Agenda packet — Solana Beach City Council, September 30, 2026 (part 1 of 2)

CITY OF SOLANA BEACH
SOLANA BEACH CITY COUNCIL, SUCCESSOR AGENCY TO
THE REDEVELOPMENT AGENCY, PUBLIC FINANCING AUTHORITY,
& HOUSING AUTHORITY
POST MEETING - ACTION AGENDA
Joint SPECIAL Meeting
September 30, 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. If you only have access to audio through a phone, see the remote access phone number at the bottom of these announcements. 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 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.

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.

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) 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.

Presentations/Proclamations 3 minutes per speaker. / Oral Communications (topics not listed on this agenda) 3 min. per speaker. / Consent: 3 minutes total to address all Consent Calendar items on which they wish to comment. / Public Hearings, Staff Reports 3 min. per speaker per item, Applicants are provided 15 min.

ACTION AGENDA
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.

Remote Speakers This meeting will be conducted in person.

To Speak Remotely
Register to speak using the link: https://cosb-org.zoomgov.com/webinar/register/WN_cMAYR2V2TB-zk_33qLjmSw• Remote speakers must register no later than 5:00 p.m. on the Monday preceding a regular Wednesday City Council meeting.
•
Registration is required to allow staff to coordinate the technology and staffing necessary to facilitate remote participation.
•
A confirmation email will be sent to registered speakers with instructions for attending and speaking at the meeting.

Members of the public who do not register by the deadline and wish to provide public comment may attend the meeting in person and submit a speaker slip before the applicable agenda item is heard. •
To Observe the Meeting Only
If you wish to observe the meeting and do not intend to speak, registration is not required. • View Meeting: https://cityofsolanabeach.ca.gov/en/government/public-meetings/watch-meetings-live • Audio-Only Option: Dial: +1-669-254-5252 * Enter Webinar ID: 165 956 0171 CALL TO ORDER AND ROLL CALL:

CLOSED SESSION REPORT
FLAG SALUTE:

PROCLAMATIONS / CERTIFICATES / ACKNOWLEDGEMENTS
A.

City of Solana Beach City Council Meeting Actions September 30, 2026 Page 2 of 8 • Michael Thornton Retirement, San Elijo Joint Powers Authority 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 speaker is 3 minutes. (SBMC 2.04.190).

Please be aware of the timer light on the Council Dais.

CONSENT
Items listed on the Consent Calendar will be acted upon in a single motion unless removed by the City Council for separate discussion. Any member of the public wishing to comment on Consent Calendar items must submit a speaker slip to the City Clerk (available on the back table) before the Consent Calendar is considered. Speakers will have a total of three (3) minutes to address all Consent Calendar items on which they wish to comment.

1. Ratify the register of demands for August 15, 2026 - September 11, 2026.

COUNCIL ACTION: Approved 5/0
Americans with Disability Act (ADA) Pedestrian Ramps Project - FY E.

J.1
J.2
City of Solana Beach City Council Meeting Actions September 30, 2026 Page 3 of 8 2025/26
Recommendation: That the City Council
Adopt Resolution 2026-110:

Awarding a construction contract to LC Paving & Sealing, Inc in the amount of $39,000.00, for the FY2025/26 Americans with Disability Act (ADA) Pedestrian Ramps Project, Bid No. 2026-02.
a.
b. Approving an amount of $5,850.00 for construction contingency.

Authorizing the City Manager to execute the construction contract on behalf of the City.
c.

Authorizing the City Manager to approve cumulative change orders up to the construction contingency amount.
d.

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 its decision based on written findings supported by substantial evidence in the record. Pursuant to SBMC 2.04.210, 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 address the City Council. A portion of this time may be reserved for rebuttal to comments made in opposition. Individual public comments are limited to three (3) minutes per speaker. Individuals attending in person who wish to address the City Council must complete a speaker slip. Remote speakers must register by 5:00 p.m. on the Monday preceding a Wednesday City Council meeting. Please visit the City's website for Council meeting participation instructions. Speakers are asked to observe the timer light on the Council dais.

Public Hearing: 1153 Camino de Las Villas, Case No: DRP26-008, Applicant: Lomas Santa Fe Country Club Estates, APN: 263-480-01 & 263-490-01
The proposed project meets the minimum zoning requirements under the SBMC, may be found to be consistent with the General Plan and may be found, as conditioned, to meet the discretionary findings required as discussed in this report to approve a DRP and SDP. Therefore, Staff recommends that the City Council:

K.1
City of Solana Beach City Council Meeting Actions September 30, 2026 Page 4 of 8 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 15304 of the State CEQA Guidelines; and

2. If the City Council makes the requisite findings and approves the project, adopt Resolution 2026-112 conditionally approving a DRP for grading in excess of 100 cubic yards at 1153 Camino De Las Villas, Solana Beach.

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

Public Hearing: Vacant Lot at 0 Via de la Valle, Case No.: DRP26- 002, SDP26-001, Applicant: Spencer Willhoit, APN: 298-270-18-00 The proposed project meets the minimum zoning requirements under the SBMC, may be found to be consistent with the General Plan and may be found, as conditioned, to meet the discretionary findings required as discussed in this report to approve a DRP and SDP. Therefore, Staff recommends that the City Council:

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 2026-109 conditionally approving a DRP and SDP for a new two-story, single-family residence and an attached two-car garage and perform associated site improvements at 0 Via De La Valle, Solana Beach.

3. COUNCIL ACTION: Approved 5/0
Public Hearing: 111 S. Cedros Avenue, Case No: MOD25-002, Applicant:

Dellawolfe Brewing LLC, APN: 298-074-03-00
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 CUP. 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. 2. Find the project exempt from the California Environmental Quality Act K.2
K.3
City of Solana Beach City Council Meeting Actions September 30, 2026 Page 5 of 8 pursuant to Section 15301 (Existing Facilities) of the State CEQA Guidelines.

If the City Council makes the requisite findings and approves the project, adopt Resolution 2026-111 conditionally approving a modification to Conditional Use Permit Case No. 17-12-12 and Director’s Use Permit Case No. 17-15-06 to authorize the proposed restaurant and bar, expanded outdoor dining patio, continued brewery and off-site alcohol sales, live entertainment, and associated site and operational improvements.

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

Public Hearing: 538 Canyon Drive, Case No: MOD25-012/SDP25-021, Applicant: 216 Ocean LLC, APN: 263-193-07
The proposed project meets the minimum zoning requirements under the SBMC, may be found to be consistent with the General Plan, and may be found, as conditioned, to meet the discretionary findings and supplemental regulations required to approve a MOD/SDP in the HOZ and SAOZ. Therefore, should the City Council be able to make the findings to approve the MOD/SDP, 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 2026-101 conditionally approving a Modification to a DRP/SDP and a new SDP for an interior remodel and square footage addition to an existing two-story, single-family residence and to modify condition XI from Resolution 1996-028 which was never formalized at 538 Canyon Place, Solana Beach.

3. COUNCIL ACTION: Approved 5/0
Public Hearing: Keeping of Residential Chickens and Bees Amendment - Introduce (1st Reading) Ordinance 546
Recommendation: That the City Council
Introduce Ordinance 546 (1st Reading) amending the City’s Animals and Pets Regulations.

1. COUNCIL ACTION: Approved 4/1 (Noes: MacDonald)
K.4
K.5
City of Solana Beach City Council Meeting Actions September 30, 2026 Page 6 of 8 Public Hearing: Single Use Plastics Ordinance Update - Introduce (1st Reading) Ordinance 541
Recommendation: That the City Council
Introduce Ordinance 541 (1st Reading) amending SBMC Chapter 5.03 to expand the ban on single-use plastics.

1. Adopt Resolution 2026-103 encouraging the State of California to take swift affirmative action to address concerns related to microplastics.

2. COUNCIL ACTION: Approved 5/0
STAFF REPORTS:

Submit speaker slips to the City Clerk. Public comments are limited to three (3) minutes per speaker. Please be aware of the timer light on the Council Dais.

LEGISLATIVE POLICY AND CORRESPONDENCE:

Reports of the City’s stance on proposed and existing state and federal laws. • AB 762 Single-Use Vaping Devices: Prohibition - Support • AB 2433 Housing Development: Density Bonus Law - Oppose • AB 956 Streamlined Approval for Multiple Accessory Dwelling Units - Oppose • AB 2518 SDG&E Energization Pilot Program - Support
• AB 1448 Offshore Oil and Gas Infrastructure - Support • AB 1621 Postentitlement Phase Permits & Housing Accountability Act - Oppose WORK PLAN COMMENTS:

Council comments on Work Plan status, needs, edits, etc. that were not discusssed on prior items.

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:

K.6
L.

City of Solana Beach City Council Meeting Actions September 30, 2026 Page 7 of 8 Regional Appointed Committees / Standing Committees / Citizen Commissions Q. ADJOURN:

City of Solana Beach City Council Meeting Actions September 30, 2026 Page 8 of 8 COUNCIL ACTION:
_______________________________________________________________________ AGENDA ITEM # J.2.

STAFF REPORT

CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Alyssa Muto, City Manager
MEETING DATE: September 30, 2026
ORIGINATING DEPT: Finance Department
SUBJECT: Register of Demands

BACKROUND
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 N/A

FISCAL IMPACT
The register of demands for August 15, 2026, through September 11, 2026, reflects total expenditures of $1,992,837.79 from various City sources.

WORK PLAN N/A
Item J.1
September 30, 2026
Register of Demands

Page 2 of 2 ends

OPTIONS
• Ratify the register of demands.
• Do not ratify and provide direction.

CITY STAFF RECOMMENDATION
Staff recommends that the City Council:

