Solana Beach City Council
October 22, 2025

b. As a minimum the first lift of asphalt paving shall be in place to provide a permanent all-weather surface for emergency
vehicles; and
c. Water supply for fire protection (fire hydrants and standpipes) shall be installed, in service and accepted by the Fire Department and applicable water district.

C. Engineering Department Conditions:

I. A 4-foot wide property dedication needs to be made to the City of Solana Beach along Ramona Place. The Applicant 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 and security deposit.

II. The Applicant shall obtain an Encroachment Permit in accordance with SBMC Section 11.20 for all work being done in the public rightof-way including, but not limited to, the items listed below. The frontage improvements shall be done to the satisfaction of the City Engineer prior to final inspection of the building permit:
a. Construction of the 9-inch sloping curb along the property frontage with transitions to the existing improvements to the satisfaction of the City Engineer.
b. Construction of the 10-foot-wide Decomposed Granite (D.G.) area compacted and graded at maximum 2% towards the flow line for walking and parking purposes to the satisfaction of the City Engineer.
c. Construction of the SDRSD G-14D driveway approach with 2:1 transitions to the proposed D.G. pathway.
d. Construction of the 6-foot-wide concrete swale
e. Street widening to satisfy fire department requirements for a minimum 20-foot-wide roadway width on Ramona Place along the property frontage
f. Relocation of the fire hydrant.

III. 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.

Resolution 2025-095
DRP24-016/SDP24-009- Runager-McNamee
730 Ramona Place

IV. 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.

V. The Applicant shall record an Encroachment Maintenance Removal Agreement (EMRA) with the County of San Diego prior to the release of the Grading Bond and Security Deposit. The EMRA shall be recorded against this property for all private improvements in the Public Right-Of-Way including, but not limited to:
a. The concrete spillway located on Ramona Place
b. The Decomposed Granite Path
c. The 9-inch sloping curb
d. Landscaping and irrigation
VI. Grading
a. The Applicant shall obtain a grading plan prepared by a Registered Civil Engineer and approved by the City Engineer.

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

All necessary measures shall be taken and implemented to assure slope stability, erosion control and soil integrity. The grading plan shall incorporate all recommendations contained in the soils report.
c. The Applicant 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 3 of 4 recommendations of this report shall be incorporated into the Preliminary Grading Plan. A detention basin easement(s) shall be recorded for maintenance of the detention basins by the property owner(s) in perpetuity, prior to the release of the Grading Bond and Security Deposit.
d. The Applicant shall show all retaining walls and drainage structures. Retaining walls shown on the grading plan shall conform to the San Diego Regional Standards or be designed by a licensed civil engineer. Engineering calculations for all designed walls with a surcharge and nonstandard walls shall be Resolution 2025-095
DRP24-016/SDP24-009- Runager-McNamee
730 Ramona Place

submitted at grading plan check. Retaining walls may not exceed the allowable height within the property line setback as determined by the City of Solana Beach Municipal Code.

Contact the Community Development department for further information.
e. The Applicant is responsible to protect the adjacent properties during construction. If any grading, construction activity, access or potential construction-related impacts are anticipated beyond the property lines, as determined by the City Engineer, the Applicant shall obtain a letter of permission from the adjoining property owners. All required letters of permission shall be submitted to the City Engineer prior to the issuance of the grading permit.
f. Cut and fill slopes shall be set back from site boundaries and building in accordance with SBMC Section 15.40.140 and to the satisfaction of the City Engineer.
g. The Applicant shall pay a grading plan check fee in accordance with the current Engineering Fee Schedule at initial grading plan submittal. Inspection fees shall be paid prior to issuance of the grading permit.
h. The Applicant shall obtain and submit grading security in a form prescribed by the City Engineer.
i. The Applicant shall obtain haul permit for import/export of soil.

The Applicant shall transport all excavated material to a legal disposal site.
j. The Applicant shall submit certification from the Engineer of Record and the Soils Engineer that all public or private drainage facilities and finished grades are functioning and are installed in accordance with the approved plans. This shall be
accomplished by the Engineer of Record incorporating as- built conditions on the Mylar grading plans and obtaining signatures of the Engineer of Record and the Soils Engineer certifying the as- built conditions.
k. An Erosion Prevention and Sediment Control Plan shall be prepared by the Applicant. Best management practices shall be developed and 4 of 4 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 Resolution 2025-095
DRP24-016/SDP24-009- Runager-McNamee
730 Ramona Place

as a supplement to erosion prevention for keeping sediment on site.
l. The Applicant 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.
m. Post Construction Best Management Practices meeting City and RWQCB Order No. R9-2013-001, requirements shall be
implemented in the drainage design.
n. No increased cross lot drainage shall be allowed.
o. Prior to the foundation inspection, the Applicant shall submit a building pad certification statement from a soils engineer and an engineer or land surveyor licensed in Land Surveying per SBMC 15. 40. 230E.

D. City Council Conditions:

III. 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.

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, Resolution 2025-095
DRP24-016/SDP24-009- Runager-McNamee
730 Ramona Place

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 22nd day of October 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 E9

PERSPECTIVE VIEW
SOLANA BEACH FIRE DEPT. NOTES OBSTRUCTION OF ROADWAYS DURING CONSTRUCTION: ALL ROADWAYS SHALL BE A MINIMUM OF 20 FEET IN WIDTH DURING

CONSTRUCTION AND MAINTAIHED FREE AHO CLEAR, INCLUDING THE PARKING Of VEHICLES. IH ACCORDANCE WITH THE CALIFORNIA FIRE CODE ANO THE SOLANA BEACH FIRE DEPARTMENT.

ADDRESS NUMBERS: STREET NUMBERS APPROVED NUMBERS AtlO/OR ADDRESSES SHALL BE PLACED ON Al l NEW AND EXISTING BUILDINGS

ANO AT APPROPRLITE AOOITIONAL LOCATIONS AS TO BE PLAINLY

VISIBLE AND LEGIBLE FROM THE STREET OR ROADWAY FRONTING THE

PROPERTY FROM EITHER DIRECTION OF APPROACH SAID NUMBERS

SHALL CONTRAST WITH THEIR BACKGROUND, AND SHALL MEET THE FOLLOWING MINIMUM STANDARDS AS TO SIZE 4" HIGH WITH A½" INCH STROKE WIOTH FOR RESIDENTIAL BUILDINGS, 8" HIGH WITH A 1/,"

STROKE FOR COMMERCIAL AND MULTI-FAMILY RESIDENTIAL
BUILDINGS, 12" HIGH WITH A 1" STROKE FOR INDUSTRIAL BUILDINGS

ADOITIONAL NUMBERS SHALL BE REQUIRED WIHERE DEEMED
NECESSARY BY THE FIRE MARSHAL, SUCH AS REAR ACCESS DOORS.

BUILDING CORNERS, AND ENTRANCES TO COMMERCIAL CENTERS.

AUTOMATIC FIRE SPRINKLER SYSTEM-ONE AND TWO FAMILY
DWELLINGS: STRUCTURES SHALL BE PROTECTED BY Ml AUTOMATIC

FIRE SPRINKLER SYSTEM DESIGNED AND INSTALLED TO THE
SATISFACTION OF THE FIRE DEPARTMENT. PLANS FOR THE AUTOMATIC

FIRE SPRINKLER SYSTEM SHALL BE APPROVED BY THE FIRE
DEPARTMENT PRIOR TO INSTALLATION SPRINKLERS Will BE
REQUIRED IF 1HE EXISTING ROOF IS BEING REPLACED OR IF THE NEW ROOF IS MORE THAN HALF Of 1HE EXISTING ROOF.

4. CLASS "A" ROOF: ALL STRUCTURES SHALL BE PROVIDED Wl1H A CLASS "A" ROOF COVERING TO THE SATISFACTION OF 1HE SOLANA BEACH FIRE DEPARTMENT.

RUNAGER-McNAMEE RESIDENCE
730 RAMONA PLACE, DEL MAR, CA 92014
APN: 298-391-08-00

GENERAL NOTES
THE FOLLOWING GENERAL NOTES APPLY TO All DRAWINGS UNLESS OTHERWISE NOTED OR SPECIFIED.

ALL WORK SHALL BE DONE IN ACCORDANCE WITH All CURRENT FEDERAL, STATE, COUNTY, AND CITY ORDINANCES HAVltlG JURISDICTION, AHO IN ACCORDANCE Wl1H THE DRAWINGS AND SPECIFICATIONS ISSUED
HEREWITH THE COtlTRACTOR SHALL OBTAIN ANO COORDINATE AND THE OWNER SHALL PAY FOR All REQUIRED PERMITS

WORK SHALL BE PERFORMED IN AN ORDERLY AND CAREFUL MANNER WITH DUE CONSIDERATION FDR THE SAFETY AND PROTECTION OF Al l PERSONNEL. EXISTING SURFACES, MATERIALS, ANO EQUIPMENT.

PROTECTIVE DEVICES SHALL BE INSTALLED AND MAINTAINED AS NECESSARY. AND AS REQUIRED BY THE OWNER OR AUTHORITIES
THE CONTRACTOR SHALL REVIEW DOCUMENTS. FIELD VERIFY DIMENSIONS Aile FIELD CONDITIONS AND CONFIRM THAT WORK IS BUILDABLE AS

SHOWN THE CONTRACTOR SHALL REPORT ANY CONFLICTS OR
DISCREPANCIES IN WRITING TO 1HE 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.1HE CONTRACTOR SHALL BE SOLELY AND COMPLmLY RESPONSIBLE FOR THE CONDITIONS OF THE JOB SITE, INCLUDING THE SAFETY OF PERSONS AND PROPERTY, AND FOR All NECESSARY INDEPENDEllT ARCHITECTURAL OR ENGINEERING REVIEWS OF THESE CONDITIONS THE ARCHITEC~S. ENGINEER'S. OR OWNER'S JOB SITE REVIEW IS NOT INTEtlDED TO INCLUDE REVIEW OF THE ADEQUACY OF THE

CONTRACTOR'S SAFETY MEASURES

7. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS SHALL TAKE

PRECEDENCE, AND LARGE SCALE DETAILS SHALL TAKE PRECEDENCE OVER SMALLER DETAILS.

8. SHOULD 1HE CONTRACTOR ENCOUNTER 1HE PRESENCE. OR POSSIBLE PRESENCE. OF POTENTIALLY HAZARDOUS MATERIALS, 1HE CONTRACTOR

SHALL NOTIFY THE CLIENT FOR INSTRUCTIONS PRIOR TO CONTINUING WORK.

9. NO PRODUCTS CONTAINING ASBESTOS SHALL BE USED Otl THIS PROJECT THE GENERAL CONTRACTOR SHALL NOTIFY 1HE ARCHITECT OF ANY

ASBESTOS FOUND IN ANY ITEM CALLED FOR IN THE DRAWINGS AND SPECIFICATIONS.
10 GENERALLY, All DIMENSIONS ON FLOOR PLANS ARE TO FACE OF FINISH, UNLESS OTHERV~SE NOTED
11 All CONDUITS AND PIPING SHALL BE CONCEALED.

12. SUBSTITUTIONS Will NOT BE ALLOWED WITHOUT THE PRIOR ACCEPTANCE OF THE ARCHITECT. All REQUESTS FOR SUBSTITUTIONS, REVISIONS, OR CHANGES SHALL BE SUBMITTED TO 1HE ARCHITECT PRIOR TO PURCHASE.

FABRICATION OR INSTALLATION
13 THE COIHRACTOR SHALL MAINTAIN 1HE JOBSITE IN A CLEAN CONDITION AT All TIMES AND SHALL NOT LEAVE CONSTRUCTION DEBRIS ON THE PROPERTY.
14 THE CONTRACTOR SHALL NOTIFY1HE OWNER IN ADVANCE OF
INTERRUPTING UTILITIES SUCH AS WATER, POWER OR HEATING. AHO MUST SCHEDULE SUCH WORK WITH THE OWNER.
15 THE CONTRACTOR SHALL REPLACE ANY EXISTING LANDSCAPING OR SITEWORK THAT IS DAMAGED DURING CONSTRUCTION.
16 THE CONTRACTOR SHALL PROVIDE HIS OWN RESTROOM FACILITIES. THE

CONTRACTOR IS ALLOWED 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 8 00 AM TO B·OO PM SATURDAY, SUNDAY AND HOLIDAYS.
18 THE CONTRACTOR SHALL BE INSURED AND HAVE WORKMAN'S

COMPENSATION
19 THE CONTRACTOR SHALL ACQUIRE AND REVIEW 1HE TENANT HANDBOOK AND ANY OTHER LANDLORD DOCUMENTS AS APPLICABLE.

AUGUST 22, 2025

DESIGN DEVELOPMENT

PROJECT TEAM
OWNER

ARCHITECT
SOILS

CIVIL/SURVEY

LANDSCAPE ARCHITECT

JOHN RUNAGER
730 RAMONA PLACE
DEL MAR, CA 92014
CONTACT· KEVIN RUNAGER-McNAMEE
LESLIE RUNAGER-McNAMEE
PHONE. 619 950246
EMAIL LRUNAGER@SBCGLOBAL IU
USCMCNAMEE@AOL COM
T7 ARCHITECTURE, INC
646 VALLEY AVENUE, SUITE C2
SOLANA BEACH, CA 92075
CONTACT ANDREW E CROCKER. AIA
PHONE 858 345 1295
ANOY@T7ARCHITECTURE COM

GEOTECHNICAL EXPLORATION, INC
7420 TRADE STREET
SAN DIEGO. CA 92121

CONTACT CATHY GANZE
PHONE 619 778 8157
EMAIL· CGANZE@GEI-SD COM
PEAK 7

CONSUL TING - SURVEY - ENGINEERING
716 CASTRO STREET
SOLANA BEACH, CA 92075
CONTACT. RYAN McGRATH
PHONE 720 340 9295
EMAIL. ROMCGRATH@GMAIL COM

LINEAR LANDSCAPE ARCHITECTURE
1619 MYRTLE AVE
SAN DIEGO, CA 92103
CONTACT JOE DODD, ASLA. PLA
PHONE· 812 350.2997
EMAIL JOE@LINEARLAllOARCH COM

SUBMITTAL AND SHOP DRAWINGS

GOVERNING CODES
2022 CALIFORNLI BUILDING CODE (CBC)
2022 CALIFORNLI GREEN BUILDING STANDARDS CODE
2022 CALIFORllLI ELECTRICAL CODE (CEC)
2022 CALIFORNIA MECHANICAL CODE (CMC)
2022 CALIFORNIA PLUMBING CODE (CPC)
2022 CALIFORNLI FIRE CODE (CFCO)
2022 CALIFORNIA BUILDING ENERGY EFFICIENCY STANDARDS CODE THE CITY Of SOLANA BEACH MUNICIPAL CODE
COMPLIANCE WITH THE DOCUMENTATION REQUIREMENTS OF THE 2022 ENERGY EFFICIENCY STANDARDS IS NECESSARY FOR THIS PROJECT. REGISTERED. SIGNED.

AND DATED COPIES OF THE APPROPRIATE CF1R, CFR2. AND CF3R FORMS SHALL BE

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

DRAWING INDEX

GODO TITLE SHEET
G001 ABBREVIATIONS. LEGEND

GOOS STORY POLES
G006 FAR PLAN
T1 TOPOGRAPHIC SURVEY
C1 GRADING PLANS
C2 GRADING PLANS

LI HARDSCAPE
l2 IRRIGATION
l3 HYDROZONE PLAN. WATER CALCULATIONS & NOTES
l4 PLANTING PLAII

LS PLANTING NOTES AND DETAILS
A100 PROPOSED SITE PLAN
A101 FIRST LEVEL FLOOR PLAN
A102 SECOND LEVEL FLOOR PLAN
A103 ROOF PLAN
A300 ELEVATIONS - NORTH AND SOUTH
A301 ELEVATIONS - EAST AND WEST
A400 SECTIONS
A401 SECTIONS

LANDSCAPE TABLE

EXIST SF PROPOSED
SF
NON-LANDSCAPED AREA 2.002 SF 9.773 SF
NON-IRRIGATED LANDSCAPE 0 0
IRRIGATED LANDSCAPE 16.569 SF 7.483 SF
WATER FEATURES 0 53SF
DECORATIVE HARDSCAPE 3,158 SF 4.420 SF
TOTAL LOT AREA 21.729 SF 21,729
AREA Of

WORK (SF)
IRRIGATED LANDSCAPE 7,483 SF
WATER FEATURES 53 SF
DECORATIVE HARDSCAPE 4.420 Sf
AGGREGATE LANDSCAPE AREA 11,956 SF

DEFERRED SUBMITTAL
SU6MITTAL OOC\J.IHHS FOR DEHPJIEO SUBMITTAL ITEl,IS SHALL BE SU3MITTEO TO THE fi£G:STEFEO DESIGN P!IOFESSICtW. IN RESfOfiSa.E CHARGE WHO SHALL P.Ev.EW THEM ANO FORWARD TI£M TO TliE BI.Jl[)l..\'t.OFFOAI. WITHAt,'OTATIOONMC,1,TIMi TH,1,J THE DUERRED SUS.Y.ITTAI. DOC~ENTS~Vf: 6EEN REVIEWED AIIO THAT THEY ~VE BEEN FOUND TO BE IN GEt.'!:FW.. CCf,'fOR.Y.Ala \\7TH THE DESIGN OF THE 8Uil011~ TtE OE.FERR£D SIJ&..VJTTAI. no.1s SHALL .!QI. BE lr,-STALLEO LMl. THEIR Of.SIQ-1 ANO SUSMITTAI. OOCO!I.ENTS HAVE BHN APPROV'tO BY THE euum,'G CHIC!AI..

DRAWING ISSUANCE
CoSB PLANNING REVIEW SUBMITTAL 08-22-2025

SCOPE OF WORK
THE PROJECT PROPOSES THE DEMOLITIOll OF AN EXISTING SINGLE STORY, SINGLE FAMILY RESIDENCE OF 2.020 SF AND THE CONSTRUCTION Of A llEWMO STORY 5,122 SF SINGLE FAMILY HOME WITH AN 858 SF ADU THE DEVELOPMENT

INCLUDES LANDSCAPE AND GRADING
PROJECT DATA APN:

LEGAL DESCRIPTION:

LDT AREA:

ZONE:

OCCUPANCY GROUP:

CONSTRUCTION TYPE:

OVERLAY ZONE:
298-391-08-00
TR 1774BLK6"LOT1'POR'

21.729 SF [ .5 ACRES
ER-2b [ ESTATE RESIDENTIAL
R-3. U
TYPE A

DARK SKY AREA, ESHA
FLOOR AREA RATIO· [NOT SCALED RES.)
PROJECT f.A.R. CALCULATIONS
PARKING REQUIRED:

PARKING PROVIDED
SETBACKS:

HEIGHT:

FIRE SPRINKLERS:

YEAR BUILT:

UTILITIES
JURISDICTION:

FIRE DISTRICT:

WATER:

SCHOOL DISTRICTS:

SEWER OR SEPTIC:

WATER MmR SIZE:

ELEC. METER SIZE:

NATURAL GAS:

FIRST FLOOR LIVING AREA

SECOND FLOOR LIVING AREA

PHANTOM FLOOR
GARAGE 1
GARAGE 2

COVERED PATIO AREA

SUBTOTAL OF FLOOR AREA
OFF-STREET PARKING EXEMPTION r2 SPACES\
TOTAL PROPOSED FLOnR AREA
'""'°'""""" '""
2 OFF-STREET
30FF-STREET

1.966 Sf
1,969 SF
75 SF
277 SF
729 SF
37 SF

5.053 SF
-400 Sf

4.653 SF
, e
FRONT YARD 25'-0"
INTERIOR SIDE YARD:

STREET SIDE YARD.

REAR YARD
10'-0" 4'-0' ADU
10·-o·
40'-0'
24'•6 3/4' MAXIMUM PROPOSED

PROPOSED
1961 - ORIGINAL CONSTRUCTION
THE EXISTING HOME IS TO BE DEMOLISHED.

CITY OF SOLANA BEACH

CITY OF SOLANA BEACH FIRE DEPARTMENT

SANTA FE IRRIGATION DISTRICT

SOLANA BEACH ELEMENTARY DISTRICT

SAN DIEGUITO UNION HEIGHT SCHOOL DISTRICT
SEPTIC
TBD
TBD
NIA
NO:
l
2 3
4 PROJECT:

RUNAGER-McNAMEE
RESIDENCE 730 RAMONA PLACE. OEL MAR. CA 92014
REVISION:

BeYi~io□ 1
Bevision i
Revision 3
Revision 4
ARCHITECT:
t ect u re
ANDREW E. CROCKER, AIA
646 VALLEY AVENUE. SUITE C2
SOLANA BEACH, CA 92075
T: 858 3451295
CONSULTANT:

DATE:
l2L612Q2~
3/14/2025
4/24/2025
5/21/2025
THESE DRAWl~;cs, SPfCIFtcATIONS M'O THE CONCEPTS EM300IEO IN THEM ARE THE ORIGtNAI.. USPUSUSltED WORK Of THE ARCHITECT, AND MAY NOT 8E USED, DISClOSEO. OR DUPLICATED WITHOUT THE WRITTEN CONSENT WHETHER THE PROJECT FOR WHICH THEY WERE MADE IS EXt:CUTEO Oft NOT, UNUSS OTliEFIWISE AGREED BY CONTPJ.CT,
STAMP:

NOT FOR CONSTRUCTION
PROJECT NAME:

JOB NO:

DRAWN BY:

CHECKED BY:

ISSUE DATE:

DRAWING FILE:

PHASE:

SHEET
TITLE:

SHEET
NO:

RUtlAGER-McNAMEE RESIDENCE
2315
RV
AC
05/1)9/2025
DD _RUNAGER-McNAMEE RESIDENCE.RV!

DESIGN DEVELOPMENT

TITLE SHEET
GODO
[B.3. ATTACHMENT 2 [ 8/22/2025 11 :36.02 AM

ABBREVIATIONS
ANCHOR BOLT AB. PENNY (NAIL) 0 FACE OF (ITEM) F.0. LAMINATED LAM ASPHALT CONCRETE AC. DOUBLE DBL FACE OF BRICK F.0.B LAG BOLTS LG.

AIR CONDITIONING AC. DETAIL DET. FACE OF CONCRETE F O.C LIVE LOAD LL ACOUSTIC ACOUS DIAMETER DIA. FACE OF MASONRY F.0.M LONG LEG HORIZONTAL LLH.

ACCESS DOOR AD. DIAGONAL DIAG. FACE OF PANEL F.0.P. LONG LEG VERTICAL LLV.

ADDENDUM ADD DIAPHRAGM DIAPH FACE OF STUD F.O.S. LONGITUDINAL LONGIT.

ADJUSTABLE ADJ. DOUGLAS FIR D.F. FIREPROOFING F.P. LOW POINT LP ABOVE FINISH FLOOR A.FF. DIMENSION DIM. FOOT DR FEET FT LIGHT WEIGHT CONCRETE LW.C.

ALUMINUM AL DEAD LOAD DL. FIELD VERIFY F.V
ALTERNATIVE ALT. DOWN ON. MASONRY MAS
ANODIZED ANOD DOWNSPOUT D.S GAUGE GA MATERIAL MArL

ARCHITECTURAL ARCH DRAWING DWG GALVANIZED GALV MAXIMUM MAX

ASPHALT ASPH DOWELS OWLS GLASS GL MECHANICAL MECH
AT @ DRAWER DWR. GLUE LAMINATED BEAM GLB MEMBRANE MEMB
GROSS FLOOR AREA GF.A. METAL MET
BOARD BO. EAST E GYPSUM BOARD GYP.BO. MANUFACTURER MFR
BETWEEN BET. EACH EA. MINIMUM MIN
BOTTOM OF FOOTING B.F. EXPANSION BOLT E.B. HOSE BIBB H.B. MISCELLANEOUS MISC.

BUILDING BLDG EXPANSION JOINT E.J. HOLLOW CORE H.C.

BLOCKING BLKG. ELEVATOR EL HEADER HOR NORTH N
BEAM BM. ELEVATION ELEV HARDWARE HDWR NOT IN CONTRACT N.1 C.

BOUNDARY NAIL SN. ELECTRICAL ELEC HANGER HGR NUMBER NO
BOTTOM BOT EDGE NAIL EN HOLLOW METAL H.M. I/OTTO SCALE NTS.

BEARING BRG ENCLOSURE ENC HORIZONTAL HORIZ
BASEMENT BSMT EQUAL EQ HEIGHT HT ON CENTER O.C
BUILTUP B.U EACH WAY E.W HEATING. VENTILATING & H V.A.C OUTSIDE DIAMETER OD EXTERIOR EXT AIR CONDITIONING OVERFLOW OR OUTSIDE FACE O.F.

CABINET CAB. EXISTING EX HOT WATER HW OPPOSITE HAND OH

CENTERLINE CL OPENING OPG
CERAMIC CER. FLAT BAR FB INSIDE DIAMETER 1.0. OPPOSITE OPP COIHROL JOINT C.J FLOOR DRAIN F.D. INCH IN OVERHEAD LINE OHL CEILING CLG. FINISH FLOOR FF INCLUDED INCL
COllCRETE MASONRY UlllT CMU FOUNDATION FON INVERT ELEVATION IE. PROPERTY LINE OR PLATE Pl COLUMN COL FIRE EXTINGUISHER F.E. INSULATION INSUL POWER POLE pp CONCRETE CONC FIRE EXTINGUISHER CABINET F.E C INTERIOR INT PLiWOOO PWD CONSTRUCTION CONSTR. FINISH FIN POUNDS PER SOUARE FOOT PSF CONTINUOUS CONT FINISH FLOOR ELEVATION FH JANITOR JAN POUNDS PER SQUARE INCH PS.I COORDINATE COORD FINISH SURFACE ELEVATION F.SE. JOIST JST PRESSURE TREATED PT

CORRIDOR CORR FLOOR FLR JOINT JT PERIMETER PERIM
COUNTERSINK CSK FLOOR AREA RATIO F.A.R. PERPENDICULAR PERP CENTER CTR FLUORESCENT FLUOR KITCHEN KIT PLASTIC Pl.AST CHANNEL C FIELD NAILING F.N
ROOF DRAIN RD. TOP OF WALL TOW.

REFERENCE REF TRANSVERSE TRANS

REFLECTED CEILING PLAN RCP TYPICAL TYP

REINFORCING REINF
RESILIENT RESIL UNLESS OTHERWISE NOTED U 0.N.

RETAIN(ING) RET UNIFORM BUILDING CODE U B.C.

REQUIRE OR REQUIRED REO(D)
REQUIREMENTS REOUMTS VINYL ASBESTOS TILE V.A T
ROOM RM VAPOR BARRIER VB.

ROUGH OPENING RO VENTILATION VEJlT
RADIUS POINT RP. VERTICAL VERT
SOUTH s WEST w SOLID CORE SC WITH WI
SEWER CLEAN OUT SC 0. WOOD WO

SCHEDULE SCHED WIRE GLASS WGL
SHEET SHT WATER HEATER W.H
SHEET METAL SCREW S.M.S WITHOUT W/0

SQUARE FEET SF WATERPROOF WP
SLIDING GLASS DOOR SGD WEAKENED PLAllE JOINT W.P J
SIMILAR SIM WATER RESISTANT W.R.

SPACING SPG WEIGHT WT
SPECIFICATION SPEC WELDED WIRE FABRIC W.W.F
SQUARE so STAINLESS STEEL S.S YARD YO

STAGGERED STAGG

STANDARD STID

STIFFENED STIFF

STRUCTURAL SR

STEEL STL

TREAD T
TO BE DETERMINED TB 0.

TONGUE AND GROOVE T & G
TEMPERED TEMP.

THRESHOLD THR
TOOLED JOINT T.J.

TOE NAIL T.N.

TOP OF (ITEM) TD

TOP OF CURB TDC

TOP OF FOOTING TOF
TOP OF SLAB TO.S.

CONSTRUCTION LEGEND
E9 NORTH ARROW
~ COLUMN GRID REFERENCE NUMBER
--- COLUMN GRID LINES AND REFERENCE NUMBER

EXISTING CONSTRUCTION TO REMAIN
- --- EXISTING CONSTRUCTION TO BE DEMOLISHED ,_ NEW WALL -◄- EGRESS PATH PRIMARY
-<- -<- EGRESS PATH SECONDARY
~ DETAIL NUMBER
-- SHEET NUMBER

SIM DESCRIPTION OF SIMILAR OR OPPOSITE
C = } - DETAIL AREA
~ DIRECTION OF ELEVATION

NUMBER OF EXTERIOR ELEVATION ON SHEET

SHEET WHERE ELEVATION IS SHOWN
A4 - - LOCATION ON ROW WHERE INTERIOR ELEVATION IS SHOWll ~ DIRECTION OF ELEVATION

NUMBER OF ELEVATION ON SHEET

SHEET NUMBER WHERE ELEVATION IS SHOWN
~ SECTION CUT REFERENCE
ELEV~~~ ~ ELEVATION DATUM REFERENCE
(§:)--- CEILING HEIGHT ABOVE F.F
&,--- REVISION REFERENCE NUMBER
- REVISION CLOUD DEPICTING AREA REVISED
Name4 --ROOM NAME
~ - ROOM NUMBER
~ WALL TYPE REFERENCE
@) DOOR REFERENCE NUMBER (REFER TO DOOR SCHEDULE)
@ WINDOW REFERENCE NUMBER (REFER TO WINDOW SCHEDULE)
ALIGN
n ALIGN WITH ESTABLISHED SURFACES
1 MILL WORK REFEREllCE SECTION (REFER TO MILLWORK SCHEDULE)

WALL MOUNTED LIFE SAFETY EQUIPMENT AND DEVICES
ln'tl FIRE WARDEN STATION SYMBOL
[DD: WALL MOUNTED FIRE ALARM STROBE SYMBOL
[ill FIRE ALARM PULL SYMBOL
FEC WALL MOUNTED. FIRE EXTINGUISHER CABINET
@ WALL MOUNTED FIRE EXTINGUISHER

FHC WALL MOUNTED FIRE HOSE CABINET
= ® WALL MOUNTED FIRE VALVE

D WALL MOUNTED FIRE VALVE CABINET
FVC

FINISH LEGEND
(MD
ALIGN
n
-+-
□
FINISH CALLOUT. PAINT. TILE. WOOD, ETC
EXTENT OF WALL. WAINSCOT. BASE FINISH. ETC

CHANGE IN FLOOR FINISH

MILLWORK
PROJECT:

RUNAGER-McNAMEE
RESIDENCE 730 RAMONA PLACE. DEL MAR. CA 91014
ARCHITECT:
t ectu r e
ANDREW E CROCKER. AIA
646 VALLEY AVENUE. SUITE C1
SOLANA BEACH, CA 91075
l' 858 345 1195
CONSULTANT:

NO: REVISION: DATE:

THESE ORA WINGS, SPECIFICATIONS ANO THE CO.\'CEPTS EMSODlEO IN THEM ARE THE ORIC!NAL UNPUSUSHED WORK OF THE ARCHITECT. ANO MAY h'OT BE USED, DISCLOSED, OR DUPLICATED WITHOUT THE WRITTEN CONSENl WHETHER THE PROJECT FOR WHICH THEY WERE MADE IS EXECUTED OR NOT, UNlESS DTHERWISt

AGREED BY CONTRACT,
STAMP:

NOT FOR CONSTRUCTION
PROJECT NAME: RUNAGER-McNAMEE RESIOENCE
JOB NO: 1315
ORAWN BY: Auloor
CHECKED BY: AC
ISSUE DATE: 05/09/2015
DRAWING FILE: XX/W13
PHASE:

DESIGN DEVELOPMENT
SHEET
TITLE: ABBREVIATIONS, LEGEND
SHEET
NO:

G001
8/11/1015 11 36 05 AM
2o4651 SPo4 ~23584SP58' ____ _
237 68 SP 5
' ' ' 246.51 SP 13
248 8-4 SP 14 "' i!
246 51 SP 15
,..

OJ
237 68 SP 16
24965 SP 17 I
23768 SP 18 /
-·
23966 SP 19
246 51 SP 20
237 68 SP 21
STORY POLE PLAN 1/8" = 1·-0·
l,--~~.K7 !7:o!l~ -f2U "UlJoflW'IO'o"IOPOfl'OIC<N.U5~10JIUOv.Ht~N-lll w, BAS( (l[V Pl.A~ lllV C/F llUGIH I st~r ,G. LOCAT)ON
n" · n,• IKtl
l'U TIIU,llll-.C,0-L
o on~n . ::, n
PEAK7 ~, .... -..11~ IICl .. .,I
39 76
24651 SP 4~
24965 OP 48 D 23601 SP4~
249 51 SP A4
236 01 s~ 43
~4018
I ~ 236 20 SP 40 1 ,i, 231 76 s~ 39
247 54 SP 38
251 51 SP 37
2A1 59SP36
-IC
2 ',,,,',,,,,
STO~Y-POLE VIEW 1 237 68 SP 33
2,36 20 SP 52
237 68 SP 30
- · - ;- - -+---.....-- - ---~ 'L..------=-=-=--¥-.o+-'"'-=:....::-=--=----------l 0 237 68 SP 2A
~
2•0 02 SP 26
11:0l)tD.tltS "JfftH1UX,,!IO'o fOPO"P<IU~hl.l!i~NC•)-.-..,r BII.Slhl\' '1.AN lUV (fiUH<,TH SU.!P.Ci " LOCATION
3 STORY POLE VIEW 2
EB
PROJECT:

RU NAGER-McNAMEE
RESIDENCE 730 RAMONA PLACE. OEL MAR. CA 92014
ARCHITECT:
tectu r e
ANDREW E CROCKER. AIA
646 VALLEY AVENUE. SUITE C2
SOLANA BEACH, CA 92075
T· 858.345.1295
CONSULTANT:

NO: REVISION: OATE:

Revision 3 4/24/2025
Tff:SE ORAWlh'GS, SPECIFICATIONS ANO THE CONCEPTS EMS001ED IN THEM ARE THE OftlGINAI. UNPUBLISHED WOOK OF THE ARCHITECT, ANO ~J,,Y NOT BE USED,

OISCLOSEO, OR OUPLICATEO WITHOUT THE WRJTTEN CONSENT WHETHER THE

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

STAMP:

NOT FOR CONSTRUCTION
PROJECT NAME: RUNAGER-McNAMEE RESIDENCE
JOB NO: 2315
DRAWN BY: Aull'<>r
CHECKED BY: AC
ISSUE DATE: 0511)9/2025
ORAWING FILE: W't/./23
PHASE:

DESIGN DEVELOPMENT
SHEET
TITLE STORY POLES :

SHEET
NO:

G005
8/2m025 11 36.25 AM
b
i,
b
ii
1/8' = 1'-0'
34'-4118"
□
GARAGE AREA 2· 729 Sf
I ------ ----- ------------'\.
.. : : PHANTOM FLOOR: 75 SF I I
====== ,·=-3=118" :::;-1, i
FIRST LE'll:L AREA· 1,966 SF
GARAGE AREA 1.277 Sf
~ ---,--,-,-------"-··_I0_1,._· --,--,,-,----------,;c
-=~===i_,._._01_116_· --1-------''-· '-'"-"-· --------,} d
I
I b J,. 19'- 1011/16" ).!-
CO'll:RED PATIO AREA: j
l,895Sf :
~"""" SAA L ------~ --------------n --.
1]•6' I i,:,
"._I - :
~t ~===~---~ =====~-----~ ~
SECOND LEVEL AREA: 1.969
SF
"k- -------------r.=========;:, r;!::!::!::!::!:::!:!::!::=:!!': I ==~- ----''>.- )< 10'·8"
D
D
2 SECOND LEVEL FAR PLAN
I .'.ll" - 41/8' ,i'------,r1/8' = 1'-0'
AREA PLAN GENERAL NOTES All DIMENSIONS ARE MEASURED FROM IBE EXTERIOR WALL SURFACES

EXTERIOR AREA THAT IS SURROUNDED BY IBREE OR MORE WALLS ANO CO'll:RED SHALL COUNT TOWARDS FLOOR AREA.

