the city of san diego report to the hearing officerleast so-percent of the project's projected...

THE CITY OF SAN DIEGO

Report to the Hearing Officer

DATE ISSUED: March 8, 2017 REPORT NO. H0-17-011

HEARING DATE: March 15, 2017

SUBJECT: GOLDEN HILL B STREET HOMES. Process Three Decision

PROJECT NUMBER: 422242

OWNER/APPLICANT: GH3, LLC/Matthew Gordon

SUMMARY

Issue: Should the Hearing Officer approve the construction of 11 (for-rent) residential dwelling units on a vacant 0.59-acre site located at 2871-2877 B Street in the Greater Golden Hill Commu nity Planning area?

Staff Recommendations:

1. ADOPT Negative Declaration No. 422242; and

2. APPROVE Site Development Permit No. 1487345; and

3. APPROVE Easement Vacation No. 1487342.

Community Planning Group Recommendation: On November 11, 2015, the Greater Golden Hill Planning Committee (GGHPC) voted 7-1-2 to recommend approval of the project with no conditions (Attachment 12).

Environmental Review: Negative Declaration No. 422242 has been prepared for the project in accordance with State of California Environmental Quality Act (CEQA) Guidelines. Based on the Initial Study, it was determined that the proposed project will not have a sign ificant effect on the environment.

BACKGROUND

The vacant 0.59-acre site is located at 2871-2877 B Street (formally listed as 2881 1 /3 B Street) in the GHPD-GH-1500 Zone of the Golden Hill Planned District within the Greater Golden Hill Community Plan (Attachments 1-4). The project site is also located within the Residential Tandem Parking Overlay Zone, the Transit Area Overlay Zone, the Airport Influence Area Review Area 1 for the San

Diego International Ai rport as depicted in the adopted 2014 Airport Land Use Compatibility Plan (ALUCP), the 65 to 70 decibel (dB) Community Noise Equivalent Level as depicted in the ALUCP, and within the Federal Aviation Administration Part 77 Notification area.

The site lowers from 200 feet above sea level (ASL) along B Street and changes to 168 feet ASL at the southeastern corner of the property (an approximate 32-foot differential). The site is located above the 100-year floodplain, and is not located with in or adjacent to the City's Multiple Habitat Planning Area and does not contain any Environmentally Sensitive Lands as defined in San Diego Municipal Code (SDMCl Section 113.0103.

On November 13, 1989, a portion of 29th Street located between B Street and C Street, and a portion of the alley abutting the property along the southern property line were vacated pursuant to City Council Resolution No. R-274719, adopted November 13, 1989. A 15-foot easement for pedestrian uses was reserved along the vacated portion of 29th Street and a 20-foot general utility easement was reserved over the vacated alley, and was recorded on December 18, 1989, as File No. 89-683492, 0. R. On December 18, 1989, a 15-foot drainage easement was recorded over Lots 1-3 and portions of the vacated portion of 29th Street as File No. 89-683490, 0. R. An existing 36-inch Reinforced Concrete Pipe (RCP) and an 18-inch Corrugated Metal Pipe (CMP) City storm drains enter the property from the north along B Street and empty into the 15-foot drainage easement on site. The storm water then continues to an existing basin located north of C Street that ties into the storm drain system to t he south. In addit ion, an existing 10-inch Rehabi litated Concrete Pipe (CP) City sewer main enters the property from the north and runs south along the lot line between Lots 5 and 6. On January 25, 1909, a 10-foot sewer easement was deeded to the City over portions on Lot 6, but the location was not specified in the deed documents.

The subject property is immediately surrounded by a multi-family development to the west and south, and a single dwelling unit to the east. The 20-unit multi-family development to the south was approved by the Planning Commission on August 30, 2007, pursuant to Report No. PC-07-092 (Project No. 104554). Land use designations for the areas adjacent to the site on the north, east and west are residential (medium residential density of 15-29 dwelling units per acre), and are zoned GH-1500, a multi-family residential zone. The land use designations for the properties immediately south are residential (medium-high residential density of 29-44 dwelling units per acre), and are zoned GH-1000.

DISCUSSION

Community Plan and Zone Updates:

On December 1, 2016 (date of final passage), the City Council adopted an updated Greater Golden Hill Community Plan pursuant to Resolution No. R-310756, and a rezone of the properties within the community planning area to citywide zones pursuant to Ordinance No. 0-20757 N.S. However, the project application was deemed complete on August 10, 2015, and the project is utilizing the Greater Golden Hill Community Plan and the Golden Hill Planned District regulations that were in effect at the time of the submittal.

Project Description:

The project proposes the construction of 11 (for-rent) residential units on a vacant 0.59 acre site. Five of the dwelling units will provide three bedrooms and range in size from 1,725 to 1,800 square feet, and the remaining six units will provide two bedrooms and range in size from 1,328 to 1, 725 square feet. All of the units will contain attached two car garages. The zoning designation provides for residential development and allows for one-unit per 1,500 square feet of lot area. The Greater Golden Hill Community Plan allows medium residential density of 15-29 dwelling units per acre. The proposed project site, occupying 0.59-acres, could accommodate 17 dwelling units based on the underlying zone and 9-17 dwelling units based on the community plan.

As part of the project, a 30-foot sewer easement will be dedicated, Drawing No. 39441-B, within Lot 5-6 for the existing 10-inch Rehabilitated CP City sewer main, and a trapezium-shaped drainage easement will be dedicated, Drawing No. 39442-B, for the existing 36-inch RCP and new 18-inch RCP City storm drain pipes on site. The width of the easements are to accommodate the accessibility and depth of the sewer main and drainage pipes. In addition, a new 42-inch RCP drainage pipe will be installed within the existing 15-foot drainage easement to allow for the storm water to go through the property and to the existing basin located north of C Street. To allow for the new drainage pipe to line up with the existing basin, the southwestern portion of the 15-foot drainage easement will be vacated, Drawing No. 39378-B, and new portions dedicated, Drawing No. 39442-B, on the southeastern side of the easement that will allow for a 15-foot wide easement. All of the encroachments within the existing and proposed easements have been reviewed and determined appropriate for the proposed development.

Development of the project requires a Process Three Site Development Permit (SDP) for residential development of more than three units within the Golden Hill Planned District and for deviations to the base zone regulations, and a Process Two Easement Vacation for portions of the existing 15-foot drainage easement. Deviations within the Golden Hill Planned District may be granted through a Process Three SDP in accordance with SDMC Section 158.0206(a)(3). In accordance with SDMC Section 112.0103 governing the Consolidation of Processing, the applications have been consolidated for processing at the highest level of authority for that development. The project incorporates a roof-mounted photovoltaic system consisting of solar panels sufficient to generate at least SO-percent of the project's projected energy consumption, and qualifies as a Sustainable Building. As such the land use approvals have been processed through the Affordable/In-Fill Housing and Sustainable Buildings Expedite Program.

Project-Related Issues:

Climate Action Plan (CAP) Consistency- A CAP Consistency Checklist was prepared by the applicant and the project was determined to be in conformance with the CAP. CAP Implementation Strategies, include a combination of roofing materials with solar reflection and thermal emittance. The project has been designed to have an energy budget that shows a 15-percent energy improvement to the Title 24, Part 6 Energy Budget. This energy demand reduction will be provided through a combination of on-site renewable energy generation (photovoltaic) and energy performance design elements. The project conserves water by using use low-flow fixtures/appliances and also

accommodates for future installation of electric vehicle supply equipment in the parking garages to provide an electric vehicle charging station.

Airport Land Use Compatibility- On September 17, 2015, the San Diego County Regional Airport Authority, serving as the Airport Land Use Commission (ALUC), voted 7-0-1 on a determination that the project is conditionally consistent with the 2014 SDIA-ALUCP, pursuant to Resolution No. 2015-0022 (Attachment 6). The conditions outlined in the resolution have been included in the Permit (Attachment 8).

Deviations -An applicant may request deviations from the applicable development regulations pursuant to a Process Three Site Development Permit within the Golden Hill Planned District provided that findings can be made and the deviation results in a more desirable project. The applicant requests three deviations. The following are the requested deviations with justifications:

1. Rear Yard Setback -A deviation from SDMC Section 158.0301 (b)(2)(B) and Table 158-03C to allow for a 12-foot rear yard setback for the Level 2 balconies in lieu of the required 15-foot setback.

justification: On November 13, 1989, the portion of the alley abutting the property along the southern property line was vacated pursuant to City Council Resolution No. R-274719, and a 20-foot general utility easement was reserved over the vacated alley. This portion of the general utility easement will be improved with permeable paving and will provide access to Units 1-6 and Units10 and 11; therefore, the easement will function as an alley for the residential development and regulations require only a one-foot setback ifthere is an alley.

2. Residential Vehicular Access -A deviation from SDMC Section 158.0302(c)(8)(A) to allow for access to Units 7, 8, and 9 from a 14-foot driveway off of B Street, where it is required that vehicular access for the residential units must be provided from the alley, where alley access exists:

justification: The site lowers from 200 feet AML along B Street to 168 feet AML at the southeastern corner of the property (an approximate 32-foot differential). As stated above, the portion of the alley abutting the property along the southern property line was vacated and the general utility easement is functioning as an alley and meets the intent of the regulations to take access from the rear of the property. Due to the site constraints, Units 7, 8, and 9 have been designed to take access from one driveway on B Street, which is the minimum needed to allow for access to the required parking for the units.

3. Transparency Requirement -A deviation from SDMC Section 158.0303(e)(1) to provide 13-percent transparency in the street wall affording views into living space of Units 7 and 9, where at least 15-percent is required.

justification: Including the garage window, the units would provide approximately 13-percent transparency in the street wall; however, the garage window cannot be used to meet any of the transparency requirement in accordance with SDMC Section 158.0303(e)(3), since it is

not living space. The proposed project meets the intent of the regulations by not having a solid wall along the fac;ade and to have eyes on and toward the public right-of-way.

4. Building Height -A deviation from SDMC Section 158.0301 (b)(3) and Table 158-03D to allow for a 36-foot maximum structure height above proposed grade, where structure height is limited to 30 feet.

justification: The site lowers from 200 feet AML along B Street to 168 feet AML at the southeastern corner of the property (an approximate 32-foot differential). In addition, the portion of the site containing the existing City storm drain pipes has a steeper hillside than other portions of the site. The site will require an extensive amount of grading to allow for access to the existing City storm drain pipes and the installation of the new 42-inch RCP and 18-inch RCP storm drain pipes on site. Therefore, as part of the installation of the pipes, the site will be terraced to allow for the residential development. The structure height along 8-Street will be a maximum of 27 feet five inches and will increase as the development steps down the property toward the southern property line with a maximum 36-foot high structure height above proposed grade.

Each of the requested deviations has been reviewed as they relate to the proposed design of the project, the property configuration, and the surrounding development. The deviations are appropriate and will result in a more desirable project that efficiently utilizes the site and achieves the revitalization of the existing vacant parcel for the creation of 11 rental residential units, while meeting the purpose and intent of the development regulations.

Affordable and lnclusionary Housing - This project is subject to the requirements of the Affordable Housing Requirements of the City's lnclusionary Housing Ordinance (SDMC §142.1301 et seq.). The applicant has elected to pay an in-lieu fee to meet these requirements. Prior to receiving the first residential building permit the applicant must pay the entire in-lieu fee amount.

CONCLUSION:

With the approval of the requested deviations, the proposed project meets all applicable regulations and policy documents, and staff finds the project consistent with the recommended land use, design guidelines, and development standards in effect for this site per the adopted Greater Golden Hill Community Plan, the Golden Hill Planned District regulations, the SDMC, and the General Plan.

ALTERNATIVES

1. ADOPT Negative Declaration No. 422242 and APPROVE Site Development Permit No. 1487345 and Easement Vacation No. 1487342, with modifications.

2. DO NOT ADOPT Negative Declaration No. 422242 and DENY Site Development Permit No. 1487345 and Easement Vacation No. 1487342, if the findings required to approve the project cannot be affirmed.

Respectfully submitted,

Attachments:

1. Location Map 2. Aeria l Photograph 3. Zoning Map 4. Community Plan Land Use Map 5. Project Data Sheet 6. ALUCP Reso lution No. 2015-0022 7. Draft Resolution with Findings 8. Draft Permit with Conditions 9. Draft Easement Vacation Resolution 10. Easement Vacation and Dedication 8-Sheets 11. Environmental Resolution (ND) 12. Community Planning Group Recommendation 13. Ownership Disclosure Statement 14. Project Plans

Internal Order No: 24005877

Location Map

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Zoning Map Golden Hill B Street Homes-Project No. 422242 2871-2877 B Street

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ATTACHMENT 5

PROJECT DATA SHEET

PROJECT NAME: Golden Hill B Street Homes -Project No. 422242

PROJECT DESCRIPTION: Construction of 11 (for rent) residential dwelling units on a vacant 0.59-acre site located at 2871-2877 B Street.

COMMUNITY PLAN AREA: Greater Golden Hill

DISCRETIONARY ACTIONS: Site Development Permit and Easement Vacation

COMMUNITY PLAN LAND USE Medium Residential density of 15-29 dwelling units per acre DESIGNATION:

ZONING INFORMATION: _,, _____

-· ·-- --·-- ---· ...

ZONE: GHPD-GH-1500 HEIGHT LIMIT: 30 Feet

LOT SIZE: 20,000 Square Feet FLOOR AREA RATIO: 0.06

LOT COVERAGE: 35-Percent FRONT SETBACK: 1 O Feet

SIDE SETBACK: ' 6 Feet STREETSIDE SETBACK: NA

REAR SETBACK: 15 Feet (no alley) or 1-Foot (with alley) PARKING: 2 Spaces per Dwelling Unit

LAND USE DESIGNATION & EXISTING LAND USE ADIACENT PROPERTIES: ZONE

NORTH: Medium Residential, GHPD-GH- Multi-Family Residential 1500

SOUTH: Medium High Residential, Multi-Family Residential GHPD-GH-1000

EAST: Medium Residential, GHPD-GH- Single Family Dwelling Unit 1500

WEST: Medium Residential, GHPD-GH- Multi-Family Residential 1500

DEVIATIONS Deviations for rear yard setback, residential vehicular access, transparency requirement, and building height.

COMMUNITY PLANNING On November 11, 2015, the Greater Golden Hill Planning GROUP RECOMMENDATION: Committee (GGHPC) voted 7-1-2 to recommend approval of the

project with no conditions.

L RESOLUTION NO. 2015-0022 ALUC

A RESOLUTION OF THE AIRPORT LAND USE COMMISSION FOR SAN DIEGO COUNTY MAKING A DETERMINATION THAT THE PROPOSED PROJECT: CONSTRUCTION OF 11 ATIACHED AND DETACHED RESIDENTIAL UNITS AT B STREET AT 29TH STREET, CITY OF SAN DIEGO, IS CONDITIONALLY CONSISTENT WITH THE SAN DIEGO INTERNATIONAL AIRPORT - AIRPORT LAND USE COMPATIBILITY PLAN.

ATTACHMENT 6

WHEREAS, the Board of the San Diego County Regional Airport Authority, acting in its capacity as the Airport Land Use Commission (ALUC) for San Diego County, pursuant to §21670.3 of the California Public Utilities Code, was requested by the City of San Diego to determine the consistency of a proposed project: Construction of 11 Attached and Detached Residential Units at B Street at 29th Street, City of San Diego, which is located within the Airport Influence Area (AJA) for the San Diego International Airport (SDIA) Airport Land Use Compatibility Plan (ALUCP), adopted and amended in 2014; and

WHEREAS, the plans submitted to the ALUC for the proposed project indicate that it would involve the subdivision of a vacant property and construction of 11 attached and detached residential units; and

WHEREAS, the proposed project would be located within the 65-70 decibel (dB) Community Noise Equivalent Level (CNEL) noise contour, and the ALUCP Identifies residential uses located within the 65-70 dB CNEL noise contour as compatible with airport uses, provided that the residences are sound attenuated to 45 dB CNEL interior noise level and that an avigation easement is recorded on each new property with the County Recorder; and

WHEREAS, the proposed project is located outside the SOJA Threshold Siting Surface (TSS) and is in compliance with the ALUCP airspace protection surfaces because the project sponsor has certified that notice of construction is not required to the Federal Aviation Administration (FAA); and

WHEREAS, the proposed project is located outside all Safety Zones; and

WHEREAS, the proposed project is located within the overflight notification area, and the ALUCP requires recordation of an overflight notification with the County Recorder for new residential li'Jnd uses, but does not require an additional overflight notification where an avigation easement is required; and

Resolution No. 2015-0022 ALUC Page 2 of3

ATTACHMENT 6

WHEREAS, the ALUC has considered the information provided by staff, including information in the staff report and other relevant material regarding the project; and

WHEREAS, the ALUC has provided an opportunity for the City of San Diego and interested members of the public to present information regarding this matter.

NOW, THEREFORE, BE IT RESOLVED that the ALUC determines that the proposed project: Construction of 11 Attached and Detached Residential Units at 8 Street at 29th Street, City of San Diego, is conditionally consistent with the SDIAALUCP, which was adopted and amended in 2014, based upon the following facts and findings:

(1) The proposed project involves the subdivision of a vacant property and construction of 11 attached and detached residential units.

(2) The proposed project is located within the 65-70 dB CNEL noise contour. The ALUCP identifies residential uses located within the 65-70 dB CNEL noise contour as compatible with airport uses, provided that the residences are sound attenuated to 45 dB CNEL interior noise level and that an avigation easement is recorded with the County Recorder. Therefore, as a condition of project approval, the residence must be sound attenuated to 45 dB CNEL interior. noise level and an avigation easement on each new property must be recorded with the County Recorder.

(3) The proposed project is located outside the TSS. The proposed project is in compliance with the ALUCP airspace protection surfaces because the project sponsor has certified that notice of construction is not required to the FAA because the project is located within an urbanized area, is substantially shielded by.existing structures or natural terrain,. and.cannot reasonably have an adverse effect on air navigation.

(4) The proposed project is located outside all Safety Zones.

(5) The proposed project is located within the overflight notification area. The ALUCP requires recordation of an overflight notification with the County Recorder for new residential land uses, but does not require an additional overflight notification where an avigation easement is required.

(6) Therefore, if the proposed project contains the above-required conditions, the proposed project would be consistent with the SDIA ALUCP.

Resolution No. 2015-0022 ALUC Page 3 of 3

BE IT FURTHER RESOLVED that the ALUC finds this determination is not a "project" as defined by the California Environmental Quality Act (CEQA), Cal. Pub. Res. Code §21065, and is not a "development" as defined by the California Coastal Act, Cal. Pub. Res. Code §30106.

PASSED, ADOPTED AND APPROVED by the ALUC for San Diego County at a regular meeting this 1ih day of September, 2015, by the following vote:

AYES: Commissioners: Boling, Desmond, Gleason, Hubbs, Janney, Robinson, Sessom

NOES: Commissioners: None

ABSENT: Commissioners: Alvarez, Cox

APPROVED AS TO FORM:

BRETON K. LOBNER GENERAL COUNSEL

ATTEST:

RUSSELL DIRE OR, CORPORATE & INFORMATION GOVERNANCE I AUTHORITY CLERK

ATTACHMENT 6

HEARING OFFICER RESOLUTION NO. __ _

SITE DEVELOPMENT PERMIT NO. 1487345 GOLDEN HILL B STREET HOMES -PROJECT NO. 422242

ATTACHMENT 7

WHEREAS, GH3, LLC, a California Limited Liability Company, Owner/Permittee, filed an application with the City of San Diego for a permit to construct 11 (for-rent) residential units on a vacant site (as described in and by reference to the approved Exhibits "A" and corresponding conditions of approval for the associated Permit No. 1487345), on portions of a 0.59-acre site;

WHEREAS, the project site is located at 2871-2877 B Street (formally listed as 2881 1/3 B Street) in the GHPD-GH-1500 Zone of the Golden Hill Planned District within the Golden Hill Community Plan, Residential Tandem Parking Overlay Zone, and the Transit Area Overlay Zone. The project site is also located within the Airport Influence Area Review Area 1 for the San Diego International Airport as depicted in the adopted 2014 Airport Land Use Compatibility Plan (ALUCP), the 65 to 70 decibel (dB) Community Noise Equivalent Level as depicted in the ALUCP, and within the Federal Aviation Administration Part 77 Notification area;

WHEREAS, the project site is legally described as: Lots 1 through 5, inclusive and the East 16 2/3 feet of Lot 6, in Block 63 of E.W. Morse's Subdivision of Pueblo Lot 1150, in the City of San Diego, County of San Diego, State of California, according to Map thereof No. 547, filed in the Office of the County Recorder of San Diego County, December 30, 1971. Also including the Northerly Half of the alley lying Southerly of Lots 1 through 5 and a portion of Lot 6 and the West Y2 of 29th Street adjoining Lot 1, as closed and vacated to public use per Resolution of the City of San Diego, a certified copy of which recorded December 18, 1989 as file No. 89-683492 of Official Records;

WHEREAS, on March 15, 2017, the Hearing Officer of the City of San Diego considered Site Development Permit No. 1487345 pursuant to the Land Development Code of the City of San Diego; NOW, THEREFORE,

BE IT RESOLVED by the Hearing Officer of the City of San Diego as follows:

That the Hearing Officer adopts the following written Findings, dated March 15, 2017.

