HomeMy WebLinkAbout2025-09-17; Planning Commission; 01; BLVD Beach Commercial - New restaurant, retail, event and assembly spaceMeeting Date: 1
To:
Staff Contact:
Sept.17, 2025 Item
Planning Commission
Kyle Van Leeuwen, Senior Planner, 442-339-2611,
kyle.vanleeuwen@carlsbadca.gov
Subject: BLVD Beach Commercial - New restaurant, retail, event and assembly space.
Location: APN(s) 203-143-01-00 & 203-143-02-00 / District 1
Case Numbers: SDP 2024-0020 / CUP 2024-0010 / CDP 2024-0032 (DEV2024-0095)
Applicant/Representative: Applicant: Brendan Foote, Fabric Investments (619) 678-1074,
brendan@fabricinvestments.com
CEQA Determination: ☐Not a Project ☒ Exempt ☐ IS/ND or IS/MND ☐ EIR ☐ Other:
Permit Type(s): ☒SDP ☒ CUP ☒ CDP ☐ TM ☐ GPA ☐ REZ ☐ LCPA
☐Other:
CEQA Status: ☐Not a Project ☐ Exempt ☐ IS/ND or IS/MND ☐ EIR
☒Other: Streamlined Exemption, CEQA Guidelines §15183
Commission Action: ☐Decision ☒ Recommendation to City Council ☐ Informational (No Action)
Recommended Actions
That the Planning Commission ADOPT the Planning Commission Resolution (Exhibit 1) RECOMMENDING
APPROVAL of a CEQA exemption determination; and a Site Development Plan SDP2024-0020, Conditional Use
Permit CUP 2024-0010, and Coastal Development Permit CDP 2024-0032, based upon the findings and subject
to the conditions contained therein.
Existing Conditions & Project Description
Existing Setting
The subject site consists of two legal parcels totaling 0.51
acres developed with three small structures, generally
located on the southwest corner of Carlsbad Boulevard and
Beech Avenue (Exhibit 2). Topographically, the site is
generally flat, with elevations ranging from approximately
57 feet to 55 feet above mean sea level (MSL). The existing
structures on the site are oriented towards Carlsbad
Boulevard with parking behind, accessed from Beech
Avenue. The entire 2700 block of Carlsbad Boulevard,
including the subject site, is owned by St. Michael's by-the-
Sea Episcopal Church, with all other parcels containing
structures and uses associated with the church campus.
Public parking is allowed on both street frontages of the
site. Beach public access is provided from Ocean Street to
the east of the site via Beach Avenue.
Site Map
Sept. 17, 2025 Item #1 1 of 206
Table “A” below includes the General Plan designations, zoning and current land uses of the subject site and
surrounding properties.
TABLE A – SITE AND SURROUNDING LAND USE
Location General Plan
Designation Zoning Village & Barrio Master
Plan Land Use District Current Land Use
Site V-B Village Barrio V-B Hospitality (HOSP) Commercial/Office
North V-B V-B Village-Barrio Other (VBO) Public Park (Magee Park)
South V-B V-B (HOSP) Church/Recreation
East V-B V-B Village Center (VC) Multi-family Residential
West V-B V-B (HOSP) Mixed Use
(Commercial/Residential)
General Plan & Zoning Designation
Village & Barrio Master Plan District
Proposed Project
The applicant proposes to consolidate two legal parcels totaling 0.51 acres into one lot and develop an
approximately 18,606-square-foot, 42.5-foot-tall commercial structure consisting of three levels for commercial
use, including retail, restaurant, and event/assembly uses. The proposed building design consists of the
following:
• Level 1 (Ground Level)
The ground level will provide three tenant spaces (approximately 5,450 square feet), an outdoor
pedestrian plaza and seating area, and 10 surface parking spaces. Areas for restrooms, storage, trash,
and mechanical equipment will also be provided on the first floor, as well as elevator and stair access to
access upper levels. Vehicular access is provided from Beech Avenue, with primary pedestrian access
from Carlsbad Boulevard.
• Level 2
The second level provides space intended for use for events such as weddings, special occasion
gatherings and conferences. This includes a 5,191 interior assembly room and approximately 2,690
square feet outdoor terrace. A kitchen, office, storage room, and restrooms are also provided. The
second level is accessible via two elevators and three sets of stairs. The outdoor terrace includes areas
dedicated to landscaping along the terrace’s western edge.
Village Center Village-Barrio
Hospitality
Magee Park
Sept. 17, 2025 Item #1 2 of 206
• Level 3
Level 3 consists of an outdoor seating and bar service area of approximately 3,000, with additional
bathrooms, and a “Bridal Suite” and patio area of approximately 1,350 square feet to be used in
connection to the second level event space. Landscaping is also provided.