PROJECT AREA CALCULATIONS

FIRST FLOOR LMNG AREA
SECOND FLOOR ll~NG AREA

PHANTOM FLOOR
GARAGE 1
GARAGE 2
CO'll:RED PATIO AREA

SUBTOTAL OF FLOOR AREA
OFF-STREET PARKING EXEMPTION 2 SPACES

HATCH LEGEND

HOME AREA SF
ADU AREA Sf
GARAGE AREA Sf
GARAGE EXEMPTION AREA 400 SF
V/// /d CO'll:REDPATIOSF

PHANTOM FLOOR
1,966 SF
1,969 SF
75 SF
277 SF
729Sf
37 SF
5,053 SF
-400 SF
4 653 S
PROJECT:

RUNAGER-McNAMEE
RESIDENCE 730 RAMONA PLACE, OEL MAR, CA 92014
ARCHITECT:
t ecture

ANDREW E CROCKER, AIA
646 VALLEY AVENUE, SUITE C2
SOLANA BEACH, CA 92075
l 858 345 1195
CONSULTANT:

ND: REVISION: DATE:

Revision 4 5/21/2025
Ttf:SE OAAv..-iNGS, SPECIFICATIONS A.~O THE CONCEPTS EMBOOIEO IN THEM ARE THE ORIGINAL UNPOSUSHEO WOflK OF TH£ Af\Ct'ATECT, ""° MAY NOT SE usrn. DISCLOSED, DR OIJPUCATEO WITHOUT THE WRITTEN CON Sf.NT 'MiETHEA THE PROJECT FOIi WHICH THEY WERE MAOE ISEXECUTEO OR NOT, UNLESS OTHERWISE AGRE.ED SY CONTRACT.

STAMP:

NOT FOR CONSTRUCTION
PROJECT NAME: RUNAGER-McNAMEE RESIDENCE
JOB ND: 1315
DRAWN BY: Aulhol
CHECKED BY: AC
ISSUE DATE: 05/09/2015
DRAWING FILE: 'f:IJ'l:lfl.3
PHASE:

DESIGN DEVELOPMENT
SHEET
TITLE: FAR PLAN
SHEET
NO:

G006
8/21/1015 11 36 33 AM
10 5 0 10

SCALE IN FEET
SCALE: 1· "" 10'
20 -~526'
--
) ) \ ti ·,1, ,"LL,
ENGINEERING & SURVEYING SI~GLE SOLRCE DE\'ELOP~IE.:"-T co:-.:srn:rANT 310 VIA VERA CRUZ, #205
SAN MARCOS, CA. 92078
(760 510-3152 Ph / (760 510-3153 Fax

TOPOGRAPHIC SURVEY
225.1.12'
X225.Sf;'

EXISTING HOUSE
I
I
?20 0 0
/
/
?
I
I
6 /
t
/
I
I
LEGEND
---- - --- BOUNDARY

EDGE OF PAVEMENT

CONCRETE
------- BRICK
----x----
0 0
0 0
®
®
0 ®
®
@
I 0 ®
I

WOOD FENCE
l'llRE FENCE

CHAINLINK FENCE

CMU WALL

CONCRETE
BRICK
TREE

WATER METER

PROPANE TANK

POWER POLE

WATER VALVE

FIRE HYDRANT

BOLLARD

MAILBOX

SEPTIC TANK UOS

CHIMNEY
SHED

BRICK WALL
LEGAL DESCRIPTION THAT PORTION OF LOT 1 IN BLOCK 6 OF KENNE'rS MARINE VIEW GARDENS, IN TI,[ COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP TI-IEREOF NO. 1774 FILED IN TI-lE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DECEMBER 31, 1923 AS DESCRIBED IN GRANT DEED RECORDED ON MARCH 16, 2022 AS
DOC# 2022-0117096.

BOUNDARY NOTE BOUNDARY PLOTTED PER RECORD INFORMATION PROVIDED IN MAP NO. 1774. GRANT DEED, FOUND MONUMENTS &: RECORD OF
SURVEY IN PROGRESS.

A PRELIMINARY TITLE REPORT WAS NOT MADE AVAILABLE AT

THE TIME OF THIS SURVEY THEREFORE EXISTING EASEMENTS, IF

ANY, HAVE NOT SEEN PLOTTED HEREON,

BENCH MARK
BENCHMARK FOR THIS SURVEY IS A 2" IRON PIPE l'r1TH 2.5" CITY OF SAN DIEGO BRASS DISC, STAMPED GPS, 0195, 1992.

LOCATED ON THE SOUTH SIDE OF VILLA DE LA VALLE, 260 FT

EASTERLY OF SAN ANDRES DRIVE IN THE CITY OF SOLANA
BEACH, CA., HAVING A PUBLISHED MEAN SEA LEVEL ELEVATION OF 30.403'.

FOUND MONUMENTS 0 FOUND 3/4" IRON PIPE W/DISC STAMPED "LS 6665" PER ROS 13885.

PRIVATE CONTRACT

SHEETS I TOPOGRAPHIC SURVEY
KEVIN McNAMEE & LESLIE RUNAGER 7.30 RAMONA PLACE DEL MAR, CA 92014 t""~ 11~=
;;1-=,:=-~_=,~=-:;;;.==,:AA:C:O=. ,=~=.~I! lie=,~.
11 '20 ?023 1 13 H.1
LEGEND
~PnON
PROPERTY U/1£
CflllfRUIIE or ROAi)
5£/llACKS
[X!STINC ASPHA!J HARD5CAPE
PROPOSW COi/Ci/[{£ HAI/DSC#'£
PIIOPOSflJ f'UGST0/1£ fW?[l5CAP£
PIIOPOS£D OECOMPOSW C/WIITE (00)

PIIOPOSED ASPHALT IWIOSCAJ'E
PIIOPOSED ASPIW.T HARf!SCAPE
PROPOSED WlfJSCAPE A'?fA
PIIOPOSW CONTOUR UI/£
EXISTIIIG CONTOUR U/1£
PROPOSED CMU WAfl
PROPOSED BUILD/1/G O/JT!.J/1£
ORA/IIAGE A'?ROIIS
GRAD£ BREAK
.~· s
SCALE. 1'"
0 "
•. > :- :<•·•. •:J
Efs'k~
~~'\\,~'®

1.· • • • • ·.·1 ____ _,,, ____ _
GRADE BREJJ<.
2~0 CL " EIIDDFFJRE
I TRUC//. TURI/
!\$/'HALT G-UOR·MC·· \ ~GRADE"'.

ROADWAY ENTRY
2W " " " 0+05 0+25
\ 12¾MAX
''"

PRELIMINARY GRADING PLAN
730 RAMONA PLACE
' '

OEMO EXISTING OIUVEWAY
I CONCRETE DRIVE l_~AVER DRIVE\ _.?¾_
0+75 1+00
LOCATE FACE OF WALL 3' BEHi/iD PROPERTY LI/IE TO
''j,fig:: :,,o;,:~~ ::i::iROOF !.AYER AND DAA/11
BDAAO Bffi'ri:&J BACK OF WALL ANO SOIL PROV!DE 4•
PWO!IATBJ DRAIN MONG FOOTJIIG, ROUTE T04'0U1lET
LOCAJ'ED;\TJ.OWCO/!N=R OF WALL SEE CROSS SECTI0/1
PAGEi
;g~iilf~OPANE TMIK
' Pl:R AACHITERCTU/\l P1..ANS

SINGLE FAMILY RESIDENCE
730 RAMONA PLACE
APN: 298-391-()7-()0
LEVEL f PAD,,225.50'
LEVEL 1 FF" 226.17'
"'i
'"
'"

DRIVEWAY PROFILE (SECTION A-A)
£NGIN Em OF WORK CITY APPROVEDCHANOF..S APP'D DATE RECOMMENDEDFORAPPROVAL APPROVED FOR CONSTRUCTION ~ By: Dato: J J! 25 By:-------------
Drav.nBy :-<omo: RYAN MGGRATii R.C.E. 86991 Exp: ~
R<vicw Engin=
Doco: ___ _
Chy En~inoor
Doco: ___ _
'" >- abcc1:cou11r ~
• I ~
t
I ~
• lO'>IYSO ,.

PER AF.CH
I
I 10:

I_J I
I I
I
_J
BENCHMARK CITY OF SOLANA BEACH DRA\V!NG1''0.
' PREL/111/IARY GRADIIIG PLAN FOR:
:a\Y 1 I
"" 730 RAMONA PLACE DATUM: /IA SHEET20F2

GENERAL NOTES

1. BEFORE START OF ANY EXCAVATION OR TRENCHING IN LOCATION ON PROJECT SITE, CONTRACTOR SHALL VERIFY LOCATIONS OF ALL UNDERGROUND UTILITIES.

CONTACT UNDERGROUND SERVICE ALERT FOR LOCATION OF RIGHT OF WAY UTILITIES AT 1-800-422-4133 AND PROPERTY OWNER FOR ON SITE UTILITIES A MINIMUM OF 48 WORKING HOURS PRIOR TO START OF ANY EXCAVATION. DO NOT COMMENCE ANY EXCAVATION UNTIL UTILITIES HAVE BEEN LOCATED.

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

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

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

4. IN ADDITION, THE CONTRACTOR SHALL TAKE NOTE OF ANY UNUSUAL SITE

CONDITIONS EFFECTING COST OR CONSTRUCTION FEASIBILITY AND WILL NOTIFY OWNER AND/OR LANDSCAPE DESIGNER PRIOR TO COMMENCEMENT OF WORK.

5. CONTRACTOR TO INSPECT SITE PROIOR TO START OF CONSTRUCTION AND VERIFY ALL SPECIAL CONDITIONS WHICH MIGHT INVOLVE ADDED COST, I.E. SITE PREP, DEMOLITION, HAULING COST, ETC. PROVIDE OWNER WITH WRITTEN ESTIMATE OF ALL ANTICIPATED COSTS.

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

NOTES
ALL MEASUREMENTS ARE APPROXIMATE. CONTRACTOR

TO VERIFY DIMENSIONS AND FINISH ELEVATIONS IN THE
FIELD. MINOR ADJUSTMENTS IN LAYOUT OR FINISH

ELEVATIONS MAY OCCUR DUE TO FIELD CONDITIONS OR
AT THE DISCRETION OF THE OWNER.

THE CONTRACTOR IS TO BEAR FULL RESPONSIBILITY OF

OBTAINING ALL PERMITS AND PLAN APPROVALS

THROUGH PERTINENT BUILDING DEPARTMENTS PRIOR
TO CONSTRUCTION.

I
I
/ ,
~
I

AREA SUMMARY

NON-LANDSCAPED AREA

NON-IRRIGATED LANDSCAPE

IRRIGATED LANDSCAPE

WATER FEATURES

DECORATIVE HARDSCAPE

TOTAL AREA

IRRIGATED LANDSCAPE

WATER FEATURES

DECORATIVE HARDSCAPE

AGGREGATE LANDSCAPE AREA
I
I
I
I

I / ' CONTRACTOR TO PROVIDE CLIENT WITH SAMPLES OF

ALL STONE MATERIAL, DECOMPOSED GRANITE, AND
GROUT . CLIENT AND DESIGNER SHALL APPROVE
SAMPLES BEFORE ORDERING MATERIALS.

THIS PLAN IS DIAGRAMMATIC ONLY. THE INTENT IS TO
PORTRAY LANDSCAPE INFORMATION ONLY. THESE

PLANS DO NOT PROVIDE SOLUTIONS TO ALL LANDSCAPE
RELATED PROBLEMS.

I
l o ..:-
__ ,
' f " MINOR ADJUSTMENTS IN LAYOUT OR FINISH

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

IS TO BEAR FULL RESPONSIBILITY OF OBTAINING ALL

PERMITS AND PLAN APPROVALS THROUGH PERTINENT
BUILDING DEPARTMENTS PRIOR TO CONSTRUCTION.

I
I
I
I
I
I
I
I
,Q;-

EXISTING PROPOSED

SF TOTAL SF
7002 SF 9 773 SF
0 SF 0 SF
16 569 SF 7 483 SF
OSF 53 SF

3. 158 SF 4.420 SF
2I.729SF 21,729 SF

AREA OF
WORK
7 483 SF
53 SF
4 420 SF

11.956 SF

HARDSCAPE LEGEND
SYMBOL MATERIAL COLO/lJFINISH
0 D PERMEABLE PAVERS AQUA VIA
[!] {,~' NATURAL STONE PAVING T8D
~;:::,'A'"" (MORTAR SET)
@] IED I NATURAL STONE TO MATCH STEPPERS (SAND SET)
@] D 4' TH CONCRETE 'PEWTER' WI LIGHT

SAND FINISH
0 D VEHICULAR CONCRETE 'PEWTER' WI MED

TOPCAST FINISH
0 D WOOD DECKING !PE
@] GRANITE CRETE CALIFORNIA GOLD
0 IX\)~@~;~ DECOMPOSED GRANITE j MINUS

CALIFORNIA GOLD
0 ~ ARTIFICIAL TURF
PATTERN I MANUFACT.

ACKERSTONE
DAVIS
DAVIS

CON STRUCT ION LEGEN D EXISTING SITE ELEMENTS

Q) EDGE OF PAVEMENT/ROADWAY
[Ij PROPERTY LINE
Q] sETBACK
0 RETAINING WALL -PER CIVIL
@) CONCRETE APRON -PER CIVIL
@) WATER METER LOCATION -PER CIVIL
[D EXISTING UTILITIES TO REMAIN - PER CIVIL

II) BIO-RETENTION BASIN -PER CIVIL
~ COVERED PATIO -PER ARCHITECT
~ ARCHITECTURAL COLUMN - PER ARCHITECT

III) PROPANE TANK- TO BE RELOCATED PER CIVIL

MASONRY/CARPENTRY
12] 12' WIDE CONCRETE BAND- SEE 'E'
@) r~1~mzri::,.\g~DAR TRASH ENCLOSURE WI (2)
IE) 5' HT HORIZONTAL CEDAR GATE
~ 5' HT HORIZONTAL CEDAR FENCE
@ 6' HT SCREEN WALL WI NATURAL STONE VENEER
@ 30• HT FSTND WALL WI NATURAL STONE VENEER
@ ALUMINUM EDGING - MILL FINISH
~ ~~i\!:,i~zi%utJ :fl[iOOD TIMBER SIDES
@'§) REDWOOD VEGETABLE PLANTER
@:!) WOODEN PERGOLA
--------

LANDSCAPE FEATURES
El PREFAB FIREPIT -BY OWNER
e) ~~?B JACUZZI BY OWNER. SET ON CONCRETE
~ ~~!~~9N1~~~~ COUNTER AND CLADDING
~ FUTURE LOCATION OF PUTTING GREEN
~ FUTURE LOCATION OF PICKLEBALL COURT
I
I t; )~.:}1/:~~i ):":
------ ~;::ni:\·t·~t {!,'.i\2.j;:;,f~;:;::t~L:l'!~~e~~]_ __ fTI <------ - ,..-
I
- - - - - - _J
r:
r: - -j",
-~;~;:'"?]
5 0 10 20 30
SCALE: ! " = ! 0'-0"
-- _ J
w
w
~
<( w UJ <(
z u ~u u _, - z o. I
<( u w <( <(
~ C z UJ
0 cc
::i; <(
Q: V') <( z
w w er: <(
0 _,
C, Q: ..,.,o
..... V,
<(
z
:::)
Q:

P R E P A R E D

LESLIE RUNAGER

KEVIN MACNAMEE
730 RAMONA PLACE

SOLANA BEACH, CA

P R E P A R E D

LI N EAR LANDSCAPE

ARCHI TE CTU RE

JOE DODD,ASLA
1619 MYRTLE AVE
SAN DIEGO, CA 92103
P I 888.203.6628
DATE:
01 SUB: 9-3-24
02 SUB: 12-18-24
03 SUB: 4.10.25
04 SUB: 5.29.25
L-01
""'"' =>oo "' z-~
W N:,:
>a,u
< "' <<
:! u ~ ~ < ""-~
,-00<
:,e (.!) < w"-'
-z
~o~
"'z ~ -<~
"'~
z
<(
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0...
w

0...
<(
u
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0 n::::
<(
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BY
SHT
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~ Cl "' UJ
< z '°
ii
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:,:
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" <{
:,:
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< '°
~
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< z
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...I
u:

IRRIGATION SCHEDULE
SYMBOL
©©®
-o- a a -o, :o: -(j,
2~ !i0050H 1 0H 1or 20f
0 B 0.25 0.50
SYMBOL
!'ii
B
SYMBOL
~
....
0"
,t-.
®
1£]
@
@
'r

MANUFACTURER/MODEL/DESCRIPTION PSI
Hunter MP1000 PROS-12-PRS40-CV
Shrub Rota!Of, 12- (30 48 cm) pop-up with check valve, pressure regulated to 40 psi (2.76 bar), MP Rotalor nozzle. M:o:Maroon adj O arc 90 to 210, L•light Blue 210 to 270 arc, O"Olive 360 arc on PRS40 body.

Hunter MP2000 PROS-12-PRS O•CV
Shrub Rotat0<, 12- (30 48 cm) pop.up with check val11e, pressure regulated to O psi (2 76 bar), MP Rotator nozzle. K•Black adj .io arc 90-210, GzGreen adj arc 210-270, Rs:Red 360 arc on PRS40 body.

Hunter MP3000 PROS-12-PRS O-CV
Shrub Rota!Of, 12- (30 48 cm) pop-up with check valve, pressure regulated to 40 psl (2.76 bar), MP rotary noule BzBlue adj arc 40 90-210, YzYellow adj arc 210-270, A•Gray 360 arc on PRS O body.

Hunter MP3SOO PROS-12-PRS O-CV
Shrub RotalOf, 12.0" Pop-Up with factory installed Check Valve, pressure regulated to "40 psi (2.76 bar), MP RotalOf nozzle LBzUght Brown, Adjustable Arc, 90-210, on PRS"40 body.

Hunter PROS-0"4-CV-MSBN
(2) Multi-Stream Bubbler (per tree). "4" pop-up, factory 1nstaUed drain check valve 5QzO 5gpm
Hunter RZWS·SLEEVE-18-CV
18" long RZWS with Filter F;1bnc Sleeve, .25gpm or .50gpm bubbler options. Check Valve, 1/'2~ swmg joint for connection to 112" pipe. TO BE USED FOR ESTABLISHMENT PERIOD ONLY.

MANUFACTURER/MODEUDESCRIPTION
Hunter ICZ-101-25 1"
Drip Control Zone Kil. 1in ICV Globe Valve with 1in. HY100 filter system. Pressure Regula!Jon. 25psi Flow Range. 2 GPM to 20 GPM 150 mesh stainless steel screen
Hunter ICZ-101-25-LF ,~
Onp Control Zone Kit 1in ICVGlobe Valve with 11n HY100 filter system. Pressure Regulation. 25 psi. Flow Range 5 GPM - 15 GPM. 150 mesh stainless steel scrHn
Pipe Transition Point above grade
Pipe transition point from PVC lateral to drip tubing with riser to above grade installation
Hunter PLO-BV
M.anual fluth/shut off valve, barbed Insert T)"pically inslalled 1n 1 Oin bo)(. with adequate blank tubing to extend valve out of valve bo)(. Use with HOL or other 3/"4in. dripline.

Area to Receive Dripline
Hunter HDL-06-12-CV
HDL-00.12-CV. Hunter Oripline w/0.6 GPH emitters at 12" 0 C.

Check valve, dark brown lubing with gray striping. Oripbne laterals spaced at 16" apart, with emitters offset for triangular pattern. Install with Hunter PLO barbed or PLO-LOC fillings FOf use on Slopes with Moderate/Clo)" Soils

MANUFACTURER/MODEUDESCRIPTION
Hunter PGV-101G 1"
1 In Plastic Electric Remote Control Valve, for Residenlial/1..ighl Commercial Use Female NPT Inlet/Outlet Globe Configuration, With Flow Control.

Nibco T-113-K
Class 125 bronze gate shut off valve wtlh cross handle, same size as mainline pipe diameter al valve location. Size Range • 114-• 3• Hunter ICV-G•FS 1•
1", 1-112•. 2•, and 3" Plastic Electric Master Valve, Globe Configuration, with NPT Threaded lnletfOutlet. for
Commercial/Munlcipal Use. W th Filter Sentry Size per Mainline Pressure Reducing Valve
WILKINS . 500-HLR series pressure reducing valve with 10-125 PSI spring range, size and pressure setting as noted.

Pressure required downstream Is 51 4 PSI
Zum 975XL 3/"4"
Reduced Pressure Backftow device
Hunter PC·XXOOi
Lighl Commercial & Residential Controller, XX·stallOn base module controller, 120 VAC, Indoor model
Hunter\11/SS
'Mire less Solar. rain freeze sensOf wilh ootdoor interface. connects 10 Hunter PCC, Pro-C. and I-Core Controller,, instill as noted. Includes 10 )"ear lithium battery and rubber module 00\ler, and gutter mount bracket.

Hunter HC-075-FLOW
n Flow meter for use with Hydraw,se enabled controller to monitor flow and provide S)"stem alerts. Also functions as stand alone flow totalizer/sub meter on an)" residenlial or commercial irrigation system.

Point of Connection 1 •
/
30 30
Irrigation Lateral Line PVC Schedule '10
- - - - Irrigation Maunline PVC Schedule "40
Valve Callout
Valve Number
H1drozone
.....

Valve Flow
Valve Size
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I AM FAMILIAR \YITH THE REOUtREMENTS FOR THE LANDSCAPE
ANO IRRIGATION PLANS CONTAINED IN THE COUNTY Of SAN
DIEGO WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE

PREPARED THIS PLAN IN COMPLIANCE MTH THOSE REGULATION

ANO THE LANDSCAPE DESIGN MANUAL I CERTIFY THAT THE
PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFlCIENT
USE Of WATER. UNDER PENAL TY Of PER....,RY, I AFFIRM THAT

F NG IS TRUE ANO CORRECT
--------...

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8-30-24
DATE
□
NOTE: MAINLINE LOCATION IS O!AGRAl.4MATIC. CONTRACTOR

SHALL DETERMINE AN APPROPRIATE LOCATION IN THE FIELD,

FREE OF OBSTRUCTIONS ANO PROPOSED ELEMENTS WHILE
MINIMIZING SLEEVING.

EXISTING MAINLINE LOCATION SHAU BE VERIFIED BEFORE

CONSTRUCTION AND MAY BE UTILIZED UNDER THE FOLLO'NING

CONDITIONS,

AU PIPING SHALL BE JN GOOD WORKING CONDITION,
CURRENT PIPE SIZE IS APPROPR1A TE FOR THE DEMAND OF
THE PROPOSED IRRlGA TION SYSTEM AS DESIGNED PER PLAN

MAINLINE PIPE OEPTH,MATERIAL, ANO LOCATION MEET ALL

LOCAL CODES
NOTE: MAINLINE EQUIPMENT AND APPURTENANCE LOCATION IS
DIAGRAMMATIC. CONTRACTOR SHALL DETERMINE AN

APPROPRIATE LOCATION IN THE FIELD, FREE OF OBSTRUCTIONS ANO NEAR EXISTING METER LOCATION.

VAL\1£ LOCATIONS ARE APPROXIMATE. CO'>JTRACTOR SHALL
DETERMINE AN APPROPRIATE ANO DISCREET LOCA TlON IN THE
FIELD FOR EASY ACCESS.

A CERTIFICATE OF COMPLETION ~U BE REQUIRED FOR ALL
IRRIGATION AND LANDSCAPING, ANY OEV1A TIONS FROM

LANDSCAPING WILL REQUIRE APPROVAL PRIOR TO THE PLANNING

FINAL INSPECTION
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PREPARE D FOR

LESLIE RUNAGER

KEVIN MACNAMEE
730 RAMONA PLACE

SOLANA BEACH, CA

PRE P ARED B

LINEAR LANDSCAPE

ARCHITE CTURE

JOE DODD,ASLA
1619 MYRTLE AVE
SAN DIEGO, CA 92103
P I 888.203.6628
DATE:
01 SUB: 9-3-24
02 SUB, 12-18-24
03 SUB: 4.10.2S
04 SUB: S.29.2S
L-02
02 SHT
OF 5

GENERAL IRRIGATION NOTES

1. ALL LOCAL MUNICIPAL ANO STATE LA'i't'S, RULES AND REGULATIONS GOVERNING OR RELATING TO ANY PORTION OF THIS WORK ARE HEREBY INCORPORATED INTO AND MADE A PART Of THESE SPECIFICATIONS ANO THEIR PROVISIONS SHALL BE CARRIED OUT BY THE CONTRACTOR. IN CASE OF CO
NFLICT BETWEEN THE SPECIFlCATIONS, DRAWINGS, ANO/OR CODE, n-iE MORE

STRINGENT REQUIREMENT SHALL PREVAIL

2. THE CONTRACTOR SHALL VERIFY THE LOCA TlONS OF ALL EXISTING UTILITIES, STRUCTURES ANO SERVlCES BEFORE COMMENCING WORK. THE LOCATIONS OF UTILITIES, STRUCTURES ANO SERVICES SHO'M-1 IN THESE PLANS ARE APPROXIMATE ONLY. ANY

DISCREPANC

IES BETWEEN THESE PLANS AND ACTIJAL FIELD CONDITIONS SHALL BE REPORTED TO THE o~rn·s REPRESENTAT1VE.

3. THE CONTRACTOR SHALL OBTAIN THE PERTINENT ENQNEERING OR ARCHITEC1\JRAL PLANS BEFORE BEGINNING WORK.

4. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS REOUIREO TO PERFORM Tl-IE WORK INDIC

ATED HEREIN BEFORE
BEGINNING WORK.

5. THE MAINUNE ANO SLEEVING IS DIAGRAMMATIC. ALL PIPING IS FOR DESIGN CLARIFICATION ONLY AND SHALL BE INSTALLED WITHIN LIMIT Of WORK BOUNDARIES ANO IN SHRUB PLANTING AREAS WHERE POSSIBLE. AVOID ANY CONFLICTS BET\YEEN THE SPRINKLER SYSTEM, PLANTING AND ARCHITECTURAL FEATURES.

6. IRRIGATION EQUIPMENT AS SHOWN IS DIAGRAMMATIC. INSTALL ALL THE IRRIGATION REMOTE CONTROL VALVES, QUICK COUPLERS, MASTER VALVES, FLOW SENSORS. BACKFLOWS, AIR/VACUUM DEVICES, BALL VALVES, ANO ANCILLARY EQUIPMENT. IN

SHRUB PLA
NTING AREAS VtiEN FEASIBLE OR AS APPROVED BY OW'NER'S REPRESENTATIVE ANO THE LANDSCAPE IRRIGATION DESIGNER.

7. 00 NOT WILLFULLY INSTALL ANY EQUIPMENT AS SHO'M-1 ON THE PLANS 'M-IEN IT IS 08\10US IN THE FIELD THAT UNKNO'M-1 CONDITIONS EXIST THAT WERE NOT EI/IDENT AT THE TIME THESE PLANS WERE PREPARED. ANY SUCH CONDITIONS SHALL BE

BROUGHT TO THE ATTENTION OF THE OWNER'S REPRESENTATIVE PRIOR TO ANY WORK OR THE IRRIGATION CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY FOR ANY FlELD CHANGES DEEMED
NECESSARY BY THE O""'ER.

8. INSTALL ALL EQUIPMENT AS SHOWN IN THE DETAILS ANO SPECIFICATIONS. CONTRACTOR SHALL SE RESPONSIBLE TO COMPLY W,TH LOCAL CITY, COUNTY AND STATE REQUIREMENTS FOR BOTH EQUIPMENT AND INSTALLATION.

9. CONTRACTOR TO PROI/IDE AN AODlTIONAL PILOT WIRE FROM CONTROLLER ALOf\lG ENTIRETY OF MAINLINE TO THE LAST RCV ON

EACH ANO EVERY LEG OF
MAIN LJNE. LABEL SPARE Vt1RES AT BOTH ENOS

10. ALL PIPE UNDER PAVED AREAS, HAROSCAPE, OR AS DIRECTED BY Oi'INERS REPRESENTATIVE TO BE INSTALLED IN SlEEI/ING, l'MCE THE DIAMETER or PIPE OR WIRE BUNDLE CARRIED. ALL 2" ANO 3" SLEEVINC FOR NON-\/IHICULAR PAI/ING SHALL BE PVC1220 SCH. •O, TYPE 1, GRADE 2 MATERIAL CONFORMING TO ASTM STANDARD 0-178 5-•. ALL _.- ANO LARGER SLEEI/ING

BELOW VEH
ICULAR PAI/ING SHALL BE PVC1220 SCH.60 SOR21, TYPE 1, GRADE 2 MATERIAL CONFORMING TO ASTM STANDARD 0-22•1. SLEEVES UNDER BROW DITCHES SHALL BE ENCASED IN CONCRETE A MINIMUM or 6- THICK ON ALL SIDES OF PIPE.

SLEEVES TO EXTEND AT LEAST 12- PAST THE EDGE OF PAVING.

11. ALL QUICK COUPLER VALVES TO BE INSTALLED IN SHRUB OR GROUND COVER AREAS WHERE POSSIBLE. ALL OUJCK COUPLER

VALVES TO BE
!NSTALLEO AS SHOWN ON TI-IE INSTALLATION DETAILS. INSTALL ALL QUICK COUPLER VALVES WITHIN 18" or HAROSCAPE.

12. IRRIGATION HEADS ADJACENT TO THE STREET SHALL BE HELO A MINIMUM OF 2 FEET FROM EDGE OF PAVEMENT. ALL HEADS ARE TO BE INSTALLED W'ITH THE NOZZLE, SCREEN ANO ARCS SHOWN ON THE PLANS. All HEADS ARE TO BE AO..USTED TO PREVENT OVERSPRAY ONTO BUILDINGS, WALLS, FENCES AND HAROSCAPE. THIS INCLUDES. BUT NOT UM1TEO TO. AOJUSTh4ENT Of DIFFUSER PIN OR AD..USTMENT SCREW, REPLACEMENT OF PRESSURE COMPENSATING SCREENS, REPLACEMENT OF NOZZLES 'MTH MORE APPROPRIATE RADIUS UNITS
AND THE REPLACEMENT OF NOZZLES W'ITH ADJUSTABLE ARC UNITS. WHEN VERTICAL OBSTRUCTIONS (PROPS, STREET LIGHTS, TREES, ETC.) INTERFERE 'MTH THE SPRAY PATTERN OF THE SPRINKLER HEADS PREVENTING PROPER COVERAGE. THE
IRRIGATION CONTRACTOR SHALL FIELD AO..UST THE SPRINKLER SYSTEM BY INSTALLING A

QUARTER CIRCLE OR HALF CIRC

LE SPRINKLER HEAD ON EACH SIDE OF THE OBSTRUCTION SO AS TO PROIJIOE PROPER COVERACE. All ADJUSTMENTS SHALL BE MADE AT NO ADDITIONAL COST TO THE O"""'ER.

13. THE IRRIGATION CONTRACTOR SHALL AO.AJST THE PRESSURE REGULATOR ON EACH ELECTRIC CONTROl VALVE SO THAT THE

SPRINKLER HEAD FAR TH EST AND HIGHEST IN ELEVATION FROM ITS RESPECTIVE CONTROL VAL VE OPERA TES WITHIN THE OPERA TING PRESSURE SHOWN ON THE IRRIGATION LEGEND. NOT TO EXCEED FIVE (5) PSI ABOVE THE GIVEN OPERA TING PRESSURE FROM THE SPECIFIED PRESSURE LOCATED ON THE IRRIGATION LEGEND.

14. THE IRR
IGATION SYSTEM DESIGN IS BASED ON THE MINIMUM OPER A TING PRESSURE ANO THE MAXIMUM FLOW DEMAND SHO'M-1 ON THE IRRIGATION DRAWINCS AT EACH POINT Of CONNECTION. lHE IRRIGATION CONTRACTOR SHALL VERIFY WATER PRESSURE VIA DIRECT FIELD MEASUREMENT PRIOR TO CONSTRUCTION. REPORT ANY DIFFERENCE BETWEEN THE WATER PRESSURE INOICA TEO ON THE ORA1MNGS ANO lHE ACTUAL PRESSURE READING AT THE IRRlGA TION POINT OF CONNECTION TO THE OIINER'S AUTHORIZED REPRESENTATlv!. IN THE Ev!NT PRESSURE DIFFERENCES ARE NOT REPORTED PRIOR TO START OF

CONSTRUCTION, THE IRRIGATION CONTRACTOR SHALL ASSUME FULL RESPONSIB

ILITY FOR ANY REI/ISIONS, AND COSTS
ASSOCIATED "1TH SAID RE"1SIONS.

15. SHOULD FIELD CONDITIONS REQU
IRE PlPE INSTALLATION OTHER THAN THAT SHOWN ON PLANS, THE CONTRACTOR SHALL LIMIT

EXCESS FLOW AND SIZE
ALL PIPE NOT TO EXCEED A VELOCITY Of 5 FEET PER SECOND (FPS) IN PVC PIPE ANO CAST IRON PIPE. FLOW THROUGH ANCILLARY EQUIPMENT, STEEL AND COPPER PIPE SHALL NOT EXCEED A VELOCITY Of 7 ½ FPS. ALL AO~STMENTS SHALL BE MADE AT NO ADDITIONAL COST TO THE 0""'ER.

