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HomeMy WebLinkAbout2024-12-04; Planning Commission; ; Terramar Stairway StabilizationMeeting Date: Dec. 4, 2024 To: Planning Commission Staff Contact: Shannon Harker, Senior Planner, 442-339-2621, shannon.harker@carlsbadca.gov Subject: Terramar Stairway Stabilization Location: 5327 Carlsbad Boulevard/APN: 210-120-34-00 /District 2 Case Numbers: CDP 2022-0026/SUP2024-0002 (DEV2022-0071) Applicant/Representative: Walt Crampton, 858-573-6900, wcrampton@engeo.com CEQA Determination: ☐Not a Project ☒ Exempt ☐ IS/ND or IS/MND ☐ EIR ☐Other: Permit Type(s): ☐SDP ☐ CUP ☒ CDP ☐ TM/TPM ☐ GPA ☐ REZ ☐ LCPA ☒Other: SUP CEQA Status: ☐The environmental assessment IS on the Agenda for discussion. ☒A CEQA determination was already issued. That decision is final and IS NOT on the Agenda Commission Action: ☒Decision ☐ Recommendation to City Council ☐ Informational (No Action) Recommended Actions That the Planning Commission ADOPT Planning Commission Resolution (Exhibit 1), APPROVING Coastal Development Permit CDP 2022-0026 and Special Use Permit 2024-0002 based upon the findings and subject to the conditions contained therein. Existing Conditions & Project Description Existing Setting The 0.53-acre project site is located at 5327 Carlsbad Boulevard on the west side of the street between Shore Drive to the north and Cerezo Drive to the south as shown on the attached location map (see Exhibit 2). The coastal blufftop lot is bordered by the Pacific Ocean/South Carlsbad State Beach to the west and vacant property owned by the State of California to the south. Existing development on the lot consists of a two- story single-family home, a seawall ranging in height from 17 to 24 feet and a privately maintained six-foot-wide, 81-foot- long concrete stairway, currently known as the “Terramar Stairway,” which provides year-round public access to South Carlsbad State Beach. The surrounding residential neighborhood to the north and east is developed with a mixture of one- and two-story single-family residences. Site Map Dec. 4, 2024 Item #4 1 of 59 Item 0 The subject site is located within the Mello II Segment of the Local Coastal Program and the appealable area of the California Coastal Commission. Table “A” below includes the General Plan designations, zoning and current land uses of the subject site and surrounding properties. Please refer to Exhibit 2 for a larger site map. TABLE A – SITE AND SURROUNDING LAND USE Location General Plan Designation Zoning Designation Current Land Use Site Residential, 0-4 dwelling units per acre (R-4) / Open Space (OS) One-Family Residential (R-1) / Open Space (OS) Single-family residence, seawall, public beach access stairway, and South Carlsbad State Beach North Residential, 0-4 dwelling units per acre (R-4) / Open Space (OS) One-Family Residential (R-1) / Open Space (OS) Single-family residence and South Carlsbad State Beach South Open Space (OS) Open Space (OS) Vacant/South Carlsbad State Beach East Residential, 0-4 dwelling units per acre (R-4) One-Family Residential (R-1) Single-family residences West Residential, 0-4 dwelling units per acre (R-4) One-Family Residential (R-1) Single-family residences General Plan Designation Zoning Designation Background The permitting history for the existing seawall to the north of the stairway, also known as the Goetz Seawall, is extensive. An Emergency Coastal Development Permit was issued by the city for the construction of the seawall in June, 2009, which was not appealed by the California Coastal Commission. The follow-up Coastal Development Permit for the seawall, CDP 09-13, approved by the City Council on appeal by the Surfrider Foundation, was also appealed by the California Coastal Commission in June, 2010, and never acted upon by the California Coastal Commission. Please see Exhibit 8 for a detailed history of the development permits on the property, including the seawall and the subject Coastal Development Permit. In addition, please see additional discussion below regarding correspondence with the Coastal Commission staff regarding the proposed project. Dec. 4, 2024 Item #4 2 of 59 Proposed Project As a result of constant wave action over the past several years1, the Terramar Stairway is undermined, and a series of sea caves have formed under the stairway thus creating an unsafe condition for the public, which utilizes the stairway to access the beach on a year-round basis. Please see photo exhibit below for reference. A Coastal Development Permit and Special Use Permit are required to the repair the concrete stairway. The improvements include the following: • Removal of debris underneath stairway and backfill of the voids/sea caves underneath the stairway with 30-50 cubic yards of erodible concrete. • Addition of drain lines under the stairway and encapsulate within concrete fill. • Extension of drainage pipe further west to face of the stairway wall. • Addition of a shotcrete wall to the north and south sides of the existing concrete stairway. The new wall will be attached to the face of the wall of the existing stairway and will be secured by tied back steel- reinforced anchors, which are drilled into the bluffs. The shotcrete wall will extend from the beach/base of the bluffs upslope where the stairway intersects with the bluff. The wall will have a maximum height of 17 feet above the beach grade as viewed from the south and when the beach sand levels are at the lowest point. The below-grade foundation for the wall will extend 10 to 15 feet underground until bedrock is reached. Due to the seasonal range in the elevation of the sand, the exposed height will range from two (2) feet at the west end to 17 feet at the east end, adjacent to the bluff. The shotcrete wall on the north side of the stairway will tie into an existing seawall, effectively attaching the two structures. The rough architectural finish and earthtone color of the shotcrete wall will resemble the existing bluffs and adjacent seawall to the north. The 17-foot height represents an approximate increase of five (5) to seven (7) feet when compared to the original approval. • Replacement of the rusted handrails with a stainless steel railing and repair/replace step treads where appropriate. The stabilization project is expected to take approximately two-to-three months to complete. In addition to various hand tools, the equipment needed to complete the project includes a small excavator, grout pump, jackhammers, drills, small skid steer and a crane. The crane will be set back 50 feet from the top of the bluff and will be used to lift the excavator to and from the beach for approximately two weeks. The construction equipment is proposed to be placed in a construction staging area located on top of the bluff and on State Parks property. Staff has confirmed that State Parks is supportive of the request to use State Parks property as a staging area, with the condition the staging area is reseeded with a native hydroseed mix, which the applicant has agreed to. A Right of Entry Permit from State Parks will be required prior to commencement of the project. 1 Wave impact and reflection exert direct hydraulic forces that lead to scouring and structural stresses. Dec. 4, 2024 Item #4 3 of 59 Proposed Grading: Approximately 18 cubic yards of cut is proposed which will be redistributed on the beach. As less than 200 cubic yards of grading is proposed, a grading permit will not be required. Public Outreach & Comment • Since the project requires a public hearing, it is subject to City Council Policy No. 84, Development Project Public Involvement Policy. A notice of application was prepared and mailed by the applicant to surrounding property owners (600’ radius for owners and 100’ radius for occupants) and a notice sign was placed on the site informing neighbors of their application. The notices were mailed on Sept. 22, 2023. The project is not subject to the enhanced stakeholder outreach pursuant to City Council Policy No. 84. While no comments were received regarding the early public notice, staff has corresponded with the Chair of the Surfrider Foundation regarding the project’s status and scope. City staff emailed updated plans to Surfrider in April 2024 and indicated a Special Use Permit had been added to the project scope. Surfrider confirmed receipt of the plans. Staff has not had any additional correspondence with the Surfrider Foundation. • A Notice of Determination of Exemption pursuant to CEQA Guidelines section 15301(d) was posted on the city’s website and an email was distributed to interested individuals on April 30, 2024. No comments were received on the environmental determination. • Coastal Commission staff have reviewed the proposed project and provided comments throughout the process. Coastal Commission staff raised concerns with respect to the scale of the stabilization project and requested the applicant consider alternatives to the design. More recently, city staff received email correspondence from the Coastal Commission asserting permit jurisdiction over a portion of the proposed stairway. Coastal Commission staff indicated that because the excavation work needed to repair the stairway is at depth of zero elevation, it is presumably below the Mean High Tide Line (MHTL), which is used to determine permit jurisdiction. Refer to Response to Public Comment & Project Issues section below for staff response to comments received. Response to Public Comment & Project Issues Pursuant to Section 30103 of the Coastal Act, the Mean High Tide Line, also known as MHTL, is used to determine permit jurisdiction for projects in the Coastal Zone. If a project is located east or landward of this line, it falls within the city’s jurisdiction. If the project is west or seaward of this line, the project is within the Coastal Commission’s jurisdiction. Pursuant to the results of a survey prepared by a registered land surveyor, the MHTL is located at an elevation of 4.40 feet (Gold Coast Surveying, November 2024). The base of the Terramar Stairway is currently located approximately 47 feet east of the MHTL. Given the dynamic nature of the MHTL and as result of on-going discussions with the Coastal Commission regarding permit jurisdiction, the above- noted November 2024 MHTL survey verifies the results of the first survey submitted with the application and confirms the city has permit jurisdiction for the stairway. Please see Exhibit 10 for reference. Since the stairway is within the appealable jurisdiction, the Coastal Commission can appeal the Coastal Development Permit if they believe the project is within their jurisdiction or the project does not meet the required findings of approval for a Coastal Development Permit. Please see Exhibit 9 for additional information for the applicant’s response to the Coastal Commission’s assertion regarding permit jurisdiction. As of the date this staff report was prepared, no survey documentation has been provided by Coastal Commission staff to substantiate the claim that a portion of the project may be within Coastal Commission’s permit jurisdiction. Coastal Commission staff also requested the applicant prepare an alternatives analysis, which could include scaling back the extent of the proposed shotcrete on the north and south sides of the stairway or removal of the seawall altogether. The applicant, via correspondence from the geotechnical engineer, has considered the implementation of the repair project without erodible concrete under the stairway and removal of the seawall, which will be attached to the north and south sides of the stairway. The applicant has determined the integrity of the existing structure would be continuously challenged and undermined without the shotcrete and it would therefore be an on-going public hazard. Without stabilization measures, the subject stairway will eventually fail. Pursuant to prior project approvals related to the stairway and recorded documents on title, the owner is legally Dec. 4, 2024 Item #4 4 of 59 responsible for and obligated to repair and maintain the public stairway. The geotechnical report prepared for this project recommends the proposed shotcrete wall. The proposed project meets the standards and requirements of the city’s Local Coastal Program, which allows cliff retaining walls and seawalls when required to serve coastal dependent uses or to protect existing structures or public beaches in danger from erosion. The grading proposed in conjunction with the project, 18 cubic yards of cut, is proposed as temporary excavation to construct the footings for the wall. The project is conditioned to require the placement of any sand or similar dredge spoils on the South Carlsbad State Beach in the vicinity of the Terramar Stairway. As a condition of permit approval, the Developer is required to replenish the beach with imported sand. In the alternative, the Developer may pay a sand mitigation fee to a guaranteed funding mechanism such as SANDAG’s Public Access & Recreation Fund to compensate for the loss of shoreline sand supply. If the Developer agrees to pay a sand mitigation fee, the in-lieu payment calculations must be based on sand supply costs for 2024, including quotes from quarries, example beach replenishment project costs, etc. As of this writing, the estimated sand mitigation fee (in-lieu payment) is expected to be $5,106.00 (85.1 cubic yards x $60.00) to fund beach sand replenishment (through SANDAG’s Public Access & Recreation Fund) for any long-term impacts the shotcrete wall will have on beach sand supply. The city’s third party engineering consultant has reviewed the geotechnical report prepared by the applicant’s geotechnical engineer, determined the design is consistent with engineering requirements, and has no additional comments. Project Analysis General Plan Consistency The project site has a split General Plan Land Use designation of R-4, Residential 0-4 dwelling units per acre and OS, Open Space. The City of Carlsbad General Plan includes several goals and policies that guide development and land use within the city. A discussion of how the project is consistent with the applicable General Plan policies is summarized in Exhibit 3. Municipal Code Consistency The Carlsbad Municipal Code (CMC), specifically Title 21 of the Zoning Code, includes requirements and provisions that guide development and land use within the city, consistent with the General Plan. The project is required to comply with all applicable regulations and development standards of the CMC, including the One- Family Residential (R-1) and Open Space (OS) zones (CMC Chapters 21.16 and 21.33) and the Floodplain Management Regulations (CMC Chapter 21.110). In addition, the project is required to comply with the coastal development regulations (CMC Chapters 21.201, 21.203, and 21.204). Specific compliance with these relevant requirements is described in Exhibit 3. Local Coastal Program Consistency The project site is in Mello II Segment of the Coastal Zone. The project complies with the Local Coastal Program, as well as including all goals and policies of the General Plan and all zoning code standards, as referenced above. Additional information on the Coastal Development Permit, Special Use Permit and Local Coastal Program findings is included in Exhibits 1 and 3. Discretionary Actions & Findings The proposed Project requires approval of two permit types, each of which is briefly discussed below. Coastal Development Permit (CDP 2022-0026) A Coastal Development Permit is required because the project site is located within the Mello II Segment of the Coastal Zone. Staff finds that the required findings for this application can be met as described in Exhibits 1 and 3. Moreover, the project has been conditioned to provide a one-time payment to SANDAG to fund beach sand replenishment and mitigate the project’s adverse impacts on local shoreline sand supply, public access or recreational opportunities. Dec. 4, 2024 Item #4 5 of 59 Special Use Permit (SUP 2024-0002) A Special Use Permit is required for development in the 100-year flood zone. Staff finds that the required findings for this application can be met as described in Exhibits 1 and 3. The project’s discretionary applications are all within the purview of the Planning Commission per the Carlsbad Municipal Code. The Planning Commission’s action on the project will be an approval or denial, with an appeal by a member of the public available to City Council. Since the project site is also located with the appeals jurisdiction of the California Coastal Commission, the CDP can also be appealed by the Coastal Commission. If the California Coastal Commission appeals the decision, the California Coastal Commission assumes authority of the subject CDP and a hearing will be held by the California Coastal Commission. Environmental Review In accordance with the California Environmental Quality Act (CEQA) and CEQA Guidelines, the City Planner has determined that the project qualified for an exemption pursuant to CEQA Guidelines section 15301(d) – Existing Facilities. A notice regarding the environmental determination was advertised on April 30, 2024, and posted on the city’s website. Please see Exhibit 5 for reference. No comment letters or an appeal were received. Consistent with Chapter 21.54 (Procedures, Hearings, Notices, and Fees) of the Zoning Ordinance, the City Planner’s written decision is final. Refer to Exhibit 3 for additional support and justification. Conclusion Considering the information above and in the referenced Exhibits, staff has found that the proposed Project is consistent with all applicable policies of the General Plan and Local Coastal Program, provisions of the Municipal Code and Local Facility Management Zone 3. The Project will be required to comply with all applicable California Building Standards Codes and engineering standards through the standard building permit. Staff recommends the Planning Commission adopt the resolution recommending approval of the proposed Project described in this staff report. Exhibits 1. Planning Commission Resolution 2. Location Map 3. Project Analysis 4. Disclosure Form 5. Notice of CEQA Determination dated April 30, 2024 6. List of Acronyms and Abbreviations 7. Reduced Exhibits 8. Link to City Council Memorandum dated April 8, 2024, 2024-08-08; Terramar Stairway Stabilization Status Update (District 2); Barberio, Gary (carlsbadca.gov) 9. Correspondence letter from Steven Kaufmann, Nossaman LLP, dated Oct. 25, 2024 10. Mean High Tide Line Survey, Gold Coast Surveying, Inc., November 2024 11. Exhibits “A” – “J” dated Dec. 4, 2024 (on file in the Planning Division) Dec. 4, 2024 Item #4 6 of 59 Exhibit 1 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A COASTAL DEVELOPMENT PERMIT AND SPECIAL USE PERMIT TO REPAIR AND STABILIZE THE TERRAMAR STAIRWAY, A PUBLIC STAIRWAY ON PRIVATE PROPERTY PROVIDING PUBLIC ACCESS TO SOUTH CARLSBAD STATE BEACH. THE 0.53-ACRE PROPERTY IS LOCATED AT 5327 CARLSBAD BLVD., BETWEEN SHORE DRIVE TO THE NORTH AND CEREZO DRIVE TO THE SOUTH, WITHIN THE MELLO II SEGMENT OF THE LOCAL COASTAL PROGRAM AND LOCAL FACILITIES MANAGEMENT ZONE 3. CASE NAME: TERRAMAR STAIRWAY STABILIZATION CASE NO.: CDP 2022-0026/SUP 2024-0002 (DEV2022-0071) WHEREAS, BRANT MASSMAN, “Developer/Owner” and WALT CRAMPTON, “Applicant,” have filed a verified application with the City of Carlsbad described as LOT 3 OF PARCEL MAP MS 98-01, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 18236, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, APRIL 13, 1999. (“the Property”); and WHEREAS, said verified application constitutes a request for a Coastal Development Permit and Special Use Permit as shown on Exhibit(s) “A” – “J” dated Dec.4, 2024, on file in the Planning Division, CDP 2022-0026/SUP 2024-0002 (DEV2022-0071) – TERRAMAR STAIRWAY STABILIZATION, as provided by Chapters 21.110, 21.201, 21.203, and 21.204 of the Carlsbad Municipal Code; and WHEREAS the Planning Division studied the Coastal Development Permit and Special Use Permit applications and performed the necessary investigations to determine if the project qualified for an exemption from further environmental review under the California Environmental Quality Act, (CEQA, Public Resources Code section 21000 et. seq.), and its implementing regulations (the State CEQA Guidelines), Article 14 of the California Code of Regulations section 15000 et. seq. After consideration of all evidence presented, and studies and investigations made by the city planner and on its behalf, the city planner determined that the project was exempt from further environmental review pursuant to State CEQA Guidelines sections 15301(d) – Existing Facilities. The exemption applies to the repair and PLANNING COMMISSION RESOLUTION NO. 7532 Dec. 4, 2024 Item #4 7 of 59 maintenance of existing public or private structures involving negligible or no expansion of an existing use. Section 15301(d) specifically applies to the restoration or rehabilitation of deteriorated or damaged structures to meet current standards of public health and safety. None of the exceptions listed in CEQA Guidelines Section 15300.2 apply to the proposal to rehabilitate the existing privately-owned stairway which provides public access to South Carlsbad State Beach; therefore, this exemption is applicable to the proposed repair project. The project will not have a significant effect on the environment and all the requirements of CEQA have been met; and WHEREAS, on April 30, 2024, the city distributed a notice of intended decision to adopt the “Existing Facilities” exemption. The notice was circulated for a 10-day period, which began on April 30, 2024, and ended on May 9, 2024. The city did not receive any comment letters on the CEQA findings and determination. The effective date and order of the city planner CEQA determination was May 9, 2024; and WHEREAS the Planning Commission did, on Dec.4, 2024, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of persons desiring to be heard, said Commission considered all factors relating to the Coastal Development Permit and Special Use Permit. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: A) That the foregoing recitations are true and correct. B) That based on the evidence presented at the public hearing, the Commission APPROVES CDP 2022-0026/SUP 2024-0002 (DEV2022-0071) – TERRAMAR STAIRWAY STABILIZATION, based on the following findings and subject to the following conditions: Dec. 4, 2024 Item #4 8 of 59 Findings: Coastal Development Permit (CDP 2022-0026) 1. That the proposed development is in conformance with the Mello II Segment of the Certified Local Coastal Program and all applicable policies in that the Terramar Stairway is located adjacent to and within a coastal bluff that is susceptible to coastal erosion. The stairway has been undermined by constant wave action and a series of sea caves have formed under the stairway threatening the stability of the stairway and resulting in a public safety hazard. The proposal to stabilize a privately maintained public stairway providing access to South Carlsbad State Beach complies with the Mello II Segment of the Local Coastal Program. Specifically: Policy 4-1 – Coastal Erosion. 1(a). Development Along Shoreline: New shoreline development, including additions to existing structures, must undergo a site-specific geologic investigation and analysis following Coastal Commission guidelines, with permitted development requiring a report demonstrating bluff stability for 75 years or the structure's expected lifetime, along with incorporating sub- drainage systems, drought-resistant landscaping, and erosion control measures outlined in the City of Carlsbad Drainage Master Plan. 2. Shoreline Structures: Revetments, breakwaters, groins, harbor channels, seawalls, cliff retaining walls, and other such construction that alters natural shoreline processes shall be permitted when required to serve coastal-dependent uses or to protect existing structures or public beaches in danger from erosion, and when designed to eliminate or mitigate adverse impacts on local shoreline sand supply. As a condition of coastal development permit approval, permitted shoreline structures may be required to replenish the beach with imported sand. Provisions for the maintenance of any permitted seawalls shall be included as a condition of project approval. Projects which create dredge spoils shall be required to deposit such spoils on the beaches if the material is suitable for sand replenishment. The Terramar Stairway is located adjacent to and within a coastal bluff that is susceptible to coastal erosion. The stairway has been undermined by constant wave action and a series of sea caves have formed under the stairway, resulting in an unsafe condition and threatening the stability of the stairway. The proposed stabilization project includes the following: • Remove debris underneath stairway and backfill the voids/sea caves underneath the stairway with erodible concrete. • Add drain lines under the stairway and encapsulate within the concrete fill • Extend existing drainage pipe further west to face of the stairway wall • Armor the north and south sides of the concrete stairway with the addition of a shotcrete wall. The new wall will be attached to the face of the wall of the existing stairway and will be secured by tied back steel-reinforced anchors, which are drilled into the bluffs. The shotcrete wall will extend from the beach/base of the bluffs to the top of the stairway where it intersects with the bluff, with a maximum height of 17 feet above the beach grade as viewed from the south and when the beach sand levels are at the lowest point. The rough architectural finish and earthtone color of the shotcrete wall will resemble the existing bluffs and adjacent seawall to the north. Dec. 4, 2024 Item #4 9 of 59 • Replace rusted handrails with a stainless steel railing and repair/replace step treads where appropriate. The proposed repairs are consistent with the recommendations of the geotechnical report prepared for the project (ENGEO, January 2023), which includes a 75-year bluff retreat analysis confirming stability of the stairway with the proposed improvements. Pursuant to the geotechnical analysis, to prevent the imminent failure of the stairway, the construction of a tied-back steel-reinforced structural shotcrete seawall is recommended. The Project will also adhere to the city’s Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management Program (JRMP) to avoid increased urban run-off, pollutants, and soil erosion. The proposed project is consistent with Policy 4-1, Shoreline Structures, as it consists of the repair and stabilization of an existing public stairway which provides access to South Carlsbad State Beach, a public beach as well as a scenic and coastal resource, on a year-round basis. The geologic and geomorphic factors present at the stairway, including nearby faulting, groundwater, bluff instability, and susceptibility to severe erosion from wave attack, necessitate stabilization measures to allow continued public beach access. Seawalls or cliff retaining walls that alter the natural shoreline processes shall be permitted when required to serve coastal-dependent uses or to protect existing structures or public beaches in danger from erosion. The grading proposed in conjunction with the project, 18 cubic yards of cut, is proposed as temporary excavation to construct the footings for the wall. The project is conditioned to require the placement of any sand or similar dredge spoils on the South Carlsbad State Beach in the vicinity of the Terramar Stairway. In addition, the project is conditioned to require the Developer to replenish the beach with imported sand, or, in the alternative, to pay a sand mitigation fee to a guaranteed funding mechanism such as SANDAG’s Public Access & Recreation Fund to compensate for any long-term impacts the shotcrete wall will have on beach sand supply. The Commission finds that the project has been designed to eliminate or mitigate its adverse impacts on local shoreline sand supply, public access or recreational opportunities and withstand the effects of sea level rise during its estimated design life. Policy 7-3 – Access Along Shoreline. The city will cooperate with the state to ensure that lateral beach access is protected and enhanced to the maximum degree feasible and will continue to formalize shoreline prescriptive rights. The proposed project is consistent with Policy 7-3 in that the Project is enhancing public access to the beach by repairing an undermined public stairway, which is currently a safety hazard. Vertical and lateral access easements are recorded on title to comply with prior conditions of approval for the development of the property. The property owner is responsible for the on- going repair and maintenance of the stairway. Policy 8-1 – Scenic and Visual Resources. The Scenic Preservation Overlay Zone should be applied where necessary throughout the Carlsbad coastal zone to assure the maintenance of existing views and panoramas. Dec. 4, 2024 Item #4 10 of 59 The proposed project is consistent with Policy 8-1, in that the Project consists of repairs to an existing concrete stairway located below the elevation of the coastal bluff. The repairs will not impact existing coastal views from the State Parks property to the south or from Carlsbad Boulevard to the east. 2. The proposal is in conformity with the public access and recreation policies of Chapter 3 of the Coastal Act in that the project includes a request to stabilize the Terramar Stairway, which provides public access to a public beach on a year-round basis. The stairway is currently undermined by wave action and is a safety hazard. The upgrades to the stairway will protect the public and allow the public to continue to enjoy South Carlsbad State Beach, an important scenic resource to the public. As the stairway is located below the elevation of the coastal bluff, the repairs will not impact existing coastal views from the State Parks property to the south or from Carlsbad Boulevard to the east. In addition, vertical and lateral access easements are recorded on title pursuant to prior conditions of approval associated with the development of the property. 