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

1. Register of Demands 09-30-26 SR
Item J.1
Page: 1 of 13
City of Solana Beach
Register of Demands
8/15/2026 - 9/11/2026
Department
Vendor Description Date
Check/EFT
Number Amount
100 - GENERAL FUND
STERLING HEALTH SERVICES, INC. RC02 FSA CONTRIBUTIONS 08/21/2026 9003224 $266.67 INTERSECTIONCRE INC REFND: MOD25-013 08/21/2026 110129 $3,383.25 INTERSECTIONCRE INC REFND: MOD25-013 08/21/2026 110129 $1,110.00 US BANK PREPAID: PORTA POTTIES/HAND WASHING-40TH 08/21/2026 110119 $220.09 US BANK PREPAID: INTRO TO GOV'T TRAINING FY27 08/21/2026 110119 $125.00 US BANK ACCIDENTAL PURCHASE - MS 08/21/2026 110119 $50.16 US BANK ACCIDENTAL PURCHASE - MS 08/21/2026 110120 $2.68 STERLING HEALTH SERVICES, INC. R04 FSA/DCA CONTRUBUTIONS 08/27/2026 9003244 $2,443.69 STERLING HEALTH SERVICES, INC. R04 FSA/DCA CONTRUBUTIONS 08/27/2026 9003244 $1,923.50 UNITARIAN UNIVERSALIST FELLOWSHIP OF SAN GRADING DEPOSIT REFUND & INTEREST: GRD24-0005 08/27/2026 110169 $10,662.00 NEW FRESH INVESTMENTS LLC RFND: B26-0315 PLAN CHECK/TECH 08/27/2026 110164 $1,188.28 MARK V & JESSICA MARIANI RFND: B22-0701 08/27/2026 110163 $286.21 SOLANA BEACH LIFEGUARD ASSOCIATION RFND: FCCC 08/15/26 08/27/2026 110168 $500.00 MISSION SQUARE 302817 Payroll Run 1 - Warrant R05 08/27/2026 9003238 $8,045.51 SOLANA BEACH FIREFIGHTERS ASSOC Payroll Run 1 - Warrant R05 08/27/2026 9003242 $1,237.50 FRANCHISE TAX BOARD Payroll Run 1 - Warrant R05 08/27/2026 110161 $187.99 COURT-ORDERED DEBT COLLECTIONS Payroll Run 1 - Warrant R05 08/27/2026 110156 $536.63 INSTATAX R05 TAX FUNDING 08/27/2026 990120444 $41,345.75 INSTATAX R05 TAX FUNDING 08/27/2026 990120444 $5,004.14 INSTATAX R05 TAX FUNDING 08/27/2026 990120444 $10,630.02 INSTATAX R05 TAX FUNDING 08/27/2026 990120444 $16,987.04 INSTATAX R05 TAX FUNDING 08/27/2026 990120444 $3,922.60 CALPERS R05 CALPERS 457 CONTRIBUTION 08/26/2026 990120476 $58.06 CALPERS R05 CALPERS 457 CONTRIBUTION 08/26/2026 990120476 $5,870.64 FIDELITY SECURITY LIFE INSURANCE COMPANY SEP 26-VISION-GROUP ID: 1051871 09/03/2026 110184 $828.18 SELF INSURED SERVICES COMPANY SEP 26 - DENTAL / COBRA DENTAL 09/03/2026 9003249 $3,710.60 AFLAC AUGUST 26 09/03/2026 110174 $940.04
EDWARD SHEDLEY MASONRY RFND: ENC25-0107 09/03/2026 110183 $766.00 SELF INSURED SERVICES COMPANY SEP 26-LIFE&ADD/SUP LIFE INS/LTD 09/03/2026 9003249 $1,609.65 SELF INSURED SERVICES COMPANY SEP 26-LIFE&ADD/SUP LIFE INS/LTD 09/03/2026 9003249 $456.25 SELF INSURED SERVICES COMPANY SEP 26-LIFE&ADD/SUP LIFE INS/LTD 09/03/2026 9003249 $1,562.89 GUMANOVSKAYA/SHLOPOV FAMILY RFND: GRD23-0010 PLUS INTEREST 09/03/2026 110176 $61,852.00 STERLING HEALTH SERVICES, INC. R05 FSA/DCA CONTRIBUTIONS 09/10/2026 9003276 $2,443.69 STERLING HEALTH SERVICES, INC. R05 FSA/DCA CONTRIBUTIONS 09/10/2026 9003276 $1,923.50 VENTOUX CORPORATION RFND: SBGR-441/GRD24-0002 09/10/2026 110225 $37,380.00 MISSION SQUARE 302817 Payroll Run 2 - Warrant RC03 09/10/2026 9003270 $3,178.90 IAFF-MERP AUGUST 26 09/10/2026 9003281 $4,487.50
MISSION SQUARE 302817 Payroll Run 1 - Warrant R06 09/10/2026 9003270 $7,636.19 SOLANA BEACH FIREFIGHTERS ASSOC Payroll Run 1 - Warrant R06 09/10/2026 9003275 $835.00 FRANCHISE TAX BOARD Payroll Run 1 - Warrant R06 09/10/2026 110210 $283.97 COURT-ORDERED DEBT COLLECTIONS Payroll Run 1 - Warrant R06 09/10/2026 110207 $536.63 CITY OF DEL MAR FALL (#71381) & SPRING (#31559) FIRE CLASSES 09/10/2026 110202 $1,134.00 TOTAL GENERAL FUND $247,552.40
ATTACHMENT 1
Item J.1
Page: 2 of 13
1005100 - CITY COUNCIL
SOLANA BEACH COMMUNITY CONNECTIONS FY 27 COMMUNITY GRANT 08/21/2026 110139 $5,000.00 SOLANA BEACH CIVIC & HISTORICAL SOCIETY FY 27 COMMUNITY GRANT 08/21/2026 110142 $2,000.00 PATHWAYS TO CITIZENSHIP FY 27 COMMUNITY GRANT 08/21/2026 110135 $5,000.00 BOYS & GIRLS CLUB OF NORTHWEST SAN FY 27 COMMUNITY GRANT 08/21/2026 110118 $5,000.00 CASA DE AMISTAD FY 27 COMMUNITY GRANT 08/21/2026 110122 $5,000.00 COMMUNITY RESOURCE CENTER FY 27 COMMUNITY GRANT 08/21/2026 110124 $2,000.00 MAINLY MOZART INC FY 27 COMMUNITY GRANT 08/21/2026 110132 $5,000.00 US BANK CLOSED SESSION 6/24/26 08/21/2026 110119 $211.15 US BANK CLOSED SESSION 7/15/24 08/21/2026 110119 $186.30 SOLANA BEACH BACKPACKS FOR KIDS INC FY27 COMMUNITY GRANT 09/10/2026 110199 $5,000.00 CALIFORNIA WESTERN SCHOOL OF LAW FY27 COMMUNITY GRANT 09/10/2026 110200 $5,000.00 TOTAL CITY COUNCIL $39,397.45
1005150 - CITY CLERK
FILIPINO PRESS NOTICE OF ELECTION 2026 08/21/2026 110128 $300.00 TIENG VIET SAN DIEGO NEWS NOTICE OF ELECTION 2026 08/21/2026 110145 $100.00 TIENG VIET SAN DIEGO NEWS NOTICE OF ELECTION 2026 08/21/2026 110145 $100.00 THE EPOCH TIMES NOTICE OF ELECTION 2026 08/21/2026 110144 $250.00 EL LATINO NEWSPAPER NOTICE OF ELECTION 2026 08/21/2026 110127 $420.00 EL LATINO NEWSPAPER NOTICE OF ELECTION 2026 08/21/2026 110127 $840.00 STAPLES CONTRACT & COMMERCIAL TABLE FAN 08/21/2026 9003223 $35.55 STAPLES CONTRACT & COMMERCIAL DOORSTOP 08/21/2026 9003223 $10.61 STAPLES CONTRACT & COMMERCIAL SHREDDER 08/21/2026 9003223 $280.89 US BANK PENS 08/21/2026 110120 $6.46
US BANK DEPUTY MAYOR BADGE 08/21/2026 110120 $19.24
US BANK COMPOSTABLE BAGS - AGENDA BINDER DELIVERY 08/21/2026 110119 $49.47 US BANK TRANSLATION NOTICE OF ELECTION SEATS - SPANISH 08/21/2026 110119 $61.02 US BANK TRANSLATION NOTICE OF ELECTION SEATS - CHINESE 08/21/2026 110119 $61.02 US BANK TRANSLATION NOTICE OF ELECTION SEATS – VIETNMS 08/21/2026 110119 $50.38 US BANK SPANISH GROUP LLC TRANSLATION - TAGALOG NOE 08/21/2026 110119 $50.38 US BANK TRANSLATION NOTICE OF ELECTION SEATS – VIETNMS 08/21/2026 110120 $27.45 US BANK TRANSLATION NOTICE OF ELECTION SEATS - TAGALG 08/21/2026 110120 $27.45 US BANK TRANSLATION NOTICE OF ELECTION SEATS – VIETNMS 08/21/2026 110120 $27.45 US BANK NOTICE OF MEASURE - ENG TO SPNSH TRANSL 08/21/2026 110119 $50.38 US BANK NOTICE OF MEASURE – ENG TO CHINESE TRANSL 08/21/2026 110120 $27.99 US BANK NOTICE OF MEASURE – ENG TO VIETNAMESE TRANSL 08/21/2026 110120 $27.99 US BANK NOTICE OF MEASURE - ENG TO TAGALOG TRANSL 08/21/2026 110120 $27.99 US BANK NOTICE OF MEASURE - ENG TO VIETNAMESE TRANSL 08/21/2026 110120 $12.00 US BANK NOTICE OF ELECTION - ENG TO TAGALOG ADDL COST 08/21/2026 110120 $12.00 US BANK CMCA ANNUAL MEMBERSHIP DUES 08/21/2026 110119 $300.00 US BANK STORAGE BOX PACKING MATERIALS 08/21/2026 110120 $14.53 US BANK STORAGE BOX PACKING MATERIALS 08/21/2026 110119 $54.23 US BANK CLERKS PDF TOOL 08/21/2026 110119 $90.00
US BANK IIMC DUES 08/21/2026 110119 $195.00
FILIPINO PRESS NOTICE OF ELECTION-BALLOT MEASURE 08/27/2026 110160 $250.00 DEL MAR BLUE PRINT COMPANY, INC. MIDS MAPS 08/27/2026 110158 $28.28 STAPLES CONTRACT & COMMERCIAL MOUSE/FILE FOLDER 08/27/2026 9003243 $62.61 IRON MOUNTAIN SHREDDING - 05/27/26 - 06/23/26 08/27/2026 9003234 $404.34 IRON MOUNTAIN SHREDDING - 04/22/26-05/26/26 08/27/2026 9003234 $610.89 CORODATA RECORDS MANAGEMENT, INC JUL 26 - OFFSITE STORAGE/RETREIVAL 09/10/2026 110206 $1,358.35 THE EPOCH TIMES FY 27 - NOE CANDIDATE SEATS 09/10/2026 110221 $250.00 Item J.1
Page: 3 of 13
TIENG VIET SAN DIEGO NEWS FY 27 - NOE CANDIDATE SEATS 09/10/2026 110222 $50.00 IRON MOUNTAIN SHREDDING: 06/24/26-07/28/26 09/10/2026 9003267 $392.14 IRON MOUNTAIN SHREDDING: 07/29/26-08/25/26 09/10/2026 9003267 $398.05 TOTAL CITY CLERK $7,334.14
1005200 - CITY MANAGER
KFORCE INC. TEMP WE 8/06/26 – CONTRACTS PROJECT - CM 08/21/2026 9003215 $1,728.00 US BANK DOIN THE CONVERSATION COMMUNITY SURVEY 08/21/2026 110119 $550.24 US BANK CLOSED SESSION - 06/24 08/21/2026 110120 $33.60 US BANK ACM PENS 08/21/2026 110120 $30.38
US BANK CCEC FORUM BFAST 08/21/2026 110119 $65.46
US BANK CCEC FORUM LUNCH 08/21/2026 110120 $37.56
US BANK CCEC FORUM DINNER 08/21/2026 110120 $45.25
US BANK CCEC FORUM - HOTEL/PARKING 08/21/2026 110119 $699.62 US BANK CCEC FORUM - HOTEL 08/21/2026 110119 $622.62
US BANK AMERICAN COASTAL COALITION MMBRSHIP 08/21/2026 110119 $500.00 US BANK CCMF ANNUAL MEMBERSHIP 08/21/2026 110119 $400.00 US BANK PARTICIPANT LUNCH - SFID LSFE PROJECT WALK 08/21/2026 110119 $94.03 US BANK ALL HANDS - ACTIVITY INCENTIVES 08/21/2026 110120 $45.62 US BANK ALL HANDS - ACTIVITY INCENTIVES 08/21/2026 110120 $20.00 US BANK ALL HANDS - ACTIVITY INCENTIVES 08/21/2026 110120 $15.45 US BANK ALL HANDS - ACTIVITY INCENTIVES 08/21/2026 110120 $15.45 US BANK ALL HANDS - ACTIVITY INCENTIVES 08/21/2026 110120 $15.00 US BANK ALL HANDS - ACTIVITY INCENTIVES 08/21/2026 110120 $15.00 US BANK ACM WELCOME BFAST 08/21/2026 110119 $197.16
US BANK CLOSED SESSION 7/15/24 08/21/2026 110119 $46.54 US BANK PENS/KEY CHAINS 08/21/2026 110120 $29.68
US BANK BIRTHDAY CARDS 08/21/2026 110120 $26.09
US BANK STORAGE ORGANIZERS 08/21/2026 110120 $29.35
US BANK CONCERTS ON THE BEACH TSHIRTS 08/21/2026 110119 $2,063.42 US BANK CONCERTS ON THE BEACH TSHIRTS 08/21/2026 110119 $3,062.79 KFORCE INC. TEMP WE 08/13/26 - CONTRACTS PROJECT - CM 08/27/2026 9003236 $2,112.00 SAN DIEGUITO RIVER PARK JPA FY27 SAN DIEGUITO RIVER VALLEY JPA 09/03/2026 110188 $99,732.00 KFORCE INC. TEMP WE 08/20/26 – CONTRACTS PROJECT- CM 09/10/2026 9003268 $1,728.00 KFORCE INC. TEMP WE 08/27/26 - CONTRACTS PROJECT- CM 09/10/2026 9003268 $2,112.00 CITY OF SANTEE CAL CITIES ANNUAL CONF- ROOMS 09/10/2026 110203 $733.50 SD TROPHY CITY PLAQUE 09/10/2026 110220 $2,573.25
TOTAL CITY MANAGER $119,379.06
1005250 - LEGAL SERVICES
BURKE WILLIAMS & SORENSEN 96-0002.002 - JUN 26 - PROF SVC 08/21/2026 9003209 $646.80 BURKE WILLIAMS & SORENSEN 96-0005 - JUN 26 - PROF SVC 08/21/2026 9003209 $3,141.60 BURKE WILLIAMS & SORENSEN 96-0006 - JUN 26 - PROF SVC 08/21/2026 9003209 $646.80 BURKE WILLIAMS & SORENSEN 96-0014 - JUN 26 - PROF SVC 08/21/2026 9003209 $1,598.40 BURKE WILLIAMS & SORENSEN 96-0037.003 - JUN 26 - PROF SVC 08/21/2026 9003209 $1,016.40 BURKE WILLIAMS & SORENSEN JUN 26 - RETAIN 08/21/2026 9003209 $15,570.00 BURKE WILLIAMS & SORENSEN 96-0001.008 - JUN 26 - PROF SVC 08/21/2026 9003209 $2,722.50 BURKE WILLIAMS & SORENSEN 96-0001.001 - JUN 26 - PROF SVC 08/21/2026 9003209 $2,418.00 BURKE WILLIAMS & SORENSEN 96-0001 - JUN 26 - PROF SVC 08/21/2026 9003209 $15,317.50 US BANK JG-CLOSED SESSION 7/15/24 08/21/2026 110119 $46.54 BURKE WILLIAMS & SORENSEN 96-0001 - JUL 26 - PROF SVC 08/27/2026 9003228 $16,730.30 BURKE WILLIAMS & SORENSEN 96-0001.001 - JUL 26 - PROF SVC 08/27/2026 9003228 $1,412.70 BURKE WILLIAMS & SORENSEN 96-0001.008 - JUL 26 - PROF SVC 08/27/2026 9003228 $908.30 Item J.1
Page: 4 of 13
BURKE WILLIAMS & SORENSEN 96-0005 - JUL 26 - PROF SVC 08/27/2026 9003228 $864.00 BURKE WILLIAMS & SORENSEN 96-0006 - JUL 26 - PROF SVC 08/27/2026 9003228 $2,528.00 BURKE WILLIAMS & SORENSEN 96-0014 - JUL 26 - PROF SVC 08/27/2026 9003228 $2,262.00 BURKE WILLIAMS & SORENSEN 96-0037.003 - JUL 26 - PROF SVC 08/27/2026 9003228 $96.00 BURKE WILLIAMS & SORENSEN JUL 26 - RETAIN 08/27/2026 9003228 $16,566.00 NIELSEN MERKSAMER PARRINELLO GROSS & MAY 26- PROF SVC 09/10/2026 110216 $1,413.00 TOTAL LEGAL SERVICES $85,904.84
1005300 - GENERAL FUND - FINANCE
PAYMENTUS CORPORATION 07/09/26-RETURNED PAYMENT FEE 08/21/2026 9003220 $9.95 US BANK CSMFO MMBRSHP DUES 08/21/2026 110119 $60.00
US BANK COPY OF DEED SERVICE FEE 08/21/2026 110120 $0.04 US BANK COPY OF DEED SERVICE FEE 08/21/2026 110120 $0.02 US BANK COPY OF DEED SERVICE FEE 08/21/2026 110120 $0.05 US BANK COPY OF DEED FOR REFUND 08/21/2026 110120 $2.00 US BANK COPY OF DEED FOR REFUND 08/21/2026 110120 $2.30 US BANK EMAILED COPY OF DEED RECORDS 08/21/2026 110120 $0.90 AMAZON.COM SALES, INC INV 1NC7-DY3P-MVQ: WRIST REST 09/10/2026 9003263 $13.99 AMAZON.COM SALES, INC INV 1NC7-DY3P-MVQ: STANDING MAT 09/10/2026 9003263 $39.82 HDL HINDERLITER DE LLAMAS & ASSOC FY27 Q1 - SALES TAX AUDIT/REPORTING 09/10/2026 110212 $6,508.44 HDL COREN & CONE AUDIT SERVICES - PROPERTY TAX 09/10/2026 9003266 $98.04 TOTAL GENERAL FUND - FINANCE $6,735.55
1005350 - SUPPORT SERVICES
XEROX CORPORATION JUL 26-XEROX-CH 08/21/2026 110151 $357.05 XEROX CORPORATION JUL 26-XEROX-CH 08/21/2026 110151 $284.84 XEROX CORPORATION JUL 26-XEROX-CH 08/21/2026 110151 $168.65 XEROX CORPORATION JUL 26-XEROX-CH 08/21/2026 110151 $284.84 XEROX CORPORATION JUL 26-XEROX-CH 08/21/2026 110151 $96.46 XEROX CORPORATION JUL 26-XEROX-CH 08/21/2026 110151 $341.56 XEROX CORPORATION JUL 26 - FIERY -CH 08/21/2026 110151 $195.19 XEROX CORPORATION JUL 26 - FIERY -CH 08/21/2026 110151 $195.19 XEROX CORPORATION JUL 26 - FIERY -CH 08/21/2026 110151 $195.19 STAPLES CONTRACT & COMMERCIAL PAPER-FIRE 08/21/2026 9003223 $164.11 STAPLES CONTRACT & COMMERCIAL PAPER-CH 08/21/2026 9003223 $492.35 AMAZON.COM SALES, INC INV 1NC7-DY3P-MVQ: AIR PURIFIER FILTERS 09/10/2026 9003263 $22.72 AMAZON.COM SALES, INC INV 1NC7-DY3P-MVQ: STAPLE REMOVERS 09/10/2026 9003263 $20.35 AMAZON.COM SALES, INC INV 1NC7-DY3P-MVQ: COFFEE/CREAMER 09/10/2026 9003263 $171.22 AMAZON.COM SALES, INC INV 1NC7-DY3P-MVQ: PAPER PLATES 09/10/2026 9003263 $20.54 AMAZON.COM SALES, INC INV 1NC7-DY3P-MVQ: PAPER PLATES 09/10/2026 9003263 $24.70 AMAZON.COM SALES, INC INV 1NC7-DY3P-MVQ: CREAMER 09/10/2026 9003263 $62.00 TOTAL SUPPORT SERVICES $3,096.96
1005400 - HUMAN RESOURCES
COASTAL LIVE SCAN AND INSURANCE AUG 26 - LIVESCAN 08/21/2026 110123 $132.00 EMPLOYMENT DEVELOPMENT DEPARTMENT 932-0244-8 SUI PE 06/30/26 08/21/2026 110126 $5,428.00 US BANK MAINT WRKER - BREAKFAST FOR PANEL 08/21/2026 110120 $7.94 US BANK MAINT WRKER - LUNCH FOR PANEL 08/21/2026 110119 $94.42 US BANK EFAX SUB 08/21/2026 110119 $49.99
US BANK SYMPATHY FLOWERS 08/21/2026 110119 $117.40
US BANK PANEL LUNCH - PLANNING DRCTR 08/21/2026 110119 $82.21 US BANK PANEL BKFAST - PLANNING DRCTR 08/21/2026 110120 $8.26 US BANK PANEL COFFEE - PLANNING DRCTR 08/21/2026 110120 $24.99 SHARP REES-STEALY MEDICAL GROUP JUL 26-SHC#:700000690 09/03/2026 9003258 $1,720.00 Item J.1
Page: 5 of 13
EMBROIDERY IMAGE EMBROIDERY - RETIREMENT 09/10/2026 110209 $66.62 COASTAL LIVE SCAN AND INSURANCE SEP 26 - LIVESCAN 09/10/2026 110205 $99.00 REGIONAL TRAINING CENTER FY27 - SD EMPLOYMENT RELATIONS CONSORTIUM FEES
09/10/2026 110211 $740.00
ALTA LANGUAGE SERVICES, INC SPEAKING & LISTENING TEST 09/10/2026 110194 $144.00 NEOGOV, INC FY 27 - NEOGOV - ANNUAL SUBSCRIPTION 09/10/2026 110215 $27,652.09 TOTAL HUMAN RESOURCES $36,366.92
1005450 - INFORMATION SERVICES
US BANK FIBER CORDS 08/21/2026 110119 $47.15
US BANK CONSTANT CONTACT MONTHLY SUB 08/21/2026 110119 $183.00 US BANK JOTFORM MONTHLY SUB 08/21/2026 110120 $39.00
US BANK CM’S TV 08/21/2026 110119 $332.24
US BANK DOMAIN RENEWAL 08/21/2026 110119 $70.18
US BANK MDM MONTHLY 08/21/2026 110119 $160.00
US BANK CM’S TV MOUNT 08/21/2026 110120 $26.41
US BANK REDIRECT SERVICE 08/21/2026 110119 $256.24
WESTERN AUDIO VISUAL AV MAINTENANCE SVC 09/03/2026 110192 $480.00 MANAGED SOLUTION OFFICE 365 LICENSES 09/03/2026 9003255 $3,089.41 AT&T MOBILITY AUG 26 - 287362538658 09/03/2026 110175 $98.74 AMAZON.COM SALES, INC INV 1NC7-DY3P-MVQ: PORTABLE SSD 09/10/2026 9003263 $354.92 AMAZON.COM SALES, INC INV 1NC7-DY3P-MVQ: COMPUTER MOUNTS/SHELF-CHAMBERS 09/10/2026 9003263 $153.15
AMAZON.COM SALES, INC INV 1NC7-DY3P-MVQ: EXTENSION CABLES-CHAMBERS 09/10/2026 9003263 $63.12 AMAZON.COM SALES, INC INV 1NC7-DY3P-MVQ: POWER ADAPTERS-CHAMBERS 09/10/2026 9003263 $34.04 FISHER INTEGRATED, INC. JUL 26 - WEB STREAMING SVC 09/10/2026 9003265 $1,800.00 TING FIBER INC. SEP 26 - CITY FACILITIES INTERNET SERVICES 09/10/2026 9003278 $3,334.86 ACTIVE NETWORK, LLC ACTIVE NET-CARD READER 09/10/2026 9003261 $142.46 ACTIVE NETWORK, LLC MAGTEK PAYMENT DVC/DOCKING & CHRGNG STAND 09/10/2026 9003261 $822.15 WESTERN AUDIO VISUAL TESIRA POE LOGIC EXPANDER 09/10/2026 110226 $2,424.45 TOTAL INFORMATION SERVICES $13,911.52
1005550 - PLANNING
CENTRAL SQUARE FY27 CSLB INTEGRATION W TRAKIT 08/21/2026 9003211 $2,314.91 UT SAN DIEGO - NRTH COUNTY PUB HRNG: TE26-001 / STMNT:0000646585 08/21/2026 110146 $614.16 UT SAN DIEGO - NRTH COUNTY PUB HRNG: MOD26-002 / STMNT:0000642441 08/21/2026 110146 $640.93 UT SAN DIEGO - NRTH COUNTY NTC:TE26-001/DRP25-009/MOD25-012/SDP25-012 09/10/2026 110224 $1,976.30 TOTAL PLANNING $5,546.30
1005590 - CODE ENFORCEMENT
WEX FLEET UNIVERSAL 07/08/26-08/07/26 - FUEL 08/21/2026 110150 $157.94 US BANK CODE COMPLIANCE TRAINING - 2 REGISTRATIONS 08/21/2026 110119 $130.00 US BANK TRUCK CAR WASH 08/21/2026 110120 $8.00
US BANK TRUCK CAR WASH 08/21/2026 110120 $8.00
US BANK POLO SHIRT EMBROIDERY - CODES 08/21/2026 110119 $149.35 VERIZON WIRELESS SD 442224168-00001 - 06/24-07/23/26 08/27/2026 110170 $211.51 DATATICKET INC. JUL 26 - PARKING CITATION 09/03/2026 9003252 $75.00 DATATICKET INC. JUL 26 - PARKING CITATION 09/03/2026 9003252 $1,371.54 REGIONAL COMMS SYS MS 056 RCS AUG 26 - CODE RADIOS 09/10/2026 110219 $64.00 TOTAL CODE ENFORCEMENT $2,175.34
1006120 - FIRE DEPARTMENT
WATSONVILLE FORD (WCAF LLC) FIRE VEHICLE PURCHASE 08/21/2026 110147 $7,691.64 XEROX CORPORATION JUL 26 - XEROX - FS 08/21/2026 110151 $52.71 XEROX CORPORATION JUL 26 - XEROX - FS 08/21/2026 110151 $295.09 Item J.1
Page: 6 of 13
XEROX CORPORATION JUL 26 - XEROX-FS 08/21/2026 110151 $32.64 XEROX CORPORATION JUL 26 - XEROX-FS 08/21/2026 110151 $80.22 XEROX CORPORATION JUL 26 - FIERY - FS 08/21/2026 110151 $200.16 CALIFORNIA FIRE CHIEFS ASSOCIATION FY 26 MEMBERSHIP 08/21/2026 110121 $1,008.00 WEX FLEET UNIVERSAL 07/08/26-08/07/26 - FUEL 08/21/2026 110150 $353.90 US BANK CHIEF LUNCHEON 08/21/2026 110119 $267.65
US BANK BC OFFICE SUPPLIES 08/21/2026 110120 $13.91
US BANK DISPATCH APPRECIATION 08/21/2026 110119 $92.94
US BANK FY26 BREAST CANCER AWARENESS STICKERS 08/21/2026 110119 $277.34 US BANK FY26 GLASSWARE/SALT 08/21/2026 110119 $108.71
US BANK LEAF BLOWER 08/21/2026 110119 $210.98
US BANK FY26 SMALL TOOLS 08/21/2026 110120 $34.96
US BANK FY26 SMALL TOOLS 08/21/2026 110119 $760.41
US BANK FY26 SMALL TOOLS 08/21/2026 110120 $18.45
US BANK FY26 PLIERS/CONNECTORS/ORGANIZER 08/21/2026 110119 $124.27 US BANK FY26 CONNECTORS/STRIPPERS/BLADES 08/21/2026 110119 $70.62 US BANK FY26 CONNECTORS/PLIERS 08/21/2026 110119 $138.06 US BANK FY26 SOAP FOR FIRE STATION 08/21/2026 110120 $10.72 US BANK MIRROR/CABINET FS FEMALE RESTROOM 08/21/2026 110119 $178.34 US BANK FY26 PLAQUE INTERIM FIRE CHIEF 08/21/2026 110120 $39.63 US BANK LAPTOP FOR VHF RADIO PROGRAMMING 08/21/2026 110119 $1,363.29 US BANK FIRE MGMT - TOWING - DEL MAR PURCHASE CAR 08/21/2026 110119 $160.00 US BANK FIRE MGMT - LIGHT UP BALLS - 1/2 DM 1/2 S 08/21/2026 110119 $441.53 US BANK 4 SHIELDS FOR HELMETS 08/21/2026 110119 $437.46 US BANK CLEANING SUPPLIES 08/21/2026 110119 $56.91
US BANK CLEANING SUPPLIES 08/21/2026 110119 $54.69
US BANK FY26 WET DRY VAC 08/21/2026 110119 $152.24
US BANK FY26 BATTERY CHARGER 08/21/2026 110120 $36.96
US BANK GAS FOR BC VEHICLE 08/21/2026 110119 $79.79
US BANK GAS FOR BC VEHICLE 08/21/2026 110119 $63.59
US BANK BC VEHICLE ITEM 08/21/2026 110120 $36.95
US BANK GAS FOR BC VEHICLE 08/21/2026 110119 $73.70
SHAWN PETTY REIMB: ROPE COURSE - 05/15-06/19/26 08/21/2026 110141 $1,017.00 ANDREW MAGOON REIMB: DRIVER OP / ROPE COURSE 06/12-06/19/26 08/21/2026 110116 $1,612.00 US BANK DOG WASTE STATION - CLIFF/CEDROS 08/21/2026 110119 $501.19 US BANK MDC MOUNT/EQUIP - BC TAHOE 08/21/2026 110119 $455.44 SANTA FE IRRIGATION DISTRICT 005512-000 - 05/02/26 - 07/01/26 08/27/2026 110167 $901.38 PALOMAR COLLEGE SPRING 26 CLASS-2263 08/27/2026 110165 $710.00 PARKHOUSE TIRE INC BATTERY/LABOR/O-RING 08/27/2026 110166 $873.65 ACE UNIFORMS LLC UNIFORM ESSENTIALS 09/03/2026 9003247 $1,409.31 ACE UNIFORMS LLC UNIFORM ESSENTIALS 09/03/2026 9003247 $64.95 ACE UNIFORMS LLC UNIFORM ESSENTIALS 09/03/2026 9003247 $97.40 CALIFORNIA FIRE CHIEFS ASSOCIATION 2026 CALCHIEFS CONFERENCE REGISTRATION 09/03/2026 110177 $1,800.00 REGIONAL COMMS SYS MS 056 RCS JUL 26-CAP CODE 09/03/2026 110187 $32.50 AFECO INC TURNOUT CLEANING 09/03/2026 110190 $1,225.47
AFECO INC TURNOUT CLEANING 09/03/2026 110190 $2,492.44
WEX BANK JUNE 26 - AUTO FUEL 09/08/2026 990120477 $3,458.74 WEX BANK JUL 26 - AUTO FUEL/CR TAX 09/10/2026 110227 $2,596.93 WEX BANK AUG 26 - AUTO FUEL/CR TAX 09/10/2026 110227 $2,867.79 TOTAL FIRE DEPARTMENT $37,134.65
1006130 - ANIMAL CONTROL
Item J.1
Page: 7 of 13
HABITAT PROTECTION, INC JUL 26-DEAD ANIMAL REMOVAL 08/21/2026 9003213 $176.00 HABITAT PROTECTION, INC JUL 26-DEAD ANIMAL REMOVAL 08/21/2026 9003213 $176.00 HABITAT PROTECTION, INC AUG 26-DEAD ANIMAL REMOVAL 08/21/2026 9003213 $50.00 HABITAT PROTECTION, INC AUG 26-DEAD ANIMAL REMOVAL 08/21/2026 9003213 $176.00 HABITAT PROTECTION, INC AUG 26-DEAD ANIMAL REMOVAL 08/21/2026 9003213 $176.00 TOTAL ANIMAL CONTROL $754.00
1006150 - CIVIL DEFENSE
AT&T CALNET 3 9391012275 - 06/24/26-07/23/26 08/27/2026 110154 $156.45 AT&T CALNET 3 9391012275 - 07/24/26-08/23/26 09/10/2026 110198 $156.45 TOTAL CIVIL DEFENSE $312.90
1006170 - MARINE SAFETY
BILL SMITH FOREIGN CAR SERVICE INC WINDOW REGULATOR/MOTOR 08/21/2026 110117 $810.94 WEX FLEET UNIVERSAL 07/08/26-08/07/26 - FUEL 08/21/2026 110150 $1,879.62 US BANK NEW BATTERY - TRUCK 2485 08/21/2026 110119 $283.84 US BANK SEAT COVERS - 2482 08/21/2026 110119 $296.00
US BANK TIRES - 2485 08/21/2026 110119 $1,315.57
US BANK BREAK BIKE SERVICE 08/21/2026 110119 $54.36
US BANK USLA MEMBERSHIP 08/21/2026 110120 $40.00
US BANK SUNGLASSES 08/21/2026 110119 $150.00
US BANK IMPACT DRIVER - SKI REPAIR 08/21/2026 110119 $249.04 US BANK USLA MEMBERSHIP 08/21/2026 110120 $40.00
US BANK BINOCULARS NEW/REPAIR 08/21/2026 110119 $648.45 US BANK BINOCULARS 08/21/2026 110119 $419.15
US BANK US SURF LIFESAVING ASSOC DUES 08/21/2026 110120 $40.00 US BANK NEW BATTERY - 2483 08/21/2026 110119 $288.14
US BANK ANT TRAPS 08/21/2026 110120 $8.31
US BANK PWC SERVICE UNIT 2492 08/21/2026 110119 $442.07 US BANK LAUNDRY DETERGENT FOR HQ 08/21/2026 110120 $21.73 US BANK BATTERIES 08/21/2026 110119 $73.06
US BANK MEDICAL SUPPLY RESTOCK 08/21/2026 110119 $86.16 US BANK CONNECT TEAMS - JULY 08/21/2026 110119 $350.00
US BANK DOOR LOCKS MS HQ 08/21/2026 110119 $694.89
CULLIGAN OF SAN DIEGO AUG 26- EQUIPMENT - MS 08/27/2026 110157 $60.20 CULLIGAN OF SAN DIEGO JUL 26 – EQUIPMENT - MS 09/03/2026 110181 $60.20 AT&T CALNET 3 9391019469 - 06/20/26-07/19/26 09/10/2026 110195 $168.99 AT&T CALNET 3 9391053651 - 06/25/26-07/24/26 09/10/2026 110196 $310.42 AT&T CALNET 3 9391012281 - 06/25/26-07/24/26 09/10/2026 110197 $116.72 TOTAL MARINE SAFETY $8,907.86
1006510 - ENGINEERING
WEX FLEET UNIVERSAL 07/08/26-08/07/26 - FUEL 08/21/2026 110150 $133.30 US BANK TRAFFIC AND PARKING STANDARDS 08/21/2026 110119 $1,320.00 UNITARIAN UNIVERSALIST FELLOWSHIP OF SAN GRADING DEPOSIT REFUND & INTEREST: GRD24-0005 08/27/2026 110169 $451.14 WEST COAST CIVIL, INC JUL 26- PROF SVC 08/27/2026 110172 $7,250.00 VERIZON WIRELESS SD 362455526-00001 - 07/02/26-08/01/26 08/27/2026 110170 $57.50 AMERICAN PUBLIC WORKS ASSOCIATION FY 27 MEMBERSHIP 08/27/2026 110152 $1,644.00 GUMANOVSKAYA/SHLOPOV FAMILY RFND: GRD23-0010 PLUS INTEREST 09/03/2026 110176 $5,140.23 UNDERGROUND SVC ALERT OF SOCAL INC AUG 26 - DIG ALERT 09/10/2026 9003279 $79.70 VENTOUX CORPORATION RFND: SBGR-441/GRD24-0002 09/10/2026 110225 $1,974.79 TOTAL ENGINEERING $18,050.66
1006520 - ENVIRONMENTAL SERVICES
MISSION LINEN & UNIFORM INC FY27 UNIFORM SERVICES FOR PUBLIC WORKS 08/21/2026 110133 $14.73 Item J.1
Page: 8 of 13
SANTA FE IRRIGATION DISTRICT 005506-014 - 07/02/26-08/03/26 08/21/2026 110138 $228.55 WEX FLEET UNIVERSAL 07/08/26-08/07/26 - FUEL 08/21/2026 110150 $387.77 MIKHAIL OGAWA ENGINEERING, INC. JUL 26-PROF SVC 08/27/2026 9003237 $9,973.24 VERIZON WIRELESS SD 362455526-00001 - 07/02/26-08/01/26 08/27/2026 110170 $57.51 IDRAINS LLC PREVENTIVE JETTER SVC 09/03/2026 110173 $525.00 IDRAINS LLC PREVENTIVE JETTER SVC 09/03/2026 110173 $525.00 IDRAINS LLC PREVENTIVE JETTER SVC 09/03/2026 110173 $525.00 MISSION LINEN & UNIFORM INC FY27 UNIFORM SERVICES FOR PUBLIC WORKS 09/10/2026 110214 $29.00 TOTAL ENVIRONMENTAL SERVICES $12,265.80
1006530 - STREET MAINTENANCE
MISSION LINEN & UNIFORM INC FY27 UNIFORM SERVICES FOR PUBLIC WORKS 08/21/2026 110133 $24.10 BFS GROUP OF CALIFORNIA LLC VOLTAGE DETECTOR/GLOVES/PAINT ROLLERS 08/21/2026 110125 $93.92 BFS GROUP OF CALIFORNIA LLC ALGAE GUARD/HAND SOAP 08/21/2026 110125 $52.12 BFS GROUP OF CALIFORNIA LLC BUCKETS/PRO SPRAYER 08/21/2026 110125 $50.45 BFS GROUP OF CALIFORNIA LLC CLAW TOOL/WAX COMPOUND/PICKUP TOOL 08/21/2026 110125 $65.05 W.W. GRAINGER, INC PUSH BUTTON ASSEMBLY 08/21/2026 9003212 $340.54 VICTOR MAGANA GONZALEZ MILEAGE - 07/25/26-08/08/26 08/21/2026 9003227 $214.32 SANTA FE IRRIGATION DISTRICT 011695-000 - 07/01/26-07/31/26 08/21/2026 110138 $100.28 WEX FLEET UNIVERSAL 07/08/26-08/07/26 - FUEL 08/21/2026 110150 $351.42 US BANK AIR COMPRESSOR - PW YARD 08/21/2026 110119 $597.04 TRAFFIC SUPPLY, INC OBJECT MARKERS/POST 08/27/2026 9003245 $151.66 BFS GROUP OF CALIFORNIA LLC PVC GLUE/PRIMER/VESTS 08/27/2026 110159 $128.38 VERIZON WIRELESS SD 362455526-00001 - 07/02/26-08/01/26 08/27/2026 110170 $57.51 NISSHO OF CALIFORNIA JUL 26 - LANDSCAPE MAINTENANCE SERVICES 08/27/2026 9003239 $2,427.85 ARTURO ZERMENO MILEAGE - 08/08/26 08/27/2026 110153 $39.52 BFS GROUP OF CALIFORNIA LLC GLOVES 09/03/2026 110182 $92.74 BFS GROUP OF CALIFORNIA LLC EAR PLUGS/GLOVES/SAFTEY GLASSES/VEST 09/03/2026 110182 $153.09 SDG&E CO INC UTILITIES: 07/09/26-08/07/26 09/03/2026 110189 $1,003.00 SDG&E CO INC UTILITIES: 07/10/26-08/07/26 09/03/2026 110189 $872.50 AMAZON.COM SALES, INC INV 1NC7-DY3P-MVQ: SCREEN PROTECTOR/CASE 09/10/2026 9003263 $43.47 BFS GROUP OF CALIFORNIA LLC PAINTERS TAPE/ROLLERS/MASKS 09/10/2026 110208 $259.26 MISSION LINEN & UNIFORM INC FY27 UNIFORM SERVICES FOR PUBLIC WORKS 09/10/2026 110214 $47.45 PSC MEMBERSHIP: 11/01/26 - 11/01/27 09/10/2026 9003273 $185.00 ONE DAY SIGNS REFLECTIVE LOGO/VINYL GRAPHICS 09/10/2026 110217 $439.62 VICTOR MAGANA GONZALEZ MILEAGE - 08/15/26 09/10/2026 9003280 $35.72 AUTO TRUCK GROUP, LLC. LIGHT MOUNT/SWITCHES/CABLING 09/10/2026 110223 $1,482.76 TOTAL STREET MAINTENANCE $9,308.77
1006540 - TRAFFIC SAFETY
TRAFFIC SUPPLY, INC STOP SIGN 08/21/2026 9003226 $2,601.39 AMERICAN TRAFFIC SOLUTIONS JUL 26- RED LIGHT CAMERA 08/27/2026 9003246 $8,408.04 VERIZON WIRELESS SD 362455526-00001 - 07/02/26-08/01/26 08/27/2026 110170 $41.08 ALL CITY MANAGEMENT SERVICES, INC SCHOOL CROSSING GUARDS - 08/02/26-08/15/26 09/03/2026 9003248 $4,633.15 SDG&E CO INC UTILITIES: 07/09/26-08/07/26 09/03/2026 110189 $1,166.10 SDG&E CO INC UTILITIES: 07/10/26-08/07/26 09/03/2026 110189 $626.83 ALL CITY MANAGEMENT SERVICES, INC CROSSING GUARDS - 05/24/26-06/06/26 09/10/2026 9003262 $5,237.97 TOTAL TRAFFIC SAFETY $22,714.56
1006550 - STREET CLEANING
PRIDE INDUSTRIES JUL 26- TRASH ABATEMENT SERVICES 08/21/2026 110136 $2,399.71 SANTA FE IRRIGATION DISTRICT 011695-000 - 07/01/26-07/31/26 08/21/2026 110138 $58.89 PRIDE INDUSTRIES JUN 26 - TRASH ABATEMENT SERVICES 09/03/2026 110186 $2,377.28 TOTAL STREET CLEANING $4,835.88
Item J.1
Page: 9 of 13
1006560 - PARK MAINTENANCE
MISSION LINEN & UNIFORM INC FY27 UNIFORM SERVICES FOR PUBLIC WORKS 08/21/2026 110133 $18.08 NISSHO OF CALIFORNIA JUL 26- LANDSCAPING SERVICES 08/21/2026 9003219 $571.29 SANTA FE IRRIGATION DISTRICT 005979-005 - 06/02/26-08/03/26 08/21/2026 110138 $562.35 SANTA FE IRRIGATION DISTRICT 005506-018 - 07/01/26-07/31/26 08/21/2026 110138 $741.49 SANTA FE IRRIGATION DISTRICT 005506-019 - 07/01/26-07/31/26 08/21/2026 110138 $2,413.15 BOOT WORLD, INC. BOOTS 08/21/2026 9003208 $189.06
WEX FLEET UNIVERSAL 07/08/26-08/07/26 - FUEL 08/21/2026 110150 $72.70 US BANK CRT BULBS 08/21/2026 110119 $230.09
NISSHO OF CALIFORNIA JUL 26 - LANDSCAPING SERVICES 08/27/2026 9003239 $2,772.00 BFS GROUP OF CALIFORNIA LLC STRIPPER/CRIMPER/LOCK NUT/BOLTS 08/27/2026 110159 $51.34 HD SUPPLY, INC. LINERS 08/27/2026 9003233 $2,972.79
VERIZON WIRELESS SD 362455526-00001 - 07/02/26-08/01/26 08/27/2026 110170 $82.16 NISSHO OF CALIFORNIA JUL 26 - LANDSCAPE MAINTENANCE SERVICES 08/27/2026 9003239 $10,036.19 W.W. GRAINGER, INC HANDLES 08/27/2026 9003230 $137.52
COAST RECREATION INC PARK EQUIPMENT 09/03/2026 110179 $421.40 RANCHO SANTA FE PROTECTIVE SERVICES INC SEP 26 - PATROL SERVICE 09/03/2026 9003257 $766.24 MISSION LINEN & UNIFORM INC FY27 UNIFORM SERVICES FOR PUBLIC WORKS 09/10/2026 110214 $35.59 NISSHO OF CALIFORNIA AUG 26 - LANDSCAPING SERVICES 09/10/2026 9003272 $1,955.71 EMBROIDERY IMAGE EMBROIDERY: PW 09/10/2026 110209 $464.40 COAST RECREATION INC ANODIZED BELL 09/10/2026 110204 $248.33 RANCHO SANTA FE SECURITY SYS INC SEP 26 - ALARM MONITORING 09/10/2026 110218 $426.02 TOTAL PARK MAINTENANCE $25,167.90
1006570 - PUBLIC FACILITIES
CALIFORNIA OFFICE CLEANING, INC AUG 26- JANITORIAL/CUSTODIAL SVC 08/21/2026 9003210 $450.00 HABITAT PROTECTION, INC JUL 26-PEST/RODENT CONTROL-PW 08/21/2026 9003213 $78.00 HABITAT PROTECTION, INC JUL 26- PEST/RODENT CONTROL-FS 08/21/2026 9003213 $46.00 HABITAT PROTECTION, INC JUL 26- PEST/RODENT CONTROL-LCCC 08/21/2026 9003213 $78.00 HABITAT PROTECTION, INC JUL 26- PEST/RODENT CONTROL-TIDE PARK BEACH 08/21/2026 9003213 $71.00 HABITAT PROTECTION, INC JUL 26-PEST/RODENT CONTROL-CH 08/21/2026 9003213 $62.00 HABITAT PROTECTION, INC JUL 26- PEST/RODENT CONTROL-MS 08/21/2026 9003213 $43.00 HABITAT PROTECTION, INC JUL 26- PEST/RODENT CONTROL-FCCC 08/21/2026 9003213 $78.00 HABITAT PROTECTION, INC JUL 26- PEST/RODENT CONTROL-SEASCAPE SUR 08/21/2026 9003213 $47.00 HABITAT PROTECTION, INC JUL 26- PEST/RODENT CONTROL-DEL MAR SHORES 08/21/2026 9003213 $47.00 HABITAT PROTECTION, INC JUL 26- PEST/RODENT CONTROL-FC 08/21/2026 9003213 $47.00 PRIDE INDUSTRIES JUL 26- TRASH ABATEMENT SERVICES 08/21/2026 110136 $2,399.70 SEASIDE HEATING & AIR CONDITIONING FY27 HVAC SERVICES-LC 08/21/2026 110140 $291.00 SPECIALIZED ELEVATOR CORP AUG 26- MAINT/REPAIR 08/21/2026 9003206 $225.13 BFS GROUP OF CALIFORNIA LLC CHLORINE TABLETS/GLOVES/SWITCH PLATE/LED 08/21/2026 110125 $166.89 BFS GROUP OF CALIFORNIA LLC RODENT TRAPS/LEDS 08/21/2026 110125 $43.32 WEST COAST ARBORISTS INC JUL 26- TREE MAINTENANCE SERVICES 08/21/2026 110149 $2,880.00 DCL ENTERPRISES KEY HOLDER 08/21/2026 9003216 $9.60
DCL ENTERPRISES RE-KEY/KEYS 08/21/2026 9003216 $42.80
WEX FLEET UNIVERSAL 07/08/26-08/07/26 - FUEL 08/21/2026 110150 $121.18 WEST COAST ARBORISTS INC MAY 26-TREE MAINTENANCE SERVICES 08/21/2026 110149 $7,154.00 US BANK DRINKING FOUNTAIN PARTS - LCCC 08/21/2026 110119 $332.77 US BANK CLEANING SUPPLIES 08/21/2026 110119 $122.46
US BANK CLEANING SUPPLIES - GRAFFITI 08/21/2026 110120 $27.20 HABITAT PROTECTION, INC AUG 26 - PEST/RODENT CONTROL - PW 08/27/2026 9003231 $78.00 HABITAT PROTECTION, INC AUG 26 - PEST/RODENT CONTROL - TIDE PARK 08/27/2026 9003231 $71.00 HABITAT PROTECTION, INC AUG 26 - PEST/RODENT CONTROL - FS 08/27/2026 9003231 $46.00 Item J.1
Page: 10 of 13
HABITAT PROTECTION, INC AUG 26 - PEST/RODENT CONTROL - LCCC 08/27/2026 9003231 $78.00 HABITAT PROTECTION, INC AUG 26 - PEST/RODENT CONTROL - SEASCAPE SUR 08/27/2026 9003231 $47.00 HABITAT PROTECTION, INC AUG 26 - PEST/RODENT CONTROL - FCCC 08/27/2026 9003231 $78.00 HABITAT PROTECTION, INC AUG 26 - PEST/RODENT CONTROL - MS 08/27/2026 9003231 $78.00 HABITAT PROTECTION, INC AUG 26 - PEST/RODENT CONTROL - CH 08/27/2026 9003231 $62.00 HABITAT PROTECTION, INC AUG 26 - PEST/RODENT CONTROL - DEL MAR SHORES 08/27/2026 9003231 $47.00 HABITAT PROTECTION, INC AUG 26 - PEST/RODENT CONTROL - FC 08/27/2026 9003231 $47.00 BFS GROUP OF CALIFORNIA LLC P TRAP/PRESSURE SPRAYER 08/27/2026 110159 $29.94 BFS GROUP OF CALIFORNIA LLC GLOVES/RAT TRAP 08/27/2026 110159 $43.58 BFS GROUP OF CALIFORNIA LLC SQUEEGEE/BLADE 08/27/2026 110159 $42.85 NISSHO OF CALIFORNIA JUL 26 - LANDSCAPE MAINTENANCE SERVICES 08/27/2026 9003239 $3,304.80 WEST COAST ARBORISTS INC JUL 26 - TREE MAINTENANCE SERVICES 08/27/2026 110171 $1,984.50 STAPLES CONTRACT & COMMERCIAL WHITEBOARD 08/27/2026 9003243 $182.25 STAPLES CONTRACT & COMMERCIAL CREDIT MEMO: WHITEBOARD - INV#6070663236 08/27/2026 9003243 ($182.25) STAPLES CONTRACT & COMMERCIAL DESK 08/27/2026 9003243 $312.32 STAPLES CONTRACT & COMMERCIAL CREDIT MEMO: DESK INV#6071698443 08/27/2026 9003243 ($312.32) STAPLES CONTRACT & COMMERCIAL DESK 08/27/2026 9003243 $312.32 CONSOLIDATED ELECTRICAL DIST INC LEDS 08/27/2026 9003229 $326.25 CALIFORNIA OFFICE CLEANING, INC AUG 26-JANITORIAL/CUSTODIAL SVC 09/03/2026 9003250 $150.00 BFS GROUP OF CALIFORNIA LLC PAINT ROLLERS/PAIL LINERS 09/03/2026 110182 $58.86 BFS GROUP OF CALIFORNIA LLC ACRYLIC PANEL 09/03/2026 110182 $38.15 BFS GROUP OF CALIFORNIA LLC ACRYLIC PANELS 09/03/2026 110182 $95.38 STAPLES CONTRACT & COMMERCIAL PENS/WHITEBOARD 09/03/2026 9003259 $402.56 CINTAS CORPORATION NO. 2 FIRST AID SUPPLIES-PW 09/03/2026 110178 $101.92 SDG&E CO INC UTILITIES: 07/09/26-08/07/26 09/03/2026 110189 $11,491.11 SDG&E CO INC UTILITIES: 07/10/26-08/07/26 09/03/2026 110189 $4,449.89 PRIDE INDUSTRIES JUN 26 - TRASH ABATEMENT SERVICES 09/03/2026 110186 $2,377.28 REAL ESTATE CONSULTING & SERVICES INC FY27 ON-CALL AS-NEEDED HANDYMAN 09/10/2026 9003274 $1,475.00 REAL ESTATE CONSULTING & SERVICES INC FY27 ON-CALL AS-NEEDED HANDYMAN-FS 09/10/2026 9003274 $2,198.00 CALIFORNIA OFFICE CLEANING, INC AUG 26 - JANITORIAL/CUSTODIAL SVC 09/10/2026 9003264 $10,602.00 BFS GROUP OF CALIFORNIA LLC PAINT 09/10/2026 110208 $236.53 DCL ENTERPRISES KEYS/TAGS 09/10/2026 9003269 $31.68
JOHNSON CONTROLS FIRE PROTECTION LP ANNUAL FIRE EXTINGUISHER INSPECTION 09/10/2026 110213 $1,805.60 CINTAS CORPORATION NO. 2 FIRST AID SUPPLIES-CH 09/10/2026 110201 $365.50 TOTAL PUBLIC FACILITIES $57,418.75
1007100 - COMMUNITY SERVICES
SAN DIEGO COUNTY BICYCLE COALITION JUL 26-BIKE EDUCATION 08/21/2026 9003207 $2,500.00 US BANK SOCIAL MEDIA MICROPHONE 08/21/2026 110120 $16.52 US BANK WEBINAR - STORYTELLING PUBLIC AGENCIES - 06/03 08/21/2026 110120 $30.00 US BANK WEBINAR - STORYTELLING PUBLIC AGENCIES - 06/30 08/21/2026 110120 $45.00 US BANK WEBINAR - TURF LAW COMMUNICATION 08/21/2026 110120 $30.00 US BANK BLUE TABLECLOTHS 08/21/2026 110120 $45.01
US BANK UTENSIL ORGANIZERS 08/21/2026 110120 $32.58
US BANK BLACK TABLECLOTHS 08/21/2026 110119 $58.71
TOTAL COMMUNITY SERVICES $2,757.82
1007110 - GF-RECREATION
US BANK TSHIRTS/PROMO ITEMS - 40TH ANNIVERSARY EVENT 08/21/2026 110119 $2,263.29 US BANK TONER 08/21/2026 110119 $114.07
US BANK RECREATION MANAGER PROF ASSOC DUES 08/21/2026 110119 $170.00 US BANK SUPPLIES - 40TH ANNIVERSARY EVENT 08/21/2026 110119 $273.35 US BANK CAR WASH - PARK&REC TRUCK 08/21/2026 110120 $27.99 Item J.1
Page: 11 of 13
US BANK STAFF BADGES LANYARDS - EVENT 7/2/26 08/21/2026 110120 $15.21 US BANK 40TH ANNIVERSARY CONCERTS RADIO RENTAL 08/21/2026 110119 $212.82 DEL MAR BLUE PRINT COMPANY, INC. 2026 BEACH BLANKET BANNER 08/27/2026 110158 $128.49 SANDRA JAMALEDDINE BEACH NIGHT MOVIE COVERAGE-08/08/26 08/27/2026 9003241 $700.00 THE FINEST INTERNATIONAL PRIVATE SECURITY AUG 26-SECURITY-FCCC RENTALS 09/03/2026 9003253 $780.00 ULTIMATE ENTERTAINMENT, LLC 09/19/26-SCREEN - LA COLONIA MOVIE NIGHT 09/03/2026 110185 $1,134.08 TOTAL GF-RECREATION $5,819.30
1205460 - SELF INSURANCE RETENTION
BURKE WILLIAMS & SORENSEN 96-0040.007 - JUL 26 - PROF SVC 08/27/2026 9003228 $1,438.45 GEORGE HILLS COMPANY, INC. JUL 26 - JUN 27 - ANNL ADMIN FEES/MEDICARE/CMS 09/03/2026 9003254 $1,822.00 GEORGE HILLS COMPANY, INC. JUL 26 - GL CLAIMS SERVICES 09/03/2026 9003254 $708.50 TOTAL SELF INSURANCE RETENTION $3,968.95
1255465 - WORKERS COMPENSATION
CORVEL ENTERPRISE COMP INC JUL 26 - CLAIMS SERVICES 09/03/2026 110180 $250.00 CORVEL ENTERPRISE COMP INC JUL 26 - JUN 27 - ADMIN FEE 09/03/2026 110180 $11,087.18 CORVEL ENTERPRISE COMP INC JUL 26 - CLAIMS SERVICES 09/03/2026 110180 $3,521.00 CORVEL ENTERPRISE COMP INC JUN 26 - CLAIMS SERVICES 09/03/2026 110180 $120.00 TOTAL WORKERS COMPENSATION $14,978.18
135 - EQUIPMENT REPLACEMENT
INTERSECTIONCRE INC RFND: MOD25-013 08/21/2026 110129 $224.67 NEW FRESH INVESTMENTS LLC RFND: B26-0315 PLAN CHECK/TECH 08/27/2026 110164 $142.61 TOTAL EQUIPMENT REPLACEMENT $367.28
1356120 - ASSET REPLACEMENT-FIRE
WATSONVILLE FORD (WCAF LLC) FIRE VEHICLE PURCHASE 08/21/2026 110147 $61,024.21 WATSONVILLE FORD (WCAF LLC) PW VEHICLE PURCHACES 08/21/2026 110147 $69,458.35 WATSONVILLE FORD (WCAF LLC) PW VEHICLE PURCHACES 08/21/2026 110147 $70,003.77 US BANK FLAGS - FIRE VEHICLE OUTFITTING 08/21/2026 110119 $293.59 CROSS CONNECTIONS EMERGENCY SERVICES, VHF RADIO/ACCESSORIES 09/03/2026 9003251 $9,620.31 CROSS CONNECTIONS EMERGENCY SERVICES, VHF RADIO/ACCESSORIES 09/03/2026 9003251 $8,980.93 TOTAL ASSET REPLACEMENT-FIRE $219,381.16
1605360 - OPEB OBLIGATION
MIDAMERICA SEPTEMBER 26 08/21/2026 9003218 $8,805.00
SELF INSURED SERVICES COMPANY SEP 26 - DENTAL / COBRA DENTAL 09/03/2026 9003249 $51.00 TOTAL OPEB OBLIGATION $8,856.00
2037510 - HIGHWAY 101 LANDSC #33
NISSHO OF CALIFORNIA JUL 26 - LANDSCAPE MAINTENANCE SERVICES 08/27/2026 9003239 $1,803.79 SDG&E CO INC UTILITIES: 07/09/26-08/07/26 09/03/2026 110189 $3,081.79 TOTAL HIGHWAY 101 LANDSC #33 $4,885.58
2047520 - MID 9C SANTA FE HILLS
SANTA FE HILLS HOA AUG 26 - SANTA FE HILLS HOA 08/21/2026 9003221 $31,838.33 TOTAL MID 9C SANTA FE HILLS $31,838.33
2057530 - MID 9E ISLA VERDE
ISLA VERDE HOA AUG 26 - ISLA VERDA HOA 08/21/2026 110130 $244.50 TOTAL MID 9E ISLA VERDE $244.50
2077550 - MID 9H SAN ELIJO #2
SAN ELIJO HILLS II HOA AUG 26 - SAN ELIJO HILLS HOA 08/21/2026 110137 $12,664.25 TOTAL MID 9H SAN ELIJO #2 $12,664.25
2087580 - COASTAL RAIL TRAIL MAINT
SANTA FE IRRIGATION DISTRICT 005506-020 - 07/01/26-07/31/26 08/21/2026 110138 $3,671.57 NISSHO OF CALIFORNIA JUL 26 - LANDSCAPE MAINTENANCE SERVICES 08/27/2026 9003239 $7,240.55 Item J.1
Page: 12 of 13
UT SAN DIEGO - NRTH COUNTY PUB NTC - RESO: 2026-074 09/03/2026 110191 $1,375.61 TOTAL COASTAL RAIL TRAIL MAINT $12,287.73
2117600 - STREET LIGHTING DISTRICT
VERIZON WIRELESS SD 362455526-00001 - 07/02/26-08/01/26 08/27/2026 110170 $16.43 UT SAN DIEGO - NRTH COUNTY PUB NTC - RESO 2026-076 09/03/2026 110191 $1,197.14 SDG&E CO INC UTILITIES: 07/10/26-08/07/26 09/03/2026 110189 $7,902.05 TOTAL STREET LIGHTING DISTRICT $9,115.62
213 - DEVELOPER PASSTHRU
MARK V & JESSICA MARIANI RFND: B22-0701 08/27/2026 110163 $1,908.05 ADAM N & JAMIE KATHLEEN OVERBEY RFND: DRP25-013 09/10/2026 110193 $4,839.65 TOTAL DEVELOPER PASSTHRU $6,747.70
2135550 - DEVELOPER PASS-THRU- PLANNING
HARRIS & ASSOC. INC. JUL 26-PROF SVC 08/27/2026 9003232 $9,946.25 TOTAL DEVELOPER PASS-THRU- PLANNING $9,946.25
2146120 - FIRE MITIGATION FEES
US BANK EYE/EAR PROT & WILDLAND PPE 08/21/2026 110119 $441.10 US BANK HELMETS 08/21/2026 110120 $39.12
US BANK HELMET REFLECTIVE DECALS 08/21/2026 110119 $249.24 US BANK BC SCBA TAGS 08/21/2026 110119 $119.88
ACE UNIFORMS LLC UNIFORM ESSENTIALS 09/03/2026 9003247 $432.99 TOTAL FIRE MITIGATION FEES $1,282.33
2465200 - MISC GRANTS - CM
US BANK CLEAN&GREEN TSHIRTS 08/21/2026 110119 $1,100.53 TOTAL MISC GRANTS - CM $1,100.53
2505570 - COASTAL BUSINESS/VISITORS
SOLANA BEACH COMMUNITY THEATER FY 27 COMMUNITY GRANT 08/21/2026 110143 $5,000.00 NORTH COAST REPERTORY THEATRE FY 27 COMMUNITY GRANT 08/21/2026 110134 $5,000.00 JALISCIENCE FOLKLORIC ACADEMY FY 27 COMMUNITY GRANT 08/21/2026 110131 $5,000.00 TOTAL COASTAL BUSINESS/VISITORS $15,000.00
2556180 - JUNIOR LIFEGUARDS
WESS TRANSPORTATION SERVICES TRASPORTATION - 07/27/26 08/21/2026 110148 $1,167.66 US BANK CALENDLY SUB - JRLG 08/21/2026 110120 $12.00
US BANK MOBILE OFFICE RENT 08/21/2026 110119 $446.93
US BANK JG TRAILER REPAIR 08/21/2026 110120 $32.13
TOTAL JUNIOR LIFEGUARDS $1,658.72
2557110 - CAMP PROGRAMS
US BANK FIELD TRIP - 06/25 08/21/2026 110119 $853.00
US BANK ICE CREAM - DAY CAMP 08/21/2026 110119 $166.06
US BANK FIELD TRIP - 07/02 08/21/2026 110119 $680.00
US BANK DAY CAMP FIELD TRIP - 07/10/26 08/21/2026 110119 $295.00 US BANK DAY CAMP FIELD TRIP 07/16/26 08/21/2026 110119 $814.50 TOTAL CAMP PROGRAMS $2,808.56
2706120 - PUBLIC SAFETY- FIRE
HONEYWELL INTERNATIONAL INC. STATION ALERTING SYSTEM 08/21/2026 9003214 $1,354.73 HONEYWELL INTERNATIONAL INC. STATION ALERTING SYSTEM 08/21/2026 9003214 $1,367.77 US BANK GLOWSTICKS - EMS 08/21/2026 110119 $81.50
NATIONWIDE MEDICAL SURGICAL INC FLUZONE TIV SYRINGES 09/03/2026 9003256 $234.82 THE COUNSELING TEAM INTERNATIONAL SEP 26 - FIRE MENTAL WELLNESS SVCS 09/10/2026 9003277 $491.40 TOTAL PUBLIC SAFETY- FIRE $3,530.22
4506190 - SAND REPLNSHMNT/RETENTION
Item J.1
Page: 13 of 13
SUMMIT ENVIROMENTAL GROUP, INC. JUL 26-9926 PROF SVC 08/21/2026 9003225 $4,025.00 SUMMIT ENVIROMENTAL GROUP, INC. AUG 26 - PROF SVC 09/03/2026 9003260 $2,100.00 TING FIBER INC. SEP 26 - INTERNET SERVICES-DEL MAR SHORES 09/10/2026 9003278 $464.31 TING FIBER INC. SEP 26 - INTERNET SERVICES-TIDE BEACH PARK 09/10/2026 9003278 $464.31 TOTAL SAND REPLNSHMNT/RETENTION $7,053.62
453 - PARK DVLPMNT IMPACT(PDIF)
JEET & JULIA MINOCHA RFND: B25-0489 PDIF/PUFIF 08/27/2026 110162 $108.64 JEET & JULIA MINOCHA RFND: B25-0489 PDIF/PUFIF 08/27/2026 110162 $10.07 TOTAL PARK DVLPMNT IMPACT(PDIF) $118.71
4546510 - TRANSP IMPACT FEE (TIF)
MICHAEL BAKER INTERNATIONAL, INC PE 06/30/26 -LSF CORRIDOR III 08/21/2026 9003217 $26,793.34 TOTAL TRANSP IMPACT FEE (TIF) $26,793.34
4596510 - MISC.CAPITALPROJECTS-ENG
CHEN RYAN ASSOCIATES FEB-JUN 26 - SAN MARIO TRAFFIC ANALYSIS 08/27/2026 110155 $20,925.00 CHEN RYAN ASSOCIATES 03/01/26-03/31/26 - COASTAL RAIL TRAIL 08/27/2026 110155 $10,574.40 CHEN RYAN ASSOCIATES 04/01/26-06/30/26 - COASTAL RAIL TRAIL 08/27/2026 110155 $81,972.50 CHEN RYAN ASSOCIATES 03/01/26-06/30/26 - DG ALTERNATIVES 08/27/2026 110155 $14,974.40 CHEN RYAN ASSOCIATES 05/01/26-06/30/26 - ACTIVE TRANSPORTATION

