Agenda packet — Solana Beach City Council, January 15, 2025 (part 2 of 2)

propose a landscape buffer between the sidewalk and the first-floor building façade.

The landscape buffer is between 10.08 and 12.67 feet in depth. To further reduce the massing along Valley Avenue, the second story is set setback 8.4 feet from the exterior face of the first story.

A total of three (3) residential units are proposed. Two (2) 739 square foot studio units would be located on the west side of the second floor, and the 1,506 square foot threebedroom unit would be located on the west side of the third floor. Each unit includes private open space in the form of balconies. The residential units are accessed from the parking garage by a private elevator and the stairs which can be accessed from the parking garage or the at-grade exit corridor via Valley Avenue.

Between the eastern and western portions of the building is a central structure that houses the elevators, stairwell, utility areas, and restrooms. On the second floor, adjacent to the elevators, is a 794 square foot courtyard area with a fountain that serves the residential uses. There is a 350 square-foot courtyard and privacy wall outside the dental office to separate residential and commercial traffic and provide privacy for patients. The roof deck is located on the third floor to the east of the elevators and stairwell.

The proposed project includes 2,255 cubic yards of excavation in order to provide a flat building pad on at the same level as Valley Avenue and to create the subterranean parking garage level.

Landscape:

The project is required to comply with the Water Efficient Landscaping Regulations of SBMC 17.56, which require native, non-invasive plant species for any new landscaping.

The conceptual landscaping plan includes native plant species and well-adapted species that are responsive to the local climate and limited water resources. The landscape plan would include a water-efficient drip irrigation system and low to moderate water use plants.

Staff notes that since all required parking would be provided in a parking garage, the Applicants are not required to comply with the landscape requirements of the Off-Street Parking Design Manual (OSPDM).

January 15, 2025
DRP 22-010, SDP 22-008
Witcher – 701 Valley Ave

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Roads, Pedestrian Walkways, Parking, and Storage Areas:

Mixed-use projects in the commercial zone are required to comply with the parking standards in the SBMC. As shown in Table 2 below, the proposed project meets the parking requirements for automobile, bicycle and motorcycle parking.

TABLE 2

AUTOMOBILE PARKING REQUIREMENTS
Development Standards* Square
Footage** /
Units
Number of
Spaces
Residential:
• 3-bedroom unit 2 spaces per unit 1 unit 2
• Studio units 1 space per unit 2 units 2
Office: 1 space/200 ft2 gfa for
first 2,000 ft2
1 space/175 ft2 gfa for
remaining area
2,768 ft2 10
4 Service Areas: 1 space/200 ft2 815 ft2 4
Total Parking Spaces Required: 22
Total Parking Spaces Provided: 22
*Per the SBMC, whenever the computation of the number of off-street parking spaces required results in a fractional parking space, one additional parking space shall be required. **Square footage (ft2) calculated in gross floor area (gfa) All required parking would be provided in a two-level parking garage that extends below the length of the proposed building. During business hours the parking garage will remain open. Outside of business hours, visitors can access the parking garage through the call box. After business hours, the garage would be secured with gate access from Valley Avenue. Residents would have key cards for access to the parking garage. The garage entrance would provide full movement driveways allowing inbound and outbound movement. A total of 22 automobile parking spaces, including one disabled accessible vehicle space would be provided in the garage. One “patient loading only” parking space is located adjacent to the dental office elevator on the street level and one residential guest parking space on the subterranean level. The remaining 19 spaces are unmarked.

The SBMC requires that general commercial and office uses with 10 or more parking spaces shall provide at least one bicycle parking space per 10 full automobile parking spaces, or 2 spaces for this project, and shall conform with the OSPDM. The SBMC indicates that bicycle locking facilities should be conveniently located near the entrances to buildings for which they serve and when possible, provide weatherproofing or under cover. Design standards for bicycle spaces are prescribed in the OSPDM. The January 15, 2025
DRP 22-010, SDP 22-008
Witcher – 701 Valley Ave

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proposed project will provide two (2) bicycle parking spaces onsite on the grade-level parking floor south of the stairwell.

The Applicants have demonstrated that one (1) ADA parking space will be provided within the parking garage on the street level. Four (4) electric vehicle (EV) parking spaces will be provided in the parking garage. Both the ADA space and the EV spaces are consistent with the City’s requirements.

Grading:

The remaining 80 CY of grading is required for the excavation for new footings.

Lighting:

Conditional approval of this project includes the requirement that all new exterior lighting fixtures be in conformance with the City-Wide Lighting Regulations of the Zoning Ordinance (SBMC 17.60.060). All light fixtures will 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. Adequate lighting shall be provided in all parking areas used by the public for safe pedestrian and vehicular movement. A minimum lighting level of 0.2 foot-candles is required for all parking areas. All lights provided to illuminate any loading space or parking area shall be designed, adjusted and shielded to avoid casting light toward public roads and adjoining residential properties. It should be noted that the proposed parking and loading areas are within the enclosed parking structure.

Usable Open Space
The project is a Mixed-Use Development on a lot within the C Zone and does not require common usable open space. However, as designed, the proposed project would include a 290 square foot pedestrian accessible landscaped area with a public bench adjacent to Valley Avenue.

Fences, Walls, and Retaining Walls
The Project does not propose perimeter or interior walls or fences. Staff notes that if any walls or fences are proposed, they would be required to comply with SBMC 17.60.070.

Structure Development Permit Compliance:

The proposed structure exceeds 16 feet in height above the pre-existing grade; therefore, the project must comply with all of the View Assessment requirements of SBMC Chapter 17.63 and the Applicants were required to complete the SDP process.

January 15, 2025
DRP 22-010, SDP 22-008
Witcher – 701 Valley Ave

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The Applicants had story poles erected onsite, and the Story Pole Height Certification was issued by a licensed land surveyor on October 11, 2023, which showed the highest story pole certified at 34.50 feet above the proposed grade with a pole height of 64.25 MSL. Notices to apply for View Assessment were mailed to property owners and occupants within 300 feet of the project site, which established a deadline to file for View Assessment on December 15, 2023. The City received one (1) application for View Assessment (Attachment 3) from Chad and Amber Arendsen of 821 Juanita Street located northeast of the subject property.

The project was presented to the View Assessment Commission (VAC) on March 19, 2024. Minutes from the March meeting are included in Attachment 4. The table below includes the disclosures and findings from the March 19, 2023, meeting.

Claimant: Chad and Amber Arendsen, 821 Juanita Street. (Table 3) Each of the four participating VAC members found the primary viewing area to be the outdoor dining area, two of the four VAC members also included the kitchen as part of the primary viewing area. Each of the four participating VAC members were unable to make finding 3.

Table 3
Chad and Amber
Arendsen
821 Juanita St
Coad Cohen Moldenhauer Najjar Stribling Villasenor Zajac Date
Visited
Claimant 3/19 3/16 3/17 & 3/19
Applicant 3/18 3/10 3/2
Primary
Viewing Area
Kitchen/Outdo
or Dining Area
Kitchen/Outdoor
Dining Area
Indoor/Outdoor
Dining Area Outdoor
Dining Area
#1. Communication
Taken Place Y Y Y Y
#2. No Public View
Impairment Y Y Y Y
#3. Designed to
Minimize View
Impairment

N N N N
#4. No Cumulative
View Impairment Y Y N Y
#5. Neighborhood
Compatibility Y N N Y
Chairperson Cohen made a motion to recommend denial of the project to City Council, which was seconded by Commission Moldenhauer. The motion passed 4/0/3 Ayes:

January 15, 2025
DRP 22-010, SDP 22-008
Witcher – 701 Valley Ave

Page 11 of 14 ends

Cohen, Moldenhauer, Najjar, Stribling. Noes: none. Absent: Coad, Zajac. Abstain:

Villasenor.

Proposed Alternative Design
After the March 19, 2024, VAC Hearing, the Applicants redesigned the project and erected new story poles on site consistent with the current project plans. The current Story Pole Height Certificate was issued by a licensed land surveyor on September 25, 2024, and shows the highest/tallest story pole to be certified at 63.65 feet above MSL, or 35 feet in height. The gable roof at the northeast corner of the building was lowered

3.17 feet. The central building structure, that houses the elevators, stairs and utilities, was lowered 0.28 feet. The residential portion of the building, located on the west side of the property, was lowered 0.42 feet.

The Council should consider the recommendation from VAC, the information provided by the Applicants and Claimant, and the View Assessment Ordinance (SBMC 17.63) including the definition of a “Viewing Area” and the five required findings, which are provided below:

SBMC Section 17.63.020(I): “Viewing area” shall be that area of the structure (excluding bathrooms, hallways, garages or closets) or lot (excluding the building setback areas) where the view assessment committee, or the city council on appeal, determines the best and most important view exists. The finished floor elevation of any viewing area must be at or above existing grade adjacent to the exterior wall of the part of the building nearest to that viewing area. The determination shall be made by balancing the nature of the view to be protected and the importance of the area of the structure or lot from where the view is taken.

SBMC Section 17.63.040(F): Findings. In making a decision on a matter for which view assessment has been requested, the view assessment committee shall be required to make the following findings:

1. The applicant for the structure development permit has made a reasonable attempt to resolve the view impairment issues with the person(s) requesting view assessment. Written evidence of a good faith voluntary offer to meet and discuss view issues, or of a good faith voluntary offer to submit the matter to mediation, is hereby deemed to be a reasonable attempt to resolve the view impairment issues.

2. The proposed structure does not significantly impair a view from public property (parks, major thoroughfares, bike ways, walkways, equestrian trails) which has been identified in the city’s general plan, local coastal program, or city designated viewing areas.

January 15, 2025
DRP 22-010, SDP 22-008
Witcher – 701 Valley Ave

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3. The structure is designed and situated in such a manner as to minimize impairment of views.

4. There is no significant cumulative view impairment caused by granting the application. Cumulative view impairment shall be determined by: (a) Considering the amount of view impairment caused by the proposed structure; and (b) considering the amount of view impairment that would be caused by the construction on other parcels of structures similar to the proposed structure.

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

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 35 feet above the proposed grade or 63.65 feet above MSL, which is the maximum proposed structure height reflected on the project plans, should the Council make the necessary finding to approve the project.

In conclusion, the proposed project, as conditioned, could be found to be consistent with the Zoning regulations, and the General Plan. Staff has prepared draft findings for approval of the project in the attached Resolution 2024-120 for the Council’s consideration based upon the information in the report. The applicable SBMC sections are provided in the italicized text and conditions from the Community Development, Engineering, and Fire Departments are incorporated in the Resolution of Approval.

Additionally, as a condition of project approval, the Applicants would be required to obtain a Coastal Development Permit, Waiver or Exemption from the California Coastal Commission prior to the issuance of a Building Permit. The Council may direct Staff to modify the Resolution to reflect the findings and conditions it deems appropriate as a result of the Public Hearing process. If the Council determines the project is to be denied, Staff will prepare a Resolution of Denial for adoption at a subsequent Council meeting.

Property Frontage and Public Right-of-Way Improvements:

The existing property frontage is improved with a concrete rolled curb and sidewalk. If approved, the Applicants will be required to remove and reconstruct the section of the existing improvements that will be used for driveway access purposes as well as removal and replacement of any portion of the existing concrete rolled curb, gutter and sidewalk that may be damaged during construction.

During the review process, it was determined that City access to the channel was required for maintenance. Creation of such access through the property would adversely affect the proposed design. As an alternative to redesigning the project, the Applicants agreed to dedicate the western portion of the property (approximately 411 January 15, 2025
DRP 22-010, SDP 22-008
Witcher – 701 Valley Ave

Page 13 of 14 ends

square feet) so that the City may gain access to the drainage channel for maintenance.

This dedication is preferred by the Applicants, rather than constructing an accessway from Valley Avenue.

Public Hearing Notice:

Notice of the City Council public hearing for the project was published in the San Diego 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, more than 10 days prior to the planned public hearing date of January 15, 2025.

As of the date of preparation of this Staff Report, Staff has not received any official correspondence.

In conclusion, the proposed project, as conditioned, could be found to be consistent with the Zoning regulations and the General Plan. Staff has prepared draft findings for approval of the project in the attached Resolution 2024-120 for the Council’s consideration based upon the information in this report. Conditions from the Community Development, Engineering, and Fire Department are incorporated in the Resolution of Approval.

Should the Council determine that the findings can be made to approve the project; the SDP will be approved concurrently with the DRP. The Council may direct Staff to modify the Resolution to reflect the findings and conditions it deems appropriate as a result of the Public Hearing process. If the Council determines the project is to be denied, Staff will prepare a Resolution of Denial for adoption at a subsequent Council meeting.

CEQA COMPLIANCE STATEMENT:

The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 of the State CEQA Guidelines. Class 3 consists of construction and location of limited numbers of new, small facilities or structures. Examples of this exemption include multi-family residential structures, totaling no more than four dwelling units. In urbanized areas, up to four commercial buildings not exceeding 10,000 square feet in floor area on sites zoned for such use (e.g., store, motel, office) if not involving the use of significant amounts of hazardous substances, where all necessary public utilities and facilities are available, and the surrounding area is not environmentally sensitive.

FISCAL IMPACT: N/A
WORK PLAN: N/A
OPTIONS:
• Approve Staff recommendation adopting the attached Resolution 2024-120; January 15, 2025
DRP 22-010, SDP 22-008
Witcher – 701 Valley Ave

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• 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 an SDP cannot be made.

CITY STAFF RECOMMENDATION:

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

Therefore, Staff recommends that the City Council:

1. Conduct the Public Hearing: Open the public hearing, Report Council disclosures, Receive public testimony, Close the public hearing.

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

3. If the City Council makes the requisite findings and approves the Project, adopt Resolution 2024-120 conditionally approving a DRP and SDP for a Mixed-Use Development, Solana Beach.
_________________________
Alyssa Muto, City Manager
Attachments:

1. Resolution 2024-120

2. Project Plans

3. Story Pole Height Certification, October 11, 2023

4. Arendsen Application for View Assessment

5. Minutes from March 15, 2024, VAC Meeting

6. NOR from March 15, 2024, VAC Meeting

7. Story Pole Height Certification, September 25, 2024
RESOLUTION 2024-120

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SOLANA BEACH, CALIFORNIA, CONDITIONALLY

APPROVING A DEVELOPMENT REVIEW PERMIT AND

STRUCTURE DEVELOPMENT PERMIT FOR A MIXED USE
DEVELOPMENT AT 701 VALLEY AVE, SOLANA BEACH
APPLICANTS: Daniel Witcher and Jouet Peterson
CASE NO.: DRP 2022-010, SDP 2022-008
WHEREAS, Daniel Witcher and Jouet Peterson (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 View Assessment Commission recommended denial of the project on March 19, 2024, based on the applicant for View Assessment made by Chad and Amber Arendsen from 821 Juanita Street; and
WHEREAS, since the View Assessment Commission meeting the applicant submitted a minor plan revision that lowered roof elevations that are within the originally story poled project; and
WHEREAS, the project story poles have since been modified consistent with the revised plans; and
WHEREAS, at the public hearing on January 15, 2025, the City Council received and considered evidence concerning the proposed application as revised; and WHEREAS, the public hearing was conducted pursuant to the provisions of Solana Beach Municipal Code Section 17.72.030; and
WHEREAS, the City Council determined the primary viewing area from the Arendsen residence at 821 Juanita Street to be from the ________ looking _______; and
WHEREAS, the City Council of the City of Solana Beach found the project requested in the application 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:

Resolution 2024-120
DRP 2024-010, SDP 2024-008
701 Valley Ave., Witcher Mixed-Use

Page 2 of 17 ends

I. That the foregoing recitations are true and correct.

II. That the request for a DRP and SDP for a 11,343 square foot mixed-use building consisting of 2,768 square feet of dental office; two residential studio units and one three-bedroom residential unit, totaling 2,984 square feet; and a two-level parking garage totaling 10,781 square feet, 6,005 square feet of which is subterranean, 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:

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 proposed project is consistent with the General Plan, which designates the property as General Commercial (C) and allows for commercial development that would involve resident and visitor serving commercial uses and retail uses that have a minimal disturbance to nearby residential neighborhoods. Residential uses are allowed as a secondary use in conjunction with permitted commercial uses at a maximum density of 20 units per acre. The maximum number of units permitted for the 0.21 net acre site is 4 units. The project is proposing three (3) residential units. The project could be found to be consistent with the following General Plan policies in the Land Use (LU) Element for mixed-use land uses:

Policy LU-1.6 Encourage the establishment of mixed-uses that provide for housing and jobs near transit routes, shopping areas, and recreational uses to promote public transit use, walking, and biking.

Policy LU-1.8 Within mixed-use areas, encourage an overall highquality streetscape design, where feasible and appropriate, that includes bike lanes; on-street parking; minimal curb cuts; enhanced crosswalks; appropriate sidewalk widths; parkways; street trees, planters, and wells; street lighting; street furniture; wayfinding; kiosks; enhanced paving; public art; and other features that contribute to the character of Solana Beach.

The project could be found to be consistent with the following General Plan goals and program in the City’s Housing Element:

Resolution 2024-120
DRP 2024-010, SDP 2024-008
701 Valley Ave., Witcher Mixed-Use

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Goal 1.0: The adequate provision of a range of safe and decent housing opportunities that will meet Solana Beach’s share of the existing and future housing needs of the region.

Goal 2.0: Maintenance, preservation, and enhancement of community and neighborhood character and the quality of residential neighborhoods and commercial areas.

Program 1: Encourage mixed-use development.

Zoning Ordinance Consistency: The proposed mixed-use development is consistent with the permitted uses for the General Commercial (C) Zone found in SBMC Sections 17.24.020 and 17.24.030 which allows for a maximum of 20 dwelling units per net acre. The maximum number of units is determined by multiplying the net acreage of the lot by the maximum dwelling unit density permitted for the zone. The lot is 9,173 square feet or 0.21 acres. Therefore, 0.21 acres X 20 dwelling units per acre = 4.21 units. The proposed project is proposing three (3) residential units. The C Zone indicates that residential units shall be permitted only on the upper floors, basement and rear 50% of the ground floor. As designed, the residential units will be located on the second and third floors.

Further, the proposed project complies with the SBMC, including setbacks, maximum building height, Floor Area Ratio (FAR), and parking requirements.

The property is not located within any of the City’s Specific Plan areas; however, it 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 a building permit.

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.

Resolution 2024-120
DRP 2024-010, SDP 2024-008
701 Valley Ave., Witcher Mixed-Use

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The property is located within the General Commercial (C) Zone. Surrounding properties to the north, east and west are also located within the C Zone. The property to the north is developed with a three-story commercial building, and at-grade parking lot. The properties to the east, across Valley Avenue, are developed with multi-family residences. The property to the west is undeveloped. The property immediately south of the subject site is zoned Open Space Recreation (OSR) and is developed with a park (La Colonia Park).

No adverse effects upon neighboring properties have been identified or are anticipated to occur from the project implementation. As conditioned, the proposed project gives consideration to the protection of surrounding areas from potential adverse effects and provides protection of the property from adverse surrounding influences such as negative impacts of light, air, and noise. Additionally, the Applicants have been conditioned to provide a Letter of Credit (LOC) to ensure successful construction and restoration to adversely affected neighboring properties, if required.
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 development includes one three-story, mixeduse building, including a two-story parking garage, comprised of a grade-level parking floor and a subterranean level parking floor. A curb cut located in the southwest corner of the property would provide vehicular access from Valley Avenue to the street-level parking garage level and the subterranean parking garage level below.

The 2,768 square foot commercial dental office would be located on the east side of the second floor. The commercial suite is accessed from the parking garage by a private elevator.