16. CHECK VALVES SHALL BE USED TO PREVENT ALL LOW HEAD DRAINAGE

WATER USE CALCULATIONS

ESTIMATED TOTAL WATER USE (ETWU) WORKSHEET
LESLIE RUNAGER 24-016 730 RAMONA PLACE
~EV~~~;~1ee r,, .,,_N,,,o('Jwt\llWlff' rs~~.~EACH CA
The.' prOJ«!°~ F..i,lml:tll,,J T <Mal Water U"<' I ii r .1l.:ula1tJ U)l llb tl1(' r .. 11., .. 1111 (Ufmul.a.: Enl-V = (EToX0.62{ PF X !IA + su) l:.T\\U r, 11111ak'd1oiat .... a1eru~ r,;.-r,ur11allon~rcr>ur) IE ,
[To r \a['Olran~r1ra11<ln ra11·(1nd~rc,')tar)
PF Plan\ faCIOf fmm Wl l('Ol Ii l~l'C' Ddin11ion,)
HA ., H~Jro•IOtl(' Ar,a !"(IWll'C l"'-1)' ~fu~ h)i.lRl-/ 001:, b~ Y>lll tr U~I:. \<."I) 10 ..... 1011,. mo&:rate and h1JU) SI.A - li;l""·,al 111nd~1pt: Att'11 l~t\· f«tl Fd1hk.-pl.llf'lb. tmptN \.\1th rtt)Ck-<I Yo'llld, .t nrrf us,.-d for acu...-pl:,)

0.61 -roo\\'f'l(ll'I
Fa~11•r{tog111lor,,flCl""lU:trt foot )
IE -l mgJllOll Effi1:1•·nc.1

CITY OF SOLANA BEACH ESTIMATED TOTAL WATER USE (ETWU) WORKSHEET L• o Hydro-zone Number
(1 . 4 Below- use us many tables as
Evapotronsplration Rate (ETo)
See •A" below
Convors10n Factor • 0 62
ncc.&Ssa 10 leto au h ro:r:ones
Use 41 (wesl of 1-5) 1 • 1 (cast of 1-5)
0 62
(Line 1 x Une 2) 25 ,2 (weM of 1·5)
/ 29,14 {east ol 1·5)
Plont Factor (PF)
Soe ·e· t>ck:iw
H)'drozonc Arcn (HA)• 1n square f oot
(Line 4 " Lme 5)
Irrigation Efficiency (IE)
See ·c • belOw (Line 6 + Une 7) TOTAL of aH Line 8 b,ol((l$ + SLA
Llne3x llne 9
Es11mat8d Total Water Use• ETWU
(gallons per year)
Total shotl nOI excoed MAWA OOlow
.3
5777
1733 1
B1
2139 63
10 906
532 800
543.6 319 2 240
.B1 75 75 671.11 425 6 320
3 601)
29 14 I 3609 s 105 176
A IJ 1'1'-l'l.,#lt l .,.....,-l .,.Ul(~
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,,,~Nul r 51
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11.-lr~l jjkir_,-
~-:,~
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/,.... ,<11.,.,.,.,.....,. Al
M~XI MUM APPLLED WATER APPLI CATION (i\'1A \ VA) c:tlcul:llion: f ,~,-r,rai,on lidju>1'"""'1 r.i.l,)f\~T,\f)u,c ~~ re,,.,lknt,;al 4S non- rn1Jcn1W ~l(ETAFx~ 8068 = ___ )+{1·1~TA F -._o __ lJ
Aprll 2024
I MAWA
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HYDROZONE PLAN
1 0
53 53

1.0 53
Viiii! 3 61\li

HYDROZONE
VALVE#

WATER METHOD
AREA

PLANT FACTOR

HYDROZONE
VALVE#

WATER METHOD
AREA

PLANT FACTOR HYDROZONE
VALVE#
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PREPARED

LESLIE RUNAGER

KEVIN MACNAMEE
730 RAMONA PLACE

SOLANA BEACH, CA

P R E P A R E D
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FOR
BY

LINEAR LANDSCAPE A R CH I TECTUR E
JOE DODD,ASLA 1619 M YRTLE A VE
SAN DIEGO, CA 92103
P I 888.203.6628
DATE:
01 SUB: 9-3-24
02 SUB: 12-18-24
03 SUB: 4.10.25
04 SUB: 5.29.25
L-03
SHT
03 OF S

PLANT SCHEDULE

SYMBOL QTY BOTANICAL NAME COMMON NAME CONT
Cercis c.inadensts 'FOfest Pansy· TM Forest Pansy Redbud Citrus X ssp Citrus Tree 15GAL
Lagerstroemia x "Natchez· \Miite Crape Myrtle Multl-Trunk 35- BOX NOTES:

Olea europaea 'Fruitless·
Olea europae.a 'Fruitless·
Rhus lancea
Ulmus parvifolia
Aeonium haworthii
Agave attenuata 'Nova'
Arbutus unedo ·compacta·
Bambusa multiplex 'Alphonse Karr'

FULL POTS
Boute1oua gracihs ·s1onde Ambition·
Carex glauca 'Blue Zinger'
Chondropetalum tectorum ·eI C;impo·
C1s1us x purpureus
Otcksorua antarctica
Escallonia x ' Newport Dwarf
Ficus nitida
Olive Multi-Trunk
Olive Multi-Trunk
African Sumac
Chinese Elm
Pinwheel
Blue Clone
Dwarf Strawberry Tree
Alphonse K,i11rr Bamboo
Blonde Ambition Blue Grama
Blue Zinger Sedge
El Campo Small Cape Ruffl
Orchid Rock.rose
Tasmanian Tree Fem
Newpon CMarf Escallonia
Weeping Fig
A. ANY AREAS THAT ARE GRADED/DISTURBED OR HAVE EXPOSED SOIL MUST BE LANDSCAPED TO PREVENT EROSION. PLANTING AND

IRRIGATION MUST COMPLY WITH CITY WATER EFFICIENT REGULATIONS B. 3" OF TOP DRESS MULCH MUST BE INSTALLED TO ALL AREAS WHERE EXPOSED SOIL IS PRESENT.

C. A COMPLETE AGRONOMIC SOILS TEST MUST BE PERFORMED PRIOR

TO PLANTING AND THE RECOMMENDED AMENDMENTS REVIEWED BY THE LANDSCAPE ARCHITECT OF RECORD PRIOR TO PLANTING. THE TEST

MUST INCLUDE PH, ORGANIC MATTER PERCENTAGE, INFILTRATION RATE AND A COMPLETE CHEMICAL ANALYSIS (NH4, N03, N, P,K. Ca, Mg, S04, Na, B, Cu, Zn, MN, Fe) THE FOLLOWING TESTS ARE ALSO RECOMMENDED:

TOTAL EXCHANGE CAPACITY (TEC), EFFECTIVE CATION EXCHANGE (ECe) & SODIUM ABSORPTION RATION (SAR) WAYPOINT ANALYTICAL AND WALLACE LABORATORIES ARE SOURCES FOR THIS TEST.

D. THE SOIL PREP MUST INCLUDE,
AT A MINIMUM, 4 CU YARDS OF
COMPOST/1 OOOSF INCORPORATE TO
A DEPTH OF 6 INCHES INTO THE
SOIL.

E. AT THE TIME OF COMPLETION

OF THE INSTALLATION, A

CERTIFICATION OF COMPLETION,

USING THE CITY'S FORM AND

SIGNED BY THE LICENSED

PROFESSIONAL WHO PREPARED

THE LANDSCAPE PLANS, WILL BE
REQUIRED. THE FOLLOWING MUST

BE SUBMITTED WITH THE
CERTIFICATION OF COMPLETION:
1) A COPY OF THE AGRONOMIC

SOILS REPORT
2) A MAINTENANCE SCHEDULE

FOR PLANTING AND IRRIGATION
3) AN IRRIGATION SCHEDULE

THAT DELINEATES IRRIGATION

TIMES AND WATER USAGE

CONSISTENT WITH THE APPROVED

PLAN'S ESTIMATED TOTAL WATER

USE (ETWU) AND CURRENT SANTA

FE IRRIGATION DISTRICT

REQUIREMENTS
I
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36" BOX
60" Box
36"BOX
36"BOX
1 GAL
SGAL
SGAL
15 GAL
Sgal
1 GAL
SGAL
SGAL
15GAL
5 GAL
15GAL

MATURE SIZE (WXH) WUCOL
20'X25'
2s· x 2s·
2s· x 2s·
25' X 25°
45'Xo15'
LOW
LOW
LOW
MEDIUM
LOW
MEDIUM
LOW
LOW
MEDIUM
MEDIUM
MEDIUM
MEDIUM
MEDIUM
MEDIUM
LOW
LOW
LOW
MEDIUM
0 ®
0 0
0 0
0 e
0 8
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7 Heteromeles arbutifolia
10 Heuchera x ·p Ium RoyaIe·
18 Lav;mdula x intermed1a ·Provence'
Leucadendroo salignum 'Golden Tip'
15 Leymus condensaIus ·canyon Prince'
30 Lomandra conf&rtifolia 'Pom Porn'
Lomandra longifolia ·ereeze'
18 Lomandra longifolia 'Arctic Frost'
" Muh1enbergia rigens
3 Olea europaea ·u ttle Ollie' TM
Phormium tenax • Atropurpureum·
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Toyon
Plum Royale Coral Bells
Provence Lavendin
Golden Tip Conebush
Native Blue Rye
Shorty Mat Rush
Dwarf Mal Rush
Arctic Frost Rush
Deer Grass
Little Ollie Olive
Purple New Zealand Flax
II
II
II
II
II
II
I I
II
LL- -
,-
15GAL LOW
1 GAL MEDIUM

SGAL LOW

SGAL LOW
5 GAL LOW
1 GAL LOW
5 GAL LOW
1 GAL LOW

SGAL LOW
5GAL LOW
5GAL MEDIUM
0 nnnn
r-------~
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P11tosporum tenuifolium ' Marjorie Channon· Tawhiwhf
Podocarpus macrophyllus mak1 Shrubby Yew
Prunus caroliniana 'Compacta' CompaCI Carolina LaUfel
Rhamnus califomica 'Mound San Bruno' Mound San Bruno Coffeeberry Rhus integrifolia Lemonade Berry
Rosa floribunda 'Iceberg· Iceberg Rose
Rosmannus officinal!s 'Tuscan Blue· Tuscan Blue Rosemary Salvia cievelandii ·wnifred Gillman' Cleveland Sage
Salvia leucophylla • Midnight' Purple Leaf Sage
Teucrium x lucidrys Hedge Germander
Westring1a trutioosa 'Morning Light' Moming Light Coast Rosemary

SYMBOL QTY BOTANICAL NAME COMMON NAME

GROUND COVERS
[email protected]:~ 336 sf Cairex d1vulsa Berkeley Sedge
G3 124 sf Crassula multicava Cape Provence Pygmyweed
~ &46sf Myoporumpairvifolium ·PutahCreek· Putah Creek Myoporum ~ 298 sf Seneao serpens Blue Cha!ksticks
NOTE: ALL CUT SLOPES OVER 5' OR FILL SLOPES OVER
3' SHALL SHALL BE STABILIZED WITH REINFORCED
STRAW MATTING, INCLUDING BIO-BASINS.
15 GAL
15GAL
15GAL
1 GAL
SGAL
5GAL
5GAL
5GAL
5GAL
1 GAL
5 GAL
CONT
1 GAL
1 GAL
1 GAL
1 GAL
MEDIUM
MEDIUM
MEDIUM
LOW
LOW
MEDIUM
LOW
LOW
LOW
LOW
LOW

WUCOLS SPACING
LOW 18No.c.

LOW 24NOC
LOW 72Noc.

LOW 18No c.
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0 0
0 0
0 0"
5 0 20 30
SCALE: 1"=!0'- 0"
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P R E P A R E

LESLIE RUNAGER

KEVIN MACNAMEE
730 RAMONA PLACE

SOLANA BEACH, CA
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P R E P A R E D BY

LINEAR LANDSCAPE

ARC HI TE CTURE

JOE DODD,ASLA
1619 MYRTLE AVE
SAN DIEGO, CA 92103
P I 888.203.6628
DATE:
01 SUB: 9-3-24
02 SUB: 12-18-24
03 SUB: 4.10.2S
04 SUB: 5.29.25
L-04
SHT
04 OF S
':l
ii:

PLANTI NG NOTES

1. A. THE PLANTING PLAN IS DIAGRAMMATIC. ALL PLANT LOCATIONS ARE APPROXIMATE.

PLANT SYMBOLS TAKE PRECEDENCE OVER PLANT QUANTITIES SPECIFIED.

B. QUANTITIES SHOWN ON THE PLANTING PLAN ARE APPROXIMATE ANO ARE FOR THE CONVENIENCE OF THE CONTRACTOR ONLY.

C. CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT OF THE DISCREPANCIES BETWEEN QUANTITIES AND SYMBOLS SHOWN.

2. LANDSCAPE CONTRACTOR SHALL APPLY A CONTACT HERBICIDE, WHERE WEEDS ARE PRESENT, PER MANUFACTURERS SPECIFICATIONS A MINIMUM OF TEN (10) DAYS PRIOR TO COMMENCEMENT OF ANY PLANTING OR IRRIGATION WORK. WEEDS SHALL BE ALLOWED TO COMPLETELY DIE BACK, INCLUDING THE ROOTS BEFORE PROCEEDING 111TH WORK.

3. AN AGRONOMIC SOILS TEST \11LL BE REQUIRED PRIOR TO PLANTING. LANDSCAPE

CONTRACTOR SHALL SUBMIT A SOIL ANALYSIS REPORT FROM AN AUTHORIZED TESTING AGENCY TO THE LANDSCAPE ARCHITECT BEFORE BEGINNING WORK.

4. PRIOR TO PLANTING, IRRIGATION SYSTEM SHALL BE FULLY OPERATIONAL AND PLANTING AREAS SHALL BE THOROUGHLY SOAKED.

5. ALL AREAS TO BE PLANTED, WHICH HAVE A SLOPE OF LESS THAN 10%, SHALL BE CROSS-RIPPED TO A DEPTH OF SIX (6") INCHES AND THE FOLL0111NG AMENDMENTS SPREAD EVENLY AND THOROUGHLY BLENDED IN PER 1,000 SQUARE FEET (QUANTITIES SUBJECT TO CHANGE PER SOIL ANALYSIS):

A. 4 CUBIC YARDS COMPOST
B. 100 POUNDS AGRICULTURAL GYPSUM
C. 15 POUNDS IRON SULPHATE
D. 25 POUNDS 16-6-8 SLOW RELEASE FERTILIZER

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

A. ROOTED CUTTING/4" POT (1) 5 GRAM
B. 1 GAL. CONTAINER (1) 21 GRAM
C. 5 GAL. CONTAINER (3) 21 GRAM
D. 15 GAL CONTAINER (5) 21 GRAM
E. BOX TREE (1) 21 GRAM PER 3" BOX SIZE

7. PLANT BACK FILL SHALL BE 50% SITE SOIL, AND 50% NITROGEN FORTIFIED REDWOOD SHAVINGS BY VOLUME.

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

9. PLANT MATERIAL SHALL NOT BE ROOT BOUND. FIVE GALLON PLANTS AND LARGER SHALL HAVE BEEN GROWN IN CONTAINERS FOR A MINIMUM OF 6 MONTHS AND A MAXIMUM OF TWO YEARS.

10. PLANTS SHALL EXHIBIT HEAL THY GROWTH AND BE FREE OF DISEASES AND PESTS.

11. STAKE ALL TREES PER DETAIL.

12. REMOVE NURSERY STAKES ON ALL VINES AND ATTACH TO ADJACENT FENCES WITH GALV. NAILS AND GREEN NURSERY TAPE.

13. REMOVE NURSERY STAKES AND TIES FROM ALL CONTAINER STOCK. MAINTAIN SIDE GROWTH ON ALL TREES.

14. PLANTS SHALL NOT BE PLACED 111THIN TWELVE (24") INCHES OF SPRINKLER HEADS.

15. SHRUBS SHOWN IN PLANT AREAS SHALL BE UNDER-PLANTED WITH GROUNDCOVER SHOWN BY ADJACENT SYMBOL, TO 111THIN 12" OF MAIN PLANT STEM.

16. LANDSCAPE CONTRACTOR SHALL MAINTAIN A MINIMUM OF 2% DRAINAGE AWAY FROM ALL BUILDINGS, STRUCTURES, AND WALLS. FINISHED GRADES SHALL BE SMOOTHED TO ELIMINATE PUDDLING OR STANDING WATER.

17. FINISHED GRADES SHALL BE ONE (1) INCH BELOW THE TOP OF CURBS, SILLS, AND WALKWAYS IN ALL AREAS. WHERE SOD IS LAID NEXT TO THESE IMPROVEMENTS- FINISH GRADE BEFORE LAYING SOD SHALL BE 1-1/2" BELOW THE TOP.

18. THE LANDSCAPE CONTRACTOR SHALL LEAVE SITE IN A CLEAN CONDITION, REMOVING ALL UNUSED MATERIAL, TRASH, AND TOOLS.

19. LANDSCAPE CONTRACTOR SHALL MAINTAIN ALL PLANTINGS FOR A PERIOD OF SIXTY (60) DAYS AFTER COMPLETION. ALL AREAS SHALL BE KEPT CLEAN, WATERED, AND WEED FREE.

20. AT COMPLETION OF ALL WORK OUTLINED IN THESE PLANS, THE LANDSCAPE

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

ACCORDING TO ALL PLANS AND SPECIFICATIONS, MUST BE COMPLETED IN A GOOD

WORKMANSHIP MANNER, AND MUST BE ACCEPTED BY THE OWNER IN WRITING PRIOR TO THE BEGINNING OF THE MAINTENANCE PERIOD.

21. MULCH: ALL REQUIRED PLANTING AREAS SHALL BE COVERED WITH MULCH TO A MIN. DEPTH OF 3 INCHES, EXCLUDING SLOPES REQUIRING REVEGETATION AND AREAS PLANTED WITH GROUND COVER. ALL EXPOSED SOIL AREAS WITHOUT VEGETATION SHALL ALSO BE MULCHED TO THIS MIN. DEPTH (SDMC 142.0413(b)).

22. ALL TREES PLANTED V~THIN 5' FROM ANY HARDSCAPE PAVEMENT, OR CURBS SHALL RECEIVE A LB24-2 'DEEP ROOT' TREE ROOT BARRIER INSTALLED IN A 10' LINEAR APPUCA TION, OR AS SHOWN ON PLANTING PLAN. ROOT BARRIER SHALL NOT ENCIRCLE THE ROOT BALL. SEE ROOT BARRIER DETAIL.

23. LANDSCAPE CONTRACTOR SHALL MAINTAIN ALL PLANTINGS FOR A PERIOD OF SIXTY (60) DAYS AFTER COMPLETION. ALL AREAS SHALL BE KEPT CLEAN, WATERED, AND WEED FREE.

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

CONTRACTOR SHALL CONTACT OWNER AND ARRANGE FOR A WALK THROUGH TO DETERMINE THAT ALL ASPECTS OF WORK ARE COMPLETED. WORK MUST BE FULLY

COMPLETED ACCORDING TO ALL PLANS AND SPECIFICATIONS AND MUST BE

COMPLETED IN A GOOD WORKMANSHIP MANNER AND MUST BE ACCEPTED BY THE OWNER IN WRITING PRIOR TO THE BEGINNING OF THE MAINTENANCE PERIOD.

25. THE MAINTENANCE PERIOD SHALL INCLUDE THE FOLLOWING SCOPE OF \\'ORK:

A. DAILY WATERING OF ALL PLANT MATERIAL.

B. WEEKLY MD\11NG OF ALL TURF AREAS.

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

D. REPLACEMENT OF ANY DEAD, DYING, OR DAMAGED TREES, SHRUBS, OR GROUND COVERS.

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

F.

G.

H.

DEBRIS.

ADJUSTING OF SPRINKLER HEAD HEIGHT AND WATERING SYSTEM.

FILLING AND RECOMPACTION OF ERODED AREAS.

WEEKLY REMOVAL OF ALL TRASH, UTTER, CLIPPINGS, AND ALL FOREIGN I. AT 120 DAYS AFTER PLANTING AND PRIOR TO THE END OF THE

MAINTENANCE PERIOD, ORGANIC FERTILIZER SHALL BE APPLIED TO PLANTING AREAS AS PER MANUFACTURER'S RECOMMENDATIONS.

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

26. PRIOR TO END OF MAINTENANCE PERIOD, LANDSCAPE CONTRACTOR SHALL CONTACT OWNER AND ARRANGE FOR A FINAL WALK THROUGH. OWNER MUST ACCEPT ALL MAINTAINED AREAS IN WRITING PRIOR TO END OF MAINTENANCE PERIOD.

27. ALL GROUND COVERS SHALL BE GUARANTEED BY THE CONTRACTOR AS TO GROWTH AND HEALTH FOR A PERIOD OF SIXTY (60) DAYS AFTER THE COMPLETION OF MAINTENANCE PERIOD AND FINAL ACCEPTANCE. ALL SHRUBS SHALL BE

GUARANTEED BY THE CONTRACTOR AS TO GROWTH AND HEAL TH FOR A PERIOD OF NINETY (90) DAYS AFTER COMPLETION OF MAINTENANCE PERIOD AND FINAL ACCEPTANCE. ALL TREES SHALL BE GUARANTEED BY THE CONTRACTOR TO LIVE AND GROW IN AN ACCEPTABLE UPRIGHT POSITION FOR A PERIOD OF ONE (1) YEAR

AFTER COMPLETION OF THE SPECIFIED MAINTENANCE PERIOD AND FINAL ACCEPTANCE.

28. THE CONTRACTOR, V~THIN FIFTEEN (15) DAYS OF WRITTEN NOTIFICATION BY

THE LANDSCAPE ARCHITECT, SHALL REMOVE AND REPLACE ALL GUARANTEED PLANT

MATERIALS, WHICH FOR ANY REASON FAIL TO MEET THE REQUIREMENTS OF THE GUARANTEE. REPLACEMENT SHALL BE MADE WITH PLANT MATERIALS AS INDICATED

OR SPECIFIED ON THE ORIGINAL PLANS, AND ALL SUCH REPLACEMENT MATERIALS SHALL BE GUARANTEED AS SPECIFIED FOR THE ORIGINAL MATERIAL GUARANTEE.

29. ALL MECHANICAL EQUIPMENT AND UTILITIES SHALL BE SCREENED BY PLANTING.

IF NOT ALREADY INDICATED ON THE PLAN, ALLOW EIGHT 5-GALLON SHRUBS PER

UTILITY TO BE PLACED DURING PLANT INSTALLATION AS NEEDED TO PROVIDE REQUIRED SCREENING.

30. A CERTIFICATE OF COMPLETION, USING THE CITY'S FORM AND SIGNED BY THE

LICENSED PROFESSIONAL WHO PREPARED THE PLANS, WILL BE REQUIRED AT TIME OF COMPLETION OF INSTALLATION.

SECTION
DETAIi IEGEND
G AMENOfO SOIL
0 PtANTTASLIT
[I) flNl5h GR.A.Of
0 ~1~lc~~i ~!tir~i~f l'lAN
lTI~l~~~r'Jl::cDJtcti~1Xt
(!] PLANT PfR PLANT
[I) fUlt o c m: PLA'n lfGfND
[!)1lf°rif ~~-r~rr:i r~t lfGfND
@GROUNDCOVER PLANTING NO! IQ l(Alf@ TR EE SINGLE STAKING 2xR.OOTBALL 01,t,.METER

DEIAII I FGFND
(21 ROOTMLL
(I} CROW)I I' ABOVE f l NISH GRADE
{I) flNISH GRADE
0 FINISH GRADE AT 5t0Pf
[I) MC(l'lll MIX (5ff N0Tf5)
[I) l'lANl TABtfTS (Sff NOlfSJ
0 f 1N15H 5URfACf Of PAVfD AREA
[I) ~~r;f~r-HRING MSIN (If
[II t~G{NiA~t~f~~rYfR ,s~E
§) ~~ ~~~iHo~Hl'JfJ.;H~~~ ir~~'( Of,.

NOTf
WHfRf TRff5 A.Rf PLANTfD IN TURf A.RfA5, COJ.ITRACTOR SHALL REMOVE TURf A MIN, Of r 2' DIA AT Tttf 8"5f Of THf TRff INST AU AN A.ROOR GUARD AT Tttf 8AS~ Of THE TRUNK E.LAli
(°gTREE AND SHRUB PLANTING T T□ SCALE©ROOT BARRIER
DETAIi I EGEND
Q) TRff TRUNK
0 sn TR.ff l'LAt..TING DfTA.IL
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s §~fl~ 01i i·,~g~~itgrst~r TRff
f lNl5H GRADf
~ ' t11Gt1 WATfRIHG BASIN !If L.!JRWUIRfDJ
0 ~f 1i~Lf ~f98~~Y:~~f~T Ttlf MSf
NOT TO SCAlf
□ EL~II I EGEt::l[l
0~ 51Df J'iW.K OR IW<t>5GN'f 1""1.0V&£lll ;.s IHl?l~ATED ON PVJ< ©Dfff'ROOT 11!.B2+2 IN:iT>U IN !O' L£N611<5, TYi'.
~
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0....

PREPARED FOR

LESLIE RUNAGER

KEVIN MACNAMEE
730 RAMONA PLACE

SOLANA BEACH, CA

P R E P A R E D BY

LINEAR LANDSCAPE

ARCH I TECTURE

JOE DODD,ASLA
1619 MYRTLE AVE
SAN DIEGO, CA 92103
P I 888.203.6628
DATE:
01 SUB: 9-3-24
02 SUB: 12-18-24
03 SUB: 4.10.25
04 SUB: 5.29.25
L-05
SHT
05 OF 5
N78' 34' 19' W 240,49'

SITE PLAN GENERAL NOTES
THE SITE PLAN IS FOR GENERAL SITE REFERENCE ONLY. REFER TO

OTHER CONSTRUCTION DOCUMENTS FOR COMPLETE SCOPE OF
WORK BEFORE COMMENCING ANY SITE FOUtlDATION EXCAVATION

THE CONTRACTOR SHALL VERIFY LOCATIONS OF ALL SITE
DIMENSIONS AND CONOITIOtlS THESE lllCLUDE 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 AND ELECTRICAL LINES, ANO ANY

OTHER NEW OR EXISTING SITE ITEMS WHICH COULD AFFECT IN ANY WAY THE COIHRACTION OF THE BUILDING FLAG OR OlliERWISE
MARK ALL LOCATIOllS 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 CITY-APPROVED LOCATIONS

PROVIDE BUILDING ADDRESS NUMBERS, VISIBLE AND LEGIBLE FROM STREET OR ROAD FRONTillG THE PROPERTY

7. lliE HIGHEST POINT OF THE ROOF, EQUIPMENT, OR ANY VENT, PIPE, AtHENNA, OR ANY OTHER PROJECTION SHALL NOT EXCEED 30 FEET ABOVE GRADE.

DIMENSIONING NOTE

1. ALL DIMENSIONS ARE MEASURED FROM THE EXTERIOR WALL

SURFACES
I

LANDSCAPE TABLE

EXIST SF
NON-LANDSCAPED AREA 2,002 SF
NON-IRRIGATED LANDSCAPE 0
IRRIGATED LANDSCAPE 16,569 SF
WATER FEATURES 0
DECORATM HARDSCAPE 3,158 SF
TOTAL LOT AREA 21.729 SF

IRRIGATED LANDSCAPE
WATER FEAl\JRES

DECORATIVE HARDSCAPE

AGGREGATE LANDSCAPE AREA
I

PROPOSED
SF
9,773 SF
0 7,4B3 SF
53 SF
4,420 SF
21,729

AREA OF

WORK (SF)
7,483SF
53SF
4,420 SF
l1,956SF
6 7

EARTH WORK QUANITIES
SITE GRADING (OUTSIDE OF STRUCTURE):

CUT 300 CY
FILL· 100 CY

SITE GRADING (BELOW STRUCTURE)
CUT 4D CY
FILL· 2D CY
EXCAVATION FOR FOOTINGS. 30 CY
REMOVAL & RECOMPACTION (UNDER STRUCTURE). 0 CY
TOTAL GRADING (CUT AND Fill OUTSIDE & BELOW STRUCTURE) 490 CY TOTAL EXPORT 250 CY

EARTHWORK QUANTITIES ARE ESTIMATED FOR PERMIT PURPOSES

ONLY AND REPRESENT COMPACTED (IN PLACE) VOLUMES ONLY, THESE

VALUES ARE CALCULATED ON A THEORETICAL BASIS ACTUAL

QUANTITIES MAY VARY DUE TO OBSERVED SHRINKAGE AND/OR SWELL FACTORS.

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 lllDUSTRIAL

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

SITE PLAN KEY NOTES

1. ROW IMPROVEMENTS, SEE CIVIL SHEETS
2 CONCRETE DRIVE WAY

3. PERVIOUS PAVERS

4. TRASH ENCLOSURE
5 COVERED PATIO
6 ELECTRIC METER

7. WATER METER
8 GAS METER
9 SIORETENTIDN BASIN· 123 SF/ 230 CF
10 SBFD HAMMERHEAD 1\JRNAROUND
11 RELOCATED PROPANE TANK· 500 GALLON
12 4'-0" DEDICATION

HOSE PULL
150'-0-
150'-0'
/
I
I
I
I
I
I
I
I
I

PROPOSED SITE PLAN
3,132" - 1·-0·
PROJECT:

RUNAGER-McNAMEE
RESIDENCE no RAMONA PLACE, DEL MAR, CA 92014
ARCHITECT:
.. arch t ecture
ANDREW E. CROCKER, AIA
646 VALLEY AVENUE, SUITE C2
SOLANA BEACH, CA 92075
T. B58 345 1295
CONSULTANT:

E9
NO: REVISION: DATE:

Revision 4 5/21/2025
THESE ORAW1NGS, Sf'ECIFICATIONS ANO TH£ COh'CEPTS EMBOOIED IN THEM ARE THE OR:GINALUS?UBUSHEO WORK.OF THE ARCHITECT, .A..~O W..YNOT BE USED, DISCLOSED, OR DUPLICATED WITHOUT THE WRITTEN CONSENT ~THER TH€ PROJECT FOR WHICH THEY WERE MADE IS EXECUTED OR NOT, U~tESS OTHERWISE AGREED BY CONTRACT.

STAMP:

NOT FOR CONSTRUCTION
PROJECT NAME: RUNAGER-McNAMEE RESIDENCE
JOB NO: 2315
DRAWN BY: Aulhor
CHECKED BY: AC
ISSUE DATE: 05/09/2025
DRAWING FILE: x:m:1,/23
PHASE:

DESIGN DEVELOPMENT
SHEET PROPOSED SITE PLAN TITLE:

SHEET
NO:

A100
8122/2025 11.35:11 Afl
/
MECH
I
1-
FLOOR PLAN KEY NOTES I 2 CAR GARAGE

2. I CAR GARAGE

3. COSB REQUIRED 9'-0'X19'-0" PARKING

4. COVERED PATIO WITH OUTDOOR BBQ AREA. 641 SF

A NOTTOWARO FAR

5. STAIR TO SECOND LEVEL
6 793 SF ADU
7, ADU LAUNDRY
4 C
GARAGE 2
GJ .)
ENTRY
DINING

KITCHEN
PANTRY
0 GARAGE I
0 DIMENSIONING NOTE I. ALL DIMENSIONS ARE MEASURED FROM THE EXITRIOR

WALL SURFACES
POWOER
/
OO
CLOSE
□
GUEST
SUITE
□

COVERED PATIO
GREAT

ROOM GJ
ADU:

LIVING/DINING/KITCHEN

ADU REQUIREMENTS

THE ADU SHALL NOT HAVE INTERIOR ACCESS TO THE PRIMARY
RESIDENCE.

2. THE ADU SHALL ONLY BE USED FOR REIHALS FOR TERMS OF 30

CONSECUTIVE DAYS OR MORE
0 ONE OFF-STREET PARKING SHALL BE REQUIRED FOR THE ADU IF IT IS

LOCATID MORE THAN ONE-HALF MILE WALKIIIG DISTANCE OF A

PUBUC TRANSIT STOP, PURSUANT TO SBMC SECTION

17.20 040 0.4.MI

FOR ACCESSORY DWELLING UNITS THAT HAVE A FLOOR AREA OF
SEVEN HUNDRED FIFTY (750) SQUARE FEET OR MORE, IMPACT FEES

SHALL BE CHARGED PROPORTIONATELY IN RELATION TO THE SQUARE FOOTAGE OF THE PRIMARY DWELLING UNIT.

5. PER SBMC SECTION 17 20 040(0)(4)(0), ACCESSORY DWELLING

UNITS SHALL PROVIDE A NEW OR SEPARATE UTILITY CONNECTION

DIRECTLY BETWEEN THE ACCESSORY DWELLING UNIT ANO THE

UTIUTY 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 FIXTURES, UPON THE WATER OR SEWER SYSTEM,
PROVIDED. HOWEVER, THAT THIS FEE OR CHARGE SHALL NOT
EXCEED THE REASONABLE COST OF PROVIDING THIS SERVICE. A

SUB-MITTR MAY BE ALLOWED TO MEET THIS REOUIREMEIH
□
□
□
ADU

BEDROOM
□
7 I
I
_J
Q
PROPOSED FIRST FLOOR PLAN 3/16" ~ 1'-0"

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

EXISTING WALL TO REMAIN

NEW WALL

ADDITION AREA
PROJECT:

RUNAGER-McNAMEE
RESIDENCE 730 RAMONA PLACE, DEL MAR CA 92014
ARCHITECT:
tecture
ANDREW E CROCKER. AIA
646 VALLEY AVENUE, SUITE C2
SOLANA BEACH, CA 92075
T. 858 345 1295
CONSULTANT:

NO: REVISION: DATE:

Revision 2 3/14/2025
THESE O~Wll'l'CS, SPECIFICATIONS oVlO THE COf<i'CEPTS EMBOO:ED IN THEM ARE THE ORJGINAL UNPlllll.lSHED 'IYORK OF THE AJIC!fTECT, AND MAY h'OT 8£ USED, DISCLOSED, OR DUPLICATED WITf+OU'T THE WRITTEN CONSENT WHETHER THE

PROJECT FOR WMICH THEY WUE MADE IS EXECUHD OR NOT, UNLESS OTHERWISE

AGREED BY CONTRACT,
STAMP:

NOT FOR CONSTRUCTION
PROJECT NAME: RUNAGER-McNAMEE RESIDENCE
JOB NO: 2315
DRAWN BY: Aulhor
CHECKED BY: AC
ISSUE DATE: 051\)9/2025
DRAWING FILE: '/:1/lm3
PHASE:

DESIGN DEVELOPMENT
SHEET
TITLE: FIRST LEVEL FLOOR PLAN
SHEET
NO:

A101
8/22/2025 11 '40 55 AM

FLOOR PLAN KEY NOTES PRIMARY SUITE

LAUNDRY ROOM
OPEN ENTRY VESTIBULE 19'-5" FROM FIRSTLEVEL FF

TO SECOND LEVEL CEILING COUNTED AS A FANTOM
FLOOR

4. STAIR TO FIRSTLEVEL

5. HOME GYM
PRIMARY CLOSET 1

PRIMARY BEDROOM
PRIMARY CLOSET 2

OPEN TO BELOW
0 BEDROOM 1
BEDROOM 2
DIMENSIONING NOTE All DIMENSIONS ARE MEASURED FROM THE EXTERIOR

WALL SURFACES
MOO

LAUNDRY
0 [sJ

HOME GYM
D
D
/
/
D
PROPOSED SECOND FLOOR PLAN 3/16" = 1'-0'

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

EXISTING WALL TO REMAIN

NEW WALL

ADDITION AREA
PROJECT:

RUNAGER-McNAMEE
RESIDENCE 730 RAMONA PLACE. DEL MAR, CA 92014
ARCHITECT:
t ectu r e
ANDREW E CROCKER. AIA
646 VALLEY AVENUE. SUITE C2
SOLANA BEACH, CA 92075
T 858.345 1295
CONSULTANT:

E9
NO: REVISION: DATE:

THESE ORAMNGS, SPECIFICATIONS ANO THE CONCEPTS EM80DIE0 IN THEM AAE THE OIUGINAL UNPUBLISHED WOii)( OF Tl+E ARCHITECT, ANO MAY NOT aE usrn. OlSCLOSED, OR DUPLICATED WITHOUT THE WRITTEN CONSENT WHETitER THE PROJECT FOR WH:CHTH£YWERE MADE IS EXECUTED Ofth'OT, UNLESS OTHERWISE AGREED BY CONTRACT.