PROGRAM
08/27/2026 110155 $20,102.50
TOTAL MISC.CAPITALPROJECTS-ENG $148,548.80
4596520 - MISC CIP - CAP
JEWISH FAMILY SERVICE OF SAN DIEGO JUL 26-SENIOR TRANSPORTATION 08/27/2026 9003235 $5,433.54 TOTAL MISC CIP - CAP $5,433.54
5097700 - SANITATION
MISSION LINEN & UNIFORM INC FY27 UNIFORM SERVICES FOR PUBLIC WORKS 08/21/2026 110133 $10.04 IDRAINS LLC C-SEWER CLEANING-47,888/JUL 26 08/21/2026 110115 $30,169.44 SANTA FE IRRIGATION DISTRICT 005979-008 - 06/02/26-08/03/26 08/21/2026 110138 $123.51 SANTA FE IRRIGATION DISTRICT 005506-014 - 07/02/26-08/03/26 08/21/2026 110138 $685.65 WEX FLEET UNIVERSAL 07/08/26-08/07/26 - FUEL 08/21/2026 110150 $145.42 VERIZON WIRELESS SD 362455526-00001 - 07/02/26-08/01/26 08/27/2026 110170 $16.43 IDRAINS LLC PREVENTIVE JETTER SVC 09/03/2026 110173 $525.00 MISSION LINEN & UNIFORM INC FY27 UNIFORM SERVICES FOR PUBLIC WORKS 09/10/2026 110214 $19.77 TOTAL SANITATION $31,695.26
REPORT TOTAL: $1,353,154.49
Item J.1
COUNCIL ACTION:
_______________________________________________________________________ AGENDA ITEM # J.2.

STAFF REPORT

CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Alyssa Muto, City Manager
MEETING DATE: September 30, 2026
ORIGINATING DEPT: Public Works / Engineering
SUBJECT: Construction Contract Award to LC Paving & Sealing, Inc. for the FY 2025/26 Americans with Disability Act (ADA)
Pedestrian Ramps Project

BACKGROUND
The Public Works and Engineering Department is responsible for maintaining and improving the City's public street infrastructure, including compliance with the Americans with Disabilities Act (ADA) at street intersections and pedestrian crossings throughout the City. A key part of this responsibility is the ongoing identification and construction of ADA-compliant pedestrian ramps to improve accessibility and pedestrian safety, including traffic control, demolition of existing surface improvements, patching, and related work performed by a licensed contractor selected through a competitive public bidding process.

This item is before the City Council for consideration of Resolution 2026-110 (Attachment 1) to authorize the City Manager to award a construction contract to the lowest responsible and responsive bidder, LC Paving & Sealing, Inc. (LC Paving), in the amount of $39,000.

DISCUSSION
In November 2024, City Council approved Resolution 2024-106 authorizing a Community Development Block Grant (CDBG) funding application for the FY 2025/26 ADA Pedestrian Ramps Project . The County of San Diego subsequently approved Fiscal Year (FY) 2025/26 CDBG funding in the amount of $52,814 for the project and issued a Notice to Proceed on August 21, 2025.

This project includes upgrading six pedestrian ramps along Stevens Avenue at San Rodolfo Drive and Academy Drive (Attachment 2). These locations were specifically identified in the City’s Safe Routes to Schools (SRTS) Plan (2023) as pedestrian facilities in need of improvement. The existing pedestrian ramps at these locations will be removed and replaced with new ramps that meet current accessibility standards.

The Notice to Proceed is expected in Fall 2026, and the project is anticipated to reach completion by early 2027.To minimize community impacts, construction is anticipated to Item J.2
September 30, 2026
ADA Pedestrian Ramps Project Award

Page 2 of 4 ends

be substantially completed while school is out.The estimated construction duration is 15 working days (approximately three weeks).

The construction documents for the FY 2025/26 ADA Pedestrian Ramps Project, Bid No. 2026-02, B-25-UC-06-0501, were prepared and the project was advertised for construction in July 2026. On August 18, 2026, six bids were received and publicly opened by the City Clerk. The bids are listed below in Table 1.

Table 1: Bid Results
Bidders Base Bid
LC Paving $39,000.00
A.B. Hashmi, Inc. $48,900.00
Palm Engineering Construction Company, Inc. $67,998.00
YBS Construction Engineering $69,000.00
HSCC, Inc. $75,000.00
Fordyce Construction $113,502.00
The apparent low bid submitted by LC Paving, was determined to be complete and responsive to the bid specifications. Staff checked the contractor’s references and confirmed that LC Paving has successfully completed similar projects for other municipalities, as well as prior year projects for the City of Solana Beach. Staff also confirmed that the contractor holds a valid contractor’s license. Based on the bid evaluation and reference checks, staff recommends awarding the construction contract to LC Paving.

The contract amount is based on the City Engineer’s estimated quantities and the contractor’s bid unit prices. The final project cost will be based on field measurements and the actual quantities of work completed.

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
This item authorizes the City Manager to execute a construction contract with LC Paving in the amount of $39,000 and approves a construction contingency of $5,850, for a total authorized project construction amount of $44,850 as listed below in Table 2.

Item J.2
September 30, 2026
ADA Pedestrian Ramps Project Award

Page 3 of 4 ends

Table 2: Anticipated Project Costs
Item Amount
Construction Contract – LC Paving $39,000
Construction Contingency (15%) $5,850
Total $44,850
The City received County approval for $52,814 in CDBG funds for FY 2025/26, and the Capital Improvement Plan appropriated $50,000 in CDBG funds for FY 2025/26. The construction contract with LC Paving in the amount of $39,000 will be charged to CDBG-CIP Construction account (2406510.66610.A). There is sufficient budget available to fund the construction contract, the approximately 15% construction contingency of $5,850, and other eligible project costs, including bid advertisement. Final project costs will be reported to City Council upon completion of construction as part of filing the Notice of Completion.

WORK PLAN
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 Ramps Project is included in the Capital Improvement Plan and will help ensure compliance with the ADA and enhance safe access within the public right-of-way.

OPTIONS
• Approve staff recommendation.
• Provide alternative directions.

CITY STAFF RECOMMENDATION
Staff recommends that the City Council adopt Resolution 2026-110:

1. Awarding a construction contract to LC Paving & Sealing, Inc in the amount of $39,000.00, for the FY2025/26 Americans with Disability Act (ADA) Pedestrian Ramps Project, Bid No. 2026-02.

2. Approving an amount of $5,850.00 for construction contingency.

3. Authorizing the City Manager to execute the construction contract on behalf of the City.

4. Authorizing the City Manager to approve cumulative change orders up to the construction contingency amount.

Item J.2
September 30, 2026
ADA Pedestrian Ramps Project Award

Page 4 of 4 ends

_________________________
Alyssa Muto, City Manager
Attachments:

1. Resolution 2026-110

2. Project Map
Item J.2
ATTACHMENT 1
RESOLUTION 2026-110

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SOLANA BEACH, CALIFORNIA, AWARDING A

CONSTRUCTION CONTRACT TO LC PAVING & SEALING,
INC. FOR THE FY 2025/26 AMERICANS WITH

DISABILITIES ACT (ADA) PEDESTRIAN RAMPS

PROJECT
WHEREAS, in November 2024, City Council approved Resolution 2024-106 authorizing a Community Development Block Grant (CDBG) funding application for the FY 2025/26 ADA Pedestrian Ramps Project; and
WHEREAS, the City of Solana Beach has received approval from the County of San Diego Department of Housing and Community Development for $52,814 in Community Development Block Grant (CDBG) funding for the FY 2025/26 ADA Pedestrian Ramps Project; and
WHEREAS, on August 18, 2026, six bids for FY 2025/26 ADA Pedestrian Ramps, Bid No. 2026-02, were received and publicly opened by the City Clerk; and WHEREAS, the apparent low bid submitted by LC Paving & Sealing, Inc. was determined to be complete and responsive to the bid requirements; and WHEREAS, Staff recommends awarding the construction contract to LC Paving & Sealing, Inc.; and
WHEREAS, Staff recommends a 15% construction contingency of $5,850 for unforeseen conditions and changes in the work; and
WHEREAS, the construction contract with LC Paving & Sealing, Inc. in the amount of $39,000 will be charged to CDBG-CIP Construction account (2406510.66610.A); and 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 awards the construction contract to LC Paving & Sealing, Inc. in the amount of $39,000 for the FY 2025/26 Americans with Disability Act (ADA) Pedestrian Ramps Project, Bid No. 2026-02.

3. That the City Council approves an amount of $5,850 for construction contingency.

Item J.2
Resolution 2026-110
Award ADA Pedestrian Ramps

Page 2 of 2 ends

4. That the City Council authorizes the City Manager to execute the construction contract on behalf of the City.

5. That the City Council authorizes the City Manager to approve cumulative change orders up to the construction contingency amount.

PASSED AND ADOPTED this 30th day of September, 2026, at a special 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.2
ATTACHMENT 2
Item J.2
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: September 30, 2026

ORIGINATING
DEPT:

Community Development Department -
Tiffany Wade - Associate Planner
SUBJECT: Public Hearing: 1153 Camino De Las Villas, Case No.: DRP26- 008, Applicant: Lomas Santa Fe Country Club Estates, APN:
263-480-01 & 263-490-01

BACKGROUND
The Applicant, Lomas Santa Fe Country Club Estates (LSFCCE), is requesting City Council approval of a Development Review Permit (DRP) to grade existing common landscape areas. The area of work is located at 1153 Camino De Las Villas. The proposed development includes grading in the amount of 165 cubic yards (CY) aggregate across two developed lots.

The issue before the Council is whether to approve, approve with conditions, or deny the Applicant’s request as contained in Resolution 2026-112 (Attachment 1). The project plans are included in Attachment 2.

DISCUSSION
The subject properties are located on the south side of Lomas Santa Fe Drive and is accessed via Camino De Las Villas. The lot is irregular in shape with a northern property line of approximately 2,814 feet, a southern property line of approximately 3,098 feet, a western property line of 520 feet and a eastern property line of approximately 296 feet.

The subject properties are bound by Lomas Santa Fe Drive to the north and Las Banderas Drive to the west. West of Las Banderas Drive is a Commercial center on a General Commercial (C) property. A small portion of the southwest corner of the subject property Item K.1
September 30, 2026
Lomas Santa Fe Country Club Villas - 1153 Camino De Las Villas

Page 2 of 7 ends

abuts a High Residential (HR) Zone, which is developed with multi-family residence. Open Space Recreation (OSR) area abuts the subject properties to the east and south.

