Agenda packet — Solana Beach City Council, November 8, 2023 (part 2 of 2)

Specific Plans and Special Overlays
The entire City of Solana Beach is located within the Coastal Zone. As a condition of project approval, the Applicants will be required to obtain a Coastal Development Permit, Waiver, or Exemption from the California Coastal Commission prior to the issuance of building or grading permits.

Zoning Ordinance Consistency
SBMC Section 17.20.010(C) specifies that the MHR Zone for a wide range of residential development types including detached single-family and attached duplex units at the low end of the density range and multi-family attached units at the higher end of the density range. SBMC Section 17.20.030 outlines property development regulations, which are analyzed below.

Minimum Yards/Setbacks:

Minimum yard dimensions (setbacks) are determined by the setback designator indicated on the City of Solana Beach official zoning map. The setback designator for the subject property is “d”, which requires 25-foot front and rear yard setbacks and 5-foot interior side yard setbacks. The minimum front yard setback is reduced to 20 feet for lots that front on a public right-of-way greater than 55 feet in width. An eight-foot dedication of right-of-way is required with the project that will result in a 48-foot right-of-way. When the property on the east side of the street dedicates 8 feet, the resulting width (also known as the ultimate right-of-way) will be 56 feet. Therefore, the minimum front yard setback for the project is reduced to 20 feet. The proposed residence would be located entirely within the buildable area with allowable roof eave and detached accessory structure encroachments into permissible setbacks.

Maximum Floor Area:

The maximum allowable floor area ratio for the MHR Zone is 75 percent of the gross lot area. The maximum allowable floor area for the 5,868 square-foot lot 4,401square feet.

The Applicants are proposing to construct a split-level single-family residence that would include 2,236 square feet of living area and a 535 square-foot attached two-car garage.

The project also includes a 291 square-foot detached ADU that would not count toward the gross floor area for the project.

The SBMC parking regulations require two off-street parking spaces per single-family residence. When required unobstructed spaces are provided in a garage, 200 square feet of floor area is exempted for each required space. The proposed 535 square-foot garage would accommodate two unobstructed parking spaces and two spaces are required for the single-family development; therefore, 400 square feet of the garage is exempt from the calculation of floor area.

November 8, 2023
DRP23-004/SDP23-005
312 N Rios Ave – Wadley Residence

Page 5 of 12 ends

With the applicable exemption, the total proposed floor area of the project would be 2,371 square feet, which is 2,030 square feet below the maximum allowable gross floor area for the property.

Maximum Building Height:

The maximum building height for the MHR Zone is 25 feet. The maximum height of the proposed residence would be 22.37 feet above the proposed grade and 120.20 feet above MSL. The proposed structures would exceed 16 feet in height from the pre-existing grade. Therefore, the project is subject to the requirements of SBMC Chapter 17.63 – View Assessment and the approval of an SDP. Compliance with those provisions is discussed later in this report.

Required Off-Street Parking:

A single-family residence requires two off-street parking spaces, pursuant to SBMC Section 17.52.040 and the Off-Street Parking Design Manual (OSPDM). A total of two offstreet parking spaces are required by the project and two unobstructed 9-foot by 19-foot parking spaces are accommodated in the proposed attached garage.

Fences, Walls and Retaining Walls:

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

The proposed project includes perimeter site walls with gates on either side of the residence to enclose the side and rear yards. The site walls would include a maximum height of 42 inches in the front yard setback and 6 feet in along the side and rear property lines. The proposed fences and walls are in compliance with the requirements of SBMC

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

Water Efficient Landscape:

The project is subject to the current Water Efficient Landscape Ordinance (WELO) of SBMC Chapter 17.56. A Landscape Documentation Package is required for new development projects with an aggregate landscape equal to or greater than 500 square feet requiring a building permit, plan check, or development review. The Applicants provided a conceptual landscape plan that has been reviewed by the City’s third-party landscape architect, who has recommended approval. If the project is approved, the Applicants will be required to submit detailed construction landscape drawings that will be reviewed by the City’s third-party landscape architect for conformance with the November 8, 2023
DRP23-004/SDP23-005
312 N Rios Ave – Wadley Residence

Page 6 of 12 ends

approved plan and the WELO. In addition, the City’s consultant will perform an inspection during the construction phase of the project to verify compliance.

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

1. Relationship with Adjacent Land Uses

2. Building and Structure Placement

3. Landscaping

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

5. Grading

6. Lighting

7. Usable Open Space
Relationship with Adjacent Land Uses:

The property and the surrounding neighborhood are located in the MHR Zone and are developed with a mix and one-and two-story single-family and duplex residences. The property immediately to the west is located in the Public Institutional (PI) Zone and developed with the Solana Beach School District Office and Child Development Center.

Neighborhood Comparison:

Staff compared the proposed project to 33 nearby properties located on North Rios Avenue and Barbara Avenue, as shown on the following map:

Pl 41
330 327 346
1 324 321 338
309 9 320 317 316 333 fi2 330 3 311 m 9 307 ~ 310 327 z 01 2 303 s: 324 ~ 304 319 0
73 274 247 z 316
267 270 241 Ej 240 311 -i
:t>
262 237 <
259 258 231
255 25
251 24
245 246
235 238
32 9
1 1
5 November 8, 2023
DRP23-004/SDP23-005
312 N Rios Ave – Wadley Residence

Page 7 of 12 ends

The properties evaluated in this comparison are also located in the MHR Zone. The surrounding properties are developed primarily with single-family and duplex residences ranging in size from 466 square feet to 3,354 square feet. The existing square footage information is obtained through the County Assessor records. It should be noted that the County Assessor’s “square footage” information is based on livable area, whereas, the City’s consideration of “gross floor area” is based on the appearance of bulk and mass.

The County Assessor square footage value does not include garages, covered patios or partially enclosed exterior areas, clear-story areas, sunrooms, accessory buildings, or unfinished basements. However, the County Assessor does include all livable area including finished basements and ADU’s. Accordingly, the building area of the proposed project has been calculated for comparison purposes by deleting the area of the garage:

Project Gross Building Area: 2,771 sf
Delete Attached Garage: - 535 sf
Project Area for Comparison to Assessor’s Data: 2,236 sf Table 2, below, is based upon the County Assessor’s data and SanGIS data. It contains approximate neighboring lot sizes, the square footage of existing development, and the maximum allowable floor area for potential development on each lot.

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

Allowable ft2
Zone
1 202 N Rios Ave 9,340 2,846 7,005 MHR
2 212 N Rios Ave 4,700 466 3,525 MHR
3 214 N Rios Ave 7,150 1,220 5,363 MHR
4 228 N Rios Ave 6,840 1,542 5,130 MHR
5 232 N Rios Ave 6,170 1,382 4,628 MHR
6 238 N Rios Ave 5,200 2,783 3,900 MHR
7 262 N Rios Ave 5,790 3,049 4,343 MHR
8 300 N Rios Ave 5,500 1,674 4,125 MHR
9 304 N Rios Ave 6,120 821 4,590 MHR
10 312 N Rios Ave 5,868 712 2,236 4,401 MHR
11 318 N Rios Ave 5,860 952 4,395 MHR
12 324 N Rios Ave 6,140 1,222 4,605 MHR
13 328 N Rios Ave 6,820 1,702 5,115 MHR
14 334 N Rios Ave 6,250 1,394 4,688 MHR
15 338 N Rios Ave 6,750 1,068 5,063 MHR
16 344 N Rios Ave 6,540 1,400 4,905 MHR
17 205 E Cliff St 9,800 3,226 7,350 MHR
18 339 Barbara Ave 9,600 3,354 7,200 MHR
19 327 Barbara Ave 12,200 N/A 9,150 MHR
20 321 Barbara Ave 5,840 1,680 4,380 MHR
21 319 Barbara Ave 6,160 1,803 4,620 MHR
November 8, 2023
DRP23-004/SDP23-005
312 N Rios Ave – Wadley Residence

Page 8 of 12 ends

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

Allowable ft2
Zone
22 313 Barbara Ave 5,780 816 4,335 MHR
23 309 Barbara Ave 5,670 1,645 4,253 MHR
24 301 Barbara Ave 5,780 712 4,335 MHR
25 273 Barbara Ave 5,640 1,976 4,230 MHR
26 267 Barbara Ave 5,460 1,462 4,095 MHR
27 265 Barbara Ave 5,820 1,661 4,365 MHR
28 259 Barbara Ave 5,200 1,326 3,900 MHR
29 255 Barbara Ave 5,500 1,222 4,125 MHR
30 251 Barbara Ave 5,560 1,796 4,170 MHR
31 245 Barbara Ave 5,250 2,383 3,938 MHR
32 237 Barbara Ave 4,980 2,310 3,735 MHR
33 229 Barbara Ave 5,020 1,360 3,765 MHR
34 225 Barbara Ave 8,860 975 6,645 MHR
Building and Structure Placement:

The proposed project would utilize the majority of the buildable area of the property with the lower and main levels of the proposed residence and the garage. The upper level would be located on the southern side of the buildable area. The residence would have the appearance of a two-story home from the front of the property on North Rios Avenue.

The lower level would be built between one and three feet below the existing grade with a finished floor elevation of 98.50 feet above MSL. The main level would step up 3.5 feet to a finished floor elevation of 102.00 feet above MSL. The upper level would step up 6.67 feet to a finished floor elevation of 108.67 feet above MSL.

The 535 square-foot two-car garage would be located on the lower level. The 1,604 square-foot main level would consist of a kitchen, living, and dining area on the east side of the residence that would open to a rear patio. The northwest corner of the main level would include two bedrooms (one to be utilized as an office) with ensuite bathrooms and a powder room. The 632 square-foot upper level would consist of the primary suite.

Landscape:

The proposed landscape plan includes a variety of shrubs, grasses, and vines as well as Giant Bird of Paradise plants located along the front and rear property lines with a height of 12 feet and two clusters of Mexican Fan Palms located on the north and south sides of the front yard with a height of 10 feet.

Page 9 of 12 ends

during the plan check or construction phase shall have the same (or lesser) mature height and location as the conceptual plan approved by the City Council in order to be approved ministerially by Staff. Otherwise, increases in trees or shrub mature heights or adding new planting locations would require City Council approval of a Modification to the DRP.

Additionally, any replaced plant species must be consistent with the water use requirements of the plants replaced, provided that the replaced vegetation does not result in mixing high water use plants with low water use plants in the same hydro-zone. A condition has also been added to require that native or drought-tolerant and non-invasive plant materials and water-conserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.

Roads, Pedestrian Walkways, Parking, and Storage Areas:

The two required off-street parking spaces would be located within the proposed garage, which would be accessed by a driveway from North Rios Avenue on the southern side of the front yard. Pedestrian access would be located immediately north of the driveway with on-grade hardscape stairs and a walkway to the main entrance of the residence.

Decomposed Granite (DG) walkways would follow along both sides of the property to the rear yard. The trash enclosure would be located within the proposed garage.

Grading:

The Applicants are proposing 210 cubic yards of excavation, 30 cubic yards of fill, 12 cubic yards of excavation for footings, 80 cubic yards of removal and recompaction (remedial), 180 cubic yards to be exported off site, for an aggregate grading total of 332 cubic yards. The proposed cut is associated with the lower level of the residence that would be partially built into the existing grade as well as the lowered walkway on the southern side of the residence. Various low retaining walls would be constructed along the driveway, front entry walkway, property perimeter, rear yard to step the property between the varying street, garage, main level, and upper yard elevations. Additionally, two detention basins would be located in the front yard to facilitate drainage.

Lighting:

Usable Open Space:

The project consists of the construction of a replacement single-family residence with an attached garage; therefore, usable open space and recreational facilities are neither proposed nor required according to SBMC Section 17.20.040. As a condition of approval, the Applicants will be required to pay the City’s Park Impact Fee.

November 8, 2023
DRP23-004/SDP23-005
312 N Rios Ave – Wadley Residence

Page 10 of 12 ends

Structure Development Permit Compliance (SBMC Chapter 17.63):

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

17.63. A Story Pole Height Certification was certified by a licensed land surveyor on May 31, 2023, showing a maximum building height of 22.37 feet above the proposed grade (120.20 feet above MSL). Notices were mailed to property owners and occupants within 300 feet of the project site establishing a deadline to file for View Assessment by July 31, 2023.

One application for View Assessment was received from Donald Mullis (View Claimant) at 313 Barbara Avenue, which is located two houses to the northeast of the subject property. After working with the View Claimant, the Applicants submitted a revised design that reduced the westernmost extent of the upper level by two feet. The View Claimant subsequently requested to withdraw the application for View Assessment prior to the project being scheduled for a View Assessment Committee (VAC) meeting. The revised project is reflected in the project proposed to the City Council and included in Attachment

2. Therefore, if the Council is able to make the required findings to approve the DRP, the SDP would be approved administratively. As a condition of approval, a height certificate prepared by a licensed land surveyor will be required prior to the framing inspection certifying that the tallest point of the proposed residence will not exceed 22.37 feet above the proposed grade or 120.20 feet above MSL.

Property Frontage and Public Right-of-Way Improvements:

The existing property frontage is unimproved with a flat dirt area and a two-foot-high stone retaining wall. As previously noted, an eight-foot dedication of right-of-way will be required with the project that will result in a 48-foot right-of-way. When the property on the east side of the street dedicates 8 feet, the resulting width (also known as the ultimate rightof-way) will be 56 feet. If approved, the Applicants will also be required to construct a Citystandard sloping 9-inch curb along the entire property frontage. Although the City typically requires a ten-foot-wide decomposed granite (DG) walking and parking path fronting a new project, the Applicant is requesting approval of a ten-foot-wide pervious paver area graded at maximum 2 percent toward the flow line for walking and parking purposes. A San Diego Regional Standard Drawings (SDRSD) modified driveway approach (also proposed to be pervious pavers) with 2:1 transitions to the adjacent pathway is also proposed.