STAMP:

NOT FOR CONSTRUCTION
PROJECT NAME: RUNAGER-McNAMEE RESIDENCE
JOB NO: 2315
DRAWN BY: Aulhor
CHECKED BY: AC
ISSUE DATE: 05/09/2025
DRAWING FILE: XX/W23
PHASE:

DESIGN DEVELOPMENT
SHEET SECOND LEVEL FLOOR TITLE:

PLAN
SHEET
NO:

A102
B/22/202511.35:24 AM
/
ROOF PLAN KEY NOTES 4·12 PITCH ROOF 1/8·12 PITCH FLAT ROOF

ROOF GUTTER

DOWNSPOUT

ROOF SUPPER AND OVERFLOW SCUPPER

CHIMNEY

ROOF PLAN LEGEND
T
4'X4' DOWNSPOUT TO LANDSCAPING AT GRADE TO
DOWNSPOUT STAINLESS STEEL. PROVIDE SPLASH BLOCK

TOWARDS LANDSCAPING
ROOF SCUPPER MIN 3' ~DEX 4' HIGH OPENING TOD S NOTED
ABOVE SEE DETAIL 4/A702
OVERFLOW SCUPPER MIN 3' WIDE X 4" HIGH OPENING TO EXIT
AT WALL IN OBSERVABLE LOCATIOll BY OCCUPANTS OR
MAINTENANCE PERSONNEL SEE DETAIL 4/A702

CHIMNEY FLUE

RAIN GUTTER
D os
~ _l_l..!L§
©
i==::::J
4" / 1'--0"
ij ~1
'
4"11'4'
---
0 DIMENSIONING NOTE ALL DIMENSIONS ARE MEASURED FROM THE EDGE OF

ROOF SURFACE
/
4" I 1'-0"
---►
i,
,. D
4"/ 1'-0"
---►
~10
'
i,
D
4"/1'-0" 4"/ 1'-0"
/
/
,6
(No SIOpeJ
[Q
/
L
4"/ 1'-0"
4" / 1'-0"
---►
D
ROOF PLAN 3/16' = \'·0'
PROJECT:

RUNAGER-McNAMEE
RESIDENCE 7lO RAMONA PLACE, DEL MAR, CA 9201 4
ARCHITECT:
.. arch tecture
NO: REVISION:

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

DATE:

Ttl:SE DRAWINGS, SPt:CIFICATIOOS ANO THE CONCEPTS EMSOOIED IN THEM ARE THE Ofl!GlNAL UNPU8USHEO WORX OF THE ARCHITECT, .l'~O MAY "'OT SE USED, O!SCLOSED, OR DUPLICATED WITHOUT THE WRITTH~ CONSENT WHETHER THE PROJECT FOR wtt:CH THEY WERE MACIE IS EXECUTED OR NOT, UNLESS OTHERWISE AGREED BY CONTRACT.

STAMP:

NOT FOR CONSTRUCTION
PROJECT NAME: RUNAGER-McNAMEE RESIDENCE
JOB ND: 2315
DRAWN BY: Author
CHECKED BY: AC
ISSUE DATE: 05/09/2025
DRAWING FILE: XX/XX/23
PHASE:

DESIGN DEVELOPMENT
SHEET
TITLE
ROOF PLAN :

SHEET
NO:

A103
8/22/2025 11 35.32 AM
r 4
~~ . ., I P4 951
- - - ---- - ___ _______ _ _ _____________ , _ ,<: __ ,e_c:, _ .,:_:,.. __ 11 ===j:.-:=.-=:.-=:.j _--_--_-_--_--_-_--_-_--_--_-_--_-_-_--_-_--_-_--_--_-·-======~--..... --,-------- --, ' - --------------------· i•162'\,.-•--------------------------------------------------------= --~-~ - 8-----8 - ~ I
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-------------------------- ------1 ------- ---------------------------------· l===:;:--:;!;:f--1--i==----,~~
0 ~ PROPOSED GRAOE EXISTltlG GRAOE EXISTING AND PROPOSED GRADE 1 NORTH ELEVATION 3116"- 1'-0"
· ---~ ----- --- --- - - ------- ---------------- ------------------------------------ ------------------------------------ -·------- --------- ---- ---_____________ _ _ _______ _______________ _ _______________ ________ J ___ _ 2504~
241 45
---------
__[ Bffiffi EXISTING GRADE PROPOSED GRADE PROPOSED GRADE 2 SOUTH ELEVATION 3116" = 1'-0'

ELEVATION KEY NOTES

ELEVATION LEGEND

I I HORIZONTAL SIDING
f;t"B STONE SIDING
PROJECT:

RUNAGER-McNAMEE
RESIDENCE 730 RAMONA PLACE. DEL MAR. CA 92014
ARCHITECT:
te c ture
At/DREW E CROCKER. AIA
646 VALLEY AVENUE, SUITE C2
SOLAl!A BEACH, CA 92075
T. 858345.1295
CONSULTANT:

NO: REVISION: DATE:

Revision 4 5/21/2025
THES€ DRAWINGS, SPECIFICATIONS AND THE CONCEPTS EMBOOiEO IN TttEM ARE THE OR:GINAL UNPIJSLISHEO WORKOf THE ARCHITECT, ANO MAY NOT BE USED, DISCLOSED, OR DUPLICATED WITHOUT THE WillTTEN CONSENT Vr'HETHER THE PPrOJECT FOR 'M11CH THEY W£RE MADE IS EXECUTED OR NOT, UNLESS OTHERWlSE AGREED BY CONTRACT.

STAMP:

NOT FOR CONSTRUCTION
PROJECT NAME: RUNAGER-McNAMEE RESIDENCE
JOB NO: 2315
DRAWN BY: Aulhor
CHECKED BY: AC
ISSUE DATE: 05/09/2025
DRAWING FILE: 'l:IJ'W23
PHASE:

DESIGN DEVELOPMENT
SHEET
TITLE: ELEVATIONS - NORTH AND
SOUTH
SHEET
NO:

A300
8/22/2025 11 35 42 AM

ELEVATION KEY NOTES
N K

ELEVATION LEGEND

I I HORIZONTAL SIDING
~ STONE SIDING
mm - 1--------- ---------
~
---- /1

PROPOSED GRADE EXISTING GRADE
1 EAST ELEVATION 3/16" = 1'-0"
-~---------------------------------- -------------------------------------------------------------- ------------ -·- BES B3 ~ EB iGl #.l ~ i:!
-~ -----

PROPOSED GRADE
225 45

EXISTING GRAD
~ E
2 WEST ELEVATION 3/16" = 1'-0"
PROJECT:

RUNAGER-McNAMEE
RESIDENCE 730 RAMONA PLACE DEL MAR, CA 92014
ARCHITECT:
c h tect u re
NO: REVISION:

ANDREW E. CROCKER. AJA
646 VALLEY AVENUE. SUITE C2
SOLANA BEACH, CA 92075
T.858 3451295
CONSULTANT:

DATE:

Revision 4 5/21/2025
THEst OAAWlh'GS, SPECIFICATlO.'lS ANO THE CONCEPTS EMBODIED IN THEM AA~ THE OltGINAL UNPUBUSHEO WORK Of THE AflCHITECT, ANO MAY NOT SE USED, DISCLOSED. OR DUPLICATED WITHOUT THE WWTTEN CONSENT YMETHER TH€ PROJECT FOR 'WH:CH THEY WERE. MADE IS EXECUTED OR NOT , UNLESS OrnERWISE AGREED BY CONTRACT.

STAMP:

NOT FOR CONSTRUCTION
PROJECT NAME: RUNAGER-McNAMEE RESIDENCE
JOB NO: 2315
DRAWN BY: Author
CHECKED BY: AC
ISSUE DATE: 05/09/2025
DRAWING FILE: 'tl/W23
PHASE:

DESIGN DEVELOPMENT
SHEET ELEVATIONS - EAST AND TITLE:

WEST
SHEET
NO:

A301
8/22/2015 11 35 50 AM
1 SECTION A
2 3,116" = 1 '-0"
f u
I EXISTitlG GRADE

SECTION B
3,116" = 1'-0'
SP 4-4 249 51
1:
,
A401

PROPOSED GRADE

L PROPOSL GRADE
2 EXISTING GRADE
A<OO
83 DD
L
MOO
n . ~l!=:!=!J

SECTION GENERAL NOTES

FINISH FLOOR ELEVATIONS CALL-OUTS ARE SHOWN FROM TOP OF

STRUCTURAL SLAB (TOS) OR SOP OF STRUCTURAL SHEATHING
(TOSS)
SEE SHEET A400·A401 FOR EXTERIOR ELEVATION ANO EXTERIOR FltllSH NOTES

SECTION KEY NOTES
PROJECT:

RUNAGER-McNAMEE
RESIDENCE 730 RAMONA PLACE, DEL MAR. CA 92014
ARCHITECT:
.. arc h tec t u r e
NO: REVISION:

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

DATE:

Revision 4 5/21/2025
THESE DRAWINGS, SPECflCATIONS A.~ THE CONCEPTS EMSODIEO IN THEM ARE THE OR:GINAL UNPU6USHED WORK Of THE ARCHITECT, AND MAY NOT BE USED, DISCLOSED, OR DUPLICATED WIT HOOT THE WRITTEN CONSENT WHETHER THE PROJECT FOR WHICH THEYWE~E MADE IS EXECUTED OR NOT, UlrlUSS OTHERWISE

AGREED BY CONTRACT,
STAMP:

NOT FOR CONSTRUCTION
PROJECT NAME:

JOB NO:

DRAWN BY:

CHECKED BY:

ISSUE DATE:

DRAWING FILE:

PHASE:

SHEET
TITLE:

SHEET
NO:

RUNAGER-MctlAMEE RESIDENCE
2315
Author
AC
05/09/2025

DESIGN DEVELOPMENT

SECTIONS
A400 8/22/2025 11 :35·58 AM
4 ~ I PROPOSED GRADE EXISTING GRADE
SECTION C 3/16'= 1'-0'
A<OO

SECTION GENERAL NOTES

FINISH FLOOR ELEVATIONS CALL-OUTS ARE SHOWN FROM TOP OF

STRUCTURAL SLAB (TOS) OR SOP OF STRUCTURAL SHEATHING
(TOSS)
SEE SHEET A400-A401 FOR EXTERIOR ELEVATION AI/D EXTERIOR

FINISH NOTES

SECTION KEY NOTES
PROJECT:

RUNAGER-McNAMEE
RESIDENCE 730 RAMONA PLACE. DEL MAR. CA 92014
ARCHITECT:
t ect u r e
ANDREW E. CROCKER. AIA
646 VALLEY AVENUE, SUITE C1
SOLANA BEACH. CA 91075
T· 858.345 1195
CONSULTANT:

NO: REVISION: DATE:

Revision 4 5/11/2015
THESE OfV.Vti.NGS, SPECIFICATIOOS ANO THE CONCEPTS EMSOO:ED IN THEM AA£ TH€ ORIGINAL UN?UBUSHED WORK Of THE ARCHntCT' I.NO MAY h'OT BE usrn, OtSCLOSEO. OR OUPUCATEO WITHOUT THE WRITTEN COHSENT WHETHER THE PROJECT FOR WH:CH THEY WERE MADE IS EXECUTED OR NOT, UNLESS OTHERWISE AGREED BY CONTRACT.

STAMP:

NOT FOR CONSTRUCTION
PROJECT NAME: RUNAGER-McNAMEE RESIDENCE
JOB NO: 1315
DRAWN BY: Auloor
CHECKED BY: AC
ISSUE DATE: 05/09/2015
DRAWING FILE: XX/XX/23
PHASE:

DESIGN DEVELOPMENT
SHEET SECTIONS TITLE:

SHEET
NO:

A401
8/22/2015 11.36.43 AM
CITY COUNCIL ACTION:
______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ AGENDA ITEM # B.4.

STAFF REPORT

CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Alyssa Muto, City Manager
MEETING DATE: October 22, 2025
ORIGINATING DEPT: Community Development Department – Katie Benson, Senior Planner
SUBJECT: Public Hearing: Request for a DRP, SDP, and Minor SUB to Construct a New Four-Unit Condominium Multi-Family
Development on a Vacant Lot on Ida Avenue (Applicant:

Solana Residences LLC; Application: DRP23-008/SDP23-
010/SMAP24-001; APN: 298-293-20; Resolution No. 2025-
114)
BACKGROUND:

The Applicant, Solana Residences LLC, is requesting City Council approval of a Development Review Permit (DRP), Structure Development Permit (SDP), and Minor Subdivision Tentative Parcel Map (SUB) to construct four attached, multi-family condominium dwelling units with four private driveways and attached two-car garages and perform associated site improvements on a vacant lot on the east side of Ida Avenue between 748 and 804 Ida Avenue.

The 21,563 square-foot lot is located in the Medium-High Residential (MHR) Zone. Each proposed dwelling unit would range between 3,005 and 3,026 square feet of gross floor area and consist of two stories built above partially-subterranean two-car private garages.

The total proposed gross floor area would be 12,068 square feet. The proposed grading includes: 2,280 cubic yards of cut below the structure footprint; 2,550 cubic yards of cut outside the structure footprint; 20 cubic yards of fill outside the structure footprint, 30 cubic yards of excavation for footings; 280 cubic yards of recompaction; approximately 4,840 cubic yards of export; for an aggregate grading quantity of 5,160 cubic yards. The proposed maximum building height is 26.77 feet measured above the proposed grade with the maximum roof elevations of each unit as follows: Unit 1, 147.14 feet above Mean Sea Level (MSL); Unit 2, 145.14 MSL; Unit 3, 143.14 MSL; and Unit 4, 141.14 MSL.

An application for a DRP shall be required for any structure or site development which meets the criteria listed in SBMC Section 17.68.040(B)(1)(a-n). The project meets the following criteria for the requirement of a DRP:

October 22, 2025
DRP23-008/SDP23-010/SMAP24-001
0 Ida Ave – Ida Avenue 4 Condos

(c) New common interest development;
(d) Grading in excess of 100 cubic yards;
(e) A new residential structure in the MHR Zone in excess of 25 feet in height; (n.i) Construction in excess of 60 percent of the maximum allowable floor area; and (n.ii) Construction of a second story that exceeds 35 percent of the floor area of the first floor.

The project requires an SDP because the proposed structure exceeds 16 feet in height measured above the pre-existing grade. The Applicant is requesting a Minor Subdivision to allow for separate condominium ownership of the four residential units with common ownership of the remainder of the parcel.

The issue before the Council is whether to approve, approve with conditions, or deny the Applicant’s request for a DRP, SDP, and Minor SUB as contained in Resolution 2025- 114 (Attachment 1). The project plans are included in Attachment 2.

DISCUSSION:

The subject property is located on the east side of Ida Avenue between the Genevieve and Highland Drive intersections. The property is currently undeveloped except for a partial driveway and fencing on the south side of the property. The property is adjacent to Interstate 5 to the east and residential development to the north, south, and west. The topography of the lot is generally flat in the center of the lot and slopes down to Ida Avenue and up to Interstate 5 with an approximate elevation differential of 25 feet from front to rear property lines.

October 22, 2025
DRP23-008/SDP23-010/SMAP24-001
0 Ida Ave – Ida Avenue 4 Condos

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

Table 1

LOT INFORMATION
Property Address:

Gross Lot Size:

Net Lot Size:

Max. Allowable FAR (75%):

Proposed Floor Area:

Below Max. Floor Area by:

Max. Allowable Height:

Max. Height with DRP:

Overlay Zone(s):
0 Ida Avenue
22,148 sf
21,563 sf
16,611 sf
11,573 sf
5,038 ft
30 ft*

26.77 ft
None
Zoning Designation:
# Units Allowed:
# Units Requested:

MHR (8-12 du/ac)
4-6 units
4 units
Setbacks: (d) Required Proposed
Front (W) 25 ft 30 ft
Interior Side (N) 5 ft 7 ft
Street Side (S) 5 ft 7 ft
Rear (E) 25 ft 30 ft
*Increase from 25 to 30 feet in the MHR Zone with a DRP

PROPOSED PROJECT INFORMATION
Proposed Floor Area Breakdown:

Unit # 1 2 3 4 Project Total
Basement/Garage
Level 1 Living Area
Level 2 Living Area
Level 1 Deck
993 sf
1,405 sf
1,047 sf
424 sf
990 sf
1,405 sf
1,042 sf
424 sf
990 sf
1,405 sf
1,042 sf
424 sf
990 sf
1,419 sf
1,042 sf
424 sf
3,963 sf
5,634 sf
4,173 sf
1,696 sf
Subtotal
Basement Exemption
Parking Exemption
3,869 sf
- 718 sf
- 126 sf
3,861 sf
- 756 sf
- 100 sf
3,861 sf
- 756 sf
- 93 sf
3,875 sf
- 756 sf
- 93 sf
15,466 sf
- 2,986 sf
- 412 sf
Total Floor Area 3,025 sf 3,005 sf 3,012 sf 3,026 sf 12,068 sf Proposed Grading: 2,280 cy of cut below the structure footprint; 2,550 cy of cut outside the structure footprint; 20 cy of fill outside the structure footprint, 30 cy of excavation for footings; 280 cy of recompaction; approximately 4,840 cy of export; and an aggregate grading quantity of 5,160 cy Required Permits:

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

SDP: a new structure in excess of 16 feet in height measured from the pre-existing grade.

SUB: allow for separate condominium ownership of the four residential units with common ownership of the remainder of the parcel.

Required Parking: 2 per unit (8 spaces) and 1 guest space Proposed Parking: 2 private garage spaces per unit and 2 guest spaces in Unit 3 and 4 driveways Proposed Fences and Walls: Yes
Required/Proposed Open Space: 250 sf per unit
Existing Development: Vacant lot except for a partial driveway and fencing Staff has prepared draft findings for approval of the DRP in the attached Resolution 2025- 114 for the City Council’s consideration based upon the information in this report. The applicable SBMC sections are provided in italicized text and recommended conditions of approval from the Community Development, Engineering, and Fire Departments are October 22, 2025
DRP23-008/SDP23-010/SMAP24-001
0 Ida Ave – Ida Avenue 4 Condos

incorporated in the Resolution of Approval. The Council may direct Staff to modify the Resolution to reflect the findings and conditions it deems appropriate as a result of the Public Hearing process. If the Council determines the project is to be denied, Staff will prepare a Resolution of Denial for adoption at a subsequent Council meeting.

The following is a discussion of the findings for a DRP as each applies to the proposed project as well as references to recommended conditions of approval contained in Resolution 2025-114.

Development Review Permit Compliance (SBMC Section 17.68.40):

It is the purpose and intent of the DRP regulations to provide for the review of certain classes of development projects which due to their scale, proximity to environmentally sensitive resource areas, or unique design features as permitted by a zone or specific plan, require special discretionary consideration to ensure consistency with the general plan and the intent of the zone in which the property is located. These regulations are intended to encourage site and structural development which (1) respects the physical and environmental characteristics of the site, (2) ensures safe and convenient access and circulation for pedestrians and vehicles, and (3) exemplifies the best professional design practices. The Council may approve, or conditionally approve, a DRP only if each of the findings listed below can be made. If the findings cannot be made, the Council shall deny the DRP. Resolution 2025-114 provides the full discussion of the findings.

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

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

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

4. If the development project also requires a permit or approval to be issued by a state or federal agency, the city council may conditionally approve the development review permit upon the Applicant 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 Medium-High Density Residential (MHR) and is intended for multi-family residential development within a density range of eight to twelve units per acre. The October 22, 2025
DRP23-008/SDP23-010/SMAP24-001
0 Ida Ave – Ida Avenue 4 Condos

proposed Project may be found to be consistent with the following General Plan policies in the City’s Land Use (LU) Element for residential land uses:
• Policy LU-1.1: Encourage the development and protection of healthy residential neighborhoods by ensuring sensitive transitions between those neighborhoods and adjoining areas and preventing deterioration through rehabilitation and maintenance efforts.
• Policy LU-1.2: The City’s land use plan shall include residential land uses comprising a range of housing types, locations, and densities. • Policy LU-6.6: Promote infill development, redevelopment, rehabilitation, and reuse efforts that protect and contribute positively to existing neighborhoods and surrounding areas.
• Policy LU-6.7: Promote appropriate transitions in building height and bulk which are sensitive to the visual and physical character of adjacent neighborhoods.

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 could be found to be consistent with the following General Plan programs and goals in the City’s Housing Element which the City is committed to implementing the housing goals, including regional housing needs assessment / local share goals and affordable housing goals, including:
• The adequate provision of a range of safe and decent housing opportunities that will meet Solana Beach’s share of the existing and future housing needs of the region.
• Maintenance, preservation, and enhancement of community and neighborhood character and the quality of residential neighborhoods and commercial areas. • Developing a site that was identified as having development potential for 4 dwelling units in the City's Housing Element.

The certified 6th Cycle 2021-2029 Housing Element identifies this site as a property that could accommodate four (4) moderate and above moderate housing units. This project is consistent with the adopted policies and estimated densities for housing development on vacant and underutilized properties.

Specific Plans and Special Overlays
The subject property is not located within the boundaries of a specific plan or overlay zone. However, 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 October 22, 2025
DRP23-008/SDP23-010/SMAP24-001
0 Ida Ave – Ida Avenue 4 Condos

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

Local Coastal Plan/Land Use Plan Consistency
The City Council adopted an LCP/LUP on February 27, 2013 (amended and certified on June 11, 2014). Although the LUP has been certified by the California Coastal Commission, the Local Implementation Plan (LIP) portion of the LCP has not yet been certified; as such, the provisions of the LUP are considered to be advisory rather than mandatory at this time. The purpose of the LUP is to implement the State’s goals for the coastal zone. The City’s LUP provides long-term goals that promote the beneficial use of lands in the City and the beach and shoreline for residents and visitors alike. The LUP includes regulations that prevent degradation of ESHA from new development.

Portions of the property are mapped in the LUP as “Disturbed Habitat”. The Applicant’s representative and biological resources consultant, Dudek, provided a Biological Resources Analysis (Attachment 3), which determined that project site is not subject to the ESHA protection policies, and no buffers are required as there is no ESHA on or off site. The project would impact disturbed habitat and urban/developed land cover, which does not require mitigation.

The analysis was peer-reviewed by the City’s environmental and biological consultant, Michael Baker International, and found to be complete and consistent with the provisions of the LUP. Therefore, the proposed project could be found to be consistent with the LCP/LUP.

Zoning Ordinance Consistency
SBMC Section 17.20.010(C) specifies that the MHR Zone is intended for a wide range of residential development types including detached single-family and attached duplex units at the low end of the density range and multi-family attached units at the higher end of the density range. SBMC Section 17.20.030 outlines property development regulations, which are analyzed below.

Density:

Density regulates the number of dwelling units allowed on a lot per net acre. In order to determine the number of units allowed on the 21,563 square-foot, or 0.50-acre (net), parcel based on the density range, the following calculation is used:
net lot size in acres x number of dwelling units per acre = number of units allowed If the calculation results in a fractional number of 0.7 or greater, the number of units can be rounded up to the nearest whole number. The density range for the subject property is as follows:

October 22, 2025
DRP23-008/SDP23-010/SMAP24-001
0 Ida Ave – Ida Avenue 4 Condos

Base Density: 8 du/ac (net) Maximum Density: 12 du/ac (net)

0.50 x 8 du/ac = 4.0 du or 4 du 0.50 x 12 du/ac = 6.0 or 6 du In addition, SBMC 17.20.030(b)(4) indicates that multiple dwelling unit projects located in or in proximity to sensitive lands such as steep slopes, coastal bluffs and wetlands shall adjust the allowed density according as follows:

Table 17.20.030-C
Density Adjustments for Sensitive Lands
Area Type Multiplier
Wetland Areas 0.00
Slopes less than 25% grade 1.00
Slopes 25% to 40% grade 0.50
Slopes greater than 40% grade 0.00
Slopes of 25% or greater grade:

1. Along Coastal Bluffs

2. Uplands Adjoining the San Elijo Lagoon

0.00 The Applicant provided a Slope Analysis Exhibit on Sheet C1 and density calculations on Sheet T1 of the attached project plans (Attachment 2) that shows the density adjustment according to table 17.20.030(C) as follows:

Net Lot Area 8 du/ac 12 du/ac
Slopes less than 25% grade 1.00 19,426 sf
(0.466 ac) 3.56 5.35
Slopes 25% to 40% grade 0.50 2,722 sf
(.062 ac) 0.248 0.372
Slopes greater than 40% grade 0.00 0 0 0
Total 3.8 5.72
Rounded Total 4.0 du 6.0 du
Approximately 12 percent of the site consists of slopes between 25 and 40 percent which, following the density adjustment calculations, lowers the density to 3.8 to 5.72 dwelling units. Following the provisions for rounding density calculations, the allowable range would be four to six dwelling units. The Applicant is proposing four dwelling units, which is consistent with the minimum density allowed for the site.

Minimum Yards/Setbacks:

As designed, the project complies with all required setbacks under the designation “d” on the City’s official Zoning Map, which includes 25-foot front and rear setbacks and 5-foot interior side yard setbacks. The proposed project includes minimum side yard setbacks of seven feet on the north and south sides of the property. The project is setback 30 feet from the rear property line. The minimum front yard setback is 30 feet at the northwest corner of Unit 1 and steps back to a maximum of 63 feet from the front property line at the southwest corner of Unit 4.

October 22, 2025
DRP23-008/SDP23-010/SMAP24-001
0 Ida Ave – Ida Avenue 4 Condos

Maximum Floor Area Ratio:

The maximum allowable floor area ratio for the MHR Zone is 75 percent of the gross lot area. The maximum allowable floor area for the 22,148 square-foot lot (gross) is 16,611 square feet.

The Applicant is proposing to construct a multi-family development consisting of four attached dwelling units with two levels of living area built above private partial basement garages. The dwelling units would have a uniform three-bedroom floor plan with minor variations of square footage and covered deck areas that would count as gross floor area.

The subtotal gross floor area would range from 3,861 square feet to 3,875 square feet per unit and 15,466 square feet total.

Each garage would be built partially into the grade qualifying the rear portions as basement area exempt from the gross floor area calculation. The basement area would range from 718 square feet to 756 square feet per unit and 2,986 square feet total.

The SBMC parking regulations require two off-street parking spaces per multi-family dwellings. When required spaces are provided in a garage, 200 square feet of floor area is exempted for each required space. The remaining portions of the designated parking spaces located outside of the already exempted basement area would be exempt from the gross floor area calculation and would range from 93 square feet to 126 square feet per unit and 412 square feet total.

With the applicable basement and off-street parking exemptions, the total proposed gross floor area of each unit would range from 3,005 square feet to 3,026 square feet. The total gross floor area of the project would be 12,068 square feet total, which is 5,038 square feet below the maximum allowable for the property.

Maximum Building Height:

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

The proposed building pads and maximum roof elevations of each unit would step down two feet from north to south. The maximum roof elevations (or highest portions of the project) would be 147.14 (Unit 1), 145.14 (Unit 2), 143.14 (Unit 3), and 141.14 (Unit 4) feet above MSL. The maximum height (or tallest portion) of the proposed residence would be 26.77 feet above the proposed grade. The tallest portions of the structure would be internal measurements where the upper level roof structure of Units 1, 2, and 3 would overlap the main level finished pad of Units 2, 3, and 4.

The proposed structures would exceed 16 feet in height from the pre-existing grade.

Therefore, the project is subject to the requirements of SBMC Chapter 17.63 – View October 22, 2025
DRP23-008/SDP23-010/SMAP24-001
0 Ida Ave – Ida Avenue 4 Condos

Assessment and the approval of an SDP. Compliance with those provisions is discussed later in this report.

As a condition of approval, the Applicant would be required to submit a height certification prepared by a licensed land surveyor prior to the framing inspection.

Required Off-Street Parking:

A multi-family dwelling unit requires two off-street parking spaces, pursuant to SBMC Section 17.52.040 and the Off-Street Parking Design Manual (OSPDM). Two unobstructed 9-foot by 19-foot parking spaces would be accommodated within each of the proposed private garages in compliance with the parking requirements. One guest space is also required for multi-family developments for every four units. With four dwelling units proposed, one guest space is required. Two guest parking spaces are proposed in the driveways of Units 3 and 4. The guest spaces would not obstruct the vehicular access to the garages.

Fences, Walls and Retaining Walls:

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

The project includes retaining walls with six-foot fences located along the side and rear property lines as well as retaining walls supporting the grade around the driveways.

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

Landscape:

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

October 22, 2025
DRP23-008/SDP23-010/SMAP24-001
0 Ida Ave – Ida Avenue 4 Condos

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

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

1. Relationship with Adjacent Land Uses

2. Building and Structure Placement

3. Landscaping

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

5. Grading

6. Lighting

7. Usable Open Space
Relationship with Adjacent Land Uses:

The property is located within the MHR Zone. Properties to the north and south on the east side of Ida Avenue are also located in the MHR Zone. Properties on the west side of Ida Avenue are located in the Medium Residential (MR) Zone. The Interstate-5 Freeway is located immediately to the east of the project. Surrounding properties are developed with a mixture of single-family residences and multi-family residential developments. The project, as designed, is consistent with the permitted uses for the MHR Zone as described in SBMC Sections 17.20.010 and 17.12.020 and could be found to be to be compatible in terms of scale, apparent bulk, and massing and complementary to existing development in the immediate vicinity.

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

Building and Structure Placement:

The proposed development would include four attached dwelling units with partial basement private garages built into the existing grade and two levels of living area above.

The upper-level living areas of each unit would be setback approximately 14 feet from the exposed (west) side of the basement-level garages. The upper-level roof projections would be setback approximately 9 feet from the exposed (west) side of the basementlevel garages. The structure would not be parallel to the street and instead would have an increasing front yard setback measuring approximately 30 feet at the north end of Unit 1 to approximately 63 feet at the south end of Unit 4. Each unit would also step down two feet from north to south and each unit. The articulation of massing stepping away from the front (west) side of the property could reduce the appearance of a three-story façade and the overall bulk of the project. The stepping of finished floors and roof elevations between unit could break up the overall massing of the project and distinguish between units.

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The gross floor area of the proposed project would be 12,068 square feet and a floor area ratio of 54 percent, which is 5,038 square feet below the 75 percent maximum allowable floor area ratio in the MHR Zone. The proposed design would locate the required parking spaces for each unit in private partially subterranean garages.

Given these design aspects, the proposed multi-family development could be found to be sited and designed to minimize adverse impacts on the surrounding properties.

Landscape:

The proposed landscape plan includes planting areas along the side and rear property lines and between the driveways that would include low grasses, shrubs, and four Cercidium ‘Desert Museum” trees with a mature height of 16 feet. There would also be stepped turf areas in the rear yard. The proposed landscape plan is consistent with the water efficient landscape ordinance and the proposed plant types are non-invasive.

There are two Torrey pine trees located on the property. The first tree is mature (approx. 40’ tall) and located within the southeastern corner of the site, adjacent to the eastern border. The other is a sapling (approx. 12’ tall) located slightly to the north towards the interior of the site. The proposed project would impact both Torrey pine trees located in the rear (east) portion of the site. The Torrey pine trees appear to have been planted and are not naturally occurring nor are there provisions that require protection.

The Applicant will be required to submit a landscape construction plan in substantial conformance with the conceptual planting plan presented to the City Council should the City Council approve the project. Generally, any alternative tree and shrub species proposed during the plan check or construction phase shall have the same (or lesser) mature height and location as the conceptual plan approved by the City Council in order to be approved ministerially by Staff. Otherwise, increases in trees or shrub mature heights or adding new planting locations would require City Council approval of a Modification to the DRP. Additionally, any replaced plant species must be typical of the water use requirements of the plants replaced, provided that the replaced vegetation does not result in mixing high water use plants with low water use plants in the same hydrozone.

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

Roads, Pedestrian Walkways, Parking, and Storage Areas:

The required off-street parking spaces for each unit would be located in private garages and accessed by private garages. Pedestrian access to each unit would be taken from the private driveways. Walkways would be located along the north and south sides of the structure to provide exterior access to the rear of the site. Refuse for each unit would be stored in each garage.

October 22, 2025
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Grading:

The proposed grading includes: 2,280 cubic yards of cut below the structure footprint; 2,550 cubic yards of cut outside the structure footprint; 20 cubic yards of fill outside the structure footprint, 30 cubic yards of excavation for footings; 280 cubic yards of recompaction; approximately 4,840 cubic yards of export; for an aggregate grading quantity of 5,160 cubic yards. The proposed grading consists primarily of excavation to build the garages and driveways into the existing grade, which could be found to blend with the natural topography.

Lighting:

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

Usable Open Space:

The Project is a multi-family residential development within the MHR Zone and, pursuant to the SBMC, requires common usable open space in the amount of 250 square feet per residential unit for a total of 1,000 square feet. The proposed project provides the minimum 250 square feet per unit in the turf areas proposed in the rear (east) setback.

Additional outdoor areas include private decks and patios for each unit.

The Project meets the requirement for usable open space with the proposed turf areas.

In addition, as a condition of project approval, the Applicant will be required to pay the applicable Park Development Fee.

DRP Finding #3
The Project requires a DRP, SDP, and Minor SUB. The Applicant has satisfied the requirements of the SDP, which is explained in detail later in this report.

DRP Finding #4
As previously mentioned, the Project is located within the Coastal Zone, and 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.

Structure Development Permit (SDP) Compliance:

The proposed structure would exceed 16 feet in height measured above the pre-existing grade, therefore, the project must comply with all View Assessment requirements of SBMC Chapter 17.63, and the Applicant was required to complete the SDP process. The Story Pole Height Certification was certified by a licensed land surveyor on July 15, 2025, October 22, 2025
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which showed the proposed maximum building height of 26.77 feet measured above the proposed grade with the maximum roof elevations of each unit as follows: Unit 1: 147.14 feet above Mean Sea Level (MSL); Unit 2: 145.14 feet above MSL; Unit 3: 143.14 feet above MSL; and Unit 4: 141.14 feet above MSL. Notices were mailed to property owners and occupants within 300 feet of the project site establishing a deadline to file for View Assessment by September 22, 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.

