Agenda packet — Solana Beach City Council, July 12, 2023 (part 2 of 2)

Recommendation 23-05: Consider providing legislative support to re-introducing in the State Legislature SB 1105, or similar legislation, to create a San Diego County agency that could raise revenue for housing.

Solana Beach initially supported SB 1105 as we believed this to address the primary obstacle in development of affordable housing – funding. Despite the City’s initial support, this bill was held by the Assembly Committee in the last Legislative Cycle.

Solana Beach will continue to monitor and evaluate proposed legislation that would provide funding for development of affordable housing.

Recommendation 23-06: Consider providing legislative support to SB 4, which is currently before the legislature. This bill makes it easier to provide affordable housing on land owned by religious institutions.

SB 4 would require that a housing development project be a use by right upon the request of an applicant who submits an application for streamlined approval, on any land owned by an independent institution of higher education or religious institution if the development satisfies specified criteria, including that the development is not adjoined to any site where more than one-third of the square footage on the site is dedicated to industrial use. The bill would require that 100% of the units, exclusive of manager units, in a housing development project eligible for approval as a use by right under these provisions be affordable to lower income households, except that 20% of the units may be for moderateincome households, and 5% of the units may be for staff of the independent institution of higher education or the religious institution that owns the land, provided that the units affordable to lower income households are offered at affordable rent. The bill would authorize the development to include ancillary uses on the ground floor of the development, subject to certain restrictions. It does not appear that there are currently any independent institutions of higher education within the City’s jurisdiction so this bill would only apply to religious institutions in Solana Beach. The recommendation has already been implemented and the City is currently engaged with its lobbyist to assess and consider its official position on this and other housing-related bills.

Recommendation 23-07: Consider requesting proposals for development at the NCTD Coaster Station property to include affordable housing.

The recommendation will not be implemented because the City has no authority to authorize or to issue a request for proposals for development at the NCTD Coaster Station property because that property is owned by NCTD.

CEQA COMPLIANCE STATEMENT:

Not a project as defined by CEQA.

FISCAL IMPACT: N/A
July 12, 2023
Grand Jury Response

Page 5 of 5 ends

OPTIONS:
∙ Approve Staff recommendation.
∙ Provide direction.

DEPARTMENT RECOMMENDATION:

Staff recommends that the City Council consider adoption of Resolution 2023-099, approving the attached response to the Grand Jury Report and authorize the Mayor and the City Manager to sign the response.

CITY MANAGER’S RECOMMENDATION:

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

1. May 4, 2023 San Diego County Grand Jury Report entitled “Housing in San Diego County.”

2. Proposed response from the City to the Grand Jury Report entitled “Housing in San Diego County.”

3. Resolution 2023-099, approving the response to the Grand Jury Report. -~-.u-.~
(
I
,,
',,
--

CONFIDENTIAL
See Attached Mailing List

GRAND JURY
County of San Diego
550 Corporate Center
550 W. C Street, Suite 860
San Diego, CA 92101-3513
619-236-2020 FAX 619-338-8127
http://www.sdcounty.ca.gov/grandjury
Ed Lopatin, Foreperson
May 4, 2023
Re: Grand Jurv Report: "Housing in San Diego County"
Dear Ladies and Gentlemen,
The 2022/2023 San Diego County Grand Jury herewith provides the referenced report for your review and comment to the Presiding Judge of the Superior Court in compliance with the Penal Code of California §933(c). This report was prepared pursuant to §925 and §925(a) of the Penal Code.

In accordance with Penal Code §933.05(f), a copy of this report is being provided to affected agencies at least two working days prior to its public release and after being approved by the Presiding Judge of the Superior Court.

Please note that §933.05(f) specifies that no officer, agency, department, or governing body of a public agency shall disclose any contents of the report prior to its public release. This report will be filed with the Clerk of the Court and released to the public on May 9, 2023.
_,._./
Ed Lopatin, Foreperson
2022/2023 SAN DIEGO COUNTY GRAND JURY
EL:ln
enc.

Agency
City of Vista
City of San Diego City of Del Mar
City of Oceanside
City of Poway
City of Chula Vista
City of San Marcos
City of Santee
City of Encinitas City of Escondido
City of Solana Beach City of Carlsbad City ofla Mesa
City of Coronado
City of El Cajon
City of Lemon Grove City of Imperial Beach
City of National City
County of San Diego
Name
Amanda Lee, Acting City Manager
Todd Gloria. Mayor
City Councilmembers
Ashley Jones, City Manager
Jonathan Borrego, City Manager
Chris Hazeltine, City Manager
Maria Kachadoorian, City Manager
Jack Griffin, City Manager
Marlene Best, City Manager Pamela A.ntil, City Manager
Sean McGly·m, City Manager
Greg Wade, City Manager
Scott Chc.dwick, City Manager
Greg Humora, City Manager
Tina Friend, City Manager
Graham Mitchell, City Manager
Lydia Romero, City Manager
Tyler Foltz, City Manager
Brad Raulston, City Manager
Helen Robbins-Meyer
Attached Mailing List
Housing in San Diego Grand Jury Report
Address
200 Civic Center Drive, CA 92084
202 C St., San Diego, CA 92101 202 C St., San Diego, CA 92101 1050 Camino Del Mar, Del 'vlar, CA 92014
300 N. Coast Hwy. Oceanside, CA 92054
13325 Civic Center Drive, Poway, CA 9207 4
276 Fourth Avenue, Cht.la Vista, CA 9191 O
1 Civic Center Drive, San IAarcos, CA 92069
10601 Magnolia Ave., Santee. CA 92071
SOS S. Vulcan Ave., En:::initas, CA 92024
201 North 3roadway, Escondido, CA 92025
635 S Highway 101, Solana Beach, CA 92075
1200 Carlsbad Village Drive, Carlsbad, CA 92008
8130 Allison Ave, La Mesa, CA 91942
1825 Strand Way, Coronado, CA 92118
200 Civic Center Way, El Cajon, CA 92020
3232 Main St, Lemon Grove, CA 91945
825 Imperial Beach Boule,·ard, Imperial Beach, CA 91932 1243 National City Blvd, National City, CA 91950
1600 Pacific Highway, Room 209, San Diego, CA 92101

HOUSING IN SAN DIEGO COUNTY
A Report by the
2022/2023 San Diego County Grand Jury
Filed May 9, 2023

HOUSING IN SAN DIEGO COUNTY

SUMMARY
Housing is a basic need. San Diego as a region is failing to build enough housing for its current residents and its future residents. Housing construction requires both available land and available money. However, both have been lacking.

The 2022/2023 San Diego County Grand Jury (Grand Jury) researched this issue by examining how other areas of the State and the United States have attacked the twin problems of the lack of land and money to build housing. Our recommendations include several of the methods used by others to attack the issue of the lack of housing.

INTRODUCTION
At the October 3, 2022 joint meeting between the City Council of San Diego and the San Diego County Board of Supervisors, Nathan Fletcher made the following comments concerning the lack of affordable housing in San Diego. "We know that housing is foundational to life, it is the most basic thing that you need in order to be able to live a fulfilled and thriving life. We also know that in San Diego County, we have some of the least affordable housing anywhere in the country ."1
Similarly, Sean Elo-Rivera, City of San Diego City Council President, stated, "Housing is a human right, and we must make this declaration to ensure we as elected leaders and our whole community own our responsibility to take the actions necessary to ensure every San Diegan has a real opportunity to have the decent and stable housing necessaiy for a dignified and healthy life. "2
The lack of housing, in general and affordable housing, is driving people to leave California or to move outside of San Diego County to lower cost areas of the state.3 The State of California and the San Diego Association of Governments (SANDAG) are pushing for the development of additional housing at all income levels to address these housing concerns.

The Regional Housing Needs Assessment (RHNA) is mandated by State Housing Law as paii of the periodic process of updating local housing elements, a pait of each jurisdictions General Plan. RHNA quantifies the need for housing within each jurisdiction during specified 8-year planning periods, referred to as cycles. During the 5th Housing Element cycle (January 1, 2013 to Det:ernber 31, 2020) lhe San Diego region was required by Lhe Slale of California Lu plan fur 161,980 housing units. The 161,980 housing units were divided among the four state-designated 1 https:l/sdcounty.granicus.com/player/clip/3322?view id=9&redirect=true&h=58a6fa0cc3586blb6379baef710e1 99 2https:l/sdcounty.granicus.com/player/clip/8560?view id=3&redirect=true&h=cfa31a51efbf80dcc585603256f241 08 3 https ://www. ppic. erg/blog/ californias-popu lation-shifts-may-lea d-to-new-incom edivides/#:~:text=Peo ple%20leaving%20th e%20state%20have, for%20i ncom e%20patterns%20across%20California. 1 2022/2023 SAN DIEGO COUNTY GRAND JURY REPORT (filed May 9, 2023) i,ncome levels as measured against the Area Median Income (AMI). The income categories and the number of housing units to be planned for were: Very low income (36,450 units), Low income (27,700 units), Moderate income (30,610 units), and Above moderate income (67,220 units )4. Please see the Discussion section where income categories are broken down.

However, for the 5th Housing Element Cycle only the City of Lemon Grove of the 19 SANDAG jurisdictions was able to permit enough housing at each of the levels of affordability5• As shown on the Table below all others failed to meet all four of the allocation goals and seven failed to meet any of the four allocation goals.

Table -Jurisdictions and Results of Fifth RHNA Cycle
Very low Low Income Moderate Above Moderate Income
Jurisdiction Income (Goal) Income (Goal)
{Goal) {Goal)
Carlsbad Unmet Unmet Unmet Met
Chula Vista Unmet Unmet Unmet Met
Coronado Unmet Unmet Unmet Met
Del Mar Unmet Unmet Met Met
El Cajon Unmet Unmet Unmet Unmet
Encinitas Unmet Unmet Unmet Met
Escondido Unmet Unmet Unmet Unmet
Imperial Beach Unmet Unmet Unmet Met
La Mesa Unmet Unmet Unmet Met
Lemon Grove Met Met Met Met
National City Unmet Unmet Unmet Unmet
Oceanside Unmet Unmet Unmet Unmet
Poway Unmet Met Unmet Unmet
San Diego Unmet Unmet Unmet Met
San Marcos Unmet Unmet Unmet Met
Santee Unmet Unmet Unmet Unmet
Solana Beach Unmet Unmet Unmet Unmet
Vista Unmet Unmet Unmet Met
San Diego County Unmet Unmet Unmet Unmet
In recognition that San Diego County is failing to provide enough housing for its current and future citizens, the Grand Jury decided to look at the failure of the cities and County to meet their Regional Housing Needs Allocation goals and evaluate steps that could he taken to increase the regional housing stock. This ls paiilcularly timely as we have entered the Sixth RHNA Cycle (June 30, 2020 to April 15, 2029). During this period the region needs to plan for an increase of approximately 10,000 housing units over the Fifth Cycle totaling 171,685 units. Again, the 4"5th Cycle Regional Housing Needs Assessment (RHNA) Fact Sheet" SAN DAG, no date, 5 ibid 2022/2023 SAN DIEGO COUNTY GRAND JURY REPORT (filed May 9, 2023) 2 •
171,685 housing units were divided among the four income levels: (Very low 42,332), Low (26,627), Moderate (29,732), and Above moderate (72,992).6

METHODOLOGY
The Grand Jury interviewed and requested information from staff from San Diego County and the 18 cities that comprise SANDAG:
• County of San Diego
• Carlsbad
• Chula Vista
• Coronado
• Del Mar
• El Cajon
• Encinitas
• Escondido
• Imperial Beach
• LaMesa
• Lemon Grove
• National City
• Oceanside
• Poway
• San Diego
• San Marcos
• Santee
• Solana Beach
• Vista
The Grand Jury researched and reviewed these documents:
•
•
•
•
•
•
•
•
•
SANDAG 5th Cycle Regional Housing Needs Assessment (RHNA), Fact Sheet SAND AG Regional Housing Needs Assessment Plan, Fifth Housing Element Cycle, Planning for Housing in the San Diego Region, 2010-2020 An Audit Report prepared for the California State Auditor in relation lo the audit ordered by the Joint Legislative Audit Committee.

The Planner's Guide to Specific Plans
SAND AG Pro-Housing Best Practices for the San Diego Region SAND AG Capital Mapping for the San Diego Region
SANDAG 6th Cycle Regional Housing Needs Assessment (RHNA), Fact Sheet Appeals and Responses to Appeals by the Cities of Coronado, Lemon Grove, Solana Beach, and Imperial Beach regarding the Sixth Cycle RHNA allocations The Housing Elements from each of the 19 jurisdictions that comprise SANDAG . 6 https://www.sandag.org/-/media/SANDAG/Documents/PDF/proiects-and-programs/regional-initiatives/housingland-use/regional-housing-needs-assessment/6th-cycle-regional-housing-needs-assessment-methodology-2019- 11-22.pdf
3 2022/2023 SAN DIEGO COUNTY GRAND JURY REPORT (filed May 9, 2023) The Grand Jury also reviewed the following California statutes regarding housing including:
• The Sustainable Communities and Climate Protection Act (SB3 7 5) • The Housing Accountability Act of 1982 and subsequent amendments (SB 167), (AB678), (AB 1515), (AB 3194), (SB 330)
• Changes to Local Planning (AB 1397)
• Housing Crisis Act of 2019 (SB330)
• Streamlined Affordable Housing Act (SB35)
• Surplus Land Act (AB1486)
• Housing on Educational Properties (AB2295)

DISCUSSION
The Regional Housing Needs Assessment Process
Since 1969, every eight years, the State of California has required all local governments ( cities and counties) to plan to meet the housing needs of everyone in the community. 7 This planning process ends with the creation of the Regional Housing Needs Allocation or RIINA. The process has four main components8
:
• RHNA Determination -As a first step, the California Department of Finance projects future population and household formation within the state over an eight-year period. Then, the California Department of Housing and Community Development (HCD), in consultation with the local lead agency, projects the regionwide housing need. SANDAG is the local lead agency for San Diego County. The projections are hased on vacancy rates, household size, and other factors. The housing need is subdivided into four income categories based on the Average Median Income (AMI). For San Diego County, in 2022 the AMI was $106,900 for a family offour. 9 The categories are: Very low (<50% of AMI), Low (50 to 80% of AMI), Moderate (80 to 120% of AMI), and Above moderate(> 120% AMI). • RHNA Plan Metho<loloe;y-SANDAG an<l the 18 r.ities an<l the County of San Diego prepare a methodology that distributes the RHNA Determination to each city and the County.

The plan is required to advance state objectives such as Senate Bill 375 10 which requires consistency between the RHNA Plan and the development pattern of the Sustainable Communities Strategy (SCS). SB 375 also requires that the SCS land use pattern, and the RHNA, aid in meeting the greenhouse gas (GHG) reduction targets set by the California Air Resources Board.
• RHNA Plan Allocation - Using the RHNA Plan methodology, a specific number of housing units are allocated to each city and the County; in each of the four income categories. 7 https ://www.hcd.ca .gov/ planning-and-community-develop ment/regiona 1-housing-n eeds-a llocation 8 https://www.sandag.org/-/media/SANDAG/Documents/PDF/proiects-and-programs/regional-initiatives/housingland-use/regional-housing-needs-assessment/6th-cycle-regional-housing-needs-assessment-fact-sheet-2020-02-

01.pdf
9 https ://www .sand iegoco u nty .gov/ sdhcd/renta 1-assista nce/i ncome-1 i m its-am i/ 10 https ://leginfo. legislature .ca. gov /faces/bill Nave! i ent.xhtml?bill_id=2007200805B375 4 2022/2023 SAN DIEGO COUNTY GRAND JURY REPORT (filed May 9, 2023) • Housing Element Updates - P or the final step, each city and the County are required to update their Housing Element to meet their allocations 11 • The Housing Element is that part of the General Plan that lays out how the city and the County will meet their allocations. The Housing Element includes an inventory of sites for development at each of the four income levels. If necessary, it also identifies sites that could be rezoned to accommodate shortfalls in the number of sites identified vs the number of sites allocated. Once completed and approved by the jurisdiction's political leaders, the Housing Elements are reviewed by HCD for conformance with State laws and mandates. In most cases the HCD will require revisions to bring it into compliance with State laws and mandates.

Failure to get HCD approval of its Housing Element opens a local government to a number of potential penalties including exposure to litigation from housing rights organizations, developers and HCD itself, loss of its ability to issue permits and control development in its jurisdiction, financial penalties including fines ofup to $100,000/month, and court ordered receivership to bring the jurisdiction's Housing Element into substantial compliance with HCD12 .

Cities and Planning for Housing
In 2012, the State of California dissolved redevelopment agencies. Before that, local governments often had used redevelopment money to acquire land and develop housing on their own or to assist private developers in creating housing. Instead, cities and the County now use other planning techniques to increase opportunities for the private sector to develop housing in general and affordable housing.

The State of California already has many laws in place to encourage the development of housing.

Several local governments have gone above the State minimum requirements to encourage the development of housing. Some examples include:
• Poway is planning to include incentives for deed-restricting Accessory Dwelling Units (ADUs; aka "Granny Flats") and put into place allowances for larger ADUs (up to 1,500 square feet) to meet the needs of larger low-income households. 13 • Encinitas 14 and the County of San Diego15 have Permit Ready ADU plans for residents to use in planning and developing ADUs.
• Del Mar, similar to Poway, allows construction of a larger ADU on a lot if the unit is deed restricted to low-income renters 1

6. 11 https ://leginfo. legislature .ca .gov /faces/bi! ITextClient.xhtm l?bi I Ud=202120220AB 1398 12 https:// a bag.ca.gov /sites/ defau It/files/ docu ments/2021-06/Conseq uences%20of%20N onComplia nce%20with%20H ousing%20Laws.pdf 13 https://www.poway.org/DocumentCenter/View/8172/Draft-Poway-2020-2029-Housing-Element-Update?bidld= 14 https://encinitasca.gov/pradu 15 https ://www .sandiegocou nty .gov /content/ sdc/pds/bldg/ad u _plans. htm I 16 https://www.delmar.ca.us/DocumentCenter/View/8445/04 Housing-Plan 2022/2023 SAN DIEGO COUNTY GRAND JURY REPORT (filed May 9, 2023) 5 • Santee passed Ordinance 592 enacting the Essential Housing program to boost housing production and improve housing affordability by expediting and incentivizing the construction of new housing. It allows certain housing developments to be approved ministerially (essentially over the counter), if they meet specific criteria. 17 Under the ordinance the Planning Director has 3 0 days to review the application and if it meets the criteria. 18
• San Diego County encourages the development of ADUs in unincorporated areas by waiving building permit fees, onsite wastewater fees, development impact fees, park fees, traffic impact fees, and drainage fees. 19
City of Lemon Grove
As noted, the City of Lemon Grove successfully met their RHNA housing allocations for each of the income categories identified by SANDAG in the Fifth RHNA Cycle20 . The city benefited from having the Citronica development (an affordable housing development) in the planning process prior to the beginning of the Fifth Cycle.

Additionally, Lemon Grove implemented zoning changes (raising height limits, increasing density) and amended its Downtown Specific Plan to include more housing. Each of these measures helped the city to meet its allocations in the other income categories. Lemon Grove also benefited as a developer came in and developed one of the last large vacant tracts of land within the city during the Fifth RHNA cycle.

Specific Plans
Per the Governor's Office of Planning and Research (OPR),21 a specific plan addresses development at a defined area within a city or county's boundaries. Specific plans may be general and set forth broad policy concepts, or they may be detailed and give direction for every facet of development including the type, location, and intensity of uses. Specific plans can also give design guidelines for subdivisions and for infrastructure in the area. One of the benefits of creating a specific plan is that it can be used to streamline development by providing a framework for development and complying with California Environmental Quality Act guidelines.

Several cities, besides Lemon Grove, have successfully used specific plans to promote the development of housing, particularly in areas near mobility hubs. Per SANDAG, a mobility hub is a community with high concentration of people, destinations, and travel choices22. El Cajon and Chula Vista are just two of the many cities in the County that have used specific plans to encourage housing development.
17 https://www .sa ndi ego county .gov I content/ dam/sdc/pds/gpu pdate/06-H ousing-Elem ent-2021.pdf 18 https://www.cityofsanteeca.gov/services/development-services/planning-and-zoning-services/essentialhousing-program 19 County of San Diego, 6th Cycle Housing Element Update, County of San Diego General Plan, July 14, 2021 20 https://www .sa ndi egocou nty .gov I content/ d a m/sdc/pds/gpu pdate/06-H ousi ng-EI ement-2021 21 https://californiareleaf.org/wp-content/uploads/2019/06/OPR-A-Planners-Guide-to-Specific-Plans.pdf 22 https :// sa ndag.org/~ /link. aspx? _id= 7C64DSA105C14CE6873837 EB99AS ES Fl&_z=z 2022/2023 SAN DIEGO COUNTY GRAND JURY REPORT (filed May 9, 2023) 6 El Cajon adopted a Transit District Specific Plan (TDSP)23 to transform the area around the El Cajon Transit Center. Among the key goals of the TDSP are to: "Establish a mix oftransitsupportive land uses that increase housing opportunities and enhances transit ridership; Improve the safety and comfort of the mobility corridors for pedestrians and bicyclists to increase the number of trips made by foot and bicycle to and from the transit station; Spur revitalization of the area through public and private investment; Highlight neighborhood identity; and Remove barriers to smart growth development."
Chula Vista adopted the Palomar Gateway Plan for the portion of the city near the intersection of Palomar Street and Interstate Highway 5.24 According to the City of Chula Vista Plan, the goal of the Palomar Gateway Specific plan is to provide additional housing and mixed-use development (residential and commercial) that take advantage of having a major transit station within walking distance.

Housing Bonds Issued by Local and Regional Governments
As noted earlier, a major impediment to creating additional housing has been the lack of money formerly available from redevelopment agencies. As a result, some local and regional governments elsewhere in California have either issued or are planning to issue bonds to assist in the development of affordable housing. Some examples are listed below.

In November 2016, Santa Clara County voters approved Measure A, to raise $950 million for the construction of affordable housing25 . According to the County of Santa Clara, Office of Supportive Housing, Measure A was intended to: increase the scope and breadth of supportive housing for special needs populations, including homeless and chronically homeless persons; increase the supply of housing that is affordable to extremely low-income households; and improve coordination and collaboration among the County, the cities, other governmental agencies, and the affordable housing community.

As of June 2022, Measure A funding has been used to create over 4,000 new apartments, pay for the renovation of nearly 700 housing units, assist with the construction of 47 housing developments, and assisted over 200 families to finance their first homes26.

In 2019, the California legislature enacted AB 1487 that, with the governor's signature, created the Bay Area Housing Finance Authority (BAHF A). According to the Legislative Analyst: "One of the authority's major purposes was to raise, administer, and allocate funding for affordable housing in lhe San Francisco Bay area." 27 The bill specifically authorized BAHFA to: " ... among other things, raise and allocate new revenue, incur and issue bonds and other indebtedness, " https ://www. elca ion .gov /home/s howpu bl isheddocu ment/18727 /6380611658734 70000 24 https://www.chulavistaca.gov/home/showpublisheddocument/7356/635579674066370000 25 https://osh.sccgov.org/housing-community-development/2016-measure-affordable-housing-bond 26 https://osh.sccgov.org/housing-community-development/2016-measure-affordable-housing-bond/2016- measure-housing-bond
27 https ://1 egi nfo. legislature .ca.gov /faces/billTextClient.xhtml?bil l_id=201920200AB1487 2022/2023 SAN DIEGO COUNTY GRAND JURY REPORT (filed May 9, 2023) 7 and allocate funds to the various cities, counties, and other public agencies and affordable housing projects within its jurisdiction to finance affordable housing development projects, preserve and enhance existing affordable housing, and fund tenant protection programs." (NOTE: Bolding by Grand Jury).

In 2022, the legislature enacted SB 679 that, with the governor's signature, created the Los Angeles County Affordable Housing Solutions Agency28 . According to the Legislative Analyst:
"This bill would authorize the agency to, among other things, raise and allocate new revenue, incur and issue bonds and other indebtedness, and place on the ballot in Los Angeles County, including all of its incorporated cities, funding measures ... "(NOTE: Bolding by Grand Jury).

Last legislative session, California State Senator Ben Hueso, representing San Diego and Imperial Counties, introduced SB 1105, "The San Diego Regional Equitable and Environmentally Friendly Housing Act"29• This bill, which did not make it out of committee, would have established the San Diego Regional Equitable and Environmentally Friendly Affordable Housing Agency. This bill was aimed at increasing housing supply in San Diego County by providing funding and technical assistance for housing projects and programs, equitable housing preservation, and rental protection programs. The bill would have authorized the agency to raise money either by taxes and fees of various kinds or by issuing revenue bonds (NOTE: Bolding by Grand Jury).

Taxes and Fees Used to Further Housing Development
Another way some local governments have raised money for housing development is by increasing taxes and fees on businesses and developers. Some recent examples from around the United States and locally ai-e:

In 2021, the City of Seattle implemented a payroll expense tax to help fund housing in the city.

According to the Seattle's website, in 2022 the payroll expense tax is required of businesses with $7,386,494 or more of payroll expense in Seattle in 2021, and compensation in Seattle for the current calendar year (2022) paid to at least one employee whose annual compensation is $158,282 or more. 30
According to the City of Seattle, Department of Finance and Administrative Services, there were over 500 firms paying this tax.31 Per a recent news aiiicle from a Seattle area newspaper the tax brought in approximately $231 million in its first year.32 Sixty-two percent of the revenues from the City of Seattle payroll tax are dedicated to the construction of affordable housing33 • 28 https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill id-2021202205B679 29 https ://leginfo.legislature. ca .gov /faces/bill N avCli ent.xhtm I ?bil l_id =2021202 20SB 1105 30 https://www.seattle.gov/city-finance/business-taxes-and-licenses/seattle-taxes/payroll-expense-tax 31 City of Seattle, Department of Finance and Administrative Services, email, December 21, 2022 32 https://www.seattletimes.com/seattle-news/seattles-jumpstart-tax-on-big-businesses-salaries-upheld-by-wacourt/ 33 https://library.municode.com/WA/seattle/codes/municipal code?nodeld=TITSREFITA SUBTITLE IITA CHS.38PA EXTA 5.38.0S0ALAP
8 2022/2023 SAN DIEGO COUNTY GRAND JURY REPORT (filed May 9, 2023) The City of San Diego, among other local jurisdictions, charges a fee (the Housing Impact Fee) on commercial developments within the city. The fees are deposited into the City's Affordable Housing Fund. The San Diego Housing Commission (SDHC) administers the Affordable Housing Fund, which helps meet the housing needs of the City's very low, low, and median income households. According to the SDHC website,34 the Commission controls nearly 600 properties that include over 24,000 affordable units.

Workforce Housing for Personnel in Education
A recent report by cityLAB35, the research and design center of Architecture and Urban Design at UCLA, suggested that schools may be a large potential source of land for housing. city LAB noted in their report that on many campuses, prime sites for affordable housing development include parking lots, portable classrooms, or derelict buildings.

In 2016, the California legislature enacted, and the governor signed, SB 1413.36 The Act authorized a school district to establish and implement programs to address the affordable housing needs of teachers and school district employees. In 2019, the California legislature enacted, and the governor signed, AB 1719, extending this program to community college districts.37
In California, there are already some examples of school and university districts developing workforce housing for educational staff. For example, in 2001 the Santa Clara Unified School District constructed the 40-unit Casa Del Maestro Apartment Complex for District teachers38 .

This program was so successful that an additional 30 units were constructed in 2006. The 70 units are rented at below market rate (80% )
39• The Casa Del Maestro Apartment Complex is
located on a school site and includes 1 and 2-bedroom units with a one car garage. Teachers can sign up for the waiting list if they are within their first 10 years of employment with the District.

In 2019, San Francisco voters passed Proposition E, the Affordable Housing and Educator Housing proposition40. The first project to be built under Proposition Eis the Shirley Chisholm Village.41 It is currently under construction on a property formerly used by the school district for storage and will provide new homes for San Francisco Unified School District (SFUSD) educators and employees at a variety of income levels.
34https://public.tablcau.com/app/profilc/san.dicgo.housing.commission.sdhc./viz/CityofSanDiegoAffordableHousi ngOverview /Affordable H ousingOvervi ew
"httos://www.csba.org/-
/media/cssA/Files/Advocacy/LegislativeAdvocacy/ResearchReport.ashx?la=en&rev=2ctob1e2e409f4dc6b3177338 d016cbbl
" https ://legi nfo .legislature .ca .gov /fa ces/bil I NavClient.xhtml ?bi 1Ud=201520160SB 1413 37 https ://leginfo. legislature. ca. gov /fa ces/bil IN av Cl ient.xhtm I ?bill_id=202120220AB 1719 38 https://www.santaclarausd.org/Page/3537
39 ibid
40 https://sfelections.sfgov.org/november-5-2019-election-results-summary 41 https://www.scv-midpen.com/
2022/2023 SAN DIEGO COUNTY GRAND JURY REPORT (filed May 9, 2023) 9 The University of California at Irvine (UCI) also provides educational workforce housing. The Irvine Campus Housing Authority (ICHA 42) was created to develop and maintain University Hills, a for-sale and rental housing community on the UCI campus. The goal was to provide affordable housing to eligible full-time UCI employees. The community has four apartment communities, two condominium associations, townhomes, paired homes, single family detached homes and a few custom homes.

The San Diego Unified School District (SDUSD) was able to pass Proposition U at the last election. Under Proposition U, SDUSD is planning a program for educator workforce housing.43 No others among the public school districts, community colleges, and universities in San Diego County have a similar program. However, we note that the City of Poway does give preference to Poway Unified School District (PUSD) employees when affordable housing becomes vacant in city-owned housing units. According to the Draft Housing Element, the city is to: "Support the Poway Unified School District by coordinating affordable housing activities with the school district. " 44
Transit Agencies and Housing
According to the websites of the two major transit agencies in San Diego County, North County Transit District (NCTD) and Metropolitan Transit System (MTS), both are actively involved in furthering development at prope1ties they own or control.