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 October 27, 2023, Staff has not received formal correspondence regarding the proposed project other than correspondence related to the since withdrawn application for View Assessment.

November 8, 2023
DRP23-004/SDP23-005
312 N Rios Ave – Wadley Residence

Page 11 of 12 ends

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 2023-126 for the Council’s consideration based upon the information in this report. Conditions from the Community Development, Engineering, and Fire Departments are incorporated in the Resolution of Approval.

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

CEQA COMPLIANCE STATEMENT:

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

FISCAL IMPACT: N/A
WORK PLAN: N/A
OPTIONS:
∙ Approve Staff recommendation adopting the attached Resolution 2023-126. ∙ 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 and SDP 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.

Therefore, Staff recommends that the City Council:

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

2. Find the project exempt from the California Environmental Quality Act pursuant to Section 15303 of the State CEQA Guidelines; and
November 8, 2023
DRP23-004/SDP23-005
312 N Rios Ave – Wadley Residence

Page 12 of 12 ends

3. If the City Council makes the requisite findings and approves the project, adopt Resolution 2023-126 conditionally approving a DRP and SDP to demolish a singlefamily residence, construct a 2,236 square-foot split-level single-family residence with an attached 535 square-foot two-car garage, and perform associated site improvements at 312 North Rios Avenue, Solana Beach.

CITY MANAGER’S RECOMMENDATION:

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

1. Resolution 2023-126

2. Project Plans
RESOLUTION 2023-126

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SOLANA BEACH, CALIFORNIA, CONDITIONALLY

APPROVING A DEVELOPMENT REVIEW PERMIT AND

STRUCTURE DEVELOPMENT PERMIT TO DEMOLISH A

SINGLE-FAMILY RESIDENCE, CONSTRUCT A

REPLACEMENT SPLIT-LEVEL SINGLE-FAMILY RESIDENCE

WITH AN ATTACHED TWO-CAR GARAGE AND PERFORM
ASSOCIATED SITE IMPROVEMENTS AT 312 NORTH RIOS,
SOLANA BEACH.

APPLICANTS: MARTIN AND KRISTEN WADLEY
CASE NO.: DRP23-004/SDP
APN: 263-311-13
WHEREAS, Martin and Kristen Wadley (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 November 8, 2023, the City Council received and considered evidence concerning the proposed application; and WHEREAS, the City Council found the application request exempt from the California Environmental Quality Act pursuant to Section 15303 of the State CEQA Guidelines; and WHEREAS, this decision is based upon the evidence presented at the hearing, and any information the City Council gathered by viewing the site and the area as disclosed at the hearing.

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

I. That the foregoing recitations are true and correct.

II. That the request for a DRP and SDP to demolish a single-family residence, construct a 2,236 square-foot split-level single-family residence with an attached 535 squarefoot two-car garage, and perform associated site improvements at 312 North Rios Avenue, is conditionally approved based upon the following Findings and subject to the following Conditions:

III. FINDINGS
A. In accordance with Section 17.68.040 (Development Review Permit) of the Resolution 2023-126
DRP23-004/SDP23-005
312 N Rios Ave – Wadley Residence

Page 2 of 16 ends

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 General Plan designates the property as Medium-High Density Residential and is intended for multi-family residential development at a maximum density of 8 to 12 dwelling units per acre. The lots in this neighborhood range between 5,000 to 6,000 square feet and include single-family and duplex residential development, which results in 8 to 12 dwelling units per acre. Therefore, the proposed development is consistent with the intended development in the General Plan. The proposed development is also 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.

Zoning Ordinance Consistency: SBMC Section 17.20.010(C) specifies that the MHR Zone for a wide range of residential development types including detached single-family and attached duplex units at the low end of the density range and multi-family attached units at the higher end of the density range. SBMC Section 17.20.030 outlines property development regulations, which are analyzed below.

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

Minimum Yards/Setbacks:

Minimum yard dimensions (setbacks) are determined by the setback designator indicated on the City of Solana Beach official zoning map. The setback designator for the subject property is “d”, which requires 25-foot front and rear yard setbacks and 5-foot interior side yard setbacks. The minimum front yard setback is reduced to 20 feet for lots that front on a public right-of-way greater than 55 feet in width. An eight-foot dedication of right-of-way is required with the project that will result in a 48-foot right-ofway. When the property on the east side of the street dedicates 8 feet, the resulting width (also known as the ultimate right-of-way) will be 56 feet.

Therefore, the minimum front yard setback for the project is reduced to 20 feet. The proposed residence would be located entirely within the buildable area with allowable roof eave and detached accessory structure encroachments into permissible setbacks.

Resolution 2023-126
DRP23-004/SDP23-005
312 N Rios Ave – Wadley Residence

Page 3 of 16 ends

Maximum Floor Area Ratio:

The maximum allowable floor area ratio for the MHR Zone is 75 percent of the gross lot area. The maximum allowable floor area for the 5,868 squarefoot lot 4,401 square feet.

The Applicants are proposing to construct a split-level single-family residence that would include 2,236 square feet of living area and a 535 square-foot attached two-car garage. The project also includes a 291 square-foot detached ADU that would not count toward the gross floor area for the project.

The SBMC parking regulations require two off-street parking spaces per single-family residence. When required unobstructed spaces are provided in a garage, 200 square feet of floor area is exempted for each required space. The proposed 535 square-foot garage will accommodate two unobstructed parking spaces and two spaces are required for the singlefamily development; therefore, 400 square feet of the garage is exempt from the calculation of floor area.

With the applicable exemption, the total proposed floor area of the project is 2,371 square feet, which is 2,030 square feet below the maximum allowable gross floor area for the property.

Maximum Building Height:

The maximum building height for the MHR Zone is 25 feet. The maximum height of the proposed residence is 22.37 feet above the proposed grade and 120.20 feet above MSL. The proposed structures will exceed 16 feet in height from the pre-existing grade. Therefore, the project is subject to the requirements of SBMC Chapter 17.63 – View Assessment and the approval of an SDP.

Required Off-Street Parking:

A single-family residence requires two off-street parking spaces, pursuant to SBMC Section 17.52.040 and the Off-Street Parking Design Manual (OSPDM). A total of two off-street parking spaces are required by the project and two unobstructed 9-foot by 19-foot parking spaces are accommodated in the proposed garage.

Fences, Walls and Retaining Walls:

Within the front yard setback, the SBMC Section 17.20.040(O) allows fences and walls, or any combination thereof, to be no higher than 42 inches in height as measured from existing grade, except for an additional 2 feet that is at least 80% open to light. Fences, walls and retaining walls Resolution 2023-126
DRP23-004/SDP23-005
312 N Rios Ave – Wadley Residence

Page 4 of 16 ends

located within the rear and interior side yards are allowed to be up to 6 feet in height with an additional 2 feet that is 50% open to light and air. Fence and wall height is measured from the pre-existing grade.

The proposed project includes perimeter site walls with gates on either side of the residence to enclose the side and rear yards. The site walls will include a maximum height of 42 inches in the front yard setback and 6 feet in along the side and rear property lines. The proposed fences and walls are in compliance with the requirements of SBMC 17.20.040(O) and

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

Water Efficient Landscape:

The project is subject to the current Water Efficient Landscape Ordinance (WELO) of SBMC Chapter 17.56. A Landscape Documentation Package is required for new development projects with an aggregate landscape equal to or greater than 500 square feet requiring a building permit, plan check, or development review. The Applicants provided a conceptual landscape plan that has been reviewed by the City’s third-party landscape architect, who has recommended approval. If the project is approved, the Applicants will be required to submit detailed construction landscape drawings that will be reviewed by the City’s third-party landscape architect for conformance with the approved plan and the WELO. In addition, the City’s consultant will perform an inspection during the construction phase of the project to verify compliance.

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 and the surrounding neighborhood are located in the MHR Zone and are developed with a mix and one-and twostory single-family and duplex residences. The property immediately to the west is located in the Public Institutional (PI) Resolution 2023-126
DRP23-004/SDP23-005
312 N Rios Ave – Wadley Residence

Page 5 of 16 ends

Zone and developed with the Solana Beach School District Office and Child Development Center. The project is found to be compatible and complementary with regard to scale, apparent bulk, and massing to the existing development in the
surrounding neighborhood.
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 proposed project will utilize the majority of the buildable area of the property with the lower and main levels of the proposed residence and the garage. The upper level will be located on the southern side of the buildable area. The residence will have the appearance of a two-story home from the front of the property on North Rios Avenue. The lower level will be built between one and three feet below the existing grade with a finished floor elevation of 98.50 feet above MSL. The main level would step up 3.5 feet to a finished floor elevation of 102.00 feet above MSL.

The upper level would step up 6.67 feet to a finished floor elevation of 108.67 feet above MSL.

The 535 square-foot two-car garage will be located on the lower level. The 1,604 square-foot main level would consist of a kitchen, living, and dining area on the east side of the residence that would open to a rear patio. The northwest corner of the main level would include two bedrooms (one to be utilized as an office) with ensuite bathrooms and a powder room. The 632 squarefoot upper level will consist of the primary suite. The proposed residence is found to be sited and designed to minimize adverse impacts on the surrounding properties.
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.

Resolution 2023-126
DRP23-004/SDP23-005
312 N Rios Ave – Wadley Residence

Page 6 of 16 ends

Should the City Council approve the project, the Applicants would be required to submit a landscape construction plan in substantial conformance with the planting plan presented to the City Council. Generally, any alternative tree and shrub species proposed during the plan check or construction phase shall have the same (or lesser) mature height and location as the
conceptual plan approved by the City Council in order to be approved ministerially by Staff. Otherwise, increases in trees or shrub mature heights or adding new planting locations would require City Council approval of a Modification to the DRP.

Additionally, any replaced plant species must be typical of the water use requirements of the plants replaced, provided that the replaced vegetation does not result in mixing high water use plants with low water use plants in the same hydro-zone. A condition has also been added to require that native or droughttolerant and non-invasive plant materials and water-conserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.
d. Roads, Pedestrian Walkways, Parking and Storage Areas: Any development involving more than one building or structure shall provide common access roads and pedestrian walkways. 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.

The two required off-street parking spaces will be located within the proposed garage, which will be accessed by a driveway from North Rios Avenue on the southern side of the front yard.

Pedestrian access will be located immediately north of the driveway with on-grade hardscape stairs and a walkway to the main entrance of the residence. Decomposed Granite (DG) walkways will follow along both sides of the property to the rear yard. The trash enclosure will be located within the proposed garage.
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 Resolution 2023-126
DRP23-004/SDP23-005
312 N Rios Ave – Wadley Residence

Page 7 of 16 ends

and executed so as to blend with the existing terrain both on and adjacent to the site. Existing exposed or disturbed slopes shall be landscaped with native or naturalized non-native vegetation and existing erosion problems shall be corrected.

The Applicants are proposing 210 cubic yards of excavation, 30 cubic yards of fill, 12 cubic yards of excavation for footings, 80 cubic yards of removal and recompaction (remedial), 180 cubic yards to be exported off site, for an aggregate grading total of 332 cubic yards. The proposed cut is associated with the lower level of the residence that will be partially built into the existing grade as well as the lowered walkway on the southern side of the residence. Various low retaining walls will be constructed along the driveway, front entry walkway, property perimeter, rear yard to step the property between the varying street, garage, main level, and upper yard elevations. Additionally, two detention basins will be located in the front yard to facilitate drainage.
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).

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.
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 the construction of a replacement singlefamily residence with an attached garage; therefore, usable open space and recreational facilities are neither proposed nor required according to SBMC Section 17.20.040. As a condition of approval, the Applicants will be required to pay the City’s Park Impact Fee.

III. All required permits and approvals including variances, conditional use permits, comprehensive sign plans, and coastal development permits Resolution 2023-126
DRP23-004/SDP23-005
312 N Rios Ave – Wadley Residence

Page 8 of 16 ends

have been obtained prior to or concurrently with the development review permit.

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

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

The proposed structure exceeds 16 feet in height above the existing grade, therefore, the project must comply with all of the View Assessment requirements of SBMC Chapter 17.63. A Story Pole Height Certification was certified by a licensed land surveyor on May 31, 2023, showing a maximum building height of 22.37 feet above the proposed grade (120.20 feet above MSL). Notices were mailed to property owners and occupants within 300 feet of the project site establishing a deadline to file for View Assessment by July 31, 2023.

Therefore, if the Council is able to make the required findings to approve the DRP, the SDP would be approved administratively. As a condition of approval, a height certificate prepared by a licensed land surveyor will be required prior to the framing inspection certifying that the tallest point of the proposed residence will not exceed 22.37 feet above the proposed grade or 120.20 feet above MSL.

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:

Resolution 2023-126
DRP23-004/SDP23-005
312 N Rios Ave – Wadley Residence

Page 9 of 16 ends

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. The Building Permit plans must be in substantial conformance with the architectural plans presented to the City Council on November 8, 2023, and located in the project file with a submittal date of October 26, 2023.

III. 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 November 8, 2023, and that the maximum height of the proposed addition will not exceed 22.37 feet above the proposed grade or 120.20 feet above MSL, which is the maximum proposed structure height reflected on the project plans.

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

17.60.070 (Fences and Walls).

V. The 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.

VI. The Applicants shall provide a full Landscape Documentation Package in compliance with SBMC Chapter 17.56 and in substantial conformance with the conceptual landscape plan included in the project plans presented to the City Council on November 8, 2023, prior to Building Permit issuance and consistent with the building construction and grading plans. The Applicants shall obtain and submit landscape security in a form prescribed by the City Engineer in addition to the grading security. The landscape plan and installation will be reviewed and inspected by the City’s third-party landscape professional. The landscape security deposit shall be released when applicable regulations have been satisfied and the installation has passed inspection by the City’s third-party landscape professional.

