The proposed subdivision is consistent with the General Plan, which designates the property as Low Density Residential with a maximum density of three dwelling units per acre and the intent to include residential development in areas characterized by detached singlefamily homes on older subdivided lots.
The property is within the Coastal Zone and, as a condition of approval, the Applicant will be required to obtain a Coastal Development Permit, Waiver, or Exemption from the California Coastal Commission prior to the issuance of a demo permit and recordation of the Tentative Parcel Map.
II. That the design or improvement of the proposed subdivision is consistent with applicable provisions of SBMC Title 17.
Pursuant to SBMC Section 17.20.010(D), the LR Zone is intended for detached single-family residential development. The proposed project is consistent with all applicable requirements of the Zoning Ordinance (Title 17), including Chapter 17.20, which delineates maximum allowable density and the minimum lot dimensions for the LR Zone. The property is also located in the SROZ and is consistent with the associated maximum allowable floor area.
III. The site is physically suitable for the type of development.
The property, as well as the adjacent properties to the north, west and south, are zoned Low Residential (LR). Properties to the east are zoned Low-Medium Residential (LMR). The proposed lots are consistent with the development pattern of the surrounding neighborhood.
The LR Zone has a required minimum lot size of 14,000 square feet, a minimum street frontage (width) of 65 feet, and a minimum depth of 100 feet. The proposed lots will comply with the LR Zone. The proposed North Lot will have 16,809 square feet of net lot area, approximately 75 feet of street of street frontage (width), and 235 feet of lot depth. The proposed South Lot will have 16,309 square feet of net lot area, approximately 75 feet of street frontage (width) and 245 feet of lot depth.
The proposal will create a straight shared property line between the two lots.
The site is physically suitable for residential development because it has adequate area to provide for the building pads, parking, and design of the residential structures. The site is located outside all overlay zones and specific plan areas. No unique characteristics exist onsite that would otherwise preclude the Applicant from developing the lot as proposed.
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IV. That the site is physically suitable for the proposed density of development.
The proposed minor SUB is consistent within the maximum density allowed for the LR Zone which is for three dwelling units (du) per net acre (ac). In order to determine the number of units allowed for the site, the Municipal Code indicates that the calculation would use the net lot area and the following calculation:
net lot size in ac x number of du per ac = number of units allowed If the calculation results in a fractional number of 0.7 or greater, the number of units can be rounded up to the nearest whole number. The density range for the 32,848 square-foot or 0.893 acre (net) parcel is as follows:
0.754 ac X 3 du/ac = 2.3 (rounded to 2.0) du permitted
The Minor Subdivision will create two lots each allowing one dwelling unit, which is within the density range allowed by the base density set forth in the LR Zone.
V. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage and avoidably injure fish or wildlife or their habitat; unless an environmental impact report was prepared in respect to the project and a finding was made pursuant to Section 21081(c) of the Public Resources Code that specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report.
The design of the subdivision and proposed improvements are not likely to cause substantial environmental damage and/or avoidably injure fish or wildlife or their habitat. No environmentally sensitive habitat area or biological resources have been identified on the property. No fish or wildlife has been identified as native or transitive to this site. The project site has no value as habitat for endangered, rare, or threatened species.
This project was found exempt from the California Environmental Quality Act (CEQA) and did not warrant the preparation of an environmental impact report.
VI. The design of the subdivision or the type of improvements is not likely to cause serious public health problems.
The design of the subdivision and the type of improvements are not likely to cause serious public health problems given that all public utilities are available to serve the development, including sewer and water. The project will not interfere with existing public utilities to adjacent properties.
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VII. The design of the subdivision or the type of improvements will not conflict with easements of record or easements established by court judgment acquired by the public at large, for access through or use of property within the proposed subdivision.
The design of the subdivision and the type of improvements will not conflict with the existing 20-foot road easement located along the front property line. In addition, there are no easements established by court judgment, acquired by the public at large, for access or use of the property within the proposed subdivision. The existing easement has been demarcated on the Tentative Parcel Map and will be maintained with the design of the subdivision and improvements. Alternate or additional easements will not be required.
VIII. In the case of the conversion of residential real property to a common interest development project, that any of the notices to tenants required by law have been sent or will be given as required by the Subdivision Map Act.
The subdivision does not convert residential real property to a common interest development, and therefore, no additional noticing to existing tenants is required.
IX. Subject to the exceptions contained in Section 66474.4 of the Government Code, that the property is not subject to a contract entered into pursuant to the Land Conservation Act of 1965 (Williamson Act) and the parcels resulting from the subdivision would be too small to sustain agricultural use.
The property is not subject to a contract pursuant to the Williamson Act.
The parcel has a zoning designation within the LR Zone and Staff is not aware of any historical uses of the property as agricultural land. Notices to tenants required by law have been or will be given as required by the Subdivision Map Act.
IV. CONDITIONS
Prior to use or development of the property in reliance on this permit, the Applicant shall provide for and adhere to the following conditions:
A. Community Development Department Conditions:
I. The Applicant shall pay for the assignment of an address for the newly created lot.
II. The Applicant 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 Resolution 2025-018
SMAP23-002 – 615 N Granados Ave
of a demo permit or recordation of the Parcel Map.
III. The Applicant shall obtain a Building Permit to demolish the existing structures and improvements on site in accordance with the project plans presented to the City Council on April 9, 2025.
B. Fire Department Conditions:
I. OBSTRUCTION OF ROADWAYS DURING CONSTRUCTION: All
roadways shall be a minimum of 20 feet in width during construction and maintained free and clear, including the parking of vehicles, in accordance with the California Fire Code and the Solana Beach Fire Department.
C. Engineering Department Conditions:
I. Prior to recordation of the parcel map, the Applicant shall obtain a building permit for removal of all building structures located within the boundary of the tentative map. The existing building shall be removed prior to parcel map recordation.
FINAL PARCEL MAP
II. A Parcel Map shall be prepared and recorded in accordance with Chapter 16.32 of SBMC.
a. Provide a Subdivision Map Guarantee within ten days before recording the Parcel Map.
b. Pay Parcel Map plan check fee in accordance with the current Engineering Fee Schedule.
c. A preliminary soils report, prepared by a civil engineer registered in this state, and based upon adequate test borings, shall be submitted prior to recording of the final parcel map and noted on the final parcel map.
d. The Applicant shall comply with Section 66436 of the Government Code by furnishing to the City Engineer a certification from each public utility and each public entity owning easements within the proposed subdivision stating that: (a) they have received from the developer a copy of the proposed Parcel Map; (b) they object or do not object to the filing of the Parcel Map without their signature.
D. City Council Conditions:
I. N/A
I. ENFORCEMENT
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Pursuant to SBMC 17.72.120(B) failure to satisfy any and all of the abovementioned conditions of approval is subject to the imposition of penalties as set forth in SBMC Chapters 1.16 and 1.18 in addition to any applicable revocation proceedings.
II. EXPIRATION
The Minor Subdivision/Tentative Parcel Map for the project will expire on 24 months from the date of approval unless the Applicant has recorded a parcel map, obtained a demo permit, and commenced demolition activities onsite prior to that date. An extension of the application may be granted by the City Council.
III. INDEMNIFICATION AGREEMENT
The Applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including attorney’s fees, against the City or its agents, officers, or employees, relating to the issuance of this permit including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval and any environmental document or decision. The City will promptly notify the Applicant of any claim, action, or proceeding. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification.
In the event of such election, the Applicant shall pay all of the costs related thereto, including without limitation reasonable attorney’s fees and costs. In the event of a disagreement between the City and Applicant regarding litigation issues, the City shall have the authority to control the litigation and make litigation related decisions, including, but not limited to, settlement or other disposition of the matter.
However, the Applicant shall not be required to pay or perform any settlement unless such settlement is approved by the Applicant.
NOTICE TO APPLICANT: Pursuant to Government Code Section 66020, you are hereby notified that the 90-day period to protest the imposition of the fees, dedications, reservations or other exactions described in this resolution commences on the effective date of this resolution. To protest the imposition of any fee, dedications, reservations or other exactions described in this resolution you must comply with the provisions of Government Code Section 66020. Generally the resolution is effective upon expiration of the tenth day following the date of adoption of this resolution, unless the resolution is appealed or called for review as provided in the Solana Beach Zoning Ordinance.
PASSED AND ADOPTED this 9th day of April 2025, at a regularly scheduled meeting of the City Council of the City of Solana Beach, California by the following vote:
AYES: Councilmembers –
NOES: Councilmembers –
Resolution 2025-018
SMAP23-002 – 615 N Granados Ave
ABSENT: Councilmembers –
ABSTAIN: Councilmembers –
______________________________
LESA HEEBNER, Mayor
APPROVED AS TO FORM: ATTEST:
______________________________ _______________________________ JOHANNA N. CANLAS, City Attorney ANGELA IVEY, City Clerk RESOLUTION 2025-019
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SOLANA BEACH, CALIFORNIA, CONDITIONALLY
APPROVING A DEVELOPMENT REVIEW PERMIT AND
STRUCTURE DEVELOPMENT PERMIT TO CONSTRUCT A
NEW TWO-STORY SINGLE-FAMILY RESIDENCE WITH A
TWO-CAR GARAGE AND PERFORM ASSOCIATED SITE
IMPROVEMENTS ON THE PROPOSED NORTH LOT AT
615 NORTH GRANADOS AVENUE, SOLANA BEACH,
APN: 263-082-17
APPLICANT: DMIG 615 GRANADOS LLC
APPLICATION: DRP23-011/SDP23-015
WHEREAS, DMIG 615 Granados LLC (hereinafter referred to as “Applicant”), has submitted an application for a Development Review Permit (DRP) and Structure Development Permit (SDP) pursuant to Title 17 (Zoning) of the Solana Beach Municipal Code (SBMC); and
WHEREAS, the Public Hearing was conducted pursuant to the provisions of Solana Beach Municipal Code Section 17.72.030; and
WHEREAS, at the Public Hearing on April 9, 2025, the City Council received and considered evidence concerning the proposed application; and WHEREAS, the City Council found the application request exempt from the California Environmental Quality Act pursuant to Sections 15303 and 15332 of the State CEQA Guidelines; and
WHEREAS, this decision is based upon the evidence presented at the Hearing, and any information the City Council gathered by viewing the site and the area as disclosed at the Hearing.
NOW THEREFORE, the City Council of the City of Solana Beach, California, does resolve as follows:
I. That the foregoing recitations are true and correct.
II. That the request for a DRP and SDP to construct a new 4,508 square-foot, twostory single-family residence with a 493 square-foot two-car garage and perform associated site improvements on the proposed North Lot at 615 North Granados Avenue is conditionally approved based upon the following Findings and subject to the following Conditions:
III. FINDINGS
A. In accordance with Section 17.68.040 (Development Review Permit) of the Resolution 2025-019
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City of Solana Beach Municipal Code, the City Council finds the following:
I. The proposed project is consistent with the General Plan and all applicable requirements of SBMC Title 17 (Zoning Ordinance), including special regulations, overlay zones and specific plans.
General Plan Consistency: The General Plan designates the property as Low Density Residential and is intended for single-family residential development at a maximum density of 3 dwelling units per acre.
Therefore, the proposed single-family development is consistent with the intended development in the General Plan. The proposed development is also be found to be consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy residential neighborhoods.
Specific Plans and Special Overlays: The property is located in the Scaled Residential Overlay Zone (SROZ).
The property is located in the SROZ, which specifies development standards to preserve and enhance the existing community character and aesthetic quality of the City of Solana Beach, by providing regulations to ensure and protect the character, traditional scale, and seaside orientation of established residential neighborhoods. The project, as designed, complies with the SROZ maximum allowable floor area.
Coastal Zone: The entire City of Solana Beach is located within the Coastal Zone. As a condition of project approval, the Applicant will be required to obtain a Coastal Development Permit, Waiver, or Exemption from the California Coastal Commission prior to the issuance of building or grading permits.
Zoning Ordinance Consistency: SBMC Section 17.20.010(C) specifies that the LR Zone is intended for detached single-family development at a maximum density of three dwelling units per acre. SBMC Section
17.20.030 outlines property development regulations, which are analyzed below.
Minimum Yards/Setbacks:
Minimum yard dimensions (setbacks) for the property are determined by the setback designator indicated on the City of Solana Beach official zoning map. The setback designator for the subject property is “c”, which requires 25-foot front and rear yard setbacks, and 10-foot interior side yard setbacks.
The single-family residence will be located entirely within the buildable area with allowable encroachments of retaining walls, flat work, and Resolution 2025-019
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drainage improvements in the setbacks. The project will have 25-foot front, 74-foot rear, and 10-foot side yard setbacks.
Maximum Floor Area Ratio:
Pursuant to the SROZ, the maximum allowable floor area calculation is as follows:
Gross Lot Area: 18,302
0.5 for first 6,000 sf
0.175 for 6,000 to 15,000 sf
0.1 for 15,000 to 20,000 sf
3,000 sf
1,575 sf
330 sf
Maximum Allowable Floor Area: 4,905 sf
The SBMC parking regulations require two off-street parking spaces per single-family residence. When required spaces are provided in a garage, 200 square feet of floor area is exempted for each required space.
The Applicant is proposing to construct new single-family residence consisting of a 3,144 square-foot main level living area, a 1,364 squarefoot lower-level living area, and a 493 square-foot two-car garage attached to the main level living area. With the applicable off-street parking exemption, the total proposed floor area of the North Lot would be 4,601 square feet, which is 304 square feet below the maximum allowable for the proposed lot.
Maximum Building Height:
The maximum allowable building height for all residential zones is 25 feet. The maximum height of the proposed residence is 24.83 feet above the proposed grade with the highest portion of the structure to be 180.8 feet above MSL. As a condition of approval, the Applicant will be required to certify the maximum building height and highest roof elevation during construction as well as the completed building pad.
The proposed structures would exceed 16 feet in height from the preexisting grade. Therefore, the project is subject to the requirements of SBMC Chapter 17.63 – View Assessment and the approval of an SDP for each proposed lot. Compliance with those provisions is discussed later in this Resolution.
Required Off-Street Parking:
A single-family residence requires two off-street parking spaces, pursuant to SBMC Section 17.52.040 and the Off-Street Parking Design Manual (OSPDM). Two unobstructed 9-foot by 19-foot parking spaces would be accommodated within the proposed garage in compliance with Resolution 2025-019
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the parking requirement. Additionally, the driveway will also accommodate two parking spaces located entirely within the buildable areas.
Fences, Walls and Retaining Walls:
Within the front yard setback, the SBMC Section 17.20.040(O) allows fences and walls, or any combination thereof, to be no higher than 42 inches in height as measured from existing grade, except for an additional 2 feet that is at least 80% open to light. Fences, walls and retaining walls located within the rear and interior side yards are allowed to be up to 6 feet in height with an additional 2 feet that is 50% open to light and air.
The project includes a combination fence and wall offset from the northern property line by approximately 16 inches and a segment along the rear yard setback. The proposed fencing above the retaining walls along the side and rear yards will be 50 percent open to light and air and consist of a mesh or lattice material. A similar slatted vertical fence will be located along the southern property line. The front yard will be enclosed by slatted vertical fencing that would be open 80 percent to light and built above retaining walls along the property front and side property line in the front yard setback. The rear yard will be enclosed by black chain-link fencing. The Applicant is also proposing a metal gate at the driveway and pedestrian entrance.
Currently, the plans show fences and walls that comply with the requirements of SBMC 17.20.040(O) and 17.60.070(C). If the Applicants decide to modify any of the proposed fences and walls or construct additional fences and walls on the project site, a condition of project approval requires compliance with the Municipal Code.
Landscape Water Efficiency:
The project is subject to the current water efficient landscaping regulations of SBMC Chapter 17.56. A Landscape Documentation Package is required for new development projects with an aggregate landscape equal to or greater than 500 square feet requiring a building permit, plan check or development review. The Applicant provided a conceptual landscape plan that has been reviewed by the City’s thirdparty landscape architect, who has recommended approval. The Applicant will be required to submit detailed construction landscape drawings that will be reviewed by the City’s third-party landscape architect for conformance with the conceptual plan. In addition, the City’s third-party landscape architect will perform an inspection during the construction phase of the project.
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II. The proposed development complies with the following development review criteria set forth in Solana Beach Municipal Code Section
17.68.040(F):
a. Relationship with Adjacent Land Uses: The development shall be designed in a manner compatible with and where feasible, complimentary to existing and potential development in the immediate vicinity of the project site. Site planning on the perimeter of the development shall give consideration to the protection of surrounding areas from potential adverse effects, as well as protection of the property from adverse surrounding influences.
The property is located within the LR Zone and SROZ. Adjacent properties to the north, south, and west are also located within the LR Zone. Properties located on the east side of North Granados and further east are located in the Low-Medium Residential (LMR) Zone. The surrounding properties are
developed with one- and two-story single-family residences and also located in the SROZ. The project is found to be to be compatible in terms of scale, apparent bulk, and massing and complementary to existing development in the immediate
vicinity.
b. Building and Structure Placement: Buildings and structures shall be sited and designed in a manner which visually and functionally enhances their intended use.
Following the typical development pattern of properties located on the west side of the north-south traversing streets in this area of the City, the proposed two-story residence would have the appearance of a single-story from the street with a lower level built into the existing grade. The highest roof elevation of the residence residences (180.80 MSL) will be approximately seven feet above the grade elevation along the North Granados Avenue frontage. The proposed garage will be setback 25 feet from the front property line, and the living area will be setback approximately 55 feet from the front property line.
The proposed residence will include a 3,144 square-foot main level consisting of an open-concept kitchen, dining, and great room, laundry and powder rooms, a primary bedroom suite, a second bedroom with an ensuite bathroom, stair and elevator access to the lower level, and access to the attached 493 square-foot two-car garage. The great room will open to a 665 square-foot uncovered deck with a built-in barbeque and exterior stair access to the lower yard area, and the primary bedroom suite would open to a partially covered 188 square-foot deck.
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The 1,364 square-foot lower-level living area will consist of a media room, laundry room, mechanical/storage room, and a half-bath. Proposed yard improvements include a pool and jacuzzi, patio areas, a fire pit, and lawn area in the lower west side of the residence.
The proposed residence is found to be sited and designed to minimize adverse impacts on the surrounding properties by the limited appearance of the structure from the street.
c. Landscaping: The removal of significant native vegetation shall be minimized. Replacement vegetation and landscaping shall be compatible with the vegetation of the surrounding area. Trees and other large plantings shall not obstruct significant views when installed or at maturity.
The proposed landscape plan includes four new trees and a variety of shrubs located along the property lines and in planter areas.
In addition to complying with the water efficient landscape regulations, the Applicant would also be required to submit a landscape construction plan in substantial conformance with the conceptual planting plan presented to the City Council should the City Council approve the project. Generally, any alternative tree and shrub species proposed during the plan check or construction phase shall have the same (or lesser) mature height and location as the conceptual plan approved by the City Council in order to be approved ministerially by Staff. Otherwise, increases in trees or shrub mature heights or adding new planting locations would require City Council approval of a Modification to the DRP. Additionally, any replaced plant species must be typical of the water use requirements of the plants replaced, provided that the replaced vegetation does not result in mixing high water use plants with low water use plants in the same hydro-zone.
A condition has also been added to require that native or drought-tolerant and non-invasive plant materials and waterconserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.
d. Roads, Pedestrian Walkways, Parking and Storage Areas: Any development involving more than one building or structure shall provide common access roads and pedestrian walkways.
Parking and outside storage areas, where permitted, shall be screened from view to the extent feasible, by existing
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topography, by the placement of buildings and structures, or by landscaping and plantings.
The two required off-street parking spaces will be located within the attached two-car garage. Vehicular access will be taken from a gated driveway at the northern end of the street frontage and would turn 90 degrees within the lot to access the north-facing garage. Two additional off-street parking spaces will also be accommodated in the driveway and within the buildable area.
Pedestrian access to the property will be taken from a gated walkway adjacent to the driveway. The project includes on-grade flatwork pathways around the residence to access the lower rear yard area on both sides of the residence. Trash and recycling bins as well as air conditioning equipment will be located in a screened area south of the garage.
e. Grading: To the extent feasible, natural topography and scenic features of the site shall be retained and incorporated into the proposed development. Any grading or earth-moving operations in connection with the proposed development shall be planned and executed so as to blend with the existing terrain both on and adjacent to the site. Existing exposed or disturbed slopes shall be landscaped with native or naturalized non-native vegetation and existing erosion problems shall be corrected.
The majority of the grading proposed consists of the excavation associated with lowering the grade approximately two feet from the existing building pad for the main level, excavation for the lower level to be built between 12 and 14 feet below the existing grade, and excavation outside the footprint of the proposed structure to lower adjacent yard area. Additional grading is proposed in the lower yard area to create flat yard and patio areas at the same elevation as the lower level, biofiltration areas in the northwest corner of the lot, and a manufactured slope along the rear property line.
The proposed grading will include 620 cubic yards of cut and 25 cubic yards of fill located below the structure; 795 cubic yards of cut and 225 cubic yards of fill located outside of the structure footprint; 80 cubic yards of excavation for footings; 680 cubic yards of remedial grading; an aggregate grading quantity of 2,425 cubic yards, and 1,430 cubic yards of export. An additional 265 cubic yards of cut is proposed below the footprint of the ADU on the lower level, but is not subject to the discretionary approval of the DRP.
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f. Lighting: Light fixtures for walkways, parking areas, driveways, and other facilities shall be provided in sufficient number and at proper locations to assure safe and convenient nighttime use.
All light fixtures shall be appropriately shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding areas per SBMC 17.60.060 (Exterior Lighting Regulations).
All new exterior lighting fixtures comply with the City-Wide Lighting Regulations of the Zoning Ordinance (SBMC
17.60.060). All light fixtures shall be shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding area. g. Usable Open Space: Recreational facilities proposed within required usable open space shall be located and designed to maintain essential open space values.
The project consists of the demolition of an existing single-family residence, subdivision the subject lot into two separate legal lots, and construction of a single-family residence with a two-car garage on each lot. Usable open space and recreational facilities are not required according to SBMC Section 17.20.040. As a condition of project approval, the Applicant will be required to pay the applicable Park Development Fee.
B. In accordance with Section 17.63.040 (Structure Development Permit) of the Solana Beach Municipal Code, the City Council finds the following:
The proposed structure exceeds 16 feet in height above the pre-existing grade, therefore, the project was subject to requirements of SBMC Chapter
17.63 (View Assessment), and the Applicant was required to complete the SDP process. Story poles depicting the three-dimensional envelope of the proposed structures were certified by a licensed land surveyor on July 8, 2024, showing a maximum building height of 24.83 feet above the proposed grade and the highest roof elevation at 182.24 feet above MSL. SDP notices were mailed to property owners and occupants within 300 feet of the project site establishing a deadline to file for View Assessment by August 15, 2024.
Two applications for View Assessment were received from Ray Ramage at 521 Glenmont Drive (Claimant 1) and Pat and Gary Coad at 550 Glenmont Drive (Claimant 2).
The Applicant worked with the view claimants and other neighbors who expressed concerns with the project to the Applicant during the SDP noticing period. The Applicant submitted revised plans that lowered rooflines, reduced massing and deck areas, and modified planting species. The revised project included massing outside of the three-dimensional envelope of the original story poles, therefore, the story poles were updated on October 18, 2024, and Resolution 2025-019
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a second SDP Notice was mailed with a deadline of December 16, 2024 to file for View Assessment. No additional applications were received, and Claimant 1 withdrew his application. Claimant 2 affirmed their application for View Assessment, and the Applicant opted to schedule the item for a View Assessment Commission meeting on January 21, 2025. Claimant 2 requested a continuance from the meeting, and without being heard by the Commission, the item was continued to the February meeting. However, the Applicant and Claimant 2 were subsequently able to agree upon specific revisions that have since been reflected on revised and final plans.
A condition is included in this Resolution to require that the Applicant submit a height certification prepared by a licensed land surveyor prior to the framing inspection certifying that the maximum building height will not exceed 24.83 feet above the pre-existing grade or the highest roof elevation will not exceed 180.80 feet above MSL. Due to the sensitivity of neighboring views, Staff also requires other lower roof elevations to also be certified. The Applicant is also be required to submit pad certifications to verify the consistency of the finished building pad elevation with the project plans prior to the foundation inspections.
IV. CONDITIONS
Prior to use or development of the property in reliance on this permit, the Applicant shall provide for and adhere to the following conditions:
A. Community Development Department Conditions:
I. The Applicant shall pay required Fire Mitigation, Park Development, Public Use Facilities, and Public Facilities Impact Fees. The Applicant will be credited half of the value of the existing residence the applicable impact fees.
II. Building, grading, and landscape construction plans shall be in substantial conformance with the project plans presented to the City Council on April 9, 2025 and located in the project file with a submittal date of February 17, 2025.
III. Prior to requesting a framing inspection, the Applicant shall submit a height certificate prepared by a licensed land surveyor certifying that the maximum building height will not exceed 24.83 feet above the preexisting grade or the highest roof elevation will not exceed 180.80 feet above MSL in conformance with the plans as approved by the City Council on April 9, 2025. The height certificate shall also include additional lower roof elevations as specified by Staff. The Applicant shall also submit a pad certificate in conformance with the approved project plans.
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IV. Any proposed onsite fences, walls and retaining walls and any proposed railing located on top, or any combination thereof, shall comply with applicable regulations of SBMC Section 17.20.040 and
17.60.070 (Fences and Walls).
V. The Applicant shall obtain required California Coastal Commission (CCC) approval of a Coastal Development Permit, Waiver or Exemption as determined necessary by the CCC, prior to the issuance of Building and Grading Permits.
VI. The Applicant shall provide a full Landscape Documentation Package in compliance with SBMC Chapter 17.56 and in substantial conformance with the conceptual landscape plan included in the project plans presented to the City Council on April 9, 2025, prior to Building Permit issuance and consistent with the building construction and grading plans. The Applicant shall obtain and submit landscape security in a form prescribed by the City Engineer in addition to the grading security. The landscape plan and installation will be reviewed and inspected by the City’s third-party landscape professional. The landscape security deposit shall be released when applicable regulations have been satisfied and the installation has passed inspection by the City’s third-party landscape professional.
VII. Native or drought tolerant and non-invasive plant materials and water conserving irrigation systems shall be incorporated into any proposed landscaping and compatible with the surrounding area to the extent feasible.
VIII. All new exterior lighting fixtures shall be in conformance with the Citywide lighting regulations of the Zoning Ordinance (SBMC 17.60.060).
All light fixtures shall be appropriately shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding area.
IX. Construction vehicles shall be parked on the subject property at all times feasible. If construction activity prohibits parking on the subject property, the Applicant shall ensure construction vehicles are parked in such a way to allow sufficient vehicular access on the street and minimize impact to the surrounding neighbors.
X. The Applicant shall connect to temporary electrical service as soon as feasible to the satisfaction of the City. The use of gas-powered generator(s) during construction activity is discouraged and shall be limited only to selective use at the discretion of the City.
XI. Pursuant to SBMC 17.68.040 subsection K, the signed final development plan shall be the official site layout for the property and Resolution 2025-019
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shall be attached to any application for a building permit for the subject property. Any subsequent revisions or changes to the final development plan as approved by the Council will require an amendment to the approved DRP.
B. Fire Department Conditions:
I. ACCESS ROAD MINIMUM DIMENSIONS: Fire apparatus access roads shall have an unobstructed improved width of not less than 20 feet; curb line to curb line, and an unobstructed vertical clearance of not less than 13 feet 6 inches. Exception: Single-Family residential driveways; serving no more than two single-family dwellings, shall have minimum of 16 feet, curb line to curb line, of unobstructed improved width. Access roads shall be designed and maintained to support the imposed loads of not less than 75,000 pounds and shall be provided with an approved paved surface to provide all-weather driving capabilities per the Solana Beach Municipal Code Title 15 Building and Construction Chapter 15.32 Fire Code Section 15.32.170 Section 503 Section 503.2.1 and 503.2.3.
II. BUILDINGS AND FACILITIES: Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility per the 2019 California Fire Code Chapter 5 Section 503.1.1.
III. GRADE: The gradient for a fire apparatus access roadway shall not exceed 20.0 percent. Grades exceeding 15.0 percent (incline or decline) shall not be permitted without mitigation. Minimal mitigation shall be a surface of Portland cement concrete with a deep broom finish perpendicular to the entire direction of travel. Additional mitigation measures may be required where deemed appropriate. The angle of departure and angle of approach of a fire access roadway shall not exceed seven degrees (12 precent) per the SBMC Section
15.32.170(503.2.7-8) – minimum #75 topcast.
IV. 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 SBMC Section15.32.200(503.6). All Knox Box products shall be purchased through Knox website under Solana Beach Fire.
Resolution 2025-019
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V. CONSTRUCTION MATERIALS: Prior to delivery of combustible building construction materials to the project site, the following conditions shall be completed to the satisfaction of the Solana Beach Fire Department and per the 2022 California Building Code Chapter 33:
a. All wet and dry utilities shall be installed and approved by the appropriate inspecting department or agency;
b. As a minimum, the finish lift of asphalt paving shall be in place to provide a permanent all-weather surface for emergency vehicles; and
c. Water supply for fire protection (fire hydrants and standpipes) shall be installed, in service, and accepted by the Fire Department and applicable water district.
VI. OBSTRUCTION OF ROADWAYS DURING CONSTRUCTION: All
roadways shall be a minimum of 20 feet in width during construction and maintained free and clear, including the parking of vehicles, in accordance with the California Fire Code and the Solana Beach Fire Department.
VII. FIRE HYDRANTS AND FIRE FLOWS: The Applicant shall provide fire hydrants of a type, number, and location satisfactory to the Solana Beach Fire Department. A letter from the water agency servicing the area shall be provided that states the required fire flow is available.
Muli-Family residential or industrial fire hydrants shall have two (2) 4” inch and two (2) 2 ½” inch NST outlets. Residential fire hydrants shall have one (1) 4” inch NST outlet, and one (1) 2 ½” inch NST outlets per the SBMC Section 15.32.210 Section 507.5.1.01 to 507.5.1.02.
VIII. ADDRESS NUMBERS: STREET NUMBERS: Approved numbers and/or addresses shall be placed on all new and existing buildings and at appropriate additional locations as to be plainly visible and legible from the street or roadway fronting the property from either direction of approach. Said numbers shall contrast with their background and shall meet the following minimum standards as to size: 4” high with a ½” inch stroke width for residential buildings, 8” high with a ½” stroke for commercial and multi-family residential buildings, 12” high with a 1” stroke for industrial buildings. Additional numbers shall be required where deemed necessary by the Fire Marshal, such as rear access doors, building corners, and entrances to commercial centers.
IX. AUTOMATIC FIRE SPRINKLER SYSTEM – ONE- AND TWOFAMILY DWELLINGS: Structures shall be protected by an automatic fire sprinkler system designed and installed to the satisfaction of the Fire Department. Plans for the automatic fire sprinkler system shall be Resolution 2025-019
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approved by the Fire Department prior to installation. Sprinklers will be required due to significant modifications and additions being over 50 percent of the existing structure.
a. An NFPA 13D compliant fire sprinkler system shall be installed to include fire sprinklers in all closets, bathrooms, and attic regardless of size or use. In addition, patios, or outdoor covers 10 feet or greater in depth shall have fire sprinklers installed.
X. CLASS “A” ROOF: All structures shall be provided with a Class “A” Roof covering to the satisfaction of the Solana Beach Fire Department.
C. Engineering Department Conditions:
I. The Applicant shall obtain an Encroachment Permit in accordance with SBMC Section 11.20 for the frontage improvements in the public right-of-way listed below. The frontage improvements shall be done to the satisfaction of the City Engineer prior to the occupancy of the proposed project:
a. Construction of the 9-inch by 9-inch by 12-inch concrete curb along the property frontage with transitions to the existing improvements on both ends to the satisfaction of the City Engineer
b. Construction of the driveway approaches with transitions to the proposed Decomposed Granite (DG) pathway.
c. Construction of the 10-foot-wide DG area compacted and graded at maximum 2 percent toward the flowline for walking and parking purposes to the satisfaction of the City Engineer.
II. The Applicant shall record the Encroachment Maintenance Removal Agreement (EMRA) with the County of San Diego prior to the release of the Grading Bond and Security Deposit/Final Inspection of the Building Permit. The EMRA shall be recorded against this property for all improvements in the Public Right-Of-Way including but not limited to:
a. Concrete walkway steps.
b. 10-foot DG area compacted and graded at 2 percent toward the flowline and 9-inch by 9-inch by 12-inch concrete curb along the property frontage.
III. The Applicant shall complete to the satisfaction of the City Engineer all grading, paving, public improvements, landscaping, and drainage improvements.
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IV. The Applicant shall submit proof to the Engineering Department that the required California Coastal Commission Permits have been obtained prior to the issuance of any building or grading permits.
