Agenda packet — Solana Beach City Council, January 28, 2026 (part 1 of 2)

CITY OF SOLANA BEACH
SOLANA BEACH CITY COUNCIL, SUCCESSOR AGENCY TO
THE REDEVELOPMENT AGENCY, PUBLIC FINANCING AUTHORITY,
& HOUSING AUTHORITY
AGENDA
Joint REGULAR Meeting
January 28, 2026 * 06:00 PM
City Hall / Council Chambers, 635 S. Highway 101, Solana Beach, California City Council meetings are video recorded and archived as a permanent record. The video recording captures the complete proceedings of the meeting and is available for viewing on the City's website.

Online posting of Reports & Supplemental Documents consist of items received up to the cut off time prior to meetings for processing new submittals (2 hrs prior to meeting start). Complete records containing meeting handouts, PowerPoints, etc. can be obtained from the records archive center.

The City Council shall not begin a new agenda item after 10:30 p.m. unless approved by a majority vote of all members present. SBMC 2.04.070
CITY COUNCIL
Mayor Lesa Heebner
Deputy Mayor Jill MacDonald - Council District 4
David A. Zito - Council District 1
Jewel Edson - Council District 3
Kristi Becker - Council District 2
Johanna Canlas, City Attorney Alyssa Muto, City Manager Angela Ivey, City Clerk ________________________________________________________________ PUBLIC MEETING ACCESS
Regular City Council meetings are held Wednesdays at 6:00 PM and broadcast live. Meeting schedules, including special sessions, are available on the City’s website. Recordings are archived on the Public Meetings webpage as a permanent record of proceedings.

WATCH THE MEETING
Live Web Streaming: Watch live on the Public Meetings page (click "Live Meeting"). TV Broadcast: Live on Cox Channel 19, Spectrum Channel 24, and AT&T U-verse Channel 99. Archived Videos: Recordings are permanently archived and available on the Public Meetings webpage.

AGENDA MATERIALS
A full City Council hard copy agenda packet including supporting documentation is available at City Hall, the Solana Beach Branch Library, La Colonia Community Ctr., and online www.cityofsolanabeach.ca.gov. Agendas are posted at least 72 hours prior to regular meetings and at least 24 hours prior to special meetings. Writings and documents regarding an agenda item received after the official agenda posting, and distributed to Council for consideration, will be made available for public viewing at the same time. In addition, items received at least 2 hours prior to the meeting time will be uploaded online with the agenda posting. Materials submitted for consideration should be forwarded to the City Clerk’s office at [email protected] . The designated location for viewing of hard copies is City Hall during normal business hours. 858-720-2400 City of Solana Beach City Council Meeting Actions January 28, 2026 Page 1 of 7 PUBLIC COMMENTS
Written comments on agenda items should be emailed to [email protected] with the meeting date in the subject line and the Agenda Item #. Comments received after agenda posting but at least two hours before the meeting will be shared with Council and posted online. All comments submitted before the meeting start will be part of the official record but will not be read aloud.

Verbal Comment Participation - To speak, submit a speaker slip to the City Clerk before the meeting or the item announcement. Speakers have the following time allocations:

Presentations/Proclamations: 3 minutes per speaker.

Oral Communications (non-agenda items): have 3 min. per speaker. No time donation of time is allowed.

Consent, Public Hearings, Staff Reports: each have 3 min. per speaker per item, time may be donated by another individual to the speaker for a total of 6 minutes, and groups are 1) Consent, Staff Reports (3+ people present form a group to speak 10 min. 2) Public Hearings (3+ people present form a group to speak 15 min.) COUNCIL DISCLOSURE
Under the Levine Act (Gov’t Code §84308), any party to a permit, license, contract (excluding competitively bid, labor, or personal employment contracts), or other entitlement before the Council must disclose any contributions over $250 made by them or their agents to any Councilmember in the past 12 mos. Public participants and their agents are also asked to disclose. The disclosure must include the contributor’s name, the recipient’s name, the amount, and the contribution date.

SPECIAL ASSISTANCE NEEDED
In compliance with the ADA, individuals with disabilities may request agendas in alternative formats or other accommodations by contacting the City Clerk’s office at (858) 720-2400 at least 72 hours before the meeting.

NOTICE: READING OF ORDINANCES AND RESOLUTIONS
Per Solana Beach Municipal Code §2.04.460, ordinances or resolutions are not read in full at introduction or adoption unless Council makes a request. Without a request to do so, the Council waives the full reading.

NOTICE: The City Council shall not begin a new agenda item after 10:30 p.m. unless by unanimous vote of members present. (SBMC 2.04.070)
NOTE: The City Council shall not begin a new agenda item after 10:30 p.m. unless approved by a unanimous vote of all members present. (SBMC 2.04.070)
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This meeting has been amended to include a remote participation pursuant to Government Code section GC 54953.8.3.

Public Registration Link:
https://cosb-org.zoomgov.com/webinar/register/WN_jyXvIUyfSqW6FCf1oDLPng Phone: +1 669 254 5252
Webinar ID: 160 483 4694
______________________________________
The Action Agenda of the City Council Meeting is a document provided immediately following the Council Meeting in order for staff and the public to be aware of the business transacted and actions taken by Council. This is a preliminary draft and not a public record. The meeting’s legal record is the Minutes approved by the City Council. __________________________________
A. CALL TO ORDER AND ROLL CALL:

City of Solana Beach City Council Meeting Actions January 28, 2026 Page 2 of 7 CLOSED SESSION REPORT:

FLAG SALUTE:

PROCLAMATIONS / CERTIFICATES / ACKNOWLEDGEMENTS:

Ceremonial. None at the posting date of this agenda.

PRESENTATIONS:

None at the posted date of this agenda.

APPROVAL OF AGENDA:

COUNCIL ANNOUNCEMENTS-COMMENTARY
STAFF ANNOUNCEMENTS-COMMENTARY
ORAL COMMUNICATIONS:

Comments relating to items on this evening’s agenda are taken at the time the items are heard. This portion of the agenda provides an opportunity for members of the public to address the City Council on items relating to City business and not appearing on today’s agenda by submitting a speaker slip (located on the back table) to the City Clerk.

Pursuant to the Brown Act, no action shall be taken by the City Council on public comment items. Council may refer items to the City Manager for placement on a future agenda. The maximum time allotted for each presentation is THREE MINUTES. No donations of time are permitted (SBMC 2.04.190). Please be aware of the timer light on the Council Dais.

CONSENT
Items listed on the Consent Calendar are to be acted in a single action of the City Council unless pulled for discussion. Any member of the public may address the City Council on an item of concern by submitting to the City Clerk a speaker slip (located on the back table) before the Consent Calendar is addressed. Those items removed from the Consent Calendar by a member of the Council will be trailed to the end of the agenda, while Consent Calendar items removed by the public will be heard immediately after approval of the Consent Calendar to hear the public speaker.

J.1
City of Solana Beach City Council Meeting Actions January 28, 2026 Page 3 of 7 Staff recommends that the City Council:

Ratify the above register of demands for December 13, 2025 through January 9, 2026.

1. COUNCIL ACTION: Approved 5/0
Geotechnical Engineering Plan Review and Inspection Services.

Staff recommends that the City Council:

Adopt Resolution 2026-007 authorizing the City Manager to execute a Professional Services Agreement with UES.

1. COUNCIL ACTION: Approved 5/0
FY2024/25 Americans with Disabilities Act (ADA) Pedestrian Ramps Project Bid 2025-03.

Staff recommends that the City Council:

Adopt Resolution 2026-001:
a. Authorizing the City Council to accept as complete the ADA Pedestrian Ramps, Bid No. 2025-03, constructed by PAL General Engineering. b. Authorizing the City Clerk to file a Notice of Completion.

1. COUNCIL ACTION: Approved 5/0
PUBLIC HEARINGS:

This portion of the agenda provides an opportunity for the public to comment on a specific item, as required by law and following proper notice. Individuals wishing to speak must submit a speaker slip to the City Clerk (available at the back table). After considering all evidence presented, including written materials and oral testimony, the City Council will render a decision supported by written findings based on substantial evidence in the record. An applicant or the applicant’s designee(s) for a private development or business project subject to a public hearing is allotted a total of fifteen (15) minutes to speak, in accordance with SBMC 2.04.210. A portion of this time may be reserved to respond to comments made in opposition. All other speakers should refer to the public comment section at the beginning of the agenda for applicable time limits. Speakers are asked to observe the timer light on the Council Dais.

J.2
J.3
K.

City of Solana Beach City Council Meeting Actions January 28, 2026 Page 4 of 7 Public Hearing: 1505 Lomas Santa Fe Drive (Case # MOD25-007/SDP25- 015; Applicant: Lomas Santa Fe Country Club; APN: 263-293-55-00.

The proposed project meets the minimum objective requirements under the SBMC, is consistent with the General Plan and may be found, as conditioned, to meet the discretionary findings to approve a Modification to the approved DRP and CUP and new SDP. Therefore, Staff recommends that the City Council:

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

1. Find the project exempt from the California Environmental Quality Act pursuant to Section 15301 (Existing Facilities) of the State CEQA Guidelines.

2. If the City Council makes the requisite findings and approves the project, adopt Resolution 2026-006 conditionally approving a Modification to the approved DRP, CUP and new SDP for an expansion to an existing dining area deck at 1505 Lomas Santa Fe Dr., Solana Beach.

3. COUNCIL ACTION: Approved 5/0 with modifications.

Public Hearing Continued: 121 West Plaza Street; Applicant: David Urich; APN: 298-010-44.

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 DUP and administratively issue an SDP. Therefore, Staff recommends that the City Council:

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

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

2. If the City Council makes the requisite findings and approves the project, adopt Resolution 2026-113 conditionally approving a DRP, SDP, and DUP to construct a second-story Live/Work Unit located above a single-story commercial building currently occupied by a dental office at 121 West Plaza Street, Solana Beach.

3. COUNCIL ACTION: Approved 5/0 with modifications.

STAFF REPORTS:

Submit speaker slips to the City Clerk. All speakers should refer to the public comment K.1
K.2
L.

City of Solana Beach City Council Meeting Actions January 28, 2026 Page 5 of 7 section at the beginning of the agenda for time allotments. Please be aware of the timer light on the Council Dais.
2026 Annual Citizen Commission Appointments.

Staff recommends that the City Council:

Appoint two (2) members to the Budget and Finance Commission nominated/appointed by individual Councilmembers (MacDonald, Becker) for two-year terms.

1. Appoint four (4) members to the Climate & Resiliency Commission nominated/appointed by Council-at-large for the following positions:
a. Three (3) Resident appointments for a two-year term.

One (1) Professional appointment for a member of the environmental and/or scientific community (resident or non-resident) for a two-year term.
b.

2. Appoint three (3) members to the Parks and Recreation Commission nominated/appointed by Council-at-large for two-year terms.

3. Appoint three (3) members to the Public Arts Commission nominated/appointed by Council-at-large for two-year terms.

4. Appoint four (4) members to the View Assessment Commission:
nominated/appointed by individual Councilmembers (MacDonald, Zito) and two positions by Council-at-large, all for two-year terms.

5. This item was not heard and will return to a future meeting.

Fiscal Year 2025 Annual Comprehensive Financial Report (ACFR).

Staff recommends that the City Council:

Accept and file the City of Solana Beach Annual Comprehensive Financial Report (ACFR) for the fiscal year July 1, 2024 – June 30, 2025.

1. Accept and file The Auditor’s Communication with Those Charged with Governance letter.

2. COUNCIL ACTION: Approved 5/0
LEGISLATIVE POLICY AND CORRESPONDENCE:

City Correspondence on proposed and existing state and federal laws.

WORK PLAN COMMENTS:

L.1
L.2
M.

City of Solana Beach City Council Meeting Actions January 28, 2026 Page 6 of 7 Council comments on Work Plan status, needs, edits, etc. that were not discusssed on prior items. The Work Plan was last adopted June 18, 2025.

COMPENSATION & REIMBURSEMENT DISCLOSURE:

GC: Article 2.3. Compensation: 53232.3. (a) Reimbursable expenses shall include, but not be limited to, meals, lodging, and travel. 53232.3 (d) Members of a legislative body shall provide brief reports on meetings attended at the expense of the local agency “City” at the next regular meeting of the legislative body.

COUNCIL COMMITTEE REPORTS:

Regional Appointed Committees / Standing Committees / Citizen Commissions ADJOURN:

City of Solana Beach City Council Meeting Actions January 28, 2026 Page 7 of 7 COUNCIL ACTION:
_______________________________________________________________________ AGENDA ITEM # J.1.

STAFF REPORT

CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Alyssa Muto, City Manager
MEETING DATE: January 28, 2026
ORIGINATING DEPT: Finance - Rachel Jacobs, Finance Director SUBJECT: Register of Demands
BACKGROUND:

Section 3.04.020 of the Solana Beach Municipal Code requires that the City Council ratify a register of demands which represents all financial demands made upon the City for the applicable period.

DISCUSSION:

Staff certifies that the register of demands has been reviewed for accuracy, that funds are available to pay the above demands, and that the demands comply with the adopted budget.

CEQA COMPLIANCE STATEMENT:

Not a project as defined by CEQA.

FISCAL IMPACT:

The register of demands for December 13, 2025, through January 9, 2026, reflects total expenditures of $1,331,997.44 from various City sources.

Item J.1
Wednesday, January 28, 2026
Register of Demands

Page 2 of 2 ends

WORK PLAN: N/A
OPTIONS:
• Approve Staff recommendation.
• Provide alternative direction.

CITY STAFF RECOMMENDATION:

Staff recommends that the City Council:

1. Ratify the above register of demands.
_________________________
Ayssa Muto, City Manager
Attachments:

1. Att 1 – Register of Demands 01-28-26

Item J.1
Page: 1 of 10
City of Solana Beach
Register of Demands

12/13/2025 - 1/9/2026
Department
Vendor Description Date
Check/EFT
Number Amount
100 - GENERAL FUND
STERLING HEALTH SERVICES, INC. QC06 FSA CONTRIBUTIONS 12/18/2025 9002639 $441.67 MISSION SQUARE PLAN 302817 Payroll Run 1 - Warrant Q13 12/18/2025 9002635 $9,552.12 SOLANA BEACH FIREFIGHTERS ASSOC Payroll Run 1 - Warrant Q13 12/18/2025 9002637 $1,080.00 FRANCHISE TAX BOARD Payroll Run 1 - Warrant Q13 12/18/2025 109188 $196.50 INSTATAX Q13 TAX INPUT 12/16/2025 990120399 $52,350.14
INSTATAX Q13 TAX INPUT 12/16/2025 990120399 $1,075.36
IAFF-MERP DECEMBER 25 FF TRUST 01/09/2026 9002661 $4,900.00 STERLING HEALTH SERVICES, INC. Q14 FSA/DCA CONTRIBUTIONS 01/09/2026 9002659 $2,102.00 MISSION SQUARE PLAN 302817 Payroll Run 2 - Warrant QC07 01/09/2026 9002657 $3,278.04 CALPERS QC07 CALPERS 457 01/07/2026 990120410 $2,017.27 MELON LLC RFND: GRD20-0002 01/09/2026 109227 $54,485.00 MELON LLC RFND: GRD20-0002 01/09/2026 109227 $4,943.27
ALLIANT INSURANCE SERVICES INC CY 2025 Q4-SPECIAL EVENT INSURANCE 01/09/2026 109225 $580.65 STERLING HEALTH SERVICES, INC. Q13 FSA/DCA CONTRIBUTIONS 01/05/2026 9002646 $1,571.91 SUNSTONE HOME CALIFORNIA LLC RFND:B25-0598 01/09/2026 109235 $665.60 SUNSTONE HOME CALIFORNIA LLC RFND:B25-0598 01/09/2026 109235 $522.41 SUNSTONE HOME CALIFORNIA LLC RFND:B25-0598 01/09/2026 109235 $1.00 SUNSTONE HOME CALIFORNIA LLC RFND:B25-0598 01/09/2026 109235 $2.86 STERLING HEALTH SERVICES, INC. Q14 FSA/DCA CONTRIBUTIONS 01/09/2026 9002659 $2,403.69 AFLAC DECEMBER 25 01/05/2026 109210 $940.04
SELF INSURED SERVICES COMPANY JAN 25-LIFE&ADD INS 01/05/2026 9002642 $1,492.05 SELF INSURED SERVICES COMPANY JAN 25-SUPP LIFE INS 01/05/2026 9002642 $316.50 SELF INSURED SERVICES COMPANY JAN 25-LTD 01/05/2026 9002642 $1,422.41 SELF INSURED SERVICES COMPANY JAN 26-DENTAL/COBRA DENTAL 01/05/2026 9002642 $3,485.20 STERLING HEALTH SERVICES, INC. Q13 FSA/DCA CONTRIBUTIONS 01/05/2026 9002646 $2,656.96 CALIFORNIA BUILDING STANDARDS CMSN JUL-SEP 25-CA BSASRF 12/18/2025 109179 $300.60 MARY KESSELRING & JESSICA MUNOZ RFND: SB0651973 12/18/2025 109190 $32.50 HANNAH ROTHSCHILD RFND:SB0658502 12/18/2025 109189 $88.50 MISSION SQUARE PLAN 302817 Payroll Run 1 - Warrant Q14 01/05/2026 9002644 $25,217.66 SOLANA BEACH FIREFIGHTERS ASSOC Payroll Run 1 - Warrant Q14 01/05/2026 9002645 $1,080.00 FIDELITY SECURITY LIFE INSURANCE COMPANY JAN 26-VISION-GROUP ID:1051871 01/05/2026 109212 $722.87 INSTATAX Q13 TAX INPUT 12/16/2025 990120399 $10,840.12
INSTATAX Q13 TAX INPUT 12/16/2025 990120399 $446.89
INSTATAX Q13 TAX INPUT 12/16/2025 990120399 $21,335.43
INSTATAX Q13 TAX INPUT 12/16/2025 990120399 $3,278.77
CALPERS Q13 CALPERS 457 CONTRIBUTION 12/16/2025 990120409 $23.41 CALPERS Q13 CALPERS 457 CONTRIBUTION 12/16/2025 990120409 $5,245.02 TOTAL GENERAL FUND $221,094.42
1005100 - CITY COUNCIL
US BANK CLOSED SESSION-10/22/25 01/09/2026 109219 $170.24 US BANK CLOSED SESSION DINNER-11/19/25 01/09/2026 109219 $169.01 US BANK CLOSED SESSION - 11/05/25 01/09/2026 109219 $148.54 Item J.1
Page: 2 of 10
TOTAL CITY COUNCIL $487.79
1005150 - CITY CLERK
STAPLES CONTRACT & COMMERCIAL SHIPPING TAPE/HEADSET/INDEX MAKER 01/09/2026 9002658 $177.80 US BANK LCC 2025 CLERK NEW LAW CONF HOTEL 11/12 - 11/14 01/09/2026 109219 $553.80 US BANK GAVEL FOR MAYOR 2024-2028 01/09/2026 109219 $225.00 TOTAL CITY CLERK $956.60
1005200 - CITY MANAGER
DIANA JAMALEDDINE MILEAGE 10/01/25-10/02/25 01/09/2026 109223 $450.10 US BANK PARKING - 11/06 CLEANTECH EVENT 01/09/2026 109219 $13.50 US BANK CLOSED SESSION-10/22/25 01/09/2026 109219 $33.65 US BANK BREEDERS CUP LIGHTS FINAL 01/09/2026 109219 $1,856.17 US BANK CLOSED SESSION DINNER-11/19/25 01/09/2026 109219 $29.44 US BANK RTFH HOMELESSNESS CONF 01/09/2026 109219 $82.82 KFORCE INC. 11/20/25-TEMP SVC-CM 01/09/2026 9002656 $3,629.56 KFORCE INC. 11/27/25-TEMP SVC-CM 01/09/2026 9002656 $2,227.23 KFORCE INC. 12/04/25-TEMP SVC-CM 01/09/2026 9002656 $2,969.64 TOTAL CITY MANAGER $11,292.11
1005250 - LEGAL SERVICES
US BANK CLOSED SESSION-10/22/25 01/09/2026 109219 $38.65 US BANK CLOSED SESSION DINNER-11/19/25 01/09/2026 109219 $46.07 TOTAL LEGAL SERVICES $84.72
1005300 - GENERAL FUND - FINANCE
US BANK TYLER CONF REG APRIL 7-10 01/09/2026 109219 $1,199.00 AMAZON.COM SALES, INC 1YWF-7L76-PKNH - ELECTRIC LETTER OPENER 01/09/2026 9002649 $19.56 AMAZON.COM SALES, INC 1YWF-7L76-PKNH - NOTE PADS/STICKY NOTES/TO DO LIST
01/09/2026 9002649 $28.05
AMAZON.COM SALES, INC 1FNM-43TD-LMX4 - HAND SOAP/CLORX

WPS/CALENDAR
01/09/2026 9002649 $9.29
US BANK SCRIBE PRO MONTHLY SUB 01/09/2026 109219 $75.00 US BANK CSMFO CONF REG 2/24-2/27/26 01/09/2026 109219 $625.00 US BANK CSMFO MEMBERSHIP 01/09/2026 109219 $60.00
US BANK CSMFO CONF REG 2/24-2/27/26 01/09/2026 109219 $625.00 US BANK CSMFO CONF HOTEL 2/24-2/27 01/09/2026 109219 $929.79 US BANK CSMFO CONF HOTEL 2/24-2/27/26 01/09/2026 109219 $929.79 DAVIS FARR, LLP FY 2025 AUDIT SVC 01/05/2026 109211 $9,580.07 TOTAL GENERAL FUND - FINANCE $14,080.55
1005350 - SUPPORT SERVICES
XEROX CORPORATION NOV 25 - XEROX 12/18/2025 109209 $183.08 XEROX CORPORATION NOV 25 - XEROX 12/18/2025 109209 $284.84 XEROX CORPORATION NOV 25 - XEROX 12/18/2025 109209 $196.06 XEROX CORPORATION NOV 25 - XEROX 12/18/2025 109209 $284.84 XEROX CORPORATION NOV 25 - XEROX - FIERY 12/18/2025 109209 $195.19 XEROX CORPORATION NOV 25 - XEROX - FIERY 12/18/2025 109209 $195.19 AMAZON.COM SALES, INC 1FNM-43TD-LMX4 - KLEENEX 01/09/2026 9002649 $43.01 AMAZON.COM SALES, INC 1FNM-43TD-LMX4 - HOLE PUNCHER 01/09/2026 9002649 $7.21 AMAZON.COM SALES, INC 1FNM-43TD-LMX4 - COFFEE 01/09/2026 9002649 $43.99 AMAZON.COM SALES, INC 1FNM-43TD-LMX4 - COFFEE 01/09/2026 9002649 $41.99 AMAZON.COM SALES, INC 1YWF-7L76-PKNH - CREAMER 01/09/2026 9002649 $18.27 AMAZON.COM SALES, INC 1YWF-7L76-PKNH - CREAMER 01/09/2026 9002649 $18.99 AMAZON.COM SALES, INC 1YWF-7L76-PKNH - COFFEE/CREAMER 01/09/2026 9002649 $68.52 AMAZON.COM SALES, INC 1FNM-43TD-LMX4 - PLATES/BOWLS 01/09/2026 9002649 $155.61 Item J.1
Page: 3 of 10
AMAZON.COM SALES, INC 1FNM-43TD-LMX4 - PAPER TRIMMER 01/09/2026 9002649 $143.59 AMAZON.COM SALES, INC 1FNM-43TD-LMX4 - HAND SOAP/CLORX

WPS/CALENDAR
01/09/2026 9002649 $35.78
XEROX CORPORATION NOV 25 - XEROX - FIERY 12/18/2025 109209 $195.19 CULLIGAN OF SAN DIEGO DEC 25-EQUIPMENT-PW 12/18/2025 109181 $85.10 CULLIGAN OF SAN DIEGO NOV 25-WATER/DEC 25-EQUIPMENT-CH 12/18/2025 109181 $87.57 CULLIGAN OF SAN DIEGO NOV 25-WATER/DEC 25-EQUIPMENT-LC 12/18/2025 109181 $24.14 XEROX CORPORATION NOV 25 - XEROX 12/18/2025 109209 $341.56 XEROX CORPORATION NOV 25 - XEROX 12/18/2025 109209 $108.77 TOTAL SUPPORT SERVICES $2,758.49
1005400 - HUMAN RESOURCES
SHARP REES-STEALY MEDICAL GROUP SHC#: 700000690 - SCREENING-OCT 25 12/18/2025 9002636 $244.00 US BANK EE APPRECIATION PARTY DECORATIONS 01/09/2026 109219 $16.99 US BANK EFAX SUBSCRIPTION 01/09/2026 109219 $49.99
TOTAL HUMAN RESOURCES $310.98
1005450 - INFORMATION SERVICES
FISHER INTEGRATED, INC. NOV 25-WEB STREAMING SVC 12/18/2025 9002630 $1,800.00 BONNIE FRIEDEN CYBRARY INSIDER PRO CERTIFICATES 12/18/2025 109178 $270.00 US BANK CONSTANT CONTACT MONTHLY SUB 01/09/2026 109219 $129.00 AMAZON.COM SALES, INC 1YWF-7L76-PKNH - HDDS-HOME SERVER REBUILD 01/09/2026 9002649 $438.64 AMAZON.COM SALES, INC 1YWF-7L76-PKNH - BATTERIES/INTERNAL HARD DRIVES
01/09/2026 9002649 $1,016.84
AMAZON.COM SALES, INC 1FNM-43TD-LMX4 - PC WRK STN REFRESH 01/09/2026 9002649 $177.16 AMAZON.COM SALES, INC 1FNM-43TD-LMX4 - HDMI SPLTR-COUNCIL

CHAMBERS
01/09/2026 9002649 $119.61
AMAZON.COM SALES, INC 1FNM-43TD-LMX4 - PRINTER-HR 01/09/2026 9002649 $402.36 AMAZON.COM SALES, INC 1FNM-43TD-LMX4 - GRAPHICS CARD-CHAMBERS 01/09/2026 9002649 $270.73 AMAZON.COM SALES, INC 1FNM-43TD-LMX4 - DRUPAL 10 MASTERCLASSTRAINING 01/09/2026 9002649 $29.95
AMAZON.COM SALES, INC 1FNM-43TD-LMX4 - PHONE CASES 01/09/2026 9002649 $149.07 AMAZON.COM SALES, INC 1FNM-43TD-LMX4 - SCREEN PROTECTORS 01/09/2026 9002649 $81.12 TOTAL INFORMATION SERVICES $4,884.48
1005550 - PLANNING
UT SAN DIEGO - NRTH COUNTY PUB NTC: DRP25-003 12/18/2025 109202 $685.55 UT SAN DIEGO - NRTH COUNTY PUB NTC: DRP25-001/SDP25-001 12/18/2025 109202 $632.01 CENTRAL SQUARE CSLB INTEGRATION - TRAKIT 01/05/2026 9002643 $45.00 US BANK COMMAND HOOKS 01/09/2026 109220 $10.41
US BANK ICC MEMBERSHIP AND DIGITAL CODE UPDATES 01/09/2026 109219 $885.00 US BANK BUS CARDS 01/09/2026 109219 $52.17
AMAZON.COM SALES, INC 1FNM-43TD-LMX4 - CORK BOARDS/PENS/TACKS 01/09/2026 9002649 $65.69 AMAZON.COM SALES, INC 1FNM-43TD-LMX4 - CALNDR/FILE FLDRS/ASST. BDAY CARD
01/09/2026 9002649 $81.09
TOTAL PLANNING $2,456.92
1005560 - BUILDING SERVICES
OSCAR HERRERA REIMB: ICC TRAINING/BOOKS 12/18/2025 109195 $687.00 OSCAR HERRERA REIMB: ICC TRAINING/BOOKS 12/18/2025 109195 $91.50 US BANK ICC BUILDING & FIRE CODE BOOKS 01/09/2026 109219 $776.62 US BANK ICC SAN DIEGO CHAPTER MEMBERSHIP 01/09/2026 109219 $350.00 AMAZON.COM SALES, INC 1FNM-43TD-LMX4 - CALENDAR 01/09/2026 9002649 $14.56 TOTAL BUILDING SERVICES $1,919.68
1005590 - CODE ENFORCEMENT
VERIZON WIRELESS SD 442224168-00001 - 10/24/25-11/23/25 12/18/2025 109203 $211.51 Item J.1
Page: 4 of 10
US BANK MAILING - SHIRT FOR EMBROIDERY 01/09/2026 109219 $21.20 US BANK CARWASH 01/09/2026 109220 $8.00
US BANK RETURN - SHIRT 01/09/2026 109219 ($45.69)
TOTAL CODE ENFORCEMENT $195.02
1006120 - FIRE DEPARTMENT
ROBERT BARRON MILEAGE: 10/29/25-11/12/25 12/18/2025 109199 $48.30 ACE UNIFORMS LLC HAT DEVICE/COLLAR 12/18/2025 9002627 $51.70 FIRE STATS LLC NOV 25-MAINT & OPERATION 12/18/2025 109187 $212.50 WEX BANK OCT 25-AUTO FUEL & CR TAX 12/18/2025 109208 $2,218.29 US BANK DM-FIREOPS 101 EVENT SIGNS 01/09/2026 109219 $574.96 US BANK DM-FIREOPS101 EASELS FOR SIGNS 01/09/2026 109219 $106.40 US BANK FIRE OPS DOC BINDING SUPPLIES 01/09/2026 109219 $40.23 US BANK FIRE INVESTIGATION 1C 01/09/2026 109219 $143.43 US BANK FIRE DEPT WASHER/DRYER 01/09/2026 109219 $5,017.71 US BANK OPEN HOUSE PIZZA 01/09/2026 109219 $230.93
US BANK AMAZON PRIME MEMBERSHIP 01/09/2026 109219 $151.16 US BANK NAME LETTERING 01/09/2026 109219 $341.15
US BANK STATION SUPPLIES 01/09/2026 109219 $913.36
US BANK SHOWER HEAD 01/09/2026 109219 $26.05
US BANK BATTERIES E237 01/09/2026 109219 $218.58
US BANK SCENE LIGHTING - E237 01/09/2026 109219 $488.29 US BANK FIRE HOSES - E237&E230 01/09/2026 109219 $301.15 US BANK FIREOPS DOC BINDING DEVICE 01/09/2026 109219 $57.63 US BANK FIREOPS101 FOLDERS 01/09/2026 109219 $24.89
US BANK FIREOPS101 HELMET SHIELD STANDS 01/09/2026 109219 $65.16 US BANK TOOLS/HOOKS 01/09/2026 109219 $794.12
US BANK SAW BLADES 01/09/2026 109219 $846.00
US BANK COSTCO MEMBERSHIP 01/09/2026 109219 $65.00
US BANK CLEANING SUPPLIES/CAN OPENERS 01/09/2026 109219 $89.54 TOTAL FIRE DEPARTMENT $13,026.53
1006170 - MARINE SAFETY
AT&T CALNET 3 9391053651-07/25/25-08/24/25 01/09/2026 109215 $299.71 CULLIGAN OF SAN DIEGO NOV 25-EQUIPMENT 12/18/2025 109182 $58.00 CULLIGAN OF SAN DIEGO DEC 25-EQUIPMENT 12/18/2025 109182 $58.00 AT&T CALNET 3 9391053651 - 10/25/25-11/24/25 12/18/2025 109176 $319.56 WATCHTOWER SOLUTIONS INC WATCHTOWER STATISTIC REPORTING SOFTWARE 12/18/2025 109205 $7,500.00 CAMEO PAPER & JANITORIAL SUPPLY INC TOWELS 01/09/2026 109221 $147.68 US BANK WETSUIT PPE 01/09/2026 109219 $278.64
US BANK WORK GLOVES - 3 PAIRS 01/09/2026 109219 $46.95
US BANK EMT CE FOR RECERTIFICATION 01/09/2026 109219 $113.35 US BANK SCHEDULING SOFTWARE 01/09/2026 109219 $284.20
US BANK WETSUITS - 3 EES 01/09/2026 109219 $852.79
US BANK BTTRIES/PWR STRIP/LGHT BLBS 01/09/2026 109219 $142.39 US BANK MARINE SAFETY CENTER PLANS 01/09/2026 109219 $13.05 US BANK EMT CES 01/09/2026 109219 $113.35
US BANK FENDER FOR PWC 01/09/2026 109219 $67.90
US BANK STORAGE CONTAINER - FC RAMP REPAIR 01/09/2026 109219 $119.63 WEST MARINE PRODUCTS, INC. LUBE-CORROSION SPRAY 01/09/2026 109236 $45.00 AT&T CALNET 3 9391053651 - 11/25/25-12/24/25 01/09/2026 109216 $314.82 AT&T CALNET 3 9391012281 - 11/25/25-12/24/25 01/09/2026 109217 $97.43 AT&T CALNET 3 9391012281 - 10/25/25-11/24/25 01/09/2026 109218 $99.82 Item J.1
Page: 5 of 10
US BANK WETSUIT 01/09/2026 109219 $280.54
US BANK BODY WORK UNIT 2485 01/09/2026 109219 $921.18
TOTAL MARINE SAFETY $12,173.99
1006190 - SHORELINE PROTECTION
SWRCB FY 25/26-INDEX #693134 WQC DREGDE&FILL 12/18/2025 109201 $1,405.00 TOTAL SHORELINE PROTECTION $1,405.00
1006510 - ENGINEERING
WEST COAST CIVIL, INC NOV 25-PROF SVC 12/18/2025 109207 $3,500.00 VERIZON WIRELESS SD 362455526-00001 - 11/02/25-12/01/25 12/18/2025 109203 $115.95 ONE DAY SIGNS 2026-GOLF CART DECAL 12/18/2025 109194 $175.09 US BANK CITY ENG LUNCH - NOV 2025 01/09/2026 109219 $45.35 US BANK SMOG CHECK - FIRE F-150 01/09/2026 109219 $51.75 US BANK SANDBAGS 01/09/2026 109219 $237.05
TOTAL ENGINEERING $4,125.19
1006520 - ENVIRONMENTAL SERVICES
MISSION LINEN & UNIFORM INC FY26 UNIFORM SERVICES FOR PUBLIC WORKS 12/18/2025 109193 $16.55 SWRCB FY 2025/26 WDR/NPDES ANNUAL PERMIT/INDEX
#692660
12/18/2025 109201 $3,945.00
SWRCB FY 2025/26 WDR/NPDES ANNUAL PERMIT/INDEX
#661240
12/18/2025 109201 $10,920.00
MIKHAIL OGAWA ENGINEERING, INC. OCT 25-PROF SVC 12/18/2025 9002634 $21,288.84 MIKHAIL OGAWA ENGINEERING, INC. NOV 25-PROF SVC 12/18/2025 9002634 $14,465.07 VERIZON WIRELESS SD 362455526-00001 - 11/02/25-12/01/25 12/18/2025 109203 $115.94 SANTA FE IRRIGATION DISTRICT 005506-014 - 11/04/25-12/01/25 12/18/2025 109200 $184.54 MISSION LINEN & UNIFORM INC FY26 UNIFORM SERVICES FOR PUBLIC WORKS 01/09/2026 109228 $16.55 CLEAN EARTH ENVIROMENTAL SOLUTIONS NOV 25- HHW COLLECTION 01/09/2026 9002651 $1,235.24 US BANK SAND BAGS FOR PUBLIC 01/09/2026 109219 $711.15
TOTAL ENVIRONMENTAL SERVICES $52,898.88
1006530 - STREET MAINTENANCE
BFS GROUP OF CALIFORNIA LLC PAINT MARKER/CRIMP WHEEL/CHLORINE TABS 12/18/2025 109184 $67.73 BFS GROUP OF CALIFORNIA LLC FLEXIBILE TEE/BAND COUPLING/BLK TOP PATCH 12/18/2025 109184 $251.91 MISSION LINEN & UNIFORM INC FY26 UNIFORM SERVICES FOR PUBLIC WORKS 12/18/2025 109193 $27.09 WEST COAST ARBORISTS INC NOV 25- TREE MAINTENANCE SERVICES 12/18/2025 109206 $833.33 VERIZON WIRELESS SD 362455526-00001 - 11/02/25-12/01/25 12/18/2025 109203 $115.94 PDQ EQUIPMENT ELEMENT/FILTER/CARTRIDGE/OIL/MAINT 12/18/2025 109196 $1,360.26 SDG&E CO INC UTILITIES - 11/07/25-12/08/25 01/09/2026 109232 $1,060.50 SDG&E CO INC UTILITIES - 11/01/25-12/08/25 01/09/2026 109232 $586.55 US BANK PW ON CALL CELL PHONE CASES 01/09/2026 109219 $73.91 US BANK DRILLS AND IMPACT FOR PW 01/09/2026 109219 $433.91 US BANK TOW VEHICLE TO CH (PVMT PROJ) 01/09/2026 109219 $230.00 US BANK POWER WASHER PART 01/09/2026 109219 $23.00
SANTA FE IRRIGATION DISTRICT 011695-000 - 11/01/25-11/30/25 12/18/2025 109200 $100.28 VICTOR MAGANA GONZALEZ MILEAGE- 12/12/25 12/18/2025 109204 $6.54 BFS GROUP OF CALIFORNIA LLC LIGHT PLATE/NAILS/WRENCH 12/18/2025 109184 $61.43 BFS GROUP OF CALIFORNIA LLC TAPE MEASURE/CRIMP KIT/SPLICE/WINGNUTS 01/09/2026 109224 $76.27 BFS GROUP OF CALIFORNIA LLC AIR DUSTERS/RAIN SUIT/AEROSOL 01/09/2026 109224 $94.41 MISSION LINEN & UNIFORM INC FY26 UNIFORM SERVICES FOR PUBLIC WORKS 01/09/2026 109228 $27.09 TOTAL STREET MAINTENANCE $5,430.15
1006540 - TRAFFIC SAFETY
YUNEX LLC NOV 25- TRAFFIC SIGNAL & SAFETY LIGHT

