-26-2022
CLIENT PRESENT.
02-22-2022
CLIENT PRESENT.
03-31-2022

PLANNING SET
1 05 04 2022
1S TS u BMITTAL
l~~;~is0
~~AL
I 0B-25-2022
i 3RD SUBMITTAL
10-19-2022
3RDSUBMITTAL
01-lB-2023
41H SUBMITTAL
PHASE
PLANNll\'G SET
DATE
18-01-2023
I
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KEYNOTES

5.1 PROPERTYUNE,TYP

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architecture inc.
7542 FAY AVENUE
LA JOLLA CA 92D3 7
PH: 858.459.D575
IM'iL: ec:s@e::ocrc.can

JENNIFER
BOLYN
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REVISIONS
01-26-2022
CLIENT PRESENT.
02-22-2022
CLIENT PRESENT.
03-31-2022

PLANNING SET
05-04-2022
]ST SUBMITTAL
06-30-2022
2ND SUBMITTAL
08-25-2022
3RDSUBMITTAL
10-19-2022
3RD SUBMITTAL
01-18-2023
4TH SUBMITTAL
PHASE

PLANNING SET
DATE
18-01-2023
JOB NO.
21-19
BUILO!NG SECTIONS
I
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architecture inc.
7542 FAY AVENUE
LA JOLLA CA 92037
PH: 858.459.0575
EM'IL: eo;@,croc.=-n
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REVISIONS
1 01-26-2022
CLIENT PRESENT.

I 02-22-2022
CLIENT PRESENT.

I
03-31-2022

PLANNING SET
05-04-2022
1ST SUBMITTAL
I 06-30-2022
1 2ND SUBMITTAL
0B-25-2022
3RD SUBMITTAL
I0l-18-2023
i 4TH SUBMITTAL
PHASE

PLANNING SET
DATE
18-01-2023
JOB NO.
21-19
AB. □

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LA JOLLA CA 9203 7
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IM'JL: ea;@>:s:rc.cx::m
.JENNIFER
BOLYN
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REVISIONS
01-26-2022
CLIENT PRESENT.
02-22-2022
CLIENT PRESENT.
03-31-2022

PLANNING SET
05-04-2022
1ST SUBMITTAL
06-30-2022
2ND SUBMITTAL
08-25-2022
3RDSUBMITTAL
10-19-2022
3RD SUBMITTAL
01-18-2023
4TH SUBMITTAL
PHASE :

PLANNING SET I
DATE
18-01-2023
JOB NO.
21-19 I
STORY Pa.ES ELEVATIONS
AB.1
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7542 FAY AVENUE
lA JOLLA CA 9203 7
PH: 858.459.0575
EM'IL: e:,;@,aac.=n

JENNIFER
BOLYN
Architect
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REVISIONS
1D1-26-2D22
CLIENT PRESENT.

I 02-22·2D22
CLIENT PRESENT.

I 03-31-2022

I PLANNING SET
I 05-04-2022
I 1 ST SUBMITTAL
I 06-30-2022
2ND SUBMITTAL
I os~2s-2022
13RD SUBMITTAL
110-19-2022
3RD SUBMITTAL
[ ~~ 1:~~~~JAL
i
I
I
'
I
I
I
' ' PHASE

PLANNING SET
DATE
18-01-2023
JOB NO.
21-19
AB.2

GENERAL NOTES

1. APPROVAL OF THIS GRADING PLAN DOES NOT CONSTITUTE APPROVAL OF VERTICAL OR HORIZOHTAL ALJGNMENT OF ANY PRfVATE ROAD SHOWN HEREIN FOR PUBLIC ROAD PURPOSES.

2. FINAL APPROVAL OF THESE GRADING PLANS IS SUBJECT TO FINAL APPROVAL Of THE ASSOCLATED /MPROVEMENTPIANS WHEREAPPLJCAf!LE. FIN.AL CURB GRAil£ EI.EVAT/0//S MAY REQUIRE CHANGES IN 11/ESE PIANS.

3. IMPORT MATERIALS SHALL BE LEGA!LY OBTAINEO.

4. A SEPARATE PERMfT FROM THE CITY ENGINEER WILL BE REQUIRED FOR ANY WORK IN THE PUBLIC RIGHT-OF-WAY.

5. ALL SLOPES OVER THREE /3) FEET IN HEIGHT SHALL BE LANOSCAPED AND /RR/GA TEO.

6. 1HE COi/TRACTOR SHALL VERIFY THE EXISTENCE AND LOCAT/0// OF ALL UTILITIES BEFORE COMMENCING WORK NOTICE OF PROPOSED WORK SHALL BE GIVEN TO THE FOLLOWING AGENCIES:

UI/OERGROUND SA • (8/J0)-422-4133, OR CALL 811.

7. 1HE SOILS REPORTS SHALL BE PROV/OED AS REQUIRED BY THE Cl1Y OF SOI.ANA BEACH PRlOR TO ISSUANCE OF GRADING PERMIT.

8. APPROVAf. OF 11/ESE PIANS BY 1HE C/1Y ENGINEER DOES NOT AUTHORIZE ANY WORK OR GRADING

TO BE PERFORMED UNTIL THE PROPERTY OWNER'S PERMISSION HAS BEEN OBTAINED AND A VALID GRADING PERMIT HAS BEEN ISSUED.

9. 1HE C/1Y ENGINEER'SAPPROVAf. OF THESE PIANS DOES NOT COi/ST/Ti/TE 1HE BUILDING OFF/ClAL'S APPROVAf. OF ANY FQUNOAT/0// FOR STRUCTURES TO BE PLACEO OIi 1HE AREA COVERED BY THESE PLANS. NO WAIVER OF THE GRADING ORDINANCE REQUIREMENTS COi/CERN/NG MINIMIJM COVER OVER EXPANSIVE SOILS IS MADE OR IMPLIED.

10. ALL Ol'ERAT/0//S COi/DUCTED OIi 1HE PREMISES, INCLUDING THE WARMING UP, REPAIR, ARRIVAL OEPARTURE OR RUNNING OF TRUCKS, EARTHMOVING EQUIPMENT. COIISTRUCT/0// EQUIPMENT AND ANY OTHER ASSOCIATED GRADING EQUIPMENT SHALL BE LIMITED TO THE PERIOD BETWEEN 7:00AM.

AND 6:00 P.M. EACH OAY, MONOAY THROUGH FRJOAY, AND NO EARTHMOVING OR GRADING OPERA TIO/IS SHALL BE COi/DUCTED OIi 1HE PREMISES OIi s.\TUROAYS, SUNOAYS OR HOI.JDAYS WfTHOUTTHE WRITTEN PERMISSION OF THE CITY ENGINEER

11. ALL MAJOR SLOPES SHALL BE ROUNOED JNrO EXISTING TERRAIN TO PRDCUCE A COi/TOURED TRANSIT/OIi FROM CUT OR FILL SURFACES TO NATURAL GROUND AND ABUTTING CUT OR FILL SURFACES.

12. NOTWITHSTANDING THE MINIMUM STANDARDS SET FORTH IN THE GRADING ORDINANCE, AND NOTWITHSTANDING 1HE APPROVAf. OF THESE GRADING PIANS, THE PERMITTEE IS RESPOI/SlBLE FOR 1HE PREVENT/OIi OF OAW!GE TO 1HE ADJACENT PROPERTY. NO PERS0/1 SHALL EXCAVATE OIi LANO SO CLOSE TO 1HE PROl'ERTY LINE AS TO ENDANGER ANY ADJOINING PUBLIC STREET. SlDEWAU<; ALLEY, FUNCT/0// OF ANY SEWAGE OISPOSAL SYSTEM, OR ANY OTHER PUBLIC OR PRIVATE PROPERTY WITHOUT SUPPORTING AND PROTECTING SUCH PROl'ERTY FROM SETTIJNG, CRACKING, EROSJON, SJLT/NG SCOUR OR 011/ER OAMAGE WHICH MIGHT RESULT FROM 1HE GRADING DESCRIBED OIi THIS PIAN. THE CITY WILL HOLD 1HE PERMITTEE RESPOI/SJBLE FOil CORRECT/OIi OIi NOii-DEDiCATED IMPROVEMENTS 111/ICH OAMAGE ADJACENT PROl'ERTY.

13. SLOl'ERAT/OS:CUT2:1Flll2:1
CUT: 0 CY FILL: 233 CY IMPORT: 233 CY
(NOTE: A SEPARATE VAf.lD PERMIT MUST EXIST FOR OFFS/TE IMPORT OR EXPORT AREAS.) "THE QUANTITIES ESTIMATED ABOVE ARE FOil PERMIT PURFOSES 0//LY AND SHOULD NOT BE USED FOR COIISTRUCT/0// BIDS. COIITRACTO/lS ARE RE SPOIi SiBLE FOR THEIR OWi/ EARTHWORK QUANTITIES.

14. SPECIAL CO/ID/TIO/IS: IF ANY ARC/IAELDGICAL RESOURCES ARE DISCOIERED OIi 1HE SITE OF THIS GRADING 0/JRJNG GRADING Ol'ERAT/0//S, SUCH Ol'ERAT/0//S WILL CEASE IMMEDIATELY, AND THE PERMITTEE WILL NOTIFY THE C/1Y ENGINEER OF 1HE DISCOVERY. GRADING DPERAT/0//S WILL NOT COMMENCE UNTIL THE PERMITTEE HAS RECEIVED WRITTEN AUTHORfTY FROM TH£ CITY ENGINEER TO DOSO.

15. ALL GRADING SHOWII OIi THIS PIAN SHALL BE COMPLETED AS A SINGULAR UNIT WITH ND PROVIS/OIi FOR PART/Af.RELEASES. SHOULD IT BE ANTICIPATED THAT A PORT/OIi OF THIS PROJECT BE

COMPLETED SEPARATELY, A SEPARATE PLAN AND PERMIT APPLICATION SHALL BE SUBMITTED FOR

APPROVAL

16. 1HE COi/TRACTOR SHALL NOTIFY THE CITY OF SOI.ANA BEACH 858.720.2470 24 HOURS BEFORE GRADING Ol'ERAT/0//S BEGIN.

17. FINISHED GRADING AND PWITING SHALL BE ACCOMPLISHED ON ALL SLOPES PRIOR TO OCTOBER 1, OR IMMEDIATELY UP0/1 COMPI.ET/0// OF ANY SLOl'ES GRAOED BETWEEN OCTOBER 1 AND APRIL 1.

PRIOR TO ANY PLANTING, ALL LANOSCAPING SHALL BE APPROVED BY THE PLANNING OEPART.MENT AT THE OEVELOPMENT REVIEW STAGE, OR BY SEPARATE LANO SCAPE PLAN.

18. ALL OFF-SITE HAUL ROUTES SHALL BE SUBMITTED BY THE CONTRACTOR TO THE CITY ENGINEER FOR APPROVAL 72 HOURS PRIOR TO THE BEGfNNING OF WORK.

19. UP0/1 FIN.AL COMPI.ET/0// OF 1HE WORK UliOER 1HE GRADING PERMIT, BUT PRIOR TO FIN.AL GRADING APPROVAf. AND/OR FIN.AL RELEASE OF SECURITY,PRIOR TO FIN.AL GRADING APPROVAf. AND/Oil FIN.AL RELEASE OF SECURITY, AN AS-GRAOED CERTIFICATE SHALL BE PROV/OED STATING: 7/iE GRADING UNDER PERMIT NO. SBGR·_ HAS BEEN PERFORMED IN SUBSTANTIAL CONFORMANCE WITH THE APPROVED GRADING PLAN ORAS SHOWII 0/111/EATTACHEDAS-GRAOED PLAN'. THIS STATEMENT SHALL BE FOLLOWED BY 1HE OATE AND SIGNATURE OF THE CIVIL ENGINEER 11!/0 CERTIFIES SUCH A GRADING Ol'ERAT/0//.

20. THE COIITRACTO/l SHALL OESIGN, COI/STRUCT, AND MAINTAIN ALL s.\FETY OEVICES INCLUDING SHORING, AND SHALL BE RESPOIISJBLE FOR COi/FORMiNG TO ALL LOCAL, STATE, AND FEDERAL s.\FETY AND HEALTH STANDARDS, LAY/SANDREGULAT/0//S.

EROSION CONTROL NOTES

1. STORM WATER AND NO/I-STORM WATER DISCHARGE COI/TROL: BEST MANAGEMENT PRACTICES SHALL BE DEVELOl'ED AND IMPLEMENTED TO MANAGE STORM WATER AND NO/I-STORM WATER DISCHARGESFROMTHESfT'EAT ALL TIMES DURING EXCAVATION AND GRAD/NGACTIV1TIES. 2 EROSJ0/1 AND SEDIMENT COIITROL: EROS/OIi PREVENT/OIi SHALL BE EMPHASIZED AS THE MOST IMPORTANT MEASURE FOR KEEPING SEDIMENT OIi SITE DURING EXCAVAT/0// AND GRADING ACTIVITIES. SEDIMENT COIITROI.S SHALL BE USED AS A SUPPLEMENT TO EROS/OIi PREVENT/0// FOR KEEPING SEDIMENT OIi SJTE.

3. EROSION CONTROL ON SLOPES SHALL BE MITIGATED BY INST AW NG WIDSCAPING AS PER APPROVED LANOSCAPE PLANS AS REQUIRED BY TH£ OEIELOPMENT REVIEW CO/ID/TIO/IS, Oil BY TEMPORARY EROS/OIi COIITROL COi/FORMiNG TO THE FOLLOWING:

LBS/ACRE
20 50
8 6
7 91
NON-fRR/GATED HYDROSEED MIX W1TH A FIBER MATRIX APPLIED AT 4,000 LBIACRE % PUR/1YIACRE SEED SPECIES
70% PLUS ATRIPLEX GLAUCA

PLANTAGE INSULARIS
ENCELIS FARINO&\ SCARIFIED LOTUS SCOPARIUS 50% PLUS EXCHSCHOL Tl/A CALIF.

PRELIMINARY GRADING PLAN

DETENTION VAULT DETAIL

NOT TO SCALE
NOTES: OETENT/0// VAULT OES/GNED
TO PROV/OE 250 CF OF STORAGE. SEE
PIAN FOR ELEVAT/0//S.

EROSION CONTROL NOTES· CONTINUED

1. THETOPS OF ALL SLOPES TALLER THAN 5' SHALL BE OIKED OR TRENCHED TO PREVENT WATER FLOWING OVER CRESTS OF SLOPES.

2. CATCH BASINS, DES/LT/NG BASINS, AND STORM DRAIN SYSTEMS SHALL BE INSTALLED TO THE s.\TISFACT/0// OF 1HE C/1Y ENGINEER

3. SAND BAG CHECK DAMS, SILT FENCES, FIBER ROLLS OR OTHER APPROVED BMPS SHALL BE PLACED IN UNPAVED AREAS WITH GRADIENTS IN EXCESS OF 2%, AS WELL ASAT OR NEAR EVERY POINT Ill/ERE COI/CENTRATED FLOW LEAVE 1HE SITE.

4. &IND BAGS SHALL BE PLACED OIi THE UPSTREAMS/OE OF ALL DRAINAGE INLETS TO MINIMIZE SlLT BUILDUP IN THE INLETS AND PIPES.

5. THE COi/TRACTOR SHALL REPAIR ANY ERDOED SLOl'ES AS DIRECTED BY 1HE OFFICE OF THE Cl1Y ENGINEER.

6. THE COi/TRACTOR SHALL SWEEP ROADWAYS AND ENTRANCES TO AND FROM THE SITE OIi A REGU/AR BASIS TO KEEP THEM FREE OF SOIL ACCUMULAT/0// AND AT ALL OTHER TIMES DIRECTED BY 1HE C/1Y ENGINEER.

7. THE CONTRACTOR. SHALL WATER SITE ONA CONTINUOUS BASIS TO MINIMIZE AIR BORNE DUST CREATED FROM GRADING AND HAULING OPERA TIO/IS OR EXCESSIVE WIND COI/D/TIONS, AND AT Af.L TIMES DIRECTED BY THE C/1Y ENGINEER,

8. IN THE £\ENT SILT DOES ENTER 1HE EXISTING PUBLIC STORM DRAIN SYSTEM, REMOVAf. OF 1HE SILT FROM THE THE SYSTEM WILL BE DONE AT THE OEIELOPER'S EXPENSE.

EARTHWORK

SITE GRADING (OUTSIDE STRUCTURE)

SITE GRADING ( BELOW STRUCTURE)

EXCAVATE FOR FOOTINGS
REMOVAL + RECOMPACT
TOTAf. GRADING· CUT/ Fill/ OUTSIDE

MAX CUT
MAXF/Ll
1 FT

4.5 FT
EIIGIN£ERCFl',tXiK
CUT
FILL
CUT
FILL
0 CY
233 CY
667 CY
12 CY
8 CY
140 CY
1,060 CY
C/7YmRO\'f1JCIWIG£S APP'D DATE
234 HILL ST#38
SO!ANABEACH
APN:263-324-22-00
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APN: 26J.321•20-00
APPRoX EX. SEY/ER (/NEJ TO BE FIELD \IERJFIED

EASEMENTS
OJ
[JJ
AN EASEMENT FOR EITHER OR BOTH POf..E LINES, UNDERGROUND CONDUITS TOGETHER WfTH THE RfGHT OF INGRESS AND EGRESS AND PUBLIC UTILITIES AND INCfDENTAL PURPOSES IN THE DOCUMENT RECOROED APRIL 01, 1924 IN BOOK 1006 OF OEEDS, PAGE 24.

AN EASEMENT FOR WATER MAINS, TOGETHER WITH ALL RIGHTS OF INGRESS TO AND EGRESS FROM &\ID WATER MAINS FOR PURPOSES OF INSPECTING, REPAIRING AND RELAYING &\ME AND /NCIOENTAf. PURPOSES IN 1HE DOCUMENT RECOROED OCTOBER 24, 1925 /N BOOK 1115 OF OEEOS, PAGE 402.

IMPERVIOUS/ PERVIOUS AREAS
EXISnNG CONDITION
IMPERVIOUS:

PERVIOUS:

ABBREVIATIONS
INVERT ELEVAnDN

FINISHED FLOOR

FINISHED GRADE

FINISHED SURFACE

FLOWLINE

EDGE OF ASP/IAL T
EXISTING GRAil£

PROPOSED CO/ID/TIO/I
1,139 SF IMPERVIOUS:
3,352SF REMOVE/REPLACE
3,100 SF
0 SF
PERVIOUS: 1,391 SF
IE
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FG
FS
FL
EA
EG

TOP OF CURB

TOP OF GRATE
MATCH EXISTING ELEVATI0/1

FRO/IT YARD SETBACK

REAR YARD SETBACK

SIOE YARD SETBACK

DECLARATION OF RESPONSIBLE CHARGE
TC
TG
(FG)
FYSB
RYSB
SY.SB
I, JASON A. SANTOS, HEREBY DECLARE THAT I AM THE ENGINEER OF WORK FOR THIS PROJECT.