As of November 2022, the NCTD website lists five projects that are in the process of planning or arc actively in the development phase45 . These include developments at the Oceanside and Escondido Transit Centers, two Coaster Stations in Carlsbad, and at seven Sprinter Station Parking lots. In the last two decades, NCTD had attempted twice to work with the City of Solana Beach to develop the property it owns there. However, neither effort was successful.46, 47 Similarly, MTS' s website identifies a number of properties throughout their system available for joint development oppmtunities.48 MTS is also currently actively involved in developing affordable housing at its Beyer Boulevard Trolley Station, in south San Diego, in conjunction with Affirmed Housing, an affordable housing developer.49 Religious Institutions and Housing
Another potential source of land that could be available for housing are religious institutions. A local non-profit, Yes in God's Backyard San Diego (YIGBY San Diego), is seeking to work with faith communities to build affordable housing in the San Diego Region. According to their 42 https://icha.uci.edu/about-university-hills/ 43 https ://www .sdvote.com/ content/ dam/rov / en/ sb/SB-E N G-625. pdf#page=128 44 City of Poway, Draft Housing Element 2020-2029, July 2021. 45 https://gonctd.com/real-estate-redevelopment/ "San Diego Union-Tribune, "Solana Beach council to discuss sand, train station project," January 20, 2007 47 Del Mar Times, "Solana Beach council shown top design for train station," October 5, 2016 48 https://www.sdmts.com/business-center/real-estate 49 https://www .sd mts .co m/i nsid e-mts/ media-center /news-releases/mis-a pp roves-new-affordable-housingdevel opment-south-bay 2022/2023 SAN DIEGO COUNTY GRAND JURY REPORT (filed May 9, 2023) 10 website, they are pushing to develop 3,000 housing units on land owned or controlled by religious institutions here in San Diego by 2025. They state, "Our vision is to be a resource to faith communities that want to use their surplus land to develop much needed affordable housing in the San Diego region. Our approach is to help congregations create a triple bottom line where they are providing mission driven housing solutions, using environmentally sustainable materials and contributing to their own financial well-being."50
Locally, YIGBY San Diego and the Bethel AME Church in San Diego are moving ahead to build a transit-oriented development with 26 one-bedroom apartments on church property at Imperial A venue and 3 2nd Street. 51
State Senator Scott Wiener of San Francisco recently introduced SB 4. This bill would reduce barriers that religious and nonprofit organizations often face when planning multi-family housing projects on their properties.52 53 It also allows this to occur even iflocal zoning prevents this.

According to a recent study by the Terner Center for Housing Innovation at UC Berkeley,54 there are nearly 40,000 acres ofland controlled by religious institutions throughout the State of California that could be developed for affordable housing. Similar to school districts, areas that could be developed include parking lots and surplus land owned or controlled by the religious institutions.

In a public comment on the City of Solana Beach's Housing Element, St. James Catholic Parish, noted that they had "been working with the San Diego chapter of Catholic Charities in identifying potential uses for available land we possess at the south end of our property. We would like to go on record expressing an interest in developing this land for public benefit, specifically housing to support low-income individuals. Please consider including this intention in your Housing Element Update."55

FACTS AND FINDINGS
Finding 01: The City of Lemon Grove met its housing allocation for all the income categories identified by SANDAG in the Fifth RHNA Cycle.

Finding 02: The County of San Diego failed to meet their housing allocation for all income levels.
so https://yigby.org/about-yigby/#top
51 San Diego Union-Tribune, Michael Smolens Column: "Effort to ease housing construction on church land gets a new life," December 21, 2022
52 https ://sci 11.senate.ca .gov /1 egisl ati on 53 https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill id=202320240584 54 https://ternercenter.berkeley.edu/research-and-policy/faith-based-housing-development. 55 https://www.cityofsolanabeach.org/sites/defau1t/files/Solana%20Beach/Community%20Development/Housing% 20Element%20Update/Solana%20Beach%20Housing%20Element%20Update February2023 Clean.pd/ 11 2022/2023 SAN DIEGO COUNTY GRAND JURY REPORT (filed May 9, 2023) Finding 03: The following cities did not meet their housing allocations for all income categories: Carlsbad, Chula Vista, Coronado, Del Mar, El Cajon, Encinitas, Escondido, Imperial Beach, La Mesa, National City, Oceanside, Poway, San Diego, San Marcos, Santee, Solana Beach and Vista.

Finding 04: The San Diego region failed to meet its housing allocations for each of the income categories identified by SANDAG in the Fifth RHNA Cycle.

Fact: In 2018, the City of El Cajon implemented its Transit District Specific Plan to transform the area around the El Cajon Transit Center and increase the housing stock in that area.

Fact: In 2013, the City of Chula Vista initiated its Palomar Gateway Specific Plan with the goal of providing housing and mixed-use development near the Palomar Street trolley station.

Finding 05: Specific plans are useful tools in spurring development, including housing development, and have been used by El Cajon and Chula Vista among others.

Fact: In November 2016, Santa Clara County voters approved Measure A - the $950 million affordable housing bond measure.

Fact: As of June 2022, Santa Clara County's Measure A funding has been used to create new apartments and housing developments, pay to renovate housing, and allocate money to a firsttime homebuyer program.

Fact: In 2019 the Bay Area Financing Housing Authority was authorized for the San Francisco Bay Area with the express intention of raising money to finance development of additional housing throughout the San Francisco Bay Area.

Fact: In 2022 the Los Angeles County Affordable Housing Solutions agency was formed with ability to raise money to finance development of additional housing throughout Los Angeles.

Fact: The City of Seattle recently implemented a payroll tax on select companies. This year companies with sales of more than $7,386,494 per ycm arc taxed on the number of employees making more than $158,282 per year. Over 500 companies paid the tax.

Fact: Currently, the City of San Diego levies a Housing Impact Fee on commercial development and the funds levied are deposited into the City's Affordable Housing Fund.

Monies in that fund arc used by the San Diego Housing Commission to develop its programs for affordable housing development, housing vouchers, etc.

Fact: In California, Santa Clara County and the San Francisco Bay and Los Angeles areas are using or are planning to use the financing authority given to them to fund the current and future development of affordable housing.

Fact: Housing impact fees are used to generate funds for affordable housing by the City of San Diego.
12 2022/2023 SAN DIEGO COUNTY GRAND JURY REPORT (filed May 9, 2023) Fact: In Seattle, the City is using its authority to levy taxes to fund the current and future development of affordable housing.

Fact: city LAB identified school districts as government entities that have land available for construction of affordable housing, particularly for employees of the district.

Fact: SFUSD identified underutilized land it owned and is developing it, in conjunction with the City of San Francisco, into a residential community with housing set aside for district employees.

Fact: The Santa Clara School District constructed workforce housing for its personnel more than a decade ago.

Fact: The University of California at Irvine developed housing on the campus for full-time university employees and their families.

Fact: North County Transit District is making surplus land available for development at several locations under its ownership or control.

Fact: North County Transit District recently agreed to develop land it controls, in conjunction with a developer, for a mixed-use development at the Oceanside Transit Center. The development is to include affordable housing.

Fact: The Metropolitan Transit System has identified surplus land available for development at several locations under its ownership or control.

Fact: The Metropolitan Transit System is working with a housing developer to construct affordable housing at its Beyer Boulevard Trolley Station.

Fact: YIGBY San Diego, a local group, is working with religious institutions in the San Diego region to develop affordable housing on land owned or controlled by those institutions.

Fact: YIGBY San Diego is working with Bethel AME church, to build an affordable housing development for veterans in the City of San Diego.

Fact: The Temer Center of Housing Innovation identified religious institutions as potentially having lnn<l nvnilnhlB for eonstrnrtion of Affords bk housing.

Finding 06: Both transit agencies in San Diego County (NCTD and MTS) have made land available for development and are actively developing projeds l11al iudwfo huusiug, amuug other uses.
2022/2023 SAN DIEGO COUNTY GRAND JURY REPORT (filed May 9, 2023) 13 RECOMMENDATIONS
The 2022/2023 San Diego County Grand Jury recommends that the Chief Administrative Officer of the County of San Diego, the Mayor and City Council for the City of San Diego, and the City Managers of the cities of Carlsbad, Chula Vista, Coronado, Del Mar, El Cajon, Encinitas, Escondido, Imperial Beach, La Mesa, Lemon Grove, National City, Oceanside, Poway, San Marcos, Santee, Solana Beach, and Vista:
23-01:
23-02:
23-03:
23-04:

Consider, if they have not done so, using specific plans (as defined by the Governor's Office of Planning and Research) to facilitate the permitting and development of housing, particularly affordable housing, in their jurisdictions.

Consider working with school districts and community college districts within their jurisdictions to identify developable land for housing owned by districts within their boundaries.

Consider working with local religious institutions within their jurisdictions to identify land developable for housing, particularly affordable housing.

Consider drafting revenue-generating legislation at the jurisdiction level, if feasible and legal e.g., the Seattle Jumpstart Tax. Monies generated by such a tax to fund or assist in funding the construction of housing, particularly affordable housing.

The 2022/2023 San Diego County Grand Jury recommends that the Chief Administrative Officer of the County of San Diego, Mayor and City Council of the City of San Diego, and the City Managers of the cities of Carlsbad, Chula Vista, Coronado, Del Mar, El Cajon, Encinitas, Escondido, Imperial Beach, La Mesa, Lemon Grove, National City, Oceanside, Poway, San Marcos, Santee, Solana Beach, and Vista:
23-05:
23-06:

Consider providing legislative support to re-introducing in the State Legislature SB 1105, or similar legislation, to create a San Diego County agency that could raise revenue for housing.

Consider providing legislative support to SD4, which is currently before the legislature. This bill makes it easier to provide affordable housing on land owned by religious institutions.
2022/2023 SAN DIEGO COUNTY GRAND JURY REPORT (filed May 9, 2023) 14 The 2022/2023 San Diego County Grand Jury recommends that City Manager of the city of Solana Beach:
23-07: Consider requesting proposals for development at the NCTD Coaster Station property to include affordable housing.

The 2022/2023 San Diego County Grand Jury recommends that the Chief Administrative Officer of the County of San Diego and the City Managers of the cities of Escondido, San Marcos, Vista, Oceanside, and Carlsbad:
23-08: Continue working with the North County Transit to identify land suitable for development of housing, particularly affordable housing, at major transit stops including Coaster and Sprinter train and bus lines as appropriate.

The 2022/2023 San Diego County Grand Jury recommends that the Chief Administrative Officer of the County of San Diego and the City Managers of the cities of EI Cajon, La Mesa, Lemon Grove, National City, and Chula Vista:
23-09: Continue working with the Metropolitan Transit District to identify land suitable for development of housing, particularly affordable housing, at major transit stops including trolley and bus lines as appropriate.

REQUIREMENTS AND INSTRUCTIONS
The California Penal Code §933(c) requires any public agency which the Grand Jury has reviewed, and about which it has issued a final report, to comment to the Presiding Judge of the Superior Court on the findings and recommendations pertaining to matters under the control of the agency. Such comment shall be made no later than 90 days after the Grand Jury publishes ils report (filed with the Clerk of the Court); except that in the case of a report containing findings and recommendations pertaining to a department or agency headed by an elected County official (e.g. District Attorney, Sheriff, etc.), such comment shall be made within 60 days to the Presiding Judge with an information copy sent to the Board of Supervisors.

Furthermore, California Penal Code §933.0S(a), (b), (c), details, as follows, the manner in which such comment(s) are to be made:
(a) As lo each grand jury finding, the responding person or entity shall indicate one of the following:
(I) The respondent agrees with the finding
(2) The respondent disagrees wholly or partially with the finding, in which case the response shall specify the portion of the finding that is disputed and shall include an explanation of the reasons therefor. (b) As to each grand jury recommendation, the responding person or entity shall report one of the following actions:
(1) The recommendation has been implemented, with a summary regarding the implemented action.
2022/2023 SAN DIEGO COUNTY GRAND JURY REPORT (filed May 9, 2023) 15 (2) The recommendation has not yet been implemented, but will be implemented in the future, with a time frame for implementation. (3) The recommendation requires further analysis, with an explanation and the scope and parameters of an analysis or study, and a time frame for the matter to be prepared for discussion by the officer or head of the agency or department being investigated or reviewed, including the governing body of the public agency when
applicable. This time frame shall not exceed six months from the date of publication of the grand jury report.
(4) The recommendation will not be implemented because it is not warranted or is not reasonable, with an explanation therefor. ( c) If a finding or recommendation of the grand jury addresses budgetary or personnel matters of a county agency or department headed by an elected officer, both the agency or department head and the Board of Supervisors shall respond if requested by the grand jury, but the response of the Board of Supervisors shall address only those budgetary or personnel matters over which it has some decision-making authority. The response of the elected agency or department head shall address all aspects of the findings or recommendations affecting his or her agency or department.

Comments to the Presiding Judge of the Superior Court in compliance with the Penal Code §933.05 are required from the:

Responding Agency
Chief Administrative Officer,
County of San Diego
Mayor, City of San Diego
City Council, City of San Diego
City Manager, City of Carlsbad
City Manager, City of Chula Vista
City Manager, City of Coronado
City Manager, City of Del Mar
City Manager, City of El Cajon
City Manager, City of Encinitas
City Manager, City of Escondido
City Manager, City of Imperial Beach
Recommendations
23-01 through 23-06,
23-08 through 23-09
23-01 through 23-06
23-01 through 23-06
23-01 through 23-06, 23-08
23-01 through 23-06, 23-09
23-01 through 23-06
23-01 through 23-06
23-01 through 23-06, 23-09
23-01 through 23-06
23-01 through 23-06, 23-08
23-01 through 23-06
Date
8/9/2023
8/9/2023
8/9/2023
8/9/2023
8/9/2023
8/9/2023
8/9/2023
8/9/2023
8/9/2023
8/9/2023
8/9/2023
2022/2023 SAN DIEGO COUNTY GRAND JURY REPORT (filed May 9, 2023) 16 ResI!onding Agency Recommendations Date
City Manager, City of La Mesa 23-01 through 23-06, 23-09 8/9/2023 City Manager, City of Lemon Grove 23-01 through 23-06, 23-09 8/9/2023 City Manager, City of National City 23-01 through 23-06, 23-09 8/9/2023 City Manager, City of Oceanside 23-01 through 23-06, 23-08 8/9/2023 City Manager, City of Poway 23-01 through 23-06 8/9/2023 City Manager, City of San Marcos 23-01 through 23-06, 23-08 8/9/2023 City Manager, City of Santee 23-01 through 23-06 8/9/2023 City Manager, City of Solana Beach 23-01 through 23-07 8/9/2023 City Manager, City of Vista 23-01 through 23-06, 23-08 8/9/2023 17 2022/2023 SAN DIEGO COUNTY GRAND JURY REPORT (filed May 9, 2023) 4883-8664-0492 v1
CITY OF SOLANA BEACH www.cityofsolanabeach.org
635 SOUTH HIGHWAY 101SOLANA BEACH, CA 92075(858) 720-2400Fax (858) 720-2455 July 12, 2023
VIA U.S. MAIL
Honorable Michael T. Smyth
Presiding Judge
Superior Court of California, San Diego County
Central Courthouse
1100 Union Street, Tenth Floor
San Diego, CA 92101
SUBJECT: Response to Grand Jury Report: “Housing in San Diego County” Dear Judge Smyth:

In accordance with Penal Code § 933 et seq., the City of Solana Beach hereby responds to one finding and six recommendations set forth in the 2022/2023 Grand Jury Report:

Housing in San Diego County (the “Grand Jury Report”). The finding and recommendations of the Grand Jury have been copied verbatim from the Grand Jury Report below for ease of reference and response.

FINDINGS
Grand Jury Finding 03. The following cities did not meet their housing allocations for all income categories: Carlsbad, Chula Vista, Coronado, Del Mar, El Cajon, Encinitas, Escondido, Imperial Beach, La Mesa, National City, Oceanside, Poway, San Diego, San
Marcos, Santee, Solana Beach and Vista.

City of Solana Beach’s
Response to Finding 03. Since 1969, California has required that all local governments (cities and counties) adequately plan to meet the housing needs of everyone in the community. This process starts with the state determining how much housing at a variety of
affordability levels is needed for each region in the state, and then regional governments developing a methodology to
allocate that housing need to local governments. This is known as the Regional Housing Need Assessment/Allocation (RHNA). California’s local governments then adopt housing plans (called housing elements) as part of their “general plan” 4883-8664-0492 v1
CITY OF SOLANA BEACH www.cityofsolanabeach.org
635 SOUTH HIGHWAY 101SOLANA BEACH, CA 92075(858) 720-2400Fax (858) 720-2455 (also required by the state) to show how the jurisdiction will meet local housing needs through the promotion and adoption of housing policies that encourage housing development. The City of Solana Beach’s Certified 5th Cycle Housing Element met the State criteria that there was sufficient sites and zoning that would allow for the development of more than 375
housing units. The development of these units is dependent upon market trends, funding, available land and economic feasibility as determined by the development community.

While the City agrees with the finding that the amount of development that occurred does not reflect the housing need allocation, the City implemented programs and policies that supported and encourage new housing development. Absent a dependable source of revenue dedicated expressly to the development of housing, local government throughout the state will continue to fall short of meeting their respective housing goals.

RECOMMENDATIONS
Grand Jury
Recommendation 23-01. Consider, if they have not done so, using specific plans (as defined by the Governor's Office of Planning and Research) to facilitate the permitting and development of housing, particularly affordable housing, in their jurisdictions.

City of Solana Beach’s
Response To
Recommendation 23-01. This recommendation has been implemented on City’s own initiative before the Grand Jury Report was issued. The City’s Highway 101 Corridor Specific Plan facilitates the permitting and development of housing through mixed use development in Special Commercial and General Commercial zones at a density of 20 units per acre. Additionally, affordable housing is promoted through the City’s inclusionary housing
requirement of 15% for affordable housing for developments with five or more housing units under Solana Beach Municipal Code Chapter 17.70.

Grand Jury
Recommendation 23-02. Consider working with school districts and community college districts within their jurisdictions to identify developable land for housing owned by districts within their boundaries. 4883-8664-0492 v1
CITY OF SOLANA BEACH www.cityofsolanabeach.org
635 SOUTH HIGHWAY 101SOLANA BEACH, CA 92075(858) 720-2400Fax (858) 720-2455 City of Solana Beach’s
Response To
Recommendation 23-02. The City is unaware of any school properties within its jurisdiction that would be available for housing development within the City and will further study this recommendation.

Grand Jury
Recommendation 23-03. Consider working with local religious institutions within their jurisdictions to identify land developable for housing, particularly affordable housing.

City of Solana Beach’s
Response To
Recommendation 23-03. The recommendation has already been implemented. The City has had discussions with local religious institutions about housing development on available land owned by religious institutions. Two sites owned by religious institutions (St.

James Catholic Parish and Solana Beach Presbyterian) are included in the City’s 6th Cycle Certified Housing Element as candidate sites identified for housing development.

Grand Jury
Recommendation 23-04. Consider drafting revenue-generating legislation at the jurisdiction level, if feasible and legal e.g., the Seattle Jumpstart Tax. Monies generated by such a tax to fund or assist in funding the construction of housing, particularly affordable housing.

City of Solana Beach’s
Response To
Recommendation 23-04. The city does not support this recommendation. A payroll tax is a tax imposed on a business by reason of its employment of labor within a city, measured by the expense incurred in conducting its business within the city. A.B.C. Distrib. Co. v City & County of San Francisco, 15 Cal. 3d 566, 574 (1975).

Cities may impose this type of payroll tax based on employee gross earnings in the jurisdiction, but it must be meaningfully different than an income tax. In addition, the California Constitution prohibits the City from imposing a payroll tax 4883-8664-0492 v1
CITY OF SOLANA BEACH www.cityofsolanabeach.org
635 SOUTH HIGHWAY 101SOLANA BEACH, CA 92075(858) 720-2400Fax (858) 720-2455 unless and until that tax is submitted to the electorate and approved by majority vote. Cal. Const. art. XIIIC, § 2.

Grand Jury
Recommendation 23-05. Consider providing legislative support to re-introducing in the State Legislature SB 1105, or similar legislation, to create a San Diego County agency that could raise revenue for
housing.

City of Solana Beach’s
Response To
Recommendation 23-05. Solana Beach initially supported SB 1105 as we believed this to address the primary obstacle in development of affordable housing – funding. Despite the City’s initial support, this bill was held by the Assembly Committee in the last Legislative Cycle.

Solana Beach will continue to monitor and evaluate proposed legislation that would provide funding for development of affordable housing.

Grand Jury
Recommendation 23-06. Consider providing legislative support to SB4, which is currently before the legislature. This bill makes it easier to provide affordable housing on land owned by religious
institutions.

City of Solana Beach’s
Response To
Recommendation 23-06. SB4 would require that a housing development project be a use by right upon the request of an applicant who submits an application for streamlined approval, on any land owned by an independent institution of higher education or religious institution if the development satisfies specified criteria, including that the development is not adjoined to any site where more than one-third of the square footage on the site is dedicated to industrial use. The bill would require that 100% of the units, exclusive of manager units, in a housing
development project eligible for approval as a use by right under these provisions be affordable to lower income
households, except that 20% of the units may be for
moderate-income households, and 5% of the units may be for 4883-8664-0492 v1
CITY OF SOLANA BEACH www.cityofsolanabeach.org
635 SOUTH HIGHWAY 101SOLANA BEACH, CA 92075(858) 720-2400Fax (858) 720-2455 staff of the independent institution of higher education or the religious institution that owns the land, provided that the units affordable to lower income households are offered at
affordable rent. The bill would authorize the development to include ancillary uses on the ground floor of the development, subject to certain restrictions. It does not appear that there are currently any independent institutions of higher education within the City’s jurisdiction so this bill would only apply to religious institutions in Solana Beach. The recommendation has already been implemented and the City is currently
engaged with its lobbyist to assess and consider its official position on this and other housing-related bills.

Grand Jury
Recommendation 23-07. Consider requesting proposals for development at the NCTD Coaster Station property to include affordable housing.

City of Solana Beach’s
Response To
Recommendation 23-07. The recommendation will not be implemented because the City has no authority to authorize or to issue a request for proposals for development at the NCTD Coaster Station
property because that property is owned by NCTD.

Should you have any questions concerning this response, please contact Gregory Wade, City Manager, at (858) 720-2431 or [email protected].

Sincerely,
__________________________
Lesa Heebner
Mayor
City of Solana Beach
__________________________
Gregory Wade
City Manager
City of Solana Beach
RESOLUTION 2023-099

A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF SOLANA BEACH, CALIFORNIA, ADOPTING
RESPONSE TO 2022/2023 SAN DIEGO COUNTY GRAND

JURY REPORT
WHEREAS, on May 4, 2023, the 2022/2023 San Diego County Grand Jury issued a report entitled “Housing in San Diego County”; and WHEREAS, that Grand Jury Report requires a response from the City of Solana Beach to the findings and recommendations made pertaining to the City of Solana Beach; and
WHEREAS, pursuant to Penal Code Section 933(c), the City’s response must be submitted to the Presiding Judge of the San Diego Superior Court within 90 days of the submission of the Grand Jury’s Report; and
WHEREAS, the City Manager’s office and the City Attorney’s office have reviewed the Grand Jury Report and have prepared the response to the Grand Jury for each of the findings and recommendations pertaining to the City of Solana Beach; and WHEREAS, the City Council has reviewed the response and has found that it accurately represents the City’s position on each of the findings and recommendations made by the Grand Jury pertaining to the City of Solana Beach.

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

1. That the above recitations are true and correct.

2. That the Mayor and City Manager are authorized to sign the City of Solana Beach’s response to the 2022/2023 San Diego County Grand Jury Report entitled “Housing in San Diego County.”

3. That the City Clerk is authorized to send the signed response to the Presiding Judge of the San Diego Superior Court forthwith.

PASSED AND ADOPTED this 12th day of July 2023, at a regularly scheduled meeting of the City Council of the City of Solana Beach, California by the following vote:

AYES: Councilmembers –
NOES: Councilmembers –
ABSTAIN: Councilmembers –
ABSENT: Councilmembers –
Resolution 2023-099
Grand Jury Response

Page 2 of 2 ends

______________________________
LESA HEEBNER, Mayor
APPROVED AS TO FORM: ATTEST:
_____________________________ _______________________________ JOHANNA N. CANLAS, City Attorney ANGELA IVEY, City Clerk CITY COUNCIL ACTION:
______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ AGENDA ITEM # B.1.

STAFF REPORT

CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Gregory Wade, City Manager
MEETING DATE: July 12, 2023
ORIGINATING DEPT: Community Development Department
SUBJECT: Public Hearing: Request for Development Review Permit and Structure Development Permit for Remodel and
Square Footage Addition and Perform Associated Site
Improvements at 255 S. Nardo Ave (Case #: DRP22-023,
SDP22-022; Applicant: Jeff and Erica Harris; APN: 298-083- 22; Resolution No. 2023-075)
BACKGROUND:

The Applicants, Jeff and Erica Harris, are requesting City Council approval of a Development Review Permit (DRP) and Structure Development Permit (SDP) to remodel and construct a 790 square footage addition to the existing single-family residence with an attached two-car garage and perform associated site improvements. The 10,000 square-foot lot is located at 255 S. Nardo Avenue within the Low Medium Residential (LMR) Zone and the Scaled Residential Overlay Zone (SROZ).

The Applicants are proposing a 623 square-foot addition to the main floor and a 167 square-foot addition to the second floor. The proposed development includes grading in the amount of 7 cubic yards. The highest point of new construction is 201.63 MSL and

22.64 feet above the existing or proposed grade. The project meets two thresholds for the requirement of a DRP, including: 1) construction in excess of 60 percent of the maximum allowable floor area, and 2) construction of a second story that exceeds 35 percent of the floor area of the first floor. The project requires an SDP because the proposed development exceeds 16 feet in height above existing grade.

The issue before the Council is whether to approve, approve with conditions, or deny the Applicants’ request as contained in Resolution 2023-075 (Attachment 1).

DISCUSSION:

The subject property is located on the west side of S. Nardo Avenue, two properties north of the intersection of S. Nardo Avenue and Corto Street. The lot is rectangular with 80 feet of frontage along S. Nardo Avenue (the eastern property line) and side yard property July 12, 2023
DRP22-023, SDP22-022
Harris – 255 S. Nardo Ave

Page 2 of 10 ends

lines (north and south) that are 124.89 feet. The property is relatively flat and slopes upward approximately two feet as you move west. The elevation at the front property line is approximately 178 feet above Mean Seal Level (MSL) and the rear property line is approximately 180 MSL. With the proposed project, the driveway location would move north on the lot and access the garage from the eastern elevation instead of along the southern elevation where the garage door is located currently. The project plans are provided in Attachment 2.

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

Table 1

LOT INFORMATION
Property Address:

Lot Size (Net):

Max. Allowable Floor area:

Proposed Floor area:

Below Max. Floor area by:

Max. Allowable Height:

Max. Proposed Height:

Highest Point/Ridge:

Overlay Zone(s):
255 S Nardo Ave.
10,000 ft2
3,700 ft2
3,614 ft2
86 ft2
25 ft.

22.64 ft.
201.63 MSL
SROZ
Zoning Designation:
# of Units Allowed:
# of Units Requested:

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

Interior Side (N) 10 ft. 11 ft.

Interior Side (S) 10 ft. 10 ft.

Rear (W) 25 ft. 25 ft.

PROPOSED PROJECT INFORMATION
Floor Area Breakdown: Requested Permits:

DRP: A DRP is required for a structure that exceeds
60% of the maximum allowable floor area and a
new second story that exceeds 35% of the existing
first floor.

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

Existing Main Level:

Proposed Main Level Addition:

Existing Main Level Garage:

Existing Upper-Level:

Proposed Upper-Level Addition:
1,661 ft2
623 ft2
508 ft2
1,055 ft2
167 ft2
Subtotal
Off-Street Parking Exemption
4,014 ft2
- 300 ft2
Total Floor Area 3,614 ft2
Proposed Grading: 7 cubic yards
Proposed Parking: Existing 2-Car Garage
Proposed Fences and Walls: Yes
Proposed Accessory Dwelling Unit: No
Proposed Accessory Structure: Yes
Existing Development:

Single-Family Residence and attached Two-Car
Garage
The following is a discussion of the findings for a DRP and SDP as each applies to the proposed project as well as references to recommended conditions of approval contained in Resolution 2023-075.

July 12, 2023
DRP22-023, SDP22-022
Harris – 255 S. Nardo Ave

Page 3 of 10 ends

Development Review Permit Compliance (SBMC Section 17.68.40):

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

The total floor area proposed is 3,614 square feet and 3,700 is the maximum. Therefore, the proposal is 98% of the allowable floor area. In addition, the total square footage of the second floor will exceed 35% of the floor area of the first floor.

In addition to meeting zoning requirements, the project must also be found in compliance with development review criteria. The following is a list of the development review criteria topics:

1. Relationship with Adjacent Land Uses

2. Building and Structure Placement

3. Landscaping

4. Roads, Pedestrian Walkways, Parking, and Storage Areas

5. Grading

6. Lighting

7. Usable Open Space
The Council may approve, or conditionally approve, a DRP only if all of the findings listed below can be made. Resolution 2023-075 provides the full discussion of the findings.

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

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

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

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

If the above findings cannot be made, the Council shall deny the DRP.

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

Relationship with Adjacent Land Uses:

The property is located within the LMR Zone. Properties to the north, south, and west are also located within the LMR Zone. The property to the east is located within the Low July 12, 2023
DRP22-023, SDP22-022
Harris – 255 S. Nardo Ave

Page 4 of 10 ends

Residential (LR) Zone and all properties are developed with one- and two-story, singlefamily residences.

The project, as designed, is consistent with the permitted uses for the LMR Zone as described in SBMC Sections 17.20.010 and 17.12.020. The property is designated Low Medium Density Residential in the General Plan and intended for detached single-family residences developed at a maximum density of four (4) dwelling units per acre. The proposed development could be found to be consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy residential neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated neighborhoods.

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

Building and Structure Placement:

The site is currently developed with a 2,716 square-foot two-story, single-family residence and a 508 square foot attached garage. The Applicants are proposing to construct a 623 square foot addition to the main floor, a 167 square foot addition to the second floor, and remodel the existing residence.

The LMR Zone requires a 25-foot front-yard setback, 25-foot rear-yard setback and 10- foot interior side-yard setbacks. The existing residence has a sunroom in the southwestern corner that encroaches into the required rear yard. The existing nonconforming encroachment will be removed with the proposed project so that the entire residence will be located within the buildable area and meet the required setbacks.

To the right of the entry would be a laundry room, two bedrooms and an additional bathroom. The 508 square foot garage is located on the main level; however, it would only be accessible from the outside. A detached 120 square foot covered patio is proposed in the southwest corner of the residence off the great room. There is a 167 square foot addition proposed for the second floor. After the addition, the second floor would consist of the primary bedroom suite as well as an additional bedroom suite, and a 157 square foot deck that provides access to a sauna room. On the deck, a spiral staircase provides access to a 240 square foot roof deck on the center of the upper level.

The SBMC parking regulations require two (2) off-street parking spaces, 9’ x 19’ clear, per single-family residence. The SBMC sections 17.48.040 and 17.20.030 indicate that July 12, 2023
DRP22-023, SDP22-022
Harris – 255 S. Nardo Ave

Page 5 of 10 ends

when required parking spaces are provided within a garage, up to 200 square feet of floor area is exempted for each required space. Currently, the garage is accessed from the southern elevation, however, the proposed main floor addition would prohibit vehicular access to half of the garage. The Applicants are proposing to move the garage door to the eastern elevation and move the existing driveway from the southeast corner of the lot to the northeast corner of the lot. This would maintain two parking spaces within the garage and the project would be afforded a 400 square-foot exemption. The total proposed floor area would be 3,614 square feet, which is 86 square feet below the maximum allowable floor area for the 10,000 square-foot lot, pursuant to the SROZ regulations.

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

0.50 for first 6,000 ft2 3,000 ft2

0.175 for 6,001 to 15,000 ft2 700 ft2
Total Allowable Floor area: 3,700 ft2
The proposed project, as designed, meets the minimum required setbacks and is below the maximum allowable floor area for the property.

Neighborhood Comparison:

Staff compared the proposed project to 38 other properties within the surrounding area.