MAINT/REPAIR
12/18/2025 9002641 $1,155.84
Item J.1
Page: 6 of 10
YUNEX LLC NOV 25- TRAFFIC SIGNAL & SAFETY LIGHT

MAINT/REPAIR
12/18/2025 9002641 $365.50
YUNEX LLC NOV 25- TRAFFIC SIGNAL & SAFETY LIGHT

MAINT/REPAIR
12/18/2025 9002641 $1,448.30
AT&T CALNET 3 9391012279 - 10/24/25-11/23/25 12/18/2025 109174 $69.19 VERIZON WIRELESS SD 362455526-00001 - 11/02/25-12/01/25 12/18/2025 109203 $82.82 ALL CITY MANAGEMENT SERVICES, INC CROSSING GUARDS-11/23/25-12/06/25 12/18/2025 9002628 $6,657.35 ALL CITY MANAGEMENT SERVICES, INC CROSSING GUARDS-12/07/25-12/20/25 01/09/2026 9002648 $13,242.25 SDG&E CO INC UTILITIES - 11/07/25-12/08/25 01/09/2026 109232 $1,509.27 SDG&E CO INC UTILITIES - 11/01/25-12/08/25 01/09/2026 109232 $749.37 TOTAL TRAFFIC SAFETY $25,279.89
1006550 - STREET CLEANING
PRIDE INDUSTRIES NOV 25- TRASH ABATEMENT SERVICES 12/18/2025 109197 $1,939.82 SANTA FE IRRIGATION DISTRICT 011695-000 - 11/01/25-11/30/25 12/18/2025 109200 $58.89 TOTAL STREET CLEANING $1,998.71
1006560 - PARK MAINTENANCE
MISSION LINEN & UNIFORM INC FY26 UNIFORM SERVICES FOR PUBLIC WORKS 12/18/2025 109193 $20.32 RANCHO SANTA FE SECURITY SYS INC ADDED CODE 12/18/2025 109198 $12.00 WEST COAST ARBORISTS INC NOV 25- TREE MAINTENANCE SERVICES 12/18/2025 109206 $833.33 VERIZON WIRELESS SD 362455526-00001 - 11/02/25-12/01/25 12/18/2025 109203 $165.64 W.W. GRAINGER, INC FLUSH VALVE/COUPLER SPRINKLER KEY 12/18/2025 9002631 $333.43 CONSOLIDATED ELECTRICAL DIST INC LAMPS 01/09/2026 9002652 $109.04 US BANK SOAP DISPENSERS FOR FCP 01/09/2026 109219 $87.00 MISSION LINEN & UNIFORM INC FY26 UNIFORM SERVICES FOR PUBLIC WORKS 01/09/2026 109228 $20.32 W.W. GRAINGER, INC SPUD COUPLING ASSEMBLY 01/09/2026 9002653 $129.53 STANDARD PLUMBING SUPPLY COMPANY CLOSET SPUDS/SAND CLOTHS/TAIL PIECE COP 01/09/2026 109233 $182.83 W.W. GRAINGER, INC ACTUATOR/PUSH BUTTON ASSEMBLY/HOSE SWIVEL 12/18/2025 9002631 $287.28 COAST RECREATION INC LANDSCAPE/ANODIZED BELL/INSTALL 12/18/2025 109180 $2,710.09 SANTA FE IRRIGATION DISTRICT 005979-005 - 10/02/25-12/01/25 12/18/2025 109200 $406.68 SANTA FE IRRIGATION DISTRICT 005506-018 - 11/01/25-11/30/25 12/18/2025 109200 $204.77 SANTA FE IRRIGATION DISTRICT 005506-019 - 11/01/25-11/30/25 12/18/2025 109200 $701.81 VICTOR MAGANA GONZALEZ MILEAGE- 12/12/25 12/18/2025 109204 $23.00 TOTAL PARK MAINTENANCE $6,227.07
1006570 - PUBLIC FACILITIES
PRIDE INDUSTRIES NOV 25- TRASH ABATEMENT SERVICES 12/18/2025 109197 $1,939.82 WEST COAST ARBORISTS INC NOV 25- TREE MAINTENANCE SERVICES 12/18/2025 109206 $833.34 LEE'S LOCK & SAFE INC DOOR PUSH/PULL PLATES/HARDWARE/INSTALL 12/18/2025 109192 $347.29 VICTOR MAGANA GONZALEZ MILEAGE-11/08/25-11/09/25 12/18/2025 109204 $33.60 24 HOUR ELEVATOR, INC DEC 25- ELEVATOR PREVENTATIVE MAINT/REPAIR 12/18/2025 109171 $214.41 LALLEY CONSTRUCTION JUL 25- AS-NEEDED REPAIR SERVICES-TIDE PARK LG TWR
12/18/2025 109191 $2,160.00
SDG&E CO INC UTILITIES - 11/07/25-12/08/25 01/09/2026 109232 $7,499.51 SDG&E CO INC UTILITIES - 11/01/25-12/08/25 01/09/2026 109232 $2,656.00 US BANK CITY HALL GALLERY WALL PAINT 01/09/2026 109219 $181.95 US BANK FIRE HOUSE BLINDS RETURN 01/09/2026 109219 ($114.22) US BANK FIRE HOUSE BLINDS 01/09/2026 109219 $206.86
US BANK FIRE STATION BLINDS 01/09/2026 109219 $163.13
HABITAT PROTECTION, INC DEC 25- PEST/RODENT CONTROL-FCCC 01/09/2026 9002654 $78.00 HABITAT PROTECTION, INC DEC 25- PEST/RODENT CONTROL-TIDE PARK BEACH 01/09/2026 9002654 $71.00 HABITAT PROTECTION, INC DEC 25- PEST/RODENT CONTROL-FS 01/09/2026 9002654 $46.00 HABITAT PROTECTION, INC DEC 25- PEST/RODENT CONTROL-LCCC 01/09/2026 9002654 $78.00 SANDIEGO COUNTY-AIR POLLUTION CY 26 PERMIT FEES 01/09/2026 109230 $723.00 Item J.1
Page: 7 of 10
CINTAS CORPORATION NO. 2 FIRST AID SUPPLIES-CH 01/09/2026 109222 $436.65 HABITAT PROTECTION, INC DEC 25- PEST/RODENT CONTROL-PW 01/09/2026 9002654 $78.00 HABITAT PROTECTION, INC DEC 25- PEST/RODENT CONTROL-DM SHORES BEACH 01/09/2026 9002654 $47.00 HABITAT PROTECTION, INC DEC 25- PEST/RODENT CONTROL-SEASCAPE SUR BEACH
01/09/2026 9002654 $47.00
HABITAT PROTECTION, INC DEC 5- PEST/RODENT CONTROL-CH 01/09/2026 9002654 $62.00 HABITAT PROTECTION, INC DEC 25-PEST/RODENT CONTROL -FC 01/09/2026 9002654 $47.00 HABITAT PROTECTION, INC DEC 25- PEST/RODENT CONTROL-MS 01/09/2026 9002654 $78.00 LALLEY CONSTRUCTION NOV 25- AS-NEEDED REPAIR SERVICES-FS 12/18/2025 109191 $160.00 BFS GROUP OF CALIFORNIA LLC PAINT ROLLERS/PLASTIC SHEETING 12/18/2025 109184 $58.50 BFS GROUP OF CALIFORNIA LLC P-TRAP/PIPE EXTNSN/GLOVES/TOILEY REBUILD KIT 12/18/2025 109184 $194.35 HABITAT PROTECTION, INC NOV 25- PEST/RODENT CONTROL-FS 12/18/2025 9002632 $5,255.00 HABITAT PROTECTION, INC OCT 25- PEST/RODENT CONTROL-LCCC 12/18/2025 9002632 $1,650.00 LALLEY CONSTRUCTION OCT 25- AS-NEEDED REPAIR SERVICES-ACACIA PRKNG 12/18/2025 109191 $320.00 LALLEY CONSTRUCTION OCT 25- AS-NEEDED REPAIR SERVICES-ACACIA PRKNG 12/18/2025 109191 $240.00 LALLEY CONSTRUCTION OCT 25- AS-NEEDED REPAIR SERVICES-FS 12/18/2025 109191 $960.00 LALLEY CONSTRUCTION OCT 25- AS-NEEDED REPAIR SERVICES-FS 12/18/2025 109191 $240.00 LALLEY CONSTRUCTION OCT 25- AS-NEEDED REPAIR SERVICES-FS 12/18/2025 109191 $1,200.00 LALLEY CONSTRUCTION NOV 25 AS-NEEDED REPAIR SERVICES-FC RAMP 12/18/2025 109191 $560.00 TOTAL PUBLIC FACILITIES $28,751.19
1007100 - COMMUNITY SERVICES
AMERICAN BUSINESS FORMS INC VENTERANS DAY PROGRAMS 01/09/2026 109214 $309.94 US BANK KINDERS - PUBLIC ARTS COMMISSION 01/09/2026 109219 $245.49 US BANK WRAPPING PAPER - SOLANA CARES DONATION BOX 01/09/2026 109220 $5.43 US BANK PARKING - ADOBE GOVMAX CONF - 10/27/2025 01/09/2026 109219 $20.00 US BANK ITEMS FOR WORLD KINDNESS DAY EVENT 01/09/2026 109219 $36.94 US BANK ITEMS FOR WORLD KINDNESS DAY EVENT 01/09/2026 109219 $79.34 US BANK ITEMS FOR WORLD KINDNESS DAY EVENT 01/09/2026 109219 $480.19 US BANK MMASC CONF HOTEL 01/09/2026 109219 $321.55
TOTAL COMMUNITY SERVICES $1,498.88
1007110 - GF-RECREATION
BRIDGET AUGUSTA REIMB: TREE LIGHTING EVENT SUPPLIES 12/18/2025 109177 $245.51 DAVID RODRIGUEZ MUSIC-TREE LIGHTING 12/13/25 12/18/2025 109183 $600.00 PRISCILLA ROJO REIMB: LC TREE LIGHTING EVENT SUPPLIES 01/09/2026 109229 $457.87 SUNBELT RENTALS, INC. LIFT FOR TREE INSTALL 01/09/2026 109234 $170.00 US BANK INDEX CARDS 01/09/2026 109220 $7.06
US BANK FC TREE LIGHTING SUPPLIES 01/09/2026 109219 $56.12 US BANK VETERANS DAY DECORATIONS 01/09/2026 109219 $25.00 US BANK VETERANS DAY REFRESHMENTS 01/09/2026 109219 $155.96 US BANK CITY TREE ORNAMENTS 2025 01/09/2026 109219 $737.76 US BANK FC TREE LIGHTING SUPPLIES 01/09/2026 109219 $289.48 US BANK HALLOWEEN DECORATIONS-POTLUCK 01/09/2026 109219 $129.13 US BANK DRINKS-HALLOWEEN POTLUCK 01/09/2026 109219 $49.92 US BANK CPRS WORKSHOP 01/09/2026 109219 $80.00
US BANK CPRS CONF REG 01/09/2026 109219 $515.00
US BANK VETERANS DAY DECORATIONS 01/09/2026 109219 $99.99 TOTAL GF-RECREATION $3,618.80
1105900 - MEASURE S - 1% TRANSACTION TAX
HDL HINDERLITER DE LLAMAS & ASSOC Q2-MEASURE S - AUDIT/CONTRACT SVC 01/09/2026 109226 $668.84 TOTAL MEASURE S - 1% TRANSACTION TAX $668.84
1106510 - MEASURE S - ENGINEERING
Item J.1
Page: 8 of 10
AB HASHMI INC FCP RAMP IMPROVEMENTS 12/18/2025 109172 $58,666.02 VERDANTAS INC FCP RAMP GEOTECHNICAL & LAB-10/25/25-11/21/25 01/09/2026 9002660 $6,440.00 TOTAL MEASURE S - ENGINEERING $65,106.02
1205460 - SELF INSURANCE RETENTION
US BANK FLIGHT - 12/08 - 12/12 01/09/2026 109219 $299.65 US BANK FLIGHT 12/08 - 12/12 01/09/2026 109219 $70.00
US BANK CREDIT MONITORING CODES 01/09/2026 109219 $173.38 US BANK 2026 TAX CHANGES TRAINING 01/09/2026 109219 $199.00 US BANK CLAIM 2502 POSTAGE 01/09/2026 109220 $1.56
US BANK TYLER CONNECT REG 01/09/2026 109219 $1,249.00
TOTAL SELF INSURANCE RETENTION $1,992.59
1255465 - WORKERS COMPENSATION
US BANK CO WC PREM 01/09/2026 109219 $509.00
TOTAL WORKERS COMPENSATION $509.00
135 - EQUIPMENT REPLACEMENT
SUNSTONE HOME CALIFORNIA LLC RFND: B25-0598 01/09/2026 109235 $59.40 TOTAL EQUIPMENT REPLACEMENT $59.40
1355200 - ASSET REPLACEMENT-CTY MNGR
US BANK OFFICE FURNITURE - ZEN DEN 01/09/2026 109219 $1,837.14 TOTAL ASSET REPLACEMENT-CTY MNGR $1,837.14
1355550 - ASSET REPLACMENT-COMM DEVEL
TYLER TECHNOLOGIES INC SAAS CIVIC - 12/01/25-06/30/26 01/05/2026 109213 $3,500.00 TOTAL ASSET REPLACMENT-COMM DEVEL $3,500.00
1356120 - ASSET REPLACEMENT-FIRE
FIRE STATION OUTFITTERS LLC 9 RECLINERS FOR FIRE STATION 12/18/2025 109186 $10,032.19 TOTAL ASSET REPLACEMENT-FIRE $10,032.19
1356510 - ASSET REPLACEMENT-ENGINEER
CENTRAL SQUARE GIS SERVICES-12/01/25-12/20/25 01/05/2026 9002643 $540.00 TOTAL ASSET REPLACEMENT-ENGINEER $540.00
1406510 - FACILITIES MAINT-CIP
US BANK LA COLONIA STORAGE SHED 01/09/2026 109219 $1,503.78 TOTAL FACILITIES MAINT-CIP $1,503.78
1605360 - OPEB OBLIGATION
MIDAMERICA JANUARY 2026 12/18/2025 9002633 $8,225.00
FIDELITY SECURITY LIFE INSURANCE COMPANY JAN 26-COBRA VISION-GROUP ID:1051872 01/05/2026 109212 $21.25 SELF INSURED SERVICES COMPANY JAN 26-DENTAL/COBRA DENTAL 01/05/2026 9002642 $136.10 TOTAL OPEB OBLIGATION $8,382.35
2037510 - HIGHWAY 101 LANDSC #33
SDG&E CO INC UTILITIES - 11/07/25-12/08/25 01/09/2026 109232 $3,543.65 TOTAL HIGHWAY 101 LANDSC #33 $3,543.65
2047520 - MID 9C SANTA FE HILLS
SANTA FE IRRIGATION DISTRICT 005979-006 - 10/02/25-12/01/25 12/18/2025 109200 $1,425.47 SANTA FE IRRIGATION DISTRICT 005979-007 - 10/02/25-12/01/25 12/18/2025 109200 $1,546.07 SANTA FE IRRIGATION DISTRICT 005979-009 - 10/02/25-12/01/25 12/18/2025 109200 $922.97 SANTA FE IRRIGATION DISTRICT 005979-010 - 10/02/25-12/01/25 12/18/2025 109200 $455.54 SANTA FE IRRIGATION DISTRICT 005979-011 - 10/02/25-12/01/25 12/18/2025 109200 $482.34 SANTA FE IRRIGATION DISTRICT 005979-012 - 10/02/25-12/01/25 12/18/2025 109200 $187.54 SANTA FE IRRIGATION DISTRICT 005979-026 - 11/01/25-11/30/25 12/18/2025 109200 $460.13 SANTA FE IRRIGATION DISTRICT 005979-029 - 10/16/25-12/15/25 01/09/2026 109231 $541.07 Item J.1
Page: 9 of 10
SANTA FE IRRIGATION DISTRICT 005979-020 - 11/01/25-11/30/25 12/18/2025 109200 $437.33 SANTA FE IRRIGATION DISTRICT 005979-021 - 11/01/25-11/30/25 12/18/2025 109200 $601.49 SANTA FE IRRIGATION DISTRICT 005979-022 - 11/01/25-11/30/25 12/18/2025 109200 $350.69 SANTA FE IRRIGATION DISTRICT 005979-023 - 11/01/25-11/30/25 12/18/2025 109200 $373.49 SANTA FE IRRIGATION DISTRICT 005979-024 - 11/01/25-11/30/25 12/18/2025 109200 $309.65 SANTA FE IRRIGATION DISTRICT 005979-025 - 11/01/25-11/30/25 12/18/2025 109200 $464.69 SANTA FE IRRIGATION DISTRICT 005979-014 - 11/01/25-11/30/25 12/18/2025 109200 $492.05 SANTA FE IRRIGATION DISTRICT 005979-015 - 11/01/25-11/30/25 12/18/2025 109200 $327.89 SANTA FE IRRIGATION DISTRICT 005979-016 - 11/01/25-11/30/25 12/18/2025 109200 $387.17 SANTA FE IRRIGATION DISTRICT 005979-017 - 11/01/25-11/30/25 12/18/2025 109200 $52.56 SANTA FE IRRIGATION DISTRICT 005979-018 - 11/01/25-11/30/25 12/18/2025 109200 $75.36 SANTA FE IRRIGATION DISTRICT 005979-019 - 11/01/25-11/30/25 12/18/2025 109200 $175.68 TOTAL MID 9C SANTA FE HILLS $10,069.18
2087580 - COASTAL RAIL TRAIL MAINT
SANTA FE IRRIGATION DISTRICT 005506-020 - 11/01/25-11/30/25 12/18/2025 109200 $1,829.87 TOTAL COASTAL RAIL TRAIL MAINT $1,829.87
2117600 - STREET LIGHTING DISTRICT
VERIZON WIRELESS SD 362455526-00001 - 11/02/25-12/01/25 12/18/2025 109203 $33.13 SDG&E CO INC UTILITIES - 11/01/25-12/08/25 01/09/2026 109232 $9,910.74 TOTAL STREET LIGHTING DISTRICT $9,943.87
2256510 - RTCIP
EAGLE PAVING LLC FY26 STREET MAINTENANCE PROJECT 12/18/2025 9002629 $10,583.16 TOTAL RTCIP $10,583.16
2286510 - TRANSNET EXTENSION-CIP
EAGLE PAVING LLC FY26 STREET MAINTENANCE PROJECT 12/18/2025 9002629 $31,220.84 TOTAL TRANSNET EXTENSION-CIP $31,220.84
2465200 - MISC GRANTS - CM
STAPLES CONTRACT & COMMERCIAL RSWA-EEP-SDRCC RECAP POSTER 12/18/2025 9002638 $19.78 STAPLES CONTRACT & COMMERCIAL RSWA-EEP-LUGGAGE SCALE 12/18/2025 9002638 $21.73 STAPLES CONTRACT & COMMERCIAL RSWA-EEP-CUTLERY 12/18/2025 9002638 $106.13 US BANK ZERO WASTE GIVEAWAYS 01/09/2026 109219 $500.41
TOTAL MISC GRANTS - CM $648.05
2505570 - COASTAL BUSINESS/VISITORS
AB HASHMI INC FCP RAMP IMPROVEMENTS 12/18/2025 109172 $17,190.22 TOTAL COASTAL BUSINESS/VISITORS $17,190.22
2556180 - JUNIOR LIFEGUARDS
US BANK JG VEHICLE TOWED TO MECHANIC 01/09/2026 109219 $185.40 TOTAL JUNIOR LIFEGUARDS $185.40
4506510 - SANDREPLNSHMNT/RETNTN-CIP
AB HASHMI INC FCP RAMP IMPROVEMENTS 12/18/2025 109172 $54,435.70 TOTAL SANDREPLNSHMNT/RETNTN-CIP $54,435.70
4596510 - MISC.CAPITALPROJECTS-ENG
DOMUSSTUDIO ARCHITECTURE LLP NOV 25- 9449.02 MS CENTR 12/18/2025 109185 $7,432.01 EAGLE PAVING LLC FY26 STREET MAINT- CONTINGENCY 12/18/2025 9002629 $80,626.65 AB HASHMI INC FCP RAMP IMPROVEMENTS 12/18/2025 109172 $22,479.88 TOTAL MISC.CAPITALPROJECTS-ENG $110,538.54
5097700 - SANITATION
MISSION LINEN & UNIFORM INC FY26 UNIFORM SERVICES FOR PUBLIC WORKS 12/18/2025 109193 $11.29 IDRAINS LLC C- SEWER LINE CLNG-30,142/NOV 25-SWR LN CLNG 12/18/2025 109173 $18,989.46 AT&T CALNET 3 9391012277 - 10/24/25-11/23/25 12/18/2025 109175 $20.08 Item J.1
Page: 10 of 10
VERIZON WIRELESS SD 362455526-00001 - 11/02/25-12/01/25 12/18/2025 109203 $33.13 SANTA FE IRRIGATION DISTRICT 005506-014 - 11/04/25-12/01/25 12/18/2025 109200 $553.62 SANTA FE IRRIGATION DISTRICT 005979-008 - 10/02/25-12/01/25 12/18/2025 109200 $115.80 MISSION LINEN & UNIFORM INC FY26 UNIFORM SERVICES FOR PUBLIC WORKS 01/09/2026 109228 $11.29 JOSE GARCIA MILEAGE-11/14-15 & 12/07/25 01/09/2026 9002655 $126.00 TOTAL SANITATION $19,860.67
6527810 - SUCCESSOR AGENCY
DAVIS FARR, LLP FY 2025 AUDIT SVC 01/05/2026 109211 $419.93 TOTAL SUCCESSOR AGENCY $419.93
6718510 - BARBARA UNDERGROUNDING-DS
WILLDAN FY26 Q2-LOCAL IMPROVEMENT DISTRICT ADMIN 01/05/2026 9002647 $360.43 TOTAL BARBARA UNDERGROUNDING-DS $360.43
6728520 - PACIFIC UNDERGROUNDING-DS
WILLDAN FY26 Q2-LOCAL IMPROVEMENT DISTRICT ADMIN 01/05/2026 9002647 $282.55 TOTAL PACIFIC UNDERGROUNDING-DS $282.55
6738530 - MARSOLAN UNDERGROUNDNG-DS
WILLDAN FY26 Q2-LOCAL IMPROVEMENT DISTRICT ADMIN 01/05/2026 9002647 $275.57 TOTAL MARSOLAN UNDERGROUNDNG-DS $275.57
REPORT TOTAL: $782,474.98
Item J.1
COUNCIL ACTION:
_______________________________________________________________________ AGENDA ITEM # J.2.

STAFF REPORT

SUBJECT: Professional Service Agreement with for Geotechnical Engineering Plan Review and Inspection Services
BACKGROUND:

The Community Development Department utilizes third-party Geotechnical Engineering services on an as-needed basis to review private coastal and inland bluff development projects including, but not limited to, the construction of, and maintenance and repair of, bluff retention devices and modifications to existing bluff top residences and replacement bluff top structures. These third-party services are paid for by project applicants through developer deposit accounts.

This item is before City Council to consider authorizing a Professional Services Agreement (PSA) with UES Professional Solutions, Inc. (“UES”) for as-needed geotechnical engineering plan review and inspection services.

DISCUSSION:

In November 2025, the City issued a Request for Proposals (RFP) seeking qualified Geotechnical Engineering firms to provide third-party plan review and inspection services for various coastal and inland bluff projects on an as-needed basis. The consultant would be responsible for the review of discretionary applications and building and grading permits for new bluff retention devices as well as maintenance and repair to existing bluff retention devices, replacement and remodel of existing bluff top residential structures and similar projects.

The City received one (1) proposal from the City’s previous consultant. Staff reviewed the proposal and their past performance and determined that UES would be able to address the needs of the City.

Staff has prepared Resolution 2026-007 (Attachment 1) requesting City Council to authorize the City Manager to enter into a PSA with UES for Geotechnical Engineering plan review and inspection services.

Item J.2
January 28, 2026
Geotech PSA

Page 2 of 2 ends

CEQA COMPLIANCE STATEMENT:

This is not a project under the California Environmental Quality Act (CEQA).

FISCAL IMPACT:

Third-party Geotechnical Engineering plan review and inspection services for development projects are cost neutral in that project applicants pay for these services at cost plus a 15% administrative fee for Staff oversight and management of the project.

WORK PLAN: N/A
OPTIONS:
• Approve Staff recommendation.
• Do not authorize Staff recommendation.
• Provide alternative direction.

CITY STAFF RECOMMENDATION:

Staff recommends that the City Council:

1. Adopt Resolution 2026-007 authorizing the City Manager to execute a Professional Services Agreement with UES.
_________________________
Ayssa Muto, City Manager
Attachments:

1. Resolution 2026-007

2. UES Scope of Services

3. PSA Template
Item J.2
RESOLUTION 2026-007

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SOLANA BEACH, CALIFORNIA, APPROVING A

PROFESSIONAL SERVICES AGREEMENT WITH UES
PROFESSIONAL SOLUTIONS, INC. FOR GEOTECHNICAL

ENGINEERING PLAN REVIEW AND INSPECTION

SERVICES
WHEREAS, the Community Development Department is in need of professional 3rd party geotechnical engineering consultant for plan review and inspection services for various coastal and inland bluff top private development projects; and WHEREAS, in November 2025, the City issued a Requests for Proposals to provide 3 rd party plan review and inspection services; and
WHEREAS, the City received one response to the City’s RFP from the City’s previous contractor UES Professional Solutions, Inc. (“UES”); and WHEREAS, after review of proposals and past performance, it was determined that UES is qualified and responsive to provide plan review of applications subject to geotechnical review; and
WHEREAS, the City wishes to enter a Professional Services Agreement with a highly qualified firm for as-needed Geotechnical Engineering plan review and inspection services.

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

1. That the foregoing recitations are true and correct.

2. That the City Council authorizes the City Manager to execute a Professional Services Agreement with UES Professional Solutions, Inc. for an open-ended dollar amount of third-party pass-through payments for Geotechnical Engineering plan review and inspection services for a three-year agreement.

3. That the City Council authorizes the City Manager to extend the agreement for two additional one-year terms, at the City’s option.

PASSED AND ADOPTED this 28th day of January, 2026, at a regular meeting of the City Council of the City of Solana Beach, California by the following vote:

AYES: Councilmembers –
NOES: Councilmembers –
ABSTAIN: Councilmembers –
Item J.2
ABSENT: Councilmembers –
________________________________
LESA HEEBNER, Mayor
APPROVED AS TO FORM: ATTEST:
______________________________ _______________________________ JOHANNA N. CANLAS, City Attorney ANGELA IVEY, City Clerk Item J.2
E. WORK PLAN
Item J.2
UES | 16
E. WORK PLAN
E. WORK PLAN

PROJECT DESCRIPTION
The City of Solana Beach Community Development
Department is seeking qualified firms to provide
professional geotechnical plan review and inspection
services as needed for various coastal and inland
bluff-top projects. From 2019 to 2025, UES (formerly
CTE) was the trusted provider of supplemental peer
review and inspection services for the City of Solana
Beach (CSB), ensuring project compliance with the
CSB Local Coastal Program (LCP) and Land Use Plan
(LUP). UES delivered reliable evaluations of sand
replacement, staffed field observers for projects
such as the Las Brisas seawall, and communicated
proactively with CSB to clarify project scope and
recommendations. Additionally, UES supplied thirdparty review, testing, and geotechnical expertise to municipal and governmental agencies across San
Diego County, consistently helping clients address
construction challenges with confidence.

PROJECT APPROACH
UES will manage the City projects in three (3) phases:

PHASE I: SUBMITTAL REVIEW
UES will perform a review of provided submittals
for their conformance with the City’s LCP/LUP. The
summary of our review, including any submittal deficiencies or requests for additional information and/ or clarification, will be provided to the City for review and use. Subsequent reviews will be performed at the
City’s request. If a submittal conforms with the City’s LCP/LUP, that will be noted. In this phase, the City will provide a submittal for review to the UES PM (Colm
Kenny), who will manage the review and response to
the City in written form.

PHASE II: CONSTRUCTION OBSERVATION
At the City’s request, UES will provide supplemental
field observations and/or testing of construction. This includes provision of licensed (GE, CEG) professionals
for observation of work, as well as provision of
qualified and licensed special inspectors for specific
inspection and testing (e.g., compaction testing,
concrete testing, rebar inspections, etc.). Requests
for services would be from the City to the project PM
(Colm Kenny), who will arrange for scheduled site
inspections and testing.

PHASE III: POST-CONSTRUCTION
For projects where UES has been requested to
provide field observation, testing, and inspection
services, UES will document our services in site daily
field reports (DFRs), and via summary letter reports.

Requests for documentation will be submitted to the
UES PM (Colm Kenny) who will compile and provide
the requested documents.

PROJECT MANAGEMENT

QUALITY CONTROL
For projects where Construction Observation (Phase
II) and Post-Construction documentation (Phase III)
are requested, we have allocated only inspectors
with vast experience at the City. UES aims to achieve
excellence in quality control by ensuring that only
properly trained, certified, and experienced inspectors will be sent to the job site. Materials testing will be performed by trained and certified laboratory
technicians our lab manager will oversee. All reports
and official correspondence distributed to the project
team will be reviewed by a second authority with
the proper experience and certification to do so.

This will ensure reports are accepted by the City on a
first-time basis, thereby minimizing any delays in the
project close-out.

SCHEDULE MANAGEMENT
UES will be providing services on an on-call basis. The inspectors presented in this response will be prioritized for this project and available as needed. Materials testing will be performed per ASTM standards; however, testing can be rushed to keep the project
on schedule. From a special inspection and materials
testing standpoint, UES does not see any issues that
will delay the schedule.

Item J.2
UES | 17
E. WORK PLAN

PROJECT BUDGET
While preparing a formal cost proposal, UES will
provide a reasonable and economical estimate. Our
services will be provided on a time-and-material
basis. The project manager will ensure billable time
is only charged to the project when appropriate to
do so. Delays on site and unscheduled cancellations
will incur costs, but this will be communicated to the
project team early to avoid exceeding the project
budget. UES will also track non-compliant items to
provide the City with documentation for excess costs
and back charges to the contractor. The project will
be invoiced monthly. The City will be provided with
monthly updates on the project budget status.

RESPONSIVE RESULTS
We understand our client’s desire for fast, accurate
results and how the execution of these services can
dramatically impact the project schedule and budget.

Using remote devices in the field, our technicians
gather, save, and transmit information to our office
where, in conjunction with samples taken from
the site, lab tests are performed and recorded. Our
team understands and subscribes to this process,
resulting in diligent attention to detail, commitment, and accuracy.