THAT/ l«VE EXCERCISED RE SPOIi SiBLE CHARGE OVER THE OE SIGN OF THE PROJECT AS OEFINEO IN SECT/OIi 6703 OF THE BUSINESS AND PROFESS/0//S CDOE, AND THE OES/GN IS CO/IS/STENT WITH CURRENT STANOARDS AND THE Cl1Y OF SOI.ANA BEACH DRF NO. 2f)-007.

I UNOERSTAND THAT THE CHECK OF PROJECT DRAWINGS AND SPECIF/CAT/0//S BY THE CITY OF SOLANA BEACH IS CONFINED TO A REVIEW ONLY AND DOES NOT RELIEVE ME OF RESPONSIBfLmEs FOR PROJECT OESJGN.

BY.: _________ _
JASON A s.\NTDS
RCENO. SM/8 EXP 3/31/2023
PASCOLARET SUITER & ASSOCIATES ----- 0 10
RECOMMENDED FOR APPROVAL APPROVED FOR CONSTRUCT/ON BENCHMARK CITY OF SOLANA BEACH DESCRIPTION: BASED ON 3.5" NGS DISK IN HEADWALL, EASE SIDE PREUMIN.JRYGFWJlNGFf..ANFOR:

WORK TO BE DONE

THE IMPROVEMENTS CONSIST OF THE FOLLOWING WORK TO BE DONE ACCORDING TO THESE PWIS AND 1HE LATEST ED/TIO/IS OF:

STANOARD SPEC/F/CAT/0//S
A STANOARDSPEC/FICAT/0//S FOR PUBLIC WORKS COI/STRUCT/0// INCLUDING THE REG/0//A/ SUPPLEMENTAf. AMENDMENTS.

8. CALIFORNIA OEPART.MENTOF TRANSPORTAT/0// 'MANUAf. OF TRAFFIC COIITROI.SFOR CONSTRUCTION AND MAJNTENANCE WORK ZONE~
C. STATE OF CALIFORNIA, OEPART.MENT OFTRANSPORTAT/0// STANOARD SPEC/FICAT/0//5

STANDARD DRAWINGS

A SAN DIEGO REGIONAL STANDARD DRAWINGS

8. STATE OF CALIFORNIA, OEPART.MENT OF TRANSPORTAT/0// STANOARD PIANS

PROPERTY INFORMATION
SITE ADDRESS:
228 NORTH HELIX AVENUE
SOI.ANA BEACH, CA 92075
ACCESSOR PARCEL NUMBERS:
263-321-21-00

TOPOGRAPHIC SURVEY

COFFEY ENGINEERING, INC
858-831-0111

OWNER/ PERMITTEE
PERM/TEE: RYAN BOWERS
OWNER R0/1.ALD GLATTS

COMPANY
PHO/IE
ADDRESS 9655 BUSINESS PARK AVENUE, SUITE 210, s.\N DIEGO, CA, 92131

LEGAL DESCRIPTION
LOT 16, BLOCK 21, SOI.ANA BEACH, MAP 1749, IN THE C/1Y OF SOI.ANA BEACH, COUNTY OF s.\N DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF 1HE COUNTY RECOROER MAY 5, 1923.

LEGEND
ITEM OESCR/PT/0//

PROPERTY LINE

CENTERLJNE OF ROOJ

SETBACKS
GRADING L/1,IITS
STORM DRAIN, 4' PVC@ /,1)',j
STDDWG
'+'.

SYMBOL
'+'. '+'. '+'.

STORM DRAIN FORCE MAIN, PER PLUMBING CONSULTANT - - - S0FM - - RETAININGWALl SEENOTE@. SDRSD•C4 .. - - - - .. SEE NOTE @ SDRSD • C9 STRUCTURAL WALL SEE NOTE @

LANOSCAPE FENCE

IIARDSCAPE

DECOMPOSED GRANITE
RIP RAP, NO. 2 BACKING

BASEMENT UM/TS
--X--X--X--
I
SDRSD-040

PRELIMINARY GRADING NOTES
CD
CD
CD
CD
Q)
Q)
CD
Q)
CD
®
®
®
®
®
®
®
®
®
®
®
20 EXISTING HYDRANT TO BE RELOCATED %11

EXISTING WATER METER TO PROTECT IN PLACE
EXISTING RETA!NING WALL TO REMAIN+ NOT DISTURBED

EXISTING FENCE TO REMAIN AND NOT DISTURBED
EXISTING UTILITY POLE+ GUY WIRE TO REMAIN AND NOT DISTURB

SPA BY OTHERS
LANDSCAPE WATER FEATURE. SEE LANDSCAPE ARCHITECT PLAN$
PROPOSED DRIVEWAY ENTRY, 5DRSDG-14D, WIDTH 17
PROPOSED FENCE+ G.<\TE

PROPOSED LIGHT WELLS

STORM WATER SUMP PUMP BY PLUMBING CONSULTANT, PER PLAN
8' ACO TRENCH DRAIN, OR EQUIVALENT

PROPOSED ARCHITECTURAL/ STRUCTURAL SITE WALL

PROPOSED ROOF LIMITS
PROPOSED OECORATIIE RIP RAP RIVERBED, SIZING PER SDRSDD-40

PROPOSED BBQ SPACE PER LANDSCAPE ARCHITECT PIANS

PROPOSED BASEMENT WALL UM/TS
PROPOSED RETAINING WALL. SDRSD C4, H=3.5' IMX
PROPOSED RETAINING WALL SDRSD C.9, H=2' IMX
PROPOSED STORMWATER DETENT/0// TANK
LXWXH
11' x6.5' x 3,5' (250CF, MINIMUM)
FG 65 {APPROX. ABOVE TANK)
IE 59.5 (APPROX. INTERN.AL IE OF TANK)

PREPARED BY,

PASCO LARET SUITER
SCALE: 1• = 10'
I
I ffe.SSOCilA1l'IES
San Diego I Encinitas I Oran,e County
Phone 858.259.8212 lwww.plsaenglneering.com
ENGIIF.ER/IIGDB'Nl.TIENT DRAWING NO.
8)'.· _______ OA1E: JAN. 2023 ~=========================t===~==::::18>'. _________ OA1!' ___ BY: -,=-.,-.,.n-~-,.-,.,-CfTY-a-~,--- OMI\IIBY . JASC1iAS'N/'OS ~ =- ~ =~- OA7!' ~lfWAY 101' AS SHOWII OIi ROS 18971 AS BOWERS RESIDENCE. 228 NORTH HELIX AVENUE DRP22-013
SDP22-011
RCE#ESl/8 E1J': 12/J1/23 1-------------+-+--lgy, OA7!' ___ RCE:37146 EYJ':6'.l!W ELEV.: 34.67 OATUM: NAVOBB SHEET 1 ~ 1 REV
I STORAGE VOLUME: 360 cf I
7'-0" 6'-0"
i--------------13'-0"-----------
i-------------12'-0"----------- 6"TYP

WALL THICKNESS
t-3"
INLET, 04" PIPE.

INLET, 04" PIPE. IE: 62.30'.

IE: 62.30'.
4"
INLET, 04" PIPE.

IE: 61.70'. PLAN VIEW
030" BOLTED & GASKETED ACCESS COVER.

FIELD GROUT AS NEEDED TO MEET GRADE,
BY OTHERS.
i--3'-6"
TOP SLAB NOT SHOWN FOR CLARITY.

ACCESS COVERS SHOWN IN PHANTOM.
& I LOWERED INLET IE TO FIT PIPE WITHIN VAULT. I
1X 030"x6" GRADE RING.
5 1/4" ADJUST TO GRADE
RIM: 64.40' -.-------,--------.----------------------~~~~~l~--=--=--=--=--=--=--=--=-=::__,__ ___________ RIM: 64.40'

6.10'
[80.401

2.10'
[32.40"]

2.10'
[25.251 91/4"
I IE: 62.30' --'~--T--------:;;::;:;;;:::;;J;-;;fy
IE: 61.70' ~•--------
5'-0'1
OUTLET, 06" PIPE_/

DESCRIPTION BY DATE

2.10'
[25.25'1
IE:62.30'&
10" TOP SLAB
3/4" JOINT

ELEVATION VIEW

1. DESIGN LOADINGS:

A. AASHTO HS-20-44 WI IMPACT.

B. DESIGN FILL: 1' MAXIMUM.

C. ASSUMED WATER TABLE= BELOW INVERT.

D. DRY LATERAL EARTH PRESSURE (EFP) = 45
PCF.

E. LATERAL LIVE LOAD SURCHARGE= 80 PSF
(APPLIED TO 8' BELOW GRADE).

F. NO LATERAL SURCHARGE FROM ADJACENT

BUILDINGS, WALLS, PIERS, OR
FOUNDATIONS.

2. CONCRETE 28 DAY COMPRESSIVE STRENGTH
SHALL BE 5,000 PSI MINIMUM.

3. STEEL REINFORCEMENT: REBAR, ASTM A-615 OR
A-706, GRADE 60.

4. CEMENT: ASTM C-150 SPECIFICATION.

5. REQUIRED NATIVE ALLOWABLE SOIL BEARING
PRESSURE= 2,500 PSF.

6. REFERENCE STANDARD:

A. ASTM C 890
B. ASTM C 913

7. THIS STRUCTURE IS DESIGNED TO THE
PARAMETERS NOTED HEREIN. PLEASE VERIFY

THAT THESE PARAMETERS MEET PROJECT
REQUIREMENTS (I.E. LIVE LOAD, FILL RANGE,
WATER TABLE). IF DESIGN PARAMETERS ARE

INCORRECT, REVIEWING ENGINEER/AUTHORITY

SHALL NOTIFY OLDCASTLE INFRASTRUCTURE
UPON REVIEW OF THIS SUBMITTAL.

8. OVERSIZED HOLES TO ACCOMMODATE SPECIFIC
PIPE TYPE MUST BE CONCENTRIC TO PIPE ID.

AFTER PIPES ARE INSTALLED, ALL ANNULAR

SPACES SHALL BE FILLED WITH A MINIMUM OF
3000 PSI CONCRETE FOR FULL THICKNESS OF
PRECAST WALLS. PIPES ARE TO BE FLUSH WITH

THE INSIDE SURFACE OF THE CONCRETE
STRUCTURE.

9. CONTRACTOR RESPONSIBLE TO VERIFY ALL

SIZES, LOCATIONS AND ELEVATIONS OF
OPENINGS.

10. CONTRACTOR RESPONSIBLE TO ENSURE
ADEQUATE BEARING SURFACE IS PROVIDED (I.E.

COMPACTED AND LEVEL PER PROJECT
SPECIFICATIONS).

11. SECTION HEIGHTS, SLAB/WALL THICKNESSES

AND KEYWAYS ARE SUBJECT TO CHANGE DUE

TO AVAILABILITY AND PRODUCTION PLANT
CAPABILITY.

12. MAXIMUM PICK WEIGHT: TBD.
- PRELIMINARY -

NOT FOR CONSTRUCTION
0 Oldcastle lnfrast~~~~,..

Ph 800 579 8819 www cidcastlemfrastructure comfstorrT!Vfater

THIS DOCUMENT JS THE PROPERTY OF OLOCASTLE INFRASTRUCTURE INC, !T lS CONFIDENTIAL, SUBMITTED FOR REFERENCE PURPOSES ONLY AND

SHALL NOT BE USED IN ANY WAY INJURIOUS TO THE INTERESTS OF, OR

WITHOUT THE WRITTEN PERMISSION OF OLDCASTLE INFRASTRUCTURE, INC COPYRIGHT¢ 2022 OLDCASTLE INFRASTRUCTURE, !NC ALL RIGHTS RESERVED

CUSTOMER
Detention Vault
6'x12'
Pasco Laret Suiter & Associates - Encinitas JOB NAME
Helix-Bowers Residence - Solana Beach, CA

IN NAL I NGJ
22-750988-6x12
Helix-Bowers Residence

SALES ORO R
1 OF 1
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CONSTRUCTION LEGEND

SITE FEATURES

PROPERTY LINE -VERIFY BY SUR

VEYOR IN THE FIELD

BUILDING FOOTPRINT

HARDSCAPE & PAVING
PIP CONCRETE STEPPERS PER PLAN. INTEGRATED DA
VIS
COLOR 'PEWTER'. LIGHT ACID ETCH FINISH. SEE DETAIL I/L-2 CONCRETE PAVING. INTEGRATED DAVIS COLOR 'PEWTER'.

LIGHT ACID ETCH FINISH. SEE DETAIL I/L-2

CONCRETE STAIR COLOR AND FINISH TO MATCH ADJACENT
PAVING. SEE DETAIL F/L-2
THERMORY WOOD DECK. BENCHMARK WHITE ASH WITH
FACTORY OIL FINISH. SEE DETAIL J/L-2
BOARD FORMED CONCRETE BENCH SEE DETAIL G/L-2
TILE PAVING TO MATCH INTERIOR PAVING. PAVER AND SIZE
TBD. SEE DETAIL B/L-2
TILE PAVING AT ROOF DECK TO MATCH INTERIOR PAVING.

PAVER AND SIZE TBD. SEE DETAIL B/L-2
PEA STONE AT CONCRETE STEPPERS GLACIER PEBBLE ~"-3/4"
FROM SOUTHWEST BOULDER & STONE. SEE DET
AIL E/L-2
STEEL HEADER, TYP. 4" DEPTH, SEE DETAIL ALTERN
ATE:

BLACK PERMALOC HEADER SEE DETAIL
E/L-3
8 WATER FEATURE WITH FLOATING STEPPERS. SEE DETAIL
B/L-3
8 SPA WITH CONCRETE COPING TO MATCH CONCRETE PAVING.

TILE FINISH TBD. INTEGRATED DAVIS COLOR 'PEWTER'
8 8
8 8
8 ENVIROTILE,12"x 12" TILE DOG RUN IN COLOR TBD BY OWNER

STEEL EDGE PLANTER OVER STRUCTURE

STORMWATER TANK PER CI

VIL ENGINEERING PLANS
4' x 6' SPA VAULT
DECOMPOSED GRANITE "'AVING - COLOR TBD BY OWNER
AVAILABLE FROM WWWKRCROCK.COM
MASONRY/ FENCING 6' SOLID ALUMINUM PANEL FENCE WITH 2'
EXTENSION 80%
OPEN. SEE DETAIL H/L-2

RETAINING WALL AND BMP AREA PER CIVIL STUCCO
ANY

EXPOSED WALL PORTION TO MATCH ARCHITECTURE
POOL SAFE PEDESTRIAN ENTRY GATE. SEE DETAIL E/L-2

POOL SAFE TRASH ENCLOSURE
GATE. SEE DETAIL H/L-2
COLD ROLLED SirEEL FENCE ATOP BOARD FORM CONCRETE
WALL SEE DE"T' IL D/L-3
BBQ COUNTER SEE DETAIL/L-2

AMENITIES

POTTERY PLEASE CONTACT COLA FOR RECCOMMENDATIONS
12 '
SCALE: 1/'4"=1'-0"
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carsondougl.isjob number- 22-00<
design start date- 2022
L-1
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NOTES:

1. ELEC1RICAl crnf'-:ECTION FOR PO'/ER SUPPLY CORD ON BBQ LINIT TO BE LOCATED INSIDE BBQ COONTER ON REAR WALL WTH AMAXIMUM OlSTNK:E Cf 2' BENEATH SOUD BOTTCtl SUPPORT OF UN!T

2. CONTRACTOR TO SUPPLY PLLM8!NG PLAN & PERW.IT FOR GAS LIN: lAYOOT ANOCot.t.'ECTIOt-tGAS LINE SUPPLY PER BBOMANUFAClURERS SPECIFICATIONS 3 AM!NIMLM OflWJAPPUCATIOOS Of SEALANT SHAU. BE APPLIED TO COUNTER T!Y 4 COLMER TOP & CMU WALLS SHALL BE CONS1RUCTED TO RT EXACT SPEOFlCATIONS Of 880

5. CONTRACTOR TO VERIFY THAT BBQ GRILL \',H FIT \'AlH PROPER ct..EAP»ICES PRIOO TO !NSTA.ll.ATION

A BBQ COUNTER
0 I I 11.c·GAP

PHASING NOTE
r COOTRACTOR TO INSTALL STEEL EDGING AFTER SURROU!IDtNG HARDSCAFE IS COMPLETE CONTACT LANDSCAPE ARCHITECT FOR APPROVAL Cf EOONG LAYOOT ROUGHED IN PRIOR TO \'.ELOING SEMtS

D STEEL HEADER

H STEEL FENCE
cp
A
0 ~ENT PLANTING AREA REFER TO
0~~~~WR~~ORASPER
0~;~~E6f~~ivttJ~~r~~ COONER$ ARE TO BE ROUNDED SO
MRE ARE 00 SHARP EDGES· SEAMS ARE TO BE WEI.OED TOGETHER AND GROUND SMOOTH IN RELD AFTER

INSTALLATION
/
/ 0114•x 1"STEELSTAKE@2 ·oc. CONTINOUS \'ELD ST~ TO EDGING ON

INSIDE EDGE
0 GRAVEL 00 DG SURFACE

ELEVATION B
0 6 x 8 x 16 CMU BLOCK GROUT ALL CELLS
SOOD
0 STUCCO FINISH TO MATCH ARCHITECTURE CCX.OR & TEXTURE
0 tE:OUTHCOLMERTOPTOMATCH
!r-.oooR KlTCI-EN COLMER$ CONTRACTOR SHAl.l COOF!RM MATERIAL !S W\TERPROOF • SEAL APPROPRIATELY TO AVCXO STAINING 0wa.F36"BUILT-INNATUW.GASGRILL WITH 36" GRILL Ul'ER AVAILABLE FRc».I SuazERO-WC:tF.CO,t VERIFY CUTOUT OMENS!ONS. NO FlAY.MASLE CONS1RUCTION \IATHIN GRILL COLNTER INSTALL PERMANUFACTIJRfR'S SPECS 0 ~::JJI~~g1~FC10F
COUNTER AS SHO',\«
0 3• TOE KlCK ON GRILL SIDE AND SHORT
END
0 \\Q.F 36"STAfNLESSSlEEL DOUBLE ACCESS DOORS. PROVIDE GAS & ELEC:lRICAl COO\'ECTIONS / SHUTOFF VALVE UNDER COUNTER PER t.Wil.lfACTURER'S SPEORCATIONS
0 SITE WALL BEY()-.'O REFER TO PLANS
0 ~J=FR1WWm PLAN
0 =~filJ})iffR TO PLAN
0 i~-~~TEEI. POST· SET!N FOOTING
0 RIGID 2"x2• SQ STEEL FR.AME
0 ~~.m'tJJ'lANEL \',HOED TO BACK
0 SELF CLOSING HINGES PER FABRICATOR
0 ADJACENT FINISH GRADE PER PLAN
0 GATE HARD'.'ME PERFABR!CATOO
©~XlJF~&ftu~~rrr:t~ro CONFlRM RECCMMENOEO FOOTING SIZE
@~~TEDSU8GRADEPERSOILS
e~~k~J~~E~1~TO
~ AOJACENT\'w\ll REFER TO Pl.AN
'r1£NCING A,>.,'O GATE SHALL BE CUSTOM FABR!CA TEO TO AS·BUILT CONDITIONS 2, ALL TUSULAR STEEL SHALL BE PAJNTED VATH W.O COATS OF EXTERIOR PruMERAf..O 1\'.0 COATS OFEXTERIOO SEMJ-GLOSS PAINT TOMATCHARCHITEC1URAL \'ANOOIJ TRlM 3 CONF\R.1 ALL GRADING ANO DRAINAGE
\'.!THCIVIL

TRASH ENCLOSURE PEDESTRIAN GATE
NOTE:
0 RIGID 2V SQUARE STEEL FRA¥-E
0 STEEL PANEL \'.€LDED TO FRNM: FACE
0 PAVING I RNISH SURFACE PER PLAN
©~n~~~~~TO CONFIRM RECWMENOED FOOTING SIZE
0 ~~TED SUOORADE PER SOILS
1 FENC1NG SHALL BE cusrc:u FABRICATED TO .A.S.SULT COO:DiT!ONS 2 ALL ruaut.AR STEEL SAALL BE PAINTED VATH W.U COATS OF EXTERiOR PRiMER MID 1\\0 COATS OF EXTERlOO. SB.!J-GLOSS PAINT TO MATCH AACHlTEClURAL WNOCA'ITRlM
3 CONflRM All C-RA!JNG AND DRA!NAGE \'AlH CML

B OUTDOOR TILE/PAVER
/~Q ,.
\i:\
r
f © J-!~~U~IJ:LJ.