3. The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (Chapter 21.203 of the Zoning Ordinance) in that: a. Preservation of Steep Slopes and Vegetation. Slopes greater than 25 percent and possessing endangered plant/animal species and/or coastal sage scrub and chaparral plant communities are considered “dual criteria” slopes and are protected in the Coastal Zone. The Terramar Stairway was permitted to be developed within the coastal bluff, which is considered a steep slope. The slope and the staging area for the equipment do not include any native vegetation. The proposed repair project includes the construction of a shotcrete wall adjacent to the face of the stairway wall. The shotcrete will be secured by tied back steel- reinforced anchors, which are drilled into the bluffs. While the bluffs will be retained, work is proposed within the bluffs to stabilize the wall. The stabilization project is necessary to protect public safety since it is currently an unsafe condition under and adjacent to the stairway. b. Drainage, Erosion, Sedimentation, Habitat. The Project will adhere to the city’s Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual, and Jurisdictional Runoff Management Program (JRMP) to avoid increased urban run-off, pollutants, and soil erosion. As part of the repair project, the existing drainage pipe will be extended to the west face of the shotcrete wall, as recommended in the geotechnical report. Further, there is no sensitive habitat located on the coastal bluff adjacent to the stairway. c. Seismic Hazards, Landslides and Slope Instability. The Preliminary Geotechnical Investigation (ENGEO, January 2023) indicated the following: i. The subject stairway, and southern coastal bluff are not located within or crossed by a State-delineated Alquist-Priolo earthquake fault zone. ii. The beach and bluff-toe area of the cove are mapped within a tsunami inundation zone. Dec. 4, 2024 Item #4 11 of 59 iii. No known landslides are mapped at the site, but the site is generally susceptible to all types of slope hazards and indications of relatively shallow surficial slope failures were observed locally on the coastal bluff in the vicinity of the site. iv. The potential for liquefaction or seismically induced ground settlement due to an earthquake is considered very low due to the dense nature of the geologic units at the site. The geotechnical report concluded that no geotechnical conditions were apparent during the investigation that would preclude the proposed stairway stabilization measures. d. Flood Plain Development. The lower segment of the Terramar Stairway is located within a 100-year floodplain area as identified by the FEMA Flood Map Service Center. A Special Use Permit is required to develop in the coastal flood zone. In addition, there are no prime agricultural lands on or near the site. Therefore, the project is consistent with the provisions of the Coastal Resource Protection Overlay Zone. 4. The project is consistent with the provisions of the Coastal Shoreline Development Overlay Zone (Chapter 21.204 of the Zoning Ordinance) in that the Coastal Shoreline Development Overlay Zone is intended to provide land use regulations along the coastline area including the beaches, bluffs, and the land area immediately landward thereof. The purpose of the coastal shoreline development zone is to provide for control over development and land use along the coastline so that the public's interest in maintaining the shoreline as a unique recreational and scenic resource, promoting public safety and access, and in avoiding the adverse geologic and economic effect of bluff erosion, is adequately protected. Steps and stairways providing access from the top of the bluff to the beach are permitted by right. The proposal to repair the Terramar public stairway includes filling the sea caves undercutting the stairway with erodible concrete and applying a shotcrete wall to the sides of the stairway, extending from the beach to the top of the concrete stairway wall, textured with an earthtone color to match the surrounding bluffs. The repair project also includes a request to replace the existing handrails which are rusted, and repair/replace tread of steps where needed. Pursuant to CMC Chapter 21.204.110, alternative solutions and mitigating measures shall be considered for shoreline development projects. The applicant, via correspondence from the geotechnical engineer, has considered the implementation of the repair project without erodible concrete under the stairway and the elimination of the proposed seawall on the north and south sides of the stairway. The applicant’s geotechnical consultant has demonstrated that the overall condition of the stairway is no longer sufficient to protect against existing or future wave impact and reflection, and that improvements to the existing stairway are necessary. Without stabilization measures, the subject stairway will eventually fail. Based on the analysis and results of the geotechnical report as well as the documented history of bluff failures on the property, the applicant has determined the stairway would continue to be undermined without the shotcrete wall and it would therefore be an on-going public hazard. Pursuant to prior project approvals related to the stairway, the owner is legally responsible for and obligated to repair and maintain the public stairway. The geotechnical report prepared for this project recommends the proposed shotcrete wall. The proposed project meets the Dec. 4, 2024 Item #4 12 of 59 standards and requirements of the city’s Local Coastal Program, which allows cliff retaining walls and seawalls when required to serve coastal dependent uses or to protect existing structures or public beaches in danger from erosion. The city’s third-party engineering consultant has reviewed the geotechnical report prepared by the applicant’s geotechnical engineer, determined the design is consistent with engineering requirements. In addition, the project is conditioned to require any dredge spoils associated with the improvements be deposited on the adjacent beach. The proposed work to the public stairway will both improve public safety and maintain public access to South Carlsbad State Beach, a recreational and scenic resource. In addition, the repairs may avoid the negative geologic and economic effects of significant bluff failures. The grading proposed in conjunction with the project, 18 cubic yards of cut, is proposed as temporary excavation to construct the footings for the wall. The project is conditioned to require the placement of any sand or similar dredge spoils on the South Carlsbad State Beach in the vicinity of the Terramar Stairway. In addition, the project is conditioned to require the Developer to replenish the beach with imported sand, or, in the alternative, to pay a sand mitigation fee to a guaranteed funding mechanism such as SANDAG’s Public Access & Recreation Fund to compensate for any long-term impacts the shotcrete wall will have on beach sand supply. Special Use Permit (SUP 2024-0002) 5. The site is reasonably safe from flooding in that there are no public or private improvements other than the existing seawall and stairway which are in the coastal high hazard area. The repairs to the Terramar Stairway, a publicly accessed stairway, are designed to withstand high velocity waters, including coastal and tidal inundations and tsunamis. Fill material is not being used as structural support of the stairway and caissons currently anchor the stairway into bedrock. Erodible concrete will be used to fill the voids under the stairway that have been created by the waves. In addition, the improvements to the stairway are consistent with the recommendations of the geotechnical report (ENGEO, January 2023). 6. The project is designed to minimize the flood hazard to the habitable portions of the structure in that the existing public access stairway is not considered a habitable structure, has been designed to withstand high velocity waters in the flood hazard area and does not increase the base flood elevation. The improvements to the stairway, which is currently undermined by constant wave action, will improve public safety. 7. The proposed project does not create a hazard for adjacent, or upstream/downstream properties or structures in that the improvements to the stairway are consistent with the recommendations of the geotechnical report (ENGEO, January 2023) and will improve public safety. 8. The proposed project does not reduce the ability of the site to pass or handle a base flood of 100- year frequency in that the stairway is existing pursuant to CDP 96-05 and the filling of the sea caves with shotcrete and the construction of the shotcrete wall will not affect the base flood elevation. Dec. 4, 2024 Item #4 13 of 59 9. The cumulative effect of the proposed project when combined with all the other existing, proposed, and anticipated development will not increase the water surface elevation of the base flood more than one foot at any point in that the filling of the sea caves with shotcrete and the construction of the shotcrete wall will not affect the base flood elevation. 10. The project is contingent upon compliance with other federal and state regulations as required in that the applicant is required to obtain a right-of-entry permit from State Parks for the construction staging area located on the coastal bluff and the beach adjacent to the stairway. General 11. The Planning Commission finds that the project, as conditioned herein, is in conformance with the Elements of the City’s General Plan, based on the facts set forth in the staff report dated Dec.4, 2024 including, but not limited to the following: a. Land Use & Community Design – The Terramar Stairway is a privately maintained public stairway located at 5327 Carlsbad Blvd. providing access to South Carlsbad State Beach on a year-round basis. As a result of constant wave action, the stairway is undermined, and a series of sea caves have formed creating an unsafe condition for the public and impacting the long-term stability of the stairway and public safety on the beach. The proposal to backfill the voids under the stairway with erodible concreate, enhance the drainage under the stairway, replace the rusted handrails, repair the stair treads, and armor the north and south sides of the stairway with a shotcrete wall finished to resemble the adjacent bluffs will enhance the public’s access to South Carlsbad State Beach and improve the safety to all that use the stairway and beach. State Parks has been consulted regarding the proposed project and support’s the applicant’s request to utilize the bluff as a temporary staging area for the equipment on State Parks property. A Right of Entry Permit to utilize the bluff top and adjacent beach area for staging areas will be required from State Parks. b. Open Space, Conservation, and Recreation - South Carlsbad State Beach is a public beach and is identified in the General Plan as a natural resource requiring preservation. The proposal to repair the Terramar public stairway includes filling the sea caves undercutting the stairway with erodible concrete and applying a shotcrete wall to the sides of the stairway, extending from the beach to the top of the concrete stairway wall, textured with an earthtone color to match the surrounding bluffs. The repair project also includes a request to replace the existing handrails which are rusted, and repair/replace tread of steps where needed. The proposed work to the public stairway will both improve and maintain public access to South Carlsbad State Beach. State Parks has been consulted regarding the proposed project and support’s the applicant’s request to utilize the bluff as a temporary staging area for the equipment on State Parks property. The staging area to the south of the Terramar Stairway is disturbed, nonnative habitat. The area will be hydroseeded with a native mix acceptable to the State Parks Department c. Public Safety – Since a portion of the stairway and beach are in a 100-year flood zone, pursuant to Chapter 21.110 of the Carlsbad Municipal Code, a Floodplain Special Use Permit (SUP) is required. The proposed improvements to the stairway will not change the flood water elevations or negatively impact adjacent properties. The improvements are designed to protect the public stairway from tidal and wave action. The repairs will improve the Dec. 4, 2024 Item #4 14 of 59 stability of the public stairway, thus minimizing injury, loss of life, and property damage. The Geotechnical Report prepared by ENGEO (January 2023) recommended the filling of the sea caves with erodible concrete and the placement of shotcrete on the north and south sides of the stairway. The shotcrete will be attached to the stairway and a series of tieback anchors will be used to secure the wall. The shotcrete wall will be textured to match the surrounding rough finish and earthtone colors of the adjacent bluffs. The city’s 3rd party geotechnical consultant has reviewed the applicant’s geotechnical report. Prior to issuance of the building permit, compliance with the recommendations proposed in the geotechnical report shall be verified. In addition, a total of 18 cubic yards of cut/excavation is proposed for the stabilization project. The sand excavated in association with the project will be redistributed on the beach. d. Economy, Business Diversity and Tourism - The Terramar Stairway is adjacent to Carlsbad Boulevard and provides the public with year-round access to South Carlsbad State Beach. The proposed renovations to the stairway provide safety to the public and allow tourists and residents to continue to gather to enjoy the coastline and recreational amenities the beach offers. 12. The project is consistent with the Citywide Facilities and Improvements Plan, the Local Facilities Management Plan for Zone 3 and all City public facility policies and ordinances. The project includes elements or has been conditioned to construct or provide funding to ensure that all facilities and improvements regarding sewer collection and treatment; water; drainage; circulation; fire; schools; parks and other recreational facilities; libraries; government administrative facilities; and open space, related to the project will be installed to serve new development prior to or concurrent with need. Specifically, a. The project has been conditioned to provide proof from the Carlsbad Unified School District that the project has satisfied its obligation for school facilities. b. Park-in-lieu fees are required by Carlsbad Municipal Code Chapter 20.44 and will be collected prior to issuance of building permit. c. The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected prior to the issuance of building permit. d. The Local Facilities Management fee for Zone 3 is required by Carlsbad Municipal Code Section 21.90.050 and will be collected prior to issuance of building permit. 13. That the project is consistent with the City’s Landscape Manual and Water Efficient Landscape Ordinance (Carlsbad Municipal Code Chapter 18.50). 14. The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15301(d) – Existing Facilities, of the state California Environmental Quality Act (CEQA) Guidelines. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. Dec. 4, 2024 Item #4 15 of 59 15. The Planning Commission has reviewed each of the exactions imposed on the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. Conditions: NOTE: Unless otherwise specified herein, all conditions shall be satisfied prior to the issuance of a building permit. 1. Approval is granted for CDP 2022-0026/SUP 2024-002 (DEV2022-0071)– TERRAMAR STAIRWAY STABILIZATION as shown on Exhibits "A" – "J", dated DEC. 4, 2024, on file in the Planning Division and incorporated herein by reference. Development shall occur substantially as shown unless otherwise noted in these conditions. 2. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the city shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the city’s approval of this Coastal Development Permit and Special Use Permit. 3. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Coastal Development Permit and Special Use Permit, documents, as necessary to make them internally consistent and in conformity with the final action on the project. Development shall occur substantially as shown on the approved Exhibits. Any proposed development, different from this approval, shall require an amendment to this approval. 4. Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance. 5. If any condition for construction of any public improvements or facilities, or the payment of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged, this approval shall be suspended as provided in Government Code Section 66020. If any such condition is determined to be invalid, this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. 6. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attorney’s fees incurred by the city arising, directly or indirectly, from (a) city’s approval and issuance of this Coastal Development Permit and Special Use Permit (b) city’s approval or issuance of any permit or action, whether discretionary or nondiscretionary, in connection with the use contemplated herein, and (c) Developer/Operator’s installation and Dec. 4, 2024 Item #4 16 of 59 operation of the facility permitted hereby, including without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. This obligation survives until all legal proceedings have been concluded and continues even if the city’s approval is not validated. 7. Prior to submittal of the building plans, improvement plans, grading plans, or final map, whichever occurs first, developer shall submit to the City Planner, a 24" x 36" copy of the Coastal Development Permit and Special Use Permit conceptual grading plan and preliminary utility plan reflecting the conditions approved by the final decision-making body. The copy shall be submitted to the City Planner, reviewed and, if found acceptable, signed by the city's project planner and project engineer. If no changes were required, the approved exhibits shall fulfill this condition. 8. This project shall comply with all conditions and mitigation measures which are required as part of the Zone 3 Local Facilities Management Plan and any amendments made to that Plan prior to the issuance of building permits. 9. This approval shall become null and void if building permits are not issued for this project within 24 months from the date of project approval. 10. Building permits will not be issued for this project unless the local agency providing water and sewer services to the project provides written certification to the City that adequate water service and sewer facilities, respectively, are available to the project at the time of the application for the building permit, and that water and sewer capacity and facilities will continue to be available until the time of occupancy. 11. Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy #17 and the License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, subject to any credits authorized by Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone 3, pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall become void. 12. Prior to the issuance of the building permit, Developer shall submit to the City a Notice of Restriction executed by the owner of the real property to be developed. Said notice is to be filed in the office of the County Recorder, subject to the satisfaction of the City Planner, notifying all interested parties and successors in interest that the City of Carlsbad has issued a Coastal Development Permit and Special Use Permit by this Resolution on the property. Said Notice of Restriction shall note the property description, location of the file containing complete project details and all conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The City Planner has the authority to execute and record an amendment to the notice which modifies or terminates said notice upon a showing of good cause by the Developer or successor in interest. 13. Developer shall make a separate formal landscape construction drawing plan check submittal to the Planning Division and obtain City Planner approval of a Final Landscape and Irrigation Plan showing conformance with the approved Preliminary Landscape Plan and the city’s Landscape Manual. Developer shall construct and install all landscaping and irrigation as shown on the approved Final Plans. All landscaping shall be maintained in a healthy and thriving condition, free Dec. 4, 2024 Item #4 17 of 59 from weeds, trash, and debris. All irrigation systems shall be maintained to provide the optimum amount of water to the landscape for plant growth without causing soil erosion and runoff. 14. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plan check process on file in the Planning Division and accompanied by the project’s building, improvement, and grading plans. 15. This approval shall become null and void if the commencement of construction activities has not begun for this Project within 24 months from the date of Project approval. 16. Prior to issuance of the building permit, Developer shall submit to the City Planner a copy of the Right of Entry Permit from California State Parks for the construction staging area. Once the construction equipment has been removed from the staging area, the area shall be hydroseeded with a native seed mix, to the satisfaction of the City Planner and California State Parks. 17. All beach-quality sand excavated to implement the project shall be redistributed on South Carlsbad State beach, and in the vicinity of the Terramar Stairway, to the satisfaction of the City Planner. The beach-quality sand shall be placed in such a manner that maintains public access to the beach and shall not block existing or proposed drainage improvements. 18. Prior to issuance of the building permit, the Developer is required to replenish the beach with 85.1 cubic yards of imported sand to mitigate adverse impacts on local shoreline sand supply. In the alternative, the Developer may pay a sand mitigation fee to a guaranteed funding mechanism such as SANDAG’s Public Access & Recreation Fund to compensate for the loss of shoreline sand supply. To satisfy this condition, the Developer shall submit to the City Planner the details of exactly how mitigation will be achieved and evidence of when the improvements would take place. If the Developer agrees to pay a sand mitigation fee, the in-lieu payment calculations must be based on sand supply costs for 2024, including quotes from quarries, example beach replenishment project costs, etc., and the receipt of payment shall be submitted to the City Planner, prior to issuance of the building permit. 19. The repairs to the Terramar Stairway shall be timed to avoid high beach use periods, as determined by the City Planner, which will limit interference with public recreational opportunities. Such high beach use timeframes shall include, but not be limited to, the weekends, as well as state and federal holidays. 20. Prior to the issuance of a building permit, the Developer shall submit for review and written approval from the City Planner, a Temporary Beach Access Control Plan exhibit to show the location of any proposed temporary construction/security fencing around the stairway landing and in the area landward of the stairway to deter the public from physically accessing the stairwell during the construction period. As part of the Temporary Beach Access Control Plan the Developer or contractor shall install where needed temporary detour signs to identify dedicated beach access. The Developer or contractor must also notify all affected residents (property owners and occupants within 100 feet) a minimum of 7 business days prior to beginning work to indicate the scope of work, the duration of the work, and timeline for completion. Documentation verifying the noticing has been completed shall be submitted to the City Planner. Access to be detailed on the Temporary Beach Access Control Plan may be Dec. 4, 2024 Item #4 18 of 59 adjusted in the field for existing or changing conditions to provide maximum feasible public access to the shoreline. 21. The Terramar Stairway Stabilization project, CDP 2022-0026/SUP 2024-0002, shall comply with the recommendations of the geotechnical report (ENGEO, January 2023), to the satisfaction of the Building Official and City Planner. Code Reminder: 22. Approval of this request shall not excuse compliance with all applicable sections of the Zoning Ordinance and all other applicable city ordinances in effect at time of maintenance dredging, except as otherwise specifically provided herein. NOTICE TO APPLICANT An appeal of this decision to the City Council must be filed with the City Clerk at 1200 Carlsbad Village Drive, Carlsbad, California, 92008, within ten (10) calendar days of the date of the Planning Commission’s decision. Pursuant to Carlsbad Municipal Code Chapter 21.54, section 21.54.150, the appeal must be in writing and state the reason(s) for the appeal. The City Council must make a determination on the appeal prior to any judicial review. NOTICE TO APPLICANT The project site is within the appealable area of the California Coastal Commission. This Coastal Development Permit (CDP) shall not become effective until ten (10) working days have elapsed, without a valid appeal being filed with the Coastal Commission, following the Coastal Commission’s receipt of the city’s notice of the CDP issuance (“Notice of Final Action”). The filing of a valid appeal with the Coastal Commission within such time limit shall stay the effective date of this CDP until such time as a final decision on the appeal is reached by the Coastal Commission. NOTICE Please take NOTICE that approval of your project includes the “imposition” of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as “fees/exactions.” You have 90 days from date of final approval to protest imposition of these fees/exactions. If you protest them, you must follow the protest procedure set forth in Government Code Section 66020(a), and file the protest and any other required information with the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or annul their imposition. You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. Dec. 4, 2024 Item #4 19 of 59 PASSED, APPROVED, AND ADOPTED at a regular meeting of the planning Commission of the City of Carlsbad, California, held on Dec.4, 2024, by the following vote, to wit: AYES: Kamenjarin, Lafferty, Meenes, Merz, Stine NAYES: None. ABSENT: Danna, Hubinger ABSTAIN: None MENJARIN, Chairperson CARLSBAD PLANNING COMMISSION ATTEST: MIKE STRONG Assistant Director of Community Development Dec.4,2024 Item #4 20 of 59 PACIFIC OCEAN C A R L S B A D B L L O S R O B L E S D R E L A R B O L D R S H O R E D R CERE Z O D R E L C AMINO R E A L LA COSTA AV A L G A R D C A R L S B A D B L CDP 2022-0026/SUP 2024-0002 Terramar Stairway Stabilization SITE MAP J SITE Map generated on: 10/31/2024 Exhibit 2 Dec. 4, 2024 Item #4 21 of 59 PROJECT ANALYSIS EXHIBIT 3 (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) PROJECT ANALYSIS The project is subject to the following regulations: A. General Plan Land Use Designations Residential 0-4 dwelling units per acre (R-4) and Open Space (OS) B. One-Family Residential (R-1) and Open Space (OS) Zones (CMC Chapters 21.10 and 21.33) C. Coastal Development Procedures for the Mello II Segment of the Local Coastal Program (CMC Chapter 21.201); Coastal Resource Protection Overlay Zone (CMC Chapter 21.203); and Coastal Shoreline Development Overlay Zone (CMC Chapter 21.204) D. Floodplain Management Regulations (CMC Chapter 21.110) E. Growth Management Ordinance (CMC Chapter 21.90) and Local Facilities Management Plan Zone 3 The recommendation for approval of this project was developed by analyzing the project’s consistency with the applicable regulations and policies. The project’s compliance with each of the above regulations is discussed in detail within the sections below. A. General Plan R-4 Residential and OS Open Space Land Use Designations The General Plan Land Use designations for the property are R-4, Residential 0-4 dwelling units per acre (du/ac) and OS, Open Space The project site is developed with a single-family residence, seawall, and privately maintained public stairway. The proposed repairs to the Terramar public stairway do not change the use, area or density of property which was previously found to be consistent with the General Plan. The stairway renovation project is also not subject to specific goals, objectives or action programs of the