Item J.2
F. PRICING
Item J.2
UES | 19
F. PRICING
F. PRICING
1/1/2026

Page 1 of 3 ends

INSPECTION SERVICES & QUALITY CONTROL
Field Technician I (ACI)
Concrete Technician (ACI)
Registered Special Inspector (Concrete, Masonry, Pre-Stress, Fireproofing) Registered Special Inspector (Structural Steel, Welding, High Strength Bolting) Registered Special Inspector (Shotecrete, Post-Tension) Pile Driving Inspector / Deep Foundation Inspector
Mechanical / Electrical / Plumbing Inspector
Roofing / Waterproofing Inspector
Roofing / Waterproofing Consultant
Shop Inspections (Out of State) /Coordination
Inspector of Record / DSA / OSHPD Inspector
Quality Control Representative
Submittal Reviewer
QC Plan Preparation

NON-DESTRUCTIVE TESTING SERVICES
Non-Destructive Testing Inspector (Ultrasonic, magnetic particle, dye penetrate) NDT Shop Inspections (Out of State) /Coordination
Metallic Surface Coatings (Paint or Itumescescent Fireproofing) Radiographic (low power portable and laboratory available)

SPECIAL SERVICES
Vertical Coring / Sawing Operator & Equipment (Horizontal extra) Floor Flatness Testing
Mobilization / Demobilization - flat rate
Reinforcing Steel Location
Anchor Pull Tests - up to 30 tons
Batch Plant Inspector
Procedure Qualification per AWS, ASME or Military Standards

SUPPORT SERVICES
Certificate of Completion
Draftsman
Express Mail (FEDEX/UPS) (minimum)
Facsimile (each page)
File Search, re-issue of report, copies (minimum)
Pickup/Delivery (50 mile radius of UES office)
Administrative Assistant/Certified Payroll/Word Processing/Secretarial Sample Pick-up
Sample Pick-up (Large)

PROFESSIONAL ENGINEERING STAFF
Senior Engineer / Geologist / Architect
Licensed Land Surveyor
Project Engineer / Geologist / Architect/ Manager Services Environmental Consultant / Registered Environmental Assessor Project Manger
Staff Engineer / Geologist / Architect
One-Man Survey Crew & Equipment
Two-Man Survey Crew & Equipment
Three-Man Survey Crew & Equipment
Survey Technician
QSP Services

COURT APPEARANCE AND DEPOSITIONS
Principal Professional Preparation, Deposition or Testimony Senior Professional Preparation, Deposition or Testimony Travel & Expenses
Evidence Storage (per month)
$144
$173
$155
$144
$144
$144
$167
Quote
Quote
Quote
Quote
$167
$167
$184
$184
$85 / Hr
Actual + 20%
$150
$85 / Trip
$95 / Trip
$170
$125
$230
$160
$170
$350
$250
Prevailing Wage
Hourly Rate
$155
$150
Quote
Quote
$150
$167
Principal Engineer / Geologist
CAD Technician
$170
$220
Schedule of Fees and Services
$50
Quote
Quote
Soil Technician
$280
$250
$125
$180
$150
$170
Quote
$110 / Hr
$3
$80
$120
$350
Quote
$155
City of Solana Beach
As-Needed Coastal Geotechnical Services 2025

PREVAILING WAGE
Item J.2
UES | 20
F. PRICING
1/1/2026

Page 2 of 3 ends

Other
Method Used
SOILS
SOILS
---
CTM 312
---
---
---
UBC 18-2
---
CTM 216
CTM 216
---
---
---
---
---
---
CTM 301
CTM 643
CTM 217
---
---
---

AGGREGATES
---
---
CTM 227
CTM 205
CTM 229
CTM 229
CTM 211
---
---
---
---
---
---
---

MATERIALS

ASPHALT CONCRETE
---
---
CTM 382
CTM 382
CTM 304, 308 & 366
---
---
CTM 308
per Specimen
Price ASTM
Designation
D1557 / D698
$80
D2435
Laboratory Compaction Test - 4" Mold (Moisture Density-Each Curve) $200 Schedule of Fees and Services
Chloride Content of Soil $70 ---
Consolidations - Per Point
D422
$360 D1883
Cement Treated Base, Laboratory Design - Soil Cement, Each Set $530 D558 / D1633 Cement Treated Base, Laboratory Compaction (Moisture Density-Each Curve) $275 D558 Test Procedure
D1140
$195 to $245
$200
Moisture & Density $50
Direct Shear Test
D4829
D3080
Expansion Index $200
Hydrometer (Particle Size Analysis) $180
Cement Treated Base, Sample Fabrication & Compression- Per Point $85 D558 / D1633 D2937
$30
Laboratory Compaction Test - 6" Mold (Moisture Density-Each Curve) $210 D1557 / D698 Laboratory Compaction Test - 4" or 6" Mold Requiring Rock Correction D1557 / D4718 Moisture Content D2216
D2434
R - Value (Minimum 3 pts.) $265 D2844
Resistivity and pH of Soil $150 D4972
Plasticity Index / Liquid Limit/Atterburg Limits $140 D4318 Permeability Test - Constant Head
Fine Grained Soil $250 D5084
Sand Equivalent $100 D2419
Shrinkage Limit $100 D427
Soil Classification w/ Atterburg & Gradation $245 D2487 $50 C40
C136
---
Organic Content (Organic Burn) $75 D2974
Aggregate Conformance Testing for State of California Projects $260 --- D1560 / D1561
D6307
D2726
Clay Lumps and Friable Particles $100 C142
C88
Cleanness Value $95 ---
Crushed Particles, Percent $120 ---
Durability Index, Coarse Aggregate $125 D3744
Durability Index, Fine Aggregate $110 D3744
Los Angeles Rattler $190 C131 or C535
Organic Impurities in Sand
Asphalt Mix Design Quote Marshall & Hveem
Asphalt Mix Design Review (Hourly by Engineer) Quote --- Sieve Analysis (Gradation), Fine & Coarse Aggregate (Including 200 Wash) $100 C136 Unit Weight per Cubic Foot, Voids in Aggregate $75 C29
Specific Gravity & Absorption, Fine Aggregate $90 C128
Specific Gravity & Absorption, Coarse Aggregate $75 C127 Sodium Sulfate Soundness (Per Size Fraction)
D6307 / D5444
D6926 / D6927
Maximum Theoretical Unit Weight (Rice Specific Gravity) $240 D2041 Tensile Strength Ratio (TSR)
$170
$550
Unit Weight Compacted Sample or Core (Bulk Specific Gravity) $85 D4867
Extraction, % Asphalt (Including Gradation of Extracted Aggregate) $235
Marshall Stability, Flow & Unit Weight ( Three Specimens) $220 Extraction, % Asphalt $190
Hveem Stability & Unit Weight $210
Sieve Analysis (Gradation), Coarse Aggregate $85
(Includes: Sieve Analysis, Specific Gravity, No. 200 Wash, Organic Impurities, Unit Weight) Sulfate Content of Soil $80
Granular Soil $375
No. 200 Sieve Wash $100
California Bearing Ratio (CBR)
City of Solana Beach
As-Needed Coastal Geotechnical Services 2025

PREVAILING WAGE
Item J.2
UES | 21
F. PRICING
1/1/2026

Page 3 of 3 ends

Other
Method Used

MATERIALS

CONCRETE
---
---
---
---
---
---
---
---
---
---
---
---
---
The following are UES holidays:
^ŚŽƵůĚĂ,ŽůŝĚĂǇĨĂůůŽŶĂ^ĂƚƵƌĚĂǇŽƌ^ƵŶĚĂǇƚŚĞĐůŽƐĞƐƚƉƌĞǀŝŽƵƐŽƌĨŽůůŽǁŝŶŐƌĞŐƵůĂƌǁŽƌŬĚĂǇƐŚĂůůďĞĐŽŶƐŝĚĞƌĞĚƚŚĞŚŽůŝĚĂǇ͘ Mileage: Mileage will be charged at $0.75 per mile for services outside a 50 mile radius of this office.

Schedule of Fees and Services - Terms & Conditions
Authorized Signature Title
___________________________________ ________________________________ The Fee Schedule contains only the basic services performed by this office and is not a complete listing. Do not hesitate to call for a quotation or proposal if your service needs are not listed herein.

Outside Services/Subcontractors: Cost plus 20% will be charged for any work not directly performed by UES or for any materials procured.

Accepted this_______________day of ____________________, 2026 Rate Increases: UES reserves the right to periodically increase all rates indicated herein.

Minimum Charges: For inspection callout between 0 & 4 hours a minimum charge of 4 hours will be applied. For inspection callout between 4 & 8 hours, an 8-hour minimum charge will be applied. As an alternate, site time plus one hour, rounded to the next whole hour may be used. A 2 hour minimum or actual time expended will apply. Portalto-portal charges may also apply.

Overtime Rates: Our rates are based on a typical 8-hour work day generally between the hours of 6:30 AM & 4:30 PM M-F. A premium of 1.5 times the quoted rates for the first 4 hours and 2.0 times thereafter will be charged for work outside of these hours. However, Sundays will be billed at 2.0 times the quoted rate.

Out of State Shop Inspections/Coordination: Out of State Shop Inspections and Coordination Require Additional Costs.

Standard Terms: The attached standard terms and conditions are also considered a part of this agreement .

Per Diem and Travel Expenses (When Applicable) : Minimum $ 180.00 per day or Actual cost + 20% (when applicable for out of town services) Scheduling: A minimum of 24 hours notice is required to schedule personnel.

Testing Samples: A preparation charge will be added to all samples submitted to the laboratory that are not ready for testing. This preparation charge will be based on the actual time required and at the laboratory technician's rate of $50.00 per hour. There will be a 50% premium charge for "RUSH/PRIORITY" laboratory testing. This testing laboratory agrees to exercise reasonable care in obtaining, preserving, and caring, for the samples to be tested, but assumes no responsibility for damages, either direct or consequential, which arise or are alleged to arise from loss, damage or destruction of samples due to circumstances beyond this testing laboratory's control. Samples are discarded after testing unless requested otherwise in writing by the client. A per month fee is charged for retained samples.

Unit Weight, Lightweight Concrete Fill $75 C495
$950 ---
Splitting Strength Test - Concrete Cylinders $100 C496
Modulus of Elasticity, Static C469
$230
Concrete Mix Design
Concrete Flexural Test, 6x6x18" Flex Beam $95
Compression Tests, Lightweight Concrete Fill $75
Compression Tests, Core - Shotcrete/Concrete/Gunite (Includes Sample Preparation) $75 Compression Tests, Cores - Shotcrete/Gunite Panels, (3 Cut Cores per Panel) $200 $30
$100
Compression Tests, 6x12" Cylinder
---
Drying Shrinkage (3 Specimens-28 Days)
Concrete Mix Design Quote ---
Trial Batch, Includes Mix Design, Aggregate Testing & Six Compression Tests Print Name & Company Date
___________________________________ ________________________________ Schedule of Fees and Services
Test Procedure
Price ASTM
per Specimen Designation
C157 (Mod)
Compression Tests, 4X8" Cylinder $30 C39
C42 / C1604
C42 / C1604
C495
Quote
C39
C78
City of Solana Beach
As-Needed Coastal Geotechnical Services 2025

PREVAILING WAGE
Item J.2
G. SUPPORTIVE INFORMATION/

REFERENCES
Item J.2
Agreement modified 1/23/2026 Page 1 of 12 City Attorney approved template June 2023 City of Solana Beach

PROFESSIONAL SERVICES AGREEMENT

FOR COASTAL GEOTECHNICAL PLAN REVIEW AND INSPECTION SERVICES This Professional Services Agreement (“AGREEMENT”) is made and entered into this day of , 2021 by and between the CITY OF SOLANA BEACH, a municipal corporation (“CITY”), and, [INSERT CONSULTANT LEGAL NAME (e.g., URBAN FUTURES, INC.)] a INSERT CONSULTANT ENTITY TYPE (e.g, California corporation)], (“CONSULTANT”) (collectively “PARTIES”).

WHEREAS, the CITY desires to employ a CONSULTANT to furnish coastal geotechnical plan review and inspection services (“PROFESSIONAL SERVICES”) for [INSERT DESCRIPTION OF PROJECT] (“PROJECT”); and
WHEREAS, the CITY has determined that CONSULTANT is qualified by experience and ability to perform the services desired by CITY, and CONSULTANT is willing to perform such services; and WHEREAS, CONSULTANT will conduct all the work as described and detailed in this AGREEMENT to be provided to the CITY.

NOW, THEREFORE, the PARTIES hereto mutually covenant and agree with each other as follows:

1. PROFESSIONAL SERVICES.

1.1. Scope of Services. The CONSULTANT shall perform the PROFESSIONAL SERVICES as set forth in the written Scope of Services, attached as Exhibit “A” Scope of Services and Fee, at the direction of the CITY. CITY shall provide CONSULTANT access to appropriate staff and resources for the coordination and completion of the projects under this AGREEMENT. For all work to be performed on site in the City, the CITY and CONSULTANT agree that the CONSULTANT’s work on the Scope of Services begins when the CONSULTANT arrives on site and terminates when the CONSULTANT leaves the site. Travel time to and from project site shall not be considered time on the job or compensated by the CITY.

1.2. Project Coordinator. The Insert Title is hereby designated as the Project Coordinator for CITY and will monitor the progress and execution of this AGREEMENT. CONSULTANT shall assign a single Project Director to provide supervision and have overall responsibility for the progress and execution of this AGREEMENT for CONSULTANT. Insert Title is hereby designated as the Project Director for CONSULTANT.

1.3. City Modification of Scope of Services. CITY may order changes to the Scope of Services within the general scope of this AGREEMENT consisting of additions, deletions, or other revisions. If such changes cause a change in the CONSULTANT’s cost of, or time required for, completion of the Scope of Services, an equitable adjustment to CONSULTANT’s compensation and/or contract time shall be made, subject to the CITY’s approval. All such changes shall be authorized in writing, executed by the PARTIES.

2. DURATION OF AGREEMENT.

2.1. Term. The term of this AGREEMENT shall be for a period of three (3) years)] beginning from the date of execution of the AGREEMENT. Time is of the essence in the performance of work under this AGREEMENT, unless otherwise specified.

Item J.2
Agreement modified 1/23/2026 Page 2 of 12 City Attorney approved template June 2023

2.2. Extensions. If marked, the CITY shall have the option to extend the AGREEMENT for two (2) additional one (1) year periods or parts thereof for an amount not to exceed an open-ended amount, funded by pass-through fees collected from private property owners at the time of project application submittal per AGREEMENT year. Extensions shall be in the sole discretion of the City Manager and shall be based upon CONSULTANT’s satisfactory past performance, CITY needs, and appropriation of funds by the City Council. The CITY shall give written notice to CONSULTANT prior to exercising the option.

2.3. Delay. Any delay occasioned by causes beyond the CONSULTANT’s control may merit an extension of time for the completion of the Scope of Services. When such delay occurs, CONSULTANT shall immediately notify the Project Coordinator in writing of the cause and the extent of the delay, whereupon the Project Coordinator shall ascertain the facts and the extent of the delay and grant an extension of time for the completion of the PROFESSIONAL SERVICES when justified by the circumstances.

2.4. City’s Right to Terminate for Default. Should CONSULTANT be in default of any covenant or condition hereof, CITY may immediately terminate this AGREEMENT for cause if CONSULTANT fails to cure the default within ten (10) calendar days of receiving written notice of the default.

2.5. City’s Right to Terminate without Cause. Without limiting its rights in the event of CONSULTANT’s default, CITY may terminate this AGREEMENT, without cause, by giving written notice to CONSULTANT. Such termination is effective upon receipt of the written notice.

CONSULTANT shall be compensated for all effort and material expended on behalf of CITY under the terms of this AGREEMENT, up to the effective date of termination. All personal property remaining in CITY facilities or on CITY property thirty (30) days after the expiration or termination of this AGREEMENT shall be, at CITY’s election, considered the property of CITY.

3. COMPENSATION.

3.1. Total Amount. The total cost for all work described in the Scope of Services and Fee (Exhibit “A”) shall not exceed an open-ended amount, funded by pass-through fees collected from private property owners at the time of application submittal. CONSULTANT shall bill the CITY for work provided and shall present a written request for such payment monthly.

3.2. Additional Services. CITY may, as the need arises or in the event of an emergency, request additional services of CONSULTANT. Should such additional services be required, CITY and CONSULTANT shall agree to the cost prior to commencement of these services.

3.3. Not a pledge of general funds. The CITY does not pledge any general funds for the payment of the services rendered. The CITY shall establish a separate fund to pay the fees and costs incurred that are reflected in the monthly general account invoice. The separate fund shall be funded by monies collected from the CITY’s permit applicants or other persons requiring the CITY’s services pursuant to the adopted USER FEE schedule which CONSULTANT will provide according to the terms of this AGREEMENT.

3.4. Costs. Any costs billed to the CITY shall be approved in writing in advance and in accordance with any terms negotiated and incorporated herein as part of Exhibit “A” Scope of Services and Fee.

Item J.2
Agreement modified 1/23/2026 Page 3 of 12 City Attorney approved template June 2023

4. INDEPENDENT CONTRACTOR.

4.1. CONSULTANT is, for all purposes arising out of this AGREEMENT, an independent contractor.

The CONSULTANT has and shall retain the right to exercise full control and supervision of all persons assisting the CONSULTANT in the performance of said services hereunder, the CITY only being concerned with the finished results of the work being performed. Neither CONSULTANT nor CONSULTANT’s employees shall in any event be entitled to any benefits to which CITY employees are entitled, including, but not limited to, overtime, retirement benefits, workers’ compensation benefits, injury leave or other leave benefits. CONSULTANT is solely responsible for all such matters, as well as compliance with social security and income tax withholding and all other regulations and laws governing such matters.

4.2 PERS Eligibility Indemnification. In the event that CONSULTANT’s employee providing services under this AGREEMENT claims or is determined by a court of competent jurisdiction or the California Public Employees Retirement System (PERS) to be eligible for enrollment in PERS of the CITY, CONSULTANT shall indemnify, defend, and hold harmless CITY from such claims and for the payment of any employer and employee contributions for PERS benefits on behalf of the employee as well as for payment of any costs (including attorney fees and costs), and penalties and interest on such contributions which would otherwise be the responsibility of the CITY. Notwithstanding any other agency, state, or federal policy, rule, regulation, law, or ordinance to the contrary, CONSULTANT’s employees providing service under this AGREEMENT shall not qualify for or become entitled to, and hereby agree to waive any claims to, any compensation and benefit including but not limited to eligibility to enroll in PERS as an employee of CITY and entitlement to any contributions to be paid by CITY for employer contributions and/or employee contributions for PERS benefits.

4.3 Limitation of CITY Liability. The payment made to CONSULTANT pursuant to this AGREEMENT shall be the full and complete compensation to which CONSULTANT and CONSULTANT’s officers, employees, agents and subcontractors are entitled for performance of any work under this AGREEMENT. Neither CONSULTANT nor CONSULTANT’s officers or employees are entitled to any salary or wages, or retirement, health, leave, or other fringe benefits applicable to employees of the CITY. The CITY will not make any federal or state tax withholdings on behalf of CONSULTANT. The CITY shall not be required to pay any workers’ compensation insurance on behalf of CONSULTANT.

4.4 Indemnification for Employee Payments. CONSULTANT agrees to defend and indemnify the CITY for any obligation, claim, costs (including attorney fees and expert costs), suit, or demand for tax, retirement contribution including any contribution to the PERS, social security, salary or wages, overtime payment, or workers’ compensation payment which the CITY may be required to make for work done under this AGREEMENT.

4.5 The provisions of this section 4 are continuing obligations that shall survive expiration or termination of this AGREEMENT.

5. STANDARD OF PERFORMANCE.

While performing the PROFESSIONAL SERVICES, CONSULTANT shall exercise the reasonable professional care and skill customarily exercised by reputable members of CONSULTANT’s profession practicing in the metropolitan Southern California Area, and will use reasonable diligence and best judgment while exercising its professional skill and expertise.

6. WARRANTY OF CONSULTANT’S LICENSE.

CONSULTANT warrants that CONSULTANT is properly licensed with the applicable government agency(ies) for any PROFESSIONAL SERVICES that require a license. If the CONSULTANT lacks such license, this AGREEMENT is void and of no effect.

Item J.2
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7. AUDIT OF RECORDS.

7.1. At any time during normal business hours and as often as may be deemed necessary the CONSULTANT shall make available to a representative of CITY for examination all of its records with respect to all matters covered by this AGREEMENT and shall permit CITY to audit, examine, and/or reproduce such records. CONSULTANT shall retain such financial and program service records for at least four (4) years after termination or final payment under this AGREEMENT.

7.2. The CONSULTANT shall include the CITY's right under this section in any and all of their subcontracts, and shall ensure that these sections are binding upon all subcontractors.

8. CONFIDENTIALITY.

8.1. Confidential Work Product. All professional services performed by CONSULTANT, including but not limited to all drafts, data, correspondence, proposals, reports, research, and estimates compiled or composed by CONSULTANT, pursuant to this AGREEMENT, are for the sole use of the CITY, its agents, and employees. Neither the documents nor their contents shall be released to any third party without the prior written consent of the CITY. This provision does not apply to information that (a) was publicly known, or otherwise known to CONSULTANT, at the time that it was disclosed to CONSULTANT by the CITY, (b) subsequently becomes publicly known through no act or omission of CONSULTANT or (c) otherwise becomes known to CONSULTANT other than through disclosure by the CITY. Except for any CITY-approved subcontractors, neither the documents nor their contents shall be released to any third party without the prior written consent of the CITY. The sole purpose of this section is to prevent disclosure of CITY’s confidential and proprietary information by CONSULTANT or subcontractors.

8.2. Confidentiality. Both PARTIES recognize that their respective employees and agents, in the course of performance of this AGREEMENT, may be exposed to confidential information and that disclosure of such information could violate the rights of private individuals and entities, including the PARTIES and third parties. Confidential information is nonpublic information that a reasonable person would believe to be confidential and includes, without limitation, personal identifying information (e.g., social security numbers) and trade secrets, each as defined by applicable state law, and all other information protected by applicable law (“Confidential Information”). The party receiving Confidential Information (“Receiving Party”) of the other (“Disclosing Party”) shall not, and shall cause its employees and agents who are authorized to receive Confidential Information, not to, use Confidential Information for any purpose except as necessary to implement, perform or enforce this AGREEMENT or comply with its legal obligations. Receiving Party will use the same reasonable efforts to protect the Confidential Information of Disclosing Party as it uses to protect its own proprietary information and data. The Receiving Party will not disclose or release Confidential Information to any third person without the prior written consent of the Disclosing Party, except for where required by law or for authorized employees or agents of the Receiving Party. Prior to disclosing the Confidential Information to its authorized employees or agents, Receiving Party shall inform them of the confidential nature of the Confidential Information and require them to abide by the terms of this AGREEMENT. Receiving Party will promptly notify Disclosing Party if Receiving Party discovers any improper use or disclosure of Confidential Information and will promptly commence all reasonable efforts to investigate and correct the causes of such improper use or disclosure. If Receiving Party believes the Confidential Information must be disclosed under applicable law, Receiving Party may do so provided that, to the extent permitted by law, the other party is given a reasonable notice and opportunity to contest such disclosure or obtain a protective order.

Confidential Information does not include information that: (i) is or becomes known to the public without fault or breach of the Receiving Party; (ii) the Disclosing Party regularly discloses to third parties without restriction on disclosure; or (iii) the Receiving Party obtains from a third party without restriction on disclosure and without breach of a non-disclosure obligation.

Notwithstanding any provision to the contrary in this AGREEMENT, Confidential Information Item J.2
Agreement modified 1/23/2026 Page 5 of 12 City Attorney approved template June 2023 does not include any information that the CITY determines, in its sole discretion is required to be disclosed to the public pursuant to the laws of the United States and/or California such as the California Public Records Act. The non-disclosure and non-use obligations of this AGREEMENT will remain in full force with respect to each item of Confidential Information for a period of ten (10) years after the Receiving Party’s receipt of that item.

8.3. Enforcement. Each party acknowledges that any breach of any of the provisions of Section 8 of this AGREEMENT may result in irreparable injury to the other for which money damages would not adequately compensate. If there is a breach, then the injured party shall be entitled, in addition to all other rights and remedies which it may have, to have a decree of specific performance or an injunction issued by any competent court, requiring the breach to be cured or enjoining all persons involved from continuing the breach.

9. CONFLICTS OF INTEREST.

9.1. CONSULTANT shall at all times comply with all federal, state, and local conflict of interest laws, regulations, and policies applicable to public contracts and procurement practices, including but not limited to California Government Code Section 81000 et seq. (Political Reform Act) and Section 1090 et seq. CONSULTANT shall immediately disqualify itself and shall not use its official position to influence in any way any matter coming before the CITY in which the CONSULTANT has a financial interest as defined in Government Code Section 87103. CONSULTANT represents that it has no knowledge of any financial interests which would require it to disqualify itself from any matter on which it might perform services for the CITY.

9.2. If, in performing the PROFESSIONAL SERVICES set forth in this AGREEMENT, the CONSULTANT makes, or participates in, a “governmental decision” as described in Title 2, Section 18700.3(a) of the California Code of Regulations, or performs the same or substantially all the same duties for the CITY that would otherwise be performed by a CITY employee holding a position specified in the department's conflict of interest code, the CONSULTANT shall be subject to a conflict of interest code requiring the completion of one or more statements of economic interests disclosing the CONSULTANT’s relevant financial interests.

9.3. If checked, the CONSULTANT shall comply with all of the reporting requirements of the Political Reform Act. Specifically, the CONSULTANT shall file a Fair Political Practices Commission Form 700 (Assuming Office Statement) within thirty (30) calendar days of the CITY’s determination that the CONSULTANT is subject to a conflict of interest code. The CONSULTANT shall also file a Form 700 (Annual Statement) on or before April 1 of each year of the AGREEMENT, disclosing any financial interests held during the previous calendar year for which the CONSULTANT was subject to a conflict of interest code.

9.4. CITY represents that pursuant to California Government Code Section 1090 et seq., none of its elected officials, officers, or employees has an interest in this AGREEMENT.

10. DISPOSITION AND OWNERSHIP OF DOCUMENTS.

10.1. All documents, data, studies, drawings, maps, models, photographs, and reports prepared by CONSULTANT under this AGREEMENT, whether paper or electronic, shall become the property of CITY, and shall be turned over to the CITY upon completion of the PROJECT or any phase thereof, as contemplated by this AGREEMENT.

10.2. Contemporaneously with the transfer of documents, the CONSULTANT hereby assigns to the CITY and CONSULTANT thereby expressly waives and disclaims, any copyright in, and the right to reproduce, all written material, drawings, plans, specifications, or other work prepared under this AGREEMENT, except upon the CITY’s prior authorization regarding reproduction, which authorization shall not be unreasonably withheld. The CONSULTANT shall, upon request of the CITY, execute any further document(s) necessary to further effectuate this waiver and disclaimer.

Item J.2
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10.3. CONSULTANT warrants that all documents it drafts and completes pursuant to this AGREEMENT constitute original work. Specifically, CONSULTANT understands and agrees that use of artificial intelligence (AI) tools including, without limitation, ChatGPT, Microsoft’s Bing Chat, Google’s Bard, and Meta’s LLaMA (Large Language Model Meta AI), in the performance of this AGREEMENT does not constitute an original work, i.e., submitting documents generated by such AI tools to CITY and representing it as CONSULTANT’s original work constitutes a material breach of this AGREEMENT, constitutes a false claim, and may also violate applicable intellectual property right laws including, without limitation, United States Copyright Law.

Accordingly, and notwithstanding any other provision of this AGREEMENT as to ownership, CITY specifically rejects ownership of such documents. CONSULTANT is required to indemnify and defend CITY to the fullest extent allowed by applicable law should it violate this Section.

11. INSURANCE

11.1. CONSULTANT shall procure and maintain for the duration of the AGREEMENT insurance against claims for injuries to persons or damages to property which may arise from or in connection with the performance of the work hereunder and the results of that work by the CONSULTANT, their agents, representatives, employees, or subcontractors. Insurance shall be placed with insurers with a current A.M. Best’s rating of no less than “A” and “VII” unless otherwise approved in writing by the CITY’s Risk Manager.

11.2. CONSULTANT’s liabilities, including but not limited to CONSULTANT’s indemnity obligations, under this AGREEMENT, shall not be deemed limited in any way to the insurance coverage required herein. All policies of insurance required hereunder must provide that the CITY is entitled to thirty (30) days prior written notice of cancellation or non-renewal of the policy or policies, or ten (10) days prior written notice for cancellation due to non-payment of premium.

Maintenance of specified insurance coverage is a material element of this AGREEMENT.

11.3. Types and Amounts Required. CONSULTANT shall maintain, at minimum, the following insurance coverage for the duration of this AGREEMENT. If CONSULTANT maintains broader coverage and/or higher limits than the minimums shown below, the CITY shall be entitled to the broader coverage and/or the higher limits maintained by the CONSULTANT. Any available insurance proceeds in excess of the specified minimum limits of insurance and coverage shall be available to the CITY.

11.3.1. Commercial General Liability (CGL). If checked the CONSULTANT shall maintain CGL Insurance written on an ISO Occurrence form or equivalent providing coverage at least as broad as CG 00 01 which shall cover liability arising from any and all personal injury or property damage, including ongoing and completed operations, in the amount no less than $2,000,000.00 per occurrence and subject to an annual aggregate of $4,000,000.00. If limits apply separately to this project (CG 25 03 or 25 04) the general aggregate limit shall not apply. There shall be no endorsement or modification of the CGL limiting the scope of coverage for either insured vs. insured claims or contractual liability. All defense costs shall be outside the limits of the policy. Any excess or umbrella policies being used to meet the required limits of insurance will be evaluated separately and must meet the same qualifications as the CONSULTANT’s primary policy.

11.3.2. Commercial Automobile Liability. If checked the CONSULTANT shall maintain Commercial Automobile Liability Insurance for all of the CONSULTANT's automobiles including owned, hired and non-owned automobiles, automobile insurance written on an ISO form CA 00 01 12 90 or a later version of this form or an equivalent form providing coverage at least as broad for bodily injury and property damage for a combined single limit no less than $1,000,000.00 per occurrence.

Insurance certificate shall reflect coverage for any automobile (any auto).

Item J.2
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11.3.3. Workers' Compensation. If checked the CONSULTANT shall maintain Worker’s Compensation insurance for all of the CONSULTANT's employees who are subject to this AGREEMENT and to the extent required by applicable state or federal law, a Workers' Compensation policy providing at minimum $1,000,000.00 employers' liability coverage. The CONSULTANT shall provide an endorsement that the insurer waives the right of subrogation against the CITY and its respective elected officials, officers, employees, agents and representatives.

11.3.4. Professional Liability. If checked the CONSULTANT shall also maintain Professional Liability (errors and omissions) coverage with a limit no less than $1,000,000 per claim and $2,000,000 annual aggregate. The CONSULTANT shall ensure both that (1) the policy retroactive date is on or before the date of commencement of the Scope of Services; and (2) the policy will be maintained in force for a period of three years after substantial completion of the Scope of Services or termination of this AGREEMENT whichever occurs last. The CONSULTANT agrees that for the time period defined above, there will be no changes or endorsements to the policy that increase the CITY's exposure to loss. All defense costs shall be outside the limits of the policy.

11.4. Self-Insured Retentions. Any self-insured retentions are the responsibility of the CONSULTANT and must be declared to and approved by the CITY. At the option of the CITY, either (1) the insurer shall reduce or eliminate such self-insured retentions as respects the CITY, its officers, officials, employees, and volunteers, or (2) the CONSULTANT shall provide a financial guarantee satisfactory to the CITY guaranteeing payment of losses and related investigations, claim administration, and defense expenses.

11.5. Waiver of Subrogation. CONSULTANT hereby grants to CITY and its respective elected officials, officers, employees, agents and representatives a waiver of any right to subrogation which any insurer of said CONSULTANT may acquire against the CITY by virtue of the payment of any loss under such insurance. CONSULTANT agrees to obtain any endorsement that may be necessary to affect this waiver of subrogation, but this provision applies regardless of whether or not the CITY has received a waiver of subrogation endorsement from the insurer.

11.6. Additional Required Provisions. The commercial general liability, including any excess or umbrella policies being used to meet the required limits of insurance, and automobile liability policies shall contain, or be endorsed to contain, the following provisions:

11.6.1. The CITY, its officers, officials, employees, and representatives shall be named as additional insureds with respect to liability arising out of work or operations performed by or on behalf of the CONSULTANT including materials, parts, or equipment furnished in connection with such work or operations. The CITY's additional insured status must be reflected on additional insured endorsement form (20 10 1185 or 20 10 1001 and 20 37 1001) which shall be submitted to the CITY.

11.6.2. The policies are primary and non-contributory to any insurance that may be carried by the CITY, as reflected in an endorsement at least as broad as CG 20 01 04 13 which shall be submitted to the CITY. Any insurance or self-insurance maintained by the CITY, its officers, officials, employees, or representatives shall be excess of the CONSULTANT’s insurance and shall not contribute with it.

Item J.2
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11.7. Verification of Coverage. CONSULTANT shall furnish the CITY with original certificates and amendatory endorsements effecting coverage required by this Section 11, as well as a complete, certified copy of any general liability policy being used to meet the required limits of insurance, which shall include the declaration pages, a schedule of forms listing all policy endorsements, and all policy forms. The endorsements should be on forms approved by the CITY or on other than the CITY’s forms provided those endorsements conform to CITY requirements. All certificates and endorsements are to be received and approved by the CITY before work commences. However, failure to obtain the required documents prior to the work beginning shall not waive the Contractor’s obligation to provide them. The CITY reserves the right to require complete, certified copies of all required insurance policies, including endorsements affecting the coverage required by these specifications at any time.

11.8. Excess or Umbrella Policies. If any Excess or Umbrella Liability policies are used to meet the limits of liability required by this agreement, said policies shall meet all of the insurance requirements stated in this document, including, but not limited to, the additional insured, contractual liability, “insured contract” definition, occurrence definition, primary and noncontributory, indemnity, and defense requirements. No insurance policies maintained by the Additional Insureds, whether primary or excess, and which also apply to a loss covered hereunder, shall be called upon to contribute to a loss until the CONSULTANT’s primary and excess liability policies are exhausted.

11.9. Special Risks or Circumstances. CITY reserves the right to modify these requirements, including limits, based on the nature of risk, prior experience, insurer, coverage, or other special circumstances.

12. INDEMNIFICATION.

CONSULTANT agrees to indemnify, defend (with counsel acceptable to CITY), and hold harmless the CITY, and its officers, officials, agents, representatives, and employees from any and all claims, demands, costs or liabilities that arise out of, or pertain to, or relate to, directly or indirectly, the negligence, recklessness, or willful misconduct of CONSULTANT, its employees, agents, and subcontractors in the performance of or failure to perform services or obligations under this AGREEMENT. CONSULTANT’s duty to indemnify under this section shall not include liability for damages for death or bodily injury to persons, injury to property, or other loss, damage or expense arising from the sole negligence or willful misconduct by the CITY or its elected officials, officers, agents, and employees. CITY may, at its own discretion, conduct the defense, or participate in the defense, of any claim related in any way to this indemnification. If the CITY elects to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification, CONSULTANT shall pay the CITY for all costs related thereto, including without limitation, reasonable attorney’s fees and costs. CONSULTANT's indemnification obligations shall not be limited by the insurance provisions of this AGREEMENT. The PARTIES expressly agree that any payment, attorney's fees, costs, or expense CITY incurs or makes to or on behalf of an injured employee under the CITY's self-administered workers' compensation is included as a loss, expense, or cost for the purposes of this section, and that this section will survive the expiration or early termination of this AGREEMENT.

13. SUBCONTRACTORS.

13.1. The CONSULTANT’s hiring or retaining of third parties (i.e. subcontractors) to perform services related to the PROJECT is subject to prior written approval by the CITY in each instance.

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13.2. All contracts entered into between the CONSULTANT and its subcontractor shall also provide that each subcontractor shall obtain insurance policies which shall be kept in full force and effect during any and all work on this PROJECT and for the duration of this AGREEMENT. The CONSULTANT shall require the subcontractor to obtain, all policies described in Section 11 in the amounts required by the CITY, which shall not be greater than the amounts required of the CONSULTANT.

13.3. In any dispute between the CONSULTANT and its subcontractor, the CITY shall not be made a party to any judicial or administrative proceeding to resolve the dispute. The CONSULTANT agrees to defend and indemnify the CITY as described in Section 12 of this AGREEMENT should the CITY be made a party to any judicial or administrative proceeding to resolve any such dispute.

14. NON-DISCRIMINATION.

CONSULTANT shall not discriminate against any employee or applicant for employment because of sex, race, color, age, religion, ancestry, national origin, military or veteran status, disability, medical condition, genetic information, gender expression, marital status, or sexual orientation. CONSULTANT shall take affirmative action to insure that applicants are employed and that employees are treated during employment without regard to their sex, race, color, age, religion, ancestry, national origin, military or veteran status, disability, medical condition, genetic information, gender expression, marital status, or sexual orientation and shall make reasonable accommodation to qualified individuals with disabilities or medical conditions. Such action shall include, but not be limited to the following: employment, upgrading, demotion, transfer, recruitment, or recruitment advertising, layoff or termination, rates of pay or other forms of compensation, and selection for training, including apprenticeship. CONSULTANT agrees to post in conspicuous places available to employees and applicants for employment any notices provided by CITY setting forth the provisions of this non-discrimination clause.

15. NOTICES.

All communications to either party by the other party shall be delivered to the persons listed below. Any such written communications by mail shall be conclusively deemed to have been received by the addressee five (5) calendar days after the deposit thereof in the United States mail, postage prepaid and properly addressed as noted below.

NAME, TITLE, DEPARTMENT
City of Solana Beach
635 S. Highway 101
Solana Beach, CA 92075
Name
Address
Address
Address

16. ASSIGNABILITY.

This AGREEMENT and any portion thereof shall not be assigned or transferred, nor shall any of the CONSULTANT’s duties be delegated or sub-contracted, without the express written consent of the CITY in each instance.