FINDINGS:

I. Site Development Permit - Section §126.0504

A. Findings for all Site Development Permits

1. The proposed development will not adversely affect the applicable land use plan.

The vacant 0.59-acre site is located at 2871-2877 B Street in the GHPD-GH-1500 Zone of the Golden Hill Planned District within the Greater Golden Hill Community Plan. The Greater Golden Hill Community Plan allows medium residential density of 15-29 dwelling units per acre. The proposed project site, occupying 0.59-acres, could accommodate 17

Page 1 of 8

ATTACHMENT 7

dwelling units based on the underling zone and 9-17 dwelling units based on the community plan. The project proposes the construction of 11 (for-rent) residential units on the vacant site. Five of the dwelling units will provide three bedrooms and range in size from 1,725 to 1,800 square feet, and the remaining six units will provide two bedrooms and range in size from 1,328 to 1,725 square feet. All of the units will contain attached two car garages.

Four deviations are requested as part of the development proposal that relate to rear yard setback, residential vehicular access, transparency requirement, and building height. As proposed, the project would incorporate varying fa~ade offsets including breaks in the buildings massing to allow views through the project, varying building and textures, sustainable development features such as photovoltaic panels, and outdoor recreation space. Notwithstanding these deviations, the project as proposed would be consistent with the policies of Greater Golden Hill Community Plan and the General Plan, and therefore would not adversely impact the applicable land use plans.

2. The proposed development will not be detrimental to the public health, safety, and welfare.

The project proposes the construction of 11 (for-rent) residential units on the vacant site. Five of the dwelling units will provide three bedrooms and range in size from 1,725 to 1,800 square feet, and the remaining six units will provide two bedrooms and range in size from 1,328 to 1,725 square feet. All of the units will contain attached two car garages.

In addition to the on-site construction, a 30-foot sewer easement will be dedicated, Drawing No. 39441-B, within Lot 5-6 for the existing 10-inch Rehabilitated Concrete Pipe (CP) City sewer main, and a trapezium-shaped drainage easement will be dedicated, Drawing No. 39442-B, for the existing 36-inch Reinforced Concrete Pipe (RCP) and a new 18-inch RCP City storm drain pipes on site. The width of the easements are to accommodate the accessibility and depth of the sewer main and drainage pipes. In addition, a new 42-inch RCP drainage pipe will be installed within the existing 15-foot drainage easement to allow for the storm water to go through the property and to the existing basin located north of C Street. To allow for the new drainage pipe to line up with the existing basin, the southwestern portion of the 15-foot drainage easement will be vacated, Drawing No. 39378-B, and new portions dedicated, Drawing No. 39442-B, on the southeastern side of the easement that will allow for a 15-foot wide easement.

The City of San Diego conducted an environmental review of this site in accordance with State of California Environmental Quality Act (CEQA) guidelines and a Negative Declaration No. 422242 has been prepared for the project. Based on the Initial Study, it was determined that the proposed project will not have a significant effect on the environment.

The project will be required to obtain building permits and a public improvement permit prior to the construction of the residential development. The building plans and public improvement plans will be reviewed, permitted, and inspected by the City for

Page 2 of 8

ATTACHMENT 7

compliance with all applicable building, mechanical, electrical, fire code, and development regulations. The permit for the project includes various conditions and referenced exhibits of approval relevant to achieving project compliance with the applicable regulations of the San Diego Municipal Code (SDMC) in effect for this project. Such conditions are necessary to avoid adverse impacts upon the health, safety and general welfare of persons residing or working in the surrounding area. The project will comply with the development conditions in effect for the subject property as described in Site Development Permit No. 1487345, and other regulations and guidelines pertaining to the subject property per the SDMC. Therefore, the proposed development will not be detrimental to the public health, safety, and welfare.

3. The proposed development will comply with the applicable regulations of the Land Development Code, including any allowableaeviations pursuant to the Land Development Code.

The project proposes the construction of 11 (for-rent) residential units on the vacant site. Five of the dwelling units will provide three bedrooms and range in size from 1,725 to 1,800 square feet, and the remaining six units will provide two bedrooms and range in size from 1,328 to 1,725 square feet. All of the units will contain attached two car garages. The project incorporates a roof-mounted photovoltaic system consisting of solar panelssufficient to generate at least SO-percent of the project's projected energy consumption on each of the dwelling units.

An applicant may request deviations from the applicable development regulations pursuant to a Process Three Site Development Permit within the Golden Hill Planned District provided that findings can be made and the deviation results in a more desirable project. The following are the requested deviations with justifications:

1. Rear Yard Setback-A deviation from SDMC Section 158.0301 (b)(2)(B) and Table 158-03C to allow for a 12-foot rear yard setback for the Level 2 balconies in lieu of the required 15-foot setback.

justification: On November 13, 1989, the portion of the alley abutting the property along the southern property line was vacated pursuant to City Council Resolution No. R-274719, and a 20-foot general utility easement was reserved over the vacated alley. This portion of the general utility easement will be improved with permeable paving and will provide access to Units 1-6 and Units 10 and 11; therefore, the easement will function as an alley for the residential development and regulations require only a one-foot setback if there is an alley.

2. Residential Vehicular Access -A deviation from SDMC Section158.0302(c)(8)(A) to allow for access to Units 7, 8, and 9 from a 14-foot driveway off of B Street, where it is required that vehicular access for the residential units must be provided from the alley, where alley access exists.

justification: The site lowers from 200 feet above sea level (ASL) along B Street changes to 168 feet ASL at the southeastern corner of the property (an approximate

Page 3 of 8

ATTACHMENT 7

32-foot differential). As stated above, the portion of the alley abutting the property along the southern property line was vacated and the general utility easement is functioning as an alley and meets the intent of the regulations to take access from the rear of the property. Due to the site constraints, Units 7, 8, and 9 have been designed to take access from one driveway on B Street, which is the minimum needed to allow for access to the required parking for the units.

3. Transparency Requirement - A deviation from SDMC Section 158.0303(e)(1) to provide 13- percent transparency in the street wall affording views into living space of Units 7 and 9, where at least 15-percent is required.

justification: Including the garage window, the units would provide approximately 13-percent transparency in the street wall; however, the garage window cannot be used to meet any of the transparency requirement in accordance with SDMC Section 158.0303(e)(3), since it is not living space. The proposed project meets the intent of the regulations by not having a solid wall along the fa~ade and to have eyes on and toward the public right-of-way.

4. Building Height - A deviation from SDMC Section 158.0301 (b)(3) and Table 158-03D to allow for a 36-foot maximum structure height above proposed grade, where structure height is limited to 30 feet.

justification: The site lowers from 200 feet AML along B Street to 168 feet AML at the southeastern corner of the property (an approximate 32-foot differential). In addition, the portion of the site containing the existing City storm drain pipes has a steeper hillside than other portions of the site. The site will require an extensive amount of grading to allow for access to the existing City storm drain pipes and the installation of the new 42-inch RCP and 18-inch RCP storm drain pipes on site. Therefore, as part of the installation of the pipes, the site will be terraced to allow for the residential development. The structure height along B-Street will be a maximum of 27 feet five inches and will increase as the development steps down the property toward the southern property line with a maximum 36-foot high structure height above proposed grade.

Each of the requested deviations has been reviewed as they relate to the proposed design of the project, the property configuration, and the surrounding development. The deviations are appropriate and will result in a more desirable project that efficiently utilizes the site and achieves the revitalization of the existing vacant parcel for the creation of 11 residential units. Other than the requested deviations, the project meets all applicable regulations and policy documents, and is consistent with the recommended land use, design guidelines, and development standards in effect for this site per the Land Development Code (LDC).

II. Golden Hill CPDOl -Section 158.0206Cdl

1. The proposed project design meets the general purpose and intent of the Golden Hill Planned District Ordinance and will be compatible with the goals and objective of

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ATTACHMENT 7

the Golden Hill Community Plan (1988), the City's Progress Guide and General Plan, the Golden Hill Planned District Design Criteria and Guidelines (as adopted by council with this ordinance) and the design studies listed in Section 158.0201 paragraph of the Municipal Code.

The vacant 0.59-acre site is located at 2871-2877 B Street in the GHPD-GH-1500 Zone of the Golden Hill Planned District within the Greater Golden Hill Community Plan. The Greater Golden Hill Community Plan allows medium residential density of 15-29 dwelling units per acre. The proposed project site, occupying 0.59-acres, could accommodate 17 dwelling units based on the underling zone and 9-17 dwelling units based on the community plan. The project proposes the construction of 11 (for-rent) residential units on the vacant site. Five of the dwelling units will provide three bedrooms and range in size from 1,725 to 1,800 square feet, and the remaining six units will provide two bedrooms and range in size from 1,328 to 1,725 square feet. All of the units will contain attached two car garages.

Four deviations are requested as part of the development proposal that relate to rear yard setback, residential vehicular access, transparency requirement, and building height. As proposed, the project would incorporate varying fa~ade offsets including breaks in the buildings massing to allow views through the project, varying building and textures, sustainable development features such as photovoltaic panels, and outdoor recreation space. Notwithstanding these deviations, the project as proposed would be consistent with the policies of Golden Hill Planned District Ordinance, the Greater Golden Hill Community Plan and the General Plan, and therefore, the proposed development meets the general purpose and intent of the Golden Hill Planned District Ordinance.

2. The proposed development will be compatible with existing and planned land uses on adjoining properties, will not constitute a disruptive element to the neighborhood or community, and will create architectural harmony with the preferred character of the neighborhood and surrounding community.

The vacant 0.59-acre site is located at 2871-2877 B Street in the GHPD-GH-1500 Zone of the Golden Hill Planned District within the Greater Golden Hill Community Plan. The Greater Golden Hill Community Plan allows medium residential density of 15-29 dwelling units per acre. The project proposes the construction of 11 (for-rent) residential units on the vacant site.

The subject property is immediately surrounded by a multi-family development to the west and south, and a single dwelling unit to the east. The 20-unit multi-family development to the south was approved by the Planning Commission on August 30, 2007, pursuant to Report No. PC-07-092 (Project No. 104554). Land use designations for the areas adjacent to the site on the north, east and west are residential (medium residential density of 15-29 dwelling units per acre), and are zoned GH-1500, a multi-family residential zone. The land use designations for the properties immediately south are residential (medium-high residential density of 29-44 dwelling units per acre), and are zoned GH-1000. As proposed, the project would incorporate varying fa~ade offsets including breaks in the buildings massing to allow views through the project, varying building and textures, sustainable development features such as photovoltaic panels, and outdoor recreation space. Therefore,

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ATTACHMENT 7

the proposed development has been designed to be compatible with existing and planned land uses on adjoining properties and to be in architectural harmony with the preferred character of the neighborhood and surrounding community. It will not constitute a disruptive element to the neighborhood or community.

3. The proposed development, because of conditions that have been applied to it, will not be detrimental to the health, safety and general welfare of persons residing or working in the area, and will not adversely affect other property in the vicinity.

The project proposes the construction of 11 (for-rent) residential units on the vacant site. Five of the dwelling units will provide three bedrooms and range in size from 1,725 to 1,800 square feet, and the remaining six units will provide two bedrooms and range in size from 1,328 to 1,725 square feet. All of the units will contain attached two car garages.

In addition to the on-site construction, a 30-foot sewer easement will be dedicated, Drawing No. 39441-B, within Lot 5-6 for the existing 10-inch Rehabilitated CP City sewer main, and a trapezium-shaped drainage easement will be dedicated, Drawing No. 39442-B, for the existing 36-inch RCP and a new 18-inch RCP City storm drain pipes on site. The width of the easements are to accommodate the accessibility and depth of the sewer main and drainage pipes. In addition, a new 42-inch RCP drainage pipe will be installed within the existing 15-foot drainage easement to allow for the storm water to go through the property and to the existing basin located north of C Street. To allow for the new drainage pipe to line up with the existing basin, the southwestern portion of the 15-foot drainage easement will be vacated, Drawing No. 39378-B, and new portions dedicated, Drawing No. 39442-B, on the southeastern side of the easement that will allow for a 15-foot wide easement.

The City of San Diego conducted an environmental review of this site in accordance with State of CEQA guidelines and a Negative Declaration No. 422242 has been prepared for the project. Based on the Initial Study, it was determined that the proposed project will not have a significant effect on the environment.

The project will be required to obtain building permits and a public improvement permit prior to the construction of the residential development. The building plans and public improvement plans shall be reviewed, permitted, and inspected by the City for compliance with all applicable building, mechanical, electrical, fire code, and development regulations. The permit for the project includes various conditions and referenced exhibits of approval relevant to achieving project compliance with the applicable regulations of the SDMC in effect for this project. Such conditions are necessary to avoid adverse impacts upon the health, safety and general welfare of persons residing or working in the surrounding area. The project shall comply with the development conditions in effect for the subject property as described in Site Development Permit No. 1487345, and other regulations and guidelines pertaining to the subject property per the SDMC. Therefore, the proposed development will not be detrimental to the public health, safety, and welfare of persons residing or working in the area, and would not adversely affect other property in the vicinity.

4. The proposed development complies with all other relevant regulations in the City of San Diego Municipal Code in effect for this site.

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ATTACHMENT 7

The project proposes the construction of 11 (for-rent) residential units on the vacant site. Five of the dwelling units will provide three bedrooms and range in size from 1,725 to 1,800 square feet, and the remaining six units will provide two bedrooms and range in size from 1,328 to 1,725 square feet. All of the units will contain attached two car garages. The project incorporates a roof-mounted photovoltaic system consisting of solar panels sufficient to generate at least SO-percent of the project's projected energy consumption on each of the dwelling units.

An applicant may request deviations from the applicable development regulations pursuant to a Process Three Site Development Permit within the Golden Hill Planned District provided

-H1at-fiA Eli ngs-EaA-be-maEle-aAEl-H1e-EI evia1'ien-res~l1's-i A-a-me re-Elesi ra ti I e-!'>FO j eel. The following are the requested deviations with justifications:

1. Rear Yard Setback -A deviation from SDMC Section 158.0301 (b)(2)(8) and Table 158-03C to allow for a 12-foot rear yard setback for the Level 2 balconies in lieu of the required 15-foot setback.

justification: On November 13, 1989, the portion of the alley abutting the property along the southern property line was vacated pursuant to City Council Resolution No. R-274719, and a 20-foot general utility easement was reserved over the vacated alley. This portion of the general utility easement will be improved with permeable paving and will provide access to Units 1-6 and Units 10 and 11; therefore, the easement will function as an alley for the residential development and regulations require only a one-foot setback ifthere is an alley.

2. Residential Vehicular Access -A deviation from SDMC Section158.0302(c)(8)(A) to allow for access to Units 7, 8, and 9 from a 14-foot driveway off of B Street, where it is required that vehicular access for the residential units must be provided from the alley, where alley access exists.

Justification: The site lowers from 200 feet above sea level (ASL) along B Street changes to 168 feet ASL at the southeastern corner of the property (an approximate 32-foot differential). As stated above, the portion of the alley abutting the property along the southern property line was vacated and the general utility easement is functioning as an alley and meets the intent of the regulations to take access from the rear of the property. Due to the site constraints, Units 7, 8, and 9 have been designed to take access from one driveway on B Street, which is the minimum needed to allow for access to the required parking for the units.

3. Transparency Requirement -A deviation from SDMC Section 158.0303(e)(1) to provide 13-percent transparency in the street wall affording views into living space of Units 7 and 9, where at least 15-percent is required.

justification: Including the garage window, the units would provide approximately 13-percent transparency in the street wall; however, the garage window cannot be used to meet any of the transparency requirement in accordance with SDMC Section

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158.0303(e)(3), since it is not living space. The proposed project meets the intent of the regulations by not having a solid wall along the fa~ade and to have eyes on and toward the public right-of-way.

4. Building Height -A deviation from SDMC Section 158.0301 (b)(3) and Table 158-03D to allow for a 36-foot maximum structure height above proposed grade, where structure height is limited to 30 feet.

justification: The site lowers from 200 feet AML along B Street to 168 feet AML at the southeastern corner of the property (an approximate 32-foot differential). In addition, the portion of the site containing the existing City storm drain pipes has a steeper hillside than other portions of the site. The site will require an extensive amount of grading to allow for access to the existing City storm drain pipes and the installation of the new 42-inch RCP and 18-inch RCP storm drain pipes on site. Therefore, as part of the installation of the pipes, the site will be terraced to allow for the residential development. The structure height along B-Street will be a maximum of 27 feet five inches and will increase as the development steps down the property toward the southern property line with a maximum 36-foot high structure height above proposed grade.

Each of the requested deviations has been reviewed as they relate to the proposed design of the project, the property configuration, and the surrounding development. The deviations are appropriate and will result in a more desirable project that efficiently utilizes the site and achieves the revitalization of the existing vacant parcel for the creation of 11 residential units. Other than the requested deviations, the project meets all applicable regulations and policy documents, and is consistent with the recommended land use, design guidelines, and development standards in effect for this site per the SDMC.

BE IT FURTHER RESOLVED that, based on the findings hereinbefore adopted by the Hearing Officer, Site Development Permit No. 1487345 is hereby GRANTED by the Hearing Officer to the referenced Owner/Permittee, in the form, exhibits, terms and conditions as set forth in Permit No. 1487345, a copy of which is attached hereto and made a part hereof.

Jeffrey A. Peterson Development Project Manager Development Services Department

Adopted on: March 15, 2017

Internal Order No. 24005877

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RECORDING REQUESTED BY CITY OF SAN DIEGO

DEVELOPMENT SERVICES PERMIT INTAKE, MAIL STATION

501

WHEN RECORDED MAIL TO PROJECT MANAGEMENT

PERMIT CLERK MAIL STATION 501

ATTACHMENT 8

INTERNAL ORDER NUMBER: 24005877 SPACE ABOVE THIS LINE FOR RECORDER'S USE

SITE DEVELOPMENT PERMIT NO. 1487345 GOLDEN HILL B STREET HOMES -PROJECT NO. 422242

HEARING OFFICER

This Site Development Permit No. 1487345 is granted by the Hearing Officer of the City of San Diego to GH3, LLC, a California Limited Liability Company, Owner and Permittee, pursuant to San Diego Municipal Code [SDMCJ Sections 126.0504 and 158.0206. The 0.59-acre site is located at 2871-2877 B Street (formally listed as 2881 1/3 B Street) in the GHPD-GH-1500 Zone of the Golden Hill Planned District within the Golden Hill Community Plan, Residential Tandem Parking Overlay Zone, and the Transit Area Overlay Zone. The project site is also located within the Airport Influence Area Review Area 1 for the San Diego International Airport as depicted in the adopted 2014 Airport Land Use Compatibility Plan (ALUCP), the 65 to 70 decibel (dB) Community Noise Equivalent Level as depicted in the ALUCP, and within the Federal Aviation Administration Part 77 Notification area. The project site is legally described as: Lots 1 through 5, inclusive and the East 16 2/3 feet of Lot 6, in Block 63 of E.W. Morse's Subdivision of Pueblo Lot 1150, in the City of San Diego, County of San Diego, State of California, according to Map thereof No. 547, filed in the Office of the County Recorder of San Diego County, December 30, 1971. Also including the Northerly Half of the alley lying Southerly of Lots 1 through 5 and a portion of Lot 6 and the West Yz of 29th Street adjoining Lot 1, as closed and vacated to public use per City Council Resolution No. R-274719, adopted November 13, 1989, a certified copy of which recorded December 18, 1989 as file No. 89-683492 of Official Records.

Subject to the terms and conditions set forth in this Permit, permission is granted to Owner/Permittee to construct 11 (for-rent) residential units on a vacant 0.59-acre site, described and identified by size, dimension, quantity, type, and location on the approved exhibits [Exhibit "A"] dated March 15, 2017, on file in the Development Services Department.

The project shall include:

a. Construction of 11 (for-rent) residential units on a vacant 0.59 acre site. Five of the dwelling units will provide three bedrooms and range in size from 1,725 to 1,800 square feet, and the remaining six units will provide two bedrooms and range in size from 1,328 to 1,725 square feet. All of the units will contain attached two car garages;

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b. Deviations:

a. Deviation from SDMC Section 158.0301 (b)(2)(B) and Table 158-03C to allow for a 12-foot rear yard setback for the Level 2 balconies, where a 15-foot setback is otherwise required;

b. Deviation from SDMC Section 158.0302(c)(8)(A) to allow for vehicular access for units 7, 8 and 9 to be taken off B Street via a new 14-foot driveway, where vehicular access is otherwise required to be from the alley;

c. Deviation from SDMC 158.0303(e)(1) to provide 13-percent transparency in the street wall affording views into living space of Units 7 and 9; where at least 15-percent is otherwise required;

d. Deviation from SDMC Section 158.0301 (b)(3) and Table 158-03D to allow for a 36-foot height limit above proposed grade, where a 30-foot height limit otherwise applies;

c. Landscaping (planting, irrigation and landscape related improvements);

d. Off-street parking;

e. A roof-mounted photovoltaic system consisting of solar panels sufficient to generate at least 50 percent of the project's projected energy consumption, in conformance with the criteria of the Affordable/In-Fill Housing and Sustainable Buildings Expedite Program; and

f. Public and private accessory improvements determined by the Development Services Department to be consistent with the land use and development standards for this site in accordance with the adopted community plan, the California Environmental Quality Act [CEQAJ and the CEQA Guidelines, the City Engineer's requirements, zoning regulations, conditions of this Permit, and any other applicable regulations of the SDMC.