This area includes properties along South Nardo Avenue as shown on the following map:

July 12, 2023
DRP22-023, SDP22-022
Harris – 255 S. Nardo Ave

Page 6 of 10 ends

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

The existing homes range in size from 1,428 square feet to 4,263 square feet, according to the County Assessor records. It should be noted that the County Assessor does not include the garage, covered porch area, unfinished basement, or accessory building area in the total square footage. Accordingly, the building area of the proposed project has been calculated for comparison purposes by deleting the area of the proposed garages, the covered porch, and ceiling height over 15 feet as follows:

Project Gross Building Area: 4,014 ft2
Delete Garage: - 508 ft2
Project Area for Comparison to Assessor’s Data: 3,506 ft2 Table 2 is based upon the County Assessor’s data and SanGIS data. It contains neighboring lot sizes, the square footage of existing development and the maximum allowable square footage for potential development on each lot.

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

Allowable
ft2
Zone
1 130 S Granados Avenue 24,286 3,798 5,504 LMR
2 134 S Granados Avenue 10,020 3,930 3,704 LMR
3 140 S Granados Avenue 10,434 4,209 3,776 LMR
4 142 S Granados Avenue 10,045 4,209 3,708 LMR
5 146 S Granados Avenue 10,281 4,263 3,749 LMR
6 150 S Granados Avenue 11,400 1,553 3,945 LMR
7 141 S Granados Avenue 12,351 3,160 4,111 LMR
8 218 S Granados Avenue 12,046 3,317 4,058 LMR
9 232 S Granados Avenue 8,529 2,111 3,443 LMR
10 242 S Granados Avenue 9,049 2,557 3,534 LMR
11 308 S Granados Avenue 10,451 2,704 3,779 LMR
12 318 Corto Street 10,978 1,768 3,871 LMR
13 324 Corto Street 12,576 2,726 4,151 LMR
14 207 Carmelita Place 12,920 3,381 4,211 LMR
15 215 Carmelita Place 12,986 2,231 4,223 LMR
16 208 Carmelita Place 10,760 2,405 3,833 LMR
17 202 Carmelita Place 15,580 2,311 4,633 LMR
18 134 Brookdale Place 10,984 3,398 3,872 LMR
19 126 Brookdale Place 11,330 2,337 3,933 LMR
20 118 Brookdale Place 10,685 3,161 4,685 LMR
21 110 Brookdale Place 9,030 2,231 3,530 LMR
22 102 Brookdale Place 11,298 2,111 3,927 LMR
23 101 Brookdale Place 10,988 2,196 3,873 LMR
24 109 Brookdale Place 13,116 2,145 4,245 LMR
25 117 Brookdale Place 9,426 2,320 3,600 LMR
26 125 Brookdale Place 9,843 2,005 3,673 LMR
27 133 Brookdale Place 9,970 1,553 3,695 LMR
28 167 S Nardo Avenue 10,315 1,983 3,755 LMR
29 173 S Nardo Avenue 8,964 2,726 3,519 LMR
30 181 S Nardo Avenue 10,179 2,434 3,731 LMR
31 187 S Nardo Avenue 8,809 3,555 3,492 LMR
32 209 S Nardo Avenue 10,084 1,796 3,715 LMR
33 215 S Nardo Avenue 9,301 3,272 3,578 LMR
July 12, 2023
DRP22-023, SDP22-022
Harris – 255 S. Nardo Ave

Page 7 of 10 ends

34 221 S Nardo Avenue 9,811 1,660 3,667 LMR
35 231 S Nardo Avenue 9,978 1,428 3,696 LMR
36 239 S Nardo Avenue 9,629 3,881 3,635 LMR
37 247 S Nardo Avenue 9,318 2,702 3,581 LMR
38 255 S Nardo Avenue 10,000 2,716 3,506 3,658 LMR
39 336 S Nardo Avenue 9,178 2,577 3,556 LMR
Fences, Walls and Retaining Walls:

Within the front yard setback area, the SBMC Section 17.20.040(O) allows fences and walls, or any combination thereof, to be no higher than 42 inches in height as measured from existing grade, except for an additional two feet of fence that is at least 80% open to light.

Landscape:

The project is not subject to the water efficient landscaping regulations of SBMC Chapter

17.56. According to SBMC Section 17.56.040, the regulations apply to modified irrigated landscaped areas that exceed 500 square feet. The proposed project includes 425 square feet of modified irrigated landscaping and decorative hardscape. If the Applicants decide to modify the landscaping during the building permit process, they would be required to come back before the City Council with a DRP Modification for the approval of the landscape plans.

Parking:

SBMC Section 17.52.040 and the Off-Street Parking Design Manual (OSPDM) require two (2) parking spaces for a single-family residence. Currently, the garage is accessed from the southern elevation, however, the proposed main floor addition would prohibit vehicular access to half of the garage. The Applicants are proposing to move the garage door to the eastern elevation and the existing driveway from the southeast corner of the lot to the northeast corner of the lot. This would maintain two parking spaces within the 508 square-foot garage and, therefore, the project is afforded a 400 square-foot exemption.

Grading:

The project includes 5 cubic yards of site grading and 2 cubic yards of grading for proposed footings below the addition.

Lighting:

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

July 12, 2023
DRP22-023, SDP22-022
Harris – 255 S. Nardo Ave

Page 8 of 10 ends

Usable Open Space:

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

Structure Development Permit Compliance:

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

17.63 and the Applicants were required to complete the SDP process. The Applicants had story poles erected onsite and the Story Pole Height Certification was issued by a licensed land surveyor on February 22, 2023, which showed the highest story pole certified at 201.63 MSL and 22.64 feet above the existing and proposed grade. Notices to apply for View Assessment were mailed to property owners and occupants within 300 feet of the project site, which established a deadline to file for View Assessment on May 1, 2023. No applications for View Assessment were received. Therefore, if the Council is able to make the required findings to approve the DRP, the SDP would be approved administratively.

A condition of approval has been added to the Draft Resolution of Approval (Attachment 1) to require that the Applicants submit a height certification prepared by a licensed land surveyor prior to the framing inspection certifying that the maximum height of the proposed addition will not exceed 22.64 ft. or 201.63 MSL above the proposed grade, which is the maximum proposed structure height reflected on the project plans, should the City Council make the necessary findings to approve the project.

Property Frontage and Public Right-of-Way Improvements
The existing property frontage has nonstandard improvements. If approved, the Applicants will be required to construct a 10-foot graded D.G. pathway with the City standard 9-inch concrete mountable curb along the entire property frontage. A 4-foot right-of-way dedication along S. Nardo Avenue will be required.

Public Hearing Notice:

Notice of the City Council Public Hearing for the project was published in the Union Tribune more than 10 days prior to the Public Hearing. The same public notice was mailed to property owners and occupants within 300 feet of the proposed project site on June 30, 2023. As of the date of preparation of this Staff Report, Staff has not received any formal correspondence from neighbors or interested parties in support of, or in opposition to, the proposed project.

In conclusion, the proposed project, as conditioned, could be found to be consistent with the Zoning regulations and the General Plan. Staff has prepared draft findings for approval of the project in the attached Resolution 2023-075 for Council’s consideration July 12, 2023
DRP22-023, SDP22-022
Harris – 255 S. Nardo Ave

Page 9 of 10 ends

based upon the information in this report. The applicable SBMC sections are provided in the italicized text and conditions from the Community Development, Engineering, and Fire Departments are incorporated in the Resolution of Approval. Additionally, as a condition of project approval, the Applicants would be required to obtain a Coastal Development Permit, Waiver or Exemption from the California Coastal Commission prior to the issuance of a Building Permit.

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

CEQA COMPLIANCE STATEMENT:

The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 (Class 1 Exemption) of the 2023 State CEQA Guidelines which is an exemption for minor alteration of existing public or private structures or facilities including additions to existing structures provided that the addition will not result in an increase of more than 50% of the floor area of the structures before the addition, or 2,500 square feet, whichever is less.

FISCAL IMPACT: N/A
WORK PLAN: N/A
OPTIONS:
∙ Approve Staff recommendation adopting the attached Resolution 2023-075. ∙ Approve Staff recommendation subject to additional specific conditions necessary for the City Council to make all required findings for the approval of a DRP and SDP. ∙ Deny the project if all required findings for the DRP cannot be made.

DEPARTMENT RECOMMENDATION:

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

Therefore, Staff recommends that the City Council:

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

2. Find the project exempt from the California Environmental Quality Act pursuant to Section 15301 of the State CEQA Guidelines; and

3. If the City Council makes the requisite findings and approves the project, adopt Resolution 2023-075 conditionally approving a DRP and SDP to construct a 790 square foot addition to an existing two-story single-family residence with an July 12, 2023
DRP22-023, SDP22-022
Harris – 255 S. Nardo Ave

Page 10 of 10 ends

attached garage and perform associated site improvements at 255 S. Nardo Avenue, Solana Beach.

CITY MANAGER’S RECOMMENDATION:

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

1. Resolution 2023-075

2. Project Plans
RESOLUTION 2023-075

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SOLANA BEACH, CALIFORNIA, CONDITIONALLY

APPROVING A DEVELOPMENT REVIEW PERMIT AND

STRUCTURE DEVELOPMENT PERMIT TO CONSTRUCT A

SQUARE FOOTAGE ADDITION AND AN INTERIOR REMODEL

AT AN EXISTING TWO-STORY, SINGLE-FAMILY RESIDENCE

WITH AN ATTACHED TWO-CAR GARAGE AND PERFORM
ASSOCIATED SITE IMPROVEMENTS AT 255 S. NARDO
AVENUE, SOLANA BEACH.

APPLICANTS: JEFF AND ERICA HARRIS
CASE NO.: DRP22-023/SDP22-022
WHEREAS, Jeff and Erica Harris (hereinafter referred to as “Applicants”), have submitted an application for a Development Review Permit (DRP) and Structure Development Permit (SDP) pursuant to Title 17 (Zoning) of the Solana Beach Municipal Code (SBMC); and
WHEREAS, the Public Hearing was conducted pursuant to the provisions of Solana Beach Municipal Code Section 17.72.030; and
WHEREAS, at the Public Hearing on July 12, 2023, the City Council received and considered evidence concerning the proposed application; and WHEREAS, the Public Hearing was conducted pursuant to the provisions of Solana Beach Municipal Code Section 17.72.030; and
WHEREAS, the City Council found the application request exempt from the California Environmental Quality Act pursuant to Section 15301 of the State CEQA Guidelines; and WHEREAS, this decision is based upon the evidence presented at the hearing, and any information the City Council gathered by viewing the site and the area as disclosed at the hearing.

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

I. That the foregoing recitations are true and correct.

II. That the request for a DRP and SDP for an interior remodel and a 790 square foot addition to an existing 3,224 square foot two-story, single-family residence with an attached 508 garage at 255 S. Nardo Avenue is conditionally approved based upon the following Findings and subject to the following Conditions:

III. FINDINGS
Resolution 2023-075
DRP22-023/SDP-022
255 S. Nardo Avenue - Harris

Page 2 of 12 ends

A. In accordance with Section 17.68.040 (Development Review Permit) of the City of Solana Beach Municipal Code, the City Council finds the following:

I. The proposed project is consistent with the General Plan and all applicable requirements of SBMC Title 17 (Zoning Ordinance), including special regulations, overlay zones and specific plans.

General Plan Consistency: The project, as conditioned, is consistent with the City’s General Plan designation of Low Medium Density Residential in the General Plan and intended for single-family residential development with a maximum density of four dwelling units per acre.

The development is also consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy residential neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated neighborhoods.

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

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

The project meets the minimum number of off-street parking spaces and the required front-, side- and rear-yard setbacks and is below the maximum allowable structure height and gross floor area for the property.

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

17.68.040.F:
a. Relationship with Adjacent Land Uses: The development shall be designed in a manner compatible with and complementary to existing development in the immediate vicinity of the project site and the surrounding neighborhood. The development as
proposed shall also be compatible in scale, apparent bulk, and massing with such existing development in the surrounding neighborhood. Site planning on or near the perimeter of the development shall give consideration to the protection of surrounding areas from potential adverse effects.

The property is located within the LMR Zone. Properties to the north, south, and west are also located within the LMR Zone.

The property to the east is located within the Low Residential Resolution 2023-075
DRP22-023/SDP-022
255 S. Nardo Avenue - Harris

Page 3 of 12 ends

(LR) Zone and all properties are developed with one- and twostory, single-family residences.

The project, as designed, is consistent with the permitted uses for the LMR Zone as described in SBMC Sections 17.20.010 and

17.12.020. The property is designated Low Medium Density Residential in the General Plan and intended for detached single-family residences developed at a maximum density of four (4) dwelling units per acre. The proposed development could be found to be consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy residential neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated
neighborhoods.

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

The project has been evaluated, and could be found to be in conformance with, the regulations of the SROZ, which are discussed further later in this report. As a condition of project approval, the Applicants would be required to obtain a Coastal Development Permit, Waiver or Exemption from the California Coastal Commission prior to the issuance of Building or Grading Permits.
b. Building and Structure Placement: Buildings and structures shall be sited and designed to minimize adverse impacts on the surrounding properties and designed in a manner which visually and functionally enhance their intended use and complement existing site topography. Multi-family residential buildings shall be sited to avoid crowding and to allow for a functional use of the space between buildings.

The site is currently developed with a 2,716 square-foot twostory, single-family residence and a 508 square foot attached garage. The Applicants are proposing to construct a 623 square foot addition to the main floor, a 167 square foot addition to the second floor, and remodel the existing residence.

The LMR Zone requires a 25-foot front-yard setback, 25-foot rear-yard setback and 10-foot interior side-yard setbacks. The existing residence has a sunroom in the southwestern corner that encroaches into the required rear yard. The existing nonconforming encroachment will be removed with the
proposed project so that the entire residence will be located within the buildable area and meet the required setbacks.

Resolution 2023-075
DRP22-023/SDP-022
255 S. Nardo Avenue - Harris

Page 4 of 12 ends

After the 623 square-foot addition, the main floor of the residence would consist of the main entry and staircase, to the left of the entry would be an open concept kitchen, living room, eating nook, great room, and morning room. Across the hall from the staircase would be a powder room and a pool bathroom that would only be accessible from outside. To the right of the entry would be a laundry room, two bedrooms and an additional bathroom. The 508 square foot garage is located on the main level, however, it would not be accessible from the interior of the residence. A detached 120 square foot covered patio is
proposed in the southwest corner of the residence off the great room. There is a 167 square foot addition proposed for the second floor. After the addition, the second floor would consist of the primary bedroom suite as well as an additional bedroom suite, and a 157 square foot deck that provides access to a sauna room. A spiral staircase on the deck provides access to a 240 square foot roof deck to be located on top of the center of the upper level.

The SBMC parking regulations require two (2) off-street parking spaces, 9’ x 19’ clear, per single-family residence. The SBMC sections 17.48.040 and 17.20.030 indicate that when required parking spaces are provided within a garage, up to 200 square feet of floor area is exempted for each required space.

Currently, the garage is accessed from the southern elevation, however, the proposed main floor addition would prohibit vehicular access to half of the garage. The Applicants are proposing to move the garage door to the eastern elevation and move the existing driveway from the southeast corner of the lot to the northeast corner of the lot to maintain two parking spaces within the garage. As designed, the garage would provide two (2) required parking spaces, therefore, the project is afforded a 400 square-foot exemption and the total proposed floor area would be 3,614 square feet, which is 86 square feet below the maximum allowable floor area for the 10,000 square-foot lot, pursuant to the SROZ regulations.

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

The proposed project, as designed, meets the minimum required setbacks and is below the maximum allowable floor area for the property.

0.50 for first 6,000 ft2 3,000 ft2

0.175 for 6,001 to 15,000 ft2 700 ft2
Total Allowable Floor area: 3,700 ft2
Resolution 2023-075
DRP22-023/SDP-022
255 S. Nardo Avenue - Harris

Page 5 of 12 ends

c. Landscaping: The removal of significant native vegetation shall be minimized. Replacement vegetation and landscaping shall be compatible with the vegetation of the surrounding area. To the maximum extent practicable, landscaping and plantings shall be used to screen parking areas, storage areas, access roads, and other service uses of the site. Trees and other large plantings shall not obstruct significant views when installed or at maturity.

Drought tolerant plant materials and water conserving irrigation systems shall be incorporated into all landscaping plans.

The project is not subject to the water efficient landscaping regulations of SBMC Chapter 17.56. According to SBMC
Section 17.56.040, the regulations apply to modified irrigated landscaped areas that exceed 500 square feet. The proposed project includes 425 square feet of modified irrigated
landscaping and decorative hardscape. If the Applicants decides to modify the additional landscaping during the building permit process, they would be required to come back before the City Council with a DRP Modification for the approval of the landscape plans.
d. Roads, Pedestrian Walkways, Parking and Storage Areas: Any development involving more than one building or structure shall provide common access roads and pedestrian walkways. Parking and outside storage areas, where permitted, shall be screened from view, to the extent feasible, by existing topography, by the placement of buildings and structures, or by landscaping and plantings.

SBMC Section 17.52.040 and the Off-Street Parking Design Manual (OSPDM) require two (2) parking spaces for a singlefamily residence. Currently, the garage is accessed from the southern elevation, however, the proposed main floor addition would prohibit vehicular access to half of the garage. The Applicants are proposing to move the garage door to the eastern elevation and the existing driveway from the southeast corner of the lot to the northeast corner of the lot. This would maintain two parking spaces within the 508 square-foot garage and therefore, the project is afforded a 400 square-foot exemption.
e. Grading: To the extent feasible, natural topography and scenic features of the site shall be retained and incorporated into the proposed development. Any grading or earth-moving operations in connection with the proposed development shall be planned and executed so as to blend with the existing terrain both on and adjacent to the site. Existing exposed or disturbed slopes shall Resolution 2023-075
DRP22-023/SDP-022
255 S. Nardo Avenue - Harris

Page 6 of 12 ends

be landscaped with native or naturalized non-native vegetation and existing erosion problems shall be corrected.

The project includes 5 cubic yards of site grading and 2 cubic yards of grading for proposed footings below the addition. f. Lighting: Light fixtures for walkways, parking areas, driveways, and other facilities shall be provided in sufficient number and at proper locations to assure safe and convenient nighttime use.

All light fixtures shall be appropriately shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding areas per SBMC 17.60.060 (Exterior Lighting Regulations).

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

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

The project consists of a square footage addition at an existing single-family residence with an attached garage on a developed residential lot; therefore, usable open space and recreational facilities are neither proposed nor required according to SBMC Section 17.20.040. As a condition of project approval, the Applicants will be required to pay the applicable Park
Development Fee.

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

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

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

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

Resolution 2023-075
DRP22-023/SDP-022
255 S. Nardo Avenue - Harris

Page 7 of 12 ends

B. In accordance with Chapter 17.63 (Structure Development Permit) of the Solana Beach Municipal Code, the City Council finds the following:

The proposed structure exceeds 16 feet in height above the pre-existing grade; therefore, the project must comply with all of the View Assessment requirements of SBMC Chapter 17.63 and the Applicants were required to complete the SDP process. The Applicants had story poles erected onsite and the Story Pole Height Certification was issued by a licensed land surveyor on February 22, 2023, which showed the highest story pole certified at 201.63 MSL and 22.64 feet above the existing and proposed grade. Notices to apply for View Assessment were mailed to property owners and occupants within 300 feet of the project site, which established a deadline to file for View Assessment on May 1, 2023. No applications for View Assessment were received. Therefore, if the Council is able to make the required findings to approve the DRP, the SDP would be approved administratively.

V. CONDITIONS:

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

A. Community Development Department Conditions:

I. The Applicants shall pay required Fire Mitigation, Park Development and Public Use Facilities Impact Fees, as established by SBMC Chapter 15.60, Chapter 15.65, Chapter 15.66, and Resolution 2018- 147.

II. Building Permit plans must be in substantial conformance with the architectural plans presented to the City Council on July 12, 2023, and located in the project file with a submittal date of July 3, 2023.

III. Pursuant to SBMC 17.68.040 subsection K, the signed final development plan shall be the official site layout for the property and shall be attached to any application for a building permit for the subject property. Any subsequent revisions or changes to the final development plan as approved by the Council will require an amendment to the approved DRP.

Resolution 2023-075
DRP22-023/SDP-022
255 S. Nardo Avenue - Harris

Page 8 of 12 ends

IV. Prior to requesting a framing inspection, the Applicants shall be required to submit a height certification, signed by a licensed land surveyor, certifying that the building envelope is in conformance with City Council approval on June 14, 2023, and that the maximum height of the proposed addition will not exceed 22.64 feet above the proposed grade or 201.63 feet above MSL, which is the maximum proposed structure height reflected on the project plans.

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

17.60.070 (Fences and Walls).

VI. The Applicants shall obtain required California Coastal Commission (CCC) approval of a Coastal Development Permit, Waiver or Exemption as determined necessary by the CCC, prior to the issuance of a grading or building permit.

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

VIII. Any new exterior lighting fixtures shall be in conformance with the CityWide Lighting Regulations of SBMC 17.60.060.

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

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

XI. The Applicants shall connect to temporary electrical service as soon as feasible to the satisfaction of the City.

B. Fire Department Conditions:

I. ACCESS ROAD MINIMUM DIMENSIONS: Fire apparatus access roads shall have an unobstructed improved width of not less than 20 feet; curb line to curb line, and an unobstructed vertical clearance of not less than 13 feet 6 inches. Exception: Single-Family residential driveways; serving no more than two single-family dwellings, shall have minimum of 16 feet, curb line to curb line, of unobstructed --- Resolution 2023-075
DRP22-023/SDP-022
255 S. Nardo Avenue - Harris

Page 9 of 12 ends

improved width. Access roads shall be designed and maintained to support the imposed loads of not less than 75,000 pounds and shall be provided with an approved paved surface to provide all-weather driving capabilities per the Solana Beach Municipal Code Title 15 Building and Construction Chapter 15.32 Fire Code Section 15.32.170 Section 503 Section 503.2.1 and 503.2.3.

II. BUILDINGS AND FACILITIES: Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility per the 2019 California Fire Code Chapter 5 Section 503.1.1.

III. GATES: All gates or other structures or devices, which could obstruct fire access roadways or otherwise hinder emergency operations, are prohibited unless they meet standards approved by the Fire Department. An approved emergency key-operated switch and/or an approved emergency traffic control-activating strobe light sensor shall be installed per the Solana Beach Municipal Code Title 15 Building and Construction Chapter 15.32 Fire Code Section 15.32.200 Section 503.6. All Knox Box products shall be purchased through Knox website under Solana Beach Fire.

IV. ADDRESS NUMBERS: STREET NUMBERS: Approved numbers
and/or addresses shall be placed on all new and existing buildings and at appropriate additional locations as to be plainly visible and legible from the street or roadway fronting the property from either direction of approach. Said numbers shall contrast with their background and shall meet the following minimum standards as to size: 4” high with a ½” inch stroke width for residential buildings, 8” high with a ½” stroke for commercial and multi-family residential buildings, 12” high with a 1” stroke for industrial buildings. Additional numbers shall be required where deemed necessary by the Fire Marshal, such as rear access doors, building corners, and entrances to commercial centers per the 2019 California Fire Code Chapter 5 Section 505.1.

V. ADDRESS NUMBERS FOR STRUCTURES LOCATED OFF
ROADWAY: Where structures are located off a roadway on long easements/driveways, a monument marker shall be placed at the entrance where the easement/driveway intersects the main roadway.

Permanent address numbers with height conforming to Fire Department standards shall be affixed to this marker per 2019 California Fire Code Chapter 5 Section 505.2.

Resolution 2023-075
DRP22-023/SDP-022
255 S. Nardo Avenue - Harris

Page 10 of 12 ends

C. Engineering Department Conditions:

I. Per Solana Beach Municipal Code Section 11.04, the Applicants are required to construct all public improvements along the street frontage.

In this instance, this will include constructing a low profile mountable 9” X 9” X 12” concrete curb along the frontage of S. Nardo Avenue and install a 10’ wide stabilized, compacted, decomposed granite (D.G.) at 2% maximum from the property line down toward the curb to the satisfaction of the City Engineer.

II. The existing driveway approach on S. Nardo Avenue does not meet current City standards. A new driveway approach per modified SDRSD G-14A is required. The proposed driveway shall have 2:1 transitions to the proposed D.G. path. All existing private improvements adjacent to the new driveway shall be removed to accommodate this condition.

III. The Applicants are required to obtain an Encroachment Permit in accordance with SBMC Section 11.20 for any work performed in the public right of way. This includes, but is not limited to, the concrete curb and driveway.

IV. S. Nardo Avenue is a local residential street in the City’s circulation element. The minimum street right-of-way width is 48 feet. A 4-foot dedication of public right-of-way is required. The new right-ofway/property line will be based on the 4-foot dedication line. Setbacks must be based on the new dedication line.

V. Stormwater best management practices shall be developed and implemented to manage stormwater and non-stormwater discharges from the site at all times during construction of the project. Erosion prevention shall be emphasized as the most important measure for keeping sediment on site during construction. Sediment controls shall be used as a supplement to erosion prevention for keeping sediment on site.

VI. The Applicants shall provide a drainage study and storm water management plan prepared by a registered civil engineer that addresses the following storm water issues. A Misc. Engineering Permit will be required.
a. A detention area for the added impervious area may be required.

This detention area must show the detention location and the outflow characteristics. The detention area shall be sized to accommodate the increase in runoff generated on the property due to the new impervious area.

Resolution 2023-075
DRP22-023/SDP-022
255 S. Nardo Avenue - Harris

Page 11 of 12 ends

b. The study shall indicate the amount of impervious area proposed to be added by the project.
c. Construction best management practices (BMPs) and the general drainage pattern of the property need to be shown on the site plan.
d. Roof drains need to flow into landscaped areas before being collected and draining to the street. All roof drains (both existing and proposed) for the property need to be shown on the site plan.

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

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

IX. This project will be required to record a covenant against the property acknowledging that the property owners will not oppose formation of an assessment district for undergrounding of the overhead utilities.

D. City Council Conditions:

To be added if necessary.

IV. 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.

V. EXPIRATION
The Development Review Permit for the project shall expire 24 months from the date of this Resolution, unless the Applicants have obtained building permits and has commenced construction prior to that date, and diligently pursued construction to completion. An extension of the application may be granted by the City Council according to SBMC 17.72.110.

VI. INDEMNIFICATION AGREEMENT
The Applicants shall defend, indemnify, and hold harmless the City, its agents, Resolution 2023-075
DRP22-023/SDP-022
255 S. Nardo Avenue - Harris

Page 12 of 12 ends

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

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

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

PASSED AND ADOPTED at a regular meeting of the City Council of the City of Solana Beach, California, held on the 12th day of July, 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

VICINITY MAP EB

PROJECT LOCATION

PROJECT VIEW
SOLANA BEACH FIRE DEPT. NOTES
OBSTRUCTION Of ROADWAYS DURING CONSTRUCTION: ALL ROADW~YS SHALL BE A MINIMU:,1 OF 20 FEET IN WIDTH DURING CONSTRUCTION AND M!INTAINED FREc ANO CLEM iNCLUJING TW: PAR"NG Ge VEHICLES PER THE 2019 CAUFORN!A FIRE COOE CHAPTER 5 SECTION 503.4 AND 503.2 1.

ADDRESS NUMBERS: STREET NUMBERS APPROVED NUMBERS AtlDJOR ADDRESS:S SHKCL BE PLACEJ ON Ace NEW AND EXISTING BUILD IIGS All:J AT APPROPRI, TE ADOITIONll LOCATIONS AS TO BE PLA'NLY VISIBLE AND ltG:BLE ROM TH: STRE:T OR ROAff/.'AY FRJNTINGTHE PRQPERT/ FRO:.:

EilHEP DIRECTION Of APPROACH. SAIO N~MBERS SHALL CONTRAST WITH TH=!R BACKGROL'~D . .A~JD SHA~L ME:T THE ~OLLOW!NG t!!tllMUt.~ Si:JJOA,RDS AS TO S!ZE. 4" HIGH Wl1h A½' lNCY STROKE WJDTh fOR RESIDENTl4L BU!lotllGS a· HIGH WITH A½" STROKE FOR COMMERC:Al Al,D MULT>FAMi~Y RES'.DENTI~.:. BUILDINGS, 12" HIGH WITH A 1' STROKc FOR INDUSTRiAL BUILDINGS ADOnlONAL NUMBERS SH~ll BE REOUIREO WHERE OEEl,1EO NECESSARY BY THE ARE IAARSHAL, SUCH AS REM A[,:ESS D"ORS 3UILC ijGCCc'lERS ,.ND EliTRAICcSTC COMl.''i1CIM CENTERS PER THE ?019 CALIFORNIA FIRE COD£ CliAPTER 5 SECi/0/J 505.1 AUTOMATIC FIRE SPRINKLER SYSTEM-ONE-AND lWO-FAMILY
DWELLINGS: srnucruqcs SW'.L BE PROTETEO E'1 AN i'UTOW-': FIR' SPRINKLER SYS1 EM DES1GtiEO AND lilSl'UEO ?I.ANS cOR THE AL"'OMAT!C FIRF SPRINY' ER svsTEM S~All 8E SU3'.1ITTE1 AS C'"'ERRE" SUBMITT,,., AND APPRG,ED Bi ,H: so.A~lABEACH FIRE DE?A~1MENT PRIOR TO !>lSTAll~T:ON P[R T~• SOLANA SE,CH MLl'IIC/Pft! COD< TITLE 1:.; 3UILC.:.s AN:, CONS.HUC!::iN cr:.~?TER :j.3? ri.:.;E co:.:;E SE Ci.ON /532.230S£Ci/ON 903.2.0J. SPRINl<l.ERS SHALL BE REQUIRED DUE TD SIGNIFICANT MODIACATIONS.

CLASS "A" ROOF ALL :<Rue· ",ES SHALL Ee PRG. IJED ,', TH 1' CcASS · A" ROOF COVERING TO Tiit SATISFACTIOII OF THE SOL~~A BEACH Fi RE D[P.\RTf.'C:IT At::, PER ''IE2c'} CAI '"DR/If: 3UILC '/GC0]£ c11: 'TER ' SECTIOV 1505

HARRIS RESIDENCE
255 SOUTH NARDO, SOLANA BEACH, CA 92075
APN: 298-083-22-00

GENERAL NOTES

1. 2.

TH" FOLL~WING GENERl,L NOTES APP'. Y TO All DRAWINGS '.JNLESS OlnERWISi: NOTED OR SPECIFIED
All WORY SHAU BEOONE iN ACCORD~NGE WITH All CURRElff FEDERM STATE, CGUNJY, AND Cil I ORO:;JANCES HAVltJG JUH,SO!CTiJN, Al.□ IN ACCORDANCE WITH THE ORAWl~GS ANO SPECIFICATIONS ISSUED
HEF,:WITf,. TH( CONTR~CTOR SHALL QBTAII: ANO CJOR l:..ATE A:,D THL OWNER SHALL PAY FOR All REQUIRED PERMITS

3. WDRKSH,LLBE PERFOFi'~ED ::. AN CoJERLY AND C'.REFU_ MAlf;f.R WITH DUE CONSIDERATIOII FOR THE SAFETY Alm PROTECTIOII OF ALL Pu.SONIH, EXISTINGS:,RfACcS. MAiERIALS, AND [QU!P/,!ENT.