17. RESPONSIBILITY FOR EQUIPMENT.

CITY shall not be responsible nor held liable for any damage to persons or property consequent upon the use, misuse, or failure of any equipment used by CONSULTANT or any of CONSULTANT’s employees or subcontractors, even if such equipment has been furnished, rented, or loaned to CONSULTANT by CITY.

The acceptance or use of any such equipment by CONSULTANT, CONSULTANT’s employees, or subcontractors shall be construed to mean that CONSULTANT accepts full responsibility for and agrees to exonerate, defend, indemnify, and hold harmless CITY from and against any and all claims for any damage whatsoever resulting from the use, misuse, or failure of such equipment.

Item J.2
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18. CALIFORNIA LAW; VENUE.

This AGREEMENT shall be construed and interpreted according to the laws of the State of California. Any action brought to enforce or interpret any portion of this AGREEMENT shall be brought in the county of San Diego, California. CONSULTANT hereby waives any and all rights it might have pursuant to California Code of Civil Procedure Section 394.

19. COMPLIANCE WITH LAWS.

The Consultant shall comply with all laws, ordinances, regulations, and policies of the federal, state, and local governments applicable to this AGREEMENT whether now in force or subsequently enacted. This includes maintaining a City of Solana Beach Business Certificate.

20. ENTIRE AGREEMENT.

This AGREEMENT sets forth the entire understanding of the PARTIES with respect to the subject matters herein. There are no other understandings, terms or other agreements expressed or implied, oral or written, except as set forth herein. No change, alteration, or modification of the terms or conditions of this AGREEMENT, and no verbal understanding of the PARTIES, their officers, agents, or employees shall be valid unless agreed to in writing by both PARTIES.

21. NO WAIVER.

No failure of either the City or the Consultant to insist upon the strict performance by the other of any covenant, term or condition of this AGREEMENT, nor any failure to exercise any right or remedy consequent upon a breach of any covenant, term, or condition of this AGREEMENT shall constitute a waiver of any such breach of such covenant, term or condition.

22. SEVERABILITY.

The unenforceability, invalidity, or illegality of any provision of this AGREEMENT shall not render any other provision unenforceable, invalid, or illegal.

23. DRAFTING AMBIGUITIES.

The PARTIES agree that they are aware that they have the right to be advised by counsel with respect to the negotiations, terms, and conditions of this AGREEMENT, and the decision of whether or not to seek advice of counsel with respect to this AGREEMENT is a decision which is the sole responsibility of each Party. This AGREEMENT shall not be construed in favor of or against either Party by reason of the extent to which each Party participated in the drafting of the AGREEMENT.

24. CONFLICTS BETWEEN TERMS.

If an apparent conflict or inconsistency exists between the main body of this AGREEMENT and the Exhibits, the main body of this AGREEMENT shall control. If a conflict exists between an applicable federal, state, or local law, rule, regulation, order, or code and this AGREEMENT, the law, rule, regulation, order, or code shall control. Varying degrees of stringency among the main body of this AGREEMENT, the Exhibits, and laws, rules, regulations, orders, or codes are not deemed conflicts, and the most stringent requirement shall control. Each Party shall notify the other immediately upon the identification of any apparent conflict or inconsistency concerning this AGREEMENT.

25. EXHIBITS INCORPORATED.

All Exhibits referenced in this AGREEMENT are incorporated into the AGREEMENT by this reference.

Item J.2
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26. SIGNING AUTHORITY.

26.1. The representative for each Party signing on behalf of a corporation, partnership, joint venture, association, or governmental entity hereby declares that authority has been obtained to sign on behalf of the corporation, partnership, joint venture, association, or entity and agrees to hold the other Party or PARTIES hereto harmless if it is later determined that such authority does not exist.

26.2. If checked, a proper notary acknowledgement of execution by CONSULTANT must be attached.

IN WITNESS WHEREOF, the PARTIES hereto have executed this AGREEMENT the day and year first hereinabove written.

CITY OF SOLANA BEACH, a municipal
corporation
CONSULTANT'S NAME, a entity type
By: By:

City Manager, Alyssa Muto Signature
Print Name and Title
ATTEST:

City Clerk. Angela Ivey
APPROVED AS TO CONTENT:

Name, Title
APPROVED AS TO FORM:

City Attorney, Johanna N. Canlas
Item J.2
Agreement modified 1/23/2026 Page 12 of 12 City Attorney approved template June 2023 EXHIBIT “A”

SCOPE OF SERVICES AND FEE
Scope of Services and Fees Defined
Item J.2
COUNCIL ACTION:
_______________________________________________________________________ AGENDA ITEM # J.3.

STAFF REPORT

CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Alyssa Muto, City Manager
MEETING DATE: January 28, 2026
ORIGINATING DEPT: Engineering Department – Anda Wright, Associate Civil Engineer
SUBJECT: Accepting the Project as Complete and Authorizing the City Clerk to File a Notice of Completion for the FY2024/25 Americans with Disabilities Act (ADA) Pedestrian Ramps
Project.

BACKGROUND:

On July 16, 2025, the City Council awarded a construction contract for the Americans with Disabilities Act (ADA) FY 2024/25 Pedestrian Ramps Project, Bid No. 2025-03, to PAL General Engineering. This project is funded by the Fiscal Year (FY) 2024/25 Community Development Block Grant (CDBG) for construction of ADA pedestrian ramps along various Pacific Avenue public street intersections.

This item is before the City Council for consideration of Resolution 2026-001 (Attachment 1) to report the final project costs, accept the project as complete and direct the City Clerk to file a Notice of Completion (NOC).

DISCUSSION:

The City of Solana Beach continues to implement pedestrian accessibility improvements throughout the community to ensure compliance with the ADA and to enhance safe access within the public right-of-way. These improvements are a component of the City’s ongoing commitment to address accessibility barriers and meet federal and state accessibility requirements.

At the City Council meeting on July 16, 2025, the City Council awarded a construction contract for the ADA Pedestrian Ramps Project, Bid No. 2025-03, to PAL General Engineering. The project was funded by the Fiscal Year (FY) 2024/25 Community Development Block Grant (CDBG) program for the construction of ADA-compliant pedestrian curb ramps at public street intersections throughout the City.

Item J.3
January 28, 2026
2025 ADA Ped Ramp NOC

Page 2 of 3 ends

The FY 2024/25 project provides enhanced accessibility and safer pedestrian connections at four intersections by installing new curb ramps at the following locations along Pacific Avenue:
 Ocean Street (northwest corner)
 Solana Vista Drive (southwest corner)
 West Cliff Street (northwest, northeast, and southeast corners)  Hill Street (southeast corner)
PAL General Engineering completed all work on this project in accordance with the approved plans and specifications to the satisfaction of the City Engineer. The final project cost was exactly as bid, and the project was completed as planned. Upon approval of the Notice of Completion, the City will release the retention in the amount of $1,950 thirty-five (35) days after approval, in accordance with the contract requirements.

CEQA COMPLIANCE STATEMENT:

The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301(c) of the State CEQA Guidelines.

FISCAL IMPACT:

The CDBG Funding for Fiscal Year (FY) 2024/25 was $52,132. The project was completed within budget and at the original contract amount of $39,000 (Account 2406510-66610).

The project was performed within the budget authorized. Table 1 lists the base bid amounts, authorized contingencies and final costs:

Table 1: Project Costs
Item CDBG
CDBG Grant Funding $52,132.00
Base Bid $39,000.00
Contingency (15%) $5,850.00
Construction Budget $44,840.00
Actual Cost $39,000.00
Savings $5,850.00
Unused CDBG Funds $13,132.00
Unused CDBG funds of $13,132 will be reallocated by the County to a future year City project.

WORK PLAN:

Item J.3
January 28, 2026
2025 ADA Ped Ramp NOC

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As outlined in the Transportation and Mobility section of the FY 2025/26 Council Work Plan, the City continues to advance projects that enhance walkability across neighborhoods and major corridors. The ADA Pedestrian Ramp Project is included in the Capital Improvement Plan and to ensure compliance with the Americans with Disabilities Act (ADA) and to enhance safe access within the public right-of-way.

OPTIONS:
 Adopt Staff recommendation.
 Provide alternative direction.

CITY STAFF RECOMMENDATION:

Staff recommends that the City Council:

1. Adopt Resolution 2026-001:
a. Authorizing the City Council to accept as complete the ADA Pedestrian Ramps, Bid No. 2025-03, constructed by PAL General Engineering. b. Authorizing the City Clerk to file a Notice of Completion. _________________________
Ayssa Muto, City Manager
Attachments:

1. Resolution 2026-001
Item J.3
Attachment 1
RESOLUTION 2026-001

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SOLANA BEACH, CALIFORNIA, ACCEPTING AS

COMPLETE THE AMERICANS WITH DISABILITIES ACT
(ADA) PEDESTRIAN RAMPS PROJECT, BID NO. 2025-03,

AND AUTHORIZING THE CITY CLERK TO FILE A NOTICE

OF COMPLETION
WHEREAS, the Americans with Disabilities Act (ADA) Pedestrian Ramps Project, funded by a Community Development Block Grant (CDBG), has been completed in accordance with the plans and specifications included as part of the construction contract with PAL General Engineering to the satisfaction of the City Engineer.

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

1. That the above recitations are true and correct.

2. That the City Council accepts as complete the ADA Pedestrian Ramps Project, Bid No. 2025-03, constructed by PAL General Engineering.

3. That the City Council authorizes the City Clerk to file a Notice of Completion for the project.

PASSED AND ADOPTED this 28th day of January 2026, at a regular meeting of the City Council of the City of Solana Beach, California by the following vote:

AYES: Councilmembers –
NOES: Councilmembers –
ABSTAIN: Councilmembers –
ABSENT: Councilmembers –
______________________________
LESA HEEBNER, Mayor
APPROVED AS TO FORM: ATTEST:
______________________________ _______________________________ JOHANNA N. CANLAS, City Attorney ANGELA IVEY, City Clerk Item J.3
COUNCIL ACTION:
_______________________________________________________________________ AGENDA ITEM # K.1.

STAFF REPORT

CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Alyssa Muto, City Manager
MEETING DATE: January 28, 2026
ORIGINATING DEPT: Community Development Department - John Delmer, Assistant Planner
SUBJECT: Public Hearing: Request for a Modification to a Previously Approved DRP, CUP, and New SDP to Construct a 2,462
Square-Foot Expansion to an Existing Enclosed Dining
Area Deck at 1505 Lomas Santa Fe Drive (Case # MOD25-
007/SDP25-015; Applicant: Lomas Santa Fe Country Club;
APN: 263-293-55-00; Resolution No. 2026-006)
BACKGROUND:

The Applicant, Lomas Santa Fe Country Club (LSFCC), requests approval of a Modification (MOD) to a previously approved Development Review Permit (DRP) and Conditional Use Permit (CUP), as well as approval of a new Structure Development Permit (SDP), to allow for a 2,462 square-foot expansion to an existing enclosed dining area deck serving the country club. The project site is located within the Open Space Recreation (OSR) zone and the Scenic Areas Overlay Zone (SAOZ).

A DRP MOD is required to allow a floor area expansion to the existing clubhouse and to permit grading in excess of 50 cubic yards within the SAOZ. A CUP MOD is required to modify the existing clubhouse in the OSR zone and to consider a shared parking analysis for a reduction to the required off-street parking. An SDP is required for construction in excess of 16 feet in height measured from the pre-existing grade. The issue before the Council is whether to approve, approve with conditions, or deny the Applicant’s request for a modification to the original project approval as contained in Resolution 2026-006 (Attachment 1). The project plans are included in Attachment 2.

DISCUSSION:

The Lomas Santa Fe Country Club was originally developed under the jurisdiction of the County of San Diego, prior to the City’s incorporation. Since incorporation, the City Council has approved four projects at this site for various improvements, including new tennis courts, expansion of the health and fitness building, and two prior expansions to the clubhouse.

The country club is located on an 8.31-acre parcel at the southwest corner of Lomas Santa Fe Drive and Highland Drive. The country club serves the LSFCC 18-hole golf course, which consists of multiple parcels and is bordered by Santa Helena Drive and Sun Valley Item K.1
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Road to the north, and Highland Drive and San Andres Drive to the south. The country club is currently developed with a 37,962 square-foot clubhouse, a 9,400 square-foot health and fitness building, and several accessory structures, including a 2,600 square-foot snack shack. The country club and golf course are further supported by accessory uses, including tennis and pickleball courts, swimming pools, and a driving range. Site access is provided from Highland Drive to an existing 264-space parking lot.

The clubhouse includes a pro shop and cart barn at the basement level, with locker rooms, offices, kitchen, bar, and a dining area with deck located on the upper level. The proposed project would expand the existing 2,462 square-foot dining area deck by an additional 2,462 square feet.

Table 1, below, provides a synopsis of the SBMC specific minimum and maximum requirements of the zoning regulations for the development of the property compared to the Applicant’s proposed design. As shown, the project meets the minimum SBMC requirements for height, setbacks, building coverage and floor area.

Table 1

LOT INFORMATION
Property Address:

Lot Size:

Max. Building Coverage:

Prop. Building Coverage:

Proposed Floor Area:

Max. Allowable Height:

Highest Point of Addition:
1505 Lomas Santa Fe.
361,983.6 ft2
50% or 180,991 ft2
23% or 42,462 ft2
42,424 ft2
30 ft.

21.3 ft. or 346.3 MSL
Zoning Designation: OSR
Overlay Zone: Scenic Areas
Setbacks: set by CUP; 10-ft
minimum setback required when
abutting residential zoning.

PROPOSED PROJECT INFORMATION
Floor Area Breakdown:

Clubhouse 27,962 ft2
Clubhouse expansion 2,462 ft2
Health and Fitness Building 9,400 ft2
Snack Building 2,600 ft2
Total Floor Area Proposed 42,424 ft2
Required Permits:

MOD (DRP/CUP): Expansion of
floor area, grading in excess of 50
cubic yards, and parking
consideration.

SDP: Construction in excess of 16
feet in height as measured from the
existing grade.

Grading: Aggregate: 770 Cubic Yards (CY) - Cut: 40 CY Fill: 730 CY Import: 690 CY Proposed Fences and Walls: Yes Use: Country Club and Golf Course (No Change)
Item K.1
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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 2026-006.

Development Review Permit Compliance (SBMC Section 17.68.40):

In addition to the zoning requirements noted above, the project must also comply with the development review criteria contained in SBMC Section 17.68.040, Development Review Permits. The project requires a DRP MOD for the expansion of floor area and because the project involves an aggregate grading quantity of more than 50 cubic yards in the SAOZ.

The Council may approve, or conditionally approve, a DRP only if all the findings listed below can be made.

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

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

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

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

If the findings cannot be made, the Council shall deny the MOD to the DRP. The following is a discussion of the applicable development review criteria as they relate to the proposed project. Resolution 2026-006 provides a full discussion of the findings.

DRP Finding #1
General Plan Consistency
The subject property is designated Open Space Recreation (OSR) in the General Plan, which is intended to accommodate outdoor recreational uses, including golf courses and associated country club facilities. The General Plan identifies the golf course and country club as a recreational open space use that serves community recreational needs, consistent with the purpose of the OSR designation. The OSR designation allows structures and improvements that are integral to recreational use and compatible in scale and function with the site. The proposed expansion of the dining area deck at the existing clubhouse is consistent with the General Plan, which promotes a well-balanced mix of open Item K.1
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space and recreational land uses and encourages the maintenance and enhancement of recreational facilities to meet community needs. The project would enhance the functionality of the existing clubhouse by supporting recreational and social activities associated with golf course operations. The expansion is accessory to and functionally related to the existing country club use, does not introduce a new or incompatible land use, and remains consistent with the character and intent of the OSR designation. Accordingly, the project is consistent with the General Plan and the purpose of the OSR zoning regulations.

Specific Plans and Special Overlays
Scenic Area Overlay Zone (SAOZ):

The purpose of the SAOZ is to regulate development in areas of high scenic value to preserve and enhance the scenic resources present within and adjacent to such areas and to assure the exclusion of incompatible uses and structures. It is further recognized that the preservation and enhancement of scenic resources within the City of Solana Beach provides important social, recreation, and economic benefits for both residents and visitors alike. Specific review criterions are required for properties within designated areas of the SAOZ to ensure that proposed development does not interfere with or degrade those visual features of the site or adjacent sites that contribute to its scenic, historic, or recreational resource. Analysis of the project’s consistency with the provisions of the SAOZ are provided later in this report.

Coastal Zone:

The entire City of Solana Beach is located within the Coastal Zone. As a condition of project approval, each building permit applicant will be required to obtain a Coastal Development Permit, Waiver, or Exemption from the California Coastal Commission prior to the issuance of building permits.

Zoning Ordinance Consistency
The project site is located within the Open Space Recreation (OSR) zone, which is intended to provide a comprehensive network of public and private open space areas and to preserve and enhance natural resources, including sensitive habitats, scenic areas, and significant topographical and geological features. The Zoning Ordinance allows for the development of country clubs, golf courses, and associated accessory uses within the OSR zone, subject to approval of a Conditional Use Permit by the City Council pursuant to SBMC Section 17.68.010.

Minimum Yards/Setbacks:

Pursuant to SBMC Section 17.68.010, minimum lot sizes, setbacks, and maximum floor areas within the OSR zone are established on a case-by-case basis in conjunction with the CUP. A minimum 10-foot setback is required where any portion of the lot abuts residentially zoned property. The project plans show that the proposed dining area deck expansion is located more than 100 feet from all property lines, consistent with these requirements.

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Maximum Building Coverage:

Pursuant to SBMC Section 17.40.030(B), the maximum allowable building coverage for development in the OSR zone is 50 percent of the lot area. Based on this standard, the maximum allowable building coverage on the site is 180,991.8 square feet. The proposed project includes 42,462 square feet of building coverage, representing approximately 23 percent of the lot area, and therefore complies with the building coverage requirements of the Zoning Ordinance.

Building Height
The maximum permitted building height in the OSR zone is 30 feet. The highest point of the proposed deck expansion is 21.3 feet as measured from the proposed grade, corresponding to an elevation of 346.3 feet mean sea level (MSL). The project therefore complies with the maximum height requirements of the OSR zone.

Fences, Walls and Retaining Walls:

New retaining wall planters are proposed adjacent to the deck expansion, while all other existing walls and fences will remain. The proposed retaining walls are located within the site’s buildable area. A condition of approval has been added that requires all fencing and walls comply with the City’s Zoning Ordinance.

Required Off-Street Parking
The LSFCC is legally nonconforming with respect to parking, as it was developed under County of San Diego zoning regulations prior to the City’s incorporation. Parking at the country club has evolved through a series of City Council approvals over time. In 1991, the City Council approved construction of a new tennis court, which did not require additional parking under the zoning regulations in effect at that time. At the time of approval, the country club was required to provide a total 162 parking spaces, and 212 spaces were provided onsite. Subsequent amendments to the Municipal Code significantly increased parking requirements by requiring parking to be calculated for each individual use on the site, including the clubhouse, pro shop, restaurant, swimming pool, tennis courts, and golf course, rather than based solely on the clubhouse’s square footage. As a result of these Municipal Code amendments, the site became legally nonconforming with respect to parking. Pursuant to SBMC Section 17.16.110(C)(2), structural additions to nonconforming structures that expand less than 50 percent of the existing floor area are permitted only if parking for the new area is provided; parking deficiencies for the existing floor area may be maintained. Following this standard, all subsequent projects have provided additional parking based on the expansion only.

Page 6 of 15 ends

spaces, resulting in a surplus of thirty-eight (38) and a total of 265 spaces onsite. These additional spaces were intended to accommodate future expansions that would increase the required parking. In 2000, an expansion of the health and fitness building required twenty-four (24) additional parking spaces, reducing the surplus to fourteen (14) while maintaining a total of 265 spaces onsite.

The proposed 2026 deck expansion would require an additional twenty-five (25) parking spaces. When applied against the existing fourteen (14) space surplus, the project would result in a net deficiency of eleven (11) spaces. The total number of parking spaces currently provided onsite is 264. Based on recent building permit history, one previously approved parking space was removed due to restriping required to comply with updated Americans with Disabilities Act (ADA) parking standards.

The following summarizes the historical parking calculations after incorporation:

Year Project Description Additional Parking
Required
Additional Parking
Provided
Total Parking
Provided
Surplus /
Deficiency
1991 New Tennis Court 0 0 212
1994 Clubhouse
Expansion 9 9 221
1999 Clubhouse
Expansion 6 44 265 +38
2000 Health & Fitness
Expansion 24 0 265 +14
2026 Proposed Deck
Expansion 25 0 264* -11
*Note: One parking space was removed due to ADA restriping.

Due to physical constraints of the existing parking lot, the Applicant requests that the City Council consider approval of the proposed project without requiring the additional parking spaces. The Applicant submitted a parking justification letter (Attachment 5) describing the long-standing operational characteristics and historical parking demand associated with the country club use. The site operates as an integrated facility, with patrons frequently utilizing multiple amenities, such as the golf course, restaurant, tennis courts, and fitness facilities, during a single visit. While the Zoning Ordinance calculates parking requirements independently for each use, the Applicant contends that this method may overestimate actual parking demand. The Applicant further asserts that the proposed expansion would relocate dining activity currently occurring inside the clubhouse onto the proposed deck expansion, without increasing the overall dining capacity, resulting in no net increase in parking demand. In addition, club membership is capped, limiting any increase in parking Item K.1
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demand, and approximately seventy (70) members use private golf carts to access the facilities rather than automobiles, which reduces vehicle parking needs. An informal parking study conducted by the club’s general manager, supported by historical data and observations, documents consistent surplus parking availability and usage patterns. Based on this information, the Applicant requests that the City Council approve the project without requiring the eleven (11) additional parking spaces that would otherwise be required.

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

1. Relationship with Adjacent Land Uses

2. Building and Structure Placement

3. Landscaping

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

5. Grading

6. Lighting

7. Usable Open Space
Relationship with Adjacent Land Uses:

Through its location, design, and conditions of approval, the project protects surrounding properties from adverse effects and maintains compatibility with adjacent land uses.

Building and Structure Placement:

The proposed expansion is sited and designed to minimize adverse impacts on surrounding properties while visually and functionally enhancing the existing country club facilities. The deck expansion is located behind an existing upper-level roof pitch that exceeds the height of the proposed addition, effectively screening the expansion from public view and nearby properties. The placement of the structure avoids intrusion into established scenic views overlooking the golf course and complements the existing site topography by following the natural westward slope of the property. The expansion integrates with the existing clubhouse footprint and circulation patterns. As designed, the placement and configuration of the expansion minimize its visibility, maintain appropriate spatial separation from surrounding properties, and enhance the intended recreational use of the site.

Landscape:

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The project is not subject to the Water Efficient Landscaping regulations of Solana Beach Municipal Code Chapter 17.56. Pursuant to SBMC Section 17.56.040, these regulations apply only to modified landscape areas exceeding 2,500 square feet. The proposed project includes a total modified landscape area of approximately 1,425 square feet and therefore does not meet the applicability threshold. The project has been conditioned to comply with current applicable Water Efficient Landscape Regulations of SBMC Chapter 17.56 at the time of building permit submittal. Additionally, a condition of project approval has been added to require that native or drought-tolerant and non-invasive plant materials and waterconserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.

Roads, Pedestrian Walkways, Parking, and Storage Areas:

Grading:

Lighting:

No exterior lighting is proposed as part of this project. Conditions of project approval require that any new exterior lighting fixtures comply with the City-Wide Lighting Regulations of the Zoning Ordinance (SBMC Section 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 country club contains many usable open space amenities, including the golf course, tennis courts and swimming pool. The project does not propose to change the existing open space amenities.

Property Frontage and Public Right-of-Way Improvements:

The existing property frontage consists of a 6-inch curb, gutter, and sidewalk. If the project is approved, the Applicant will not be required to make any new improvements to the property frontage. A condition of approval has been included to require the restoration of any improvements damaged during construction.

Scenic Area Overlay Zone (SAOZ) Compliance:

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The purpose of the specific requirements of the SAOZ is to regulate development in areas of high scenic value to preserve and enhance the scenic resources present within, and adjacent to, such areas and to assure the exclusion of incompatible uses and structures.

It is further recognized that the preservation and enhancement of scenic resources within the City of Solana Beach provides important social, recreation, and economic benefits for both residents and visitors. Specific review criterions are required for properties within the designated areas of the SAOZ. These are established to ensure that proposed development does not interfere with or degrade those visual features of the site or adjacent sites that contribute to its scenic attractiveness, as viewed from the scenic highway or the adjacent scenic, historic, or recreational resource. The following specific criteria shall be evaluated when they are applicable:

1. Building Characteristics

2. Building and Structure Placement

3. Landscaping

4. Roads, Pedestrian Walkways, Parking and Storage Areas

5. Aboveground Utilities

6. Grading

7. Signs

8. Lighting
An application for development in the SAOZ also requires submittal of a view analysis consisting of an accurate representation of the development as viewed from at least three separate and critical points exterior to the development site and which show the treatment of the scenic resources present on the site as related to those resources which are adjacent to the site. The view analysis is provided in Attachment 3. The following is a review according to the development review criteria listed above.

Building Characteristics
All development shall be compatible with the topography, vegetation and colors of the natural environment and with the scenic, historic and recreation resources of the designated areas.

The proposed deck expansion is consistent with the existing development on the site.

Materials, colors, and scale are compatible with the existing clubhouse and surrounding structures, ensuring that the project blends with the natural environment and preserves the scenic, historic, and recreational character of the site.

Building and Structure Placement
The placement of buildings and structures shall not detract from the visual setting or obstruct significant views, and shall be compatible with the topography of the site and adjacent areas. In prime viewshed areas designated in the general plan, building and structures should not be placed along bluff-top silhouette lines or on the adjacent slopes within view from a lagoon area, but should be clustered along the bases of the bluffs and on the mesa tops set back from the bluff-top silhouette lines. Buildings and structures Item K.1
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should be sited to provide unobstructed view corridors from the nearest scenic highway, or view corridor road. These criteria may be modified when necessary to mitigate other overriding environmental considerations such as protection of habitat or wildlife corridors.

The placement of the proposed deck expansion does not detract from the visual setting or obstruct significant views. The General Plan identifies the portion of Lomas Santa Fe Drive adjacent to the country club as a Scenic Roadway and recognizes the golf course as a scenic resource. The expansion is set back from Lomas Santa Fe Drive and located behind the existing roof pitch, which is significantly taller than the proposed addition, minimizing its visibility. Views of the expansion are largely screened by existing vegetation, and it is primarily visible only to drivers or pedestrians heading east. The predominant view is to the west, overlooking the golf course as it slopes downward. From Highland Drive, existing fencing and landscaping screen the deck expansion. As a result, the project placement is compatible with the topography, preserves scenic corridors, and does not detract from the visual setting of the surrounding area.

Landscaping
The removal of native vegetation shall be minimized and the replacement vegetation and landscaping shall be compatible with the vegetation of the designated area. Landscaping and plantings shall be used to the maximum extent practicable to screen those features listed in paragraphs (F)(4), (5) and (6) of this subsection. Landscaping and plantings shall not obstruct significant views, either when installed or when they reach mature growth.

No native vegetation will be removed as part of the project, and the proposed landscaping will be similar to the existing vegetation being replaced. The project includes the removal and replacement of a planter adjacent to the dining area. Landscaping is designed to complement the site and to soften the appearance of the proposed retaining wall planters.

Roads, Pedestrian Walkways, Parking and Storage Areas.

Any development involving more than one building or structure shall provide common access roads and pedestrian walkways. Parking and outside storage areas shall be screened from view, to the maximum extent feasible, from either the scenic highway or the adjacent scenic, historic, or recreational resource. Acceptable screening methods shall include, but are not limited to, the use of existing topography, the strategic placement of buildings and structures, or landscaping and plantings which harmonize with the natural landscape of the designated area.

No modifications to the existing access roads, pedestrian walkways, or parking are proposed as part of this project.

Aboveground Utilities
Item K.1
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Utilities shall be constructed and routed underground except in those situations where natural features prevent undergrounding or where safety considerations necessitate aboveground construction and routing.

The existing utility services on-site are underground and no new above-ground utilities are proposed.

Grading
The alteration of the natural topography of the site shall be minimized and shall avoid detrimental effects to the visual setting of the designated area and the existing natural drainage system. Alterations of the natural topography shall be screened from view from either the scenic highway or the adjacent scenic, historic, or recreational resource by landscaping and plantings which harmonize with the natural landscape of the designated area, except when such alterations add variety to or otherwise enhance the visual setting of the designated area. However, design emphasis shall be placed on preserving the existing quality of scenic resources rather than concealment of disturbances or replacement in kind. In portions of the scenic area overlay zone containing sensitive lands, grading may be severely restricted or prohibited.

The proposed grading will not alter the overall topography of the site or have detrimental effects on the visual setting of the designated area. The grading is required solely to construct retaining wall planters immediately adjacent to the proposed deck expansion.

The design preserves the existing scenic quality of the site and avoids impacts to natural drainage, consistent with the grading standards of the SAOZ.

Signs
Off-site signs shall be prohibited in areas subject to the scenic area overlay zone, except temporary real estate signs pursuant to SBMC 17.64.060. The number, size, location, and design of all other signs shall be consistent with the Comprehensive Sign Ordinance (Chapter 17.64 SBMC) and shall not detract from the visual setting of the designated area or obstruct significant views.

No new signage is proposed as part of the project. The project will be conditioned to comply with all applicable standards of the Comprehensive Sign Ordinance (Chapter 17.64 SBMC), ensuring that the visual setting of the designated area is preserved and that no significant views are obstructed.

Lighting
The interior and exterior lighting of the buildings and structures and the lighting of signs, roads and parking areas shall be compatible with the lighting permitted in the designated area. All exterior lighting, including lighting in designated “dark sky” areas, shall be in conformance with SBMC 17.60.060 (Exterior Lighting Regulations).

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

The following is a discussion of the findings for a CUP as each applies to the proposed project as well as references to recommended conditions of approval contained in Resolution 2026-006.

Conditional Use Permit Compliance (SBMC Section 17.68.XX):

The following is a discussion of the required findings set forth in Title 17 (Zoning) for the SBMC necessary for the Council to approve a CUP for the expansion of the existing dining area deck and to consider reducing the parking requirements based on the parking justification letter provided by the Applicant.

In accordance with Section 17.68.010 (Conditional Use Permits) of the City of Solana Beach Municipal Code, the City Council must make the following findings to approve a Conditional Use Permit for the site:

1. That the proposed use is in accord with the general plan, the general intent of this title, and the purposes of the zone in which the site is located;

2. That the proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity;

3. That the proposed use complies with each of the applicable provisions of the zoning ordinance, unless a variance is granted pursuant to SBMC 17.68.020.

CUP Finding #1
The existing development is consistent with the City of Solana Beach General Plan and Title 17 of the Municipal Code, as country clubs are permitted within the OSR land use designation through approval of a Conditional Use Permit. The proposed expansion is accessory to, and functionally related to, the existing country club use; does not introduce a new or incompatible land use; and is consistent with the character and intent of the OSR designation. As designed and conditioned, the project promotes public health, safety, and general welfare; preserves and enhances the aesthetic quality of the City; implements the goals and objectives of the General Plan; protects open space and recreational amenities; and ensures an appropriate mix of land uses. The project also aligns with the purpose of the OSR zone to preserve open space and recreational resources while allowing country clubs and associated accessory uses, including dining facilities. Accordingly, the project is consistent with the goals and policies of the General Plan and the overall spirit and intent of the Zoning Ordinance.

CUP Finding #2
Item K.1
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The proposed expansion is set back from adjacent residential properties, located behind the existing upper-level roofline, and largely screened by existing development and vegetation, thereby minimizing potential visual, noise, or privacy impacts. The design maintains safe vehicular and pedestrian circulation and does not interfere with emergency access or onsite parking operations. As conditioned, the project will comply with all applicable building, fire, and safety requirements. Therefore, the proposed expansion will not be detrimental to the public health, safety, or welfare, nor materially injurious to properties or improvements in the vicinity.

CUP Finding #3
The proposed project complies with all applicable provisions of the Solana Beach Municipal Code, including standards related to building height, setbacks, lot coverage, and floor area.

The project is consistent with the development regulations of the Open Space Recreation (OSR) zone and the Scenic Area Overlay Zone (SAOZ), including requirements for building placement, grading, landscaping, and visual compatibility with surrounding properties.

Conditions of approval ensure ongoing compliance with all applicable zoning requirements, including those related to lighting, signage, and site access. Compliance with the parking regulations is contingent upon the approval of the Applicant’s requested parking reduction.

With the approval, the project will conform to all applicable provisions of the Zoning Ordinance.

Structure Development Permit Compliance (SBMC Chapter 17.63):

The proposed expansion will exceed 16 feet in height above the existing grade, therefore, the project shall comply with all of the requirements of SBMC Chapter 17.63 View Assessment and the Applicant was required to complete the SDP process. The story pole height certification was issued by a licensed land surveyor on November 3, 2025, which showed a maximum building height of 21.3 feet measured above the existing grade or 346.3 feet MSL. Notices to apply for View Assessment were mailed to property owners and occupants within 300 feet of the project site and the deadline to file for View Assessment was January 9, 2025. No applications for View Assessment were received. Therefore, if the Council is able to make the required findings to approve the DRP, the SDP would be approved administratively.

As a condition of approval, a height certificate prepared by a licensed land surveyor will be required prior to the framing inspection certifying that the maximum height of the proposed expansion will not exceed 21.3 feet above the proposed grade or 346.3 feet above the MSL.

A draft Resolution of Approval (Resolution 2026-006) has been prepared for City Council consideration. The draft Resolution is based upon the information provided in this report and Staff’s analysis of the proposed project. It provides the applicable SBMC sections in italicized text. Conditions from the Community Development, Engineering and Fire Departments have been incorporated into the Resolution of Approval. The Council may direct Staff to modify the Resolution to reflect the findings and conditions as it deems appropriate as a part of the public hearing process. If the Council determines the project Item K.1
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is to be denied, Staff will prepare a Resolution of Denial for adoption at a subsequent Council meeting.

Public Hearing Notice:

Notice of the City Council Public Hearing for this project was published in the San Diego Union Tribune more than 10 days prior to the public hearing. The same public notice was mailed to property owners within 300 feet of the proposed project site, more than 10 days prior to the planned public hearing date of January 28, 2026. As of the date of preparation of this Staff Report, Staff has not received any letters, phone calls, or emails from neighbors or interested parties in support of, or in opposition to, the proposed project.

In conclusion, Staff has determined that, as conditioned, the proposed project could be found to be consistent with the General Plan, Title 17 (Zoning) of the Solana Beach Municipal Code. If Council can make the required findings to approve the project, Staff recommends approval of the MOD and SDP.

CEQA COMPLIANCE STATEMENT:

Categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the State CEQA Guidelines.

FISCAL IMPACT: N/A
WORK PLAN: N/A
OPTIONS:
• Approve the proposed modification by adopting Resolution 2026-006. • Approve modification by adopting Resolution 2026-006 with changes as deemed appropriate by City Council; or,
• Deny the request to amend the project and direct Staff to bring back a Resolution of Denial to a later City Council meeting date.

CITY STAFF RECOMMENDATION:

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

2. Find the project exempt from the California Environmental Quality Act pursuant to Section 15301 (Existing Facilities) of the State CEQA Guidelines.