Mobility, Noise, Housing, Arts, Culture, History & Education, and Sustainability elements of the General Plan. The project complies with the remaining elements of the General Plan, Land Use & Community Design, Open Space, Conservation and Recreation, Public Safety, and Economy, Business Diversity and Tourism, as outlined in Table “A” below: TABLE A – GENERAL PLAN COMPLIANCE Element Use, Classification, Goal, Objective or Program Proposed Uses & Improvements Comply? Land Use & Community Design Policy 2-P.52 Work with the California Parks Department to enhance recreation, public access, visitor-commercial services, and activity in the Carlsbad coastal corridor. Policy 2-P.64 Enhance public access and public use in the area by allowing compatible public trails, community gathering spaces and public and The Terramar Stairway is a privately maintained public stairway located at 5327 Carlsbad Boulevard providing access to South Carlsbad State Beach on a year-round basis. As a result of constant wave action, the stairway is undermined, and a series of sea caves have formed creating an unsafe condition for the public and impacting the long-term stability of the stairway and public safety on the beach. The proposal Yes Dec. 4, 2024 Item #4 22 of 59 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) Element Use, Classification, Goal, Objective or Program Proposed Uses & Improvements Comply? private, active and passive park and recreation uses. to backfill the voids under the stairway with erodible concreate, enhance the drainage under the stairway, replace the rusted handrails, repair the stair treads, and armor the north and south sides of the stairway with a shotcrete wall finished to resemble the adjacent bluffs will enhance the public’s access to South Carlsbad State Beach and improve the safety to all that use the stairway and beach. State Parks has been consulted regarding the proposed project and support’s the applicant’s request to utilize the bluff as a temporary staging area for the equipment on State Parks property. A Right of Entry Permit to utilize the bluff top and adjacent beach area for staging areas will be required from State Parks. Open Space, Conservation and Recreation Goal 4-G.5 Maintain a diversified, comprehensive system of open space for outdoor recreation, including, but not limited to parks; beaches; areas for organized sports; connecting corridors containing trails; water recreation areas (beaches, lagoons, lakes); unique conservation areas for nature study; and semi-developed areas for camping. Goal 4-G.9 Improve and maintain high quality beaches for residents and visitors Policy 4-P.39 Work collaboratively with the California State Parks and South Carlsbad State Beach is a public beach and is identified in the General Plan as a natural resource requiring preservation. The proposal to repair the Terramar public stairway includes filling the sea caves undercutting the stairway with erodible concrete, enhancing the drainage, and applying a shotcrete wall to the sides of the stairway, extending from the beach to the top of the concrete stairway wall, textured with an earthtone color to match the surrounding bluffs. The repair project also includes a request to replace the existing handrails which are rusted, and repair/replace tread of steps where needed. The proposed work Yes Dec. 4, 2024 Item #4 23 of 59 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) Element Use, Classification, Goal, Objective or Program Proposed Uses & Improvements Comply? Recreation Department to improve and maintain high quality beaches by enhancing beach access, facilities, and services along Carlsbad’s entire coastline. to the public stairway will both improve and maintain public access to South Carlsbad State Beach. State Parks has been consulted regarding the proposed project and support’s the applicant’s request to utilize the bluff as a temporary staging area for the equipment on State Parks property. The staging area to the south of the Terramar Stairway is disturbed, nonnative habitat. The area will be hydroseeded with a native mix acceptable to the State Parks Department. Public Safety Goal 6-G.1 Minimize injury, loss of life, and damage to property resulting from fire, flood, hazardous material release, or seismic disasters. Policy 6-P.5 Require installation of protective structures or other design measures to protect proposed building and development sites, existing infrastructure, and critical services from the effects of flooding. Utilize, where possible, nature-based solutions and pervious pavement to assist in protection Policy 6-P.6 Enforce the requirements of Titles 18, 20, and 21 pertaining to drainage and flood control when reviewing applications for building permits and subdivisions. Policy 6-P.14 Encourage development projects to deposit dredge spoils on the beach if the material is suitable for sand Since a portion of the stairway and beach are in a 100-year flood zone, pursuant to Chapter 21.110 of the Carlsbad Municipal Code, a Floodplain Special Use Permit (SUP) is required. The proposed improvements to the stairway will not change the flood water elevations or negatively impact adjacent properties. The improvements are designed to protect the public stairway from tidal and wave action. The repairs will improve the stability of the public stairway, thus minimizing injury, loss of life, and property damage. The Geotechnical Report prepared by EnGeo (January 2023) recommended the filling of the sea caves with erodible concrete and the placement of shotcrete on the north and south sides of the stairway. The shotcrete will be attached to the stairway and a series of tieback anchors will be used to secure the wall. The Yes Dec. 4, 2024 Item #4 24 of 59 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) Element Use, Classification, Goal, Objective or Program Proposed Uses & Improvements Comply? replenishment and is consistent with environmental protection policies. Policy 6-P.22 When a geotechnical report is required, submission of the report and demonstration that a project conforms to all mitigation measures recommended in the report prior to city approval of the proposed development (as required by state law) shotcrete wall will be textured to match the surrounding rough finish and earthtone colors of the adjacent bluffs. The city’s 3rd party geotechnical consultant has reviewed the applicant’s geotechnical report and does not have any concerns or additional comments. Prior to issuance of the building permit, compliance with the recommendations proposed in the geotechnical report shall be verified. In addition, a total of 18 cubic yards of cut/excavation is proposed for the stabilization project. The sand excavated in association with the project will be redistributed on the beach. Economy, Business Diversity, and Tourism Policy 8-P.13 Within the Carlsbad Boulevard coastal corridor, encourage development that promotes tourism and economic vitality through a combination of visitor and local-serving commercial, civic, and recreational uses and services. Ensure that this corridor provides vibrant coastal spaces where residents and visitors can gather to enjoy the natural beauty of the coastline, as well as recreational amenities and supporting commercial uses. The Terramar Stairway is adjacent to Carlsbad Boulevard and provides the public with year-round access to South Carlsbad State Beach. The proposed renovations to the stairway provide safety to the public and allow tourists and residents to continue to gather to enjoy the coastline and recreational amenities the beach offers. Yes B. One-Family Residential (R-1) and Open Space (OS) Zones (CMC Chapters 21.10 and 21.33) While the subject parcel is in the R-1 and O-S Zones, the Terramar Stairway is located entirely within the R-1 Zone. Therefore, the focus of the compliance analysis is limited to the R-1 zone. The Terramar Stairway was permitted by the Planning Commission in 1997, pursuant to SUP 96-07, CDP 96-05 and HDP 97-03, and Planning Commission Resolution Nos. 4106-4108. Since the proposal to repair the stairway does not involve the construction of a home or an addition, many of the R-1 standards do not apply. CMC Section 21.46.130 limits walls in the side yard setback in residential zones to six feet. Dec. 4, 2024 Item #4 25 of 59 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) Pursuant to the staff report for the construction of the stairway, a special exception was made by the Planning Commission in 1997 to build the stairway, exceeding six feet in height, along the side property line. Pursuant to CMC Section 21.48.050, Nonconforming Residential Structures and Uses, a nonconforming residential structure may be repaired or altered, provided that the repair or alteration complies with all current fire protection and building codes and regulations contained in Titles 17 and 18. The proposal to repair and stabilize the stairway through the placement of tieback anchors and a shotcrete wall has been designed pursuant to the recommendations of the geotechnical report and will require a building permit wherein compliance with the Building Code and regulations contained in Titles 17 and 18 will be verified. C. Coastal Development Permit Regulations for the Mello II Local Coastal Program (LCP) Segment, the Coastal Resource Protection Overlay Zone, and the Coastal Shoreline Development Overlay Zone (Chapters 21.201, 21.203, and 21.204 of the Zoning Ordinance) 1. Mello II Segment of the Certified Local Coastal Program and all applicable policies The project site is in the Mello II Segment of the Local Coastal Program (LCP) and is within the appealable area of the California Coastal Commission. The project site has an LCP Land Use designations of R-1 and OS, Residential and Open Space, and Zoning of R-1 and OS, which are consistent with the City’s General Plan and Zoning. The project’s consistency with the General Plan Land Use designation and Zoning are analyzed in Sections A and B above. The Project is consistent with the LCP Land Use policies as outlined in Table “B” below: TABLE B – LOCAL COASTAL PROGRAM COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Geology, Floodplain, and Shoreline Hazard Areas Policy 4-1 – Coastal Erosion. 1(a). Development Along Shoreline: New shoreline development, including additions to existing structures, must undergo a site-specific geologic investigation and analysis following Coastal Commission guidelines, with permitted development requiring a report demonstrating bluff stability for 75 years or the structure's expected lifetime, along with incorporating sub-drainage systems, drought-resistant landscaping, and erosion control measures outlined in the City of Carlsbad Drainage Master Plan. The Terramar Stairway is located adjacent to and within a coastal bluff that is susceptible to coastal erosion. The stairway has been undermined by constant wave action and a series of sea caves have formed under the stairway, resulting in an unsafe condition and threatening the stability of the stairway. The proposed stabilization project includes the following: • Remove debris underneath stairway and backfill the voids/sea caves underneath the stairway with erodible concrete. • Add drain lines under the stairway and encapsulate within the concrete fill Yes Dec. 4, 2024 Item #4 26 of 59 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY 3. Shoreline Structures: Revetments, breakwaters, groins, harbor channels, seawalls, cliff retaining walls, and other such construction that alters natural shoreline processes shall be permitted when required to serve coastal-dependent uses or to protect existing structures or public beaches in danger from erosion, and when designed to eliminate or mitigate adverse impacts on local shoreline sand supply. As a condition of coastal development permit approval, permitted shoreline structures may be required to replenish the beach with imported sand. Provisions for the maintenance of any permitted seawalls shall be included as a condition of project approval. Projects which create dredge spoils shall be required to deposit such spoils on the beaches if the material is suitable for sand replenishment • Extend existing drainage pipe further west to face of the stairway wall • Armor the north and south sides of the concrete stairway with the addition of a shotcrete wall. The new wall will be attached to the face of the wall of the existing stairway and will be secured by tied back steel- reinforced anchors, which are drilled into the bluffs. The shotcrete wall will extend from the beach/base of the bluffs to the top of the stairway where it intersects with the bluff, with a maximum height of 17 feet above the beach grade as viewed from the south and when the beach sand levels are at the lowest point. The rough architectural finish and earthtone color of the shotcrete wall will resemble the existing bluffs and adjacent seawall to the north. • Replace rusted handrails with a stainless steel railing and repair/replace step treads where appropriate. The proposed repairs are consistent with the recommendations of the geotechnical report prepared for the project (ENGEO, January 2023), which includes a 75-year bluff retreat analysis confirming stability of the stairway with the proposed improvements. Pursuant to the geotechnical analysis, to prevent the imminent failure of the stairway, the construction of a tied-back steel-reinforced Dec. 4, 2024 Item #4 27 of 59 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY structural shotcrete seawall is recommended. The Project will also adhere to the city’s Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management Program (JRMP) to avoid increased urban run-off, pollutants, and soil erosion. The proposed project is consistent with Policy 4-1, Shoreline Structures, as it consists of the repair and stabilization of an existing public stairway which provides access to South Carlsbad State Beach, a public beach as well as a scenic and coastal resource, on a year-round basis. The stairway is currently undermined and in need of repair. Seawalls or cliff retaining walls that alter the natural shoreline processes shall be permitted when required to serve coastal-dependent uses or to protect existing structures or public beaches in danger from erosion. The grading proposed in conjunction with the project, 18 cubic yards of cut, is proposed as temporary excavation to construct the footings for the wall. Any excavated material will be deposited on the beach. The project has been conditioned accordingly. Moreover, the project has been conditioned to require the Developer to replenish the beach with imported sand, or, in the Dec. 4, 2024 Item #4 28 of 59 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY alternative, to pay a sand mitigation fee to a guaranteed funding mechanism to compensate for any long-term impacts the shotcrete wall will have on beach sand supply. Shoreline Access Policy 7-3 – Access Along Shoreline. The city will cooperate with the state to ensure that lateral beach access is protected and enhanced to the maximum degree feasible and will continue to formalize shoreline prescriptive rights. The Project is enhancing public access to the beach by repairing an undermined public stairway, which is currently a safety hazard. Vertical and lateral access easements were recorded as conditions of approval for the development of the property. The and the property owner is responsible for the on-going repair and maintenance of the structure. Yes Shoreline Access Policy 8-1 – Scenic and Visual Resources. The Scenic Preservation Overlay Zone should be applied where necessary throughout the Carlsbad coastal zone to assure the maintenance of existing views and panoramas. The Project consists of repairs to an existing concrete stairway. As the stairway is located below the elevation of the coastal bluff, the repairs will not impact existing coastal views from the State Parks property to the south or from Carlsbad Boulevard to the east. Yes 2. Coastal Resource Protection Overlay Zone, CMC Chapter 21.203 The Project is subject to the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203). The Coastal Resource Protection Overlay Zone identifies areas of protection: a) preservation of steep slopes and vegetation; b) drainage, erosion, sedimentation, habitat; c) seismic hazards, landslides, and slope instability; and d) floodplain development. The Project’s compliance with each of these areas of concern is discussed below: a. Preservation of Steep Slopes and Vegetation. Slopes greater than 25 percent and possessing endangered plant/animal species and/or coastal sage scrub and chaparral plant communities are considered “dual criteria” slopes and are protected in the Coastal Zone. The Terramar Stairway was permitted to be developed within the coastal bluff, which is considered a steep slope. The slope and the staging area for the equipment do not include any native vegetation. The proposed repair project includes the construction of a shotcrete wall adjacent to the face of the stairway wall. The shotcrete will be secured by tied back steel-reinforced anchors, which are drilled into the bluffs. While the bluffs will be retained, work is proposed within the bluffs to stabilize the wall. The stabilization project is necessary to protect public safety since it is currently an unsafe condition under and adjacent to the stairway. Dec. 4, 2024 Item #4 29 of 59 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) b. Drainage, Erosion, Sedimentation, Habitat. The Project will adhere to the city’s Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual, and Jurisdictional Runoff Management Program (JRMP) to avoid increased urban run-off, pollutants, and soil erosion. As part of the repair project, the existing drainage pipe will be extended to the west face of the shotcrete wall, as recommended in the geotechnical report. Further, there is no sensitive habitat located on the coastal bluff adjacent to the stairway. c. Seismic Hazards, Landslides and Slope Instability. The Preliminary Geotechnical Investigation (ENGEO, January 2023) indicated the following: i. The subject stairway, and southern coastal bluff are not located within or crossed by a State-delineated Alquist-Priolo earthquake fault zone. ii. The beach and bluff-toe area of the cove are mapped within a tsunami inundation zone. iii. No known landslides are mapped at the site, but the site is generally susceptible to all types of slope hazards and indications of relatively shallow surficial slope failures were observed locally on the coastal bluff in the vicinity of the site. iv. The potential for liquefaction or seismically induced ground settlement due to an earthquake is considered very low due to the dense nature of the geologic units at the site. The geotechnical report concluded that no geotechnical conditions were apparent during the investigation that would preclude the proposed stairway stabilization measures. d. Flood Plain Development. The lower segment of the Terramar Stairway is located within a 100- year floodplain area as identified by the FEMA Flood Map Service Center. A Special Use Permit is required to develop in the coastal flood zone. In addition, there are no prime agricultural lands on or near the site. Therefore, the project is consistent with the provisions of the Coastal Resource Protection Overlay Zone. 3. Coastal Shoreline Development Overlay Zone, CMC Chapter 21.204 The Coastal Shoreline Development Overlay Zone is intended to provide land use regulations along the coastline area including the beaches, bluffs, and the land area immediately landward thereof. The purpose of the coastal shoreline development zone is to provide for control over development and land use along the coastline so that the public's interest in maintaining the shoreline as a unique recreational and scenic resource, promoting public safety and access, and in avoiding the adverse geologic and economic effect of bluff erosion, is adequately protected. Steps and stairways providing access from the top of the bluff to the beach are permitted by right. The proposal to repair the Terramar public stairway includes filling the sea caves undercutting the stairway with erodible concrete and applying a shotcrete wall to the sides of the stairway, extending from the beach to the top of the concrete stairway wall, textured with an earthtone color to match the surrounding bluffs. The repair project also includes a request to replace the existing handrails which are rusted, and repair/replace tread of steps where needed. The proposed repairs are consistent with the recommendations of the geotechnical report prepared for the project (ENGEO, January 2023), which includes discussions of field evaluation, bluff stability analyses, wave runup and bluff retreat analyses accounting for sea level rise, and design criteria for the Dec. 4, 2024 Item #4 30 of 59 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) recommended stabilization measures. Moreover, the geotechnical report includes a 75-year bluff retreat analysis confirming stability of the stairway with the proposed improvements. Pursuant to CMC Chapter 21.204.110, alternative solutions and mitigating measures shall be considered for shoreline development projects. The applicant, via correspondence from the geotechnical engineer, has considered the implementation of the repair project and any feasible alternatives. To identify the least environmentally damaging feasible alternative to protect the stairway, the applicant and geotechnical engineer undertook an analysis of possible alternatives. The alternatives analysis included the repair project without erodible concrete under the stairway and the elimination of the proposed seawall on the north and south sides of the stairway (managed retreat), etc. Based on the analysis and results of the geotechnical report as well as the documented history of bluff failures on the property, the applicant has determined the stairway would continue to be undermined without the shotcrete and it would therefore be an on-going public hazard. Pursuant to prior project approvals related to the stairway, the owner is legally responsible for and obligated to repair and maintain the public stairway. The geotechnical report prepared for this project recommends the proposed shotcrete wall, including adding drain lines under the stairway and extending the drainage pipe further west to face the stairway wall. The proposed project meets the standards and requirements of the city’s Local Coastal Program, which allows cliff retaining walls and seawalls when required to serve coastal dependent uses or to protect existing structures or public beaches in danger from erosion. The city’s third party engineering consultant has reviewed the geotechnical report prepared by the applicant’s geotechnical engineer, determined the design is consistent with engineering requirements, and has no additional comments. The proposed work to the public stairway will both improve public safety and maintain public access to South Carlsbad State Beach, a recreational and scenic resource. In addition, the repairs may avoid the negative geologic and economic effects of significant bluff failures. With any type of shoreline protective device, the natural exchange of material from the armored area to the beach/shoreline area and offshore sand supply system is interrupted and, if the armored bluff/shoreline area would have otherwise eroded, there is a measurable loss of material to the beach/shoreline/offshore sand supply system area as a result. The applicant’s geotechnical engineer conducted analyses and determined that the amount of beach-quality sand retained would be approximately 85.1 cu. yds. of sand over 20 years. As a condition of permit approval, the applicant is required to replenish the beach with imported sand. In the alternative, the applicant may pay a sand mitigation fee to a guaranteed funding mechanism such as SANDAG’s Public Access & Recreation Fund to compensate for the loss of shoreline sand supply. Based on recent communications with the applicant and California Coastal Commission staff, the cost of purchasing and delivering beach quality sand is currently approximately $60 per cubic yard. Thus, an in-lieu fee to address this sand supply impact could be approximately $5,106 (i.e., 85.1 cu. yds. x $60/cu. yd. = $5,106) for the initial 20-year mitigation timeframe). Therefore, a special condition has been added to the resolution that the applicant provide the details of exactly how mitigation will be achieved and evidence of when the improvements would take place. If the applicant pays a sand mitigation fee to SANDAG, the applicant must provide evidence that a fee has been deposited to SANDAG to fund beach sand replenishment, in-lieu of providing the total amount of sand to replace the sand that will be lost due to the impacts of the proposed revetment for the initial 20 year period. Dec. 4, 2024 Item #4 31 of 59 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) D. Floodplain Management Regulations (CMC Chapter 21.110) Chapter 21.110 of the Zoning Ordinance addresses construction within areas prone to flood conditions. One of those areas identified is the Coastal High Hazard Area, defined as the area subject to high velocity waters. Along the coast, storm surges and wave run-up areas qualify as Coastal High Hazard Areas and are subject to the Floodplain Management Regulations. For a Special Use Permit for construction in Coastal High Hazard Areas to be approved, certain standards must be met. These standards involve the adequate securing of the proposed construction to anchored pilings or columns, elevation of the lowest floor or landing above the base flood elevation, the siting of all construction landward of the mean high tide line and the prohibition of the use of fill as a structural support. The Terramar Stairway is located within the special flood hazard areas as shown on the Flood Insurance Rate Maps. As detailed in the geotechnical review for the stairway (ENGEO January 2023) and the staff report for the construction of the stairway in 1997 (SUP 96-07/CDP 96-05/HDP 97-03, Planning Commission Resolution Nos. 4106-4108), the stairway was constructed with reinforced concrete, secured to caissons anchored to the bedrock. The lowest landing was constructed at an elevation of 8.0 feet above mean sea level (msl), whereas the mean high tide line (or base flood elevation) is located at 4.40 feet. Therefore, the proposed beach access stairway conforms with the requirements of the Floodplain Management Regulations. E. Growth Management The proposed project is located within Local Facilities Management Zone 3 in the northwest quadrant of the city. There will be no impact to public facilities because there will be no net increase in the number of dwelling units on site which will remain at one. TABLE C – GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration No impact Yes Library No impact Yes Wastewater Treatment No impact Yes Parks No impact Yes Drainage No impact Yes Circulation No impact Yes Fire No impact Yes Open Space No impact Yes Schools No impact Yes Sewer Collection System No impact Yes Water No impact Yes Dec. 4, 2024 Item #4 32 of 59 Exhibit 4 Dec. 4, 2024 Item #4 33 of 59 ( City of Carlsbad AUTHORIATION, CONSENT, AND DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 1635 Faraday Avenue 442-339-2600 www.carlsbadca.gov [g] APPLICATION AND ACKNOWLEDGEMENT INFORMATION This submittal form {Part A through Part F) must be completed as part of your application with the City of Carlsbad. Your project cannot be reviewed until this information is completed. PART A. Owner Authorization and Consent NOTE: This Consent and Disclosure Form must list the name of the principal owners {10% or greater) and attach a copy of the current corporate articles, partnership agreement, or trust document, as applicable. Provide name(s) of the person(s) authorized to sign on behalf of the organization. (A separate page may be attached if necessary.) IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE IND/CA TE NOT-APPLICABLE (N/A) IN THE SPACE BELOW. This is to certify under penalty of perjury that the undersigned is/are the record owner(s) of the property known as: Assessor's Map Book, Page and Parcel (APN/APNs): _2_1_0_-_12_0_-_3_4_-0_0 __________ _ _________________________________ ;and Street Address (if applicable): _5_3_2_7_C_a_r_ls_b_a_d_B_o_u_le_v_a_rd ______________ _ that I/we (full legal name of all record owners) consent to the filing of the Land Use Review Application on our property for processing by the City of Carlsbad Planning Division. I/We declare under penalty of perjury that I/we have reviewed this Affidavit and the information is true and correct. Name: Windstille LLC Series N , Brant Massman, Manager Signature: ,8-uz;,d:;-~ Name: --------------------------- Signature: _________________________ _ Name: --------------------------- Signature: _________________________ _ (For additional names, please use a separate sheet of paper) Page 1 of 6 P-1 (A) Form Rev 6/2023 Dec. 4, 2024 Item #4 34 of 59 IMPORTANT: A Grant Deed is required if the ownership does not match city records. Ownership on the deed must correspond exactly with the ownership listed. If the owner noted on the Grant Deed does not match the person signing as Property Owner, provide paperwork documenting the person signing is authorized to sign as a Property Owner. Whenever any excavation, fill, or other project-related improvement requires entry onto adjacent property for any reason, the Land Use Review Application shall include the written consent or legal easements or other property rights of the adjacent property owner or their authorized representative, and shall include such consent with the application package . The application will not be deemed complete unless and until all necessary consent documents are so filed. The consent shall be in a form acceptable to the City Planner. If the proposed improvements on the adjacent property change the nature of the property's development rights (or implied bundle of rights), the city might require recordation of a Covenant and Agreement for Offsite Improvements and Release of Liability as a condition of project approval. Does the project's limits of disturbance encroach on property not owned by the Property Owner? □ Yes 0 No If yes, attach adjacent owner authorization. PART B. Owner Declarations (to be signed by Property Owner) I/We hereby certify under penalty of perjury that I have read the information below and that: 1. I/We understand that it is the responsibility of the Applicant to substantiate the request through the requirements of the application. 