STANDARD REQUIREMENTS:

1. This permit must be utilized within thirty-six (36) months after the date on which all rights of appeal have expired. If this permit is not utilized in accordance with Chapter 12, Article 6, Division 1 of the SDMC within the 36 month period, this permit shall be void unless an Extension of Time has been granted. Any such Extension of Time must meet all SDMC requirements and applicable guidelines in effect at the time the extension is considered by the appropriate decision maker. This permit must be utilized by March 29, 2020.

2. No permit for the construction, occupancy, or operation of any facility or improvement described herein shall be granted, nor shall any activity authorized by this Permit be conducted on the premises until:

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a. The Owner/Permittee signs and returns the Permit to the Development Services Department; and

b. The Permit is recorded in the Office of the San Diego County Recorder.

3. While this Permit is in effect, the subject property shall be used only for the purposes and under the terms and conditions set forth in this Permit unless otherwise authorized by the appropriate City decision maker.

4. This Permit is a covenant running with the subject property and all of the requirements and conditions of this Permit and related documents shall be binding upon the Owner/Permittee and any successor(s) in interest.

5. The continued use of this Permit shall be subject to the regulations of this and any other applicable governmental agency.

6. Issuance of this Permit by the City of San Diego does not authorize the Owner/Permittee for this Permit to violate any Federal, State or City laws, ordinances, regulations or policies including, but not limited to, the Endangered Species Act of 1973 [ESA] and any amendments thereto (16 U.5.C. §

1531 et seq.).

7. The Owner/Permittee shall secure all necessary building permits. The Owner/Permittee is informed that to secure these permits, substantial building modifications and site improvements may be required to comply with applicable building, fire, mechanical, and plumbing codes, and State and Federal disability access laws.

8. Construction plans shall be in substantial conformity to Exhibit "A" Changes, modifications, or alterations to the construction plans are prohibited unless appropriate application(s) or amendment(s) to this Permit have been granted.

9. All of the conditions contained in this Permit have been considered and were determined necessary to make the findings required for approval of this Permit. The Permit holder is required to comply with each and every condition in order to maintain the entitlements that are granted by this Permit.

If any condition of this Permit, on a legal challenge by the Owner/Permittee of this Permit, is found or held by a court of competent jurisdiction to be invalid, unenforceable, or unreasonable, this Permit shall be void. However, in such an event, the Owner/Permittee shall have the right, by paying applicable processing fees, to bring a request for a new permit without the "invalid" conditions(s) back to the discretionary body which approved the Permit for a determination by that body as to whether all of the findings necessary for the issuance of the proposed permit can still be made in the absence of the "invalid" condition(s). Such hearing shall be a hearing de nova, and the discretionary body shall have the absolute right to approve, disapprove, or modify the proposed permit and the condition(s) contained therein.

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10. The Owner/Permittee 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 Owner/Permittee of any claim, action, or proceeding and, ifthe City should fail to cooperate fully in the defense, the Owner/Permittee shall not thereafter be responsible to defend, indemnify, and hold harmless the City or its agents, officers, and employees. 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, Owner/Permittee 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 Owner/Permittee regarding litigation issues, the City shall have the authority to ccmtrol the litigation and make litigation related decisions, including, but not limited to, settlement or other disposition of the matter. However, the Owner/Permittee shall not be required to pay or perform any settlement unless such settlement is approved by Owner/Permittee.

CLIMATE ACTION PLAN CCAPl REQUIREMENTS:

11. The Owner/Permittee shall comply with The Climate Action Plan (CAP) Consistency Checklist stamped as Exhibit "A.'' Prior to issuance of any construction permit, all CAP strategies shall be noted w'1thin the first three (3) sheets of the construction plans under the head'1ng "Climate Action Plan Requirements.''

12. The Climate Action Plan strategies as identified on Exhibit "A" shall be enforced and implemented to the satisfaction of the Development Services Department.

AFFORDABLE HOUSING REQUIREMENTS:

13. Prior to the issuance of any building permits, the Owner/Permittee shall comply with the affordable housing requirements of the City's lnclusionary Affordable Housing Regulations (SDMC §142.1301 et seq.).

AIRPORT REQUIREMENTS:

14. Prior to the issuance of any building permits, the Owner/Permittee shall assure that all structures shall be sound attenuated to 45 decibel (dB) Community Noise Equivalent Level interior noise level.

ENGINEERING REQUIREMENTS:

15. The project proposes to export no material from the project site. Any excavated material that is exported, shall be exported to a legal disposal site in accordance with the Standard Specifications for Public Works Construction (the "Green Book"), 2015 edition and Regional Supplement Amendments adopted by Regional Standards Committee.

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16. The drainage system proposed for this development, as shown on the site plan, is subject to approval by the City Engineer.

17. Prior to the issuance of any building permits, the Owner/Permittee shall obtain a bonded grading permit for the grading proposed for this project. All grading shall conform to the requirements of the City of San Diego Municipal Code in a manner satisfactory to the City Engineer.

18. Prior to the issuance of any building permits, the Owner/Permittee shall obtain an Encroachment Maintenance Removal Agreement, from the City Engineer, for all private improvements within the City right-of- way and storm drain easements.

19. Prior to the issuance of any building permits, the Owner/Permittee shall assure, by permit and bond, the construction of a current City Standard 14-foot wide driveway, adjacent to the site on B Street, satisfactory to the City Engineer.

20. Prior to the issuance of any building permits, the Owner/Permittee shall assure, by permit and bond, the reconstruction the existing curb with current City Standard curb and gutter, adjacent to the site on B Street, satisfactory to the City Engineer.

21. Prior to the issuance of any building permits, the Owner/Permittee shall assure, by permit and bond, the reconstruction of the existing sidewalk with current City Standard sidewalk, maintaining the existing sidewalk scoring pattern and preserving the contractor's stamp, satisfactory to the City Engineer.

22. Prior to the issuance of any building permits, the Owner/Permittee shall assure, by permit and bond, the reconstruction of existing curb ramp adjacent to the site on B Street, with current City Standard curb ramp, satisfactory to the City Engineer.

23. Prior to issuance of any building permits, the Owner/Permittee shall assure, by permit and bond, the installation of a City standard storm drain system as shown on approved Exhibit "A," satisfactory to the City Engineer.

24. Prior to issuance of any building permits, the Owner/Permittee shall dedicate a drainage easement as shown on approved Exhibit "A," satisfactory to the City Engineer.

25. Prior to the issuance of any construction permit, the Owner/Permittee shall enter into a Maintenance Agreement for the ongoing permanent Best Management Practices (BMP) maintenance, satisfactory to the City Engineer.

26. Prior to the issuance of any construction permit, the Owner/Permittee shall incorporate any construction BMPs necessary to comply with Chapter 14, Article 2, Division 1 (Grading Regulations) of the SDMC, into the construction plans or specifications.

27. Prior to the issuance of any construction permit, the applicant shall submit a Technical Report that will be subject to final review and approval by the City Engineer, based on the Storm Water Standards in effect at the time of the construction permit issuance.

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ATTACHMENT 8

28. Prior to the issuance of any construction permit the Owner/Permittee shall submit a Water Pollution Control Plan (WPCP). The WPCP shall be prepared in accordance with the guidelines in Part 2 Construction BMP Standards Chapter 4 of the City's Storm Water Standards.

STORM DRAIN EASEMENT VACATION REQUIREMENTS:

29. The following will be Conditions of the Storm Drain Easement Vacation Resolution that the Owner/Permittee will need to satisfy/assure before the quitclaim for the Storm Drain Easement Vacation Exhibit is recorded:

a. The Owner/Permittee shall assure, by permit, bond and As-built completion, the removal of portions of the existing Public Storm Drain system and construction of a current City Standard Public Storm Drain system per approved Exhibit "A," adjacent to the site on B Street, satisfactory to the City Engineer.

GEOLOGY REQUIREMENTS:

30. The Owner/Permittee shall submit a geotechnical investigation report or update letter that specifically addresses the proposed construction plans. The geotechnical investigation report or update letter shall be reviewed for adequacy by the Geology Section of the Development Services Department prior to issuance of any construction permits.

31. The Owner/Permittee shall submit an as-graded geotechnical report prepared in accordance with the City's "Guidelines for Geotechnical Reports" following completion of the grading. The asgraded geotechnical report shall be reviewed for adequacy by the Geology Section of the Development Services Department prior to exoneration of the bond and grading permit close-out.

LANDSCAPE REQUIREMENTS:

32. Prior to issuance of any engineering permits for grading, the Owner/Permittee shall submit complete construction documents for the revegetation and hydroseeding of all disturbed land in accordance with the Landscape Standards and to the satisfaction of the Development Services Department. All plans shall be in substantial conformance to this permit (including Environmental conditions) and Exhibit "A," on file in the Office of the Development Services Department.

33. Prior to issuance of any engineering permits for right-of-way improvements, the Owner/Permittee shall submit complete landscape construction documents for right-of-way improvements to the Development Services Department for approval. Improvement plans shall show, label, and dimension a 40 sq-ft area around each tree which is unencumbered by utilities. Driveways, utilities, drains, water and sewer laterals shall be designed so as not to prohibit the placement of street trees.

34. In the event that a foundation only permit is requested, the Owner/Permittee shall submit a site plan or staking layout plan identifying all landscape areas consistent with Exhibit "A," Landscape

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ATTACHMENT 8

Development Plan, on file in the Office of the Development Services Department. These landscape areas shall be clearly identified with a distinct symbol, noted with dimensions and labeled as "landscaping area."

35. Prior to issuance of any construction permits for structures, the Owner/Permittee shall submit complete landscape and irrigation construction documents consistent with the Landscape Standards to the Development Services Department for approval. The construction documents shall be in substantial conformance with Exhibit "A," Landscape Development Plan, on file in the Development Services Department. Construction plans shall show, label, and dimension a 40 square-foot area around each tree which is unencumbered by hardscape and utilities as set forth under SDMC 142.0403(b)(5).

36. Prior to issuance of any construction permits for structures, the Owner/Permittee shall submit a water budget in accordance with the Water Conservation Requirements per SDMC 142.0413, Table 142-041, to be included with the construction documents. An irrigation audit shall be submitted consistent with Section 2.7 of the Landscape Standards of the Land Development Manual at final inspection. The irrigation audit shall certify that all irrigation systems have been installed and operate as approved by the Development Services Department.

37. The Owner/Permittee shall be responsible for the maintenance of all landscape improvements shown on the approved plans, including in the right-of-way, consistent with the Landscape Standards unless long-term maintenance of said landscaping will be the responsibility of a Landscape Maintenance District or other approved entity. All required landscape shall be maintained in a disease, weed and litter free condition at all times. Severe pruning or "topping" of trees is not permitted unless specifically noted in this Permit.

38. If any required landscape (including existing or new plantings, hardscape, landscape features, etc.) indicated on the approved construction document plans is damaged or removed during demolition or construction, the Owner/Permittee shall repair and/or replace it in kind and equivalent size per the approved documents to the satisfaction of the Development Services Department within 30 days of damage.

PLANNING/DESIGN REQUIREMENTS:

39. A topographical survey conforming to the provisions of the SDMC may be required if it is determined, during construction, that there may be a conflict between the building(s) under construction and a condition of this Permit or a regulation of the underlying zone. The cost of any such survey shall be borne by the Owner/Permittee.

40. Prior to the issuance of building permits, construction documents shall fully illustrate the incorporation of a roof-mounted photovoltaic system consisting of solar panels sufficient to generate at least 50 percent of the proposed project's projected energy consumption, in conformance with the criteria of the Affordable/In-Fill Housing and Sustainable Buildings Expedite Program.

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41. All signs associated with this development shall be consistent with sign criteria established by either the approved Exhibit "A" or City-wide sign regulations.

42. All private outdoor lighting shall be shaded and adjusted to fall on the same premises where such lights are located and in accordance with the applicable regulations in the SDMC.

TRANSPORTATION REQUIREMENTS

43. No fewer than 22 parking spaces shall be maintained on the property at all times in the approximate locations shown on Exhibit "A." All on-site parking stalls and aisle widths shall be in compliance with requirements of the City's Land Development Code and shall not be converted and/or utilized for any other purpose, unless otherwise authorized in writing by the Development Services Department.

PUBLIC UTILITIES DEPARTMENT REQUIREMENTS:

44. Prior to the issuance of any building permits, the Owner/Permittee shall apply for a plumbing permit for the installation of appropriate private back flow prevention device(s) [BFPDs], on each water service (domestic, fire and irrigation), in a manner satisfactory to the Public Utilities Director and the City Engineer. BFPDs shall be located above ground on private property, in line with the service and immediately adjacent to the right-of-way. The Public Utilities Department will not permit the required BFPDs to be located below grade or within the structure.

45. Prior to the issuance of any building permits, the Owner/Permittee shall assure, by permit and bond, the design and construction of all public water and sewer facilities are to be in accordance with established criteria in the most current City of San Diego Water and Sewer Design Guides.

46. All public water and sewer facilities are to be in accordance with the established criteria in the most current City of San Diego Water and Sewer Design Guides.

47. All proposed private water and sewer facilities located within a single lot are to be designed to meet the requirements of the California Uniform Plumbing Code and will be reviewed as part of the building permit plan check.

48. No trees or shrubs exceeding three feet in height at maturity shall be installed within ten feet of any sewer facilities and five feet of any water facilities.

49. Prior to the issuance of any building permits, the Owner/Permittee shall assure, by permit and bond, to cap (abandon) at the property line any existing unused sewer lateral and install new sewer lateral(s) which must be located outside of any driveway or vehicular use area.

50. Prior to the issuance of any building permits, the Owner/Permittee shall assure, by permit and bond, to remove (kill) at the main any existing unused water service.

51. Prior to issuance of any building permits, the Owner/Permittee shall obtain an Encroachment, Maintenance and Removal Agreement (EMRA) for proposed improvements of any kind, including

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ATTACHMENT 8

utilities, landscaping, enriched paving, curb, gutter and sidewalk, and electrical conduits to be installed within the public sewer easement.

52. Prior to issuance of any building permits, the Owner/Permittee shall obtain an Encroachment, Maintenance and Removal Agreement (EMRA) for proposed 6-inch PVC private sewer main in the 30-foot sewer easement.

53. Prior to the issuance of any building permits, the Owner/Permittee shall assure, by permit and bond, the design and construction of the deep footings adjacent to the required 30-foot sewer easement. Due to the depth existing sewer main, the Owner/Permittee will be required to construct deep footings to ensure that the pressure of the structure is outside of the 45 degree influence zone measured from the bottom of the pipe to the surface. Structural calculation shall be required at the time of Ministerial review.

54. Prior to the issuance of any building permits, the required 30-foot sewer easement dedication shall be recorded per drawing 39441-1-B.

INFORMATION ONLY:

• This property is located in the Overflight Area for the Airport Land Use Compatibility Plan for San Diego International Airport. For that reason, the property may be subject to some of the annoyances or inconveniences associated with proximity to an airport and aircraft operations (for example, noise, vibration, overflights or odors). Individual sensitivities to those annoyances can vary from person to person. The San Diego County Regional Airport Authority may be contacted for information regarding hours of operation, master plans, and other relevant information regarding airport operations. The FAA has sole and exclusive regulatory authority over the operation of aircraft.

• The issuance of this discretionary permit alone does not allow the immediate commencement or continued operation of the proposed use on site. The operation allowed by this discretionary use permit may only begin or recommence after all conditions listed on this permit are fully completed and all required ministerial permits have been issued and received final inspection.

• Any party on whom fees, dedications, reservations, or other exactions have been imposed as conditions of approval of this Permit, may protest the imposition within ninety days of the approval of this development permit by filing a written protest with the City Clerk pursuant to California Government Code-section 66020.

• This development may be subject to impact fees at the time of construction permit issuance.

APPROVED by the Hearing Officer of the City of San Diego on March 15, 2017, and Resolution Number

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ATTACHMENT 8

Permit Type/PTS Approval No.: SDP No. 1487345 Date of Approval: March 15, 2017

AUTHENTICATED BY THE CITY OF SAN DIEGO DEVELOPMENT SERVICES DEPARTMENT

Jeffrey A. Peterson Development Project Manager

NOTE: Notary acknowledgment must be attached per Civil Code section 1189 et seq.

The undersigned Owner/Permittee, by execution hereof. agrees to each and every condition of this Permit and promises to perform each and every obligation of Owner/Permittee hereunder.

NOTE: Notary acknowledgments must be attached per Civil Code section 1189 et seq.

GH3, LLC, a California Limited Liability Company Owner/Permittee

Name: Title:

Page 1Oof1 O

RESOLUTION NUMBER R-____ _ DATE OF FINAL PASSAGE ____ _

A RESOLUTION VACATING PORTIONS OF A DRAINAGE EASEMENTEASEMENT VACATION NO. 1487342 FOR GOLDEN HILL B STREET HOMES -PROJECT NO. 422242

ATTACHMENT 9

WHEREAS, California Streets and Highways Code section 8320 et seq. and San Diego

Municipal Code section 125.1001 et seq. provide a procedure for the vacation of public service

easements; and

WHEREAS, GH3, LLC, a California Limited Liability Company (Applicant), filed an application to

vacate a portion of a15-foot drainage easement granted to the City of San Diego and reserved per

City Council Resolution No. R-274719, adopted November 13, 1989, recorded as File No. 89-683492

onm December 18, 1989 and designated as Parcels "F" and "D" per City Drawing No. 15862-B,

respectively, being described as Easement Vacation No. 1487342; and

WHEREAS, Easement Vacation No. 1487342 is located on property owned by GH3, LLC, a

California Limited Liability Company; and specifically described and illustrated in the attached

Exhibits "A" and "B", respectively; and

WHEREAS, the matter was set for public hearing on March 15, 2017, testimony having been

heard, evidence having been submitted, and the Hearing Officer having fully considered the matter

and being fully advised concerning the same; NOW, THEREFORE,

BE IT RESOLVED, by the Hearing Officer of the City of San Diego, that with respect to

Easement Vacation No.1487342, the Hearing Officer finds that

(a) There is no present or prospective public use for the easement, either for the facility

or purpose for which it was originally acquired, or for any other public use of a like nature that can

be anticipated.

Page 1 of3

ATTACHMENT 9

An existing 36-inch Reinforced Concrete Pipe (RCP) and an 18-inch Corrugated Metal Pipe (CMP) City storm drains enter the property from the north along B Street and empties into the 15-foot drainage easement on site, which the storm water continues to the an existing basin located north of C Street that ties into the storm drain system to the south. A new 42-inch RCP drainage pipe will be installed within the existing 15-foot drainage easement to allow for the storm water to go through the property and to the existing basin located north of C Street. To allow for the new drainage pipe to line up with the existing basin, the Southwesterly portion of the 15-foot drainage easement as described and illustrated in the attached Exhibits "A" and "B", respectively, will be vacated, and new portions will be dedicated as shown on City Drawing No. 39442-B on the Northerly and Southeasterly sides of the existing drainage easement that will allow for a 15-foot wide easement. There is no prospective use for the easement to be vacated because it will be replaced with a new drainage easement that will serve the same function as the one being vacated.

(b) The public will benefit from the action through improved utilization of the land made

available by the vacation.

A trapezoidal shaped drainage easement on the Northerly side and a triangular shaped drainage easement on the Southeasterly side of the existing drainage easement will be dedicated as shown on City Drawing No. 39442-B for the existing 36-inch RCP and new 18-inch RCP City storm drain pipes on site as part of the City storm drainage system. The width of the easement is to accommodate the accessibility and depth of the sewer main and drainage pipes. In addition, a new 42-inch RCP drainage pipe will be installed within the existing 15-foot drainage easement to allow for the storm water to go through the property and to the existing basin located north of C Street, as part of the City storm drainage system. To allow for the new drainage pipe to line up with the existing basin, the Southwesterly portion of the 15-foot drainage easement will be vacated as shown on City Drawing No. 39378-B, and new portions will be dedicated as shown on City Drawing No. 39442-B that will allow for a 15-foot wide easement. The public will benefit from the action through improved storm water management and utilization of the land to allow for the development 11 rent residential units within the Greater Golden Hill Community Planning area.

(c) The vacation is consistent with any applicable land use plan.

The vacant 0.59-acre site is located at 2871-2877 B Street in the GHPD-GH-1500 Zone of the Golden Hill Planned District within the Greater Golden Hill Community Plan. The zoning designation provides for residential development and allows for one-unit per 1,500 square foot of lot area. The Greater Golden Hill Community Plan allows medium residential density of 15-29 dwelling units per acre. The proposed project site, occupying 0.59-acres, could accommodate 17 dwelling units based on the underling zone and 9-17 dwelling units based on the community plan.

An existing 36-inch RCP and an 18-inch CMP City storm drains enter the property from the north along B Street and empties into the 15-foot drainage easement on site, which the storm water continues to the an existing basin located north of C Street that ties into the storm drain system to the south. A new 42-inch RCP drainage pipe will be installed within the existing 15-foot drainage easement to allow for the storm water to go through the property and to the existing basin located north of C Street. To allow for the new drainage pipe to line up with the existing basin, the Southwesterly portion of the 15-foot drainage easement will be vacated as shown on City Drawing No. 39378-B, and new portions will be dedicated as shown on City Drawing No. 39442-B that will

Page 2 of 3

ATTACHMENT 9

allow for a realigned 15-foot wide easement. Therefore, the proposed drainage easement will be vacation and dedication is consistent with any applicable land use plan.

(d) The public facility or purpose for which the easement was originally acquired will not

be detrimentally affected by the vacation or the purpose for which the easement was acquired no

longer exists.