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3. If the City Council makes the requisite findings and approves the project, adopt Resolution 2026-006 conditionally approving a Modification to the approved DRP, CUP and new SDP for an expansion to an existing dining area deck at 1505 Lomas Santa Fe Dr., Solana Beach.
_________________________
Ayssa Muto, City Manager
Attachments:

1. Resolution 2026-006 to Approve the Mod and SDP

2. Project Plans

3. View Analysis Renderings

4. Applicant’s Project Narrative

5. Applicant’s Parking Justification
Item K.1
RESOLUTION 2026-006

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SOLANA

BEACH, CALIFORNIA, CONDITIONALLY APPROVING A

MODIFICATION TO A PREVIOUSLY APPROVED DEVELOPMENT

REVIEW PERMIT, CONDITIONAL USE PERMIT, AND NEW
STRUCTURE DEVELOPMENT PERMIT TO CONSTRUCT A 2,462

SQUARE-FOOT EXPANSION TO AN EXISTING ENCLOSED DINING
AREA DECK AT 1505 LOMAS SANTA FE DRIVE, SOLANA BEACH,
APN: 263-293-55
APPLICANT: LOMAS SANTA FE COUNTRY CLUB
APPLICATION: MOD25-007 / SDP25-015
WHEREAS, the Lomas Santa Fe Country Club (hereinafter referred to as “Applicant”), has submitted a request for modification to the original project approval of a Development Review Permit (DRP), Conditional Use Permit, and new Structure Development Permit (SDP) pursuant to Title 17 (Zoning) of the Solana Beach Municipal Code (SBMC); and
WHEREAS, the Public Hearing was conducted pursuant to the provisions of Solana Beach Municipal Code Section 17.72.030; and
WHEREAS, at the Public Hearing on January 28, 2026, the City Council received and considered evidence concerning the proposed application; and WHEREAS, the City Council found the application request exempt from the California Environmental Quality Act pursuant to Section 15301 of the State CEQA Guidelines; and WHEREAS, this decision is based upon the evidence presented at the Hearing, and any information the City Council gathered by viewing the site and the area as disclosed at the Hearing.

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

I. That the foregoing recitations are true and correct.

II. That the request to modify the DRP and CUP and apply for an SDP to construct a 2,462 square-foot expansion to an existing enclosed dining area deck attached to an existing clubhouse at 1505 Lomas Santa Fe Drive is conditionally approved based upon the following Findings and subject to the following Conditions:

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

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

General Plan Consistency: The subject property is designated Open Space Recreation (OSR) in the General Plan, which is intended to accommodate outdoor recreational uses, including golf courses and associated country club facilities. The General Plan identifies the golf course and country club as a recreational open space use that serves community recreational needs, consistent with the purpose of the OSR designation. The OSR designation allows structures and improvements that are integral to recreational use and compatible in scale and function with the site. The proposed expansion of the dining area deck at the existing clubhouse is consistent with the General Plan, which promotes a well-balanced mix of open space and recreational land uses and encourages the maintenance and enhancement of recreational facilities to meet community needs. The project would enhance the functionality of the existing clubhouse by supporting recreational and social activities associated with golf course operations. The expansion is accessory to and functionally related to the existing country club use, does not introduce a new or incompatible land use, and remains consistent with the character and intent of the OSR designation. Accordingly, the project is consistent with the General Plan and the purpose of the OSR zoning regulations.

Specific Plans and Special Overlays:

Scenic Area Overlay Zone (SAOZ): The purpose of the SAOZ is to regulate development in areas of high scenic value to preserve and enhance the scenic resources present within and adjacent to such areas and to assure the exclusion of incompatible uses and structures. It is further recognized that the preservation and enhancement of scenic resources within the City of Solana Beach provides important social, recreation, and economic benefits for both residents and visitors alike.

Specific review criterions are required for properties within designated areas of the SAOZ to ensure that proposed development does not interfere with or degrade those visual features of the site or adjacent sites that contribute to its scenic, historic, or recreational resource.

Analysis of the project’s consistency with the provisions of the SAOZ are provided later in this report.

Coastal Zone: The entire City of Solana Beach is located within the Coastal Zone. As a condition of project approval, each building permit applicant will be required to obtain a Coastal Development Permit, Waiver, or Exemption from the California Coastal Commission prior to the issuance of building permits.

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Zoning Ordinance Consistency: The project site is located within the Open Space Recreation (OSR) zone, which is intended to provide a comprehensive network of public and private open space areas and to preserve and enhance natural resources, including sensitive habitats, scenic areas, and significant topographical and geological features. The Zoning Ordinance allows for the development of country clubs, golf courses, and associated accessory uses within the OSR zone, subject to approval of a Conditional Use Permit by the City Council pursuant to SBMC Section 17.68.010.

Minimum Yards/Setbacks: Pursuant to SBMC Section 17.68.010, minimum lot sizes, setbacks, and maximum floor areas within the OSR zone are established on a case-by-case basis in conjunction with the CUP. A minimum 10-foot setback is required where any portion of the lot abuts residentially zoned property. The project plans show that the proposed dining area deck expansion is located more than 100 feet from all property lines, consistent with these requirements.

Maximum Building Coverage: Pursuant to SBMC Section 17.40.030(B), the maximum allowable building coverage for development in the OSR zone is 50 percent of the lot area. Based on this standard, the maximum allowable building coverage on the site is 180,991.8 square feet. The proposed project includes 42,462 square feet of building coverage, representing approximately 23 percent of the lot area, and therefore complies with the building coverage requirements of the Zoning Ordinance.

Building Height: The maximum permitted building height in the OSR zone is 30 feet. The highest point of the proposed deck expansion is

21.3 feet as measured from the proposed grade, corresponding to an elevation of 346.3 feet mean sea level (MSL). The project therefore complies with the maximum height requirements of the OSR zone.

Fences, Walls and Retaining Walls: New retaining wall planters are proposed adjacent to the deck expansion, while all other existing walls and fences will remain. The proposed retaining walls are located within the site’s buildable area. A condition of approval has been added that requires all fencing and walls comply with the City’s Zoning Ordinance.

Required Off-street Parking: The Lomas Santa Fe Country Club is legally nonconforming with respect to parking, as it was developed under County of San Diego zoning regulations prior to the City’s incorporation.

Parking at the country club has evolved through a series of City Council approvals over time. In 1991, the City Council approved construction of a new tennis court, which did not require additional parking under the zoning regulations in effect at that time. At the time of approval, the country club was required to provide a total 162 parking spaces, and 212 spaces were provided onsite. Subsequent amendments to the Municipal Item K.1
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Code significantly increased parking requirements by requiring parking to be calculated for each individual use on the site, including the clubhouse, pro shop, restaurant, swimming pool, tennis courts, and golf course, rather than based solely on the clubhouse’s square footage. As a result of these Municipal Code amendments, the site became legally nonconforming with respect to parking. Pursuant to SBMC Section

17.16.110(C)(2), structural additions to nonconforming structures that expand less than 50 percent of the existing floor area are permitted only if parking for the new area is provided; parking deficiencies for the existing floor area may be maintained. Following this standard, all subsequent projects have provided additional parking based on the expansion only.

In 1994, a clubhouse expansion required nine (9) additional parking spaces, all of which were provided, bringing the total to 221 spaces. In 1999, another clubhouse expansion required six (6) additional parking spaces. The project provided forty-four (44) additional spaces, resulting in a surplus of thirty-eight (38) and a total of 265 spaces onsite. These additional spaces were intended to accommodate future expansions that would increase the required parking. In 2000, an expansion of the health and fitness building required twenty-four (24) additional parking spaces, reducing the surplus to fourteen (14) while maintaining a total of 265 spaces onsite.

The proposed 2025 deck expansion would require an additional twentyfive (25) parking spaces. When applied against the existing fourteen (14) space surplus, the project would result in a net deficiency of eleven (11) spaces. The total number of parking spaces currently provided onsite is 264. Based on recent building permit history, one previously approved parking space was removed due to restriping required to comply with updated Americans with Disabilities Act (ADA) parking standards.

In addition, club membership is capped, limiting any increase in parking demand, and approximately seventy (70) members use private golf carts Item K.1
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to access the facilities rather than automobiles, which reduces vehicle parking needs. An informal parking study conducted by the club’s general manager, supported by historical data and observations, documents consistent surplus parking availability and usage patterns.

Based on this information, the Applicant requests that the City Council approve the project without requiring the eleven (11) additional parking spaces that would otherwise be required.

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

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

The site is located within the OSR zone and is surrounded by residential zoning, including Estate Residential (ER), Estate Residential–2 (ER-2), and Medium Residential (MR). The
expansion is modest in scale and maintains consistency with the established character of the existing country club facilities. The project’s scale, apparent bulk, and mass are subordinate to the primary clubhouse structure and are comparable to existing onsite development. Additionally, the expansion is set back a substantial distance from adjacent residential properties which minimizes potential visual, noise, and privacy impacts. Through its location, design, and conditions of approval, the project protects surrounding properties from adverse effects and maintains compatibility with adjacent land uses.
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 placement of the structure avoids intrusion into established scenic views overlooking the golf course and complements the existing site topography by following the natural westward slope Item K.1
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of the property. The expansion integrates with the existing clubhouse footprint and circulation patterns. As designed, the placement and configuration of the expansion minimize its visibility, maintain appropriate spatial separation from surrounding properties, and enhance the intended recreational use of the site.
c. Landscaping: The removal of significant native vegetation shall be minimized. Replacement vegetation and landscaping shall be compatible with the vegetation of the surrounding area. Trees and other large plantings shall not obstruct significant views when installed or at maturity.

The project is not subject to the Water Efficient Landscaping regulations of Solana Beach Municipal Code Chapter 17.56.

Pursuant to SBMC Section 17.56.040, these regulations apply only to modified landscape areas exceeding 2,500 square feet.

The proposed project includes a total modified landscape area of approximately 1,425 square feet and therefore does not meet the applicability threshold. The project has been conditioned to comply with current applicable Water Efficient Landscape Regulations of SBMC Chapter 17.56 at the time of building permit submittal. Additionally, a condition of project approval has been added to require that native or drought-tolerant and noninvasive plant materials and water-conserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.
d. Roads, Pedestrian Walkways, Parking and Storage Areas: Any development involving more than one building or structure shall provide common access roads and pedestrian walkways.

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

The existing development is served by established driveways, access roads, pedestrian pathways, and parking areas, none of which are proposed to be modified as part of this project. The site functions as an integrated facility with multiple structures, and the existing circulation provides safe and efficient access throughout the property.
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 Item K.1
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adjacent to the site. Existing exposed or disturbed slopes shall be landscaped with native or naturalized non-native vegetation and existing erosion problems shall be corrected.

The project includes 40 cubic yards of cut and 730 cubic yards of fill, for a total of 770 cubic yards of grading, including 690 cubic yards of import. The grading is limited to the construction of retaining wall planters adjacent to the proposed expansion and will not alter the overall site 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).

The country club contains many usable open space amenities, including the golf course, tennis courts and swimming pool. The project does not propose to change the existing open space amenities.

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 Conditional Use Permit Modification, and a Structure Development Permit are being processed concurrently with the Development Review Permit Modification.

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

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The Applicant is required to obtain approval from the California Coastal Commission prior to issuance of a Building Permit.

B. In accordance with Section 17.48.010 (Scenic Area Overlay Zone) of the Solana Beach Municipal Code, the City Council finds the proposed development complies with the following development review criteria:

I. Building Characteristics. All development shall be compatible with the topography, vegetation and colors of the natural environment and with the scenic, historic and recreation resources of the designated areas.

The proposed deck expansion is consistent with the existing development on the site. Materials, colors, and scale are compatible with the existing clubhouse and surrounding structures, ensuring that the project blends with the natural environment and preserves the scenic, historic, and recreational character of the site.

II. Building and Structure Placement. The placement of buildings and structures shall not detract from the visual setting or obstruct significant views, and shall be compatible with the topography of the site and adjacent areas. In prime viewshed areas designated in the general plan, building and structures should not be placed along bluff-top silhouette lines or on the adjacent slopes within view from a lagoon area, but should be clustered along the bases of the bluffs and on the mesa tops set back from the bluff-top silhouette lines. Buildings and structures should be sited to provide unobstructed view corridors from the nearest scenic highway, or view corridor road. These criteria may be modified when necessary to mitigate other overriding environmental considerations such as protection of habitat or wildlife corridors.

III. Landscaping. The removal of native vegetation shall be minimized and the replacement vegetation and landscaping shall be compatible with Item K.1
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the vegetation of the designated area. Landscaping and plantings shall be used to the maximum extent practicable to screen those features listed in paragraphs (F)(4), (5) and (6) of this subsection. Landscaping and plantings shall not obstruct significant views, either when installed or when they reach mature growth.

IV. Roads, Pedestrian Walkways, Parking and Storage Areas. Any development involving more than one building or structure shall provide common access roads and pedestrian walkways. Parking and outside storage areas shall be screened from view, to the maximum extent feasible, from either the scenic highway or the adjacent scenic, historic, or recreational resource. Acceptable screening methods shall include, but are not limited to, the use of existing topography, the strategic placement of buildings and structures, or landscaping and plantings which harmonize with the natural landscape of the designated area.

No modifications to the existing access roads, pedestrian walkways, or parking are proposed as part of this project.

V. Aboveground Utilities. Utilities shall be constructed and routed underground except in those situations where natural features prevent undergrounding or where safety considerations necessitate aboveground construction and routing.

The existing utility services are undergrounded.

VI. Grading. The alteration of the natural topography of the site shall be minimized and shall avoid detrimental effects to the visual setting of the designated area and the existing natural drainage system. Alterations of the natural topography shall be screened from view from either the scenic highway or the adjacent scenic, historic, or recreational resource by landscaping and plantings which harmonize with the natural landscape of the designated area, except when such alterations add variety to or otherwise enhance the visual setting of the designated area.

However, design emphasis shall be placed on preserving the existing quality of scenic resources rather than concealment of disturbances or replacement in kind. In portions of the scenic area overlay zone containing sensitive lands, grading may be severely restricted or prohibited.

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The proposed grading will not alter the overall topography of the site or have detrimental effects on the visual setting of the designated area.

The grading is required solely to construct retaining wall planters immediately adjacent to the proposed deck expansion. The design preserves the existing scenic quality of the site and avoids impacts to natural drainage, consistent with the grading standards of the SAOZ.

VII. Signs. Off-site signs shall be prohibited in areas subject to the scenic area overlay zone, except temporary real estate signs pursuant to SBMC 17.64.060. The number, size, location, and design of all other signs shall be consistent with the Comprehensive Sign Ordinance (Chapter 17.64 SBMC) and shall not detract from the visual setting of the designated area or obstruct significant views.

No new signage is proposed as part of the project. The project is conditioned to comply with all applicable standards of the Comprehensive Sign Ordinance (Chapter 17.64 SBMC), ensuring that the visual setting of the designated area is preserved and that no significant views are obstructed.

VIII. Lighting. The interior and exterior lighting of the buildings and structures and the lighting of signs, roads and parking areas shall be compatible with the lighting permitted in the designated area. All exterior lighting, including lighting in designated “dark sky” areas, shall be in conformance with SBMC 17.60.060 (Exterior Lighting Regulations).

C. In accordance with Section 17.68.010 (Conditional Use Permit) of the Solana Beach Municipal Code, the City Council finds the following:

I. That the proposed use is in accord with the general plan, the general intent of this title, and the purposes of the zones in which the site is located;
The existing development is consistent with the City of Solana Beach General Plan and Title 17 of the Municipal Code, as country clubs are permitted within the OSR land use designation through approval of a Conditional Use Permit. The proposed expansion is accessory to and functionally related to the existing country club use, does not introduce a new or incompatible land use, and is consistent with the character and intent of the OSR designation. As designed and conditioned, the project promotes public health, safety, and general welfare; preserves and enhances the aesthetic quality of the City; implements the goals and Item K.1
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objectives of the General Plan; protects open space and recreational amenities; and ensures an appropriate mix of land uses. The project also aligns with the purpose of the OSR zone to preserve open space and recreational resources while allowing country clubs and associated accessory uses, including dining facilities. Accordingly, the project is consistent with the goals and policies of the General Plan and the overall spirit and intent of the Zoning Ordinance.

II. That the proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity; The proposed expansion is set back from adjacent residential properties, located behind the existing upper-level roofline, and largely screened by existing development and vegetation, thereby minimizing potential visual, noise, or privacy impacts. The design maintains safe vehicular and pedestrian circulation and does not interfere with emergency access or onsite parking operations. As conditioned, the project will comply with all applicable building, fire, and safety requirements. Therefore, the proposed expansion will not be detrimental to the public health, safety, or welfare, nor materially injurious to properties or improvements in the vicinity.

III. That the proposed use complies with each of the applicable provisions of the zoning ordinance, unless a variance is granted pursuant to SBMC

17.68.020;
The proposed project complies with all applicable provisions of the Solana Beach Municipal Code, including standards related to building height, setbacks, lot coverage, and floor area. The project is consistent with the development regulations of the Open Space Recreation (OSR) zone and the Scenic Area Overlay Zone (SAOZ), including requirements for building placement, grading, landscaping, and visual compatibility with surrounding properties. Conditions of approval ensure ongoing compliance with all applicable zoning requirements, including those related to lighting, signage, and site access. Compliance with the parking regulations is contingent upon the approval of the Applicant’s requested parking reduction. With the approval, the project will conform to all applicable provisions of the Zoning Ordinance.

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

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maximum building height of 21.3 feet measured above the existing grade or 346.3 feet MSL. Notices to apply for View Assessment were mailed to property owners and occupants within 300 feet of the project site and the deadline to file for View Assessment was January 09, 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.

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 Public Facilities Impact Fees.

II. The building construction plan shall be in substantial conformance with the project plans presented to the City Council on January 28, 2026 and located in the project file with a submittal date of January 12, 2025.

III. Prior to requesting a framing inspection, the Applicant shall submit a height certificate prepared by a licensed land surveyor certifying that the maximum height of the proposed addition will not exceed 21.3 feet above the proposed grade or 346.3 feet above MSL in conformance with the plans as approved by the City Council.

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 17.60.070 (Fences and Walls).

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

VI. 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.

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

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

VIII. The property owner shall comply with all local, state, and federal laws.

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

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

XI. The on-site parking lot lighting is required to remain in good working condition.

XII. All business identification signage shall comply with the sign regulations established by Solana Beach Municipal Code Section

17.64 (Comprehensive Sign Ordinance). Any proposed signage will require a separate sign and/or building permit approved by the City of Solana Beach.

B. Fire Department Conditions:

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

II. FIRE HYDRANTS AND FIRE FLOWS: A letter from the water agency serving the area shall be provided that states the required fire flow is available. Solana Beach Municipal Code Title 15 Building and Construction Chapter 15.32 Fire Code Section 507.5.1 to 507.5.1.02.

III. AUTOMATIC FIRE SPRINKLER SYSTEM: Structures shall be protected by an automatic fire sprinkler system designed and installed by a licensed C-16 contractor. Plans for the automatic fire sprinkler system shall be submitted as Deferred Submittal and approved by the Item K.1
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Solana Beach Fire Department prior to installation per the Solana Beach Municipal Code Title 15 Building and Construction Chapter

15.32 Fire Code Section 15.32.230 Section 903.2 (NEW) or Section 903.2.01 (ADDITIONS, REMODELS) or Section 903.2.02 (NEW COMMERCIAL).

IV. 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.

V. FIRE ALARM SYSTEM: All fire alarm plans shall be submitted to the Fire Department for review. NFPA 72 and 2022 California Fire Code Chapter 9 Section 907.

C. Engineering Department Conditions:

I. The Applicant shall complete to the satisfaction of the City Engineer all grading, landscaping, and drainage improvements.

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

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

IV. Any improvements within the public right-of-way that are damaged as a result of construction activities shall be repaired or restored to the satisfaction of the City Engineer.

V. 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:
i. 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.
ii. The Applicant shall provide a Drainage/Hydrology 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 preexisting condition. All recommendations of this report shall be incorporated into the Preliminary Grading Plan. A detention basin Item K.1
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easement shall be recorded for maintenance of the detention basin by the property owner(s) in perpetuity, prior to the release of the Grading Bond and Security Deposit.
iii. The report shall provide a drainage discharge design which would represent the pre-existing condition to the maximum extent feasible.

All recommendations of this report shall be incorporated into the Preliminary Grading Plan.
iv. 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.
v. 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.
vi. 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.
vii. 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.
viii. The Applicant shall obtain and submit grading security in a form prescribed by the City Engineer.
ix. The Applicant shall obtain haul permit for import / export of soil. The Applicant shall transport all excavated material to a legal disposal site.
x. 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 Item K.1
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and obtaining signatures of the Engineer of Record and the Soils Engineer certifying the as-built conditions.
xi. 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 non-storm 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. xii. 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.
xiii. Post Construction Best Management Practices meeting City and RWQCB Order No. R9-2013-001 requirements shall be implemented in the drainage design.
xiv. No increased cross lot drainage shall be allowed.

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, Structure Development Permit, and Director’s Use 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
Item K.1
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The Applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including attorney’s fees, against the City or its agents, officers, or employees, relating to the issuance of this permit including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval and any environmental document or decision. The City will promptly notify the Applicant of any claim, action, or proceeding. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification.

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

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

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

PASSED AND ADOPTED this 28th day of January, 2026, 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 Item K.1
Item K.1
Item K.1
Item K.1
Item K.1
Item K.1
Item K.1
Item K.1
ID STUDIOS INTERIOR DESIGN + STRATEGIC PLANNING, INC.
236 S Sierra Avenue, Suite 110, Solana Beach, CA 92075 T 858.523.9836 www.idstudiosinc.com View Analysis – Critical Points of Development Site

1. View from public sidewalk along Lomas Santa Fe Dr., looking south

2. View from public sidewalk along Lomas Santa Fr Dr., looking south

3. View from Highland Dr., looking west
August 22, 2025

LOMAS SANTA FE COUNTRY CLUB DECK EXPANSION
PROJECT NUMBERS: DRP/CUP MOD25-007 & SDP25-015
View Analysis Renderings

EXHIBIT B
Item K.1

Page 2 of 3 ends

View Analysis – VIEW 1 (LOMAS SANTA FE DR.)

1. View from public sidewalk along Lomas Santa Fe Dr., looking south. Red outline depicting proposed deck expansion.

View Analysis – VIEW 2 (LOMAS SANTA FE DR.)

2. View from public sidewalk along Lomas Santa Fr Dr., looking south Item K.1

Page 3 of 3 ends

View Analysis – VIEW 3 (HIGHLAND DR.)

3. View from Highland Dr., looking west
Item K.1
ID STUDIOS INTERIOR DESIGN + STRATEGIC PLANNING, INC.
236 S Sierra Avenue, Suite 110, Solana Beach, CA 92075 T 858.523.9836 www.idstudiosinc.com General Plan Consistency
The project is consistent with the Solana Beach General Plan, which designates the property as Open Space Recreation (OSR). The proposed deck expansion supports the continued vitality of the Lomas Santa Fe Country Club as a community recreational amenity, enhances member use, and preserves open space character by expanding within the existing developed footprint rather than encroaching on natural or residential land.

Zoning & SAOZ Compliance
• OSR Zone: Expansion respects 30’ height limit (existing clubhouse <30’), maintains required setbacks, and building coverage remains under 50%.
• SAOZ: Updated renderings (Exhibit B) confirm that the new deck does not block scenic corridors or degrade natural views. Building materials and colors are compatible with the landscape and existing structure. Proposed landscaping areas ensure replacement planting without obstructing scenic views.

Lighting is fully shielded to meet SBMC §17.60.060 and contained within the covered trellis area, no proposed lighting at exterior of trellis structure.

Parking Analysis & Justification
• Per SBMC §17.16.110(C)(2), only expansion area parking is required. The proposed deck expansion triggers 25 additional spaces (based on 1 stall/ 100 SF calculation); historical surplus leaves a shortfall of -11 parking spaces. Refer to the calculation below for historical breakdown:
i. 1991 – New Tennis Court

1. Total parking required (under county regulations): 162 spaces

2. Additional parking required: 0 spaces

3. Total parking provided: 212 spaces
ii. 1994 – Club House Expansion

1. Additional parking required: 9 spaces

2. Additional parking provided: 9 spaces

3. Total parking provided: 221 spaces
Note: Municipal Code changed which increased the parking requirement. The existing parking became legal non-conforming.
iii. 1999 – Clubhouse Expansion

1. Additional parking required: 6 spaces

2. Additional parking provided: 44 spaces

3. Total surplus: 38 spaces

4. Total parking provided: 265 spaces
iv. 2000 – Expansion of Support Structure
January 14, 2026

LOMAS SANTA FE COUNTRY CLUB DECK EXPANSION
PROJECT NUMBERS: DRP/CUP MOD25-007 & SDP25-015
Project Narrative, See also updated plans.

City of Solana Beach Planning Department

RECEIVED
01/14/2026 jdelmer
Item K.1

Page 2 of 2 ends

ID STUDIOS INTERIOR DESIGN + STRATEGIC PLANNING, INC.
236 S Sierra Avenue, Suite 110, Solana Beach, CA 92075 T 858.523.9836 www.idstudiosinc.com

1. Additional parking required: 24 spaces

2. Total surplus: 14 spaces (38-24 spaces)

3. Total parking provided: 265 spaces
v. 2025 – Proposed Deck Expansion

1. Additional parking required: 25 spaces (based on increase area of 2,462 SF, calculated at 1 space/ 100SF)

2. Total surplus: -11 spaces (14 surplus – 25 required)

3. Total parking provided: 264 spaces*
*Note: Based on permit history, some of the existing parking spaces were previously removed resulting from restriping to comply with increased ADA requirements and Fire Lane Access. • Practical usage patterns, outlined in the Owner/Operator Letter (Exhibit A), confirm existing parking is sufficient for demand. Events are staggered and membership usage does not reach theoretical peak simultaneously. This operational context demonstrates adequate parking supply despite the numerical shortfall.

Community Benefit & Compatibility
• Enhanced Amenities: The expanded deck provides improved outdoor gathering space for members, supporting social, recreational, and community functions. • Compatibility: The design respects existing clubhouse scale, color, and materials, ensuring seamless integration.
• Scenic Sensitivity: By avoiding bluff-top silhouettes and ensuring landscaping is low-profile, the project enhances the recreational experience while protecting public views. • Economic Value: Upgrades strengthen the long-term viability of the Country Club, maintaining it as a community-serving recreation hub for years to come.

Item K.1
Lomas Santa Fe Country Club
Date: November 13, 2025
To: City of Solana Beach
Community Development Department
Parking Usage Patterns - Deck Expansion Design Review Application To Whom It May Concern:

On behalf of Lomas Santa Fe Country Club, we respectfully request consideration of the standard parking requirements as part of our Design Review submission for a 2,462 square foot expansion of our outdoor patio area.

As part of the design review process, the City requires a parking evaluation based on the cumulative calculation of required spaces for each use on the property, including the golf course, dining areas, snack bar, swimming pool, and other amenities. However, this method of calculation does not accurately reflect the operational reality of the Club or the actual parking demand. We offer the following facts and rationale in support of our request:

1. Shared Use of Amenities Does Not Require Additional Parking The methodology of calculating total required parking by adding each amenity independently results in an inflated number that does not match the practical usage patterns of our members. Club members frequently utilize multiple amenities—such as playing golf followed by dining or visiting the pool—during a single visit. As a result, only one parking space is used per member household, not one per activity.

2. Membership is Capped; No Growth in Parking Demand
The Club is operating at full membership capacity, with active waitlists for every category. No new memberships will be added as a result of this patio expansion, and as such, there will be no increase in the number of vehicles visiting the Club. The project simply improves the experience of current members.

3. Recent and Historical Parking Utilization Data
A comprehensive three-month parking study completed in 2025 confirms that the Club consistently has surplus parking. The findings showed an average of 74 available parking spaces per day, corroborating years of internal historical data. Long-standing members, including current and former City Council members, can attest that the Club has never experienced parking shortages, and the proposed patio expansion will not change this

EXHIBIT A
City of Solana Beach Planning Department

RECEIVED
11/19/2025 jdelmer
Item K.1
dynamic in any material way.

4. Reduced Vehicle Usage by Members Using Private Golf Carts A significant portion of our membership, approximately 70 households, commute to and from the Club using their own private golf carts, thereby not utilizing any of the Club's parking facilities. This unique community dynamic substantially reduces the demand for vehicle parking.

5. Shift in Dining Location, Not Increased Occupancy
The purpose of the patio expansion is to improve the dining experience by offering an expanded outdoor setting, not to increase overall dining capacity. This is a relocation of existing member activity from indoors to outdoors and does not result in an increased need for parking.

The proposed patio expansion is a modest enhancement that will not increase the Club's membership or traffic volume, and the Club has more than sufficient parking to meet the actual demands of our current operations.

We appreciate your attention to this matter and welcome any opportunity to provide further documentation or address questions you may have.

Sincerely,
Ted Axe
General Manager (10 years of tenure) Lomas
Santa Fe Country Club
Item K.1

STAFF REPORT

CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Alyssa Muto, City Manager
MEETING DATE: January 28, 2026
ORIGINATING DEPT: Community Development Department – John Delmer, Associate Planner
SUBJECT: Public Hearing: Request for a modification to a previously approved DRP, CUP, and new SDP to construct a 2,462
square-foot expansion to an existing enclosed dining area deck at 1505 Lomas Santa Fe Drive (Case # MOD25-
007/SDP25-015; Applicant: Lomas Santa Fe Country Club;
APN: 263-293-55-00; Resolution No. 2026-006)

STAFF REPORT UPDATE
Item # K.1
This update corrects a formatting error in Table 1 of the previously published Staff Report. The revision aligns the values in the columns that were misaligned in the original posting. No data, dates, or substantive content within the table have been changed.

Table 1

LOT INFORMATION
Property Address:

Lot Size:

Max. Building Coverage:

Prop. Building Coverage:

Proposed Floor Area:

Max. Allowable Height:

Highest Point of Addition:
1505 Lomas Santa Fe.
361,983.6 ft2
50% or 180,991 ft2
23% or 42,462 ft2
42,424 ft2
30 ft.

21.3 ft. or 346.3 MSL
Zoning Designation: OSR
Overlay Zone: Scenic Areas
Setbacks: set by CUP; 10-ft minimum setback
required when abutting residential zoning.

PROPOSED PROJECT INFORMATION
Floor Area Breakdown: Required Permits:

MOD (DRP/CUP): Expansion of floor area,
grading in excess of 50 cubic yards, and parking
consideration.

SDP: Construction in excess of 16 feet in height
as measured from the existing grade.

Clubhouse 27,962 ft2
Clubhouse expansion 2,462 ft2
Health and Fitness Building 9,400 ft2
Snack Building 2,600 ft2
Total Floor Area Proposed 42,424 ft2
Grading: Aggregate: 770 Cubic Yards (CY) - Cut: 40 CY Fill: 730 CY Import: 690 CY Proposed Fences and Walls: Yes Use: Country Club and Golf Course (No Change) Item K.1
Lomas Santa Fe
Country Club
Deck Expansion
MOD25-007 / SDP25-015
1505 Lomas Santa Fe Dr.

City Council Meeting - January 28, 2026
Lomas Santa Fe Country Club – K.1
Item K.1
Zoning Designation
Open Space Recreation (OSR)
Scenic Area Overlay Zone
January 28, 2026 Lomas Santa Fe Country Club – K.1
Lomas Santa Fe
Project Site
Scenic Area Overlay Zone (SAOZ)
Slide 2
Item K.1
Aerial Map
January 28, 2026 Lomas Santa Fe Country Club – K.1
N
Deck
Expansion
Slide 3
Item K.1
Aerial Map – Clubhouse
January 28, 2026 Lomas Santa Fe Country Club – K.1
N
Slide 4
Item K.1
January 28, 2026 Lomas Santa Fe Country Club – K.1
View of the Site
Slide 5
Item K.1
Permit Thresholds
January 28, 2026 Lomas Santa Fe Country Club – K.1
• DRP/CUP MOD required for
• Grading in excess of 50 CY in SAOZ
• Floor area expansion
•Reduction in parking requirement
• SDP required for construction in excess of 16
feet
Slide 6
Item K.1
Project Description
January 28, 2026 Lomas Santa Fe Country Club – K.1
Lot Size: 361,983.6 SF
Max Building Coverage: 50% or 180,991 SF
Prop. Building Coverage: 23% or 42,462 SF
Max Floor Area: set by CUP
Floor Area Breakdown:

Clubhouse 27,962 ft2
Deck expansion 2,462 ft2
Health and Fitness Building 9,400 ft2
Snack Building 2,600 ft2
Total Floor Area Proposed 42,424 ft2
Setbacks:
- Required: set by CUP; 10-ft minimum
setback required when abutting residential
zoning.
- Proposed: > 100’
Grading: 770 cubic yards - 730 cubic yards of
fill, 40 cubic yards of cut (690 CY Import)
Height Proposed: Highest point (at story pole
#1): 21.3 feet or 346.3 MSL (lower than
existing ridges)
Slide 7
Item K.1
N
January 28, 2026 Lomas Santa Fe Country Club – K.1
Site Plan
Slide 8
Item K.1
January 28, 2026 Lomas Santa Fe Country Club – K.1
West Elevations
Slide 9
Item K.1
January 28, 2026 Lomas Santa Fe Country Club – K.1
South Elevation
Slide 10
Item K.1
East-West Section
January 28, 2026 Lomas Santa Fe Country Club – K.1
Proposed Existing
Slide 11
Item K.1
January 28, 2026
Lomas Santa Fe Country Club – K.1
Parking
• Prior to incorporation - Legal nonconforming parking
• Municipal Code amendments increased parking requirements o Previous: Based on Clubhouse SF
o Current: Parking required per use (dining area, pool, gym, golf course, tennis courts, etc.)
• SBMC Section 17.16.110(C)(2) applies
o Expansions under 50% require parking for new area only o Existing parking deficiencies may remain
Slide 12
Item K.1
January 28, 2026
Lomas Santa Fe Country Club – K.1
Parking History
Year
Project Description
Additional
Parking Required
Additional
Parking Provided
Total Parking
Provided Surplus / Deficit
1991New Tennis Court00
212 0
1994Clubhouse Expansion
9 9
221 0
1999Clubhouse Expansion644
265 +38
2000Health & Fitness Expansion240
265 +14
2026Proposed Deck Expansion25
0 264 -11
Slide 13
Item K.1
January 28, 2026
Lomas Santa Fe Country Club – K.1
Parking Justification
• Applicant requests approval of project with 11 space
deficiency based on the following:
o Members may use multiple amenities in one trip (golf, tennis, fitness, dining)
o Expansion relocates existing dining
o Club membership is capped
o ~70 members use private golf carts
o Inhouse parking study
Slide 14
Item K.1
Structure Development Permit
January 28, 2026 Lomas Santa Fe Country Club – K.1
• Story Poles installed onsite and certified November 3, 2025. • Notices were mailed to all property owners and residents within 300 feet of the project site establishing a deadline to file for view assessment on January 9, 2026.
• No applications for View Assessment were received
• Therefore, if the Council can make the findings to approve the project, the Structure Development Permit would be
approved administratively.

Slide 15
Item K.1
DRP Findings – SBMC 17.68.040(H)
The City Council may approve or conditionally approve a Development Review Permit only if all of the following findings can be made:

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

2. The proposed development complies with the development review criteria set forth in SBMC §17.68.040.F:
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; and 7) Usable Open Spaces

3. All required permits and approvals have been obtained prior to or concurrently with the DRP.

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.