PRGTECTi'/E DEV1GES Sc All BE 'NSTAlLEO MIO MAIIITAINW AS NECESSARY, "ND AS REQUIRED BYTHE OWNER OR AUTHORITIES.

4. TH: CONTRACTOR SHAE REVIEW DOCUMEtffS, FIELD VERIFY DIMENSlotlS AND FicLO CCIJDITIOt/S AND CONFIRM THAT WORK IS BUILDABLE A'S SHDWN. THE CO'/TRACTOR SH•ll REPORT ANY CONFLICTS OR
DISCREP/JJCIES ,tJ \'IRITiNGTC ~HE ARCH'TEGT FOR CLARlfiCATIOIJ PRIOR TO PERFORMiNG ANY WORK IN QUESTION

5. Ut:cESS OTHERW'SE SHOWN OR NOTS. All :YPICA'. OETAJLS SHALL BE USED '//HERE APPLIC~BLE.

6. SArcTY ~'EASURES: AT All Tll,',ES, TcE CONTRACTCR SHALL BE SOLELY ANO COMPLETELY RESPONSIBLE FOR THE CONDITIONS OF THE JOB SITE.

INC'.UOING THE SAFETY OF PERSONS PJO PRO PERT'! ANO FOR ALL NECESSARY IIIDEPEl!DENT ARCHITECTURAL OR EIJGINEERING REVIEWS OF THESE co:,omm1s TH, ARCHcECT'S. ENGl!JEER'S OR OWIIER'S JOB SITE REVIEW IS NOi INTEIIDED TO INCLU'lE REVIEW OFTHE ADEQUACY OF THE CO'ffRACTORS S!fETY t,lEASURES.

DO IJOT SCALE DRAV,INuS WRITTEN ulMENSIONS SHALL ,AKE
PRECEDENCE, AND LARG!: SCAl!: DETAILS SHALL T~KE PRECEDENCE OVER Sf.lt.LLER DETAILS.

SHOULO THE CONTRACTOR ENCOU!ffER THE PRESENCE. OR POSSIBLE PRESENCE OF PDTENT"LLY HAlARDOcS MATERIALS THE CONTR.ACTOR

SHALL NOTIFY THE CU ENT FOR INSTRUCTIONS PRIOR TO CONTIIIUING WORK.

IJO PRODUCTS CONT/;JIJING /\SBESTOS SHALL BE USED ON THIS PROJECT.

THE GENE,Al COf/TRACTOR Snlll NO-IFY THE ARCHTECi OF ANY ASBESTOS FOJllO IN AtJY ITEM CALLED FOR IN THE DRAWINGS AND SPECIFIC,ilONS
10 GENER~LY, ft.~l DIM:NSiOl:S ON 8_QQR PlAt,S ARE TO FACE OF FINISH.

UNLESS OTHERV,jSE tJO:!'D
11 ALL CONCLITS A/J~ PIPilJG SHALL BE CONCEALED.
12 SUBSTiTUTIOt:S Will NOT BE ~llOWED WITHOLIT THE PRIOR ACCEPTANCE OF THE ARCHITEc, ALL REQUESTS FOR SUBSTITUIONS. R':VISIO!:S, OR CHAIJGES SH.el.l BE SUBMITTED TO THE ARCHITECT PRIOR TO PURCHASE.

F~5RICAii8N OR :IJSTAL'ATtON
13 THE CONTRACTOR SHALL MAHITAII, THE JOBSITE IN A CLEAN CONDITION AT ALL TIMES AND SHALL I18TLEX/E co:GTRUCTION D:BRIS ON THE 0ROPER1Y.
14 TH: CONTRACTOR SHALL NOTiP! THE CWNER IN AD', ANGE 0' lNlEl1R~PTING LITILIT'ES SUCH AS WATER. POWER OR HEATING AND MUST S CHcDULE SUCH WORf '111TH THE ow,:ER.
15 THE CONTRACTOR SHAU. REPLACE AIIY EYlSiiNGLANOSCAF/NG OR SITTWORK THAT IS DAMAGED DURltJG cm.;sIBUCT!O~l.
16 THE CONTRACTC?. SH~L~ PRO,iJE HIS 01'/N f,ESTROJM FACILITIES. THE COtJTRACTOR IS ALLOWED TO USE OWNERS ELECTRICITI THE
CCIITRAC7 0R IS liOTTO USE TfiE OW!:ER'S ELEPHC:IE
17 COtITRACTOR WORK '!OURS SHALL BE FROM 7:00 AM TO 7:00 PM l.10NDAYTHROUGH FRIDAY ANO 6.00 AM TO 8:00 PM SATUROM. SUl<DAY AhC HOLl[AYS

18. THE COIJIBACTOR SHALL Be INSURED AIJD HAVE WDRKI.IAN'S CO'.'PENS~TIOI!

19. THE COIJIBACiOR SH~LACQUIRE ANO REVIEW iHETEliANT HANDBOOK AM= ANY C~HER •.,\NDlO'lD oo:uME!:7S f,..", ;?PLIC'BLE
JUNE 7, 2023

DESIGN DEVELOPMENT

PROJECT TEAM

OWN'R JEFF MIO ERICA HARRIS
255 SOJTH NARDO ,WE
SOLANA BEACH. GA 92075
GONTACT: JEFF AND ERICA HARRIS
PHONE: 415.81 b.8184
'MAIL ERICAcEA83C::,GMAlc.COM
[email protected]
ARCHITECT T7 ARCHITECTURE. INC.
546 VN..L'fl AVENUE, SUITE/,
SOLAN., BEACH, CA 92075
CONTACT: ANDREW E. CROCKER. AJA
PHONE· 858.345.1295
.\[email protected]
SURVEY & CIVIL SHA. INC.
5225 AVENIOAENCINAS, SUITE l
CARlSBf,JO, c., 92008
CONTACT: ARMAND A. MARDIS PLS. CA. Al.

PHONE 760.931.8700
EMAIL: [email protected]

DEFERRED SUBMITTAL
ARE SPRIN!'I_ERS
DRAWING ISSUANCE CITY OF SOLAtlA BEACc PLANlllNG REVIEW SUBMITTAi. 06-07-2023 SUBMITTAL AND SHOP DRAWINGS THE GENERA, CONTRACTOR SHALL PRO,IDE SUSMITTAlS AND SHOP DRAWINGS FOR THE FOLLOWIIIG ITEf.1S· MlllWORK. LIGHTING. ROOFING

GOVERNING CODES
2019 CALIFORili~ BUILDING CODE {CBC)
201S CAL!fl''INIA GREEII 6UILDlli3 STNiDARDS CODE
2019 CALIFORll'AELECTRICAL CODE (CEC)
201c GALIFJ'INIA I.'ECHMHCf,J CDDE ICi~C)
1019 CALIFORl/l~PLUl,1BING CODE (CPC)
2010 CAL!fcRNIA r RE CC)E (CF~O)
?019 CAcifORrIABUIL:JING E!lERGY EFFICIENCY STANDARDS CODE THE CITY Of SOI.AM BEACH MUNICIPAL CODE
COM0 Ll!.NC~ WiT~THE DOCUMENTATION REOU!REMENTS OFTHE ?G19 ENFRGY EfFl:,ENCY STA~DARDS iS NECE$SA~Y fOR TH.S PRC.EC!. REGISTERED. S,GNED, A!ID DATED COPlcS OF THE APPROPRIATE CF1 R CFR2. AND CF3R FORMS SHALL BE MAD, AV/,ic,\BLE ~- NEClSSAIW NTER\ ~LS FC, BUILJING II.SPECTOR RE\ :EW FlllAL COMPLEiED FORMS Wlcl BE AV/>JLABLE FOR BUILDING OWNER

DRAWING INDEX

GODO TITLE SHEET
G004 BMP SITE PLAN

GOOS STORY POLES
G006 FAR PLAN
T1 TOPOGRAPHIC SURVEY
T2 ROW IMPROVEMENTS
A100a EXISTING SITE PLAN
A100b PROPOSED SliE PLAN
A101 DEMO FIRST FLOOR PLAN
A102 DEMO SECOND FLOOR PLAN
A103 PROPOSED FIRST FLOOR PLAN
A104 PROPOSED SECOND FLOOR PLAN
A105 PROPOSED ROOF PLAN
A106 DETACHED ACCESSORY STRUCTURE
A300 EXSTING ELEVATIONS
A301 EXISTING ELEVATIONS
A302 PROPOSED ELEVATIONS
A303 PROPOSED ELEVATIONS
A400 SECTIONS

SCOPE OF WORK
THE PROJECT PROPOSES ADDITIONS TO THE FIRST AND SECOND LEVELS, AS WEl I AS A ROOF DECK, AIJDTHE INTEh;OR At;o EXTERIOR RtMODEL OF TnlS 2.82, SF SINGLE FAMILY RESIDENCE. /05 ST ARE TO BE ADJ ED TO THE FIRSTLEVEL AND 167 SF /,RE TO BE f,JODEDTO THE SECOND ,EVEL. ::JERE :s TO Be AN Q:JTDOO?, EATl~G AREA ADDEO IN THE REAR YARDSE.l BACK 6'-0" FROM THE HOME AND 5'-0"FROM THE RLAR P!10PERIY LIN'

SITE DATA
APN:

LEGAL DESCRIPTION:

LOT AAEA:

ZONE:

OCCUPANCY GROUP:

CONSTRUCTION TYPE:

OVERLAY ZONE:

FLOOR AREA RATIO {SCALED RES l
EXISTING FLOOR AAEA:

EXISTING GARAGE:

TOTAL:

GARAGE EXEMPTION:

TOTAL EXISTING FLOOR AREA PROPOSED FLOOR AREA:

TOTAL PROPOSED FLOOR AREA:

ACCESSORY STRUCTURE:

PARKING REQUIRED:

PARKING PROVIDED:

SETBACKS:

HEIGHT:

ARE SPRINKLERS:

YEAR BUILT:
298-083-22-00
BlK F·LoT ,s·
10,000 SF f .23 ACRES
LMRC
R-3
V-A
COASTAL ZO~E

SCALED RESIDENTIAL OVERLAY ZONE
(0 5 X 6 000)= 3,000 SF
(0.175 X 4,000)= 700
3 OOJ SF+ 700SF <
3,700SF MAX F.A.R. Al.LOWED

2.716 SF
508 SF - 2 CAR GARAGE

3.22~ SF
-400SF
2 824 Sf 623 SF fiRST FLOOR
167 Sf SECOND FLOOR
3,614SF
SEEA106 FOR DETAILS
2 OFf-S'.REcT
201'!'-STRE!'l
FRONT YARD 25'-0.

INTER:OR S'DE YARD 1C -OREAR Y/\RO. 25'-0'
25'-0" MAX (NCT TO EXCEED)
PRO?OSED: 23'-0 H8Gf'T PR0°0SED
,s·-o· SDP MAX!UM H:IGHl. PORTIONS OF
AOD:T!ON \'.'Ill REQUIRE S"ORY POLES -

STORY POLE SHEET GOOS

PROPOSED
1985
PROJECT:

HARRIS RESIDENCE
255 SOUIB NARDO, SOLAAA BEACH, CA 92075
AACHITECT.

II Architecture
NO: REVISION:

ANDF.:W E. CROCK:i1, />JA
646 VALLEY AVENUE, SUITE A
SOLt,1:.'\BEA:::H,CA 9207S
T: 858.345.1295
CONSULTANT:

DATE:

CoSB Pl.ANN ING DEPT 12 20 2022
1HESE. W\Wi:SS, SPEC!RCA110NSMJ 11-£ t:ONCfffSEMSOOB IN il-lEM ~ 1H£ DRIGIWL UNPUSU-SHED 'MJRKOf TI-IEM0-!11£Cf, Nl.l JIAY NOT BE USED, OlSCtOSED,OR DUPUCI-.TillftTTHOUTn·E 'MVJTEN CONSEh'T 'M£11-En lHE PM.E&i FOO 'MilCHUflWffiEMADE"ISEXECUT'5lOANOT,UN!..ESS Oll-!ERW.SE "6lll'EDBYCON111ACT.

STAMP:

PROJECTNAME: HARRIS RcSIOEtl:E
JOB NO: 2204 -----
DRAWNBY:

CHECKED BY:

ISSUE DATE:

DRAWING ALE:

PHASE:

SHEET
TlilE:

SHEEr
NO:
fi\l

DESIGN DEVELOPMENT

TITLE SHEET
GOOD 6/8/202311:22:57 AM
1 l
~
( \ i )
R'AR \ YARD \ SETBACK : 1
D .,
• 25 -0' \ :
'FROM PL
5' -0"
14=---=····=··--,,,,;,,,··•·""""
I
~
-----; ~b
~~ «-
>-
L---------~
BMP SITE PLAN = 1-0'
S 79'll6'43'W 12489'
DG CoSB DEDICATION
10·-o· 4·. o·
~
~ 0
Cl
a:
<(
:z:
:c
~ 0
C/'J

BMP LEGEND
I POS 659 I BROW DITCH
I PDS 659 I BERM

DIRECTION OF LOT DRAINAGE
MATERIALS & WASTE MANAGEMENT llMP•
! WM-1 ! MATERIAL DELIVERY<; STOR4Gf
I WM-41 SPILL PREVEfmON & CONTROL
I WM-5 I SOLID WASTE MANAGEMENT
I WM-6 I HAfAROOUS WASTE MANAGEflENT
! WM-8 ! CONCRETE WASTE MAN,GEMENT
!WM-9 ! SANITARY WASTE MANAGEMENT
TEMPORARY RUNOFF CONTROL BMP•
I SS 2 I PRESERVATION OF EXISTINGVEGET4TION
(ID] BONDED OR STABILIZED FIB!'R MATRIX (Wl~ITER)

HYDROSEEOING (SUMMER)
~![&[] STRAW OR WOOD MULCH
I SS-7 I PHYSICAL STABILIZATION ~YINTER) ...,..ta....,.... • .....,-.

I SS-10 I
Llill
rn:n
D D
mm
ENERllY DISSIPITATOR

SILTFENCE
SEDIMcNT!DESILTING BASIN
FIBER ROLLS -·--FR-FR-
[sf.(]~ GRAVEL OR SAND BAGS
~ STREET SWEEPING AND VACUUMING
I SC-101
rnTI
I NS-2 I
mTI
illTI
I TC-3 I
STORM DRAIN INcET PROTECTION

SITE FENCE
DEWA1ERING FIL1RA110tl
STABILIZED GONS1R"CTION ENTRANCE
CONS,RUCTION ROA~ STABILIZATION
ENTRANCE/ EXITTIR: WASH
POST-CONSTRUCTION SITE DESIGN BMPs

MAINTAIN NATURAL DRAINAGE PATHWAYS AND

HYDROLOGIC FEATURES
Ill -x-x-
-e---e--

CONSERVE NATURAL AREA, SOILS, ANO VEGETAT,ON
MINIMIZE !MP:RVIOUS AREA
MINIMIZE SAIL COMPACTOli
IMPERVIOUS .AREA DISPERS ON

RUNOFF COLLECTION
wIJ
wTI
[ill]
ITH]
[ill]
[ill]
wTI LANDSCAPING WITH NAilVE OR DROUGHTTOLERNH SPECIES
@TI HARVESTING AfJD USING PRECIPrT ATION
POST CONSTRUCTION SOURCE CONTROL BMPs
[I[[] PREVE11110N OF ILLICIT DISCHARGES INTG THE MS4
rnIJ STORM DRAINS STEtlCIUNG AND POSTING OF SIGIIAGE
rnTI PROTECTED OUTDOOR MATERIALS STORAGE AREAS
[ill] PROTECT MATERIALS STORED IN OuTOOOR WORK AREAS
mIJ PROTECT TRASH STORAGE AREAS
@I] ADDITIONAL BMPs BASED ON POTENTIAL RUhOFF PG,LUTANTS:
[I] ON-SITE STORM DRAIN INLETS
rn INTERIOR FLOOR DRAINS & ELEVATOR SHAFT SUMPS
w INTERIOR PAF,KING GARAGES
OD NEED FOR Fl/TURE INDOOR g STR. PEST CONTROL
(I] u\NDSCAPE/OUTDOvR PES,ICIDE USE
IT] POOLS. SPAS PONDS. FOU'ffAINS & WATiR FEATURES
[[I FOOD SERVICE
[El TRASH OR RE'USE ~,SEAS

DJ INDUSTRIAL PROCESSES
QJ OUTDOOR STORAGE OF EOU,?. OR MATER,ALS
[]] VEHICI E AND EOUIPl.!ENT C'EANINS

OJ VEHICLE/EOUIPEMENT REPAIR AND MAINTENANCE
[M] FUEL o,sPENSING AREAS
[]] LOADl::G DOCKS
@] FIRE SPRINKLER TEST WATER
[I] MISCELLANEUUS DnAIN OR NASH WATER
[]] PLAZAS. SIDEWALKS DRIVEWAYS, 4ND Pt,K!NG LOTS
PROJEl'.:T:

HARRIS RESIDENCE
255 SOUTH NMOO, SOLANA BEACH, CA 92075
ANDREW E CROC¥ER, AIA
646VALLEY AVtNUE,SUITEA
SOLANA BEACH, CA 92075
T. 858.345.1295
CONSULTANT:

NO: REVISION: DATE:

CoS8 PLAN~ING DEPT 12.20.2022
lHESEORAYtlllGS, Sl'£tf1CATIO!IS A'll 1HE COHC8'TS EM'lOOIES INlHEM ll'E. ll£ O?.IGINM. lNPUBUSHEDWO?.KOF'TI'1EMaiTECT,ANO MAYNOTBEUSED, !XSQJISED, DR DUPUCATED i'fTIHOUT111EW!l/119j CONS81TY11£111ER THE MORTfOA WHCH ne' ~WDE lS EXECUTED OR NOT, lRilSS OJHER'MSE MlR@l flt co,mwrr PROJECT NAME: HARRIS RESIDENCE
JOB NO: 2204
DRAwtlBY: RV
CHECl<EDBY: AC
ISSUE DATE: 12/22/2022
DRAWING FILE: OD Harris Resictence.:rvt
PHASE:

DESIGN DEVELOPMENT
SHEET

TITLE BMP SITE PLAN
SHEIT
NO:

G004
6;5,2023 11 :21.09 AM
SP 4 199.74 STORY POLE GENERAL SHEDULE
STORY POLE NUMBER PTEl£1' PIAN ELEV
1 179.66 189.86
2 17966 192.9
3 179.66 189.86
4 179.66 199.74
5 179.66 198.01
SP519~.01 6 17988 199.74
7 179.66 198.01
8 17988 2G1.33 SP2192,90 9 179.66 201.33
10 179.66 201.33
SP 6199/4 - 12 17966 201.33
13 179.6G 1!JD.24
S? 7198.01 14 179.66 190.2'
15 179.b 190.69 SP318986 - -.. 17 179.65 190.69 $?920163 18 17966 193.09 19 17988 190.69
20 179.66 188.73 SP 19 190 69 21 17966 188.73
22 179.66 191 SP 18193 09 23 17966 191
24 179.66 168.73
SP 20 Hl8.73 SP 131$;)24 25 .. 179.66 188.73
~1188.73
26 17966 201.33
SP 12 201.63
SP 14 190.24
SP 24 188 73
SP 25188.73
SP1519C69 '-------------------------------~ SP 17 190.69 1 STORY POLE PLAN
SP 17 190.6·9 $----------------------
!W 1818'.l 09
SP 10201.63
SP23191.00 $
SP 21 188.73
SP 22 H.11.00
SP26201 33 ---;,,;,- SP 12 201.6l
$ s0a20163
SP 24 188.73
SP 14 190.24
SP 7 19t 01
SP510501
SP6199.74
190.69 SP 17 "' SP\ 189.00
SP3'189.86
SP 15190.M SP 3189.86
SP 1.: 190.24
S? 13 1&014
2 STORY POLE ISOMETRIC -1 3 STORY POLE ISOMETRIC -2
CIFLBiGTci

10.2 13.24

10.2 20.08

18.35 20.08

18.35 21.67

21.67 21.67
..

21.67 10.55

10.58 11.03
- 11.03
i3.43

11.03 9.07

9.07 11.34

11.34 9.07

9.07 21.67
SP 25 1!!3-73
SP 5198.01
$
SP 2192.90
SP 1 189 86
ED
PROJECT:

HARRIS RESIDENCE 255 SOUTH NARDO, SOLANA BEACH, CA 92075 AHCHITECT:
fl Architecture
NO:

ANDREW E. CROCKER, AiA
646 VALLEY AVENUE, SUITE A
SOLANA BEACH. CA 92015
T: 858.345.1295
CONSULTANT:

DATE:

CoSB PlANNING JEPT 03.16.2023
TricSl'D..Wl!GS, Sl'fCifl".lllOHS 00 mECCSW'l!-IHn;a.l 111£ ff OAIQNN. tJNPUSUSHEU WORK o~ THEAAO-ITECT, ANOMAYNOTBEUSED, Dlsa..DEJ, DR OLPU CATBJ fflTHOUTTl£ WiV1TEN CONSOO' WHETHER mE l'nOJ'Ci FOIi Wlit:!!1Ht-Ylf.'RHll!l"' ~ E>mllED !)!I 1,'0T, Ul,l£SS GTrifRV!« ~BYC0!1111ACT.

PROJECT NAME: HARRIS RESIDENCE
JOB NO: 2204
DMWNBY: Author
CHECKED BY: AC
ISSUE DATE: '.2/22/2022
lli!AWING FILE: X'l,FIJJ22
PHASE:

DESIGN DEVELOPMENT
SHEET STORY POLES TITlE:

SHEET
NO:

G005
6/8/20?311·i8:48 .!JA
1 FIRST LEVEL FAR PLAN 1/8 = 1'-0
2 SECOND LEVEL FAR PLAN 1/8" 1·-0·
! 13•.11· 21'· DEMO 7" r WAL~ 13
35 • 6"
1 r ,. 1
i -------rl--" -----f-,oon,se -~-------.A-A,,,._,,
I I J~~~~-~XXJO(x~
13· 3• 1 i ;
I C
DEMO WALL 7 19'-9 3•.10·
DEMO
44'·7"
L
I
I
WALL 12
28' -2 3;4·
4~-41/2'
12-13W
EXISTING SF: 1,661 SF
PROPOSED SF: 706 SF
E)()STING SF: 1,055 SF
PROPOSED SF: 167 SF
lo
Ri
AREA PLAN GENERAL NOTES I. ALL DIMENSIONS ARE McASURED FROM THE illERIOR WAL .. SURFACES.

2. EXTERIOR AREA THAT IS SURROUNDED BY THREE OR MO'!E WALLS AND

COVERED SHALL COUNT TOWARJS FLOOR ARLA

PROJECT AREA CALCULATIONS

WALL CALCULATION
LEVEL 1 • TOTAL EXISTING WALLS: 270'-91/2'
DEMOWAUS:

WALL 1:

WALl2
WALL4:

WAlL5
WALL6:

WALL 7:

WALLB:

WALL9:

WALL 11:

WALL 13·
22-5"
7'-111/2"
1'-111/4
4'-0'
3'-10'
19'-9"
13-41/2
19'-93/4'
1'-8"
5'-3 314·
TOTAL DEMO: 100'-0 3/4'
TOTAL% TO REMA,N: 63%
TOTAL% DEMO: 37%
LEVEL 2· TOTAL EXISTING WALLS: 160'-9'
DEMO WALLS:

WALL 1.

WAll2:

WALL6
21'-1'
1'-111/4
1'-3112'
TOTAL DEMO: 24'-3 3/4'
TOTAL% TO REMAIN: 85%
TOTAL% DEMO: 15%

HATCH LEGEND
PROPOSED ADOITIGN Sc
EXISlNG ARiA
TOTAL EX:STING WALLS

TOTAL JEMO WALLS
TOTAL REMAfNG: 71%
l<XXX 'q GARA SE EXE'.,IPTIOI, AREA 400 S'
431'-61/2
17(-41/2
PROJECT:

HARRIS RESIDENCE 255 SOUTH NARDO. SOLANA BEACH, CA 92075 ARCHITECT·
fl Architecture
ANDREW E CROCr::R, AL!
646 VALLEY AVENUE, SUITE A
SOLl'lA BEACH. C!. 92075
T: 858.345.129;,
------------CONSULTANT
NO: REVISION: DATE:
lliESE~"SS. SPEC:'FICATIONS AhD 1HE CONC0'1S ooorus !NlHEM NfE. n£ OOlGIHAL UNPUBUSHEDWOOK. OfTH!:: AAaiTECT,RiO MAYNOT BEUSEJ. ll!SCLIIS6l, IIROOPU""18J Wl1HOI/TllEWP.11BHXINSEIITYlliEllER t-lf PM..EC:TFOR VMCH iHEYWERE WDf IS EXECUTED OR NOT, UM.ESS OlHSiWISE Ni!\EEl BY COk'TMCT.

STAMP:

PROJECT NAME: HARR:S RESl'JENCE
JOB NO: 2204
OAAWNBY: RV
AC
ISSUE DATE: 07/13/1023
DRAWING FlLE: OD Harris Reside11ce.rvt
PH,l.5E: . .

CONSTRUCTION DOCUMENTS
SHEET
TlllE
SllEIT
NO:

FAR PLAN
G006
i,3/2023 9:<0:5i AM
"'
,,,

PROPERTY LINE
S 79·05•43• W 124.98"
r,---o---o----0----0---;=cil===D===Dl==:::!=l-- -CJ:------..._ ::--- -0----0-- -o----0f----Ol---CJ---c}----{:J-----,:::J---=D--,:;0----0----0----0---o---:.,-:,£f---Cl---C}-,-/-:;-~--Q---O-- -O-- --Of---Cl---CJ---!J-fi177_,c ---- <i'-;;, ""
X
1 l80.2rs
71B0.2FS
I
I
_,,...-
~ -BO.Jrs
/
El
COVf:RED BRICK PA TIO
■
s
~ • -LOW BLOCK
•
~
WAL L
----
CONC. DECK
179.srs
--..r-:::--------
----
---- ---- ----

EXISTING HOUSE
---
-----
Elev- 179.66FF
) ~TE
178~]
I
El~v: 178. 90GF
e•'s
1?9.-,.F$-......... \76·
'---~--1?9,
I
I
178.JG

CONC DRIVEWAY
---- ----

PROPERTY LINE
-•t • • • M •JII M '79sc
12" HIGH WALL
PffOPERTY LINE
I
\
I
I
\
I
I
I
I
00 5 0
e----

BASIS OF BEARINGS
5 SCALE: 1• = 5'
10 15
I
THE BASIS OF BEARINGS FOR THIS SURVEY IS THE CALIFORNIA COORDINATE SYSTEM.

NAO 83 (CCS83} {EPOCH 2017.50], ZONE 6, AS DETERMINED LOCALLY BY A LINE BETWEEN CONTINUOUS OPERATING REFERENCE STATIONS (CORS} SI05 ANO DSM£ BEING N 00"35 '14'E AS DERIVED FROM GEODETIC VALUES PUBLISHED BY THE CALIFORNIA SPATIAL REFERENCE CENTER (CSRC).

QUOTED BEARINGS FROM REFERENCE MAPS OR DEEDS 1M Y OR MAY NOT BE IN TERMS OF SAID SYSTEM.

THE COMBINED SCALE FACTOR AT STATION "DSME" IS 0.9999586136 BENCHMARK THE BfNCHMARK FOR THIS SURVIT IS THE CITY OF SAN DIE:GO SURVIT CDNTl?OL POINT "446", AS SHOWN ON RECORD OF SURV£Y 14-492. A 2-INCH BRASS DISC.

STAMPED "Ls 4300 1980 '. LOCATED IN THE TOP OF CURB ON THE NORTH SIDE OF WEST SOLANA CIRCLE 600-FfET WEST OF THE INTERSECTION OF WEST SOLANA CIRCLE AND EAST SOLANA CIRCLE.

ELEVATION - 181. 48" NAVD 88
LEGAL DESCR1PTION THE SOUTHERLY 80 FEET OF THE NORTHERLY 1 20 FEET OF THE EASTERLY 125 FEET OF LOT 1 IN BLOCK 2 OF SOLANA BEACH, IN THE CITY OF SOLANA BEACH, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA. ACCORDING TO MAP THEREOF NO. 1749, FILED IN THE omcE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY. MARCH 5, 1923.

APN: 298-083-22-00
SITE ADDRESS: 255 SOUTH NARDO AVENUE, SOLANA BEACH, CA 92075

SURVEYOR'S ST A TEMENT THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION

IN CONFORMANCE WITH THE REOUIREMENTS OF THE PROFESSIONAL LAND SURVEYOR'S ACT AT THE REQUEST OF JEFFERY ANO ERICA HARRIS. IN JULY, 2022

TOPOGRAPHIC LEGEND

PROPERTY LINE
-0----0------- CHAIN LINK FENC£
--- X --- >IOOO (ENC[
-o-----Cr--- VfNn FENCE
-=- ,c::, =--= o=- EXISTING WALL
l BRIC,( p AVERS
--- ----

CONCRETE SURFACE
nL[ SURFACE
I
Ii. WATER METER
•178.5.JFS SPOT £L£VAnON
tc. EL£CT1?IC µ["TER
f;I GAS METER
la nd planning, civil engineering,
51 I 5 Avenida Encinas
Suite L
Carlsbad, California 92008-4387
surveying -
~
:..:

L__L_ ____________________________________________________________________________________ _j_ _________ __ --=. ___ ~ (.:._: 76:.:0!.... ) .:.. 9::31~-.::: 87:.:0:.:0 _______ _J = (17(i.f7r;p)
(,,,,.;, i24C)"" !
u;
{I?,;- 09$! 1
·1
~
_, _ _.------···
, l
~I il I , I
(S) -(~i;- .... _J I (S) - ·(S) t
/ S 79"06 ~!L_Jf
• ~
176'.Bsrc
PRoPosco
STRfi:E:r DE:OiCAr,oN
1;,6,7.src
l?s.t;oFl
"' }>
'~
176.'6CP) j~ Arr::ANs1r10N ( (f J
I !i:ocf<RA1 r~Y/• .. ~ / cx1571 or -
DR11n~Gy
R76,57EP)
I
I ,I xi
(116:,.o'FP)t
I
I
I+;;.-- ~ • ..,...-- I I
/76 r 171,·,73rl I I . 98Tc
J'
-~··--·~ -~---·--+---~----1--lJ--¥.---l- 1
1/·
··~~>,,'-... . , '-...
·- , : -·~-......... '-.n
I
I J (
//
/ ~-'- -~C),
PRoPosco
Ro,v i:iN/
•
• ._____ , )'.,9 •
\
\
• , ~Vf-'/i:f!\ry
LIN!i:
177.?p,
~
+(178.4C)
~
~~ DR!vfi:1Y4y To R!i:MDV£V
+ft7s.~c)
2%
"
I"
(176,,9?[)
17>.-,c;
(S)
2%'---,
(178,6c/·-·-r
f ~ . ~ :::::=>-- / \ ~ -I 10
--·---_.,,::_----·•=-= -= --- N 79'06'43" E: ~~ \ ... {!?.90C) 1?e .. 1rc
\C)
~ !><
~ ~
is a
~~
~Q
r~i tl'j
0 "' '-
l''
;uO r~ ~i
l
(17> re;!,)
I g1sr1Na 1VDYAy
-(S)
~
)
~
17?.s?rc
l77,42FL
~
D(
PROp
01//V, osw S0Rs'7:A )' PiDv'0, G-1t 11
[
lj
~ 11
C!i:NTERUNE 1
S<itf//
1 (1J'~J4°£P)t
t 11 (17777E:P)
- I ' ~ '"" ~ "~~t i--__l:

S) I (S) (S) W 11 i .. I
"' - c,,j_, ~
r,,~sa,c;l ~
I ~ /4•711 178.oerc l "'1 T718JFL
~ fRANs1T10N '11/<" lvi'
'cni f5of~;.' To~ - !i:X1sr,No (l,;09,P) DRWE)y4y -
"' J> "'
"'
~ I
t
:0
8 ~
{i?IJ.")cP)
1€
-(S)-(S)l
C)
J> ,VJ
0: I I I
"' J>
,n
ie
~ -:::?rg,~ § er ~ si~~ 0. :c- tti (118.Joep) 'I r,?8_76~) I o r--:t>< - ""b . WO.. < 0 ~
~ 1~ i ~' - '·· ~~ 0 • :::,
~ oo ..., n 0 ~ o} g.~.