The Applicant is requesting approval of a DRP to conduct grading in the common landscape areas to replace the existing turf with new landscaping. The Applicant proposes new landscape to comply with Assembly Bill (AB) 1572, signed on October 13, 2023, which prohibits the use of drinking (potable) water to irrigate nonfunctional turfgrass on commercial, industrial, institutional (CII) properties and Homeowners Association (HOA) common areas throughout the state of California. AB 1572 applies to properties owned by state and local public agencies, privately-owned CII properties, and non-residential HOA common areas.

Associated site improvements would include grading, drainage, drainage areas and plantings. The project plans are included in Attachment 2.

Table 1 (below) provides a comparison of the Solana Beach Municipal Code (SBMC) applicable zoning regulations with the Applicants proposed design.

Table 1

LOT INFORMATION
Property Address: 1153 Camino De Las Villas
Lot Size: 632,269 SF (western parcel)
618,453 SF (eastern parcel)
Overlay Zone: Coastal Zone
Zoning Designation: MR (5-7 du/ac)

PROPOSED PROJECT INFORMATION
Requested Permits:

DRP: grading in excess of 100 cubic yards
Proposed Grading: 205 CY of Aggregate Grading (40 CY of cut; 165 CY of import) Proposed Fences and Walls: No
Proposed Accessory Dwelling Unit: No
Proposed Accessory Structure: No
Existing Development: Multi-family
Residential and Landscaping
Staff has prepared draft findings for approval of the DRP in the attached Resolution 2026- 112 for the City Council’s consideration based upon the information in this report. The applicable SBMC sections are provided in italicized text and recommended conditions of approval from the Community Development, Engineering, and Fire Departments are incorporated in the Resolution of Approval (Attachment 1). The Council may direct Staff to modify the Resolution to reflect the findings and conditions it deems appropriate as a result of the Public Hearing process. If the Council determines the project is to be denied, Staff will prepare a Resolution of Denial for adoption at a subsequent Council meeting.

Item K.1
September 30, 2026
Lomas Santa Fe Country Club Villas - 1153 Camino De Las Villas

Page 3 of 7 ends

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 2026-112.

Development Review Permit Compliance (SBMC Section 17.68.40):

A DRP is required because the proposed development includes grading in excess of 100 cubic yards. The Council may approve, or conditionally approve, a DRP only if all of the findings listed below can be made. If the findings cannot be made, the Council shall deny the DRP. Resolution 2026-112 provides full discussion of the findings.

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

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

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

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

DRP Finding #1
General Plan Consistency
The properties are currently developed with multi-family residential dwellings. The proposed project involves improvements to the existing landscaped common areas within the development. The proposed development could also be found to be consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy residential neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated neighborhoods.

Zoning Ordinance Consistency
SBMC Section 17.20.010(C) specifies that the MR Zone is intended to provide for residential development in areas characterized primarily by detached single-family dwellings on older subdivided lots and two-family and multiple-family dwellings within newer, large-lot, planned developments. SBMC Section 17.20.030 outlines property development regulations, which are analyzed below.

Item K.1
September 30, 2026
Lomas Santa Fe Country Club Villas - 1153 Camino De Las Villas

Page 4 of 7 ends

Minimum Yards/Setbacks:

Minimum yard dimensions (setbacks) for the MR Zone are determined by the setback designator indicated on the City of Solana Beach official zoning map. The setback designator for the subject property is “d”, which requires 25-foot front and rear yard setbacks and 5-foot interior side yard setbacks. As designed, no structures are proposed and the project meets all required setbacks.

Maximum Floor Area Ratio:

No new floor area is proposed.

Fences, Walls and Retaining Walls:

No fences or walls are proposed.

Landscape Water Efficiency:

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

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

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

1. Relationship with Adjacent Land Uses

2. Building and Structure Placement

3. Landscaping

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

5. Grading

6. Lighting

7. Usable Open Space
Relationship with Adjacent Land Uses:

Item K.1
September 30, 2026
Lomas Santa Fe Country Club Villas - 1153 Camino De Las Villas

Page 5 of 7 ends

The subject property is located within the Medium Residential (MR) Zone. The adjacent residential property is zones High Residential (HR) and is developed with multi-family residences. The project as proposed does not include changes to the existing use.

Building and Structure Placement:

No buildings or structures are proposed as a part of this project.

Landscaping:

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

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

Roads, Pedestrian Walkways, Parking, and Storage Areas:

There are no proposed changes to the existing roads, pedestrian walkways parking or storage areas.

Grading:

The project includes grading in the amounts of approximately 205 cubic yards aggregate.

This includes 40 cubic yards of cut, and 165 cubic yards of import. The imported material will be distributed across the 47,102 sq. ft. project area with no significant changes in topography.

Lighting:

Item K.1
September 30, 2026
Lomas Santa Fe Country Club Villas - 1153 Camino De Las Villas

Page 6 of 7 ends

Usable Open Space:

The project consists of grading in existing common areas of an existing multi-family development in a residential zone; therefore, usable open space and recreational facilities are neither proposed nor required according to SBMC Section 17.20.040.

Property Frontage and Public Right-of-Way Improvements:

Portions of the existing landscape improvements are proposed within the public right-of-way. The Applicant is required to obtain an Encroachment Permit in accordance with SBMC Section 11.20 and execute an Encroachment Maintenance Removal Agreement in a form approved by the City Attorney.

Public Hearing Notice:

Notice of the City Council Public Hearing for the project was published in the Union Tribune more than 10 days prior to the public hearing. The same public notice was mailed to property owners and occupants within 300 feet of the proposed project site on September 18, 2026. As of the date of preparation of this Staff Report, Staff have not received any official correspondence.

In conclusion, the proposed project, as conditioned, could be found to be consistent with the Zoning regulations and the General Plan. Staff have prepared draft findings for approval of the project in the attached Resolution 2026-112 for the Council’s consideration based upon the information in this report. Conditions from the Community Development, Engineering, and Fire Department are incorporated in the Resolution of Approval.

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

CEQA COMPLIANCE STATEMENT
The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15304 of the State CEQA Guidelines. Class 4 consists of minor public or private alterations in the condition of land, water, and/or vegetation which do not involve removal of healthy, mature, scenic trees except for forestry and agricultural purposes. Examples of this exemption include new gardening or landscaping, including the replacement of existing conventional landscaping with water efficient or fire-resistant landscaping.

FISCAL IMPACT N/A

WORK PLAN N/A
Item K.1
September 30, 2026
Lomas Santa Fe Country Club Villas - 1153 Camino De Las Villas

Page 7 of 7 ends

OPTIONS
∙ Approve Staff recommendation adopting the attached Resolution 2026-112. ∙ Approve Staff recommendation subject to additional specific conditions necessary for the City Council to make all required findings for the approval of a DRP and SDP. ∙ Deny the project if all required findings for the DRP cannot be made.

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

Therefore, Staff recommends that the City Council:

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

2. Find the project exempt from the California Environmental Quality Act pursuant to Section 15304 of the State CEQA Guidelines; and

3. If the City Council makes the requisite findings and approves the project, adopt Resolution 2026-112 conditionally approving a DRP for grading in excess of 100 cubic yards at 1153 Camino De Las Villas, Solana Beach. _________________________
Alyssa Muto, City Manager
Attachments:

1. Resolution 2026-112 – DRP

2. Project Plans Dated September 14, 2026
Item K.1
ATTACHMENT 1
RESOLUTION 2026-112

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SOLANA BEACH, CALIFORNIA, CONDITIONALLY

APPROVING A DEVELOPMENT REVIEW PERMIT FOR

GRADING AT LOMAS SANTA FE COUNTRY CLUB
ESTATES AT 1153 CAMINO DE LAS VILLAS, SOLANA
BEACH APN: 263-480-01 & 263-490-01
APPLICANT: LOMAS SANTA FE COUNTRY CLUB

ESTATES
APPLICATION: DRP26-008
WHEREAS, Lomas Santa Fe Country Club Estates (hereinafter referred to as “Applicant”), has submitted an application for a Development Review Permit (DRP) pursuant to Title 17 (Zoning) of the Solana Beach Municipal Code (SBMC); and WHEREAS, the Public Hearing was conducted pursuant to the provisions of Solana Beach Municipal Code Section 17.72.030; and
WHEREAS, at the Public Hearing on September 30, 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 15304 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 for grading in excess of 100 cubic yards at 1153 Camino De Las Villas 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.

Item K.1
Resolution 2026-112
DRP26-008 – Lomas Santa Fe Country Club Estates

Page 2 of 9 ends

General Plan Consistency: The properties are currently developed with multi-family residential dwellings. The proposed project involves improvements to the existing landscaped common areas within the development. The proposed development could also be found to be consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy residential neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated neighborhoods.

Specific Plans and Special Overlays: The proposed Project is also located within the Coastal Zone. As a condition of project approval, the Applicant will be required to obtain a Coastal Development Permit, Waiver, or Exemption from the California Coastal Commission prior to the issuance of building or grading permits.

Zoning Ordinance Consistency: SBMC Section 17.20.010(C) specifies that the MR Zone is intended to provide for residential development in areas characterized primarily by detached single-family dwellings on older subdivided lots and two-family and multiple-family dwellings within newer, large-lot, planned developments. SBMC Section 17.20.030 outlines property development regulations, which are analyzed below.

Minimum Yards/Setbacks:

Maximum Floor Area Ratio:

No new floor area is proposed.

Fences, Walls and Retaining Walls:

No fences or walls are proposed.

Landscape:

Page 3 of 9 ends

drawings that will be reviewed by Staff for conformance with the conceptual plan. In addition, Staff will perform inspections during the construction phase of the project. A separate condition has been added to require that native or drought-tolerant and non-invasive plant materials and water-conserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.

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

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

The subject property is located within the Medium Residential (MR) Zone. The adjacent residential property is zones High Residential (HR) and is developed with multi-family residences.

The project as proposed does not include changes to the existing use.
b. Building and Structure Placement: Buildings and structures shall be sited and designed in a manner which visually and functionally enhances their intended use.

No buildings or structures are proposed as a part of this project. 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.

Otherwise, increases in trees or shrub mature heights or adding Item K.1
Resolution 2026-112
DRP26-008 – Lomas Santa Fe Country Club Estates

Page 4 of 9 ends

new planting locations would require City Council approval of a Modification to the DRP. Additionally, any replaced plant species must be typical of the water use requirements of the plants replaced, provided that the replaced vegetation does not result in mixing high water use plants with low water use plants in the same hydro-zone.

A condition has also been added to require that native or drought-tolerant and non-invasive plant materials and 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.

There are no proposed changes to the existing 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 includes grading in the amounts of approximately 205 cubic yards aggregate. This includes 40 cubic yards of cut, and 165 cubic yards of import. The imported material will be distributed across the 47,102 sq. ft. project area with no significant changes in 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).

A condition of project approval requires that all new exterior lighting fixtures comply with the City-Wide Lighting Regulations Item K.1
Resolution 2026-112
DRP26-008 – Lomas Santa Fe Country Club Estates

Page 5 of 9 ends

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.

17.20.040.

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

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

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

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

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

A. Community Development Department Conditions:

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

II. Building, grading, and landscape construction plans must be in substantial conformance with the project plans presented to the City Council on September 30, 2026, and located in the project file with a submittal date of September 14, 2026.

III. Any proposed onsite fences, walls and retaining walls and any Item K.1
Resolution 2026-112
DRP26-008 – Lomas Santa Fe Country Club Estates

Page 6 of 9 ends

proposed railing located on top, or any combination thereof, shall comply with applicable regulations of SBMC Section 17.20.040 and

17.60.070 (Fences and Walls).

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

V. The Applicant shall provide a full Landscape Documentation Package in compliance with SBMC Chapter 17.56 and in substantial conformance with the conceptual landscape plan included in the project plans submitted on September 14, 2026, prior to Building Permit issuance and consistent with the building construction and grading plans. The Applicant shall obtain and submit landscape security in a form prescribed by the City Engineer in addition to the grading security. The landscape plan and installation will be reviewed and inspected by the City’s third-party landscape professional. The landscape security deposit shall be released when applicable regulations have been satisfied and the installation has passed inspection by the City’s third-party landscape professional.

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

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

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

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

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

B. Fire Department Conditions:

Item K.1
Resolution 2026-112
DRP26-008 – Lomas Santa Fe Country Club Estates

Page 7 of 9 ends

I. CONSTRUCTION MATERIALS: Prior to delivery of combustible building construction materials to the project site all the following conditions shall be completed to the satisfaction of the Solana Beach Fire Department and per the 2025 California Fire Code Chapter 33:

1. All wet and dry utilities shall be installed and approved by the appropriate inspecting department or agency.

2. As a minimum the first lift of asphalt paving shall be in place to provide a permanent all-weather surface for emergency vehicles; and

3. Water supply for fire protection (fire hydrants and standpipes) shall be installed, in service and accepted by the Fire Department and applicable water district.

II. OBSTRUCTION OF ROADWAYS DURING CONSTRUCTION: All
roadways shall be a minimum of 20 feet in width during construction and maintained free and clear, including the parking of vehicles per the 2025 California Fire Code Chapter 5 Section 503.4 and 503.2.1.

C. Engineering Department Conditions:

I. The Applicant is required to obtain an Encroachment Permit in accordance with SBMC Section 11.20 for the private landscaping improvements being done in the public right-of-way. The improvements shall be done to the satisfaction of the City Engineer prior to final inspection of the building permit.

II. The Applicant is responsible for coordinating the project’s construction schedule with the City’s upcoming Lomas Santa Fe Ease project, to prevent interference with scheduled road improvements and sidewalk installation along the south side of Lomas Santa Fe Drive, within public right-of-way.

III. The applicant is responsible for coordinating with and obtaining the appropriate approvals from the utility agencies holding easements within the limits of work, such as San Diego Gas and Electric and Kinder Morgan.

IV. The Applicant shall prepare an Erosion Prevention and Sediment Control Plan. Best management practices shall be developed and implemented to manage stormwater and non-stormwater 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.

V. The Applicant shall obtain a Miscellaneous Engineering Permit, and submit a set of engineering plans to the approval of the City Item K.1
Resolution 2026-112
DRP26-008 – Lomas Santa Fe Country Club Estates

Page 8 of 9 ends

Engineer. On-site grading design and construction shall be in accordance with Chapter 15.40 of the Solana Beach Municipal Code.

A Hydrology Study and Soils Report are not required so long as the site perviousness is unchanged.

VI. The Applicant shall maintain the existing drainage pattern and shall not cause or increase concentrated runoff onto adjacent properties or cross-lot drainage. The Applicant shall correct any drainage impacts resulting from the project to the satisfaction of the City Engineer.

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 SBMC which allows otherwise.

D. City Council Conditions:

To be completed after council hearing.

I. ENFORCEMENT
Pursuant to SBMC 17.72.120(B) failure to satisfy any and all of the above-mentioned conditions of approval is subject to the imposition of penalties as set forth in SBMC Chapters 1.1.6 and 1.18 in addition to any applicable revocation proceedings.

II. EXPIRATION
The Development Review Permit for the project will expire 24 months from the date of this Resolution, unless the Applicant has obtained building permits and has commenced construction prior to that date, and diligently pursued construction to completion. An extension of the application may be granted by the City Council according to SBMC 17.72.110.

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

In the event of such election, the Applicant shall pay all of the costs related thereto, including without limitation reasonable attorney’s fees and costs. In the event of a Item K.1
Resolution 2026-112
DRP26-008 – Lomas Santa Fe Country Club Estates

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disagreement between the City and Applicant regarding litigation issues, the City shall have the authority to control the litigation and make litigation related decisions, including, but not limited to, settlement or other disposition of the matter.

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

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

PASSED AND ADOPTED at a special meeting of the City Council of the City of Solana Beach, California, held on the 30th day of September, 2026, by the following vote:

STAFF REPORT

CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Alyssa Muto, City Manager
MEETING DATE: September 30, 2026
ORIGINATING DEPT: Community Development Department
Tiffany Wade, Associate Planner
SUBJECT: Public Hearing: 1153 Camino De Las Villas, Case No.:

DRP26- 008, Applicant: Lomas Santa Fe Country Club
Estates, APN: 263-480-01 & 263-490-01

STAFF REPORT UPDATE
Item # K1
_____________________________________________________________________________ DISCUSSION:

After the publication of the Staff Report and Resolution, Staff discovered an error related to the reported grading quantities. The proposed grading quantities are as follows: 40 CY cut to be relocated on site as fill and 165 CY of import fill. This results in 245 CY of aggregate grading (40 + 40 + 165). The 40 CY of cut is associated with creating dry stream beds to capture excess runoff, and the 40 CY of fill will be used to create planter mounds. The 165 CY of import fill is amended topsoil to be used as plant backfill.

The grading efforts are associated with the removal of non-recreational turf per AB1572, in an effort to conserve water and improve drainage.

These clarifications have been reflected in the draft resolution.

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: September 30, 2026
ORIGINATING DEPT: Community Development – Tiffany Wade, Associate Planner SUBJECT: Public Hearing: Vacant Lot at 0 Via De La Valle Case No.: DRP26-002, SDP26-001, Applicant: Spencer
Willhoit, APN: 298-270-18-00, Resolution 2026-109

BACKGROUND
The Applicant, Spencer Willhoit, is requesting City Council approval of a Development Review Permit (DRP) and Structure Development Permit (SDP) to construct a new two-story, single-family residence with an attached garage and perform associated site improvements. The 8,954 square-foot lot is located at 0 Via De La Valle and is within the Scaled Residential Overlay Zone (SROZ) and Hillside Overlay Zone (HOZ). The Applicant proposes to construct a 3,345 square-foot residence with an attached 570 square-foot garage. The proposed development includes grading in the amount of 300 cubic yards (CY) aggregate. The maximum height of the proposed residence would be 25 feet above the proposed grade (or 130.7 feet above Mean Sea Level (MSL)).

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

The project requires a SDP because the proposed development exceeds 16 feet in height above the existing grade. The issue before the Council is whether to approve, approve with conditions, or deny the Applicant’s request as contained in Resolution 2026- 109 (Attachment 1). The project plans are included in Attachment 2.

DISCUSSION
Item K.2
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The subject property is located on the north side of Via De La Valle and is accessed via a private driveway. The lot is rectangular in shape with 75 feet of the adjacent road easement, western and eastern property lines of approximately 119 feet, and a rear property line of 72 feet.

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

The subject property is located within the HOZ, however the topography survey shows there are no significant slopes on the subject parcel. The topography slopes downward from the adjacent parcel to the west towards Highland Drive. The elevation at the front property line is approximately 108 feet above Mean Seal Level (MSL) and the rear property line is approximately 103 MSL, resulting in a change in elevation of approximately 5 feet.

The Applicant is requesting approval of a DRP and SDP to construct a new two-story single-family residence with an attached two-car garage. The property is currently undeveloped. The finished floor of the first floor would be built approximately two (2) feet below the elevation of the private road easement. Associated site improvements would include grading, drainage, hardscape and landscaping. The project plans are included in Attachment 2.

Table 1 (below) provides a comparison of the Solana Beach Municipal Code (SBMC) applicable zoning regulations with the Applicants proposed design.

Item K.2
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Staff has prepared draft findings for approval of the DRP in the attached Resolution 2026- 109 for the City Council’s consideration based upon the information in this report. The applicable SBMC sections are provided in italicized text and recommended conditions of approval from the Community Development, Engineering, and Fire Departments are incorporated in the Resolution of Approval (Attachment 1). The Council may direct Staff to modify the Resolution to reflect the findings and conditions it deems appropriate as a result of the Public Hearing process. If the Council determines the project is to be denied, Staff will prepare a Resolution of Denial for adoption at a subsequent Council meeting.

Item K.2
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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 2026-109.

Development Review Permit Compliance (SBMC Section 17.68.40):

A DRP is required because the proposed development includes grading in excess of 100 cubic yards; development in the HOZ; construction of a residence in excess of 60 percent of the maximum allowable floor area for the property; and construction of a second story that exceeds 35 percent of the first floor. The Council may approve, or conditionally approve, a DRP only if all of the findings listed below can be made. If the findings cannot be made, the Council shall deny the DRP. Resolution 2026-109 provides full discussion of the findings.

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

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

DRP Finding #1
General Plan Consistency
The project, as designed, is consistent with the permitted uses for the MR Zone as described in SBMC Sections 17.20.010 and 17.12.020. The property is designated Medium Density Residential in the General Plan and intended for single- and multi-family development within a density range of five to seven (5-7) dwelling units per acre. The lot is 8,954 square feet or 0.20 acres. 0.20 acres X 5 dwelling units per acre = 1 unit, and 0.20 X 7 dwelling units per acre = 1.4. To round up to the next whole number, at least a 0.70 fractional unit is required. Therefore, the allowed density for the subject property is one (1) dwelling unit. The proposed project includes one (1) dwelling unit. Therefore, the project is consistent with the density and use intended in the General Plan.

Item K.2
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The proposed development could also be found to be consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy residential neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated neighborhoods.

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

Scaled Residential Overlay Zone (SROZ):

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

Hillside Overlay Zone (HOZ):

The subject property is located in the HOZ per the City’s Overlay Map. The purpose of the HOZ is to restrict the grading and development of natural slopes with an inclination of 25 percent or greater in order to preserve natural topography and scenic qualities of the city, protect native habitat and watersheds, and reduce the potential for environmental hazards. The Applicant has provided a topography survey that shows there are no slopes with an inclination of 25 percent or greater.

Minimum Yards/Setbacks:

17.20.030(D)(1)(b), for lots that have a depth of less than 100 feet, the minimum required front yard shall be reduced to 20 feet. When the existing road/access easement (20 feet) is subtracted from the lot depth (119 feet) the lot depth is 99 feet. The project includes allowable encroachments into the rear-yard setback, including a pool and site walls. As designed, the project meets all required setbacks.

Item K.2
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Maximum Floor Area Ratio:

The property is located within the boundaries of the SROZ, which specifies a tiered calculation for maximum allowable floor area. The maximum allowable floor area calculation for the 8,954 square-foot lot, pursuant to the provisions of the SROZ regulations, is as follows:

0.500 X 6,000 ft2 3,000 ft2

0.175 X 2,954 ft2 517 ft2
Total Allowable Floor Area: 3,517 ft2
The Applicant is proposing to develop a vacant lot with a new 3,345 square-foot, two-story, single-family residence with a 570-square-foot two-car garage. The project is afforded a floor area exemption for off-street parking. The SBMC parking regulations require two off-street parking spaces per single-family residence. When required spaces are provided in a garage, 200 square feet of floor area is exempted for each required space. The proposed 570 square-foot garage would accommodate two (2) unobstructed parking spaces; therefore, 400 square feet of the garage is exempt from the calculation of floor area. With the applicable exemption, the total proposed floor area would be 5,515 square feet, which is two (2) square feet below the maximum allowable for the property. The proposed floor area (3,515 square feet) is 99% of the allowable floor area (3,517 square feet).

Maximum Building Height:

The maximum building height for the MR Zone is 25 feet. The maximum height of the proposed residence would be 25 feet above the proposed grade with a maximum elevation of 130.7 MSL. The proposed structures would exceed 16 feet in height from the pre-existing grade. Therefore, the project is subject to the requirements of SBMC Chapter

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

Required Off-Street Parking:

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

Fences, Walls and Retaining Walls:

Within the front yard setback area, the SBMC Section 17.20.040(O) allows fences and walls, or any combination thereof, to be no higher than 42 inches in height as measured from existing grade, except for an additional two feet of fence that is at least 80% open to light. Fences, walls and retaining walls located within the rear and interior side yards are Item K.2
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allowed to be up to six feet in height with an additional 24 inches that is 50% open to light and air.

The Applicant is proposing to construct a new three (3) foot high retaining wall adjacent to the rear property line. A new landscape feature wall, not to exceed three (3) feet is proposed along the west property line, terminating before the road and utility easement. The proposed project includes a new six-foot tall solid wood fence along either side property lines, and rear property line to enclose the property and meet pool/spa safety requirements.

The plans show fences and walls that comply with the requirements of SBMC

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

Landscape Water Efficiency:

The project is subject to the current water efficient landscaping regulations of SBMC Chapter 17.56. A Landscape Documentation Package is required for new development projects with an aggregate landscape equal to or greater than 500 square feet requiring a building permit, plan check or development review. The Applicant provided a conceptual landscape plan that has been reviewed by the City’s third-party landscape architect, who has recommended approval. The Applicant will be required to submit detailed construction landscape drawings that will be reviewed by the City’s third-party landscape architect for conformance with the conceptual plan. In addition, the City’s third-party landscape architect will perform inspections during the construction phase of the project. A separate condition has been added to require that native or drought-tolerant and non-invasive plant materials and water-conserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.

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

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

1. Relationship with Adjacent Land Uses

2. Building and Structure Placement

3. Landscaping

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

5. Grading

6. Lighting

7. Usable Open Space
Item K.2
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Relationship with Adjacent Land Uses:

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

Neighborhood Comparison:

Staff compared the proposed project to nine (9) other properties within the surrounding area. This area includes properties accessed from Via De La Valle, via the private road, as shown on the following map:

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

The existing homes range in size from 2,178 square feet to 5,535 square feet, according to the County Assessor records. It should be noted that the County Assessor does not include the garage, covered porch area, unfinished basement, or accessory building area in the total square footage. Accordingly, the building area of the proposed project has been Item K.2
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calculated for comparison purposes by deleting the area of the proposed garage as follows:

Project Gross Building Area: 3,915 ft2
Delete Garage: - 570 ft2
Project Area for Comparison to Assessor’s Data: 3,345 ft2 Table 2 is based upon the County Assessor’s data and SanGIS data.

It contains neighboring lot sizes, the square footage of existing development and the maximum allowable square footage for potential development on each lot.

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

Allowable ft2
Zone
1 680 Via De La Valle 8,918 2,864 3,511 MR
2 686 Via De La Valle 17,687 2,178 2,870 4,844 MR
3 0 Via De La Valle 8,954 vacant 3,345 3,517 MR
4 682 Via De La Valle 13,899 2,629 4,382 MR
5 684 Via De La Valle 22,080 3,885 5,179 MR
6 690 Via De La Valle 18,992 5,535 4,974 MR
7 692 Via De La Valle 11,225 3,776 3,914 MR
8 688 Via De La Valle 12,170 3,557 4,080 MR
9 678 Via De La Valle 17,411 3,663 4,816 MR
10 676 Via De La Valle 16,912 3,931 4,766 MR
The project, as designed, is consistent with the permitted uses for the MR Zone as described in SBMC Sections 17.20.010 and 17.12.020. The proposed floor area is consistent with nearby residential development and the proposed project could be found to be compatible with and complimentary to nearby existing development.

Building and Structure Placement:

The proposed two-story residence would be located within the buildable area of the lot established by the required setbacks for the zone. The MR Zone requires a 25-foot front-yard setback, 25-foot rear-yard setback and 5-foot interior side-yard setbacks. Per SBMC 17.20.030D the front yard setback is reduced to 20 feet when the lot depth is less than 100 feet. Due to the 20-foot-wide private road easement, the lot depth is reduced to 99 feet. Therefore, the required setbacks for the subject property are a 20-foot front yard setback, 25-foot rear yard setback and 5-foot side yard setbacks. The floor area of the first floor is set back 20.10 feet from the edge of the private road easement, 31.19 feet from the rear property line, 5.44 feet from the west side property line and 5.56 feet from the east side property line. The floor area of the second floor is set back 23.67 feet from Item K.2
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the edge of the private road easement, 31.19 feet from the rear property line, 5.12 feet from the east side property line and 8.48 feet from the west side property line.

The 1,600 square-foot first floor consists of three (3) bedrooms, three (3) bathrooms, a mudroom/laundry room, and a flex space. South of the residence, beyond the flex space is a covered patio. The covered patio is open on two or more sides and does not count towards the floor area totals. The 1,745 square-foot second floor includes a kitchen, dining room, living room, powder room, and primary suite. A 115 square foot deck is located north of the primary suite. A 662 square foot second story deck is proposed off the kitchen, dining and living areas. The second story deck is set back 23.15 feet from the rear property line. A 327 square foot roof deck is proposed in the northeast corner of the residence above the primary suite. On the east side of the residence are two flights of exterior stairs. The first leads from the ground level rear yard patio and pool area to the second story deck. The second flight of stairs leads from the second story deck to the roof deck above the primary suite. The stairs are set back 3.15 feet from the east side property line.

Landscape:

Roads, Pedestrian Walkways, Parking, and Storage Areas:

The two required off-street parking spaces would be located within the attached 570 square-foot main level two-car garage. The garage would be accessed by a driveway Item K.2
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at the southwest corner of the property frontage. The trash enclosure would be located along the eastern side yard.