As a condition of approval, a pad certification prepared by a licensed land surveyor will be required prior to the foundation inspection certifying that each of the building pads are consistent with the Preliminary Grading Plan. Additionally, a height certification prepared by a licensed land surveyor will be required prior to the framing inspection certifying that the maximum roof elevations of each unit would not exceed the following: Unit 1: 147.14 feet above Mean Sea Level (MSL); Unit 2: 145.14 feet above MSL; Unit 3: 143.14 feet above MSL; and Unit 4: 141.14 feet above MSL. The height certification will also certify that the maximum building height will not exceed 26.77 feet above the proposed grade of the main level building pads.

Minor Subdivision Compliance:

Finally, in addition to the zoning requirements noted above, the project must also comply with the subdivision criteria contained in SBMC Section 16.24.140 (Minor Subdivisions).

This section specifies that the City Council may approve, or conditionally approve, a tentative parcel map only if all of the findings can be made. The nine findings are:

1. The proposed map is consistent with applicable general and specific plans and applicable provisions of SBMC Title 17;

2. That the design or improvement of the proposed subdivision is consistent with applicable provisions of SBMC Title 17;

3. The site is physically suitable for the type of development;

4. That the site is physically suitable for the proposed density of development;

5. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage and avoidably injure fish or wildlife or their habitat; unless an environmental impact report was prepared in respect to the project and a finding was made pursuant to Section 21081(c) of the Public Resources Code that specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report;

6. The design of the subdivision or the type of improvements is not likely to cause serious public health problems;

7. The design of the subdivision or the type of improvements will not conflict with easements of record or easements established by court judgment acquired by the public at large, for access through or use of property within the proposed subdivision;
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8. In the case of the conversion of residential real property to a common interest development project, that any of the notices to tenants required by law have been sent or will be given as required by the Subdivision Map Act; and

9. Subject to the exceptions contained in Section 66474.4 of the Government Code, that the property is not subject to a contract entered into pursuant to the Land Conservation Act of 1965 (Williamson Act) and the parcels resulting from the subdivision would be too small to sustain agricultural use.

The Applicant is proposing a four-unit attached, common interest development that could be found to be consistent with the purpose and intent of the General Plan and the development standards set forth in Title 17 (Zoning) of the SBMC. The project site is located outside the boundaries of the overlay zones and specific plan areas. The site could be found to be suitable for the proposed development and it will not interfere with any habitat or wildlife, easements of record, or Williamson Act requirements, nor will it create any public health problems. The site is undeveloped and there are no tenants to notice.

Property Frontage and Public Right-of-Way Improvements:

This property and adjacent properties are improved with a rolled curb and sidewalk. No additional street improvements are required.

Public Hearing Notice:

Notice of the City Council Public Hearing for the project was published in the Union Tribune more than 10 days prior to the public hearing. The same public notice was mailed to property owners and occupants within 300 feet of the proposed project site on October 9, 2025.

As of the publication of this Staff Report, no written correspondence from the public has been received. However, adjacent neighbors to the north and south voiced concerns with the design to Staff when inquiring about the project.

CEQA COMPLIANCE STATEMENT:

The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 (New Construction or Conversion of Small Structures) of the State CEQA Guidelines. Class 3 consists of the construction and location of limited numbers of new, small facilities or structures, installation of small equipment and facilities in small structures and the conversion of small structures from one use to another where only minor modification are made in the exterior of the structure. Examples of this exemption include, but are not limited to:

2. A duplex or similar multi-family residential structure, totaling no more than four dwelling units. In urbanized areas, this exemption applies to apartments, duplexes and similar structures designed not for more than six dwelling units.

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The proposed project consists of four single-family attached condominium units and the common ownership of the remainder of the lot, and is therefore, exempt from CEQA.

FISCAL IMPACT: N/A
WORK PLAN: N/A
OPTIONS:
∙ Approve Staff recommendation adopting the attached Resolutions 2025-114 and 2024-017.
∙ Approve Staff recommendation subject to additional specific conditions necessary for the City Council to make all required findings for the approval of a DRP, SDP, and Minor SUB.
∙ Deny the project if all required findings for the DRP, SDP, and SUB cannot be made.

DEPARTMENT RECOMMENDATION:

The proposed project meets the minimum objective requirements under the SBMC, could be found to be consistent with the General Plan and could be found, as conditioned, to meet the discretionary findings required as discussed in this report to approve a DRP, a SUB and administratively issue an SDP. Therefore, Staff recommends that the City Council:

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

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

3. If the City Council makes the requisite findings and approves the project, adopt Resolution 2025-114 conditionally approving a DRP, SDP, and Minor SUB to construct four attached, multi-family condominium dwelling units with four private driveways and attached two-car garages and perform associated site improvements on a vacant lot on the east side of Ida Avenue between 748 and 804 Ida Avenue, Solana Beach.

CITY MANAGER’S RECOMMENDATION:

Approve Department Recommendation.
____________________________
Alyssa Muto, City Manager
October 22, 2025
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Attachments:

1. Resolution 2025-114 – DRP/SDP/SUB

2. Project Plans Dated October 13, 2025

3. Biological Resources Analysis
RESOLUTION 2025-114

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SOLANA BEACH, CALIFORNIA, CONDITIONALLY

APPROVING A DEVELOPMENT REVIEW PERMIT,

STRUCTURE DEVELOPMENT PERMIT, AND MINOR

SUBDIVISION TO CONSTRUCT A NEW FOUR-UNIT

CONDOMINIUM MULTI-FAMILY DEVELOPMENT ON A
VACANT LOT ON IDA AVENUE, SOLANA BEACH, APN:
298-293-20
APPLICANT: SOLANA RESIDENCES LLC
APPLICATION: DRP23-008 / SDP23-010 / SMAP24-001
WHEREAS, Solana Residences LLC (hereinafter referred to as “Applicant”), has submitted an application for a Development Review Permit (DRP), Structure Development Permit (SDP), and Minor Subdivision pursuant to Titles 17 (Zoning) and 16 (Subdivision) 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 October 22, 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, SDP, and Minor SUB to construct four attached, multifamily condominium dwelling units with four private driveways and attached twocar garages and perform associated site improvements on a vacant lot on the east side of Ida Avenue between 748 and 804 Ida Avenue. is conditionally approved based upon the following Findings and subject to the following Conditions:

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

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

General Plan Consistency: The proposed Project is found consistent with the General Plan, which designates the property as Medium-High Density Residential (MHR) and is intended for multi-family residential development within a density range of eight to twelve units per acre. The proposed Project is found to be consistent with the following General Plan policies in the City’s Land Use (LU) Element for residential land uses:
• Policy LU-1.1: Encourage the development and protection of healthy residential neighborhoods by ensuring sensitive transitions between those neighborhoods and adjoining areas and preventing deterioration through rehabilitation and maintenance efforts.
• Policy LU-1.2: The City’s land use plan shall include residential land uses comprising a range of housing types, locations, and densities.
• Policy LU-6.6: Promote infill development, redevelopment, rehabilitation, and reuse efforts that protect and contribute positively to existing neighborhoods and surrounding areas. • Policy LU-6.7: Promote appropriate transitions in building height and bulk which are sensitive to the visual and physical character of adjacent neighborhoods.

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

The Project is found to be consistent with the following General Plan programs and goals in the City’s Housing Element which the City is committed to implementing the housing goals, including regional housing needs assessment / local share goals and affordable housing goals, including:
• The adequate provision of a range of safe and decent housing opportunities that will meet Solana Beach’s share of the existing and future housing needs of the region.
• Maintenance, preservation, and enhancement of community and neighborhood character and the quality of residential
neighborhoods and commercial areas.

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• Developing a site that was identified as having development potential for 4 dwelling units in the City's Housing Element.

The certified 6th Cycle 2021-2029 Housing Element identifies this site as a property that could accommodate four (4) moderate and above moderate housing units. This project is consistent with the adopted policies and estimated densities for housing development on vacant and underutilized properties.

Specific Plans and Special Overlays: The subject property is not located within the boundaries of a specific plan or overlay zone. However, the entire City of Solana Beach is located within the Coastal Zone. As a condition of project approval, the Applicant will be required to obtain a Coastal Development Permit, Waiver, or Exemption from the California Coastal Commission prior to the issuance of building or grading permits.

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

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

Portions of the property are mapped in the LUP as “Disturbed Habitat”.

The Applicant’s representative and biological resources consultant, Dudek, provided Biological Resources Analysis, which determined that project site is not subject to the ESHA protection policies, and no buffers are required as there is no ESHA on or off site. The project will impact disturbed habitat and urban/developed land cover, which does not require mitigation.

The analysis was peer-reviewed by the City’s environmental and biological consultant, Michael Baker International, and found to be complete and consistent with the provisions of the LUP. Therefore, the proposed project is found to be consistent with the LCP/LUP.

Zoning Ordinance Consistency:

SBMC Section 17.20.010(C) specifies that the MHR Zone is intended for a wide range of residential development types including detached single-family and attached duplex units at the low end of the density range and multi-family attached units at the higher end of the density Resolution 2025-114
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range. SBMC Section 17.20.030 outlines property development regulations, which are analyzed below.

Density:

Density regulates the number of dwelling units allowed on a lot per net acre. In order to determine the number of units allowed on the 21,563 square-foot, or 0.50-acre (net), parcel based on the density range, the following calculation is used:
net lot size in acres x number of dwelling units per acre = number of units allowed
If the calculation results in a fractional number of 0.7 or greater, the number of units can be rounded up to the nearest whole number. The density range for the subject property is as follows:

MHR Density Range: 8-12 du/ac
Base Density: 8 du/ac (net) Maximum Density: 12 du/ac (net)

0.50 x 8 du/ac = 4.0 du or 4 du 0.50 x 12 du/ac = 6.0 or 6 du In addition, SBMC 17.20.030(b)(4) indicates that multiple dwelling unit projects located in or in proximity to sensitive lands such as steep slopes, coastal bluffs and wetlands shall adjust the allowed density according as follows:

Table 17.20.030-C
Density Adjustments for Sensitive Lands
Area Type Density
Adjustment
Multiplier
Wetland Areas 0.00
Slopes less than 25% grade 1.00
Slopes 25% to 40% grade 0.50
Slopes greater than 40% grade 0.00
Slopes of 25% or greater grade:

1. Along Coastal Bluffs

2. Uplands Adjoining the San Elijo Lagoon

0.00 The Applicant provided a Slope Analysis Exhibit on Sheet C1 and density calculations on Sheet T1 of the attached project plans (Attachment 2) that shows the density adjustment according to table

17.20.030(C) as follows:

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Net Lot Area 8 du/ac 12 du/ac
Slopes less than 25%
grade 1.00 19,426 sf(0.466 ac) 3.56 5.35
Slopes 25% to 40% grade 0.50 2,722 sf
(.062 ac) 0.248 0.372
Slopes greater than 40%
grade 0.00 0 0 0
Total 3.8 5.72
Rounded Total 4.0 du 6.0 du
Approximately 12 percent of the site consists of slopes between 25 and 40 percent which, following the density adjustment calculations, lowers the density to 3.8 to 5.72 dwelling units. Following the provisions for rounding density calculations, the allowable range would be four to six dwelling units. The Applicant is proposing four dwelling units, which is consistent with the minimum density allowed for the site.

Minimum Yards/Setbacks:

As designed, the project complies with all required setbacks under the designation “d” on the City’s official Zoning Map, which includes 25-foot front and rear setbacks and 5-foot interior side yard setbacks. The proposed project includes minimum side yard setbacks of seven feet on the north and south sides of the property. The project is setback 30 feet from the rear property line. The minimum front yard setback is 30 feet at the northwest corner of Unit 1. The southwest corner of Unit 4 is setback 63 feet from the front property line.

Maximum Floor Area Ratio:

The maximum allowable floor area ratio for the MHR Zone is 75 percent of the gross lot area. The maximum allowable floor area for the 22,148 square-foot lot (gross) is 16,611 square feet.

The Applicant is proposing to construct a multi-family development consisting of four attached dwelling units with two levels of living area built above private partial basement garages. The dwelling units would have a uniform three-bedroom floor plan with minor variations of square footages and covered deck areas that would count as gross floor area.

The subtotal gross floor area would range from 3,861 square feet to 3,875 square feet per unit and 15,466 square feet total.

Each garage would be built partially into the grade qualifying the rear portions as basement area exempt from the gross floor area calculation.

The basement area would range from 718 square feet to 756 square feet per unit and 2,986 square feet total.

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The SBMC parking regulations require two off-street parking spaces per multi-family dwellings. When required spaces are provided in a garage, 200 square feet of floor area is exempted for each required space. The remaining portions of the designated parking spaces located outside of the already exempted basement area would be exempt from the gross floor area calculation and would range from 93 square feet to 126 square feet per unit and 412 square feet total.

With the applicable basement and off-street parking exemptions, the total proposed gross floor area of each unit would range from 3,005 square feet to 3,026 square feet. The total gross floor area of the project would be 12,068 square feet total, which is 5,038 square feet below the maximum allowable for the property.

Maximum Building Height:

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

However, building height in the MHR Zone may be increased to 30 feet subject to City Council approval of a Development Review Permit.

The proposed building pads and maximum roof elevations of each unit would step down two feet from north to south. The maximum roof elevations (or highest portions of the project) would be 147.14 (Unit 1), 145.14 (Unit 2), 143.14 (Unit 3), and 141.14 (Unit 4) feet above MSL.

The maximum height (or tallest portion) of the proposed residence would be 26.77 feet above the proposed grade. The tallest portions of the structure would be internal measurements where the upper level roof structure of Units 1, 2, and 3 would overlap the main level finished pad of Units 2, 3, and 4.

The proposed structures would exceed 16 feet in height from the preexisting grade. Therefore, the project is subject to the requirements of SBMC Chapter 17.63 – View Assessment and the approval of an SDP.

As a condition of approval, the Applicant would be required to submit a height certification prepared by a licensed land surveyor prior to the framing inspection.

Required Off-Street Parking:

A multi-family dwelling unit requires two off-street parking spaces, pursuant to SBMC Section 17.52.040 and the Off-Street Parking Design Manual (OSPDM). Two unobstructed 9-foot by 19-foot parking spaces would be accommodated within each of the proposed private garages in compliance with the parking requirements. One guest space is also required for multi-family developments for every four units. With four dwelling units proposed, one guest space is required. Two guest parking Resolution 2025-114
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spaces are proposed in the driveways of Units 3 and 4. The guest spaces would not obstruct the vehicular access to the garages.

Fences, Walls and Retaining Walls:

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

The project includes retaining walls with six-foot fences located along the side and rear property lines as well as retaining walls supporting the grade around the driveways.

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

Landscape:

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

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

17.68.040(F):
a. Relationship with Adjacent Land Uses: The development shall be designed in a manner compatible with and where feasible, complimentary to existing and potential development in the immediate vicinity of the project site. Site planning on the perimeter of the development shall give consideration to the protection of surrounding areas from potential adverse effects, Resolution 2025-114
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as well as protection of the property from adverse surrounding influences.

The property is located within the MHR Zone. Properties to the north and south on the east side of Ida Avenue are also located in the MHR Zone. Properties on the west side of Ida Avenue are located in the Medium Residential (MR) Zone. The Interstate-5 Freeway is located immediately to the east of the project.

Surrounding properties are developed with a mixture of singlefamily residences and multi-family residential developments.

The project, as designed, is consistent with the permitted uses for the MHR Zone as described in SBMC Sections 17.20.010 and 17.12.020 and is found to be to be compatible in terms of scale, apparent bulk, and massing and complementary to
existing development in the immediate vicinity.
b. Building and Structure Placement: Buildings and structures shall be sited and designed in a manner which visually and functionally enhances their intended use.

The proposed development would include four attached dwelling units with partial basement private garages built into the existing grade and two levels of living area above. The upper-level living areas of each unit would be setback approximately 14 feet from the exposed (west) side of the basement-level garages. The upper-level roof projections would be setback approximately 9 feet from the exposed (west) side of the basement-level garages. The structure will not be parallel to the street and instead would have an increasing front yard setback measuring approximately 30 feet at the north end of Unit 1 to approximately 63 feet at the south end of Unit 4. Each unit will also step down two feet from north to south and each unit. The articulation of massing stepping away from the front (west) side of the property will reduce the appearance of a three-story façade and the overall bulk of the project. The stepping of finished floors and roof elevations between unit will break up the overall massing of the project and distinguish between units.

The gross floor area of the proposed project is 12,068 square feet and a floor area ratio of 54 percent, which is 5,038 square feet below the 75 percent maximum allowable floor area ratio in the MHR Zone. The proposed design will locate the required parking spaces for each unit in private partially subterranean garages.

Given these design aspects, the proposed multi-family
development is be found to be sited and designed to minimize adverse impacts on the surrounding properties.

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c. Landscaping: The removal of significant native vegetation shall be minimized. Replacement vegetation and landscaping shall be compatible with the vegetation of the surrounding area. Trees and other large plantings shall not obstruct significant views when installed or at maturity.

The proposed landscape plan includes planting areas along the side and rear property lines and between the driveways that would include low grasses, shrubs, and four Cercidium ‘Desert Museum” trees with a mature height of 16 feet. There would also be stepped turf areas in the rear yard. The proposed landscape plan is consistent with the water efficient landscape ordinance and the proposed plant types are non-invasive.

There are two Torrey pine trees located on the property. One is a mature individual (approx. 40’ tall) within the southeastern corner of the site, adjacent to the eastern border. The other is a sapling (approx. 12’ tall) located slightly to the north towards the interior of the site. The proposed project would impact both Torrey pine trees located in the rear (east) portion of the site.

The Torrey pine trees appear to have been planted and are not naturally occurring nor are there provisions that require protection.

The Applicant will be required to submit a landscape
construction plan in substantial conformance with the conceptual planting plan presented to the City Council should the City Council approve the project. Generally, any alternative tree and shrub species proposed during the plan check or construction phase shall have the same (or lesser) mature height and location as the conceptual plan approved by the City Council in order to be approved ministerially by Staff. Otherwise, increases in trees or shrub mature heights or adding new planting locations would require City Council approval of a Modification to the DRP.

Additionally, any replaced plant species must be typical of the water use requirements of the plants replaced, provided that the replaced vegetation does not result in mixing high water use plants with low water use plants in the same hydro-zone.

A condition has also been added to require that native or drought-tolerant and non-invasive plant materials and waterconserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.
d. Roads, Pedestrian Walkways, Parking and Storage Areas: Any development involving more than one building or structure shall provide common access roads and pedestrian walkways.

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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 required off-street parking spaces for each unit will be located in private garages and accessed by private garages.

Pedestrian access to each unit will be taken from the private driveways. Walkways will be located along the north and south sides of the structure to provide exterior access to the rear of the site. Refuse for each unit will be stored in each garage. e. Grading: To the extent feasible, natural topography and scenic features of the site shall be retained and incorporated into the proposed development. Any grading or earth-moving operations in connection with the proposed development shall be planned and executed so as to blend with the existing terrain both on and adjacent to the site. Existing exposed or disturbed slopes shall be landscaped with native or naturalized non-native vegetation and existing erosion problems shall be corrected.

The proposed grading includes: 2,280 cubic yards of cut below the structure footprint; 2,550 cubic yards of cut outside the structure footprint; 20 cubic yards of fill outside the structure footprint, 30 cubic yards of excavation for footings; 280 cubic yards of recompaction; approximately 4,840 cubic yards of export; for an aggregate grading quantity of 5,160 cubic yards.

The proposed grading consists primarily of excavation to build the garages and driveways into the existing grade, which is found to blend with the natural topography.
f. Lighting: Light fixtures for walkways, parking areas, driveways, and other facilities shall be provided in sufficient number and at proper locations to assure safe and convenient nighttime use.

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

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

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

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The Project is a multi-family residential development within the MHR Zone and, pursuant to the SBMC, requires common usable open space in the amount of 250 square feet per residential unit for a total of 1,000 square feet. The proposed project provides the minimum 250 square feet per unit in the turf areas proposed in the rear (east) setback. Additional outdoor areas include private decks and patios for each unit.

The Project meets the requirement for usable open space with the proposed turf areas. In addition, as a condition of project approval, the Applicant will be required to pay the applicable Park Development Fee.

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

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

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

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

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

The proposed structure would exceed 16 feet in height measured above the pre-existing grade, therefore, the project must comply with all View Assessment requirements of SBMC Chapter 17.63, and the Applicant was required to complete the SDP process. The Story Pole Height Certification was certified by a licensed land surveyor on July 15, 2025, which showed the proposed maximum building height of 26.77 feet measured above the proposed grade with the maximum roof elevations of each unit as follows:

Unit 1: 147.14 feet above Mean Sea Level (MSL); Unit 2: 145.14 feet above MSL; Unit 3: 143.14 feet above MSL; and Unit 4: 141.14 feet above MSL.

Notices were mailed to property owners and occupants within 300 feet of the project site establishing a deadline to file for View Assessment by September 22, 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.

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As a condition of approval, a pad certification prepared by a licensed land surveyor will be required prior to the foundation inspection certifying each that of the building pads are consistent with the Preliminary Grading Plan.

Additionally, a height certification prepared by a licensed land surveyor will be required prior to the framing inspection certifying that the maximum roof elevations of each unit would not exceed the following: Unit 1: 147.14 feet above Mean Sea Level (MSL); Unit 2: 145.14 feet above MSL; Unit 3: 143.14 feet above MSL; and Unit 4: 141.14 feet above MSL. The height certification will also certify that the maximum building height will not exceed 26.77 feet above the proposed grade of the main level building pads.

C. In accordance with Section 16.24.140 (minor Subdivision) of the Solana Beach Municipal Code, the City Council finds the following:

I. The proposed map is consistent with applicable general and specific plans and applicable provisions of SBMC Title 17;
The Tentative Parcel Map is consistent with the General Plan and applicable provisions of the SBMC Title 17. The development of a common interest development containing four attached multi-family dwelling units is consistent with the purpose and intent of the MediumHigh Residential land use designation set forth in the General Plan. The project is also consistent with the development standards set forth in Title 17 (Zoning) for density, building setbacks, maximum floor area, building height (with a DRP), and parking. The property is not located within the boundaries of any specific plan or overlay zone.

II. That the design or improvement of the proposed subdivision is consistent with applicable provisions of SBMC Title 17; The design of the subdivision, as conditioned, if consistent with all applicable provisions of Tile 17 including allowable uses, design, and location of proposed structures.

III. The site is physically suitable for the type of development; The site is physically suitable to be developed with a four-unit multifamily condominium development. The project site is located outside the boundaries of special overlays and specific plan areas.

IV. That the site is physically suitable for the proposed density of development;
The site is physically suitable to be developed with a four-unit multifamily condominium development. The MHR Zone allows for a range of 8-12 dwelling units per acre. The project site, with density adjustments for steep slopes, allows for a range of 4-6 dwelling units. The proposal meets the minimum density allowed for the site.

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V. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage and avoidably injure fish or wildlife or their habitat; unless an environmental impact report was prepared in respect to the project and a finding was made pursuant to Section 21081(c) of the Public Resources Code that specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report;
The design of the subdivision and proposed improvements are not likely to cause substantial environmental damage. No environmentally sensitive habitat areas or wildlife have been identified on the property.

The project was found exempt from the California Environmental Quality Act (CEQA) and did not warrant preparation of an environmental impact report.

VI. The design of the subdivision or the type of improvements is not likely to cause serious public health problems;
The design of the subdivision and the type of improvements are not likely to cause serious public health problems given that the public utilities are available to serve the development, including sewer and water. Approval of the project will not result in any significant effects relating to traffic, noise, air quality, or water quality. The project will not interfere with existing public utilities of adjacent properties.

VII. The design of the subdivision or the type of improvements will not conflict with easements of record or easements established by court judgment acquired by the public at large, for access through or use of property within the proposed subdivision;
The design of the subdivision and the type of improvements will not conflict with the existing easements of record. The existing CALTRANS temporary construction easement located along the rear property will be maintained and accessible with the subdivision and proposed improvements.

VIII. In the case of the conversion of residential real property to a common interest development project, that any of the notices to tenants required by law have been sent or will be given as required by the Subdivision Map Act; and
The site is vacant, therefore, there are no noticing requirements under the Subdivision Map Act.

IX. Subject to the exceptions contained in Section 66474.4 of the Government Code, that the property is not subject to a contract entered into pursuant to the Land Conservation Act of 1965 (Williamson Act) and the parcels resulting from the subdivision would be too small to sustain agricultural use.

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The property is not subject to a contract pursuant to the Williamson Act.

The parcel has a zoning designation within the MHR Zone and staff is not aware of any historical uses of the property as agricultural land.

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

A. Community Development Department Conditions:

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

II. Building, grading, and landscape construction plans shall be in substantial conformance with the project plans presented to the City Council on October 22, 2025 and located in the project file with a submittal date of October 13, 2005. Building and grading permits shall be issued concurrently.

III. The Applicant shall submit the following certification during construction:
a. Prior to requesting a foundation inspection, the Applicant shall submit a pad certificate prepared by a licensed land surveyor certifying the building pads are consistent with the pads shown on the Preliminary Grading Plan approved by the City Council. b. 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 residence will not exceed 26.77 feet above the proposed grade in conformance with the plans as approved by the City Council. The height certificate shall also certify the maximum roof elevation of each until not to exceed the following: Unit 1: 147.14 feet above Mean Sea Level (MSL); Unit 2: 145.14 feet above MSL; Unit 3: 143.14 feet above MSL; and Unit 4: 141.14 feet above MSL.

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

17.60.070 (Fences and Walls).

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

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VI. The Applicant shall provide a full Landscape Documentation Package in compliance with SBMC Chapter 17.56 and in substantial conformance with the conceptual landscape plan included in the project plans approved by the City Council, prior to building and grading permit issuance and consistent with the building construction and grading plans. The Applicant shall obtain and submit landscape security in a form prescribed by the City Engineer in addition to the grading security. The landscape plan and installation will be reviewed and inspected by the City’s third-party landscape professional. The landscape security deposit shall be released when applicable regulations have been satisfied and the installation has passed inspection by the City’s third-party landscape professional.

VII. Native or drought tolerant and non-invasive plant materials and water conserving irrigation systems shall be incorporated into any proposed landscaping and compatible with the surrounding area to the extent feasible.

VIII. All new exterior lighting fixtures shall be in conformance with the Citywide lighting regulations of the Zoning Ordinance (SBMC 17.60.060).

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

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

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

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

B. Fire Department Conditions:

I. ACCESS ROAD MINIMUM DIMENSIONS: Fire apparatus access roads shall have an unobstructed improved width of not less than 20 Resolution 2025-114
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feet; curb line to curb line, and an unobstructed vertical clearance of not less than 13 feet 6 inches. Exception: Single-Family residential driveways; serving no more than two single-family dwellings, shall have minimum of 16 feet, curb line to curb line, of unobstructed improved width. Access roads shall be designed and maintained to support the imposed loads of not less than 75,000 pounds and shall be provided with an approved paved surface to provide all-weather driving capabilities per the Solana Beach Municipal Code Title 15 Building and Construction Chapter 15.32 Fire Code.

II. BUILDINGS AND FACILITIES: Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility per the 2025 California Fire Code Chapter 5.

III. GRADE: The gradient for a fire apparatus access roadway shall not exceed 20.0%. Grades exceeding 15.0% (incline or decline) shall not be permitted without mitigation. Minimal mitigation shall be a surface of Portland cement concrete, with a deep broom finish perpendicular to the entire direction of travel. Additional mitigation measures may be required where deemed appropriate. The angle of departure and angle of approach of a fire access roadway shall not exceed seven degrees (12 percent).

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

V. CONSTRUCTION MATERIALS: Prior to delivery of combustible building construction materials to the project site all the following conditions shall be completed to the satisfaction of the Solana Beach Fire Department and per the 2025 California Fire Code Chapter 33:
a. All wet and dry utilities shall be installed and approved by the appropriate inspecting department or agency.
b. As a minimum the first lift of asphalt paving shall be in place to provide a permanent all-weather surface for emergency
vehicles; and
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c. Water supply for fire protection (fire hydrants and standpipes) shall be installed, in service and accepted by the Fire Department and applicable water district.

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

VII. FIRE HYDRANTS AND FIRE FLOWS: The applicant shall provide fire hydrants of a type, number, and location satisfactory to the Solana Beach Fire Department. A letter from the water agency serving the area shall be provided that states the required fire flow of 1,500 gpm at 20 psi for 2 hours is available from the nearest hydrant. Fire hydrants shall be of a bronze type. Multi-family residential or industrial fire hydrants shall have two (2) 4” inch and two (2) 2 ½” inch NST outlets. Residential fire hydrants shall have one (1) 4” inch NST outlet, and one (1) 2 ½” inch NST outlets per the Solana Beach Municipal Code Title 15 Building and Construction Chapter 15.32 Fire Code. a. The Applicant shall upgrade the nearest fire hydrant to meet the multi-family standard to the satisfaction of the Fire Marshal or their designee.

VIII. ADDRESS NUMBERS: STREET NUMBERS: Approved numbers and/or addresses shall be placed on all new and existing buildings and at appropriate additional locations as to be plainly visible and legible from the street or roadway fronting the property from either direction of approach. Said numbers shall contrast with their background, and shall meet the following minimum standards as to size: 4” high with a ½” inch stroke width for residential buildings. 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.

IX. AUTOMATIC FIRE SPRINKLER SYSTEM: 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 a Deferred Submittal and approved by the Solana Beach Fire Department prior to installation.

X. CLASS “A” ROOF: All structures shall be provided with a Class “A” Roof covering to the satisfaction of the Solana Beach Fire Department and per the 2025 California Building Code Chapter 15 Section 1505.

XI. WET STANDPIP SYSTEM: A Class I wet standpipe system is required. Standpipe system shall be designed and installed per the Resolution 2025-114
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current NFPA 14 and per the Solana Beach Municipal Code Title 15 Building and Construction Chapter 15.32 Fire Code.

C. Engineering Department Conditions:

I. All construction demolition materials shall be recycled according to the City’s Construction and Demolition recycling program and an approved waste management plan shall be submitted.

II. 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 Solana Beach Municipal Code which allows otherwise.

III. Letters of permission to grade shall be obtained by the Applicant from adjoining property owners for grading that is within three feet of the property line or on adjacent properties. Cut and fill slopes shall be set back from site boundaries and buildings shall be set back from cut or fill slopes in accordance with SBMC 15.40.140.

IV. The Applicant shall pay in full the one-time Sewer Capacity Fee of $4500.00 per Equivalent Dwelling Unit (EDU) prior to Building Permit issuance. The EDU assignment is determined by SBMC 14.08.060.

The proposed residential units would increase the property’s EDU assignment by 3.6 EDU (0.9 per unit). The cost the Applicant is responsible for is $16,200.00 prior to Building Permit Issuance (3.6 EDU multiplied by $4,500.00). The Applicant shall also pay the prorated portion of the current annual sewer charge for the remainder of the fiscal year.

V. A Sewer Permit and Encroachment Permit are required for the private sewer and water laterals.

VI. The Applicant shall pay a Regional Transportation Congestion Program RTCIP Fee prior to Building Permit Issuance is required of this project. The current fee rate for Multi-Family is $3,048.00 per dwelling unit. The cost the Applicant is responsible for is $12,192.00 prior to Building Permit Issuance (4 times $3,048.00).

VII. The Applicant shall pay a TIF (Traffic Impact Fee) associated with the construction of the new single-family residence prior to Building Permit Issuance that is required. The current fee rate for ResidentialMulti-Family is $13,613.00 per dwelling unit. The cost the Applicant is responsible for is $54,452.00 prior to Building Permit Issuance (4 times $13,613.00).

VIII. Obtain an encroachment permit in accordance with Chapter 11.20 of the Solana Beach Municipal Code, prior to the construction of any improvements within the public right-of way including, but not limited Resolution 2025-114
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to, temporary construction staging and equipment and demolition of existing surface improvements. All proposed improvements within the public right-of-way shall comply with city standards including but not limited to the Off-Street Parking Design Manual.

IX. Obtain an encroachment permit from Caltrans for any work within Caltrans’ right-of-way or easements. If an encroachment permit is required by Caltrans for work within their right-of-way or easements, the encroachment permit must be provided to the City before the issuance of the grading permit.

Parcel Map:

X. Prepare a Parcel Map in accordance with Chapter 16.32 of SBMC.

XI. Pay Parcel Map plan check fee in accordance with the current Engineering Fee Schedule.

XII. Prior to obtaining a building permit or grading permit, a Parcel Map (or Subdivision Map) shall be prepared and recorded in accordance with Chapter 16.32 (or 16.20) of SBMC.

XIII. Provide a Subdivision Map Guarantee within ten days before recording the Parcel Map.

XIV. The Applicant shall comply with Section 66436 of the Government Code by furnishing to the City Engineer a certification from each public utility and each public entity owning easements within the proposed subdivision stating that: (a) they have received from the developer a copy of the proposed Parcel Map; (b) they object or do not object to the filing of the Parcel Map without their signature; (c) in the case of a street dedication affected by their existing easement, they will sign a “subordination certificate” or “joint use certificate” on the map when required by the governing body.

XV. On the Parcel Map, dedicate an additional four feet of street right-ofway along Ida Avenue as shown in the Tentative Parcel Map.

XVI. Installation and maintenance of sewer laterals to each unit is the responsibility of each parcel’s property owner.

XVII. A preliminary soils report, prepared by a civil engineer registered in this state, and based upon adequate test borings, shall be submitted prior to recording of the final parcel map and noted on the final parcel map.

XVIII. A drainage detention storage and storm water management easement shall be dedicated on the final map. This easement shall reserve the area required for storm water management and detention Resolution 2025-114
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for the 4-unit condominium and shall not be altered without City approval.

Grading Plan:

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

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

All necessary measures shall be taken and implemented to assure slope stability, erosion control and soil integrity. The grading plan shall incorporate all recommendations contained in the soils report.
c. The Applicant shall provide a Drainage Report prepared by a Registered Civil Engineer. This report shall address the design for 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. d. The Applicant shall show all retaining walls and drainage structures. Retaining walls shown on the grading plan shall conform to the San Diego Regional Standards or be designed by a licensed civil engineer. Engineering calculations for all designed walls with a surcharge and nonstandard walls shall be submitted at grading plan check. Retaining walls may not exceed the allowable height within the property line setback as determined by the City of Solana Beach Municipal Code.

Contact the Community Development department for further information.
e. The Applicant is responsible to protect the adjacent properties during construction. If any grading, construction activity, access or potential construction-related impacts are anticipated beyond the property lines, as determined by the City Engineer, the Applicant shall obtain a letter of permission from the adjoining property owners. All required letters of permission shall be Resolution 2025-114
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submitted to the City Engineer prior to the issuance of the grading permit.
f. Cut and fill slopes shall be set back from site boundaries and buildings in accordance with SBMC 15.40.140 and to the
satisfaction of the City Engineer.
g. The Applicant shall pay a grading plan check fee in accordance with the current Engineering Fee Schedule at initial grading plan submittal. Inspection fees shall be paid prior to issuance of the grading permit.
h. The Applicant shall obtain and submit grading security in a form prescribed by the City Engineer.
i. The Applicant shall obtain haul permit for import / export of soil.