H1 tO ~ g "' ·-
½ 0
~ - ~ I
...
"' a,
"'
5'
~ 5'
~
j
5'
W.u 1 iS8- i::>35- JUO
\J
~ ~ c'
.~
:;: C)
),>
u;
I in
------~rn C) 1-
I ~
I I§ "' ,,,
1/1
I ·e
l
0 I
§1
?
()
:<
,,
:i
(
:r
u
:r.
§!
9 9
0 .L
u
I
0 :i:
_,,
-f=
I
'?
¥
'I'
0 I
0 :r:
0 I
0 T
0 I
C
I
0 :r:
0 :r
§?
,;'
,.
:L
0 T
I
0 ,r
I
§?
0 :,
0 J
I
Co
,
I
C,
T
(!?6.7t;;,
.,. (1;,6SGJ
I\)
0,
Ii:)( OIIE:Rli;;-,D (J'l -u UNcs :0
(1;,7.-<c)
(I) 0
0 -u
~o
I 00
m Zo )>
:::0 (J)
0 -I 0 :::0 m
l> m
< -I
m-~ (J) -u
0 :::0
ro
)> < STR,cr Row z m
~(17Q,,tr,-;
"'
C
)> ~
rn m mZ
)> -I
() (J)
I
;
~~-~ I . u, I -
- I
!-
C,
z;,
___________ S 79'06'43'W 124.89" " ________ " __ _ , .. .,_ ... ·- " - ·'.i I ':=====,,- ~,
---------------------"--7
I ~~
I ~ ;2' "' C
r---- ___ .. -----------------------------w u5 ·- ,
I
!
I
!
I

3.696 SF PROPOSED SFR
2 LEVEL WITH AN

ACCESSORY STRUCTURE
APN: 296-083-22-00
I
I '
l
:
!-
I
-- ------------------ -------c-M7 ________ --- - _____ , :

L------------~ ~-· _________________ ,_! N 79'06'43'E 124.89' EXISTING SITE 1/8' 1'-0"
~
f <[A~ i:
~ z
w
> <C
Cl
Cl
er.
<(
z
:r:

I-
::::,
Cl
en
(E) HATCH LEGEND
C=-7 (E) ll.'.0 ERVIOUS AREA 2,420 SF
(Ei HOME: 2,320 Sf
(E) WATER FEATURE: 499 SF
(E) NON-IRRIGl,TEQ
LAtWSCAPE. 4,161 Sf

SITE PLAN AREA BREAKDOWN SUMMARY

CATEGORY EXISTING PROPOSED DIFFERENTIAL
(SF) TOTAL (SF)
!lON-lANDSCAP[D AA~A• 2"320 2,-9[3 +653
NON-IRRIGATED LANDSCAPE' 4.76, 3,ES3 -1078
IRRIGATED LANDSCAPE 0 330 +330
WATER FEATURES' 499 499 0
DECORATIVE HARDSCAPE' 2.420 2.515 +95
TOTAL tOT AREA 10"000 10,GGO

AREA OF WORK
(SF)
IRRIGATED LANDSCA0E +330
WATER FEATUR0S• 0
DECORATIVE H"sRDSCAPE0 -95
AGGREGATE lAtlOSCAPE AREA• 425

QUANTITY OF GRADING
w CY -SITT GReJ!NG 50"
X C"Y. - EXCAVATION FOR THE FOOTINGS ?CY
OF NEW GONS'iRUCTIOii
y ex - RE•AOVAl AND PE-COMPACTION 0 CY

FOR CONSTRUCTION
z CY - TOTAL GRADING ('ii + X + Y) 7 CY
NOTE: EARTHWORK QUANTITIES ARE ESTIMATED FOR PERMIT
PURPOSES ot,L Y AND REPRESENT COMPACT 1111 PLACE) VOLUMES ONLY. lliESE VALUES ARE CALCULATED ON A THEORETIC,l 3ASIS.

ACTUAL OUAtiTITiES MAY VARY DUE TO OBSERVED SHRINKAGE
AND/OR smuuG Ft.cTORS
All EXCAVATION SHALL BE OISPOS:D OF ~.TA LEGAL DISPOSAL FACIL,ff

PROPERTY INFORMATION
PROPERTY OWNER:

JEFF AtlD ERICA HARRIS
255 SOUTH NARDO Nil
SOLANA BEACH, CA 92071
CONTACT: JEFF ANO ERICA HARRIS
PHOIJE: 415"615.8184
EMAIL· ERICAtEA83@GMAIL COM i HARRIS.JEfF01@GMAILCOM
APN: ?!lll-083-22-00
PARCEL NET AREA: 10.000 Sfi23 ACRE
RESIDENCE IS CONNUED 10 SEWER

VICINITY MAP

DIMENSIONING NOTE
ALL CIMENSIONS ARE ME,SUREL FROM THE EXTtRIOH

WALL SURFACES

SITE PLAN KEY NOTES
1 EXISTI!lG ROOF
2 EXISTING CHIMNEY
l EXISTING POOL AND SPA

ACCESSORY STRUCTURE
NEW SPIRAL ST!,R
NEW TRASH ENCLOSURE" NOT COVERED
POOL ;QUIPMENT

6. PATIO WITH WATER FEATURE
9 NEV; ROOFDECf:
10 ELECTRIC ~'ETER - TO REMAIII

11. WNrR MffiR - TO REM~. :i
12 DRIVEWAY
! 3 GAS h:ETER - TO REMAIN
PROJECT:

HARRIS RESIDENCE 255 SOUTH NARDO, SOLANA BEACH, CA 92!175

ARCHITEGT
"'Architecture
ANDREW E. CcQCKER, AIA
646 '/ALLEY AVENUE, SUITE A
SOlANABEACc'. CA91075
T: 858.345.1295
CONSULTANT:

NO: REVISION: DATE:

CnSB PLANNING DEPT 12.20.2022
1H!SE Di\AWIN6S, S?fCl'JCATIONS 001HE COHCEPlS EMSOOiES IN MM ll'E. TI-€ OOJSNM.. UN?UBUSHBJWOAA: OF ll£ ;.~ettlECi, IXD MAY NOT BE USED, IJSClOSED, OR DUPUCATHJ WITHO~S THE W!VfrtN CONSENT W:i::.'"lHEfl ;"Kf l'!IO.ECTfOI\ WlfCli 1HEY \ltl'!' w.lc ~ 00\JTEll MI/OT, U/;j£SS OHRv.15!' ""3REEO SY CONTRACT.

STAMP:

PROJECT NAME: HARRIS RESIDENCE
JOB NO: 2204
DflAWN BY: RV
c;;ECKED BY:

ISSUE DATE: 12/22120?'
ORAWING FILE: DO Hanis Residence.rvt
PHASE:

DESIGN DEVELOPMENT
SHEET EXISTING SITE PLAN TITLE:

SHEET
NO:

A100a
6/812023111552AM

PROPOSED SITE PLAN

3.696 SF PROPOSED SFR
7 LEVEL WITH AN

ACCESSORY STRUCTURE
lPN: 298 083-22-00
~ V
g
&
'
.
u.i
> <C
0 Cl
cc
<C
:z
::c
I-
:::,
0 U)
16 HOSE PULL --0 1. 124'-0"
2 126'-0"

OBJECTS IN RIGHT OF WAY

1. WATER METER
2 SEWER CLEANOUT
3 4TREES
4 DRIVEWAY
(P) HATCH LEGEND
(Pi IMPERVIOUS AREA: , 303 SF
(Pl HOME: +&00 SF
NEW WATER FEATURE. +35 Sf
I.JON-IRRIGATED LAtiDSCAPE. -689 SF
,.. r r Y-- r· ... r· T" r· r· Y"

SITE PLAN AREA BREAKDOWN SUMMARY

CATEGORY EXISTING PROPOSED DIFFERENTIAL
(SF) TOTAL (S'J
NON-LANDSCAPED AREA' ?.32~ 2.973 +653
NON-IRRIGATED LANDSCAPE' 4.761 3,683 -1,078
IRRIGATED LANDSCAPE 0 330 +330
WATER FEATURES' 499 499 0
DECCRATIVE HARDSCAPE' 2,42C 2,515 -'-35
TOTAL lOT AREA 10,00C 10,000

AREA OF WORK
(SF,
IRRIG!TED LANDSCAPE .,.330
WATER FEATURES' 0
DECORATIVE HARDSCAPE' a 95
AGGREGATE w\NOSCAPE MEA' 425
,.,,. .-.,II ....... _.,...."'"" ~....,.,., ~

QUANTITY OF GRADING
w CY.
- SITE G,ADING SCY
X C.Y. EXCAVATION FOR TIIE FOOTINGS 2 C.Y.

OF NEW CONSTRUCTION
y C.Y. -REMOVAL AND R:-GOM0ACTION 0 C.Y.

FOR CJNSTRUCTIOII
z CY.
-TOTAL GRADING (W " X + Y) ICY
NOTE. EARTrlWORf: OUAN;iTIES ARE ES;IMATED FOR PERMIT
PURPOSES ONl Y AND REPRESENT COM?ACT (Iii PLACE) VOLUMES ONLY. THESE VALUES ARE CALCULATED ON A THEORETICAL BASIS ACTUAL QUANTITIES MAY VAAY DUE TO OBSERVED SHRINKAGc
AND/OR SffiUNG FACTORS.

ALL EXCAVATION SHALL BE DISPOSED O!' AT A LEGAL DISPOSAL FACILITY.

PROPERTY INFORMATION
PROPERTY OWNER:

JEFF ANO ERICA HARRIS
255 SOUTH NARDO AVE
SOLANA BEACH, CA 92075
CONTACT: JEFF AND ERICA HARRIS
PHONE: 415.815.8184
EMAIL: ERIC.ALEA83@GMA'L.C0f.' I [email protected] COM APN: 298-083-22-00
PARCEL NET AREA: 10,000 SF.1.23 ACRE
RESIDENCE IS CONNECTED TO SEWEq

VICINITY MAP

DIMENSIONING NOTE
ALL ~IMENSIONS ftRE MEASURED FROt.'. THE EXTERIOR

WALL SURFACES

SITE PLAN KEY NOTES

1. ?

3. 4
&.
6 i.

EXISTING ROOF

EXISTING CHIMNEY
EXISTING POOL ANu SPA
ACC<SSORY STRUfTURE

TREES TO REMAIN
NEW TRASH ENCLOSURE - NOT COVERED. UNDER 42"

POOL EQUIPMENT
11 I
i
J
REMOVED IMPERVIOUS AREA- -439 SF t NEW PATIO WITH WATER FEATURE

NEW ROOF DECK
i 11111111

REAR YARD AREA
CoSB DEDICATION AREA
3'-0'' WALKABLE PATH
PERVIOUS PAVER: 400 SF

10. 11.
12 13.
14 15.
16 ELECTRIC METER . TO REMAIN
WATER MEER - TG REM~IN

DRIVEWAY -PERVIOUS PAVER
GAS IAETER · TO RcMAIN

EXISTING TREE TO BE REMOVED

EXISTING SEWER
9"X9 X 12' GONCRE,E CU Ro
PROJECT:

HARRIS RESIDENCE
255 SOUTH NARDO, SOLANA BEACH, CA 92075
ARCHITECT·
"';',rch itectu re

ANDSEW E CROCYER, AIA
646 VALLEY AVENUE, SUITE A
SOLAtlABl'~CH, CA 92075
T. 858.34S.129S

CONSULTANT
NO: REVISION: DATE:

CoSB PLANNl'.lG DEPT 06.082023
lrmDAAMHGS, SPEc:rn:ATIONS lilJ 'TH: COHCfMS OOOOffS ln'THEM IAf. ll£ O?ilGilNM. USPUBUSHa) WO?J< OfIBE AACH1ECT, AND MAY NOT BE USSJ. ~.sa.DSSJ. llRDUPUCAIDl WllHDUTllEWll'TTEN COSSBITVtmHER THE PRO.ECTFOR'MICHTr.:YYlfREMADEts ECECt1TED ORNtrr, llM.ESS OlHEmY:SE ~ BY comRACT.

STAMP:

PROJECT NAME: HARRIS RESIDENCE
JOB ND: 2204
ll!IAWN BY: RV
CHECKED BY: ~c
ISSUEDATE: 12'22/2022
DRAWING ALE: SD Harns Aesiden ce.rvt
PHASE:

DESIGN DEVELOPMENT
SHEET PROPOSED SITE PLAN TTllE
SHEET
NO:

A100b
S;o,2023 i i:1S:u4 AM
1 t i
I I
i ~, .....

I I
I 4.

I
~
~
i
.,l
I
fll
t
"'
f:::
i
I I
-'-.. -, I I
~' ~I S:'
ij I ~ I
fl
S 79'0i'43'W 124.89'
58'-1'
22· - 7
~--------------+--------------------- ---- -------------------- 1 :
-1 I - ·1 •
: I I
I
24'-11 1/4"
BEDROOM 2
----~/ -----------------
!
I
I
·1
I
ENC I
/

SUN ROOM
- -T- - I
____ J ___________ -
I
I
QL2J

KITCHEN

DINING ROOM
--------------------, 19 -0"
!"' .,,..,.,,.,z- 5' -51/4"
ENTRY
1 _,,_ ____ _
\ ·•------1127
'~-1-, LJ I
__J
r l-:" -- -{ -::.

I --------- ------~----------- 1
L_
I I
t,,
I I
--- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ·- - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- N 19'06'4a'E 124.BS' (E) FIRST LEVEL FLOOR PLAN

DIMENSIONING NOTE
\LL DIMENSIO:JS ARE MEASll9EO FROM TE, EXTERIOR
WALL SURFACES.

DEMO PLAN KEY NOTES

1. 2

3. 4

5. 6
DEMOWAll

DEMO COOR

DEMO WINDOW
:CXISTIN3 CHIMEIN TO REMPJ

EXISTING NON-CONFORMING PORTION TO BE REMOVED
~EMOS~Esnm

WALL LEGEND
L:::: =--J El'.iSTING '//All -o BE c,r~OUSKED
E'iSTINt; •;:All TO REl.i,IN
PROJECT:

HARRIS RESIDENCE 255 SOUTH NARIJO, SDI.AHA BEACH, CA 92075 ARCHITECT:
fl Architecture
AllDREW E CR:JCKER, AIA
546 VALLEY ~VENUE, SUITF A
10LANA3EACH. CA9ZG75
1858.345.1295
CONSULTANT:

NO: Rl'VISION· DATE·
CoSB Pl AN!llNG DEPT 12.20,102?
TI£SE DRAWINGS.SPECIACATIOSS Atll rnE COfiCtP1S EMaODIES IN 1HEM IAf..

Tl-€ OAIG:'tN,.UN?JEIU9ttD WORK C~ lHE ,\'\:l-iTECT, NiOMAY !«<!:TSE USED, DISC.!l!l6), OR DUl'IJC>.1BlM1HllllllH!'llllmrnCOHSOOlfllifJh'ffi ft€ l'M.fCTRll\11\falTri:YWEREIIJDE~ElfMED OIINOT, UNLESS lllHS\\\ISE ,li'.;rlfED SY CONTRACT.

SfAMP:

PROJECT NAME: HARRIS RESIDEIICE
JOB NO: 2?04
DilAWN6Y:

CHECKED BV:

ISSUE DATE:

DRAWING FILE·
PHASE:

SYEET
llfLE:

SHEET
NO:

DESIGN DEVELOPMENT

DEMO FIRST FLOOR PLAN
A101
6;8~023 11:34 31 AM
------------
r. -------- ·. I .

DIMENSIONING NOTE S 79'06'43'W 124.89'
- - ------- ---- -----------------------------1 All DIMENSIONS ARE MEASURED FROM THE EXTERIOR WAi.l SURFACES,
?
28' ? 3/4"
' 3
24' · 5 3/4
re
- 7r-,-ir,-r
' I F I ! I I I I I ; I I I I ! I ! I f
' ' ' ' ' I
I
' ' ·. i !-_-_______________________ -_-'_ ! '
1 CLOSET
1 _;, I Q
I
----[]
----G
: .. ,-------'0
I
I I '1ijl // L'.".J
// II .. , _____ _JtJl
// L:.'.J
I/
// GJ
//
----,
I
I
I
I
I
I
I
I
I
I
I
b

DEMO PLAN KEY NOTES

1. DE~'.OWAL
2 DEMO DOOR

3. DE~'.0 WINJOW
4 EXISTING CHIMENYTO REMAIN

5. EXISTING NJN-COlffORMlilG PCRTION TO BE f,fMOV'J
6 DEMO SITE STAIR

7. OE~IO GUftRDRAIL

6. DEMO ROOF

9. DEMO PORTION OF DECK
10 DEMO DECK
- - - ----- - - -- - ----- ---- - - --------------- ~----- --------------------- ------- N79'06'43'E124B9' WALL LEGEND [ -= = =] EXIST't!G WA'J 10 B, DEMOLISHED (E) SECOND LEVEL FLOOR PLAN · ,,, ~ · -0" ::;:::::: EXISTING WALL TO REMAIN fi ~~•iii *ji NEW WAL_L
PROJECT:

HARRIS RESIDENCE 255 SOUTH NARDO, SOLANA BEACH, CA 92075 - ARCHITECT·
Ir/ Architecture
ANCR':W E. SROCVER. Alt.
646 VAl.lEY AVENUE, SUITE A
SOL~NA BEACH, CA 92075
T: 858.340.129~
CONSULTANT:

NO: REVISION: DATE:

CoSB 0 LANrntlG DEPT 12.20.2022
lHES!OAAW:NSS,~110HSNllffl=COHCe?TSEM!OOIESfHTHFMIP!:.
1l£ O?.!SINN.. US?UBUSHEDWO?J< OfT!E NICH:TECT,ANO MAYNOT BE USED, lllSCLOSED,llRDU?UCAlEDW!lHOUT11£1MlfmliCOHS81f-1HE
PRO.ECTfOR'Mtctlni:Y'llEREWDE. IS~ OR NOT, UNLESS OfriER'MSE A6lED BY CO!lllW:f.

SfAMP:

PROJECT NAME: HARRiS RESl~ENCE
JOB NO: 2204
DRAWN BV: Atol\01
CHECKED BY: ~G
ISSUE DATE: 12/22/20~
DRAWING ALE: X'/IIYJ22
PHASE:

DESIGN DEVELOPMENT
SHEEr DEMO SECOND FLOOR Tm.E
PLAN
SHEET
NO:

A102
6/ll,2013 11 :34.3;, AM
1 ~ A40J
ACGESSOilY
STRUC1URE
SEEA106
j
FIRST LEVEL FLOOR PLAN 114•= 1-0·
_....,,-..::.,__
S 7il'Oli'43'W 1209'
,-, . .,J ;
---------------------+------------------------ . --- /\/ T-111/4' 6'- 73/4' 20' · 11" . ' ..
.

POOL EQUIPMENT
, ENCLOSURE
ENTRY 10 18-11'

LMNGROOM EATING NOOK
r;;:i GREAT ROOM
,)( sx"
I J ~ I
~- ✓ KITCHEN
N l9'06'43'E124.89'

DIMENSIONING NOTE
--- - --- - --- - --- - --- - --- - ---1 'LL DIME~SIOt!S ARF MtAS'.iRED FPOM T!'E EXffnlOR WAlL SURFACES.

GARAGE I
!--------·
I
I
I
A40J
12 -0'

MORNING
ROOM
b
i9' -0'
I
ll!ASH

ENCLOSURE
I
s·. o• · ·
----,-----·,,--
'
22' -10 ·;4•
0 :,:
b '
fg
1-..

FLOOR PLAN KEY NOTES

1. NEW TRASH ENCLOSURE
, 'JEW PDOL EQ'JIPMEIH ENC.JSURF

3. NEW READING NOOK
l S<!STING FIREPLACE TO RE~• '.IN

5. NEW FIREPLACE
6 tlEW PflNTRY
i. NEW POOL BAlHROO:,!
8 NEW POWDER ROOM
S. 11EW LAUUOR'i

10. NEW GREAT ROO!A
11 liEW MORNING ROO~•

12. 2-CAR GARAGE

WALL LEGEND
[ = = = = :_; EX!STING WALL TO BE :,MOliSHEO
E/IST!tW '!/All :0 REI' ~IN
PROJECT:

HARRIS RESIDENCE 255 SOlllli NA9D0, SOLANA BEACH, CA92075 - AHCHITEm'.

Ir/ Architecture
AlJDRE/, E Cr.OCKER, .-\IA
646 VALLEY AVENUE, SUITE A
ocLANA GEACh, CA92J75
T 858.345.1295
CONSULTANT:

NO: RE\IISIOH: DATE:

CoSB PLANNING DEPT 12.20.2022
MSEOAAW!HSS, S?EClflCATIOHS ,-1.(J ff CONCEPTS EMSOOES tHWJ.1 ~ TI£ O?JGINH. l.lNf'UBUSttED MR!COFM NDITECT, #ID MAY NOT BE USED, !!SQ.OS:D, OR D!J?'JCATro WllHO'JTTHE Wim9i consEkTW!-!ElliER 'THE ??.o.ec:TFORM-ID.-!lHEY\IFJ\EW-D: ISEX:Ct.rtm 0~ Htrr, L%.ESS OTHffiM~ MiREEDBYCCNTMCT,
STAMP:

PROJECT NAME: HARP.-S RES DENC:

JOB tlD: 2204
D.'iAWNoY: AuU10:

CHECKED BY:

ISSUE DATE: 07 ·21201:-
DRAWING ALE:
---- PHASE:

SYEET
TITLE:

SHEET
NO:

CONSTRUCTION DOCUMENTS

PROPOSED FIRST FLOOR
PLAN
A103
7'3/2023 9:4D37 AM
S 79'06'43'W 124.89'
--- - - - - - - - - - - - - - - - - - - ------- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- A400 !
";'
~
t
S,
';"
"'
I I
T
SECOND LEVEL FLOOR PLAN 1/4 , 1'-[
~
';"
en
8' - 71/4"
I
I I -
½
I
~:
j I ---, I
I
,-
I
LJ
8' - 71/4"
I . 'f ~.
r
t
r-- I ;
l
L
- - r
C
40' - 41/2"

ADDITION
-- _ -- ------ _ --~~~~81~'.~~~-~-~.~~~~~-~.-~!~,~J~,=.~_==~~~~~ ,
I
,_
' ' ... ~';. ~
,----
' :
' l
• -! ·:,J, ,I
a,c
Alt..fc~--'-----t-'--'---.!'-
:rm
BATH{tM2
~----1L
j !i
A400
12 -4"
1/4"/ 1'-0"
------- -- -- -- - --- ---- --•------ - -- __ /
24' 5 3/4' ------~~.J----------------K----------T
;:...
------------------------------------
N 79°06'43"E 124.89'

DIMENSIONING NOTE

ALL DIMENSIONS ARE MEASURED FROM THE EXTERIOR

WHSURFACES
FLOOR PLAN KEY NOTES [8fil 1. NE'// MAIN BATHROOM

2. NEW SPIRAL STAIR TO NEW ROOF DECK
WALL LEGEND [---=] EXISTlfJG Wft'.l TO e, OE~•auSH!'9

EXISTING WALL TO REMAIN
f •-ifi 4i\lj NEW WALL
PROJECT:

HARRIS RESIDENCE 2.15 scum NARDO, SOLANA BEACH, CA 92075 ARCHITECT·
"'Architecture
NO: RfViSION:

ANDREW E CROCf'.1:R. N!,
646 VALLEY AVENUE. SUITE A
SOLANA BEACH, CA 92075
T. 858.345.129:,
OONSULTAI/I:

DATE:

CoSB PLANt:ING DE0T 12.20.2022
1HESEOMWNSS, SPrnFK:ATIOHS NE 'fflE COHC8'1S EMBOOa!NlHEM ME ff OOIGNN.. U!iPUBUSHBJWOOJCCFlHEMCH.TECT,NiD MAYNOTBEUS8l, !ltSa.osED, ORDIJ?UCATED MlHOUTlHEWRITlEN OO'iSENTYiHEM:R THE PRO.ECTfORYMCHt-tEYVJEREWDE:iSEXECUTmOilNOT,UHi..ESS Ofr-ERVt1Sc.

NiREDBYCO.'i!RACT.

STAMP:

PROJECT NAME: HARRIS RES!OENCE
JOB NO: 2204
ORAWIIBY:

CHEMDBY: AC
ISSUE DATE: 1?R21?022
DRAWING ALE: YJ!t:1./22 ---------------
PHASE·
SHEET
TITLE
SHEIT
NO:

DESIGN DEVELOPMENT

PROPOSED SECOND FLOOR
PLAN
A104
6/6/2023 I 1 :34.40 AM
7 1
~

ROOF LEVEL
2 J..400
10 !
I
I
I
3 I 1'-(Y
NEW900F
l
Lr! --'--·-------'--.... 1 -". -----~
~" ' 'I
f1 ! 'I

1.9 ~
I
I
:!
-I
:s
D
cc
§5
z;

DIMENSIONING NOTE
'-U 011/ENSIO';S Alff MEAS~RED FROM TH" EXTERIOR
WALL SURFAGcS.

ROOF PLAN KEY NOTES

1. 42" GUARDRAIL
2 1;EW SP!RAL STAIR

3. NEVIL Y PROPORTIONED DECK BELOW· MAIN ROOM
4 liEWLY 0 ROPORTIONED DECI' BEL01'.' Mm DEC,

5. EXISTING CHIMNEY
6 1/EW CIIIMNEY

7. NEW MORNING ROOM BELOW
8 NEW ROOF DECK

9. All EA'i<S cu; BACK lO WALL
10 ROOF DRAIN TO LANDSCAPE

ROOF PLAN LEGEND
---)-" DEC~ 1 ROOF ORAIN,IGE: SLOPE ~ 114" I FT 1YP U.0.N ROOF DRAIN 6' OR41N SLOPE = 118" I FT MIN i'IP. iO

DOWNSPOUT
Dos
::::Elli
:::Em
OVERFLOW OR~.!N· LOC~TE UP SLOPE OF ROOF ORA'~ ~ 1• 3
DRAIN SLOPE; 118' I rT MIN TYP TO EXIT .'.l WALL IN
OBScRVABLE LOCATION B~ OCCUPANTS OR MMHENMJCE
P,RSON'iEL
n:z DOWNSPOUT TO LAtiDSCAPIIIG AT GRADE. PROVIDE
S'L4SH 3LOCK ·ow/\fiJS l.Al!JSCA'illG
R00F SC~PPER 'Jltl 3·w1DE v 4• HISH OPH!!NGTO D.S. '.!OTED ABOVE SEE DEiAIL 4!A/02
OJERFLO'li SCUPPER ftllN 3° ,\'IOE X 4' HIGri O?E~,1:./G TC CA!T AT WALL IN OBSERVABLE LOCATION BY GCGUP,\NTS OR
IJ:AIIHEl,AIJCE FcRSOI J:JEL S,E DETi.ll 4/Ai02
~ 3X3'S,S GUTT,R SLC?E- ','8'/F:I.IIN -IP.TcJOMc.SPOUT

STAIIJLESS STEEL
0 ©
fAVE VENT 0.67 SO. FT OF NET FREE VENTILKTION PER 1
l ::EAR FJOT OF VENT, 'iENT ,,J BE COVEREC 1//ITH CORRC310NRESISTANT SCREEIIING MATER1Al HAVlf;G OPE!llNGS CF 118" Nm NOTE MOR" THAt,: 1 '4". S"[ Am: CALC FOR EACH /.SEA
OF L.F Gr VENT REQUIRED
P,UMBH.G VEN, OR M,SC VEi;T

FAU FLUE
PROJECT:

HARRIS RESIDENCE 255 SOUTH N .. .aoo, SOIMABEACH, CA92075 II Architect:

NO: R!:VISION
AfiOREVv C- CfWCKER, A.IA
646VALLEY AVENUE, SUITT A
S8c.ANA BEACH. GA 92C75
l 658.34,.1295
CONSULTAKf:

DATE·
CoSB Pl ANlliNG DEPT 11.?0 202?
TI<ESE a-N!iS. Sl'ECiflCAllO!iS Nfl ll'£CONt6"1S fMaODIEI IN 11fJI ll'i. ll-£ Dft!&fjN..IJNl?UaUSHED WORK 0° rnEAACIITEC1, .-.1.ffl W.Y NOTS~ U:iED, DISCl'1SED,Oi\OOPIJOlll:DMfrtOUTTI<:Wllllmi®NSOOWl£1HEll1l£ P!l!>J'CT RI!\ 11!1"' llk-Y \¥!!IE Mill!' 5 EXEroffil OR NOT. IJNI.ESS Ollll'l\\\!Sf ,i.::;RfEO BY ctlNTR.A.CT.

STAMP:
?ROJECTNAME: HARRIS RESIDEIJCE
-- - -------- JOB NO: ??04
OAAWNBY: Au!!im
CHECKED BY: AC
ISSUE DATE:
-:DAA:c:, 7Wc=IN_G_Fl_LE_· -----------"xc '/YJ?i
PHASE:

SHEET
TITLE
SHEET
NO:

DESIGN DEVELOPMENT

PROPOSED ROOF PLAN
A105
6•8,202311:34:5? AM
SP2118873
1 1/4' = 1'-0'
IJ ($,SP 2C 188.73
3 NORTH ELEVATION 1/4" = 1'-0"
SP243191 00
SP25188,73
\!

I -----
5 EAST ELEVATION
/ SP20 188.730
I
~- r~', lclOM RESiOEtlCE [i , 6 -0' .

