Agenda packet — Solana Beach City Council, July 16, 2025 (part 2 of 2)

DISCUSSION:

The subject property is located on the east side of N. Cedros Avenue and is relatively flat.

The lot is rectangular in shape, except for a notch cut out of the southeast corner. There is 96.95 feet of frontage along N. Cedros Ave., a 144.40-foot northern property line, and a 127.06-foot southern property line. The existing driveway provides vehicular and pedestrian access to the property from the northwest corner of the lot. The existing 504 detached garage will be demolished and replaced with a new 637 square foot garage, in addition a 269 square foot addition that contains a pool bathroom, a laundry room, and a new entry way is proposed. The addition area also includes 56 square feet of enclosed outdoor area that is included in the FAR. The project plans are provided in Attachment

2. 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. Floor Area:

Proposed Floor area:

Below Max. by:

Max. Height Allowed:

Max. Height Prop. :

Highest Point/Ridge:

Existing Grade:

Overlay Zone(s):
534 N. Cedros Ave.
30,610 ft2
4,332 ft2
3,376 ft2
956 ft2
25 ft.

24.57 ft.

95.97 MSL

71.40 MSL
SROZ
Zoning Designation:
# of Units Allowed:
# of Units Requested:

MR (3 du/ac)
1 Dwelling Unit, 1 ADU,
1 JADU
1 Dwelling Unit
Setbacks: Required Proposed
Front (W) 25 ft. 27 ft.

Interior Side (N) 10 ft. 10 ft.

Interior Side (E) 10 ft. 11 ft. 2 in.

Rear (S) 25 ft. 15 ft. 5 in.

PROPOSED PROJECT INFORMATION
Floor Area Breakdown: Requested Permits:

DRP: A DRP is required for structure that exceeds
60% of the maximum allowable FAR.

SDP: An SDP is required for a new structure that
exceeds 16 feet in height from the existing grade
Proposed Garage Addition:

Existing Main Floor:

Proposed Main Floor Addition:
637 ft2
2,870 ft2
269 ft2
Subtotal:

Off-Street Parking Exemption:
3,776 ft2
- 400 ft2
Total Floor Area 3,376 ft2
Proposed Grading: 10 cubic yards of excavation for footings and 54 cubic yards of removal and recompaction.

Proposed Parking: Proposed Garage
Proposed Fences and Walls: Yes
Proposed Accessory Structure: No
Existing Development:

Single-Family Residence and detached Garage,
pool, spa and site improvements
The following is a discussion of the findings for a DRP and SDP as each applies to the proposed project as well as references to recommended conditions of approval contained in Resolution 2025-086.

July 16, 2025
DRP24-17/SDP24-012
Murphy-534 N. Cedros Ave.

Page 3 of 12 ends

Development Review Permit (DRP) Compliance (SBMC Section 17.68.40):

A DRP is required for a structure that exceeds 60% of the maximum allowable floor area.

In addition to meeting 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

5. Grading

6. Lighting

7. Usable Open Space
The Council may approve, or conditionally approve, a DRP only if all the findings listed below can be made. Resolution 2025-086 provides a 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.

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 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 the development review criteria. The following is a discussion of the applicable development review criteria as they relate to the proposed project.

DRP Finding # 1
General Plan Consistency
The proposed project is found to be consistent with the General Plan, which designates the property as Medium Density Residential in the General Plan. This zone is intended to provide for residential development in areas characterized primarily by detached single-family dwellings on older subdivided lots and two-family and multiple-family July 16, 2025
DRP24-17/SDP24-012
Murphy-534 N. Cedros Ave.

Page 4 of 12 ends

dwellings within newer, large lot, planned developments at a maximum density of 5-7 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 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.

Zoning Ordinance Consistency: SBMC Section 17.20.010(C) specifies that the MR 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.

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.

Minimum Yards/Setbacks:

The MR Zone requires a 25-foot front-yard setback, 25-foot rear-yard setback and 10- foot interior side-yard setbacks. The entire addition area would be located within the buildable area of the lot. The northeast corner of the existing residence does encroach into the required rear yard setback approximately 11 ft. 5 inches, however, the Applicant does not intend to modify the remainder of the existing residence, therefore it is allowed to remain.

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 proposed 13,610 square foot lot, pursuant to the provisions of the SROZ, is as follows:

0.50 for first 6,000 ft2

0.175 for 6,000 to 15,000 ft2
3,000 ft2
1,332 ft2
Maximum Allowable Floor Area: 4,332 ft2
The residence consists of an existing open concept kitchen, dining room, and living room as well as a laundry room and two bedrooms with ensuite bathrooms and the primary bedroom suite that will remain. The Applicant is proposing to demolish the existing garage and construct a new 637 square foot garage, a 269 square foot addition including a new pool bathroom, laundry room, entry way, and a covered and enclosed area that is included in the FAR. The remainder of the lot is improved with a swimming pool and spa July 16, 2025
DRP24-17/SDP24-012
Murphy-534 N. Cedros Ave.

Page 5 of 12 ends

in the front usable lot area and encroaches into the required front yard setback. The pool area is surrounded by mature landscaping that is proposed to remain except for the landscaping located in the area that is required to be dedicated as a condition of approval, which will be discussed later in this report.

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 637 square-feet of garage area will provide two unobstructed parking spaces; therefore, the project is afforded a 400 squarefoot exemption from gross floor area calculation. With the exemption for providing required parking in a garage, the total gross floor area of the project is 3,376 square feet, which is 956 square feet below the maximum allowable for the property.

Maximum Building Height:

The maximum building height for the MR Zone is 25 feet. The maximum height of the project is 24.57 feet above the existing grade. The proposed addition exceeds 16 feet in height from the pre-existing grade. Therefore, the project is subject to the requirements of SBMC Chapter 17.63 – View Assessment which is discussed later in this report.

Required Off-Street Parking:

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

Fences, Walls and Retaining Walls:

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

With the required three-foot dedication, the existing vegetation and the westernmost portion of the fence would have to be removed and relocated outside of the dedication and on to the property. The fence would be allowed to be 5 feet in height within the front yard setback area in order to comply with the building and safety requirements for the pool. If the Applicant decides to modify any other portion of the existing fences and walls or construct additional fences and walls on the project site, a condition of project approval indicates that they will be required to comply with the Municipal Code.

July 16, 2025
DRP24-17/SDP24-012
Murphy-534 N. Cedros Ave.

Page 6 of 12 ends

Landscape:

The proposed project includes 149 square feet of new landscaped area, therefore a water efficient landscape plan was not required. 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 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 property is located within the MR Zone. Properties to the north and south are also within the MR Zone properties to the west are developed with the Cedros Seaside Row Homes that are within the Medium High Residential (MHR) Zone, properties to the east are located within the Low Medium Residential (LMR) Zone. Properties north, south and east are also located within the SROZ and are developed with one- and two-story, singlefamily residences.

Neighborhood Comparison:

Staff compared the proposed project to 31 other properties within the surrounding area.

This area includes properties along both sides of N. Cedros Ave and the west side of Seabright Lane side as shown on the following map:

July 16, 2025
DRP24-17/SDP24-012
Murphy-534 N. Cedros Ave.

Page 7 of 12 ends

The properties evaluated in this comparison are located within the boundaries of the MHR, MR, and LMR zones and some are within the SROZ. The properties in the MHR Zone have a FAR of 0.75 the other properties have a tiered FAR similar to the subject property. The existing homes range in size from 888 square feet to 6,810 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 garage but including the basement as follows:

Project Gross Building Area: 3,776 ft2
Delete Garage: - 637 ft2
Delete Covered and Enclosed Area -56 ft2
Project Area for Comparison to Assessor’s Data: 3,083 ft2 Table 2, below, 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
(GIS)
Existing
ft2 Onsite
(Assessor’
s)
Proposed
/
Recently
Approved
ft2
Max.

Allowable
ft2
Zone
1 701 Seabright Ln 21,700 3,004 5,175 LMR
2 649 Seabright Ln 22,100 6,810 5,175 LMR
3 639 Seabright Ln 21,300 888 4,875 LMR
4 633 Seabright Ln 11,300 2,660 3,788 LMR
5 631 Seabright Ln 11,200 1,284 3,910 LMR
6 623 Seabright Ln 9,800 2,659 3,726 LMR
7 621 Seabright Ln 14,200 1,480 4,278 LMR
July 16, 2025
DRP24-17/SDP24-012
Murphy-534 N. Cedros Ave.

Page 8 of 12 ends

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

Allowable
ft2
Zone
8 615 Seabright Ln 24,829 2,212 5,316 LMR
9 611 Seabright Ln 10,200 2,477 3,769 LMR
10 603 Seabright Ln 10,400 2,662 3,725 LMR
11 535 Seabright Ln 10,900 3,247 3,858 LMR
12 525 Seabright Ln 7,955 3,203 3,315 LMR
13 515 Seabright Ln 10,800 2,556 3,853 LMR
14 505 Seabright Ln 10,600 984 3,805 LMR
15 607 N Cedros Ave 9,115 3,320 3,545 MR
16 536 N Cedros Ave 9,332 2,647 3,594 MR
17 534 N Cedros Ave 13,610 2,870 3,083 4,332 MR
18 520 N Cedros Ave 10,920 1,244 3,471 3,781 MR
19 508 N Cedros Ave 10,912* 1,170 3,781 MR
20 601 N Cedros Ave 15,608 1,282 5,571 11,706 MHR
21 589 N Cedros Ave 5,330 2,054 3,997 MHR
22 557 N Cedros Ave 3,042 2,292 2,281 MHR
23 535 N Cedros Ave 2,998 2,667 2,248 MHR
24 533 N Cedros Ave 3,042 2,292 2,281 MHR
25 529 N Cedros Ave 2,998 2,142 2,248 MHR
26 525 N Cedros Ave 3,042 2,292 2,281 MHR
27 517 N Cedros Ave 2,998 2,667 2,248 MHR
28 515 N Cedros Ave 3,042 2,292 2,281 MHR
29 513 N Cedros Ave 2,998 2,142 2,241 MHR
30 511 N Cedros Ave 3,042 2,292 2,281 MHR
31 505 N Cedros Ave 2,998 2,667 2,248 MHR
32 503 N Cedros Ave 3,042 2,292 2,281 MHR
Building and Structure Placement:

The 13,610 square foot lot is currently developed with an existing 2,870 square-foot single-family residence with a detached 504 square foot garage as well as site improvements including a pool, spa and landscaping. The Applicant is proposing to demolish the existing garage and construct a new 637 square foot garage, a 269 square foot addition including a new pool bathroom, laundry room, entry way, and a covered and enclosed area that is included in the FAR.

July 16, 2025
DRP24-17/SDP24-012
Murphy-534 N. Cedros Ave.

Page 9 of 12 ends

The SBMC parking regulations require two (2) off-street parking spaces, 9ft. x 19ft. clear, per single-family residence. The SBMC sections 17.48.040 and 17.20.030 indicate that when required parking spaces are provided within a garage, up to 200 square feet of floor area is exempted for each required space. The proposed 637 square foot garage provides two unobstructed garage parking spaces. Therefore, the project is afforded a 400 squarefoot exemption.

Landscape:

The proposed project includes 149 SF of new landscaped area, therefore a water efficient landscape plan was not required. 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.

Roads, Pedestrian Walkways, Parking, and Storage Areas:

SBMC Section 17.52.040 and the Off-Street Parking Design Manual (OSPDM) require two (2) parking spaces for a single-family residence. Currently, the property is accessed from the northwest corner of the lot from the existing driveway. The Applicant is proposing to maintain the existing driveway, demolish the existing garage, and construct a new 637 square foot garage. The SBMC indicates that required parking within a garage up to 200 square feet per space can be exempt from the calculation of floor area. Two unobstructed parking spaces that are 9 ft. by 19 ft. would be provided in the proposed garage, therefore, a 400 square foot exemption is applied to the project.

Grading:

The project includes grading in the amount of 54 yd3 of removal and recompaction to prepare the pad for the proposed addition with an additional 10 yd3 of excavation for new footings for the new garage and proposed additional square footage. No additional site grading is proposed.

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 square footage addition to an existing single-story, single-family residence and site improvements; therefore, usable open space and recreational facilities July 16, 2025
DRP24-17/SDP24-012
Murphy-534 N. Cedros Ave.

Page 10 of 12 ends

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.

Property Frontage and Public Right-of-Way Improvements:

The existing property frontage is inadequately improved, with a rolled curb voluntarily installed by the property owner. If approved, the Applicant will be required to dedicate 8- feet of property frontage for use as public right of way. In addition, the applicant will be required to remove the existing landscaping on that dedication area and construct a 10- foot wide D.G. pathway graded at a 2% maximum slope for walking and parking purposes.

Structure Development Permit (SDP) Compliance (SBMC Section 17.63):

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 April 23, 2025, which showed the highest story pole certified at

96.05 MSL (story pole #1) which is 24.85 feet above the pre-existing 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 June 9, 2025. No applications for View Assessment were received. Therefore, if the Council is able to make the required findings to approve the DRP, the SDP would be approved administratively.

It should be noted that since the June 9, 2025, View Assessment deadline, the Applicant decided to reduce the length of the westernmost eave by one foot with no change to the roof pitch. This reduction would lower the maximum building height from 24.85 feet to

24.57 feet or 95.97 MSL. This modification has been reflected on the plans provided in Attachment 2.

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 residence will not exceed 24.57 feet above the existing grade or exceed a highest point at 95.97 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.

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 July 3, 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. Staff did, however, get copied on correspondence between a neighbor and the Applicant which contained questions regarding the scope of work.

July 16, 2025
DRP24-17/SDP24-012
Murphy-534 N. Cedros Ave.

Page 11 of 12 ends

In conclusion, the proposed project, as conditioned, could be found to be consistent with the Zoning regulations and the General Plan. Staff has prepared draft findings for approval of the project in the attached Resolution 2025-086 for Council’s consideration based upon the information in this 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.

CEQA COMPLIANCE STATEMENT:

The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the State CEQA Guidelines. Class 1 consists of minor alteration to existing private structures including additions to existing structures provided that the addition will not result in an increase of more than 50 percent of the floor area of the structures before the addition or 2,500 square feet whichever is less.

FISCAL IMPACT: N/A
WORK PLAN: N/A
OPTIONS:
∙ Approve Staff recommendation adopting the attached Resolution 2025-086. ∙ 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.

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.

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 15301 of the State CEQA Guidelines; and
July 16, 2025
DRP24-17/SDP24-012
Murphy-534 N. Cedros Ave.

Page 12 of 12 ends

3. If the City Council makes the requisite findings and approves the project, adopt Resolution 2025-086 conditionally approving DRP and SDP to demolish the existing garage and construct a new 637 square foot attached garage and a 269 square foot addition to the first floor living area which includes the entry area and covered and enclosed area, as well as a second floor covered deck with extended eaves above the proposed garage at 534 N. Cedros Avenue, Solana Beach. ___________________________
Alyssa Muto, City Manager
Attachments:

1. Resolution 2025-086

2. Project Plans
ATTACHMENT 1
RESOLUTION 2025-086

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

THE EXISTING DETACHED GARAGE AND CONSTRUCT

A NEW ATTACHED GARAGE, SQUARE FOOTAGE

ADDITION AND NEW ENTRY AREA, AND PERFORM
ASSOCIATED SITE IMPROVEMENTS AT 534 N. RIOS
AVENUE, SOLANA BEACH.

APPLICANT: John Murphy
APPLICATION: DRP24-017/SDP24-012
APN: 263-062-28
WHEREAS, John Murphy (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 July 16, 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 15301 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 the existing garage and construct a new 637 square foot attached garage and a 269 square foot addition to the first floor living area which includes the entry area and covered and enclosed area, as well as a second floor covered deck with extended eaves above the proposed garage at 534 N. Cedros Avenue is conditionally approved based upon the following Findings and subject to the following Conditions:

III. FINDINGS
Resolution 2025-086
DRP24-017/SDP24-012- Murphy
534 N. Cedros Ave.

Page 2 of 12 ends

A. In accordance with Section 17.63.040 (View Assessment) of the City of 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 April 23, 2025, which showed the highest story pole certified at 96.05 MSL (story pole #1) which is 24.85 feet above the pre-existing 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 June 9, 2025. No applications for View Assessment were received.

Therefore, if the Council is able to make the required findings to approve the DRP, the SDP would be approved administratively.

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

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

General Plan Consistency: The proposed project is found to be consistent with the General Plan, which designates the property as Medium Density Residential in the General Plan. This zone is intended to provide for residential development in areas characterized primarily by detached single-family dwellings on older subdivided lots and twofamily and multiple-family dwellings within newer, large lot, planned developments. at a maximum density of 5-7 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 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 Resolution 2025-086
DRP24-017/SDP24-012- Murphy
534 N. Cedros Ave.

Page 3 of 12 ends

seaside orientation of established residential neighborhoods. The project, as designed, complies with the SROZ maximum allowable floor area.

Minimum Yards/Setbacks:

The MR Zone requires a 25-foot front-yard setback, 25-foot rear-yard setback and 10-foot interior side-yard setbacks. The Applicant intends to construct a new ADU on top of the new garage, however, it is not subject to discretionary review. An exterior staircase is proposed between the proposed garage and the existing residence in order to provide access to the ADU. The ADU will be smaller in area than the proposed garage, additional deck area is proposed on the roof of the garage that will be covered by an extended roof and eaves. The additional deck area, roof and eaves on the second level have are subject to discretionary review because this area exceeds the minimum size necessary for the ADU and have been illustrated by the story poles.

Maximum Floor Area Ratio:

0.50 for first 6,000 ft2

0.175 for 6,000 to 15,000 ft2
3,000 ft2
1,332 ft2
Maximum Allowable Floor Area: 4,332 ft2
The residence consists of an existing open concept kitchen, dining room, and living room as well as a laundry room and two bedrooms with ensuite bathrooms and the primary bedroom suite. The remainder of the existing lot is improved with an existing swimming pool and spa in the front yard area and has mature landscaping that is proposed to remain except for the landscaping in the proposed dedication area which will be removed. Applicant is proposing to demolish the existing garage Resolution 2025-086
DRP24-017/SDP24-012- Murphy
534 N. Cedros Ave.

Page 4 of 12 ends

and construct a new 637 square foot garage, a 269 square foot addition including a new pool bathroom, laundry room, entry way, and a covered and enclosed area that is included in the FAR.

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 637 square-feet of garage area will provide two unobstructed parking spaces, and two spaces are required in total for the project; therefore, the project is afforded a 400 square-foot exemption from gross floor area calculation. With the exemption for providing required parking in a garage, the total gross floor area of the project is 3,376 square feet, which is 956 square feet below the maximum allowable for the property.

Maximum Building Height:

The maximum building height for the MR Zone is 25 feet. The maximum height of the project is 24.57 feet above the existing grade of 71.40 MSL.

The proposed addition exceeds 16 feet in height from the pre-existing grade. Therefore, the project is subject to the requirements of SBMC Chapter 17.63 – View Assessment which is discussed later in this report.

Required Off-Street Parking:

Fences, Walls and Retaining Walls:

Currently, there is a fence enclosing the entire perimeter of the property which ends with a gate on the north side of the existing garage and fully encloses the front yard area south of the garage and driveway. There is mature vegetation that screens the fence from view. With the required three-foot dedication, the existing vegetation and the westernmost Resolution 2025-086
DRP24-017/SDP24-012- Murphy
534 N. Cedros Ave.

Page 5 of 12 ends

portion of the fence would have to be removed and relocated outside of the dedication and on to the property. The fence would be allowed to be 5 feet in height within the front yard setback area in order to comply with the building and safety requirements for the pool. If the Applicant decides to modify any other portion of the existing fences and walls or construct additional fences and walls on the project site, a condition of project approval indicates that they will be required to comply with the Municipal Code.

Landscape:

The proposed project includes 149 SF of new landscaped area, therefore a water efficient landscape plan was not required. 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 waterconserving 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, as well as protection of the property from adverse surrounding influences.

The property is located within the MR Zone and SROZ as are the properties located tothe north and south, properties west are developed with the Cedros Seaside Row Homes and are within the Medium High Residential (MHR) Zone, properties to the east are located within the Low Medium Residential (LMR) Zone.

Properties north, south and east are also located within the SROZ and are developed with one- and two-story, single-family residences. Properties further south are in the Light Commercial (LC) Zone and are developed with a variety of commercial uses.

Resolution 2025-086
DRP24-017/SDP24-012- Murphy
534 N. Cedros Ave.

Page 6 of 12 ends

b. Building and Structure Placement: Buildings and structures shall be sited and designed in a manner which visually and functionally enhances their intended use.

The proposed residence will be located within the buildable area of the lot. The highest point of the proposed residence will be

95.97 feet MSL and 24.57 feet above the existing grade.

The existing residence consists of an existing open concept kitchen, dining room, and living room as well as a laundry room and two bedrooms with ensuite bathrooms and the primary bedroom suite. The remainder of the existing lot is improved with an existing swimming pool and spa in the front yard area and has mature landscaping that is proposed to remain except for the landscaping in the proposed dedication area that will be removed. The Applicant will demolish the existing garage and construct a new 637 square foot garage, a 269 square foot addition including a new pool bathroom, laundry room, entry way, and a covered and enclosed area that is included in the FAR.

The residence is designed to minimize adverse impacts on the surrounding properties.
c. Landscaping: The removal of significant native vegetation shall be minimized. Replacement vegetation and landscaping shall be compatible with the vegetation of the surrounding area. Trees and other large plantings shall not obstruct significant views when installed or at maturity.

The proposed project includes 149 SF of new landscaped area, therefore a water efficient landscape plan was not required. 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 droughttolerant and non-invasive plant materials and water-conserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.
d. Roads, Pedestrian Walkways, Parking and Storage Areas: Any development involving more than one building or structure shall provide common access roads and pedestrian walkways.

Parking and outside storage areas, where permitted, shall be screened from view to the extent feasible, by existing
Resolution 2025-086
DRP24-017/SDP24-012- Murphy
534 N. Cedros Ave.

Page 7 of 12 ends

topography, by the placement of buildings and structures, or by landscaping and plantings.

The project includes a new attached two-car garage which will provide at least two required off-street parking spaces.

Vehicular access to the garage and pedestrian access to the residence will be provided by the existing driveway location in the northwest corner of the lot.
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 amount of 54 yd3 of removal and recompaction to prepare the pad for the addition with an additional 10 yd3 of excavation for new footings for the new garage and proposed additional square footage. No additional site grading is proposed.
f. Lighting: Light fixtures for walkways, parking areas, driveways, and other facilities shall be provided in sufficient number and at proper locations to assure safe and convenient nighttime use.

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

All new exterior lighting fixtures comply with the City-Wide Lighting Regulations of the Zoning Ordinance (SBMC

17.60.060). All light fixtures shall be shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding area. g. Usable Open Space: Recreational facilities proposed within required usable open space shall be located and designed to maintain essential open space values.

The project consists of a square footage addition to an existing single-story, single-family residence and site improvements; therefore, usable open space and recreational facilities are neither proposed nor required according to SBMC Section Resolution 2025-086
DRP24-017/SDP24-012- Murphy
534 N. Cedros Ave.

Page 8 of 12 ends

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 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 the issuance of Building or Grading Permits.

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 Permit plans must be in substantial conformance with the architectural plans presented to the City Council on July 16, 2025, and located in the project file with a submittal date of July 9, 2025.

III. 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).

IV. 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 24.50 feet above the proposed grade (or 61.66 feet above MSL) in conformance with the plans as approved by the City Council on July 16, 2025.

V. The Applicant shall obtain required California Coastal Commission Resolution 2025-086
DRP24-017/SDP24-012- Murphy
534 N. Cedros Ave.

Page 9 of 12 ends

(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. 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. 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.

VIII. 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.

IX. 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.

X. Pursuant to SBMC 17.68.040 subsection K, the signed final development plan shall be the official site layout for the property and shall be attached to any application for a building permit for the subject property. Any subsequent revisions or changes to the final development plan as approved by the Council will require an amendment to the approved DRP.

B. Fire Department Conditions:

I. Please reference the current code cycle upon submittal for building review. 2022 California Fire Code.

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 Resolution 2025-086
DRP24-017/SDP24-012- Murphy
534 N. Cedros Ave.

Page 10 of 12 ends

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, such as rear access doors, building corners, and entrances to commercial centers 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 fire sprinkler system designed and installed by a C-16 licensed contractor. 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).

C. Engineering Department Conditions:

I. The Applicant is required to obtain an Encroachment Permit in accordance with SBMC 11.20 for all work performed in the public right of way, including the frontage improvements listed below, as shown in approved plans being located the public right-of-way. The frontage improvements shall be completed to the satisfaction of the City Engineer prior to the occupancy of the proposed project:
a. Construction of the 10-foot wide Decomposed Granite (DG) walkway, compacted and graded at a maximum 2% slope
toward the flow line, for walking and parking usage to the satisfaction of the City Engineer.
b. Improvements shall have transitions to adjacent structures to the satisfaction of the City Engineer.

II. The Applicant shall record the Encroachment Maintenance Removal Agreement (EMRA) with the County of San Diego prior to Final Inspection of the Building Permit. The EMRA shall be recorded against the property for all private improvements in the public rightof-way, including but not limited to:
a. 10-foot wide DG area along the property frontage on North Cedros Avenue
b. Non-standard concrete driveway approach
Resolution 2025-086
DRP24-017/SDP24-012- Murphy
534 N. Cedros Ave.

Page 11 of 12 ends

c. Mailbox
d. Irrigation lines and landscaping
III. An 8-foot width of property frontage along North Cedros Avenue shall be dedicated to the City of Solana Beach as public right of way. The Applicant shall provide the Plat and Legal Description prepared by a Registered Civil 2 of 2 Engineer. The document shall be recorded with the County of San Diego prior to Final Inspection of the Building Permit.

IV. All site walls in excess of four feet, as measured from the bottom of the footing to the top of the wall, not included as part of the Building Permit approvals shall obtain a miscellaneous Engineering Permit prior to work being performed.

V. All construction demolition materials shall be recycled according to the City’s Construction and Demolition recycling program and an approved Waste Management Plan shall be submitted.

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

D. The City Council Conditions:

I. N/A.

I. ENFORCEMENT
Pursuant to SBMC 17.72.120(B) failure to satisfy any and all of the abovementioned conditions of approval is subject to the imposition of penalties as set forth in SBMC Chapters 1.1.6 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.

Page 12 of 12 ends

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 16th day of July 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

VICINITY MAP (NTS) PROJECT INFORMATION
PROJECT NAME: MURPHY ADDITION
CITY OF PROJECT ADDRESS: 543 NORTH CEDROS AVE,
SOLANA BEACH SOLANA BEACH, CA 92075

SHEET INDEX
NO. SHEET NAME
C1 SITE PLAN
;!
~ SUBMITTAI.S I REV1S1DNS
~ -~Rew->1,crlSubm,ttaJ
"' ---
i
~-
+--~---1
A.P.N. (S) 263-062-28-00 C2 BMP PLAN LEGAL DESCRIPTION: 152492REC68 / SLY PAR PER ROS 2428 IN LOT 21 TR 2373 w ..
0 SITE ~
~ ~~tc,,FFsr SCOPE OF WORK ,:
! •=-<rnM>e \ ' 1. DEMOLITION OF 504 SF DETACHED GARAGE

2. NEW ENCLOSED OUTDOOR AREA AT GARAGE (56 SF)

3. ADDITION (LIVING AREA) (213 SF)
/ ffi 4. NEW ATTACHED GARAGE (637 SF)
ll_ 5. COVERED DECK AT SECOND FLOOR (1,047 SF)

SITE INFORMATION

AO AREA PLANS
A1 FLOOR PLAN
A2 SECOND FLOOR PLAN
A3 ROOF PLAN
A4 ELEVATIONS - OVERALL
A5 ELEVATIONS -ADDITION
A6 SECTIONS
SP1 STORY POLE PLAN
PROJECT TEAM ZONE: MR
OVERLAY ZONE: SCALED RESIDENTIAL OVERLAY ZONE
OWNER: JOHN & HEIDI MURPHY SITE AREA (GROSS): 13,610 sf 534 NORTH CEDROS AVE. ROAD DEDICATION : -792 sf
SOLANA BEACH, CA 92075 SITE AREA (NET) (LESS ROAD EASEMENT) 12,818 sf ARCHITECT: BRIAN CHURCH AIA, BRIAN CHURCH ARCH ITECTURE SETBACKS : REQUIRED PROPOSED 507 S. CED ROS AVE FRONT 25' 31'-0" SOLANA BEACH , CA 92075 REAR 25' •15'.5" (858) 793-3437 - OFFICE SIDE (N) 10· 10'-0" PROJECT CONTACT: BRIAN CHURCH SIDE (S) 10' 11 '-2" EMAIL: [email protected] 'EX/STfNG NON-CONFORMING TO REMAIN

FLOOR AREA ALLOWED (FAR)

AREA TYPE AREA(SF) RATIO ALLOWED
SITE AREA (GROSS) 13,610
FIRST 6,000 .5 3,000 sf
NEXT 7,610 .175 1,331 sf
TOTAL ALLOWED 4,331 sf

BUILDING AREAS
FAR BUILDING AREA EXISTING ADD / REMOVE PROPOSED z FIRST FLOOR LIVING AREA 2,870 sf +213 sf 3,083 sf 0 OUTDOOR AREA (ENCLOSED) o sf +56 sf 56 sf fEXISTING GARAGE (TO BE DEMOLISHED) 504 sf -504 0 sf I- u ::,
NEW ATTACHED GARAGE 0 sf +637 637 sf LLI Ck::

SUB-TOTAL 3,374 sf +402 3,776 sf
GARAGE EXEMPTION -400 sf -400
TOTAL PROPOSED FLOOR AREA 2,974 sf 3,376 sf
LLI fCl)
:I z
V) 0
l)
LOT COVERAGE:

NET LOT COVERAGE ALLOWED 13,110 SF x 35% = 4,588 sf
LOT COVERAGE EXISTING 3,374 sf
z LLI Ck:: ...J 0
0 I- I...

LOT COVERAGE PROPOSED 3.946 sf
TOTAL LOT COVERAGE (3,946 + 13,110 = 0.30)
BUILDING HEIGHT ALLOWED: 25'-0"
- - fI- I- 0
- z
C 8 BUILDING HEIGHT PROPOSED: 24'-1 01/4" c ~ OCCUPANCY GROUP: R-3 (SINGLE-FAMILY RESIDENCE) <( ~ g
TYPE OF CONSTRUCTION: TYPE-VA
FIRE SPRINKLER REQUIRED: YES (MAIN HOUSE ALREADY SPRINKLERED) GRADING QUANTITIES: SITE GRADING OCY
EXCAVATION FOR FOOTINGS 10 CY
REMOVAL AND RECOMPACTION: 54 CY
> l :I~
o. l
~ TOTAL GRADING: 64 CY
IMPERMEABLE AREAS: EXISTING 8,915 SF
SEE SHEET AO FOR IMPERMEABLE AREA PLAN PROPOSED 8,876 SF NET CHANGE -39 SF
=> ~ 0
~

SITE AREAS EXISTING (SF) PROPOSED (SF)
NON-LANDSCAPED AREAS 8,844 8,752
NON-IRRIGATED LANDSCAPE 0 0
IRRIGATED LANDSCAPE 4,230 4,376
WATER FEATURES 481 481
DECORATIVE HARDSCAPE 0 0
TOTAL LOT AREA 13,609 13,609
AREA OF WORK (SF) 1 SCALE, 1/2" • r.o· IRRIGATED LANDSCAPE 259 WATER FEATURES 0 SDP Set of Plans for Notice Mailed Sn/25 DATE, 04/28/25 DECORATIVE HABDSCAPE 0
AGGREGATE LANDSCAPE AREA 259
1 AREA OF RE.PLACEMENT AND/OR NEW
IRRIGATED LANDSCAPE, WATER FEATURES. ATTACH ANDIOR OE CORA TfVE HAROSCAPE ASSOCIATED WTTH THE PROJECT MENT2
~·- f~ t City of Solana Boac.h Planning Dopartmcnt
- RECEIVED SET Ill
05/07/2025 candrews
SH EET
Tl
\
\
\
\
\
\
I I
I
NEW
8' ROW DED

ICATION
(HATCHED AREA)

TRANSIT

ION TO ADJACENT
STRUC

TURES TO THE
SA
TIS
FACT
ION

OF THE C
ITY
ENGIN
EER

NEW FRO
NT

PROPERTY LINE

AFTER DEDICATION
(E) 5' ROAD EASEME
NT
EXIS

ITNG CONCRETE
DR

IVEWAY TO REMAIN

IN ROW- EMRA

REQUIRED
\
(E) MAILBOX TO BE
R

ELOCATED
\~ ' - \ it _o·
\
D
.