The Applicant shall transport all excavated material to a legal disposal site.
j. The Applicant shall submit certification from the Engineer of Record and the Soils Engineer that all public or private drainage facilities and finished grades are functioning and are installed in accordance with the approved plans. This shall be accomplished by the Engineer of Record incorporating as-built conditions on the Mylar grading plans and obtaining signatures of the Engineer of Record and the Soils Engineer certifying the as-built conditions.
k. An Erosion Prevention and Sediment Control Plan shall be prepared by the Applicant. Best management practices shall be developed and implemented to manage storm water and nonstorm water discharges from the site at all times during excavation and grading activities. Erosion prevention shall be emphasized as the most important measure for keeping
sediment on site during excavation and grading activities.

Sediment controls shall be used as a supplement to erosion prevention for keeping sediment on site.
l. The Applicant shall show all proposed on-site private drainage facilities intended to discharge water run-off. Elements of this design shall include a hydrologic and hydraulic analysis verifying the adequacy of the facilities and identify any easements or structures required to properly convey the drainage. The construction of drainage structures shall comply with the standards set forth by the San Diego Regional Standard
Drawings.

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m. Post Construction Best Management Practices meeting City and RWQCB Order No. R9-2013-001 requirements shall be
implemented in the drainage design.
n. No increased cross lot drainage shall be allowed.
o. Prior to obtaining a foundation inspection on the building permit, the Applicant shall submit a building pad certification statement from a soils engineer and an engineer or land surveyor licensed in Land Surveying per SBMC 15.40.230E.

D. City Council Conditions:

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

II. EXPIRATION
The Development Review Permit and Structure Development Permit for the project will expire 24 months from the date of this Resolution, unless the Applicant 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.

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

In the event of such election, the Applicant shall pay all of the costs related thereto, including without limitation reasonable attorney’s fees and costs. In the event of a disagreement between the City and Applicant regarding litigation issues, the City shall have the authority to control the litigation and make litigation related decisions, including, but not limited to, settlement or other disposition of the matter.

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

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NOTICE TO APPLICANT: Pursuant to Government Code Section 66020, you are hereby notified that the 90-day period to protest the imposition of the fees, dedications, reservations or other exactions described in this resolution commences on the effective date of this resolution. To protest the imposition of any fee, dedications, reservations or other exactions described in this resolution you must comply with the provisions of Government Code Section 66020. Generally the resolution is effective upon expiration of the tenth day following the date of adoption of this resolution, unless the resolution is appealed or called for review as provided in the Solana Beach Zoning Ordinance.

PASSED AND ADOPTED this 22nd day of October, at a regularly scheduled meeting of the City Council of the City of Solana Beach, California by the following vote:

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

AREA SUMMARY
LEVEL UNIT 1 UNIT 2 UNIT 3
LEVEL O (BASEMENT / GARAGE) 985 982 982
LEVEL 1 (MAIN LEVEL) 1.405 1.405 1.405
LEVEL 2 (UPPER LEVEL) 1,047 1,042 1,042
LEVEL 1 DECK 424 424 424
SUBTOTAL 3,861 3,853 3,853
BASEMENT EXEMPTION -718 -756 -756
PARKING EXEMPTION -126 -100 .93
SUBTOTAL 3,017 2.997 3,004
TOTAL FLOOR AREA 3,017 + 2.997 + 3.004 + 3.018 • 12.036 SF ALLOWABLE FLOOR AREA • 16,611
ALL
NOTE

DIMENSIONS ARE MEASURED FROM THE EXTERIOR

WALL SURFACES
UNIT4
982
1,042
1,419
424
3,867
-756
.93
3,018
LEGEND
0 Wall Type (see wall type schedule)
8 Door Type (see door schedule)
e Window Type (see window schedule)
45M
1 Building Section 9M
1 Wall Section
Q
Detail Number 9M
1 Building Elevation
A
1 A101
Interior Elevation
..
. +2·-0� Elevation Mark
ROOM
Room Name/ Number
101
0 Column line
It
Centerline
fil
Revision Tag

ABBRIVIATIONS
A C. .I. AMERICAN CONCRETE INSTITUTE
BLDG. BUILDING
CONC. CONCRETE
C.J. CONTROL JOINT
COL. COLUMN
DET. DETAIL
DIA. DIAMETER
ON. DOWN
EL/ELEV. ELEVATION
ELEC. ELECTRICAL
EQ. EQUAL
FIN. FINISH
FLR. FLOOR
GALV. GALVANIZED
GYP. GYPSUM

1.0. INSIDE DIAMETER
JT. JOINT
MECH. MECHANICAL
MIN. MINIMUM
N.T.S. NOT TO SCALE
NO. NUMBER
o.c. ON CENTER
OPG. OPENING

0.0 OUTSIDE DIAMETER
U.N.O. UNLESS NOTED OTHERWISE
REF. REFERENCE
R. RISER
R.O. ROUGH OPENING
RM. ROOM
5/STL. STAINLESS STEEL
STRUCT. STRUCTURAL
SPEC. SPECIFICATIONS
T.O. TOP OF( ... )
T.O.CONC. TOP OF CONCRETE
T.O.F. TOP OF FRAMING
T.O.STL. TOP OF STEEL
T.O.W. TOP OF WALL
T. TREAD
TYP. TYPICAL
@ AT
+ AND
BO. BOARD
A.F.F. ABOVE FINISHED FLOOR
U.N.0. UNLESS OTHERWISE NOTED
V.1.F VERIFY IN FIELD

PROJECT INFORMATION SCOPE OF WORK

PROJECT ADDRESS
/\CESSOR PARCEL NUMBER

LEGAL DESCRIPTION

LOT SIZE
USE
ZONE
(GROSS)

LOT SIZE (NET)
AREA
FAR

ALLOWED (FAR)

AREA PROPOSED (FAR)

DENSITY ALLOWED

DENSITY PROPOSED

NUMBER OF UNITS
DENSITY ADJUSl'.M.EN.I
SLOPES 25%
SLOPE 25%-40%
SLOPE� 40%
BUILDING HEIGHT:

PROPOSED

ALLOWABLE
SETBACKS:

PROPOSED / REQUIRED

PARKING SPACES REQUIRED

PARKING SPACES PROVIDED

LANDSCAPED AREA

GRADING CALCULATIONS
DRIVEWAY WIDTHS:

TOTAL FRONTAGE

PROPOSED
40%

DRIVEWAYS

AREA BREAKDOWN

NON-LANDSCAPED AREA

NON-IRRIGATED LANDSCAPE

IRRIGATED LANDSCAPE

WATER FEATURES

DECORATIVE HAROSCAPE

TOTAL LOT AREA

IRRIGATED LANDSCAPE

WATER FEATURES

DECORATIVE HAROSCAPE

AGGREGATE LANDSCAPE AREA
FIRESPRINKLERS:

UNASSIGNED· IDA AVENUE
298-293-20-00
PARCEL 1 OF PARCEL MAP NO. 20402. IN THE CITY OF
SOLANA BEACH. COUNTY OF SAN DIEGO, STATE

OF CALIFORNIA, FILED IN THE OFFICE OF THE COUNTY

RECORDER OF SAN DIEGO COUNTY,
DECEMBER 10, 2007, AS FILE NO. 2007-0763363 OF
OFFICIAL RECORDS.

RES
MHR-d

IDENTIAL

22.148 SF (.51 AC)

21.563 SF (.50 AC)
16 .75
,611 SF (22,148 X .75)
12,036 SF (SEE SHEET 1152.0)
8/12 OU/AC
8 OU/AC (SEE ADJUSTMEND
4 DU
filI NET AC SOU/AC 120U/AC

19.426 SF (.4461\C)

2.722 SF (.062 AC)
OSF (0)
25 FT / 30 FT W/ DRP

26.77' (ORP REQUIRED)
FRONT YARD:

SIDE YARD:

REAR YARD:
25' / 25'
5' / 5'
25' / 25'

3.56 5.35
.248 .372
0 0

3.8 5.72
4 OU GOU
9 SPACES
10 SPACES
'SEE 1151.0 FOR PARKING

LOCATIONS
3,671 SF

REFERENCE GRADING PLAN
159'-6"
63'-9"
(12'-0"+12'-0"+12'-0"+12'-0") • 4B'-0"

EXISTING PROPOSED
(SF) (SF)
N/A 10.989 SF
N/A 0 SF
N/A 4,553 SF
N/A 0 SF
N/A 6,606 SF
N/ A 22,148 SF

AREA OF WORK
(SF)

3.671 SF

6.606
OSF
SF
10,277 SF
REQUIRED· IN ALL AREAS INCLUDING CLOSETS

AND BATHROOMS

1. BUILD NEW 4-UNIT 2 STORY CONDOMINIUM COMPLEX WITH PARTIAL BASEMENT

2. NEW LANDSCAPING AND RETAINING WALLS

3. NEW UTILITES GAS, WATER, SEWER

APPLICABLE CODES
IN ADDITION TO CITY OF SOLANA BEACH LOCAL MUNICIPAL CODE. THIS PROJECT IS TO COMPLY WITH THE FOLLOWING SECTIONS FROM THE 2022 VERSION OF TITLE 24:

1. PART 2: CALIFORNIA BUILDING CODE (VOLUME 1 & 2)

2. PART 2.5: CALIFORNIA RESIDENTIAL CODE

3. PART 3: CALIFORNIA ELECTRICAL CODE

4. PART 4: CALIFORNIA MECHANICAL CODE

5. PART 5: CALIFORNIA PLUMBING CODE

6. PART 6: CALIFORNIA ENERGY CODE

7. PART 9: CALIFORNIA FIRE CODE

8. PART 11: CALIFORNIA GREEN BUILDING STANDARDS CODE

PROJECT TEAM

ARCHITECT

OWNER SOLANA RESIDENCES LLC
TBRANIFF�ME.COM

BRIAN CHURCH ARCHITECTURE
507 SOUTH CEOROS AVENUE
SOLANA BEACH, CA 92075
(858) 793.3437

CIVIL ENGINEER ARDOLINO COASTAL ENGINEERING
PO BOX 1226
CARDIFF BY THE SEA. CA 92007
760.334.1373

ENGINEER

GEOTECHNICAL ENGINEERING DESIGN GROUP
2121 MONTIEL ROAD
SAN MARCOS, CA 92069
760.839. 7302
ENG

STRUCTURAL
INEER
TBO

SHEET INDEX

SHEET SHEET NAME
T1 TITLE SHEET
C1 SLOPE ANALYSIS
C2 TENTATIVE MAP
C3 PRELIMINARY GRADING PLAN
C4 CROSS SECTIONS AND DETAILS
1151.0 ARCHITECTURAL SITE PLAN
AS2.0 AREA PLANS
A1.0 OVERALL BASEMENT PLAN
A1.2 OVERALL LEVEL 1 PLAN
111.3 OVERALL LEVEL 2 PLAN
A1.4 OVERALL ROOF PLAN
112.1 BUILDING ELEVATIONS

VICINITY MAP
112
SHEET
.2
113.1
113.2
114.1
L2
L1
SP6
SP5
SP4
SP3
SP2
SP1
114.2

SHEET NAME

BUILDING ELEVATIONS

BUILDING SECTIONS

BUILDING SECTIONS

ENLARGED PLANS

ENLARGED PLANS

STORY POLE PLAN

STORY POLE ELEVATIONS

STORY POLE ELEVATIONS

STORY POLE SECTIONS

STORY POLE SECTIONS

STORY POLE AXO

HYOROZONE PLAN

PLANTING PLAN
� SITE
�
City of Solana Beach Planning Oclpartmont

RECEIVED
10113/2025 kbenson
OJmm
DRP/SOP 07/2!>/23

OAP/SOP

SUBMITTAL
04/18/24

OAP/SOP

RESUBMITTAL
8/13/24

ORP/SDP

AESUBMITTAL
12/20/24

RESUBMITTAL
TITLE
Cl
<C
<C
>
L.I..J
L.L..
0 ::::,
c::::

SHEET
Tl
cc:
u
.. ATTACHMENT 2
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5;; ~ 0
"Tl
i (UIIASSIGN[OJ IOA AV[. SOL.AIIA BEACII. CA 92015
11\JSTRIJ
r
10f13/2025 1:47.04 PM

VICINITY MAP
N
.T.S.
~HAT(]fl)Af£A~ L___J S.CPES L.ESS ~ 25.t •
19,
426 SF
~ HAT(]fl) Af£A /£Ff£SENT5 L___J S1./HS BETIEEN 25JI & 4oi' • ~722 /y ~ HAT(]fl) #EA FEm:5ENl5 L___J S1./HS GF£ATER THAN 40l • 0 /y 5aiE
ACl:cSS EASE/ENT PER OX fEC JJ/8/25 IN BOOK JJ28. P. 374 S

LOPE ANA
LYS
IS
EXHI
B IT
JOA AVENUE 4
IOA AVENUE, 501..ANA SEACH,
CA
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N

GRAPHIC SCALE
1 "
0 10 '
..-..c_ I 0 10 20 30
a ARDOLINO COASTAL ENGINEERING
PO BOX
1 226, Cardiff by the Se
a, CA 92007
brian@coa
s
t
- eng
.com I 760-33
4 - 1373
-~ ACE 22-0
LEGEND
S.D.R.S.D. • SAN Diff,O FEGICWAL STNIJMD mAHifGS
SUD!YISICII fO.NWJY
EXISTJM; OOtlrOlllS
CElfTER.IIE
EXIST IM; NA 1ER NAIN

EXISTJJ,G SEIIER NAIN
EXIST1'G m;E CF PAVE/ENT
EXISTM NATER /iETER
EX/STJJ,G FEl<E
EXIST1'G PQl,£R Pa.E
FflRJSEDFESIWCE
PfU'OSED4"PVCPIPE
UNIT I
0 FflRJSED YIHJ /ROIN W/Am!IJ,/ 11lATE
FflRJSED /WI CETENTICII BASIN IIJT TD EIE /aJIFIED NITIIDT PEFNISSICII FIOI Tl£ CITY 1· .·.·.·.·.·.·.·1
)'

VICINITY MAP
N.T.S.

EX ~1ER_)'
VALr
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TENTATI
VE PAR.CEL
MAP
Jr;:,)..

A
VEN
UE 4

IOA AVEN
UE, SOL.ANA BEACH, CA
_j
-----0

GAAPHIC SCALE
10 20
1 " •10 '
I
30 EX PYE TF£E TO /JEl£HOVED
S
HEET I OF 3
OWNER'S CERTIF1CATE hf f6£8Y WITIFl' 1'/.1.T hf JI£ Tl£ 1£cx:«J l)otERS CF Tl£ FfU'ERTY SH»oN Cl/ Tl£ ATTADED TENTATIVE Pm:B. NAP /,NJ 1'/.1.T SAW NAP SH:iWS T>£ ENT/f£ C!tlTIGUl,S (1,,1,ERSHJP. I tH::EllST/,NJ THAT ffU'fRTY 15 CO,S)[£F£[) C!tlTlw:J./S EVEN IF IT 15 SEPARATED BY 00ADS. 5'/1£ETS: UTJLITY EJ.SaENTS: C1I RAJL!l))J) RIGHTS CF NAY. ot,t,ER
5a."-"' 1£SIWCES: LLC
~
941 C1WliE Ai,f" #444
CA 92118
SUBDIVIDER' S CERTIF1CATE TIE SUD!YllB! A6'HS TO CEFE/0 JJ(£lf,IIFl'. /,NJ 11'.l.D IWM.ESS Tl£ CITY CF OCINITAS Al{) ITS AGENTS. CFFICERS. Al{) EWLOVEES F1VI ANY a.Alli ACTIOi C1I PRIXEEDim AGAllST Tl£ CITY CF OCINITAS C1I ITS AGENTS: CFFICERS. C1I E!l'LOVEES: TO ATIAIX. SET ASHE. vom Ill AHU AN ,Pff/JVAL RU< 11£ CITY CF OCINITAS <XNHIIIJE Tl£ SUD!YISICII lfEN SW, ACTICII IS E1rJJiHT WITHIN Tl£ THE PERIOO SPECIFIED IN GOV. C/X£ SECTICW 66499.37. THIS WITIFICATE IS CXN/ITJCJ,E!} (P(II Tl£ CITY CF OCINITAS Pffl'{JDJIE FOOPT IIJTICE TO Tl£ SUD!YllB! AS Pff!VI[£[) FC11 BY Tl£ ACT. /GOV. C/X£ 66474.9/

SWDIVICER
SITE AlD£SS:
5a.ANA /£SIWCES LLC
€KJ4 1DA AVEME 18 5a.ANA BEAOi CA 92075
LEGAL rESalJPTlfn
Pm;EL J CF Pm;EL NAP IIJ. 20402 IN Tl£ CITY CF 5a.ANA IJEAOi CXWTY CF SAN DIEGO. STATE CF CALIFllJIIA. FJLED IN Tl£ CFFICE CF Tl£ CO(HTY /£CIJlER CF SAN DIEGO CXWTY. CECE!«il JO. 20()7 AS FJLE IIJ. 20()7--0763~3 CF CFFICIAL 1£C!HJS.

ASSESSCJI S Pm:B. M.Hlffi 298·293·20
CALIFCRJIA COCR/INA TEs: JJ2-1589
TOTAL A0£AGE /CRISS; :2148 SF 10.51 AC}
TOTAL Pm::EJc J Pm:B.

HINll-l.H IET Pm;EL SIZE: 21.563 SF (0.50
AC) NAXDU< /ET Pm:B. SIZE: 21563 SF (0.50 AC/ AVERAGE IET PARCEL SIZE: 21563 SF (0.50 AC) GE1ERAL PLAN CESIGN<T/Cl't /fAJ
Pff'SENT l(J;JJ,G /£/J.LJ.TI(J-15: lfflc1
lflGHT: PER Oi<PIER 17.20.0Jtx;
HINOCI< PARCEL SIZE· SOOO SF (0.JJ) AC)
SETBACKS:

P/£SEJIT USE:

FflRJSED USE:

ACifSS:

NA)fR
FIE£
SEhE/1
EL9£NTARY SC>ro. HI/ii SC>ro.

SlUR STA TE/ENT:
mm YOO 25· INTERIC11 Sir£ YAll'.l:
5 · /£AR YOO 25· 5Tll'ET SIi:£ YOO JO ·
VACANT /FESICENTIAL}
1£5ICENTIAL
(4 am'.l<INIIJ,/ WITS)
J1lA AVEN.E
s»ITA FE IIJUGATICW DISTRICT CITY CF 5a.AIIA BEAOi CITY fF 5a.AIIA BEACJi Sl<YLIJE EIE£/ITARY SC>01. Trff£Y Pl/ES HIGH SC>ro.

THIS IS A sa.AR SLOO!VlSl(J-1 AS 1£00/f£D BY Tl£ SU:lJIVlSICW (H)INAIU. ALL PAFKB..S TO HA\.f AT LEAST 100 SfAJAI£ FEET CF IUBST/l.C'TFD ACCESS TO SlN.IGHT r,., Tl£ 9.!ILDABI.E P/JlTl(J-1 CF Tl£ PmR.

TlRXiRAl'tiY IS /RONN F1VI AERIAL PIDT/X;RAPHY B'/ PASCD OOIIEEAOO ANJ nao VERIFIED °" ALG.5T 24. 2006 BY PAEW E>EMERIIE EARTHWORK QUANTITIES:

WT llfLOW/ OOTSII:£ STRCT'Ll£S 2280 CY/ 2.5511 er
FJLL EE.OW/ OOTSICE ST/l.CTIHS 0 CY/ 20 CY
EXCA VA. TICII FOO FOOT1113S 30 CY
FEJ,CJVAJ.../ FECCH'ACTI~ 200 er
AGGf£GATE 2.88() er
Df'fRT I EXPC11T 2.5Xl CY £XPCl1T
• EARl'IHFI( OOA/1'/ITIES JI£ ESTJHATED FC1l PEFNIT AWOSES l\'l.Y Al{) 1Eff£SEJ/T mf',CTED (IN PLACE! VG\'..tJES 011.Y. TIESE VALtES JI£ CALCt.UTED r,., A Tl£11£TICAL BASIS. ACTUAL OOA/1'/ITIES NAY VARY a.£ TO re5ERVEV fH!IN<AGE AICJ/C11 SIE1.L FACT/JlS.

NAP Fff£PAF£IJ BY.·
O.OTE FfEPA1£1/:
fEYJS!(J-15:

ARll.IUJ OltSTAL OOIJESUJlJ PO OOX 12'6 CJHJIFF BY Tl£ SEA CA 92007 (760/ 334-1373 BRIAN AFJJa.l/lJ, ff:E 71651 fXPIRATICW DATE: 12-31-2025 7/3/2023
J2/5/2024

ENGINEER OF WORK
BRIAN AiOO.I/IJ, ff:E 7J65J
a ARDO

LINO COAS

TAL ENG

INEERING
PO BOX
1226, Ca
rdiff by the Sea, CA 92007
[email protected] I 760-334-1373
- ~ ACE 22--03
PR.EL!fvf!NAR.Y GR.AO/NG PLAN
JOA A VENIJE 4

JOA AVENIJE, SOLANA BEACH, CA
APPivxn,•m: LOCATla/ rF --b_--- EX HATER s· HATER MAIN __..;e---------'-2•'--·----1-1---1 ~ ACCESS EASE>ENT -:;
PER OOC /EC JV3/25 I IN BOO< ma P. 374 6 ' HICE sa;E £ASElEIIT PfR OOC /EC IJ/3/25 IN 00'.l<I JJ.l5. P. 2BS

I EX SIOCWAL
I
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EX SllD'.

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EX~PCH
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I PERVIOU5

I PAVERS
I ~RV/OU5
~ PAI/ERS
_-"i..1.~·--+ +--U--..ut,,----'~!!.__c __ l

1..f"i r .l,:.. E\::

TW 126.5
8',llFG 120.5
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TG JJ9.8 11
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GNIAGE HALL----..11
UNIT I 11
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LOHER ff 112.8b \\
LOHER PAD 112.Jq 11 BAsa£NT •ALL
MAIN ff 123.04 1r---
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TG 109.6-If 108.6 UNIT 2 I\
LOHER FF 110.86 \ I
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If 121.9
LON:R PAD 110.Jq I I_ ..,,-BASflEIIT HALL
MAIN ff 12/.04 1 r MAIN PAD 120.31 11
11'- ________ _
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LOHER PAD 108.Jq i, .-BASEl£JIT WALL
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MAIN ff 117.04 V--
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TttfiFG 133.0
Bl!l!fG J29.0 EX 133.0
Tlll!FG J29.0
8lliY'G 126.0 EX 132.•
Tll!IFS 129.0
811!/fG 126.0
EX 131.9
TFH 135.0
T'llt!FG 1322
o Bll!lfG 127.0 • EX 1322 .0
T>,f/FG J27.0
81¥G 124 .0 EX 129.5
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TH!!fG J29.8 BWl!l'G 127.0 EX J29.8 TFH 131.0
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---EX PilE T/£E TO
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T>,f/FG 123.0 ~=g i~:g B>#!FG 120.0 fX 128.0 EX 127.7
ICX)]FlfDIG-~.. I !M¥'G 105.8
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TPl/114.3
IM¥'G112.1
Bl/!IFG 107.B EX 112.J
5 HEET ::2 OF S
CAL TR.ANS TREE NOTE,

EXISTING ONSITE TREE IN CLOSE PROXIMITY TO
THE CAL TRANS RIGHT-OF-WAY SHALL BE REMOVED.

A CAL TRANS PERMIT SHALL BE OBTAINED FOR THE
REMOVAL OF THE TREE.
a ARDOLINO COASTAL ENGINEERING
PO BOX 1226, Cardiff by the Sea, CA 92007
[email protected] I 760-334-1373
-~ ACE 22-03
CROSS SECTIONS 4 DETAILS SHEET 9 OF i3
IOAAVENVE ~ Pfla'£llrr we
j-1.:.J-OOH /JEIJICATIQN
I I
JL,
DA.9ED LIIE' IFPFEf£NTS\ EXlSTIM, CCIIJITJ~S \
6ARA6E
CF HD.:16 ,,,-- FF l/Q.1;15 PAD .iJD.19
UNIT 2
FF l2J.il4 PAD l20.37
!OA AVENUE 4
/OA AVENUE, SOLANA ElEACH, CA

CALTRANS
Rl6HT-OF-Y'IA Y
R£T HAU

CROSS SECTION A
748 /DA AVE ,-TY L/1£
I
I F1i1il'
~'l.L

PCC HALI(
UNIT I
FF JJ!.'.B6 PA!J JJ2J9
DASIED LI/£ f£Pf£5£Nf5\
EXl5T!MJ __ CTIIV1f!O'l5_ _ .... l
UNIT 2
FF J/0.86 PAD J/O.l9
H.T.S,
UNIT 3
FF W8.B6 PAD l00.J9
1'¥lCPEJITY we- I 804-808 "i 1DA AVE
I
ffllF-_ I W"1.L
UNIT 4 PCC HALK /
!k.~> ~ '~a,59 lit f£001Rfill / /

CROSS SECTION B
VOID FILLl:R - JIB" TO 3/8" l mr ,lfffi)f'f!) PAYal WI ~m. (fl).8/ Ac-6'El.11E IN voms~ tffcftID~Wf?/~;siic £ BEWIJ-JJ = -a· m1a< CF
6JJ6,li:~Jii~-u------••-- _ ., ... ,-_···-~=-·. ''!-_ ·_ro ___ 318" (fl).B)AGGRE!iATE IH M!J : ,, " ' ! '~ 1J!:SM1f? MJ~;/~ = • : • . • • . - • H!H 6" 1HJCI( CF 3/4" . . . , •. . : , 'iffNc°n.Nts-J:Is~ TD
- • • • FC11 ACl'UAL mJ(l<N;$$ &
SDR .ltEGWl" ro EE-- 1F AWLJCA/J!.£. F/1l Flf'E
!,()TES; CCWACTEIJ TD e5.1 A!l'A/lAll,5 (1-1-.20} LOADil,t; - ALL A-1E IVS1 BE C!.EAN/nAS'£D /Kl Ff££ OF FP£S ISAtll. $/l.T. fTCJ - 11£ PAvrns SHALL mr llE SEALED Ct-CE 1!£ vow FD.I.SI HAS /JfEN AJ:00] ~Di ro.RSE 5l'll,LI. 8E Vll)IMT(JIY C(Wl<CTED B£Frl£ fUCEl£/IT OF lcXT co:R5E - /l} llffRV/0:,S wei C1I FlL TEii FAIJRIC IS ro 8E USED • El'ECTAL AFP/lOVAt. ffcWTREfl Fffi USE IN HIGltr EYPIJSM SOil. - SUJ/1ll.lN IMY BE i£GUIFEJ W15TFiCTICtl llJ1£·
- PA\'EllS TO BE l.1lVEPBJ /Jl! P/llJl'ECl"Ell WIJ/.6 CO'i5TW;TIC11 PERVIOUS PA VER DETAIL /1.f.S.

APPll()Vl'IJ EGUH'AWff A.ANTS ()"YP I
PL 5• !tl.fT WI ~ INST"1.L DEccrt<TIVf I ATRII.I< GR<ITE CDB!U RlP~ilAP s· PCC
12' MINJI-IJ,j Jo· curCFF;"1.L J 'I'.\ 4" PVC PIPE
FET h1
ALt PER PLAN.
~'W~ 'MWrrj r!lGOUGHT Tfl.ff!ANT
WATER Fllro'IM; TO SATISFACTICW DF ·1·· -,-.;. .·.;. ·.-,-:- cEOJEQ-t,/ICAL ENGl1'£ER ,
SOB..• LAYER SHALL BE folffl!J.lf..N 16" 0CEP ITH Ml /<DRE lliW 5% a.Ar (XJNTENr. T>£ NJX wrosr C11 ~ 1<..tDt oo 20% TOPSIJ/1- FREE 51lWS. ROOTS: (l!l $!Mn.AR CB.ECTS. Ml! At.SO FREE OF /,OXIDIJS llrEOS. •• 314" CRl5l£D ROG< LA\'m 5™tl BE A HII/IJOI OF ID" GIJT MAY BE WiFl'laJ TD n-=ASE 11£ IIFI!.TRAT!(N Alli 5T/1lASE ABILITY DF 11-E 1:€TATL ALL BT(¼TE>IT!(N PtAI/WlS TO BE CE'PESS/iD 4T LEAST 10· IJaDI/ ADJAC£Nr FJ//151£D SJ.HADE B"MPI DETENTION BASIN DETAIL /f.T.S,

SHORING NOTE,
~W/M~IiMW'CilARY-..,-1------~VAl!=I=l:=S•~-ni-!-3J-.Q---I ~~H~J'.~r'IAY SCUD Ll!E FEPPESENT5 PROP05E.D F IIIIS/£0 GRAlE
I :..__S!BIJ/VISilW BORY
I 5· RIGHT-<F-HAY
DAS1£1 Lrte llS'i£SErns, I Ex1srn;:; m.orrm,s .. _ 1 TJ<C>FG JJJ.o I
I
I
I
I
I
I
I
CROSS SECTION A - WALL DETAIL If.TS.

DUE THE LIVE SURCHARGE OF THE NEIGHBORING

DRIVENAY ON THE PROPOSED STRUCTTJRE, SHORING SHALL
BE REQUIRED ALONG THE SOUTHERLY PROPERTY LINE.
a ARDOLINO COASTAL ENGINEERING
PO BOX 1226, Cardiff by the Sea, CA 92007
~
[email protected] I 760-334-1373

SITE PLAN
SCALE: 1 " -10'-0"
RETAINING WALL 42"
MAX ABOVE GRADE. TYP
IN F Y.SB
-- SI__
TE STAIR fl , 1/
+1.13 33
,.SLOPE
+l.1333
..
+1.11.33
I
+-109.00 I
_SLOPE
.. SLOPE
10'·6" X 19'-0"

GUEST PARKING
+109 33
,_SLOPE
UNIT 1: 3 BEDROOM
9·-0• X 19'-0•

PARKING, TYP
9'-0" lt 19'-0"

PARKING TYP
9'·0" X 19'-0"
PARKING. TYP

LEVEL L
+123.04'
PATIO
UNIT 2 : 3 BEDROOM
LEVEL 1.;
+121.04'
•• +12300
PATIO
UNIT 3 : 3 BEDROOM
LEVEL 1
-'"119.04'
--
\
\
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+12.LOO
PATIO
+119.00
UNIT 4 : 3 BEDROOM
9 '-0" X 19"-0"

PARKING, TYP
LEVEL 1:
+117.04'
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OPEN SPACE. TYP
250 SF / UN1T
(1.000 SF TOTAL)
POTE NTIAL TD!PORARY CONSTRUCTION

IMPACT AREA FOR CAL TRANS WALL

CONSTRUCTION (NO SCHEOULEI
OPEN SPACE. TVP
250SF / UNIT
(1,000 SF TOTAL)
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OPEN SPACt, TYP
250 SF / UNIT
('1.000 SF TOTAL}

PROPOSED RETAINING WALL / BARRIER

OPEN SPACE TYP
250SF / UNTT
(1.000 SF TOTAL)

POTENTIAL FUTURE FOOTING EASEMENT FOR

CALTRANS WALL AT ADJACENT PROPERTY

NEW STANDPIPE LOCATION
omB121
DRP/ SOP 07/ 25/ 23

SUBMITTAL
ORP/ SDP 04/ 18/ 24

RESUBMITTAL
ORP/ SDP 8/ 13/ 24
RE:SUBMITTAL

ORP/ SOP

RESUBMITTAL
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12/20/ 24

ARCHITECTURAL

SITE PLAN
AS1.0
0 ~ 24' 3 __
o ·
..

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' .... I 118 7
• \
LEGEND
■ BASEMENT

EXEMPTION

PARKI NG

EXEMPTION

GROSS AREA

EXTERIOR

COVERED AREAS
EXTERIOR DECK; PATIO
□ GROSS LIVING AREA
23' u ·
OUTltNE OF LEVEL 1 ABOVE
b SEE AREA SUMMA.RY FOR
FAR SQ FOOTAGE PEA ,.,
"' UNIT
718SF
I ~
U27
I
20' ' ,,.,,.
:..
~
756 SF
:..

LINE OF 6 0't. BUAi ED BASEMENT
BASEMENT. Afi'r PORTION OF A
BUILDING sroRY WHICH HAS AT
LEAST GO PERCENr OR MORE OF s rHE STORY HEIGHT BELOW THE ..,.

FINIS~ED GRADE OR PRE EXISTING .'
GRAD£. WHICHEVER ,S LOWER :::
756SF
756SF
22' 4 1/2"
...
;:,
~
~
:..
~

AREA PLAN BASEMENT
SCALE: 3/ 32" • 1'-0"

AREA SUMMARY DECK / PATIO
LEVEL UNIT1 UNIT2 UNIT 3 UNIT4
LEVEL 1 (MAIN LEVEL) COVERED 457 457 457 457
LEVEL 1 (MAIN LEVEL) UNCOVERED 437.5 437.5 437.5 437.5
LEVEL 2 (UPPER LEVEL) 178 178 178 178
SUBTOTAL 1.072.5 1,072.5 1.072.5 1,072.5
TOTAL AREA 1.072.5+ 1,072.5+ 1.072.5+ 1,072.5 • 4.290 SF 52· r

EXTERIOR DECK
s (UNCOVERED)
62 SF PATIO
" ~ (COVERED)
~ . 130 SF
EXTERIOR DECK "'

AREA SUMMARY
LEVEL UNIT 1 UNIT2 UNIT 3
LEVEL O (BASEMENT / GARAGE) 985 982 982
LEVEL 1 (MAIN LEVEL) 1.405 1,405 1,405
LEVEL 2 (UPPER LEVEL) 1,047 1,042 1.042
LEVEL 1 OECK 424 424 424
SUBTOTAL 3,861 3,853 3,853
BASEMENT EXEMPTION -718 -756 -756
PARKING EXEMPTION -126 -100 -93
SUBTOTAL 3,017 2,997 3,004
TOTAL FLOOR AREA 3,017 + 2,997 + 3.004 + 3,018 • 12,036 SF ALLOWABLE FLOOR AREA • 16,611 NOTE;

ALL DIMENSIONS ARE MEASURED FAOM THE EXTERIOR

WALL SURFACES
'-,5' 81/2" 8' 7 1/2" 20 10"
!COVERED AND £~CLOSED EXTERIOR DECK
!COVERED)
1 78SF' 1,047 SF
b
~
ON 3 SIDES) 424 SF
£XTERIOR DECK
(UNCOVrRED)
62 SF

EXTERIOR DECK
(COVERED ANO ENCLOSED
ON 3 SIDES) 424 SF"
iil

EXTERIOR DECI(
(UNCOVERED)
62SF

EXTERIOR DECK
{COVERED ANO ENCLOSED
ON 3 SID£SJ 424 SF
~
9' G 1/2"

EXTERIOR
1UNCOVEREO

DECK -)
62SF
EXTEnlOR DECK
{COVERED ANO ENCLOSEO
ON J SIDES) 424 SF
22' , . 16' 1 112·
:..
!l
UNIT : •~

1.405SF :fl.