The suite can also be accessed from the stairwell and at-grade exit corridor via Valley Avenue. The building does not exceed two stories on the eastern half, instead there is a 785 square foot roof deck above the commercial dental office intended for residential use. The development standards for mixed use development in the C Zone do not require a minimum setback from Valley Avenue, however, the Applicants propose a
landscape buffer between the sidewalk and the first-floor building façade. The landscape buffer is between 10.08 and

12.67 feet in depth. To further reduce the massing along Valley Resolution 2024-120
DRP 2024-010, SDP 2024-008
701 Valley Ave., Witcher Mixed-Use

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Avenue, the second story is set setback 8.4 feet from the exterior face of the first story.

A total of three (3) residential units are proposed. Two (2) 739 square foot studio units would be located on the west side of the second floor, and the 1,506 square foot three-bedroom unit would be located on the west side of the third floor. Each unit includes private open space in the form of balconies. The residential units are accessed from the parking garage by a private elevator, and the stairs which can be accessed from the parking garage or the at-grade exit corridor via Valley Avenue.

Between the eastern and western portions of the building is a central structure that houses the elevators, stairwell, utility areas and bathrooms. On the second floor, adjacent to the elevators, is a 794 square foot courtyard area with a fountain that serves the residential uses. There is a 350 square-foot courtyard and privacy wall outside the dental office to separate residential and commercial traffic and provide privacy for patients. The roof deck is located on the third floor to the east of the elevators and stairwell.

The proposed project includes 2,255 cubic yards of excavation in order to provide a flat building pad at the same level as Valley Avenue and to create the subterranean parking garage level.

The C Zone requires a maximum height limit of 35 feet. The highest and tallest portion of the project was certified at 63.65 MSL, or 35 feet from the existing grade. As a result of the View Assessment process, the overall height and massing of the building have been reduced as discussed later in this report. As designed, differing roof lines are proposed across the entire building.
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 project is required to comply with the Water Efficient Landscaping Regulations of SBMC 17.56, which require native, non-invasive plant species for any new landscaping. The conceptual landscaping plan includes native plant species and well-adapted species that are responsive to the local climate and limited water resources. The landscape plan would include Resolution 2024-120
DRP 2024-010, SDP 2024-008
701 Valley Ave., Witcher Mixed-Use

Page 6 of 17 ends

a water-efficient drip irrigation system and low to moderate water use plants.

Landscaped areas include the area between the proposed
building and Valley Avenue. Plantings are also proposed on the exterior of the eastern façade of the second story, facing Valley Avenue. Additional plantings are proposed throughout the exterior of the proposed building within the courtyard areas, adjacent to residential units, and around the roof deck. Staff notes that since all required parking would be provided in a parking garage, the Applicants are not required to comply with the landscape requirements of the Off-Street Parking Design Manual (OSPDM).
d. Roads, Pedestrian Walkways, Parking and Storage Areas: Any development involving more than one building or structure shall provide common access roads and pedestrian walkways.

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

Mixed-use projects in the commercial zone are required to comply with the parking standards in the SBMC. The project requires a total of 22 parking spaces for the proposed uses; 22 parking spaces have been provided. All required parking would be provided in a two-level parking garage that extends below the length of the proposed building. All parking would be secured with gate access from Valley Avenue but will remain open during business hours. Outside of business hours, visitors can access the parking garage through the call box. Residents would have key cards for access to the parking garage. The garage entrance would provide full movement driveways
allowing inbound and outbound movement. A total of 22
automobile parking spaces, including one disabled accessible vehicle space would be provided in the garage. One “patient loading only” parking space is located adjacent to the dental office elevator on the street level and one residential guest parking space on the subterranean level. The remaining 19 spaces are unmarked.
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 Resolution 2024-120
DRP 2024-010, SDP 2024-008
701 Valley Ave., Witcher Mixed-Use

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

Grading is proposed in the amount of 2,255 CY. The project site is relatively flat (30 feet above MSL) with a depression of about one foot in the center of the lot. The majority of the grading (2,175 CY) would be required to provide the
subterranean parking level. The remaining 80 CY of grading is required for the excavation for new footings.
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 light fixtures will 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.

Adequate lighting shall be provided in all parking areas used by the public for safe pedestrian and vehicular movement. A minimum lighting level of 0.2 foot-candles is required for all parking areas. All lights provided to illuminate any loading space or parking area shall be designed, adjusted and shielded to avoid casting light toward public roads and adjoining residential properties. The proposed parking and loading areas are within the enclosed parking structure.
g. Usable Open Space: Recreational facilities proposed within required usable open space shall be located and designed to maintain essential open space values.

The project is a Mixed-Use Development on a lot within the C Zone and does not require common usable open space.

However, as designed, the proposed project would include a 290 square foot pedestrian accessible landscaped area with a bench adjacent to Valley Avenue.

III. All required permits and approvals including variances, conditional use permits, comprehensive sign plans, and coastal development permits Resolution 2024-120
DRP 2024-010, SDP 2024-008
701 Valley Ave., Witcher Mixed-Use

Page 8 of 17 ends

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

All required permits, including the SDP, 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 permits.

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

I. The Applicant for the Structure Development Permit has made a reasonable attempt to resolve the view impairment issues with the person(s) requesting view assessment. Written evidence of a good faith voluntary offer to meet and discuss view issues, or of a good faith voluntary offer to submit the matter to mediation, is hereby deemed to be a reasonable attempt to resolve the view impairment issues.

To be completed based on Council findings.

II. The proposed structure does not significantly impair a view from public property (parks, major thoroughfares, bike ways, walkways, equestrian trails) which has been identified in the city’s general plan, local coastal program, or city designated viewing areas.

To be completed based on Council findings.

III. The structure is designed and situated in such a manner as to minimize impairment of views.

To be completed based on Council findings.

IV. There is no significant cumulative view impairment caused by granting the application. Cumulative view impairment shall be determined by: (a) Considering the amount of view impairment caused by the proposed structure; and (b) considering the amount of view impairment that would be caused by the construction on other parcels of structures similar to the proposed structure.

To be completed based on Council findings.

Resolution 2024-120
DRP 2024-010, SDP 2024-008
701 Valley Ave., Witcher Mixed-Use

Page 9 of 17 ends

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

To be completed based on Council findings.

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

A. Community Development Department Conditions:

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

II. Building Permit plans must be in substantial conformance with the plans presented to the City Council on January 15, 2025, and located in the project file dated November 26, 2024.

III. Prior to requesting a framing inspection, the Applicants shall submit a height certificate prepared by a licensed land surveyor prior to the framing inspection certifying that the tallest point of the proposed residence will not exceed ____To be completed based on Council Findings____ feet above the proposed grade on the west elevation and the highest point of the structure will not exceed ____To be completed based on Council Findings____ feet above the Mean Sea Level (MSL) in conformance with the plans as approved by the City Council on January 15, 2025.

IV. All onsite fences, walls, retaining walls, hedges, other dense landscaping, and/or any combination thereof, shall comply with applicable regulations of SBMC Section 17.60.070 (Fences, Walls, and Retaining Walls).

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

VI. The Applicants will be required to provide a full Landscape Documentation Package in compliance with SBMC Chapter 17.56 prior to building permit issuance, which will be reviewed and inspected by the City’s third-party landscape professional.

VII. Native or drought tolerant and non-invasive plant materials and water conserving irrigation systems shall be incorporated into proposed Resolution 2024-120
DRP 2024-010, SDP 2024-008
701 Valley Ave., Witcher Mixed-Use

Page 10 of 17 ends

landscaping to the extent feasible.

VIII. Landscaping shall be maintained to ensure that it does not exceed the height of the adjacent rooflines when installed or at maturity.

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 within the public right-of-way and minimize impacts to the surrounding neighbors. Construction staging shall not occur within the public rightof-way or obstruct the public right-of-way without the authorization and permit from the Public Works Department.

XI. 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.

XII. The on-site lighting in the subterranean parking garage is required to remain in good working condition 24 hours per day.

XIII. The building plans for the parking garage shall provide the quantity of parking spaces shown on the plans dated January 15, 2025, and the spaces shall be in compliance with the City’s Off-Street Parking Manual. The plans for the parking garage shall number each individual parking space and shall be reviewed by the City’s thirdparty reviewer to determine that the plans comply with the City’s OffStreet Parking Manual.

XIV. ROOF DECKS
Third Floor Level Roof Decks: No shade structure, device, equipment, or facility designed to provide shade or otherwise cover the deck area, including but not limited to support poles and sail shades, trellis, or retractable awning, shall be temporarily or permanently installed or maintained on any second-floor level or third-floor level roof deck. However, an awning may be installed and Resolution 2024-120
DRP 2024-010, SDP 2024-008
701 Valley Ave., Witcher Mixed-Use

Page 11 of 17 ends

attached to the exterior wall of the building directly above any access door to the deck area if the awning does not exceed the following dimensions: the length of the awning is equal to the width of the access door to the deck and the awning does not extend more than three feet from the exterior wall where the access door is located.

Notwithstanding the foregoing, free-standing moveable market umbrella(s) may be temporarily placed on the deck to provide shade when the deck is occupied.

Temporary furniture utilized on the roof deck that exceed 42 inches in height, such as umbrellas, shall be removed from the roof deck when not in use.

Permanent furniture located on the roof deck shall not exceed 42 inches in height measured from the finished surface of the deck.

XV. Construction shall only occur between the hours of 7:00 a.m. and 7:00 p.m., Monday through Friday, and between the hours of 8:00 a.m. and 7:00 p.m. on Saturday. Construction activities shall not occur on Sunday or holidays.

XVI. All businesses shall comply with the sound level limits established by Solana Beach Municipal Code Section 7.34.040 during hours of operation.

XVII. All business identification signage shall comply with the sign regulations established by Solana Beach Municipal Code Section 17.64 (Comprehensive Sign Ordinance) and with the approved comprehensive sign plan. Any proposed signage will require a separate sign and/or building permit approved by the City of Solana Beach prior to the installation of any sign. Tenants shall receive landlord approval for the proposed signage prior to the issuance of sign and/or building permits.

Any proposed signage that is not in compliance with the approved comprehensive sign plan will require the Applicants or tenant to process a comprehensive sign plan modification under the discretion of the Community Development Director.

XVIII. All of the conditions of this project are continuing conditions. Failure of the Applicants to comply with any or all of said conditions at any time may result in the revocation of the permits granted for the development and use of the property.

XIX. Commercial truck deliveries to the project shall be prohibited between the hours of 10:00 p.m. and 8:00 a.m. Limitations on truck deliveries shall be required as part of all commercial tenant agreements.

XX. Any commercial truck deliveries shall not obstruct public right-of-way nor Resolution 2024-120
DRP 2024-010, SDP 2024-008
701 Valley Ave., Witcher Mixed-Use

Page 12 of 17 ends

utilize public parking lots associated with La Colonia Park.

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: SingleFamily residential driveways; serving no more than two singlefamily 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. GATES: All gates or other structures or devices, which could obstruct fire access roadways or otherwise hinder emergency operations, are prohibited unless they meet standards approved by the Fire Department. An approved emergency key-operated switch and/or an approved emergency traffic control-activating strobe light sensor shall be installed per the Solana Beach Municipal Code Title 15 Building and Construction Chapter 15.32 Fire Code Section

15.32.200 Section 503.6. All Knox Box products shall be purchased through the Solana Beach Fire website.

III. RESPONSE MAPS: Any new development, which necessitates updating of emergency response maps by virtue of new structures, hydrants, roadways or similar features, shall be required to provide map updates in one of the following formats (AutoCad DWG, DXF, ESRI shapefile, ESRI personal geodatabase, or XML format) and shall be charged a reasonable fee for updating all response maps per the Solana Beach Municipal Code Title 15 Building and Construction Chapter 15.32 Fire Code Section 15.32.010 Section 104.12.

IV. OBSTRUCTION OF ROADWAYS DURING CONSTRUCTION: All
roadways shall be a minimum of 20 feet in width during
construction and maintained free and clear, including the parking of vehicles per the 2022 California Fire Code Chapter 5 Section 503.4 and 503.2.1.

V. ADDRESS NUMBERS: STREET NUMBERS: Approved numbers
and/or addresses shall be placed on all new and existing buildings Resolution 2024-120
DRP 2024-010, SDP 2024-008
701 Valley Ave., Witcher Mixed-Use

Page 13 of 17 ends

and at appropriate additional locations as to be plainly visible and legible from the street or roadway fronting the property from either direction of approach. Said numbers shall contrast with their background, and shall meet the following minimum standards as to size: 4” high with a ½” inch stroke width for residential buildings, 8” high with a ½” stroke for commercial and multi-family residential buildings, 12” high with a 1” stroke for industrial buildings.

Additional numbers shall be required where deemed necessary by the Fire Marshal, such as rear access doors, building corners, and entrances to commercial centers per the 2022 California Fire Code Chapter 5 Section 505.1.

VI. AUTOMATIC FIRE SPRINKLER SYSTEM: Structures shall be protected by an automatic fire sprinkler system designed and installed. Plans for the automatic fire sprinkler system shall be submitted as Deferred Submittal and approved by the Solana Beach Fire Department prior to installation per the Solana Beach Municipal Code Title 15 Building and Construction Chapter 15.32 Fire Code Section 15.32.230 Section 903.2 and Section 903.2.02.

VII. CLASS “A” ROOF: All structures shall be provided with a Class “A” Roof covering to the satisfaction of the Solana Beach Fire Department and per the 2022 California Building Code Chapter 15 Section 1505.

VIII. WET STANDPIPE SYSTEM: A Class I wet standpipe system is required. Standpipe system shall be designed and installed per the current NFPA 14 and per the Solana Beach Municipal Code Title 15 Building and Construction Chapter 15.32 Fire Code Section

15.32.230 Section 905.

IX. FIRE ALARM SYSTEM: A California State Fire Marshal listed fire alarm system is required and shall be designed and installed per the current NFPA 72 and per the 2022 California Fire Code Chapter 9 Section 907.

X. SOLAR PHOTOVOLTAIC INSTALLATIONS (Solar Panels): Solar Photovoltaic systems shall be installed per Solana Beach Fire Department requirements and per the 2022 California Fire Code Chapter 12 Section 1204.

C. Engineering Department Conditions:

I. GENERAL:
a. Obtain an Encroachment permit in accordance with Chapter Resolution 2024-120
DRP 2024-010, SDP 2024-008
701 Valley Ave., Witcher Mixed-Use

Page 14 of 17 ends

11.20 of the Solana Beach Municipal Code, prior to the start of any construction activities The Applicants are required to obtain an Encroachment Permit in accordance with SBMC Section

11.20 for the connection of the private storm drain lateral to the public storm drain main and for construction of a standard driveway access. The Applicants shall also remove and
reconstruct any of the existing concrete rolled curb, gutter, and sidewalk that may be damaged during construction. The
Applicants shall coordinate with the Public Works inspector to allow the inspector to inspect the entire length of the private storm drain line within the public right-of-way before backfilling.

Encroachment into La Colonia Park property will not be permitted. b. The Applicants shall pay a TIF (Traffic Impact Fee) associated with the construction of the new mixed-use development prior to Building Permit Issuance that is required. The current fee rate for an office and employment center development is $10,989.00 per KSF (1,000 SF). The current fee rate for a residential condo and multi family unit is $11,713.00. The total TIF costs the Applicants are responsible for is $65,556.55 prior to Building Permit Issuance.
c. Prior to or concurrently with Building Permit issuance, the Applicants shall obtain a Miscellaneous Engineering Permit for the review and inspection of all proposed work related the grading and excavation of the project site, the proposed storm water treatment and detention basin vault, and the on-site private storm drain outlet system. A Preliminary Drainage Study was prepared by Mour Group Engineering + Design, dated March 29, 2023. All recommendations within this drainage study must be incorporated into the Misc. Engineering Permit plan.
d. The construction of this project may require an off-site staging area. If a construction staging area off-site to this project location is selected, the applicant shall obtain a Temporary Use Permit (TUP) to the satisfaction of the City Engineer and the Community and Development Department Director, prior to start of any construction.
e. Construction of the foundation for this project requires a shoring permit. Prior to or concurrent with the issuance of the Miscellaneous Engineering permit, the applicant shall obtain a shoring permit to the satisfaction of the City Engineer and the Community and Development Department Director. The Shoring permit shall be secured with a Letter of Credit (LOC) in an amount satisfactory to the City Engineer and the City Manager. The LOC Resolution 2024-120
DRP 2024-010, SDP 2024-008
701 Valley Ave., Witcher Mixed-Use

Page 15 of 17 ends

shall include the cost of construction of the shoring system as well as the cost of restoration of the site to its preexisting condition.

The LOC shall be released when the site has been successfully constructed with permanent retention system and construction of the building structure is substantially completed.
f. This project is surrounded by a private property to the north, Valley Ave to the east, the City owned concrete open channel to the west and La Colonia Park to the south. The foundation design for the proposed project shall be entirely constructed within the property boundaries of the subject project. No cross-property line encroachment either temporary or permanently is authorized under this DRP permit application. The Applicant is responsible to protect the adjacent properties during construction. If any grading, construction activity, access or potential construction-related impacts are anticipated beyond the property lines, as determined by the City Engineer, the Applicant shall obtain a letter of permission from the adjoining property owners to the north. No encroachment will be permitted for work adjacent to the City property to the south (La Colonia Park) or the City-owned channel to the west. The required letter of permission shall be submitted to the City Engineer prior to the issuance of the Engineering Miscellaneous permit and the shoring permit.. Any significant construction encroachment or permanent encroachment will have to be authorized by the City Council under a DRP amendment process prior to commencement of any construction work. g. Prior to the issuance of the Miscellaneous Engineering or the shoring permit, the applicant shall provide an arborist report addressing the stability of the existing trees along the southerly property line.
h. The area between the westerly property line and the existing drainage channel shall be deeded to the City of Solana Beach.

Prior to the occupancy of the subject development, the
Applicants shall process a lot line adjustment and record a grant deed to adjust the property boundaries among the two properties. i. All construction demolition materials shall be recycled according to the City’s Construction and Demolition recycling program and an approved Waste Management Plan shall be submitted.
j. Construction fencing shall be located on the subject property unless the Applicant has obtained an Encroachment Permit in accordance with chapter 11.20 of the SBMC which allows
otherwise.

Resolution 2024-120
DRP 2024-010, SDP 2024-008
701 Valley Ave., Witcher Mixed-Use

Page 16 of 17 ends

II. SEWER.
a. The Applicants shall pay in full the one-time Sewer Capacity Fee of $4500.00 per Equivalent Dwelling Unit (EDU) prior to Building Permit issuance. The EDU assignment is determined by SBMC 14.08.060. The proposed mixed-use building would increase the property’s EDU assignment by 5.14 EDU. The cost the Applicants are responsible for is $23,130 prior to Building Permit Issuance (5.14 EDU multiplied by $4,500.00).
i. Pay in full the prorated portion of the current
annual sewer charge for the remainder of the
fiscal year.
ii. A Sewer Permit and Encroachment Permit are
required for the private sewer lateral. The
Applicants shall coordinate with the Public Works
inspector to allow the inspector to inspect the
entire length of the private sewer lines within the
public right-of-way before backfilling.

III. Due to actual field conditions encountered during construction, additional engineering department conditions may be added as warranted.

IV. SURVIVAL OF CONDITIONS OF APPROVAL
The covenants and conditions set forth herein shall be continuing and shall remain in full force and effect for the life of the Project and shall survive and remain in full force and effect after the issuance of the building permits and construction of the Project.

V.ENFORCEMENT: Pursuant to SBMC 17.72.120(B) failure to satisfy any and all of the above-mentioned 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.

VI.EXPIRATION: The Development Review Permit, Structure Development Permit, and Comprehensive Sign Plan for the project will expire on 24 months from the date of approval unless the Applicant has recorded a Final Map (if required), 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.

VII.INDEMNIFICATION AGREEMENT: The Applicants shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all Resolution 2024-120
DRP 2024-010, SDP 2024-008
701 Valley Ave., Witcher Mixed-Use

Page 17 of 17 ends

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, 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 the 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 Applicants.