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.

Resolution 2023-126
DRP23-004/SDP23-005
312 N Rios Ave – Wadley Residence

Page 10 of 16 ends

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

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

IX. Construction vehicles shall be parked on the subject property at all times 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 Pacific Avenue and minimize impact to the surrounding neighbors.

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

IV. 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.

B. Engineering Department Conditions:

I. The Applicants shall obtain an Encroachment Permit in accordance with SBMC Section 11.20 for the below frontage improvements being done in the public right-of-way. The frontage improvements shall be done to the satisfaction of the City Engineer prior to the occupancy of the proposed project:
a. Construction of the 9-inch by 9-inch by 12-inch concrete curb along the property frontage with transitions to the existing improvements on both ends to the satisfaction of the City Engineer.
b. Construction of the 10-foot-wide pervious paver area graded at a maximum two percent toward the flow line for walking and parking purposes to the satisfaction of the City Engineer.
c. Construction of the SDRSD modified driveway approach with twoto-one transitions to the proposed pervious pavers pathway. d. Landscaping areas.

II. An eight-foot width of property frontage along North Rios Avenue shall be dedicated to the City of Solana Beach as Public Right-Of-Way. The Applicants shall provide the Plat and Legal Description prepared by a Resolution 2023-126
DRP23-004/SDP23-005
312 N Rios Ave – Wadley Residence

Page 11 of 16 ends

Registered Civil Engineer. The document shall be recorded with the County of San Diego prior to release of the grading bond.

III. Per current rates, the Applicants shall pay in full the one-time sewer capacity fee of $4,500.00 per Equivalent Dwelling Unit (EDU) prior to Building Permit Issuance. The EDU assignment is determined by SBMC

14.08.060. The proposed ADU unit would increase the property’s EDU assignment by 0.8 EDU. The cost the Applicants are responsible for is $3,600.00 concurrently with Building Permit Issuance (0.8 EDU multiplied by $4,500.00).

IV. The discharge pipes from the two bio basins shall be directed in to the planting area with rip rap to spread the concentrated flow.

V. 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.

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

VII. Grading:
a. The Applicants shall obtain a grading plan prepared by a Registered Civil Engineer and approved by the City Engineer.

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

All necessary measures shall be taken and implemented to assure slope stability, erosion control and soil integrity. The grading plan shall incorporate all recommendations contained in the soils report.
c. The Applicants shall provide a Drainage Report prepared by a Registered Civil Engineer. This report shall address the design for detention basin and corresponding outflow system to ensure the rate of runoff for the proposed development is at or below that of pre-existing condition. All recommendations of this report shall be incorporated into the Preliminary Grading Plan. A detention basin easement(s) shall be recorded for maintenance of the detention basins by the property owner(s) in perpetuity, prior to the release of the Grading Bond and Security Deposit.

Resolution 2023-126
DRP23-004/SDP23-005
312 N Rios Ave – Wadley Residence

Page 12 of 16 ends

d. The Applicants shall show all retaining walls and drainage structures. Retaining walls shown on the grading plan shall conform to the San Diego Regional Standards or be designed by a licensed civil engineer. Engineering calculations for all designed walls with a surcharge and nonstandard walls shall be submitted at grading plan check. Retaining walls may not exceed the allowable height within the property line setback as determined by the City of Solana Beach Municipal Code. Contact the Community Development department for further information. e. The Applicants are responsible to protect the adjacent properties during construction. If any grading, construction activity, access or potential construction-related impacts are anticipated beyond the property lines, as determined by the City Engineer, the Applicants shall obtain a letter of permission from the adjoining property owners. All required letters of permission shall be submitted to the City Engineer prior to the issuance of the grading permit.
f. Cut and fill slopes shall be set back from site boundaries and building in accordance with SBMC Section 15.40.140 and to the satisfaction of the City Engineer.
g. The Applicants shall pay a grading plan check fee in accordance with the current Engineering Fee Schedule at initial grading plan submittal. Inspection fees shall be paid prior to issuance of the grading permit.
h. The Applicants shall obtain and submit grading security in a form prescribed by the City Engineer.
i. The Applicants shall obtain haul permit for import / export of soil.

The Applicants shall transport all excavated material to a legal disposal site.
j. The Applicants shall submit certification from the Engineer of Record and the Soils Engineer that all public or private drainage facilities and finished grades are functioning and are installed in accordance with the approved plans. This shall be accomplished by the Engineer of Record incorporating as-built conditions on the Mylar grading plans and obtaining signatures of the Engineer of Record and the Soils Engineer certifying the as-built conditions. k. An Erosion Prevention and Sediment Control Plan shall be prepared by the Applicant. Best management practices shall be developed and implemented to manage storm water and nonstorm water discharges from the site at all times during excavation and grading activities. Erosion prevention shall be Resolution 2023-126
DRP23-004/SDP23-005
312 N Rios Ave – Wadley Residence

Page 13 of 16 ends

emphasized as the most important measure for keeping sediment on site during excavation and grading activities. Sediment controls shall be used as a supplement to erosion prevention for keeping sediment on site.
l. The Applicants shall show all proposed on-site private drainage facilities intended to discharge water run-off. Elements of this design shall include a hydrologic and hydraulic analysis verifying the adequacy of the facilities and identify any easements or structures required to properly convey the drainage. The construction of drainage structures shall comply with the standards set forth by the San Diego Regional Standard
Drawings.
m. Post Construction Best Management Practices meeting City and RWQCB Order No. R9-2013-001 requirements shall be
implemented in the drainage design.
n. No increased cross lot drainage shall be allowed.
o. Prior to the foundation inspection, the Applicants shall submit a building pad certification statement from a soils engineer and an engineer or land surveyor licensed in Land Surveying per SBMC

15.40.230E.

C. Fire Department Conditions:

I. ACCESS ROAD MINIMUM DIMENSIONS: Fire apparatus access roads shall have an unobstructed improved width of not less than 20 feet; curb line to curb line, and an unobstructed vertical clearance of not less than 13 feet 6 inches. Exception: Single-Family residential driveways; serving no more than two single-family dwellings, shall have minimum of 16 feet, curb line to curb line, of unobstructed improved width. Access roads shall be designed and maintained to support the imposed loads of not less than 75,000 pounds and shall be provided with an approved paved surface to provide all-weather driving capabilities 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. CONSTRUCTION MATERIALS: Prior to delivery of combustible building construction materials to the project site all the following conditions shall be completed to the satisfaction of the Solana Beach Fire Department and per the 2022 California Fire Code Chapter 33:
a. All wet and dry utilities shall be installed and approved by the appropriate inspecting department or agency.

Resolution 2023-126
DRP23-004/SDP23-005
312 N Rios Ave – Wadley Residence

Page 14 of 16 ends

b. As a minimum the first lift of asphalt paving shall be in place to provide a permanent all-weather surface for emergency
vehicles.
c. Water supply for fire protection (fire hydrants and standpipes) shall be installed, in service and accepted by the Fire Department and applicable water district.

III. OBSTRUCTION OF ROADWAYS DURING CONSTRUCTION: All
roadways shall be a minimum of 20 feet in width during construction and maintained free and clear, including the parking of vehicles per the 2019 California Fire Code Chapter 5 Section 503.4 and 503.2.1.

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

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

VII. SOLAR PHOTOVOLTAIC INSTALLATIONS (Solar Panels): Solar Photovoltaic systems shall be installed per Solana Beach Fire Department requirements and per the 2022 California Fire Code Chapter 12 Section 1205.

V. ENFORCEMENT
Pursuant to SBMC 17.72.120(B) failure to satisfy any and all of the abovementioned conditions of approval is subject to the imposition of penalties as set Resolution 2023-126
DRP23-004/SDP23-005
312 N Rios Ave – Wadley Residence

Page 15 of 16 ends

forth in SBMC Chapters 1.1.6 and 1.18 in addition to any applicable revocation proceedings.

VI. 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.

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

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

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

PASSED AND ADOPTED at a regular meeting of the City Council of the City of Solana Beach, California, held on the 8th day of November, 2023, by the following vote:

AYES: Councilmembers –
NOES: Councilmembers –
ABSENT: Councilmembers –
Resolution 2023-126
DRP23-004/SDP23-005
312 N Rios Ave – Wadley Residence

Page 16 of 16 ends

ABSTAIN: Councilmembers –
______________________________
LESA HEEBNER, Mayor
APPROVED AS TO FORM: ATTEST:
______________________________ ______________________________ JOHANNA N. CANLAS, City Attorney ANGELA IVEY, City Clerk r---------------~-----~-,
' -------------~-
FS 101.53

PROPOSED

SINGLE FAMILY
RESIDENCE r - MAIN f .F. 102.00 PAD 101.33
.G. PATHWAY TYPICAL
TWl07.3
N
SITE PLAN -==,,,,,,..-o.----,,,,_,.--------------------.-. m r-------------------
-~-
' ' ' ' ~----------------------~ I
i
i
i
' ' ____..3:7120.20'PAAN'El
w ' ' ' I
. ~~ I!=====~ -~· j
i
::::::==:::==::==::::::::====:::=~n~+=ffi-F' '"-OT"'°'UHF i '---""~~
-;:::===.'-=~= w=-=--===~"l_; ____.$?111.50'LOWERLlll.Fr ,------ ,.-: -----,
,lff;
11 .4'
\

I PROPOSED
ADU
Non-l.lodsc.a.--i Area•
atedl.ands.caor
1mo1ted Landseaoe
Waler Features•

0.0:Qtive Hwd,c.an.•
Tot.a LotArH
Exi:tmg
ISFI
0 .,. 0 a«
5868
....
tq
'-0' CMU FENCE
Propoad
Tot•IISA
0 843
0 1411
5868

PROJECT INFORMATION
APN: 263·362·1400
ZONING
ZONE: MHAd
SPECIAL ZONE OVERLAY:

N/A SETBACKS: FRONT YARD:

SIDE YARD: STREET SD YARD
REAR:

OCCUPANCY: EXISTING LOT USE:

REQUIRED
20'-0~ (ROW 55'·0")
5'-0" 10·-0·
25'-0"
R•3, U EXISTING SFR

PROPOSED
20'-0R
5'-0"
N/A 28'•11 R
PROPOSED USE: CONSTRUCTION: SINGLE FAMILY RESIDENCE VB, SPRINKLERED REOUIRED NFPA 130 FLOOR AREA RATIO: LOT COVERAGE: BUILDING HEIGHT: LOT SIZE:

PARKING:

0.50 X 6,000 N/A

25.00'
5,868 SF

PROPOSED

22.37'
OFF STREET PARKING: 2 SPACES REQUIRED OFF STREET PARKING: 2 SPACES PROVIDED IN GARAGE REGULAR PARKING: 2 SPACES PROVIDED HANDICAPPED PARKING: NIA LOADING SPACES: NIA SITE AREA: 5,868 SF VEHICLE USE AREA(VUA): 400 SF VUA LANDSCAPE AREA: 66 SF SITE LANDSCAPE AREA: 2,254 SF

PROJECT DATA
GROSS LOT AREA:

NET LOT AREA:

PROPOSED BUILDING AREA:
5,868 SF
5,459SF
EXISTING RESIDENCE: (TO ee REMOVED) 1, 1-48 SF
EXISTING ONE CAA GARAGE: (TO BE REMOVED) 360 SF
PROPOSED RESIDENCE 1ST FLOOR:

PROPOSED RESIDENCE 2ND FLOOR. PROPOSED RESIDENCE GARAGE: SOBTot'AL OF FLOOR AREA:
1,~SF
632SF
535SF
2,771 SF
OFF-STREET PARKING EXEMPTION. -<100 SF TOTAL PROPOSED FLOOR AREA: 2,371 SF PROPOSED ADU 291 SF
FLOOR TO AREA RATIO ALLOWABLE:
5,000 X 0.6 • 3,000 s.l. 868 II 0.3 ar 260 I.I. Total 3;-Bra" OWNER: Martin and Kirsten Wadley 312 North Rios Ave. Solana Beach, CA. 92075 ph (760) 672-8369 e. [email protected]
OWNER'S REPRESENTATIVE:
~A1~JfifF~~CHITECTS, Inc. ◄ 1 South Cedros Ave Suite D Solana Beach, CA. 92075 ph. 858.792.6116 e. [email protected]
EARTifWORK QUANTITIES: ArH ofWo,1(9

ISFJ A/JU NON-ADU PROJECT SCOPE TOTAL GRADING
lrno1ted Landseaoe
ater fe111ur1s•
D•ocollVI Hardsc.ape•
Aooranam ~ A19e•
84 225-4
CUT 10 CY 2JD CY 220 CY
FILL o er 30 er 30 er EXCAVATION FOR FOOTIN6S ◄ er 12 er 15 CY REHOVAL/RECOHPACTION JJ CY BO CY 9J CY
AGGREGATE 25 CY 332 CY 357 CY
IHPDRT /EXPORT 10 CY 180 CY 190 CY
" EARTHWORK QUANTITIES ARE ESTIHA TED FOR P£RI.IIT PI.WOSES CHY AllJ FEPRESENT CDI/PACTED (IN PLACE) VOUJMES OM. Y. TfESE VALLES ARE CALCIA..ATED ON A TI-EORETICAL BASIS. ACTUAL QUANTITIES HAY VARY DUE TO OBSERVED SWUNKAGE A"'1/0R SttELL FACTORS.

SCOPE OF WORK FIRE DEPARTMENT NOTES DEMOLISH EXISTING SINGLE FAMILY RESIDENCE AND CONSTRUCT NEW 2 STORY SINGLE FAMILY RESIDENCE. SITE WORK TO INCLUDE LANDSCAPE, HARDSCAPE, SITE WALLS AND FENCING 1.