UNIT3 1,405SF
9' 61/2" 22· , . 16' - 7 .112·
------- --
g· 61/2" 22 ,i• 16' 71/2"
- -
AREA PLAN LEVEL 1
SCALE: 3/ 32" • 1'-0"
PATIO
(UNCOVERED)
279SF
.
~
:..

PATIO
(COVERED)

1.30SF
PATIO
(UNCOVERECJ
279 SF
PATIO
(COVERED)
130 SF
EXTERIOR DECI<
!COVERED)
178SF
B' ·O·
.,
in

EXTERIOR DECK

PATIO (COVERED)
!UNCOVERED) 178SF"
279SF
PATIO
{COVERED)
. 130SF
"' EXTERIOR OE.C K

PATIO (COVERED)
(UNCOVEREDJ 178 SF
:279SF'
13' g•
15 81'2"
STAIR
8' 1 1,1 2• 14'- 9 1/r
e· o· 13' g· 8 ' 71,,2" 14'· 9 J./2"'
8 71/ 2"
1,042 SF
.,
~ STAIR
s· o· L]'. g· .. 71/2" 14 91/2"
l.S' e 1/2" 8' 71/ ~ 20'· 10"
lo
~ !u~•• 1.042SF
~ ~ STAIR
e·-o· 13' 9• 8 ' 7112" 14' 9 1/2"
AREA PLAN LEVEL 2
SCALE: 3/ 32" • 1'-0"
;.
,;
~
UNIT4
982

1.419
.1,042
424
3,867
-756
.93
3,018

ORP/ SDP

SUBMITTAL

DRP/ SOP

RESUBMITTAL
08124121
07/ 25/ 23
04/ 18/ 24
ORP/ SDP 8/ 13/ 24

RESUBMITTAL
DRP/ SDP 12/ 20/24
RESUBMfTTAL
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BASEMENT HEIGHT
UNIT MAIN LEVEL BASEMENT (PAD) BASEMENT 60% BASEMENT 60% BASEMENT # LEVEL 1 LEVEL 0 STORY HEIGHT STORY HEIGHT EXPOSURE (MSL) 1 123.04 112.19 10.85 6.51 118.7
2 121.04 110.19 10.85 6.51 116.7
3 119.04 108.19 10.85 6.51 114.7
4 117.04 106.19 10.85 6.51 112.7
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STORAGE
REFUSE

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10'-{j" X. 19'-0"
GUES1 PARKING
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...
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REF\JSE

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PROPOSED GRADE I PAO
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UNIT 2

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UNIT 1
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FACE OF GARAGE WALL
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SMOOTH S'TUCCO
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MECHANICAL
SCREC~
---------·------------------- ... •122-72 PROPOS£0
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PADATUNIT1
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LIN[ OF ~ BELOW GRADE

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_ .... -- ---- --
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LEVEL O {BA.SEMEN'T GARAC.E)
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LINE OF 60 8£LO\Y GRAO(
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EXISTING GRADE
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SMOOTH STUCCO
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SCREEN INFILL
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PRIVACY WALL / SCREEN TYP.

SCALE: 3/ 16" • 1'-0' (UNIT 1 SHOWN )
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25' HEIGHT LIMIT
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RITAINING WALL

W/ PLANTER
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BU ILDING

SECTIONS
As nkatrd
A3.1 AP
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... +:;1.41.14
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... +117 04
1-!A!J.

UNIT3

GARAGE BEYOND
.. +14514
11,,
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UNIT2
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GARAGE BEYOND
•• f121.04
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.. _______________ __:+147,14
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GARA.GE BEYOND
•• +1230"4
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- - ......L

DRP/ SDP

SUBMITTAL

DRP/ SDP

RESUBMITTAL

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ORP/ SDP

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07/ 25/ 23
04/ 18/ 24
8/ 13/ 24
12/20/ 24

BUILDING

SECTIONS
As1,'ICIK:at1d
A3.2
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7 ,-
J'J
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0 c.>
2X WO PRIVACY SCREEN
REF

HIGH WINDOW
SKYLIGtff ABOVE
BEDROOM 2/
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r r---'.

E'AilQ.AL
lIBAfil.
10'
0 ~s: Alli ~;----;:, L~;;,4.~-=--; . ~~ .. o~:--D_ LE_V_~_L_1_TY_ P_. ________________________ _ 22· 51. 2-
PARl'IING
9'-0• X 19'-0•
£V READY
CHARGING ST.ATION
GABAfil RE:FUSE/RECVCLE

I STORAGE
:--,
10'
0 ~ S: AITT: ~~L:;:;:- 4~~~:;;:- -0~-D_B_A_S_E_M_E_N_T_:_P.=: LA_:_:N___:______::_ TY_:_:_P_:__. _______________ ____ _ 01f06f23
DRP/ SOP 07/25' 23

SUBMITTAL
DRP/ SDP 04118/ 24

RESUBMITTAL
DRP/ SDP 8/ 13/ 24
RESUBMlTTAl
DRP/ SOP 12120/ 24

RESUBMITTAL
c:::
:::,
0 u...

U-1
>
<(
<(
Cl

ENLARGED
PLANS
A4.1
7 C
u
0 z.

LDW.8-0l)f
OPEN TO LEVEL 2
DECK
OPEN TO LEVEL 1
DECH

CLASS A TPO ROOF
... +13705
.... t,14 7 1 4
L ~ ",,, V j
MECH
MECH
I
I
u
_J ----
'1
"
~

MECH SCREEN
1/4"11 ·-0:.
~ ' LQWBllQE
. c;, '
"
~
.... +142 55
•• +-132 39
0ws~A~~~,L~µ"4~:-:--:-~~.-0~:--D_ R_O_O_F_P_L_A_N_TY______:_ P ___ • --------------- -----=-~ ===• 0 •

OVERHANG
BELOW
.... +132 39
1L-
----,"
I .... -+ 132 39
~
.... +13214

SKYLIGHT
.MASIER

6.W.B.QQM
OPEN TO LEVEL 1 •· • SHYUGHT
DECK +137 05 I
---1 '-------
ii
[f]
[fj]

J SHOWER
~ _J
.M....6AI!:i

SKYLIGHT
I •132.39
BEDROOM 3
ill!R
10'
~
;;
~
i
§

ORP/ SOP

SUBMITTAL

DRP/ SOP

RESUBMITTAL

DRP/ SOP

RESUBMITTAL

DRP/ SDP

RESUBMITTAL
c:::
=>
0 u..

LU
>
<C
<C
C
OJ/06123
07/ 25/ 23
04/ 18/ 24
8/ 13/ 24
12/ 20,'24

ENLARGED
PLANS
"""''"'
A4.2 ,, ------
(/')
7 C
c.;,
0 LL.
to
r1
I I
I I
I I
I I
I '
I I
I I
I I
I I
I I
I I
I I
I I
I I
I I
I I
I
-----
LINE OF so, BASEMENT EXPOSl.lRE
I
I \\ •14472
. .. 1\
I •134 3\
1'L
1 ~ 13439 I 2
/ SPS
I \
\
I
~
A 30
t132 39
LINEOF6~
BAS£MENT EXPOSURE \
-----
,t,14714 ti-44 55
12 "'14514
-----
-+142 55
--138 55
52 } +12839
I
I' I
I
I
-------------------- ----+
7 \
\
\
\
\
\
\
\
\
\
' \
\
\
\
' \
\
\
\
\
LEGEND
STA1R TOWER

CLERESTORY
LEVEL 2 ROOF
LEVEL 1 ROOF

GARAGE ROOF

STORY POLE TAG
\
' \
\
\
\
\
' \
\
\
\
' \
_J
- :-CAT_LE0_1_~-~-1-~-.~-L_E_P_L_A_N ____________________________________ (2) 1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 • 20
" 21
22 23
24 25
26 27
28 29
30 31
32 33
" 34
"'35
36 37
38 39
40 41
42 43
44 45
46 47
••45

STORY POLE SCHEDULE

BASE POLE PLANNED POLE PROPOSED GRADE

ELEVATION ELEVATION LENGTH
(EXISITNG
GRADE)
119.66'
120.04'
120.39'
123.27'
123.21'
124.46'
125.45'
127.21'
128.12'
127.78'
126.95'
125.17'
124.16'
122.02'
120.76'7
119.54'
120.25'
120.45'
121.88'
123.69'
125.47'
127.87'
128.81'
127.78'
127.65'
124.60'
123.50'
121.63'
120.15'
118.98'
119.53'
119.58'
121.09'
122.83__. '
125.08"
127.15'
127.70'
126.19'
125.88'
123.31'
122.57'
121.75'
118.79'
118.07'
118.38'
134.39' 14.73 112.19'
134.39' 14.35 112.19'
144.72' 24.33 OVER BASEMENT UNIT 1 - CLOSEST
147.14'
147.14'
147.14'
147.14'
144.55'
134.39'
134.39'
144.55'
147.14'
147.14'
139.05'
144.72'
134.39'
134.39'
142.72'
139.05'
147.14'
147.14'
144.55'
134.39'
132.39'
142.55'
145.14'
145.14'
137,05'
142.72'
132.39'
132.39'
140.72'
137.05'
145.14'
145.14'
142.55'
132.39'
130.39'
140.55'
143.14'
143.14'
135.05'
140.72'
130.39'
130.39'

23.87 23.93

22.68 21.69

17.34 6.27

6.61 17.60

21.97 22.98

17.03 23.96

14.85 14.14

22.27 17.17

23.45 21.67

16.68 5.58

4.61 14.90

20.54 21.64

15.42 22.57

13.41 12.86

21.14 ADJACENT GRADE 119.39 (ADJACENT

SITE WALK)
122.37'
122.37'
122.37'
122.37'
122.37'
122.37'
122.37'
122.37'
122.37'
122.37'
122.37'
OVER BASEMENT UNIT 1 • CLOSEST
ADJACENT GRADE 122.37 (MAIN PAD)
110.19'
110.19'
OVER BASEMENT UNIT 2 • CLOSEST
ADJACENT GRADE 120.37 (MAIN PAD)
120.37'
120.37'
120.37'
120.37'
120.37'
120.37'
120.37'
120.37'
120.37'
120.37'
OVER BASEMENT UNIT 2 • CLOSEST
~ CENT GRADE 120.37 (MAIN PAO)
108.19'
108.19'
OVER BASEMENT UNIT 3 • CLOSEST
ADJACENT GRADE 118.37 (MAIN PAD)

15.96 118.37'

22.31 118.37'

20.06 118.37'

15.40 118.37'

4.69 118.37' -, 4.20 118.37'

14.67 118.37'

19.83 118.37'

20.57 118.37'

13.30 118.37'

21.93 OVER BASEMENT UNIT 3 • CLOSEST
ADJACENT GRADE 118.37 (MAIN PAD)

12.32 106.19'

12.01 106.19'
118~ 138.72'
121.66' 135.05'

19.89 OVER BASEMENT UNIT 4 · CLOSEST
ADJACENT GRADE 116.37 (MAIN PAD)

1.3.39 1.16.37'

21.22 116.37'
--- " 49
121.92'
123.56'
143.14'
143.14' 19.58 116.37'

14.26 116.37'

3.75 1116.37'

4.85 I 116,37'

14.74 116.37'

19.38 116.37'
60 51
52 53
54 55
56 57
58 59
60 61
126.29' 140.55'
126.64'
123.54'
123.81'
121.76'
121.61'
120.97'
118.62'
117.84'
120.46'
121.72'
121.48'
130.39'
128.39'
138.55'
141.14'
141.14'
133.05'
138.72'
128.39'
133.05'
141.14'
141.14'

19.53 116.37'

12.08 1.16.37'

20.10 OVER BASEMENT UNIT 4 • CLOSEST
ADJACENT GRADE 116.37 (MAIN PAD)

10.55 106.19'

12.59 114.31'

19.42 114.69'

19.66 114.91'
tilllliliSI...Al'HliALlllili'lllliT QESTRUCt)/RE
POLE# 20 14714'1 26 77')
I. TAU.EST POINT OfSTBUCTUBl
UNIT 2 POLE If 20. 21.

UNIT 3 POLE If 34 35
UNIT 4 POLE It 48 49

I PROPOSED
BUILDING HT.
(ABOVE PROPOSED
GRADE)

20.92'

11.67'

25.33'

24.77'

24.42'

24.42'

24.77'

22.18'

12.02'

12.02'

22.18'

24.77'

24.77'

16.68'

22.35'

24.2'

24.2'

22.35'

18.68'

26.77'

26.77'

24.18'

14.02'

12.02'

22.18'

24.77'

24.77'

16.68'

22.35'

24.2'

24.2'

22.35'

18.68'

26.77'

26.77'

24.18'

14.02'

12.02'

22.18'

24.77'

24.77'

16.68'

22.35'

24.2'

24.2'

22.35'

18.68'

26.77'

26.77'

24.18'

14.02'

12.02'

22.18'
124.77'

24.77'

16.68'

22.35'

22.2'

18.74'

26.45'
126.23'
-----1
~
------i
---l
....
----
-
01115122
DRP/ SDP 07/ 25/ 23

SUB MITTAL
OA P/ SOP 04/ 18/ 2 4
RE$UB MITTAL
OAP/ SOP 8/ 13/ 24

RESUB MITTAL
OAP/ SOP 12/ 20/ 24

RESUBMITTAL
c::::
=>
0 LL...

LU
>
<t
<t
Cl

STORY POLE
PLAN
111 1-0·
SPl
"
0:.:

C
.....
tc
SVSB
30' HEIGHT LIMIT
25' HEIGHT LlMIT
-;---,-. __ _
25' o·
R'l'.S B
.... _
--.. ---
SPr9
.134 39'
--------
SP#9
EG 12812'
PG 12272
SPli'a
.l44 55'
........

SPH
14714'
SP;t18 SP.#7
EG 144 55' EG 125 45'
,.J}G 122.:37' PG 122 37·
------------

EXISTING GRACE
SP#6
147 14'
5p,r7
144 55'
SP#6
134 39'
-----
SP#S
EG 124 4G'
PG 122 37'
t:
~
.

N
SPfJ5
- 14714'
SP#S
134 39'

PROPOSED PAD ,/'
1"12237

LINE OF GO'- BELOW GRADE

1.18 7 (AT UNIT 11

EXTENT OF

BASEMENT
BEYOND
....
./' +11870
SP#3
144 72'
5Pll3
EG 120 39'
PG U939'
•• -t-11219
SP#2
134 39'

LOWER PAO
AT UNIT 1
SPl1
134 39'
SPU
122 00'
SP#i
ll9 66'
.... .... ....
25· O"
FYSB
........... 1
r-..... I .....
---------_____ ....... ...,a ... __ _,,
SP#l
EG ll.966'
PG 11219"
0,---;:;; :-:-A~~Eo-:-:
3 ~-:-:-
1 ; :--::- . ~::-
1 .?:::-.L_E_E_LE_v_A_T_1_o_N_-_N_o_R_T_H ________ ______________ _ _ _______________ ___ _ SP,52
128 39'
SP#53
13B 55'
.r 1
SP#~ ~:~~~S' SPUG 140 55' 142.55'
------- ------------1
------------!
SP~50
EG 126 29'
PGU6.37'
SP#SO
138 55'
SP#5.1
130.39'
SP#51
128 39'
SP#37
5Plt38
130.39'
-~ ffiU~
~ ~:~~·, --------------J-~ 1;;,,6~ 1;__
SP#J9
EG 125.88'
SP#36
EG j.27 15'
PG· 118.37'
~UBff ••------••--••
------ I -------- ------ --------- 5P#J8
EG 12619'
PG llB 37' SPIW52
EG 123 54'
PG 116 37'
UNIT 4
!lli!Ll
SP#36
142 55'
SP#37
132 39'
SP#37
130 39·
SP#37
SP124
132.39'
SP#25
142 GS'
SPM25
EG 127 65'
r I
SP#22
142 55'
I
SP#22
EG .127.87'
PG 1.20 37·
EG 127 70'
PG 118 37'
------ _~_i-::~-------------- SP#24
EG 127 79·
PG 120 37'
UNIT 2
SP#22
144 55'
SP#23
134 39'
SP#23
132 39'
SP#23
EG. 12881'
PG 120.37'
SPU.1
144 55'
SPUO
134 39'
--- ------ ....

SPUO
EG 127.78'
PG 122.3 7'
SP#B
1A4 55'
SP#S
EG 127.21'
PG 122.37'
.r -
r -
-------------------- SP#11 -- EG· 126.95
PG 122 37'
UNIT 1
30' HEIGHT LIMIT
25' HEIGITT LIMIT
SP#9
134 39'
I
I 5 a~
' SYS S
PG 122.37'
0,-;;;:; :;-;::--: 03
:-::- ~ 6
:~;;:;-:~
1 .?::-"L_E_E_L_E_V_A_TIO_ _N_-_E_A_S_T ______________________________________ _ 0IIIS/22
DRP/ SOP 07/ 25/ 23

SUBMITTAL
DRP/ SOP 04118/ 24
RESUBMlTTAL
OAP/ SOP 8/ 13/ 24

RESUBMITTAL
DRP/ SDP 12/ 20124
RESU8MITTAL
c:::::
=>
a
u....

L.U
>
<C
<C
C

STORY POLE

ELEVATIONS
3116'• 1 ·0"
SP2
C
LL.
t-
I ,.. o·
I SYSO
I
I
I
I
I
I
I
I
SP#l
I 134 39
I
I
$P#1
lZI OO'
-~-----
SP"1
EG 119 66'
PG 11219'

EXISTING GRADE
---------

SECOND LCVEL STEPDACK FROM
LEVEL O IBASEM NT/ GARA~EI
----
,/'
•140 72
SP,r5I
128 39'
---------- SP,r58
rG 117 84
PG 10619
'
P•57
13872' ---- .

SPll59
.13305'
5Pilll57

1.18 G:r
------ -------------
. ..

SP1159
128..39
SP•61
141..14'
t
.,
~
"'
"'
.------------ SP#60 .. --------· SP#59
EG 120 4G
PG 114 31
•• .. ll
EC 121-72'
PG 11469'
,/' PG +U4 69
.;!;O------- --i---:,::~F-6:~ :t~~;~R~OC- - - - -- ----- • - - - - -- - - - -

11.2 7 (AT UNIT 41
•" 00-(N'T OF BASEM[t.lT
•10619
SP#61
14114'
. . ... .. 13955 25' HEI GHTllt.tlT
SP•53
138 55'
5Pit52
12839'
I
RYSB
------------------- SP•53
---~--------------- SPo1Gl
EG 121.48'
PC 91'
EG 123 81'
PG 11637

PROPOSED GRAOE
SPIS2
EG 123 51'
___ _..~~-~~
0w!;;:;, ~?-;:3
~~
1 :::-.~;:::c
1 .?;:-. L_E_E_L_EV_A_T_IO_N_ - S=--0=--U:....:T:_:_H:___ _______ _ _ ________ ___ _ _____ _ SPK2
1311 39'
SP12
;:---------
PAOATUNl1 1 ..

I • 1.22 37 EG 120011'

11.2 .. ------~:....-------- ----11
•• .. 147 14
SP-'30
U239
SP1130
120 00'
-----------------------------------..111 ... 1n1:":::-::-:-::::-:~::::-::::::::=:::::-=-::-~--------JI ----------------------- SP•16 ---------•• .u.N!I....1
SP•16
EG U954'
PG U 0 19'
u o·oo
!J.N.!I.2
EXISllNG GRAOE SPlrlO
EG 118 07'
PC 10819'
·------------------- SPO0
11800'
sp,,,
130 39'
SPUC
118 00'
SPll'.U
tG 118 07'
PG 10619'
.. •U314
L£\iEL 2 A"ID LEVEL 1 t.RE SET
DACK FROM Lt\JEL O AND
BEYOND 60" BASEMENT LINE
5Pf58
EG 117 84
30' HEIGHT UMlT
2S' ,mcHT LIMIT
SP158
12839
• 0-
SYSB
PG 10619 I
--------------------•------••••----,-I ----1
..----------------------- S
U600 P,58 I · I SPI«
116 00' I I
0rsc;;:A:~3;: :w:~~~-?;:-. L_E_E_L::_E::....:: V..:... A.::..:. T.:..: IO:...:N...:_-..:. W:.:E:::S~T'.___ _____________ _____ _ ___ _ ______ ___ u N1~ =r =4 ----------- - omsm
DRP/ SDP 07/ 25 23

SUBMITTAL
OAP/ SOP 04/ 18/ 24

RESUSMITTAL
DRPt SOP 8 ·13-21

RESUBMITTAL
DRP/ SOP .12/20124

RESUBMITTAL
c:::::
=>
0 L..L...

LU
>
<r:
<r:

Q

STORY POLE

ELEVATIONS
---~lfli • II"
SP3 ,,
L
._,
er
t-
S'PU.5
SP#15
144 72'
EG 120 76'
PG 111 40'
... +U740
SP#14
139 os·
5Pltl4
EG 1.22.03'
PG 122 37'
t 5
SPJ13
147,14·
SP1t13
144 72"
SPfrt13
EG 124.16'
PG 1.22.37

BASEMENT
SP#12
147.14'
SP•12
EG 12517'
PG 122 37'
SP#11
144 56'
SPl ll
EG 126.95'
PG 122.37'
SP•10
134.39'
SP/110
CG 1.27 78'
PG 12237'
0 STORY POLE SECTION EAST-WEST UNIT 1
3 >--
SCALE
-
: 3/ 16" • 1'-0"
--------
SP#29
142 72'
SP•28
137,05'
SP1!'28
rn :121 s3•
PG 120.37'
t 5
SP#27
145 14'
SPfj27
14272'
SP#27
EG 123.50'
PG 120 37

BASEMENT
SPill 2G
145.14'
SP#26
EG 124 GO'
PG 120.37'
SP425
142.55'
SP#25
EG 127 65'
PG 120 37'
SPll'24
132.39'
5Pt24
EG 127 78"
PG 120 3 7'
0 STORY POLE SECTION EAST-WEST UNIT 2 2 f------ --- - - --- SCALE: 3/ 16" • 1'-0" 5Plt43
140.72'
SPl42

1.35 OS'
SP#42
EG 12L7S'
PG llB.37'
f SP•41
14314'
SP#41
140 72'
SP,41
EG 1.22.57'
PG 1.18.37
BASEMENT l
SPlf40
143.14'
SP, 40
EG 143 :l.4'
PG 118.37 '
SP#39
140.55'
5p;;39
EG 125 88'
PG 11837'
SP#38
130.39'
SP"JB
EG 126.19'
PG 118 37'
Q f---; A-:Eo_, 3
_~ 6
-: .-~-0-~-L_E_s_E_c_T1_o_N_E_A_s_r_-w_ E_sT_ u_N_1T_3 _ ____________ _ 0'115/22
DRP/ SOP 07/ 25/23

SUBMITTAL
DRP/ SDP 04/ 18;24
RESUBMITTAt
DRP/SDP 8 113 r:2':-

AESUDMITTAL
0RP/ SDP 12120/ 24

RESUBMITTAL
c:::
::::>
0 u...

L.U
>
<C
<C
Q

STORY POLE

SECTIONS
J/16 • 1 -D.

SP4
"'
z
1-
....,
7 SP#~
SP#!i
147 14'
EG 123 21'
PG 122.37'
SP#4
14714'
SP#4
EG 123.27'
PG 122.37'
UNIT 1
SP#:13
147 14'
~
~
~ :;;
::;
"' t: ~ k 2 k
"' ~ ,..
~
i SPIii ◄ SP#20 i EG 124 16' EG l.23 69' ~ PG 122.37' PG 120 37' r
SP#27
14514'
SP#27
EG 123 50'
PG 120 37'
--------Ii.-_-__ -_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-.._--- .... BASEME UNIT2 4 12037
l EXISTING GRADE
SP4 SPS
SPU.6
134 39'
SPU.6
EG 119.54'
PG 110.19'
SP#17
134 39'
SPUl
EG 120 25'
PG 1.10.19'
SP#19
142 72'
l
t
SP#20
147.14' =-=-==--=----
L
-- ----------
SP#l.8
EG 120 45'
PG 120 37'

BASEMENT
• PAO AT BASEMENT UNIT 2
• .f-11019
----
SP-20
EG 123 G9'
PG 120.37'
--------- -------------

EXISTING GRADE
SP#21
14714'
SP#21
14514'
SP#22-
EG 127.87'
PG 120 37'
------------- SP,t21
EG 125 47'
PG 120.37'
PAO AT LEVEL l UNIT 2 •
• -+120 37
SP#22
144 55'
--- SP#23
EG 128 81'
PG 120 37'
SP#23
134 39'
--------
0>--~ -A~ -~ 3
-~ 6
-: _-~-0?-L_E_S_E_C_T_IO_N_E_A_S_T_W_ E_S_T_U_N_IT_2_ A_T_H_IG_H_ES_T_PO_I_N_T_O_F_S_T_R_U_C_T_U_R_E_ T SP#34
l.45.1-4 '
SP#34
I EG 122 83'
PG 11B 37'
5p,,-41
14314'
SPJt41
EG 1.:22 57'
PG 11837'
----------- 1-b --------------------- .... 8A.5EME T UNIT 3 <t-11837

PROPOSED GRADE
4 SN
SPli48
143.14'
SP,,48
EG. 121.92'
PG 11637'
SP#55
14114'
SPM55
EG 121.61'
PG 116 37'
----------- ---------------------
BASEM1T
....

I ~ +11637
4 I
--------

BASEME T
I
1 SPMGO
141.14'
SPM6()
E.G 121.72'
PG 114 69'
01---~A-~o-, 3
~_
1 ;-._-~-0-0.. LE_ _S_E_C_T_IO_N_ N_O_RT_H_-_so_uT_H ____________________ _________________ _ :,;
..
.;
~
!
~
c::
=>
0 L-1-
L.I..J
>
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08mt/15

STORY POLE

SECTIONS
3/lfi'• l ·O' ----
SP5
"""
,c.
,_
,
Cf'
0e--:A-~O-, R_Y_P_O_L_E_A_X_O_P_R_O_P_O_S_E_D __________ _ 0t---:A-~Eo_, R_Y_P_o_L_E_A_x_o_E_x_1s_r_1N_G _____________________ _

DRP/ SDP

SUBMITTAL

DRP/ SDP

RESUBMITTAL

OAP/ SOP

RESUBMITTAL

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0 LANDSCAPE NOTES 1. AT THE TIME OF COMPLETION OF THE INSTALLATION, A CERTIFICATION OF

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NSED

PROFESSIONAL
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A, ALL LANDSCAPE WORK HAS BEEN INSTALLED
A

ND COMPLETED PER
THE PLANS APPROVED BY THE CITY OF SOLANA BEACH. B. A HYDRO-ZONE DIAGRAM SHALL BE PROVIDED ADJACENT TO THE IRRIGATION CO NTROLLERS, C. THE PERSON OPERATING THE SYSTEM SHALL RECEIVE ALL REQUIRED MAINTENANCE AND IRRIGATION PLANS. D.ALL REQUIRED SOIL AMENDMENTS SH A
LL BE

INCORPORAT
ED ANO
VERIFIED BY THE LICENSED PROFESSIONAL. E.THE FOLLOWING SHALL BE SUBMITTED WITH THE CERTIF

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1) A COPY OF THE AG
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2 ) A MAINTENA

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IRRIGATION.
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TIMES AND WATER USAGE CONSISTENT WITH THE APPROVED
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WATER USAGE COMPLIANCE ETWU < MAWA (18,430) < (51,352) • COMPLIANT

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r-------1 LOW WATER USE
(LW •
0 .3) HYDRO ZONE 1 I I
L _____ __ J DRIP / MICRO SPRAY (I
E • 0
.81)
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0 .
6 ) HYDRO ZONE 2 I I l ____ ___ J DRIP / BUBBLER (IE• 0.81) r-------, LOW WA

TER USE
(LW •
0 .
3 )
H
YDRO ZONE 3 I I
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STATEMENT/ SIGNATURE

I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE ANO IRRIGATION PLANS

CONTAINED

IN THE CITY
'S WATER EF
FICIENT LANDSCAPE REGULATIONS. I HAVE

PREPARED THIS PLAN IN COMPLIANCE

WITH THOSE REGULATIONS AND THE LANDSCAPE
DESIGN MANUAL. I CERT

IFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO

PROVIDE AN EFFICIENT USE
OF WATER.

BRIAN CHURCH, AIA

ESTIMATED TOTAL WATER USE (ETWU) WORKSHEET

LINE HYDRO-ZONE NUMBER
1 2
EVA

POTRANSPORTATION RATE
(ETo)
SEE
"
A" BELOW 1
CO

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-
.62 2
(LINE 1 X LINE
2 ) 3

PLANT FACTOR
(PF) 4
0 .6 0.3 SEE "B" BELOW
HYD
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(HA) 5
- IN SQUA
RE FEET 448 556
(LINE 4 X LINE
5) 6 268
.8 166
.8
IR

RIGATION EFFICIENCY
(IE) 7
0 .81 0.81
(LINE 6 / LINE
7) 8 217
.7
1 3
5 .1
SUM OF LINE 8 BO
XES
(+ SLA) 9
LINE 3 X LINE 9

ESTIMATED TOTAL WATER USE
- ETWU 10
(GALLONS PER
YEAR)

TOTAL SHALL NOT EXCEED MAWA
TOTAL LANDSCAPE AREA=
3 ,673 SF
3 4 5
USE 41
(WEST OF
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0 .62
25 ,42

0.1 0
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141 147
.9 57
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ZONE 5
128SF
ZONE5
188SF
ZONE 5
262 SF
ZONE 1
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6 0,6
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296SF
\
ZONE 3
460SF
ZONE3
338SF
ZONE 4
493SF
ZONE 3
280SF
ZONE 3
332SF
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SYMBOL COMMON NAME BOTANICAL NAME WUCOLS PLANT MATURE SIZE INSTALL SIZE Image _j_ _FACTOR (PF) (HT. x DIA,)

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AD SENTINAL MANZANITA ARCTOSTAPHYLOS DENSIFLORA VERY LOW .1 6'x6' 3 GAL

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--tPA CERCIDIUM 'DESERT MUSEUM' PARKINSONIA ACULEATA VERY LOW 0.1 16' X 10' 36" BOX MULTI -r ---~
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NOTES

1. ANY SUBSTITUTIONS TO THE PLANS REVIEWED AND

APPROVED BY THE CITY COUNCIL WILL REQUIRE REVIEW AND
APPROVAL BY THE CITY STAFF PRIOR TO INSTALLATION. ANY

SIGNIFICANT DEVIATIONS WILL REQUIRE AN ADDITIONAL
REVIEW AND APPROVAL BY THE CITY COUNCIL.

2. PROVIDE 3" OF TOP DRESS MULCH IN ALL PLANTING AREAS
WHERE SOIL IS EXPOSED.
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PLANTING
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November 1, 2023 13819
Mr. Brian Church
Brian Church Architecture
507 South Cedros Avenue
Solana Beach, California 92075
Subject: Updated Biological Resource Assessment Letter Report for Property along Ida Avenue, City of Solana Beach, California
Dear Mr. Church:

This biological letter report describes the existing biological conditions, analysis of sensitivity of the habitat, and preliminary impact analysis of the Ida Avenue property (proposed project). The proposed project encompasses approximately 0.51 acres and is located along the eastern side of Ida Avenue, west of Interstate 5, in the City of Solana Beach (City), California. Because the project is located in the coastal zone, the California Coastal Commission (CCC) requires compliance with the California Coastal Act, through the City’s approved Local Coastal Program Land Use Plan (LCP; City of Solana Beach 2014). The LCP currently identifies disturbed habitat on the property and does not designate it as Environmentally Sensitive Habitat Areas (ESHAs) or Potential ESHA. Per the LCP provisions, and as requested by the City of Solana Beach, a site-specific biological analysis is required as a part of the development review for the project. The purpose of this biological assessment is to provide a site-specific analysis of the existing site conditions and to discuss the findings in terms of the City’s ESHA designations.

Regulatory Setting
North County Multiple Species Conservation Program
In San Diego County, several resource conservation-planning efforts have been completed or are currently in progress with the long-term goal of establishing a regional reserve system that will protect native habitat lands and their associated biota. The ultimate goals of these plans are the establishment of biological reserve areas in conformance with the State of California Natural Communities Conservation Plan (NCCP) Act as well as streamlining compliance with the federal Endangered Species Act and California Endangered Species Act.

The County has been working with the USFWS, CDFW and stakeholders on a North County Plan for the northern part of the unincorporated county that extends from the area around the incorporated cities of Oceanside, Encinitas, San Marcos, Vista, and Escondido, east to Cleveland National Forest and north to Riverside County. The North County Plan would encompass approximately 489 square miles, including Bonsall, De Luz, Fallbrook, Harmony Grove, Lilac, Pala, Pauma Valley, Rainbow, Ramona, Rincon Springs, Twin Oaks Valley, and Valley Center. The goal of the North County Plan is to bring many of the same environmental and economic benefits to North County as have been realized in the South County through the South County Plan (ICF 2019). To determine the best course of action to reach this desired goal, the County has enlisted the help of ICF to review the current draft version of the plan and provide various options DUDEK

MAIN O FFICE
605 THIRD STREET
ENCINITAS, CALIFORNIA 92024
T 800.450.1818 F 760.632.0164
DUDEK.COM
§¨¦5
Project Location
Ida Avenue Solana Beach Project
SOURCE: USGS 7.5-Minute Series Del Mar Quadrangle
Date: 10/22/2021 - Last saved by: bdokkestul - Path: Z:\Projects\j1381901\MAPDOC\DOCUMENT\Bio\Figure_1_ProjectLocation.mxd 0 1,000 2,000Feet n
Project Boundary
FIGURE 1
1:24,000
0 285 570Meters
R i v e r s i d e
C o u n t y
M e x i c o
?52
?94
?54
?209
?56
?75 ?125
?86 ? ?371
74 ?67
?76 ?79
?78
§¨¦8
§¨¦15
§¨¦5
§¨¦215
§¨¦805

S A N D I E G O

C O U N T Y
Project Site
!(^
DUDEK
TO: BRIAN CHURCH
SUBJECT: UPDATED BIOLOGICAL RESOURCE ASSESSMENT LETTER REPORT FOR PROPERTY ALONG IDA AVENUE,

CITY OF SOLANA BEACH, CALIFORNIA
13819 2 OCTOBER 2023
for endangered species compliance. Based on discussions with the County, five options were identified for the North County Plan. These options are: 1. Project‐by‐Project ESA/CESA Compliance 2. Prepare a Conservation Strategy – No Covered Public or Private Activities 3. Prepare an HCP/2081 (no NCCP) – County Covered Activities Only 4. Prepare an HCP/2081 (no NCCP) – Public and Private Covered Activities 5. Revise the current draft North County Plan to complete as an HCP/NCCP (ICF 2019). The County directed staff to pursue option 5.

Projects within the North County Plan planning area were subject to a Planning Agreement (2021) between the County, the CDFW, and USFWS for the North County Plan; however, the Planning Agreement has expired. The Planning Agreement was intended to determine if project approval would have an effect on the preparation and approval of the future North County Plan. The Planning Agreement outlined preliminary conservation objectives for the future North County Plan. In addition to the preliminary conservation objectives, the Planning Agreement identified an interim project review process.

