Agenda, regular meeting, first session — Solana Beach City Council, May 21, 2025 (part 3 of 4)

The topography of the subject site slopes down from the rear of the property to East Solana Circle with an approximately 1-foot grade differential. The front yard is relatively flat, and the finished floor of the existing garage and residence are approximately two (2) feet higher than the street.

The site is currently developed with a 1,675 square-foot single-story, single-family residence with an attached 263 square-foot one-car garage. The Applicant proposes to demolish the existing residence and garage to construct a new 2,000 square-foot singlestory, single-family residence, and an attached 343 square foot one-car garage. A singlefamily residence is required to provide two (2) off-street parking spaces pursuant to Solana Beach Municipal Code (SBMC) Section 17.52.040 and the Off-Street Parking Design Manual (OSPDM). The proposed 343 square-foot garage would allow for one (1) conforming parking space. The second required parking space will be located outside of the garage, within side and rear yard setbacks. Since the parking space provided in the proposed garage would comply with the OSPDM, the project would qualify for a 200 square foot floor area exemption. Therefore, the total proposed floor area would be 2,143 square feet. The maximum proposed building height would be 14.5 feet above existing grade. The project would also include associated site improvements including an exterior stair for a roof deck and an outdoor kitchen area.

The property is zoned MR; however, it is also located in the Park Del Mar Development, which has specific development regulations (Attachment 3) set forth in a Use Permit issued in 1963 by the County of San Diego prior to the City’s incorporation. At the request of the Park Del Mar Homeowner’s Association, the Solana Beach City Council approved a Conditional Use Permit in 2001 to modify the Use Permit issued by the County to clarify the specific development regulations, which differ from the underlying zone. The Park Del Mar Development regulations, therefore, supersede those of the MR Zone. The primary use of each site in the development is limited to one detached, single-family dwelling with one garage or carport. Each dwelling unit is limited to a maximum of 2,000 square feet and the garage or carport to a maximum of 600 square feet. In addition, the overall square footage on the site cannot exceed 2,400 square feet. In accordance with the underlying SBMC Zoning regulations, detached accessory structures are permitted and are deducted from the total allowed garage or carport square footage. The regulations also limit all structure heights to 16 feet above the lower of finished or proposed grade.

Specific setback dimensions are also provided for each lot in the community. As proposed, the project complies with the regulations of the Park Del Mar Development.

The project plans are provided in Attachment 2.

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Table 1 (below) provides a comparison of the Park Del Mar Development regulations with the Applicant’s proposed design.

Table 1

LOT INFORMATION
Property Address:

Lot Size:

Max. Allowable Living SF
Max. Allowable Garage SF
Max. Allowable Total SF
Proposed Total SF
Below Max. SF by
Max. Allowable Height:

Max. Proposed Height:

Highest Point:
671 E Solana Cir.
4,266 SF
2,000 SF
600 SF
2,400 SF
2,343 SF
57 SF

16.00 ft

14.5 ft
189.2’ MSL
Zoning Designation:
# of Units Allowed:
# of Units
Requested:

Park Del Mar (MR)
1 SFR
1 SFR
Setbacks: Required Proposed
Front (E) 10’ – 0” 10’ – 0”
Side (N) 5’ – 0” 5’ – 0”
Side (S) 2’ – 6” 2’ – 6”
Rear (W) 5’ – 0” 10’ – 8”

PROPOSED PROJECT INFORMATION
Square Footage / Floor Area Breakdown:

Proposed Living Area: 2,000 SF
Proposed Garage: 343 SF
Subtotal: 2,343 SF
Garage Exemption: - 200 SF
Total Proposed Floor Area: 2,143 SF
Required Permits:

DRP: A DRP is required for construction in excess
of 60% of the maximum allowable floor area.

Proposed Grading: 12 CY Aggregate Grading
(Site Grading: 0 CY; Removal and Recompaction: 0 CY; Excavation for Footings: 12 CY) Proposed Parking: Attached One-Car Garage,
One uncovered space
Proposed Fences and Walls: Yes
Proposed Accessory Dwelling Unit: No
Proposed Accessory Structure: No
Existing Development:

Single-Family Residence and Garage
Development Review Permit Compliance (SBMC Section 17.68.40):

A DRP is required because the total proposed floor area exceeds 60% of the maximum allowable. The total floor area proposed is 2,143 square feet and 2,400 square feet is the maximum. Therefore, the proposal is 89% of the allowable floor area.

In addition to meeting the Park Del Mar Development specific regulations and any other underlying zoning requirements, the project must also be found in compliance with development review criteria. The following is a list of the development review criteria topics:

1. Relationship with Adjacent Land Uses

2. Building and Structure Placement

3. Landscaping

4. Roads, Pedestrian Walkways, Parking, and Storage Areas May 21, 2025
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5. Grading

6. Lighting

7. Usable Open Space
The following is a discussion of the findings for a DRP as each applies to the proposed project as well as references to recommended conditions of approval contained in Resolution 2025-055. The Council may approve, or conditionally approve, a DRP only if all of the findings listed below can be made:

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

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

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

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

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

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

Relationship with Adjacent Land Uses:

The property is located within the MR Zone and Park Del Mar Development. Properties surrounding the lot are located within the same zone and also part of the Park Del Mar Development. They are developed with single-story, single-family residences. The project site is currently developed with a single-story, single-family residence and garage. The Applicant proposes to demolish the existing structure and replace it with a new singlestory, single-family residence with an attached one-car garage.

As designed, the project is consistent with the specific development standards of the Park Del Mar Development as well as the permitted uses of the underlying MR Zone as described in SBMC Sections 17.20.010 and 17.12.020. The property is designated Medium Density Residential in the General Plan and intended for single- and multi-family residential development with a maximum density of five to seven dwelling units per acre.

The proposed development could be found to be consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy residential May 21, 2025
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neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated neighborhoods.

Building and Structure Placement:

The site is currently developed with a 1,675 square-foot single-story, single-family residence and a garage located on a flat building pad approximately 2’ higher than the street level. The Applicant proposes to demolish the existing residence and garage and construct a new 2,000 square-foot single-story, single-family residence with an attached 343 square-foot one-car garage. The garage is proposed to be located at the south side of the lot and would be accessed from East Solana Circle.

The Park Del Mar Development regulations allow reduced setback areas as compared to the underlying MR Zone. They also limit maximum structure height to 16 feet measured from the lower of existing or finished grade. The project would comply with the setbacks and height restrictions set forth in the Park Del Mar Development Regulations.

The 2,000 square-foot residence will consist of a living room, kitchen, primary suite, bedroom, bathroom, laundry room, and a music room. The proposed development also includes an exterior stair for a roof deck and an outdoor kitchen area.

The proposed improvements consist of a new single-family residence and an attached garage. Pedestrian and vehicular access would be maintained on the southern side of the residence from the existing shared driveway.

The proposed project, as designed, meets the minimum required front-, interior side-, and rear-yard setbacks.

Neighborhood Comparison:

Staff compared the proposed project to 29 other properties within the surrounding area.

As shown on the following Zoning Map, they include other properties in the Park Del Mar Development along West Solana Circle and East Solana Circle.

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The properties evaluated in this comparison are located in the MR Zone and the Park Del Mar Development. The existing homes range in size from 1,330 square feet to 2,225 square feet, according to the County Assessor records. It should be noted that the County Assessor does not include garages, covered porches, unfinished basements or accessory buildings in the total square footage. Accordingly, the building area of the proposed project has been calculated for comparison purposes by deleting the area of the garage as follows:

Project Gross Building Area: 2,343 ft2
Delete Garage Area: - 343 ft2
Project Area for Comparison to Assessor’s Data 2,000 ft2 Table 2 is based upon the County Assessor’s data and SanGIS data. It contains neighboring lot sizes, the square footage of existing development and the maximum allowable square footage for potential development on each lot. 756
766
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Table 2
# Property Address Lot Size in ft2
(SanGis)
Existing ft2
(Assessor)
Proposed /
Recently
Approved
ft2
Max.

Allowable
ft2
Zone
1 657 E SOLANA CIRCLE 4,716 1,746 2,400 MR/PDM
2 661 E SOLANA CIRCLE 7,331 1,240 1,831 2,400 MR/PDM
3 665 E SOLANA CIRCLE 7,479 1,847 2,400 MR/PDM
4 669 E SOLANA CIRCLE 4,699 1,822 2,400 MR/PDM
5 671 E SOLANA CIRCLE 4,266 1,675 2,000 2,400 MR/PDM
6 673 E SOLANA CIRCLE 7,245 1,674 2,400 MR/PDM
7 675 E SOLANA CIRCLE 6,640 1,604 2,400 MR/PDM
8 677 E SOLANA CIRCLE 4,095 1,358 2,400 MR/PDM
9 705 E SOLANA CIRCLE 3,990 1,330 2,400 MR/PDM
10 707 E SOLANA CIRCLE 7,852 1,518 2,400 MR/PDM
11 658 E SOLANA CIRCLE 4,965 1,472 2,400 MR/PDM
12 662 E SOLANA CIRCLE 6,243 1,456 1,887 2,400 MR/PDM
13 666 E SOLANA CIRCLE 8,149 1,949 2,400 MR/PDM
14 670 E SOLANA CIRCLE 4,109 1,479 2,400 MR/PDM
15 674 E SOLANA CIRCLE 5,513 1,426 2,400 MR/PDM
16 678 E SOLANA CIRCLE 7,833 1,456 2,400 MR/PDM
17 704 E SOLANA CIRCLE 8,704 1,404 2,400 MR/PDM
18 708 E SOLANA CIRCLE 4,841 1,591 2,400 MR/PDM
19 684 W SOLANA CIRCLE 4,303 2,225 2,400 MR/PDM
20 688 W SOLANA CIRCLE 6,932 1,969 2,400 MR/PDM
21 690 W SOLANA CIRCLE 7,093 1,512 2,400 MR/PDM
22 692 W SOLANA CIRCLE 3,961 1,632 2,400 MR/PDM
23 696 W SOLANA CIRCLE 4,822 1,404 1,967 2,400 MR/PDM
24 698 W SOLANA CIRCLE 8,268 1,930 2,400 MR/PDM
25 702 W SOLANA CIRCLE 6,793 1,518 2,400 MR/PDM
26 706 W SOLANA CIRCLE 4,047 1,591 2,400 MR/PDM
27 710 W SOLANA CIRCLE 4,574 1,927 2,400 MR/PDM
28 714 W SOLANA CIRCLE 7,254 1,814 2,400 MR/PDM
29 718 W SOLANA CIRCLE 7,157 1,479 2,400 MR/PDM
30 722 W SOLANA CIRCLE 4,284 1,390 1,915 2,400 MR/PDM
Fences, Walls and Retaining Walls:

Within the front yard setback area, the SBMC allows fences and walls or any combination thereof, to be no higher than 42 inches in height as measured from existing grade, except for an additional two feet of fence that is at least 80% open to light. Fences, walls and retaining walls located within the rear and interior side yards are allowed to be up to six feet in height with an additional 24 inches that is 50% open to light and air.

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As proposed, the fences and walls would comply with the fence and wall regulations. If the Applicant decides to modify any of the design of the proposed fences and walls or construct additional fences and walls, a condition of project approval indicates that they would be required to be in compliance with SBMC 17.20.040(O) and 17.60.070(C) and (D).

Landscape:

The project is not subject to the current water efficient landscaping regulations of SBMC Chapter 17.56. According to SBMC Section 17.56.040, the regulations apply to modified landscape areas that exceed 500 square feet. The proposed project does not include any modification to landscape areas. As a condition of approval, should the Applicant decide to modify more than 500 square feet of aggregate landscape area, they would be required to prepare a conceptual landscape plan for review by the City’s third-party landscape architect and approval by City Council under a Modification to the DRP. In addition, A condition has been added to require that native or drought-tolerant and non-invasive plant materials and water-conserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.

Parking:

SBMC Section 17.52.040 and the Off-Street Parking Design Manual require two (2) parking spaces for a single-family residence. The Applicant is proposing a 343 squarefoot attached garage, which will provide one (1) unobstructed 9’ X 19’ parking space. The second required parking space is located outside of the garage and will be 10’- 6” X 19’ clear of obstruction.

Grading:

Lighting:

Usable Open Space:

The project consists of the construction of a new single-family residence; therefore, usable open space and recreational facilities are neither proposed nor required according to SBMC Section 17.20.040.

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Public Frontage & Public Right-of-Way Improvements:

The existing property is improved with concrete curb and gutter only. If approved, the Applicant is not required to do any public improvements.

Public Hearing Notice:

Notice of the City Council Public Hearing for the project was published in the Union Tribune more than 10 days prior to the public hearing. The same public notice was mailed to property owners and occupants within 300 feet of the proposed project site on May 8, 2025. As of the date of preparation of this Staff Report, Staff has not received any formal correspondence from neighbors or interested parties in support of, or in opposition to, the proposed project.

CEQA COMPLIANCE STATEMENT:

The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 of the State CEQA Guidelines. Section 15303 is a Class 3 exemption for new construction or the conversion of small structures.

FISCAL IMPACT: N/A
WORK PLAN: N/A
OPTIONS:
∙ Approve Staff recommendation adopting the attached Resolution 2025-055. ∙ Approve Staff recommendation subject to additional specific conditions necessary for the City Council to make all required findings for the approval of a DRP. ∙ Deny the project if all required findings for the DRP cannot be made.

DEPARTMENT RECOMMENDATION:

The proposed project meets the minimum objective requirements under the Park Del Mar Development regulations and the underlying SBMC, could be found to be consistent with the General Plan and could be found, as conditioned, to meet the discretionary findings required as discussed in this report to approve a DRP. Therefore, Staff recommends that the City Council:

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

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

3. If the City Council makes the requisite findings and approves the project, adopt Resolution 2025-055 conditionally approving a DRP to demolish a single-family May 21, 2025
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residence, construct a replacement one-story, single-family residence with an attached one-car garage and perform associated site improvements at 671 East Solana Circle.

CITY MANAGER’S RECOMMENDATION:

Approve Department Recommendation.
_________________________
Alyssa Muto, City Manager
Attachments:

1. Resolution 2025-055

2. Project Plans

3. Park Del Mar Development Regulations
RESOLUTION 2025-055

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SOLANA BEACH, CALIFORNIA, CONDITIONALLY

APPROVING A DEVELOPMENT REVIEW PERMIT FOR THE

CONSTRUCTION OF A NEW SINGLE-STORY SINGLE-FAMILY

RESIDENCE WITH AN ATTACHED ONE-CAR GARAGE AND

ASSOCIATED IMPROVEMENTS ON A PROPERTY WITHIN
THE PARK DEL MAR DEVELOPMENT, LOCATED AT 671

EAST SOLANA CIRCLE, SOLANA BEACH
APPLICANT: Chan Beals and Katherine Nicholls
CASE NO.: DRP 24-015
WHEREAS, Chan Beals and Katherine Nicholls (hereinafter referred to as “Applicant”) have submitted an application for a Development Review Permit (DRP) 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 May 21, 2025, the City Council received and considered evidence concerning the proposed application; and WHEREAS, the City Council of the City of Solana Beach found the application request exempt from the California Environmental Quality Act pursuant to Section 15303 of the State CEQA Guidelines; and
WHEREAS, this decision is based upon the evidence presented at the hearing and any information the City Council gathered by viewing the site and the area as disclosed at the hearing.

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

1. That the foregoing recitations are true and correct.

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

3. That the request for a DRP to construct a new 2,000 square-foot single-story, single-family residence and attached one-car garage on a 4,266 square-foot lot in the Medium Residential (MR) Zone and Park Del Mar Development, is conditionally approved based upon the following Findings and subject to the following Conditions:

4. FINDINGS
A. In accordance with Section 17.68.040 (Development Review Permit) of the City Resolution 2025-055
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of Solana Beach Municipal Code, the City Council finds the following:

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

General Plan Consistency: The project, as conditioned, is consistent with the City’s General Plan designation of Medium Density Residential, which allows for five to seven dwelling units per acre. Further, the proposed development is consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy residential neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated neighborhoods.

Zoning Ordinance Consistency: The proposed project is consistent with all applicable requirements of the Zoning Ordinance (Title 17) Permitted Uses and Structures (SBMC 17.20.020), which provides for use of the property as a single-family residence. The proposed project also adheres to the specific development regulations established for the Park Del Mar Development.

The design of the project is consistent with the provisions for minimum setbacks, the maximum floor area ratio (FAR), maximum building height, and parking requirements.

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 MR Zone and Park Del Mar Development. Properties surrounding the lot are located within the same zone and also part of the Park Del Mar Development. They are developed with single-story, single-family residences. The project site is currently developed with a single-story, single-family residence and attached garage. The Applicant proposes to demolish the existing structure and replace it with a single-story, single-family residence with an attached one-car garage.

As designed, the project is consistent with the specific development standards of the Park Del Mar Development as well as the Resolution 2025-055
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permitted uses of the underlying MR Zone as described in SBMC Sections 17.20.010 and 17.12.020. The property is designated Medium Density Residential in the General Plan and intended for single- and multi-family residential development with a maximum density of five to seven dwelling units per acre. The proposed development could be found to be consistent with the objectives of the General Plan as it encourages the development and
maintenance of healthy residential neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated neighborhoods.

The property is not located within any of the City’s Specific Plan areas. As a condition of project approval, the Applicant would be required to obtain a Coastal Development Permit, Waiver or Exemption from the California Coastal Commission prior to the issuance of a Building Permit.
b. Building and Structure Placement: Buildings and structures shall be sited and designed in a manner which visually and functionally enhances their intended use.

The site is currently developed with a 1,675 square-foot singlestory, single-family residence and a garage located on a flat building pad approximately 2’ higher than the street level. The Applicant proposes to demolish the existing residence and garage and construct a new 2,000 square-foot single-story, single-family residence with an attached 343 square-foot one-car garage. The garage is proposed to be located at the south side of the lot and would be accessed from East Solana Circle.

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The proposed project, as designed, meets the minimum required front-, interior side-, and rear-yard setbacks.
c. Landscaping: The removal of significant native vegetation shall be minimized. Replacement vegetation and landscaping shall be compatible with the vegetation of the surrounding area. Trees and other large plantings shall not obstruct significant views when installed or at maturity.

The project is not subject to the current water efficient landscaping regulations of SBMC Chapter 17.56. According to SBMC Section

17.56.040, the regulations apply to modified landscape areas that exceed 500 square feet. The proposed project does not include any modification to landscape areas. As a condition of approval, should the Applicant decide to modify more than 500 square feet of aggregate landscape area, they would be required to prepare a conceptual landscape plan for review by the City’s third-party landscape architect and approval by City Council under a Modification to the DRP. In addition, a condition has been added to require that native or drought-tolerant and non-invasive plant materials and water-conserving irrigation systems are required to be incorporated into the landscaping to the extent feasible. d. Roads, Pedestrian Walkways, Parking and Storage Areas: Any development involving more than one building or structure shall provide common access roads and pedestrian walkways. Parking and outside storage areas, where permitted, shall be screened from view, to the extent feasible, by existing topography, by the placement of buildings and structures, or by landscaping and plantings.

The SBMC parking regulations require two (2) off-street parking spaces per single-family residence. The SBMC indicates that when required spaces are provided in a garage, up to 200 square feet of floor area is exempted for each required space. As designed, the proposed residence would provide one (1) parking space in the garage and one (1) uncovered parking space; therefore, the project is afforded a 200 square-foot exemption and the total proposed floor area would be 2,143 square feet, which is 257 square feet under the maximum allowable floor area for the lot pursuant to Park Del Mar Regulations.
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 Resolution 2025-055
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landscaped with native or naturalized non-native vegetation and existing erosion problems shall be corrected.

The proposed grading quantities include 0 cubic yards of site grading, 12 cubic yards for the excavation for the new footings and 0 cubic yards of removal and recompaction. The proposed total aggregate amount of grading is 12 cubic yards.
f. Lighting: Light fixtures for walkways, parking areas, driveways, and other facilities shall be provided in sufficient number and at proper locations to assure safe and convenient nighttime use. All light fixtures shall be appropriately shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding areas per SBMC

17.60.060 (Exterior Lighting Regulations).

A condition of project approval includes that all new exterior lighting fixtures comply with the City-Wide Lighting Regulations of the Zoning Ordinance (SBMC 17.60.060). All light fixtures shall be shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding area.
g. Usable Open Space: Recreational facilities proposed within required usable open space shall be located and designed to maintain essential open space values.

The project consists of the construction of a new single-family residence, therefore, usable open space and recreational facilities are neither proposed nor required according to SBMC Section

17.20.040.

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

All required permits are being processed concurrently with the DRP. As a condition of project approval, the Applicant will be required to obtain approval from the CCC prior to issuance of Building Permits.

The project will not exceed 16 feet above the existing grade; therefore, a Structure Development Permit (SDP) is not required.

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

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As a condition of project approval, the Applicant will be required to obtain approval from the California Coastal Commission (CCC) prior to the issuance of Building Permits.

5. 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 Park Development, Public Use Facilities, and Public Facilities Impact Fees.

II. Building Permit plans must be in substantial conformance with the plans presented to the City Council on May 21, 2025 and located in the project file with a submittal date of April 21, 2025.

III. The residence will not exceed 14.5 feet in height above the existing grade or 189.2 feet above MSL.

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 CCC approval of a Coastal Development Permit, Waiver or Exemption as determined necessary by the CCC, prior to the issuance of a Grading or Building Permit.

VI. 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.

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

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

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

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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 amendment to the approved DRP.

B. Fire Department Conditions: Please note that this list provides detailed Fire Department requirements and is not meant to be an all-inclusive plan check list of the Fire Department comments.

I. CONSTRUCTION MATERIALS: Prior to delivery of combustible building construction materials to the project site all the following conditions shall be completed to the satisfaction of the Solana Beach Fire Department and per the 2022 California Fire Code Chapter 33:
i. All wet and dry utilities shall be installed and approved by the appropriate inspecting department or agency.
ii. As a minimum the first lift of asphalt paving shall be in place to provide a permanent all-weather surface for emergency vehicles; and
iii. Water supply for fire protection (fire hydrants and standpipes) shall be installed, in service and accepted by the Fire Department and applicable water district.

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

III. 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.

Additional numbers shall be required where deemed necessary by the Fire Marshal per the 2022 California Fire Code Chapter 5 Section 505.1.

IV. AUTOMATIC FIRE SPRINKLER SYSTEM-ONE- AND TWOFAMILY DWELLINGS: Structures shall be protected by an automatic Resolution 2025-055
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fire sprinkler system designed and installed. Plans for the automatic fire sprinkler system shall be submitted as Deferred Submittal and approved by the Solana Beach Fire Department prior to installation per the Solana Beach Municipal Code Title 15 Building and Construction Chapter 15.32 Fire Code Section 15.32.230 Section 903.2.

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

VI. SOLAR PHOTOVOLTAIC INSTALLATIONS (Solar Panels): Solar Photovoltaic systems shall be installed per Solana Beach Fire Department requirements and per the 2019 California Fire Code Chapter 12 Section 1204.

C. Engineering Department Conditions:

I. 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 private improvements in the public right-of way including but not limited to:
i. Retaining walls.
ii. Cobblestone path
iii. Landscape area
II. 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.

III. 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.

6. ENFORCEMENT: Pursuant to SBMC 17.72.120(B) failure to satisfy any and all of the above-mentioned conditions of approval is subject to the imposition of penalties as set forth in SBMC Chapters 1.16 and 1.18 in addition to any applicable revocation proceedings.

7. EXPIRATION: The DRP for the project will expire 24 months from the date of this Resolution, unless the Applicant has obtained building permits and have commenced construction prior to that date, and diligently pursued construction to completion. An extension of the application may be granted by the City Council, subject to SBMC Section 17.72.110.

Resolution 2025-055
DRP 24-015 Beals Residence

Page 9 of 9 ends

8. 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 at a regular meeting of the City Council of the City of Solana Beach, California, held on the 21st day of May, 2025, by the following vote:

AYES: Councilmembers –
NOES: Councilmembers –
ABSENT: Councilmembers –
ABSTAIN: Councilmembers –
______________________________
LESA HEEBNER, Mayor
APPROVED AS TO FORM: ATTEST:
_____________________________ _______________________________ JOHANNA N. CANLAS, City Attorney ANGELA IVEY, City Clerk C
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2 Beals Residence
671 E. Solana Circle Solana Beach CA
92075 United States

PROJECT AREAS
SITE DATA:

SITE GROSS AREA:

LOT COVERAGE:

PAVED:

LANDSCAPING :

UNIMPROVED:

ALLOWABLE AREAS:

ZONE:

OVERLAY:

LOT AREA:

F.A.R. for Park Del Mar
REQ. PARKING SPACES:

PROVIDED PARKING SPACES:

Proposed Floor Arca Broakdown
Living Area
Garage
Sub-Total of Floor Area
4,266 SF
Existing
870 SF
1,375 SF
OSF
Off-Street Parking Exemption (1 spaces)
Total Floor Aroa Proposed
BUILDING HEIGHT:

New
164 SF
89 SF
0 SF
EXISTING HEIGHT STRUCTURE: 12' 4"
MAX HEIGHT ALLOWED IN ZONE: 16'
Total
920 SF
1,024 SF
0 SF
MR Medium Rosidontial
None
4,266 SF
2,400 SF
2 2
2,000 SF
343 SF
2,343 SF
- 200 SF
2,143 SF
PROPOSED HEIGHT: 14'-10" above grade
BEDROOM SF Calculation:

Primary Suite
Secondary Bedroom
Total
(E)
199 SF
109SF
(P)
198 SF
153 SF
Difference
-1 SF
+44
+43 SF
- ------ ---

OWNER/ DESIGN TEAM
OWNER:

DESIGNER
CONTRACTOR:

Chan Beals & Kate Nicholls
671 E. Solana Circle
Solana Beach, CA 92075
(908) 869-3395

REPUBLIC OF RATIONAL DESIGN

HEIDI KOHLER
[email protected]
Kevin Vint• Construction
(213) 359-8830
2683 Via Del La Valle STE G302 Del Mar 92014
Kevin Vint
[email protected] (858) 205-6719

PROJECT DATA
PROJECT DESCRIPTION:

New Construction. Demolition of existing single family residence and replace with new construction single family residence including an addition of (325 SF livable/77 SF garage). Existing roof to be replaced, no changes to existing drainage, no proposed work in the R.O.W. , proposed roof top terrance and exterior staircase. 2 existing parking spaces to remain. Existing landscaping and vegetation to remain.

CODE DATA:

OCCUPANCY:

CONSTRUCTION TYPE:

FIRE SPRINKLERS:

REQ. PARKING:

PROPOSED PARKING:

APPLICABLE CODES:

BUILDING CODE:

GREEN CODE:

MECHANICAL CODE:

ELECTRICAL CODE:

PLUMBING CODE:

FIRE CODE:

ENERGY CODE:

SITE DATA:

ZONE:

PARCEL AREA:

SINGLE FAMILY

TYPE II - WOOD FRAMED

DEFERRED
2 SPACES
2 SPACES
2022 California Residential Code (CRC)
2022 California Green Building Standards Code- CALGreen 2022 Mechanical Code (CMC)
2022 California Electrical Code
2022 California Plumbing Code (CPC)
2022 California Fire Code
2022 California Energy Code
MRd (Medium Residential)

0.10 ACRE LOT
=S=ET=B=A=C=K=S='======R=EQ= U=IR=E=D=====PROPOSED==~=~- FRONT: 10' 10'
REAR: 5' 5'
SIDES: 5' - NORTH 5'
LEGAL DESCRIPTION:

PARCEL NO:

TRACT:

LOT:

MAP REFERFENCE:
2' -5" - SOUTH 2'-5"
298-320-2700
LOT 55 OF PARK DEL MAR
#55
MAP: 5070

REVIEW AGENCIES
BUILDING & SAFETY City of Solana Beach
635 S. Highway 101, Solana Beach, CA 92075
PLANNING City of Solana Beach
635 S. Highway 101, Solana Beach, CA 92075
ENGINEERING City of Solana Beach
635 S. Highway 101 , Solana Beach, CA92075
FIRE City of Solana Beach
635 S. Highway 101, Solana Beach, CA92075

UTILITY CONTACT

ELECTRICITY
GAS

WATER / SEWER
TRASH
San Diego Gas & Electric (SDG&E)
San Diego Gas & Electric (SDG&E)
Olivenhain Municipal Water District
Santa Fe Irrigation District
EDCO Waste & Recycling

SITE VICINITY MAP
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STANDARD CONDITIONS :

CONSTRUCTION MATERIALS Prior to ,:le,lff&ry of eo,nh,ustibla but,(jing m,t-,ia,1• to lh• prqect -~II All thfl 1011_.;ng tood~iol'ls INIII bt compltted to ltlfl utisf;1etion al the Sotallil Buch Fir• °'9artmtnt and per 1h11 2022 Ca!i!ami.l Fil'• Code ChapterlJ
a AJJ wet and dry utlitlN llhall bt tnsl.ded and ;1pproved by th• appropriM• lnapecting lillpartment or ;1;e,ncy \
ti NI a minimum thfl r.-.i tilt of asphalt pi!IWIQ lhaM bt WI plu:e ta praYid• a perm-nt all-W9illher 1urfu:. far ema,rvency vthk:IM: and
c Water1upplylor!ir11prOled!On{fnh)'Clral'll$and ltll'ldpipea)•hall Dtinsl.a!led, tn•..-..etand acce~bytheFH Departmentand;1pploc.abl11waterdillrict
2 OBSTRUCTION OF ROADWAYS DURING CONSTRUCTION Al roadways ahal be ii minimum of 20 !Mt In wio!h dUIYlg constrvcbOn ar,d ma.,iained l1Hand dur, ineluEling the pMlung o{ wh,elu perlh• 2022Ca'.ifarnia Fire Cade Chapter 5 SKbOn50l-4.-nd50l.2.1
l ADDRESS NUW.BERS. STREET NUMBERS. Approved nUIYberl. aodlor alkirnns sh.al toe placed on all 1'111Wllfldtx•tingbuikti"9•andillapprapn.M11additianalloeation.aaalotoeplal"lly'listbl11andlegit,I• from lh• WHt or tOlldway fronting 1h11 prop,1rty from tither d.-.cban o{ approach Said numbers ahaN COlllraatwith lhH' background and 1hal !MIit 1h11 following ..-inimum ll,fondard1 H ta li.i:11 -4 " high~ a ¼" inch stroke width for rnidenlilit building•. A.dditlonal l'IUfTIOlll"l sha.1 be reqund where delll'Md
~
l'IIICIIMAfl' by the Fn Ma<W\ill, t,uct, u ,_ar acotM doors, builc:h"9 00ffl11<$, and 111\lranc:ea ta Clll'Kflrll per 1h11 2022 Ca!i!omia Fn Cade Chapter 5 Sect1ar1 505 1 AUTOJ.IATIC FIRE SPRINKLER SYSTEM-ONE-AND TWO.fAMILY DWELLINGS 5'i.w:turu •hall be prOttcled by •n autom.atlC fir• 1p,Yllder •yt.tflffl detigned ano ftll.lllld Plan• lot lh• autom.,IIC fi111 1pr,nlder 1ya\em shall be aubm'.tlllcl as Oe!'lll'!'lld Slibfflittal end appruo,ed by 1h11 SalaN Beach Fre O.partmtnt prior 10 Install.a ban per the Saliltl& Beach Munic,pal COde TIil• 15 Blliloing and Cantll\lction Chapter 15.l2 Ftre Cod11 Section 15,l2.230 Stction 903.2 (NEW) or Section 90l.2.01 (ADDITIONS, REMOOELS)or Sect1ar1 903.2,02 (NEW COMMERCIAL) 5 Cl.ASS "A" ROOF: AJI lltNclllfH st\AII be provided wilh a OUI "A. Roof covering la the aatiafadlon of the Soi,na BNCh Fire O..,artmflnt and pu !he 2022 Cal~amia Building Code Chapter 1 5 Stellar! 1505 6 SOLAR PHOTOVOL TA.IC INSTAJ.lATIONS (SOiar Par,al•)· Solar Pl'lotovoll.llC systtms sha• toe insta:lfld p,,r Sata1111 Buch FH Depa,iment r.ql'HIT!ents.-nd per lhe 2022 Ca'.lramia Fir,CodeCha,>ler 12 s«:lion ,, ..

CONSTRUCTION TEAM
Kevin Vint - Construction
2683 Via Del La Valle STE G302 Del Mar 92014
Kevin Vint
[email protected] (858) 205-6719

DRAWING INDEX
General Drawings
G-001 Cover Sheet
Architectural Site Plans
AS-000 Survey
A-001 Architectural Site Plan
AS-001.1 Enlarged Architectural Site Plan
AS-004 BMP Plan
Demolition Plans
A-101 Demolition Plan
Floor Plans
A-102 Proposed Floor Plan
A-103 FAR Plan
Roof Plans
A-1 04 Roof Plan
A-105 Story Pole Plan
Elevations
A-201 Exterior Elevations I
A-202 Exterior Elevations II
Sections
A-301 Building Sections
3D PERSPECTIVE
Republic of
Rational Design
Heidi Kohler
1737 Catalpa Road
heidi@rofrd .com
(213) 359-8830
RofRD.com

CONSULTANTS
Beals Residence
671 E. Solana Circle Solana
Beach CA 92075 United States
APN: 298-320-2700
Chan & Kate Beals
(908) 869-3395
[email protected]
City of Solana Buch Planning Department

RECEIVED
4/21 /2025 jdelmer
671 Solana C1r_Beals_DRP Rev1s10ns.pln
DRAWN BY: CAD Technician Full Name
COPYRIGHT:

SHEET TITLE
Cover Sheet
G-001
SHEET12 OF 46
nDD'>A _n~,:: ("/"'II IIJ("II CS::T rtrH
LOT 57
MAP 5070

THOMAS T TELLEZ TRUST
665 E SOLANA CIR
APN 298-320-29
LOT 54
MAP 5070
HAYES JAMES LlVING TRUST
673 E SOLANA CIR.

APN 298-320-26

ASPHALT DRIVEWAY
i
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LOT 53
MAP 5070

CORNELL FAMILY

RESIDUARY TRUST
675 E SOLANA CIR
APN 298-320-25
.. d
.