2. I/We understand that if there is a zoning violation on the property, application review may be delayed. Any unpermitted structures or uses must either be removed or legalized at part of this application. 3. I/We understand that if this application is approved, I/we may be required to record a covenant with the County Recorder's Office, the form and content that is satisfactory to the City and its City Attorney, to notify future owners of the project approval and restrictions. 4. If this Land Use Review Application is approved or conditionally approved, I/we hereby certify that I/we will comply with all conditions attached to the approval action. I/We understand that the failure to comply with any conditions shall constitute grounds for the revocation or modification of the approval, permit, or other authorizations provided. 5. Prior to any use of the project site pursuant to the permit issued, all conditions of approval (if any) will be completed or secured in the manner as stated or required. Property Owner Signature(s): 8~~ Name(s): Brant Massman Manager, Windstille LLC Series N Date: 12-29-23 Page 2 of 6 P-1(A) Form Rev 6/2023 Dec. 4, 2024 Item #4 35 of 59 PART C. Project Team Information {complete all applicable fields) Applicant: □ Same as Owner QI Different from Owner Name (if different from Owner): _W_a_lte_r_C_ra_m_p_t_o_n _________________ _ Company or Firm: _E_N_G_E_O_,_l_nc_. ________________________ _ Contact Address: 3890 Murphy Canyon Road City: San Diego State: _C_A _________ Zip Code: _9_2_1_2_3 __ _ Agent or Representative: QI Same as Applicant □ Different from Applicant □ N/A Name (if different from Applicant): _______________________ _ Company or Firm: _____________________________ _ Contact Address: _____________________________ _ City: ___________ State: ___________ Zip Code: _____ _ Other (specify Architect, Engineer, CEQA Consultant, etc.): ______________ _ Name:--------------------------------- Company or Firm: _____________________________ _ Contact Address: _____________________________ _ City: ___________ State: ___________ Zip Code: _____ _ NOTE: A Letter of Authorization (LOA) from the Property Owner empowering a person or persons to act on the behalf of the Property, is required if anyone other than the Property Owner signs the Land Use Review Application as the Applicant or Agent. The authorized person (Applicant or Agent) on the LOA must correspond with the name and signature, above. PART D. Single "Point of Contact" Designation A single "point of contact" is an individual that handles all communications with the city and its review team for the purposes of sending and receiving application materials, information, reports, etc. The point of contact is to be the single individual elected on the Land Use Review Application form for all communications and to remain as the primary contact for all status updates relating to the Land Use Review Application. Single Point of Contact: □ Applicant □ Property Owner 0 Agent □ Other ________ _ Page 3 of 6 P-1 (A) Form Rev 6/2023 Dec. 4, 2024 Item #4 36 of 59 PART E. Contribution Disclosure Has the Property Owner, Applicant, or Agent had more than $900 worth of business transacted with any member of city staff, Boards, Commissions, Committees and/or Council within the past 12 months? □ Yes 0 No If yes, indicate person(s): ___________________ _ NOTE: Attach additional sheets if necessary. PART F. Applicant Declarations (to be signed by Applicant) I hereby certify under penalty of perjury that I have read the information below and that: 1. I have carefully reviewed and prepared the application and plans in accordance with the instructions. 2. I understand that the specific information needed to initiate planning case processing corresponds to those items listed in the application form's "Minimum Submittal Intake Requirements Checklist." I also understand that even if the application is duly filed and accepted for intake processing, each application submitted to the Planning Division is required to have specified information included in the application packet before it is determined to be complete. The specific information to determine completeness is in "Completeness Determination Requirements Checklist." 3. The Planning Division has developed policies to help ensure that discretionary permit applications are timely processed. The Permit Streamlining Act shot clock starts on the intake date the Planning staff accepts a duly filed application. 4. I understand that once an application is determined to be complete, project or design changes that will increase the number of units, add uses that were not previously listed, substantially change the site plan, or other changes that trigger the need for additional discretionary approvals will require a new application, or the filing of other application permit types, which would restart the review "clock" and extend processing timelines. 5. I understand that upon city review, additional information, documents, reports, entitlements and fees might be required, including any referral fees. I understand that all fees and deposits submitted with this application will be refunded only as provided for by the ordinances, regulations, or policies in effect at the time of the application submittal. 6. I understand that it is my responsibility to ensure that statements are true, that discrepancies do not exist between the project's description on the application, the architectural plans and the structural plans. If discrepancies exist between the architectural plans and the structural plans, the architectural plans shall take precedence. Ultimately, the scope of work, as described on the permit that authorizes construction, takes precedence over the plans. If there is a discrepancy between the plans and the description on the permit, the permit governs. Page 4 of 6 P-1(A) Form Rev 6/2023 Dec. 4, 2024 Item #4 37 of 59 7. I understand that all materials submitted in connection with this application might become public record subject to inspection and copying by the public. I acknowledge and understand that the public might inspect and copy these materials and that some or all of the materials might be posted on the city website or elsewhere online, outside of the city's control. 8. I understand there are no assurances at any time, implicitly or otherwise, whether provided to me in writing or by oral communications regarding final staff recommendations to the decision- making body about this application or the determination of any decision-making body. 9. If the project is approved or conditionally approved, the approved plan set of project drawings, civil plans/grading, sections, site plans, floor plans, architectural elevations, and landscape plans shall not be altered without express authorization by the City Planner. Once a permit has been issued, the Applicant may request permit modifications. "Minor" modifications might be granted if found by the City Planner to be in substantial conformity with the approved plan set, including all exhibits and permit conditions. Modifications beyond the scope described in the approved plan set might require submittal of an amendment to the permit and approval by the authorized review body. 10. Should any proponent of the project fail to file a timely and valid appeal of the permit within the applicable appeal period, such inaction shall be deemed to constitute acceptance of the permit by the Applicant; and agreement by the Applicant to be bound by, to comply with, and to do all things required of or by the Applicant pursuant to all of the terms, provisions, and conditions of the issued permit or other approval. 11. As part of this application, the Applicant hereby agrees to defend, indemnify, and hold harmless the City of Carlsbad, its Council, boards and commissions, officers, employees, volunteers, and agents from any claim, action, or proceeding against the City of Carlsbad, its Council, boards and commissions, officers, employees, volunteers and agents, to attack, set aside, void or annul an approval of the application or related decision, including environmental documents, or to challenge a denial of the application or related decisions. This indemnification shall include, but not be limited to, damages awarded against the city, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by Applicant, city, and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the city for all of the city's costs, attorneys' fees, and damages that the city incurs in enforcing the indemnification provisions set forth herein. The Applicant shall pay to the city upon demand any amount owed to the city pursuant to the indemnification requirements prescribed. Page 5 of 6 P-1(A) Form Rev 6/2023 Dec. 4, 2024 Item #4 38 of 59 By signing below, I hereby agree to defend, indemnify and hold harmless the city and I certify that the application I am submitting, including all additional required information, is complete and accurate to the best of my knowledge. I understand that any misstatement or omission of the requested information or of any information subsequently requested might be grounds for rejecting the application, deeming the application incomplete, denying the application, suspending or revoking a permit issued on the basis of these or subsequent representations, or for the seeking of such other and further relief as deemed by the City of Carlsbad. Applicant Signature: 8 ~ ~ Name: Brant Massman Manager, Windstille LLC Series N Date: 12-29-23 This form must be stapled/attached to the application and shall be effective until replaced or revoked in writing. Page 6 of 6 P-1 (A) Form Rev 6/2023 CEQA DETERMINATION OF EXEMPTION Subject: This California Environmental Quality Act (CEQA) Determination of Exemption is in compliance with Carlsbad Municipal Code Section 19.04.060. An appeal to this determination must be filed in writing with the required fee within ten (10) calendar days of the City Planner's decision consistent with Carlsbad Municipal Code Section 21.54.140. Project Number and Title: CDP 2 022 -002 6/SUP 2024-0002 (DEV2022 -0071) - TERRAMAR STAIRWAY STABILIZATION Project Location -Specific: �5�32�7�C=a �rls�b�a�d�B�o�u�le-=-v�a;;.;..r=d __________________ _ Project Location -City: �C=ar�ls�b�a�d _____ _ Project Location - County: -=-Sa=n-'---=D-'-'ie=g=o ____ _ Description of Project: Minor Coastal Development Permit and Special Use Permit to rehabilitate a privately-owned/maintained, public stairway commonly referred to as the "Terramar Stairway," which has been damaged and undercut due to constant wave action. The private stairway provides public access to South Carlsbad State Beach. The area of disturbance is 0.053 acre. Proposed earthwork is 13 cubic yards of cut, with a maximum cut depth of two feet. The excavated material will be deposited on the beach. Repair activities include armoring the north and south sides of the concrete stairway with sh otcrete and filling the sea caves undercutting the stairway with erodible concrete. To support the shotcrete wall, four tieback anchors are proposed. The existing drainage pipes will be protected in place and extended to the western face of the proposed shotcrete wall. The temporary staging area for the equipment to repair the stairway is located on the blufftop, directly south of the subject private property, on property owned by the State of California (APN 2 10-12 0-29-00). The temporary staging area is vegetated with disturbed, nonnative habitat. A Special Use Permit is required for work within a FEMA 100-Year Flood Zone. The project site is located at 5327 Carlsbad Boulevard and is comprised of Assessor's Parcel Number (APN) 210-12 0-34-00. The site is subject to the R-4/OS General Plan Land Use Designation and is Zoned R-1/OS. Th e site is developed with a single-family residence and a stairway which provides public access to South Carlsbad State Beach. Name of Public Agency Approving Project: -=-C=ity�o"-f -=-Ca=r""'ls=b=a=d'----------------- Name of Person or Agency Carrying Out Project: Brant Massman, private property owner Name of Applicant: =B'--'ra;;.;..n=t-=-M'-'-a=s=s"""'m-'-'a;;.;..n;....._ _______________________ _ Applicant's Address: 5327 Carlsbad Boulevard, Carlsbad, CA 92008 Applicant's Telephone Number: """(5'"'"'0"""9_,__) =22"""0"---=1=69"'"'8"--------------------­ Name of Applicant/Identity of person undertaking the project (if different from the applicant above): N/A Exempt Status: (Check One) D Ministerial (Section 2 1080(b)(l); 15268); D Declared Emergency (Section 2 1080(b)(3 ); 15269(a)); D Emergency Project (Section 2 1080{b)(4); 15269 (b)(c)); [8J Categorical Exemption -State type and section number: Section 153 01(d), Existing Facilities (Class 1) 0 Statutory Exemptions -State code number: ___________________ _ Exhibit 5 Dec. 4, 2024 Item #4 39 of 59 Dec. 4, 2024 Item #4 40 of 59 D Common Sense Exemption (Section 15061(b)(3)) Reasons why project is exempt: The Terramar Stairway Stabilization project has been determined to be exempt from CEQA pursuant to Section 15301(d), Existing Facilities, of the CEQA Guidelines. Section 15301 applies to the repair and maintenance of existing public or private structures involving negligible or no expansion of an existing use. Section 15301(d) specifically applies to the restoration or rehabilitation of deteriorated or damaged structures to meet current standards of public health and safety. None of the exceptions listed in CEQA Guidelines Section 15300.2 apply to the proposal to rehabilitate the existing privately-owned stairway which provides public access to South Carlsbad State Beach; therefore, this exemption is applicable to the proposed repair project. Lead Agency Contact Person: Shannon Harker Telephone: 442-339-2621 ~~ -ERIC LARDY, City Planner tf/30/ J.OQ ~ 1 Date LIST OF ACRONYMS AND ABBREVIATIONS Exhibit 6 This is a list of acronyms and abbreviations (in alphabetical order) that are commonly used in staff reports. Acronym Description Acronym Description APA American Planning Association LCPA Local Coastal Program Amendment APN Assessor Parcel Number LOS Level of Service AQMD Air Quality Management District MND Mitigated Negative Declaration BMP Best Management Practice NCTD North County Transit District CALTRANS California Department of Transportation ND Negative Declaration CC City Council PC Planning Commission CCR Conditions, Covenants and Restrictions PDP Planned Development Permit CEQA California Environmental Quality Act PEIR Program Environmental Impact Report CFD Community Facilities District PUD Planned Unit Development CIP Capital Improvement Program ROW Right of Way COA Conditions of Approval RWQCB Regional Water Quality Control Board CofO Certificate of Occupancy SANDAG San Diego Association of Governments CT Tentative Parcel Map SDP Site Development Permit CUP Conditional Use Permit SP Specific Plan DIF Development Impact Fee SWPPP Storm Water Pollution Prevention Program DISTRICT City Council Member District Number TM Tentative Map EIR Environmental Impact Report ZC Zone Change EIS Environmental Impact Statement (federal) EPA Environmental Protection Agency FEMA Federal Emergency Management Agency GP General Plan GPA General Plan Amendment GIS Geographic Information Systems HCA Housing Crisis Act 2019 IS Initial Study Dec. 4, 2024 Item #4 41 of 59 TE R R A M A R S T A I R S 53 2 7 C A R L S B A D B O U L E V A R D CA R L S B A D , C A TITLE SHEET CHECKED BY: JOB NUMBER: DRAWN BY: DATE MODIFIED: SUBMITTAL DATE PURPOSE 3890 MURPHY CANYON ROAD SUITE 200 SAN DIEGO, CALIFORNIA 92123 (858) 573-6900 (phone) DRAWING TITLE: SHEET: RF WFC Expect Excellence C-1 T2773.002.000 10/29/2024 RESUBMITTAL 10/29/2024 CITY OF ENCINITAS CITY OF OCEANSIDE PROJECT LOCATION NOT TO SCALE STAIRWAY STABILIZATION STRUCTURAL DETAILS C-6 WALL PROFILE & DETAILS C-5 PROPOSED SITE PLAN C-4 EXISTING SITE PLANC-3 TITLE SHEETC-1 SHEET INDEX TERRAMAR STAIRS CARLSBAD, CALIFORNIA DEVELOPMENT PLANS FOR: STAIRWAY DETAILS C-7 NOTESC-2 WORK TO BE DONE THE IMPROVEMENTS SHOWN ON THESE PLANS SHALL BE CONSTRUCTED ACCORDING TO THE FOLLOWING STANDARD SPECIFICATIONS AND STANDARD DRAWINGS. STANDARD SPECIFICATIONS: STANDARD SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION (GREENBOOK), CURRENT EDITION STANDARD DRAWINGS: CITY OF SAN DIEGO STANDARD DRAWINGS FOR PUBLIC WORKS CONSTRUCTION, CURRENT EDITION GENERAL NOTES 1. GOVERNING CODE AUTHORITY: CITY OF CARLSBAD. 2. GENERAL NOTES AND TYPICAL DETAILS APPLY TO THE DRAWINGS UNLESS NOTED OR DETAILED OTHERWISE. 3. WHERE DISCREPANCIES BETWEEN GENERAL NOTES AND DRAWINGS OCCUR, DRAWINGS TAKE PRECEDENCE. 4. DRAWINGS INDICATE GENERAL AND TYPICAL DETAILS OF CONSTRUCTION. WHERE CONDITIONS ARE NOT SPECIFICALLY INDICATED BUT ARE OF SIMILAR CHARACTER TO DETAILS SHOWN, USE SIMILAR DETAILS OF CONSTRUCTION SUBJECT TO REVIEW BY ENGINEER. 5. THE CONTRACT DRAWINGS AND SPECIFICATIONS REPRESENT THE FINISHED STRUCTURE. UNLESS OTHERWISE SHOWN, THEY DO NOT INDICATE THE METHOD OF CONSTRUCTION. THE CONTRACTOR WILL SUPERVISE AND DIRECT THE WORK AND IS SOLELY RESPONSIBLE FOR ALL CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES AND PROCEDURES. OBSERVATION VISITS TO THE SITE BY FIELD REPRESENTATIVES OF THE ENGINEER DO NOT INCLUDE INSPECTIONS FOR PROTECTIVE MEASURES OR THE PROCEDURES REQUIRED FOR CONSTRUCTION. ANY SUPPORT SERVICES PERFORMED BY THE ENGINEER DURING CONSTRUCTION ARE DISTINGUISHED FROM CONTINUOUS AND DETAILED INSPECTION SERVICES, WHICH ARE FURNISHED BY OTHERS. THESE SUPPORT SERVICES WHICH ARE FURNISHED BY THE ENGINEER, WHETHER OF MATERIAL OR WORK, AND WHETHER PERFORMED PRIOR TO, DURING OR AFTER COMPLETION OF CONSTRUCTION, ARE PERFORMED SOLELY FOR THE PURPOSE OF ASSISTING IN QUALITY CONTROL AND IN ACHIEVING CONFORMANCE WITH CONTRACT DRAWINGS AND SPECIFICATIONS, BUT THEY DO NOT GUARANTEE CONTRACTOR'S PERFORMANCE AND IS NOT TO BE CONSTRUED AS SUPERVISION OF CONSTRUCTION. 6. ALL CONDITIONS SHOWN OR NOTED AS EXISTING ARE BASED ON BEST INFORMATION CURRENTLY AVAILABLE AT THE TIME OF PREPARATION OF THESE DRAWINGS. NO WARRANTY IS IMPLIED AS TO THE ACCURACY OF SAME. FIELD VERIFY ALL CONDITIONS AND IMMEDIATELY BRING TO THE ATTENTION OF THE ENGINEER, WHEN IT BECOMES APPARENT, ANY CONDITIONS THAT DIFFER FROM THE CONDITIONS SHOWN HEREIN. THE ENGINEER WILL THEN PREPARE ADDITIONAL DRAWINGS AS MAY BE NEEDED TO ACCOMMODATE THE CONDITIONS AS BROUGHT TO THEIR ATTENTION. THIS PROJECT CONSISTS OF THE FOLLOWING: PROJECT SCOPE OF WORK REINFORCED CONCRETE ALL STRUCTURAL CONCRETE SHALL HAVE A 28-DAY COMPRESSIVE STRENGTH OF 5,000 PSI. I HEREBY DECLARE THAT I AM THE ENGINEER OF WORK FOR THIS PROJECT, THAT I HAVE EXERCISED RESPONSIBLE CHARGE OVER THE DESIGN OF THE PROJECT AS DEFINED IN SECTION 6703 OF THE BUSINESS AND PROFESSIONS CODE, AND THAT THE DESIGN IS CONSISTENT WITH CURRENT STANDARDS. I UNDERSTAND THAT THE CHECK OF PROJECT DRAWINGS AND SPECIFICATIONS BY THE CITY OF CARLSBAD IS CONFINED TO A REVIEW ONLY AND DOES NOT RELIEVE ME, AS ENGINEER OF WORK, OF MY RESPONSIBILITIES FOR PROJECT DESIGN. DECLARATION OF RESPONSIBLE CHARGE WALTER F. CRAMPTON NO. 23792 DATE PROJECT TEAM: DESIGN ENGINEER: ENGINEERING GEOLOGIST: SITE ADDRESS: OWNER NAME & ADDRESS: ENGEO, INC. WALTER F. CRAMPTON, RCE GREGORY SPAULDING, CEG 3890 MURPHY CANYON ROAD, STE 200 SAN DIEGO, CALIFORNIA 92123 (858) 573-6900 5327 CARLSBAD BLVD. CARLSBAD, CALIFORNIA 92008 PAR 3, MAP 18236 POINSETTIA BEACH APN 210-120-34-00 WINDSTILLE, LLC SERIES N R-1 / OS PROJECT DATA INSTALLATION OF TEMPORARY EROSION CONTROL EXCAVATE KEYS INTO BLUFF FACE AND SHORE PLATFORM INFILL VOIDS UNDER STAIRWAY WITH ERODIBLE CONCRETE INSTALL TIED-BACK SHOTCRETE WALL HYDROSEED ALL DISTURBED AREAS WITH APPROVED COASTAL BLUFF MIX LEGAL DESCRIPTION: ASSESSOR PARCEL NO.: ZONING DESIGNATION: LOT SIZE (1): LEGEND SYMBOLSTD. DWGS. EXISTING IMPROVEMENTS PROPOSED IMPROVEMENTS X X 435 FENCE TIED-BACK SHOTCRETE WALL PLAN VIEW C-5 A CROSS SECTION SECTION ON SHEET # 10/29/2024 UNIT NO. 1 0.530 ACRES PROPERTY LINE CONTOUR EXISTING SEAWALL EASEMENT LINE VICINITY MAP GRADING QUANTITIES 0.053 ACRES 18 CYD. MAX. CUT DEPTH: 2 FOOT MAX CUT SLOPE RATIO: N/A 0 CYD. 0 CYD. MAX FILL SLOPE RATIO: N/A MAX. FILL DEPTH: N/A CUT QUANTITIES AREA OF DISTURBANCE EXPORT FILL QUANTITIES THIS PROJECT DOES NOT PROPOSE TO EXPORT ANY MATERIALS. ALL EXCAVATED MATERIALS TO BE PLACED ON THE BEACH. R-4 / OSGENERAL PLAN DESIGNATION: WATER DISTRICT: SEWER DISTRICT: CARLSBAD MUNICIPAL WATER DIST. CITY OF CARLSBAD BRANT MASSMAN C-8 C-9 CONSTRAINTS MAP DETAIL SITE PLAN & CROSS SECTIONS 5327 CARLSBAD BLVD. CARLSBAD, CALIFORNIA 92008 FEMA MAP PANEL: 0764 DATUM FOR THIS PLAN SET IS NAVD88. TO CONVERT DATUM TO NGVD29 ADD 2.37' TO ELEVATIONS.DATE: DECEMBER 20, 2019 ZONE: VE BMP PLANC-10 CDP No. 2022-0026 SUP No. 2024-0002 Dec. 4, 2024 Item #4 42 of 59 Ex:fili i b it 7 ENGEO ■-------■ i • • • • .. • ~ I l1CI l\',/P,.Y r---1u 1 1 (J ~)C~/\I - PL(~ F ,~. ' \ \_i ,_. C~.·F.A.11 TE R R A M A R S T A I R S 53 2 7 C A R L S B A D B O U L E V A R D CA R L S B A D , C A NOTES CHECKED BY: JOB NUMBER: DRAWN BY: DATE MODIFIED: SUBMITTAL DATE PURPOSE 3890 MURPHY CANYON ROAD SUITE 200 SAN DIEGO, CALIFORNIA 92123 (858) 573-6900 (phone) DRAWING TITLE: SHEET: RF WFC Expect Excellence C-2 T2773.002.000 1.01 SHOP DRAWINGS AND PRE-CONSTRUCTION SUBMITTALS A. IN ADDITION TO THE ITEMS DESCRIBED IN THE SSPWC, SHOP DRAWINGS, SPECIFICATIONS, AND/OR CATALOG, SHOP DRAWINGS AND/OR CERTIFICATIONS SHALL BE SUBMITTED FOR THE FOLLOWING: ·TIED-BACK WALL SYSTEM(S) COMPONENTS COMPLIANCE CERTIFICATES AND WEIGH SLIPS SHALL BE PROVIDED FOR ALL PORTLAND CEMENT CONCRETE PRODUCTS, REINFORCING STEEL, ETC. B. MIX DESIGNS SHALL BE SUBMITTED FOR ALL PORTLAND CEMENT CONCRETE MIXES. C. COLOR SAMPLES SHALL BE SUBMITTED FOR COLORED CONCRETE. D. ALL SUBMITTALS SHALL BE MADE IN 2 COPIES, ONE OF WHICH WILL BE RETURNED TO THE CONTRACTOR. A. EXCEPT AS OTHERWISE INDICATED BELOW SHOTCRETE MATERIALS SHALL CONFORM TO THE REQUIREMENTS OF SSPWC 201-1 PORTLAND CEMENT CONCRETE. 1) CEMENT SHALL CONFORM TO ASTM C150, "TYPE V" 2) SAND SHALL BE WASHED AND MEET THE FOLLOWING GRADATION LIMITS: % PASSING SIEVE SIZE (BY WEIGHT) 3/8" 100 NO.4 95-100 NO.8 80-100 NO. 16 50-85 NO. 30 25-60 NO. 50 10-30 NO. 100 2-10 FINENESS MODULUS: 2.7 TO 3.1 MOISTURE CONTENT: 3% TO 6% 3) CONCRETE SHALL ACHIEVE A MINIMUM 28-DAY COMPRESSIVE STRENGTH OF 5,000 PSI. 4) AGGREGATES SHALL BE NORMAL WEIGHT. 5) CONCRETE ADMIXTURES SHALL UTILIZE EITHER CHEMICAL STAINS OR MINERAL OXIDES TO PRODUCE AN EARTHEN COLOR OF THE CURED CONCRETE OF APPROXIMATELY THE SAME HUE AS THE SURROUNDING ROCK SLOPES. ADDITIONAL ADMIXTURES MAY BE USED EXCEPT CALCIUM CHLORIDE AND ADMIXTURES CONTAINING CHLORIDE IONS IN EXCESS OF .06% BY WEIGHT. IF MORE THAN ONE ADMIXTURE IS USED, SAID ADMIXTURES SHALL BE COMPATIBLE WITH EACH OTHER SO THAT THE DESIRABLE EFFECTS OF ALL ADMIXTURES USED WILL BE REALIZED. ADMIXTURES SHALL CONFORM TO THE REQUIREMENTS OF THE ASTM DESIGNATIONS LISTED BELOW: CHEMICAL ADMIXTURES - ASTM C494 MINERAL ADMIXTURES - ASTM C618 B. REINFORCEMENT SHALL CONFORM TO ASTM A615, GRADE 60 AND MEET THE REQUIREMENTS OF SSPWC SECTION 201-2. C. CONCRETE SHALL BE PRODUCED IN A READY MIX PLANT IN ACCORDANCE WITH ASTM C-94. PART 1 - SPECIAL PROVISIONS 2.01 AIR-PLACED CONCRETE (I.E. SHOTCRETE) PART 2 - CONSTRUCTION MATERIALS 3.01 AIR-PLACED CONCRETE (I.E. SHOTCRETE) PART 3 - CONSTRUCTION METHODS A. STANDARDS: EXCEPT AS OTHERWISE INDICATED HEREIN SHOTCRETING SHALL CONFORM TO ALL REQUIREMENTS OF SSPWC SECTION 303-2. B. FINISHED APPEARANCE: IT IS THE INTENT OF THESE SPECIFICATIONS THAT THE COMPLETED FACING CONCRETE ON ANCHORED WALLS HAVE AN UNEVEN SURFACE PROFILE AND COLOR SIMILAR IN APPEARANCE TO THAT OF SURROUNDING COASTAL BLUFFS. C. THICKNESS AND REINFORCEMENT COVER TOLERANCES: DESIGN CONCRETE THICKNESS AND CONCRETE COVER OVER REINFORCEMENT IS SHOWN ON THE DRAWINGS. MINIMUM TOLERANCE FOR IN-PLACE THICKNESS SHALL BE MINUS 1 INCH. MINUS TOLERANCE ON COVER SHALL BE 1 INCH. D. AIR PRESSURE DURING APPLICATION: A MACHINE CAPABLE OF MAINTAINING A 100 PSI PRESSURE SHALL BE USED. E. APPLICATION: THE NOZZLE OPERATOR SHALL TAKE SPECIAL CARE TO PREVENT THE FORMATION OF VOIDS BEHIND THE REINFORCING STEEL & DAMAGE TO EPOXY COATING OF REINFORCEMENT. F. REBOUND: REBOUND MATERIAL CANNOT BE RE-USED AND MUST BE KEPT OUT OF THE WALL BY USE OF AN AIR HOSE. G. AIR-PLACED CONCRETE (SHOTCRETE): AIR-PLACED SHOTCRETE (CONCRETE) SHALL BE PLACED IN CONTINUOUS HORIZONTAL LIFTS, WITH THE LIFT HEIGHT BEING LIMITED TO THE VOLUME OF SHOTCRETE THAT CAN BE PLACED DURING A GIVEN DAY. FINISH AND SUBSEQUENT PREPARATION OF HORIZONTAL OR VERTICAL CONSTRUCTION JOINTS SHALL BE IN ACCORDANCE WITH SSPWC SECTION 303-2.8. H. CONCRETE CURING: CURING OF THE AIR-PLACED CONCRETE SHALL CONFORM TO THE REQUIREMENTS OF SSPWC SECTION 303-1.10. 3.02 MULTI-STRAND EARTH ANCHOR INSTALLATION (CONT'D.) F. (CONTINUED) THE CREEP TEST SHALL CONSIST OF THE FOLLOWING: HOLD THE 1.33P LOAD FOR 10 MINUTES. WITH THE LOAD HELD CONSTANT, ANCHOR MOVEMENT (TOTAL MOVEMENT) SHALL BE RECORDED AT THE I-MINUTE, 2 -MINUTE, 3-MINUTE, 4-MINUTE, 5-MINUTE, 6-MINUTE AND 10-MINUTE TIME INTERVALS. OBSERVATION TIMES SHALL BE MEASURED FROM THE MOMENT THE JACK BEGINS TO APPLY THE 1.33P LOAD. IF THE MOVEMENT BETWEEN THE 1-MINUTE AND THE 10-MINUTE INTERVAL READING IS 0.040 INCH OR MORE, THE LOAD SHALL BE MAINTAINED FOR AN ADDITIONAL 50 MINUTES FOR EXTENDED CREEP TESTING. EXTENDED CREEP TEST SHALL CONSIST OF HOLDING THE 1.33P LOAD FOR 60 MINUTES. WHILE THE LOAD IS MAINTAINED CONSTANT, ANCHOR MOVEMENT (TOTAL MOVEMENT) REFERENCED TO A FIXED POINT SHALL BE RECORDED AT 15, 20, 25, 30, 45, AND 60 MINUTES. ACCEPTANCE AND REPLACEMENT: THE ENGINEER SHALL REVIEW ALL TESTS TO DETERMINE IF THE ANCHOR IS ACCEPTABLE. AN ANCHOR SHALL BE ACCEPTABLE IF: THE TOTAL ELASTIC MOVEMENT OBTAINED EXCEEDS 80% OF THE THEORETICAL ELASTIC ELONGATION OF THE FREE LENGTH; AND THE CREEP MOVEMENT DOES NOT EXCEED 0.080 INCH DURING THE 1-MINUTE TO 60-MINUTE TIME INCREMENT, REGARDLESS OF TENDON LENGTH AND BOND. G. ANCHOR REPLACEMENT: IF THE ANCHOR PROOF OR CREEP TESTING DEMONSTRATES THAT AN ANCHOR CANNOT MEET THE SPECIFIED PROOF LOAD CAPACITY, THEN, AT THE ENGINEER'S SOLE OPTION, THE ENGINEER MAY ORDER THAT THE ANCHOR BE ABANDONED, IN PLACE, AND ANOTHER ANCHOR BE INSTALLED IN AN ADJACENT LOCATION, ALL AS DIRECTED BY THE ENGINEER, AND NO ADDITIONAL COMPENSATION WILL BE ALLOWED THEREFOR. H. ALL EARTH ANCH0RS SHALL BE POST-GROUTED. 2.02 MULTI-STRAND EARTH ANCHORS A. OBSERVATION: ALL EARTH ANCHOR INSTALLATION (INCLUDING DRILLING, TESTING, AND INSTALLATION OF EARTH ANCHORS) SHALL BE OBSERVED BY THE ENGINEER. B. DRILLING: HOLES SHALL BE DRILLED TO THE DIAMETER, DEPTH AND LINE AS INDICATED ON THE DRAWINGS. THE HOLE SHALL BE DRILLED SO THAT ITS DIAMETER IS NOT MORE THAN 1/4 INCH SMALLER THAN THE SPECIFIED DIAMETER. HOLES SHALL BE DRILLED ON A HORIZONTAL ALIGNMENT PERPENDICULAR TO THE FACE OF THE WALL FACE AND A STRAIGHT, UNIFORM ELEVATION ALIGNMENT (I.E. SLOPE) AS INDICATED ON THE DRAWINGS. TOLERANCE FOR DRILL HOLE LOCATION SHALL BE ± ONE FOOT FOR HORIZONTAL AND VERTICAL POSITION AT THE WALL FACE AND WITHIN 3% OF THE SPECIFIED EARTH ANCHOR GRADIENT. C. ANCHOR FABRICATION AND HANDLING: TO THE EXTENT PRACTICABLE ANCHORS SHALL BE SHOP FABRICATED. FABRICATE ANCHORS IN ACCORDANCE WITH SHOP DRAWINGS SUBMITTED BY THE CONTRACTOR AND APPROVED BY THE ENGINEER. ANCHORS SHALL BE HANDLED AND PROTECTED IN SUCH A MANNER AS TO AVOID CORROSION AND PHYSICAL DAMAGE THERETO. D. ANCHOR PLACEMENT: PRIOR TO INSTALLATION, ANCHORS SHALL BE FREE OF DIRT, DETRIMENTAL RUST OR ANY OTHER DELETERIOUS SUBSTANCES. DRILLED HOLES SHALL BE CLEARED OF ANY LOOSE ROCK FRAGMENTS, SOIL OR OTHER SUBSTANCES WHICH MAY PREVENT THE PROPER PLACEMENT OF THE ANCHOR OR GROUT. ANCHORS SHALL BE PLACED IN ACCORDANCE WITH RECOMMENDATIONS OF THE MANUFACTURER. ANCHORS SHALL BE SECURELY FASTENED IN PLACE TO PREVENT MOVEMENT DURING GROUTING AND TO ASSURE THAT THE BOND LENGTH OF THE ANCHOR IS CENTRALLY LOCATED IN THE DRILL HOLE. E. GROUT PREPARATION AND PLACEMENT: GROUTING OPERATIONS SHALL COMPLY WITH THE REQUIREMENTS OF SSPWC SECTION 303-3.7 EXCEPT AS FOLLOWS: 1) WATER CONTENT SHALL CONFORM TO THE REQUIREMENTS OF SECTION 2.03 "C. ANCHORAGE AND SHEATHING ENCAPSULATION GROUT" OF THESE SPECIAL PROVISIONS. 