A trapezoidal shaped drainage easement on the Northerly side and a triangular shaped drainage easement on the Southeasterly side of the existing drainage easement will be dedicated as shown on City Drawing No. 39442-B for the existing 36-inch RCP and new 18-inch RCP City storm drain pipes on site. The width of the easement is to accommodate the accessibility and depth of the drainage pipes. In addition, a new 42-inch RCP drainage pipe will be installed within the existing 15-foot drainage easement to allow for the storm water to go through the property and to the existing basin located north of C Street. To allow for the new drainage pipe to line up with the existing basin, the Southwesterly portion of the 15-foot drainage easement will be vacated as shown on City Drawing No. 39378-B, and new portions will be dedicated as shown on City Drawing No. 39442-B that will allow for a 15-foot wide easement. Therefore, the public facility and purpose for which the easement was originally acquired will not be detrimentally affected by the vacation.

BE IT FURTHER RESOLVED, that Easement Vacation No. 1487342, as more particularly

described and illustrated in the attached Exhibits "A" and "B", respectively, which are by this

reference incorporated herein and made a part hereof, is ordered vacated.

BE IT FURTHER RESOLVED, that the Development Services Department shall record a

certified copy of this resolution with attached exhibits, attested by the City Clerk under seal, in the

Office of the County Recorder.

APPROVED: By the Hearing Officer on March 15, 2017

By Jeffrey A. Peterson Development Project Manager Development Services Department

Page 3 of 3

EXHIBIT "A" LEGAL DESCRIPTION

DRAINAGE EASEMENT VACATION

ATTACHMENT 9

THOSE PORTIONS OF PARCELS "D" AND "F" AS SHOWN ON CITY OF SAN DIEGO DRAWING NO. 15826-B, AND SAID PARCELS "D" AND "F" BEING A DRAINAGE EASEMENT RESERVATION AND A DRAINAGE EASEMENT ACQUISITION RESPECTIVELY, IN FAVOR OF THE CITY OF SAN DIEGO, RECORDED DECEMBER I8, 1989 AS FILE NO. 89-683492 O.R. IN THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, BEING MORE PARTICULARLY DECRIBED AS FOLLOWS:

BEGINNING AT THE NORTHEAST CORNER OF LOT 1, IN BLOCK 63 OF MAP NO. 547, THENCE EASTERLY ALONG THE NORTHERLY LINE OF VACATED 29m STREET, PER FILE NO. 89-683492, RECORDED DECEMBER 18, 1989, ADJACENT TO SAID BLOCK 63, SOUTH 89°54'37", EAST 30.01 FEET TO THE CENTERLINE OF SAID VACATED 29TH STREET; THENCE SOUTHERLY ALONG SAID CENTERLINE SOUTH 00°00'23" EAST 149.20 FEET TO THE EASTERLY EXTENSION OF THE CENTERLINE OF THE VACATED ALLEY ADJACENT TO SAID BLOCK 63, PER FILE NO. 89-683492, RECORDED DECEMBER 18, 1989; THENCE WESTERLY ALONG SAID EASTERLY EXTENSION LINE, SOUTH 89°53'10" WEST, 19.76 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 42°41 '26" EAST, 11.54 FEET; THENCE SOUTH 52°25'40" WEST, 7.46 FEET TO A POINT ON THE SOUTHWESTERLY LINE OF SAID EASEMENT PARCEL "D"; THENCE NORTHWESTERLY ALONG THE SOUTHWESTERLY LINE OF SAID PARCEL "D" AND PARCEL "F", NORTH 37°34'20" WEST, 83.24 FEET; THENCE LEAVING SAID SOUTHWESTERLY LINE, SOUTH 42°41'26" EAST, 72.03 FEET TO THE TRUE POINT OF BEGINNING.

CONTAINS 310.31 SQUARE FEET, MORE OF LESS.

ATTACHED HERETO IS A DRAWING NO. 39378-B LABELED EXHIBIT "B" AND BY THIS REFERENCE MADEA PART HEREOF.

PTS. 422242 LO NO. 24005877 DWG. NO. 39378-B

ANTONY K. CHRISTENSEN PLS 7508

JN 2015-07

t>t;~2tt~/6,

DATE

I ! --

EXHIBIT "B"

LEGEND c [ INDICATES DRAINAGE EASEMENTVAGAT!ON ~ CONTAINS 310.31 SQUARE FEET (0.007 AC)

) INDICATED REC. DATA PER CITY DWG. NO 15E!21}B ] INDICATES REC. DATA PER MAP NO. 647

THE NORTHERLY LINE OF THE VACATED ALLEY JN BLOCK 63 OF MAP NO. 547 AS SHOWN ON CITY OF SAN.DIEGO DRAWING NO. 15820-.B. l.E.NORTH 89"53'10" EAST

REfEllENCE Di"lAWING6 15926-B MAP NO. !347

MAP NO. 16049

I #'J"N

~ 53S·521-01-00 539-521-25-00

VICINITY MAP NOTTO SCALE

ATTACHMENT g

I

I

I I

EXHIBIT "B" ATTACHMENT 9

LINE BEARING DISTANCE L-1 889°53'10"VV 19,76'

L2 S42.~41 '26"E 11.54' LS

~-so2°25'40'W 7.46'

L4 N37"34'20''W 83.24' L5 842"41'28''E 72.03'

ATTACHMENT 10

LEGEND INDICATES DRAINAGE EASEMENT ACQUIRED CONTAINS 1,812.95 SQUARE FEET (0.042 AC)

VICINllY MAP NOTTO SCALE

PARCEL "A' AREA: 1461.43 SQ FT (0.034 AC) PARCEL '8" AREA: 351.52 SQ FT (0.008 AC)

( ) INDICATES REC. DATA PER CITY DWG NO. 15826·6 [ ] INDICATES REC. DATA PER MAP NO. 547

BASIS OF BEARINGS THE NORTHERLY LINE OF VACATED AU.EV JN BLOCK 63 OF MAP NO. 547 AS SHOWN ON CITY OF SAN DIEGO DRAWING NO. 15'J26.B. l.E.NOATH 89"53'10" EAST

REFERENCE DRAWINGS 15826-8 MAPN0.547 MAP NO. 16049

APN 539-521..()1-00 539-521-02-00 539-521 -25-00

CHRISTENSEN ENGINEERING & SUR\IEVINQ

LINE BEAAING L1 S00°00'23"E L2 N37°34'20'W L3 S42°41 '26"E L4 800"10'53'W L5 S52"25'40"W LS N19"31 '21 "W L7 N89"59'2B"E

7888 SIL!JRfON AVENUE, SUITE J SANDIE l.CA92126 (65Sl2;15/ dl ~ 09/29/2016

DOCUMENT NO.: _____ _ RECORDED: ______ _

ANTONY K. CHRISTENSEN DATE L.S. 7508. EXPIRES 12..S1-17

DRAINAGE EASEMENT DEDICATION IN LOTS 1-4, IN BLOCK 83 OF MAP NO. 547 VACATED ALLEY AND 29TH STREET

PER DOC NO. 81Hl1&491!, REC. 12/13/191111, AND LOT 1 OF MAP 16048

DISTANCE 12.32' 93.61'

84.18'

55.55' 15.00' 68.63' 35.00'

A2015-07

DESCRIPllON BY APPOOYEO DATE FILMED CITY OF SAN DIEGO, CALIFORNIA P.T.S. 422242

ORIGINAL SHEET 1 OF 2 SHEET

10 NO. 24005877

1870-6255

FOR CITY ENGINEER DATE COS 83 COORDINATES

230-18115

39442-1-B

"B"STREET TPOB PARCEL"A"

ATTACHMENT 10

17°·89

' PO:r(N90"DD'DO"E) 11 889"54'37"E 1-- -[2-;;.DD-'_lY_P ___ ] - - -,~.-,=t:-=L7=="=z~~.,,P:_A=~ - -$~1

CENTER LINE ' 11 VACATED 29TH STREET I

I I A.P.N. 538-621-01-00

' ' A.P.N. 15SH21-(l2-00 ~ EASEMENT FOR DRAINAGE IN

l FAVOR OF THE ClTY OF SAN DIEGO RECORDIED DECEMBER 1 B, I 1989 AS FILE NO. BQ..683490, C.R. I (PARCEL "P1

3 ~/ \ \ ~ ~ f i ~ !~ ~;I \ \\\~ 8 !@~g§ ~~: \\ ~ ~~~~ ~~I

\ ~ "' MAIP NO. !5~1 \ "' 30.00' I

I \\ ~ I 18.67' [25.DO'lYP.] IBlOCKIB\::ll \ ~ ~PARCEL"B" i pi

I \\ 'b.;;, gl ~ I I EIASIS OF BEARING L \\ '~~ I

fi ___l (NS9"5!1f>"l!J 141.79' , ~ ~ CENTER LINE --------- PF:!l:lliEV NA<CA1rlEIDll B \ ~\

- _VACATE':_~ - _ ~D'.:'.'~·~·~c~~ _g ~ - - '\=:_ . \ \_I

AP.N. 539-621-25-00 \\\\ l:i MAIP NO. ~ t6i(Q)~!£l \

SCALE: 1 • == 2<:J

CHRISTENSEN ENGINEERING &SURVEYING ~ &l~~RT8.N~¥i.,NUE, SUITE J

(858) 27~~/. rr-J ~~ 09/29/2016

ANTONY K. CHRIS'!ENSEN DATE LS. 7508 E:l<PIAl:S12-31-17

EASEMENT FOR DRAINAGE IN FAVOR OF THE 0111' OF SAN '\ lOU ~ DIEGO RECORDED DECEMBER 18, \ I 1989 AS FILE NO. 89-683400, O.R. (PARCEL "D") l

A2015-07

DRAINAGE EASEMENT DEDICATION IN LOTS 1-4, IN BLOCK 63, MAP NO. 547 VACATED AU.EV AND 29'l1i STREET

PEF1 DOC NO. 118-81134112, REC. 12/111/1980, AND LOT 1 OF MAP 18049

BY APPROVED DATE FILMED CITY OF SAN DIEGO, CALIFORNIA

SHEET 2 OF 2 SHEET

FOR CITY ENGINEER DA1E

D

STAlUS

P.T.S. 422242

10 NO. 24005877

181'0-82l56 COS 83 COORDINATES

23Cl-1896 ERT COORDI TES

39442-2-B

·······r ---·----··- --~----·

~ I

L-~~-..,;ISAlBOA lf'AIRK

,._... ' ,- FERN STREET/

,- SITE "A"ST

.,;,,sr~:J~~~$~~~~~~ _....---;;;; "C'ST ~

LEGEND

§ V/8THST~ ~ 27TH ST-" £t/~ ~ 28THST $1 01 29THST- r..

VICINllY MAP NOTTO SCALE

INDICATES SEWER EASEMENT ACQUIRED CONTAINS 4, 185,91 SQUARE FEET (0.096 AC)

{ ) INDICATES REC. DATA PER CITY DWG. NO. 15826-8 [ ] INDICATES REC. DATA PER MAP NO. 547

BASIS OF BEARINGS THE NORTHERLY LINE OF THE VACATED ALLEY IN BLOCK 63 OF MAP NO. 547 AS SHOWN ON CITY OF SAN DIEGO DRAWING NO. 1582&8. l.E.NORTH 89"53'10" EAST

REFERENCE DRAWINGS 15826-B MAP NO. 547

MAP NO. 16049

APN 539-521-02--00

CHRISTENSEN ENGINEERING &SURVEYING 7888 SILVERTON AVENUE, SUITE J SAN DIEGQ,_CA 92126

DOCUMENT NO.:, _______ _

(658) 271~1 d /If.~

ANTONY K. CHRISTENSEN LS. 7508 EXPIRES 12-31-17

DESCRIPTION BY

ORIGINAL CE&S

RECORDED:. _________ _

09/29/2016

DATE

SEWER EASEMENT DEDICATION IN LOTS 5-8, IN BLOCK 63, MAP NO. 547

APPf!Cl\IED DATE FILMED CITY OF SAN DIEGO, CALIFORNIA

SHEET 1 OF 2 SHEET

FOR CITY ENGINEER DATE

STAlUS

ATTACHMENT 10

A2015-07

P.T.S. 422242

IONO. -~2<-0058~~77~-

ccs 83 COOfi)INAiES

39441-1-B

ATTACHMENT 10

TPOB "B" STREET (N90"00'00"E)

(N90"00'00"E) $89"54'37"E

r ~~ \- _____ N~E2o~5s_· --, __ ~"l~~c ~ I --- 30 00' - I \~P,_O=B~=~

NORTHEAST A.P.N. 530-521-01-00 I I

CORNER OF LOT 5 [25' TYP.]

9.52' I CENTER LINE 1' : A.P.N. 539-521-02-00 ViCATED 29TH STREET I

I ~ J EASEMENT FOR DRAINAGE IN

o l FAVOROFTHEClTYOFSAN I !ij! 1989 AS FILE NO. 89-663490, O.R. .-... I

I ~· DIEGO RECORDED DECEMBER 1 B,

~I!~~ '" .I 3 <~,/ \, \ ;ARCEL"F') ~ ~ ~I I ,..,t~~~I "'-, \ ~ ~~- I ~ t"' !ll '\ \ I t. c;, I

~ f 1,J 11 MAP NO. 547 \\ \\ ii !

\ \ ~~ I I

SCALE: 1 • = 20'

CHRISTENSEN ENGINEERING &SURVEVING 7688 SILVERTON AVENUE, SUITE J SAN DIEGO CA 92126 (658) 271·~;, ~

p~ 09/29/2018 ANTONY K. CHRISTENSEN DATE L.S. 7508 EXPI ES 12-31-17

FAVOR OF THE CllY OF SAN DIEGO RECORDED DECEMBER 18, 1989 AS FILE NO. 89-683490, D.R. (PARCEL 'D1

30.00'

A2010-07

SEWER EASEMENT DEDICATION IN LOTS 5-11, IN BLOCK 68, MAP NO. 547

DESCRIPTION BY APPROVED DATE FILMED CllY OF SAN DIEGO, CALIFORNIA P.T.S. 422242 10 NO. 240058n ORIGINAL Cl!!&S

SHEET 2 OF 2 SHEET

18~

FOR CllY ENGINEER DAlE cCS 83 COORDtNATES

230-1fl8!5 .

STA1Ul 39441-2-B

HEARING OFFICER RESOLUTION NUMBER

A RESOLUTION ADOPTING NEGATIVE DECLARATION NO. 422242 GOLDEN HILL B STREET HOMES -PROJECT NO. 422242

ATTACHMENT 11

WHEREAS, on August 10, 2015, David Hawkins submitted an application to Development Services Department for a Site Development Permit and Easement Vacation for the Golden Hill B Street Homes (Project); and

WHEREAS, the matter was set for a public hearing to be conducted by the Hearing Officer of the City of San Diego; and

WHEREAS, the issue was heard by the Hearing Officer on March 15, 2017; and

WHEREAS, the Hearing Officer considered the issues discussed in Negative Declaration No. 422242 (Declaration) prepared for this Project; NOW THEREFORE,

BE IT RESOLVED, by the Hearing Officer that it is certified that the Declaration has been completed in compliance with the California Environmental Quality Act of 1970 (CEQA) (Public Resources Code Section 21000 et seq.), as amended, and the State CEQA Guidelines thereto (California Code of Regulations, Title 14, Chapter 3, Section 15000 et seq.), that the Declaration reflects the independent judgment of the City of San Diego as Lead Agency and that the information contained in said Declaration, together with any comments received during the public review process, has been reviewed and considered by the Hearing Officer in connection with the approval of the Project.

BE IT FURTHER RESOLVED, that the Hearing Officer finds on the basis of the entire record, including the Initial Study and any comments received, that there is no substantial evidence that the Project will have a significant effect on the environment, and therefore, that said Declaration is hereby adopted.

BE IT FURTHER RESOLVED, that the Declaration and other documents constituting the record of proceedings upon which the approval is based are available to the public at the office of the DEVELOPMENT SERVICES DEPARTMENT, 1222 FIRST AVENUE, SAN DIEGO, CA 92101.

BE IT FURTHER RESOLVED, that Development Services Staff is directed to file a Notice of Determination with the Clerk of the Board of Supervisors for the County of San Diego regarding the Project.

APPROVED: By the Hearing Officer on March 15, 2017

By: Jeffrey A. Peterson Development Project Manager Development Services Department

Peterson, Jeff

From: Sent: To:

[email protected] Friday, April 29, 2016 9:07 AM Peterson, Jeff; [email protected]; Turgeon, Bernard

ATTACHMENT 12

Subject: B Street Town Homes at Greater Golden Hill Community Planning Committee

Hello.

I am the new chair of the Greater Golden Hill Community Planning Committee, and had received requests from both City staff and the developer relative to our action of support on this project.

1=:> The following is an extract from the draft minutes of our meeting of 111111;.(at which this project was considered.

I have not been able to confirm when these minutes were adopted, but I do not recall any change which affected this action of the group. I did correct one spelling- "space" in place of "speace".

Please let me know if you have any further inquiry.

Yours, David Swarens. Chair, GGHCPC

VI. Project Approval Request from B Street Town Homes (David Hawkins, Matthew Gordon, Chris Varone, Sirma Saddiq, Tony Christensen, Jim Neri.)

The project consists of 11 units on the South Side of "B" Street, at 29th Street (vacated). This is a "Cloud Condo", the first City project under the new Small Lot Subdivision that went into effect in June. There were extensive questions from GGHPC members about environmental issues, parking for residents and guests, traffic impact, access, crime, drainage/flooding, paleontological findings, landscaping, maintenance of common space, solar, flyways, species impact, animal corridor, adjacent canyon, public pedestrian easement, future price of homes, and other matters.

The Chair also invited members of the public to address the project. One man ("Kenny") also had concerns about traffic and parking.

Brierton indicated that at the City Training 9/29/15, "What to Know When Reviewing Public and Private Development Projects", presented Paul Godwin (Development Project Manager) indicated that reasons/findings had to be stated in voting on project. The Chair indicated, however, that she was told at the Chairs' meeting that this requirement was only when projects were disapproved, and not when they were approved.

Swarens moved, Baldwin seconded. Approve the project as presented. Motion carried. 7-yes (Alvarez, Baldwin, Brierton, Lee, Serocki, Sims, Swarens); 1-no (Zakarian); 2-abstain (Curran, Davis).

1

ATTACHMENT 13

--- --------· -----City Of San Diego Development Se!Vlces 1222 Firs! Ave .• MS-302 Ownership Disclosure

Statement San Diego, CA 92101 1,.i ~ ... ~•>f°l1"nth11" .J~!9)446-5000 -- -- ---=--=--=-=================----_-_-_-_-_--:._-_-_-_-_-_-::·_-_ .. _-_---_-_-_-_ .... _ ..

Approval Type: Check approrniale ho.IC for lype of BfllllOlJal (s) requested: ,-~ Neighborhood Use Permit i·-CoaslaJ Development Pemllt

r Neighbo1hood Dettelopn1enl Pennit p Site OeueJnpuren! Penmt r· Pfanned Oevelopi11ent Pennil i- Conditional Use Penni! 1-V3darn:e i7 Te1Uallve M"P r Ves!lrrgTentali""~-·--·_M_a~'."'-""'_· ..... r land Use Plan Amendment • I Olhor;::_:;:::::;;::;~=;::=:= Projoct Tillo ·---------..... ·-- Project No. For C1ly Use Only

___ .asu:J.omes __________ ., ____________ .. __________ --+~~--Project Addmss:

B St in Golden.Hill 921021ot1-APN53.9~521-::ll1.00&.lo12=..AeN 539-521-0200

____ l By .signing tl)e_Ovroershlp Disttosu{e Staternent.Jhe. w~!!tl ~QWfedg~ t.hat an applic.ati~n f.9r_t1 pP.m1it, m;:ip pr_ .ot~r.maUe~ ... asJrientified_ aj)Q\ro,J/\li.ll_b,e:_fil~rt-wttbJhP._Cit,.t otSa11.Qiego __ Ol'I tl)e, ~ub~~- P1~11qrfy, WiJh !ha. itrtP.n\.tQ i:e.c..or!l .<!11. ~ncu1pbtm1ce ag~\11$1 U'le _f')roperty, Please list below the owner(s) and tenant(s:) (ii applicable) of 01e above referenced property. The list must include fhi;i names -and nddresses or all persons who have an interest In the property, recorded or othenvise·, and s!atc the type .of property interest (e.g .• tenants who wm benefit rrom 1h-e perm1t1 all lndlvlduals who own lhe property). A_ ::;ignatu~e. ·~,_ requ!tr..d_.Qf _QLl_~~~t QIUt _of the. prop_e;rty_ O\l\lfle.rs. Allar.h arldllional pages- if needed. A signature from the Assistant Executive Di,ector of the San Diego Redevelopment Agency shall be required for all project parcels for whlcll a Disposition ancf Development Agreement (ODA) has been approved I execuled hy the City Council. Note: The applicanl Is responsible for notifying the Project Manager of any c11anges In ownership during the lime the applicaf!on Is being processed or considered. Changes In ownership are to be given to the Project Manager at least thirty days prior to any public hearing on the subject property. Fa!lure to provide accurate and currr.:nl ownership inforrrmtion could result hi (;I delay In lhe hearing process.