LOT 56
MAP 5070

DIERBERG FAMILY TRUST
669 E SOLANA CIR
APN 298-320-28
d
/ / /
-w.:~:o EL:189.92
LOT 55
MAP 5070
~
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SCALE IN FEET
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PROPERTY LEGAL DESCRIPTION
All THAT CERTAIN REAL PROPERTY SmJATED IN THE COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:

PARCEL 1:

LOT 55 OF PARK DEL MAR, IN THE CITY OF SOlANA BEAOf, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO 5070, FILED IN THE OfftCE OF THE COUNTY REOOROER OF SAN DIEGO COUNTY, OCTOBER 31, 1962.

PARCEL 2:

AN UNDMDED 1/159TH INTEREST IN AND TO LOTS A, 8, 2, 88, 89 AND 90 Of PARK DEL MAR, IN THE CITY OF SOLANA BfACH, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 5070, FIL.ED IN niE Of'ACE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, OCTOBER 31, 1962.

SURVEYOR'S NOTES

1. THIS SURVEY IS VALID ONLY IF THE DRAWING INO..UDfS TiiE SEAL AND SIGNATURE OF THE SURVEYOR.

2. CERTIFICATION IS MADE TO THE ORIGINAL PUROiASER OF THE SURVEY, IT 15 NOT TRANSFERABLE TO AOOffiONAL INSTITUTIONS OR SUBSEQUENT OWNERS.

J. THE BOUNDARY DIMENSIONS SHOWN HEREON ARE BASED ON A FIB.D SURVEY.

DETAILS REGARDING CONTitOUlNG MONUMENTS AND THE BOUNDARY SURVEY PROCEDURE ARE AVAILA8LE IN THE OFFICE Of Tl-IE SURVEYOR

4. NO EXCAVATIONS WERE HADE DURING THE PROCESS Of THIS SURVEY TO l.OCATE UNDERGROUND l!TILITIES/STRUCTURES.

5. THERE MAY BE EASEMENTS THAT AFFECT THIS PROPERTY. NO TITI.E REPORT WAS PROVIDED TO THE SURVEYOR.

6. TiiIS MAP OF EXl5TlNG TOPOGRAPHY WAS SURVEYED BASED ON REQUIREMENTS FOR DfSIGN Of A SPECIFIC PROJECT AND SOME AREAS MAY HAVE GREATER OR LESSER DETAIL THAN OTHER AREAS BASED ON PROJECT REQUIREMENTS.

BASIS OF ELEVATIONS
CITY OF SOlANA BEACH SURVEY CONTROL POINT 2001, BEING A FOUND 2.S- 8AASS DISC STAMPED "SOL.8-1 LS 7322• SET IN A CDNCRE'Tl: DRAINAGE INtfl ON 11-IE EAST SHOULDER OF HIGHWAY 101 0.1 MILE SOUTI-1 Of LOMA.S SANTA FE DRIVE PER RECORD OF SURVEY NO, 18971.

El: 69.280 NGVD 29
LEGEND
•
X 123.4
NC
R.

FS
SNF
TC
TB
0 SURVEYOR'S STATEMENT

FOUND MONUMENT AS NOTED

CENTERLINE

PROPERTI LINE

RIGHT OF WAY UNE
WALL
DIRT/GROUND COVER SPOT El.EVATION ASPHALT ELEVATION
R.OWUNE El..fVATION

CONCRETE SURFACE ELEVATION

SEARCHED FOR MONUMENT NOT FOUND
TOP Of QJRB ELEVATION
TOP OF A.5PHAI..T BERM

CONCRETE
BRJCl(/PAVERS
TREE (6' OR GREATER) WITH DIAMETER NOTED
THIS SURVEY WAS PERFORMED BY ME OR UNDER. MY DIRECT SUPERVlSION IN CONFORMANCE wmt TliE REQUIREMENTS OF TliE PROFBSIONAL ~D SURVEYORS' ACT. C . /?)?-, DATED:~ COUri7r~
1081 BORDEN RO., SUITE lOSC, ESCONDIDO CA 92026
(858) 947·86'17 I COUNl!OBRIENPLS.CDM
BOUNDARY &. TOPOGRAPHIC SURVEY
FOR
CHAN BEALS 671 E S01ANA CIR, S01ANA BEACH, CA 92075
APN: 298-320-27
SCALE: 1 • = 5'
JOB No. 381
SURVEY DATE: 1/412021
DRAWING DATE: 1/512021
SHEET 1 OF 1
DRP24-015 COUNCIL SET.pdf
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SCALE:
1" =
10'
A
ll outdoor fire appliances shall comply with the
Solana
Beach Recreational Fire Policy and the
minimum
c
learances to combustib
les
- Manufacturer's specifications
/installation
guidelines shall be provided upon
building plan submittal.
(
PJBBO oranyfixlu
r.,
appliancetallerthan42"
1obeloc.atedinside
BuildableArea
[P)Stair10rooflop
Wetba
r/BBQ Section
SCALE:
1 /2" =
1 '
-0"
Non-landscanAtt Area•
Non-irriaated Landscape'
lrrioated Landscaoe
Water Features'
Decorative Hardscaoe•
Total Lot Area
Existing
(SF)
2 ,173
.50
1 ,146
.25
0 0 1
,023.25
4 ,266
Rear5
' Setback '---=-•

1.c.c8c.c5c.._'-.=. 8...c1c.c12'--"
- FF RoofTop [
,•175'-2 1/2"
irst Floor
Proposed
Tots/ fSFJ
2,348.75
971
0 0
919.50
4,266
Ares ofWorl<"
fSFI
lrriaated Landscape 89
Water Featuresc 0
Decorative Hardscape• 0
Aaaniaata Landsc:a"" Area• Bi SF
Grading
WC.Y -S1teG~dmg
X C. Y - Excavation for the footmgs of new construcuon
Y C Y. Removal ;rnd Re
-compact1on for construct1on
ZC
Y.- Tot;,IGrad1ng
ZONE:

OVERLAY:

LOT AREA: F.A.R. for Park Del Mar
REQ. PARKING SPACES:

PROVIDED PARKING SPACES:

Proposed Floor Area Breakdown
Living Area
Garage
Sub-Total of
Floor Area
Off-Street Parking
Exemption
(1 spaces)
Total Floor Area Proposed
12 0
12 MR Med
ium Residential
None 4,266 SF 2,400 SF
2 2 2
,000
SF
343
SF
2 ,343 SF
- 200 SF 2,143 SF
Republic of
Rational Design
Heidi Kohler
1737 Catalpa Road
[email protected]
(213) 359-8830
RofRD.com

CONSULTANTS
Beals Residence
671
E. Solana
Circle So
lana
Beach CA 92075 United States
APN : 298-320-2700
Chan & Kate Beals
(908) 869-3395
c
h
[email protected]
PROJECT NO: DRP-24
-015
MODEL FILE:
671 Solana Cir_Baals_DRP ReV1S1ons.pln
DRAWN BY: CAD Technician Full Name
COPYRIGHT:

SHEET TITLE
Architectural Site Plan
A-001
SHEET 14 OF 46
nRP?4-01 !'; COIi NC
iL SET
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Mo~tdoor fire applia
nces shall comply with
the
Solana Beach Rec
reational Fire Policy and the
minimum clearances to combustibles - Manufacturer's specifications/installation guidelines shall be provided upon
building plan submittal.
1'-0"
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Republic of
Rational Design
Heidi Kohler
1737 Catalpa Road
[email protected]
(213) 359-8830
RofRD.com

CONSULTAN
TS
Beals Residence
671
E. Solana Circle Solana
Beach CA 92075 United States
APN: 298-320-2700
Chan & Kate Beals
(908) 869-3395
[email protected]
PR
OJE
CT NO: DRP-24-015
MODEL FILE:
671 Solana Cir_Baals_DRP Revisions.pin
DRAWN BY: CAD Technician
Full Name
COPYR
IGHT:

SHEET TITLE
Enlarged Architectural
Site Plan
AS-001 1 SHEET15 OF 46
DRP24
-015 COUNCIL SET
.pdf
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-.:;::-.• ,,.,,,.,,,, .,,,,..,..,,,,..,. .,,,,..,.

Parcel Arca {total area of Assessor's Parcel(s) associated with the projeet) Area to be Disturbed by the Projeet (Projeet Arca)
Ptojeet Existing lmpervious Arca (subset of Projeet Arca) Projeet Proposed lmpetvious Area (subset of Project Area) Project Proposed Petvious Arca
(
subset of Projeet Arca)
0 .10 Acres
0 .03 Acres
006 Acres
007 Acres 0.002 Acres
ALL DIMl!NIIONS .tJU. MEASUIIEO ~IIOM THE
EXTf:IIIOf!. WALL SUll;FACES
( 4,266 Square Feet) ( 1,309 Square Feet)
(2
,90S Square Feet)
(
3 ,269 Square Feet)
(972 Square Feet)

BMP LEGEND
WM-6 / WM-8 1

PROPERTY LINE

DIRECTION
/COURSE OF FLOW· NO PROPOSED CHANGES

LIMITS OF DISTURBANCE AREA

GRAVEL BAG BERM/BARRIER

MATERIALS DELIVERY AND STORAGE AREA

TEMPORARY TRASH / SOLID WASTE

HAZARDOUS & CONCRETE WASTE MANAGEMENT

STREET SWEEPING
Republic of
Rational Design
Heidi Kohler
1737 Catalpa Road
heidi@rofrd
.com
(213) 359-8830
RofRD
.com

CONSULTANTS
Beals Residence
671
E. Solana
C
i
r
c
le Solana
Beach CA 92075 United States APN: 298-320-2700
Chan & Kate Beals
(9
08) 869-3395
c
[email protected]
PROJECT NO: DRP-24-015
MODEL FILE:
671 Solana Cw_Beals
_DRP Rev1s10ns
.pln
DRAWN BY: CAD Technician Full Name
COPYRIGHT:

SHEET TITLE
BMP Plan
AS-004 SHEET16 OF 46
DRP2
4-015 COUNCIL SET.odf
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LEGEND
EXISTING 2 X WALL TO REMAIN
.-------------------, .. _________________ _, EXISTING 2 X WALL TO BE REMOVED

EXISTING FIXTURE TO REMAIN

EXISTING FIXTURE TO BE REMOVED
First Floor Demolition Plan
A-101 SCALE: 1/4" = 1 '-0"
(El FENCE TO
_[

BEREMOVED
(E) FENCE TO

C BEREMOVED
~~ :::::::::::::::: ' -- ------- ------------------------------------- --- --------- ,, ' 1
,, '
:: :
ll! r _______ \ ______ )
II: : '\__ {El BBQ. COUNTERTOP &
:: : : STORAGE TO BE REMOVED
!Ii
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--- ------------------------------------------------------------ --- "'
"'
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-------------------------------------------------------------"--- ~ f i
iii i GARAGE (E)
iii i i 263 sq ft
fi
L~ l
i :' I 1
DINING
ROOM
,,
,,
,, 1i s: ,, " ' ' ,, " CLOSET ' " ' " ' " ' " ' " ' " ' " ' ii : ::::::::::::::::::::------------i ~~::~] ::· ~ .. = !j[,]i ii
li
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[ : : I : : KITCHEN
l,e) Secd~~a~:edroomJ l l : l l :

BEDROOM i i i ti----·
2 ,.,---r: : : :
,'/ ff r-~_-::_-:_-~ f ~===~-r-----1
/ u: : :: :: --------- --- -- ------"1"~ l : !: --~7:f: -----i.;;;;;;;~-· • --------• '' i i ~I::::::::::::::::::: I : : :: ~~--"""" u L ~ATH 2 r-----1 ! ra
--~-~---: i i ~ J ,, , I I! 1
~ -=· ... --':;:::::: :::::; : \
:r,l! l !! :: :: : I:

ENTRY
r---- :

LIVING
ROOM

MAIN (E)
1,675 sq ft
BE REMOVED ii ·1 l! ~--------:==J."

CLOSET ' '
::Ui / _____ _ f----- BATH 1 ------t~ ,,
li
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ii
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r.
l, - - , ___ __ _____ [L _________________ !j
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'" , RIMARY
SUITE
: f99sqft 7 tlEJ_eom~rx~Yi1tJ~iuir99ro:
c==ii., :1
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' ii c,
=;;;;;;;;;;,;,;;.;;,l. ·--------~ ............................. t::::'.::
_L_-_-_-_-:_-... ~~4\\~ffl~mi'YiV;i~~:::::t
{E) FENCE TO

SE REMOVED
(E) CONCRETE STEPS &
+----+--- LANDING

TO BE REMOVED
BEDROOM SF Calculation:

Primary Suite
Secondary Bedroom
Total
(E)
199 SF
109 SF
(P)
198 SF
153 SF
Difference
-1 SF
+44
+43 SF
Republic of
Rational Design
Heidi Kohler
1737 Catalpa Road
[email protected]
(213) 359-8830
RofRD.com

CONSULTANTS
Beals Residence
671 E. Solana Circle Solana
Beach CA 92075 United States
APN: 298-320-2700
Chan & Kate Beals
(908) 869-3395
[email protected]
PROJECT NO: DRP-24-015
MODEL FILE:
671 Solana Cir_B11als_DRP Revisions.pin
DRAWN BY: CAO Technician Full Name
COPYRIGHT:

SHEET TITLE
Demolition Plan
A-101
SHEET1 7 OF 46
DRP24-015 COUNCIL SET.pdf
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Pro osed Floor
Plan
A-102 SCAL
E: 1 /
4" = 1
'
-
0"
77 sq ft

GARAGE (N)
21'-7"
(P)
J
2 " GATE
Sil
.;r
q
-(l;l
~~
LIVlfG(N)

PRIMARY SUITE
(N)

LIVING AREA
1,997 sq ft
111
1 1
1~
-mm,1
~, 111
11 Ill I \// Ill/ 111111
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tt1 rm , nn 1
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ZONE:

OVERLAY:

LOT AREA:

FLOOR PLAN NOTES
1 5/!"TYPEX GYPSUM BOAROONGARAGE
S.oEOFCOMMON~LANDCEILING OF GARAGE AND HOUSE
DR'l'WAl.L GARAGE C.O'-'J>LETE (C8C "06 1 ,() v.4-IEN THE CE LING IN THE GARAGE IS REOUIREDTO BE EfHIRELY PROTECT ED THE W-.USANO /OR BEA
MS
SUPf>ORTING THE CEILING AAE TO BE PROTECTED WITH THE EOUIVALENT FIRE RES

ISTIVE CONSTRUCTION
(C8C71-4J
2 IN

STANT TA
NKLESS GAS V"'TER HEATER SHALL BE NATIONALLY LISTED.&JIID BE lNSTAUEO IN ACCORO-.NCE
\'\'!TH THE INS
TALL.ATIO
tl INSTRUCTK)US THAT 'I.ERE APPROVED AS PART OF THEIR LISTING FUEL-BURNING 1/M.TER HEATERS MAY BE !tlSTALLED IN A.CLOSET LOCATED IN THE BEDROOM OR BATHROOM PR0\110E0 THE

0..0S!:.7IS EOUIPPEO'MTHAUSTED GASKETEDcxx:iRASSEMBI.V ANDALISTEOSELF-Q.OSINGDEVCE THE cxx:iR ASSE
MBI.V SH.t.U BE INSTALLED WITH A THRESHOlDAND BOTTOM CXX>R SEAL 3 SAFETI GLAZING REOURED BUT NOT LIMITED TO Gt.AZ~ IN FIXED PANELSADJ,t.Cc1'4T TOA DOOR w-<f:RE NEAREST EXPOSED EDGE OF THE GLAZING IS WITHrtlA 2•· ARC OF EITHER VERTICAL. EDGE OF THE DOOR Ill A a.OSED POSITION N,'O'M-IERE THE BOTTOM EDGE OF THE THE Gi...AZING IS LESS THAN eo" ABOVE v...LKlllG SURFACE C8CSECTON24063 AlSO'MTHrtl l!"OFFLOORS 'MTHflTUS•SI-ICM'ERENO.OSURES WITHIN HOT-TUBv.t-tlRI.POOL SAUNAAND STEAM REOOMANDGl.AZING INANY PORTIOU OF ABUI.OING 'MLL Et,O.OSING THSES COMPART
MEtHS 'M-!ERE THE BOTTOM EDGE OF THE GLAZING IS LESS THAil 60'" ABOVEA

STANDING SURFACE AND ORAIN INLET
FA U INATTC Ol'l PLATFORM PROVIDE SWITCH LIGHT MID OUTLET NEAR ACCESS AND UNIT PROVIDE JO" X 3Cl" ATTIC ACCESS TO M;;:O-WIICAL UNIT A 22" X 3Cl" AC.CESS OPENING CAN BE USED IF A LETTER _,
FROM THE MAINFACTURE STATING THAT Al.LCO
MPONEtHS OFF AU AND H.t.VEACONTfiUOiJS
2 •· 'MOE
AIR COH[)l=,.NSING UNIT Cit/ COtlCRETE PAD PROVOE 5'-0" l1UNI MUM ClEAR PA
SSAGEAROUtlO UNIT
ROOMS COtHAJt/lNG BATHTUBS SI-IOYF-RS SPAS AND SIMILAR BATHING FIXTURES SHALL BE MENCHANICALLY VENTLATEO!NACCOROANCE'MTH THE CMC,03 7 & T-" •
! APPROVED

MULTIPLE PURPOSE CARBON
MONOXOE / SMOKE DETECTOR INSTAl.lEDAS REQUIRED MIDAS
INCIIC'TED CARBON MOtlOXOE / SMOKE DETECTOR COMalNEOAI..ARMS SHAlL SE HARQIN.RED 'MTH BATTERY BACK-UP (R315 3 \}CARBON MONOXIDE ALARMS SHAlLBE LOCATEOOUTSIOE OFEAo-t 5€PARATEOV',£UING UNIT SLEEPING AREA IN THE IMMED"'TEVICINITYOFTHE BEDROOMS ON EVERVLEVELOF A~ING ~IT NQ.UOING THE BA.SEMENT 'M-IEN MORE OR ONE CARaOtl MONOXIDE ALARM LS REQUIRED TO BE tlSTAllED THE ALARMS 5HAU. BE INTERCOtmECTEO INA MANtlER THAT ACTIVATION OF OtlE WU ACTIVATE AU PERCRCR31521
S PROVIDE MIil 10050 tlCHOPENltlG IN CXX>R OF ALAUNDRVO.OSET OR PROVIDE OTHER APPROVED MEANS TOMAKEUPAIRPERCMC50-(3 1
10 All HOSE BIBS TO I-LI.VE t,IQN RE
MOVABLE BACKFLOW PREVENTION DEVICES PER CPC II03 3 7
11 flDIVOJAL VALVES OF THE PRESSURE BALANCE OR THE THER

MOSTATIC
MtXflG VALVE TVPE ARE REQUIRED AT
THE SHOWERS ANO TUB-SH()V.£R COMBINATIOtl PER CPC •20
12 GARAGE DOOR SHALL BE PROTECTED ev A 1-31!" SELF-Q.OSl/4G SELF-LATCHING SOLO CORE cxx:iR OR A SElF-CLOSING cxx:iR HAVt GA FIRE-PROTECTION RATING OF tlOT LESS TH.I.ti 20 MINUTES C8C406 1 •
13 SHOWERS AND'MLLS ABOVE 8ATHTU8S 'MTH SHOWER HEADS SHALL BE FINISHED 'MTHA SMOOTH tlotlABSORBENT SURFACE TOA HEIGHT NOT LESS THAN 70- "80"/E THE CRAIi iNLET 1, SMOKE DETECTORS
l
•t.tJU:,MREDNO INTERCONtlECTEO TO Ol'IEA.NOTHER PRCWIOE BATTERY BACKUP TOAU SMOKE DETECTOR i,oiITS(TVPJ CBCSI07 2 102 AS1P4GLEALARM SHAU.ACTIVATE All ALARMS ANO BE O..EARLV AUDIBLE CBC 1107 2 10 J
FllC1\IRE FLOW RATE REQUIREMENTS:

THE FOLLOW'.NG FIXTURES SHALL BE OF ..,..._,TER CONSERVATIONS !t
U
l OENT\AL;
........-.TER ClCSETS
~HEADFLOW
LAVATORY ISU,11( FIXTURE
KITa-tENFAUCETS
1 211 GALLOtl PER FLUSH MAXI
MUM
1 ! GALLON PER
MINUTE AT 80PSI
1 2 GALLON PER MINUTEAT60 PS!
1 ! GALLON PER
MINUTEATt.0 PS!
Not◄ COM?LLANT FtXTURES MEANSANV OF THE FOUCM1NG
ltESIDENTIAL;
At V TOILET MANUFACTURED TO USE MORE THAN 1 II GAL OF ,..._,TER PER FlUSH AJ V SI-IOY-ERHEAO MAtNFACTURED'MTH 2 5 GALLOtlS PER MINUTE AUV INTERIOR FALCET THAT EMITS MOAE THAil 2 2 GALLOtlS PER MINUTE MR Medium
Residential
None 4,266 SF
F.A
.R. far Park Del Mar
REQ. PARKING SPACES:
2 ,400 SF
2 PROVIDED PARKING SPACES:

Propos
ed Flaor Area Br
eakdown
Living Area
Garage
Sub-Total of
F
loor Area
Off-Street Parking
Exe
mption
(1 spaces)
Total Floor
Area Propos
ed
2 2
,000 SF
343 SF 2,343 SF - 200 SF 2,143 SF
Republic of
Rational Design
Heidi Kohler
1737 Catalpa Road
heidi@rofrd
.com
(213) 359-8830
RofRD
.com

CONSULTAN
TS
Beals Residence
671
E. Solana Circle Solana
Beach CA 92075 United States
APN:
2 98-
320-2700
Chan & Kate Beals
(908) 869
-3395
chanbeals@gmail
.com
PROJECT NO: DRP
-24
-015

MODEL FI
L
E:
671
Solana Cu_Bea
l
s
_OR P R1v1sio
ns_
Fll"l
a
Lpln
DR
AWN BY: CAD Tec
h
n
i
c
i
an Full
N
ame
COP
YRIGHT:

SHEET TITLE
Proposed Floor Plan
A-102
SHEET1 8 OF 46
nRP24-01 !:; COUNCIL SET
.odf
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FAR CALCULATION
SCA
LE:
1 /4" =
1'-0"
1'-31/2"
1'-41/2"
45'
-10"
21'-11/2" 23'-5"
r-
- ----------------------------------------------------------- -----7 I • I I I I I I I

I I I I
: ! I ~---+--+-➔ I
: 77 sq ft ~ I I , ~--~~- I
: GARAGE (N) H=
~ ~!!!i
l~ ___ J I 21'-7" I
I I
I
I ,1< __ L 19'-0" ---- t -,,. ,. I I

I I I I I I I I
: ~ 9
'I : ;:: a, : I 247 Sq ft I
: GARAGE (E) ! I I I
I
I
I
21 '-0
1 /
2"
I45'-10"

LIVING AREA
1,997 sq ft
8'-0"
I
I
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J
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,1'-5''.J
~ -=--~-~,,,.J
BEDROOM SF Calculation: (E)
Primary Suite 199 SF
Seco
ndary Bedroom 109 SF
(P)
198 SF
153 SF
Total

ALL DIMENSIONS ARE MEASURED FROM THE

EXTERIOR WALL SURFACES
ZONE:

OVERLAY:

LOT AREA: F.A.R. for Park Del Mar
REQ. PARKING SPACES:

PROVIDED PARKING SPACES:

Proposed Floor Area Breakdown
Living Area
Garage
Sub-Total of Floor Area
Off-Street Parking
Exemption (1 spaces)
Total Floor Area Proposed
Difference
-1 SF
+44
+43 SF
MR Medium Residential
None 4,266 SF 2,400 SF
2 2
2,000 SF
343 SF
2,343 SF - 200 SF
2,143 SF
Republic of
Rational Design
Heidi Kohler
1737 Catalpa Road
[email protected]
(213) 359-8830
RofRD.com

CONSULTANTS
Beals Residence
671 E. Solana Circle Solana
Beach CA 92075 United States
APN: 298-320-2700
Chan & Kate Beals
(908) 869-3395
[email protected]
PROJECT NO: DRP-24-015
MODEL FILE:
671 Solana Cir_Be
als_DRP Revisions.pin
DRAWN
BY: CAD Technician Full Name
COPYRIGHT:

SHEET TITLE
F.A.R Plan
A-103
SHEET19 OF 46
DRP24-015 COUNCIL SET.pdf
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2 Roof Plan
A-104 SCALE:
1 /
4" 1'-0"
SETBACK ~------------------------
1 I
I
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BUILDING OUTLINE BELOW. 1YP. ~--------------------------------------------- 1---
1 I
I
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BU
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ING OUTLINE BELOW, TYPl
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ROOF O
UTLIN
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(N ) EXTERIOR STAIR TO ROOFTOP DECK
---------------------------------
- 7
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I
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_____ J

ROOFTOP PARAPET
WALL, TYP.

Republic of
Rational Design
Heidi Kohler
1737 Catalpa Road
heidi@rofrd
.com
(213) 359-8830
RofRD
.com

CONSULTANTS
Beals Residence
671
E. Solana Circle Solana
Beach CA 92075 United States
APN: 298-320-2700
Chan & Kate Beals
(908) 869-3395
[email protected]
PROJECT NO: DRP-24-015
MODEL FILE:
671 Solana Cw_Beals_ORP
R
ev1S1ons.pln
DRAWN BY: CAD Technician Full Name

COPYRIGH
T:

SHEET TITLE
Roof Plan
A-104
SHEET 20 OF 46
nRP?d.01 /; COi lNCII ~FT
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175.15Fs" ·
/
----•- -------
LOT 53
MAP 5070

CORNELL FAMILY

RESIDUARY TRUST
675 E SOLANA CIR.

APN 298-320-25
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MAP 5070

DIERBERG FAMILY TRUST
669 E SOLANA CIR.

APN 298-320- 28 ~ t
5' 2.5' 0 5·

SCALE IN FEET
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CAP STAMPED "LS 6404" PE
----
176.91FS x
174.6
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EL:189.92
LOT 55
MAP 5070
__j
--------------
N89"15'
· .;
CRETE WALK I f J x
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\
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D FENCE/
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CONCRETE

FOOTING
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ASPHALT DRIVEWAY
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PER Tio12451
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Light Gray Stucco
(E)Roofl.Jne
First Floor{p
+175'-2 1/2
17 West Elevation
A-201 SCALE: 1/4" = 1'-0"
FF Roof Top Deck(j)
+185'-8 1/2
First Floor:cp
+175'-2 1/2
18 North Elevation
A-201 SCALE: 1/4" = 1'-0"
Painted Wood Fence
Color: Dark Gray
"'
I
I

SETBACK -------I

SETBACK
I
I
Soffit/F ascia/Header-Bronze Rolled Compite Double Layer Color: Shasta White, GAF
DrkGrey James H Siding Soffit/Fascia Detail Dark Slatted Wood Fence Detail -------------
1---------) I
I
I
I
~ SETBACK
I
--------------- -------
----------------
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- above existing grade
{El Roof lme
$FF Roof Top Deck
185'-8 1/2"
$First Floor
175'-2 1/2"

ELEVATION NOTES
SINGLE-PLY ROOF PVC SYSTEM (TPO OR SIMILAR) YYITH REQUIRED 0\/ERlAPANO WATER RESISTIVE SEALANT/ TAPE @ALL SEAMS MIN. SLOPE 114" • 1' PER MANUFACTURE SPECIFICATIONS 2 X II HEM FlR FASCIA (TYP)
7/8" CEMENT PLASTER 0/ 3.4# RIBBED LATH ANO APPROVED BUILDING PAPER 0/5111" PLY"M:>OD SHEATHING W/ 8d @ 6'"-6"-12'" ON HO. SURFACE OF EXTERIOR (TYPJ

WOOD SIDING OVER APPROVED MOISTER BARRIER
NON-COMBUSTIABLE OR IGNmON RESISTANT MATERIAL ON EXPOSED UNDERSIDE WHERE EXPOSED, WOOD

SHALL BE FIRE RETARDANT-TREATED
2 X TRIM AROUND All DOORS ANO 'MNOO'NS AND AT All CORNERS (TYP) GA......e.EP SCREED FLASHING AT BASE OF CEMENT PLASTER AND INSTALLED PER CBC2512.1.2 . ......e.EP SCREED SHALL BE CORROSION RESISTANT WITH A MINIMUM VERTICAL ATTACHMENT Fl.ANGE OF l-1/T ANO SHALL BE PROVIDED ATOR BELON THE FOUNDATION PLATE LINE THE SCREED SHALL BE Pl.ACE A Ml~llMUM OF 4" A60VE EARTH GRADE AND 2" MINIMUM ABOVE PAVED SURFACE
SLOPE AWAY FROM BUILDING 5% OR 10'0" MINIMUM (TYP)
ELEVATIONS NOTES:

BUILDING INSULATION

EXTERIOR WALL

CEILING

INTERIOR WALL MATERIAL
"""-llS
R-21 MINIMUM (TYP)
R-38 MINIMUM (TYP)
1/2" GYPSUM SO-.RD
CEILINGS 5/a" GYPSUM BOARD (GARAGE WALLS & CEILING USE 5/tr TYPE "X'" BOARD ANO FOR USE.ABLE AREA UNDER STAIRS}

WALL FRAMING

EXTERIOR WALLS

INTERIOR WALLS
2 X 4 STUD WALLS ft 18" OIC
2 X4STUOWALLS O 16" 0/C

HEADERS UNLESS OTHER'NISE NOTED
EXTERIOR BEARING 6X12 0 F #1 (U.O N J
EXTERIOR NON-BEARING 6X12 D F #1 (U ON )
INTERIOR BEARING 4X12 D.F. #2 (U O NJ
INTERIOR NON-BEARING 4X8 D F. #2 (U O N )
I
r-- SETBACK
'9
;... FF Roof Top Deck
+185'-8 1/2"
$ First Floor
175'-2 1/2"
Republic of
Rational Design
Heidi Kohler
1737 Catalpa Road
[email protected]
(213) 359-8830
RofRD.com

CONSULTANTS
Beals Residence
671 E. Solana Circle Solana
Beach CA 92075 United States
APN: 298-320-2700
Chan & Kate Beals
(908) 869-3395
[email protected]
PROJECT NO: DRP-24-015
MODEL FILE:
671 Solana Cir_Bnls_DRP Rev1sions_Fin1 Lpln
DRAWN BY: CAD Technician Full Name
COPYRIGHT:

SHEET TITLE
Exterior Elevations I
A-201 SHEET 22 OF 46
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Color: Dark Gray
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Soffit/Fascia/Header-Bronze Rolled Compite Double Layer Color: Shasta White, GAF

SETBACK
DrkGrey James H Siding Soffit/Fascia Detail Dark Slatted Wood Fence Detail Height Limit 16'
above existing grade
(El Roofl..me
Ej)FF Roof Top Deck
185'-8 1/2"
$First Floor
175'•2 1/2"

ELEVATION NOTES

SINGLE-PLY ROOF PVC SYSTEM (TPO OR SJMILAR) 'MTH REQUIRED OVERLAP ANO WATER RESISTIVE SEALANT/ TAPE CJ ALL SEAMS MIN, SLOPE 1/-4" • 1' PER MANUFACTURE SPECIFICATIONS

2. 2 X II HEM FIR FASCIA ('TYP)

3. 7/tt CEMENT PLASTER 0/34# RIBBED LATH AND APPROVED BUILDING PAPER OJ 5'11" PLYWOOO SHEATHING Wf 8d Q5".e" · 12"0N HO SURFACE OF EXTERIOR (TYP)
-4 . WOOD SIDING OVER APPROVED MOISTER BARRIER
5, NON~MBUSTIABLE OR IGNffiON RESISTANT MATERIAL ON EXPOSED UNDERSIDE. WHERE EXPOSED, WOOD

SHALL BE FIRE RETARDANT-TREATED

6. 2 X TRIM AROUNDALLOClORS AND'MNDOWS ANO AT All CORNERS (TYP)

7. GA1NEEP SCREED FlASHINGAT BASE OF CEMENT PlASTER AND INSTALLED PER C8C2512.1.2. 'A-EEP SCREED SHALL BE CORROSION RESISTANT'MTH A MINIMUM VERTICAL ATTACHMENT FlANGE OF 3-ttr ANO SHALL BE PROVIOEOATOR BELOW THE FOUNDATION PLATE LINE. THE SCREED SHALL BE PLACE A MINIMUM OF 4" ABOVE

EARTH GRADE ANO T MINIMUM ABOVE PAVED SURFACE
a. SLOPE AWAY FROM BUILDING 5% OR 1ar:r MINIMUM (TYP)
ELEVATIONS NOTES:

BUILDING INSULATION:

EXTERIOR WALL:

CEILING:

INTERIOR WALL MATERIAL:

WALLS:

R-21 MINIMUM (TYPJ
R-38 MINIMUM (TYP)
112" GYPSUM BOARD
CEILINGS: SJ~ GYPSUM BOARD (GARAGE w.t.LLS & CEILING USE 5/S" TYPE "X" BOARD ANO FOR

USEABLE AREA UNDER STAIRS)
WALL FRAMING:

EXTERIOR WALLS:

INTERIOR w.t.LLS:
2X4STUDWALLS O 1!r°OIC
2X4STU0WAUS O 16"0/C
HEADERS UNLESS OTHER'MSE NOTED:

EXTERIOR BEARING: 6X12 D.F. #1 (U.O.N.J
EXTERIOR NON-BEARING: 6X12 0.F. #1 (U.O.N.)
INTERIOR BEARING. 4X12 0.F. #2 (U.O.N)
INTERIOR NON-BEARING; 4XS O.F. #2 (U.0 N.)
~ SETBACK
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FF RoofTop Deck
+1 '·8 1/2"
t:b,First Floor - - - - - - --fi<plf+~1ci7"'5"•.2"7112=" - Republic of
Rational Design
Heidi Kohler
1737 Catalpa Road
[email protected]
(213) 359-8830
RofRD.com

CONSULTANTS
Beals Residence
671 E. Solana Circle Solana
Beach CA 92075 United States
APN: 298-320-2700
Chan & Kate Beals
(908) 869-3395
[email protected]
PROJECT NO: DRP-24-015
MODEL FILE:
671 Solana Cir_Beals_ORP Revisions_Ffnal.pln
DRAWN BY: CAD Technician Full Name
COPYRIGHT:

SHEET TITLE
Exterior Elevations 11
A-202 SHEET 23 OF 46
DRP24-015 COUNCIL SET.pdf
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SHALL BE CORROSION RESISTANT'NITHAMIN!MUM VERTICAL ATTACHMENT FLANGE OF 3-1 .T AND SHALL BE PROVIDED AT OR BELOW THE FOUNDATION PLATE LINE. THE SCREED SHALL BE PLACE A MINIMUM OF 4" ABOVE
EARTH GRADE ANO 2" MINIMUM ABOVE PAVED SURFACE

SLOPE AWAY FROM BUILDING
5% OR 1UO" MINIMUM (TYP)
SECTlON NOTES:

BUILDING INSULATION:

EXTERIOR WALL:

CEILING
INTERIOR WALL MATERIAL:

WALLS.