G: WALKWAY GRA
DED NO
STEEP
ER
THAN
2% FROM
T
HE
PROPE

RTY LINE

TOWARD THE EXISTING CURB
\ PORTION OF EXISTING TREES, HEDGE, LANDSCAPING AND IRRIGATION LINES LOCATED IN

THE ROW TO BE RE

MOVED TO
COM

PLY WITH REQU

IREMENTS

OF NEWD
.

G. WALKWAY
\
\ (E) FENCE TO BE

MOVED EASTWARD TO
COMPLY

WITH NEW PROP
E
R

TY LINE,

SETBACK LOCA
T

IONS, AND HEIG
HT
R
E
QUIREMENTS \
\
\
, PROPOSED ADDITION:

I ENTRY FOYER, ATTACHED

GARAGE/ POOL BATH AND

I SECOND FLOOR DECK
C--
ADJACE
NT

RESIDENT
IAL

STRUCTURE

LINE OF
NEW

ROOF ABOVE
\ LINE OF

NEW ROOF ABOVE
\( , NEW

MAILBOX LOCAT
I
ON
Af,
N
EW 42" TALL WOOD FENCE@ FRONT
P
.

L.
(E) RO

LLED CURB TO REMA
IN -~-
TRANS

ITION TO ADJACENT

STRUCTURES TO THE SATISFACTION
OF
T

HE CITY ENGINEER
\
\

SITE PLAN
1" = 10'-o"
A4
\
\
\
\
1--

ADJACENT
RESI
D
E
NTIAL
ST
R
UCTURE
I
I
I
I
)
I
I
I
I
I
I

EXISTING
O

NE-STORY SI
NGLE I
FAM
ILY
RES
IDENT

IAL STRU
CTURE
1st FLOOR
F
.

F
.=
7 4
.
48 •
<
I
I
I
I
I
I
I
I
I
I
I
I
I
..)
(il' .,... ~ ,i. ~'ll ~ ·,g'-o'~ ,i5il.
#'""}J
.,_
..
,';?,
\~i
~'d,

EXISTING SINGLE FAMILY
1 RESIDENCE TO REMAIN
CD

SUBMITTALS
/ REVISIONS
" · Date
Rev,e;IQO/S
u~
_ __ j __
-
- -t- ~
1-+-t- ----=-
+<E
u
cc
~
If)
r---.
~ 0
N 1J ., 0- .:C><(r---.
~<(ur0
<( cl
_ -st
......c -r) ---Cr-.') ~ (1j g I")
"U °'0- U...c . CD r---. (/) 0 ~
Cf'- CC()
.g O ~ If)
C[}Lf)(/)~
z
<(
...J

0. z LLI
.... 0 - - Cl)
.... -C "'
0 c ~
<( ~
~
> 1
:::c ~ 0. J
0: -i
:::, ~
~
--~ =·
/l'li ~ BRIAN Hj
~13 3 CHURCH
'
~~!=,
v,5 'a.
. di .1 I ,- /
~~
SCALE, l'
• I0'-0"
DA
T
E,
0 4/28/25
SHEET
Cl
z
0 i=
u
::::i
c::
fen
z
0 u
c::
0 Li.
lo
z
\
\
\
\
\
\
\
\
\
\
\
\
\
\
\
\
\
\
\
\
\
\
\
\
\

VICINITY MAP

CITY OF

SOLANA BEACH
J ;;:

Q
r
i 9~ 8/'o,.' S::

Oi i
~-
Cltrrc-sr SITE ~ LJ LOMAS SANTA FE DRIVE
\
\
\
\
\
\
\
\
\
\
\
\
\
\
\
PROPOSED ADDITION:

ENTRY FOYER, ATTACHED

GARAGE/ POOL BATH AND

SECOND FLOOR DECK
\
NEWD.G.

PARKING STRIP
' \
\
\
\

OWNER INFORMATION CONTACT INFORMATION
NAf.Jli=

ADDRESS
ClTY
Sr ATE
ZIP

JOHN & HEIDI MURPHY
534 NORTH CEDROS
SOLI\NA BEACH
CA
92075
507 S CEDROS AVENUE

SOLANA BEACH
CA
92075
(858)793-3437
IMPERMEABLE AREAS:

EXISTING

PROPOSED

NET CHANGE
8,915 SF
8,876 SF
-39SF
__.,,,...,.._.-----
·v
_,.._...-:: ~riti:,
\
\

EXISTING ONE-STORY SINGLE
FAMILY

RESIDENTIAL STRUCTURE
•
\
°':1<1•
,;:1~-§j
""'· -~ ,.,_'6,
'2\;
"'\l.

EXISTING SINGLE FAMILY

RESIDENCE TO REMAIN
- CONCRETE WALL
\
\
\
SITE.AD R~SS
534 North Cedros Al'!!~ue, S0!011<1 Bear;h, CA 92075
l CERTIFY THAT 1 fiAVE READ All ZONING REGULATIONS ANO BE;;ST MANAGEMENT PRACTICES (8MP$} NOTES M~D THAT I AM THE DESIGNi;;R

OF THE PROPOSED PR E T
04/28/25

PROJECT SCOPE

EXISTING

SINGLE-STORY SINGLE FAMILY RESIDENCE AND DETACHED GARAGE

PROPOSED

1. DEMOLITION OF 504 SF DETACHED GARAGE

2. NEW ENCLOSED OUTDOOR AREA AT GARAGE (56 SF}
Pl-tONf
FAX
EMArl
NAMS

ACDRESS
CITY
STATE
ZIP
PHONE
FAA
IEMA!l. [email protected]

3. ADDITION (LIVING AREA) (213 SF J
4, ADD ATTACHED GARAGE (637 SFJ

5. COVERED DECK AT SECOND FLOOR (1,047 SF) DESIGNER SIGNATURE REQUIRED DATE

BMP LEGEND

BROW DITCH
BERM
MATERIALS & WASTE MANAGEMENT BMPs
__ Wti-i ___ , MATERIAL OELIVERY & STORAGE
~~
;WM-8
i1NM:5,
:WM::~
'"wM:e,

SPILL PREVENTION AND CONTROL
CONCRETE WASTE MANAGEMEflT
SOLID WASTE MA!IAGEMENT

SANITARY WASTE MANAGEMENT

HAZARDOUS WASTE MAHAGEMENT
TEMPORARY RUNOFF CONTROL BMPs
···ss-2 PRESERVATION OF EXISTING - -- - VEGETATION
SS-4
'fa~
i S§c7 •
, i>S:1Q_,
__ §C-1 ____ ;

BONDEOOR STABILIZED FIBER MATRIX
(WINTER)
HYOROSEEOIIIG (SUMMER!
SS-6 STRAW OR WOOD MULCH
PHYSICAL STABILIZATION (WlNTER)
ENERGY DISSIPATOR ~:r: ", 3 :._,c,,...,__f:::1
SILT FENCE - ... ,.,, -••.. ,::, ..
__ SC-2 _ I _F'.D?~59 SEOIMENTJDESILTINGBASIN
SC-5_ FISER ROLLS
fsC-6_ -S_9•8 GRAVELORSA!IOBAGS
;Jc.f· i STREET SWEEPING AH □ VACUUMING
r-_s_¢:10' STORMORAIH INLET PROTECTION
. NS:":i··· DEWAT ERIIIG FIL TRATJON
TC'.·,
tc,,i
'ic-:i·_-
STABILIZED CONSTRUCTION E!ITRANCE -

CONSTRUCTION ROAD STABILIZATION -
EIURA!ICE/EXITTIREWASH"
BASELINE BMP<; FOB EXISTING ANO PROPOSED

SITE FEATURES
·so:s
so:c·
sD-E
. $DG
,sp:H
,§6-1
so:K __ i

DIRECT RUNOFF TO PERVIOUS AREAS

INSTALL GREEN ROOFS
INSTALL RAIN BARR=LS

CONSERVE NATURAL FEATURES

PROVIDE BUFFERS AROUND WATER BODIES
CONSWUCT SURFACES FROM PERMEABLE;

MATERIALS
SUSTAlNABLo LANDSCAPING
BASELINE BMPs FOB POLLUTANT-GENERATING SOURCES
s¢:A OVERHEAD COVERING
sc-s·

SHEET INDEX
• jic:c
LSC-Ll'
s¢Ji
SEPARATION OF FLOWS FROM ADJACEllT AREAS

WIND PROTECTION RESERVED FOR COUNTY STAMPS

SANITARY SEWER

CONTAINMENT SYSTEM

POTENTIAL RUNOFF POLLUTANTS
:t TRASH & REFUSE STORAGE
B MATERIALS & EQUIPMEllT STORAGE
LOADING & UliLOADING

FUELIIIG

MAINTENANCE& REPAIR
VEHICLe & EQUIPMENT CLEANING
OTHER

PLOT PLAN INFORMATION
PLEASE SEE "Mni1MUM PLOT PLAN INFORMATION"' {FORM PDS #0'90/ FOR COM?LETE: REOUlREMf:NTS
AU IIEMS I lSIEP ON THE ~MINJMUM PLOT PLAN JNFORMATIOW MUST BF INCLUDEO ON lHE PLOT PLAN. IF NOT SHO'NN. YOUR PLANS \'JjLL SE REUE:ClE:O ~LOT PlANS MUST BE Cl.EAR AND LEGlBLE.

INDtCATE ALL PROPERTY LINES.
!NO!CATE FOOTPRINT OF All EXfSTING I PROPOSf;D STRUCTIJ~ES, INDICATE REOUtR~D BUllDlNG SETBACKS;
INDICATE WELL($) AND LEACH 1,n~ES.

INrnCA'fS DRIVEWAY. PAFtK~NG, MATERIAL AND SLOPE OF DRIVEWAY, lt-aOJCAT~ ALL EASEMENTS. ROA.OS. STREET$. AND ALLEYS.

SHEET TITLE

BMP PLAN

SHEET NUMBER
C2
PDS 040 (REV, 0110112017)

BUILDING PLOT PLAN TEMPLATE
{El GARAGE TO BE
DEMOLISHED AND REPLACED:
504 SF
(Nl GARAGE
637 SF
.,,
"' '
(Nl ENCLOSED OUTDOOR AREA:
56 SF
LIVING AREA ADDITION:
213 SF
/ 2e· r
-----, ........ ....-.--~ -:,
'
I ·
r
I
/
121
!l 5
liil
10 4
/
4 4 10 10
/ / /

EXISTING HOUSE
2,870 SF

AREA PLAN - FIRST FLOOR
1/811 = 1'-0"
/ /
A , _ - - - --- --- -- - - - -,
B
::1
C
/

COVERED DECK
1,012 SF
___ _,
/

AREA PLAN - SECOND FLOOR
1/811 = 1'-011
J
I '
[,
I

8.915 SF
149 SF
I
L __ __ __ ____ _______ _ __ ~
D ADDED IMPERMEABLE AREA 110 SF
PROPOSED IMPERMEABLE AREA 8,876 SF
NET CHANGE -39 SF

SITE PLAN IMPERMEABLE AREAS
1/1611 = 1'-0"

LANDSCAPE AREA PLAN
1/1611 = 1'-0"
□ (El LANDSCAPE AREA

TO REMAIN
r - .., 1 1 (El LANDSCAPE AREA
c.. _ ..J TO BE DEMOLISHED
4,276 SF
110 SF
~ - ~ (N) LANDSCAPE AREA 149 SF
□ (El WATER FEATURE
AREA
481 SF
: SUBMITTALSIREVIS!ONS
~bl
I t=+---
_j___=±_-_ -
~ _j__
-<:
u
al
V,
z
<(
..J
C.
z <(
0 LU
~ - <( I-
-
C §
c ~
<( ~
i
> 1
::c 1
C. J
~ 1
:::::> 1
~
/ iii ~
/i!s~ ~ BRIAN~
1!!!5 3 CHURCH ;5.._
9--'-~ ~ :,
(3
~ MJI'!;/
SCALE, As indic.ote<l
DATE, 04/28/25
SHEET
AO
z
I-
(/)
z
:.)
z

WALL LEGEND

EXISTING WALL TO REMAIN

EXISTING WALL TO BE REMOVED

NEW WALL

KEY NOTES
m NEW GARAGE (ATTACHED) TO REPLACE (E} GARA
[[] STAIR UP TO DECK
@] OUTDOOR SHOWER (COVERED)
0 (E) PAVING TO REMAIN
rn NEW CONCRETE PAVING (REPLACE EXISTING)
@) NEW LANDSCAPE (PAVING REMOVED)
GE
[I] NEW CONCRETE PAVER$ TO REPLACE CONC, PAT 10
[]] NEW GLASS WALL
10"·111!8"

FIRST FLOOR PLAN
1/ 4" = 1'-0"
44'-10''
l; A4
il
?i
~ SUOMITTAJ.$ J :REYi.SlONS
~ l~L""'···-j_.,"''""''"'-o;~~' I
I
SI
z
0 I-
-
z
<t
-I
C.
c::
0 0
...J
LL
SCALE, 1/4"•1'-0"
DA TE, OA/28/25
SKoET
Al
r-~ -----------~-~---------------~------------------ ' ------- __ ..,. ____ ---------~------------ ____ .... ___ -------, ' • ' I ' I 0 ' ' t '
' ' ' ' ' ' ' ' : :
' ' 0 I
0 I
' ' ' ' I I
' ' ' ' l WALKABLE WAREPROOF MEMBRANE :
' '
' ' I I
' ' ' ' : \ 1
' ' t '
' ' l §~~ !
' ' 0 I l O
' ' I A -- i : .L ... _~ ___ \.. - ~ 1-··· r A6 1
' I
' ' : LINE OF OVERHANG ABOVE :
' ' ' ' I I
' ' ' ' r ~-r··- :
: ~~~M \ ' I
' ' ' ' : STAIRS FROM GRADE BELOW ; \ ' ,,
' '
! t· i ' '
' I '
WOOD GUA1DRAIL ---- ----_-_-_--------- -------------------- ,,. - ------- --------------------------------------------- IP""--1 -
14-.
1 ""'
12 "'_-,=--=!I
r: '7 -~-_,,_,Q_---~□ □

LINE OF STRUCTURE BELOW
- '- EXISTING
ROOF
SECOND l=LOOR DECK
1/ 4" = 1'-0"

NEW ROOF BELOW
.•- EXISTING
ROOF
I
~
u
aJ
z
0 -Iz
<t
..J
C.
~
0 0
....I
LL
C
z
0 u
LI.I
V)
SCALE. I/ 4" • \'.Q"
DATe, 04/28/25
SHEET
A2
I
I
J
I
I
1:-
1 '
11 i
I
I'
I
I'
I
i
I
I
1,
J
ti:
3i
I
I,
I.

I
r
t1
1_
ll
I'
I:
r---
1 LI NE OF GARAGE BELOW I
I
I
I
I
I
I
I
,(
I
I
I
I
I

I --- --- T----
I
I
I
I
I
I
1ffi
I~
1"-
1 I
I
--L--·
-· 1
I
1"/12'"
(N) CLASS
A ROOF
GUTTER
\
--------',.----------------~--------7
(N) CLASS A

ROOF BELOW
(E) ROOF
□ . D
(E) ROOF
1"'112'"
□
I
I
r- _____ _j
I
I
I
I
I
I
I
D
D L~:b
I
+-----
1 I
I
I
' 1.,----_'I I i~_J
I
,(
D
D
10 I:
i
i L----------------~---------------r---~-_____,;::;- - --=-=-- -=---= - -...;;;;..,;;;;.- - __J__; _J I
j:

I
l_---
l ROOI= PLAN
3/16" = 1'-0"
I
I
I
• I
I
. ,.

I •
I
I
1 •
I
I
I
I
I
I
I -
I
I
I
r~--==-~
I
l
I
I
I
I
I
I
I
I
I
I
I
I
I
:'!,------- SUSMITiALS t RfVISION$
z
0 SHEET
z
-<(
-I

0. LL
0 0
0::
04/28/25
A3
l .---
, I--~
J~ ______ E_X_IS_T_IN_G_H_O_u_s_E _______ ,, _______ AR_EA_O_F_D_E_C_K_A_N_D_A_DD_l_Tl_O_N ______ J< I ' ,, I -r /
I ill 25'-0''
FYS.8

NORTI-I - OVERALL
1/8" = 1'-011
}---A_R_E_A_O_F_D_E_C_K_AN_D_A_D_D_IT_IO_N __ ~j---------E_X_IS_T_IN_G_H_O_U_S_E_TO_R_EM_A_I_N ________ f W"-0" §}--~, I FY SB. 1

SOUTI-I - OVERALL
t---'O·OI" r~
r·@ -,1'-+-----'AR..c;EAe-=OF---"D"'-ECc.cKccAN__cO..c.A_c.;DD'-"l"rc.;;10"'-N---- I I 1
I

WEST - OVERALL
1/811 = 1'-011
EXISTING HOUSE I ,<--------~'-'-"---'--c..__------~I
10"-0'"[fil=f
I !__Jiol
I L'."J
I
I
;{----------EX_I_ST_I_NG_HO_U_S_E __________ 0 AREA OF DECK AND ADDITION _r.

I I ·,f-- I 10·-o- -,(-
~-~
10'-0" ~~
I
I r
---'i<- I

EAST - OVERALL
1/811 = 1'-0"
1 §j--i I
l i

ELEVATION NOTES
[I] WOOD FASCIA, PAINT TO MATCH EXISTING
(D HORIZONTAL WOOD SIDING (STAIN)
IT] STUCCO (WHITE) TO MATCH EXISTING
[ij WOOD RAILING (STAIN)
@J ALUMINUM DOORS AND WINDOWS TO MATCH EXISTING
@J SKYLIGHT· EXISTING
[I WOOD GARAGE DOOR (STAIN)
@J WOOD STAIR (STAIN)
[[) PROPERTY LINE
@ SETBACK LINE
[j] PROPERTY LINE· RELOCATED OUE TO DEDICATION
~
u
co
_.
_.
-<(
0::

UJ
>
0 u,
z z
0 0 - - .... .... -<(
C§
- >
c~ UJ
-<( ~ _. ~ UJ
>1
:I 1
O. l
0:: -i :::) 1
~~
DATE, 04/28/25
SHEET
A4
,_ TOP OF DRIVBIVAY
"•wRoo,
AT f;;NTRY
1 NO RTI-I mo..,_l!.!J;;;;;;;;;;;;::::;::::;::::;::::;::::;::::=====~@[i =====::::=::;;;;~~~L~O~WE~S:i:T A==JA=CE=NT=G=RA=D=E==~=;;;~ ===::::i 1/ 4" = 1'-011
4 WEST
1/ 4" = 1'-011
l!1\ 3 SOUTI-I
1/ 4" = 1'-0"
2 EAST
1/ 4" = 1'-0"
i8
·· ,.. -·· EXISTING Slf!UCTURE

ELEVATION NOTES
[Il WOOD FASCIA, PAINT TO MATCH EXISTING
II] HORIZONTAL WOOD SIDING (STAIN)
@) STUCCO (WHITE) TO MATCH EXISTING
[±) WOOD RAILING {STAIN)
[[j ALUMINUM DOORS AND WINDOWS TO MATCH EXISTING
@] SKYLIGHT - EXISTING
[fJ WOOD GARAGE DOOR (STAIN)
(!] WOOD STAIR (STAIN)
([] TPO ROOF TO MATCH EXISTING (SOLAR WHITE)
[QI GLASS ENTRY DOOR
Ii] LINE OF EXISTING GRADE (NO CHANGE)
:';; ,-------.,
~ SUi!MlTTALSiREVlS!ONS
8 ~
I•-->-----------'------
-<;
u
ca
z
0 -I-
-
C
C
<t
U')
z z
0 0
- - I- I- <t -
c~ > c~ w
<t~ ..J g w >:1
:I 1
C. J
0!~
::::::,~
L~
SCALE: A,,, indic:.rit!!d
DATE, 04/28/25
SHEET
AS
A, B C
,rwt~I
DECK
GARAGE
1/4" = 1'-0"
2 ",, wos
DECK
GARAGE
&
A6 1/,4" = 11-O" -
3 ,.
,,j
/-".---
l
b
b,
SEQQND fl??;, ...

Gf\FW3E~~fJ ....
z
0 -IV)
z
0 -
1-
u
UJ
V)
SCALE, l/ 4" • 1'-0"
DATE, 04/28/25
SHcET
A6
ZZ 11 4 10
/ / /
~
,----- -1 - 6 _____ f - ---- 5 - 4------ :: ---- ----------- -----; ~~ ---- ~ ---------~~ ~ I 't~ --------------~~ -~ ~ I
I I " ' C
I ~--- - - -------- M '
I
I
I
I
I
I I
~:
1 ~ '----

EXISTING
GARAGE
~ ------------------~
f
lo
0 I
I
L _____ _ __________________________________ _ __J
1 STORY POLE PLAN
1/811 = 1'-011
LEGEND
----- PINK DASH = OUTLINE OF STRUCTURE
- - - - - BLUE DASH = OUTLINE OF RAILING OR OVERHANG
~ ' STORY POLE TAG
POLE
#
1 2
3 4
5 6
7 8

STORY POLE SCHEDULE NEW
POLE

BASE TOP LENGTH

71.20' 96.05' 24.85
71 .40' 96.05' 24.65

73.40' 92.56' 19.16

72.10' 92.56' 20.46

71.90' 92.95' 21.05

71.30' 95.72' 24.42
71 .60' 95.72' 24.12

72.00' 92.95' 20.95
ED
POLE
LENGTH
24' -10 1/4"
24' • 7 3/4"
19' • 2"
20' - 5 1/2"
21' -0 1/2"
24' • 5"
24' • 1 1/2"
20' - 11 1/2"
z
z 0
<( j::
...J u
::> C. c::

UJ I-
(/)
...J z
0 0
u
z C. c::
> 0 0 u..
ix ~
t- 0 0
- z
0 § ta ~ Cl)
<( ~
2 > ~
:c1
C. J
ix 1
::::> 1
~
DA TE, 04/28/25
SHEET
SPl
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: July 16, 2025
ORIGINATING DEPT: Community Development Department – Corey Andrews Principal Planner
SUBJECT: Development Review Permit (DRP) Modification for an Existing Single-Family Residence with an Attached Garage at 406 N. Rios Avenue. (Applicants: Petr and Katelyn
Pacas; Application: MOD25-004; APN: 263-072-19;
Resolution No. 2025-087)
BACKGROUND:

Petr and Katelyn Pacas, referred to as the Applicant, received City Council approval in September 2022, for a 3,224 square foot, split-level single-family residence, an attached garage, a 541 square foot detached Accessory Dwelling Unit (ADU) and perform associated site improvements with the adoption of Resolution 2022-117.

Since that approval, the Applicant decided to scale back the project and process a building permit for an interior remodel and a square footage addition that did not necessitate discretionary review. During the review of the plans, Staff determined that the improvements shown as “existing” in the rear yard area, had not been completed with the necessary permits. Therefore, the Applicant is requesting a DRP modification (MOD) to receive retroactive approval for the work completed in the rear yard, as well as the proposed addition and remodel of the existing home.

The proposed MOD includes the construction of a 676 square foot addition to the existing residence which includes 49 square feet of covered and enclosed patio area, a 50 square foot addition to the existing garage, and the addition of an attached 423 square foot Accessory Dwelling Unit (ADU) that is not subject to discretionary review. The residence would not exceed 13.5 feet, or 109.5 MSL as measured from the existing grade; existing grade is 96.0MSL. The “Proposed” grading for the project includes the 125 cubic yards of excavation and export completed in 2018 in order to provide a flat usable rear yard July 16, 2025
MOD25-004-Pacas Residence
406 N. Rios Ave.

Page 2 of 15 ends

area at the same level of the existing residence, as well as 7 cubic yards of excavation for the proposed remodel and addition, and 5 cubic yards of excavation for the new footings. Additional site improvements include the construction of retaining walls and landscaping that were completed in 2018, and additional landscaping in the front yard to be completed with the remodel. A DRP would have been required when the work was completed in 2017 for grading in excess of 100 CY (aggregate) which is why the DRP MOD is being requested today.

The issue before the Council is whether to approve, approve with conditions, or deny the Applicant’s request as contained in Resolution 2025-087(Attachment 1).

DISCUSSION:

In 2022, the Applicant processed a DRP and Structure Development Permit (SDP) to demolish the existing structure onsite, construct a two-story replacement 3,224 square foot, split-level single-family residence, an attached garage, a 541 square foot detached Accessory Dwelling Unit (ADU) and perform associated site improvements. The plans at that time indicated that the grading and retaining walls in the rear yard were “existing to remain.” The City Council was able to make the required findings to approve that project and adopt Resolution 2022-117. Since the time of that approval, the Applicant decided not to move forward with the project. Instead, they decided to process a square footage addition and remodel of the existing residence that did not require discretionary review.

During the building permit plan check it was brought to Staff’s attention that the work notated as “existing to reman” in the rear yard was completed in 2018 without the approval of a DRP/DRP MOD, grading permit, and building permit. This work included approximately 125 cubic yards of excavation and export from the rear yard area and the construction of retaining walls on the north, east, and southern sides of the rear yard to support the higher grades on adjacent properties.

If the City Council can make the required findings to approve this project, the DRP MOD would serve as retroactive approval for the work that was completed in 2018, and approval for the proposed remodel, addition, and site work in the front yard area. As a condition of project approval, the Applicant would be required to obtain grading and building permits to legalize the work that was completed and a separate building permit to construct the proposed square footage addition, remodel, and site improvements in the front yard.

The 9,014 square-foot property is located at the northeast corner of the intersection of N.

Rios Avenue and E. Cliff Street. The property is relatively flat with an upward slope of approximately 2.5 feet as you move west to east along the 172-foot depth of the lot.

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

July 16, 2025
MOD25-004-Pacas Residence
406 N. Rios Ave.

Page 3 of 15 ends

Table 1

LOT INFORMATION
Property Address:

Lot Size (Gross):

Max. Allowable Floor Area:

Proposed Floor Area:

Below Max. Floor Area by:

Max. Allowable Height:

Max. Proposed Height:

Highest Point/Ridge:

Existing Grade:
406 N. Rios Ave.
9,014 ft2
3,527 ft2
2,055 ft2
1,472 ft2
25 ft.

13.5 ft.
109.5 MSL

96.0 MSL
Zoning Designation:
# of Units Allowed:
# of Units Requested:

LR (3 du/ac)
1 D/U, 1 ADU, and 1
JADU
1 D/U and 1 ADU
Setbacks: Required Proposed
Front (W) *25 ft. 22 ft.

Exterior Side (N) 10 ft. 7 ft.**
Interior Side (S) 10 ft. 10 ft.

Rear (E) 25 ft. 33 ft.

Existing Development: Existing one-story
residence and attached garage
Proposed Parking: 2 spaces in garage
Fences and Walls: Yes
*Reduced to 20 ft. as the right of way is 60 ft in width. ** Existing nonconformity to remain.

Proposed Grading: 125 yd3 previously
exported, 7 yd3 of excavation and export for the
proposed remodel, 5 yd3 of excavation for new
footings.

Staff has prepared draft findings for approval of the project in the attached Resolution 2025-087 for Council’s consideration based upon the information in this report. The applicable SBMC sections are provided in italicized text and conditions from the Community Development, Engineering, and Fire Departments are incorporated in the Resolution of Approval. The Council may direct Staff to modify the Resolution to reflect the findings and conditions it deems appropriate as a result of the Public Hearing process.

If the Council determines any portion of 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 2025-087.

PROPOSED PROJECT INFORMATION
Floor Area Breakdown: Required Permit:

DRP: for grading in excess of 100 cubic yards.

Existing First Floor Living Area
Proposed First Floor Addition
Covered and Enclosed Patio
Existing Garage Area
Proposed Garage Addition
1,276 ft2
627 ft2
49 ft2
453 ft2
50 ft2
Subtotal
Off-Street Parking Exemption
2,455 ft2
- 400 ft2
Total Floor Area: 2,055 ft2
July 16, 2025
MOD25-004-Pacas Residence
406 N. Rios Ave.

Page 4 of 15 ends

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. 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 2025-087 provides a 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 Applicants obtaining the required permit or approval from the other agency.

DRP Finding #1
General Plan Consistency
The proposed project may be found consistent with the General Plan, which designates the property as Low Density Residential and is intended for single-family residential development at a maximum density of three 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.

Specific Plans and Special Overlays
The property is located in the SROZ, which specifies development standards to preserve and enhance the existing community character and aesthetic quality of the City of Solana Beach, by providing regulations to ensure and protect the character, traditional scale, and seaside orientation of established residential neighborhoods. The project, as designed, complies with the SROZ maximum allowable floor area.

The entire City of Solana Beach is located within the Coastal Zone. As a condition of project approval, the Applicant will be required to obtain a Coastal Development Permit, July 16, 2025
MOD25-004-Pacas Residence
406 N. Rios Ave.

Page 5 of 15 ends

Waiver, or Exemption from the California Coastal Commission prior to the issuance of building or grading permits.

Zoning Ordinance Consistency
SBMC Section 17.20.010(C) specifies that the LR Zone is intended for 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 “c”, which requires 25-foot front and rear yard setbacks and 10-foot street and interior side yard setbacks. The lot is located in the northeast corner of the intersection of N. Rios Avenue and E. Cliff Street and has frontage on both streets. The SBMC definitions indicate that the shorter street frontage should be considered the front lot line. The lot is rectangular in shape and has 81.67 feet of frontage on N. Rios Avenue which is the western or front lot line, 103.75 feet of frontage on E. Cliff Street which is the southern side lot line, a 79.41-foot eastern rear property line and a northern property line of 123.37. The property is relatively flat with an upward slope of approximately 2.5 feet as you move west to east along the entire length of the lot.

The existing residence was constructed prior to the City’s incorporation. The northern wall of the residence encroaches three feet into the required side yard setback. If the Applicant is modifying less than 50% of the foundation, exterior walls, and existing roof structures, it is Staff’s policy to allow the existing nonconformity to remain. The Applicant has shown that they are below the 50% threshold, and they are not proposing to reconstruct the existing nonconformity, therefore, it is proposed to remain with the subject project.

A three-foot dedication is required along N. Rios Avenue. This would result in a right-ofway that exceeds 55 feet in width once the property on the west side of N. Rios Ave. is redeveloped, therefore, the required front yard setback can be reduced to 20 feet. The remodeled residence would be approximately 22 feet from the front property line after the dedication. The south side of the residence would meet the required 10-foot exterior side yard setback and exceed the required 25-foot rear yard setback by approximately 8 feet 10 inches.

Maximum Floor Area Ratio:

July 16, 2025
MOD25-004-Pacas Residence
406 N. Rios Ave.

Page 6 of 15 ends

The 9,014 square foot lot 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 this project, pursuant to the provisions of the SROZ, is as follows:

0.50 for first 6,000 ft2

0.175 for 6,000 to 15,000 ft2
3,000 ft2
527 ft2
Maximum Allowable Floor Area: 3,527 ft2
As designed, 627 square feet of living area would be added to the existing 1,276 square foot living area, 50 square feet of area would be added to the existing 453 square foot garage and 49 square feet of covered and enclosed patio would be added to the front entry. The 1,903 square foot floor would consist of an open concept kitchen, dining, living room off of the new covered entry, a laundry room, pantry two bedrooms, one bathroom and the primary bedroom suite.

