IV. APPENDIX

Appendix 1.0

California Planning and Zoning Law – ARTICLE 8. SPECIFIC PLANS

Article 8. Specific Plans

65450. Preparation of specific plan. After the legislative body has adopted a general plan, the planning agency may, or if so directed by the legislative body, shall, prepare specific plans for the systematic implementation of the general plan for all or part of the area covered by the general plan.

(Repealed and added by Stats. 1984, Ch. 1009.)

(Section 65450.1 repealed by Stats. 1984, Ch. 1009.)

65451. Content of specific plan. (a) A specific plan shall include a text and a diagram or diagrams which specify all of the following in detail:

(1) The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan.

(2) The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan.

(3) Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable.

(4) A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3).

(b) The specific plan shall include a statement of the relationship of the specific plan to the general plan.

(Repealed and added by Stats. 1984, Ch. 1009; Amended by Stats. 1985, Ch. 1199.)

65452. Optional subjects. The specific plan may address any other subjects which in the judgment of the planning agency are necessary or desirable for implementation of the general plan.

(Repealed and added by Stats. 1984, Ch. 1009.)

65453. Adoption/amendment procedure. (a) A specific plan shall be prepared, adopted, and amended in the same manner as a general plan, except that a specific plan may be adopted by resolution or by ordinance and may be amended as often as deemed necessary by the legislative body.

(b) A specific plan may be repealed in the same manner as it is required to be amended.

(Repealed and added by Stats. 1984, Ch. 1009; Amended by Stats. 1985, Ch. 1199.)

65454. Consistency with general plan. No specific plan may be adopted or amended unless the proposed plan or amendment is consistent with the general plan.

(Added by Stats. 1984, Ch. 1009.)

65455. Zoning, tentative, map, parcel map, and public works project consistency with specific plan. No local public works project may be approved, no tentative map or parcel map for which a tentative map was not required may be approved, and no zoning ordinance may be adopted or amended within an area covered by a specific plan unless it is consistent with the adopted specific plan.

(Added by Stats. 1984, Ch. 1009.)

65456. Fees and charges. (a) The legislative body, after adopting a specific plan, may impose a specific plan fee upon persons seeking governmental approvals which are required to be consistent with the specific plan. The fees shall be established so that, in the aggregate, they defray but as estimated do not exceed, the cost of preparation, adoption, and administration of the specific plan, including costs incurred pursuant to Division 13 (commencing with Section 21000) of the Public Resources Code. As nearly as can be estimated, the fee charged shall be a prorated amount in accordance with the applicant’s relative benefit derived from the specific plan. It is the intent of the Legislature in providing for such fees to charge persons who benefit from specific plans for the costs of developing those specific plans which result in savings to them by reducing the cost of documenting environmental consequences and advocating changed land uses which may be authorized pursuant to the specific plan.

(b) Notwithstanding Section 60016, a city or county may require a person who requests adoption, amendment, or repeal of a specific plan to deposit with the planning agency an amount equal to the estimated cost of preparing the plan, amendment, or repeal prior to its preparation by the planning agency.

(c) Copies of the documents adopting or amending the specific plan, including the diagrams and text, shall be made available to local agencies and shall be made available to the general public as follows:

(1) Within one working day following the date of adoption, the clerk of the legislative body shall make the documents adopting or amending the plan, including the diagrams and text, available to the public for inspection.

(2) Within two working days after receipt of a request for a copy of the documents adopting or amending the plan, including the diagrams and text, accompanied by payment for the reasonable cost of copying, the clerk shall furnish the requested copy to the person making the request.

(d) A city or county may charge a fee for a copy of a specific plan or amendments to a specific plan in an amount that is reasonably related to the cost of providing that document.

(Added by Stats. 1984, Ch. 1009; Amended by Stats. 1985, Ch. 338 and Ch. 1199; Amended by Stats. 1990, Ch. 1572.)

65457. CEQA exemption. (a) Any residential development project, including any subdivision, or any zoning change that is undertaken to implement and is consistent with a specific plan for which an environmental impact report has been certified after January 1, 1980, is exempt from the requirements of Division 13 (commencing with Section 21000) of the Public Resources Code. However, if after adoption of the specific plan, an event as specified in Section 21166 of the Public Resources Code occurs, the exemption provided by this subdivision does not apply unless and until a supplemental environmental impact report for the specific plan is prepared and certified in accordance with the provisions of Division 13 (commencing with Section 21000) of the Public Resources Code. After a supplemental environmental impact report is certified, the exemption specified in this subdivision applies to projects undertaken pursuant to the specific plan.