The proposed Project provides 10 surface level parking spaces. To address concerns of parking availability, the
Project requires the utilization of off-site parking lots and a flexible parking management plan to accommodate
guests of the proposed event space. The off-site parking lots include the parking lot immediately adjacent to the
west of the site, which provides 39 standard parking spaces, and the parking spaces at 2333 State St., which
provides 50 spaces. The Community Impact and Parking Report (Exhibit 5) provides a more detailed breakdown
of the parking management strategies to accommodate event space guests, including the use of valet parking to
maximize parking lot capacities in the off-site lots. In total, the parking management plan indicates up to 49
parking spaces would be available for smaller events and up to 120 parking spaces would be available with valet
services for events with up to 250 guests. Parking provided for all other uses in the project is compliant with
parking regulations consistent with Assembly AB 2097 limitations (Exhibit 8, Informational Bulletin IB-131 – AB
2097 Parking Requirements).
The building height of the proposed flat-roof structure is 43.5 feet, consistent with the 45-foot building height
limits for the Hospitality District. Exempted from building height are the roof parapets, extending five feet, and
an elevator tower extending 7.5 feet above, which are considered allowed protrusions above height limits and
are architecturally integrated into the design of the building.
Primary building materials consist of concrete with a variety of forming and finishes, aluminum storefront
systems incorporating tall glass doors and windows, and metal trellises and guardrails. Primary building colors
are presented in grays and earth tone hues. Beech Avenue is proposed to receive new curb, gutter, sidewalk,
and landscape improvements, with existing improvements, including existing mature street trees on Carlsbad
Boulevard being protected in place. Grading includes 457 cubic yards of cut, 469 cubic yards of fill and 12 cubic
yards of export. Project plans are attached to the staff report (Exhibits 9 & 10). The improvements and uses
described above are hereinafter referred to as “Project”.
Public Outreach & Comment
The Applicant completed the Early Public Notice procedures pursuant to City Council Policy No. 84
(Development Project Public Involvement Policy). A notice of project application was mailed on Jan. 31, 2025, to
all owners of property located within a 600-foot radius, and all occupants of property located within a 100-foot
radius of the Project site. The notice of project application was mailed to a total of 141 addresses. A two-foot-
tall by three-foot-wide yellow sign was posted at the Project site on Feb. 7, 2025, notifying all pass-by traffic of
the Project, which provides the project name, application numbers, description, as well as both applicant and
city staff contact information.
In addition to the above, the Applicant also completed the Enhanced Stakeholder Outreach Program pursuant to
City Council Policy No. 84 (Development Project Public Involvement Policy). The applicant created a dedicated
website, www.blvd-beach.com, which was announced with the notice of project application and provided an
easy way for those noticed to provide feedback or ask questions. The applicant also coordinated outreach
meetings with specific groups. This included a meeting with the HOA of the Villages by the Sea development
directly across Carlsbad Boulevard from the Project site and meetings with the Carlsbad Village Association, Visit
Carlsbad, and other local stakeholders.
The applicant has provided an Enhanced Public Engagement Report (Exhibit 6) that includes details on their
outreach efforts. Comments received included questions on type of events hosted, compliance with master plan
standards, number of persons at events, parking, and noise.
One comment was received by staff as a result of the early public notice. The comment received voiced
concerns over traffic, parking availability, and impacts from construction activity (Exhibit 10).
Sept. 17, 2025 Item #1 3 of 206
Response to Public Comment & Project Issues
The Community outreach report provided by the applicant showed that most people who commented on the
project were generally in support of the development. The Enhanced Public Engagement Report is provided as
Exhibit 6 and contains the applicants’ responses to the comments they received.
Traffic: The project will result in an additional 945 Average Daily Trips (ADT). The project is required to conduct
a Local Mobility Analysis (LMA, Level III) to evaluate the traffic conditions associated with the proposed project.
This analysis found that the project is not subject to additional management measures, and that level of service
will remain at acceptable levels with the implementation of the project.
Parking: Because the project is located within one-half mile of the Carlsbad Village Station, Government Code
section 65863.2 (Assembly Bill 2097) limits the number of commercial and residential parking spaces the city can
require for the project. The city may only require the project to include the electric vehicle (EV) supply
equipment installed parking spaces or parking spaces that are accessible to persons with disabilities (Americans
with Disabilities Act, ADA) that would have otherwise applied to the development if the code section did not
apply. The event space requires the approval of a Conditional Use Permit, and the applicant has provided a
parking management plan for the use that addresses the parking demand for the event space (Exhibit 5,
Community Impact and Parking Report).
Project Analysis
General Plan Consistency
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.
Village and Barrio Master Plan and Municipal Code Consistency
The City of Carlsbad Municipal Code, most notably Tile 21 Zoning Code, includes requirements and provisions
that guide development and land use within the city, consistent with the General Plan. Specific compliance with
these relevant requirements is described in Exhibit 3.
Local Coastal Program Consistency
The Project site is in the Coastal Zone and requires a Coastal Development Permit. The Project complies with the
Local Coastal Program, including all goals and policies of the General Plan and all zoning code standards, as
referenced above.