2. 3.

4. 5.

6. OBSTRUCTION OF ROADWAYS DURING CONSTRUCTION: Alt roadways shall be a minimum of 20 leet in width duri1 construction and maintained free and clear1 i~;'i~~Po}~~PF~~~t9J~ v::t~~!• J~,~~~fu~aancie ;r:~h ~fl'cl'Rr i ; i,,.uMBERS, STREET NUMBERS, Approved numbers and/or addresses shall be placed ~~J~bnneaf lg~t~~~t~j t~u~~i~Pafntn~i~bff~~1[~~title
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 stanclards as to size: 4" high with a 112 " stroke for residential buildings, 8" high wrth a Y.it stroke for commercial and multi-residential buildings, l~ d~~~ai~~~~;~ ~tai1 'g~ i~edquui~~1
~h~1!n~!emed
necessary by the Fire Marshal, such as rear access doors, building corners, and entrances to commercial centers.

AUTOMATIC FIRE SPRINKLER SYSTEM: ONE AND TWO FAMILY DWELLINGS: Structures shall be protected by an automatic lire sprinkler system d installed to the satisfaction of the Fire Plans for the automatic fire sprinkler s be approved by the Fire Department prior t . SMOKE DETECTORS/CARBON MONOXIDE ALARMS/FIRE SPRINKLER SYSTEM; Smoke detectors I carbon monoxide alarms / fire !i-Prinklers 5~~~~~i~~fected by the Solana Beach Fire
CLASS " A " ROOF: All Structures shall be provided
~i!h S~~~:5s:~~~i~:ecg~~!';P~~~~e satisfaction of
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 approval by the Fire Depanment.

VICINITY MAP

FRIEHAUF
@

ARCHITECTS
(J.) LI)
u Ll.J r---
C > 0
(J.) <i N
'"O V) 0)
0 <i (/) 0::: u
(J.) ::r: .r:: 0:::: f- u 0::: (tl
~ 0 Q)
(J.) z co
(tl
'"O N C
ro (tl
M 0 $ V)
Cl
2 U")
r--
en ·s 0
N I- Cf) a> (.)
ai w X ni I- ~ "' ::, -E u.. :i: C
Q) <D
~ N (.) > ~ N
~ <ii ~
'<t <D N <( ,,, u N II. e • a> N .,, .c r-- 0)
::i Q) u . r-- <( u "' CX) CX)
:c Q) U") ID
w £ Cll CX) CX)
c2 ::,
0 "'
C II. Cf)
"' :;;: 0
Cl) C')
DATE:

MARCH 9, 2023
MAY 8, 2023
MAY 26, 2023
OCT 26, 2023
SHEET NO.

Cl
r---------------7
I nmlMAliU l
- - --!.,_ __ --- - -:._-_-_ -_-_-_-_-_____ _
SOUTH ELEVATION SCALE: 116" = 1•.rr
~:~ m, 'ti
'-'"sctiCAADl\
t ~ ----------------------------------------------
' ' ' ' ' ' .. l--r-1- .-f~ ---.;----,: :,_ __
NORTH ELEVATION SCALE: 111,· = 1•-<r
EAST ELEVATION ALE: 118 = 1'-\Y
____=,c,:,,:-..,_........,.. .....
• ...----·---•:TQ,,1:c\'!'f<'Etl\
N
-...,~"'~"'f"',0'".N..,,.cc.,D,..,_f,c. L""0'-0-=--'-R'-'A-"R'-=E:...A'------------m ---.r-----
N
N
-i,;~CAL;;;E7f:.;,~aa'-N-=. D::;,~_f,.,L::..:O::..O::..:..cR:...:Pc.:LA::::...,_N:..,:_ ___________ m ' ___ __,__ ____ _
MAIN FLOOR AREA SCALE· 116" -= 1 •U

FRIEHAUF
@

ARCHITECTS
Cl) LI")
u w I'-
C > 0
Cl) <( N
"'C V) O")
0 <( (/) c2 u
Cl)
a::: ::r: ..c: I- u a::: Cll
>. 0 Q)
Cl) z co
Cll
"'C N c::
ro Cll CV') a $ Cl)
DATE:

MARCH 9, 2023
MAY 8, 2023
MAY 26, 2023
OCT 26, 2023
SHEET NO.
: ~---=--Mlft<r...;-----"
------_-_____ -_-__ _
PCLEt4-----,i/
g;40EG

97.83FG
--, I
/'.~:;,::::.----
WESTELE SCAl[ ,,.. - , .,,.'LATIQN* (STO - RYPOLES)
\__pOl~
9979EG
C,?.3JFG
SOUTH E SCALE, ••••. LEVATION (ST .,,. ORY POLE)
lJ.3.28 EG
101 '.!J FG
~:~;; :2 OUTR:GGEF.

EAST ELE SCALE 1,.- • ,._,;1ATION (STORY p OLE)
NORTH EL .o y POLE) SCA,.E ·~ • ,. _EVATION (STOR
f~_C)...E11" ! I 113-58 PARAPET!
,1-----
1 I FUTURE ADU - 7
I I
I I
.-- \ ------
I
\
I
I
\
I
\
I
I
\
I
I
\
L
\_
113.55 OWEM LEVEL PARAFC::T - - - - - - ____ -
r LINEOIL ------
\~_UNE 120 20 OF UPPE R LEVf:L PARAPET
,-- I
______ ___'.: __
11;:~~L~NG
m211m~~~ 97i63FG
120 20 UPPERL:
~ 10900 997
978
11200~1
10900
'. ;f:'OLE{t8
! 120.20UP?E
~-=~:.jj___.LL --/ -~.:~ ~g R PARAPET - r i OF ex,siit5~~~ ~ - ''° ,.~~~~.\; _ ,..p 120fUPPER:OLE"1:'.J~l"3~% \ I 1/;;io'iiPPER I IOB«=r• \
/ 112 00 RAILlt,OPARAPET 101 33 fG ' '
/ 109000ECK 1 '
/
99 79 EG 1jo 20 UPPER :OLE rn-\
97_83FG 1t358LOWERPARA.PE1 ·"
I .,- -- ,: -- - - __IJ~~~ig
N
• i
EXISTING -- ~ •
SCALE 118 • ,:oRESIDENCE
I ____ .1
I
I
\
I
\
\
\
\
\
\
I
\
\
\
--. -··--- .i
@

ARCHITECTS
(1)
u
C
(1)
'.'Q (./)
0 i:r
:c:
la::
0 z
DATE:

SHEET NO.
0 X 96 33
LEGEND
---- - --- 'CALCULATED BOUNDARY

EDGE OF PAVEMENT

CONCRETE

WOOD FENCE
----X---- CriAINUNK FENCE
a.===-----=------=-==:::::.:::::) GA TE
[: __ ....c. ____ j ROCK WALL
WOOD
C~NCR,TE
BRICK
TREE

96.86 CD
@
G)
©
®
©
0 ®
®
()
MM

6.71 X
\

WATER METER

MAILBOX

RAISED WOOD DECK
STEPS
IRRIGATION CON1ROL VA~VE
GAS i,4ETff
¼EYSTONE WALL

BRICK GARDEN WALL

WOOD PLANTER
A80\'t'.; GROUND ELEv;. TION
MISSIMG I.WNUt.l~tH

TOPOGRAPHIC SURVEY

BOUNDARY NOTE BOUNDARY PLOTTED PER RECORD INFORMATION PROVIDED IN RECORD OF SURVEY MAP NO. 22489, MAD NO 1843 & FOUND
MONUMENTS.

THIS I$ HOT A PBfCISE BOUNDARY SURVEY
JUE "l"'o M:SSINC PRO:'.lERr✓ CORtJER ~.IONUf!ENrs IF PROPF.PTY

LINES, PROPERTY CORNERS, AND/OR PROPERTY LINE SETBACKS
AR£ CRITICAL FOR THIS PROJECT THE MISSING MONUMENTS WILL IJEED TO 3E SET AIID > CORliER fCECOPO Fl"ED \',ITH THE COUNTY OF SAN DIEGO >.iUST BE PERFORMED.

A PREL1~1It;ARY 1liLE REPORT WAS NOT MAD£ AVAILABLE AT
THE 11ME OF THIS SURVEY THEREFORE EXISTING EASEMENTS, IF /\NY, HAVE NOT 8EEN PLOT'ED f'C:REO:,.

LEGAL DESCRIPTION LOT 75 OF F:ESU3M!SSION Ui LOTS 2 TO 11 l!ICLUSIVE OF

CYPRESS TRACT, IN THE CITY OF SOLANA BEACH, COUNTY OF SAN DIEGO, STATE OF C·\UFORNIA, ACCORDING TO '•AP THERcOF fJO 1843, FILED IN THE OfFICE Of THE COUNTY RECORDER QF SAID COUNTY, JULY 3, 1925 AS DE5CRIBED IN DEED RECORDED ON
NOccMBE0 18, 2021 AS DOC# 2021-J797C'32

NEIGHBOR HOUSE
HIGHEST RIDGE - 114.38'
EXIS11NG HOUSE
FF = 101.62'
RIDGE= 111.73'

NEIGHBOR HOUSE
118.61'
HIGHEST RIDGE = 113.35'
BENCH MARK BENCHMARK FOR THIS SURVEY IS POINT ID NO. 2001.

DESIGNATED AS SOLB-1, A 2.5" CITY OF SOLANA BEACH
5RASS DISC SET IN CONCRETE DRAINAGE INLET ON lHI:: EAST SHOULDER OF HIGHWAY 101. 0,1 Ml SOUTH OF LOMAS SANTA
FE DRIVE IN THE CITY OF SOLANA BEACH, CA., HAVING A
PUBUSHEO NAVD 88 ELEVATION OF 71.45'
5 I
4 N
2,5 0
....;;;r: SCALE IN FEET
SCALE· 1" = 5'
,.........,..,.,,. __ """"!".l--~{~ --~x~· -----~-----s---i!I'. ~ 104.22 101.4r··
x,
EXIS11NG GARAGE
FF 100.96'
RIDGE = 110.09'
o 8
rI'.

EXISTING SHED
Ff = i0456.

J
----,-----x .. , I' I I 1'14.42 I
LJ •
X
104-40
X
104.75 103.25 103.53
x-----x,;, ..1-----x:--~--,~---x...,.,,..-,:,.,,...,,_,.._=-·j\====,;..~ ENGINEERING & SURVEYING SINGLE SOURCE DEVELOPME'.\'T CONSULTANT ::'10 \I,\ V£F.A. CPUZ, t:205
SAN MARCOS, CA. 92078
(76D) 5'.0-315~ Pc .' (760) 510-3153 Fo,

PRIVATE CONTRACT
j SHEET 1 11 cow; iTY Qf SAt, DIEGC
APN: 263-362~14
TOPOGRAFtilC SJIWEY
ISUltl'tl'ORllf"WOl'I(:
j PlS t~ 4~
MARTIN WADDLE 312 NORTH RIOS AVENUE
SOLANA BEACH, CA 92075
II SHEE'TS l

GENERAL NOTES
J, AFPRO\!AL OF THIS GRADING PLAN DOCS NOT CONSTIME APPRQYAL CF VERTICAL Or:1 HORIZONTAL ALIGIMENT OF ANY PRIVATE ROAD SHOWN 1€:'lEIII ml Pt.l!lLIC ROAD PUilPOSES. 2, FINAL APPROVAL OF THESE GRADING h.ANS lS SUi:JECT TD FINAL. APPROVAL OF TH/: ASSOCIATE11 lliPROVEHEIIT PLANS •HERE APPLICABLE. FIi/AL CIIA8 Sl?ADE e_EVATI0/1S MAY IF-GUIFF.' CHAl/€ES Ill TH€5" PLANS.

3. IHPORT MATERIALS SHALL BE LEGALLY OBTAINED. 4. A SEPARATE l'Enl>IIT FROM THE CITY ENSIN!:ER WILL 8£ REGU1RE!J F'OFI ANY IID.'ll< 111 Tilt PUBLIC RIGf!T-OF-WAY.

5. ALL SLCPES OVER Tr.Rff 13/ F££T II, HEIGl<T SHALL Bi: LANDSCAPED AND IRRIGATED. 6, Ti-iE CO'ITRACTOR SH;:U VERIFY THE EXTSTE~;:;£ Af,'O LOCATION OF ALL UTILITIES BiiFORE COIII/EliCIIIG •ORK. HOTIC£ OF FROPOSBJ IIOliK SHALL BE GIVEN Ta THE FOLLOtifING AGENCIES:

UNC~RGRCW,ID S. A.

7. THE SOILS REPORTS SHALL BE PROVIJJfD AS Rl'GIJIRED BY THE CITY OF SOLANA BEACH PRIOR TO ISSUANCE OF A ERADJ/15 PERHIT B. OF THESE PLANS BY THE CITY ENaI/ffi; DOES NOT AUTH/JllIZE OR GRADING TO BE PERFDRIED uum nE PROPERTY Oh'N£R'S ON H,lS 8-r:rN 08T4.1NElJ Al() A VALiu GRADING PEmtIT HAS B!:EN

9. JO. THE HAl?HING EARTH.1/0Vrtt"J OCIATED
ANO 5: 00 p.•. EACH DAY. HDtlDAY THROUGH FRWAY. AND L;E~Rf~ll:lvfiil· ,0,r::; GRADING CPeflA TICJNS SHALL Bi; CO.'.":JUCTEO ON THE PREHISES ON SATURDAYS. SUll!JArS OR hiJLI0A¥S WITHD'JT THE oRITTE/J PERHIS5TO:. OF TH{: CITY ENGIIEER. .11. ALL Hk.;JR SLOPES SHALL eE RO:JN!JE[; INTO EXISTifJG TERRAIN TD FHoDUCE A CONTOURED TRANSITION I-ROH CUT OR FIU FACES TO HA TURAL GFIOLWD AND ABUTTING cur OR FILL FACES.