(b) An action or proceeding alleging that a public agency has approved a project pursuant to a specific plan without having previously certified a supplemental environmental impact report for the specific plan, where required by subdivision (a), shall be commenced within 30 days of the public agency’s decision to carry out or approve the project.

(c) This section does not supersede but provides an alternative procedure to Section 21080.7 of the Public Resources Code.

(Added by Stats. 1984, Ch. 1009.)

Appendix 2.0

Agreement between Broadmoor Beach II, LLC, Isao and Midori Nakatani, Rios Partners and Save Old Solana and the San Elijo Lagoon Conservancy

AGREEMENT

This Agreement is made by and between Broadmoor Beach II, LLC, Isao and Midori Nakatani, Rios Partners, (herein referred to as “Applicants”) and Save Old Solana, (herein referred to as “SOS”) and San Elijo Lagoon Conservancy, (herein referred to as “SELC”).

RECITALS

This Agreement is made with reference to the following facts and circumstances:

A. Applicants have an interest in real property subject to Resolution No. 95-91 of the Solana Beach City Council approved on December 11, 1995. Said Resolution was the approval of a General Plan Amendment providing for the residential development of such real property. Said Resolution was referended through the efforts of S.O.S.

B. Applicants have revised plans for the proposed development of the real property and have worked with SOS and SELC to find an acceptable general development plan.

C. The parties have reached agreement with regard to the general parameters of the development and have asked the City Council to rescind Resolution No. 95-91 with the intent of requesting approval of a new resolution approving a General Plan Amendment for the proposed revised general development plan.

D. SOS and SELC have agreed to support a new Resolution which is strictly consistent with the terms of this Agreement.

E. SOS and SELC do reserve the right to fully participate in the Specific Plan process and make constructive comments on unresolved issues.

In consideration of the Recitals:

1. Applicants agree to request that the City Council rescind Resolution No. 95-91 and submit a revised General Plan Amendment request which is significantly different from Resolution No. 95-91 to the City Council for approval on September 3, 1996.

2. SOS and SELC agree to support approval of the revised General Plan Amendment provided the new Resolution contains the following:

1. Subject project shall have no more than 24 lots/single-family homes plus the existing Nakatani home, 3 units per net acre, with a minimum lot size of 14,000 square feet, with streets and lot frontages meeting all City standards, with the entire project being subject to the Specific Plan Process.

2. Developer and SELC and SOS agree to use their best efforts to revise the revegetation condition to a mutually agreed upon in-lieu fee to be placed into a fund administered by the appropriate agency for appropriate lagoon conservation measures. Good faith negotiations shall arrive at a fee equal to the approximate cost of the proposed revegetation plan. Developer shall be responsible for 50% of said total fee. Skerretts shall be responsible for 50%.

3. Developer shall satisfy its 2.4 Affordable Housing unit requirement offsite only.

4. Developer shall explore reasonable improvements to the storm drain catch basin at the north end of Rios Avenue.

5. CC&Rs shall include those appropriately applicable items in Resolution 95-91, and incorporate the following items into the appropriate enforceable by-laws.

a) Developer shall coordinate with SELC a list of plant species which shall not be planted within specific portions of the subject project.

b) Pools and Spas shall never be drained into streets, storm drains, backyards or over fences.

c) Street sweeping shall be implemented as mutually agreed upon by SELC and Developer.

d) Developer shall distribute General Rules provided by SELC to all new homeowners for their educational use.

e) No feeding of pet cats outdoors.

f) Dogs shall be kept on a leash when outside its fenced yard.

g) Meandering path shall be planted by developer and maintained by H.O.A.

h) Tree heights shall be limited to 25 feet or rooftop height, whichever is less.

6. Developer shall not be required to reapply, or pay any further application fees whatsoever, for the approval of a significantly different Resolution to replace 95-91, which shall be approved by City Council on or before September 3, 1996.

END

ADDENDUM

1. Developer, SOS and SELC agree to use their best efforts to replace the required revegetation mitigation plan with an in-lieu fee to be administered by SELC. This fund will be kept separate from all other funds of SELC and can be audited at any time. Good faith negotiations shall arrive at a fee equal to the approximate cost of the proposed revegetation plan previously adopted. Applicant shall be responsible for 50% and Skerretts shall be responsible for 50%.