F CONCRETE STAIR
0 I
0 I
I
0 ~H%i~~t~i&~Lm
0 ~- ';;J.;li1AC~~~:tJ~~~PfD
0 ~J:J~~~J~~ONS
0 ~~~~M~~~~~,ttVERS COOFIRM WTH MANUFACTURER'S

REW/MENDATIONS
0 =~~~1f-JJURFACE PER
0 ~fTED SUB GRADE PER SOILS
NOTE:

SI.OPE A'WAY FROO HOUSE TO\'MD

DRAIUS PER CIVIL DRAWINGS
0 ~;~sJ:;rm~

CCNTRACTOR
0 CONCRETE COlORANO FINISH TO MATCH OTHER CONCRETE ON SITE 0 CCMPACTEO SUS GRADE PER SOILS REPORT
0 #3REMR24"0,C OOTHWAYS,HCtO!N CENTER OF POUR KEEP MlN 3" CLR FRaAEDGES 0t3REBARCONT ATNOSECfEACHSTEP
0 0 CAfffiLEVER CONTINUOUS ALONG FACE NiO S!OE OF STEP
0 LED STRIP LIGHT
NOTE:

MAJNTA!N MAXIMUM STAIR HEIGHT OF fr
\'ATH WJ\XIMUM 2¾ CROSS SI.OPE ACROSS TREAD
INSTALL EXPA.NSlONJaNT\'A-IER..i:::vER CONCRETE MEETS ADJACENT PAI/ING OR HARDSCAPE W.ATERIA!. 0~~~~~~~~~w~l.J
0 MlN'MUM 4· DEPTH GRAVEL SETTING BED PER CONTRACTOR
~ 1
~ 0 CCMPACTED SUS-GRADE PER SOILS REPORT 0

SECTION
000 \ \
0 END SECTION

CONCRETE STEPPER
0 Rt~ G?..A.DE 2· @SHRUS MEAS
0 v.mTH PER Pi.ANS
0 ~&~,/i&(f~lJ~R IN SI.AB,
RE~NDA TlONS AJID 'R'VAf.UE TESTING
0 :t.f'-15" SALT & PEPPER PEA GRAVEL
NOTE
WTTRACTOR SHALL INSTALL EXPANSION ~ONTS \\HERE PAV.!¥., l!EETS ARCHITECTURAJ... ELEMENTS OR OTr!ER

HAADSCAPE FEATIJRES
111,
i
0 /1

C CONCRETE DRIVEWAY
0 0
I I 1i 1'·6" I,

G CONCRETE BENCH

J WOOD DECKING
0 f-~~~t ;~iicgi~DGE
0 t~i~T}~f~\~US
ABUTTlNG STRUCTURES
(v~~~~~~~~Tloo LEGEND
0 ~=~1t?c&:lFOR
CONCRETE DRIVE\'JAY. COMPACT sms PER SOLS REPORT
0 ~~/~~~t~Elk~R!NSI.AB;
RECCIM.H-OATIOOS ANO 'R' VALUE TESTING
NOTE:
1_ CONTRACTOR SI-IA!.L INSTALL EXPANSION JOINTS \'.t!ERE PAV!NG MEETS ARCHITECTURAL ELEMENTS OR OTHER HAROS CAP€ FEATIJRES

2. CCNTMCTOR TO VERIFY CONCRETE THICKNESS, STRENGTH, AND RE!~OOCEMENTSUITA8LE FOR OOJVEWAY 0=~~~~w~~OF SITE CC#CRETE \''°1.K 1· RAD US FOR SMOOTH EDGE 0 ~~tcJ~~l:RTICAL

APPROPRIATE REBAR NEEDS
0~~~~f ~~€s'f ~NCH
POSSIBLE LED LIGHT SlRJP
0 ADJACENT FINISHED SURFACE PERP!.m
0 CCMPACTEOAGGREGATE BASE
0 ~=~~PER
0~:~Wt'.ffiJS @2 "0C SET
0 [M~WfstLEEPERS SETON
0 ftM~~~GRAVEL lkl.JER
0:c~~RJ~\'JTHCML
NOTE:
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draw.ngpreparedby· COLA
theetpictdate- 1/18122
canrod:,uglaspbrv.unbe1• 22-004
~1!efartdate· 2022
L-2
0 GEN11.E PITCH TO TOP OF WALL
0 ~~-1~~~fil ~Jg.1u BLOCK
0 ADJACENT MATERIAL PER Pl.AN
0 CONCRETE FOOTING TYPICAL
0 ADJACENT SLCPING I.Af~DSCAPE AREA
© ~~~= TO MATCH
0 ~fs~1&~..ffi:GATE BASE PER
NOTE:

1. CCWRA.CTOR TO PR0\'10E MOCKUP Of WALL FINISH FOR.APPROVAL BY CLIENT At-V DESIGN TEPM

2.REFER TO STRUCTURAi.. FOR.ALL WALLS OVER 3'-0" HEIGHT A RETAINING WALL WITH STUC N .. S. B STEEL WATER FEATURE 4'0.C. MAX. 4'0C.MAX.

SECTION

C COMBINATION WALL AND FENCE
0 CMU \'.!All VATH BOARD FORM FINISH MAXIMUM HEIGHT3'.S" 0 REINFORCEMENT PER CML DRA\'JNGS
0 ~f6R. POST. ATTACH TO WALL PER
0 l:;1M"Jl~~~HA~~DTO

CONTRACTOR
0 FINISH SURFACE PER Pl.ANS
0 ~~~~~~~~~l~~DBY BEHi NO PROPERTY LINE PER aVJL ORA\'JNGS NOTES
REroH1' TO BE MEASURED FR<™ EXISTING GRADE OR PROPOSED GRADE VM!CHEVER IS LC'l-12R WALLS TO BE CONSTRUCTED PER CIVIL ORA\'.1NGS AND I OR REGIONAi. STANDARDS FENCINGATOPWALL TOBEOJSTCM FABRICATEOTOSITECONDtTlONS FIELD VERIFY ALL MEASUREMENTS ANO DIMENSIONS Cc»ABINA TION FENCE / WALL TO MEET ALL POCl\. SAFETY REOOIREMENTS ALL STEEL SHALL BE PAINTED VATH l\\O COATS OF EXTERIOR PRIMER AND 1WO COATS OF EXTERIORSEM!-GI.OSS PAINT TOMATCHAACHITECTURALW!NOOVITRIM

D SPA COPING
DETAIi I FGFND
0 ~~i~~~=~:t~=Tu~-~ BEM1 ON WATERSIDE, 2" OVERJ-W«3 ON VENEER SIDE, EASED EDGE 0 ~L~~OLORAND FINISH lBO. TILE BELO/IV/ATER
0 it-J5~~~~~~\0V/COPltKi
0 POOL WALL ANO BONO BOO PER CONlAACTOR
0 ADJACENT HARDSCAPE PER PLAN
NOTE

1. FOR DESIGN INTENT ONl Y

2. ALL MATERIALS TO BE CONflRMED FOR USE INPOOLA.Q,,EA
3, ALL CONNECTIONS PER POCl\. CONTRACTOR
0 TILETOMATCHADJACENTPAVING
0 CONCRETE STEPPER FOOTING PER CONTRACTOR
0 ~~~ GRADE ADJACENT PAVING, SEE
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draw.ngl)feparedby· COIA
sheetplotdate• 1/18/22
carsondouglasrebnumbu- 22-004
cksignstartdale• 2022
L-3

APPLICANTS STATEMENT OF COMPLIANCE

I AM FAM ILIAR VVITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY'S WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE VVITH THOSE REGULATIONS AND THE LANDSCAPE DESIGN MANUAL. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER. )'/~ 1.17.22
~IGNATURE DATE

CONTRACTOR T

PROVIDE

CONNECTION FOR

OPTIONAL GREEN
ROOF.
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IRRIGATION SCHEDULE - SYMBOL MANUFACTURER/MODEL/DESCRIPTION PSI Hunter RZWS-SLEEVE-18-CV
181 8 18" long RZWS with Filter Fabric Sleeve, .25gpm or .50gpm 30 0.25 0.50 bubbler options, Check Valve, 1 /2" swing joint for connection to 1/2" pipe. TO BE USED FOR ESTABLISHMENT PERIOD ONLY.

SYMBOL MANUFACTURER/MODEL/DESCRIPTION
Hunter ICZ-1 01
B
Drip Control Zone Kit. 1" ICV Globe Valve with 1" HY100 filter system. Pressure Regulation: 25psi. Flow Range: 2 GPM to 20 GPM. 150 mesh stainless steel screen. Install in Jumbo Valve Box
@
Pipe Transition Point above grade
Pipe transition point from PVC lateral to drip tubing with riser to above grade installation.

Area to Receive Oripline
Hunter HDL-06-12-CV
HDL-06-12-CV: Hunter Dripline w/ 0.6 GPH emitters at 12" O.C.

Check valve, dark brown tubing with gray striping. Dripline laterals spaced at 16" apart, with emitters offset for triangular pattern. Install with Hunter PLD barbed or PLD-LOC fittings. For use on Slopes with Moderate/Clay Soils
-
~ Potential Green Roof Area - Dripline _<:.-_ _-- - - -:----- SYMBOL MANUFACTURER/MODEL/DESCRIPTION Hunter PGV-101 G
~ 1" Plastic Electric Remote Control Valve, for Residential/Light Commercial Use. Female NPT Inlet/Outlet. Globe Configuration, With Flow Control.

NibcoT-113-K
~ Class 125 bronze gate shut off valve with cross handle, same size as mainline pipe diameter at valve location. Size Range - 1/ 4H - 3" Hunter ICV-G-FS 1"
1", 1-1/2", 2", and 3" Plastic Electric Master Valve, Globe Configuration, with NPT Threaded Inlet/Outlet, for
Commercial/Municipal Use. With Filter Sentry. Size per Mainline ® Zurn 975XL 3/4" Reduced Pressure Backflow device
@] Controller
Hunter HC-12 12 station controller with Wi-Fi connection Hunter FLOW-CLIK
@ Flow Sensor SOV with Interface Panel, Schedule 40 Sensor Body, 24 VAC, 2 amp, install Interface Panel as required. SIZE: 1" for max 2-17gpm. 1.5" for max 18-35gpm
~ Water Meter 3/4"
Irrigation Lateral Une: PVC Class 200 SDR 21
------ Irrigation Mainline: PVC Schedule 40
Valve Callout Q3 Valve Number
~ f----- Valve Flow
- Valve Size
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p--...-- SCALE. 118"=1'-0"
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22-0CM
2022

GENERAL IRRIGATION NOTES

ALL LOCAL MUNICIPAL AND STATE LAWS, RULES AND REGULATIONS GOVERNING OR RELATING TO ANY PORTION OF THIS \NORK ARE HEREBY INCORPORATED INTO AND MADE A

PART OF THESE SPECIFICATIONS AND THEIR PROVISIONS SHALL BE CARRI ED OUT BY THE CONTRACTOR. IN CASE OF CONFLICT BE1WEEN THE SPECIFICATIONS, DRAWlNGS, AND/OR CODE, THE MORE STRINGENT REQUIREMENT SHALL PREVAIL.

THE CONTRACTOR SHALL VERIFY THE LOCATIONS OF ALL EXISTING UTILITIES, STRUCTURES AND SERVICES BEFORE COMMENCING WORK. THE LOCATIONS OF UTILITIES, STRUCTURES AND SERVICES SHOWN IN THESE PLANS ARE APPROXIMATE ONLY. ANY DISCREPANCIES BE1WEEN THESE PLANS AND ACTUAL FIELD CONDITIONS SHALL BE REPORTED TO THE OWNER'S REPRESENTATIVE.

THE CONTRACTOR SHALL OBTAJN THE PERTINENT ENGINEERING OR ARCHITECTURAL PLANS BEFORE BEGINNING WORK.

THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS REQUIRED TO PERFORM THE WORK INDICATED HEREIN BEFORE BEGINNING WORK.

THE MAINLINE AND SLEEVING IS DIAGRAMMATIC. ALL PIPING IS FOR DESIGN CLARIFICATION ONLY AND SHALL BE INSTALLED WlTHIN LIMIT OF WORK BOUNDARIES AND IN SHRUB PLANTING AREAS WHERE POSSIBLE. AVOID ANY CONFLICTS BE1WEEN THE SPRINKLER SYSTEM, PLANTING AND ARCHITECTURAL FEATURES.

IRRIGATION EQUIPMENT AS SHOWN IS DIAGRAMMATIC. INSTALL ALL THE IRRIGATION

REMOTE CONTROL VALVES, QUICK COUPLERS, MASTER VALVES, FLOW SENSORS,

BACKFLOWS, AIRNACUUM DEVICES, BALL VALVES, AND ANCILLARY EQUIPMENT, IN SHRUB

PLANTING AREAS WHEN FEASIBLE OR AS APPROVED BY OWNER'S REPRESENTATIVE AND THE LANDSCAPE ARCHITECT.

DO NOT WlLLFULL Y INSTALL ANY EQUIPMENT AS SHOWN ON THE PLANS WHEN IT IS OBVIOUS IN THE FIELD THAT UNKNO\M'I CONDITIONS EXIST THAT WERE NOT EVIDENT AT THE TIME THESE PLANS WERE PREPARED. ANY SUCH CONDITIONS SHALL BE BROUGHT TO

THE ATTENTION OF THE OWNER'S REPRESENTATIVE PRIOR TO ANY WORK OR THE

IRRIGATION CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY FOR ANY FIELD CHANGES DEEMED NECESSARY BY THE O\M'IER.

INSTALL ALL EQUIPMENT AS SHOWN IN THE DETAILS AND SPECIFICATIONS. CONTRACTOR SHALL BE RESPONSIBLE TO COMPLY WlTH LOCAL CITY, COUNTY AND STATE REQUIREMENTS FOR BOTH EQUIPMENT AND INSTALLATION.

IF ANY PLANT MATERIAL, TREES, LAWN, OR PLANTING AREAS WlTHIN THE PROJECT ARE TO

REMAIN IN PLACE, AND ARE PART OF AN EXISTING IRRIGATION SYSTEM, THE CONTRACTOR

SHALL ASSUME FULL RESPONSIBILITY FOR THE WATERING OF THESE AREAS AND ENSURE THE HEALTH OF THESE PLANTS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR RELOCATING OR ADDING TEMPORARY PIPING TO ENSURE SCHEDULED WATERINGS FOR ALL EXISTING PLANTS.

CONTRACTOR TO PROVIDE AN ADDITIONAL PILOT WlRE FROM CONTROLLER ALONG ENTIRETY OF MAINLINE TO THE LAST RCV ON EACH AND EVERY LEG OF MAIN LINE. LABEL SPARE WlRES

AT BOTH ENDS

ALL PIPE UNDER PAVED AREAS, HARDSCAPE, OR AS DIRECTED BY OWNERS REPRESENTATIVE TO BE INSTALLED IN SLEEVING , TWlCE THE DIAMETER OF PIPE OR WlRE BUNDLE CARRIED. ALL 2" AND 3" SLEEVING FOR NON-VEHICULAR PAVING SHALL BE PVC1220 SCH. 40, TYPE 1, GRADE 2 MATERIAL CONFORMING TO ASTM STANDARD D-1785-4. ALL 4" AND LARGER SLEEVING BELOW VEHICULAR PAVING SHALL BE PVC1220 SCH.80 SDR21 , TYPE 1, GRADE 2 MATERIAL CONFORMING TO ASTM STANDARD D-2241 . SLEEVES UNDER BROW DITCHES SHALL BE ENCASED IN CONCRETE A MINIMUM OF 6" THICK ON ALL SIDES OF PIPE. SLEEVES TO EXTEND AT LEAST 12" PAST THE EDGE OF PAVING.

ALL QUICK COUPLER VALVES TO BE INSTALLED IN SHRUB OR GROUND COVER AREAS WHERE POSSIBLE. ALL QUICK COUPLER VALVES TO BE INSTALLED AS SHO\M'I ON THE INSTALLATION DETAILS. INSTALL ALL QUICK COUPLER VALVES WlTHIN 18" OF HARDSCAPE.

IRRIGATION HEADS ADJACENT TO THE STREET SHALL BE HELD A MINIMUM OF 2 FEET FROM EDGE OF PAVEMENT. ALL HEADS ARE TO BE INSTALLED WlTH THE NOULE, SCREEN AND ARCS SHOWN ON THE
PLANS. ALL HEADS ARE TO BE ADJUSTED TO PREVENT OVERSPRAY ONTO BUILDINGS, WALLS, FENCES AND HARDSCAPE. THIS INCLUDES,

BUT NOT LIMITED TO, ADJUSTMENT OF DIFFUSER PIN OR ADJUSTMENT

SCREW, REPLACEMENT OF PRESSURE COMPENSATING SCREENS,
REPLACEMENT OF NOULES WlTH MORE APPROPRIATE RADIUS UNITS AND THE REPLACEMENT OF NOULES WlTH ADJUSTABLE ARC UNITS.

WHEN VERTICAL OBSTRUCTIONS (PROPS, STREET LIGHTS, TREES, ETC.) INTERFERE WlTH THE SPRAY PATTERN OF THE SPRINKLER HEADS

PREVENTING PROPER COVERAGE, THE IRRIGATION CONTRACTOR SHALL

FIELD ADJUST THE SPRINKLER SYSTEM BY INSTALLING A QUARTER

CIRCLE OR HALF CIRCLE SPRINKLER HEAD ON EACH SIDE OF THE OBSTRUCTION SO AS TO PROVIDE PROPER COVERAGE. ALL

ADJUSTMENTS SHALL BE MADE AT NO ADDITIONAL COST TO THE
OWNER.