Discretionary Actions & Findings
The proposed Project requires approval of certain permit types, each of which is discussed below:
Site Development Plan (SDP 2024-0020)
Pursuant to Section 6.3.3 of the Village & Barrio Master Plan, approval of a Site Development Plan is required for
the construction of buildings over 5,000 square feet or projects with more than four dwelling units. Staff finds
that the required findings for this application can be met (Exhibit 3).
Conditional Use Permit (CUP 2024-0010)
The Hospitality District of the Village and Barrio Master Plan allows for multiple uses, either as permitted uses or
those which require approval of a Conditional Use Permit (CUP), as listed in Table 2-1 of the master plan.
Although “Event Center” is not a use listed in Table 2-1, Section 2.3 of the Master Plan allows uses that are
similar to those listed in Table 2-1 to be allowed as long as that it also is not a prohibited use. The event center
use is similar in impact to other uses requiring approval of a CUP, such as a cinema, theater, place of worship, or
Sept. 17, 2025 Item #1 4 of 206
quasi-public use and is not a prohibited use; and as such the City Council can authorize the event center use with
the approval of a Conditional Use Permit.
Analyses provided for the CUP are mainly focused on the proposed event center, as all other uses withing the
Project are allowed uses per Table 2-1. Appropriate conditions pertaining to parking, hours of operation, and
noise are included with the proposed resolution (Exhibit 1). Staff finds that the required findings for the CUP
application can be met as described in Exhibit 3.
Coastal Development Permit (CDP 2024-0032)
Approval of a Coastal Development Permit is required because the Project site is located within the Village Area
Segment of the Coastal Zone. Staff finds that the required findings for this application can be met as described in
Exhibit 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 a recommendation to the City Council.
The Project site is not located with the appeals jurisdiction of the California Coastal Commission.
Environmental Review
In accordance with the California Environmental Quality Act (CEQA) and CEQA Guidelines, an Environmental
Impact Report (EIR, SCH# 2011011004)) and Supplemental Environmental Impact Report (SCH# 2022090339) was
composed and was the whole of the analysis certified for implementing the city’s General Plan, including
designations applied within the Village and Barrio Master Plan that allows a mix of uses through site-specific
discretionary actions.
Pursuant to CEQA Guidelines Section 15183, the BLVD Beach Commercial Project (SDP 2024-0010, CUP 2024-
0010, and CDP 2024-0032) is within the development density established by the existing code, community plans,
general plan policies and no project specific impacts have been identified which are peculiar to the Project or its
site. The effects of the Project were examined in the EIR, and all feasible mitigation measures adequately
address the anticipated adverse effects of the Project, and therefore there is no need for the additional
preparation of a subsequent, supplemental or addenda document. The full analysis is included as Exhibit 7. Refer
to the attached resolution for additional support and justification (Exhibit 1).
Conclusion
Considering the information above and in the referenced attachments, staff has found that the proposed Project
can be found consistent with all applicable policies of the General Plan, Village and Barrio Master Plan, and the
provisions of the Municipal Code and Local Facility Management Zone 1. All required public improvements and
utilities are available to serve the proposed development. In addition, there are no environmental issues
associated with the Project.
The attached Resolution includes specific conditions of approval applicable to the proposed operation of the
event space within the Project in a mixed-use urban environment. The project site does allow for the
development of up to 11 residential units (24 units with use of state density bonus). This project does not
propose residential units, and as a nonresidential project, there are no waivers or incentives to development
standards allowed or proposed. The Project would be required to comply with all applicable California Building
Standards Codes and engineering standards through the standard building permit and civil improvement plan
checking process. Staff recommends the Planning Commission adopt the resolution and recommend approval of
the proposed Project described in this staff report to City Council.
Sept. 17, 2025 Item #1 5 of 206
Exhibits
1. Planning Commission Resolution
2. Location Map
3. Project Analysis
4. Disclosure Statement
5. Community Impact and Parking Report
6. Enhanced Public Engagement
7. CEQA 15183 Determination
8. Informational Bulletin IB-131 – AB 2097 Parking Requirements
9. Reduced Project Exhibits (Full Size Project Exhibits “A” – “EEE” date Sept. 17, 2025 on file in the Planning
Division)
10. Public Comments
11. List of Acronyms and Abbreviations
Sept. 17, 2025 Item #1 6 of 206
Exhibit 1
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD,
CALIFORNIA, RECOMMENDING APPROVAL OF SITE DEVELOPMENT PLAN,
CONDITIONAL USE PERMIT, AND COASTAL DEVELOPMENT PERMIT TO
DEMOLISH THREE EXISTING ONE-STORY BUILDINGS, THE CONSOLODE TWO
LEGAL PARCELS TOTALING 0.51 ACRES INTO ONE LOT AND DEVELOP A
18,606-SQUARE-FOOT, 42.5-FOOT-TALL COMMERCIAL STRUCTURE
CONSISTING OF THREE LEVELS, WITH THE FIRST LEVEL TO INCLUDE
RESTAURANT AND RETAIL SPACE, THE SECOND LEVEL TO INCLUDE AN EVENT
AND ASSEMBLY SPACE, KITCHEN, AND TERRACE, AND A THIRD LEVEL WITH
OUTDOOR SEATING AREAS, BAR SERVICE AREA, AND BRIDAL SUITE, AND 10
SURFACE-LEVEL PARKING SPACES, AND A REQUEST TO UTILIZE OFF-STIE
PARKING LOTS TO ACCOMMODATE EVENT SPACE GUESTS, ON PROPERTY
GENRALLY LOCATED ON THE SOUTHWEST CORNER OF CARLSBAD
BOULEVEARD AND BEECH AVENUE (ASSESSOR PARCEL NUMBERS 203-143-
01-00 & 203-143-02-00) IN THE NORTHWEST QUADRANT OF THE CITY, THE
HOSPITALITY DISTRICT OF THE VILLAGE & BARRIO MASTER PLAN, AND
LOCAL FACILITIES MANAGEMENT ZONE 1.