2. Applicants agree to include a deed restriction waiving the right of present and future property owners to request a density bonus on this property or any subdivided portion thereof.

Agreed and Accepted this 9th day of August, 1996.

Appendix 3.0

City of Solana Beach RESOLUTION NO. 96-94

RESOLUTION NO. 96-94

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SOLANA BEACH, CALIFORNIA, AMENDING THE LAND USE ELEMENT OF THE SOLANA BEACH GENERAL PLAN BY CHANGING THE LAND USE PLAN DESIGNATION FOR CERTAIN PROPERTY AT THE NORTHERN END OF NORTH RIOS AVENUE FROM AGRICULTURE AND OPEN SPACE/RECREATIONAL TO LOW RESIDENTIAL AND OPEN SPACE/RECREATIONAL

APPLICANTS:    SKERRETT/ROYCE AND MELTON, TRUSTEES

CASE NO.:    17-96-17 (Prior Case No. 17-95-03)

APPLICANTS:    JENSEN, NAKATANI AND RIOS DRIVE ASSOCIATES

CASE NO.:    17-96-18 (Prior Case No. 17-95-01)

WHEREAS, the above referenced applicants have submitted applications pursuant to Chapter 17.78 Solana Beach Municipal Code to amend the General Plan Land Use designation applicable to the properties owned by the applicants; and

WHEREAS, the applications have been duly processed according to applicable law; and

WHEREAS, on September 3, 1996, the City Council held duly noticed public hearings to consider the above referenced applications; and

WHEREAS, at the hearing the City Council received and considered evidence concerning the proposed application; and

WHEREAS, the City Council has considered and, on December 11, 1995 by separate resolution, certified the Final Environmental Impact Reports and supporting documents for the applications; and

WHEREAS, the City Council has found and determined that:

I. The Final EIRs for the applications have been completed in compliance with CEQA. A Draft EIR was prepared and circulated for comments, pursuant to the process outlined in CEQA. The Draft EIR and Final EIR contained the required contents as described in CEQA.

II. The Final EIRs were distributed to Council prior to the public hearing permitting the Council time to review their contents, and the Final EIRs were discussed and considered by the Council during the public hearings on the EIRs and the projects.

III. Changes or alterations have been required and incorporated, or will be required and incorporated as a condition of development approvals, into the project which will, or substantially, lessen the potentially significant environmental effect as identified in the Final EIR. The mitigation measures have been, or will be, incorporated into the conditions of approval for the projects.

WHEREAS, this decision is based upon the applications, evidence presented at the hearings, written correspondence and petitions submitted to the City Council, the Final EIR’s, visits to the sites and other legislative facts;

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

1. The foregoing recitations are true and correct.

2. The Land Use Plan of the Land Use Element of the Solana Beach General Plan is amended as follows:

A. The land use designation for that certain property described in the application submitted for Planning Department Case No. 17-96-18 (APN 263-280-18, 19, 29, 30) is hereby changed from Agriculture (“A”) to Low Density Residential (“LR”) (three dwelling units per net acre) subject to the following provisions:

I. A specific plan implementing this general plan designation shall be submitted, processed and scheduled for approval by the City Council by the first Council Meeting in May, 1998, thereafter considered and approved by the City Council pursuant to California Government Section 65450 et seq. This time period may be extended by the City Council for good cause. The specific plan shall include provisions to implement the following guidelines.

a. Subject project shall have no more than 24 lots/single-family homes plus the existing home at the southeast corner of the property, with a minimum lot size of 14,000 square feet, with streets and lot frontages meeting all City standards.

b. In lieu of revegetation as specified in the FEIR, the Applicant shall pay an in-lieu fee to be placed into a fund administered by the San Elijo Lagoon Conservancy for appropriate lagoon conservation measures. This fund will be kept separate from all other funds of SELC and can be audited at any time. The fee shall equal one-half the approximate cost of the proposed revegetation plan, and the amount shall be specified in the Specific Plan.

c. At the Applicant’s request, the Applicant shall satisfy its Affordable Housing obligation off-site under Chapter 17.70 of the Zoning Ordinance without increasing the number of single-family homes.

d. Improvements to the storm drain catch basin at the north end of North Rios Avenue to mitigate effects on the Lagoon shall be developed to the satisfaction of the City Engineer.

e. CC&Rs for the project shall be submitted for approval by the City Attorney prior to the recordation of any final subdivision map of the property and shall contain provisions relating to the following:

(1) Developer shall coordinate with San Elijo Lagoon Conservancy a list of plant species which shall not be planted within specific portions of the subject project.