2) GROUT SHALL BE PUMPED INTO THE ANCHOR HOLE THROUGH A GROUT TUBE PROVIDED BY THE CONTRACTOR FOR THAT PURPOSE UNTIL THE HOLE IS FILLED TO THE TOP OF THE ANCHORAGE ZONE. PROVISIONS SHALL BE MADE FOR DETERMINING THE TOP OF THE GROUT TO ASSURE ADEQUATE ANCHORAGE. AFTER GROUTING, THE ANCHOR TENDON SHALL REMAIN UNDISTURBED UNTIL THE NECESSARY GROUT STRENGTH HAS BEEN ATTAINED. F. PROOF TESTING AND STRESSING: THE CONTRACTOR SHALL PROOF TEST EACH ANCHOR AFTER ALL GROUT HAS ACHIEVED ITS SPECIFIED STRENGTH AND THE CONCRETE FACING WALL HAS ACHIEVED AT LEAST 80% OF ITS SPECIFIED 28-DAY STRENGTH. TESTING SHALL BE PERFORMED TO A PROOF LOAD OF 133% OF THE DESIGN LOAD SPECIFIED ON THE PLANS. FINAL LOCK-OFF LOAD IN THE ANCHOR AFTER PROOF STRESSING SHALL BE THE DESIGN LOAD AS SPECIFIED ON THE PLANS. PROOF TESTING SHALL TAKE PLACE IN THE PRESENCE OF THE ENGINEER. THE ENGINEER SHALL RECORD ALL PROOF TEST MEASUREMENTS. THE PROOF TEST SHALL BE PERFORMED BY INCREMENTALLY LOADING THE ANCHOR IN ACCORDANCE WITH THE FOLLOWING SCHEDULE: THE LOAD CYCLE SHALL CONSIST OF THE FOLLOWING SEQUENCE: 0.10 P 0.25 P 0.50 P 0.75 P 1.00 P 1.25 P 1.33 P (HOLD FOR CREEP TEST) P (DESIGN LOAD) AT EACH INCREMENT, THE MOVEMENT OF THE TENDON SHALL BE RECORDED TO THE NEAREST 0.001 INCH WITH RESPECT TO AN INDEPENDENT FIXED REFERENCE POINT. THE JACK LOAD SHALL BE MONITORED WITH A PRESSURE GAUGE OR LOAD CELL. CALIBRATION OF THE JACK AND PRESSURE GAUGE OR LOAD CELL SHALL BE PERFORMED WITHIN 90 DAYS PRIOR TO TESTING, UNLESS OTHERWISE APPROVED BY THE ENGINEER. DOCUMENTATION OF THE CALIBRATION SHALL BE PROVIDED TO THE ENGINEER PRIOR TO THE TESTING. 3.02 MULTI-STRAND EARTH ANCHOR INSTALLATION STATEMENT OF SPECIAL INSPECTION REQUIRED VERIFICATION AND INSPECTION OF CONCRETE CONSTRUCTION: From CBC Table 1705A.3 INSPECTION OF REINFORCING STEEL, INCLUDING PRESTRESSING TENDONS AND VERIFY PLACEMENT. 1. CONTINUOUSLY DURING TASK LISTED PERIODICALLY DURING TASK LISTED VERIFICATION & INSPECTION TASK X 8.VERIFY MAINTENANCE OF SPECIFIED CURING TEMPERATURE AND TECHNIQUES. CONCRETE f'c = 5,000 psi @ 28 DAYS X INSPECTION OF TIEBACK INSTALLATION, INCLUDING DRILLING, GROUTING AND TESTING.X 5.VERIFYING USE OF REQUIRED DESIGN MIX.X INSPECT CONCRETE AND SHOTCRETE PLACEMENT FOR PROPER APPLICATION TECHNIQUES.X7. PRIOR TO CONCRETE PLACEMENT, FABRICATE SPECIMENS FOR STRENGTH TESTS, PERFORM SLUMP AND AIR CONTENT TESTS, AND DETERMINE THE TEMPERATURE OF THE CONCRETE. 6. X 1. SPECIAL INSPECTION PROVISIONS AS SPECIFIED IN SECTION 1701 OF THE CURRENT CBC SHALL BE PROVIDED FOR PORTIONS OF THE STRUCTURAL WORK SHOWN IN THE DRAWINGS AS NOTED IN THE INSPECTION SCHEDULE. 2. THE OWNER OR THE ENGINEER OF RECORD SHALL EMPLOY ONE OR MORE SPECIAL INSPECTORS WHO SHALL PROVIDE INSPECTIONS DURING CONSTRUCTION AS OUTLINED ON THE VERIFICATION AND INSPECTION SCHEDULES SHOWN ABOVE. 3. THE SPECIAL INSPECTOR SHALL BE APPROVED BY THE ENGINEER. 4. THE CONTRACTOR SHALL NOTIFY THE SPECIAL INSPECTOR AND THE ENGINEER OF RECORD AT LEAST 48 HOURS IN ADVANCE WHEN SPECIAL INSPECTION IS REQUIRED FOR CONSTRUCTION. 5. SPECIAL INSPECTION DOES NOT INTEND TO RELIEVE THE GENERAL CONTRACTOR OF HIS RESPONSIBILITIES TO COMPLETE THE PROJECT IN ACCORDANCE WITH THE CONSTRUCTION DOCUMENTS AND TO BE RESPONSIBLE FOR SAFETY ON JOB SITE. 6. THE SPECIAL INSPECTIONS IDENTIFIED ON PLANS ARE, IN ADDITION TO, AND NOT A SUBSTITUTE FOR, THOSE INSPECTIONS REQUIRED TO BE PERFORMED BY A CITY BUILDING INSPECTOR. 7. CONTINUOUS INSPECTION IS ALWAYS REQUIRED DURING THE PERFORMANCE OF THE WORK UNLESS OTHERWISE SPECIFIED. WHEN WORK IN MORE THAN ONE CATEGORY OF WORK REQUIRING SPECIAL INSPECTION IS TO BE PERFORMED SIMULTANEOUSLY, OR THE GEOGRAPHIC LOCATION OF THE WORK IS SUCH THAT IT CANNOT BE CONTINUOUSLY OBSERVED, IT IS THE AGENT'S RESPONSIBILITY TO EMPLOY A SUFFICIENT NUMBER OF INSPECTORS TO ASSURE THAT ALL THE WORK IS INSPECTED IN ACCORDANCE WITH THOSE PROVISIONS. 8. ANY SUPPORT SERVICES PERFORMED BY THE ENGINEER DURING CONSTRUCTION SHALL BE DISTINGUISHED FROM CONTINUOUS AND DETAILED INSPECTION SERVICES WHICH ARE FURNISHED BY OTHERS. THESE SUPPORT SERVICES WHICH ARE FURNISHED BY THE ENGINEER, WHETHER OF MATERIAL OR WORK, AND WHETHER PERFORMED PRIOR TO, DURING, OR AFTER COMPLETION OF CONSTRUCTION, ARE PERFORMED SOLELY FOR THE PURPOSE OF ASSISTING IN QUALITY CONTROL AND IN ACHIEVING CONFORMANCE WITH CONTRACT DRAWINGS AND SPECIFICATIONS, BUT THEY DO NOT GUARANTEE CONTRACTOR'S PERFORMANCE AND SHALL NOT BE CONSTRUED AS SUPERVISION OF CONSTRUCTION. SPECIAL INSPECTION NOTES:A. ANCHOR TENDONS 1) ANCHORS, INCLUDING ANCHOR WEDGES AND WEDGE PLATES, SHALL BE "DYWIDAG-SYSTEMS INTERNATIONAL," MULTI-STRAND OR EQUIVALENT, COMPLETE WITH DOUBLE CORROSION PROTECTION SYSTEM AS INDICATED ON THE DRAWINGS. 2) ANCHORAGE SYSTEMS, INCLUDING TENDONS NOT SPECIFICALLY ITEMIZED IN ASTM A416 MAY BE USED PROVIDED SUCH TENDONS HAVE A DEMONSTRABLE, PROVEN RECORD OF SERVICE AND ARE EQUIVALENT IN TERMS OF LOAD CAPACITY, SERVICEABILITY AND CORROSION RESISTANCE TO THAT SPECIFIED HEREIN. B. ANCHOR BEARING PLATES AND ASSEMBLIES 1) ALL BEARING PLATE ASSEMBLIES INCLUDING TRUMPETS SHALL BE HOT DIPPED GALVANIZED IN ACCORDANCE WITH THE REQUIREMENTS OF SSPWC SECTION 210-3. MINIMUM WEIGHT OF COATING SHALL BE 2.0 OZ/SQ FT. C. ANCHORAGE & SHEATHING ENCAPSULATION GROUT 1) GROUT SHALL CONFORM TO SECTION 201-1 OF THE SSPWC EXCEPT AS MODIFIED BELOW. 2) GROUT SHALL CONSIST OF A CEMENT-WATER MIXTURE OR SAND-CEMENT- WATER MIXTURE AND SHALL HAVE A MINIMUM 28-DAY COMPRESSIVE STRENGTH OF 2,250 PSI. CONTRACTOR SHALL SELECT MIXTURES SUITABLE FOR THE ANCHOR RODS, SHEATHING, AND GROUT INSTALLATION EQUIPMENT AND PROCEDURES TO BE USED. PROPORTIONS SHALL BE BASED ON TESTS MADE ON THE GROUT BEFORE GROUTING IS TO BEGIN, OR MAY BE SELECTED BASED ON PRIOR DOCUMENTED EXPERIENCE WITH SIMILAR MATERIALS AND EQUIPMENT AND UNDER COMPARABLE FIELD CONDITIONS (WEATHER, TEMPERATURE, ETC). 3) CEMENT SHALL CONFORM TO ASTM C150 TYPE V 4) WATER CONTENT SHALL BE THE MINIMUM NECESSARY FOR PROPER PLACEMENT BUT THE WATER-CEMENT RATIO SHALL NOT EXCEED 0.45. 5) A NONSHRINK OR EXPANSIVE ADMIXTURE MAY BE USED TO ELIMINATE SHRINKAGE OF THE ANCHORAGE ZONE GROUT. OTHER ADMIXTURES, CONFORMING TO ASTM C494, MAY BE USED TO REDUCE THE WATER CONTENT, IMPROVE THE PUMPABILITY, OR ACCELERATE THE STRENGTH OF THE GROUT. CALCIUM CHLORIDE, AND ADMIXTURES CONTAINING CHLORIDE IONS IN EXCESS OF .06% BY WEIGHT SHALL NOT BE USED. IF MORE THAN ONE ADMIXTURE IS USED, SAID ADMIXTURES SHALL BE COMPATIBLE WITH EACH OTHER SO THAT THE DESIRABLE EFFECTS OF ALL ADMIXTURES USED WILL BE REALIZED. ADMIXTURES SHALL NOT BE USED IN GREATER DOSAGES THAN THOSE RECOMMENDED BY THE MANUFACTURER. D. COMPENSATION FOR ROCK ANCHOR MATERIALS (ANCHOR RODS, ANCHORAGE AND SHEATHING ENCAPSULATION GROUT, NONSHRINK GROUT, FACING POCKET GROUT, AND ALL APPURTENANT COMPONENTS) SHALL BE INCLUDED IN THE CONTRACT PRICE FOR TIED-BACK WALLS, AND NO ADDITIONAL COMPENSATION WILL BE ALLOWED THEREFOR. 01/17/2024 SUBMITTAL 01/17/2024 Dec. 4, 2024 Item #4 43 of 59 ENGEO . ~~,.\)tESS!O.f.~! ~-CR,,,, ,,:: .,~ ~ "" i;:.... °" 0. 3792 * 12/31/25 *· J''j'✓, CIVIL ~~ E or c ~'-''it::1 • s s s X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X ◊◊◊ ◊ ◊ ◊ ◊ ◊◊ ◊◊◊ ◊ ◊ ◊ ◊ ◊◊ ◊ ◊◊ ◊ ◊ ◊◊◊ ◊◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ ◊ X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X ◊ ◊ ◊ ◊ ◊ APPROXIMATE TOP OF BLUFF TIED-BACK CONCRETE SEAWALL CONCRETE STAIRWAY 5327 CARLSBAD BLVD. PROPERTY LINE (TYP.) APPROXIMATE LIMITS OF SEA CAVES BREACH UNDER STAIRWAY DRAINAGE PIPES TO BE PROTECTED IN PLACE APN: 210-120-34-00 STATE OF CALIFORNIA. APN: 210-120-29-00 BLUFF TOP TRAIL C-6 1 STAIRWAY EASEMENT LINE PER DOC# 2003-0153129 DATED 02/10/2003 (E) PIER CONCRETE SIDEWALK CHAIN LINK FENCE EXISTING SITE PLAN SCALE: 1"=10' CARLSBAD BLVD. GLASS WINDSCREEN 8' WIDE DRAINAGE EASEMENT 45' SETBACK FROM TOP OF BLUFF OPEN SPACE EASEMENT IRREVOCABLE OFFER TO DEDICATE LATERAL BEACH EASEMENT BUILDING OVERHANG BASE MAP SOURCE: GOLD COAST SURVEYING, INC. 110 CIVIC CENTER DR. SUITE 208 VISTA, CA 92084 (760) 758-7732 JN 202129.00 THE BASIS OF BEARINGS FOR THIS PROJECT IS THE CALIFORNIA COORDINATE SYSTEM 83, ZONE 6, NAD83, EPOCH 1991.35, AS DETERMINED LOCALLY BETWEEN CITY OF CARLSBAD SURVEY CONTROL NETWORK PT NO. 57 (CLSB-057) AND PT. NO. 137 (CLSB-137), AS SHOWN ON RECORD OF SURVEY NO. 17271. I.E. N 10°40'38" W 3867.20' GRID TOPOGRAPHY PROVIDED BY AEROTECH MAPPING, INC. (NAVD88). FLIGHT DATE: SEPTEMBER 8, 2021 SCALE: 1"=10' 0 10 FEET 20 5323 CARLSBAD BLVD. APN: 210-120-33-00 A - CHICAGO TITLE COMPANY, PRELIMINARY REPORT, Order: 00158641-993-SD2-CFU, Dated August 16, 2021 OWNER: MATCAL II, LLC, a Nevada Limited Liability Company APN: 210-120-34 THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF CARLSBAD, IN THE COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: PARCEL 3 OF PARCEL MAP NO. 18236, CITY OF CARLSBAD MINOR SUBDIVISION 98-01, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, APRIL 13, 1999. Exceptions (Easements) A1 Privilege and right to extend drainage structures and excavation and embankment slopes beyond the limits of the Carlsbad Boulevard Recorded August 30, 1935 in Book 432, Page 60, Official Records A2 (NOT ON PROPERTY) Easement pedestrian beach access Recorded December 5, 1990, Document No. 90-646075, Official Records A3 10' Easement Pedestrian foot access and Agreement to Hold Harmless and Indemnify to the City of Carlsbad, Recorded September 3, 1997 as Document No. 1997-0427136, Official Records A4 Deed Restrictions 45' Bluff Top Setback, Recorded April 13, 1999 as Document No. 1999-0247272, Official Records A5 Covenant for Cross Lot Drainage Easement, Recorded April 13, 1999 as Document No. 1999-0247277, Official Records A6 Covenant for Cross Lot Drainage Easement, Recorded April 13, 1999 as Document No. 1999-0247278, Official Records A8 Open space Easement dedication on Parcel Map No. 18236 A10 Irrevocable offer to Dedicated Lateral Beach Access, Recorded June 30, 2000 as Document No. 2000-0346365, Official Records, Dedication acceptance, Recording June 18, 2021 as Document No. 2021-0448022, Official Records A15 10' Easement Pedestrian foot access and Agreement to Hold Harmless and Indemnify to the City of Carlsbad, Recorded February 10, 2003 as Document No. 2003-0153129, Official Records LEGEND TE R R A M A R S T A I R S 53 2 7 C A R L S B A D B O U L E V A R D CA R L S B A D , C A EXISTING SITE PLAN CHECKED BY: JOB NUMBER: DRAWN BY: DATE MODIFIED: SUBMITTAL DATE PURPOSE 3890 MURPHY CANYON ROAD SUITE 200 SAN DIEGO, CALIFORNIA 92123 (858) 573-6900 (phone) DRAWING TITLE: SHEET: RF WFC Expect Excellence C-3 PEDESTRIAN BEACH ACCESS EASEMENT LINE PER DOC# 90-646075 DATED 12/5/1990 EASEMENT DETAIL / LEGEND PIQ 09/03/1997 #97-427136 (Pedestrian Ingress, Egress, Foot Access) Parcel Map #18236 (Open Space) Parcel Map #18236 (Covenant Of Easement For Cross Lot Drainage) 04/13/1999 #99-247272 (Setback) 06/30/2000 #00-346365 (06/18/2021 #21-448022) (Lateral Beach Access) 02/10/2003 #03-153129 (Pedestrian Ingress And Egress Foot Access) ORIGINAL SCALE IN INCHES FOR REDUCED PLANS 0 1 2 3 NOTE: IF DRAWING IS NOT FULL SIZE (24X36) THEN REDUCE SCALE ACCORDINGLY FEMA 100-YEAR FLOOD ZONE (BLUE LINE WITH HATCH) T2773.002.000 01/17/2024 SUBMITTAL 01/17/2024 SANDY BEACH SANDY BEACH MEAN HIGH TIDE LINE NOTE: THE MEAN HIGH TIDE LINE (MHTL) WAS LOCATED APPROX. 62' SEAWARD OF THE BOTTOM STAIRS ON JULY 7, 2022. 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' ' c~: c-· ~)- -+-------- )~,j ','; _/ )'.r-:1 / I ,, I : _I / j ;j {_, I "' \ --- ,-, i/ / ·:_':...--= -, 'l..-~ (~'- -·I_ '.. ··-. ._ ----"--..,_ ___ ..._,_ ---- -1---'c- I ----------- ---1 \)/ I,, I --- -, Ul v;, "'""'< \.__~ _.,, ,,<'.'_, ,, □ □ □ □ □ □ □ □ □ . i~ / :1 ""'-• /)' .._:./ ,cc. i'";"::-J /·, / : d]·u ,'? ,, ( l,v / / ' ,r. /'-_, "'~---'.'.c._, __ ~-<-<-e~,'.::. .f/ I\ --~-- ..,.-•T'1'---\·.,--' --A, ~'---- \ __ /"=--, -~ ---\__/0 -- -----· ~, ENGEO I l -------A,._""c-~-,.. __ _ ·-L- ') I '- - \ ,:__ - I_ ~"-"',--A ' I ·-·t:· \ .,,__c_ --• C') ,_ -:-----'"'~~----:...a..____=?-~--' -, __ ,, (::;, ("·- ~= 5327 CARLSBAD BLVD. 5323 CARLSBAD BLVD. APN: 210-120-33-00 APN: 210-120-34-00 STATE OF CALIFORNIA. APN: 210-120-29-00 FEMA FLOOD HAZARD ZONE VE LIMITS AT 22' CONTOUR FEMA FLOOD HAZARD ZONE VE LIMITS AT 22' CONTOUR SANDY BEACH CONSTRAINTS MAP SCALE: 1"=10' CARLSBAD BLVD. LEGEND SLOPES 25% TO 40% SLOPES GREATER THAN 40% TIED-BACK CONCRETE SEAWALL PROPERTY LINE (TYP.) CONCRETE SIDEWALK BASE MAP SOURCE: GOLD COAST SURVEYING, INC. 110 CIVIC CENTER DR. SUITE 208 VISTA, CA 92084 (760) 758-7732 JN 202129.00 THE BASIS OF BEARINGS FOR THIS PROJECT IS THE CALIFORNIA COORDINATE SYSTEM 83, ZONE 6, NAD83, EPOCH 1991.35, AS DETERMINED LOCALLY BETWEEN CITY OF CARLSBAD SURVEY CONTROL NETWORK PT NO. 57 (CLSB-057) AND PT. NO. 137 (CLSB-137), AS SHOWN ON RECORD OF SURVEY NO. 17271. I.E. N 10°40'38" W 3867.20' GRID TOPOGRAPHY PROVIDED BY AEROTECH MAPPING, INC. (NAVD88). FLIGHT DATE: SEPTEMBER 8, 2021 SCALE: 1"=10' 0 10 FEET 20 TE R R A M A R S T A I R S 53 2 7 C A R L S B A D B O U L E V A R D CA R L S B A D , C A CONSTRAINTS MAP CHECKED BY: JOB NUMBER: DRAWN BY: DATE MODIFIED: SUBMITTAL DATE PURPOSE 3890 MURPHY CANYON ROAD SUITE 200 SAN DIEGO, CALIFORNIA 92123 (858) 573-6900 (phone) DRAWING TITLE: SHEET: RF WFC Expect Excellence C-4 A - CHICAGO TITLE COMPANY, PRELIMINARY REPORT, Order: 00158641-993-SD2-CFU, Dated August 16, 2021 OWNER: MATCAL II, LLC, a Nevada Limited Liability Company APN: 210-120-34 THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF CARLSBAD, IN THE COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: PARCEL 3 OF PARCEL MAP NO. 18236, CITY OF CARLSBAD MINOR SUBDIVISION 98-01, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, APRIL 13, 1999. Exceptions (Easements) A1 Privilege and right to extend drainage structures and excavation and embankment slopes beyond the limits of the Carlsbad Boulevard Recorded August 30, 1935 in Book 432, Page 60, Official Records A2 (NOT ON PROPERTY) Easement pedestrian beach access Recorded December 5, 1990, Document No. 90-646075, Official Records A3 10' Easement Pedestrian foot access and Agreement to Hold Harmless and Indemnify to the City of Carlsbad, Recorded September 3, 1997 as Document No. 1997-0427136, Official Records A4 Deed Restrictions 45' Bluff Top Setback, Recorded April 13, 1999 as Document No. 1999-0247272, Official Records A5 Covenant for Cross Lot Drainage Easement, Recorded April 13, 1999 as Document No. 1999-0247277, Official Records A6 Covenant for Cross Lot Drainage Easement, Recorded April 13, 1999 as Document No. 1999-0247278, Official Records A8 Open space Easement dedication on Parcel Map No. 18236 A10 Irrevocable offer to Dedicated Lateral Beach Access, Recorded June 30, 2000 as Document No. 2000-0346365, Official Records, Dedication acceptance, Recording June 18, 2021 as Document No. 2021-0448022, Official Records A15 10' Easement Pedestrian foot access and Agreement to Hold Harmless and Indemnify to the City of Carlsbad, Recorded February 10, 2003 as Document No. 2003-0153129, Official Records LEGEND CONCRETE STAIRWAY APPROXIMATE LIMITS OF SEA CAVES STAIRWAY EASEMENT LINE PER DOC 2003-0153129 DATED 02/10/2003 (E) PIER CHAIN LINK FENCE GLASS WINDSCREEN 8' WIDE DRAINAGE EASEMENT OPEN SPACE EASEMENT IRREVOCABLE OFFER TO DEDICATE LATERAL BEACH EASEMENT BUILDING OVERHANG PEDESTRIAN BEACH ACCESS EASEMENT LINE PER DOC 90-646075 DATED 12/5/1990 45' SETBACK FROM TOP OF BLUFF EASEMENT DETAIL / LEGEND PIQ 09/03/1997 #97-427136 (Pedestrian Ingress, Egress, Foot Access) Parcel Map #18236 (Open Space) Parcel Map #18236 (Covenant Of Easement For Cross Lot Drainage) 04/13/1999 #99-247272 (Setback) 06/30/2000 #00-346365 (06/18/2021 #21-448022) (Lateral Beach Access) 02/10/2003 #03-153129 (Pedestrian Ingress And Egress Foot Access) ORIGINAL SCALE IN INCHES FOR REDUCED PLANS 0 1 2 3 NOTE: IF DRAWING IS NOT FULL SIZE (24X36) THEN REDUCE SCALE ACCORDINGLY T2773.002.000 01/17/2024 SUBMITTAL 01/17/2024 FEMA 100-YEAR FLOOD ZONE (BLUE LINE WITH HATCH) SANDY BEACH Dec. 4, 2024 Item #4 45 of 59 I I J ' I_ tf [~ . I I I I I I I I ,- - , l~ , . · .. -- - -- \_ I I I I I □ ( -t ., ' I I I □□ C ' ' □ □[ I I I I I I □ "I I '' I I I i ( ,1 Ll- I ~ I I ~I I I I _':, ~ - I -- ~ r ', \- _ \ ' I I I I I I ., ' ' ' ' j ' ' ' ' ' i' \ '. -1 ( : ,a . -- - - - / /• /• ( i -~ , I' ' /1 " '' ' _;. ' ,.· '· " y I ./ \ '-\ _J i ( ' i I I. ' I I 'I r" I I ( I. I ': · I 1. / I I I I I I I I ' ' ' I I I I I I I I I I I I I I I I I I I I I \ I ' ' ' ' ' ' ' ' ~ , ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' I ' I I I I I I I I \ '- ~ 1 ' ' ' . ' ' ' ' I \ I I ' ' I \ 1 I \ I I I \ I I I I ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' 'i \ \ \ ' ' ' ' ' ' ' \ ' ' I \ I I I I I I I I I / I I I V ) ) ' ' I ' ' ' I I- - I I I I I , s I I i I : / /1 I i I i \ I I ' I / I/ I, ' I /\ I \ ' I I +. I J -r - ' I ' ' ' ' ' l~ I ' -- - , ' ' ' ' I I ' ' I ' I ' ' I I I I I I I ' -- I I I I I ' I I I I \ ( I I I j I I I ! ,-- \ I I ' ~ ' ' ' ' ' c- - - / ' - I l, ' '· · ' -- . I ' ' ' I ' ·· · ! - - - I I I ' ' -- - \ - I I I I I I - I- I ' ' ' ' ' !I i i ' I -, I I I / EASEMENT DETAIL / LEGEND PIQ 09/03/1997 #97-427136 (Pedestrian Ingress, Egress, Foot Access) Parcel Map #18236 (Open Space) Parcel Map #18236 (Covenant Of Easement For Cross Lot Drainage) 04/13/1999 #99-247272 (Setback) 06/30/2000 #00-346365 (06/18/2021 #21-448022) (Lateral Beach Access) 02/10/2003 #03-153129 (Pedestrian Ingress And Egress Foot Access) EXTEND EXISTING DRAINAGE PIPE OUT TO FACE OF PROPOSED WALL SEA CAVES TO BE INFILLED WITH ERODIBLE CONCRETE PROPOSED TIEBACK (TYP.) (E) PIER EXISTING CHAIN LINK FENCE PROPOSED SITE PLAN SCALE: 1"=10' CARLSBAD BLVD. EXISTING TIED-BACK CONCRETE SEAWALL TO REMAIN IN PLACE FOR WALL STATIONING AND ELEVATION, SEE "SITE PLAN WITH WALL DETAILS" ON SHEET C-6 INFILL VOIDS UNDER STAIRWAY WITH ERODIBLE CONCRETE 5327 CARLSBAD BLVD. STATE OF CALIFORNIA. GLASS WINDSCREEN PROPERTY LINE (TYP.) 5323 CARLSBAD BLVD. APN: 210-120-33-00 APN: 210-120-34-00 APN: 210-120-29-00 CONCRETE SIDEWALK BUILDING OVERHANG FILLET WALL TO CONNECT WITH EXISTING SEAWALL TO FILL BREACH UNDER STAIRS. EXTEND DRAINAGE PIPE TO FACE OF WALL STAIRWAY WALL WITH ARCHITECTURAL TREATMENT BASE MAP SOURCE: GOLD COAST SURVEYING, INC. 110 CIVIC CENTER DR. SUITE 208 VISTA, CA 92084 (760) 758-7732 JN 202129.00 THE BASIS OF BEARINGS FOR THIS PROJECT IS THE CALIFORNIA COORDINATE SYSTEM 83, ZONE 6, NAD83, EPOCH 1991.35, AS DETERMINED LOCALLY BETWEEN CITY OF CARLSBAD SURVEY CONTROL NETWORK PT NO. 57 (CLSB-057) AND PT. NO. 137 (CLSB-137), AS SHOWN ON RECORD OF SURVEY NO. 17271. I.E. N 10°40'38" W 3867.20' GRID TOPOGRAPHY PROVIDED BY AEROTECH MAPPING, INC. (NAVD88). FLIGHT DATE: SEPTEMBER 8, 2021 SCALE: 1"=10' 0 10 FEET 20 TE R R A M A R S T A I R S 53 2 7 C A R L S B A D B O U L E V A R D CA R L S B A D , C A PROPOSED SITE PLAN CHECKED BY: JOB NUMBER: DRAWN BY: DATE MODIFIED: SUBMITTAL DATE PURPOSE 3890 MURPHY CANYON ROAD SUITE 200 SAN DIEGO, CALIFORNIA 92123 (858) 573-6900 (phone) DRAWING TITLE: SHEET: RF WFC Expect Excellence C-5 A - CHICAGO TITLE COMPANY, PRELIMINARY REPORT, Order: 00158641-993-SD2-CFU, Dated August 16, 2021 OWNER: MATCAL II, LLC, a Nevada Limited Liability Company APN: 210-120-34 THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF CARLSBAD, IN THE COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: PARCEL 3 OF PARCEL MAP NO. 18236, CITY OF CARLSBAD MINOR SUBDIVISION 98-01, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, APRIL 13, 1999. Exceptions (Easements) A1 Privilege and right to extend drainage structures and excavation and embankment slopes beyond the limits of the Carlsbad Boulevard Recorded August 30, 1935 in Book 432, Page 60, Official Records A2 (NOT ON PROPERTY) Easement pedestrian beach access Recorded December 5, 1990, Document No. 90-646075, Official Records A3 10' Easement Pedestrian foot access and Agreement to Hold Harmless and Indemnify to the City of Carlsbad, Recorded September 3, 1997 as Document No. 1997-0427136, Official Records A4 Deed Restrictions 45' Bluff Top Setback, Recorded April 13, 1999 as Document No. 1999-0247272, Official Records A5 Covenant for Cross Lot Drainage Easement, Recorded April 13, 1999 as Document No. 1999-0247277, Official Records A6 Covenant for Cross Lot Drainage Easement, Recorded April 13, 1999 as Document No. 1999-0247278, Official Records A8 Open space Easement dedication on Parcel Map No. 18236 A10 Irrevocable offer to Dedicated Lateral Beach Access, Recorded June 30, 2000 as Document No. 2000-0346365, Official Records, Dedication acceptance, Recording June 18, 2021 as Document No. 2021-0448022, Official Records A15 10' Easement Pedestrian foot access and Agreement to Hold Harmless and Indemnify to the City of Carlsbad, Recorded February 10, 2003 as Document No. 2003-0153129, Official Records LEGEND C-7 4 STAIRWAY EASEMENT LINE PER DOC 2003-0153129 DATED 02/10/2003 8' WIDE DRAINAGE EASEMENT 45' SETBACK FROM TOP OF BLUFF OPEN SPACE EASEMENT IRREVOCABLE OFFER TO DEDICATE LATERAL BEACH EASEMENT PEDESTRIAN BEACH ACCESS EASEMENT LINE PER DOC 90-646075 DATED 12/5/1990 ORIGINAL SCALE IN INCHES FOR REDUCED PLANS 0 1 2 3 NOTE: IF DRAWING IS NOT FULL SIZE (24X36) THEN REDUCE SCALE ACCORDINGLY T2773.002.000 01/17/2024 SUBMITTAL 01/17/2024 FEMA 100-YEAR FLOOD ZONE (BLUE LINE WITH HATCH) SANDY BEACH SANDY BEACH Dec. 4, 2024 Item #4 46 of 59 I ; Q I LU L[ i I I I_ tf [ I I I I I I (c ; ' L . 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I I I \ I I I I I I I I I I I \ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I- - I I I I I I I I I I I I I I I I I I I 1, s I I i I I I I ,. , , I I / / I i I / I I/ Ii I I i, I \ r I I I I I I I I I I I I I I I I I I I \ i I I I j I l __ _ - I l, I ·- - I I -- , I I I I I I I I I I I I I . . \ I I( I I I I - I •I .1 I I I I I I ii_ - -- - 1-, I I I I I I I I, I I' I• \ I I\ I I· I I I '· 0+ 0 0+ 1 0 0+ 2 0 0+ 3 0 0+ 4 0 0+ 4 4 . 1 ST A T I O N I N G EL E V A T I O N , F E E T ( N A V D 8 8 ) 0 10 20 -5 5 15 -10 SEA CAVES TO BE INFILLED WITH ERODIBLE CONCRETE 14.2 TW C-7 4 1.0 BW 25.2 TW 1.0 BW 25.2 TW 1.0 BW 36.0 TW 36.0 BW 20.0 TW 1.0 BW 28.0 TW 21.8 BW 34.2 TW 30.4 BW EXISTING CROSS SECTION SCALE: 1"=10' 1 DETAIL SITE PLAN SCALE: 1"=6' TIED-BACK SHOTCRETE WALL WITH ARCHITECTURAL SURFACE EXISTING SEAWALL PROPERTY LINE PROPOSED WALL TO BE CONSTRUCTED WITHIN LIMITS OF STAIRWAY EASEMENT TIEBACK (TYP.) -2 Qop Tsa EXISTING BLUFF CONCRETE LANDING DRAINAGE OUTLET EL. 13' NAVD88 CONCRETE STAIRWAY SIDEWALL EXPOSED DRAINAGE PIPE STAIRWAY SUPPORT PIER, DEPTH UNKNOWN Qmb Tsa BOTTOM OF STAIRWAY SAND LEVEL AT TIME OF SURVEY EL E V A T I O N , F E E T ( N A V D 8 8 ) 0 10 20 30 -5 5 15 25 35 40 45 WALLS TO BE EMBEDDED A MIN. OF 2' INTO INTACT FORMATION TE R R A M A R S T A I R S 53 2 7 C A R L S B A D B O U L E V A R D CA R L S B A D , C A DETAIL SITE PLAN & CROSS SECTIONS CHECKED BY: JOB NUMBER: DRAWN BY: DATE MODIFIED: SUBMITTAL DATE PURPOSE 3890 MURPHY CANYON ROAD SUITE 200 SAN DIEGO, CALIFORNIA 92123 (858) 573-6900 (phone) DRAWING TITLE: SHEET: RF WFC Expect Excellence C-6 SCALE: 1"=6' 0 6 FEET 12 10' STAIRWAY EASEMENT 10' STAIRWAY EASEMENT 8' WIDE DRAINAGE EASEMENT Tsa PROPOSED STAIRWAY WALL EL. 0' PROPOSED FILLET WALL 8' EXISTING CONCRETE STAIRWAY ERODIBLE CONCRETE INFILL EL. 6' LEGEND Qop BEACH DEPOSITS TERRACE DEPOSITS Tsa SANTIAGO FORMATION Qmb WALLS TO BE EMBEDDED A MIN. OF 2' INTO INTACT FORMATION - 3 PROPOSED CROSS SECTION SCALE: 1"=10' 2 PROPOSED CROSS SECTION SCALE: 1"=10' 3 TIEBACK (SEE NOTE) EL E V A T I O N , F E E T ( N A V D 8 8 ) 0 10 20 -5 5 15 Tsa 4 1 TB #2 PROPOSED STAIRWAY WALL EL. 0' 8' EXISTING CONCRETE STAIRWAY ERODIBLE CONCRETE INFILL 25 ORIGINAL SCALE IN INCHES FOR REDUCED PLANS 0 1 2 3 NOTE: IF DRAWING IS NOT FULL SIZE (24X36) THEN REDUCE SCALE ACCORDINGLY TB #4 SEA CAVE Qop REVISED DRAIN OUTLET INVERT ELEV. 13' (NAVD88) BOTH SIDES OF STAIRWAY SEE PHOTOS ON SHEET C-7 T2773.002.000 01/17/2024 SUBMITTAL 01/17/2024FEMA 100-YEAR FLOOD ZONE (BLUE LINE WITH HATCH) EPOXY-COATED 150 KSI DOUBLE CORROSION PROTECTED #8 THREAD BAR ANCHOR DEADMAN W/ 8" SQUARE x1" THICK PLATE, NUTS & WASHERS Dec. 4, 2024 Item #4 47 of 59 27.2' 10' 6' 11' 4' 14.3' 3.2' EL. 25.2' 6.3' EL. 14.3' EL. 36.0' 42.8' 19.1' 30° 32° DRAINAGE OUTLET TO BE EXTENDED OUT TO FACE OF WALL EXTEND PROPOSED TIED-BACK WALL TO TOP OF STAIRWAY WALL BOTTOM OF EX. STAIRWAY WALL TIEBACK (TYP.) EL. 0' 3 4 1 0+0 0+10 0+20 0+30 0+40 0+ 4 4 . 1 WALL STATIONING EL E V A T I O N , F E E T ( N A V D 8 8 ) 0 10 20 30 5 15 25 35 40 DWALL MARKER (TYP.)5' (TYP.) AREA: 750 S.F. BFE=22' PER FEMA BLUFF SURFACE AT FACE OF STAIRWAY WALL KEY 2' MIN. INTO BLUFF KEY 3' MIN. INTO BLUFF (E) SEAWALL BEHIND STAIRS C SEE NOTE #3 2 6' 7' 10' EPOXY-COATED 150 KSI DOUBLE CORROSION PROTECTED #8 THREAD BAR ANCHOR DEADMAN W/ 8" SQUARE x1" THICK PLATE, NUTS & WASHERS 1% MIN. J-DRAIN 302 SLOTTED @ TOP OF PVC TO WIDTH OF J-DRAIN 1" DIA. SCH. 40 SOLID PVC 1" DIA. SCH. 40 PVC 90° ELBOW 1" DIA. SCH. 40 SOLID PVC TO WALL FACE SECURE J-DRAIN INTO SLOT OF PIPE WITH HOG RINGS OR ZIP TIES 1" DIA. SCH. 40 PVC 1" DIA. SCH. 40 SOLID PVC TO WALL FACE 1" DIA. SCH. 40 SLOTTED PVC J-DRAIN 302 TO BEGIN 1' BELOW TOP OF WALL AT BACK FACE 1% MIN.B EL. +10 Beach Deposits Formation -+2.5' EL. 19.5' END SACRIFICIAL SECTION 1.5' STRUCTURAL SECTION 12" SACRIFICIAL SECTION W/ MARKERS SEE MARKER DETAIL EL. 4' EROSION MARKER 2' MIN. EMBEDMENT PROPOSED TIEBACK EL. 9' EROSION MARKER TWO ROWS @ EL 4.0 & EL 9.0, INSTALLED @ 5' O.C. 1/2 INCH DIA. PVC x 12 INCHES LONG PVC W/CAPS BOTH ENDS 1.5' STRUCTURAL SECTION 12" SACRIFICIAL SECTION 6" EMBEDMENT INTO STRUCTURAL SECTION D SCALE: 1"=6' PROPOSED WALL PROFILE PLACEMENT NOT TO SCALE C 4 SACRIFICIAL MARKER MARKER DETAIL NOT TO SCALE DDRAIN DETAIL NOT TO SCALE B TYPICAL WALL DRAIN SECTION NOT TO SCALE A TYPICAL WALL TE R R A M A R S T A I R S 53 2 7 C A R L S B A D B O U L E V A R D CA R L S B A D , C A WALL PROFILE & DETAILS CHECKED BY: JOB NUMBER: DRAWN BY: DATE MODIFIED: SUBMITTAL DATE PURPOSE 3890 MURPHY CANYON ROAD SUITE 200 SAN DIEGO, CALIFORNIA 92123 (858) 573-6900 (phone) DRAWING TITLE: SHEET: RF WFC Expect Excellence C-7 1. EXISTING PIER, DRAINAGE PIPES AND CONCRETE STAIRWAY ARE SHOWN IN APPROXIMATE LOCATIONS IN WALL PROFILE. CONTRACTOR SHALL VERIFY EXACT LOCATIONS BEFORE PLACING TIEBACKS. 2. WALL TO BE EMBEDDED A MINIMUM OF 2' INTO INTACT FORMATION. 3. INSTALL 2' OR 4' WIDE J-DRAINS AS NEEDED TO FILL BACK WALL AREA BETWEEN TIEBACKS. 4. PROFILE VIEW IS OF OUTER SURFACE OF WALL. WALL PROFILE NOTES: ORIGINAL SCALE IN INCHES FOR REDUCED PLANS 0 1 2 3 NOTE: IF DRAWING IS NOT FULL SIZE (24X36) THEN REDUCE SCALE ACCORDINGLY PHOTO 1 - SOUTH VIEW OF STAIRWAY PHOTO 1 - NORTH SIDE OF STAIRWAY AT SEAWALL PHOTO DATE: 10-11-23 PHOTO DATE: 10-11-23 PRIOR TO INFILLING, DEMO AND REMOVE ALL LOOSE AND SEPARATED CONCRETE, DEBRIS AND SAND DOWN TO FORMATION * T2773.002.000 01/17/2024 SUBMITTAL 01/17/2024 Dec. 4, 2024 Item #4 48 of 59 L t \ I \' i \ ,\ \, \ . ,, '\ ,, ., .. . . .. a- - + - - ' , - - - - - ' - 1 I I I ( I I I '- - - / = '° t/ t 6" BORE HOLE TRUMPET 12" MIN. LENGTH CORRUGATED SHEATHING GREASED AND SHEATHED STRAND (TYP.) PROTECTIVE END CAP ANCHOR PLATE ANCHOR DISC SCHEDULE 40 PVC PROTECTIVE TUBING GROUT TUBE SPACER BORE HOLE UNBONDED LE N G T H BONDED LENG T H 6" ANCHOR TENDON GROUT NOTES: 1.ANCHOR PLATE, TRUMPET & PROTECTIVE END CAP SHALL BE HOT DIP GALVANIZED. 2.PROVIDE ANCHOR TENDON CENTRALIZERS AT 10' O.C. IN ANCHOR BONDED ZONE. TIED-BACK WALL LOCK OFF LOAD (kips) 80k260k4525 (kips)DIA. STRANDS(kips)LENGTH (FT) LENGTH (FT) PROOF LOADNO. OF 0.6"DESIGN LOAD TIEBACK ANCHOR SCHEDULE BONDEDANCHOR TOTAL LENGTH (FT) UNBONDED 201 BACK FACE 6 BARS @ 6" O.C. HORIZ. & VERT. REINFORCING SCHEDULE TIEBACK NOTES: ALL BAR LAP SPLICES SHALL BE 5'-6" MIN. FOR 6 BARS. ALL VERTICAL REBARS SHALL BE CONTINUOUS. HORIZONTAL REBARS SHALL BE CONTINUOUS WHEREVER POSSIBLE. SPLICE BACK FACE BARS (IF REQUIRED) AT MIDPOINT BETWEEN ANCHORS. SPLICE FRONT FACE BARS (IF REQUIRED) AT ANCHOR LOCATIONS. ALTERNATE (i.e. STAGGER) LOCATIONS OF SPLICES FOR ADJACENT BARS. ALL SPLICES SHALL BE NON-CONTACT WITH MINIMUM 1-1/2 INCHES CLEARANCE BETWEEN ADJACENT BARS. 1. 2. 3. ADJUST BAR SPACING IN VICINITY OF ANCHOR TO ACCOMMODATE 6" DIA. PVC SLEEVE. NO CUTTING OF BARS ALLOWED ANCHOR HEAD CAP SHALL HAVE A 3" (MIN.) SCULPTED COVER AT ALL TIEBACKS "FRONT FACE" OF STRUCTURAL WALL "BACK FACE" OF STRUCTURAL WALL 12" STRUCTURAL SECTION 9" CARVED AND COLORED ARCHITECTURAL TREATMENT WITHIN LIMITS OF EASEMENT 3" COVER @ WALL FACE 3" COVER @ BACK OF WALL ELEVATION @ BACKCUT ANCHOR HEAD BEARING PLATE. THICKNESS TO BE DETERMINED BY ANCHOR SUPPLIER ANCHOR HEAD CAP SEE NOTE FOR SCULPTED COVER OVER ANCHOR HEAD CAP GROUTED ANCHOR (TYP.) 6" ID PVC SLEEVE CL BEARING PLATE (BY OTHERS) ELEV. VARIES OF ANCHOR 8" 4.5" 8" 4.5" 8" 8" 4.5"4.5" 6 x 8'-0" REBARS CENTERED ACROSS ANCHOR AS SHOWN. LOCATION IN WALL MAY REQUIRE SHORTER BAR LENGTHS (8 ADDITIONAL BARS TOTAL) ADDITIONAL REINFORCING NOTES: 1. 2. THIS DETAIL IS FOR ADDITIONAL REINFORCING LOCATED AT THE BACK FACE OF THE WALL AT EACH TIEBACK. ANCHOR PLATE THICKNESS TO BE DETERMINED BY ANCHOR SUPPLIER. 