CASE NAME: BLVD BEACH COMMERCIAL
CASE NO.: SDP 2024-0020/CUP 2024-0010/CDP 2024-0032
(DEV2024-0095)
WHEREAS, Fabric 2775 Partners, LLC, “Developer,” has filed a verified application with the City of
Carlsbad regarding property owned by The Parish of St. Michaels-by-the-Sea Episcopal Church, “Owner,”
described as
ALL THAT PORTION OF BLOCK 6 IN THE TOWN OF CARLSBAD, COUNTY OF
SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO THE MAP THEREOF
NO. 535, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO
COUNTY, MAY 2, 1888.
(“the Property”); and
WHEREAS, said verified application constitutes a request for a Site Development Plan, Conditional
Use Permit, and Coastal Development Permit as shown on Exhibit(s) “A” - “EEE” dated Sep 17, 2025, on
file in the Planning Division, SDP 2024-0020/CUP 2024-0010/CDP 2024-0032 (DEV2024-0095) – BLVD
BEACH COMMERCIAL as provided by Chapters 21.06, 21.42, 21.35, and 21.201 of the Carlsbad Municipal
Code, and the Village & Barrio Master Plan; and
WHEREAS, the Planning Commission did, on Sept. 17, 2025, hold a duly noticed public hearing as
prescribed by law to consider said; and
PLANNING COMMISSI ON RESOLUTION NO. 7550
Sept. 17, 2025 Item #1 7 of 206
WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if
any, of all persons desiring to be heard, said Commission considered all factors relating to the Site
Development Plan and Coastal Development Permit; and
WHEREAS, an Environmental Impact Report (EIR 13-02; State Clearinghouse No. 2011011004)
and Supplemental Environmental Impact Report (EIR 2022-0007; State Clearinghouse No.2022090339)
were prepared and certified by the City Council on Sept. 22, 2015 & Jan. 30, 2024, respectively, for the
2015 General Plan Update and amendments to the General Plan, Zoning Ordinance, the Local Coastal
Program, and Various Master and Specific Plans (“General Plan EIRs”); and
WHEREAS, pursuant to the California Environmental Quality Act, (CEQA, Public Resources Code
section 21000 et. seq.), and its implementing regulations (the State CEQA Guidelines), Section 15183
provides a specific CEQA review process for qualifying projects that are consistent with a community plan
or zoning. State CEQA Guidelines Section 15183 (Public Resources Code Section 21083.3), provides that
projects which are consistent with a Community Plan, General Plan, or Zoning for which an EIR has been
certified “shall not require additional environmental review, except as might be necessary to examine
whether there are project-specific significant effects which are peculiar to the project or its site;” and
WHEREAS, there are no “project specific significant effects which are peculiar to the project or
site” pursuant to CEQA Guidelines Section 15183 and the potential environmental effects of the project
were adequately analyzed by the previously-certified General Plan EIRs. Therefore, the previously-
certified General Plan EIRs are adequate without modification and no additional environmental review is
required; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if
any, of all persons desiring to be heard, said Commission considered all factors relating to the Site
Development Plan, Conditional Use Permit, and Coastal Development Permit; and
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad
as follows:
Sept. 17, 2025 Item #1 8 of 206
A) That the foregoing recitations are true and correct.
B) No potential new impacts related to the Project have been identified that would
necessitate further environmental review beyond the impacts and issues already
disclosed and analyzed in the General Plan EIRs. No other special circumstances exist
that would create a reasonable possibility that the Project will have a significant adverse
effect on the environment. Therefore, the prior EIRs are sufficient to support the
proposed action and pursuant to State CEQA Guidelines Section 15183, no further
environmental review is required.