The SBMC parking regulations require two off-street parking spaces per single-family residence. When required spaces are provided in a garage, up to 200 square feet of floor area is exempted for each required space. The proposed 503 square-foot garage area will provide two unobstructed parking spaces, outside of the required setbacks, therefore, the project is afforded a 400 square-foot exemption from gross floor area calculation. With this exemption, the total gross floor area of the project is 2,055 square feet, which is 1,472 square feet below the maximum allowable for the property.

Maximum Building Height:

17.63 – View Assessment.

Required Off-Street Parking:

Fences, Walls and Retaining Walls:

Page 7 of 15 ends

walls and retaining walls located within the rear and interior side yards are allowed to be up to 6 feet in height with an additional 2 feet that is 50% open to light and air.

An existing block wall surrounds the property and was not modified with the work completed in 2018. This wall is proposed to remain as is. As previously mentioned, two tiered retaining walls (one two-foot wall and one three-foot wall) were constructed when the previous grading work was completed in the rear yard and the Applicant will be conditioned to obtain a grading and building permit for these walls. Fences and walls are measured from the pre-existing grade therefore, these retaining walls do not exceed the maximum fence and wall heights. A 6 ft fence was constructed at the property line from the northern side of the residence around the rear property line to the southern property line which is also proposed to remain. 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 indicates that they would be required to comply with the Municipal Code.

Landscape:

The work completed prior in 2018, and the proposed landscape work would have required a water efficient landscape plan. However, because a majority of the landscape work is existing to remain, the Applicant provided a very basic “conceptual” landscape plan that shows compliance with the water efficiency regulations and indicates three proposed plant types: blue chalk stick (Senecio Vitalis) in the areas of low water use and the Waxleaf Privet (Ligustrum japonicum) and Rose ‘Iceberg’ Bushes (Rosa 'Korbin') in the areas with moderate water use. The City’s third-party landscape architect reviewed what was provided and indicated that it is sufficient information for the conceptual review, but a full construction level landscape plan would be required as part of the building permit review. The City’s consultant will review the construction drawings to verify consistency with the conceptual planting plan and perform an inspection after the landscape installation is complete to verify consistency with both the water efficient landscape regulations and the approved planting plan.

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

1. Relationship with Adjacent Land Uses

2. Building and Structure Placement

3. Landscaping

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

5. Grading

6. Lighting

7. Usable Open Space
July 16, 2025
MOD25-004-Pacas Residence
406 N. Rios Ave.

Page 8 of 15 ends

Relationship with Adjacent Land Uses:

The property is located within the LR Zone and SROZ as are the properties located in the immediate surrounding neighborhood on North Rios Avenue, E. Cliff Street and the east side of Seabright Lane and the west side of Granados Ave. These properties are developed with a mix of one-and two-story single-family residences. The project, as designed, could be found 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 1,472 square feet below the maximum allowable for the property.

Neighborhood Comparison:

Staff compared the proposed project to 38 nearby properties within the surrounding neighborhood which are shown on the following map and located on both sides of north Rios Avenue, the north side of E. Cliff Street, the east side of Seabright Lane, and the west side of Granados Ave.

The properties evaluated in this comparison are also located in the LR and LMR Zones and SROZ, and the lot sizes range from approximately 9,014 square feet to 21,197 square feet. The surrounding properties are developed primarily with single-family homes ranging in size from 759 square feet to 4,520 square feet.

The existing square footage information is obtained through the County Assessor records.

It should be noted that the County Assessor does not include garages, covered patios or enclosed exterior areas, accessory buildings, or unfinished basements 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:

I
5 I
July 16, 2025
MOD25-004-Pacas Residence
406 N. Rios Ave.

Page 9 of 15 ends

Project Gross Building Area: 2,455 ft2
Delete covered and enclosed areas - 49 ft2
Delete Attached Garage: - 503 ft2
Project Area for Comparison to Assessor’s Data: 1,903 ft2 Table 2, on the following page, is based upon the County Assessor’s data and Nearmap 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
(GIS)
Existing ft2
Onsite
(Assessor’s)
Proposed /
Recently
Approved
ft2
Max. Allowable ft2 Zone
1 446 Seabright Lane 10,884 1,413 3,273 3,855 LMR
2 432 Seabright Lane 10,673 840 3,819 LMR
3 422 Seabright Lane 21,197 828 5,135 LMR
4 418 Seabright Lane 10,134 759 3,723 LMR
5 414 Seabright Lane 9,892 1,596 3,681 LMR
6 400 Seabright Lane 10,190 1,920 3,733 LMR
7 145 E. Cliff Street 11,320 1,946 3,931 LMR
8 427 N. Rios Avenue 11,895 4,054 4,032 LMR
9 509 N. Rios Avenue 10,643 3,418 3,770 3,813 LMR
10 508 N. Rios Avenue 11,275 2,231 3,923 LR
11 438 N. Rios Avenue 10,819 1,719 3,843 LR
12 430 N. Rios Avenue 9,936 1,926 3,689 LR
13 426 N. Rios Avenue 10,773 2,843 3,835 LR
14 422 N. Rios Avenue 10,241 1,408 3,742 LR
15 418 N. Rios Avenue 10,648 1,268 3,813 LR
16 410 N. Rios Avenue 10,227 1,858 2,061 3,740 LR
17 406 N. Rios Avenue 9,014 1,285 1,903 3,527 LR
18 218 E. Cliff Street 11,276 1,196 3,923 LR
19 220 E. Cliff Street 17,513 2,646 2,877 4,826 LR
20 407 Barbara Avenue 10,065 2,800 3,711 LR
21 427 Barbara Avenue 9,541 3,534 3,620 LR
22 439 Barbara Avenue 10,291 2,238 3,751 LR
23 455 Barbara Avenue 9,400 3,530 3,595 LR
24 465 Barbara Avenue 11,166 2,659 3,904 LR
25 464 Barbara Avenue 10,529 3,191 3,793 LR
26 452 Barbara Avenue 10,407 2,982 3,771 LR
July 16, 2025
MOD25-004-Pacas Residence
406 N. Rios Ave.

Page 10 of 15 ends

27 438 Barbara Avenue 10,117 1,765 3,720 LR
28 424 Barbara Avenue 11,158 1,622 3,903 LR
29 408 Barbara Avenue 10,236 3,030 3,741 LR
30 230 E. Cliff Street 11,866 1,946 4,027 LR
31 234 E. Cliff Street 11,090 1,812 3,891 LR
32 242 E. Cliff Street 10,122 1,166 3,721 LR
33 260 E. Cliff Street 10,829 3,010 3,845 LR
34 409 N. Granados Ave. 9,472 1,360 3,608 LR
35 421 N. Granados Ave. 19,657 4,520 5,041 LR
36 435 N. Granados Ave. 11,677 2,488 3,994 LR
37 441 N. Granados Ave. 11,668 2,794 3,992 LR
38 505 N. Granados Ave. 12,513 2,223 4,140 LR
Building and Structure Placement:

The existing residence was constructed prior to the City’s incorporation. The northern wall of the residence encroaches three feet into the required side yard setback. If the Applicant is modifying less than 50% of the foundation, exterior walls, and existing roof structures, it is Staff’s policy to allow the existing nonconformity to remain. The Applicant has shown that they are below the 50% threshold, and they are not proposing to reconstruct the nonconformity, therefore, it is proposed to remain with the remodel project.

As designed, 627 square feet of living area would be added to the existing 1,276 square foot living area, 50 square feet of area would be added to the existing 453 square foot garage and 49 square feet of covered and enclosed patio would be added to the front entry. The 1,903 square foot floor area would consist of an open concept kitchen, dining, living room off of the new covered entry, a laundry room, pantry two bedrooms, one bathroom and the primary bedroom suite. As designed, the proposed square footage additions would be within the buildable area.

Landscape:

July 16, 2025
MOD25-004-Pacas Residence
406 N. Rios Ave.

Page 11 of 15 ends

The work completed in 2018and the proposed landscape work would have required a water efficient landscape plan. However, because a majority of the landscape work is existing to remain, the Applicant provided a very basic “conceptual” landscape plan that shows compliance with the water efficiency regulations and indicates three proposed plant types: blue chalk stick (Senecio Vitalis) in the areas of low water use and the Waxleaf Privet (Ligustrum japonicum) and Rose ‘Iceberg’ Bushes (Rosa 'Korbin') in the areas with moderate water use. The City’s third-party landscape architect reviewed what was provided and indicated that it is sufficient information for the conceptual review, but a full construction level landscape plan would be required as part of the building permit review. The City’s consultant will review the construction drawings to verify consistency with the conceptual planting plan and perform an inspection after the landscape installation is complete to verify consistency with both the water efficient landscape regulations and the approved planting plan.

Roads, Pedestrian Walkways, Parking, and Storage Areas:

The existing driveway is located in the southwest corner of the lot at the intersection of N.

Rios Ave. and Cliff Street and accesses the garage south facing garage door. The Applicant is proposing to remove the existing driveway and provide a new driveway at the northwest corner of the lot adjacent to the existing garage. This requires the Applicant to relocate the garage door from the southern elevation to the western elevation. The project includes the addition of 50 square feet to the western side of the garage at the new access door. This addition would not encroach into the required side yard setback. Two parking spaces that are 9 ft. by 19 ft. clear are provided in the garage area, outside of the required setbacks, therefore, the project qualifies for a 400 square foot exemption for providing the required parking in the garage.

Pedestrian access to the property would be provided with a paved pathway from the driveway and another from N. Rios Ave. at the center of the lot. The trash and recycling is proposed to be located within the side yard area behind a new wood fence.

Grading:

Prior to 2018, the rear yard area had the same finished surface elevation as the residence for the first 20 feet(approximately) beyond the eastern elevation of the residence. Then retaining walls supported the remaining 23 feet (approximately) of the lot at about three to four feet above the finished floor of the residence as illustrated in the Google street View and Nearmap aerial photos provided below:

July 16, 2025
MOD25-004-Pacas Residence
406 N. Rios Ave.

Page 12 of 15 ends

Approximately 125 cubic yards of soil was excavated and exported off-site so that the rear yard was all at the same finished surface level. Two stepped Retaining walls were constructed on the north, east, and south sides of the rear yard where the soil was removed in order to support the higher grade levels on adjacent properties. The first retaining wall is approximately two feet and the second is approximately three feet. As shown in the current aerial photo below:

July 16, 2025
MOD25-004-Pacas Residence
406 N. Rios Ave.

Page 13 of 15 ends

This work would have required a DRP/DRP MOD, grading permit, and building permit. If approved, this MOD would serve as the DRP approval for this work. As a condition of approval, the Applicant would need to obtain building and grading permits for the existing retaining walls.

As part of the MOD, an additional 7 cubic yards of site grading to relocate the proposed driveway and 5 cubic yards of excavation for the new footings for the square footage addition.

Lighting:

Usable Open Space:

The project consists of the construction of an interior remodel and square footage addition to an existing single-family residence with an attached garage and retroactive approval of yard improvements; 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.

July 16, 2025
MOD25-004-Pacas Residence
406 N. Rios Ave.

Page 14 of 15 ends

Property Frontage and Public Right-of-Way Improvements:

The existing property frontage is unimproved, with some vegetation and a non-standard driveway. If approved, the Applicant will be required to remove the existing landscaping and construct a 10-foot wide Decomposed Granite (D.G.) area graded at a 2% maximum slope for walking and parking purposes. In addition, construction of a 9-inch sloping concrete curb for drainage conveyance will be required if the project is approved. The Applicant will also be responsible for dedicating a three-foot width of the property frontage to the City for use as public right of way. The driveway approach will be reconstructed as a condition of approval to meet current standards.

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 July 3, 2025. As of the publication of this report, no correspondence has been received on the current design of the project.

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 including one single-family residence or a second dwelling unit in a residential Zone.

FISCAL IMPACT: N/A
WORK PLAN: N/A
OPTIONS:
∙ Approve Staff recommendation adopting the attached Resolution 2025-087 ∙ 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 and cannot be made.

CITY STAFF RECOMMENDATION:

Therefore, Staff recommends that the City Council:

July 16, 2025
MOD25-004-Pacas Residence
406 N. Rios Ave.

Page 15 of 15 ends

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 2025-087 conditionally approving a DRP mod. for the work completed in the rear yard as well as the proposed addition and remodel to the existing residence and site improvements in the front yard at 406 N. Rios Avenue, Solana Beach.
_________________________
Alyssa Muto, City Manager
Attachments:

1. Resolution 2025-087

2. Project Plans
ATTACHMENT 1
RESOLUTION 2025-087

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SOLANA BEACH, CALIFORNIA, CONDITIONALLY

APPROVING A DEVELOPMENT REVIEW PERMIT

MODIFICATION FOR A REMODEL, SQUARE FOOTAGE

ADDITION, AND SITE IMPROVEMENTS FOR AN

EXISTING SINGLE-STORY SINGLE FAMILY RESDIENCE

AND RETROACTIVE APPROVAL FOR GRADING AND
SITE IMPROVEMENTS IN THE REAR YARD AREA AT 406
N. RIOS AVENUE, SOLANA BEACH.

APPLICANT: Petr and Katelyn Pacas
APPLICATION: MOD25-004
APN: 263-072-19
WHEREAS, Petr and Katelyn Pacas (hereinafter referred to as “Applicant”), has submitted an application for a Development Review Permit (DRP) Modification (MOD) 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 July 16, 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 mod. for retroactive approval for the work completed in the rear yard as well as a remodel and proposed addition of 726 square feet to the existing single story residence with an attached garage and additional site improvements in the front yard at 406 N. Rios Avenue, Solana Beach is conditionally approved based upon the following Findings and subject to the following Conditions:

III. FINDINGS
Resolution 2025-087
MOD25-004- Pacas
406 N. Rios Ave.

Page 2 of 15 ends

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

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

General Plan Consistency: The proposed project may be found consistent with the General Plan, which designates the property as Low Density Residential and is intended for single-family residential development at a maximum density of three 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.

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 “c”, which requires 25-foot front and rear yard setbacks and 10-foot street and interior side yard setbacks. The lot is located in the northeast corner of the intersection of N. Rios Avenue and E. Cliff Street and has frontage on both streets. The SBMC definitions indicate that the shorter street frontage should be considered the front lot line. The lot is rectangular in shape and has 81.67 feet of frontage on N. Rios Avenue which is the Resolution 2025-087
MOD25-004- Pacas
406 N. Rios Ave.

Page 3 of 15 ends

western or front lot line, 103.75 feet of frontage on E. Cliff Street which is the southern side lot line, a 79.41-foot eastern rear property line and a northern property line of 123.37. The property is relatively flat with an upward slope of approximately 2.5 feet as you move west to east along the entire length of the lot.

The existing residence was constructed prior to the City’s incorporation.

The northern wall of the residence encroaches three feet into the required side yard setback. If the Applicant is modifying less than 50% of the foundation, exterior walls, and existing roof structures, it is Staff’s policy to allow the existing nonconformity to remain. The Applicant has shown that they are below the 50% threshold, and they are not proposing to reconstruct the existing nonconformity, therefore, it is proposed to remain with the subject project.

A three-foot dedication is required along N. Rios Avenue. This would result in a right-of-way that exceeds 55 feet in width once the property to the west is redeveloped, therefore, the required front yard setback can be reduced to 20 feet. The remodeled residence would be approximately 22 feet from the front property line after the dedication.

The south side of the residence would meet the required 10-foot exterior side yard setback and exceed the required 25-foot rear yard setback by approximately 8 feet 10 inches.

Maximum Floor Area Ratio:

The 9,014 square foot lot 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 this project, pursuant to the provisions of the SROZ, is as follows:

0.50 for first 6,000 ft2

0.175 for 6,000 to 15,000 ft2
3,000 ft2
527 ft2
Maximum Allowable Floor Area: 3,527 ft2
As designed, 627 square feet of living area would be added to the existing 1,276 square foot living area, 50 square feet of area would be added to the existing 453 square foot garage and 49 square feet of covered and enclosed patio would be added to the front entry. The 1,903 square foot living area would consist of an open concept kitchen, dining, living room off of the new covered entry, a laundry room, pantry two bedrooms, one bathroom and the primary bedroom suite.

The SBMC parking regulations require two off-street parking spaces per single-family residence. When required spaces are provided in a Resolution 2025-087
MOD25-004- Pacas
406 N. Rios Ave.

Page 4 of 15 ends

garage, up to 200 square feet of floor area is exempted for each required space. The proposed 503 square-foot garage area will provide two unobstructed parking spaces, outside of the required setbacks, therefore, the project is afforded a 400 square-foot exemption from gross floor area calculation. With this exemption, the total gross floor area of the project is 2,055 square feet, which is 1,472 square foot below the maximum allowable for the property.

Maximum Building Height:

Required Off-Street Parking:

Fences, Walls and Retaining Walls:

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

An existing block wall surrounds the existing property and was not modified with the work completed in 2018. This wall is proposed to remain as is. As previously mentioned, two tiered retaining walls (one two-foot wall and one three-foot wall) were constructed when the previous grading work was completed in the rear yard and the Applicant will be conditioned to obtain a grading and building permit for these walls. Fences and walls are measured from the pre-existing grade therefore, these retaining walls do not exceed the maximum fence and wall heights. A 6 ft fence was constructed at the property line from the northern side of the residence around the rear property line to the southern property line which is also proposed to remain. Currently, the plans show fences and walls that comply with the requirements of SBMC Resolution 2025-087
MOD25-004- Pacas
406 N. Rios Ave.

Page 5 of 15 ends

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 indicates that they would be required to comply with the Municipal Code.

Landscape:

The City’s third-party landscape architect reviewed what was provided and indicated that it is sufficient information for the conceptual review, but a full construction level landscape plan would be required as part of the building permit review. The City’s consultant will review the construction drawings to verify consistency with the conceptual planting plan and perform an inspection after the landscape installation is complete to verify consistency with both the water efficient landscape regulations and the approved planting plan.

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

The property is located within the LR Zone and SROZ as are the properties located in the immediate surrounding neighborhood on North Rios Avenue, E. Cliff Street and the east side of Seabright Lane and the west side of Granados Ave. These properties are developed with a mix and one-and two-story single-family residences. The project, as designed, could be found 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 1,472 square feet below the maximum allowable for the property.

Resolution 2025-087
MOD25-004- Pacas
406 N. Rios Ave.

Page 6 of 15 ends

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 existing residence was constructed prior to the City’s incorporation. The northern wall of the residence encroaches three feet into the required side yard setback. If the Applicant is modifying less than 50% of the foundation, exterior walls, and existing roof structures, it is Staff’s policy to allow the existing nonconformity to remain. The Applicant has shown that they are below the 50% threshold, and they are not proposing to
reconstruct the nonconformity, therefore, it is proposed to remain with the remodel project.

As designed, 627 square feet of living area would be added to the existing 1,276 square foot living area, 50 square feet of area would be added to the existing 453 square foot garage and 49 square feet of covered and enclosed patio would be added to the front entry. The 1,903 square foot living area would consist of an open concept kitchen, dining, living room off of the new covered entry, a laundry room, pantry two bedrooms, one bathroom and the primary bedroom suite. As designed, the proposed square footage additions would be within the buildable area.

The maximum building height for the LR Zone is 25 feet. The maximum height of the project is 13.50 feet above the existing grade of 96.0 MSL with the highest point at 109.5 feet above MSL. The proposed addition does not exceed 16 feet in height from the pre-existing grade. Therefore, the proposed residence could be found to be designed to minimize adverse impacts on the surrounding properties by the limited appearance of the structure from South Rios Avenue.
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.

Page 7 of 15 ends

Vitalis) in the areas of low water use and the Waxleaf
Privet (Ligustrum japonicum) and Rose ‘Iceberg’ Bushes (Rosa 'Korbin') in the areas with moderate water use. The City’s thirdparty landscape architect reviewed what was provided and indicated that it is sufficient information for the conceptual review, but a full construction level landscape plan would be required as part of the building permit review. The City’s consultant will review the construction drawings to verify consistency with the conceptual planting plan and perform an inspection after the landscape installation is complete to verify consistency with both the water efficient landscape regulations and the approved planting plan.
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 existing driveway is located in the southwest corner of the lot at the intersection of N. Rios Ave. and Cliff Street and accesses the garage from a south facing garage door. The Applicant is proposing to remove the existing drive and provide a new driveway at the northwest corner of the lot adjacent to the existing garage. This requires the Applicant to relocate the vehicular access to the garage from the southern elevation to the western elevation. The project includes the addition of 50 square feet to the western side of the garage at the new access door. This addition would not encroach into the required side yard setback. Two parking spaces that are 9 ft. by 19 ft. clear are provided in the garage area, outside of the required setbacks, therefore, the project qualifies for a 400 square foot exemption for providing the required parking in the garage.

Pedestrian access to the property would be provided with a paved pathway from the driveway and another from N. Riso Ave. at the center of the lot. The trash and recycling is proposed to be located within the side yard area behind a new wood fence. 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 Resolution 2025-087
MOD25-004- Pacas
406 N. Rios Ave.

Page 8 of 15 ends

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

This work would have required a DRP, grading permit, and building permits. If approved, this MOD would serve as the DRP approval for this work. As a condition of approval, the Applicant would need to obtain building and grading permits for the existing retaining walls.

As part of the MOD, an additional 7 cubic yards of site grading to relocate the proposed driveway and 5 cubic yards of
excavation for the new footings for the square footage addition. 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 new exterior lighting fixtures comply with the City-Wide Lighting Regulations of the Zoning Ordinance (SBMC

Resolution 2025-087
MOD25-004- Pacas
406 N. Rios Ave.

Page 9 of 15 ends

The project consists of the construction of an interior remodel and square footage addition to an existing single-family residence with an attached garage and retroactive approval of yard improvements; 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.

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

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

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.

III. 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).

IV. The Applicant shall obtain required California Coastal Commission (CCC) approval of a Coastal Development Permit, Waiver or Resolution 2025-087
MOD25-004- Pacas
406 N. Rios Ave.

Page 10 of 15 ends

Exemption as determined necessary by the CCC, prior to the issuance of Building and Grading Permits.

V. 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.

VI. 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.

VII. 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.

VIII. 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.

IX. Pursuant to SBMC 17.68.040 subsection K, the signed final development plan shall be the official site layout for the property and shall be attached to any application for a building permit for the subject property. Any subsequent revisions or changes to the final development plan as approved by the Council will require an amendment to the approved DRP.

B. Fire Department Conditions:

I. 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.

C. Engineering Department Conditions:

I. The Applicants shall obtain an Encroachment Permit in accordance with SBMC Section 11.20 for all work performed within the public right of way or easements granted to the City, including the work listed below. The frontage improvements shall be done to the satisfaction of the City Engineer prior to the occupancy of the proposed project.

Resolution 2025-087
MOD25-004- Pacas
406 N. Rios Ave.

Page 11 of 15 ends

a. Construction of the 10 foot wide Decomposed Granite (D.G.) area compacted and graded at maximum 2% towards the flow line in the street for walking and parking purposes to the satisfaction of the City Engineer.
b. Construction of the 9-inch sloping curb along the property frontage with transitions to the existing improvements to the satisfaction of the City Engineer.
c. Construction of the SDRSD modified driveway approach with transitions to the proposed D.G. pathway
II. A three-foot width of property frontage along North Rios Avenue shall be dedicated to the City of Solana Beach as Public Right-of-Way. The Applicants shall provide the Plat and Legal Description prepared by a Registered Civil Engineer. The document shall be recorded with the County of San Diego prior to release of the grading bond.

III. The applicant will be responsible for providing a safe path of entry and egress from the property during construction, until the existing driveway approach at the southwest corner of the property, with access from North Rios Avenue, is replaced according to the approved plan.

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 Applicants have obtained an Encroachment Permit in accordance with Chapter 11.20 of the SBMC which allows otherwise.

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

On site grading design and construction shall be in accordance with Chapter 15.40 of the Solana Beach Municipal Code.
b. The project engineer will be responsible for certifying the existing unpermitted improvements, such as the retaining walls and undocumented fill in the Eastern portion of the property.

Additionally, the project engineer will need to provide 3 plans as follows:
i. A plan showing the site conditions prior to construction of the unpermitted improvements.

Resolution 2025-087
MOD25-004- Pacas
406 N. Rios Ave.

Page 12 of 15 ends

ii. A plan showing the existing site conditions, including an engineer’s estimate of the quantities of grading associated with the installation of all unpermitted improvements.
iii. A plan showing proposed improvements to be constructed. c. The Applicants shall obtain a Soils Report prepared by a Registered Soils Engineer and approved by the City Engineer, certifying the stability of the undocumented fill and detailing corrective measures to be taken. 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.
d. The Applicants shall provide a Drainage Report prepared by a Registered Civil Engineer. This report shall address the design for the detention basin and corresponding outflow system to ensure the rate of runoff for the proposed development is at or below that of pre- existing condition. All recommendations of this report shall be incorporated into the Preliminary Grading Plan. A detention basin easement(s) shall be recorded for maintenance of the detention basins by the property owner(s) in perpetuity, prior to the release of the Grading Bond and Security Deposit. e. The Applicants shall show all retaining walls and drainage structures. Retaining walls shown on the grading plan shall conform to the San Diego Regional Standards or be designed by a licensed civil engineer. Engineering calculations for all designed walls with a surcharge and nonstandard walls shall be submitted at grading plan check. Retaining walls may not exceed the allowable height within the property line setback as determined by the City of Solana Beach Municipal Code.

Contact the Community Development department for further information.
f. The Applicants are responsible to protect the adjacent properties during construction. If any grading, construction activity, access or potential construction-related impacts are anticipated beyond the property lines, as determined by the City Engineer, the Applicants shall obtain a letter of permission from the adjoining property owners. All required letters of permission shall be submitted to the City Engineer prior to the issuance of the grading permit.
g. Cut and fill slopes shall be set back from site boundaries and building in accordance with SBMC Section 15.40.140 and to the satisfaction of the City Engineer.

Resolution 2025-087
MOD25-004- Pacas
406 N. Rios Ave.

Page 13 of 15 ends

h. The Applicants shall pay a grading plan check fee in accordance with the current Engineering Fee Schedule at initial grading plan submittal. Inspection fees shall be paid prior to issuance of the grading permit.
i. The Applicants shall obtain and submit grading security in a form prescribed by the City Engineer.
j. The Applicants shall obtain haul permit for import/export of soil.

The Applicants shall transport all excavated material to a legal disposal site.
k. The Applicants shall submit certification from the Engineer of Record and the Soils Engineer that all public or private drainage facilities and finished grades are functioning and are installed in accordance with the approved plans. This shall be accomplished by the Engineer of Record incorporating as- built conditions on the Mylar grading plans and obtaining signatures of the Engineer of Record and the Soils Engineer certifying the as- built conditions.
l. An Erosion Prevention and Sediment Control Plan shall be prepared by the Applicant. Best management practices shall be developed and implemented to manage storm water and nonstorm water discharges from the site at all times during excavation and grading activities. Erosion prevention shall be emphasized as the most important measure for keeping
sediment on site during excavation, grading and other
construction related activities. Sediment controls shall be used as a supplement to erosion prevention for keeping sediment on site.
m. The Applicants shall show all proposed onsite private drainage facilities intended to discharge water runoff. Elements of this design shall include a hydrologic and hydraulic analysis verifying the adequacy of the facilities and identify any easements or structures required to properly convey the drainage. The construction of drainage structures shall comply with the standards set forth by the San Diego Regional Standard
Drawings.
n. Post Construction Best Management Practices meeting City and RWQCB Order No. R9-2013-001, requirements shall be
implemented in the drainage design.
o. No increased cross lot drainage shall be allowed.

Resolution 2025-087
MOD25-004- Pacas
406 N. Rios Ave.

Page 14 of 15 ends

D. The City Council Conditions:

I. N/A.

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.

However, the Applicant shall not be required to pay or perform any settlement unless such settlement is approved by the Applicant.

Page 15 of 15 ends

Ordinance.

PASSED AND ADOPTED at a regular meeting of the City Council of the City of Solana Beach, California, held on the 16th day of July 2025, by the following vote:

PROJECT LOCATION

PERSPECTIVE VIEW

PACAS RESIDENCE REMODEL
406 NORTH RIOS AVENUE, SOLANA BEACH, CA 92075
ADU ADDRESS: 408 NORTH RIOS AVENUE
APN: 263-072-19-00
MOD RP - JUNE 17, 2025
GENERAL NOTES 1. THE FOLLOWING GENERAL NOTES APPLYTO All ORAWINGS UlllESS OTHERWISE t/OTEO OR SPECIFIEO.

ALL WORK SHALL BE DONE IN ACCOROANCE WITH All CURRENT FEOERAL, STATE, COUtlTY, AND CITY ORDINANCES HAVING JURISDICTION, AND IN

ACCORDANCE WITH THE DRAWINGS AND SPECIFICATIONS ISSUEO HEREWITH

THE CONTRACTOR SHALL OBTAIN AND COORDINATE ANO THE OWNER SHALL PAY FOR All REOUIREO PERMITS

WORK SHALL BE PERFORMEO IN AN ORDERLY AND CAREFUL MANNER WITH

OUE CONSIDERATION FOR THE SAFETY ANO PROTECTION OF ALL PERSONNEL, EXISTING SURFACES, MATERIALS, ANO EOUIPMENT PROTECTM DE'v1CES

SHALL BE INSTALLEO ANO MAINTAINEO AS NECESSARY, ANO AS REQUIRED BY

THE OWNER OR AUTHORITIES

4. THE CONTIRACTOR SHALL REVIEW DOCUMENTS, FIELD '11'RIFY DIMENSIONS

ANO FIELD CONDITIONS ANO CONFIRM THAT WORK IS BUILDABLE AS SHOWN

THE CONTRACTOR SHALL REPORT ANY CONFLICTS OR DISCREPANCIES IN

WRITING TO THE ARCHITECT FOR CLARIFICATION PRIOR TO PERFORMING ANY WORK IN QUESTION.

