Solana Beach City Council
February 14, 2024

Solana Beach City Council Regular Meeting Agenda February 14, 2024 Page 1 of 6 AGENDA
Joint REGULAR Meeting
Wednesday, February 14, 2024 * 6:00 p.m.

City Hall / Council Chambers, 635 S. Highway 101, Solana Beach, California ➢ City Council meetings are video recorded and archived as a permanent record. The video recording captures the complete proceedings of the meeting and is available for viewing on the City's website. ➢ Posted Reports & Supplemental Docs contain records up to the cut off time prior to meetings for processing new submittals. Complete records containing meeting handouts, PowerPoints, etc. can be obtained through a Records Request.

PUBLIC MEETING ACCESS
The Regular Meetings of the City Council are scheduled for the 2nd and 4th Wednesdays and are broadcast live. The video taping of meetings are maintained as a permanent record and contain a detailed account of the proceedings. Council meeting tapings are archived and available for viewing on the City’s Public Meetings webpage.

WATCH THE MEETING
• Live web-streaming: Meetings web-stream live on the City’s website on the City’s Public Meetings webpage.

Find the large Live Meeting button.
• Live Broadcast on Local Govt. Channel: Meetings are broadcast live on Cox Communications - Channel 19 / Spectrum (Time Warner)-Channel 24 / AT&T U-verse Channel 99. • Archived videos online: The video taping of meetings are maintained as a permanent record and contain a detailed account of the proceedings. Council meeting tapings are archived and available for viewing on the City’s Public Meetings webpage.

AGENDA MATERIALS
A full City Council agenda packet including relative supporting documentation is available at City Hall, the Solana Beach Branch Library (157 Stevens Ave.), La Colonia Community Ctr., and online www.cityofsolanabeach.org. Agendas are posted at least 72 hours prior to regular meetings and at least 24 hours prior to special meetings. Writings and documents regarding an agenda of an open session meeting, received after the official posting, and distributed to the Council for consideration, will be made available for public viewing at the same time. In addition, items received at least 1 hour 30 minutes prior to the meeting time will be uploaded online with the agenda posting. Materials submitted for consideration should be forwarded to the City Clerk’s department 858-720-2400. The designated location for viewing of hard copies is the City Clerk’s office at City Hall during normal business hours.

PUBLIC COMMENTS
Written correspondence (supplemental items) regarding an agenda item at an open session meeting should be submitted to the City Clerk’s Office at [email protected] with a) Subject line to include the meeting date b) Include the Agenda Item # as listed on the Agenda. o Correspondence received after the official posting of the agenda, but two hours prior to the meeting start time, on the meeting day, will be distributed to Council and made available online along with the agenda posting. All submittals received before the start of the meeting will be made part of the record. o Written submittals will be added to the record and not read out loud.

And/Or
Verbal Comment Participation:

Please submit a speaker slip to the City Clerk prior to the meeting, or the announcement of the Section/Item, to provide public comment. Allotted times for speaking are outlined on the speaker’s slip for each agenda section: Oral Communications, Consent, Public Hearings and Staff Reports.

Public speakers have 3 minutes each to speak on each topic. Time may be donated by another individual

CITY OF SOLANA BEACH

SOLANA BEACH CITY COUNCIL, SUCCESSOR AGENCY TO THE REDEVELOPMENT AGENCY,

PUBLIC FINANCING AUTHORITY, & HOUSING AUTHORITY
Scan for Agenda
Solana Beach City Council Regular Meeting Agenda February 14, 2024 Page 2 of 6 who is present at the meeting to allow an individual up to 6 minutes to speak. Group: Time may be donated by two individuals who are present at the meeting allowing an individual up to 10 minutes to speak. Group Hearings: For public hearings only, time may be donated by two individuals who are present at the meeting allowing an individual up to 15 minutes to speak.

SPECIAL ASSISTANCE NEEDED
In compliance with the Americans with Disabilities Act of 1990, persons with a disability may request an agenda in appropriate alternative formats as required by Section 202. Any person with a disability who requires a modification or accommodation in order to participate in a meeting should direct such request to the City Clerk’s office (858) 720-2400 at least 72 hours prior to the meeting.

As a courtesy to all meeting attendees, please set all electronic devices to silent mode and engage in conversations outside the Council Chambers.

CITY COUNCILMEMBERS
Lesa Heebner
Mayor
Jewel Edson
Deputy Mayor / Councilmember District 3
Kristi Becker
Councilmember District 2
Jill MacDonald
Councilmember District 4
David A. Zito
Councilmember District 1
Dan King
Interim City Manager
Johanna Canlas
City Attorney
Angela Ivey
City Clerk
SPEAKERS:

Please submit your speaker slip to the City Clerk prior to the meeting or the announcement of the Item.

Allotted times for speaking are outlined on the speaker’s slip for Oral Communications, Consent, Public Hearings and Staff Reports.

READING OF ORDINANCES AND RESOLUTIONS:

Pursuant to Solana Beach Municipal Code Section 2.04.460, at the time of introduction or adoption of an ordinance or adoption of a resolution, the same shall not be read in full unless after the reading of the title, further reading is requested by a member of the Council. If any Councilmember so requests, the ordinance or resolution shall be read in full. In the absence of such a request, this section shall constitute a waiver by the council of such reading.

CALL TO ORDER AND ROLL CALL:

CLOSED SESSION REPORT:

FLAG SALUTE:

PRESENTATIONS: Ceremonial items that do not contain in-depth discussion and no action/direction.

None at the posting of this agenda
PROCLAMATIONS/CERTIFICATES: Ceremonial
• Del Mar-Solana Beach Optimist Club
Solana Beach City Council Regular Meeting Agenda February 14, 2024 Page 3 of 6 APPROVAL OF AGENDA:

ORAL COMMUNICATIONS:

Comments relating to items on this evening’s agenda are taken at the time the items are heard. This portion of the agenda provides an opportunity for members of the public to address the City Council on items relating to City business and not appearing on today’s agenda by submitting a speaker slip (located on the back table) to the City Clerk. Pursuant to the Brown Act, no action shall be taken by the City Council on public comment items. Council may refer items to the City Manager for placement on a future agenda. The maximum time allotted for each presentation is THREE MINUTES. No donations of time are permitted (SBMC 2.04.190). Please be aware of the timer light on the Council Dais.

COUNCIL COMMUNITY ANNOUNCEMENTS / COMMENTARY:

An opportunity for City Council to make brief announcements or report on their activities. These items are not agendized for official City business with no action or substantive discussion.

A. CONSENT CALENDAR: (Action Items) (A.1. - A.3.)
Items listed on the Consent Calendar are to be acted in a single action of the City Council unless pulled for discussion. Any member of the public may address the City Council on an item of concern by submitting to the City Clerk a speaker slip (located on the back table) before the Consent Calendar is addressed. Those items removed from the Consent Calendar by a member of the Council will be trailed to the end of the agenda, while Consent Calendar items removed by the public will be heard immediately after approval of the Consent Calendar to hear the public speaker.

All speakers should refer to the public comment section at the beginning of the agenda for details.

Please be aware of the timer light on the Council Dais.

A.1. Minutes.

Recommendation: That the City Council

1. Approved the City Council Meeting’s Minutes of January 10, 2024.

Item A.1. Report (click here)
Posted Reports & Supplemental Docs contain records up to the cut off time, prior to the start of the meeting, for processing new submittals.

The final official record containing handouts, PowerPoints, etc. can be obtained through a Records Request to the City Clerk’s Office.

A.2. Register Of Demands. (File 0300-30)
Recommendation: That the City Council

1. Ratify the list of demands for January 06, 2024 – January 26, 2024.

Item A.2. Report (click here)
Posted Reports & Supplemental Docs contain records up to the cut off time, prior to the start of the meeting, for processing new submittals.

The final official record containing handouts, PowerPoints, etc. can be obtained through a Records Request to the City Clerk’s Office.

A.3. General Fund Adopted Budget for Fiscal Year 2023/2024 Changes. (File 0330-30) Recommendation: That the City Council

1. Receive the report listing changes made to the Fiscal Year 2023-2024 General Fund Adopted Budget.

Item A.3. Report (click here)
Posted Reports & Supplemental Docs contain records up to the cut off time, prior to the start of the meeting, for processing new submittals.

The final official record containing handouts, PowerPoints, etc. can be obtained through a Records Request to the City Clerk’s Office.

Solana Beach City Council Regular Meeting Agenda February 14, 2024 Page 4 of 6 NOTE: The City Council shall not begin a new agenda item after 10:30 p.m. unless approved by a unanimous vote of all members present. (SBMC 2.04.070) B. PUBLIC HEARINGS: (B.1.)
This portion of the agenda provides citizens an opportunity to express their views on a specific issue as required by law after proper noticing by submitting a speaker slip (located on the back table) to the City Clerk. After considering all of the evidence, including written materials and oral testimony, the City Council must make a decision supported by findings and the findings must be supported by substantial evidence in the record. An applicant or designee(s) for a private development/business project, for which the public hearing is being held, is allotted a total of fifteen minutes to speak, as per SBMC 2.04.210. A portion of the fifteen minutes may be saved to respond to those who speak in opposition. All other speakers should refer to the public comment section at the beginning of the agenda for time allotment. Please be aware of the timer light on the Council Dais.

B.1. Public Hearing: 959 Highland., Applicant: Connor, Setiadi. Case: DRP22- 026/SDP22-021; APN: 298-270-12. (File 0600-40)
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 to approve a DRP. The project also meets the requirements of the SDP. Therefore, should the City Council be able to make the findings to approve the DRP and support the proposed partial street vacation, Staff recommends that the City Council:

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

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

3. If the City Council makes the requisite findings and approves the project, adopt Resolution 2024-013 conditionally approving a DRP and SDP to construct a new 3,638 square-foot, two-story single-family residence with a 787 square-foot threecar garage and perform associated site improvements at 959 Highland Drive, Solana Beach.

4. Adopt Resolution 2024-017 vacating the crescent shape bulb out of surplus public right-of-way at 959 Highland Drive, Solana Beach.

Item B.1. Report (click here)
Posted Reports & Supplemental Docs contain records up to the cut off time, prior to the start of the meeting, for processing new submittals. The final official record containing handouts, PowerPoints, etc. can be obtained through a Records Request to the City Clerk’s Office.

WORK PLAN COMMENTS:

Adopted June 28, 2023
COMPENSATION & REIMBURSEMENT DISCLOSURE:

GC: Article 2.3. Compensation: 53232.3. (a) Reimbursable expenses shall include, but not be limited to, meals, lodging, and travel. 53232.3 (d) Members of a legislative body shall provide brief reports on meetings attended at the expense of the local agency “City” at the next regular meeting of the legislative body.

Solana Beach City Council Regular Meeting Agenda February 14, 2024 Page 5 of 6 COUNCIL COMMITTEE REPORTS: Council Committees
REGIONAL COMMITTEES: (outside agencies, appointed by this Council) a. City Selection Committee (meets twice a year) Primary-Heebner, Alternate-Edson b. Clean Energy Alliance (CEA) JPA: Primary-Becker, Alternate-Zito c. County Service Area 17: Primary-MacDonald, Alternate-Edson d. Escondido Creek Watershed Authority: Becker / Staff (no alternate). e. League of Ca. Cities’ San Diego County Executive Committee: Primary-MacDonald, Alternate-Becker. Subcommittees determined by its members. f. League of Ca. Cities’ Local Legislative Committee: Primary-MacDonald, Alternate-Becker g. League of Ca. Cities’ Coastal Cities Issues Group (CCIG): Primary-MacDonald, Alternate-Becker
h. North County Dispatch JPA: Primary-MacDonald, Alternate-Becker i. North County Transit District: Primary-Edson, Alternate-MacDonald j. Regional Solid Waste Association (RSWA): Primary-Zito, Alternate-MacDonald k. SANDAG: Primary-Heebner, 1st Alternate-Zito, 2nd Alternate-Edson. Subcommittees determined by its members.
l. SANDAG Shoreline Preservation Committee: Primary-Becker, Alternate-Zito m. San Dieguito River Valley JPA: Primary-MacDonald, Alternate-Becker n. San Elijo JPA: Primary-Zito, Primary-Becker, Alternate-City Manager o. 22nd Agricultural District Association Community Relations Committee: Primary-Edson, Primary-Heebner
STANDING COMMITTEES: (All Primary Members) (Permanent Committees) a. Business Liaison Committee – Zito, Edson
b. Fire Dept. Management Governance & Organizational Evaluation – Edson, MacDonald c. Highway 101 / Cedros Ave. Development Committee – Heebner, Edson d. Parks and Recreation Committee – Zito, Edson
e. Public Arts Committee – Edson, Heebner
f. School Relations Committee – Becker, MacDonald
g. Solana Beach-Del Mar Relations Committee – Heebner, Edson

CITIZEN COMMISSION(S)
a. Climate Action Commission – Zito, Becker
ADJOURN:

Next Regularly Scheduled Meeting is February 28, 2024
Always refer to the City’s website Event Calendar for an updated schedule or contact City Hall. www.cityofsolanabeach.org 858-720-2400

AFFIDAVIT OF POSTING

STATE OF CALIFORNIA

COUNTY OF SAN DIEGO

CITY OF SOLANA BEACH
§
I, Angela Ivey, City Clerk of the City of Solana Beach, do hereby certify that this Agenda for the February 14, 2024 Council Meeting was called by City Council, Successor Agency to the Redevelopment Agency, Public Financing Authority, and the Housing Authority of the City of Solana Beach, California, was provided and posted on February 7, 2024 at 12:30 p.m. on the City Bulletin Board at the entrance to the City Council Chambers. Said meeting is held at 6:00 p.m., February 14, 2024, in the Council Chambers, at City Hall, 635 S. Highway 101, Solana Beach, California.

Angela Ivey, City Clerk
City of Solana Beach, CA
}
Solana Beach City Council Regular Meeting Agenda February 14, 2024 Page 6 of 6 UPCOMING CITIZEN CITY COMMISSION AND COMMITTEE MEETINGS:

Regularly Scheduled, or Special Meetings that have been announced, are posted on each Citizen Commission’s Agenda webpage. See the Citizen Commission’s Agenda webpages or the City’s Events Calendar for updates. o Budget & Finance Commission
o Climate Action Commission
o Parks & Recreation Commission
o Public Arts Commission
o View Assessment Commission
Solana Beach City Council Closed Session Minutes January 10, 2024 Page 1 of 1

MINUTES
Joint Meeting - Closed Session
Wednesday, January 10, 2024 5:00 p.m.

City Hall / Council Chambers, 635 S. Highway 101, Solana Beach, California

CITY COUNCILMEMBERS
Lesa Heebner
Mayor
Jewel Edson
Deputy Mayor / Councilmember District 3
Kristi Becker
Councilmember District 2
Jill MacDonald
Councilmember District 4
David A. Zito
Councilmember District 1
Gregory Wade
City Manager
Johanna Canlas
City Attorney
Angela Ivey
City Clerk
CALL TO ORDER AND ROLL CALL:

Mayor Heebner called the meeting to order at 5:00 p.m.

Present: Lesa Heebner, Jewel Edson, Kristi Becker, Jill MacDonald, David A. Zito

Absent: None
Also Present: Greg Wade, City Manager
Johanna Canlas, City Attorney
PUBLIC COMMENT ON CLOSED SESSION ITEMS (ONLY): None
Report to Council Chambers and submit speaker slips to the City Clerk before the meeting recesses to closed session.

CLOSED SESSION:

1. CONFERENCE WITH LEGAL COUNSEL – ANTICIPATED LITIGATION Pursuant to Government Code Section 54956.9(d)(2)
One (1) Potential case(s).

2. CONFERENCE WITH LEGAL COUNSEL – INITIATION OF LITIGATION Pursuant to Government Code Section 54956.9(d)(4)
One (1) Potential case(s).

ACTION: No reportable action.

ADJOURN:

Mayor Heebner adjourned the meeting at 5:45 p.m.

CITY OF SOLANA BEACH

SOLANA BEACH CITY COUNCIL, SUCCESSOR AGENCY TO THE REDEVELOPMENT

AGENCY, PUBLIC FINANCING AUTHORITY, & HOUSING AUTHORITY Solana Beach City Council Regular Meeting Minutes January 10, 2024 Page 1 of 6

MINUTES
Joint REGULAR Meeting
Wednesday, January 10, 2024 * 6:00 p.m.

City Hall / Council Chambers, 635 S. Highway 101, Solana Beach, California  City Council meetings are video recorded and archived as a permanent record. The video recording captures the complete proceedings of the meeting and is available for viewing on the City's website.  Posted Reports & Supplemental Docs contain records up to the cut off time prior to meetings for processing new submittals. Complete records containing meeting handouts, PowerPoints, etc. can be obtained through a Records Request.

CITY COUNCILMEMBERS
Lesa Heebner
Mayor
Jewel Edson
Deputy Mayor / Councilmember District 3
Kristi Becker
Councilmember District 2
Jill MacDonald
Councilmember District 4
David A. Zito
Councilmember District 1
Gregory Wade
City Manager
Johanna Canlas
City Attorney
Angela Ivey
City Clerk
CALL TO ORDER AND ROLL CALL:

Mayor Heebner called the meeting to order at 6:00 p.m.

Present: Lesa Heebner, Jewel Edson, Kristi Becker, Jill MacDonald, David A. Zito

Absent: None
Also

Present:

Greg Wade, City Manager
Johanna Canlas, City Attorney
Angela Ivey, City Clerk
Dan King, Assistant City Manager
Mo Sammak, City Engineer/Public Works Dir.

Rachel Jacobs, Finance Dir.

Joseph Lim, Community Development Dir.

CLOSED SESSION REPORT: None
FLAG SALUTE:

PRESENTATIONS: Ceremonial items that do not contain in-depth discussion and no action/direction. • San Diego County Sheriff’s Annual Report
Captain Lawrence, San Diego County Sheriff’s Department, presented a PowerPoint (on file) reviewing crime statistics, traffic offenses, homeless outreach, safety efforts, and the benefits of LPR (License Plate Reader) cameras.

CITY OF SOLANA BEACH

SOLANA BEACH CITY COUNCIL, SUCCESSOR AGENCY TO THE REDEVELOPMENT AGENCY,

PUBLIC FINANCING AUTHORITY, & HOUSING AUTHORITY
Solana Beach City Council Regular Meeting Minutes January 10, 2024 Page 2 of 6 Council and Captain Lawrence discussed package theft, on-street collisions and hit and run damage, and the LPR cameras.

APPROVAL OF AGENDA:

Motion: Moved by Deputy Mayor Edson and second by Councilmember Becker to approve.

Approved 5/0. Ayes: Heebner, Edson, Becker, MacDonald, Zito. Noes: None. Motion carried unanimously.

ORAL COMMUNICATIONS: None
Comments relating to items on this evening’s agenda are taken at the time the items are heard. This portion of the agenda provides an opportunity for members of the public to address the City Council on items relating to City business and not appearing on today’s agenda by submitting a speaker slip (located on the back table) to the City Clerk. Pursuant to the Brown Act, no action shall be taken by the City Council on public comment items. Council may refer items to the City Manager for placement on a future agenda. The maximum time allotted for each presentation is THREE MINUTES. No donations of time are permitted (SBMC 2.04.190). Please be aware of the timer light on the Council Dais.

COUNCIL COMMUNITY ANNOUNCEMENTS / COMMENTARY:

An opportunity for City Council to make brief announcements or report on their activities. These items are not agendized for official City business with no action or substantive discussion.

A. CONSENT CALENDAR: (Action Items) (A.1. - A.7.)
Items listed on the Consent Calendar are to be acted in a single action of the City Council unless pulled for discussion. Any member of the public may address the City Council on an item of concern by submitting to the City Clerk a speaker slip (located on the back table) before the Consent Calendar is addressed. Those items removed from the Consent Calendar by a member of the Council will be trailed to the end of the agenda, while Consent Calendar items removed by the public will be heard immediately after approval of the Consent Calendar to hear the public speaker.

All speakers should refer to the public comment section at the beginning of the agenda for details.

Please be aware of the timer light on the Council Dais.

A.1. Minutes of the City Council.

Recommendation: That the City Council

1. Approve the Minutes of the City Council meetings held on December 13, 2023.

Approved Minutes https://www.cityofsolanabeach.org/en/government/public-meetings/agendas-minutes-videos Motion: Moved by Councilmember Zito and second by Deputy Mayor Edson to approve.

Approved 5/0. Ayes: Heebner, Edson, Becker, MacDonald, Zito. Noes: None. Motion carried unanimously.

A.2. Register Of Demands. (File 0300-30)
Recommendation: That the City Council

1. Ratify the list of demands for November 25, 2023 – December 15, 2023.

Item A.2. Report (click here)
Solana Beach City Council Regular Meeting Minutes January 10, 2024 Page 3 of 6 Motion: Moved by Councilmember Zito and second by Deputy Mayor Edson to approve.

Approved 5/0. Ayes: Heebner, Edson, Becker, MacDonald, Zito. Noes: None. Motion carried unanimously.

A.3. General Fund Adopted Budget for Fiscal Year 2023/2024 Changes. (File 0330-30) Recommendation: That the City Council

1. Receive the report listing changes made to the Fiscal Year 2023-2024 General Fund Adopted Budget.

Item A.3. Report (click here)
Motion: Moved by Councilmember Zito and second by Deputy Mayor Edson to approve.

Approved 5/0. Ayes: Heebner, Edson, Becker, MacDonald, Zito. Noes: None. Motion carried unanimously.

A.5. Fire Station Garage Doors Replacement, Maintenance, and As-Needed Repair Services. (File 0700-14)
Recommendation: That the City Council

1. Adopt Resolution 2024-001:
a. Ratifying the City Manager’s decision to execute amendment No. 2 to the Professional Services Agreement with National Garage Door, in an amount of $48,000, for a total not to exceed amount of $230,900 for Fiscal Year 2023/24. b. Authorizing a transfer of $48,000 from the CIP Fund unallocated fund balance for Fiscal Year 2023/24.
c. Authorizing the City Treasurer to amend the Fiscal Year 2023/24 Adopted Budget accordingly.

Item A.5. Report (click here)
Motion: Moved by Councilmember Zito and second by Deputy Mayor Edson to approve.

Approved 5/0. Ayes: Heebner, Edson, Becker, MacDonald, Zito. Noes: None. Motion carried unanimously.

A.6. Fiscal Year 2022-23 Street Maintenance and Repair Project. (File 0820-35) This item was removed from the agenda.

A.7. Code Compliance Vehicle Replacement. (File 0370-26) Recommendation: That the City Council

1. Approve Resolution 2024-008 authorizing the purchase of two (2) new Ford Maverick Hybrid pick-up trucks, with equipment upfits, for $96,680.46 for the Code Compliance Division.

Item A.7. Report (click here)
Solana Beach City Council Regular Meeting Minutes January 10, 2024 Page 4 of 6 Motion: Moved by Councilmember Zito and second by Deputy Mayor Edson to approve.

Approved 5/0. Ayes: Heebner, Edson, Becker, MacDonald, Zito. Noes: None. Motion carried unanimously.

B. PUBLIC HEARINGS: (B.1.)
This portion of the agenda provides citizens an opportunity to express their views on a specific issue as required by law after proper noticing by submitting a speaker slip (located on the back table) to the City Clerk. After considering all the evidence, including written materials and oral testimony, the City Council must make a decision supported by findings and the findings must be supported by substantial evidence in the record. An applicant or designee(s) for a private development/business project, for which the public hearing is being held, is allotted a total of fifteen minutes to speak, as per SBMC

2.04.210. A portion of the fifteen minutes may be saved to respond to those who speak in opposition. All other speakers should refer to the public comment section at the beginning of the agenda for time allotment. Please be aware of the timer light on the Council Dais.

B.1. Public Hearing: 825 S. Sierra Ave., Applicant: Del Mar Beach Club Homeowners Association, Case: CUP23-001. (File 0600-40)
Recommendation: 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 Proposed Project exempt from the requirements of CEQA pursuant to 2023 State California CEQA Guidelines §15269 as emergency conditions exist onsite. The project could also be found exempt from the requirements of CEQA pursuant to Section 152301 of the State California CEQA Guidelines.

3. Adopt Resolution 2024-010 conditionally approving a Conditional Use Permit for maintenance and repair of the southern 170 feet of an existing 540-foot lower bluff seawall and an upper bluff drilled pier wall running east to west along the southern property line at 825 S. Sierra Avenue, Solana Beach.

Item B.1. Report (click here)
Item B.1. Updated Report #1 (added 01-04-24 at 11:45am) Item B.1. Updated Report #2 (added 01-09-24 at 10:30am) Item B.1. Supplemental Docs (updated 01-10-24 at 12:30pm) Greg Wade, City Manager, introduced the item.

Corey Andrews, Principal Planner, presented a PowerPoint (on file).

Mayor Heebner opened the public hearing.

Council disclosures.

Council and Staff discussed that the mitigation fee phase 1 was only for this proposed repair, that the proposal was to include a shotcrete cover on the lower wall and would blend to look like the bluff, the blue folder request to postpone, and that the request was due to an urgency for repair.

Solana Beach City Council Regular Meeting Minutes January 10, 2024 Page 5 of 6 Bob Trettin, Applicant’s representative, said that phase 1 was for this repair, that there would be next phases for additional repairs in the next few years, the wall was not assessed a fee in the 1980’s, that the California Coastal Commission assessed a sand mitigation fee but not a recreation fee in 2001 for a lateral wall approval for which the 30 year will run until 2031, that they would give them a credit on the new fee because there is still 7 years remaining on the last fee assessment, the request for the City to accept the fee assessed by the California Coastal Commission which may be lower or higher, and a request to consider adding language similar to another project “as an alternative to completing conditions B.1., B.2., and B.3., the applicants can modify the condominium association CC&Rs as applicable and recorded with the office of the county recorder and a form and content approved by the city attorney to reflect the obligations imposed under conditions B.1., B.2., and B.3. prior to issuance of the regular permits” to allow for one instead of 192 deed restrictions.

Terry Hines, HOA, reviewed the process for getting to this stage, that the seawall must be fixed due to the obvious gaps in the wall, and that the repair would be hand sculpted and color treated to match the other walls on the bluff.

John Steel said that he lived nearby and was the HOA President at Surfsong and COOSSA (Condominium Owners Of South Sierra Association) President, that this was not insignificant, that they would be contributing $1.4 million in sand mitigation fees for permitting, that their care and interest would benefit the City, and that the Applicant has demonstrated compliance with City rules, and he recommended that the City Council approve the project.

Kristin Brinner, resident and co-lead of the Beach Preservation Committee for Surfrider Foundation, said that she asked in her blue folder submittal about the conditions on past seawalls prior to incorporation such as the one in 1984, that this permit would extend the seawall and be in existence for 65 years by the time the expiration is reached, that they are stating that this is one of many future phases of repairs, the difference between maintenance over time and eventual replacement of the entire seawall, and the LUP’s (Land Use Plan) Policy 2.6 regarding phasing out private staircases in favor of public staircases and the public easement in the area.

Bob Trettin, rebuttal, said that they received the Surfrider comments today, that if they were building a new seawall today that the sand mitigation fee would be the same, that there was a public access area to the south in Del Mar, that the easement was in the City of Del Mar, that there was a large amount of funding for the City to provide better beach access and protection, that the older California Coastal Commission permits did not have many conditions and required maintenance, and that the two items he requested were important especially the CC&R amendment if a single deed restriction is not possible.

Motion: Moved by Councilmember Zito and second by Deputy Mayor Edson to close the public hearing. Approved 5/0. Ayes: Heebner, Edson, Becker, MacDonald, Zito. Noes: None.

Motion carried unanimously.

Council and Staff discussed that new seawalls are good for 20 years, that a repair is also for 20 years, the need for a calculation of the percentage being consumed or changed as part of this repair so that it can be tracked over time, consider changing the hours or operation from Memorial Day to Labor Day to include the weekend through the month of September since it Solana Beach City Council Regular Meeting Minutes January 10, 2024 Page 6 of 6 is a warm month and many people still frequent the beach, that the request to change CC&Rs to prevent many deed restrictions was deemed to be under the HOA control and this would not be a requirement of the City and that they were referred to their own Counsel, and consider accepting the California Coastal Commission’s fee assessment.

Motion: Moved by Deputy Mayor Edson and second by Councilmember Zito to approve with modifications regarding the California Coastal Commission fee being accepted in lieu of the City’s assessment and that conditions B.1, B.2., or B.3. be crafted in a manner to be the least burdensome once consulted with and recommended by the City Attorney . Approved 5/0.

Ayes: Heebner, Edson, Becker, MacDonald, Zito. Noes: None. Motion carried unanimously.

C. STAFF REPORTS: (C.1.)
Submit speaker slips to the City Clerk.

All speakers should refer to the public comment section at the beginning of the agenda for time allotments. Please be aware of the timer light on the Council Dais.

C.1. Army Corps Beach Sand Project Presentation.

No recommendation or report.

Greg Wade, City Manager, reported the status of the schedule to begin work in Solana Beach.

A.4. 2024 City Council Meeting Schedule Planning. (File 0410-05) Recommendation: That the City Council

1. Review, edit, and/or approve a 2024 anticipated Council Meeting schedule with proposed cancellations and/or additional meetings.

Item A.4. Report (click here)
Motion: Moved by Mayor Heebner and second by Deputy Mayor Edson to approve the schedule with all dark August meetings and a potential Special meeting on November 20th.

Approved 5/0. Ayes: Heebner, Edson, Becker, MacDonald, Zito. Noes: None. Motion carried unanimously.

COMPENSATION & REIMBURSEMENT DISCLOSURE: None
GC: Article 2.3. Compensation: 53232.3. (a) Reimbursable expenses shall include, but not be limited to, meals, lodging, and travel. 53232.3 (d) Members of a legislative body shall provide brief reports on meetings attended at the expense of the local agency “City” at the next regular meeting of the legislative body.

COUNCIL COMMITTEE REPORTS: Council Committees None
REGIONAL COMMITTEES: (outside agencies, appointed by this Council) STANDING COMMITTEES: (All Primary Members) (Permanent Committees)

CITIZEN COMMISSION(S)
ADJOURN:

Mayor Heebner adjourned the meeting at 7:24 pm
CITY COUNCIL ACTION: ____________________________________________________ _________________________________________________________________________ AGENDA ITEM # A.2.

STAFF REPORT

CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Daniel King, Interim City Manager
MEETING DATE: February 14, 2024
ORIGINATING DEPT: Finance
SUBJECT: Register of Demands
BACKGROUND:

Section 3.04.020 of the Solana Beach Municipal Code requires that the City Council ratify a register of demands which represents all financial demands made upon the City for the applicable period.

DISCUSSION:

Staff certifies that the register of demands has been reviewed for accuracy, that funds are available to pay the above demands, and that the demands comply with the adopted budget.

CEQA COMPLIANCE STATEMENT:

Not a project as defined by CEQA.

FISCAL IMPACT:

The register of demands for January 6, 2024 through January 26, 2024 reflects total expenditures of $1,251,743.05 from various City sources.

WORK PLAN:

N/A
Register of Demands: 01/06/2024 through 01/26/2024
Check Register - Disbursement Fund (Attachment 1) $ 915,470.25 Net Payroll Retiree Health January 9, 2024 3,276.00
Net Payroll Council January 11, 2024 4,970.84
Net Payroll Staff O15 January 19, 2024 266,983.32
Net Payroll Staff OME January 19, 2024 61,042.64
TOTAL $ 1,251,743.05
February 14, 2024
Register of Demands

OPTIONS:
• Ratify the register of demands.
• Do not ratify and provide direction.

DEPARTMENT RECOMMENDATION:

Staff recommends that the City Council ratify the above register of demands.