SF'25188.73
i SP2118873~
SP 2C 188,73
H
LEVEU L\ 'J-- - 188' - 929i32"'J'
b
t$ SP23 ~91.00
r SP 24 188.73
b
--r-------------------- -- , I
:

I
I
I I I
' I
' ' I I I
:

I
I
I :
:
i
I
' I
240 SF
2 FLOOR PLAN 1/4' = 1'-0'
$SP22191.OO
4 SOUTH ELEVATION 1/4" 1'-0'
SP 23191.00
SP21188.73
6 WEST ELEVATION
J
SP 25188.73

FROMO RESIDENCE
6' -0'

INTERIOR OF RESIDENCE
SP 24 186,73

DIMENSIONING NOTE

ALL DIMENSIONS AAE MEASURED FROM THE EXTERIOR
WHL SU"ACES
FLOOR PLAN KEY NOTES [8"fil I. BBQ AND COUNTER TOP
2 PAVER

ELEVATIONS KEY NOTES
1 NEW TRASH ENCLOSURE

2. oE:,10 oo8R
3 DEMO WINDOW

4. EXISTING CHIMEtfl TO REMAIN
5 EXISTING NON-CONFORMING PORTION lO BE REMOVED

6. DE'lO SITE STAIR

DETACHED ACCESSORY STRUCTURES
DETACHED ACCESSORY STRUCTURES GREATER THAN 42' ltJ
HEIGHT. EXCEPT AS OTHE,WISE PROVIDED IN SUBSECTION 1C1
(5) OF THIS SECTION SBMC 17.20,040 (SPECIFIC
REQUIREMENTS), DETACHED ACCESSORY STFUClUR'S.

GREATER THAM 42"1N HEIGHT SHALL COMPLY WITH ALL OF THE
FOLLOWING REOUl'lEMEl:TS:

A ACCESSORY STRUCTURES SHALL CONFORM TO All
FRONT AN~ S1DE YARD SITaACLS
ACCESSORY STRUCTURcS MAY BE LOCATED WITHIN A
REAR YARD SETBACK TO WITHIN FIVE Fl'El OF THE REAR
PROPERTY LINE. SUCH STRUCTURES SHALL rm OCCUPY MORE THAil 30 PERCENT OF IBE REQUIRED REAR YARD AREA NOR MORE TttAN ONE-THIRD OFTHE
LOT WIDTH, EXCE0TFOR A MX!t,\UM 24 FOOT WIDE BY
20 FOOT DEEP GARAGE IN RESIDENTIAL PROPERT/ ON
AN ALLY AJJEACENTTO COMMERCIAL PROPERTY.
a. THE STRUCTURE MEASURE 240 SF. IBE REAR
YARD SETBACK MEASURES 2000 SF, THE
STRUCTURE MEASURES 1~ OFIBE REAR
YARD SETBACK.

ACCESSORY STRiJCTURES CONrORM TO All
APPllCABlE HEIGHT ANO DAYLIGHT PLANE
REQUIRH .EtffS SET FORiH IN SSMC 17.20.030(G) AIJO
(H) AND SHALL NOT EXCEED A HEIGHT OF 12 FEET
WHERE LOCATED WITHIII A REAR YARD SETBACK.

MAX HEIGHT TO TOP OF ROOFMATERIA!.:
12'-0"
D AMIN:MUM SPARATION DISTANCE OF SIX FEET SHALL
BE MAINlslNED B:TWEEll A DETACHED ACCESSORY

STRUCTURE AND THE PRINCIPAL STRUCTURE
a 6'-0' DISTANCE FROM PRIMARY RESIDENCE
E. ACCESSORY STRUCTURE SHALL COM?LYWITH ALL
APPLICAPLE FIRE. HEAL TH, SAFETY, AND BUILDING
PROVISIO:IS OF1HIS CODE
PROJECT:

HARRIS RESIDENCE 255 SOUTH NAAOO, SOLANA BEACH, CA 92075 ARC!lITEITT·
fl Architecture
ANC~EW E CROCVER, A!~
646 VALLEY AVENUE, SUITE A
SOLANA BEACH, CA 92075
L 858.3-.5.1255

CONSULTANT
NO: REVISION: DATE:
~OMV!Th'SS,~llONS MJ lHECOHCE?tS BliSOOES!H ThcM ME
M O?JGINN. IJN?UBUSHEDWOOKOFTrlt MCHTECT,ANJ MAY .NOT BE USED, rnsa.nsa>, OROO?Ur.ATED'MTHOUT11EWR!TIEH~MiEIHER1HE
Pf\O..ECTFDR 'WHCH™EY WERE MADE IS EX£CUm> On HOT, WUSS OfrlER'MSc AGR:ED BY CONlRACL
SfAMP:

PROJECT NAME: HARRIS RESIDENCE
JOB NO: 2204

DRAWN BY RV
CHECKED BY: AC -----~-
ISSUEOAlc:

DRAWING ALE:

PHASE:

SHEET
TITlE:

SHEET
NO:
12/22/2022
DD Harris Residence.rv1

DESIGN DEVELOPMENT

DETACHED ACCESSORY

STRUCTURE
A106
i
!
---------~ ----- ~ - ----
I
- -- --J=---=-=-'=--=-==--=--==--=-==-==-=..-,=--=j=i
D
[I[]
I
I
r
-------+-------------------+------'---"'-------------'-----'-'-------~---------i-----~ EXISTING NORTH ELEVATION 1/4 = 1"-u
I ~
i DD] ! l
.-1--. i------------------~

1.1·· •. ,
" ;[_ -
Ii
I I
I
I I
.I II I
C]I I
RYSB 25'-o·
I LEVEL 1 ~ --- --- --- ~g·-::-7 29/32"

FRONT YARD SETBACK
25· -O·
LEVEL 1 ~ I _:=t:::===================I=======:::::::=:::=::::'.======:::t=::r~=t:::'.::'.'.5;;;::;~~~~~=~~~;;;r:=::t=..:-:....:-::-::-::..:-:....:-::-::-_=,l;==..::.:-:-:-:._:-:_119• -.7 2§132" EXISTING SOUTH ELEVATION 114• 1·-0·
PROJECT:

HARRIS RESIDENCE 255 SOUTH NARDO, SOLANA BEACH. CA 92075 - ARCHITEGT:
llr'/ Architecture
~llDR[:; E. CRD~KW AIA
646 VALLEY AVENUE. SUITE A
50LANI• EEAC!: CA97,:75
T 858.345.1295
CONSULTANT:

NO: REVISION: DATE;
ir=-SE D?.AW!NGS, S?fClflCATIONS 00 ff CONCEP1S EMSOOES !Nl!-EM IN. llEOOJGIW..UNPUBUSHEDWMICOFlHENDITECT,NIDMAYNOTBEUSED, mrusm, -DH OOfflCATED WffrlOUTlHEW!'JTTEN ~Meltiffi M
Prul.ECTFORWH'CH1l£Y~l\EWDEtsEXECIJIBl 00 sot L'S~ 01r6WSE AGREDBYCONTMCT.

STAMP:

PROJECT NAME: HARRIS RES'JENCE
JOB NO: 2204
DRAWN BY: A.u!l)G
C'1ECKED BY:

ISSUEDATI::

OAAWINS FILE:

PHASE:----
SHEET
TITLE:

SHEET
NO:

DESIGN DEVELOPMENT
EXSTING ELEVl\TIONS
A300
6,8'2023 11:16 39 Al.I
L SYS5 10 • O'
1 --'
,_ __________ -_-_-_-cc...--__ 1 -
' L
1 :
:
i
' ' ' ' :

SYSB 10 - 0" l
I ROOF OE_Q<: 6'\ ---r --- "79'r-92~
I
I
I
I
I
-,-
'
' ' i-----------''--!..-----L----.!__-L-______________ j_ ________________ ..J...~---->k-----_-_---lL --- ,w.1ti~~2:, ~ 1 EXISTING EAST ELEVATION •14• -1'-ll"
I
SYSB 10'-0·
I
I
___ I _J_ __________ _
i i
' :
' I
[ I
□ 2 EXISTING WEST ELEVATION 1/4' ~ 1'-0
I
SYSB 10'. 0'
I
I
I
I
----tFOR REFERENCE ONLY

ELEVATION LEGEND

EXISTING TO REMAIN
[ = = = =] EXISTING TO BE DEMOLISHED
PROJECT:

HARRIS RESIDENCE 255 SOUTH NARDO, SOLANA BEACH, CA 92075 A~DREW E CROCK"R, AL~
546 VALLEY AVENUE, SUITE A
SOLANA BEACH, CA92075
l 858,34S.12%
CONSULTANT:

NO: REVISION: DATE:
rnESEO:RAVNCS, Sf'ECIAC.l.TIONS NO nE CONCEPl5 EMBODfESlNIBEMARE nE OOGDW. Ls'll'f'IJBUSHEDWORK CF THE AAOITECT,RID MAYNOTBEUSEl, D'5CI.OS8l,MDUPUCA1EDW!lHOUTTl£WRITTEIICC!iSEHIWHE1HER1HE PBOBT FOR VHCH 1'HEYY£RE"1.AOE IS EXECUTED M NOT, UfilESS 0~ /QEE!lBYCONlllACI.

STAMP:

PROJECT NAME:

JOB NO:

DRAWN BY:

CHECl<ED llY:

ISSUE DATE:

DRAWING RI.E:

PHASE·
SHEET
TTI1E
SHE'l:f
NO:

HARRIS RESIDENCE
2204
Au!t'!OI
AC
12/22/2022
'l:liXY,/22

DESIGN DEVELOPMENT

EXISTING ELEVATIONS
A301
613.2023 ·, 1 :16.·12 AM
A400
~-----------_-:._ __________________________________ --------------------------------------------- ------------------------------------------------------------------- --- -- - --·---i-- ---------------------------------------------------------4 1 ' '
I
I
'
' . ___ ,_ _______ _ I
' I
r------------------------
' ' :
-l--~ - - - - J - .1 - 1 -
EXISTING GRADE: NO CHANG~ ---~