VIII.NOTICE TO APPLICANT: Pursuant to Government Code Section 66020, you are hereby notified that the 90-day period to protest the imposition of the fees, dedications, reservations or other exactions described in this resolution commences on the effective date of this resolution. To protest the imposition of any fee, dedications, reservations or other exactions described in this resolution you must comply with the provisions of Government Code Section 66020.

Generally, the resolution is effective upon expiration of the tenth day following the date of adoption of this resolution, unless the resolution is appealed or called for review as provided in the Solana Beach Zoning Ordinance.

PASSED AND ADOPTED at a regular meeting of the City Council of the City of Solana Beach, California, held on the 15th day of January 2025, 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

EXISTING
OFFICE

BUILDING

PROJECT
NORTH

SITE PLAN
a· 4'
PROJECT SUMMARY: ® PROJECT DATA
APPLICANT NAME (OWNER):

TELEPHONE NUMBER:

ASSESSOR PARCEL NUMBER:

STREET ADDRESS:

ZONE:

EXISTING USE:

PROPOSED USE:

BUILDING HEIGHT:

CONSTRUCTION TYPE:

LOT AREA (GROSS):

LOT AREA (NET):

MAX. ALLOWED DENSITY
RESIDENTIAL UNITS:

PROJECT DESCRIPTION:

PARKING REQUIREMENTS
OR. DANIEL WITCHER, DOS
380 STEVENS AVENUE SUITE 215
SO~A BEACH, CA 92075
(858) 381-0332
298-131-14-00
701 VALLEY AVE, SOLANA BEACH, CA

C (GENERAL COMMERCIAL)

SINGLE F-'MILY DETACHED
3 STORY MIXED-USE COMMERCIAL &

RESIDENTIAL
35' MAX
TYPE ll-B (BASEMENT & GROUND/ TYPE V-B (2ND & 3RD)
10,064.20 SF (0.231 AC.)- PRE LOT SPLIT
9,653.52 SF (0.222 AC.)· POST LOT SPLIT
9,1 73.32 SF {0.211 ACRES)
= [LOT AREA (NET)/ PER ACRE] X 20 UNITS
• [9,173.32 SF 560 SFJ X 20 • [0.21 X20J • 2- ◄ UNITS
PER SSMC 17.2 020(BXC)
MIXED USE: SINGLE STRUCTURE. 1 STORY BELOW GRADE
(PARKING), 1 STORY AT GRADE (PARKING. ENTRY), 2 STORIES ABOVE GRADE (DENTAL OFFICE, MULTIFAMILY RESIDENTIAL.

COURTYARDS)
TOTAL PARKJNG PROVIDED: 22 TOTAL PARKING SPACES PROVIDED ON SITE. INCLUDING 1 DISABLED PARKING SPACE
OFFICE PARKING REQUIRED: 1-4 PARKING SPACES. 1 PER 200 SF FOR THE FIRST 2.000 SF O'
PLUS 1 PER EVERY 175 SF AFTER 2,700 SF OFFICE = 10 (FOR FIRST 2,000 SF)+ -4 (FOR 700 ADDITIONAL SF)= 1-4 SPACES REQUIRED RESIDENTIAL PARKING REC'D: 2 X (1) 3 BEDROOM UNIT
1 X (2) STUDIO UNITS
PLUS 1 GUEST SPACE

TOTAL PARKING REQUIRED
( FOR MIXED-USE BUILDING):

EXITING REQUIREMENTS
SPRINKLERS PROVIDED:

MAXIMUM OCCUPANT
LOAD PER FLOOR:

REQUIRED STAIRWAY
EGRESS WIDTH:
5 PARKING SPACES TOTAL
22 SPACES (INCLUDING SERVICE AREAS)
YES
49 0.3 INCHES X 49 OCCUPANTS= 7 INCHES
CUMULATIVE EGRESS CORRIDOR 151 OCCUPANTS TOTAL X 0.15 INCHES= 22.65 INCHES REQUIRED WIDTH ON GROUND FLOOR: 36 INCHES PROVIDED

MAXIMUM DISTANCE TO
FIRE STAIR:

NUMBER OF EGRESS
STAIRWAYS REQUIRED:
60 INCH WIDE EGRESS CORRIDOR
100' FROM DENTAL OFFICE & ROOF DECK
125' FROM RESIDENTIAL UNITS
1 (PER 2019 C.B.C. TABLE 1006.2.1)
a·
174'-11/2"
1 NB9"36'56'W 209.92'
I L-------------------i-----------------
0 PROPOSED BUILDIN~
DR. WITCHER ORAL SURG Y AND

RESIDENTIAL MIXED-USED
N89"37"06'W 209.9r

EXISTING

LA COLONIA PARK & SKATE PARK
16'
EXITING REQUIREMENTS {CONTINUED)

NUMBER OF EGRESS
STAIRWAYS PROVIDED:

SETBACK REQUIREMENTS FOR ZONE 'C'

HEIGHT INFORMATION
EXISTING STRUCTURE HEIGHT:

MAX. HEIGHT ALLOWED IN THE ZONE:
10'-0" FT
35'-0" FT
PROP EDH I H : 35'-0" FT ABOVE EXI TING
GRADE (63.65' MSl HIGHEST)

GRADING QUANTITIES

SITE GRADING

EXCAVATION FOR THE FOOTINGS OF NEW CONSTRUCTION

E-COMPACTION FOR CONSTRUCTION

PROPOSED FLOOR AREA I SQUARE FOOT BREAKDOWN
(SEE SHEET AS101 FOR FLOOR AREA RATIO INFORMATION)
1ST FLOOR: GRADE LEVEL
2175C.Y.
80C.Y.
0 C.Y.
, 55 .Y.

PARKING. ............. . .............................. -4 ,TT6.50 S.F. (EXCLUDES BASEMENT PORTION OF RAMP AND REQUIRED PARKING AREA) 2ND FLOOR: RESIDENCES ANO DENTAi.. OFFICE
STUDIO UNITS .... 1.-477.00 S.F.

DENTAL OFFICE . .................................. 2,768.00 S.F.

SERVICE AREA...... -----····· ......... 525.00 S.F.
(INCLUDES STAIR, ELEVATORS AND UNISEX RESTROOM)
3RD FLOOR: RESIDENCE
DWELLING UNIT... -----1,506.00 S.F.

SERVICE AREA .................................... ... ....................................................... 290.00 S.F. (INCLUDES STAIR. ELEVATORS AND UNISEX RESTROOM)

TOTAL LOT AREA

IRRIGA TEO LANDSCAPE I WATER FEATURES
DECOl'V\ 1·1VE HAruJ~c:

AGGREGATE LANDSCAPE AREA

EXISTING SF
111•
7 296

AREA OF WORK SF
1,717
73 0
1,790
TOTAL 113-42.SOS.F.

FIRE DEPARTMENT NOTES:

1. ACCESS ROAD MINIMUM DIMENSIONS: FIRE APPARATUS ACCESS ROADS SHALL HAVE UNOBSTRUCTED IMPROVED WIDTH OF NOT LESS THAN 20 FEET; CURB LINE, ANO AN UNOBSTRUCTED VERTICAL CLEARNICE OF NOT LESS T~ 13 FEET 6 INCHES. EXCEPTION; SINGLE·FAMIL Y 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 DESIGN AND MAINTAINED TO SUPPORT THE IMPOSED LOADS OF NOT LESS THAN 75.000 PUNDS ANO SHALL BE PROVIDED WITH AN APPROVED PAVED SURFACE TO PROVIDE AlL~WEATHER DRIVING CAPABILITIES PER THE SOLANA BEACH MUNICIPAL CODE TITLE 15 BUILDING ANO CONSTRUCTION CHAPTER 15.32 FIRE CODE SECTION 15.32.170 SECTION 503 SECTION 503.2.1 ANO 503.2.3

2. GATES: All GATES OR OTHER STRUCTURES OR DEVICES, WHICH COULD OBSTRUCT FIRE ACCESS

ROADWAYS OR OTHERWISE HINDER EMERGENCY OPERATIONS, ARE PROHIBITED UNLESS THEY

MEET STANDARDS APPROVED BY THE FIRE DEPARTMENT, AN APPROVED EMERGENCY

KEY-OPERATED SWITCH AND/OR AN APPROVED EMERGENCY TRAFFIC CONCTROL-ACTMTATING STROBE LIGHT SENSOR SHALL BE INSTALLED PER THE SOLANA BEACH MUNICIPAL CODE TITLE 15 BUILDING ANO CONSTRUCTION CHAPTER 15.32 FIRE CODE SECTION 15.32.200 SECTION 503.6. ALL KNOX BOX PRODUCTS SHALL BE PURCHASED THROUGH SOLANA BEACH FIRE WEBSrTE.

3. RESPONSE MAPS: ANY NEW DEVELOPMENT, WHICH NECESSITATES UPDATING OF EMERGENCY RESPONSE MAPS BY VIRTUE OF NEW STRUCTURES, HYDRANTS. ROAOWA VS OR SIMILAR FEA T\JRES.

SHALL BE REQUIRED TO PROVED MAP UPDATES IN ONE OF THE FOLLOWING FORMATS (AUTOCAD DWG, DXF ESRI SHAPE FILE, ESRI PERSONAL GEODATABASE. OR XML FORMAT) AND SHALL BE

CHARGED A REASONABLE FEE FOR UPDATING ALL RESPONSE MAPS PER THE SOLANA BEACH MUNICIPAL COOE TITLE 15 BUILDING AND CONSTRUCTION CHAPTER 15.32 FIRE CODE SECTION

15.32010 SECTION 10 12

4. OBSTRUCTION OF ROADWAYS DURING CONSTRUCTION: All ROADWAYS SHALL BE A MINIMUM OF 20 FEET WIDTH DURING CONSTRUCTION ANO MAINTAINED FREE AND CLEAR. INCLUDING THE PARKING OF VEHICLES PER THE 2019 CALIFORNIA FIRE CODE CHAPTER 5 SECTION 503 ◄ AND 503.2.1.

5. ADDRESS NUMBERS:STREET NUMBERS: APPROVED NUMBERS AND/OR ADDRESSES SHALL BE PL.ACED ON All NEW AND EXISTING BUILDING ANO 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 SHAU. CONTRAST WITH THEIR BACKGROUND. AND SHALL MEET THE FOLLOWING MINIMUM STANDARDS AS TO SIZE: 4" HIGH WITH A 112" INCH STROKE WIDTH FOR RESIDENTIAL BUILDINGS. 8" HIGH WITH 112" STROKE FOR COMMERCIAL ANO MULTIFAMILY RESIDENTIAL BUILDINGS. 12" HIGH WITH A 1" STROKE FOR INDUSTRIAL BUILDINGS. ADDITIONAL

NUMBERS SHALL BE REQUIRED WHERE DEEMED NECESSARY BY THE FIRE MARSHAL, SUCH AS REAR ACCESS DOORS. BUILDING CORNERS. AND ENTRANCES TO COMMERCIAL CENTERS PER THE 2019 CALIFORNIA FIRE CODE CHAPTER 5 SECTION 505.1 -
S. AUTOMATIC FIRE SPRINKLER SYSTEM: STRUCTURES SHALL BE PROTECTED BY AN AUTOMATIC FIRE SPRINKLER SYSTEM DESIGNED AND INSTALLED. PLANS FOR THE AUTOMATIC FIRE SPRINKLER

SYSTEM SHALL BE SUBMITTED AS DEFERRED SUBMITTAL ANO APPROVED BY THE SOLANA BEACH FIRE DEPARTMENT PRIOR TO INSTALLATION PER THE SOLANA BEACH MUNICPAL CODE TITl.E 15 BUILDING ANO CONSTRUCTION CHAPTER 15.32 FIRE CODE SECTION 15.32.230 SECTION 903.2ANO SECTION 903.2.02.

7. CLASS "N ROOF: ALL STRUCTURES SHALL BE PROVIDED WITH A CLASS "N ROOF COVERING TO THE SATISFACTION OF THE SOlANA BEACH FIRE DEPARTMENT ANO PER THE 2019 CAl.1FORNLABUILOING CODE CHAPTER 15 SECTION 1505.

8. WET STANDPIPE SYSTEM: A CLASS I OR CLASS Ill COMBINED WE STANDPIPE SYSTEM IS REQUIRED.

STANDPIPE SYSTEM SHALL BE DESIGNED AND INSTALLED PER THE CURRENT NFPA 1-4 ANO PER THE SOLANA BEACH MUNICIPAL CODE TITl.E 15 BUILDING AND CONSTRUCTION CHAPTER 15.32 FIRE CODE SECTION.

II. FIRE AL.ARM SYSTEM: A CALIFORNIA STATE FIRE MARSHALL LISTED FIRE Al.ARM SYSTEM IS REQUIRED ANO SHALL BE DESIGNED ANO INSTALLED PER THE CURRENT NFPA 72 ANO PER THE 2019 CALIFORNIA FIRE CODE CHAPTER 9 SECTION 907. -

10. SOLAR PHOTOVOLTAIC INSTALLATIONS (SOLAR PANELS): SOL.AR PHOTOVOLTAIC SYSTEMS SHALL BE INSTALLED PER SOLANA BEACH FIRE DEPARTMENT REQUIREMENTS AND PER THE 2019 CALIFORNIA FIRE CODE CHAPTER 12 SECTION 120-4.
\ -l--t---------111
~ "' - LANDSCAPE
~ ~ AREA
~
~
I w
'-' \ ~1
J " ~ <
~\ "
2'-8" SETBACK
,a.o- 20'..0-
0 \
SCAI.Ec 1/8'=1'-0" 0
SITE PLAN KEYNOTES: 0 1. PROPERTY LINE.

2. EXISTING SIDEWALK

3. EXISTING DRIVEWAY, TO BE RECONSTRUCTED.
• · EXISTING STREET LIGHT POLE.

5. EXISTING STORM WATER CHANNEL BLOCK WALLS BELOW.

6. EXISTING DRAINAGE EASEMENT (480 SQUARE FEET)

7. EXISTING FLOOD CONTROL EASEMENT.

8. EXISTING BLOCK WALL ON NEIGHBORING LOT, PROTECT IN PLACE.

9. NEW STORM WATER TREATMENT DEVICE & STORAGE VAULT UNDER GROUND FLOOR.

SEE SHEET CO2

10. STREET CENTERLINE.
11 . NEW SIDEWALK.

12. WEST PROPERTY LINE TO BE RELOCATED

13. NEW LOCATION FOR WEST PROPERTY LINE.
1-4. NEW TRANSFORMER LOCATION (UNOSSTRUCTEO ABOVE)

15. OUTLINE OF GROUND FLOOR WALLS.

16. OUTLINE OF NEW BELOW GRADE CONSTRUCTION.

SHEET INDEX
AS100
AS101
AS102
AOOO
A001
A11Xl
A101
A102
A103
A130
AJOO
AJOOA
AJ01
A301A
AJ02
MOO
C01
CO2
1 OF2
20F2
COVER SHEET / SITE PL.AN

FLOOR AREA RA TIO

PARKING CALCULATIONS

RENDERINGS

BELOW GRADE LEVEL PLAN

GRADE LEVEL PLAN

RESIDENCES AND OFFICE PLAN

RESIDENCE AND ROOF PLAN

ROOF PLAN

EXTERIOR ELEVATIONS

HEIGHT ANALYSIS

EXTERIOR ELEVATIONS

HEIGHT ANALYSIS

SOLAR PANELS

BUILDING SECTIONS

DEMOLITION PLAN

GRADING PLAN

ALTA SURVEY

ALTA SURVEY
VICINITY MAP:

P1
P2
SP01
SP02
SP03
GENEVIEVE ST.

NORTH
,~ o \"
SITE 5
JUANITA ST.
t
~ VERA ST.

LANDSCAPE EXHIBIT

IRRIGATION EXHIBIT

STORY POLE PLAN

STORY POLE ELEVATIONS

STORY POLE ELEVATIONS
Revisions:
10/3/2022 PlA't Ot[CK C0~1),([N1S
& 1/!J/?023 PJJ,Cri[C.CCOMJ.ft~S
~ 3/29/1073 P[}.'I Cr\[CI< COI/M[NiS
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DATE: NOVEMBER 7. 2023
PROJECT NUMBER: 0B2106
DRAWN: WR,CM

SCALE AS SHOWN
SHEET TITLE:

COVER SHEET/

SITE PLAN
SHEET #
AS100
- l ~-. ~ - - - - ~ - - --~- - - - -~ -
' ' I • I . · 1
· 1
. 1r----...... --+-

GRADE LEVEL PARKING PLAN

RESIDENCES AND DENTAL OFFICES
RESIDENCES 2ND LEVEL AND ROOF PLAN
""""""'
~ """' occ.

OPEN TO

COURTYARD
BELOW
B B
4 5 6 7
SCALE 1"•10'-0" 0
SCALE 1"=10'-o·· 2
SCALE 1"=10'-0~ 3
RaisE!d plant
bed with bench
$

OPEN TO
BELOW
$

ROOF DECK
785S~
11 -t22'- o"
13 8
8 10 11
High bed wall
with vines
$
SCHEDULE OF AREAS:
1ST FLOOR: GRADE LEVEL
PARKING.... . ................... 4,776.50 S.F
(EXCLUDES BASEMENT PORTION OF RAMP ANO REQUIRED PARKING AREA) 2ND FLOOR: RESIDENCES AND DENTAL OFFICE
STUDIO UNITS ..

DENTAL OFFICE ....
......................... 1,4n.oo s .F
.................................................. 2,768.00 S.F SERVICE AREA.......... . ......... . ....... 525.00 S.F. (INCLUDES STAIR, ELEVATORS AND UNISEX RESTROOM)
3RD FLOOR: RESIDENCE AND RESJOENTIAL DECK (NON-ACCESSIBLE TO OFFICE USE) Dv\lELUNG UNIT.... . ....... ................... 1,506.00 S.F SERVICE AREA... . ..... 290.00 S.F
(INCLUDES STAIR, ELEVATORS AND UNISEX RESTROOM )
TOTAL 11.342.50 S.F.

NOTE:

All DIMENSIONS ARE MEASURED FROM EXTERIOR WALL SURFACES FLOOR AREA RATIO:

LOT AREA (PRE LOT SPLIT).... . ...... 10,064.20 S.F. (0.231 ACRES) LOT AREA (POST LOT SPLIT) ....................... 9,653.52 S.F (0.222 ACRES) PROPOSED BUILDING AREA ........................ 11,342.50 S.F PROPOSED F.A.R. POST LOT SPLIT ................. J..:..!! (1 1,342 50 S.F 19,653.52 S.F.) M,AXIMUM F.A R ......... 1.20
MAXIMUM F.A.R. AREAS F . . ............. 11 5!14 .22 S.F (1 .2 X 9,653.52 S.F.) LEGEND:
- SHADED AREA INDICATES AREAS CONSIDERED FOR

FLOOR AREA RATIO CALCULATION

PROJECT
NORTH
'
, .. 32'
Revisions:
/ 1\ 1: 3 :c,:: t=l.Alj CHE, ► ·1;01£/li'
6_1•J.•.:1 Pl.l.'l(HHl(( IJ1J[ltl'.
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DATE MARCH 29, 2023
PROJECT NUMBER 082106
WR,CM

SCALE AS SHOWN

SHEET TITLE

FLOOR AREA
RATIO
' ' I
I
I
• 1 · I
I
• 1 - 1 . I
I
• 1
• 1
ff ·4'·11"
16'-0'
1 ¥- T N
~
';-
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/
,,_ ___ ~~-~---=--\ 2 /
I //
,,. ✓
ff ·3'-11/2" 22'-4"
~ RAMP DN
<? 14% SLOPE---+
"'

GRADE LEVEL PARKING PLAN
a, a,

RESIDENCES AND DENTAL OFFICES
RESID ENCES 2ND LEVEL AND ROOF PLAN
9 CX)
N

EXIT CORRIDOR

PATIENT

LOADING
ONLY
G B
4 5 6

PARKING GARAGE
F.F. Q'.Q"
5,268 SF
SCALE· 1"•10'-0" 0
SCALE 1"=10"·0" 2
7 8
RaisE!d plant
bed with bench
SCALE 1 "=1 o·-o" 3

ROOF DECK
785 sill ,, +22·-o·
D
= =
9 8'-6"
CX) TYP.