The proposed project site is located within the boundary of the North County Multiple Species Conservation Program Plan area, but outside of the Pre-Approved Mitigation Areas and Preserve Areas (Figure 2, Project Relationship to North County MSCP).

California Coastal Commission and Solana Beach Local Coastal Program
Under the California Coastal Act, the CCC regulates the “coastal zone” and requires a Coastal Development Permit for development within this zone. The California Coastal Act also directs each coastal city or county to prepare an LCP, which is certified by the CCC, to guide development in the coastal zone. After an LCP has been approved, the permitting authority of the CCC is transferred to the local government. The City of Solana Beach Local Coastal Plan (City of Solana Beach 2014) is an approved LCP.

The City’s LCP consists of the adopted Land Use Plan and provides citywide strategies and policies for land planning, development, and sensitive area protections. The LCP was first adopted on February 27, 2013, and was amended in June 11, 2014. According to Chapter 3 of the LCP, ESHAs are identified and defined as any plant or animal species, including their associated habitats, that are considered rare or especially valuable. These designated ESHAs are protected, and development within ESHAs is not allowed, with the exception of uses dependent on the resources.

Furthermore, any proposed development adjacent to an ESHA shall be designed to prevent impacts that could potentially degrade the ESHA. Exhibits 3-6 through 3-10 of the LCP present the ESHAs throughout the City. Some areas identified as native habitat cannot be decisively mapped as an ESHA without a site-specific study; thus, they are presented as “Areas of Potential ESHA” on Exhibits 3-6 through 3-10.

The project site was determined not to be subject to the ESHA protection policies, and no buffers are required as there is no ESHA on site.

Project Location
The proposed project site is situated between Ida Avenue to the west and the Interstate 5 freeway immediately to the east. It is located just north of the 806 Ida Avenue, and just south of 748 Ida Avenue, in the City of Solana Beach, California. The Pacific Ocean is approximately 1.05 miles to the west. It is located within the Del Mar Quad, DUDEK
§¨¦5
Project Relationship to North County Multiple Species Conservation Plan (MSCP) Ida Avenue Solana Beach Project
SOURCE: Digitalglobe 2017; SANGIS 2017
Date: 10/27/2023 - Last saved by: karakawa - Path: Z:\Projects\j1381901\MAPDOC\DOCUMENT\Bio\Figure_X_NorthCountyMSCP.mxd 0 800 1,600Feet n
Project Site
North County MSCP
Mitigation and Preserve Areas
Outside Pre-Approved Mitigation Area
Pre-Approved Mitigation Area
Preserve
FIGURE 2
1:20,000
0 237.5 475Meters
R i v e r s i d e
C o u n t y
M e x i c o

S A N D I E G O

C O U N T Y
905 ÄÆ
209 ÄÆ
ÄÆ75
ÄÆ52
ÄÆ54 ÄÆ94
163 ÄÆ
241 ÄÆ
125 ÄÆ
195 ÄÆ
ÄÆ56
ÄÆ98
ÄÆ78
ÄÆ74
ÄÆ74
111 ÄÆ
ÄÆ67
ÄÆ86
ÄÆ76 ÄÆ79
§¨¦805
§¨¦215
§¨¦15
§¨¦5
Project Site §¨¦8
!(^
DUDEK
• • •
TO: BRIAN CHURCH
SUBJECT: UPDATED BIOLOGICAL RESOURCE ASSESSMENT LETTER REPORT FOR PROPERTY ALONG IDA AVENUE,

CITY OF SOLANA BEACH, CALIFORNIA
13819 3 OCTOBER 2023
Township 14S, Range 4W, and Sections 1 & 2. The approximate centroid of the site is -117°15′20.3646” latitude and 32°59′7.8936” longitude (Figure 1, Project Location).

Based on the City of Solana Beach Official Zoning Map, the proposed project site is situated within an area designated MHRd, which is a medium-high residential area that permits for 8 – 12 dwelling units per acre. The project site does not occur within any Special Overlay Zones.

Project Description
The project proposes to construct one building with four (4) attached units, as well as associated driveways, patios, and landscaping. The entire Ida Avenue property is anticipated to be developed.

Site Description
The Ida Avenue property currently occupies approximately 0.51 acres. The property slopes slightly to the west towards Ida Avenue. The project site itself is composed almost entirely of disturbed, non-native vegetation, groundcover, and trees. There is a dirt lot in the southeastern corner which stores construction equipment such as wooden planks, wheelbarrows, and other various items including some debris. Existing residential development is present directly to the north, south, and west sides of the property. Topography across the site is characterized by gentle slopes (less than 25% grade), and the site is nearly completely vegetated.

There is a chain-link fence that runs north/south along the eastern perimeter of the project site. The strip of land between the eastern perimeter of the project site and the I-5 freeway is California Department of Transportation (Caltrans) right-of-way (ROW), which is regularly irrigated and consists of predominantly disturbed, native vegetation including California buckwheat and lemonade berry (Rhus integrifolia).

Methods
Data regarding biological resources present or potentially present within or near the project site were obtained through a field reconnaissance and a literature and database review of the California Natural Diversity Database (CNDDB), California Native Plant Society (CNPS), U.S. Fish and Wildlife Service (USFWS) occurrence data and critical habitat, the U.S. Department of Agriculture Natural Resources Conservation Service Web Soil Survey, USFWS National Wetlands Inventory, and USGS National Hydrography database, as described in detail below.

Field Reconnaissance Site Visit
A biological survey of the approximate 0.51-acre project site was conducted by Dudek biologist Shana Carey on October 19, 2021 (Table 1). The survey included a thorough inspection of the site, as well as the mapping of vegetation communities and land covers present and an evaluation of the potential for special-status species and jurisdictional resources to occur. Photographs were captured during the site survey and are included with this report as Appendix A.

DUDEK
TO: BRIAN CHURCH
SUBJECT: UPDATED BIOLOGICAL RESOURCE ASSESSMENT LETTER REPORT FOR PROPERTY ALONG IDA AVENUE,

CITY OF SOLANA BEACH, CALIFORNIA
13819 4 OCTOBER 2023
Table 1. Survey Conditions
Date Time Personnel Survey Conditions
10/19/2021 1100-1300 Shana Carey 71°–75°F, 0% cloud cover, 2–5 mph wind Vegetation Community and Land Cover Mapping
The survey was conducted on foot to visually cover 100% of the project site. A 50-scale (i.e., 50 feet = 1 inch) aerial photograph map (Bing Maps 2016) with an overlay of the project site was used to map the vegetation communities and record any special-status biological resources directly in the field.

The vegetation community and land cover mapping follows the classifications described by Holland (1986). In some cases, Oberbauer et al. (2008) was also consulted as a reference, especially with regards to non-native vegetation communities and land cover types. Areas on site supporting less than 20% native plant species cover were mapped as disturbed land. Vegetation community and land cover mapping was conducted for the entire project site to capture any adjacent biological resources. Following completion of the field work, Dudek digitized the mapped results using ArcGIS and calculated coverage acreages using ArcCAD.

Jurisdictional Aquatic Resources
Concurrent with the field reconnaissance site visit, the entire project site was walked and evaluated for evidence of an ordinary high-water mark (OHWM), surface water, saturation, wetland vegetation, and a nexus to a traditional navigable water of the United States.

Special-Status Plants
All plant species encountered during the field survey were identified and recorded directly into a field notebook.

Latin and common names for plant species follow the Jepson Interchange List of Currently Accepted Names of Native and Naturalized Plants of California (Jepson Flora Project 2021) and common names follow the U.S.

Department of Agriculture Natural Resources Conservation Service Plants Database (USDA 2021).

Focused surveys for special-status plants were not conducted as they are not expected to occur due to the small, disturbed nature of the site, urbanized setting, and lack of connectivity to natural open space areas.

Special-Status Wildlife
All wildlife species encountered during the field survey were identified and recorded directly into a field notebook.

Focused surveys for special-status wildlife were not conducted as they are not expected to occur due to the small, disturbed nature of the site, urbanized setting, and lack of connectivity to natural open space areas.

DUDEK
TO: BRIAN CHURCH
SUBJECT: UPDATED BIOLOGICAL RESOURCE ASSESSMENT LETTER REPORT FOR PROPERTY ALONG IDA AVENUE,

CITY OF SOLANA BEACH, CALIFORNIA
13819 5 OCTOBER 2023
Results
The quantification of biological resources described below pertains to the subject property.

Existing Conditions
Vegetation Communities and Land Cover Types
Based on species composition and general physiognomy of the site, two vegetation communities/land cover types were identified within the project site. The vegetation community and land cover types are described in detail below; their acreages are presented in Table 2; and their spatial distributions are presented in the Vegetation Map (Figure 3, Biological Resources). Sensitive vegetation communities within the City, as prescribed by the LCP, include southern coastal salt marsh, freshwater marsh, southern willow scrub, mulefat scrub, open water/estuarine, beach, southern coastal bluff scrub, southern maritime chaparral, Diegan coastal sage scrub, southern mixed chaparral, coastal sage-chaparral scrub, and non-native grassland (City of Solana Beach 2014). None of these sensitive communities are present on site.

Table 2. Vegetation Communities and Land Cover Types on the Project Site Vegetation Community/Land Cover Acres
Developed (DEV) 0.01
Disturbed Habitat (DH) 0.50
Total 0.51
Developed land, according to Oberbauer et al. 2008, represents areas that have been constructed upon or otherwise physically altered to an extent that native vegetation communities are not supported. This land cover type generally consists of semi-permanent structures, homes, parking lots, pavement or hardscape, and landscaped areas that require maintenance and irrigation (e.g., ornamental greenbelts). Typically, this land cover type is unvegetated, but may also contain ornamental vegetation associated with development. This land cover type is not considered sensitive under the LCP.

Within the property, area mapped as developed land includes a strip of about 4 concrete slabs in the southern portion of the site. This land cover type is not considered sensitive.

Disturbed Habitat is a land cover type characterized by a predominance of non-native species, often introduced and established through human action. Oberbauer et al. (2008) describes disturbed habitat as areas that have been physically disturbed (by previous legal human activity) and are no longer recognizable as a native or naturalized vegetation association, but that continue to retain a soil substrate. Typically, vegetation, if present, is nearly exclusively composed of non-native annual plant species (i.e., weeds). This land cover type is not considered sensitive under the LCP.

The project site is composed almost entirely of disturbed, non-native vegetation and groundcover such as iceplant (Carpobrotus edulis) and various non-native grasses (Digitaria sanguinalis, Bromus sp., Avena sp.). There are also several non-native trees throughout the site including Brazilian pepper tree (Schinus terebinthifolia), chinaberry DUDEK
Biological Resources
Ida Avenue Solana Beach Project
SOURCE: Bing Maps (Accessed 2021), San Diego County 2020, Brian Church Architeccture 2021 Date: 10/20/2023 - Last saved by: karakawa - Path: Z:\Projects\j1381901\MAPDOC\DOCUMENT\Bio\Figure_2_BiologicalResources.mxd 0 12.5 25
n Feet
Project Site
Vegetation Communities and Land
DEV - Developed
DH - Disturbed Habitat
TP - Torrey Pine
Sensitive Tree
!H TP - Torrey Pine
(Pinus torreyana torreyana)
FIGURE 3
0 □
w
DUDEK
TO: BRIAN CHURCH
SUBJECT: UPDATED BIOLOGICAL RESOURCE ASSESSMENT LETTER REPORT FOR PROPERTY ALONG IDA AVENUE,

CITY OF SOLANA BEACH, CALIFORNIA
13819 6 OCTOBER 2023
(Melia azedarach), tree of heaven (Ailanthus altissima), and Mexican fan palm (Washingtonia robusta). Additionally, there are several small patches of native California buckwheat (Eriogonum fasciculatum) and deerweed (Acmispon glaber), as well as telegraph weed (Heterotheca grandiflora) throughout the site.

Although there are several patches of California buckwheat and deerweed (Acmispon glaber) throughout the site, their overall land cover is less than one-tenth of an acre, which is smaller than our minimum mapping unit, and so has been incorporated into the disturbed habitat community. The two Torrey pines located on the site are also incorporated into the disturbed habitat.

The on-site vegetation/land cover is highly disturbed and does not qualify as ESHA. In support of that, the LCP did not identify the site as ESHA.

Soils
There is one soil type mapped within the project site according to the Natural Resources Conservation Service (USDA 2023): Carlsbad gravelly loamy sand, 9% to 15% slopes (CbD). This soil type occurs between 30 and 300 feet above mean sea level (AMSL) and is often characterized by convex down-slope and convex across-slope shapes. This soil type is moderately well-drained and in a low runoff class (USDA 2023).

Jurisdictional Aquatic Resources
Results of the site visit and the literature and database review show that the site does not support jurisdictional aquatic resources.

Special-Status Plants
One special-status plant species was identified within the project site: Torrey pine (Pinus torreyana ssp. torreyana), which is endemic and native to California and has a California Rare Plant Rank [CRPR] of 1B.2, which means that it is rare, threatened, or endangered in California and elsewhere. Specifically, two Torrey pine individuals are present within the site surrounded by non-native vegetation, both of which appear to have been planted and are not naturally occurring. One is a mature individual (approx. 40’ tall) within the southeastern corner of the site, adjacent to the eastern border. The other is a sapling (approx. 12’ tall) located slightly to the north towards the interior of the site. Based on review of historic aerial, the larger tree appears to have been planted after 1980 (Historicaerials.com 2021).

No other special-status plant species commonly accepted as regionally sensitive by the California Department of Fish and Wildlife, U.S. Fish and Wildlife Service, California Native Plant Society (CNPS), or the City, were identified within the project site during the site visit.

A CNDDB record from 2005 shows that the nearest known Del Mar sand aster (Corethrogyne filaginifolia var. linifolia) (California Rare Plant Rank 1B.1) occurrences are approximately 300 feet to the east on the other side of the I-5 freeway, as well as approximately 600 feet south of the site, east of Highland Court. This species is not expected to be present on site due to the lack of suitable habitat and heavily disturbed nature of the site and surrounding area.

DUDEK
TO: BRIAN CHURCH
SUBJECT: UPDATED BIOLOGICAL RESOURCE ASSESSMENT LETTER REPORT FOR PROPERTY ALONG IDA AVENUE,

CITY OF SOLANA BEACH, CALIFORNIA
13819 7 OCTOBER 2023
CNDDB records from 2009 shows that the nearest known Nuttall’s scrub oak (Quercus dumosa) (California Rare Plant Rank 1B.1) occurrences are approximately 0.25 miles northeast of the proposed project site (on the other side of the I-5 freeway), as well as approximately 0.25 miles southwest of the proposed project site. This species was not observed on site during the site visit and is not expected to be present on site due to the lack of suitable habitat and heavily disturbed nature of the site and surrounding area.

A CNDDB record from 1980 shows that the nearest known Del Mar manzanita (Arctostaphylos glandulosa ssp. crassifoia) (California Rare Plant Rank 1B.1) occurrence is approximately 0.3 miles east of the proposed project site (on the other side of the I-5 freeway). This species is not expected to be present on site due to the age of the record, lack of suitable habitat, and heavily disturbed nature of the site and surrounding area.

A CNDDB record from 2013 shows that the nearest known wart-stemmed ceanothus (Ceanothus verrucosus) (California Rare Plant Rank 2B.2) occurrence is approximately 0.3 miles west of the proposed project site. This species is not expected to be present on site due to the lack of suitable habitat and heavily disturbed nature of the site and surrounding area.

Special-Status Wildlife
No special-status wildlife species commonly accepted as regionally sensitive by the California Department of Fish and Wildlife, U.S. Fish and Wildlife Service, and the City, were identified within the project site during the site visit.

A CNDDB record from 1946 shows one special-status wildlife point overlapping the site: California glossy snake (Arizona elegans occidentalis). Due to the small size, lack of suitable habitat, heavily disturbed nature of the site and surrounding area, as well as age of the observation, this species is not expected to be present on site.

Impacts
Vegetation Communities and Land Cover Types
The project proposes to impact 0.50 acres of disturbed habitat and 0.01 acres of urban/developed landcover. In total, 0.51 acres will be cleared and graded for the construction of four (4) attached units, and their associated driveways, patios, and landscaping (Figure 4, Proposed Permanent Impacts and Table 3).

Table 3. Impacts to Vegetation Communities and Land Cover Types as a Result of the Proposed Project
Vegetation Community/Land Cover Acres Direct Impacts (Acres) Developed (DEV) 0.01 0.01
Disturbed Habitat (DH) 0.50 0.50
Total 0.51 0.51

DUDEK
Proposed Permanent Impac
ts
Ida Avenue Solana Beach Project
SOURCE: Bing Maps (Accessed 2021), San Diego County 2020, Brian Church Architeccture 2021 Date: 10/24/2023 - Last saved by: karakawa - Path: Z:\Projects\j1381901\MAPDOC\DOCUMENT\Bio\Figure_3_Impacts_updated20231020.mxd 0 12.5 25
n Feet
Project Site
Permanently Impacted Areas
Vegetation Communities and Land Covers
DEV - Developed
DH - Disturbed Habitat
TP - Torrey Pine
Sensitive Tree
H! TP - Torrey Pine (Pinus torreyana torreyana
)
FIGURE 4
0 IZ)
0 DUDEK
TO: BRIAN CHURCH
SUBJECT: UPDATED BIOLOGICAL RESOURCE ASSESSMENT LETTER REPORT FOR PROPERTY ALONG IDA AVENUE,

CITY OF SOLANA BEACH, CALIFORNIA
13819 8 OCTOBER 2023
Jurisdictional Aquatic Resources
No jurisdictional aquatic resources are present within the project site, therefore no impacts to aquatic resources will occur.

Special-Status Plants
According to the Count of San Diego Multiple Species Conservation Plan (MSCP 1998), the only naturally occurring population of Torrey pines occurs at Torrey Pines State Preserve. Thus, the two Torrey pines on site are considered planted and are not naturally occurring. The project is proposing to impact both Torrey pines within the site.

Special-Status Wildlife
The project site does not support any special-status wildlife species, and none are expected to occur within the project site, therefore the project will not result in impacts to any special-status wildlife species.

Conclusion
Based on our initial review of the site and biological resources mapped in the Project vicinity, impacts would be to disturbed habitat and urban/developed land cover, which does not require mitigation. However, the current site design will impact both Torrey pines within the site. Per communication with the City of Solana Beach Senior Planner Katie Benson, the City’s Municipal Code does not have regulations that explicitly protect Torrey pine trees. However, the proposed development would likely trigger the requirement of a Development Review Permit (DRP), where preservation of the trees would be considered by the City Council, as they would have purview of the overall project and landscaping (see 17.68.040.B.1 for DRP thresholds). Per the landscaping development review criteria (17.68.040.F.3), “the removal of significant native vegetation shall be minimized. Replacement vegetation and landscaping shall be compatible with the vegetation of the surrounding area.” Preservation is not required outright and there is not a specific tree removal permit, however, under the discretion of the DRP, the Council could require preservation of the trees or replacement (on-site or off-site). If preservation would make the project infeasible, the developer should be prepared to justify such and consider replacement options. (K. Benson, personal communication, October 19-20, 2023).

Migratory birds, which could nest on the site or in the ornamental trees adjacent to the site, are protected by the Migratory Bird Treaty Act (MBTA). Take of birds protected under the Migratory Bird Treaty Act and California Fish and Game Code shall be avoided during the nesting season. To avoid any direct impacts on raptors and/or any migratory birds protected under the Migratory Bird Treaty Act and California Fish and Game Code, removal of habitat that supports active nests within the proposed area of disturbance shall occur outside of the nesting season (January 15 through August 31, annually). If construction occurs during the nesting season, preconstruction nesting bird surveys must be conducted within 72 hours of construction-related activities by a qualified biologist of the entire proposed project site as well as buffer per the discretion of the City of Solana Beach. If nesting birds are detected by the biologist, the following buffers shall be established: (1) no work within 300 feet of a non-listed nesting migratory bird nest, and (2) no work within 500 feet of a listed bird or raptor nest. However, the biologist may reduce these buffer widths depending on site-specific conditions (e.g., the width and type of screening/barrier between the nest and proposed activity) or the existing ambient level of activity DUDEK
TO: BRIAN CHURCH
SUBJECT: UPDATED BIOLOGICAL RESOURCE ASSESSMENT LETTER REPORT FOR PROPERTY ALONG IDA AVENUE,

CITY OF SOLANA BEACH, CALIFORNIA
13819 9 OCTOBER 2023
(e.g., existing level of human activity within the buffer distance) in conjunction with consultation with the City of Solana Beach. If construction must take place within the recommended buffer widths above, the Project applicant shall contact the City of Solana Beach and/or wildlife agencies to determine the appropriate buffer.

The site was also reviewed for applicability of the ESHA policies. The project site was determined not to be subject to the ESHA protection policies, and no buffers are required as there is no ESHA on or off site. ESHAs are identified and defined by the City of Solana Beach LCP as any plant or animal species, including their associated habitats that are considered rare or especially valuable (City of Solana Beach 2014). Based on the results of the biological survey and habitat mapping, the vegetation within the site does not meet ESHA criteria. Furthermore, the City of Solana Beach’s LCP did not map any of the disturbed habitat within the project site as ESHA. Additionally, because the project is located in the coastal zone, as defined by the CCC, it is anticipated that compliance with the California Coastal Act would be through the City’s approved LCP (City of Solana Beach 2014).

If you have any questions regarding this report, please contact me via telephone at 760.334.1993 or via email at [email protected].

Sincerely,
__________________________________
Shana Carey
Biologist
Att.: Figure 1, Project Location
Figure 2, Project Relationship to MSCP
Figure 3, Biological Resources
Figure 4, Proposed Permanent Impacts
Appendix A, Representative Site Photographs
DUDEK
TO: BRIAN CHURCH
SUBJECT: UPDATED BIOLOGICAL RESOURCE ASSESSMENT LETTER REPORT FOR PROPERTY ALONG IDA AVENUE,

CITY OF SOLANA BEACH, CALIFORNIA
13819 10 OCTOBER 2023
References Cited
City of Solana Beach. 2014. City of Solana Beach Local Coastal Plan. As amended February 2019.

County of San Diego. 1998. Multiple Species Conservation Plan (MSCP).

CDFW (California Department of Fish and Wildlife). 2023. BIOS. California Natural Diversity Database (CNDDB).

Accessed October 2023. https://www.wildlife.ca.gov/Data/CNDDB/Maps-and-Data.

Historicaerials.com. 2023. https://www.historicaerials.com/viewer.

Holland, R.F. 1986. Preliminary Descriptions of the Terrestrial Natural Communities of California. NongameHeritage Program, California Department of Fish and Game. October 1986.

Oberbauer, T., M. Kelly, and J. Buegge. 2008. Draft Vegetation Communities of San Diego County. March 2008. http://www.sdcanyonlands.org/canyon-groups/canyon-group-resources/canyon-enhancementguide/189-canyonenhancement-planning-guide-materials.

USDA (U.S. Department of Agriculture). 2023. Web Soil Survey. USDA Natural Resources Conservation Service, Soil Survey Staff.http://websoilsurvey.nrcs.usda.gov/ app/HomePage.htm.

USFWS (U.S. Fish and Wildlife Service). 2023. Accessed October 2023. Critical Habitat and Occurrence Data. www.fws.gov/data.

DUDEK

APPENDIX A / REPRESENTATIVE SITE PHOTOGRAPHS
13819 A-1
NOVEMBER 2021
Figure 1: Mature Torrey pine (Pinus torreyana ssp. torreyana), along the eastern border of site Figure 2: Northeastern corner of site showing young Brazilian pepper trees (Schinus terebinthifolia) DUDEK

APPENDIX A / REPRESENTATIVE SITE PHOTOGRAPHS
13819 A-1
NOVEMBER 2021
Figure 3: Sapling Torrey pine (approx. 12’ high) near the center of the site Figure 4: Materials and supplies stored in the southeastern corner of the site DUDEK

APPENDIX A / REPRESENTATIVE SITE PHOTOGRAPHS
13819 A-1
NOVEMBER 2021
Figure 5: Western side of site showing telegraph weed (Heterotheca grandiflora) individuals Figure 6: Materials and supplies stored in the southeastern corner of the site DUDEK
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: October 22, 2025
ORIGINATING DEPT: Finance – Rachel Jacobs, Finance Director SUBJECT: General Fund Update (Unaudited) for Fiscal Year 2025 BACKGROUND:

The City of Solana Beach (City) is working on the Annual Comprehensive Financial Report (ACFR) which is to be completed by mid-January. Staff is presenting preliminary financial information for the General Fund for Fiscal Year (FY) 2025 in advance of the completion of this report. In previous years, the City Council (Council) has used this information to allocate portions of the General Fund surplus to other funds with the purpose of funding future projects or reducing future liabilities. Any approved allocations will be included as part of the FY 2025 closing process.

This item is before the Council to accept and file the General Fund Update (Unaudited) for Fiscal Year 2025 (FY25) and to consider adoption of Resolution 2025-112 (Attachment 1) revising appropriations in the FY25 Budget.

DISCUSSION:

General Fund Unaudited Information
Staff is presenting unaudited General Fund revenue and expenditure financial information for FY25. The following discussion is intended to highlight the areas of the budget – both revenues and expenditures – where the largest impacts were realized. If there are specific questions regarding any areas of the budget that Council may have, Staff will be prepared to address them.

The information presented is unaudited and certain assumptions were made as to revenues and expenditures that may still be adjusted. Staff will return to Council at a later Council meeting to present the audited ACFR.

October 22, 2025
General Fund Update for FY25

Revenues
Revenues (unaudited) for the General Fund are summarized in Table 1 below and are provided in detail in Attachment 2.

The revised General Fund revenue budget for FY25 was $25,960,200. Actual revenue collected was $27,213,532, an increase over the revised budget of $1,253,332, or 4.8%.

The following section contains the highlights of the FY25 General Fund Budget:
• Permits, Inspections & Plan Check Fees: Revenues from permits, inspections, and plan check fees were $351,350 higher than the revised budget. The variance reflects an increase in the number of applications as well as the increase in cost recovery based fees after the most recent Fee Study Update. • Investment Earnings: Investment earning revenue was $436,565 higher than the revised budget. These revenues include the GASB requirement to record annual changes in market value of the investment portfolio, which was $413,439 this year.

The revised Measure S revenue budget for FY25 was $4,805,800. Actual revenues collected were $4,939,923, an increase of $134,123, or 2.8%, over the revised budget.

The following section contains the highlights of the FY25 Measure S Fund Budget:
• Measure S Tax: Actual Measure S Tax revenue was $80,263 higher than the revised budget projections. The increase is primarily attributed to a continued recovery and growth in the restaurant, general consumer goods, and fuel sectors.

Some of this increase was also due to inflationary pressure on the cost of taxable goods.
$ % $ %

GENERAL FUND REVENUE
TAXES 18,448,515 1,295,000 19,743,515 19,922,560 0.9% 1,295,000 179,045 7.0% LICENSES & PERMITS 622,350 195,000 817,350 829,423 12,073 1.5% 195,000 31.3% FINES & PENALTIES 320,200 7,939 328,139 516,928 188,789 57.5% 7,939 2.5% USE OF MONEY & PROPERTY 325,475 280,000 1,062,565 605,475 457,090 75.5% 280,000 86.0% INTERGOVERNMENTAL REVENUES 2,279,850 210,000 2,489,850 2,562,240 72,390 2.9% 210,000 9.2% SERVICE CHARGES 829,000 - 829,000 1,180,350 351,350 42.4% - 0.0% OTHER REVENUES 1,439,842 (297,909) 1,141,933 1,134,528 (7,405) -0.6% (297,909) -20.7% TRANSFERS - 4,938 4,938 4,938 - 0.0% 4,938 -
TOTAL GENERAL FUND REVENUES 24,265,232 1,694,968 25,960,200 27,213,532 1,253,332 4.8% 1,694,968 7.0%

MEASURE S REVENUES
TAXES 4,488,000 300,000 4,788,000 4,868,263 80,263 1.7% 300,000 6.7% USE OF MONEY & PROPERTY - 17,800 17,800 71,660 53,860 0.0% 17,800 - TOTAL MEASURE S REVENUES 4,488,000 317,800 4,805,800 4,939,923 134,123 2.8% 317,800 7.1% TOTAL GF & MEASURE S REVENUES 28,753,232 2,012,768 30,766,000 32,153,455 1,387,455 4.5% 2,012,768 7.0% Variance Original
to Revised Budget
TABLE 1

GENERAL FUND REVENUES
Variance Actual to
Revised Budget
2025
Original
Budget
Xfers/Adj 2025 Revised
Budget 2025 Actual
October 22, 2025
General Fund Update for FY25

Expenditures
Expenditures (unaudited) for the General Fund are summarized in Table 2, below, and are provided in detail in Attachment 3 by function and Attachment 4 by object classification.

The revised General Fund Expenditure budget for FY25 was $25,855,085. Actual expenditures were $24,352,816, which was $1,502,269, or 5.8%, less than the revised expenditure budget amount.

The following section contains the expenditure highlights of the FY25 General Fund Budget:
• Salaries and Fringe Benefit Costs:
o Actual salaries and benefit costs totaled $11,718,974, which was $488,593 less than the revised budget, primarily due to position vacancies and underspent health benefits.
• Professional Services:
o The professional services category realized savings in all departments throughout City Hall. Overall professional services totaled $8,222,351, which was $714,942 less than the revised budget.
• Materials, Supplies and Services:
o All other Materials, Supplies and Services expenditure categories realized cumulative savings of $298,734 for the fiscal year.
$ % $ %

GENERAL FUND EXPENDITURES
GENERAL GOVERNMENT 5,116,955 62,785 5,179,740 4,485,978 - 13.4% 62,785 693,762 1.2% COMMUNITY DEVELOPMENT 1,928,780 307,810 2,236,590 2,006,987 - 10.3% 307,810 229,604 16.0% PUBLIC SAFETY 12,618,705 434,899 13,053,604 12,916,670 - 1.0% 434,899 136,934 3.4% PUBLIC WORKS 3,535,368 417,834 3,953,202 3,551,086 - 10.2% 417,834 402,116 11.8% COMMUNITY SERVICES 135,704 877,190 1,012,894 973,041 - 3.9% 135,704 39,853 15.5% TRANSFERS OUT 419,054 - 419,054 419,054 - - 0.0% 419,054 - TOTAL GENERAL FUND EXPENDITURES 24,076,998 1,778,087 25,855,085 24,352,816 - 1,502,269 5.8% 1,778,087 7.4%

MEASURE S EXPENDITURES
GENERAL GOVERNMENT 42,800 - 42,800 28,654 11,662 5.8% 42,800 2,484 - PUBLIC WORKS 418,950 390,000 808,950 418,950 390,000 - 0.0% 418,950 107.4% TRANSFERS OUT 1,326,271 1,046,400 2,372,671 2,372,671 - - 0.0% 1,326,271 126.7% TOTAL MEASURE S EXPENDITURES 1,788,021 1,436,400 3,224,421 2,820,275 401,662 0.1% 1,788,021 2,484 124.5% TOTAL GF & MEASURE S EXPENDITURES 25,513,398 3,566,107 29,079,505 27,173,091 401,662 1,504,753 5.2% 3,566,107 14.0% Variance Original to
Revised Budget
TABLE 2

GENERAL FUND EXPENDITURES
2025 Original
Budget Xfers/Adj 2025 Revised Budget 2025 Actual
Variance Actual to
Revised Budget 2025
Encumbered
October 22, 2025
General Fund Update for FY25

The revised Measure S Expenditure budget for FY25 was $3,224,421. Actual expenditures were $2,820,275 and $401,662 in encumbered funds, which was $2,484, or 0.1%, less than the revised expenditure budget amount.

The following section contains the expenditure highlights of the FY25 Measure S Fund Budget:

A full accounting of the Measure S revenues and expenditures since inception, including FY 2026 & FY 2027 Adopted Budgets, is included as Attachment 5.

Schedule of Revenues, Expenditures, and Projected Surplus With the unaudited revenue and expenditures reported for the FY25, the projected unaudited surplus is detailed in Table 3.

MEASURE S EXPENDITURES
$ % $ %
PROFESSIONAL SERVICES $ - $ 41,624 $ 41,624 $ 27,478 $ 11,662 $ 2,484 6.0% 41,624 $ - HDL $ - $ 15,000 $ 15,000 $ 3,338 $ 11,662
STATE OF CALIFORNIA $ - $ 26,624 $ 26,624 $ 24,140 $ -
OTHER CHARGES $ - $ 1,176 $ 1,176 $ 1,176 $ - - $ 0.0% 1,176 $ - CHANDLER INVESTMENT FEES $ - $ 1,176 $ 1,176 $ 1,176 $ - CONSTRUCTION $ 390,000 $ 418,950 $ 808,950 $ 418,950 $ 390,000 $ - 0.0% 418,950 $ 107.4% FY24 ANNUAL PAVEMENT PROJECT $ - $ 390,000 $ 390,000 $ 390,000 $ - HIGHLAND MEDIAN PROJECT $ - $ 22,739 $ 22,739 $ 22,739 $ - LCP TOT LOT $ - $ 6,210 $ 6,210 $ 6,210 $ -
FY25 ANNUAL PAVEMENT PROJECT $ 390,000 $ - $ 390,000 $ - $ 390,000 TRANSFERS OUT - ASSET REPLACEMENT $ 1,046,400 $ 796,271 $ 1,842,671 $ 1,842,671 $ - - $ 0.0% 796,271 $ 76.1% FIRE TRUCK PURCHASE $ 733,000 $ 733,000 $ 1,466,000 $ 1,466,000 $ - FIRE ENGINE PURCHASE $ 313,400 $ - $ 313,400 $ 313,400 $ - PARKS & REC EV PURCHASE $ - $ 63,271 $ 63,271 $ 63,271 $ - TRANSFERS OUT - CIP $ - $ 530,000 $ 530,000 $ 530,000 $ - - $ 0.0% 530,000 $ - SANTA HELENA PROJECT $ - $ 450,000 $ 450,000 $ 450,000 $ - HIGHLAND MEDIAN PROJECT $ - $ 80,000 $ 80,000 $ 80,000 $ - TOTAL MEASURE S EXPENDITURES $ 1,436,400 $ 1,788,021 $ 3,224,421 $ 2,820,275 $ 401,662 $ 2,484 0.1% 1,788,021 $ 124.5% Variance Original to
Revised Budget 2025 Original
Budget
Transfers/
Adj
2025 Revised
Budget 2025 Actual 2025 Encumbered
Variance Actual to
Revised Budget

GENERAL FUND MEASURE S TOTAL
ACTUAL REVENUES 27,213,532 4,939,923 32,153,455
ACTUAL EXPENDITURES (24,352,816) (2,820,275) (27,173,091) ENCUMBRANCES - (401,662) (401,662)
NET SURPLUS/(DEFICIT) 2,860,716 1,717,987 4,578,702
TABLE 3

GENERAL FUND - PROJECTED SURPLUS
October 22, 2025
General Fund Update for FY25