PROPOSED NORTH ELEVATION
J
t
I
I
--- ------------·----- -----------------------------
A400
'
! I --i- --- --- --- --,- 1~f~~~~2K, ~
I
I
:~ , I
--~~ 7ml' -~¥~~} ~
' ' ' ' '
I
I
1 ELEVATION GENERAL NOTE
THE GREY HATCH DEt/DTES THE A091TIONS
-----+----·--------------------!
~~~---~---: __ -:_-_ -_-:-~_--__ -_--__ -_--__ :_: __ -_--_-_~-~: __ -_ --~~-_-:_ ----~---~ __ :_: __ ---~---~--~ __ :_-__ -~---~;-__ -_-__ -~---~-:_:_ -~---~~-~ -~~-~~--~~: __ -__ -----:;ii~,n.,i,_II~~, __ : __ :_~-~~-~:_ -~:_:=_==r=~=r=~t,1;11§-,1-iiiiiiiiiiiii1-iii1_1 __ -_-:-_-_-_-:--_-__ -__1 ~
~--v·v-·•,n.,....,-~--~--..,,,_~
--. - ·- - -- ~~ - -.-
I

1. ~i
,_151
"'j
?~j
l
l I I 1 I I I ! ! I t I I j l "
~ , i~ ,-:~-
~
- -·- IJ
------ =i;;;;;;;;;;;;:;;,,;;J:=::::=:==========- i- 'tl~; -:-~f£ l/f.'fi -,=t···.'.':l:i' -~: ====::::t;;;;;;~;;;;;;~;;;!;;;;;;;;;;~;;;;;;;;;;;;:;;;;;;;~;;2;;;;;;;;;;;;;;;;;;;;;:;;;;;;;';;;,,_,,t;;;;: ,,ff/; .. ~-~.n. --~·-~=--~;: .. . ~··.•~C-;;""~,,~"-;;;;<~;::;;?;;'.:_~•;,,;;'.::-.~-'ic;;,"r;\~-~~t.;·7 ~- r -"-' --~ .. ;;··t_·~ ..i.-: c-' ;:;;;•=-~·,~·';;::;:;· ;;;;;;;;;;;;;;;;;;~~;g;;;:;;;;;:;;;;;:;;~F;;;;;;;~~~~s:;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;i;;;;~S~S5.a:;;;~s~117-199'' ... _L~,E?_vgE/~21'' ' :_:, ~ EX1S7NG G':ADE 1:0 CHAIIGE .. ___ ____,
2 PROPOSED SOUTH ELEVATION
PROJECT:

HARRIS RESIDENCE 255 SOl/lli NAHOO, SOLANA BEACH, CA 92075 ARCHITECT:
"'Architecture
P,:DREI', E. CRGCKER. AIA
646 VALLEY AVENUE, SUITE A
S'~LAN~ 3EACH CA9iD75

1. 858.345.1295
CONSUL TANT:

NO: RE~ISION: DATE:

CoSB PcAIJNIN8 DEPT 03.i 6.2023
',riESfDAAW!NGS, SPfClf!C>.TitltS >."DH CONCEPTS ~ES INTir:M N£ llEOi\JGNlllJN?UBUSHBJWOOKOFTI-IENtaflECT,RlDW.YNOTSEUSED, 1Jsa..osrn,oaD'~JCATfD'MTriO'JT1l-Ewmml~WH8Hffi'TI-!E
ffiO.fCTFOR'MfCHl'HEY'H""...AE~J.1: tsEXtCl.ffiD OR /'iOT,W't'lESS orr.El\WlSE AGREEDBYCO~.

STAMP:

PROJECT ltAME: HARR:S RES-JENCE
JOB NO: 2204
DRAWN ar: .~ulllo:

CHECKED BY: AC
ISSUE DATE: 12 •2:· 1207;
IJAAWINGALE: '!YYJ.i")1
PHASE:

S!lEEf
TillE:

SHEET
NO:
-------

DESIGN DEVELOPMENT

PROPOSED ELEVATIONS
A302
6;8'202311:17.02AM
1 I
J
""1
/
I
l~------
EXISTlll3 GRADE:NO CHANGE--~
PROPOSED EAST ELEVATION 1/4" - l'-0"
A40D
I
I
"" t;\ : I -----------------------------------------!
____ J
:
:
i ------+------
:

I
I
I
l- ROOFDECK_L', -- 1 --- --- ---isT:-9 29/3Y-'11'
I I
I
-----------------,
- I]]]] I]]]] I]]]]
I]]]] lilliill I]]]] -
I]]]]] I]]]] I]]]] -
i
I
I
I
I
I
I
: 'J t ---7----
i
I
I
EXISTING GRADE: ND CHANGE ---
I

ELEVATION GENERAL NOTE

1. THE GREY HATCH DENOTES THE ADDITIONS
1------------------------ ~ J !----------------------------------- -------· --------------~~-------------------------------------------------------------------1--·----------j ' '
-i1 EXISTING GRADE: NO CHAilGE ---
2 PROPOSED WEST ELEVATION
- EXISTING GRADE. NO CIIANGE --~
-1-- -------1~??~-fJ'2~ ~ I
I
I
I
. ----1-- ------,aa,-\E.r:,~2~ ~
PROJECT:

HARRIS RESIDENCE
255 S0\/ffi NARDO, SOLANA BEACH, CA 92075
ARCHITECT·
"'Architecture
AND~EW E CROCKER, Al~
646 VALLEY AVcNUE, SUITE A
SJLA~A BEACH, CA 92075
T. 858.3,5.1285
CONSULTANT:

ND: REVISION: DATE:

GoSB PLANNING DEPT 03.16.2023
n£SEOMY,IN6S, SPECIFK'J.TKINS NO lHE COHCEP1S EMBODIES !NlHEM NE ff 00:GltiN.. U~ WOP.< (FTHf N\CtilEeT, RID MAY NOT SE USED, Disa.nsa>, OROU?IJCAlED YtmtOUTlHEWRITltN CONSENTWHEIHER Tiff .PRORT fOR VMCH fflEYWER=MADE IS EXEWfID DR HOT, Uh'I..ESS OTriEH'MSE A6REED BY COh'TMCT
SfAMP:

PROJECT NAME:

JOB NO:

OAAWNBY:

CHECKEOBY:

ISSUEDATIE:

DRAWING FILE:

PHASE:

SHEET
TITLE
SHEET
NO:

HARRIS RESIDENCE
2204
AC
12/22/2022
Y:JiXX/22

DESIGN DEVELOPMENT

PROPOSED ELEVATIONS
A303
6/5,2023 ; 1 :17.29 AM
1 2

SECTION A

SECTION B
REA,
Y.\RD
ROOF DEci<'-
----------~~--------------------------- - --------------- i,--- ~-:__ --~-------------------------------s-------------------- ------------------------- STA'P
lAIJOiNG

1. ----------------------------------------------------------------,--------- ---------- -----------+--------
__ J_ _____ _
-
I_.-.._,-....-..~--.,.,~~....,....
---~,,.~ ~~"~'= _,.,.-..,w~
--------L-------------------·----------------------------1--·---- - T
3 SECTION C
I
__ \_ --- 1~?~~¥it~2~ ~ I
I LEVEL_2 .6'\ --- --- 188' - 9 29132"'--1'
I
I
PROJECT:

HARRIS RESIDENCE
255 SOUTH NARDO, SOLANA aEACH, CA 92.(175
AHCHrm:r·
"'Architecture
NO: REVISION:

ANDRE,, E CRGCKER, AJA
646 VALLEY AVENUE, SUIT': A
SGLAtlh 3EAC!i. CA 92J75
r. ss8.34s.ms
CONSUL TANT:

DATE:

THESEOMWIHSS, S?iC!flGATIONS A'lJ ntE CONC£?1S EMSOOES !NTH~ NE.

Tl£ O?JSIW. UN?IJBllSHED WOOKDFlH~ Mai1ECT, Nm W.YNOT SE US8J, D'SCI .. OSED, OR DU PUCA.TEO WllHOUill-£\\'FJTifH CO.'iSOOW'"\:TIER THE fn0.ECTFOR\fff.Q-!1HEYW£Rfw.DEIS~ORNOT,IA..ESS 0~
-BYCO!iTIIACT.

STAMP:

PROJECT NAME:

JOB NO:

DAAWN8Y:

CHECKED BY:

ISSUEOATE:

DRAWING ALE·
PHASE:

SHEET
11flE:
sam
NO:

HAR, S RES IJENC:
2?04
AuH\01

DESIGN DEVELOPMENT

SECTIONS
A400
6:8/202311:17.45AM

1. CROSS SECTION 1

1. LONGITUDINAL SECTION 1

SECTION GENERAL NOTES

FINISH FLOOR ELEVATIONS CALL-OUTS ARE SHOWN FROM TOP OF STRUCWR.AL SLAB (TOS) OR SOP OF STRUGTUHAl SHEATHING
(TOSS)
SEE SHEET MXX.-!W:1- FOR EXJERIOR ELEVATION AND EXTERIOR FlNlSH NOTES.

SECTION KEY NOTES @J
NEW WALLS RGB: 128, 128, 128
PROJECT:

HARRIS RESIDENCE
255 SOUTH NARDO, SOLANA BEACH, CA 92075
ARCHITECT:
"'Architecture
NO: REVISION:

ANDREW E. CROCKER, AIA
646 VALLEY AVENUE, surrE A
SOLANA BEACH, CA 92075
T: 858.345.1295
CONSULTANT:

DATE:
1liE5f DRAW:NGS, SPEClflCATIONS Nil THE COHc81TS EMBOOIES IN THEM ME TI£ GIIGl!UL lJSPUBUSHED WMX'OfTHE AAalltCi, NIIJMAY NOT BE USED, ll!SttOSHl, 0A m.lPUCAEJ WilHJJUTWi W'NTTEN CONSOO''WHEMR 1HE PRO..ECTFOfl .. CH llEYY.JIEMAOE ISEX:C1Jlal DRHtlT, LIHlESS OlHERW'.SE Nl!IEB)BYCO>ITRACT STAMP:

PROJECT NAME: HARRIS RESIDENCE
JOB NO: 2204
DRAWN BY: Authur
CHECKED BY: AC
ISSUEDATE: 1?'22/2022
DRAWING FILE: 'l,J,f/:t,121
PHASE:

DESIGN DEVELOPMENT
SHEET
TITLE: SECTIONS
SHEET
NO:

A401
6181202311·17:46 AM
COUNCIL ACTION:
______________________________________________________________________ ______________________________________________________________________ AGENDA ITEM # C.1.

STAFF REPORT

On September 28, 2022, Governor Newsom signed into effect the following new laws that impact Accessory Dwelling Units (ADUs): SB-897, AB-2221, and AB-916. As of January 2023, these laws resulted in changes to the statewide regulatory standards applicable to ADUs. At a future date, based upon City Council (Council) direction, Staff expects to bring back an ordinance to align the City’s ADU regulations with current State Law.

Additionally, Council has expressed support for encouraging development of ADUs as one of several tools to provide additional housing options throughout the City and to meet the Regional Housing Needs Allocation (RHNA) determination. Council has provided direction to Staff on ADU development through discussions during the 6th Cycle Housing Element update. Within the City’s Housing Element are several policies intended to promote the construction of ADUs. Specifically, Program 1B intends to revise current regulations to allow ADU development in sensitive areas of the City, provided that criteria are met that ensure that the creation of an ADU will not be detrimental to sensitive habitat or other similar areas. This Program also states that the City will encourage the development of ADUs by implementing a “permit-ready” ADU program for applicants to have access to pre-approved ADU plans with which a building permit can be applied for and approved.

This item is before the City Council to consider, discuss, and provide direction regarding the revision of the City’s Junior and Accessory Dwelling Unit provisions to be consistent with the City’s recently adopted 6th Cycle Housing Element, specifically Program 1B.

July 12, 2023
Accessory Dwelling Unit Update and Discussion

Page 2 of 7 ends

For the purposes of this report, all references to ADUs or ADU development includes Accessory Dwelling Units and/or Junior Accessory Dwelling Units.

ANALYSIS:

ADU Development
Council approved its current ADU regulations with the adoption of Ordinance 508 in December 2019. Since its adoption, the City has received 90 applications for ADUs.

Between January 1, 2020, and June 30, 2023, the City's ADU ordinance has resulted in the construction of 24 new ADUs. Table 1 below is a breakdown of ADU development since the adoption of Ordinance 508.

Table 1 – Current Status
Year Applied Issued Completed Under
Review
Expired/
Withdrawn
2023 (as of 6/30/23) 12 0 0 12 -
2022 30 7 4 16 3
2021 23 6 6 5 6
2020 25 5 14 2 4
Total 90 18 24 35 13
DISCUSSION:

Proposed Ordinance Updates to Align with Housing Element Policy 1B:

One of the actions included in Program 1B of the City’s Housing Element is to make revisions to the development code to make ADU development possible in sensitive areas of the City, provided that criteria are met that ensures that the creation of an ADU will not be a detriment to sensitive habitat or other similar areas. The goal of this is to increase opportunities for ADU development within the City. The following is a summary of the sensitive areas where ADU development is currently prohibited and options for updates to the ordinance to further promote the construction of ADUs. As directed by Council, a revised ADU Ordinance will be introduced to the City Council at a future Council meeting.

Grading
The City’s current ADU regulations limit the aggregate grading quantities to 50 cubic yards for the construction of an ADU. The aggregate grading quantity includes site grading (cut and fill), excavation for footings, and remedial grading (removal and recompaction).

Standard construction practice requires a certain amount of remedial grading (removal and recompaction) for slab-on-grade construction. An 800 square-foot slab on grade structure would require a minimum remedial grading depth of two to three feet and July 12, 2023
Accessory Dwelling Unit Update and Discussion

Page 3 of 7 ends

results in approximately 60 to 80 cubic yards of remedial grading, which exceeds the 50 cubic yard limitation.

To reduce the limitations on and further promote ADU development, the Council may consider amendments to the allowable grading quantity and/or the grading categories that contribute to the total. The Council may also consider encouraging slab-on-grade construction of ADUs as opposed to raised foundations, in an effort to minimize building height and the appearance of bulk and mass. Furthermore, this may encourage construction of partially subterranean ADUs that follow the existing topography.

The excavation for footings and the remedial grading do not necessarily impact the existing topography of the site. Both are typically done underneath the footprint of the ADU as opposed to raising or lowering a pad for the construction of the ADU.

Depending on the site conditions and size of the footings, these two categories of grading can limit the feasibility of constructing an ADU and further limit the amount of excavation that could be utilized to construct a partially subterranean ADU. Council may adopt or modify any of the following standards or requirements or a combination thereof:
• Grading Consideration 1: Increase the maximum grading limit to 100 cubic yards to align with the Development Review Permit (DRP) threshold. • Grading Consideration 2: Exempt the excavation for footings and/or remedial grading from the ADU grading limit.
• Grading Consideration 3: Exempt the excavation immediately below the habitable area of the ADU. This has the potential to promote partially subterranean ADUs that could more appropriately address view and bulk concerns.

Environmentally Sensitive Habitat Area
The City’s current ADU regulations prohibit the construction of ADUs on all sites designated as Environmental Sensitive Habitat Area (ESHA) in the City’s adopted Local Coastal Plan (LCP) Land Use Plan (LUP) ESHA Map (Exhibits 3-6 through 3-10).

This regulation restricts the ability to construct or convert an existing structure to an ADU regardless of proximity of the proposed development to an ESHA. To implement Program 1B, the Council may consider allowing development of ADUs on properties that have biologist-confirmed ESHA onsite or in proximity on an adjacent property while implementing the applicable buffer policies of the City’s Local Coastal Program (LCP) Land Use Plan (LUP) in order to protect ESHA.
• ESHA Consideration: Allow ADU development on properties with ESHA or potential ESHA onsite or in proximity pursuant to the Local Coastal Program – Land Use Plan (LCP-LUP) Chapter 3, Section 30240. This would require the applicant to obtain the services of a qualified wildlife biologist to provide an July 12, 2023
Accessory Dwelling Unit Update and Discussion

Page 4 of 7 ends

inventory conducted by a qualified biologist of the plant and animal species present on the project site. If the initial inventory indicates the presence or potential for sensitive species or habitat on the project site, a detailed biological study shall determine whether or not the proposed project is consistent with policies outlined in the LUP.

Bluff Top Properties
The City’s current ADU regulations prohibit the construction of ADUs on all bluff top properties including coastal bluffs, canyon rim properties, and inland bluffs as defined under SBMC Section 17.08.

This regulation restricts the ability to construct or convert an existing structure to an ADU regardless of proximity to and protection of a sensitive bluff area. The intent of bluff top regulations is to maintain bluff stability while preserving prime viewshed areas and scenic resources.

The Council may consider allowing development of ADUs on properties with an inland bluff or on the canyon rim if the proposed ADU is shown to comply with the applicable regulations. Due to the sensitivity of coastal bluffs and the extensive regulations of the LCP, the Council could maintain the restrictions on coastal bluffs. • Inland Bluff Consideration: Allow development of ADUs on properties with an inland bluff if the proposed ADU is shown to meet the criteria within SBMC Section 17.20.030(E). This would include complying with the required 15-foot inland bluff setback, providing a soils report, and potentially a preliminary engineering geology report, if requested by the City Engineer. • Canyon Rim Consideration: Allow development of ADUs on properties on the canyon rim if the proposed ADU is shown to meet the criteria within SBMC Section 17.20.030(E). This would include complying with the required 25-foot canyon rim setback, providing a soils report, and potentially a preliminary engineering geology report, if requested by the City Engineer.

Hillside Overlay Zone
The City’s current ADU regulations prohibit the construction of ADUs on sites within the Hillside Overlay Zone (HOZ). The HOZ regulates development on slopes that exist in a natural and an unnatural condition differently.

All ADUs are prohibited on properties within the HOZ even if the ADU is proposed outside of the area designated as having slopes that exceed 25 percent. The intent of the HOZ is to restrict grading of natural slopes of 25% or greater to preserve natural topography, protect sensitive habitat and watersheds, and reduce environmental hazards related slopes.

July 12, 2023
Accessory Dwelling Unit Update and Discussion

Page 5 of 7 ends

• HOZ Consideration: Council may consider allowing for ADU development on properties located in the HOZ if the criteria contained within SBMC Section

17.48.020 are met. Specifically, a slope analysis prepared by a licensed civil, soils, or geotechnical engineer, clearly shows that no construction and/or grading will occur on slopes that exceed 25 percent.

Wildland Urban Interface (WUI)-Very High Fire Hazard Severity Zone (VHFHSZ) The City’s current ADU regulations prohibit the construction of ADUs on sites within the WUI-VHFHSZ.

ADU development is prohibited within these zones to protect public health and safety even if development options are available to mitigate the potential fire hazard. • VHFHSZ Consideration: The Council could allow ADU development on properties located in the VHFHSZ if the criteria contained in the California Building Code, specifically Chapter 7A, are met. The purpose of Chapter 7A is to establish minimum standards for the protection of life and property by increasing the ability of a building located in the VHFHSZ to resist the intrusion of flames or burning embers projected by a vegetation fire and contributes to a systematic reduction in conflagration losses.

Off-street Parking for ADU
The current ADU regulations do not require off-street parking for a large percentage of properties within Solana Beach due to their proximity to transit stops within the City. The Council could consider encouraging applicants to provide off-street garage parking for ADUs, even when the parking is not required to be provided. • Parking Consideration: A garage providing off-street parking for an ADU shall be subject to the applicable underlying zoning regulations including the calculation of floor area (including storage areas), except that 200 square feet of floor area shall be exempt for one compliant off-street parking space provided in a garage and dedicated to an ADU, regardless if the space is required for the ADU.

Pre-Approved Accessory Dwelling Unit Program (PADU)
The Permit Ready ADU Program will encourage the construction of ADUs by offering property owners a selection of pre-approved ADU building plans that can be downloaded from the City’s website. This program would assist property owners in creating ADUs by providing customizable plans, expediting the review process, and reducing preconstruction costs. The program would also help the City meet housing element goals by encouraging diverse housing options throughout the City and meeting the RHNA determination.

July 12, 2023
Accessory Dwelling Unit Update and Discussion

Page 6 of 7 ends

With the Council’s direction, Staff would release a request for proposal (RFP), to select one or more architects to collaborate with to establish criteria and create a collection of plans for the PADU Program. Ideally, each architect’s set of plans would provide unique variations and benefits including customizable options to allow for variations in exterior materials and door and window fenestrations to express individual owners’ tastes and respect community character. The architects would be responsible for creating different design styles (e.g., Modern, Bungalow, Craftsman, etc.) that applicants can choose from. If the pre-approved ADU program is desired by Council, Staff is looking for input on what to include in the RFP. Staff suggests starting with a pre-approved plan for a studio, one bedroom, and two bedrooms, all of which would be one-story ADUs.

Current Building Permit Process for ADUs
Currently, applications and plans are submitted to the City for electronic initial Planning review. This is for Planning/Zoning review only. If the application is incomplete, the Planner will send corrections and it is the applicant’s responsibility to resubmit corrected plans for another round of initial planning review. Each review is typically 2 weeks.

Once initial planning review has been approved, the applicant will need to submit physical copies of the plans for review by all four departments (Planning, Engineering, Fire, and Building). If the application is incomplete, the Building Technician will send corrections to the applicant and it is the applicant’s responsibility to resubmit corrected plans for another round of review. Each review is typically 2 weeks.

Pre-Approved ADU Simplified Submittal Process
The applicant will start with a site evaluation and property survey to create a site plan. It is likely that the applicant will need to obtain the services of a design professional to create a site plan. The applicant will then need to select one of the PADU plan sets of their choice.

Once the applicant has a complete set of architectural and construction plans, the applicant would submit the entire package to the Building Department for plan check review. Because the applicant would be starting with a complete set of pre-approved plans, the application would not need to go through the initial planning review process and the review time should be expedited due to the pre-approved construction plans.

CEQA COMPLIANCE STATEMENT:

This is not a project pursuant to CEQA.

FISCAL IMPACT:

There are no direct fiscal impacts related to this item.

July 12, 2023
Accessory Dwelling Unit Update and Discussion

Page 7 of 7 ends

WORK PLAN:

Community Character Priority Item 1 includes considering an ADU ordinance update allowing ADU development in sensitive areas. This discussion will give guidance to Staff to prepare an updated ADU Ordinance, if necessary.

DEPARTMENT RECOMMENDATION:

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

CITY MANAGER’S RECOMMENDATION:

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

1. Current ADU Ordinance 508

2. Hillside Overlay Zone Map

3. ESHA Map

4. WUI-VHFHSZ Map
ORDINANCE 508

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SOLANA
BEACH, CALIFORNIA, REPEALING SECTION 17.20.040(D) AND
ADOPTING A REVISED SECTION 17.20.040(0) OF THE SOLANA

BEACH MUNICIPAL CODE TO PROVIDE FOR REGULATIONS

CONCERNING JUNIOR AND ACCESSORY DWELLING UNITS
WHEREAS, the City Council of the City of Solana Beach seeks to implement Assembly Bill 881 (AB 881), Assembly Bill 68 (AB 68), and Senate Bill 13 (SB 13) through the implementation of regulations concerning accessory dwelling units; and WHEREAS, accessory dwelling units are commonly referred to as "second units," and are additional living quarters on single-family lots that are independent of the primary dwelling unit. They are also known as accessory apartments, accessory dwellings, mother-in-law units, or granny flats. They may be either attached or detached to the primary dwelling unit, and they typically provide complete independent living facilities, including facilities for living, sleeping, eating, cooking, and sanitation; and WHEREAS, Section 65852.1 S0(b) of the California Government Code provides that the Legislature's intent with the adoption of AB 881, AB 68 and SB 13 was that local agencies adopt an ordinance relating to matters including unit size, parking, fees, and other requirements, that are not arbitrary, excessive, or burdensome so as to unreasonably restrict the ability of homeowners to create accessory dwelling units in zones in which they are authorized by local ordinance; and WHEREAS, the proposed regulations and standards are intended to be consistent with the provisions contained in AB 881, AB 68 and SB 13 which go into effect on January 1, 2020.

NOW, THEREFORE, the City Council of the City of Solana Beach hereby ordains as follows:

Section 1. All of the above statements are true; and
Section 2. Section 17.20.040(0) of the Solana Beach Municipal Code is hereby repealed and replaced with a new Section 17.20.040(0) of the Solana Beach Municipal Code to read as follows:
17 .20.040Specific requirements.

D. Accessory Dwelling Units. The purpose of this subsection is to provide regulations for the establishment of accessory dwelling units in residential zones and to define an approval process for such accessory dwelling units. The intent of this subsection is to provide opportunities for more affordable housing in areas where adequate public facilities and services are available, and impacts upon the residential neighborhoods directly affected would be minimized. It is the goal of the council that accessory dwelling units be equitably distributed throughout the city.

1. For purposes of this section:
a. "Accessory dwelling unit" shall have the meaning defined in Section 65852.2 of the California Government Code.
b. "Junior accessory dwelling unit" shall have the meaning defined in Section 65852.22 of the California Government Code. An interior unit that is 500 square feet or less and built entirely within a single-family home shall be considered a junior accessory dwelling unit.

2. Junior and accessory dwelling units are residential uses consistent with the uses permitted in zones that allow for residential and mixed use residential development.

3. Junior and accessory dwelling units developed pursuant to the requirements of this subsection shall not cause the lot upon which the accessory dwelling unit is located · to exceed the allowable density otherwise permitted for the lot. Therefore, the ADU/JADU shall not count as units when calculating density of the lot.

4. Junior and accessory dwelling units shall be permitted in zones which allow residential and mixed use residential development and shall comply with the following standards:
a. A detached primary single-family dwelling unit shall exist or be proposed on the lot, or existing multifamily dwelling units shall exist on the lot. b. The accessory dwelling unit may be created within the existing walls of a primary residence or accessory structure (an "interior" accessory unit), may be created by an addition attached to an existing or proposed primary residence (an "attached" accessory dwelling unit), or may be a new structure detached from the primary residence (a "detached" accessory dwelling unit). It must be located on the same lot as the existing or proposed single family home or multifamily dwelling.
c. Any construction of a junior or accessory dwelling unit shall conform to all property development regulations of the zone in which the property is located including, but not limited to, height limits, setback, lot coverage, landscape, and floor area ratio (FAR), as well as all fire, health, safety and building provisions of this title, subject to the following exceptions:
i. No setback is required for an existing living area converted to a junior or accessory dwelling unit or for an existing accessory structure converted to an accessory dwelling unit, or for a new accessory dwelling unit constructed in the same location and built to the same dimensions as an existing structure.
ii. For all other accessory dwelling units, a minimum setback of four feet is required from the rear and side property lines.
iii. Limits on lot coverage, floor area ratio, open space, and size must permit at least an eight hundred (800) square feet detached or attached accessory dwelling unit sixteen (16) feet high with four-foot side and rear yards, if the proposed accessory dwelling unit is in compliance with all other development standards.
d. No more than one junior accessory dwelling unit or one accessory dwelling unit shall be permitted per single-family lot, except as permitted in subsection 5(b) below.
e. For a junior or accessory dwelling unit that is contained within or attached to the primary dwelling, there shall be an independent exterior access. f. The floor area of an attached or detached accessory dwelling unit shall not exceed 850 square feet for a studio or one bedroom or one thousand (1,000) square feet for a unit that contains more than one bedroom. No accessory dwelling unit may be smaller than the size required to allow an efficiency unit as defined in Section 17958.1 of the Health & Safety Code. g. A new structure or an addition to an existing structure for an accessory dwelling unit shall not exceed sixteen (16) feet in height measured from pre-existing grade or finished grade, whichever is lower, to the highest point of the roof. h. To ensure compliance with the provisions of the California Coastal Act of 1976 and the approved Land Use Plan of the City's Local Coastal Program, junior and accessory dwelling units may not be permitted in the following locations:
i. On any site where grading of more than 50 cubic yards is required to create the accessory dwelling unit.
ii. On any site designated as an Environmentally Sensitive Habitat Area (ESHA).
iii. On any bluff top site or in the Hillside Overlay Zone. iv. On any site within the Wildland Urban Interface, Very High Fire Hazard Area.
i. The junior and accessory dwelling unit shall not be owned, sold, transferred, or otherwise conveyed sold separate from the primary residence. j. For applications received after January 1, 2025, one of the dwellings on the lot must be the bona fide principal residence of at least one legal owner of the lot containing the dwelling, as evidenced at the time of approval of the accessory dwelling unit by appropriate documents of title and residency. Prior to the issuance of a building permit, the applicant shall provide evidence that a covenant has been recorded stating that one of the dwelling units on the lot shall remain owner occupied.
k. Junior and accessory dwelling units shall only be used for rentals of terms of 30 consecutive days or more.

I. The following provisions are applicable to junior accessory dwelling units:
i. A junior accessory dwelling unit shall not exceed 500 square feet in size and shall contain at least an efficiency kitchen which includes cooking appliances (i.e. stove, oven, and microwave), refrigerator, a sink with garbage disposal, and a food preparation counter and storage cabinets that are of reasonable size in relation to the junior accessory dwelling unit. ii. The junior accessory dwelling unit shall include access to sanitation facilities.
iii. One of the dwellings on the lot must be the bona fide principal residence of at least one legal owner of the lot, as evidenced at the time of approval and upon demand thereafter of the junior accessory dwelling unit by appropriate documents of title and residency.
iv. Prior to issuance of a building permit for a junior accessory dwelling unit, the owner shall record a covenant in a form prescribed by the city attorney, which shall run with the land and provide for the following:
(a) A prohibition on the separate ownership, sale, transfer, or other conveyance of the junior accessory dwelling unit separate from the sale of the single-family residence;
(b) A restriction on the size and attributes of the junior accessory dwelling uriit consistent with this section;
(c) A prohibition against renting the junior accessory dwelling unit for fewer than 30 consecutive calendar days; and
(d) A requirement that either the primary residence or the junior accessory dwelling unit be the owner's bona fide principal residence, unless the owner is a governmental agency, land trust, or housing organization.
m. One off-street parking space shall be provided for the accessory dwelling unit, which may be provided as tandem parking on an existing driveway and shall be permitted in setback areas in locations determined by the director of community development or the director's designee unless the director of community development or the director's designee makes specific findings that parking in setback areas or tandem parking is not feasible based upon specific site topographical or fire and life safety conditions. No off-street parking shall be required for the accessory dwelling unit in any of the following instances:
i. The accessory dwelling unit is located within one-half mile walking distance of a public transit stop.
ii. The accessory dwelling unit is located within an architecturally and historically significant historic district.
iii. The accessory dwelling unit is part of the existing primary residence or an existing accessory structure.
iv. The accessory dwelling unit is located in an area of the city where onstreet parking permits are required but not offered to the occupant of the accessory dwelling unit.
v. The accessory dwelling unit is located within one block of a car share vehicle pick-up location, as established by the city.
n. Design.
i. A junior or accessory dwelling unit, whether attached or detached, shall utilize the same architectural style, exterior materials, and colors as the existing or proposed primary dwelling, and the quality of the materials shall be the same or exceed that of the primary dwelling.
ii. The primary entrance to the accessory dwelling unit(s) shall not be visible from the street adjacent to the front yard setback.
iii. A minimum building separation of six feet shall be maintained (eave to eave) between the primary residence and a detached accessory dwelling unit. A minimum building separation of 10 feet shall be maintained (eave to eave) from the entrance of an accessory dwelling unit if it is facing the wall of another structure on the property.
iv. ADU parking in setback areas visible from the street shall be screened by vegetation that has a maximum maturity height of 42 inches. o. Except as provided in subparagraph (p) below, accessory dwelling units shall provide a new or separate utility connection directly between the accessory dwelling unit and the utility. The connection may be subject to a connection fee or capacity charge that shall be proportionate to the burden of the proposed accessory dwelling unit, based upon either its size in square feet or the number of its plumbing fixtures, upon the water or sewer system; provided, however, that this fee or charge shall not exceed the reasonable cost of providing this service.

A sub-meter may be allowed to meet this requirement.
p. The installation of a new or separate utility connection directly between the accessory dwelling unit and the utility shall not be required, and a related connection fee or capacity charge shall not be imposed for the following:
i. Junior accessory dwelling unit.
ii. Accessory dwelling unit meeting the requirements of Section 5(a) q. Accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence.
r. No impact fees may be imposed on a junior or accessory dwelling unit that is less than seven hundred fifty (750) square feet in size. For purposes of this section, "impact fees" include the fees specified in Sections 66000 and 66477 of the Government Code, but do not include utility connection fees or capacity charges. For accessory dwelling units that have a floor area of seven hundred fifty (750) square feet or more, impact fees shall be charged proportionately in relation to the square footage of the primary dwelling unit.

5. The following types of accessory dwelling units are required to be permitted. Other accessory dwelling units, including attached and detached accessory dwelling units, are also permitted if they conform to the requirements of subsection (4):
a. One junior accessory dwelling unit or accessory dwelling unit within the existing space of a single-family dwelling or accessory structure or the proposed space of a single-family structure, if all the following apply:
i. In an accessory structure an expansion beyond the existing physical structure is limited to 150 square feet and is permitted solely to accommodate ingress and egress.
ii. The unit has exterior access separate from the existing or proposed single family dwelling.
iii. The side and rear setbacks are sufficient for fire and safety. iv. Any junior accessory dwelling unit complies with Section (0)(4)(1). b. One new detached accessory dwelling unit not larger than eight hundred (800) square feet or more than sixteen (16) feet high, with side and rear yard setbacks of at least four (4) feet on a lot with an existing or proposed single-family dwelling.

A junior accessory dwelling unit complying with Section (0)(4)(1) may be developed on the same lot.
c. Accessory dwelling units within the portions of an existing multifamily dwelling structure that are not used as livable space, provided that each unit complies with state building standards for dwellings. An accessory dwelling unit shall not be created within any portion of the habitable area of an existing dwelling unit in a multifamily structure. Up to 25 percent of the number of existing multifamily units in the building, but at least one unit, shall be allowed. d. Up to two detached accessory dwelling units on a lot with an existing multifamily dwelling structure, provided that the height does not exceed sixteen (16) feet and that four-foot side and rear yard setbacks are maintained.

6. Applications for junior and accessory dwelling units conforming to the requirements of subsection (0)(4) or (5) of this section shall be considered ministerially without discretionary review or a hearing, and the director of community development shall approve or deny such applications within sixty (60) days after receiving a complete application. Incomplete applications will be returned with an explanation of what additional information is required. The city shall grant a delay in processing if requested by the applicant. If the permit application is submitted with a permit application to create a new single-family dwelling on the lot, the application for, the junior or accessory dwelling unit shall not be acted upon until the application for the new single-family dwelling is approved, but thereafter shall be ministerially processed within sixty (60) days of receipt of a complete application and approved if it meets the requirements of this section. Occupancy of the junior or accessory dwelling unit shall not be allowed until the city approves occupancy of the primary dwelling.

7. In cases of conflict between this section and any other provision of this title, the provisions of this section shall prevail. To the extent that any provision of this section is in conflict with State law, the applicable provision of State law shall control, but all other provisions of this section shall remain in full force and effect.

8. The city may offer incentives to encourage development of accessory dwelling units. If owners of accessory units elect to record a ninety-nine (99) year deed restriction to rent the unit to lower income households, the city will consider waiving fees, reducing parking and development standards, or approving other forms of assistance specified in Chapter 4.3 (commencing with Section 65915) of Division 1 of Title 7 of the Government Code. Receipt of such incentives shall require the owner to:
a. Rent the accessory dwelling unit to a lower income household, as defined annually by the State Department of Housing and Community Development at a rate that shall not exceed an amount which is equal to thirty (30) percent of the gross monthly income of a low-income household, at eighty (80) percent of the San Diego County median income, adjusted for household size. b. File an annual agreement with the city's community development department documenting the household's eligibility to occupy the accessory unit. c. Record a covenant specifying the property restrictions on the accessory dwelling unit for the ninety (99) year term.
d. Assign the covenant using a form of assignment and assumption approved by the director of community development in the director's reasonable direction in the event that the property is transferred or sold.

Section 3. The City Council finds that this Ordinance is exempt from the provisions of the California Environmental Quality Act ("CEQA") pursuant to Section 15305 of the California Environmental Quality Act (CEQA) Guidelines, which exempts minor alterations in land use limitations which will not result in any changes in land use or density. The City Council further finds that there is no possibility that the activity may have a significant effect on the environment and that therefore, pursuant to Section 15061(b)(3) of the CEQA Guidelines, the Ordinance is exempt from the provisions of CEQA.

Section 4. Severability. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this Chapter, or its application to any person or circumstance, is for any reason held to be invalid or unenforceable, such invalidity or unenforceability shall not affect the validity or enforceability of the remaining sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases of this Chapter, or its application to any other person or circumstance. The City Council de~lares that it would have adopted each section, subsection, subdivision, paragraph, sentence, clause or phrase hereof, irrespective of the fact that any one or more other sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases hereof be declared invalid or unenforceable.

EFFECTIVE DATE: This Ordinance shall be effective thirty (30) days after its adoption. Within fifteen (15) days after its adoption, the City Clerk of the City of Solana Beach shall cause this Ordinance to be published pursuant to the provisions of Government Code Section 36933.

INTRODUCED AND FIRST READ at a regular meeting of the City Council of the City of Solana Beach, California, on the 11th day of December, 2019; and PASSED AND ADOPTED at a regular meeting of the City Council of the City of Solana Beach, California, held on the 8th day of January, 2020, by the following vote:

AYES:

NOES:

Councilmembers - Edson, Hegenauer, Becker, Harless
Councilmembers - None
ABSTAIN: Councilmembers - None
ABSENT: Councilmembers - Zito
APPROVED AS TO FORM:

JO~ ~~~ . CANLA,CityAttorney
L

ORDINANCE CERTIFICATION
STATE OF CALIFORNIA }
COUNTY OF SAN DIEGO §

CITY OF SOLANA BEACH
I, ANGELA IVEY, City Clerk of the City of Solana Beach, California, DO HEREBY CERTIFY that the foregoing is a full, true and correct copy of ORDINANCE 508 repealing section 17.20.040(0) and adopting a revised section 17.20.040(0) of the Solana Beach Municipal Code, to provide for regulations concerning junior and accessory dwelling units as duly introduced on December 11, 2019 and adopted on January 8, 2020, a regular meeting, by the City Council of Solana Beach. This Ordinance has been published as ursuantto--law·and-the-origioal is filed in the City Clerk's Office. (GC 40806). -········••"·- __-)