(2) Pools and Spas shall never be drained into streets, storm drains, backyards or over fences.

(3) Street sweeping as required by the FEIR or more frequently as determined appropriate by the City Engineer shall be done at the expense of the H.O.A.

(4) Developer shall distribute General Rules provided by the San Elijo Lagoon Conservancy to all new homeowners for their educational use.

(5) No feeding of pet cats outdoors.

(6) Dogs shall be kept on a leash when outside their fenced yard.

(7) Meandering path shall be planted by developer and maintained by H.O.A.

(8) Tree heights shall be limited to 25 feet or roof top height, whichever is less.

II. The impacts on public schools serving residents of development of the subject property shall be fully mitigated by the owner and/or developer to the satisfaction of the Solana Beach School District and the San Dieguito Union High School District, as well as the City Council. Prior to approval of any tentative subdivision map for development of the subject property, the owner and/or developer shall submit proof of execution of school impact mitigation agreements, or other arrangements acceptable to the school districts.

III. The mitigation measures identified in the Final EIR, and its certifying resolution, shall be incorporated as conditions of approval of the specific plan, CC&Rs, tentative subdivision map, and building permits as appropriate.

Portion which applies to Skerrett property intentionally omitted.

3. This resolution shall be effective upon adoption subject only to the possibility of referendum within 30 days following adoption. For the purposes of any referendum, action or to challenge the validity of this resolution, Paragraphs A and B of Section 2, hereof, shall be severable and may be separately subject to referendum or legal action.

PASSED AND ADOPTED at a regular meeting of the City Council of the City of Solana Beach, California, on the 3rd day of September, 1996, by the following vote:

AYES:

Councilmembers – Dodson, Kellejian, Renteria, Tompkins

NOES:

Councilmembers – None

ABSTAIN:

Councilmembers – None

ABSENT:

Councilmembers – Campbell

Appendix 4.0

San Elijo Lagoon Conservancy List of Not-to-Be Planted Species

October 18, 1996

Mr. Doug Jenson

Broadmoor Homes

San Diego, Ca. 92121

Dear Doug,

Here is the plant list you requested. The following plants shall not be planted within your proposed project. However, we recommend you use the list that I fax to you today for all your plants. The list is from the Tree of Life Wholesale Nursery which specializes in native drought resistant plants. This would be a great bonus for the project if you were to set the example that native vegetation for landscaping is a wise choice.

List of Species Not to be Planted

1. Acacia

2. Giant reed grass

3. Ice plant

4. Ivy (German & English)

5. Pampas Grass

6. Eucalyptus

7. Saltbush

8. Pepper Trees (any species)

9. Casterbean

10. Pines (except Torrey pines)

11. Myoporum

12. No Ornamental Grasses

13. Bamboo species

Sincerely,

/x/_______________

Doug Gibson

Executive Director

Appendix 5.0

Architectural Character

Goals and Intentions:

Architectural guidelines are not required by State Specific Plan Guidelines; however, the following examples are provided in an effort to establish general guidelines to help formulate an overall neighborhood character.

To assure variety and appropriateness in the appearances of homes, this section of the Specific Plan indicates examples of architectural elements along with general guidelines which may be utilized by this developer, by individual home builders and by the board of directors of the homeowners’ association. These guidelines are not intended to be exhaustive and other architectural “styles” may be permitted.

ARCHITECTURAL CHARACTER:    California Craftsman

The Craftsman bungalow is an invention of California architects developed during the early part of this century. Elements of the Indian “bungalow” dwelling (broad roofs and raised wrap-around porches) and the “Arts and Crafts” movement (attention to the nature of materials and construction techniques) were combined to form a building type suited to the climate and lifestyle of California. A strong neighborhood presence is inherent to this building style, due in part to the outward extension of living areas into the street yard and clear inviting entries. All of the building materials utilized on a Craftsman-style house should reflect their nature and limitations.