THE IRRIGATION CONTRACTOR 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 WlTHIN THE OPERATING
PRESSURE SHO\M'I ON THE IRRIGATION LEGEND. NOT TO EXCEED FIVE (5)

PSI ABOVE THE GIVEN OPERATING PRESSURE FROM THE SPECIFIED PRESSURE LOCATED ON THE IRRIGATION LEGEND.

THE IRRIGATION SYSTEM DESIGN IS BASED ON THE MINIMUM OPERATING PRESSURE AND THE MAXIMUM FLOW DEMAND SHO\M'I ON THE
IRRIGATION DRAW1NGS AT EACH POINT OF CONNECTION. THE

IRRIGATION CONTRACTOR SHALL VERIFY WATER PRESSURE VIA DIRECT FIELD MEASUREMENT PRIOR TO CONSTRUCTION. REPORT ANY
DIFFERENCE BE1WEEN THE WATER PRESSURE INDICATED ON THE
DRAWlNGS AND THE ACTUAL PRESSURE READING AT THE IRRIGATION POINT OF CONNECTION TO THE O\M'IER'S AUTHORIZED
REPRESENTATIVE. IN THE EVENT PRESSURE DIFFERENCES ARE NOT

REPORTED PRIOR TO START OF CONSTRUCTION, THE IRRIGATION

CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANY
REVISIONS, AND COSTS ASSOCIATED WlTH SAID REVISIONS.

SHOULD FIELD CONDITIONS REQUIRE PIPE INSTALLATION OTHER THAN

THAT SHOWN ON PLANS, THE CONTRACTOR SHALL LIMIT EXCESS FLOW AND SIZE ALL PIPE NOTTO EXCEED A VELOCITY OF 5 FEET PER SECOND (FPS) IN PVC PIPE AND CAST IRON PIPE. FLOW THROUGH ANCILLARY EQUIPMENT, STEEL AND COPPER PIPE SHALL NOT EXCEED A VELOCITY OF 7 ½ FPS. ALL ADJUSTMENTS SHALL BE MADE AT NO ADDITIONAL COST TO THE O\M'IER.

CHECK VALVES SHALL BE USED TO PREVENT ALL LOW HEAD DRAINAGE

HYDROZONE PLAN
HYDROZONE LEGEND:
~ 1 LOW WATER USE - 958 SF
□ 2 WATER FEATURE - 98 SF
~-=-=-d 3 MODERATEWATER USE - 159 SF
1:::::::: :1 4 MODERATE GREEN ROOF -396 SF
m 5 MODERATE TREE - 56 SF
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ETWU • Estnna.ted tot.ti water use per ye.,r (gallons per year) ETci • [\~lpotransp1ration rate tmeh~ per yea r)
PF • Pltlnt Factor from WUCOLS lscc Definitions)
HA - H)'dro-zonc Arc:i (squue fec1): Deiinc hydro-zones by water use: very low. lo"'· mtxlcratc nnd high SLA = Spcci:t! L:rndscapc Are:i (square fC<!I): Edible plants, 1rrig::nc.:I with recycled water. & turfu~ for acti,·c play

0.62 = Conversion Factor (to ~allons per squ:irc foot)
IE - Jrril.!alion Efficicn,.,_,

CITY OF SOLANA BEACH ESTIMATED TOTAL WATER USE (ETWU) WORKSHEET Evapotranspiration Rate (ETo)
See • A" below
Conversion Factor - .62
Use 41 (west of 1-5) f 47 (east of 1·5)

0.62 (Line 1 x Line 2) 25.42 (west of ~5) / 29.14 {east of 1-5) Plant Factor (PF)
See ~a· below 0.3
Hydrozone Area (HA) • in square feet 958
(Line 4 x Line 5)
Irrigation Efficiency (IE)
See ·c· below
(Line 6 + Line 7)
287.4
.81
354.8
TOT AL of all Line 8 boxes + SL.A
Line3xLine9
Estimated Total Water Use - ETWU
(gallons per year) 10
Total shall not exceed MAWA below
A ET• - F....,..,,...,.j/H,.ti,,,,,.,,,. .,
41 (\Oot"Slof 1-S)
47(c;istof 1-S)
B ,.F_n,,,,,f·•-- l l,.. Wt"COJ.S.-.lwe<m
tkfrNlfiwtltrc•t,;:,,l)·farncllS{'«i,n>1,c,I.

Tlt,c 11~/lr.M -r .,.., ,.F Ml<.>l M Hetl ...... ,, _,.,. ,,.,,,.,,,...,.F;..-...-..;,,,,11_,-,1,,,. _ _ O. J • l'LH' .l'<l)' Lo,. Ht11rrW<'l'U/t;1.t
UJ • Lll' . J-'"' 11 ..,..,.. U.. Pbt,1
(}6 •.\/Jl . u xkr...- ll ulf'f' W l'I""''
/()• IIH - ll···hW.,,..rfor/'t..,,,

1.0 0.5 0.5
98 159 396
98 75 198

1.0 .75 .81
98 100 244.4
834.5
21,2 13
C
IE - Jrrip/Nft Ebkkt,cy
~HV) - •• u Rt>Nw •.i()
JJ,,bl,J..,- -,J
Aff'l'(,"#,,W,"•,iJ
Dr,p&c J.ll<"rlNf"U\ .. RI

0.5 56
28 .75

37.3 MAXIMUM APPLfED WATER APPLICATION (MAW A;,.)_:ccc•l:..cc.:cul:.:.a-=ti.c. on:.:.:c._ ___ ~ .55 1667 I :\\AWA
25_;;:~9. l~(ETAF x Total L:mdsc-Jpc i\rc:t + ( l •ETAF ~ot;1J SiA ] = L __ 23_ J06 _____ _ _J / ,1,v'-------FUJSHVAJ..VE,PERI.EGENO.

EXHAUST fEADBl
Afl£A PERt,EJIR
B!ANkl\Jt!ING HEADBl

CENTERED ON MOUND
""""""
NOTE:

A1.1 THREADID COr,,t,IECTlONS TO HAVE
TER.ON TAPE OR PASTE.

PU.IM! TO EXHAUST HEADER
,,__ ___ CONTROL ZONE KIT (SEE
L£G™')
0 9B,ltZONE LAYOUT - ODD CURVES
NOTE:

Al.1 THREADED CONNECllONS
HAVETERON TAPEOR PASIE.

TO
~ I'--
\.'..
""---
f.--
CONIROI. ZONE JOT (SEE
L£GENO)
PVC SUPPlY HEADER

DRIP TUBING START

CONNECTION
DRIP lUBING, PER LEGEND, NOTTO EXCEED 200
LINEAR FEET BETWEEN 1-EAOERS

AREA PERIMETER
PERIMETER LATERALS 2" TO 4'
FllOMEOGE

PVC EXHAUST HEADER
R.USH VALVE, PER LEGEND, PLUMB
TO EXHAUST HEADER 0 g],IE,sZONE LAYOUT - END FEED
E\ a[K)tr.1nspir,.t1ion :tdjusuncnt fa cmr(ETAFJ use .55 residential .45 non- rcsitlc11tial NOTE:

ALL THREADED CONNECTIONS
HAVE TEFLON TAPE OR PASTE.

TO -F
l'I
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JJ
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6=-
t------...__
RJJSH VALVE('$), PER LEGEND. Pllt/B

TO EXHAUST HEADER

EXHAUST HEADER

DRIP TUBING START

CONNECTION
SUPPLY fEADBl
CONIROl ZONE JOT (SEE
l£GENO)
AREAPERtMETER

DRP TUBING LATERAL NOT TO EXCEED
200 UJ'IEAR FEET BETVfffN HEADERS
PERMETER LATERALS 2' TO .4'

FROM EDGE
0 9B,ltZONE LAYOUT ~ CENTER FEED
NOTE:

All THREADED CONNECTK>NSTO
HAVE TEA.ON TAPE OR PASTE. ~ CONIROI.ZONEJOT(SEE
/ LEGEND)
...,_ _ ___ DRIP TUBING START

CONNECTION
11-- - ---PVC SUPPlY HEADER
ORIPTUBING, PER LEGEND.NOTTO
EXCEED 200 I.NEAR FEET BETWEEN
HEAD8'5
1-------- AREA PERIMEIB>
0 DRIP ZONE LAYOUT - MULTIPLE BEDS 9CALE: N.T.S.

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COLA
1/16122
22-00<
2022
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NOTE:

AU. lHREADEOCONNEC110NSTO HAVETER.ONTAPE OR PASlE. 0 ~~~!, OF CONNECTION (PRIVATE LOTS) FINlSHGRAOEIN!Ul1fAREAS ----------~
PlPS11C RECTANGUIARVAI.VE BOXWTTH BOLT DOWN COVER.1 STAlNl£SS BOLT. NUT. AND WASHEil. BOX TO BE P!ACEll AT RIGHT ANGlE TO IW10SCAPE EDGE.