V. The Applicant shall obtain an Engineering Permit. The Engineering Permit shall be prepared by a Registered Engineer and approved by the City Engineer. On-site grading design and construction shall be in accordance with Chapter 15.40 of the Solana Beach Municipal Code.
The Engineering Permit plan shall be in accordance with the BMP Site Plan. A Preliminary Hydrology Study was prepared, and all recommendations of the Hydrology Study shall be incorporated into the Engineering Permit plan.
VI. The Applicant 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 residential unit would increase the property’s EDU assignment by 1.0 EDU and the ADU would increase the property’s EDU assignment by 0.8 EDU. The EDU assignment for both lots would be 3.6 EDU. The City will credit the existing SFR 1.0 EDU.
Thus, the total EDU assignment would be 2.6 EDU for both lots combined. Each lot will be charged 1.3 EDU. Therefore, each lot will be charged $5,850 (1.3 EDU multiplied by $4,500).
a. Pay in full the prorated portion of the current annual sewer charge for the remainder of the fiscal year.
b. A Sewer Permit and Encroachment Permit are required for the private sewer lateral. The Applicant 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.
c. The Applicant shall record a Hold Harmless Agreement prior to Final Inspection of the Building Permit. The document will hold the City of Solana Beach harmless in case of a sanitary sewer backup due to a blockage in the public sewer main. A backflow prevention device shall be installed on private property. The Applicant shall record the Hold Harmless Agreement document prior to Final Inspection of the Building Permit.
VII. The Applicant shall record a Hold Harmless Agreement prior to Final Inspection of the Building Permit. The document will hold the City of Solana Beach harmless for the storm drain system on the applicant’s property. The Owner shall maintain sump pumps in operable condition per manufacturer’s instruction/equipment documentation The Applicant shall record the Hold Harmless Agreement document prior to Final Inspection of the Building Permit.
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VIII. The 18-inch RCP storm drainage system from Granados Avenue to Patty Hill Drive shall be installed per the approved plans. Work in the public right of way will require an Encroachment Permit, which must be obtained prior to start of work.
IX. The Applicant shall pay a TIF (Traffic Impact Fee) associated with the construction of the new single-family residence prior to Building Permit Issuance that is required. The current fee rate for a Residential-Single-Family is $18,924 per dwelling unit. Each lot will be responsible for $9,462 ($18,924 divided by 2).
The Applicant shall pay a TIF (Traffic Impact Fee) associated with the construction of the Accessory Dwelling Units prior to Building Permit Issuance that is required. The fee due at building permit issuance for the proposed Residential-Accessory Dwelling Units are as follows:
a. $4,732 X (846 SF / 4,601 SF) = $870
X. The Applicant shall pay a Regional Transportation Congestion Program RTCIP Fee prior to Building Permit Issuance is required of this project. The current rate for a single-family dwelling unit is $3,623.
Each lot will be responsible for $1,811 ($3,623 divided by 2).
XI. 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.
XII. Construction fencing shall be located on the subject property unless the Applicant has obtained an Encroachment Permit in accordance with chapter 11.20 of the SBMC which allows otherwise.
Grading Conditions
XIII. The Applicant shall obtain a Grading Permit in accordance with Chapter 15.40 of the Solana Beach Municipal Code. Conditions prior to the issuance of a Grading Permit shall include, but not be limited to, the following:
a. The Applicant shall obtain a grading plan prepared by a Registered Civil Engineer and approved by the City Engineer.
On-site grading design and construction shall be in accordance with Chapter 15.40 of the Solana Beach Municipal Code.
b. The Applicant shall obtain a Soils Report prepared by a Registered Soils Engineer and approved by the City Engineer.
All necessary measures shall be taken and implemented to assure slope stability, erosion control, and soil integrity. The grading plan shall incorporate all recommendations contained in the soils report. An as-graded report shall be submitted to and Resolution 2025-019
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approved by the City prior to release of the grading bond and issuance of occupancy.
c. The Applicant shall provide a Drainage Report prepared by a Registered Civil Engineer. This report shall address the design for biofiltration basin and corresponding outflow system to ensure the rate of runoff for the proposed development is at or below that of pre-existing condition. The report shall provide a drainage discharge design which would represent the preexisting condition to the maximum extent feasible. All recommendations of this report shall be incorporated into the Preliminary Grading Plan. A detention basin easement(s) shall be recorded for maintenance of the detention basins by the property owner(s) in perpetuity, prior to the release of the Grading Bond and Security Deposit.
d. The Applicant shall show all retaining walls and drainage structures. Retaining walls shown on the grading plan shall conform to the San Diego Regional Standards or be designed by a licensed civil engineer. Engineering calculations for all designed walls with a surcharge and nonstandard walls shall be submitted at grading plan check. Retaining walls may not exceed the allowable height within the property line setback as determined by the City of Solana Beach Municipal Code.
Contact the Community Development department for further information.
e. The Applicant is responsible to protect the adjacent properties during construction. If any grading, construction activity, access or potential 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. All required letters of permission shall be submitted to the City Engineer prior to the issuance of the grading permit.
f. Cut and fill slopes shall be set back from site boundaries and buildings in accordance with SBMC Section 15.40.140 and to the satisfaction of the City Engineer.
g. The Applicant shall pay a grading plan check fee in accordance with the current Engineering Fee Schedule at initial grading plan submittal. Inspection fees shall be paid prior to issuance of the Grading Permit.
h. The Applicant shall obtain and submit grading security in a form prescribed by the City Engineer.
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i. The Applicant shall obtain a haul permit for import / export of soil.
The Applicant shall transport all excavated material to a legal disposal site.
j. The Applicant shall submit certification from the Engineer of Record and the Soils Engineer that all public or private drainage facilities and finished grades are functioning and are installed in accordance with the approved plans. This shall be accomplished by the Engineer of Record incorporating as-built conditions on the Mylar grading plans and obtaining signatures of the Engineer of Record and the Soils Engineer certifying the as-built conditions.
k. An Erosion Prevention and Sediment Control Plan shall be prepared by the Applicant. Best management practices shall be developed and implemented to manage storm water and nonstorm water discharges from the site at all times during excavation and grading activities. Erosion prevention shall be emphasized as the most important measure for keeping
sediment on site during excavation and grading activities.
Sediment controls shall be used as a supplement to erosion prevention for keeping sediment on site.
l. The Applicant shall show all proposed on-site private drainage facilities intended to discharge water run-off. Elements of this design shall include a hydrologic and hydraulic analysis verifying the adequacy of the facilities and identify any easements or structures required to properly convey the drainage. The construction of drainage structures shall comply with the standards set forth by the San Diego Regional Standard
Drawings.
m. Post Construction Best Management Practices meeting City and RWQCB Order No. R9-2013-001 requirements shall be
implemented in the drainage design.
n. No increased cross lot drainage shall be allowed.
o. The Applicant shall obtain the Grading and Building Permits concurrently.
p. Prior to obtaining a foundation inspection on the Building Permit, the Applicants shall submit a building pad certification statement from a Soils Engineer and an engineer or land surveyor licensed in Land Surveying per SBMC 15.40.230E
D. City Council Conditions:
I. N/A
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I. ENFORCEMENT
Pursuant to SBMC 17.72.120(B) failure to satisfy any and all of the abovementioned conditions of approval is subject to the imposition of penalties as set forth in SBMC Chapters 1.16 and 1.18 in addition to any applicable revocation proceedings.
II. EXPIRATION
The Development Review Permit and Structure Development Permit for the project will expire 24 months from the date of this Resolution, unless the Applicants have obtained building permits and has commenced construction prior to that date, and diligently pursued construction to completion. An extension of the application may be granted by the City Council according to SBMC 17.72.110.
III. INDEMNIFICATION AGREEMENT
The Applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including attorney’s fees, against the City or its agents, officers, or employees, relating to the issuance of this permit including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval and any environmental document or decision. The City will promptly notify the Applicants of any claim, action, or proceeding. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification.
In the event of such election, the Applicants shall pay all of the costs related thereto, including without limitation reasonable attorney’s fees and costs. In the event of a disagreement between the City and Applicants regarding litigation issues, the City shall have the authority to control the litigation and make litigation related decisions, including, but not limited to, settlement or other disposition of the matter. However, the Applicants shall not be required to pay or perform any settlement unless such settlement is approved by the Applicants.
NOTICE TO 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 this 9th day of April 2025, at a regularly scheduled meeting of the City Council of the City of Solana Beach, California by the following vote:
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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 RESOLUTION 2025-020
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SOLANA BEACH, CALIFORNIA, CONDITIONALLY
APPROVING A DEVELOPMENT REVIEW PERMIT AND
STRUCTURE DEVELOPMENT PERMIT TO CONSTRUCT A
NEW TWO-STORY SINGLE-FAMILY RESIDENCE WITH A
TWO-CAR GARAGE AND PERFORM ASSOCIATED SITE
IMPROVEMENTS ON THE PROPOSED SOUTH LOT AT
615 NORTH GRANADOS AVENUE, SOLANA BEACH,
APN: 263-082-17
APPLICANT: DMIG 615 GRANADOS LLC
APPLICATION: DRP23-012/SDP23-016
WHEREAS, DMIG 615 Granados LLC (hereinafter referred to as “Applicant”), has submitted an application for a Development Review Permit (DRP) and Structure Development Permit (SDP) pursuant to Title 17 (Zoning) of the Solana Beach Municipal Code (SBMC); and
WHEREAS, the Public Hearing was conducted pursuant to the provisions of Solana Beach Municipal Code Section 17.72.030; and
WHEREAS, at the Public Hearing on April 9, 2025, the City Council received and considered evidence concerning the proposed application; and WHEREAS, the City Council found the application request exempt from the California Environmental Quality Act pursuant to Sections 15303 and 15332 of the State CEQA Guidelines; and
WHEREAS, this decision is based upon the evidence presented at the Hearing, and any information the City Council gathered by viewing the site and the area as disclosed at the Hearing.
NOW THEREFORE, the City Council of the City of Solana Beach, California, does resolve as follows:
I. That the foregoing recitations are true and correct.
II. That the request for a DRP and SDP to construct a new 4,581 square-foot, twostory single-family residence with a 478 square-foot two-car garage and perform associated site improvements on the proposed South Lot at 615 North Granados Avenue is conditionally approved based upon the following Findings and subject to the following Conditions:
III. FINDINGS
A. In accordance with Section 17.68.040 (Development Review Permit) of the Resolution 2025-020
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City of Solana Beach Municipal Code, the City Council finds the following:
I. The proposed project is consistent with the General Plan and all applicable requirements of SBMC Title 17 (Zoning Ordinance), including special regulations, overlay zones and specific plans.
General Plan Consistency: The General Plan designates the property as Low Density Residential and is intended for single-family residential development at a maximum density of 3 dwelling units per acre.
Therefore, the proposed single-family development is consistent with the intended development in the General Plan. The proposed development is also found to be consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy residential neighborhoods.
Specific Plans and Special Overlays: The property is located in the Scaled Residential Overlay Zone (SROZ).
The property is located in the SROZ, which specifies development standards to preserve and enhance the existing community character and aesthetic quality of the City of Solana Beach, by providing regulations to ensure and protect the character, traditional scale, and seaside orientation of established residential neighborhoods. The project, as designed, complies with the SROZ maximum allowable floor area.
Coastal Zone: The entire City of Solana Beach is located within the Coastal Zone. As a condition of project approval, the Applicant will be required to obtain a Coastal Development Permit, Waiver, or Exemption from the California Coastal Commission prior to the issuance of building or grading permits.
Zoning Ordinance Consistency: SBMC Section 17.20.010(C) specifies that the LR Zone is intended for detached single-family development at a maximum density of three dwelling units per acre. SBMC Section
17.20.030 outlines property development regulations, which are analyzed below.
Minimum Yards/Setbacks:
Minimum yard dimensions (setbacks) for the property are determined by the setback designator indicated on the City of Solana Beach official zoning map. The setback designator for the subject property is “c”, which requires 25-foot front and rear yard setbacks, and 10-foot interior side yard setbacks.
The single-family residence will be located entirely within the buildable area with allowable encroachments of retaining walls, flat work, and Resolution 2025-020
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drainage improvements in the setbacks. The project will have 25-foot front, 81-foot rear, and 10-foot side yard setbacks.
Maximum Floor Area Ratio:
Pursuant to the SROZ, the maximum allowable floor area calculation is as follows:
Gross Lot Area: 17,532
0.5 for first 6,000 sf
0.175 for 6,000 to 15,000 sf
0.1 for 15,000 to 20,000 sf
3,000 sf
1,575 sf
253 sf
Maximum Allowable Floor Area: 4,828 sf
The SBMC parking regulations require two off-street parking spaces per single-family residence. When required spaces are provided in a garage, 200 square feet of floor area is exempted for each required space.
The Applicant is proposing to construct new single-family residence consisting of a 3,212 square-foot main level living area, a 1,369 squarefoot lower level living area, and a 478 square-foot two-car garage attached to the main level living area. With the applicable off-street parking exemption, the total proposed floor area of project will be 4,659 square feet, which is 169 square feet below the maximum allowable for the proposed lot.
Maximum Building Height:
The maximum allowable building height for all residential zones is 25 feet. The maximum height of the proposed residence is 24.83 feet above the proposed grade with the highest portion of the structure to be 180.8 feet above MSL. As a condition of approval, the Applicant will be required to certify the maximum building height and highest roof elevation during construction as well as the completed building pad.
The proposed structures would exceed 16 feet in height from the preexisting grade. Therefore, the project is subject to the requirements of SBMC Chapter 17.63 – View Assessment and the approval of an SDP for each proposed lot. Compliance with those provisions is discussed later in this Resolution.
Required Off-Street Parking:
A single-family residence requires two off-street parking spaces, pursuant to SBMC Section 17.52.040 and the Off-Street Parking Design Manual (OSPDM). Two unobstructed 9-foot by 19-foot parking spaces would be accommodated within the proposed garage in compliance with Resolution 2025-020
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the parking requirement. Additionally, the driveway will also accommodate two parking spaces located entirely within the buildable areas.
Fences, Walls and Retaining Walls:
Within the front yard setback, the SBMC Section 17.20.040(O) allows fences and walls, or any combination thereof, to be no higher than 42 inches in height as measured from existing grade, except for an additional 2 feet that is at least 80% open to light. Fences, walls and retaining walls located within the rear and interior side yards are allowed to be up to 6 feet in height with an additional 2 feet that is 50% open to light and air.
The project includes a combination fence and wall offset from the southern property line by approximately 16 inches and a segment along the rear yard setback. The proposed fencing above the retaining walls along the side and rear yards will be 50 percent open to light and air and consist of a slatted vertical fence. A similar slatted vertical fence will be located along the northern property line. The front yard will be enclosed by slatted vertical fencing that would be open 80 percent to light and built above retaining walls along the property front and side property line in the front yard setback. The rear yard will be enclosed by black chainlink fencing. The Applicant is also proposing a metal gate at the driveway and pedestrian entrance.
Currently, the plans show fences and walls that comply with the requirements of SBMC 17.20.040(O) and 17.60.070(C). If the Applicant decide to modify any of the proposed fences and walls or construct additional fences and walls on the project site, a condition of project approval requires compliance with the Municipal Code.
Landscape Water Efficiency:
The project is subject to the current water efficient landscaping regulations of SBMC Chapter 17.56. A Landscape Documentation Package is required for new development projects with an aggregate landscape equal to or greater than 500 square feet requiring a building permit, plan check or development review. The Applicant provided a conceptual landscape plan that has been reviewed by the City’s thirdparty landscape architect, who has recommended approval. The Applicant will be required to submit detailed construction landscape drawings that will be reviewed by the City’s third-party landscape architect for conformance with the conceptual plan. In addition, the City’s third-party landscape architect will perform an inspection during the construction phase of the project.
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II. The proposed development complies with the following development review criteria set forth in Solana Beach Municipal Code Section
17.68.040(F):
a. Relationship with Adjacent Land Uses: The development shall be designed in a manner compatible with and where feasible, complimentary to existing and potential development in the immediate vicinity of the project site. Site planning on the perimeter of the development shall give consideration to the protection of surrounding areas from potential adverse effects, as well as protection of the property from adverse surrounding influences.
The property is located within the LR Zone and SROZ. Adjacent properties to the north, south, and west are also located within the LR Zone. Properties located on the east side of North Granados and further east are located in the Low-Medium Residential (LMR) Zone. The surrounding properties are
developed with one- and two-story single-family residences and also located in the SROZ. The project is found to be to be compatible in terms of scale, apparent bulk, and massing and complementary to existing development in the immediate
vicinity.
b. Building and Structure Placement: Buildings and structures shall be sited and designed in a manner which visually and functionally enhances their intended use.
Following the typical development pattern of properties located on the west side of the north-south traversing streets in this area of the City, the proposed two-story residence would have the appearance of a single-story from the street with a lower level built into the existing grade. The highest roof elevation of the residence residences (180.80 MSL) will be approximately four feet above the grade elevation along the North Granados Avenue frontage. The proposed garage will be setback 25 feet from the front property line, and the living area will be setback approximately 55 feet from the front property line.
The proposed residence will include a 3,212 square-foot main level consisting of an open concept kitchen, dining, and great room, laundry and powder rooms, a primary suite, two bedrooms each with ensuite bathrooms, stairway access to the lower level, and access to the attached 478 square-foot two-car garage. The great room, primary suite, and third bedroom will open to a 894 square-foot uncovered deck with a built-in barbeque and exterior stair access to the lower yard area. The 1,369 square-foot lower level living area will consist of a media room, office/game room, Resolution 2025-020
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powder room, and mechanical/storage room. Proposed yard improvement include a pool and jacuzzi, patio areas, a fire pit, and lawn area in the lower west side of the residence.
The proposed residence is found to be sited and designed to minimize adverse impacts on the surrounding properties by the limited appearance of the structure from the street.
c. Landscaping: The removal of significant native vegetation shall be minimized. Replacement vegetation and landscaping shall be compatible with the vegetation of the surrounding area. Trees and other large plantings shall not obstruct significant views when installed or at maturity.
The proposed landscape plan includes two new trees and
maintenance of the existing pine tree along the street frontage.
The plan also includes a variety of shrubs located along the property lines and in planter areas.
In addition to complying with the water efficient landscape regulations, the Applicant would also be required to submit a landscape construction plan in substantial conformance with the conceptual planting plan presented to the City Council should the City Council approve the project. Generally, any alternative tree and shrub species proposed during the plan check or construction phase shall have the same (or lesser) mature height and location as the conceptual plan approved by the City Council in order to be approved ministerially by Staff. Otherwise, increases in trees or shrub mature heights or adding new planting locations would require City Council approval of a Modification to the DRP. Additionally, any replaced plant species must be typical of the water use requirements of the plants replaced, provided that the replaced vegetation does not result in mixing high water use plants with low water use plants in the same hydro-zone.
A condition has also been added to require that native or drought-tolerant and non-invasive plant materials and waterconserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.
d. Roads, Pedestrian Walkways, Parking and Storage Areas: Any development involving more than one building or structure shall provide common access roads and pedestrian walkways.
Parking and outside storage areas, where permitted, shall be screened from view to the extent feasible, by existing
topography, by the placement of buildings and structures, or by landscaping and plantings.
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The two required off-street parking spaces will be located within the attached two-car garage. Vehicular access will be taken from a gated driveway at the southern end of the street frontage and would turn 90 degrees within the lot to access the south-facing garage. Two additional off-street parking spaces will also be accommodated in the driveway and within the buildable area.
Pedestrian access to the property will be taken from a gated walkway adjacent to the driveway. The project includes on-grade flatwork pathways around the residence to access the lower rear yard area on both sides of the residence. Trash and recycling bins as well as air conditioning equipment will be located in a screened area north of the garage.
e. Grading: To the extent feasible, natural topography and scenic features of the site shall be retained and incorporated into the proposed development. Any grading or earth-moving operations in connection with the proposed development shall be planned and executed so as to blend with the existing terrain both on and adjacent to the site. Existing exposed or disturbed slopes shall be landscaped with native or naturalized non-native vegetation and existing erosion problems shall be corrected.
The majority of the grading proposed consists of the excavation associated with lowering the grade approximately two feet from the existing building pad for the main level, excavation for the lower level to be built between 12 and 14 feet below the existing grade, and excavation outside the footprint of the proposed structure to lower adjacent yard area. Additional grading is proposed in the lower yard area to create flat yard and patio areas at the same elevation as the lower level, biofiltration areas in the northwest corner of the lot, and a manufactured slope along the rear property line.
The proposed grading will include 690 cubic yards of cut and 5 cubic yards of fill located below the structure; 805 cubic yards of cut and 205 cubic yards of fill located outside of the structure footprint; 80 cubic yards of excavation for footings; 645 cubic yards of remedial grading; an aggregate grading quantity of 2,430 cubic yards, and 1,510 cubic yards of export. An additional 225 cubic yards of cut is proposed below the footprint of the ADU on the lower level, but is not subject to the discretionary approval of the DRP.
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.
Resolution 2025-020
DRP23-012/SDP23-016 – 615 N Granados – South Lot
All light fixtures shall be appropriately shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding areas per SBMC 17.60.060 (Exterior Lighting Regulations).
All new exterior lighting fixtures comply with the City-Wide Lighting Regulations of the Zoning Ordinance (SBMC
17.60.060). All light fixtures shall be shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding area. g. Usable Open Space: Recreational facilities proposed within required usable open space shall be located and designed to maintain essential open space values.
The project consists of the demolition of an existing single-family residence, subdivision the subject lot into two separate legal lots, and construction of a single-family residence with a two-car garage on each lot. Usable open space and recreational facilities are not required according to SBMC Section 17.20.040. As a condition of project approval, the Applicant will be required to pay the applicable Park Development Fee.
B. In accordance with Section 17.63.040 (Structure Development Permit) of the Solana Beach Municipal Code, the City Council finds the following:
The proposed structure exceeds 16 feet in height above the pre-existing grade, therefore, the project was subject to requirements of SBMC Chapter
17.63 (View Assessment), and the Applicant was required to complete the SDP process. Story poles depicting the three-dimensional envelope of the proposed structures were certified by a licensed land surveyor on July 8, 2024, showing a maximum building height of 24.83 feet above the proposed grade and the highest roof elevation at 182.24 feet above MSL. SDP notices were mailed to property owners and occupants within 300 feet of the project site establishing a deadline to file for View Assessment by August 15, 2024.
Two applications for View Assessment were received from Ray Ramage at 521 Glenmont Drive (Claimant 1) and Pat and Gary Coad at 550 Glenmont Drive (Claimant 2).
The Applicant worked with the view claimants and other neighbors who expressed concerns with the project to the Applicant during the SDP noticing period. The Applicant submitted revised plans that lowered rooflines, reduced massing and deck areas, and modified planting species. The revised project included massing outside of the three-dimensional envelope of the original story poles, therefore, the story poles were updated on October 18, 2024, and a second SDP Notice was mailed with a deadline of December 16, 2024 to file for View Assessment. No additional applications were received, and Claimant 1 withdrew his application. Claimant 2 affirmed their application for Resolution 2025-020
DRP23-012/SDP23-016 – 615 N Granados – South Lot
View Assessment, and the Applicant opted to schedule the item for a View Assessment Commission meeting on January 21, 2025. Claimant 2 requested a continuance from the meeting, and without being heard by the Commission, the item was continued to the February meeting. However, the Applicant and Claimant 2 were subsequently able to agree upon specific revisions that have since been reflected on revised and final plans.
A condition is included in this Resolution to require that the Applicant submit a height certification prepared by a licensed land surveyor prior to the framing inspection certifying that the maximum building height will not exceed 24.83 feet above the pre-existing grade or the highest roof elevation will not exceed 180.80 feet above MSL. Due to the sensitivity of neighboring views, Staff will also require other lower roof elevations to also be certified. The Applicant will also be required to submit pad certifications to verify the consistency of the finished building pad elevation with the project plans prior to the foundation inspections.
IV. CONDITIONS
Prior to use or development of the property in reliance on this permit, the Applicant shall provide for and adhere to the following conditions:
A. Community Development Department Conditions:
I. The Applicant shall pay required Fire Mitigation, Park Development, Public Use Facilities, and Public Facilities Impact Fees. The Applicant will be credited half of the value of the existing residence the applicable impact fees.
II. Building, grading, and landscape construction plans shall be in substantial conformance with the project plans presented to the City Council on April 9, 2025 and located in the project file with a submittal date of February 17, 2025.
III. Prior to requesting a framing inspection, the Applicant shall submit a height certificate prepared by a licensed land surveyor certifying that the maximum building height will not exceed 24.83 feet above the preexisting grade or the highest roof elevation will not exceed 180.0 feet above MSL in conformance with the plans as approved by the City Council on April 9, 2025. The height certificate shall also include additional lower roof elevations as specified by Staff. The Applicant shall also submit a pad certificate in conformance with the approved project plans.
IV. Any proposed onsite fences, walls and retaining walls and any proposed railing located on top, or any combination thereof, shall comply with applicable regulations of SBMC Section 17.20.040 and Resolution 2025-020
DRP23-012/SDP23-016 – 615 N Granados – South Lot
17.60.070 (Fences and Walls).
V. The Applicant shall obtain required California Coastal Commission (CCC) approval of a Coastal Development Permit, Waiver or Exemption as determined necessary by the CCC, prior to the issuance of Building and Grading Permits.
VI. The Applicant shall provide a full Landscape Documentation Package in compliance with SBMC Chapter 17.56 and in substantial conformance with the conceptual landscape plan included in the project plans presented to the City Council on April 9, 2025, prior to Building Permit issuance and consistent with the building construction and grading plans. The Applicant shall obtain and submit landscape security in a form prescribed by the City Engineer in addition to the grading security. The landscape plan and installation will be reviewed and inspected by the City’s third-party landscape professional. The landscape security deposit shall be released when applicable regulations have been satisfied and the installation has passed inspection by the City’s third-party landscape professional.
VII. Native or drought tolerant and non-invasive plant materials and water conserving irrigation systems shall be incorporated into any proposed landscaping and compatible with the surrounding area to the extent feasible.
VIII. All new exterior lighting fixtures shall be in conformance with the Citywide lighting regulations of the Zoning Ordinance (SBMC 17.60.060).
All light fixtures shall be appropriately shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding area.
IX. Construction vehicles shall be parked on the subject property at all times feasible. If construction activity prohibits parking on the subject property, the Applicant shall ensure construction vehicles are parked in such a way to allow sufficient vehicular access on the street and minimize impact to the surrounding neighbors.
X. The Applicant shall connect to temporary electrical service as soon as feasible to the satisfaction of the City. The use of gas-powered generator(s) during construction activity is discouraged and shall be limited only to selective use at the discretion of the City.
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 Resolution 2025-020
DRP23-012/SDP23-016 – 615 N Granados – South Lot
amendment to the approved DRP.
B. Fire Department Conditions:
I. ACCESS ROAD MINIMUM DIMENSIONS: Fire apparatus access roads shall have an unobstructed improved width of not less than 20 feet; curb line to curb line, and an unobstructed vertical clearance of not less than 13 feet 6 inches. Exception: Single-Family residential driveways; serving no more than two single-family dwellings, shall have minimum of 16 feet, curb line to curb line, of unobstructed improved width. Access roads shall be designed and maintained to support the imposed loads of not less than 75,000 pounds and shall be provided with an approved paved surface to provide all-weather driving capabilities per the Solana Beach Municipal Code Title 15 Building and Construction Chapter 15.32 Fire Code Section 15.32.170 Section 503 Section 503.2.1 and 503.2.3.
II. BUILDINGS AND FACILITIES: Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility per the 2019 California Fire Code Chapter 5 Section 503.1.1.
III. GRADE: The gradient for a fire apparatus access roadway shall not exceed 20.0 percent. Grades exceeding 15.0 percent (incline or decline) shall not be permitted without mitigation. Minimal mitigation shall be a surface of Portland cement concrete with a deep broom finish perpendicular to the entire direction of travel. Additional mitigation measures may be required where deemed appropriate. The angle of departure and angle of approach of a fire access roadway shall not exceed seven degrees (12 precent) per the SBMC Section
15.32.170(503.2.7-8) – minimum #75 topcast.
IV. 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 SBMC Section15.32.200(503.6). All Knox Box products shall be purchased through Knox website under Solana Beach Fire.
V. CONSTRUCTION MATERIALS: Prior to delivery of combustible building construction materials to the project site, the following conditions shall be completed to the satisfaction of the Solana Beach Resolution 2025-020
DRP23-012/SDP23-016 – 615 N Granados – South Lot
Fire Department and per the 2022 California Building Code Chapter 33:
a. All wet and dry utilities shall be installed and approved by the appropriate inspecting department or agency;
b. As a minimum, the finish lift of asphalt paving shall be in place to provide a permanent all-weather surface for emergency vehicles; and
c. Water supply for fire protection (fire hydrants and standpipes) shall be installed, in service, and accepted by the Fire Department and applicable water district.
VI. OBSTRUCTION OF ROADWAYS DURING CONSTRUCTION: All
roadways shall be a minimum of 20 feet in width during construction and maintained free and clear, including the parking of vehicles, in accordance with the California Fire Code and the Solana Beach Fire Department.
VII. FIRE HYDRANTS AND FIRE FLOWS: The Applicant shall provide fire hydrants of a type, number, and location satisfactory to the Solana Beach Fire Department. A letter from the water agency servicing the area shall be provided that states the required fire flow is available.
Muli-Family residential or industrial fire hydrants shall have two (2) 4” inch and two (2) 2 ½” inch NST outlets. Residential fire hydrants shall have one (1) 4” inch NST outlet, and one (1) 2 ½” inch NST outlets per the SBMC Section 15.32.210 Section 507.5.1.01 to 507.5.1.02.
VIII. ADDRESS NUMBERS: STREET NUMBERS: Approved numbers and/or addresses shall be placed on all new and existing buildings and at appropriate additional locations as to be plainly visible and legible from the street or roadway fronting the property from either direction of approach. Said numbers shall contrast with their background and shall meet the following minimum standards as to size: 4” high with a ½” inch stroke width for residential buildings, 8” high with a ½” stroke for commercial and multi-family residential buildings, 12” high with a 1” stroke for industrial buildings. Additional numbers shall be required where deemed necessary by the Fire Marshal, such as rear access doors, building corners, and entrances to commercial centers.
IX. AUTOMATIC FIRE SPRINKLER SYSTEM – ONE- AND TWOFAMILY DWELLINGS: Structures shall be protected by an automatic fire sprinkler system designed and installed to the satisfaction of the Fire Department. Plans for the automatic fire sprinkler system shall be approved by the Fire Department prior to installation. Sprinklers will be required due to significant modifications and additions being over 50 percent of the existing structure.
Resolution 2025-020
DRP23-012/SDP23-016 – 615 N Granados – South Lot
a. An NFPA 13D compliant fire sprinkler system shall be installed to include fire sprinklers in all closets, bathrooms, and attic regardless of size or use. In addition, patios, or outdoor covers 10 feet or greater in depth shall have fire sprinklers installed.
X. CLASS “A” ROOF: All structures shall be provided with a Class “A” Roof covering to the satisfaction of the Solana Beach Fire Department.
C. Engineering Department Conditions:
I. The Applicant shall obtain an Encroachment Permit in accordance with SBMC Section 11.20 for the frontage improvements in the public right-of-way listed below. The frontage improvements shall be done to the satisfaction of the City Engineer prior to the occupancy of the proposed project:
a. Construction of the 9-inch by 9-inch by 12-inch concrete curb along the property frontage with transitions to the existing improvements on both ends to the satisfaction of the City Engineer
b. Construction of the driveway approaches with transitions to the proposed Decomposed Granite (DG) pathway.
c. Construction of the 10-foot-wide DG area compacted and graded at maximum 2 percent toward the flowline for walking and parking purposes to the satisfaction of the City Engineer. d. Construction of the proposed concrete retaining wall on North Granados Avenue to protect the existing tree.
II. The Applicant shall record the Encroachment Maintenance Removal Agreement (EMRA) with the County of San Diego prior to the release of the Grading Bond and Security Deposit/Final Inspection of the Building Permit. The EMRA shall be recorded against this property for all improvements in the Public Right-Of-Way including but not limited to:
a. Concrete walkway steps.
b. 10-foot DG area compacted and graded at 2 percent toward the flowline and 9-inch by 9-inch by 12-inch concrete curb along the property frontage.
III. The Applicant shall complete to the satisfaction of the City Engineer all grading, paving, public improvements, landscaping, and drainage improvements.
Resolution 2025-020
DRP23-012/SDP23-016 – 615 N Granados – South Lot
IV. The Applicant shall submit proof to the Engineering Department that the required California Coastal Commission Permits have been obtained prior to the issuance of any building or grading permits.