CEILINGS
WALL FRAMING·

EXTERIOR WALLS

INTERIOR WALLS
R-21 MINIMUM (TYP)
R-38 MINIMUM {TYPJ 1/T GYPSUM BOARD
518" GYPSUM BOARD (GARAGE WALLS t. CEILING USE 518" TYPE "X" BOARD AND FOR

USEABLE AREA UNDER STAIRS)
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HEADERS UNLESS OTHERVVISE NOTED
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Republic of
Rational Design
Heidi Kohler
1737 Catalpa Road
[email protected]
(213) 359-8830
Ro/RD.com

CONSULTAN
TS
Beals Residence
671
E. Solana Circle Solana
B
each CA 92075 United States
APN: 298-
320
-2700
Chan & Kate Beals (908) 869-3395
[email protected]
PROJECT NO: DRP-24-015
MOD
EL FIL
E:
671 Sollina C1r_Beals_ORP RevtRons_Final pin
DRAWN BY: CAD Technician Full Name
COPYRIGHT:

SHEET TITLE
Building Sections
A-301 SHEET 24 OF 46
ni:;>D?,L01 r; l"'f"ll ltJl"'II ~l=T nrlf

PARK DEL MAR REGULATIONS
CURRENT AS OF JUNE 2003
Conditions that apply begin on PAGE 4
Typical Setback Configuration:
10 feet 10 feet
10 feet 10 feet
5 feet 5 feet
10 feet 10 reet
Solana Circle Drive
G:\Park Del Mar Regulations June 2003.doc 1
Application of Hobart Properties,
Inc. No. P62-145
Special Use Permit for
Neighborhood Housing
Development and Subdivision
Containing Lots Smaller than
Minimum Area Required by Zone
Classification Applicable to Property
with Variance to Permit Reduction in
Certain Yard Requirements, Increase
in Building Height Requirements and
Reduction in Size of Parking Spaces
on Certain Lots - Solana Beach
Zoning District Property Zoned R-2

DECISION OF THE COMMISSION
Hobart Properties, Inc., having filed an application pursuant to Section 480 of The Zoning Ordinance for a special use permit for a neighborhood housing development and a subdivision that contains lots smaller than the minimum area required by the same classification applicable to said land, said application including a request for variance to permit the reduction in certain yard requirements on specific lots, a reduction in the size of parking spaces on specific lots and an increase in building height on one lot; and the Commission having given the required notices and held the required hearing on the application for said permit; and the land for which the special use permit is requested being in the County of San Diego, State of California, more particularly described as follows:

All that portion of the _ of the _ of Sec. 2 T 14 S, R 4 W, S.B.B.M, County of San Diego, State of California, according to U.S. Government Survey approved January 18, 1876, lying Kly of the Kly line of Villa Del Mar Unit #1, Map #3332, Recorded in office of the County Recorder, County of San Diego, November 13, 1955.

Said land being shown on the conditionally approved tentative Map No. 2451 entitled "Conditionally Approved Tentative Map No. 2451" dated April 27, 1962, on file in the office of the Planning Commission of the County of San Diego, State of California, which said above described land is sometimes hereinafter referred to as "Park Del Mar"; and It appearing that the applicant seeks to develop at this time only a portion of said Park Del Mar and that the applicant proposes to develop at a later date the westerly portion of Lot 1 and all of Lot 60 as shown on said conditionally approved tentative map.

It appearing that the applicant proposed to develop said Park Del Mar By the construction of single family dwellings and apartments designed for senior citizens i.e., persons over the age of 50 years, and the establishment of recreational facilities for said senior citizens; and
G:\Park Del Mar Regulations June 2003.doc 2
It appearing that the application proposed to sell to others both the single family dwellings and individual units within the apartment house shown on Lot 1; and It appearing that in consideration of the proposed development, the character of the residential facilities to be provided, and the open space containing pedestrian walls to be reserved and improved, the maintenance of gross area requirements for parking areas and the size of the single family dwellings to be erected on the lots within Park Del Mar that the lot size prescribed for the R-2 Zone should be reduced to the minimum sizes shown on said conditionally approved tentative map as more particularly shown on the plot plan designated "Approved Plot Plan of Park Del Mar" dated April 27, 1962, on file in the office of said Planning Commission of the County of San Diego and that the applicant be permitted to reduce certain yard set backs and parking spaces and increase certain building heights as shown on said plot plan; NOW

THEREFORE
The Planning Commission of the County of San Diego hereby grants the application of Hobart Properties, Inc., (hereinafter referred to as the Permittee) a special use permit for a neighborhood housing development on the above described land designated Park Del Mar, and for a subdivision of a portion of the above described land designated Park Del Mar (said portion being Lots 3 to 59 and 61 to 85, inclusive, as shown on said conditionally approved tentative Map No. 2451 and said approved plot plan of Park Del Mar) into lots containing less area than the minimum area specified for lots in an R-2 zone and to substitute recreational areas and open space for a portion of the required lot areas, and said Commission also grants variances as requested on said plot plan to permit a reduction in yard setback requirements and the size of parking spaces on certain lots, and an increase in building height on one lot, subject to the following conditions:

G:\Park Del Mar Regulations June 2003.doc 3

1. A final map of said property designated Park Del Mar approved by the Board of Supervisors of the County of San Diego and conforming to said conditionally approved tentative Map No. 2451, or said tentative Map as hereafter modified pursuant to the approval of the Planning Commission, shall be recorded in the office of the County Recorder of said County of San Diego in accordance with the Subdivision Map Act of the Sate of California and the San Diego County Code. The lots shown on said final map shall be number ed in accordance with the lot numbers shown on said conditionally approved Map No, 2451. Each of Lots 1 to 90, inclusive, shall not be smaller in any dimension or in area than the minimum sizes shown on said conditionally approved tentative Map No. 2451 and said approved plot plan of Park Del Mar.

2. No building permit for the construction of any building on said property designated "Park Del Mar" shall be issued by the County of San Diego and no construction of any such building shall be commenced until said final map of Park Del Mar has been approved by the Board of Supervisors and recorded; provided, however, this restriction shall not apply to the construction of not to exceed three model homes and the construction of the hereinafter described recreational facilities or four model homes, and expect on Lot 1 as specified in Paragraph 20, below, provided the construction of said model homes and recreational facilities and any building constructed on said Lot 1 shall conform to the requirements of all State laws and the San Diego County Code. No building permit for the construction of any dwelling on said property ( except the model homes referred to above and any building constructed on said Lot 1) shall be issued by the County of San Diego until the Permittee has obtained from the County of San Diego the building permit or permits for the construction of the recreational facilities specified in paragraph 8 below.

3. Primary use of the site shall e limited to one detached, single-family dwelling with one garage or carport. The dwelling unit shall be limited to 2,000 square feet and the garage or carport to 600 square feet; in no case shall the total square footage on site exceed 2,400 square feet. Detached accessory structure may be permitted pursuant to the City of Solana Beach Zoning Ordinance and will be deducted from the total allowed garage square footage calculation.

4. HEIGHT - No on-site structures shall exceed a height of 16 feet as measured from the lower of existing or finished grade to the highest point of the structure, including roofing materials. SETBACK, FRONT - For lots which front on Solana Circle, the front yard setback shall be 10 feet from the edge of the ultimate right-of-way; for panhandle lots, the front yard setback shall be 10 feet from the rear property line for those lots fronting on Solana Circle, extending from one side property line to the other side property line.

SETBACK, SIDE -For lots which front on Solana Circle, thje side year setback shall be 5 feet from the side property line except that those side property lines adjacent to a panhandle shall be 2.5 feet from the side property line; for panhandle lots, the side setback shall be 5 feet from side property lines. SETBACK, REAR - For lots which G:\Park Del Mar Regulations June 2003.doc 4
front on Solana Circle, the rear yard setback shall be 5 feet from the rear property line; for panhandle lots, the rear yard setback shall be 10 feet from the rear property line.

5. No dwelling within Park Del Mar shall be given a final inspection pursuant to any building permit or occupied until the recreational facilities hereafter specified in paragraph 8 and improvements specific hereafter in paragraph 9 have been completed and have received a final inspection and approval by the Building Inspector of the County of San Diego.

6. Lots 2 and 90 shown on said conditionally approved tentative Map No. 2451 and on said final map of Park Del Mar shall be permanently reserved for recreation and open space.

7. At the same time said final map is recorded in the office eof the county recorder there also shall be recorded a document signed by all persons, firms and corporations having an interest in the property shown on said final map and by the County of San Diego. Said document shall be in a form satisfactory to the County Counsel of the County of San Diego, and shall establish for the benefit of all the property shown on said final map of Park Del Mar, a restriction that said Lots 2 and 90 shall be used only as open space and fore recreational facilities primarily for the use and benefit of the occupants of the property shown on said final map. Said document shall provide that said restriction shall run with the land and shall bind all owners of the property shown on said final map and all persons claiming under them for a period of 20 years from the date of recording the restrictions, after which time the restriction shall be automatically extended for successive periods of 20 years unless an instrument signed by a majority of the then owners of lots in said Park Del Mar and by the County of San Diego has been recorded agreeing to change the restriction in whole or in part.

8. Lot 90 shown on said conditionally approved tentative Map No. 2451 and on said final map shall be improved with the following recreational facilities:
a. A swimming pool not less than 1,000 square feet in area constructed in accordance with the requirements and regulations of the Department of Public Health of the State of California applicable to public pools. b. Two concrete shuffleboard courts.
c. One croquet court.
d. One putting green.
e. One recreation building not less than 3,400 square feet in area.

Said recreational facilities shall be constructed within Lot 90 at the locations shown on the plot plan designated "Approved Plot Plan of Park Del Mark" dated April 27, 1962, a copy of which is on file in the office of the Planning Commission of the County of San Diego or at such locations within said Lot 90 as the Planning Commission may approve.

Construction of the said recreational facilities shall be commenced no later than the time of commencement of construction of the first dwelling ( except model homes) in Park Del Mar and shall be diligently prosecuted to completion. Said facilities shall be completed prior to the final inspection (pursuant to any building permit) and occupancy of any dwelling within Park Del Mar.

G:\park Del Mar Regulations June 2003.doc 5

9. In addition to the improvements specified above in paragraph 8 said Lot 90 shall be improved with a parking area as shown on said plot plan designated "Approved Plot Plan of Park Del Mar" dated April 27, 1962. Said parking area shall be surfaced with a minimum of two inches of asphalt plant mix mover a decomposed granite base or with a material of equal or better quality approved by the County Building Inspector and shall otherwise be improved to conform to the requirements of Section 472 of The Zoning Ordinance of the County of San Diego.

10. Walks shall be construction at locations on the landscape plan designated "Approved Landscape Plan of Park Del Mar" dated April 27, 1962, on file in the office of said Planning Commission or at such other locations as the Commission may approve. All walks shall be not less than four feet in width except short connecting feeder walks to single family dwellings which may be not less than three feet in width. Walks within County road right of way shall be improved in accordance with specifications approved by the County Supervisor and Road Commissioner. Other walks shall be improved with a minimum of two inches of asphalt plant mix or with a material of equal or better quality approved by the County Building Inspector.

11. Lots 1 to 59 and 61 to 85, inclusive, and Lots 88,89 and 90 shall be planted and maintained with lawn, scattered shade trees, flower beds and shrubbery. Planted areas shall have installed therein a permanent-type sprinkler system to irrigate and water the trees. Three planting shall be in accordance with said Approved Landscape Plan of Park Del Mar.

12. The improvements specified in paragraphs 9,10 and 11, above, shall be completed in accordance with the following:
a. Lot 90 - Prior to the final inspection (pursuant to any building permit) and occupancy of any dwelling within Park Del Mar.
b. Lots 2, 88 and 89 - Prior to the final inspection (pursuant to any building permit) and occupancy of any dwellings in excess of the first 40 dwellings constructed pursuant to this use permit.
c. Lots 1, 3 to 59, inclusive, and 62 to 85, inclusive - Prior to the final inspection (pursuant to any building permit) and occupancy of any dwelling on the lot on which said improvements are located.

13. The recreational facilities specified in paragraph 8 and the other improvements specified in paragraphs 9, 10 and 11 shall be maintained in a neat, clean condition and in a state of good repair.

14. a. The Permittee and all persons, firms or corporations owning Lots 2 and 90 at the time of the recording of the final map of Park Del Mar and their heirs, administrators, executors, successors and assigns, shall operate, maintain and repair the recreational facilities and improvements specified above in paragraphs 8, 9, 10 and 11 primarily for the benefit of the residents of Park Del mar and shall continue to operate, maintain and repair such facilities and improvements until such time as the operation and maintenance G:\Park Del Mar Regulations June 2003.doc 6
of said recreational facilities and improvements is assumed by some public agency, district, corporation or legal entity approved by the County Planning Commission. b. The maintenance and operation of said recreational facilities and improvements shall be assured by the granting of an undivided interest in said Lots 2 and 90 (including the recreational facilities and improvements) to the purchasers of each of the other individual lots in said Park Del Mar (for the purposes of this subsection "b", only, the term Park Del Mar includes, but is not limited to, any future re-subdivision of said Park Del Mar), the inclusion in the deeds conveying said individual lots of provision, such as covenants running with the land, requiring the owners, their heirs, administrators, successors and assigns, to participate in the cost of such maintenance and operation, and the creation of a legal entity with the right to assess all owners of Lots in said Park Del Mar for, and enforce the participation of each such owner in the costs of the maintenance and operation of said facilities and improvements, or be assured by some other device creating a legal entity capable of maintaining and operating said recreational facilities and improvements and providing for the participation by the owners of all lots within said Park Del Mar in the cost and maintenance and operation and the enforcement of such participation. Prior to the final inspection and occupancy of any dwelling in Park Del Mar, the Permittee shall make provisions to assure the continued maintenance and operation of said recreational facilities and improvements as above specified and obtain the County Planning Commission's approval of such provision.

15. On lots 1 and_ as shown on said conditionally approved tentative Map No. 2451 and said approved Plot Plan of Park Del Mar, the area per parking space plus the area used for driveways shall total not less than 300 square feet per parking space.

16. The terms and conditions of this special use permit shall be binding upon the Permittess, all persons, firms and corporations having an interest in the above described property designated Park Del Mar and the heirs, executors, administrators, successors and assigns to each of them, including municipal corporations, public agencies and districts.

17. At the same time the final map of Park Del Mar is recorded there shall also be recorded a document, signed by all persons, firms and corporations having an interest in the property shown on the final map, whereby said persons, firms and corporations accept the terms and conditions of this special use permit and agree with the County of San Diego to comply therewith. Said document shall be n a form satisfactory to Council Counsel of the County of San Diego.

18. The conditions and restrictions specified in this permit, other than the requirement of the recording of a final map in accordance with the conditionally approved tentative map of Park Del Mar dated April 27, 1962, shall not be applicable to Lots 86 and 87 as shown on said conditionally approved tentative map and final map of Park Del Mar.

19. A building permit for the construction of a building on Lot 1 as shown on said conditionally approved tentative Map No. 2451 and said Approved Plot Plan of Park Del Mar dated April 27, 1962, may be issued by the County of San Diego, provided, G:\Fark Del Mar Regulations June 2003.doc 7
however, that no such building shall be given final inspection pursuant to any building permit or occupied until a final map of re-subdivision of said Lot 1 has been approved by the Board of Supervisors and recorded.

20. In the event the Permittee constructs the recreational facilities and improves Lots 2 and 90 as required by this permit and constructs dwellings on some or all of the lots in Park Del mar, notwithstanding the fact that Permittee is no longer the owner of said Lots 2 and 90 or any or all of the lots in said Park Del Mar other than Lots 1 and 60, Permittee may apply to the County Planning Commission for modification of this special use permit insofar as it applies to Lots 1 and 60, Permittee may apply to the County Planning Commission for modification of this special use permit insofar as it applies to Lots 1 and

60. Any such modification shall be applied for, considered and granted or denied in accordance with the provisions of The Zoning Ordinance applicable to special use permits.

21. This permit shall terminate and become void and of no further effect one year from the effective date hereof, unless prior to such termination date, construction of the recreational facilities on Lot 90 and of single family dwellings ( other than model homes) on at least 10 lots shall be commenced or unless prior to said termination date an extension of time is granted by the Planning Commission or the Board of Supervisors.

22. By accepting this special use permit Applicant agrees to, and does, waive any and all rights heretofore granted to Applicant by that certain Special Use Permit No. 62-77, granted by the Board of Supervisors of the County of San Diego, it being understood that this permit incorporates the provisions of said Permit No. 62-77 except insofar as specifically modified hereby, and it being intended that all of Applicant's rights in the premises shall be set forth in this Permit rather than in said Permit No. 62-77.

G:\Park Del Mar Regulations June 2003.doc 8
CITY COUNCIL ACTION:
______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ AGENDA ITEM # B.3.

STAFF REPORT

CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Alyssa Muto, City Manager
MEETING DATE: May 21, 2025
ORIGINATING DEPT: Community Development Department - Tiffany Wade, Associate Planner
SUBJECT: Public Hearing: DRP/SDP for a Replacement Two-Story Single-Family Residence at 448 Marview (Case #: DRP22-
021, SDP22-019; Applicant: Todd Johansen; APN: 263-182- 07-00; Resolution No. 2025-054
BACKGROUND:

The Applicant, Todd Johansen, is requesting City Council approval of a Development Review Permit (DRP) and Structure Development Permit (SDP) to demolish a singlestory, single-family residence and construct a replacement two-story, single-family residence with an attached garage and perform associated site improvements. The 32,382 square-foot lot is located at 448 Marview Drive and is within the Low Residential (LR) Zone, the Scaled Residential Overlay Zone (SROZ), Hillside Overlay Zone (HOZ), and is adjacent to Environmentally Sensitive Habitat Area (ESHA). The Applicant proposes to construct a 5,464 square-foot residence with an attached 545 square-foot garage. The proposed development includes grading in the amount of 1,080 cubic yards (CY) aggregate. The maximum height of the proposed residence would be 25 feet above the proposed grade (or 314.66 feet above Mean Sea Level (MSL)).

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

The project requires a SDP because the proposed development exceeds 16 feet in height above the existing grade. The issue before the Council is whether to approve, approve May 21, 2025
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with conditions, or deny the Applicant’s request as contained in Resolution 2025-054 (Attachment 1). The project plans are included in Attachment 2.

DISCUSSION:

The subject property is located on the east side of Marview Drive. The lot is irregular in shape with 100 feet of frontage along Marview Drive, a northern property line of approximately 299 feet, a southern property line of approximately 261 feet, and an eastern property line of 139 feet.

The surrounding properties are located within the Low Residential (LR) Zone and the Scaled Residential Overlay Zone (SROZ).

The subject property is also located within the HOZ. The topography slopes downward from Marview Drive to the east and south (adjacent single-family homes). The elevation at the front property line is approximately 289 feet above Mean Seal Level (MSL) and the rear property line is approximately 250 MSL, resulting in a change in elevation of approximately 39 feet. The Slope Analysis indicates areas with an inclination of less than 25 percent in white, from 25 to 40 percent in yellow, from 40 to 80 percent in red, and in excess of 80 percent in magenta. Additional analysis of the project’s consistency with the HOZ is provided later in this report.

The City Council adopted the Local Coastal Program (LCP) Land Use Plan (LUP), which established policies for the protection of Environmentally Sensitive Habitat Areas (ESHA) and an ESHA Map. The ESHA Map (Exhibit 3-6, shown below) identifies portions of the building site as “Diegan Coastal Sage Scrub” (DCSS) and surrounding open space as “Southern Maritime Chaparral” (SMC) habitat areas. The site-specific analysis conducted by the Applicant’s consultant, Adam H. Behle, Merkel & Associates, Inc., and peerreviewed by the City’s on-call environmental consultant, Harris and Associates, clarifies that the majority of the building site contains “Non-native Vegetation” (NNV) with pockets May 21, 2025
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of disturbed native vegetation (i.e., southern maritime chaparral (SMC) and Diegan coastal sage scrub (DCSS)).

The proposed project was evaluated and found to be consistent with the applicable LUP policies that protect ESHA. Additional analysis of the project’s consistency with the LUP is provided later in this report.

The Applicant is requesting approval of a DRP and SDP to construct a new two-story, single-family residence with an attached two-car garage. The property is currently developed with a one-story, single-family residence and a detached shed, both of which would be demolished should the proposed project receive approval. The finished floor of the first floor would be built approximately three (3) feet above the elevation of Marview Drive. Associated site improvements would include grading, drainage, hardscape and landscaping. The project plans are included in Attachment 2.

Southem Willow Scrub
Sou1hem Willow Sc:rub-OtSturt>ed
- Mule Fat Scn.Jb
• Open Water/Estuarine
Beach
Non•native Vogotation
• Disturbed Habitat
- Developed ::: .- City of Solana Beach
$ Environmentaly Sensitive Habitat Area (ESHA)
0 Polential ESHA (needs site-specific study)
Sensitive Resources ~ coas1a1 California gnatea1eher
Southem Maritime Chaparral (Pollo(Jlila califOlflica califomk;,aJ Southem Maritime Chaparral•Disturbed ~~ Yel ow-breastOO c:hal (k:tflria Wens) • Southem Mixed Chaparral ~ Del Mar ma,uanita
• Southern Mixed Chaparral·Olsturbed (Araostaphyfos gfandutosa ssp. crassifolia) • Oiegan Coastal Sage Sctub @b Wan-stcmmod ceano1hus
• Oiegan Coastal Sage Scrub-Disturbed (Ceanothus verrucosus) e coastal Sage-Chaparral scrub J)j) Southwestern spiny rush Non-native Grassland (Juncus sctAus ssp.leopoldii}
e Eucalyptus Woodland Nunalrs sc:rl.tl oak (Ouercus dumosa) EXHIBIT 3-6 ENVIRONMENTAUY SENSITIVE

HABITAT MAP
May 21, 2025
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Table 1 (below) provides a comparison of the Solana Beach Municipal Code (SBMC) applicable zoning regulations with the Applicant’s proposed design.

Table 1

LOT INFORMATION
Property Address:

Lot Size (Net):

Max. Allowable Floor Area:

Proposed Floor Area:

Below Max. Floor Area by:

Max. Allowable Height:

Max. Proposed Height:

Highest Point/Ridge:

Overlay Zone(s):
448 Marview Drive
32,382 ft2
5,694 ft2
5,464 ft2
230 ft2
25 ft.
25 ft.
314.66 MSL

SROZ, HOZ,
ESHA, Coastal
Zone
Zoning Designation:
# of Units Allowed:
# of Units Requested:

LR (3 du/ac)
1 SFR, 1 ADU, 1 JADU
1 SFR
Setbacks:

Required Proposed
First
Floor
Second
Floor
Front (W) 20 ft.* 20.83 ft. 49.75 ft. to FA**

1.5 in. to deck
Interior Side
(N) 5 ft. 8.00 ft. 8.00 ft.

Interior Side
(S) 5 ft.

6.83 ft. 26.5 ft to FA

6.77 ft. to deck
Rear (E) 25 ft. 158.33 ft. 172 ft. to FA
166.83 ft. to deck
* Per SBMC 17.20.030D where any lot has a depth of
less than 100 feet or fronts on a public right-of-way 55 feet or greater in width, the minimum required front yard shall be reduced to 20 feet.
** FA = interior livable floor area

PROPOSED PROJECT INFORMATION
Floor Area Breakdown: Requested Permits:

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

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

First Floor
Second Floor
Covered and Enclosed Exterior Area
Garage
Detached Storage/Office
3,405 ft2
1,512 ft2
212 ft2
545 ft2
190 ft2
Subtotal
Off-Street Parking Exemption
5,864 ft2
- 400 ft2
Total Floor Area: 5,464 ft2
Proposed Grading: 1,080 CY of Aggregate Grading
(100 CY Cut; 240 CY Fill; 600 CY Remedial; 140 CY Import) Proposed Parking: 2-Car Garage
Proposed Fences and Walls: Yes
Proposed Accessory Dwelling Unit: No
Proposed Accessory Structure: Storage/Office
Existing Development:

Single-Family Residence and Shed
May 21, 2025
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Staff has prepared draft findings for approval of the DRP in the attached Resolution 2025- 054 for the City Council’s consideration based upon the information in this report. The applicable SBMC sections are provided in italicized text and recommended conditions of approval from the Community Development, Engineering, and Fire Departments are incorporated in the Resolution of Approval (Attachment 1). The Council may direct Staff to modify the Resolution to reflect the findings and conditions it deems appropriate as a result of the Public Hearing process. If the Council determines the project is to be denied, Staff will prepare a Resolution of Denial for adoption at a subsequent Council meeting.

The following is a discussion of the findings for a DRP as each applies to the proposed project as well as references to recommended conditions of approval contained in Resolution 2025-054.

Development Review Permit Compliance (SBMC Section 17.68.40):

A DRP is required because the proposed development includes grading in excess of 100 cubic yards; development in the HOZ; construction of a residence in excess of 60 percent of the maximum allowable floor area for the property; and construction of a second story that exceeds 35 percent of the first floor. The Council may approve, or conditionally approve, a DRP only if all of the findings listed below can be made. If the findings cannot be made, the Council shall deny the DRP. Resolution 2025-054 provides full discussion of the findings.

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

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

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

DRP Finding #1
General Plan Consistency
The project, as designed, is consistent with the permitted uses for the LR Zone as described in SBMC Sections 17.20.010 and 17.12.020. The property is designated Low May 21, 2025
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Density Residential in the General Plan and intended for single-family residences developed at a maximum density of three (3) dwelling units per acre. The lot is 32,382 square feet or 0.74 acres. Therefore, 0.74 acres X 3 dwelling units per acre = 2.22 units.

Per SBMC 17.20.020-B, in the LR Zone, no lot shall be occupied by more than one principal dwelling unit. The proposed project includes one (1) dwelling unit. Therefore, the project is consistent with the density and use intended in the General Plan.

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

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

Scaled Residential Overlay Zone (SROZ):

The property is also 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.

Hillside Overlay Zone (HOZ):

The subject property is located in the HOZ. The purpose of the HOZ is to restrict the grading and development of natural slopes with an inclination of 25 percent or greater in order to preserve natural topography and scenic qualities of the city, protect native habitat and watersheds, and reduce the potential for environmental hazards.

As designed the proposed development would be located in the same general location as the existing . No grading or development is proposed within the sloped hillside areas beyond the top of slope.

Local Coastal Plan/Land Use Plan Consistency:

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

The purpose of the LUP is to implement the State’s goals for the coastal zone. The City’s LUP provides long-term goals that promote the beneficial use of lands in the City and the May 21, 2025
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beach and shoreline for residents and visitors alike. The LUP includes regulations that prevent degradation of ESHA from new development.

As previously mentioned, there is mapped potential ESHA on the rear slope of the subject property. The Applicant’s representative and biological resources consultant, Adam H.

Behle, Merkel & Associates, Inc., an Initial ESHA Analysis (Attachment 3), which concluded that the native habitats on site were not designated as ESHA due to their isolation, fragmentation, proximity to urban development, and continued degradation from surrounding non-native vegetation. The analysis was peer-reviewed by the City’s environmental and biological consultants, Emily Mastrelli and Kelsea Loescher with Harris and Associates, and was found to be complete and consistent with the provisions of the LUP (Attachment 4). Harris and Associates concluded that the proposed development is consistent with the Coastal Act and Chapter 3 of the LUP, in that the proposed development footprint would not directly impact ESHA as there is no ESHA present on or adjacent to the site, with the nearest ESHA location less than 0.25 miles to the north.

Zoning Ordinance Consistency
SBMC Section 17.20.010(C) specifies that the LR Zone is intended for residential development in areas characterized primarily by detached single-family homes on both older and newer subdivided lots. SBMC Section 17.20.030 outlines property development regulations, which are analyzed below.

Minimum Yards/Setbacks:

17.20.030(D)(1)(b), lots that front on a “public right-of-way 55 feet or greater in width, the minimum required front yard shall be reduced to 20 feet.” The public right-of-way of Marview Drive is 60 feet wide, therefore, the required front yard setback would be reduced to 20 feet. As designed, the project meets all required setbacks.

Maximum Floor Area Ratio:

The property is located within the boundaries of the SROZ, which specifies a tiered calculation for maximum allowable floor area. The maximum allowable floor area calculation for the 32,382 square-foot lot, pursuant to the provisions of the SROZ regulations, is as follows:

0.500 X 6,000 ft2 3,000 ft2

0.175 X 9,000 ft2 1,575 ft2

0.100 X 5,000 ft2 500 ft2

0.050 X 12,382 ft2 619 ft2
May 21, 2025
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Total Allowable Floor Area: 5,694 ft2
The Applicant is proposing to demolish all existing structures and construct a replacement 5,129 square-foot two-story, single-family residence with a 545-square-foot two-car garage and a 190 square-foot detached office. The project is afforded a floor area exemption for off-street parking. The SBMC parking regulations require two off-street parking spaces per single-family residence. When required spaces are provided in a garage, 200 square feet of floor area is exempted for each required space. The proposed 545 square-foot garage would accommodate two (2) unobstructed parking spaces; therefore, 400 square feet of the garage is exempt from the calculation of floor area. With the applicable exemption, the total proposed floor area would be 5,464 square feet, which is 230 square feet below the maximum allowable for the property. The proposed floor area (5,464 square feet) is 96% of the allowable floor area (5,694 square feet).

Maximum Building Height:

The maximum building height for the LR Zone is 25 feet. The maximum height of the proposed residence would be 25 feet above the proposed grade with a maximum elevation of 314.66 MSL. The proposed structures would exceed 16 feet in height from the pre-existing grade. Therefore, the project is subject to the requirements of SBMC Chapter 17.63 – View Assessment and the approval of an SDP. Compliance with those provisions is discussed later in this report.

Required Off-Street Parking:

SBMC Section 17.52.040 and the Off-Street Parking Design Manual (OSPDM) require two (2) off-street parking spaces for a single-family residence. Two unobstructed 9-foot by 19-foot parking spaces would be accommodated within the proposed two-car garage accessed by Marview Drive.

Fences, Walls and Retaining Walls:

Within the front yard setback area, the SBMC Section 17.20.040(O) allows fences and walls, or any combination thereof, to be no higher than 42 inches in height as measured from existing grade, except for an additional two feet of fence that is at least 80% open to light. Fences, walls and retaining walls located within the rear and interior side yards are allowed to be up to six feet in height with an additional 24 inches that is 50% open to light and air.

The Applicant is proposing to remove the existing fencing and walls and construct new perimeter fencing to enclose the property and meet pool/spa safety requirements. The proposed project includes a new six-foot tall solid wood fence along either side property lines, terminating at the top of the slope. A 42-inch-high open vertical post wood fence is proposed along the top of the slope adjacent to the bocci court and gas fire pit. An attached 10-foot-tall semi-open wood screen is proposed adjacent to the front yard May 21, 2025
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setback to provide privacy for the residential courtyard. The screen is proposed to be located within the buildable area, therefor the fence and wall height regulations set forth in SBMC Section 17.20.040(O) do not apply. Due to the location of the proposed screen within the buildable area, development regulations for attached accessory structures greater than 42 inches in height (SBMC 17.20.020(C)(2)) would apply. The proposed attached screen is found to be consistent with those development regulations.

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 decides 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 third-party 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 inspections during the construction phase of the project.

A separate condition has been added to require that native or drought-tolerant and noninvasive plant materials and water-conserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.

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

17.68.040(F) are listed below with further discussion as to how they relate to the proposed Project:

1. Relationship with Adjacent Land Uses

2. Building and Structure Placement

3. Landscaping

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

5. Grading

6. Lighting

7. Usable Open Space
Relationship with Adjacent Land Uses:

The subject property is located within the Low Residential (LR) Zone. Surrounding properties are also located within the LR Zone and are developed with one- and two-story single-family residences that include a similar development pattern.

May 21, 2025
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Neighborhood Comparison:

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

This area includes properties along both sides of Marview Drive, Ford Avenue and Canyon Drive as shown on the following map:

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

The existing homes range in size from 1,488 square feet to 5,358 square feet, according to the County Assessor records. It should be noted that the County Assessor does not include the garage, covered porch area, unfinished basement, or accessory building area in the total square footage. Accordingly, the building area of the proposed project has been calculated for comparison purposes by deleting the area of the proposed garages and covered exterior areas as follows:

Project Gross Building Area: 5,864 ft2
Delete Garage: - 545 ft2
Delete Covered Exterior Area: - 212 ft2
Project Area for Comparison to Assessor’s Data: 5,107 ft2 654 435
646 645
63 8 639 I
63 0 629 1il --,-i
62 2 625 :i> L..:=--:...=~ .._----1:::::1
612 615
550
53 6
53 0
52 2
514
508
440
May 21, 2025
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Table 2 is based upon the County Assessor’s data and SanGIS data. It contains neighboring lot sizes, the square footage of existing development and the maximum allowable square footage for potential development on each lot.