Grading:

Lighting:

Usable Open Space:

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

Structure Development Permit Compliance:

The proposed structure exceeds 16 feet in height above the pre-existing grade; therefore, the project must comply with all of the View Assessment requirements of SBMC Chapter 17.63 and the Applicant was required to complete the SDP process. The Applicant had story poles erected onsite, and the Story Pole Height Certification was issued by a licensed land surveyor on May 6, 2026, which showed the highest story pole certified at 130.70 MSL and 25 feet above the proposed grade. Notices to apply for View Assessment were mailed to property owners and occupants within 300 feet of the project site, which established a deadline to file for View Assessment on July 1, 2026. The City did not receive any applications for View Assessment.

A condition of approval has been added to the Draft Resolution of Approval (Attachment 1) to require that the Applicant submit a height certification prepared by a licensed land surveyor prior to the framing inspection certifying that the maximum height of the proposed addition will not exceed 25 feet above the proposed grade or 130.70 feet above MSL, which is the maximum proposed structure height reflected on the project plans, should the City Council make the necessary finding to approve the project.

In conclusion, the proposed project, as conditioned, could be found to be consistent with the Zoning regulations, and the General Plan. Staff has prepared draft findings for approval of the project in the attached Resolution 2026-109 for the Council’s consideration based upon the information in the report. The applicable SBMC sections are provided in the Item K.2
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italicized text and conditions from the Community Development, Engineering, and Fire Departments are incorporated in the Resolution of Approval. Additionally, as a condition of project approval, the Applicant would be required to obtain a Coastal Development Permit, Waiver or Exemption from the California Coastal Commission prior to the issuance of a Building Permit. The Council may direct Staff to modify the Resolution to reflect the findings and conditions it deems appropriate as a result of the Public Hearing process. If the Council determines the project is to be denied, Staff will prepare a Resolution of Denial for adoption at a subsequent Council meeting.

Property Frontage and Public Right-of-Way Improvements:

The frontage of this property is a private street improved with PCC. If approved, the applicant will construct a pervious paver driveway.

Fire Access:

To provide adequate access to the subject property, the private road easement across the two (2) adjacent properties to the east shall be widened to 20 feet.

Public Hearing Notice:

In conclusion, the proposed project, as conditioned, could be found to be consistent with the Zoning regulations and the General Plan. Staff have prepared draft findings for approval of the project in the attached Resolution 2026-109 for the Council’s consideration based upon the information in this report. Conditions from the Community Development, Engineering, and Fire Department are incorporated in the Resolution of Approval.

CEQA COMPLIANCE STATEMENT
The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 of the State CEQA Guidelines. Class 3 consists of construction and location of limited numbers of new, small facilities or structures. Examples of this exemption include one single-family residence or second dwelling unit in a residential zone.

Item K.2
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In urbanized areas, up to three single-family residences may be constructed or converted under this exemption.

FISCAL IMPACT N/A

WORK PLAN N/A

OPTIONS
∙ Approve Staff recommendation adopting the attached Resolution 2026-009. ∙ Approve Staff recommendation subject to additional specific conditions necessary for the City Council to make all required findings for the approval of a DRP and SDP. ∙ Deny the project if all required findings for the DRP cannot be made.

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 2026-109 conditionally approving a DRP and SDP for a new two-story, single-family residence and an attached two-car garage and perform associated site improvements at 0 Via De La Valle, Solana Beach.
_________________________
Alyssa Muto, City Manager
Attachments:

1. Resolution 2026-109 – DRP/SDP

2. Project Plans Dated September 8, 2026

3. Story Pole Height Certification, May 6, 2026
Item K.2
Attachment 1
RESOLUTION 2026-109

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SOLANA BEACH, CALIFORNIA, CONDITIONALLY

APPROVING A DEVELOPMENT REVIEW PERMIT AND

STRUCTURE DEVELOPMENT PERMIT TO CONSTRUCT A

NEW TWO-STORY SINGLE-FAMILY RESIDENCE AND

PERFORM ASSOCIATED SITE IMPROVEMENTS ON A
VACANT LOT AT 0 VIA DE LA VALLE, SOLANA BEACH,
APN: 298-270-18-00
APPLICANT: SPENCER WILLHOIT
APPLICATION: DRP26-002/SDP26-001
WHEREAS, Spencer Willhoit (hereinafter referred to as “Applicant”), has submitted an application for a Development Review Permit (DRP) and Structure Development Permit (SDP) pursuant to Title 17 (Zoning) of the Solana Beach Municipal Code (SBMC); and
WHEREAS, the Public Hearing was conducted pursuant to the provisions of Solana Beach Municipal Code Section 17.72.030; and
WHEREAS, at the Public Hearing on September 30, 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 15303 of the State CEQA Guidelines; and WHEREAS, this decision is based upon the evidence presented at the Hearing, and any information the City Council gathered by viewing the site and the area as disclosed at the Hearing.

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

I. That the foregoing recitations are true and correct.

II. That the request for a DRP and SDP to construct a new 3,345 square-foot two-story single-family residence with an attached 570 square-foot garage and perform associated site improvements at 0 Via De La Valle 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:

Item K.2
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I. The proposed project is consistent with the General Plan and all applicable requirements of SBMC Title 17 (Zoning Ordinance), including special regulations, overlay zones and specific plans.

General Plan Consistency: The proposed project is found consistent with the General Plan, which designates the property as Medium Density Residential and is intended for single- and multi-family development within a density range of five to seven (5-7) dwelling units per acre. The proposed development is found to be consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy residential neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated neighborhoods.

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

The subject property is located in the HOZ per the City’s Overlay Map.

The purpose of the HOZ is to restrict the grading and development of natural slopes with an inclination of 25 percent or greater in order to preserve natural topography and scenic qualities of the city, protect native habitat and watersheds, and reduce the potential for environmental hazards. The Applicant has provided a topography survey that shows there are no slopes with an inclination of 25 percent or greater.

The proposed Project is also located within the Coastal Zone. As a condition of project approval, the Applicant will be required to obtain a Coastal Development Permit, Waiver, or Exemption from the California Coastal Commission prior to the issuance of building or grading permits.

Zoning Ordinance Consistency: SBMC Section 17.20.010(C) specifies that the MR Zone is intended for residential development in areas characterized primarily by detached single-family dwellings on older subdivided lots and two-family and multiple-family dwellings within newer, large-lot, planned developments. SBMC Section 17.20.030 outlines property development regulations, which are analyzed below.

Minimum Yards/Setbacks:

Minimum yard dimensions (setbacks) for the MR Zone are determined by the setback designator indicated on the City of Solana Beach official zoning map. The setback designator for the subject property is “d”, which Item K.2
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requires 25-foot front and rear yard setbacks and 5-foot interior side yard setbacks. Pursuant to SBMC Section 17.20.030(D)(1)(b), for lots that have a depth of less than 100 feet, the minimum required front yard shall be reduced to 20 feet. When the existing road/access easement (20 feet) is subtracted from the lot depth (119 feet) the lot depth is 99 feet.

The project includes allowable encroachments into the rear-yard setback, including a pool and site walls. As designed, the project meets all required setbacks.

Maximum Floor Area Ratio:

0.500 X 6,000 ft2 3,000 ft2

With the applicable exemption, the total proposed floor area would be 5,515 square feet, which is two (2) square feet below the maximum allowable for the property. The proposed floor area (3,515 square feet) is 99% of the allowable floor area (3,517 square feet).

Maximum Building Height:

The maximum building height for the MR Zone is 25 feet. The maximum height of the proposed residence would be 25 feet above the proposed grade with a maximum elevation of 130.7 MSL.

Required Off-Street Parking:

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

Item K.2
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Fences, Walls and Retaining Walls:

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

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

Landscape:

The project is subject to the current water efficient landscaping regulations of SBMC Chapter 17.56. A Landscape Documentation Package is required for new development projects with an aggregate landscape equal to or greater than 500 square feet requiring a building permit, plan check or development review. The Applicant provided a conceptual landscape plan that has been reviewed by the City’s third-party landscape architect, who has recommended approval. The Applicant will be required to submit detailed construction landscape drawings that will be reviewed by the City’s third-party landscape architect for conformance with the conceptual plan. In addition, the City’s third-party landscape architect will perform inspections during the construction phase of the project. A separate condition has been added to require that native or drought-tolerant and non-invasive plant materials and water-conserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.

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

17.68.040.F:
a. Relationship with Adjacent Land Uses: The development shall be designed in a manner compatible with and where feasible, Item K.2
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complimentary to existing and potential development in the immediate vicinity of the project site. Site planning on the perimeter of the development shall give consideration to the protection of surrounding areas from potential adverse effects, as well as protection of the property from adverse surrounding influences.

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

17.20.010 and 17.12.020. The maximum proposed floor area would be two (2) square feet below the maximum allowable and the square footage of the project would fall within the range of adjacent residential development. The project is found to be to be compatible in terms of scale, apparent bulk, and massing and complementary to existing development in the immediate
vicinity.
b. Building and Structure Placement: Buildings and structures shall be sited and designed in a manner which visually and functionally enhances their intended use.

Per SBMC 17.20.030D the front yard setback is reduced to 20 feet when the lot depth is less than 100 feet. Due to the 20-foot-wide private road easement, the lot depth is reduced to 99 feet.

Therefore, the required setbacks for the subject property are a 20-foot front yard setback, 25-foot rear yard setback and 5-foot side yard setbacks. The floor area of the first floor is set back

20.10 feet from the edge of the private road easement, 31.19 feet from the rear property line, 5.44 feet from the west side property line and 5.56 feet from the east side property line. The floor area of the second floor is set back 23.67 feet from the edge of the private road easement, 31.19 feet from the rear property line, 5.12 feet from the east side property line and 8.48 feet from the west side property line. The stairs adjacent to the second story deck are set back 3.15 feet from the east side property line.

The second story deck is set back 23.15 feet from the rear property line.

The 1,600 square-foot first floor consists of three (3) bedrooms, three (3) bathrooms, a mudroom/laundry room, and a flex space.

South of the residence, beyond the flex space is a covered patio.

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The covered patio is open on two or more sides and does not count towards the floor area totals. The 1,745 square-foot second floor includes a kitchen, dining room, living room, powder room, and primary suite. A 115 square foot deck is located north of the primary suite. A 662 square foot second story deck is proposed off the kitchen, dining and living areas. A 327 square foot roof deck is proposed in the northeast corner of the residence above the primary suite. On the east side of the residence are two flights of exterior stairs. The first leads from the ground level rear yard patio and pool area to the second story deck. The second flight of stairs leads from the second story deck to the roof deck above the primary suite.

The proposed 570 square foot two-car garage is located towards the northeast corner of the property, beneath the primary suite and deck. A new driveway would be located on the north side of the property providing garage access from the private road easement and Via De La Valle. The driveway also serves as a hammerhead turnaround.
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.

Otherwise, increases in trees or shrub mature heights or adding new planting locations would require City Council approval of a Modification to the DRP. Additionally, any replaced plant species must be typical of the water use requirements of the plants replaced, provided that the replaced vegetation does not result in mixing high water use plants with low water use plants in the same hydro-zone.

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

The two required off-street parking spaces would be located within the attached 570 square-foot main level two-car garage.

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

The project includes grading in the amounts of approximately:
50 cubic yards of cut, 150 cubic yards of fill; and 100 cubic yards of import. The project includes grading in the amount of 300 cubic yards aggregate.
f. Lighting: Light fixtures for walkways, parking areas, driveways, and other facilities shall be provided in sufficient number and at proper locations to assure safe and convenient nighttime use.

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

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

All required permits, including a Structure Development 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 Building or Grading Permits.

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

The City did not receive any applications for View Assessment.

A height certification prepared by a licensed land surveyor is required prior to the framing inspection certifying that the maximum height of the proposed addition will not exceed 25.0 feet above the proposed grade (or 130.70 feet above MSL).

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

A. Community Development Department Conditions:

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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 25.0 feet above the proposed grade (or 130.70 feet above MSL) in conformance with the plans as approved by the City Council on September 30, 2026.

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

17.60.070 (Fences and Walls).

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

VI. The Applicant shall provide a full Landscape Documentation Package in compliance with SBMC Chapter 17.56 and in substantial conformance with the conceptual landscape plan included in the project plans presented to the City Council on May 21, 2025, prior to Building Permit issuance and consistent with the building construction and grading plans. The Applicant shall obtain and submit landscape security in a form prescribed by the City Engineer in addition to the grading security. The landscape plan and installation will be reviewed and inspected by the City’s third-party landscape professional. The landscape security deposit shall be released when applicable regulations have been satisfied and the installation has passed inspection by the City’s third-party landscape professional.

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

VIII. All new exterior lighting fixtures shall be in conformance with the City-wide 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 Item K.2
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as to be detrimental to the surrounding area.

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

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

B. Fire Department Conditions:

I. ACCESS ROAD MINIMUM DIMENSIONS: Fire apparatus access roads shall have an unobstructed improved width of not less than 20 feet; curb line to curb line, and an unobstructed vertical clearance of not less than 13 feet 6 inches. Exception: Single-Family residential driveways; serving no more than two single-family dwellings, shall have minimum of 16 feet, curb line to curb line, of unobstructed improved width. Access roads shall be designed and maintained to support the imposed loads of not less than 75,000 pounds and shall be provided with an approved paved surface to provide all-weather driving capabilities per the Solana Beach Municipal Code Title 15 Building and Construction Chapter 15.32 Fire Code Section 15.32.170 Sections 503.2.1 and 503.2.3.

II. BUILDINGS AND FACILITIES: Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility per the 2025 California Fire Code Chapter 5 Section 503.1.1.

III. DEAD ENDS: All dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. A cul-de-sac shall be provided in residential areas where the access roadway serves more than four (4) structures. The minimum unobstructed paved radius width for a cul-de-sac shall be 36 feet in residential areas with no parking per the 2025 California Fire Code Chapter 5 Section 503.2.5.

IV. GATES: All gates or other structures or devices, which could obstruct fire access roadways or otherwise hinder emergency operations, are Item K.2
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prohibited unless they meet standards approved by the Fire Department. An approved emergency key-operated switch and/or an approved emergency traffic control-activating strobe light sensor shall be installed per the Solana Beach Municipal Code Title 15 Building and Construction Chapter 15.32 Fire Code Section 15.32.200 Section 503.6. All Knox Box products shall be purchased through Solana Beach Fire website.

V. CONSTRUCTION MATERIALS: Prior to delivery of combustible building construction materials to the project site all the following conditions shall be completed to the satisfaction of the Solana Beach Fire Department and per the 2025 California Fire Code Chapter 33:

1. All wet and dry utilities shall be installed and approved by the appropriate inspecting department or agency.

2. As a minimum the first lift of asphalt paving shall be in place to provide a permanent all-weather surface for emergency vehicles; and

3. Water supply for fire protection (fire hydrants and standpipes) shall be installed, in service and accepted by the Fire Department and applicable water district.

VI. OBSTRUCTION OF ROADWAYS DURING CONSTRUCTION: All
roadways shall be a minimum of 20 feet in width during construction and maintained free and clear, including the parking of vehicles per the 2025 California Fire Code Chapter 5 Section 503.4 and 503.2.1.

VII. ADDRESS NUMBERS: STREET NUMBERS: Approved numbers
and/or addresses shall be placed on all new and existing buildings and at appropriate additional locations as to be plainly visible and legible from the street or roadway fronting the property from either direction of approach. Said numbers shall contrast with their background, and shall meet the following minimum standards as to size: 4” high with a ½” inch stroke width for residential buildings, 8” high with a ½” stroke for commercial and multi-family residential buildings, 12” high with a 1” stroke for industrial buildings. Additional numbers shall be required where deemed necessary by the Fire Marshal, such as rear access doors, building corners, and entrances to commercial centers per the 2025 California Fire Code Chapter 5 Section 505.1.

VIII. ADDRESS NUMBERS FOR STRUCTURES LOCATED OFF
ROADWAY: Where structures are located off a roadway on long easements/driveways, a monument marker shall be placed at the entrance where the easement/driveway intersects the main roadway.

Permanent address numbers with height conforming to Fire Department standards shall be affixed to this marker per 2025 California Fire Code Chapter 5 Section 505.1.

Item K.2
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IX. AUTOMATIC FIRE SPRINKLER SYSTEM-ONE- AND TWO-FAMILY DWELLINGS: Structures shall be protected by an automatic fire sprinkler system designed and installed. Plans for the automatic fire sprinkler system shall be submitted as Deferred Submittal and approved by the Solana Beach Fire Department prior to installation per the Solana Beach Municipal Code Title 15 Building and Construction Chapter 15.32 Fire Code Section 15.32.230 Section 903.2 (NEW) or Section 903.2.01 (ADDITIONS, REMODELS) or Section 903.2.02 (NEW COMMERCIAL).

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

XI. VENTS: All residential buildings, including new construction, remodels, alterations, and re-roofs, shall be equipped with vents that are approved as wildfire-flame and ember-resistant in accordance with the Solana Beach Municipal Code Title 15 Building and Construction Chapter 15.32 Fire Code Section 15.32.351 and the 2025 California Wildland Urban Interface Code Section 504.10.

XII. SOLAR PHOTOVOLTAIC INSTALLATIONS (Solar Panels): Solar Photovoltaic systems shall be installed per Solana Beach Fire Department requirements and per the 2025 California Fire Code Chapter 12 Section 1205.

C. Engineering Department Conditions:

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

II. The Applicant shall pay a TIF (Traffic Impact Fee) associated with the construction of the new single-family residence prior to Building Permit Issuance that is required. The current fee rate for a Residential-Single-Family is $19,784 per dwelling unit.

III. 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 $4,028.

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

The proposed residential unit would increase the property’s EDU assignment by 1.0 EDU. The cost the Applicant is responsible for is Item K.2
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$4,500.00 prior to Building Permit Issuance (1.0 EDU multiplied by $4,500.00).

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

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

VII. Construction Deliveries. The Applicant shall be responsible for coordinating all construction deliveries to and from the site and shall provide flaggers, signage, and other temporary traffic control measures as necessary to safely accommodate delivery vehicles entering and exiting the site from Via de la Valle. Delivery vehicles shall not block, queue, park, or otherwise obstruct the public right-of-way except as specifically authorized by the City. Any temporary closure, staging, traffic control, or other occupation of the public right-of-way beyond normal delivery ingress and egress shall require an encroachment permit and approval by the City Engineer. Applicant shall note the jurisdictional boundary between City of Solana Beach and City of Del Mar for applicable permit(s). All traffic control shall comply with the current California MUTCD.

GRADING:

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

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

All necessary measures shall be taken and implemented to assure slope stability, erosion control and soil integrity. The grading plan shall incorporate all recommendations contained in the soils report.
c. The Applicant shall provide a Drainage Report prepared by a Registered Civil Engineer. This report shall address the design for detention basin and corresponding outflow system to ensure the rate of runoff for the proposed development is at or below that of pre-existing condition. All
Item K.2
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recommendations of this report shall be incorporated into the Preliminary Grading Plan. A detention basin easement(s) shall be recorded for maintenance of the detention basins by the property owner(s) in perpetuity, prior to the release of the Grading Bond and Security Deposit.
d. The Applicant shall show all retaining walls and drainage structures. Retaining walls shown on the grading plan shall conform to the San Diego Regional Standards or be designed by a licensed civil engineer. Engineering calculations for all designed walls with a surcharge and nonstandard walls shall be submitted at grading plan check. Retaining walls may not exceed the allowable height within the property line setback as determined by the City of Solana Beach Municipal Code.

Contact the Community Development department for further information.
e. The Applicant is responsible to protect the adjacent properties during construction. If any grading, construction activity, access or potential construction-related impacts are
anticipated beyond the property lines, as determined by the City Engineer, the Applicant shall obtain a letter of permission from the adjoining property owners. All required letters of permission shall be submitted to the City Engineer prior to the issuance of the grading permit.
f. Cut and fill slopes shall be set back from site boundaries and buildings in accordance with SBMC 15.40.140 and to the
satisfaction of the City Engineer.
g. The Applicant shall pay a grading plan check fee in
accordance with the current Engineering Fee Schedule at initial grading plan submittal. Inspection fees shall be paid prior to issuance of the grading permit.
h. The Applicant shall obtain and submit grading security in a form prescribed by the City Engineer.
i. The Applicant shall obtain haul permit for import / export of soil. The Applicant shall transport all excavated material to a legal disposal site.
j. The Applicant shall submit certification from the Engineer of Record and the Soils Engineer that all public or private drainage facilities and finished grades are functioning and are installed in accordance with the approved plans. This shall be accomplished by the Engineer of Record incorporating as-built conditions on the Mylar grading plans and obtaining signatures of the Engineer of Record and the Soils Engineer certifying the as-built conditions.

Item K.2
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k. An Erosion Prevention and Sediment Control Plan shall be prepared by the Applicant. Best management practices shall be developed and implemented to manage storm water and
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.
l. The Applicant shall show all proposed on-site private drainage facilities intended to discharge water run-off. Elements of this design shall include a hydrologic and hydraulic analysis verifying the adequacy of the facilities and identify any easements or structures required to properly convey the drainage. The construction of drainage structures shall comply with the standards set forth by the San Diego Regional Standard Drawings.
m. Post Construction Best Management Practices meeting City and RWQCB Order No. R9-2013-001 requirements shall be
implemented in the drainage design.
n. No increased cross lot drainage shall be allowed.
o. Prior to obtaining a building permit, the Applicant shall submit a building pad certification statement from a soils engineer and an engineer or land surveyor licensed in Land Surveying per SBMC 15.40.230E. If a demo permit is required for
removing existing structures before grading, the applicant shall obtain the demo permit separately in order to certify the grading prior to issuance of the Building Permit.

I. City Council Conditions:

To be completed after council hearing.

II. EXPIRATION
The Development Review Permit and Structure Development Permit for the project will expire 24 months from the date of this Resolution, unless the Applicant has obtained building permits and has commenced construction prior to that date, and diligently pursued construction to completion. An extension of the application may Item K.2
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be granted by the City Council according to SBMC 17.72.110.

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

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

PASSED AND ADOPTED at a special meeting of the City Council of the City of Solana Beach, California, held on the 30th day of September, 2026, 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.2
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Attachment 3
Item K.2
Item K.2
C-STORY POLES, INC.

Chris Collins PLS 8591 Willhoit Residence
POB 230972 Encinitas, CA 92023 0 Via De La Valley
(760) 224-7653 [email protected] CSP 26-1837 5/7/2026 CC, RM Page 1 of 2
* "T" T-post, "B" Bucket, "R" Roof, "ATT" Attach at grade SP# BASE ELEV PLAN ELEV
1 106.87 120.50 F - 13.63 UPR T
2* 106.62 120.50 F - 13.89 UPR T
106.62 118.70 F - 12.09 LWR
4 106.34 118.70 F - 12.36 T
5 106.41 118.70 F - 12.29 T
6 106.25 118.70 F - 12.45 T
7 106.19 129.10 F - 22.91 T
8** 105.85 129.50 F - 23.65 UPR T
105.85 129.10 F - 23.25 MID
105.85 118.70 F - 12.85 LWR
9 105.93 129.50 F - 23.57 T
10 105.60 118.70 F - 13.10 T
11 105.93 120.90 F - 14.98 T
12 105.76 129.50 F - 23.74 T
13 105.98 129.50 F - 23.52 T
14 105.70 130.70 F - 25.00 T
15 106.15 120.90 F - 14.75 T
16* 106.52 130.70 F - 24.19 UPR T
106.52 120.40 F - 13.89 LWR
17 106.73 130.70 F - 23.97 T
18 106.79 120.40 F - 13.61 T
19 107.61 130.70 F - 23.09 T
20 107.22 130.70 F - 23.48 T
21 107.92 120.40 F - 12.48 T
22* 108.97 130.70 F - 21.73 UPR T
108.97 120.40 F - 11.43 LWR
23* 106.15 130.70 F - 24.55 UPR T
106.15 129.50 F - 23.35 LWR
24 105.85 130.70 F - 24.85 T
25 105.46 120.00 F - 14.54 T
C/F LENGTH DESCRIPTION *
Item K.2
CSP 26-1837 5/7/2026 Page 2 of 2
26 105.01 120.00 F - 14.99 T
27 103.76 120.20 F - 16.44 T
28 104.11 129.10 F - 24.99 T
29* 104.52 129.50 F - 24.98 UPR T
104.52 116.50 F - 11.98 LWR
30 104.17 116.50 F - 12.33 T
31* 104.65 129.10 F - 24.45 UPR T
104.65 116.50 F - 11.85 LWR
32* 104.38 123.70 F - 19.32 UPR T
104.38 120.20 F - 15.82 LWR
33 105.24 129.10 F - 23.86 T
34 105.11 123.70 F - 18.59 T
35 105.21 129.10 F - 23.89 T
36 105.54 120.50 F - 14.96 T
37 106.32 120.50 F - 14.18 T
38* 106.06 129.10 F - 23.04 UPR T
106.06 120.50 F - 14.44 LWR T
39 103.79 111.20 F - 7.41 T
40* 103.81 123.50 F - 19.69 UPR T
103.81 120.20 F - 16.39 LWR
41 105.07 123.50 F - 18.43
Item K.2

STAFF REPORT

Spencer Willhoit, APN: 298-270-18-00, Resolution 2026-
109

STAFF REPORT UPDATE
Item # K2
_____________________________________________________________________________ DISCUSSION:

After the publication of the Staff Report and Resolution, Staff discovered an error related to the reported floor area.

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feet, when the total proposed floor area should be 3,515 square feet.

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The Applicant is proposing to develop a vacant lot with a new 3,345 square-foot, two-story, single-family residence with a 570-square-foot two-car garage. The project is afforded a floor area exemption for off-street parking. The SBMC parking regulations require two off-street parking spaces per single-family residence. When required spaces are provided in a garage, 200 square feet of floor area is exempted for each required space. The proposed 570 square-foot garage would accommodate two (2) unobstructed parking spaces; therefore, 400 square feet of the garage is exempt from the calculation of floor area. With the applicable exemption, the total proposed floor area would be 3,515 square feet, which is two (2) square feet below the maximum allowable for the property. The proposed floor area (3,515 square feet) is 99% of the allowable floor area (3,517 square feet).

Item K.2
COUNCIL ACTION:
_______________________________________________________________________ AGENDA ITEM # K.3.

STAFF REPORT

CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Alyssa Muto, City Manager
MEETING DATE: September 30, 2026
ORIGINATING DEPT: Community Development Department
SUBJECT: Public Hearing: 111 South Cedros Avenue, Suite 200, Case No: MOD25-002, Applicant: Dellawolfe Brewing
LLC, dba Culture Brewing Co, APN: 298-074-03-00

BACKGROUND
The Applicant, Dellawolfe Brewing LLC, dba Culture Brewing Co, is requesting City Council approval of a modification to Conditional Use Permit Case No. 17-12-12 and Director's Use Permit Case No. 17-15-06. The proposed project would expand the existing retail brewery and tasting room into a restaurant with a bar while retaining the small-scale brewery and retail sale of alcoholic beverages for off-site consumption. The proposal includes expansion into an adjacent tenant suite, an approximately 155-square-foot floor area addition for new restroom facilities, an expanded rear outdoor patio area, modified hours of operation, live entertainment, and associated site and parking improvements.

The 5,150-square-foot project site is located in the Special Commercial (SC) Zone, Scenic Area Overlay Zone, Plaza District of the Highway 101 Corridor Specific Plan, and Visitor Serving Commercial Overlay II designation of the Local Coastal Program Land Use Plan.

The project requires approval of a Conditional Use Permit Modification to authorize the proposed restaurant and bar use, approve the modified development plans, and amend the conditions of approval associated with the previously approved brewery, tasting room, and retail establishment.

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 2026-111 (Attachment 1). The project plans are included in Attachment 2.

DISCUSSION
Site History
On July 11, 2012, the City Council adopted Resolution 2012-108 (Attachment 3), approving Conditional Use Permit Case No. 17-12-12 for a small-scale brewery, beer tasting room, Item K.3
September 30, 2026
MOD25-002 Culture Brewing

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and retail store with the sale of alcoholic beverages for on- and off-site consumption. The approved brewery occupied Suites 200A and 200B, comprising approximately 1,418 square feet within an existing 2,765-square-foot multi-tenant commercial building. The project involved an interior remodel; no building expansion, grading, or exterior modification was proposed. City Staff determined that the principal use qualified as retail because beer production and tasting were limited in scale and conducted in conjunction with retail beer sales. The use therefore did not intensify the prior retail use at the site. Although nine parking spaces would ordinarily have been required for the building's retail floor area, the property historically contained five legal nonconforming parking spaces on site. Resolution 2012-108 prohibited customer seating that would constitute a change from retail to restaurant, required all brewing, tasting, and retail activities to occur indoors, and prohibited outdoor activities associated with the use. The approval also limited the operation to small-scale beer production. Production was permitted from 7:00 a.m. to 9:00 p.m. on weekdays and from 9:00 a.m. to 9:00 p.m. on weekends. Retail and tasting hours were limited to 2:00 p.m. to 9:00 p.m. on weekdays and 12:00 p.m. to 9:00 p.m. on weekends. Other conditions addressed noise and odor attenuation, disposal of brewing by-products, signage, fire safety, and future changes to the California Department of Alcoholic Beverage Control (ABC) license.