V. The Applicant shall obtain an Engineering Permit. The Engineering Permit shall be prepared by a Registered Engineer and approved by the City Engineer. On-site grading design and construction shall be in accordance with Chapter 15.40 of the Solana Beach Municipal Code.
The Engineering Permit plan shall be in accordance with the BMP Site Plan. A Preliminary Hydrology Study was prepared and all recommendations of the Hydrology Study shall be incorporated into the Engineering Permit plan.
VI. The Applicant 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 residential unit would increase the property’s EDU assignment by 1.0 EDU and the ADU would increase the property’s EDU assignment by 0.8 EDU. The EDU assignment for both lots would be 3.6 EDU. The City will credit the existing SFR 1.0 EDU.
Thus, the total EDU assignment would be 2.6 EDU for both lots combined. Each lot will be charged 1.3 EDU. Therefore, each lot will be charged $5,850 (1.3 EDU multiplied by $4,500).
a. Pay in full the prorated portion of the current annual sewer charge for the remainder of the fiscal year.
b. A Sewer Permit and Encroachment Permit are required for the private sewer lateral. The Applicant 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.
c. The Applicant shall record a Hold Harmless Agreement prior to Final Inspection of the Building Permit. The document will hold the City of Solana Beach harmless in case of a sanitary sewer backup due to a blockage in the public sewer main. A backflow prevention device shall be installed on private property. The Applicant shall record the Hold Harmless Agreement document prior to Final Inspection of the Building Permit.
VII. The Applicant shall record a Hold Harmless Agreement prior to Final Inspection of the Building Permit. The document will hold the City of Solana Beach harmless for the storm drain system on the applicant’s property. The Owner shall maintain sump pumps in operable condition per manufacturer’s instruction/equipment documentation The Applicant shall record the Hold Harmless Agreement document prior to Final Inspection of the Building Permit.
Resolution 2025-020
DRP23-012/SDP23-016 – 615 N Granados – South Lot
VIII. The 18-inch RCP storm drainage system from Granados Avenue to Patty Hill Drive shall be installed per the approved plans. Work in the public right of way will require an Encroachment Permit, which must be obtained prior to start of work.
IX. The Applicant shall pay a TIF (Traffic Impact Fee) associated with the construction of the new single-family residence prior to Building Permit Issuance that is required. The current fee rate for a Residential-Single-Family is $18,924 per dwelling unit. Each lot will be responsible for $9,462 ($18,924 divided by 2).
The Applicant shall pay a TIF (Traffic Impact Fee) associated with the construction of the Accessory Dwelling Units prior to Building Permit Issuance that is required. The fee due at building permit issuance for the proposed Residential-Accessory Dwelling Units are as follows:
a. $4,732 X (850 SF / 4659 SF) = $863
X. The Applicant shall pay a Regional Transportation Congestion Program RTCIP Fee prior to Building Permit Issuance is required of this project. The current rate for a single-family dwelling unit is $3,623.
Each lot will be responsible for $1,811 ($3,623 divided by 2).
XI. 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.
XII. Construction fencing shall be located on the subject property unless the Applicant has obtained an Encroachment Permit in accordance with chapter 11.20 of the SBMC which allows otherwise.
Grading Conditions
XIII. The Applicant shall obtain a Grading Permit in accordance with Chapter 15.40 of the Solana Beach Municipal Code. Conditions prior to the issuance of a Grading Permit shall include, but not be limited to, the following:
a. The Applicant shall obtain a grading plan prepared by a Registered Civil Engineer and approved by the City Engineer.
On-site grading design and construction shall be in accordance with Chapter 15.40 of the Solana Beach Municipal Code.
b. The Applicant shall obtain a Soils Report prepared by a Registered Soils Engineer and approved by the City Engineer.
All necessary measures shall be taken and implemented to assure slope stability, erosion control, and soil integrity. The grading plan shall incorporate all recommendations contained in the soils report. An as-graded report shall be submitted to Resolution 2025-020
DRP23-012/SDP23-016 – 615 N Granados – South Lot
and approved by the City prior to release of the grading bond and issuance of occupancy.
c. The Applicant shall provide a Drainage Report prepared by a Registered Civil Engineer. This report shall address the design for biofiltration basin and corresponding outflow system to ensure the rate of runoff for the proposed development is at or below that of pre-existing condition. The report shall provide a drainage discharge design which would represent the preexisting condition to the maximum extent feasible. All recommendations of this report shall be incorporated into the Preliminary Grading Plan. A detention basin easement(s) shall be recorded for maintenance of the detention basins by the property owner(s) in perpetuity, prior to the release of the Grading Bond and Security Deposit.
d. The Applicant shall show all retaining walls and drainage structures. Retaining walls shown on the grading plan shall conform to the San Diego Regional Standards or be designed by a licensed civil engineer. Engineering calculations for all designed walls with a surcharge and nonstandard walls shall be submitted at grading plan check. Retaining walls may not exceed the allowable height within the property line setback as determined by the City of Solana Beach Municipal Code.
Contact the Community Development department for further information.
e. The Applicant is responsible to protect the adjacent properties during construction. If any grading, construction activity, access or potential 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. All required letters of permission shall be submitted to the City Engineer prior to the issuance of the grading permit.
f. Cut and fill slopes shall be set back from site boundaries and buildings in accordance with SBMC Section 15.40.140 and to the satisfaction of the City Engineer.
g. The Applicant shall pay a grading plan check fee in accordance with the current Engineering Fee Schedule at initial grading plan submittal. Inspection fees shall be paid prior to issuance of the Grading Permit.
h. The Applicant shall obtain and submit grading security in a form prescribed by the City Engineer.
Resolution 2025-020
DRP23-012/SDP23-016 – 615 N Granados – South Lot
i. The Applicant shall obtain a haul permit for import / export of soil. The Applicant shall transport all excavated material to a legal disposal site.
j. The Applicant shall submit certification from the Engineer of Record and the Soils Engineer that all public or private drainage facilities and finished grades are functioning and are installed in accordance with the approved plans. This shall be
accomplished by the Engineer of Record incorporating as-built conditions on the Mylar grading plans and obtaining signatures of the Engineer of Record and the Soils Engineer certifying the as-built conditions.
k. An Erosion Prevention and Sediment Control Plan shall be prepared by the Applicant. Best management practices shall be developed and implemented to manage storm water and nonstorm water discharges from the site at all times during excavation and grading activities. Erosion prevention shall be emphasized as the most important measure for keeping
sediment on site during excavation and grading activities.
Sediment controls shall be used as a supplement to erosion prevention for keeping sediment on site.
l. The Applicant shall show all proposed on-site private drainage facilities intended to discharge water run-off. Elements of this design shall include a hydrologic and hydraulic analysis verifying the adequacy of the facilities and identify any easements or structures required to properly convey the drainage. The construction of drainage structures shall comply with the standards set forth by the San Diego Regional
Standard Drawings.
m. Post Construction Best Management Practices meeting City and RWQCB Order No. R9-2013-001 requirements shall be
implemented in the drainage design.
n. No increased cross lot drainage shall be allowed.
o. The Applicant shall obtain the Grading and Building Permits concurrently.
p. Prior to obtaining a foundation inspection on the Building Permit, the Applicant shall submit a building pad certification statement from a Soils Engineer and an engineer or land surveyor licensed in Land Surveying per SBMC 15.40.230E D. City Council Conditions:
I. N/A
Resolution 2025-020
DRP23-012/SDP23-016 – 615 N Granados – South Lot
I. ENFORCEMENT
Pursuant to SBMC 17.72.120(B) failure to satisfy any and all of the abovementioned conditions of approval is subject to the imposition of penalties as set forth in SBMC Chapters 1.16 and 1.18 in addition to any applicable revocation proceedings.
II. EXPIRATION
The Development Review Permit and Structure Development Permit for the project will expire 24 months from the date of this Resolution, unless the Applicant have obtained building permits and has commenced construction prior to that date, and diligently pursued construction to completion. An extension of the application may be granted by the City Council according to SBMC 17.72.110.
III. INDEMNIFICATION AGREEMENT
The Applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including attorney’s fees, against the City or its agents, officers, or employees, relating to the issuance of this permit including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval and any environmental document or decision. The City will promptly notify the Applicant of any claim, action, or proceeding. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification.
In the event of such election, the Applicant shall pay all of the costs related thereto, including without limitation reasonable attorney’s fees and costs. In the event of a disagreement between the City and Applicant regarding litigation issues, the City shall have the authority to control the litigation and make litigation related decisions, including, but not limited to, settlement or other disposition of the matter.
However, the Applicant shall not be required to pay or perform any settlement unless such settlement is approved by the Applicant.
NOTICE TO APPLICANT: Pursuant to Government Code Section 66020, you are hereby notified that the 90-day period to protest the imposition of the fees, dedications, reservations or other exactions described in this resolution commences on the effective date of this resolution. To protest the imposition of any fee, dedications, reservations or other exactions described in this resolution you must comply with the provisions of Government Code Section 66020. Generally the resolution is effective upon expiration of the tenth day following the date of adoption of this resolution, unless the resolution is appealed or called for review as provided in the Solana Beach Zoning Ordinance.
PASSED AND ADOPTED this 9th day of April 2025, at a regularly scheduled meeting of the City Council of the City of Solana Beach, California by the following vote:
Resolution 2025-020
DRP23-012/SDP23-016 – 615 N Granados – South Lot
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 ur•t~,, ~
rnaa..o-.
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U-'-lf"o#i.. ---!....'9 I '-
I
I lo
,.,
SOUTH PARCEL ELEVATION - STREET VIEW
• Scale: 3116" = 1·.o·
SHEET INDEX
NO.
• T1 0
• C-1
- C-2
"C-3
- c ...
• C-5
• C-0
C-7
C-8
• 01 0
• P11
• Pl 2
• Pl 3
SHEET TITLE
Trth!Sheet
CIVIi Engineenng - Tltle Sheet
CIVIi Eng1neenng - Grading & Drainage Plan
CIVIi Engmeenng - Srte Sections #1
Civil Eng1neenng - Site Sections 1f:2.
CIVIi Engineering - Deta11s
C1vll Engmeenng - Hose Pull Diagram
Existing Boundary & Topo - Neighborhood
Ex1st,ng Boundary & Topo - Paree!
Demohtlon Plan
Plot Plan - Lot Spln
Plot Plan -Archrtectural Detail
Plot Plan. Fencing Diagram
A 1 1 Floor Plan• Nonh Parcel Mam Level
A. 1.2 Floor Plan• North Parcel lower Level
A 1 3 Floor Area Diagram - North Parcel
A 2 1 Roof Plan• North Parcel
A 2 2 Story Pole Plan - North Parcel
A3 1 Elevations• North Parcel
A.3 2 Story Pole Eleva.teens - North Parcel
A 4 1 S@ct1ons • North Parcel
A 5 1 Matenals Board - North Parcel
B 1 1 Floor Plan - South Parcel Mam Level
B 1 2 Floor Plan - South Parcel Lower Level
B 1 3 Floor Area Diagram - South Parcel
B 2 1 Roof Plan - South Parcel
B 2 2 Story Pole Plan - South Parcel
8 3 1 Elevat10ns - South Parcel
B 3 2 Story Pole Elevattons - South Parcel
8 ◄ 1 Sections - South Parcel
8 5 1 Matenals Bo-ard - South Parcel
L-1 Planting Plan - North Parcel
L-2 Planting Plan - South Parcel
• L-3 Irrigation Plan - Both Parcels
• L-4 lmgatron Plan - Both Parcels
L-5 Water Management Plan - North Parcel
L-6 Water Management Plan - South Parcel
E 1 0 Site Photos - Exrstmg Condition
VICINITY MAP
Patty HIii Dr Patty Hill Or
I-·- ·--·- ·-
- - ·- •- ·- ·- _;
SCOPE OF WORK
Demolish ex1stmg smgle family residence and subd1v1de lot into two legal parcels The minimum lot d1mens1ons ,n the LMRc zone are 60' sueet frontage, 60' wcdth, and 100' depth The newly created parcels will lar exceed all of the mm1mum requ,rements set form Table 17 20 030.A for this zone Once subdMded, construct a single family residence on each of the newly crea1ed parcels wrth associated gradmg, hardscape, landscape, and ut1l1ty connections Each home will contain an attached two cu garage and an attached Accessory Dwelling Un,t Deferred subm1ttats for each house wia include Pool & Spa, Fue Sprrnk~rs, and Solar
615 Granados Ave
Solana Beach, CA
~~~~ Ir,,
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l'TE,;
1,•,1.f[P,1.
' PROJECT AS VIEWED FROM N. GRANADOS AT STREET LEVEL NORTH PARCEL ELEVATION - STREET VIEW
CONSULTANTS
Applicant / Bullding Designer
Ryan Gad
238 N Cedros Avenue, Suite 201
Solana Beach, CA 92075
P -(858) 20 -7 57
E - ryangad@heritagewestcom
CrvllEngineer
Pasco Lare! Suner & Assoctates
Bryan Knapp
1911 San Otego Ave, Suite 100
San Diego, CA 9211 O
P - (858) 259-8212 (ext 119)
E - bknapp@plsaen91neenng com
Structural Engineer
Burkett & Wong Engineers
Paul Klingenberg
99◄ 9 Balboa Avenue, Sune 270
San Diego, CA92131
P -{619) 299-5550 {ext 318)
E - pklinge11berg@bwesd com
Tille-2◄
Build Sman
Nick Brown
400 Los Altos Avenue
Long Beach, CA 9081 ◄
P-(71 98 -3397
E - nick@bu1ldsmartgroup com
Soils EnginHr
Geotechnical Exploration, Inc
Jay Heiser
7 ◄ 20 Tra.de Street
San Diego, CA 92121
P • (858) 9-7222
E - Jhe1ser@ge1-sd com
SYMBOLS
+-- Elevation Tag
0 - Interior Door Reference
ABBREVIATIONS
AFF Above Fm1shed Floor
CAB Cabinet
DR Ooo,
ow o,shWasher
El Ele..,.tion
EXT Exte1101
EXG EXJstng
EXP Exposed
FFE Finished Floor Elevahon
FPL Fireplace
FTG Footing
FND Founcfat1on
GPDW -------· Gypsum Orywan
HOR Header
HT Heigh!
HS Hose Btb
JT Jars\
LAV Lavatory
MAS Masorvy
MIR M=
Pl Property line
REFR Refrige~tor
ROW RightofWay
RFG Roof.-.g
SF Square Feet
SKL Skyhght
SM Smoke I CM Detector
T&G Tongue and Groove
TSL Top of Slab
TYP Typical
UON Unlen Olhel'Wlse Noled
WP Waterproof109
V,N Wndow
V, 'Nrought Iron
• Scale: 3/16" = 1 '-0"
PROJECT DATA
Property Owner: DMIG 615 Granados LLC
238 N Cedros Avenue, Sune 201
Solana Beach, CA 92075
P • (858) 204-7 57
E - ryangad@heritagewestcom
Property Address:
APN#:
Zoning :
l ot Area:
Occup;mcy Group:
615 N Granados
Solana Beach, CA 92075
263-082-17
LRc • low Restdent1al
• Scaled Rnldu111a1 Overl■,:
35,83-4 S F Gross
32 9 S F Net
"OYer IIPnorlOLotSpl«
R-3
Construction Type:
Buildfng Use:
Type V•B, fully sprmklered per Sec R313 2
Single Family Residential
Max BUIiding Height:
Setbacks:
25'-0"
Front= 25'-0'
lntenor Side:;; 10·.o·
Rear= 2s·-o·
MAXIMUM ALLOWABLE FLOOR AREA (FAR)
Ttered Allocat,on
O 500 for first 6,000 sf
North lot C 18 302 sf
3,000 sf
South Lot@ 17.532 sf
3,000 sf
O 175 for 6,001 to 15,000 sf 1,575 sf
O 100 for 15,001 to 20,000 sf 330 sf
Maximum Allowa ble FAR 905 sf
FLOOR AREA SUMMARY - NORTH PARCEL
Descrrpbon of SI!!£!
Mam Level lrvmg Area
lower level l1vmg Area
Mam Level Garage
Subto1al
Off Street Parking Exemption
Total Proposed Floor Area
Below Max
Attached 1 BR ADU
Included
4 SF
1,364 SF
493 SF
5,001 SF
400 SF
601 SF
JO◄ SF
6 SF
FLOOR AREA SUMMARY - SOUTH PARCEL
Oescn~t1on of Se!:!
Main Level L1v1ng Area
Lower Level lrvmg Area
Mam Level Garage
Subtotal
Off Street Parking Exemption
Total Proposed Floor Area
Below Max
Attached 1BR ADU
Included
3,212 SF
1,369 SF
78 SF
5,059 SF
400 SF
.659 SF
169 SF
850S F
1,575 sf
253 sf
828 sf
APPLICABLE CODE EDITIONS
The proiect shall comply wrth the following building codes and associated County of San Diego Amendments
- 2022 Caltforn1a Res1dent1al Code and/ or California Building Code as Apphcable - 2022 California Green Budding Standards Code
- 2022 California Calrforn1a Electncal Code
- 2022 Cahforma California Plumbing Code
- 2022 Cahforn1t Cahforn1a Fire Code
- 2022 California Calrlorma Budding Energy Efficiency Standards
SEPARATE PERMITS
1 POOL ANO SPA
2 FIRE SPRINKLER SYSTEM
3 SOLAR
Note Submittal documents for deferred submittal items listed above shall be the respons1billty of the SubContractors performing the work Documentations for the submmals w,11 be prepared by design professionals and submitted 10 the Building Department for review prior to perm1tt1ng Deferred submrnal items shall not be installed until their design and submittal documents have been approved by the Burld1ng Offte1al and permits have been issued
MISC INFO
City of Solana Be:1ch Planning Department
RECEIVED
02/17/2025 kbenson
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LEGEND
EXISTING PROPERTY BOUNDARY
RIGHT-OF-WAY
CENTERLINE OF ROAD
EXISTING EASEMENTS
PROPOSED LDT LINE
ADJACENT LOT LJNE
PROPERTY SETBACKS
EXISTING EASEMENT INFORMATION
OJ EASEMENT FOR WATER PIPE LINE AND DISTRIBUTING BASIN AND RIGHTS INCIDENTAL THERETO PER BOOK 760 PAGE 418 RECORDED NOVEMBER 1, 1918 & RE-RECORDED PER BOOK 770 PAGE 331, JANUARY 29. 1919
[1J EASEMENT FOR PUBUC STREET AND RIGHTS INCIDENTAL THERETO PER BOOK 2277 PAGE 123 RECORDED OCTOBER U 194-0
PROPOSED EASEMENT INFORMATION NO EASEMENTS PROPOSED
AREA CALCULATIONS
GROSS SITE AREA
EXISTING EASEMENT AREA
NET DEVELOPABLE AR.EA
AREA DISTURBED BY PROJECT
EXISTING IMPERVIOUS AREA (ONSITE}
EXISTING IMPERVIOUS AREA (TOTAL,}
PROPOSED IMPERVIOUS AAEA (ONS!TEJ
INCREASE IMPERVIOUS AREA (ONSfTEJ
PROPOSED IMPERVIOUS AREA (TOTAL)
35,834 SF 10,823 AC
2,985SFI0.069AC
32,849 SF 10. 754 AC
34.638 SF l0.795AC
11,957 SF /0,275AC
12,602SFI0.289AC
16,822SF/0386AC
4.865SF/0.112AC
16,992SFI0390AC
PARCEL 1 (NORTHERN PARCEL) AREA CALCS
TOTAL PARCEL AREA
EXISTING ROAD EASEMENT
NET DEVELOPABLE AREA
TOTAL IMPERVIOUS AREA
TOTAL PERVIOUS AREA
18,302 SF I OA20 AC
1A93SF/0034AC
16,809SF/0386AC
8.655 SF /0 199 AC
9.647 SF /0 221 AC
PARCEL 2 (SOUTHERN PARCEL) AREA CALCS
TOTAL PARCEL AREA
EXISTING ROAD EASEMENT
NET DEVELOPABLE AREA
TOTAL IMPERVIOUS AREA
TOTAL PERVIOUS AAEA
SETBACKS
FRONT YARD SETBACK 25'
REAR YARD SETBACK 25'
SIDE YARD SETBACK 10'
\
\
\ PROJECT SITE
17,532SFI04-02AC
1,493SF/0034AC
16.039SFI0368AC
8,337SFIO 191 AC
9.195SFl0211AC
co I
I )> _, ___ I::0
OJ
)> ~ ::0 <:(
)> Cl)
)> 0
< Cl m ~
~ (!)
< !
CLJFFh-;
+ VICINITY MAP NOTTO SCALE
SMAP23-001, DRP23-011/SDP23-015,
DRP23-012/SDP23-016
\
\ PORT.
SEC. 35-14-4WJ
__ APN: 263-082-20
LOT/5
MAP 2988
APN: 263-082-01 \
,;\ LOT/6
MAP 2988 \
APN: 263-082-02
}
LOT17
MAP 2988
APN: 263-082-03
NORTHERN LOT
\
\
L
\
\
\-
\
GRADING I EARTH WORK QUANTITIES
DISTURBED AREAi AREA GRADED 34.638 SF
MAIN RES/0,:.JJCE (BELOW STRUCTURE)
CUT 620CY(2'1 MAXJ MAXCUT 12().fT
FILL. 25 CY (2'1 MAX}
ADU (BELOW STRUCTURE)
CUT 265CY(2.1 MAX}
FILL· 0 CY (2:f MAX}
OUTSIDE OF FOOTPRINT
CUT
FILL
EXPORT 1.430 CY (INCLUDES ADU cun
REMEDIAL 680 CY
REMOVALIRECOM?ACTION
EXCAVATION FOR FOOTINGS 80 CY
TOTAL GRADtNG 2,190 CY
"AGGREGATE WITHOUT ADU QUN-J/T/ES, EXPORT
EXCLUSNE OF ADU QUANTfTIES
615 N GRANADOS AVENUE
615 N GRANADOS
PORT.
SEC. 35-13-4W SWQ
APN: 263-082-21
N89.43'07"E250,31'
PARCEL 1
GROSS AREA= 18.302 SF/ 0.420 AC
NET AREA= 16.809 SF I 0.386 AC
±240'
I
j
50.0'
200' 30.0'
PL
1 150FYSB, r §
- _I /1 J < SHOWN ON MAP 2988 ::::::..
---- - - '<:( 5-J I lJ.J
• • -- • • I ~ \ 250FYSB : 0
PARCEL 2
GROSS AREA= 17,532 SF 10.402 AC
NET AREA= 16,039 SF/ 0.368 AC
I ~, ~
~ (!)
<
7 ------sa9•TsrE2301r ------ 1
i PORT.
SEC. 35-13-4W
APN: 263-082-16
PLAN VIEW - LOT LAYOUT
SOUTHERN LOT
GRADING I EARTH WORK QUANTITIES
DISTURBED AREAi AREA GRADED 34.638 SF
MAIN RESIDENCE (BELOW STRUCTURE!
CUT' 690 CY (2 1 MAXJ MAX CUT 14 0-FT
F/U_- 5 CY (2:1 MAX/
ADU (BELOW STRUCTURE)
CUT 225 CY (2 1 MAX}
F/U·OCY/2-IMAXJ
OUTSIDE OF FOOTFRINT
CUT' 805 CY /2 I MAXJ
FILL 205 CY (2 1 MAXJ
,0- 40'
GRAPHIC SCALE 1' = 20'
SHEET INDEX TITLE SHEET
PREUMfNARY GRADING PLAN
SECTIONS & DETAJLS
FIRE HOSE PULL EXHIBIT
SCOPE OF WORK
Cl
c,
C3-C5
C6
THE PROJECT INCLUDES THE DEMOL!T!ON OF ALL ON SITE IMPROVEMENTS AND STRUCTURES SUBDN!D/NG THE EXISTING LOT INTO TVIO LEGAL PARCELS EXCEEDING ALL OF THE MINIMUM REQUIREMENTS IN THIS ZONE PER TABLE 17,20 030-A THE PROJECT PROPOSES TO CONSTRUCT TVIO
SINGLE FAMILY DEVELOPMENTS WITH VARIOUS SURFACE AND UTIUTY IMPROVEMENTS TYPICAL TO THE
TYPE OF DEVELOPMENT
EXPORT 1.510 CY (INCLUDES ADU CUT)
REMEDIAL 645 CY
REMOVAL!RECOMPACTION
I ! NORTH LOT I SOUTH LOT I PROJECTTOTAJ..
EXCAVATION FCR FOOTINGS 80 CY
TOTAL GRADING 2.235 CY
'AGGF~EGATE WITHOUT ADU QUAN/TIES, EXPORT
EXCLUSIVE OF ADU QUANTfTES
I
I BELOW FOOTPRINT (SFR/ADUJ
CUT I OUTSIDE OF FOO TPRiNT
i
I BELOW FOOTPRINT /$FR/ADU)
FfLL I OUTSIDE OF FOOTPRINT
1EXCAVATIONOF FOOTINGS
1 'REMOVAURECO/MPACOON
!AGGREGATE (N'JTINCLUDJNG ADU CUD
!EXPORT (INCLUDING ADU cun
6201265 I 795 I 2510 I 225 I
80 I 680 I
2425 I 1430 I
6901225 I 13101490
805 I 1600
510 I 3010
205 ' 430
80 I 160
645 I 1325
2430 I 4855
1,510 i 2940
I
I
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!
!
I
I
I
SHEET 1 OF6
OWNER INFORMATION
WE HEREBY CERTIFY THAT WE ARE THE RECORDED OWNERS OF THE PROPERTY SHOWN ON THE
ATTACHED DESIGN REVIEW APPLICATION AND THAT SAID APPLICATION SHOWS THE ENTIRE CONTIGUOUS OWNERSHIP. I UNDERSTAND THAT PROPERTY IS CONSIDERED CONTIGUOUS EVEN IF IT IS SEPARATED BY ROADS, STREETS. UTILITY EASEMENTS, OR RAJlROAD RIGHTS.of.WAY OWNER· -~DM~IG~8~1~5/~'8~R~AN~AD=os~u~c~---------
238 N CEDROS AVENUE, SUITE 201
SOLANA BEACH. CA 92075
LEGAL DESCRIPTION
ALL THAT PORTION OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 35. TOWNS Hf P 13 SOUTH, RANGE 4 WEST. SAN BERNARDINO MERIDIAN, IN THE CITY OF SOLANA BEACH, COUNTY OF SAN DIEGO. STATE OF CALIFORNIA. ACCORDING TO UNITED STATES GOVERNMENT SURVEY APPROVED APRIL 19, 1881. DESCRIBED AS FOUOWS
COMMENCING AT THE SOUTHEAST CORNER OF SAID NORTHWEST QUARTER OF THE SOUTHWEST QUARTER:
THENCE NORTH 00"42'30' WEST AL.ONG THE EASTERLY UNE OF SAID NORTHWEST QUARTER OF THE SOUTHWEST QUARTER, 562.50 FEET TO THE COMMON EASTERLY CORNER OF LAND CONVEYED TOE E DIMOCK AND WIFE BY DEED DATED MARCH 11, 1946. AND RECORDED IN BOOK 2065. PAGE 407 OF OFFICIAL RECORDS, AND LAND CONVEYED TO REUBENS. HAMAKER ET AL BY DEED DATED APRIL 1, 1946 AND RECORDED IN BOOK 2277, PAGE 125 OF OFFICIAL RECORDS: THENCE CONTINUING NORTH 00"42'30" WEST ALONG SAID EASTERLY LINE OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER. BEING ALSO THE EASTERLY LINE OF SAID HAMAKER$ LAND, A DISTANCE OF 486-47 FEET TO N-J INTERSECTION WITH THE
EASTERLY PROLONGATION OF THE NORTH LINE OF LAND CONVEYED TO HELEN T WEED N-JD ETHEL W GROSSO BY DEED RECORDED YA Y 3, 1951, IN BOOK 4083, PAGE 245 OF OFFICIAL RECORDS: SAfD INTERSECT/ON BEING THE TRUE POINT OF BEGINNING: THENCE CONTINUING NORTH 00"42'30' WEST ALONG SAID EASTERLY LINE OF HAMAKERS LAND. A DISTANCE OF 147.83 FEET TO A POINT THEREON WHICH IS DISTANT THEREALONG SOUTH 00•42'30" EAST 90.00 FEET FROM THE NORTHEAST CORNER OF SAID LAND:
THENCE NORTH 89"4D'30' WEST, PARALLEL W!TH THE NORTH LINE OF SAID HAMAKERS LAND 250.30 FEET MORE OR LESS TO AN INTERSECTION WfTH THE NORTHERLY PROLONGATION OF THE WESTERLY LINE OF THE AFOREMENTIONED LAND CONVEYED TO WEED AND GROSSO. THENCE SOUTH 08"29'30" EAST ALONG SAID PROLONGATION. 149.20 FEET, MORE OR LESS. TO THE NORTHWESTERLY CORNER OF SAID LAND.
THENCE SOUTH 89"40'30" EAST ALONG THE NORTH LINE OF SAID LAND AND THE EASTERLY PROLONGATION THEREOF. A DISTANCE OF 230 DO FEET TO THE TRUE POINT OF BEGINNING APN 263.082•17..00
SITE ADDRESS
615 N GRANADOS AVENUE
SOLANA BEACH. CA 92075
APN 263•082-17
BASIS OF BEARINGS
NORTH 00" 42' 30" WEST ALONG THE EASTERLY LINE OF
THE NORTHWEST QUARTER OF THE SOUTHWEST
QUARTER. AND THE EASTERLY LINE OF THE
SOUTHWEST QUARTER OF THE NORTHWEST QUARTER.