12. Gr:/AOit,.G DESC8J8E[) ON Tf-!IS PLAN, Th::' CIT( WILL HOLD THE Pi;RHJTTEE RESPONSIBLE FOP CDf/ll£CTIOI/ ON /,'!llH)fl)!CAJED ll<PROVEHENTS HHIC/1 DANAGE! ADJACENT PROPERTY.

13. :SL.OPE RA TIDS. CUT 2: J FILL 2: .f CUT: 220 CY FILL 30 CY tXPORT 190 er R!:HEDIAL GRADING: 91 CY R/;ll()VAL/RECOHPACTION INDTE: A SEPARATTi VALID PERHIT HUST EXIST FOR DFFSITE IIIPORT Oil EXPOFIT AREAS.} ¥11 THE OUAHTITIES ESTI,-fATE,D ABOVE ARE FOR PERHIT PURPOSES OM. Y AND SHOULD NOT BE USED FOR CONSTRUCTION BIDS. CONTFiACTOPS ARE RESPONSIBLE FOR THEIR OH/I EARTHl/ORK GUANTITIES.

14. SPECIAL CONDITIONS: IF ANY ARCHAELOGICAL ARE DISCOYERED ON THE SITE OF THIS GRADING DURING GRADI IONS, SUCH OPERATIONS tiIU CEAS£ Y. AND T, HILL NOTIF'f Th"£ CIT'f ENGINEER OF 1 , '(. GR,W TIONS WILL NOT CDH!ENCE UNTIL Th£ iiECE"IVED WRITTEN AUTHORITY FROM THE CITY EI/Gil/ffR

15. ALL GRADING SHOHN aN THIS PLAN SHALL BE COHPL£TED AS A SINGULAR UNIT WITH NO PFi-OVISION FOR PARTIAL RELEASES. SHOULD IT BE ANTICIPATED THAT A PORTION OF THIS PROJECT BE COHPLETED SEPARATELY. A SEPARATE PLAN AND PEAAIT APPLJCATION SHALL 8£ SLJiJM!TTED FDR APPROVAL.

16. 11£ COHTRACTUR SHALL NOTIFY TH£. CITY OF SOLANA BEACH 858. 720, 2470 24 HOURS BEFORE GRADIN>S OPERATIONS BEGIN. 8'1
NTS
~

PACIFIC
OCl:AII
0 \ 17. FINISI-BJ GRADING AND PLANTING SHALL BE ACCOHPLISHED ON ALL SLOPES PRIOR TO OCTOBER !, OR IHIEDIATELY UPON COHPLETION OF ANY SLOPES GRADED BETWEEN OCTOBER 1 AND APRIL J. PRIOR Ta ANY PLANTING. ALL LANDSCAPING SHALL 8£ APPROVED BY 1H£ PLANNING DEPARTMENT AT THE DEVELOP!-eJT REVIEW STAGE". OR BY SEPARATE" LANCCSAPE PLAN.

18. ALL OFF-SITE HAUL ROUTES SHALL BE SUBMITTED B'I THE CONTRACTOR TO THE CITY £1/GINEER FOR APPROVAL 72 HOURS PRI0/1 TO THE 8EGIN/IING OF HOAK.

PERMIT. BUT OF S£CURTTY, -m5' GRADING UNDER PERMIT No. SBGR-216 HAS 8£ SUBSTANTIAL CDNFORNANCE HITH THE APPROVED GRADING PL SHOH/1 0/i THE ATTACH5D AS-G,qADED PLAW. THIS STATEMENT SJ-IALL BE FOLLOWED BY THE DATE AND SIGNATURE OF THE CUIL ENBif.JEER HH-0 CERTIFIES SUCH A GRADING OPERATION. \ 20. THE CONTRACTOR SHALL DESIGN, CONSTFWCT, AMJ /.4.UNTAIN ALL SAFETY DEVICES INCLUDING SHORING, AND SHALL BE RESPONSIBLE FOR CO:IFORHING TO ALL LOCAL. STATE. AND FEDERAL SAFETY Af.D HEALTH STANOARDS, LAWS ANO REGULATIONS.

EROSION CONTROL NOTES 1. STORM HATER AND NON-STORM WATER DISCHARGE CONTROL: BEST MANAGEMENT PRACTICES SHALL BE DEVELOPED AND IHPLENENTED TD MANAGE STCRH ltAT£R M,'fJ- NCJ!,LSTOR'f HATEf:? DISCHARGES FROM THE SITE AT ALL TIIES DURING EXCAVATION AND GRAOING ACTIVITIES.

2. EROSION AUD SEDIHENT CONTROL: EROSION PP.EVEHT!OU SHALL BE El-'::mSIZED AS THE MOST IHPORTANT MEASURE FOP KEEPING SEDIMENT ON SITE DURING EXCAVATION AND GRADING ACTIVITIES. SEDIH£NT CONTROLS SHALL BE USED AS A SUPPLEH£tlT TO EROSION PREVENTION FOR KEEPING SEDIHENT ON SITE.

3. EROSION CONTROL ON SLOPES SHALL BE MITIGATED BY INSTALLING LANDSCA?ING AS PER APPROVED LANDSCAPE FLANS AS REGUIRED BY Tr-€ DEVELDP.i.!EHT REVIEii CONDITIOllS. OR BY TEMPORARY EROSION COl'URO:.. CONFORMING TO THE FOi.LONit.'G:

LBS/ACRE
20 50
8 6
7 91
NON-IRFUGA TED H'(C,q(JSffD HIX HITH I< FIBER HATP.IX APPLIED AT 4,000 LB/ACRE.

I PURITY/ACRE
70% PLUS

SCARIFIED
50% PLUS

SEED SPECIES
A TRIPLEX GLAUCA PLANTAGC INSULARIS ENCELIS F,rntNOSA LOTUS SCOFARIUS EXCHSCHi.,,1L. TZIA CALIF.

4. TliE /c::is c::: ALL SLOPES TALLER T/'i.'...'J 5. SHALL BE DIKED o;:;i TRE11CHED TO PREVENT NATER FLDHING OVER CRESTS OF SLOPES.

5. CATClt B"ASitlS. OESILTif.'S BASINS. ,WD SiDFN O~AIN ~r'STE1-1S SHAU .. BE lNSTALJ..ED TO TH~ SATl~FACTlCN OF THE CITY a.SINEER.

6. SAND BAG CIECK DAHS. SILT FENCES, FIBER ROLLS OR OTHER AFi'ROVED 3.l.Q'·s SHALL BE FL..AC&i IN u;;JA.VEO AREAS WITH GRADIENTS IN EXCC:SS c=- 2,(, A.5 HELL AS AT OR lcAR £.VE.RY FiJINT HHERE C()NCEHTRATfilJ FLCJlf lEAYE THE SITE.

7. SAND 8A6S 5'1,tll 2:'; PLJ.C'ED C',' TH:: UPS1;.i:AH SIDE c::: ALL ORAitW3E INLETS TO HINT!UZ£ SILf BUILDUP IN THE INLETS AND PIP£S.

8. THE CC,lTRACT(JR ,;,,4LL l'c/>Arn ANY 8lOOED SLO"f'S AS DIRECTED BY THF CrFlCE OF THE CITY Ef;:;INEEM, 9, THE CONTRACTOR SHALL StfEEP RDADHA'l"S Afm ENTRANCES TO AMJ FROl4 TH£ SITE ON A RESULAF. E!ASIS TO ~:E~P 11•::)I FF!:E OF SOIL ACCUV~•--ATJC.'I AtJD AT ALL OTH£Fi TIHE.5 DIF-~CTEO BY Th£ CIT!' ENGll.£.fR_ JO. THE CONTRACTQFI SHALL HATER SITE ON A CONTIM/DUS BASIS TO HIH!HIZE AIR ao::;NE CJST CPSATED FRC!,1.1 GRAOJ,'/G A/;J HAL':._ING CPERATIONS rn iiXC£5SIVE •IIID Cull1JITIOliS. AIID Al ALL W'ES DIRECTED BY T>lii CITY ENGINEER.

JJ. IfJ Tl-::: EVENT SILT CJOES ENTER TH£: EXISTING p'-:3LIC STOfi/.1 DRAI/i SYSTEM, REMOVAL OF TIIF SILT FiiOM TIE Tili: SYSTEH WILL BE 00/IE AT 7>1/i 0EVi;LOP~F1. S EXPENSE. '-..__ EX ti!A1ER iU1N
-1!t''- By:_ - - - - °"'"'
Dm,,,By - _.iill~-- R.C.B. "_lJ®l_ __ l!qr. JZ/3UZ3
\
\
I
\ PRELI1\t1INARY GRADING PLAN WORK TO BE DONE THE IHPROVE1'£1/TS CONSIST OF THE FOtLOHil!G NORK TO eE DONE ACCORDING TO THESE PLANS AflJ THE L.ATEST EDITIONS OF:
~ I-5
I
9-HJ.lffAfJ..E
PCC Ct.R3
\ ::=~-) 711AISITIDII ro EXISTllE-',
~~ ~71£
\CITY OOIJEUI
cm APn.OVBl>CllNOBS

LEGAL DESCRIPTION
/..OT 75 OF

TRACT, TN STATE OF
IN TH" 1925.
!VISION OF LOTS 2 TO JJ INCLUSIVE OF CYPRESS TY OF SOLA/IA BEACH. COUNTY OF SAIi DIE6D. 'ORNIA, ACCORDING TO HAP TH/!REDF HO, 1843. FILED. o< THE COi.ii/TY R£CCi'IOER CF SAID COl.l'/TY, JULY 3, A.P.N.

SITE ADDRESS

OWNBRIPBRMTITEB

TOPOGRAPHIC SURVEY
263-362-14
3l2 N. RIDS AVENUE SOLANA BSACH. CA 92075
HARTIii HADLEY 312 N. RIDS AVENUE SOLANA e=ACH, CA !JZ075 RM, AL Ef,'GINEERING & SURVEYING 310 CRUZ 1205 SAN CA 92078 750. 152 1' HINI
TYPICAL DETAIL .... PAD ELEVATION DETAIL
TH 99.75
.l111FG98.8
/ 8HfFG s12 I EX 98.8 76 99.67
J JE 97.3
/ nt!FG 99B Jll!FG 99$

NOT TO SCALE
/2 42• HAX Hf HALL
TH i03.3 TH l062
J1IIFG 101.7 I Tliff'G 101.8
OWNER'S CERTIFICATE I. =-~=~====~- AS OHNER/DEVELDPER OF THE PROPERTY DESCRIBED HEREIN .ACKNOHLEDGE THESE PLANS HAVE BEEN PREPARED AT HY DIRECfION HITH HY FULL CONS!'IIT. I FULLY UIID£RSTAND AND ACCEPT TH£ TERH5 AND CONDITIONS CO/iTAillc7! HEREIN AND AS ATTACHED BY REFERENCE ON THIS GRADING PLAN, IT 15 AGREED THAT FIELD COtlOITIOIIS HAY RE/WIRE CHAIIG£S TO THESE PLAHS.

HARTIN HADLEY 3!2 N, RIOS AVENUE SOLANA Bli:ACH, CA 92075 6M OVEFFLOri STA!CPIPE
1N..ET HI A11l1Ui GRATE
2· /WO/(/(X) !U.CH/ G'l4SS COi-ER oocm Af'PAOV£D cCIUIV ALEl/r CCNSTR!.CT C~i MASCtl/Y RET HALL FliFI sam
S//Ol/NO/i
60 DAYS c;:- THE
Y ON EV£1'1Y INOEPENOEI/T
ER J.IY CONTROL.

DATE
rf.fWGHTTCX.ERAIIT
Pl.A/ITS (TYP J
1 -ll/STALL lt"1:0'JATIVE cwa.£ RIP RAP
1------
TYPICAL DETAIL - DETENTION/ BMP DETAIL SCALE: !~ • 2'
TH 107.8
STANDARD SPBCIFICATIONS ( 1) ,'S foq PUBl IC HOP.?S cm,'STRUCTION L Sl.);:PLEMENTAI.. AMEN{)I-IENTS. (2) OF TRANSPORTATION "HANUAL OF TRAFFIC ION AND HATNT£1/ANCE t<llRK ZllHES" (3) "EPAFW./ENT or TAMISPORTATICJ,'I STANJ<\RD SPi:CIFICA rrons
STANDARD DRAWINGS 11/ SAN DIEGO REGIONAL STANDARD CJRAIIINGS (2) STATE OF CALIFORNIA. DEPARTHEUT OF TRANSPORTATION STAlfJARO ,r;LANS ~ ITEH DESCRIPTION
l. HASOl!'lY RETAINI<'S HALl
LEGEND
ITEH CiESCJlIPTIOH
PRDF=iffr eiiiiiiiARY EXISTIIIG CONTO!.flS
PROPOSED CONTOI.FG
PROPOSED LlUIT OF GRADII,~
FLO~!LlNf DIRECTION
Sl"TBACK LINE'
PROPOSED R!:TAWING lt'AlL
PROPOSED DETENTIOli/ BHP AREA
EARTHWORK QUANTITIES· ADU I NON-ADU PMOJECT SCGF;:c
CUT 10 CY 2JO CY
FILL. 0 CY 30 CY
EXCAVATlO/i FOR FOOTINGS 4 CY l2 CY
RflfOVAL/RECO/IPACTlON H CY SO CY
AGGREGATE. 25 c~· 3.< CY
II/PORT /£XPDRT 10 CY J80 Cl'
TOT AL G.q~QING
220 CY
30 CY
15 er 91 CY
0 57 c,
190 CY
~ E.i.RTHWCRI< GUAfJTITIES AP.: ESTIHATEO FDR F2RU1T PUR?DSES ONLY ANO REPR!:SEHT CD/.IPACT£D (TN PLACE) VOLi.WES /JI/LY. THl'SE VALUES ARE CALCULATED ON A THEORETICAL BASIS. AC1VAL IWANTITIES /JAY VARY DI.£ TO OBSERVED SHRINKAGE AND/OH S~ELL FACTORS

DECLARATION OF RESPONSIBLE CHARGE
I UNDE'FlSTAND THAT THE CHECK OF PROJECT DRAWINGS ANO .SPECIFICATIONS BY THE CITY OF SOLAN-' BEACH IS CONFINED TD A REVICI'I ONL '( AND ODES NOT RELIEVE HE OF RESPOIISIBILIT1£S FOil PROJECT DESIGN.