Additional pages atlaclled ~""' r· l\lo

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Phone No: Fax No:

Signature; Dale:

Name of Individual (type or print):

1 ·-· Owner-f:.·.-renanf/LCssee 1 · · Redevetopnler1t Agency

· streetAaaress: --------

-------·--------------·-----Phone No: Fax No:

-Signature: Date:

Name of ino1v1duai (type or pnnt):

·-sirect Adifress:

-Gi1ViSfiii'Cil1-p: ___ .

·----------------- ~-"------Pl1one No: Fax No.:

Name of Individual (type or pnnt):

r- Owner r-Tenanl/Lcsscc I - Redevelopment Agency

Street Address:

Phon~ No: Fax No:

·Signature : Date:

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DocuSign Envelope ID: 936DOC61-56BD-4250-8E9F-B26C1380298E

ATTACHMENT 13

Project Title: I Project No. (For C1ly Use Onty)

B St Homes 'f;i.::i.2 'f'L

r·~~~-~~·~~--~~-:.~~~~~~:~--~~~~-~~~~~~~~--~~"'~,~~d ~~-~-~?~~~-~~-~~-~-"--~~~~t~~~~!~~~-~ ------------:-----~---~ ~- --~~~-~-~==-~-~~~~ ~~-J Legal Status (please cl!eck):

rx Corporation IX"" Umiled Liability -or- I" General) Whal Slate? ea_ Corporate ldenliflcalion No. -21136566QQ_ I -Partnership

By signing the Ownership Oiscfosufe Stalerner1t., the OV'JTter(s) acknowled_ge Iha! an application f(Jr d perrnit,_rnap or other.rnatter, as identified above, will be ftled with !he City of San_ Diego on !lie subject property with the Intent lo record an encull)brance against Jhe properly .. Please lisl below the narnes. UUes and addresses of all persons who have an interest in the property, recorded or ot11e1wise, and stale the type of property interesl {e.g., tenants who will benefit from the permit, all corporate oflicers, and all partners in a partnership wi10 av.in the property). A signature i_s required of at least__one of the corporate ofticers- or p_artner5. who own tlJe property. Attach additionat pages. if needed. Note: The applicant is responsible for notifying t11e Project Manager of any changes ln ownersl1ip during the time the application is being processed or considered. Changes In ow11ership are to be given 1o the Project Manager at least lllirty davs prior lo any public hearing on the subject property. Failure to provide accurate and current ownership information could result in a delay in the flearing process. Additional pages attached 1-·· Yes ·- o

Corporate/Partnership Nan1e (type or print}:

_ __JANCO, LLC ..... -······-···--·------·-----. _ ·---·-------1~· Owner f- TenanlJLessee

Street Address: .. 8j_~tMoren.a..BlY.Q._Suite #3j_Q ____ _ City/Slate/Zip.

-p1fone~an..Die.g.o..Ga,..fl2it.a._,m<~o:-·-···--------Matthe111LG.o.rdon ---·- --·- _ Name of Corporate Officer/Partner (type or print)·

__ Manager_·---(;~:'..-----------· Tllle(typecymJ_i,:_.~(··I_ ~r~ --; ------·-·" _! ... -'"-\.::1:..b=:.i..;::-l-l---------Signa!l!re : Date:

1i<lf\J'e"{/fri~nership Name (type or print):

------------

street·Aatfrcss:--8i4 Mo-rena··s-1vd·-·#Jio c·1;Y1s1aie-a111'-sar1 1:;re-go;-cli:9ZIIO-----··-----

j - - T enant!Lessce

Sign(ltUl'C '.

~ Owner f .. Tenant/Lesm'!e

Slree/ Address: 814 MO rena B 1 vd surte#3Ilr----

·c;ty7SiAfeizip-:--5an o1ego, CA !JZnu------

.Phone N<;:·51g::74o=J;-og---- Fax~-----··--··

Name of Corporate Officer/Partne1R~fBnritiontano

Title {type or prfnl): Manager---------

Si9oaili;;;-~ti,~~---------oa1e:J.i/5/2oi5j

Cqr:re'ifal!:fip't\i:l'l!W"dl:rG!ltpJe (type or print):

rX Owner r- T en;;intlles:•cc

Street Addiess:-8f4--~,fo reiia-ifTva#JTil-- - .

Owner TcnantJLcssee

·cit'y1s1aie1z11y·----------·----·-

Tille (typo or p1inl)

'Ei(J1l.JiUfC:~-----·~-·- -· --·----------

-···------~··-·-·-,- -

l :13 PM

PROJECT DEVELOPMENT INFORMATION BUILDING CODE ANALYSIS REGULATING CODES:

PROPOSED USE:

OCCUPANCY:

2013 CALIFORNIA BUILDING CODE (BASED ON 2012 INTERNATIONAL BUILDING COOE (18C}} 2013 CALIFORNlA FIRE CODE

(BASED ON 2012 INTERNA TIONAL FIRE CODE (IFC)J

2013 CAUFO RNlA ELECTRICAL CODE (BASED ON 201 I NATIONAL ELECTRIC CODE (NEC)} 2013 CALIFORNlA MECHANICAL CODE

(BASED) ON 2012 UNIFORM MECHANICAL CODE (Ul.IC)) 201 3 CALIFORNIA PLUMBING CODE (BASED ON 20'2 UNIFORM PLUMBING CODE (UPC)} 2010 CALIFORNIA GREEN BUILDING STANDARDS COOE

R ESIDENTIAL ANO PRIVATE GARAGES

R-3 "" RESIDENTlAL (PER SECTION 310) R-2 a RESIOENTlAL (PER SECTK>N 310) U : PRIVATE GARAGE (PER SECTION 312)

CONSTRUCTION TYPE: TYPE VB, FULLY SPRINKLERED PER NFPA 130 (UNITS 1, 2. 10& 11) TYPE VA, FULLY SPRINKLERED PER NFPA 130 (UNITSJ. 4 , 5, 6, 7, 8 & 9)

ALLOWABl.E BUILDING HEIGHT: R·3 "' 60'.Q" (PER SECTION 504.2) R·2 • 50'.Q' (PER TABLE 503) U = 40'.Q' (PER SECTION 503)

PROPOSED BUILDING HEIGHT: 36' MAXIMUM

ALLOWABLE STORIES:

PROPOSED STORIES:

R·3 • 3 STORIES (PER SECTION 50'.2) R·2 • 3 STORIES (PER TABLE 503) U "'1STORY(PERSECTt0N406.1.1 )

R-3 = 3 STORIES (MAXIMUM) R ·2 a: 3 STORIES (MAXIMUM) U ., 1 STORY

ALLOWABLE FL OOR AR EA: R.J ., UNLIMITED (PER TASlE 503) R·2 • 12.000 SF (PER TABLE 503) U ., 5.SOO SF (PER TABLE 503)

PROPOSED FLOOR AREA: R.J "" CONFIRM AREA R·2 "' CONFIRM AREA*

U :z: CONFIRM AREA * * REFER TO AREA SUMMA~Y BELOW. NO

INOMOUAL Uf\lll EXCEEDS THE ALLOWABLE AREA FOR R-2 R-3 AND U OCCUPANCIES

BUILDING AREA ANA LYSIS:

FIRE RESISTlVE REQUIREMENTS: (PER TABLE 601)

REFER TO "PROJECT SUMMARY-ON SHEET

T0.1 FOR BUILDING/PROJECT AREAS.

PRIMARY STRUCTURAL FR.AME: BEARING WALLS (EXTERIOR):

BEARIN G WAUS (INTERIOR):

PARTITIONS ( EXTERIOR): PARTITIONS (INTERIOR): FLOOR CONSTRUCTION ANO

SECONDARY MEMBERS:

ROOF CONSTRUCTION AN D SECONDARY MEMBERS:

NON-RATED NON-RATED

NON-RATED

NON·RATED NON -RATED

NON·RATED

NON·RATED

EXTERIOR WALL:

(PER TABLE 602, ITEM H) GROUP R·3 AND GROUP U OCCUPANCIES. WHEN USED AS ACCESSORY TO GROUP R-3 OCCUPANCIES, SHALL NOT BE REQUIRED TO HAVE A FIRE

RESISTANCE RATING WHERE THE FIRE SEPARATION DISTANCE IS 5 FEET OR MORE; OR WHEN EQUIPPED THROUGHOUT WITH AN AUTOMATIC RESIDENTIAL FIRE SPRINKLER SYSTEM INSTALLEO IN ACCORDANCE WITH

SECTION 903.3 THE FIRE RESISTANCE RATING SHALL NOT BE REQUIRED

WHERE THE FIRE RESISTANCE RATING IS 3 FEET OR MORE.

NUMBER OF EXITS: 1 PER SECTION 1015.1, EXCEPTtON 1

RESIDENTIAL I PARKING AREA SUMMARY INTERIOR LIVING AREA INTERIOR PARKING EXTERIOR U NIT BEDROOMS BASEMOO LEVEL t l.E'IHI l.Ml.3 TOTAL TOTAL TOTAL

(SF) (SF] (SF) (SF) (SF ) (SF) (SF) 397 733 670 1,800 '1 1 209 357 733 701 1.791 418 154

254 103 713 699 1,769 391 177

• 245 100 696 681 1.725 381 167

• 245 100 696 681 1,725 381 167

• 185 130 681 694 1,670 391 129 7 424 •31 710 1.565 • 08 225 8 268 288 148 711 1,435 419

• 424 431 710 1.565 • 08 225 10 135 621 572 1,328 .,, 112 11 135 621 572 1.329 .,, 1"

I BASEMENT AREA w..rl I TOTAL INTERIOR LIVING AREA 17,7011

I TOTAL PARKING AREA ~1 I TOTAL EXTERIOR LIVING AREA (DECKS) .!EII I TOTAL ENCLOSED AREA 22,1311

ZONING ANALYSIS " GOLDEN HILL PLANNED DISTRICT" APPLICABLE OVERLAY ZONES: TRANSIT ARE.A

TANDEM PARKING AIRPORT INFLUENCE AREA (REVIEW AREA 1) FOR THE SAN DIEGO INTERNATIONAL AIRPORT (SOIA). 65-70 CNEL NOISE CONTOUR AS DEPSCTEO IN THE AlUC, ANO THE FAA PART 77 NOTIFtCATION AREA BRUSH ZONES (300 FT)

ZONE: GH-1500

LOT AREA: 25.664 SF (0 .5 9 ACRES)

DENSITY A LLOWED: 17 UNITS• 1UN IT 1 1500 14 MAX. PER 158.0 JOJ(b)

DEN SITY PROPOSED: 11 UN ITS ( 1 PER 2,333 SF)

F.A.R. ALLOWEO: 17,601 SF • 25,664(0 .6 ) • 2,215 SF (50% ENCLOSED PARKING)

F.A .R. PRO POSED: 16.<484 SF (DOES N OT INCLU DE 1,217 SF OF BASEMENT)

COVERAGE ALLOWED:

COVERAGE PROPOSED:

HEIGHT ALLOWED:

HEIGHT PROPOSED:

REQUIRED SETBACKS:

PROPOSED SETBAC KS:

OFFSEITING PLANES REQUIRE D:

OFFSEmNG PLANES

PROVIDED:

STREET YARD REQUIRED:

STREET YARD PROV1DED:

MAX DIA. DIM. ALLOWED:

MAX OlA. DIM. PROVIDED:

TRANSPARENCY:

11,197 SF • 25,664 SF X (.35) + 2 ,215SF OF ENCLOSED PARKING

6,484 SF

30'.Q" (MEASURED FROM PROPOSED GRADE OR EXISTING GRADE, WHICHEVER IS LOWER.)

24'.Q' (AT STREET) 36'-0' MAX ('NllHIN SITE AS MEASURED FROM PROPOSED GRADE)

FRONT SIDE REAR

FRONT SIDE REAR

10 FT (r EACH STORY ABOVE 2N0) 6 FT (3' EACH STORY ABOVE 2NO) 15 FT

10'.Q" ( 10'.0" ABOVE 2ND) &·.o· (3'-0' ABOVE 2ND) 12·-o·

STREET SIDE: 5 (3 PER 50' OF BUILDING EL EVATION} INTERIOS SIDE: 2 (1.5 PER 50' OF BUILOtNG ELEVATION)

STREET StoE: INTERIOS SIDE:

<4 ,300 SF • ( 172 FT x 25 FT)

4 ,734 SF

178 FT• (1 72 FT X .85)

89Fl

15 % EACH STORY OF STR EET WALL

STREET DESIGN REQUIREMENTS: CONTEMPORARY STYLE

MANDATORY EXTERIOR MATERIAL: EXTERIOR CEMENT PLASTER

EXTERIOR FEATURES:

1. A MINIMUM OF ONE CLERESTORY WINDOW PER 50 FEET OF STREET ELEVATION

2. A MINIMUM OF ONE TRANSOM WINDOW 3 . AN ENTRY PORCH 4. WINDOWS RECESSED AT LEAST 2 INCHES 5 . EAVES WITH A MINIMUM 18 INCHES OVERHANG

REQUESTED DEVIATIONS SEE DEVIATION REQUE ST FORM :

1. 12".Q" REAR SETBACK TO LEVEL 2 BALCONY (BUILDINGS AT 15'.Q" SETBACK)

2. ACCESS TO UNITS 7, 8 & 9 FROME NEW 1-4' DRIVEWAY OFF OF · 9 STREEI 3. TRANSPARENCY INTO GA RAGES AT UNITS 7 & 9 4. BUll otNG HEIGHT TO EXCEED 30' FROM EXISTING GRADE BY AS MUCH AS 27 FT.

(BUILDING HEIGHT TO EXCEED PROPOSED GRADE BY A MAXIMUM OF 36 FT}

REQUIRED DEVELOPMENT PERMITS PROCESS 3 ·A SITE DEVELOPMENT PERMIT (SOP) FOR A DEVELOPMENT WfTH aN TH E GOLDEN HILLS PLANNED

D ISTRtcT THAT EXCEEDS THE THRESHOLD UNITS {3 UNITS).

PROCESS 3 ·A SITE DEV ELOPMENT PERMIT FOR DEVlATfONS FROM THE DEVELOPMENT REGULATIONS.

PROCESS 2 ·ABANDONMENT OF PORTION OF EXISTING DRAINAGE EASEMENTS.

PREVIOUS REVIEWS PROJECT WAS PREVIOUSLY R EVIEWED A S PAR T OF A ~PRELIMINARY REVIEW .. PTS N O. 341728

PARKING REQUIREMENTS TRANSIT AREA OVERLAY ZONE {PRELIMINARY REVIEW ASSESSMEUT LETIER)

TANDEM PARKING OVERLAY ZONE lPREU MINARV REVIEW ASSESSMENT LETIER)

PROVIDED REQUIRED

UNIT QUANT. BEDROOMS SPACES SPACE SPACES SPACES (PER UNfT) (PROVIDED) (PER UN1l) (RfOUIREO) ... (61 12 " "" (3) 6 6

10·11 121

TOTAL 20 :t2 22

SUSTAINABLE EXPEDITE PROGRAM SUSTAINABLE, CLEAN & GREEN BLDG DEVELOPMENT TECHNIQUES: 1. INFRASTRUCTURE TO ACCOMODATE & SUPPORT ROOnOP PHOTOVOL TAIC PANELS WH ICH PROVIDE 50%

OF THE PROJECTS PROJECTED ENERGY CONSUMPTION. 2. LOW·E GLAZIN G 3. DROUG HT TOLERANT LANDSCAPE -4, RAIN-SENSING SPRIN KL ERS 5. LOW voe PAINTS 6. COOL ROOF 7. NATURAL LIGHTING

PROJECT DESCRIPTION THE PROJECT CONSISTS OF 11 R-2 & R...J TOWN HOMES ON A 25,664 $ ,F. LOT IN THE GOLDEN Hill PLANNED DISTRICT GH-1500 ZONE TOTALING 17,701 S.F. O F RESIDENTIAL AN0 4,430S.F. OF PARKING. All UNITS ARE THREE STORIES MAXIMUM IN HEIGHT.

PROJECT INFORMATION PROJECT A DDRESS: B STREET • LOTS 1 & 2

LEGAL DESCRIPTION:

LOTS 1.5 ANO EASTERLY 16.6T OF LOT 6, PLUS WESTERLY HALF OF 29TH STREET R.0.W. PL.US NORTHERNLY HALF Of VACA.TEO ALLEY ON BLOCK 63 Of E.W. MORSE'S MAP 547

APN: 539-521-0100 • LOC 1 539-5 21-0200 - l ot 2

PROJECT TEAM OWNER:

GH3, L LC . 665 15TH STREET SAN DIEGO, CA 92101

ARCHITECT

CONTACT: MACTHEW GORDON (619) 5 72-3 556

H2 ·HAWKINS t HAWKINS ARCHITECTS, INC. 141 14TH STREET

CONTACT: DAVID HAWKINS (61 9) 23 2·7 700 SAN DIEGO, CA 92101

LANDSCAPE NERI LANDSCAPE ARC HITECTURE 928 HORNBLENO STREET, SUITE #3 SAN DIEGO. CA 92109

CIVIL ENGINEER

CONTACT: JIM NERI (858) 274-3222

CHRISTENSEN ENGINEERING ANO SURVEYING 7888 SILV ERTON AVENUE, SUITE J

CONTACT: TONY C HRISTENSEN (858) 271-9901 SAN D IEGO. CA 92126

GEOTECHNICAL ENGINEER HETHERINGTON ENGINEERING INC. 5365 AVENIOA ENCINAS. SUITE A CARLSBAO, CA 92008

SHEET INDEX GENERAL i, '"'CT)

T0.1 lmESHIE£T

CIVIL (lSHEElSI

C:-l lA$lMIN T MAP C:-2 MC'ftO"l.s.t'"Clf&..U c;..J PfUl M MRY GR.t.OWG PlAH

L ANDSCAPE ~ , .... ,,, l 1.0 WIOSCAPf 0£V(lOf'IJEtlT PlAN L1.t LAHOSCA"C 0£V( l 0f'MCN1 PU<H

AIRPORT NOTES: NOTES:

CONTACT: MARK HETHERINGTON (760) 931-1917

ARCHITECTURAL 0 1 SH CTS)

MJ.1 Sln:~

AJJ.r f!REACU:$$"'->.'i A 1. 1 l£VEl 1 Pl.AH AU LEVEL :l PLAN AU LEVEl l Pl.AH

ROOF PL'.N

A2 1 B lAlOltGEl EVATIONS A2.2 BlAl OCt-tG ClCVATIONS A2.3 Bt.a.OfNG ElEVAtJONS A2.• BUUltNGElfVAUONS Al.$ llU.&OIHGEl£VATIQNS

AOEOUATE NOISE ATIENUATION WILL BE PROVIOEO TO ENSURE AN INTERIOR NOISE DECIBEL OF <4~8 CN EL FOR ALL HABITABL E ROOMS. NEAREST TRANSPORTATION STOP IS APPROX.IMATEL Y 750' EAST ON 30 TH STREET.

ATTACHMENT 14

_J LJLJLJI I =:=JD DC--U IL

"lH l ll1

~ 01 1 1 ~[ I II IC

J DI l~="I lt =:i ioi l~I I{ ~i I Iii Ii[

llOA OW •• l 1 1111

~ n1 11 ~f TRANSIT BUS STOP LOCATIONS ------

G 0 L D E N Cl

H I L L " ......... ~ .... ~-~ itt.J:l2.11CO

... , 1uu.1no _...,_

B STREET HOMES n&fltl>Sl:ftlSullot 1 -t s...~.~ )> '2101

...----~~- n ...... ". ____ ,_....,,_ _,. .. ._ ___ .._ ____ .. :::c

____ .__,.. ______ _ ......... ......... _, ___ ....,_~ ISSUE I REYISJOHO.-.TCS·

... _ . __ "K .... -C

s:: COU?LETCNCSS OC:CK °""2&-:101$ J08f,;UM6EA: IXll!

SITE CEVll QPU[HT PERMIT SUBMITTAi. 1 (».27-:1016 m SrTE CEVfLOPMENT PfRIJIT $VIWTTAI. 2 QM.$.1015 TITLE z SITE. CEVELOPUENl PERJllT $U6UITTAL 3

SHEET SITE DEVELOPMENT PfRJlll SutMlttAL • -t SIT( OEVEL()PMENT P! Rl,.'fl $ UlMl rTAL $ 07· 1&-2016

SITE DEVl:l ()PMEUT P£!ilMtt $U8J.41nAL 6 Ol-»10111

T0.1 ..a. SIT E 0Ev£LOPM£Nl PEAMO Sll8UITTAL 1 11).12·2016

~ SllE~m'l!8Rllltia.ll&nl'All 7 ~201'

~n 1 0f- 11

EXISTING RESJDENTJAL

EXISTING RESIDENCE

' ~:~"=~~-:-=::---:::-:-::-j'.f~,c~-,"'lJJl~llJ, ' ' ' ' ' ' '

·~ I

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: I I : I ' ' ' ' ' ' ' ' ' ·' ' ·'

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3t-:•

Uij!T1 FF-,., 1'9:4.4'

ueHTWELL

UNlT3 FF =.184'

UNJT4 FF'°.183'

._.-~·::-·- ·."::r·· I...-~------.:..· __ _)

N89"1''5'"W 1fil9'

UNJT.5 FF" 182'

UNIT_6 FF =181'

EXISTING RESIDENTIAL

' ' ' ' '

,D_f;JJT."t1 FF" 180.5'

I I

I

'n;I ' . I . J',, ':1 /'-'-' l' 1·

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30.~119·1~~· .01· __ I '

' / , :.., ,,""

AM \,,/

I PED~~~RIAN EASEllENT

0

' ~~~:E~.,p~.'.;'~"~N~~~~~~~G)+ft

ATTACHMENT 14 SITE PLAN GENERAL NOTES

PR0?-0$00 SITO CONTAINS VACANT LANO WI NO EXISTIN!l HllBITABLE Sffil!CTURES NEAREST TRANSPORTATION STOP IS APPROXIMATELY lW l"AST 0." JOTK STREET. All REQUIRED RESIDENTIAL PROPOSEO PROJECT PAR~INO TO BE ENC•OS•O WllKIN PRIVATE OAl1/\GES.