80TH OF SECTION 35, TOWNSHIP 13 SOUTH. RANGE 4
V,!EST, SAf-1 BERNAAD!NO MERIDIAN. AS SHOWN ON MAP
OF HANMAKER HEIGHTS, MAP NO 2988 AND ON MAP OF
SOLN--IA HEIGHTS. MAP NO 3521
ZONING INFORMATION
GENERAL PLAN DESIGNATION
PRESENT ZONING REQUIREMENTS
HEIGHT
UTILITIES
ER-1
ER-1
25'FORER-1
TOPOGRAPHY
TOPOGRAPHY OBTAINED BY: FIEW SURVEY
ON/DATE SEPTEMBER 16, 2019
PREPARED BY TORGERSEN SURVEYING. INC
1012 M.AR VISTA DR
VISTA. CA 92081
BENCHMARK
ELEVATIONS SHOWN HEREON ARE BASED ON CITY OF SOLANA
BEACH SURVEY CONTROL STATION "ENC-43", POINT NO. 2012 PER RECORD OF SURVEY NO 18971. A 3.5' NATIONAL GEODETIC
SURVEY DISK IN HEADWALL. 0.2 MILES NORTH OF SOLANA VISTA DRIVE ON THE EAST SIDE OF NORTHBOUND HIGHVIA Y 101, 3 FEET OFF SHOULDER 6 FEET WEST OF CARDIFF BY THE SEA SIGN
ELEVATION= 34 670'
VERTICAL DATUM= NAVO BB
EXISTING USE
PROPOSED USE
TOTAL UNITS
SINGLE FAM!L Y RESIDENTIAL
SINGLE-FAMILY RESIDENTIAL
2 SINGLE-FAMILY PARCELS
TOTAL EXIST LOTS t LOT
TOTAL PROP LOTS 2 PAACELS
WATER
FIRE
SEVIER
ELEMENTARY SCHOOL
HIGH SCHOOL
SN-JTA FE IRRIGATION DISTRICT
ENCINITAS FIRE PROTECTION DISTRICT
ENCINITAS SANITARYDNISON
ENCINITAS UNION SCHOOL DISTRICT
SAN DIEGUITO UNION HIGH SCHOOL DISTRICT
ACCESS
N GRANADOS AVENUE A PUB.UC ROAD
PREPARED BY
PREPARED BY
PASCO. LARET, SUITER &ASSOCIATES
1911 SAN DIEGO AVE
SAN DIEGO. CA 92110
ENGINEER OF WORK
BRYAN KN4PP. PEf:86542
11!f5/24
DATE
PREPARED ON
2/1912024
PLSA
I
BEGIN FILL SLOPE 1-FT FROM
PROPERTY BOUNDARY,-
TERMINATE TOE OF SLOPE
f.FTFROMPL
AP-N:263-082-02
IST!N R TAINING
WALL TO BE REMOVED
1535TOP
OF BERM
EXISTING RETAINING
WALL TO BE REMOVED
cs-- cs--
PROPOS 4' PVC STORM
DRAIN FORCE MAIN FROM
SUMP PUMP
LOWER LEVEL
FF= 156.24
PAD= 155.91
/MIT F
DECK ABOVE
-- -- EDPCC I
~
\1 PERS(TYP) r
i==+--- -~="-AB"'~-VE-t: ADU }oM/;T OF
1551 TG 3 I I 1580F ' 1541 IE ,
~
FF= 156.24
PAD= 155.91
___,
PROPOSED PCC
STEPPERS (TYP.J
PARCEL 1
ST PIN
CMU FOUNDATION
WALL
PARCEL2
I
/STING WAT RiMH R
AND SERVICE TO!REMAIN PROPOSED 18" RCP STORM
DRAIN SEE SHEET 5 FOR
CONTINUATfON TO PATTY
HIUDRfVE 3::
le
0 "'
164-2 IE LAT 12 (163.0IE@MA!N)
£X_PL FEE
OWNERSHIP)
tBOOTW
LEGEND
EXISTING PROPERTY BOUNDARY
AD~IAGENT PROPERTY LINE I RIGHT-OF-WAY
CENTERUNE OF ROAD
EXISTING EASEMENTS
PROPOSED LOT UNE
ADJACENT LOT LINE
SETBACKUNE
EXISTING CONTOUR
PROPOSED CONTOUR
PROPOSED BUILDING FOOT PRINT
PROPOSED ADU BUILDING FOOTPRINT
PROPOSED FLOW UNE
PROPOSED DIRECTION OF FLOW
PROPOSED AC SAWCUT
PROPOSED UMJTS OF GRADING
PROPOSED MASONRY RETAINING WALL
PROPOSED MOUNTABLE PGC CURB
PROPOSED PCC PAVEMENT
PROPOSED BIOFILTRATON BASIN BMP
PROPOSED DECOMPOSED GRANITE
PROPOSED RIP RAP
PROPOSED 4' PVC SEWER LATERAL
WICLEANOUT
PROPOSED 6' PVC STORM DRAIN
PROPOSED 6' PVC FORGE STORM DRAIN
PROPOSED 6" AREA DRAIN
PROPOSED SUMP PUMP VAULT
PROPOSED 36" X 36" BROOKS BOX
PROPOSED 12· RCP STORM DRAIN
PROPOSED TYPE A GLEAN OUT PER D-9
SITE NOTES
SHEET 2 OF6
100
----100----
M - - - M
-s-s-@
--SD --
0 □
rFil
ru
1 EXISTING SURVEY MONUMENTS TO BE PROTECTED IN
PLACE. IF A MONUMENT IS DISTURBED OR DESTROYED,
FT SHALL BE REPLACED BY A UCENSED LAND
SURVEYOR AND A CORNER RECORD OF SURVEY SHALL
BE FlLED WITH COUNTY
2 ALJ. EXISTING STRUCTURES AND WAL.LS WITHIN THE
PROPOSED DtsTURBED AREA TO BE DEMOUSHED
UNLESS OTHERWISE NOTED
3 ALJ. EXISTfNG TREES WITHIN THE PROPOSED
DISTURBED AREA TO BE REMOVED AND THE AREA
CLEARED/GRUBBED UNLESS OTHERWISE NOTED
(15i.2 m'@EGI
1553BW
154 33 TF 158 O TTV@EG
1557BW
15433TF
1582EG
15433 TF
(1628TT1/@EGJ
16VBW
161.0TF AFN 263-082-16
REMAIN
16966TI'I i ~ I
\
CONSTRUCT/ON NOTES
(D EXtsTING SURVEY MONUM=NT TO BE PROTECTED fN PLACE. SURVEY
MONUMENTS DISTURBED OR DESTROYED SHALL BE REPLACED BY A UGENSED
SURVEYOR
® PROPOSED PCG DR NEW A Y, PAVEMENT SECTION PER GEOT£GH
RECOMMENDATION AND FIEW TESTED R-VALUE
@ PROPOSED 4· AREA DRAIN BY NDS OR APPROVED EQUAL
© PROPOSED 4• TRENCH DRAIN BY NOS OR APPROV-t:D EQUAL
@PROPOSED AC SAWCUT PER DETAIL SHEET 5
PLAN VIEW - PRELIMINARY GRADING PLAN
© PROPOSED RETAINING WALL PER COUNTY OF SAN DIEGO
PDS083/PDS 084/PDS 070
0 PROPOSED GAS METER
© PROPOSED FCC PAVEMENT, DRIVEWAY TO INCLUDE TOP
CAST#75 FINISH(OR APPROVED EQUfVALENT)
® PROPOSED FIRE SPRINKLER PANEL
@) PROPOSED 400 AMP ELECTRICAL SERVICE
SCALE 1'= 10'
@ PROPOSED DECOMPOSED GRAN!T£
@ PROPOSED 4· PVC SEVIER LA TERAl. WITH CLEANOUT PER SDRSD SS-01 AND SC--Of
@) PROPOSED GOBBLE STONE ENERGY DISSIPATER
(@ PROPOSED MDUT/l.ELE CONCRETE CURB PER DETAIL SHEETS
@) PROPOSED FIRE ACCESS LADDER PER SEPARATE ARGHfTEGTURAl. PLANS 167.om'@FG
(16508WIEG!
1640TF
f692TV.-@FG
/15B78W!EG)
1670TF
XIS ING ti" VG SEVIER
MAl'f:PER DWG S-118
@PROPOSED EMERGENCY OVERFLOW 36' X 36' BROOKS BOX OR APPROVED EQUAL @PROPOSED TRENCHING AND RESURFACING FOR BfOFfTLRATION BASIN SEE DETAIL SHEET 5
@PROPOSED RIP RAP PER SDRSD D-40. ROCK CLASS NO 2 BACK T=1 t-FT @ PROPOSED RETAJN!NG WALL PER srnucruRAl. DESIGN. DESIGN BY OTHERS @) PROPOSED TYPE A STORM DRAIN CLEAN OUT PER SDRSD D·9
@ PROPOSED SUMP PUMP BY PSI PUMPS
@ PROPOSED 6" STORM DRAIN CLEANOUT BY NOS OR APPROVED EQUAL ® PROPOSED FLOW SPREADER. 4' PVC STORM DRAIN PIPE WI 2" PVC PIPES CONNECTED 5' 0 C TO DISCHARGE ONTO RIP RAF
RETAINING WALL NOTE:
@ PROPOSED 36' X 36' BROOKS BOX OR APPROVED EQUAL WI COVERED UD, CONNECT PRfVATE STORM DRAfN FORCE MAIN TO BROOKS BOX AND EXTEND FORCE MAIN INTO CLEAN OUT WITH END CAP. GOUPUNGS AND PVC RISER I BUBBLER PARENTHESIS CAI.LOUTS. EG (1€8 4 BW). FOR PERIMETER REiAINING WALLS
DENOTE PRE-EXISTING GRADE (EG/ ON ADJACENT PROPERTY INTERIOR RETAINING WALLS DENOTE PRE-EXISTING GRADE ALONG WfTH TOP OF WALJ. M'D BOTTOM OF WALL ELEVATIONS: SEE TYPICAL RETAINING WALL DETAIL SHEET 5 10' 30'
GRAPHIC SCALE 1" = 10'
SLAB AND FOUNDATION NOTE: GEO TECHNICAL ENGINEER TO DETERMiNE IF FOUR INCHES OF ADD!TIONAL BEDDING MATERIAL 8ENEATH SLAB /S NECESSARY DURING
CONSTRUCTION BASED ON SOIL GONOFr/ONS IN THE FIELD
TRANSITION NOTE: TRANSITION ALONG FRONTAGE OF PROPERTY TO EXISTING
IMPROVEMENTS TO THE SATISFACTION OF THE CITY ENGINEER
PLSA
I
PLSAENGINEERING.COM
APN: 263-082-01 f
- - _,
QA SHED LINE REPRESENTS APPROX. EX/STIJG GRADE
PROPOSED BIDFI TRATION
BASIN PER DETAIL SHEET 5
PROPOSED RETAINING
~iH~R°;SIGN BY
155.66TW
155.5TW@FG
155.SBW
PROPOSED RETAINING
WALL PER COUNTY OF
SAN DIEGO PDS 83
32.8'
55'
155.0FL
- - \-:'PVCST .
15571W
155.STW@FG
153.SSW
PROPOSED .f" PCC
PERGEOTECH
RECOMMENDATIONS
WOO KP R
ARCH. Pt.ANS
168 8 PLANT, ROOF
PER ARCH PLANS
16.0'
\ PROPOSED POOL
DESIGN BY OTHERS
15'
SECTION CUT 0-0 NOTTO SCALE
FF= 167.8
PAD= 167.47
,-- - FF= 156.24
PAD= 155.91
SECTION CUT E-E
SECTION CUT F-F NOTTO SCALE
NOTTO SCALE
3.f.75'
WOOD CKP. R
ARCH. PLANS
F F= 156.24 -
PAD= 155.91
PROPOSED 4• PCC
PATIO PER GEOTECH
RECOMMENDA HONS
_ _rPROPOSED RETAINING
WALL PER COUNTY OF
SAN DIEGO POS 83
r
PROPOS
WALL
STI.I
25.2'
173
ESW [ 20.0· ROAD ESMT
,- -----'-'PE~R.."'MAP~21998888
20.0' ROAD ESMT
f
I 20.0' ROAD ESMT .f
r ---'--P='.ERc.'MAP~~29~8B'---- 11
I
I
50.6'
'~~~~==~~:,;;~~~~;;;="'~""'~==="""~~='='§s.l,>I n :F~ I ~_.e,- --- -- _t =~i:~C DRNEWAY
RECOMMENDATIONS
N GRANDOS AVENUE
l
PROPO
MOUNTABLE PCC CURB
PER DETAI.. SHEETS
N GRANDOS AVE
N GRANDOS AVE
SHEET 4 OF 6
PLSA
I
APN: 263-082-16 r
16566TW
165.2 m'@FG
(164.2BW,
162.0 TF
DASHED LINE REPRES NT,
APPROX. EXISTING GRADE
PROPOS D RETAINING
WALL PER COUNTY OF
SAN DIEGO PDS 83
APN: 263-082-16
PROPOSED RETAINING I WALL PER COUNTY OF
SAN DIEGO PDS 84
APN: 263-082-01
I
I
__:)·
APPROX £XJSTI-IG GRADE
23.3'
1530/E
'1'
PROPOSED 8/OF/L TRATION
BASIN PER DETA!L SHEET 5
!6UF FF= 167.8
PAD= 167.47
FF= 156.24
PAD= 155.91
6' PVC STORM DF?AIN
ORA!N;157,5/E
168.8 PLANTED ROOF
3' PVC FORCE MAIN
STORM DRAIN. 1541 !E
WALL DESIGN BY
OTHERS
4'PCC
PER GEOTECH
RECOWIENDATKJNS
\
10.0'
5.0%
MIN
161.1 FG
FF= 156.24
PAD= 155.91
SECTION CUT A-A
f
I
200'
NOTTO SCALE
SECTION CUT B-B NOTTO SCALE
2{2'
PROPOSED POOL DESIGN BY OTHERS
PROPOSED 4' PCC
PATIO PER GEO TECH
RECOMMENDAilONS
SECTION CUT C-C NOTTO SCALE
FF= 167.8
PAD= 167.47
WOOD DECK PER
ARCH PLANS
22,0
WOOD DECK PER
ARCH PWJS
I
40.4'
6" PVC STORM DRAIN
154.0IE
APN: 263-082-21
16 51W
(162.41l'l@FG)
160.158W
159.0TF
APN: 263-082-21
PROPOSED RETAJNINQ
WALL PER COUNTY OF
SAN DIEGO PDS 83
539'
20.0' ROAD ESMT
PERMAP2988
I I ! 1735
FS737 FS (
i--'"'--4------------''"-"=-'----------I.~ r::-; 1736FS_I -
PROPOSED PCC DRIVEWAY
PER GEOTECH
RECOMMENDATIONS
SHEET 3 OF6
PLAN VIEW- KEY MAP NOTTO SCALE
+
N GRANDOS AVE
DEEP ROOTED. D NS
DROUGHT TDl..£RANT
WI WELL DRAJNED SOIL
3• LA YER HYDRAULIC
MULCH
IMPERVIOUS UNER MIRAFI 30-MIL
140 NOR APPROVED EQUAL)
ALONG SIDES AND BOTTOM OF BMP
TRUNKLWE TO CONNECT TO BROOKS BOX
FROM STORAGE LA YER WfTH ORIFICE
PLUE
36" X 36" BROOKS
BOX WI GRATED
INLET: 153.33 TG
0 5' HMP-SfZED LOW.FLOW
ORIFICE. DR/LlED INTO
ORIFICE PLATE: 148.25 E
TW =PER PLAN
BW= PER PLAN
R TAININGW
DESIGN BY OTHERS
COBBLE STONE
PROPOSED 18'
ENGINEERING SOIL
LAYER; "SEE NOTE BELOW
PROPOSED 29" GRAVEL
LAYER OF JWCRUSHED
ROCK
OUTLET PIPE CONNECT TO SUMP PUMP:
148.0!E
OTTOMOF =1480
4" PVC TORM DRAIN
FORCE MAIN
TYPICAL DETAIL - BIOFILTRATION BASIN (BMP 1 & 2) "BIOFIL TRATION 'ENGINEERED SOIL' LAYER SHAJ..l BE MINIMUM 18' DEEP 'SIWDY LOAM' SOI. MIX WfTH NO MORE THAN 5% CU.Y CONTENT. THE MIX SHAJ..l CONTAJN 50-60" SAND. 20-30"
COMPOST OR HARDWOOD MULCH. AND 20-30% TOPSOl.
RIM= PER Pl.AN
SUMP PUMP FLOAT
SWfTCH SYSTEM
NOTTO SCALE
CONNECT TO 36" X 36" BROOKS BOX
ADJACENT TON GRANDOS AVENUE;
IE our EAST= PER Pi.AN
PR P
MOUNTABLE PCC
CURB PER DETAIL
THIS SHEET
~ 1--,-.o-,i-;:-• M_IN __ --< ~1-~---1
~
~
~
C v'. Y ' MIN
DEPTH) TO PROVVE SMOOTH
TRANSfTION
OVER 6' CLASS II AB OVER NA TNE
SUBGRADE COMPACTED TO 95%
REL COMP.
_,,F -·
.-·-
APN: 263-082-02
PLAN VIEW - BIOFIL TRA TION BASIN PLAN
DIMENSIONS 1.0-FTGRATER THIW
PIPE DIA HDTDF GALVANIZED
PU,TE AFTER HOLES HAVE BEEN
DRILLED; CDt-.WECT TO INSIDE WALL
OF OUTLET STRUCTURE
NOTE: ORIFICE AND FUNGE
CONNECTION TO CONCRETE
SHALL BE FIU£D WITH 30
DUROMETER NEOPRENE RING
SCALE: 1' =10'
I
PA TTY HILL II
DRIVE
ROW
f!"RCPST RM
DRAW ~8. %PER
CG-3153 I
PORT.
I
I SEC. 35-13-4W I swo APN: 263-082-211
169.3 RIM 2
157.0 IEIN
(1 56.!IEINEJ
(1 56.5/EOUT)
LOT 13 OF BLOCK G
MAPU78
APN: 263--094-1 7
169.4 TG
(164.5EINJ
(159.6/EOI/T)
G-3'X5'GRATEDMH
COVER PER CG-3153
LOT I 2 OF BLOCK G
MAP2478
APN 263-094-16
TYPICAL DETAIL -AC SAWCUT TYPICAL DETAIL - ORIFICE PLATE
TYPICAL DETAIL - SUMP PUMP
TW
1.0' MIN COVER OVER
FOOTWG TYP
NOTTO SCALE
PLANS: COMBINED WALL AND FENCE
HEIGHT NOT TD EXCEED 6' FROM
LOWEST ADJACENT GRADE.
OF WALL AT FINISH
StRFACE
I
~
_ J
GRADE 'PARANTHESIS DENOTE PRE-EXISTING GRADE
(EG)ATTOPOFWALl OR BDTTOMDFWALL
FOR PERIMETER SfTE RETAWING WALLS
WHEREEG ISNOTNDTED
TYPICAL DETAIL - RETAINING WALL NOTTO SCALE
ULT.Pf.
PROPOS DOG
PAVEMENT
VARIES
NOTTO SCALE
20.0'
RDADESMT
PROPOSED AC PAVEMENT
SAWCUT PER DETAJL THIS
SHEET
PROPOSED 12" RCP
STORMDRAJN
VARES
50.0'
EX. PLICL
I ±250'
\ EXISTING s· PVC WATER
WJN PER DWG CG-3082
VARIES
~ MAWPERDWGS-118
30.0'
TYPICAL SECTION - N GRANDOS AVE NOTTO SCALE
R=1'
TYPICAL DETAIL - MOUNTABLE PCC CURB
NDTTOSCALE
NOTTO SCALE
ROW
VARIES
(V~ %)
C/)
0 LU
a :::::i < < LOT :,;:;,c:=KG
'ic::( LU N>N263-094-13
.. ~;-~ri~ ~ !
PLAN VIEW - STORM DRAIN EXTENSION PLAN SCALE: 1• = 20'
SHEET 5 OF 6
CONSTRUCT/ON NOTES
@ PROPOSED EMERGENCY OVERFLOW 36" X 36' BROOKS BOX OR
APPROVED EQUAL FOR BKJFIL TRATKJN BASIN SEE DETAL THIS SHEET @PROPOSED RIP RAP PER SDRSDD-40:ROCK Cl.ASS ND. 2 BACK; T=l.1' @)PROPOSED SUMP PUMP BY PSI PUMPS
@PROPOSED COBBLE STONE ENERGY DISSIPATER
@PROPOSED 6" STORM DRAIN BY NDS OR APPROVED EQUAL
- @) PROPOSED FLOW SPREADER; 4' PVC STORM DRAIN PIPE WI 2" PVC PFES CONNECTED 5' O.C. TO DISCHARGE ONTO RIP RAP
10' 20'
GRAPHIC SC.AJ..E: I"= 10'
STORM WATER NOTE: REFER TO SEPARATE HYDROLOGY REPORT
SECTION 1.4 FDR DISCUSSION DNDRAWAGE
PATH OF ONSITE Rl>IOFF TD RECErvWG
BODY.
CONSTRUCTION NOTES
(£)PROPOSED 36" X 36' BROOKS BOX OR APPROVED EQUAL WI COVERED UD, CONNECT PR/VA TE STORM DRAJN FORCE MAii TO BROOKS BOX AND EXTEND FORCE MAW INTO CLEANOUT WITH END CAP.
COUPUNGS AND PVC RISER I BUBBLER
(D PROPOSED TYPE A STORM DRAIN CLEANOUT PER SDRSD D-9
(D PROPOSED TRENCHHG AND RESURFACING
©PROPOSED AC PAVEMENT SAWCUT PER DETAL. THIS SHEET
@ PROPOSED 4' PVC SEWER LATERAL WITH CLEANOUT PER SDRSD SS-01 AND SC-01
© PROPOSED MOUNTABLE CONCRETE CURB PER DETAJL SHEET
Q) PROPOSED RETAINING WALL PER COUNTY OF SAA DIEGO PDS 083 I PDS 084 IPDS 070
J(
20'
'"'-- - 40'
GRAPHIC SCAI..E. 1' = 20'
,. PLSA
I
PLSAENGINEERING.COM
I II I
\
---------------------------. STAl?SDOWN - -------------------I 1 - r------',---+----------<~ _J
APN: 263-082-01
APN: 263-lJB2-02
APN: 263-082-03
_:::-.:=-.:=-7
&Pf
A=620SF
152.SFG
I
I
I
I
1/ - l
1 1 I
II I
II L --7
II BMP2
A=500SF I I 152.SFG
I I I I I \\
11 I
I ''-
--:::. -:::.. __j
H p
LENGTHL=/55'
----
-+
--.- - ....
1 1 n
,<-"' [ru
,<-
LOWER LEVEL
FF= 156.24
PAD= 155.91
,..J
J
LOWER LEVEL
FF= 156.24
PAD= 155.91
UMITSOF CK
OVERHANG
--------------------------- S89 ' ,f0'5l"f
230.11 '
PARCEL 1
UPPER LEVEL
FF= 167.8
PAD= 167.47
PARCEL 2
UPPER LEVEL
FF= 167.8
PAD= 167.47
D :,• \~
: !I
'---+-------'~----'-'-' " !I ~ EMERGENCY VEH/ClE S T
UP OPERATIONS FOR. HOSE PULL ~ -
PROPOSED CONCRETE DRIVEWAY
WITH TOP CAST 75 FINISH (OR
APPROVED EQUIVALENT}
F,-- F F -- F
F -- F
PROPOSED CONCRETE
DRIVEWAY WITH TOP
CAST 75 FINISH (DR
APPROVED EQUIVALENT}
OPERAT/CWS
GFF=l69.3
\ 17.0'
2.0% G
HOSE PULL
LENGTHL=l65'
11.8'
20.0'
I
1 1
I
20.0% 200%
-~
" llli ,!!
&tO' ~
~
_____________________ ! __
I
--~ I
PLAN VIEW - FIRE HOSE PULL EXHIBIT
SCALE: 1' = 10'
I
I
.,
I
I
I
26.0'
50.0'
LU
~
<
~ <:(
Cl)
0 a
<
~ (9
<
30.0'
0 10' ~--
SHEET 6 OF 6
LEGEND
EX/STWG PROPERTY BOUNDARY
ADJACENT PROPERTY UNE I RIGHT-OF-WAY
CENTERLINE OF ROAD
EXISTING EASEMENTS
PROPOSED LOT LINE
ADJACENTLOTUNE
SETBACK LINE
EXISTWG CONTOUR 100
PROPOSED CONTOUR ----100----
PROPOSED UM/TS OF GRADING 'f 'f
PROPOSED BUlDIIG FOOT PRINT
PROPOSED UM/TS OF DECK OVERHANG
PROPOSED BUl..DWG FOOTPRHT BELOW
PROPOSED FIRE HOSE PULL -- F -- F --
FIRE DEPARTMENT NOTES:
FIRE APPARATUS ACCESS ROADS SHN..1. COMPLY WITH THE.
REQUIREMENTS OF THIS SECTION AND SHA.LL EXTEND Wm-t/N 150 FEETOFN..1.PORTIONS OF THEFACIUTY AHDN..1.PORTK)NSOFTHE
EXTERIOR WALLS OF THE FIRST STORY OF THE BUILDING AS
MEASURED BY AN APPROVED ROUTE AROUND THE EXTERIOR OF
THE BUl.DWG OR FACl/TY PER THE 2022 CALIFORNIA FIRE CODE CHAPTER .5 SECTION 503 I. f
THE GRADIENT FDR A FIRE APPARATUS ACCESS ROADWAY SHALL
NOTEXCEED20.0%. GRADES EXCEEDING l.5.1)%(WCUNE OR
DECLWEJ SHALL NOT BE PERMITTED WfTHOUT MIT/GA TION MINIMAL MITIGATION SHA.LL BE A SURFACE OF PORTLAND CEMENT
CONCRETE. WITH A DEEP BROOM FINISH PERPENDICULAR TO THE ENTIRE DIRECTION OF TRAVEL PRO.E.CT PROPOSES #75 TOP CAST CONCRETE FINISH OR APPROVED EQUAL.
J(
w ,,,.
GRAPHIC SCALE 1" = 10'
PLSA
I
w
0 20
LEGEND
•
•
I!!!!)
N
E
s
SCALE: 1" = 20' 40 60
SURVEY BOUNDARY
RIGHT-OF-WAY LINE
AD
JOINING BOUNDARY
CENTERLINE
EASEME
NT LINE
OLD BOUNDARY LINE
RAD
IAL LINE /
T
IE LINE
FOUND SURVEY MONUMENT
CONCRETE CURB
ASPHALT BERM
ASPHALT
CONCRETE
CENTERLINE PAINT STRIPE
BUILDING FOOTPRINT
ROOF RIDGE / EAVE
WOOD DECK
HEXAGONAL CLAY TILES
BRICK PAVERS
CHAIN LINK FENCE
WOOD FENCE
RETAINING WALL
SITE WALL
(NON-RETAINING)
DITCH BANK
FLOWLINE
TOP OF SLOPE
INDEX CONTOUR LINE
INTERMEDIATE CONTOUR LINE
SEWER LINE
WATER LINE
APPROX. DRIPLINE OF TREES
APPROX. ORIPUNE OF HEDGE / BUSH
TREE TRUNK (APPROX. DIAMETER)
GATE
MAILBOX
BOLLARD
COMMUNICATIONS VAULT
COMMUNICATIONS RISER
GAS METER
ELECTRIC METER
ELECTRIC VAULT
ELECTRIC RISER
SEWER MANHOLE
AREA DRAIN INLET (ROUND)
WATER METER
WATER VALVE
WATER HANDHOLE
I
I
<I> >- I =>w
g:~ I
~;;; I ,.., < m "-0: I _,.,
-'m :gal "'"' I .,
;:
I
I
I
>-
<I>
::,
0:
>- >-W -'>-
~i~ ~ .. ~ ~~~
a~I
~~< Z«>
w
>-
::,
" z ,o> "'
~
~------~ "l
m
GROUND
/FINISHED SURFACE SPOT
ELEVATION
FINISHED FLOOR ELEVATION
ROOF ELEVATION
CHIMNEY ELEVATION
DECK ELEVATION
DECK RAILING ELEVATION
TOP OF PARAPET WALL ELEVATION TOP OF TREE
I
I
I
I
JOHNS REVOCABLE FAMILY TRUST
621 N GRANADOS AVE
APN 263-082-21
SURVEY PARCEL
APN 263-082-17
35,834 S.F. (0.823 AC.) GROSS
32,849 S.F. (0
.754 AC
.) NET
l
PATRICIA A HOGAN FAMILY TRUST
601 N GRANADOS AVE
APN 263-082-16
\-- -------
\
I
I
I
I
I
ZIV NOAM TRUST
545 N GRANADOS AVE
APN 263-082-15
I i 1>3
; ;: '>•
io !;!
!t ~ z <I>
8 ~
~
"
I r
I
_\ __ [.
: I
"'
20' EASEMENT
RESERVED FOR ROAD
AS SHOWN ON MAP 2988
I I
. ..
')t'.••!l.;t,t
Wlu.o< 1
SAW FAMILY TRUST
632 N GRANADOS AVE
APN 263-094-17
l~
-
L RAl•!lv'
YEAGER FAMILY
TRUST
j 624 N GRANADOS AVE
APN 263-094-16
·1EJ
DAVID & LINDA GIORGI FAMILY TRUST
616 N GRANADOS AVE
APN 263-094-15
BLOCH REVOCABLE TRUST
610 N GRANADOS AVE
APN 263-094-14
CALLOPY FAMILY 1990 TRUST
306 LYNWOOD AVE
APN 263-094
-13
LYNWOOD AVE
SUZANNE E KENYON REVOCABLE TRUST
307 LYNWOOD AVE
APN 263-143-21
SURVEYOR'S STATEMENT
THIS MAP CORRECT
LY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN CON
FORMANCE WITH THE REQUIREMENTS OF THE PROFESSIONAL LAND SURV EYORS' ACT.
PLS 8548
~
9-14-2019
NARRATIVE 1. THE BASIS OF BEARINGS
FOR TH
IS SURVEY IS NORTH 00•42'30" WEST ALONG THE EASTERLY
LINE OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUART
ER, AND THE EASTERLY LINE
OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUART
E
R. BOTH OF SECTION 35.
TOWNSHIP 13 SOUTH, RANGE 4 W
EST, SAN BERNARDINO
M
ERIDIAN, AS SHOWN ON MAP OF
HAMAK
ER HEIGHTS, MAP NO. 2988AND ON MAP OF SOLANA HEIGHTS, MAP NO. 3521 .
2. THIS MAP IS BAS
ED ON A FIELD SURVEY. RECORD DIMENSIONS MAY VARY. ADDITIONAL
INFORMATION
R
EGARDING THE FOUND MONUMENTS AND THE BOUNDARY SURVEY PROCEDURE
ARE SHOWN ON A RECORD OF SURVEY MAP BEING PREPARED CONCURRENTLY WI TH THIS MAP.
3. ELEVATIONS SHOWN HEREON ARE BASED ON CITY OF SOLANA
BEACH SURVEY CONTROL
STATION "ENC-43", POINT
N
O. 2012 PER RECORD OF SURVEY NO. 18971, A 3.5" NATIONAL
GEODETIC SURVEY DISK IN
HEADWALL, 0.2 MILES NORTH OF SOLANA
VISTA DRIVE ON THE EAST
S
IDE OF NORTHBOUND HIGHWAY 101 , 3 FEET OFF
S
HOULDER AND 6 FEET WEST OF CARDIFF BY
THE SEA SIGN. NAVD-88 ELEV= 34.6
70'
4. T
HE LOCATIONS
OF UNDERGROUND
UTILITY LINES AND/OR
S
TRUCTUR
ES AS
S
HOWN HEREON
ARE
BAS
ED ON OBSERV
ED ABOVE GROU
ND EVIDENCE ONLY. NO RECORD UTILITY PLANS WERE
PROVIDED
TO OR OBTAINED BY THE SURVEYOR. NO EXCAVAT
IONS WERE
MADE DUR
ING THE
COURSE OF THIS SURVEY TO LOCATE UNDERGROUND
UTILIT
IES. LOCATIONS OF
UNDERGROUND UTILITIES MAY VARY FROM LOCATIONS SHOWN HEREON. ADDITIONAL
UNDERGROUND UTILIT
IES MAY EX
IST.
ABBREVIATED LEGAL DESCRIPTION
A PORT
ION OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUART
ER OF SECTION 35,
TOW
NSHIP 13 SOUTH, RANGE 4 WEST, SAN BERNARDINO MERIDIAN, IN THE CITY OF SOLANA BEACH,
COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO UNITED STATES GOVERNMENT SURVEY APPROVED APRJL 19, 1881.
(SEE GRANT DEED RECORDED IN THE OFFICE OF THE SAN DIEGO COUNTY RECORDER ON APRIL 15, 1999 AS DOC# 1999-0253678 OF OFFICIAL RECORDS FOR THE COMPLETE DESCRIPTION OF THE PROPERTY SURVEYED.)
APN:
REFERENCE:
TORGE
RSEN SURVEYING,
INC.
1012 MAR VISTA
D
R, VIS
T
A, CA 92081
619-535-8674 I [email protected]
BOUNDARY & TOPOGRAPH
IC SU
RV
EY OF PROPERTY LOCATED AT
615 N. GRANADOS AVE
263-082-17
MAP 2988
SOLANA BEA
C
H,
CA
SURVEY DATE: 9-09-2019
DRAWING DATE: 9-16-2019
JOB# 1927 SHEET C-7
----J
Of coNCRE1E
we.Si F.C..C:ooT\NG :ta'\'
fEN~5,0f pl\..
I
coNCRE1E
WESi f,C..CE. ~;NG :t oN Pll
fENCEfOO j:
N
w
s
0 -----10
r. '"
woooFENC~
coRNERt.06
we.s10FPIL
E
SCALE: 1" = 10'
i 20 30
JOHNS REVOCABLE FAMILY TRUST
621 N GRANADOS AVE
•
' "--._ SOLAR PANEL
STRUCTURE -....__
•
SURVEY BOUNDARY
RIGHT-OF-WAY LINE
ADJOINING BOUNDARY
CENTERLINE
--- - - --- EASEMENT LINE
OLD BOUNDARY LINE
---------------------- RADIAL LINE / TIE LINE
e FOUND SURVEY MONUMENT
CONCRETE CURB
ASPHALT BERM
ASPHALT
CONCRETE
CENTERLINE PAINT STRIPE
APN 263--082-21
::I
LANOCAPED DITCH --.
'~\
BUILDING FOOTPRINT
ROOF RIDGE I EAVE
WOOD DECK
HEXAGONAL CLAY TILES
BRICK PAVERS
~
CHAJN LINK FENCE
WOOD FENCE
RETAINING WALL
SITE WALL (NON.RETAINING)
----- - - DITCH BANK
- - - - FLOWLINE
TOP OF SLOPE
INDEX CONTOUR LINE
INTERMEDIATE CONTOUR LINE
SURVEY PARCEL
APN 263-082-17
35,834 S.F. (0.823 AC.) GROSS
32,849 S.F. (0.754 AC.) NET
FACE OF
WALL
BELOW
•
. ' .
,,.,
SEWER LINE
WATERLINE
APPROX. DRIPLINE OF TREES
APPROX. DRIPLINE OF HEDGE / BUSH
TREE TRUNK (APPROX DIAMETER)
GATE
MAILBOX
BOLLARD
COMMUNICATIONS VAULT
COMMUNICATIONS RISER
GAS METER
ELECTRIC METER
ELECTRIC VAULT
ELECTRIC RISER
•
I ,, ....,_
I
.,,
' LI 1- ,7~
l---2000-----t-------:------t--30.00··+-------j
24 63'
SEWER MANHOLE
AREA DRAIN INLET (ROUND)
WATER METER
WATER VALVE
WATER HANDHOLE
"'
1•
GROUND/FINISHED SURFACE SPOT ELEVATION
FINISHED FLOOR ELEVATION
ROOF ELEVATION
CHIMNEY ELEVATION
DECK ELEVATION
DECK RAILING ELEVATION
TOP OF PARAPET WALL ELEVATION
TOP OF TREE
7 r
' l
I I
'
f I
20' EASEMENT
----!-- RESERVED FOR ROAD
AS SHOWN ON MAP 2988
TORGERSEN SURVEYING, INC.