C) That based on the evidence presented at the public hearing, the Planning Commission
RECOMMENDS APPROVAL OF SDP 2024-0020/CUP 2024-0010/CDP 2024-0032
(DEV2024-0095) – BLVD BEACH COMMERCIAL, based on the following findings and
subject to the following conditions:
Findings:
Site Development Plan, SDP 2024-0020
1. That the proposed development or use is consistent with the General Plan and any applicable
master plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the
Carlsbad Municipal Code, and all other applicable provisions of this code, in that the project
proposes the demolition of three existing single-story structures, and in its place the
construction of a new 18,606-square-foot, three-story, 42.5-foot-tall, commercial building with outdoor pedestrian and seating areas on the ground floor and second and third story terraces,
10 ground-level parking spaces, all on a 0.51 acre infill site located at 2715, 2721, and 2729
Carlsbad Blvd., within the Hospitality (HOSP) District of the Village & Barrio Master Plan. The
proposed uses of the structure include retail, restaurants, and event center/public assembly
uses. Retail and restaurant uses are allowed by right within the HOSP District, and the event
center/public assembly use is similar to those uses allowed within the HOSP District with the
approval of a conditional use permit (CUP 2024-0010). The project is consistent with the various
elements and objectives of the Village (V) General Plan Land Use designation and the Village &
Barrio Master Plan as discussed in the findings below and in the project staff report dated Sept.
17, 2025, incorporated by reference.
2. That the requested development or use is properly related to the site, surroundings and
environmental settings, will not be detrimental to existing development or uses or to
development or uses specifically permitted in the area in which the proposed development or use
is to be located, and will not adversely impact the site, surroundings or traffic circulation, in that
the proposed 18,606-square-foot, three story, 42.5-foot-tall, commercial building is located
within the Hospitality (HOSP) District of the Village & Barrio Master Plan. The project will not
be detrimental to existing uses or to uses specifically permitted in the area in which the use is
located in that retail and restaurant uses are allowed by right within the HOSP District, and the
event center/public assembly use is similar to those uses allowed within the HOSP District with
the approval of a conditional use permit (CUP 2024-0010). The properties surrounding the Site
to the south and west are designated for HOSP uses under the VBMP. The property located to
the north across Beech Avenue is designated as Village Barrio Other and is developed as an
urban park. The properties to the east of the Site, across Carlsbad Boulevard, are designated as
Village General (VG) District of the Village and Barrio Master Plan. The project site is
Sept. 17, 2025 Item #1 9 of 206
immediately surrounded by urban uses, including Magee Park, the St. Michaels-by-the-Sea
church campus to the west and south, and a three-story residential and commercial mixed-use
development across Carlsbad Boulevard to the east. However, the greater surrounding
neighborhood provides a mixture of commercial, residential, educational, and quasi-public uses
including hotels and a shopping center to the south of the site. The commercial project is
estimated to generate 1,065 average daily trips (ADT) which is an increase of 945 average daily
trips from the existing medical office use. However, the vehicle level of service (LOS) on Carlsbad
Boulevard and Beech Avenue will not be significantly impacted by the increase in ADT.
Pedestrian and bicycle LOS was evaluated and was found to be adequate. Pursuant to Assembly
Bill 2097 (AB 2097), the city is prohibited from requiring parking for projects located within one-
half mile of a major transit stop. The project is located approximately 0.13 miles from the
Carlsbad Village Train Station, and therefore only parking spaces for electric vehicle (EV) supply
equipment installed parking spaces or parking spaces that are accessible to persons with
disabilities can be required. The project proposes providing a total of ten on-site (EV) and
accessible spaces, with additional EV improvements to the shared parking lot to the west (2775
Carlsbad Blvd.) to fulfill the total of EV space requirement. The shared/leased parking
arrangement proposed to accommodate the parking needs for the event center is consistent
with Village and Barrio Master Plan goals and policies (1.5.2 (B)(4)) to maximize the efficient
use of existing off-street parking
3. That the site for the intended development or use is adequate in size and shape to accommodate
the use, in that the project consists of the demolition of three existing single-story structures,
and in its place the construction of a new 18,606-square-foot, three story, 42.5-foot-tall,
commercial building with outdoor pedestrian and seating areas on the ground floor and second and third story terraces, and ten parking space, all on a 0.51 acre infill site located at 2715, 2721,
and 2729 Carlsbad Blvd., within the Hospitality (HOSP) District of the Village & Barrio Master
Plan. Retail and restaurant use are uses allowed by right within the HOSP District, and the event
center/public assembly use is similar to those uses allowed within the HOSP District with the
approval of a conditional use permit (CUP 2024-0010). The project proposed a lot coverage of
65%, which is compliant with the Hospitality District 80% maximum lot coverage standard, and
is compliant with setback and height standards of the Hospitality District.
4. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the
requested development or use to existing or permitted future development or use in the
neighborhood will be provided and maintained, in that the project complies with all applicable
development standards (i.e. setbacks, lot coverage, and height restrictions) of the Hospitality
District and the Village & Barrio Master Plan. The architecture of the building is compatible
with the surrounding commercial development and the existing St. Michaels-by-the-Sea
church campus. Landscaping along the street frontages will be provided consistent with the
requirements of the city’s Landscape Manual and the Village & Barrio Master Plan.