January 28, 2026 Lomas Santa Fe Country Club – K.1
Slide 16
Item K.1
SAOZ Development Review Criteria
SBMC 17.48.010(F)

1. Building Characteristics;

2. Building and Structure Placement;

3. Landscaping;

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

5. Grading;

6. Signs; and

7. Lighting
January 28, 2026 Lomas Santa Fe Country Club – K.1
Slide 17
Item K.1
CUP Findings – SBMC 17.68.010(F)
In order to grant a Conditional Use Permit, the City Council shall find the following :

1. The proposed use is in accord with the general plan, the general intent of this title, and the purposes of the zone in which the site is located.

2. The proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity.

3. That the proposed use complies with each of the applicable provisions of the zoning ordinance, unless a variance is granted pursuant to SBMC 17.68.020.

January 28, 2026 Lomas Santa Fe Country Club – K.1
Slide 18
Item K.1

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

2. Find the project exempt from the California Environmental Quality Act pursuant to Section 15301 of the State CEQA Guidelines; and

3. If the City Council can make the requisite findings and approves the project, adopt Resolution 2026-006 conditionally approving a MOD and SDP to allow the dining room deck expansion at 1505 Lomas Santa Fe Dr, Solana Beach.

MOD25-007
1505 Lomas Santa Fe Dr.

Staff Recommendation
January 28, 2026 Lomas Santa Fe Country Club – K.1
Slide 19
Item K.1
January 28, 2026 Lomas Santa Fe Country Club – K.1
Questions?
Slide 20
Item K.1
January 28, 2026
Lomas Santa Fe Country Club – K.1
Slide 21
Item K.1
January 28, 2026 Lomas Santa Fe Country Club – K.1
Aerial – Google Maps
Slide 22
N
Item K.1
January 28, 2026 Lomas Santa Fe Country Club – K.1
Aerial 1-15-26
Slide 23
N
Item K.1
January 28, 2026 Lomas Santa Fe Country Club – K.1
Aerial 1-18-24
Slide 24
N
Item K.1
January 28, 2026 Lomas Santa Fe Country Club – K.1
Aerial 6-21-18
Slide 25
N
Item K.1
January 28, 2026 Lomas Santa Fe Country Club – K.1
Aerial 1-15-14
Slide 26
N
Item K.1
January 28, 2026 Lomas Santa Fe Country Club – K.1
Street Parking ~ 28-30 Spaces
Slide 27
N
Item K.1
January 28, 2026 Lomas Santa Fe Country Club – K.1
North Elevation
Slide 28
Item K.1
N
January 28, 2026 Lomas Santa Fe Country Club – K.1
Grading Plan
Slide 29
Item K.1
January 28, 2026 Lomas Santa Fe Country Club – K.1
View Analysis - LSF
1 Corner of Lomas Santa Fe and Via Mil Cumbres
Key
Slide 30
Item K.1
January 28, 2026 Lomas Santa Fe Country Club – K.1
View Analysis - LSF
2 Key
Near Corner of Lomas Santa Fe and Via Mil Cumbres
Slide 31
Item K.1
January 28, 2026 Lomas Santa Fe Country Club – K.1
View Analysis – Highland Dr
Key
Highland Dr
Slide 32
Item K.1
COUNCIL ACTION:
_______________________________________________________________________ AGENDA ITEM # K.2.

STAFF REPORT

CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Alyssa Muto, City Manager
MEETING DATE: January 28, 2026
ORIGINATING DEPT: Community Development Department – Katie Benson, Senior Planner
SUBJECT: Continued Public Hearing: Request for a DRP, SDP, and DUP to Construct a Second-Story Live/Work Unit at 121 West
Plaza Street, Solana Beach (Applicant: David Urich;
Application: DRP25-001/SDP25-001/DUP25-002; APN: 298-
010-44; Resolution 2026-113
BACKGROUND:

The Applicant, David Urich, is requesting City Council approval of a Development Review Permit (DRP), Structure Development Permit (SDP), and Director’s Use Permit (DUP) to construct a 679 square-foot second-story Live/Work Unit. The proposed unit would be located above a single-story commercial building currently occupied by a dental office at 121 West Plaza Street.

The project was originally heard by the City Council on November 19, 2025. The November 19, 2025 Staff Report, associated documents, and video of the meeting can be found on the City’s website: https://www.cityofsolanabeach.org/en/city-council-meetings. On November 19, 2025, after opening the Public Hearing and receiving testimony from the Applicant and public, the City Council expressed that they could not make the required findings for the CUP or DRP and shared concerns including: the lack of integration/access between the existing office and the proposed Live/Work Unit; the size and apparent massing of the proposed trellises; potential structural impacts the project could have on adjacent properties; and the impacts on adjacent properties and the public during construction.

At the Applicant’s request, the City Council moved to continue the Public Hearing, datecertain, to the January 14, 2026 City Council meeting, to allow the Applicant time to revise the project and prepare the additional requested information. Following Staff’s recommendation, at the January 14, 2026 City Council meeting, the City Council moved to continue the Public Hearing, date-certain, to the January 28, 2026 City Council meeting.

Since the November 19, 2025 City Council meeting, the Applicant worked to revise the project and has submitted updated plans and additional materials.

Item K.2
January 28, 2026
121 W Plaza – Urich Live/Work Unit

Page 2 of 6 ends

The issue before the Council is whether to approve, approve with conditions, or deny the Applicant’s request for a DRP, SDP, and DUP as contained in Resolution 2065-113 (Attachment 1).

DISCUSSION:

Since the November 19, 2025 City Council meeting, the Applicant has submitted: revised project plans (Attachment 2); a request for an SDP Waiver (Attachment 3); and additional information outlining structural and construction details (Attachment 4).

Proposed Project Changes
Below is a comparison of the original (November 19, 2025) and revised (January 28, 2026) project renderings.

Original – Nov. 2025 Revised – Jan. 2026
The original proposal included an exterior staircase at the south (rear) side of the property.

The Applicant has removed the exterior staircase and proposed access through an enclosed staircase at the northwest corner of the property. The new staircase would have direct access to the interior of the existing dental office and direct exterior access to the front (north) side of the property at Plaza Street. Direct exterior access is required for emergency egress from the Live/Work Unit.

The square footage of the living area of the Live/Work Unit was reduced by 25 square feet to accommodate the additional gross floor area for the enclosed staircase. The square footage reduction was achieved by reducing the front (north) and rear (south) setbacks of the proposed second-floor Live/Work unit. As proposed with the original design, the total gross floor area would be 2,100 square feet, which is the maximum allowable for the property.

Item K.2
January 28, 2026
121 W Plaza – Urich Live/Work Unit

Page 3 of 6 ends

The proposed trellises were also revised to consist of a cantilevered design that would project 8 feet from the north (front) and south (rear) sides of the Live/Work Unit and be 16 feet wide. Additionally, the proposed deck area on the south (rear) side of the property was reduced to be set back two feet from the rear property line.

Story Poles and SDP Waiver Request
The story poles reflecting the north side of the project were revised and certified, however, the original certified story poles on the south side of the project remain. There are two areas of the revised project that would extend outside of the three-dimensional envelope of the original certified story poles, which were in place during the 30-day SDP Notice and opportunity for neighbors to file for View Assessment. The first area consists of the enclosed staircase, which is located below a previously proposed trellis. The second area is a proposed relocation of deck area in the rear (south) side of the property. Below are renderings of the two areas subject to the SDP Waiver provided by the Applicant in the SDP Waiver Request (Attachment 3).

Structural and Construction Details
The Applicant provided additional information to address the City Council’s concerns regarding structural impacts on adjacent properties and construction impacts on adjacent properties and the public (Attachment 4). In lieu of investigating whether the existing walls were structurally independent of the adjacent properties, the Applicant’s structural engineer outlined a proposal to construct new independent structural walls within the existing dental office to avoid adding any additional structural load to the existing walls.

The Applicant also provided a timeline that estimates a best-case scenario for 36 weeks to complete construction. Given the project’s proximity to Fletcher Cove, the Council had Item K.2
January 28, 2026
121 W Plaza – Urich Live/Work Unit

Page 4 of 6 ends

expressed interest in limiting construction to outside the approximately 16-week summer between Memorial Day and Labor Day. It is possible that the Applicant could complete the entire project, or at least the most disruptive structural improvements, during the 36 weeks between Labor Day and Memorial Day while completing finishes and wrapping up the project during the summer months.

The Applicant’s proposal includes a Construction Parking and Staging Plan on the Site Plan (Sheet A100) in the revised project plans (Attachment 2) and included below. The proposal includes fencing off three public parking spaces located immediately north of the property and within the Plaza Street Public Parking Lot as well as the adjacent sidewalk fronting the property and a portion of the easement on 118 South Acacia Avenue to the south of the property.

Staff has updated the draft findings of approval for the DRP, SDP, and DUP in the attached Resolution 2026-113 (Attachment 1) for the City Council’s consideration. 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 proposed development is to be denied, Staff will prepare a Resolution of Denial for adoption at a subsequent Council meeting.

Public Hearing Notice:

Notice of the November 19, 2025 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 Item K.2
January 28, 2026
121 W Plaza – Urich Live/Work Unit

Page 5 of 6 ends

was mailed to property owners and occupants within 300 feet of the proposed project site on October 23, 2025. The Public Hearing was continued by the City Council, date-certain, to January 14, 2026. On January 14, 2026, the City Council continued the Public Hearing, date-certain, to January 28, 2026.

Staff has informed the adjacent property owners, who raised concerns with the original project, of the proposed changes and additional construction information provided by the Applicant.

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 modifications 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.

The proposed project consists of the construction of one dwelling unit in the form of a Live/Work Unit and is, therefore, exempt from CEQA.

FISCAL IMPACT: N/A
WORK PLAN: N/A
OPTIONS:
• Approve Staff recommendation adopting the attached Resolution 2026-113. • 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 DUP.
• Deny the project is all required findings for the DRP, SDP, and DUP cannot be made.

CITY STAFF 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 Item K.2
January 28, 2026
121 W Plaza – Urich Live/Work Unit

Page 6 of 6 ends

DUP 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 2026-113 conditionally approving a DRP, SDP, and DUP to construct a second-story Live/Work Unit located above a single-story commercial building currently occupied by a dental office at 121 West Plaza Street, Solana Beach. _________________________
Ayssa Muto, City Manager
Attachments:

1. Resolution 2026-113– DRP/SDP/DUP

2. Project Plans Dated January 12, 2026

3. SDP Waiver Request

4. Structural and Construction Details
Item K.2

PLEASE DOWNLOAD AND DONT EDIT THIS DOCUMENT
RESOLUTION 2026-113

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SOLANA BEACH, CALIFORNIA, CONDITIONALLY

APPROVING A DEVELOPMENT REVIEW PERMIT,

STRUCTURE DEVELOPMENT PERMIT, AND
DIRECTOR’S USE PERMIT TO CONSTRUCT SECONDSTORY LIVE/WORK UNIT AT 121 WEST PLAZA STREET, SOLANA BEACH, APN: 298-010-44
APPLICANT: DAVID URICH
APPLICATION: DRP25-001 / SDP25-001 / DUP25-002
WHEREAS, David Urich (hereinafter referred to as “Applicant”), has submitted an application for a Development Review Permit (DRP), Structure Development Permit (SDP), and Director’s Use Permit (DUP) pursuant to Title 17 (Zoning) of the Solana Beach Municipal Code (SBMC); and
WHEREAS, the Public Hearing was conducted pursuant to the provisions of Solana Beach Municipal Code Section 17.72.030; and
WHEREAS, at the Public Hearing on November 19, 2025, the City Council received and considered evidence concerning the proposed application; and WHEREAS, the City Council continued the Public Hearing, date-certain, to January 14, 2026, to allow the Applicant the opportunity to revise the project in response to concerns raised during the Public Hearing; and
WHEREAS, at the Public Hearing on January 14, 2026, the City Council continued the Public Hearing, date-certain, to January 28, 2026, without receiving additional information on the project; and
WHEREAS, at the Public Hearing on January 28, 2026, the City Council received and considered evidence concerning the proposed revised 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 DUP to construct a second-story Live/Work Item K.2
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Unit located above a single-story commercial building currently occupied by a dental office at 121 West Plaza Street is conditionally approved based upon the following Findings and subject to the following Conditions:

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

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

General Plan Consistency: The proposed project is found consistent with the General Plan, which designates the property as General Commercial and is intended for resident and visitor serving commercial and retail uses with other uses permitted or conditionally permitted. The 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-3.2 Enable residents to reduce their commutes by allowing and encouraging the creation of live/work units for artists, craftspeople, and other professions, promoting home occupations and telecommuting, and supporting other means of achieving a jobs/housing balance.

The referenced Land Use Policy references Live/Work Units as a mechanism to reduce commutes and balance between the needs for housing and jobs within the City.

Specific Plans and Special Overlays:

The subject property is located within the boundaries of the Plaza District of the HWY 101 CSP as well as the VSCO I of the LUP. Additionally, 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 construction permits.

Highway 101 Corridor Specific Plan
The City Council originally adopted the HWY 101 CSP on June 19, 2003, and subsequently amended the plan on July 28, 2006, and June 27, 2018. The HWY 101 CSP specifies development standards including minimum off-street parking, maximum gross floor area, maximum building height, and minimum setbacks that supersede the underlying development standards outlined in the SBMC. Analysis of the project’s Item K.2
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consistency with the HWY 101 CSP and SBMC development standards are provided below.

Local Coastal Plan/Land Use Plan Consistency
The City Council adopted the 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 property is designated General Commercial, which is intended to provide for commercial activities and services of a more intensive nature and includes both visitor serving land uses and land uses likely to be patronized by residents. The property is also located within the VSCO I, which is intended to reserve sufficient land in appropriate locations exclusively for high-priority commercial recreation and visitor serving uses. The designation provides land to meet the demand for goods and services required primarily by the tourist population, as well as local residents who visit and recreate at the coast. Allowable uses include hotels, motels, restaurants, music venues, entertainment attractions, retail, and specialty/artisan retail commercial uses. Mixed use development with office or residential above the ground level is also permitted. Existing uses may remain and any future redevelopment shall be consistent with the VSCO I overlay requirements.
• Policy 5.45: Existing, lawfully established structures that are not located on property located between the sea and its inland extent and the first public road paralleling the sea (or lagoon) that were built prior to the adopted date of the LUP that do not conform to the provisions of the LCP shall be considered non-conforming structures. Non-conforming uses or structures may not be increased or expanded into additional locations or structures.

Such structures may be maintained and repaired as long as the improvements do not increase the size or degree of nonconformity. This section shall not be interpreted to allow the reconstruction of a non-conforming structure unless destroyed by a disaster as defined in Public Resources Code § 30610(g)(2)(A).

Additions and improvements to such structures may be permitted provided that such additions or improvements do not increase the size or degree of the non-conformity.

The existing dental office use has been in operation since prior to the adoption of the LUP. Live/Work Units are not expressly referenced in the LUP. However, it is found that the use, as conditionally permitted in the Item K.2
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SBMC and referenced in the General Plan, is an incidental use to the dental office and not an expansion of the existing use in conformance with the nonconforming provisions of the LUP.

Zoning Ordinance Consistency:

SBMC Section 17.20.010(A) specifies that the General Commercial Zone is intended to provide for commercial activities and services of a more intensive nature. These uses would be located primarily along major transportation routes and would include major shopping facilities and service centers. In addition, the general commercial zone is intended to accommodate and promote tourist-oriented commercial uses along Highway 101.

Medical offices, including the existing dental office, are permissible in the General Commercial Zone. Pursuant to SBMC Section 17.60.170, Live/Work building and units are permissible in the General Commercial Zone subject to a DUP and the following development regulations:

1. The minimum total square footage of an individual live/work unit shall be 500 square feet.

2. New live/work buildings (excluding conversions) shall provide a minimum of four units.

3. Any commercial zone in which a live/work use is located shall remain a commercial zone and the occupant of the live/work use by selecting this type of occupancy accepts the conditions found in the area including, but not limited to, noise, pollution, fumes, dirt, traffic and odors to the extent that they are permitted by law in the zone. The director of community development or city council may include conditions to this effect which would be recorded as part of the conditional use permit.

4. The living space shall not be rented or sold separately from the working space.

5. Vehicular parking and loading spaces shall be established by the conditional use permit based on the proposed uses and by review of a parking/loading report prepared by the applicant.

6. All building, fire, electrical, mechanical and other applicable codes shall be adhered to including the American Disabilities Act unless specifically exempted by said codes. City staff shall exercise discretion in interpreting such codes to encourage live/work projects, but shall not compromise public health, safety and welfare standards.

Item K.2
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The proposed 679 square-foot Live/Work Unit meets the minimum size, is an addition to an existing legal nonconforming commercial development, and as conditioned meets the Live/Work Unit regulations.

SBMC Section 17.24.030 as well as the HWY 101 CSP Chapter 4.2 outline property development regulations, which are analyzed below.

Minimum Yards/Setbacks:

The HWY 101 CSP and SBMC specify zero lot lines for the Commercial Zone. The existing building includes zero lot lines on the front (north), east side and west side and a five-foot setback on the rear (south). The proposed second-floor Live/Work Unit is setback 12 feet from the front, 4 feet from the east side, 0 feet from the west side, and 21 feet from the rear. As designed, the project complies with the minimum setbacks Maximum Floor Area Ratio:

The maximum allowable floor area ratio for the Commercial Zone is

1.2:1 (or 120 percent of the gross lot area). The maximum allowable floor area for the 1,750 square-foot lot is 2,100 square feet.

The gross floor area of the existing development includes the 1,370 square-foot dental office and a 101 square-foot exterior area. The proposed project includes the enclosure of the 101 square-foot exterior area, demolition of 53 square feet of existing office area, addition of 3 square feet of office area, and addition of 679 square feet of a secondfloor Live/Work Unit including an enclosed staircase. The total proposed gross floor area is 2,100 square feet, which is also the maximum allowable for the property.

Maximum Building Height:

The maximum building height in the General Commercial Zone is 26 feet. The maximum elevation of the proposed project is 25.96 feet or

87.13 feet above MSL.

The proposed addition 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.

Compliance with those provisions is discussed in the SDP Section.

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:

Item K.2
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The minimum required off-street parking for the non-mixed-use development in the Plaza District of the HWY 101 CSP is 3.35 spaces per 1,000 square feet of floor area per Table 3-8. The existing 1,370 square-foot dental office requires 5 off-street parking spaces. The proposed 75 square-foot reduction of the dental office also requires 5 off-street parking spaces. No off-street parking spaces are provided under the existing conditions or with the proposed project.

Pursuant to SBMC Section 17.60.170, Live/Work is an allowable incidental (accessory) use to a light industrial or commercial use. The parking requirements outlined in SBMC Section 17.52.040 do not specify individual parking requirements for Live/Work units as the use is incidental to the primary light industrial or commercial use. The existing dental office located on the subject site is a legal commercial use and a legal nonconforming structure due to a lack of required off-street parking for the dental office. Pursuant to SBMC Section 17.16.060, additions to nonconforming structures are permissible, provided such additions do not increase the size or degree of the existing nonconformity. The proposed addition of a Live/Work Unit to the existing dental office would not require additional off-street parking and therefore, would not increase the size or degree of the existing parking nonconformity.

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

The property is located within the General Commercial Zone.

Surrounding properties are also located in the General
Commercial Zone and are developed with a mix of one- and twostory commercial developments including a single-story bar to the west, a bar and grill with permitted outdoor dining and second-floor office space to the east, and a retail store and massage establishment with second-floor residential units to the south. With the development standards prescribed for a
Live/Work Unit, the Applicant accepts the existing surrounding uses, including the Saddle Bar and Pillbox Tavern.

The exterior walls of the proposed Live/Work Unit would be setback 3 feet from east and west side property lines and over Item K.2
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19 feet from the rear property line. The proposed Live/Work Unit includes only clearstory windows on the east elevation to provide privacy between the unit and the adjacent office spaces.

As designed and conditioned, the proposed Live/Work Unit 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.
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 679 square-foot second-story Live/Work Unit is 39 percent of the 1,750 square-foot lot. The solid massing of the unit is setback at least 12 feet from the front, 4 feet from the east side, 0 feet from the west side, and 21 feet from the rear property line. A deck would wrap around the majority of the living unit with a partial solid and glass railing along the north and west sides and a solid guardrail on the east side. The cantilevered trellises would project 8 feet from the front and rear facades.

Given these design aspects, the proposed addition could be found to be sited and designed to visually and functionally enhance the intended use by providing relief of massing from adjacent properties.
c. Landscaping: The removal of significant native vegetation shall be minimized. Replacement vegetation and landscaping shall be compatible with the vegetation of the surrounding area. Trees and other large plantings shall not obstruct significant views when installed or at maturity.

The existing site and proposed project do not include
landscaping.
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.

Access to the Live/Work Unit will be taken from an interior staircase with direct access from the Live/Work Unit to both the dental office and the Plaza Street public sidewalk. Direct exterior access is required for emergency egress from the Live/Work Item K.2
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Unit. The existing secondary access to the property from the South Acacia Street public sidewalk and across an easement on 118 South Acacia Street would be maintained for access to the rear of the property and the dental office. The existing easement documentation provided by the Applicant for access at 118 South Acacia Street is for ingress and egress in the benefit of the subject property and allows for the gate to prevent vehicular traffic with a key provided to the owner of the subject property.

The air conditioning units located at the southeast corner of the deck area include appropriate screening. The project does not include other roads, pedestrian walkways, parking, or storage areas.
e. Grading: To the extent feasible, natural topography and scenic features of the site shall be retained and incorporated into the proposed development. Any grading or earth-moving operations in connection with the proposed development shall be planned and executed so as to blend with the existing terrain both on and adjacent to the site. Existing exposed or disturbed slopes shall be landscaped with native or naturalized non-native vegetation and existing erosion problems shall be corrected.

The project does not include grading other than potential excavation for footings below the footprint of the dental office. f. Lighting: Light fixtures for walkways, parking areas, driveways, and other facilities shall be provided in sufficient number and at proper locations to assure safe and convenient nighttime use.

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

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

The project includes a private deck surrounding the Live/Work Unit, but open spaces are not required for the proposed project.

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

Item K.2
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All required permits, including a Structure Development Permit and Director’s Use Permit, are being processed concurrently with the Development Review Permit.

The Applicant is required to obtain approval from the California Coastal Commission prior to issuance of a Building Permit.

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 and submitted on August 13, 2025, which showed the proposed maximum building height of 25.96 feet measured above the existing grade with the maximum roof elevation of 87.13 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 October 9, 2025. No applications for View Assessment were received.

At the November 19, 2025 City Council meeting, the City Council shared concerns with the trellises proposed with the original project. In response, the Applicant submitted a revised project, which included two areas outside of the three-dimensional envelope depicted by the original certified story poles.

The first area consists of the enclosed staircase, which is located below a previously proposed trellis. The second area is a proposed relocation of deck area in the rear (south) side of the property. The Applicant requested City Council approval of an SDP Waiver to waive the requirement that the new massing be depicted by story poles and a new SDP Notice to be sent to neighbors. The maximum roof elevation has not been modified with these changes.

The City Council found the areas associated with the requested SDP Waiver would not potentially impair scenic views by nearby residential neighbors.

Item K.2
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Therefore, if the Council is able to make the required findings to approve the DRP and DUP, the SDP would be approved administratively.

As a condition of approval, a height certification prepared by a licensed land surveyor will be required prior to the framing inspection certifying that the maximum building height of 25.96 feet measured above the existing grade with the maximum roof elevation of 87.13 feet above MSL.

C. In accordance with Section 17.68.010 (Conditional (Director’s) Use Permit) of the Solana Beach Municipal Code, the City Council finds the following:

I. That the proposed use is in accord with the general plan, the general intent of this title, and the purposes of the zones in which the site is located;
The proposed Live/Work Unit is found to be consistent with the purpose and intent of the Live/Work Use by providing an on-site dwelling unit occupied by an employee of the current commercial use. The proposed Live/Work Unit is also found to be consistent with Policy LU-3.2 of the City’s adopted General Plan.

Policy LU-3.2 Enable residents to reduce their commutes by allowing and encouraging the creation of live/work units for artists, craftspeople, and other professions, promoting home occupations and telecommuting, and supporting other means of achieving a jobs/housing balance.

II. That the proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity; As conditioned, the proposed Live/Work Unit is found to not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. As conditioned, the Applicant will provide a signed affidavit under penalty of perjury accepting the conditions found in the area including, but not limited to, noise, pollution, fumes, dirt, traffic and odors to the extent that they are permitted by law in the General Commercial Zone. The affidavit shall also accept that complaints submitted to Code Enforcement regarding these permitted conditions will be investigated, but consideration will be given to the legal uses.

III. That the proposed use complies with each of the applicable provisions of the zoning ordinance, unless a variance is granted pursuant to SBMC

17.68.020;
Item K.2
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Pursuant to SBMC Section 17.60.170, Live/Work buildings and units are permissible in the General Commercial Zone subject to a DUP and the following development regulations:

1. The minimum total square footage of an individual live/work unit shall be 500 square feet.

2. New live/work buildings (excluding conversions) shall provide a minimum of four units.

4. The living space shall not be rented or sold separately from the working space.

5. Vehicular parking and loading spaces shall be established by the conditional use permit based on the proposed uses and by review of a parking/loading report prepared by the applicant.

The proposed 704 square-foot Live/Work Unit exceeds the 500 squarefoot minimum size. The proposal is an addition to an existing commercial building, and therefore, not subject to the four-unit minimum. The subject property will maintain the General Commercial Zoning designation and, as conditioned, the Applicant and any future tenant will accept the conditions found in the area. As conditioned, occupancy of the Live/Work Unit will be limited to person or persons working on the ground floor commercial business. The existing development is legal nonconforming due to the lack of off-street parking, and the proposed Live/Work Unit is found to not increase the size or degree of the nonconforming parking because the occupant of the Live/Work Unit would be required to work at the ground-floor business. Should the project be approved, detailed construction plans will be reviewed for compliance with all building, fire, electrical, mechanical and other applicable codes prior to the issuance of a Building Permit Item K.2
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IV. CONDITIONS
Prior to use or development of the property in reliance on this permit, the Applicant shall provide for and adhere to the following conditions:

A. Community Development Department Conditions:

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

III. Prior to requesting a framing inspection, the Applicant shall submit a height certificate prepared by a licensed land surveyor certifying that the maximum height of the proposed addition will not exceed 25.96 feet above the proposed grade or 87.13 feet above MSL in conformance with the plans as approved by the City Council.

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

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

VII. The Applicant shall submit a Construction Parking and Staging Plan to be reviewed by the Planning, Engineering, and Fire Departments and approved by the City Manager or her designee prior to the issuance of the Building Permit.

VIII. The Applicant shall give 30-day advanced notice to adjacent property owners of initiation of construction and/or construction staging.

IX. Prior to the issuance of the Building Permit, the Applicant shall provide a signed affidavit under penalty of perjury accepting the conditions Item K.2
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found in the area including, but not limited to, noise, pollution, fumes, dirt, traffic and odors to the extent that they are permitted by law in the General Commercial Zone. The affidavit shall also accept that complaints submitted to Code Enforcement regarding these permitted conditions will be investigated, but consideration will be given to the legal uses. This includes the surrounding commercial activities such as the adjacent bar and restaurant as well as public parking in the Plaza Street public parking lot, permitted outdoor dining areas, deliveries and refuse pickup, and other conditions typically created by permitted commercial uses.

X. Prior to the issuance of the Building Permit, the Applicant shall record a covenant with the County Assessor limiting the living space to not be rented or sold separately from the working space in a form acceptable to the City Attorney consistent with SBMC Section 17.60.170(D)(4).

XI. The Applicant shall provide annual verification to the Community Development Director that the occupant of the Live/Work Unit works at the ground-floor business.

XII. The Live/Work Unit shall not be rented as a Short-Term Vacation Rental or subleased.

XIII. The property owner shall comply with all local, state, and federal laws.

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

II. OBSTRUCTION OF ROADWAYS DURING CONSTRUCTION: All
roadways shall be a minimum of 20 feet in width during construction and maintained free and clear, including the parking of vehicles, in Item K.2
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accordance with the 2022 California Fire Code Chapter 5 and the Solana Beach Fire Department.

III. FIRE HYDRANTS AND FIRE FLOWS: A letter from the water agency serving the area shall be provided that states the required fire flow is available per the Solana Beach Municipal Code Title 15 Building and Construction Chapter 15.32 Fire Code.

IV. 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.

V. 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.

VI. 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.

C. Engineering Department Conditions:

I. Best Management Practices (BMP’s) shall be developed and implemented to always manage storm water and non-storm water discharges from the site.

II. If applicable, the Applicant shall pay a Regional Transportation Congestion Program (RTCIP) Fee prior to Building Permit Issuance is required of this project. The current rate for a single-family dwelling unit is $3,800.

III. Per current rates, the Applicant shall pay, in full, the one-time sewer capacity fee of $4,500.00 per Equivalent Dwelling Unit (EDU) prior to Building Permit Issuance. The EDU assignment is determined by SBMC 14.08.060. The proposed residential unit would increase the property’s EDU assignment by 1.0 EDU. The cost the Applicant is responsible for is $4,500.00 concurrently with Building Permit Issuance (1.0 EDU multiplied by $4,500.00).

Item K.2
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IV. The Applicant shall pay a Traffic Impact Fee (TIF) associated with the construction of the new single-family residence prior to Building Permit Issuance. The estimated current fee for a 679 square feet commercial live/work unit is $14,082.46.

V. Temporary construction staging on City property or within the public right-of-way may be considered on a case-by-case basis, subject to City review and approval. Such use may be limited to off-season months (November through April), and the applicant may be required to secure alternative locations during peak season months (May through October). The applicant shall provide written justification demonstrating why the staging cannot be accommodated on private property. Approval shall require the applicant to obtain an Encroachment Permit and enter into an Encroachment Maintenance and Removal Agreement (EMRA), which shall include conditions requiring restoration of the affected area to its original condition and repair of any damage resulting from use. The applicant shall be responsible for all costs associated with required safety evaluations, traffic or engineering studies, inspections, and City staff review time; such studies may be funded by the applicant or prepared by a California-registered professional engineer, subject to City review and approval. Because the use involves public property for private benefit, a Right of Entry (License) Agreement shall also be required, at a rate to be determined prior to execution, and subject to City Council approval.

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

VII. 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.

D. City Council Conditions:

II. EXPIRATION
Item K.2
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The Development Review Permit, Structure Development Permit, and Director’s Use 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.

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

PASSED AND ADOPTED this 28th day of January, 2026, 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
Item K.2
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APPROVED AS TO FORM: ATTEST:
______________________________ _______________________________ JOHANNA N. CANLAS, City Attorney ANGELA IVEY, City Clerk Item K.2

SETBACK
4' - 0"

SETBACK
4' - 0"
16' - 0"
10' - 3 3/4" 8' - 7 1/2"
0"
679 SF
PROPOSED SECOND LEVEL: DIMENSIONS & SQUARE FOOTAGE
741 SF
SCALE: 1/8"=1'-0"

ROOF ABOVE

ROOF ABOVE
NOTES: • STAIRS ARE ENCLOSED AND
INCLUDED IN THE GROSS FLOOR AREA.
• EXTERIOR DECKS ARE NOT
INCLUDED IN THE GROSS FLOOR AREA.
• ALL SECOND FLOOR DECK
RAILINGS TO BE 42" ABOVE FINISHED SURFACE OF DECK.

FLOOR AREA LEGEND
2ND FLR DECK (FAR EXEMPT)2ND FLR FLOOR AREA (LIVE/WORK) 2ND FLR ROOF ABOVE2ND FLR TRELLIS ABOVE

STAIRWELL
P GRND FLR TOTAL GFA = 1421 SFP SECOND FLR AREA = 679 SFTOTAL P GFA = 2100.00 SF 2' - 0"ENCLOSED STAIRS
(P) FIRST LEVEL: DIMENSIONS & SQUARE FOOTAGESCALE: 1/8"=1'-0" 14' - 11 1/4"
65' - 0"
4' - 0" 35' - 10 7/8"
5' - 3" 4' - 9 3/4"

FLOOR AREA LEGEND
REMOVE 1ST FLR AREAFOR EXT. STAIRS (53 SF)1ST FLR FLOOR AREA(P) DENTAL OFFICE) 1421 SF NOTES: • STAIRS ARE ENCLOSED AND
INCLUDED IN THE GROSS FLOOR AREA.
• ALL SECOND FLOOR DECK
RAILINGS TO BE 42" ABOVE FINISHED SURFACE OF DECK.
4' - 9 3/4"
TOT. (P) GROUND FLOOR 1421 SF
E GRND FLR = 1471 SFADD FRONT WING WALL = 3 SF (1474 SF)GRND FLR TO BE REMOVED = 53 SFTOTAL P GRND FLR GFA = 1421 SF 1ST FLR ENCLOSED AREA 101 SF

52.69 SF
12/31/23
D LL

RENEWAL DATE
NO.