1012 MAR VISTA DR, VISTA, CA 92081
619-535-8674 I [email protected]
BOUNDARY & TOPOGRAPHIC SURVEY OF PROPERTY LOCATED AT
615 N. GRANADOS AVE
SOLANA BEACH, CA
APN: 263-082•17 SURVEY DATE: 9-09·2019
REFERENCE: MAP 2988 DRAWING DATE: 9-16·2019
JOB# 1927 SHEET C-8
/
N
4 0 DEMOLITION
PLAN
1. 0 • Scale:
1· = 10
·-o·
\; ~
1 I \ 1541 IE J
~
158.0 TW@EG
155.7
8W
K
EY NOTES
- DEMOLITION PLAN
OEMOU5H 9lA.OINGS
/ WM.LS / HARO SUU'.lrCE
REMOVE TREE I SHAU6 & GAINO STU!.'P
PRESERIIETAEE IN Pl.ACE ,:1/Sf fXJR' CAl{[Q/1
DEl.AY OEMOUTlON FOR STORM WATER MNIAGEWENT
16351W ---- /163< TW@EG/ APII
UKAJN ~.t;.t; ~I: I :, HJH
CONTINUATION TO PATTY
Hill DRIVE
19 ;.
~
EX. PL FEE
OWNERSHIP)
180.0TW
176
.57Wl!FG
173
.
7BW
172.MTF (176.BEG)
UJ
:::,
<
~ "'-(
Cl)
0 a
<
~ (!)
< • I
' --------
LEGEND
EXISTING PROPE
ADJACENT PROF
CENTERLJNE OF
EXISTING EA.SEM
PROPOSED LOT I
ADJACENT LOT L
SETBACK UN£
EXISTING CONT(
PROPOSED CON
PROPOSED BUH..1
PROPOSED ADU
PROPOSED FLO~
PROPOSED DIRE
PROPOSED ACS
PROPOSED LJM/l
PROPOSED IMS!
PROPOSED MOU
PROPOSED PCC
PROPOSED BIOf
PROPOSED
DEC!
PROPOSED RIP f
PROPOSED,. P'li WI CLEAfJOUT
PROPOSED 6'
PV
PROPOSED 6" PV
PROPOSED 6" Af.
PROPOSED SUMI
PROPOSED J6" X
PROPOSED 12'R
PROPOSED TYPE
SITE/I
---
fXJSl
rue. 1TSH.
SURV
BE
FI/
,. Ali E
PROF
UNLE
3. AUE
0/STl
CLU
l
<fl
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<:
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w
0: -.t.
,-
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(D
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0 ,-
0:
0 °'
a.
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0 iii
5 w
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t M
0 ;, Q
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LU ~ :,-
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0: L) !l'.
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z 0 z ::, !l'. ::,
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N
4 p
1.1 230'-31/2"
S.Y.
SETBACK
~ ----------------------------·-----·-·-·-------·-·-·-·-·-·-·-·-·-·-·-·
NORTH PARCEL
Gross Lot Area 18,302 Sq Ft
Net Lot Area 16,809 Sq Ft
25'-0"
F.Y.
SETBACK
I
---------·-·-·-·-·-----------------------------------------·------j
PLOT PLAN - LOT SPLIT
,. Seate: r = 10·-o~
S.Y.
SETBACK
S.Y.
SETBACK
r-·--------------------------- ---·-·-·-·-----·-·-·----------------------- \
\. _. --- ·-. --- ----. - . -
SOUTH PARCEL
Gross Lot Area 17,532 Sq Ft
Net Lot Area 16,037 Sq Ft
9 S.Y.
0 SETBACK
210'-1118"
25'-0"
F.Y.
SETBACK
I
---·-·-·-·-·-·-·-·-·-·-·-·-·-·-l
FLOOR AREA SUMMARY - NORTH PARCEL
Oescnption of SJ:lace
Mam level L1v1ng Area
LO'.ver Level l!vmg Area
Mam Leve! Garage
Subtotal
Off Street Parking Exemption
Tota! Proposed Floor Area
Be!owMax
Attached 18R ADU
North Parcel lot Size
Max Allowable Floor Area
LRc - Low Res1denua! •SesledRes!der.ta!Ovc-ffil)'.
Included
3,144 SF
1,364 SF
493 SF
5,001 SF
400 SF
4,601 SF
304 SF
846 SF
18,302 SF
4,905 SF
EDGE OF
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Mam
Oescnption
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of Space
Area 3,212
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SF
Lower Level Ltvmg Area i,359 SF
Mam Leve! Garage 478 SF
Subtotal 5,059 SF
Off Street Parkmg Exemption 400 SF
Tota! Proposed Floor Area 4,659 SF
Below Max 169 SF
Attached 1 BR ADU 850 SF
South Paree! Lot S12e 17,532 SF
Max Allowable F!oor Area 4,828 SF
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PROJECT
615 N GRANADOS
APN#
263-082-17-00
HERITAGE WEST DEVELOPMENT
238 N. Cedros Ave
Suite 201
Solana Beach, CA 92075
APPLICANT INFO:
Ryan Gad
(858)204-7 457
El!!
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REMARKS
REVISION PRIOR TO SUBMITAL
FIRST ROUND CITY CORRECTIONS
SECOND ROUND CITY CORRECTIONS
THIRD ROUND CITY CORRECTIONS
FOURTH ROUND NEIGHBOR CORRECTIONS
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KEY NOTES • FENCING DIAGRAM
MESI--IC:,.~ FENCE
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DD
PROPOSED SINGLE LEVEL
RESIDENCE
MAIN FF= EL 167.8
LOWER LEVEL FF = EL 156.24
• SINGLE LEVEL ABOVE STREET WTH ~y
SUBTERRANENI LOl+£"R LEVEL
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PROPOSED SINGLE LEVEL
RESIDENCE
MAIN FF= EL 167.8
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• SINGLE LEVEL ABOVE S1REET"'11H PMRTIAL.LY
SUfJTERRAHE.NI Lcw.EI'\' L.fl£L
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SOUTH PARCEL - FENCING SECTION
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10·.cr
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ISSUE
9/12/24
13'-11"
g:
0 N "
10'-31/2"
t ~ PROJECT
615 N GRANADOS
APN#
263-082-17-00
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HERITAGE WEST DEVELOPMENT
238 N. CedrosAve
Suite 201
Solana Beach, CA 92075
APPLICANT INFO:
Ryan Gad
(858)204-7457
1 2
3 4
5 □ -0 --'----+· -(~ ,; - I MM/DD/YY REMARKS 02102/23 REVISION PRIOR TO SUBMITAL 01/12124 FIRST ROUND CITY CORRECTIONS 316124 SECOND ROUND CITY CORRECTIONS 6110124 THIRD ROUND CITY CORRECTIONS 10117/24 FOURTH ROUND NEIGHBOR CORRECTIONS P.L. -
0 -·
0 -
P.L.
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25'-21,T 14'-21/'Z'
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1 . 3 • Scale: 1/8" = 1 '-0"
D
1 LOWER LIVING AREA
1364 SQ FT
~
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F.A.R. DIAGRAM NORTH PARCEL - LOI/I/ER LEVEL
• Scale: 11a· = 1·-0·
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FLOOR AREA DIAGRAM KEY
C=:J LIVING SN.CE SO FT
C=:J "'""'"
C=:J QIJ'IAGESOFT
C=:J MTIO & OECK SO Fl
i:::::z:=J STA»{S/SPECW..FEATU'IES
MAXIMUM ALLOWABLE FLOOR AREA (FARI
TieredAllocatt0n
0 500 for first 6,000 sf
0 175 for 6,001 to 15,000 sf
0 100 for 15,001 to 20,000 sf
Maximum Allowable FAR
North lot @..1§,302 sf
3,000 sf
1,575 sf
330 sf
4,905 sf
FLOOR AREA SUMMARY - NORTH PARCEL
Oe scriptIon ofSP.:ace
Mam Level Living Area
Lower Level Lrvmg Area
Main Level Garage
Subtotal
Off Street Parking Exemption
Total Proposed Floor Area
Below Max
Attached 1 BR ADU
Included
3,144 SF
1,364 SF
493 SF
5,001 SF
400 S.F
4,601 SF
304 S.F
846 S.F
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NORTH PARCEL
;,
l -·· ·······-·-········-·•
fie\.._
w
fie)r ';;J,I
;,
ISSUE
9/12/24 ~ tiil:3/1 w
t ~ PROJECT
615 N GRANADOS
APN#
263-082-17-00
I!
I
-1- ..
L ·---~
I
I
-~ ""~--,J:-= .=-;'. ·=·
HERITAGE WEST DEVELOPMENT
238 N. CedrosAve
Suite 201
Solana Beach, CA 92075
APPLICANT INFO:
Ryan Gad
(858)204-7457
1 2
3 4
5 I
I
I
I ,v
I
MMIDDIYY
02/02/23
01/12/24
3/6/24
6/10/24
10/17/24
:u
r
·-···-···-···-·
-0
-···-··
-·· -0
·-·· -· ·-·· -0
;
REMARKS
REVISION PRIOR TO SUBMITAL
FIRST ROUND CITY CORRECTIONS
SECOND ROUND CITY CORRECTIONS
THIRD ROUND CITY CORRECTIONS
FOURTH ROUND NEIGHBOR CORRECTIONS
-
-
- -=--OEgf"_ -=
- = -_
-
_--\_f=F-:'7
-~j
~
-~
. o YHUJ VfUJI" VtlU•
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KEY NOTES
- STORY POLE PLAN
STO
RY POLE PLAN
- NORTH PARCEL
• Scale:
3 /16" = 1
·-0·
JIAA,lffl>fG<
[ .1te;~
ll!OllMU••1
,/
I
I
I
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illlL~KAM I ':-"mTT~
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✓ 51.,\TT[D[~,._,,-r.
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! 9.I
STORY POLE# POINT EL PLAN EL
177.69 180
.74
1 77.69 177.95
165.85 180.74
163.26 180.74
163.26 171
.3
163.26 167
.8
177
.53 179
.3
178.20 180
.74
179.01 180
.74
178
.87 179
.3
178
.30 180
.74
178.30 178.3
178.33 180.74
10 178.22 182
.74
11 168.29 182.74
12 178.62 178
.3
178
.62 177
.95
13 179
.73 179
.3
179
.73 178
.3
14 170.67 180
.8
170.67 179
.3
15 170.70 180.8
16 17110 180 8
17 162.61 179
.3
162
.61 177
.95
162.61 171.3
162.61 167
.8
18 16
1.33 179
.3
161.33 177
.95
161
.33 171
.3
161.33 167
.8
19 167.33 179.3
20 178.02 179.3
23 161.82 177.95
24 161
.71 171
.3
161
.71 167.8
28 166
.43 17
1 .3
166
.43 167
.8
29 161
.96 171
.3
161.96 167
.8
30 164.29 179.3
164.29 171
.3
164.29 167
.8
31 164
.23 171 .3
164.23 167.8
32 160
.53 177.95
33 159
.97 171.3
159
.97 167
.8
34 171
.00 180
.8
171
.00 179
.3
rAA..n:TOOo'IAQI ( \IOI
CUT / FILL DESRIPTION F -3.05' Parapet High
F- 0.26' Slatted
Entry
F1
4.89' Parapet
High
F- 17.48' Parapet
H
i
gh
F- 8.04' Glass Railing
F4.54' Deck
f1
.77' Parapet Low
F - 2
.54'
Parapet High
F-1.73' Parapet
H
igh
F -0.43' Parapet Low
F2
.44 ' Parapet
H
igh
F
- 0.00'
Foye<
f
-
2 .41 '
Parapet High
F
- 4.52'
T-Pole Chimney
F -13.95' T-Pole
Chimney
C0
.32' Foye<
C-0
.67' Slatted
Entry
C-0
.43' Parapet Low
C-1.43' Foyer
F -10
.13' Parapet Garage
F
- 8.63' Parapet Low
F -10.10' Parapet Garage
F
-
9 .70' Parapet Garage
F
- 16.69' Parapet Low
F -15
.34' Eave Overhang
F
-
8 .69' Glass Rilil
F
-
5 .19' Deck
F -17.97' Parapet Low
F -16
.
62' Eave Overhang
F
-
9 .97' Glass Rail
F • 6
.47'
Deck
F • 11
.97' Parapet Low
F -1
.28' Parapet Low
F-16
.13' Eave Overhang
F-9
.59'
G
lass Railing
F-6
.09' Deck
F4
.
87'
G
lass Ra.ifin
F
-
1 .37'
Deck
F-9
.34'
G
rass Ra
i
ling
F-5
.84'
Deck
F
- 15
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615 N GRANADOS
APN#
263-082-17-00
HERITAGE WEST DEVELOPMENT
238 N. Cedros Ave
Suite 201
Solana Beach, CA 92075
APPLICANT INFO:
Ryan Gad
(858)204-7457
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2 01/12124 FIRST ROUND CITY CORRECTIONS
3 3/6124 SECOND ROUND CITY CORRECTIONS
4 6110/24 THIRD ROUND CITY CORRECTIONS
5 10117124 FOURTH ROUND NEIGHBOR CORRECTIONS
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615 N GRANADOS
APN#
263-082-17-00
HERITAGE WEST DEVELOPMENT
238 N. Cedros Ave
Suite 201
Solana Beach, CA 92075
APPLICANT INFO:
Ryan Gad
(858)204-7457
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HERITAGE WEST DEVELOPMENT
238 N. CedrosAve
Suite 201
Solana Beach, CA 92075
APPLICANT INFO:
Ryan Gad
(858)204-7457
1 2
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5 MM/DDIYY REMARKS
02/02/23 REV SI ON I PRIOR TO SUBMIT AL
01/12/24 FIRST ROUND C TY I CORRECT OI NS
3/6/24 SECOND ROUND C TY I CORRECTIONS
6/10/24 THIRD ROUND C TY I CORRECT OI NS
10/17/24 FOURTH ROUND NEIGHBOR CORRECTIONS ~
FENCING MATERIAL - MESH OR LATTICE
FENCE (50% OPEN)
POOL· LIGHT COLORED PLASTER / OFF-VVHITE WATERLINE TILE / NATURAL GRAY CONCRETE
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GLASS RAILING - CONCEALED BASE SHOE GLASS RAILING ALONG DECK METAL ACCENTS - CORTEN STEEL LANDSCAPE EDGING AND
COPPER BEAUTY METAL
GENERAL OUTDOOR· NATURAL GRAY CONCRETE FLATWORK / 3/8" GLACIER PEBBLE DECORATIVE ROCK / LU SH GREEN LANDSCAPING AGAINS DARK SIDING WITH
CORTEN STEEL FREE STAN DING PLANTERS
CLADDING - MILLBOARD ENVELLO COMPOSITE SHADOW LINE CLADDING IN BURNT CEDAR
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238 N. Cedros Ave
Suite 201
Solana Beach, CA 92075
APPLICANT INFO:
Ryan Gad
(858)204-7 457
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REVISION PRIOR TO SUBMITAL
FIRST ROUND CITY CORRECTIONS
SECOND ROUNO CITY CORRECTIONS
THIRD ROUND CITY CORRECTIONS
FOURTH ROUND NEIGHBOR CORRECTIONS
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... ,cou11TER SURFACES MO WAU CAB t.ns - U I< VUU 10FEET IN lOTALLEt,GTh 811.'llt.!Ut-'2-'·lt.Cl-<S,tsK 15 M:110RA.'t, WITH
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Tiered Allocation
0 500 for first 6,000 sf
O 175 for 6,001 to 15,000 sf
O 100 for 15,001 to 20,000 sf
Maximum Allowable FAR
South Lot@ 17 532 sf
3,000 sf
1,575 sf
253 sf
4,828 sf
FLOOR AREA SU MMARY - SOUTH PARCEL
OescnE!tlon of Space
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lower Level LMng Area
Main Level Garage
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Total Proposed Floor Area
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1,369 SF
478 SF
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263-082-17-00
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238 N. CedrosAve
Suite 201
Solana Beach, CA 92075
APPLICANT INFO:
Ryan Gad
(858)204-7457
1 2
3 4
5 ~ MM/DDNY REMARKS 02/02/23 REVISION PRIOR TO SUBMITAL 01112/24 FIRST ROUND CITY CORRECTIONS 3/6/24 SECOND ROUND CITY CORRECTIONS 6/10/24 THIRD ROUND CITY CORRECTIONS 10/17/24 FOURTH ROUND NEIGHBOR CORRECTIONS ~ltDNUl1'l
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162.95 180
.74
F -17.79'
166.16 180
.74 F • 14.58'
166
.16 179.3 F -13.14'
168.38 180
.74 F • 12.36'
168
.54 180
.74
F
-
12.2'
170
.59 180
.74 F • 10.15'
170.59 179.3
F
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171.38 179.3 F- 7.92'
170.71 180
.74 F • 10.03'
177.29
180.74 F- 3.45'
177.29 179.3 F ·2.01'
163
.59 180
.74 F -17.15'
10 163.61 180.74 F -17.13'
11 161
.67 179
.3 F-17.63'
161
.67 171
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.63'
161.67 168.8
F
- 7.13'
12 162
.53 179
.3 F-16.77'
162.53 168.8 F ·8.35'
13 171
.88 180
.8 f- 8.92'
14 180
.80 180.8 F-0'
15 171.25 179.3 F- 8.05'
16 171.20 179.3 F8
.
1'
17 169
.94 179.3
F
- 9.36'
18 166.06 179.3 F· 13
.24'
166.06 171
.3
F
- 5.24'
166.06 167.8 F- 1.7
4'
19 160.86 171.3 F-10.44'
160.86 167
.8
F
- 6.94'
20 162.38 171.3 F ·8.92'
162.38 167.8
F -5
.42'
21 156.34 168.8 F-12.46'
22 159
.77
168
.8 F -9.03'
23 171
.89 180
.8
F
-
8.91 '
24 159.90 171
.3 F • 11
.
4'
159.90 168
.8 F •
8 .9
25 171.49 180.8 F • 9.31
171.49 179.3 F- 7.81
DE
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615 N GRANADOS
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HERITAGE WEST DEVELOPMENT
238 N. Cedros Ave
Suite 201
Solana Beach, CA 92075
APPLICANT INFO:
Ryan Gad
(858)204-7 457
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MM/DDIYY REMARKS
02/02/23 REVISION PRIOR TO SUBMITAL 01/12/24 FIRST ROUND CITY CORRECTIONS 3/6124 SECOND ROUND CITY CORRECTIONS
6/10/24 THIRD ROUND CITY CORRECTIONS
10/17/24 FOURTH ROUND NEIGHBOR CORRECTIONS
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615 N GRANADOS
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263-082-17-00
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238 N. Cedros Ave
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Solana Beach, CA 92075
APPLICANT INFO:
Ryan Gad
(858)204-7 457
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3/6/24 SECOND ROUND CITY CORRECT OI NS
6/10/24 THIRD ROUND CITY CORRECTIONS
10/17/24 FOURTH ROUND NE GI HBOR CORRECTIONS
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238 N. CedrosAve
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Solana Beach, CA 92075
APPLICANT INFO:
Ryan Gad
(858)204-7 457
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5 MM/DD/YY REMARKS
02/02/23 REVISION PRIOR TO SUBMIT AL
01/12/24 FIRST ROUND CITY CORRECTIONS
3/6/24 SECOND ROUND CITY CORRECTIONS
6/10/24 THIRD ROUND CITY CORRECTIONS
10/17/24 FOURTH ROUND NEIGHBOR CORRECTIONS ~
FENCING MATERIAL - VERTICAL SLATTED
FENCE (50% OPEN) IN WOOD OR IRON
GLASS RAILING - MATTE BLACK WRAPPED
FASCIA WITH GLASS RAILING STANDOFFS
POOL - CHARCOAL GRAY FINISH WITH GRAY WATERLINE TILE / OFF-WHITE PORCELAIN TILE OR LIMESTONE DECKING
GENERAL OUTDOOR - NATURAL GRAY CONCRETE FLATWORK / ANCIENT OLIVES WITH GREEN FICUS HEDGING AND POPS OF COLOR WITH
LAVENDER AND CHINESE STAR JASMINE
CLADDING - MIXTURE OF OFF-WHITE ACRYLIC STUCCO/ FREE FORM NATURAL STONE/ MATTE BLACK FASCIA METAL
FLAT ROOF - TORCH DOWN ROOF WITH LAVA ROCK AND MATTE BACK ALUMINUM FASCIA <fl
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0 PLANT SCHEDULE
SYMBOL BOTANICAL / COMMON NAME CONT QTY WATER USE
To BEAUCARNEA RECURVATA I ELEPHANT'S FOOT 48"BOX LOW·MEDIUM 0 FEIJOA SELLowtANA / PINEAPPLE GUAVA 48"BOX LCY,t,/
0 OLEA EUROPAEA 'MONHER' I MAJESTIC BEAUTY® FRUITLESS OLIVE 72"BOX VERY LOW. LOW
SYMBOL BOTANICAL / COMMON NAME SIZE QTY WATER USE
SHRUBS
~ AEONIUM X "Kll/v'r / KIWI AEONIUM 1 GAL LOW
0 AGAVE ATTENUATA / AGAVE 5GAL LCY,t,/
0 AGAVE ATTENUATA "RAY OF LIGHT / VARIEGATED FOX TAIL AGAVE 5GAL 15 LCY,t,/ ◊ AGAVE X ' BLUE GLOW / BLUE GLOW AGAVE 5 GAL LCY,t,/
0 BUXUS MICROPHYLLA / JAPANESE BOX'NOOD 5GAL 31 LO,
0 DODONAEA VISCOSA 'GREEN' I GREEN HOPSEEO BUSH 15GAL 36 LOW 0 DODONAEA VISCOSA 'PURPUREA' / PURPLE HOPSEED BUSH 15GAL 15 LOW 0 FESTUCA MAIREI / ATLAS FESCUE 5GAL 53 LOW
◊ FURCRAEA MACDOUGALII / FALSE AGAVE 15GAL LOW
D
D
D
D
D
D
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1nnnnnnnrinl 0 i1111111111111111111111111111111111tj
MATURE HEIGHT 0 HETEROMELES ARBUTIFOLIA / TOYON SGAL 23 0 JUNCUS PATENS /CALIFORNIA GRAY RUSH SGAL 45
10 • 15FT HT 0 KALANCHOE BRACTEATA / SILVER TEASPOONS SGAL 31 0 LAVANDULA 'HIDCOTE' I HIDCOTE LAVENDER SGAL
10 • 15FT HT 0 LEYMUS ARENAR1US ' GLAUCA. I BLUE RYE SGAL 12 0 LIGUSTRUM JAPONICUM TEXANUM I JAPANESE PRIVET SGAL 14 20 • 30FT HT 0 LOMANDRA LONGlFOLIA 'BREEZE' I DWARF MAT RUSH 1 GAL 256 MATURE HEIGHT 0 MUHLENBERGIA RIGENS / DEER GRASS 5 GAL
0 OLEA EUROPAEA ' LITTLE OLLIE' TM / LITTLE OLLIE OLIVE 15GAL 42 6· 18IN HT 0 PENNISTEUM SPATHIOLATUM I SLENDER VELDT GRASS 1 GAL 90 3·6FT HT 0 PODOCARPUS MACROPHYLLUS MAKI / SHRUBBY YEW 15GAL 58 J.6FT HT 0 SALVIA CLEVELANDll 'POZO BLUE'/ CLEVELAND SAGE SGAL 6· 18IN HT
0 SENECIO VITALIS / BLUE CHALK FINGERS 1 GAL
3·6FT HT
SYMBOL BOTANICAL / COMMON NAME CONT SPACING 8·12FT.HT
GROUND COVERS
8·12FT HT - CAREX DIVULSA / EUROPEAN GREY SEDGE 1 GAL 18" oc
18. 36IN HT SOD/SEED
10•15FT HT f.: .. .. • .-~~ .. :-:.j LIPPIA NODIFLORA 'KURAPIA S1 ' I KURAPIAl!I FLAT 12-18~ 0 C LCY,t,/ 6·10FTHT
LOW 18 • 36IN HT
LOW 3·6FT HT
LOW 6·18IN HT
LCY,t,/ 18·361N HT
MEDIUM 8·10FTHT
LCY,t,/ 3·6FT HT
LCY,t,/ 3·6FT HT
LCY,t,/ 6 • 8ft ht
LCY,t,/ 18 . J6IN HT
MEDIUM 8 · 15FTHT
VERY LOW 3·6FT HT
LCY,t,/ 6-18IN HT
WATER USE MATURE HEIGHT
LOW•MEDIUM 6· 18IN HT
LOW < 6IN HT
THE FOLLOWING ITEMS SHALL BE COMPLETED PRIOR TO THE CITY'S INSPECTION
A ALL LANDSCAPE WORK HAS BEEN INSTALLED AND COMPLETED PER THE PLANS
APPROVED BY THE CITY OF SOLANA BEACH
A HYDRO.ZONE DIAGRAM SHALL BE PROVIDED ADJACENT TO THE IRRIGATION
CONTROLLERS
C THE PERSON OPERATING THE SYSTEM SHALL RECEIVE ALL REQUIRED
MAINTENANCE AND IRRIGATION PLANS
D ALL REQUIRED SOIL AMENDMENTS SHALL BE INCORPORATED AND VERIFIED BY THE
LICENSED PROFESSIONAL
THE FOLLOWING SHALL BE SUBMITTED WITH THE CERTIFICATION OF COMPLETION FORM
11 A COPY OF THE AGRONOMIC SOILS REPORT
21 A MAINTENANCE SCHEDULE FOR PLANTING AND IRRIGATION
NOTE
AS SOILS MANAGEMENT REPORT IS REQUIRED TO BE SUBMITTED TO THE
CITY PRIOR TO PLANTING THE REPORT MUST CONTAIN THE RESULTS OF
AGRONOMIC SOILS TEST PREPARED BY AN INDEPENDENT LAB WITH
RECOMMENDATIONS FOR AMENDMENTS AND FERTILIZERS
NOTE
AT THE TIME OF COMPLETION OF THE INSTALLATION A STATEMENT SIGNED BY THE LANDSCAPE ARCHITECT vVHO PREPARED THE
LANDSCAPE PLANS WILL BE REQUIRED THE CITY WILL INSPECT FOR
CONFORMANCE WITH THE APPROVED PLANS AND ANY DEVIATIONS MAY
REQUIRE REMOVAL AND REPLACEMENT WITH THE SPECIFIC SPECIES
AND IRRIGATION EQUIPMENT
@ 0 8 16 24 32 feet
r-..J I I I
NORTH 1/8" = 1'-0"
PLANTING PLAN
Revisions:
07-5-24
08-30-24
09-17-24
01 -17-25
02-10-25
02-12-25
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Disclaimer:
TheM~S .. t'l'>eptopertyof
s-.~~~
andatencllDbeCOJNd rt'p'Oduc.a
OolPOMOoft'Cf>t'l"0,,~0<
ll'ICIWK!ly"ua,edfc,ra,-?~O<
•"Ypi.rpo,i,ewt-.~-~
e>cprft,Md Ind Wl'il:ffl pannlk>n ol
SIDne.Gro<;el.anOol,cape~
date: 06-04-24
designed: 8 . Grove
drawn: 8 . Grove
checked: 8. Grove
scale:
sheet
L-1
of 6 sheets
~
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ILJLJLJLJLJLJLJLJLJLJLJLJI
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PLANT SCHEDULE
SYMBOL BOTANICAL / COMMON NAME CONT QTY WATER USE MATURE HEIGHT To ACACIA ANEURA I MULGA 60"BOX VERY LON-LOW 15' • 20' FT HT 0 FEIJOA SELLOWIANA / PINEAPPLE GUAVA 36"BOX LOW 10' • 15' FT HT 0 OLEA EUROPAEA ' LITTLE OLLIE' TM I LITTLE OLLIE OLIVE 0 PODOCARPUS MACROPHYLLUS MAKI/ SHRUBBY YEW SYMBOL BOTANICAL/ COMMON NAME SIZE QTY WATER USE MATURE HEIGHT SHRUBS 0 ROSA FLORIBUNDA 'ICEBERG' I ICEBERG ROSE
v AGAVE ATTENUATA I AGAVE 5GAL LOW 3-6FT HT 0 SALVIA CLEVELANDll 'POZO BLUE'/ CLEVELAND SAGE 0 BUXUS MICROPHYLLA JAPONICA 'GREEN BEAUTY. / GREEN BEAUTY BOXWOOD 5GAL 107 LOW 3-6FT HT 0 0 'NESTRINGIA F 'GREY BOX' I GREY 'NESTRINGIA
BUXUS MICROPHYLLA JAPONICA ' GREEN BEAUTY. I TOPIARY BALL 5GAL 13 LOW 3-6FT HT 0 0 VVESTRINGIA FRUTICOSA / COAST ROSEMARY
CEANOTHUS X 'JOYCE COULTER' I CEANOTHUS JOYCE COULTER 5 GAL VERY LON 3-5FTHT 0 SYMBOL BOTANICAL / COMMON NAME OODONAEA VISCOSA 'GREEN' I GREEN HOP SEED BUSH 15GAL 19 LOW 8-12FTHT
GROUND COVERS
0 DODONAEA VISCOSA 'PURPUREA' / PURPLE HOPSEED BUSH 15GAL LOW 8-12FTHT ~ CAREX DIVULSA / EUROPEAN GREY SEDGE 0 FESTUCA MAIREI / ATLAS FESCUE 5 GAL 37 LOW 18-36IN HT ~ MELINIS NERVIGLUMIS / SAVANNAH GRASS 0 HETEROMELES ARBUTIFOUA / TOY ON 5GAL 17 LOW 6 • 10 FT.HT ~ TRACHELOSPERMUM JASMINOIOES / CHINESE STAR JASMINE
SOD/SEED © LAVANDULA 'HIDCOTE' I HIDCOTE LAVENDER 5 GAL 71 LOW 6 • 18IN HT f'. ·•.- _~-:~ _-:1 LIPPIA NOOIFLORA 'KURAPIA S1 ' / KURAPIAI» 0 LIGUSTRUM JAPONICUM 'TEXANUM' / WAX LEAF PRIVET 5 GAL 48 LOW 8-10FT HT 0 MUHLENBERGIA RIGENS / DEER GRASS 5 GAL LOW 3-6FT HT
5 GAL
15 GAL
SGAL
5GAL
5GAL
5GAL
CONT
1 GAL
1GAL
1GAL@
FLAT
,,.