5. That the street systems serving the proposed development or use is adequate to properly handle
all traffic generated by the proposed use, in that the proposed project is considered a corner lot
as it has two primary street frontages, Carlsbad Boulevard to the east, and Beech Avenue to the
north. The Grand Avenue segment between Jefferson Street and Hope Avenue has a Village
Street typology. The Carlsbad Boulevard segment between Beech Avenue and Christiansen Way
has an Identity Street typology, and the Beech Avenue segment between Garfield Street and
Carlsbad Boulevard has a Village Street typology. The project is estimated to generate 1,065
daily trips, which is a net increase of 945 trips compared to the trips the existing buildings are
Sept. 17, 2025 Item #1 10 of 206
estimated to generate. The vehicle level of service (LOS) on Carlsbad Boulevard and Beech
Avenue will not be significantly impacted by the increase in ADT. The project site is also located
within 0.13 miles of the Carlsbad Village major transit station which provides bus, train, and
Coaster service on a daily basis. In addition, the Developer will be required to pay traffic impact
fees in accordance with Carlsbad Municipal Code Section 18.42 prior to issuance of building
permits that will go towards future road improvements.
Conditional Use Permit, CUP 2024-0010
6. That the requested use is necessary or desirable for the development of the community, is in
harmony with the various elements and objectives of the general plan, including the Village and
Barrio Master Plan (VBMP), in that the proposal to operate an event center/public assembly
space will enhance the village as a community focal point with high quality shopping, dining and
entertainment, will support a dynamic mix of uses and facilities including new, inviting public
spaces and will contribute toward the goal of maintaining and enhancing the Village as a center
for residents and visitors with commercial, cultural and entertainment activities. Furthermore,
the event center is consistent with the goal of providing a variety of uses that attract visitors
and residents from across the community by creating a lively, interesting social environment in
the Village. The project supports walkability and mobility by locating residential and
commercial land uses. Additionally, the proposed project is located 0.15 miles from the
Carlsbad Village Transit Station, which provides rail and bus service throughout the day.
7. That the requested use is not detrimental to existing uses or to uses specifically permitted in the
zone in which the proposed use is to be located in that the Hospitality (HOSP) District of the Village and Barrio Master Plan (VBMP) allows for a variety of permitted and conditionally-
permitted uses, including uses similar to those uses allowed within the HOSP District with the
approval of a conditional use permit such as Cinema, Theater, Place of Worship, and Quasi-
public uses. The surrounding properties are also located within the VBMP and include uses such
as restaurants, retail, residences, an urban park and a church campus. The event center/public
assembly use will not be detrimental to the existing uses or uses specifically permitted in the
VBMP because the use will be conditioned to limit the hours of operation of the use, limit the
impact of noise impacts, and be conditioned to utilize parking management strategies proposed
by the applicant, which includes the use of off-site parking lots, valet service to maximize the
capacity of those lots, and shuttle services to off-site parking lots. The shared/leased parking
arrangement proposed to accommodate the parking needs for the event center is consistent
with Village and Barrio Master Plan goals and policies (1.5.2 (B)(4)) to maximize the efficient
use of existing off-street parking. Given the variety of the surrounding land uses and the
conditions of approval included in this resolution, the operation of an event center/public
assembly use within the proposed building will not be detrimental to existing uses or uses
permitted in the VBMP.
8. That the site for the proposed conditional use is adequate in size and shape to accommodate the
yards, setbacks, walls, fences, parking, loading facilities, buffer areas, landscaping and other
development features prescribed in this code and required by the City Planner, planning
commission or City Council, in order to integrate the use with other uses in the neighborhood, in
that the project can be fit within the proposed development area without the need for any
development standard modifications. Furthermore, to ensure compatibility of the project with
the surrounding community, the project has been designed to incorporate all of the required
development standards of the Village and Barrio Master Plan (VBMP) and Hospitality (HOSP)
Sept. 17, 2025 Item #1 11 of 206
District: and the setbacks and massing of the proposed structure lessen impacts to coastal views
and sight corridors while the landscaping proposed by the project will visually enhance the
surrounding public streets and areas within the site including upper-story terraces of the
building.
9. That the street system serving the proposed use is adequate to properly handle all traffic
generated by the proposed use, in that the project will take access from Beech Avenue, just west
of the intersection with Carlsbad Boulevard. The existing street system is designed to
adequately handle the 1,065 Average Daily Trips (ADT) generated by the project and no
additional improvements are required. The project also proposes utilizing valet parking for
larger events, which will ensure that incoming visitors to the event center do not impact street
traffic as they reach the site. New curb, gutter, sidewalks, and landscaping along the Beech
Avenue street frontage, including expanding the sidewalk width along Beech Street.
Coastal Development Permit, CDP 2024-0032
10. That the proposed development is in conformance with the Village Area Segment of the Certified
Local Coastal Program (LCP) and all applicable policies, in that the Local Coastal Program (LCP)
Land Use designation for the property is Village Barrio (V-B); and the LCP Zoning designation is
Village Barrio (V-B) consistent with both the city’s General Plan Land Use and Zoning
designations. The Village and Barrio Master Plan implements the V-B land use designation.