1. CALIFORNIA CRAFTSMAN

Scale and Massing:

The overall building form should clearly articulate a “heavy” and broad roof form, well-articulated walls and a strongly expressed base. Buildings should be made up of one- and two-story elements interlocked by broad overhanging roof forms which break down the apparent mass of the structure. Wings, bays, covered porches and other elements which function as extensions of the building are encouraged as efforts to sensitively compose the building mass. A human scale achieved through the use of textured materials, well-proportioned openings, appropriate construction detailing, and architectural accents is imperative to the successful realization of Craftsman-style architecture.

Roof Form:

Roof forms may vary in style and detail; however, a sense of all roofs being heavy, with generous eaves and well-articulated construction, should predominate. Furthermore:

•    All roofs are to be gabled in form

•    Roofs must maintain a low pitch

•    All gable ends must have a well-articulated substantial fascia

•    Rafter tails are encouraged to be exposed at eaves

•    One- or two-piece barrel tile, rolled cap sheet, and rock-ballasted roofing are not permitted. Roofing shall be non-reflective and earthen in color.

Walls:

Walls should be well-articulated with door and window openings, architectural accents and material textures. Wood and stucco should be the primary surface treatments, with masonry or stone as secondary accent surfaces. Metal or vinyl siding will not be permitted. Stucco should be smooth or lightly sanded in texture, with no lace or knockdown finishes allowed. Wood siding should be lapboard type, or shingled installed in a predominately horizontal direction. Exterior finishes shall be limited to earthen colors.

Door and Window Openings:

Doors and windows play an essential role in defining the character of the Craftsman style. Special attention should be paid to the placement of doors and windows into the walls in which they are set. Openings in stucco walls should be recessed, highlighting the thickness and simplicity of the walls. Doors and windows placed in wood-surfaced walls should be integrated with the patterns and textures of the wall, creating a continuous articulated surface.

Porches:

Porches create outdoor living areas and form a point of interaction between the street and the residence. Broad porches that extend from and wrap around the building are an essential element to creating the strong, wide base that ties the craftsman house to its site. Porches should be consistent in material to the overall residence and site development where wood, stone, masonry and stucco surfaces are acceptable. Roof forms over porches should be complementary to the overall building mass and roof form. Special attention should be given to the detail of columns, front steps, railings and exposed framing. Roof and trellis overhangs greater than five feet must be supported with columns (eight-inch minimum diameter or width). Additionally:

•    Porches should be a maximum of one story in height

•    Porches must be a minimum of 50 percent open on the sides

•    Porches may be covered with solid roof or trellis

Site Walls and Entryways:

Low site walls and entryways which extend the house out to the edges of the street yard are allowed. Site walls form the edge between the public and private spaces of the street yard; in so doing they extend the front door of each residence outward as a neighborhood gesture. Walls should not be more than three feet in height in the street yard or less than eight inches in thickness. Masonry, stone, stucco or concrete are acceptable materials, wood is not allowed where walls retain earth. Special articulation of wall caps and openings for entry walks or steps is encouraged. Address signage, walkway lighting, and mailboxes are encouraged to be integrated into site walls, and made consistent with overall building style.

Trellises, Arbors, Covered Walks and Fences:

Trellises, arbors, covered walks and fences that extend the residence outward are allowed to create outdoor living spaces. Covered walks should not extend beyond front porches in street yards. Structures should be well-detailed with exposed framing. Wood, masonry and stone are acceptable materials. Fences should be in character with the architecture, no more than three feet in height in street yard. Fences in side and rear yards should also be complementary to the structures, no more than six feet in height and built to the satisfaction of the Solana Beach Community Development Director. No such structures shall be permitted to interfere with viewsheds.

Architectural Accessories:

Mailboxes, lighting, address signage, etc., must be compatible with architectural character.

ARCHITECTURAL CHARACTER:    California Ranch Style

The California Ranch Style home has a heritage of elegant simplicity, derived from similar vocabularies of early agricultural structures. Seeming to be “of the land,” these homes present themselves as very strong horizontal expressions which is directly reflected in a plan that is usually linear or extruded in its organization. This style is often organized around a central outdoor space or a series of spaces, and tends to obscure the line between indoor and outdoor living areas. Low roof eaves, a sensitive scale and the use of textured materials all add to the truly humane qualities of these homes.