El
9 10
~ PARKING GARAGE
N
High bed wall
with vines
EB
11 •'~
'"
1 -~
I
,,
. -;~
.i:rjf
,.},
"·:-.Ji!.

PARKING CALCULATIONS
USE

PARKING RATIO SQUARE

PARKING

FOOTAGE REQUIRED

SERVICE
EXIT CORRIDOR (~ 1/200 190
.5 SF 0.95 APPLICABLE ro {381 SF TOTAL)
~ ~~E; c•~P
1~
1/200 74.5SF

0.37 a:: TC OM~ER::. t..,..
(149 SF TOTAL)
- 0
0 ELEVATOR (OFFICE) 11200 92 SF

0.46 ...J NOT REQUIRED LL ELEVATOR {RESJDENTIAL)
0 UT
ILITY SHAFT (50% 1/200 13 SF

0.07 z APPtlCABLE TO
(26 SF TOTAL) ::, COMMERCIAL)
0 a::
t9 TOTAL PARKING REQUIRED= 1.85

SERVICE
ST A1R~Y APPllOABlE inoo 104 SF

0.52 1 cm.lMERCAL
(208 SF TOTAL)
L.i----
ELEVATOR {OFFICE1 1/200 92 SF 0.46
ELEVATOR 1RESlOENTIAL) NOT REQUIRED
UTILITY SHAFT (50% 1/200 13 SF

0.07 APPLICABLE TO (26 SF TOTAL)

COMMERCIAL'
a:: COMMERCIAL
0 Ofl'lCE 10 0 11200 FOR 1ST 2,000 SF 2,000 SF
...J 1/175 FOR REMAINING AREA 76t!SF
(4 4
LL
0 RESIDENTIAL
z STUOIO(X2 l PER DWELLING UNIT (OU) 2 0
u
- w UNISEX RESTROO,., NOT REQUIRED
(/) TOTAL PARKING REQU
IRED= 17.05

SERVICE
ELEVATOR (OFFICE} 1/200 92 SF 0<6
ELEVATOR 1RESIOENTIALI

NOT REQUIRED
UTILITY SHAFT 150"Jt 1/200 13 SF O 07
APPUCABL~ TO
(26 SF TOTAL)
COMMERCIAL!
a:: RESIDENTIAL
0 0¥JELLING \,\'fTH 3 2 PER DWELLING UNIT (DU) 2 0
...J BEOROO~~s LL
0 GUEST PARKING 1 REQUIRED 1
a::
- :i: UNISEX RESTROOM NOT REQUIRED
f- TOTAL PARKI
NG REQUIRED= 3 0
TOTAL PARKING REQUIRED (ALL LEVELS COMBINED) = 22
(21.9) STALLS
TOTAL PARKING PROVIDED= 22 ST
ALLS
(/)
...J REQUIRED ACCESSIBLE 1 PER 1-25 PARKING SPACES 1 PER 22 <( PARKING SPACES f- PROVIDED
0 REQUIRED EV CAPABLE 4 PER
10-25 PARKING SPACES ◄ PER 22
f- PARKING SPACES PROVIDED

SERVICE AREA PARKING APPROACH
1 SERVICE AREAS CONSIDERED APPLICABLE TOWARD PARKING INCLUDE COVERED EXTERIOR AREAS BOUNDED BY 3 OR MORE WALLS
' SERVICE AREAS BOUNDED BY NO
MORE THAN 2 WALLS CONSIDERED CIRCULATION
AREA V\/ITHOUT A SPECIFIC USE
3 CIRCULATION AREAS CO
NSIDERED TO PROVIDE PASSAGE ONLY BET\NEEN USES
(NOT OCCUPIED)
' RESIDENTS, OFFICE WORKERS ANO VISITORS WILL NOT OCCUPY CIRCULATION AREAS AND ONLY ACCESS THEIR DESTINATION THROUGH THESE AREAS

COVERED EXTERIOR AREA PARKING APPROACH
1 COVERED EXTERIOR AREAS BOUNDED BY 2 WALLS OR LESS ARE NOT COUNTED

TOWARD PARKING
2 COVERED ALCOVES LESS THAN ~ DEEP ARE

NOT COUNTED TOWARD PARKING

PROJECT
NORTH
16"
..
o· 16' 32"
~ IV.9tOC5CAI.E lllr•l'.0-
Revisions:
l/1\ 1c, 3 :L. >'L4'1 Ctt:::, C' uu~r,1:

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DATE MARCH 29, 2023
PROJECT NUMBER 0 B2106
DRAWN WR.CM

SCALE AS SHOWN

SHEET TITLE

PARKING

CALCULATIONS
SHEET #
AS102
,.. r ..L.,..-_
,l
VIEW LOOKING EAST FROM STEVENS AVE. AND THE SKATE PARK

VIEW LOOKING NORTH FROM LA COLONIA PARK
VIEW LOOKING SOUTH TOWARDS 701 VALLEY
., r 4 r . ,-
,,.., "' "'r J
VIEW LOOKING NORTH TOWARDS 701 VALLEY
Revisions:
1 1(• 3 :c,:: Pll!t (t<EO ( t,U,ii:/ll'.
6 1 .. O.:"' F'W1 lHf[, (f\11,1[/ll~
& ~ > ~l•:· Pl.t..', (j,!tP '·1,11,0W
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6593 RIVERDALE ST. SAN OIEGOCA. 92120 PH •01 61~727-<1800 ~ w
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0...

DATE NOVEMBER 7, 2023
PROJECT NUMBER 082106
DRAVVN WR.CM

SCALE AS SHOWN

SHEET TITLE

RENDERINGS
OBLIQUE VIEW LOOKING SOUTH TOWARDS 701 VALLEY BIRD'S EYE SOUTH TOWARDS 701 VALLEY VIEW LOOKING WEST TOWARDS 701 VALLEY
Revi sions:

MOUR GROUP
6593 RIVERDALE ST. SAN DIEGO CA. 92120 PH +01619-727-4800 -,--:
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DATE NOVEMBER 7, 2023
PROJECT NUMBER 0B2106
ORA\NN WR.CM

SCALE AS SHQINN

SHEET TITLE

RENDERINGS
I
I
I
I
I
/
/
ff2 '-1"MSL
/
/ fl2 -101/2'MSL
I
I
I

PROJECT
NORTH

PROPERTY LINE
g)
/
I
I
I
I
,-
13'-T'
~
: ~ 001
I -
I
00 rh 11 , L_J ...._ ./
BELOW GRADE LEVEL PLAN: FLOOR P2 (F. F. 9'-0" / 21.00' MSL) o· .. 16'
19'-1"
007
= 68'-0"
-G]rve.
mt 008 009

RESIDENT
GUEST
I I ~
I I ~
"' \ 11 - ------.~-+-------.._,~, I r
I __ _J _ _ -4

GENERAL NOTES

PARKING GARAGE
F.F. = 21'-0'" MSL
5,351 SF

PARKING

GARAGES
OLF 200
27 ace

ENCLOSED PARKING GARAGE LEVEL TO BE MECHANICALLY VENTILATED MSL = MEAN SEA LEVEL
I I
I
I
I
I
SCALE· 1/6"=1'-0" 1
KEYNOTES:
10 11
12 1J
,.
15 16
17 18
19 20
21 22
23 PROPERTY LINE

EXISTING STORM WATER CHANNEL BLOCK WALLS
12" VIIIOTH CONCRETE WALL AT PERIMETER

BOLLARD
CONCRETE GUARDWALL (42" MIN HIGH) ALIGNED VI/ITH CONCRETE RAMP RETAINING

WALL BELOW
4" 'MOE PARKING STALL STRIPING
'NHEEL STOP
MINIMUM 7'-0" CLEAR HEIGHT ABOVE.

EXIT STAIR ENCLOSURE (2 HOUR FIRE RATED METAL STUD WALLS) STAIR METAL PAN 'MTH CONCRETE Fill TREAD, STEEL STRINGERS

OUTLINE OF FLOOR EDGE ABOVE
CLARIFIER (01L.NJATER SEPARATOR) VVITH TRAFFIC RATED LID

SUMP PUMP IMTH TRAFFIC RATED LID

BELOW GRADE WATERPROOFING SYSTEM (BENTONITE MEMBRANE, DRAINAGE MAT

AND PIPE) FULL PERIMETER BUILDING

CONCRETE FOUNDATION SLAB
ELEVATOR (TBO) HOISTWAY (6'-11"x8'-8"), 3500 LB CAPACITY, 2 HOUR RATED ELEVATOR

SHAFT WALLS (MASONRY)

NOT USED
HOLLOW METAL DOOR & FRAME {90 MIN RATED)

CONCRETE COLUMN
3 POINT TURN SPACE
EXTENT OF TREATMENT VAULT ABOVE (BELOW GRADE LEVEL.), SEE SHEET CO2 EXTENT OF STORM WATER VAULT ABOVE (BELOW GRADE LEVEL), SEE SHEET CO2 ENHANCED PAVING AREA (EXTENT HATCHED) 'NITH 7'-6" CLEAR CEILING ABOVE (EXTENT DASHED)
EV CAPABLE PARKING STAL.L
Revisions:
6, 1 13 :
W....J
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>-~
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COPYRIGHT NOTICE
·- •,Wlo. "N
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,,. r ... , ,.,,. "' .. 1,1,,1,~· ~
DATE MARCH 29, 2023
PROJECT NUMBER 082106
DRAWN vVR,CM

SCALE AS SHOWN

SHEET TITLE

BELOW GRADE
LEVEL PLAN :

FLOOR P2
I i-------0-----j I
c II
II
II
11 /
/
II: lff2~1~/T~ _
\\. :
\\·
11:

II.

II·
II
11 EXISTING THREE

STORY BUILDING
19 RAMP ON
1•%sLoPE
f--

RAMP DN
1-1% SLOPE
--- - - ___ b
:,l
= 11f PATIENT I

LOADING
=

EXISTING OPEN

PARKING LOT
ONLY L ~ ~
- - ~ ___:;_____._________,.. ; .: . ~ill 10, 106 ~,.ff i •• =, 1 / 10
·i --- ~ ~ d.i ~ ----- -----t----------- PARKING GARAGE J0'-0" MSL
5,268 SF

PARKING GARAGES
OLF200
26OCC

PROPERTY LINE
--(QTYP.
1 109 110 1 j 8'-6" l TYP
'
111
-----
<
►
r
r
rn
\i
\
I
\
\
\

PROJECT
NORTH
GRADE LEVEL PLAN : FLOOR P1 (F.F. 0'-0" / 30 00' MSL) 1 O' 16'

GENERAL NOTES
GROUND LEVEL PARKING IS GREATER THAN 40% OPEN AND CONSIDERED AN OPEN

GARAGE NO MECHANICAL VENTILATION OR RATED PROPERTY LINE WALLS

REQUIRED
MSL= MEAN SEA LEVEL
SCALE 1/6~=1'-0"
WALL TYPE LEGEND/SYMBOLS 0 KEYNOTES
0 ~4· REINFORCED CONCRETE WALL, CAST-IN-PLACE
0 t==::if: 12' REINFORCED CONCRETE WALL, CAST-IN-PLACE
,. 8" CMU WALL, 2-HR RATED SHAFT MASONRY WALL
@J t==::if: ,. 8" CMUWALL
~ }------t,r- 5118• TWO (2) LAYERS 5/8" GYPSUM BOARD TYPE 'X' FIRE RATED GYPSUM b.:.J 1------ij,- BOARD OVER EACH SIDE OF 3 5/8" 20 GA METAL STUDS AT 16" ON CENTER
T1NO (2) LAYERS 5/B" TYPE 'X' FIRE RATED GYPSUM BOARD OVER 4" C-H STUDSAT 16" ON CENTER, 'v\llTH 1·' FIRE RATED LINER ON SHAFT SIDE
ONE {1 ) LAYER 518" TYPE 'X' FIRE RATED GYPSUM BOARD OVER EACH SIDE OF 2X6 WOOD STUDS AT 16ri ON CENTER, VVITH 7/eri PORTLAND CEMENT PLASTER SYSTEM 'vVHERE EXPOSED TO EXTERIOR
9 10
11 12
13 14
15 16
17 " 19
20 21
22 0 t:::=lf•w ~1~~ {~k ~xYsE~~6··;Tv:~s~;\~ ~TcEEDN~:~~~~~~:~~g:rE~~cH ;; CEMENT PLASTER SYSTEM \II/HERE EXPOSED TO EXTERIOR 25
ONE (1) LAYER 518" GYPSUM BOARD OVER EACH SIDE OF 2x4 WOOD STUDS STUDS AT 16" ON CENTER
26 27
2,
29 30
31 32
33 4" \/<IIDE PARKING STALL STRIPING
V'v'HEEL STOP

ACCESSIBLE PARKING STALL

LANDSCAPE AREA

PARKING GATE CONTROL (FOB/REMOTE RECEIVER)

PARKING GATE (DECORATIVE WROUGHT IRON PER ELEVATIONS)

OUTUNE OF FLOOR EDGE ABOVE
PERMEABLE PAVING WALKWAY, SEE NOTE 9
PERMEABLE PAVING f'URSANA" STONE PAVER$ BY BELGARD, COLOR VICTORIAN) CONCRETE GUARDWALL (42" MIN HIGH) ALIGNED IMTH CONCRETE RAMP RET AlNING

WALL BELOW'NHERE OCCURS)

UTILITY EQUIPMENT LOCATION

TRANSFORMER LOCATION

OUTLJNE OF FOUNDATION WALL BELOW

OUTLINE OF STORM WATER CHANNEL WALLS BELOW
'"WEATHERWEAR" DECK/ROOF COVERING BY DEX-0 -TEX
EXIT STAIR ENCLOSURE (2 HOUR FIRE RATED METAL STUDS WALLS) STAIR METAL PAN

WITH CONCRETE FILL TREAD, STEEL STRINGERS
EXIT CORRIDOR WALL {2 HOUR RATED)

REINFORCED CONCRETE WALL, CAST-IN-PLACE
METAL GRILL· DASHED (SUFFICIENT OPENING TO ACHIEVE 40% MIN OPEN PARKING

GARAGE)
METAL GRILL· DASHED ( AT EXTERIOR SIDE OF EXIT STAIR)

CONCRETE ELEVATED SLAB
ELEVATOR HOISTWAY (6"-1 " d '-8~). 3500 LB CAPACITY, 2 HOUR RATED ELEVATOR

SHAFT WALLS (MASONRY)

TEAK BENCH PROVIDED FOR COMMUNITY USE

HOLLOW METAL DOOR & FRAME (RATED IF SHOWN)
PAINTED STEEL RAILING (4r HIGH) ON 6" CONCRETE CURB

EV CAPABLE PARKING STALL

STOREFRONT DOOR SYSTEM

CONCRETE COLUMN
2 BIKE RACK.

WATER FEATURE
EXTENT OF TREATMENT DEVICE BELOW SLAB, SEE SHEET CO2
EXTENT OF STORAGE VAULT BELOW SLAB, SEE SHEET CO2
ENHANCED PAVING AREA (EXTENT HATCHED) WITH 7'-o' CLEAR CEILING ABOVE {EXTENT DASHED)
Revisions:
6_1 13,;:,~ PIJ,'t {l'D C W~!!T:
6 ' :', :r,:• P1,.l', .H£0 r ·,1,11,,::11]'
ffl
MOUR GROUP ENGINEERING + DESIGN
6593 RIVERDALE ST. SAH DIEGO CA. 92120 PH +01619-727-4600 "' .... Cl UJ a ~
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A fw ~ •AI
" ,. ' '-'•l•••
DATE MARCH 29, 2023
PROJECT NUMBER OB21 06
DRAVv'N 1/-JR,CM
SCALE AS SHO'vVN

SHEET TITLE

GRADE LEVEL
PLAN: FLOOR P1
\
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EXISTING THREE

STORY BUILDING
49•.5314•
z
0 "' \
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OPEN TO
BELOW
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PROJECT
NORTH
®
11 RESIDENCES AND OFFICE PLAN: FLOOR L2 (F.F. 11 '-0 / 41 .00' MSL ,, 4' ,, 16'
GENERAL NOTES:

1. PROVIDE RIGID THERMAL INSULATION (Z CLIP SYSTEM) AT UNDERSIDE OF DECK DIRECTLY BELOW CONDITIONED SPACES.

2. IRRIGATION CONTROLS THIS LEVEL.

3. MSL=MEAN SEA LEVEL.

SCALE: 1/8"=1'~• 1
KEYNOTES:

1. FOUNTAIN.

I
\
\
I

2. RAISED PLANT BED WITH BENCH.(18" HIGH)

3. BALCONY ABOVE.
"'-
:E_
-4. METAL PRIVACY FENCE AND GATE ( 6FT HIGH). DECORATIVE IRON DESIGN S. HIGH BED VINES IN -i2" HIGH PLANTER, MAIN & OVERFL.OW DRAINS, ROUTE TO TREATMENT DEVICE & STORAGE VAULT.

6. LOW PLANTER, WOOD FRAMED LOW WALLS (1 8~ SOIL DEPTH), MAIN & OVERFLOW ORAJNS. ROUTE TO TREATMENT DEVICE & STORAGE VAULT.

7. EXIT STAIR ( 2 HOUR FIRE RATED METAL STUD WALLS) STAIR: METAL PANWITH CONCRETE FILL TREAO, STTEL STRINGERS.

8. EXIT CORRIDOR WALL (2 HOUR RATED).

9. OUTLINE OF ROOF ABOVE 10. PATH OF EGRESS TRAVEL. DASHED GRAY ARROW. 11 . METAL GUARDRAIL (42" MIN. HIGH).

12. "WEATHERWEAR" DECK/ROOF COVERING av DE.X-0-TEX

13. "ECOSPACE BY KONE", 3500 LB, CAPACITY, 2 HOUR RATED ELEVATOR SHAFT WALLS

14. DRAfN: CIRCULAR-=AREADRAIN. RECTANGULAR=TRENCH ORAJN. ROUTE TO TREATMENT DEVICE & STORAGE VAULT.

15. HOLLOW METAL DOOR & FRAME (RATED IF SHOWN)

16. LANDSCAPED PRIVACY WALL BETWEEN BALCONIES (T-0" HIGH)

17. WINDOW ADJACENT TO PROPERTY LINE TO BE PROTECTED BY 1 HOUR FIRE RATED

AUTOMATIC ROLL DOWN FIRE SHUTTER ON THE INTERIOR SIDE (CONNECTED TO FIRE ALARM SYSTEM FOR ACTIVATION).

Revisions:
1 iO/!/to2, PV.\ Cif::CK couvrnrs
&1/13/L02J Pl.A-\ CH[CK COWJ[~lS
&3/ 29/202! pt;.\ CH~CK COU.i-t[tHS
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DATE: NOVEMBER 7, 2023
PROJECT NUMBER: 082106
DRAWN: WR,CM

SCALE AS SHOWN
SHEET TITLE:

RESIDENCES AND
OFFICE PLAN:

FLOOR L2

PROJECT
NORTH
63 EXISTING THREE

STORY BUILDING
15'-9"
f 20
12'-3 3/4"
31'-53/4"
MIN
90 .
~ ~ PROPERTY LINE
RESIDENCE AND ROOF DECK PLAN: FLOOR L3 (F.F. 22'-0" / 52.00' MSL) 8' 16'
EEE'E333:'EE====3::====:===3 O" 8'
~
:~ 22'-0"
18'~ 1/2"
19'-91/2" 12'-71/2'
cb I
I I
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II I
I
LL _____ _JJ
E!lb
I
$ 0-----EB
15 tf 52'-0" MSL @--~ $ $ $
GENERAL NOTES:

1. PROVIDE THERMAL BATT INSULATION IN CEILING CAVITIES OF 2ND FLOOR CONDITIONED SPACES UNDER UNCONDITIONED SPACE AND EXTERIOR DECK.