BY:_.,,... __________ _
BRIAN ARDOLINO RCE No. 7165l EXP 12/31/2023 ARDOLINO COASTAL ENGINEERING I / lsiiiJcG 98.9 BHFG 99.7, / / fX-98.9 EX 99.7 \ I ~.srs.s I ~1002 ,eg• 36' 20'>! TH 107.0
n,m; 1Dl.B u.FG 101.0 EX 101.0
J1IIFG iD2.D\
llll!FG101.B\ EX l02.0
TG 101.7
JEioo.if,
PA
-.:--~,:::-rr-;;- 11 1E 00.8
\\ LAHN
\\f6qq_75
\\
~ 1E 98.85
£FrolA Tl11E Ctm.E
'. TH Q:12 RlP PAP ~~:;:e_i ~ TC97.B
BHtFGfT/2
EX !le2
---1
l_l
I
I
I
I
I
I
I
I r~

PROPOSED SINGLE

FAHIL Y RESIDENCE
FF 102.00
PAD 101.33

PROPOSED GARAGE
FF q8.50

LOY'IER LEVEL
FF q8.50
i
rl-0.6. JIENlSN/ I Wl/FN RTEalS I I FS lOi.83
·l,~J.7 / JE 97.4
" FS SB.33 1
,--_ -_-::_1-(_ -- _-L _ -1--..:-9-v/AL-'ffl'/A, ...: __ -=rrc..:r..c,-c:r-.:r-+--. -=--" ----=--=-·--- " - TG 982
'Iii 972
\]If }01.8__ -·
ll!FG 992 BHI/FG 96.3 EX 992
TH 104.3
7l!!ll'G JOO.a
llii!'f'G98.3

EX HXJ.O
TG ~2
rfi'i:3 llJ9· 35· 45]:i),:_~.llil.J _TH JD5.8_j _TH....!2_7.0_i J1IIFG l00.8 Tlll!Fo J0J B T1'!f'G J0!.8 ~G 98.3 awv:G 100-8 ~G 101.0 £X 100.8 EX lOO.B EX 101.0
\11'i
~
107,8
~"';3/grn I 6' P.AX HT-'
™1 FE'CE
Th J07./i /
TJIIF6103.4
8h!'f"$j0!.8
£X 103.<
SEili'IOIB
4- PVC PJPEPROPOSED ADU
FF 104.00
PAD /0333
~ iG 103.2
1E 1022
F5 103.83 FS 103.Bcl_
TG 1032 ,fl pf~o 1E l022 II
II
II
-H4.S(l'f!YF£T l'IA!.L. (T)'PJ(;/l.l_!
Tri 109.3 /
THFG UU.O E~i(\3.3
f.i 104.0
Ii
II
,I
II
II
II
II
I},_....,
TG 1032
IEJ022
CAIJT'!cn. El-EPt;JZE) a~AD CO'D.CTCAS. El..EVATIW VARIES. KST MAI/lTAI}.' 20 • RJ.DIIJ_ ClEAilMCE FIDI T1W/SM!SS1C>I LIi£ s,R'(J,'lTJN; smx:r<R:S l FO!J{]ATICtlS. 1F AIM l,(l'f( 15 Hm/111 i!O. RADIAL £UAiW<CE. STAHJJY WEHA/1 JS FECJJIFEIJ ,.:-CF/ SAr'FFY h14TCH. CfNTACT DIVERSIFIED UTRITY S5RVICE5 'JJE. (IF,8-278-2/lllO/ 30 DAYS Ill ADVJJKE TO SCIElllE STA!D3Y.

COASTAL COMJIISS10N P!lllld1T .NO.

OVIID FOR CONSTR.UCTIO CITY OlF SOLANA BEACH DltAWING NO.

PRELIH!IIARY GRADIMl PLA/1 FOR:
812 N. RIOS AVENUE SHl!BI' 1 OP I
CITY OF SOLANA BEACH REQUIREMENTS: The landscape de·sign plan. at a minimum, shan:

1. Be prepared by a licensed landscape architect, licensed civil engineer, licensed architect or other landscape professional licensed by the state to do this work.

2. Include a statement signed under penalty of perjury by the person who prepared the plan that provides, "I am famHiar with the requirements for landscape and irrigation p!ans contained in the City of Solana Beach Water Effictent Landscape Regulations. I have prepared this plan in compliance with those regulations and the Landscape Design Manual. I certify that the plan implements those regulations to provide efficient use of water.~

3. Address fire safety issues and demonstrate compliance with applicable requirements for defensible space around buildings and structures end shall avoid the use of fire prone vegetation.

4. Show features and characteristics of the property and pro,lact including but not Umited to property lines, streets, street names, pervious and impervM>Us hardscapes such as driveways, walkways, and other paved areas, the footprint of existing and proposed buildings and structures, water features, fences , and retaining walls.

Elevations may be required for new structures in the landscaped areas such as trellises, fences, gazebos, etc.

5. Include a list of all vegetation by common and botanical plant name, which exists in the proposed landscaped an,a. The plan shall state what vegetation will be retained and what will be removed.

6. Include a list of all vegetation by oommon and botanical plant name that wm be added to eacl1 landscaped area. Provkie the plant factor for each spec.as on the list. The plan shall tnciude the total quantities by container size and species. tf the applicant intends to plant seeds, the plan shall describe the seed mixes and applicable purity and gennination specifications.

7. Toe plan shall be accompanied by a drawing showing on a page or pages the specific location of all vegetation, retained or ~anted. the plant spacing and plant size, natural features, water features, and hardscape areas. The drawing shall include a legend listing the common and botanical plant name and plant factor of each plant shown on the drawing.

8. All plants shall be grouped in hydrozones and the irrigation shall be designed to deliver water to hydrozones based on the moisture requirements of the plant grouping. A hydrozone may mix plants of moderate and low water use or mix plants of Mgh water use with plants of moderate water use. No htgh water use plants shall be allowed in a low water use hydrozone. Toa plan shall also demonstrate how the plant groupings acoomplish the most atf,dent use of water.

9. The plan shall be accompanied by a drawing showing on a page or pages eacl1 hydrozone and specifying each as low, moderate, high water or mixed water use. Hydrozones shall be delineated and labeled by number, letter or other method.

10. Identify areas permanenUy and solely dedicated to edible ~nts.

11. Demonstrate that landscaping when installed and at maturity will be positioned to avoid obstructing motorists' views of pedestrian crossings, drtveways, roadways and other vehicular travel ways. If the landscaping will require maintenance to avoid obstructing motorists' views, the ~en shall describe the maintenance, the frequency of the proposed maintenance and the party responsible for maintenance.

12. Avoid the use of landscaping with known surface root problems adjacent to a paved araa, unless the plan provides for installation of root control barriers or other appropriate devices to control surface roots.

13. Plants In a transitional area shall consist of a combination of site adaptive and compaUble native and/or non-native species. No invasive species shall be introduced or tolerated in a transitional area. The irrigation in a transitional area shall be designed so that no overspray or runoff shall enter an adjacent area that Is not irrigated.

14. Include a detailed description of each water feature that will be inciuded in the landscaped area, including at a minimum feature type and surface area.

15. Identify type of mulch and application depth.

16. Identify type and quantity of soil amendments.

17. Identify location, installation details and 24-hour ralention Of Infiltration capacity of any applicable stonnwater best management practices that encourage onslte retention and infiltration of stormwater. Stormwater best management practices are encouraged in the landscape design plan. (See Section 23.26.190.)

18. Identify an,as irrigated with recyded water.

19. Identify any applicable rain harvesting or catchment technologies as discussed in Section 23.26.190 and their 24-hour retention or infiltration capacity.

20. Identify any applicable graywater discharge piping, system components and areas of distribution.

21. On a project other than a single-family residence, the plan shall identify passive and active recreational areas. (Orrl. 2016-01)
LANDSCAPE NOTES:

1. MINIMUM TREE SEPARATION DISTANCE
TRAFFIC SIGNAL, STOP SIGN - 20 FEET
UNDERGROUND UTILITY LINES - 5 FEET (SEWER -
10 FEET)

ABOVE GROUND UTILITY STRUCTURES
(TRANSFORMERS, HYDRANTS, UTILITY POLE, ETC.) - 10
FEET
DRIVEWAYS -10 FEET

INTERSECTIONS (INTERSECTING CURB LINES OF
TWO STREETS) - 25 FEET

2. ALL LANDSCAPE AND IRRITATION SHALL CONFORM

TO THE STANDARDS OF THE CITY MUNICIPAL CODE,

THE GREEN BUILDING CODE ANO THE CITY OF

ENCINITAS LANDSCAPE STANDARDS AND OTHER

LANDSCAPE RELATED CITY AND REGIONAL
STANDARDS.
3, PROVIDE FULL COVERAGE IRRIGATION TO ALL
Pl.ANTING AREAS AS SHOWN. THE PERMANENT

IRRIGATION SYSTEM SHALL BE BOTH DRIP AND
BUBBLER/SPRAY WITH WATER-BUDGETING FEATURES.

4. PLANTING AREAS SHOWN ON LEGEND ARE FOR
CONTRACTOR'S CONVENIENCE IN ESTIMATING ONLY.

CONTRACTOR IS RESPONSIBLE FOR PROVIDING

PLANT MATERIALS SUFFICIENT TO COVER AREAS

SHOWN ON PLANS AS APPROVED BY LANDSCAPE
ARCHITECT.

5. CONTRACTOR SHALL INSTALL A 3" THICK LAYER OF
318" - 1/2" BARK MULCH IN ALL SHRUB AREAS.

6. ALL PLANT MATERIAL SHALL BE APPROVED BY
OWNER PRIOR TO INSTALLATION. PLANTS NOT

APPROVED BY OWNER SHALL BE SUBJECT TO
REJECTION AT ANY TIME.

7. AFTER PRELIMINARY APPROVAL, CONTRACTOR

SHALL MAINTAIN NEW PLANTING AREAS FOR A PERIOD
OF SIXTY (60) DAYS PRIOR TO OWNER'S ACCEPTANCE
OF PLANTING INSTALLATION. MAINTENANCE SHALL

INCLUDE WEEDING, WATERING, TRASH PICK UP AND

ANY OTHER MEANS NECESSARY TO PROMOTE NORMAL
PLANT GROWTH AND ESTABLISHMENT.

8. ALL TREES SHALL BE ERECTED IN A VERTICAL

MANNER AND CONTRACTOR SHALL MAINTAIN PLANTS IN

A VERTICAL CONDITION AND BE RESPONSIBLE FOR THE
STABILITY OF ALL PLANTS.

9. CONTRACTOR SHALL PROVIDE AN AGRICULTURAL

SUITABILITY TEST FOR RECOMMENDATIONS FOR

PLANTING BACKFILL, AMENDMENT SAND FERTILIZER
RECOMMENDATIONS. PLANT AMENDMENT

RECOMMENDATIONS SHALL BE APPROVED BY OWNER

AND AN EXTRA TO THE CONTRACT PRICE PRIOR TO
INCORPORATION INTO THE SOIL.

ESTIMATED TOTAL WATER USE (ETWU) WORKSHEET
®
K-....,.Nilftr, Coll ... ,. ...