6 BARS @ 6" O.C. HORIZ. & VERT. 8 ADDITIONAL 6 X 8' BARS CENTERED ON TIEBACKS 6 @ 6" O.C., EACH WAY, EACH FACE FRONT FACE REINFORCING NOTES: 6 x 8'-0" REBARS CENTERED ACROSS TIEBACKS - SEE "ADDITIONAL REINFORCING @ BACK FACE OF ALL TIEBACKS - ELEVATION" THIS SHEET 60k 6 x 8'-0" REBARS CENTERED ACROSS TIEBACKS - SEE "ADDITIONAL REINFORCING @ BACK FACE OF ALL TIEBACKS - ELEVATION" THIS SHEET BATTER 202 203 3:1 4:1 4:1 SEE TIEBACK ANCHOR SCHEDULE THIS SHEET FOR DETAILS 80k260k4525 60k 80k260k4525 60k 2043:1 80k260k4525 60k ELEV. ANCHOR (NAVD88)NO. 16' 13' 6' 6' TYPICAL ANCHOR SCHEMATIC NOT TO SCALE MULTISTRAND ANCHOR DETAIL NOT TO SCALE TE R R A M A R S T A I R S 53 2 7 C A R L S B A D B O U L E V A R D CA R L S B A D , C A STRUCTURAL DETAILS CHECKED BY: JOB NUMBER: DRAWN BY: DATE MODIFIED: SUBMITTAL DATE PURPOSE 3890 MURPHY CANYON ROAD SUITE 200 SAN DIEGO, CALIFORNIA 92123 (858) 573-6900 (phone) DRAWING TITLE: SHEET: RF WFC Expect Excellence C-8 FACE OF ALL TIEBACKS - ELEVATION NOT TO SCALE ADDITIONAL REINFORCING AT BACK STRUCTURAL SECTION NOT TO SCALE ORIGINAL SCALE IN INCHES FOR REDUCED PLANS 0 1 2 3 NOTE: IF DRAWING IS NOT FULL SIZE (24X36) THEN REDUCE SCALE ACCORDINGLY T2773.002.000 01/17/2024 SUBMITTAL 01/17/2024 Dec. 4, 2024 Item #4 49 of 59 I - I ~ I I I/ I / ) I - - -- - - -- - - ·- $ - -- - - -- - - . I 1 I I I I I I ,t. , ... . ! • -• ~ / I r' - ' - - ~ ~ ~ 7 - _ j ~ --- - l - I I I I I I I I I I / !-- -- - I I I I / I I t-- - - ' ... , -. . , I .. . . . . . -- - 1 I -- - , , , ,_ \ \ • -- - - 7 I ' ' , I ' L __ -- - -- - - - - - - - - , I / I .. . . . . . . . . . I I I I I / - ~ - ~ u_ / / / / / / PROVIDE 2" BORDER OF HIGHLY CONTRASTING WEAR & SLIP RESISTANT COLOR NOT MORE THAN 1" FROM NOSE, SEE NOTE 4, (TYP.) PROVIDE FORMED OR TROWELED SAFETY STEP EDGE, MATCHING EXISTING, RADIUS, (TYP.) CONTRACTOR TO PROVIDE ROUGHENED BROOM FINISH ON REPAIRED STEPS & LANDINGS. CONTRACTOR TO ADJUST LAYOUT & DIMENSIONS AS NECESSARY TO ENSURE FINISHED PRODUCT IS CODE COMPLIANT. STAIR TREADS AND RISERS SHALL BE OF UNIFORM SIZE AND SHAPE (MATCHING EXISTING). EXTERIOR STAIRS SHALL HAVE THE UPPER APPROACH AND ALL TREADS MARKED BY A STRIPE PROVIDING CLEAR VISUAL CONTRAST. THE STRIPE SHALL BE A MINIMUM OF 2 INCHES WIDE PLACED PARALLEL TO AND NOT MORE THAN 1 INCH FROM THE NOSE OF THE TREAD OR UPPER APPROACH AND SHALL EXTEND THE FULL WIDTH OF THE TREAD OR APPROACH. A PAINTED STRIPE SHALL BE ACCEPTABLE. GROOVES SHALL NOT BE USED TO SATISFY THIS REQUIREMENT. CODE REQUIREMENTS SUPERSEDE NOTES & DIMENSIONS CALLED OUT ON THESE DRAWINGS. MATCH EXISTING RISE, (TYP.) MATCH EXISTING SLOPE, OR O.5% IF FEASIBLE MATCH EXISTING RUN, (TYP.) PROVIDE 3" CLEAR BETWEEN FINISHED SURFACE & REPLACEMENT REINFORCING, WHERE APPLIES, (TYP.) MATCH EXISTING, (TYP.) MATCH EXISTING, (TYP.) (1/2" MAX.) 1. 2. 3. 4. 1" 2" 5. EXISTING REINFORCING CAN REMAIN, OR CAN BE SUPPLEMENTED, IF NO CORROSION, OR CAN BE LOCALLY REMOVED AND TREATED, (TYP.) 3" CLR., SEE TYPICAL STEP DETAIL BELOW PLACE REBAR WITH SIMPSON SET XP HIGH-STRENGTH EPOXY ADHESIVE, OR EQ., (TYP.) CHISEL & REMOVE EXISTING SPALLED CONCRETE & REPLACE WITH NEW, WHERE APPLIES SUBSEQUENT TO REMOVAL, ROUGHEN VERTICAL & BOTTOM SURFACES TO 1/4" AMPLITUDE, (TYP.) INFILL MINOR CRACKING WITH A HIGH-STRENGTH NON-SHRINK GROUT, SUBMIT PRODUCT OR MIX DESIGN TO ENGINEER OF RECORD FOR REVIEW AND APPROVAL PRIOR TO USE, (TYP.) PROVIDE 4" MIN. OF EMBEDMENT INTO EXISTING CONCRETE, (TYP.) NEW #4 TRANSVERSE NOSE REINFORCING, WHERE APPLIES, (TYP.) NEW #4 BENT REBAR @ 8" O.C., (TYP.) TYPICAL STEP DETAIL NOT TO SCALE STEP NOTES: GENERALIZED STAIR SPALL & CRACK REPAIR DETAIL NOT TO SCALE 3" CLEAR, TOP & BOTTOM, (TYP.) PROVIDE ADD'L #5 REBAR @ HOOKED ENDS #5 REBAR @ 6" O.C., WITH 4'-6" TAIL, (TYP.) @ LANDINGS #4 TRANSVERSE REINFORCING (NOSE REBAR, TYP.) #3 BENT REBAR @ 8" O.C., (TYP.) ADDITIONAL #4 REBAR @ 12" O.C., @ LANDINGS, (TYP.) PROVIDE ADD'L #5 REBARCONTINUOUS #5 REBAR @ 6" O.C., (TYP.) BOTTOM OF EXISTING STAIR FOUNDATION 16" MIN. (TYP.) 0.5%, (TYP.) 0.5%, (TYP.) MATCH EXISTING ALL STAIRWELL HAND RAIL COMPONENTS SHALL BE 316L STAINLESS STEEL. HAND RAILING SHALL BE CONTINUOUS ALONG BOTH SIDES OF STAIRWELL WITH ANCHORAGE LOCATIONS TO BE SPECIFIED BY THE SUPPLIER OR INSTALLER AND SHALL MEET ALL APPLICABLE CODE REQUIREMENTS. CONTRACTOR/FABRICATOR/SUPPLIER TO PROVIDE SHOP DRAWINGS & MATERIALS DATA SHEETS FOR REVIEW AND APPROVAL BY THE ENGINEER OF RECORD PRIOR TO PURCHASING AND FABRICATING MATERIALS. CONTRACTOR TO ENSURE THAT THE LAYOUT AND DIMENSIONS ARE COMPLIANT WITH CURRENT ADA AND CBC STANDARDS. HAND RAILING NOTES: 3/4" DIA. STAINLESS STEEL ADHESIVE THREADED ROD ANCHOR WITH 6" MIN. EMBEDMENT, (TYP.) 1.5" CLR., (TYP.) 1.5" DIA. MATCH EXISTING (TYP.) 34"1.5" CLR., (TYP.) EITHER EXISTING OR RESTORED FINISHED SURFACE 1. 2. 3. SEE TYPICAL STEP DETAIL ON THIS DRAWING NOTE: LANDING LENGTHS VARY, SEE PLAN VIEW & ELEVATION FOR LAYOUT 4. EXISTING STAIRWAY PARAPET EXISTING BULL NOSE ALL PROJECT REBAR, UNLESS NOTED OTHERWISE (U.N.O) SHALL BE EPOXY COATED, (TYP.) REINFORCING NOTE: REPLACEMENT HAND RAILING DETAIL NOT TO SCALE STAIR FOUNDATION REPLACEMENT DETAIL NOT TO SCALE CONTINUOUS #5 REBAR @ 6" O.C., (TYP.) (6) #6 EPOXY COATED REBAR WITH 180 DEGREE STD HOOK AROUND TOP LONG. REINF., INSTALLED WITH 18" OF EMBEDMENT INTO EXISTING PIER, WITH SIMPSON SET XP HIGH-STRENGTH EPOXY ADHESIVE, OR EQ., (TYP.) IF NECESSARY, PROVIDE ADDITIONAL #5 X 6'-0" LONG REBAR, CENTERED ACROSS PIER, FOR THE HOOKED #6'S. DO NOT MODIFY LOCATIONS OF HOOKED #6'S TO ENGAGE TOP MAT OF REINFORCING. IN AREAS OF NEW CONCRETE, ROUGHEN EXISTING VERTICAL & BOTTOM SURFACES TO 1/4" AMPLITUDE, (TYP.) A B WHERE APPLIES, EXISTING DRILLED PIER, FIELD LOCATE AND VERIFY DIAMETER AS NECESSARY, (TYP.)NOTES: EXISTING STAIRWAY PARAPET THIS DETAIL APPLIES TO DISCRETE SECTIONS OF THE EXISTING STAIRWAY WHEN THERE IS INSUFFICIENT REMAINING COMPETENT CONCRETE AND HEAVILY CORRODED (COMPROMISED) REINFORCING IN WHICH TO APPLY THE ABOVE SPALL AND CRACK REPAIR. DETAIL NOTE: 18" (TYP.) #5 REBAR @ 12" O.C., DOWELED INTO EXISTING PARAPET 6", WITH SIMPSON SET XP HIGH-STRENGTH EPOXY ADHESIVE, OR EQ., (TYP.) B A TE R R A M A R S T A I R S 53 2 7 C A R L S B A D B O U L E V A R D CA R L S B A D , C A STAIRWAY DETAILS CHECKED BY: JOB NUMBER: DRAWN BY: DATE MODIFIED: SUBMITTAL DATE PURPOSE 3890 MURPHY CANYON ROAD SUITE 200 SAN DIEGO, CALIFORNIA 92123 (858) 573-6900 (phone) DRAWING TITLE: SHEET: RF WFC Expect Excellence C-9ORIGINAL SCALE IN INCHES FOR REDUCED PLANS 0 1 2 3 NOTE: IF DRAWING IS NOT FULL SIZE (24X36) THEN REDUCE SCALE ACCORDINGLY T2773.002.000 01/17/2024 SUBMITTAL 01/17/2024 Dec. 4, 2024 Item #4 50 of 59 -- -- -- -- - - • • l, .. . . . . .. . . . .. .. . . . . . . . f .. . - 1 ~ \ I -.. . . -- - ~ □ □ □ I. ' ' s s s s X X X X X X X X X X X X X X X X X X X ◊ ◊◊ ◊ ◊ ◊◊◊ X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXX X X X X CONCRETE STAIRWAY 5327 CARLSBAD BLVD. APN: 210-120-34-00 BMP SITE PLAN SCALE: 1"=10' CARLSBAD BLVD. WM-9 SANITARY/SEPTIC WASTE MANAGEMENT WM-1 MATERIAL DELIVERY AND STORAGE STORM WATER QUALITY BMP LEGEND: MATERIALS & WASTE MANAGEMENT CONTROL BMPs WM-8 CONCRETE WASTE MANAGEMENT TEMPORARY SEDIMENT CONTROL BMPs SE-1 SILT FENCE SE-7 STREET SWEEPING & VACUUMING EROSION CONTROL BMPs EC-4 HYDROSEEDING WM-5 SOLID WASTE MANAGEMENT ACCESS AND STAGING NOTES: 1. CONSTRUCTION STAGING AREA SHOWN IS ON STATE PARKS PROPERTY. PERMISSION SHALL BE GRANTED BY THE STATE OF CALIFORNIA PRIOR TO UTILIZATION OF THIS AREA BY CONTRACTOR. 2. NO CONSTRUCTION EQUIPMENT SHALL BE ALLOWED OUTSIDE THE STAGING AREA OR PROPOSED AREA OF WORK UNLESS DIRECTED/APPROVED IN WRITING BY THE PROJECT ENGINEER OR THE CITY MANAGER AND THE PROPERTY OWNERS. 3. CONSTRUCTION EQUIPMENT SHALL ONLY USE THE ACCESS POINT AS INDICATED ON THIS DRAWING. ACCESS POINT SHALL BE SECURED AND KEPT CLOSED AND LOCKED DURING NON-WORK HOURS. 4. CONSTRUCTION TRAFFIC INGRESS AND EGRESS SHALL ONLY OCCUR OFF OF CARLSBAD BLVD. 5. STORAGE AND OPERATION OF CONSTRUCTION EQUIPMENT AND MATERIALS ON THE SITE SHALL MAINTAIN A MINIMUM HORIZONTAL CLEARANCE OF 10-FEET FROM THE TOP OF BLUFF OR THE EXISTING RIGHT-OF-WAYS. 6. CONTRACTOR MAY USE ON-STREET PARKING FOR PERSONAL VEHICLES ONLY. NO CONSTRUCTION EQUIPMENT PARKING SHALL OCCUR ON PUBLIC STREETS OR RIGHT-OF-WAYS. 7. PRIOR TO SITE CLEARING AND GRUBBING, A TEMPORARY ORANGE ENVIRONMENTAL FENCE AND A 24" HIGH SILT FENCE SHALL BE INSTALLED AROUND THE PROPOSED WORK AREA. THE EXACT LOCATION AND ALIGNMENT SHALL BE DEFINED IN THE FIELD BY THE INSPECTING ENGINEER. 8. CONTRACTOR SHALL MAINTAIN ACCESS TO ALL ALLEYS, SIDEWALKS, PRIVATE DRIVEWAYS, AND PUBLIC STREETS AT ALL TIMES. 9. CONSTRUCTION EQUIPMENT AND ACTIVITIES PERFORMED ON THE SANDY BEACH AREA SHALL NOT RESTRICT LATERAL PUBLIC ACCESS. 10. CONSTRUCTION MATERIALS: DISTURBANCE TO SAND AND INTERTIDAL AREAS SHALL BE MINIMIZED. BEACH SAND EXCAVATED SHALL BE REDEPOSITED ON THE BEACH. LOCAL SAND OR COBBLES SHALL NOT BE USED IN ANY PHASE OF THE CONSTRUCTION. 11. CONSTRUCTION SCHEDULE: NO WORK SHALL OCCUR ON THE BEACH ON WEEKENDS, HOLIDAYS OR BETWEEN MEMORIAL DAY WEEKEND AND LABOR DAY OF ANY YEAR. 12. NO OVERNIGHT STORAGE OF EQUIPMENT OR MATERIALS SHALL OCCUR ON SANDY BEACH, AND THE USE OF OTHER PUBLIC PARKING SPACES SHALL BE MINIMIZED. DURING THE CONSTRUCTION STAGES OF THE PROJECT, THE PERMITTEE SHALL NOT STORE ANY CONSTRUCTION MATERIALS OR WASTE WHERE IT WILL BE OR COULD POTENTIALLY BE SUBJECT TO WAVE EROSION AND DISPERSION. IN ADDITION, NO MACHINERY SHALL BE PLACED, STORED OR OTHERWISE LOCATED IN THE INTERTIDAL ZONE AT ANY TIME, EXCEPT FOR THE MINIMUM NECESSARY TO CONSTRUCT THE STAIRWAY STABILIZATION. CONSTRUCTION EQUIPMENT SHALL NOT BE WASHED ON THE BEACH OR ON THE TOP OF THE COASTAL BLUFF. 13. CONTRACTOR SHALL REMOVE ALL CONSTRUCTION MATERIALS/EQUIPMENT FROM THE STAGING SITE AND RESTORE THE STAGING SITE TO ITS PRIOR-TO- CONSTRUCTION CONDITION IMMEDIATELY FOLLOWING COMPLETION OF THE DEVELOPMENT. ORIGINAL SCALE IN INCHES FOR REDUCED PLANS 0 1 2 3 HYDROSEEDING MIX AND NOTES: CONTRACTOR SHALL USE STATE PARKS APPROVED "COASTAL SAGE SCRUB MIX AVAILABLE THROUGH "NATURE'S SEED" . SEE https://naturesseed.com/specialty-see/scrub-mix/coastal-sage-scrub-mix/ GENERAL SEED MIX MAY VARY BUT GENERALLY SHOULD INCLUDE: 1. ALL SEED MATERIALS SHALL BE TRANSPORTED TO THE JOBSITE IN UNOPENED CONTAINERS WITH THE CALIFORNIA DEPARETMENT OF FOOD AND AGRICULTURE CERTIFICATION TAG ATTACHED TO, OR PRINTED ON SAID CONTAINERS. 2. NON-PHYTO-TOXIC WETTING AGENTS MAY BE ADDED TO THE HYDROSEED SLURRY AT THE DISCRETION OF THE CONTRACTOR. TO PREVENT THE DISCHARGE OF CONCRETE MATERIALS, OR ANY OTHER CONSTRUCTION BYPRODUCTS, ONTO THE SANDY BEACH AND/OR FROM ENTERING COASTAL WATERS, THE CONTRACTOR SHALL, AS A MINIMUM, COMPLY WITH THE FOLLOWING BMP'S. 1. DURING ALL CONCRETE POURING/PUMPING ACTIVITIES, TARPS SHALL BE USED BELOW THE CONCRETE PUMP HOPPER TO PREVENT ACCIDENTAL DISCHARGE OF ANY SPILLED CONCRETE ONTO THE BEACH SANDS OR INTO COASTAL WATERS. TARPS SHALL BE OF SUFFICIENT SIZE TO CAPTURE ANY SPILLED CONCRETE MATERIALS. 2. DURING ALL CONCRETE PLACEMENT ACTIVITIES, CARE SHALL BE TAKEN TO PREVENT THE DISCHARGE OF CONCRETE MATERIALS ONTO THE BEACH SAND AND/OR INTO COASTAL WATERS. TARPS OF SUFFICIENT SIZE SHALL BE PLACED AT THE BASE OF ALL CONCRETE PLACEMENT AREAS TO COMPLETELY CAPTURE ALL EXCESS CONCRETE REBOUND AND PREVENT CONTACT WITH THE BEACH SANDS AND/OR COASTAL WATERS. 3. ALL CONCRETE AND/OR OTHER CONSTRUCTION BYPRODUCTS COLLECTED SHALL BE PROPERLY CONTAINED AND DISPOSED OF OFF-SITE IN A LEGAL MANNER. ALL WASHOUT OF CONCRETE PUMPING EQUIPMENT SHALL BE BACK INTO THE CONCRETE READY-MIX TRUCK AT THE COMPLETION OF CONCRETE PLACEMENT FOR OFF-SITE DISPOSAL. 4. NO VEHICLE/EQUIPMENT CLEANING WILL BE ALLOWED ON THE PROJECT SITE. FUELING MAY NOT BE PERFORMED ON SITE. EQUIPMENT WILL BE ROUTINELY INSPECTED FOR LEAKS AND PROMPTLY SERVICED. IF ANY LEAKS OCCUR, THEY WILL BE PROMPTLY CLEANED WITH DRY METHODS AND DISPOSED OF AS A REGULATED WASTE. 5. CONSTRUCTION MATERIALS WILL BE PLACED IN AN ENCLOSURE WITH A ROOF, OR UNDER AN AWNING, THAT PREVENTS CONTACT WITH RAINFALL RUNOFF OR SPILLAGE INTO STORM WATER CONVEYANCE SYSTEMS. SUCH AN ENCLOSURE WILL BE PLACED ON AN IMPERMEABLE SURFACE LOCATED AWAY FROM STORM WATER DRAINS OR CATCH BASINS. A BERM WILL BE PLACED AROUND THE PERIMETER OF THE ENCLOSURE TO PREVENT WATER FLOW FROM ADJACENT AREAS. 6. TRASH CONTAINER AREAS WILL BE SURROUNDED BY A BERM TO DIVERT AND PREVENT RUN-ON OF STORM WATER. CONTAINERS WILL BE COVERED TO MINIMIZE DIRECT PRECIPITATION FROM ENTERING THE CONTAINER. BEST MANAGEMENT PRACTICES: TR-1 STABILIZED CONSTRUCTION ENTRANCE CONCRETE WASHOUT SE-7 SCALE: 1"=10' 0 10 FEET 20 TRACKING CONTROL BMPs TE R R A M A R S T A I R S 53 2 7 C A R L S B A D B O U L E V A R D CA R L S B A D , C A BMP PLAN CHECKED BY: JOB NUMBER: DRAWN BY: DATE MODIFIED: SUBMITTAL DATE PURPOSE 3890 MURPHY CANYON ROAD SUITE 200 SAN DIEGO, CALIFORNIA 92123 (858) 573-6900 (phone) DRAWING TITLE: SHEET: RF WFC Expect Excellence C-10 T2773.001.000 10/29/2024 RESUBMITTAL 10/29/2024 NOTE: IF DRAWING IS NOT FULL SIZE (24X36) THEN REDUCE SCALE ACCORDINGLY APPROXIMATE TOP OF BLUFF WORK AREA ON BEACH (STATE PARKS) 622 S.F. PROPERTY LINE (TYP.) STATE OF CALIFORNIA. APN: 210-120-29-00 32 FEET OF EXISTING CHAIN LINK FENCE TO BE TEMPORARILY REMOVED EXISTING GUARD RAIL-PROTECT IN PLACE TEMPORARY CONSTRUCTION FENCE 14' WIDE ACCESS TEMPORARY CONSTRUCTION GATE EXISTING PEDESTRIAN ACCESS TO REMAIN OPEN 50' ACCESS WM-9 WM-1 WM-8 WM-5TR-1 TEMPORARILY RELOCATE TRASH/RECYCLING BINS GUARD RAIL TO BE REMOVED, THEN REPLACED AFTER CONSTRUCTION LOCATE CRANE PAD 50' FROM BLUFF TOP 35' (W) X 55' (L) CRANE PAD STEEL PLATES CONCRETE SIDEWALK WORK AREA ON BEACH 24 S.F. STAGING AREA ON STATE PARKS PROPERTY - 6,040 S.F. PROJECT WILL REPAIR AN IMPORTANT PUBLIC ACCESS POINT FOR NORTHERN PORTION OF SOUTH CARLSBAD STATE BEACH. PROJECT PROPONENT SHALL CONDUCT A PRE-CONSTRUCTION MEETING WITH STATE PARKS STAFF. CULTURAL RESOURCES ARE PRESENT IN THE VICINITY OF THE SITE. PROJECT MANAGER SHALL FOLLOW RECOMMENDATIONS OF ASSOCIATE STATE PARK ARCHAELOGIST AND ARRANGE FOR CULTURAL RESOURCES AND NATIVE AMERICAN MONITORING AS REQUIRED. PRIOR TO ISSUING A RIGHT OF ENTRY PERMIT, THE PROJECT MANAGER SHALL DEMONSTRATE THAT THE REPAIRS WILL NOT INCREASE THE BLUFF EROSION ON THE ADJACENT STATE BEACH BEYOND CURRENT EROSION RATES. STATE PARKS SPECIAL NOTE: Acmispon glaber: Deerweed Acmispon americanus: Purshing lotus Artemisia californica: California sagebrush Camissoniopsis cheiranthifolia: Beach evening primrose Collinsia heterophylla: Chinese houses Encelia californica: Bush sunflower Eriogonum fasciculatum: California buckwheat Eriophyllum confertiflorum: Golden yarrow Eschscholzia californica: California poppy Festuca microstachys: Small fescue Isocoma menziesii: Coast goldenbush Lasthenia californica: Dwarf goldfields Lupinus succulentus: Arroyo lupine Mimulus aurantiacus puniceus: Mission red monkeyflower Salvia apiana: White sage Salvia mellifera: Black sage Sisyrinchium bellum: Blue-eyed grass Stipa pulchra: Purple needlegrass FEMA 100-YEAR FLOOD ZONE (BLUE LINE WITH HATCH) Dec. 4, 2024 Item #4 51 of 59 r.. i I I I I / I 1 'I I: I I I \ l \ • ' ' I I I ' I/ I I I \ ' I I I I : I I I I I I 1 I / I I \ ' I I I I I I I I I \ I I I II I I I I I I I /3 I I ', 'i, I I i I II I I I I I I \ r\ \ \ '1 I I ' ' ' ' ' ' \ I I I I I I I I I ' ' ' ' 1 I I I \ ' ' I I ' \ ', ~ /\ ~ \ _· · ~ - . 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I. · C· · I· [· 1· I I I' I· , I I• . 1, [· · .. ,11, I> I• I• I, · I. · 1> .. ,• l I> . ( I. · ... >( I• I• · ,~ .. ,. · ... I [ •• 1 • 1 I I> ,. . . ' '• 1. · · 1 1 > I· , I c, . _ , ' -I I ' - - - - - - - - - ~·:- : , _ _'. I, • ~-- · L - 1 > j /I , I I! ,, '1 / I I I I I I I ' I I I I ,_ ) ; ,. / - I I I I I I I I I I ~( c , ?~ ~- "J - -- > . • ,. . . . , c- : > s; ~~ ~ ~ y, - r - U - . . . J :-= = t : : i ; : : : : : : : , ,- - - - "' ,; , , ; . = -- : . ~N -~ · ' - - . . : ; ; : c. n * MJ 3 . j I ·.· · I .. r 11 , 'I ir n rn 10 I Exhibit 8 2024-08-08; Terramar Stairway Stabilization Status Update (District 2); Barberio, Gary (carlsbadca.gov) (On file in the Office of the City Clerk.) Dec. 4, 2024 Item #4 52 of 59 63081684.v2 October 25, 2024 Shannon Harker, Senior Planner Clifford Jones, Principal Planner Department of Community Development City of Carlsbad 1635 Faraday Avenue Carlsbad, CA 92008 Re: Terramar Stairway -- MHTL Question Dear Shannon and Cliff: Thank you for the opportunity to discuss the Coastal Commission’s inquiry regarding the location of the Mean High Tide Line (“MHLT”) in relation to the application to repair and maintain the stairway that descends from Carlsbad Boulevard to Terramar Beach (“Terramar Stairway”). I offer this background and comments on the legal issue presented to assist others who were not able to join in the Teams call. The Terramar Stairway In 1996, the City issued a Coastal Development Permit (“CDP”) for construction of ATTORNEYS AT LAW 777 South Figueroa Street 34th Floor Los Angeles, CA 90017 T 213.612.7800 Steven H. Kaufmann D 213.612.7875 skaufmann@nossaman.com Admitted only in California Refer To File # 505004-0001 Exhibit 9 Dec. 4, 2024 Item #4 53 of 59 @)NOSSAMAN LLP nossaman.com Shannon Harker Clifford Jones October 25, 2024 Page 2 63081684.v2 stabilization, this undermining could cause the rear yard of the residence to collapse into the void, and thereafter quickly threaten the stability of the residence. All of this is documented at length in the several expert engineering reports prepared by ENGEO and GeoSoils, and the several memoranda provided to the City by Walter Crampton, at ENGEO, who is one of the truly most respected and experienced coastal engineers in California. The owners of 5327 Carlsbad Boulevard have fully and responsibly embraced the obligation of fixing this public access stairway. The initial application for a CDP was submitted to the City over two years ago on April 19, 2022 by then-owner, Stacey Mathewson. City staff then proceeded to do a careful job of requiring the applicant to generate additional information, coordinate with the adjoining downcoast owner, California State Parks, and to respond to questions asked in the interim by a third party reviewer and Coastal Commission staff. Ms. Mathewson sold 5327 Carlsbad Boulevard to the current owners, Brant and Shannon Massman, and they have diligently and cooperatively continued the process before the City, but also noting that in its current condition, the state of the Terramar stairs has created a serious liability problem. The Massmans and Mr. Crampton have urged that the City expeditiously agendize the CDP application so that the repair and maintenance work required can be implemented as quickly as possible. The Mean High Tide Line Question – The City Has Exclusive Jurisdiction Over the CDP Application, While the Coastal Commission Retains Appeal Jurisdiction While the application has been pending for over two years now, Coastal Commission staff has previously provided its’ questions and input. On October 1, 2024, a Coastal staff analyst additionally inquired whether a MHTL analysis has been prepared for the winter season. You also indicated that the Coastal planner suggested that the Commission may have jurisdiction and offered to have the Commission assume jurisdiction over the application as a “consolidated” permit application. are undermined, which may cause the stairway to fail. Absent any immediate a 10-foot-wide public beach access stairway from Carlsbad Boulevard to the beach (City No. 6-CII-97-084). The City required the then owner to record a 10-foot-wide vertical beach access easement for the stairway, which is located adjacent to the property and home at 5327 Carlsbad Boulevard. A second vertical access easement for the stairway was recorded on February 10, 2003. The easement deed states: “Property owner shall guarantee private maintenance responsibilities for all facilities within said easement, including, but not limited to, landscaping, the walkway, stairs, and walls.” Based on inspections more recently, the Terramar stairway is continuing to collapse and is in worse condition today than it was in early 2023. It is currently failing and in need of immediate repair. The stairs have been badly undermined and are in danger of collapse, initially on the landward side as the footings that support the stairway Dec. 4, 2024 Item #4 54 of 59 Shannon Harker Clifford Jones October 25, 2024 Page 3 63081684.v2 All of the evidence demonstrates that the stairway is located far landward of the MHTL and a consolidated permit, controlled by Coastal Act section 30601.3, would not be available for several reasons. The jurisdiction question is a legal issue. The Coastal Commission has no discretion to assume jurisdiction over the stairway application. The City has no discretion to delegate, or abdicate, the pending application to the Commission. The historical record further confirms that the City has exclusive jurisdiction over the pending stairway application, not the Commission, and despite raising the issue, the Commission can always appeal the City’s decision, as it did with the April 7, 2010, City’s approval of the seawall. But with the seawall appeal there, it bears emphasis that the Commission and State Lands concluded that the City had jurisdiction, not the state agencies, as explained below. Despite the City’s seawall approval in 2010, the matter was not heard by the Coastal Commission until 2014, and the Commission continued the hearing to get more information from its staff on the question of public safety to beach users if the seawall were removed. A letter from then City Attorney Celia Brewer to the Commission in that proceeding supports the conclusion that the seawall and stairs are within the City’s jurisdiction. The letter is attached. The Commission’s Staff Report also addressed the jurisdiction issue and concluded that the Commission did not have jurisdiction, but rather that jurisdiction resided in the City: “Sometime after Commission staff sent the June 29, 2010, letter, Commission staff was provided plans as well as a letter from State Lands indicating that the location of the seawall was inland of the MHTL, and thus within the City of Carlsbad’s permit jurisdiction. The plans provided indicated that the entire seawall, including all footings, was located above the +0 MSL mark. The letter from state lands stated: “. . . the limits of the project, including the seawall, berm/equipment staging area, and silt fence, are currently located above the In my experience dealing with the Commission on applications for shoreline structures, it has become frequently the case that the Commission staff inserts itself in the local application process and suggests that a project may be located seaward of the MHTL when it is not, and that it would like to proceed by assuming jurisdiction under a consolidated permit. It does so in the absence of a MHTL survey, which in any event it does not have the qualified staff to prepare. In fact, ENGEO has provided you with a recent 2022 MHTL survey prepared by Gold Coast Surveying, which showed the MHTL 62’ seaward of the toe of the stairway. That evidence alone demonstrates that the Coastal Commission has no jurisdiction over the stairway application. Dec. 4, 2024 Item #4 55 of 59 Shannon Harker Clifford Jones October 25, 2024 Page 4 63081684.v2 the MHTL again not remotely close to the stairway – it is nearly in the same location as the set of plans reviewed and addressed by the Commission in 2014. (Again, that MHTL plan is attached.) Both plans confirm each other. As to the Commission staff’s question whether a MHTL line analysis has been prepared for the winter season, that was fully addressed by Mr. Crampton in his October 7, 2024 e-mail to you. Recognizing that the MHTL elevation is 4.6 feet MLLW, Mr. Crampton first provided photos of the site that correspond to the elevation 4.6-foot MHTL contour. The photos showed the water’s edge possibly 40 feet seaward of the toe of the stairway today, in early October 2024. He then reviewed Google Earth images dating back to May 1994, which show a reasonable approximation of the location of the MHTL location more or less along the changing color of the sand, which represents the approximation of the High Water Line (HWL), or slightly above the MHTL. Reviewing 35 viewable images on Google Earth from May 1994 to 2024 – 30 years, only two (January 2006 and December 2014) show water up against the stairway. And he noted that the attached 2002 Gold Coast Surveying MHTL survey shows the MHTL at 62 feet seaward of the stairway, while in September 2021, the MHTL is 71 feet seaward of the bottom of the stairway, and added: November 2022 – 56 feet seaward of the stairway June 2023 – 40 feet seaward of the stairway March 2024 - 37 feet seaward of the stairway In sum, the documents show that the MHTL is currently well within the City’s jurisdiction, just as the Commission and State Lands determined in 2014. There is no contrary evidence. While in other unrelated instances, the relative location of a shoreline structure and the MHTL can be a close call, there is no close call here. As to the question of whether a “consolidated” permit might be used here, the process and requirements are set forth in Coastal Act section 30601.3. That process MHTL and landward of the State Lands jurisdiction.” (Italics added.) It continued: “The Commission’s coastal engineer reviewed the provided documents and agreed that the seawall was not within the Comm’s original jurisdiction. Thus, the question of jurisdiction was resolved, but not the potential inconsistencies with the certified LCP.” (Staff Report, pp. 12-13 attached; italics added.) Still further, the plan for the seawall was attached to the Staff Report, and it very clearly shows the MHTL far seaward of both the seawall and the stairway, which also is prominently shown on the plans. That exhibit is attached. And now, as indicated, the City also has an updated 2022 MHTL determination from Gold Coast Surveying which shows Dec. 4, 2024 Item #4 56 of 59 Shannon Harker Clifford Jones October 25, 2024 Page 5 63081684.v2 To conclude, we appreciate the opportunity to provide the futher information and explanation above, and hope it helps getting this application to a hearing in December. We all know that if the Commission wishes to address this further, it could do so on appeal. It did so definitively in 2014. But, the project simply involves a stairway, and it represents necessary repair and maintenance to expeditiously restore a safe and important City-required public accessway to and from Terramar Beach. Thanks again for the opportunity to comment, and we look forward to working with you, as always, to completing the City’s review process. Sincerely, Steven H. Kaufmann Nossaman LLP cc: Brant and Shannon Massman Walter F. Crampton, GE, D.CE, Principal Engineer, ENGEO does not apply here, for three reasons. First, it requires that the Commission has some jurisdiction over the project, which is particularly the case when the MHTL straddles both jurisdictions. This one does not. Second, it requires agreement by the City, Commission, and the applicant. The applicant does not consent. Third, with a consolidated permit, the standard of review changes from “conformity with the LCP” to conformity with the broader “policies in Chapter 3 of the Coastal Act.” This is a public stairway in the City of Carlsbad serving Carlsbad’s residents, as well as the public. The City’s LCP policies should apply, rather than the broad Coastal Act policies the Commission may wish to use to expand jurisdiction and, as is often the case, managed retreat. Dec. 4, 2024 Item #4 57 of 59 SURVEY OF JOB NO. 5327 CARLSBAD BLVD (CARLSBAD) 202129.00 c_j � :z: � � CJ�� :z: ,,_, � - � s::,' >- � ,6 w �>c;t;:0:::: c::s en:::) 15 'st-� <lC) I- � � en � o; <C ,-..:, '3� 0:'s: U G �-0 c:::, IQ __J ,___ :s: � '<I" '<I" N N 0 0 N N ---- ----N N 0 0 ---- ----� � ::::J ::::J 0::: 0::: I I f---- f----� � N N ---- ----co 0 0 ---- ----OJ OJ 0 0 w w f---- 0 0 3: z u I 3: rn u u z rn >-->--rn rn 0 >--w w � >uw ::::J I U) u 0 I 2-' I I SURVEY INFORMATION THE BASIS OF BEARINGS FOR THIS PROJECT IS THE CALIFORNIA COORDINATE SYSTEM 83, ZONE 6, NAD83, EPOCH 1991.35, AS DETERMINED LOCALLY BETWEEN CITY OF CARLSBAD SURVEY CONTROL NETWORK PT NO. 57 (CLSB-057) AND PT. NO. 137 (CLSB-137), AS SHOWN ON RECORD OF SURVEY NO. 17271. I.E. N 10°40'38" W 3867.20' GRID BENCHMARK: PT. NO. 57 (CLSB-057) SHOWN ON RECORD OF SURVEY NO. 17271 ELEV. 46. 