2. ALL FURNITURE (FF&E) BY OWNER, INSTALLED BY G.C.

3. PROVIDE HOSE BIBBS AT DECKS/BALCONIES (75' MAX HOSE REACH) . PROVIDE EXTERIOR LIGHTING PER CEILING PLANS

5. MSL: MEAN SEA LEVEL.
18'-91/4"
□
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SCALE: 1/8'=1'-0" 1
KEYNOTES:

1. RAISED PLANT BED WITH BENCH (18" HIGH), MAJN& OVERFLOW DRAINS. ROUTE TO TREATMENT DEVICE & STORAGE VAULT.

2. NOT USED.

3. HIGH BED VINES IN 2" HIGH PL.MITER, MAIN & OVERFLOW DRAINS, ROlfTE TO TREATMENT DEVICE & STORAGE VAULT.

4. LOW PLANTER, WOOD FRAMED LOW WALLS (18" SOIL DEPTH), MAIN & OVERFLOW ORA/NS. ROUTE TO TREATMENT DEVICE & STORAGE VAULT.

5. STANDING SEAM METAL ROOF SYSTEM.

6. OUTLINE OF EXTERIOR WALLS BELOW, TYPICAL

7. METAL PRIVACY FENCE ANO GATE (8FT HIGH~ DECORATIVE WROUGHT IRON DESIGN.

8. EXIT STAIR ENCLOSURE (2 HOUR RATED METAL STUD WALLS) STAIR: METAL PAN WITH CONCRETE Fill TREAD, STEEL STRINGERS.

9. EXIT CORRIDOR WALL (2 HOUR RATED).

10. • NOT USED.
11 . PATH OF EGRESS TRAVEL· DASHED GRAY ARROW.

12. METAL GUARDRAIL (42' MIN. HIGH).

13. OUTLINE ROOF OVERHANG ABOVE.

14. NOT USED.

15. FOUNT AJN WALL.

16. GUAROWAU AT ROOF DECK " MIN. HIGH).
17, "WEATHERWEAR" DECK/ROOF COVERING BY OEX-0-TEX.

18. "ECOSPACE BY KONE." 3500 LB. CAPACITY. 2 HOUR RATED ELEVATOR SHAFT WALLS.

19. DRAIN: CIRCULAR-= AREA DRAIN. RECTANGULAR = TRENCH DRAIN. ROUTE TO TREATMENT DEVICE & STORAGE VAULT.

20. HOLLOW METAL DOOR & FRAME (RATED IF SHOWN).

Revisions:
1 10/3/'i:022 PlA\ CH:CK COMIJENTS
ffi 1/lj/202l P,.J,,,.\ CH[c.<. COMV::N1S
& 3/29/t02} PLA\ CH~CK COIJ!l[tfiS
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6593 RNERDALE ST. SAN DIEGO CA.. 92120
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DATE: NOVEMBER 7, 2023
PROJECT NUMBER: 082106
DRAWN: WR,CM
SCALE ~ SHOWN
SHEET TITLE:

RESIDENCE AND
ROOF DECK PLAN:

FLOOR L3
11 - - -1--- -
~ II
10 ~
T
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PROJECT
NORTH
63 I
- -+---- - - --- -

ROOF PLAN

PRC ERTY LINE ---
- I--- - - - I--
11 ~ SEE SHEET A 103 FOR KEYNOTES & NOTES THIS AREA 1 6 ' L __ ~ - - --ri!=;==i!==i=~l=FlR'=ri
____ •'~ L ..J f----7'~,,1:

PROPERTY LINE
1 A400 4
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ti 52'-0' MSL

ROOF DECK
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------+ THIS AREA ,---<,~--+.--- ~ c6 ~ NOTE
MSL = MEAN SEA LEVEL
SCALE 1/6"=1'-0" 0

KEYNOTES
STANDING SEAM (LOW PROFILE) METAL ROOF. RED rsuMUNE" BY MBCI) CLASS "AM LOW SLOPE ROOF AREA· EQUIPMENT WELL (TPO ROOFING MEMBRANE OVER TAPERED HOPE INSULATION) CL.ASS MAM

OUTLINE OF EXTERIOR WALL BELOW

ROOF RIDGE

ROOF VALLEY

ROOF GUTTER ANO FASCIA (MATCH ROOF COLOR)

ROOF PARAPET W/METAL COPYING (MATCH ROOF COLOR)

ROOF DRAIN (MAIN & OVERFLOW), ROUTE TO TREATMENT DEVICE & STORAGE VAULT

ROOF CRICKET
10 ROOF DOWNSPOUT, SEE EXTERIOR ELEVATIONS (MATCH ROOF COLOR), ROUTE TO

TREATMENT DEVICE & STORAGE VAULT
11 DRAINAGE DIRECTION AT GUTTER
12 OUTLINE OF ROOFTOP SOLAR PANEL, FLUSH MOUNTED SEE SHEET AJ02 Revisions:
6_ 1 I].~ .. ~ PLJ,;1 rn(C! MU!lll.:.
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DATE NOVEMBER 7, 2023
PROJECT NUMBER 082106

SCALE AS SHOWN

SHEETTJTLE

ROOF PLAN
19 BEYOND S

COURTYARD ELEVATION -WEST
•. , . .. 16'
TYP.
22'-0" / 52.00' MSL
Fl N. FLR. COMM. L3
11'-0" / 41 .00' MSL
FIN. FLR. L2
0'-0" / 30.00' MSL
GROUND FLOOR P1
-9'-0" / 21 .00' MSL
FINISH FLOOR P2
NOTE
MSL = MEAN SEA LEVEL
SCALE: 1/8"=1 '-0"
,1 - --;::...-:::.- --==- -
:F = = = = = = = = = k _:::::::: = = =:::: =:::: -
3 33
11 11
I

EXISTING
OFFICE

BUILDING
21'-0" / 51 .00' MSL
FIN. FLR. RESID. L3
11'-0" / 41 .00' MSL
FIN. FLR. L2

LA COLONIA PARK
-----~----l----- --~--=--~~D~F~LO~O~R~P~1~ I __J_ ____ _ =====::::::::::::::::::::-

REAR ELEVATION -WEST

BELOW GRADE

PARKING
12 TYP.
11 11
I
-9'-0" /21.00' MSL
FINISH FLOOR P2
NOTE.

MSL = MEAN SEA LEVEL
SCALE 1/S"a1 '-0" 0
10 TYP
rLINE

OLDAOOF
,------------------------ -------------------------------------------- -,

SIDE ELEVATION - SOUTH
,. 16'
EEEl:±E:E:::::=::::::::::::===1:::=::::::::::::~
o·
I
SCALE 1/8"=1"-0'" 2

KEYNOTES
EX1ST1NG STORM WATER CHANNEL

METAL ROOF, FASCIA ANO EAVE
0 3. SHIPLAP (FIBER CEMENT BOARD) SIDING
4 STONE VENEER "BUFF".

5. GLASS GUARDRAIL (42" HIGH).
6, NOT USED.
7 LOW PL.ANTER, WOOD FRAMED LOW WALLS (18" SOIL DEPTH), MAIN & OVERFLOW DRAINS, ROUTE TO TREATMENT DEVICE & STORAGE VAULT.

LOUVER WINDOW SHUTTERS ANO TRIM - LIGHT GRAY.

HIGH BED VINES IN 42" HIGH PLANTER, MAIN & OVERFLOW DRAINS, ROUTE TO

TREATMENT DEVICE & STORAGE VAULT

10. DUAL PANEL GLAZING
11 STORM WATER STORAGE VAULT (Yw'ITH PIPED CONNECTION TO TREATMENT VAULT)

12. YVINOOWTRIM - LIGHT GRAY.

13. NOT USED.
14 ELEVATOR DOOR- STAINLESS STEEL.

15. ACCENT TRIM - DARK GRAY.

16. METAL PRIVACY FENCE AND GATE- BL.ACK

17. GFRC COLUMN COVER (FIRE RESISTANT).

18. METAL GRILL WITH ARTICULATED PATTERN.
19 LOW PL.ANTER (PLASTER FINISHED) WTH WATER FEATURE AND RECEPTOR PUMP.

20. NOT USED

21. OUTLINE OF BASEMENT LEVEL BEYOND.

22. OUTLINE OF GRADE BEYOND.
23 NOT USED

24. HOLLOW METAL DOOR & FRAME {RATED IF SHOWN)

25. CURB TRANSITION BETWEEN ROOF AND DECK.

26. NOT USED.

27. ROOF CRICKET
26 GUTTER & 4" DECORATIVE DOWNSPOUT, ROUTE TO TREATMENT DEVICE & STORAGE VAULT.

29. NOT USED.
30 NOT USED.
31 NOT USED
32 NOT USED.
33 CONTINUATION OF ROOF. DECK ANO Pl.ANTER DRAIN LEADERS OVER GROUND FLOOR

CEILING, DROPPING DOINN TO TREATMENT DEVICE & STORAGE VAULT 34 FIBER CEMENT BOARD FINISH AT PLANTER
35 PARKING GATE -AUTOMATIC, SLIDING, DECORATIVE 'MROUGHT IRON (BLACK) 36 FRENCH DOORS (TO MATCH WINDOW SYSTEM)

SUMMARY OF REVISIONS
REDUCED ROOF SLOPES TO 2·12

SHORTENED TOWER FEATURE ON THE EAST ELEVATION

REVISED RAILING TO BE GLASS

ADDED AINNING OVER WALKWAY ON NORTH ELEVATION

ADDEO WINDOW TO NORTH ELEVATION
22'-0" I 52.00' MSL
FIN. FLR. L3
11'-0" / 41 .00' MSL
FIN. FLR. L2
0'-0" / 30.00' MSL
F.F. GROUND FLOOR P1
-9'-D" / 21 .00' MSL
F.F. FLOOR P2
NOTE
MSL = MEAN SEA LEVEL
Revisions:
& 113,2!1:"PV:1(H(O(t'IU1J[ll1'.".
& 3,::: ~~:! °t.l,11 (H[CP ((i\0,1[,11;,
• MOUR GROUP
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DATE NOVEMBER 7, 2023
PROJECT NUMBER 0 82106

DRA'NN WR ,CM

SCALE AS SHOWN

SHEET TITLE

EXTERIOR

ELEVATIONS
LINE OF 35.FOOT
/HEIGHT LIMIT, TYPICAL.
~~-..,.----:--~="-''-"''----
L__ ~,

COURTYARD ELEVATION - WEST
6' o· 6' 16'

SIDE ELEVATION - SOUTH
6' o· ,. 16'
22'-0" 152.00' MSL
FIN. FLR. COMM. L3
11'-0" / 41 .00' MSL
FIN. FLR. COMM. L2
0'-0" / 30.00' MSL
. GROUND FLOOR P1
-9'-0" / 21 .00' MSL $
FINISH FLOOR P2
NOTE
MSL = MEAN SEA LEVEL
SCALE 118"=1'·0" 3
(E)GRADE@
HIGHEST POINT 28 65'
LINE OF 35-FOOT

HEIGHT LIMIT, TYPICAL

LINE OF PROPOSED

GRADE, TYPICAL

REAR ELEVATION -WEST
6' o· 6' 16'
LINE OF 35-FOOT

HEIGHT LIMIT, TYPICAL

LINE OF EXISTING
GRADE, TYPICAL.

LINE OF EXISTING

GRADE, TYPICAL
21'-0" / 51 .00' MSL$
Fl N. FLR. RESI D. L3
10'-0" / 40.00' MSL $
FIN. FLR. RESID. L2
0'-0" I 30.00' MSL $
F.F. GROUND FLOOR P1
-9'-0" /21 .00' MSL$
FINISH FLOOR P2
NOTE
MSL = MEAN SEA LEVEL
SCALE 118"=1"·0" 1
,.........--..;
SCALE 1/8"=1'-0" 2
22'-0" / 52.00' MSL $
FIN. FLR. COMM. L3
~ 21 '-0" / 51 .00' MSL$
FIN FLR. RESID. L3
11'-0" / 41 .00' MSL $
FINISH FLOOR L2
~
0'-0" / 30.00' MSL
F.F. GROUND FLOOR P1
-9'-0" / 21 .00' MSL $
F.F. FLOOR P2
NOTE
MSL"' MEAN SEA LEVEL
Revi sions:
6, 13 :-:m Pl.JJ1 CHHt Cl'IMil[lll~
&.,1 ~G :f.~.'. :>t)J, CHrO ((11,UJ~lll.,
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NOVEMBER 7. 2023
PROJECT NUMBER 082106
DRAWN WR .CM
SCALE ASSHOV'.'N

SHEET TITLE

HEIGHT ANALYSIS
SHEET #
A300A
9 I 22'-0" I 52.00' M~ r FIN. FLR. COMM. L3"f'"
I•
I 11'-0"/ 41 .00' M~
FIN. FLR.L2'f'"
0'-0" / 30.00' MS.b..d:,,_
F.F. GROUND FLOOR P1"fT
'Lb::;::==========:::b==;_;;;~~;::;;;;;~~1------ - ;~~~~ ~~~~~~~ $ NOTE MSL:: MEAN SEA LEVEL

COURTYARD ELEVATION - EAST
8' ..
2 TYP. 9 TYP
(

OLDAOOF
LINE
CANOPY
27 TYP.
3 TYP

BELOW GRADE

PARKING
27 22'-0" / 52.00' MS~ --------- FIN. FLR. L3
11'-0"/ 41 .00'M~
FIN. FLR.L2'f'"
0'-0" / 30.00' MS.b..d:,,_
F.F. GROUND FLOOR p,"fT
_____ .:9'-0" (_21:.Q_0:_~
FINISH FLOO~
;..., _:_ !:._:: ~~~:,: MEAN SEA LEVEL
KEYNOTES:

EXISTING STORM WATER CHANNEL.

METAL ROOF, FASCIA ANO EAVE.

SHIPLAP (FIBER CEMENT BOARD) SIDING.
4 STONE VENEER "BUFP'
5 GLASS GUARDRAIL (42'' HIGH)

6. NOT USED.
7 LANDSCAPING TO SCREEN UTILITY EQUIPMENT

LOUVER 'NINDOW SHUTTERS AND TRIM - LIGHT GRAY
HIGH BED VINES IN 42" HIGH PLANTER, MAIN & OVERFLOW DRAINS, ROUTE TO TREAT MENT DEVICE & STORAGE VAULT.
10 DUAL PANEL GLAZING

11. METAL FASCIA/TRIM

12. 'WINDOW TRIM - LIGHT GRAY.

13. NOT USED.

14. ELEVATOR DOOR - STAINLESS STEEL

15. ACCENT TRIM - DARK GRAY.

16. 6 FOOT HIGH MET Al PRIVACY FENCE - BLACK.

17. GFRC COLUMN COVER (FIRE RESISTANT).
18 METAL GRILL INITH ARTICULATED PATTERN.
19 NOT USED.

20. OUTLINE OF UTILITY EQUIPMENT ANO PAO

21. LOW PLANTER, WOOD FRAMED LOW WALLS (18" SOIL DEPTH), MAIN & OVERFLOW

DRAINS, ROUTE TO TREATMENT DEVICE & STORAGE VAULT
22 STOREFRONT EXIT DOOR {ANODIZED BRONZE COLOR)
23 PARKING GATE -AUTOMATIC, SLIDING, DECORATIVE WROUGHT IRON (BLACK) 24 METAL ADDRESS NUMBER {BLACK).

25. NOT USED.

26. NOT USED.

27. 4" DECORATIVE DOWNSPOUT. ROUTE TO TREATMENT DEVICE & STORAGE VAULT

28. INHITE STUCCO.
29 OUTLINE OF NEW BENCH PER PLAN (NOT SHO'v'JN FOR CLARITY) 30 CONTINUATION OF ROOF, DECK AND PLANTER DRAIN LEADERS OVER GROUND FLOOR CEILING, DROPPING OO'M-1 TO TREATMENT DEVICE & STORAGE VAULT FRONT ELEVATION - EAST SCALE: 1/8's1·.Q" 0 8' O' •.
r

OLOROOF
LINE
16 TYP.
" " 1==t~-=~1 ___ _u_ __
rLINE

OLOAOOF
[B
-"--5ru-a-f¥t:f JH:Etr_ ..

JO
27 TYP --l 22'-0" / 52.00' MSL,J-,
I FIN. FLR.T3'f'°
I
I 11'-0" / 41.00' M~
7 FIN. FLRT2"f7°
I
, CJ ,,.- ,,,- 2_ L-------= _______ 0'-0" /30.00' MS.b..d:,,_ OPEN TO F.F. GROUND FLOOR P1'J7" BEYOND
,,.- '
;::::::;::===================================================================================:;,=::j------------------;~~~~ ~~g~~;~$ , I l.J ,.

SIDE ELEVATION - NORTH
4 ' O' ..
! I
L__j
SCALE 1/8"a1 '-0" 0
NOTE.

MSL"' MEAN SEA LEVEL
Revisions:
6,_1 ., ?(•..J Pl,l,lj tj[~I (N,O.l[fll"
& 3 . :. .\Ji~ PUJ, Ltlf.(1 ( 1 ~!JltH.
8 • MOUR GROUP
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DATE NOVEMBER 7, 2023
PROJECT NUMBER 0821 06
ORA'NN Vv'R ,CM

SCALE AS SHOWN

SHEET TITLE

EXTERIOR

ELEVATIONS
I
I
I I LINE OF 35-FOOT
I r HEIGHT LI MIT, TYPICAL /
1---L-- - - --- - - - - - - -1
I
I
~~ I 22'-0" / 52 oo· M_fil__d,,_
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"""'-------------------.--~ FINISH FLOO~ NOTE
MSL = MEAN SEA LEVEL
COURTYARD ELEVATION - EAST SCALE 11'"=1'-0" 0 8 E
0 HH,.33::B0
::. ===38·====316•
J
§ I
~I
I I LINE OF 35-FOOT I
I _/_HEIGHT LIMIT, TYPICAL I
-~----- ---------~--- ~
:c..::..
--·~ L;NE"OF EXtS:

GRADE, TYPICAL. ~ RADE:-TYPICAL
22'-0" I 52.00' M_fil__d,,_ I~ FIN. FLR. COMM~
II
11'-0" / 41 .00' M_fil__d,,_
FIN. FLR. COMMT2°"fT
0'-0" / 30.00' M_fil__,h_
_:: _ F.F. GROUND FLOOR~
NOTE
MSL: MEAN SEA LEVEL
FRONT ELEVATION - EAST SCALEc 118"=1"-0" 0 8' O' 8' 16' I LINE OF 35-FOOT
~ - - - - - - - - - - - - - - - - - - - - J_HEIG~ l::.T= A~ - - - - -~----- - --- - - --- -=:!IPLINE OF JS-FOOT - _/_HEIGHT LIMIT, TYPICAL I -- -- - - ____________ J------7 I "'
--------~--------22'-0" / 52.00' ~ __ --i----"'-----------------------=. - -------- ---------._ FIN. FLR. COMM. L3 '"-._?_1_'-0" I ~1 .00' ~_fil__,h_
I FIN FLR. RESID. L:J"!T
- I
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--- I
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SIDE ELEVATION - NORTH
8' o· ,. 16'
IE) GRAOE@
HIGHEST POINT 28 65'

LINE OF PROPOSED GRADE, TYPICAL

GRADE, TYPICAL
- - - - - - - ---------- FINISH
-9' -0" I 21
FLOO~
. 00' ~
NOTE
MSL = MEAN SEA LEVEL
SCALE 118"=1'-0" 0
Revisions:
6,1,[J,20i'J ptijl (H~,• dlMV(/lT
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MOUR GROUP
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OVERALL ROOF PLAN - SOLAR PANELS ,
ID 3•-3"
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PLAN 1 ENLARGED
SECTION 1
ELEVATION 1
3'-3"
TYP.