C24104
F

T T O E A S OR CALIF IA N

REWL LICENSE HU TE BBE AEL D ARCHI CT

TYPICAL ABBREVIATIONS
CONST

JAN JANITOR

MISCMFCRMECHMAXMATLMAS
LWCLAV
LAM
MNMOMH
LHLLKO
JTJST

MECHANICALMASONRY OPENINGMISCELLANEOUSMANUFACTURERMINIMUMMANHOLE

LIGHT WEIGHT CONCRETELIVE LOAD

LEFT HANDLAMINATEDKNOCKOUT

MASONRYMAXIMUMMATERIAL

LAVATORY

JOINTJOIST

FLR FLOOR
INSUL

HWHHVACHORIZHOWHDCP

GMMUGALGYB BDGAL

FURRFLU
GR

INVINTID
HTHR
GL
GIGCGA
FP
GRADE

INSULATION OR INSULATING

INSIDE DIAMETER
HOT WATER HEATERHEATING, VENT, AIR COND.HORIZONTALHOLLOW METALHANDICAPPED

INVERTINTERIOR

HEIGHTHOUR

GLASS MESH MORTAR UNITGALVANIZED IRONGENERAL CONTRACTORGYPSUM BOARD

GALVANIZEDGAUGE/GAGE

FIREPROOFFLUORESCENT
GLASS

FURRING
FDN

EQUIPELECDWGDBL

CPT/CCONTRCONT
E
FD
FN

EXTEXPELEQEJEADNDRDMDET
CT

EXISTING

FOUNDATION

FLOOR DRAIN

EXPANSIONEQUIPMENTELECTRICALELEVATIONEXPANSION JOINT

FINISHED

EXTERIOREQUALEACHDIMENSION

CERAMIC TILECONTRACTOR

CONTINUOUSCONSTRUCTION

DOUBLEDOWN

DRAWINGDOORDETAIL
CARPET

AB ANCHOR BOLT

CONCCOLCMUCMPCLGCHAN

BTWNBOTBLKG

BLDGBFC
ARCH
BM
CI
BUR
CB
AT
BLKBD
ALAN
ALTAFF
BEAM

CONCRETECONCRETE MASONRY UNITCORRUGATED METAL PIPECONCRETE BLOCK

BUILT-UP ROOF

CAST IRONCOLUMNCEILINGCHANNEL

BETWEEN

BOTTOMBELOW FINISHED CEILING

ACOUSTICAL TILEALTERNATEABOVE FLOOR FINISH

BUILDINGBLOCKINGBLOCKBOARD

ALUMINUMARCHITECTANODIZED
METAL

N NORTH
M
SC

SPLASHBLOCK

SANITARY NAPKIN DISPENSERSANITARY NAPKIN DISPOSAL

TOS TOP OF STEEL

WC WATER CLOSETWDWFWWFWPWNDW

WALL FABRIC

WATERPROOFINGWELDED WIRE FABRICWOODWINDOW
VBVERT

VIFW/VWCW/O
TYP
VAT

TOW DTOW DPLTRANSFTOW

VAPOR BARRIERVERIFY IN FIELDVINYL WALL COVREINGVERTICAL

WITHWITHOUT

TOWEL DISPENSERTOWEL DISPOSALTRANSFORMER

VINYL ASBESTOS TILE

TOP OF WALLTYPICAL

STL STEEL
TEMP

TJTLTTOMTOCTD
STRUC

TTELT & BT & G
SUSP

TEMPEREDTRASH DISPOSALTOOLED JOINTTOP OF CONCRETETOP OF MASONRYTOILET

STRUCTURAL

TOP & BOTTOMTONGUE & GROOVETELEPHONE

SUSPENDED
TREAD

S N DPLS & PSPECSS/SSTDSSS CONCSECTSIMS N DSD

SHELF AND POLESPECIFICATIONSSTAINLESS STEELSERVICE SINKSTANDARDSOLID CORESEALED CONCRETESTORM DRAINSECTIONSIMILAR

POUNDS PER SQUARE FEETREFLECTED OR REFLECTIVERECESSED TRASH DISPOSALRECESSED TOWEL DISPENSER

SUSPENDED ACOUSTIC CEILINGSUSPENDED ACOUSTIC TILE

POUNDS PER SQUARE INCHES

PLYWD PLYWOODREINF REINFORCINGROROWR T DPL

SACSATSB

R TOW DRETREQDRFRMREV

ROUGH OPENINGRIGHT OF WAYRETAININGRAISED FLOORREVISION, REVISED

REQUIREDROOM
QT
RARBRRE:REFLRDPNLPSFPSIPRPT

QUARRY TILE

RISER OR RADIUSRETURN AIRRUBBER BASEROOF DRAINREFER/REFERENCEPOST TENSIONEDPANELPAIR

OD OUTSIDE DIAMETER
P.A.PARTPIPPLPCPART BDP LAMP

OPPOHOPNGOVHD

PLANTING AREAPARTITIONPARTICLE BOARDPRECAST CONCRETEPOURED IN PLACEPLASTIC LAMINATEPLATE

OPPOSITE HANDOPPOSITEOVERHEAD

PARKING

OPENING

NICNTSNOMNON-COM
ODOC

NOT IN CONTRACTNON-COMBUSTIBLENOT TO SCALE

ON CENTEROVERFLOW DRAIN
NORMAL
(619)-231-0446
1970 SIXTH AVE, SAN DIEGO, CA 92101

PROJECT DIRECTORY BUILDING DEPARTMENT INFORMATION SHEET INDEX

VICINITY MAPAPPLICABLE CODE
1/12/2026 11:41:33 AM

URICH LIVE-WORK PROJECT
GENERAL PROJECT APPLICATION SUBMITTAL:

DIRECTOR'S USE PERMIT, STRUCTURE DEVELOPMENT PERMIT & DEVELOPMENT REVIEW PERMIT

HUBBELL & HUBBELL
G001

URICH LIVE-WORK PROJECT
121 W. PLAZA STREET, SOLANA BEACH, CA 92075 G001 TITLE SHEET A000 3D VIEW A001 SURVEY, SITE INFORMATION & SITE PHOTOS A100 PROPOSED SITE PLAN A105 (E) FIRST FLOOR PLAN A105.5 STORY POLE PLAN VERSION 1 A106 STORY POLE PLAN UPDATED A110 FLOOR PLANS A200 EXTERIOR ELEVATIONS A300 PROPOSED BUILDING SECTIONS A400 AXON VIEWS PROPERTY OWNER 125 W. PLAZA STREET PARTNERS, LLC 125 PLAZA STREET, SOLANA BEACH, CA 92075 (858) 350-9977 ARCHITECT / APPLICANT DREW HUBBELL HUBBELL & HUBBELL ARCHITECTS 1970 SIXTH AVE, SAN DIEGO, CA 92101 (619) 231-0446 [email protected] PROJECT DESIGNER / APPLICANT MYKAELA SCARPACEHUBBELL & HUBBELL ARCHITECTS1970 SIXTH AVE, SAN DIEGO, CA 92101(619) [email protected] DOMINGOJ&B ENGINEERS, SURVEYORS13670 DANIELSON ST SUITE G, POWAY, CA, 92064(858) [email protected] PROJECT ADDRESS: 121 W. PLAZA STREET, SOLANA BEACH, CA 92075SCOPE OF WORK: • GROUND LEVEL: EXISTING COMMERCIAL BUILDING TO REMAIN• EXCEPT WHERE REMOVING 75 SF AT SOUTH END. • (1396 SF TOTAL FIRST FLOOR COMMERCIAL)• CONSTRUCTING (N) UNENCLOSED STAIRS AT AREA REMOVED.• UPPER LEVEL: 704 SF PROPOSED 1-BED, 1-BATH LIVE WORK UNIT W/713 SF DECK.

ASSESSOR PARCEL NUMBER:298-010-44-00LEGAL DESCRIPTION:TR 1749 BLK 16*LOT 8*N 70 FT*WATER DISTRICT:SANTA FE IRRIGATION DISTRICTZONE:C-GENERAL COMMERCIALOVERLAY ZONES:SCENIC AREA OVERLAY ZONEHIGHWAY 101 SPECIFIC PLAN – PLAZA DISTRICTLOT SIZE:1,750 SFPARKING SPACES:PARKING ANALYSIS TABLE:

USE FLR PARKING SPACES
AREA REQ PROVIDEDEXISTING DENTAL OFFICE 1,370 SF 1:200; 7 SPACES 0 SPACESPROPOSED DENTAL OFFICE 1,295 SF 1:200;7 SPACES 0 SPACES LIVE/WORK UNIT 704 SF 0; N/A 0 SPACES PROPOSED USE:(E) DENTAL OFFICE WITH A (P) LIVE/WORK UNITPROPOSED BUILDING CONSTRUCTION TYPE:TYPE V-BNUMBER OF STORIES: EXISTING: 1 STORYPROPOSED: 2 STORIESBUILDING HEIGHT:ALLOWED: 26’ - 0”EXISTING: 14' - 8"PROPOSED: 26' - 0"SETBACKS

REQUIRED (E) GROUND LVL (P) SECOND LVL
FRONT 0' - 0" 0' - 0" 0' - 0"SIDE 0' - 0" 0' - 0" 0' - 0"SIDE 0' - 0" 0' - 0" 0' - 0"REAR 0' - 0" 5' - 0" 5' - 0"GROSS FLOOR AREA CALCULATION:(E) GRND FLR OFFICE 1,370.00 SFCOVERED AREA (ENCLOSED STAIRS) 101.00 SFEXISTING GROSS FLR AREA 1,471.00 SF(E) GRND FLR OFFICE W/ COVERED ST 1,471 SFADD SMALL WALL NW CORNER +3 SF- PROPOSED OP 4 ROOM REMOVAL -53 SFTOTAL GRND FLR GROSS AREA 1421 SF+ PROPOSED UPPER LEVEL LIVE/WORK UNIT 679 SFPROPOSED TOTAL FLOOR AREA 2,100.00 SFFAR:ALLOWABLE FAR: 1.20ALLOWED BASED ON FAR: 1,750 x 1.20 = 2,100 SFEXISTING: 1,370 / 1,750 = 0.78PROPOSED: 2,100 / 1,750 = 1.20FIRE SPRINKLERS:EXISTING: NOPROPOSED: YES ALONG WITH THE SOLANA BEACH MUNICIPAL CODE, THIS PROJECT WILL COMPLY WITH THE FOLLOWING:• 2022 CALIFORNIA RESIDENTIAL CODE AND/OR CALIFORNIA BUILDING CODE, AS APPLICABLE• 2022 GREEN BUILDING STANDARDS CODE• 2022 ELECTRICAL CODE • 2022 PLUMBING CODE• 2022 FIRE CODE• 2025 CALIFORNIA BUILDING ENERGY EFFICIENCY STANDARDS NO. DESCRIPTION DATE
1 CORRECTION REV 12 CORRECTION REV 2 6/10/253 CORR REV 3 7/22/254 REV 4 12/08/255 REV 5 1/12/26 DRP25-001(8)_Project Plans_01-12-26.pdfItem K.2
12/31/25
D LL

RENEWAL DATE
NO.

C24104
F

T T O E A S OR CALIF IA N

REWL LICENSE HU TE BBE AEL D ARCHI CT
(619)-231-0446
1970 SIXTH AVE, SAN DIEGO, CA 92101
12/22/2025 1:49:31 PM

HUBBELL & HUBBELL
A000

URICH LIVE-WORK PROJECT
121 W. PLAZA STREET, SOLANA BEACH, CA 92075

URICH LIVE-WORK PROJECT
NO. DESCRIPTION DATE
4 REV 4 12/08/25
DRP25-001(8)_Project Plans_01-12-26.pdfItem K.2
9 8
13 16
15 1
3 2
5 4
7 14 11
17 12
6 10
12/31/25
D LL

RENEWAL DATE
NO.

C24104
F

T T O E A S OR CALIF IA N

REWL LICENSE HU TE BBE AEL D ARCHI CT
(619)-231-0446
1970 SIXTH AVE, SAN DIEGO, CA 92101
1/12/2026 11:08:48 AM

HUBBELL & HUBBELL
A001

URICH LIVE-WORK PROJECT
121 W. PLAZA STREET, SOLANA BEACH, CA 92075 KEY PLAN EXISTING SITE PHOTOS 1 2 3 4 5
7 8 9
11 12 13 14
10 15 16 17
6 NO. DESCRIPTION DATE
DRP25-001(8)_Project Plans_01-12-26.pdfItem K.2

GRADING
CUT: 0 CYFILL: 0 CYTOTAL: 0 CYPLAN NOTES1. ALL DIMENSIONS ARE MEASURED FROM THE EXTERIOR WALLS SURFACES.

2. KITCHEN NOTES:

A. COUNTER - MINIMUM 30" CLEAR.B. SINK - MINIMUM 18-INCH, 1.5-INCH DRAIN, AND GARBAGE DISPOSAL.

C. REFRIGERATOR - MINIMUM 5 CUBIC FT.D. COOKING APPLIANCE - MINIMUM TWO-BURNER STOVE (HARD WIRED WITH GAS OR 220 VOLT OUTLET).

3. CLASS “A” ROOF: ALL STRUCTURES SHALL BE PROVIDED
WITH A CLASS “A” ROOF COVERING TO THE SATISFACTION OF THE SOLANA BEACH FIRE DEPARTMENT AND PER THE 2022 CALIFORNIA BUILDING CODE CHAPTER 15 SECTION 1505.

4. SOLAR PHOTOVOLTAIC INSTALLATIONS (SOLAR PANELS):

A. SOLAR PHOTOVOLTAIC SYSTEM TO BE UNDER A
SEPARATE PERMIT.

B. SOLAR PHOTOVOLTAIC SYSTEMS SHALL BE
INSTALLED PER SOLANA BEACH FIRE DEPARTMENT REQUIREMENTS AND PER THE 2022 CALIFORNIA FIRE CODE CHAPTER 12 SECTION 1204.

5. ADDRESS NUMBERS:

A. APPROVED ADDRESS NUMBER SHALL BE PLACED
AT APPROPRIATE ADDITIONAL LOCATIONS AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROADWAY FRONTING THE PROPERTY FROM WITH DIRECTION OF APPROACH.

B. 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" INCH STROKE FOR COMMERCIAL BUILDINGS.

C. ADDITIONAL NUMBERS SHALL BE REQUIRED
WHERE DEEMED NECESSARY BY THE FIRE MARSHALL, SUCH AS REAR ACCESS DOORS, BUILDING CORNERS, AND ENTRANCES TO COMMERCIAL CENTERS PER THE 2022 CA FIRE CODE CHAPTER. 5 SECTION 505.1

6. AUTOMATIC FIRE SPRINKLERS:

A. PER 2022 CALIFORNIA FIRE CODE, SECTION 903.2.8,
AN AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION 903.3 SHALL BE PROVIDED THROUGHOUT ALL BUILDINGS WITH A GROUP R FIRE AREA.

B. STRUCTURES SHALL BE PROTECTED BY AN
AUTOMATIC FIRE SPRINKLER SYSTEM DESIGNED AND INSTALLED BY A C-16 LICENSED CONTRACTOR. PLANS FOR THE AUTOMATIC FIRE SPRINKLER SYSTEM SHALL BE SUBMITTED AS DEFERRED SUBMITTAL AND APPROVED BY THE SOLANA BEACH FIRE DEPARTMENT PRIOR TO INSTALLATION PER THE SOLANA BEACH MUNICIPAL CODE TITLE 15 BUILDING AND CONSTRUCTION CHAPTER 15.32 FIRE CODE SECTION 15.32.230 SECTION 903.2 (NEW) OR SECTION 903.2.01 (ADDITIONS, REMODELS) OR SECTION 903.2.02 (NEW COMMERCIAL).

7. BEST MANAGEMENT PRACTICES SHALL BE DEVELOPED
AND IMPLEMENTED TO ALWAYS MANAGE STORM WATER AND NON-STORM WATER DISCHARGES FROM THE SITE.

8. THE CONTRACTOR SHALL APPLY FOR AN
ENCROACHMENT PERMIT FOR TEMPORARY CONSTRUCTION IN THE CITY PARKING LOT WITHIN IN PUBLIC ROW AS A LAST RESORT AFTER ALL OTHER OPTIONS FOR TEMPORARY CONSTRUCTION SETTING HAVE BEEN EXAMINED.

9. 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.

10. 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.

11. THE EXISTING FRONTAGE OF THIS PROPERTY IS
IMPROVED WITH 6” CURB, GUTTER, AND SIDEWALK. THE PARKING LOT OUT FRONT IS A CITY PARKING LOT AND CONSIDERED PUBLIC ROW. THIS PROJECT WILL NOT REQUIRE ANY IMPROVEMENTS AS PART OF THE CONDITIONS OF THIS PROJECT.

LEGENDLANDSCAPE
NO LANDSCAPING ON SITE.

A C A C I A A V E N U E

P L A Z A S T R E E T PUBLIC CITY-OWNED PARKING LOT

ADJACENT BUILDINGADJACENT BUILDING

ADJACENT BUILDING

L O M A S

S A N T A

F E D R

PARKING LOT

EXISTING COMMERCIAL

SPACE WITH PROPOSED

LIVE/WORK UNIT ABOVE
12' - 1 1/2" 36' - 4 7/8" 19' - 2 7/8"
28' - 0" 10' - 0" 25' - 0" 25' - 0" 25' - 0"
4' - 0" 16' - 0" 5' - 0"
12' - 1 1/2" 17' - 5 5/8" 10' - 3 3/4" 8' - 7 1/2" 21' - 5 5/8" 5' - 0" ~ 8' - 6 1/2"
4' - 0" 21' - 0"
70' - 0"

PROPERTY LINE
(E) LOCKED GATE (BELOW)
42" GUARDRAIL AT ALL SECOND FLOOR DECKS, TYP.(P) SCREEN FOR MECHANICAL EQUIPMENT 42" GUARDRAIL AT ALL
SECOND FLOOR DECKS, TYP.
(P) TRELLIS STRUCTURE

PROPERTY LINE

ENCLOSED STAIRS

AREA BELOW
(INCLUDED GFA)

PROPERTY LINE

BARRICADED/FENCED
4' - 0"

CONSTRUCTION ONLY AREAEXISTING OUTDOOR DININGPILLBOX TAVERN GRILL NORTH
X

AXXX SECTION

EXISTINGPROPOSED
(E)(P)

AXXX X ELEVATION

PL PROPERTY LINE
12/31/25
D LL

RENEWAL DATE
NO.

C24104
F

T T O E A S OR CALIF IA N

REWL LICENSE HU TE BBE AEL D ARCHI CT
(619)-231-0446
1970 SIXTH AVE, SAN DIEGO, CA 92101
1/12/2026 3:31:52 PM

HUBBELL & HUBBELL
A100

URICH LIVE-WORK PROJECT
121 W. PLAZA STREET, SOLANA BEACH, CA 92075
1/8" = 1'-0" 1 PROPOSED SITE PLAN
NO. DESCRIPTION DATE
1 CORRECTION REV 12 CORRECTION REV 2 6/10/253 CORR REV 3 7/22/254 REV 4 12/08/255 REV 5 1/12/26 DRP25-001(8)_Project Plans_01-12-26.pdfItem K.2

GRADING
CUT: 0 CYFILL: 0 CYTOTAL: 0 CYPLAN NOTES1. ALL DIMENSIONS ARE MEASURED FROM THE EXTERIOR WALLS SURFACES.

2. KITCHEN NOTES:

A. COUNTER - MINIMUM 30" CLEAR.B. SINK - MINIMUM 18-INCH, 1.5-INCH DRAIN, AND GARBAGE DISPOSAL.

C. REFRIGERATOR - MINIMUM 5 CUBIC FT.D. COOKING APPLIANCE - MINIMUM TWO-BURNER STOVE (HARD WIRED WITH GAS OR 220 VOLT OUTLET).

4. SOLAR PHOTOVOLTAIC INSTALLATIONS (SOLAR PANELS):

A. SOLAR PHOTOVOLTAIC SYSTEM TO BE UNDER A
SEPARATE PERMIT.

B. SOLAR PHOTOVOLTAIC SYSTEMS SHALL BE
INSTALLED PER SOLANA BEACH FIRE DEPARTMENT REQUIREMENTS AND PER THE 2022 CALIFORNIA FIRE CODE CHAPTER 12 SECTION 1204.

5. ADDRESS NUMBERS:

A. APPROVED ADDRESS NUMBER SHALL BE PLACED
AT APPROPRIATE ADDITIONAL LOCATIONS AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROADWAY FRONTING THE PROPERTY FROM WITH DIRECTION OF APPROACH.

6. AUTOMATIC FIRE SPRINKLERS:

A. PER 2022 CALIFORNIA FIRE CODE, SECTION 903.2.8,
AN AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION 903.3 SHALL BE PROVIDED THROUGHOUT ALL BUILDINGS WITH A GROUP R FIRE AREA.

7. BEST MANAGEMENT PRACTICES SHALL BE DEVELOPED
AND IMPLEMENTED TO ALWAYS MANAGE STORM WATER AND NON-STORM WATER DISCHARGES FROM THE SITE.

9. 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.

10. 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.

LEGENDLANDSCAPE
NO LANDSCAPING ON SITE.

NORTH
X

AXXX SECTION

EXISTINGPROPOSED
(E)(P)

AXXX X ELEVATION

PL PROPERTY LINE
4' - 7 1/2" 20' - 4 1/2" 14' - 10 3/4"
20' - 0" 5' - 0"
25' - 0"

NEIGHBORING BUILDING

NEIGHBORING

BUILDING

NEIGHBORING

BUILDING
70' - 0"

NEIGHBORING BUILDING
25' - 0"
(E) COMMERCIAL SPACE1370 SF
ENCLOSED AREA BEHIND GATE101 SF
65' - 0"
20' - 0"
25' - 0" 14' - 10 3/4" 25' - 1 1/4"
4' - 3" 15' - 11 1/4"
20' - 2 1/4"
12/31/25
D LL

RENEWAL DATE
NO.

C24104
F

T T O E A S OR CALIF IA N

REWL LICENSE HU TE BBE AEL D ARCHI CT
(619)-231-0446
1970 SIXTH AVE, SAN DIEGO, CA 92101
1/12/2026 11:20:56 AM

HUBBELL & HUBBELL
A105

URICH LIVE-WORK PROJECT
121 W. PLAZA STREET, SOLANA BEACH, CA 92075
1/4" = 1'-0" 1 (E) FIRST FLOOR PLAN
NO. DESCRIPTION DATE
1 CORRECTION REV 13 CORR REV 3 7/22/254 REV 4 12/08/25
DRP25-001(8)_Project Plans_01-12-26.pdfItem K.2
12/31/25
D
LL

RENEWAL DATE
NO.

C24104
F
T T
O
E
A S
OR

CALIF IA N

REWL LICENSE
HU
TE
BBE
AEL
D

ARCHI CT
(619)-231-0446
1970 SIXTH AVE, SAN DIEGO, CA 92101
1/12/2026 11:21:12 AM

HUBBELL & HUBBELL
A105.5

URICH LIVE-WORK PROJECT
121 W. PLAZA STREET, SOLANA BEACH, CA 92075
NO. DESCRIPTION DATE
1 CORRECTION REV 13 CORR REV 3 7/22/254 REV 4 12/08/25
DRP25-001(8)_Project Plans_01-12-26.pdfItem K.2

GRADING
CUT: 0 CYFILL: 0 CYTOTAL: 0 CYPLAN NOTES1. ALL DIMENSIONS ARE MEASURED FROM THE EXTERIOR WALLS SURFACES.

2. KITCHEN NOTES:

A. COUNTER - MINIMUM 30" CLEAR.B. SINK - MINIMUM 18-INCH, 1.5-INCH DRAIN, AND GARBAGE DISPOSAL.

C. REFRIGERATOR - MINIMUM 5 CUBIC FT.D. COOKING APPLIANCE - MINIMUM TWO-BURNER STOVE (HARD WIRED WITH GAS OR 220 VOLT OUTLET).

4. SOLAR PHOTOVOLTAIC INSTALLATIONS (SOLAR PANELS):

A. SOLAR PHOTOVOLTAIC SYSTEM TO BE UNDER A
SEPARATE PERMIT.

B. SOLAR PHOTOVOLTAIC SYSTEMS SHALL BE
INSTALLED PER SOLANA BEACH FIRE DEPARTMENT REQUIREMENTS AND PER THE 2022 CALIFORNIA FIRE CODE CHAPTER 12 SECTION 1204.

5. ADDRESS NUMBERS:

A. APPROVED ADDRESS NUMBER SHALL BE PLACED
AT APPROPRIATE ADDITIONAL LOCATIONS AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROADWAY FRONTING THE PROPERTY FROM WITH DIRECTION OF APPROACH.

6. AUTOMATIC FIRE SPRINKLERS:

A. PER 2022 CALIFORNIA FIRE CODE, SECTION 903.2.8,
AN AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION 903.3 SHALL BE PROVIDED THROUGHOUT ALL BUILDINGS WITH A GROUP R FIRE AREA.

7. BEST MANAGEMENT PRACTICES SHALL BE DEVELOPED
AND IMPLEMENTED TO ALWAYS MANAGE STORM WATER AND NON-STORM WATER DISCHARGES FROM THE SITE.

9. 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.

10. 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.

LEGENDLANDSCAPE
NO LANDSCAPING ON SITE.

NORTH
X

AXXX SECTION

EXISTINGPROPOSED
(E)(P)

AXXX X ELEVATION

PL PROPERTY LINE
EL
- 87.10'
SP #1
EL
- 86.32'
SP #2
EL
- 86.24'
SP #3 EL
- 86.24'
SP #4
EL
- 86.32'
SP #5
EL
- 87.10'
SP #6
2' - 0"
10' - 3 3/4"
2' - 0"
5' - 0" 20' - 0"
5' - 0" 20' - 0"
EL
- 77.08'
SP #08 RAILING
EL
- 77.08'
SP #09 RAILING
EL
- 85.66'
SP #10 STAIR ROOF (ANGLED)
EL
- 85.08'
SP #18
LEGEND
= STORY POLE MAIN STRUCTURE= STRINGLINE WITH FLAGGING. PINK FLAGGING FOR SOLID HOUSE MASSING.

HOUSE OUTLINE IN PINK FLAGGING

EAVE OUTLINE

TRELLIS OUTLINE IN BLUE FLAGGING
= STORY POLE FOR TRELLIS AND RAILING
T
SS
EL
- 77.08'
SP #12 RAILING
R
EL
- 85.08'
SP #11 TRELLIS & RAILING
R
EL
- 77.08'
SP #16 RAILING R
EL
- 77.08'
SP #17 RAILING
R
= STORY POLE FOR RAILING ONLY
R

LOWER RAILING OUTLINE IN BLUE FLAGGING
= STAIR STRUCTURE
SS

HOUSE OUTLINEROOF EAVE OUTLINEHOUSE OUTLINEROOF EAVE OUTLINE = STRINGLINE WITH BLUE FLAGGING FOR EXTENDED
TRELLIS PROJECTIONS AND LOWER RAILING (SEE ABOVE.)
MS
MS
MS
MS
MS
MS
MS
MS
5' - 0"
EL
- 85.08'
SP #19
TT
R
EL
- 77.08
SP #20 STAIR ROOF (ANGLED) AND RAILING SS & R
4' - 1 1/2" 8' - 0" 36' - 5" 8' - 0" 2' - 5 3/4" 8' - 10" 3' - 0 1/4" 1' - 11 3/4" 15' - 11 3/4" 4' - 0 1/4"
4' - 1 1/2" 8' - 0" 2' - 3" 12' - 3 1/4"
2' - 11 1/4"
10' - 3 3/4" 8' - 7 1/2" 10' - 5 1/4" 8' - 10" 2' - 2"
9' - 11 1/4" 11' - 2 3/4"
3' - 0"
3' - 10 1/4"
LWR
LWR
RAIL 77.08
RAIL 77.08
TRELLIS 85.08
1 2 3
4 5
6 18
9 19
20 10
8 RAIL 77.08
RAIL 77.08
RAIL 77.08
RAIL 77.08
17 16
12 EL
- 85.08'
SP #13 TRELLIS
13 11
12-10-25 VERSIONDELETED THESEPOLES #14 & #15

NEW POLE ADDED
TRELLIS 85.08
TRELLIS 85.08
TRELLIS 85.08
0"
12/31/25
D LL

RENEWAL DATE
NO.

C24104
F

T T O E A S OR CALIF IA N

REWL LICENSE HU TE BBE AEL D ARCHI CT
(619)-231-0446
1970 SIXTH AVE, SAN DIEGO, CA 92101
1/12/2026 11:21:24 AM

HUBBELL & HUBBELL
A106

URICH LIVE-WORK PROJECT
121 W. PLAZA STREET, SOLANA BEACH, CA 92075
1/4" = 1'-0" 1 STORY POLE PLAN ROOF
NO. DESCRIPTION DATE
1 CORRECTION REV 13 CORR REV 3 7/22/254 REV 4 12/08/255 REV 5 1/12/26 DRP25-001(8)_Project Plans_01-12-26.pdfItem K.2
A200 1
A200
2 (P) KITCHEN
(P) LIVING RM
(P) BEDROOM
(P) DECK
(P) DECK
(P) BATH
3 A300
3 A200
2 A300
4 A300

NEIGHBORING

BUILDING

NEIGHBORING

BUILDING
(P) DECK
11' - 0" APPROX. 8' - 6 1/2"
(E) NEIGHBORING BUILDING PARAPET WALL

WALL BELOW EXTENDS OUT TO

PROPERTY LINE (NO OVERHANG

AT SIDE PROPERTY LINE)
4' - 0"
4' - 0" 16' - 0" 5' - 0"

NEIGHBORING BUILDING
1 A300
ENTRY
(P) LIVE/WORK
UNIT 679 SF
MSL ELEV:

73.58"
A200
8' - 0" 3' - 0" 4
25' - 0"
25' - 0"
6' - 1"
10' - 3 1/4"
14' - 9"

NEIGHBORING BUILDING
70' - 0"
25' - 0"

OPEN TO BELOW
(P) SHADE

STRUCTURE
ABOVE
(P) SOLID BRICK WALL GUARDRAIL AT DECK 42" HT

TRAVERTINE

STONE DECK
FINISH

TRAVERTINE

STONE DECK
FINISH
REF
3' - 0"
4' - 0"
3' - 6"
W/D CL
(P) STAIRWELL

OVER ROOF
10' - 0 1/4"
(P) DECK
11' - 2 3/4"
12' - 3 1/2"
8' - 10"
16' - 0" 5' - 0"
2' - 7"
DN
2' - 2"
13' - 8 3/4" 8' - 0"
36' - 3"
(P) ENCLOSEDSTAIRS W/ROOF
3' - 0" 9 3/4"
2' - 3" 12' - 0 1/4" 3' - 0" 5"
4' - 0 3/4" 10"
3' - 6"
(2) HVAC W/HVAC SCREEN
1' - 3 1/2"

CANTELEVERED

TRELLIS POST

CANTELEVEREDTRELLIS POST
21' - 5 3/4"

CANTELEVEREDTRELLIS POSTCANTELEVERED

TRELLIS POST
GRADINGCUT: 0 CYFILL: 0 CYTOTAL: 0 CYPLAN NOTES1. ALL DIMENSIONS ARE MEASURED FROM THE EXTERIOR WALLS SURFACES.

2. KITCHEN NOTES:

A. COUNTER - MINIMUM 30" CLEAR.B. SINK - MINIMUM 18-INCH, 1.5-INCH DRAIN, AND GARBAGE DISPOSAL.

C. REFRIGERATOR - MINIMUM 5 CUBIC FT.D. COOKING APPLIANCE - MINIMUM TWO-BURNER STOVE (HARD WIRED WITH GAS OR 220 VOLT OUTLET).

4. SOLAR PHOTOVOLTAIC INSTALLATIONS (SOLAR PANELS):

A. SOLAR PHOTOVOLTAIC SYSTEM TO BE UNDER A
SEPARATE PERMIT.

B. SOLAR PHOTOVOLTAIC SYSTEMS SHALL BE
INSTALLED PER SOLANA BEACH FIRE DEPARTMENT REQUIREMENTS AND PER THE 2022 CALIFORNIA FIRE CODE CHAPTER 12 SECTION 1204.

5. ADDRESS NUMBERS:

A. APPROVED ADDRESS NUMBER SHALL BE PLACED
AT APPROPRIATE ADDITIONAL LOCATIONS AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROADWAY FRONTING THE PROPERTY FROM WITH DIRECTION OF APPROACH.

6. AUTOMATIC FIRE SPRINKLERS:

A. PER 2022 CALIFORNIA FIRE CODE, SECTION 903.2.8,
AN AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION 903.3 SHALL BE PROVIDED THROUGHOUT ALL BUILDINGS WITH A GROUP R FIRE AREA.

7. BEST MANAGEMENT PRACTICES SHALL BE DEVELOPED
AND IMPLEMENTED TO ALWAYS MANAGE STORM WATER AND NON-STORM WATER DISCHARGES FROM THE SITE.

9. 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.

10. 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.

LEGENDLANDSCAPE
NO LANDSCAPING ON SITE.
3 A300
2 A300
4 A300
1 A300
4' - 0" 20' - 4 1/2" 14' - 10 13/16"
65' - 0"
25' - 0"

NEIGHBORING BUILDING

NEIGHBORING

BUILDING

NEIGHBORING

BUILDING
70' - 0"

NEIGHBORING BUILDING
25' - 0"
(P) COMMERCIAL SPACE 1418. 31 SF(AFTER REMOVING ROOM OP4 CORNER)MSL ELEV: 61.58" (P) EXIT/EGRESSDOOR
11' - 2 5/8" (P) STL COLUMNS
19' - 1 3/16" 11' - 0"
8' - 9 3/8"
(P) ENCLOSEDSTAIRS
20' - 0"
20' - 2 1/4"
19T UP20R
(P) 1HR DOOR
(P) 1HRFR WALL
(P) 1HRFR WALL
(P) 1HRFR WALL
(P) EXT WALL TO
EXTEND TO FRONT P.L.
(P) EXT WALL TOEXTEND TOWARDS REAR P.L.
(P) EXTERIOR1 HR FR WALL
NOTE: IF IT IS NOT DETERMINED BEFORE CONSTRUCTION THAT THIS IS NOTA SHARED WALL THEN A SEPARATE SUPPORTED WALL WILL BECONSTRUCTED TO SUPPORT SECOND FLOOR NOTE: IF IT IS NOT DETERMINED BEFORE CONSTRUCTION THAT THIS IS NOTA SHARED WALL THEN A SEPARATE SUPPORTED WALL WILL BECONSTRUCTED TO SUPPORT SECOND FLOOR. 3 A300
2 A300
4 A300
1 A300
12' - 3 1/2" 36' - 3" 19' - 3 3/4"
17' - 3 1/2" 10' - 3 3/4" 8' - 7 1/2"
20' - 0" 5' - 0"
25' - 0"
4' - 0" 16' - 0" 5' - 0" CLASS 'A' LOW SLOPE ROOF MEMBRANE

NEIGHBORING BUILDING
25' - 0"
70' - 0"

NEIGHBORING BUILDING
(P) CANTEVEREDTRELLIS
2'-0" ROOF OVERHANG, TYP.
(P) CANTELEVERED

TRELLIS

EXTERIOR WALLS OF (P) RESIDENCE BELOW, SHOWN DASHED

ROOF OVER

ENCLOSED STAIRS
(P) SOLAR PANELS
(P) SKYLIGHT
4' - 0"
0"
3' - 0"
21' - 5 3/4"
8 1/2" / 12"
2' - 2"
10' - 5 3/4" 8' - 10" 2' - 2"
1/2" / 12"
1/2" / 12" 2' - 0" 2' - 0"
2' - 0"
8' - 0"
4' - 3 1/2" 8' - 0"
2' - 0"
4' - 0"
16' - 0"
15' - 11 3/4"
13' - 5 3/4"
5' - 0"
1' - 0"
2' - 0"
NORTH
X

AXXX SECTION

EXISTINGPROPOSED
(E)(P)

AXXX X ELEVATION

PL PROPERTY LINE
12/31/25
D LL

RENEWAL DATE
NO.