UNLESS OTHERWISE SHOWN OR NOTED, All TYPICAL DETAILS SHALL BE USED

WHERE APPLICABLE
SAFETY MEASURES. AT ALL TIMES, THE CONTRACTOR SHALL BE SOLELY AND COMPLETELY RESPONSIBLE FOR THE CONDITIONS OF THE JOB SITE. INCLUDING

THE SAFETY OF PERSONS ANO PROPERTY, ANO FOR ALL NECESSARY

INOEPENOENT ARCHITECTURAL OR ENGINEERING REVIEWS OF THESE CONDITIONS THE ARCHITECrs. ENGINEER'S, OR OWNER'S JOB SITE RE'v1EW IS NOT INTENOEO TO INCLUDE RE'v1EW OF THE AOEDUACY OF THE CONTRACTOR'S

SAFETY MEASURES
00 NOT SCALE DRAWINGS WRITTEN DIMENSIONS SHALL TAKE PRECEOENCE, AND LARGE SCALE DETAILS SHALL TAKE PRECEOENCE 0'11'R SMALLER DILS

SHOULD THE CONTRACTOR ENCOUIHER THE PRESENCE, OR POSSIBLE

PRESENCE, OF POTENTIALLY HAZARDOUS MATERIALS, THE CONTRACTOR

SHALL NOTIFY THE CLIENT FOR INSTRUCTIONS PRIOR TO CONTINUING WORK NO PRODUCTS CONTAINING ASBESTOS SHALL BE USED Oil THIS PROJECT

THE GENERAL CONTRACTOR SHALL NOTIFY THE ARCHITECT OF ANY ASBESTOS

FOLINO IN ANY ITEM CALLED FOR IN THE DRAWINGS ANO SPECIFICATIONS

10. GENERALLY, ALL DIMENSIONS ON FLOOR PLANS ARE TO FACE OF FINISH,

UNLESS OTHERWISE NOTED
11 Al l CONDUITS AND PIPING SHALL BE CONCEALED

12. SUBSTITUTIONS Will NOT BE ALLOWED WITHOUT THE PRIOR ACCEPTAIICE OF THE ARCHITECT. ALL REQUESTS FOR SUBSTITUTIONS, REVISIONS. OR

CHANGES SHALL BE SUBMITTED TO THE ARCHITECT PRIOR TO PURCHASE,

FABRICATION OR INSTALLATION
13 THE CONTRACTOR SHALL MAINTAIN THE JOBSITE IN A CLEAN CONDITION AT All TIMES AND SHALL NOT LEA'lc CONSTRUCTION DEBRIS ON THE PROPERTY 14 THE CONTRACTOR SHALL NOTIFY THE OWNER IN ADVANCE OF INTERRUPTING

UTILITIES SUCH AS WATER, POWER OR HEATING, AND MUST SCHEOULE SUCH

WORK WITH THE OWNER
15 THE CONTRACTOR SHALL REPLACE ANY EXISTING LANDSCAPING OR SITEWORK

THAT IS OAMAGEO DURING CONSTRUCTION
16 THE CONTIRACTOR SHALL PROVIDE HIS OWN RESTROOM FACILITIES THE

CONTRACTOR IS ALLDWEO TO USE OWNER'S ELECTRICITY THE CONTRACTOR

IS NOT TO USE THE OWNER'S TELEPHONE

17. CONTRACTOR WORK HOURS SHALL BE FROM 7:00 AM TO 7:00 PM MONDAY THROUGH FRIDAY AND 800AM TO 8 00 PM SATURDAY, SUNDAY AND

HOLIDAYS
18 THE CONTRACTOR SHALL BE INSUREO AND HA'lc WORKMAN'S

COMPENSATION
19 THE CONTRACTOR SHALL ACQUIRE AND REVIEW THE TENANT HANDBOOK AND

ANY OTHER LANDLORD DOCUMENTS AS APPLICABLE

GOVERNING CODES
2022 CALIFORNIA BUILDING CODE {CBC)
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE
2022 CALIFORNIA ELECTRICAL CODE {CEC)
2022 CALIFORNIA MECHANICAL CODE {CMC)
2022 CALIFORNIA PLUMBING CODE {CPC)
2022 CALIFORNIA FIRE CODE {CFCO)
2022 CALIFORllL'. BUILDING ENERGY EFFICIENCY STANDARDS CODE

THE CITY OF SOLANA BEACH MUNICIPAL CODE
COMPLIANCE WITH THE DOCUMENTATION REQUIREMENTS OF THE 2022 EtlERGY

EFFICIENCY STANDARDS IS NECESSARY FOR THIS PROJECT REGISTEREO, SIGNED, AND DATEO COPIES OF THE APPROPRIATE CFIR, CFR2, AND CF3R FORMS SHALL BE MADE AVAILABLE AT NECESSARY INTERVALS FOR BUILDING INSPECTOR REVIEW.

FINAL COMPLETEO FORMS Will BE AVAILABLE FOR BUILDING OWNER.

PROJECT TEAM OWNER

ARCHITECT
SURV1'Y

STRUCTURAL ENGINEERING
TITlE 24·

ELECTRICAL CONSULTANT

PETR PACAS & KATELYN PACAS
406 llORTH RIOS AV1'NUE
SOLANA BEACH, CA 92075
CONTACT. PETR PACAS
PHONE 858 342 0603
PPACAS@GMAILCOM
T7 ARCHITECTURE, INC
646 VALLEY AVENUE, SUITE C2
SOLANA BEACH, CA 92075
CONTACT ANDREW E CROCKER. AIA
PHONE 858 3451295
ANDY@T7ARCHITECTURE COM
COFFEY ENGINEERING, INC.
9666 BUSINESS PARK AVENUE, STE 210
SAN DIEGO, CA 92131
CONTACr JOHN COFFEY
PHONE. 858 831.0111
JOHN@COFFEYENGINEERING COM
74 DEGREES ENGINEERING
PO BOX 927932
SAN DIEGO, CALIFORNIA 92192
CONTACT. HUANMING 'SAM' CONG
PHONE 619 800 2664
SAM@74DEG COM

GALLANT ENERGY CONSULTING
508 W MISSION A'lc, STE 201
ESCONDIDO, CA 92025
CONTACT. MARK GALLANT
PHONE· 760 743 5408
MARK@TITlE-24 COM

JOHNSON CONSUL TING
35719 KITTENTAILS LANE
MURRIETA, CA 92562

CONTACT CARSON JOHNSON
PHONE 951.599.9827
[email protected]

DRAWING ISSUANCE
CoSB MOO DRP SUBMITTAL
CoSB MOD DRP RESUSMITTAL DELTA 3
CoSB MOO DRP RESUBMITTAL DELTA 4
03-06-1025
05-05-2025
06-17-1025

DEFERRED SUBMITTAL

SOLAR PANELS FOR ADU BY OTHERS

FIRE SPRINKLER SYSTEM

REAR YARD RETAINING WALL
SU&mAI.. oo.::uMEHTS F-OFI OEFERAf:0 SUBMITTAL ITEMS StiAl.l BE SUBJIJTTEO TO THE REGISTERED DfSG'-1 PROftSOOW. IN RESPONSBlE CHAAGE WHO Si-W..l REVIEW THEM.\~ FrMNPIID T~M TO THE BUILDl!f:i omcw. WflH A r,"OTAOON &NOICATt'iG THAT THE OEFUIREO s,.e.',!ITTH.. DOCUMENTS HAVE SEEN REVlE\'."EOAt.'0 TKAT THEY HAVE BEWfWNO TOBE IN GENEAALCONFORMANCE WITH THE OESG':Of Tt£ BULOING THE DEFERRED su&mAL ITEMS StW.l !iQI SE INST Al.LED Utlfl. TH£1R OESGN A.\'O SUS.\IITTAI. OOCOMENTSHAV£ B.EEtl >.PPl(MQ BY nt: BUtDINGOfFCIAl

DRAWING INDEX

TITLE SHEET

EXISTING & DEMO FIRST FLOOR PLAN

PROPOSED FLOOR PLAN

PROPOSED ROOF PLAN
A300
A301
A302
A400

PROPOSED ROOF PLAN DEMO VS REMAINING

EXISTING ELEVATIONS

PROPOSED ELEVATIONS

PROPOSEO ELEVATIONS

SECTIONS

SITE DETAILS

UTILITIES
JURISDICTION:

FIRE DISTRICT:

WATER:

SCHOOL DISTRICTS:

SEWER OR SEPTIC:

WATER METER SIZE:

ELEC. METER SIZE:

NATURAL GAS:

CITY OF SOLANA BEACH {CoSB)

SOLANA BEACH FIRE DEPARTMENT

SANTA FE IRRIGATION DISTRICT
DIST 1 • SOLANA BEACH SCHOOL DISTRICT
DIST 2 • SAN OIEGUITO UNION HIGH SCHOOL DISTRICT
SEWER I LATERAL 4" • ADU TO BRANCH OFF EXISTING
3/4"
EXISTING 200 AMP I PROPOSED. 400 AMP

EXISTING TO REMAIN

SCOPE OF WORK THE PROJECT PROPOSES THE REMODEL OF THE EXISTING RESIDENCE, THE ADDITION OF 627 SF. AND AN ATTACHEO ADU OF 423 SF NO PORTION OF THE NEWLY ADDEO SQUARE FOOTAGE IS 0'11'R 16'·0" THE PROJECT ALSO PROPOSES TO REPLACE THE

ELECTRICAL PANEL AND TO RELOCATE THE DRIVEWAY AND ROW WORK PERMIT #1 MAIN HOUSE B24-302 & ADU 824-0303.

MOO DRP FOR SITE WALLS:

GRADING OF +/- 125 CUBIC YARDS PERFORMEO PRIOR TO PROJECT SUBMISSION REPLACE THE EXISTING SITE WALLS IN-PLACE UNDER THIS PERMIT.

RETROACTIVE BUILDING APP. FOR SITE WALLS WILL BE SUBMITTED AT A LATER DATE.

SITE DATA APN:

LEGAL DESCRIPTION:

LOT AREA:
263-072-19-00

THAT PORTION OF THE NORTHWEST QUARTER OF
SECTION 35. TOWNSHIP 13 SOUTH, RANGE 4 WEST. SAN
BERNARDINO BASE AND MERIDIAN, ltl THE COUNTY OF

SAN DIEGO, STATE OF CALIFORNIA, ACCORDING
TO UNITED STATES GOVERNMENT SURV1'Y
9,014 SF I 206 ACRES
BUILDING CODE DATA CONSTRUCTION TYPE:

OCCUPANCY GROUP:

STORIES:

MAX HEIGHT:

FIRE SPRINKLERS:

PROJECT DATA ZONE:

OVERLAY ZONE:

FLOOR AREA RATIO
V-B
R-3/\J
2 25'-0"
YES. REOUIREO
LRc • LOW RESIDENTIAL

COASTAL ZONE

SCALEO RESIDENTIAL OVERLAY ZONE
(0.5 X 6,000)+{0 175 X 3,013)=
3000SF+527SF = 3,527 SF MAX FA R. ALLOWED
PROJECT FAR. CALCULATIONS:

EXISTING FIRST FLOOR LMNG AREA 1,276SF
FIRST FLOOR LIVING AREA ADDITION 627 SF
EXISTING GARAGE 453 SF
GARAGE ADDITION 50 SF
COVEREO & ENCLOSED PATIO 49 SF
ACCESSORY DWELLING UNIT IAOUI 423SF
SUBTOTAL OF FLOOR AREA 2,878 SF
OFF-STREET PARKING EXEMPTION (2 SPACES) -400 SF
ACCESSORY DWELLING UNIT 'AOUI -423 SF
TOTAL PROPOSED FLOOR AREA 2 055 SF
60'1, MAX DRP EXEMPTION 2.116 SF
PARKING REQUIRED: 2 OFF-STREET
PARKING PROVIDEO: 2 OFF-STREET
SETBACKS: FRONT YARD. 20'-0" ST0/ 20"-0" ADU
HEIGHT:

FIRE SPRINKLERS:

YEAR BUILT:

INTERIOR SIDE YARD: 10·-o· STO/ 4·.o· ADU
STREET SIDE YARD 10'-0" sm / 4·.o· ADU
REAR YARD 25'-0" STD/ 4·.o· ADU
25'·0" MAX · PROPOSEO NOT TO EXCEEO
16'-0" SOP MAX· PROPOSEO NOTTO EXCEED
13'·6" • PROPOSEO HEIGHT
EXISTING NONE· YES, PER N.F.P A 130
1958
ATTACHMENT 2
PROJECT:

PACAS RESIDENCE

REMODEL
406 NORTH RIOS AVctWE, SOLANA BEACH, CA 92075
ADU ADDRESS 408 NORTH RIOS AVENUE
ARCHITECT:
9 a r c h i I e c I u r e
CONSULTANT:

AGENCY STAMP:

STAMP:

NO: REVISION:

ANDREW E CROCKER, AIA
646 VALLEY AVENUE. SUITE C2
SOLANA BEACH, CA 92075
l 858 3451295
DATE:

DELTA 4 06/ 17/2025
THESE OAAWi~GS. SPECIFICATIONS AND THE COHCEPTS
EM9001EO IN THEM ARE THE OR!G!NAL UNfi'U8llSHEO WORK Of THE ARCHITECT. ANO MAY NOT SE USED, OISCLOSf:0, OR
OIJPllCATEO WITHOUT THE WRITTEN CONSEh'T WHETHER THE
PROJECT FOR WHICH TtlEY WERE MADE 1S EXECUTED OR NOT,
U.'dESS OTHEll'MSE Mi-REED BY CONTMCT.

JOB NO: 2322
DRAWN BY: FR
CHECKEO BY: AC
ISSUE DATE: 06/17/2025
DRAWING FILE: 20250617 _PACASRES
OATf/TIME STAMP: 6117 /2025 6 03 29 PM
PHASE: CONSTRUCTION

DOCUMENTS
SHEET TITLE SHEET TITLE:

SHEET
GOOO b NO:
~
~ ":' ~
~
_.,, ~
0 cE
~ 0
::a
~
.., --,
nm,,, &18
/ /
A
-/-'------------------------5_4'_- 6_ 1_/8_' -----------------------/- 16 -2
1 0
1 • 0 1 '4
G 1B' • 2 1/4" ,i'----------------f-cY-/
BEDROOM 2
[ill]
W.I.C
[ill]
I

L------
PANTRY
OE)

KITCHEN
[ill]

PRIMARY BEDROOM
QI]
C
9' -1' -/.-'---------1,.fi'..fl'-,I<
I DEMO 5 /
469 SF
LMNG
AOOmON
/
nm 3 9 1
-'\-.---------~~l~~~~~A~~~~::;f.Jb 6:..z.~-;£.~;z.2~~
//
,~ /'./

E LAUNDRY
[ill] /
DEMO 14 10 1 2 /
nm 5 15 5 7 8
/ /
FAR PLAN 1/4' = 1'-0"
'I-
' ':'
e '
' ':!
~ ':: ~
' o> ~ ~
e ~ 0
cE
' e '
-,
' e
'
AREA PLAN GENERAL NOTES Al l DIMENSIONS ARE MEASURED FROM THE EXTERIOR WALL SURFACES

EXTERIOR AREA THAT IS SURROUNDED BY THREE DR MORE WALLS AND

COVERED SHALL COUNT TOWARDS FLOOR AREA

PROJECT AREA CALCULATIONS
EXISTING FIRST FLOOR LMNG AREA 1.276SF
FIRST FLOOR LIVltlG AREA AOOITIOll 627 SF
EXISTIIIG GARAGE 453 SF
GARAGE ADDITION 50 SF
COVERED & ENCLOSED PATIO 49 SF
ACCESSORY DWELLING UNIT IADUl 423 SF
SUBTOTAL OF FLOOR AREA 2.B7B SF
OFF-STREET PARKlllG EXEMPTION (2 SPACES) -400 SF
ACCESSORY DWELUtlG UNIT IADUl -423 SF
TOTAL PROPOSED FLOOR AREA 2 055 SF
60'!. MAX DRP EXEMPTION 2,116SF

WALL MODIFICATION CALCULATIONS

WALL TAGS
A
B
C
D
E
F
G
H
I
TOTALS
NOTE 50'!. = 104' - 0 5116"
EXIST. WALL
LENGTH
54' • 6 1/8'
25' • 4 3/16'
9' - 1'
24' -1 l S/16'
15' - 5 718"
24'. o· lB' - 2114'
11' -91'16"
25' • 6 l'B'
20R' - 0"'1"'

MODIFIED WALL UNCHANGED WALL

LENGTH LENGTH
O' -0" 54' - 6 1/8'
7' - 6" 17' • 10 3116"
5'-B 15116' 3'- 41/16'
24' - 115116' o· -0'
14' - 101/2" o· -1 lJ8•
16' -9 112" 7' - 2 1/2'
1' -0' 17'-2114'
11' -91116" 0'-0'
18' -8 518" 6' - 9 1/2'
100' -69/16 1n7• - 6"
52'!, TO REMAIN
FLOOR PLAN KEY NOTES @J
A65 (N) WITHIN (E) WIDTH
A67 INFILL WINDOW
A68 INFILL DOOR
A/2 (N) GARAGE DOOR

FOUNDATION CALCULATIONS
!.fill!;_
TOTAL 'I, TO REMAIN: 100'1,
TOTAL 'I, DEMO: 0'1,

WALL & FOUNDATION LEGEND
WALLX O 1 7 /

EXISTING WALL TO REMAIN
DEMOX O 1 / /
EXISTING WALL TO DEMO'D/10 BE MODIFIED
rno x o , / /

EXISTING FOUNDATION TO REMAIN

EXISTING EXTERIOR WALL TO REMAIN FOR ADU

HATCH LEGEND

PROPOSED ADDITION SF

EXISTING AREA
K, , J GARAGE EXEMPTION AREA 400 SF
I / / / ] FOUNDATION FOOTING

V //// A EXTERIOR COVERED AREA TOWARDS FAR
V/'. < c4 FAR EXEMPT

WALL DEMO CALC EXEMPT
PROJECT:

PACAS RESIDENCE

REMODEL
406 NORTH RIOS AVENUE. SOLANA BEACH. CA 92075
ADU ADDRESS. 408 NORTH RIDS AVENUE
ARCHITECT:
" a r c h i t e c I u r e
ANDREW E CROCKER. AIA
646 VALLEY AVENUE. SUITE C2
SOLANA BEACH. CA 92075
T 858 345 1295
CONSULTANT:

AGENCY STAMP:

STAMP:
- -
~~~-"'
~m
·~ .~~No.0
~ Ro•~~tJ
~0FCA'-'~
- ND: REVISION: DATE:

THESE OAAW~GS. SPECIACATIONS ANO THE CO~CEPTS
EMBODIED IN lHEM ARE THE ORIGINAi.. UNPUBl~ED WORK Of THE ARCHITECT, AND MAY N<ll BE USED. OISCLOSEO, OR OUPLICATED WITHOUT THE WRITTEN CONSHll WHETiiER THE f'ROJECT FOR WHICH THEY WERE MADE IS EXECUT£D OR NOT, UNUSS OTHEIIWISE AGREED BY CONTRACT.

JOB NO: 2322
DRAWN BY: FR
CHECKED BY: AC
ISSUE DATE: 06/17/2025
DRAWING FILE: 20250617 _PACASRES
DATE/TIME STAMP: 6/17/2025 4 56 58 PM
PHASE: CONSTRUCTION
DOCUMENTS SHEET FAR PLAN TITLE:

SHEET
G006 ND:

CONSTRUCTION BMP GENERAL NOTES
TH IS PROJECT SHALL COMPLY WITH ALL CURRENT REQUIREMENTS Of THE STATE PERMIT, CALIFORNIA

REGIONAL WATER CONTROL BOARO (SORWOCB), SAN OIEGQ MUNICIPAL STORM WATER PERMIT, THE CITY OF SAN DIEGO LANO OEVELOPMENT COOE. AND THE STORM WATER STAtlOARDS MANUAL PRIOR TO ANY SOIL DISTURBANCE. TEMPORARY SEOIMENT CONTROLS SHALL BE INSTALLED BY THE CONTRACTOR OR DUAUFIEO PERSON($) AS lllOICATED BELOW
ALL REQUIREMENTS OF THE CITY Of SAN DIEGO 'STORM WATER STANDARDS MANUAL' MUST

BE INCORPORATEO IIITO THE DESIGN AND CONSTRUCTION OF THE PROPOSED GRADING/

IMPROVEMENTS CONSISTENT WITH THE APPROVEO STORM WATER POLLUTION PREVENTION PLAN (SWPPP) AND/OR WATER POLLUTION CONTROL PLAN (WPCP) FDR CONSTRUCTION LEVEL BMPS AND, If APPLICABLE. THE STORM WATER QUALITY MANAGEMENT PLAN (SWOMP) FOR POST-

CONSTRUCTION BMPS

2. THE CONTRACTOR SHALL INSTALL AND MAINTAIN All STORM ORAIN INLET PROTECTION INLET PROTECTION IN THE PUBLIC RIGHT-Of-WAY MUST BE TEMPORARILY REMOVED PRIOR TO A RAIN

EVENT TO ENSURE NO FLOODING OCCURS AND REINSTALLED AFTER RAIN IS OVER

3. All CONSTRUCTION BMPS SHALL BE INSTALLEO AND PROPERLY MAINTAINEO THROUGHOUT THE

DURATION OF CONSTRUCTION
THE CONTRACTOR SHALL ONLY GRADE. INCLUDING CLEARING AND GRUBBING. AREAS FOR WHICH

THE CONTRACTOR OR QUALIFIED CONTACT PERSON CAN PROVIDE EROSION AND SEDIMENT CONTROL MEASURES.

THE CONTRACTOR IS RESPONSIBLE FOR ENSURING THAT All SUB CONTRACTORS AND SUPPLIERS ARE AWARE Of ALL STORM WATER BMPS AND IMPLEMENT SUCH MEASURES FAILURE TO COMPLY WITH THE APPROVEO SWPPPf/lPCP WILL RESULT IN THE ISSUANCE OF CORRECTION NOTICES.

CITATIONS, CIVIL PENALTIES. AND/OR STOP WORK NOTICES
THE CONTRACTOR OR QUALIFIED CONTACT PERSON SHALL BE RESPONSIBLE FOR CLEANUP Of All SILT. DEBRIS. AND MUD 011 AFFECTED AND ADJACENT STREET(S) AND WITHIN STORM DRAIN

SYSTEM DUE TO CONSTRUCTION VEHICLES/EQUIPMENT AND CONSTRUCTION ACTIVITY, AT THE ENO

OF EACH WORK DAY

7. THE CONTRACTOR SHALL PROTECT NEW AND EXISTING STORM WATER CONVEYANCE SYSTEMS

FROM SEOIMENTATIDN, CONCRETE RINSE OR OTHER CONSTRUCTION-RELATED DEBRIS AND

DISCHARGES WITH THE APPROPRIATE BMPS THAT ARE ACCEPTABLE TO THE CITY RESIOENT ENGINEER AND AS INDICATED IN THE SWPPPf/lPCP

THE CONTRACTOR OR QUALIFIED CONTACT PERSON SHALL CLEAR DEBRIS, SILT AND MUD FROM All DITCHES AND SWALES PRIOR TO AND WITHIN 3 BUSINESS DAYS AFTER EACH RAlll EVENT OR

PRIOR TO THE NEXT RAIN EVENT, WHICHEVER IS SOONER
If A NON-STORM WATER DISCHARGE LEAVES THE SITE, THE CONTRACTOR SHALL IMMEDIATELY STOP THE ACTIVITY AND REPAIR THE DAMAGES. THE CONTRACTOR SHALL NOTIFY THE CITY RESIDENT ENGINEER Of THE DISCHARGE, PRIOR TO RESUMING CONSTRUCTION ACTIVITY ANY AllD All WASTE MATERIAL. SEDIMENT AND DEBRIS FROM EACH ON-STORM WATER DISCHARGE SHALL

BE REMOVED FROM THE STORM DRAIN CONVEYANCE SYSTEM AND PROPERLY DISPOSED OF BY

THE CONTRACTOR
10 EQUIPMENT AND WORKERS FOR EMERGENCY WORK SHALL BE MADE AVAILABLE AT ALL TIMES All NECESSARY MATERIALS SHALL BE STOCKPILED ONSITE AT COtNENIEtJT LOCATIONS TO

FACILITATE RAPID DEPLOYMENT OF CONSTRUCTION BMPS WHEN RAIN IS IMMINENT

11. THE CONTRACTOR SHALL RESTORE AND MAINTAIN All EROSION AND SEDIMENT CONTROL BMPS TO WORKING ORDER YEAR-ROUND.
12 THE CONTRACTOR SHALL INSTALL ADDITIONAL EROSION AllD SEDIMENT CONTROL MEASURES

DUE TO UNFORESEEN CIRCUMSTANCES TO PREVENT NON-STORM WATER AND SEDIMENT-LADEN DISCHARGES.
13 THE CONTRACTOR SHALL BE RESPONSIBLE AND TAKE NECESSARY PRECAUTIONS TO PREVENT

PUBLIC TRESPASS ONTO AREAS WHERE IMPOUNDED WATERS CREATE A HAZARDOUS CONOITION

14. ALL EROSION AND SEDIMENT CONTROL MEASURES PROVIDED PER THE APPROVED SWPPPf/lPCP SHALL BE INSTALLED AND MAINTAINED All EROSION AND SEDIMENT CONTROLS FOR INTERIM CONDITIONS SHALL BE PROPERLY DOCUMENTED AND INSTALLEO TD THE SATISFACTION OF THE CITY RESIDENT ENGINEER.

15. AS NECESSARY, THE CITY RESIDENT ENGI

NEER SHALL SCHEDULE MEETINGS FOR THE PROJECT
TEAM (GENERAL CONTRACTOR. QUALIFIED CONTACT PERSON, EROSION CONTROL SUBCONTRACTOR If ANY. ENGINEER OF WORK. OWNER/DEVELOPER. AND THE CITY RESIDENT ENGINEER) TO EVALUATE THE ADEQUACY Of THE EROSION AND SEDIMENT CONTROL MEASURES AND OTHER BMPS RELATIVE TO AtHICIPATED CONSTRUCTION ACTIVITIES 16 THE CONTRACTOR OR QUALIFIED CONTACT PERSON SHALL CONDUCT VISUAL INSPECTIONS AND MAINTAIN ALL BMPS DAILY AND AS NEEDED VISUAL INSPECTIONS AND MAINTENANCE OF All BMPS SHALL BE CONDUCTED BEFORE. DURING, AND AFTER EVERY RAIN EVENT AND EVERY 24 HOURS DURING AtlY PROLONGED RAIN EVENT THE CONTRACTOR SHALL MAlllTAIN AND REPAIR All BMPS AS SOON AS POSSIBLE AS SAFETY ALLOWS.
17 CONSTRUCTION ENTRANCE AND EXIT. TEMPORARY CONSTRUCTION ENTRAllCE AND EXISTS SHALL

BE CONSTRUCTED IN ACCORDANCE WITH CASQA FACT SHEET TC-I OR CAL TRANS FACT SHEET TC-01 TO PREVENT TRACKING OF SEDIMENT AND OTHER POTENTIAL POLLUTANTS ONTO PAVED SURFACES AND TRAVELED WAYS WIDTH SHALL BE 10' OR THE MINIMUM NECESSARY TO ACCOMMODATE VEHICLES AND EQUIPMENT WITHOUT BY-PASSING THE ENTRANCE. (a) NON-STORM WATER DISCHARGES SHALL BE EFFECTI\IH Y MANAGED PER THE SAN OIEGO MUNICIPAL CODE CHAPTER 4, ARTICLE 3, DIVISION 3 "STORM WATER MANAGEMEtlT AND DISCHARGE COllTROL'
<c---

BMP PLAN
' \ ___________ ~ -------
--
' ' ' '
' ' ' '
' ' ' '

PROPOSED ROOF

PROPOSED
ENTRY

OVERHANG
D

PROPOSED ADU ROOF

PROPOSED ROOF PROPOSED
PATIO

OVERHANG
(E) LOT DRAINAGE

TO REMAIN
(N) SITE WALLS
,j

BMP LEGEND
I PDS 659 I BROW DITCH
I POS 659 I BERM DIRECTION

OF LOT DRAINAGE
MATERIALS & WASTE MANAGEMEITT BMPs

I WM-I I MATERIAL DELIVERY& STORAGE
I WM-4 [
I WM-5 1
I WM-6 I
I
WM-8 1
I WM-9 I

SPILL PREVENTION & CONTROL

SOLID WASTE MANAGEMENT

HAZARDOUS WASTE MANAGEMENT

CONCRETE

WASTE MANAGEMENT

SANITARY WASTE MANAGEMENT
--cwM...,,...CWM...,,..

TEMPORARY RUNOFF CONTROL BMPs
ffiTI PRESERVATION Of EXISTING VEGETATIOll ...,,.. PEV _.. PEV ..,,.. rn:TI
rnTI
BONDED OR STABILIZED FIBER MATRIX (WINTER) ~ M ~ M ~
HYDROSEEDING (SUMMER) ~ TSP ~ TSP ~
~ STRAW OR WOOD MULCH -- stN-- stN--
l]ill PHY
SICAL STABILIZATION (WINTER) ...,,....ESM--eeM .....,...

I SS-10 [ ENERGY

DISSIPITATOR D
[KI]

SILT FENCE D D
IB:TI SED

IMENT/DESILTING BASIN
lliil FIBER RO
LLS
- FR- FR-
I SC-6 [~ GRAVEL OR SAND BAGS =
mTI
[ SC-10 [
am
OfilJ
um
illIJ
ffiTI

STREET SWEEPING AND VACUUMING

STORM DRAIN INLET PROTECTION

SITE FENCE DEWATERING

FILTRATION

STABILIZED CONSTRUCTION ENTRANCE

CONSTRUCTION ROAD STABILIZATION
ENTRAtlCE / EX

IT TIRE WASH
- xx-
--0-0-
~
~
uiiiiJ POST-CONSTRUCTION sm: DESIGN BMPs
[1ill
MAltHAlll NATURAL DRAINAGE PATHWAYS AND

HYDROLOGIC FEATURES
@TI CO
NSERVE NATURAL AREA, SOILS. AND VEGETATIOtl
[ill]

MINIMIZE IMPERVIOUS AREA
[ffiJ

MINIMIZE SAIL COMPACTION
[illJ
IMPERVIOUS AREA DISPERSIOll
[ill]

RUNOFF COLLECTION
[IT[] LANDSCAP
ING WITH NATIVE OR DROUGHT TOLERAllT SPECIES
[ill] HARVESTING

AND USING PRECIPITATION
POST CONSTRUCTION SOURCE CONTROL BMPs
m
[I]
rn
[[]
[TI
II]
[[]
[[]
[IJ
QJ
rn
IT]
@]
(ill
[QJ
IT]
[]]
PREVENTION OF ILLICIT DISCHARGES INTO THE MS4
STORM DRAINS STENCILING AND POSTING Of SIGNAGE

PROTECTED OUTDOOR MATERIALS STORAGE AREAS

PROTECT MATERIALS STORED IN OUTDOOR WORK AREAS

PROTECT

TRASH STORAGE AREAS
ADDITIONAL BMPs BASED ON POTENTIAL RUNOFF POLLUTANTS

ON-SITE STORM DRAIN INLETS

INTERIOR FLOOR DRAINS & ELEVATOR SHAFT SUMPS

INTERIOR PARKING GARAGES

NEED FOR FUTURE INDOOR & STR PEST CONTROL

LANOSCAPE/OUTDOOR PESTICIDE USE
POOLS. SPAS. PONDS. FOUNTAINS. & WATER FEATURES

FOOD SERVICE

TRASH OR REFUSE AREAS

INDUSTRIAL PROCESSES

OUTDOOR STORAGE OF EQUIP OR MATERIALS

VEHICLE AND EQUIPMENT CLEANING

VEHICLE/EOUIPEMENT REPAIR AND MAINTENANCE

FUEL DISPENSING AREAS

LOADING DOCKS

FIRE SPRINKLER TEST WATER

MISCELLA

NEOUS DRAIN OR WASH WATER
PLAZAS. SIDEWALKS. DRIVEWAYS, AND PARKING LOTS
PROJECT:

PACAS RESIDENCE REMODEL
406 NORTH RIOS AVENUE. SOLANA BEACH, CA 92075
ADU ADDRESS 408 NORTH RIDS AVENUE
ARCHITECT:
" a r c h i I e c t u r e
ANDREW E CROCKER. AIA
646 VALLEY AVENUE. SUITE C2
SOLAllA BEACH. CA 92075
T 858 34

5.1295
CONSULTANT:

AGENCY STAMP:

STAMP:
-
~~~
~~~,v·~
.. : ~·,~~~:~ ~0FCA'-'~O - NO: REVISION: DATE: THESE DAAWINGS, SPECIFICATIO.'iS AND THE CONtEPTS EMBOOIED IN THEM ARE THE OR:GINAl UNPUBUSHf.D WOAA Of THE ARCfflTECT, AHO MJ.Y NnT BE USED, 01SCLOSEO, OR DUPLICATED WITHOUT THE WRITTEN COHSENT WHETHER THE

PROJECT FOR WHICH THEY WERE MADE IS EXECUTED OR NOT,
UNLESS OTHERWISE AGREED BY CONTRACT.

JOB NO:
2322
DRAWN BY: FR CHECKED BY: AC ISSUE DATE: 06/17/2025
DRAWING FILE: 202506 I 7 _PACASRES
OATE/TIME STAMP: 6/17/2025 4 56
42 PM
PHASE: CONSTRUCTION

DOCUMENTS
SHEET BMP PLAN & BMP TITLE:

NOTES
SHEET
G007 NO:

SITE PLAN - PRE 2018 EXISTING DIAGRAM 1/8' - 1'-0'
□

CMU BLOCK WALL HAS

EXISTED PRIOR TO CURRENT
SITE WALLS. IT WAS NOT

SUBJECTTO MODIFICATIONS

DURING THE CONSTRUCTION OF
THE EXISTING SITE WALLS.
6' HIGH
WOOD FENCE PART 2018 SITE WORK

AREA OF WORK FOR

PRE EXISTING SITE CONDITIONS
F-----------'----==----'----....l..-H---..-- H--11------- ~ _--1Jr1-i1/r-l--l--l---l NOTE: EDGE OF EXISTING c IMPERVIOUS SURFACE
C
C ,-..... ___ _,_ r ______ _
FRONTYARO:

NO CHANGES
PRE 2018
Q_
-----
rh
BAMBOO
FENCE

ATOP WALL

EXISTING BAMBOO FENCE WAS

NOT SUBJECT TO

MODIFICATIONS DURING THE

CONSTRUCTION OF THE
CURRENT SITE WALLS.
2' HIGH

BLOCK WALL
PART OF 2018 SITE WORK
3' HIGH

BLOCK WALL
PART OF 2018 SITE WORK
6' HIGH

WOOO FENCE
PART OF 2018 SITE WORK

EXISTING RETAINING WALL

WAS NOT SUBJECT TO

MODIFICATIONS DURING THE

CONSTRUCTION OF THE
CURRENT SITE WALLS.

COLOR LEGEND:

PRE 2018 APPROXIMATED AREAS
EXISTING RESIDENCE PER 2023 SURVEY

PRE EXISTING PERVIOUS AREA APPROXIMATION

PRE EXISTING CONCRETE APPROXIMATION

PRE EXISTING IMPERVIOUS PAVER APPROXIMATION

PRE EXISTING CMU RETAINING WALL APPROXIMATION

PRE EXISTING PERVIOUS - OUTSIDE OF PROPERTY LINE

PRE EXISTING CMU RETAINING WALL - OUTSIDE OF PROPERTY LINE SHA\{¥ l{)ff STRIKEOUT OF CURRENT SITE CONDITION
PROJECT:

PACAS RESIDENCE

REMODEL
406 NORTH RIOS AVENUE. SOLANA BEACH. CA 92075
ADU ADDRESS 408 NORTH RIOS AVENUE
ARCHITECT:
9 a r c h i t e c t u r e
CONSULTANT:

AGEN CY STAMP:

STAMP:

ANDREW E CROCKER, AIA
646 VALLEY AVENUE. SUITE C2
SOLANA BEACH. CA 92075
T- 858.345 1295
NO: REVISION: DATE:
4 DELTA 4 06/17/2025
THESE DRAWINGS, Sl'ECIFICATIO~S ANO lME CONCEPTS
EM80DIEO IN THEM ARE THE OR:G!NAL UNPUBt.lSHE0 WORK OF
THE ARCHITECT, ~~O MAY NOT 8E USED, DISCLOSED, OR
OUPUCATEO WITHOUT THE WRlffiN CONSENT WHETHER THE
PROJECT FOft 'NHICH THEY WERE MADE IS EXECUTED Oft NOT, UNLESS OTH€RW~E AGREED SY CONTRACT
JOB NO: 2322
DRAWN BY: FR
CHECKED BY: AC
ISSUE DATE: 06/17/2025
DRAWING FILE: 20250617 _PACASRES
DATE/TIME STAMP: 6/17/2025 5:56-07 PM
PHASE: CONSTRUCTION

DOCUMENTS
SHEET
TITlE: SITE PLAN - PRE 2018

EXISTING DIAGRAM SHEET
NO:
\
\
\
\ J' &tveoo ON
J' BWCK WAU.

WOOO Fi:1/Cf
~/ (:4/[
+959l +%01'
G/CWfc
"' POR. OFNWi OFSWi
"' SEC 35 T13S R4W
+ 9 21
I
I
10,B2
ROOF FEAJ<
CO/IC
WAlK
I TVRF
1!4MBOO
Ff/IC[ AToP
WALL
J. HiCH
B!OCI< WAJ.(
G' H;GH
WOOD FENC[

BOUNDARY NOTE
"5 1H/S PARC[! 1>~5 Cl'fAT[O 8Y D££0 [IN£:;. A H[CO~/J OF 5Ui7,,'f."f 1$ Ill PROCESS FOR TH!S PROJ[CT
SCALE: 1"=10'
LEGEND
~
P/?0Pi:1?1Y UII( (R[CO/?O)
FROP[/ITY UN[ - OFfSIT[
STR[Er C[f/T[RL!/1[
cm1rouR
~ Jill!il!!J,
--l:i.i5~5~SJ!._
__ , __ _
/..OT LIN[ (OFFS/T[)
ovtRH[AD UT!UT![S
(OG[ OF PAWiC
fXISTiNC SPOT [l.f:\.'Af/011
8UiWIIIG f'OOTPR/1/T
WOOD Ff/IC[
BAl•BOO FWC[
FREE STANO!//C WAC(.

RErA!/1"//C WALL
£X/5TJNG BRUSHL/N[
POWCR POU:

ABBREV/A T/ONS
" " e:K
eHK
ASFHA!TiC CONCRIT[
A$9[5T05 CW£1/T
BlO~K
BR/CK
Fi//:'iH SURFACE
CA5 MITiR
tfGH
H05£ 8.88
0 ~w CRAO[ AT BOTTOM or WA[(
crnrtR UN[
NR,GAT/0/1 CO!iTROl l~ll'[
LOW PRfSSVR[
C, COIIC COIICRETt FLNff[R
P~VtMUfT
'° C([AIIOUi
" [lECTil:C
H~ [i.£VAliON
S!l\fR C(0!,1JU1
S£1t'[R MANliOl[
ffLffHO!/[
'" ntcm,c 11nri:,
" Fl,bSH fl.DOR '- n FWB,<
f(QIV LIii£
fl[W BOOK
GRAD[ AT roP or W,\L(
rmrn
w,T[/1 MCTl:ff
NOTES
THr5 TOPOGRAPHIC 5(1!1).1:Y ~~5 Prnrom,w FOIi TH[ PU-~P05£$ or a $P[Cl'1C PROJ[cr, AND SOM[ A11£AS MAY HAW: Cli[NER or. !£55[R OCTAJl 8.\5[0 ON P.sOJCCf li[QU:,i[M0/1"$ Cl-l•INMS ro TH£ SCOPE. Ots/~/i[R, OR WCATiO// or WOR~ !MY Rtou:.'-i[ r,i;r AOOiTiOW\I. 5UR('[fJl,C ff F[IIFOnll£D 10 S,,TiSfY TH[ N[I'/ 11rnv,~£11£ms
2 THIS JS A TOFOGHAPH:C 5UW£r, 1101 A !IO'Jli/J,1R1 5WN£r OR fiECORD Of SU!I\-D THE PROF[IITY U!li:S OtP:Cr£D ON 11-1,s PLAN AH( CWtRMW F/101' [X!STING PUi!VC //£CORO M~PS. 0/IA~1NG5. OIi t)[SCR!PT/011$ TH[ F/10"[/liY !IWS ANIJ/011 EASEll[t/TS SHO<l/1 H[Rto/1 J-14j,f Sffli 11,cwoto TO /1£PR£5[1fr TH£/R Af'P/IQXll.v\T[ (OCAT/01/S /1£/Affi'f ro IH[ TO?OGRAFH.C F[,11(11/[5
J 1H[ WCAliO/IS or UT/l/11[5, IF A!IY, SHOMI OIi IH!S rw, Ali[ cwmATto FROM li[CO',OS PROVIDED Br UWTY/(";0-,1:R.'WG AGWCt[S Af/0/0R n[W DATA CO!L[CT[O MR:!/G 1/i[ 5(1!1).£)' THE P!OIB!iG or U1i(J1i(S 0/1 TH'S P!A'I DOES NOr co1,srm,T£ A GUARA!/fff or THt/R !001n0N. D[PTH. S'l[. OR TYPE

EASEMENTS
TH[ TiT/.£ lif:FORT LJ$[0 FOR THIS TOFOORAPK:C SU/?'i!:Y W-<5 THiS TOPO-;;RAPK:C 5WZ\-'.n WAS TH[ "COl<!MJ<tNT FOR T/Tl.f INSLJFWICC ISSUED BY l\[STCOil l.A!.'IJ IJTU: /NSURNIC[ COtoi'Alfl.

C(WMITM£/lr /!0 CM<0/94, ADOPT[() 0B-Ol~201f, TECH,~:CA! CORR[CIJONS 04-07-2018 [XC[PriONS AT TH[ f/M[ or 1HI$ R[PO/IT Aq[ AS F0Ll0"$
J [AS[!/£1115. CIA/US or [IS£<•£/IT DR u;cw5Rt,!iC£5 wH,CH AR[ //OT SHOI\N fIY TH[ PU2!IC MCORDS
11 ANY N/0 AL! Wf:llf)ITS, AG/lffMU/15 /,//0 R[STR/tnONS or RECORD 01H£R tAS£MW1S r,or o,saosw $Y THJS REPORT MAY m: FRtstNT 0,~ TH[ S!.fi!)[Cr pf/OCtFITY rH£ rocWl\'NG EASEMiWIS l\[R[ O!SCOl'iR[l) VPM R£\-'.[W or PUBUC MCUM[t/TS FOR A/IDTHCR ru~POSE
0 NI [AS[/1£1/T FOR srnw PU!IF0$[S P[FI GRM/1 0[£/J R[COROW MW 2D, 1959 /'I BOOK 7671, Pt,C[ 554 (MER TH[ $0UrHtRLr 7 ffCT OF TH[ SU/JJ[CT P/IOP£//TY) 8 NJ tAS[M[l/r FOR SEll'ER FURPO'S[5 P[// G/W/1 DffD li[CORO[D srPTWBtR 17, 1957 IN eoOK 6750, PAG[ 284 (WCAT",D/i IS D[$Cli,B£D AS T/1[ mut LOCA110N or TH£ 5£\l[/i' FAUIIY Fl/OM 7H£ I/ORTH UN[ or :;AJO 1..AN/J IO 11'5 co,,N[CTiO,I ') TH[ OESCRiPT,ON CONTA'I/S NO D[SCR;eto n:om A~/J 1$ NPEN~U/T ON rH£ rnut lOCAnON or ftATUR£5 JN lh!" FitU!

LEGAL DESCRIPTION
lhAT PORMN OF TH[ I/OiiTIM'[$T OUAFITEFI or TH[ SOUTH~LST 01/AR/[R or S[C/i0/1 JO. TOM/SH/? JJ $0UTH. RANG[ 4 ,,rsT. !)OJI 8[1111'.0D:f/O BAS[ AJ/0 !!t/1."DiAII, Iii TH[ COVI/TY or $NJ [!:[GO, STAT[ o> CAurormM, ACCORD'NC TO (!,~,TEO STAT[$ CO\'[R//ME)/1 SU/e\D (C0~\!0._<l(Y Kf/Ci\N AS 406 II RIOS Al'f. SO/A\'; f!EACH, CA 92070 1244)

BENCHMARK
FO:flT NO 2012 "[I/C~4J", JS" /i-'TiONAI. G[O/JCTIC SURVEY DISC IN H{;Oi>'All. 02 M:L[S /<ORTH Of SOW/A '1$TA DFM: ON 1H[ [AST s:o[ or ~'ORTHSDUN/J H:CHl\4Y IOI. J (ff1 OFF SHO'..JW/JI /,/ID 6 F[[T l>[ST or CARO:FF f!Y TH[ S!:A SiGN
ELEV ~ J• oe,. OATU/J 1/MV 88. SOI/RC[ ROS t8J79. c,ry or SOLA!'< 8[ACH SLJRIEY COIJfROt VICINITY MAP ll-i01!-\S BROS MAP 1167~[6
WJ SCA!!"
u
z
0 z
ii2
w
w
z
0 mi
>- ! w ' LL ~
LL. '
0 ' U l
~
iiJI
100
I
I "'
' \
~ 12 COMCRETE ,s.951FT;
,. ., ' I ,.
3 "50

DRIVEWAY PROFILE (SECTION A-A)
\
\
\
\
\
\ ~

ENGINEER NOTE
:,::, I -
\ 0
' Cf)
\ -;p I L_
\ rt'
·~ \ c:: I ("t'\
\

ENGINEER IS TO PROVIDE TRANSITIONS

TO EXISTING IMPROVEMENTS PER

SATISFACTION OF THE CITY ENGINEER
F>96.20

REQUIRED SPECIAL FEATURES
NO SPECIAL FEATURES REQUIRED. PER TITLE 24

EQUIVALENT DWELLING UNIT (EDU) NOTE
THE PROPOSEO IMPROVEMENT Will HAVE AN ASSOCIATED IMPACT ON THE PROPERTY'S ANNUAL SEWER FEES: PER SSMC 14 08 060, THE ADU Will INCREASE THE PROPERTY'S SEWER ASSESSMErll, FROM 1.0 EQUIVALENT DWELLING UIIIT (EDU) TO 1.8 EDUS AS A RESULT. THE PROPERTY'S SEWER FEES Will INCREASE FROM $682.30 TO $122814 FOR FY2025-26

HERS FEATURE SUMMARY
THE FOLLOWING IS A SUMMARY Of THE FEATURES THAT MUST BE FIELD VERIFIED BY A HERS RATER. SEE TITLE 24 SHEETS FOR ADDITIONAL COMPLIANCE INFORMATION.

INDOOR AIR QUALITY VENTILATION

KITCHEN RANGE HOOO

MINIMUM AIRFLOW

VERIFIED REFRIGERANT CHARGE

FAN EFFICACY WATTS/CFM

VERIFIED HEAT PUMP RATED HEATING CAPACITY

DUCT LEAKAGE TESTING
S14

ADDRESS NUMBERS
NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND. AND
SHALL MEET THE FOLLOWING MINIMUM STANDARDS AS TO SIZE.
4' HIGH WITH A 1/2' INCH STROKE WIDTH FOR RESIDENTIAL
BUILDINGS. 8' HIGH WITH A 1/2" 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
STANDARD RYSB 25' - 0" -.,/'-!-----------)'
ADJACENT PROPERTY WATER/SEWER .,, N89° 41' 53"E 123.37' Q = I [1J
... - - - ----- 0 - - - - ----- ------- -:;-·

THE AOU AND THE PRIMARY

DWELLING UNIT SHALL HAVE

SEPARATE, INDEPENDENT WATER

SUPPLY ANO SANITARY SEWER

SYSTEMS THIS IS REOUIREO TO

PROVIDE SEPARATE SERVICES (SHUT
Off VALVES AND CLEANOUTS) SO

ONE DWELLING CAN SERVICE ITS

UTILITIES WHILE NOT AFFECTING THE

OTHER DWELLING EACH DWELLING IS
REQUIRED TO BE ltlOEPENDENT
SECTION 202.

NEW PERVIOUS

DRIVEWAY
' I
I
' ' '
'
' '
' ' '
(E) GARAGE
S19
r
I __
I
I
I
I
I
I
I
I
I

PROPOSED ROOF

I PROPOSED
ENTRY,

OVERHANG
ABV.

PROPOSED
ROOF
□

PROPOSED AOU ROOF
20' .onl'"' - scoG~o?I. 502
--- ------- -
_____ I--'. ---- ----
' ' , __
' '
-..

PROPOSED ROOF PROPOSED
PATIO,

OVERHANG
ABV.
' ----------- -------------~-~
(E) TURF

PREVIOUS GRADING

WORK TO BE APPROVED

BY COSB UNDER

SEPARATE PERMIT
1 I
t_ ________ ...J: I
------------- ·~ -------...,_-., : I :
----------------------------1-t --------------1
-,-
~
O')
,..._
~ ,..._
LC".)
N
C"')
0 0
:z:

S14

THE SERVICES WILL BE BRANCHED

OFF THE EXISTING MAIN LINES ON
THE PROPERTY.

SEE SHEET Pl FDR ADD INFO
I
ffi
~ <

LANDSCAPE
THRESHOLD NOTE AS SHOWN. THE PROJECT DOES NOT

EXCEED THE THRESHOLD THAT

REQUIRES A WATER EFFICIENT
LANDSCAPE PLAN REVIEW If DURING
CONSTRUCTION. MORE

LANDSCAPING IS REMOVED THAN

WHAT IS CURRENTLY SHOWN ON THE
PLANS. A STOP WORK NOTICE WILL

BE ISSUED AND YOU WILL NOT BE

ABLE TO PROCEED UNTIL A WATER

EFFICIENT LANDSCAPE PLAN HAS

BEEN APPROVED BY THE CITY'S

THIRD-PARTY LANDSCAPE ARCHITECT
WHICH REQUIRES A DEPOSIT Of
$5.750.

SITE PLAN GENERAL NOTES

1. 2.

6. A01
A02
E01
E13
f33
L01
S02
S04
S05
S06
SOB
S10
S11
S14
S15
S19
S25
S40
S41 3
S42
S43
U03
U04
U05
U06
U07
uo8
U09
THE SITE PLAN IS FOR GENERAL SITE REFERENCE ONLY.

REFER TO OTHER CONSTRUCTION DOCUMENTS FOR
COMPLETE SCOPE Of WORK BEFORE COMMENCING ANY SITE

FOUNDATION EXCAVATION
THE CONTRACTOR SHALL VERIFY LOCATIONS Of ALL SITE
DIMENSIONS AND CONDITIONS. THESE INCLUDE BUT ARE NOT

LIMITED TO PROPERTY LINES, SETBACK LOCATION TO ALL NEW

OR EXISTING WALLS, EASEMENTS (IF ANY), EXISTING SITE
UTILITIES. INCLUDING WATER. SEWER, GAS ANO ELECTRICAL

LINES, ANO ANY OTHER NEW OR EXISTING SITE ITEMS WHICH
COULD AFFECT IN ANY WAY THE CONTRACTION Of THE
BUILDING FLAG OR OTHERWISE MARK ALL LOCATIONS Of
SITE PROPERTY LINES. EASEMENTS (If ANY). UNDERGROUND
UTILITIES, AND INDICATE UTILITY TYPE.

PROTECT EXISTING VEGETATION AND MARK PERIMETER Of

CONSTRUCTION ZONE REMOVE ALL TREES AND VEGETATION
WITHIN 5' Of PROPOSED NEW STRUCTURES. UNLESS
OTHERWISE SHOWN.

GRADE SITE TO DIRECT GROUND WATER AWAY FROM

BUILDING AND NEW ADDITIONS DRAINAGE SWALES ARE TO
BE DIRECTED AS SHOWN, PROVIDE 2% SLOPE
LOCATE REFUSE BIN AT APPROVED ON SITE LOCATION.

CONTRACTOR SHALL DISPOSE Of ALL SITE REFUSE AT CITYAPPROVED LOCATIONS .

PROVIDE BUILDING AOORESS NUMBERS. VISIBLE AND LEGIBLE

FROM STREET OR ROAD FRONTING THE PROPERTY
THE HIGHEST POINT Of THE ROOF. EQUIPMENT, OR ANY VENT,

PIPE, ANTENNA, OR ANY OTHER PROJECTION SHALL NOT
EXCEED 30 FEET ABOVE GRADE
S T EATER,,.J
PPROVE GAS.~
, 2 OVIDEP&TVALVE TO
EXTERIOR AT + 12" ABOVE FINISH GRADE PROVIDE

SEISMIC STRAPPING
BELGARD PAVERS. AOUALINE SERIES. PERVOUS PAVERS.

GRAY COLOR
(E) LANDSCAPE TO REMAIN
PROPOSED 423 Sf ATTACHED ADU
(E) SEWl:R EASEMENT
(El CONC LANDING TO REMAIN
(N) GRAYCONC PIP, PERVIOUS PAVERS
(E) WOOD FENCE & GATE
(E) SEWER MANHOLE
(NI ROLLED CURB & DG PARKING. PER CoSB CITY

STANDARDS
(E) SITE WALLS & LANDSCAPE TO REMAIN
(E) TURF TO REMAIN PER PLAN, U ON
(N) OVERHANG OVER MAIN ENTRY
(NI MAILBOX
(E) TRASH LOCATION
(E) SEWER CLEAN OUT
(E) STREET SIGN
(N) RETAINING WALL FINAL LOCATION & SIZE SHALL MEET
CoSB CODE
(E) WATER METER TO REMAIN
(E) 250 C.F H GAS METER TO REMAIN
(E) OVERHEAD POWER LINES
(E) POWER POLE
(NI 400 AMP ELECTRICAL PANEL. NEW LOCATION
(N) SUB PANEL AT ADU
(N) 240-VOLT NEMA 14-50 OUTLET
FIRE CoSB NOTES
N89° 40' 11 "W 103.75' LANDSCAPE TABLE Ii\

OBSTRUCTION OF ROADWAYS DURING
CONSTRUCTION: All ROADWAYS SHALL BE A
MINIMUM OF 20 FEET IN WIDTH DURING

CONSTRUCTION AND MAINTAINED FREE ANO

CLEAR, INCLUDING THE PARKING OF
VEHICLES PER THE 2022 CAUFORNIA FIRE
CODE CHAPTER 5 SECTION 503.4 Af/0
503 21

ADU NOTES
\
\
PER SSMC SECTION 17 20 040(0)(4)(0), ACCESSORY OWELLltlG UNITS SHALL PROVIDE A NEW OR

SEPARATE UTILITY CONNECTION DIRECTLY BETWEEN THE ACCESSORY DWELLING UNIT AND THE

UTILITY THE CONNECTION MAY BE SUBJECT TO A CONNECTION FEE OR CAPACITY CHARGE THAT SHALL BE PROPORTIONATE TO THE BURDEN Of THE PROPOSED ACCESSORY DWELLING UNIT, BASED UPON EITHER ITS SIZE IN SQUARE FEET OR THE NUMBER OF ITS PLUMBING fll(llJRES.

UPON THE WATER OR SEWER SYSTEM, PROVIDEO, HOWEVER, THAT THIS FEE OR CHARGE SHALL NOT EXCEED THE REASONABLE COST Of PROVIDING THIS SERVICE A SUB-METER MAY BE

ALLOWED TO MEET THIS REQUIREMENT
THE ADU SHALL ONLY BE USED FDR RENTALS Of TERMS Of 30 CONSECUTIVE DAYS OR MORE

PROPOSED SITE PLAN
1/8' = 1'-0'
LD5 S(),I AOI ,oz E13 U07 $14
E. C L I F F S T R E E T NON-LMOSCAPED AREA
-------------------------------------------~ NO~-IR/11. LM'OSCAPE

ROLLED CURB STANDARD DETAIL
EJO!TIN<iTAAvt,.
- .2l!_
9"X9"X12" CONCRETE CURB
"-O"TOSOJ.E
QUANTITY OF GRADING 4
~
·-· TOTAL "' w CY. • SITE GRADING 125C Y. 7 CY. 132 CY
X C.Y • EXCAVATION FOR THE FOOTINGS oc y 5CY 5CY
Of NEW CONSTRUCTION
y CY. · REMOVAL AND RE-COMPACTION 0 C.Y OCY OC.Y

FOR CONSTRUCTION
z C Y. - TOTAL GRADING (W + X + Y) 125C Y 12C Y. 137 CY

NOTE EARTHWORK QUANTITIES ARE ESTIMATED FOR PERMIT PURPOSES

ONLY ANO REPRESENT COMPACT (IN PLACE) VOLUMES ONLY THESE VALUES ARE CALCULATED ON A THEORETICAL BASIS.

ACTUAL QUANTITIES MAY VARY DUE TO OBSERVED SHRINKAGE AND/OR

SETTLING FACTORS
ALL EXCAVATION SHALL BE DISPOSED Of AT A LEGAL DISPOSAL FACILITY

IRRIGATED LAHOSCAPE

WATER FEATURES
DECOR. HARDSCAPE

TOTAL LOT AREA

IMPERVIOUS AREA QUAN TITIES
/4\
EXISTING IMPERVIOUS AREA. 4.201 Sf
EXISTING PERVIOUS AREA 4.813Sf
PROPOSED IMPERVIOUS AREA: 3.354 Sf
PROPOSED PERVIOUS AREA· 5.415 SF
PRE 2018 CURRENT DIFFER- CURRENT PROPOSED DIFFERSf EXIST Sf ENTIAL EXIST. Sf SF EIHIAL 4,670 4,201 -469 4,201 3,354 -847
0 0 0 0 975 +975
4,344 2.917 -1,427 2.917 496 -2,421
0 0 0 0 0 0
0 1,896 1,896 1,896 3.944 +2.04B
9,014 9,014 0 9,014 8.769 -245
,.,._.,__,
AREA Of
WORK (Sf)
IRRIGATED LANDSCAPE 496
WATER FEATURES 0
DECORATIVE HARDSCAPE 3,944
AGGREGATE LANDSCAPE AREA 4,440
EB
PROJECT:

PACAS RESIDENCE

REMODEL
406 NORTH RIOS AVENUE. SOLANA BEACH. CA 92075
ADU ADDRESS 408 NORTH RIOS AVENUE
ARCHITECT:
" a r c h i I e c I u r e

ANDREW E CROCKER, AIA
646 VALLEY AVENUE. SUITE C2
SOLANA BEACH, CA 92075
T 658 345 1295
CONSULTANT:

AGENCY STAMP:

STAMP:
- ~~~<'!
1~
·~ ~
~
:c~rL~~>I
~OFC~\.\~
-- NO: REVISION: DATE:
4 DELTA 4 06/17/2025
THESE DRAWINGS, SPECfflCATIONS AHO THE COh'CEPTS
EMBOOtED IN THEM ARE THE OR!G!NAL UNPU8l1511ED WORK OF

THE ARCHITECT, ANO MAY NOT SE USED, DISCLOSED, OR
DUPLICATED WITHOUT THE Vr'RITTEN CONSENT WHETHER TI,[
PROJECT FOR WH:CH THEY WERE MADE IS EXECUTED 0A NOT,
UNLESS OTHERWISE AGflEED SY CONTRACT.

JOB ND: 2322
DRAWN BY: FR
CHECKED BY: AC
ISSUE DATE: 06/17/2025
DRAWING FILE: 20250617 _PACASRES
DATE/TIME STAMP: 6/17/2025 5 57 24 PM
PHASE: CONSTRUCTION

DOCUMENTS
SHEET PROPOSED SITE PLAN TITLE:

SHEET
A100 NO:
,., 022 023 [OI
________ _ __ i L _ ___ __ _______ _ _____ _
010
- - - - --,--- -
022
\
\
I
I
\
I
I
I
I
-----------------------------------------------~----------- '
CLOSE.l
GARAGE
[@]
1 I
I
- - __ q. _ -:.-:..-:..-:..-_-_==::

BEDROOM 2
[ill]
\
I
BEDROOM 3
[ill]
I
I
b
p

LIVING ROOM
Dill
', / /
\ I
II ____ r:...___ ~
EXT. SHED
' ' ' ' ·-r----,----------------------- ----------------, ' ' ' ' 1
I
V ' \
I
I
~
'

PRIMARY BEDROOM
I
I
I
DID
I §]
.,,,/ LAUNDRY
ffiil SALVAGE WASHER & DRYER
~-----------------
- - -'-------1§]
t------------------------------------------------- ----------- -------- ------- ------ ________________ __ ______ :' ____ J::: '1-c ~ 3 :y - - - - - - - - - _\_ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - I __ I __ - ----::-_--_::-:;::~::,nf _______ j 1 _____ ____ __ ___ ____ _ __ --~:1 1 ______ _ ___ _ 4 ----- . - - ------- : T
:c~~:~- !._:::::::::===~~=========================-====: :

EXISTING & DEMO FLOOR PLAN 1/4" = 1'-0"
//\ ',, \---------- - - -------------------------- -------f: ---------- -------- ------- --------- ----------- _______ ____ ___ i ________________ ______ _ \ I :
~ I r :
~-i-------- ---------022 ---~1;- --- - §) - - §) - - §] - - -- - - - - - ... --- - --- o -- - - -- - - ---

DEMO PLAN GENERAL NOTES

CUTTING AND DEMOLITION SHALL BE DONE BY METHODS WHICH
\Vlll NOT JEOPARDIZE STRUCTURAL INTEGRITY OF THE EXISTING CONSTRUCTION, ANO WHICH Will NOT DAMAGE PORTIONS OF
STRUCTURE TO REMAIN.

2. DEMOLITION WORK SHALL NOT BE COMMENCED ON ANY UTILITY

UNTIL ANEW OR INTERIM UTILITY CONNECTION HAS BEEN MAOE IN

SUCH A WAY TO MAINTAIN CONTINUOUS UNINTERRUPTED SERVICE TO All PORTIONS OF THE EXISTING BUILDING.

AT All AREAS OF OEMOLITIOtJ PATCH, REPAIR. AND FINISH

EXISTING SURFACES TO REMAIN TO MATCH ADJACENT ANY
DAMAGE TO EXISTING AREA Wil l BE REPAIRED TO LIKE-IIEW
CONDITION.

THE ARCHITECT HAS NO KNOWLEDGE OF ANO SHALL NOT BE HELD

LIABLE FOR ANY ASBESTOS OR OTHER HAZARDOUS MATERIALS ON

THE JOBSITE IF ASBESTOS OR OTHER HAZARDOUS MATERIALS
ARE DISCOVERED DURING CONSTRUCTION. ISOLATE THE

AFFECTED AREA ANO CONTACT THE OWNER FOR FURTHER
INSTRUCTIONS BEFORE PROCEEDING.

5. REMOVE Al l CEILING MATERIALS, MECHANICAL. PLUMBING.

ELECTRICAL ANO EQUIPMENT, ETC. AS NOTED OR NECESSARY TO

COMPLETE WORK IN CONFORMANCE WITH THESE DOCUMENTS
DUCT WORK, PIPING. ELECTRICAL LINES. ETC SERVING AREAS

OUTSIDE LIMITS OF CONSTRUCTION ARE TO REMAIN IN SERVICE OR BE RELOCATED \VITH MINIMUM DISRUPTION TO OPERATIONS
CONTRACTOR TO COORDINATE WITH ELECTRICAL, MECHANICAL.

ANO PLUMBING DRAWINGS FOR DEMOLITION SCOPE AND
POSSIBLE RE-USE OF FIXTURES. PRODUCTS OR EQUIPMENT
EXISTING PLUMBING. ELECTRICAL. AND MECHANICAL NOT

UTILIZED IN THE SCHEME SHALL SE CAPPED OFF BELOW FLOOR

FINISH LINE ANO/OR INSIDE WALLS CONTRACTOR TO MAINTAIN
REQUIRED RATING OF FLOORS AND WALLS VERIFY \VITH
ARCHITECT All EXPOSED PENETRATIONS
REMOVE ALL ITEMS OtJ WALLS TO BE DEMOLISHED U ON.

REMOVE All WALLS. CASEWORK, EQUIPMENT, ACCESSORIES.

FIXTURES. AND OTHER ITEMS SHOWN OASHED U O.N

CONTRACTOR TO REVIEW DEMO WALL MODIFICATION
CALCULATIONS TABLE AND SHEET G006 PRIOR TO DEMO. All
DEMOLITION SHALL NOT EXCEED APPROVED AMOUNT.