CITY MANAGER’S RECOMMENDATION:

Approve Department Recommendation.
____________________________
Daniel King, Interim City Manager
Attachments:

1. Check Register – Disbursement Fund
Page: 1 of 10
City of Solana Beach
Register of Demands

1/6/2024 - 1/26/2024
Department
Vendor Description Date
Check/EFT
Number Amount
100 - GENERAL FUND
MISSION SQUARE PLAN 302817 Payroll Run 2 - Warrant OC7 01/11/2024 9001226 $4,641.93 MISSION SQUARE PLAN 302817 Payroll Run 1 - Warrant O15 01/18/2024 9001240 $29,692.51 MISSION SQUARE PLAN 302817 Payroll Run 4 - Warrant EXEMPT 01/18/2024 9001248 $26,149.42 ALLIANT INSURANCE SVCS INC OCT-DEC 2023 SPECIAL INSURANCE CERTIFICATES 01/18/2024 106162 $1,327.60 ALLIANT INSURANCE SVCS INC OCT-DEC 2023 SPECIAL INSURANCE CERTIFICATES 01/18/2024 106162 ($103.30) SOLANA BEACH FIREFIGHTERS ASSOC Payroll Run 1 - Warrant O15 01/18/2024 9001244 $900.00 NORTH COAST REPERTORY THEATER RFND-BC-000789 OVERPAYMENT 01/18/2024 106185 $50.00 BILL SMITH FOREIGN CAR SERVICE INC REISSUE CK#101358 02/25/22 01/18/2024 106166 $53.95 MICHAEL STEIN REISSUE CK#96972 04/16/20 01/18/2024 106181 $360.00 CALPERS OC6 PERS 12/14/23 PD (01/09/24 PERS) 01/09/2024 9010924 $766.93 CALPERS O14 PERS 01/05/24 PD (01/10/24 PERS) 01/10/2024 9011024 $65,154.44 CALPERS EE368 ARREARS 01/09/2024 90109242 $6,200.86
ROBERT W SEMPLE REISSUE CK#50414 11/03/22 & #48420 05/26/20 01/18/2024 106193 $176.00 ROBERT W SEMPLE REISSUE CK#50414 11/03/22 & #48420 05/26/20 01/18/2024 106193 $186.00 OWB RESTAURANT GROUP LLC REISSUE CK#-97841 09/02/20 01/18/2024 106187 $2,390.24 STERLING HEALTH SERVICES, INC. O14 FSA/DCA CONTRIBUTIONS 01/11/2024 9001232 $2,016.98 STERLING HEALTH SERVICES, INC. O14 FSA/DCA CONTRIBUTIONS 01/11/2024 9001232 $1,325.04 STERLING HEALTH SERVICES, INC. OC7 FSA CONTRIBUTIONS 01/18/2024 9001246 $266.67 STERLING HEALTH SERVICES, INC. O15 FSA/DCA CONTRIBUTIONS 01/26/2024 9001258 $2,016.98 STERLING HEALTH SERVICES, INC. O15 FSA/DCA CONTRIBUTIONS 01/26/2024 9001258 $1,325.04 GRACIE VANDERBYL REISSUE CK#101780 05/06/22 01/18/2024 106178 $500.00 PAYMENTUS CORPORATION DECEMBER 2023 01/18/2024 106188 $428.55 DAVID SCHULMAN RFND-10/28/22-FCCC 01/11/2024 106141 $500.00 MR BODHI INC, MR BODHI'S GRUB & SCRUB RFND-BC-011083 2024 RENEWAL LATE FEE 01/11/2024 106148 $50.00 DANA RICE PRODUCTIONS LLC RFND-BC-011180 2024 RENEWAL LATE FEE 01/11/2024 106139 $50.00 KEVORY HOLDING COMPANY INC RFND-BC-0110540 2024 RENEWAL LATE FEE 01/11/2024 106145 $50.00 ROBERTA POLEN RFND-BC-000916 2024 RENEWAL LATE FEE 01/11/2024 106152 $50.00 ZACKARY HARRIS RFND-BC-011638 2024 RENEWAL LATE FEE 01/11/2024 106159 $50.00 DARYLE A MITCHELL REISSUE CK#48522 03/10/21 01/18/2024 106174 $182.00 RETAIL INSITE REFUND-BC-011548 2024 RENEWAL LATE FEE 01/11/2024 106151 $50.00 CONNECTED SEEN & HEARD REFUND-BC-011455 2024 RENEWAL LATE FEE 01/11/2024 106138 $50.00 SHERYLL MOOT RFND-BC-007880 FIRE INSPECTION FEE 01/18/2024 106197 $109.00 TOTAL GENERAL FUND $146,966.84
1005100 - CITY COUNCIL
US BANK 10/25 CLOSED SESSION 01/18/2024 106168 $223.58
US BANK 11/08 CLOSED SESSION 01/18/2024 106168 $170.20
TOTAL CITY COUNCIL $393.78
1005200 - CITY MANAGER
US BANK CAP UPDATE WORKSHOP SUPPLIES 01/18/2024 106168 $152.34 KEYSER MARSTON ASSOCIATES, INC DEC 31-KMA CONSULTING SERVICES 01/26/2024 106218 $630.00 EMANUELS JONES AND ASSOCIATES DEC 23-LOBBYING CONSULTING SERVICES 01/26/2024 9001252 $518.40 EMANUELS JONES AND ASSOCIATES JAN 24-LOBBYING CONSULTING SERVICES 01/26/2024 9001252 $2,704.00 Page: 2 of 10
EMANUELS JONES AND ASSOCIATES DEC 23-LOBBYING CONSULTING SERVICES 01/26/2024 9001252 $0.00 EMANUELS JONES AND ASSOCIATES JAN 24-LOBBYING CONSULTING SERVICES 01/26/2024 9001252 $0.00 EMANUELS JONES AND ASSOCIATES DEC 23-LOBBYING CONSULTING SERVICES 01/26/2024 9001252 $0.00 EMANUELS JONES AND ASSOCIATES JAN 24-LOBBYING CONSULTING SERVICES 01/26/2024 9001252 $0.00 CARRIER JOHNSON DEC 23-PROF SVC 01/26/2024 106212 $470.00 TOTAL CITY MANAGER $4,474.74
1005250 - LEGAL SERVICES
BURKE WILLIAMS & SORENSEN 96-0001 - NOV 23-PROF SVC 01/11/2024 9001224 $1,108.80 BURKE WILLIAMS & SORENSEN 96-0002 - NOV 23-PROF SVC 01/11/2024 9001224 $369.60 BURKE WILLIAMS & SORENSEN 96-0006 - NOV 23-PROF SVC 01/11/2024 9001224 $2,904.00 BURKE WILLIAMS & SORENSEN 96-0040.004 - NOV 23-PROF SVC-CLM.2308 01/11/2024 9001224 $254.10 BURKE WILLIAMS & SORENSEN NOV 23-RETAIN 01/11/2024 9001224 $13,024.00 BURKE WILLIAMS & SORENSEN 96-0006.001 - NOV 23-PROF SVC 01/11/2024 9001224 $211.20 BURKE WILLIAMS & SORENSEN 96-0014 - NOV 23-PROF SVC 01/11/2024 9001224 $1,880.60 BURKE WILLIAMS & SORENSEN 96-0037.001 - NOV 23-PROF SVC 01/11/2024 9001224 $1,161.60 BURKE WILLIAMS & SORENSEN 96-0037.003 - NOV 23-PROF SVC 01/11/2024 9001224 $448.80 BURKE WILLIAMS & SORENSEN 96-0038 - NOV 23-PROF SVC 01/11/2024 9001224 $2,560.80 BURKE WILLIAMS & SORENSEN 96-0040.002 - NOV 23-PROF SVC 01/11/2024 9001224 $61.40 BURKE WILLIAMS & SORENSEN 96-0001 - NOV 23-PROF SVC 01/11/2024 9001224 $0.00 BURKE WILLIAMS & SORENSEN 96-0002 - NOV 23-PROF SVC 01/11/2024 9001224 $0.00 BURKE WILLIAMS & SORENSEN 96-0006 - NOV 23-PROF SVC 01/11/2024 9001224 $0.00 BURKE WILLIAMS & SORENSEN 96-0040.004 - NOV 23-PROF SVC-CLM.2308 01/11/2024 9001224 $0.00 BURKE WILLIAMS & SORENSEN NOV 23-RETAIN 01/11/2024 9001224 $0.00 BURKE WILLIAMS & SORENSEN 96-0006.001 - NOV 23-PROF SVC 01/11/2024 9001224 $0.00 BURKE WILLIAMS & SORENSEN 96-0014 - NOV 23-PROF SVC 01/11/2024 9001224 $0.00 BURKE WILLIAMS & SORENSEN 96-0037.001 - NOV 23-PROF SVC 01/11/2024 9001224 $0.00 BURKE WILLIAMS & SORENSEN 96-0037.003 - NOV 23-PROF SVC 01/11/2024 9001224 $0.00 BURKE WILLIAMS & SORENSEN 96-0038 - NOV 23-PROF SVC 01/11/2024 9001224 $0.00 BURKE WILLIAMS & SORENSEN 96-0040.002 - NOV 23-PROF SVC 01/11/2024 9001224 $0.00 TOTAL LEGAL SERVICES $23,984.90
1005300 - FINANCE
HDL-HINDERLITER, DE LLAMAS & ASSOC Q2/23-SALES TAX AUDIT & CONTRACT 01/18/2024 106179 $600.00 KOPPEL & GRUBER PUBLIC FINANCE OCT-DEC 23-ANUAL ADMIN SVC 01/18/2024 9001241 $612.62 BUSINESS PRINTING COMPANY INC ENVELOPES 01/18/2024 106167 $685.54 OFFICE DEPOT INC INVOICE STAMPS 01/18/2024 106186 $110.89 TYLER TECHNOLOGIES, INC. APPLICATION SVC-01/24-06/24 01/26/2024 106225 $1,900.00 TOTAL FINANCE $3,909.05
1005350 - SUPPORT SERVICES
CULLIGAN OF SAN DIEGO JAN 24-EQUIPMENT-PW 01/18/2024 106173 $73.00 CULLIGAN OF SAN DIEGO JAN 24-WATER-LC 01/18/2024 106173 $25.75 CULLIGAN OF SAN DIEGO JAN 24-WATER-CH 01/18/2024 106173 $153.30 XEROX CORPORATION DEC 23-XEROX FIERY-CLK 01/26/2024 106231 $122.84 XEROX CORPORATION DEC 23-XEROX FIERY-UPSTAIRS 01/26/2024 106231 $132.61 XEROX CORPORATION DEC 23-XEROX FIERY-PL 01/26/2024 106231 $132.61 XEROX CORPORATION DEC 23-XEROX CLERK-CLK 01/26/2024 106231 $134.80 XEROX CORPORATION DEC 23-XEROX CLERK-CLK 01/26/2024 106231 $271.68 XEROX CORPORATION DEC 23-XEROX PLN/ENG-PL 01/26/2024 106231 $69.71 XEROX CORPORATION DEC 23-XEROX PLN/ENG-PL 01/26/2024 106231 $546.78 XEROX CORPORATION DEC 23-XEROX UPSTAIRS-UPSTAIRS 01/26/2024 106231 $61.23 XEROX CORPORATION DEC 23-XEROX UPSTAIRS-UPSTAIRS 01/26/2024 106231 $298.25 TOTAL SUPPORT SERVICES $2,022.56
Page: 3 of 10
1005400 - HUMAN RESOURCES
SHARP REES-STEALY MEDICAL GROUP PRE-EMPLOYMENT SCREENING 01/18/2024 9001243 $116.00 SHARP REES-STEALY MEDICAL GROUP PRE-EMPLOYMENT SCREENING 01/18/2024 9001243 $116.00 RAPHAEL'S PARTY RENTALS EMPLOYEE APP EVNT-01/20/24 01/18/2024 9001242 $714.80 DEPARTMENT OF JUSTICE NOV 23-FINGERPRINT APP 01/11/2024 106142 $96.00 DEPARTMENT OF JUSTICE DEC 23-FINGERPRINT APP 01/26/2024 106216 $32.00 CALPERS EE368 ARREARS 01/09/2024 90109242 $500.00
PRISM JAN-MAR 24-PEPM-67 EMPLOYEES 01/18/2024 106189 $737.67 COASTAL LIVE SCAN AND INSURANCE DEC 23-FINGERPRINTS 01/18/2024 106171 $30.00 NICOLE GRUCKY REIMB-FINGERPRINT 01/18/2024 106184 $36.00 ISLANDERS LUAU, LLC EMPLOYEE APP LUNCH-CATERING 01/25/24 01/25/2024 106203 $5,646.30 TOTAL HUMAN RESOURCES $8,024.77
1005450 - INFORMATION SERVICES
COX COMMUNICATIONS INC 0013410039730701 - 11/19/23-12/18/23 01/26/2024 106213 $316.61 COX COMMUNICATIONS INC 0013410039730701 - 12/19/23-01/18/24 01/26/2024 106213 $316.61 CDW GOVERNMENT INC ADOBE ACROBAT PRO 01/26/2024 9001250 $450.00 US BANK CONSTANT CONTACT 01/18/2024 106168 $86.00
US BANK MONITOR 01/18/2024 106168 $434.56
US BANK PORT COVERS 01/18/2024 106168 $16.29
US BANK WEBCAMS (5) 01/18/2024 106168 $167.43
US BANK CABLES 01/18/2024 106168 $41.68
US BANK APPLE DEVICE MANAGEMENT SFTWARE 01/18/2024 106168 $432.00 US BANK MONITOR 01/18/2024 106168 $200.74
VERIZON WIRELESS-SD 670601022 - 11/24/23-12/23/23 01/26/2024 106227 $128.05 WESTERN AUDIO VISUAL DEC 23-AV MAINTENANCE 01/26/2024 106229 $499.00 MANAGED SOLUTION JAN 24-PROF SVC 01/26/2024 9001254 $2,240.90 MANAGED SOLUTION JAN 24-PROF SVC 01/26/2024 9001254 $500.00 FISHER INTEGRATED, INC. DEC 23-WEB STREAMING SVC 01/26/2024 9001253 $800.00 TING FIBER INC. DEC 23-Fiber Optic-SB FACILITIES 01/26/2024 9001259 $3,249.00 BONNIE FRIEDEN PHISHING TRAINING-FRIEDEN 01/26/2024 106209 $270.00 TOTAL INFORMATION SERVICES $10,148.87
1005550 - PLANNING
UT SAN DIEGO - NRTH COUNTY PUB HRNG-CUP23-002 01/26/2024 106226 $343.64 UT SAN DIEGO - NRTH COUNTY PUB HRNG-DRP23-009/SDP23-011 01/26/2024 106226 $444.26 CONSTRUCTION TESTING & ENGINEERING, INC. AUG 23-CUP23-001 GEOTECH REVIEW SEAWALL 01/26/2024 9001260 $430.00 CONSTRUCTION TESTING & ENGINEERING, INC. NOV 23-CUP23-001 GEOTECH REVIEW SEAWALL 01/26/2024 9001260 $810.00 TOTAL PLANNING $2,027.90
1005590 - CODE ENFORCEMENT
DATATICKET INC. NOV 23-PARKING CITATION 01/11/2024 106140 $1,153.46 DATATICKET INC. NOV 23-PARKING CITATION 01/11/2024 106140 $478.66 TOTAL CODE ENFORCEMENT $1,632.12
1006120 - FIRE DEPARTMENT
US BANK FS SIDE TABLES 01/18/2024 106168 $132.65
US BANK FIRE STATION OPEN HOUSE SUPPLIES 01/18/2024 106168 $250.00 US BANK AMAZON PRIME MEMBERSHIP 01/18/2024 106168 $151.16 US BANK CABINET STRUTS 01/18/2024 106168 $3.72
US BANK EXTENSION CORDS/TIES 01/18/2024 106168 $200.79
US BANK SNAKE HOOKS (6) 01/18/2024 106168 $266.11
US BANK TAPE 01/18/2024 106168 $13.96
US BANK HAND HELP STOP SIGNS (3) 01/18/2024 106168 $205.38 US BANK HEAD LAMPS 01/18/2024 106168 $32.58
Page: 4 of 10
US BANK PRINTER INK 01/18/2024 106168 $143.08
US BANK RESTROOM SIGNAGE 01/18/2024 106168 $10.86
US BANK PRINTER INK 01/18/2024 106168 $25.98
US BANK FS CLEANING SUPPLIES 01/18/2024 106168 $71.08
US BANK ANNUAL COSTCO MEMEBERSHIP 01/18/2024 106168 $60.00 US BANK CREDIT 01/18/2024 106168 ($3.25)
CULLIGAN OF SAN DIEGO DEC 23-JAN 24-CULLIGAN REVERSE OSMOSIS-FS 01/26/2024 106214 $94.35 ACE UNIFORMS LLC PANT/TAPER 01/18/2024 9001236 $552.04
VERIZON WIRELESS-SD 962428212 - 10/29/23-11/28/23 01/26/2024 106227 $563.06 SOUTH COAST EMERGENCY VEHICLE SVC LOW COOLANT PROBE 01/26/2024 9001257 $158.36 FIRE ETC. AXE HANDLE/PICKHEAD AXE HANDLE 01/18/2024 106177 $258.83 REGIONAL COMMS SYS, MS 056 - RCS DEC 23-CAP CODE 01/18/2024 106192 $32.50 AAIR PURIFICATION SYSTEMS COIL AIR LINE REPAIR 01/26/2024 106204 $135.00

MUNICIPAL EMERGENCY SERVICES, INC CGA PORT REBUILD KT/SSCBA CYLINDER VALVE REPAIR
01/18/2024 106183 $94.01
AT&T CALNET 3 9391059865 - 10/01/23-10/31/23 01/26/2024 106207 $399.96 AT&T CALNET 3 9391012280 - 11/24/23-12/23/23 01/26/2024 106207 $1,826.74 WEX BANK OCT 23-FUEL/CR TAX 01/18/2024 106202 $2,550.33 WEX BANK NOV 23-FUEL/CR TAX 01/26/2024 106230 $1,889.45 STREAMLINE AUTOMATION SYSTEMS, LLC INSPECTION SOFTWARE 01/26/2024 106223 $2,500.00 STREAMLINE AUTOMATION SYSTEMS, LLC INSPECTION SOFTWARE 01/26/2024 106223 $28.00 TOTAL FIRE DEPARTMENT $12,646.73
1006130 - ANIMAL CONTROL
SAN DIEGO HUMANE SOCIETY & S.P.C.A. DEC 23-ANIMAL SERVICES 01/18/2024 106194 $7,603.00 SAN DIEGO HUMANE SOCIETY & S.P.C.A. JAN 24-ANIMAL SERVICES 01/26/2024 106221 $7,603.00 TOTAL ANIMAL CONTROL $15,206.00
1006170 - MARINE SAFETY
CAMEO PAPER & JANITORIAL SUPPLY INC TRASH LINERS 01/18/2024 106169 $53.56 US BANK EMT CE 01/18/2024 106168 $30.00
US BANK EMT CE 01/18/2024 106168 $155.25
US BANK PAINT BRUSHES 01/18/2024 106168 $9.78
US BANK FILLER 01/18/2024 106168 $38.05
US BANK RUST CONVERTER 01/18/2024 106168 $39.14
US BANK WETSUIT 01/18/2024 106168 $320.82
US BANK SRT TRAINING 01/18/2024 106168 $320.00
US BANK BATTERIES / SQUEEGEE BLADE 01/18/2024 106168 $48.17 US BANK SPACE HEATER 01/18/2024 106168 $46.75
US BANK DOOR REPAIR SUPPLIES 01/18/2024 106168 $44.88
US BANK WATER PROOF GEAR BAG 01/18/2024 106168 $112.00
US BANK ZIP TIES 01/18/2024 106168 $11.74
US BANK RUST SEALER/TOP COAT 01/18/2024 106168 $75.29
US BANK EMT RECERT COURSE 01/18/2024 106168 $71.75
CULLIGAN OF SAN DIEGO DEC 23-CULLIGAN WATER-MS 01/26/2024 106215 $54.32 CULLIGAN OF SAN DIEGO JAN 24-CULLIGAN WATER-MS 01/26/2024 106215 $56.89 VERIZON WIRELESS-SD 962428212 - 10/29/23-11/28/23 01/26/2024 106227 $152.04 AT&T CALNET 3 9391053651 - 09/25/23-10/24/23 01/26/2024 106207 $285.98 AT&T CALNET 3 9391012281 09/25/23-10/24/23 01/26/2024 106207 $88.54 AT&T CALNET 3 9391053651 -11/25/23-12/24/23 01/26/2024 106207 $293.35 AT&T CALNET 3 9391012281 - 11/25/23 - 12/24/23 01/26/2024 106207 $90.09 TOTAL MARINE SAFETY $2,398.39
1006510 - ENGINEERING
Page: 5 of 10
VERIZON WIRELESS-SD 442224168 - 11/24/23-12/23/23 01/26/2024 106227 $24.73 VERIZON WIRELESS-SD 362455526 - 12/02/23-01/01/24 01/26/2024 106227 $53.19 MOHAMMAD SAMMAK REIMB-LUNCHEON ENG 01/11/2024 106147 $18.57 BUSINESS PRINTING COMPANY INC BUSINESS CARDS-ENG/PW 01/18/2024 106167 $341.92 UNDERGROUND SVC ALERT OF SOCAL INC DEC 23-DIG ALERT 01/18/2024 9001247 $85.25 PASCO LARET SUITER & ASSOCIATES, INC. DEC 23-SB TRAIN STATION TOPO/BOUNDRY SURVEY 01/26/2024 106220 $7,900.00 TOTAL ENGINEERING $8,423.66
1006520 - ENVIRONMENTAL SERVICES
MISSION LINEN & UNIFORM INC LAUNDRY FOR PUBLIC WORKS 01/11/2024 106146 $14.80 MISSION LINEN & UNIFORM INC LAUNDRY FOR PUBLIC WORKS 01/11/2024 106146 $13.12 MISSION LINEN & UNIFORM INC LAUNDRY- PW 01/18/2024 106182 $14.80 MISSION LINEN & UNIFORM INC LAUNDRY -PW 01/26/2024 106219 $14.80 DIXIELINE LUMBER CO INC SANDBAGS/PALLET DEPOSIT 01/18/2024 106176 $328.68 DIXIELINE LUMBER CO INC SANDBAGS FILLED 01/18/2024 106176 $291.71 SANTA FE IRRIGATION DISTRICT 005506-014 - 12/02/23-01/02/24 01/11/2024 106154 $209.42 VERIZON WIRELESS-SD 442224168 - 11/24/23-12/23/23 01/26/2024 106227 $24.72 VERIZON WIRELESS-SD 362455526 - 12/02/23-01/01/24 01/26/2024 106227 $53.18 SWRCB FY 2023/24 WDR/NPDES ANNUAL PERMIT 01/18/2024 106199 $3,746.00 SOLANA CENTER FOR ENVIRONMENTAL DEC 23-SB1383 INSPECTION & EDUCATION 01/18/2024 9001245 $657.50 SOLANA CENTER FOR ENVIRONMENTAL NOV 23-SB1383 INSPECTION & EDUCATION 01/26/2024 9001256 $3,113.75 IDRAINS LLC H- STORMDRAIN MAINT 01/11/2024 106135 $1,700.00 IDRAINS LLC H- STORMDRAIN MAINT 01/11/2024 106135 $1,700.00 TOTAL ENVIRONMENTAL SERVICES $11,882.48
1006530 - STREET MAINTENANCE
MISSION LINEN & UNIFORM INC LAUNDRY FOR PUBLIC WORKS 01/11/2024 106146 $24.07 MISSION LINEN & UNIFORM INC LAUNDRY FOR PUBLIC WORKS 01/11/2024 106146 $21.33 MISSION LINEN & UNIFORM INC LAUNDRY- PW 01/18/2024 106182 $24.07 MISSION LINEN & UNIFORM INC LAUNDRY -PW 01/26/2024 106219 $24.07 DIXIELINE LUMBER CO INC HEX KEY/GLOVES 01/26/2024 106217 $73.36 SANTA FE IRRIGATION DISTRICT 011695-000 - 12/02/23-01/02/24 01/11/2024 106154 $91.15 SDG&E CO INC 11/04/23-12/06/23-UTILITIES 01/18/2024 106195 $994.12 SDG&E CO INC 11/01/23-12/16/23-UTILITIES 01/18/2024 106195 $557.65 VERIZON WIRELESS-SD 442224168 - 11/24/23-12/23/23 01/26/2024 106227 $24.72 VERIZON WIRELESS-SD 362455526 - 12/02/23-01/01/24 01/26/2024 106227 $53.18 NISSHO OF CALIFORNIA NOV 23-LANDSCAPE MAINTENANCE SERVICES 01/11/2024 9001227 $2,288.53 CINTAS CORPORATION NO. 2 FIRST AID SUPPLIES-CH 01/18/2024 106170 $212.58 WEST COAST ARBORISTS, INC. JAN 24- CITY-WIDE TREE MAINTENANCE 01/26/2024 106228 $2,625.15 AUTO TRUCK GROUP, LLC. WEATHER GUARD TOOLBOX 01/11/2024 106158 $1,325.00 TOTAL STREET MAINTENANCE $8,338.98
1006540 - TRAFFIC SAFETY
SDG&E CO INC 11/04/23-12/06/23-UTILITIES 01/18/2024 106195 $1,356.51 SDG&E CO INC 11/01/23-12/16/23-UTILITIES 01/18/2024 106195 $673.91 REDFLEX TRAFFIC SYSTEMS, INC DEC 23- RED LIGHT CAMERA ENFORCEMENT 01/11/2024 9001229 $7,879.50 VERIZON WIRELESS-SD 442224168 - 11/24/23-12/23/23 01/26/2024 106227 $17.66 VERIZON WIRELESS-SD 362455526 - 12/02/23-01/01/24 01/26/2024 106227 $37.98 AT&T CALNET 3 9391012279 - 11/24/23-12/23/23 01/11/2024 106137 $62.71 ALL CITY MANAGEMENT SERVICES, INC 10/15/23-10/28/23-CROSSING GUARD 01/11/2024 9001223 $11,892.00 ALL CITY MANAGEMENT SERVICES, INC 10/29/23-1/11/23-CROSSING GUARD 01/11/2024 9001223 $10,702.80 ALL CITY MANAGEMENT SERVICES, INC 11/12/23-11/25/23-CROSSING GUARD 01/11/2024 9001223 $5,946.00 ALL CITY MANAGEMENT SERVICES, INC 11/26/23-12/09/23-CROSSING GUARD 01/11/2024 9001223 $11,892.00 ALL CITY MANAGEMENT SERVICES, INC 12/10/23-12/23/23-CROSSING GUARD 01/11/2024 9001223 $10,643.34 Page: 6 of 10
YUNEX LLC FY24 TRAFFIC SIGNAL AND SAFETY 01/26/2024 9001261 $1,120.00 TOTAL TRAFFIC SAFETY $62,224.41
1006550 - STREET CLEANING
SANTA FE IRRIGATION DISTRICT 011695-000 - 12/02/23-01/02/24 01/11/2024 106154 $53.54 SCA OF CA, LLC DEC 23-WIDE STREET SWEEPING 01/11/2024 9001231 $3,988.39 TOTAL STREET CLEANING $4,041.93
1006560 - PARK MAINTENANCE
MISSION LINEN & UNIFORM INC LAUNDRY FOR PUBLIC WORKS 01/11/2024 106146 $17.59 MISSION LINEN & UNIFORM INC LAUNDRY FOR PUBLIC WORKS 01/11/2024 106146 $15.59 MISSION LINEN & UNIFORM INC LAUNDRY- PW 01/18/2024 106182 $17.59 MISSION LINEN & UNIFORM INC LAUNDRY -PW 01/26/2024 106219 $17.59 RANCHO SANTA FE SECURITY SYS INC DEC 23-ALARM MONITORING 01/18/2024 106191 $331.20 SANTA FE IRRIGATION DISTRICT 005979-001 - 11/02/23-01/02/24 01/11/2024 106154 $117.53 SANTA FE IRRIGATION DISTRICT 012448-000- 11/02/23-01/02/24 01/11/2024 106154 $165.44 SANTA FE IRRIGATION DISTRICT 012448-001 - 11/02/23-01/02/24 01/11/2024 106154 $104.40 SANTA FE IRRIGATION DISTRICT 005506-009 - 11/02/23-01/02/24 01/11/2024 106154 $103.93 SANTA FE IRRIGATION DISTRICT 005506-010 - 11/02/23-01/02/24 01/11/2024 106154 $241.31 SANTA FE IRRIGATION DISTRICT 005506-011 - 11/02/23-01/02/24 01/11/2024 106154 $414.25 SANTA FE IRRIGATION DISTRICT 005506-012 - 11/02/23-01/02/24 01/11/2024 106154 $1,405.76 SANTA FE IRRIGATION DISTRICT 005506-013 - 11/02/23-01/02/24 01/11/2024 106154 $136.51 SANTA FE IRRIGATION DISTRICT 005506-004 - 11/02/23-01/02/24 01/11/2024 106154 $103.93 SANTA FE IRRIGATION DISTRICT 005506-005 - 11/02/23-01/02/24 01/11/2024 106154 $279.42 SANTA FE IRRIGATION DISTRICT 005506-006 - 11/02/23-01/02/24 01/11/2024 106154 $165.44 SANTA FE IRRIGATION DISTRICT 005506-007 - 11/02/23-01/02/24 01/11/2024 106154 $133.25 SANTA FE IRRIGATION DISTRICT 005506-000 - 11/02/23-01/02/24 01/11/2024 106154 $145.58 SANTA FE IRRIGATION DISTRICT 005506-001 - 11/02/23-01/02/24 01/11/2024 106154 $103.93 SANTA FE IRRIGATION DISTRICT 005506-002 - 11/02/23-01/02/24 01/11/2024 106154 $466.92 SANTA FE IRRIGATION DISTRICT 005506-018 - 12/02/23-01/02/24 01/11/2024 106154 $241.59 SANTA FE IRRIGATION DISTRICT 005506-019 - 12/02/23-01/02/24 01/11/2024 106154 $785.97 VERIZON WIRELESS-SD 442224168 - 11/24/23-12/23/23 01/26/2024 106227 $35.32 VERIZON WIRELESS-SD 362455526 - 12/02/23-01/01/24 01/26/2024 106227 $75.97 NISSHO OF CALIFORNIA NOV 23-LANDSCAPE MAINTENANCE SERVICES 01/11/2024 9001227 $8,882.04 NISSHO OF CALIFORNIA DEC 23- AS NEEDED LANDSCAPING SERVICES 01/11/2024 9001227 $1,958.98 THE HOME DEPOT PRO BLEACH/LINERS 01/11/2024 106157 $730.04 WEST COAST ARBORISTS, INC. DEC 23-COASTAL RAIL-TREE SVC 01/18/2024 106200 $7,424.55 WEST COAST ARBORISTS, INC. DEC 23-FS PALM REMOVAL-TREE SVC 01/18/2024 106200 $3,261.55 ARTURO ZERMENO MILEAGE - 01/01/24 01/11/2024 106136 $34.84 TOTAL PARK MAINTENANCE $27,918.01
1006570 - PUBLIC FACILITIES
SEASIDE HEATING & AIR CONDITIONING OCT 23- HVAC SERVICES-CH 01/18/2024 106196 $360.00 DIXIELINE LUMBER CO INC AIR FRESHNER/MOLD CONTROL 01/11/2024 106143 $25.41 DIXIELINE LUMBER CO INC URINAL REBUILD KIT/MOLDED DISC 01/18/2024 106176 $50.51 DIXIELINE LUMBER CO INC HACKSAW/TAPE/GLOVES 01/18/2024 106176 $75.70 DIXIELINE LUMBER CO INC HOSE SAVER 01/18/2024 106176 $10.76 DIXIELINE LUMBER CO INC ANT KILLER 01/18/2024 106176 $16.61 DIXIELINE LUMBER CO INC SCREWS/CROSSBAR KIT/WEATHERPROOF COVER 01/26/2024 106217 $20.56 SANTA FE IRRIGATION DISTRICT 005506-008 - 11/02/23-01/02/24 01/11/2024 106154 $569.00 SDG&E CO INC 11/04/23-12/06/23-UTILITIES 01/18/2024 106195 $6,607.59 SDG&E CO INC 11/01/23-12/16/23-UTILITIES 01/18/2024 106195 $1,928.72 SWRCB FY 2023/24 WDR/NPDES ANNUAL PERMIT 01/18/2024 106199 $10,602.00 NISSHO OF CALIFORNIA NOV 23-LANDSCAPE MAINTENANCE SERVICES 01/11/2024 9001227 $3,490.57 Page: 7 of 10
24 HOUR ELEVATOR, INC JAN 24- ELEVATOR MAINT 01/18/2024 106160 $194.48 STANDARD PLUMBING SUPPLY COMPANY PVC ELBOW/ADPTR 01/11/2024 106156 $8.09 STANDARD PLUMBING SUPPLY COMPANY WATER PRESSURE VAVE/REFND-INV #WBH846 & TAX 01/11/2024 106156 $183.61 STANDARD PLUMBING SUPPLY COMPANY WATER PRESSURE VAVE/REFND-INV #WBH846 & TAX 01/11/2024 106156 ($142.19) STANDARD PLUMBING SUPPLY COMPANY WATER PRESSURE VAVE/REFND-INV #WBH846 & TAX 01/11/2024 106156 $3.21