Wadley 312 North Rios Ave
~~~L:t::.w.f ~~4:tO«l'.\m~ ."r.·«tU.411::

Ibt~'s Esmmted.Total\\'aia:-UwUnlcubted~tbeiollowingloc::iw!.1.: .EITrV -(EToX0.61 PFxHA. -t- SLA) ETWU • Ertilml!dt0bl"-aierb$tper)ur{galloasprr)ur.) IE £To • Ev2;1otrin:;iinnmn:i-(incllf$pes-)~) PF • Pbm Fxu from \\"UCOLS {lff Dtbiuom)
~ =~~i:(,qu=~~t;=i:= .. ~-:w:~':.i1:'"..;,,_"";:;;:\:i, actn"'"?ll' 062 -ea.--(l>!"J<,mp«oq,w<foot) IE -Imptioo~·

CITY OF SOLANA BEACH ESTIMATED TOTAL WATER USE JETWU) WORKSHEET Lile
E~R:lle(ETO)
Stt •A•t>eKMC«rversion Fact«• 0 62 2 0.62
(Line 1 X I.re 2) 3 2542 011-5) 129.14 (eastol 1-5)
f'Ur<FaCl<l<(PF)
See-S"bekwl .6 .3 .3 .6 .3 .3 .3
HyorozooeArea (HA) - 11 siµ:,., feel 5 88 100 165 8 9 263 {ule4xl.ile5) a 52.8 30 9.5 4.8 2.7 78.9
l'ng3""'1 Ellaency (IE) 7 See"C"bolow .81 .81 .81 .81 .81 {ule6ol..ne7) 8 65.1 37 61.1 5.9 3.3
TOTAL ct.al Lne &boxes • St.A 9 355.2
10 9029.0
B l'F• /'Llw F,a,,r- Cw•'VfOLST¥Wf»
l«nwiNIM~flf,_._.,,•Ml
lltJtpnrw m , FIMftkndwfttl _ _..__,r•~••twr .. :.1-N
U '"' TIT· n,r Lall lfa,1 t;, 10/C
U --llf'•l--1"".orf.":•1.a:: 16 • J.11r.Jbia::::i, lra,-t!:,1':.X:

JO•JIJf· T.a,,t>:..r..u:

C JI - ~IJfJJritl«J Smi,-;."
J=w : ..,
~ - ·s m,-.-·;
~itJ.i'ic'7P-;iirJJ'• .ll
.l.~TI kr.S~~by~::i.!.«-r r.-.11iff !M . 1':-r
~IAXDfL~ I APPLIED WAT~_PPLICA TIO:\: 0 U WA) ealcubrion: !.\T,)Q'Ul:lF'-"1:1.:l)~\UCC:Uf,acr~TA.1)~ 45:.0C.• ~_m.J ~ [(ETAFx 843 ) - (l-ETAF x __ o _ _ )J - 11,785
.55 l'"_MA_W_A--------,
L
L

PROPOSED

SINGLE FAMILY

RESIDENCE
MAIN F .F. 102.00 PA0101.33

PROPOSED
2CARGARAGE

LANDSCAPE PLANTI NG PLAN
PLANTING LEGEND SYM. BOTANICAL NAME COMMON NAME SIZE WUCOLS ~ CHAMAEROPS HUMILIS MEDITERRANEAN FAN PALM 36" BOX LOW/ .3 0 STRELITZIA NICHOLLI GIANT BIRD OF PARADISE 24" BOX MEDIUM/ .6 0 - LOMANDRA LONGIFOLIA LOMANDRA 'PLATNIUM BEAUTY' 2GAL LOW/.3 * AGAVE ATTENUATA 'RAY OF LIGHT' AGAVE ATTENUATA 5GAL. LOW/.3 @-- PORTULACARIA MINIMA DWARF ELEPHANT FOOD 2GAL VLOW/.1 ~ WESTRINGIA 'MUNDI' DWARF COAST ROSEMARY, 3' O.C. 5GAL LOW/ .3 k:::::J KURAPIA NODIFOLIA KURAPIA SOD LOW/.3
...__.,...__,.. ___ FICUS REPANS CREEPING FIG 5GAL MEDIUM/ .6 1· •. ·. 'j JUNCUS PATENS CALIFORNIA GREY RUSH 1 GAL LOW/ .3

HYDROZONE PLAN

HYDROZONE LEGEND HYDRO- PLANT ZONE SF FACTOR DESCRIPTION EXPOSURE A- 1 88 MED/.6 SCREENING SHRUBS FULL SUN
B-2 100 LOW/.3 SHRUBS & SUCCULENTS FULL SUN
C- 3 121 LOW/.3 DETENTION BASIN Pl.ANTS PART SUN
D-4 ' MED/.6 VINES ON FENCE PART SUN/SHADE
E-5 • LOW/.3 ACCENT SHRUB IN PLANTER FULL SUN
F-6 263 LOW/.3 WALK ON GROUNOCOVER FULL SUN
G-7 28 ME0/.6 RELOCATED TREE SUN
H-8 182 LOW/.3 SHRUBS & SUCCULENTS PART SUN

FULL SIZE
10'HTx6W
12'HT x 8W
3'HTx 3W

2.5'HTx3W
1'HTx2W

1.5'HTx4W
6"HTx2W
5'HTx5'W
2' HTx2W
NOTES
,. .. 0
r7-..J
, .. : .. .
,.

PROPOSED
ADU F.F. 104.00
PAO 1DJ..33
1~
GRAPHIC SCALE 1"= 8'
24'
•
NORTH

SPECIMEN

FULL POT

PER PLAN
STAKED
2'0.C.

E
®

I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND

IRRIGATION PLANS CONTAINED IN THE CITY OF SOLANA BEACH WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN

COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE
DESIGN MANUAL. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER.
5/3/23

MONICA MROZ, LANDSCAPE ARCHITECT DATE
Monica Mroz, ASLA
Landscape Architect
4970 Cresita Drive
San Diego CA 92115
619 286 2203
[email protected]
www.monicamroz.com
w
(.)
z
w
0 -
Cl)
w
c:::
>-
Ii w
0 ...J LL
0 z
::5 <x: a.

UJ
a.
<(
~
(/)
u w
Cl
z I
::5 r- Date Issue
9-16-22 PRELIMINARY PLAN
10-12-22 LANDSCAPE PLAN
2-16-23 CITY REVIEW
5-3-23 CITY REVIEW
Project No. MJM 2210
Sheet TIUe

LANDSCAPE
rii
..J
0 ~ z
~ <
:;
0 z
<
z
UJ
~ S2
0::
0 IJ.
0 ~
t
UJ
0::

CL
& WATER

CONSERVATION
PLAN
Sheet # OF 1
L1
COUNCIL ACTION:
______________________________________________________________________ ______________________________________________________________________ AGENDA ITEM # B.3.

STAFF REPORT

CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Gregory Wade, City Manager
MEETING DATE: November 8, 2023
ORIGINATING DEPT: Community Development Department/City Attorney’s Office SUBJECT: Accessory Dwelling Unit Ordinance Introduction BACKGROUND:

Over the past few years, Governor Newsom has signed into effect a multitude of new laws that impact the permitting and construction of Accessory Dwelling Units (ADUs): SB13, SB-897, AB-68, AB-345, AB-881, AB-916, AB-2221, and AB-3182. As of January 2023, these laws resulted in changes to the statewide regulatory standards applicable to ADUs.

This item is before the City Council to consider introduction of updated language to the City’s Accessory Dwelling Unit Ordinance that would be consistent with the aforementioned bills.

DISCUSSION:

City Council (Council) has expressed support for encouraging development of accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) as one of several tools to provide additional housing options throughout the City and to meet the City’s Regional Housing Needs Allocation (RHNA). 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 proposes to consider revisions to 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.

November 8, 2023
ADU Ordinance

Page 2 of 3 ends

Council approved its current ADU regulations with the adoption of Ordinance 508 in December 2019. Since its adoption, the City has received 102 applications for ADUs.

Between January 1, 2020, and October 30, 2023, the City's ADU ordinance has resulted in the construction of 31 new ADUs. Table 1 below is a breakdown of ADU development since the adoption of Ordinance 508.

Table 1 – Current Status
Year Applied Under
Review
Permits
Issued
Completed
Construction
Expired/
Withdrawn
2023 (since 6/30/23) 25 22 3 0 -
2022 29 9 8 7 5
2021 23 3 5 8 7
2020 25 2 3 16 4
Total 102 36 19 31 16
Based on the above permit information, the City is on track to permit 70% more ADU’s than anticipated in the City’s Housing Element. However, per the City’s Housing Element, the City has committed to consider amendments to the existing ordinance that will continue to encourage additional ADU development to address the City’s share of the regional housing need. To further this effort, Council met in July 2023 to discuss possible amendments to the City’s ADU ordinance. The topics of discussion included, but were not limited to, ADU grading limitations, development of ADU’s on properties with sensitive areas such as environmentally sensitive habitat, ADU’s on bluff top properties, hillside overlay area/steep slopes, and very high fire hazard severity zones.

Local jurisdictions have little discretion and limited authority to adopt local regulations and restrictions when it comes to regulating ADUs and JADUs. Staff has prepared a draft ADU Ordinance for Council consideration that is consistent with State Law and includes regulations that are permitted for local jurisdictions to implement including minimum building separations, design and architectural compatibility with the existing primary dwelling, and standards to prevent impacts to historic and environmentally sensitive resources. The draft ordinance includes the following changes:
• Updated definitions for ADUs and JADUs.
• Modifications to height limitations consistent with State Law. • Parking modifications consistent with State Law that provide new exceptions for ADU off-street parking requirements and provisions that may encourage ADU/JADU development east of the Interstate 5 Freeway.
• Elimination of prohibitions of ADU and JADU development on properties within Environmentally Sensitive Habitat Areas, Hillside Overlay Zone, and Very High Fire Hazard Severity Zone.
• Inclusion of limitations on architectural features and accessory structures. • Other Municipal Code clean up related to ADUs, Guest Houses and ALUs November 8, 2023
ADU Ordinance

Page 3 of 3 ends

The draft Ordinance includes many of the same provisions that were previously adopted including, but not limited to, prohibition of ADUs/JADUs being used as short-term vacation rentals, offering incentives to encourage development of affordable accessory dwelling units, architectural compatibility, size limitations, etc.

CEQA COMPLIANCE STATEMENT:

The amendment of the City’s ADU Ordinance is exempt from the California Environmental Quality Act under the common sense exemption Section 15061(b)(3) of CEQA Guidelines, since there would be no possibility of a significant effect on the environment; and under Section 15281(h) of the CEQA Guidelines, which exempts from CEQA the adoption of an ordinance regarding accessory dwelling units in a single-family, two family or multiple-family dwelling residential zone to implement Section 65852.2 or Section 65852.22 of the Government Code.

FISCAL IMPACT:

There are no direct fiscal impacts related to this item.

WORK PLAN:

Adoption of an updated Ordinance allowing ADU development on properties with sensitive areas will further the City’s Work Plan - Community Character Priority Item 1.

DEPARTMENT RECOMMENDATION:

Conduct the public hearing and consider introduction of Ordinance 525 – Accessory Dwelling Unit Ordinance.

CITY MANAGER’S RECOMMENDATION:

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

1. Draft Ordinance 525 – Accessory Dwelling Unit Ordinance ATTACHMENT 1
ORDINANCE 525

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(D) 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 345 (AB 345), Assembly Bill 3182 (AB 3182), Assembly Bill 68 (AB 68), Assembly Bill 881 (AB 881), Assembly Bill 671 (AB 671), and Senate Bill 13 (SB 13) through the implementation of regulations concerning accessory dwelling units; and
WHEREAS, Section 65852.150 of the California Government Code provides that the Legislature’s intent with the aforementioned Bills 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 State Law and are intended to incentivize and promote the creation ADUs that can offer affordable rents for all household income levels; and
WHEREAS, the proposed amendments include implementation of one of the housing element program policies (Program 1B); and
WHEREAS, ADU and/or JADU development will assist the City in satisfying a portion of the housing units allocated to the City through the Regional Housing Needs Allocation; and WHEREAS, the proposed provisions are consistent with the policies and programs of the City’s General Plan and the certified Land Use Plan of the City’s Local Coastal Plan; and WHEREAS, the proposed regulations include objective standards for development of ADUs and JADUs that protect the health, safety and welfare of the community; and WHEREAS, the City Council of the City of Solana Beach seeks to update the Accessory Dwelling Unit Regulations to comply with the Housing Policies and Programs outlined in the Housing Element Housing Plan.

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 correct and are hereby incorporated into this Ordinance by reference; and
Section 2. Section 17.08.030 Definitions. Shall be amended to add the following definitions:

ACCESSORY DWELLING UNIT – a residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence, which may be a single dwelling unit or a multifamily dwelling.

November 8, 2023
Ordinance 525

Page 2 of 10 ends

An accessory dwelling unit shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel that the primary residence is or will be situated.

An accessory dwelling unit also includes an efficiency unit or a manufactured home, as defined in Section 18007 of the Health and Safety Code.

ACCESSORY DWELLING UNIT, ATTACHED - an accessory dwelling unit that is physically attached to a primary residence and share an interior wall or as an additional story above the primary dwelling unit.

ACCESSORY DWELLING UNIT, DETACHED - an accessory dwelling unit that is not an attached accessory dwelling unit.

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.

Section 3. Section 17.20.040(D) of the Solana Beach Municipal Code is amended to read as follows:

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

2. All development standards contained in the underlying zoning district or overlay shall apply to accessory dwelling units unless they are inconsistent with the provisions of this Section

17.20.040, in which case the standards of this Section 17.20.040 shall apply.

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 or 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 November 8, 2023
Ordinance 525

Page 3 of 10 ends

"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 with four-foot side and rear yard setbacks, if the proposed accessory dwelling unit is in compliance with all other development standards. iv. Architectural features, such as eaves, awnings, canopies, bay windows, and balconies attached to a junior or accessory dwelling unit may project two feet from the exterior side of the structure. These architectural features shall not be allowed to project into the required side or rear yard setback. v. Attached or detached accessory structures (such as decks, patio covers, carports, and architectural features greater than two feet measured from the exterior side of the unit) associated with a junior or accessory dwelling unit shall comply to the underlying zoning regulations. These structures shall not project into the required side or rear yard setback nor be located on the roof. 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 accessory dwelling unit or an accessory dwelling unit, there shall be a separate entrance from the main entrance to the proposed or existing single-family residence.
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 the following height limitations measured from pre-existing grade or finished grade, whichever is lower, to the highest point of the roof.

November 8, 2023
Ordinance 525

Page 4 of 10 ends

i. A height of 16 feet for a detached accessory dwelling unit on a lot with an existing or proposed single family or multifamily dwelling unit. ii. A height of 18 feet for a detached accessory dwelling unit on a lot with an existing or proposed single family or multifamily dwelling unit that is within one-half of one mile walking distance of a major transit stop or a high-quality transit corridor, as those terms are defined in Section 21155 of the Public Resources Code. An additional two feet in height shall be allowed to accommodate a roof pitch on the accessory dwelling unit that is aligned with the roof pitch of the primary dwelling unit.
iii. A height of 18 feet for a detached accessory dwelling unit on a lot with an existing or proposed multifamily, multistory dwelling.
iv. A height of 25 feet or the height limitation in the local zoning ordinance that applies to the primary dwelling, whichever is lower, for an accessory dwelling unit that is attached to a primary dwelling. This clause shall not allow an accessory dwelling unit to exceed two stories.
h. 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 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. Parking is not required for a junior accessory dwelling unit. iv. 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.
v. 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 unit consistent with this section;
November 8, 2023
Ordinance 525

Page 5 of 10 ends

(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. j. 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 offstreet 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 on-street parking permits are required but not offered to the occupant of the accessory dwelling unit.
vi. The accessory dwelling unit is located within one block of a car share vehicle pick-up location, as established by the city.
vii. The accessory dwelling unit is located east of I-5 freeway. k. Design.
i. A junior accessory dwelling unit 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 junior accessory dwelling unit or accessory dwelling unit 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. Accessory dwelling unit parking in setback areas visible from the street shall be screened by vegetation that has a maximum maturity height of 42 inches.