180 NA VD88 2.5" DISK STAMPED "CITY OF CARLSBAD, SURVEY CONTROL STATION, CLSB-057, 2001 LS 6215" LOCATED IN DRAINAGE BOX INLET IN THE SOUTHWEST QUADRANT OF A VEN/DA ENCINAS AND CANNON RD., ON THE WEST SIDE OF AVENIDA ENCINAS 11.5 FT. FROM THE SOUTH END OF THE CURB RETURN AND 2 FT. FROM CURB. SURVEYORS NOTE BENCHMARK STATION PT. NO. 57 WAS USED TO ESTABLISH THE MEAN HIGH WATER (MHW) LINE 4.41' NAVD88, BEING 4.60' ABOVE MEAN LOWER LOW WATER TIDAL ELEVATION AT STAT/ON 9410230, EPOCH 1983-2001, LA JOLLA, CA. THE MHW LINE WAS SURVEYED ON 11/02/2024. AERIAL IMAGERY AND CONTOURS SHOWN FROM AERIAL FLIGHT DA TED SEPT. 8TH 2021 PAGE 1 OF 1 FIELD PLAT Exhibit 10 Dec. 4, 2024 Item #4 58 of 59 (XJ Q:'. Exhibit 11 Full Size Exhibits “A” – “J” dated Dec. 4, 2024 (On file in the Planning Division.) Dec. 4, 2024 Item #4 59 of 59 STATE OF CALIFORNIA - NATURAL RESOURCES AGENCY GAVIN NEWSOM, GOVERNOR CALIFORNIA COASTAL COMMISSION SAN DIEGO DISTRICT OFFICE 7575 METROPOLITAN DRIVE, SUITE 103 SAN DIEGO, CA 92108-4402 VOICE (619) 767-2370 FAX (619) 767-2384 November 26, 2024 Shannon Harker City of Carlsbad 1635 Faraday Avenue Carlsbad, CA 92008 SENT VIA EMAIL Re: City of Carlsbad Coastal Development Permit 2022-0026 (Terramar Stairway Stabilization) Jurisdiction Determination Dear Ms. Harker, Thank you for your October 31st response email regarding the permit jurisdiction of the coastal development permit application submittal for public access stairway improvements at and adjacent to 5327 Carlsbad Blvd, Carlsbad is within the city’s permit jurisdiction. Based on the plans provided (“Terramar Stairs,” TerraCosta, 3/14/2024) and project description written narrative, we understand the project will consist of infill of seacaves behind the staircase with erodible concrete, construction of two new tied-back shotcrete walls along the southern and northern side of the existing staircase, and the use of mechanized equipment on the beach during construction. Your email states that the City’s determination is based on the results of a “2022 Gold Coast Survey” indicating that the “entire footprint of the project is east of the 4.42 MHTL, and therefore within the city’s permit jurisdiction.” The Commission’s mapping division has evaluated the project and the development plans, and disagrees with the City’s determination, and believes the project bisects the City’s and the Commission’s permit jurisdictions for several reasons. Some background on the Commission’s jurisdiction may be useful for this case. Geographically, the Commission’s retained permit jurisdiction includes tidelands, submerged lands, and public trust lands including former tidelands. Tidelands, the first component of the Commission’s retained permit jurisdiction, are lands lying between the lines of mean high tide and mean low tide. The Mean High Tide Line (MHTL) is the landward tidelands boundary, an ambulatory boundary that moves with changes in the profile of the shoreline, particularly in sandy beach areas. The location of the fluctuating MHTL is determined by establishing the intersection of the shore with the plane (elevation) of Mean High Water as calculated by the National Geodetic Survey for a particular location. The MHTL changes in response to seasons and beach sand conditions at a particular location. When beach elevations are high (i.e., a lot of sand is present), the MHTL is moved seaward. When beach elevations are low or under scoured conditions (i.e., little sand is present), the MHTL moves landward. Surveys can be performed to establish MHTL or tidelands locations; however, an individual MHTL survey only provides a snapshot of the conditions at a particular location, on that specific date and time, and with the beach conditions present at the time of survey. Thus, while such surveys can be informative, they are not necessarily conclusive as to permit jurisdiction. Correspondence Received by 11-27-24 February 16, 2024 Terramar Stairway Stabilization 2 The applicant for the Terramar Stairway Repair provided two surveys of the Mean High Water Line, with the most recent survey occurring on November 2, 2024 and which depicted the Mean High Water to occur at 4.41 ft. NAVD88. However, both of these surveys appear to have been performed while the beach sand elevation was high, and not at a time when the beach is fully or mostly devoid of sand, and which would be the maximum landward plausible extent of the MHTL. For a conclusive determination of the location of the MHTL relative to the proposed development, a MHTL at full scour would need to be provided. The purpose of this approach is to maintain a consistent determination of MHTL that does not vary with seasonal fluctuations. Based on project information provided, it appears that at full scour, the MHTL would be well landward of the project components, given that the stairway landing and caisson are proposed to extend to and below bedrock elevation according to Cross-Section 1, 2, or 3 of Sheet C-6 of the plans dated March 13, 2024. Furthermore, while project staging is proposed to be accommodated at the top of the bluff, construction would require the use of mechanized equipment on the beach in front of the stairway, which constitutes development and which we believe would clearly be located within the Commission’s retained permit jurisdiction. We note that while the applicant exerts that the toe of the staircase is outside of any tidal action, a recent photograph from California Coastal Records Project taken on October 21, 2024 depicts wet sand within the proposed development site (please see image attached). Therefore, based on all of these factors, staff maintain that the project is bisected by the City of Carlsbad permit (appealable) jurisdiction and the Coastal Commission’s retained permit jurisdiction, and that development cannot proceed without approval of a coastal development permit. Since the proposed development is located partly on the portion of the parcel that forms the basis for geographic appeal jurisdiction, and partly on the Coastal Commission’s retained permit jurisdiction, there is an opportunity to review the entire project through the Commission’s consolidated CDP process. Given the nature of the project as one physically integrated structure, and that the City’s permit is subject to appeal to the Commission, we believe that the consolidated CDP process is the most appropriate and efficient review process for all parties. The City of Carlsbad and the applicant must agree to the Commission reviewing the project through a consolidated permit. Again, we appreciate the opportunity to provide comments and look forward to working with you. Please contact me at Chelsea.Jander@coastal.ca.gov if you have any questions. Sincerely, Chelsea Jander Coastal Planner CC: Kaitlin Carney, District Supervisor Diana Lilly, District Manager ATTACHED: Coastal Records Photo, dated October 21, 2024. Project Location Terramar Stairway Stabilization 11 {city of Carlsbad 2 General Plan Land Use Zoning Designation (R-4/OS)(R-1/OS) Background 1997 - Public stairway approved for construction 2002 - Home approved for construction at 5327 Carlsbad Blvd. with condition owner maintain and assume liability for the public stairway 2009-2010 – Goetz Seawall Emergency Coastal Development Permit and Appeals by Surfrider and Coastal Commission 2022 – CDP application filed to repair Terramar Stairway Terramar Stairway Stabilization 33 {city of Carlsbad Coastal Commission Correspondence & Permit Jurisdiction •3 MHTL surveys completed by licensed land surveyor between 2021-2024 •Most recent 11/2/24; stairway is 47 feet east of MHTL •All surveys conclude project footprint is east/landward of MHTL and within city’s permit jurisdiction •Completed by registered surveyor per State Lands Commission guidance •MHTL survey has not been provided by Coastal Commission substantiating permit authority Terramar Stairway Stabilization 4 m 4 11/2/24 2022 2021 Mean High Tide Line (MHTL) Surveys {city of Carlsbad Existing Condition Terramar Stairway Stabilization 55 December 2024November 2023 (city of Carlsbad Terramar Stairway Stabilization 66 Backfill voids of sea caves with 30-50 CY of erodible concrete Drainage improvements Repair/replace treads of stairs as needed Replace railing Addition of shotcrete wall to north and south sides of stairway Attach to face of existing stairway wall Maximum height of 17’ as viewed from south; visible height will fluctuate based on time of year and beach sand level Texture and color will match adjacent bluffs and seawall Project Scope Extent of Sea Caves 5323 CARLSBAD BLVD. 5327 CARLSBAD BLVD. APN: 210-120-34-00 11 Ii I I I 1 11 AP,N'c 218-12IJ..3'3.0ll Jf - --.J-=-_____,.r ____r----, ' L ______ ~--r--- ,..,---- z .J. I ,..,-_..,..,. --;,ILDtNG OVERW<NG SEA CAVES TO BE • WllH ERODIBLE co+IC ---------- PROPOSED . / TIEE!J!I.OK (lYP_)] _ -_ ----,1;1~ vo.ioo UNDER STAJRWAYWITH BRODIB!.E.GCJNORETE:--:-::;;.~-:;~tll . ··iic. 3-_,. _ ... ..-----"--· ::..: .• ~· "t-... ~-•--.... -....... - DH O [i;i] ----;.;-~ IRREVOCABLE OffER j DEDICATE LAIBRAl BEACH EASEMENiT I -- --TO COf'l'IECT \mH --~-FILLET WAI..L FILL J f EXJSTlfiGSEA:;~ TO S EXTE D : l =.,,~"°''°'""""" f---------·1,~ ~, r,;;:i OP_ EN .SPADE '~ ~' ,_ ! ~EASEMENT £4~ ~ EXiENDEXJ ' G STAliE OF CALIIFO:RNIA. Af>N: 210-120-29'-0D EXISTING CI-W LI KFENDE IN.A.GE PIPE OOTTO ~E OF PROPOSBD WALL FOR WAJLL STATIONING AND ELEVATION. S8E "SITE PLAN I WITH WAl.l DETAILS' 0 SIHBETC-6, , ZONE FEMA 100-YEARFLOOO i---(BLUE LIIE WITH lii'iTCH) j w {city of Carlsbad Terramar Stairway Stabilization 77 North Side South Side PHOTO 3: Existing conditxm -Photo taken Oc:tober202'3. PHOTO 4: Photo Simulation ENGEO TERRAMAR STAIRWAY STABILIZATION 532'7 CARLSBAD BOULE'l&RD CARL.SBA.D, Cit.UFO RIU. ~THO..:. T2n3..001..000 "'O""'- 3-4 PHOTO 1: Existing condition -Photo taken October 2023. PHOTO 2: Photo Simulation ENGEO -Expecs ExC'3I TERRAMAR STAIRWAY STABILIZATION 5371 CARLSBAD BOULEVARD CARLSBAD. CALIFORNIA PRO,,E.CTNO.:: T2773.001.(,l)O PH010S. NOTTO SCALE 1 -2 lF.AWN BY.: LT CH:Cl'cD BY: WC Staging Area- California State Parks Property State Parks staff have reviewed the proposal and are supportive of the use of State Parks property as a staging area for the equipment (blufftop and beach) Right of Entry Permit required prior to building permit Terramar Stairway Stabilization 88 CARLSBAD BLVD. EXISiTNJ PEDEB~ -~ ACCESSIDREM-'\IN°'\EN. ____ N ,10'3<1'5.Q'_w J00D r '.· ------\. \ --~: ·-·. 5327 CARLSBAD BLVD. P«Of'ERTY Lil>E [iYP} ff. 21 D-·1.3:rl4--m TEMPORAl. y RB..OCA.1E TR....SH<SE:CY.Ct.r,JG S2rl8 EXJ511NO O.IJAAO R'\IL~ROTECT IN A!..-"I.CE JS' ) X 55' (L) CRANE IPAO STEEL PLAT,!:S SCAl!.E: 1'=10' FEET TBECR<IRY CONST:RUCTION .S.Th:iiNG A'ii:EAON .STAJE.P..~E FR.OFERTl'-'6.04[lls..F STATE OF CALIFORNIA.. ~= l'1D-12!l-29-CD {city of Carlsbad CEQA Determination Tyler Street Homes 99 •April 30, 2024 - City Planner issued determination of exemption pursuant to CEQA Guidelines Section 15301(d) – Existing Facilities •April 30- May 10, 2024 - CEQA Determination posted for 10-day noticing period. •No appeal filed 1111111 {city of Carlsbad Project Consistency •General Plan (R-4/OS) •Zoning Ordinance • - R-1/OS - Coastal Development Regulations - Floodplain Management Regulations  •bnnn •Mello II Segment, Local Coastal Program Terramar Stairway Stabilization 10 ( City of Carlsbad Project Consistency- Cont’d Terramar Stairway Stabilization 11 Mello II Segment, Local Coastal Program Policy 4-1, Shoreline Structures: “….seawalls, cliff retaining walls, and other such construction that alters natural shoreline processes shall be permitted when required to serve coastal-dependent uses or to protect existing structures or public beaches in danger from erosion, and when designed to eliminate or mitigate adverse impacts on local shoreline sand supply. As a condition of coastal development permit approval, permitted shoreline structures may be required to replenish the beach with imported sand…Projects which create dredge spoils shall be required to deposit such spoils on the beaches if the material is suitable for sand replenishment.”{ City of Carlsbad Project Conditions- Title 21 & Local Coastal Program Compliance Terramar Stairway Stabilization 1212 Condition No. 17- redistribute excavated sand on beach Condition No. 18- sand replenishment Condition No. 19- construction timed to avoid high beach use times Condition No. 20- temporary beach access control plan {city of Carlsbad Recommended Action Adopt the resolution, Exhibit 1, approving Coastal Development Permit CDP 2022-0026 and Special Use Permit SUP 2024-0002, based upon the findings and subject to the conditions contained therein. Terramar Stairway Stabilization 13 { City of Carlsbad APPLICANT SLIDE S Date: August 19, 2021 --------L _________ _ IV STAIRWAY 5323 CARLSBAD BLVD. r EASEMENT LINE L_ 5327 CARLSBAD BLVD. .-----,/ I ! I _L.-----t,t-~1<,~q1N.~GE PIPES TO BE I PROTECTED IN PlAC I ~ _..~ ..... . ..... Hr\__ ___ ~N I I, \ o 20 : I I ~ PROPERTY i===,:::iee'"T-- ,J, f I \ LINE (TYP.) 'I I \ I j I \ I I II \ l: 11 \ l- j I I I I 11 I I I : I ~ , \ I I ( \ \ I I / \ \ I I I I 11' \ \ I I \ \ I I 1 1 STATE 111 I\ OF I 11 \ I I ' 1 1 CALIFORNIA : ',, / \ J. I --.,,__ ---'---......--.._ ~ ] I ,.. I ;_,-----, ---.......... ,, ,, ... ,,, / _ _I \\ \ \ \ \ \ \ \ ' I I \ \ ' ' ', •• ....:;.~-~~-■11.-.t·1--·--···· ········--··· : BREACH UNDER ~ I STAIRWAY"!!"Y L'::::; I I lc:===:::::1J TIED-BACK I APPROXIMATE ✓ TOE OF BLUFF_/ : CONCRETE SEAWALL I ENGEO Expect Excellence ~ EXISTING SITE PLAN TERRAMAR STAIRS CARLSBAD, CALIFORNIA PROJECT HO., T2773.001.000 SCALI, 1"=20' 2A DRAWN BY: RF CHECKED BY: WC SURVEY OF 5327 CARLSBAD BLVD (CARLSBAD) 2e2 ,2§.ee ..,. ..,. N N 0 0 N N '--'--N N z z ::, ::, Cl'. Cl'. I I f-f- N N ""' '--"' 0 0 '--'--en en 0 0 ':.' I;:./ 0 0 3: z (.) I 3: (D (.) (.) z (D >->-(D (D 0 ~ w " "' (.) w ::, I Cf) (.) I I I SURVEY INFORMATION· THE BASIS OF BEARINGS FOR THIS PROJECT IS THE CALIFORNIA COORDINATE SYSTEM 83, ZONE 6, NA083, EPOCH 1991.35, AS DETERMINED LOCALLY BETWEEN CITY OF CARLSBAD SURVEY CONTROL NETWORK PT NO. 57 {CLSB-057) AND PT. NO. 137 {CLSB-137), AS SHOWN ON RECORD OF SURVEY NO. 17271. IE N 10'40'38" W 3867.20' GRID BENCHMARK: PT. NO. 57 {CLSB-057) SHOWN ON RECORD OF SURVEY NO. 17271 ELEV. 46.180 NA i/088 2.5" DISK STAMPED "CITY OF CARLSBAD, SURVEY CONTROL STATION, CLSB-057, 2001 LS 6215" LOCATED IN DRAINAGE BOX INLET IN THE SOUTHWEST QUADRANT OF A VEN/DA ENCINAS AND CANNON RD., ON THE WEST SIDE OF AVENIDA ENCINAS 11.5 FT. FROM THE SOUTH END OF THE CURB RETURN AND 2 FT. FROM CURB. SURVEYORS NOTE BENCHMARK STATION PT. NO. 57 WAS USED TO ESTABLISH THE MEAN HIGH WATER {MHW) LINE 4.41 ' NAl/088, BEING 4.60' ABOVE MEAN LOWER LOW WATER TIDAL ELEVATION AT STATION 9410230, EPOCH 1983-2001, LA JOLLA, CA. THE MHW UN[ WAS SURVEYED ON 11/02/2024. Dec. 4, 2024 PAGE 1 OF 1 Exh Thitttt-- FIELD Solana Beach – December 1997 ?? Solana Beach – December 1997 ?? ??? Six years after the 1982-83 El Niño storm season ??? ADDITIONAL SLIDES FOR POSSIBLE QUESTIONS (ft) II San Diego's tide chart fo 3 Dec -4 Dec 9:29 AM 4 2 0 0 1 2 3 4 5 6 7 8 9 W ll ll tl M ~ ~ U M ~ m H ~ ~ 0 l 2 3 4 S 6 7 8 9 W ll U U M li ~ V ffl ll W U ~ D 0 CDP No. 2022-0026 DEVELOPMENT PLA S FOR: SUP No. 2024-0002 ENGEQ TERRAMAR STAIRS STAIRWAY STABILIZATION GENERAL NOTES I GOVERJ.IING CODE NJn+oRSlY; Clt'Y Of CAR~ 2 OENERAL NOiE5 AND TYPICAL DETAILS N'f\.Y TO THE DRA'A'l'4G5 ~LESS NOTED OR DETAll.EC OTHERo'i'ISE. J \'ll-ERE OtSCREf'ANCIES 8ETWEEN OEPER,t.L NOTES ANODRA'MNOS occ~. DRAWINGS TAKE PRECEDENCE 4. DRA.1"l1NG5 INDICATE 0Et£RAI. ~ TYPICAL DETAILS Of CONSTRUCTION WHERE CONCMTlONS ARE ~T SPECIFlCALL Y INDICATI:O BIJT -'Rf Of SIMlAR CHARACTER TO OETA.t.S SHOWN, USE ~111.AR DETAILS Of CONSTRUCTION SUBJECT TO RDIIEW BY ENGINEER 5 THE CONTAACT DRAWINGS ANO SPECIFICATIONS REPRESENT THC FIN!StlCO STR:UCTURC. UNLESS OTHERWISE! SHOWN, THEY DO NOT INDICATE TI-E !.tETHOOOf CONSTRUCTION. TIIE CQt.lTRACTOR'WllLSlJPERvm:AtlDOIRECJ m£ WQRl(AND IS SOl.£LY RESPONSIBLE FOR "11. CONSTRUC110N MEANS, llt.1ElliOOS, TEOih'lOUES, SEOUENCESA.'10 PROCEDURES. OEISEFWAllON \llSllS TO IHE Slr'El!lY HELO R£PfU::SENIATl\ll:SOf' T'HI: 1:NGINl:1:ROO NOl lNCLUOf:: INSPECTIONS FOR PR016Cl1V{ MtASURl:S OR, ... PHot.l!!DIMes HfOUl~O H:.R (:QNS!Ruc'TION A'WY $Uf'P(IM1 S1:RVIC1:S Plfi:u:-ORM1:D BY IHI;: l;NQINEl;M Dl,JRIN() (X;lfll$rRUCT"l(»I Al:il; Ol$11NQl,.IISHl;O FFIOI.I t;D\lflNUOl,IS ANC IJE1Arl..EO IN.Sf't(:f~ $ERVl(:E$. WHICH ARE FURNISHED ev OTHERS Tl-lESE SUPPORT SER\IICES WHICH ARE FURNISHED BY THE ENOINEER WHETI-IER OF MATER~ OR WORK. N-1D WHETHER~FORMEDPRIOR TO. DURING OR AFTER cmirtETIONOF CONSTRUCTION. -'RE PERFOR~!EO SCl.EL Y FOR THE PURPOSE OF ASSISTING INOU"UlY OONTROL ANO IN i'CHIEYINGCONFORMMICE Wlltt CONTRACTOAAW1405 AAl'.I SPECIACATIONS, BUT THEY 00 NOT OUARAKTEE CONTRACTOR'S PERFORtM."4CE..ANO tS NOT TO DE CONSTRUED AS SUPCR\/'ISION or CONSlRUCTION. 6. ALL CONDITIONS SIIO'hN OR. NOTED AS D(JSTINO ARE OASEO(l,,I OEST IN~ORIMTION CI..RRCN'nY A'IAILAOlE.AT THC TIP,C OF PRCPAR.lt.TIO)j Of n-lESC DAAll,INGS. NO WARRANTY iS IMPLIED AS TO TMC ACCLRACY Of'-SAM£.. flQ.CI YCRIFY Ali CONOITTONS ANO IMMEOIATEL Y BRING TO THE ATTEN"TIONOF THE ENGll'EER, I/MEN ff BECOMES ot.PPAROH', AMY C0NorT10N$ THAT DIFFER FROM THE. CONDITIONS Sl--lO'l,W HERl:IN THE E~NEER WII.L THEN PREP.-AE AOOITIClN"L QRAWINGS AS MAY~ NEEi;,a:J T0A(:00f•.IU0[)ATI; TH CQNOffiQNSAS tlRQVGHT TQ THEE "~Tl(lN WORK TO BE DONE 1H£ iuPrt()VEMENT$ $1-qM\1 ON lH£$E. Pl.AN$ $-W.L Cl£ C0N$lA\IC1ED...CCOAOING fO THE. fOI.LOWWG SfANDAAO $PECIFICA,TION$ ANt)$1"Hllo',R01)RAWINQ$.. STAr,tJARO SPECF1CATIQNS· STANDARD5f'ECIFll:AT10NS FOR PUBLIC WORKS CONSTRUCTION (UREENIK)OKJ. CURRENTEOrflON ST.Al'«)ARO ORA WINGS CITY OF SN,! OEGO STANDARD DRAWINGS FOR PUBUC WOR.KSCONSTRUCTIOli CURRENTEOrllON CARLSBAD, CALIFORNIA PROJECT DATA PROJECT TEMI OIGEO, INC DE.SIGN CMGINCCR WN..TER r.CRAMPTOH, RCE ENGINEERING GEOLO!MST' GRCGORV SPAUI.DINO, CEO 31190 MURPtiY CANYOli ROAD, STE 200 SAN OEGO. O,Uf'ORNL'-92123 (656)573-&XID SITE ~DRESS $lZ7 CARLSeAO e,L\/0, CAR1.Sa,1,0, CAI.IFOON1A.1121Xle LEG.Al. DESCRIPTION' PAR 3,, t.lAP 162)6 POINSETTIA BEAC>i UNfl NO I ASSESSOR f'ARCEL NO Al'N 210,120·3'..00 OY't'Nl::H NAMS & ...ODA:ESS WINDSTIU.E, LLC SCRIES H """""""'""' 5327CARLS&,OBL\/tl, CARl.Sl!,A[), CALlfORHIA 11200!I ZONlNGDE:SJGNAn()N· R0110S GENERAL FV,1'4 OESIGNA.TIOtt Fl-41 OS LOiSIZE(H 0530ACRES -WA1ER DISTRICT CARl.S8AD i.a.JNICIPA.l. WATER DIST. SE'A'£R.01STRICl: CITVOFCAA1.S8.AO D>\TE..OfCU.'6ER20.201'il ZOOE. VE PROJECT SCOPE OF WORK THIS PROJECT CONSISTS OF Tl-IE FOUOWINO • INST.\LLATION' ~ T0.1POR.'tRY EROSIONCONTROl • INFILL \IOIOS UNDER STAIRWAY wmt [ROOleL[ CONCRETE • INSTALL TIED-DA.Cl( SHOTCRETC WAli. REINFORCED CONCRETE All. STRUCT~L ~CRETE SHAU. HA\IE. A 2fl-0AY COMPRESSIVE STROIGTH O<O.OOOPS> GRADING QUANTITIES .\REA Of DISTURBANCE O OSl ACRES MAX. CUT DEPTH. 2 FOOT CVTOUANTITIES 18CYD MMCUTSI.OPERAT10 "4'" F"ILLOUANTmES OCVO MAX.FILLOEPTH:N'A EXPORT OCYO MAX FILL Sl.OPEAATIO NIA TMIS PROJECT OOES NOT PROPOSE 10 EX?OR.T ,r,1"( M"TallALS Al.L EXCAY"TEO MAlER~S TOBE PL.ACEll ON' T111E BEACH LEGEND C)OS_DNGJMffiQll!=_MEt,r.IS FENCE X PROPERTYUNE -••-••- EASEMENT UNE CONJOVR El(l$T1Nl)$.EAWAl.1. I ■••••■• I CROSS SECTION ~ SECTION ON C-5 $Hee"!# PROPOSED IMPROVEMENTS TICQ.8,1,CK SHOTCFIETE WAU PUNW,V DATUM~OR THISPU.H SETl'S~V06& TO CDNVERTDAJl,11,d TO~VD29AD0.2..17 TOE"lEVATIONS. DECLARATION OF RESPONSIBLE CHARGE I IIERCl!IY OE.Cl.ARE lH'.T 1AM Tit[ ENGIH[ER Of 'NORI( FOR nus PROJECT THAT I ~VE E)(l::ftCISl:Ufll:Sf>ONS&.E CHAHGE OYER IHE DESIGN Of IHE PROJECT A5 DEFINED IN SECTION 67030F THE BUSINESS AND PROFESSIONS CODE, .\NO T}1,r,T TliE DESIGN IS CONSISTENT WITH CURRENT SUND.A.ROS 1 UNOCRSTAND THAT THE CttECK OF PR~CT ORA WINGS AND SPECIFICATIONS BY TME Cfl'W" Of! CARLSBAO IS CONFINED TO A, REVIEW ONL 'f ANO DOES NOT REL.IE.VI; a.tE, A$ ENG!Nl:ER OF WORK. OF MY Rt.SPONS!BILITlES FOR PROJIECT DESIGN SHEET INDEX C-1 TITLE SHEET C-2 NOTES C-3 EXISTING $1TE Pt.AN C-4 CONSTRAINTS MAP C-5 PROPOSED SITE Pl.AN C-6 DETAIL SITE Pt.AN & CROSS SECTIONS C-1 WALL PROFILE & DETAILS C-0 STRUCTURAL DETAILS c-• STAIRWAY DETAILS C010 BMP PLAN Exµt, ·j Cx(,"fl"lt, l890MURPHY CAHYOliROAD SCOTE200 SAN DIEGO. CALIFORNIA 92123 (858)57:Ml900t,,1<n111 "' ~ -,ct C I-tr. ~ "' ... < ::::, CJ ~ 0 c:i a, C < ,ct < a, a, "' "' ... ~ tr. ... < tr. CJ ,ct < CJ ~ ~ ~ w I- TlnESHEET C-1 PART 1 • SPECIAL PROVISIONS 1.01 SHOP DRAWINGS AND PRE-CONSTRUCTION SUBMITTALS ill NADDITlON TO ntE ITEMS OE&CRll!ED IN THE SSF"HC, 5tDP OR.IIMNGS, :SPl::ClflC,.TIONS, AN~CATALOG :SHOf' OIVt.l'INGS AN~CfRTIFICATIOH5 SHl4.L Bf ~MITTED fOR THI: f'OU.OV,lNG • T1Eo,.e,l,(:l(WAU.$V'STE\\$)00Uf'ONEHTS COMPIJ.U.CECERTlflCJ,TES ANO WEICH SU'$ SH,l,t.l 8E PR:Oll'IOED FOR AU.f'OR'flAHO CDIEtff CONCRETE PROOUC'TS. RCINFOROffG ST'E;CL Ert". B.MUllXSIGNSS/w..LOl!SUl!P,11mD~ALLl"ORIU....Oet.MtNTOOw::RC'Tl!.MuttS C COI.C.SN.!PU'.SStl'Ulf.51.JOMITT[Dr~cOLORCDCONCllll!n:!. 0 ALLSUO\.rTlol,l.S 9W.L IE UAOI! IN ZCOPICSOtl[Ol'\'""'°'WUBCRi!11J'IJliCD TOIHI! Cc:,,,n'IIW;TQfl PART 2 • CONSTRUCTION MATERIALS 2.01 AIR-PLACED CONCRETE (I.E. SHOTCRETE) A VCCV'T A$0THE.llt'NISf. lNDICATfD5fl..OWStiOTCA:fTE INt.TERIAU'l SHALLOONFOR-\ITO THElll:fQUlll:Mfl'ITSO/F $$PN(:2(lt-1PQRT~CEMf.NJCQMCRETl; 1)CEI.IEHT SHALL COfoFQfUA TOASTMC15Q, "TVPE V' 2) SAND SHM.L 8E WASHED MIO MEET THE FQUQWINO GRADATION LIMITS. ,i,PA,SSNG ISi~ SIZE IBY w:rn•m NO, ~100 N0-8 80-100 ,l,(1 1t1 :(I.a) """ .... NO SO 10-30 ~100 2·10 F-.ENESSUOOUlUS 2710:3..1 MOIST\JftECOITTENT 3'1l TO""- llOONCRETE SIW!. .-.CHIEVEA ~IINMJM 21 D"YCOllf'RESSf\/E BlRENGTH OF 5,IIODP'&I '-IAGGl'IJ!GolTC-SSHAU.Bf!: ~ Ytt:IGHt Si C(INCAETi.AOMIXTUIES Sl1AU. U'Tulli EITHOI: C>€1,UCAL ST~ 0A. MlNfAA. OJt1DES TOPAco..ai ..._.,. U.RTH[N COLOfl OF THEC!.RD COrfCRCT[ Of ~OXIW.TEL of THE SN.I[ HO[ 4S TH[ ~NDING ROCl( SLOPES ADOITION,l,l ,l,OMl)(TI.IRES l'lof.Y 11t: UM:Dv«:EP1 ~CIUM CKOR;U "l'l)Al)Mlllil'\MfS CONUINING Qf.Qf'lll)E IQW!:I IN E)IQ:S, C:, RY WF«,HT If MQRF n+ANQNE ,\QUllCT\IRI: ISl.™:0 SAIDAQMIXll,)REJj Sl"LO.l~ tit' COMPATIBLE WITH EACH DTK'R SO Tl-lAT TltE DESIRABLE EFFECT9 OF ALL J.t!MJXTIJRES USED WU. 8E AEAUlEO ~ES SH,t,U COM'ORM TD '"HE REOUIRDIENTSOF THE A.5TM DESIONAOONS LIS'TEDBELO\Y 8 RENFOACEIIENT$HNJ.C~MTOA$Tt.1Ml1$ GAAOflitlOAN0M£(Th,E Rf(HJ1RO,IENT$0f; SsPWCSECTION 201-2 2.02 MULTI-STRAND EARTH ANCHORS l),.,l<tCHO'l$, l'Q.UOINGNIC~WfOG£$1,HD"'l:.OGfi:IILAIU., $HALLIN: "OYWC>,\G-$V$l[M$ ""1::Rtu.TIONAL: MULTl.STRoll,VJ OR EOUIVALENJ, COL,.,LETE 'lllTH DOU8LE CORROSION PROTECTION SYSTEM AS, INOICATEOON lllF QR,111\'INGS 21 ANCHORAGE SYSTEMS... INCLUDING TENDOt."6 NOT SPECJFlCAU.Y ITEMIZED IN ASTWM1& W.Y BE USED PR0'\11DEO SIJCH TENDOHS Ho\\'£ AOEMONSTRASI.E PmWEN AECOROOF !JER....c:::E 4"°AAE EOUV41.ENT IN TERMS Of'LO/IDC4P,.,C1TYSOMCCA01L!TYANDC~lltt$1STI\NCl!"IOTt¥.TSl'tCln[DtltRC1N II. 4...c»40fl £if:ARINO f'VtTESAHD "9SEMBLE$ ==Gl~T~~Ri:!~~'!ic~ug..~B~M:c:~~~~1~~~~1~~~~~~ SHAlt.6EZ.00l/50f'T !)GROLi! StW..LCDNfOHM TOSU:TION20MOf IHL.SSfWCDI.Co>fMMODlflf.Dl!U.OW 21 a,;IOIJT SHAl.l OON!i&ST OF /1.CHENT-WATER ,l,IIXTURF OR SJU"D.Q:MF.HT-WATER IM.oIT\JRF.N,,O SHA.LL HA'll'e ..... NIIMUM2'-0AVCOMPftCSSlv[STRCNGT'HOF2~PSI CONT'ft/1.CTORSttALLSCLCCTWl)(TURCSSUfl~L[rOR fHl!:NtCHORRODS SHEA.tMNl,ANDGROI.JI INS1ALLA1ION EOUIPM:NI ANIJ PROCE~ES 10111!! USl:D PflOPORTIONS SHAU.BE BASED ON T'ES'TS MADE ON THE GROUT BEFORE CROUT Ml tS fQ BEGIN OftMAY BE SlL[CT[0 &/1.S[OON ~00CUM(J,,1'E() [XP1:fll€NCEWITH $-.,..A,W.lliRIALSN<>EQu1PMENl ANO UNOEA ClOMPARABI.E FIELD CONJmONS ~THER. TEMPERATVflE-ETC)- 3) COIDIT 5HN.L (X)NF~ T0.A.SlM C150 l'IPf V '-IWATERC<lNT'ENTSHAll BE THE MNMl/M NECESSARY FOR P'ROf'£R PLACEt.lENTBUT TllE WATER,C[UENT A,1,TIO SHAU. HOT DtCEEO O ,5 S]/I.HC:.,5HRINKOREltPMSIVEACU)CT\JAEMAY9EUSEDTDEllt.1Hlo.TE~EOFTHE,t,HICHOAAGEZONE GROVI OTHERJ>JJtA1Jffi.lRES OONF0R'4HG TO AST,.. C,IQ,I, t.1A'f' eF USED TO REDUCE TH£ WATER COtJTEfii'T ~ROVE TlltPuMPAllrtl'TY OftACCtt.tMIC11ttt:!iTACNOrHOfl Titt!GACUT CAI.CIUM~ ,.,.r,,11JJM1Jl"ftAltt.S ClONTAINlt+IJCHLOR!OE IONS tolEXOESSOF .on.BYWEIBHT!iltM.LNOTBEUSEO I' MORE'tk.-HO!IE ADtilJITURE IS 1.1$EO, SAIO AtlfAi)(TURf:S SWol.L OE COMPATeLEWITH E,<t,CH OTHER $0 THAT THE otSIA/1.0lE EFFECTS OF ALL MlMXTUAf$U$£0WILL8€~1Z£0 A0MUtT\JA($$lol.AU.Jt,()ll!IEUSE01NG'l:£A.TEA:00$AG'=$lw.NTH0$.I: RECct.lMENOEDBYTHIE MANJF'ACTU'!ER. 0~NSAflONl'OOROCl(M1CNORWi,lERIUl,-~tlORROOS.NO<JRM;[Nf0~1tllNGDICN':su.A~ GRCUT,NONSHRH( GRO.ll, F~ POCKET GROUT, N./£!Al.LN'~T COMPOHENT!if!iHA.ll BE INCLUOED IN Tl-IE 0014TRACT PRICE FOR TIED-8,1,CI( Wiltl.S. Niil)N(),l,(N)lllC»W. COMPENSATION W_._l 6IE AU.OWED THEREFOR PART 3 • CONSTRUCTION METHODS 3.01 AIR-PLACED CONCRETE (I.E. SHOTCRETE) ~ ~~B~~~~ ASOTt1~1Sf, lNDICAU.D ttfrtEJN SliOTC;Aii;TINOSttAU.CON~ORP.I TO ALL lti.OU!ltEME){TS B FINISI-IEDN'PIEARANCE. IT IS THIE INTENTOFTI-IE!!ESPE□FICATICNS n+AT fl-lEOCIM"'-.ETED f..oNCICONCRETEON M~O W/\LLS ~'IE A.N Utol[~E"il Sl./Rl'ACEPROJ"ILE MIO COLOR $NIL.AA 9ol ~NCE 10 TkOiT OF BURRDUNDINO COASTAL 81.UfFS C. lltCKNESSAHOREN'ORCEt.tENTCOI/ER TOLERANCES OESION CONCRETE THICKNIESSANDCONCAElEOOVER OVER li!Elf'ifORCE.t,!ENT 1$SH0Ym ON Tl-<E OAAWINGS MNMUM TCUiRANCE F~ W-Pl.l,C:E THO:NESS S,.W,l iEi MINUS I INCH YH.18 rOLERANCE ON CCM:R SHALL BE 1 IIOf D Al'tPRE:SBUREOURINGAPPLICAllDt. A MACHINE CAPABLE Of' w.JNTAININIJ A 100PSI PREl!lstRE SHALL IE USED l N'f'LICAIIOfl THE i.Dlll...EOPE..'tATOHSHALL IAKEst'E.OAI.CAAl!TOPKEVENT TNl!:FDAr,AIIOfiOF-VOOSSEHINO THt; RIEIMfQMCIH0$Tl: "'QAMA(;c TOEPQICY COl'ITINQOf REN'QRCEMENT ~~i60UND AE80UNOtlATERIAlCANNOT8E RE-USEONoCMU$T 8E l({Pl OUTOf ThFWAt.Lfl'l'USl;OF AN '-lR G AJH PI.Aci!:D eoNC~IL CSHOTCKE:fll:A/H,l>U,Cl!iJ $HOfCMl!ILjC~lt) !itW.L Ill! PI.AC!aON CON!INUUUS HCftllQt,ITAI, UFTS. WITH THI: LJF1 >EIGHT BelNO ~IMITE010 THE: '1/Qli.Ne QF SHOTCRe"' n,AT CAH BF ,v.ceo DuKINGA GIV{N 0.-.'I' FNSlt NifO Su85LOOLNI ~l'AHlillONOP ltORIZONt"'-Olll vtJcr1CM.COk$lfift.lCllON JOIN!:!i $HAI.I, flF !N AQOQRDANQe WITH $,llPM; !:lf;l;TION JO:,..? I. H CONCRElEa..ftNQ CURNl Of' THE AIR-Pt.At:EDODNCRETE SHAU. CONFMM TO THE REOUIRENENTS Of SSPWC SLCTION:1(1:),110. 3.02 MULTI-STRAND EARTH ANCHOR INSTALLATION /J,,, 08SERVA.TION ALL EAATHANCHOA INSTAUATION(NCI.UCU•lO~UJNQ ff.STING AND NSTAJV<llONOf'EilRTH ANCHOftS)SltAI..LDl!O!ISONCO•Y 1111:!lNGN!CR B ~IN(:; IQ.ES SHALL SE (lft'.t.LtO 10 'n-E OtNJE"TtA, CEPTH N-OLJNE AS INOICA.TeO ON 1tE ORAWINQ.$ Tllt HOU: SMAlL8E: ORWO $0 Tlt,.,l ll$0fAMElli:111$NOTMOl:if lH4"'1 II' INCll $1'n•U .. UI TW.N 1tt~SPE~D DtAt.'ET£R HOLES Sf'W.L BE DRILLED ONA HORIZONTN..AllGNMEHl PERPIENCICIJLARfO THEFi.CI' OF-THE WJIJ.L FM;:EANllA:!ilTRAICttT l,IMFQRMELEVAT]Ql<lAUQNL'l;NT(lf. 5lQPl:)A$H;ll(:ATEDQtfn+tDRAWINC:!il TQL[RAN(:la tOACfl:ILL "°-.L LOC~IION SIW.L 1!111! tOIIL fOOI fOfl:~TM.N<l.>V~llC/l.l F'OelTIOff Al 11tLWAUrAC~NO WITHIN l'6 OF THE SPECIFIED EARTH olHCHOR GRADIEHT C ,t,N,CHOR TA~TlON AJID tW'CIUNO TO Tit[ OO[~T M>.CTICAl!LE~S $flai,U. BC SUOP r ,IJl#ljCATOO FABRICAIEN.a.:>RSINMX:OffOANCEWllHSHOPDfl.AWINOSSUBMITTEDBYTHECo,,n-<tt,CTOf!N'IOAl'PROVE06V THE E:NCINEefl ...,-.cHOR.$ $HAU.BE HAtlOC,EOAJID Pft(lfeCTEO N$UCH A MANNER A.$ TO AVQC(:QRROEIION .t.~ PHvSICH.0.,.-\0\GiTl't!ERETO D ~PL.ACEMEtll PRIORTOINSTAUATION,ANCHOflS!IH.ALLBEFREEOF-ORT,OETl'UIAEN'TN.AUSTORANY OTH~OflfT,RIOOSSOD5T.t.NCts DfOIJ...fD ttOl($Stw..l lKCLEAAfD(Y ANYL005fRO()I fAAGME.'lf$ SOil Ofl: OTHER SU9$lNfCES WHIQI MAY PREVENT n+E PROPER PLJ,CEle'ENl OF THE -""CHOR ORGRout 1'1o~ Stw.l IC PlAC[D lt,IAC(:~C[ WITk R[CQt./Ul:NOA~ C# THE M~~R .t.~S SW.l.l l:IE SE.O..IAELY,MTl:Hl:D!N PU.CE IDPREVE.N! \0/1:M~I DtMHG GAOUHNG .\HDTO.USUHE THo\TlHE BONO LENCITH OF THE ANCHORlSCENTRALLY LOCATED IN THECIRU HOLE. C. GROUT F'!\Cf'AAATIONNCPI.ACt.MCN'I: OAOunHG OPt.RAII~ Sl-w.L OOMPI.Y mf'H 'ttll! ru::au1Rl'.H:NfS Of' SSP\...C: SECTION ,as.s.7 EXCEPT AS FCILLCW:S. 11WAf£R(X)Nfi:NTSWll.l00Nf~T0fl,,E,:Rt;OUlll£MDIISOF5'Cn0t,i1M'C A~~ SHEATWINGENCAPSULATIDNOROUrOFTHESESPECW..F'ttOll'ISION:S. Z)~I Stw..L 811! f't».lll>[O NTO THt M010R ttOI.E lttROUGNA GROUT IUot f'flOl.'CW 6Y THE COl'ffltl\CTOO FOR THo\l PtJRPOSE UNTIL THE HOLE IS FILLED TO THE TOP OF-THE ANCHORAGE ZONE. PROVISIONS SHAL\.BE ,_.ADE FOROETfRltl!>,INO, THETQPQF lHfi i;;R:OIJT TOASSUReAOEOW,Tf.M,QiORAOE AJ-11:K GAOU11NG, THI!! 'lo«>R lENOON!HALLMMANI.H'.llSTUfll:IEDUffll. THI! NCCESSAHVCHOU"I STREOOTtt HAS BEEN ATTAINED r.PROOf'lt5TlNGANDSTRC.:SSl'«i:Tm:coNrRACTORSHAU.PR00FlC.STEJIIICNANCtlORN'TE:RAl..lGROUTHAS ACHIEVED llSSPEOFiEO BlRENOTH .,,.:,THE COM>IETE FACWO l''ALL HAS ACHE'IEO AT LEAS'T 8J'I.OF IT'S SPEC1Flf0'2t--O,,o\YSTRf1"0TH TESTING SH.\l.l BE PERFORMED TO APRCXlF LO,l,D OF 1ll'6 OF THE DESlm-1 LOAD SPECIFIED ON TliE PLAHS RI.AL LO(:M,QFF~QADINTHEANCHQRAFlTRl'ffQOF'STR~!l,$,IN0$HAt,,~8Fn.iEDUION~t:"D.t.!1,$1'1E;CIF1F0()Nllif;PL,1,NJ PffOOF TESTING SHAU. TAKE PLACE l'l THEPfl.ESEHCEOF n+E ENGINEER. THEENGINEERSH--.U.RECORDN.LPROOF TESTUEASUREM~!:J lHE f'ffOOF TEST 81«1..l BE l'UIRIHMED BV ~Ml:Hl/1.ll V LOM>ING lHE ANCHOfl IN "l(XX)f{D,t,NCE WITH THE F~NOSCHEOUtE {110P "" "" 12~ P 1JJP(HOLDFOfl.CREEPTESn f'(Df$1GNLO,,D) ATE,t,C>IN:f!EMENT, THE MOYOIENTOF THE T'ENDOHSHAU.BEAECOROEO TO THE NEAREST0001 INCHmTH RESPl:CTTOAN NOCPDCICNTfl)l[DRU[RD,ICi POINT 11-IEJACl<:LCW>StW..LIC MONITOftCDWITH/1.J>RCSSURI: GAi.JG!! OR LOAD CElL CALIIH.A HOH Of' !llE JA<>:. AHO PHl:S.SUHl GAuGl OH L0.-.0 Cl:Ll 9CALL 1111: P£ftH)11!YED 'lllllllN IIO 0/J,,,'f'SPRIOft TO TESTlNI0,11.H..ESSOTHERWlSE iU'PA<WEOBY THE EN Ill NEER DOCU,IEm~llON <Y' THE CAL.liAATIONStW...LBli~I0£0TOTttE(N~EA~lOll:TOTHfiTESTINO 3.02 MULTI-STRAND EARTH ANCHOR INSTALLATION (CONT'D.) r.(CON'Tl'IJJCD)THl!CACEPTl:STSl""-.1.CONSIS"IOlfTHl!rOUh"lNG ,t0t.OT11(' 133P~f.OR lOMINUrCS Wlllt T!tCWA.Dt<LOOONS"IANT.ANCttMMCN(•ICNT(TOTM. u:'.M!MOOt SHAllBERECOflDEDATTltEl-t.llNUTE..2'.l,IINUTE,l-~INUTE..~-MINUTE,S..MMJTE.i...MIIIUT'EN«}1U.IINUT'ET1ME NT(AVAL.$ OOSCRV/1.TlONTMSSl-tAl.leE.\'CASUAED fROU 1'11[ M0'1[JffTiit! .w::,( IICOI.NS TOA~'l'TH[, 3:,PLO,.,O IF 11-1[ ~LtENTBETWEB,JlllE l,MJNUTEN..:JDE 10.MINIITENTER\IN.READNIJ ISD.ll401NCHCIRWORE, TlE LO,l,D SHAU. IC .1.WNTA,IN[.0 rOR~AODITION,\L ~ MINUTES rOR DTENOCD CN:C~ T'ESTING EXTOUC>CA[[PTE$T$HAU.CONSl$l ~~Qll,,l(;Tll(133fl'l0.,,0,.0RtoYNVT($ WHILETl4:LOADIS MAINTANEDCCfiSTANT, 4'D'IOR MCWEUEm JTOTAI...MO\/El,'ENT}AEFERENOED TO /I. FIXEDPOINT SHM.l BE A:ECOIIOCDAT 1$ 20.25 :)0,,5,li.NOl!l(IMHIJTI:$ AOCEPTA~ JiND REPV.CEUENT THli ENGINEER!:IHALL REVIEWAU. TCSTSTOOiT~NIE If n+E/1.NCHORIIS AIX:EPTABLE. ANMICHOf'l!iHo\l.L l!E AOCEPTASLEF: !Hie TOTAL El..ASTICMOVl:.MEHIO&lNr.lED o;CE£CJl!!i«l'J.OF THE IHIEOHETIC.IIL ELASTIC ELONGl,11DNOf'lHEF'R££ t.e;Nl;t,tJ-IANO THE CREEP Ma.