STANDARD PLUMBING SUPPLY COMPANY PRESSURE RDC VALVE/STEEL PIPE/ELBOWS/BALL VALVE
01/11/2024 106156 $243.68
STANDARD PLUMBING SUPPLY COMPANY PIPE ELBOW/PIPE 01/18/2024 106198 $11.83 STANDARD PLUMBING SUPPLY COMPANY SINK INSTALLER/COUPLING JOINT 01/18/2024 106198 $51.89 STANDARD PLUMBING SUPPLY COMPANY VACUUM BREAKER 01/18/2024 106198 $27.87 STANDARD PLUMBING SUPPLY COMPANY URINAL FLUSH VALVE 01/18/2024 106198 $166.69 CALIFORNIA OFFICE CLEANING, INC DEC 23- JANITORIAL/CUSTODIAL SVC 01/11/2024 9001225 $7,315.00 CALIFORNIA OFFICE CLEANING, INC JAN 24- JANITORIAL/CUSTODIAL-PW 01/18/2024 9001237 $200.00 CALIFORNIA OFFICE CLEANING, INC DEC 23-JANITORIAL/CUSTODIAL SVC 01/26/2024 9001249 $1,638.75 WEST COAST ARBORISTS, INC. DEC 23-FCCC-TREE SVC 01/18/2024 106200 $3,000.00 WEST COAST ARBORISTS, INC. JAN 24-CITY-WIDE TREE MAINTENANCE 01/26/2024 106228 $1,750.10 TOTAL PUBLIC FACILITIES $38,410.44
1007100 - COMMUNITY SERVICES
US BANK CAPIO MEMBERSHIP 01/18/2024 106168 $75.00
CALIFORNIA ASSN OF PUBLIC INFORMATION CONFRENCE ATTENDANCE 01/26/2024 106211 $675.00 TOTAL COMMUNITY SERVICES $750.00
1007110 - GF-RECREATION
US BANK VETERANS DAY EVENT SUPPLIES 01/18/2024 106168 $356.25 US BANK HOLIDAY TREE EVENT SUPPLIES 01/18/2024 106168 $63.25 US BANK HOLIDAY TREE EVENT SUPPLIES 01/18/2024 106168 $135.31 US BANK HOLIDAY TREE EVENT SUPPLIES 01/18/2024 106168 $126.11 BRIDGET AUGUSTA REIMB-HOLIDAY TREE LIGHTING-BAKING GOODS 01/18/2024 106165 $67.02 CHRISTINE ANTONELLI REIMB-HOLIDAY TREE LIGHTING-BAKING GOODS 01/18/2024 106164 $224.87 SUNBELT RENTALS, INC. MAN LIFT-TREE DISMANTLE 01/26/2024 106224 $860.78 TOTAL GF-RECREATION $1,833.59
1106510 - MEASURE S - ENGINEERING
WESTERN RIM CONSTRUCTORS, INC. 9438.11 LCP TOT LOT CONSTRUCTION 01/18/2024 106201 $21,524.30 TOTAL MEASURE S - ENGINEERING $21,524.30
1205460 - SELF INSURANCE RETENTION
US BANK CalPERS v. McCormik Response 01/18/2024 106168 $9.22 GEORGE HILLS COMPANY, INC. DEC 23-2308.MACDONALD/CALPERS V MCCORMICK 01/18/2024 9001239 $207.90 EBIX INC. AUG-OCT 22- QTRLY FEE 01/18/2024 9001238 $552.46 EBIX INC. NOV-DEC 22- QTRLY FEE 01/18/2024 9001238 $413.65 EBIX INC. JAN-MAR 23- QTRLY FEE 01/18/2024 9001238 $591.30 EBIX INC. APR-JUN 23- QTRLY FEE 01/18/2024 9001238 $591.30 EBIX INC. JUL-SEP 23- QTRLY FEE 01/18/2024 9001238 $591.30 BURKE WILLIAMS & SORENSEN 96-0040.003 - NOV 23-PROF SVC-DEP427CNYN 01/11/2024 9001224 $17,838.31 BURKE WILLIAMS & SORENSEN 96-0040.003 - NOV 23-PROF SVC-DEP427CNYN 01/11/2024 9001224 $17,838.31 TOTAL SELF INSURANCE RETENTION $38,633.75
1255465 - WORKERS COMPENSATION
CORVEL ENTERPRISE COMP INC. NOV 23-FNOL FEES 01/18/2024 106172 $37.00 CORVEL ENTERPRISE COMP INC. NOV 23-MEDICARE AGENT-MNTHLY MAINT FEE 01/18/2024 106172 $250.00 CORVEL ENTERPRISE COMP INC. DEC 23-MEDICARE AGENT MNTHLY MAINT FEE 01/18/2024 106172 $250.00 TOTAL WORKERS COMPENSATION $537.00
1355450 - ASSET REPLACEMENT-INFO SYS
US BANK LAPTOP 01/18/2024 106168 $1,083.04
Page: 8 of 10
US BANK IBOOK 01/18/2024 106168 $576.34
US BANK LAPTOP 01/18/2024 106168 $2,050.87
TOTAL ASSET REPLACEMENT-INFO SYS $3,710.25
1406510 - FACILITIES MAINT-CIP
SEASIDE HEATING & AIR CONDITIONING FY24 HVAC MAINT-LC 01/11/2024 106155 $120.00 SEASIDE HEATING & AIR CONDITIONING FY24 AC SPLIT - FS 01/11/2024 106155 $5,900.00 TOTAL FACILITIES MAINT-CIP $6,020.00
2037510 - HIGHWAY 101 LANDSC #33
SANTA FE IRRIGATION DISTRICT 005979-000 - 11/02/23-01/02/24 01/11/2024 106154 $575.89 SDG&E CO INC 11/04/23-12/06/23-UTILITIES 01/18/2024 106195 $3,348.41 KOPPEL & GRUBER PUBLIC FINANCE OCT-DEC 23-ANUAL ADMIN SVC 01/18/2024 9001241 $803.40 NISSHO OF CALIFORNIA NOV 23-LANDSCAPE MAINTENANCE SERVICES 01/11/2024 9001227 $1,456.03 TOTAL HIGHWAY 101 LANDSC #33 $6,183.73
2047520 - MID 9C SANTA FE HILLS
SANTA FE IRRIGATION DISTRICT 005979-024 - 12/02/23-01/02/24 01/11/2024 106154 $144.53 SANTA FE IRRIGATION DISTRICT 005979-025 - 12/02/23-01/02/24 01/11/2024 106154 $241.59 SANTA FE IRRIGATION DISTRICT 005979-026 - 12/02/23-01/02/24 01/11/2024 106154 $448.37 SANTA FE IRRIGATION DISTRICT 005979-018 - 12/02/23-01/02/24 01/11/2024 106154 $48.81 SANTA FE IRRIGATION DISTRICT 005979-019 - 12/02/23-01/02/24 01/11/2024 106154 $48.81 SANTA FE IRRIGATION DISTRICT 005979-020 - 12/02/23-01/02/24 01/11/2024 106154 $144.53 SANTA FE IRRIGATION DISTRICT 005979-021 - 12/02/23-01/02/24 01/11/2024 106154 $144.53 SANTA FE IRRIGATION DISTRICT 005979-022 - 12/02/23-01/02/24 01/11/2024 106154 $144.53 SANTA FE IRRIGATION DISTRICT 005979-023 - 12/02/23-01/02/24 01/11/2024 106154 $144.53 SANTA FE IRRIGATION DISTRICT 005979-014 - 12/02/23-01/02/24 01/11/2024 106154 $347.09 SANTA FE IRRIGATION DISTRICT 005979-015 - 12/02/23-01/02/24 01/11/2024 106154 $279.57 SANTA FE IRRIGATION DISTRICT 005979-016 - 12/02/23-01/02/24 01/11/2024 106154 $144.53 SANTA FE IRRIGATION DISTRICT 005979-017 - 12/02/23-01/02/24 01/11/2024 106154 $48.81 KOPPEL & GRUBER PUBLIC FINANCE OCT-DEC 23-ANUAL ADMIN SVC 01/18/2024 9001241 $53.62 SANTA FE HILLS HOA NOV 23-SANTA FE HILLS HOA 01/11/2024 9001230 $18,250.00 SANTA FE HILLS HOA DEC 23-SANTA FE HILLS HOA 01/11/2024 9001230 $18,250.00 TOTAL MID 9C SANTA FE HILLS $38,883.85
2057530 - MID 9E ISLA VERDE
KOPPEL & GRUBER PUBLIC FINANCE OCT-DEC 23-ANUAL ADMIN SVC 01/18/2024 9001241 $27.57 ISLA VERDE HOA NOV 23-ISLA VERDE HOA 01/11/2024 106144 $433.33 ISLA VERDE HOA DEC 23-ISLA VERDE HOA 01/11/2024 106144 $433.33 TOTAL MID 9E ISLA VERDE $894.23
2077550 - MID 9H SAN ELIJO #2
KOPPEL & GRUBER PUBLIC FINANCE OCT-DEC 23-ANUAL ADMIN SVC 01/18/2024 9001241 $29.10 SAN ELIJO HILLS II HOA NOV 23-SAN ELIJO HILLS HOA 01/11/2024 106153 $10,850.00 SAN ELIJO HILLS II HOA DEC 23-SAN ELIJO HILLS HOA 01/11/2024 106153 $10,850.00 TOTAL MID 9H SAN ELIJO #2 $21,729.10
2087580 - COASTAL RAIL TRAIL MAINT
SANTA FE IRRIGATION DISTRICT 005506-003 - 11/02/23-01/02/24 01/11/2024 106154 $165.44 SANTA FE IRRIGATION DISTRICT 005506-020 - 12/02/23-01/02/24 01/11/2024 106154 $1,356.42 KOPPEL & GRUBER PUBLIC FINANCE CRT ADMIN OCT-DEC 23 01/18/2024 9001241 $332.45 NISSHO OF CALIFORNIA NOV 23-LANDSCAPE MAINTENANCE SERVICES 01/11/2024 9001227 $11,643.80 TOTAL COASTAL RAIL TRAIL MAINT $13,498.11
2117600 - STREET LIGHTING DISTRICT
SDG&E CO INC 11/01/23-12/16/23-UTILITIES 01/18/2024 106195 $9,042.33 KOPPEL & GRUBER PUBLIC FINANCE CRT ADMIN OCT-DEC 23 01/18/2024 9001241 $729.66 Page: 9 of 10
VERIZON WIRELESS-SD 442224168 - 11/24/23-12/23/23 01/26/2024 106227 $7.06 VERIZON WIRELESS-SD 362455526 - 12/02/23-01/01/24 01/26/2024 106227 $15.19 TOTAL STREET LIGHTING DISTRICT $9,794.24
2135550 - DEVELOPER PASS-THRU- PLANNING
PAMELA ELLIOTT LANDSCAPE ARCHITECT B20-008-NOVEMBER & DECEMBER 23 01/11/2024 9001228 $350.00 PAMELA ELLIOTT LANDSCAPE ARCHITECT B23-011-NOVEMBER & DECEMBER 23 01/11/2024 9001228 $350.00 PAMELA ELLIOTT LANDSCAPE ARCHITECT DRP23-006-NOVEMBER & DECEMBER 23 01/11/2024 9001228 $350.00 PAMELA ELLIOTT LANDSCAPE ARCHITECT SDP21-021-NOVEMBER & DECEMBER 23 01/11/2024 9001228 $500.00 PAMELA ELLIOTT LANDSCAPE ARCHITECT DRP23-012-NOVEMBER & DECEMBER 23 01/11/2024 9001228 $500.00 PAMELA ELLIOTT LANDSCAPE ARCHITECT DRP23-011-NOVEMBER & DECEMBER 23 01/11/2024 9001228 $500.00 PAMELA ELLIOTT LANDSCAPE ARCHITECT B23-0630-NOVEMBER & DECEMBER 23 01/11/2024 9001228 $500.00 PAMELA ELLIOTT LANDSCAPE ARCHITECT B20-008-NOVEMBER & DECEMBER 23 01/11/2024 9001228 $350.00 PAMELA ELLIOTT LANDSCAPE ARCHITECT B23-011-NOVEMBER & DECEMBER 23 01/11/2024 9001228 $350.00 PAMELA ELLIOTT LANDSCAPE ARCHITECT DRP23-006-NOVEMBER & DECEMBER 23 01/11/2024 9001228 $350.00 PAMELA ELLIOTT LANDSCAPE ARCHITECT SDP21-021-NOVEMBER & DECEMBER 23 01/11/2024 9001228 $500.00 PAMELA ELLIOTT LANDSCAPE ARCHITECT DRP23-012-NOVEMBER & DECEMBER 23 01/11/2024 9001228 $500.00 PAMELA ELLIOTT LANDSCAPE ARCHITECT DRP23-011-NOVEMBER & DECEMBER 23 01/11/2024 9001228 $500.00 PAMELA ELLIOTT LANDSCAPE ARCHITECT B23-0630-NOVEMBER & DECEMBER 23 01/11/2024 9001228 $500.00 ALTUM GROUP DEC 23-BIO-STUDY/ESHA AT 1547 SANTA SABINA 01/26/2024 106205 $2,463.23 TOTAL DEVELOPER PASS-THRU- PLANNING $8,563.23
2505570 - COASTAL BUSINESS/VISITORS
ASCAP 2024-CONCERT LICENSE 01/26/2024 106206 $434.00
BMI GENERAL LICENSING INC 2024-MUSIC LICENSE 01/26/2024 106208 $435.00 SESAC RIGHTS MANAGEMENT, INC. 2024-MUSIC LICENSE 01/26/2024 106222 $581.00 TOTAL COASTAL BUSINESS/VISITORS $1,450.00
2706120 - PUBLIC SAFETY- FIRE
US BANK CSA.17 RING CUTTER 01/18/2024 106168 $214.83
US BANK CSA.17 GLOBAL LOCATION NUMBER 01/18/2024 106168 $250.00 VERIZON WIRELESS-SD 962428212 - 10/29/23-11/28/23 01/26/2024 106227 $114.03 VERIZON WIRELESS-SD 962428212 - 10/29/23-11/28/23 01/26/2024 106227 $160.04 LIFE-ASSIST, INC CSA.17-CONTERRA INTUBATION CASE 01/18/2024 106180 $236.17 AMR CSA.17-NIRTO SPRAY 01/18/2024 106163 $678.83
TOTAL PUBLIC SAFETY- FIRE $1,653.90
4506190 - SAND REPLNSHMNT/RETENTION
WARWICK GROUP CONSULTANTS, LLC DEC 23-CONSULTING SERVICES 01/11/2024 9001235 $5,833.00 WARWICK GROUP CONSULTANTS, LLC DEC 23-CONSULTING SERVICES 01/11/2024 9001235 $0.00 WARWICK GROUP CONSULTANTS, LLC DEC 23-CONSULTING SERVICES 01/11/2024 9001235 $0.00 SUMMIT ENVIROMENTAL GROUP, INC. DEC 23-9926 PROF SVC 01/11/2024 9001233 $5,375.00 CALIFORNIA STATE LANDS COMMISSION AUG 23-STAFF/PROJECT CHARGES 01/26/2024 106210 $729.89 TOTAL SAND REPLNSHMNT/RETENTION $11,937.89
4596190 - MISC. CAPITAL PROJECTS
TING FIBER INC. DEC 23-Fiber Optic-TIDE BEACH PARK LG TOWER 01/26/2024 9001259 $450.00 TING FIBER INC. DEC 23-Fiber Optic-DEL MAR SHORES LG TOWER 01/26/2024 9001259 $450.00 QUALITY CONSTRUCTION & ENGINEERING, INC. 9362.23 FY23 PAVEMENT MAINTENA 01/11/2024 106150 ($5,032.59) WESTERN RIM CONSTRUCTORS, INC. 9438.11 LCP TOT LOT CONSTRUCTION RET 01/18/2024 106201 ($12,097.40) TOTAL MISC. CAPITAL PROJECTS ($16,229.99)
4596510 - MISC.CAPITALPROJECTS-ENG
QUALITY CONSTRUCTION & ENGINEERING, INC. 9362.23 FY23 PAVEMENT MAINTENA 01/11/2024 106150 $100,651.73 WESTERN RIM CONSTRUCTORS, INC. 9438.11 LCP TOT LOT CONSTRUCTION 01/18/2024 106201 $220,423.70 TOTAL MISC.CAPITALPROJECTS-ENG $321,075.43
Page: 10 of 10
4728520 - PACIFIC UNDERGROUNDNG-CIP
NV5, INC. JUN 23-PROF SVC 01/11/2024 106149 $3,827.50
NV5, INC. JUL-AUG 23-PROF SVC 01/11/2024 106149 $605.00 NV5, INC. NOV 23-PROF SVC 01/11/2024 106149 $250.00
TOTAL PACIFIC UNDERGROUNDNG-CIP $4,682.50
5097700 - SANITATION
MISSION LINEN & UNIFORM INC LAUNDRY FOR PUBLIC WORKS 01/11/2024 106146 $9.26 MISSION LINEN & UNIFORM INC LAUNDRY FOR PUBLIC WORKS 01/11/2024 106146 $8.21 MISSION LINEN & UNIFORM INC LAUNDRY- PW 01/18/2024 106182 $9.26 MISSION LINEN & UNIFORM INC LAUNDRY -PW 01/26/2024 106219 $9.26 SANTA FE IRRIGATION DISTRICT 005506-014 - 12/02/23-01/02/24 01/11/2024 106154 $628.26 VERIZON WIRELESS-SD 442224168 - 11/24/23-12/23/23 01/26/2024 106227 $7.06 VERIZON WIRELESS-SD 362455526 - 12/02/23-01/01/24 01/26/2024 106227 $15.19 AT&T CALNET 3 9391012277 - 11/24/23-12/23/23 01/11/2024 106137 $18.45 US BANK 2017 WASTEWATER BOND ADMIN CHARGE 01/11/2024 9001234 $2,500.00 IDRAINS LLC J- SEWER MAINT 01/11/2024 106135 $675.00
IDRAINS LLC FY24 DRAIN CLEANING-R 01/18/2024 106161 $525.00 IDRAINS LLC J- SEWER MAINT 01/11/2024 106135 $675.00
IDRAINS LLC FY24 DRAIN CLEANING-R 01/18/2024 106161 $525.00 TOTAL SANITATION $5,604.95
550 - SOLANA ENERGY ALLIANCE
PS BDG TRUST REISSUE CK#95539 08/12/19 & #95536 08/12/19 01/18/2024 106190 $6.81 PS BDG TRUST REISSUE CK#95539 08/12/19 & #95536 08/12/19 01/18/2024 106190 $28.52 DAVID G PETREE REISSUE CK#999211 06/23/21 01/18/2024 106175 $77.63 TOTAL SOLANA ENERGY ALLIANCE $112.96
6738530 - MARSOLAN UNDERGROUNDNG-DS
COMPUTERSHARE CORPORATE TRUST SOBEACH0724-MARSOLAN BOND INT 3/2 01/26/2024 9001251 $8,422.50 TOTAL MARSOLAN UNDERGROUNDNG-DS $8,422.50
6768560 - SO SOLANA SEWER DISTR-DS
KOPPEL & GRUBER PUBLIC FINANCE OCT-DEC 23-SSBW ANNUAL ADMIN SVC 01/18/2024 9001241 $445.67 COMPUTERSHARE CORPORATE TRUST SOBEACH1106-SSSWR BOND INT 3/2 01/26/2024 9001251 $8,682.50 TOTAL SO SOLANA SEWER DISTR-DS $9,128.17
REPORT TOTAL: $915,470.25
COUNCIL ACTION:
______________________________________________________________________ ______________________________________________________________________ AGENDA ITEM # A.3.

STAFF REPORT

CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Daniel King, Interim City Manager
MEETING DATE: February 14, 2024
ORIGINATING DEPT: Finance
SUBJECT: Report on Changes Made to the General Fund Adopted Budget for Fiscal Year 2023-24
BACKGROUND:

Staff provides a report at each Council meeting that lists changes made to the current Fiscal Year (FY) General Fund Adopted Budget. The information provided in this Staff Report lists the changes made through January 24, 2024.

DISCUSSION:

The following table reports the revenue, expenditures, and transfers for 1) the Adopted General Fund Budget approved by Council on June 28, 2023 (Resolution 2023-089) and 2) any resolutions passed by Council that amended the Adopted General Fund Budget.

CEQA COMPLIANCE STATEMENT:

Not a project as defined by CEQA.

Date Action Description Revenues Expenditures Transfers from GF Net Surplus 06/28/2023 Reso 2023-089 Adopted Budget 24,472,918 (23,078,124) (980,000) $ 414,794 11/29/2023 Reso 2023-128 Engineering Survey Services (100,000) $ 314,794 314,794
Date Action Description Revenues Expenditures Transfers from GF Net Surplus 06/28/2023 Reso 2023-089 Adopted Budget 4,400,000 (1,124,000) (733,400) $ 2,542,600 2,542,600
Combined General Fund Net Surplus $ 2,857,394

GENERAL FUND - ADOPTED BUDGET PLUS CHANGES
As of 01/24/2024
General Fund - Operations
General Fund - Measure S
February 14, 2024
General Fund Budget Changes - FY 2024

FISCAL IMPACT:

N/A
WORK PLAN:

N/A
OPTIONS:
∙ Receive the report.
∙ Do not accept the report.

DEPARTMENT RECOMMENDATION:

Staff recommends that the City Council receive the report listing changes made to the FY 2023-2024 General Fund Adopted Budget.

CITY MANAGER’S RECOMMENDATION:

Approve Department Recommendation
_________________________________
Daniel King, Interim City Manager
CITY COUNCIL ACTION:
______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ AGENDA ITEM # B.1.

STAFF REPORT

CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Daniel King, Interim City Manager
MEETING DATE: February 14, 2024
ORIGINATING DEPT: Community Development Department
SUBJECT: Public Hearing: Request for a DRP and SDP to Construct a New Two-Story Single-Family Residence with an Attached
Three-Car Garage and Perform Associated Site
Improvements and a Partial Street Vacation at 959
Highland Drive (Applicants: Steven Connor and Esther
Setiadi; Application: DRP22-026/SDP22-021; APN: 298-270- 12; Resolution No. 2024-013)
BACKGROUND:

The Applicants, Steven Connor and Esther Setiadi, are requesting City Council approval of a Development Review Permit (DRP) and Structure Development Permit (SDP) to construct a new 3,638 square-foot, two-story single-family residence with a 787 squarefoot three-car garage and perform associated site improvements at 959 Highland Drive.

The Applicants are also requesting a partial street vacation of a small section of Highland Drive, where the right of way widens following a crescent shape bulb-out immediately adjacent to the proposed development. The 27,442 square-foot lot is located within the Medium-High Residential (MHR) Zone, the Hillside Overlay Zone (HOZ), and the Floodplain Damage Prevention Overlay Zone (FDPOZ). The project proposes grading in the approximate amounts of 941 cubic yards of cut and 143 cubic yards of fill located outside of the structure footprint; 470 cubic yards of cut and 10 cubic yards of fill located below the structure; 13 cubic yards of excavation for footings and remedial grading; an aggregate grading quantity of 1,577 cubic yards, and 1,258 cubic yards of export. The proposed maximum building height is 28.92 feet above the proposed grade with the highest point of the residence at 69.17 feet above Mean Sea Level (MSL).

An application for a DRP shall be required for any structure or site development which meets the criteria listed in SBMC Section 17.68.040(B)(1)(a-n). The project meets the following criteria for the requirement of a DRP:
(d) Grading in excess of 100 cubic yards;
(e) A new residential structure in the MHR Zone in excess of 25 feet in height; (f) Development on a property located in the HOZ;
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(n.i) Construction in excess of 60 percent of the maximum allowable floor area; and (n.ii) Construction of a second story that exceeds 35 percent of the floor area of the first floor.

The project requires an SDP because the proposed structure exceeds 16 feet in height above the pre-existing grade.

The issue before the Council is whether to approve, approve with conditions, or deny the Applicants’ request for a DRP and SDP as contained in Resolution 2024-013 (Attachment 1) and a partial street vacation, as contained in Resolution 2024-017 (Attachment 2). The project plans are included in Attachment 3.

DISCUSSION:

The subject property is located on the west side of Highland Drive and north of the intersection with Valley Avenue. The 27,442 square-foot (0.63-acre) property is unique with respect to its irregular triangular shape, steep topography, and unfinished past development including retaining walls and varying building pads. The aerial photo below depicts the approximate property lines and current grade elevations above MSL. The previously developed area is currently enclosed by a chain link fence.

The triangular shaped lot includes over 700 linear feet of frontage that follows the curve along Highland Drive on the southeast side of the lot, over 600 linear feet of frontage along Valley Avenue to the west and, and an approximately 280-foot northern property line abutting three residential properties. The southern half of the property consists of a narrow, undevelopable area that terminates at the City’s sewer pump station and the intersection of Highland Drive and Valley Avenue. The northern half of the property widens and consists of previously developed building pads.

The property is located entirely within the HOZ. Historically, the entire site consisted of very steep slopes that slope down to the north and west from Highland Drive. Currently, all areas outside of the footprint of the unfinished past development consist of steep February 14, 2024
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slopes primarily in excess of 40 percent. The proposed development is located within the footprint of the original development. Additional analysis of the project’s consistency with the HOZ is provided later in this report.

Prior to the incorporation of the City of Solana Beach on July 1, 1986, the County of San Diego approved a duplex development on the subject site and issued a grading permit.

After incorporation, the City Council found the grading associated with the project to have been vested and allowed the grading work to be completed between 1986 and 1987 reflecting the current state of the property, which includes various stepped building pads supported by retaining walls located in the northern portion of the property. However, a building permit for the duplex project was not issued, and the City Council determined that any future development would be subject to the City’s approval. The approximate elevations of the varying building pads are 42, 52, and 66 feet above MSL.

Since the original unfinished development, multiple projects have been proposed including a single-family residence approved in 1989, two single-family residences approved in 2001, and two single-family residences denied in 2004. All past discretionary approvals expired before the issuance of building permits, and no additional work has been completed since the 1986-1987 grading.

Limited portions of the western and southernmost areas of the site are located in the FDPOZ with a Base Flood Elevation (BFE) of 19 feet above MSL. No development is proposed in the flood hazard areas identified by the Federal Emergency Management Agency (FEMA) (shown below), and all development associated with the project would occur above the BFE. Therefore, the project is in compliance with the requirements of the FDPOZ.

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The City’s adopted Local Coastal Plan (LCP) Land Use Plan (LUP) Environmentally Sensitive Habitat Area (ESHA) Map (Exhibit 3-5) identifies portions of the property as “Diegan Coastal Sage Scrub – Disturbed”, “Non-native Grassland”, and “Non-native Vegetation” habitat area. The site-specific analysis conducted by the Applicants’ consultant, Merkel and Associates, and peer-reviewed by the City’s on-call environmental consultant, Helix Environmental Planning, Inc., confirms that there are fragments of native habitat located on site, but they are not designated as ESHA due to fragmentation. The proposed project was evaluated and found to be consistent with the applicable LUP policies that protect ESHA. Additional analysis of the project’s consistency with the LUP is provided later in this report.

The Applicants are requesting approval of a DRP and SDP to construct a new two-story single-family residence with an attached three car garage. The finished floor of the main level including the garage would be built approximately 13 feet below the elevation of Highland Drive, and the lower level would be further tucked into the slope closely following the existing retaining walls. Associated site improvements would include grading, drainage, hardscape, a pool, and landscaping. The project plans are included in Attachment 3.

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

Table 1

LOT INFORMATION
Property Address:

Lot Size:

Max. Allowable FAR (75%):

Proposed Floor Area:

Below Max. Floor Area by:

Max. Allowable Height:

Max. Height with DRP:

Max. Proposed Height:

Highest Point/Ridge:

Overlay Zone(s):
959 Highland Drive
27,442 sf
20,581 sf
4,025 sf
16,556 sf
25 ft
30 ft

28.92 ft

69.17 MSL

HOZ, FDPOZ
Zoning Designation:
# Units Allowed:
# Units Requested:

MHR (8-12 du/ac)
1 SFR*, 1 ADU, 1 JADU
1 SFR
Setbacks: (d) Required Proposed
Front (S/E) 20 ft 23 ft
Interior Side (N) 5 ft 11 ft
Street Side (W) 10 ft 11 ft
Rear (W) 25 ft 51 ft
*Max 2 units allowed by density, but 1 unit allowed per HOZ.

PROPOSED PROJECT INFORMATION
Proposed Floor Area Breakdown: Required Permits:

DRP: grading in excess of 100 cubic yards; MHR
residential structure in excess of 25 feet in height;
development in the HOZ; construction in excess
of 60% of the maximum allowable floor area; and
construction of a second story that exceeds 35%
of the first floor.

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

Main Level Living Area
Lower Level Living Area
Main Level Garage
Covered/Enclosed Exterior Area
1,894 sf
1,648 sf
787 sf
96 sf
Subtotal
Off-Street Parking Exemption
4,425 sf
- 400 sf
Total Proposed Floor Area: 4,025 sf
Proposed Grading: 1,411 cy of cut, 153 cy of fill, 8 cy of excavation for footings, 5 cy of removal and recompaction, 1,258 cy to be exported off site, and an aggregate (total) grading quantity of 1,577 cy.

Required Off-Street Parking: 2
Proposed Parking: 3 Garage
Proposed Fences and Walls: Yes
Proposed Accessory Structure: No
Existing Development:

Retaining walls and pads associated with a
1986 unfinished project
Staff has prepared draft findings for approval of the DRP in the attached Resolution 2024- 013 for the City Council’s consideration based upon the information in this report. The applicable SBMC sections are provided in italicized text and recommended conditions of approval from the Community Development, Engineering, and Fire Departments are incorporated in the Resolution of Approval. The Council may direct Staff to modify the Resolution to reflect the findings and conditions it deems appropriate as a result of the Public Hearing process. If the Council determines the project is to be denied, Staff will prepare a Resolution of Denial for adoption at a subsequent Council meeting.

The following is a discussion of the findings for a DRP as each applies to the proposed project as well as references to recommended conditions of approval contained in Resolution 2024-013.