RNISHGAAOEIN----~!!;....,~;;;;:;;;;;:;;;;;:;;;;;:;~~
SHllUSAREAS
:2" WIRE LOO? -----HEHB.L ,:m
~~~THRfADE-_-:;,-::__-::__-_-_-_-_-_--'_:.:.._-'.Jl.'il- ► .)).,- EU.OR TEE
CONTROL VAJ..VE,SEE-----.+-+-+~

LEGEND FOR SPECS
SCH 80 PVC ~1PP!.E'S (M'),

LENGTH AS REQUIRED
(4) BRICKSUPPORJS ~=:UNE-----(Q)
SU!l-MA!N
3/8 ROCKGRAYa2 -------~
CUBICFEEI LANDSCAPE FABRIC ________ __,
N01E1
All THREADED CONNECTIONS TO HAVE Te:t.ON TAPE OR PASTE, L------lASC0#696PVC

UNION SUP X MIPT,
SllEPERRCV
IFMANJNE OR MAN!fOLDSUB-MAIN ISATVN-VE DEPTH. TEE INTO VAJ..VEWTI'H SCH.80 NIPPU:, LENGTH AS REQUIRED.
()~M.PIE CONTROL-'iAL~~---
,,--.l DRIP CONTROL ZONE KIT ',, __ __,.,/ SCAlE: N,T.S.

JUMBO VN..VE BOX

RNISHGRADE
HI.Jf'lfERDRIPZONEkJT
MIDDEL PER l.EGENO
Fll.lER (TIP 45 DEGREES)
REGUlATOR 25 OR 40 PSI
WATER!'ROClf CONNECTORS (2)
16-24' COl!ID WIRE
® SCH 80 T.O.E. NIPPLE
MAJN LINE PlPE & A111NGS
BRICK SUPPOR1S (A)
3/4" MINUS WA.SHED GRAVEL
PVC SUP UNIONS C21
13 LEGEND

1. REDUCED PRESSURE P!l!NClPLE BACl<R.OW

PREVENTER, PER LEGEND

2. W'fESTRAI\ER

3. BRASS NIPl'I.ES o.a<GlH /'S REQ,)

4. RMSH GRADE.

5. SCH.80PVCftMAI.EAOAPTER. 6. PVC PRESSURE SUPPLY UNE, SEE SPEORCATIONS.

7. 12'x12'x12"CONCRETETHRUST
BtOCl<S
8, BRASSTxTB.LLNESIZE 9. CO?PERSxTB.L.UNESlZE 10. TYPE 'K' COPPER TUBING FROM WATER METER.

11. V.I.T, SIRONGBOXQP.300f QUICK PAD,F
ENCl,OSURE S SPECIFED. SET 2' ABOVE
GRADE

12. All BASE OF QUICKPAD WllH ¾' ROCK
TO TOP OF BASE Of UNIT

13. STAINl.ESSSTEaENClOSURE (IF
SPEaRED)

14. PRESSURE REGUlATOR
NOTESa

1. INSTAUATION MUST CONFORM TO LOCAL CODES

2. CONTRACTOR MUST PROVIDE BACKR.OW CERTIACATION.
3, AU. THREADED CONNECTIONS TO HAVETER.ON TAPE OR PASTE.

4. All BRASS OR COPPER ea.ow GRADE SHAU. HAVE AWWA C2fR APPROVED Pff TAPE. / I
::::~~ ~VE BOXWITH BOlT DOWN COVER, USE
TO HAROSCAPE EDGE. HEAT BR.MIO 'BV" ONTO UO.
'./
STAINlESS BOLT. NUT.mo WASf.ER. BOX TO BE Pl.ACID ATRIGHf ANGLE I
--FINISH GRADE IN SHRUB AREAS
~--- {A)BRICKSU??O!!lS
'~---3/4' ROCK. 2 CUBJC Fr.
'------LANDSCAPE FABRIC
N01E1
BOX TO BE INSTAil.ED TO AU.OW FOR PROPER OPERATION Of BAU. VAi.VE HANOt.E, NSTAU. AT RIGHT ANGlE TO IW10SCAPE EDGE.

INSTAl.l VAJ..VE BOX EXTENSIONS AS RfQUfREO TO ACHIEVE PROPER VALVE INSTAUATION AT MAINLINE DEPTH.

AU. 1rREADED CONNECTIONS SHALL HAVE TEA.ON TAPE OR PASTE. (J BALL VALVE \ .. ___,/ SCAI.E: N.T.S.

DMSNSiON A
1/2'T02-1/2'1NSllE 18'
3'1N&ZE 24'
4' MID LARGER 30'
------- OErECTABt.E W>.RhlNG TAPE 12' ABOVE MAJNUNE {MINIMUM)

RNISH GRADE
C1.EAN COMPACTED BACl<Rll
LATEW. LJNES. SEE SPECS.

UNOIS1UllBEO SOil

PRESSURE MAJNUNE,SEE SPEORCATIONS
TAPE CONTROl WIRES TO
MAJNUNE 10 FEET ON CENTER
BACKRU.SHOULD BE Pt.ACED IN 6'
LAY-i:RSANDTAMPED
,/"'""-, 1 PIPE INSTALLATION, POTABLE , SCALE1 N.T.S. ,~, FINISH GRADE IN TUl1f AREAS
r-- Pl>S11C RECTANGULAR VAi.VE BOX W11H BOlT DOWN COVER. USE STAINt..ESS BOLT, NUT, AND W>SHER.

BOX TO BE PLACED AT RIGHT ANGLE TO IW10SCAPE
I EDGE. HEAT BRAND "MV' ONTO UO.

I MASrER CONTROl VAi.VE, SEE LEGEND FOR SPEC.

NISH GRADE IN SHRUB AAEMI
24' WIRE LOOP
F-i==~=~~~ ADAPTER, (1 Of 2)
L___P\fC MAINI..Jl'.lE TO FLOW se-«>R. PIPE PER SPECS.
112:s:i---{4) BRICK SIJPPOl!fS
L.....-----BIBRASSUN!ON
L------BRASS NfPPl.E (TYP).
~------LANDSCAPE FABRIC
L--------3/4'ROCK,2CUSICFT, L--------------PVCMAINUNEPlPEFROM BACl<R.OWPERSPECS.

N01E1
USE 45 DEGREE BJ.S TO ACHIEVE MAlNUNE DEPTH FROM SUPPl.Y SIDE OF 11-E MASTER VAJ..VE ASSEMBt.Y.

All THREADED CONNECTIONS TO HAVE TEFLON TAPE OR PASTE
0 [email protected] VALVE

MOUNT ENCLOSURE /'S PER
~UFACTURER'S RECOMMENDAllON
CONTROLLER.SEE LEGEND
FOR SPECIFICATION.
-~ l~
120 VOLT POWER SUPPLY
N J..BOX. BY OTHERS
RtGlD El.ECTRtCAL CONDUIT

TO RAN SENSOR (IF SPIDREO)

NRSGDCONDUIT

LOW VOLTAGE WIRE IN RIGID PVC
CONOUrr PVC Et..ECTRfCAl SWEEP
TO EX1ERlOR Bv.UllNG
WAl.11l-ROUGHJ-80X
·•: . . . ' Bv.UllNG A.OCR BY OlHE!lS
N01E1
INSTAlL ENCLOSURE f,.S INDICATED PER PLAN & MANUFACTURER'S RECOMMENDATION.

ROUTE WIRES ANO SlEEVE TI-!ROUGH WAU. TO RECTANGUl.AR POU. BOX AND TRANSmON TO OlRECT BURY W,RE.

O ~~!fMOJ.JM..C.D_NIRO_LlER __ _
PAVING
-iLl.ft;;J.J.Lfi=p-- SANOBAC!(flJ_COMPACJEOTO
THE DENSm' OF EXlS11NG SOll
LATEW. LINE SlEEVE{S). SEE

LEGEND FOR SPECS
MAINUNE S!..EEVE. SEE

LEGEND FOR SPECS
Q,--j§'+g'fti",-- CONTROL WIRESlEEVE,SEE

LEGEND FOR SPECS
HTT'::ci=H"--- UNDIS1URBED SOll
PVC SI.EV'"eS TO BE TWICE THE
DIAMETER Of THE PlPE OR WIRE 81.JNOl.E CARRE) 'M1HIN
{MHMUM).
f--------,---!---~-!---1 I OlMENSlON- VEHICLE I C A B I D I EXTEND AU.SLEEVES 12'

MINIMUMPAST
IW10SCAPE EDGES
2'T012'SllE 18' 30' 24' I 6' I BAO<RU.SHOULD BE Pl.ACED N 6' LAYE!lS AND TAMIPEO,
.. SLEEVE INSTALLATION, POTABLE 'SCALE1N.T.S.

I' ELECrnlCAI.

CONOUTTO
CONlROU.ER
NOTE,
PlASl1C RECTANGUIARVAI.VEBOXWTTH BOLT DOWN COVER,
USE STAlNl£SS BOLT, NUT, AND WASHER. BOX TO BE Pl.ACED AT RIGHT ANGlE TO IW10SCAPE EDGE. HEAT BRAND 'fS" ONTO
uo. r

FINISH GRADE IN TURF AREAS
A.OW SENSOR, SEE LEGEND FOR SPEaflCATION
RNSH GRADE IN SHRlJ8 AREAS
-----(4) BRICK SUPPORTS
~----3/4' ROCt<,2 CUSIC FEET
L.....------l.ANDSCAPEFABRIC
NO RT11NGS 10< PlPE 0.0. UPSTREAM Of SENSOR. NO A111NGS 5x PlPE 0.0. DO'MIS1RfAM OF SENSOR, INSTAll Fl.OW SEflroR PER llE MANUFACTURER'S RECOlvWENOATIONS, ROUTE WIRES THROUGH CONOUtT TO IRRIGATION CONTROU.ER.

USE 45 DEGREE atS TO ACHIEVE MAlNUNE DEPTH ON THE DOWNSTR'"t:AM SIDE OF THE FLOW SENSOR. () FLOW SENSOR ~ SCALE1N.TS.
~----U' COBBLE OR MULCH· TYPE PER
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~-----POP-\JP BU8Bt.ER HEAD.SEE LEGEND FOR
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LANDSCAPE PLANS
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POTENTIAL GREEN ROOF AREA PER

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2xROOTBALL OJAMETER

VINE PLANTING
0 ~~A~iJ~~~fu:~~ ADJACENT TO A WALL USE CLEAR EPOXY THLMBTASS 0 NU~ERY STAKES TO SE REMOVED
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0 ~~~lfJi~:~5c~€J
0 Flt\lSH GRADE
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0 UNOSTURBED NATIVE SOIL
0ROOTBALL
NOTE. AL TERNA TE METHOO OF ATTACt-t.iENT, VINE SI-W..L BE ATTACHED TO SURFACE OF FREESTANONG MA.SotflY WALLS WI CLEAR EPOXYVll'E TIES, 00 NOT ATTACH VINES TO BUILDING VINES WI NURSERY ESPALIER ST AXE TO BE REMOVED.

TOP OF WATERING BASING TO BE MIN. 6" BE.LOW FINISHED FLC>Cft OF BUILDING 2xROOTBAI..L DIAMETER
0RooTBALL
0 CRQ'N-l 1" PSCNE. FINISH GRADE
0FINISHGRAO:
0 FINISH GRAC£ AT SLCff
0 BACKFILL MIX {SEE NOTES)
0 ORGAMC ADDITIVES {SEE OOTES)
0 FINISH SURFACE CF PAVED AREA
0 ~• HIGH WATERING BASIN QF REOOIRED)
0 3' BARK MULCH LAYER (SEE OOTES FOR

SPECIFICATIONS)
0 ~~~~~~:~tt~~o,;~;6"
NOTE. \.'.tlERE lREES ARE Pl.ANTED IN TURF AREAS, CCMRACTOR SHALL REMOVE TURF AMIN. OF 12' DIA.AT THE BASE Of Tl-IE TREE. tNSTAI...LANARBORGUARDAT TI-IE BASE OF THE lRUNK.

TREE AND SHRUB PLANTING ROOT BARRIER

PLANT SCHEDULE
TREES
SHRUBS
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0 ©

QTY BOTANICAL NAME
Bauhinia x blakeana
Citrus x sinensis ' Dwarf Valencia'

QTY BOTANICAL NAME
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11 Aloe striata
21 Aloe x ' Grassy Lassie'
69 11
29 15
38 21
11 14
Carex tumulicola
Ceanothus x 'Centennial'
Distictis x ' Rivers ·
Hesperaloe parviflora ' Brakelights ' TM
Leucadendron x ' Safari Sunset'
Lomandra longifolia
Muhlenbergia rigens
Pittosporum tenuifolium 'Silver Sheen'
Rosmarinus officinalis · Lockwood de Forest'
Sansevieria zeylanica
Westringia fruticosa · Morning Light'
0 ~~~~-~~f!J f ~~JsiooAL
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0 PLANTS PER Pl.AN
0 ~J%~E~i ~Dl~~EPlAN NOTE
ALL TREESWlHS'OF /W'f\AJAI..K,CI.RB,
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ELEMENT SHALL RECEIVE 10' OF ROOT BAARIER I.MESS OTHERWSE INDICATED ON THE PLANS

SECTION

COMMON NAME
Hong Kong Orchid Tree
Dwari Valencia Orange

COMMON NAME
Blue Glow Agave
Coral Aloe
Aloe
Foothill Sedge
Centennial Wi ld Lilac
Royal Trumpet Vine
Brakelights Red Yucca
Red Conebush
Mat Rush
Deer Grass
Silver Sheen Tawhiwhi
Dwarf Rosemary
Mother-in-law Tongue
Morning Light Coast Rosemary

CONTAINER
24" BOX
24" BOX

CONTAINER
5GAL
5GAL
5 GAL
1 GAL
5 GAL
5GAL
5 GAL
5GAL
5GAL
5GAL
24" box
5GAL
5GAL
5 GAL
0 PREPARED SOil
0 PLANT TABLET
0 FINISH GRADE
MEDIUM
MEDIUM
WUCOLS
LOW
LOW
LOW
LOW
LOW
MEDIUM
LOW
LOW
LOW
LOW
MEDIUM
LOW
LOW
LOW
0 ~ii~u:~N~~f:~fE6 ON PLAN
G) ~~2;_~~Tt~OR HAROSCAPE !AS
0 PLANT PER PLAN
CD FULL O.C SPACING PER PLAN LEGEND
}, x O.C. SPACING PER PLANT LEGEND
0 AT EDGE OF Pl.ANTING AREA 15
3" APPROVED MULCH LAYER
0 GROUNDCOVER PLANTING
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LIGHTING LEGEND
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RUNNING STEP LIGHT
NOTES:

1. CONCEPTUAL PLAN ONLY

2. ALL FIXTURES SHALL PROVIDE WARM WHITE LIGHT. WIRING SHALL BE DESIGN/BUILD PER CONTRACTOR-ACTUAL RUNS MAY VARY BASED ON LIGHTING ZONES AND TRANSFORMER LOADING. CONTRACTOR SHALL BE RESPONSIBLE FOR INSTALLING THE CORRECT

TRANSFORMER FOR THE LIGHTING DEMAND AND HIDING TRANSFORMERS WITHIN THE LANDSCAPE PER LANDSCAPE ARCHITECT'S SITE DIRECTION. LOW VOLTAGE LIGHTING SYSTEM SHALL INCLUDE TRANSFORMER(S) IN STAINLESS STEEL ENCLOSURE(S) & WIRING RUNS IN ACCORDANCE W/ MANUFACTURER RECOMMENDATIONS.

3. ALL LIGHTING SHALL BE DOWN-SHIELDED TO THE MAXIMUM EXTENT FEASIBLE, OF LOW-INTENSITY, AND OBSCURED SO THAT NO DIRECT VIEW OF THE LIGHTING SOURCE IS POSSIBLE FROM ADJACENT PROPERTIES OR PUBLIC RIGHTS-OF-WAY.

4. REFER TO ARCHITECT'S PLANS FOR ARCHITECTURAL LIGHTING CALIFORNIA ENERGY CODE LIGHTING REQUIREMENTS:

A.ALL LUMINAIRES INSTALLED IN RESIDENTIAL CONSTRUCTION MUST QUALIFY AS "HIGH EFFICACY LUMINAIRES"; B. HIGH EFFICACY FIXTURES INCLUDE:
(1) LINEAR FLUORESCENT
(2) PIN-BASED COMPACT FLUORESCENT;
(3) GU-24 BASE CFL;
(4) HID;
(5) INDUCTION LIGHTING
(6) JAB COMPLIANT LAMP;
C.PERMANENTLY INSTALLED LUMINAIRES WITH INTERCHANGEABLE LAMPS MUST CONTAIN LAMPS THAT COMPLY WITH THE REQUIREMENTS OF JOINT APPENDIX B (JAB) AND MUST BE APPROPRIATELY MARKED; D.LIGHT SOURCES TO BE USED IN ENCLOSED OR RECESSED LUMINAI RES MUST BE MARKED "JAB-2019"; E. RECESSED DOWNLIGHT LUM INAIRES WITH SCREW BASE SOCKETS ARE NO LONGER PERMITTED TO BE INSTALLED; AND F. THE BUILDER MUST PROVIDE TO THE BUILDING OWNER A LUMINAIRE SCHEDULE THAT INCLUDES A LIST OF LAMPS INSTALLED IN THE LUMINAIRES.
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REGt:\ V C:.1..1
MAY 11 2023
CITY OF SOLANA BEACH c~;'~~cys~~t:::Jf~~
635 SOUTH HIGHWAY 101 • SOLANA BEACH• CALIFORNIA 92075 • (858) 720-2400""• FAX (858) 755-1782

STORY POLE HEIGHT CERTIFICATION
Assessor's Parcel No.: 2G,3- 3,Zf - Z (
Site Address: 228 N. . H£LtX Av£.

Owner's Name:

This is to certify that on AMY 8 cOl.3 the story poles located on the above referenced I
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:
8io,( l I
Highest point of the story poles: (M.S.L.)*
Pre-existing grade: (o( • ( ( (M.S.L.)*
Finished grade elevation: Co3.5D' (M.S.L.)*
Finished floor elevation: (M.S.L.)*
TOT AL MAXIMUM HEIGHT: 25.oo
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 ?l,o-22L/-·7&5'3 ( ~~lufe~
Seal of Registration:

January 2019 Page 21 of 25
~
NTS
20 30
29 42
40 39
23 28
25 BOWERS RESIDENCE
228 N. HELIX AVE
CSP 22-1661R1
21 22
27 26
C-STORY POLES, INC.

Chris Collins PLS 8591 Bowers Residence
POB 230972 Encinitas, CA 92023 228 North Helix Avenue
{760) 224-7653 [email protected] W.O. CSP 22-1661R 5/9/2023 CC, SM, RM Page 1 of 1
* "T" T-post, "B" Bucket, "R" Roof, "FS" Finished Surface SP# BASE ELEV PLAN ELEV C/F LENGTH DESCRIPTION *
20 60.68 85.33 F - 24.65 B
21 61.47 85.33 F- 23.86 T
22 72.80 85.33 F- 12.53 R

72.80 76.00 F- 3.20
23 63.10 85.33 F- 22.23 T

63.10 84.70 F- 21.60
24 62.86 78.00 F- 15.14 T
25 64.09 74.50 F- 10.41 T
26 71.09 74.50 F - 3.41 R
27 71.56 76.00 F- 4.44 R

71.56 74.50 F - 2.94
28 63.65 76.00 F - 12.35 T

63.65 74.50 F - 10.85
29 63.68 76.00 F- 12.32 T
30 62.57 76.00 F - 13.43 T
31 60.83 85.33 F - 24.50 B

60.83 76.00 F - 15.17
32 60.79 85.33 F- 24.54 B
33 61.81 85.33 F- 23.52 B

61.81 78.00 F- 16.19
34 61.72 85.33 F- 23.61 B
35 62.08 86.11 F- 24.03 T

62.08 85.33 F- 23.25
36 63.05 85.33 F - 22.28 T

63.05 78.00 F - 14.95
37 63.23 78.00 F- 14.77 T
38 63.49 84.70 F- 21.21 T

63.49 78.00 F- 14.51
39 63.01 85.33 F- 22.32 T
40 62.33 85.33 F - 23.00 T
CSP 22-1661R 5/9/2023 Page 2 of 2
41 62.38 86.11 F- 23.73 T
42 64.61 86.11 F - 21.50 WOOD DECK
43 61.11 86.11 F - 25.00 B
DEC 122022 APPLICATION FOR VIEW ASSESSI\.1ENT
(Structure Development Permit)
ProjectNo.:b€fLz.-o t:3 / Sl)P22-01 I ;, __lh0v 2tp3-3zl-2/-00

1. Address of property for_ which the structure development permit has been requested:
22-s. rv, -if+' u Y lk-e - > se) C4

2. Provide the following information for the individual filing this Application for Assessment:

Name: T!/1 ·
Address: 1
- · /'?"' S-:--? JiiA
Phone
Email:

3. Description of the viewing area as defined m Solana Beach Zoning Ordinance, Section 17 .63 .020(1) and extent of impairment: __________________ _

4. Identify the portion of the proposed structure which is the most objectionable and suggestions to minimize the view impairment: _____________________ _

5. Description of the Claimants attempt(s) to resolve this issue with the owner/representative of the property for which a Structure Development Penn it has been requested: ____________________________ _ IL-//-//__:22-
Date Submitted
------------------------------------------------------------------------------------------------------------------------- STAFF USE 01\TLY:

Application for Assessment fee paid?
6-2019
Details per VAC Application Form [Appended herewith]
Project File: DRP22-013/ SDP22-0l 1
APN: 263-321-21-00
I) Project Address:
228 N Helix Ave, Solana Beach, CA 92075
2) V AC Applicant, Address & Contact info:

Jill (& Jeremy) Martin,. N Helix Ave, Solana Beach, CA 92075; 3) Viewing Area with Obstructed View:

Our single-story house has a primary viewing area within the living room and kitchen (open concept-style) from which a panorama of blue skies and palm trees, resembling a painted mural, is viewed looking out from our north-facing clerestory windows. At multiple timepoints throughout each year, we enjoy watching the returning families of nesting snowy egrets and yellow-crowned night herons from atop the very palm trees which are captured within this panoramic view. The next-door proposed structure at 228 N Helix would fully (100%) obstruct our view and replace the aesthetically pleasing sky and palm trees with an exterior wall of the structure. The loss of this view would also negatively impact the amount of natural light we experience day-to-day. I have attached multiple photos of the obstructed view from our north-facing clerestory windows and images of our 222 N Helix architectural plan (per our single-story remodel in 2018) which shows the floor plan of the primary viewing area and a north elevation showing our clerestory windows.
4) Proposed Offending Structure:

The portion of the proposed structure which is particularly objectionable is the 2nd story, at least the front-most portion thereof, positioned in direct alignment with our northfacing clerestory windows. This view obstruction can possibly be remedied by eliminating, minimizing, and/or offsetting the 2nd story in a manner which shifts the alignment of the 2nd story exterior wall away from our north-facing clerestory windows. 5) Description of Meetings with Owner/Representative of Project:

I met with the architect representing the buyers (prospective owners) on two occasions to discuss my objections to their proposed structure in so far as it pertained to our obstructed view as described above. [Note: The buyers are not yet owners. The buyers are in a long escrow and my understanding is that they have not yet closed escrow.] Our first meeting on Oct 20th, 2022, resulted in the architect/buyers adding several story poles for our discussion purposes. At our second meeting on Dec 5th, 2022, I was able to show the architect from inside our viewing area why the added discussion poles would not provide a resolution and would still result in a nearly 100% obstruction by the exterior wall of their proposed structure. While no resolution was reached at the conclusion of our 2nd meeting, the architect mentioned she would discuss some possible 2nd story design revisions with the buyers. I have not heard from the architect since our Dec 5th meeting.

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Tiffany Wade
From:

Sent:

To:

Cc:

Subject:

Attachments:

Hi Corey,
Jill Martin
Sunday, December 11 , 2022 10:43 AM
Corey Andrews
Jill D. Martin
VAC application submission re: 228 N Helix Project (APN: 263-321-21-00) Jill Martin_VAC application form.pdf; Jill Martin_VAC application.pdf Many thanks for your time on the phone last Thursday regarding the VAC application submission process ... Your feedback was very helpful! I will follow up this emailed submission with an in-person submission package which will include the application fee.

Best regards,
Jill
VAC Applicant: Jill Martin
• N Helix Ave.

Solana Beach, CA 92075
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Tiffany Wade
From: Jill Martin
Sent: Wednesday, February 1, 2023 3:31 PM
To: Corey Andrews
Subject: Re: VAC application submission re: 228 N Helix Project (APN: 263-321-21-00) Hi Corey,
I wanted to supplement my file with the attached photos, if possible. The contractor who remodeled our house had done a photo shoot awhile ago and when I was looking through these photos the other day, I realized that their photographer captured the view through our north-facing clerestory windows in a manner consistent with my description of the view in my VAC application.

Many thanks,
Jill Martin
1 On Dec 11, 2022, at 10:42 AM, Jill Martin wrote:
2 Hi Corey,
Many thanks for your time on the phone last Thursday regarding the VAC application submission process ... Your feedback was very helpful! I will follow up this emailed submission with an in-person submission package which will include the application fee.

Best regards,
Jill
VAC Applicant: Jill Martin
• N Helix Ave.

Solana Beach, CA 92075
<Jill Martin_VAC application form.pdf>
<Jill Martin_ VAC application.pdf>
<Jill Martin_Primary View Area.png>
<Jill Martin_North facing clerestory windows.png>
<JillMartin_obstructed view.jpeg>
<JillMartin_obstructed view2.jpeg>
3 APPUCATION FOR VIEW ASSESSMENT
(Sttucture Development Permit)
Project No.: ./f{.>(J : 2-.~ 3 - 3 21 - 2-I - OD

1. A~ of property for which the structure development permit has been requested:
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2. Provide the following infonnation for the individual filing this Application for Assessment =
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3. Description of the viewing area as defined in Solana Beach Zoning Ordinance, Section 17.63.020(I)andextentofimpairment: _______________ _

4. Identify the portion of the proposed structure which is the most objectionable and suggestions to minimize the view impairment:. _________________ _

5. Description of the f;Jaimaots attempt(s) to resolve this issue with the owner/representative of the property for which a Structure Development Permit has been requested: _______________________ _
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Date Submitted
STAFF USE ONLY:

Application for Assessment fee paid?
6--2019
Amended View Assessment Application & Application Form [Appended herewith] Project File: DRP22-013/ SDP22-011; APN: 263-321-21-00
1) Project Address: 228 N Helix Ave, Solana Beach, CA 92075 2) VAC Applicant, Address & Contact info:

Jill (& Jeremy) Martin
N Helix Ave, Solana Beach, CA 92075
3) Viewing Area with Obstructed View:

Our modest single-story house has a primary viewing area within the living room and kitchen (open concept-style) from which a panorama of blue skies and palm trees, resembling a painted mural, is viewed looking out from our north-facing clerestory windows. At multiple timepoints throughout each year, we enjoy watching the returning families of nesting snowy egrets and yellow-crowned night herons from atop the very palm trees captured within this panoramic view. Importantly, this view is enjoyed at varying angles depending upon where you are standing in the kitchen or in the living room and is our only aesthetically pleasing (and calming) unadulterated view of nature from inside our home. The next door proposed changes to the structure at 228 N Helix would obstruct this primary view and replace the aesthetically pleasing sky and palm trees with a sizeable portion of its exterior wall (see appended photo with shading). The loss of this view, even partially, would negatively impact the amount of natural light we experience day-to-day and ruin the aesthetic experience of viewing the sky and treetop mural. It is challenging to ascertain exactly which of the original story poles will remain as an obstruction. The shaded photo considers only new pole 23 but I believe other original or amended poles will still account for even more of an obstruction beyond that shown. Please also refer to the multiple photos provided in our original view assessment application showing the obstructed view from our north-facing clerestory windows and images of our 222 N Helix architectural plan (per our single-story remodel in 2018) which shows the floor plan of the primary viewing area and a north elevation showing our clerestory windows.