November 8, 2023
Ordinance 525

Page 6 of 10 ends

l. 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. m. 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 4(a) n. Accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence.
o. 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 (D)(4)(i). b. One new detached accessory dwelling unit not larger than eight hundred (800) square feet or more than the height limitations allowed under Section (D)(4)(g), 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 (D)(4)(i) may be developed on the same lot.

November 8, 2023
Ordinance 525

Page 7 of 10 ends

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 the height limitations allowed under Section (D)(4)(g) 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 (D)(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.

November 8, 2023
Ordinance 525

Page 8 of 10 ends

Section 4. Section 17.20.020(B)(1)(d) of the Solana Beach Municipal Code is amended to read as follows:
d. Accessory dwelling units shall be allowed as an accessory use in the (ER-1), (ER-2), (LR), (LMR), (MR), (MHR), and (HR) zones subject to the requirements set forth in SBMC

17.20.040(D).

Section 5. Section 17.20.020(B)(2) of the Solana Beach Municipal Code is removed.

Section 6. Table 17.12.020 of the Solana Beach Municipal Code is amended to read as follows (changes shown in underline and strikeout):

ZONE
USE
ER1ER2

LR LMR MR MHRHR C SC LC OP PI LI A OSRROW

1. RESIDENTIAL USES
13 Guest Houses PL PL PL E E E E E E E E E E PL E E 13
14 Accessory Living Units PL PL PL PL PL C C E E E E E E PL E E 14 13 Accessory Dwelling Units P P P P P P P PL PL PL E E E E E E 13 Section 7. Section 17.12.010(D)(1)(k) of the Solana Beach Municipal Code is amended to read as follows:
k. Accessory Dwelling Unit. A residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence, which may be a single dwelling unit or a multifamily dwelling. An accessory dwelling unit shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel that the primary residence is or will be situated.

An accessory dwelling unit also includes an efficiency unit or a manufactured home, as defined in Section 18007 of the Health and Safety Code.

Section 8. Section 17.12.010(D)(1)(l) Accessory Living Unit. of the Solana Beach Municipal Code shall be removed.

Section 9. Section 17.24.020(B)(3)(c) of the Solana Beach Municipal Code shall be added to read as follows:
c. Accessory Dwelling Units shall be permitted as an accessory use to an existing or proposed residential structure.

Section 10. Section 17.48.040(C)(1)(c) of the Solana Beach Municipal Code shall be modified to read as follows:

November 8, 2023
Ordinance 525

Page 9 of 10 ends

c. Required parking within garages (200 square feet per space up to a maximum of 400 square feet for a single-family residence) shall be excluded from the calculation of floor area ratio.

Section 11. Section 17.52.040(A) “Accessory Living Units” shall be removed.

Accessory
living units
1 space in addition to those
required for primary
residence.

Section 12. The City Council finds that this Ordinance is exempt from the provisions of the California Environmental Quality Act (“CEQA”) pursuant to Section 21080.17 of the Public Resources Code relating to the construction of second units, which exempts the adoption of an ordinance by a city to implement the provisions of Government Code Section 65852.2. The City Council further finds that the Ordinance is exempt from CEQA pursuant to Section 15305 of the CEQA Guidelines, which exempts minor alterations in land use limitations that will not result in any changes in land use or density. The Ordinance updates the provisions of the City’s Municipal Code to conform with state law requirement relating to development of ADUs and Junior ADUs, and it does not change permitted land uses on any property nor increase the density of residential uses that property owners are permitted to develop on their property. Further, none of the exceptions to the Section 15305 exemption included in Section 15300.2 of the CEQA Guidelines are applicable. Therefore, adoption of the Ordinance is exempt from the provisions of CEQA.

Section 13. 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 declares 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 8th day of November, 2023; and THEREAFTER ADOPTED at a regular meeting of the City Council of the City of Solana Beach, California, on the ___day of _______, 202__, by the following vote:

AYES: Councilmembers –
NOES: Councilmembers –
ABSTAIN: Councilmembers –
ABSENT: Councilmembers –
November 8, 2023
Ordinance 525

Page 10 of 10 ends

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

STAFF REPORT

CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Gregory Wade, City Manager
MEETING DATE: November 8, 2023
ORIGINATING DEPT: Engineering Department
SUBJECT: City Council Consideration of Revised Design and Review of Photo Simulations for the Marine Safety Center
BACKGROUND:

The Marine Safety Center (MSC) at Fletcher Cove was constructed in or around the 1940s and requires constant repairs and maintenance to meet the needs of the Marine Safety Department. In May 2017, a Needs Assessment and Feasibility Study (Study) for the MSC was presented to the Council. The Study determined the best course of action was to replace the existing MSC facility.

In October 2018, the City Council authorized the City Manager to enter into a Professional Services Agreement (PSA) with domusstudio architecture (domus). The PSA provides for the preparation of preliminary design plans and application packages for discretionary permit processing for the MSC Improvement Project. In November 2019, three design options were presented to the City Council and a preferred design alternative was chosen.

Refinement of the preferred alternative has taken place, and an update was presented to the City Council in October 2020.

In order to assess the potential view impacts of the proposed MSC design from nearby residences, story poles of the selected design alternative were installed in April 2022.

Following installation of the story poles, site visits were conducted by Staff and photos were taken from residences whose residents had submitted comments to the City regarding potential view impacts from the proposed MSC. In February 2023, the comments received on the potential view impacts were presented to the City Council. At that meeting, Council received public testimony and provided direction to modify the design to reduce the potential view impacts. Following Council’s direction, Staff worked closely with the project’s architect and developed a new design option that would result in lesser view impacts as compared to the previous option.

This item is before the City Council to provide an update focusing on the revised design option per Council’s direction and the corresponding photo simulations for the proposed MSC and to receive comments/direction.

November 8, 2023
MSC Revised Photo Simulations of Residential Views

Page 2 of 6 ends

DISCUSSION:

Story poles were installed in late April 2022 to delineate the three-dimensional building envelope and footprint of the selected design alternative for the Marine Safety Center.

Although this effort was not an official View Assessment process, it was done as a perliminary effort to demonstrate the proposed project and to assess potential view impacts for the surrounding residential properties, as well as to the community at large.

Courtesy notifications were sent to residential properties within a 300-foot radius of the proposed MSC building in order to obtain public feedback on the proposed MSC building.

The City received comments from nine separate residences, with eight of the nine residences being located in the Las Brisas Condominium complex, which is immediately south of Fletcher Cove Park. The one property not located in the Las Brisas Condominium complex is located at the corner of the Plaza Street/Pacific Avenue/North Sierra Avenue intersection.

City Staff visited all nine residences from which comments were received to take pictures of the potential view impacts from various different vantage points. At the February 2023 Council meeting, Staff presented photographs of the existing conditions at the residences along with the story poles as well as photo simulations of the preferred alternative superimposed on the existing conditions.

Based on the photo simulations and public comments received, the City Council provided the following direction:
• Consider design options that reduce view impacts while respecting the needs of the Marine Safety Department;
• Maximize public views, especially from Fletcher Cove Park; • Build the Marine Safety Center as far into the southern bluff as possible; • Eliminate the northward projection of the second story over the boardwalk; • Create a separate observation station in the approximate location of the existing building but set back from the boardwalk overlook area; • Eliminate any excess space from the first floor and move as much of the necessary uses into the building that is tucked into the southern bluff; • Eliminate the butterfly roof and use a low slope shed roof that compliments the roof on the Fletcher Cove Restrooms building;
• Reduce the second-floor deck space on the east side.

Following the direction provided by the City Council, a revised conceptual design was prepared for the MSC that reduced the potential view impacts. A comprehensive review of the revised design and photos simulations (including potential view impairment) will be presented during the City Council meeting. The following images show two community viewpoint photo simulations of the existing Marine Safety Centre, the proposed design presented to City Council in February 2023 and the proposed revised design.

November 8, 2023
MSC Revised Photo Simulations of Residential Views

Page 3 of 6 ends

Boardwalk View – Existing
Boardwalk View – February 2023 Design
boanlwall view
proposed Marine Safety Center
existing Marine Safety Center
boanlwall view
proposed Marine Safety Center
as presented ID city council
November 8, 2023
MSC Revised Photo Simulations of Residential Views

Page 4 of 6 ends

Boardwalk View – Revised Design
Plaza Street View – Existing
boardwalll view
proposed Marine Safety Center
Aug 2023 concept
Plaza Street view
proposed Marine Safety Center
existing Marine Safety Center
November 8, 2023
MSC Revised Photo Simulations of Residential Views

Page 5 of 6 ends

Plaza Street View – February 2023 Design
Plaza Street View – Revised Design
Plaza Street view
proposed Marine Safety Center
as presented to city council
Plaza Street view
proposed Marine Safety Center
Aug 2023 concept
November 8, 2023
MSC Revised Photo Simulations of Residential Views

Page 6 of 6 ends

CEQA COMPLIANCE STATEMENT:

The final environmental analysis was be completed during the final design phase of the project.

FISCAL IMPACT:

The existing PSA with domus will end with the 30% design plans for the project. Once the preliminary engineering/design is completed and the discretionary permits are obtained, Staff is estimating that it would cost an additional $500,000 to complete environmental studies, final design plans and specifications. All of these items are required before the project could be advertised for construction bids. The final design cost is a rough estimate calculated by Staff in order to give an idea of the funding needed to complete the design of a new MSC. These costs would be subject to negotiations with the selected consultant once the Project reaches that phase. The $500,000 for final design is included in the Fiscal Year 2023/24 Capital Improvement Program section of the FY 2023/24 – 2024/25 Adopted Budget and is available in Fund 459 (City CIP/General Fund) for this purpose.

Construction funding for the project is not identified at this time.

WORK PLAN:

The project is consistent with Item B.1 of the Community Character Priorities section of the FY 2023/24 Work Plan.

OPTIONS:
• Receive report.
• Provide direction to Staff.

DEPARTMENT RECOMMENDATION:

Staff recommends the City Council receive this report and provide input and direction on how to address the revised potential residential view impacts with the revised design of the Marine Safety Center.

CITY MANAGER’S RECOMMENDATION:

Approve Department Recommendation.
_________________________
Gregory Wade, City Manager
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: November 8, 2023
ORIGINATING DEPT: City Manager’s
SUBJECT: City Council Discussion on Bicycle, Electric Bicycle and Pedestrian Safety Signage on the Coastal Rail Trail
BACKGROUND:

At the September 27, 2023, City Council (Council) meeting, Council adopted Ordinance 531 related to bicycle (including electric bicycle) safety and creating a training and diversion program for first time violations. As part of that action, Council also directed Staff to create safety signage to install on the Coastal Rail Trail (CRT) to advise pedestrians and bicyclists of the rules on the shared pathway, encourage courteous use of the CRT and to display a speed limit for electric bicycles (e-bikes) and bicycles.

This item is before the Council to discuss the new signage options (Attachment 1) and provide direction to Staff on the preferred signage, and locations, for installation on the CRT.

DISCUSSION:

At the direction of Council, Staff has prepared signage options for installation on the CRT.

Staff designed one larger sign (18” wide, 36” tall) with four separate messages to be placed at the four major entrances to the CRT. These signs are recommended to be placed at the following locations:
• At the northbound entrance of the CRT at Via de la Valle, just past the CRT Arches • At the corner of Lomas Santa Fe and Highway 101, headed south on the CRT • At the corner of Lomas Santa Fe and Highway 101, headed north on the CRT • At the entrance of the CRT on Highway 101 headed south on the CRT, south of Harbaugh Trails
November 8, 2023
Bicycle Safety Signage on the CRT

Page 2 of 2 ends

Staff also designed smaller signs (14” wide, 18” tall) to be placed periodically along the CRT in both north- and southbound directions to remind users on the trail of the various safety messages. The locations are up for discussion, but Staff recommends at a minimum, placing signs at the bottom of both pedestrian bridges in both directions as a reminder to users as they enter the CRT.

Staff also selected various color palettes for the signs for Council to consider. The intent of the color palette for these signs was to highlight the important safety information in as visible a manner as possible, but also to be aesthetically appealing and match the theme of the CRT.

CEQA COMPLIANCE STATEMENT:

This action is not a project as defined by CEQA.

FISCAL IMPACT:

The estimated $2,000 cost for the initial purchase and installation of these signs will be charged to Traffic Safety, Minor Equipment account (1006540.64190).

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 the new signage options and provide direction to Staff on the preferred signage, and locations, for installation on the CRT.

CITY MANAGER’S RECOMMENDATION:

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

1. Proposed CRT Bicycle Safety Signage
Shared Pathway
Please be courteous to all
Coastal Rail Trail users.

Max Bike Speed
10 MPH
Cyclists Slow Down
Near Pedestrians
Stay Right,
Pass on the Left
Move Off Path
When Stopped
Shared
~ Pathway
Max Speed
10 MPH

SLOWDOWN
Shared
~ Pathway
Max Speed
\c 10 MPH ~

SLOWDOWN
Shared
~ Pathway
Cyclists Slow Down
Near Pedestrians

Solana Beach City CouncilNovember 8, 2023

Solana Beach City Council
November 8, 2023