DEMO PLAN KEY NOTES

AOI PROPERTY LINE
A02 SETBACK
001 REMOVE f;1STING FLOOR FINISH, PLUMBING
FIXTURES. CABINETRY
003 REMOVE EXISTING FLOOR FINISH
D04 DEMO MASONRY FIREPLACE
D05 DEMO ENTRY COLUMNS & ROOF
D07 REMOVE EXISTING EXTERIOR FLOOR FINISH
DOB REMOVE E;1STING WATER HEATER
D09 REMOVE EXISTING HVAC EQUIPMENT
D15 REMOVE EXISTING PLANTERS
D19 DEMO WOOD FENCE & GATE
020 DEMO SHED
022 DEMO GARDEN WALLS & FENCING
023 REMOVE GUTTERS & DOWNSPOUT, TYP
028 DEMO EXTERIOR WALL VENT
~
29 DEMO EXISTING 200 AMP PANEL
0 DEMO f;1STING UNPERMITTED SITE WALLS &

LANDSCAPE
E01 (N) AC CONDENSER
S04 (E) SEWER EASEMENT
sos (E) CONC LANDING TO REMAIN
S11 (N) ROLLED CURB & OG PARKING. PER Coss

CITY STANDARDS

WALL MODIFICATION CALCULATIONS

WALL TAGS
A
8 C
D
E
f
G
H
I
TOTALS
NOTE~ =
104' - 0 5/16"
EXIST. WALL
LENGTH
54' • 61/8'
25' - 4 3/16'
9' - 1'
24' - 115116"
15' - 5 7/8'
24' -0'
18' - 2114"
11' -91/16'
25' - • I"'
?08' • 0 9/16'

WALL LEGEND

MODIFIED WALL UNCHANGED WALL

LENGTH LENGTH
0' -0' 54' • 6 1/8'
7' -6' 17'-10 3/16'
5' -815/16" 3' • 4 1/16"
24' -11Sl16" 0'-0'
14'- 101/?" O'. 7 3/8'
16' • 9 I"" 7'-2112·
I' - 0" 17'-21/4'
11'-91/16' 0' - 0' 18 - 8 ,,.. •· -911?'
100- 6 9116 107'-6"
52'4 TO REMAIN
[ = = = = ] EXISTING WALL TO BE DEMOLISHED

EXISTING WALL TO REMAIN

NEW WALL EB
PROJECT:

PACAS RESIDENCE

REMODEL
406 NORTH RIOS AVENUE. SOLANA BEACH. CA 92075
ADU ADDRESS 408 NORTH RIOS AVENUE
ARCHITECT:
9 a r c h i I e c I u r e

ANDREW E CROCKER, AIA
646 VALLEY AVENUE. SUITE C2
SOLANA BEACH. CA 92075
T 858 345 1295
CONSULTANT:

AGENCY STAMP:

STAMP: - ~I,.~
~~~ <lV.C;- ·~
~
'<N~.~~:.r1 OFC~'-'~O
- NO: REVISION: DATE:
4 DELTA4 06/17/2025
THESE DMWiNGS, SPECIFICATIONS A."IO THE CONCEPTS
EMEIOOtED IN THEM ARE THE ORiG!NAI. IJNPUBUSHED WORK OF THE ARC111TECT. NtO MAY NOT BE ustO, OISClOScO, OR
DUPLICATED WITHOUT THE WRITTEN CONSENT V.1iElttER THE
PROJ€CT FOR WHICH THEY Wf:REMADE IS EXECUTED OR NOT,
UNLESS OTHERWISE AGREED BY CONTRACT.

JOB NO: 2322
DRAWN SY: FR
CHECKED BY: AC
ISSUEOATE: 06/17/2025
DRAWING FILE: 20250617 _PACASRES
DATE/TIME STAMP: 6/17/2025557 51 PM
PHASE: CONSTRUCTION

DOCUMENTS
SHEET EXISTING & DEMO TinE:

FIRST FLOOR PLAN SHEET
A101 NO:
1-CARGARAGE
[ill]
503 SF TOTAL
____ --.;;0 --- -
b
------------------------f GARAGE/RES. WALL NOTE FLOOR PLAN GENERAL NOTES ~~I:==~~===:::::

I
: r .---1l!:l:=;,,,.==e~::::i
W.I.C
[ill]
I
L-----
0 -0

PRIMAR BEDROOM
106
lliE GARAGE ANO/OR CARPORT SHALL BE SEPARATED FROM I.
lliE RESIDENCE ANO ITS ATTIC AREA BY NOT LESS THAN 'h" 1 GYPSUM BOARD APPLIED TO lliE GARAGE SIDE (AT WALLS). 3
SECTION R301.6 EVEN IF THE WALL ANO ATTIC SEPARATING 4
GARAGE ANO MAIN RESIDENCE IS EXISTING, PLEASE SHOW 5
THIS REQUIREMENT ON PLAN FOR FIELD VERIFICATION If
EXISTING DOES NOT HAVE MINIMUM 1/," GYPSUM BOARD OR

SIMILAR, IT MUST NOW BE PROVIDED
~
0 0

6. 10
11 SEE A1021 FOR OIMENSIOtl PLAN
All DIMENSIONS SHALL BE FIELD VERIFIED.

All DIMENSIONS TAKEN FROM FACE OF STUD U ON.

All CABINET DIMENSIONS TAKEN FROM FACE Of FINISH U 0.tl

ANY DISCREPANCIES AFFECTING PROJECT LAYOUT SHALL BE

BROUGHTTO THE ATTENTION OF THE ARCHITECT ANO RESOLVED

PRIOR TO WORK BEING PERFORMED
REFER TO lliE SITE PLAN FOR ADDITIONAL INFORMATION
INCLUDING UTILITY CONNECTIONS SEE SHEET AIOO.

REFER TO DOOR AtlO WINDOW SCHEDULES FOR ADDITIONAL
INFORMATION SEE SHEETS A600 & A601

REFER TO REFLECTED CEILING PLANS FOR ADDITIONAL
INFORMATION. SEE SHEET A201.

INSULATION·
a. R-13 BATT INSULATION AT All INTERIOR WALLS

FOR SOUND CONTROL
b. SEE TITLE 14 FOR INSULATION ltlFORMATION
HVAC EQUIPMENT. SEE TITLE 24 CALCULATIONS
WATER HEATER SEE TITLE 24 CALCULATIONS
505 0

FLOOR PLAN KEY NOTES
'"
0 0
A401
ADI
A21
A6!
A76
A77
~
~ A83

PROPERTY LINE
ATTIC ACCESS PANEL 22'X30' MIN. OPENING, FLUSH WITH
CEILING. MINIMAL TRIM SURROUND, PAINT TO MATCH ADJACENT

SURFACE
FURNITURE. BENCH

INSULATE FOR NOISE CONTROL
(N) STEAM SHOWER UNIT, LOCATE IN ATTIC
(N) WALLJFOUNOATION VENT, 8x16, +/-12" A.F.f
(N) OPEN SHELVES. FINAL SELECTION PER OWNER
REINFORCEMENT FOR GRAB BARS. PROVIDE SOLID LUMBER NOT
LESS THAN 2x8 INCH 32'-391/4" AH ON BACK OF WATER

CLOSET SLAB ON GRADE FOR FLOOR-MOUNTED GRAB BARS
(N) REFRIDGERATOR PRQ,10E PLUMBING FOR ICE MAKER
(VERIFY DIMENSIONS WITH MANUFACTURER)
(N) INDUCTION COOKTOP WITH OVEN BELOW (VERIFY

DIMENSIONS AND INSTALLATION WITH MANUFACTURER)
I -- .. - - - 'k - - - - - - - - - - - - --0 0
0 E02
E03
E04 (N) HOOD VENT PROVIDE HOOD ABOVE COOKTOP, ID0 CFM MIN DUCTED TO EXTERIOR MIELE DA 6698 D PURISTIC VERSION
6D00.

PROPOSED FLOOR PLAN 1/4' = 1'-0"
®
~
' ' ' '
0--';
' ' ' ' ' ~ ' ' ' EO ' ' '
BEDROOM 3
Dill
ADU
00 423 SF
EO

PANELED
l<f
KITCHEN l'jlE0<IEosl -:0, Dill ~
"'
LIVING ROOM i
[jfil '
+36"
HEAATH +12"
--0
G
' ' ' ---------- I 0 __ _ - ___ _ --____ --... I 1
\ CD EGRESS _L_ ---- --- ---- 'i - --- - --------- ~ .-- -\__ _ ----- 0 E•9 LAUNDRY :
1 Ula LANDING [ill] [2.c 1
· 1 \ !lr ------- ---- ___ ____________ @ ____ __ _ --- --------- -~--------- ~ ------- - ---:-------------:-- "'- ___,.,,_. - - _._~- - - - - --- - --- - --- - --- - --- - --- - --_,_ --- - --- - - - - - --- - - - - - -- A401
0 @)
@

COLOR LEGEND

EXISTING FLOOR AREA TO REMAIN

PROPOSED FLOOR AREA

PROPOSED ADU
EXISTitlG PATIO
PROPO~E~ LANOING/PA~O
EDS
E07
E1 7
E19
E22
E23
E24
F06
FOS
F09
FIO
fl I
Fil
FIS
FIS
(N) UNDER COUNTER MICROWAVE OVEN (VERIFY DIMENSIONS

ANO INTALLATION W/ MANUFACTURER)

GARBAGE DISPOSER PROVIDE POWER BELOW SINK
FAU (N) CENTRAL GAS FURNACE, PER TITLE 24

WASHER ANO GAS DRYER PROVIDE WIDTH CLEARANCE PROVIDE

HOT ANO COLD WATER ANO DRAIN LINE VENT TO EXTERIOR UP
WALL, 14' MAXIMUM LENGTH
(N) 2 BURNER ELEC COOKTOP, 220 VOLT OUTLET
(N) UNDER COUNTER FRIDGE 5 CUBIC FT MIN.
(N) FIREPLACE NAPOLEON, VECTOR 74, DIRECT VENT, NATURAL GAS, ANSI 221 SO
INTERIOR FINISH· 314" GYP BOARD, TYP PREP FOR PAINT
CLOSET POLE AND SHELVING. PROVIDE HANGING POLE ANO IS'

DEEP SHELF

FLOORING WHITE OAK ENGINEERED WOOD, THROUGHOUT
MAIN ENTRY/BATH FLOORING· TILE CORDOVA AVORIO,
PORCELAIN TILE, 24x48, MATTE

FLUSH BASEBOARDS

PROVIDE FRAMELESS GLASS PARTITION, SLIDER DOOR,
TEMPERED 318" TO A½' THICK
(N) MILL\VORK BUILT-IN DESK
COUNTERTOP/BACKSPLASH QUARTZITE, l ' TAJ MAHL,

WATERFALL ISLAND
F19 KITCHEN SINK: PER OWNER SELECTION
F20 ADU SINK IB" MIN WIDTH
F22 MILL WORK.

S04 (El SEWER EASEMENT

SOS (E) CONG LANDING TO REMAIN
S22 (tl) 24'X48" FORMAT PORCELAIN TILE, IVORY COLOR. EXTERIOR

GRADE, FINAL SELECTION PER OWNER

UOB (N) SUB PANEL AT ADU

WALL TYPES LEGEND
NEW 2x2 STUDS @ 16" O.C OVER EXIST
STUDS TO FURR OUT EXIST WALL <j)-
~
<}-
¢--
¢-
NEW INTERIOR 2x4 STUDS @ 16" O.C, TVP
NEW EXTERIOR 2x6 STUDS @ 16" 0.C
NEW EXTERIOR 2x8 STUDS @ 16" 0 C
NEW EXTERIOR 1x10 STUDS @ 16" 0.C
¢--~~====-· 6"0.C

WALL LEGEND
[ = = = = ] EXISTING WALL TO BE DEMOLISHED

EXISTING WALL TO REMAIN

NEW WALL EB
PROJECT:

PACAS RESIDENCE

REMODEL
406 NORTH RIOS AVENUE, SOLANA BEACH, CA 92075
ADU ADDRESS 408 NORlli RIOS AVENUE
ARCHITECT:
9 a r chitecture

ANDREW E CROCKER, AIA
646 VALLEY AVENUE, SUITE C2
SOLANA BEACH, CA 92075
T 858 345 1295
CONSULTANT:

AGENCY STAMP:

STAMP:
- -
~~
~~
'"?~1~ \ =-.c ;g 11'
~ ~:.~~#', ~OFc~,.,~o
- NO: REVISION: DATE:
3 DELTA 3 05/05/2025
THESE OMW'tNGS, SPECIFICATIONS A.. 'O T1iE CONtEPTS
EMSOO!EO IN THEM AAE THE ORIGINAL UNPU91..1SHEO WORK OF THE ARCHITECT, A.lrlD MAY NOT BE USED, DISCLOSED , OR
DUPLICATED W'lTHOUT THE WRITTEN CONSE"1 WHETHER Tl,£
PRO.ltCT FOR WHICH THEY wt:RE MADE IS EXECUTED OR NOT,
UNlESS OTHERWISE AGREED SY COOTRACT.

JOB NO: 2322
DRAWN BY: FR
CHECKED BY: AC
ISSUE DATE: 06/17/2025
DRAWING FILE: 10250617 _PACASRES
DATE/TIME STAMP: 6117 /2025 4 SB 41 Pt.I
PHASE: CONSTRUCTION

DOCUMENTS
SHEET PROPOSED FLOOR TITLE:

PLAN SHEET
A102 NO:
1 0®
><"
~J
:-'k =
I
® A400
b
®
I
I
I
I
I
® 0 ®
1 A400
54' -6 1/8"
~
I I I I I l I I I

STANDING SEAM METAL

I I I I I I I I I
CLASS 'A' RATED ROOF, TYP.
= @ §8
- ~ =
.,..,-----------------i=- +-l+----'------,------....., =~ ~ ~i L.::__V lo
.,
I
I
1·.•.
0 ENTRY
PORCH
10' • O'

OVERHANG

ROOF OVER
ENTR!° •
~
_ _ l /4' : 12'
SLOPE
• _ ;.o...'1/4~., i2'
• SLO~E;
..... ·
. : ··. .. .. ·:. · . . -' . ~ .. J ' : •• • ,: . • ;~ • • • .. . .. : :. · >:,' ,:
: PROPOSED / .,;:
• -ADU ROOF ·. ,. FJO
"'
. : .. RS
j.
'---- --4----------~ OS
LI
.__
® A400
A4'
I + ' T
~
I---
I--- ~
1= ~
g
I
_,___...
. , • :

ECl7.
.. l· • . •. C.LASS w ~AT~D .
11 •, . _ROOF, TYP.··. ·
SlOr, ·
: •·• .. •'
RS
OS
00 ,I<
M3
~
PATIO

OVERHANG
""
1/4": 12"- -
SLOPE
ROOF VENTILATION VEN TI LA !ION BASED ON FHA 1/150

ATTIC AREA
VENT AREA REQUIRED.

CONTINUOUS VULCAN RIOGE VENT, 1' x 120'
RIDGE FLANGE, NFVA 50 SO IN. ICC-ESL 1300
900 SO FT
6 SO IN
VENTED SECTIONS CONSTRUCTED WIT!i 24GA PERFORATED GALV
STEEL HOLE PATTERN 1/8" HOLE W/ 3/16" STAGGER
STAtlOARD DORMER VENT, VDLR419. 4-1/2" x 19"
ASTM2886. ICC-ESL 1300
lo
~
~
,,_.
~
~
i
~
~
(1\
'yl'
~
r,\
'y'
"' i
~ 0
0 0
0 0
0 0
0 0
0 @
~ @
II .. ,
1'--------+------r OVERHANG PROPOSED ROOF PLAN 1/4' = 1'-0' ~ 21' • 2 3/4' ,(-'------------- ----- --,(-

ROOF PLAN GENERAL NOTES
All NEWLY CONSTRUCTED ROOFS ARE TO BE CLASS 'A" ROOFING ASSEMBLIES IN ACCORDANCE wIrn UL 790 & ASTM E108

2. ROOFING UNOERLAYMEtH AT ROOFS WITH SLOPE 3'12 OR LESS: "ICE AND WATER SHIELD" BY W.R GRACE (OR ARCHITECr s APPROVED EQUAL) INSTALL PER MANUFACTURER'S INSTRUCTIONS INSTALL #40 FIBERGLASS REINFORCED FELT SHEET OVER.

3. ROOFING UNDERLAYMENT. #40 FIBERGLASS REINFORCED FELT

UNDERLAYMENT SHEET INSTALL PER MANUFACTURERS

INSTRUCTIONS AS MANUFACTURED BY GS ROOFING PRODUCTS (OR ARCHITECT APPROVED EQUALJ.

4. SIDEWALL VENTS WHERE EAVE VENTS ARE INSTALLED. INSULATION SHALL NOT BLOCK TliE FREE FLOW OF AIR A MINIMUM OF 1" OF SPACE SHALL BE PROVIDED BETWEEN TliE INSULATION ANO THE ROOF SHEATHING ATTIC VENTILATION OPENINGS SHALL BE COVERED WITH CORROSION-RESISTANT GALV METAL MESH wIrn OPENINGS OF¼"

OPENINGS MAX
ROOF EDGE DRIP. METAL FLASHING ANO COUNTER FLASHING All EXTERIOR METAL FLASHING TO BE 16 OZ GALV METAL WITH Mill FINISH UtllESS OT!iERWISE NOTED HEM ALL EXPOSED EDGES. SOLDER AND/OR SEAL All SEAMS AND JOINTS.

6. PARAPETS AND OTHER HORIZONTAL STUCCO SURFACE

WATERPROOFING MEMBRANE WATERPROOFING SHALL BE JIFFY SEAL 140/60 BY PROTECTOR WRAP EXTEND MEMBRANE A MINIMUM OF 6" UP SURFACE, ANO BE OVERLAPPED WITH BUILDING WRAP IC BO # 4252
PLUMBING VENT ABS PLASTIC WITH 16 OZ GALV. SHEET METAL
PRIMARY. SECONDARY FLASHING ANO STORM COLLAR SEALED TO
VEtH COMBINE VENTS IN CEILING/ATTIC TO MINIMIZE PENETRATIONS BUILT UP ROOFS SHALL HAVE A MINIMUM STC RATING OF 47, AND ROOF DECKS TO BE A MltllMUM STC RATING OF 45

9. BUILDING WRAP PER MANUFACTURERS RECOMMENDATION AT All

NEW AREAS

ROOF PLAN KEY NOTES
A39 OASHEDLINE INDICATES CRICKET
A43 (N) CRICKET OVER THE EXISTING ROOF
A49 PLUMBING VENT
E07 GARBAGE DISPOSER PROVIDE POIVER BELOW SINK
f30 ROOFING THERMOPLASTIC POLYOLEFIN (TPO) ROOF SYSTEM, GAF OREO. 60-Mll MEMBRANE. CLASS 'A' ASTM 06878, UL
ER1306-01
F31 ROOFING 1 TAYLOR STANDING SEAM. CUP-LOCK 100. 17".

MATTE BLACK COLOR, INSTALL PER MANUF INSTRUCTIONS.

CLASS 'A' UL ER25913-01
EXISTING VS. DEMO ROOF
EXISTING ROOF TOTAL: 2.201 SF
ROOF TO BE DEMOLISHED· 909 SF = 41 3%
EXISTING ROOF TO REMAIN 1,283 SF = 58 7%
50% OF EXISTING 1. 100 5 Sf

ENCLOSED RAFTED SPACES
DO NOT REQUIRE VENTING IF TliE FOLLOWING SPECIFIC INSULATION DESIGN IS USED, PER SECTlotlS R806.5/EM3.9 6.

A INSULATION IS AIR-IMPERMEABLE AND IT IS IN DIRECT CONTACT wIrn rnE UtlOERSIOE OF THE ROOF SHEATHING
EXHAUST VENT. All EXPOSED COMPONENTS SHALL BE STAINLESS STEEL, 22 GAUGE 1~m Mil l FINISH

ROOF PLAN LEGEND
Q os.
ff
=EID
DECK/ ROOF DRAINAGE SLOPE = 1/4' / FT TYP U O N
ROOF DRAIN: 6" DRAIN SLOPE = 1/8' / FT MIN TYP TO

DOWNSPOUT
OVERFLOW DRAIN LOCATE UP SLOPE OF ROOF DRAIN + 1' 3"
DRAIN SLOPE = 1/8" / FT MIN TYP. TO EXIT ATWALL IN

OBSERVABLE LOCATION BY OCCUPANTS OR MAINTENANCE

PERSONNEL
2"X2' DOWNSPOUT TO LANDSCAPING AT GRADE PROVIDE

SPLASH BLOCK TOWARDS LANDSCAPING
ROOF SCUPPER MIN. 3' WIDE X 4" HIGH OPENING TO O.S NOTED ABOVE. SEE DETAIL 4/A702
OVERFLOW SCUPPER MIN 3" WIDE X 4' HIGH OPENING TO EXIT
AT WALL IN OBSERVABLE LOCATION BY OCCUPAtlTS OR
MAINTEtlANCE PERSONNEL SEE OETAIL 4/A702
EAVE VEtlT c O 67 SO FT OF NET FREE VENTILAT10N PER 1
LINEAR FOOT OF VENT VENT TO BE COVERED wIrn CORROSIOtl• RESISTAtn SCREEtllNG MATERIAL HAVING OPENINGS OF 1/8'
AtlO NOTE MORE TliAN 1/4" SEE ATTIC CALC FOR EACH AREA

OF L F OF VENTREQUIRED
PLUMBING VENT OR MISC. VENT

FAU FLUE
SOLAR ZotlES: QUANTITIES TO BE DETERMINED. DESIGNED.

PERMITTED & INSTALLED BY ornERS EB
PROJECT:

PACAS RESIDENCE

REMODEL
406 NORTH RIOS AVENUE, SOLANA BEACH, CA 92075
ADU ADDRESS· 408 NORT!i RIOS AVENUE
ARCHITECT:
9 a rch i te ct ure

ANDREW E CROCKER, AIA
646 VALLEY AVENUE. SUITE C2
SOLANA BEACH, CA 92075
1 858 345 1295
CONSULTANT:

AGENCY STAMP:

STAMP:
- -
_AE.O~~""«:
~~
.Lr. ~ ~No.O IJ(.~
~
R1n~rt,Jr
~OFC~\.\~O
-- NO: REVISION: DATE:
1 DELTA I 01/29/2025
TttES€ ORA WINGS, SPECIFICATIONS ANO THE CONCEPTS
EMBOOIEO IN THEM ARE TliE OR:G1NAL UNPIJ9USHEO WOOK OF
THEAACHITT.Cl. ,f.~D MAYfriOl 8€ USED, DISCLOSED.OR
DUPLICATED WITHOUT THE WRITTEN CONSENT WliETHEfl THE l>AOJECT FO!IWMICH THEY WERE MAOE IS EXECUTED OR NOT, UNLESS OTHER'NiSE AGRHO BY CONTRACT.

JOB NO: 2322
DRAWN BY: FR
CHECKED BY: AC
ISSUE DATE: 06/17/2025
DRAWING FILE: 20250617 _PACASRES
DATE/TIME STAMP: 6/17/2025 4·59 05 PM
PHASE: CONSTRUCTION

DOCUMENTS
~~ir PROPOSED ROOF PLAN
SHEET
A103 NO:
------- - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - ---------------------- -'l<---------------'- -
-
l
- 1
~ ~ ===1
,:< I'
11 I
11 11
11 11
::' ::
57' - 4 7/8"
5' -7l/8' t, I, l CT • 0 1/8"
II
111
1•.4314•~1
+ __.... __ _
~
/ I
~
z W,l :I / ----=>i..

WIDER DIAGONAL HATCH REPRESENTS (E)

ROOF TO BE OEMO'O
II
II I II >1.-----------------+--~--~•~-l'L:<.l~ ...:£1.=~ ..J/

PROPOSED ROOF PLAN - DEMO VS REMAINING
- ,:<
11'-6 114"
~1:
~ c~.-------'is- L ----- I J 18' • 5 718" -7---------1 -7- a ). i

NARROW DIAGONAL HATCH REPRESENTS (E)

OVERHANGS TO BE DEMO'O

DARK GRAY HATCH REPRESENTS (E)

ROOF TO REMAIN
1/4"= 1'-0" ----------- ------------- - ---- - --- - ------ ------- - --- EXISTING VS. DEMO ROOF
EXISTING ROOF TOTAL 2,201 SF
ROOF TO BE DEMOLISHED. 909 SF = 41 3'11,
EXISTING ROOF TO REMAIN 1.283 Sf = 58 7'11,
50'11, OF EXISTING 1,100 5SF

ROOF HATCH LEGEND
i@ij EXISTING OVERHANG TO BE OEMOD
V / 7 / / J EXISTING ROOF TO BE DEMOO

EXISTING ROOF STRUCTURE TO REMAIN

FOR REFERENCE
SEE A I 03 FOR COMPLETE NOTES
PROJECT:

PACAS RESIDENCE

REMODEL
405 NORTH RIOS AVENUE. SOIANA BEACH, CA 91075
ADU ADDRESS. 408 NORTH RIOS AVENUE
ARCHITECT:
" a r c h i t e c t u r e
CONSULTANT:

AGENCY STAMP:

STAMP:

ND: REVISION:

ANDREW E CROCKER. AIA
646 VALLEY AVENUE. SUITE C1
SOIANA BEACH, CA 91075
T 858 345. 1295
DATE:

THES€ OfV.WINGS, SPECIFICATIONS ANO THE CO~CEPTS
EM30D:ED IN THEM AA!: THE OfOOIHAL UN PU BUSHED WORK~
TliE ARCHITECT, ANO ~AY h'OT Bf: USED, DISCLOSED. OR

OUPUCATED WITHOUT THE WRITTEN CONSENT WHETHER THE
PROJECT FOR WHICH THEY WERE MAOE1S EXECUTED OR NOT. UNLESS OTHERWISI: AGREED BY CONTRACT.

JOB NO: 1312
DRAWN BY: FR
CHECKED BY: AC
ISSUE DATE: 06/17/1015
DRAWING FILE: 10250617 _PACASRES
OATE/TME STAMP: 6/17/1025 4 59 31 PM
PHASE: CONSTRUCTION

DOCUMENTS
~~~f: PROPOSED ROOF PLAN

DEMO VS REMAINING SHEET
NO:

A 103.1
FOR REFERENCE ONLY PROJECT:

PACAS RESIDENCE

REMODEL
406 NORTH RIOS AVENUE, SOLANA BEACH, CA 92075
ADU ADDRESS. 40B NORTH RIOS AVENUE
ARCHITECT:

Ila r c hitecture
1 EXISTING WEST ELEVATION 1/4' = 1'-0"
AtWREW E CROCKER, AIA
646 VALLEY AVENUE, SUITE C2
SOLANA BEACH, CA 92075
T· 858 3451295
n CONSULTANT:

DD I I I 11 I ~
1]{ AGENCY STAMP:
2 EXISTING NORTH ELEVATION 1/4' = 1'-0"
STAMP: --
DD DD
AP~~"-"<'!
~~
·t;. . ~
" No.O '"' ~
~
n. .. ~~tf
~OFC~\.,~O
- NO: REVISION: DATE:
□
3 EXISTING EAST ELEVATION 1/4' = 1'-0"
TliESE OAA'MNGS, SPEClflCATIONS ANO THE COHCEf'TS
EMSOD!ED IN THEM ARE ntE OAIGI~ UNPUBLISHED WORX OF THEAACttlTECT, ANO MAY NOT SE USED, DtSCLOSED, OJI DUPLICATED WITHOUT THE WRITTEN CONSENT WHETHER THE PROJECTFOfl WHICH THEYWUE MAOEIS 00:ClITED ORf,,'OT, UNLESS OTHERWfSE AGREED BY CONTRACT.

JOB NO: 2322
ORAWN BY: FR
CHECKED BY: AC
ISSUE DATE: 05/05/2025
DRAWING FILE: 20250505_PACASRES
DATf/TIME STAMP: 515/20251'15 35 PM
PHASE: CONSTRUCTION

DOCUMENTS
4 EXISTING SOUTH ELEVATION SHEET EXISTING ELEVATIONS TITLE:
1/4' = 1'-0-
SHEET
A300 NO:

PROPOSED WEST ELEVATION 1/4" • 1'-0'
~: -~: _________ _ I
I
I
I
- - ---
,'IT)
~ C EXISTING GRADE, NO CHANGE
UIO
2 PORPOSED ELEVATION NORTH ENTRY
~ ;
1z: :
1/4" = 1'-0'
00 ,
1-- --------- --- I
1'11'
®
L
---~---~
'' "' <n
I i:: -------\.-~
I
I

EXISTING GRADE, NO CHANGE
- --- -- -+ - __ PA1i~:_~:, ~
- - -i---...1-----N-+- - - - -- : _ (Pl TOP .PLATE_6'\ -r- 106~ ~
3 CD
' ' I
I
___:_ - -- 9 6' -Fci" ~