-
4) Proposed Offending Structure:

The portion of the proposed structure which is particularly objectionable is the overall height of the proposed structure and the front-most southwest portion of the 2nd floor, positioned in direct alignment with our north-facing clerestory windows. This view obstruction can possibly be remedied by eliminating, minimizing, and/or offsetting the 2 nd story in a manner which shifts the alignment of the 2nd story exterior wall away (in a northeast direction) from our north-facing clerestory windows. 5) Description of Meetings with Owner/Representative of Project:

The architect, on behalf of the investors/ developers, has claimed in recent email correspondence with neighbors that the proposed changes, which prompted the city’s second notification letter dated February 14, 2023, were in response to “ongoing coordination with neighbors.” Indeed, the city’s second notification letter states “[t]he Applicant has since revised the project to address neighborhood concerns.” These statements are not true in our instance, nor do I know of any neighbor for whom these statements would be true. My last meeting with the architect on December 14th of 2022 ended unprofessionally on her part. I have not heard a word from her since. One of the investors/ developers* subsequently met with me on February 8th, 2023. At this meeting, the investor/ developer apologized to me for the architect’s behavior, and I described to him why the proposed changes would not resolve my view issues. However, no further discussion with the investors/ developers has since transpired. So, it will be no surprise that we take issue with their characterization of the dynamic between us as “ongoing coordination” and “addressing neighborhood concerns.”

*The investors /developers are not the actual owners yet. My understanding is that they are in a contractual long escrow and will not close until and if they get this SDP/DRP.

DEC 1 2 2022
APP LI CATION FOR VIE\V ASSESSMENT
(Structure Development Permit~I• '"I I 'I-'2~ i -- .,_-6(!) - pP~-t>lt:A,n,•.,.D"' ~,.. · Project :\o.: 0 P fld..~ 0 (3f' -
'1 Pro,·1 ,· · · · · 1e indi,·idual filing this J\pplication for Asscssincm:
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Phone
Email:
---------------

3. Description L)f the viewing area as defined m Solana Beach Zoning Ordinance. Section

17.63.020(1) and extent of impaim1ent: _____________ _
-+. Identify the portion of the proposed structure which is the most objectionable and suggestion:-. to minimize the viev: impaim1cnt: ___ . _ -·- _____ .....
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::;_ Description of the Claimants attempHs) to re~olve thi:-. issue with the owner rcpresenwtivc l1f the propc11y for \\'hich a Strucrnre Dcn.:lopmem Permi1 has tx,cn rcquc~_ __ _ _ ~. •
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Signature of :\pplieam for Asscssmem t,c SubmittcJ
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------------------------------------------------------------------------------------------------------------------------- ST·\FF CSE O\:L Y:

Details per VAC Application Form
(Appended Herewith)

APPLICATION FOR VIEW ASSESSMENT
{Structure Development Permit)
Project No.DPR22-013/SDP22-011 :APN:263-321-21-00
1 )Project Address:
228 North Helix Ave. Solana Beach, Ca 92075
2) VAC Applicant, Address & Contact Info:

Naomi Clum
- North Sierra Ave, Solana Beach, CA 92075
3) Descriptoin of the viewing area as defined in Solana beach Zoning Ordinance, Section17.63.020(I) and extent of impairment: From my dining area the western view is blocked by the second story of the house. It also blocks that natural light coming in during the afternoon starting around 3 pm. The proposed second story and 12 inches above the normal building height would block the sunlight coming into my bedroom, kitchen and dining area. What is now a view of a tree line and blue skies along with the sun setting behind the bluff would be greatly impaired.n I have sat and watched this over several days. Additionally it appears as if the second story would also have windows that would give the second story a direct view into all of the above stated areas.
4 )Proposed Offending Structure/Suggestions for Remedy: The proposed second story at the North end of the property is the most offensive portion. It is above the normal acceptable height and is the area that blocks the view and light. This objectionable obstruction and height could be kept with the Solana Beach height limits and moved to the south eastern portion of the property, or the second story could be eliminated.
5)Description of Meetings with Owner/Representative of Project: I have been unable to personally meet due to my working hours.

Amended View Assessment Application & Application Form [Appended herewith]

APPLICATION FOR VIEW ASSESSMENT
(Structure Development Permit)
Project No.DPR22-013/SDP22-011:APN:263-321-21-00
1)Project Address;
228 North Helix Ave. Solana Beach, Ca 92075
2) VAC Applicant, Address & Contact Info:

Naomi Clum
North Sierra Ave, Solana Beach, CA 92075
m
3) Description of the viewing area as defined in Solana beach Zoning Ordinance, Section17.63.020(I) and extent of impairment: From my dining area the western view is blocked by the second story of the house. It also blocks that natural light coming in during the afternoon starting around 3 pm. The proposed second story and height above the normal building height would block the sunlight coming into my bedroom, kitchen and dining area. What is now a view of a tree line and blue skies along with the sun setting behind the bluff would be greatly impaired.The new story poles show that they have made the house even larger which blocks even more view since the width was greatly increased.This much bigger version will block out even more light, and the shade of this hugely oversized structure would block the light from some of my plants that I have been growing for 17 years, which is how long I have resided at this location The propose windows will look into my backyard, dining area, kitchen, bedroom and bathroom, thus taking away almost all of the privacy. Lights on the outside of the house will also have the great potential to shine directly and indirectly into 5 of 7 windows which accounts for more than half of my living space.
4)Proposed Offending Structure/Suggestions for Remedy: This objectionable obstruction and height and size should be kept within the Solana Beach building limits and not block views according to the guidelines. Lights should not be shining directly into my windows r placed for menial light pollution.This plan is for investors to make a huge profit at the expense of the residents that have lived here for so long. They have no concern about how it affects the neighbors around the proposed structure.
5)Description of Meetings with Owner/Representative of Project: I have been unable to personally meet due to my working hours. The communication has been severely lacking and has not addressed my concerns. In fact I have not been contacted at all about the story poles. I They have done the complete opposite of addressing concerns. Old poles have been left making it difficult to tell what the footprint really is. It’s almost antagonistic in nature how the investors have falsely claimed that they have addressed our concerns. Why would Solana -
beach let this be approved? Regulations and ordinances are put in place because that fits the community best. The house is not wanted due to the negative effects described above. It is outrageously over the building height and size! This should not be allowed at this location!

Naomi Camelia Clum

APPLICATION FOR VIEW ASSESSMENT
~011t> ~~~o\s
Project No.: ______ _
(Structure Development Permit)
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RECEIVED
DEC 12 2022
Community Development Dept.

Citv of ~olr1na Beach

1. Address of prope1ty for which the structure development permit has been requested:

2. Provide the following information for the individual filing this Application for Assessment:

Name: ------------------------------ Address: ------------------------------ Phone Number: --------------------------- Em a i I: ------------------------------

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

17.63.020(1) and extent of impairment: ___________________ _

4. Identify the portion of the proposed structure which is the most objectionable and suggestions to minimize the view impairment: _____________________ _

5. Description of the Claimants attempt(s) to resolve this issue with the owner/representative of the property for which a Structure Development Permit has been requested: ------------------------------
pplicant for Assessment Date Submitted
STAFF USE ONLY:

Application for Assessment fee paid? ~
6-2019
APPLICATION FOR VIEW ASSESSMENT (Structure Development Permit) Project No.: DRP22-013/SDP22-0l l
APN: 263-321-21-00

1. Address of property for which the structure development permit has been requested:
228 N Helix Ave, Solana Beach, CA 92075

2. Provide the following information for the individual filing this Application for Assessment:

Anthony Gatti
N Helix Ave, Solana Beach, CA. 92075

3. Description of the viewing area as defined in Solana Beach Zoning Ordinance, Section 17.63.020(1) and extent of impairment:

Our two (2) story home was constructed in 2008 and purchased by our family in May 2021. Our home sits lower on the street due to the natural slope of the land and was specifically designed for the primary view to be the second floor landing at the top of the staircase connecting the first floor to the second floor, along with the master bedroom windows facing north directly in the primary view path of the proposed development.

One of the main architectural features of our hose that was empathized in the marketing of our house were the large windows and the unobstructed primary view to the north. The two (2) and only exterior walls at the top of the second floor landing are designed to include six( 6) feet of windows to provide natural light to flow through the house and to capture a picturesque primary view of the existing palm trees, hills of Solana Beach and natural nesting of birds in the trees.

The proposed structure would obstruct our existing primary view.

4. Identify the portion of the proposed structure which is the most objectionable and suggestions to minimize the view impairment:

The second (2nd) story height of the proposed structure and its set-back on the south side of the structure is the most objectionable.

If the proposed structure eliminated or minimized its 2nd story and/or shifted the layout of the proposed 2nd floor from the south side of the property line to the north side of the property line, this would preserve some of the existing primary view corridor at our house.

5. Description of the Claimants attempt(s) to resolve this issue with the owner/ representative of the property for which a Structure Development Permit has been requested:

We have had very minimal outreach/communication from the potential owners. It is our understanding a partnership of individuals have entered into a long escrow of over 1-year with a business plan to develop a spec home to be sold as an investment.

The partnership/owners have designated their architect as the main contact for communication. The owners/architect held one neighborhood outside meeting. At this meeting, we invited the architect into our home to view, first hand, our primary view from our 2nd floor landing. We stated our position that our primary view would be significantly compromised by the proposed structure.

We have responded in a timely fashion to the architect's emails. In our opinion, there have been very minimal proposed changes from the owners/architect. Their main theme of communication has been to dismiss our concerns that our 2nd floor landing is our primary view.

Signature of Applicant for Assessment
Date Submitted / ~- I ~ - ~ ~
STAFF USE ONLY:

Application for Assessment fee paid? _____ _
6-2019
AMENDED (3/16/23) APPLICATION FOR VIEW ASSESSMENT (Structure Development Permit)
Project No.: DRP22-013/SDP22-0l l
APN: 263-321-21-00

1. Address of property for which the structure development permit has been requested:
228 N Helix Ave, Solana Beach, CA 92075

2. Provide the following information for the individual filing this Application for Assessment:

Anthony Gatti
N Helix Ave, Solana Beach, CA. 92075

3. Description of the viewing area as defined in Solana Beach Zoning Ordinance, Section 17.63.020(1) and extent ofimpainnent:

Our two (2) story home was constructed in 2008 and purchased by our family in May 2021. Our home sits lower on the street due to the natural slope of the land and was specifically designed for the primary view to be the second floor landing at the top of the staircase connecting the first floor to the second floor, along with the master bedroom windows facing north directly in the primary view path of the proposed development.

One of the main architectural features of our house that was empathized in the marketing of our house were the large windows and the unobstructed primary view to the north. The two (2) and only exterior walls at the top of the second floor landing are designed to include six( 6) feet of windows to provide natural light to flow through the house and to capture a picturesque primary view of the existing palm trees, hills of Solana Beach and natural nesting of birds in the trees.

The proposed structure would obstruct our existing primary view.

Unfortunately, the amended story poles did not provide a solution for blocking our view and light into our home. I have included photos that show how the proposed structure completely blocks our view and natural light.

AMENDED (3/ 16/23) APPLICATION FOR VIEW ASSESSM8'ff

CITY OF SOLANA BEACH
View Assessment Commission Action Minutes
Tuesday, April 18, 2023 - 6:00 P.M. Regular Mtg.

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

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

1. CALL TO ORDER and ROLL CALL
Chairperson Cohen called the View Assessment Commission Meeting to order at 6:01 PM on Tuesday, April 18, 2023, in the Council Chambers at 635 South Highway 101, Solana Beach.

Present: VAC Members: Matthew Cohen, Robert Moldenhauer, Linda Najjar, Frank Stribling, Rich Villasenor, and Robert Zajac
Staff Members: Joseph Lim, Community Development Director; Tiffany Wade, Associate Planner; John Delmer, Assistant
Planner; and Tim Campen, Deputy City Attorney.

Absent: Pat Coad

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

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

4. APPROVAL OF MINUTES
A. February 21, 2023
Chairperson Cohen called for a motion to approve the February 21, 2023, Minutes. Motion made by Commissioner Moldenhauer to approve the minutes, seconded by Commissioner Najjar, which passed 6/0/1 (Absent: Coad)

5. Staff Comments / Discussion (10 minutes total)
There were no Staff Comments.

Note: Speaker time limits:
• Applicant, including representatives: total of 15 minutes • Claimant, including representatives: total of 15 minutes • Public speakers: 3 minutes each
(may be reduced based on number of speakers, not to exceed 20 minutes total) • Applicant, response to any new info: total of 5 minutes VAC Meeting Minutes
Tuesday, April 18, 2023

Chairperson Cohen read the Chairperson preamble.

6. DRP22-013/SDP22-011 Bowers Residence – 228 N Helix Ave., Solana Beach Applicant Information:

Name: Ryan Bowers
Phone:

Email: [email protected]
Architect:

Name: Jennifer Bolyn, EOS Architecture
Phone: (858) 459-0575
Email: [email protected]
Claimant Information:

Name: Jill Martin
Address: N. Helix Ave.

Phone: (
Email:

Name: Naomi Clum
Address: N. Sierra Ave.

Phone:

Email:

Name: Anthony Gatti
Address: N. Helix Ave.

Phone:

Email:

Project Description:

The Applicant is requesting the approval of a Development Review Permit (DRP) and Structure Development Permit (SDP) for a new two-story single-family residence with a basement and attached two-car garage. The 4,491 square-foot lot is located within the Medium Residential (MR) Zone and the Scaled Residential Overlay Zone (SROZ). The following is a breakdown of the new proposed floor area:

Proposed Basement
Proposed First Floor
Proposed Second Floor
Covered and Enclosed Exterior Area
Proposed Garage
1,593 SF
1,111 SF
1,025 SF
40 SF
454 SF
Subtotal 4,223 SF
Basement Exemption
Required Parking Exemption
- 1,593 SF
- 400 SF
Total Floor Area Proposed 2,230 SF
VAC Meeting Minutes
Tuesday, April 18, 2023

Maximum Allowable Floor Area (SROZ) 2,246 SF
The project would include grading in the amount of 1,060 CY aggregate. The tallest point of new construction is proposed at 24.55 feet above the proposed grade with a pole height of 85.33 MSL, the highest point of new construction has a pole height of 86.33 MSL. The project requires a DRP for three reasons: 1) a structure that exceeds 60% of the maximum allowable floor area; 2) a new second story that exceeds 35% of the first-floor area, and; 3) aggregate grading that exceeds 100 CY.

Chairperson Cohen opened the public hearing, and the Commissioners stated their disclosures (as shown on table below) regarding dates they visited the properties.

Chairperson Cohen asked staff for clarification on the story poles currently on site, Staff clarified that the proposal currently under review is represented by the story poles with orange and green flags. The story poles with the pink and blue flags represent a previous design.

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

Ryan Bowers, Applicant, and Jennifer Bolyn, Architect, gave a PowerPoint presentation describing the intent of the proposed design. A copy of the PowerPoint presentation will be included in the project file.

Jill Martin ( N Helix Ave.), Claimant, presented a PowerPoint presentation describing her concerns of view obstruction resulting from the proposed project. A copy of the PowerPoint presentation will be included in the file.

Naomi Clum N Sierra Ave.), Claimant, presented a PowerPoint presentation describing her concerns of view obstruction resulting from the proposed project. A copy of the PowerPoint presentation will be included in the file.

Anthony Gatti N Helix Ave), Claimant, presented a PowerPoint presentation describing his concerns of view obstruction resulting from the proposed project. A copy of the PowerPoint presentation will be included in the file.

Chair Cohen noted that the VAC members received a written public comment from the property owners of 211 N Sierra.

Kale Major ( N Sierra), provided a public comment on agenda item #6 and stated that he believes the proposed project is incompatible with the surrounding neighborhood.

Ms. Bolyn responded to the items that were brought up by the Claimants and public speaker.

The Commissioners had questions for Ms. Bolyn, she addressed all questions. ■
•
•
■
VAC Meeting Minutes
Tuesday, April 18, 2023

Chairperson Cohen closed the public hearing, and the commissioners made their findings as shown in the tables below.

Jill Martin N Helix
Ave Coad Villasenor Cohen Moldenhauer Stribling Zajac Najjar Date
Visited
Claimant 4/14 4/14 4/15 4/15 4/15 4/14
Applicant 4/14 4/14 4/15 4/15 4/15 4/14
Primary
Viewing Area
Living Room /
Kitchen
Living
Room /
Kitchen
Living Room
/ Kitchen
Primary
Bedroom
Living
Room /
Kitchen
Kitchen
#1. Communication
Taken Place Y Y Y Y Y Y
#2. No Public View
Impairment Y Y Y Y Y Y
#3. Designed to
Minimize View
Impairment

N N N Y N N
#4. No Cumulative
View Impairment N N N Y N N
#5. Neighborhood
Compatibility Y N N N Y Y
Naomi Clum N
Sierra Coad Villasenor Cohen Moldenhauer Stribling Zajac Najjar Date
Visited
Claimant 4/14 4/17 4/15 4/15 4/15 4/14
Applicant 4/14 4/17 4/15 4/15 4/15 4/14
Primary
Viewing Area
Living Room /