2. CALIFORNIA RANCH STYLE

Scale and Massing:

These homes are predominantly single-story, counterbalanced with vertical elements such as lofts, stairs and chimneys, all composed of forms reflecting simple construction. A strong linear expression serves to exaggerate the feeling of a very low “human” scale. The roof is often all-encompassing, providing a continuous cover for living spaces, arbors and porches, with individual areas or “wings” of the structure never appearing to be added on. Outdoor living spaces under cover are generally formed by simply recessing wall planes. The Ranch Style home is very carefully grounded to its site through thoughtfully integrated landscape, walkways and site furnishings.

Roof Form:

Low-pitched roofs predominate, formed of gables which often overlap at intersections or form gentle hips. Overhangs are deep, with open trellises often integrated into the roof planes. Eaves and areas of the roof which cover outdoor porches, walks, etc., should be of exposed, well-articulated framing members. In summary:

•    All roofs shall be of gable or hip forms

•    Roofs must maintain a low pitch

•    All gable ends must have a well-articulated substantial fascia

•    Rafter tails are encouraged to be exposed at eaves

•    One- or two-piece barrel tile, rolled cap sheet, and rock-ballasted roofing are not permitted. Roofing shall be non-reflective and earthen in color.

Walls:

Wood and glass are the predominant materials, with masonry, stone and stucco accents. Wood siding should be horizontal tongue and groove or vertical board and batten. Stucco walls should be of a smooth or lightly sanded texture, with no lace or knockdown finishes. Masonry is allowed, and squeezed mortar joints are acceptable. Exterior materials and finishes shall be limited to earthen colors.

Door and Window Openings:

Doors and windows in the Ranch Style should typically be well-integrated with the walls in which they occur. Windows should be expressed in large sizes where possible, especially under the generous overhang areas. Such large expanses of glass and multiple door openings are encouraged. Doors should be of simple designs, with glass panels where appropriate.

Porches:

Although abundant and generously scaled, porches in this style should be somewhat subdued and integrated beneath the house’s main roof form, with the intent of acting as extensions to the living areas. Special attention should be focused on such integration. Roof and trellis overhangs greater than five feet must be supported with columns (eight-inch minimum diameter or width). Additionally:

•    Porches should be one story in height maximum

•    Porches may be covered with solid roof or trellis

Site Walls and Entryways:

Low site walls which extend the house out to the edges of the street yard are encouraged. Walls should not be more than three feet in height in the street yard or less than eight inches in thickness. Masonry, stone, stucco or concrete are acceptable materials, wood is not allowed where walls retain earth. Special articulation of wall caps and openings for entry walks or steps is encouraged. Address signage, walkway lighting, and mailboxes are encouraged to be integrated into site walls, and made consistent with overall building style. Entryways should be defined yet integrated well into the street facade.

Trellises, Arbors, Covered Walks and Fences:

Trellises, arbors, covered walks and fences that extend the residence outward are allowed to create outdoor living spaces. Covered walks should not extend beyond front porches in street yards. Structures should be well-detailed with exposed framing. Wood, masonry and stone are acceptable materials. Fences should be in character with the architecture, no more than three feet in height in street yard. Fences in side and rear yards should also be complementary to the structures, no more than six feet in height and built to the satisfaction of the Solana Beach Community Development Director. No such structures shall be permitted to interfere with viewsheds.

Architectural Accessories:

Mailboxes, lighting, address signage, etc., must be compatible with architectural character.

ARCHITECTURAL CHARACTER:    California Beach Bungalow

Derived from Eastern coastal traditional roots, the California Beach Bungalow is basically a “beach hybrid” that has thoughtfully adapted itself to the Southern California climate and more casual lifestyle. Generally somewhat modest in scale, these homes project a sense of “lightness” through the use of seemingly lightweight materials and finely scaled structural elements. An overall sense of tidiness is prevalent, often due to their composition of simple forms which are assembled in an additive manner. Roof forms range from shallow to steep pitches, reckoning back to “salt box” heritage. The preferred wall expression is horizontal lapped board siding, with abundant use of complementary millwork. Windows are generously incorporated and articulated in moderate-sized panes.