On April 29, 2015, the Community Development Director approved Director's Use Permit Case No. 17-15-06 (Attachment 4), authorizing expansion into the adjoining approximately 490-square-foot Suite (Suite #400). With the approval, Culture Brewing increased to 1,908 square feet. Suite 400 was approved exclusively for manufacturing and storage and was not available to the public. The approval retained the retail classification and carried forward the principal operational limitations of Resolution 2012-108, including the seating prohibition, indoor-only operations, small-scale production limitations, and approved hours.

On February 24, 2022, the City issued a Courtesy Notice under Code Compliance Case No. CC22-031 regarding indoor and outdoor customer seating and live entertainment that were not authorized by the existing CUP and DUP. The current CUP Modification application is intended to resolve the cited violations by requesting approval of the seating areas as part of the proposed restaurant use and authorization for live entertainment, subject to the conditions of approval contained in the proposed resolution.

Existing Site and Proposed Physical Improvements
The subject property is a flat, rectangular lot on the west side of South Cedros Avenue, with 50 feet of street frontage and the North County Transit District (NCTD) railroad right-of-way along its western boundary. The site is developed with a 2,765-square-foot, one-story, multi-tenant commercial building. Culture Brewing Co. currently occupies 1,908 square feet in Suite 200. The Applicant proposes to expand into the adjoining 588-square-foot Suite 300 and construct a 155-square-foot addition for restroom facilities. Upon completion, the building would contain 2,920 square feet. Culture Brewing Co. would occupy approximately 2,646 square feet, and the remaining 269-square-foot office tenant space would remain unchanged. The proposed floor plan includes 1,682 square feet for the restaurant, bar, tasting, customer service, and three restroom areas and approximately Item K.3
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964 square feet for brewing, cold storage, and related manufacturing. Brewing, bottling, canning, cold storage, and other manufacturing activities would remain indoors.

The existing 506-square-foot rear outdoor area would be expanded by 1,225 square feet, resulting in approximately 1,731 square feet of total outdoor area. As shown on the project plans, the outdoor area would include an outdoor bar and service area, a larger main patio furnished with tables and chairs for dining, and a small stage for live entertainment. Shade sails with a maximum height of 11 feet would be installed above portions of the dining area.

A six-foot-high wood fence and gate would separate the customer area from the parking and service area. The three proposed parking spaces and relocated trash enclosure would be located on property owned by NCTD and leased to the property owner. The lease area is approximately 34.5 feet deep and extends across the approximately 50-foot width of the property. A copy of the lease is provided in Attachment 5. The project also proposes two tables and eight chairs on private property along the South Cedros Avenue business frontage. The frontage contains existing curb, gutter, and sidewalk. As a condition of approval, the Applicant would be required to dedicate 2.5 feet along the frontage to the City for public right-of-way purposes.

Table 1 summarizes the applicable development standards and compares them with the existing and proposed development. As shown, the project complies with the applicable floor area and height standards and, pursuant to SBMC Section 17.16.060, would not increase the degree of the front-yard setback nonconformity created by the required right-of-way dedication.

Table 1

LOT INFORMATION
Zoning Designation:

Overlay Zone(s):

Existing Dev:

SC
HWY 101 CSP, Scenic
Areas (Exempt)
Commercial/Office*
Property Address:

Lot Size:

Max. Allowable FAR (1.2):

Proposed Floor Area:

Max. Allowable Height:

Max. Height of Addition:

Max. Shade Sail Height
111 S Cedros Ave
5,125 sf
6,150 sf
2,920 sf
26 ft

10.5 ft
11 ft
* Legal non-conforming structure due to off-street parking.

PROPOSED PROJECT INFORMATION
Proposed Floor Area Breakdown: Setbacks: Required Existing Proposed (E) Suite 100
(E) Suite 200
(E) Suite 300 (converted
to restaurant)
(P) Addition
269 sf
1,908 sf
588 sf
155 sf
Front (E)
Side (N)
Side (S)
Rear (W)
10’
0’
0’
0’
10’
0’
0’
0’

7.5’**
0’
0’
0’
Gross Floor Area: 2,920 sf ** Front yard setback becomes nonconforming with required dedication.
(P) Off-Street Parking: 3 spaces Required Land Use Permits:

CUP MOD: Restaurant with bar use & amend
conditions of approval
Proposed Use and Operational Changes
Item K.3
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The proposal would change the principal use from a retail brewery with accessory tasting to a restaurant with a bar. The brewery and off-site beer sales would continue as components of the establishment. The restaurant would include a commercial kitchen, walk-up food service, lunch and dinner service, and indoor and outdoor dining. The Applicant also requests live entertainment and permission to use certified mobile food vendors in the rear area. As conditioned, live entertainment and amplified sound would be limited to specified days and hours and would require a separate entertainment license.

The three parking spaces would be required to remain unobstructed by mobile food vendors during business hours.

Table 2 summarizes the material differences between the prior approvals and the requested modification.

Table 2 – Use and Operational Changes
Topic Existing Requested Modification
Principal use Retail brewery with accessory beer
tasting
Restaurant with a bar, with
continued brewery and retail
beer sales
Restaurant/food service Customer seating and food prep
prohibited
Commercial kitchen, walk-up
service, and indoor and outdoor
dining
Outdoor activity Brewery, tasting, and retail
activities required to occur indoors
Approximately 1,731-square-foot enclosed rear patio for dining
Production area Small-scale production and
storage in approved areas No Change
Restaurant, bar, and retail
hours
Weekdays: 2:00 p.m.-9:00 p.m.;
weekends: 12:00 p.m.-9:00 p.m.

Retail/Tasting only
11:00 a.m.-11:00 p.m., daily per
week
Production hours Weekdays: 7:00 a.m.-9:00 p.m.;
weekends: 9:00 a.m.-9:00 p.m. 7:00 a.m.-11:00 p.m., daily Live entertainment Not authorized
11:00 a.m.-10:00 p.m. on
Friday, Saturday, Sunday, and
holidays.

Mobile food vendors Prohibited Allowed in rear patio area Off-site alcohol sales Authorized under CUP 17-12-12 No change Parking Five legal nonconforming spaces
Three provided spaces
reconfigured within the NCTD
lease area
The conditions in draft Resolution 2026-111 would supersede or modify inconsistent operational conditions from the prior approvals. Among other requirements, the conditions would establish hours for restaurant, retail, and production activities; regulate live Item K.3
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entertainment and amplified sound; require compliance with the City’s noise standards and ABC requirements; limit brewing and manufacturing activities to the interior; regulate lighting, waste, and mobile food vendors; require the provided parking spaces to remain available; and require NCTD authorization for improvements within its right-of-way.

Additional conditions address coastal authorization, building and fire safety, accessibility, the grease interceptor, the public right-of-way dedication, and ongoing permit compliance.

These conditions are summarized in the staff analysis where relevant and set forth in full in the draft resolution.

Conditional Use Permit Compliance (SBMC Section 17.68.10):

SBMC Section 17.68.010 provides for review of uses that require special consideration because of their operating characteristics, site or design requirements, or potential adverse effects. The proposal is a CUP modification because it would expand and intensify the existing use, revise the approved plans, establish new hours and operational characteristics, and amend prior conditions.

Before approving the Conditional Use Permit Modification, the City Council must make the following findings:

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.

The following discussion evaluates the proposed project in relation to each required finding.

CUP Finding #1
General Plan Consistency
The proposed use could be found in accordance with the General Plan, the general intent of Title 17 of the Solana Beach Municipal Code (Zoning Ordinance), and the purposes of the Special Commercial Zone (SC) which allows for a restaurant with a bar, small scale breweries, and the sale of alcohol for off-site consumption. Furthermore, the Applicant’s request is in accordance with the spirit and intent of the General Plan, Zoning Ordinance and the purposes of the SC zone, which are intended to provide for a range of commercial and light industrial uses that have minimal disturbance to nearby residential neighborhoods. The restaurant, bar, brewery, and retail components would occupy an established commercial site in the South Cedros area and contribute to the mix of pedestrian-oriented uses envisioned for the SC Zone and Plaza District of the Highway Item K.3
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101 Corridor Specific Plan. The proposed Project may be found to be consistent with the following General Plan policies in the City’s Land use (LU) Element for commercial uses:
• Policy LU-1.5 Encourage the development of commercial land uses, which strengthen the City’s economic base and offer a range of commercial enterprises to meet the needs of residents and visitors.

Highway 101 Corridor Specific Plan
The project site is situated in the Highway 101 Specific Plan within the Plaza District. The intent of the Plaza District guidelines is to create a distinctive: a) mixture of compatible uses with ground floor retail, common public parking, and more open space within the Plaza for outdoor events and activities; and b) architectural frame for the public pedestrian spaces in the Plaza through storefront setbacks and height control along Highway 101 to dramatize the view to the ocean. No building modifications are proposed along the South Cedros Avenue business frontage, and the project would not alter the height, scale, or general appearance of the existing one-story commercial building from the street frontage. Exterior improvements would be concentrated on the western, rear portion of the property and would include the expanded outdoor patio area, restroom addition, reconfigured parking, and relocated trash enclosure. The proposed restaurant, brewery, tasting room, and outdoor patio area would expand the range of compatible commercial activities at the site and contribute to the pedestrian-oriented character envisioned for the Plaza District.

Scenic Areas Overlay Zone
The property is located within the Scenic Area Overlay Zone (SAOZ). Development within the SAOZ ordinarily requires approval of a Development Review Permit. However, SBMC Section 17.48.010(D)(1) exempts minor additions to existing structures that do not increase the existing building envelope or floor area by more than 10 percent or require more than 50 cubic yards of grading. The proposed 155-square-foot addition represents an increase of approximately 5.6 percent over the existing 2,765-square-foot building and would require less than 50 cubic yards of grading. Therefore, the project qualifies for the exemption provided by SBMC Section 17.48.010(D)(1), and a Development Review Permit is not required pursuant to the SAOZ regulations.

Coastal Zone
The property is also located within the Coastal Zone. As a condition of approval, the Applicant would be required to obtain any Coastal Development Permit, waiver, or exemption required by the California Coastal Commission before issuance of a building permit or commencement of development authorized by the CUP modification CUP Finding #2
Public Health, Safety, Welfare, and Compatibility with Surrounding Properties Item K.3
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The site is within an established district containing retail, restaurant, entertainment, office, and light-manufacturing uses. The physical and operational characteristics of the proposal would be regulated through the conditions of approval. Conditions would establish hours, require compliance with applicable noise regulations, regulate live entertainment and amplification, control the outdoor alcohol-consumption area, address lighting and waste, and require compliance with ABC requirements.

The rear patio would be enclosed by a six-foot-high fence and include required access, emergency egress, and panic hardware. The plans also identify accessible parking, an accessible path of travel, occupancy and egress information, and additional restrooms.

Final plans would be reviewed for compliance with applicable building, fire, accessibility, circulation, and life-safety requirements. As conditioned, the proposed use of the site as a restaurant with a bar and brewery as well as the retail sale of alcoholic beverages for on-and off-site consumption, the Council could find that the use would not be detrimental to public health, safety, or welfare or materially injurious to nearby properties or improvements.

Finding #3
Zoning Ordinance Consistency
The project site is located within the Special Commercial Zone (SC). Surrounding properties to the north, east, and south are also zoned SC, and the railroad right-of-way is located west of the site. The SC Zone is intended to preserve and perpetuate unique pedestrian-oriented commercial centers characterized by specialty retail, light industrial, office, residential loft, and other compatible uses. The Highway 101 Corridor Specific Plan establishes additional land use and development standards that apply in conjunction with, and supersede conflicting standards of, the underlying zone. Under SBMC Section

17.12.010, a restaurant with a bar or cocktail lounge requires approval of a Conditional Use Permit by the Community Development Director in the SC Zone. The sale of alcoholic beverages for off-site consumption requires approval of a Conditional Use Permit by the City Council. Small-scale brewing is classified as light or custom manufacturing and is permitted in the SC Zone.

The property is currently governed by a City Council-approved CUP authorizing the brewery, tasting room, and sale of alcoholic beverages for off-site consumption, as subsequently modified by a Director’s Use Permit. Because the proposed project would modify the existing City Council approval and continue the off-site alcohol sales authorization, the application is being processed as a modification of the existing CUP subject to City Council approval. The modified CUP would comprehensively regulate the restaurant and bar, brewery and manufacturing activities, indoor and outdoor customer areas, hours of operation, live entertainment, and continued sale of alcoholic beverages for off-site consumption. Accordingly, the proposed restaurant with a bar, continued off-site alcoholic beverage sales, and small-scale brewing are permitted or conditionally permitted in the SC Zone, subject to approval of the requested CUP modification and compliance with the applicable conditions of approval.

Item K.3
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SBMC Section 17.28.030 and Section 4.3 of the Highway 101 Corridor Specific Plan establish the applicable property development regulations, which are analyzed below.

Minimum Yards/Setbacks:

The Highway 101 Corridor Specific Plan and applicable provisions of the SBMC require a minimum 10-foot front-yard setback and permit zero-foot interior side- and rear-yard setbacks for the property. The existing building currently observes an approximately 10- foot setback from the front property line along South Cedros Avenue. Following the required 2.5-foot dedication of property frontage to the City for public right-of-way purposes, the building would maintain an approximately 7.5-foot front-yard setback and would therefore be nonconforming with respect to the 10-foot front-yard setback requirement.

The proposed approximately 155-square-foot restroom addition would maintain the permitted zero-foot setback along the southern interior property line and would be located approximately 35 feet from the rear property line. No modifications to the existing building are proposed between the building and the South Cedros Avenue frontage.

SBMC Section 17.16.060 permits additions to a nonconforming structure, provided the addition does not increase the size or degree of the existing nonconformity. Although the required right-of-way dedication would reduce the setback between the existing building and the resulting front property line, the proposed addition would not extend the building farther into the front-yard setback. No construction or reconstruction is proposed within the nonconforming portion of the building along South Cedros Avenue. Therefore, the addition would not increase the size or degree of the front-yard setback nonconformity and would be permitted pursuant to SBMC Section 17.16.060. The project otherwise complies with the applicable side- and rear-yard setback requirements, and a setback variance is not required.

Maximum Floor Area Ratio:

The maximum allowable floor area ratio in the SC Zone is 1.2, or 120 percent of the gross lot area. Based on a gross lot area of 5,125 square feet, the maximum permitted floor area is 6,150 square feet.

The proposed 155-square-foot addition would increase the existing building area from 2,765 square feet to 2,920 square feet, resulting in a floor area ratio of approximately 0.57.

Therefore, the project would remain below the maximum permitted floor area ratio of 1.2.

Maximum Building Height:

Page 9 of 13 ends

approximately 12 to 17 feet. The project also includes shade sails over portions of the outdoor dining area with a maximum height of 11 feet. Therefore, the proposed addition and shade sails would comply with the applicable 26-foot height limit.

Fences and Walls:

The project includes a six-foot-high wood fence and gate along the rear portion of the property to separate the outdoor customer area from the proposed parking area within the NCTD right-of-way and to delineate the customer-service area for purposes of ABC licensing. As proposed, the fence and gate are consistent with the applicable requirements of SBMC Section 17.60.070. Any fence, gate, or related improvement located on NCTD property would also be subject to the terms of the applicable lease and any required written authorization from NCTD.

Required Off-street Parking
The property historically has been considered legal nonconforming with respect to off-street parking. The five previously existing parking spaces were fewer than the number otherwise required for the existing uses and did not satisfy certain dimensional standards of the Off-Street Parking Design Manual, including the required vehicle backup distance.

Conversion of a portion of the property from retail to restaurant use ordinarily would increase the number of required parking spaces and, consequently, increase the degree of the numerical parking nonconformity.

Government Code Section 65863.2, commonly known as AB 2097, generally prohibits a public agency from imposing or enforcing a minimum automobile parking requirement on a residential, commercial, or other development project located within one-half mile of public transit. For purposes of this provision, “public transit” means a “major transit stop,” as defined by Public Resources Code Section 21064.3. A major transit stop includes an existing rail or bus rapid transit station, a ferry terminal served by bus or rail transit, or the intersection of two or more major bus routes operating at service intervals of 20 minutes or less during the morning and afternoon peak commute periods. The Solana Beach Transit Center, commonly referred to as the Solana Beach Train Station, is an existing rail station and is the only transit facility within the City that meets this statutory definition. Because the project site is located within one-half mile of the Solana Beach Transit Center, the City may not impose the minimum automobile parking ratios that otherwise would apply under the Zoning Ordinance and Highway 101 Corridor Specific Plan. AB 2097 does not eliminate otherwise-applicable accessible-parking or electric-vehicle requirements, nor does it preclude the City from reviewing voluntarily provided parking spaces for compliance with applicable access, circulation, dimensional, safety, and accessibility requirements.

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pursuant to Section 5.106.5 of the 2025 California Green Building Standards Code. Final parking, circulation, electric-vehicle infrastructure, and accessibility details would be reviewed for compliance with applicable requirements during building permit plan review.

Because the City may not impose a minimum number of automobile parking spaces on the project, a parking variance is not required.

The proposed parking spaces, trash enclosure, and associated improvements within the NCTD right-of-way would be subject to the terms of the applicable lease and required written authorization from NCTD prior to the issuance of the building permit. As conditioned, the Applicant must provide documentation demonstrating that NCTD has authorized the proposed improvements and use of the lease area before issuance of applicable construction permits. The Applicant must maintain the necessary authorization for as long as the approved parking, access, trash enclosure, or other project improvements remain on NCTD property.

Continued Sale of Alcoholic Beverages for Off-Site Consumption The Applicant is presently authorized to manufacture beer and sell alcoholic beverages for both on-site and off-site consumption. The CUP modification would continue, rather than newly establish, the off-site alcohol sales authorization. Nevertheless, SBMC Section

17.60.030 requires a City Council-approved Conditional Use Permit for the sale of alcoholic beverages for off-site consumption, whether conducted independently or in conjunction with another use. The section also requires the Council to consider the concentration of alcoholic beverage establishments within 300 feet and the establishment’s proximity to schools, parks, and beach access points.

Within 300 feet of the project site, there is one establishment authorized for on-site alcohol consumption and two establishments authorized for both on-site and off-site alcohol sales.

No establishment within that radius is authorized exclusively for off-site sales. The proposal would not introduce an additional off-site alcohol sales establishment because that activity is already authorized at the property. Off-site beer sales would remain part of the combined restaurant, brewery, and retail operation. Based on the existing authorization and the commercial character of the South Cedros Avenue area, the Council could determine that continuation of off-site sales would not result in an over concentration of alcohol-sales establishments.

The nearest identified school is the Solana Beach Child Development Center, approximately 1,858 feet, or 0.35 mile, from the site. Earl Warren Middle School is approximately 3,696 feet, or 0.70 mile, away; Skyline Elementary School is approximately 4,752 feet, or 0.90 mile, away; St. James Academy is approximately 4,228 feet, or 0.80 mile, away; and Santa Fe Christian School is approximately 5,808 feet, or 1.10 miles, away, as measured along public streets.

La Colonia Park is approximately 5,808 feet, or 1.10 miles, from the project site. Fletcher Cove Beach Park, the nearest beach access point, is approximately 1,056 feet, or 0.20 mile, away along public streets. The project would not relocate the existing alcohol-sales Item K.3
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use or move it closer to any school, park, or beach access point. The Council could therefore determine that continued off-site alcohol sales at the existing location would not adversely affect these facilities.

The Applicant currently operates under a Type 23 Small Beer Manufacturer license issued by the California Department of Alcoholic Beverage Control (ABC). Before alcohol service begins within any expanded or reconfigured portion of the premises, or under any modified service conditions, the Applicant must obtain all necessary ABC approvals. The Applicant must comply independently with both the ABC requirements and the conditions of the CUP.

Any future modification to the ABC license or licensed premises would be subject to prior review by the Planning Director for consistency with the CUP and may require an additional CUP modification.

The proposed restaurant with a bar, brewery and manufacturing activities, continued off-site alcoholic beverage sales, tenant improvements, restroom addition, and associated parking and site improvements are permitted or conditionally permitted under the applicable provisions of the Zoning Ordinance. The project qualifies for the applicable Scenic Area Overlay Zone exemption, is not subject to a locally imposed minimum automobile parking requirement under Government Code Section 65863.2, and does not require a variance. Therefore, based on the project plans and conditions of approval, the Council may find that the proposed use complies with each applicable provision of the Zoning Ordinance.

Property Frontage and Public Right-of-Way Improvements:

The South Cedros Avenue frontage contains existing curb, gutter, and sidewalk. As a condition of approval, the Applicant would be required to dedicate 2.5 feet along the frontage to the City for public right-of-way purposes.

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 September 30, 2025. 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 and the Highway 101 Corridor Specific Plan. If Council can make the required findings to approve the project, Staff recommends approval of the CUP modification for the Council’s consideration.

CEQA COMPLIANCE STATEMENT
Item K.3
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The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the State CEQA Guidelines. Class 1 consists of minor alterations and additions to existing structures provided the addition will not result in an increase of 50% of the floor area on 2,500 square feet which ever is less. The project involves the expansion and conversion of an existing commercial tenant space and an approximately 155-square-foot addition to an existing structure.

FISCAL IMPACT N/A

WORK PLAN N/A

OPTIONS
• Approve the proposed modification by adopting Resolution 2026-111; • Approve the proposed modification by adopting Resolution 2026-111 with changes deemed appropriate by the City Council; or
• Deny the request and direct Staff to return with a resolution of denial at a subsequent City Council meeting.

CITY STAFF RECOMMENDATION
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 CUP. Therefore, Staff recommends that the City Council:

1. Conduct the public hearing: open the public hearing, report Council disclosures, receive public testimony, and close the public hearing.

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

3. If the City Council makes the requisite findings and approves the project, adopt Resolution 2026-111 conditionally approving a modification to Conditional Use Permit Case No. 17-12-12 and Director’s Use Permit Case No. 17-15-06 to authorize the proposed restaurant and bar, expanded outdoor dining patio, continued brewery and off-site alcohol sales, live entertainment, and associated site and operational improvements.
_________________________
Alyssa Muto, City Manager
Attachments:

1. Resolution 2026-011 to Approve the CUP MOD

2. Project Plans
Item K.3
September 30, 2026
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3. Approved Resolution 2012-108

4. Approved Notice of Decision 17-15-06

5. NCTD Lease
Item K.3
ATTACHMENT 1
RESOLUTION 2026-111

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SOLANA

BEACH, CALIFORNIA, CONDITIONALLY APPROVING A

CONDITIONAL USE PERMIT MODIFICATION TO EXPAND THE

EXISTING BREWERY AND TASTING ROOM TO INCLUDE A

RESTAURANT AND BAR, OUTDOOR PATIO, AND ASSOCIATED SITE
AND OPERATIONAL IMPROVEMENTS AT 111 S CEDROS AVE., SUITE 200
APPLICANT: Dellawolfe Brewing LLC, dba Culture
Brewing Co
APPLICATION: MOD25-002
WHEREAS, Dellawolfe Brewing LLC, dba Culture Brewing Co (hereinafter referred to as “Applicant”) has submitted an application for a Conditional Use Permit Modification 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 September 30, 2026, the City Council received and considered evidence concerning the proposed application; and WHEREAS, the City Council of the City of Solana Beach found the project requested in the application 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 Public 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 Conditional Use Permit Modification to expand the existing brewery and tasting room to include a restaurant and bar, an outdoor dining patio, and associated site and operational improvements at 111 South Cedros Avenue, Suite 200, is conditionally approved based on the following findings and subject to the following conditions:

III. FINDINGS
In accordance with Section 17.68.010 (Conditional Use Permits) of the City of Solana Beach Municipal Code (SBMC), the City Council must make the following findings to approve the modification to the previously approved CUP within the Item K.3
Resolution 2026-111
MOD25-002; 111 S Cedros Ave. #200 - Culture

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Special Commercial Zone (SC):

I. 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;
General Plan Consistency:

The proposed use is in accordance with the General Plan, the general intent of Title 17 of the Solana Beach Municipal Code (Zoning Ordinance), and the purposes of the Special Commercial Zone (SC) which allows for a restaurant with a bar, small-scale breweries, and the sale of alcohol for off-site consumption. Furthermore, the Applicant’s request is in accordance with the spirit and intent of the General Plan, Zoning Ordinance and the purposes of the SC zone, which are intended to provide for a range of commercial and light industrial uses that have minimal disturbance to nearby residential neighborhoods. The restaurant, bar, brewery, and retail components would occupy an established commercial site in the South Cedros area and contribute to the mix of pedestrian-oriented uses envisioned for the SC Zone and Plaza District of the Highway 101 Corridor Specific Plan. The proposed project is consistent with the following General Plan policies in the City’s Land Use (LU) Element for commercial uses:
• Policy LU-1.5 Encourage the development of commercial land uses, which strengthen the City’s economic base and offer a range of commercial enterprises to meet the needs of residents and visitors.

Highway 101 Corridor Specific Plan:

The project site is situated in the Highway 101 Specific Plan within the Plaza District. The intent of the Plaza District guidelines is to create a distinctive: a) mixture of compatible uses with ground floor retail, common public parking, and more open space within the Plaza for outdoor events and activities; and b) architectural frame for the public pedestrian spaces in the Plaza through storefront setbacks and height control along Highway 101 to dramatize the view to the ocean. No building modifications are proposed along the South Cedros Avenue business frontage, and the project would not alter the height, scale, or general appearance of the existing one-story commercial building from the street frontage. Exterior improvements would be concentrated on the western, rear portion of the property and would include the expanded outdoor patio area, restroom addition, reconfigured parking, and relocated trash enclosure. The proposed restaurant, brewery, tasting room, and outdoor patio area would expand the range of compatible Item K.3
Resolution 2026-111
MOD25-002; 111 S Cedros Ave. #200 - Culture

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commercial activities at the site and contribute to the pedestrian-oriented character envisioned for the Plaza District.

Scenic Areas Overlay Zone:

The property is located within the Scenic Area Overlay Zone (SAOZ).

Development within the SAOZ ordinarily requires approval of a Development Review Permit. However, SBMC Section 17.48.010(D)(1) exempts minor additions to existing structures that do not increase the existing building envelope or floor area by more than 10 percent or require more than 50 cubic yards of grading. The proposed 155-square-foot addition represents an increase of approximately 5.6 percent over the existing 2,765-square-foot building and would require less than 50 cubic yards of grading. Therefore, the project qualifies for the exemption provided by SBMC Section 17.48.010(D)(1), and a Development Review Permit is not required pursuant to the SAOZ regulations.

Coastal Zone:

The property is also located within the Coastal Zone. As a condition of approval, the Applicant would be required to obtain any Coastal Development Permit, waiver, or exemption required by the California Coastal Commission before issuance of a building permit or commencement of development authorized by the CUP modification.

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 site is within an established district containing retail, restaurant, entertainment, office, and light-manufacturing uses. The physical and operational characteristics of the proposal would be regulated through the conditions of approval. Conditions would establish hours, require compliance with applicable noise regulations, regulate live entertainment and amplification, control the outdoor alcohol-consumption area, address lighting and waste, and require compliance with ABC requirements.

The rear patio would be enclosed by a six-foot-high fence and would include required access, emergency egress, and panic hardware. The plans also identify accessible parking, an accessible path of travel, occupancy and egress information, and additional restrooms. Final plans would be reviewed for compliance with applicable building, fire, accessibility, circulation, and life-safety requirements. As conditioned, the City Council finds that operation of the site as a restaurant with a bar and brewery, together with the retail sale of alcoholic beverages for on-Item K.3 Resolution 2026-111
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site and off-site consumption, would not be detrimental to public health, safety, or welfare or materially injurious to nearby properties or improvements.

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;
Zoning Ordinance Consistency:

The project site is located within the Special Commercial Zone (SC).

Surrounding properties to the north, east, and south are also zoned SC, and the railroad right-of-way is located west of the site. The SC Zone is intended to preserve and perpetuate unique pedestrian-oriented commercial centers characterized by specialty retail, light industrial, office, residential loft, and other compatible uses. The Highway 101 Corridor Specific Plan establishes additional land use and development standards that apply in conjunction with, and supersede conflicting standards of, the underlying zone. Under SBMC Section 17.12.010, a restaurant with a bar or cocktail lounge requires approval of a Conditional Use Permit by the Community Development Director in the SC Zone. The sale of alcoholic beverages for off-site consumption requires approval of a Conditional Use Permit by the City Council. Small-scale brewing is classified as light or custom manufacturing and is permitted in the SC Zone.