Retail and restaurant uses are allowed by right within the HOSP District of the Village and Barrio
Master Plan, and the event center/public assembly use is similar to those uses allowed within
the HOSP District with the approval of a conditional use permit (CUP 2024-0010).
11. The proposal is in conformity with the public access and recreation policies of Chapter 3 of the
Coastal Act in that the property is not located adjacent to the shoreline. Therefore, the three-
story commercial project will not interfere with the public’s right to physical access to the ocean
and, furthermore, the site is not suited for water-oriented recreation activities.
12. That the project is consistent with the provisions of the Coastal Resource Protection Overlay Zone
(Chapter 21.203 of the Zoning Ordinance) in that the three-story commercial 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
runoff, pollutants, and soil erosion. No undevelopable steep slopes and the previously graded
site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods,
or liquefaction. The is no riparian habitat within the site. Therefore, there will be no impacts to
native habitat.
General
13. 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 Sep.
17, 2025 including, but not limited to the following:
a. Land Use & Community Design, Goal 2-G.2 – The proposed project includes a request to
demolish three single-story buildings and construct a new 18,606-square-foot, 42.5-foot-
tall commercial structure compliant with the Village & Barrio Master Plan. The site can be
Sept. 17, 2025 Item #1 12 of 206
adequately served by existing utilities and is convenient to public transit including bus stops
and the Carlsbad Village Train Station all located within 0.25 miles from the project site.
b. Land Use & Community Design, Goal 2-G.3 – This commercial project is proposed on a
developed site in an area of urban development. The project will provide the city and region
with new opportunities to access retail, restaurant, and event space. Properties within the
vicinity of the project site consist of a mixture of residential, commercial, public, and quasi-
public uses as permitted within the Hospitality and Village Center District of the Village and
Bario Master Plan.
c. Land Use & Community Design, Goal 2-G.17 – The three-story, 42.5-foot-tall, 18,606-square-
foot commercial building is proposed on a 0.51-acre lot in the Village and Barrio Master Plan
area. The site is surrounded on all sides by urban development and uses, including a three-
story, commercial and residential mixed use building the east which measures
approximately 39 feet tall. Other three story residential, hotel and mixed-use building are
located south on Carlsbad Boulevard in this area of the Village.
d. Land Use & Community Design, Goal 2-G.30 – The proposal to construct a 18,606-square-
foot commercial building would enhance the vitality of the Village by providing new
opportunities for gatherings and activities as well as new spaces for restaurants and retail
shops. The project would provide a variety of opportunities for creating lively, interesting
social environments. The project’s proximity to existing bus routes and other mass transit
including the Village Station helps to further the goal of providing new economic
development near transportation corridors.
e. Mobility, Goal 3-G.3 – The proposed project has been designed to meet circulation
requirements, which include maintaining or enhancing frontage improvements consisting
of new curb, gutter, sidewalks, and landscaping along Beech Avenue. The proposed project
is located less than one-quarter mile from the Carlsbad Village train station, which provides
rail and bus service throughout the day.
f. Public Safety, Goal 6-G.1 – The proposed project is not located in any Very High Fire Severity
Zone, Flood Zones, or Earthquake Fault Zones. The proposed structural improvements
would be required to meet all seismic design standards at the time of building permit in
accordance with the California Building Code. The Fire Department has approved the
proposed conceptual building design with fire sprinklers included throughout the building
per the National Fire Protection Association (NFPA) standards. Therefore, the proposed
project is consistent with the applicable fire safety requirements.
g. Public Safety, Policy 6-P.6 – The project has been conditioned to develop and implement a
program of “best management practices” for the elimination and reduction of pollutants
which enter and/or are transported within storm drainage facilities.
h. Public Safety, Policy 6-P.34 – The project is required to comply with all Building and Fire
codes to ensure that fire protection standards are met by the proposed structures.
Therefore, the proposed project is consistent with the applicable fire safety requirements.
i. Public Safety, Policy 6-P.39 – The project is required to construct or pay applicable fees for
necessary improvements, public utilities, and facilities in accordance with Growth
Sept. 17, 2025 Item #1 13 of 206
Management requirements; Fire Station No. 1 is located within emergency response
timeframes; and the project will not affect the city’s ability to implement its Emergency
Operations Plan.
j. Sustainability, Policy 9-P.1 – The project implements and is consistent with measures
identified in the Climate Action Plan (CAP) through the provision of renewable energy
generation (photovoltaic systems), energy conservation (Green Building Code), and by
accommodating Zero-Emission vehicles and other greenhouse gas reduction measures and
features. At building permit, the project will also be reviewed for compliance with the CAP
ordinances.
10. The project is consistent with the Citywide Facilities and Improvements Plan, the Local Facilities
Management Plan for Zone 1 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 Public Facility fee is required to be paid by Council Policy No. 17 and will be collected prior
to the issuance of building permit.
b. The Local Facilities Management fee for Zone 1 is required by Carlsbad Municipal Code
Section 21.90.050 and will be collected prior to issuance of building permit.