SPACING
18" 0 C
18" o.c
24" 0 C
73 39
10 19
89 21
,
' DG Paving ---ffic='"if I
existin~ pine tree to remain
LOW 6- SFT.HT
MEDIUM 8-15FT.HT
MEDIUM 3-6FTHT
VERY LOW 3 -6FT.HT
LOW 3 - 6FT.HT
LOW 3-6FT HT
WATER USE MATURE HEIGHT
LOW 6-18IN HT
LOW 6 - 18IN HT
LOW 3-6FT HT
LOW < 6IN HT
THE FOLLOWING ITEMS SHALL BE COMPLETED PRIOR TO THE CITY'S INSPECTION
A ALL LANDSCAPE WORK HAS BEEN INSTALLED AND COMPLETED PER THE PLANS
APPROVED BY THE CITY OF SOLANA BEACH
A HYDRO-ZONE DIAGRAM SHALL BE PROVIDED ADJACENT TO THE IRRIGATION
CONTROLLERS
C THE PERSON OPERATING THE SYSTEM SHALL RECEIVE ALL REQUIRED
MAINTENANCE AND IRRIGATION PLANS
D ALL REQUIRED SOIL AMENDMENTS SHALL BE INCORPORATED AND VERIFIED BY THE
LICENSED PROFESSIONAL
THE FOLLOWING SHALL BE SUBMITTED WITH THE CERTIFICATION OF COMPLETION FORM
1) A COPY OF THE AGRONOMIC SOILS REPORT
21 A MAINTENANCE SCHEDULE FOR PLANTING ANO IRRIGATION
NOTE
AS SOILS MANAGEMENT REPORT IS REQUIRED TO BE SUBMITTED TO THE
CITY PRIOR TO PLANTING THE REPORT MUST CONTAIN THE RESULTS OF
AGRONOMIC SOILS TEST PREPARED BY AN INDEPENDENT LAB WITH
RECOMMENDATIONS FOR AMENDMENTS AND FERTILIZERS
NOTE
AT THE TIME OF COMPLETION OF THE INSTALLATION A STATEMENT
SIGNED BY THE LANDSCAPE ARCHITECT WHO PREPARED THE
LANDSCAPE PLANS WILL BE REQUIRED THE CITY WILL INSPECT FOR
CONFORMANCE WITH THE APPROVED PLANS AND ANY DEVIATIONS MAY
REQUIRE REMOVAL ANO REPLACEMENT WITH THE SPECIFIC SPECIES
ANO IRRIGATION EQUIPMENT
@ a a 16 24 32 feet
~ I
NORTH 1/8" = 1'-0"
PLANTING PLAN
Revisions·
07-5-24
08-30-24
09-17-24
01-17-25
02-10-25
02-12-25
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date: 06-04-24
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drawn: B. Grove
checked: B. Grove
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IRRIGATION NOTES
POINT OF CONNECTION
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l AM FAMILIAR WITH THE REQUIREMENTS FOR THE LANDSCAPE AND IRRIGATION PL.ANS CONTAINED IN THE CITY'S WATER EFFICIENT
LANDSCAPE REGULATIONS I HAVE PREPARED THIS PLAN IN
COMPLIANCE WITH THOSE REGULATIONS ANO THE LANDSCAPE DESIGN
MANU I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TOP I FFlCIENT USE OF WATER
BRI
0 B 16 24 32 feet
r-...J I 1/8" = 1'-0"
IRRIGATION PLAN
Revisions:
07-5-24
08-30-24
09-17-24
01-17-25
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Store-Gnwe urmcape Archlem
date: 06-04-24
designed: B. Grove
drawn: B. Grove
checked: B. Grove
scale:
sheet
L-3
of 6 sheets
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IRRIGATION SCHEDULE PRESSURE LOSS CALCULATIONS
SYMBOL
It'
MANUFACTURER/MODEUDESCR!PT!ON PSI
HUNTER MP2000 PROS-06-PRS30-CV
~~:g~ ~zz::.~~:~~-iRo;~u~~~~:i~~o3
~Yp!~~~~LLED 30
ROTATOR NOZZLE ON PRS30 BODY_ K=BLACKADJ ARC
90-210, G=GREEN ADJ ARC 210-270, R=RED 360 ARC
HUNTER MP3000 PROS-06-PRS30-CV
~~:g~ ~iz::.~~:~~iRo:~u~i~~:i~bo3~Ypl~~~~LLED 30
ROTATOR NOZZLE ON PRS30 BODY. B=BLUEADJ ARC
90-210, Y=YELLOWADJ ARC 210-270, A=GRAY 360 ARC
HUNTER MP3500 PROS.06-PRS30-CV
~~:g~ ~zz:;~~:~~0Ro;~~i~~:i~bo3~Ypl~~~LLED 30
ROTATOR NOZZLE ON PRS30 BODY LB=UGHT BROWN
ADJUSTABLE ARC, 90-210
HUNTER RZWS-18-CV
18!N_ LONG RZWS WITH INSTALLED .25 GPM OR 50 GPM 15
BUBBLER OPTIONS, CHECK VAL VE, 1/2IN SWING JOINT
FOR CONNECTION TO 1/2IN PIPE
MANUFACTURER/MODEUDESCRIPTION
HUNTER !CZ-101--40
DRIP CONTROL ZONE KIT 11N !CV GLOBE VALVE WITH 1!N
HY100 FILTER SYSTEM PRESSURE REGULATION 40PS!
FLOW RANGE 2 GPM T020 GPM 150 MESH STAINLESS
STEEL SCREEN
PIPE TRANSITION POINT ABOVE GRADE
PIPE TRANSITION POINT FROM PVC LATERAL TO DRIP
TUBING WITH RISER TO ABOVE GRADE INSTALLATION
NETAFlM TLSOV
NETAFIM TLSOV-1/2IN MANUAL FLUSH VALVE, BARBED
INSERT INSTALL IN 10!N BOX, WITH ADEQUATE BLANK OR
IN COBRA!N TUBING TO EXTEND VALVE OUT OF VALVE
BOX 2/3 IN FITS TECHUNE HCVXR, HCVXR-RW/RWP, CV,
DL, RWAND RWP DRIPLINES, AND PE lRRlGAT!ON HOSE
AREA TO RECEIVE DR!PLINE
NETAFIM TLHCVXR-CS-053-12
TECHLINE HCVXR-CS PRESSURE COMPENSATING
LANDSCAPE DRlPLINE WITH COPPER STRIPE, CHECK
VALVE AND ANTI-SIPHON FEATURE O 53 GPH EMITTERS AT
12" 0 C DRIPLINE LATERALS SPACED AT 1Z' APART, WITH
EMITTERS OFFSET FOR TRIANGULAR PATTERN HMM
MANUFACTURER/MODEUDESCRIPTJON
HUNTER !CV-G
1IN PLASTIC ELECTRIC REMOTE CONTROL VALVES,
GLOBE CONFIGURATION, WITH NPT THREADED
INLET/OUTLET, FOR COMMERCIAUMUNICIPAL USE
TRUE UNION BALL VALVE
THREADED PLASTIC BALL VALVE QUARTER-TURN
SHUTOFF DESIGNED FOR IRRIGATION, SPAS, POOLS AND
OTHER GENERAL COLD WATER APPUCAT!ONS 125 PSI
RATING SAME SIZE AS MAINLINE
HUNTER IBV r 1IN BRASS ELECTRIC MASTER VALVE, GLOBE
CONFIGURATION, WITH NPT THREADED INLET/OUTLET,
FOR COMMERC!AUMUN!C!PAL USE
ZURN 975XL 1"
REDUCED PRESSURE BACKFLOW DEVICE
HUNTER HC-12
12 STATION CONTROLLER WITH WI-Fl CONNECTION
HUNTER RFC
RAIN AND FREEZE SENSOR, WITH CONDUIT INSTALLATION,
MOUNT AS NOTED NORMALLY CLOSED SWITCH
HUNTER HFS-100
FLOW SENSOR FOR USE WITH ACC CONTROLLER, 1!N
SCHEDULE 40 SENSOR BODY. 24 VAC, 2 AMP
ZURN 70Xl
PRESSURE REDUCING VALVE
WATER METER
DOMESTIC WATER METER PER CIVIL ENGINEER
WATER METER
DOMESTIC WATER METER PER CIVIL ENGINEER
IRRIGATION LATERAL LINE PVC SCHEDULE 40
lRRlGAT!ON MAINLINE PVC SCHEDULE 40
PIPE SLEEVE PVC CLASS 200 SOR 21
Generated
P.O C NUMBER METER 1
Water Source Information
FLOW AVAILABLE
Water Meter Size
Flow Available
PRESSURE AVAILABLE
static Pressure at Ppc
Elevation Change
Service Line Size
Lenoth of SelV!ce Line
Pressure Ava1lab!e
DESIGN ANALYSIS
Maximum Station Flow
Flow Available at POC
Residual Flow Available
Crrt1cal Station
Design Pressure
Friction Loss
Fittings Loss
Elevation Loss
Loss through Valve
Pressure Req at Cnt1ca! Stabon
Loss for Fittings
Loss for Mam Line
Loss for POC to Valve Elevation
Loss for Backftow
Loss for Master Valve
Loss for Water Meter
Critical Station Pressure at POC
Pressure Available
Residual Pressure Available
PO C. NUMBER METER 2
Water Source lnforma!!on
FLOWAVA!LABLE
Water Meter Size
Flow Ava!lab!e
PRESSURE AVAILABLE
Static Pressure at POC
Elevatmn Change
Se1V1ce Lme Size
Length of SelV!ce Line
Pressure Available
DESIGN ANALYSIS
Maximum Statmn Flow
Flow Available at POC
Residua! Flow Available
Critical Station
Design Pressure
Frictwn Loss
Fittings Loss
Elevation Loss
loss through Valve
Pressure Req at Cntical Statmn
Loss for Fittmgs
Loss for Mam Lme
Loss for POC to Valve Elevation
Loss for Backf!ow
Loss for Master Valve
Loss for Water Meter
Crrt1cal Stallon Pressure at POC
Pressure Available
Residual Pressure Available
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IRRIGATION NOTES
POINT OF CONNECTION
IRRIGATION NOTES
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1"
182 GPM
80 PSI
5 00 ft
1"
20 ft
76 PS!
19 47 GPM
15 2 GPM
4.27 GPM
2 25 PSI
3.2 PS!
O 32 PSI
0 PS!
918 PSI
37 7 PS!
0 73 PSI
7 28 PSI
0 PS!
11 7 PS!
3 PS!
0 9 PS!
61 3 PS!
76 PSI
14 7 PSI
Domestic Water Meter Per Civil Engineer
1"
18.2 GPM
80 PSI
500ft
1"
20ft
71 PSI
12,23 GPM
182 GPM
597 GPM
5 30 PSI
2 51 PS1
0 25 PSI
0 PS!
3 PS!
35 8 PS!
0 85 PS!
8 46 PS!
0 PSI
11 7 PSI
3 PS!
0 92 PS1
60 7 PSI
71 PS!
10 3 PS1
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SCREENING
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GRAPHICS
• fllllJrtM MC L,t,!tltt-c tM.f~'l'lll'"'' Fl>IIJ fOI' c:J-il:Tretl'. ~ AOW.. JllllMtif lOClTQITO If ,111-..io,1ro<r.o.~ce1r1;1,t~"f""1tCDi!:J1~.o.ctti1m,
• co:r;;_-.:ro• ..... OIIOJ',Yl~'t'{,TO•(CTXEWU.\J!',Hkll .. i;(IO..::~ flowo-,r,;,i.cr(;dtallO'l'N'lEO .,._..CCfjl'!flt:~•iOONr
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@
NORTH
AM FA.f.~JUAR WI.,,...., 7rlE RECUIREr.~Er,;rs F'.)R 7HE LAt.;DSCAPE At~D 1RRIGAT:ON PLt.it~S SO~ffAltJED rt-; THE :rrv'S V-.1AiER E.Fl=ISIE~JT ,J.fDSCAPE REGUi.A.Tio•~s 1-iAVE PR:::?AREO TH!S PL:..N l~J ::OMPL!At-:CE '.r\',Tt-' ~HOSE REGUL;. T!ONS ANO TH!:;. LAf;:JSC/1PE CESiGN t.~A~Ut..L i ::::ERTfFv ""1-.AT THE PLA~-i l~.~::LEMEIJTS THOSE REG:..'LAT!Q•~S ~O PROVIDE EFF!SIEUT USE c:: 'NATER
BRIAN GROVE, LANDSCAPE ARCHITECT
0 8 16 24 32 feet
r-,..J I i I 1/8" = 1'-0"
IRRIGATION PLAN
Revisions:
07-5-24
08-30-24
09-17-24
~
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< Qi
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Disclaimer:
71'1•wo::,:~1•••ei.JY:;puuol
li~n.-Gt11.-•~,o.,,;;-...o
W"1w•!Qbt.~r~
i,,-11•to1i.ro,,.,;~
1 or
ono,,1~ l.-:IIO'•not,_,p-:,4C10'
-~-,~-i-. .. , .... tl)r,,t
up<•.«! ud --::en P",.,..•,on r;I
!~•a-,;,.•i...-,,;l".;1;:,.Nt"-.. •e•
date: 06-04-24
designed: B. Grove
drawn: B. Grove
checked: R Grove
scale:
sheet
L-4
of 6 sheets
• ;
i
•
~
I
i
POOL
ETIMATED TOTAL WATER USE (ETWU) WORKSHEET
The pmJi."'C'l '~ F.st1ni:itcd Tot:il Waler Use 1~ cak:ul:ucd using the follO\,mg fomiula:
ETWU=(EToX0.6ii PFxHA +su) \ IE
L:TWU - 1,,sum:ucd 101.111 ...,a,cr use per yc:ar (g:illons per ye3rJ ETo - Lv11p01ransp1rauon r:itc (mchcs per year)
PF - Pl:int F11.c1or from WUCOLS (sec Definitions)
HA • 11,-dro-zonc Arcafsqtmrc kctJ. Ddinchydro-zoni.-s by v.ater use: very to,,. lo,,, modcrntc and l11g~ SLA • Specia l Lnml.capc! Arca(squ;m: li:ct): Edible pllmls, 1mga1cd .,..1th Tl-C)'ckd 11a1cr. & turf used for
11.c111cpla}
0.62 - Comcr s1on Fnctor (to ~al Io n ~ j>t!T square root) IF. - lffi :niun F.llicn:ncv
CITY OF SOLANA BEACH ESTIMATED TOTAL WATER USE (ETWU) WORKSHEET line Hydro-zone Number (1 • 4 Below- use as many tables as necessa to com lete all h drozones
A-1
Evapotranspirat10n Rate (ETo)
See ~K below
Conversion Factor• .62
(Line 1 x Linc 2)
Plant Factor (PF) 03
See ·s· below
Hydrozone Area (HA) - in square feet 631
{Line 4 x Line 5) 6 189.3
lrngatioo Efficiency (IE) 0 75
See -c· below
(Une6 - line7) 252.4
TOT AL of au Une8 boxes + SLA
Lme3xLme9
Estimated Total Water Use - ETWU 10 (gallons per year)
Total shall not exceed MAWA below
A
ET• -E...,._•,.vir•d.. ,..,r *
41 (wc.\tof l-5)
47fca~tofJ.:li)
B l'F. l'k,et F•~ - L~ H"I COI.S ,..1ws HI
~•u~,,.far~ .,.«i,t:<•.'lff.
1lulN8',n·r-•~l'l'.,.Mk•·N,.-M,.
_,..,.,.,,_,., .......... ,.;,..1,r,1,.,..;,,,w.
n/- l'/ N - l"m/nw.N-_,,.1 :,rl'"-<
IJJ • LH. L,,.. lfllflCr f.,o,: ,..,.,,.,,
A-2 A-3
41.1 062
25.42 06 03
12<47 777
748.2 2331
0 81 081
923.7 287.78
C lf:- lrr«••F:flkJ,"'T
=-~;:
,,~ -· \fl'-- •1
r>,,rd:lf1<m-V""' Ill
03 1281
384 3
70 549
(Jll•A/lf- ~ ..im.,,. lf <lfn"Wl'l'f"""'
/tl• Jllf . lf ,.~,_,.. , -;..,, I J.Jjn,rM ff.""""'""'•,J IJ ,~1>,,.lo,:_.,.,-_~,J,,,«, ,...,,kM<Cm PJ.,,NT
MAXIMUM APPLIED WATER APPLICATION (MAWA) calculation :
_25.42_[(ETAF:.. _____ ) ..... (l-ETAFx ____ ll = I MAWA ::?:5.4::?: or :!9.14 Tot.Ill LandM::ipc J\r.::i l"oUll SLA '---------~ E,apo1r.im,pirJt1on mlju~lmt"n1 foc1or t[TAf) u:,c .5~ r,:s1dC"nt1:il .45 non• r,:s11.kn11;1] 00 i J
_J
I
I
DDDDDDDDD
mr~
' . 0 ESTIMATED TOTAL WATER USE (ETWU) WORKSHEET .
. The pruJ~t·s b11mated Toi.al Wat,:r Ust" 1~ cakul:n~-d u~m~ the folto\.\mg lonnula.
ETIVU = (EToX0.62,( PFxlfA +SLA) \ IE
ETWU - fatm131,.-d 1ot.:1l water u~ pt.'T y~tr{gallon~ J)t"f year) ETo ., f.\':ipotrJnspir:111011 r,11c {mchc~ p..-r ye;1r ) PF - Plan1 Factor from WUCOLS h1..~ Ddirutions)
HA Hydro-1onc Are3(~qu:,rt" foct): l)dinchydro-1onc~ hy"-'atcr use· ,cry lo\.\, lo\.\, modcr.itc:md higl· SI.A .. Special l..andscape Arcatsquare fcco. Ld 1blc pl:mts, 1mg:i1ed \\ 1th recycled w:11er. & turf used for acll\1.'pla)
0.62 • Con\crs1on l·actor (lo gallon~ ()i.'r ~ uare fool } tE • lrn :itirml:ffic1cnc
CITY OF SOLANA BEACH ESTIMATED TOTAL WATER USE (ETWU) WORKSHEET line Hydro-zone Number (1 - 4 Below- use as many tables as necessa to com lete all h drozones
EvapotranspiraHon Rate (ETo)
See "A" below
Convers,on Factor - .62
(Lme 1 x Line 2)
Plant Factor (PF)
See ·s· below
Hydrozone Area (HA) - In square feet
(Lme 4 x Line 5)
lrngatioo Efficiency (IE)
See ·c· below
TOTAL of al1 Lme8 boxes+ SLA
Line 3 x Lme 9
A-5
03 2107
6321
0.75 842.8
3.809.06
Pool
41 .1
0 62
25.42 0.6 0.3
385 473 493
231 0 141 .9 493 0
0.81 0.81
285.19 175.19 493.0
Estimated Total Water Use - ETWU
(gallons per year) 10 25 42 X 3,809.06: 96,826.30
Total shall not exceed MAWA below
Lr,..1:,,.,,.,,,..,..,,;,..,..,.,..1~ •
41 (wcstofl-5)
47 lc;astorl-5)
1'1' • 1'f•"1I-C- - t~HI ("UU,Wllw,w
«N'rt11i,w1llralrf<H7'/«~"(H'Ciro":-t
Tlt,i,ifl,,nl .,......,.....,.,.,-.,.,)1#.,U"ll>fflrtt
_,,,,._,._,.,.F1,:......,.,.;,.11,y1,-tt-,.......
l)/-J/ K-1,....f_ H...,...lv~•
nJ-1 1f·. 1.,,,,,.. ,. _,,.,,w,, r ~--.,
ll<'l• l/lf'.~11,....,.l,w r ,_,
Ill IIH-H,;:J, M .. "L.rl'f....u
C
IL - ltriX-_l:.J!kir,_,,·
~-!S
11,>trtt" "I')
""""'" -1 \ff' ___ ,
0rrr« 11,r,,..,,pnn-t/
A~/F...,. /y1ffffll/,llf'f""'1N"' Jo<_...,...,,.,.,i,,,,-, .,.,.,,..£,,1~ MAXIM UM APPLI ED WATER APPLICATION (MA WAcc)...:c.ca...:lc_u_la_t_io_n_: ____ _ I
MAWA• 103,375.51 _25.42_ l(ETAF x _ 7394 ___ ) + ( I-ET AF, _ U _Jj = 2~.42or29.14 "lot:ilL:mdsc:ip,.•Area ·1oualSLA
I·., :ipotransp1ral1N1 :idj11s1mcm factor /1."I /\I-) use .55 rc:sidenti~I .-:15 non- rt'S 25.42 ~ (0.55, 7.39-1)•0 - 103.375.51 0 ~
@
NORTH
MODERATE WATER
LOW WATER
-
PDOL
-
D
I AM FAMILIAR WITH THE REQUIREMENTS FOR THE LANDSCAPE AND
IRRIGATION PLANS CONTAINED IN THE CITY'S WATER EFFICIENT
LANDSCAPE REGULATIONS I HAVE PREPARED THIS PLAN IN
COMPLIANCE WITH THOSE REGULATIONS ANO THE LANDSCAPE DESIGN BR
I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS
. FFICIENT USE OF WATER
0 8 16 24 32 feet
~ I I I 1/8" = 1'-0"
WATER MANAGEMENT PLAN
Revisions:
07-5-24
08-30-24
09-17-24
l:i:I
> --0:: <: u C/J
0 ..c:
Q <.)
ro
<: Q)
z l:Q
<: ro
~ C:
C) ro
0 I.{") rr,
....
\0
Disclaimer:
TheHclcx:ur!wntsarer.epropenyllf
SIOl'le-GrcweUncllea,pe~
llndartnolbtll!(q)lltdf~
dilpOl,tdolMntrdwKtlyOf
indweetty,uudfOfll"ll:ltMfP,OjedOf
..,Ypl,l'POMWN-Wll'O\A
llXl)fKNdlndwnttnperm,alOIICII
s-.Gttwtu.-c:ape~
date: 06-04-24
designed: B. Grove
drawn: B. Grove
checked : B. Grove
scale:
sheet
L-5
of 6 sheets
l
t!'.
•
i
1 i
~
POOL
ETIMATED TOTAL WATER USE (ETWU) WORKSHEET
The projeci"s fa11matcd Tomi W:m:r Use 1s cak:ula1ed using 1hc folio"' in~ fomml a:
ETWU = (Efo)(0.62{ PF;t" +SU)
ETWU • l~,um:a1«11nul w31cru~ per ycar(g31lon~ !')\"f)C'3r) EI o • E\:ipo1r:tnspira11on r:uc (inches per yc11.r)
Pl • Plmu r:actnr from WUCOI.S (M:c Dclini11ons)
l lA • I lydm-1onc Arc11.(r,qu:irc feet): Dcfinchydro-1011c~ h) 1\:IICr u,c: vcl)· 1011. I011. mndcr:11c :ind high SLA • Sp,.:c1:al L:uu.l-.capc Arca(Mjuare k cl); [d1hlc pbnt~. 1rng.111cd w11h rcq ckd 11111 cr.& turfu~cd for ac11u·pla)
0.62 "' Con1t-rs1011 rac1ur 11o gal lons per !>l.lu:m: foot, IE "' lm•a11unEflic1cuc
CITY OF SOLANA BEACH ESTIMATED TOTAL WATER USE (ETWU) WORKSHEET Lme Hydro-zone Number (1 - 4 Below- use as many tables as necessa to com letc all h rozones
Evapotranspira110n Rate (ETo)
See "A" below
Conversion Factor- .62
(Line 1 x Line 2)
Plant Factor (PF)
See ·s· below
Hydrozone Area (HA) • in square feel
(Line 4 x Line 5)
lrngation Efficiency (IE)
See ·c· below
(Line6 - l1ne7)
TOT Al of all L1ne8 boxes + SLA
l ine 3 x line 9
Esllmaled Total Water Use - ETWU
(gallons per year)
Total shall not exceed MAWA below
A-1
0.3 1,149
344.7
0 75
459.6
10 A
f:T11-F.,·•,....,•,.ll#••rn>il,.,,, ..
41 jwcstofl-5)
47(ca~ofl-S)
r F. ,.,.,,, F•r- - c· ... H ( 'COJS,-.1.,,.,.
u,.,,,,.;,.r ,i,,, r•u,:,,ry /M .,.,.,. ¥Hk• •-~
n,, 111po1 ""',.,, .... r1• ,..."' n-., """" _,...,,..,._.,.,.;,,11-• ....... J.,,_:,,,.... 0 I Ilk'.;,.,, L-. A;,..,.,,t.,,,,rJ_,,
fl.I - /H • IA"' H~l .,. ri.,,,,,
A-2 A-3
41 .1
0.62 25.42
06 06
1.247 1,071
748.2 642 6
0 81 0 81
923.7 793.33
C I F. - frr~,._F.jfiri,-,.,.J· ,,.,. . ,, lflllor "II
8..bl,k,, · .1
t t/'m,,,t,w : .1
(Nfl'' ,1(,..ru.sprt11 ~,
◄
03 383
114.9
0 75
153.2
06 \Ill'- \l,"""'.- H,,,....[..-PI..,.,,
/ll•IIM- 11 l, M,-~I .. •/',_,.,,
~~,r-,...,,w.111,.,,.,_1n1, .. h__,,..,,_ ... "1ttr .. v1,.,,,,,.(1111'J,,.,...., M AXIM UM A PPLI ED WATER A PPLI CATION (MAWAr)_c_:i_lc_u_l:i_t_io_n_: _ _ __ -, _ 25.42_ r(ETAF,_,....~ __ ) + (l-ETAFx ____ )) = I MAWA
15.-l2or19.14 Total Lan<lsc:ape Arc::i To1;1l SLA .
~---- - - --~ E,:1po1r.m).J)ir:ll 1on adjus1111t:n1 factor(ETAFf u~ .55 rt:sidc:nual .45 non- res1den11:1l [ru
ESTIMATED TOTAL WATER USE (ETWU) WORKSHEET
The proJt.-Ct') fat1mt1tt:d Tolal Waler U~t:" cakulutt:d u~mg tht: 101I011 mg lomrnl;1. • • { PFxHA ) ETll'U = (ETn)(0.62 ---+SLA
IE
ETWU • fa11m:u,:d 101.11 Yi ll.ler us,,-: per yc.v tpallons per )e.irJ ETo • E1·apoHansp1r:mon r;uc (inches p,.:r ye:ir)
PF • rlam Fac1or from WUCOLS h« Defini11u1b J
I-IA - H}dro-.,onc /lrc:t(~quarc feet): [)dinchydro-1.ones by "-:llcr u)c: \"Cl) ]01,1, lo\\, rnodcralc and higJSl./1 - Sptc1al L:mJ-.capc /l rc.i(sqlWre feel): F.d1hle planls. irng:lle<l "' 1th recyck'<I wate r, & turl'u.-.c:cl for act1\cpl:i}
0.62 - Comcrsilm l-ac1or{lo lt4llnn~ pcrMJU3J'\.' fiK!ll II- - lm1.?:1tion l:ffic1enn
CITY OF SOLANA BEACH ESTIMATED TOTAL WATER USE (ETWU) WORKSHEET Line Hydro-zone Number (1 - 4 Below - use as many tables as necessa lo co lete all h rozones
M, Ml P,.1
Evapotransp1rat1on Rate (ETo)
See "A" below 41 .1
Conversion Factor - .62 0.62
(l ine 1 x line 2) 25.42
Plant Factor (PF) 03 0.3 0 1
See ·s· below
Hydrozone Area (HA) • in square feet 1,004 295 803
(Line 4 x line 5) 301 .2 88 5 80.3
lrngallon Efficiency (IE) 70 0 81 0.81
See ·c· below
(l 1ne6 .. L1ne7) 430.29 109.26 99.14
TOTAL of all Lme8 boxes+ SLA 4,498.53
line 3 x Line 9
Estimated Total Water Use • ETWU
(gallons per year) 10
25 42 X 3.494.52
88,830.7
Total shall not exceed MAWA below
A
F.T11-F.,.,,,..,.•,.¥i••1HMr•,., •
41 (wc~tofl-5)
47(caQofl-S)
B
r r-rt.,.,Fw:,.r - t.:H-H'I ro1s....,,IH'<,,.
Mfn/NM llltt:tlt~'/Murll.~ • <d.
n,,, llllf(IH,)I -1" IIJ't rF "'""' H ttM'<l ""'NI
- r /Un,.,.,. rr i, Jo,,.,.,. i,, • IIJ'fl,-.:-r.
l)J 1/. H -l'rn/.o14 ll.., .... L ... ri-, tJJ Llf-Lo,,11'..wtrL,,-r..-, C fF - frri1t•II-F./f)ck-:,.
!v,,-,71 • ,_1
It,_ :,,
11~;_ ..
,\(f'tut.ll,..- - "J
Dr11•.C..11..-... ,->1,,.,,, .,.,
Pool
526
526
526
Qt, \IJl'. \"1<b.,..- H,.,..,.t,,.r,_,
Ill //ti -ll,r1tll·....,..t,.~l'L«•
4J.fferr,u/F_,-..,..,..,.,,~"1don,,,.._,..t,,«,
,W"1, ... ('Jllf'I_,
M AXI MUM APPLI ED WATER APPLICATION (M AWA,_)_c_n_lc_u_la_t_io_n_: ____ ~ I
MA WA• 90,568.92 _ 25.42_ [(ETAF , _6.478 __ ) + (1 -ETAF x _0_ )] =
15.4:! or :!9 14 Trnal U111d!>l'upe Art:a Total SLA
bapotnmspirJtion "°Justmt:nl fo clor ft:I AF) U!>e .55 r.::.idcntiul .4 5 non- res1dcnllal :!5 41 >. (0.5:'i :\ b.478) • 0 = 90.55M 9:!
MODERATE WATER
LOW WATER
-
VERY LOW WATER
-
POOL D
I AM FAMILIAR WITH THE REQUIREMENTS FOR THE LANDSCAPE AND
IRRIGATION PLANS CONTAINED IN THE CITY'S WATER EFFICIENT
LANDSCAPE REGULATIONS I HAVE PREPARED THIS PLAN IN
COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE DESIGN SRI
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FFICIENT USE OF WATER
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WATER MANAGEMENT PLAN
Revi sions:
07-5-24
08-30-24
09-17-24
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date: 06-04-24
designed: B. Grove
drawn: B. Grove
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0 SITE PHOTOS
EXISTING CONDITION
ISSUE
9/12/24
PROJECT
615 N GRANADOS
APN#
263-082-17-00
HERITAGE WEST DEVELOPMENT
238 N. CedrosAve
Suite 201
Solana Beach, CA 92075
APPLICANT INFO:
Ryan Gad
(858)204-7457
MMIDDIYY REMARKS
1 02/02/23 REVISION PRIOR TO SUBMIT AL
2 01/12/24 F RST I ROUND C TY I CORRECTIONS
3 316/24 SECOND ROUND C TY I CORRECTIONS
4 6/10/24 THIRD ROUND CITY CORRECT OI NS
5 10/17/24 FOURTH ROUND NEIGHBOR CORRECTIONS
pg. 1
615 N Granados
Design Chronology
Heritage West Development Co (HWDC) has always been proactive in involving neighbors early in the design process to better understand potential issues before they arise (view, privacy, etc.). It is important to get “all of the cards on the table” early on before the design gets too far along. This initial exploratory process has always worked well for us and is how we approached the design of 615 N Granados.
The following document is intended to memorialize how the proposed design took shape and show the eKort put forth by HWDC to make various plan adjustments to help satisfy neighbor concerns along the way.
Existing property description:
The lot is one of the largest parcels on the hill at just under 36,000 sq ft. The proposed plan is to demolish the existing structure, subdivide the lot into two legal parcels, and construct two new single-family residences. The existing structure was constructed in 1970 and spans nearly the entire 150’ of street frontage along N Granados and contains a two-story element over top of the existing garage. Once the lot is subdivided each parcel will be roughly 18,000 sq ft which is still larger than nearly all the properties in the LRc zone along N Granados.
Early interaction with neighbors:
We made early contact with all the adjacent neighbors when we purchased the property back in 2020. We met each neighbor individually, looked at existing views from both inside and outside of their homes, and encouraged homeowners to express themselves regarding sensitive areas that might be impacted by the proposed development (views, privacy, etc.).
Below is a summary of the early feedback from those meetings that led to the initial design:
12, BARBARA AVE
820 BARBARA AVE
PATTY HILL DR
821 N GRANADOS
815 N GRANADOS
SUBJECT PROPERTY
801 N GRANADOS
818 N GRANADOS
810 N GRANADOS
308LYNWOOD
LYNWOOD AVE
pg. 2
• Uphill neighbors across the street to the East (616 N Granados / 610 N Granados /306 Lynwood Ave):
Neighbors across the street were primarily concerned with obstruction of their existing ocean views by the new structures and / or landscaping. The owners at 610 N Granados also mentioned that the road is relatively narrow and asked if we could provide a “bump-in” for additional parking on our side of the street as no street parking currently exists. Neighbor at 610 N Granados also asked that we replace existing berm vegetation along Granados with lower growing plant material to eliminate the need for future trimming. They complained about constantly having to ask the previous owner to trim the existing Melaleuca shrubs.
• Adjacent neighbors to the North & South (621 N Granados / 601 N Granados):
Primary concern was privacy from their outdoor decks and angled views to the ocean across our property. The existing condition is that both adjacent homes have little privacy from their outdoor spaces and rear yards. This is a biproduct of living in a community with a grid system of parcels. Nearly all homes on the west side of the street along N Granados can see into each other’s rear yards and decks. Both adjacent homes enjoy near 180-degree ocean views from their primary living spaces and outdoor patios. We discussed doing our best to use plantings along the shared property lines that would provide additional screening where possible. The challenge with those plantings of course is the delicate balance between providing screening and not obstructing ocean views when those plantings reach maturity.
• Neighbors below to the West (624 Barbara Ave / 620 Barbara Ave / 616 Barbara Ave): The Primary concern of the downhill neighbors to the west was storm water runoK from our property. The existing condition is problematic as there is currently no site drainage installed. When it rains the neighbors below can experience runoK from our property and the two other adjacent parcels that sit above them (621 N Granados / 601 N Granados). We assured the neighbors to the West the post-development condition would be much improved since we’d be installing drainage mechanisms to slow down and capture storm water as part of the development. None of those mechanisms currently exist.
Initial Submittal:
Based on those initial meetings with the neighbors we had a pretty good starting point for “putting the puzzle together” in a way that would cause the least amount of conflict and provide a net benefit to the neighborhood. We ended up with a single level flat roof design for both homes where the finished floor of the proposed structures matched the existing home and the highest point of the proposed roof was 14” lower than the existing home’s roofline. We also eliminated the existing second story massing over the garage which would provide “found” white-water views for the neighbors across the street to the east (616 Granados / 610 Granados / 306 Lynwood). In addition, we staggered the massing of pg. 3
the proposed homes towards the center of the two parcels to preserve angled ocean views for the two adjacent homes to the North and South (621 N Granados / 601 N Granados).