SBMC Section 17.28.030 and Section 4.3 of the Highway 101 Corridor Specific Plan establish the applicable property development regulations, which are analyzed below.

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Minimum Yards/Setbacks:

2.5-foot dedication of property frontage to the City for public right-of-way purposes, the building would maintain an approximately 7.5-foot front-yard setback and would therefore be nonconforming with respect to the 10-foot front-yard setback requirement.

SBMC Section 17.16.060 permits additions to a nonconforming structure, provided the addition does not increase the size or degree of the existing nonconformity. Although the required right-of-way dedication would reduce the setback between the existing building and the resulting front property line, the proposed addition would not extend the building farther into the front-yard setback. No construction or reconstruction is proposed within the nonconforming portion of the building along South Cedros Avenue. Therefore, the addition would not increase the size or degree of the front-yard setback nonconformity and is permitted pursuant to SBMC Section 17.16.060. The project otherwise complies with the applicable side- and rear-yard setback requirements, and a setback variance is not required.

Maximum Floor Area Ratio:

The proposed 155-square-foot addition would increase the existing building area from 2,765 square feet to 2,920 square feet, resulting in a floor area ratio of approximately 0.57. Therefore, the project would remain below the maximum permitted floor area ratio of 1.2.

Maximum Building Height:

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The maximum permitted building height in the Special Commercial Zone is 26 feet. The proposed addition would have a maximum height of approximately 10.5 feet and would not exceed or increase the height of the existing one-story building, which ranges from approximately 12 to 17 feet. The project also includes shade sails over portions of the outdoor dining area with a maximum height of 11 feet. Therefore, the proposed addition and shade sails comply with the applicable 26-foot height limit.

Fences and Walls:

Government Code Section 65863.2, commonly known as AB 2097, generally prohibits a public agency from imposing or enforcing a minimum automobile parking requirement on a residential, commercial, or other development project located within one-half mile of public transit. For purposes of this provision, “public transit” means a “major transit stop,” as defined by Public Resources Code Section 21064.3. A major transit stop includes an existing rail or bus rapid transit station, a ferry terminal served by bus or rail transit, or the intersection of two or more major bus routes operating at service intervals of 20 minutes or less during the morning and afternoon peak commute periods. The Solana Beach Transit Center, commonly referred to as the Solana Beach Train Station, is an existing rail station and is the only transit facility within the City that meets this statutory definition. Because the project site is located within one-half mile of the Solana Beach Transit Item K.3
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Center, the City may not impose the minimum automobile parking ratios that otherwise would apply under the Zoning Ordinance and Highway 101 Corridor Specific Plan. AB 2097 does not eliminate otherwise-applicable accessible-parking or electric-vehicle requirements, nor does it preclude the City from reviewing voluntarily provided parking spaces for compliance with applicable access, circulation, dimensional, safety, and accessibility requirements.

The project plans provide three parking spaces within the adjacent NCTD right-of-way lease area and relocate the existing trash enclosure to improve site circulation and vehicle backup distance. Based on the three voluntarily provided parking spaces, the project must include one accessible parking space with the required access aisle pursuant to Section 11B-208.2 of the 2025 California Building Code and one electric-vehicle parking space pursuant to Section 5.106.5 of the 2025 California Green Building Standards Code. Final parking, circulation, electric-vehicle infrastructure, and accessibility details would be reviewed for compliance with applicable requirements during building permit plan review. Because the City may not impose a minimum number of automobile parking spaces on the project, a parking variance is not required.

Continued Sale of Alcoholic Beverages for Off-Site Consumption:

SBMC Section 17.60.030 indicates that when evaluating a CUP for alcohol sales for off-site consumption, the City Council should consider whether establishment of the use will result in an over concentration of off-site and on-site alcoholic beverage sales establishments in the area within 300 feet of the proposed location, the proximity of the proposed use to public and private schools for minors, and the proximity of the proposed use to public parks and beach accesses.
a. Establishment of the use will not result in an over concentration of off-site and onsite alcoholic beverages sales establishments in the area within 300 feet of the proposed location.

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The proposed use would not result in an over concentration of establishments selling alcoholic beverages for on-site or off-site consumption. Within 300 feet of the project site, there is one establishment authorized for on-site consumption and two establishments authorized for both on-site and off-site sales. No establishment within that radius is authorized exclusively for off-site sales.
b. The use is not located within close proximity to public and private schools for minors.

The proposed use is not located within close proximity to public and/or private schools for minors. Solana Beach Child Development Center (public) is the closest school, at approximately 1,858 feet or

0.35 of a mile from the proposed location. Earl Warren Middle School (public) is approximately 3,696 feet or 0.70 of a mile from the proposed location. Skyline Elementary School (public) is 4,752 feet or 0.90 of a mile away. St. James Academy (private) is 4,228 feet or

0.80 of a mile away, and Santa Fe Christian School (private) is 5,808 feet or 1.10 miles from the subject property as measured along public streets.
c. The use will not be within close proximity to any public parks or beach access points.

The proposed use is not within close proximity to any public parks or beach access points. La Colonia Park is over 5,808 feet or 1.10 miles away from the subject site, and the closest beach access point, Fletcher Cove Beach Park, is approximately 1,056 feet or 0.20 of a mile from the proposed location along public streets.

The property is sufficiently separated from the identified schools, parks, and beach access points such that continued off-site alcohol sales at this location would not be detrimental to those facilities.

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.

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II. Building Permit plans must be in substantial conformance with the architectural plans presented to the City Council on September 30, 2026, and located in the project file with a submittal date of June 09, 2026.

III. All onsite fences, walls, retaining walls, hedges, other dense landscaping, and/or combination thereof, shall comply with applicable regulations of SBMC Section 17.60.070 (Fences, Walls, and Retaining Walls).

V. All new exterior lighting fixtures shall be in conformance with the City-wide 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.

VI. The businesses shall comply with the sound level limits established by Solana Beach Municipal Code Section 7.34.040
VII. Live entertainment shall be permitted only after the Applicant obtains and maintains a valid Entertainment Establishment License. Live entertainment shall be limited to Fridays, Saturdays, Sundays, and holidays between 11:00 a.m. and 10:00 p.m. All live entertainment and amplified sound or music on the project site shall comply with the noise standards established by SBMC Sections 7.34.040 and

7.34.140(B)(5).

VIII. 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.

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 the street and minimize impact to the surrounding neighbors.

X. All business identification signage shall comply with the sign regulations established by Solana Beach Municipal Code Section Item K.3
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17.64 and the Highway 101 Corridor Specific Plan. Any proposed signage will require a separate sign and/or building permit approved by the City of Solana Beach.

XI. The Applicant shall abide by all conditions issued by the California Department of Alcoholic beverage Control (ABC). Should the conditions of approval imposed by ABC be more restrictive than those of this CUP, the ABC condition(s) shall prevail.

XII. Any change to the alcoholic sales license issued by the ABC shall be subject to the prior review and approval of the Planning Director for conformance with this CUP.

XIII. The Applicant is limited to small-scale production activity and is prohibited from large scale beer production as defined by the ABC.

XIV. The operating hours shall be as follows:
a. Production hours 7:00 a.m. to 11:00 p.m. daily
b. Restaurant and retail hours 11:00 a.m. to 11:00 pm daily XV. All beer making activities must occur inside the designated tenant space.

XVI. Brewing byproducts and organic waste shall be removed and disposed of off-site within 24 hours after production, except that spent grain intended for use as organic fertilizer may be removed and disposed of off-site within 72 hours after production.

XVII. The three provided parking spaces shall remain unobstructed by mobile food vendors during open business hours.

XVIII. Any proposed changes to public ingress or egress, site access, or parking circulation shall be subject to City review and may require an additional Conditional Use Permit modification approved by the City Council.

XIX. The Applicant is responsible for checking the condition of the property before opening and after closing and picking up and properly disposing of all trash and debris pursuant to SBMC 6.12.070.

XX. All of the conditions of this Conditional Use Permit are continuing conditions.

XXI. Pursuant to SBMC 17.68.010.I., the City Council can review a conditional use permit for possible Modification or Revocation for Item K.3
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cause after a noticed Public Hearing where the Community Development Director has fully investigated and prepared a report for the City Council's consideration. The City Council shall render a decision which is supported by the findings listed in SBMC

17.68.010.I.3.i-iii.

B. Fire Department Conditions:

I. This project shall be subject to the California Building Standards Code effective at the time an application for building permit is submitted.

II. Obstruction of roadways during construction: All roadways shall be a minimum of 20 feet in width during construction and maintained free and clear, including the parking of vehicles per the 2025 California Fire Code Chapter 5 Section 503.4 and 503.2.1.

III. Address numbers (street numbers): Approved numbers and/or addresses shall be placed on all new and existing buildings and at appropriate additional locations as to be plainly visible and legible from the street or roadway fronting the property from either direction of approach. Said numbers shall contrast with their background, and shall meet the following minimum standards as to size: 4” high with a ½” inch stroke width for residential buildings, 8” high with a ½” stroke for commercial and multi-family residential buildings, 12” high with a 1” stroke for industrial buildings. Additional numbers shall be required where deemed necessary by the Fire Marshal, such as rear access doors, building corners, and entrances to commercial centers per the 2025 California Fire Code Chapter 5 Section 505.1.

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.

C. Engineering Department Conditions:

I. The property’s sewer assessment will be revised to reflect the change in use from bar to restaurant; the annual sewer service charge will be revised as specified in the Solana Beach Municipal Code section

14.08.060.

II. Prior to building permit issuance, the Applicant shall provide evidence that an adequately sized Grease Interceptor is part of building plans and permit for the proposed restaurant.

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III. A 2.5-foot width of property frontage along South Cedros Avenue shall be dedicated to the City of Solana Beach as Public Right-Of-Way. The Applicant shall provide the Plat and Legal Description prepared by a Registered Civil Engineer. The document shall be recorded with the County of San Diego prior to Final Inspection of the Building Permit.

IV. The applicant will be responsible for securing permission from the North County Transit District (NCTD) for the proposed parking stalls and trash enclosure within NCTD right-of-way. A copy of such permission will need to be provided to the city prior to issuance of the associated building permit.

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

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

VII. 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.

V. ENFORCEMENT
Pursuant to SBMC 17.72.120(B) failure to satisfy any and all of the above-mentioned conditions of approval is subject to the imposition of penalties as set forth in SBMC Chapters 1.1.6 and 1.18 in addition to any applicable revocation proceedings.

VI. EXPIRATION
The Conditional 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.

VII. 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 Item K.3
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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 at a regular meeting of the City Council of the City of Solana Beach, California, held on the 30th day of September, 2026, by the following vote:

AYES: Councilmembers –
NOES: Councilmembers –
ABSENT: Councilmembers –
ABSTAIN: Councilmembers –
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LESA HEEBNER, Mayor
APPROVED AS TO FORM: ATTEST:
_____________________________ _______________________________ JOHANNA N. CANLAS, City Attorney ANGELA IVEY, City Clerk Item K.3
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RESOLUTION 2012- 108

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SOLANA BEACH, CALIFORNIA, CONDITIONALLY

APPROVING A CONDITIONAL USE PERMIT FOR A NEW
SMALL-SCALE BREWERY AT 111 SOUTH CEDROS
AVENUE.

APPLICANT: Solana Beach Brewing Company
CASE NO.: 17- 12- 12 CUP
WHEREAS, John Niedernhofer, Dennis Williams, and Steve Ragan of the Solana Beach Brewing Company ( hereinafter referred to as the " Applicant") have submitted an application for a Conditional Use Permit pursuant to Title 17 ( Zoning), of the Solana Beach Municipal Code ( SBMC); and
WHEREAS, at the hearing on July 11, 2012, the City Council received and considered evidence concerning the proposed application as revised; and WHEREAS, the public hearing was conducted to the provisions of Solana Beach Municipal Code Section 17. 72. 030; and
WHEREAS, the City Council of the City of Solana Beach found the application request exempt from the California Environmental Quality Act pursuant to Section 15301 of the State CEQA Guidelines; and
WHEREAS, this decision is based upon the evidence presented at the hearings, and any information the City Council gathered by viewing the site and the area as disclosed at the hearing.

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

1. That the above recitations are true and correct.

2. That the request for a Conditional Use Permit for a new small- scale brewery, beer tasting room and retail store on file with the Community Development Department, is conditionally approved based upon the following Findings and subject to the following Conditions:

3. FINDINGS
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 use for the sale of alcoholic beverages for off- site consumption on property within the Special Commercial (SC) Zone:

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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:

The proposed use is in accord with the General Plan, the general intent of Title 17 of the Solana Beach Municipal Code ( Zoning Ordinance), and the purposes of the Special Commercial ( SC) zone, which allows for alcohol sales ( on and off- site consumption), as well as, retail and production uses.

Furthermore, the Applicant' s request is in accordance with the spirit and intent of the General Plan, Zoning Ordinance and the purposes of the Special Commercial ( SC) zone, which are intended to provide for commercial activities and light industrial uses that have a limited impact on the nearby residential areas. The Applicant' s request also agrees with the intention of the SC zone, which is to preserve and perpetuate those areas of the community ( i. e. South Cedros) affording unique pedestrian- oriented commercial centers characterized by a wide variety of uses including small specialty retail shops, light industrial uses, offices, and residential loft apartments. The proposed use is predominately retail sales. The Applicant proposes to operate a beer tasting room and the sale of beer for off- site consumption. The small scale production activities are allowed in the SC zone. The SC zone permits the sale of alcoholic beverages for off- site consumption with approval of a City Council Conditional Use Permit ( CUP).

The project site has a history of commercial retail uses with legal, nonconforming parking. Therefore, the proposed brewery/ retail use does not increase the size or degree of the existing nonconformity of parking at the site. As conditioned, approval of the CUP shall not allow additional use of the site, which may result in the requirement to provide additional onsite parking.

As such, the Applicant shall be prohibited from providing customer or patron seating that would constitute a change in use from retail to restaurant and is prohibited from large scale beer production.
ll. 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 use of the site as a small- scale brewery, as well as, the retail sale of alcoholic beverages for on and off-site consumption will not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity given that safe distances are maintained from areas and establishments with uses subject to high concentrations of minors, such as public and private schools. The property is sited far enough away from such institutions, as well as, public parks and beach accesses to negate any harmful or injurious impacts the establishment of the use at this location might create. The small- scale brewery will be a limited size and have specified hours of operation, and is compatible with the existing retail uses.

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lll. That the proposed use complies with all applicable provisions of the zoning ordinance, including each of the three required provisions of Zoning Ordinance Section 17. 60. 030( A.) Alcoholic beverage sales for off-premises consumption:
a. Establishment of the use will not result in an over concentration of off- site and onsite alcoholic beverage sales establishments in the area within 300 feet of the proposed location. There is one ( 1) establishment within 300 feet of the property.
b. The use is not located within close proximity to public and private schools for minors. All schools including Earl Warren Middle School ( public), Skyline Elementary School ( public) and Santa Fe Christian School private) are situated nearly ' h mile away from the subject property, as measured by line of site, and further by public street. c. The use will not be within close proximity to any public parks or beach access points. The closest beach access point is also not within a detrimentally close proximity, as Fletcher Cove Park is over 650 feet to the west.

4. CONDITIONS
Prior to use 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. No indoor or outdoor seating for customers or patrons shall be permitted, which would constitute a change in use from retail to restaurant.

II. The Applicant is limited to small- scale production activity and is prohibited from large scale beer production.

III. The project is conditioned to require the installation of wall insulation, air conditioning and mechanical systems to attenuate the noise and minimize odors from the site due to beer making indoors, to the satisfaction of the Director of Community Development Department prior to occupancy of the space and at all times during the occupancy of the space for beer making purposes.

IV. Any change to the alcoholic sales license issued by the California Department of Alcoholic Beverage Control ( ABC) shall be subject to the prior review and approval of the Community Development Director for conformance with this Conditional Use Permit.

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V. All on- site advertising shall be regulated pursuant to the Sign Regulations contained in SBMC Section 17. 64.

VI. All of the conditions of this Conditional Use Permit are continuing conditions. Failure of the Applicant to comply with any or all of said conditions at any time may result in the revocation of the permit granted for the use of the property.

VII. All beer making and beer retail activities must occur inside the designated space ( Suite 200 A& B). No outdoor activities related to this use are permitted.

Vlll. The operation hours shall be as follows:
a. Production hours on weekdays from 7: 00 a. m. to 9: 00 p. m. and on weekends from 9: 00 a. m. to 9: 00 p. m.
b. Retail hours (tastings and retail store) on weekdays from 2: 00 p. m. to 9: 00 p. m. and on weekends from 12: 00 p. m. to 9: 00 p. m.

IX. Bi-products and organic waste matter from beer making activities shall be removed and disposed off-site within 24 hours after production.

B. Engineering Department Conditions:

1. This Conditional Use Permit shall apply to the entire parcel and not just a portion of this lot.

11. 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.

C. Fire Department Conditions:

1. If existing building has a fire sprinkler system installed, then any changes to fire sprinkler system shall be done via plan approved by fire dept. and all work shall be performed by a C- 16 licensed fire sprinkler contractor.

II. Provide information on brewing and mashing process; specifically if boiling equipment with direct fire burners, steam or other type of heating equipment will be used. If applicable, water or other tank type heaters installed; provide information on method used for heating; e. g. natural gas or electricity. Use of natural gas, propane, etc. will require identification of gas lines and/ or quality/quantity of any portable flammable gas used on site.

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III. Use of any type of compressed gases requires fire dept. approval. If applicable, provide information on compressed gases being used Oxygen, CO2, etc.); also quantity and storage location of gases.

Compressed gases shall be properly restrained to protect against falling or damage.

IV. Tasting Room; proper exiting shall be provided, including ramp width and rise/ run of ramp ( 1: 8 or 1 : 12). Provide illuminated exit sign at main exit door.

V. During formal plans review of any building or project, additional fire department requirements may be imposed.

D. City Council Conditions:

I. Upon review and subject to City Staff determination, the demonstration of the controlled area as required by Alcoholic Beverage Control ( ABC) may require modification of the Conditional Use Permit subject to City Council approval.

II. Any proposed changes to the ingress and egress of the public for access and parking purposes shall be subject to City Staff' s review and determination, and may require modification of the Conditional Use Permit subject to City Council approval.

Ill. This Conditional Use Permit is for a non- restaurant use. Any change in use from retail to restaurant or from small scale to large scale beer production without prior review and approval for a new or modified Conditional Use Permit shall constitute as a violation of conditions of approval for this Conditional Use Permit.

IV. The following activities are not permitted:
a. No kitchen is allowed.
b. No preparation of food is allowed.
c. No indoor or outdoor seating for customers or patrons is allowed. d. No food service, ordering, or delivery of prepared food is allowed including mobile food vendors.

V. Spent grains to be used as organic fertilizer shall be removed and disposed off-site within 72 hours after production.

5. ENFORCEMENT: Pursuant to SBMC 17. 72. 120( B) failure to satisfy any and all of the above-mentioned conditions of approval is subject to the imposition of penalties as set forth in SBMC Chapters 1. 16 and 1. 18 in addition to any applicable revocation proceedings.

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6. EXPIRATION: The Conditional Use Permit for the project will expire on July 11 , 2014, 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.

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

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8. 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 11th day of July, 2012, at a regular meeting of the City Council of the City of Solana Beach, California by the following vote:

AYES: Councilmembers — Kellejian, Roberts, Nichols, Campbell, Heebner NOES: Councilmembers — None
ABSTAIN: Councilmembers — None
ABSENT: Councilmembers — None
JOE G ELLE IA or
APPROVED AS TO FORM: AT EST:
6 HNNA N. CANLAS, City Attorney GELA IV Y, City Clerk
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CERTIFICATION

STATE OF CALIFORNIA)
COUNTY OF SAN DIEGO) SS.

CITY OF SOLANA BEACH)
I, ANGELA IVEY, City Clerk of the City of Solana Beach, California, DO HEREBY CERTIFY that the foregoing is a full, true and correct copy of Resolution 2012- 108 conditionally approving a conditional use permit at 111 South Cedros Avenue, Case 17- 12- 12 as duly passed and adopted at a Regular Solana Beach City Council meeting held on the 11th day of July 2012 and the original is on file in the City Clerk' s Office.
f

ELA IV CIT ERK
Date of this Certification 1
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From: Tony Dellamano <[email protected]>
Sent: Monday, September 21, 202611:09 AM
To: John Delmer <[email protected]>
Subject: Culture Brewing - Project Narrative for Sept 30th John,
Attached is the final project narrative, I incorporated your changes. I am now working on the presentation which I will send to you electronically by 9/29.

I will also be in today to drop off the physical copies of the site drawings.

Cheers,
Tony Dellamano
Owner/ CEO
Culture Brewing
www .culturebrewingco.com
cell:

FW: Culture Brewing - Project Narrative for Sept 30th
Item K.3
City of Solana Beach
Attn: City Council
635 South Highway 101
Solana Beach, CA 92075
September 30th, 2026,
RE: Request to Modify 17-12-12 CUP and DUP 17-15-06 for Culture Brewing Solana Beach City Council,
This letter is to inform you that Dellawolfe Brewing, LLC dba Culture Brewing is seeking to modify CUP 17-12-12 and DUP 17-15-06 to better accommodate our business needs as we look to continue to be a viable and valued operator and community partner in the Cedros Design District. We hope the City will approve the proposed changes to our use permit.

Company Background
Culture Brewing opened to the public in 2012 as a brewing facility and tasting room. Since then, the business has grown to include self-distribution and two additional tasting rooms (Encinitas and Manhattan Beach) employing over forty team members company wide. The beer has won numerous international accolades, from gold medals at the Great American Beer Festival recently in 2025 to the World Beer Competition in 2024. Today, Culture Brewing is a central gathering spot for many residents in Solana Beach, and a proud business born and raised in Solana Beach that locals value and enjoy. Culture Brewing is a proud member of our communities, and year-to-date has donated over $20K to local groups and charities including the Solana Beach School District, Solana Beach School Foundation, YMCA Ecke, and the local Boys and Girls Club branch to name just a handful.

On August 5th, 2024 Tony and Jenna Dellamano, both local Solana Beach residents, purchased a majority stake in Culture Brewing from Solana Beach Brewing Co., LLC (“SBBC”) under the legal entity Dellawolfe Brewing, LLC. The purchase includes all three locations and all rights to operate the business moving forward. Tony and Jenna are not planning any major changes to the business model with the exception of adding a dining option in Solana Beach. Our goal is to continue to operate profitably and responsibly at the Solana Beach location but need to continue to develop the business to remain relevant and viable.

The Solana Beach building is owned by Jim and Teri King (111 S Cedros LLC) which includes adjoining neighbors Suite 300 (“Art and Frame Store”) and Suite 100 (“Stafford Insurance”). A lease was executed by Dellawolfe Brewing, LLC through the end of 2034 (Suites 200 and 400) 1 Item K.3
with an option to extend thereafter. Suite 300 will be included in the lease beginning January of 2027, and this application includes modifications to this space holistically as Culture Brewing.

In 1986 the King’s executed a long-term lease from Santa Fe Railroad (and since assigned/assumed by NCTD) which extends 50 feet out from the back building structure into the access alley. As explicitly stated in this lease, use includes “...site for parking, storage, shipping and receiving, and for access to and from Lessee’s building.” In the past there was a large fence that acted as a barrier to enclose parking spaces, but that has since been removed. This lease with NCTD is renewed annually and under the control of Culture Brewing as part of the tenant lease.

Current Permit - Conditions and Challenges
The existing CUP that was granted to SBBC in 2012 is fairly restrictive, and does not reflect the business as it is today. Initially permitted as a “small-scale brewery, beer tasting room and retail store” there was a focus to not impact existing retail in the immediate area. Retail hours and entertainment are limited, and mobile-certified foodservice vendors are prohibited. No indoor or outdoor seating is allowed under the CUP granted in 2012.

In 2015, the City of Solana Beach granted an expansion in manufacturing square footage via the approved 17-15-06 DUP. Under this revision, the footprint was expanded to include the adjoining suite 400 totaling 424 square feet bringing the total permitted enclosed area to 1,910 square feet. This revision was in the spirit of the Special Commercial (SC) zone intended to provide commercial activities that have limited impact on nearby residences, and agreed with the city’s push of perpetuating the SC zone in the Cedros Plaza District to “afford unique pedestrian-oriented commercial centers characterized by a wide variety of uses.” Requested Revisions to Permit
Culture Brewing has been operating responsibly since 2012 and we desire to remain as a valued community success story and growth driver for the Cedros Design District. We would like our existing permits to be modified to match our current and future use, an amendment categorized as a “Non-Development Project” since modifications are to the existing footprints.

The following are the items requested to be modified on the existing use permit to ensure Culture Brewing remains as a viable business:
● Expand permit to include a kitchen and dining.
● Permit outdoor seating, dining, and alcohol consumption on the outdoor patio space. ● Relocate three parking spaces to the area leased from NCTD in the back alley. ● Expand retail and restaurant hours of operation to 11am to 11pm, 7 days a week. ● Allow mobile and certified food vendors to operate in outdoor area. ● Allow live music from 11am to 10pm, three days a week Friday, Saturday, and Sunday and special Holidays.
● Activities that will occur in the brewery space include brewing, bottling, canning, and cold storage of packaged beer. All activities that will occur in the retail taproom and outdoor 2 Item K.3
patio will be dining, tasting, private events, and live music. All activities that will occur in Suite 300 will be walk-up, retail dining, administrative, and kitchen/foodservices.

Permit Modifications: Current Operation
Some of the requested modifications to the CUP have already been incorporated into the current-day business operation. These were done during COVID to sustain the business model, others happened organically. Culture Brewing has operated with these changes responsibly and has made a positive impact on the community and the Cedros Design District.

Here is a list of the changes to the space and operation that are already in place but need to be modified on the permit:
● Reposition angled parking spaces from the interior of the outdoor patio space within the area leased from NCTD. These spaces are 90 degree, 18’ in length spaces with 22’ of backup clearance. The back alley has been verified by the Solana Beach Fire Department to have enough clearance for fire trucks under this parking configuration. ● Add outdoor seating and alcohol consumption to the back patio space. This area is 1225 square feet and adds an occupant load of 83 patrons. ● Installation of a 6’ high fence barrier with compliant exit pathway and panic bar hardware exit door. The fence and exterior door have been inspected and approved by ABC San Marcos as an appropriate enclosure for alcohol consumption controls. ● Installation of two exterior shade sails for outdoor patrons. These specific shade structures do meet the awning and canopy requirements outlined in Section 3105.3 of the 2022 California Building Code. Complete details on flame-retardant sails is included with this request.
● The addition of an outdoor zone for certified mobile food vendors. Mobile food vendors currently operate in the back parking spaces of the business, primarily on Wednesday to Sunday, 11am to 7pm. All mobile food vendors are certified through the SD County Health Department, and Culture Brewing requires certification.

As mentioned, these changes are already in place and have been utilized by Culture Brewing to support the operation of the business.

Permit Modifications: Operational
Live Music
The addition of live music at Culture Brewing would be a significant boost to the business and the Plaza District. The outdoor patio area of Culture Brewing is well-positioned to limit noise spread to the east of the location, and can be easily controlled to focus the performances to the small outdoor area it resides. Culture Brewing would allow local performers to share their talents, and also allow groups and organizations that book the space to add live music to the offering. The goal is to have a space to showcase local talent in a fun, community environment. 3 Item K.3
Business Hours
Expanding the permitted hours of operation will allow patrons and guests of the Cedros Plaza District to have another option in addition to other draws like Belly Up and Rare Society.

Currently, the ABC license allows the serving of beer to 10pm at this location, and we would process an extension with the ABC to 11pm if the CUP is modified. For reference, if the ABC license is extended to 11pm then “last call” would be at 10:30pm, and guests completely removed from the location by 11pm. We have requested these extended hours to be 7 days per week but there is flexibility on weekdays.

Culture Brewing has done an excellent job with alcohol serving controls for over 13 years in business, and to record has not had a single violation from the ABC at any taproom location.

Restaurant and Dining
The “Art and Frame” shop currently operates in the 579 square foot adjoining space, Suite 300, of our property. The entire property is owned by Jim and Teri King (property owners and landlords). Carol Temple has operated out of that space for 35 years, her lease ends in December 2026, and we will move into that space in January of 2027. The current plan is to convert this primarily as a kitchen, and in concert with this expansion additional ADA bathroom facilities, to serve the outdoor dining patio.