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

Allowable
ft2
Zone
1 477 Marview Dr 12,100 3,341 4,068 LR
2 459 Marview Dr 10,900 4,489 3,858 LR
3 445 Marview Dr 11,100 3,932 3,893 LR
4 437 Marview Dr 12,000 2,223 4,074 4,431 LR
5 425 Marview Dr 8,700 2,579 3,473 LR
6 415 Marview Dr 7,800 2,548 3,315 LR
7 407 Marview Dr 14,629 3,185 4,510 LR
8 403 Marview Dr 33,961 3,509 5,773 LR
9 400 Marview Dr 48,466 4,800 6,498 LR
10 404 Marview Dr 30,529 4,800 5,601 LR
11 412 Marview Dr 18,081 3,068 4,883 LR
12 422 Marview Dr 25,944 3,084 5,372 LR
13 434 Marview Dr 26,889 2,130 5,419 LR
14 448 Marview Dr 32,670 2,067 5,107 5,709 LR
15 452 Marview Dr 28,314 2,633 5,491 LR
16 464 Marview Dr 28,314 1,488 5,491 LR
17 476 Marview Dr 9,700 2,124 3,564 3,648 LR
18 516 Ford Ave 13,919 Vacant 3,863 4,386 LR
19 524 Ford Ave 28,750 3,501 5,513 LR
20 536 Ford Ave 23,719 2,311 5,261 LR
21 540 Ford Ave 20,165 2,772 5,083 LR
22 548 Ford Ave 21,902 3,573 5,170 LR
23 545 Ford Ave 11,908 1,934 4,034 LR
24 535 Ford Ave 11,275 3,211 3,923 LR
25 525 Ford Ave 11,854 1,612 3,896 4,025 LR
26 517 Ford Ave 13,872 2,110 4,203 LR
27 505 Ford Ave 12,797 4,550 4,189 LR
28 528 Marview Dr 15,820 2,180 4,657 LR
29 546 Marview Dr 15,029 1,606 4,578 LR
30 469 Canyon Dr 17,454 3,912 4,820 LR
31 525 Marview Dr 16,061 2,186 4,681 LR
32 521 Marview Dr 14,200 5,358 4,435 LR
33 501 Marview Dr 10,600 3,083 3,805 LR
The project, as designed, is consistent with the permitted uses for the LR Zone as described in SBMC Sections 17.20.010 and 17.12.020. The proposed floor area is May 21, 2025
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consistent with nearby residential development and the proposed project could be found to be compatible with and complimentary to nearby existing development.

Building and Structure Placement:

Per SBMC 17.20.030D, the front yard setback is reduced to 20 feet when the adjacent right of way is 55 feet or greater. Marview Drive is 60 feet in width; therefore, the required setbacks for the subject property are a 20-foot front yard setback, 25-foot rear yard setback and 5-foot side yard setbacks. The floor area of the proposed first-story is set back 20.83 feet from the front property line, 158.33 feet from the rear property line, 6.83 feet from the north side property line and 8 feet from the south side property lines. The floor area of the proposed second-story is setback 49.75 feet from the front property line, 172 feet from the rear property line, 8 feet from the north side property line, and 26.5 feet from the south property line. The planter adjacent to the second story deck located above the garage is 1.5 inches from the west property line, and the covered second-story deck is 10.58 feet from the south property line.

The 3,405 square-foot first floor consists of a kitchen, pantry, dining room, living room, four (4) bedrooms, four (4) bathrooms, powder room, mud room, media room, and a laundry room. West of the residence, beyond the living and dining areas, is an exterior courtyard. A portion of the exterior courtyard is covered and enclosed and counts towards the floor area total. There are additional covered and enclosed exterior areas located around the perimeter of the first floor that are considered floor area. A total of 212 square feet of covered and enclosed exterior area is counted towards the floor area total. The 1,512 square-foot second floor includes a primary suite, office, powder room and reading nook. There are two (2) decks on the second floor; one east of the reading room (284 square feet), and one south of the office (763 square feet). A portion of the southern deck is covered; however, the square footage is not considered floor area because the deck is considered unenclosed as it is not bound by full-sized walls. The proposed 545 square foot two-car garage is located towards the southwest corner of the property, beneath the uncovered portion of the southern deck. A new driveway would be located in the same location as the existing driveway that provides access from Marview Drive to the garage.

A detached storage and office building, totaling 190 square feet, is proposed east of the residence, and north of the pool and spa. The structure is 14 feet 9 inches from the easternmost exterior surface of the proposed residence and 130 feet 9 inches feet from the rear property line.

Landscape:

In addition to complying with the water efficient landscape regulations, the Applicant would also be required to submit a landscape construction plan in substantial May 21, 2025
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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 the same location as the conceptual plan approved by the City Council in order to be approved ministerially by Staff. Otherwise, increases in trees or shrub mature heights or adding new planting locations would require City Council approval of a Modification to the DRP. Additionally, any replaced plant species must be typical of the water use requirements of the plants replaced, provided that the replaced vegetation does not result in mixing high water use plants with low water use plants in the same hydrozone.

A condition has also been added to require that native or drought-tolerant and noninvasive plant materials and water-conserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.

Roads, Pedestrian Walkways, Parking, and Storage Areas:

The two required off-street parking spaces would be located within the attached 545 square-foot main level two-car garage. The garage would be accessed by a driveway at the southwest corner of the property frontage. Pedestrian access to the property would be taken from a walkway from Marview Drive at the northeast corner of the lot. The trash enclosure would be located along the southern side yard.

Grading:

The project includes grading in the amounts of approximately: 100 cubic yards of cut, 240 cubic yards of fill; 600 cubic yards of remedial grading; and 140 cubic yards of import.

The project includes grading in the amount of 1,080 cubic yards aggregate.

Lighting:

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

Usable Open Space:

The project consists of a new two-story, single-family residence and an attached two-car garage on a developed residential lot; therefore, usable open space and recreational facilities are neither proposed nor required according to SBMC Section 17.20.040. As a condition of project approval, the Applicant will be required to pay the applicable Park Development Fee.

Structure Development Permit Compliance:

May 21, 2025
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The proposed structure exceeds 16 feet in height above the pre-existing grade; therefore, the project must comply with all of the View Assessment requirements of SBMC Chapter

17.63 and the Applicant was required to complete the SDP process. The Applicant had story poles erected onsite, and the Story Pole Height Certification was issued by a licensed land surveyor on November 17, 2023, which showed the highest story pole certified at 313.8 MSL and 24.6 feet above the proposed grade. Notices to apply for View Assessment were mailed to property owners and occupants within 300 feet of the project site, which established a deadline to file for View Assessment on January 22, 2024. The City did not receive any applications for View Assessment. The Applicant, however, received communication from a neighbor with regard to massing along the northern boundary, which resulted in a redesign of the project. The project was revised, and additional story poles were erected onsite, to illustrate the changes made to address the neighbor’s concerns. The latest Story Pole Height Certification was issued by a licensed land surveyor on March 3, 2025, which showed the highest story pole certified at 314.66 MSL and 25 feet above the proposed grade (Attachment 4). Notices to apply for View Assessment were mailed to property owners and occupants within 300 feet of the project site, which established a deadline to file for View Assessment on April 28, 2025. The City did not receive any applications for View Assessment.

A condition of approval has been added to the Draft Resolution of Approval (Attachment 1) to require that the Applicant submit a height certification prepared by a licensed land surveyor prior to the framing inspection certifying that the maximum height of the proposed addition will not exceed 25 feet above the proposed grade or 314.66 feet above MSL, which is the maximum proposed structure height reflected on the project plans, should the City Council make the necessary findings to approve the project.

In conclusion, the proposed project, as conditioned, could be found to be consistent with the Zoning regulations, and the General Plan. Staff has prepared draft findings for approval of the project in the attached Resolution 2025-054 for the Council’s consideration based upon the information in the report. The applicable SBMC sections are provided in the italicized text and conditions from the Community Development, Engineering, and Fire Departments are incorporated in the Resolution of Approval.

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

Property Frontage and Public Right-of-Way Improvements:

The existing property frontage has nonstandard improvements. If approved, the Applicant will be required to construct a 10-foot graded D.G. pathway with the City standard 9-inch May 21, 2025
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concrete sloping curb along the entire property frontage. Since Marview Drive already has a 60-foot-wide right of way, no dedication is required.

Public Hearing Notice:

Notice of the City Council Public Hearing for the project was published in the Union Tribune more than 10 days prior to the public hearing. The same public notice was mailed to property owners and occupants within 300 feet of the proposed project site on May 8, 2025. As of the date of preparation of this Staff Report, Staff has not received any official correspondence. The Applicant has provided an explanation of the project in a letter to the City Council (Attachment 6).

In conclusion, the proposed project, as conditioned, could be found to be consistent with the Zoning regulations and the General Plan. Staff has prepared draft findings for approval of the project in the attached Resolution 2025-054 for the Council’s consideration based upon the information in this report. Conditions from the Community Development, Engineering, and Fire Department are incorporated in the Resolution of Approval.

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

CEQA COMPLIANCE STATEMENT:

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

FISCAL IMPACT: N/A
WORK PLAN: N/A
OPTIONS:
∙ Approve Staff recommendation adopting the attached Resolution 2025-054. ∙ Approve Staff recommendation subject to additional specific conditions necessary for the City Council to make all required findings for the approval of a DRP and SDP. ∙ Deny the project if all required findings for the DRP cannot be made.

May 21, 2025
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Johansen – 448 Marview Drive

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CITY STAFF RECOMMENDATION:

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

Therefore, Staff recommends that the City Council:

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

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

3. If the City Council makes the requisite findings and approves the project, adopt Resolution 2025-054 conditionally approving a DRP and SDP for a new two-story, single-family residence and an attached two-car garage and perform associated site improvements at 448 Marview Drive, Solana Beach.
_________________________
Alyssa Muto, City Manager
Attachments:

1. Resolution 2025-054 – DRP/SDP

2. Project Plans Dated May 14, 2025

3. ESHA Analysis

4. ESHA Analysis Peer Review

5. Story Pole Height Certification, March 3, 2025

6. Applicant Letter to Council
RESOLUTION 2025-054

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SOLANA BEACH, CALIFORNIA, CONDITIONALLY

APPROVING A DEVELOPMENT REVIEW PERMIT AND

STRUCTURE DEVELOPMENT PERMIT TO DEMOLISH A

SINGLE-FAMILY RESIDENCE, CONSTRUCT A

REPLACEMENT TWO-STORY SINGLE-FAMILY

RESIDENCE WITH A TWO-CAR GARAGE, AND
PERFORM ASSOCIATED SITE IMPROVEMETS AT 448
MARVIEW DRIVE, SOLANA BEACH, APN: 263-182-07-00
APPLICANT: TODD JOHANSEN
APPLICATION: DRP22-021/SDP22-019
WHEREAS, Todd Johansen (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 May 21, 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 Section 15303 of the State CEQA Guidelines; and WHEREAS, this decision is based upon the evidence presented at the Hearing, and any information the City Council gathered by viewing the site and the area as disclosed at the Hearing.

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

I. That the foregoing recitations are true and correct.

II. That the request for a DRP and SDP to demolish a single-story, single-family residence and construct a replacement 5,464 square-foot residence with an attached 545 square-foot garage and perform associated site improvements at 448 Marview Drive is conditionally approved based upon the following Findings and subject to the following Conditions:

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

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

General Plan Consistency: The proposed project is found consistent with the General Plan, which designates the property as Low Density Residential and is intended for single-family residences developed at a maximum density of three dwelling units per acre. The proposed development is found to be consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy residential neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated neighborhoods.

Specific Plans and Special Overlays: The property is located in the Scaled Residential Overlay Zone (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.

The subject property is located in the Hillside Overlay Zone (HOZ). The purpose of the HOZ is to restrict the grading and development of natural slopes with an inclination of 25 percent or greater in order to preserve natural topography and scenic qualities of the city, protect native habitat and watersheds, and reduce the potential for environmental hazards.

As designed the proposed development would be located in the same general location as the existing . No grading or development is proposed within the sloped hillside areas beyond the top of slope.

The proposed Project is also 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.

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

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

As previously mentioned, there is mapped potential ESHA on the rear slope of the subject property. The Applicant’s representative and biological resources consultant, Adam H Behle, Merkel & Associates, Inc., completed an Initial ESHA Analysis (Attachment 3), which concluded that the native habitats on site were not designated as ESHA due to their isolation, fragmentation, proximity to urban development, and continued degradation from surrounding non-native vegetation. The analysis was peer-reviewed by the City’s environmental and biological consultants, Emily Mastrelli and Kelsea Loescher with Harris and Associates, and was found to be complete and consistent with the provisions of the LUP (Attachment 4). Harris and Associates concluded that the proposed development is consistent with the Coastal Act and Chapter 3 of the LUP, in that the proposed development footprint would not directly impact ESHA as there is no ESHA present on or adjacent to the site, with the nearest ESHA location less than 0.25 miles to the north.

Zoning Ordinance Consistency: SBMC Section 17.20.010(C) specifies that the LR Zone is intended for residential development in areas characterized primarily by detached single-family homes on both older and newer subdivided lots. SBMC Section 17.20.030 outlines property development regulations, which are analyzed below.

Minimum Yards/Setbacks:

Minimum yard dimensions (setbacks) for the LR Zone are determined by the setback designator indicated on the City of Solana Beach official zoning map. The setback designator for the subject property is “d”, which requires 25-foot front and rear yard setbacks and 5-foot interior side yard setbacks. Pursuant to SBMC Section 17.20.030(D)(1)(b), lots that front on a “public right-of-way 55 feet or greater in width, the minimum required front yard shall be reduced to 20 feet”. The public right-of-way of Marview Drive is 60 feet wide; therefore, the required front yard setback would be reduced to 20 feet. As designed, the project meets all required setbacks.

Maximum Floor Area Ratio:

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0.500 X 6,000 ft2 3,000 ft2

0.175 X 9,000 ft2 1,575 ft2

0.100 X 5,000 ft2 500 ft2

0.050 X 12,382 ft2 619 ft2
Total Allowable Floor Area: 5,694 ft2
The Applicant is proposing to demolish all existing structures and construct a replacement 5,129 square-foot, two-story, single-family residence with a 545-square-foot two-car garage and a 190 square-foot detached office. The project is afforded a floor area exemption for offstreet parking. The SBMC parking regulations require two off-street parking spaces per single-family residence. When required spaces are provided in a garage, 200 square feet of floor area is exempted for each required space. The proposed 545 square-foot garage would accommodate two (2) unobstructed parking spaces; therefore, 400 square feet of the garage is exempt from the calculation of floor area.

With the applicable exemption, the total proposed floor area would be 5,464 square feet, which is 230 square feet below the maximum allowable for the property. The proposed floor area (5,464 square feet) is 96% of the allowable floor area (5,694 square feet).

Maximum Building Height:

The maximum building height for the LR Zone is 25 feet. The maximum height of the proposed residence would be 25 feet above the proposed grade with a maximum elevation of 314.66 MSL.

Required Off-Street Parking:

Fences, Walls and Retaining Walls:

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foot tall solid wood fence along either side property lines, terminating at the top of the slope. A 42-inch-high open vertical post wood fence is proposed along the top of the slope adjacent to the bocci court and gas fire pit. An attached 10-foot-tall semi-open wood screen is proposed adjacent to the front yard setback to provide privacy for the residential courtyard. The screen is proposed to be located within the buildable area, therefor the fence and wall height regulations set forth in SBMC Section 17.20.040(O) do not apply. Due to the location of the proposed screen within the buildable area, development regulations for attached accessory structures greater than 42 inches in height (SBMC

17.20.020(C)(2)) would apply. The proposed attached screen is found to be consistent with those development regulations.

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 decides to modify any of the proposed fences and walls or construct additional fences and walls on the project site, a condition of project approval requires compliance with the Municipal Code.

Landscape:

The project is subject to the current water efficient landscaping regulations of SBMC Chapter 17.56. A Landscape Documentation Package is required for new development projects with an aggregate landscape equal to or greater than 500 square feet requiring a building permit, plan check or development review. The 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 inspections during the construction phase of the project. A separate condition has been added to require that native or drought-tolerant and non-invasive plant materials and water-conserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.

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, Resolution 2025-054
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as well as protection of the property from adverse surrounding influences.

The property is located within the LR Zone. Surrounding properties are also located within the LR Zone and are
developed with a mixture of one- and two-story single-family residences. The project, as designed, is consistent with the permitted uses for the LR Zone as described in SBMC Sections

17.20.010 and 17.12.020. The maximum proposed floor area would be 230 square feet below the maximum allowable and the square footage of the project would fall within the range of adjacent residential development. The project is found to be to be compatible in terms of scale, apparent bulk, and massing and complementary to existing development in the immediate
vicinity.
b. Building and Structure Placement: Buildings and structures shall be sited and designed in a manner which visually and functionally enhances their intended use.

The proposed two-story residence would be located towards the western portion of the buildable area of the lot established by the required setbacks for the zone and the presence of steep slopes on the eastern half of the property. The LR Zone requires a 25- foot front-yard setback, 25-foot rear-yard setback and 5-foot interior side-yard setbacks. Per SBMC 17.20.030D the front yard setback is reduced to 20 feet when the adjacent right of way is 55 feet or greater. Marview Drive is 60 feet in width; therefore, the required setbacks for the subject property are a 20-foot front yard setback, 25-foot rear yard setback and 5-foot side yard setbacks. The floor area of the proposed first-story is set back

20.83 feet from the front property line, 158.33 feet from the rear property line, 6.83 feet from the north side property line and 8 feet from the south side property lines. The floor area of the proposed second-story is setback 49.75 feet from the front property line, 172 feet from the rear property line, 8 feet from the north side property line, and 26.5 feet from the south property line. The planter adjacent to the second story deck located above the garage is 1.5 inches from the west property line, and the covered second-story deck is 10.58 feet from the south property line.

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additional covered and enclosed exterior areas located around the perimeter of the first floor that are considered floor area. A total of 212 square feet of covered and enclosed exterior area is counted towards the floor area total. The 1,512 square-foot second floor includes a primary suite, office, powder room and reading nook. There are two (2) decks on the second floor; one east of the reading room (284 square feet), and one south of the office (763 square feet). A portion of the southern deck is covered; however, the square footage is not considered floor area because the deck is considered unenclosed as it is not bound by full-sized walls. The proposed 545 square foot two-car garage is located towards the southwest corner of the property, beneath the uncovered portion of the southern deck. A new driveway would be located in the same location as the existing driveway that provides access from Marview Drive to the garage.

A detached storage and office building, totaling 190 square feet, is proposed east of the residence, and north of the pool and spa.

The structure is 14 feet 9 inches from the easternmost exterior surface of the proposed residence and 130 feet 9 inches feet from the rear property line.
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.

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 the same 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.

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d. Roads, Pedestrian Walkways, Parking and Storage Areas: Any development involving more than one building or structure shall provide common access roads and pedestrian walkways.

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

The two required off-street parking spaces would be located within the attached 545 square-foot main level two-car garage.

The garage would be accessed by a driveway at the southwest corner of the property frontage. Pedestrian access to the property would be taken from a walkway from Marview Drive at the northeast corner of the property. The trash enclosure would be located along the southern side yard.
e. Grading: To the extent feasible, natural topography and scenic features of the site shall be retained and incorporated into the proposed development. Any grading or earth-moving operations in connection with the proposed development shall be planned and executed so as to blend with the existing terrain both on and adjacent to the site. Existing exposed or disturbed slopes shall be landscaped with native or naturalized non-native vegetation and existing erosion problems shall be corrected.

The project includes grading in the amounts of approximately:
100 cubic yards of cut, 240 cubic yards of fill; 600 cubic yards of remedial grading; and 140 cubic yards of import. The project includes grading in the amount of 1,080 cubic yards aggregate. 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).

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g. Usable Open Space: Recreational facilities proposed within required usable open space shall be located and designed to maintain essential open space values.

The project consists of a new two-story single-family residence and an attached two-car garage on a developed residential lot; therefore, usable open space and recreational facilities are neither proposed nor required according to SBMC Section

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

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

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

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

The Applicant is required to obtain approval from the California Coastal Commission prior to issuance of Building or Grading Permits.

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

The proposed structure exceeds 16 feet in height above the pre-existing grade; therefore, the project must comply with all of the View Assessment requirements of SBMC Chapter 17.63 and the Applicant was required to complete the SDP process. The Applicant had story poles erected onsite, and the Story Pole Height Certification was issued by a licensed land surveyor on November 17, 2023, which showed the highest story pole certified at 313.8 MSL and 24.6 feet above the proposed grade. Notices to apply for View Assessment were mailed to property owners and occupants within 300 feet of the project site, which established a deadline to file for View Assessment on January 22, 2024. The City did not receive any applications for View Assessment. The Applicant, however, received communication from a neighbor with regard to massing along the northern boundary, which resulted in a redesign of the project. The project was revised, and additional story poles were erected onsite, to illustrate the changes made to address the neighbor’s concerns. The latest Story Pole Height Certification was issued by a licensed land surveyor on March 3, 2025, which showed the highest story pole certified at 314.66 MSL and 25 feet above the proposed grade (Attachment 4). Notices to apply for View Assessment were mailed to Resolution 2025-054
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property owners and occupants within 300 feet of the project site, which established a deadline to file for View Assessment on April 28, 2025. The City did not receive any applications for View Assessment.

A height certification prepared by a licensed land surveyor is required prior to the framing inspection certifying that the maximum height of the proposed addition will not exceed 25.0 feet above the proposed grade (or 314.66 feet above MSL).

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.

II. Building, grading, and landscape construction plans must be in substantial conformance with the project plans presented to the City Council on May 21, 2025, and located in the project file with a submittal date of May 14, 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 height of the proposed addition will not exceed 25.0 feet above the proposed grade (or 314.66 feet above MSL) in conformance with the plans as approved by the City Council on May 21, 2025.

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 May 21, 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 Resolution 2025-054
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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.

B. Fire Department Conditions:

I. Sprinklers will be required in all spaces including the attic, closets, bathrooms, etc.

II. Patios or outdoor covers over 10 feet or greater in depth, will be required to have sprinklers.

III. An unobstructed 3-foot walkable pathway around all portions of the residence.

IV. GRADE: The gradient for a fire apparatus access roadway shall not exceed 20.0%. Grades exceeding 15.0% (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 percent) per the Solana Beach Municipal Code Title 15 Resolution 2025-054
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Building and Construction Chapter 15.32 Fire Code Section 15.32.170 Section 503 Section 503.2.7 and 503.2.8.

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

VI. ADDRESS NUMBERS: STREET NUMBERS: Approved numbers
and/or addresses shall be placed on all new and existing buildings and at appropriate additional locations as to be plainly visible and legible from the street or roadway fronting the property from either direction of approach. Said numbers shall contrast with their background and shall meet the following minimum standards as to size: 4” high with a ½” inch stroke width for residential buildings, 8” high with a ½” stroke for commercial and multi-family residential buildings, 12” high with a 1” stroke for industrial buildings. Additional numbers shall be required where deemed necessary by the Fire Marshal, such as rear access doors, building corners, and entrances to commercial centers per the 2022 California Fire Code Chapter 5 Section 505.1.

VII. AUTOMATIC FIRE SPRINKLER SYSTEM-ONE- AND TWO-FAMILY DWELLINGS: Structures shall be protected by an automatic fire sprinkler system designed and installed. Plans for the automatic fire sprinkler system shall be submitted as Deferred Submittal and approved by the Solana Beach Fire Department prior to installation per the Solana Beach Municipal Code Title 15 Building and Construction Chapter 15.32 Fire Code Section 15.32.230 Section 903.2 (NEW) or Section 903.2.01 (ADDITIONS, REMODELS) or Section 903.2.02 (NEW COMMERCIAL).

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

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

I. Per Solana Beach Municipal Code Section 11.04, the Applicant is required to construct all public improvements along the street Resolution 2025-054
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frontage. In this instance, this will include constructing a low profile mountable 9” x 9” x 12” concrete curb along the frontage of Marview Drive and install a 10’ wide stabilized, compacted, decomposed granite (D.G.) at 2% maximum from the property line down toward the curb to the satisfaction of the City Engineer.

II. The Applicant is required to obtain an Encroachment Permit in accordance with Solana Beach Municipal Code (SBMC) Section 11.20 for any work performed in the public right of way. This includes, but is not limited to, the concrete driveway apron, concrete spillway, sloping curb, decomposed granite (DG) surface, concrete swales across DG surface and mailbox.

III. An Encroachment Maintenance Removal Agreement (EMRA) shall be recorded against this property for all improvements in the public right of way including, but not limited to, the 10-foot wide DG path, landscaping and irrigation.

IV. 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.

V. 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.

VI. The Applicant shall obtain a Grading Permit in accordance with Chapter 15.40 of the SBMC. 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/geotechnical engineer and approved by the City Engineer. All necessary measures shall be taken and
implemented to assure slope stability, erosion control and soil integrity. The grading plan shall incorporate all
recommendations contained in the soils report.
c. The Applicant shall provide a drainage report prepared by a registered civil engineer. This report shall address the design for a detention basin and corresponding outflow system to ensure the rate of runoff for the proposed development is at or below the rate of runoff for the pre-existing condition. All recommendations of this drainage report shall be incorporated into the Preliminary Grading Plan. A detention basin
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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 registered 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. 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.
g. The Applicant shall obtain and submit grading security in a form prescribed by the City Engineer.
h. The Applicant shall obtain haul permit for import / export of soil.

The Applicant shall transport all excavated material to a legal disposal site.
i. 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.
j. An Erosion Prevention and Sediment Control Plan shall be prepared by the Applicant. Construction Best Management Practices shall be developed and implemented to manage
storm water and non-storm water discharges from the site at all Resolution 2025-054
DRP22-021/DRP22-019 – 448 Marview Dr.

Page 15 of 16 ends

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.
k. 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.
l. Post-Construction Best Management Practices meeting City and RWQCB Order No. R9-2013-001 requirements shall be
implemented in the drainage design.
m. No increased cross lot drainage shall be allowed.
n. Prior to obtaining a 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. If a demolition permit is required for removing existing structures before grading, the Applicant shall obtain the demolition permit separately in order to certify the grading prior to issuance of the Building Permit.

VII. City Council Conditions:

To be completed after council hearing.

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 1.1.6 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 has 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.

Resolution 2025-054
DRP22-021/DRP22-019 – 448 Marview Dr.

Page 16 of 16 ends

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.

PASSED AND ADOPTED at a special meeting of the City Council of the City of Solana Beach, California, held on the 21st day of May 2025, by the following vote:

AYES: Councilmembers –
NOES: Councilmembers –
ABSENT: Councilmembers –
ABSTAIN: Councilmembers –
______________________________
LESA HEEBNER, Mayor
APPROVED AS TO FORM: ATTEST:
______________________________ _______________________________ JOHANNA N. CANLAS, City Attorney ANGELA IVEY, City Clerk ~
448 MARVIEW DRIVE
SOLANA BEACH, CA 92075

SYMBOLS
N
DFTAU BUBB! E DETAIL NUMBER

SHEET NUMBER
El fVATIQN TAG

DETAIL NUMBER

SHEET NUMBER
DETAIL
~
NUMBER

SHEET NUMBER
~

DETAIL NUMBER

SHEET NUMBER
ROOM NAME ~ Rgg~ ~fMEjFICATIQN
[jQ1J ROOM NUMBER
FINISH...______ FLOOR FINISH

REVISION TAG

REVISION CLOUD

REVISION TAG
fl fVAJIQN TAG BU!LD!NG ELEMENT
DATUM
o·. 1 .. ~ ~~~~Ng~os~U~R;~G
10 I ,,.--.., INTERIOR fj EVATIQNS I W XY E ELEVATION NUMBER I ~ SHEET NUMBER I
' FACE OF STUD
I s

ODOR TAG

REFER TO ODOR

SCHEDULE
<3>~~NDOW

SCHEDULE

GEOTECHNICAL INVESTIGATION
ALL WORK SHALL COM Pl Y WITH OWNER PROVIDED GEOTECHNICAL INVESIGAT!ON

AND SUPPORTING DOCUMENTS

REPORT NAME REPORT OF GEOTECHNICAL INVESTIGATION AND INFILTRATION FEASIBILITY STUDY, PROPOSED JOHANSEN RESIDENCE 446 MARV!EW DRIVE, SOLANA

BEACH, CAUFORNJA
REPORT DATE NOV 22,2021
! SPECIAL INSPECTIONS

DEFERRED SUBMITTALS
MAY 12, 2025

LOCATION MAP
i PROJECT DIRECTORY
Q'tiillili
K!MEYA & TODD JOHANSEN
448 MARV!EW DRIVE
SOLANA BEACH, CA 92075
PHONE
EMAIL

SURVEYOR & CIYIL ENGINEER PASCO LARET SUITER & ASSOCIATES, INC 535 N HIGHWAY 101 STE A
SOLANA BEACH, CALIFORNIA 92075

BRIAN ARDOLINO, RCE, QSD
858.2598212
GEOTECHNJCAL ENGINEER CHRISTIAN vVHEELER ENGINEERING
3980 HOME AVE
SAN DlEGO, CA 92105

CONT ACT DAN ADLER
PHONE 619 550 1700
EMAIL DADLER@CHRIST!ANvVHEELER COM
~

MERKEL & ASSOCIATES, INC
5434 RUFFIN ROAD
SAN DIEGO, CA 92123

CONT ACT ADAM BEHLE
PHONE 856 560 5465
EMAIL ABEHLE@MERKEUNC COM
~

ALEC PETROS STUDIO
PO BOX 661
CARDIFF BY THE SEA, CA 92007

CONTACT ALEC PETROS
PHONE 760 415 4019
EMAIL ALEC@ALECPETROS COM

LANDSCAPE ARCHITECT

SOUTHERN OFFICE LANDSCAPE ARCH
5961 BOUNTY STREET
SAN DIEGO, CA 92120

CONTACT MARK SOUTHERN
PHONE 805 252 7012
EMAIL MSOUTHERN@MAC COM
ZONING

OVERLAY ZONE(S)

FIRE ZONE

OCCUPANCY TYPE

SPRINKLERS

CONSTRUCTION TYPE

STORIES

GROSS LOT AREA

NET LOT AREA

SETBACK FRONT

SETBACK INT SIDE

SETBACK REAR

FLOOR AREA RATIO (GROSS)

DENSITY

BUILDING HEIGHT

PARKING REQUIREMENTS

BUILDING AREAS
= LIVING AREA (L 1)
UV!NG AREA {L2)
GARAGE AREA (L 1)
STORAGE f OFFICE
EXTERIOR FLOOR AREA (L1)
E~TERJQR FLQOB 6REA O 21 FLOOR AREA SUB TOTAL
NON-FLOOR AREA DECK (L1)
NON-FLOOR AREA DECK (L2)
PARKIN§: !;X!;MPTIQN

PROPOSED FLOOR AREA

MAX ALLOWABLE FLOOR AREA

PROPOSED FLOOR AREA

FLOOR AREA REMAINING
~
20FT •
5 FT
25 FT
~
2083 FT
683FT/80FT
158.33 FT
• THE FRONT YARD SETBACK IS REDUCED TO 20FT
FROM 25 FT BECAUSE THE ADJACENT ROW IS 55 FT
WlDE OR GREATER
6I.I..Q'tl8llLf
0 500 X6,000
0 175X 9,000
o mo x 5,ooo 0 05 X 12,382
TOT AL = 5,694 SF
6I.I..Q'tl8llLf
3 OU/NET ACRE
~
25'-0"
2,104
~
SF
601 SF
601 SF
0 SF
0 SF
!l..fil'.
3,306 SF
OSF
OSF
5,694 SF
5,464 SF
230SF
20'-10"
~
QEMQ tlEl'il 2,104 SF 3,405 SF
601 SF 1,512 SF
601SF 545 SF
0 SF 190 SF
0 SF 212SF
!l..fil'. !l..fil'. 3,306 SF 5,664 SF
OSF 0 SF
OSF 1,047 SF
~
1 OU
IQI6l.
3,405 SF
1,512 SF
545SF
190 SF
212SF
!l..fil'.
5,664 SF
0 SF
1,047 SF
!QQ.§1:
5,464 SF

HARDSCAPE AREAS

1.QQill.Q..U

RESIDENCE

HARDSCAPE

TOTAL IMPERVIOUS

TOTAL PERVJOUS

TOTAL BASIN
= 3,319 SF
3,621 SF
6,940 SF
25,443 SF
32,363 SF
tlEl'il
5,643 SF

2.492 SF
8,135 SF
24,248 SF
32,363 SF
IQI6.L
5,643SF
2,492SF
8,135 SF
24,246 SF ALL SUBMITTAL DOCUMENTS SHALL BE SUBMITTED UNDER SEPARATE PERMITS BY THE 32,383 SF ENTITY RESPONSIBLE FOR DEVELOPING THE DOCUMENTS TO THE AUTHORITY HAVING JURISDICTION FOR APPROVAL THE FOLLOVVINGARE A UST OF DEFERRED SUBM!TTALS ,--------------------------+--------------------------- 1 FIRE SPRINKLERS
2 SOLAR PV PANELS

HEIGHT CERTIFICATION
HEIGHT CERTIFICATION REQUIRED ,! YES NO
CONTRACTOR SHALL BE RESPONSIBLE FOR PROV!D!NG THE NECESSARY F!ELD TESTS

AND REPORTS TO SATISFY THE HEIGHT CERTIFICATION AS REQUIRED BY THE

AUTHORITY HAVING JURISDICTION

LANDSCAPE AREAS
= NON-LANDSCAPE AREA

NON-IRRIGATED LANDSCAPE

IRRIGATED LANDSCAPE

WATER FEATURES
DECORAJ!YE HARQSCAPE

TOTAL LOT AREA
~

IRRIGATED LANDSCAPE

DECORATIVE LANDSCAPE
DECQRAT!VF HARDSCAPF

AGGREGATE LANDSCAPE AREA
~
7,575SF
16,464 SF
7,551 SF
792 SF
lil6
32,382 SF
IQIAL
5,086 SF
20 420 SF
6146SF
730SF
!l..fil'.
32,382 SF
ARi:::AgF Vy'QRK
6,146SF
1,946SF
~
13,956 SF

EARTHWORK AREAS
SITE GRAD!NG (OUTSIDE OF STRUCTURE)
CUT 100 CY
FILL 200 CY

SITE GRADING (BELOW STRUCTURE)

CUT O CY
FILL 40 CY
REMEDIAL 600 CY
TOTAL GRADING (SITE, BUILDING & REMEDIAL) 940 CY
TOTAL IMPORT 140 CY
SU 2 TOPOGRAPHIC SURVEY
SU 3 SLOPE ANALYSIS
CIV!L
C1 PREUM!NARY GRADING PLAN
C2 PRELIMINARY GRADING PLAN

ARCHITECTURAL
AO 2 PROPOSED RENDERINGS
A03 EX!ST!NG SITE PLAN
A04 PROPOSED SITE PLAN
AO 5 PROPOSED SITE PLAN ENLARGED
A06 PROPOSED SITE SECTION
A07 FLOOR AREA DIAGRAM
A11 EXISTING FIRST FLOOR PLAN
A21 PROPOSED FIRST FLOOR PLAN
A2 2 PROPOSED SECOND FLOOR PLAN
A2 3 PROPOSED ROOF PLAN
A2 4 PROPOSED OFFICE FLOOR PLAN
A2 5 PROPOSED STORY POLE PLAN
A31 PROPOSED BU!LO!NG ELEVATIONS
A32 PROPOSED BU!LO!NG ELEVATIONS
A3 3 PROPOSED BUILDING ELEVATIONS
A3 5 PROPOSED BUlLD!NG ELEVATIONS
A4 1 PROPOSED BUILDING SECTIONS
A4.2 PROPOSED BUILDING SECTIONS
A4 3 PROPOSED BUILDING SECTIONS