L CLEAR PANEL TO ROOF
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ENLARGED ROOF PLAN - EAST SOLAR PANELS
SECTION 2
ELEVATION 2
KEYNOTES: 0 Revisions:
\ . STANDING SEAM (LOW PROFILE) METAL ROOF - GRAY ("SLIMLINE" BY MBCI). CLASS ~A" / 1\ 1c, 3 :~•:. ~-"-'· .. re~ u uu~1,1 2 LOW SLOPE ROOF AREA - EQUIPMENT \'VELL (TPO ROOFING MEMBRANE OVER 6,1·1~ .u23 ft.l.!,{li((., (.IJJ,1 £111_ TAPERED HOPE INSULATION). CLASS "A". 3, 42'' HIGH PLANTER. 6,_1.:~:r,:1 Pl.AU ,H[(i t IJ!J~tll 4 ROOF RIDGE 5 METAL ROOF, FASCIA, AND EAVE.
6 ROOF GUTTER AND FASCIA (MATCH ROOF COLOR). & 7 ROOF PARAPET W/METAL COPYING (MATCH ROOF COLOR). 8 ROOF DRAIN (MAIN & OVERFLOW), ROUTE TO TREATMENT DEVICE & STORAGE VAULT. ---=-- 9 NOT USED. ~
·--- "'(11\ 10. SOLAR PANEL MOUNT PADDING
11 ROOFTOP SOLAR PANEL, FLUSH MOUNTED
=
;; I/ )I.
' ~

SOLAR PANEL CALCULATIONS
(4) EVC AT 4200 WATTS = 16,800
(2) ELEVATORS AT 40 HP= 74 ,880
(2) PARKING FLOORS 65,000
" DENTAL OFFICE 3,500 SF AT 15WISF = 52,500
RESIDENCE 1 = 35,000
RESIDENCE 2 = 35,000
SITE= 14,400
TOTAL WATTS= 258,580 WATTS= 718 AMPS AT 208V 3 PHASE
TOTAL PANELS (300 WEA.): 43

PROJECT
NORTH MOUR GROUP ENGINEERING + DESIGN
6593 RIVERDALE ST. SAN DIEGO CA. 92120 PH +01 619-727-4800 1 LJCI) ~
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DATE MARCH 29, 2023
PROJECT NUMBER 082106

DRAWN WR,CM

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5 SHEET TITLE
---- SOLAR PANELS
I

CLEAR PANEL TO ROOF
SCALE 3/\S'• l"-O" 0 1-"),302
I
TYP. 5 f----11

EXISTING

STORM WATER

CHANNEL
STUDIO
UNIT
2 TYP.
9 TYP.
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UNIT

BUILDING SECTION
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STUDIO
UNIT
11 r OLOROOF
/ LINE

GRADE LEVEL

PARKING

BELOW GRADE

PARKING
2 TYP.

BUILDING SECTION
8' .11· O' 8' 16'
EEE:533:~====:3::::::====:==3
[

OLD ROOF
LINE
- ----------- ---~
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' TYP.
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---- FINISH FLOORL3"fT
11'-0"/41.00'M~
----- FINISH FLOORL2'f"°
12 GRADE LEVEL

PARKING

BELOW GRADE
NOTE
MSL = MEAN SEA LEVEL
\/
/\
SCALE 118" 1'-0" 0
DENTAL
OFFICE
___ PARKING _ __ _
KEYNOTES: 0 1. CONCRETE SLAB
2 FOUNDATION.
3 RETAINING WALL
4 GRAY METAL ROOF.
5 EXTERIOR WALL VVITH SHIPLAP SIDING (FIBER CEMENT)
6 INTERIOR WALL 7, STONE VENEER
~BUFF"'
42" HIGH GUARDRAIL
9 LOW SLOPE ROOF

10. STORM WATER STORAGE VAULT.

11. LOUVER \NINOOW SHUTTERS

12. RAISED PLANT BED.

13. CONCRETE COLUMN
14 EXISTING GROUND LINE.

15. OUTLINE OF STORM WATER TREATMENT VAULT BEYOND

16. OUTLINE OF STORM WATER STORAGE VAULT BEYOND.

17. NOT USED
r

OUTPATIENT

TREATMENT
ROOM

OLD ROOF
LINE
SCALE 118
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---~1__1].'-0"/~1.00'~~
I FINISH FLOOR L2'f"°
I
J _ _9'.;~QQQ'._~S__l_,:h_ .. RP~ -9'-0"/21 .00'~
--- ---- FINISH FLOORP2"!7°
NOTE
MSL = MEAN SEA LEVEL
Revisions:
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• MOUR GROUP
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DATE NOVEMBER 7, 2023
PROJECT NUMBER 082106

SCALE AS SHQINN

SHEET TITLE

BUILDING

SECTIONS

MONUMENT NOTES
[jJ FOUND \\£LL MONUMENT w!TH 1.5" BRASS DISC & PUNCH I.IARK PER ROS 15340 (I] F'.}UNC ',\al l,!QNUiENT 1\7TH BR.CS$ OiSC. LS .;.511 FCR C:>~NER RECO~J NO 202(,2, @J FC.UND :.EAD & OlSC LS !441 PER ROS 217".'·1
14] FOUND 3/4" IRON PIPE & PLASTIC CAP LS 4441 PER ROS 21701 [I) FOUND 3/4" IRON PIPE. OPEN PEP ROS 21701
[i) fOUNO 5/8" PIN. BENT. LOCATED AT BASE. SEE ROS 21701. NOT ACCEPTED. SEE DETAIL HEREOrl [Ij :OUNC ;/2" ?iN FcR RCS 8366
DD ~-JuNc • .75" 1~0N •'IPE ·,nH sc co rnG c:sc N(, REcc~o [I) F:'JUNC • .75n IRON ~IPE \',~TH SC CO Ei'-lG t:sc P[.:> Ro:; 217(,' I

ALTA/NSPS LAND TITLE SURVEY
' I '

I I I I
I
R!IIC 21,:1
"Jffel!i" ~!l.2~1.16
~iil'i:PJW\"c!li!:ll!r
, 11Ji;Ju;Ji,Wl'i'
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f;QT TO SCP_E'.

HERMANDEZ A ~

LEGEND AND ABBREVIATIONS
- -R/1'1- -

29.5d FS
r-- X 29.05
(JOr- -
(29)
AC
CONC
✓
EP
PROf'i::RT\ dNE
RlG!-!T OF WAY

CURB & GUTTER

BLOCK WALL
FENCE AS N OlED
OVERrlEAU ELEC:RlC WJE
SPO! ELEVA T!Oh
MA.OR co:HOUR
MINU~ COi,TOUF
ASPHAcTIC CONCRETE

CATCH BASIN
COtlCRETE
DOOR
/I
II --+ NB9.36'56"W 209.92. N15'49'41''W
o.2s·

EDGE OF PAVCMENT
ELEC iRlCAL BOX

ELECTRICAL METER

FINISH FLOOR

SURVEYOR'S NOTES
1 -:"HE CRAIN.AGE CHANNL LOCA TEO ALONG :-HE W'::STER~"' POR1!0N OF ThE SUBJECT 0 ROPE?TY IS CONSTRUCTc:O
APPROXIMATELY 2 5' OUTSIDE THE EA.ST U~~E OF THE
£ASEMENTS FOR SAlD CHANNEL

BENCHMARK
DESCRIPTIDr:: CONTINUOUS O?ERATON REFERENCE STATION
(CORS) SS1C5~ AS DERl'.'::D FROM GEJDET12
VALUES PUBLISHED BY THE CALJrORN!A SPATAL
REFERENCE CENTI::~ {CSPC) t8D ou::uLt.TED
USfN:3 GEO::JlB

ELEVATION

PARKING
t@lE
725.93' (NAVDBB)

GROSS LAND AREA

ASSESSOR'S PARCEL NUMBER

FLOOD DESIGNATION
ZONE X: AREi, OF M!!·JIMAL FLOOD HAZARD
PANEL ID: 060/3':U07H
t 30 15 0 30 60
I L• I I SCALS:: 1 ~ = 30'

BASIS OF BEARINGS
TI-IE BASIS CF BEARINGS FOR THIS SURVEY IS THE CA.Uf'O~Nlh.

CC2RDINA TE SYSTEM, ZONE 5 CCS 83 (2017.5: EPC:H) AS
JETERLilNED LOCALLY BY FlELD OBSERVED 1ES TO CONTINUOl!S OPERA1UiG REFERENC::: STAT,ON (CORS) "SIOS' HAWiG A
'.'.:AUFCRN1A COORO:NATE VALUE Of 1ST ORDER ACCURACY OR BETTER
AS )ER!'s":J FF:.:::•,1 GC::JETIC VALu::_s PUt'USf-ET: 8'1 7-tE CALIFORNIA SPA1!AL REFERENCE CEflTER (CSRC)
STA,10N. Sloe NORTHirlG: i,887, 150.122
Ef.ClNG 6.2'.. 0 ,618 S lB
EL£VAilON: 725.93'
AC".'.'.URACY· FIRST o-R!'!!:R
THE COMBINED SCALE FACTOR AT STATION "S105" IS 0.99996i8

GENERAL NOTES
THE. ~nu: hEPOR; FOi.. THIS suqv~y WAS FUR!, .. SHEC BY FIRST AMER!C.:..~ ~!LE COMPANY, FILE NO, "CS-1113997E-SD. DA TED OCTOBER !9. 2022.

AN'! :3URll~' ur::_ TJES '~~ PIP.CLINES AR[ SHO\'.~. PEF SURF;.,::£ L1DENC[ A!iD INFORMATION OERhlEO rROM A CUEtCT SUPPLIED 1!TLE REPORT.

ATC OESIC,., GROUP AN!':' THE SUR\~YOR OF REC'O~!) SH~LL N'JT BE LIAb-i: Foe, THE .OCA ;,c)N C0 OR HE FA._URl TO 1,~ TE
THE LOCATION Of AtJY N0/1-\0SIBLE UTILITIES.
3 NO l,'ONW.'!::NTS WERE ?ET I,.<" A R[SULT ,)F 11-'IS su::;. /E'!'

4. TH&t. WAS NO £VlDENCE 0F ?R3POSEi:l CHANGf.S IN STPEE. i. R1Gt1 I OF \'IA Y UNE OR SIDEWALK CONSTRUCTIDt: OR REPAIRS. 5 THE~~ Wk, NO ;·.,~QE!,;C:£ or :uRF:-'\JT E,.,~TH 1.'•'.)VINC, WOR· eu,:_ 11NG CONSTRUCTION OR BUILO!NG ADOrTIONS.
022'
~&M ROS 21701

PROCEDURE OF SURVEY

EASEMENTS/ENCUMBRANCES
1C EAS~MENT~S) FOt? TrlE PURP◊SE{S) SH0\1N BEL')W At!D R!G!-ITS INCIDENTAL TH£RETO AS RESERVED IN A DOCUMENT; RESERVED BY:

PURPOSE:

RECORD!NG DATE:

RECCRDlNG NO.·
AFH.,::TS:
c.C. B< TCHELJER. ET AL
THE INSTALLATIO~ ANC MAINTENANCE OF SEWER. WATER AND GAS MAINS. POLES AND \\IRED FOR TiiE CONVEYANCE OF ELECTRICITY. V,HH THE RIGHT OF INGRESS AND EGRESS FOR THE MAINTENANCE M,O OPERATION THEREOF, \\HICH RESERVA ]IONS SHALL INURE TO THE BENEF1T OF -HE GFANTO~S ANi ANY PUBLIC Ullt:TIES CORP0~1A110N WrlFTHER PRIV/1T[ OR A MUNICIPAL JUNE 22, 1937
IN BOOK 669, PAG!' 18. OF OFFICIAL RECORDS
'::.AID L:..ND li,JRE F,\RTIC'...LARU OEscq1aED AS rcLLOWS THl :'.:XAC7 LOCI- TlON : A.NNO~ BE C:':TEfw·NEO ?Y 1H[ RECCRD DOCUl,fftH (i1 EASt:'.tENl'S) Fe~· THt ?URP:SE(S) SHO\'.''>I BELJW ALO RIGr-JTS IN·:lDEifiAL TH'.:RETO AS RESERVC::D IN A DOCUMFNT; RES~RVED BY:

PURPOSE:

RECC~D!NG DATE
RECORDING NO :

AFFECTS
oAN D.[GO F.00D :ONTROL DISTRICT
CONS1RllCTION OF' A DRAINAGE fACIUT!
'.7EPTE!,\i3ER S 197E
1978-377789, CF OFFiCIAL RECORDS
SAID !AND !.•ORE PARTICULARLY DESC~IBED lHERF!N
@ EAS['.lENfS) FC,-' THE 0 URPCSE(S~. SH0\','.'1 9El_'.)W AriD RIGdTS 111C!DENTAL THSRETO AS RESERW:D IN A OOCUMEtH; RES[r!I/EO ?Y:

PURPOSE:

RECORDING DA TE:

RECClDING NO.

AFFICTS
':.,b.N D1:::Go r _00D CONTRUL DISTR1CT. ZONE 1
THC INSTAcLAT!ON, COtlSTRUCTION, MAINTENAtlCE, REPAIR. REPLACEMENT, RECONSTRUCTION ANO :'iSPEC70N cc MJ 0:NCLCSED C'l UNENCLOScD FLOOD DRAINAGE CHANNEL AND ALL ~TRUC1JRE::.i ,NC'DE:HAL THERETO, ANJ FOR THE FLOWAGE OF AN'! WATERS DECEMBER 21. 1978
'378-~•4866E, or '.'1FFJCILL RECORDS
SAtD LAND MORE PARTICULARLY DESCRIBED THEREIN
VlWu5 -~
>- ~ lJj
t -' 6 -' <>:
>
DETAIL

NOT TO SCALE

LEGAL DESCRIPTION
THE LAND REFERRED TO ;,£REIN BELOW IS SITUA ED IN 7HE COUNTi OF SAN DIEGO. STATE OF CALIFORNIA. AND IS DESCRIBED AS FOLLOWS:

THE NORTH ONE HALF (1/2) OF LOT 8 IN BLOCK F, IN ,HE SUBOI\OSION Cf LOTS I. 2. 3. 9. 16. 21, 22 ANO A PORTION OF LOT 6, OF EDEN GARDENS.

IN THE CITY OF SOcANA BEACH, COUtlTY OF SAN DIEGO, STATE OF CALIFORNIA AS PER MAP NO. 2148. FILED FOR RECORD tN THE COUNTY RECORDER OF SAN DIEGO COUNTY, MARCH 2. 1929

SHEET INDEX

CERTIFICATION
ELB
!El
FF
FG
§m
FS
©CV
IRO
®/RV
LA
OPp
oco
0-----0
om
7C
0 38
rn.s
F!N!S.--l GRADE

FIR, HYDRANT

F,NISH SURF ACE
FcOW UNE

GAS METER

GAS VALVE

GUARD POST
HOS::: BIB
IRRI GA 110:; BOX
iRR!GA TION VAL VE

LANDSCAPED AREA
POW~:R POLE

SEWER CLEANOU T

SEWER MANHOLE
STRE£T LIGHT

TELEPHONE RISEP

TOP OF CURB
":RAfflC SIGN.\L 80:r.
·,'EGETATlON (PALM/1REE)

WATER METER

WATER VALVE
1llLE SHEET/PROCEDURE OF SURVC::Y --SH:::cr 1
SITE IMPROVMENTS ------~HEET 2 TO \\11CHER FAIJtLY ENTERPRIScS, lLC: FlRST AMcR!CAN T!TLE COM?ANY, OWNER
WlTCHER FAf.11LY ENTERPRISES. LLC

SURVEYOR

ATC DESIGN GROUP
1277 PACIFIC OAr~S PLACE, SUITE 102
[SCONDIDO, 92029
CONTACT: RYAN A. POST, LS
PHONE 760· 738-8835
EMAIL: [email protected]
WEBS1TE: www.otcdesigngroup.com
TIIIS IS TO CERTIFY THA1 THIS l.iAP OR PLkT AND THE SURVEY ON WHICH IT IS BASED W'EP.E MA~E IN :'\CCOPDANCE \',HH iHE 7021 P!'llMUf.i STA:::1ARD .. ,ETA1' REO'..'.'REMD!TS FOR ALTA/NSPS L~ND TITLE. SURVC:YS, ,JVi~-!TLI ESTJ..6!..ISHW ANO ADOrTED 61 ALIA AND NSPS, AND INCLUDES ITEMS 2, o, 4, 5. 7(o)(b)lt), 8. 9. 16 & 17 Of TABLE A ThiE~[OF. 11---IE ~ t"LDW~'.•~K w"'s CC.'.'PLET~J IN i~~P1£f.'3ER :'J21.

RYAN A. ?OST, .. s 87.3:l
SEPTEMBER 22, 202i
DATE
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\ EASEMENT
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DEMOLITION PLAN - 701 VALLE Y AVE
10· s· o· 10' 20'
GRAPHIC SCALE , ~ = 10'
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r
SITE GENER AL NOTES DEMOLITION PLAN KEYNO TES: 0 1. THE PRO£CT 'Mll. BE A PRIORITY DEVELOPMENT PRO.ECT. PRIORITY REOUIREMENTS

APPLY AND A PDP STORM WATER QUALITY MANAGEMEN T PLAN (SWOMP) MUST BE SUBMITTED AT THE TIME OF APPUC ... 110N.

1. REMOVE EXISTING BUILCING

2. REMOVE EXISTING PRIVATE WAU<.WA YS.

3. REMOVE EXISllNG FENCING.

4. REMOVE EXISTING STORM DRAIN INLET ANO PIPE.

DECK
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LEGEND:

PROPERTY UNE

2. SITE IS LOCATED IN FIRM ZONE -x- PANEL f06073C1307H EFFECTIVE DATE OF 12/ 20/ 2019.

3. IF TH E GEOTECHNICAL CONSULTANT Of RECORD IS CHANGED FOR lHE PROJECT, TI-lE WORK SHALL BE STOPPED UNTIL TI-lE REPLACEMENT HAS AGREED IN 'ftfllTING TO ACCEPT RESPONSIBILITY 'MlHIN TI-lEIR AAEA OF TECHNICAL COMPETENCE FOR APPROVAL UPON COMPLEllON OF THE WORK. IT SHALL BE lHE RESPONSIBILITY OF TI-lE PERMITTEE TO NOTIFY lHE GOVERNING AGENCY IN ~llNG OF SUCH CHANGE

PRIOR TO THE RECOM MENCEMENT OF GRADING AND/ OR FOUNDATION INSTALLATION WORK ANO COMPLY 'Win-I TI-IE GOVERNING AGENCY'S REQUIREMENTS FOR A CHANGE TO THE GEOTECHNJCAL CON SUL TANT OF RECORD FOR THE PROJECT.

5. REMOVE EXISTING SEWER ClEANOUT AND CONFLICTING PIPE.

EXISTING RETAINING WALL - :-=: ..: .._ --- ..- -
EXISTING BUILCING UNE 6. EXISTING PUBUC STORM CHANNEL TO REMAIN.