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Development Review Permit Compliance (SBMC Section 17.68.40):

A DRP is required because the proposed development includes grading in excess of 100 cubic yards, building height in excess 25 feet; development in the HOZ; construction of a residence in excess of 60 percent of the maximum allowable floor area for the property, and construction of a second story that exceeds 35 percent of the first floor. The Council may approve, or conditionally approve, a DRP only if all of the findings listed below can be made. If the findings cannot be made, the Council shall deny the DRP. Resolution 2024-013 provides the full discussion of the findings.

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

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

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

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

DRP Finding #1
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. Of the 0.63-acre vacant property, approximately 0.2 acres were previously disturbed and are considered to be the developable portion of the otherwise incumbered lot. The developable 0.2 acres would allow a density of one dwelling unit. Therefore, the proposed single-family development is consistent with the intended development in the General Plan.

The proposed development could 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.

Specific Plans and Special Overlays
The property is located in the HOZ, FDPOZ, and the Coastal Zone.

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Hillside Overlay Zone (HOZ):

The subject property is located in the HOZ. The purpose of the HOZ is to restrict the grading and development of natural slopes with an inclination of 25 percent or greater in order to preserve natural topography and scenic qualities of the city, protect native habitat and watersheds, and reduce the potential for environmental hazards. Historically, the entirety of the property consisted of steep natural slopes, however, the site was previously legally graded in 1986 to create varying building pads associated with a project approved prior to the City’s incorporation. The previous project was never constructed, but the past grading improvements remain in place today.

In its current condition, and consistent with the 1986 grading, approximately 30 percent of the property consists of slopes that are less than 25 percent, 5 percent of the property is made up of slopes between 25 and 40 percent, and 65 percent of the of the property consists of slopes greater than 40 percent. There are two isolated areas of steep slopes (greater than 25 percent) that would be impacted by the project. The first area is located within the existing building pads. The second area is located along the front property line.

These areas total approximately 0.04 acres and 6 percent of the lot area. The diagram below shows a portion of the Slope Analysis prepared by the Applicants’ civil engineer and included in the attached Project Plans.

Pursuant to SBMC Section 17.48.020(F)(2), “minor grading for the construction of one single-family dwelling unit and driveway for up to 20 percent of a legal lot consisting entirely of slopes of 25 percent or greater may be permitted if other nongrading approaches to development are not feasible.” Grading of the isolated areas of existing steep slope is necessary in order to develop the single-family residence within the Slopes Table
t.! 111 l-c l W11rrum ■ i Wcmrn. !;'°r,,, .:. : ,
1-e/;!'.~ ~! ,:~~, ::1;h l
o.co~ :25.o:t'4: D.19 0.16 •
ooo a.:n
o•J O.CJ ■
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footprint of the existing disturbed area and to complete necessary public improvements along Highland Drive. Therefore, the City Council could find the project consistent with the provisions of the HOZ, allowing the minimum impact to steep slopes in order to develop a single-family residence and driveway on the property.

Flood Damage Prevention Overlay Zone (FDPOZ):

Limited areas of the west and southernmost portions of the property are located in the FDPOZ with a BFE of 19 feet above MSL. All development associated with the project is located outside of the FDPOZ and at least 20 feet above the BFE. Therefore, the proposed project is in compliance with the provisions of the FDPOZ.

Coastal Zone:

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.

Local Coastal Plan/Land Use Plan Consistency
The City Council adopted an LCP/LUP on February 27, 2013 (amended and certified on June 11, 2014). Although the LUP has been certified by the California Coastal Commission, the Local Implementation Plan (LIP) portion of the LCP has not yet been certified; as such, the provisions of the LUP are considered to be advisory rather than mandatory at this time.

The purpose of the LUP is to implement the State’s goals for the coastal zone. The City’s LUP provides long-term goals that promote the beneficial use of lands in the City and the beach and shoreline for residents and visitors alike. The LUP includes regulations that prevent degradation of ESHA from new development.

As previously mentioned, portions of the property are mapped in the LUP as “Diegan Coastal Sage Scrub – Disturbed”, “Non-native Grassland”, and “Non-native vegetation”.

The Applicants’ representative and biological resources consultant, Merkel and Associates, provided an ESHA Analysis (Attachment 4), which confirmed the presence of native habitats but “concluded that those habitats within and adjacent to the site were not designated as ESHA due to their isolation, fragmentation, proximity to urban development, and continued degradation from surrounding non-native vegetation.” It was additionally concluded that the proposed project would “not result in any impacts to ESHA, sensitive species, or native habitat observed on site. The proposed development of a single-family residence and landscape within the existing development footprint is consistent with historical use of the parcel; therefore, the existing buffers that separate native habitats from development will remain unchanged.” The analysis was peer-reviewed by the City’s environmental and biological consultant, Helix Environmental Planning, Inc. and found to be complete and consistent with the February 14, 2024
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provisions of the LUP. Therefore, the proposed project could be found to be consistent with the LCP/LUP. Staff has included conditions of approval in the draft resolution of approval to ensure preservation of native vegetation and sensitive species.

Zoning Ordinance Consistency
SBMC Section 17.20.010(C) specifies that the MHR Zone is intended 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) for the property 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, 5-foot interior side yard setbacks, and 10-foot street side yard setbacks. Staff determined the southeast property line fronting Highland Drive to be the front property line, the west property line fronting Valley Avenue to be a street side property line, and the north property line to be an interior side property line. Following the definition of a rear lot line (SBMC 17.08), a line within the lot having a length of 10 feet, parallel to and most distant from the front lot line shall be interpreted as the rear lot line. Therefore, the northwest corner of the lot is the rear yard.

Pursuant to SBMC Section 17.20.030(D)(1)(b), lots that front on a “public right-of-way 55 feet or greater in width, the minimum required front yard shall be reduced to 20 feet.” The public right-of-way of Highland Drive is 60 feet wide, therefore, the required front yard setback would be reduced to 20 feet. The project is located entirely within the buildable area with allowable encroachments of retaining walls into the rear-yard setback to accommodate the proposed driveway.

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 27,442 square-foot lot is 20,581 square feet.

The Applicants are proposing to construct a new 3,638 square-foot, two-story singlefamily residence with a 787 square-foot three-car garage. The SBMC parking regulations require two off-street parking spaces per single-family residence. When required spaces are provided in a garage, 200 square feet of floor area is exempted for each required space. The proposed 787 square-foot garage would accommodate three 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. With the applicable off-street parking exemption, the total proposed floor area of the project would February 14, 2024
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be 4,025 square feet, which is 16,556 square feet below the maximum allowable for the property.

Maximum Building Height:

The maximum building height for all residential zones is 25 feet. However, building height in the MHR Zone may be increased to 30 feet subject to City Council approval of a Development Review Permit. The maximum height of the proposed residence would be

28.92 feet above the proposed grade with the highest portion of the structure to be at

69.17 feet above MSL. This portion of the residence would consist of the 164 square-foot stairwell tower. The remainder of the structure would be less than 25 feet in height.

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). Three unobstructed 9-foot by 19-foot parking spaces would be accommodated within the proposed three-car garage in compliance with the parking requirements.

Fences, Walls and Retaining Walls:

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

The Applicants are proposing to add 3.5-foot high stucco finish solid site walls above the existing retaining walls along the northeast and southwest sides of the developed area and 3.5-foot high glass railing above the existing retaining wall along the northwest side of the developed area. A 3.5-foot high wood railing is also proposed to follow the front property line.

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

17.20.040(O) and 17.60.070(C). If the Applicants decide to modify any of the proposed fences and walls or construct additional fences and walls on the project site, a condition of project approval requires compliance with the Municipal Code.

Landscape:

The project is subject to the current water efficient landscaping regulations of SBMC Chapter 17.56. A Landscape Documentation Package is required for new development February 14, 2024
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projects with an aggregate landscape equal to or greater than 500 square feet requiring a building permit, plan check, or development review. The Applicants provided a conceptual landscape plan that has been reviewed by the City’s third-party landscape architect, who has recommended approval. The Applicants will be required to submit detailed construction landscape drawings that will be reviewed by the City’s third-party landscape architect for conformance with the approved plan. In addition, the City’s consultant will perform an inspection during the construction phase of the project.

DRP Finding #2
The development review criteria topics referenced in DRP Finding #2 and SBMC Section

17.68.040(F) 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 is located within the MHR Zone. Adjacent properties to the north are also located within the MHR Zone and are developed with one- and two-story single-family residences and two triplex condominium developments. Properties to the east are located in the Medium Residential (MR) Zone and the Scaled Residential Overlay Zone (SROZ) and developed with one- and two-story single-family residences. Properties to the west are located in the High Residential (HR) Zone and include the Triple Crown and Ocean Crest multifamily developments. Properties to the south are located in the Commercial Zone and include office developments, a gas station, Winners Circle Resort, and The Fish Market restaurant.

Neighborhood Comparison:

Staff compared the proposed project to 32 other properties within the surrounding area.

This area includes other properties located in the MHR Zone and north of the subject property on Highland Drive and Valley Avenue as well as properties located in the Medium Residential (MR) Zone and SROZ to the north on Stevens Avenue and Highland Drive and to the east accessed by a private road off Via de la Valle, as shown on the map on the following page.

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The existing developments in the neighborhood consist of a mix of one-, two-, and threeunit developments that range in size from 868 square feet to 5,535 square feet, according to the County Assessor records. It should be noted that the County Assessor does not include the garages or unfinished areas like covered and enclosed patios in the total square footage but does include finished basements. Accordingly, the building area of the proposed project has been calculated for comparison purposes by deleting the area of the proposed garage. Comparatively, the project would be 4,074 square feet (see below).

Project Gross Building Area: 4,425 ft2
Delete Attached Garage: - 787 ft2
Delete Covered Patio: -96 ft2
Project Area for Comparison to Assessor’s Data: 3,542 ft2 Table 2 on the following page is based upon County Assessor SanGIS data. It contains approximate lot size, existing square footage, and maximum allowable floor area for each neighboring property.

VIVA CT
MR
690
680 678
676
CITY
OF
SAN
DIEGO
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Table 2
# Property Address # of
Units
Lot Size in
SF Existing SF
Proposed /
Approved
SF
Max. SF
Allowable Zone
1 959 Highland Dr 1 27,442 Vacant 3,542 20,582 MHR
2 944 Valley Ave
3 Condos
1,510
8,987
MHR
3 946 Valley Ave 11,983 1,510 MHR
4 948 Valley Ave 1,630 MHR
5 968 Valley Ave 1 3,398 2,598 2,549 MHR
6 964 Valley Ave 1 4,564 2,598 3,423 MHR
7 960 Valley Ave 1 4,774 2,608 3,581 MHR
8 958 Valley Ave 1 4,323 2,608 3,242 MHR
9 954 Valley Ave 1 3,730 2,598 2,798 MHR
10 950 Valley Ave 1 3,742 2,958 2,807 MHR
11 932 Valley Ave
3 Condos
1,650
8,813
MHR
12 934 Valley Ave 11,751 1,482 MHR
13 936 Valley Ave 1,482 MHR
14 924 Valley Ave* 2 9,183 1,474 6,887 MHR
15 924 Valley Ave* 1 6,066 1,347 4,550 MHR
16 924 Valley Ave* 1 6,358 868 4,769 MHR
17 900 Highland Dr 1 8,665 2,281 6,499 MR
18 914 Stevens Ave 2 11,000 2,364 8,250 MR
19 908 Stevens Ave 3 12,455 2,070 9,341 MR
20 880 Stevens Ave 1 27,146 1,116 20,360 MR
21 927 Highland Dr 1 11,089 1,463 8,317 MR
22 917 Highland Dr 1 12,130 3,027 9,098 MR
23 911 Highland Dr 1 7,097 1,407 5,323 MR
24 915 Highland Dr 1 16,005 4,431 12,004 MR
25 684 Via de la Valle 1 22,066 3,885 16,550 MR
26 682 Via de la Valle 1 13,893 2,629 10,420 MR
27 676 Via de la Valle 1 16,902 3,931 12,677 MR
28 686 Via de la Valle 1 17,681 2,155 13,261 MR
29 680 Via de la Valle 1 8,912 2,846 6,684 MR
30 678 Via de la Valle 1 17,409 3,663 13,057 MR
31 688 Via de la Valle 1 12,163 3,557 9,122 MR
32 690 Via de la Valle 1 18,972 5,535 14,229 MR
33 692 Via de la Valle 1 11,226 3,776 8,420 MR
*There are three unique Assessor Parcel Numbers (APN’s) and four total units that the County addresses as 924 Valley Avenue.

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The project, as designed, is consistent with the permitted uses for the MHR Zone as described in SBMC Sections 17.20.010 and 17.12.020. The proposed floor area is consistent with nearby residential development and the proposed project could be found to be compatible with and complimentary to nearby existing development.

Building and Structure Placement:

The proposed residence would be located within the footprint of the previous site grading and entirely within the buildable area of the lot. The residence would have the appearance of a single-story from Highland Drive. The proposed finished floor of the main level would range between 8 and 14 feet below Highland Drive. The design and orientation of the structure would afford a minimum 13.75-foot setback from the northern corner of the garage and the residential properties immediately to the north. A portion of the proposed main level deck would cantilever over the existing steep slope. However, the structural support columns would be located in previously graded areas.

The 1,894 square-foot main level would include the main entry, an open concept kitchen, living and dining room, a pantry, a powder room, a storage room, an office, and direct access to the 787 square-foot three-car garage. The great room would open to a 558 square-foot partially covered deck that would wrap around the northwest corner of the residence and include a built-in barbeque counter. There would be a 96 square-foot covered entry on the main level that would count toward the gross floor area. The 1,648 square-foot lower level would include a family room, the primary suite, two bedrooms with ensuite bathrooms, and a laundry room. The lower level rooms would each open to partially covered patio areas that would include a fire pit and pool.

The 164 square-foot stairwell tower would be approximately 28.92 feet above the proposed grade and located toward the center of the buildable area of the property. The City Council could find the stairwell tower to be an architectural feature that visually enhances the appearance of the residence and, therefore, justifies the height to exceed 25 feet.

The proposed residence could be found to be sited and designed to minimize adverse impacts on the surrounding properties by the limited appearance of the structure from Highland Drive and the increased side yard setback to the north.

Landscape:

The proposed landscape plan includes Swan Hill Olive trees that would have a mature height of 25 feet. Five of the trees would be located in the public right-of-way, which is intended to be utilized for on-street parking. A condition of approval has been included in the draft resolution to require the trees be relocated to be at least eight to nine feet from the curb. Additional landscaping includes a variety of plants including cacti and succulents. The landscape plan includes preservation of the existing native landscape located on the existing slopes outside the development footprint.

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In addition to complying with the water efficient landscape regulations, the Applicants would also be required to submit a landscape construction plan in substantial conformance with the conceptual planting plan presented to the City Council should the City Council approve the project. 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 hydrozone.

A condition has also been added to require that native or drought-tolerant and noninvasive 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 attached 787 square-foot main level three-car garage. The garage would be accessed by a driveway that would descend from Highland Drive south of the residence to the garage. Pedestrian access to the property would be taken from the driveway.

Grading:

The project includes 941 cubic yards of cut and 143 cubic yards of fill located outside of the structure footprint; 470 cubic yards of cut and 10 cubic yards of fill located below the structure; 13 cubic yards of excavation for footings and remedial grading; an aggregate grading quantity of 1,577 cubic yards, and 1,258 cubic yards of export. The majority of the grading is associated with the proposed excavation of the lower level of the residence and the driveway. The existing natural steep slopes surrounding the existing retaining walls would be preserved with the proposed project, and the proposed grading could be found to blend with the natural topography.

Lighting:

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

Usable Open Space:

The project consists of the construction of a single-family residence with a three-car garage on a vacant residential lot. Usable open space and recreational facilities are not required according to SBMC Section 17.20.040. However, the Applicants have proposed February 14, 2024
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yard improvements including a private outdoor entertaining patio and a pool. As a condition of project approval, the Applicants will be required to pay the applicable Park Development Fee.

Hillside Overlay Zone Development Review Criteria:

Additional development review criteria for slopes that existing in a natural condition are required for development in the HOZ, pursuant to SBMC Section 17.48.020(F) and are listed below:
1) Development or grading shall not be permitted on slopes greater than 25 percent except where necessary to prevent the denial of all reasonable economic use of the property. Where such development is necessary, as much of the natural terrain shall be retained as possible.
2) Minor grading for the construction of one single-family dwelling unit and driveway for up to 20 percent of a legal lot consisting entirely of slopes of 25 percent or greater may be permitted if other nongrading approaches to development are not feasible.
3) All slopes over 25 percent grade which remain undisturbed or which are restored or enhanced as a result of a development approval shall be conserved as a condition of that approval through a deed restriction, open space easement, or other suitable device that will preclude any future development or grading of such slopes.

Historically, the entirety of the property consisted of steep slopes in excess of 25 percent.

However, the site was legally graded prior to the incorporation of the City. Though the approved duplex development was not constructed, the associated grading, including varying building pads supported by retaining walls was completed. This previously disturbed area consists of approximately 31 percent of the property. The proposed project is located entirely within the previously disturbed/graded area of the site.

There are residual isolated steep slopes located within the footprint of the existing retaining walls and along the street frontage immediately adjacent to the previously disturbed area. The City Council could find that the proposed grading of the isolated steep slopes is consistent with the development criteria of the HOZ for the following reasons: 1) the grading is necessary in order to allow the reasonable economic use of the property while also preserving the majority of the natural terrain; 2) the proposed development on existing slopes in excess of 25 percent is limited to approximately 6 percent of the total property; and 3) the remaining steep slopes located outside of the previously disturbed area and proposed development footprint would be conserved with the project.

Structure Development Permit Compliance:

The proposed structure exceeds 16 feet in height above the existing grade, therefore, the project must comply with all of the View Assessment requirements of SBMC Chapter February 14, 2024
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17.63, and the Applicants were required to complete the SDP process. The story poles were certified by a licensed land surveyor on October 17, 2023, showing a maximum building height of 28.92 feet above the proposed grade (69.17 feet above MSL). SDP notices were mailed to property owners and occupants within 300 feet of the project site establishing a deadline to file for View Assessment by December 11, 2023. No applications for View Assessment were received. Therefore, if the Council is able to make the required findings to approve the DRP, the SDP would be approved administratively.

A condition of approval has been added to the Draft Resolution of Approval (Attachment 1) to require that the Applicants submit a height certification prepared by a licensed land surveyor prior to the framing inspection certifying that the maximum height of the proposed addition will not exceed 28.92 feet above the proposed grade (69.17 feet above MSL), should the City Council make the necessary finding to approve the project.

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

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

Property Frontage and Public Right-of-Way Improvements:

The existing frontage improvements consist of a non-standard two-way road with one travel lane of variable width per direction. There are no sidewalks in this section of Highland Drive. There is a steep bluff with significant elevation upward along the east side immediately adjacent to the edge of the pavement with no space for a walking path.

Along the west side there are steep slopes downward located very close to the edge of the road with signs of pedestrian activities in narrow flat sections of the road. There are two segments of guard rails along the westerly side of Highland Drive. Parking along the entire property frontage is currently prohibited except for the most southerly portion of the property adjacent to the Eden Garden sewer pump station, where a small segment is designated for parking for approximately four on-street public parking spaces. These spaces are used by the adjacent business park employees and by the public particularly during events at the Del Mar Fairgrounds. The existing right of way on Highland Drive is uniformly 60 feet wide except for a small section where the right of way widens to an approximately 74-foot wide crescent shape bulb-out.

If approved, the Applicants will be required to construct a City standard concrete curb and gutter along the entire property frontage for a distance of approximately 690 feet. The new curb will be constructed strategically so that there will be a minimum four-foot wide walking path along the property frontage and a five-foot high chain link fence behind the sidewalk along the top of the slope. With this arrangement, approximately four parking February 14, 2024
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spaces at the most southerly section of the property on Highland Drive will be eliminated.

The rest of the property frontage will be enhanced to more closely comply with City standards. Staff is recommending approval of Resolution 2024-017 to vacate the crescent shape bulb out of surplus public right-of-way adjacent to the development, which would result in a uniform 60-foot right-of-way width (Attachment 2).

Partial Street Vacation of Highland Drive:

In 1939, the County conducted a road survey of Highland Drive and established the 60- foot-wide public street right of way. In 1948, the County realigned a portion of the Highland Drive right-of-way. On the subject property, a crescent shaped portion of street right-of-way between the older and newer right-of-way lines remains. The street right-ofway on Highland Drive is uniformly 60 feet wide, except at the crescent shape, where the right-of-way bulbs-out to approximately 74 feet wide. Staff recommends vacating the crescent shaped area so the street right-of-way will be continuously 60 feet wide.

The Streets and Highways Code, Section 8334, states that the local agency may summarily vacate an excess right-of-way of a street not required for street purposes.

Section 8331 also states that the local agency may summarily vacate a street if: (a) for a period of five consecutive years, the street or highway has been impassable for vehicular travel; and (b) no public money was expended for maintenance on the street or highway during such period.

The proposed partial vacation of the street right-of-way is supported by the following facts:

1. The unaccepted right-of-way has not been used for street purposes or maintained by the City.

2. There are no plans to use the unaccepted right-of-way and the partial vacation does not affect the Circulation Element of the General Plan.

3. No public utilities exist in the unaccepted right-of-way.

If approved by the City Council, the resolution would be recorded at the County Recorder and would include a legal description and plat. The proposed vacation was published and posted in accordance with Sections 8320, 8322 and 8323 of the Streets and Highways Code.

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 February 1, 2024.

February 14, 2024
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As of the publication of this Staff Report, no correspondence or inquiries regarding the proposed project have been received. The Applicants provided renderings of the proposed development, which have been included in Attachment 5.

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 Resolutions 2024-013 and 2024-017.
∙ Approve Staff recommendation subject to additional specific conditions necessary for the City Council to make all required findings for the approval of a DRP and SDP. ∙ Deny the project if all required findings for the DRP cannot be made.

DEPARTMENT RECOMMENDATION:

The proposed project meets the minimum zoning requirements under the SBMC, may be found to be consistent with the General Plan, and may be found, as conditioned, to meet the discretionary findings required to approve a DRP. The project also meets the requirements of the SDP. Therefore, should the City Council be able to make the findings to approve the DRP and support the proposed partial street vacation, Staff recommends that the City Council:

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

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

3. If the City Council makes the requisite findings and approves the project, adopt Resolution 2024-013 conditionally approving a DRP and SDP to construct a new 3,638 square-foot, two-story single-family residence with a 787 square-foot threecar garage and perform associated site improvements at 959 Highland Drive, Solana Beach.

February 14, 2024
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4. Adopt Resolution 2024-017 vacating the crescent shape bulb out of surplus public right-of-way at 959 Highland Drive, Solana Beach.

CITY MANAGER’S RECOMMENDATION:

Approve Department Recommendation.
____________________________
Daniel King, Interim City Manager
Attachments:

1. Resolution 2024-013 – DRP/SDP

2. Resolution 2024-017 – Partial Street Vacation

3. Project Plans Dated January 26, 2024

4. ESHA Analysis

5. Project Renderings
RESOLUTION 2024-013

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SOLANA BEACH, CALIFORNIA, CONDITIONALLY

APPROVING A DEVELOPMENT REVIEW PERMIT AND

STRUCTURE DEVELOPMENT PERMIT TO CONSTRUCT A

NEW TWO-STORY SINGLE-FAMILY RESIDENCE WITH A

THREE-CAR GARAGE AND PERFORM ASSOCIATED
SITE IMPROVEMENTS AT 959 HIGHLAND DRIVE,
SOLANA BEACH, APN: 298-270-12
APPLICANTS: STEVEN CONNOR AND ESTHER SETIADI
APPLICATION: DRP22-026/SDP22-021
WHEREAS, Steven Connor and Esther Setiadi (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 February 14, 2024, 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 construct a new 3,638 square-foot, twostory single-family residence with a 787 square-foot three-car garage and perform associated site improvements at 959 Highland Drive 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 City of Solana Beach Municipal Code, the City Council finds the following:

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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. Of the 0.63-acre vacant property, approximately 0.2 acres were previously disturbed and are considered to be the developable portion of the otherwise incumbered lot. The developable 0.2 acres would allow a density of one dwelling unit. Therefore, the proposed single-family development is consistent with the intended development in the General Plan.

The proposed development could 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.

Specific Plans and Special Overlays: The property is located in the Hillside Overlay Zone (HOZ), Flood Damage Prevention Overlay Zone (FDPOZ), and Scaled Residential Overlay Zone (SROZ).

Hillside Overlay Zone (HOZ): The purpose of the HOZ is to restrict the grading and development of natural slopes with an inclination of 25 percent or greater in order to preserve natural topography and scenic qualities of the City, protect native habitat and watersheds, and reduce the potential for environmental hazards. Historically, the entirety of the property consisted of steep natural slopes; however, the site was previously legally graded in 1986 to create varying building pads associated with a project approved prior to the City’s incorporation. The previous project was never constructed, but the past grading improvements remain in place today.

In its current condition, and consistent with the 1986 grading, approximately 30 percent of the property consists of slopes that are less than 25 percent, 5 percent of the property is made up of slopes between 25 and 40 percent, and 65 percent of the of the property consists of slopes greater than 40 percent. There are two isolated areas of steep slopes (greater than 25 percent) that will be impacted by the project. The first area is located within the existing building pads. The second area is located along the front property line. These areas total approximately

0.04 acres and 6 percent of the lot area.

Pursuant to SBMC Section 17.48.020(F)(2), “minor grading for the construction of one single-family dwelling unit and driveway for up to 20 percent of a legal lot consisting entirely of slopes of 25 percent or greater Resolution 2024-013
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may be permitted if other nongrading approaches to development are not feasible.” Grading of the isolated areas of existing steep slope is necessary in order to develop the single-family residence within the footprint of the existing disturbed area and to complete necessary public improvements along Highland Drive. Therefore, the City Council finds the project consistent with the provisions of the HOZ, allowing the minimum impact to steep slopes in order to develop a single-family residence and driveway on the property.

Flood Damage Prevention Overlay Zone (FDPOZ): Limited areas of the west and southernmost portions of the property are located in the FDPOZ with a BFE of 19 feet above MSL. All development associated with the project is located outside of the FDPOZ and at least 20 feet above the BFE. Therefore, the proposed project is in compliance with the provisions of the FDPOZ.

Coastal Zone: 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.

Local Coastal Plan/Land Use Plan Consistency: The City Council adopted an LCP/LUP on February 27, 2013 (amended and certified on June 11, 2014). Although the LUP has been certified by the California Coastal Commission, the Local Implementation Plan (LIP) portion of the LCP has not yet been certified; as such, the provisions of the LUP are considered by the Coastal Commission to be advisory rather than mandatory at this time.

The purpose of the LUP is to implement the State’s goals for the coastal zone. The City’s LUP provides long-term goals that promote the beneficial use of lands in the City and the beach and shoreline for residents and visitors alike. The LUP includes regulations that prevent degradation of ESHA from new development.

Portions of the property are mapped in the LUP as “Diegan Coastal Sage Scrub – Disturbed”, “Non-native Grassland”, and “Non-native vegetation”. The Applicants’ representative and biological resources consultant, Merkel and Associates, provided an ESHA Analysis (Attachment 3), which confirmed the presence of native habitats but “concluded that those habitats within and adjacent to the site were not designated as ESHA due to their isolation, fragmentation, proximity to urban development, and continued degradation from surrounding nonnative vegetation.” It was additionally concluded that the proposed project would “not result in any impacts to ESHA, sensitive species, or native habitat observed on site. The proposed development of a singlefamily residence and landscape within the existing development Resolution 2024-013
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footprint is consistent with historical use of the parcel; therefore, the existing buffers that separate native habitats from development will remain unchanged.”
The analysis was peer-reviewed by the City’s environmental and biological consultant, Helix Environmental Planning, Inc. and found to be complete and consistent with the provisions of the LUP. Therefore, the City Council finds the proposed project to be consistent with the LCP/LUP. Staff has included conditions of approval in the draft resolution of approval to ensure preservation of native vegetation and sensitive species.

Zoning Ordinance Consistency: SBMC Section 17.20.010(C) specifies that the MHR Zone is intended 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) for the property 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, 5-foot interior side yard setbacks, and 10-foot street side yard setbacks. Staff determined the southeast property line fronting Highland Drive to be the front property line, the west property line fronting Valley Avenue to be a street side property line, and the north property line to be an interior side property line. Following the definition of a rear lot line (SBMC 17.08), a line within the lot having a length of 10 feet, parallel to and most distant from the front lot line shall be interpreted as the rear lot line. Therefore, the northwest corner of the lot is the rear yard.

Pursuant to SBMC Section 17.20.030(D)(1)(b), lots that front on a “public right-of-way 55 feet or greater in width, the minimum required front yard shall be reduced to 20 feet.” The public right-of-way of Highland Drive is 60 feet wide, therefore, the required front yard setback would be reduced to 20 feet. The project is located entirely within the buildable area of the lot with allowable encroachments of retaining walls into the rear-yard setback to accommodate the proposed driveway.

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 27,442 square-foot lot is 20,581 square feet.

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The Applicants are proposing to construct a new 3,638 square-foot, twostory single-family residence with a 787 square-foot three-car garage.

The SBMC parking regulations require two off-street parking spaces per single-family residence. When required spaces are provided in a garage, 200 square feet of floor area is exempted for each required space. The proposed 787 square-foot garage would accommodate three 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. With the applicable off-street parking exemption, the total proposed floor area of the project would be 4,025 square feet, which is 16,556 square feet below the maximum allowable for the property.

Maximum Building Height:

The maximum building height for all residential zones is 25 feet.

However, building height in the MHR Zone may be increased to 30 feet subject to City Council approval of a Development Review Permit. The maximum height of the proposed residence would be 28.92 feet above the proposed grade with the highest portion of the structure to be at

69.17 feet above MSL. This portion of the residence would consist of the 164 square-foot stairwell tower. The remainder of the structure would be less than 25 feet in height.

The proposed structures would exceed 16 feet in height from the preexisting 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 Resolution.

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). Three unobstructed 9-foot by 19-foot parking spaces would be accommodated within the proposed three-car garage in compliance with the parking requirements.

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.

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The Applicants are proposing to add 3.5-foot high stucco finish solid site walls above the existing retaining walls along the northeast and southwest sides of the developed area and 3.5-foot high glass railing above the existing retaining wall along the northwest side of the developed area. A 3.5-foot high wood railing is also proposed to follow the front property line.

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

Landscape:

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

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

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

The property is located within the MHR Zone. Adjacent
properties to the north are also located within the MHR Zone and are developed with one- and two-story single-family residences and two triplex condominium developments. Properties to the east are located in the Medium Residential (MR) Zone and developed with one- and two-story single-family residences.

Properties to the west are located in the High Residential (HR) Resolution 2024-013
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Zone and include the Triple Crown and Ocean Crest multifamily developments. Properties to the south are located in the Commercial Zone and include office developments, a gas
station, Winners Circle Resort, and The Fish Market restaurant.

The project is found to be to be compatible in terms of scale, apparent bulk, and massing and complementary to existing development in the immediate vicinity.
b. Building and Structure Placement: Buildings and structures shall be sited and designed in a manner which visually and functionally enhances their intended use.

The proposed residence would be within the footprint of the previous site grading and entirely within the buildable area. The residence would have the appearance of a single-story from Highland Drive. The proposed finished floor of the main level would range between 8 and 14 feet below Highland Drive. The design and orientation of the structure would afford a minimum

13.75-foot setback from the northern corner of the garage and the residential properties immediately to the north. A portion of the proposed main level deck would cantilever over the existing steep slope. However, the structural support columns would be located in previously graded areas.