LANDSCAPE
l1 O LANDSCAPE COVER SHEET
l20 LANDSCAPE SITE PLAN
l21 SITE PLAN SECOND FLOOR
L3 0 !RR!GATJON ZONE DIAGRAM
l31 MAWA
L3.2 !RRIGAT!ON PLANS & NOTES
L3 3 !RRlGAT!ON DETAILS
L34 IRRIGATION DETAILS
l4 O PLANTING PLAN WEST
l41 PLANTING PLAN EAST
l42 PLANTING DETAILS

ALEC PETROS

WILLIAM ALEC PETROS

ALEC PETROS STUDIO, INC
PO BOX 861
CARDIFF BY THE SEA. CA 92007

MARK DATE DESCRIPTION
DRP22-01, SOP22-019

JOHANSEN
AP 07 23 2024

COVER SHEET
As md1cated
AO.O
"~--------------------------"-------------------------------'---------------------------_l __________________________ :__ _________________________ -'--------------

CONDITIONS OF APPROVAL

FIRE STANDARD CONDITIONS
1 GRADE THE GRADIENT FOR A FIRE APPARATUS ACCESS ROADWAY SHALL NOT EXCEED 20 0% GRADES EXCEEDING 15 0% {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 ANO

ANGLE OF APPROACH OF A FIRE ACCESS ROADWAY SHALL NOT EXCEED SEVEN DEGREES (12 PERCENT) PER THE SOLANA BEACH MUN!C!PAL CODE TITLE 15 BU!LO!NG AND CONSTRUCTION CHAPTER 15 32 FIRE CODE SECTION 15 32 170 SECTION 503 SECTION 503 2 7 AND 503,2 8
2 GATES ALL GATES OR OTHER STRUCTURES OR DEVICES, WHICH COULD

OBSTRUCT FIRE ACCESS ROADWAYS OR OTHERWISE HINDER EMERGENCY

OPERATIONS, ARE PROHIBITED UNLESS THEY MEET STANDARDS APPROVED BY

THE FIRE DEPARTMENT AN APPROVED EMERGENCY KEY-OPERATED SWITCH

ANOIOR AN APPROVED EMERGENCY TRAFFIC CONTROL-ACTIVATING STROBE

LIGHT SENSOR SHALL BE INSTALLED PER THE SOLANA BEACH MUNICIPAL CODE TITLE 15 BUILDING ANO CONSTRUCTION CHAPTER 15 32 FIRE CODE SECTION 15 32 200 SECTION 503 6
3 ADDRESS NUMBERS STREET NUMBERS APPROVED NUMBERS AND/OR

ADDRESSES SHALL BE PLACED ON ALL NEW ANO EXISTING BUILDINGS ANO AT APPROPRIATE ADD!T!ONAL LOCATIONS AS TO BE PLAINLY VISIBLE ANO LEGIBLE

FROM THE STREET OR ROADWAY FRONTING THE PROPERTY FROM EITHER DIRECTION OF APPROACH SAID NUMBERS SHALL CONTRAST l/v'ITH THEIR

BACKGROUND, ANO SHALL MEET THE FOLLOWING MINIMUM STANDARDS AS TO SIZE 4· HIGH WITH A½" INCH STROKE W10TH FOR RESIDENTIAL BUJLD!NGS, 8' HIGH Vv'ITH A½' STROKE FOR COMMERCIAL ANO MULTI-FAMILY RES!OENT!AL BUILDINGS, 12" HIGH WITH A 1· STROKE FOR INDUSTRIAL BUILDINGS ADDITIONAL NUMBERS SHALL BE REQUIRED Wr!ERE DEEMED NECESSARY BY THE FIRE MARSHAL, SUCH AS REAR ACCESS DOORS, BU!LO!NG CORNERS, ANO ENTRANCES TO COMMERCIAL CENTERS PER THE 2022 CALIFORNIA FIRE CODE CHAPTER 5 SECTION 505 1
4 AUTOMATIC F!RE SPRINKLER SYSTEM-ONE• ANO TV\'0-FAMILY OWE LUNGS

STRUCTURES SHALL BE PROTECTED BY AN AUTOMATIC FIRE SPRINKLER SYSTEM

DESIGNED ANO INSTALLED PLANS FOR THE AUTOMATIC FIRE SPRINKLER SYSTEM

SHALL BE SUBMITTED AS DEFERRED SUBMITTAL AND APPROVED BY THE SOLANA

BEACH FIRE DEPARTMENT PRIOR TO INSTALLATION PER THE SOLANA BEACH MUNICIPAL CODE TITLE 15 BUILDING AND CONSTRUCTION CHAPTER 15 32 FIRE CODE SECTION 15 32 230 SECTION 903 2 (NEW) OR SECTION 903 2 01 {AOD!T!ONS, REMODELS) OR SECTION 903 2 02 (NEW COMMERCIAL)
5 CLASS "N ROOF ALL STRUCTURES SHALL BE PROVlDEOWlTH A CLASS ·N ROOF

COVERING TO THE SATISFACTION OF THE SOLANA BEACH FIRE DEPARTMENT ANO PER THE 2022 CALIFORNIA BUILDING CODE CHAPTER 15 SECTION 1505 6 SOLAR PHOTOVOLTAIC INSTALLATIONS (SOLAR PANELS) SOLAR PHOTOVOLTAIC SYSTEMS SHALL BE INSTALLED PER SOLANA BEACH F!RE DEPARTMENT REQUIREMENTS AND PER THE 2022 CALIFORNIA FIRE CODE CHAPTER i2 SECTION 1205

ALL OUTDOOR FIRE APPLIANCES (FIREPLACE, BBQ, ANO FIRE PIT) SHALL MEET

THE REQUIREMENTS OF THE SOLANA BEACH RECREATIONAL FIRE POLICY

GENERAL CONTRACTOR NOTES
1 ALL CONSTRUCTION SHALL CONFORM TO THE GOVERNING CITY AND/OR COUNTY

MUNICIPAL CODE AND OTHER GOVERNING CODES, RULES, REGULATIONS, ORDINANCES. LAWS, ORDERS, APPROVALS, ETC THAT ARE REQUIRED BY PUBLIC

AUTHORITIES IN THE EVENT OF CONFLICT, THE MOST STRINGENT REQUIREMENTS

SHALL APPLY
2 ANY ERRORS, OMISSIONS, OR CONFLICTS FOUND IN THE VARIOUS PARTS OF THE

CONSTRUCTION DOCUMENTS SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT BEFORE PROCEEDING v\llTH THE WORK
3 CHANGES TO THE APPROVED DRAWINGS ANO SPECIFICATIONS SHALL BE MADE

ONLY BY OWNER APPROVED ADDENDA OR CHANGE ORDER
WRITTEN O!MENS!ONS TAKE PRECEDENCE 00 NOT SCALE DRAWINGS DIMENSIONS ARE TO THE FACE OF STUD OR CONCRETE !N PLAN UNLESS

OTHERWISE NOTED OR INDICATED
6 01MENS!ONS ARE TO TOP OF PLATE OR TOP OF SUBFLOOR IN SECTION OR

ELEVATION UNLESS OTHERWISE NOTED OR INDICATED
7 THE CONTRACTOR SHALL DETERMINE THE LOCATION OF UTILITY SERVICES IN THE AREA PR!OR TO EXCAVATION_ THE CONTRACTOR SHALL ASSUME RESPONSIBILITY FOR THE PROTECTION OF EXISTING UTILITIES AND PAVEMENT VV1TH!N THE AREA OF

THE WORK WHETHER INDICATED ON THE DRAWINGS OR NOT, UNLESS OTHERWISE NOTED All UTILITIES TO BE UNDERGROUND PER UTILITY COMPANY ANO LOCAL

CODE REQUIREMENTS
8 THESE DRAWINGS DO NOT INCLUDE NECESSARY COMPONENTS FOR CONSTRUCTION SAFETY OF All PARTIES PRESENT ON THE JOB SITE THIS IS THE

CONTRACTOR'S RESPONSIBILITY
9 THE CONTRACTOR SHALL PROTECT ADJACENT PROPERTIES AND SITE WORK AT All TIMES
10 THE ARCHITECT DOES NOT ASSUME ANY OF THE RESPONSIBILITY FOR METHODS OR APPLIANCES USED BY THE CONTRACTOR, NOR SAFETY OF THE JOB !N

COMPLIANCE WITH THE LAWS AND REGULATIONS
11 All MATERIALS, APPLIANCES, AND EQUIPMENT SHALL BE INSTALLED PER

MANUFACTURER'S INSTRUCTIONS
12 VERIFY BOTH EXISTING AND FINISH GRADE WITH THE SITE PLAN, SURVEY AND CIVIL DRAWINGS, !F AVAILABLE
13 VERIFY ALL ARCHITECTURAL DETAILS WITH THE STRUCTURAL DRAWINGS BEFORE

THE ORDERING OR INSTALLATION OF ANY ITEM OR WORK
14 COORDINATE ALL DETAILS WITH THE SHEAR WALLS AND ENCASE STRUCTURAL

POSTS AS REQUIRED BY THE STRUCTURAL DRAWINGS
15 WINDOW SIZES AND DOOR HEAD HEIGHTS ARE FRAME DIMENSIONS REFER TO

MANUFACTURER FOR ACTUAL ROUGH OPENINGS SIZES AND ACTUAL UNIT SIZES

VERIFY OPENING PRIOR TO ORDERING
16 All NEW GLAZING WILL BE INSTALLED W/ CERTIFYING LABEL ATTACHED SHOYVING THE MU" VALUE
17 WHERE LOCATIONS OF WINDOWS AND DOORS ARE NOT DIMENSIONED THEY SHALL

BE CENTERED ON THE WALL OR PLACED TWO STUD WIDTHS FROM ADJACENT

WALL AS INDICATED ON THE DRAWINGS
18 All CHANGES IN FLOOR MATERIALS ALIGN Wt DOOR JAMB OR FRAMED OPENING

UNLESS OTHERWISE INDICATED ON THE DRAWINGS
19 DOORS, vVINOOWS, KEYING, LIGHTING, LOCK DEVICES, EXIT DEVICES, AND

NUMBERING SHALL COMPLY WITH STATE AND LOCAL BUILDING CODES 20 PROVJOE WOOD BACKING FOR HOOKS, HANDRAILS, CABINETS, EQUIPMENT,

SHELVES, TOWEL BARS ETC
21 INSTALL INSULATION BETWEEN STUDS ANO JOISTS AT ALL OPEN CAVlTlES AT

WALLS, CEILINGS AND FLOORS BETWEEN CONDITIONED ANO UNCONDITIONED

SPACE VENTILATE AS REQUIRED
22 MEET ALL CALIFORNIA ENERGY CONSERVATION REQUIREMENTS 23 CONTRACTOR TO PERFORM A HAZARDOUS MATERIALS SURVEY PRIOR TO

DEMOLITION
24 ALL ABS AND PVC PIPING AND FITTINGS SHALL BE ENCLOSED WITHIN WALLS ANO FLOORS COVERED W!TH "TYPE X GYPSUM BOARD" OR SIMILAR ASSEMBLIES THAT

PROVIDE THE SAME LEVEL OF FIRE PROTECTION PROTECTION OF MEMBRANE

PENETRATIONS IS NOT REQUIRED
25 STATE HEALTH ANO SAFETY CODE SEC 17921 9 BANS THE USE OF CHLORINATED POLYVINYL CHLORIDE (CPVC) FOR INTERIOR WATER SUPPLY Pl PING 26 HOSE BIBS AND SPRINKLER SYSTEMS SHALL HAVE APPROVED BACKFLOW

PREVENTION DEVICES
27 All BU!LO!NGWATERPROOFfNG (INTERIOR & EXTERIOR) INCLUDING FOUNDATIONS & SLAB ON GRADE & WINDOW & DOOR INSTALLATIONS ARE ASSUMED TO BE

DESIGN BUILD BY GENERAL CONTRACTOR DETAILS ARE PROVIDED FOR DESIGN INTENT ONLY ARCHITECT !S NEITHER LIABLE NOR RESPONSIBLE 26 A CERTIFICATE OF COMPLIANCE vVITH ENERGY STANDARDS OF THE STATE OF CALIFORNIA {TITLE 24) SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT OF

THE GOVERNMENT ENTITY IN WHOSE JURISDICTION THIS PROJECT FALLS AT THE

TIME OF FINAL INSPECTION BY THE BUILDING OFFICIAL
29 COMPLIANCE WITH THE DOCUMENTATION REQUIREMENTS OF THE 2016 ENERGY

EFFICIENCY STANDARD IS NECESSARY FOR THIS PROJECT REGISTERED, SIGNED, ANO DATED COPIES OF THE APPROPRIATE CF-1R, CF-2R, ANO CF-3R FORMS SHALL i

BE MADE AVAILABLE AT NECESSARY INTERVALS FOR BUILDING INSPECTOR REVIEW

FINAL COMPLETED FORMS WILL BE AVAILABLE FOR THE BUILDING OWNER 30 COMPLIANCE WITH THE DOCUMENTATION REQUIREMENTS OF THE 2019 ENERGY EFFICIENCY STANDARDS !S NECESSARY FOR THIS PROJECT REGISTERED. SIGNED, AND DATED COPIES OF THE APPROPRIATE CF1R, CF2R, ANO CF3R FORMS SHALL BE

MADE AVAILABLE AT NECESSARY INTERVALS FOR BUILDING INSPECTOR REVIEW FINAL COMPLETED FORMS Will BE AVAILABLE FOR THE BUILDING OWNER

GREEN BUILDING NOTES
1 STORM WATER DRAINAGE/RETENTION DURING CONSTRUCTION NOTE ON THE

PLANS PROJECTS WHICH DISTURB LESS THAN ONE ACRE OF SOIL SHALL

MANAGE STORM WATER DRAINAGE DURING CONSTRUCTION BY ONE OF THE

FOLLOWING A RETENTION BASINS B WHERE STORM WATER IS CONVEYED TO

A PUBLIC DRAINAGE SYSTEM, WATER SHALL BE FILTERED BY USE OF A BARRIER SYSTEM, WATTLE OR OTHER APPROVED METHOD CGC SECTION 4 106 2 2 SITE GRADING OR DRAINAGE SYSTEM WILL MANAGE ALL SURFACE WATER

FLOWS TO KEEP WATER FROM ENTERING BUILDINGS (SWALES, WATER COLLECTION, FRENCH DRAINS, ETC) CGC SECTION 4 106 3 EXCEPTION

ADDITIONS NOT ALTERING THE DRAINAGE PATH
3 LANDSCAPE IRRIGATION WATER USE SHALL HAVE vV'""t.ATHER OR SOIL BASED CONTROLLERS CGC SECTION 4 304 1
4 A MINIMUM OF 65% OF CONSTRUCTION WASTE IS TO BE RECYCLED CGC SECTION 4 408 1
5 THE CONTRACTOR SHALL SUBMIT A CONSTRUCTION WASTE MANAGEMENT PLAN, PER CGC SECTION 4 408 2
6 THAT THE BUJLDER !S TO PROVIDE AN OPERATION MANUAL (CONTAINING INFORMATION FOR MAINTAINING APPLIANCES, ETC j FOR THE OWNER AT THE TIME OF FINAL INSPECTION CGC SECTION 4 410 1

DURING CONSTRUCTION ENDS OF DUCT OPENINGS ARE TO BE SEALED, AND MECHANICAL EQUIPMENT IS TO BE COVERED CGC SECTION 4 504 1 i 8 VOC'S MUST COMPLY V\IITH THE LIMITATIONS LISTED IN SECTION 4 504 3 ANO TABLES 4 504 1, 4 504 2, 4 504 3 AND 4 504 5 FOR ADHESIVES, PAINTS AND COATINGS, CARPET AND COMPOS!T!ON WOOD PRODUCTS CGC SECTION 4 504 2
9 CONCRETE SLABS WILL BE PROVIDED ½iTH A CAPILLARY BREAK CGC SECTION 4 50521
10 THE MOISTURE CONTENT OF\"JOOO SHALL NOT EXCEED 19% BEFORE IT JS ENCLOSED !N CONSTRUCTION THE MOISTURE CONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODS SPECIFIED BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE SHOULD NOT BE USED !N CONSTRUCTION

THE MOISTURE CONTENT MUST BE DETERMINED BY THE CONTRACTOR BY ONE OF THE METHODS LISTED IN CGC SECTION 4 505 3
11 PRIOR TO FINAL INSPECTION THE LICENSED CONTRACTOR, ARCHITECT OR ENGINEER !N RESPONSIBLE CHARGE OF THE OVERALL CONSTRUCTION MUST

PROVIDE TO THE BUILDING DEPARTMENT OFFICIAL WRITTEN VERIFICATION THAT ALL APPLICABLE PROVISIONS FROM THE GREEN BU!LO!NG STANDARDS CODE HAVE BEEN IMPLEMENTED AS PART OF THE CONSTRUCTION CGC 102 3

CAL GREEN MANDATORY MEASURES
1 CONSTRUCTION AND DEMOLITION DEBRIS GENERAL CONTRACTOR TO TRANSPORT 100% OF MIXED DEBRIS BY A REGISTERED HAULER TO A REGISTERED FACILITY ANO

BE PROCESSED FOR RECYCLING, IN COMPLIANCE WITH THE SAN FRANCISCO

CONSTRUCTION & DEMOLITION DEBRIS ORDINANCE
2 RECYCLING BY OCCUPANTS PROVIDE ADEQUATE SPACE ANO EQUAL ACCESS FOR

STORAGE, COLLECTION AND LOADING OF COMPOST ABLE, RECYCLABLE AND

LANDFILL MATERIALS
3 VERIFY IF LOCAL AUTHORITIES REQUIRE COMPLIANCE BEYOND MANDATORY

MEASURES

COMPLY WITH CALIFORNIA ENERGY COMMISSION REQUIREMENTS

COMPLY WITH REQUIREMENTS FOR BOTH INDOOR AND OUTDOOR WATER USE A INDOOR WATER USE SHALL BE REDUCED BY AT LEAST 20% BY USING WATER SAVING FIXTURES OR FLOW RESTR!CTOR, OR DEMONSTRATE 20% REDUCTION IN BASEUNEWATER USE PER CALGREEN SECTION 4 3031
B AUTOMATIC IRRIGATION SYSTEM CONTROLLERS (IF ANY) SHALL BE WEATHERBASED PER CALGREEN SECTION 4.304 1

C A WATER BUDGET SHALL BE DEVELOPED FOR LANDSCAPE IRRIGATION, AND WATER EFFICIENT LANDSCAPE IRRIGATION DESIGN SHALL BE PROV10EOTHAT REDUCES THE USE OF POTABLE WATER SO IT DOES NOT EXCEED 65% OF ETO TIMES THE LANDSCAPE AREA PER CALGREEN SECTION 4 304 4
4 MATERIAL CONSERVATION ANO RESOURCE EFFICIENCY

A SEAL OPENINGS AND PENETRATIONS IN BUILDING ENVELOPE SEPARATING

CONDITIONED SPACE FROM UNCONDITIONED SPACE
B CEMENT USE !N FOUNDATION MIX DESIGN IS REDUCED BY NOT LESS THAN A 20 PERCENT PER CALGREEN SECTION 4 403.2

C POST CONSUMER OR PRE CONSUMER RECYCLED CONTENT VALUE (RCV) MATERIALS ARE USED FOR A MINIMUM OF 10 PERCENT OF THE TOTAL VALUE,

BASED ON THE TOTAL ESTIMATED COST OF MATERIALS ON THE PROJECT PER CALGREEN SECTION 4 405 3

D PROTECT ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS AT

EXTERIOR WALLS AGAINST THE PASSAGE OF RODENTS PER CALGREEN SECTION 4 4061

E E CONTRACTOR TO PROVIDE CONSTRUCTION WASTE MANAGEMENT PLAN AS

DEFINED BY CALGREEN, CONSTRUCTION WASTE GENERATED AT THE SITE IS DIVERTED TO RECYCLE OR SALVAGE IN COMPLIANCE WITH AT LEAST A 65 PERCENT REDUCTION PER CALGREEN SECTION 4 408 1

F PROVIDE A COPY OF THE OPERATION AND MAINTENANCE MANUAL TO THE BU!LD!NG OCCUPANT OR OWNER AT THE TIME OF FINAL INSPECTION AS REQU!REO PER CALGREEN SECTION 4 410 1
5 RESIDENTIAL PROJECTS ENVIRONMENTAL QUALITY
A FIREPLACES COMPLY WITH REQUIREMENT THAT GAS FIREPLACES {IF ANY) SHALL BE DIRECT-VENT SEALEO·COMBUST!ON TYPE AND WOODSTOVES OR PELLET STOVES (IF ANY) COMPLY WITH US EPA PHASE I! EMISSION LIMITS, PER CALGREEN SECTION 4 503 1

B MECHANICAL EQUIPMENT POLLUTION CONTROL COVER DUCT AND RELATED AIR OISTR!BUTION COMPONENT OPENINGS TO PREVENT DUST AND DEBRIS ACCUMULATION PER CALGREEN 4 504 1

C FINISH MATERIAL POLLUTION CONTROL COMPLY WITH CALGREEN

REQUIREMENTS FOR VOLATILE ORGANIC COMPOUND (VOC) EMISSIONS,

INCLUDING
1 ADHESIVES, SEALANTS AND CAULKS PER CAL GREEN SECTION 4 504 2 1 2 PAINTS. STAINS AND OTHER COATINGS PER CALGREEN SECTION 4 504 2.2 3 AEROSOL PAINTS ANO OTHER COATINGS SHALL BE COMPLIANT WITH

PRODUCT WEIGHTED MIR LIMITS FOR ROC AND OTHER TOXIC COMPOUNDS PER CALGREEN SECTION 4 504 2 3 VERIFICATION OF COMPLIANCE SHALL BE PROVIDED PER CALGREEN SECTION 4 504 2 4
4 CARPET SYSTEMS INCLUDING CARPET, CARPET CUSHION, ANO ADHESIVES SHALL BE COMPLIANT vVITH LOW voe LIMITS PER CALGREEN SECTION 45043
5 PARTICLE BOARD, MEDIUM DENSITY FlBERBOARO (MDF), ANO HARDWOOD

PL YWOOO USED IN INTERIOR SYSTEMS SHALL COMPLY WITH LOW FORMALDEHYDE EMISSION STANDARDS PER CALGREEN SECTION 4 504 5 6 90% OF FLOOR AREA RECEIVING RESILIENT FLOORING SHALL COMPLY W!TH THE VOC·EM!SSION LIMITS ESTABLISHED !N CALGREEN SECTION 4 504 2 7 7 INSTALL THERMAL !NSULAT!ON 1N COMPLIANCE WITH THE VOC-EM!SSION LIMITS ESTABLISHED !N SECTION A4 504 3
0 INTERIOR MOISTURE CONTROL
1 COMPLY WITH CALGREEN REQUIREMENTS FOR VAPOR RETARDER AT

CONCRETE SLAB ON GRADE FOUNDATIONS ANO CAPILLARY BREAK PER CALGREEN SECTION 4 505 2
2 MOISTURE CONTENT OF BUILDING MATERIALS GENERAL CONTRACTOR TO VERIFY WALL AND FLOOR FRAMING SHALL NOT EXCEED 19% MOISTURE CONTENT PRIOR TO ENCLOSURE ANO TEST PER CALGREEN 4 505 3,

MATERIALS WITH VISIBLE SIGNS OF MOISTURE DAMAGE SHALL NOT BE INSTALLED MOISTURE CONTENT SHALL BE VERIFIED !N COMPLIANCE WITH THE FOLLOvVING (CALGREEN 4 505 3)
A MOISTURE CONTENT SHALL BE DETERMINED WITH EITHER A PROBETYPE OR A CONTACT-TYPE MOISTURE METER EQUIVALENT MOISTURE

VERIFICATION METHODS MAY BE APPROVED BY THE ENFORCING
AGENCY AND SHALL SATISFY REQUIREMENTS IN SECTION 101 8
B MOISTURE READINGS SHALL BET AKEN AT A POINT 2 FEET {610 MM) TO 4 FEET {1219 MM) FROM THE GRADE-STAMPED END OF EACH PIECE TO BE

VERIFIED

C AT LEAST THREE RANDOM MOISTURE READINGS SHALL BE PERFORMED

ON WALL AND FLOOR FRAMING WITH DOCUMENTATION ACCEPTABLE TO

THE ENFORCING AGENCY PROVIDED AT THE TIME OF APPROVAL TO

ENCLOSE THE WALLAND FLOOR FRAMING INSULATION PRODUCTS
WH!CH ARE VISIBLY WET OR HAVE A HIGH MOISTURE CONTENT SHALL BE

REPLACED OR ALLOWED TO DRY PRIOR TO ENCLOSURE IN WALL OR

FLOOR CAVITIES MANUFACTURERS' DRYING RECOMMENDATIONS SHALL BE FOLLOv\/ED FOR WET-APPLIED INSULATION PRODUCTS PRIOR TO

ENCLOSURE
E HUMIDITY CONTROLLED EXHAUST FANS Wr!ICH TERMINATE OUTSIDE THE

BUILDING ARE PROVIDED IN EVERY BA TH ROOM UNLESS OTHERWISE A

COMPONENT OF A WHOLE HOUSE VENTILATION SYSTEM PER CALGREEN SECTION 4 506 1
F ENVIRONMENTAL COMFORT COMPLY WITH CALGREEN REQU!REMENTS FOR

WHOLE HOUSE EXHAUST FAN LOUVERS TO BE INSULATED OR HAVE COVERS WHICH CLOSE WHEN FAN IS OFF COMPLY WITH HEATING AND AIR COND!T!ONING SYSTEM DESIGN REQUIREMENTS PER CALGREEN SECTION.:: 507 1 G COVER DUCT OPENINGS AND OTHER RELATED A!R DISTRIBUTION COMPONENT OPENINGS DURING CONSTRUCTION PER CALGREEN SECTION 4 504 1 H DUCT SYSTEM S!ZEIDESIGN AND EQUIPMENT SELECTION PER CALGREEN SECTION 4 507 2
1 ESTABLISH HEAT LOSS ANO HEAT GAIN VALUES ACCORDING TO ANSl/ACCA MANUAL J-2011 OR EQUIVALENT
2 SIZE DUCT SYSTEMS ACCORDING TO ANS!IACCA 1 MANUAL 0-2014 OR EQU!VALENT
3 SELECT HEATING ANO COOLING EQUIPMENT ACCORDING TO ANS!/ACCA 3 MANUAL S-2014 OR EQUIVALENT
I HVAC SYSTEM INSTALLERS MUST BE TRAINED ANO CERT!F!EO PER CALGREEN SECTION 4 702 1
J THE CALGREEN SPECIAL INSPECTOR FOR THIS PROJECT !S LISTED BY THE

AUTHORITY HAVING JURISDICTION AS AN APPROVED CALGREEN SPECIAL INSPECTOR ANO IS QUALIFIED ANO ABLE TO DEMONSTRATE COMPETENCE !N THE OlSC!PUNE THEY INSPECT AND VERIFY PER CALGREEN SECTION 702 2 6 CONTRACTOR TO IDENTIFY ONE PERSON ON CONTRACTOR'S STAFF TO BE RESPONSIBLE FOR CALGREEN ISSUES. COMPLIANCE AND COORDINATION 7 VERIFICATION OF COMPUANCE 1/VITH CALGREEN+TIER 1 MAY INCLUDE CONSTRUCTION DOCUMENTS. PLANS, SPECIFICATIONS BUILDER OR INSTALLER

CERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TO THE , ~;~~l~~~~~i[~~~~~~T~~ s~g~~~~~~Co~~~~~~~~~~~J~1r~~~~NTAT10N i IMPLEMENTATION OF ALL REQUIRED MEASURES AND PRIOR TO FINAL INSPECTION APPROVAL PER CALGREEN SECTION 703 i
8 CAPJLLARY BREAK FOR CONCRETE SLAB ON GRADE CONCRETE SLAB ON GRADE

FOUNDATIONS REQUIRED TO HAVE A VAPOR RETARDER MUST ALSO HAVE A

CAPILLARY BREAK, INCLUDING AT LEAST ONE OF THE FOLLOWING (CALGREEN 4 5052)
A A 4-INCH (101 6 MM) THICK BASE OF 1/2-INCH {12 7 MM) OR LARGER CLEAN AGGREGATE SHALL BE PROVIDED WITH A VAPOR RETARDER IN O!RECT CONTACT WITH CONCRETE ANO A CONCRETE MIX DESIGN Wr!ICH WILL ADDRESS BLEEDING, SHRINKAGE AND CURLING SHALL BE USED FOR AOO!T!ONAL INFORMATION. SEE AMERICAN CONCRETE INSTITUTE, AC! 302 2R-06

B A SLAB DESIGN SPECIFIED BY A UCENSEO DESIGN PROFESSIONAL

ALEC PETROS

WILLIAM ALEC PETROS

ALEC PETROS STUDIO, INC
PO BOX 861
CARDIFF BY THE SEA, CA 92007
WWW.ALECPETROS COM
!NFO@ALECPETROS COM
+1760415 4019

MARK DATE DESCRIPTION
DRP22-01, SDP22-019

JOHANSEN
AP 07 23202&

GENERAL NOTES
A0.1
\
\
LOT27 \
CR 24044
LOT26
LOT25
--- ---
I
LOT 24 I
I
I
I
I
I
·--- I
I
I
TOPOGRAPHIC SURVEY MAP 448 MARVI EW DR. '-.
'-
'-
'-
'-
'-
'-
'-
LOT12 '-
'-
'- ~
-- - '-
CR 27313
LOT13
/
I
J
~---------------------------...'.'.1"1·;''[''~-3~··rwi29lS~.7!7',iR2:)'.... N88"05'58"E 298.84' ___________________________ 7r 0 (N87'31'36"W(R~ R2) N8Fs9'4o~(
ci
0 s
LOT 14 MAP 2829
I
I ---
I
'-
'-
I
I
I
I
7 I
I
;--- --- ---
LOT14
--- / --- --- --- ---
LOT13
--- --- --- --- --- --- --- ---
LOT12
--- --- --- --- --- ---
--- ---
UJ
>
I --- 0::
<(
I
I
---
~ LOT15 I
I
I LOT 11
I
/- --- --- / --- --- I --- --- --- I --- --- --- --- I ------ I SHEET 1 OF 2
PLSA JOB# 3103

SURVEYOR'S STATEMENT
TH!S MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION 1N

CONFORMANCE WITH THE REQUIREMENTS OF THE PROFESSIONAL LAND SURVEYORS' ACT ON 05/08/2019
UPDATED 8/29/2022
05/20/2019
DATE

SHEET INDEX
SHEET 1 OF 2 • PROCEDURE OF SURVEY
SHEET 2 OF 2 • TOPOGRAPHIC SURVEY/EASEMENTS OF RECORD

REFERENCES
R1 • INDICATES RECORD DATA PER CR 27313
R2 • INDICATES RECORD DATA PER MAP 2829
R3 • lNO!CATES RECORD DATA PER CR 24044
R4 - INDICATES RECORD DATA PER ROS 9718

FOUND MONUMENTS
FOUND 1/2" REBAR & CAP LS 5406 PER R1
FOUND 3/4" IRON PIPE & DISK, RE 1534 PER R2
~; FOUND 3/4" IRON P!PE & DISK RCE 6404 PER R3,
SEER1
FOUND 3/4" IRON PIPE & DISK RE 1534 PER R3,
SEE R1
FOUND 1 5" IRON PIPE & O!SK, ILLEGIBLE, PER R2,
R3, R4

PROJECT INFORMATION

CUENT TIM GLEESON
ADDRESS 448 MARVIEW DR , SOLANA BEACH, CA 92075
APN 263-182-07

ABBREVIATED LEGAL DESCRIPTION
LOT 14 !N BLOCK "L" OF MARV!EW HEIGHTS UNIT NO 4, 1N THE CITY OF SOLANA BEACH, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA ACCORDING TO MAP THEREOF NO 2829, F!LED 1N THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY ON DECEMBER 27, 1951

SURVEY NOTES

THE BOUNDARIES AND DIMENSIONS OF THE SURVEYED PARCEL(S) SHOWN HEREON ARE

BASED ON A FIELD SURVEY RECORD DIMENSIONS MAY VARY THE BOUNDARIES OF

ADJOINING PARCELS WERE COMPILED FROM RECORDED OR FILED DATA AND ARE TO BE

USED FOR PLANNING PURPOSES ONLY
2 BASIS OF BEARING FOR THIS SURVEY !S THE CCS 83, ZONE 6, EPOCH 1991 35, GRID BEARING BETWEEN STATION "SOLB-1" AND "SOLB-5", (BOTH HAVING A CALIFORNIA COORDINATE VALUE OF FIRST ORDER OR BETTER), AS SAID STATION ARE PUBLISHED !N THE CITY OF SOLANA BEACH GEODETIC CONTROL NETWORK SURVEY, ROS 18971, IE N ?1•10'34"W
3 THE PROJECT BENCHMARK !S THE CITY OF SOLANA BEACH SYRVEY CONTROL STATION 2001 NAMED "SOLB-1", 2 5" BRASS DISC PER ROS 18971, ELEV 71 45, NAVO 88 DATUM 3 THE LOCATIONS OF UNDERGROUND UTILITY LINES AND/OR STRUCTURES AS SHOWN

HEREON ARE BASED ON OBSERVED ABOVE GROUND EVIDENCE ANO RECORD

INFORMATION PROVIDED TO THE SURVEYOR NO EXCAVATIONS WERE MADE DURING THE COURSE OF THIS SURVEY TO LOCATE UNDERGROUND UTJUT!ES LOCATIONS OF UNDERGROUND UT!UT!ES MAY VARY FROM LOCATIONS SHOWN HEREON ADDITIONAL

UNDERGROUND UTILITIES MAY EXIST

NO TITLE COMMITMENT PROVIDED
AERIAL MAPPING FLOWN MAY 7, 2019, PROVIDED BY PLSA
LEGEND
e FOUND MONUMENT AS INDICATED

PROPERTY LINE
R!GHT•OF•WAY LINE

CENTER LINE
- - - - - ADJOINING PROPERTY LINE
- TIE UNE / REFERENCE LINE

EASEMENT LINE

VICINITY MAP
-----
REVISION #1

UPDATED TOPO AROUND REAR
BUILDING ON AUGUST 23, 2022
SCALE 1' 20·
0 20 40 60

PASCO LARET SUITER
San Diego I Encinitas I Orange County
Phone 858.259.8212 I www.plsaengineering.com
LEGEND
'"
!
8 !
~
0 X--
8 FOUND MONUMENT AS INDICATED

PROPERTY LINE

RIGHT-OF-WAY UNE

CENTER LINE

ADJOINING PROPERTY LINE
- TIE LINE/ REFERENCE LINE
- - - - --- - - EASEMENT LINE

POWER - OVERHEAD
FENCE
WALL

BUILDING OUTLINE
TOPOGRAPHIC SURVEY MAP -- 448 MARVIEW DR.