3. CALIFORNIA BEACH BUNGALOW

Scale and Massing:

Simplicity should prevail in the expression of these homes. Thoughtful massing should be achieved through the use of basic geometries. One- and two-story elements should work in harmony with one another forming the “body” of the structure, while porches, balconies, etc., may often appear as appendages, carefully added to the main structures. These buildings should not have formal bases or heavy roof members and porch railings, etc., are encouraged to be of picket type to contribute to the overall sense of lightness to the structure.

Roof Form:

A wide range of roof pitches may be utilized. While ranging in form, the predominant roof form should be the gable, with moderate overhangs at the eaves and flush molded edges at the gable ends. Exposed rafter tails in lieu of fascia boards are desirable at roof overhangs. Exposed roof members should be small in scale, and soffited roof overhangs are discouraged. Dormer windows may be utilized. Additionally:

•    Roofs may vary in pitch, with slopes ranging between 3:12 and 12:12

•    Rafter tails are encouraged to be exposed at eaves

•    Composition asphalt shingles are acceptable

•    One- or two-piece barrel tile, rolled cap sheet, and rock-ballasted roofing are not permitted. Roofing shall be non-reflective and earthen in color.

Walls:

Walls should be built primarily of wood, either horizontal lap siding or board and batten patterned systems; however, smooth stucco and masonry may also be utilized. Such wood is typically finished with paint or penetrating wood stains of a solid or semitransparent nature. Articulation of the surfaces is achieved through the incorporation of simple window and door trim (usually of contrasting color), wood awnings and window shutters. Exterior millwork details including moldings and trims at roof and building edges are encouraged. Exterior finishes are limited to earthen colors.

Door and Window Openings:

The uses of trim and molding serve to celebrate window and door openings in the Beach Bungalow. Windows should utilize divided light patterns where possible and doors should be raised panel or French glass style.

Porches:

Porches should evoke a feeling of openness and lightness. This is best achieved through the use of moderate- to small-scale framing members. Guardrails and enclosure walls should be built of materials similar to the walls of the home and open picket designs are encouraged. Supports should be decorative-type hollow wood columns or solid wood post members not exceeding six inches square. Additionally:

•    Porches should be one story in height

•    Porches must be a minimum of 60 percent open on the sides

•    Porches must be a minimum of 50 percent covered with solid roof or trellis

Site Walls and Entryways:

Low site walls and entryways which extend the house out to the edges of the street yard are encouraged. Walls should not be more than three feet in height in the street yard or less than eight inches in thickness. Masonry, stone, stucco, concrete and wood (provided not retaining earth) are acceptable materials. Special articulation of wall caps and openings for entry walks or steps is encouraged. Address signage, walkway lighting, and mailboxes are encouraged to be integrated into site walls, and made consistent with overall building style. Where walls are desired that do not retain earth on either side, wood picket fences are encouraged.

Trellises, Arbors, Covered Walks and Fences:

Trellises, arbors, covered walks and fences that extend the residence outward are allowed to create outdoor living spaces. Covered walks should not extend beyond front porches in street yards. Structures should be well-detailed with exposed framing of moderate proportions and integrated into the landscape. Wood is the preferred material; however, stone and masonry are acceptable also. Fences should be in character with the architecture, no more than three feet in height in street yard. Fences in side and rear yards should also be complementary to the structures, no more than six feet in height and built to the satisfaction of the Solana Beach Community Development Director. No such structures shall be permitted to interfere with viewsheds.

Architectural Accessories:

Mailboxes, lighting, address signage, etc., must be compatible with architectural character.

CERTIFICATION OF HEIGHT

A.P.N. 263-280-18,19,29 & 30

SITE ADDRESS: RIOS AVE. & PATTIE HILL DR.

CITY CASE NO. 17-96-23

OWNERS:    ESAO & MIDORI NAKATANI

    RIOS DRIVE ASSOCIATES

This is to certify that on Dec. 13, 1996 the proposed structures on the above referenced site were surveyed by the undersigned. The height from the finished pad grade to the highest point of the roof ridge were found to be in conformance with Tentative Map No. 96. The measurements were as follows:

Lot No.

Pad Elev.

Ridge Elev.

Pole Height

Ground Elev.

1

70.3

95.3

25.0

70.3

4

87.5

112.5

30.5

82.0

6

87.0

112.0

30.0

82.0

10

93.5

118.5

19.4

99.1

15

101.0

126.0

16.7

109.3

16

100.3

125.3

23.5

101.8

18

91.5

116.5

27.0

89.5

For additional information, please contact me at 259-3266.