The 1,894 square-foot main level would include the main entry, an open concept kitchen, living and dining room, a pantry, a powder room, a storage room, an office, and direct access to the 787 square-foot three-car garage. The great room would open to a 558 square-foot partially covered deck that would wrap around the northwest corner of the residence and include a builtin barbeque counter. There would be a 96 square-foot covered entry on the main level that would count toward the gross floor area. The 1,648 square-foot lower level would include a family room, the primary suite, two bedrooms with ensuite bathrooms, and a laundry room. The lower level rooms would each open to partially covered patio areas that would include a fire pit and pool.

The 164 square-foot stairwell tower would be approximately

28.92 feet above the proposed grade and located toward the center of the buildable area of the property. The City Council found the stairwell tower to be an architectural feature that visually enhances the appearance of the residence and,
therefore, justifies the height to exceed 25 feet.

The proposed residence could be found to be sited and designed to minimize adverse impacts on the surrounding properties by Resolution 2024-013
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the limited appearance of the structure from Highland Drive and the increased side yard setback to the north.
c. Landscaping: The removal of significant native vegetation shall be minimized. Replacement vegetation and landscaping shall be compatible with the vegetation of the surrounding area. Trees and other large plantings shall not obstruct significant views when installed or at maturity.

The proposed landscape plan includes Swan Hill Olive trees that would have a mature height of 25 feet. Five of the trees would be located in the public right-of-way, which is intended to be utilized for on-street parking. A condition of approval has been included in the draft resolution to require the trees be relocated to be at least eight to nine feet from the curb. Additional landscaping includes a variety of plants including cacti and succulents. The landscape plan includes preservation of the existing native landscape located on the existing slopes outside the development footprint.

In addition to complying with the water efficient landscape regulations, the Applicants would also be required to submit a landscape construction plan in substantial conformance with the conceptual planting plan presented to the City Council should the City Council approve the project. 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 drought-tolerant and non-invasive plant materials and waterconserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.
d. Roads, Pedestrian Walkways, Parking and Storage Areas: Any development involving more than one building or structure shall provide common access roads and pedestrian walkways.

Parking and outside storage areas, where permitted, shall be screened from view to the extent feasible, by existing
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topography, by the placement of buildings and structures, or by landscaping and plantings.

The two required off-street parking spaces would be located within the attached 787 square-foot main level three-car garage.

The garage would be accessed by a driveway that would
descend from Highland Drive south of the residence to the garage. Pedestrian access to the property would be taken from the driveway.
e. Grading: To the extent feasible, natural topography and scenic features of the site shall be retained and incorporated into the proposed development. Any grading or earth-moving operations in connection with the proposed development shall be planned and executed so as to blend with the existing terrain both on and adjacent to the site. Existing exposed or disturbed slopes shall be landscaped with native or naturalized non-native vegetation and existing erosion problems shall be corrected.

The project includes 941 cubic yards of cut and 143 cubic yards of fill located outside of the structure footprint; 470 cubic yards of cut and 10 cubic yards of fill located below the structure; 13 cubic yards of excavation for footings and remedial grading; an aggregate grading quantity of 1,577 cubic yards, and 1,258 cubic yards of export. The majority of the grading is associated with the proposed excavation of the lower level of the residence and the driveway. The existing natural steep slopes surrounding the existing retaining walls will be preserved with the proposed project. The City Council finds that the proposed grading blends with the natural topography.
f. Lighting: Light fixtures for walkways, parking areas, driveways, and other facilities shall be provided in sufficient number and at proper locations to assure safe and convenient nighttime use.

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

All new exterior lighting fixtures 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.

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The project consists of the construction of a single-family residence with a three-car garage on a vacant residential lot.

Usable open space and recreational facilities are not required according to SBMC Section 17.20.040. However, the Applicants have proposed yard improvements including a private outdoor entertaining patio and a pool. As a condition of project approval, the Applicants will be required to pay the applicable Park Development Fee.

Additional development review criteria for slopes that existing in a natural condition are required for development in the HOZ, pursuant to SBMC Section 17.48.020(F) and are listed below:
1) Development or grading shall not be permitted on slopes greater than 25 percent except where necessary to prevent the denial of all reasonable economic use of the property. Where such development is necessary, as much of the natural terrain shall be retained as possible.
2) Minor grading for the construction of one single-family dwelling unit and driveway for up to 20 percent of a legal lot consisting entirely of slopes of 25 percent or greater may be permitted if other nongrading approaches to development are not feasible. 3) All slopes over 25 percent grade which remain undisturbed or which are restored or enhanced as a result of a development approval shall be conserved as a condition of that approval through a deed restriction, open space easement, or other suitable device that will preclude any future development or grading of such slopes.

Historically, the entirety of the property consisted of steep slopes in excess of 25 percent. However, the site was legally graded prior to the incorporation of the City. Though the approved duplex development was not constructed, the associated
grading, including varying building pads supported by retaining walls, was completed. This previously disturbed area consists of approximately 31 percent of the property. The proposed project is located entirely within the previously disturbed/graded area of the site.

There are residual isolated steep slopes located within the footprint of the existing retaining walls and along the street frontage immediately adjacent to the previously disturbed area.

The City Council finds that the proposed grading of the isolated steep slopes is consistent with the development criteria of the HOZ for the following reasons: 1) the grading is necessary in Resolution 2024-013
DRP22-026/SDP22-021 – 959 Highland Dr

order to allow the reasonable economic use of the property while also preserving the majority of the natural terrain; 2) the proposed development on existing slopes in excess of 25 percent is limited to approximately 6 percent of the total property; and 3) the remaining steep slopes located outside of the previously disturbed area and proposed development footprint will be conserved with the project.

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

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

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

The Applicants are required to obtain approval from the California Coastal Commission prior to issuance of Building and 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 original Story Pole Height Certification was certified by a licensed land surveyor on October 17, 2023, showing a maximum building height of 28.92 feet above the proposed grade (69.17 feet above MSL). SDP notices were mailed to property owners and occupants within 300 feet of the project site establishing a deadline to file for View Assessment by December 11, 2023.

No applications for View Assessment were received. Therefore, if the Council is able to make the required findings to approve the DRP, the SDP would be approved administratively.

A height certification prepared by a licensed land surveyor is required prior to the framing inspection certifying that the maximum height of the proposed residence will not exceed 28.92 feet above the proposed grade (69.17 feet above MSL).

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

A. Community Development Department Conditions:

Resolution 2024-013
DRP22-026/SDP22-021 – 959 Highland Dr

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

II. Building, grading, and landscape construction plans shall be in substantial conformance with the project plans presented to the City Council on February 14, 2024 and located in the project file with a submittal date of January 26, 2024.

III. Prior to requesting a framing inspection, the Applicants shall submit a height certificate prepared by a licensed land surveyor certifying that the maximum height of the proposed residence will not exceed 28.92 feet above the proposed grade (69.17 feet above MSL) in conformance with the plans as approved by the City Council on February 14, 2024.

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

17.60.070 (Fences and Walls).

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

VI. 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 February 14, 2024, 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. The proposed Swan Hill Olive Trees proposed in the public right-ofway shall be relocated to the west to maintain a minimum of eight to nine feet measured from the required curb.

VIII. 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 2024-013
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IX. 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.

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

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

XII. In compliance with LUP Policy 3.45, the Applicants shall restore the bluff and disturbed habitat that will be disturbed by installation of the sewer lateral and storm drain from the development southwest to Valley Avenue. The Applicants shall comply with the following requirements for revegetation, consistent with LUP Policy 3.45:
a. The revegetation shall include the use of native, non-invasive, drought-tolerant, salt-tolerant, and fire-resistant plant species that are consistent with the disturbed vegetation.
b. Invasive plants species are prohibited in the bluff
revegetation.
c. The revegetation shall meet 90 percent vegetative coverage within five years, or that percentage of ground cover
demonstrated locally appropriate for a healthy stand of the particular native vegetation type chosen for restoration. d. The Applicants shall retain a qualified restoration specialist, biologist, or other qualified personnel with experience in native habitat restoration within coastal San Diego County to monitor the revegetation and recommend adaptive
management techniques if the restoration fails to achieve the vegetative coverage within 5 years of the completion of planting.

XIII. All existing vegetation located outside of the development footprint shall be preserved with the project. Any vegetation disturbed by the project, in addition to the disturbed habitat impacted by the proposed sewer lateral and storm drain to Valley Avenue, shall be restored consistent with the previous condition.

Resolution 2024-013
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XIV. The Applicants shall provide a certification from a structural engineer to confirm the stability of the existing retaining walls that are to be maintained with the project to the satisfaction of the City Engineer and Building Official prior to the issuance of building and grading permits.

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

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

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 Resolution 2024-013
DRP22-026/SDP22-021 – 959 Highland Dr

meet the following minimum standards as to size: 4” high with a ½” inch stroke width for residential buildings, 8” high with a ½” stroke for commercial and multi-family residential buildings, 12” high with a 1” stroke for industrial buildings. Additional numbers shall be required where deemed necessary by the Fire Marshal, such as rear access doors, building corners, and entrances to commercial centers.

V. AUTOMATIC FIRE SPRINKLER SYSTEM – ONE- AND TWOFAMILY DWELLINGS: Structures shall be protected by an automatic fire sprinkler system designed and installed to the satisfaction of the Fire Department. Plans for the automatic fire sprinkler system shall be approved by the Fire Department prior to installation. Sprinklers will be required due to significant modifications and additions being over 50 percent of the existing structure.
a. An NFPA 13D compliant fire sprinkler system shall be installed to include fire sprinklers in all closets, bathrooms, and attic regardless of size or use. In addition, patios, or outdoor covers 10 feet or greater in depth shall have fire sprinklers installed.

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

C. Engineering Department Conditions:

I. The Applicants are required to obtain an Encroachment Permit in accordance with SBMC Section 11.20 for the frontage improvements in the public right-of-way listed below. The frontage improvements shall be done to the satisfaction of the City Engineer prior to the occupancy of the proposed project:
a. Construction of a six-inch Type G-2 curb and gutter along the property frontage. The alignment for the new curb shall be designed to maintain the existing guardrails and travel lane centerline. The new curb shall match the curb at the southerly end and include a 10-foot taper to the existing edge of the pavement height and alignment at the north property boundary. b. Construction of the SDRSD modified driveway.
c. Construction of a minimum of 4 feet wide compacted and bonded DG walkway behind the proposed curb and existing guardrails. d. Construction of a 5-foot high chain link fence along the property frontage on the west side of the walkway.
e. Construction of a sewer lateral and connection to the existing 12- inch diameter sewer main.

Resolution 2024-013
DRP22-026/SDP22-021 – 959 Highland Dr

f. Construction of a storm drainpipe and sidewalk undercrossing per SDRSD D-25A.

II. 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.

III. The storm drain and sewer lateral shall be constructed using directional drilling under the steep slopes to avoid impacts to the steep slopes. The section of storm drain in Valley Avenue shall be constructed using open trench method under an encroachment permit.

IV. Prior to the occupancy of the building, the Applicants shall enter into an Encroachment Removal and Maintenance Agreement (EMRA) for construction of the private improvements such as the chain link fence, landscaping and DG walkway in the public right of way.

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

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

All necessary measures shall be taken and implemented to assure slope stability, erosion control, and soil integrity. The grading plan shall incorporate all recommendations contained in the soils report. An as-graded report shall be submitted to and approved by the City prior to release of the grading bond and issuance of occupancy.
c. The Applicants shall provide certification from a structural engineer about the adequacy of all existing retaining walls proposed to remain as part of this project. This certification should include the adequacy of the drainage design behind the existing retaining walls. If the certification requires retrofitting and/or reconstruction of the walls beyond the proposed footprint of this project, then the Applicants should apply for a Modification to the DRP.

Resolution 2024-013
DRP22-026/SDP22-021 – 959 Highland Dr

d. The Applicants shall provide a Drainage Report prepared by a Registered Civil Engineer. This report shall address the design of the 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.
e. 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.
f. 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.
g. Cut and fill slopes shall be set back from site boundaries and buildings in accordance with SBMC Section 15.40.140 and to the satisfaction of the City Engineer.
h. 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.
i. The Applicants shall obtain and submit grading security in a form prescribed by the City Engineer.
j. The Applicants shall obtain a haul permit for import / export of soil. The Applicants shall transport all excavated material to a legal disposal site.
k. 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 Resolution 2024-013
DRP22-026/SDP22-021 – 959 Highland Dr

of Record and the Soils Engineer certifying the as-built conditions.
l. An Erosion Prevention and Sediment Control Plan shall be prepared by the Applicants. Best management practices shall be developed and implemented to manage storm water and nonstorm water discharges from the site at all times during excavation and grading activities. Erosion prevention shall be emphasized as the most important measure for keeping
sediment on site during excavation and grading activities.

Sediment controls shall be used as a supplement to erosion prevention for keeping sediment on site.
m. 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.
n. Post Construction Best Management Practices meeting City and RWQCB Order No. R9-2013-001 requirements shall be
implemented in the drainage design.
o. No increased cross lot drainage shall be allowed.
p. The Applicants shall obtain the Grading and Building Permits concurrently.
q. Prior to obtaining a foundation inspection on the Building Permit, the Applicants shall submit a building pad certification statement from a Soils Engineer and an engineer or land surveyor licensed in Land Surveying per SBMC 15.40.230E
D. City Council Conditions:

I. N/A
I. ENFORCEMENT
Pursuant to SBMC 17.72.120(B) failure to satisfy any and all of the abovementioned conditions of approval is subject to the imposition of penalties as set forth in SBMC Chapters 1.16 and 1.18 in addition to any applicable revocation proceedings.

II. EXPIRATION
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DRP22-026/SDP22-021 – 959 Highland Dr

The Development Review Permit and Structure Development Permit for the project will 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.

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

In the event of such election, the Applicants shall pay all of the costs related 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 this 14th day of February 2024, at a regularly scheduled meeting of the City Council of the City of Solana Beach, California by the following vote:

AYES: Councilmembers –
NOES: Councilmembers –
ABSENT: Councilmembers –
ABSTAIN: Councilmembers –
______________________________
LESA HEEBNER, Mayor
Resolution 2024-013
DRP22-026/SDP22-021 – 959 Highland Dr

APPROVED AS TO FORM: ATTEST:
______________________________ _______________________________ JOHANNA N. CANLAS, City Attorney ANGELA IVEY, City Clerk RESOLUTION 2024-017

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SOLANA BEACH, CALIFORNIA, ORDERING THE
VACATION OF A PORTION OF A PUBLIC STREET RIGHTOF-WAY AT 959 HIGHLAND DRIVE WHEREAS, the property owner at 959 Highland Drive requested that a crescent shaped remnant of a 1939 dedicated public street right-of-way, which was realigned in 1948, be vacated, leaving the 1948 uniform 60-foot wide right-of-way in place; and WHEREAS, the City has determined that the portion of street right-of-way has not been used and is not needed for street purposes for which it was offered; and WHEREAS, notice of the intended vacation was duly published and posted in accordance with Sections 8320, 8322 and 8323 of the Streets and Highways Code; and WHEREAS, the City Council of the City of Solana Beach has considered the proposed vacation in relation to the General Plan of the City of Solana Beach; and WHEREAS, the City Council found the application request exempt from the California Environmental Quality Act pursuant to Section 15305 of the State CEQA Guidelines; and
WHEREAS, after consideration of all evidence submitted, the City Council finds the crescent shaped 1939 street right-of-way described and shown on Exhibits A and B unnecessary for present or prospective public use as a public street.

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

1. That the foregoing recitations are true and correct.

2. The portion of the irrevocable offer to dedicate street right-of-way described and shown on Exhibits A and B of this Resolution shall be vacated.

3. That the City Council authorizes the City Clerk to certify a copy of this resolution and have it recorded at the County of San Diego Recorder in accordance with Section 8325 of the Streets and Highway Code.

Resolution 2024-017
959 Highland Drive Street Vacation

PASSED AND ADOPTED this 14th day of February, 2024, at a regularly scheduled meeting of the City Council of the City of Solana Beach, California by the following vote:

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

DESC RIPTION
THAT PORTION OF HIGHLAND DRIVE IN THE CllY OF SOLANA BEACH, COUNlY OF SAN DIEGO, STATE OF CALIFORNIA AS SHOWN ON RECORD OF SURVEY 9474 RECORDED IN THE OFFICE OF THE COUNlY RECORDER OF SAN DIEGO COUNlY, OCTOBER 28, 1983 DESCRIBED AS FOLLOWS:

COMMENCING AT A POINT ALONG THE SOUTHERLY LINE OF LOT 8, PER MAP 12919, AT THE EASTERLY TERMINUS OF THAT COURSE "84"53'05" E 149.62'" TO THE INTERSECTION OF OF THE WESTERLY RIGHT-OF-WAY OF HIGHLAND DRIVE, BEING THE NORTHEASTERLY CORNER OF RECORD OF SURVEY 9474, BEING A POINT ON A CURVE CONCAVE NORTHWESTERLY HAVING A RADIUS OF 80.00 FEET, WITH A RADIAL BEARING OF NORTH 50"31 '53" WEST, THENCE SOUTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 32"46'58·, AN ARC DISTANCE OF 45.77 FEET; THENCE SOUTH 72"15'05" WEST 44.98 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE SOUTHEASTERLY HAVING A RADIUS OF 179.42 FEET, SOUTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 26"02' 41" AN ARC DISTANCE OF 81.56 FEET TO THE TRUE POINT OF BEGINNING:

THENCE CONTINUING ALONG SAID CURVE HAVING A RADIUS OF 179.42 FEET SOUTHWESTERLY THROUGH A CENTRAL ANGLE OF 25"50' 11 " AN ARC DISTANCE OF 80.90 FEET; THENCE NORTH 15"12'24" WEST 2.78 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE SOUTHEASTERLY HAVING A RADIUS OF 50.00 FEET, NORTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 88"00100" AN ARC DISTANCE OF 76. 79 FEET; THENCE NORTH 72"47'36" EAST 11 .83 FEET TO THE TRUE POINT OF BEGINNING. ~ DSON,PLS
SDE JN: 599 4

VACATION PLAT
SHEET 1 OF 2
DATE

SAN DIEGUITO EN GI NEERING , IN C
191 1 PALOMAR OAKS WAY,
Ste. 200 CARLSBAD, CA 92008
PHON E: (858) 345-11 49
www .sdeinc.com
CIVIL ENGINEER ING • PLANN IN G

LAND SURVEYING
----
EXHIBIT "B"
PLAT
--------
SCALE 1 "=50'
SDE JN: 5994 <G

VACATION PLAT
SHEET 2 OF 2
N15°12'24'W

2.78'
--
- -----
--------

SAN DIEGUITO ENGINEERING, INC
1911 PALOMAR OAKS WAY,
Ste. 200 CARLSBAD, CA 92008
PHONE: (858) 345-1149
www.sdeinc.com
CIVIL ENGINEERING • PLANNING

LAND SURVEYING

GENERAL NOTES

1. 2.

3. 4.

5. 6.

7. 8.

9. 10.

The Contractor shall carefully study and compare the contract documents with each other and with information furnished by the Owner and shall at once report to Architect errors, inconsistencies, and omissions discovered. If the Contractor performs any construction activity knowing it involves a recognized error, without such notice to Architect, the Contractor shall assume appropriate responsibility for such perfonnance and shall bear an appropriate amount of the attributable costs for correction.

The Contractor shall take field measurements and verify field conditions and shall careful ly compare such field
measurements and conditions and other information known to the Contractor with the contract documents before
commencing activities. Errors, inconsistencies or omissions discovered shall be reported to Architect at once.

The Contractor shall supervise and direct the work, using the Contractor's best skill and attention. The Contractor shall be solely responsible for and have control over construction means, methods, techniques, sequences and procedures,
including safety procedures, and for coordinating all portions of the wort< under the contract, unless the contract documents give other specific instructions concerning these matters.

The Contractor shall be responsible to the Owner for acts and omissions of the Contractor's employees, subcontractors and their agents and employees, and other persons performing portions of the work under a contract with the Contractor.

The Contractor shall be responsible for inspection of portions of work already performed to determine that such portions are in proper condition to receive subsequent work. Contractor shall correct conditions detrimental to timely and proper completion of the wort<. Do not proceed until unsatisfactory conditions are corrected. Commencement of wort< by any
trade will be considered unqualified acceptance of the
substrate and installation conditions, No claim for warranty voidance will be accepted if installation over an improper substrate has commenced.

Unless otherwise provided in the contract documents, the Contractor shall provide and pay for labor, materials,
equipment, tools, construction equipment and machinery, water, heat, utilities, transportation and other facilities and services necessary for proper execution and completion of the work, whether temporary or permanent and whether or not incorporated or to be incorporated in the work.

Unless otherwise provided in the contract documents, the Contractor shall secure and pay for the building permit and other permits and governmental fees, licenses and inspections necessary for proper execution and completion of the work, including certificate of occupancy, which are customarily secured after execution of the contract and which are legally required when bids are received or negotiations concluded.

The Contractor shall comply with and give notices required by laws, ordinances, rules, regulations and lawful orders of public authorities bearing on performance of the work.

It is not the Contractor's responsibility to ascertain that the contract documents are in accordance with applicable laws, statutes, ordinances, building codes, and rules and
regulations. However, if the Contractor observes that portions of the contract documents are at variance therewith, the Contractor shall promptly notify Architect in writing, and necessary changes shall be accomplished by appropriate
modification.

The Contractor shall not damage or endanger any portion of fully or partially completed construction of the Owner or separate contractors by cutting, patching or otheiwise altering such construction.
-~
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VICINITY MAP /!
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~ ---------------------------1
£ PROJECT SITE
i
~
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11 . The Contractor shall keep the premises and surrounding area free from accumulation of waste materials caused by
operations under the contract. At completion of the work, the Contractor shall remove from and about the project waste materials, rubbish, Contractor's tools, construction equipment, machinery, and surplus materials.

12. The Contractor shall not be relieved of responsibility for deviations from requirements of the contract documents by Architect's review of shop drawings, product data, samples or similar submittals unless the Contractor has specifically informed and obtained written approval from the Architect.

The Contractor shall not be relieved of responsibility for errors or omissions in shop drawings, product data, samples or similar submittals by Architect thereof. The Contractor shall be solely responsible for providing a complete installation of elements whether or not the shop drawings have been
reviewed by Architect.

13. The Contractor shall submit two prints of required shop drawings for review by Architect prior to execution of work.

14. All areas to receive millwork shall be field measured prior to construction.

15. All cabinet wort< shall conform to the applicable requirements of the Woodwork Institute of California and the latest edition of the "WIG Manual of Millwork".

16. Dimensions are to face of stud or face of masonry unless otherwise noted.

17. The Contractor shall verify equipment rough-in requirements with the equipment manufacturers.

18. The Contractor shall provide all necessary blocking, backing framing, hangers or other support for all fixtures, equipment, cabinetry, furnishings and all other items.

19. Notify Owner of non-availability of specified materials at the time of bidding. If no notice is given, it will be assumed the materials are available.

20. Substitutions of specified products will require written approval by Architect prior to ordering or installation.
21 . Do not scale the drawings.

SYMBOLS

ROOM TAG
Room name ::7-:-i_---- ROOl,INUh9!3'
101~ ..-- ROOltl SQU.-.REfOOTAGE
150SF

DETAIL CALLOUT
L ~_Ll _ S_IM ___ ""'~"""""'
A101

ELEVATION CALLOUT

INTERIOR ELEVATION CALLOUT
, A~-"~""-
y-.:_____ _, ....... 4

SECTION CALLOUT
-~~ ,_,"""""'

LEVEL INDICATOR
Name_.-rn.uN~
Elevation ~
-.........___I..E'VELB..EV.-.TION

SPOT ELEVATION
~ - - ---·.POTa.E'V~TIOfl

VIEW REFERENCE
1 / A101 ---SHE.ETHUM8EII
' ""---V.F>IIHU~
,r
t
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WI NDOWTAG
A'~ ---W1,00WTYP£

POOR TAG
101 :,.._ ___ """"""""'

WALL TYPE TAG

FIXTURE TAG

KEYNOTE TAG
r-,--:i.

LIGHTING FIXTURE TAG
r,::i

REVISION TAG

STRUCTURAL GRID TAG
A-..----
'------srRI.CTIJRAI..
'"""'"'

DIMENSIONS
3'-B-(E)
1" EXISTING !8 ~
=~:~
3·.,e·
1" D~SIOtHSTOf~CEO,
~:~~ OTHVl'M!E »oTEO
3'- B" DMEN9IONISTOC£HTER l g'~~'"°

APPLICABLE CODES
All work on this project shall comply with all current applicable building codes, ordinances, and any City of Solana Beach amendments, including, but not limited to :
2022 California Building Code, CCR, Title 24, Part 2, Vol. 1 & 2 2022 California Residential Code, CCR Title 24, Part 2.5 2022 California Electrical Code, CCR, Title 24, Part 3
2022 California Mechanical Code, CCR, Tille 24, Part 4
2022 California Plumbing Code, CCR, Title 24, Part 5
2022 California Energy Code, CCR, Title 24, Part 6
2022 California Fire Code, CCR, Title 24, Part 9
2022 California Green Building Code, CCR, Title 24, Part 11 2022 California Building Energy Efficiency Standards

DEFERRED SUBMITTALS
Installation of deferred approval items shall not be started until detailed plans, specifications, and engineering calculations have been accepted and signed by the architect or engineer who has been delegated the responsibility of covering the wort< shown on a particular plan or specification, and approved by the City of Solana Beach. Deferred items shall be completed prior to occupancy of the building affected by the deferred wort<.

Changes to the approved drawings and specifications shall be made by an addenda or a change order approved by the City of Solana Beach.

All wort< shall conform to Title 24, California Code of Regulations (CCR) and any City of Solana Beach amendments.

Deferred approval items are as follows:

1. FIRE SPRINKLER SYSTEM DRAWINGS

2. SOLAR PV SYSTEM DRAWINGS
The plans and specifications shall be stamped and signed by the architect or engineer of record before submittal to the City.

SPECIAL INSPECTIONS
Notice to the Applicant/Owoer/Qwner's Agent/Architect/Engineer qf ~ : By using this permitted construction drawings for
constructionfo nstallation of the wort< specified herein, you agree to comply with the requirements of the City of Solana Beach for special inspection, structural observations, construction material testing and off-site fabrication of building components, contained in the statement of special inspections and, as required by the California construction codes.

Notice to the ContractortBuHdertlnstallertSubcontractortQwner- ~ By using this permitted construction drawings for
construction/installation of the work specified herein, you acknowledged and are aware of, the requirements contained in the statement of special inspections. You agree to comply with the requirements of the City of Solana Beach for special inspections, structural observations, construction material testing and off-site fabrication of building components, contained in the statement of special inspections and, as required by the California construction codes.

PROJECT DATA
APPLICANT: STEVEN CONNOR & ESTHER SETIADI
1900 S. RIVER DRIVE # 111
PORTLAND, OR 97201
760.855.7079
[email protected]
SITE ADDRESS: 959 HIGHLAND DRIVE
SOLANA BEACH, CA 92075
APN: 298-270-12
LEGAL DESCRIPTION: SEC 2-14-4W'SEQ'PAR PER ROS 9474

IN N HOF SEQ OF
GROSS LOT SIZE: 27,442 SF (0.63 ACRES)
NET LOT SIZE:

ZONE:

YEAR BUI LT:

OVERLAY ZONES:
24,564 SF (0.56 ACRES)

MEDIUM HIGH RESIDENTIAL
(8-12 DU/ACRE)
NIA
SETBACKS:

HILLSIDE

REQUIRED
MINIMUM:

PROPOSED

MINIMUM W/
R.OW. VACATION:

FRONT:

INTERIOR SIDE:

STREET SIDE:

REAR:
20'
5'
10'
15'
HEIGHT: MAXI MUM:

EXISTING:
22' - 6"
13' - 9·•
10'
51' - 9"
30'
NIA
PROPOSED: 28' -11 " +/-
FLOOR MAIN LEVEL LIVING AREA:

AREA: LOWER LEVEL LIVING AREA:

PARKING:

STORIES:

MAIN LEVEL GARAGE:

COVERED EXTERIOR AREAS:

SUBTOTAL:

OFF-STREET PARKING EXEMPTION:

TOTAL PROPOSED FLOOR AREA:

MAX. ALLOWABLE FLOOR AREA:
27,442 SF x 0.75 ;
PROPOSED FLOOR AREA RATIO:
4,025 SF/ 27,442 SF;
GARAGE SPACES:

GUEST SPACES:

EXISTING:

PROPOSED:

OCCUPANCY: R-3 1 U

TYPE OF
CONSTRUCTION: V-B, SPRINKLERED
3 1
0 2
1,894 SF
1,648 SF
787 SF
~
4,425 SF
j1QQLSE
4,025 SF
20,581 SF
15%

SHEET INDEX

SHEET SHEET NAME
NUMBER
TS01 Title Sheet
TS02 Floor Area Dn1gram
AS01 Existing Site Survey • Upper
AS02 Existing Site Survey • Lower
AS03 Architectural Site Plan • Upper
AS04 Arch1tecrural Sne Plan • Lower
ASOS Story Pole Plan
C01 Prehmmary Grading Plan
CO2 Erosion Conuol Plan
COJ Slope Analysis Plan
A101 Proposed Lower Level Floor Plan
A103 Proposed Main Level Floor Plan
A301 Proposed Roof Plan
A401 Proposed Budding Elevations
A402 Proposed Building Elevations
A501 Proposed Bu1ld1ng Sections
A502 Proposed Building Secilons
L-1 Landscape Construcoon Pl an
L-2 Landscape Construction Plan
L-3 Hyd<ozone Plan ,., Planbng Plan
L-5 Planting Plan
, .. Planting Noles. and Details

SCOPE OF WORK

NEW SINGLE-FAMILY RESIDENCE AND ASSOCIATED
SITEV\CIRK AND LANDSCAPING.

PROJECT TEAM
OWNER:

ARCHITECT·
CONTRACTOR:

STRUCTURAL
ENGINEER:
.cL\i!.l.