BUILDING OVERHANG

INDEX CONTOUR LINE

INTERMEDIATE CONTOUR LINE

SPOT ELEVATION

CONCRETE

ASPHALT
BRICK
DECK
~ METER-WATER
]J METER - ELECTRIC
~ METER-GAS

UTILITY POLE

GUY ANCHOR
VAULT

UTILITY BOX

FIRE HYDRANT
cG VALVE - GAS
fl VALVE-WATER
~1 MH. SANITARY

MAILBOX
Nas·o1'44'\V 2605Y

TREE - DECIDUOUS

TREE- PALM

TREE - CONIFEROUS

VEGETATION

FF FINISH FLOOR

RF ROOF
I
I
I
I
SHEET 2 OF 2
--- ---
0 -----10
PLSA JOB# 3103
---
I
I
---
I
I
I
SCALE 1'
20 10'
30 PASCO LARET SUITER
San Diego I Encinitas I Orange County
Phone 858.259.82121 VMw.plsaengineering.corn
WJ
~ 2117~
a::

Cl
28695

EASEMENT
0 0
EXISTTNG EASEMENT FDR PUBLIC UTILITIES GRANTED TO SAN DIEGO G4S & ELECTRIC COMPANY RECORDED MARCH 13, 1952 AS BOOK 4402, PAGE 33(), OF OFFICIAL RECORDS.

EXISTING EASEMENT FOR PUBLIC UTILITIES GRANTED TO THE PACIFIC TELEPHONE A.ND TELEGRAPH COMPANY RECORDED MAY 13, 1952 AS Boa< 4466, PAGE 98, OF OFFICIAL RECORDS.

SLOPE ANALYSIS
448 MARVIEW DRIVE
VICINITY MAP I 1• : 1,000• XRFz302.8 ----- - ~ - ,. -:' ~ __ ~ ,.
t
I
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t
w
X
x '" 1/ Of .._____ or .._____ o, - x211L SHED -
F G ...____ _ ___J
,~t '
: lxm,i
1I x, .. :
'I
,,
X 2897
I
X 28'~7
X28!16
- - "'FF,.211ill!I
XRF•3013
I ___ I
FF•289~

EXISTING
2 STORY
BUl~DING
ll.=6°53' I D D I
R=830. O' lxl D I
L=99. '
,.,, ,.,. :, 0 ° ~
'~- - x --x " ~
_,,--1"j 11 .

II F
I

EXISTING
: STORY
BUILOIP..G
X RFr3054
XRF•3105
XRF•3012
FF•29018'-.._
,-------- D STAIRS I '
''B" SHE::.O
d .-rc
- - -
-- --X21!>15 21!1il22
,,,--II -----
x,.,, ~c
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L_i
l~l
X21!192
21!5C1FF
.._ 29~ TRI'
/
N8 -" -=--~r==-"""".,,____-t-"-
SQUARe FOOTAGE DESCRIPTION
17,837 SF
4,949 SF
8,808 SF
790SF

IND/CA TES AREA WITH

IND/CA TES AREA WITH
SLOPE
40%
80%
SLOPE
<
>
>
>
25%
SLOPE
SLOPE
80%
>
>
25%
40%
GRAPHIC SCALE: 1" = 10'
i [!"l 10 5 0 10 20
N
jw~E
30 ~
s
LEGAL DESCRIPTION LOT 14 IN BLOCK 'L' OF MARVIEW HEIGHTS UNIT NO. 4. IN THE CITY Of SOLA.NA BEACH, COUNTY OF 5N' DIEGO, STATE OF CALIFORNIA, ACCORDING TOW.Iv' THEREOF NO. 2829, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, DECEMBER 27, 1951.

A.PN. :

SITE ADDRESS •
OWNERIPERMITTEE :

TOPOGRAPHIC SURVEY :
m1B2-07-oo
448 MAR VIEW DRIVE
SOLA.NA BEACH, CA 92075
TODD P. JOI-W/SEN & K/McYA A JOHANSEN
4"8MARV/EYIDRIVE.

SOLANA BEACH, CA 92075

PASCO LARET SUTIER & ASSOCIATES
(85/l) 259-8212
------- -I
__ L __ ~
I
/ ,~
J,f
~
___ ---~ __j

PASCO LARET SUITER
& ASSOCIATIES San Dleg, I Encinitas I Orange County
Phone 858.259.82121 www.plsaengineeling.com
I
'
\

SLOPE ANALYSIS
JOHANSEN RESIDENCE 448 MARVIEW DRIVE
SOLANA BEACH, CA, 92075
PLSAJOB NO. 3103
SCALE l "=10'
MARCH 19, 2024
SHEET 1 OF 1

GENERAL NOTES

1. APPROVAf. OF THIS GRAD/NG PLAN DOES NOT CONSTITUTE APPROVAL OF

VERTICAL OR HORIZONTAL ALIGNMENT OF ANY PRIVATE ROAD SHOVIN HEREIN FOR PUBLIC ROAD PURPOSES.

2. FINAL APPROVAL OF THESE GRADING Pl»IS IS SUBJECT TO FINAL APPROVAL OF THE ASSOCIATED IMPROVEMENT Pl.ANS WHERE APPUCABLE. FINAL CURB GRADE ELEVATIONS IMYREQU/RE CHANGES IN THESE PLANS.

3. IMPORT IMTER/ALS SHALL BE LEGALLY OBTAINED.

4. A SEPARATE PEP.MIT FROM THE CITY ENGINEER WILL BE REQUIRED FOR ANY WORK IN THE PUBLIC RIGHT-OF-WAY.

5. ALL SLOPES OVER THREE /3} FEET IN HEIGHT SHALL BE LANDSCAPED AND /RRJGATEO.

6. THE CONTRACTOR SHALL VERIFY THE EXISTENCE AND LOCATION OF ALL UT/LffiES BEFORE COMMENCING WORK NOTICE OF PROPOSED WORK SHALL BE GIVEN TO THE FOLLOWING AGENCIES:

UNDERGROUNDS.A (800)-227-2ii00

7. A SOILS REPOR.T SHALL BE PROVIDED AS REQUIRED BY THE CITY OF SOLANA BEACH PRIOR TO ISSUANCE OF A GRADING PEP.MIT.

8. APPROVAL OF THESE PlANS BY THE CITY ENGINEER DOES NOT AUTHORJZE

ANY WORK OR GRADING TO BE PERFORMED UNTIL THE PROPERTY OWNER'S PERMISSION HAS BEEN OBTAINED AND A VALID GRADING PERMfT HAS BEEN ISSUED.

9. THE CITY ENGINEER'S APPROVAL OF THESE PLANS DOES NOT CONSTITUTE THE

BU/WING OFFICIAL'S APPROVAL OF ANY FOUNDATION FOR STRUCTURES TO BE PLACED ON THE AREA COVERED BY THESE PLANS. NO WAIVER OF THE

GRADING ORDINANCE REQUIREMENTS CONCERNING MINIMUM COVER OVER EXPANSIVE SOILS IS IMDE OR IMPLIED.

10. ALL OPERATIONS CONDUCTED ON THE PREMISES, INCLUDING THE WARMING

UP, REPAIR, ARRIVAL, DEPARTURE OR RUNNING OF TRUCKS, EARTHMOVING

EQUIPMENT, CONSTRUCTTON EQUIPMENT ANO ANY OTHER ASSOC/A TEO GRADING EQUIPMENT $HALL BE LIMITED TO THE PERIOD BETIVEEN 7:00 a.m AND 6:00 p.m. EACH DAY, MONDAY THROUGH FRIDAY, AND NO EARTHMOVING

OR GRADING OPERATIONS SHALL BE CONDUCTED ON THE PREMISES ON SATURDAYS, SUNDAYS OR HOLIDAYS WITHOUT THE ~VR.lTTEN PERMISSION OF

THE CITY ENGINEER,

11. ALL MAJOR SLOPES SHALL BE ROUNDED INTO EX/STING TERP.AIN TO PRODUCE A CONTOURED TRANSlnON FROM CL/TOR FILL FACES TO NATURAL GRQUNO

AND ABUTTING CUT OR FILL FACES,

12. NOTW1THSTANDING THE MINIMUM STANDARDS SET FORTH IN THE GRADING ORO/NANCE, AND N01WITHSTANDING THE APPROVAL OF THESE GRADING PLANS, THE PEP.MITTEE IS RESPONSIBLE FOR THE PREVENTION OF OAIMGE TO THE ADJACENT PROPERTY. NO PERSON SHALL EXCAVATE ON W-:D SO CLOSE

TO THE PROPERTY LINE AS TO ENDANGER ANY ADJOINING PUBLIC STREET, SIDEWALi( ALLEY, FUNCTION OF NIY SEWAGE DISPOSAL SYSTEM, OR ANY

OTHER PUBLIC OR PRIVATE PROPERTY WITHOUT SUPPORTING AND PROTECTING SUCH PROPERTY FROM SET11.JNG, CRACKING, EROSION, SIL TING SCOUR OR OTHER lWMGE VM/CH MIGHT RESULT FROM THE GRADING OE SCRIBED OIi THIS PLAN. THE CITY VOLL HOW THE PEP.MITTEE RESPONSIBLE FOR CORRECTION ON NON-DEDICATED IMPROVEMENTS WHICH DAY.AGE ADJACENT PROPERTY.

13. SLOPE RATIOS: CUT 1:2 FILL 1:2
CUT: 100 CY FILL: 240 CY IMPORT: 140 CY
(NOTE: A SEPARATE VALID PERMIT MUST EXIST FOR OFFS/TE IMPORT OR EXPORT AREAS.)
"* THE OOANTITIES ESTIMATED ABOVE ARE FOR PERMIT PURPOSES ONI .. Y AND SHOULD NOT BE USED FOR. CONSTRUCTION BIDS. CONTRACTOR.$ ARE RESPONSIBLE FOR THEIR Ow.'/ EARTHWORK QUANTITIES.

14. SPECIAL CONDITIONS: IF ANY ARCHAELOGICAL RESOURCES ARE DISCOVERED

ON THE SITE OF THIS GRADING DURING GRADING OPERATIONS, SUCH OPERATIONS YI/LL CEASE IMMED!A TELY. AND THE PERM/TT££ YI/LL NOTIFY THE CITY ENGINEER OF THE DISCOVERY. GRADING OPERATIONS YI/LL NOT

COMMENCE UNTIL THE PERMITTEE HAS RECEIVED WRITTEN AUTHORITY FROM THE CITY ENGINEER TO DO SO.

15. ALL GRADING SHOWN ON THIS PW/ SHALL BE COMPLETED AS A SINGULAR UNIT WITH NO PROVISION FOR PARTIAL RELEASES. SHOULD IT BE Nin Cf PATED

THAT A PORTTON OF THIS PROJECT BE COMFLETEO SEPARATELY, A SEPARATE

PLAN AND PERMIT APPL/CATION SHALL BE SUBMITTED FOR APPROVAL

16. THE CONTRACTOR $HALL NOTIFY THE CITY OF SWNABEACH 858-720.247024 HOURS BEFORE GRADING OPERATIONS BEGIN.

17. FINISHED GRAD/NG AND PLANTING SHALL BE ACCOMPLISHED ON ALL SLOPES PRIOR TO OCTOBER 1, OR IMMEDIATELY UPON COMPLETION Of ANY SLOPES GRADED BETWEEN OCTOBER 1 AND APRIL 1, PRIORTOANYPLANTING,ALL LANDSCAPING SHALL BE APPROVED BY THE PLANNING DEPARTMENT AT TH£ DEVELOPMENT REVIEW STAGE, OR BY SEPARATE WIOCEAPE PLAN.

18. ALL OFF-SITE HAUL ROUTES SHALL BE SUBMITTED BY THE CONTRACTOR TO THE CITY ENGINEER FOR APPROVAL 72 HOURS PRIOR. TO THE BEGINNING OF WORK.

19. UPON FINAL COMPLETION OF THE WORK UND£R THE GRADING PERMIT, BUT PRIOR TO FINAL GRADING APPROVAL AND/OR. FINAL RELEASE OF SECURITY, AN AS-GRADED CERTIFICATE SHALL BE PROVIDED STATING: 'THE GRADING UNDER PERMIT Ne. SBGR-XXX HAS BEEN PERFORMED IN SUBSTANTIAL CONFOR!MNCE

YI/TH TTIE APPROVED GRADJNG PLAN OR AS SHOWN ON THE ATTACHED AS-GRADED PWJ". THIS STATEMENT SHALL BE FOI..LO'NED BY THE DATE AND

SIGNATURE OF THE CIVIL ENGINEER WHO CERTIFIES SUCH A GRADING OPERATION.

20. THE CONTRACTOR SHALL DESIGN, CONSTRUCT, AND MAINTAIN ALL SAFE1Y

DEVICES INCLUDING SHORING, AND SHALL BE RESPONSIBLE FOR CONFORM/NG TO ALL LOCAL, STATE.ANOFEDERALEAFETY ANO HEALTH STANDARDS. LAWS N/0 REGULATIONS.

EROSION CONTROL NOTES

1. STORM WATERAND NON-STORM WATER DISCHARGE CONTROL: BEST

MANAGEMENT PRACTICES SHALL BE DEVELOPED AND IMPLEMENTED TO MANAGE STORM WATER AND NON.STORM WATER DISCHARGES FROM THE SITE AT ALL TIMES DURING EXCAVATION AND GRADINGACTlvtTIES.

2. EROSION AND SEDIMENT CONTROL: EROSION PREVENTION SHALL BE

EMPHASIZED AS THE MOST IMPORTANT MEASURE FOR KEEPING SEDIMENT ON SITE DURING EXCAVATION AND GRADINGACT!vtTIES. SEDIMENT CONTROLS

SHALL BE USED AS A SUPPLEMENT TO EROSION PREVENTION FOR KEEPING SEDIMENT ON SITE.

3. EROSION CONTROL ON SLOPES SHALL BE MITIGATED BY INSTALLING

LANDSCAPING AS PER APPROVED LANDSCAPE PLANS AS REQUIRED BY THE DEVELOPMENT REvtEW CONDITIONS, OR BY TEMPORARY EROSION CONTROL CONFORMING TO THE FOLLOWING:

LBS/ACRE -2D __ _
5D
B
6 7
~

SCARIFIED
50%PLUS
/ES
LAUCA
PLANTAGE INSULAR/5

ENCELIS FARINOSA

LOTUS SCOPAR/US
EXCHSCHOLTZIA CALIF.

4. THE TOPS OF ALL SLOPES TALLER THAN 5' SHALL BE DIKED OR TRENCHED TO PREVENT WATER FLOWING OVER CRESTS OF SLOPES.

5. CATCH BASINS, DES/LT/NG BASINS, ANO STORM DRAIN SYSTEMS SHALL BE INSTALLED TO THE SATISFACTION OF THE CITY ENGINEER.

6. SAND BAG CHECK DAMS, SILT FENCES, FIBER ROLLS OR OTHER APPROVED BMP'S SHALL BE PLACED IN UNPAVED AREAS WITH GRADIENTS IN EXCESS OF 2%,

AS WELL AS AT OR NEAR EVERY POINT WHERE CONCENTRATED FLOW LEAVE THE SITE.

7. SAND BAGS SHALL BE PLACED ON THE UPSTREAM SIDE OF ALL DRAINAGE INLETS TO MINIMIZE SILT BUILDUP IN THE INLETS ANO PIPES.

B. THE CONTRACTOR SHALL REPAIR ANY ERODED SLOPES AS DIRECTED BY THE OFFICE OF THE CITY ENGINEER.

9. THE CONTRACTOR SHALL SWEEP ROADWAYS AND ENTRANCES TO AND FROM

THE SITE ONA REGULAR BASIS TO KEEP THEM FREE OF SOIL ACCUMULATION AND AT ALL OTHER TIMES DIRECTED BY THE CITY ENGINEER.

10. THE CONTRACTOR SHALL WATER SITE ONA CONTINUOUS BASIS TO MINIMIZE AIR

BORNE DUST CREATED FROM GRADING AND HAULING OPERATIONS OR

EXCESSIVE WIND CONDITIONS, AND AT ALL TIMES DIRECTED BY THE CITY ENGINEER.

11. IN THE EVENT SILT DOES ENTER THE EXISTING PUBLIC STORM DRAIN SYSTEM.

REMOVAL OF THE SILT FROM THE THE SYSTEM WILL BE DONE AT THE DEVELOPER'S EXPENSE.

ENGINEER OF WORK CITY APPROVED CHANGES

PRELIMINARY GRADING PLAN
448 MARVIEW DRIVE
DRP22-021, SDP22-019
~
VICINl7Y MAP 1"=1,000'

APP'D DATE RECOMMENDED FOR APPROVAL APPROVED FOR CONSTRUCTION LEGAL DESCRIPTION LOT 14 IN BLOCK 'L' OF /MRVIE\'I HEIGHTS UNIT NO. 4, IN THE CITY OF SOLANA BEACH, COUNTY OF SAN DIEGO, STAIE Of CAL/FOR.NIA, ACCORDING TO MAP THEREOF NO. 2829, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, DECEMBER 27, 1951.

A.P.N.:

SITEADDRESS:
263-182..()7-f)(J
448 MA.RVIEW DRIVE
SOLANA BEACH. CA 92075
OINNERIPERMITTEE: TODD P. JOHANSEN & Kl MEY A A JOHANSEN 448 IMRVIEW DRIVE
SOl..ANA BEACH, CA 92075
TOPOGRAPHIC SURVEY : PASCO LARET SLIT/ER & ASSOCIATES
(858) 259-8212
DINNER'S CERTIFICATE I, _______ AS 01-\W:-.JWEVELOPER OF THf PROPERTY DESCRJBED HEREIN ACXNCYH..EDGE THESE Pf.ANS f-l4 \IE BEEN PREPARED AT MY DIRECTION I-\IITH MY FULL CONSENr. I FULLY UNDERSTAND AND ACCEPT TH£ TERMS AND CONDITIONS CONTAINED H£REJN AND AS ATTACHED BY REFERENCE ON THIS GRADING PW/.

IT IS AGREED THAT FIELD CONDITIONS W.Y REQUIRE Cl-«NGES TO THESE PLANS.

IT JS FURTHER AGREED THAT THE o»tlER (DEVELOPfR) SHALL f-l4VEA REGISTERED CIVIL ENG/UEER MA.KE SUCH Cf-l4NGES, AL TERA T/OtlS OR ADDITIONS TO THESE PLANS WHICH THE CITY ENGJNEER lk"TERMINE.S ARE NECESSARY AND DESIRABLE FOR THE PROPER COM?i.ETION OF TH£ /MPRO\!E"MENTS.

I FURTHER AGREE TO COMJFJ;cE WORK ON Al« IMPROVEMENTS SHOMJ ON THESE PLANS V,1THIN EXISTING CITY RIGHT-OF-WAY WJTH/U 60 DAYS OF THE CONSTRUCTION PERMIT AND TO PURSUE. SUCH WORK ACTIVELY ON EVERY NORMAL WQRKJNG DAY UNTIL COMPLETED, /RR£SP£CTIVEAND INDEPENDENT OF ANY OTHER WORK ASSOCIATED WITH THIS PROJECT OR llNDER MY CONTROL
TODDP. JOHANSEN&KIMEYAA JOHANSEN
JOHANSEN FAMILY TRUST DATED AUGUST 30, 2016
448 MA.RVIEW DRIVE
SO!ANA BEACH, CA 92075

DECLARATION OF RESPONSIBLE CHARGE
DATE
I, BRIAN M. ARDOLINO, HEREBY DECLARE THAT I AM THE ENGINEER OF WORK FOR THIS PROJECT, THAT I

HAVE EXCERCISED RESPONSIBLE CHARGE OVER THE DESIGN OF THE PROJECT AS DEFINED IN SECTION 6703 Of THE BUSINESS AND PROFESSIONS CODE, AND THE DESIGN IS CONSISTEtlT YI/TH CURRENT STANDAROSAI/D THE CITY OF SOLANA BEACH RESOLLIT/ON N<J 2007-1TO.

I UNDERSTAND THAT TH£ CHECK OF PROJECTDRAWfNGSAND SPECIFICATIONS BY THE CITY OF SOLANA

BEACH JS CONFINED TOA REVIEW ONLY AND DOES NOT RELIEVE ME OF RESPONSIBILITIES FOR PROJECT DESIGN.

BRIAN ARDOL/1/0
RCE fh. 71651 EXP 12/31/2025
PASCO lARET SUITER & ASSOCIATES

BENCHMARK
7116124
WORK TO BE DONE THE IMPROVEMENTS CONSIST OF THE FOLLOWING WORK TO B£ DONE ACCORDING TO THE.SE PLANS AND THE LATEST EDITIONS OF:

STANDARD SPECIFICATIONS ( 1} STANDARD SP£CIFICA TIONS FOR PUBLJC WORKS CONSTRUCTION INCL/JD/NG THE REGIONAL SUPA.EMENTAL AMENDMBITS.
(2) CALJFORN1.A CF..PARTME.NT OF TRANSPORTATION 'MANUAL OF TRAFFIC CONTROLS FOR CONSTRUCTION AND W.JNTEWJJCE WORK ZONES'
(3) STATE OF CALIFORNIA D£PARTMENT OF TRANSPORT A T/OtJ ST ANDA.RD SPECIF/CA TfONS

STANDARD DRAWINGS
(1) SAN DIEGO REGIONAL STANDARD DRAWINGS
(2) STATEOFCAIJFORN!AlF..PARTMENTOFTRANSPORTATIONSTANDARDP'i.ANS LEGEND
~PTION

PROPERTY LINE

CENTERLINE OF ROAD

PROPOSED SETBACKS
PROPOSED HARDSCAPE PER WJDSCAPE ARCHITECT PLANS 1:-, _,: , - , : , -1

PRC/POSED CONTOUR LINE
EXJSTING CONTOUR LIM:
-----151-----

PROPOSED ARCHITECTURAL WALL

EXISTING RETAINING WALL
PROPOSED ROOF DOYHJ SPOUT 0

PROPOSED HAROSCAPE PER LANDSCAPE ARCHITECT PLANS
PROPOSED GRASS PER LANDSCAPE ARCHITECT Pt.AN$

PROPOSED PERVIQUS PAVERS
11111111111111111111111111111111
t•:-:-:-:-:-:-:-:-:-:-1
I'. 1:':':': /: ii
ABBREVIATIONS:

TOP OF WALL TW
TOP OF WALL @ FINISHED GRADE 1W@FG
BOTTOM OF WALL@ FINISHED GRADE Bl'/@FG

TOP DF FOOTTNG TF

GRADE BREAK GB

CENTER LINE CL
FLO\'d.lNE FL

PROPERTY LINE PL

PROPOSED PROP

EXISTING EX
FltJISH£D GRADE FG

FINISHED SURFACE FS

FACE OF CURB FC

PROPOSED ELEVATION XXXX

EXISTING ELEVATTON (XXXX)

FINISHED FLOOR FF

TOP OF GRATE TG

INVERT ELEVATION IE

TOP OF STEP TS

BOTTOM OF STEP BS

FRONT YARD SETBACK FYSB

SIDE YARD SET/JACK SYSB

REAR YARD SET/JACK RYSB
EARTHWORK QUANTITIES :

SITE GRADING (OUTSIDE OF STRUCTURE)'
CLIT: 100 CY
FILL: 200CY
RESIDENCE GRADING (BELOW STRUCTURE)·
CL!T:OCY
F/LL·4-0CY
REMED!AL:600CY
TOTAL GRADING (SITE, BUILDING & REMEDIAL): lUO CY
TOTAL IMPORT: 14/1 CY
• EARTHY/ORK OOANT1TIES ARE ESTIMATED FOR PERMIT PURPOSES ONLY AND REPRESENT COMPACTED (IN PLACE) VOLUMES ONLY. THESE VALUES ARE CALCULATED ON A THEORETICAL BASIS.ACTUAL QUANTITIES MAY VARY DUE TO OBSERVED SHRINKAGE AND/OR SWELL FACTORS.

PASCO LARET SUITER
& ASSOCIATES
San Diego I Encinitas I Orange Counl;y
Phone 858.259.8212 / www.plsaenglneering.com
COASTAL COMMISSION PERMIT NO.

DRAWING NO.

KEYNOTES
CD Af'PROXJMATE LOCATION EXISTING Sfi'rcR LATERAL CONTRACTOR TO VERIFY LOCATION, ELEVATION AND CONDITION.

CD DEMOLISH EXISTING IMPROVEMENTS
PROTECT EXISTING TREE IN•PLACE

DEMOLISH EXISTING TREE
9' BY12' MOUNTABLE CURB. SEE DETAIL
PERV/OUS PAVERS. SEE DETAIL
(j) STORM WATER BIOINFILTRATION BASIN
Q) PROTECT EXISTING WATER METER AND SERVICE IN-PLACE.

Q) PROPOSED CUSTOM PERVIOUS PAVERS
@ PROPOSED STORM DRAIN
®
®
®

PROTECT EXISTING POWER POLE & GUY WIRE IN-PLACE

PROPOSED MAIL BOX
PROPOSED 761 CF DETENTION BASIN
/Eii1 287.0, WEIR 288.0 (OVERFL011-?, BOTTOM 285.0

PROPOSED PCC SPILLWAY
PROPOSED fRRIGATION
PROPOSED 2(} LF 4" PERFORATED PVC LEVEL SPREADER WITH THREADED END CAP. IE 284.5

EASEMENT
EXJSTING EASEMENT FOR PUBLIC UTILITIES GRANTED TO SAN DIEGO G4S & ELECTRIC COMPANY RECORDED MARCH 13, 1952AS BOOK 4402, PAGE 330, OF OFFICIAL RECORDS.

EXISTING EASEMENT FOR PUBLIC UTILITIES GRANTED TO THE PACIFIC I
\
)
0 0 TELEPHONE AND TELEGRAPH COMPANY RECORDED MAY 13, 1952 AS BOOK ---+------- 4466, PAGE98, OF OFFICIAL RECORDS. ---+-- 30'----+--------j(.JV1f-l.------1-- DRA!N4.GEBASINAREAS

SURFACE TYPE EXISTINGAREAISFI PROPOSED AREA /SF/
RESIDENCE AND ROOF 3,319 5.6<3
IWWSCAPE 3,621 2,492
TOTAL IMPERVIOUS 6,9i0 8,135
TOTAL PERVIDUS 25,443 24,248
TDTALB/1S/N 32,383 32,383
"INCREASE OF 1, 155 SF lMPERViOUS AR.EA
9"X9"X12" MOUNTABLE CURB

MARVIEW
DRIVE

PCC SPILLWAY

TYPICAL DETAIL - DETENTION BASIN
1'=5'
~
Drawn By
I
I
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@l
.J2ecu
I
I

ENGINEER OF WORK
15'

EXJST/NG

PAVEMENT
PROPOSED 9'X9'X12' PCC MOUNTABLE CURB

TYPICAL DETAIL - MARVIEW DRIVE

CITY APPROVED CHANGES
yo -/)r-,, ~Dato, 6/1 4

PRELIMINARY GRADING PLAN
448 MARVIEW DRIVE
\
\
\
\ '
\ -L__ '\ ------~ -··""' ~~ 0
10 NEW SINGLE
FAMILY RESIDENCE FF2/IO.S/J
PAD289.B
cJ
y.· ~ < •~:t> '/1
;:· ,JC·
~~·t < t:. ._,'
'A,
GRAPHIC SCALE: 1" = 10'
5 0 10 20
N
I W~E
30 ~
s
APP'.D DATE RECOMMENDEDFORAPPROVAL APPROVED FOR CONSTRUCTION By: By: Review Engineer ,CityEngin«:r

PASCO LARET SUITER
& ASSOCIATES
San Diego I Encinitas I Orange County
Phone 858.259.82121 www.plsaengineerlng.com
COASTAL COMMISSION P£RMfT NO.

CITY OF SOLANA BEACH DRAWING NO.

PRWMIN.A.RY GR.A.DING PU.N FOR:
448 MARVIEW DRIVE
PRELIMINARY RENDERING REAR SCALE 1W = 1'-0"

ALEC PETROS

WILLIAM ALEC PETROS

ALEC PETROS STUDIO, INC
PO BOX 861
CARDIFF BY THE SEA, CA 92007
WWW.ALECPETROS.COM
INFO@ALECPETROS COM
+17604154019
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MARK DATE DESCRIPTION
DRP22-01 , SDP22-019

JOHANSEN
AP 07.23 2024

PROPOSED

RENDERINGS
A0.2
I
I
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LOT 25
I
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--1.. -
--- ------
S85" 01· 44"E
260.53'
LOT 15
LOT 13
s as· os· SB"W
- -- - - -- - - -- - _2,~ - - :L - --- ~-- ~-- --- - - - - - ' SIDE YARD SETBACK LINE \
-c, f- SIDE~ ARo SETBACK LINE
- _,;,+- - -
-- ---
I
I
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EXISTING SITE PLAN SCALE 1/16" = 1'-0"
I
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/2 .
. kiff
::, - .e
I
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LOT 12
I
I
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LOT 13
-----
N

SITE PLAN NOTES
1 ALL DIMENSIONS ARE TO FACE OF FRAMING, UNLESS OTHER\r\llSE NOTED
2 CONTRACTOR TO CONFIRM ALL UTILITY LOCATIONS

PLAN LEGEND

PROPERTY UNE
- - - - - SETBACK LINE
{E) EASEMENT. U ON

OVERHEAD, U ON

TOP OF SLOPE, U O,N
----------------- FIREHOSEPULL
10 11

BLOG ELEV

SURFACE ELEV
WALL, 2x4 FRAMING, U ON
WALL, 2x6 FRAMING, U O N
CAST-1N-PLACE CONCRETE, U ON

KEYNOTES

BLOG SECT

KEYNOTE
(E) SINGLE FAM!l Y DWELLING TO BE DEMOLISHED
(E) DETACHED STRUCTURE TO BE DEMOLISHED
(E) POOL TO BE DEMOLISHED
(E) DECK TO BE DEMOLISHED
{E) TOPOGRAPHY TO REMAIN
(EJ LANDSCAPE TO REMAIN
(E) HARDSCAPE SURFACE TO BE DEMOLISHED
(El NEIGHBOR STRUCTURE
(E) POWER POLE & OVERHEAD UNES TO REMAIN
(El EASEMENT FOR PUBLIC UT!UT!ES, SEE SURVEY

TOP OF SLOPE

ALEC PETROS
W!LUAM ALEC PETROS

ALEC PETROS STUDIO, INC
PO BOX 861
CARDIFF BY THE SEA. CA 92007

WWW ALECPETROS COM
!NFO@ALECPETROS COM
+1760 4i54019
MARK DATE OESCRlPT!ON
DRP22-01, SDP22-019

JOHANSEN
AP 07 232024

EXISTING SITE
PLAN
Asmd:cated
A0.3
I
I
~ LOT 25
I
I
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R. .W.
0' • 1 1/4~
20•. o·
0 ATT
ACHED
GAR
AGE
I
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~ •--
- DD
_ _ GMEM._ e----
"'
I
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PROPOSED
SIN
GLE
F
A
MILY

DWELLING
2 STORY
0 -$-- 290
·-S
" FF
0 10
L
O
T
15 -----7- - -/
I
LOT 13
0 LOT
12 N
C)

SITE PLAN NOTES
1 All DIM

ENSIONS ARE TO FACE OF FRAMING, UNL
ESS
O
T

HERWISE
NOTED.
2 CONTRACTOR TO CONFIRM ALL UTILITY LOCATIONS
ALEC
P
E
T
ROS

WILLIAM ALEC PETROS

ALEC PETROS STUDIO, INC
PO BOX 861

CARDIFF
BY THE
S
E
A, CA 92007
>------------------------< WWW
.AL
E

CPETROS
.COM

PLAN LEGEND
ex X' ,X" -$-
BLDG

SURFACE
ELEV
ELEV
~ 0
-- WALL, 2x4 FRA

MING, U ON
- WALL, 2x6 FRA
MING,
U
.

O
.N

CAST-IN-PLACE CONCRETE, U
O
.N
Q KE
YNOTES
(E) TOPOGRAPHY TO REMAIN (E) LANDSCAPE TO REMAIN
PROP
E

RTY LINE

SETBACK LI
NE
(E) EASEMENT,
U
.

O
.N
OV

ERHEAD, U O
.N

TOP OF SLOPE, U O
.