7. EXISTING PUBLIC CONCRETE SIDEWALK TO REMAIN.

8. EXISTING PUBUC ROUED CURB AND GUTTER TO REM AIN.

9. EXISTING PUBUC STREET UGHT TO REMAIN.
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1 10/ 3/2022 Pl.A" C-ECJ< C0LJ\IE'f"S
6_1/U/2023 Ft».CH£C(C0L111 ::N !5
& J/2!/202] P~S CHCCK COMU[NiS
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6/30/2023
• MOURGROUP ~ ·1 1r -R 1r DI SI -
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COPYRIGHT NOTICE.
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DATE MARCH 29, 2023
PROJECT NUMBER 082106
DRAWN \NR ,CM
SCAL.E AS SHOWN

SHEET TITLE

DEMOLITION
PLAN
298-131-2A-nn

10.0' SEWER

EASEMENT
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\ EASEMENT

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10 g~· ~~s~· ~~•'=· ~~==±10'=· ===:320·
GRAPHIC SCALE 1" - 10·
SITE GEI\JERAL NOTES
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I THE PROJECT l'ltLL BE A PRIORITY DEVELOPMENT PRO..£CT PRIORITY REOUIREUENTS APPL¥ AND A PDP STORM WAl[P. OUAUTY MANAGEMENT PLAN (SWOMP) MUST BE SUBMITTED AT THE TIME Of APPLICATION
SITE IS LOCATED IN FIRM ZONE ~X~ PANEL j06073Cl307H EFFECTIVE DATE OF 12/20/ 2019
3 IF THE GEOTECHNICAL CONSUL TANT OF RECORD IS CHA.NGED FOR THE PROJECT, THE WORK SHALL BE STOPPED UNTIL THE REPLACEMENT HAS AGREED IN ~JTING TO ACCEPT RESPONSIBILITY V-.1THIN THEIR AREA OF TECHNICAL COMPETENCE FOR APPROVAL UPON COI.CPLETlON OF 'THE WORK IT SHALL BE THE RESPONSIBILITY OF

THE PERMITTEE TO NOTIFY THE GOVERNING AGENCY IN WRITING OF SUCH CHANGE PRIOR TO THE RECOMMENCEMENT OF CRAOING A.ND/OR FOUNDATION INSTALLATION WORK ANO COMPL '< Vw'ITH THE GOVERNING AGENCY'S REQUIREMENTS FOR A CHANGE

TO THE GEOTECHNICAL CONSULTANT OF RECORD FOR THE PROJECT GRADING PLAN KEYNOTES: 0

3. 4
5 6.
7 BUILDING PER BUILDING PLAN

PERMEABLE WALKWAY

PERMEABLE DRIVEWAY,
EXISTING DRAINAGE CHANNEL TO REMAIN PROTECT IN PLACE.

STORM WATER TREATMENi DEVICE F'OP R£FERENCE

STORM WATEP STORAGE VAULT FOR REFERENCE
REFER TO ARCHITECTURAL SHEETS A300 (ELEVATION KEYNOTES 7, 9, 11. 2B & 33) A301 (ELEVATION KEYNOTES 9, 21, 27 & 30) A400 (SECTION .,_EYNOTES 10, 15 & 16) FOR ROUTING OF STORM WATER FORM ROOF &

PLANTERS TO THIS LOCATION
298-131-1 3-00
209.92'
209.97'
LEGEND

PROPERTY LINE

EXISTING RETAINING WALL
TOP: 30 00
IE. 24.78

CONNECT TO EXISTING OUTFALL TO

EXISTING DRAINAGE CHANNEL INSTALL
BACKWATER VALi'£ SEE BUILDING PLAN
FOR STORM DRAIN PIPES. VAULT AND
TREATMENT DE"1CE SHOWN HERE FOR

REFERENCE
EXISTING BUILDING LINE l~ ____________ __,I

PROPOSED PERMEABLE WALKWAY

PROPOSED PERMEABLE DRIVE WAY
NEW 4·· SEWER

LATIERAL - SEE
SE Y~R SIZING NOTES
BELOW
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EASEMENT
20 o·
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SEWER SIZING NOTES
1 PER 2019 CALIFORNIA PLUMBING CODE
TABLE 702.1, ESTIMATED DRAINAGE
FIXTURES UNIT TOTAL=138 5 OFU'S

2. PER 2019 CALIFORNIA PLUMBING CODE
TABLE 703.2. MAXIMUM UNIT LOADING
ALLOWED FOP 4~ SEWER PIPE=216 DFu·s

PLUMBING NOTES
PER MEETING ON MARCH 24, 2023 BETWEEN CITY
ENGINEER. STORM WATER REVIEWER, DEVELOPER &
DESIGN TEAM. IT WAS AGREED THAT THE CITY

ENGINEER WOULD INSPECT PLUMBING AND THE

STORM WATER REVIEWER WOULD INSPECT

EX'TERJOR CONNECTION FROM BUILDING TO STREET

EXCAVATION FOR THE FOOTINGS OF NEW CONSTRUCTION

REMOVAL AND RE-COMPACTION FOR CONSTRUCTION

TOTAL GRADING - EXPORT

2.175CY
80 C.Y
0 CY
~.255 C. Y.
298-131
298-13
Revisions:
1 10/J/2022 PIA~ CHECK COll~EN""S
6 1/U/2023 FlM CHrCK COl.lll~NIS
f:::,i;21/202i PLAs c,rc, coa•urs
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6/30/2023
MOUR GROUP I lfERING ocs1 ·I
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,,. ... ,
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DATE MARCH 29, 2023
PROJECT NUMBER 082106

DRAWN VVR,CM

SCALE AS SHOWN

SHEET TITLE

GRADING
PLAN
DR. WITCHER ORAL SURGERY AND RESIDENTIAL MIXED-USED
PLANTER AREAS, TYP.

I 669 SF PROPOSED IANOSCAPE AREAS
L3 - RESIDENCES 2ND LEVEL & ROOF
SCALE: 1/16" = 1'-0"
I 709 SF PROPOSED IANDSCAPE AREAS I
L2 - RESIDENCES & DENTAL OFFICE
SCALE: 1/16" = 1'-0"
Founu,in
(42if)

PRELIMINARY PLANT LIST
SYM BOTANICAl/ COMMON NAME SIZE QTY WUCOlS

WATER USE
TREES
~ LAGERSTROEMIA INOICA/ 15 GAL 2 MED

CRAPE MYRTLE
SHRUB5/GROUNDCOVER
AGAVE 'BLUE GLOW'/ 1 GAL 29 LOW

BLUE GLOW AGAVE
IAMPRAMTHUS SPP./ 1 GAL 23 LOW

ICE PLANT
PENNISETU M 'RU BRUM'/ l GAL 40 LOW

FO UNTAIN GRASS
SENEClO SERPENS/ 1 GAL 37 LOW
... .. BLUE CHALKSTICKS ... SEDUM RUPESTRE 'ANGELINA'/ lGAL 23 LOW

ANGELINASTONECROP
SALVIA GREGGII/ lGAL 57 LOW .. .. AUTUMN SAGE
WESTRINGIA FRUTICOSA/ 5 GAL 38 LOW .. COAST ROSEMARY
MATURE
HEIGHT
20'
24"
12"
3'
6"-8"
4"-6"
30"
S'
701 VALLEY AVENUE
_._ I
fountllin w.11l
j3ldJ

IRRIGATED LANDSCAPE

WATER FEATURES

AGGREGATE LANDSCAPE AREA
. · 'tl

AREA OF WORK
!SF)
1,717
73 1,790

SOLANA BEACH, CA
·~- ./~~
,','
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SCALE: 1/16" = 1'-0"

EXISTING

CHANNEL

NO PROPOSED LANDSCAPE AREAS
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G - GRADE LEVEL PARKING
SCALE: 1/16" = l '-0"
~ i ESTIMATED TOTAL WATER USE (ETWU) WORKSHEET
~ - r---- ;,/ bc~~hl11tir ORP22·010 ;:..1 ".:,llcy Ave Solnr.n 8Meh 1•,""""°•L11u ... lf<,l 1'"'-1"' .... w"ca1.._ __ ,.,...,,e1_,. ,.,.,__ rnn in"•"t>:• r, ,,H _,,~ n,1,1 '"· ~-- _r,.,, .. , ,,.i.,.. 1,.,,.-.. , II ~.'" ~,,:.. ... ~~;~~~:.:-~:i..: .. '"' JI\ ll•t.-.. \r,~1uq,r•rl«lt l>tli..:ln.lrr,,>ON."'"'" ..-:1- ,a,1,,,. Irr- -••aJr.,i, '-1.." ~~N .. ,.,,nr,ktl• Ed,l,IJ: r••• •....,..•11• .... ~-i.. .. ..., Aul_.,. ,.,..,,.., ,__.._,_. ,.. ......... ~,-. ~ ..... II •lmJ.ll•rtl'--.c"'-.

CITY~ IOLAHA IIIEACH [STIMATEDTOTAI...WATtJI U,E.fETWUIWOl'IKSH[[.T '
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SEE BELOW FOR PARKING /.I ENTRY ENLARGE MENT
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701 VALLEY AVENUE
I 669 SF PROPOSED IANOSCAPE AREAS
L3 - RESIDENCES 2ND LEVEL & ROOF
SCALE: 1/16" = 1'-0"
L2 - RESIDENCES & DENTAL OFFICE
SCALE: 1/16" = 1'-0"
½" DISTRIBUTION TUBING, SEE

IRRIGATION LEGEND

AIR RELIEF VALVE

INSTALLED AT EACH HIGH
POINT
HUNTER DRIP EMITTER5,
TYP ., SEE NOTE 2

ANTI-BUG CAPANO STAKE,
TYP.

DRIP IRRIGATION ZONES, TYP.

NOTES:
((~)\
u

SHRUB PLANTING (TVP), SEE
PLANTING PlAN

ECO-INDICATOR
PIAN
- 1-. - MAXIMUM LENGTH OF ¼" TUBING NOT TO EXCEED 24" (OR A5 RECOMMENDED BY MANUFACTURER).

2. INSTALL TWO (2) 1.0 GPH EMITTERS PER 1 GALLON SHRUB AND TWO (2) 2 GPH EMITTERS PER 5 GALLON SHRUB. SPACE EVENLY AROUND ROOTBALL.

3. INSTALL TREES ON SEPARATE ZONES BUBBLERS.

4. CONNECT ½" DISTRIBUTION LINE TO PVC lATERAL PER SECTION ABOVE.

5. INSTALL SOIL STAPLES 36" ON CENTER ALONG THE DISTRIBUTION TUBE AND AT EVERY FITTING .

6. All FITTINGS TO BE HUNTER PLO LOC FITTINGS.

7. EMITTERS TO BE HUNTER POINT SOURCE PRESSURE COMPENSATING SELF·PIERCING (MODELS HE-10-B & HE-20-B).

A- POINT SOURCE DRIP TUBE LAYOUT
NTS

SOLANA BEACH, CA
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SCALE: 1/16" = 1'-0"

EXISTING

CHA NNEL

G - GRADE LEVEL PARKING
SCALE: 1/16" = 1'-0"

I NO PROPOSED IRRIGATION AREAS
DRIP IRRIGATION ZONES, TYP.
l·CORE COMMERCIAL CONTROLLER
• WEATHER BASED SMART CONTROLLER TO MEET

WATER EFFICIENT LANDSCAPE REQUIREMENTS
f t-----------------------------------------------------------------------------------------------------------------""'l'---•-'4 ;;• ., ;;.-; • [" •7', •~ •_ •_•_•A•_ • 7•---""'T---~~---,--~SH~E':"ET;"""--1
J IRRIGATION EXHIBIT llMlAI ~ MARCH 29, 2023 LANDSCAPE ARCHITECTURE, Inc.

OF TOTAL
! 30961~~9nJ;3;;11s Or W~!.C:,,~j;i~~~:~~c~m 2 -------------------------------------------------------------------------------.;;.;;,=;..;.. ___ .;... ______ ....;; ________ ___.

Ol/TRlGGERQ
OVERHANG > ◄•
SP41

50.50'
MSL

TOP OF RAIL,
BELOW SP 2

50.50'
MSL
= --- ------------------------------------·
: ----SP38

61.00'
MSL
SP39

61.00'
MSL
r=- ---- .
~ SP52

55.50'
MSL
SP46
~-50'

MSL -- ------- -

TOP OF RAIL,
BELOW SP51 SP45
'14.50' 44.50'
__ MSL __ _ _ _ __ ~~ __
SPB

55.50'
---------------L _______________ _ : l--------;~,.-.------11,---------.;,--i SP21 1 SP20 1 : MSL
62,rr------, 54.75" I I
: : : : : ~!!~, --r \ : i i c • ' ' MSL j! i
~-----r--- ~-------J;:-_.:J--.\-: -----SP_2_474 i
MSL [ MSL '------J ~~::, .- 5-,.
7 =~~=:a;c....==== , ~1
' - ss.~ · '
SP22

62.1T
MSL
V SP19 OUTRIGGER@!

54.75' MSL OVERHANG> 24" - : ' i : SP56

52.00'
MSL
I
'
\~ ' ' I
I I
~

STORY POLE HEIGHTS
POINT# DES IGN OLD DESIGN SP# GRADE
101 54.25 57.25 SP! 29.47
102 57.66 60.83 SP2 29.54
103 54.25 57.25 SP3 29.73
10, 54.ZS 57.25 SP< 29.45
105 57.16 60.83 SPS 36.55
106 54.25 57.25 SP6 38.86
107 55.66 56.08 SP7 38.86
108 55.5 55.5 SP8 29.67
109 53.08 53.08 SP9 29.16
110 S3.08 53.08 SPlO 28.92
111 53.75 53.7S SP11 29.4.tl
112 S9.08 59.08 SP12 29.10
113 SS.66 56.08 SPB 28.41
114 S6.08 56.08 5Pl 4 28.39
115 Stl.75 54.75 SPlS 28.6S
116 53.83 53.83 SP16 28.70
117 54.75 54.75 SP17 28.57
118 53.83 53.83 SP18 28.7]
119 54.75 54.75 SP19 29.06
120 54.75 54.75 SP20 29.07
121 62.17 6 2.17 SP21 37.72
122 62 . .17 62.17 SP22 29.18
123 63.64 63.92 SP23 38.60
12• 63.64 63.92 SP24 38.6 2
125 62.17 62.17 SP25 28.73
126 63 .6S 63.93 SP26 28.65
127 63,57 63.93 SP27 28.73
128 62.17 62.17 SP28 28.65
129 60.92 60.92 5P29 29.00
130 60.92 60.92 5P30 29.62
131 61 61 SP31 30.33
132 61 61 SP32 28.8 2
133 63.58 64 SP33 28.96
134 63.58 64 SP34 29.63
135 63.58 64 5P35 28.91
136 63.58 64 5P36 29.00
137 63.58 64 SP37 29.95
138 61 61 SP38 30.49
139 61 61 SP39 29.13
140 61 61 SP40 28.70
1'1 so.s 50.S SP41 30.67
1'2 S0.5 50.S SP42 29.65
143 .l,. l.92 4 1.92 SP43 29.63
14' 41.92 41.92 SP44 29.5S
14S <l.4 ,5 44.S SP45 29.70
146 44,S 44.S SP46 29.35
147 SS.5 55.5 SP47 28.75
148 55.S ss.s SP48 28.66
149 44.5 44.5 SP49 30.90
150 44,5 44.S SPSO 30.46
l Sl 44.S 44.5 SPSl 29.15
lSZ 55.5 55.5 SP52 29.34
155 52.0 52.0 SPSS 29 .16
156 52.0 52.0 SP56 29.44
OUTRIGGER @
OVERHANG> 24"

STAKE PTJI COUPLINGS
PT101 2
PT102 3
PT103 2
PT104 2
PTlOS 2
PT106 J
PT107 1
PTIOB 2
PT109 2
PTllO 2
PTlll 2
PT112 2
PTll3 2
PT114 2
PT115 2
PT11 6 2
PT117 2
PT11 8 2
PT11 9 2
PT120 2
PT1 2l l
PT1 22 3
PT123 2
PT124 2
PT125 3
PT12 6 3
PT12 7 3
PT128 3
PT1 29 3
PT130 3
PT131 3
PT132 3
PT133 3
PT134 _ ·_3 __
PT135 3
PT136 3
PT137 3
PT138 3
PT139 3
PT140 3
PT141 1
PT142 2
PT143 1
PTl44 1
PT14 5 1
PT146 I
PT147 2
PT148 2
PT149 l
PTlSO 1
PTlSl 1
PTI 52 2
PTlSS
PT15 6
COLUMN

SP HEIGHT

25.0 28.3

24.7 25.0

20.8 15.6

17.0 26.0

24.1 24.4

24.5 30.2

27.5 27.9

26.3 2S.3

26.4 25.3
2~

25.9 24.6

33.2 25.2

25.2 33.6

35.2 35.0

33.7 32.1

31.5 30.9

32.4 34.8

34.1 34.9

34.8 33.8

30.7 32.1

32.S

20.0 21.1

12.5 12.6

15.0 15.3

26.9 27.0

13.8 14.2

15.5 26.4

23.0 22.7
i ;~~:;:~~-r------·----- ----- ~3. r · ____ , __ _
l, I
--~;~------~
MSL
SP32
61 .00'
MSL

OUTRJGGERG
OVERHANG > 24-
SP4S

55.SO"
MSL
SP1S

53.83'
MSL
SP17
S4.75'
MSL
- ! \ : ~s~· i
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-----------------------;'• ' I, __________ )
\ DRIVEWAY.

I BELOW I
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PROJECT
NORTH
®

STORY POLE PLAN
SP25

62.17'
' ' ' '
SP27

63.57'
MSL
-----------------1
'
'
' '
.. -------------------
NOTE:

SP28

62.17'
MSL
SP26

63.65 MSL
COLOR DEPICTED ON THIS PLAN ARE FOR REFERENCE ONLY.

ONLY PINK AND BLUE WILL BE USED FOR FLAGS.

SOLID STRUCTURE/MASSING WILL BE PINK

BALCONIES/OPEN SPACES WILL BE BLUE

ENLARGED PLAN
SCALE: 114"•1'-0" ®
NOTE:

SCALE: 1/8"•1'-0" 0
.. --------..
' '
,,
"
. ---- ' __ l l -------------'.

NOTE:

COLOR DEPICTED DN THIS PLAN ARE FOR REFERENCE ONLY.

ONLY PINK AND BLUE WILL BE USED FOR FLAGS.

SOLID STRUCTURE/MASSING WILL BE PINK

BALCONIES/OPEN SPACES WILL BE BLUE
SP12

59.08'
MSL
LEGEND
·----------·

FOR REFERENCE ONLY

FLAG COLOR

ROOF PEAK (PINK)

ROOF HIP (PINK)

EDGE OF ROOF (PINK)

EDGE OF ROOF (PINK)
OVERHANG > 24" (BLUE)

OUTSIDE PERIMETER

OF STORY POLES (BUILDING

MASSING) (PINK)

EDGE OF EXTERIOR WALL (PINK)

EDGE OF LOWER ROOF (BLUE)

TOP OF GUARD RAIL (BLUE)
r SP3 -----STORY POLE NUMBER

54.43' ----- HEIGHT ABOVE

MSL MEAN SEA LEVEL
COLOR DEPICTED ON THIS PLAN ARE FOR REFERENCE ONLY.

ONLY PINK AND BLUE WILL BE USED FOR FLAGS. NOTE:

SOLID STRUCTURE/MASSING WILL BE PINK

BALCONIES/OPEN SPACES WILL BE BLUE

COLOR DEPICTED ON THIS PLAN ARE FOR
REFERENCE ONLY.

ONLY PINK AND BLUE WILL BE USED FOR
FLAGS.

SOLID STRUCTURE/MASSING WILL BE PINK

BALCONIES/OPEN SPACES WILL BE BLUE
Revisions:
10/J/1022 Pl.A.~ CH(CK COIAtfNTS
& 1/lJ/2013 P~ CH[ CiC COYVENTS
ill J/29/207J Pl,l\j CH[CK cmoJ[lfS
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DATE: NOVEMBER 7, 2023
PROJECT NUMBER: OB2106
DRAWN: WR.CM

SCALE AS SHOWN
SHEET TITLE:

AS-BUILT

STORY POLE
PLAN
SP9

53.08'
MSL
SP10

53.08'
MSL
SP44

41.92'
MSL
, . .,,.
59~12 .08'
MSL
... ...,

EXISTING GRADE

FRONT ELEVATION - EAST
8' .. O' 8' 16'
SP31
61 .00'
MSL
SP30

60.92'
MSL
SPJ◄

63.58'
MSL
SP2

57.66'
MSL
SP3

54.25'
MSL
SP1

54.25'
MSL
52'-0" MSL,__,.j, - - - - - --- FINISH FLOOR L3"'f'
MSL
30'-0" MSL
ROUNO FLOOR P1 F.F.
21'-0"M*L
P2 F.F.