For the downhill neighbors to the West (624 Barbara Ave / 620 Barbara Ave / 616 Barbara Ave) we proposed a storm water sump system for each property that would pump the treated storm water from our bio basins uphill directly into the 18” storm water main that runs along Patty Hill Drive. The stormwater ultimately will end up in the same storm drain system it would have had it run through the downhill neighbor’s properties onto Barbara Avenue and into the stormwater inlet there (typical). The result of the proposed system is that downhill neighbors should experience virtually zero run oK from our property once these storm water mechanisms are in place.
For the neighbor at 610 Granados we provided a decomposed granite “bump in” along N Granados which creates 3 additional public parking spaces that currently don’t exist. In addition to providing this parking area, we agreed to replace the existing Melaleuca shrubs along the roadside berm with a mixture of low growing shrubs and grasses to prevent the need for future trimming to preserve ocean views. The one exception to that is “protectingin-place” one of the large existing Monterey Pine trees on the South Parcel along Granados.
We feel retaining that tree will be important for “grounding” the project into the neighborhood and making it feel like the site hasn’t been denuded of all mature vegetation.
Looking to the south along the west side of N Granados we feel there are far too many homes without any large trees, or character defining landscaping, which tends to feel a bit cold / sterile to us.
Overall we felt the initial submittal was a thoughtful design. We were hopeful that story poles depicting the home’s massing, along with the other aspects of the project’s design detailed above, would be well received by the neighborhood. 801 N GRANADOS SOl/TH PARCEL
815 N GRANADOS
SUBJECT PROPERTY
821 N GRANADOS
pg. 4
Story Pole #1 – Install & Feedback
After a few rounds of corrections with City staK, we finally received authorization to erect story poles depicting the building’s massing. Up until that point we had limited visual references to use as a guide so you are sort of “guessing at it” as a building designer. During that initial 30-day noticing period we met with all the neighbors that we felt could be impacted by the project, walked them through the plan set, and viewed the story poles from within their homes and outdoor spaces. The feedback was generally positive but there were a few concerns that surfaced as a result of those meetings. Below is a summary of those issues:
• Adjacent Neighbors to the North & South (621 N Granados / 601 N Granados) – the staggered design of the massing towards the center of the two lots didn’t quite preserve the angled views of the adjacent neighbors as well as we were hoping.
Views were still impacted by the westernmost decks and deck railings. • Uphill Neighbors on Glenmont Drive (521 Glenmont Dr / 550 Glenmont Dr) – unexpectedly we received two VAC claimants from properties up the hill on Glenmont Dr. One of the two claimants was outside of the noticing radius. It hadn’t occurred to us that homes on Glenmont Dr could be impacted by our structures due to the “low-slung” single level design and the large amount of grade variation between our property and homes on that street. Nonetheless, we visited the two claimants’ properties, went over the plans with them, and listened to their concerns.
Plan Revisions #1
As a result of the feedback from that initial story poling we made significant plan alterations to address neighbor concerns. Below is a summary of those changes:
• North Parcel
o Western leading edge of the structure was pulled back 15’-7” to the east by shrinking the planned three-car garage to a two-car garage and shifting the entire structure to the east. This allowed the floor plan to remain more-orless intact while significantly altering the location of the building’s massing. § Pulling the western leading edge to the east was intended to help with the angled views of the adjacent property owners (621 Granados Ave / 601 Granados Ave) as well as the impacted views from the VAC claimants on Glenmont Dr.
• South Parcel
o Western leading edge of the structure was pulled back 10’-0” to the east by shrinking the planned three-car garage to a two-car garage and shifting the entire structure to the east. The North Parcel was able to shift a bit further to the east because the originally planned three-car garage for that home was oversized. The South Parcel had a “standard” garage size, so there was less to “give up” in shrinking to a two-car garage.
pg. 5
§ Pulling the western leading edge to the east was intended to help with the angled views of the adjacent property owners (621 Granados Ave / 601 Granados Ave) as well as the impacted views from the property owners above on Glenmont Dr.
o Eliminated the home’s chimney stack which was planned to be 2’ wide x 8’ long and sit 2’ above the plane of the roof. The chimney stack was wrapped in stone and was a nice architectural feature but was eliminated to preserve views. The fireplace was relocated and instead will exhaust horizontally through a side wall rather than vertically through a chimney stack that sites above the roof plane.
§ This chimney stack removal was meant to help alleviate view impairment from the two VAC claimants on Glenmont Dr.
o Removed the westernmost deck oK the Primary Suite in lieu of a planted roof. § The deck railing, although planned to be glass, was encroaching into the angled ocean view of the property at 601 N Granados so we agreed to remove it. With the deck and railing removed, rather than having the Primary suite look onto a large torch down roof, we elected to make it a planted “green roof” for aesthetic purposes. This “green roof” design had the added benefit of giving the neighbor at 601 N Granados some peace-of-mind that the roof couldn’t easily be converted back into a usable deck in the future.
Story Pole #2 – Install & Feedback
After the initial story pole feedback, we re-surveyed and revised the story poles to reflect the changes discussed above. Although all parties agreed that the revised story poles were a big improvement, issues persisted with the two VAC claimants on Glenmont Dr. Shifting both structures to the east didn’t make as large of an impact as we were hoping given the viewing angle of the two homes from above.
Plan Revisions #2
• North Parcel
o No changes, we didn’t believe the North Parcel was impacting the VAC claimant’s views and it was diKicult to tell which poles we were looking at from the distance and angled view of each claimant’s property. • South Parcel
o Realizing that shifting the homes to the east didn’t solve the view issue for the VAC claimants on Glenmont Dr we decided to lower the finished floor, and roof, of the South Parcel by 18”.
§ The garage had to remain at its original F.F. elevation as lowering it would make the driveway steeper than would be acceptable for Fire Department access. Luckily the garage is situated towards the eastern property line and isn’t impactful for the VAC claimants’ views. pg. 6
§ This elevation drop put our finished floor 18” below the existing home’s F.F. and put the highest point of our roof at 32” lower than the existing home’s parapet roof. That’s at the highest point of the roof.
Most of the home’s roofline, aside from the Great Room / Kitchen, is 17”+ lower and would be 49” lower than the existing home’s roofline. § Lowering the house by 18” resulted in 3 risers to get from the driveway to the front door and 3 risers between the garage and the Main Floor of the house. The added stairs aren’t functionally attractive but were necessary to facilitate the lowered roof height. We also had to re-work all the site’s retaining wall heights, fencing heights, exterior stairwell elevations, and grading quantities to execute the change in height.
Story Pole #3 – Install & Feedback
We really thought that dropping the South Parcel 18” would solve the view issues and were surprised to hear from the two VAC claimants that the issue persisted even after the poles were surveyed and revised a third time. We looked at the poles from each of the claimant’s homes and realized that the portion that was still obstructing was the SW corner of the North Parcel’s story poles. It wasn’t just the South Parcel obstructing as we had previously thought. Around this same time we were contacted by the adjacent neighbor to the North (621 N Granados) about privacy concerns from their yard space. This concern wasn’t view related but did result in an additional story pole revisions.
Plan Revisions #3
• North Parcel
o Lowered the finished floor, and roof, of the North Parcel by 18” to match the South Parcel
§ The garage had to remain at its original elevation as lowering it would make the driveway steeper than would be acceptable for Fire Department access. Luckily the garage is situated towards the eastern property line and isn’t impactful for the VAC claimants’ views. § This elevation drop put our finished floor 18” below the existing home’s F.F. and put the highest point of our roof at 32” lower than the existing home’s parapet roof. That’s at the highest point of the roof.
Most of the home’s roofline, aside from the Great Room / Kitchen, is 17”+ lower and would be 49” lower than the existing home’s roofline. § Lowering the house by 18” resulted in 3 risers to get from the driveway to the front door and 3 risers between the garage and the Main Floor of the house. The added stairs aren’t functionally attractive but were necessary to facilitate the lowered roof height. We also had to re-work all the site’s retaining wall heights, fencing heights, exterior stairwell elevations, and grading quantities to execute the change in height. o Eliminated a large portion of the planned “wrap” deck that connected the Living Room and Primary Suite decks. This change eliminated roughly 265 sq pg. 7
ft of deck space and minimized the entertaining area that could potentially overlook the neighbor’s yard at 621 N Granados. Along with eliminating the deck surface there was a 5’ wide cantilevered roof element that wrapped around the north wall of the Primary Suite which was eliminated as well. § This revision wasn’t a result of a view complaint but did significantly alter the story poles for this final iteration.
• South Parcel
o No changes
Story Pole #4 – Install & Feedback
After resurveying and lowering the poles by 18” on the North parcel to match the South Parcel we met with each of the VAC claimants at their homes. We were pleased to find that this final adjustment eliminated 100% of the ocean view blockage from both properties.
The owners at 521 Glenmont Dr were appreciative of the eKort and immediately wrote our Planner to withdraw their view complaint. Unfortunately, the owners at 550 Glenmont Dr had continuing concerns about potential view impairments. Although 100% of their ocean views were restored with the building revisions, they were worried that certain plant / tree species shown on our Landscape Plan may grow into their view at maturity and requested additional changes before withdrawing their VAC claim.
Plan Revisions #4
• North Parcel
o Eliminated the planned Fan Palm tree part of the way up the driveway slope near the entry gate
§ This tree was planned to be near street elevation so could have grown up into views at maturity
o Replaced planned Fruitless Olive trees on each side of the entryway near front door with Pineapple Guava trees
§ Pineapple Guava trees have a lower height at maturity so will ensure that trees won’t grow into views in the future
o Replaced Dragon tree with Ponytail Palm in rear yard
§ Ponytail Palm have lower height at maturity, less likely to grow into views
o Replaced property line Podocarpus hedge along driveway and upper portion of yard with Little Ollies and Dodonea
§ Little Ollies and Dodonea have lower height at maturity, less likely to grow into views
• South Parcel
o Eliminated planned Fruitless Olive tree on south side of entry near front door § The location of this tree was view claimant’s biggest concern pg. 8
o Replaced planned Fruitless Olive tree on north side of entry with Pineapple Guava
§ Pineapple Guava trees have lower height at maturity so will ensure that tree won’t grow into views in the future
o Replaced planned Fruitless Olive tree in rear yard with Acacia Aneura tree § Acacia Aneura trees have lower height at maturity, less likely to grow into views
o Replaced property line Podocarpus hedge along driveway and upper portion of yard with Little Ollies and Dodonea
§ Little Ollies and Dodonea have lower height at maturity, less likely to grow into views
Final Design & Conclusion
With the landscape changes detailed above we were finally able to get the final VAC claimant to withdraw their objection. As you can see, the final design presented to the City Council has been molded into its current form through countless hours of hard work and a collaborative process with all the neighborhood’s stakeholders. Nothing is ever going to be perfect, and we can’t expect to fully satisfy every neighbor’s concern, but we feel like we’ve put forth a great project that strikes an appropriate balance between the neighbor’s property rights and our own.
Reading through the Municipal Code, we feel the project satisfies all of the standards of review for issuing a Development Review Permit:
1) Relationship with Adjacent Land Uses: the neighborhood is composed of a mixture of one-story and two-story single-family homes (above street level) with an average parcel size of around 12,000 sq ft. The proposed development involves constructing two single-family residences, both one-story above street level. The apparent bulk & scale of the proposed homes is consistent with the neighborhood as the roofline of the proposed structures sits well below the existing structure and there is an existing two-story element above the garage which is being eliminated.
Each of the subdivided parcels will have a lot size of approximately 18,000 sq ft.
There are only three properties along N Granados with parcel sizes that would be larger than the newly subdivided lots.
2) Building & Structure Placement: as discussed in the “Design Chronology” above, a lot of thought and care went into siting the initial massing of the proposed structures to minimize adverse impacts on the surrounding properties. Those initial building layouts were further refined through a series of plan alterations resulting from neighbor interaction and feedback. Both structures tuck into the hillside where the floor level steps down to follow the natural topography of the land. This type of design reduces the apparent bulk and scale from public view and blends the structures into the natural topography of the site. Most of the homes along the west side of N Granados utilize a similar design.
pg. 9
We’ve also tucked the Accessory Dwelling Units (ADU’s) underneath the homes in the most innocuous location possible. Many other homes along N Granados have chosen to place their ADU’s toward the rear property line facing the Main Residence and looking back toward the living and entertaining areas of neighboring properties.
This approach tends to result in the majority of the parcel being filled with structures whereas our design allows for an abundance of rear yard open space, landscaped areas, and improved privacy between properties.
Our finished grade elevations are close to tracking with the neighboring properties on either side of the parcel to minimize retaining wall heights. Our max retaining wall height along the property line is 42” with most of the wall heights being under 2’ in exposed wall height. The side yard stairs, and side yard slopes, were intentionally designed to track with the existing topography of the adjacent properties for this reason.
We’ve also taken great care to pull back the western leading edge of our structures to be in-line with the other homes in the neighborhood despite our parcel being far deeper than most. This design results in a lot of open space and landscaping in the rear yard as we haven’t built-out structures anywhere near the rear yard setback. 3) Landscaping:
Similar to the design of the structures, a lot of thought and planning went into the design of the home’s landscaped areas. The plant palette is a well-curated mix of low maintenance and drought tolerant vegetation. We’ve appropriately screened areas that need screening and have been extremely sensitive to preserving neighborhood views with our tree / shrub locations and selections. As discussed in the “Design Chronology” above, we are planning to “protect-in-place” one of the large existing Monterey Pine trees along Granados. We feel that preserving this character defining tree will go a long way in making the project feel like it’s always been part of the neighborhood. Aside from that pine tree, the existing residence is a pg. 10
“sea of hardscape & structures” and doesn’t have much in the way of native vegetation worth preserving.
4) Roads, Pedestrian Walkways, Parking, and Storage Areas:
Unlike most homes along N Granados, both homes have side entry garages where the garage doors and parking areas won’t be visible from public view. Trash areas, HVAC heat pumps, electrical service panels, and gas meters are also well thought out and screen from public view through the use of screen walls, site topography, and vegetation.
5) Grading:
As discussed above in the “Building & Structure Placement” section, we’ve utilized a tiered design approach where the building tucks into the slope and the floor level steps down with the existing site topography. We’ve also taken great care to align our finished grades with those of adjacent properties. Both strategies aim to minimize retaining wall heights and earthwork quantities. Our grading operations are largely limited to cut versus fill, as we are nestling a portion of the structure into the existing slopeside.
6) Lighting
All of the project’s exterior lighting will be “Dark Sky Compliant” and conform to SBMC 17.60.060 (Exterior Lighting Regulations).
7) Usable Open Space:
This criteria doesn’t seem to be applicable to single family residence developments.
Although as mentioned above, there will be a significant amount of open space and landscaped area in the rear yard of this property. The structure on the north parcel is setback roughly 74’ from the rear property line at it’s closest point. The structure on the south parcel is setback roughly 63’ from the rear property line at it’s closest point. The rear yard setback in the LRc zone is 25’ so there is a significant amount of developable space that has been left open intentionally as landscaped area.
From:
To:
Cc:
Subject:
Date:
[email protected]
Clerk Office
Lesa Heebner; Kristi Becker; Jill MacDonald; David Zito; Jewel Edson; Alyssa Muto March 12 Council Meeting, Agenda Topic B.2.
Sunday, March 9, 2025 1:39:09 PM
Dear Mayor, Deputy Mayor, Council Members and City Manager, We are writing in regards to the upcoming agenda topic B.2., the DRP and SDP at 615 N.
Granados Ave.
Because of the proposed preservation of the existing, large pine tree in the public right of way there will be limited street parking available in front of these two new houses on N. Granados.
Construction vehicles will likely park on nearby Lynwood Ave., one of the closest accessible public parking areas to the properties. This creates 2 problems:
1. The narrowness caused by the construction vehicle parking prohibits safe two-way traffic on Lynwood.
2. Parking close to the intersections of Lynwood and Granados and Lynwood and Glenmont (further east) inhibits adequate sighting prior to turns – in all directions – at those corners. It is particularly dangerous at Lynwood and Granados because the Granados traffic does not stop and is frequently speeding. California's daylighting law, also known as Assembly Bill 413 (AB 413), prohibits parking within 20 feet of a crosswalk, marked or unmarked. The law went into effect on January 1, 2025.
We suggest 2 remedies for these issues:
1. Allow on-site construction parking only. Require the workers to limit their parking to the site.
2. Ask the Sheriff to periodically patrol the area and ticket parked vehicles that do not comply with the daylighting law, i.e., are parked within 20 feet of any corner of these street intersections.
Thank you,
Dave and Cindi Clemons
543 Glenmont Dr.
William Howden, 616 Barbara Ave., Solana Beach, CA
10 March 2025.
1 The following are my concerns for the plan for 615 North Granados. This analysis is substantially the same as an analysis I sent to planning, etc. on Feb. 6, 2025.
Relocated Drainage Burden
The city code requires that the design of BMP drainage structures conform to existing drainage patterns.
4.3.1: Maintain natural drainage pathways and hydrologic features Maintain or restore natural storage reservoirs and drainage corridors (including topographic depressions, areas of permeable soils, natural swales, and ephemeral and intermittent streams.)
During the site assessment, natural drainages must be identified along with their connection to .... When determining the development footprint of the site, altering natural drainages should be avoided. (City of Solana Beach Best Practices Design Manual.) Historically, drainage from 615 North Granados (south lot) was onto 620 Barbara and not 616 Barbara.*. The drainage pattern in the plan does not conform to 4.3.1. The plan relocates part of the existing drainage burden onto 616.
The drainage burden has two components: (1) the retention basin and (2) the drainage not pumped up to Granados.
(1) The basin in the plan is largely situated above 616 Barbara (with a 1/5 dogleg over 620 Barbara). There is a house at the back of 616 Barbara. If the drainage system fails, drainage could flow over the top of the basin and down the slope onto 616. Substantial drainage could flow onto the house at the back of 616 if the basin embankment were to fail. This could occur with a combination of bad design and poor maintenance. The lack of an engineered emergency spillway could exacerbate the problem.
(2) The drainage down the hill is distributed by a linear dispersion riprap structure that runs along the west boundary of the south lot, above the north half of 616 and the south half of 620.
Assuming that it evenly distributes the dispersion, half will go onto the south half of 620 and half onto the north half of 616. This violates 4.3.1. The existing, historical drainage is not evenly dispersed across this boundary.
I recall I was originally told the BMP basin would be in the northwest corner of the south lot. In an early plan, dispersion riprap was placed in the northwest corner and did not spread across 616.
A plan which retained these features would be in harmony with the current drainage pattern and satisfy 4.3.1
*About two years ago, there were 1-2 incidents in which drainage from 615 North Granados did run onto 616 Barbara. There was a large mound of dirt next to my fence along the property line which looked like a gopher mound. The water appeared to be coming from a tunnel, which was filled. This stopped it. A small barrier was constructed to skirt the water around the house in case this re-occurred.
William Howden, 616 Barbara Ave., Solana Beach, CA
10 March 2025.
2 Maintenance Limitations
The SBMC requires a plan that facilitates BMP maintenance, in perpetuity.
3.3.4.10 Consider how storm water management BMPs will be accessed for inspection and maintenance and provide necessary site planning allowances (access roads, inspection openings, setbacks, etc.) (City of Solana Beach Best Practices Design Manual) The design's BMP embankment has a negligible top width. I could find no corresponding specification in the city code. The following is from the EPA guidelines.
EPA832-F-99-048 Sept 1999
Storm Water Technology Fact Sheet
“The embankment side slopes can be protected from erosion by using minimum side slopes of 2:1 and by covering the embankment with vegetation or rip-rap. The embankment should also have a minimum top width of 2 meters (6 feet) to aid in maintenance.” The BMP in the plan is situated on a property line with no setback. I could find no corresponding specification in the city code. There is a setback requirement of 2 feet for the toe of a cut-and-fill slope in the diagram in
SBMC 15.40.140 Slope location and setbacks
BMP basins may require more setback than cut-and-fill slopes. The following is from the code for Riverside County. It requires a 6-foot setback. In addition to the engineering implications, it would enable embankment maintenance access at the front of the structure.
Riverside County
NPDES, LID Manual, Appendix C 1.2.
Setbacks - All basin grading impacts shall be set back a minimum of 6 feet from downgradient external property lines. This requirement applies to both the top of a cut-slope and the toe of any exterior slope embankment, along with rip-rap energy dissipaters relative to the property line (excluding road right of way). The cut-slope setback requirement is intended to avoid situations where future offsite grading/cut-slopes could turn an incised Riverside County - Low Impact Development BMP Design Handbook rev. 9/2011 Page 4 basin into an embankment-impounded reservoir. For all cases, depending on the amount of discharge and site characteristics, additional setback may be required unless appropriate easements are secured from the affected property owner(s). There shall be a minimum 6-foot setback between a basin and an adjacent slope 4:1 or steeper measured horizontally from the basin hinge to the toe of the slope.
A 6-foot embankment top width and a 6-foot property-line setback would facilitate routine maintenance. Major maintenance would require additional levels of access from Granados (e.g., for bobcats or trucks with a crane.) There does not appear to be any access of this kind.
William Howden, 616 Barbara Ave., Solana Beach, CA
10 March 2025.
3 Additional Topics
Drainage flow amelioration. SBMC states that peak drainage cannot be released down the hill.
It is my recollection that it was decided to solve the peak drainage problem problem by pumping it up to Granados and having it flow to the storm drain at Patty Hill. This was augmented to include additional drainage (up to a limit I do not recall being specified.) The augmentation feature will reduce the amount of otherwise allowable drainage coming down the hill. If the existing drainage pattern were to be preserved, this feature would not affect me because I would continue to have no drainage from 615 North Granados.
Climate resiliency. One of the predicted effects of climate change is an increase in the strength and frequency of atmospheric rivers. These represent the principal flooding danger on the SB downhill slopes. Proactive resiliency might include: (1) robust building standards such as the EPA 6-foot embankment width guidelines, (2) maintenance facilitation such as the 6-foot basin setback from the property line, and (3) extra allowances in retention basin sizing.
Noise management. The sump pump is located in front of a retaining wall that will echo its sounds to the downhill properties. Perhaps provisions can be made to silence it. ditto pool equipment.
Sheet flow model validity. The premise, for which I could find no existing code, as applied to 615 North Granados, is: (1) The drainage flows evenly down the slope, and (2) Preserving the original flow as closely as possible would involve a drainage plan that spread the flow of the non-pumped drainage evenly across the west property line. As noted above, the existing flow does not evenly spread out across the west boundary and it is the actual flow, rather than a hypothetical even flow, that should be honored.
The same non-equal flow exists at 601 North Barbara. Drainage flows to my east boundary. There is no flow onto the east boundary of my neighbor to the south, 612 Barbara.
When 601 is developed, there could be a basin located above my east boundary and a corresponding flow of the downhill drainage that is not pumped up to Granados. I do not expect all or some of these two burdens to be shifted onto my neighbor to the south. I do not expect to have the corresponding burdens to the north shifted south onto me.
Combined linear riprap structures and drainage swale disasters. The plan has a continuous rip-rap structure that is meant to evenly distribute drainage onto 620 and 616 Barbara. Apart from the problem of this not matching the historical drainage pattern, there is also the potential problem of its operating as a drainage swale, draining all of this drainage onto 616 Barbara. The potential problem is even worse, in that the entire drainage rip rap for both lots is one long continuous structure.
Grading. SBMC 15.40.100 prohibits grading on slopes in excess of 1 in 4. There is a fence on the east 616 property line. Debris has built up on the east side and it is 18 inches higher than the west. If the west side is taken to be the natural level, then the slope at the boundary, taken from a point 7-8 feet east of the fence, appears to be in excess of 1 in 4. On Mar 7/2025 I asked to see the soil sample data because the bottom layer of the debris field is soil. Is it original, vegetation decomposition, or mud flow down the hill? I was told I would have to submit a document request and this could take 10 days. Given the timing, I did not proceed.
William Howden, 616 Barbara Ave., Solana Beach, CA
10 March 2025.
4 Appendices
Drainage Codes.
1. State of California. This code is reproduced on several city web sites, where it is listed as a State of California Summary. e.g.,
https://www.cityofnapa.org/DocumentCenter/View/1684/California-Drainage-Law-Summary California Drainage Law is essentially case law. Therefore, it is complex, but the courts have established the following general principles, which apply in general to development projects:
• The downstream property owner is obligated to accept and make provisions for those waters that are the natural flow from the land above • The upstream property owner shall not concentrate water where it was not concentrated before without making proper provision for its disposal without damage to the downstream property owner. (dispersion flow?) • The upstream property owner may reasonably increase drainage runoff by paving or construction of other impervious surfaces, including buildings, [SB definition of reasonable:
no peak increase?]
• No property owner shall block, or permit to be blocked, any drainage channel, ditch, or pipe. No property owner shall divert drainage water without properly providing for its disposal.
2. San Diego County
4.3.1 Maintain natural drainage pathways and hydrological features Maintain or restore natural storage reservoirs and drainage corridors (including topographic depressions, areas of permeable soils, natural swales, and ephemeral and intermittent streams) .... During the site assessment, natural drainages must be identified ....
When determining the development footprint of the site, altering natural drainages should be avoided.
(San Diego County BMP Design Manual.)
3. Solana Beach
4.3.1: Maintain natural drainage pathways and hydrologic features Maintain or restore natural storage reservoirs and drainage corridors (including topographic depressions, areas of permeable soils, natural swales, and ephemeral and intermittent streams)
During the site assessment, natural drainages must be identified along with their connection to ... When determining the development footprint of the site, altering natural drainages should be avoided.
(City of Solana Beach Best Practices Design Manual)
15.40.200 Lot grading – Responsibility of permittee – Protection of adjacent property.
D. The permittee has the right to the proper discharge of natural drainage, within the provisions of this division, into natural drainage courses. The quantity of peak runoff shall be limited to the quantity of peak runoff of predevelopment conditions. This includes the right to discharge, within natural basins, runoff due to decrease of permeability of the property from grading operations, landscaping, and the construction of improvements and to discharge a William Howden, 616 Barbara Ave., Solana Beach, CA
10 March 2025.
5 reasonable silt load in this runoff comparable to the historic, predevelopment condition. (Ord. 381 § 1, 2008).
4. Santa Ana Region- TECHNICAL GUIDANCE DOCUMENT (TGD)FOR THE PREPARATION OF
CONCEPTUAL/PRELIMINARY AND/OR PROJECT WATER QUALITY MANAGEMENT PLANS (WQMPs)
3.2.3. Preserve Existing Drainage Patterns and Time of Concentration Integrating existing drainage patterns into the site plan will help maintain a site’s predevelopment hydrologic function. Preserving existing drainage paths and depressions will help maintain the time of concentration and infiltration rates of runoff, decreasing peak flows. The best way to define existing drainage patterns is to visit the site during a rain event and to directly observe runoff flowing over the site.
Maintenance Codes
(1) State of California
https://www.casqa.org/wp-content/uploads/2023/01/infiltration_basin.pdf Infiltration Basin Factsheet
IB-1
2.0 ADVANTAGES & L IMITATIONS
If the basin ever becomes clogged with sediment, heavy equipment may be required to restore infiltration rates to an acceptable level
(2) San Diego County
https://www.sandiegocounty.gov/content/dam/sdc/dpw/WATERSHED_PROTECTION_PROG RAM/watershedpdf/Dev_Sup/2016_BMPDM_Ch.pdf
At times these BMPs may require excavation of clogged media (e.g., bioretention soil media, or sand for the sand filter), and should be accessible to appropriate equipment for excavation and removal/replacement of media.
(3) CITY OF SOLANA BEACH/BEST MANAGEMENT PRACTICE DESIGN MANUAL
3.3.4.10 Consider how storm water management BMPs will be accessed for inspection and maintenance and provide necessary site planning allowances (access roads, inspection openings, setbacks, etc.)
.
TORGEN JOHNSON
Architectural + Landscape + Urban Design
Post Office Box 246, Solana Beach, CA 92075
(858) 342-1664 [email protected]
DELIVERY VIA EMAIL
March 12, 2025
Solana Beach City Council
City of Solana Beach
635 South Highway 101
Solana Beach, California 92075
RE: 615 North Granados Avenue - Proposed development of two single-family homes.
DRP23-011/SDP23-015 and DRP23-012/SDP23-016
Applicant: DMIG 615 Granados LLC
Project No: SMAP23-002, DRP23-011/SDP23-015 (North Lot) and DRP23-012/SDP23-016 (South Lot)
Project Address: 615 North Granados Avenue, Solana Beach, CA 92075 Council Meeting date: March 12, 2025
Dear Council Members:
The proposed demolition of a midcentury residence and garage structure at 615 North Granados Avenue is going to occur in the middle of dozens of homes where elderly residents, young families with children, and family pets, live. The demolition of older homes produces asbestos, lead, fiberglass, and concrete dust, among other toxins.
Those contaminants become airborne and waft FAR OFFSITE into adjacent homes and neighborhood blocks injuring both people and pets living downwind.
Neighbors near to the proposed demolition site will be filtering the air at their properties with HEPA filters and keeping the filter elements for analysis to ensure that the existing residence at 615 North Granados Avenue is demolished responsibly regarding the containment of CANCER CAUSING toxic airborne contaminants.
We urge the City Council, via environmental regulations, to take a strong position regarding the protection of air quality for our community members as older midcentury structures laden with toxic materials are demolished.
Respectfully,
Torgen Johnson
Solana Beach Resident
From: Ryan Gad <[email protected]>
Sent: Wednesday, March 12, 2025 10:08 AM
To: Katie Benson <[email protected]>
Cc: Joseph Lim <[email protected]>; Howard Gad <[email protected]> Subject: Re: City Council Meeting
Hi Katie,
After careful consideration I’d like to move our scheduled City Council hearing to the Wednesday March 26th meeting. Having only 4 voting members available this evening seems like a disadvantage to the applicant so I’d prefer to wait for a date where we have all City Council members present.
Also, we have yet to receive any “blue folder” notes on this project but it sounds like Council members may have been having ex-parte discussions with some of the neighbors. If that’s the case, I’d like an equal opportunity to engage with the council members before they’ve formulated an opinion going into the hearing. That only seems fair. In order to do that it sounds like we need to “move” the agenda item rather than “continue”. If that’s the case, I’m fine paying the re-noticing fee so long as it won’t delay the item being heard at the March 26th meeting.
Thanks!
Ryan GadPrincipal, HWDC
photo Phone: (858) 350-4080
Mobile: (858) 204-7457
Email: [email protected]
Website: www.heritagewest.com
Address: 238 N Cedros Ave, #201, Solana
Beach
On Mar 11, 2025, at 6:15 PM, Ryan Gad <[email protected]> wrote:
Hi Katie,
Left you a VM. Does the Mayor not being there, where we only have 4 voting members, mean that we need a 3 out of 4 vote for approval? If so, that seems very unfavorable to the applicant. Basically we need the same 3 votes we would’ve ID
needed had their been 5 voting members and can only afford one “no” vote.
If that’s correct, maybe we should postpone the hearing until the second meeting in March assuming you’ll have a full voting board for that meeting. Are you able to confirm that you’ll have 5 voting members for the March 26th meeting? Ryan GadPrincipal, HWDC
photo Phone: (858) 350-4080
Mobile: (858) 204-7457
Email: [email protected]
Website: www.heritagewest.com
Address: 238 N Cedros Ave, #201, Solana
Beach
ID
March 11, 2025
Solana Beach City Council
City of Solana Beach
635 South Highway 101
Solana Beach, California 92075
GARY COAD AND PAT COAD
-Glenmont Drive
Solana Beach, California 92075
Subject: Proposed construction of two new houses at 615 North Granados Avenue.
City of Solana Beach Application for DRP 23-011/SDP 23-015 and DRP 23-012/ SOP 23-016.
Dear City Council Members:
On February 10, 2025 we withdrew the view claim that we had filed concerning the proposed two houses to be built at 615 North Granados Avenue. We withdrew our view claim based on the following factors:
(1) Ryan and Howard Gad (the developer) lowered the finished height of the roof of the proposed house on the south lot. The story poles were lowered and this reduction in height is represented by the currently installed story poles; and (2) Ryan and Howard Gad modified the Landscape Plan to change various tree and shrub species so that the height at maturity of the trees and the hedges would not block our whitewater ocean view.
Years ago we used to have an ocean view which allowed us to see Camp Pendleton to the north and La Jolla to the south. Over the many years we have lived at our home our ocean view has been continually reduced by construction of houses. Now we only have a very diminished fragmented ocean view, and a "slot view" of whitewater. This project would have blocked our only whitewater view which is our best and most important view.
We have attached a copy of our letter dated February 10, 2025 to the City which explains the reasons for the withdrawal of our view claim and our reliance on the changes that were made to the Landscape Plan to reduce the height at maturity of various trees and hedges.