FIRE HOSE PULL

BLDG SECT

KEYNOTE
(E) PO'v\lER POLE & OVERHEAD LINES TO REMAIN
(E)
N
E

IGHBOR STRUCTURE

PROPOSED SINGLE FAMILY DWELLING

PROPOSED POOL

PROPOSED POOL AREA

PROPOSED DRIVEWAY

PROPOSED LANDSCAPE, SEE LANDSCAPE
10 PROPOSED GRADE, SEE CIVIL
11 TOP OF SLOPE
12 (E) EASEMENT FOR PUBLIC UTILITIES, SEE SURVEY
13 PROPOSED DETACHED OFFICE

SLOPE ANAL
YSIS
= filQEE
AREA WITH SLOPE < 25%
AREA WITH 40% > SLOPE > 25%
- AREA WITH 80% > SLOPE > 40% - AREA WITH SLOPE> 80%
6BEA
17 ,837 SF
4 ,949 SF
8 ,808 SF
790 SF
INFO@AL
ECP

ETROS COM
+17604154019
w
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(f)
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MARK DATE DESCRIPTION
DRP22-01 , SDP22-019

JOHANSEN
AP 07
.23 2024

PROPOSED SITE
PLAN
As1nd
1cated
A0.4
I
I
I
I
I
S88°05'58"W
298 84'
---
S 85'' 01' 44~E
260.53'
LOT 15
LOT13
I) ~~R~?,~.ED SITE PLAN
- ENLARGE □~--
-~-,.,.,~~---_-_-_--171
9'-0" fj ___ ,_,,,, ~---,c,
1j
[7
--
N

SITE PLAN NOTES
1 ALL DIMENSIONS ARE TO FACE OF FRAMING, UNLESS OTHERVVISE NOTED
2 CONTRACTOR TO CONFIRM ALL UTILITY LOCATIONS

FIRE REQUIREMENT NOTES
1 SPRINKLERS Will BE REQUIRED IN ALL SPACES INCLUDING THE

ATTIC, CLOSETS, BATHROOMS, ETC
2 PATIOS OR OUTDOOR SPACES OVER 10FT OR GREATER IN
DEPTH, W!ll BE REQUIRED TO HAVE SPRINKLERS
3 AN UNOBSTRUCTED 3-FOOT WALKABLE PATHWAY AROUND All

PORTIONS OF THE RESIDENCE
4 SEE FIRE STANDARD NOTES ON GENERAL NOTES SHEET AO 1

ALEC PETROS
W!LUAM ALEC PETROS
ALEC PETROS STUDIO, !NC
PO BOX 861
CARDIFF BY THE SEA, CA 92007
---------------------~, WWW.ALECPETROSCOM

PLAN LEGEND

PROPERTY LINE

SETBACK LINE
{EJ EASEMENT, U ON
OVERHEAD. U ON

TOP OF SLOPE, U ON

FIRE HOSE PULL
(~x BLDG ELEV BLDG SECT
X' • x~ ~ SURFACE ELEV KEYNOTE
-- WALL, 2x4 FRAMING, U ON
Jll!IIII WALL, 2x6 FRAMING, U ON
CAST-IN•PLACE CONCRETE, U ON
0 KEYNOTES
(E) TREES TO REMAIN, PER LANDSCAPE PROVIDE PROTECTION

DURING CONSTRUCTION
(El WATER METER, TO REMAIN, CONTRACTOR TO VERIFY

SERVICE REQUIREMENTS WI PROPOSED DEVELOPMENT
(El POWER POLE & GUY vVIRES TO REMAIN PROVIDE

PROTECTION DURING CONSTRUCTION
(E) PUBLIC UTILITIES EASEMENT, SEE SURVEY PROVIDE

PROTECTION DURING CONSTRUCTION
B!O•BAS!N, PER CIVIL POURED IN PLACE CONCRETE WALLS W/

COARSE ROCK BED AT VISIBLE SURFACE
B!O•BAS!N SPILLWAY, PER CIVIL RECTANGULAR STEEL

CHANNEL UP OVER POURED IN PLACE CONCRETE WALLS WI

CONCRETE SPLASH BLOCK BELOW
DRIVEWAY SURFACE, PERV!OUS PAYERS WI POURED IN PLACE

CONCRETE BOARDER PROVIDE POURED IN PLACE CONCRETE

APRON AT INTERSECTION OF PAVED PORTION OF ROW

MAILBOX WI ADDRESS INDICATORS, PER FIRE DEPT

REQUIREMENTS

PUBLIC RIGHT OF WAY IMPROVEMENTS WI GRAVEL FINISH

SURFACE, SEE CIVIL
10 TREES, PER LANDSCAPE
11 PLANTING, PER LANDSCAPE
12 POURED IN PLACE CONCRETE STEPS
13 POURED IN PLACE CONCRETE PAVERS
14 SOLID WOOD FENCE 6'•ff'TALL MAX HEIGHT FENCE SHALL
COMPLY vVITH CITY OF SOLANA BEACH MUNICIPAL CODE
15 SOUD WOOD GATE 6'·0" TALL MAX HEIGHT FENCE SHALL
COMPLY V\/ITH CITY OF SOLANA BEACH MUNICIPAL CODE
16 GAS METER, SEE MEP
17 ELECTRIC METER, SEE MEP
18 OUTDOOR RINSE SHOWER {NO HOT WATER) W/ CURB AROUND
3X6 FOOTPRINT ROUTE DRAIN TO B!O·BASIN
19 DOWNSPOUT FROM ROOF OR DECK ABOVE
20 SCREENED GROUND MOUNTED MECH EQUIPMENT, NOT VISIBLE

FROM ROW
21 SCREENED TRASH ENCLOSURE AREA, NOT VISIBLE FROM
ROW
22 23
24 25
26 27
28 29
30 31
32 33
SEMl•OPEN WOOD SCREEN

FREE STANDING OUTDOOR FIREPLACE, GAS LINE & WOOD

BURNING, POURED IN PLACE CONCRETE

COURTYARD SURFACE, PERVIOUS PAYERS W/ CONCRETE

BORDER FINISH SURFACE TO SLOPE TO DRAIN

EXTERIOR METAL SPIRAL STAIR TO DECK

SLAB ON GRADE CONCRETE, SLOPE AWAY FROM STRUCTURE

LINE OF ROOF OR STRUCTURE ABOVE

TOP OF SLOPE

BOCCI COURT, SEE LANDSCAPE
BUILT-!N BBQ
POURED IN PLACE CONCRETE STEPS BUILT !NTO GRADE WI

PLANTED TREADS, SEE LANDSCAPE

SLAB ON GRADE CONCRETE, SLOPE TO DRAIN
POOL EQUIPMENT VAULT BELOW GRADE W/ LID S!ZlNG PER

POOL CONTRACTOR
34 GAS UNE FIRE PIT, PER LANDSCAPE
35 IRRIGATION, PER LANDSCAPE
36 LINEAR GRATE DRAIN, SEE CIVll
37 OPEN VERTICAL POST WOOD FENCE 3'-6" TALL MAX FENCE
SHALL COMPLY vVITH CITY OF SOLANA BEACH MUNICIPAL
CODE
INFO@ALECPETROS COM
+1760 4154019

MARK DATE DESCRIPTION
DRP22-01, SDP22-019

JOHANSEN
AP 07 23 2024

PROPOSED SITE

PLAN ENLARGED
As md1cated
A0.5
,1L LEVEL_2~LbTL_ ~03/4"
Illt.. .. LEVl::L_2 • SHTG_ -.~~z~ a 3/4"
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i1

SITE PLAN NOTES
1 ALL DIMENSIONS ARE TO FACE OF FRAMING, UNLESS OTHERWISE NOTED

PLAN LEGEND
(~
~ WALL SECT

SURFACE ELEV

Q KEYNOTES
{E) GRADE

PROPOSED GRADE

PROPOSED BUILDING

PROPERTY UNE

SETBACK LINE
S 8 M C HEIGHT UM!T
(E) GRADE, U ON

GRID LINE

BLDG SECT

KEYNOTE
LINE OF (El GRADE OR PROPOSED GRADE, WHICHEVER !S
LOWER

SITE PLAN KEY
1 I
I

ALEC PETROS

WILLIAM ALEC PETROS
ALEC PETROS STUDIO, !NC
PO BOX 861
CARDIFF BY THE SEA CA 92007

WWW ALECPETROS COM
!NFO@ALECPETROS COM
+1760415 4019

MARK DATE DESCRIPTION
DRP22-01, SOP22·019

JOHANSEN
AP 07 232024

PROPOSED SITE

SECTION
Asmdicated
AO.6
18'·31/4" 7'-8 314" 22'-31/4" T-83/4" 49'-6"
~i
_,
~!
I
I
l I
I
N
I 24'-61/4" 10'-95{16" l
1 PROPOSED FIRST FLO~O~R~-------------------- ·~ ! SCALE 1/8~ =- 1'-0"

GENERAL NOTES
1 ALL DIMENS!ONSARE TO FACE OF FINISH, UNLESS OTHERVVISE NOTED

AREA LEGEND

ROOF OR FEATURE ABOVE
UV!NG AREA, INCLUDED INF AR

GARAGE AREA INCLUDED INF AR
EXTERIOR AREA, INCLUDED !N FAR

NON-FLOOR DECK AREA, EXCLUDED INF AR

PROJECT AREAS
LOCAT!QN
UV!NG AREA {L 1)
UV!NG AREA (L2)
GARAGE AREA (L1)

STORAGE/ OFFICE
EXTERIOR FLOOR AREA (l 1)
E~IEB!QB El QQB tiBE!:i !l 2l

FLOOR AREA SUB TOTAL
NON-FLOOR AREA DECK (L 1)
NON-FLOOR AREA DECK (L2)
PARKING l;Xf;MPTIQN

PROPOSED FLOOR AREA

MAX ALLOWABLE FLOOR AREA

PROPOSED FLOOR AREA

FLOOR AREA REMAINING
EXISTING = ~ I.Qlli 2,104 SF 2,104 SF 3,405 SF 3,405SF
601 SF 601 SF 1,512 SF 1,512SF
601 SF 601SF 545 SF 545SF
OSF OSF 190 SF 190SF
0 SF OSF 212 SF 212SF
QM QM QM QM 3,306 SF 3,306 SF 5,654 SF 5,864 SF
0 SF OSF 0 SF OSF
0 SF OSF 1,047 SF 1,047 SF
400SF
5,464 SF
5,694 SF
5,464 SF
230SF

NON-FLOOR AREA
DECK (L2)
450SF
PROPOSED SECOND FLOOR SCALE 1/8" = 1'-0"

NON-FLOOR AREA
DECK (L2)
313SF

NON-FLOOR AREA
DECK (L2)
284SF
G:.J ~~~,c~E_D DETACHED OFFICE
ff
N

ALEC PETROS
WlLLIAM ALEC PETROS
ALEC PETROS STUDIO, !NC
PO SOX 851
CARDIFF BY THE SEA, CA 92007

MARK DATE DESCRIPTION
ORP22-0i, SDP22-019

JOHANSEN
AP 07 232024

FLOOR AREA

DIAGRAM
AsInd1cated
A0.7
BEDROOM 3
(15'-T'X 11'-5")
BATH2
(12'-0"XS'-5")
BEDROOM 2
(12'-3" X 10'-0"J
CLOSET
(9'-11"X10'-3")
BATH 1
(5'-9" X 10'-3")
BEDROOM 1
(19"-TX 12'-11";
11 ; ~~~~1
;.l~~/DEMO FIRST FLOOR PLAN
DINING
{11'-6'"X10'S)

KITCHEN
(11'·6"X ff-3")
LIVING
(18'-0'·X27'-8")
STAIRS
GARAGE
(21'-8" X 25'-T'j
21'-B"XB'-5"
OFFICE
STAIRS
8'-T'X14'-7"
BATH3
,2 ) ~~~~~l~~/DEMO SECOND FLOOR PLAN '-__/
N

FLOOR PLAN NOTES
1 ALL DIMENSIONS ARE TO FACE OF STUD, UNLESS OTHERWISE
NOTED
2 CONTRACTOR TO CONFIRM ALL DIMENSIONS AND REQUIRED

CLEARANCES PRIOR TO CONSTRUCTION
3 ANY REQUIRED WALL CALCULATIONS REQUIRED SHALL BE

REVIEWED AND CONFIRMED BY CONTRACTOR PRIOR TO

DEMOLITION
4 ALL EXISTING UTILITIES SHALL BE LOCATED ANO CONFIRMED BY

THE CONTRACTOR PROIOR TO DEMOLITION

ALEC PETROS

WILLIAM ALEC PETROS

ALEC PETROS STUDIO, INC
PO BOX 861
CARDIFF BY THE SEA, CA 92007
'-----------------------' WWW.ALECPETROS COM

PLAN LEGEND

EXISTING WALLS TO BE DEMOLISHED
0 KEYNOTES
DEMO (El WALL
INFO@ALECPETROS COM
..-1760415 4019

MARK DATE DESCRIPTION
DRP22-01, SDP22-019

JOHANSEN
AP 07 232024

EXISTING FIRST

FLOOR PLAN
Asind1cateo
A1 .1
6'-6"
::::

S88"05'58"W
29884'
----~ - ----------- ---------------'i -- :i ____ ~\ $ --------------------~------------ - - - - - - - - - - - - ~ ~D~ ~R~S~B~K ~N~ - I - - - - - - - - 18-0* 22-0 8-0 12-3112 4-0 MEDIA
Dill

COURTYARD

REQUIRED PARKING
ST All 9'-0"' X 19<·0~
GARAGE
-~-

REQUIRED PARKING
STALL 9"-0" X 19'-0"
~
ENTRY
[Jill
I I
I I
I I
''
,$- 290'-6"FF
i I
I; ,I I 11 I
I !
l
I
~ L_
I
I'
11 BEDROOM 3

GUEST BEDROOM
[IiD BEDROOM 1
[DI] BEDROOM 2
Dill
[giJ
LIVING
LJfil
~ 290' • 6'' FS
DINING
~
I
~
,_1_
II DW
- SIDE YARD SETBA.CI( LINE
--- N

FLOOR PLAN NOTES
1 ALL DIMENSIONS ARE TO FACE OF STUD, UNLESS OTHERWlSE
NOTED
2 CONTRACTOR TO CONFIRM ALL DIMENSIONS AND REQUIRED

CLEARANCES PRIOR TO CONSTRUCTION

SEE ADDITIONAL NOTES FOR STAIRS, HANDRAILS AND GUARDRAILS ON SHEET AO 1, GENERAL NOTES
4 CONTRACTOR TO CONFIRM ALL MEDICINE CABINETS AND WALL

RECESSES WI ARCHITECT PRIOR TO FRAMING
5 PROVIDE FULL SOUND BATT-INSULATION ON ALL WALLS AND
FLOORS, U O.N, CONTRACTOR TO VERIFY REQ'D RN ALU ES W/ TITLE 24 CALCULATIONS
6 PROVIDE NOT LESS THAN 1/Z' TYPE 'X' GYPSUM BOARD OR EQUIV

APPLIED TO THE INTERIOR SIDE OF THE GARAGE WALLS

ALEC PETROS

WILLIAM ALEC PETROS
ALEC PETROS STUDIO, !NC
PO BOX 851
CARDIFF BY THE SEA, CA 92007
---------------------~ WWW.ALECPETROS COM

PLAN LEGEND

BLDG ELEV

PROPERTY UNE

SETBACK LINE
{E) EASEMENT

OVERHEAD, U ON

GRID UNE

BLDG SECT
X' KEYNOTE - X" ~ SURFACE ELEV
WlNDOWTAG (Zfil:0 DOORTAG
WALL. 2x4 FRAMING, U ON
J!ilililiEI WALL, 2x6 FRAMING, U ON

CAST-IN-PLACE CONCRETE, U ON

HANDRAIL TO CODE

GUARDRAIL TO CODE
0 KEYNOTES
INFO@ALECPETROS COM
+1760 4154019
"'
,-...
0 N
0,
w-<
2: u 0:: . OI
:,:U
wtli
;,Ill
0:: -< -< z ::; :"i
!55

MARK DATE DESCRIPTION

DESIGN DEVELOPMENT

JOHANSEN
AP 10 012024

PROPOSED FIRST

FLOOR PLAN
As indicated
A2.1
S88"05'58"W
298 84'
---------:-- ----:r- -~ --------------~_r,.--~-~-------- - --- - --- - --- - --~ffi ~~ $-------------------- I I \TslDE YARD SETBACK LINE cc, ,: 2 I -----1 --~----- ---- -~~ -+
0 <-

SIDE YARD SETBACK LINE
~,--,--,--,-i=============================i
I
~
:11
ii b
LI
11 Ii
1 1
1 I
:11
: 11
I
I-.
'1
'I w
z I :J
13 <
~
0 "'
a:
;:, I
~I
ff1
1;
I
29'-9'>
0 0
J,
tV.ESUBULE
[JEJ

PRIMARY

BEDROOM
~

PRIMARY BATH
~
PLANTER i, ,
1 0'-11/2'\;r-,,___1r----,----r=====r=="'F=~~~=~f==:==;r=======~=~? VV'EST
DECK
35'-0"
--r-------- A --
~
.S,.302',01/2"FF

COVERED
DECK
0 -
/
$302'~01fZ'FF
"' I
I "'
0 0
EAST
DECK
0 0
0 0
0 0
PROPOSED SECOND FLOOR SCALE 3115~:::. 1'-0"
N
0' 2' 4'

FLOOR PLAN NOTES
1 ALL DIMENSIONS ARE TO FACE OF STUD, UNLESS OTHERWISE
NOTED
, 2 CONTRACTOR TO CONFIRM ALL D!MENS!ONS AND REQUIRED

CLEARANCES PRIOR TO CONSTRUCTION
3 SEE AOO!T!ONAL NOTES FOR STAIRS, HANDRAILS AND GUARDRAILS ON SHEET AO 1, GENERAL NOTES
4 CONTRACTOR TO CONFIRM ALL MEDICINE CABINETS AND WALL

RECESSES W/ ARCHITECT PRIOR TO FRAMING
5 PROVIDE FULL SOUND BATT-INSULATION ON ALL WALLS ANO
FLOORS. U ON CONTRACTOR TO VER!FY REQ'D R-VALUES W/ TITLE 24 CALCULA T!ONS
6 PROVIDE NOT LESS THAN 1/2" TYPE 'X' GYPSUM BOARD OR EQUIV

APPLIED TO THE INTERIOR SIDE OF THE GARAGE WALLS

ALEC PETROS

WILLIAM ALEC PETROS

ALEC PETROS STUDIO, INC
PO BOX 851
CARDIFF BY THE SEA, CA 92007
f-----------------------1 WWWALECPETROS COM

PLAN LEGEND

PROPERTY LINE
SETBACK L!NE
(EJ EASEMENT

OVERHEAD, U ON

GRID LINE
,-_ A <0 X BLDG ELEV ~ BLDG SECT
X' - X" $ SURFACE ELEV KEYNOTE
WlNDOWTAG (MR, DOORTAG
-- WALL, 2x4 FRAMING, U ON
1111111: WALL, 2x6 FRAMING, U ON

CAST-IN-PLACE CONCRETE, U ON

HANDRAIL TO CODE

GUARDRAIL TO CODE
0 KEYNOTES
!NFO@ALECPETROS COM
+1 760 415 4019

MARK DATE DESCRIPTION
ORP22-01, SDP22-0l9

JOHANSEN
AP 07 23 2024

PROPOSED

SECOND FLOOR
PLAN
As ind:cated
A2.2
-------,------
----L __
------ -----
S88"05'58"W
29684'
- - - - - - - - - - - - - - - - - - - - - - - - - - - - -~. ! 2" / 1'-0" D
I !
-~-L _-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_---_-_--~---_-_-_-_-_-_-_-_-_-"~I I I
0 ---------------;..__
:: ~ ;--------ill '--._/
~ )
y
2 1 7:

ROOF PLAN NOTES
1 ALL DIMENSIONS ARE TO FACE OF STUD, UNLESS OTHERVVISE NOTED
2 CONTRACTOR TO CONFIRM ALL DIMENSIONS AND REQUIRED
CLEARANCES PRIOR ro CONSTRUCTION ALEC P ET ROS 3 SEE ADDITIONAL NOTES FOR STAIRS, HANDRAILS AND GUARDRAILS ON SHEET AO 1, GENERAL NOTES
4 CONTRACTOR TO CONFIRM MINIMUM REQUIRED CLEARANCES OF

VENTILATION PRIOR TO INSTALL

PROVIDE PV SOLAR PANELS ON ROOF

PV SOLAR PANELS TO BE CONCEALED FROM PUBUC VIEW BY ROOF

PLAN LEGEND
~
(~x BLOG ELEV
X' • X' ~ SURFACE ELEV
WiNOOWTAG
0 KEYNOTES
A
\AX.X/
~

PROPERTY LINE

SETBACK LINE
(E) EASEMENT

WALL BELOW, U ON

GRID UNE

BLDG SECT

KEYNOTE
c:ggg:i OOORTAG

WILLIAM ALEC PETROS
ALEC PETROS STUDIO, !NC
PO BOX 861
CARDIFF BY THE SEA, CA 92007
WWW.ALECPETROS COM
!NFO@ALECPETROS COM
+1 760 415 4019

MARK DATE DESCRIPTION
DRP22-01. SOP22-019

JOHANSEN
AP 07 23 2024

PROPOSED ROOF
PLAN
As mdIcated
A2.3
JI__
u
sas·os·sa"w 29884'
- - - - - - - - -r';:::::==:::::;f'
OFFICE

STORAGE
I
I
POOL

STORAGE
I
H
i.
u
(1 µ:ROrOSED FLOOR PLAN - DEIACJ::IED OFFIC_E~------- \.,_ __ ../ SCALE 3/16"' = 1'·0" N
6 in
S88"05'58"W
298 84'
2 µ:ROJ?OSEDROO~LAN::DEIACliED OJ:FL~E~--------- ~/ SCALE 3/16" = 1'·0' P"'=""=""""
O' 2' 4'
N

FLOOR PLAN NOTES
1 ALL DIMENSIONS ARE TO FACE OF STUD, UNLESS OTHERVV!SE NOTED
2 CONTRACTOR TO CONFIRM ALL DIMENSIONS AND REQU!REO

CLEARANCES PRIOR TO CONSTRUCTION
3 SEE ADDITIONAL NOTES FOR STAIRS, HANDRAILS ANO GUARDRAILS ON SHEET AO 1, GENERAL NOTES
4 CONTRACTOR TO CONFIRM ALL MEO!CJNE CABINETS AND WALL

RECESSES W/ ARCHITECT PRIOR TO FRAMING
5 PROVIDE FULL SOUND BATT-!NSULAT!ON ON ALL WALLS ANO

ALEC PETROS
FLOORS, U ON CONTRACTOR TO VERIFY REQ'D R-VALUES W/ TITLE ! 24 CALCULA T!ONS i WILLIAM ALEC PETROS 6 PROVIDE NOT LESS THAN 1/2" TYPE 'X' GYPSUM BOARD OR EQUIV APPLIED TO THE INTERIOR SIDE OF THE GARAGE WALLS ' ALEC PETROS STUDIO, !NC PO BOX 861
CARDIFF BY THE SEA. CA 92007
----------------------; WWWALECPETROS.COM

PLAN LEGEND

BLDG ELEV

PROPERTY UNE

SETBACK UNE
(E) EASEMENT

OVERHEAD, U ON
GR!DUNE

BLDG SECT

SURFACE ELEV KEYNOTE
WINDOW TAG ~ DOORTAG
WALL, 2x4 FRAMING, U ON
l!!llllil WALL, 2x6 FRAMING, U ON

CAST-IN-PLACE CONCRETE, U ON

HANDRAIL TO CODE

GUARDRAIL TO CODE

EXHAUST FAN, SEE MEP
RES!OENT1AL FIRE SPRINKER HEAD, SEE MEP

SMOKE & CARBON MONOXIDE ALARM, SEE MEP

CARBON MONOXIDE ALARM, SEE MEP
0 KEYNOTES

EXTERIOR WALL BELOW SECOND LEVEL

METAL ROOFING, CLASS A RATING, MFG WESTERN STATES
METAL ROOFING, PRODUCT NAME 7/8" CORRUGATED METAL,
GAUGE 24, APPROVAL NO XXX, FINISH MANSARD BROWN

ROLLED ROOFING, CLASS A RATING, MFG XXX, PRODUCT

NAME XXX, APPROVAL NO XXX, FINISH XXX

ROLLED ROOFING, CLASS A RATING, MFG XXX, PRODUCT

NAME XXX, APPROVAL NO XXX, FINISH XXX

SHEET METAL TRIM, FINISH TO MATCH ROOFING
PERIMETER ROOF GUTTER CHANNEL BUILT INTO EAVE. SLOPE

TO DRAINS

GUTTER CHANNEL DRAIN, CONNECT TO IN-WALL DOWN
SPOUTS VERIFY LOCATION !N FIELD

ROOF DRAIN & OVERFLOW OVERFLOW DRAINS HAVING SAME

SIZE AS ROOF DRAINS SHALL BE INSTALLED WITH THE INLET
FLOW LINE LOCATED 2 INCHES ABOVE THE LOW POINT OF THE

ROOF, OR OVERFLOWSCUTTERS HAVING THREE TIMES THE

SIZE OF THE ROOF DRAINS AND HAVING A MINIMUM OPENING
HEIGHT OF 4 INCHES SHALL BE INSTALLED IN THE ADJACENT
PARAPET WALLS WITH THE INLET FLOW LOCATED 2 !NC HES

ABOVE THE LOW POINT OF THE ROOF SERVED DRAINS TO

ROUTE THROUGH EXTERIOR WALL AND NOT VISIBLE SEE

PLANS & ELEVS FOR DRAIN TERMINATION POINTS

SKYLIGHT, INSTALLATION PER MFG SPECS, SEE VVINDOW

SHEDULE
10 PLUMBING VENT, FINISH TO MATCH ROOFING PLUMBING
VENTS TO BE A MINIMUM OF 10FT FROM All PLUMBING VENTS
OR THE VENT SHALL TERMINATE 3FT ABOVE THE SKYLIGHT
PER CPC 906 2
11 GAS FIREPLACE VENT, MFG GAF, PRODUCT NAME VERSA CAP,

CONTRACTOR TO VERIFY MODEL NUMBER WITH FIREPLACE
FLUE, F!NlSH MATCH ROOFING
12 RANGE HOOD VENT, MFG GAF, PRODUCT NAME HCD144,

CONTRACTOR TO VERIFY WI HOOD FAN, FINISH MATCH

ROOFING
13 PHOTOVOLTAIC SOLAR PANELS PROVIDE NECESSARY

ATTACHMENTS PER SOLAR MFG SPECS
14 PHOTOVOLTAIC SOLAR PANELS PROVIDE NECESSARY

ATTACHMENTS PER SOLAR MFG SPECS
lNFO@ALECPETROS COM
+1760 4154019

MARK DATE DESCRIPTION
DRP22-01, SDP22·019

JOHANSEN
AP 07 232024

PROPOSED

OFFICE FLOOR
PLAN
Asmd1cated
A2.4
~
HEIGHT= 302 50 (ROOF)-,,
(E) GRADE= 289 79
(P) GRADE= 289 80
SP#1
HEIGHT = 300 e7 (ROOF)-
(EJ GRADE = 2!9 M ',
'"'"-'""'" j
'1
" ii
ii
II
:..i
n .llti'2I I I HEIGHT = 302 50 (ROOF)---i--
(E) GRADE= 2!Q 70
(P) GRADE = 2!Q eo

OUTLOOKER
I
i Jl ~ XI {~~'3~D=E3;~:~ ~:OOF)---- !
(P) GRADE = 2e~ eo
~
HEIGHT= 312 70 (ROOF)----
HEIGHT = 305 90 {RAILING)
(EJ GRADE= 289 70
(P) GRADE= 289 80
11 1,
~T 305 00 (PLANTER)- I ! (E)GRADE = 289 35 .::./--/--------.----~=====;====~- (P) GRADE= 289 80 ' I :
~ I! fil:1Q§_ //
HEIGHT= 305 90 (RAILING)
(El GRADE= 289 35
(P) GRADE= 289 50
fil:1QZ
HEIGHT= 305 90 /RAIUNG)-- (E) GRADE= 289 67 ~
(P) GRADE = 289 50
fil:Jlli!
HEIGHT= 305 00 (PLANTER)_::_
(El GRADE = 289 7 4
{P) GRADE= 289 SO
.
'------1
~
HEIGHT= 312 70 (ROOF)------
HEIGHT = 305 90 (RAlUNGi
(E) GRADE= 289 80
(P) GRADE= 289 80
I
2"/ 1'-0"'
D
I
~---------------- :--'.--! ----------------~
~ i {~~1g~;;E3~~== ~~OOF)-~ ', i ! (P) GRADE= 289 eo ~
T
/ --OUTLOOKER
= HEIGHT= 312 70 (ROOF)
(El GRADE= 289 76
(P) GRADE= 289 80
SP#9
~-1---- HEIGHT= 305 00 (PLANTER)
(E) GRADE= 289 86
(P) GRADE= 289 801"'===="'·
~
··--HEIGHT= 307.30 (RA!UNG)
I ,_°F~~"=;;,;; i~i g:;g~: ~:~ ~ci
I I SP#8 I ! ·----HEIGHT = 307 30 (RAILING)
i~ I ~ ~E~1g~;;E3~~~~ :LANTER)
i 1 '~1· ~~:g~+: ~6~ ~g i:~l~iJGt) GRADE= 289 80
i:
(E) GRADE= 289 73 I (P) GRADE = 289 80
I I filcJill 1 I ' HEIGHT= 312 70 (ROOF)
HEIGHT = 305 90 {RAILING)
(El GRADE= 289 64
(P) GRADE= 289 80
'
.

I
i ! i
~ ~T=31270(ROOF) ! \ i HEIGHT= 305 90 (RA!UNG)
] ~ !E) GRADE= 289 82
i 1 ' (PJ GRADE = 289 SO
'I
j 1. ' ! OUTLOOKER - 'o--------'------'------_j_ _____ __L ___ __.I - OUTLOOKER SP#10
--HEIGHT= 305 00 (PLANTER)
(E) GRADE = 289 20
(P) GRADE = 289 30
SP#33
"--!-----HEIGHT= 307 30 (RA1UNG)
{E) GRADE= 288 97
(P) GRADE= 289 80
~
~HEIGHT= 305 90 (RAILING)
/' (E) GRADE= 289 62
(P) GRADE = 289 80
~
HEIGHT= 305.00 (PLANTER)
(E) GRADE= 289 41
(P) GRADE = 289 80
fil:..m
HEIGHT= 297 00 (ROOF)-
(E) GRADE= 284 83
(P) GRADE= 285 OD
.s.e.ID
~HEIGHT= 302 50 (ROOF)
(E) GRADE= 285.20
IP) GRADE= 286 50
fil:..t&Q
HEIGHT= 297.00 (ROOF)--'
(E) GRADE= 284 88
(PJ GRADE= 286 60
§£Jill_
--HEIGHT = 302 50 (ROOF)
(El GRADE= 284 87
{P) GRADE= 286 50
1 ) PROPOSED STORY POLE PLAN ~, SCALE 3/16" = 1·-0~
= HEIGHT= 297 OD (ROOF)--
(E) GRADE= 284 37
(P) GRADE= 285 00
SP#31 ,
HEIGHT= 297 00 (ROOFJ---1
(E) GRADE= 284 85
(P) GRADE= 284 50

ALEC PETROS

WILLIAM ALEC PETROS
ALEC PETROS STUDIO, 1NC
PO BOX 851
CARDIFF BY THE SEA. CA 92007

WWW ALECPETROS COM
INFO@ALECPETROS COM
+1760415 4019
>.:.~ c~v,wuo• ,.._,...._L Mc "'crecn;o ui.~ T.-rE
co,•10-, lAWCO,.l"!I: ~HT ANOOTH!:"I Pl'IO~"ITY
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s•-o'/.~l ~; THUl'C :Jl"AV1oi::a .IJIE lHE liXCLUS:Vi
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UJ
CL
z
w
(j)
z
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0 MARK DATE DESCRIPTION
ORP22-01, SDP22·019

JOHANSEN
: AP 07232024

PROPOSED

STORY POLE
PLAN
N 3t16~ = ,·.o"
o· 2· -4· L A2.5
( 2
w
z
::,
Q_
0 g:

SP#2--
SP#1 -, "'.
\,
PROPOSED BUILDING ELEVATION SCALE 3116" = 1'-0"
SP#11 -
h,
~
T
25'-0" MAX BUILDING HEIGHT UMITATlON, PER SSMC
,,-SP#27
/
SP#36---.

SP#20-
I I
---+----j
I
WEST (STREET Vl'=-E'l::t.i----------------------------------- SP #33-
SP#33-

OUTLOOKER
SP#6--
SP#-8-
SP#32-
SP#6-,
SP#5
;--- SP f.4
4 ! i
25'-0" MAX 8U!LD1NG HEIGHT LIMITATION, PER SSMC
PROPOSED BUILDING ELEVATIONc-:_iN~O~RiTuH_L_ ______________________________________ _ SCALE 3/16~ = 1'-ff' STORY POLE ~"ITCJ'ti',-0..E
H!IGHT•!}!:L!TO'IYPO...€.-E~!-,T
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10:,oq,,,ce:a:;l'll!i
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si:>r:

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ELEVATION PLAN NOTES
1 CONTRACTOR TO VERIFY All LOCATION OF WALLS, WINDOWS.