ENGINEER:

GEOTECHNICAL
ENGINEER:
.E.N.E.RGY
COMPLIANCE:
~
BIOLOGIST:

STEVEN CONNOR & ESTHER SETIADI
1900 S. RIVER DR. #111
PORTLAND, OR 97201

ECO MINDED SOLUTIONS
9530 PADGETT STREET
SUITE 109
SAN DIEGO, CA 92126
858. 779.1225
ATTN: JOHN HECKEL
[email protected]

ECO MINDED SOLUTIONS
LICENSE B-948204
9530 PADGETT STREET
SUITE 109
SAN DIEGO, CA 92126
858.779.1225
ATTN: MARK COHEN
[email protected]
TBD
ADDRESS 1
ADDRESS 2
PHONE
ATTN:
email
SAN DIEGUITO ENGINEERING, INC.
1911 PALOMAR OAKS WAY, SUITE 200
CARLSBAD, CA 92008
858.345.1149
ATTN: JOSHUA REEVES
[email protected]
GEOSILS, INC.
5741 PALMER WAY
CARLSBAD, CA 92010
760.931 .0915
ATTN: ROBERT CRISMAN
[email protected]
TITLE 24 AND MORE
858.2919156
ATTN: JEN GAGNE
jen@tille24a_ndmore.com

MERKEL & ASSOCIATES
5434 RUFFIN ROAD
SAN DI EGO, CA 92123
858.560.5465
ATTN: ADAM H. BEHLE
[email protected]
~--------------------1

DISCRETIONARY PERMITS
DEVELOPMENT REVIEW PERMIT: DRP22-026
STRUCTURE DEVELOPMENT PERMIT: SDP22-021
COASTAL DEVELOPMENT PERMIT:

E C 0

M I N D E D

SOLUTIONS
ecoM1Noeo • , SOLUTIONS
LICENSE NUMBER: 8-948204
9530 PADGETT STREET, SUITE 109
SAN DIEGO, CA 92126
(0 ) 858.779.1225
(F) 858.779.1054
VVVVVV.E COM INDE DSOLU TIONS.COM
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----

FLOOR AREA CALCULATIONS
MAIN LEVEL LIVING AREA:

LOWER LEVEL LIVING AREA:

MAIN LEVEL GARAGE:

COVERED EXTERIOR AREAS:

SUBTOTAL:

OFF-STREET PARKING EXEMPTION:

TOTAL PROPOSED FLOOR AREA:

MAX. ALLOWABLE FLOOR AREA:
27,442 SF x 0.75 =
PROPOSED FLOOR AR EA RATIO:
4,025 SF / 27,442 SF =
LEGEND

GARAGE FLOOR AR EA
■ LIVING AREA

EXTERIOR COVERED AREA
1,894 SF
1,648 SF
787 SF
4 ~
,425 SF
.MQQl..fil:
4,025 SF
20,581 SF
15%
E C 0

M I N D E D

S O L U T I O N S
ecoM1NoEo
• , SOLUTIONS
LICENSE NUMBER: B-948204
9530 PADGETT STREET, SUITE 109
SAN DIEGO, CA 92126
(0 ) 858.779.1225
(F) 858.779.1054
WWW.E COMINDEDSOLUTIONS.COM
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TS02
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N 1938400
Existing Site S urvey
- Upper
AS01
N 1938200
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::J.... Project:

AEAOTECH MAPPING. IN
ATM #CA0622-131
Contour Interval: 1 Foot
Map Scale 1" ==20'
Plot Sca le: N/A
0 0
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N
'° w
Highland Drive
(San Diegq CA)
Legend
• CACTUS ~ - - ,f SGNS J FIRE HYDRANT
♦ + AfRIAl PANELS * PAU-ATREE BILLBOARD c::, O METER / UTILITY GRlDTEXT 0 SINGLETREE = OVERHEAD SIGNS .... MANHOO
+ GRtDTlO: f FlAG ~ STREITS!GN VALVE
X
_, SPOT ELEVATION ,/\ GATE I' POST / BOLLARD CATCH BASIN ) CULVERT
¢ UTILITY POLE
-* TRANSMISSION
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MATCHLJNE
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GRAPHIC SCALE
-----■·•···" 40 60 80
+ N 1938200
Existing Site Survey
- Lower
0 0
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AS02
N 1938000
Fl ight Date:

San Dieguito Engineering Inc June 20, 2022
Photo Scale:
4cm Digital
TRAFFIC SIGNAL ~ MINE c::::i BUILDING TRAFFIC LANE PAINT CONCRETI: ~ INDEXCONTOUP./TEXT VEGETATION UN~ CZ> PEDESTRIAN SIGNAL ,I, ◊ BIKElANE = SWIMMING ?OOL PARKING STRIPES -++-+- RA!LROAO INTER CONTOUR GOLF FAIRWAY -:,: STREETLIGHT 6.w HANDICAP BRIDGE ROAD / PAVEMENT FENCE -,;,_ INDEX DEPRESSION / TOO GOLF GREEN / TEE t f STRAIGHT ARROWS EIII II TR.AH!( PAINT CANOPY DIRT ROAD/ TRAIL -+- RETAINING WALL lNTER DEPRESSION GOLF SANOTAAP ~ DIRECTIONAL ARROWS B IJ B TRMFIC PAINT ROCKS CURB/ GUTTER --u- GUARD RAIL -- WASH / WATER FIELD / GRASS (E) MULIT-FAMILY

RESIDENCES
(TRIPLE CROWN)

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Architectural Site Plan - U er
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--
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R = 60.00'
L = 43 91'
--------------
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-- --- HIGHLAND DRIVE TO BE .. -- • - • _ • _ • --

WIDENED TO A MINIMUM
WIDTH OF 20'-0" \.'VHERE

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SOL.ANA BEACH STANDARDS
SCALE: 1" =20'
40 60
(E) RETAINING WALL TO

BE REMOVED
(El RETAINING WALL TO
REMAIN

NEW RETAINING WALL OR

NEW PARTIAL-HEIGHT WALL
ABOVE {EJ RETAINING WALL

NEW BUILDING WALL PER
WALL TYPE SCHEDULE.

AREAS OF STEEP SLOPES
{GREATER THAN 25%)

PROJECT TRUE
UORTH l"KJRTH
80 APPLICANT:

PROJECT DATA

STEVEN CONNOR & ESTHER SETIADI
1900 S. RIVER DRIVE# 111
PORTLAND, OR 97201
760.855. 7079
[email protected]
SITE ADDRESS: 959 HIGHLAND DRIVE
SOLANA BEACH, CA 92075
APN: 298-270-12
LEGAL DESCRIPTION: SEC 2-14-4W SEQ•PAR PER ROS 9474

IN NH OF SEQ OF
GROSS LOT SIZE:

NET LOT SIZE:

ZONE:

YEAR BUILT:

OVERLAY ZONES:
27,442 SF (0.63 ACRES)
24,564 SF (0.56 ACRES)

MEDIUM HIGH RESIDENTIAL
(8-12 DU/ACRE)
NIA
SETBACKS:

HILLSIDE

REQUIRED
MINIMUM:

PROPOSED

MINIMUMW/
ROW VACATION:

FRONT:

INTERIOR SIDE:

STREET SIDE:

REAR:

HEIGHT:
20'
5'
10'
15'
MAXIMUM:

EXISTING:
22' - 6"
13' -9"
10'
51' - 9"
30'
N/A
PROPOSED: 28' -11" +/-
FLOOR
AREA:

PARKING:

STORIES:

MAIN LEVEL LIVING AREA:

LOWER LEVEL LIVING AREA:

MAIN LEVEL GARAGE:

COVERED EXTERIOR AREAS:

SUBTOTAL

OFF-STREET PARKING EXEMPTION
TOTAL PROPOSED FLOOR AREA:

MAX. ALLOWABLE FLOOR AREA:
27,442 SF x 0.75 =
PROPOSED FLOOR AREA RATIO:
4,025 SF / 27,442 SF•
GARAGE SPACES:

GUEST SPACES:

EXISTING:

PROPOSED:

OCCUPANCY: R-3 / U

TYPE OF
CONSTRUCTION: V-8, SPRINKLERED

SOURCE OF
0 2
1,894 SF
1,648 SF
787 SF
~
4,425 SF
l.®.Ql.fil
4,025 SF
20,581 SF
15%
TOPOGRAPHIC DATA: AEROTECH MAPPING INC., JUNE 2022

VICINITY MAP

PROJECT SITE
\I/A 0£ LA VALLE
E C 0

M N D E D

SOLUTIONS
ecoM1NoEo
• ,SOLUTIONS
LICENSE NUMBER: B-948204
9530 PADGETT STREET, SUITE 109
SAN DIEGO, CA 92126
(0 ) 858.779.1225
(F) 858.779.1054
WWW.ECOMINDEDSOLUTIONS.COM
PROJECT TITLE:
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CITY OF SOLANA BEACH

SEVVER EASEMENT
' -,
00 PROJECT DATA
APPLICANT: STEVEN CONNOR & ESTHER SETIADI
1900 S. RIVER DRIVE# 111
PORTLAND, OR 97201
760.855. 7079
[email protected]
SITE ADDRESS: 959 HIGHLAND DRIVE
SOLANA BEACH, CA 92075
APN: 298-270-12
LEGAL DESCRIPTION: SEC 2-14-4WSEQ•PAR PER ROS 9474

IN N HOF SEQ OF
GROSS LOT SIZE: 27,442 SF (0.63 ACRES)
NET LOT SIZE: 24,564 SF (0.56 ACRES)
ZONE: MEDIUM HIGH RESIDENTIAL
(8-12 DU/ACRE)
YEAR BUILT: ' N/A
OVERLAY ZONES: HILLSIDE
SETBACKS: REQUIRED PROPOSED
MINIMUM: MINIMUMW/
ROW. VACATION:

FRONT: 20' 22' -6"
INTERIOR SIDE: 5' 13' -9"
STREET SIDE: 10' 10'
REAR: 15' 51 ' -9"
HEIGHT: MAXIMUM: 30'
EXISTING: N/A
PROPOSED: 28' -11 " +/-
FLOOR
AREA:

MAIN LEVEL LIVING AREA:

LOWER LEVEL LIVING AREA:

MAIN LEVEL GARAGE:

COVERED EXTERIOR AREAS:

SUBTOTAL:

OFF-STREET PARKING EXEMPTION:

PARKING:

STORIES:

TOTAL PROPOSED FLOOR AREA
MAX. ALLOWABLE FLOOR AREA:
27,442 SF x 0. 75 =
PROPOSED FLOOR AREA RATIO:
4,025 SF/ 27,442 SF =
GARAGE SPACES:

GUEST SPACES:

EXISTING:

PROPOSED:

OCCUPANCY: R-3 / U

TYPE OF
CONSTRUCTION: V-8, SPRINKLERED

SOURCE OF
3 1
0 2
1,894 SF
1,648 SF
787 SF
___22..SE
4,425 SF
~
4,025 SF
20,581 SF
15%
TOPOGRAPHIC DATA: AEROTECH MAPPING INC., JUNE 2022

VICINITY MAP

PROJECT SITE
;, SCALE: 1" =20'
• ~~TRUE 'VJ @ i ----.,. --•Jli '"""'" NORTH 4 Of: LA VALLE e 20 40 60 80 NOTT05CALE
E C 0

M I N D E D

SOLUTIONS
ecoM1Noeo • , SOLUTIONS
LICENSE NUMBER: 8-948204
9530 PADGETT STREET, SUITE 109
SAN DIEGO, CA 92126
(0 ) 858.779.1225
(F) 858.779.1054
WWW.ECOMINDEDSOLUTIONS.COM
PROJECT TITLE:

REVISIONS
STAMP:

DRAWN BY:

JAH
CHECKED BY:

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SHEET NAME:
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Architectural Site Plan
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AS04
"'L-------------------------------------------------------------------- POLE
NUMBER
BASE

ELEVATION

PLANNED LENGTH DESCRIPTION

ELEVATION

STORY POLE

POLE BASE PLANNED

NUMBER ELEVATION ELEVATION
MATRIX
APPROX. DESCRIPTION POLE BASE PLANNED APPROX. DESCRIPTION LENGTH NUMBER ELEVATION ELEVATION LENGTH l .... ----+------+-- ------1-- - - --1--- ---- ---+---- ---.-- - - ---+- -------+------1----------+----1---------.--------+----+---------+ ~ SP 1 38.83' 55.50' (T.0 . RAILING) 16.67' NW CORNER SP 9 (TJ 51 .67' 67.50' {T.O. CHIMNEY) 15.63" SOUTH SIDE SP 17 52.75' 64.83' (T.O. MAIN ROOF) 12.08' SE CORNER • ....----+='-'--------+-="'----'==='-------f--'-'=-----1-====='--------+-------+-------+--------+------l----"'==------+----l-"=------4--==--======+-==---+-======----+ 38.83' 52.00' (T.O. DECK)

42.79' 55.50' (T.O. RAILI NG)

13.17" MAIN LEVEL DECK

12.71' NE CORNER
CHIMNEY 52.75' 60.83" (T.O. GARAGE ROOF) 6.06' MAIN LEVEL BLDG.

NW CORNER SE CORNER
] __ s_P_2 __ -+-------+-~~~~~~--f----'~---+------------< 42.79' 52.00" (T.O. DECK) 9.21' MAIN LEVEL DECK SP 10 44 .67' 69.17' {T.O. TOYVER ROOF) 24 .30" SP 16 52.55' 60.63' (T.O. GARAGE ROOF) 6.28' 44 .67' 64.63' (T.O. MAIN ROOF) 19,96' TOWER ENTRY AREA ROOF 1 ..._s_P_'---+='"-----+-="'----'==='-------l---'=----1-=====----+-------+-------+---- --- -+------l----------+----i-"=------4--==--======+-="------+-----'--''----------+

43.62' 55.50' {T.0 . RAILING)

43.82" 52.00' (T.O. DECK)
11 .66' SW CORNER

8.18' MAIN LEVEL DECK
44 .67' 55.50' {T.O. RAILING) 10.63' SP 19 52.46' 64.63' {T.O. MAIN ROOF) 12.37' SW CORNER 44 .67' 52.00' (MAIN LEVEL FLOOR) 7.13' 52.46' 60.63' (T.O. GARAGE ROOF) 6.37' STORAGE

43.61' 69.1 7' {T.O. TOWER ROOF) 25.36' NE CORNER "C
]
1 SP 4 52.31 ' 64.83' (T.O. MAIN ROOF)

52.31 ' 55.50' (T.O. RAILING)

52.31' 52.00" (T.O. DECK)

12.52' SW CORNER

3.19' MAIN LEVEL BLDG
-0.31 '(CUT)
SP 11 SP 20 NOT USED 43.61' 64.83' {T.O. MAIN ROOF) 21.02' TOWER SP 12 49.54' 69.17' (T.O. TO\'VER ROOF) 19.63' SW CORNER SP 21 52.61 ' 60.63' {T.0 . ENTRY ROOF) 6.22' SW CORNER ENTRY AREA ROOF i ..._S_P_S---+------+---------1------1--------- -+---- --l-------+--------+-----+---'-=~------+----I--------I--------+--------!--- ---------, 43.25' 64.83' (T.O. MAIN ROOF) 21 .56' NW CORNER

MAIN LEVEL BLOG
TOWER
SP 13 50.98' 69.17' {T.O. TOVv'ER ROOF) 16.19' SE CORNER SP 22 52.54' 64.63' (T.O. MAIN ROOF) 12.29' SOUTH WALL TOWER 52.54' 60.63' {T.O. ENTRY ROOF) 8.29' MAIN LEVEL BLDG. £.-----+------+---------1--- --+----'-'----- -+------1----- --+--------+-----+---------+----1-"=------1--=~=~=---'-=~+-==---+---------+ 64.63' (T.O. MAIN ROOF) f. SPS 1 .-----+------+---------1-----+----------+------1-------+--------+-----+---------+- - --1-'-=------1--=~======+=---+---------+ 43.91 ' 64.83' (T.O. MAIN ROOF) 20.92' SW CORNER MAIN LEVEL ROOF SP 14 42.30' 60.83' (T.O. GARAGE ROOF) 16.53' NW CORNER SP23 43.62' 21 .01' NW CORNER GARAGE 43.62" 60.63' (T.O. GARAGE ROOF) 17.01' MAIN LEVEL DECK - SP?
{ .-----+------+---------1-'-- ---+----------+------1-------+--------+-----+---------+----1-'--------1--------+-----+---------+ 41.29' 64.83' {T.O. MAIN ROOF) 23.54' NW CORNER

MAIN LEVEL ROOF

24.20' NORTH SIDE
SP 15 41 .70' 60.83' (T.O. GARAGE ROOF) 19.13' NE CORNER GARAGE
SP 16 43.62' 17.01' SE CORNER

STORY POLE LEGEND

ABBREVIATIONS
SP#
EL.
®

STORY POLE NUMBER

ELEVATION ABOVE LOI/I/ER LEVEL DATUM

STORY POLE

STRING LINE WITH FLAGGING

TOPOGRAPHIC DATA PROVIDED BY
AEROTECH MAPPING, INC., JUNE 2022
SP 8 {T) 43.30' 67.50' {T.0. CHIMNEY)
'g -----~------~--------~---~--------~---~------~--------~---~--------~----~-----~--------~---~--------~----------------------------11 CHIMNEY 60.63' {T.O. GARAGE ROOF) GARAGE ]
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52.00'155.50'
I SP 7 -----~ 11
EL. 64.83' • I
•
'

ROOF OVERHANG
SP 5 EL. 64.83'
SP 4 ------~11
EL. 52.00'/55.50'/64.83'
SP3 ----,
EL. 52.00'/55,50'
SP6 ------~
EL. 64.83'

ROOF OVERHANG

I (N) POOL I

I (N) UPPER DECK
SP14
EL. 60.83'
SP23 ---~
EL. 60.83'164.83'
SP 11
EL. 64.83'/69.17
-----------
(N) LOWER DECK
F.F. 40.5'
SP 15
EL. 60.83'
E C 0

M N D E D

SOLUTIONS
eco MINDED
• ,SOLUTIONS
LICENSE NUMBER: 8-948204
9530 PADGETT STREET, SUITE 109
SAN DIEGO, CA 92126
(0 ) 858.779.1225
(F) 858. 779.1054
WWVV. E COM INDEDSOLUTIONS.COM
PROJECT TITLE:
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Ste Pole Plan
3/16"= 1'-0"
DATUM ELEVATIONS LEGE N D LOWER LEVEL 40.25'
UPPER LEVEL 51 50'

FINISH FLOOR ELEVATIONS
LOWER LEVEL· 41.00'
UPPER LEVEL 52.00'
PRO..ECT T~IJE
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(E) RETAINING WALL TO

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NEW BUILDING WALL PER
WALL TYPE SCHEDULE.

AREAS OF STEEP SLOPES
(GREATER THAN 25%)
CHECKED BY:

JAH
SHEET NAME:

DATE:
1/1 5/2024
Story Pole Plan
AS05
ENG'NE£R Of WORK
Ely. JOSHUA D RE',"i'.S
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VICINITY MAP

ABBREVIATIONS
FF
Ft;
F1.

I'S
1£.

P£.

PVC
re
TW
EC
8-.V
F1NISH F'"t.OOR
FlN1SH GRAPE

FLOWUNE ELEVATIONS
FJ:IISH SURF't.CE
!NVERf Ei.EVAT!CNS
PAO El..£V/1<!0N

POLYVINYL CHLORIDE PIPE
TOP 01' GRAT£

TOP OF' RAIL

TOP OF WALL

EXISTING GRADE
BOtTOM O:'." WALL
GRACE
PROFERTY 1)UE
RIGHT Cf WA'! LINE
$CT BAcK u,:,
EASEM£NT LINE
FROPOSEO RF.JAlNlNG WALl.

PRO?OSED FF::'.E ST;.JiDING
WN..l.

P~O?QSED WC0:)EN RAIL
~Ol'OSED CURB &: CUTTER
EXISTING ~ITNNING Wfil
PERV"iOUS PA\.ERS
PVC STORM ~AJN
TRENCH 0RAl1'f
24-x24 .. GROOt<S BOX
12'"x1.2'" AREA DRA!f;

STORM DRAIN/ SEWER CLEAN OUT
ROOF DRAm OO'liN SPOUT
RIil RAP
D-25 CURB OUTl.IT
O::.MOLISH (Xtsi!NG AC
PAVEttENT
•
C!l)' Af"'RCNED CHANGES qECOUME:NOEO FOR APPROVAL APPROVED FOR CONSTRucnoN CITY OF SOLANA BEACH DtSCmP'ffOH: Cff'f c• DtL i.t~R Bf.'.~.SS or..:K PREUM,Nf.Jtf GRADl~,G PL.:N FOR:
~=======================t===t=~ Oat•=--- By: V¢hammed Sammok, CitynaJ~~;;;;:-- ~L"a, ~ ~ ~~~T ~t. ~"( ~. 959 HIGHLAND DAl\tE Dete-:___ R.C.E.: J.7146 Exp: 6/':.-0/24 QLV.; 15.50 D.\Tt.M; NG'-iO 29 CONNER & SEPAOi RESrOEUCt 'i.
/
NOTES
@ ~~~~~G WALL iO n~i.l.AIN ,!,; CAPFED WirH o;;.CK
@ Rt.i~INU WALi.. PER ARCHm.::cr1..,AAL Fi.AN
CQ SF~C'rAl JE:SIG:, RET,'•ltJ!N(j; '//ALL
© PERMEASlE PAVEP-5
\V CUR£! & GUTTER Pl:il G-< OF SORSD
{@) C,•.!U RE~,, 1N1w; WALL ;')ER ,:::,..4 so;so
@ PROPOSfO RIGHT OF WAY VACATION
@ PROPOSED CURB 01J11£T PER SORSD 0-25
EAfill:!WO RK UNOEBND:TH FOOTPfttt;T C'Sf 4i~ C.Y
F.LI. '.O C.Y.
{HJJSID~ t:"OQfi"lWT WT 941 C.Y, FILL 143 C.Y.
~oomw t)·CAyAriw,
CVT 8 C:i.

R£)J?YJJ./R[CQUPA£:ft{l~{
~---- 5 C,Y.

Gi<OSS CUT 1411 C.Y.

GROSS FlLcL 153 C.Y.
ttE:T EXPORT 1256 C.Y.
~PERVIOUS AREA
EX1Snt4G !MPER\/!OtJS AREA:
~CPO!:LD !LtP£"RV1--CUS ARrA: PROPO~E;) G-Z C~R3 t, c,.rrn:.,, PEIMOUSN!FA
PERV!CUS PA'.ER AREA:
tll2m
500 St' 4940 Sf
eco sF
2310 Sf
<;TORM ,RAJ1, OUTLCT MD SE'l<,R t.Afc""1. 1,iLL Ee
,rtSTAlLW lJSNG t-'.CRIZOWAL O.RECT!CNAL L.R'ilUMI> TO MINIMIZE SURFACE DlSTURa»ICE N!'AS l!ll.\NO CO,\STN ... BU;FFS .

O
~ fY 20·
SCALE: 1'" • 20·
SOLANA BEACH, CA C01
•E:

Sheet l vf --1:
fi;./JN:)tt
- iHREE LAYERS OF GRAV£:., BAGS ~irr--1 ENvS- OV£P,-..APP£D @GRAVEL BAGS (CSQA SE-6)
.J. fACKRlL MID COUPACT TH'£ EXO\!AJ'[C SOfi.
@SILT FENCE (CASQA SE-1)
@ TEMPORARY GRAVEL BAG CHECK DAM
(CASQA SC- 4)
:!14. X .v.:.• ~ ~~j(i:$. t.W:
f1;;,/;~:~::~c~f tt·~,1t~~
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S:'.:½l.. 2' -:'O -4• :-.,f:R
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(ID FIBER ROLL (CASQA SE- 5)
EROSION CONTROL LEGE'.\!D
MA.TE.RIAL OCLl'/ERV ANO STORAC£ AREA P(R WM-1
STORM DAAN !Nu.I PKUTECTJON PER sc-rn
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LOCAnoN:. N\,Y CO.,:. Of CONC. '/M,1."; Ai S[ too. if if'IE. ,t.T[P'St.,;;~ ~• VA vi.. l,.J, WiJ..£ 4: ..¾WY ti'v~t.. 1:1..VO.

Ell\/.: t5.~~' 0,,..'l"_,)J N<G.":: 21)
;;;..- ; • ,,,,~

CITY OF SOLANA BEACH
959 HIGHLAND DRIVE SOLANA BEACH, CA
\
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ss---ss --. - --.,
- s ' s--ss~:==
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~

PROPOSED RETAINING WALL

EXISTING RETAINING WALL
PER\/lOUS PAYERS

PVC STORM DRAIN

TRENCH DRAIN
24 "x2+" BROOKS BOX
1rx12" AREA DRAIN
STOR" ORAJN CLEAN OUT
~- so--
El VIC INI TY MAP
2 3
4' -6" 15' - 6''
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' Primary Bedroom
:
~ (El MID•LEVEL

RETAINING WALLS TO

REMAIN TYP
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COURSES OF WALL TO

MATCH HEIGHT OF (E)

ADJACENT FINISHED

SURFACE
0:0
319SF
4 LEGEND
5 5.1 6
17- 7112"
95'-1"
19'- 5"
(N) LOINER DECK
F.F. 40.67'
7 8

FIRE PIT
I I Bedroom #1 Bath #1
[JI:] DO
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-------
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---
10 11

OUTDOOR
LIVING
F.G. 40.17' +/-
MAIN 225 AMP ELECTRICAL PANEL
'
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'
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19R@0'-7"
"·11'' ~
'' ' ' ' ' :itl.llllJ ~i ' ' ' ' : : ' ' : , • 1111 I. ' ' I (E) RETAINING WALL TO
BE REMOVED.
(El RETAINING WALL TO
REMAIN.

NEW RETAINING WALL OR

NEW PARTIAL-HEIGHT WALL
ABOVE (E) RETAINING WALL.

NEW BUILDING WALL PER
WALL TYPE SCHEDULE.

AREAS OF STEEP SLOPES
(GREATER THAN 25%)
=
"
·1.
-1 .

UP
NEW 3' - 6" HIGH
STUCCO flNISHED

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ABOVE (E) RETAINING
WALLS TYP.
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WALLS TO REMAIN TYP
A
B.3
~ • ~
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~ I [Jill L _QO __ _J [JI:] ij= ~ ----- ~ --- - ----...Storage _________ _ 120SF L - ~- - - - l 446SF 101 SF 53SF Fj ------34 SF- 176SF 22 ----- CBl.lHG O l'.fT CEJUNGO \D'Q' Q.HQOPet~ CIE!UN00•,1/' ___ J:EL»G'Q;"'.b-- 1' ceuuoa•.c- CI..NOHT VAA!ES a N~,;;;-P~E~o:;.o-FoRMED - ___ - ----- I AN NFPA 13D COMPLIANT Enclosed CONC RETAINING WALL TYP __ - - :1::: FIRE SPRINKLER SYSTEM / 20' FRONT SETBACK DUE TO
PUBLIC R O.W GREATER THAN 55'
LINE OF FLOOR - - - - - ~'I SHALL BE INSTALLED TO ____,/ ABOVETYP ___ ,,_ INCLUDE FIRE THISWALLATUPPER .,,.,. - __.:_._--, M- RETAINING WALL TO _,,,. - _,,,. -- ~ (El UPPER RETAINING ---- µ.i SPRINKLERS IN ALL REMAIN (PARTIAL _- _ - - 2 WALLS TO BE REMOVED .- _,., .-, ;~g~\\~c8::~:~g_~~S ::.~~~tLATTOP OF - _ - - A402 _,., .- I I OF SIZE OR USE. IN
_ - - _..- .- ADDITION. PATIOS, OR
_ _ - - ~ OUTDOOR COVERS 10
~ - • - • - • - • - • - i' ~ _ _ _ _ _ FEET OR GREATER IN - • -- • • .._ • - DEPTH SHALL HAVE FIRE -- • -- - - - - ...... ~. ,I ~PRINKLERS INSTALLED. -
-- • --- - L1NE OF PROPOSED ' • ... ------l-----==-=--:=:--:::=-=-==-=-==-~==--::-:----1 I C.1
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.-- - --

PROJECT
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M N D E D

SOLUTIONS
ec O MINDED

SOLUTIONS
LICENSE NUMBER: 8-948204
9530 PADGETT STREET, SUITE 109
SAN DIEGO, CA 92126
(0) 858.779.1 225
(F) 858.779.1054
VVVVW.ECOMINDEDSOLUTIONS.COM
PROJECT TITLE:
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DATE:
1/15/2024
Proposed Lower Level
Floor Plan
A101
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WALL BELOW

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WALL BELOW 10

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------- ------------------ ------------------------------ ' I F.G. 51 S'+/- : , /
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/
/ /
/
28' -21/4~
/
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er Floor

BREEZE BLOCK
WALL TYP.
'
5 5.1 6 7 8 9
101'-4"
13'-1" 10' - 101 /2" 33'-5"
79SF CEIUNG012',0"
I 10 ( 11
-----
(E) RETAINING WALL TO
BE REMOVED.
(E) RETAINING WALL TO
REMAIN.

NEW RETAINING WALL OR

NEW PARTIAL-HEIGHT WALL
ABOVE (E) RETAINING WALL.

NEW BUILDING WALL PER
WALL TYPE SCHEDULE.
~ .......... - - - J AREAS OF STEEP SLOPES
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RETAINING WALL TO

BE REMAIN
' \
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M N D E D

SOLUTIONS
eco MINDED
• ,SOLUTIONS
LICENSE NUMBER: 8-948204
9530 PADGETT STREET, SUITE 109
SAN DIEGO, CA 92126
(0 ) 858.779.1225
(F) 858.779.1054
WWW.E COM INDEDSOLUTIONS.COM
PROJECT TITLE:
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DATE
DATE:
1/15/2024
Proposed Main Level
Floor Plan
A103 a:~ L, __________________________________________________________________________________________________ ~~~ _. ________________ ..

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I ----===:::::_ ____ .....,..,i<--- - - =---L :_ _______ JL ____ °K'::~------:--,;bt--t-\"'7T'----'--~1'-,,_ I "' / -·"'"'f.

PRE-FINISHED METAL FASCIA
WITH GRAVEL STOP TYP.