4. BUILDING AflDRESS NUMS•RS SHALL BE VISIBLE NJO LEGlaL' FROM THE STREET OR ROAD FRO/JllNG THE PROPERTY PER SAN DIECO MUNICIPAL CODE SOCTION so.om ROFER TO tANDSCJ\PE & CIVIC Pl/INS FOR ADDITIONAL INFORMATION. POST INDIOATO~ VALVES. FIRE DEPARTMENT CONNEGTION, AND ALARM BELL ARE TO BE LOC/\Wl ON lHE ADDRESS I ACCESS SIDE OF EACH STRUCTURE. VEGETATION SHALL BE SELECTED AND MAIN"fAINED IN SUCH A MANNER AS TO ALLOWINM<DIATEACCESS TO ALL HYORANTS, VALVEB, FIRE OEPAATMENT CONNECTIONS, PULL STAnON9, EXTINOUISHORS. SPRINKLER RISERS, AlARM CONTROL PANEi.a, R•SCUE WINDOWS, ANO OTHER DEVICES OR AR"AS USOD fOR FIRl1FIGHTING P\JRPOSES. VEGETATION OR BUILDING FliAT\JRES SHALL NOT O~STRUCT ADDRESS NUMBERS OR INHIBIT THE fUNGTIONING Of ALARM BELLS, HORNS OR E'ilROBES. CFC 105.4.4. CONSTRUCTION DOCUMENTS Af'PROVEO BY THE FIRE cooi; OFFICIAL""'" APPROVED WITH THE l-"Tl1NTTHAT SUCH CONSTRUCTION DOCUMENTS COMPLY IN Al.l RESPlSCTS WITH THIS COCO. REVl•W ANO APM!lVAL BY THE FIRE CODE OFFICIAL SHALL NOT RELIEVE THE APPLICANT OF THE RESPONSIHllITY OF COMPLIANCE WITH THIS C<lOO. REFER TO CIVIL ORAWIN~S roR SMALL LOT SUBDIVISION LOT AROAB ~ MCASURrnENTS.

10. ROFER TO L.llNOSCAPE OMWINCS & Fl.DOR PL.llNS FOR ROQUIROO EXTERIOR 0-"EN SPACE WITHIN SMALL LOT SUBDIVISION.

SITE PLAN KEYNOTES

[]] LINll OF PROPOSED DRAINAGE i.ASEMONT (WlDTK VAAID)

m NEW t4' CURB CUT POR CITY Of MN DIESGO STANDARDS (RliLOCATE EXISTING UTILITIES As NEEDED),

ill OIOfllTRATIOl-I UNIT. REFER TO CIVIL DRAWINGS FOR ADDITIONAL INFOl<~\ATION.

III TRASH IREcYCUNG CNCLOSURE

m LINE OF ID(ISTING J~ W•D• S•WER OAsEMENT

[fl NEW SiOEWALK PER GOLDEN HILL DESIGN GUIDELINES & CllY OF SAN DIEGO STANDARDS,

IIl NEWGMUWALL

[fl N~W 5' ~IGH DOCORATIVO FE•'<CING.

III NEW CATCH BASIN POR CIVrL

[jfil NEW KEYSTONE RETAINIOOWALL,

ITIJ PROPOSEDWATERMETERLOCATJON

fill PROPOSOO 00.~ESTIC WATER BAOKFLOW PREVENTER

HARDSCAPE LEGEND IROF•RTOLAl!DSCAP•DRAwmes PORAoomoNAl INFORMATION)

~ ~

D D D

HARDSCAPE PAVING "A'

PRR!ll li pAVIN§ S!JGH AS • STABALIZEO OECOMPOSEDGRmlTE • CRUSHED DECORATIV• GRAVEL

HARDSCAPE PAVIN(l "B'

P!lRQ',. P'"l"G •11£H A!\" • cmCRETE UNIT PAVERS ON A sANO BED WITH SAND SWEPT JOINTS • STONECOBELES WI PLANTED JOINTS • BRICK PAVERS ON A SANO BED WI SAND SWEPT JOINTS

HAROSCAPE PAVING 'C 0

POROUS PAVING SUGH AS. ERICK PAVERS CN OPON AMBEGATESl':O WITH SANO SWEPT JOINT~ PERMSJ\BtC CONCRETE VeHICULAf1 PAVERS ON OPEN AGoneGATE EEO YmH sAN SWEPT JOINTS

• STONE COEBLES VEHICULAR PAVIVG WI PLANTED JOINTS

HARDSCAPE PAVING "D"

NON.POROUS PA\'ll!{\ SUCH AS" • BROOM SWEPT CONCRETE PER SDSRD

HARDSCAOE PAVINO "E"

POROUS PAVING Si!C!1 AS· • GRAVEL PAVE STAEALIZED GRAVEL SYSTEM BY ADDrTIONAL SOUfHERLY LOT

GRASS-CRETE OR EQUAL

STREET YARD AREA INDICATED BY POCHE. AREA SHO- REPRESENTS 4,1,,.SF l•,JOOSf REQUIRED), AREA DOES NOT EXTEND MORE.THAN 7D" INTO SITE fROM FRO~'T PROPERlY

SCAl.E' 1•=10'·0"

GOLDEN HILL

B STREET HOMES

!SOLIE/REVISION OATES;

SITE DEVELOPMENT PERMIT SUBMITTAL 1

SITE OEiV•LOPl.1•NT P•RMIT SUBMITTAL 2

04·06->0I&

07-1'-1'016

SITE DEVELOPMENT PERMIT sUaMITTAL 7 10-12-lDl6

llowll"o+llowkln.MhO.e~,loo

619.23:1.7700

'"""·'"'170 ,_.,,.,,H2A.,ndl•"°·"""

1'11.,hSOffi SooOleoo,Coilomlo

12101

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"''·""'"""~""'""'"'·'"' JOBNUMBER: 1'00

SITE PLAN

A0.1 SHEEPOF17 SCAlE; 1"•10"•0"

---- '-

FIRE TRUCK FIRETRUCK LOC ATK>N LOCATION

o·.o·

=s 7:..

-~ 1r rr -- · .. 11

lJ[ I i 1 ·

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..

~ II I I

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ATTACHMENT 14 FIRE ACCESS PLAN NOTES

\. BUI.DINO A(>OA($$h'VM&(illJ SHALL II VllStlLf A.-.0LlC.LEfAOM THE STREET OR ~FRO.. .. 'TNG ntE PROPERTY P£JI: SA.'1 Cll(QO Ull'C#'Al COOl SlC11CW 16.0109

2 H>Sl NlfCATOAVM.Vt:S rfil'OfJ'AAl'MltH'f c;:otN[CTlON. A.-.01.UAMlct.LAfitl tO&E LOCA1£DOH fHE AtlCRE$StACCE$$S*DEOI- CACHSTRUC~ \'EGET ATlON SHALL K stu:c l [D NlO w.INT .... '(0 l' SUCH "L'A. .. 'lfR A.S TO AU.OW l'NE:OIA T£ ACUSS TOAU K\'ORA..,,.S. VM..V(S Rl!:f()(.PNllM[H'lc;ot.r.[C'l)OP.S, PU.l ITATJOhS OOHGIASHE.RS ~RRIS£AS.Al.AAMCOP<llAOL.'"-'llS. REICUEWI~- AIOOrt;EA DEvtClS~AREASUSU> FORFRFtGKTl!.Gl"Vfa'OSES.\'(GflATO.Olll~flEAIV"£"SSHAl.llrrOTCle.SJRUCTADORESS W"*BE.RSOR"'"9Tn·Erut.c~INOO"'MNWUU..S ~OflST'ROAES.

.. ac ,~ ... ·CONSTRUCTJ)N OOCUUEHTI N'PRO\; (0 IY ™£ •m COD( OTflCMI. Alf.( Al'PROYt.0¥.ITM THE IHTtHl lKAT SUCHCOolSTllWCTIONDOCU!.IE.,.lSC:OUPLYHALLRlSPIECTS'MTHTHISCOOE ~w N«J ~A\ BY THC nltf: coot OHM;&""- SfW.l NOi AfU(Vf flE APP\ICAHT Of THE R£5POHSfSl!JTY Of COM?lWfC( ¥.1'H n.s cooc.

_JLJLJLJI i ~DDCU =1

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• •O AOW A'I' St•l l!:T

--i n 1 11' Ir FIRE HYDRANT LOCATIONS

GOLDEN HILL

B STREET HOMES

ISSU[ fRtvtSICWDATU,

Sil( DevtL()l'MCHT PfRMIT SIJ8UfTT"L I

$11E Of.Vf.LOl'MEHl PER'41l SVSIATT" L 2

SHE DEVELOPMEN1' PER'41T SUiMITTAL :t

SITE DCV[lOf>MC~ Pf:fU,!11 SUtMtnAL 5

SITE Of'Vt LQPUCHl PCRMIT SVBMITTAL t

H~·~All:l'Ucu..k

6ttl'3171fl0 ¥ • 61t..n1.77l'I) --i.1t'-t'>~

s...~~ t2101

....,,~'M·••-~~K _, _____ .,,._._..... _, .. _,. __ .._ ____ , ·----~ .. _._.,._.. ........... _ ....... ___ ,._..._

FIRE A CCESS SITE PLAN

AO.F SHE.El tOf 11 ICM.I": ,- • 10" ·0"'

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' ' I I I ' UNIT 3 UNIT 4 UNIT 6 TYPE C1 TYPE C2 I TYPI;. C3 F.F.•h~.00' F.F.•IOl.50' I~ F.F.•la1.0~·

GA4.G• M~GE <IA-I-GE F.F."1"-"D' F.F,•iO:lOO" F.f,•j0!.00"

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UNIT 11

' ' F.F.•100.SD' 11

' '

I I

' __:;=!=:=.E=,;~ .. ~;.~~F~L~O~O~Ro..cP~LA~N~S-----~CJ)~

ATTACHMENT 14 FLOOR & ROOF PLAN GENERAL NOTES

REFER TO CIVIL~ LANDSCAPE PLANS FORAODfTIONAl INFORMATION. R~fER TO SITE PLAN FOR ADDITIONAL INFORtMTION REOMOING GRADING,

FLOOR & ROOF PLAN KEYNOTES

DJ CLASS "A' BUILT UP ROOF OR TPO ROOJ'

0 0 [j] [j] 0 0

ROOF TOP PHOTOVO!.TAIC PANOLS DESIGNED TO PROVIDE 00% OF PROJECTED ENERGY OONSUMPTION FOR EACH UNIT. CONPENSE;R LOCATION

ROOF ANO OVERFLOW QRl\tN

!4 SF MIN COVERE;O PORCH AREi\

100 CUBIC FEET MIN S10Rl\G£AREI\@ ~ AFF WHERE; INTRUDING IN PARKING SPACE;

PmVATE OXlERIOR USABLE OPEN SPACE (BF "5 NOTED)

SCALE' 11""=1"·0' LFd====l°'

GOLDEN HILL

B STREET HOMES

ISSUE I ROVISION DATES:

SITE DEVELOPMENT PE;RMIT SUBMITTAL 1


SITE DEVELOPMENT PERMIT SUBMJTTAL 3

SITE DEVELOP MONT PORMIT SUOMITTAL4

01-18-20\0

SITE O~Vl!LOl'MENT PmMll SUBMtTTAL 0


llowkl" • llowklo• ~"'hi"'~'• lno

r.~15i'o'J;','.~~m """H2A,,Ml•go.<am

l41141•S•raot Son Diogo C•ll'ornl•

91101

"'"""'"'""""""'!'"''··' ·~·~··~·<o•-'-"""'""'"'"'""MO'<"" ~''""'""'~~ '""M''~"~-·~,_,.,. .. ~,,.,..,~ """'""'"~"'"""'"'"'"""'~' ~'""~~~"'"""""'"'"'~'-~~"'""

"'''~"'•"M''°'MOOH"""''°

LEVEL 1 FLOOR PLANS

A1 .1 SHEET90F11 SCALE: 111"•1'•0"

I. I I

I: 1. I

I

y

.-----·

I I I I I

OINING

UNIT3 -TYPE C1 f,F.~1'4.14"

lMN~

~7 Sf'

Lr'· .· "' ..• ' .

TYPES F.F.•204.04'

LIVJNG

B STREET

·--'-~--·

UNIT7 ___ JX1!£!!L __

,,F,•200.00'

f,f,•200,00'

·.~·

·.~··.· ~·· ' ' ·-~ £i). '~

' '

Noo·o1'45'WJO.D1'

UNIT 9 __JYf'..§.!!t. __ _

F.f.•20UO'

' '

UNIT 10. 'H-PEJ'._

,.,F,•1"1.14'

KITCHEN

.,--. ' ' '·\

' ' '

'. '

I

~ ' 1i I

I

A2.1

" -"~,=c:::cE ~=',;;c .. _2"c,.:'-'. L000"0"R:.cPc:L=.A:::No:eSc_ ___ __,CD 4

ATTACHMENT 14

FLOOR & ROOF PLAN GENERAL NOTES REFER TO CIVIL & LANDSCAPE PLANS FOR ADOJ!IONAL INFORMATION R•FrnTO BITe PLAN FOR AODlnONAl INFOR"'TION REGARDING GRADING,


(I] CLASS "A" SUJL T UP ROOF OR lPO ROOF

Ill ROOF TOP PHOTOVOLTAIC PANELS DESIGNED TO PROVIDE "1% Of PROJECTED ENERGY CONSUMPTION FOR EACH UNIT.

III CONDENSER LOCATION

III ROOF AND OVERFLOW ORl\IN

m 2' SF MIN COVERED PORCH A.REA

III 100 CUSIC FEET MIN STORAGE AREA@ 4' AffWHER1' INTRUDING IN PARKINO SPACE

ITJ PRIVATE EXTERIOR USABLE OPEN SPADE (SF AB NOTED!

u=Ld====r

GOLDEN HILL

B STREET HOMES

ISSUE I REVISION DATES

SITE DEVELOPMENT PER.Mil sun Min AL '

SITO OITVOlOPMENT PERMIT Sl!llMlnAL2

SITE OEV•LOPMONT PIERMll SUOMlnAL 3

SITE OOVELOPMENT PERMIT SUBMITTAL•


SLTE DEVELOPMENT PER"IT SUBMITTAL 0 OB-30·201a

SITE DEVELOPMENT PERMIT SUBMITTAL 7 10.!2.;<)10

61~,'32,1)00

fox019."'2.mo www.H2MonOI<>•·"''"

JOONUMOOR: 1J!l6

LEVEL 2 FLOOR PLANS

A1.2 SGALE1 113""1'·0"

I

I I -TT ____ _

j s·-0am1>£K >ffiRstCOND

"~

--t-tr. :-, ' ' I I I--------r -1- ~;;;FU~N=IT 1~ir-

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. - . - -"""· z1> .... ...,""iim'"t'_,_,:i. ' :-, UNIT '9 '

iD

Ii ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' I: ' 1'·!

" ~;,,ccE,"-~,E=.:= .. "3=,~~FL=O=O=R~PL=A"-N~S~----{CD4

ATTACHMENT 14

FLOOR & ROOF PLAN GENERAL NOTES RE FOR TO CIVIi. & !ANOSOAOE PlANS FOR AOOlTIONAL INFORMATION REFER TO SITll PL/IN FOR AODITIONAL INFORMATION RtGAROIN<> G'<llOING


[l C!ASS "A" SUIL TUP ROOF OR TPO ROOF

0 0 Ill Ill Ill ILi

ROOF TOP PHOTOVOLTAIC MNECS OESIGNOO TO PROVIOO 60% OF PROJOCTOO ENER~Y CONSUMPTION FOR EACH U~IT. CONDENSER LOC\TlON

ROOF ANO OVO.RfLOW DRAIN

24 SF MIN COVOROO PORCH AREA

PRIVATE OXTERIOR USA•LO OPEN SPACE (SF AS NOTED)

U=Ld====l'·

GOLDEN HILL

B STREET HOMES

ISSUE I REVISION DATES

COMPLETENESS CHECK

SITE DE\IELOPMtNT Pl!RMIT sun MITT AL 1

sm OCVELO?MEN'r PEIWIT SUiMICTAL2

SIT~ O!'VOLO<'MENT PERMIT sUBMlnALJ

SIT< DEVELOPMENT PERMIT SUBMITTAL'


SITE DEVOLOPMONT PORMIT sU•M•n~L a

SITE DEVELOPMENT PERMIT SUBMITTAi. 7

"4-2!-2016

00.27-2010

0&'1o-!018

H•Wkln•+HawkTnoAnohllod•,loo

010.232.7700 !"819.232.7170

www.H<As•OOleoo.<0m

J06NuMaOR: 1!08

LEVEL 3 FLOOR PLANS

A1.3 SHEET110F17 8CAL011/C"•t'·O"

r-- !

' A>.2

""'""''° 141.75'

n - - - - - .r...L-+'-·-+--~ I ·h=<~~ I

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·1 i I I , ,

T,O.P,i,s,82

32'-2'

t11 ______ _ I

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I ~

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-}.SiiNi'I~4-~ ;\ ( -iri'PE"Ci I

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T.O.P.220.2'

T.D,R.221.2'

ll_~cjj~,,--l.!J'"'

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IT.O.P,213 2

·-·,--· ' ',,

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" -~c,r~c~-,,;r,,-~r=rA_N_S __________ CD4

ATTACHMENT 14

FLOOR & ROOF PLAN GENERAL NOTES REFER TO CIVIL & LANOSCAPE Pt..o.Na FOR ADDITIONAL INFORMATION

:>. R"ER TD SITE Pl.AN FOR /\ODITION" INFORMATION REGARDING GRAOlt<G.


[II Cl.ASS W BUILTUP ROOF'OR TPO ROOF

m ROOF TOP PHOTOVOLTAIC PANELS DESIGNED TO PROVIDE 00% OF PROJECTED ENERGY CONSUMPTION fOR EACH UNIT.

[i) CONDENSERLOCATmN

m ROOF A!<D OVERfLOI"/ DMIN

(]] 24 SF MIN COVERED PORCH AREA

I]] 100 CUBIC FEET MIN STORAGE AREA@,, AFF WHERE INTRUDING IN PARl<ING SPACE

11] PRIVATE EXTERIOR USASLEDPEN SPACE [SF AS NOTED)

Utd===l"·

GOLDEN HILL

B STREET HOMES

ISSUE IR'VISION DATES:

BLTE DEVELOPMENT PERMIT SUBMITTAL 1

SITE OOVELOPMONT PERMIT SU"MITTAL 2

1141-2016

SITE DEVELOPMENT PERMIT SUBMITIAl.S

SITE DEVELOPMENT PERMIT SUBMITTAL 7 10-12·2018

lluwkln••llowklnoM:hl1'ci6,ho

618.232.1700 la>01".2'2.777D

"""'.H2Aoaodl•go.rom

1'11'thS1raol SooDl.,o,C•ll'ornl•

9'101

"'"""''"'''~"'""'m°"''"' ~•m~•'~""'~"~'"'~""''""'~"""'"" '""'"~·"~' """"~"""~"""' ., ~"'~"'"'''''""'""'""'"'''~'""""~"'" """""'"'""'"'"~""'"''"""~"""'~

"'Wm«•M>""'"''""'°"·"" JOB NUMBER' 1306

ROOF PLANS

A1.4

222' 221' 22_1L_ __ _

218'

216' 214' 212' ,,_ .. __ _ 208'

206' 204'

202' ,._ .. __ _ 198'

196' 194' 192· 19_0_· __ _

188' 186' 184'

182' 18_1?.'.__ __

178'

176'

222' 221' 22Jl.' __ _

218' 216'

214'

212' 21_cr__ __

208'

206' 204' 202' 2o_q:_ __ _ 198'

196' 194' 192' 19Jl.'__ ___ _

188'

1 86' 184' 182' ,._ .. __ _ 178'

176'

222' 221' 22_0_· __ _

218'

216'

214' 212' 21__1r ___ _

208' 206' 204' 202' 20_0_· __ _

198'

196'

194' 192' 19_q: ____ _

188'

186' 184' 182' 18_0..:__ __

178' 176'

-- -

i i ' .

---l--- 1 i ~ 1 ~ · ~ 'R I ~ I&

-.::t-_:L _ i i i i

< < ADmE.NT P!!OPERT'< j """'°' J

" ' ' .,~~fu.