C24104
F

T T O E A S OR CALIF IA N

REWL LICENSE HU TE BBE AEL D ARCHI CT
(619)-231-0446
1970 SIXTH AVE, SAN DIEGO, CA 92101
1/12/2026 10:55:46 AM

HUBBELL & HUBBELL
A110

URICH LIVE-WORK PROJECT
121 W. PLAZA STREET, SOLANA BEACH, CA 92075
3/16" = 1'-0" 1 PROPOSED UPPER LEVEL3/16" = 1'-0" 2 (P) GROUND LEVEL3/16" = 1'-0" 3 ROOF PLAN NO. DESCRIPTION DATE
1 CORRECTION REV 12 CORRECTION REV 2 6/10/253 CORR REV 3 7/22/254 REV 4 12/08/25 DRP25-001(8)_Project Plans_01-12-26.pdfItem K.2

ELEVATION & SECTION NOTES

1. ALL DIMENSIONS ARE TO FACE OF FINISH, UNLESS OTHERWISE NOTED.

LEGEND
(E) ROOF / (P) SECOND LEVEL
12' - 0"
(P) GROUND LEVEL
0' - 0"

ADJACENT BUILDING
(E) PARAPET
14' - 0"
(P) PERGOLA SHADE STRUCTURE
(P) ROOF (MAX. HEIGHT)
25' - 6 9/16"
(E) COMMERCIAL SPACE ADJACENT BUILDING
(P) LIVE/WORK UNIT ABOVE
(E) PARAPET WALL WITH (P) GLASS GUARDRAIL ON TOP (77.08' MSL)(E) PARAPET ROOF OF NEIGHBORING BUILDING (E) MANSARD ROOF OF NEIGHBORING BUILDING
PL PL
2' - 7 1/4"
(61.58' MSL)
(73.58' MSL)
(75.58' MSL)
(87.58' MSL)

TOP OF RAILING
(77.08' MSL)15' - 6"

MAX ALLOWED HEIGHT
26' - 0"
(87.13' MSL)
1' - 8" 9' - 4" 4' - 0"
9"
STORYPOLE #01:MSL-PEG=61.17PLAN ELEV 87.10'HT=25.93'
STORYPOLE #02MSL-PEG=61.86PLAN ELEV 86.32HT=24.46'
SP 01
SP 02
SP 08
SP 09
(E) ROOF / (P) SECOND LEVEL
12' - 0"
(P) GROUND LEVEL
0' - 0"
(E) MANSARD ROOF

OF NEIGHBORING

BUILDING BEYOND
(P) PERGOLA SHADE

STRUCTURE
(E) EXTERIOR WALL OF

NEIGHBORING BUILDING
BEYOND
(E) EXTERIOR WALL OF NEIGHBORING BUILDING BEYOND
(E) PARAPET
14' - 0"
(P) ROOF (MAX. HEIGHT)
25' - 6 9/16"
(P) GLASS GUARDRAIL
(P) PERGOLA SHADE STRUCTURE
(P) DECK (P) DECK
(E) COMMERCIAL SPACE
(P) LIVE/WORK UNIT UNIT
(P) BRICK GUARDRAIL AT DECK (TOP 77.08 MSL)
(P) PERGOLA SHADE

STRUCTURE
(P) CANTELEVERED TRELLIS
(E) ROOF OVERHANG &

SIGNAGE (E) EXTERIOR WALL OF NEIGHBORING BUILDING

BEYONDOUTLINE OF (E) BUILDING IN THE FOREGROUND, SHOWN WITH DASHED GRAY LINES AND TRANSPARENT HATCH

OUTLINE OF (E) BUILDING IN

THE FOREGROUND, SHOWN

WITH DASHED GRAY LINES

AND TRANSPARENT HATCH
(E) EXTERIOR WALL OF COMMERCIAL BUILDING, WOOD FINISH W/BRICK BELOW (E) EXTERIOR WALL OF COMMERCIAL BUILDING, NO SETBACK, ABUTS ADJACENT BUILDING (P) EXTERIOR WALL AT

DECK, NO SETBACK, ABUTS

ADJACENT BUILDING
(E) GATE WALL (P) DOOR (P) BRICK

WAINSCOTING
PL PL
(61.58' MSL)
(73.58' MSL)
(75.58' MSL)
(87.58' MSL)

EXTERIOR WALL IS WITHIN
3' - 5" OF PROPERTY LINE,

WINDOWS ARE LIMITED TO
20% WHICH IS 20 SF
8' - 0"
2' - 6"

TOP OF RAILING
(77.08' MSL) 15' - 6"

MAX ALLOWED HEIGHT
26' - 0"
(87.13' MSL)
1' - 8" 9' - 4"
STORYPOLE 20BASE 61.64'PLAN ELEV 77.08'
STORYPOLE 05
MSL-PEG 61.63'
PLAN ELEV 86.32'
HT=24.69'
STORYPOLE 11
("OVER-STORY POLED")
BASE 61.50'
PLAN ELEV 85.08'
HT=23.58'
STORYPOLE 03
MSL-PEG 61.17'
BASE 70.43'
PLAN ELEV 86.24'
HT=25.07'
STORYPOLE 10
BASE 75.17
PLAN ELEV 85.66'
STORYPOLE 04
MSL-PEG 61.17'
BASE 70.28'
PLAN ELEV 86.24'
HT=25.07'
SP 09
SP 03
SP 10
SP 04
SP 05
SP 11
26' - 0"
2' - 2"

REMOVE (E) WINDOW
STORYPOLE 09
BASE 61.08'
PLAN ELEV 77.08'
STORYPOLE 02
MSL-PEG 61.86'
PLAN ELEV 86.32'
HT=24.46'
SP 02
STORYPOLE 19
BASE 73.50'
PLAN ELEV 85.08'
SP 19
SP 16
STORYPOLE 16
("OVER-STORY POLED")
PLAN ELEV 77.08'
SP 20
(E) ROOF / (P) SECOND LEVEL
12' - 0"
(P) GROUND LEVEL
0' - 0"
(E) PARAPET
14' - 0"
(P) ROOF (MAX. HEIGHT)
25' - 6 9/16"

ADJACENT BUILDING (E) COMMERCIAL SPACE ADJACENT BUILDING (P) BRICK WALL GUARDRAIL AT DECK (TOP 77.08 MSL) (E) EXTERIOR WALL OF COMMERCIAL BUILDING, WOOD FINISH (P) LIVE/WORK UNIT UNIT

EXTERIOR WALLS
(P) PERGOLA SHADE

STRUCTURE
(P) SINGLE-FAMILY

DWELLING UNIT ROOF
(E) PARAPET ROOF OF

NEIGHBORING BUILDING
(E) MANSARD ROOF

OF NEIGHBORING

BUILDING BEYOND
(E) PARAPET ROOF OF

NEIGHBORING

BUILDING BEYOND
(E) PARAPET ROOF OF NEIGHBORING BUILDING
(E) COMMERCIAL SPACE
(P) LIVE/WORK UNIT
(E) DOOR
(E) EXTERIOR WALL OF

COMMERCIAL BUILDING,

BRICK FINISH
(P) BRICK WAINSCOTING
PL PL
(61.58' MSL)
(73.58' MSL)
(75.58' MSL)
(87.13' MSL)

TOP OF RAILING
15' - 6"(77.08' MSL)

MAX ALLOWED HEIGHT
26' - 0" (87.58' MSL)
4' - 0"
STORYPOLE 05
MSL-PEG 61.63'
BASE 71.51'
PLAN ELEV 86.32'
HT=24.69'
STORYPOLE 06
MSL-PEG 61.17'
BASE 71.51'
PLAN ELEV 87.10'
HT=25.93'
SP 17
SP 11
SP 05
SP 06
SP 16
3' - 6"
SP 13
STORYPOLE 16
("UNDER-STORY POLED")
MSL-PEG 61.17'
BASE 71.51'
PLAN ELEV 77.08'
HT=15.92'
STORYPOLE 13
("OVER-STORY POLED")
BASE 71.60'
PLAN ELEV 86.62'
HT=15.02'
STORYPOLE 17("OVER-STORY POLED")BASE 66.92'PLAN ELEV 77.08'HT=7.46' STORYPOLE 11
("OVER-STORY POLED")
MSL-PEG 61.50'
BASE 71.51'
PLAN ELEV 85.82'
HT=24.32'
(E) ROOF / (P) SECOND LEVEL
12' - 0"
(P) GROUND LEVEL
0' - 0"
(E) PARAPET
14' - 0"
(P) ROOF (MAX. HEIGHT)
25' - 6 9/16"
(P) PERGOLA SHADE STRUCTURE
(P) SINGLE-FAMILY

DWELLING UNIT

EXTERIOR WALLS
(P) SINGLE-FAMILY

DWELLING UNIT ROOF
(P) GUARDRAIL AT DECK
(77.08' MSL) (P) DECK (P) DECK
(E) COMMERCIAL SPACE
(P) LIVE/WORK UNIT
(P) PERGOLA SHADE

STRUCTURE
(E) ROOF OVERHANG & SIGNAGE(E) PARAPET WALL WITH (P) GLASS GUARDRAIL ON TOP

WALL SPACE FOR

FUTURE MURAL WALL SPACE FOR FUTURE MURAL
PL
5' - 0"
PL
(61.58' MSL)(73.58' MSL)(75.58' MSL)
(87.13' MSL)

TOP OF RAILING
(77.08' MSL) 15' - 6"

MAX ALLOWED HEIGHT
(87.58' MSL) 26' - 0"
STORYPOLE #01:MSL-PEG 61.17' BASE 73.81'PLAN ELEV 87.1' HT=25.93' STORYPOLE #06:MSL-PEG 61.17' PLAN ELEV 87.10' HT=25.93'STORYPOLE #13:("OVER-STORY POLED")MSL-PEG 61.53' PLAN ELEV 85.08' HT=23.55' STORYPOLE #17:("OVER-STORY POLED")PLAN ELEV 77.08'
SP 14
SP 06
SP 17
SP 01
STORYPOLE #08:MSL-PEG 61.17' BASE 73.71'PLAN ELEV 77.08' STORYPOLE #18:MSL-PEG 61.18' PLAN ELEV 85.08'
SP 18
SP 08
SP 13
NORTH
X

AXXX SECTION

EXISTINGPROPOSED
(E)(P)

AXXX X ELEVATION

PL PROPERTY LINE
12/31/25
D LL

RENEWAL DATE
NO.

C24104
F

T T O E A S OR CALIF IA N

REWL LICENSE HU TE BBE AEL D ARCHI CT
(619)-231-0446
1970 SIXTH AVE, SAN DIEGO, CA 92101
1/12/2026 11:22:00 AM

HUBBELL & HUBBELL
A200

URICH LIVE-WORK PROJECT
121 W. PLAZA STREET, SOLANA BEACH, CA 920753/16" = 1'-0" 1 PROPOSED NORTH ELEVATION 3/16" = 1'-0" 2 PROPOSED WEST ELEVATION 3/16" = 1'-0" 3 PROPOSED SOUTH ELEVATION 3/16" = 1'-0" 4 PROPOSED EAST ELEVATION NO. DESCRIPTION DATE
1 CORRECTION REV 14 REV 4 12/08/255 REV 5 1/12/26
DRP25-001(8)_Project Plans_01-12-26.pdfItem K.2
(E) ROOF / (P) SECOND LEVEL
12' - 0"
(P) GROUND LEVEL
0' - 0"

NEIGHBORING

BUILDING

NEIGHBORING

BUILDING
(P) LIVE/WORK UNIT
(E) COMMERCIAL SPACE
PL PL
(E) PARAPET
14' - 0"
(P) ROOF (MAX. HEIGHT)
25' - 6 9/16"
4' - 0"
12' - 0"
2' - 0"
(61.58' MSL)(73.58' MSL)(75.58' MSL)
(87.13' MSL)

TOP OF RAILING
15' - 6"

MAX ALLOWED HEIGHT
26' - 0" (87.46' MSL)
11' - 6"
5' - 0"

ENCLOSED STAIRS AREA(INCLUDED GFA)

ENCLOSED STAIRS AREAMETAL ROOF
(E) ROOF / (P) SECOND LEVEL
12' - 0"
(P) GROUND LEVEL
0' - 0"
4' - 0"
2' - 0"

NEIGHBORING

BUILDING

NEIGHBORING

BUILDING
(P) LIVE/WORK UNIT
(E) COMMERCIAL
SPACE
PL PL
(E) PARAPET
14' - 0"
(P) ROOF (MAX. HEIGHT)
25' - 6 9/16"
10' - 9 1/4"
(P) 42" HIGH GUARDRAIL
, REF. PLAN (77.08' MSL)
(61.58' MSL)
(73.58' MSL)
(75.58' MSL)
(87.13' MSL)

TOP OF RAILING
15' - 6"
3' - 0"

MAX ALLOWED HEIGHT
26' - 0" (87.46' MSL)
5 1/2"
(P) HVAC SCREEN (W/ WOOD SCREEN FENCESURROUND)
(E) ROOF / (P) SECOND LEVEL
12' - 0"
(P) GROUND LEVEL
0' - 0"
(P) LIVING ROOM
(E) MANSARD ROOF

OF NEIGHBORING

BUILDING BEYOND
(E) PARAPET ROOF OF NEIGHBORING BUILDING BEYOND
(P) PERGOLA SHADE

STRUCTURE
(E) EXTERIOR WALL OF

BUILDING BEYOND
(P) GLASS GUARDRAIL ON

TOP OF (E) PARAPET WALL
42" TO TOP OF GLASS HT.
(77.08' MSL))
(E) ROOF OVERHANG & SIGNAGE
(E) EXTERIOR WALL OF NEIGHBORING BUILDING BEYOND(P) 42" (BRICK) GUARDRAIL AT DECK (E) COMMERCIAL SPACE
PL
PL
(P) CANTELEVEREDTRELLIS
(P) DECK (P) DECK

NEIGHBORING

BUILDING
(E) PARAPET
14' - 0"
(P) ROOF (MAX. HEIGHT)
25' - 6 9/16"
10' - 9 1/4"
3' - 6"
(61.58' MSL)
(73.58' MSL)
(75.58' MSL)
(86.45' MSL)

KITCHEN (P) BATHROOM CLOSET TOP OF RAILING
15' - 6"

MAX ALLOWED HEIGHT
26' - 0"
26' - 9 3/4"
11' - 0"
(P) CANTELEVERED

TRELLIS
(E) ROOF / (P) SECOND LEVEL
12' - 0"
(P) GROUND LEVEL
0' - 0"
3 A300
4 A300
(P) LIVE/WORK UNIT

PARAPET ROOF OF NEIGHBORING BUILDING BEYOND
(E) LOCKED GATE
(E) EXTERIOR WALL OF

NEIGHBORING

BUILDING BEYOND
(E) COMMERCIAL SPACE
(P) ENCLOSED
STAIRS
(E) & (P) EXTERIOR SPACE
38' - 7 5/8"
27' - 10 1/2"

NEIGHBORING

BUILDING
(E) PARAPET
14' - 0"
PL PL
(P) PERGOLA SHADE

STRUCTURE
(P) ROOF (MAX. HEIGHT)
25' - 6 9/16"
40' - 4 7/8"
DECK
(P) GLASS GUARDRAIL ON

TOP OF (E) PARAPET WALL
42" TO TOP OF GLASS HT.
(77.08' MSL)
(61.58' MSL)
(73.58' MSL)
(75.58' MSL)
(87.13' MSL)

TOP OF RAILING
15' - 6"

MAX ALLOWED HEIGHT
26' - 0" (87.46' MSL)
11' - 0"
1' - 8" 9' - 4" 2' - 1"
14' - 4 1/2"
7' - 2 1/4"
7 1/4"
10"
6' - 8"
6' - 8"
NORTH
X

AXXX SECTION

EXISTINGPROPOSED
(E)(P)

AXXX X ELEVATION

PL PROPERTY LINE
ELEVATION & SECTION NOTES1. ALL DIMENSIONS ARE TO FACE OF FINISH, UNLESS OTHERWISE NOTED.

LEGEND
12/31/25
D LL

RENEWAL DATE
NO.

C24104
F

T T O E A S OR CALIF IA N

REWL LICENSE HU TE BBE AEL D ARCHI CT
(619)-231-0446
1970 SIXTH AVE, SAN DIEGO, CA 92101
1/12/2026 11:27:25 AM

HUBBELL & HUBBELL
A300

URICH LIVE-WORK PROJECT
121 W. PLAZA STREET, SOLANA BEACH, CA 92075
3/16" = 1'-0" 4 PROPOSED SECTION - EAST / WEST
3/16" = 1'-0" 3 PROPOSED SECTION - EAST / WEST - THROUGH STAIR 3/16" = 1'-0" 1 PROPOSED SECTION - NORTH / SOUTH 3/16" = 1'-0" 2 PROPOSED SECTION - NORTH / SOUTH THRU ENCLOSED AREA NO. DESCRIPTION DATE
1 CORRECTION REV 13 CORR REV 3 7/22/254 REV 4 12/08/255 REV 5 1/12/26 DRP25-001(8)_Project Plans_01-12-26.pdfItem K.2
12/31/25
D LL

RENEWAL DATE
NO.

C24104
F

T T O E A S OR CALIF IA N

REWL LICENSE HU TE BBE AEL D ARCHI CT
(619)-231-0446
1970 SIXTH AVE, SAN DIEGO, CA 92101
1/12/2026 11:28:12 AM

HUBBELL & HUBBELL
A400

URICH LIVE-WORK PROJECT
121 W. PLAZA STREET, S
1 OLANA BEACH, CA 92075 AXON - NORTHWEST CORNER2 AXON - SOUTHWEST CORNER 3 AXON - NORTHEAST CORNER4 AXON - SOUTHEAST CORNER
NO. DESCRIPTION DATE
4 REV 4 12/08/25
DRP25-001(8)_Project Plans_01-12-26.pdfItem K.2
Item K.2
16' - 2 1/2" 2' - 0"
9 1/2"
14' - 0" 26' - 11 1/2"
20' - 4" 10' - 3 3/4" 10' - 3 1/2"
17' - 0" 2' - 0"
5' - 0" 16' - 2 1/2" 3' - 9 1/2"
5' - 0" 17' - 0" 3' - 0" 9' - 3" 19' - 9 3/4"
25' - 0"
11' - 2 3/4"
EL - 87.1' SP #1EL - 86.32' SP #2 EL - 86.24' SP #3 EL - 86.24' SP #4 EL - 86.32' SP #5 EL - 87.13' SP #6 EL - 86.6' (77.08') SP #08 TRELLIS (& RAILING) EL - 85.66' (77.08') SP #09 TRELLIS (& RAILING)
EL - 85.66' (77.08') SP #10 TRELLIS (& RAILING)
EL - 85.82' (77.08') SP #11 TRELLIS (&RAILING)
EL - 86.62' SP #13 (TRELLIS) EL - 87.13' SP #07
= STRINGLINE WITH FLAGGING. PINK FLAGGING FOR
SOLID HOUSE MASSING.

T&R
T&R

EAVE OUTLINE
= STORY POLE FOR TRELLIS AND RAILING
T&R
T&R
EL - 77.08' SP #16 RAILING R
EL - 77.08' SP #17 RAILING
R
= STORY POLE FOR RAILING ONLY
R
T&R
T
= STORY POLE FOR TRELLIS ONLY
T

HOUSE OUTLINEROOF EAVE OUTLINEHOUSE OUTLINEROOF EAVE OUTLINE = STRINGLINE WITH BLUE FLAGGING FOR EXTENDED
TRELLIS PROJECTIONS AND LOWER RAILING (SEE ABOVE.)
LEGEND
MS
MS
MS
MS
MS
MS
MS
MS
= STORY POLE MAIN STRUCTURE

UPPER STAIRWELLWITHIN ORIGINALFLAGPOLES

LOCATION (GRAY)

OF UPPER

STAIRWELL

LOCATION (GRAY)

OF DECK/RAILING
(E) BUILDING/(EARLY VERSION REAR STAIRS)

DECK RAILING JUST BEYOND STORYPOLEBOUNDARY
3' - 6 3/4"
2' - 2"
EL - 85.82' (77.08')
SP #12 TRELLIS (&RAILING)
T&R

HUBBELL AND HUBBELL ARCHITECTS
SDP WAIVER 1/9/2026 11:41:57 AM
URICH LIVE-WORK PROJECT121 W. PLAZA STREET, SOLANA BEACH, CA 92075 Item K.2

HUBBELL AND HUBBELL ARCHITECTS
SDP WAIVER DOCUMENT 1/9/2026 1:57:31 PM
URICH LIVE-WORK PROJECT121 W. PLAZA STREET, SOLANA BEACH, CA 92075 2 3 SDP WAIVER FRONT SDP WAIVER REAR

ORIGINAL TRELLIS STORY POLES

ADDITIONAL SOLID

MASSING IN CURRENT

VERSION

ADDITIONAL SOLIDRAILING IN CURRENTVERSION

ORIGINAL TRELLIS STORY POLES
Item K.2
1 Urich Dental Live/Work Project Council Responses
Structural Engineering: Confirmation that project can be constructed with all load bearing elements located within the first floor of the existing dental office, with no impact to existing (potentially) shared walls to the east and west.

From: Patrick Doan <[email protected]>
Sent: Saturday, January 10, 2026 2:56 AM
To: David Urich <[email protected]>
Cc: [email protected]; moji s <[email protected]>; Drew Hubbell <[email protected]>; Peter Barroso <[email protected]>
Subject: Re: Urich Live-Work project
Hi David
From our discussion earlier this week regarding the adjacent wall to the east, we recommended drilling a pilot hole and using a camera to verify whether the wall is a shared (party) wall. My understanding is that there may be objections to proceeding with this verification method.

As an alternative solution, a new independent structural wall may be constructed immediately adjacent to the existing wall. This approach would completely avoid imposing loads on or modifying the existing wall as part of the proposed remodel.

The following requirements would apply to this alternate solution:

1. The new wall shall be either a wood-framed wall with plywood sheathing or a reinforced CMU wall.

2. The wall shall be supported by a continuous foundation.

3. A seismic separation gap of approximately 4 inches shall be provided between the two buildings.

Please let us know if you have any questions or would like to discuss.

Thank you
Regards,
Patrick Doan, SE

MECHANICAL - ELECTRICAL - PLUMBING - STRUCTURAL - FIRE SPRINKLER Carlsbad | Las Vegas | San Diego | Palo Alto
[email protected]
C: (951) 536-8899
Item K.2
2 From: Patrick Doan <[email protected]>
Sent: Thursday, December 18, 2025 7:21 AM
To: David Urich <[email protected]>
Cc: [email protected]; moji s <[email protected]>
Subject: Re: Urich Live-Work project
Hi All, we've had a chance to review the info from Moji's site visit and our recommendation at this point:
• foundation: this will be driven by recommendation of the geotech engineer. hoping to have good enough soil for conventional system with mild steel in SOG and shallow foundation and not have to do piles/grade beams and PT slabs. For conventional: 1-story structure usually requires a minimum of 12" wide wall footing; going 2 stories, 15" minimum. • existing roof: diagonal sheathing over 12" deep wood truss at 16"oc. As we are adding DL & LL to the second floor, this will need to be replaced with new plywood sheathing over joist & beam to support the new 2nd floor & high roof. We may get away with TJI spanning in the short ~20ft direction. • lateral system: stacked walls are best for shearwall, where walls are not stacked, we'll need transfer beams. Need new interior columns to support these beams. Will try to hide columns by locating them within the walls. At the existing 1st story, we'll need to repurpose some of the walls for shearwalls. CMU wall to the east appears to be supporting the roof. We'll use this as shearwall/ bearing wall but may need to scan to see the reinforcement in the walls.

Let me know if I missed anything. And feel free to reach out if you have additional questions.

Thank you
Regards,
Patrick Doan

MECHANICAL - ELECTRICAL - PLUMBING - STRUCTURAL - FIRE SPRINKLER Carlsbad | Las Vegas | San Diego | Palo Alto
[email protected]
C: (951) 536-8899
Item K.2
3 Construction : Critical Path timeline estimate.

From: Dave Sarto <[email protected]>
Sent: Monday, January 12, 2026 12:51 PM
To: David Urich <[email protected]>; Drew Hubbell <[email protected]> Cc: Travis Shain <[email protected]>; Dave Sarto <[email protected]>; Peter Barroso <[email protected]>; Marco Gonzalez <[email protected]> Subject: FW: Urich Dental Live Work project_ construction parking and staging plan Dr. Urich,
In receipt of your Saturday email we have reviewed your proposed timeline and made some adjustments to our original projected critical path. The weekend and overtime work is a thought however if there are any residential units within proximity to this project the City most likely will not allow weekend work to be performed. That being said there are a number of contributing factors to consider with respect to the timeline for this project i.e. plan development for city plan check (we’ve not yet received a full set of construction drawings), existing dental office space with respect to overhead challenges for exiting hvac, lighting, dental equipment, 1 hr. separation between existing commercial office and new 2nd floor livable quarters, fire sprinklers (if needed), material and finish specs, power upgrades, neighboring tenant issues (we noticed some exterior metal conduit on the Pillbox Tavern side wall of the building at roof line which may need to be relocated), SDG&E gear submittal and review (if needed), etc. Also the timeline must take into account city holidays and city inspections.

CRITICAL PATH TIMELINE 1-12-2026
Phase Duration Notes
Pre-Construction /
Permitting
6-8
weeks
Architectural, structural, MEP, City plan check, SDG&E review (this is an unknown) there will be plan check corrections that will need to be addressed and resubmitted.

Selective Demo & Site
Prep
2-3
weeks
Office safe off, Temp. protection, Selective demo, Roof removal Structural Modifications /
New Joisted Subfloor
4-5
weeks
Load transfer, columns, foundations
Framing Upper Level &
Decks
6-8
weeks
Floor Joists, Stairs, Walls, roof framing, decks, pergolas, stair enclosure
Roofing & Skylights
2-3
weeks
Roof installation, skylights, flashing
MEP Rough-In (HVAC,
Plumbing, Electrical)
3-4
weeks
Includes first-floor impacts and utility tie-ins
Fire Sprinklers 2 weeks Coordination with MEP, inspections Exterior & Interior
Finishes
7-10
weeks
Windows, doors, flooring, cabinets, trim, painting, appliances, decks/railings
Item K.2
4 Phase Duration Notes
Solar Panels Installation 1 week Roof-mounted system after roofing complete Punch List & Closeout
1-2
weeks
Final inspections, occupancy permit, utility final connections Duration: Approximate: 36 weeks (9 months)
Considerations;
Restricted access may add 2–4 weeks
Weather delays possible (roofing, decks, skylights)
Permitting or inspection delays in Solana Beach
Thank you,
Thank you,
Dave Sarto | Sr. Project Manager
White Construction | Since 1983
An Employee-Owned Company
P: 760.931.1130 x111
C: 760.716.0396
whiteconstructioninc.com
CA License # 1023856
AZ License # 355412
Item K.2
DRP25-001/SDP25-001/
DUP25-002
121 West Plaza Drive
City Council Meeting - January 28, 2026
Urich Live/Work - Item K.2
Continued Public Hearing
Urich Live/Work
Item K.2
Continued Public Hearing
November 19, 2025 – First Public Hearing
• Lack of integration/access between dental office and Live/Work Unit • Size/massing of trellises
• Structural impact on adjacent buildings
• Construction impacts
Public Hearing Continued – January 14, 2026
Public Hearing Continued – January 28, 2026
Regular City Council Meeting
January 28, 2026
Urich Live/Work – K.2
Slide 2
Item K.2
Revised Project
 Proposed Project Changes
• Relocated/enclosed staircase
• Reduced trellises
 SDP Waiver Request
 Construction Details
• Proposed new structurally independent walls
• Construction Timeline
• Construction Parking and Staging Diagram
Regular City Council Meeting
January 28, 2026
Urich Live/Work – K.2
Slide 3
Item K.2
Proposed Project Changes
Regular City Council Meeting
January 28, 2026
Urich Live/Work – K.2
Slide 4
Item K.2
Proposed Project Changes
Regular City Council Meeting
January 28, 2026
Urich Live/Work – K.2
Slide 5
• New interior staircase
with direct access
from the Live/Work
Unit to the dental
office and frontage.
• Trellises reduced to
the width of the unit
and cantilevered 8
feet
• Reconfigured rear
deck
Item K.2
Updated Story Poles
Regular City Council Meeting
January 28, 2026
Urich Live/Work – K.2
Slide 6
Item K.2
SDP Waiver Request
Regular City Council Meeting
January 28, 2026
Urich Live/Work – K.2
Slide 7
Item K.2
Structural Impacts on Adjacent Buildings
Regular City Council Meeting
January 28, 2026
Urich Live/Work – K.2
Slide 8
• Unclear if the east and
west walls of the
existing building are
shared “party” walls
• Alternative proposal to
construct new
structurally independent
walls within the existing
dental office.

Note: If it is not determined before construction
that this is NOT a shared wall, then a separate
supported wall will be constructed to support
second floor
Item K.2
Estimated Construction Timeline
Regular City Council Meeting
January 28, 2026
Urich Live/Work – K.2
Slide 9
Summer Limitations:
• Memorial Day  Labor Day
approx. 16 weeks
Estimated Timeline:
• 36-46 weeks
• Potential need to relocate
staging and parking during
construction
Item K.2
Construction Parking and Staging Plan
Regular City Council Meeting
January 28, 2026
Urich Live/Work – K.2
Slide 10
Proposed parking/staging:
• 3 public parking spaces
immediately north of the
property;
• Adjacent public frontage
• Portion of 118 S. Acacia
easement for access
Draft Conditions A.VII and
C.V requiring subsequent
approval by Staff
Item K.2
Structure Development Permit – SBMC 17.63
• Story poles erected onsite and certified on August 13, 2025. • Notices were mailed establishing a 30-day deadline to file for View Assessment on October 9, 2025.
• No applications for View Assessment were received.
• However, the Council could not make the findings to approve the DRP or DUP and continued the project.

Regular City Council Meeting
October 22, 2025
Urich Live/Work - K.2
Slide 11
Item K.2
Structure Development Permit – SBMC 17.63
• The project was revised and the northern half of the story poles were modified and certified.
• The Applicant is requesting an SDP Waiver for two areas that encroach outside of the original certified story pole envelope, and.
• The Council could approve the Waiver if it can be found that the areas associated with the Waiver would not potentially impair scenic views from nearby residential properties.

Regular City Council Meeting
October 22, 2025
Urich Live/Work - K.2
Slide 12
Item K.2
DRP Findings – SBMC 17.68.040(H)
The City Council may approve or conditionally approve a Development Review Permit if the following findings can be made:

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

3. All required permits and approvals have been obtained prior to or concurrently with the DRP.

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.

Regular City Council Meeting
January 28, 2026
Urich Live/Work – K.2
Slide 13
Item K.2
Live/Work Unit DUP – SBMC 17.60.170(F)
The City Council may approve or conditionally approve a Director’s Use Permit if the following findings can be made:

1. That the proposed use is in accord with the general plan, the general intent of this title, and the purposes of the zone in which the site is located.

3. That the proposed use complies with each of the applicable provisions of the zoning ordinance, unless a variance is granted pursuant to SMBC

17.68.020.

Regular City Council Meeting
October 22, 2025
Urich Live/Work - K.2
Slide 14
Item K.2

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 can make the requisite findings and approves the project, adopt Resolution 2026-013 conditionally approving a DRP, SDP, and DUP to construct a second-story Live/Work Unit at 121 West Plaza Street, Solana Beach.

DRP25-001 / SDP25-001 / DUP25-002
121 West Plaza Street
Staff Recommendation
Regular City Council Meeting
January 28, 2026
Urich Live/Work – K.2
Slide 15
Item K.2
Item K.2
Live/Work Unit – SBMC 17.60.170(B)
An occupancy by an individual or a family maintaining a common household consisting of one or more rooms or floors in a building originally designed for industrial or commercial occupancy, or in a new building specifically designed for live/work use and includes the following:

1. Cooking and sanitary facilities in accordance with applicable standards as adopted by the City of Solana Beach; and

2. Adequate working space reserved for that sole purpose and used by one or more persons residing therein.

Regular City Council Meeting
October 22, 2025
Urich Live/Work - K.2
Slide 17
Item K.2
Live/Work Unit Development Regulations

1. Minimum 500 square feet.

2. New live/work buildings (excluding conversions) shall provide a minimum of four units.

3. Occupant accepts conditions found in the area (Commercial Zone); noise, pollution, fumes, dirt, traffic, and odors.

4. Living space shall not be rented or sold separately from the working space.

5. Parking/loading established by use permit.

6. Adherence to all applicable building codes.

Regular City Council Meeting
October 22, 2025
Urich Live/Work - K.2
Slide 18
Item K.2
Project Description
Proposed Floor Area: Nov 2025 Jan 2026
(E) Ground Floor Office
(E) Exterior Enclosed Area
(P) Conversion to Ext. Stairs
(P) Upper Level Live/Work Unit
(P) Lower Level
1,370 sf
101 sf
- 75 sf
704 sf
--
1,370 sf
101 sf
- 53 sf
679 sf
3 sf
Total Proposed Floor Area 2,100 sf 2,100 sf
Regular City Council Meeting
February 14, 2024
Urich Live/Work – B.2
Slide 19
Item K.2
Non-Conforming Structure
• Legal non-conforming structure does not include off-street parking for the dental office
• Additions to nonconforming structures are permissible, provided such additions do not increase the size or degree of the existing nonconformity  i.e. generate additional parking need
• No off-street parking requirement specified for Live/Work as it is incidental to the commercial use.

Regular City Council Meeting
January 28, 2026
Urich Live/Work – K.2
Slide 20
Parking:
(E) Dental Office
Use Area
1,370 sf
Req. Parking
7 Parking
0 (P) Dental Office
(P) Live/Work
1,295 sf
704 sf
7 0
0 0
Item K.2
Regular City Council Meeting
January 28, 2026
Urich Live/Work – K.2
Slide 21
Item K.2
121/125 W. PLAZA ST.

URICH LIVE/WORK UNIT
DRP25-001/SDP25-001/DUP25-002;
APN: 298-010-44; Resolution No. 2026-113
Item K.2
City of Solana Beach
January 28, 2026
Item K.2

REVISED PROJECT TO ADDRESS COUNCIL CONCERNS
• Trellises Bulk Eliminated
• Interior v. Exterior Staircase Relocation
• Construction Timing Clarification
• Construction Staging Plan
• Annual Worker Verification Conditioned
• Common Wall Structural Engineering
• East Building View and Adjacency Issues
• Private Easement civil Issues
Item K.2
TRELLIS AND STAIRS REVISIONS Item K.2
Trellis and Stairs Revisions
Northwest Façade
Item K.2
Trellis and Stairs Revisions
Southeast Façade
Item K.2
Trellis and Stairs Revisions
Southwest Facade
Item K.2
HVAC – Current
• Standard Size
• Directly Next to
Window
• 70-80dB
Item K.2
HVAC – Proposed
• “Mini-Split”
• Away from window
• 45-58dB
Item K.2
Mini-Split Location
• Rear Patio
• Away from window
• Adjacent to east
building stairs
Item K.2

SUMMARY
• Worked with staff following the November hearing to address Council’s stated concerns • Internal Access/Stair Redesign
• Structural Issues
• Construction Staging and Timeline
• Trellises Redesigned, Supports Removed
• All DRP / SDP / DUP findings can still be made (See Revised Resolution) • Consistent with General Plan, Specific Plan, LCP, zoning, design standards

REQUESTED ACTION

APPROVE THE REVISED PROJECT
Item K.2
Item K.2
Pedestrian Access Easement
• Civil Matter
• Minimal Construction
Access
• Regularly blocked
• Fire hazard
Item K.2
COUNCIL ACTION:
_______________________________________________________________________ AGENDA ITEM # L.1.

STAFF REPORT

CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Alyssa Muto, City Manager
MEETING DATE: January 28, 2026
ORIGINATING DEPT: City Clerk’s Department – Angela Ivey, City Clerk SUBJECT: 2026 Annual Citizen Commission Appointments
BACKGROUND:

Approximately half of the Solana Beach Citizen Commission members’ two-year term appointments expire every January. By the end of January 2026, five Citizen Commissions will have 16 scheduled vacancies of appointments for new two-year terms.

All appointments to the Citizen Commissions are conducted in accordance with Council Policy No. 5 - Appointment of Citizens to Boards, Commissions, Committees, and Task Forces (Attachment 1) and all new individuals interested in serving on the City’s Citizen Commissions are required to complete and file a Citizen Interest Form (application), with the required references, and submit it to the City Clerk for formal application processing.

For those Commission members who may be reapplying for their position’s scheduled vacancy, a re-submittal application is made available for minor changes to their original full application, thus streamlining the application process. The Application/Citizen Interest Form is available year-round at the City Clerk’s Office and on the City’s website. Any person interested in serving on a Citizen Commission may submit an application any time prior to or during the annual or other unexpected recruitment periods.

Pursuant to California Government Code Section 54972 (the “Maddy Act”), the posting of certain information of all current members appointed by City Council is required, listing the names of all serving appointees, original date of appointment, term and qualifications for all appointed positions. This posting requirement was met on November 22, 2025, (Attachment 2) on the City’s bulletin board and the City’s website.

DISCUSSION:

Council shall make appointments to all five (5) Citizen Commissions for 16 open vacancies.

All of the positions are to be filled for two-year terms, until January 2028.

Item L.1
January 28, 2026
2026 Annual Citizen Commission Appointments

Page 2 of 5 ends

Solana Beach City CouncilJanuary 28, 2026

Solana Beach City Council
January 28, 2026