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CHIMNEY
114" PER
._ FOOT MIN
tWPER

FOOT MIN

MAIN ROOF
ELEVATION· 64' -10"

PRE-FINISHED MET AL FASCIA
Vv'ITH GRAVEL STOP TYP

ELEVATION
64 83'
1'- 4"
1J4"PER
.._ FOOT MIN
PRE-~INISHED METAL

FASCIA W'ITH GRAVEL
"STOP TYP •• -
114"PER

FOOT MIN
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6 10
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B

8.1 B.2
B.3
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M N D E D

SOLUTIONS
ecoM1NoEo
• , SOLUTIONS
LICENSE NUMBER: 8-948204
9530 PADGETT STREET, SUITE 109
SAN DIEGO, CA 92126
(0 ) 858.779.1225
(F) 858.779.1054
WWW.E COMINDEDSO LUT ION S .C OM
PROJECT TITLE:
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DATE
DATE:
1/15/2024
Proposed Roof Plan
A301
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Pro osed East Elevation
3/16" a 1'-0"
w s.
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'--'69' -2" ];··
T.O. U er Roof :~
64' -10" : ...
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~n.!_ry Roof _ L ~O" ' ____ __ .J
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j LowerFloorT.O. Pl.
51 ' -0"
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Lower Floor Pad
40' - 3"
2 Pro osed North
Elevation
3/16" a 1'-0"
' I
1 30'
-0" MAXIMUM ALLOWABLE HEIGHT
'-----------
7/rTI-IREE-COAT
~TVPSl,OOTM
----------------------7
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33.33'
E.G. 33
.29'
E.G
_ Lowe~-('?g~ ~
Lower Fl o~~-~~~ ~

33.00'
E.G

PROPOSED POOL
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0 E D
SOLUTI 0 NS
eco MINDED
• ,SOLUTIONS
LICENSE NUMBER: 8-948204
9530
PADGETT STREET, SUITE 109
SAN DIEGO, CA 92126 (0) 858.779.1225 (F) 858. 779.1054
WVVW.ECOMINDEDSOLUTIO NS.COM
PROJECT TITLE:
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STAMP:

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DATE:
1/15/2024
Proposed Building
Elevations
A401
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,-- ---- ------- --------------- - ----- - ---
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Pro osed West Elevation
3/16" C 1'-0"
B
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SMOOTH FINJSI-I
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' ' ' ' ' ' ' ' ' ' ' --- ------ - - - - - --------- --- --- _ ...,.l ' 30'-0" MAXIMUM ALLOWABLE HEIGHT
_ LoweJp~g; ~
Lower Floor Pad
40' -3"
r----------------------------------------- ---------- --- --- ----------- -------------- ------------- - - - - - - - - - --- - - - - -------- - - --- - --- ---- - -------------- ------- - - - - ------- - - ---- -- - ---- - --------- - -------------- -------------- -------; :
:
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41 ' -3"
_l,Q;ye}f,1~~'. ~
Lower Flog~.~~~ ~
E C 0

M N D E D

SOLUTIONS
eCOM1NoEo • ,SOLUTIONS
LICENSE NUMBER: B-948204
9530 PADGETT STREET, SUITE 109
SAN DI EGO, CA 92126
(0 ) 858.779.1225
(F) 858. 779.1054
WWW.E COM INDEDSOLUTIONS.COM
PROJECT TITLE:
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DATE:
1/15/2024
Proposed Building
Elevations
A402
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(E) RETAINING WALL

TO REMAIN
A B
r-----------
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~i 11 --+-----== --=--=-=-- ~ -==
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' ~ .O. U erRoof : d 64' -10" __j_ (NJ v\10OD FENCE/RAILING ~ _ ---:.1., ,-_-_-..-... -_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-""I...._-_:,:, .. -_-_-:_..-- - =------=- =-- - _ _;_.=.-- 3"-!l"1.1TlrABOVE-ni:- -~ --- _ -- Upper FloorT.O. PI. 1, - i ' ~
Kitchen
[I]
126SF
____ ----+- _= - -===-- = - ~ - -=-- ==---- HIGHLAND AVE. STREET LEVEL ' '
' ' ' ' ' ' ' (N) PERMEABLE ;-"\
PAVING DRIVEWAY \
-----=--=--=-=-=-=-=E:mll"iiCITTiiE--~--~
(N) RETAINING WALL
:
:
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(N) RETAIN
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ING WALL
~ v, - v ' -
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=nc-:-.::~--=--=-~-='"-==-=-==-~'=-~~~~-=-=-~Y-~~~=-~-~ ==§;:;§~§;9 "7-:::::,:::::::::T ::::::::::::a:::::::::::;=:::::a::'F';;;~;;;;;;=::;::====·~·=~=~=~--~·~ - --- --- i - --- --- --- --- --- -------------- Low~0;::~;:~ ~

PROPOSED
POOL
(N) POOL WALL
Primary
DD
117 SF
Bath Primary
DD
120SF
Closet i ~
J
I
L
i l 1 2 ( 3 ' 4 r:o,
i , r---- ------- - --------------------------------------------------------------------- --------------------------------- 1 / ------------------------ --------- ' ,
f/
5 ) 5 1 ' 6 7 8
30'.Q~ MAXIMUM ALLOWABLE HEIGHT
A502 10
ii I
,r-.. 40.33'
'I" (NJ T.O.W.
\_
(E) RETAINING WALL --jL EXISTINGGRA.Da'ROPOSEDGRAD!:

Section B
3/16" ; 1'-0"
Living Dining
CI::] CC]
335SF 194SF
A
c.:::::z
~
Kitchen Pantry / Wine 5
~
[I] co ~
126 SF 158 SF " ,,
g
I limary Ba
DD
117SF ~~NG GRADE _____ _
L
Office
CD
109 SF
Family Bedroom #1
[:JD CJI:J 446SF 131 SF
------- ---------- --- --- --- --- --- ---
E
~ ]
Garage
[I]
723 SF
~ [ ~
Bedr om #2
CCJ
17 SF
L
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Lower Floor T.O. Pl. ..-,
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eco MINDED
• , SOLUTIONS
LICENSE NUMBER: B-948204
9530 PADGETT STREET, SUITE 109
SAN DIEGO, CA 92126
(0) 858.779.1225
(F) 858.779.1054
WWW.ECOMINDEDSOLUTIONS.COM
PROJECT TITLE:
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DATE
DATE:
1/15/2024
Proposed Building
Sections
A501
A502
11 10
30'-0" MAXIMUM ALLOWABLE HEIGHT
r - ------------- - ------ - - ------------------------ - ------------------- ' ' :~-~=
=j---- -----~~H__~£~V~-~~~_!:~~L
- --- --- ----------~ - ~ -------- --- --- - -- - --- --- --- --- --- -- -~ - - ~ ----- 8 7 6 ,
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(E) RETAINING WALL
Section C
3/16" = 1'-0"
' ' ' ' l
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Bedroom #2
DO
176SF
J
B B.1 B.2 B.3
30'·0" MAXIMUM ALLOWABLE HEIGHT
Entry/ Hall
c::I::J
260SF
Hall Family
DO CJD ----- 101 SF 446 SF
r----- ~ ' r-------------------------- - - - - _j
' ' C
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~: T ~i
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[I]
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Kitchen Dining Living
[I] CI::] [I] 126SF 194SF 335SF
(NJ RETAINING WALL
~
--------
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64' -0" ;
_ T.O. Ent!Y
60'
~
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__ Lq;yer FloorT5~~
REMOVE TOP COURSEk OF
r (El WALL TO MATCH H~IGHT
OF ADJACENT FlNlSHED
SURFACE i
' , :
' ' '
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(E) RETAINING WALL
-. - _-=-1 ---_ +--- _-. __ ---~ ___/ o,:-u' ~ --~~ ~ - __ Low~r Floor T . .Q. Pl~ 51 '-0"'J
' ' ' ' ' ' ' ' ' '
' ' ' '
44 50'
(N) TO.W
- --~-
{E) RETAINING WALL

TO REMAIN
31 .60'
(E) BO.W

PERMEABLE PAVING DRIVEWAY TYP
(N) RETAINING WALL / BUILDING WALL
E C 0

M N D E D

SOLUTIONS
ecoM1NoEo
• ,SOLUTIONS
LICENSE NUMBER: B-948204
9530 PADGETT STREET, SUITE 109
SAN DIEGO, CA 92126
(0 ) 858.779.1225
(F) 858. 779.1054
WWW.ECOM INDEDSOLUTIONS.COM
PROJECT TITLE:
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DATE
DATE:
1/15/2024
Proposed Building
Sections
A502
iJ
~
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\ \ I
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-, -·--~--:--1-•-+-- - ---1---- MATCHLINE ~ SEE' SHT L-2 '

AREA SUMMARY

NON-LANDSCAPED AREA

NON-IRRIGATED LANDSCAPE

IRRIGATED LANDSCAPE

WATER FEATURES

DECORATIVE HARDSCAPE

TOTAL AREA

IRRIGATED LANDSCAPE

WATER FEATURES

DECORATIVE HARDSCAPE

AGGREGATE LANDSCAPE AREA

EXISTING
SF
0 SF

27. H2 SF
0 SF
N/A
N/A

27. 442 SF

AREA OF
WORK
4390 SF
40~ SF
907 SF

5.701 SF

PROPOSED

TOTAL SF

6.512 SF

15.229 SF
n9o sF
404 SF
907 SF
27,H2 SF
----- ·-,,.
··,.,'\
~ ~ -.1<,}\) / ._L-___---, .. ,: :: :
~o to- , / ~ - _ ... -<:·:::: . .-.
~ \,t>- .•······/:: ; NOTES
'(\\0 / _....... ~~----- GENERAL NOTES
....... ------ X)<./;/ ~ : ·---- ,' :
i ~ /
AU. ~.1E.ASt.?iIMENTS ,A_~ f.Pf;'Q)Ot,.._ TE C01iR,A,CTa1' TOVE:.JFY / ('t.~~"9CMN-OF!1119iELfVATlo.61NThEF!flO 1-.'~
.• --✓ /IVJUST~liNTS~Ll'\'t'OIJTCRF~ELEVATIQ\6/#IYCX:CJJl?DVE TO

1. BEFORE START OF ANY EXCAVATION OR TRENCHING IN LOCATION ON

PROJECT SITE, CONTRACTOR SHALL VERIFY LOCATIONS OF ALL
UNDERGROUND UTILITIES. CONTACT UNDERGROUND SERVICE ALERT FOR LOCATION OF RIGHT OF WAY UTILITIES AT 1-600•422•4133 AND PROPERTY 01/vNER FOR ON SITE UTILITIES A MINIMUM OF 46 WORKING HOURS PRIOR TO START OF ANY EXCAVATION. DO NOT COMMENCE ANY EXCAVATION UNTIL UTILITIES HAVE BEEN LOCATED.
, FIELOCo.cmo.JSCRAT 7hE CtSCFfT10"-I Cf T}-tf 0\1,,t,.,'ER ,,•·
NOTES
fHIS PLAN JS O11\GRAMM-\0C ONLY THE
INTENT IS TO POR1M Y LANDSCAPE
INFORM.--\ TION ONLY fHESE Pt.ANS DO NOT

PROVIDE SOLUTIONS TO ALL LANDSCAPE

RELATED PROBLEMS

MINOR ADJUSTMENTS IN LAYOUT OR FINISH
ELEVl\flONSMWOCCURDUE fOF/ELD
CONDITION~ OR AT THE DISCRE HON OF THE

OVINER THE CONTRACTOR JS TO BEAR FULL
RESPONSIBllllY OF OBM/NING ALL PERMITS
AND Pl.1'N APPROV/\1.S THROUGH PERTINENT
BUILDING DEPJ\RTMENTS PRIOR TO

CONSTRUCTION
7hE CCNTRACT~ IS TO &rQ FLU. ~~TY CF CBTl-lt-.. NG /oJ.L PERMTSN,/Jf'l.l,NNfRO./N.5THPCXJGh'P£PT\NEN7BUl..Df'-K'i 0EPAA1MH ITS PF1ICli' TO (0\/STI?UCTl()I,
Cc:::N'W-.CTCR TO Fro,,;{)f QJEf.lT MTH S."Yfl.ES 0: Ml STO'-.f

11.~TEl:;V,L DECO/POSED GRN>ITE AM) GROJT QJENT N-0
C:%"85HAU.l<.FWO\li:WIF!.B6EFO<£Cfi'IX2f'KlM,\TERl.l,LS ~E 9-,ffT LC-02 HYG£f\EP.,'J..MJTESN-ODW{IIGE N',DGP.ADN:'.j "°TE<
THIS PLAN IS DIAGRAMMATIC ONLY. THE INTENT IS TO
PORTRAY LANDSCAPE INFORMATION ONLY. THESE

PLANS DO NOT PROVIDE SOLUTIONS TO ALL LANDSCAPE
RELATED PROBLEMS.

MINOR ADJUSTMENTS JN LAYOUT OR FINISH ELEVATIONS

MAY OCCUR DUE TO FIELD CONDITIONS OR AT THE
DISCRETION OF THE OWNER. THE CONTRACTOR !S TO

BEAR FULL RESPONSIBILITY OF OBTAINING ALL PERMITS

AND PLAN APPROVALS THROUGH PERTINENT BUILDING
DEPARTMENTS PRIOR TO CONSTRUCTION.

HARDSCAPE LEGEND

SYMBOL MATERIAL

2. CONTRACTOR AND/OR OvVNER BUILDER IS TO BEAR FULL RESPONSIBILITY

FOR OBTAINING ALL PERMITS AND PLAN APPROVALS THROUGH THE PERTINENT BUILDING DEPT. FOR THIS PROJECT.

3. CONTRACTOR SHALL ADHERE TO ALL PREVAILING BUILDING CODES, ZONING REQUIREMENTS AND SETBACKS RELATED TO THE PROJECT.

4. IN ADDITION, THE CONTRACTOR SHALL TAKE NOTE OF ANY UNUSUAL S!TE CONDITIONS EFFECTING COST OR CONSTRUCTION FEASIBILITY AND v\llLL NOTIFY DINNER ANDfOR LANDSCAPE DESIGNER PRIOR TO COMMENCEMENT OF WORK.

5. CONTRACTOR TO INSPECT SITE PROIOR TO START OF CONSTRUCTION AND VERIFY ALL SPECIAL CONDITIONS Vv'HICH MIGHT INVOLVE ADDED COST, I.E.

SITE PREP, DEMOLITION, HAULING COST, ETC. PROVIDE OWNER v\llTH \o\JRITTEN ESTIMATE OF ALL ANTICIPATED COSTS.

6. CONTRACTOR TO VE RIFY ALL PROPERTY LINES, EASEMENTS, AND SETBACKS IN THE FIELD PRIOR TO INSTALLATION OF WORK..

COLORIF/NISH PATTERN I MANUFACT.
0 1 I
0 []]

MORTAR SET TILE SETON GREY ARTERRA
@] □
@) - ~ I;::_-.:-~ I
PAVING

CRUSHED STONE

DECORATIVE PEBBLE

PERMEABLE PAVERS

CONCRETE STEPPERS
3/4" DESERT GOLD OR
EQUAL
1" BLACK MEXICAN BEACH

AQUA VIA ACKERSTONE

PEWTER WI SAND FINISH

CONSTRUCTION LEGEND EXISTING SITE ELEMENTS
Q] PROPERTY LINE
0 EXISTING FENCE TO BE REMOVED
12) EXISTING RETAINING WALL TO REMAIN - PROTECT IN PLACE ~ EXISTING RETAINING WALL TO BE REMOVED
@) EDGE OF PAVING
@) SETBACK
[z] EXISTING SLOPE PLANTING TO REMAIN · SEE PLANTING PLAN 0 PROPOSED ARCHITECTURAL COLUMNS - PER ARCHITECTS PLAN
~ ~~g~~ii~;i~~ECTURAL FOOT PRINT (UPPER LEVEL) . PER
~ ~~g~~ii~.;i~~ECTURAL FOOT PRINT (LOWER LEVEL) . PER

SITE FEATURES
[221 PROPOSED CONCRETE APRON
Q] 3/8" CORTEN STEEL PLANTER WALL· 30" HT
~ RAILING ON EXISTING RETAINING WALL"· PER ARCHITECT'S PLAN IE) SCREEN WALL'"· BREEZE BLOCK
~ MASONRY RETAINING WALL (-</- 4' HT)
~ CONCRETE RETAINING WALL WI BOARD FORM FINISH "
[22) ENGINEERED RETAINING WALL"
~ PROPOSED WALL BUILT ON TOP OF EXISTING RETAINING WALL" ~ INFINITY EDGE POOL • BY POOL CONTRACTOR (UNDER SEPARATE PERMIT) ~ ALUMINUM EDGING BY PERMALOCK 'BLACK'
®) ~~~~ii~tJ~~~o~:tJ:<NEf~T • 'BLOC BOF62' BY LUMACAST. TO BE § GUARD RAIL PER CIVIL
SEE CIVIL ENG. PLAN FOR PROPOSED HEIGHTS
10 5 0
r-\---
SCALE:
10 20
1"=10'-o"
30 '
E=. c::::;c:>
Minded
Solutions
Lice n se# 948204
9530 PADGETT ST., STE. 1 09
San Diego, CA. 92126
T : 858.779.1225 F : 858.779.1054
S"T'".,C,,..,IVIP

C L E N T
CONNOR
959 HIGH LAND DRIVE
SOLANA BEACH, CA. 92075
TEL: 7eo.ess.7ors

P R O J E C T
CONNOR

RESIDENCE
DATE
DRP SUBMITTAL- 10-15-22

REV I SIONS
Li::, REV01-3.21.23
,1, REV 02 • 5 .26.23
Lt, _-· ______ _ 1'1, _--_______ _
&, _ .. ______ _
& ---------- ,1, _ .. _____ _ & _-_______ _ fr, _-______ _ .&, _ .. _____ _ & _-- _____ _
& - & -- ------
,:i1. _- _____ _
DRAWING BY: S.C. J.D.

SCALE: PER PLAN

SHE ET TITLE

LANDSCAPE

CO NSTRUCT/ON PLAN

SHEET NUMBER
L-1 SHEET 1 OF 6
'!') 1? I
I

HARDSCAPE LEGEND
SYMBOL MATERIAL COLOR/FINISH PATTER~!MANUFACT
0 □ MORTAR SET TILE ssc:.GREY ARTERc•\
PAVING
0 CJ CRUSHED STONE '?:/4' D!=:SER1 GO!.D OR
' i:OUAL "
@] EJ DECORATIVE PEBBLE 1' BLACK MEXICAN BEACH
@] I . , I PERMEABLE PAVERS AQUA VI/, ACKERS TONE
[I} EJ CONCRETE STEPPERS PEWTER W1 SAND c :NISH
/DA AVENUE

CONSTRUCTION LEGEND EXISTING SITE ELEMENTS

CD PROPERTY LINE
0 EXISTING FENCE TO BE REMCVED
0 EXISTING RETAINING WALL TO REMAIN -PROTECT IN PLACE
13] EXISTING RETAINING WALL TO BE REMOVED
@] EDGE OF PAVING
ill SETBACK
0 EXISTING SLOPE PLANTING TO REMAIN -SEE PLANTING PLAN
ill PROPOSED ARCHITECTURAL COLUMNS , PER ARCHITECTS PLAN la\ PROPOSED ARCHITECTURAL FOOT PRINT (UPPER LEVEL) -PER L:.J ARCHITECT'S PLAN fiol PROPOSED ARCHITECTURA•- FOOT PRINT (LOWER LEVE' )-PER l..:::J ARCHITECT'S PLAN •

SITE FEATURES
~ PROPOSED CONCRETE APRON
~ 3/8" CORTEN STEEL PLANTER WALL - 30' HT
~ RAILING ON EXISTING RETAINING WALL"'. PER ARCHITECT'S PLAN [Bl SCREEN WALL•• -BREEZE BLOCK
~ MASONRY RETAINING WAL~(</· 4· HT)
~ CONCRETE RETAINING WALL WI BOARD FORM FINISH ..
~ ENGINEERED RETAINING WALL ..
~ PROPOSED WALL BUILT ON TOP OF EXISTING RETAINING WALL .. ~ INFINITY EDGE POOL BY FOOL CONTRJ..CTOR(UNDER SEPARATE PERMIT) ~ ALUMINUM EDG!NG BY PERMALOCK 'BLACK'
F1i PREFAB NATURAL GlsS FIREPIT • 'BLOC BOF62' BY LUMACAST TO BE !!:.:.I PURCHASED BY HOMEOWNER , §GUARDRAIL PER CIVIL
.. SEE CIVIL ENG. PLAIJ FOR PROPOSED HEIGHTS
10 ~
5 0 10 20
SCALE: 1"=10"-0"
30 '
E::= ~ c:::,
Minded
Solutions
License# 948:2:04
9530 PADGETT ST., STE 109
San Diego, CA. 92126
T: 858.779.1225 F: 858.71910$4

C L E N T
CONNOR
959 HIGHLAND DRIVE
SOLANA BEACH. CA. ~2075
TEL; 7GO.S55.707S

P R O J E C T
CONNOR

RESIDENCE
DATE
DRP SUBMITTAL -10-15-22

REVISIONS
,& REV01 • 3.21.23
£ REV 02 • 5.26.23
~-"--·-----
6--------
a"

A---------
,&,_ .. ______ _
A--··-------
4\-"--------
~ cc·---------
8---------
,_ih_--______ _
&,_,, _____ _
l'-., _-_______ _

SHEET TITLE

LANDSCAPE

CONSTRUCTION PLAN

SHEET NUMBER
L-2
SHEET 2 OF 6
I
I
__ Cffi' OF~~ B1™;H gl!!'MI\J.!;D T.QI!IL ~TE~J!SE _(EJW~J.'!'IO~J;HE_IIT_ ~_!!VE,f!!!Q_t! P~TOR~~G~ .J.
__ ~~NT ~TO~F) __
,_.JRR!9!!'fOM_M.FICt~~y t!§_
l.lNE U, LINE 7
l.lt15l3 X i.H,IEI •E$TIMATED

TOTAL WATER USE (ETWU)
t
J
I
lrr Ion to n~I! • n C. • '.
,_J__21'P~~
- ~(
1sn-s 41}J1.G"
- 1,fil
• ...:c --4 - r-
- --( - -+
I M'XIM,IM APPLIEQ WATER ALLOWANCE ft,\AWA) [Jo,. 41 lfl/'f( LA=" 47!14 iqt!
SLA = 0 ,qtt
C:TAF=-ffl
(Elol{O 62:{ETAF,: LA)+ (1. ETAF),: SLA}
/Ct.:,)(O 6:2)[(0 55 11 lA) • (1- SS)x SLAJJ
:!5.42!{55x 'A794.00
!,fAXJMUM APPUEO WATER ALLOWANCE•L 67Q~_4_.91~J
.filp
West ot 1·5
East of 1-5 - -~ ----
;J:!ydr!?.;~ne ~t9'ill'_
HiQh Water Use 1,1odera1e·watef··use
·Low Water u,e
Lyery.J~.9:·'1 1/Y!J.fr u.~I! . Special Lar.dscape- Area

0.301
Jntg;ition Method COde 1 IE• fr!!llti0!1 Effi<;iency _
prip~~IOSe!]!'i ' 0 fil Bubbler&- O 75
~:~~:~~~'~L- _____ ._ --- ---_- __ }jj
20 40 60
' 1"=20'-0"
~c::;c::>
Minded
Solutions
9230 PAOGETT ST., STE. 109
San Diego. CA. 92126
T 358.77g.122s F 358.779,1054

STAIVIP

C L E N T
959 HIGHLAND DRIVE
SOLANA BEACH, CA. 92075
TEL: 7ec:,_.:e,5e,;.7or-e

P R O J E C T
CONNOR

RESIDENCE
DATE
DRP SUBMITTAL-10-15-22

REVISIONS
fil REV01-321.23
,&.REV02-5.2623
~---------
&_·--------
&\ -··---------
&----------
_6_-_____ _ &,_--______ _ &_--______ _ £_--_____ _
&---------
&·-
&,_ .. _______ _
&,_--_____ _
DRAWING 8Y: S.C, ,JD
sc.\ LE: P'.:2 PtA~J

SHEET TITLE

HYDRCJZDNE PLAN

SHEET NUMBER
L-3
SHEE, 3 OF 6
/

PLANT SCHEDULE
E:ill BOIAL!ICAL hAME C'JMMCNNAt.'£ COh ~Al~~tF ~
0 25 A25
SHRUBS BOTAN/::::AL ✓At,1t wu:::OLS
26 5-GA_
·o S-SAt.
3X15
42 Chcndrop'?ta1u:-n tectcrum t1 Ca!T'pc SGAL 3 X 3 LOV, ~RY l:::
0 6X ":
r.rcra
~ £::.

I \','
I 10
~
5 0 10 20
SCALE:
30 ~ ~ C>
Minded
Solutions
License-# 948~04
9530 PADG~TT ST, STC. 109
San Diego. CA. 92126
T 858,779.1225 F 858:.779.1054
ST~IVlP
CLIENT
CONNOR
959 HfGHLANC ORIVE
SOLAN.A BEACH. CA. 02075
TEL: re.a .ass~ 7079

P R O J E C T
CONNOR

RESIDENCE
DATE
DRP SUBMITTAL -10-15-22

REVISIONS
/1_ REV 01 - 3 21.23
ft REV 02 • 5.26.23
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SHEET TITLE

PLANTING PLAN
S H E E T N U M 8 E R
L-4
SHEET 4 OF 6
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HIGHLAND AVENt ! E
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Agave atter.uata Nova
Aloe x 'Hercules
Chondropeta!um tectorum 'El,,..., '-"'mpo
Echinocactusgrusonii
Espostoa lanata
Eupborb1a ingens '\'ariegata'
Ficus pumila
Furcraea ma::dougaiii
Dach,,cNeu~ miugirall1s
PediL'lnthus'.,r,1ctea:w,
Existing Mature Plants
Swan ~ill Olive
i3lueC'one
3Iue G'ow Aga;e
Hercules A!oe
El Campo Sman Cape R1.,sh
Gciden Barrel Cactus
Peruvian Old Man Cactus
Variegated Ca'ldelat;,a Tree
Creeping Fig
False A;iave
Totem '.Jo!e C ~rtus
s:,oper
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S£~NOR
SOL.ANA BE.A~~D DRIVE
TEI...: 760~8;,;:~- 92075 .7079
p R O J E C T
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RESIDENCE
DRP SUBMITTAL -10-15-22
DRAWING BY: S.C, JD
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SHEET TITLE

PLANTING PLAN

SHEET N UMBER
L-5
SHEET 5 OF 6

PLANTING NOTES
1 A THE PLANWJG PL.'\N IS DIP.GRAi.!MA"nC. ALL PLANT LOCA110NS ARE APPROYIMATE.

PLANT SYMBOLS TAKE PRECEDENCE OVER PLANT QUANT111ES SPECIFIED.

B OIJAN1111ES SHOWN ON THE PLANTING PLAN ARE APPROXIMATE AND ARE FOR THE CONVENIENCE OF THE CONTRACTOR ONLY.

C CONTRA.CTOR SHALL NOTIFY lliE LANDSCft.PE ARCHliECT OF THE DISCREPANCIES BEWt.fN QUANTITIES ANu SYMBOLS SHOWN.

2. LANDSCAPE CONTRACTOR SHALL APPLY A CONTACT HERBICIDE, \',HERE WEEDS ARE PRESENT, PER MANUFACiURERS SPECIFlCATIONS A MINIMUM OF TEN (10) DAYS PRIOR TO COMMENCEMENT OF ANY PLAN11NG OR IRRIGATION WORK. WEEDS SHALL BE ALLOWED TO COMPlETEl Y DIE BACK, INCLU'J!NG THE ROOTS BEFORE PROCEEDING W!TH WORK

3. AN AGRONOMIC SOILS TEST V~LL BE REQUIRED PRIOR TO PLAN11NG. LANDSCAPE CON'fRACTOR SHALL SUB!,\IT A SOIL ANALYSIS REPORT FROM AN AUTHORIZED TESTING AGENCY TO THE LANDSCAPE ARCHITECT BEFORE BEGINNING WORK.

4. PRIOR TO PLANTING, IRRIGATION SYSTEM SHALL BE FULLY OPERATIONAL AND PLANTING AREAS SHALL BE THOROUGHLY SOAKED.
5 ALL AREAS TO BE PLANTED, WHICH HAVE A SLOPE OF LESS 1HAt, 10'.::, SH~LL BE CROSS-RIPPED TO A DEPTH OF SIX (6") INCHES AND THE FOLLOWING AMENDMENTS SPREAD EVENLY AIID THOROUGHLY BLEtlOED IN PER 1,000 SQUARE ,EET (OUANTillES SUBJECT TO CHANGE PER SOIL ANALYSIS):

A. 4 CUBIC YARDS COMPOST

8. 100 POUNDS AGRICULTURAL GYPSUM
C. 15 POUNDS IRON SULPHATE
D. 25 POUNDS 16-6-8 SLOW RELEASE FERTILIZER

6. EACH PLANT SHALL RECEIVE "AGRIFORM" ( OR EQUAL) PLANT 1 ABLETS AS FOLLOWS:

A ROOTD CUT1lNG/4" POT (1) 5 GRAM
B. 1 GAL. CONTAINER (1) 21 GRAM
C. 5 GAL. CONTAINER (3) 21 GRN,4
D 15 GAL CONTAINER (5) 21 GRAM
E. BOX TREE (1) 21 GRAM PER 3" BOX SIZE
PLANT BACK FILL SHALL BE 50% SITE so,._, AND 50% NITROGEN FORTIFIED REDWOOD SHAVINGS BY VOLUME.

8. PLANT PITS SHALL BE TWICE THE SIZE OF THE DESIGNATED NURSERY CONTAINER.

9. PLANT MA 1ERIAL SHALL NOT BE ROOT BOUND. FIVE GALLON PLANTS AND LARGER SHAL,. HA c: BEEN GROWIJ IN CONTAINERS FO,< A MINll!UM OF 6 MON"iHS !,ND > M/,XIMUI! OF TWO YEARS.

10. PLANTS SHALL EXHIBIT HEAL THY GROWTH AND BE FREE OF DISEASES AND PESTS. 11 STAKE ALL TREES PER DETAIL.
12 REMOVE NURSERY STAKES ON ALL vlNES AND ATTACH TO ADJACENT FENCES WITH

CALV NAILS AND GREEN NURSERY TAPE

13. REMOVE NURSERY STAKES AND 11ES FRO'.! AL~ CONTAIN"R STOCK MAINTAIN SIDE GROWTH ON ALL TREES.

14. PLANTS SHALL NOT BE PLACED wm,IN TWELVE (24') INCHES OF SPRIN;<LER HEADS.

15. SHRUBS SHOWN IN PLANT AREAS SHALL BE UNDER-PLAIHED WITH GR00NDCOVER SHOWN BY ADJACENT SYMBOL TO WITHIN 12" OF MAIN PLANT STEM.

16. LANDSCAPE CONTRACTOR SHALL MAINTAIN A MINIMUM OF 2% DRAINAGE AWAY FROM A:..L BJILDIIIGS, STRUCTURES, ANO WALLS. flNISHrn GRADES SHALL BE SMOOTHED rn EUMINA TE PUDDLING OR STANDING WATER.

17. FlNISHEO GRADES SHALL BE ONE (1) INCH BELOW TI,E TOP OF CURBS, SILLS, AND WALKWAYS IN ALL AREAS. WHERE SOD IS LAID NEXT ;o T:ii:SE IMPROVEMENTS--FINISH GRADE BEFORE LAYING SOD SHALL BE 1-1/2" BELOW ll,E TOP.

18. THE LA"lDSCAPE CONTRACTOR SHALL LEAVE S!'!'E IN A CLEAN CONDITIO'!, REMOWlG All UNUSED MATERIAL. !RASH, AND TOOi..S.
i9. LANDSCAPE CON1RACTOR SHALL MAINTAIN ALL PLANTINGS FOR A PERIOD Of SIXTY (60) !'l~YS AFTER COMPLl"TION ALL AREA.S SHALL BE KEPT CLEAN, WATERED, AND WEED FREE.

ZO. AT COMPLE,iON OF Au. WORK OUTLINED ;i; THESE PLANS, Trli:: LANDSCAPE

CONTRACTOR SHALL CONTACT OWNER AND ARRANGE FOR A'WALK THROUGH TO DETERMINE THAT ALL ASPECTS OF WORK ARE COMPLETEJ. \'/ORK MLIS, BE FULLY COMPLETED ACCORDING 10 ALL PLANS AND SPECIFICATIONS, MUST BE COMPLETED IN A GOOD WORKMANSHIP i!.ANN~R. AND !,!UST BE ACCE?TED 3Y T:-JE O'll'NEF: IN '/iRITING PRIOR TO 1rlE BEGINNING OF THE MAINTENANCE PERIOD.

21. MULCH: ALL REOUIRED PLANTING AREAS SHALL BE COVERED WITH MULCH TO A MIN. DEPTH OF .:, INCHES, EXCLUDING SLOPES REQUIRING REVEGETA TION AND AREAS PLANTED WITH GROUND COVER ALL EXPOSED SOIL AREAS WITHOUT VEGETA 110N SHALL ALSO BE MULCHED TO THIS MIN. DEPTH (SDMC l42.0413(b)).

22. ALL TREES PLANTED l't1THIN 5' FROM ANY HARDSCAPE PA VEMc:NT, OR CURBS SHALL REC£1VE A LB24-2 'DEEP ROOT' 1REE ROOT BARRIER INSTALLED IN A iO' LINEAR APPLICATION, OR AS SHOWN ON PLANTING PLAN. ROOT BARRIER SHALL NOT ENCIRCLE THE ROOT BALL SEE ROOT BARRIER DETAIL.

23. LANDSCAPE CONTRACTOR SHALL MAINTAIN ALL PLANTil;/GS FOP A PERIOD OF SIXTY (60) DAYS AFTER COMPLETION. ALL AREAS SHALL BE KEPT CLEAN,

WATERED, AND WEED FREE

24. AT COMPLETION OF ALL WORK OUTUNED IN THESE PLANS, THE LANDSCAPE

CONTRACTOR SHALL CONTACT OWNER ANO ARRANGE FOR A WALK THROUGH TO DETERMINE THAT ALL ASPECTS OF \'/ORK ARE COMPLETED. WORK MUST BE FULLY

COMPLETED ACCORDING TO ALL PLANS AND SPECIFICATIONS AND MUST BE COMPLETED IN A GOOD l'IORKMANSHJP MANNER AND MUST BE ACCEPTED BY lHE OWNER IN WRITING PRIOR TO THE BEGINNING OF THE MAINTENANCE PERIOD.

25. THE Ml,INTEIJANCE PERIOD SHALL INCLUDE THE FOLLOWING SCOPE OF WORK:

A. DAILY WATERING OF ALL PLANT MATERIAL
B. WEEKLY MOl'liNG OF ALL TJc<F ,\~EAS.

C. WEEDING AND REMOVAL OF All WEEDS FROM GROUND COVER AREAS.

D. REl'LACEMEtff OF ANY DEAD, OYiNG, OR DAMAGED TREES, SHRUBS, OR GROUND COVERS.

E. FILLING AND REPLANlllW OF ANY LOW AREAS WHICH MAY CAUSE STANDING WATER.

F.