EXISTING GRADE, NO CHANGE
PROPOSED SOUTH ELEVATION ENTRY 1/4"= 1'-0'
®0
GRADE
96' • D"
~l -----1
I
I
--- 96' _F:,, ~
7 GRADE ~ 96' • O"
: D
- ----~ ---------~---!---4-----+----1---~ - --------- ____ + ' ___ PA~~-E6 :, ~
' I
' I
I -----r---
-----,-- ' --
'
' ' _ __ _ : . (Pl TOP .PLATE 6'\
-:- 106~
~ __ _ + ' . (El TOP1tl:".T~
~~~~~ -- ~ J•t ~ ~~ ~ -- ~~-J ~1~ ~ ~ i I
' ,---~ -_ ~ -_ 1 95•.Fci- ~
L GRADE ~ EXISTING GRADE, NO CHANGE 96' • O"
4 PROPOSED ELEVATION NORTH 1/4" = 1'-0'

COASTAL HEIGHT OVERLAY ZONE

1. THE HIGHEST POINT OF THE ROOF, EQUIPMENT OR ANY VENT.

PIP ANTENNA. OR OTHER PROJECTION SHALL NOT EXCEED 16'-0' ABOVE BASE OF MEASUREMENT 96 O'

ELEVATION FINISH SCHEDULE

SEE DOOR, WINDOW AND FINISH SCHEDULES FOR COMPLETE INFO A. STUCCO COLOR: 7/8" MIN THK. LAHABRA, LIGHT BEIGE COLOR B. STUCCO FINISH: SANTA BARBARA
C SIDING: ACRE SHIPLAP SIDING, T&G COLOR: AMORY
D STANDING SEAM ROOF: TAYLOR METAL. CUP-LOCK. COLOR: MATTE BLACK
E PATIO CEILING: ACRE SHIPLAP SIOltlG, T&G. COLOR AMORY F GUTTERS: BOX GUTTER. FASCIA DEPTH SEE XJA7XX
G FASCIA: GALV STL. BLACK
H. LANDING: CONCRETE. BROOM FINISH
I NICHE: ACRE SHIPLAP SIDING. T&G, COLOR AMORY

GC TO CONFIRM FINISHES WITH OWNER

ELEVATIONS KEY NOTES
A03 BUILDING ADDRESS NUMBERS. VISIBLE FROM STREET, MIN
4• HIGH W1TH MIN 1/2" STROKE. COLOR TO CONTRAST WITH

BACKGROUND
A49 PLUMBING VENT
A53 GUTTER AND DDWtlSPOUT. RUNOFF TD PERVIOUS AREA SEE
XJXXX
A78 (NI WALi/FOUNDATiON VENT. 8x16. +/-12' AH
E01 (N) AC CONDENSER
E13 (NI PROPOSED TANKLESS WATER HEATER NAVIEN
NPE-240S2-2. OUTDOOR APPROVED. GAS, 200,000 BTU/HR.
097-UEF,PER TITLE 24. PROVIDE P&T VALVE TD EXTERIOR AT
+ 12" ABOVE FINISH GRADE. PROVIDE SEISMIC STRAPPING
E31 (NI MINIMALISTLIGHTFIXTURES
L06 EXTERIOR LANDING MEDIUM BROOM FINISH,

PERPENDICULAR TD DIRECTION OF TRAVEL

LOB EXTERIOR PERVIOUS HARDSCAPE
S08 (El WOOD FENCE & GATE
U04 (El 250 CF H GAS METER TD REMAIN
PROJECT:

PACAS RESIDENCE

REMODEL
406 NORTH RIOS AVENUE. SOLANA BEACH, CA 92075
ADU ADDRESS 408 NORTH RIOS AVENUE
ARCHITECT:
l'a rch i tecture
ANDREW E CROCKER. AIA
646 VALLEY AVENUE. SUITE C2
SOLANA BEACH, CA 92075
T 858345.1295
CONSULTANT:

AGENCY STAMP:

STAMP:
- ~~
~~·~
"~:.~~~1 ?l_;Of'C~'-'~O
- NO: REVISION: DATE:
1 DELTA 1 01/29/2025

THESE DAAWIHGS, SPECIFICATIONS ANO THE CONCEPTS
EMBOOIED IN THEI.! AAE TliE OR:GINAL UliPUl!USHEO WORK OF THE ARCHITECT, AND MAY NOT BE USED, DISCLOSED, OR DUPLICATED WITHOlJT THE WRITTEN CONSENT WHETHER THE
PROJECT FOR 'Mi!CH THEY WfAE MADE IS EXECUTED OR NOT,
Ust.ESS OTHERWISE AGREED 8'1' CONTRACT.

JOB NO: 2322
DRAWN BY: FR
CHECKED BY: AC
ISSUE DATE: 05/05/2025
DRAWING FILE: 20250505_PACASRES
DATE/TIME STAMP: 515/2025 1 18 41 PM
PHASE: CONSTRUCTION

DOCUMENTS
SHEET PROPOSED TITLE:

ELEVATIONS SHEET
A301 NO:
@@ @) @ 0 0 0 0 0 0 0 0 0 10'-0"
~'--------* 1 ~'--------* I
4 , _ O" SYSB I Mo, ... a, A401 1
2 , _ 7 112• SYSB 4, _ 0, I
10' -0"
a:i A~S~A~ ~-- _ Jt--_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ _ _ _ _____________ ~Tf o'.'.:oNfo'RM:_ "E°~ET~cKf a: 1 ,,, , ,,,, "'• 1 --.: -- _ ;_5'_ - --i~------+-- --------1-----------+---------r+ - -- - r-r-- _ __ _ i;i- -- _ -1~ _
1 • _ __ P'1~:_E;, ~
-- J -- _: __ - - __L ~ : j_ _ - I. _ (Pl TOP_PLATE_I'\ I -::-- I 10Ef:e"'J' I I I -- 1 ---:-- - -- • - --- --- - --- --- r.======o- - -- - --- ---lil::,- -~ ~, - -(El T0'16~Ti-~ I ~ i :
<-
0 ® 0 I 0 i i I o
------ ---- - J - - - ---- _J_ - --- __ :_ --- j_ -- --~---·---J---- J' --"' 1 PROPOSED EAST ELEVATION 1/4" = 1'-0"
0 0 A400
--------1----------•- ---, --
c L EXISTING GRADE, ND CHANGE
-
MOO A400
00 • a,
' "'
00 COASTAL HEIGHT OVERLAY ZONE

1. THE HIGHEST POINT OF THE ROOF. EQUIPMEtH OR ANY VENT, PIP ANTENNA. OR OTHER PROJECTION SHALL NOT EXCEED 16'-0• ABOVE BASE OF MEASUREMEtlT 96 O'.

ELEVATION FINISH SCHEDULE

SEE DOOR, WINDOW AND FINISH SCHEDULES FOR COMPLETE INFO A STUCCO COLOR: 7/8" MIN THK LAHABRA, LIGHT BEIGE COLOR B STUCCO FINISH: SANTA BARBARA
C SIDING: ACRE SHIPLAP SIOING, T&G. COLOR AMORY
0 STANDING SEAM ROOF: TAYLOR METAL. CLIP-LOCK. COLOR MATTE BLACK
E PATIO CEILING: ACRE SHIPLAP SIDING, T&G. COLOR AMORY
F GUTTERS: BOX GUTTER, FASCIA DEPTH SEE 'IJA7XX
G FASCIA: GALV STL. BLACK
H LANDING: CONCRETE. BROOM FINISH
I NICHE: ACRE SHIPLAP SIDING. T&G. COLOR AMORY
GC TO CONFIRM FINISHES WITH OWtlER
ELEVATIONS KEY NOTES @J A08 HOSE BIBB COtlNECTTD WATER LINE A81 REPLACE ATTICE VENT IN-PLACE
E13 (N) PROPCSED TAtlKLESS WATER HEATER NAVIEN
NPE-240S2-2. OUTDOOR APPROVED, GAS. 200.000 BTU/HR.
097-UEF.PER TITLE 24 PR0v10E P&T VALVE TO EXTERIOR AT
+ 12" ABOVE FINISH GRADE PROVIDE SEISMIC STRAPPING
E31 (tl) MINIMALISTLIGHTFIXTURES
E42 BBQ. 69,000 BTUs OPCI
L06 EXTERIOR LANDING MEDIUM BROOM FINISH.

PERPENDICULAR TO DIRECTION OF TRAVEL
U07 (N) 400 AMP ELECTRICAL PANEL. NEW LOCATION
_ _ __r-----------,._ ~ ~
:~ - - - ----- --,__ ~.!=__•_
' ' I
I
I
----------<---- - - - - - - - - - ---,-------+----~ - - - f-- -- -: 1 I
1o
0 0
A8
2 PROPOSED SOUTH ELEVATION 1/4" = 1'-0'
' _________ ,_
' ' I
I
----~----------!-~ 5"-0' '
_ (Pl TOP1t~TB~~
!li _ (El TOP1t~Ti- ~
~ i •
3 PROPOSED SOUTH ELEVATION PATIO 1/4' = 1'-0"
PROJECT:

PACAS RESIDENCE

REMODEL
406 NORTH RIOS AVENUE. SOLANA BEACH, CA 92075
ADU ADDRESS 408 NORTH RIOS AVENUE
ARCHITECT:
" a rchitecture
ANDREW E CROCKER. AIA
646 VALLEY AVENUE. SUITE C2
SOLANA BEACH. CA 92075
T. 858 3451295
CONSULTANT:

AGENCY STAMP:

STAMP:
- ~~~
g~•-,~ ~~
~
:t~:·n?~~: ~ ~OFC~\.,~O
- NO: REv1SION: DATE:

THESE ORA.WINGS, SPECIFICATIONS 4,ro THE C~'CEPTS
EMOOOIEO llrJ THEM ARE THE OAIGINAL UNPUBLISHED WORK OF Tfff: ARCHITECT, A.'10 MAY h'OT 8E USED, OlSCLOSED, OR
OllPllCATEO WITHOUT THE WRITTEN CONSENT WHETHER THE
Pl\OJECT FOR WHICH THEY Wf:Rt MADE IS EXECUTED OR h'OT,

UNLESS OTHERWISE AGREED SY CONTRACT
JOB NO: 2322
DRAWN SY: FR
CHECKED BY: AC
ISSUE DATE: 05/05/2025
DRAWING FILE: 20250505_PACASRES
DATE/TIME STAMP: 5/5/2025 1 19 57 PM
PHASE: CONSTRUCTION

DOCUMENTS
SHEET PROPOSED TITLE:

ELEVATIONS SHEET
A302 NO:
00 0 0 0 00 0 0 @@ @@ 10'-0'
10' -0" ' t ~1'------------..1'- I ·1 STD SETB~CK 4' - 0" - STD SETBACK M01 Mo, A401 ,r---,i" a:I __ J.!---~--------------- -------------------- -------- ------~.: t ___ !'.,:u:::1 ~ 4'-Q" I < I < 7 ~OUSETMCt : : I -- - --- -t-- - ----+-- - ---1-- - --- -- - --- -- - h ....-------------- ------+---------- t-------~ : --- --: - i-_ l ____ ;__ _ ® -· __, __ "'_ :_
I· __ PA1i~;_E5~ ~
I (P) TOP ELA:U:_ ...,_
~ 106'~
I
-i- -
I

I - ,---
I
I
I
I
2 1/4' = 1'-0'
SECTION 2 1/4' = 1'-0'
0 1/4' = l'-0'
- --- --- t--.--....--t0 0 00 0 0
DINING
[Jffi-• LIVING
ROOM
[j]i]
I
I
,--- t
i_ (E) TOP ELA.lE~
I 104•~ \J 1
I
I
FF_ ...,_
-::.. ~96':S--'--"

L GRADE
EXISTING GRADE, NO CHANGE 96' • D"

SECTION GENERAL NOTES

FINISH FLOOR ELEVATIONS CALL-OUTS ARE SHOWN FROM TOP OF

STRUCTURAL SLAB (TOS) OR SOP OF STRUCTURAL SHEATHING
(TOSS)

2. SEE SHEET A301-A302 FOR EXTERIOR ELEVATION AND EXTERIOR FINISH NOTES.

SECTION LEGEND

PROPOSED WALL, CEILING

EXISTING WALLS, FLOOR SLAB

PROPOSED FLOOR SLAB

INSULATION NOTES

1. R-30 INSULATION ATROOF
2 R-l>INSULATIONATEXTERIORWALLS
3 SLAB Oil GRADE - NO INSULATION
PROJECT:

PACAS RESIDENCE

REMODEL
406 NORTH RIOS AVENUE, SOLANA BEACH. CA 9207>
ADU ADDRESS 408 NORTH RIOS AVENUE
ARCHITECT:
9 a r c h i t e c t u r e

ANDREW E CROCKER, AIA
646 VALLEY AVENUE, SUITE C2
SOLANA BEACH, CA 9207>
T 8,S.34> 129>
CONSULTANT:

AGENCY STAMP:

STAMP: --
q
6(;-~&
~
0 IJl<i
~ ~
"1'
~OFC/o.'-'~O
- NO: REVISION: DATE:
1 DELTA 1 01/29/202,
THESE Oflo\W\.1jGS. SPECIFICATIONS AND THE C~'CEPTS
EMSOOIED IN THEM ARE THE 0/UGINAL UNPU8l.1Stt£D WORK OF THE AACHITECT, ANO MAY HOT Bt USED, DISCtOSEO, OR
DUPLICATED WITHOUT THE WRJTTEN CONSENT WHfTHER THE
PROJECT FOR 'NHICH THEY WERE MAO€ IS EXECUTED OR.NOT,
UNLESS OTHERWISE AGRfEO BY CONTRACT.

JOB ND: 2322
DRAWN BY: FR
CHECKED SY: AC
ISSUE DATE: O!i/051202>
DRAWING FILE: 202,0,0,_PACASRES
DATE/TIME STAMP: 5/5/202> 1.22.07 PM
PHASE: CONSTRUCTION
DOCUMENTS SHEET SECTIONS TITLE:

SHEET
A400 NO:
a::, 2 1 3 a:i '
~ : A400 A400 A400 ~ :
~------- --------- ----------------------------- ------ ------- ----~---~ ' ' 00 0 ®0
' ' --- --- -:- - --- --- - -,---+------------- +-------, - - - - --- --- --- --- --- --- --- - - - --- -1--- - - -:- --r:t;~~f'_E6~ ~ : ~----- ------< 1-----------~ :
------+- j I - - - - - - - - -1-
: ' ~~~~ ~~ [ :
_(E)J0.£'1 ~:f_T~ ~
_©JO_p1~_T.):. ~
--- ---1 [2s] '. ""~•~ 11--·nm_~_'~"_' _II ,~ ', fil ~W "''\;l'' - r.=_, ,==.f1t=CD=:=·C=A=;Uill~;i~:•~:=::=: ::],r.:,=:::::::; : ,- - - : ~-- - - ' - ==::-~- -::_ -::._-::._-=._ -::_ -::' =:...J::::i==:=:::=::::==:~1-7';:::;:;:::::;~~*;:::;;:::;:;::;:::;:::~~:::;::;::::;:;;:::;:::;::!~;:::;::j=;;::;;:i!;:;;;:;::;:;::;:::;:;::;::;;::::::::;:;:::;:::;:;:::;:;~:=tf~~~~~~~~~~~~~~~;._;;;i=:.::.Jl::/-:r::..;:_-:.J;1-- ;:;_.::__:::::;;;!_' ;;_ --- 96' _Ft ~

1.:7 - J ""-.: L./ - "--- l EXISTING GRADE, NO CHANGE ~ SECTION 4 1/4' = 1'-0-
00 ® @ 0 ® ® ~ ! <$) A400
~ -----~ - --- -+-- - --- --- --.-..,-- -1-------------1~_.;;.;;..,.. - - - - - - - -- ' I
I +-' ..,__....., _____ ;w.. __
'

I ' -,--
' ' PATIO
--------' ----- ---
0 2 SECTION 5
a, ' "' ' ir :
1/4' = 1'-0-
00 !------------- - ' ' ' --------- ' ----- ' ' ' I
2 A400

LIVING ROOM
[ill] a
1 A400
Q
0 A400
- - ------------ ---~---

EXISTING GRADE, NO CHANGE
MOO ~ :
----- ------ - - ----~---~ I
I
I
(Pl TOP-fo~T:, ~
(E) TOP -{~_Ti,, ~
- --i- __ PAfo~F_E6~ ~ I
I
--- r~:~ ----W;==r--,-----,---;n-~~~~nTr~~,~~~------ - _ _ : (Pl TOP _.PLATE 6\ ;" 106~
" _ __ : (E) TOP _.PLA"(E_L\ "' i 104~ ;. j --,-' ----
' I
I
I
I PATIO I 0
3 SECTION 6 1/4" = 1'-0-
r-------1
1 LIVING ROOM
: [ill] I
L _ _ _____ J CD
AOU
[ill]
□

SECTION GENERAL NOTES

FINISH FLOOR ELEVATIONS CALL-OUTS ARE SHOWN FROM TOP OF

STRUCTURAL SLAB (TOS) OR SOP OF STRUCTURAL SHEATHING
(TOSS)

2. SEE SHEET A301-A302 FOR EXTERIOR ELEVATION AND EXTtRIOR FltllSH NOTES

SECTION LEGEND
PROPOSED WALL. CEILING
EXISTING WALLS. FLOOR SLAB

PROPOSED FLOOR SLAB

INSULATION NOTES
R-30 INSULATION AT ROOF
R-15 INSULATION AT EXTl'RIOR WALLS
SLAB ON GRADE - NO INS ULA !ION
PROJECT:

PACAS RESIDENCE

REMODEL
406 NORTH RIOS AVENUE, SOLANA BEACH. CA 92075
ADU ADDRESS 408 NORTH RIOS AVENUE
ARCHITECT:
9 a r c h i t e c t u r e
ANDREW E CROCKER. AIA
646 VALLEY AVENUE, SUITE C2
SOLANA BEACH, CA 92075
T 858 345.1295
CONSULTANT:

AGENCY STAMP:

STAMP:
- -
.AA~~~
~(J <'!
~~-~N"'·~
"N~~~~:~:~ ~Of'CA'-'~O
- NO: REVISION: DATE:
2 DELTA 2 02/26/2025
THESE OAAWINGS. SPECIFICATIONS ANO THE CO~'CEPTS
EMBODIED If/ TH€.M AAE THE OR!G!NH. UNPUBUSHED Vt'ORK OF TliEARCHITECT, A.~0 MAY NOT SE USED, OiSCLOSED, OR DIR'LICAT'EO WITHOUT TtE WRITTEN CON SE~ WHETHER THE
PROJECT FOR WHICH THEY WERE M,t,DE IS EXECUTED OR HOT,
UNt..ESS OTHERWISE AGREED BY CONTRACT
JOB NO: 2322
DRAWN BY: FR
CHECKED BY: AC
ISSUE DATE: 0:\!0512025
DRAWING FILE: 20250505_pACASRES
DATE/TIME STAMP: 5/512025 1 22.23 PM
PHASE: CONSTRUCTION
DOCUMENTS SHEET SECTIONS TITLE:

SHEET
A401 NO:
l!Q]I;
~-
AUAGGREGA.TE MUST BE CLENW,ASHEOANO FREE C,: Fltl. SANO Sill EiC nE PAVE.RS SlW.L tlOl SE SEM.ED OOCE THE YOO FIi.UR HAS BEEN .-.OOED r:s~~:,;El'8'
N>ffl:NED PEJIVOJS PAV£RS
uml'8'YCXO
6· J 16" PCC FUJSH CUfl8 OR
DEEPEN G-1 CURB
EACH COURSE StW.L 8E YISAATORY COMPACTED 8£f0RE PlACEtJENI Cf tUT COURSE NO IM?EFMOOS LINER 0fl fl. lER FABRIC IS 10 BE USED SPECIAL APPRO/Al. REOOREOf'Of\USE INHlGHLY EXPA~rol SUBOAAJJ MAYSE RED 1 PERVIOUS PAVER SECTION 1· = 1·-0·
PROJECT:

PACAS RESIDENCE

REMODEL
406 NORTH RIOS AVENUE, SOLANA BEACH, CA 91075
ADU ADDRESS 408 NORTH RIOS AVENUE
ARCHITECT:

Pra r c h i t e c t u re

ANDREW E CROCKER, AIA
646 VALLEY AVENUE, SUITE C1
SOLANA BEACH, CA 91075
T 858 345 1195
CONSULTANT:

AGENCY STAMP:

STAMP: --
~~~"'
~~
tr - ~ :, "' - No.O 1 Re•~~~ ~Of:c~1,\~0
- NO: REVISION: DATE:
1 DELTA 1 01/29/1015
THESE OM.WINGS, SPfCIFICATIONS A.NO THE CO.~CEPTS EMaoo:ED IN THEM AAE THE ORK.INAL UHPUIILISHEO WORl( OF THE ARCHITECT, ANO MAYKOl BE USED, DISCLOSED, DR
DUPLICATED WITHOUT THE WRJTTEN CONSENT WHETHER THE PROJECT FOR 'NHICH THEY WUIE MA.OE 15 EXECUTED OR NOT, UNLESS OTHfflWiSE AGREED BY CONTRACT.

JOB NO: 2312
OMWNBY: FR
CHECKED BY: AC
ISSUE DATE: 05/05/1015
DRAWING FILE: 10250505_PACASRES
DATE/TIME STAMP: 5/5/2015 1.11.41 PM
PHASE: CONSTRUCTION

DOCUMENTS
SHEET SITE DETAILS TITLE:

SHEET
A706 NO:

PROJECT:

PACAS RESIDENCE

REMODEL
406 NORTH RIOS AVENUE. SOLANA BEACH. CA 92075
ADU ADDRESS 408 NORTH RIOS AVENUE
0 ARCHITECT:
9 a r c h i t e c t u r e
ANDREW E CROCKER. AIA
646 VALLEY AVENUE, SUITE C2
SOLANA BEACH, CA 92075
T 858 345 1295
CONSULTANT:

AGENCY STAMP:

I
STAMP: ·-
~ I,,~~
q
6'.J': ~ ~ l
~ f ~ ~Ol'C~\.\~O ~ - NO: REVISION: DATE:
niESE DP.AWl.'IGS, SPEaFICATIONS ANO THE CONCEPTS
Et.!BOOIEO IN TKEM ARE THE OA:GINAL UNPUat.lSHEO WORK OF THE ARCHITTCT . .-..'IO MAYh'OT BE USED. OISCLOSEO, OR
OUPUCATED WITHOUT THE W!VTTEN CONSENT WHETHER THE PROJECT FO!I WHICH THEYWEflE MADE IS EXECUTED OR NOT, UNLESS OTHt:RWISE AGREED BYCOHTAACT.

JOB NO: 2322
I
r
a DRAWN BY: FR
CHECKED BY: AC
ISSUEDATE: 05/05/2025
DRAWING FILE: 20250505_PACASRES
DATE/TIME STAMP: 51512025 1.25.03 PM
PHASE: CONSTRUCTION
DOCUMENTS SHEET 3D VIEWS TITLE:

REllOER(S) AND/OR 30 VIEW(S) ARE FOR REPRESENTATION ONLY FINAL MATERIALS. PAINT SELECTIONS. ANO FINAL FINISHES ARE TO BE DETERMINED WITH TANGIBLE MATERIAL SAMPLES AND PAINT SWATCHES TESTED ON STRUCTURE PRIOR TO APPROVAL FINAL SELECTION REQUIRES CLIENT APPROVAL SHEET
A900 NO:
xb ~ \ 53 11 1316 .,;_ "' 250 CF H GAS METER / /
1,3 - "(-'j- " ', - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ~J 0 \
r - - - - - __ .., - - - - -
~ - - -,; 7--- ---~ - _1_2_ - - - - --- --- - - ----- - - - - - - - - - - - - - - - -~ 1~ - - - --- - - - - -f"--• ·-·-·----- ·-·--- ,· --·-·,r-·-·-·-·---r-·---------·-· ·7 : ' \ ~ 2b, ~-\-- ----------- ;-!.Jl:-,=l't:')'..l\,;J.....J..ll --!-------~, I EDGE Of PAVING
I
I
\~
I
\ ~ IO
\ cJ>
GAS ISOMETRIC 1/8' = 1'-0'
I G:; -_- - 19'-a ()'- - - - - - BEOROOM2
\\ ~e 2-CAR~----::: [I09J lf,d,=,l!,!,d6=,,/ :
\ 503SFT0T~ - - -
1W
I
I
\
I
I
\
I
I
\
1W
I
I
\ 1W
Io
I
\
I
I
\
10' Cl-150A.C.
6' Cl-150 A.C.
' ' '
' ' ' ' '
AO\I
(200)
m SF
BEDROOM 3
llim
L "-
PRI "'-ARY BfOROOM
[ Oil
---------------
1 2
r; ·:r=-
KITCHEN ELECTR:C COOICTOP 3j 5 1 8 [OJ) &IMN )' /
t-~-~ DINING
[02]

LIVING ROOM
[Dll
PATIO
E. C L I F F S T R E E T
LEGEND
-•-•-•- GAS LINE
SEWER
WATER
~
:
~
'-
t
'?
~

WATER SYSTEM HEATING NOTES

SYSTEMS USING GAS OR PROPANE WATER HEATERS TO

SERVE INDIVIDUAL DWELLING UNITS SHALL INCLUDE
THE FOLLOWING COMPONENTS.

A A 120V ELECTRICAL RECEPTACLE THAT IS
WITHIN 3 FEET FROM THE WATER HEATER AND

ACCESSIBLE TO THE WATER HEATER WITH NO

OBSTRUCTIONS
A CATEGORY Ill OR IV VENT, OR A TYPE B VENT

WITH STRAIGHT PIPE BETWEEN THE OUTSIDE

TERMINATION AND THE SPACE WHERE THE

WATER HEATER IS INSTALLED, AND
C. A CONDENSATE DRAIN THAT IS NO MORE THAN
2 INCHES HIGHER THAN THE BASE Of THE

INSTALLED WATER HEATER, AND ALLOWS

NATURAL DRAINING WITHOUT PUMP

ASSISTANCE, AND
D. A GAS SUPPLYLINE WITH A CAPACITY Of AT
LEAST 200,000 BTU/HR
BUILDING ENERGY EFFICIENCY STANDARDS SECTION 150 O(n)

GC GENERAL NOTES

1. GC TO VERIFY PIPE SIZES PRIOR TO INSTALLATION
1 All PIPES TO BE COPPER

GAS ISO KEY NOTES
E36 GAS METER
E37 WATER HEATER 1, 200,000 BTUs. NAVIEN NPE-240S2-2
E38 WATER HEATER 2,200,000 BTUs, NAVIEN NPE-240S2-2
E39 FAU, 100,000 BTUs
E40 DRYER, 10,000 BTUs
E41 FIREPLACE, 48.000 BTUs

GC GENERAL NOTES

GC TO VERIFY PIPE SIZES PRIOR TO INSTALLATION
All PIPES TO BE COPPER

WATER UTILITY NOTES
LATERAL: 4"
WATER METER SIZE: 3/4'
BLDG SUPPLY & BRANCHES: 1"
• ADU TO BRANCH OFF EXISTING
PRESSURE RANGE 46 TO 60 PSI ~ MAX 33 PLUMBING FIXTURES
TABLE 610.3 QUANTITY OF WATER
_.,._ ...... _,_ , •• i.,.,.... -~.-·VCIOJll--.,1
.. .. .,,_, ___ ,...,I UI •Jj
..,_,., ...... ....... ... ---.. ~-
......... , .t,f ___ Y_ ... U <1.1
-'"-_, .. c.,,,,_...,.... ... u ),I
... :~
-~,.-<.r_,.... !.) l\
-0...,,14t,f',_,, ....
_c-, .. '",__,,_
•-c--,.~G,-1 ....
"'-""""'-·'•Cil'f.......,..__
_ ....... ~ .. L.,_ ____________ ____ _,

PLUMBING NOTES
275

TANKLESS WATER HEATER WILL OBTAIN COMBUSTION AIR DIRECTLY FROM THE EXTERIOR (IE CONCENTRIC VENT KIT) AND Will BE

INSTALLED PER THE MANUFACTURER'S INSTALLATION INSTRUCTIONS

THE UNIT MUST OBTAIN COMBUSTION AIR DIRECTLY FROM THE

EXTERIOR OR ELSE COMPLETE COMBUSTION AIR CALCULATIONS MUST BE PROVIDED TO SUPPORT THE INSTALLATION CPC 506 0

THE CONTROL VALVES IN SHOWERS, TUB/SHOWERS, BATHTUBS, AND

BIDETS MUST BE PRESSURE BALANCED OR THERMOSTATIC MIXING VALVES CPC SECTIOllS 408,409, 410
PROJECT:

PACAS RESIDENCE

REMODEL
406 NORTH RIOS AVENUE, SOLANA BEACH, CA 92075
ADU ADDRESS 408 NORTH RIOS AVENUE
ARCHITECT:
" a r c h i t e c t u r e
CONSULTANT:

AGENCY STAMP:

STAMP:

NO: REVISION:

ANDREW E CROCKER, AIA
646 VALLEY AVENUE, SUITE C2
SOLANA BEACH, CA 92075
T. 858.345.1295
DATE:

DELTA 3 05/05/2025
THESE DMW"!NGS, SPECIFICATIOSS AA'O THE CONCEPTS
EM3001EO IN THEM ARE THE ORIGINAL UNPUBUSHED WORK Of
THEAACHITECT,A.'ID MAY NOT SE USED, DISCLOSEO, OR
OUPllCATED WITHOUT THE WRITTEN CONSENT WHETHEJI THE
PROJECT FOR WHICH THEY "WEIi: MADE IS EXECUTED OR NOT,
UNLESS OTHERWISE AGREED 8Y CONTP.ACT.

JOB NO: 2322
DRAWN BY: FR
CHECKED BY: AC
ISSUE DATE: 05/0512025
DRAWING FILE: 20250505_PACASRES
DATf/TIME STAMP: 5/512015 1 25 44 PM
PHASE: CONSTRUCTION

DOCUMENTS
SHEET GAS ISOMETRIC TITLE:

SHEET
P1 NO:

POC AT POTABLE DOMESTIC

SERVICE LINE ASSUMEQ

STATIC WATER PRESSURE IS
+/-BOPSI CONTRACTOR

SHALL VERIFY EXISTING STATIC

WATER PRESSURE PRIOR TO

CONSTRUCTION AND ADJUST

PIPE/EQUIPMENT SIZES

ACCORDINGLY CONTACT

ARCHITECT IF DISCREPANCIES

EXIST IN THE FIELD
0 Cf)
Y'
L
r'T1
~
c:.
r'T1
1 IRRIGATION PLAN 1/8" = 1'·0"
CONTRACTOR TO FINALIZE LOCATIONS N89° 41 ' 53"E 123.37' ®® --------------- -- ---------------- NON-IRRIGATEQ

PERVIOUS

DRIVEWAY

NON-IRRIGATED
ROOF
1-STORY RESIDENCE
ZONE: LRc
APN: 263-072-19-00

PROPOSED ROOF

PROPOSED
ROOF

PROPOSED ROOF

PROPOSED ADU ROOF
"

NON-IRRIGATED

PROPOSED
PATIO

NON-IRRIGATED
I L
I I
I
I
I A
I
=~-;,.,-:c~~';ee'§,-;;-;,-;,-=,-;,~--="-' ~
N89° 40' 11"W 103.75'
E. C L I F F S T R E E T

IRRIGATION SCHEDULE

SYMBOL MANUFACTURE/MODEL/DESCRIPTION SYMBOL MANUFACTURE/MODEL/DESCRIPTION HUNTER ICZ-101-lf NIBCO T-113-K
~ DRIP CONTROL ZONE KIT I" ICV GLOBE VALVE W/1" HY100 FILTER SYSTEM ~ CLASS 125 BRONZE GATE SHUT Off VALVE W/CROSS HANDLE, SAME S~E PRESSURE REGULATION 25 PSI FLOW RANGE 5 GPM TO 15 GPM AS MAINLINE PIPE DIAMETER AT VALVE LOCATION SIZE RANGE 1/4" -3" 150 MESH STAINLESS STEEL SCREEN INSTALL IN STANDARD VALVE BOX HUNTER ICV-G-FS 1" PIPE mANSITION POINT ABOVE GRADE @) 1", 1-1/'l", 2". ANO 3" PLASTIC ELECTRIC MASTER VALVE, GLOBE 0 PIPE mANSITION POINT FROM PVC LATERAL TO DRIP TUBING WITH RISER TO CONFIGURATION, W/NPT THREAOEQ INLET/OUTlEl FOR COMMERCIAL ABOVE GRADE INSTALLATION /MUNICIPAL USE W/fllTER SENTRY SIZE PER MAINLINE I~· AREA TO RECEIVE DRIPLINE PRESSURE REDUCING VALVE
HUNTER HOL-D9-12-CV HUNTER ORIPLINE W/0.9 GHP EMITTERS AT 12" 0 C ~ WILKINS · 500-HLR SERIES PRESSURE REDUCING VALVE IV/10-125 PSI ~ CHECK VALVE, DARK BROWN TUBING W/BLK STRIPING DRIPUNE LATERALS SPRING RAtlGE. SIZE ANO PRESSURE SETTING AS NOTED.

SPACED AT 16" APART, IV/EMITTERS OFFSET FOR TRIANGULAR PATTERN PRESSURE DOWNSTREAM REQUIRED IS 46.71 PSI

INSTALL IV/HUNTER PLO BARBED OR PLO-LOC FITTINGS FOR USE ON SLOPES IV/MODERATE TO SANDY SOILS ® ZURN 975Xl 3/4"
REQUCEQ PRESSURE BACKFLOIV OE-.iCE
HUNTER PC-XXOOi
m LIGHT COMMERCIAL & RESIDENTIAL CONffiOLLER. XX-STATION BASE MODULE CONTROLLER, 120 VAC, INOOOR MODEL
~
1,,1-J
FLO
N
C"?
0 0
z
@ WIRELESS SOLAR, RAIN FREEZE SENSOR IV/OUTDOOR INTERFACE, CONNECTS

TO HUNTER PCC, PRO-C, AND I-CORE CONTROLLERS, INSTALL AS NOTED INCLUDES 1D YEAR LITHIUM BATTERY AND RUBBER MODULE COVER, ANO

GUTTER MOUNT BRACKET
® HUNTER HFS-100 FLOW SENSOR FOR USE W/ACC CONTROLLER. 1" SCHEDULE 40 SEtlSOR BODY, 24 VAC, 2 AMP
POC POINT OF CONNECTION 3/4"
~ TBO
- --- IRRIGATION LATERAL LINE. PVC CLASS SOR 21
---- IRRIGATION MAINLINE· PVC SCHEDULE 4D
----- PIPE SLEEVE PVC CLASS 200 SOR 21

GENERAL NOTES GENERAL IRRIGATION NOTES
NOTE MAINLINE LOCATION IS DIAGRAMMATIC. MAINLINE SHALL BE

LOCATED ON PRIVATE PROPERTY NO PORTION OF THE MAINLINE SHALL

BE LOCATED WITHIN THE RIGHT OF WAY OR ON OTHER PROPERTIES CONffiACTOR SHALL DETERMINE AN APPROPRIATE LOCATION IN THE

FIELD, FREE OF OBSTRUCTIONS AND PROPOSED ELEMENTS WHILE MltllMIZlllG SLEEVING

EXISTING MAINLINE LOCATION SHALL BE VERIFIED BEFORE

CONSTRUCTION AND MAY BE UTILIZEQ UNDER THE FOLLOWING

CONDITIONS

ALL PIPING SHALL BE IN GOOD WORKING CONDITION,

CURRENT PIPE SIZE IS APPROPRIATE FOR THE DEMAND OF THE

PROPOSEQ IRRIGATION SYSTEM AS DESIGNED PER PLAN
MAINLINE PIPE DEPTH.MATERIAL. AtlO LOCATION MEET All

LOCAL CODES

NOTE MAINLINE EQUIPMENT ANO APPURTENANCE LOCATION IS
DIAGRAMMATIC. CONTRACTOR SHALL DETERMINE AN APPROPRIATE LOCATION IN THE FIELD, FREE Of OBSTRUCTIONS ANO NEAR EXISTING

METER LOCATION
VALVE LOCATIONS ARE APPROXIMATE CONffiACTOR SHALL

DETERMINE AN APPROPRIATE AND DISCREET LOCATION IN THE FIELD

FOR EASY ACCESS

NOTE AVOID SPRINKLER RISERS IN CORNER, ALONG WALLS, AND PARKING AREAS NO OVERHEAD IRRIGATION WITHIN 24' Of AN
IMPERMEABLE SURFACE OR IN AREAS LESS THAN 10' WIDE IN ANY

DIRECTION (ENGINEERED SLOPES EXCLUOEQ) ALLOWABLE IRRIGATION

WITHIN THE SETBACK FROM NO-PERMEABLE SURFACES MAY INCLUDE DRIP, DRIP LINE, OR OTHER LOW FLOW NOtl-SPRAY TECHNOLOGY NOTE CONmACTOR TO MAINTAIN REGULAR WATERING OF EXISTING

PLANTING AREAS DURING CONSTRUCTION IF ANY PLANT MATERIAL IS DAMAGED AS A RESULT Of LACK Of WATER. THE CONTRACTOR SHALL REPLACE IN KIND.

A CERTIFICATE Of COMPLETON WILL BE REQUIREQ FOR ALL

IRRIGATION ANO LANDSCAPING ANY DEVIATIONS FROM LANDSCAPING WILL REQUIRE APPROVAL PRIOR TO THE PLANNING FINAL INSPECTION. 8.

APPLICANTS STATEMENT OF COMPUAtlCE I AM FAMILIAR WITH THE

REQUIREMENTS FOR LANDSCAPE ANO IRRIGATION PLANS CONTAINED

IN THE CITYS WATI'R EFFICIENT LANDSCAPE REGULATIONS
I HAVE PREPARED THIS PLAN IN COMPUAtlCE WITH THOSE 10

REGULATIONS ANO THE LANDSCAPE DESIGN MANUAL I CERTIFY THAT

THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER /) n ~ .:,.( 6/17/2025
ANDREW E CROCKER, AIA C29487 DA TE

APPLICANT SIGNATURE
11 12
LEGEND

NON-IRRIGATED
£'/ dJ IRRIGATED

CONCRETE

13. 14
15 16
All LOCAL MUNICIPAL AND STATE LAWS, RULES ANO REGULATIONS

GOVERNING OR RELATING TO ANY PORTION OF THIS WORK ARE

HEREBY INCORPORATEQ INTO ANO MADE A PART OF THESE
SPECIFICATIONS ANO THEIR PRO-.iSIONS SHALL BE CARRIEQ OUT BY

THE CONTRACTOR IN CASE OF CONFLICT BETWEEN THE
SPECIFICATIONS, DRAWINGS, ANO/OR CODE, THE MORE SffilNGENT REQUIREMENT SHALL PREVAIL.

THE CONTRACTOR SHALL VERIFY THE LOCATIONS OF All EXISTING UTILITIES, STRUCTURES ANO SER-.iCES BEFORE COMMENCING
WORK. THE LOCATIONS OF UTILITIES. STRUCTURES AND SERVICES

SHOWN IN THESE PLANS ARE APPROXIMATE ONLY ANY

DISCREPANCIES BETWEEN THESE PLANS AND ACTUAL FIELD

CONDITIONS SHALL BE REPORTED TO THE OWNER'S
REPRESENTATIVE.

THE CONTRACTOR SHALL OBTAIN THE PERTINENT ENGINEERING OR

ARC HITECTURAL PLANS BEFORE BEGINNING WORK
THE CONffiACTOR SHALL OBTAIN All NECESSARY PERMITS

REQUIRED TO PERFORM THE WORK INDICATED HEREIN BEFORE
BEGINlllNG WORK.

THE MAINLINE AND SLEEVlllG IS DIAGRAMMATIC All PIPING IS FOR

DESIGN CLARIFICATION ONLY ANO SHALL BE INSTALLED WITHIN LIMIT

OF WORK BOUNDARIES ANO IN SHRUB PLANTING AREAS WHERE
POSSIBLE AVOID ANY COtlFUCTS BETWEEN THE SPRINKLER

SYSTEM, PLANTING AND ARCHITECTURAL FEATURES

IRRIGATION EQUIPMENT AS SHOWN IS OIAGRAMMATIC INSTALL ALL THE IRRIGATION REM OTE CONffiOL VALVES, QUICK COUPLERS, MASTER VALVES, FLOW SENSORS. BACKFLOIVS, AIIWACUUM
OE-.iCES, BALL VALVES, ANO ANCILLARY EQUIPMENT, IN SHRUB

PLANTING AREAS WHEN FEASIBLE OR AS APPROVED BY OWNERS

REPRESENTATIVE AND THE LANDSCAPE IRRIGATION DESIGNER
00 NOT WILLFULLY INSTALL ANY EQUIPMENT AS SHOWN ON THE

PLANS WHEN IT IS OBVIOUS IN THE FIELD THAT UNKNOWN
CONDITIONS EXIST THAT WERE NOT E-.iDENT AT THE TIME THESE PLANS Wl:RE PREPARED ANY SUCH CONDITIONS SHALL BE BROUGHT

TO THE ATTENTION OF THE OWNER'S REPRESENTATIVE PRIOR TO ANY WORK OR THE IRRIGATION CONmACTOR SHALL ASSUME ALL
RESPONSIBILITY FOR AtlY FIELD CHANGES DEEMED NECESSARY BY

THE OWNER
INSTALL ALL EOUIPMEtH AS SHOWN IN THE DETAILS ANO

SPECIFICATIONS CONTRACTOR SHALL BE RESPONSIBLE TO

COMPLY WITH LOCAL CITY, COUNTY AND STATE REQUIREMENTS FOR

BOTH EQUIPMENT AND INSTALLATION
CONTRACTOR TO PROVIDE AN ADDITIONAL PILOT \VIRE FROM

CONTROLLER ALONG ENTIRETY OF MAINLINE TD THE LAST ACY ON EACH AND EVERY LEG Of MAIN LINE LABEL SPARE WIRES AT BOTH ENOS
All PIPE UNDER PAVED AREAS. HARDSCAPE, OR AS DIRECTED BY

OWNERS REPRESENTATIVE TO BE INSTALLED IN SLEEVING, TWICE THE DIAMETER OF PIPE OR WIRE BUNDLE CARRIED ALL 2' AND 3'
SLEEVING FOR NON-VEHICULAR PAVING SHALL BE PVC1220 SCH 40.

TYPE 1, GRADE 2 MATERIAL CONFORMING TO ASTM STANDARD
D-1785-4 ALL 4" AND LARGER SLEE-.iNG BELOW VEHICULAR PA-.iNG SHALL BE PVC1220 SCH 80 SDR21, TYPE 1, GRADE 2 MATERIAL CONFORMING TO ASTM STANDARD 0-2241 SLEEVES UNDER BROW
DITCHES SHALL BE ENCASED IN CONCRETE A MINIMUM Of 6' THICK ON Al l SIDES OF PIPE SLEEVES TO EXTENO ATLEAST 12' PASTTHE EDGE OF PAVING.

All QUICK COUPLER VALVES TO BE INSTALLED IN SHRUB OR
GROUND COVER AREAS WHERE POSSIBLE Al l QUICK COUPLER

VALVES TO BE INSTALLED AS SHOWN ON THE INSTALLATION DETAILS INSTALL All QUICK COUPLER VALVES WITHIN 18' OF HAROSCAPE

IRRIGATION HEADS ADJACENT TO THE STREET SHALL BE HELO A MINIMUM Of 2 FEET FROM EDGE Of PAVEMENT ALL HEADS ARE TO BE INSTALLED IVITH THE NOZZLE. SCREEN ANO ARCS SHOWN Otl THE PLANS All HEADS ARE TO BE ADJUSTED TO PREVENT OVERS PRAY

ONTO BUILDINGS, WALLS, FENCES ANO HARDSCAPE THIS
INCLUDES. BUT NOT LIMITEQ TD, ADJUSTMENT OF DIFFUSER PIN OR

ADJUSTMENT SCREW, REPLACEMENT OF PRESSURE COMPENSATING

SCREENS, REPLACEMENT OF NOZZLES WITH MORE APPROPRIATE
RADIUS UNITS ANO THE REPLACEMENT Of NOZZLES WITH

ADJUSTABLE ARC UNITS WHEN VERTICAL OBSTRUCTIONS (PROPS,

STREET LIGHTS, TREES, ETC ) INTERFERE WITH THE SPRAY PATTERN

OF THE SPRINKLER HEADS PREVENTING PROPER COVERAGE, THE
IRRIGATION CONmACTOR SHALL FIELD ADJUST THE SPRINKLER

SYSTEM BY INSTALLING A QUARTER CIRCLE OR HALF CIRCLE
SPRINKLER HEAD ON EACH SIDE Of THE OBSTRUCTION SO AS TO

PROVIDE PROPER COVERAGE ALL ADJUSTMENTS SHALL BE MADE AT

NO ADDITIONAL COST TO THE OWNER
THE IRRIGATION CONffiACTOR SHALL ADJUST THE PRESSURE

REGULATOR ON EACH ELECTRIC CONTROL VALVE SO THAT THE

SPRINKLER HEAD FARTHEST ANO HIGHEST IN ELEVATION FROM ITS

RESPECTIVE CONTROL VALVE OPERATES WITHIN THE OPERATING
PRESSURE SHOWN ON THE IRRIGATIOtl LEGEND NOTTO EXCEED
FIVE (5) PSI ABOVE THE GIVEN OPERATING PRESSURE FROM THE

SPECIFIEQ PRESSURE LOCATED ON THE IRRIGATION LEGEND

THE IRRIGATION SYSTEM DESIGN IS BASED ON THE MINIMUM

OPERATING PRESSURE AND THE MAXIMUM FLOW DEMAND SHOWN
ON THE IRRIGATION DRAWINGS AT EACH POINT OF CONNECTIOll THE IRRIGATION CONffiACTOR SHALL VERIFY WATER PRESSURE -.iA DIRECT FIELD MEASUREMENT PRIOR TO CONSffiUCTION REPORT

ANY DIFFERENCE BETWEEN THE WATER PRESSURE INDICATED ON

THE DRAWINGS ANO THE ACTUAL PRESSURE READING AT THE

IRRIGATION POINT OF CONNECTION TO THE OWNERS AUTHORIZED

REPRESENTATIVE IN THE EVENT PRESSURE DIFFERENCES ARE NOT

REPORTED PRIOR TO START OF CONSTRUCTION, THE IRRIGATION CONmACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANY
REVISIONS, ANO COSTS ASSOCIATEO IVITH SAID RE-.iSIONS
SHOULD FIELD COllDITIONS REQUIRE PIPE INSTALLATION OTHER THAil THAT SHOWN ON PLANS, THE CONTRACTOR SHALL LIMIT
EXCESS FLOW ANO SIZE All PIPE NOT TO EXCEEO A VELOCITY OF 5

FEET PER SECOND (FPS) IN PVC PIPE ANO CAST IRON PIPE FLOW

THROUGH ANCILLARY EQUIPMENT, STEEL ANO COPPER PIPE SHALL NOTEXCEEO A VELOCITY OF 7 FPS ALL 12 FPS ALL ADJUSTMENTS

SHALL BE MADE A TNO ADDITIONAL COSTTO THE OWNER

CHECK VALVES SHALL BE USED TO PREVENT ALL LOW HEAD

DRAINAGE
PROJECT:

PACAS RESIDENCE

REMODEL
406 UORTH RIOS AVENUE, SOLANA BEACH, CA 92075
ADU AODRESS 408 NORTH RIOS AVENUE
ARCHITECT:
19a r c h i t e c t u r e

ANDREW E CROCKER, AIA
646 VALLEY AVENUE. SUITE C2
SOLANA BEACH, CA 92D75
T 85B 345 1295
CONSULTANT:

AGENCY STAMP:

STAMP: - At~~
g
,. <'!~
"' 0 ~
0FCA\:
- NO: REVISION: DATE:
4 DELTA4 06/17/2025
THESE DRAW!NGS, SPECIFICATIONS ANO THE CONCEPTS
EMSODIEO IN THEM ARE THE OftlGCNAL UNPUSUSHfO WORK Of

THE ARCHITECT, ANO MAY NOT& USED, DISCLOSED, OR
DI.J'UCATED WITHOUT THE WRITTEN CONSENT WHETHER THE F'ROJECT FOR WHICH THEY M AE MADE IS W:CUTED OR NOT, UNUSS OTHERWISE AGREED BY CONTRACT.

JOB NO: 2322
DRAWN BY: FR
CHECKED BY: AC
ISSUE DATE: 06/17/2025
DRAWING FILE: 20250617 PACASRES
DATE/TIME STAMP: 6/17/2025 6 DO 28 PM
PHASE: CONSTRUCTION

DOCUMENTS
SHEET IRRIGATION PLAN TITLE:

SHEET
ITD ND:
~
.,,
--0 HYDROZONE HZ 1 Cf)
VALVE#
WATER METHOD DRIP y
AREA 161 SF L
PLANT FACTOR LOW rt"\
~
C:
rt"\

PLANT LEGEND
~QTANIQAL ~AME QQMMQN NAME \'il!QQLS
® SENECIO VITALIS BLUE CHALK STICK LOW
® LIGUSTRUM JAPONICUM WAXLEAf PRIVET MODERATE
® ROSA 'KORBIN' ROSE 'ICEBERG' BUSHES MODERATE

NON-IRRIGATED

PERVIOUS

DRIVEWAY
DG
ROOF

PROPOSED ROOF
N89° 41' 53"E 123.37'
1-STORY RESIDENCE
ZONE: LRc
APN: 263-072-19-00

PROPOSED
ROOF

PROPOSED ROOF
□
PROPOSED ADU ROOF \ .
~1~0 - - - - - "';:=lb==d!.--=-~-a!I - - - - - - - - - - ;;;N; RRK;ATED - - - - - L_
TURF
I I
I I HYOROZOtl E HZ 2
I ,~4 !-----+-~VAL~VE~#-+--~-
1 I WATER METHOD DRIP
AREA 335 SF I I . PLANT FACTOR MODERATE
I I , I I .

I
I
I
I
I
I
I
I
I
I
I
I
I
.....
-.:t:

O'l
r--
Y-J
FLO
N
('I')
0 0
:z:
--~~~-di I _ _Jj
- __ _ I_____ _ --- - --N89~ 40~11~W -10i 7-5' ____ _

WATER CALCULATIONS
CITY OF SOLANA BEACH ESTIMATED TOTAL WATER USE (E1WU) WORKSHEET

IRRIGATION POINT OF CONNECTION (PO C) 'A'

HYDROZONE HYOROZONE
LINE 1 (DRIP) 2(0RIP) SLA
EVAPOTRANSPIRATION RATE (ETo) 1 41
CONVERSION FACTOR · 0 62 2 ,62
LINE 1 xLINE 2 3 25.42 <
PLANT FACTOR (PF) 4 .30 60
HYDROZONE SF (HA) 5 161 00 33500
UNE4x LINE5 6 48 30 20100 .'.:.,..~ .. •:

IRRIGATION EFFICIENCY (IE) 7 a1 81 ·•~~iU--'.

LINE 6x LINE 7 8 39 12 162.81 , .. ,; ·;.:·,
TOTAL OF All LINE 8 BOXES 9 201.93
LINE 3 x LINE 9 (ETWU) 10 ESTIMATED TOTAL WATER USE= 5,133 GAL PER YEAR

SHALL NOT EXCEED WAMA
ETWU = (ETO)(O 62)(PF X HA/IE+ SLA)
1 HYDROZONE MAP & WATER CALCULATION 1/8" = 1'-0'
E. C L I F F S T R E E T

MAXIMUM APPLIED WATER ALLOWANCE (MAWA)
ETo = 41 IN/YR
LA = 496 so FT
SLA - 0 SOFT
ETAF" - .55
MAWA - (ETo)(O 62)1(ETAf X LA) + ((1 • ETAf) X SLA))
(41)(.62)/(.55 X 496) + /( 1 ·.55) X 0)/
(2542)1(2728) + (.45x0)1
(25 42)272.8 + 0
6,934.6
MAXIMUM APPLIED WATER ALLOWANCE = 6,934.6
' EVAPOTRANSPIRATION ADJUSTMENT FACTOR (ETAF) USE·
55 RESIDENTIAL 45 NON-RESIDENTIAL

GAL PER YEAR

REFERENCE TABLES
Elo:

WEST OF 1-5 I 41
EAST OF 1-5 I 47
HYOROZONE CATEGORY PF: PLANT FACTOR
HIGH WATER USE 1.00
MODERATE WATER USE 0.60
"LOW WATER USE 0 30
VERYLOW WATER USE 0 10
SPECIAL LANDSCAPE AREA 100
IRRIGATION METHOD CODE IE: IRRIGATION EFFICIENCY
HIGH WATER USE 0.81
MODERATE WATER USE 0.75
"LOW WATER USE 0.70
VERY LOW WATER USE 0 75
SPECIAL LANDSCAPE AREA 055

LANDSCAPE NOTES
1 Al l LANDSCAPE TO MEET COSS PLANTING CODE

2. REFER TO THE COSS LANDSCAPE MANUAL FOR

PROHIBITED PLANTS
3 GROUND COVER ANO SMALL SHRUBS PROPOSED

4. NO TREES ARE PROPOSED AS PART OF THIS PERMIT
PROJECT:

PACAS RESIDENCE

REMODEL
406 NORTH RIOS AVENUE, SOLANA BEACH, CA 92075
ADU ADDRESS 408 NORTH RIOS AVENUE
ARCHITECT:
l'a r c h i t e c t u r e

ANDREW E CROCKER, AIA
646 VALLEY AVENUE, SUITE C2
SOLANA BEACH, CA 92075
T 858 345 1295
CONSULTANT:

AGENCY STAMP:

STAMP:
- -
~~
~~;. ~-~ ... ' ~ t .~~#'.1 ~OFC~'-'~O
- NO: REVISION: DATE:
4 DELTA4 06/17/2025
THESE DAAWiNGS, SPECIFICATIONS A.'lO THE CONCEPTS EMl3001EO IN THEM ARE THE ORIG!NAL UNPOSUSHED WORK fS THE ARCHITECT,AliD MAY NOT BE USED, DISCLOSED, OR
DUPLICATED WITHOUT THE WRITTEN CONSENT WHETttER TliE
PROJECT FDR WHICK THEY WERE MADE IS EXECUTED OR NOT, UNLESS OTHERWISE AGREED BY CONTRACT.

JOB NO: 2322
DRAWN BY: FR
CHECKED BY: AC
ISSUE DATE: 07/07/2025
DRAWING FILE: 20250707 _PACASRES
DATE/TIME STAMP: 7(7/2025 4 46·04 PM
PHASE: CONSTRUCTION

DOCUMENTS
SHEET HYDROZONE MAP & TITLE:

WATER CALCULATION SHEET
lTIJ NO:

CITY COUNCIL ACTION:
______________________________________________________________________ ______________________________________________________________________ AGENDA ITEM # C.1.

STAFF REPORT

CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Alyssa Muto, City Manager
MEETING DATE: July 16, 2025
ORIGINATING DEPT: Engineering Department – Anda Wright, Associate Civil Engineer
SUBJECT: Update to City Council on the La Colonia Park Master Plan and Interim Improvements
BACKGROUND:

In 2008, the City Council approved the La Colonia Master Plan that included various upgrades to the existing park. Since the approval of the Master Plan, the City acquired the vacant property north of the existing skate park and basketball courts in 2018. Over the past few years staff and the City’s consultant Van Dyke Landscape Architects (VDLA) have worked with the community and presented alternatives to determine City Council’s preferences for the future development of the vacant site as well as the redevelopment/improvements of the existing park site.

In February 2025, the Council provided final direction on the La Colonia Master Plan update for land uses within the recently expanded La Colonia Park. This item is intended to provide the City Council with the La Colonia Master Plan Land Use Plan consistent with the direction received from City Council for consideration and adoption.

This item also includes the presentation of potential interim improvements for the vacant properties north of the La Colonia Skate Park and Basketball Court (Interim Improvements). Staff further seeks City Council feedback and direction on the interim improvement of the vacant properties to allow staff to move forward with design and bid for construction of those interim improvements.

The City Council will be considering adoption of Resolution 2025-088 (Attachment 1) that would approve the updated La Colonia Park Master Plan, approve a conceptual layout plan for the vacant properties north of the La Colonia Skate Park and Basketball Court, and authorize the City Manager to move forward the design and bid for construction of the interim improvements of the vacant property.

July 16, 2025
Update on La Colonia Park Master Plan and Interim Improvements

Page 2 of 5 ends

DISCUSSION:

La Colonia Park Master Plan Update
Staff has been working on an update to the La Colonia Master Plan for several years. In February 2025, Staff presented an overall draft land use plan for the entirety of La Colonia Park along with two alternatives for a community center building on the vacant properties.

During the meeting, Council provided direction to Staff for the finalization of the Master Plan update. At this meeting, the City Council also directed Staff to move forward with the Alternative 2 (Attachment 2) Conceptual Plan for a community structure in the northwest portion of the expansion area. This scenario would have a youth center and a senior center both on the lowest/basement level, a small area for City programming on the first level (at grade with Stevens) and a larger area for City uses on the second level. Under this alternative, a future Youth and Senior Center would be three levels, two levels above grade when viewed from Stevens and one level below grade. The parking lot in this alternative would take up most of the building area within Level 1 (the level even with Stevens). This would provide approximately 32 parking spaces attached to the proposed building.

In addition to the community center building, Council also provided direction on auxiliary uses of the vacant properties including proposed placement of the pickleball courts, event lawn, fruit trees, picnic area, parking and a drop-off zone accessed from Valley Avenue.

Updates to uses within the existing La Colonia Park were also noted should the future Youth and Senior Community Center and City offices be implemented. Attachment 3 shows the revised locations of these elements.

La Colonia Community Center Renovations
Additional direction was provided to staff for renovations to the existing community center building. These conceptual alterations were shown in Attachment 4 and included possible windows along both the east and west walls of the middle “classroom”. A new door was proposed to be added near the northwest corner of this same building wing so that the public could enter the City offices without going into the classroom. The City offices were reduced in size to allow for a larger classroom. Finally, the existing double door entrance to the large meeting room that is currently separated by a column have been combined into one large folding glass door that can provide one large opening from the meeting room to the outside patio, creating more of an indoor/outdoor space. All these building enhancements would allow significantly more light into the existing building. Staff will continue to work with members of the community to find a suitable home for the “Tree of Life” mural at the current entrance to the big room of the existing community center prior to the design of the new meeting room entrance improvements. The work on renovations of the existing community center will move forward independently but concurrently with other projects for La Colonia Park.

July 16, 2025
Update on La Colonia Park Master Plan and Interim Improvements

Page 3 of 5 ends

Interim Improvements to Vacant Properties North of the La Colonia Skate Park and Basketball Court
City Staff has prepared a high-level conceptual plan (Attachment 4) to initiate early discussion with both the City Council and the community on the interim improvements to the vacant properties north of the La Colonia Skate Park and Basketball Court. This initial concept, developed in-house by the Engineering Department, is intended as a preliminary framework to gather input from the City Council and the community, and provide direction to staff to further design and bid for implementation of the improvements.

The conceptual design outlines a temporary park that seeks to preserve the site's existing rolling topography by minimizing grading. The plan demonstrates a thoughtful integration with the adjacent established La Colonia Park, featuring a meandering decomposed granite pathway that begins at Stevens Avenue and gently descends toward the eastern end of the property. The design features gently sloped walking paths set at various elevations, with connecting surfaces made from railroad ties or similar organic materials to provide a continuous and accessible walking experience. Additional elements include benches, wood trellis shaded seating area, signage and a flexible event lawn space. The upper landscaped areas adjacent to Stevens would be planted with drought-tolerant vegetation.

Street parking is currently available along Stevens Avenue within the public right-of-way, located farther south in front of the existing park, but not directly in front of the vacant lots.

Stevens Avenue is narrower in front of the vacant lots than in front of La Colonia Park, so parking is not allowed in front of the vacant lots. For the time being, Staff recommends leaving the recently improved existing concrete sidewalk. The design of the Stevens Avenue frontage will be done as part of the proposed Youth and Senior Community Center design. Staff however, recommends reviewing the parking along Stevens Avenue in front of the existing La Colonia Park for increased parking through an alternate angled parking design while maintaining the bike lanes.

While the current phase of conceptual park planning focuses on transforming the vacant land into a functional park that connects to, and complements the adjacent La Colonia Park, it is important to recognize the City’s long-term objective of developing a community center on the site to accommodate future City needs. Accordingly, the Interim Improvements should strategically account for foundational elements of the future community center such as pedestrian and vehicular access from Stevens Avenue and Valley Avenue, as well as future green space and parking layouts. This forward-thinking approach will help reduce the need for future demolition, reconstruction, and associated budget and time expenditures.

A central focus of the upcoming design phase will be extensive community engagement.

This will include public meetings, opportunities for input during Council sessions, and direct outreach efforts. The City will promote public participation through e-blasts, social media, announcements from the Mayor, targeted email communication, and the potential use of the City’s electronic changeable message sign.

July 16, 2025
Update on La Colonia Park Master Plan and Interim Improvements

Page 4 of 5 ends

CEQA COMPLIANCE STATEMENT:

The implementation of the La Colonia Master Plan Project will be further evaluated for the appropriate level of environmental review once the siting and design components have been determined. The interim improvement project to the vacant lot north of the skate park and basketball courts is exempt from the California Environmental Quality Act pursuant to 15304 Minor Alterations to Land, which is a Class 4 exemption consisting of minor public alteration in the condition of land.

FISCAL IMPACT:

The construction cost for this project will be prepared when the final design is prepared.

The Fiscal Year 2025/26 Capital Improvement Program (CIP) budget allocated $50,000 for project design from Park Development Impact Fees (PDIF) Fund account 4536510.66600 and $200,000 for project construction from Park Development Impact Fees (PDIF) Fund account 4536510.66610. An additional $50,000 was allocated for construction in the Fiscal Year 2026/27 CIP budget from Park Development Impact Fees (PDIF) Fund account 4536510.66610. Neither allocation has been used during the design phase, as City Staff has completed the design work in-house for the interim improvements.

WORK PLAN:

The Project is consistent with the Youth, Senior, and Community Well-Being, Section IV, Item Number 1 that is included in the 2025/26 Work Plan.

OPTIONS:
• Receive report.
• Provide direction.

CITY STAFF RECOMMENDATION:

Staff recommends that the City Council adopt Resolution 2025-088 as follows:
1) Approving the updated La Colonia Master Plan.
2) Find that the interim improvements for the vacant property north of the skate park and basketball courts are exempt pursuant to Section 15304 of the California Environmental Quality Act Guidelines.
3) Approving interim park improvements of the vacant property north of the skate park and basketball courts.

July 16, 2025
Update on La Colonia Park Master Plan and Interim Improvements

Page 5 of 5 ends

4) Authorizing the City Manager to move forward with design and bidding for the construction of the inter improvements of the vacant property north of the skate park and basketball courts.
_________________________
Alyssa Muto, City Manager
Attachments:

1. Resolution 2025-088

2. Conceptual Plan for future Community Center Building

3. Proposed renovation to existing La Colonia Community Center building

4. Conceptual Plan for interim improvements of vacant properties north of the La Colonia Park Skate Park and Basketball Court
ATTACHMENT 1
RESOLUTION 2025-088

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SOLANA BEACH, CALIFORNIA, APPROVING THE LA

COLONIA PARK MASTER PLAN AND INTERIM

IMPROVEMENTS
WHEREAS, in 2008, the City Council approved the La Colonia Master Plan that included various upgrades to the existing park; and
WHEREAS, since the approval of the Master the City acquired the vacant property north of the existing skate park and basketball courts in 2018; and WHEREAS, over the past few years staff and the City’s consultant Van Dyke Landscape Architects (VDLA) have engaged the community and presented alternatives to determine City Council’s preferences for the future development of the vacant site as well as the redevelopment/improvements of the existing park site; and WHEREAS, in February 2025, the Council provided final direction on the La Colonia Master Plan update for land uses within the recently expanded La Colonia Park; and
WHEREAS, staff further seeks City Council feedback and direction on the interim improvement of the vacant properties to allow staff to move forward with design and bid for construction of those interim improvements.

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

1. That the above recitations are true and correct.

2. That the City Council approves the updated La Colonia Park Master Plan.

3. That the interim improvements for the vacant property north of the skate park and basketball court are exempt for the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15304 (Minor Alterations to Land).

4. The City Council approves interim improvements for the vacant property north of the skate park and basketball court

5. Authorize the City Manager to move forward with design and bidding for construction of the interim improvements of the vacant property north of the skate park and basketball courts.

Resolution 2025-088
La Colonia Park Master Plan Update & Interim Improvements

Page 2 of 2 ends

PASSED AND ADOPTED this 16th day of July 2025, at a regular meeting of the City Council of the City of Solana Beach, California by the following vote:

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

SITE PLAN

STREET LEVEL

PARKING LOT
32SPOTS)

LIMIT OF WORK

EXISTING

BASKETBALL
COURT

EXISTING

SKATE PARK
, .... ~-'------------ COMMUNITY

BUILDING
3 LEVELS
19,790 SF

EXISTING
MUSEUM

BUILDING
- - PARKING - ~

STEVENS AVE

EXISTING

BOYS & GIRLS

CLUB TRAILER
ATTACHMENT 2

LA COLONIA MASTER PLAN
1 P • COMMUNITY BUILDING REMODEL 1/8"- 1'-0''

COMMUNITY BUILDING REMODEL
& RNT

ARCHI TE CTS
12 FEB 2025
(El OFFICE
(El OFFICE
11 11
II
11 II
ii MIRA COSTA
ii CLASSROOM
=====\\
11, DEMOLISHED

I( WALLS
11 ===='"I 11 NEW
11 WINDOW
11 '
-~~--- DEMOLISH

EXISTING

PLATFORM
(El WOMEN'S
TOILET
(El KITCHEN
(El HALLr.: ::,,;,-;,=d~---'1!1
I"
(E) HALL
'

MEETING ROOM
~ NEW FOLDING

GLASS DOORS
,re,,,=--':!---=l
I I
I l
(E) MECH I I
I I
I
(El STORAGE 1
1 I
I I
I I
(E) STORA.GE
LA COLONIA MASTER PLAN A3
ATTACHMENT 3
Existing concrete
sidewalk to remain
(l)
,,, 'V
658 Stevens Ave
D.G. trail - link to
S.B. heritage
museum & park
,:Zo,ff, - ~'i,' +- -~--~~~~~~
~~
~,.,,
.- : • ·1 "ao _ I ~ . - · .,, ~
Existing concrete slab -
new wood trel lis & columns
-shaded seating, table
picnic area
\ /. _I - . '.. :~ , i / . ,_./ .. . / /
cf) • i=~~==s J.¥11/J.'iffl.~ n-,......, - ------- •
New blue chalk stick
(senecio serpens)
succulents on slope
Existing trees
Existing lemon
trees to remain <·
Skate Park

LANDSCAPE CONCEPT PLAN
New detention
basin area
I

LA COLONIA PARK EXPANSION SOLANA BEACH, CA
Basketball Court
1" =1' -0"
JULY 16, 2025
701 Valley Ave
access
ATTACHMENT 4 I
~
------- I !Stevens Ave I -:- -.,
Section A-A
New wood trellis &
columns-shaded seating,
table picnic area on top of
existing concrete slab

LANDSCAPE SITE SECTION
D.G. trai l - link to S.S.
-
~--JV·~~~~~ ~ ~
1'' ==1' -0''

LA COLONIA PARK EXPANSION SOLANA BEACH, CA

Solana Beach City CouncilJuly 16, 2025

Solana Beach City Council
July 16, 2025