Solana Beach City Council
City of Solana Beach
March 11, 2025
There were extensive discussions with Ryan and Howard Gad to reach an agreement on the selection of the applicable species of trees and hedges which have the acceptable heights at maturity that will not block our whitewater ocean view. Therefore, it is very important to us that the heights "at maturity" of the trees and hedges as set forth on the Landscape Plan that has now been submitted to Council for approval not be modified at a later date in the future to have any replacement or substitute species of tree or hedge that exceeds the height at maturity of the tree or hedge species shown on the current Landscape Plan.
Consequently, we ask the Council to include as a condition of approval for the project that if in the future a tree or hedge is removed, replaced, or added, then the species of tree or hedge to be planted will not exceed the maximum height at maturity for the tree or hedge as set forth in the Landscape Plan approved by the Council. If the replacement species of tree or hedge exceeds the height at maturity of the tree or hedge as set forth on the Council approved Landscape Plan, then the owner must be required to get an amendment of the DRP.
Thank you for considering our request.
Sincerely,
Pat Coad Gary Coad
February 10, 2025
GARY COAD AND PAT COAD
IIIIGlenmont Drive
Solana Beach, California 92075
Mr. Joseph Lim, Community Development Director
City of Solana Beach
635 South Highway 101
Solana Beach, California 92075
RECEIVED
FEB 102025
Community Development Dept
CITY OF SOLANA. BEACH
RE: Withdrawal of Application for View Assessment concerning proposed construction of two new houses at 615 North Granados Avenue.
City of Solana Beach Application for SOP 23-016 and DRP 23-012.
Dear Mr. Lim:
We filed an "Application for View Assessment" concerning the above referenced residential project located at 615 North Granados Avenue, Solana Beach (the "Project") on August 14, 2024. The Project is being developed by Mr. Ryan Gad and Mr. Howard Gad of Heritage West Development ("HWD").
In response to our view claim, HWD modified their architectural plans by lowering the proposed roof heights to reduce the view blockage caused by the proposed Project.
The modifications are evidenced by installation of certified new story poles and string lines. In addition, after extensive discussions, HWD agrees to make specific mutually agreed modifications to the proposed Landscape Plan (i.e., substitute several tree species for trees that have a lower height at maturity) to reduce our view blockage.
In consideration of and in reliance on HWD's representations that (1) HWD will make the mutually agreed modifications to the Landscape Plan that we have discussed to change the selection of several tree species (i.e., select substitute tree species that are a lower height at maturity) to reduce the blockage of our whitewater ocean view, and (2) HWD will submit the modified Landscape Plan to the City that is consistent with the terms of our agreement, we deliver this notice to the City to withdraw our above referenced Application for View Assessment.
Mr. Joseph Lim, Community Development Director
City of Solana Beach
February 10, 2025
Please contact us immediately if you have any questions regarding this letter or the withdrawal of our Application for View Assessment regarding the above referenced Project.
Sincerely,
O\~
Pat Coad Gary Coad
W508/SBVIEW10.AGR-V1
From: Carl and Brandy Bullen
-North Granados Avenue
Solana Beach, California 92075
Noam Ziv
IIIIIINorth Granados A venue
Solana Beach, California 92075
Date: March 12, 2025
To: City Council Members, City of Solana Beach
Re: 615 North Granados Avenue - Proposed development of two houses.
DRP 23-011/SDP 23-015 and DRP 23-012/SDP 23-016
Dear Council Members:
We have had several discussions with Ryan Gad and Howard Gad (Heritage West Development) concerning the placement and massing of their proposed two houses. We explained that the proposed west end building facade of the upper level living area and westerly edge of the adjoining upper level deck for each of the two proposed houses extend too far to the west, well beyond the westerly building facades of the other nearby houses on the west side of North Granados A venue (between Patty Hill Street and Cliff Street).
The last three new houses built on the west side of North Granados Avenue (between Patty Hill and Cliff Street) are setback on the west side so that they do not extend to the west beyond the neighboring houses situated on the west side of North Granados Avenue. These three houses establish the westerly limit of the west side of the upper level living area of houses and adjoining west decks on the west side ofNorth Granados Avenue.
In August 2024 Noam Ziv sent an email to the Gads to explain the problem with the placement and massing of their two proposed houses and how to resolve the problem. Noam's email is attached to this letter for your information. Ryan and Howard Gad disagreed and said they would let the Council decide.
One of the Findings for the City's Development Review Pennit is entitled "Building and Structure Placement" and requires that the proposed structure "shall be sited and designed to minimize adverse impacts on the surrounding properties .... " (See SBMC Section
17.68.040(F)(2).)
In addition, another "finding" of the Development Review Pennit entitled "Relationship with Adjacent Land Uses" provides that "the development shall be designed in a manner compatible with and complementary to existing development in the immediate vicinity of the project site and the surrounding neighborhood. The development as proposed shall also be compatible in scale, apparent bulk, and massing with such existing development in the -1-
surrounding neighborhood. Site planning on or near the perimeter of the development shall give consideration to the protection of surrounding areas from potential adverse effects." (See SBMC Section 17.68.040(F)(2).)
The story poles demonstrate that both of the two proposed houses as currently designed extend too far to the west on the lots. Specifically, the proposed upper level living area and adjoining upper level westerly deck for each of the proposed two houses extend substantially farther to the west than neighboring houses. Both of the proposed houses will extend farther to the west than the houses located on both sides (north and south sides) of the lots. For example, the upper level west wall of the proposed houses will extend substantially beyond the west wall of the house located directly north at North Granados Avenue (Bullen) and the house directly south at 601 North Granados Avenue on the west side of North Granados Avenue.
Consequently, the story poles clearly show that the building placement and massing of the proposed two houses are out of character with the neighboring homes on the west side of North Granados Avenue immediately next to and nearby this project.
Houses located on the west side of North Granados A venue (between Patty Hill Street and Cliff Street), including the houses directly next to this project, are built in conformity with an informal setback. Although there is no zoning requirement, the west wall of the upper level living area of the houses on the west side of North Granados generally lineup with each other (from north to south) so that no one house protrudes farther to the west beyond the west wall of neighboring houses. And, the upper level westerly decks for the homes on the west side of North Granados extend to the west of each house approximately the same distance as their nearby neighbors' house (approximately 20 feet). This is the character of our neighborhood.
During the past years when builders have proposed new houses in this area on the west side of North Granados A venue, the neighbors have worked to make sure that the west side of the new houses do not extend to the west beyond the neighboring houses. For example, when the new house was built at North Granados Avenue (Bill Fanning), the west side of Fanning's upper level living area was designed to line up with and not extend beyond the west side of the house located to the south at.North Granados Avenue (Tommy). And the upper level west side deck on Fanning's house does not extend farther west than the upper level westerly deck at Tommy's house. Also, the west side of T01m11y's house lines up with the west side of the house located directly to the south at-orth Granados Avenue (John), and the west side of John's house lines up with the west side of the house to the south at.North Granados A venue (Betty).
This same process occurred when architect Jennifer Bolyn designed the new house for Ron Gladnick at-North Granados Avenue (located directly north ofFanning's house) currently under construction by Ryan White. Several neighbors engaged in discussions with the architect concerning their objections as to how far Gladnick's proposed new house would extend to the west on the lot. Gladnick ultimately agreed to redesign and not extend the west wall of his house and west edge of the adjoining upper level deck (uncovered) beyond the west end of Fanning's house and Fanning's westerly second level deck.
As a result, Gladnick's west wall of the upper level living area and the west end of the adjoining westerly upper level deck line up with the west wall ofFanning's house and line up -2-
with the west end ofFanning's upper level deck. The west side of these houses (and the westerly edge of the adjoining upper level west side deck) establish the westerly limit for new construction. Most houses on the west side of this section ofNorth Granados Avenue line up with the west wall and west end of the deck of the ~boring houses owned by Tommy and Chris, Bill Fanning, Ryan White, and the houses at-North Granados Avenue (John and Toni), -North Granados Avenue (Eric and Betty), and at -North Granados Avenue (Carl and Brandy).
Our neighborhood has developed with this infonnal restriction and pattern of development concerning building placement and massing so that new houses respect the character of the existing neighborhood and do not extend too far to the west and create negative impacts on the neighboring homes. The story poles for the two proposed houses demonstrate that the two houses will extend farther to the west than any of the nearby houses on the west side of the street. The placement of the upper level living areas of the proposed houses and adjoining upper level decks farther to the west than any of the other nearby homes will negatively impact nearby houses and the character of our neighborhood.
Condition of Approval: The proposed westerly facade of the second floor living area of the two proposed houses for this project shall each be moved to the east so that the modified westerly facade of the second floor level living area is located approximately at the same location as the existing westerly wall of the old house currently situated on the property. The west edge of the proposed westerly second floor deck of each proposed house shall be moved to the east so that it is not located further to the west than twenty feet from the westerly facade of the proposed new houses to be consistent with the other houses nearby ( e.g., Fanning and Gladnick). This modification will not apply to any Additional Dwelling Unit.
Therefore, the westerly wall of the proposed south lot will not be farther west than storypole #20 and the westerly edge of the second floor deck will not be farther 20 feet west of storypole #20. And, the westerly wall of the proposed north lot will not be farther west than storypole #30 and the westerly edge of the second floor deck will not be farther 20 feet west of storypole #30.
Thank you.
Sincerely,
Carl Bullen
-North Granados A venue
,~lQ~-
lNoam Ziv
IIIIIINorth Granados A venue
Brandy Bullen
IIIINorth Granados Avenue
-3-
Gmail
Proposed two lot subdivision at 615 North Granados Avenue - objections to the proposed new houses
Noam Ziv
To: Ryan Gad <[email protected]>, Howard Gad <[email protected]> Cc:
Ryan and Howard:
Mon, Aug 12, 2024 at 1 :41 PM
,,-······\
in I l I~-'
! ; , .....
l,~~~~-)
I am following up to our meeting on Monday, July 29th when you met with me and the owners of some of the neighboring properties to discuss your proposed two lot subdivision with two new homes to be built at 615 North Granados Avenue. I genuinely appreciate that you met with the neighbors to discuss your project, and I respect the way you conducted a friendly and welcoming meeting. You treated all of the neighbors with deference and respect. Thank you.
As you are aware, during the meeting the neighbors expressed concerns about various aspects of the proposed project. I would like to address the issue of "building placement" and "scale and massing" for the houses to be built on your lots.
Based on your experience you know that one of the "findings" for the City's Development Review Permit is entitled "Building and Structure Placement" and requires that the proposed structure "shall be sited and designed to minimize adverse impacts on the surrounding properties .... " In addition, another "finding" of the Development Review Permit entitled "Relationship with Adjacent Land Uses" provides that "the development shall be designed in a manner compatible with and complementary to existing development in the immediate vicinity of the project site and the surrounding neighborhood. The development as proposed shall also be compatible in scale, apparent bulk, and massing with such existing development in the surrounding neighborhood. Site planning on or near the perimeter of the development shall give consideration to the protection of surrounding areas from potential adverse effects."
Several of the adjoining property owners and I expressed our concern that based on the story poles, both of your proposed houses extend too far to the west on the lots. The proposed upper level living area and adjoining upper level westerly deck for each of your proposed two houses extend too far to the west.
Both of your proposed houses will extend farther to the west than the houses located on both sides (north and south sides) of your lots. For example, the upper level west wall of your proposed houses will extend substantially beyond the west wall of the house located directly north at • North Granados Avenue (Carl and Brandy) and the house directly south at-North Granados Avenue (Todd Hogan) on the west side of North Granados Avenue. Consequently, the story poles clearly demonstrate that the scale, massing, and building placement of your proposed two houses are out of character with the neighboring homes on the west side of North Granados Avenue immediately next to and nearby your lots.
During the meeting we pointed out that the westerly wall of the upper level living area of the existing houses on the west side of North Granados Avenue that are directly next to and nearby your lots do not extend farther west than the houses next door and nearby those homes as similarly situated. And, the upper level westerly deck for each of these homes extends to the west of each house approximately the same distance as their neighbors' houses. This is the existing character and pattern of development of our neighborhood.
During the past years when builders have proposed new houses in this area on the west side of North Granados Avenue, the neighbors have worked to make sure that the west wall of the upper level living area of each new house does not extend to the west beyond the neighboring houses.
For example, when the new house was built at - North Granados Avenue (Bill Fanning), the west side of Fanning's upper level living area was designed to line up with and not extend beyond the west side of the house located directly to the south at -North Granados Avenue (Tommy and Chris). And the upper level west side deck on Fanning's house does not extend farther west than the upper level westerly deck at Tommy's house. Also, the west side of Tommy's house lines up with the west side of the house located directly to the south at ~North Granados Avenue (John and Toni), and the west side of John and Toni's house lines up with the west side of the house to the south at - North Granados Avenue (Eric and Betty).
This same process occurred when architect Jennifer Bolyn designed the new house for Ron Gladnick currently under construction by Ryan White at-North Granados Avenue (located directly north of Fanning's house). I joined several of my neighbors to engage in discussions with the architect concerning our objections as to how far Glad nick's proposed new house would extend to the west on the lot. And, when I filed my view claim against Gladnick's proposed house, I ultimately accepted view blockage for the portion of the house that was lined up with the west side of Fanning's house and the upper level deck that lined up with the west end of the deck at Fanning's westerly deck.
After analysis and consideration of the story poles for Gladnick's proposed house, the neighbors convinced Glad nick to eliminate a portion of the proposed west side of the upper level of the house and the adjoining upper level west side deck. As a result, the west wall of the upper level living area and the west end of the adjoining westerly deck line up with the west wall of Fanning's house and line up with the west end of Fanning's upper level deck. I did not require Gladnick to pull back the west side of his house to line up with the upper level west wall of my house because the neighbors and I recognize that most houses on the west side of this section of North Granados Avenue line up with the west wall and west end of the deck of the neighboring houses owned by Tommy and Chris, Bill Fanning, Ryan White, and the houses at -North Granados Avenue (John and Toni), -North Granados Avenue (Eric and Betty), and at-North Granados Avenue (Carl and Brandy).
Based on observations from my yard and Todd's yard directly south of your lots, the west walls of Ryan White's new house and Fanning's house line up with the point that is at the location of the south side door of the existing house on your property. This entry door lines up with the west side of Ryan White's and Bill Fanning's houses, which line up with other houses on the west side of the street.
Our neighborhood has developed with this informal restriction and pattern of development concerning building placement, massing, and scale so that new houses respect the character of the existing neighborhood and do not extend too far to the west and create negative impacts on the neighboring homes. The story poles for your two proposed houses demonstrate that your two houses will extend farther to the west than any of the nearby houses on the west side of the street.
The extension/placement of the upper level of your proposed houses and adjoining upper level decks farther to the west than any of the other nearby homes will negatively impact nearby houses and the character of our neighborhood.
It is my hope that you will take this opportunity to redesign the placement of your proposed houses so that this problem is eliminated. I know many of my neighbors share this goal.
I have provided this information so that you will be aware of the detailed concerns about the westerly extension of your proposed houses and to avoid potential misunderstandings.
Please feel free to call me if you would like to discuss this matter.
Sincerely,
Noam Ziv
.N Granados Ave
Solana Beach, CA 92075
Phone:
Carl and Brandy Bullen
11111-'forth Granados Avenue
Solana Beach, California 92075
March 12, 2025
Solana Beach City Council
635 South Highway 101
Solana Beach, California 92075
Subject: 615 North Granados Avenue-Proposed Landscape Plan Applicant: Heritage West Development
Case No: DRP 23-012/SDP 23-016
Council Meeting Date: March 12, 2025
Dear City Council Members:
We are writing in regard to the proposed landscape plan for the project consisting of two houses located at 615 North Granados Avenue. We live next to the project, and our house is directly north of the project.
Specifically, there is a large old growth Ginlrn Tree located on our property that is very close to our southern property line. Our southern property line is our common property line that is shared with the proposed project. We need to protect and ensure the health of this large tree.
Additionally, we object to the height at maturity of the proposed trees and tall shrubs selected for the project's property line hedge as shown on the landscape plan. The height of the vegetation for the property line hedge as identified on the proposed landscape plan will shade our pool and block the sun from our solar panels.
The landscape plan must be modified to remedy these problems.
1. Protect Old Growth Ginko Tree
We are fortunate to have a beautiful old growth Ginko tree located at our southern property line. It is within approximately 3 feet from the property line. Upon review of the proposed landscape plan we are very concerned that construction of improvements on the developer's property as shown on their plans will damage or kill our Ginko tree, including the developer's work for demolition of the existing property line fence and landscape, site grading, -1-
construction of new property line fence, and installation of the new hedge and new hardscape in the area of the property line.
We have hired an arborist (Robert Walton Jr., Registered Consulting Arborist #394, Certified Arborist #WE-0192A) and he has evaluated our Ginko tree. The arborist will be providing a Report within the next ten days that provides a "tree preservation plan" to protect the health, well-being and longevity of the Ginko tree. The plan will include detailed recommendations to address tree protection during construction, including the following:
• Establish a Tree Protection Zones (TPZ) - Define and enforce boundaries around the tree's critical root zone (CRZ) using fencing and signage. • Root Zone Protection - Prevent soil compaction by restricting heavy equipment, stockpiling, and foot traffic within the TPZ.
• Trunk & Canopy Protection - Install protective barriers around the TPZ and ensure adequate clearance for branches from construction activities. • Minimize Soil Disturbance - A void excavation, trenching, and grading near tree roots; use alternative construction methods like tunneling or bridging where necessary.
• Erosion and Drainage Control - Implement measures to prevent soil erosion and ensure proper water drainage to maintain root health.
We will provide the arborist's Report to the City's consulting arborist and the developer for their consideration and mutual agreement.
We request that the Council require the mutually agreed tree preservation plan be added to the developer's landscape plan, and the developer be required to comply with the agreed tree preservation plan during construction to protect and preserve this beautiful tree.
2. THE PROPOSED PROPERTY LINE HEDGE WILL (i) COMPLETELY SHADE OUR POOL MOST OF THE DAY AND (ii) COMPLETELY BLOCK THE SUN FROM OUR SOLAR PANELS.
We have a swimming pool located in our backyard next to our southern property line (which is our common property line with the proposed development project). The proposed landscape plan calls for installation of a hedge row of trees and shrubs along the common property line, and this vegetation has mature heights that will cast a shadow over our entire pool for most of the day. The height of the hedge at maturity will also totally block sunlight from our solar panels (hot water).
Based on these two problems, the proposed landscape plan must be changed to replace the species of trees for the hedge row of trees along the development's northern property line -2-
( our common property line) with a substitute tree species that will not exceed eight feet in height at maturity so that the hedge not will shade our pool and our solar panels.
Thank you.
Sincerely,
Carl Bullen and Brandy Bullen
-3-
DATE: March 12, 2025
TO: City Council Members, City of Solana Beach
RE: 615 North Granados Avenue - Proposed development of two houses.
DRP 23-011/SDP 23-015 and DRP 23-012/SDP 23-016
Council Members:
Several months ago most of the neighbors that live around the property for this project held a meeting with Ryan Gad and Howard Gad of Heritage West D_evelopment (the "Developer"). The neighbors informed the Developer of their concerns and complaints about several aspects of the proposed project, including those listed in this letter.
Thereafter, several neighbors had meetings with the Developer to discuss some of the complaints that had been raised at the initial meeting. Despite the discussions of these complaints, the Developer has remained committed and does not agree to the requested actions listed below.
The undersigned neighbors request the Council to require the Developer to modify their architectural and landscape plans to comply with the requested actions and conditions of approval set forth on the attached Exhibit "A," and we request these conditions of appro _ _yal be added to the Council's Resolution concerning the project. ·~1
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EXHIBIT "A"
LETTER TO SOLANA BEACH CITY COUNCIL
March 12, 2025
The neighbors who signed the attached letter dated March 12, 2025 request the Council require the Developer to modify the proposed architectural and landscape plans to comply with the requested actions and conditions of approval set forth below.
1. Parking Spaces in Public Right-of-Way.
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Issue: There is a shortage of on-street parking in the public right-of-way for this portion of North Granados Avenue. Neighbors want more on-street parking. The City has a policy of requiring the installation of parking spaces in the public right-of-way frontage for new residential construction. However, the proposed Landscape Plan retains an existing large pine tree located in the public right-of-way, thereby eliminating one or more on-street parking spaces. We support preservation of the existing large pine tree located in the public right-of-way in front of the south lot of this project, including allowing the Developer to build a low retaining wall around the tree as shown on the Developer's proposed Landscape Plan.
Requested Action and Condition of Approval: Require the Landscape Plan and the Encroachment Permit to be issued by the City (for construction of improvements located within the public right-of-way as shown on the Landscape Plan to support the existing large pine tree) to include the following requirement: Immediately following the death or removal of the existing pine tree, at the owner's expense, remove the pine tree and the surrounding retaining wall and related improvements constructed in the right-of-way that support the pine tree, and at the owner's expense convert this area of the public rightof-way to on-street parking area. Improvements for the created on-street parking area shall be consistent with the on-street parking area on the remaining portion of this property.
2. Height of Property Line Hedges.
Issue: The Developer claims tall property line hedges are necessary for privacy. Much of the vegetation selected for the property line hedges as set forth on proposed Landscape Plan is too tall and will block important views that are protected under the Development Review Permit ("DRP"). (See SSMC 17.68.040(F)(3).) Also, tall property line hedges cause other problems for neighbors, including excessive shading of areas next to the hedges, including a pool or patio. There must be a balance between providing privacy and protecting views (and minimizing negative impacts on neighbors).
Requested Action and Condition of Approval: Require the Landscape Plan to be modified so that all vegetation that functions as a "hedge" located along and within five Letter to Council 3 (3-12-25) -1-
feet of the side yard and rear yard property boundaries shall not exceed at maturity a height of eight feet above the finished grade. However, if the location of the hedge is between two structures, and one or both structures are two floor levels tall, then the hedge shall not exceed the height at maturity of fifteen feet above finished grade.
In the front yard setback all vegetation planted as a "hedge" along and within five feet of the property boundary shall not exceed at maturity the height allowed for fences and walls at the same location under the Solana Beach Municipal Code.
Any vegetation selected for hedges shall not be planted if the height of any tree or shrub for a hedge at maturity exceeds the above referenced heights.
Determination of what constitutes the height of a tree "at maturity" shall be by consensus based on consulting at least three generally accepted authorities in the landscape industry (including books, websites, and licensed arborists) that are recognized for adherence to high standards of practice and reliability, and recognized credibility within the landscape, horticulture, tree science industry, including experts who are highly experienced, knowledgeable, reliable, and credible, and include consideration of the conditions of the site where the tree or vegetation is installed.
3. Front Yard Landscape is Not Compatible with Neighborhood.
Issue: The neighborhood consists of an eclectic selection of vegetation and unique landscape design of each lot. However, the two lots in this proposed project have a uniform design aesthetic, including similarly located and pattern of retaining walls and plant pallets.
For example, the location and pattern of the front yard landscape retaining walls is almost identical on both lots, and the retaining walls are connected and continuous across both lots. Also, the Landscape Plan calls for "little ollie" olive trees planted in a straight line as a hedge across the entire frontage of both lots, from the south driveway to the north driveway. The result is the two lots look like one large project. This is not compatible with the neighborhood character.
Requested Action and Condition of Approval: Require the Landscape Plan to be modified so that each lot has (i) a different design and pattern of retaining walls, and the walls are not connected between the lots, and (ii) a different plant pallet, and remove the hedge of olive trees across one of the lots.
4. Height of Future Vegetation.
Issue: The SBMC Section 17.68.040(F)(3) entitled "Landscaping" requires that "landscaping shall be compatible with the vegetation of the surrounding area" and that "trees and other large plantings shall not obstruct significant views when installed or at maturity."
Letter to Council 3 (3-12-25) -2-
The heights of the trees (or shrubs that at maturity are taller than fifteen feet) on the proposed Landscape Plan reflect the results of negotiations between some of the neighbors and the Developer. Also, some neighbors elected not to oppose the Landscape Plan for this project based on the heights of the trees at maturity as shown on the proposed Landscape Plan now being considered by the Council (as the Landscape Plan will be modified by the conditions and requests set forth in this letter).
However, after construction of the project and installation of vegetation per the Landscape Plan is complete, neighbors are concerned and troubled that the trees and hedges at the agreed heights "at maturity" as set forth on the Landscape Plan could be removed and replaced with other species of trees that at maturity exceed the heights of the trees and property line hedges set forth in the Landscape Plan (as it will be modified by the conditions and requests herein). They do not want to be placed in the position where all of the negotiations, compromises, and changes to the Landscape Plan accomplished by the neighbors working with the Developer are simply superseded, ignored, and lost, and replacement trees block important views or cause other problems.
Requested Action and Condition of Approval: When any trees (which include shrubs that exceed the height of fifteen feet at maturity) shown on the Landscape Plan (as it will be modified by the conditions and requests herein) die or are changed or replaced, or when any tree is added to the property, including after construction of the project is complete pursuant to the DRP, each replacement or new tree shall be a species of tree that will not exceed the height at maturity of the tree on the Landscape Plan it is replacing, or if it is a new tree, the nearest existing tree on the Landscape Plan. If after construction of the project and installation of the trees (which include shrubs that exceed the height of fifteen feet at maturity) pursuant to the approved Landscape Plan the owner decides to replace any of the trees or add any trees (which include shrubs that exceed the height of fifteen feet at maturity) that exceed the height at maturity of the tree species set forth on the Landscape Plan, then the owner must obtain an amendment of the DRP. If the owner and any neighbor cannot agree on the height "at maturity" of replacement or added tree height, then the amendment of the DRP shall require Council approval.
5. Final Landscape Plan.
Issue: The proposed Landscape Plan should not be considered a "conceptual" landscape plan. Neighbors want to know that the Landscape Plan, as approved by Council, is the "final" Landscape Plan so that they will receive notice if the Developer elects to change it.
Requested Action and Condition of Approval: The Landscape Plan submitted for Council approval at the March 12, 2025 Council meeting, as modified by the requested conditions of approval and requests set forth in this letter, will constitute the "Final Landscape Plan." Any subsequent substitute, replacement, or additional tree (or shrubs that at maturity will exceed fifteen feet tall) shall not be a height at maturity that exceeds Letter to Council 3 (3-12-25) -3-
the height at maturity of the tree or shrub that was originally set forth in the approved Final Landscape Plan.
6. Building Placement and Massing.
Issue: Houses located on the west side of North Granados Avenue (between Patty Hill Drive and Cliff Street), including the houses directly next to this project, are built in conformity with an informal setback. Although there is no zoning requirement, the west wall of the upper level living area of the houses on the west side of North Granados generally line up with each other (from south to north) so that no one house protrudes farther to the west beyond the west wall of neighboring houses. And, the upper level westerly decks for the homes on the west side of North Granados extend to the west of the westerly wall each house approximately the same distance as their nearby neighbors' house (approximately 20 feet). This is the character of our neighborhood.
Based on the story poles, the upper level living area of the proposed two houses for this project will extend substantially further to the west than the neighboring houses.
Specifically, the proposed upper level living area and adjoining upper level westerly deck for each of the proposed two houses extend too far to the west, much farther than neighboring houses. The upper level west wall of the two proposed houses will extend substantially beyond the west wall of the house located directly north at 621 North Granados Avenue and the house located directly south at 601 North Granados Avenue on the west side of North Granados Avenue. Consequently, the story poles clearly demonstrate that the building placement and massing of the proposed two houses are out of character with most of the neighboring homes on the west side of North Granados Avenue immediately next to and nearby this project.
There is a history and pattern of development of new houses built on the west side of North Granados honoring this informal setback on the west side of the houses so they do not extend farther west than their neighbors' houses. This setback of the westerly wall of the upper level living area and the westerly edge of the adjoining upper level deck (uncovered) was respected when the last three houses were built on this portion of North Granados Avenue. The last three houses built are 515 North Granados Avenue (John), 529 North Granados Avenue (Fanning), and 537 North Granados Avenue (Gladnick). Each of these houses was designed to line up with (and not extend to the west farther than) the westerly wall of the upper level living area and westerly edge of the adjoining upper level deck of the house next door at 519 North Granados Avenue (Tommy).
Our neighborhood has developed with this informal restriction concerning building placement and massing so that development of new houses respect the character of the existing neighborhood and do not extend too far to the west and create negative impacts on the neighboring homes. The story poles for the two proposed houses demonstrate that the upper level living area of the two houses will extend farther to the west than any of the nearby houses on the west side of the street. The placement and massing of the upper level living areas of the proposed houses and adjoining upper Letter to Council 3 (3-12-25) -4-
level decks farther to the west than any of the other nearby homes will negatively impact nearby houses and the character of our neighborhood.
One of the Findings for the City's Development Review Permit is entitled "Building and Structure Placement" and requires that the proposed structure "shall be sited and designed to minimize adverse impacts on the surrounding properties .... " (See SBMC Section 17.68.040(f)(2).)
In addition, another "finding" of the Development Review Permit entitled "Relationship with Adjacent Land Uses" provides that "the development shall be designed in a manner compatible with and complementary to existing development in the immediate vicinity of the project site and the surrounding neighborhood. The development as proposed shall also be compatible in scale, apparent bulk, and massing with such existing development in the surrounding neighborhood. Site planning on or near the perimeter of the development shall give consideration to the protection of surrounding areas from potential adverse effects." (See SBMC Section
17.68.040(F)(2).)
Requested Action and Condition of Approval: The proposed westerly building facades of the upper level living area and the westerly edge of adjoining upper level westerly decks of the two proposed houses for this project shall each be moved to the east so that the modified westerly facades of the upper level living area and westerly edge of the decks of the upper level living area are located no farther west than approximately the same location as the existing westerly wall of the old house currently situated on the property. (i.e., Neither the west wall of the upper level living area or west edge of the upper level deck of the new proposed houses will extend farther west than the west wall of the existing old house on the property.) This modification will make the placement and massing of the two new houses generally consistent with the other houses nearby on the west side of North Granados Avenue (e.g., 537 North Granados and 529 North Granados). This modification will not apply to any Additional Dwelling Unit.
Therefore, the westerly building fa9ade for the upper level living area and the westerly edge of the upper level adjoining deck of the proposed south lot will not be farther west than story-pole #20. And, the westerly building fa9ade for the upper level living area and the westerly edge of the upper level adjoining deck of the proposed north lot will not be farther west than story-pole #30.
[ End. ]
Letter to Council 3 (3-12-25) -5-
Mar 12, 2025
Solana Beach
635 S. Highway 101
Solana Beach, CA 92075
Re: Proposed Housing Development Project at 615 North Granados Avenue
By email: [email protected]; [email protected]; [email protected]; [email protected]; [email protected]
Cc: [email protected]; [email protected]; [email protected]; [email protected] Dear Solana Beach City Council,
The California Housing Defense Fund (“CalHDF”) submits this letter to remind the Council of its obligation to abide by all relevant state housing laws when evaluating the proposed 4-unit housing development project at 615 North Granados Avenue. These laws include the Housing Accountability Act (“HAA”) and California Environmental Quality Act (“CEQA”) Guidelines.
The HAA provides the project legal protections. It requires approval of zoning and general plan compliant housing development projects unless findings can be made regarding specific, objective, written health and safety hazards. (Gov. Code, § 65589.5, subd. (j).) The HAA also bars cities from imposing conditions on the approval of such projects that would reduce the project’s density unless, again, such written findings are made. (Ibid.) As a development with at least two-thirds of its area devoted to residential uses, the project falls within the HAA’s ambit, and it complies with local zoning code and the City’s general plan.
The HAA’s protections therefore apply, and the City must not reject the project, except based on health and safety standards, as outlined above.
Additionally, the project is exempt from state environmental review under the Class 3 CEQA categorical exemption pursuant to Sections 15301, 15303, and 15332 of the CEQA Guidelines.
And recent caselaw from the California Court of Appeal affirms that local governments err, and may be sued, when they improperly refuse to grant a project a CEQA exemption or streamlined CEQA review to which it is entitled. (Hilltop Group, Inc. v. County of San Diego (2024) 99 Cal.App.5th 890, 911.)
360 Grand Ave #323, Oakland 94610
www.calhdf.org
As you are well aware, California remains in the throes of a statewide crisis-level housing shortage. New housing such as this is a public benefit; it will bring increased tax revenue, new customers to local businesses, and most importantly, it will reduce displacement of existing residents into homelessness. While no one project will solve the statewide housing crisis, the proposed development is a step in the right direction. CalHDF urges the Council to approve the project, consistent with its obligations under state law.
CalHDF is a 501(c)(3) non-profit corporation whose mission includes advocating for increased access to housing for Californians at all income levels, including low-income households. You may learn more about CalHDF at www.calhdf.org.
Sincerely,
Dylan Casey
CalHDF Executive Director
James M. Lloyd
CalHDF Director of Planning and Investigations
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