Here is a list of the items included on the site plan to specifically support kitchen and dining:
● Walk-up deli counter service
● Fully-operational kitchen
● New proposed space for an additional ADA bathroom
● ADA compliant parking space
● Egress Plan
4 Item K.3
Restaurant and Dining Concept: Art and Frame Deli
The restaurant concept will be a streetside, local walk-up "west coast deli" with a simple cafe menu for both lunch and dinner. Like most streetside delis, the front counter will be steps off of the sidewalk on Cedros, with an adjoining opening between the deli and the existing Culture Brewing taproom. Open 7 days a week for lunch from 11 am to 2pm for walk-up, to-go, and back patio casual dining, and then open for dinner service at 4pm until 1 0pm for a more cafe-style and sit-down dinner experience. Price points will be placed for the whole community - lunch sandwiches will be $10 to $16, and dinner options will range $15 to $25 per person. Under our current ABC brewing license we will be able to serve wine with our house brewed Culture beer which will add a huge lift to business.
5 Item K.3

A R T & F R A M E D E L I
Concept Menu - Lunch
Deli Sandwiches
West Coast Italian Sub - salami, capricola, prosciutto on Praegers pretzel roll Arugula, Prosciutto, Balsamic fig, EVOO, Seasalt
Turkey, Provolone, Avocado
Roast Beef and Swiss with Roasted chilis and fresh horseradish Grilled Three Cheese on sourdough
Deli Case Coldbox
Roasted artichokes
Homemade potato salad
Roasted brussel sprouts
Eggplant salad
Concept Menu - Dinner
Small Plates - Shareables
Roasted Brussels Sprouts
Oven-Charred Rosemary Potatoes
Culture Baked Wings
Fresh-Baked Spent Grain Pretzels
Local-Caught Ceviche
Salads
Famous House Caesar
Arugula and Peach Balsamic Salad
Heirloom Caprese w/House-Made Mozzarella
Big Plates
Culture ½ Pound Burger and Chips
Pretzel and Schnitzel Plate
Local-Caught Fish on Potatoes
Oven-Baked Half Chicken
Oven-Baked Ziti
6 Item K.3
Parking Capacity
We understand that under the current use permit the parking is considered non-conforming, and with this proposed expansion it will likely increase the degree of non-conformity. However, pursuant to Government Code AB2097 and the proximity to the train station it is our understanding the City can choose to not impose minimum parking requirements.

Although we understand this change represents an intensification of use, the kitchen and dining expansion would allow the following improvements:

Parking Enhancements:
● Position three parking spaces from the interior portion of the outdoor patio and brewery area to outside of the patio area which is more easily accessed by the general public. ● Addition of a dedicated ADA parking space
● Addition of two access gates for patron access to facilitate ADA path of travel ● Ensure 90 degree parking spaces are the required 21’ in length and 22’ of backup distance per the Off-Street Parking Design Manual
● Installation of the wheel stops 3’ from the end of the parking space We greatly appreciate the assistance from the City of Solana Beach and the Solana Beach Fire Department to extend our use at Culture Brewing. We truly expect that all retail tenants in the Cedros Plaza District will benefit from these enhanced entertainment options and continue to build the vibrancy of this heart and soul of our beach community.

Please do not hesitate to reach out to me directly with any comments or questions.

Cell: Email: [email protected]
Sincerely,
Tony Dellamano
Owner and CEO
7 Item K.3
From: Sara Stewart <[email protected]>
Sent: Thursday, September 17, 2026 8:04 AM
To: John Delmer <[email protected]>
Subject: Support for Culture Brewing Expansion (MOD25-002) - More Local Culture on Cedros! Dear Members of the Solana Beach City Council and Mr. Delmer, I'm writing to shai-e my enthusiastic suppo1t for the Culture Brewing expansion project (MOD25-002) ahead of the upcoming public hearing on September 30th.

Since opening on Cedros Avenue in 2013, Culture Brewing has trnly become a valued prut of our collllllunity. For more than 13 years, they have been a thoughtful, comteous, and responsible local business, and they have helped make the Cedros District such a welcoming and vibrant place to spend time. They've created a welcoming space where neighbors, families, friends, and visitors can come together, making a meaningful contribution to the collllllunity and adding to the character of Solana Beach.

I believe our community would benefit greatly from having more welcoming, high-quality gathering spaces and live ente1tainment right here in the Cedros District. The proposed expansion with a new restaurant, expanded outdoor dining, and live music would bring fresh energy to the area while maintaining the collllllunity-oriented atmosphere that Cultme Brewing is known for.

Culture Brewing has earned the tmst ru1d goodwill of the collllllunity through more than a decade of responsible operation, and I'm confident they will continue to be a positive presence in Solana Beach as they grow. I respectfully encourage the City Council to approve modification MOD25-002.

Thank you for your time, consideration, and continued dedication to our collllllunity.

Wa1m regru·ds,
Scott and Sara Stewa1t
- Santa Helen Park Comt
Solana Beach CA 92075
Item K.3
From: Aaron Whitfield <[email protected]>
Sent: Friday, September 18, 2026 10:52 AM
To: John Delmer <[email protected]>
Subject: Support for Culture Brewing
Dear Members of the Solana Beach City Council and Mr. Delmer, I am writing as a resident of South Cedros to express my strong support for the proposed modification for Culture Brewing, located at 11 1 S. Cedros Ave.

Culture Brewing has been a staple of our community and the Cedros Design District for several years.

As the most recent President of Solana Beach Little League, the City's largest recreational league, Culture Brewing has graciously provided their space many times for fundraising events, and is a reliable sponsor and financial contributor to our program.

In addition, as a 16-year resident homeowner located just a few blocks away from this location, my family (wife and two younger boys) would embrace a more casual dining option on the street as current options are limited and can price out families. The plan to expand into the adjacent suite to include restaurant dining, new restroom facilities, and an expanded rear outdoor seating area will be a fantastic enhancement to the street and much needed for the neighborhood.

Specifically, I support:
•
0 • Adding full food
• service alongside their local brewing operations.
0 • •
• Enhancing
the outdoor dining experience and activating the area responsibly . •
•
0 0
Item K.3
Modifying hours
and adding live entertainment to support our local community culture.

Culture Brewing has consistently proven to be a responsible, positive neighborhood business, consistently supporting the community and local organizations. I encourage the City Council to approve this modification.

Thank you for your consideration.

Sincerely,
Aaron Whitfield
Cedros Ave.

Solana Beach, CA 92075
•
•
•
• •
■
Item K.3
From: Jim Miller <[email protected]>
Sent: Friday, September 18, 2026 11:45 AM
To: John Delmer <[email protected]>
Subject: Culture Brewing Project
Solana Beach City Council,
I want to voice my support for Culture Brewing's expansion project (MOD25-002) for the upcoming public hearing on September 30th.

Culture Brewing has proven to be a cornerstone of our neighborhood and business district, operating as a thoughtful, courteous, and highly responsible local business. They've brought people together and helped make Cedros the vibrant place it is today.

Our community always needs welcoming, high-quality gathering spots and live entertainment options right here in the Cedros District. Approving this expansion-which includes a casual dining option, outdoor dining, and live music-will breathe new life into the area while keeping the friendly, community-first feel we all love.

Culture Brewing has earned our trust as a demand driver for local businesses and I have full confidence that this expansion will greatly benefit other retailers and business owners in the Cedros District. I strongly urge the City Council to approve modification MOD25-002.

Thank you for your time and dedication to our city!
Jim Miller
President
Global Trading Partners, Inc.

N. Cedros Ave, Solana Beach, California 92075
Item K.3
From: Carly Ferry <[email protected]>
Sent: Friday, September 18, 2026 4:59 PM
To: John Delmer <[email protected]>
Subject: Culture Brewing Expansion
Dear Members of the Solana Beach City Council and Mr. Delmer, I am writing to share my enthusiastic support for the Culture Brewing expansion project (MOD25- 002) for the upcoming public hearing on September 30th.

Ever since opening its doors on Cedros Avenue back in 2013, Culture Brewing has been a cornerstone of our neighborhood. Over the past 13+ years, they have consistently proven to be a thoughtful, courteous, and highly responsible local business operator. They've brought people together and helped make Cedros the vibrant place it is today.

Our community is always in need of welcoming, high-quality gathering spots and live entertainment options right here in the Cedros District. Approving this expansion-bringing in a new restaurant, expanded outdoor dining, and live music-will breathe wonderful new life into the area whi le keeping the friendly, community-first feel we all love.

Culture Brewing has earned our trust as an exemplary operator since 2013, and I have full confidence that this expansion will be a great benefit to Solana Beach. I strongly urge the City Council to approve modification MOD25-002.

Thank you for your time and dedication to our city!
Warm regards,
CarlyFeny
Seabri ht Lane, Solana Beach
Item K.3
From: Stephanie Stock <[email protected]>
Sent: Monday, September 21, 2026 11:09 AM
To: John Delmer <[email protected]>
Subject: Culture Brew Co
Dear Solana Beach Planning Department,
As a member of the Solana Beach business community, I am writing to express full support for Culture Brewing's proposed modification.

The proposal to expand their small-scale brewery and tasting room into a rest aurant with an expanded rear outdoor dining area wi ll bring vibrant energy and economic activity to the Cedros Design District. The addition of live music and expanded operating hours will add some needed life t o the street t hat seems to "roll up" at dusk due to limited entertainment options.

Culture Brewing has operated responsibly for over 13 years, and continues to be an anchor business t hat draws locals and visitors alike to support surrounding retail and commerce.

Approving this permit modification is a win for our local economy and community life.

I urge the City Council to support t his project at the September 30th hearing.

Sincerely,
Stephanie Stock
Cedros Soles
■ S Cedros Suite L
Solana Beach CA 92075
Item K.3
From: Ryan Stafford <[email protected]>
Sent: Tuesday, September 22, 2026 12:40 PM
To: John Delmer <[email protected]>
Subject: Solana Beach City Council Letter Regarding Culture Brewery MOD25-002 Hi John,
Attached is a Letter I would like you to share with the City Council regarding Culture Brewery modification MOD25-002:

Letter Summary:

Solana Beach City Council,
I am writing as a neighboring tenant sharing the building at 111 S. Cedros Ave with Culture Brewing and as a local Solana Beach resident to express my support for their proposed permit modification.

Having shared a building with Culture Brewing since 2015, I can speak directly to how responsibly their team runs the taproom and brewery every single day. Beyond being fantastic neighbors, we have co-sponsored multiple community fundraising events together that have raised meaningful support for local organizations and causes. Culture is the type of business a community wants and needs, and their plans for expansion are highly welcomed as a business neighbor and residence.

I am in full support of their plans to add live entertainment, expanded rear outdoor seating, full dining, and modified hours. Expanding their space and capabilities will allow us to collaborate on even larger fundraising initiatives and make an even more positive, lasting impact on the Solana Beach community. It will also encourage walkability as our community needs more accessible dining and entertainment options.

I urge the City Council to approve modification MOD25-002 at the September 30th public hearing.

Please let me know if there are any questions. Thank you for your consideration.

Best regards,
-Stafford
Item K.3

RYAN STAFFORD
Luxury Real Estate Specialist | Founding Compass Agent
StaffordREGroup.com | Compass
D: 760.807.1514
[email protected]
111 S. Cedros Ave. #100, Solana Beach, CA. 92075
CA BRE#01938735
Item K.3
Agenda Item K.3 Culture
From: Oanh Dang >
Sent: Sunday, 27 Sep 2026 09:13 PM
To: [email protected]
Subject: Agenda Item K.3 Culture
CAUTION: External e-mail. Do not click links or open attachments unless you recognize the sender and know the content is safe.
http://www.linkedin.com/in/oanhdang
Item K.3
To: [email protected]
Subject: Public Comment: Support for Agenda Item K.3
Re: Agenda Item K.3 – Public Hearing: 111 S. Cedros Avenue, Suite 200 Dear Mayor Heebner and Members of the City Council,
As local residents of Solana Beach, we are writing to voice our full endorsement of the requested Conditional Use Permit Modification (MOD25-002) for Culture Brewing Co., located at 111 South Cedros Avenue.

South Cedros shines brightest when it operates as a vibrant neighborhood hub rather than a standard commercial corridor. We recognize Culture Brewing's dedication to our community and strongly support them as valuable local members. Enabling them to introduce a kitchen and open up their rear patio offers neighbors and families a welcoming location for casual dining, while empowering a cherished local business to evolve.

Several key factors make this proposal an ideal fit for our area. Situated within a commercial center flanked by adjacent businesses and the railway line, no single-family homes directly border the site, so extending operating hours modestly to 11:00 PM will not disrupt residential quiet hours. These requested hours and dining options align seamlessly with surrounding operations along South Cedros, such as the Belly Up and Carruth Cellars, making periodic daytime or early evening acoustic music and food service until 11:00 PM a natural fit. Additionally, being located moments from the train station naturally encourages visitors to arrive on foot, by bicycle, or via the Coaster, reducing vehicle trips and local parking demand. Finally, the business is owned by parents residing right here in Solana Beach, ensuring that this local establishment remains genuinely invested in the long-term vitality of our city.

The practical stipulations outlined in draft Resolution 2026-111—including sound standards and patio operational rules—establish robust safeguards for the city while affording an established business the room to flourish.

We appreciate your time and thoughtful consideration of our input, and we respectfully request that you vote in favor of Resolution 2026-111 to help strengthen our local business community.

Sincerely,
Oanh Dang and Ben Good
Barbara Ave, Solana Beach
Item K.3
From: Kristin Brinner >
Sent: Monday, 28 Sep 2026 09:02 AM
To: [email protected]; [email protected] CC: Chris Wakeham
---======
>;
________________ >; ·-----------------
Subject: support for K3: Culture Brewery expansion
CAUTION: External e-mail. Do not click links or open attachments unless you recognize the sender and know the content is safe.

To whom it may concern,
Please accept this letter of suppo1i for the expansion of Culture Brewe1y to be heard at the upcoming Special City Council Meeting.

Sincerely,
Kristin Brinner ( and my neighbors)
support for K3: Cult ure Brewery expansion
Item K.3
To: [email protected]
Subject: Public Comment: Support for Agenda Item K.3 – September 30, 2026 City Council Meeting (MOD25-002 / 111 S. Cedros Ave)
Date: September 28, 2026
To: Honorable Mayor Heebner and Solana Beach City Councilmembers Re: Agenda Item K.3 – Public Hearing: 111 S. Cedros Avenue, Suite 200 (Case No.

MOD25-002 / Resolution 2026-111, Culture Brewing Co.)
Dear Mayor Heebner and Members of the City Council,
We are writing as residents of Solana Beach and Cardiff to express our strong support for the proposed Conditional Use Permit Modification (MOD25-002) for Culture Brewing Co. at 111 South Cedros Avenue.

Solana Beach is at its best when South Cedros feels like a community gathering space rather than just a row of storefronts. Having been visiting Culture Brewing since they opened over 10 years ago, we’ve seen firsthand how much care they put into being a responsible local business. Adding kitchen service and activating their back patio will make this a great spot for residents and families to grab a quick, casual meal, while helping a neighborhood favorite adapt and grow.

A few reasons why we think this proposal makes sense for our neighborhood:

1. Minimal Impact on Nearby Homes:

This parcel sits entirely within the commercial strip, bounded by local businesses and the train tracks to the west. Because there aren't any single-family homes sharing a property line here, extending their closing time modestly to 11:00 PM won't disrupt residential peace or quiet hours.

2. Fits Naturally with the Surrounding Block:

The requested hours and food offerings are completely in step with the rest of South Cedros. Right next door, the Belly Up runs a full restaurant and music venue late into the night, and Carruth Cellars operates a busy wine garden across the street. Allowing Culture Brewing to serve food until 11:00 PM and host occasional daytime or early evening acoustic music fits right in with the neighborhood’s existing vibe.

3. Easy Walkability and Transit Access:

Being less than a five-minute walk from the train station, this location naturally encourages people to walk, bike, or take the Coaster rather than driving and adding to traffic or parking strain.

4. Strong Local Roots:

The owners are local parents who live right here in Solana Beach, making this a truly locally-owned business that is deeply invested in the long-term well-being and success of our community.

Item K.3
The operational conditions set out in draft Resolution 2026-111—such as noise regulations and clear patio guidelines—provide solid protection for the city while giving a long-standing local venue the flexibility it needs to thrive.

Thank you for your time and for considering our feedback. We encourage you to support our local business community by approving Resolution 2026-111.

Sincerely,
Kristin Brinner and Chris Novak
Barbara Ave, Solana Beach
Chris & Sunday Wakeham
Cliff St, Solana Beach
Katharine Lundby
N Granados Ave, Solana Beach
Paul and Kay McKenzie
Newcastle Ave, Cardiff
Item K.3
Item K.3
Thank you for considering my comments.

Best,
Matt Boyd
S Granados Ave, Solana Beach
Item K.3
Item K.3
For the public record. City Council Meeting: 30 Sept., 2026; Items K.3 and K.6 From: D Woelke
Sent: Tuesday, 29 Sep 2026 04:26 PM
To: [email protected]
Subject: For the public record. City Council Meeting: 30 Sept., 2026; Items K.3 and K.6 Dear Mayor Heebner, Deputy Mayor MacDonald, and Council Members Becker, Edson, and Zito:

Thank you for the opportunity to provide input for the above named items.

You will find our letter attached below.

As always, we are happy to answer any questions, address any concerns, or provide additional peer-reviewed research.

Best regards,
Diana Conway, President
Dianne Woelke MSN, Board Member
Safe Healthy Playing Fields, Inc.
https://www.safehealthyplayingfields.org
SHPFI is an all-volunteer nonprofit 501-c-3
Item K.3
30 September 2026 - City Council Meeting
Item K.3 - Support with Additional Condition
Item K.6 - Support
Dear Mayor Heebner, Deputy Mayor MacDonald, and Council Members Becker, Edson, and Zito:

Thank you for the opportunity to provide input into the above items on the agenda for 30 September 2026 meeting of the City Council.

Safe Healthy Playing Fields, Inc. (SHPFI) is a national all-volunteer 501-c-3 non-profit organization. We are committed to educating communities, policymakers and elected officials about the health, safety, and financial realities of plastic fields versus natural grass fields and other natural versus synthetic surfaces for their parks and schools. Our constituency ranges from concerned individuals to community and civic organizations, legal, healthcare and science professionals, municipal leaders, and state legislators.

Item K.3
We are pleased to see the acknowledgement that the planned expansion of the Culture Brewing Company’s needs to secure a permit from the California Coastal Commission.

While there is no reference in the staff report for Application: MOD25-002 regarding flooring or surfacing for the conversion from a bar to bar/restaurant, or the outdoor patio area expansion, we do feel compelled to alert you to Coastal Commission requirements that have been in effect since 2023 and included in their October 2024 publication on plastic pollution prevention.1 Due to the explosion in use of synthetic turf for outdoor dining venues since the Covid Pandemic, we ask that you condition your approval for this project to exclude any use of petrochemical plastics, including synthetic turf.

Each year, 600 quadrillion microplastics are released from land based plastics into our atmosphere, with an additional 26 quadrillion released from ocean based plastics.2 2 Callaway, KR (22 Jan 2026). “Scientists just calculated how many microplastics are in our atmosphere.

The number is shocking: A new estimate suggests land sources eject 600 quadrillion pieces of microplastic into the atmosphere every year.” Scientific American. 1 California Coastal Commission (24 Oct 2025). Plastic Pollution Prevention Guidelines Item K.3
In the coastal region, research has shown an increased risk of cardiometabolic disease from microplastics in sea spray.3,4 Most of these microplastics are polyethylene, the most globally produced and discarded plastic globally.

Synthetic turf is primarily made of the petrochemicals polyethylene and polypropylene- the same plastics that straws, plastic bags and other single use plastics are made of.

Synthetic turf blades constitute 12 to 15% of mesoplastics found in waterways and the ocean, and over 50% in near surface waters as reported by researchers,5 Australia,6 China,7 Japan,8 Canada,9 the United Kingdom,10 and the US.11,12
12 Shahariar, NK, Haque, A, Holsen, T, Baki, ABM (14 Oct 2025). “Land Use and Rainfall as Drivers of Microplastic Transport in Canal Systems: A Case Study from Upstate New York.” https://www.preprints.org/frontend/manuscript/ca46e83151c4edefa27979d272ea4561/download_pub 11 SFEI. 2024. The Pulse of the Bay: Contaminants of EmergingConcern. SFEI Contribution #1219. San Francisco Estuary Institute, Richmond, CA.
10 FIDRA.org “Defra report states artificial pitches are the main source of intentionally added microplastic pollution in the UK.”

9 Klasios, N (Aug 2025). “Understanding and Managing Artificial Turf Impacts on Rainwater, Urban Heat, and Biodiversity for the City of Vancouver.” Sustainability Scholar Project 2025-042. https://sustain.ubc.ca/sites/default/files/2025-042_Understanding%20and%20Managing%20Artificial%20T urf_Klasios.pdf
8 Harusato, A, Kato, M ( “Mechanisms of Generation and Ecological Impacts of Nano- and Microplastics from Artificial Turf Systems in Sports Facilities.” Environments; Vol 12 Issue 4 1. https://www.mdpi.com/2076-3298/12/4/109
7 Wang, T, Li, B, Zou, X (1 Oct 2019).“Emission of primary microplastics in mainland China: Invisible but not negligible.” Water Research; Vol. 162, Pages 214-224. https://www.sciencedirect.com/science/article/abs/pii/S004313541930555X 6 Mylius, K (11 July 2024). “Keep the Fake Plants and Turf Out of the Surf: A call to action to reduce the use of artificial grass and plants in our cities, preserving natural greenery and its benefits, and cleaning the Ocean.” SeaBin Foundation, Australia.
https://seabinfoundation.org/keep-the-fake-plants-and-turf-out-of-the-surf/ 5 De Haan, WP, Quintana, R, Vilas, C, Cózar, A et al (1 Oct 2023).“The dark side of artificial greening:

Plastic turfs as widespread pollutants of aquatic environments.” Environmental Pollution; 334, 122094. https://www.sciencedirect.com/science/article/pii/S0269749123010965?via%3Dihub 4 Lambert, S, Vercauteren, M, Catarino, AI et al (15 June 2024). “Aerosolization of micro- and nanoplastics via sea spray: Investigating the role of polymer type, size, and concentration, and potential implications for human exposure.” Environmental Pollution; (351), 124105 3 Bø, S, Johansson, JH, Tunved, P et al (15 Dec 2021). “Sea spray aerosol (SSA) as a source of perfluoroalkyl acids (PFAAs) to the atmosphere: Field evidence from long-term air monitoring.” Environmental Science & Technology: (56), 1: 228-238.
https://pubs.acs.org/doi/10.1021/acs.est.1c04277
https://www.scientificamerican.com/article/scientists-just-calculated-how-many-microplastics-are-in-our-at mosphere-the/
Item K.3
Australian researchers have even found large amounts of plastic plants in their waterways.

Synthetic turf is inconsistent with the use of native plants for landscaping. As a petrochemical product with myriad toxic chemicals, it is also tremendously harmful to humans and all wildlife.

We appreciate your consideration of exclusion of synthetic turf as a condition before you vote on this item, and we look forward to seeing this project as it comes before the Coastal Commission.

Item K.6
SHPFI, a Beyond Plastics Affiliate, is pleased to support this item.

The world is drowning in unnecessary petrochemical plastics, from the largest plastic consumer product our children play on, synthetic turf, down to straws, plastic utensils, condiment packets and more, these products contain endocrine disrupting and neurotoxic chemicals. It's time to protect people and the planet.

With over 16,000 chemicals found in plastics, and less than 1% considered non-hazardous, plastics will always be toxic.13 Unnecessary plastics are detrimental to public and environmental health; they play an outsized role in climate change, loss of biodiversity, and plastic pollution.

The Lawrence Berkeley National Laboratory has found that production of plastics alone releases four times the greenhouse gasses when compared to the entire aviation industry.14 Unnecessary plastics contribute to non-communicable diseases and cancers, reproductive disorders, and loss of fertility. Plastic adds $400 billion annually to health care related costs in the US;15 while economic and social costs conservatively estimated to be between $436 billion and $1.109 trillion annually.16
16 Lauer, N, Vegh, T, Nowlin, M et al (July 2025). ‘The Social Cost of Plastic to the United States.’ Duke University, Nicholas Institute for Energy, Environment & Sustainability. https://nicholasinstitute.duke.edu/sites/default/files/publications/the-social-cost-of-plastic-united-states.pdf 15 Trasande, L, Krithivasan, R, Park, K et al (Feb 2024). “Chemicals Used in Plastic Materials: An Estimate of the Attributable Disease Burden and Costs in the United States.” Journal of the Endocrine Society: (8), 2.
https://doi.org/10.1210/jendso/bvad163
14 Karali, N, Khanna, N, Shah, N (12 Apr 2024). “Climate Impact of Primary Plastic Production.” Lawrence Berkeley National Laboratory Publications.
https://escholarship.org/uc/item/12s624vf
13 Wagner, M, Monclús, L, Arp, HPH et al (Mar 2024). “State of the science on plastic chemicals:

Identifying and addressing chemicals and polymers of concern.” PlastChem, Norway. https://plastchem-project.org
Item K.3
Bio-based plastic, made from polylactic acid, contains 22 chemicals of concern, giving it a hazard profile commensurate with fossil fuel-based plastics.17 Research is showing that bio-based plastics are not only not bio-degradable, but that they are more detrimental to the marine environment than petroleum-based plastics.18
Plastics are not something our children should be playing on, covering food with, eating out of, or putting into their mouths. The same applies to adults.

Approve this item- for all of our sakes, and for our beaches and ocean.

Respectfully submitted,
Diana Conway, President
Dianne Woelke MSN, Board Member
Safe Healthy Playing Fields, Inc.
https://www.safehealthyplayingfields.org
SHPFI is an all-volunteer nonprofit 501-c-3
18 Monclús, L, Arp, HPH, Groh, KJ et al (9 Jul 2025). “Mapping the chemical complexity of plastics.” Nature; (643), 349–355.
https://doi.org/10.1038/s41586-025-09184-8
17 Chu, W, Gao, Y, Wu, Y, Liu, F (10 Jun 2024). “Biofilm of petroleum-based and bio-based microplastics in seawater in response to Zn(II): Biofilm formation, community structure, and microbial function.” Science of The Total Environment; (928), 172397
https://www.sciencedirect.com/science/article/abs/pii/S0048969724025439 Item K.3
COUNCIL ACTION:
_______________________________________________________________________ AGENDA ITEM # K.4.

STAFF REPORT

CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Alyssa Muto, City Manager
MEETING DATE: September 30, 2026

ORIGINATING
DEPT:

Community Development Department, Corey Andrews, City
Planner
SUBJECT: Public Hearing: 538 Canyon Drive, Applicant: 216 Ocean LLC, Application: MOD25-012/SDP25-021, APN: 263-193-07,
Resolution 2026-101

BACKGROUND
The Applicant, 216 Ocean LLC, is requesting City Council approval of a Modification to a previously approved Development Review Permit (DRP) and Structure Development Permit, for a new 880 square foot addition to an existing two-story, single-family residence with an attached garage and associated site improvements. The project would require grading in the amount of 100 cubic yards of cut, 10 cubic yards of fill, and 90 cubic yards of export. The maximum building height of the residence is proposed at 326.78 MSL or

24.98 feet as measured above the proposed grade of 301.80 MSL. The 14,000 square-foot lot is located within the Low Residential (LR) Zone, the Hillside Overlay Zone (HOZ), the Scenic Area Overlay Zone (SAOZ), the Scaled Residential Overlay Zone (SROZ), the Dark Sky Area, and is located on the Canyon Rim.

In addition, the Applicant is requesting a modification to the original DRP/SDP to remove or revise a condition of approval regarding a landscape deed restriction from the original DRP/SDP in Resolution 1996-028.

According to SBMC Section 17.68.040.K once a DRP has been approved, the final development plan shall be the official site layout for the property. Further, in SBMC

17.68.040.L if an Applicant wants to amend the final development plan, a DRP Modification shall be processed in the same manner as a DRP. The proposed project meets the following thresholds listed in SBMC Section 17.68.040(B)(1)(a-n) that require a DRP:
(d) Grading in excess of 100 cubic yards;
(g) Grading in excess of 50 cubic yards on a property located in the SAOZ; (n.i) For construction that exceeds 60% of the maximum allowable floor area; and (n.ii) For a new second story that exceeds 35% of the floor area of the first floor.

According to SBMC Section 17.63.040, any owner proposing to construct a new structure, or an addition to an existing structure, exceeding a height of 16 feet above existing grade, shall be required to submit an application for a SDP to the city.

Item K.4
September 30, 2026
MOD25-012/SDP25-021- 538 Canyon Drive
216 Ocean, LLC

Page 2 of 15 ends

Solana Beach City CouncilSeptember 30, 2026

Solana Beach City Council
September 30, 2026