_../ / ___ __ _.........
!"^$
644
1764
LMRd
PI
LMRc
OSR
OP
HRd
LMRc
ER-2b
MRd C
OP
OP
HRd
OSR
ER-2b
ER-1a
ER-2b
MRd
OSRb OSR
LRd
LMRd
PI
PI
HRd
C
LRc
LR/SP
MRd
C
OSR
LMRc
LC
MHRc MRc
MRd
OSR
C
PI
SC
LC
MHRd
LMRc
OP
OP
OP
PI
PI C
OP
LI
HRd
LMRd
MHRd
HRd
HRd
PI
MHRd
PI
C
OP
MRd
LI
MHRd
OSR
C
SC PI
C
HRd
MHRd
MHRd
MHRd
MRd
MRc
LRc
PI
MHRd MHRd
OSR/SP

SANTA IN EZ

SANTA HIDALGA

SAN TA PAULA

SANTAQUETA

SANTA ROSITA

SANTA FLORENCIA

SANTA ESTELLA

SANTA FLORENCIA

SANTA RE G IN A

SA NTA QUETA

SANTA FLORENCI A

SANTA DOMINGA

SANTA BARTOLA

SANTA VICTORIA

SAN PATRICIO DR

SANTA CARINA

SAN LEON CT

SANTA HELENA

SAN LORENZO

SANTA LUISA DR

SANTA VICTORIA

SANTA LUISA DR

SAN RICARDO

SAN MADERA

SANTA OLIVIA

SANTA GABRIEL

SANTA RUFINA

SANTA ALICA

SANTA HELENA

SANTA PETRA DR

SANTA CEMELIA

SAN MARIO DR

SANTA MARTA

SAN TA SABI NA

SANTA ELENA

SUN VALLEY RD

LOMA LARGA DR

EL PEDREGAL

VIA MIL CUMBRES

CERRO LARGO DR

CERRO VERDE DR

PUNTA BAJA

L A BARRANCA

VIA MIL CUMBRES

LOMA C O RTA DR

LAS BANDERAS DR

SAN LUCAS CT

SAN LUCAS DR

SAN IGNACIO

HIGHLAND DR

SAN BENITO

SAN LUCA S DR

VIA LA SENDA

UNO VERDE CT

SAN ANDRES DR LA SOBRINA

SOLANA DR

SAN JULIO RD

HIGHLAND DR

MARINE VIEW AV

AVOCADO PL

RAMONA PL

AVOCADO PL

RAMON A PL

MARINE VIEW

GENEVIEVE

SAN ANDRES DR

LOMAS SANTA FE DR

SANTA HELENA

ACADEMY DR

SAN RODOLFO DR

STEVENS AV

LOMAS SANTA FE DR

MOLA VISTA WY

SONRISA ST

STEVEN S AVE WEST

GENEVIEVE

GONZALES

VERA ST

JUANITA ST

CAS T R O ST
IDA AV

FRESCA CT

FRESCA ST

VALLEY AV

HIGHLAND DR

VIVA CT

DEL MAR DOWNS RD

NARDO AV
W. SOLANA CIR
E. SOLANA CIR

LOMAS SANTA FE DR

NARDO AV

BROOKDALE PL

CORTO ST

GRANADOS AV

VIA DE VISTA (PRVT RD EASEMENT)

RIOS AV

CEDROS AV

LIRIO ST

PALMITAS ST

ROSA ST
W. SOLANA CIR

MARSOLAN AV

CEDROS AV

DEL MAR SHORES

COFAIR AV

DAHLIA DR

LINDA MAR DR HELIX AV

SIERRA AV

PLAZA ST
ACACIA

MIDORI CT

RIOS AV

BARBARA AV

GRANADOS

BARBARA AV

CIRCLE DR

OCEAN ST

SOLANA VISTA DR

CLIFF ST

PACIFIC AV

ACACIA AVE

SIERRA AVE

CLARK ST

ESTRELLA ST

HILL ST

HELIX AV

PACIFIC AV

CEDROS AV

GRANADOS AV

GLENMONT AV

BARBARA AV

RIOS AV

MARVIEW DR

LYNWOOD AV GLENMONT AV

MAR VISTA

RAWL PL
E. CLIFF ST

HOLMWOOD LN

CANYON DR

FORD AV

CANYON PL

RIDGELINE

GLENCREST PL

CANYON DR

SOLANA HILLS CT

SOLANA GLEN CT

DELL ST

DELL CT

GLENCREST DR

SOLANA HILLS DR

HILMEN DR

HILMEN PL

EL VIENTO

PATTY HILL DR

HIGHLA ND DR

STEVENS AVE

J E FFREY RD

H GI HLAND CT

LOS CABAL LITOS

TURFWOOD LN

SANTA THERESA
HIGHWAY 101 N.

HIGHWAY 101 S.

MARVIEW LN

HERNANDEZ

NARDITO LN

SANTACECELIA

SANTA ALICA

SANTA HELENA PARK CT

VISTA DELATIERRA

NORTH LANE

LUGA NO LA NE

AMERI CA W AY

CLIPPER ST

FREEDOM CT

DEFENDER

SPINDRIFT ST

INTREPID ST

RELIANCE WY

EMERGENCY
GATE

LADERA LINDA

ORNADO LANE

AMERI CA WAY

SPINDRIFT ST

EL SUENO

VIA CHICA

SEABRIGHT LN
(PRIVATE RD EA S EMENT)
(PR IV ATE RD EASEMENT)
810 818826
834
842
850
858
900
906
912
918
924
930
936
942
948
954
962
1002
1008
1014
1020
1026
1032
1038
1044
1050 802 1012 1016 1046 1047
971
974
982 1111
1110
1116 411 1460 1008 753 966 802
1019
1042 1043
1004 1117 1038 1039 974 749 1051958 825 807 835 743 746 1045 747 771 1122
966 735 1034 1035 1015 743 801 950 741 740 1011 708 949 958 1123 763 727 1003 603 1028 1031 1448 735 737
623
619
615
611
607
942 1128 734 1022 941 720 755 1127 950 719 1027 1442 731 732 726 934 612 1134 749 933 1133
711 725 1023 942
720 1139 1140 741 604 429 1428 719
1101
703 1019 934 717 714 1145 1146 733
1015
1133
1125
1117 713
1109
1420
946 673
1011 711
708 1149
1007 725
1152 441 707 1408 528
700
555
549
543
537
531
507 918 1155
1104
525519
513
1136
1142 717 1158
1112 1128 1120 910 1161 520 709 930 1164 1354 677 709 663 1150 660 701 926 512 902 1348 673 1170 1103
713 1342
1173 667 922 1158 654 1135
654 1127 503 504 1176
1119 1336 1111 1177 489
493
467
661 648
747
717 461 765 918 648
771 936 1339 455 777 655 642 721 783
1234
914 449 844
636
1205 932 499 704 643
639 1333 712
725 720
728 1327 443 736 836 1211 910 492 928 456 729
1315 498 827 1217 1432
1309
441 828 906 450 733 902
924 1118
1223
1110 791
1229
1126 785 1530 820
1134 1516
437 833 920
1539 1508
624 1102 812
912
916 438 779 622 1531 433
849 908
841 618 804
1523 904
434
900 1104
618
1120
429 1112 774 611 1128
1136 494 425 758 773 610 421 430
1507 614 626 488 750 368 428 575 604 767 609
550
768
632 1105 1544
484 742 424
544
569 638
761 762 1121
401 422 1113 1129
1137
603
720
715 716
480 563 644 734 611 559
452
755 756 757 557 650 807 601 476 726 551 1385
1512
749 750 553 635 763
472 1003
1011
1019 583 1027 4041035
1043
1051
1059
1101
1109
1117
1125
1133 1381 801 645 656 545 718
400
705 710
466
745 744 439 477 801 1377 577 745
675
546 662 710 653
545 1373 683 539
454
741 803 738 739 408
414
546
749 668 540 539 702 533
441 557
1511
538
738
659 442 526
745 534
542
550
606
614
622
735 630
638
646
807 654 746
528
422
453
502 741
476 674 411 674 534 533 527
520
305 669 742 734 729 737
665
726 813 725 456 430
514 578
721 658 738 735 635 450
525 733
531
537
541
549
557
601
675 609 627
617
508
659
440
723 660 427 734 819 444 671 726 527 412 720
522
452 466 438 457 654 725 533 624
465
640
559
667 625 432
400
720 717 825 451 653 521
724 714 654 435 636 723 663 639
652 426 516 570 655
455
717 616
720
521
719 710 420 439
473
711 645 708
414
716
513
617 636 634 631 628 715 717 718 526
518 532
642 538
608 542 628
550 510
558
604 645
616 612 510 408 620 680 713 704 427 633 837
546
711 639 638 558 630 627 705 714
664
713 255 634 629
638
623
453 469
626 624 710
461
610 701 843 622 709
609
635
801
637 635 604 631 630 625
554 621 619626 545
622
620 706
807
618 621 630 849 403 620 615 617
649 602 616
631 535
630 528 619 614 623 623 622
548
628 627
603
449
625 616
855
611
630 613 620 613 612 624 628 217 601 802
610 603 525
615
605
629 639 612 628 609 624 615 509 525 625 624 619
540
361 458 441 611 615 612
517
624
609
608
536 626 633 608 627 607 110 355 620
615 667 811
505
202 611 404 507 448 521 631 433 808 216 623 602
633
605 622 613 606 349
524
457 616
362 611 306 617
659
605 564 556
627 621 442 456 614
425
819
449
615 614 356612 501 651 820343
199 535 561 448 611 607 476 643
548 434 825 602 608 307 543 550
344
606 350
323
417 635
531
318
603 440 607 475 441 602 426 544 541 337 344 627 464 601 679 602 535 527 552 477 831 600 603 536
349
535 673 530 433
619
432 533 418 338 536 530
603
533 530 409 667 837
526
611 459 452 424
525 601 425
1202 1208 661 843 525 410 522 332
1214
525 522
534 516 521
317 401 343 312 514 655 1144
416
634
1138
607 691
610
417 445 448 402 326 514 515 515
649
613 510 514 517 509 507 379
619
687 450 520 408
643 506
1220
409 337 338
625
311 306
637
508
631 437 683 348 320 505 434 309
305
509 371 319 508 465 464
679 331 305 508 446 440 372 445 332
1226
601 314 675 438
611 627
452 631 303 455 363 615 623 635 619
425 443 633 445 311 671
1102 639
427
1126
1108 422 439 325 643
1114
322
1232
432 432 667 647
430
435
439 308 651 438
655 663 308 431 415 659
356 355 426 319 433
1238
422 427 424 302 412 420 1203 455 1137 301 422 425
1001
1213 347
1244
421 407
1250
418
1221
408
120 1304
346 418 410 417
1310
421 1007 1113
1316
414 339 245
1229
301
410
1328 218 220
415 230
242
411 336
1336
400 410 412
1342 1237 310 275 411 331 1153
234 239
425
230 282 406 260 1043 400 405 405 404 326 411 1049
271
1243
1147 323 1055 233 1061
269 1067
1247
316 209 339 264
1251
338
227 202
241 354 339
245
301 372 201 315 1141
402
408
414
420
357 344 263 353 336
328
354 322
1301 1039
221
1402
1307 215 209
1315
1319
366 1045 310
1325
373
1331 203
1135
344
1337
327
1051
309 347 244
228
1341
330 346 302 257 362 1103 216 365
1109 1129
338
1121
1115
355 358 316
202
361 339 584 251 349 334 338 401321 427 335324
576 348 415
407 421
354 325 568 357
203 550
345 328 319
560
320 333
245
346
209
353 330
215
324 313
221
239
314
227
233 342 530 347 327
530
318 309 324 306 307 336 325
106
337 341
127
312 301 328 332 302 319 337 304 273 274 316 327 326 311 551
300
533
267 322 270
929 316 308
979
320 238 265 318 262
247 319 315 301 259 258 969
315 309 301 232 255 256
238
961
309 210
669
304
505
321
228 251 248
225
301 235 234 245 246
261 214 227 265 205
945
235 238 248 228
543 259
535
212 229 232
115 931
242 220
243 202 255 215 225
250
255 228151
230 252
208 539 553 1309 913
126 222 142 1315
244 209 239
502
129 144 320
136
226
212
219 201
1321
238 202 222 127 135
148 234 151 232 217
404
216 211
139
1530
212 205
380
211
151 1327
207 155
1316 410 305 202 154
1512
153
208
201 321 148
413
211 147 220 166
1335
135
109101 102 1671340 416 136
1652
129
110
1050
1060
1084
1110 1312132013281336 1412
1420
125 202
1508
176
1426
1341 182 117 425 422
1647
115
201
181 118 212
1347 431 428 187 125
1604
1044
126
1401
1062
1335
133 434
1407
1315
560 1413 1112
1419
1058 1327 1592
533
215
1425 477
1431
1625
1437
115 118 440 107
122 221 155 202
1120
111 1410 147 1416 130 231 506
1568 1404
143
101
1422 258 1101
208 132
1428
1057
133
218 213
1049 1434
1446
1440
239 248 512
1010
130
208 1041 1408
217
215
1033
207
143 247
1165
232
1105
225 741
212 522 761 809
832 805
838
842
611 848 1117
135 852860
502
147
1402
1414
302 1039
255 242 866
145
241
809
324
201
318
445
1115
212
1035
336 523
1111
1438
528
524
722
308 1141 817 209 1107
1510
865 214
823 835
841
847 829 853 859 1148 1440 635
532
15051
217
1450 1456
218 201 1149
321 1415
316 1153 501 645
311 204
1220
221 301 304 314
15041
940
234
545 1164
215 227
326 1425
1157 1155 247
1246
309 240
1435
318
538
248
531
324
1437
1441
1445
225 241 255 1169
1167 323
251
1449 1206 1453 1457
235 335 309 542 1175 236 313 307 562 316 235
345 535 749 607
1454
321 825 1177 855 1181
1122
1118 247
616
317
1452
548
716
322
545 250 315 322 355
335
602 610618 253
626
634704
712
720
728 1120
736 854
601 752
1191 554
330
410
315
860 1162
1128 349
1157
405 621
1453
621
1156
558 890
346 563
416 415 760
1451
625 630
609 635 347 631 634 1114
1108
617 625
633 564 641 641 342 602
719
646 1153
646
636
1155
727
735 402 425 633 646 401 643 1129 440 329 440 768 569 637 618 568 436 611 646 828 850 1104 1048
415
1125 412 649 743 650 645 776
1149 1084
442 450 444 626
572
571
411 1145
619 652 650
438 573
410
751
343
767 112 759
858 655 634 658
1042
651
512
1044 120 128 453
627
748
667
425 642 827
823
851
855
819
811 663 664 635 701 434 1050 722 714 730 708 700
754
746
465 706 738 437 671
455
643
405 715
670
508 1036
437
458 502
400
489
679
516
14910
460 820 712 651 676 716
734
667 510 755 515
723
705 474
1047
723
715 731 707
524
502 848
840 705 747 802 830 465 739 713 726 501 519 521
764
507 726 538 721 718 730 715
695
509
731 507 523 636 740
825833 710
525 708
748
630 729
509 624 730 618
737 522 612 710 642 544 744
526
716
661
536
818 816
720 550 760 639 702 722
995 720718 617 545 627631
718 735 558 727 539 542 662 724 768
606 614 654 726 743 732 732
742 622 646 601 602 612620 630 803
804
638 819 606 736 740
620 640
740
600
628 750 744 763
627
750 609
754
809 766 638 605627 617
802 630 625 642 639 700 815
648 780
838
636 825 649
862 804
842
652 820
828
836
844
640 837 835 821 653 645 650 658 661 657 657 839 658 614 662 665 662 647 656 659 852 669 835 807 842 855 668 666 833 873
667 832 670 660 673671
667
704 860 841
841
674 851 701 678 845 675677 846 710 838 868 704 707 842
625
704 857 707
705
871
708
877
716 863 710 711 716 876
871 884 712 852 720 709
711 854 715 716 719 713 720 856 726 724 717 915 720 725 911 732 721 728 721 880 732 725 726 731 736 880 878
730 742 741731 740
927
651 917 882 876
737 884 874 744 748 735 740 743 744 743747 886 872
781 858
755
752 744 749 750 759 756 856
955
900 168 773 760 854 752 778 757 756 924
524
764
768 102 765 766 772
776
305
850
692
524 518 542 688
518
524
542
682 838
124
126 130
518
144
550
640
828 825 1466 759 765 760 754 813
755 748
822
816
810 701
730
717
1563
1555 630 1542 624 1547
1559
1552
1551
637
633
601 201 223
1047
1764
509
435
313
307
417
407
365
147 1663 140
1651
141 142 132
138
128
132
197 131 128
122
116
117
100
225
115
135
140
205
210
222
234
238
325
423 787
782
539
980
956
573
934
930
920
675
818 945
801
190
833
307 859
690
142
834 678
424
512
676
514 871 118
160
990
674
660
230
222
616 617
651
660
638 631
212
517
533
529
521
525
211
1321
1241 1253 1277 1265
647
651
657
435
423
417
411
1436 723
729
705
742
2541
718
736
700
706
712
660
666
672
678
1471
1463
1455
1447 1435
1448
1456
605
617
1515
556
1532 1524
1509
1519
1527
1535
1543
726
721
732 736
725
727 731
735
1502
617
621
622 618
615
619
616
620
14271435
1423
1431 1441
1446
1449
1453
635 632 13551363 1359
1351
13551363 1367
1358
1364
1368
1339
1343
1347 1351
1322
1326
1334
1321
1325
1329 1333
14281432
1436
1440
14331429
14411437
1442
1438 1434 1430 1424
1420
1416
1338
1350
1346 1342 1324
1320
1328
1332
1322
1304
1308
1312
1316
314
320 334
346 340 404 420 412 428 442 434
447
439
431 425 417 409 401 343 335
1505
1609
4212
4250
1617
1645
14903
15037
14929
14945
15015
4323
4311
4335 4347
4350
4338 4326
14914
1248
1330
1318
1310
1260 1272 1304
406
418
424 430
436
448
402
462
468 404
927
960 956 952 948
944 940
936
932
924
928
920
916
912
908
904
900
705
701
669
663
657653
647645639633
627
1005
1011
1019
1025
1031
1037
1041
777
771
763
755
749
741
733
725
783
801
841
825
817
809
940
944
948
952
956
963
964
968
972
976 984
988
992
980
934
938
942
950954 958 982 962 978 966 974 970 986
753
749
745
417 409
405
411
473477481 485
445
433
415 421
409
498
490 482
478
474
470
466
462
458 446 452
440 434
428 422
410 416
406
418 414 410
442
460
486 462
468
474
480
486
865
410
831
452 446
440 434
422
416
428
350
458
502
517 509
510
518
265
325
307
930
644
1141
1203
1211
1219
1227
1019
1025
1031
1037
1013 1107 1119 1150
324
327333 339 345 321 315
1132 1120
1030
1036
1042
1048
1033 1021
1027
1003
1009
1015
1021
1027
1033
1039
1045
1051
1057
1063
1101
740
705
706
140
836
1040
1036
200
936
565
1100
1072
1054
1025
1051
1075
1089
1115 609
959 630 1056 1070
1095
1085
1046
610
1032
677
683
717
560
623 644
636
628
612
604
622
1005
1009
905
684
686 680
959
924A
869
804
810
816
736
721
817
830
836
842 810 618
818 834
816
817 831
821 841
1133
1130
1037
617
623
633
628 624
470 580
566
634
633
909
120
607
671
155
663
452
525
744
725
733
712
805
855
702
842
846
777
785 790
794 782
786
789
774
770
758 762
754 750
746 742
738734 726 730 722 718 710 714 706 702
696 698 692690 684 688
680 645
635
629
511
533
521
520
515
525
535
541
542 540
536
524
502
454
440
436
428
418
410
415
425 452
454 435
439
405
404
344
333
326
355
349
345
339
331
321 310
354
330
318 309
319
308
243
117 232
209
134
173
141
150
170
109
115
121 120
340
132
144 350
390
137
143
211
215
221
231
229
237
241
247
303
311
317
321
327
236
240
304
310
316
324
360
441445447 404
407
436
444
481
483
443
449
455
461
501 502
510
516
526
530
540
610
614
624
632
642
605
615
625
629
639
646 645
404
410
418
426
409
421
441
432 435 440
444
506
514
520
526
536
529
505-07
515
519
523
529
537
545
601
615
621
610
616
624
632
640
646
652
660
635
643
651
659
667
732 701
709
717
725
733
741
749
757
765
382
710
716
718
726
734
742
750
756
762
780 774 770 849
845 867
835
821
809 805
751
739
821
870 856 838 864
826 860
810 812
804 808
742
733 727
707 715
703 701
236
145
309
249
214
435
100
777
731
717
647
635
621
617
535
511
437
337 305
231
228
220
217
215
143
153
111
125
118
106
133
107
116 102
118
128
140
150
206
222
136
119
125
137
141
149
201
207
211
217
221
206
227
233
237
239
122
126
140
210139
212
218
222
228
140
200
139
141
201
205
215
219
225
231
235
241
245
249
261
265
269 264 305 274
309 304
311
319
325
333
319
320 324
332
336
342
354
358
364
370
321 312
323
339 327
344
348
350
327
333
339
343
347
351
357
361
367
341
347
355
357
367
371
403
423
408
414
420
222
409
411
415
419
402
406
412
416
420
430
440
423
209 215
424
501
503
505 502
504
506
508
512
514 516
520
524
528
507
511
515
519
523
527
204
202 506
116 503
515 508510
512
514
516
518
202
200 204
206
208
210
212
214
216
802
804
806
800
803
801
805 808 806
804
802
710
708
706
704
702
702 234
701
703
704
706
708 705
403
to
216
740
721
707
430
444
460
534
532
336
356
238
405 401
427 417 409
137
143
149 125
850
850
438
437
431
565
914 910
954
964
866
869
935
859
849
839
736
715 4314
1144
o 448
780
780
500t 550
735
911 909
973
944 968
960
958 932 950
733
824
827
831
835 845
849
817
822
302 308 314
1303
326
313
1426
1432
1420
1626
1412
1330 1348 1344 1340 1352 1366
1356
1235 1247 1259 1271 1303
1242 1254 1266 1278
1472
1440 1464
642
985
747
to
765
665 to 685
600s
800s
801 to 898
124
140
202
207
815 819
208
629
535
529
521
517
505 370
457
103
105
500
678
15895
15885
15875
15865
15859
15853
690
738
742 801
805
803
103
1454
1167
709
1035
1013
15015
105
103 210 204 208
500
981
589
557
535
533
529
525
517
515
513
511
505
503
497
475
431
429
421
417
415
413
411
409
403
110
125
123
121117
111
307
305
130
134
140
142
146
445
451
422
430
552
528
742
401
403
413
415
417
418
421
423
425
427
429
431
405407409411 449
451
453
455
457
459 461
463
465 467
469
471 473
475
477 479
481
483
433435437
439 441
443
445
447
508
510
512
514
516 520
522
526
528
530
532 536
538
540
542
509511
523525
527
529
531
860
862
864
866
868
870
888
890
892 852
115
107
125
880 878
882 876
884 874
886 872
858
856
854
401
403
413
415
417
418
421
423
425
427
429
431
405407409
411 449
451
453
455
457
459 461
463
465 467
469
471 473
475
477 479
481
483
433
435
437
439 441
443
445
447
508
510
512
514
516 520
522
526
528
530
532 536
538
540
542
509511
523525
527
529
531
860
862 864
866
868
870
888
890
892 852
MHRc MRc

CEDROS AV
603 601
535 53 6
525 53 4
515
52 0
508
432
420
5 8 9
557
535
533
529
525
517
515
513
511
505
503
497
475
431
429
421
417
415
413
411
409
4 0 3
City of Solana Beach

OVERLAY MAP

CITY OF ENCINITAS

CITY OF DEL MAR

SAN DIEGO
COUNTY
(Unincorporated)
Last Update July 2007

CITY OF

SAN DIEGO
See
Inset A
See Inset B

SAN ELIJO LAGOON
0 250 500 1,000
1" = 1000 ft Feet
map created by
Inset B
0 125 250 500
1" = 580 ft Feet
Inset A Special Zone Overlays
Dark Sky Areas
Floodplain Overlay
Hillside Overlay
Scenic Area Overlay
HWY 101 Corridor Specific Plan
Scaled Residential Overlay
´
Open Space
Recreation /
Specific Plan
LMRd
LRd
LRc
ER-2
ER
HR
MHR
LMRc
MR
SC
LR/SP
OSR
OSR/SP
Estate Residential
1 DU/Acre
Low Residential /
Specific Plan
Medium-High
Residential
8 - 12 DU/Acre
Medium Residential
5 - 7 DU/Acre
Low Residential
3 DU/Acre
Estate Residential
1-2 DU/Acre
Low-Medium
Residential
4 DU/Acre
High Residential
13-20 DU/Acre
Special Commercial
LC Light Commercial
C General Commercial
LI Light Industrial
OP Office Professional
PI Public / Institutional
ROW Road Right-Of-Way
Open Space /
Recreation
-
-
~
rzza
~
Yservicebureau
!"^$
IÄ
Lomas Santa Fe Drive
Via De La Valle
Stevens
Ave
.

South
Cedros
Ave
.

North
Rios
Ave
.

Santa Helena
Highland Drive
San Andres Drive
Via
La
S
e
n
da
City of
Solana Beach
I:\ArcGIS\S\SOL-01 SolanaBeach\Map\BIO\Vegetation_2X3.mxd -NM 500 250
µ
0 500
Feet
Job No: SOL-01 Date: 09/16/10
City of Solana BeachEnvironmentally Sensitive Habitat Area (ESHA)Potential ESHA (needs site-specific study) Vegetation
Southern Coastal SaltmarshFreshwater MarshSouthern Willow ScrubSouthern Willow Scrub-DisturbedMule Fat ScrubOpen Water/EstuarineBeachSouthern Coastal Bluff ScrubSouthern Coastal Bluff Scrub-Disturbed Southern Maritime ChaparralSouthern Maritime Chaparral-DisturbedSouthern Mixed ChaparralSouthern Mixed Chaparral-DisturbedDiegan Coastal Sage ScrubDiegan Coastal Sage Scrub-DisturbedCoastal Sage-Chaparral ScrubCoastal Sage-Chaparral Scrub-DisturbedNon-native GrasslandEucalyptus WoodlandNon-native VegetationDisturbed HabitatDeveloped ff f llX
enHronmental plann1ni inc
I
•i
.
.
\
.
.
\
.

I
,: \
.

I
-
'
-
,n• l,. "! ~-,,.~••; _..v 11 :
1 . J 1 : . \I ,I ; ( ,
I,, ' -. - -,. ' . j,...! -.:/ '
,,,. .... .[ --,.!. ·-=..;;;,:; ,... -'-.,.__,...,..,, ,..,_ '
,. '
------
-- --
--
Solana Beach
The State of California and the Department of Forestry and Fire Protection make no representations or warranties regarding the accuracy of data or maps. Neither the State nor the Department shall be liable under any circumstances for any direct, special, incidental, or consequential damages with respect to any claim by any user or third party on account of, or arising from, the use of data or maps.

Obtain FRAP maps, data, metadata and publications on the Internet at http://frap.cdf.ca.gov For more information, contact CAL FIRE-FRAP, PO Box 944246, Sacramento, CA 94244-2460, (916) 327-3939.

Arnold Schwarzenegger, Governor,
State of California
Mike Chrisman, Secretary for Resources,
The Natural Resources Agency
Del Walters, Director,
Department of Forestry and Fire Protection
Government Code 51175-89 directs the California Department of Forestry and Fire Protection (CAL FIRE) to identify areas of very high fire hazard severity zones within Local Responsibility Areas (LRA). Mapping of the areas, referred to as Very High Fire Hazard Severity Zones (VHFHSZ), is based on data and models of, potential fuels over a 30-50 year time horizon and their associated expected fire behavior, and expected burn probabilities to quantify the likelihood and nature of vegetation fire exposure (including firebrands) to buildings. Details on the project and specific modeling methodology can be found at http://frap.cdf.ca.gov/projects/hazard/methods.htm. Local Responsibility Area VHFHSZ maps were initially developed in the mid-1990s and are now being updated based on improved science, mapping techniques, and data.

In late 2005 to be effective in 2008, the California Building Commission adopted California Building Code Chapter 7A requiring new buildings in VH FHSZs to use ignition resistant construction methods and materials. These new codes include provisions to improve the ignition resistance of buildings, especially from firebrands. The updated very high fire hazard severity zones will be used by building officials for new building permits in LRA. The updated zones will also be used to identify property whose owners must comply with natural hazards disclosure requirements at time of property sale and 100 foot defensible space clearance. It is likely that the fire hazard severity zones will be used for updates to the safety element of general plans.

This specific map is based on a geographic information system dataset that depicts final CAL FIRE recommendations for Very High FHSZs within the local jurisdiction. The process of finalizing these boundaries involved an extensive local review process, the details of which are available at http://frap.cdf.ca.gov/projects/hazard/btnet/ (click on "Continue as guest without logging in"). Local government has 120 days to designate, by ordinance, very high fire hazard severity zones within its jurisdiction after receiving the recommendation. Local government can add additional VHFHSZs.

There is no requirement for local government to report their final action to CAL FIRE when the recommended zones are adopted. Consequently, users are directed to the appropriate local entity (county, city, fire department, or Fire Protection District) to determine the status of the local fire hazard severity zone ordinance.

Very High Fire Hazard Severity Zones in LRA As Recommended by CAL FIRE Projection Albers, NAD 1983
Scale 1: 12,000
at 36" x 36"
June 11, 2009
0 ©
2 Miles
0 3
Kilometers
This map was developed using data products such as parcel and city boundaries provided by local government agencies. In certain cases, this includes copyrighted geographic information.

The maps are for display purposes only - questions and requests related to parcel or city boundary data should be directed to the appropriate local government entity.

DATA SOURCES
CAL FIRE Fire Hazard Severity Zones (FHSZL06_3)
MAP ID: FHSZL_c37_SolanaBeach
Fire Hazard Severity Zones
County Boundary
Parcels
City Boundary
Local Responsibility Area State or Federal Responsibility Areas VHFHSZ
Non-VHFHSZ

VHFHSZ - -
Non-VHFHSZ -
-•-■ 1
I
• ' I
' ' \
' ' I
' ' I
' ' I
' ' \
' ' \
' I
' ' \
' \
' ' \
' ' I
' ' \
' ' I
' ' \
'
I
'
I
' ' I
•
I
• •
I
• •
I
• • I
• I
\
\
\
\
'
i
' • \
\
• 1 \
,.
'
3/
".
,- ' ,, ~
T
' f --r ._, -L
IT
' I'
T
~
,,
T•I
t j '.

Ji '
' j~t 1'
y '
r j
J L
' .\ I
\
t L l_ I -
T
1 _:,-
C1j
I
L
i
t
t
T
,,
-r
I.
r
l
l
'- ', T'
I
' . ,_
-i, \- 3/
X
'(
,-
T ~
L _] r
'
1L
it
'i '.

I
'
'
I.
" L
,.
t I
J r
r
"
r I'
,, c!.
l·
Tl T 1 "·
'
J
' t I
C '
-f
' ·- l
" '
I
r,
r ' I'
IC
,_
r
I
• I
,.
•
··, ' .

I
I
.

I
I
I
I
I
!
I
'
I ~-i
.,.
-\. I ....
-·'
•
,,
I
.,l
~-'
I
.

I
i
"-•--·-~ .

I
.
·--• - ■- -•- ••·- -■-■ -■ -· -·.J. I
I
.

I
!
i', !
i
\,
~ l-j1
[ Jl- - I I --■- ■- • - -· --·- -■-· I ·,
' I'
i
.

I \ '· -■ -•- ••.-.., I W\. "(. •••-• -•- ■- -- .... ·-••-••·• •-.. I -■ I .. ... ..... , ._ .. - ·I •
. .

I
• ' I
•
-\· \
..

I
• •
I
•
• I
' • I
•
I
• •
• \
•
I
'
•
•
' .• . ,
CITY COUNCIL ACTION:
______________________________________________________________________ ______________________________________________________________________ AGENDA ITEM # C.2.

STAFF REPORT

CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Gregory Wade, City Manager
MEETING DATE: July 12, 2023
ORIGINATING DEPT: City Manager’s
SUBJECT: City Council Discussion on Electric Bicycle Safety Measures
BACKGROUND:

Solana Beach, like other neighboring jurisdictions, has seen a surge in the number of electronic bicycles (e-bikes) throughout the community. E-bikes allow people of all ages and abilities to enjoy cycling with assistance from an electric motor and provide a clean alternative to vehicular travel. However, given the sheer number of e-bikes actively being used on the City’s roadways, safety concerns, especially among younger riders that may not know or do not observe the rules of the road, have escalated to a level of concern for many in the community. Recent deaths in the cities of Carlsbad and Encinitas have further added to the serious concerns of residents, leading those cities to take action to adopt ebike regulations and increase enforcement.

This item is before the City Council to discuss options for e-bike safety and education programs in coordination with the Sheriff’s Department and to receive direction on options related to both education and enforcement actions in the City.

DISCUSSION:

E-bike safety has been a topic of discussion among the City, Sheriff’s Department and local schools for the past couple of years. With the rapid increase in the number of ebikes, largely started during the pandemic, the concern for the safety of all bicycle riders, and pedestrians, has come to the forefront as the number of riders on local roads has significantly increased. Many of the new e-bike riders are younger children that may not know and/or do not follow the rules of the road and therefore put themselves, and others, at risk of serious injuries, including death.

July 12, 2023
E-Bike Safety Discussion

Page 2 of 3 ends

Knowing this, the City partnered with the San Diego Bicycle Coalition last year to conduct virtual training classes, sent out educational information via eblasts and social media, and added safety information to the City’s website. The City also discussed increased outreach and education with school administrators at School Liaison meetings, which led to a direct discussion with Earl Warren on their successful e-bike education and permitting program. Discussions are now being had with the Solana Beach School District administrators to potentially implement the same education and permitting program at Skyline and Solana Vista Schools. If successful, that will lead to a consistent education and permitting program for all Solana Beach children where they learn the rules of the road and must adhere to the safety regulations in order to ride their bikes to school.

While the City has been fortunate that we have had far fewer bicycle collisions than our neighboring cities and that there have been very few serious injuries or deaths involving e-bikes in the community, we acknowledge that having even one death or serious injury is too many. Previous discussions with the Sheriff’s Department involved implementing a consistent enforcement approach in all three cities that the Sheriff’s North Coastal Station covers (Del Mar, Encinitas and Solana Beach). Recently, Encinitas adopted local regulations, similar to those of the City of Carlsbad, to provide the Sheriff with enhanced enforcement and educational tools for e-bike riders.

In Encinitas, the Sheriff recommended making this option available within the municipal code that will allow deputies to address operator inexperience and lack of awareness more directly and efficiently than the traditional path of a direct citation and traffic court.

Currently, the only diversion option under the vehicle code is related to helmets and all other traffic violations must be cited into traffic court. The potential addition of these infractions in the Solana Beach Municipal Code would leave it to the officer’s discretion to allow completion of a training course under the provisions of the municipal code instead of triggering the California Vehicle Code (CVC) citation process that requires traffic court.

More recently, a local emergency was declared in Encinitas due to number of e-bike and bicycle accidents it has experienced including the recent tragic death of a 15-year-old ebike rider. This item is before the City Council to discuss options for e-bike safety and education programs in coordination with the Sheriff’s Department and to receive direction on options related to both education and enforcement actions in the City.

CEQA COMPLIANCE STATEMENT:

The Project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301(a) of the State CEQA Guidelines.

FISCAL IMPACT:

None as a result of this discussion. However, depending on Council direction, there may be needed resources in the future.

July 12, 2023
E-Bike Safety Discussion

Page 3 of 3 ends

WORK PLAN:

This item is consistent with Community Character Priorities – Capital Projects Priority Item 20 – Electric Bicycle (E-Bike) Safety and Education Program in the 2023/24 Work Plan.

OPTIONS:
• Approve Staff recommendation.
• Do not approve Staff recommendation.
• Provide direction to Staff.

DEPARTMENT RECOMMENDATION:

Staff recommends that the City Council discuss options for e-bike safety and education programs in coordination with the Sheriff’s Department and to receive direction on options related to both education and enforcement actions in the City.

CITY MANAGER’S RECOMMENDATION:

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

1. Encinitas Staff Report and Ordinance
MEETING DATE: June 14, 2023
PREPARED BY: Portland Bates
Government &
Community Relations
Administrator
DEPT. DIRECTOR: Pamela Antil
DEPARTMENT: City Manager’s Office CITY MANAGER: Pamela Antil SUBJECT:

Public Hearing and Introduction of Ordinance No. 2023-05 to amend Title 14, Chapters 14.06 and 14.56 of the Encinitas Municipal Code introducing changes pertaining to the operation of bicycles within the City
RECOMMENDED ACTION:

It is recommended that City Council consider the following actions:

1. Conduct a Public Hearing and Introduce Ordinance No. 2023-05, tilted “An Ordinance of the City Council of the City of Encinitas, California, Amending Encinitas Municipal Code Chapters 14.06 And 14.56 of Title 14 (Traffic Code) Regarding Bicycles” (Attachment 1).

ENVIRONMENTAL CONSIDERATIONS:

The action being considered by the City Council is exempt from the California Environmental Quality Act (CEQA) because it is not a “project” under Section 15061(b)(3) of CEQA Guidelines.

The action involves an organizational or administrative activity of government that will not result in the direct or indirect physical change in the environment.

This item is not related to the Climate Action Plan.

STRATEGIC PLAN:

The item relates to the City Council Strategic Plan focus areas of Engagement and Education and Mobility and Alternate Modes.

FISCAL CONSIDERATIONS:

There is no fiscal impact associated with the staff recommendation.

BACKGROUND:

Captain Christopher Lawrence from the San Diego County Sheriffs North Coastal station met with City staff in April of 2023 to express concerns over a dramatic increase in e-bike collisions.

E-bike safety concerns prompted a series of legislation throughout the State of California to

AGENDA REPORT
City Council
2023-06-14 Item #10A Page 1 of 6
address the situation. The City wrote letters of support recently for SB 381 E-Bike Safety Study (Min), and AB 1188 Bike Smart Handbook (Boerner). Locally, Carlsbad amended their municipal code following a fatal collision involving a mother and her child. That incident prompted a State of Emergency and an amendment of their municipal code.

The Sheriff’s Department determined these collisions are related to rider inexperience, accommodating passengers on a bike not legally equipped for a passenger and/or the increased weight of passengers. At higher speeds, the added weight of a passenger causes the operators to lose control and crash. This is usually associated with younger e-bike riders.

The increase also involves serious injuries from e-bike collisions to riders and passengers. In its current state, the law (Vehicle Code and Encinitas Municipal Code) only offers the Sheriff the option of a traffic citation. The City would like to amend Title 14, Chapter 14.56.030 to clarify the regulations applicable to passengers riding on a bicycle and to provide the option to offer education and diversion programs for first-time offenders.

ANALYSIS:

Amending Title 14, Chapter 14.56.030 B. shall make it unlawful for the operator of any bicycle to carry any other person upon the handlebars of any such bicycle for any person to so ride, or in any other manner not designed for passenger riding, upon any such vehicle or bicycle upon any highway or public place.

Amending Title 14, Chapter 14.56.080 will provide, lieu of the imposition of the penalties authorized by this title and/or the filing of charges in a court of competent jurisdiction, that the police chief or designee may allow a first-time violator to complete a police departmentapproved bicycle safety course.

The Sheriff recommended making this option available within the municipal code that will allow deputies to address operator inexperience and lack of awareness more directly and efficiently than the traditional path of a direct citation and traffic court. Currently the only diversion option for the City is related to helmets and all other traffic violations must be cited into traffic court.

The addition of 14.56.080 would leave it to the officer’s discretion to allow completion of a training course under the provisions of the municipal code instead of triggering the California Vehicle Code (CVC) citation process that requires traffic court.

ATTACHMENTS:

1. Ordinance No. 2023-05, titled “An Ordinance of the City Council of the City of Encinitas, California, Amending Encinitas Municipal Code Chapters 14.06 And 14.56 of Title 14 (Traffic Code) Regarding Bicycles”
2023-06-14 Item #10A Page 2 of 6
ORDINANCE 2023-05

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ENCINITAS, CALIFORNIA, AMENDING ENCINITAS MUNICIPAL CODE CHAPTERS 14.06 AND

14.56 OF TITLE 14 (TRAFFIC CODE) REGARDING BICYCLES
The City Council of the City of Encinitas herby finds and declares as follows:

WHEREAS, the City enacted Chapter 14.56 of Title 14 to regulate bicycle use within City limits; and
WHEREAS, violations of Chapter 14.56 are punishable as infractions; and WHEREAS, the City has seen a noticeable increase in the number of electric bicycles or e-bikes within the City; and
WHEREAS, the City has experienced a rise in collisions involving e-bikes resulting in injuries, including serious injuries; and
WHEREAS, the City Council desires to provide the Police Chief or designee the ability to require bicycle operators and passengers, including those on e-bikes, the opportunity to take an approved bicycle safety course in lieu of a citation for a first offense for a violation of Chapter

14.56; and
WHEREAS, the City wishes to amend Title 14 of the Encinitas Municipal Code accordingly to enhance the public health, safety and welfare.

NOW, THEREFORE, the City Council of the City of Encinitas, California, hereby ordains as follows:

SECTION 1.

That Section 14.06.020 of Chapter 14.06 DEFINITIONS of the Encinitas Municipal Code is hereby amended as follows:

16.42.020 Bicycle.

A bicycle is a device upon which any person may ride, propelled exclusively by human power through a belt, chain, or gears, and having one or more wheels. (Ord. 93-09). “Bicycle” has the same meaning as in California Vehicle Code Section 231, as may be amended from time to time.

SECTION 2.

That Section 14.56.030 of Chapter 14.56 BICYCLES of the Encinitas Municipal Code is hereby amended as follows:

14.56.030 Riding on Bicycles.

A. Any person operating or riding a bicycle shall always exercise reasonable care and observe all applicable laws.
2023-06-14 Item #10A Page 3 of 6
B. It shall be unlawful for the operator of any bicycle or motorcycle to carry any other person upon the handlebars of any such bicycle or motorcycle or for any person to so ride, or in any other manner not designed for passenger riding, upon any such vehicle or bicycle upon any highway or public place.

SECTION 3.

That Section 14.56.050 of Chapter 14.56 BICYCLES of the Encinitas Municipal Code is hereby amended as follows:

14.56.050 Traffic Laws Apply to Persons Riding.

Every person operator or passenger riding a bicycle upon a roadway shall be granted all of the rights and shall be subject to all of the duties applicable to the driver operator or passenger of a vehicle established by this division title, except those provisions which by their nature can have no application.

SECTION 4.

That Section 14.56.080 be added to Chapter 14.56 BICYCLES of the Encinitas Municipal Code to read as follows:

14.56.080 Enforcement.

In lieu of the imposition of the penalties authorized by this title and/or the filing of charges in a court of competent jurisdiction, the police chief or designee may allow a first-time violator of this chapter to complete a police department-approved bicycle safety course.

SECTION 5. ENVIRONMENTAL COMPLIANCE
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) of the CEQA Guidelines. The action being considered by the City Council is an administrative activity of government that will not result in the direct or indirect physical change in the environment.

SECTION 6. CONSISTENCY.

Any provision of the Encinitas Municipal Code or appendices thereto inconsistent with the provisions of this Ordinance, to the extent of such inconsistencies and no further, is hereby repealed or modified to that extent necessary to affect the provisions of this Ordinance.

SECTION 7. SEVERABILITY.

If any chapter, article, section, subsection, subdivision, sentence, clause, phrase, word, or portion of this Ordinance, or the application thereof to any person, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portion of this Ordinance or its application to other persons. The City Council hereby declares that it would have adopted this Ordinance and each chapter, article, section, subsection, subdivision, sentence, clause, phrase, word, or portion thereof, irrespective of the fact that any one or more subsections, subdivisions, sentences, 2023-06-14 Item #10A Page 4 of 6
clauses, phrases, or portions of the application thereof to any person, be declared invalid or unconstitutional.

SECTION 8. EFFECTIVE DATE.

This Ordinance shall take effect and be in force thirty (30) days after its passage.

SECTION 9. CERTIFICATION. The City Clerk of the City of Encinitas is hereby authorized to use summary publication procedures pursuant to Government Code Section 36933 utilizing the Coast News, a newspaper of general circulation published in the City of Encinitas.

Introduced at a regular meeting of the City Council of the City of Encinitas, California held on the 14th day of June 2023, and thereafter
PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council of the City of Encinitas, California, on the day of 2023, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

APPROVED:

______________________________
Tony Kranz, Mayor
ATTEST:
______________________________________
Kathy Hollywood, City Clerk
APPROVED AS TO FORM:
______________________________________
Tarquin Preziosi, City Attorney
2023-06-14 Item #10A Page 5 of 6

CERTIFICATION
I, Kathy Hollywood, City Clerk of the City of Encinitas, California, do hereby certify under penalty of perjury that the foregoing ordinance was duly and regularly introduced at a meeting of the City Council on the 14th day of June, 2023, and that thereafter the said ordinance was duly and regularly adopted at a meeting of the City Council on the _____ day of _______, 2023, by the following vote, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

IN WITNESS WHEREOF, I have hereby set my hand and affixed the official seal of the City of Encinitas, California, this _____ day of _________, 2023. _____________________________________
Kathy Hollywood, City Clerk

2023-06-14 Item #10A Page 6 of 6

Solana Beach City CouncilJuly 12, 2023

Solana Beach City Council
July 12, 2023