UNIT S UNITS UNIT 7 UNIT 1

AOJACCt.."T PRoPERTY

UNITS UNIT7 ---

UNIT6 UNITS UNIT4 --- --- ------------ -- -

222'

221'

---------~~o· 218' 216'

214'

212'

-~-----~JO' 208'

206' 204 ' 202 '

---~o· 198' 196' 194'

192' ___ __!!10'

188' 186' 184'

182' __ _!~o·

178'

176'

ELEVATION (.1\ ---<(!;

222' 221'

____ ifO' 218'

216' 21.C'

212' __ _110'

208'

206'

204' 202'

___ iQO'

198' 196' 194'

192' _ __ 190'

188'

186' 184'

182' ___ 180'

SITE SECTION A

178' 176'

222'

221' ___ 220·

218'

216 ' 21 4 '

212' ___ 210·

208' 206' 204' 202'

_____ !QO'

198'

196'

194'

192' _______ 1~0·

188' 186'

184'

182' ______ 1§0'

178' 176'

ELEVATION ® ---<3

ATTACHMENT 14

ELEVATION & SECTION GENERAL NOTES REFEA TOCl\1l & LANOSCAPE Pl.ANS l'OR AOOl l lONAL ... 'J'Of'IMATION. RtrcA: t OSltf PLAN FORADOnlONAl. tNJ"ORl.IATlON REGAALM~ ORAOING.

RHEA TO RO()f" PLAN J"OAJ:tOOF'TOPPHOTOVOl.T.AJC P.AN[L 1/'dOf:IMAl klN

ELEVATION & SECTION KEYNOTES

[jJ m "s.-.N()' FIMSH CEMENT Pl.ASTER. COlOR Tll!)

m 0 m 0 0 m [!)

fill !!!I @)

!ill fill Ell (ill

"SM0" fli.1Sti CEWENT Pt.ASTERCAHOPV COlORTIIO.

GAl..VANtZtO PAll't'TEOSTEEL GUAROfWL.COLOR lBO.

VNYI. IWIOCP.VIDOORS'l'STl'M

GAIVANIZEO PAl:flEOSTEEL ENTRY~T£.

GAl.VAMUO, P>J.'llEC: STEEL FENCE,

GROUND FACE CMU , COl.OA Tlli>.

PA!NTEO GAAAGC OOOfl COLOR T8!)

METAL PANEL, COl..OA T8!>.

GAll.'ANIZCO PAJlliTEOSTEELCANOPY COLOR tllO

MODULAR GASION Cl"ECK OAMCAPPEO WI CET.-.CHA&LE PCOt:STR!AN BOAAOWAU<.


zr.cMStAl.PANE:LS, PCRKCYN:)TI: I

CfM(NI Pi.AS1Eilt PEfl::XfYNOTE 2

KEYSTONE WALL, WITH AllTI GRAFITTI CO... TING Pl:A KEYNOTE 9

GROUND FACE CMU, "-1ltt ANTI GRAHTTI CO>\ TlNG ptR ~YN0Tf IC

GAA\'El / ORY STM:!o(EOST~E JN "'ETAL CAG<.

SCALE• 1ta•a 1'·<r U=Ld===r

GOLDEN HILL

B STREET HOMES

ISSUf;: I RfVtslOH OATES.

~'°"'lnt•H.f ...... ..,,.~h:

619232.7700 fax 6Ul.232.mO

w-~2AMl!diego.aim

1.fl \41J1$hol>t

~n~.~ '2101

,..,..,..,,....,.~u.$-1<'.T• O.O: ......... -~·«"> ____ .. _.., .. ,,. ...... _ ...... .._ ______ .., .. __ ... _ .. _,_("_ ..... ._._ ......... _,... •. __ _

-"'-'-"_VE_LOP_ME_ .. _,_,_,.,_,,_'""- ""'- "-'----- - --1 SITE SECTIONS & SHE DEVELOPMENT PERMIT SU6WTTAL 2

SITECEVELOPMO..'TPEIWIT SU811ITTALJ 11-<1'·201.$ ELEVATIONS snE OEVtlOPMCfl.'TPERIJlf SU81JJnAl.4

Sfff OEV!:LOPMENT PE.RIMI SUB!.'.InAl. $

sne OEVELOPMEN1 PERMIT SUBIJffiAL e A2.1 snE OEVELOf'lo'.ENT PERMIT SU&.-nAL 7

222'

221' 22_o:_ ___ _

21 8' 216' 214' 212' 21_9:_ ___ _

208' 206'

204'

202' 20]:_ ___ _

198' 196'

194'

192' 19_9:_ ___ _

188' 186' 184' 182' 18.Q'_ ___ _

178'

176'

222'

221' 22,9'..,. _ _ _ _

218'

216'

214' 212' 2111:.... _ __ _ 208'

206'

204' 202' 20.fl:_ __ _ _

198'

196' 194' 192' 19_9'_ ___ _

188'

186'

184'

182' 18.Q'_ ___ _

178' 176'

222'

221' 22.fl'_ ___ _

218'

216'

214' 212' 21.Q'.... ___ _

208'

206' 204'

202' 2op:_ __ _ _ 198'

196'

194'

192' 19.Q'_ _ _ _ _

188' 186'

184'

182' 18.Q'_ ___ _

178' 17&'

BSTRE£TROW

I I

II STREET RO'.'.'

I

~ , t I

I

I I j ••~m~e< 1

UNIT 1

llNE.OFE.XISTIHG GRADE

UNIT2

_ __ ....J_

,.___-~~------------1

---------------------------------------------'-----~~':;{,,."':;,':,'J;~ .... ~-~

!!EOROOM BATH

226.e:r ;-2u:r I I I I I I

211.•21.-

I I I ,_ I

UNIT2 t~-~-~-~;=:======iF!!.""'"""""" ............. ..,-=;'f'~~~~-,~~~+-,;,;~.~T.-~

UNIT 3

15"..:l"SETBACK .&.OJA CE I'll P ROPERTY

r-- "l':OF ~a:.OGHE:!GllTCJfi'>&:r.'t:

222' 221'

____ _ 21 0·

218'

216'

214' 21 2'

_ _ ___ 2j0'

2!>8' 206' 204' 202'

_____ 2]0'

198'

196'

194"

192' _____ 120·

188' 186'

184'

182' _____ 1!0'

178' 176'

-:-~,-:-~-:-~-~-N----.(D

222'

221' _____ 2j0'

218' 216'

214'

21 2' _ _ ___ 2j0'

208' 206' 204' 202'

_____ 2.QO'

198'

196'

194' 192'

_____ 120·

1~8'

186'

184' 182'

_____ 1.§0'

178'

176'

SITE SECTION A SCAtE: 1ig·. !"..()"

L--- PRQl>OS(DGAA!>E

r----1r--111t.:::-:1:-:r:'.7'T~?:::::C"?1-:;t-=1.-I-----_'"_,-_._-(_=_:._:::"':::-,::;_-_-__ - - - - - - - - - - - - - l I I 222'

2.21'

I

I ~ i ~

~ 1 Ii

10'-4'SETBACX UNIT 7

: LH:REPREW.TS L718f1tr. I --

"--- '>--'-_-_-_-_- - - - - - --- - --- --- --- - - - -~~~.~~::~ - - -, - 2ii.~2'""uT"~

I --~-

I

UNITS ---- -- -- - -- -- -- --

_____ 2.io·

21 8'

216'

214'

212' _____ 2j0'

208' 206'

204' 202'

_ ____ 2.QO'

198'

196' 194'

192' _____ 1~0·

188'

186'

184' 182'

_____ 1~0·

178' 176'

SITE SECTION A ® SCALE: :IJS' • l"-C'

ATTACHMENT 14

ELEVATION & SECTION GENERAL NOTES RCFtR TOCIV1!. & \.A"'OSCAPE Pl»IS FOfl AOOITIONAL t.FORMAT>OO. REFER TO SITE PlAN FO~ AOOm~Al Jh'J"QRMATION AEGAAO!t~ G~<3..

3, RHEA TOROOf PLAN FOR ROOFTOP PHOTOVOL.TA.ICPAN[l Jt..'fOl<t.tATION


ill l.lel"Al. PM'El.S

m 'µt,.'O'FL'ISHCHtENTPU.$TlR, COl.OATI10

I!) "SMD" Fl\ISH CU.<Clfl Pl.A.STEA CANOPY COlOR TOO.

0 GALVANIZED PAl!lfTEO sren GUAAOfWL, COi.OR T90,

(I] VNl'l WINOO\V I 000A SYSTEM

[!) GM.V.&.NIZED, PAINTE:O STEE:l ENTRY GATE..

[!] G>J..VANIZEO.PAll'JTEDSTEUFENCL

[!) vt'N'l FREI"'°" E!l.'TRY DOOA

{!] KEYSTO"( RETAINING W.&..ll \.,TIH AHTl-GAAJ'ITTI COATNG COi.OR TtlD.

ITfil G'WUNO FACE CMU, COlOR TBO.

(ill PAINlEO GARAGE DOOR. COlOR TBO

(ill METAiPANU,COlOR TBD.

(ill GAl VANIZEO. PAll'iTEO STH l C.1.NQPY COL.OR TBD

(!!] l'TAU. FREE STANCl..:G WAll WI I.AMP PERLMIOSCAP£0JlAIVISGS.

@) WOOO AABQR PE:R 1.ANOSC.&..Pe: ORAl.,...GS

fill MO!Wl.AR CABION CHECK OW ~EO WI OETACHASLE PE0£STRIAN


z..:c t.!ETAl PANElS. PER KEYNOTE 1

CEMEf'o.'l PLASTER PER KE"Yf<>OTI; 2

KEYSTOt<IE WA.ll, WITM Al.rTI GRJiFrTTI COATING PERl<EY»OTE9

G!"'IOUNO FACE CMU, v.n H ANn GRAF ITTI CO.&..WfG PEA KEYNQTE 10

GAAVEl 1 DRY SU.CKl:O STONC IN l.'£TAL CAGE.

U=Ld====r

GOLDEN HILL

B STREET HOMES

ISSUE I REVISION OATES:

SO£ OEVf:lOPMENT Pt:RMll S~MlnAJ.. 2

SOE OE'Vt:LOPMEl>tl P£1WJT sue~ITTAJ..l

sne OEVELOPMEl>tl PERMIT SU8,1.1ITTA1.'

SITE DEVELOPMOIT PEi:v.ITT" SU8MITTAJ..e

SITE DEVELOPMENT PER!.'IT Sl£MITTAI. 1

E1S.2l2.noo ti1• 61t1.n2.n10

wKw.H2~

1.t114t>Sttffl S•nOi9110,Ceft>rnl;o

92101

,..•"7>11!·"'·"'°"lll'OfTKnl'": __ '", ...... __ _...._,,,.,,,._..,.. ~ .... _ .. .-.............. ...,..........,. .... """.., ·---.,<~ .. -·.-<00-_...,..... __ ~ ... ,...."" . ......,_.,...,.,__,,.

SITE SECTIONS & ELEVATIONS

A2.2

22 2' 221' 2~0_· __ _

218' 216' 2 1-4'

21 2' 21,L_ __

208 ' 206' 204' 202' 20_0· _ _ _ _

198' 196' 194' 192'

"L--188' 186' 184'

182' 13_0' __ _

178' 176'

222'

221' 22_q,:_ _ _ _

218' 216' 214' 212' 21_1[ ___ _

208' 206' 204' 202' 20.cr ____ _

198" 196" , ... 192' 19_0_' ___ _

188' 186' 184' 182' 18_1t..._ __

178' 176'

2.22'

2.21' 22_0· __ _

218' 216"

214"

212· 21_0_· __ _

208' 206' 204'

202' 20_0· __ _

198'

196' 19''

192' 190_' _ _ _

188' 186' 184'

182' 18_0· __ _

178' 176'

i i

-

...... ...... /

) --.. /

/

' ' ' ...... .......

~I +-I -"°=™'~'~"'~"'~""'=R~TY'-,jj~"~"~"""=+l £XTE"1 Of EXIS1...,SlWER "''"'"'

UNIT4

-.... - -U IT1 ------' '~~£;-~I()-;,;- - - - - - - - -

Al)JACE'-'T PROPERTY

··-. - --

222'

221' _ ___J]O'

218' 21'' 214' ,,,.

--~lO' 208' 206'

204' 202'

_ ___ fgO'

198'

196'

194' 192'

_ _ ..!!0' 188' 186' 184'

182' ___ 180'

178' 17&'

_:,._L-,:-:-.:-.°!-,.-~-N---G)

222' 221'

_ ___ 110· 218' 216' 214'

212'

-------ilO' 208' 206' 2<M' 202'

_ _____ 190· 198'

196' 194'

192' _____ 190·

188' 186' 184' 182'

______ 1~0· 178'

222'

221' ___ 220·

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ATTACHMENT 14

ELEVATION & SECTION GENERAL NOTES R[f ER 10 CML. 6. lA.o,;OSCAf"E Jl\.NlS FOA M>Ol'TIONAl N"OIWA 9tON RCrClllTOSITC"-AHFOl'~NORWTXlNRCGARDINOCAA=>fjQ. REFER TO ROOF P\.A~ rQM ltQCIFloP PMOlOVOL lAaC PMCL HORMATIO~


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ATTACHMENT 14 ELEVATION & SECTION GENERAL NOTES

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182' 189:_ ___ _

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222' 221' 229:_ ___ _

218' 216'

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ATTACHMENT 14

ELEVATION & SECTION GENERAL NOTES REFER TOCML It LANDSCl.PEP\..ANS FOR A.OOHIONAI. l.:F-'OfU.1.1.TIQH, Rtr(R; TO $1TE PLAN FOR AOOm ON"l 1"1'0RMA.TlON REGARDUIG ~a.

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CHRISTENSEN ENGINEERING & SURVEYING CML ENGINEERS LAND SURVEYORS PLANNERS 7llOOSILVERTONAVENUE, SUITE•J•, SAN DIEGO, OALIFORNIA B212(l TELEPliON!l: (SSS) 271.0001 FAX: (B5B) 271-&912

6CALEt 1' = 10' HORIZONTAL

1" ~ 5'VERTICAL

l'><!STIN!l SIDEWALK [IYPICAL)

CUAll&GllTTEA [TYPICAL)

TYPICAL STREET SECTION: "B"STREET NOTTOOOAl.E

2+75

2+75

,, ~

-- .• 1.

-~-

3+00 3+25

_-=-i___ ----== -·--1-

3+00

~-ANTONY K. CHRISTENSON, ACE 64021

- -

CM\JBLOCK OR PIP CONCRETE w~

BO'!TOM O!>EN TOINFILTRATE

SITE DEVELOPMENT

'' 30' PUBLIC SEWER EASEMENT SECTION

NOTTO SCALE

8" CIRCULAR RISER

INFILTRATION INTO SOIL OPEN BOTTOM

BIOFILTRATION BASIN DETAIL NOTTOSOALE

1 e• AMENDED BOIL

3" SAND (A67M #33) S" PEA GRAVEL (ASThll 11'8)

9" GRAVEL (ASTM 11157)

3' BELOWS' FRENCH DRAIN

ATTACHMENT 14

BASIN DATA TABLE

'"' AA~ h(rleer) h(ortl) # ORIFICES I FRENCH ID °' '~' '"' '"' IMPA ~" • ,,. 0 I ,.

--IMP B 264SF 9-1/2' • • I , . IMP B S16SF 9"1/ll" • • I

,.

SEPTEMEER29, 2016

'

'

"'f"WrTH8" RISER

B' PERF DRAIN e• PVC OUTLET (FRENCH DRAIN)

BASIN OUTLET DETAIL NOTTO SCALE

Pn>porod By:

CHRISTENSEN ENGINEERING & SURVEYING 7666 SILVERTON AVENUE, SUITE •J" SAN DIEGO, CA92129 PHONE (PJ.06) 27Hl\I01 FAX (358) 271 -!191 2

Project Addn>o•:

"B' STREET AT29TH STREET SAN DIEGO, CA92101

ProleotNamo:

"8" STREET ROW HOMES

SheotTltte:

Rovlslon 6: 09·2B-1e REVISE BMP DETAIL

Rovlslon 6:00-26-16 REVISE BMP DETAIL

Revlolon4: 07-16-16 REVISE DESIGN

R•vl•lon s: 04-02-16 REVISE DESIGN

Revl•lon 2' 10-16-16 ADDRESS CITYCOMM!ONTS

Revlolon 1: 01>-09-16 REVISE; PROJECT DESIGN

Original Dote' APRIL06, 2016

S~eet2ofS$l1oots

PRELIMINARY GRADING PLAc.N~-------JN 2016-07

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GENERAL NOTES:

1, ThllS PlAN IS FOR GENERAL SITE REFERENCE ONLY. REFER TO OTHER DOCUMENT$ FOR COMPLETE SCOPE OF woru< 2, BEFORE COMMENCING ANY SITE EXCAVATION, VERIFY LOCATIONS OF ALL EXISllNG SITE UTILITIES, INCLUDING Wl\1£R SEWER, GAS AND ELECTRICAL UNl'.S. FLAG OR OTHERWISE MAR.KALL LOCATIONS AND INOICATE LITILrrY TYPE. 3, GRADE SITE TO DIRECT GROUND WATER AWAY FROM BU!LOINGANO NEW ADDITIONS AND LANDSCAPE DRAINS SHALL BE l·llSTALLEO ATlOW POINTS TO REDUCE RUNOFF CROSSING PATHS AND PAVING. 4. LOCATE REFUSE BIN AT APPROVED ON.SITE LOCATION. CONTRACTOR SHALL DISPOSE OF ALL SITE REFUSE AT CrrY-APPROVEO LOCATIO~. 5. ALL REQUIRED PlANTING AR.el\$ SHALL BE COVERED WITH MULCH TO A MINIMUM DEPTH OF 2 INCHES, EXCLUDING SLOPES REQUIRING REVEGETATIDN ANO AREAS TO BE PLANTED WITH GROUND COVER. All EXPOSED SOIL AREAS WITHOUT VEGETATION SHALL Al.SO BE MULCHED TO THIS MINIMUl.t DEPTH. e. ALL REQUIRED TREES SHALL HAVE ATLEAST ONE WElL DEFINED TRUNK AND SHALL NORMAfl. Y ATTAIN A MATIJRE HEIGHT ANO SPREAD OF AT LEAST 15 FEET. 7. PROPOSED LANDSCAPING SHAU NOT CONFLICT WITH EXISTING UTILITIES. 8. PROPOSEOUTILITIESSHALLNOTCONFLICTWITHPROPOS~CILA,NOSCAl'ING •.• ;- , 9. TREE ROOT BARRIERS SHALL BE INSTALLED WHERE TR~ES ARE' PLACED WITHIN 5 FEtl OF PUBLIC IMPROVEMENTS INCLUD!Nq .WALKS, ~URaS, OR-STREET PAVEMENTS OR WHERE NEW PUBLIC.IMPROVEMENTS.ARE PLACED AIJJACENT TO EJ({STING '(R~ES. THE ROO'r B

0

ARRIER Will NOiWAAP AROUND THE ROOT BALL 10. MAINTENANCE: ALL REQUIRED l:ANDSCAPE AREAS SflALL 11.E MAINTAINED BY THE CONTAACTOR DURING CONSTRUCTION AND MAINTENANCE PERIOD. THE LANDSCAPE ARl:AS SHALL BE MAINTAINED FREE OF DEBRIS AND LITTER AND ALL Pl.ANT MATERIAL SHALL BE MAINTAINED IN A HEALTHY GROWING CONDITION. DISEASED OR DEAfl PLANT MATER.1111. SHALL BE-SATISFACTORILYTREATED OR REPLACED PER THE CONDITIONS OF THE PERMIT.