DOORS, ROOFS, ANO ANY OTHER FEATURES SHOWN ON THE

ELEVATIONS WITH THE FLOOR PLANS
2 HEIGHT CERTIFICATION REQUIREMENTS SHALL BE LOCATED ON

THE TITLE SHEET, IF APPLICABLE

PLAN LEGEND
--- - ---- - -- PROPERTY UNE

SETBACK UNE
➔ X BLOG ELEV
'--'
X' • X" ~ SURFACE ELEV
0 KEYNOTES

SITE PLAN KEY
0 SB M C HE1GHT UMIT
(E) GRADE, U ON
GR!O LINE

BLOG SECT

KEYNOTE
■

ALEC PETROS
W1LUAM ALEC PETROS
ALEC PETROS STUDIO, !NC
PO BOX 861
CARDIFF BY THE SEA, CA 92007
WWW.ALECPETROS COM
!NFO@ALECPETROS COM
+1760 4154019
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MARK DATE DESCRIPTION
DRP22-01, SOP22·019

JOHANSEN
AP 07 232024

PROPOSED

BUILDING

ELEVATIONS
Asmd:csted
A3.1
25'-0" MAX BUILDING HEIGHT LIMIT AT!ON, PER SSMC
SP#34---
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w
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r---SP#33
, /~SP#34
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121 PRQeQSED BUILDING El£YATION - S.OJl~T~H~A~----------------- ,J SCALE 3/16" = 1'-0" r-- 25'-ff' MAX BUILDING HEIGHT
! LIMITATION, PER SSMC
I r--SP#35
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!3; ~~~~270ED BUILDING ELEVATION - EAS~T~B~---------------------------------------------------------------

ELEVATION PLAN NOTES
1 CONTRACTOR TO VERIFY All LOCATION OF WALLS, WINDOWS,

DOORS, ROOFS, AND ANY OTHER FEATURES SHOWN ON THE

ELEVATIONS WITH THE FLOOR PLANS
2 HEIGHT CERTIFICATION REQUIREMENTS SHALL BE LOCATED ON THE TITLE SHEET. IF APPLICABLE

PLAN LEGEND
~ ( ,:.__:.> X BLDG ELEV
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0 KEYNOTES

SITE PLAN KEY

PROPERTY LINE

SETBACK LINE

SB M C HEIGHT LIMIT
{E) GRADE, U ON
GRlDLINE
0 BLDGSECT I~,

KEYNOTE

ALEC PETROS

WILLIAM ALEC PETROS
ALEC PETROS STUD!O, !NC
PO BOX 861
CARDIFF BY THE SEA, CA 92007
WWW.ALECPETROS COM
INFO@ALECPETROS COM
+17604154019

MARK DATE DESCRIPTION
DRP22-01, SDP22-019

JOHANSEN
AP 07 23 2024

PROPOSED

BUILDING

ELEVATIONS
As md:ca:ed
A3.2
' STORY POLE
' r-- 25'·0" MAX BU!LO!NG HEIGHT
' LIMITATION, PER SSMC -SP#17
,,- SP #16

OUTLOOKER- /- OUTLOOKER
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_r- SP#37
/ -----------~----~
(i) ~~~~~~~D BUILDING ELEVATION - SOU~T~H~B _________________________________________ _ 25'-0" MAX BUILDING HEIGHT LIMITATION, PER SBMC
121 PROPOSED BUILDING ELEVATION COURTYARD EAST ·~1 SCALE 3116"'=1'-0"

ELEVATION PLAN NOTES
1 CONTRACTOR TO VERIFY All LOCATION OF WALLS, WINDOWS,

DOORS, ROOFS, AND ANY OTHER FEATURES SHOWN ON THE

ELEVATIONS WITH THE FLOOR PLANS
2 HEIGHT CERTIFICATION REQUIREMENTS SHALL BE LOCATED ON

THE TITLE SHEET, IF APPLICABLE

PLAN LEGEND
(~x BLDG ELEV
X' • X'' ~ SURFACE ELEV

Q KEYNOTES

SITE PLAN KEY

PROPERTY LINE

SETBACK LINE
S 8 M C HEIGHT LIMIT
(E) GRADE, U ON

GRID LINE

BLDG SECT

KEYNOTE

ALEC PETROS

WILLIAM ALEC PETROS

ALEC PETROS STUDIO, INC
PO BOX 861
CARDIFF BY THE SEA, CA 92007

WWW ALECPETROS COM
INFO@ALECPETROS COM
+17604154019

MARK DATE DESCRIPTION
ORP22•0i. SDP22·019

JOHANSEN
AP 07 232024

PROPOSED

BUILDING

ELEVATIONS
As md1cated
A3.3
OUTLOOKER ~
w
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SP#4
~
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.

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COURTYARD NO~R~T~H~-------
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1 2\ PRO~EDBUILDJNG ELB/ATIO~COURYARD S""O""'U'-'--T,_,_H ______ _ \~) SCALE 3/16''= 1'-0" 4J:) y'-
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0 KEYNOTES

SITE PLAN KEY

PROPERTY LINE

SETBACK LINE

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(E) GRADE, U O.N

GRID LINE

BLDG SECT

KEYNOTE
■

ALEC PETROS

WILLIAM ALEC PETROS
ALEC PETROS STUDIO, 1NC
PO BOX 861
CARDIFF BY THE SEA, CA 92007
WWW.ALECPETROS COM
INFO@ALECPETROS COM
+17604154019
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0 MARK DATE DESCRIPTION
ORP22-01, SDP22-019

JOHANSEN
AP 07 232024

PROPOSED

BUILDING

ELEVATIONS
As indicated
A3.4
25'-0" MAX BU!LD!NG HEIGHT UM!TAT!ON, PER SSMC
SP#29~ .~SP#28
____________________ OfFICE LE~E1..:.1.Qi§'~_T~. s
OPEN
( 1 \ PROPOSED BUILDING ELEVATION - OFFICE NORTH \~) SCALE 3/16" = 1'-0"' l 25'-0" MAX BUILDING HEIGHT LIMITATION, PER SSMC
SP#30~ SP#31
OPEN
!~) ~~~~~~~D BUILDING ELEVATION - OFFICE SOUTH
---'fc ,W
i~
~;~
u:,:Q
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5, PROPOSED FENCE@SIDE YARD SCALE 3116" = 1'-0"
25"-0" MAX BUILDING HEIGHT UMITAT!ON, PER SBMC
SP#31 r--SP#29
2 ) ~~~~~~~D BUILDING ELEVATION - OFFICE EAST ~
25'-0" MAX BUILDING HEIGHT LIMITATION, PER SSMC
SP#28--
4 SCALE 3/16" = 1'-0"'

PROPOSED BUILDING ELEVATION - OFFICE WEST
Q' 2' 4' 8'

ELEVATION PLAN NOTES

CONTRACTOR TO VERIFY ALL LOCATION OF WALLS, WINDOWS,

DOORS, ROOFS, AND ANY OTHER FEATURES SHOWN ON THE

ELEVATIONS VJITH THE FLOOR PLANS
2 HEIGHT CERTIFICATION REQUIREMENTS SHALL BE LOCATED ON THE TITLE SHEET, !F APPLICABLE

PLAN LEGEND

BLDG ELEV

SURFACE ELEV
0 KEYNOTES

SITE PLAN KEY
A
\,f:!::3)
x·;

PROPERTY LINE

SETBACK LINE
SB M C HE!GHT LIMIT
{E) GRADE, U ON

GRIOUNE

BLOG SECT

KEYNOTE

ALEC PETROS

WILLIAM ALEC PETROS

ALEC PETROS STUDIO, INC
PO BOX 861
CARDIFF BY THE SEA, CA 92007

WWW ALECPETROS COM
INFO@ALECPETROS COM
+1760415 4019

MARK DATE DESCRIPTION
DRP22·01, SDP22-019

JOHANSEN
AP 07 23 2024

PROPOSED

BUILDING

ELEVATIONS
As indicated
A3.5
.,...., LEVEL_2-TOPL.6-T_E __ ~~03{4"
I
,-25'-0" MAX BUILDING HEIGHT LIMITATION, PER SSMC
l 1'·0"
~ __L - --r-=~==--=....c=~~=~~'--=~~1,--------i::
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~0'-6"'
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MEDIA
[§] ENTRY
Dill
1'-0"
LAUNDRY BATH 1 BATH2 BEDROOM 3
C!!D ~ ~ Oill
r
1 1 PROEO_S_EJ) BUJLDING_S_ECTION - TRANSVERS_E,,,_JB',!,jBd,__ ____________________________________________ _ ' ~
! SCALE 3/16''::: 1'-0"
_,....._ LEVE_!..~PJ,.A~ -.~7n, - 0 3/4"
,-,. LJ;'VEl,2,:Jili!Q___ ~02' - 0 3/,4"
[
2 PROPOSED BUILDING SECTION - TRANSVERSE DD SCALE 3/16'' = 1'·0~

PRIMARY

BEDROOM
[filJ
DINING
DE]
'.5)
t 25'-0" MAX BUILDING HEIGHT LIMITATION, PER SSMC

ELEVATION PLAN NOTES
All DIMENSIONS ARE TO FACE OF FINISH, UNLESS OTHERVV!SE NOTED
2 CONTRACTOR SHALL CONFIRM All UT!UTY LOCATIONS ON SITE

PLAN LEGEND
--- - ---- - -- PROPERTY LINE

BLDG ELEV

SURFACE ELEV
WALL. 2x4 FRAMING, U ON
WALL, 2x6 FRAMING, U ON

CAST-IN-PLACE CONCRETE, LION
0 KEYNOTES

SITE PLAN KEY

SETBACK LINE
SB M.C HEIGHT UMIT
(El GRADE, U ON

GRID LINE

BLDG SECT

KEYNOTE

ALEC PETROS

WILLIAM ALEC PETROS

ALEC PETROS STUDIO, INC
PO BOX 861
CARDIFF BY THE SEA. CA 92007

WWW ALECPETROS COM
INFO@ALECPETROS COM
+1760415 4019
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MARK DATE DESCRIPTION
DRP22-01, SOP22·019

JOHANSEN
AP 07 23 2024

PROPOSED

BUILDING

SECTIONS
As indicated
A4.1
_,,._ __ t..EV.!;Lk..19 .E:L6IL _ ~J°f1'- 0 3/4"
~Vl;L-1.:...IQ .EL.6IL V 300'-6"
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[ill]
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MEDIA
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1 r- 25'-0" MAX BUILDING HEIGHT LIMITATION, PER SSMC
i
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[ill]
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(~) fc~~;,,~~0

ED BUILDING SECTION - LONGDITUDINAL AA'-----------------------------------------------

ELEVATION PLAN NOTES
1 All DIMENSIONS ARE TO FACE OF FINISH, UNLESS OTHERWISE NOTED
2 CONTRACTOR SHALL CONFIRM ALL UTILITY LOCATIONS ON S!TE

PLAN LEGEND
1 (~ X BLDG ELEV
i '-._/
X' • X" -6,- SURFACE ELEV
--- WALL, 2x4 FRAMING, U ON
- WALL, 2x6 FRAMING, U ON

CAST-IN-PLACE CONCRETE, U ON
1 Q KEYNOTES

SITE PLAN KEY

PROPERTY LINE

SETBACK LINE
S 8 M C HEIGHT LIMIT
(E) GRADE, U O N

GRID LINE

BLDG SECT

KEYNOTE

ALEC PETROS

WILLIAM ALEC PETROS
ALEC PETROS STUDIO, lNC
PO BOX 861
CARDIFF BY THE SEA, CA 92007
WWW.ALECPETROS COM
INFO@ALECPETROS COM
+1760 415 4019
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I
0 MARK DATE DESCRIPTION
ORP22-01, SDP22-019

JOHANSEN
AP 07 232024

PROPOSED

BUILDING

SECTIONS
As 1nd:cated
A4.2
!1
I
4rc,
'f;:v
,-- 25'-0" MAX BUILDING HEIGHT UMITAT!ON, PER SSMC
! !
I _ ,/ LEVE~0~:_ ~~~~. S
1-__ - ~~ - - ¥a=============J/-a==9"!...J.I-- ~_!g_V!;.L_L:_IQ3 ~~-T;., ~
BEDROOM 1
[ill]
11, PROEQSJ;D BUILDING SECTION - LONGDITUDINAL EE~------- \ ____ .,./ SCALE 3/16'' = 1'-0" ,..- 25"-0" MAX BUILDING HEIGHT LIMITATION, PER SSMC
!

STORAGE OFFICE
~ ~
<3 \ PROPOSED BUILDING SECTION - LONGDITUDINAL GG_(DFFICJ;c.+----- \." ___ _,1 SCALE 3116" = 1'-0" w
z
::;

0. 0
g:

I -,
I
;--- 25'-0" MAX 8U1LOING HEIGHT LIMITATION, PER SSMC
l
BEDROOM 3
~
• 21 PROPOSED BUILDING SECTION - LONGDITUDINAL~F~F ______ _ '-..._ ___ ,/ SCALE 3/16"= 1'-0"

ELEVATION PLAN NOTES
i ALL DIMENSIONS ARE TO FACE OF FRAMING. UNLESS OTHERVVISE NOTED

PLAN LEGEND

WALL SECT
X' • X" -$-- SURFACE ELEV
0 KEYNOTES
Fl 00R ASSEMBLY· LEVEL 1

PROPERTY LINE

SETBACKUNE
S 8 MC HEIGHT UMIT
(E} GRADE, U ON

GRID LINE

BLDG SECT

KEYNOTE
2" LIGHT WEIGHT CONC FINISH FLOOR, OVER

SLAB ON GRADE PER STRUCT, OVER

MOJSTURENAPOR BARRIER PER GEO TECH, OVER

SAND/GRAVEL LAYOUT PER GEO TECH, OVER

COMPACTED EARTH PER GEO TECH
FLOOR ASSEMBLY· LEVEL 1 BATH

FINISH SURFACE W/ SUB-LAYERS PER INTERIORS, OVER

WATERPROOF MEMBRANE PER CONTRACTOR, OVER

SLAB ON GRADE PER STRUCT, OVER
MO!STURENAPOR PER GEO TECH, OVER
SAND/GRAVEL LAYOUT PER GEO TECH. OVER

COMPACTED EARTH PER GEO TECH
El OOR ASSEMBLY· LEVEL 1 GARAGE SLAB ON GRADE PER STRUCT, W/ SLOPE PER PLAN, OVER MO!STURENAPOR PER GEO TECH, OVER
SANDfGRAVEL LAYOUT PER GEO TECH, OVER

COMPACTED EARTH PER GEO TECH
FLOOR ASSEMBLY· QFflCE

SLAB ON GRADE PER STRUCT, OVER

MOISTURENAPOR BARRIER PER GEO TECH, OVER

SAND/GRAVEL LAYOUT PER GEO TECH, OVER

COMPACTED EARTH PER GEO TECH
Fl 008 ASSEMBLY • LEVEL 2 FINISH FLOOR W/ SUB-LAYERS PER INTERIORS, OVER

SOUND DAMPENING LAYOUT, OVER

SHTG PER STRUCT, OVER
TJ! FLOOR FRAMING PER STRUCT, WlTH

FLOOR INSULATION, OVER

FURRING LAYER, AS REC'D, OVER

INTERIOR CEIUNG FINISH PER INTERIORS
EXTERIOR WALL ASSEMBLY· LEVEL 1 STUCCO SIDING PER ELEVS, OVER

WATERPROOF MEMBRANE PER CONTRACTOR, OVER

SHTG PER STRUCT, OVER
2X6 WALL FRAMING PER STRUCT, WlTH
WALL INSULATION PER TITLE 24, OVER

INTERIOR WALL FINISH PER INTERIORS
EXTERIOR WALL ASSEMBI Y -1 EVEL 2 WOOD SIDING PER ELEVS, OVER

WATERPROOF MEMBRANE PER CONTRACTOR, OVER

SHTG PER STRUCT, OVER
2X6 WALL FRAMING PER STRUCT, WITH
WALL INSULATION PER TITLE 24, OVER

INTERIOR WALL FINISH PER INTERIORS
ROOF ASSEMBLY· LEVEL 1 CLASS 'A' ROOFING MATERIAL PER ROOF PLAN, WITH

GRAVEL LAYER COVERING ROOFING SURFACE, OVER

UNDERLAYMENT PER ROOF MFG, OVER

WATERPROOF MEMBRANE PER CONTRACTOR, OVER

BUILT-UP ROOF FRAMING SLOPED TO DRAIN, OVER

ROOF SHEATHING PER STRUCT, OVER

T JI ROOF JOISTS PER STRUCT, WITH
ROOF INSULATION PER T!TLE 24. OVER

FURRING LAYER, AS REC'D, OVER

INTERIOR CEILING FINISH PER INTERIORS
ROOF ASSEMBLY· LEVEL 2 PECK

FLUSH TILE FINISH SURFACE, ATTACHED TO

PEDESTAL SYSTEM FASTENED PER MFG SPECS, OVER

DEX-O-TEXT DECKING & WATERPROOF SYSTEM, OVER

BUILT-UP ROOF FRAMING SLOPED TO DRAIN, OVER

ROOF SHEATHING PER STRUCT, OVER
TJ! ROOF JOISTS PER STRUCT, WITH
ROOF INSULATION PER TITLE 24. OVER

FURRING LAYER, AS REC'D, OVER
INTERIOR CEILING FINISH PER !NTER!ORS

ROOF ASSEMBLY CLASS 'A' ROOFING MATERIAL PER ROOF PLAN, OVER

UNDERLAYMENT PER ROOF MFG, OVER

WATERPROOF MEMBRANE PER CONTRACTOR, OVER

ROOF SHEATHING PER STRUCT, OVER

ROOF FRAMING PER STRUCT, WITH
ROOF INSULATION PER TITLE 24 OVER
INTERIOR CEILING FINISH PER 1NTERIORS

ALEC PETROS

WILLIAM ALEC PETROS
ALEC PETROS STUDIO, !NC
PO BOX 861
CARDIFF BY THE SEA, CA 92007
WWW.ALECPETROS COM
INFO@ALECPETROS COM
+1 760 415 4019
MARK DATE DESCR!PT!ON
---------------------- DRP22·01. SDP22-019

SITE PLAN KEY JOHANSEN
AP 07 23 2024

PROPOSED

BUILDING

SECTIONS
As1nd1cated
A4.3
"-------------------------------------------------------------------------------------------------------------~---------------------~----------~ '

DRAINAGE NOTES

CONTRACTOR TO PROVIDE BASIC SURVEY OF ELEVATIONS TO ENSURE THAT ALL GRADING AND CONSTRUCTION MAY PROCEED AS PLANNED.

IN ADDITION, CONTRACTOR TO PROVIDE FILL SOIL MATERIAL AS NEEDED TO FILL IN AROUND HARDSCAPE AND IN ORDER TO FILL IN UNEVEN TERRAIN, SWALES (IF ABANDONED) AND LOW AREAS.

CONTRACTOR TO PROVIDE OWNER WITH APPROXIMATE COST ESTIMATE OF FILL REQUIRED TO ACHIEVE SMOOTH AND EVEN GRADES THROUGHOUT PROJECT AREA.

1. 2.

3. GENERAL NOTES

ALL NOTES LISTED BELOW ARE APPLICABLE UNLESS OTHERWISE NOTED WITHIN THE CONSTRUCTION DOCUMENTS OR SPECIFICATIONS.

CHANGES TO THE APPROVED DRAWINGS AND SPECIFICATIONS SHALL BE MADE ONLY BY OWNER APPROVED ADDENDA OR CHANGE ORDER.

THE CONTRACTOR SHALL VERIFY IN THE FIELD ALL DIMENSIONS, ELEVATIONS, FLOW LINES AND I
' 4.

5. CONTRACTOR TO REMOVE ALL DEBRIS, ROCK AND COBBLE FROM SITE UNLESS OTHERWISE SPECIFIED.

CONTRACTOR TO DEMO AND REMOVE ALL CONCRETE UNLESS CONCRETE IS INDICATED TO REMAIN (PER 4.

PLAN). 5.

NOTE: LANDSCAPE CONTRACTOR TO WARRANTY ALL WORK IN THE FIELD RELATED TO GRADING AND DRAINAGE FOR A PERIOD OF ONE YEAR AFTER FINAL PAYMENT BY CLIENT.

POINTS OF CONNECTION WITH ADJACENT PROPERTIES; AND DESCREPANCIES SHALL BE CALLED TO THE LANDSCAPE ARCHITECT'S ATTENTION BEFORE PROCEEDING WITH THE WORK.

ALL DIMENSIONS ON PLANS PREVAIL OVER SCALE.

THE CONTRACTOR SHALL DETERMINE THE LOCATION OF UTILITY SERVICES IN THE AREA PRIOR TO ! 6. EXCAVATION. CONTACT DIG ALERT AT 811 AT LEAST 72 HOURS PRIOR TO AND CONSTRUCTION '

SLABS, WALKS, AND PATIOS WILL HAVE POSITIVE SURFACE DRAINAGE SO NO PUDDLING OF WATER WILL OCCUR (MIN 1% SLOPE).

I 8. LAWNS AND PLANTER BEDS WILL HAVE POSITIVE SURFACE DRAINAGE SO NO PUDDLING OF WATER WILL I OCCUR (MIN 2% SLOPE),

9. 10.

CATCH BASINS IN PATIOS TO BE A MINIMUM OF 3" IN DIAMETER WITH BRASS GRATE U.N.O.

ROOF DOWN SPOUTS ARE TO BE CONNECTED TO UNDERGROUND DRAINAGE SYSTEM WITH ADAPTERS OR DAYLIGHT INTO SURFACE CATCH BASIN WHERE LEAF LITTER MAY CLOG GUTTER SYSTEM.

11. UNDERGROUND PIPE TO BE A MINIMUM OF 3" IN DIAMETER S.D.R. RIGID CONDUIT WITH A MINIMUM SLOPE OF 1%.

12. PROVIDE CURB CORE PER PLAN, IF REQUIRED.

13. RETAINING WALLS ABOVE THREE COURSES (WITH SURCHARGE) TO INCLUDE A FRENCH DRAIN SYSTEM WHICH CONFORMS TO SAN DIEGO COUNTY SPECIFICATIONS.

14. FINISH GRADES OF PLANTER BEDS AND LAWNS TO BE APPROXIMATELY 2" BELOW FINISH GRADE OF ADJACENT CONCRETE WALKS AND PATIOS.

15. LAWNS AND PLANTER BEDS TO RECEIVE SILT LOAM TO A DEPTH INDICATED ON PLANS AND/OR TO MEET FINISH GRADING REQUIREMENTS.

16. RAISED CONCRETE PATIOS AND SLABS TO RECEIVE D.G FILL MATERIAL COMPACTED TO A RELATIVE FACTOR OF 9S%.

17. CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING HIMSELF FAMILIAR WITH ALL UNDERGROUND UTILITIES, PIPES AND STRUCTURES. CONTRACTOR SHALL TAKE SOLE RESPONSIBILITY FOR COST INCURRED DUE TO DAMAGE AND REPLACEMENT OF SAID UTILITIES.

18. NOT TO CONTRACTOR: THIS PLAN IS DIAGRAMMATIC ONLY. THE INTENT IS TO PORTRAY LANDSCAPE INFORMATION ONLY. THESE PLANS TO NOT PROVIDE DETAILED SOLUTIONS TO ALL LANDSCAPE RELATED PROBLEMS.

MINOR ADJUSTMENTS IN LAYOUT OR FINISH ELEVATIONS MAY OCCUR DUE TO FIELD CONDITIONS OR AT THE DISCRETION OF THE OWNER. THE CONTRACTOR IS TO BEAR FULL RESPONSIBILITY FOR

UNAUTHORIZED CHANGES TO PLANS, SPECIFICATIONS OR CONTRACT PROVIDED BY OWNER/CLIENT WITHOUT THE WRITTEN PERMISSION OF THE OWNER/ CLIENT.

REPORT ANY DISCREPANCIES OR QUESTIONS TO THE LANDSCAPE ARCHITECT OR OWNER PRIOR TO INSTALLATION OF WORK. LANDSCAPE ARCHITECT, RLA 6311, MAY BE REACHED AT: 805.252.7012.

6. 7.

8. 9.

ACTIVITIES. THE CONTRACTOR SHALL ASSUME RESPONSIBILITY FOR THE PROTECTION OF EXISTING

UTILITIES AND PAVEMENT WITH IN THE AREA OF THE WORK WHETHER INDICATED ON THE DRAWINGS OR NOT, UNLESS OTHERWISE NOTED. ALL UTILITIES TO BE UNDERGROUND PER UTILITY COMPANY AND LOCAL CODE REQUIREMENTS.

SHOULD ANY CONDITION ARISE WHERE THE INTENT OF THE DRAWINGS IS IN DOUBT WHERE THERE IS

A DISCREPANCY OR APPEARS TO BE AN ERROR ON THE DRAWINGS BETWEEN THE DRAWINGS AND

THE FIELD CONDITIONS, THE LANDSCAPE ARCHITECT SHALL BE NOTIFIED AS SOON AS REASONABLY POSSIBLE FOR THE PROCEDURE TO BE FOLLOWED.

WHERE DETAILS ARE NOT SHOWN FOR ANY PART OF THE WORK, THE CONSTRUCTION SHALL BE SIMILAR TO OTHER SIMILAR WORK, OR CONTACT THE LANDSCAPE ARCHITECT FOR CLARIFICATION.

WORKMANSHIP THROUGHOUT SHALL BE OF THE BEST QUALITY OF THE TRADE INVOLVED.

EACH SUBCONTRACTOR IS CONSIDERED A SPECIALIST IN HIS PRESPECTIVE FIELD AND SHALL. PRIOR TO

THE SUBMISSION OF BID OR PERFORMANCE OF WORK, NOTIFY THE GENERAL CONTRACTOR OR

OWNER OF ANY WORK CALLED OUT ON THE DRAWINGS IN HIS TRADE THAT CANNOT BE FULLY GUARANTEED. THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL BE RESPONSIBLE FOR THE APPROPRIATE "HOOK-UP" TO ALL UTILITIES, REQUIRED TO SUPPORT THE WORK.

10. PERMITS, FEES, TAXES, LICENSES, AND DEPOSITS SHALL BE PAID FOR AND OBTAINED BY EACH SUB-CONTRACTOR AND THE GENERAL CONTRACTOR AS THEY RELATE TO THEIR WORK. :11. THESE DRAWINGS DO NOT INCLUDE NECESSARY COMPONENTS FOR CONSTRUCTION SAFETY OF ALL PARTIES PRESENT ON THE JOB SITE. THIS IS THE CONTRACTOR'S RESPONSIBILITY.

THE CONTRACTOR SHALL PROTECT ADJACENT PROPERTIES AND SITE WORK AT ALL TIMES.

ANY PERIODIC VISITS TO THE JOB SITE BY THE LANDSCAPE ARCHITECT ARE FOR PROVISIONS OF THE

CONTRACT DOCUMENTS, AND ARE IN NO WAY A GUARANTEE OF INSURANCE THAT THE FINISHED PRODUCT TOTALLY COMPLIES WITH THE CONTRACT DOCUMENTS.

14. THE LANDSCAPE ARCHITECT DOES NOT ASSUME ANY OF THE RESPONSIBILITY FOR METHODS OR

APPLIANCES USED BY THE CONTRACTOR, NOR SAFETY OF THE JOB IN COMPLIANCE WITH THE LAWS AND REGULATIONS.

15. ALL CONSTRUCTION AND DEMOLITION DEBRIS SHALL BE REMOVED FROM AROUND THE BUILDINGS, THE DRIVEWAYS, SIDEWALKS AND LANDSCAPE AT THE END OF EACH WORK DAY. THE DRIVEWAYS AND SIDEWALKS SHALL BE SWEPT CLEAN. ALL WATER HOSES SHALL BE DISCONNECTED FROM HOSE BIBS AND HOSE BIBS SECURED CLOSE.

16. THE CONTRACTOR SHALL LIMIT THE SITE STORAGE OF MATERIAL, SUPPLIES OR TEMPORARY

STRUCTURES TO THOSE AREAS AS INDICATED ON THE DRAWINGS OR AS APPROVED BY THE OWNER'S REPRESENTATIVE.

17. THE CONTRACTOR SHALL REPAIR OR REPLACE ANY ITEMS DAMAGED DURING DEMOLITION OR CONSTRUCTION INDICATED TO BE REUSED OR REMAIN, AT NO COST TO THE OWNERS.

I CODES UTILIZED PROJECT DATA
I 2022 CALIFORNIA BUILDING CODE (CBC)
I 2022 CALIFORNIA RESIDENTIAL CODE (CRC)
' 2022 CALIFORNIA PLUMBING CODE (CPC)
2022 CALIFORNIA MECHANICAL CODE (CMC)
2022 CALIFORNIA BUILDING CODE (CBC)
2022 CALIFORNIA FIRE CODE (CFC)

I COMPLIANCE ST A TEMENT

I AM FAMILIAR WITH THE REQUIREMENTS FOR THE
: LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE
• CITY OF SOLANA BEACH WATER EFFICIENT LANDSCAPE
REGULATIONS. I HAVE PREPARED THIS PLAN IN

COMPLIANCE WITH THOSE REGULATIONS AND THE

LANDSCAPE DESIGN MANUAL I CERTIFY THAT THE PLAN

IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT
USE OF WATER. UNDER PENALTY OF PERJURY, I AFFIRM
I THAT THE FOREGOING IS TRUE AND CORRECT.
/ COMPLETION NOTES
PROJECT ADDRESS:

APN:

LEGAL DESCRIPTION:

ZONING:

FIRE ZONE:

OCCUPANCY TYPE:

GROSS LOT AREA:

NET LOT AREA:

SETBACK FRmn:

SETBACK INT SIDE:

SETBACK STREET SIDE:

SETBACK REAR
448 MARVIEWDRIVE.

SOLANA BEACH, CA
92075
263·182-07
LOT 14 IN BLOCK 'l' OF MARVIEWHEIGHTS UN!T
NO 4. !N THE CITY OF SOLANA BEACH, COUNTY OF SAN

DIEGO, STATE OF CALIFORNIA ACCORDING TO THE
COUNTY RECORDER OF SAN O!EGO COUNTY ON
DECEMBER 24,1951
LOW RESIDENTIAL (l RD)
NO
R-3
32,382SF
32,382SF

ALLOWABLE
25'..Q"
5'-0"
10'.Q"
25'-0"

PROPOSED
5'-Ci & 7'-10"
NIA
184'-0"
• 1. AT THE TIME OF COMPLETION OF THE THE INSTALLATION A CERTIFICATION OF COMPLETION, USING THE CITY'S FORM SIGNED BY THE LICENSED PROFESSIONAL WHO PREPARED THE LANDSCAPE PLANS, WILL BE REQUIRED.

I 2. 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.

B. A HYDRO-ZONE DIAGRAM SHALL BE PROVIDED ADJACENT TO THE IRRIGATION CONTROLLER.

C. THE MAINTENANCE PERSON(S) OPERATING THE IRRIGATION SYSTEM SHALL RECEIVE ALL REQUIRED MAINTENANCE AND IRRIGATION PLANS.

D. ALL REQUIRED SOIL AMENDMENTS SHALL BE INCORPORATED AND VERIFIED BY THE LICENSED PROFESSIONAL..

3. THE FOLLOWING SHALL BE SUBMITTED WITH THE CERTIFICATION OF COMPLETION FORM.

A A COPY OF THE AGRONOMIC SOILS TEST.

B. A MAINTENANCE SCHEDULE FOR PLANTING AND IRRIGATION.

C. AN IRRIGATION SCHEDULE THAT DELINEATES IRRIGATION TIMES AND WATER USAGE CONSISTENT WITH THE APPROVED PLANS ESTIMATED TOTAL WATER USE (ETWU) AND CURRENT SANTA FE IRRIGATION DISTRICT REQUIREMENTS.

AREA MAP

SHEET INDEX
L-1 0 COVER SHEET
L·2 0 SITE PLAN
L-2 1 SITE PLAN SECOND FLOOR
L·3 0 IRRIGATION ZONE DIAGRAM
L·31 MAWA
L-3.2 IRRIGATION PLAN & NOTES
L-3 3 IRRIGATION DETAILS
L·3 4 IRRIGATION DETAILS

PLANTING PLAN & NOTES

PLANTING PLAN

PLANTING DETAILS

DIRECTORY
OWNER:

KIMEYA & TODD JOHANSEN
448 MARV!EW DRIVE
SOLANA BEACH, CA 92075
LANDSCAPE ARCHITECT:

SOUTHERN OFFICE
5951 BOUNTY STREET
SAN DIEGO, CA 92120

CONTACT MARK SOUTHERN
PHONE 805 252 7012
EMAIL MSOUTHERN@l,!AC COM
ARCHITECT:

ALEC PETROS STUDIO
PO BOX 861
CARDIFF BY THE SEA, CA 92007

CONTACT ALEC PETROS
PHONE 760 415 4019
EMAIL ALEC@ALECPETROS COM
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REVISIONS
L 1.0
1 - OF - 11
SHEETS
I
I
I
SITE PLAN 3/16"= 1'-0"

PROPOSED

SINGLE FAMILY

RESIDENCE
S38"05'58"W
29884.
:I
:I
,i
ii
/
I REFERENCE NOTES SCl-!EDULE
: 5YM6QC ' DESC«'PnQN
,w
I
DRY STACK STONE VENEER RETA!N!NG WALL- STONE TO BE
CANYONWELL FREEFORM STONE· AVAILABLE ECO OUTDOOR
-

SAMPLE TO BE APPROVED BY OWNER PRIOR TO PROCUREMENT I
!NFILTRATlON PIT· SEE CIVIL PLANS FOR DETAILS· FINISH
SURFACE TO BE 2-3h COBBLE TO MATCH STONE VENEER
-

PROVIDE SAMPLE FOR APPROVAL PRIOR TO PROCUREMENT
'BOULDERS· APACHE SUNSET
- OR SIMILAR 2·4' D!A • PROVIDE
, SAMPLE PRIOR TO PROCUREMENT
! PERMEABLE PAVER DRIVEWAY· PAVER TO BE SELECTED
! 6" TH!KC REINFORCED CONCRETE DRIVEWAY APRON
- TOPCAST
/ #1 F!N!SH
- COLOR TBS
\POOL STORAGE CONTAINER (3'X61 SELF CONTAJNED • TBS
I ~6:p~i;2· DIA CORTEN STEEL FIRE PIT
- TUMBLED LAVA
i BIG TIMBER BENCHES
- AVAILABLE URBAN TIMBER· TBS
4X6X42" HT TIMBER FENCE ALONG TOP OF SLOPE
I CUSTOM STEEL GATE 5' MIN HT SELF CLOSING, SELF LATCHING i I PEA POOL CODE z
3 EB
2 ·OF· 11
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448 MARVIEW DRIVE

SOLANA BEACH, CA
92075
PARCEL: 236-182-07

SITE PLAN

SECOND FLOOR
DRP22-021,SDP22-019
S O U T H E R N O F F I C E r,;;;:::;:::;:::;:::;:::;:::;:::;:::;:::;:::;::::17

LANDSCAPE ARCHITECTURE
5981 BOUNTY STREET

SAN DIEGO , CA
9 2 1 2 0
P:805.252.7012
E:[email protected]
\OlHI IFRN Of!ICI.
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HYDROZONE DIAGRAM (REFERENCE) HYDROZONE DIAGRAM (REFERENCE) 1"=20'-0" 1"= 20'-0"

ESTIMATED TOTAL WATER USE (ETWU) WORKSHEET
Ll\\'l
ETo
Pr
HA
st,\

0.6: Con\CP,10n hictor {kl gJl!ons per ;,qu:m.• fr.>o!l !!- hni.:nl1on !:!hCICtl(:\
CITY OF SOLANA BEACH ESTIMATED TOTAL WATER USE {ETWU) WORKSHEET 1 Evapotranspirahon Rate (ETo)
• See "g below
i Conversion Factor• 0.62
(Lme 1 x Line 2)
Hydrozone Alea (HA}~ in square feet
(Lmo 4 x Lino 5)
Irrigation Efficiency (IE)
See ·c· below
{Line 6 ... line 7)
TOTAL of al! Lme 8 boxes + SLA
January2016
Lme

0.62 25,42 {west of 1•5} I 29-14 {east of 1-5)

0.1 0.3 0.6 0.3
1805 2066 ! 1028 I
I
541,5 1239.6; 308.4
.81 .81 .81 I .81
66s.s2 I 1530.37 380.74
C
I
MAWA
. 85,927
730

Page 3 ends

Solana Beach City CouncilMay 21, 2025

Solana Beach City Council
May 21, 2025