SCALE: 1/8"=1'-0"
SP21l

60.92'
MSL
3 _[_ :::. _ __.,___ .,,.____ ----t-- -<a,..-
SP28

62.17'
MSL
SP26

63.65 MSL
SP41
SO.SO'
MSL
!!!I
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1:• 63.58' ~I MSL
O' if
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SP38

61.00'
MSL
SP34 ~! 63.58' ~ I
MSL ffi l
~: SP31 a. I 61 .00' 1
MSL !
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SP49 t'

44.50' I
MSL
---7--- FINISH ~~i;~~
I
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--+- - FINISH !~i;~*
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EX1SrlNG GRAbE i 30'-0" MSL
ORP1 F.F.

PROPOSED GRADE 1
! ! i _J_ 21'-0" M§l,_,,.b_ '---------------:---,,--------'- P2 F~

REAR ELEVATION -WEST
8' .. O'
SP22

62.17'
MSL
SP2'4

63.8-1'
MSL
8' 16'
SP15

54.75'
MSL
SP13

55.66'
MSL

59.08'
MSL 5~12
,.. ...,

PROPOSED GRADE
• • • EXISTING GRADE
SP10

53.08'
MSL
SP9

53.06'
MSL
52'-0" MSL,__,.j,
FINISH FLOOR L3"'f'
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SIDE ELEVATION - SOUTH
8' 4' o· 8' 16' SCALE, 1/8"•1'·0" ®
Revisions:
1 10/3/2022 Pl.AN CHECK COIJJ.A(NTS
ill 1/13/2023 Pl.Al. CHW< COi.llJD••TS
.& 3/29/2023 PIJ~ CH[CI( COMf.l(NTS
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DATE: NOVEMBER 7, 2023
PROJECT NUMBER: OB2106
DRAWN: WR,CM

SCALE AS SHOWN
SHEET TITLE:

AS-BUILT

STORY POLE

ELEVATIONS
SP43 ~ 41.92'
MSL
------------
SP<

54.25'
MSL
------------
SP5

57.16'
MSL
[SP51 44.50'
MSL
SP21

62.32'
MSL
54SP201P52 .75' 5.50' \
M&l. L
SP23

63.64 MSL
SP27

63.ST
MSL
SP25

62.1T
MSL
SP36

63.58'
MSL
SP37

63.58'
MSL
--------------- - -~----~~a~ --- ---

50.50' V
MSL
SP<6

44.50'
MSL J__ __ __:_ _____ ___;;_ _ __, ______________ _ SP50 _/ -----------MsL- ~ -~- ------------------------- ---

PROPOSED GRADE
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SIDE ELEVATION - NORTH
.. , . O' 8' 16'
SCALE: 1/8"-1'-0' 0
Revisions:
lO/J/,022 Pl.A'-! CHEC K COl.!l.l[~iS
.& i/lJ/1023 PW, CH(C,( coi,w::N·s
ffi3/29/2023 Pl,1,\1 CHECK COl.l\l[WiS
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SHEET TITLE:

AS-SUIT

STORY POLE

ELEVATIONS
( RECEIVED
OCT I 2 2023
CITY OF SOLANA BEACH Community Development Dept
635 SOUTH HIGHWAY 101 • SOLANA BEACH• CALIFORNIA 92075 • (858) 720-2400 • FA~t s'8Pf5~ NA BEACH

STORY POLE HEIGHT CERTIFICATION
Date: 10/11/2023 -------
Assessor's Parcel No.: 2981311400
Site Address: 701 Valley Avenue
Owner's Name: Witcher Family Enterprises LLC
This is to certify that on ___ 1_0_/2_/_2_02_3 ______ the story poles located on the above referenced site were surveyed by the undersigned, and found to be in conformance with the attached story pole plot plan. In addition, the following measurements were found:

Highest point of the story poles: 64.25 (M .S.L.)* Story Pole #37 Pre-existing grade: 29.95 (M .S.L.)*
Finished grade elevation: 30.00 (M .S.L.)*
Finished floor elevation: (M.S.L.)*
TOTAL MAXIMUM HEIGHT: 34.30
PLEASE NOTE: The story poles must show and include the total height must include roofing materials. At framing inspection, a Height Certification will be required which must be in exact conformance with the maximum height shown on Story Pole Height Certification.

For additional information, please contact me at (310) 824-3219 Charles J. Bonadiman, PLS 8922
Licensed Land Surveyor
Seal of Registration:
*Mean Sea Level (MSL) - all measurements must utilize an establish over the course of the project.

BENCHMARK : The sanitary sewer manhole at the northwest corner of the property as shown on the approved site plans was used as the vertical benchmark for this installation.

Elevation= 31.28 (rim)
February 2020
(phone number)

Page 4 of 4 ends

RE ..,'::I !ED
DEC O L~ 2023

APPLICATION FOR VIEW ASSESSMENT
(Structure .Development Permit) :omniun,, D vela .. 1 ) !TYO OlANA BEA H
Project No.: DRP22·010 / SDP22·008

1. Address of property for which the stmcture development pem1it has been requested:
--1QL"Laoo:~Av~.--------------------- -

2. Provide the following infonnation for the individual filing this Application fi)r Assessment:

Name: Chad and Am · ndsen
Address: ____ _,.,_.,e...,._=.,
Phone Number:

Email:

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

17.63.020(1) and extent of impairment: (provide a photo of the impairment as seen from the viewino- area) Currently, I am able to not oniy enjoy the park and it's beauty from my home and rear propirty, buram able urwatc11mycl'fiTarencoIT1eanagoio1neparRanclplayartne1rmball-a.m rt - --aAG.-Ska~~fi~~his structuro's mass comj::'.>letoly disab~f those things fi:Gm _ _fil\ppening and aside from it being a visual obstruction, there is an added safety concern as a result. (Pictures attached) - It also obstructs lots of natural light and the overall pedestrian view and exparience-whenwatking-ordriving-hTr.--------------------

4. Identify the portion of the proposed structure which is the most objectionable and suggestions to minimize the view irnpaim1ent: Currently the height of the structure, and overall Mass Is the issue. Also the roofhnes do not have
--------------Suffieie-Rt-aftioo+atloo-ef-ef38fl-ee0fid0f-Sf)a·ee:-.---- My suggestion would be to eliminate the subteranean parking structure and reduce --rfieovei'allsize of the structure so thrnlll set back further away from the from set back.

5. Description of the Claimants attempt(s) to resolve this issue with the owner/representative of the property for which a Structure Development Permit has been requested: ______ ________________________ _
There has not yet been any attempts to rectify this proposal, but an email was sent - orrectly to tfYeowner of1f\e1'.>l'oj5effy15yme--retlmgl'lim know that I Wasgoii'igtooeg1=n---- --This--f)f060-S~-------- -------- --- ---------
12-3-2023
Signature of Applicant for Assessment Date Submitted
STAFF USE ONLY:

Application for Assessment fee paid?
11-2023

CITY OF SOLANA BEACH
View Assessment Commission Action Minutes
Tuesday, March 19, 2024 - 6:05 P .M. Regular Mtg.

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

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

1. CALL TO ORDER and ROLL CALL
Chairperson Cohen called the View Assessment Commission Meeting to order at 6:05 PM on Tuesday, March 19, 2024, in the Council Chambers at 635 South Highway 101, Solana Beach.

Present: VAC Members:

Staff Members:

Absent:

Abstain:

Matthew Cohen, Frank Stribling, Robert Moldenhauer,
and Linda Najjar.

Joseph Lim, Community Development Director; Corey
Andrews, Principal Planner; John Delmer, Assistant
Planner; and Tim Campen, Deputy City Attorney.

Pat Coad and Bob Zajac.

Rich Villasenor

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

3. ELECTION OF OFFICERS
The item was continued until the next scheduled VAC meeting.

4. APPROVAL OF AGENDA
Chairperson Cohen called for a motion to approve the agenda. Motion made by Chairperson Moldenhauer, seconded by Commissioner Cohen, which passed 4/0/3 (Absent: Coad, Stribling, Villasenor).

5. APPROVAL OF MINUTES
A. June 20, 2023
Chairperson Cohen called for a motion to approve the June 20, 2023, Minutes. Motion made by Chair Cohen to approve the minutes, seconded by Commissioner Moldenhauer, which passed 4/0/3 (Absent: Coad, Stribling, Villasenor)

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

Note: Speaker time limits:
• Applicant, including representatives: total of 15 minutes VAC Meeting Minutes
Tuesday, March 19, 2024

Page 2 of 5 ends

• Claimant, including representatives: total of 15 minutes • Public speakers: 3 minutes each
(may be reduced based on number of speakers, not to exceed 20 minutes total) • Applicant, response to any new info: total of 5 minutes Chairperson Cohen read the Chairperson preamble.

7. DRP22-010/SDP22-008 - Witcher Mixed Use Project - 701 Valley Ave., Solana Beach Applicant Information:

Name: Dr. Daniel Witcher
Representative:

Name: Jenny An (CRA Mobility)
Claimant Information:

Name: Chad and Amber Arendsen
Address: 821 Juanita St.

Project Description:

The Applicant is requesting the approval of a Development Review Permit (DRP) and Structure Development Permit (SOP) for a new three-story mixed-use building with one level of underground parking and associated site improvements. The 9,173 square-foot lot is located within the Commercial (C) Zone. The following is a breakdown of the proposed floor area:

Subterranean Parking Level
First Floor Street Parking Level
Second Floor
Residential
Commercial (Dental Office)
Service Areas
Third Floor
Residential
Service Areas
Subtotal
Basement Area Exemption
Total Floor Area Proposed
Maximum Allowable Floor Area
6,005 SF
4,777 SF
1,477 SF
2,768 SF
525SF
1,506 SF
290SF
17,348 SF
-6,005 SF
11,343SF
11,584 SF
The project would include grading in the amount of 2,255 CY aggregate. The highest point of new construction is proposed at 34.30 feet above the proposed grade with a pole height of 64.25 MSL. The project requires a DRP for three reasons: 1) new commercial development or construction located within a commercial zone which results in an increase of more than 500 feet of gross floor area or to the overall building envelope; 2) a new second story that exceeds 35% of the first-floor area, and; 3) aggregate grading that exceeds 100 CY.

Chairperson Cohen opened the public hearing, and the Commissioners stated their VAC Meeting Minutes
Tuesday, March 19, 2024

Page 3 of 5 ends

disclosures (as shown on table below) regarding dates they visited the properties.

Joe Lim, Community Development Director, gave a PowerPoint presentation describing the project. A copy of the PowerPoint will be included in the project file.

Daniel Witcher, Applicant, and Jenny Ahn, Applicant's Representative, gave a PowerPoint presentation describing the intent of the proposed design. A copy of the PowerPoint presentation will be included in the project file.

Chad Arendsen (821 Juanita St.), Claimant, and Alex Cardenas, Applicant's Representative, presented a PowerPoint presentation describing their concerns of view obstruction resulting from the proposed project. A copy of the PowerPoint presentation will be included in the file.

Danny Hernandez, Public Speaker, voiced his concerns with the project.

Eric Jauch, Public Speaker, voiced his support for the proposed project.

Patrick Rooney D.D.S, Public Speaker, voiced his support for the Applicant.

Kevin Sotelo, Public Speaker, voiced his support for the project.

Jake Holker, Public Speaker, voiced his support for the project.

David Kramer, Public Speaker, voiced his concerns with the project.

Jenny Ahn, Applicant's Representative, provided a response to the Claimant's and Public Speaker's statements.

The Commissioners had questions for the Claimant, he addressed all questions.

The Commissioners had questions for the Applicant's Representative, they addressed all questions.

The Commissioners had questions for Staff, Staff addressed all questions.

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

The Commissioners discussed potential revisions to the project to address the view concerns.

Chairperson Cohen motioned to reopen the public hearing, seconded by Commissioner Moldenhauer, which passed 4/0/3.

Chairperson Cohen asked the applicant if they would consent to a continuance, the Applicant did not consent to a continuance.

Chairperson Cohen motioned to close the public hearing, seconded by Commissioner Najjar, VAC Meeting Minutes
Tuesday, March 19, 2024

Page 4 of 5 ends

which passed 4/0/3.

Commissioner Najjar motioned to recommend approval to City Council with the Condition to eliminate the portion of the upper floor located east of Story Pole 16 and 52. The commissioners did not second the motion, so the motion failed.

Chairperson Cohen motioned to recommend denial of the project to the City Council, seconded by Commissioner Moldenhauer, which passed 4/0/3. (Ayes: Cohen, Stribling, Moldenhauer, and Najjar. Absent: Zajac and Coad. Abstain: Villasenor).

Chad and Amber Coad Cohen Moldenhauer Najjar Stribling Villasenor Arendsen Date Claimant 3/19 3/16 3/17 & 3/19
Visited Applicant 3/18 3/10 3/2
Primary Kitchen/Outdo Kitchen/Outd Indoor/Outdoor Outdoor oor Dining Dining Area Dining Viewing Area or Dining Area Area Area #1. Communication y Taken Place y y y
#2. No Public View y Impairment y y y
#3. Designed to
Minimize View N N N N
Impairment
#4. No Cumulative y y N y View Impairment
#5. Neighborhood y N N y Compatibility

8. VAC Member Comments/ Discussion (10 minutes total)
There were no VAC member comments. Staff notified the VAC about the future VAC Training.

9. ADJOURNMENT
Chairperson Cohen adjourned the meeting at 8:22 PM.

Minutes as approved by V.A.C. on ~ { 16 { 1'0i,{ .

Respectfully submitted,
~~/:5~
--Sohn oelmer,Assi rrr'
Zajac
VAC Meeting Minutes
Tuesday, March 19, 2024

Page 5 of 5 ends

CITY OF ~Oil.ANA 185EACHI www.cityogsolanabeach.org
636 SOUTH HIGHWAY 101 ° SOLANA BEACH, CA 92075 ° (858) 720-2400 ° Fa1c (868) 720-2466

CITY OF SOLANA BEACH
View Assessment Commission Notice of Recommendation
Tuesday, March 19. 2024- 6:00 P.M. Regular Mtg.

PROJECT CASE NO: DRP22-01 0/SDP22-008 Witcher Mixed Use Project PROJECT LOCATION: 701 Valley Avenue, Solana Beach
APPLICANT NAME: Dr. Daniel Witcher
APPLICANT CONTACT: Jenny An, CRA Mobility
APPLICANT ARCHITECT: Walter Rubio, Mour Group
PRESENT VAC MEMBERS: Matt Cohen, Robert Moldenhauer, Frank Stribling, and Linda Najjar
STAFF MEMBERS: Joseph Lim, Community Development Director; Tim Campen, Assistant City Attorney; John Delmer, Assistant Planner; Corey Andrews, Principal Planner
ABSENT: • Pat Coad, Bob Zajac
RECUSEO: Rich Villasenor
ASSESSMENT FILED BY:

Name: Chad and Amber Arendsen
Address: 821 Juanita Street
PROJECT DESCRIPTION:

The Applicant is requesting the approval of a Development Review Permit (DRP) and Structure Development Permit (SOP) for a new three-story mixed-use building with one level of underground parking and associated site improvements. The 9, 173 square-foot lot is located within the Commercial (C) Zone. The following is a breakdown of the proposed floor area:

Subterranean Parking Level
First Floor Street Parking Level
Second Floor
Residential
61005SF
4,777 SF
1477 SF
Commercial (Dental Office)
Service Areas
Third Floor
Residential
Service Areas
Subtotal
Basement Area Exemption
Total Floor Area Proposed
Maximum Allowable Floor Area
2,768SF
525SF
1,506 SF
290SF
-6,005 SF
11,343 SF
11,584 SF

VAC NOR
March 19, 2024

Page 2 of 3 ends

The project would include grading in the amount of 2,255 CY aggregate. The highest point of new construction is proposed at 34.30 feet above the proposed grade with a pole height of 64.25 MSL. The project requires a DRP for three reasons: 1) new commercial development or construction located within a commercial zone which results in an increase of more than 500 feet of gross floor area or to the overall building envelope; 2) a new second story that exceeds 35% of the first-floor area, and; 3) aggregate grading that exceeds 100 CY.

VAC RECOMMENDATION:

The project was heard at the regularly scheduled, March 19, 2024, VAC meeting. After the Commissioners presented their findings Chair Cohen motioned to recommend denial of the project, seconded by Commissioner Moldenhauer. Motion passed 4/0/3 (Ayes: Cohen, Stribling, Moldenhauer, and Najjar. Absent: Zajac and Coad. Abstain: Villasenor).

FINDINGS:

1. The Applicant for the Structure Development Permit has made a reasonable attempt to resolve the view impairment issues with the Claimants requesting view assessment.

Written evidence of a good faith voluntary effort to meet and discuss view issues, or of a good faith voluntary offer to submit the matter to mediation, is hereby deemed to be a reasonable attempt to resolve view impairment issues.

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

2. The proposed structure does not significantly impair any view from public property (parks, major thoroughfares, bikeways, walkways, equestrian trails), which has been identified in the City's General Plan or City designated viewing areas.

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

3. The proposed structure is designed and situated in such a manner as to minimize impairment of views.

VAC NOR
March 19, 2024

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No - The majority (All 4) of the present VAC members found that the proposed residence was not designed or situated to minimize impairment of views.

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

Yes-The majority (3 of 4) of the present VAC members found that there would not be significant cumulative view impairment caused by granting the application if adjacent lots were allowed to construct a development of a similar size and height.

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

Yes - The majority (3 of 4) of the present VAC members found that the proposed development is compatible with the immediate neighborhood character.

VACVote:

Chair Cohen motioned to recommend denial of the project, seconded by Commissioner Moldenhauer. Motion passed 4/2/1 (Absent: Coad and Zajac Recused: Villasenor) ecommendation: March 19, 2024
Corey A s, Principal Planner
Staff Lia son, View Assessment Committee
Ma~~,.r~ Cohen, Chair
Viei7\ssessment Committee

RECEIVED
CITY OF SOLANA BEACH OCT 14 2024
635 SOUTH HIGHWAY 101 • SOLANA BEACH• CALIFORNIA 92075 • 858 720-2400 • F'·C-,l=T==· r:~:~~t

STORY POLE HEIGHT CERTIFICATION
Date: _9_12_5_12_0_2_4 __ _
Assessor's Parcel No.: 2981311400
Site Address: 701 Valley Avenue
Owner's Name: Witcher Family Enterprises LLC
This is to certify that on __ 8_11_4_1_20_2_4 _______ the story poles located on the above referenced site were surveyed by the undersigned, and found to be in conformance with the attached story pole plot plan. In addition, the following measurements were found:

Highest point of the story poles: 63.65 (M.S.L.)* SP#26 Pre-existing grade: 28.65 (M.S.L.)*
Finished grade elevation: 30.00 (M.S.L.)*
Finished floor elevation: (M .S.L.)*
TOTAL MAXIMUM HEIGHT: 35.00
PLEASE NOTE: The story poles must show and include the total height must include roofing materials. At framing inspection, a Height Certification will be required which must be in exact conformance with the maximum height shown on Story Pole Height Certification.

BENCHMARK : The sanitary sewer manhole at the northwest corner of the property as shown on the approved site plans was used as the vertical benchmark for this installation.

Elevation= 31.28 (rim)
February 2020
(phone number)

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Solana Beach City CouncilJanuary 15, 2025

Solana Beach City Council
January 15, 2025