G.

H.

DEBRIS.

ADJUSTING OF SPRINKLER HEAD HEIGHT AND WATERING SYSTEM.

FILLING AtiD RECOMPACTION OF ERODED AREAS.

WEEKL v REMOVAL OF ALL TRASH, LITTER, CLIPPINGS, AN'.1 ALL FOREIGN I. AT 120 DAYS AFTER PLANTING AND PRIOR TO THE END OF THE MAINTENANCE PERIOD, ORGANIC FERTILIZER SHALL BE APPLIED TO PLAN11NG AREAS AS PER Mt,NUFACTUR':R'S RECOMMENDA 110NS.

J. AT 60 DAYS ORGANIC FERTILIZER SHALL BE APPLIED TO TURF AREAS AS PER MANUFACTURER'S RECOMMENDft1lONS.

26. PRIOR TO END OF MAINTENANCE PERIOD, LANDSCAPE CO'lTRACTOR SHALL CONTACT OWNER AND ARRANGE FOR A FINAL WALK THROUGH. OWNER MUST ACCEPT All MA.INTAINED AREAS IN WRlllNG PRIOR 10 END OF MAINTENANCE PERIOD.

27. ALL GROUND COVERS SHALL BE GUARANTEED BY 'THE CONlRACTOR AS 10 GROWTH AND HEALTK FOR A PERIOD OF SIXTY (60) DAYS AFTER THE COMPLETION OF MAINTENANCE PERIOD AND FINAL ACCEPTANCE All SHRUBS SHALL BE GUARAtHEED BY 'THE CONTRACTOR AS TO GROWTH AND HEALlH FOR A PERIOD OF NINETY (90) DAYS AFiER COMPLETION OF MAINTEN.I\NCE PERIOD AND FINAL ACCEPTANCE. ALL li<EES SHALL BE GUARANTEED BY THE CONTRACTOR TO LIVE AND GROW IN AN ACCEPTABLE UPRIGHT POSITION FOR A PERIOD OF ONE (1) YEAR Ai'TER COMPLETION Of' THE SPECIFIED MAINTENANCE PERIOD AND FINAL ACCEPTANCE.

28. THE CONTRACTOR. WITHIN FIFTEEN (15) DAYS OF WRITTEN NOTIFICATION BY

THE LANDSCAPE ARCHITECT, SHALL REMOVE AND REPLACE ALL GUARANTEED PLANT

MATERIALS, WHICH FOR ANY REASON FAIL TO MEET THE REQUIREMENTS OF THE GUARA:,TEE REPLAC~MEl;T SHALL BE MADE \VITI, PLANT MATERIALS AS IN)ICATED OR SPECIFIED ON Tl-IE ORIGINAL PLANS, AND ALL SUCH REPLACEMENT MATERIALS SilALL BE GUARA.NTErn AS SPCCIFIED FOR THE ORIGINAL W,TERIAL GUARMTEE.

29. ALL MECHAIJICAL EOU;f>MEI< f AND UTILITIES SHALL BE SCREEl<ED BY PLANTING.

IF NOT ALREADY INDICA TEO ON THE PLAN, ALLOW EIGHT 5-GALLON SHRUBS PER UTILITY TO BE PLACED DURING PLANT INSTALLA 11011 AS NEEDED TO PROVIDE REQUIRED SCREENING.

30. A CERTIFICATE OF COMPLETION, USING THE CITY'S FORM AND SIGNED BY THE LICENSED PROFESSIOtiAL WHO PREP>.RED lHE PLA!lS, V,1LL BS: REQUIRED AT TIME OF COMPLETION OF INSTALLATION.
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Solutions
License # 94820.-1
9530 PADGETT ST , STE. 109
San Diego. CA. 92126
T 858.779,12:'~ F 858.779.105.::

STA.IVIP

C L E N T
CONNOR
959 HIGHLAND DRIVE
SOLANA BEACH, CA '.1201:,
TEL: 7E>0.855.7CY7'"9

PROJECT
CONNOR

RESIDENCE
DATE
DRP SUBMITTi,L, 10· 15-2?

REVISIONS
L!:\. REV01-3.2123
L_, REV 112- 5 26.23
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SHEET TITLE

PLANTING NOTES

AND DETAILS

SHEET NUMBER
L-6
SHEET 6 OF 6
Merkel & Associates, Inc.
5434 Ruffin Road, San Diego, CA 92123
Tel: 858/560‐5465  Fax: 858/560‐7779
August 18, 2023
M&A #22‐041‐01
Mr. John Heckel, Architect
Eco Minded Solutions, Inc.
9530 Padgett St., Suite #109
San Diego, CA 92126
Re: Initial ESHA Analysis of 959 Highland Drive (APN 298‐270‐12) Dear Mr. Heckel:

The attached revised ESHA Analysis of 959 Highland Drive incorporates comments provided by Helix resulting from their third‐party review, dated July 25, 2023.  Specifically, the following comments were addressed:
 Comment 1. Page 1, second paragraph: added statement that clarifies the ESHA analysis includes impact estimates resulting from the proposed development.  Comment 2. Page 1, last paragraph; Page 3, fourth paragraph: confirmed and corrected the survey date of July 19, 2022.
 Comment 3. Page 5, Table 1: restructured table for clarity and consistency, and included new footnote that species that sewer lateral impacts are included, however not evident due to rounding (<1/1000th of an acre).
 Comment 4. Page 9, Conclusion, last paragraph: section added that summarizes potential revegetation and restoration planning for the project, if required by the City.

If you have any questions regarding this analysis or need any additional information, please do not hesitate to contact M&A biologist, Adam Behle (Project Manager), at [email protected] or (858) 560‐5465.

Sincerely,
Adam H. Behle
Senior Biologist
Merkel & Associates, Inc.
5434 Ruffin Road, San Diego, CA 92123
Tel: 858/560‐5465  Fax: 858/560‐7779
August 11, 2022, revised August 18, 2023
M&A #22‐041‐01
Mr. John Heckel, Architect
Eco Minded Solutions, Inc.
9530 Padgett St., Suite #109
San Diego, CA 92126
Re: Initial ESHA Analysis of 959 Highland Drive (APN 298‐270‐12) Dear Mr. Heckel:

The purpose of this letter is to provide a brief analysis of APN 298‐270‐12 to determine the presence or absence of Environmentally Sensitive Habitat Area (ESHA) within or adjacent to the parcel boundary.  The proposed project includes the construction of a Single‐Family Residence (SFR) in a previously developed area located at 959 Highland Drive in the City of Solana Beach, California (Figure 1).

The current 2013 adopted and 2018 amended City of Solana Beach (City) Land Use Plan (LUP) did not identify the presence of ESHA or potential ESHA within or adjacent to 959 Highland Drive.  In 2018, Merkel & Associates (M&A) performed a citywide ESHA update (currently in draft form) that further concluded that 959 Highland Drive included fragments of native habitat (disturbed Diegan coastal sage scrub and southern coastal bluffscrub); however, these portions of the site were not designated as ESHA due to their isolation, proximity to urban development, and surrounding non‐native vegetation (M&A 2018, draft).   This letter expands on this determination by examining the 959 Highland Drive parcel with greater site‐specific detail and estimates preliminary potential impacts to vegetation communities resulting from the proposed project.

Methods
Prior to the initiation of the field survey, historical and currently available biological literature and data pertaining to the project area was reviewed.  This review included previous project site and project area biological studies and documents including the City of Solana Beach Land Use Plan ESHA Mapping Update Project (M&A 2018, draft); as well as aerial photography from Microsoft (Bing 2020) and ESRI imagery basemaps: (Digital Globe 2021) and Google Earth Pro (2021); and sensitive species records from USFWS (2019) and CDFW CNDDB GIS databases (2021) for the project vicinity, where applicable.

Field surveys were conducted on July 19, 2022 and February 8, 2023 by M&A Senior Biologist, Adam Behle.  Undeveloped areas of the parcel, including a 100‐foot‐wide habitat mapping buffer outside of the parcel boundary, were examined and photographed, noting dominant native and non‐native flora, topographic features, and land uses.   Onsite habitats were mapped with an approximate minimum mapping unit size of 100 square feet and were based on the observed flora during the field survey and review of the most recent publicly available aerial photographs of the project area.

Project Vicinity Map
Biological Study for 959 Highland Drive, Solana Beach Figure 1 M&A #22-041-01
Merkel & Associates, Inc.
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Source: USGS 7.5' Del Mar, CA Quadrangle 1:24000
Project Site
ESHA Analysis
ESHA Analysis of 959 Highland Drive   Page 3 of 11
Merkel & Associates, Inc. #22‐041‐01
Results
The existing conditions of 959 Highland Drive feature a previously installed series of terraced concrete footings, foundations, and retaining walls located on a northwestern facing slope along Highland Drive.  Based on historical aerial imagery (i.e., Google Earth, Bing Maps), previous development of the site occurred sometime prior to 1994; furthermore, publicly available property records (i.e., Redfin, Zillow) indicate that the development may have occurred in the 1970’s.  Property records indicate change of ownership numerous times in recent years, yet most of the site has remained undeveloped.  Aerial imagery from 2017 reveals that all brush was removed from and around the developed areas of the parcel at that time.  Common naturally recruiting upland non‐native and native vegetation have since recolonized the site, in addition to the surrounding ornamental vegetation from peripheral residential and commercial properties.   Evidence of trespassing and transient activity was apparent during the field survey, including observations of foot trails, graffiti, trash, bedding, and personal belongings.

Previously developed areas of the parcel overlook single family residences to the north, urban development to the west (Valley Avenue and the Triple Crown Condominium complex), and urban, residential, and commercial development to the east and south (Highland Drive, single family residences, the Del Mar Corporate Center, and the Eden Gardens Sewer Pump Station).

The 959 Highland Drive parcel includes five vegetation communities consisting of non‐native vegetation (NNV), disturbed habitat (DHAB), southern coastal bluff scrub (SCBS), southern maritime chaparral (SMaC), and Diegan coastal sage scrub (DCSS), in addition to urban/developed lands (UD) (Figure 2).   Undeveloped areas within the parcel boundary typically consist of NNV (i.e., urban landscape, ornamental shrubs and trees), DHAB, and a linear band of disturbed DCSS and SCBS that exists within the southern parcel boundary.  Areas immediately surrounding the developed portion of the parcel consist of non‐native vegetation,small fragments of disturbed native habitat, and urban development.  A chain‐link fence separates the existing development from mapped native habitats to the west and south, except forseveral native individuals growing along the fence line.  All proposed development has been designed to occur within the eastern and northern limits of the existing chain‐ link fence, within the limits of the previously installed concrete footings and walls.

The enhanced, site‐specific mapping of the site based on the July 19, 2022 field survey resulted in an increased amount of NNV and DHAB and decreased amount of DCSS and SCBS mapped onsite, compared to the mapping and findings of the updated 2018 citywide ESHA analysis.  Discrepancies between the two mapping efforts are attributed to the increased habitat degradation and worsening drought conditions experienced in the general region.  Table 1 lists acreages for each vegetation community mapped onsite during the July field survey and proposed impact acreages.  Photographs of the existing conditions onsite and surrounding lands are provided in Appendix 1.

Vegetation Communities
Southern Coastal Bluff Scrub
Southern coastal bluff scrub habitat includes eroded unvegetated bluffs interspersed with low growing shrubs and scattered mats consisting of various native and non‐native succulents rooted in Biological Resources Map
Biological Study for 959 Highland Drive, Solana Beach Figure 2 M&A #22-041-01
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0 50 100
Feet
Vegetation Communities
southern coastal bluff scrub
Diegan coastal sage scrub
southern maritime chaparral
non-native vegetation
disturbed habitat
urban/developed
#* Nuttall's scrub oak (Quercus dumosa)
#* planted coast live oak (Quercus agrifolia)
Project Impacts
proposed development footprint
project footprint
proposed sewer lateral
[ [ existing chain link fence
Other
a photo point
APN 298-270-12
100ft APN buffer
Aerial Source Maxar, Oct. 2022 Revised on May 24, 2023
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ESHA Analysis
ESHA Analysis of 959 Highland Drive   Page 5 of 11
Merkel & Associates, Inc. #22‐041‐01
poorly developed sandy soils and sandstone.   Larger individuals that are typically found in DCSS habitat were also observed, recruiting from surrounding parent populations.

Key speciesidentified during the field survey within SCBS included both native and non‐native species consisting of crystalline iceplant (Mesembryanthemum crystallinum), Perez’s marsh‐rosemary (Limonium perezii), chalk dudleya (Dudleya pulverulenta), fish‐hook cactus (Mammillaria dioica), ladies‐fingers (Dudleya edulis), and freeway iceplant (Carpobrotus edulis), with occasional California encelia (Encelia californica), lemonadeberry (Rhus integrifolia), waterjacket (Lycium andersonii), coast cholla (Cylindropuntia prolifera), and coast prickly‐pear (Opuntia littoralis).  This habitat has moderate biological value; however, encroachment by non‐native species and erosion spreading from the surrounding development has resulted in the continued degradation of the habitat.

Table 1.  Vegetation Communities within APN 298‐270‐12
Habitat Type* Onsite Acreage** Estimated Impact
Acreage
Habitat Group B
Southern Coastal Bluff Scrub (31200) 0.01 none
Southern Maritime Chaparral (37C30) 0.01 none
Group B Subtotal 0.02 none
Habitat Group C
Diegan Coastal Sage Scrub (32500) 0.06 none
Group C Subtotal 0.06 none
Habitat Group F
Non‐Native Vegetation (11000) 0.12 none
Disturbed Habitat (11300) 0.18 none***
Urban/Developed (12000) 0.25 0.24
Group F Subtotal 0.55 0.24
Total 0.63 0.24
*Habitat Groups refer to the Multiple Habitat Conservation Program (MHCP) Habitat Classification System, with numerical codes from Holland (1986) and/or Oberbauer et al. (2008). **Acreage has been rounded to nearest hundredths for all habitats, and totals reflect overall rounding. ***Estimated impacts for the installation of a sewer lateral were calculated to be less than one thousandth of an acre, and are not evident due to rounding to the nearest hundredth of an acre in Table 1.

Southern Maritime Chaparral
Southern maritime chaparral mapped within the parcel consisted exclusively of four Nuttall’s scrub oak (Quercus dumosa), a California Native Plant Society 1B.1 rare plant, grouped with a single toyon (Heteromeles arbutifolia).  Nuttall’s scrub oak were identified along the steep slope on the eastern tip of the parcel boundary within surrounding non‐native and ornamental vegetation.  An additional Nuttall’s scrub oak was observed offsite, just north of the parcel boundary in non‐native vegetation.

ESHA Analysis
ESHA Analysis of 959 Highland Drive   Page 6 of 11
Merkel & Associates, Inc. #22‐041‐01
Diegan Coastal Sage Scrub
Most of the DCSS mapped within the parcel islocated in isolated patches within the southern portions of the parcel in addition to several stands that have colonized from seed in and around the previous development area.  Areas of DCSS habitat located onsite included shrub species such as: flat‐top buckwheat (Eriogonum fasciculatum), California sagebrush (Artemisia californica), spreading goldenbush (Isocoma menziesii var. menziesii), laurel sumac (Malosma laurina), lemonadeberry, waterjacket, deerweed (Acmispon glaber), toyon, and bladderpod (Peritoma arborea).  Non‐native species were observed interspersed amongst the native shrub speciesto varying degrees.  Non‐native species included, but were not limited to, cyclops acacia (Acacia cyclops), freeway iceplant, tocalote (Centaurea melitensis), crimson fountain grass (Pennisetum setaceum), tree tobacco (Nicotiana glauca), and various non‐native grasses.  DCSS habitat was also observed offsite, east of Highland Drive, on a steep slope that interfaces with dense non‐native vegetation cascading from residential and urban development located atop the bluff.

Non‐native Vegetation
Non‐native vegetation onsite consists of ornamental landscape plantings and other non‐native species that have encroached from adjacent development.  Much of this habitat cascades down the steeply eroded slope along Highland Drive.  Dominant non‐native species observed onsite included freeway iceplant, black mustard (Brassica nigra), tocalote, Russian thistle (Salsola tragus), tree tobacco, Australian saltbush (Atriplex semibaccata), Brazilian pepper (Schinus terebinthifolius), crimson fountain grass, and numerous other non‐native grasses.

Disturbed Habitat
Disturbed habitat onsite occurs along the margins of urban development such as Highland Drive and Valley Avenue, where erosion, vegetation clearing, ornamental street plantings, and pedestrian access have degraded previously intact habitats.  These areas typically include sparsely vegetated areas with non‐native species that are adapted to frequent disturbance, including Russian thistle, tocalote, freeway iceplant, crystalline iceplant, crimson fountain grass, and various other non‐native grasses.  Along Valley Avenue, two plantings of coast live oak (Quercus agrifolia) were identified within the sidewalk streetscape.

Urban/Developed
Urban/Developed landsthat were mapped consist of paved roadways,sidewalks, adjacentresidential development, and areas within the parcel where previous development has occurred.  Observations of previous development include concrete footings, retaining walls, foundations, imported gravel, and bare and previously cleared ground.  These areas are sparsely distributed with low growing non‐ native annuals and grasses, with lesser quantities of DCSS species that commonly recruit from seed (i.e., spreading goldenbush and flat‐top buckwheat).

Fauna
Wildlife use of the site is typical of disturbed habitats that are in proximity to urban development.

Observations during the survey included western fence lizard (Sceloporus occidentalis) and California ground squirrel (Spermophilus beecheyi nudipes) within the DCSS and SCBS areas.   Additionally, common birds including song sparrow (Melospiza melodia), house finch (Carpodacus mexicanus), Anna’s hummingbird (Calypte anna), and black phoebe (Sayornis nigricans) were also observed.

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There is low potential for dispersing Coastal California gnatcatcher (Polioptila californica californica) to utilize southern portions of the parcel for foraging, due to the fragmentation and isolation of onsite DCSS from more intact stands of suitable habitat located east of Interstate 5.  The linear nature of the parcel, surrounded by two busy roadways, results in exposure to persistent disturbance from vehicle noise and movement.  Onsite DCSS has limited quantities of California sagebrush and flat‐top buckwheat shrubs that are typically used by Coastal California gnatcatcher for nesting; therefore, the species is not anticipated to utilize the site for nesting activities.  More contiguous stands of DCSS are located approximately 1,500 feet east along Interstate 5, where dispersing Coastal California gnatcatcher have greater opportunities to link with the San Dieguito River Park and other areas of undisturbed DCSS located along Via De La Valle.

ESHA Analysis
The Coastal Act and City LUP defines ESHA as: “Any area in which plant or animal life or their habitats are either rare or especially valuable because of their special nature or role in an ecosystem and which could be easily disturbed or degraded by human activities and developments…”.  Additional clarification of ESHA is provided in the LUP, which provides specific exclusions for candidates of potential areas for ESHA.  Exclusions of otherwise appropriate areas of rare or valuable habitat are typically due to urban isolation or proximity to disturbed and developed lands.  The SCBS, SMaC, and DCSS that occupy portions of the project site have low to moderate biological value that currently support native animal and plant species, including sensitive Nuttall’s scrub oak; however, the diminutive size, habitatisolation, fragmentation, and continued degradation of the site has decreased its overall biological value and would exclude it from being ESHA on its own.

No designated ESHA islocated onsite orthe immediately adjacent areas.  The closest designated ESHA to 959 Highland Drive that was identified in the adopted City LUP and confirmed during the 2018 citywide draft ESHA update included a stand of southern maritime chaparral and DCSS located approximately 0.54‐mile northeast of 959 Highland Drive (Figure 3).  ESHA designated in this area has connectivity to the San Dieguito River Park located further south, and has high biological value due to its size, diversity, and adjacency to a regional open space preserve.  Areas between the closest designated ESHA to the northeast and 959 Highland Drive consist exclusively of dense urban development, the Interstate 5 freeway, and ornamental vegetation, restricting potential movement of native wildlife, seed, or plant propagules.

The fragmentation of native habitats from urban development over time has resulted in the isolation of smaller pockets of native vegetation throughout the City.  These isolated areas of native habitat have the potential to be of greater biological value when in close proximity to other habitat, providing “stepping stones” or wildlife corridors to more contiguous areas of open space.  The DCSS and SCBS located onsite have low connectivity and habitat linkage potential due to isolation from adjacent stands of native habitat, the surrounding urban development, and abundant non‐native vegetation.

The unmanaged parcel inactivity, isolation, surrounding land use, and encroachment of non‐native vegetation into the native habitats proximal to 959 Highland Drive have largely decreased its biological value in a greater regional context and thus would not be considered ESHA.

Regional Setting Map
Biological Study for 959 Highland Drive, Solana Beach Figure 3 M&A #22-041-01
I-5 SB
I-5 NB

IDA AVE

VALLEY AVE

S NARDO AVE

STEVENS AVE

HIGHLAND DR

SAN ANDRES DR

ACADEMY DR

SPINDRIFT ST

LIRIO ST

AVOCADO PL

GENEVIEVE ST

E SOLANA CIR

PRIVATE RD

MARINE VIEW AVE

S GRANADOS AVE

FRESCA ST

VIA DE VISTA

TIERRA ALTA

VERA ST

SOLANA CIR

SOLANA DR

SONRISA ST

VIVA CT

CLIPPER CT

RAMONA PL

W SOLANA CIR

DEL MAR DOWNS RD

HIGHLAND CT

AMERICA WAY

JUANITA ST
I-5 SB OFF RAMP

LONGDEN LN

CASTRO ST
I-5 NB ON RAMP

TURFWOOD LN

BAY MEADOWS WAY

LADERA LINDA

STEVENS AVE W

CORTO ST

NARDITO LN

RELIANCE WAY

SAN JULIO DR

HERNANDEZ ST

FRESCA CT

PIMLICO DR

HIALEAH CIR

CAMINITO LADERA

PRIVATE DRWY

AVOCADO CT

SEA TURF CIR

FREEDOM CT

TURF VIEW DR

MOLA VISTA WAY

GONZALES ST

INTREPID CT

ADDINGTON WAY

PRIVATE RD

PRIVATE RD

PRIVATE RD

PRIVATE RD

PRIVATE RD

GENEVIEVE ST

PRIVATE RD SOLANA DR
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Merkel & Associates, Inc.

LOMAS SANTA FE DR
Habitat
coastal and valley freshwater marsh
southern willow scrub
disturbed southern willow scrub
southern coastal bluff scrub
Diegan coastal sage scrub
disturbed Diegan coastal sage scrub
coastal sage-chaparral scrub
southern maritime chaparral
non-native grassland
non-native vegetation
eucalyptus woodland
disturbed habitat
urban/developed
Other
environmentally sensitive habitat area (ESHA)
potential ESHA
959 Highland Drive
Solana Beach boundary
Nearest Designated ESHA 0.54 Miles
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Project Site
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Aerial Source Maxar, Feb. 2022 Revised on Feb. 8, 2023
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Independently, the onsite SCBS, SMaC, and DCSS habitats are unique and of moderate quality and should continue to persist on their own as these habitats have adapted for the xeric drought conditions that the region has been experiencing over the last decade.

Conclusion
The site‐specific field survey conducted on July 19, 2022 generally reflected the results from the citywide ESHA update that M&A performed in 2018, adding enhanced habitat mapping precision, refinement, and analysis to the original study.  Both studies were consistent in the determination of the presence of native habitats but concluded that those habitats within and adjacent to the site were not designated as ESHA due to their isolation, fragmentation, proximity to urban development, and continued degradation from surrounding non‐native vegetation.

Surrounding and onsite land uses and urban development have also continued to degrade the remnants of native habitat located within the 959 Highland Drive parcel.  Nearby residential and commercial development in this area has allowed for the continued spread of non‐native species via increased irrigation and maintenance activities.  Development activities on the parcel itself have remained inactive for decades according to historical aerial imagery, and the parcel has periodically hosted transients and trespassers in the shelter of previously developed retaining walls and foundations.   Vegetation clearing in developed areas has also occurred periodically for survey, preliminary design work, and brush management, prior to the current ownership of the parcel.  The resultant vegetation within the previously developed areas is sparsely distributed with low growing non‐native annuals and grasses, with lesser quantities of Diegan coastal sage scrub species that commonly recruit from seed (i.e., spreading goldenbush and flat‐top buckwheat).

The currently proposed SFR project at 959 Highland Drive will not result in any impacts to ESHA, sensitive species, or native habitat observed onsite.   The proposed development of a SFR and landscape within the existing development footprint is consistent with historical use of the parcel; therefore, the existing buffers that separate native habitats from development will remain unchanged.  The existing chain‐link fencing that generally separates the proposed development from native habitatslocated to the west and south will continue to provide protection to sensitive habitats during construction.  Lessor quantities of native habitat identified along and within the fence‐line should be flagged for avoidance prior to any construction.  The identification and demarcation of Nuttall’s scrub oak and other native tree species to be avoided should also be performed prior to any construction activities.  Additionally, it is expected that the steep topography where the onsite and adjacent native habitat occurs may limit other potential construction temporary impacts to potential wildlife such as noise and light intrusion.

A new sewer lateral would be required to be installed from the proposed development, southwest to Valley Avenue through disturbed habitat located on an environmentally sensitive inland bluff.

Installation of the lateral would rely on least‐impactive construction methods (i.e., narrow trenching, directional drilling, etc.) to avoid unnecessary impacts to the bluff face, bluff stability, or adjacent native species.   If impacts to the bluff face are unavoidable, a restoration plan or sheet may be required by the City to be prepared by a landscape architect or native habitat restoration specialist to restore areas impacted from the sewer lateral installation.  Disturbed areas would be restored to blend with the native topography and revegetated with native plantings immediately following construction.  Revegetation would be consistent with LUP Policy 3.45, summarized as:

ESHA Analysis
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 Requiring the use of native, non‐invasive, drought‐tolerant, salt‐tolerant, and fire‐resistant plant species.
 Prohibited use of invasive plant species.
 Success standards that include requirement for “90 percent vegetative coverage within five years, or that percentage of ground cover demonstrated locally appropriate for a healthy stand of the particular native vegetation type chosen for restoration.”.  Including a monitoring period of five years (or less if directed by the City) following the completion of planting to ensure that performance standards are achieved.   Adaptive management techniques may be required if the restoration effort fails to achieve any initial performance standards.

Implementation oversight of the restoration plan and monitoring of the restoration progress would be required to be performed by a habitat restoration specialist, biologist, or other qualified personnel with experience in native habitat restoration within coastal San Diego County.  Brief annual letters would be prepared to report the qualitative status of the revegetation project, provide photo documentation, and prescribe any adaptive management measures required to ensure that success standards are met at the end of the monitoring period.

If you have any questions regarding this analysis or need any additional information, please do not hesitate to contact M&A biologist, Adam Behle (Project Manager), at [email protected] or (858) 560‐5465.

Sincerely,
Adam H. Behle
Senior Biologist
ESHA Analysis
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References
Bing Maps.  2021.  Bing Maps.  Available from:  https://www.bing.com/maps.

California Department of Fish and Wildlife (CDFW) California Natural Diversity Database (CNDDB). 2021.  January 2021.  State and Federally Listed Endangered, Threatened, and Rare Plants of California.  California Department of Fish and Wildlife.  Sacramento, CA.  Available from: State and Federally Listed Endangered, Threatened, and Rare Plants of California California Department of Fish and Wildlife, U.S. Fish and Wildlife Service, and Conservation Biology Institute.  2003.  Volume III, MHCP Biological Monitoring and Management Plan.

Administered by SANDAG for the Cities of Carlsbad, Encinitas, Escondido, Oceanside, San Marcos, Solana Beach, and Vista.  Prepared for the Multiple Habitat Conservation Program. 6 Sections + appendices.

City of Solana Beach.  2013 Amended 2018.  City of Solana Beach Local Coastal Plan.  9 Sections + appendices.

Digital Globe.  2022.  ESRI imagery basemaps.

Google Earth Pro™ V 7.3.3.7699 [Software].  2022.  Available from: http://www.earth.google.com.

Accessed 2022.

Holland, R.F.  1986.  Preliminary Descriptions of the Terrestrial Natural Communities of California.

Nongame‐Heritage Program, State of California, Resources Agency, Department of Fish and Wildlife.  Sacramento, California.  157pp.

Merkel & Associates, Inc.  (M&A).  2018.  City of Solana Beach Land Use Plan ESHA Mapping Update Project (draft).  Dated October 8, 2018.  Prepared for Summit Environmental Group, Inc.  17 pp.

Oberbauer, T., M. Kelly, and J. Buegge.  2008, Revised 1996 and 2006.  Draft Vegetation Communities of San Diego County [Internet].  Based on “Preliminary Descriptions of the Terrestrial Natural Communities of California”, Holland RF, PhD., 1986.  Available from:
http://www.sdcounty.ca.gov/dplu/docs/Veg_Comm_SDCounty_2008.pdf.

Rebman, J.P., and M.G. Simpson.  2014.  Checklist of the Vascular Plants of San Diego County, 5th Edition [Internet].San Diego Natural History Museum and San Diego State University. ISBN 0‐918969‐08‐5.  Available from:
http://www.sdnhm.org/files/9314/3897/4678/SDCoChecklist5ed2014.pdf Redfin Corporation.  2022.  Public Tax History.  Available from:  https://www.redfin.com/ U.S. Fish and Wildlife Service (USFWS), Carlsbad Fish and Wildlife Office (CFWO).  2019.  GIS Division Species Occurrence Data Download (zip) updated May 2019. http://www.fws.gov/carlsbad/giswebpage/giswebpage.htm
Zillow, Incorporated.  2022.  Public Tax History.  Available from:  https://www.zillow.com/ Appendix 1
ESHA Analysis of 959 Highland Drive
Merkel & Associates, Inc. #22‐041‐01
APPENDIX 1.  PHOTOS
ESHA Analysis of 959 Highland Drive Appendix 1
Merkel & Associates, Inc. #22‐041‐01 A‐1‐1
Photo Point 1.  Looking northwest along western boundary of pre‐existing development and disturbed habitat.  July 8, 2022.

Photo Point 2.  View to the north at entry to site along Highland Drive.  July 8, 2022.

ESHA Analysis of 959 Highland Drive Appendix 1
Merkel & Associates, Inc. #22‐041‐01 A‐1‐2
Photo Point 3.  Looking northeast within central location of pre‐existing development and disturbed habitat.  July 8, 2022.

Photo Point 4.  Looking south at slope dominated by freeway iceplant and remnants of Diegan coastal sage scrub located above Valley Avenue.  July 8, 2022.

ESHA Analysis of 959 Highland Drive Appendix 1
Merkel & Associates, Inc. #22‐041‐01 A‐1‐3
Photo Point 5.  View towards east, from the easternmost edge of the parcel at non‐native vegetation and Nuttall’s scrub oak adjacent to fan palm.  August 1, 2022.

Photo Point 6.  Looking southwest at offsite slope located across Highland Drive dominated by non‐native vegetation and remnants of Diegan coastal sage scrub habitat.  August 1, 2022.

ESHA Analysis of 959 Highland Drive Appendix 1
Merkel & Associates, Inc. #22‐041‐01 A‐1‐4
Photo Point 7.  View southwest towards Valley Avenue at disturbed habitat and patch of Diegan coastal sage scrub.  August 1, 2022.

Photo Point 8.  Looking northeast from Valley Avenue at disturbed southern coastal bluff scrub and disturbed habitat.  August 1, 2022.
-eCOMINDED •· SOLUTIONS

CONNOR RESIDENCE
959 HIGHLAND DR.

SOLANA BEACH, CA 92075
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