Dining Room
Kitchen /
Sitting Area
Living Room
/ Dining
Room
Primary
Bedroom
Living
Room /
Dining
Room
Kitchen
#1. Communication
Taken Place Y Y Y Y Y Y
#2. No Public View
Impairment Y Y Y Y Y Y
#3. Designed to
Minimize View
Impairment

Y Y Y Y Y Y
#4. No Cumulative
View Impairment Y N Y Y N Y
#5. Neighborhood
Compatibility Y N Y N Y Y
VAC Meeting Minutes
Tuesday, April 18, 2023

Anthony Gatti N
Helix Ave Coad Villasenor Cohen Moldenhauer Stribling Zajac Najjar Date
Visited
Claimant 4/14 4/18 4/15 4/15 4/15 4/14
Applicant 4/14 4/18 4/15 4/15 4/15 4/14
Primary
Viewing Area
Primary
Bedroom
Primary
Bedroom
Primary
Bedroom
Primary
Bedroom
2nd Level
Deck
Primary
Bedroom
#1. Communication
Taken Place Y Y Y Y Y Y
#2. No Public View
Impairment Y Y Y Y Y Y
#3. Designed to
Minimize View
Impairment

N N N N Y N
#4. No Cumulative
View Impairment N N N Y N N
#5. Neighborhood
Compatibility Y N N N Y Y
Chairperson Cohen opened the public hearing and made a motion to recommend denial of the project to the City Council, seconded by Zajac, which passed 6/0/1. (Absent: Coad)

7. VAC Member Comments / Discussion (10 minutes total)
Chairperson Cohen welcomed Deputy City Attorney Tim Campen to the View Assessment Commission.

8. ADJOURNMENT
Chairperson Cohen adjourned the meeting at 8:27 PM.

Minutes as approved by V.A.C. on _____________.

Respectfully submitted,
_______________________________
John Delmer, Assistant Planner
________________________________
Joseph Lim, Community Development Director
CITY OF SOLANA BEACH www.cityofsolanabeach.org
635 S OUTH HIGHWAY 101 • SOLANA BEACH, CA 92075 • (858) 720-2400 • Fax (858) 720-2455

CITY OF SOLANA BEACH
View Assessment Commission Notice of Recommendation
Tuesday, April 18, 2023 - 6:00 P.M. Regular Mtg.

PROJECT CASE NO:

PROJECT LOCATION:

APPLICANT NAME:

APPLICANT CONT ACT:

DRP22-013/SDP22-011 Bowers Residence
228 N Helix Ave, Solana Beach
Ryan Bowers
Jennifer Bolyn, EOS Architecture
PRESENT VAC MEMBERS: Matt Cohen, Robert Moldenhauer, Frank Stribling, Linda Najjar, Rich Villasenor and Robert Zajac
STAFF MEMBERS:

ABSENT:

ASSESSMENT FILED BY:

1. Name: Jill Martin
Joseph Lim, Community Development Director; Tim
Campen, Assistant City Attorney; Tiffany Wade, Assistant Planner; John Delmer, Junior Planner
Pat Coad
Address: - N. Helix Ave.

2. Name: Naomi Clum
Address: - N. Sierra Ave.

3. Name: Anthony Gatti
Address: - N. Helix Ave.

PROJECT DESCRIPTION:

The Applicant is requesting the approval of a Development Review Permit (DRP) and Structure Development Permit (SOP) for a new two-story single-family residence with a basement and attached two-car garage. The 4,491 square-foot lot is located within the Medium Residential (MR) Zone and the Scaled Residential Overlay Zone (SROZ). The following is a breakdown of the new proposed floor area:

Proposed Basement
Proposed First Floor
Proposed Second Floor
Covered and Enclosed Exterior Area
Proposed Garage
Subtotal
Basement Exemption
Required Parking Exemption
Total Floor Area Proposed
Maximum Allowable Floor Area (SROZ)
1,593SF
1,111 SF
1,025 SF
40SF
454SF
4,223 SF
-1,593 SF
-400 SF
2,230 SF
2,246 SF

VAC NOR
April 18, 2023

The project would include grading in the amount of 1,060 CY aggregate. The tallest point of new construction is proposed at 24.55 feet above the proposed grade with a pole height of 85.33 MSL, the highest point of new construction has a pole height of 86.33 MSL. The project requires a DRP for three reasons: 1) a structure that exceeds 60% of the maximum allowable floor area; 2) a new second story that exceeds 35% of the first-floor area, and; 3) aggregate grading that exceeds 100 CY.

VAC RECOMMENDATION:

The project was heard at the regularly scheduled, April 18, 2023, VAC meeting. After the Commissioners presented their findings Chair Cohen motioned to recommend denial of the project, seconded by Commissioner Zajac. Motion passed 6/0/1 (Absent: Coad) FINDINGS:

1. The Applicant for the Structure Development Permit has 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.

Claimant 1: Jill Marlin, - N Helix Ave.
,Yes - Written accounts and oral testimony at the public meeting showed that there had been communication between the Applicant and the Claimant.

Claimant 2: Naomi Clum, - N Sierra Ave.

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

Claimant 3: Anthony Gatti, . N Helix Ave.

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

Claimant 1: Jill Martin, . N Helix Ave.

VAC NOR
April 18, 2023

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

Claimant 2: Naomi Clum, . N Sierra Ave.

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

Claimant 3: Anthony Gatti, . N Helix Ave.

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 designed and situated in such a manner as to minimize impairment of views.

Claimant 1: Jill Martin, . N Helix Ave.

No - The majority (5 of 6) of the present VAC members found that the proposed residence was not designed or situated to minimize impairment of views.

Claimant 2: Naomi Clum,. N Sierra Ave.

Yes - The present VAC members unanimously found that the proposed residence was designed or situated to minimize impairment of views.

Claimant 3: Anthony Gatti, . N Helix Ave.

No - The majority (5 of 6) of the present VAC members found that the proposed residence was not designed or situated to minimize impairment of views.

4. There is no significant cumulative view impairment caused by granting the application as proposed.

Claimant 1: Jill Martin, . N Helix Ave.

No - The majority (5 of 6) of the present VAC members found that there would 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.

Claimant 2: Naomi Clum, . N Sierra Ave.

Yes - The majority (4 of 6) of the present VAC members found that there would not be significant cumulative view impairment caused by granting the application if adjacent lots were allowed to construct a development of a similar size and height.

Claimant 3: Anthony Gatti, . N Helix Ave.

VAC NOR
April 18, 2023

No - The majority (5 of 6) of the present VAC members found that there would be significant cumulative view impairment caused by granting the application if adjacent lots were allowed to c;onstruct a development of a similar size and height.

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

Claimant 1: Jill Martin, . N Helix Ave.

Divided - The present VAC members were split (3 to 3) when voting on the compatibility of the proposed development with the immediate neighborhood character.

Claimant 2: Naomi Clum, . N Sierra Ave.

Yes - The majority (4 of 6) of the present VAC members found that the proposed development is compatible with the immediate neighborhood character. The development would be compatible with the existing neighboring structures in terms of design, bulk, scale, height and size.

Claimant 3: Anthony Gatti, . N Helix Ave.

Divided - The present VAC members were split (3 to 3) when voting on the compatibility of the proposed development with the immediate neighborhood character.

VAC Vote:

Chair Cohen motioned to recommend denial of the project, seconded by Commissioner Zajac.

Motion passed 6/0/1 (Absent: Coad)
Corey r w , rincipal Planner M hew Cohen, Chair
Staff~ aison, View Assessment Committee iew Assessment Committee 7542 Fay Ave
La Jolla, CA 92037
(858) 459-0575 PHONE
www.eosarc.com
May 12, 2023
Attn: City Council Members
C/O Ms. Tiffany Wade
Associate Planner, Community Development Department
City of Solana Beach, 635 South Highway 101
RE: North Helix Residence
228 North Helix Avenue
Solana Beach, CA
DRP22-013, SDP22-011
Dear Members of City Council,
Thank you for the opportunity to present this project to the City Council during the May 24th meeting. I am writing to provide background and context that will help you evaluate our design and give more guidance for us to follow. Also included with this letter is a copy of the information we provided to VAC for the project’s evaluation.

We presented our project to the VAC on April 18th at which time the commission members denied our project. A few unusual circumstances surrounding this project, described below, likely led to the denial. Our intention is to integrate the guidance of the City Council and to create a home design that is well received by the neighborhood.

Project history and circumstances:

1. Mr. Bowers and I presented the first version of the home design and footprint to our neighbors at a community open house. We then erected the project story poles.

2. After receiving neighbor feedback, we designed a second version of the home. The redesign reduced the overall building height by two feet and increased the setback of the second floor by eight feet to open 50% of the clerestory window view of the immediate neighbor to the south, the Martins.

3. To demonstrate the redesign modifications, we erected a second set of story poles, a good faith effort on our part to accomodate the neighbors’ suggestions.

4. We left the two sets of poles in place to show a “before and after” of what design compromises were being proposed.

Unfortunately, the two sets of story poles made the project’s redesign envelope challenging to see, and the Bower’s residence appeared significantly larger than proposed. It was abundantly clear, from the first statement of the Chairperson, that there was a substantial amount of confusion surrounding the story poles, as submitted. The Chairperson’s initial statement, prior to any presentation, was to the effect of, “Is anyone eos
architecture, inc.
else thoroughly confused…I have no idea what it is we are looking at?” As such, we hope to have the opportunity at the upcoming City Council meeting to clarify our project, and our intention to integrate the reasonable guidance of the City Council and neighbors and to ultimately create a home design that is well received by the neighborhood.

To remedy the confusion and in preparation for the City Council meeting, we have removed the first set of story poles. The currently erected story poles outline the version two plan before you.

Due to unusual site characteristics, it was unclear to us how to apply the view assessment toolkit, and we were looking for guidance from the VAC, as follows:

1. We were unsure if a clerestory window (Ms. Martin's view claim window) would be considered a view window since it is a clerestory window.

2. We were unsure if Mr. Gatti's primary view would be considered to the North (facing our project) since views to the hillside to the East exist and are quite pleasant and more expansive.

3. The quality of the views claimed was also not clear to us since it is a foreshortened view to a two-story apartment building, palm trees and pine trees. We were looking to VAC for guidance on this as well.

I want to reiterate that despite the difficulty in assessing the view related items above we redesigned the project to best accommodate the neighbor’s concerns and remain open to further guidance.

During the City Council, we hope to achieve the following:

1. Clearly communicate the second version plan and story poles.

2. Clearly demonstrate the Bowers Residence plan elevations in relation to the neighboring elevations.

3. Obtain any direct suggestions from the City Council regarding modifications we should consider to achieve approval.

We are open and willing to hear suggestions about what we may do to achieve a successful project outcome. We do not anticipate project approval at this hearing; rather we hope to have specific feedback from the City Council regarding design modifications the City Council feels will accomplish a compromise solution amongst neighbors.

We have worked through the process to review the design in conjunction with the neighbors' concerns, evidenced in the project redesign. As we have done with all our home designs in Solana Beach, we have taken the neighbors' concerns seriously and worked to design a home that is both welcomed by the neighborhood and reflects the needs of my clients. My client is invested in building a beautiful home for this site.

Thank you for your consideration and warmest regards.

Jennifer Bolyn
Principal Architect
Dear Members of the View Assessment Committee,
The following letter describes the proposed design for the North Helix Residence located at 228 North Helix Avenue and documents the neighborhood outreach and coordination process. The overall intent for this project is to create an aesthetically beautiful home for the Bowers, including landscaping, which is not only in keeping with but is a sensitive enhancement to the neighborhood. The design process has painstakingly engaged neighborhood feedback to ensure compliance with the criteria for a design review and site development permit.

NEIGHBOR OUTREACH
This application has involved extensive coordination with the adjacent neighbors, as follows:
1) At the beginning of the project, in April of 2022, we met on site with the neighbors to discuss design concepts and listen to any concerns regarding the project development. We sent invitations to all neighbors (owners and occupants) within the 300-foot mailing radius. The plans presented at this meeting were very close to the original proposed design submitted to the city.
2) At the meeting, the neighbor at North Helix (immediately to the South), Jill Martin, had indicated that she anticipated a second-story home would be built and did not voice an objection. The neighbor farther South, Anthony Gatti (at North Helix), allowed me into his home to show the view of the site from his stairwell. He indicated that the view of the palm trees and over the top of the two-story apartment building to the North was important to him. His home is two stories and is similar in scale to our proposed project. (See Exhibit A) 3) Once we set the final story poles per city standards, the neighbor directly to the South (Jill Martin) indicated that she did have an issue with the proposed two-story project as she now understood it would block the view to the sky and palm trees from her clerestory windows in her living room. She specifically mentioned the nesting egrets in the palm trees to be an essential characteristic of her view. We want to note that a clerestory window is not a typical view claim window, and it lacks several characteristics to claim as a primary view (according to the View Assessment Toolkit), as follows:
a) No view to a horizon line, which according to the VAC toolkit is the most sensitive part of the view. b) The proposed view claim window does not possess a foreground, middle, or background. It is a slot view to the sky and treetops in windows that would be blocked by any proposed development of the adjacent home (single or two stories).
4) Although the design concerns that Jill Martin voiced may differ from what a common understanding of what a view window is, attempts were made to address them. We met with her on three separate occasions, and provided Attn: View Assessment Council Members
c/o Ms. Tiffany Wade
Associate Planner, Community Development Department
City of Solana Beach
635 South Highway 101
RE: DRP22-013/ SDP22-011
North Helix Residence
228 North Helix Avenue
Solana Beach, CA
April 10, 2023
eos
architecture inc.
• ■
several additional rounds of story poles to establish a building envelope that would provide a clear view from the western half of the clerestory windows. We reduced the depth of the second floor building envelope, moving it eight feet to the East so the first half of her clerestory windows would maintain a clear view of the palm trees (and nesting egrets). The new story pole plan reflects this. (See Exhibit B) 5) We have also included a photo from Mrs. Martin’s clerestory windows indicating where the building envelope was removed since the story poles are confusing. (See Exhibit C) 6) Once the story poles from the initial design were set, we realized that the home design would integrate better with the neighborhood if the building height was lowered. We have reduced the height of the proposed front façade by two feet and the rear by one foot. The height is the same scale, relative to the street, as Mr. Gatti’s twostory home and other two-story homes on the block. (See Exhibit A) This height reduction will also improve the light and sky view angles from the surrounding neighbors.
7) The view picture provided by Mr. Gatti shows the old poles and we have provided a photo outlining the new envelope for clarity. Per the VAC toolkit, a stairwell is not a primary viewing area. However, our redesign shows a significant reduction in view impact from Mr. Gatti’s stairwell. (See Exhibit D) 8) The view claim from the neighbor to the East – Ms.Clum at Sierra Avenue is a side-angle view out of the dining room window and is partially blocked by power poles. She is a long-term renter, and we did not have the opportunity to speak, however I did speak several times with the owner of the property, Connie Major. I clarified that the proposed home does not extend to the rear setback, which is less imposing than the allowable building envelope. The required rear setback is fifteen feet, where the proposed setback is enhanced to 22’-2” on the first floor and 20’-3” on the second floor. The rear setback is also enhanced compared to the adjacent properties along the street. (See Exhibit E)
9) Ms. Major also voiced concern about what the architecture would look like, we have provided renderings to show that care has been taken in the Eastern façade design, while maintaining the building as far West as possible. (See Exhibits F, G and H)
10) Regarding neighborhood character, there are many two-story buildings in the area, please (See Exhibit A) of similar height relative to the street.

Other design considerations:
1) Windows have been sensitively placed for privacy concerns. 2) The home’s finished floor is located two and a half feet below the street, very close to the existing grade, and the proposed ceiling heights are a reasonable ten feet for the first floor and nine feet for the second floor. The home is nineteen feet from the street which is similar to or below that of the neighbors. 3) In response to concerns about neighborhood character and the impact the home would have on the neighborhood we have carefully analyzed the architectural detailing and materials selection. We have provided and updated front rendering to show that the home has been carefully detailed, uses soft high-quality materials that will enhance the community character. (See Exhibit I)
In consideration of these modifications and additional project information provided, we ask that you approve the project as redesigned, reflected on the plans dated January 18,2023 and the new materials shown in Renderings H and I. Mr. Bowers cares greatly for architectural quality and seeks to build a home that will have lasting character for the neighborhood.

Warmest regards,
Jennifer Bolyn
Principal Architect
■

EXHIBITS
EXHIBIT A (1)

NORTH HELIX AVE - ELEVATION
EXHIBIT A (1)

N HELIX AVE - ELEVTION

SUBJECT PROPERTY
14'
20'
15'
18'
+ 61.43+ 65.67+ 66.41+ 67.16+ 67.83
NORTH HELIX AV.
19'

NORTH HELIX ELEVATION

SUBJECT PROPERTY
234 N HILL ST
APN: 263-321-22-00
228 N HELIX AVE
APN: 263-321-21-00
222 N HELIX AVE
APN: 263-321-20-00
218 N HELIX AVE
APN: 263-321-19-00
212 N HELIX AVE
APN: 263-321-29-00

MARTIN HOME GATTI HOME
EXHIBIT A (2)

NORTH HELIX AVE - ELEVATION
NORTH HELIX AV.
+ 67.83+ 68.00+ 68.00+ 69.00+ 70.00+ 68.00
16'
23'
16'
15'
17'
210 N HILL ST
APN: 263-321-30-00
142 N HELIX AVE
APN: 263-321-31-00
140 N HELIX AVE
APN: 263-321-32-00
128 N HELIX AVE
APN: 263-321-27-00
122 N HELIX AVE
APN: 263-321-14-00

NORTH HELIX ELEVATION
EXHIBIT A (3)
HILL STREET - ELEVATION +66.00
+ 62.00+ 58.00

HILL STREET
+55.00
31'
33'
40'
40'
+66.00

HILL STREET ELEVATION
238 HILL ST
APN: 263-311-09-00
239 HILL ST
APN: 263-311-08-00
255 HILL ST
APN: 263-311-07-00
259 HILL ST
APN: 263-311-06-00
I I
I I~ I I I I
I I I
I I I I I I ' I I ' I ' ' I I ' I ' I I ' I'- I I I I I I I I I I r----__ I

I I - I I I---- I I I I I I I I I
' I' I
' I'
\_ ' ,, ' "
EXHIBIT B (1)

STORY POLE PLAN
BUILDING AREA LOWERED BY 1FT
BUILDING AREA LOWERED BY 2FT

BUILDING AREA SECOND STORY

REMOVED

LINE OF NEW BUILDING ENVELOPE

STORY POLES

LWR-ROOF
TP 77.00
FG 64,50
EG 60.78
* 9 PH 16.22

L'NR-ROOF UPR- ROOF
TP 85,77 86,33
FG 64.50 64.50
EG 61,78 61.78
** 10 PH 23,99 24.55

LVVR-TRELLIS UPR-ROOF
TP 85,50 86,33
FG 64.50 64.50
EG 62.25 62.25 I ** 11 PH 23.25 24.08
I

GRDRL I
TP 78.00
PG 64,50 I EG 62,86
24 PH 15.14

I NEW POLE
LWR-GRDRL UPR-TRELLIS I TP 78.79 85.50
FG 64.50 64.50
EG 63.06 63.06 I
** 12 PH 15.74 22.45 I
I
I