-e~IENTOOES NOT E:«:EED (I 0BD INCHOURINQ TllE 1-l,INJ'TE TO B:l-t.tNJTE TIME NOREtAENT, REGN'IOLE$$ 0, TENDONLENOf'H -'NO BCINO (; ,-"'°10f!R~MOO rl-Tt1G"'1fCHOAPROOIIIOACRllPff.STINGt:IEMONSH1Afacfl1o\TANNICHOACNfNOT IIEET TttE :!IPEaFED PRCCJf' Lc».DCAP.11.CITY, THEN AT Tl-lE ENCIINEER'B sou; OPTla.l THE ENCINEER MA'l'ORDER fHA"I THEANCHOR8€~NEO IN'Pl.AC€,Niil)AN0J'HE.R A.NCNOfl 8( INSlALLEOPll-'N A.O.IM::ENJLOCATION,ALL A!I OIRF.CTEO B'f'TttE EtlGlrEER AND NOAODITIONALCXlllPENSA~ Wlll BE AU.0/olEDTHEREFCIR H AlLEARTH .... 'Ot:A!ISHALLBEPCl!iT..(lAOLITED STATEMENT OF SPECIAL INSPECTION REQUIRED VERIFICATION AND INSPECTION OF CONCRETE CONSTRUCTION: ~!:a~J/ :..i~~ N$1>1'(:T~f)l'R~lloF()MCn«;ll,rf6,,IN(:.,.l,IQNC ~!ITRIESSNO lE.'iCll)t;S olND~!UF'I' l'LACEMEHT N51't:C!IONO, Tif.l!o,l,Clt-TAU..llllON .. INCLIJCING l»!~c,M(IU'IN;;,WOlt,1N). 1 NEf'EClCONCAETEAJ.o~PLACEIENTFOR ~"""'11.l(;A.llONrcc:•wlQl.lt:$ L "9tlF't'MAIWTEN,U,ICEOF8PECFIEOCURINQ TE-lUIIE~Dl"EC.._IQUIE,s. alNalETErc•!.IIII0..,.021W.Y!I SPECIAL INSPECTION NOTES: LATED LISTEt> 1. SPCCW. ltf:SPECTION PROVISIOHS AS SPEClrlfD IN SCCTION 1701 OF THC Ct.JRRCtfT C8C SIW.l DC PRO..-lOCD FOR PORTIONS or THE STRUCTURAi. WORK SIIO¼N IN "IH[ DR/1.WIKGS /1.SHOTm IN THE INSPECTlON SCHEOUI.E. t THE Ch'YNER Qf:l THE ENGINEER 01" RECORD SHALL EP.lf'\.OY ONE ORt.tORE SPECIAL l'\ISPEClORS 'll'HO 51-W.t. PROVl'.lE INSPECTIONS DURING 00NStAUC:T10N -S Olll~ED ON TliE \11::Rll'ICATlON Al«l INSPECTION 3 THE Sf'ECIAI. INSPECTOR SHAlL BE APPRQVe.O BY THE ENGINEER 4 TH'E CQNT~lQFI SHAU NOTIFY TliE Sl>f:CIAL IN5,PECTOR ANO Ttff ENGINEER OF RECORD /1.1 LEAST 4& HOUR$ IN P.D\IANCE 'lltiEN sPt:CIAL INSPECTION IS REQUIRED FOR CONSTR\.ICllON S sPECIAL INSPECTION DOES NO"I INTEND TO RELIEVE n1E GENEAAL COtffRA.ClOR Of' HIS RESPONSl61UTIES TOCOMPl.E'Te THE PAOJECT IN ACCORO.-.NCE WITN THE CONSTRllCTION OOOJMENTS /IND TO ee RESPONSIBLE fOA SAFETY ON J08 SITE. &. THE SPECIM. INSPECTIONS IDENTIFIEOON Pt.ANS AR£, IN Jr.OOOIONTO, llNDNOT /\SUBSTITUTE FOR. THOSli: INSPECTIONS FlE~EDTO BE PE:R1=0Rt,1EOQY A CffV [ll.JLDING INSPECT Oft. 7 CONTINV0u$ INSPECTION 1$M.WAY$ ~EOUIR£0 DuRJNG fHI: PERFQfb.\/1.HCE OF 1HIE WOOK UHLUS Ol'H A:wl$£$l"EC#I O ll'it-ENll'l(lAK1NM¢AETHAN(»IECATEGOFWO#V~A.EOI.NRING$PEC1AL IN5Pe.CT10N IS 10 GE PERFORP.IIED $1MUL TANEOVSI.V, OR; 11-E GeQGRAPHIC LOCATIQU()f THE 'n'QAK 1$ SUCH THAT ll' CANUOl' BE CONTINUOUSlY OBSER\/El, ll' IS THE AGENT'S RESPONSIBIUTY TO O.!PLOV A. SUFFICE>'H Nln.lBER OF INSPECTORS TOASS~E TttA.T All 'THE WORK 15 NSPEC"IED IN A.CCOROAHCE wrrn THOSE PA.OVISIONS ll. ~V SlffORT SERVICES PERFORMED BV THE ENGINEER CU~G CONSTRUCTION Stw..J. BE OtSTINGUISHED FROM OONTINUOUS t,N0 DETM.£0 INSPC.CTION SERVICES wt11Ctt AAC FURNISliED fl'/' OTHERS THESE SIJPPOAT SEAYIIXS Wt.CH /I.RE FURNISIEO BV Tl1E ENGINEER, MEll<R OF M,UERl/1.l OR WCIFIK, ltP4l WHE'THER PERFORMED PRIOR TO. DURING, OR AFTER COMPLETION OF-CONSTRUCTION, ARE ftEKfOHMEQ SOLELY FOR IHE: f'URPOSEOf /I.SSIS"IING IN OUALITYCON'IROLAHD IN /1.CHIE'IING OON~MUANCi; WIIH CONTKACI DRAW•fc)S ME SPliCR'ICAl'IONS, 11.IJI lHlo.YDO NOi c)UAFUNl l:I= C¢Nl'RAC10N'$ Pi-;H~MANCE. A'-1D $ttAl.L. QT :IE CON$11ff,l DA$ SlJPl;i:t'v1$10N 041 C0N$l'Fll,l(:Tl()N l890MURPHV CAHYOKROAD SCOTE200 5"N DI.EGO, CM.IFORNII\ 92123 (858)57:Ml900r,,, ..... , "' ~ -<( C I-tr. ~ "' ... < ::::, CJ ~ 0 c:i a, C < <( < a, a, "' "' ... ~ tr. ... < tr. CJ <( < CJ ~ ~ ~ w I- NOTES C-2 NOTE, IF DRAWING IS NOT FUL.1. SIZE (2~Xl6) TliENREOOCf SCALE ACCORDINGlY OfU011-1'""-SCALE r4 INCHES FOR REDUCUI Pl.},.1115 EASEMENT DETAIL I LEGEND 02 :y □PIO r-7 (M/1).llfl:!9"99-2'7272 L..--1 {St!lb!icl) IE P:arulM:apll1&2~ (Cowm-,1 Of £a~ffllllf'f ~Fo<Crot1Lol[)l't1~) c=J ~::1;::;:::,~~ ~==5~3-153129 (""'1l,e,s11111111ngu,uAnd Elo""Footloa:es.s) Dli/Jlll20JO#O{).J.46J65 -[Wl8"'20l1021-4480221 ~[llteralBesd'l.-.cceu) I!!] r"""""°' FROM TOP OF '""' CARLSBAD BL VD. L ~ M """""" '"'"'"' '"' ~ ! PER DOC 200~153129 I OA.TE0 0211Cll2003----- S323 CARLSBAD BLVD. l 5327 CARLSBAD BLVD. "'"""" J OVCRHAAG ~- I ,---PROPERTY LINE (TYP.) I ..,....___CONC~ $101;:WA~K I _ .. ---... --...... STATE OF CALIFORNIA. APN_ 210,120-2'9,CM) BlUrF TCP TRAIL BASE MAP SOURCE: G«D COAST SURVEYlt«i,, ~C 110 CIVIC CENTER OR. SUITE 208 VISTA. CA 920fM (7£,1JJ758-n32JN20212900 THE BASIS Of' BEARltfGS FOR THIS PROJECT IS THE CAl...lr0RNIA. COOR01NA1E SY$TfM'9J. ZONE 15. NA.003, EPOCH t~t ~. A$ DETERMINED LOCALL V BETWEEN CITY OJ' CARLSBAD SURYEV SCALE: 1"'=10' COOTROL NETWORK PT NO. 57 jCLSB-057).A/IID PT. 1-1'0. 1J7 jCLSB-l37J. ASSHl)WNOtlRECOROOFSUkVEY00.17211 IE N10'40"36"W3!167 2(1' GRID TOPOGRAPMV PROVIDED BY AEAOTECH MAPPING. INC. (NA'VDe8>- FIJGtfT OATf: SEPTEMBER!..2021 ;_J i ,m •·tHc.,a;>"nu=tl;'W<Hr _,...__,_, ..,.__...,_,_IIJ.Sm,CPU ___ ,.,.:iu, ~•IY~.-.,;)1fll'lllQ..,,:,r~..-~...-.a.,-t~ •ntC,r..(.o-(:,.A1W,ai>OO.O,TY~~10f:tEOO~T•'tO'G~ ..... tl),M •nt.O-t1CI00,-1ht::0....1Yllt:l':Oll!ltft0,--~c«ftn.-ll:!,.'lm B =s-::= .. .,._.,.,,_._::._ .... , ~ -r:::=e:-.:·~:::"'""_:",i,,,_,.,_, ... """"..,. .. @I =-=--~~7·•;:;;;:;:=::,-::<;<:;;::-· El=-.,.-;.;-~~..:.,::.---·•, ..... .,..._ .... ~ ~~~&to-•••l_ ... ,.,,, ••• _,_,....,....,_ ~ ---·,-·----.., ,.,,,. BS-:f.~=t_~=:"==.E_." .. "':::. 8:~-::-~-':.~.~=::.:=:·:.::~.""" ~ .... \,/~~~~x~:;: ~---- ,.--' ENGEO £,,~ ,: lB&OMURPHY CAHYOt-fROAD 5'-"E,00 SAN DIEGO. CALIFORNIA 92123 (858)573-H 00t,,1<na) "' ~ -<( Q I-"' ~ "' ... <1; ::, tJ ~ 0 c:i "' Q <1; <( < "' "' 1/) 1/) ... :E "' ... < "' tJ <( < tJ ~ ::. l;l ~ w I- II~-- WINDSCREEN I -----------------1-,=,,=,,,_='---==---1 ____ 1--------1 AL PEDESTRIAN BEACH ACCESS EASEMENT LINE PER DOC· II0-&4607S DATED J2JSil!l90---__,•♦....__ l DRAINAGE PIPES TO BE---:;~~;;;i~~J'I ♦~ -I PA01E¢rEOlt.if>LACE. _ --~ ---~ __.,...,.., ·~ ... ;;;;;;;; .................. I .............. cc.....,.,..,.. ....... .,.,...-.. BREACHu,.IOER I (illt STAIRWAY T1EO.QACK CONCRETE SEAWALL 0£DK:-'T£LATERAL. BEACH EASEMENT I l~EVOCABL.f Ol'FEII. TO I I SANOY8EACH ~~;~~:~CE r (£)PIER -FEIAA 100-YEA.R fL(X)OZO"-IE (BLUE LINE 1/11111 HA.TCH) MEAN HIGH TIDE LINE NOTE: $AN(IY8EA.CH THE MEAN HIGHTIOE LltE (MHlltWAS L0CATEOAPPR0X 67 SEAWA~O OF THE SOTTOMSTAIRSON JULY 7, 21l22.. UHTL•4A1 FEET HA'IJD88 EXISTING SITE PLAN EXISTING SITE PLAN C-3 NOTE, IF DRAWING IS NOT FUL.1. SIZE (2~Xl6) TliENREOOCf SCALE ACCORDINGlY OfUOllf""-SCALE r4 INCHES FOR REDUCUI Pl.},.1115 EASEMENT DETAIL I LEGEND r-7 IW1l'1999'"9£>.247272 l-.J(Sillb,cl) [B P:ircclPNlpllt8236 [Cow,11;»"1t0f£.ucmim1 ~ ~Crw,LolOr,1~) c=J ~::1;::;:::,~~ ~==5~3-153129 (""'1l,e,s11111111ngu,uAnd E~Footloa:es.sJ Clii/Jn'2000.00-J.44iJ65 -(06118"'20Z1e'Z1~802ZI ~(l&lerailBead\.-.cceu) [B r ..... BAO< FROM TOP OF "-"'' LEGEND c==i c==i SLOPES 25% TO 40% SLOPES GREATER THAN 40% 'i. CARLSBAD BL VD. --_ l •• II ~ ~~~;=-;,;:.-----7 ----r OA.TEO rt2f1W200l I --PRCWEJHY LINE (TYP.) ,____~I : ~-r-I 5323 CARLSBAD BLVD. _ 1 -;---cONCRmsioewAl.< 1- 1 I I I I BUILOINO ()IJElbtAl'.IG ____..--.,,..---v ·-· ~.,,,.. GLAS$ WINDSCRCEN 5327 CARLSBAD BLVD. STATE OF CALIFORNIA. APN. 210,120-2'9,CM) BASE MAP SOURCE: G«D COAST SURVEYlt«i,, ~C 110 CIVIC CENTE:R OR. SUITE 208 VISTA. CA 920fM (7£,1JJ758-n32JN20212900 THE BASIS Of" BEARltfGS FOR THIS PROJECT IS THE CA.llr0RNIA. COOROINATE SY$TfM'9J. ZONE 15. NA.003, EPOCH 1~1 ~. A$ DETERMINED LOCALL V BETWEEN CITY OJ" CARLSBAD SURYEV SCALE: 1"'=10' COOTROL NETWORK PT NO. 57 jCLSB-057).A/IID PT. UO. 1J7 jCLSB-l37J. A$$Hl)WNOtlRECOROOFSUkVEY00.t72'1 IE N10'40"36"W3!167 2(1' GRID ;_J i TOPOGRAPMV PROVIDED BY AEAOTECH MAPPING. INC. (NA'VDe8>- FUGtfT OATf: SEPTEMBERS...2021 ,m SANOYBEACH •·tHc.,a;>"nu=tl;'W<Hr _,....__,, ..,._....,_,.IIJ.SmoCPU ___ ,.,.:iu, ~•IY~.-.,;)1fll"lllQ..,,:,r~..-~...-.a.,-t~ •ntC,r..(.o-(:,.A1W,ai>OO.O,TY~~10f:tEOO~T•'tO'G~ ..... tl),M •nt.O-tta!0,-1ht::0....1Yllt:l':Oll!ltft0,--~c«ftn.-ll:!,.'lm ~ =s-::= .. .,.-. .... -..::.-.... , -;,;i -r:::=e:-.:·~:::"'""-:",i,·-,.,_, ... """"..,. .. ~ =-=--~~7·•;:;;;:;:=::,-::<;<:;;::-· ~ =-.,.-;.;-~~..:..::.---·· , ..... .,..._ .... ... .__._ ... u-. ... --.~ .... --.. --~ ... 1-,;11.0-.-.- .., ~~~~•••l_ ... ,.,,, ••• _,......,....,_ ••O -.. -1>-.aL-•t1w.~ ........ -H'lu "!U-• -... --.. _,..-~""--. ...... , .. ,., ... _ ... ""''--·""""--;:;-=-=.=-~~.~====:·=~•""" FEMA FlOOO MAZARD ZONE vE UMllSAf 27 CONtOUA CONSTRAINTS MAP ENGEO £,,~ ,: lB&OMURPHY CAHYOt-fROAD 5'-"E,00 SAN DIEGO. CALIFORNIA 92123 (858)573-H 00t,,1<na) "' ~ -<( Q I-"' ~ "' -' < ::, tJ ~ 0 c:i "' Q < <( < "' "' 1/) 1/) -' :E "' -' < "' tJ <( < tJ ~ ::. l;l ~ w I- CONSTRAINTS MAP C-4 NOTE, IF DRAWING IS NOT FUL.1. SIZE (2~Xl6) TliENREOOCf SCALE ACCORDINGlY OfUOllf""-SCALE r4 INCHES FOR REDUCUI Pl.},.1115 EASEMENT DETAIL I LEGEND r-7 IW1l'1999'"9£>.247272 l-.J(Sillb,cl) [B P:ircclPNlpllt8236 [Cow,11;»"1t0f£.ucmim1 ~ ~Crw,LolOr,1~) c=J ~::1;::;:::,~~ ~==5~3-153129 (""'1l,e,s11111111ngu,uAnd E~Footloa:es.sJ Clii/Jn'2000.00-J.44iJ65 -(06118"'20Z1e'Z1~802ZI ~(l&lerailBead\.-.cceu) [B r"""""°' FROM TOP OF "-"'' ---i - __ l a-cc,--- r i t------,: -I 5323 CARLSBAD BLVD. APN:210.J20-l:J.00 I ~ $TAlfaVAY EA.SEMEM1 LINE PER DOC/ l00:H>15J129 DATE0rt2f1W2003----- 6UILDING O'JE.f'.IHANO 5327 CARLSBAD BLVD. SA.NOY 8£P,CH r CARLSBAD BL VD. PROPERTY L»IE 4TYP.> I STATE OF CALIFORNIA. APN:ltl).120,2$.00 I i' STAIR'WAYW-'ll W!Tti AROtlli:CJUIRA.L TREAiMENT (O~@ EXTEND EXISTING DRAINAGE PIPE OUT TO F"-CE Of PfloPOSED WALL FOR WALL STATIONING AND ELEVATtOtf, Sl;E "SI1'E Pl.AN wm-t WALL DETAILS"ON SHEETC-li ~fEMA 100.YEARflOOOZONE 40LUELINEWITHHATCH) ElOSTINGCtt-'IN UNKl:E'HCE BASE MAP SOURCE: G«D COAST SURVEYlt«i,, ~C 110 CIVIC CENTE:R OR. SUITE 208 VISTA. CA 920fM (7£,1JJ758,-n32JN2.0212900 THE BASIS Of' BEARltfGS FOR THIS PROJECT IS THE CAl..lr0RNIA COOROINATE SY$TfM'9J. ZONE 15. NA.003, EPOCH 1~1 ~. A$ DETERMINED LOCALLY BETWEEN CITY OJ" CARLSBAD SURYEV SCALE: 1"'=10' COOTROL NETWORK PT NO. 57 jCLSB-057).A/IID PT. UO. 1J7 jCLSB-l37J. A$$Hl)WNOtlRECOROOFSUkVEY00.ti'2'1 IE N10'40"36"W3!167 2(1' GRID ;_J i TOPOGRAPMV PROVIDED BY AEAOTECH MAPPING. INC. (NA'VDe8>- FIJGtfT OATf: SEPTEMBER!.2021 ,m SANDY BEACH •·tHc.,a;>'nu=tl;'W<HI' _,...__,, ..,.__...,_,_IIJ.Sm,CPU ___ ,.,.:iu, ~•IY~.-.,;)1fll'lllQ..,,:,r~..-~...-.a.,-t~ •ntC,r..l_o.(:,,A1W,ai>OO.O,T't~~10f:tEOO~T•'\O'G~ ..... tl),M •ntO-tta!O>lht::0...lYllt:tOll!!tftO,-~c«ftn.-ll:!,,Tm ~ =s-::= .. .,.-. .... -..::.-.... , -;,;i -r:::=e:-.:·~="""-=",i,,,_,.,_, ... """"'..,. .. ~ =-=--~~7·•;:;;;:;:=::,-::<;<:;;::-· ~ =-.,.-;.;-~~..:..::.---·· , ..... .,..._ .... ... .__._ ... u-. ... --.~ .... --.. --~ .... 1-,;11.0-.-.- .., ~~~&to-•••l_ ... ,.,,, ·-•-ow,,o;,. •·o -.. -1>-.iL-,-.~..., .... -H'l..,, .. iu_ .. -.... --.. _,..-~""--. ..... , .. ,.,, ... _ ... ""''--·""""--;:;-=-=.=-~~.~====:·=~•""" 1, PROPOSED SITE PLAN SCALE..1'"'1D' ENGEO £,,~ ,: lB&OMURPHY CAHYOP>fROAD 5'-"E,00 SAN DIEGO. CALIFORNIA 92123 (858)573-H 00t,,1<na) "' ~ -<( Q I-"' ~ "' -' < ::, tJ ~ 0 c:i "' Q < <( < "' "' 1/) 1/) -' :E "' -' < "' tJ <( < tJ ~ ::. l;l ~ w I- PROPOSED SITE PLAN C-5 -10'SUJRWAY ~EA~SE=S~EN~'-+--PROPERTY LINE 6' WIDE DRAINAGE EASEMENT ,~ I \ I I I I ~--,: i I; " ~.'I , .,-', 0 1 I ' : I '. l SEA.CAVES TO:;•\ r\ ::~1~t1TH -✓ I 1 TIC DACK (lYP.) CONCRETE ':l,. J .,. --- --------_,'.:..!Jr I ' I \ ,.. I l ,, --------t_ ___ : _!: , ___ :.. I' 36,0TW 36.oew 34.2TW J048W IC-1----PRQPOSEOWALLTOBE CONSTRUCTEDVJllHIN tJ.11T5 OF STAIR'",~AY EASEMENT @ rEXISllNO SEAWALL .,,.,_: ,ij:;:Jl-----"""--REYlSED ORA.IN OUTLET ' .... ~ ...... .alUUILO•..,_. l ----_j__--- .. STAIRWAY EASEM NT 20.0TW 1,0BW -e 14.2lW IOBW INVERT ELEV. 13' 4NA'll'088) 80TH SIDES Of ST°"RWAY SEE PHOTOS ON SHEET C.7 TIEO-BACK SHOTCRETE WALL WITH ARCHllECruRAL SURFACE r FEMA 100-YCAR Fl.000 ZONE tll,LUE LltfE WITH H4l0HJ I I DETAIL SITE PLAN SCALE: 1·=(1· SCALE: 1'"•6' ,m .. " CONCRETE STAIRWAY SIDEWALL e;>t:1$TING84.UfF EX"'6ED ORAINi\GE. PIPE :~.:.:.~~l ' CONCRETE ORA!NAGE OUTUCT Q.13' N-'I\ICl88 ~ •• I Oop ;------------~ ------.- ""'' ' , .. ' ---------------------~~ Tw -STAIRWAY SUPPORT PIER. OCPTl-1 U~NOWN EXISTING CROSS SECTION 1 SCALE; 1"=10' • EXISTlr.ia CONCRl;TE STAIRWAY ERODIBLE ; PROPOSED STAIRWAY WALL ~~':j·· CONCRETE INALL --riH-----'EL=·-'-•- ___ EL_._O EPIJ)(Y-coATED 1501(51 TN • OOUBLE COAROSICIH PROTECTED 118 rnREAIJ BAR ANCHOR DEADMAA WI 6" SQUARE ~1~ll-ilCI( Pl.ATC, NUTS & WASI-ICRS WALLS TO BE EMIJ:CDDED A WN OF 2' INTO INTACT FORMATION PROPOSED CROSS SECTION SCALE: 1"•10' . CXISTINGCONCRCTC ERODIBLE ,..J' ~~ ST-'IJRWAY WALL CONCRETE INf .. L I T8 9:2 -"c ,,,. or•~::SED , ---;L.--... --~ .,,-TBM SEACAVE ' =.~:-_-_-~ ,~ --" TlEBACK WALLS TO BE Et.eEDCJB> (SEE NOTE) "-MIN.OF 2' INTO INT"-CT PROPOSED CROSS SECTION SC-'11.E.:1"':10' LEGEND Omb BeACH DEPOSIT$ Qop 'Tl:RRA.CE: DEP0$1TS MOTE IF DRAWING tS NOT FULL SIZE (2<1X:J6] THEN REDUCE SCALE ACCORDlNGL V l890MURPHY CAHYOt-rROAD SCOTE200 SAN DIEGO, CMJFORNIA 92123 (856)57:Ml900r,,, ..... , "' ~ -,ct C I-0: ~ "' ... < ::::, CJ ~ 0 c:i "' C < ,ct < a, "' "' "' ... ~ 0: ... < 0: CJ ,ct < CJ ~ ~ ~ w I- DETAIL SITE PLAN & CROSS SECTIONS C-6 " JO f----------42,8'---------j OTENO PROPOSED Tlro.B:ACt< WALL TOTOPOfSTNRWAY'fl'ALL --iEI SEA.WALL SEHi ND STAIRS BLUFFSURF-'CE AT FACE OF STAIRWAY WM.L ORAINAGE OUTLET TO BE EXTENIJED OJI TO FACE OfWAU r BfE:12ZP£R ' FEW. ---------------;/.-------- WALL STMIONING PROPOSED WALL PROFILE SCALE:1•=6" J.ORAIN~ TOBEGIN t"BELOW T0POFW"1.LAT 6ACKFACE 1" DIA.. SCH. AO _____lfil_ SLOTTED PV(: ~ l"OIA. $CH •O SOUOP'\JICTO WAL.LF=ACE I $L0Ttt0@ TOP 0# PVC TQWIDTH OF J-ORAIN PHOTOC,t.1E·10.11-23 WALL PROFILE NOTES: I E)11Sr-4G PIER, DRJ'.INAGE PIPES ANO CONCftE.TIE STAJRWA.Y AR£ SHOWN l'I APPROXIMATE LOCATIOKS IN WALL PROFn.e CONlftACIOR SHALL yt,i11~Y t x,-Cr LOCATIONS BEFORE Pl.ACING TIEBACKS. 2. WALL TO BE EMBEDDED A Mlt.lMI.AI OP' 'Z'~TO T~T FORMAnQN. 3. INSTAU 2' OR 4' WIDE J.oRAlNSAS NEEDED TO FILL BACK WAll AREA BElWEEN TIEBACKS -' PRQFll,,E VIEWIS OF OUTER SURFACE OFWAl,.I, 1"01A. SCH 40 PVC91l"EUIOW l"OIA..SCH..◄O SOLID PVC TO WALL FACE ~ sa:: ~4ARKER 0-OE'fAll.----, * PRIOR TO INFILLING, DEMO AND REMOVE ALL LOOSE AN'O SEPAF'i!A.iEO CONCRETE:, DEBRIS AND SANO DOWN TO FORMATION EL._]95' ENO SACRlf!Cl"l. SECTION TYPICAL WALL DRAIN SECTION TYPICAL WALL DRAIN DETAIL SACRIFICIAL MARKER NOTTO SCALE ~~;:;MENT ® PHOTO 1 • NORTH SIDE OF STAIRWAY AT SEAWALL PHOTO CATE· 10-11-23 HOT"E If' PRAWi NG IS NOi FIAi, SIZE (24XM) THEN REDIJC[ SCAI..[ ACCORDINGL V ' ORIGINAL SCAlC IN NCHCS FOR REDUCCDPLANS TWOROWS@Et•O& EL-9.0 IN$TA.LLE0,@~·¢(: 1,ZIN(:H[;NA PYC~l2l'ICHE$l 0NG PVC WICAPS 80TH ENDS ---+---1.5' STRUCT~ SCCTIO'< STRUCTURAL SECTION MARKER DETAIL l890MURPHY CAHYOt-rROAD S'-"E200 SAN DIEGO, CM.IFORNIA 92123 (858)57:Ml900r,,, ..... , "' ~ -,ct C I-0: ~ "' .... < :::, CJ ~ 0 c:i a, C < ,ct < a, a, "' "' .... ~ 0: .... < 0: CJ ,ct < CJ ~ ~ ~ w I- WALL PROFILE & DETAILS C-7 TYPICAL ANCHOR SCHEMATIC MULTISTRAND ANCHOR DETAIL NOTTO SCALE NOTES: t ANCHOR PLATE. TRUMPET a PROTECTIVE ENO CAP SHALL BE HOT DIP GAL,,.ANIZEO 2-PRO\ltOE /1.NCHOR TENDON CElfTRALIZERS AT 10' O.C. IN ANCHOR BONDED ZONE. TIEBACK ANCHOR SCHEDULE ANCHOR "'CHOR UNSONDED BONDED TOT#\1.. D£5I1JNLOAD ELEV. BATTER ,o (NAVDM) LENGTH(FTI ,. J:1 20 ,. 20 ,. •:1 20 .. J:1 20 NOTE: I' DRAWING IS OOT nJLL SIZE (2•X36) lliEN REDUCE SCALE A.CCOROIMGl Y LENGTH(F"fl ,. " 25 25 ORIOIMAL$CALE N INCi-iE$ FOR REDUCED PLAN$ LENGTH(FT> """'' .. "" ., .,. .. "" .. "" NO OFO!;" Pf'IOOFLOAO LCICJ<OFF DIA.STRANDS , .... , LOAO{).lpsj I "" '"" I "" '"' "" '"" I "" . ... .,. ,. AODl!IONAL REINE._O_BCING~OTES: 1. THISOET-'1.ISFORAOOlllONAl. REINFORCING LOCATED AT THE BACK FACE OF n+E WALL AT EACH TIEBACK. 2, ANCHOR PLATE n«:KHESS TO BE <i OF ANCHOR I i i I --e6 x 8'-.0-REBARS CENTERED ACROSSANCHORASSHOWN LOCATION IN WALL MAY REQUIRE $HORTER. BAA LENGTH$ !8,t.OOlllONALBAFISTOTAL) BEARII-IGPt.ATE (BY OTHERS) oerEFallNl:D BY ANCHOR SUf>f'LIER -·~+c+•_,-1.,-1-- ADDITIONAL REINFORCING AT BACK FACE OF ALL TIEBACKS -ELEVATION NOTTOSCAl.C W"CARYEDANDCOLORED AACHfTECT\JRAL TREATMENT WITiilNLIMITSOFEASEl<ENT--·t-r------,--1,.- TIEBACK NOTES: ~ ADJUST BAR SPAaNG IN VICINrTY OF ANCHORTOACCOMllOOA.11;0-0IA PVC SLEEVE. NOOJTTIMGOF BARSALLOWEO [[j ANaiOR HEAD CAP SHALL HAVE A J" /MIN.) SCUlPTEO COVER A.T All ~BA.CKS REINFORCING SCHEDULE ~ ,P&BARS@&~oc HORIZ...IVERT ~ f6BARS@fr0.C. HORIZ.&VERT ,a AOOlflONAL ~'6 x 8' 8,ArtS, CEJf'feAEO ON TIEBACKS REINFORCING NOTES: 1 ALL BAR LAP SA.ICES SHALL 8E 5·~· Mitt FOR #6 BAAS. "f:RONT FAC£' OF SlR,JCTU~WALL----H ~COVtR@WAlL~ACE.---H--t+-- SfARJNGPLATE THICl<MESS TO BE DETERtMNEO BY ANCHOR SUPPLJER ANCliORHEAD IE) ANCtlOR HE/IDCAP----+/; El.BfATION dlBACKCUT :SEE NOlErn:]FOR SCUlPlED CO\/EROVER ANCtlOR ttCAD CAP 2. ALL VERTICAL RE BARS SHAll BE CONTINUOUS. HORJZONTAL REBARS SHAU. BE COtmNUOUS WHEREVER POSSIBLE SPUCE BACK FACE BARS (IF REOIJ!REDJ AT MIDPOINT BETWU:tt ANCHORS. SPLICE FRONT FACE BAAS (IF REOUIRCD►AT At«::HORLOCA.T10NS ALTERNATE (le $TAOOER)LOCATIONSOFSPt.lCE$FOR AOJM:aHBARS. $l'RU(lUAAI. SECl'IOH "8ACK FACE• OF STRUCTURA.LWALL J"COVER @BACtl:0rWALL J6 x 11'.(I" REBAR$C!cNTl:FIEO ACROSS TIEBACKS • SEE •AOOITIONALAErnFMCIOO@ BACK FACE OF "-1..l TIEBACKS• ELEVAl)()N' THIS SHEE"I we~ 11'-0" RE BAAS C~TERED .ACRO,SS TIEBAO<S • SEE ·~OITIONAL REINFDRCIOO@ E!ACK FACE OF AU. TIEBAO<S • ElEVATJON' THIS SHEET 3 All SPLICES SHAU BE NON-CONTACT Willi MINIMUM 1-112 INCHES CLEARANCE 8€1Wtl:N AOJACeNT 8AFIS STRUCTURAL SECTION NOTTO SCALE l890MURPHY CAHYOKRO.AD S'-"E200 SAN DIEGO. CM.IFORNIA 92123 (858)57:Ml900r,,, ..... , STRUCTURAL DETAILS C-8 PROVIDE 2" BORDER OF HIGHLY COITTRASTING WEAR & SI..F RESISTANT COt.OR NOT !..OOE llw.1 1" ,AQMNO$E:,$15ENOT"t.-,(T"'fP) MATCHl;)C]Sa.lO, CT'l'Pl(l/'l"PMX.) MATCH E:iclSTlNG Ri,.i,(TYP ) TYPICAL STEP DETAIL NOT TOSCAI.E I EXlSTING:STA.IRVl"Y l PARAPET MA<CHElOSTING ~ ... :·~ ~'F-·-·-ct.: SI\IE ll-fREADED ROO HORVtnHll"Ml~. OMEt.T.(TYP.) J.4" IR.. ElfHER EXISTING OR RESTORED f:INISHEO SURfACE I, .ALLSTA.IRWELL~NORAILCOIAPONEITTSStt-'UBE316L STAJ,,1LESS STEEL. 2. HANO RAILING SHALL SE CONT'INUOUS Al.ONG&OlH SIDES OF :S'TAIR\l'IEU. WITH At.CHORAOE LOC:A'TIONS TO BE SPECIFIED BY 1HE SUPPLIER OR IN'STAI.LER AND 51--ViLL 11.IEET Af..LAPPUCASlE CODE REOUIRo.tENTS. J CON'TRACTOIVFA8RICAl'OR,,'$1JPPUE:R TO PR0,.,1c:E Sl<F DRAWINGS .S MATERIALS OATA SHEETS FDA REVIEW AKO APPROVAL BY THE ENGltEER OF RECORD PRIOR TO f'Uf«:HASING -'NO FA8RICATINGMAI ER!AI.S •· CON'TRACTORTOENSURE lliATTl-iE LAYOUT A.ND01t.1£NSKJNS ARE C0!.4PLIA.NT WITtt Cl.RRBIT ADA ANO CBC STAN DAROS. REPLACEMENT HAND RAILING DETAIL NOT 10 $.CAL STEP NOTES: 1. CONTRACTOR TO PROl/lOE ROUGHENED BRO:lM FINISH ON REPAIREO STEPS & LANDINGS. 2 C,QNTRA(:Tc;;:.,i TO ADJUST lAYQUT ,!I, OIMENSIONS AS NECESSAAY TO ENSUJIE FINISHED PRODUCT IS COOE COMPUA'tT J St AIR MEADS AND RISERS SHALL BE OF UNIFORM SIZE ANO SHAPE (MATCHING EXJSTlNO~ • EXTE~STAJRSSI-IALLH11t.VETHEuPPERllt.PPROAC1-tAl'.t:IN.1. T~SM""-i:tlcli:DBY A Sl k'.1'>£ PAOVrlllHG Cl.l:AA. YISUAL COHTRAST Tl--lE STRIPE SHALL BEA MINIMUM Of 2 INCHES WIDE Pt.ACED PARAU.CL TO ANO OT MORE THA/,11 INCH FROf.t THE NOSE C#-Tl-iE TREAD OR UPPER APPROACH ANO SHALL E:,CTENO THE FULL WIDTH OF THE TREAO OR APPROACl-i 1', PAINTED STRIPE SHALL 8E ""-.OCEP1 ABlE GROOVES SHALL NOT BE USED TO SATISFY TM!S REO~EMENT. 5, c«rE RE01Jlfl:EMENl$ $1JPER$E0£ N0lE$ I, 0tMEN$ION$ CALLEO OtrT ON THESE DRA\'JINOS. INFILL MINOR C"-"CKINO WllHA HIGH-STR.EHGTH Otf.SHRiHI< GROUT, SU8MIT PRODUCT OR MIX DESIGN TO EHOINl:::ER Of fil:COHO FOR Rl:VIE'II' A.ND 1',PPROVAI.. PRIOff TO USE, (TYP) ----·-, l E)(ISTIMG RflNFORCINGCAN REM-'IN ORCAN8ES1.JPPl...£1AENTEO lfNO COAROSIDN. 0A CAN BE L0C,l,lL Y 7 REMOVEOANOTRfATEO (T'l'P) I .TCL..R SEE TYPICAL • STEPOETAJLIIELOW PUICE RE!l""-.RWITH SIMPSON SET xP HIGH,STREtlGTH EPOXY ...OH£S1'Jll ~leO,CTYP) PROVIDE•· MIN OF EMBEOr.tENT !NTO f:,CISTltj(j CONCRETE. 4TYP J SU8S[OUEttT TO REMOVAL.. ROl,J(;~ V(RTICAI, o\ $0TI01A SURf""-CES TO 114• A\1PIJTVOE {TYP ) NEW .. TRMISVERSE NOSE Rli:INFORCING, WHERE Af>Pl-lES,(TYP) NEW 114 8ENT REBAR @ II" O.C .. (TYP.I GENERALIZED STAIR SPALL & CRACK REPAIR DETAIL NOi 10$C,l,LE REti.=QRCINO NOTE ALL ~(;l H'Ea,.A., UNLESS NQTEOOTI-i!;"WISE (U ~ 0) SHALL BE EPOX" COATED iTYP,) PR<MOE ADD'l#S REB..-,RC t!OOKEOCNDS r SEE. TYPICAL STEP DflAt. ON lHISDRAW G I TRANSVERSE RflNFOACING RCDAR, TYP.) (8)"6 EPOXY COATED REBAR Willi 180 DE~[E STD HOOi< 1',ROUNO TOP LONG RE.INF , INSfALI..Ell 'M'IH llr'OF E1'8EOMENT INTO EXISTING PIER. WllH SIMPSON SET XP HIGH-STRENGTH CPOXY 1',DHCSIY!.. OREO_ (TYP.) ~ #!j ~6""-R(i 1.i·o.c~ 00',VELEOJ INTO EmTINO f>ARM'ET o·. Willi SIMPSON SET XP HIGtt-STRENGTH li:POXY AtrHESIYE, OREO (TYP l :it3l:IOITFt£!iAFl@ IJ"OC .. (TYP.) NOTE: IF DRAWING IS NOT F\.ILLSllE (24:K36f THEN REDUCE SCALE ""-.CCORDlt«Jl. Y NOTES: BOTTOM OF EXISTING, STAIR FOUNDA'TION ~ ll='NI;¢ :,$ARY PRC)•J1t1EAO(>rllQNAI.M.:f:,C6'.q"L(lN(j.Rl;~, CEtnEREOACROSS PIER. FOR THE 1-!0a(EO#G'S 00 NOT MOOlrY LOCATIONS OF HOOICED M'S TO[~ TOP MAT or R:EINf'.ORCING [fil I AREAS OF ~EWCONCRETE, ROUOHEN EXISTING VERTICAL & BOTTOM SURFACES TO 11•• AMPLITUDE. (IYP.) 1HI$ D£1AJLAPPUE$ TO CNSC~ SECTlONS Of THE EXISTING STAIRWAY 'Mt[N Tlt[R[ IS INSUfFICl[N'T R[MAINING COMPETENT CONCRETE AND HEAVILY CORRQOEO ICOMF'ROMISEO) REINFORCING IN WHICH TO N'Pl. Y TtE ABOVE: SPALL AND CRACK RCP~R. STAIR FOUNDATION REPLACEMENT DETAIL NOTTOSCAlE l890MURPHY CAHYOt-rROAD SCOTE200 SAN DIEGO, CM.IFORNIA 92123 (858)57:Ml900r,,, ..... , "' ~ -,ct C I-0: ~ "' .... < ::::, CJ ~ 0 c:i a, C < ,ct < a, a, "' "' .... ~ 0: .... < 0: CJ ,ct < CJ ~ ~ ~ w I- STAIRWAY DETAILS C-9 CARLSBAD BL VD. [g] GVAAORA,LT08E ACCESS REMOVED. THEM REPLACED \. AFTl:.R CONSTRUCflON ~ lEMPOAARIL Y RELOCATE 1F«A$H1REC'Y0.,1N(; ~$ EXISTING GLMRO RAIL-PROTECT IN PL.ACE 9 ~ l:XlSftNG, Pl::Ol::SIRIAN ~~~~~~ESS ~ ACCES.STOREPAArNd\CN CONSTRUCTION GATE~ ---- - -----------l -, --1--..... -----so,~------t' PROPERTY LINE (TYP} ~ \ \ \ \ I 35' (W) X 55' (L) CRANE PAD STEEL Pl.ATES FEET CONCRETE s1oewA1.K • I J--TEMPOAARY l C(lN$TRUC'"""""" 5327 CARLSBAD BLVD. BMP SITE PLAN I LOCATE CRANE PA050' FROM BLUFF TOP WOFIK AREA ON BEACH (ST"TE PARJ(SJ 622 S.F. FEMA 100-YEARFLOODZONE (BLUE LINE WITH HATCHt STATE OF CALIFORNIA. APN·210,12Q-2'-(l(l 32 FEET OF EXISTING C~IN LINK f£HCE 10 BE TEMPORARILY REMOVED ACCESS AND STAGING NOTES: 1. CONSTRUCTION STAGING AREA SHOWN 1S ON STATE PARKS PROPER"l'V PERMISSION SHALL BE GRANTED BY THE STA.TE Of CAI.IFORK1A PRIOR TO UTILIZATION OF Tl·IIS AREA BY CONTRACTOR. 2 00 CONSTRUCTION EOl..llf'MEHl SHALL BE ,t,LJ.OV,'EDOI.ITSIDE TI-IE STAOlNO "-REA OR PROPOSED AREA Of V,'ORK UNLESS DIRECTED'APPRO\IED IN WRITING SY TI-iE rROJECT ENGll«:ER OR THE QTY MANAGERNIO THE PROPERTY OWNERS. 3 C<'.lNS'l'1UIC110N E.OUFMl:HT SHAU ONLY U$f: TH£ ACCESS f'OINT ... s INOICAtEo ON TH:$ DRAWING, ACCESS f>OtN1 9-IALL e.e S£CURl:DAHO Kl:PT Cl.05£0.ANO LOCKED OUR1NG N()N-\l'IOAM, HOURS 4 CONSTAUCTION Tt<AFF'IC ING~SSANO EGRESS SH"L.L 0NLYOOCUROFF'OF'CAR:l.S8A0 EllVO, ~ STORAGE ANO OPERATION OF CONSTRUCTION EOUIPM~T AND MATERIALS OH THE SITE SHAU MAINTAIN" MINIMUM HORIZOHTAl CLEARANCE: OF 10.fEET FROM Tt-E TOP OF 81.l.!f:f: 0A THE EXISTING RIGHT-0F-W"Y$, 6. COtHRACTOR M"Y USE ON.STAEET PARl<ING FOR PERSONAL VEHICL£S ONL V NO CONSTRUCTION E~MtlH PARKING $HA.LL OCCUR ON PuBUC STRE£TS OR RtGHl-0F--WAY$. 7 PRIOR TO SITE CLEAAIM3 ANOGR\JBBIKG, A TB1PORAAY ORANGE EtNIRONMENTAL FENCE AND A 2•· HIGH SI..T FENCE StW.L BE INSTM..L£D AAOlJND Tt-lE PROPOSEO WORK AAEA THE ExACT LOCA~ AND ALIGN~T SHALL BE 0Ef1NED IN THE: f:IELO BY THE INSPf:.CTING ENGINEER. 8. COtnAACTOR SHN.L MNNTAIN ACCESS TO AU. M..l.EVS. SIOEWIJ.l(S, PRIVATE DRl'YEWAYS. ANO PUE!t.lC STREETS AT ALL TIMES. 9 COHSTRUCTION EOUlf'MEHT '-NO ACTMTIES PERFORMED ON THE SANDY BEACH '-REA SHAI..L NOT RESTRICT LATERAL PUBLIC ACCESS. 10. CONSTRUCTION MA TERW.S. DIST~NCE TO SAND ANO TERTIDAL AREAS SHALL BE MINlMIZED. BEACH SAND EXCA\/ATH> SKAI.L BE REDEPOSITED ON Tl-IE BEACH. LOCAL SANO OR COBBLES SHAU NOT BE USED Nf'f PHASE OF THE COHSTRUCTION. 11. CONSTRUCTION SCHECXA.E. NO WOM SI-VILL OCCUR ON THE BEACH ON l"l'EEKEN05. HOL10AYSOR BETWEEN /l.1E~'IORll,LOAYWEEKENDAt«:ILA~ OAYOF' J.t-lY YEAR 1Z. NOOVERt.'lOlfT STORAGE OF EQUIPMENT OR MATERIALS 5KALL OCCUR ON SANDY BEACH ANO THE USE OF OTitER P\JBl.lC P~~G SPACES SHALL 6E MINIMltZEO OORINO THE CONSTFIUC'tlON STAGES OF 1HE PA~CT, 1HE PEAJ.11TTEE SHALL l<IOTSTOFIE P.Pl'f OONSTRUCTION MA.TERIALS OR WASTE WHERE IT Will 8E OR 001.A.0 POTENT!AU Y 8E SUBJECT TO WAVE EROO.IOtf ANO DISPERSION IN AOOITION NO -.1ACHIKt:RY SHA.LL BE PLACED, STORED OR 01HERW1SE LOCA.TEO 1H THE INTERTIDAi. ZONE AT ANY TIME. EXCEPT FOR THE MIMWM NECESS~Y TO CONSTRUCT THE STltJRWAY STABILIZATICIN CONSTRUCTION EQUIPMENT SHAU NOT BE W"'5-liEDON TI-iE BEACH OR ON THE TOP OF THE COAST Al BLUFF. 13 CONTRACTOR SHALL FIEMOVE ALLCONSTRUC:TlON MATERLAl.S.'EQUIPft.1ENT FROM THE STA.GING SITE ANO RESTORE THE STAGJNOSITE TO ITS PRIOR•TO-OOt."STRUCTlON 00NOIT10N .. OAE:OIATU Y FO..LOWING 001.F\.ETl()N OF THE OEI/El0Pf.1Em- BEST MANAGEMENT PRACTICES: TO PFIEVEPllT TME DISCHARGE Of CONCRETE MATEJUM.S OR MN OTl€R CONSTRUCTION BYPRODUCTS, ONTO THE SANO'/' &EACH ANOJOR fROM EW.T~JNG COASTAL WATERS, THE CONTRACTOR SHALL, ASA MINIMUM, OOMPL Y WITH TME FOLLOWING Bt.lP'S. 1. DURING AI..L CONCRETE POUR(tjG,'PIJl',.IPING ACTIVITIES, TAAPS SHAU. BE USED BELO'\\! TME COMCRETE POMP HOPPER TO PREVENT ACCIDENT At. DISCHARGE OF ANY SPl.l£DCONCRETE ONTO TlfE BEACH SANDS OR INTO COASTAL WATERS. TARPS SHM.L BE Of SUFFICIENT SIZE TOCAPT\JRE '-NY SPIU.ED COMCRETE MATERl/ll..S. 2. DORING AJ....L CONCRETE PLACEMENT ACTMTIES, CARE SHAU BE TAl(EN TO PFIEVENT TME DISCHARGE OF CONCRETE W..TERIAI.S ~TO THE BEAa-1 SANO AN[)J()R INTO COASTAL WATERS. TARPS OF SUf'FICIENT SIZE SHALL BE Pt.ACED AT THE BASE Of M..L CONCRETE Pt.M:EMENT AREA.S TO COMPLETELY CAPTLRE. ALL EXCESS CONCRETE REBOUND ANO PREVENT CONTJ.CT WITH THE BEACH SN-IDS ANOJOR COASTAi.. WATERS. 3 ALL CONCRETE ANDJOR OTHERCONSTR1XTION BYPROOUCTSCCllLECTED SHAU BE PROPERLYCONTAIHED ANO DISPOSED OF OFF•SITE IN A.LEGAL MANNER. ALL WASHOUT Of CONCRETE PUIAPI~ EQUIPMENT SMALL BE S,,,Ct( INTO TttE CONCRETE READY-MIX TRUCK AT Tl-IE COMPLETION Of CONCRETI: PLACEMENT FOR OFF-srtE DISPOSAL. ~ NO VEHICLE/EQUIPMENT ClEANING WILL BE ALLOWED ON THE PROJECT SITE f\JElltfG MAY NOT BE PERfOfWED ON SITE EQUIPMENTW1Ll BE ROUTINELY INSPECTED fOR LEAKS ANO PROMPn Y SERVICED IF .ANY LEAKS OOC:UR, THEY WILL BE PROMPTLY CLEANED VIITM DRY !"flttOOS ANO DISPOSED OF AS A REGULATED WASTE !'> CONSTRVCTlON WTERl"LS ""L6E Pl.ACED IN NJ ENCl05URE wrTli 1', ROOf. OR UNDER Ar,1 A,WNINO THAT ~EVENTS OONTACT WTTli RA.INFAU. RUNOFF OR S~t.AGE tNTOSTOIW WATERCON\IEYANCE SYSTEMS Sucti Att ENCLOSURE Will. BE PLACEOON Att ~PERMEABLE SURFACE. LOCATEOAWA.Y FROM STORM WATER ORAIMS OR CATCH BASINS A BERM\'Vlll 8E PLACED AROUND THE PERIMETER OF THE E~LOSUR£ TO PREVENT WATER FlOW FROM ADJACENT AREI\S 6 TRASHCONTAINEF! ~EA.S\l' .... LBE SUFIROONOEDEIY A BERM TO DIVERT ANO PREVENT RUN-ON OF STORM WATER CONTAJNERS WILL BE COVERED TO MINIMIZE O!RECT PRECIPIT,.TION FROM ElfTE.RINO THE CONTAINER HYDROSEEDING MIX AND NOTES: CON'TRA.CTORSHALL USE STA.TE PARKS APPRO\'ED "COASTAL SAGE: SCRUBLI.IIX A'JAllABLE THROUOH "NATURE'S SEED' SEE hlll)8ilrl8tute~.oom'SP@dM)'-68e!ICl'IJb-mlltlcoa&llll-.r.a~b-f'l'lll(I GENERAL. SEED MIX -.1AY VARY B\JT OENEfW.lY SHOULO INCLUDE: ~~ ~ f'eMUO:illm"-""IIIIGl'l'p'll,Sme'lltl~<! ..., ___ ,P<Jrmngllllu• l-111,._..IHIICoaSl~l>u.,., Artanlll■l>lfllonKillCaU<llllia.......-ull'I ~-.11 .. niloc;allll,:mo,Ow,v'lp;l\'!Ut CflM~i!l~,...,,~;.,e..ci.,..,.~oi)fi,wc,w, ~nu,~ntu,~W!'e 1 ALL SEED MATERIALS SH.AU BE fRA~5PORTED TO THE J06SITE ~ VNOPE~O CONTAINERS WITH: Tl-IE CAl.lFORNIA OEPARETMEN'T Of' fOOO ANO ACdUCUL TURE CERTlflCATlON TA/JATTACHEO TO, ()fl PRJHTEDON SAJDCONTAJNERS 2 NON-PHYTO-TOXIC l'tETilNO AOENTS MAY BE P.DDEO TO Tl-IE HVOROSEEO Sl~RY AT Tl-IE DISCRETION Of THE OOtfTRACTOR. eo.1m1■ 1>11t8fq:t-V1■: Chlnawhc1.11H MlmllU aurafflaaH.~ MluD'lrad mon...,fl<M., E~ ... <::UI~ ~h~ ~"•~~ \\tal~~ fnogonum r-:.-■n: Cal11Dm111 ou.:1<..i.~111 Sal.,. rrel6ltl11< 8llldl -IEncpt~lum a:.nlartltaum. Goi:kln,..,,,.... si.-p1n.;N.m tla!Lnl Blu■...,■d g••• E~i.i,ct,l~:C.l,C,t,4PO!»J SCIPlll'Uldi•• ~,-d.,gn,n STORM WATER QUALITY BMP LEGEND: EROSION CONTROi. BMPt ~ HYOROSE.EotNGC=::J TEMPORARY SEDIMENT CONTROL BMP!i. []El SILTFENCE ~ STREET SWEEPING & VACULPMING TRACKING CONTROL BMP• ~ STAA1L1zeo CONSrAuCTION eNTAANCE MATERIALS & WASTE MANAGEMEHT CONTROL BMPs ~ MATERJAl. O[U'YCR't' .-.,"10 STORAGE ~ 501.JDWASTE MANAGEMENT ~ CONCRETE WASTE MANAGEMENT ~ 5ANITARYISEPT1C WASTE MANAGEMENT CONCRETE WASHOUT STATE PARKS SPECIAL NOTE: PROJECTWll.L REPAIR AN IMPORTANT PUBLIC ACCESS POINT FOR. NORTHERN POR.110H OF SOLITH CARLSBAD STATE BEACH. PROJECT PROPONENT SliALL CONDUCT A PRE.CONSTRUCTION MEETING WfTH STATE PARKS STJ.f:f:' CIJI.TIJR"'J.. RESOURCES P.RE PRESEP-rT IN THE VtONITYOF' THE SITE. PROJECT MANAGER SHAU. FOLLOW RECOMMEt«>ATK>NSOF ASSOCIATE STA.TE PARK ARCHAELOGIST AND ARRANGE fOR CULTURAL RESOURCES ANO NA.TIVEl,.MERK;A~MONIJORINGAS F!EQUIRED PRIOR TO ISSUING A RIGHT OF CNTRY PERMIT, THE PFIOJECT IMtfAGER SHALL DEMONSTRATE TMAT THE REPAIRS W11.L NOT INCREASE THE BLUFF EROSK:IN otl THE ADJACENT STATE BEACH EIEYONOCURAENt EA05'0NAATES, N01E. 1FCIRAY\1"'Cl ISNOI FLU.SIZ£!1oU:lll) THEN REOLICf SCALE ACCORDING!. Y ' ORIGIJW.. SCALE ft INCHES FOR RCOLICED PLANS l890MLIRPHY CAHYONROAD SCOTE200 SAN DIEGO. CALIFORNIA 92123 (858)57:Ml900r,,, ..... , "' ~ -<( C I-tr. ~ "' ... < ::::, CJ ~ 0 c:i a, C < <( < a, a, "' "' ... ~ tr. ... < tr. CJ <( < CJ ~ ~ ~ w I- BMPPLAN C-10 1993 HISTORICAL PHOTOGRAPH DATE: 07/12 SCALE: NOSCALE Date: December 24, 2023 San Elijo State Beach ?date? 2003? \ r i ' l--i -- l -----!-'------SANDY BEACH l l i . : IOtFOQ WID -----rs"sFAi,Mm'.RWAYEAS£MENT : : PE!fD0C#2003-0f5~f29 I DATED 02/10/2003 , : I I I I I I I I I I I I I Ji I I ~------, ~-------Ll ---------- , ' ---------1,_.!.-1------- 40 FEET