I I

2'-!i"

""· B' • "5'

L~--·-· -'"·-· -·. ----------

11. THE PERWTTEE OR SUBSEQUENT 0\\INER SHALL BE RESPONSIBLE FOR THE LONG· TERM W\INTENANCE OF ALL REQUIRED LANDSCAPE IMPROVEMENTS, INCLUDING IN THE RIGHT-OF WAY. 12, All ,ANDSCAPEAND IRRIGATION SflALL CONFORM TD THE CITY OF SAN DIEGO'S LAND DEVELOPMENT MANUAL, LANDSCAPE STANDARDS, /IND All CITHER CITY AND REGIONAL STANDARDS. 13. ALL REQUIRED l.ANDSCAPE SflAll BE MAINTAINED IN A DISEASE, WEED /IND UTTER FREE CONDmON AT ALL TIMES. SEVERE PRUNING OR "TOPPING" OF TREE$ IS NOT PERMITTED UNLESS SPECIFICALLY NOTEO IN TKIS PERMIT. 14, IF ANY REQUIRED lANOSCAPC (INCLUDING EXISTING OR NEW PLANTINGS, HARCISCAPE, LANDSCAPE FEATURES, ETC,) INDICATED ON THE APPROVED CONSTRUCTlctl DOCUMENT PLANS ts DAMAGED OR REMOVED DURING DEMOLmON OR CONSTRUCTION, IT SHALL BE REPAIRED ANll/OR REPLACED IN KIND AND EQUIVALENT SIZE PER THE APPROVED DOCUMENTS TO THE SATISFACTION OF THE DEVELOPMENT SERVICES DEPARTMENT WITHIN 30 DAYS OF DAr.tAGE OR FINAL INSPECTIO.'I. 15. ALL GRADED, DISTURBED OR ERODED AREAS THAT WIU NOT BE PERMANENTLY PAVED OR COVERED BY STRUCTURES SHALL BE PERMANENTLY REVEGETATED AND IRRIGATED AS SHOWN IN TABLE 14241F AND IN ACCORDANCE WITH THE STANDARDS IN THE LAND DEVELOPMENT MANUAL. 16. A MINIMUM ROOT ZONE OF 40SF IN AREA SHALL BE PROVIDED FOR ALL TREES. THE MINIMUM DIMENSION ~R THIS AREA SHALL BE 5 FEET, PER sp~c 142 •. 04G3(b){5/ -,

,,. /RcP

':-' : ;•

IRRIGATION NOTE: 1. ALL PLANTING AR!:AS SHALL BE IRRIGATED SY A DEDICATED, BACKFLOW.f'REVENTED !RRlGATION SYSTEM, ACCORDING TO PLANT TY!'E AND ENVIRONMENT A!. EXPOSURE AND SHALL RECEIVE UNIFORM WATER COVERAGE BY MEANS OF A fllGH EFFICIENCY, AUTOMllTICAUY CONTRCIUEO, ELECTRICill Y ACTUATED, UNDERGROUND PIPED SPRINKLER SYSTEM. FOR WllTER CONllERVATION AND 'fO MINIMIZE EROSION, STATE OFThlE ART LOW PRECIPITATION F!ATE SPRINKLER EQIJIPMEl.ff SHAU BE USED, IRRIGATION MAINLINE PIPING SHALL BE PVC PLASTIC (T'l'PE 1 f20) CLASS 315 PRESSURE PIPE AND LATERAL LINE PIPING SHALL SE SCHEDULE 40NON-PRESSURE PIPE. PRESSURE LINES SHALL BE INSTALLED 18' DEEP, NON-PRESSURE LINES 12" DEEP. A MASTER VALVE AND FLOW SENSOR SIW.l BE INSTALLED TO MINIMIZE DAM/I.GE IN THE CASE OF A VALVE FAILURE OR IMINllNE BREAK. A SEPARATE HOSE BIB MAINLINE SHALL BE INSTALLED UPSTR!:AM OF THE MASTER VALVE AND l:ACH HOSE BIB SHALL BE FITTED WITH AN ATMOSPHERIC VACUUM BREAKER, 2 All PROPOSED IRRIGATION SYSTEMS WILL USE AN APPROVED RAIN SENSOR SHUTOFF CIEVICE. 3. EXISTING STREET TREES LOCATED IN THE PUBLIC RIGHT.OF-WAY SHALL BE IRRIGATED BY A HOMEOWNER-FUNDED AND W\INTAINED, DEEP-WATERING, LOW-VOLUME BUBBLER. 4. AU PROPOSED IRRIGATION SYSTEMS Will USE AN APPROVED FLOW SENSOR DEVICE.

DRAINAGE NOTES: 1. THE DRAINAGE SYSTEM FOR THIS PROJECT SHALL BE PRIVATE AND WU BE SUBJECT TO APPROVAL BY THE CITY ENGINEER. 2. ALL DEVELOPMENT SHALL BE CONDUCTED TO PREVENT ERDSIDNAND STOP SEDIMENT AND POLLUTANTS FROM LEAVING THE PROPERTY TO M/\XIMUM EXTENT PRACTICAIJLE. 3, ALL ROOF DRAINS AND FLATWORK SHALL DRAIN POSITIVELY INTO STORM DRAINAGE SYSTEM. SURFACE RUNOFF SHALL NOT DRAIN DIRECTLY INTO THE ADJOINING PROPERTY, AND CONSTRUCTION RUNOFF MAY NOT DRAIN INTO THE STORMWATER CONVEYM'CE SYSTEM

LANDSCAPE CONCEPT STATEMENT THE LANDSCAPE CONCEPT Fl)R THIS APARTMENT COMMUNITY RESPECTS THE EXISTING SLOPING TERRAIN. PROTECTING IT FROM EROSION WITH WATER-CONSERVING, LOW-MAINTENANCE NATIVE AND NON~NVASIVE Pl.ANTS THAT SLOW, SPREAD ANO FILTER STORMWATER RUNOFF FROM PERVIOUSAND IMPERVIOUS SURFACES. VERTICAL PLANTINGS ARE STRATEGICALLY PLACED TO PROVIDE PRlYACYFOR EACH RESIOENTWHILI: LARGE-SCALE CANOPY TREES SHADE THE SHARED COMMUNITY SPACES. NEW STREET Tf!EES 131\IE SHADE TO PEDESTRIANS, AVOID CONFLICTS WITH UTILITIES, AND PRESERVE VEHICULAR SIGHT LINES IN CONFORMANCE WlTH THE LANO DEVELOPMENT CODE. All LANDSCAPE WILL BE MAINTAINED BY THE OWNER.

... ., ..

HARDSCAPE LEGEND

i>ROPOSED HARDSCAPE MATERIAL LEGENCI:

l-:.:·:···:.··I ~:~~~~:~~~ING'A' • Slllh/Jlze~ dl!composed gmn~•

626SF

• Crris/ffld decomtivo growl

rTi HAROSCAPI". MATERIAL 'l'I' 2,J10 SF L...::.J N<io.f'orou$ 11!"10!! ~oo'I as:

• Unr:o/Oll!d CMClllla wlthl!Wd/l1m washoff Nn/51J • Colored roncrete wilh midh!m waslmfffinlih

r-;-i HARDSCAPE PAVING 'C' \,875 Sf

L__i -'~'~'"~·~··~'"E"~'h;,:";,' ===~ ~ . "Bn&lipal'D!'IOnop1nllggfflgafubiid,/IJh !'.! sand.,.wepffr>/nl•

• PINlllSabl• ooncrara vahlou/ar pavars on open aggrog1lob1dwilhsandollwep/join!s

• Siona cobbi" Wl/ou!ll! po~'ng wllh plontGdJoNns

L:-1 HAROSCAPE PAVING 'D' 3,208 SF

L!..{_j -'"'"if""~'~'"~'~""''"~··~·::;h""'-' -~~ • Bro0Ji1-13wepl ConCl6fa per SCISRD

LANDSCAPE KEY NOTES: 0 PROPERTY LINE· TYPICAL SYMBOL

~ b~s~~~b~'l'JNArN~~l~~~rrf~YASR~0sHAlL EXCEED 3 FEET IN HEIGHT

4:> B-STREETRIGHT-OF-WAY

~ EXISTING 30' SEWER EASEMENT

4;. DRAINAGE EASEMENT -WIDTH VARIES

¢> EXISTlNG PEDESTRIAN EASEMENT

~ ~~P~J.~T~JJING UTILITY IMPROVEMENTS· SEE

<$> ~~u~if&R~~~f~:~~~~\WLBJ~~~~~PED <]>DRAIN INLET, TYPICAL SYll.BOL

0 NEW STORM DRAIN OUTLET· SEE CIVIL DRAWINGS

· <g> RETAININGWAll·SEECMLDRAWINGS

¢ ~~~~i~~,l~~b~~~~MPON <$> 5' HIGH OECORA.TIVE MODULAR PANEL FENCING

~ MODULAR RETAINING WALL WITH GEOGRIO

~ ~~Uf~gJg WN~' CURB, AND HANDRAIL WITH

¢ ~~~LV~~gii1,~LBERSTEPS ONGRAVELBASEWI

~ 4GSF PERMEABLE ROOT ZONE FOR STREET TREES

~ ~~f~~fsU~~~i~~l~lN~ijLLCAPPEDWITH .. _ .··, CT--------r---1 ¢' CIECORATIVE FENCEPOSTS WIT'M ARBOR GATE

0 ~A'i}Ric~W~1t~ ::~stRS OVER LANDSCAPE

<!)> BIOFILTRATIONSWALE

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<$p b:l2~~ 2"' DOMESTIC WATER METER: SEE CIVIL

<@>PROPOSED \" IRRIGATION WATER METER

~STEPPING STONE PATH

l.ANDSCAPE AREA CALCULATIONS: STREET TREE CALCULATION

APPLICABLE CODE: SDMC f14l.DJll, m.m~. 143.0,)10, m.oin. 143,~,310,AllDtll,tl4M(E)

TOTAL LOT AREA

SmEITTVAAO TOTllL AAEA Pl.ANTING ~REA ll.fOUIRED 150%)

~11~~~t~Si~~~D· Pl-1\f_IT POllVTS REQUIRED [5%) PLANT POINTS PRCVIUGU liXC"6S POINTS PROVIDOil: l\,OINTS ACHIEVED WITH TRE~B:

REl!AINll'l<lYAIID POINTS REQUIRED 11111 PTS K 5 UNITS!: PJ.AtiT POINTS PR;O\IJDED: POIN!S ACHJOVEO WITH TROES:

'vE~ICUt__p,.J!UBEAREA TOTAL ~EHICULAA \k~E AREA INSIDE STREiETYAAO VEHICULAR USE AREA OUTSIDE smEH YAAO PlAITT POms REQUIRED [0%) pl/\flT POINTS PROVIDED OXCESS POINTS PROVIDE~: POlNTS ACHIEVED WITH TilEES

LANDSCAPE DIAGRAM NOTTOSCALE © BSTREEf

BL001

BtDO•

BSTREETFRONTAGE: Hill' STREET TREE REQUIRED: 5TOTAL: PROVIDED: 5 TOTAL

MINIMUM STREET TREE SEPARATION DISTANCE: IMPROVEMENT/ MINIMUM DISTANCE

TO STREETTREE TRAFFIC SIGNALS! STOP SIGNS UNDERGROUND lJTILITV LINES ABOVE GROUND UTILITY STRUCTURES DRIVEWAY (ENTRIES) INTERSECTIONS SEWER LINES

-

STREET YARD V•Htc,,LA" USEAAOA

~:~~ES1"E"l

WFEET 5FEET

10FEET 1DFEET 25FEET 10FEET

Nli!:!tl LANll>SCAPll!: AitCHITECTURE: ...,_,. Ho•k•"'Nt> ""'""· su1ra #a BAA D'""°' CA 02\09

T<L8 ... Z7Ml2"" • F""80""-7•""• .. www.N .. 1L.A,<.,,,

GOLDEN HILL

B STREET HOMES

l~SUI" I REVISION OATES.

CO>APlOTENESSCHECK

SITE DEVELOPMrnr PERMIT SU~MITTAI. 1 SITE DEVELO?MENT PERMITSUnMITTAL 2

SITO OE\aOPMENT Pl"nMIT SUBMITTAL 4

Sill" Ol"'IElOOMElfT rl"RMIT SUBMITTAL~

SITE DllVELOPMENT PERMIT SUBMITTAL i

Sim DllVELOPMENT PERMrT suaMITTAI. 7

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05-27-2015

00-0•-:>015

OB-3(1..2015

ATTACHMENT 14

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LANDSCAPE DEVELOPEMENT

PLAN

L 1.0

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WATER BUDGET CALCULATIONS: ESTIMATED TOTAL WATER USE TOTlll.LANDSCAPEAREA(LA)= ~ SPECW. lANDSCl\l'E AREA{SLA)= 0 SF

HYDROZONE PLANT : ! HYDROZONE ' IRRIGATION ffiRlllATION "'' ETAFXHA RESULT IN FACTOR AREAINS.f.· ! METHOD EFFICIENCY WFllE! GAl!ONS PEii YR.

Ml\XlMUM APPLIED WATER IW..OWANCI: (lh\WA): "·' 2,448 DRIP " o.• 2.115.6 61,647 MAWA = {Elo)(0,62)1(0,55 x LA) 1- (OJl5 ~ SIJ\)]

(471(1).62) U.55x M!M) • (0.<5~ o" = 1311.294 GALNR " '"' DRIP " 0.62 .. , 2(1,794

"' 2,33" "'' " 0.37 ""' ""' ETWU = (ETo)(0,62) ftPF x HMEJ + !SLAp "' 2,BB7 DRIP "' 0.25 546.7 16/145

ESTIMATED TOTAL WATER USE (ETWU)

TOTAL

'

129097

• L·--------··-··-·-·-·-··-··-··--'--"'-'

HYDROZONE DIAGRAM c1) NOTTOSCALE '=1-J

'• ~ _ .... '/ '·•/"

•,,.

·:·:·:1

w,y;~-------1:::::: j •• •I

. ·. :' -.· •. ::·:1

. . . , . ~ '

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PROPOSED PLANT MATERIAL LEGEND:

8 STREETTREES l•rgost:alo trw- 60' lall i 30' ~O' y,ide, aud1 111r 1liiiihiri111hl0Ji111ii Gojfenlparvi/10/1' Agooi;llel:wsa Ch~sfslillellris

EVERGREEN SHADE TREES

0 Medlum1caJehoe-2ll'taUx20'1~da,suct1as:

ki!Ciasloo()jl/ij1ia Qwfwssgrlfolio Dooiws ~lpfnl8ne

ACCENT TREES

0 Smai&:aletiw-15'1a"x15'wfdo,wch~s: ~rPilfil8JiJliiiiilOi\iooo Cords carllldonsis 'l'Mill Pamy' MJutuol\faflna'

0 EVERGREEN ACCENT TREES Modi~m •cale lrw • 2-0' l~I • W wEe, suci1 as' CuproOSll.Oi'ilSllliiilriarnl Jwl'MlllS roopullirum 'TiJl,~srm~ W•l1Pfng' Coo'rwalf1m!ioagillU<a'PonOulll'

0 SHADE TREES/ la!!!es081ellee·30'1aD•30'wfde,aucllei: Ginkgllbiloba Plol"""""'""mosa Quorouongrlfollo EVERGREl"N ACCENT TREE

Ol.ledlumSClllelree·20'ts~•2ll'wlda,suchas: 1/lli)aocddon/liliB liflleromelllsMmlffo/18 ffl;fmfBph)W•'Dr.Hurtf

ACCENT SHRUBSJBIORETENTION

EVERGREEN ACCENT SHRUBS Medlum!Oe]e shrub· 3'tsll i 4'vJde, suoh ""-Ccliionemapuiciinim'SunaelGiid' Copresma repens 'RlllnbOw Surprise' E!lcamerie01ICllldes

0 EVERGR!'J:N HEDGE

• Medium soele sfmrb· 3' !eh 3' wide, suoh as: N•ndlmi donw•llllo 'Glll.' Slro•m' MohrmiBoqrifclirJm'Ccmipao«i' Rlbo•i'illJJml/oJllJm

0 EVERGREEN SHRUB • TollciiflP!ldsli<ub·1~1all•4''0ide,sudias

PIJDooorpuslil(l09Blirs'IOO<lBIUO' P/lto•{lllrum taiwllollllm 'Sliver Shaoo' Thufa'Smllf"IJd'

OGROUNDCOVER SHRUBS l.ow1mlll'ioo•hrub·3'tall~6'wido.•uohas' Rhomnus 'Mound Sa11 Bnioo' Rilxlol'i/Jumllol!rJm Glilv!i•/a~oloso

LOW PRIVACY HEDGE

QTY/%/SIZEl

61100% 124" BOX °RonQkOll{J&6/iliilffl(I' 'Aus/'"1illl1Willaw" ·~Willow' 'D....itMl<lw'

101100% 124" BOX •sh0911!fn9 Acaola' "Cosol Live Oak' 'Solllhamllvf!Dak'

11/100%/15GAL •JnpanOBllMap/rt' 'EINJ!eml<l!dbmi' "SlraL>llonyT1110'

3/100%115 GAL 'K8,1~mlrCyprass"

'Bll!<IWoep.'ngJum;w" 'Weeping BILie Alias caow•

13/100%/24"BOX Miiiilonh•liliea

'W.Srom Syoomore" 'COllslU..,Qak'

21100%115GAL ~1minoeAibO/Wisa "Toyon" "Dr, llwdMrwimfto'

201100%/16GAL 'TOyon· "IAei<IOllf\Eldorberry'' "l'aol!cWaiMynle' 'WostemROObOO"

63 / 100% / 1 GAL "Gr.ldenBreathofHeavErn' "RalnOaw Surplisa Mirror Planr "CaOfamlaGolderibush'

67/100%/6GAL "Hoa\fllriy Bamboo' 'Ol•llonGrapo'' "Cala~naPerlume'

111100%115GAL ioeaBluaPadooarpus" "Silver Shaen Pitlosparum' 'EmaraklGreenCOOsr"

4/100%11 GAL "CoffeOOrry" "Catalnal'tirlume' "Island Snapdragon"

0 l.arso Uprighl 13ra•s-likti plaiil• - 6' tall~ 6' wide, such as: 531 100% / 5 GAL BamWio mu/lip/ax 'R/lilereorum' "Chinese Goddess' l!td~lam11usl8Ji/Ql/u3 'Broa;..fee!Bambao" CJ1116!il' P"P1"" 'Pa~)M' TALL SCREENING HEDGE

-#\1

01111~_ ;"e';;'e"'e'e"'''"°'."'~0'="='~0'="'='=·'="'='="----;c,''.~~'·°"•";:'c'.'•'""'"~-1'11)'11o11.c1\Y1viririis '""~' ~"""

%11111\f' ~=f:c~:=• :=.~~:~~:.~boo"

0

0

EVERGREEN GRASSES Modiurnsceleoklmplonora"-3"tsll•3'wido,suchaa: Fe11ucamai1•f Mlmmllwsl!ensmCJlliliOOonil/• Mul1~nbwghi n)Jert$

GRASSY GROUNDCOVER Smois1mleera•S"llkeplan\ll·2'!llllx1wlde,suchos· Lormlfld!llliJrrgffol/e'Bffl!>e' Dlllll<lllala•"""*-varl"l!•ta Comxlumu!iorJ/a

LC/W SHRUBS/ BIORETENTION Lsrga scale shrubs - 3' !•II x 3' wide, such as: Mal""'1eoqulillJiumCtJm{lllol1!' Rham111Jsor11Jfoml!!• 'Lllta Sut Riix>svirbumi/oliUJll

CASCADING VINE ~ Fast-growing vine, such as: .~' Macfodyeoaunguls-call · ·- V Pas&•l/lJrl!o/lrtW/e•

D .

Cmms11• arm•mlil

EVERGREEN FLOWERING GROUNDCOVER L™"9ruwiog wovndoll'lor • 2' tall ~ 4' wid•. such as: Arctoslllphylos'PooiffoM/sl' Ccooolhus~rn;ho.rlllly'

SRlv/8'8eli's8ii!!•' EVERGREEN GROUNDCOVER L01'Mlrowln9 crmmdCllver· 1' taU ~ 4' \~do, suoh as: An;/oslaphyl°' 'Em•rold Cwpfll' ColomJllSl!l!'LmWas!' Bocchorispiltil•rill'Pig6onPoilfl'

GRASSY GROUNOCOVERI BIORETENTION Graos· 6'1aUxsomadir~,""'""' !Wlue~ro/ml A9mslispali<ms Caroxparnm Ao/JiU<lilmlUofolium Bo.r:~r/splhllOOs'P/geooPcrlnf

ACCENT GROUNDCOVER LOW-<Jro~llna SUCG1ilont·6'tallx 1'1'1100, strcilas· Sed11m lllMSlra 'Ange/in~' Ssdum spolhulilolitJm -C.p0 Blonro' Sod11m <ubmlir1<lum

EVERGREEN GROUNDCOVER lo~'i!rawlng ~reundcovor· 1' l•lx4'wfde,aucn11S: Jurlipe11Js(;D!l/e~o1JlnePaGl!iG'

Rosmfllillu•'Hull//nj/looC111Pol' Coano/liusYo"koePo/111'

2281100%11 GAL "Atbafescuo" 'EvergreeoEulallEI' 'OeerGra•s'

17B 1100% I 1 GAL ·owartMa1J\"'h' 'Va~lgal.Ofla~Llly'

'Bmklay S.dge•

34/100%/1GAL 'OrogonGrspe' 'Coffoberry' 'Cloi.llna~rfllme•

121100% 115 GAL "Cat's;::lf!wvtoo• "Pa'6ion~O\\'tif

'EvergraenCte,,.,,lis"

797SF I 100% 11 GAL 'PacificM~IMarizanila' 'C~0"1millliac:' 'Boo~ Bl"8 Sage"

928 SF/ 100%11 GAL 'Marm1rJta' 'SearbeJl)'Colllnaaste~

'Co)illleBIUSh"

2A41l SF 1100% I SOD 'Crooplrl[IR•dfesll!Je· 'NatioeS.mtGrass· 'DuneSeOge" 'Ymrow' 'Coyo!eBrush'

W7SF/100%/FLAT 'ArrgoinoSedum" Tupo Bl<lnco Scdum' 'PorknBoen•'

S56 SF 1100%11 GAL 'Blue SholeJunlpef 'CarpetRooemary' 'Callfomlal~ao"

NERI L.ANDSC:APll ARCHl'fll:CTURE 900 HO"NBLEND "'""""' SU•lE ~ 3 SA• bl.,.D, CA 9"1!»

;:;:;.;:~:.!;~= . '"'' """"'""'=

GOLDEN HILL

B STREET HOMES

ISSUE: I REVISION DATE"'

COMPLHENE:SS CHF.CK

srm DCVl'LOPM"MT Pl':RMIT SUDMITTAL 1

SITF. DEVl'l.OPME:ITT Pl'RMIT SUBMITT~L ~

SITE OE\laOPME:ITT PCRMIT BUOMITTAL 0

SfTE DEVELOPMEITT P EITMIT SUB~llTTAL 4

SfTE 06\IELOPMONT PERMll "UaMll lAL G

SITE DEVElOPMllNT PERMIT SUBMITTAL 6


00.27"'010

00-05.:10!5

1'.()4·2016

~.()0.2010

O'MM016

oa.oo.zo10

10·12·Z016

ATTACHMENT 14

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LANDSCAPE DEVELOPEMENT

PLAN

L 1.1

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