I TP 77.00
FG 64.50 I
EG 63.48 I 8 PH 13.52 I
I
I
I

UPR-ROOF

85.77 64,50
60,78
24,99
I
I
I
I
I
I
I
I
I
I
i b
2 NEW POLE
EG
6 PH
TP
PG
EG
* 7 PH
_____________________________________________________ ) __ ,

LWR-ROOF UPR- ROOF
TP 85.77 86.33 +85,33 FG 64.50 64.50

63.43 63.43 BUILDING HEIGHT LOWERED l FT

22.34 22.90

87.33 TP 16
T.O.P. +86.33 64,50
TP 86.33
FG 64,50
EG 62,50
15 PH 23.83
~--

TRELLIS

85.50 TP 14
64,50
63,07 FG EG I

22.44 PH

NEW POLE
85,33 TP 23

63.59 23.11
LIN'R-GIIDRL "'D 77.00 86.70

64.50 64.50
63,84' 63,84

13.16 22.86 TP 74,50
PG 63.50
TP 74,50 EG 71,09
PG 63,50 26 PH 3.41

NEW POLE

85.33 TP 21

62.00 PG
61,47 EG
23,86 PH

86.33 TP 18
64,50 FG

61.67 EG

24.66 PH

LWR-ROOF UPR-ROOF

NEW POLE
85,33 TP 22

63.50 PG T.O.P. +85.33 72.80 EG

12.53 PH

L'WR-ROOF UPR-ROOF

77.00 87,33
64,50 64,50
72,80 72.80

4.20 14.53
"?
"'

77.00 TP 3

64.50 FG

71.40 EG

5.60 PH

LWR UPR-ROOF

77.00 86.70

64.50 64,50
71,31 71,31
5,69 15.39
TP
FG
EG
PH
TP
FG
EG
PH
D
D
D
--
17 **

86.70 TP
64,50

73.92 12.78 PH
l **
4 **
2 EXHIBIT B (2)

STORY POLE ELEVATION
BUILDING AREA LOWERED BY 1FT
BUILDING AREA LOWERED BY 2FT

BUILDING AREA SECOND STORY

REMOVED

LINE OF NEW BUILDING
NEW POLE ENVELOPE STORY POLES TP 85.33
PG 63.50
- - - - 7 UPR-ROOF Lv.1l-ROOF EG 72.80 ** l TP 87.33 77.00 PH 12.53 I FG EG 72.80 72.80 64,50 64,50 +
** 4 TP 86.70 77.00
FG 64,50 64,50
EG 71,31 71.31 3 TP 77.00

OUTLINE OF PREVIOUS DESIGN
L - - - __ _!H_ ~3- 4.20 +85.33 - I - BUILDING LOWERED 2 FT ~jtlR-~=-__jF-==-- j--+ u.._:-=-=+:=.=...=~ PH 15.39 15.39 FG 64.50 EG 71.40
PH 5,60
20'-0'

FRONT SETBACK NEW POLE
26 TP 74.50 2'-0' 8'-3'
PG 63,50
EG 71.09
PH 3.41 T.O.P. + 76.00

L'W'R-ROOF UPR-ROOF
87,33 17 **

64.50--+--"----l---',

72.79 14.54
E +85.33
- ---!U~NG LOWERED l FT
---
86,33

64.50 61,67

24.66 NEW POLE
,--------_L85,33
62,00
TP 21
PG

61.47 EG

23.86 PH
-i--
_J - I -----r---
: -T- 7
I
I
I
--1----
1 I
I
I
I
I
I
I
I
I
I
_J
15'-0'

REAR SETBACK
: I
I 1t ,.~ 5'-0' L
I UTILnY EASEAMENT 1
I I
: I
: I
I
--r--
1 I
I
I
I
I
I
I
I
I
I
I
I
I
I
_J
I
I
---t-------
1 I
I
I
I
I
I
I
I
I
_l_
I
I
~
D
D
D
••
TOP OF._UPPER - - _ PARAPET 21'-~
+86.33(A.M.S.L.) '--f'
TOP OF FLAT ROOF 20'-0" $
+84.50(A.M.S.L.)
_1ECQl'JD FLOOR_EINISHED - - _ FLOOR 10'-~
+74.50(A.M.S.L.) '--f'
- GARA~ FINISH FLQ_OR _ _Q' _ 0"
7 +64.50(A.M.Sfr+
FIRST FLOOR FINISHED FLOOR -1' - □·" +63.50(A.M.S.L.) $ - _BASEMENT _EINISHED FLQOR - -12' - 6"
+52.00(A~M.~
EXHIBIT B (3)

STORY POLE PHOTO VIEW

TAKEN FROM NORTH SIDE OF PROJECT LOOKING SOUTH

LINE OF NEW BUILDING

ENVELOPE STORY POLES

MARTIN VIEW CLAIM
WINDOW
--

EXHIBIT C
NEIGHBOR CLAIMS - 222 N HELIX AVE

BUILDING AREA REMOVED

LINE OF NEW BUILDING

ENVELOPE STORY POLES

MARTIN VIEW CLAIM WINDOW
D
---

EXHIBIT D
NEIGHBOR CLAIMS - 218 N HELIX AVE

BUILDING AREA REMOVED

LINE OF NEW BUILDING

ENVELOPE STORY POLES

GATTI VIEW CLAIM WINDOW
D
---

REAR SETBACK DIAGRAM

NORTH HELIX AVENUE
222 N HELIX AVE
APN: 263-321-20-00
234 N HILL ST
APN: 263-321-22-00
217 N SIERRA AVE
APN: 263-321-24-00 211 N SIERRA AVE
APN: 263-321-25-00 20'-3"

NORTH SIERRA AVENUE

HILL STREET
14' 29'
21'
18'
12'
10'
17'
19'
228 N HELIX AVE
APN: 263-321-21-00
218 N HELIX AVE
APN: 263-321-19-00
207 N SIERRA AVE
APN: 263-321-26-00
201 N SIERRA AVE
APN: 263-321-05-00
147 N SIERRA AVE
APN: 263-321-06-00
137 N SIERRA AVE
APN: 263-321-28-00
131 N SIERRA AVE
APN: 263-321-09-00
121 N SIERRA AVE
APN: 263-321-10-00
212 N HELIX AVE
APN: 263-321-29-00
210 N HELIX AVE
APN: 263-321-30-00
142 N HELIX AVE
APN: 263-321-31-00
140 N HELIX AVE
APN: 263-321-32-00
128 N HELIX AVE
APN: 263-321-27-00
122 N HELIX AVE
APN: 263-321-14-00
250 N HILL ST
APN: 263-321-01-00
1 5'
18' 20'
28'
21'
3'
4'
10'
8'
27'
5'
15'
15'-0" REAR SETBACK

REEQUIRED

REAR SETBACK DIAGRAM
N

EXHIBIT E
I LJ C 1.
- f l

EXHIBIT F
VIEW FROM 219 SIERRA AVE VIEW FROM 219 SIERRA AVENUE

E X H I B I T G
VIEW FROM 219 SIERRA AVE WITH PROJECT OVERLAY VIEW FROM 219 SIERRA AVENUE WITH PROJECT OVERLAY ...:.
~ r----------, ---
=-a .... l

EXHIBIT H

REAR RENDERING

REAR RENDERING

EXHIBIT I

FRONT RENDERING

FRONT RENDERING
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: May 24, 2023
ORIGINATING DEPT: Community Development
SUBJECT: Short Term Vacation Rental Ordinance - Discussion BACKGROUND:

The City’s Short-Term Vacation Rental (STVR) Permit regulations implement Ordinance 322 originally adopted in February 2004. The STVR Permit regulations allow for the rental of any residentially zoned dwelling unit, other than Accessory Dwelling Units (ADUs), including detached single-family residences, condominiums, duplexes, triplexes, townhomes and multiple-family dwellings for periods of 7-30 consecutive days. The STVR policy is also included as Policy 5.31 in the City’s certified Land Use Plan (LUP).

The purpose of this item is for the City Council to review, discuss and provide direction to City Staff regarding possible modifications to the City’s existing STVR Permit regulations to reflect and advance current policy needs.

DISCUSSION:

The popularity of vacation rentals and their hosting websites has resulted in a proliferation of STVRs throughout San Diego County. Since the City’s adoption of the STVR Ordinance, the City has issued between 250 to 350 STVR permits annually. There were 349 STVR permits issued in 2021 and 267 STVR permits issued in 2022. Up until 2021, the City had seen an increase in STVR permits each year. The calendar year of 2022 was the first year since the City adopted the STVR ordinance that there was a decrease in STVR permits issued as shown in the table on the following page.

May 24, 2023
Short Term Vacation Rental

Year
STVR Permits
SingleFamily Multi-Family Total % SingleFamily% MultiFamily 2019 62 225 287 22% 78%
2020* n/a n/a n/a n/a n/a
2021 78 271 349 22% 78%
2022 56 211 267 21% 79%
*Due to COVID restrictions STVR permits were not expired in 2020.

To provide context in terms of the number of STVRs in relation to the City’s housing stock, data from the 2017 American Community Survey (Census) indicates that the City currently has 6,665 residential dwelling units. Of this total, 4,069 (60.7%) are singlefamily units while 2,596 units (38.9%) are multi-family. In 2021, approximately 5% of the City’s residential units (349) received a STVR permit.

Jurisdiction
Total Housing Units by Type
SingleFamily
Detached
SingleFamily
Attached
Multi-Family Mobile
Homes Total Units
Solana Beach 3,051 992 2,596 26 6,665
San Diego
County 613,113 112,939 426,053 42,614 1,195,868
In 2022, 211 of the 2,596 of multi-family units in Solana Beach, or 8.1%, were issued STVR permits while 56 of the City’s 4,043 single-family units, or 1.4%, were issued STVR permits. The majority of the STVR permits issued by the City are for properties located in the southwest quadrant of the City, west of Highway 101 and south of Plaza. It should also be noted that there may be an additional 100-150 units within the City that are operating as an STVR without having been issued a STVR permit by the City.

STVR Enforcement
Staff handles a variety of complaints regarding STVRs and their impacts on local neighborhoods including operating a STVR without a permit, lack of required placards, noise, parking and unruly guests. In addition to concerns regarding neighborhood impacts, the City also seeks to ensure that there is a reasonable balance of available housing for long term rentals between those units offered for STVR purposes. As such, Staff conducts routine online searches for STVRs to determine compliance with the City’s STVR regulations. The following table summarizes the code complaints received regarding STVRs since 2019.

May 24, 2023
Short Term Vacation Rental

City of San Diego Regulations
The City of San Diego recently adopted a short-term rental ordinance (STRO). The STRO enacted four Tiers permitting as follows:

STVR Code Compliarice Cases by !ls.sue
Operating Other
l
Nloise/ 1 uisarice
Without (Buildi11g/Zoning1 To al
Complaint
Per 11 it Code)
-l
201 9 0 0 1 1
2020 2 5 0 7
2021 1 8 2 H
-I
2022 1 2 7 10
2023 0 0 2 2 _.

Tier3
Tier4 Tier 1 Tier2 Whole Home
Part-Time Home Sharing (excluding Mission Mission Beach Whole Home
Beach)
Rented for an Rent ing a room or rooms Rentals for more than 20 days per year where t he aggregate of 20 in the home for mo re owner or permanent resident does not reside days or less per than 20 days per year so onsite. To determine your dwell ing unit 's year long as the owner or Community Planning Area (CPA), reference the lli The owner or permanent resident of Sa n Diego Commun it£ Plans Map. res ides onsite
permanent If your dwelling unit is within the Miss ion Beach CPA, res ident does not The owner or permanent you would fall into Tier 4 Miss ion Beach Whole need to reside resident may be absent Home. Any other CPA would fall into Tier 3 Whole onsite during the from t he permanent Home (excluding Missio n Beach).

STRO res idence during the
Note that the ordinance requ ires utilization for a STRO for up to 90 days per calendar year
minimum of90 days each year in order to
maintain a Tier 3 or Tier 4 license.

Home sharing includes
duplex properties and The number of licenses The number of eligible accessory issued will not exceed 1 % licenses issued will dwelling un its when the of Sa n Diego's tota l not exceed 30% of host resides onsite housing units outside t he the Mission Beach Mission Beach Community Community Plan ning
Planning Area* Area*
Guest two- night minimum Guest two-night
st ay required minimum st ay
required
May 24, 2023
Short Term Vacation Rental

The following are the current statistics for STRO applications for each Tier as of March 10, 2023 in the City of San Diego:

Based on the aforementioned information, the City Council may wish to consider changes to the current STVR Ordinance to advance current policy needs like ensuring availability of long-term housing units and/or addressing or mitigating neighbor complaints that have been received over the years.

CEQA COMPLIANCE STATEMENT:

This is not a project pursuant to CEQA.

FISCAL IMPACT:

There is no fiscal impact for this discussion, however, depending on the City Council directing any changes to the City’s STVR Ordinance, there may be some impact on future transient occupancy tax (TOT) revenue. The current revenue from STVR TOT was $1,164,762 in Fiscal Year 2022 and was approximately $850,000 for the first eight (8) months of Fiscal Year 2023.

WORK PLAN:

Community Character Priority Item 12 is to analyze, propose and implement modifications to the City existing STVR Permit regulations. This discussion will give guidance to Staff to prepare an updated Ordinance, if necessary.

DEPARTMENT RECOMMENDATION:

Staff is seeking Council input and direction regarding the City’s STVR regulations.

STIRO Number of Number of Number of !Remaining
License ifier Ap p!lli cations l!Jicenses, Issued Applicants on l!Jiicenses, Received Waitr5t Avai labll
1 e
Tier 1. 68 58 IN/A Unlimited
Tier 2. 1,368 1,32.2 INI/A Unlimited
Tier3 3,590 3,315 0 2,104
Tier4 1,290 1,,0&2 1.86 0
May 24, 2023
Short Term Vacation Rental

CITY MANAGER’S RECOMMENDATION:

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

1. STVR Ordinance 322

2. STVR Location Map
ORDINANCE NO. 322

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

SOLANA BEACH, CALIFORNIA, CLARIFYING REQUIREMENTS

FOR A SHORT-TERM VACATION RENTAL PERMIT AND

CLARIFYING ACTIONS CONSTITUTING VIOLATIONS OF THE

ORDINANCE

THE CITY COUNCIL OF THE CITY OF SOLANA BEACH, CALIFORNIA, DOES ORDAIN AS FOLLOWS:

SECTION 1: Chapter 4.47 of the Solana Beach Municipal Code is hereby amended in its entirety to read as follows:

Chapter 4.47

SHORT-TERM VACATION RENTAL PERMIT
Sections:

4.47.010

4.47.020

4.47.030

4.47.040

4.47.050

4.47.055

4.47.060

4.47.070

4.47.080

4.47.090
Purpose.

Operative Date
Definitions
Prohibited Rental Duration
Exceptions
Rental Permit as Business Certificate
Obtaining and retaining Short-Term Vacation Rental Permit Violations and Penalties
Display of Short-Term Vacation Rental Permit
Exterior Complaint Phone Number Display

4.47.010 Purpose.

The purpose of the Short-Term Vacation Rental Permit is to regulate the activity of renting a dwelling unit in a residential zoning district for a period of 7 to 30 consecutive days in order to safeguard the peace, safety and general welfare of the residents of Solana Beach and their visitors and guests by eliminating noise, vandalism and overcrowding.

4.47.020 Operative Date.

All short-term vacation rentals that exist at the time of the effective date of this Chapter shall apply for a Short-Term Vacation Rental Permit. All short-term vacation rentals proposed after the effective date of this Chapter must acquire a Short-Term Vacation Rental Permit.

4.47.030 Definitions.
"Short-Term Vacation" is defined as the rental of any structure or any portion of any structure for occupancy for dwelling, lodging or sleeping purposes for more than seven ORDINANCE NO. 322
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(7), but no more than thirty (30), consecutive calendar days in duration in a residential zoning district, including detached single-family residences, condominiums, duplexes, twinplexes, townhomes and multiple-family dwellings.

4.47 .040 Prohibited Rental Duration.

Rental for less than 7 consecutive calendar days in duration within all residential zoning districts is prohibited.

4.47.050 Exceptions.

Rentals of more than 30 consecutive days in duration in residential zoning districts are not required to obtain a Short-Term Vacation Rental Permit.

4.47.055 Rental Permit as Business Certificate
A short-term vacation rental permit issued pursuant to this Chapter shall also serve as a Business Certificate for rental activity pursuant to Solana Beach Municipal Code Chapter 4.02.

4.47.060 Obtaining and retaining a Short-Term Vacation Rental Permit.

The applicant shall obtain an annual Short-Term Vacation Rental Permit from the City of Solana Beach subject to all provisions of this Chapter, including the following:

1. Applicants shall submit an application for a Short-Term Vacation Rental Permit to the City of Solana Beach each year. The fee associated with the permit application shall be identical to the amount required for a Business Certificate. The Applicant may be the owner or the owner's agent, and shall be the party responsible for compliance with all provisions of this chapter and all of the laws regulating short-term vacation rentals.

2. Granting or Denial of Application: The application shall be granted unless the issuing officer makes one or more of the findings contained in SBMC Section

4.04.090

3. The Short-Term Vacation Rental Permit holder will be subject to penalties as set forth in Section 4.47.070 in the following instances:
a. In the event the Short-Term Vacation Rental unit is located in a residential zoning district and is rented for stays of less than 7 consecutive calendar days in duration, or
b. In the event that any person holding a permit issued pursuant to this chapter violates or causes or permits to be violated any of the provisions of this chapter or any provisions of any other ordinance or law relating to or regulating such business, or conducts or carries on ORDINANCE NO. 322
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4. 5.

6. 7.

8. such business in an unlawful manner, or for any reason for which the permit application could have been denied in accordance with SBMC Section 4.04.090.
c. Failure of the owners/owner's agent to respond to two (2) or more complaints as required by this section.

Applicants shall insure that the occupants and/or guests of the Short-Term Vacation Rental unit do not create unreasonable noise or disturbances, engage in disorderly conduct, or violate provisions of this Code or any State Law pertaining to noise, disorderly conduct, overcrowding, the consumption of alcohol, or the use of illegal drugs. Applicants are expected to take any measures necessary to abate disturbance described herein, including but not limited to, directing the tenant, calling for law enforcement services, City Code Enforcement Officers, removing the tenant or any other action necessary to immediately abate the service. If an Applicant is not able to stop documented behavior that has been brought to Applicant's attention, then such failure shall constitute a failure to respond as defined by

4.4 7 .060(3 )( C ).

Applicants shall, upon notification that occupants or tenants of his or her Short-Term Vacation Rental unit have created unreasonable noise or disturbances, engaged in disorderly conduct or committed violations of this Code or State Law pertaining to noise, disorderly conduct, overcrowding, the consumption of alcohol or the use of illegal drugs, prevent a recurrence of such conduct by those occupants or guests and shall respond to the notification of violations within 24 hours. Failure to respond to two (2) or more complaints regarding tenant violations is grounds for penalties as set forth in Section 4.47.070.

Applicants of the Short-Term Vacation Rental shall comply with all the provisions of the Solana Beach Municipal Code.

The City Council shall have the authority to impose additional standard conditions, applicable to all Short-Term Vacation Rental units, as necessary to achieve the objectives of this chapter and shall notify all Short-Term Vacation Rental permit holders of any change in standards applicable to the permits.

A fee in the amount of the Business Certificate fee shall be paid in conjunction with the permit application. The fee is non-refundable.

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4.47.070 Violations and Penalties
Violations. Failure to comply with the conditions specified in this chapter shall constitute a violation for which penalties may be imposed. City penalties for violations shall be issued in writing by the issuing officer upon documented verification of a violation.

Documentation shall include, but not be limited to, copies of Homeowner Association warnings, reprimands, fines or other Association actions; copies of citations written warnings, reports or other filed documentation by law enforcement. The issuing officer shall notify the applicant in writing of the penalty to be imposed for violations specified as follows:

1. For the first violation within any twelve (12) month period, the penalty shall be five hundred dollars ($500.00);

2. For a second violation within any twelve (12) month period, the penalty shall be one thousand dollars ($1,000.00);

3. For a third violation within any twelve (12) month period, the issuing officer shall hold a hearing pursuant to SSMC Section 4.04.110 and the permit shall be revoked for a period of one year.

Appeal Process: Hearings and appeals shall be made in accordance with SSMC Chapter 4.04.

4.47.080 Display of Short-Term Vacation Rental Permit.

Applicants shall affix the Short-Term Vacation Rental Permit on the inside of the main entry door of each Short-Term Vacation Rental unit to which it applies.

4.47.090 Exterior Complaint Phone Number Display.

Applicants shall display notice on the exterior, within plain view of the general public and/or common areas, a 24-hour 7-day phone number for a private party responsible for the facility to take complaints regarding its operation. Applicants are also required to provide adjacent property owners with the 24-hour 7-day phone number for a private party responsible for the facility. Applicants are required to provide a response within 24 hours as outlined in section 4.47.060. Ineffective or non-response shall be grounds for a violation and/or penalty pursuant to 4.47.060.

EFFECTIVE DATE: This ordinance shall be effective thirty (30) days after the date of its adoption. Within fifteen (15) days after its adoption, the City Clerk shall cause this ordinance, or the title hereof as a summary, to be published in a newspaper of general circulation within the City of Solana Beach as required by law.

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INTRODUCED at a regular meeting of the City Council of the City of Solana Beach held on the 20th day of January, 2004, and thereafter,
PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council of the City of Solana Beach, California, on the 3rd day of February 2004, by the following vote:

AYES: COUNCILMEMBERS - Kellejian, Campbell, Golich, Powell, Sheres NOES: COUNCILMEMBERS - None
ABSENT: COUNCILMEMBERS - None
ABSTAIN: COUNCILMEMBERS - None
APPROVED AS TO FORM: ATTEST:

CELIA A. BREWER, City Attorney
4 21
13 3
8 2
5 21
12 21
13 1