11. The project has been conditioned to pay any increase in public facility fee, or new construction
tax, or development fees, and has agreed to abide by any additional requirements established by
a Local Facilities Management Plan prepared pursuant to Chapter 21.90 of the Carlsbad Municipal
Code. This will ensure continued availability of public facilities and will mitigate any cumulative
impacts created by the project.
12. This project has been conditioned to comply with any requirement approved as part of the Local
Facilities Management Plan for Zone 1.
13. That all necessary public facilities required by the Growth Management Ordinance will be
constructed or are guaranteed to be constructed concurrently with the need for them created by
this project and in compliance with adopted city standards.
14. That the project is consistent with the city’s Landscape Manual and Water Efficient Landscape
Ordinance (Carlsbad Municipal Code Chapter 18.50).
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 specifically stated in the condition, all of the following conditions, upon the approval of
Sept. 17, 2025 Item #1 14 of 206
this proposed development, must be met prior to approval of the building or grading permit
whichever occurs first. All references to the “Site Plan” reference the project plans dated Sep.
17, 2025, attached as Exhibits 9 and 10 of the Planning Commission Staff Report dated Sep. 17,
2025.
1. 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 Site Development Plan,
Conditional Use Permit, and Coastal Development Permit.
2. Staff is authorized and directed to make, or require the Developer to make, all corrections and
modifications to the Site Development Plan, Conditional Use Permit, and Coastal Development
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.
3. Developer shall comply with all applicable provisions of federal, state, and local laws and
regulations in effect at the time of building permit issuance.
4. 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 §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.
5. 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 Site Development Plan, Conditional Use Permit, and
Coastal Development 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 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.
6. 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 (Project Site Plan
or other), 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.
Sept. 17, 2025 Item #1 15 of 206
7. This project shall comply with all conditions and mitigation measures which are required as part
of the Zone 1 Local Facilities Management Plan and any amendments made to that Plan prior to
the issuance of building permits.
8. This approval shall become null and void if building or grading permits are not issued for this
project within 24 months from the date of project approval.
9. 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.
10. Developer shall pay the Citywide Public Facilities Fee imposed by City Council Policy #17, the
License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFD
#1 special tax (if applicable), 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 1
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.
11. Prior to 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 Site Development Plan,
Conditional Use Permit, and Coastal Development Permit 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.
12. Prior to issuance of grading permit(s), 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 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.
13. 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.
14. Prior to issuance of grading and building permits, Developer shall list the following condition on
all grading and building permit construction plans. Construction activities shall take place during
the permitted time and day per Carlsbad Municipal Code Chapter 8.48. Developer shall ensure
Sept. 17, 2025 Item #1 16 of 206
that construction activities for the proposed project are limited to the hours from 7:00 a.m. to
6:00 p.m. Monday through Friday, and 8:00 a.m. to 6:00 p.m. on Saturdays; no work shall be
conducted on Sundays or on federal holidays.
15. All roof appurtenances, including air conditioners, shall be architecturally integrated and
concealed from view and the sound buffered from adjacent properties and streets, in substance
as provided in Building Department Policy No. 80-6, to the satisfaction of the City Planner and
Building Official.
16. No outdoor storage of materials shall occur onsite unless required by the Fire Chief. When so
required, the Developer shall submit and obtain approval of the Fire Chief and the City Planner of
an Outdoor Storage Plan, and thereafter comply with the approved plan.
17. Developer shall submit and obtain City Planner approval of an exterior lighting plan including
parking areas. All lighting shall be designed to reflect downward and avoid any impacts on
adjacent homes or property.
18. At all times, the Owner, Developer, or Operator shall comply with the following conditions
applicable to the event center’s parking facilities:
a. The project is required to provide Electric Vehicle (EV) parking and Americans with
Disabilities Act (ADA) parking in compliance with the California Building Code (CBC) and
California Green Building Standards Codes. These spaces shall be provided on site, or
within the adjacent parking lot to the west (2775 Carlsbad Blvd.) with a recorded shared parking agreement to utilize the adjacent parking lot (See Condition #18-g). The
required amount of EV and ADA parking provided is to be based on the parking
requirement of 90 total parking spaces. Should the required EV or ADA parking be
constructed off-site on the adjacent parking lot (2775 Carlsbad Blvd.), for the purpose
of compliance with California Building Code, the properties shall be combined and held
as one parcel by a lot tie agreement or adjustment plat or otherwise be linked through
a consent agreement to the satisfaction of the Building Official and City Planner.
b. Parking facilities that provide valet services shall provide at least one passenger drop-
off and loading zone complying with Section 11B-503.
c. The total number of guests attending an event, such as a wedding, birthday party,
anniversary party, retirement party or similar event held on the second floor and or
third floor of the structure shall not exceed 250 guests.
d. On-site and off-site parking shall substantially comply with the parking plan as shown
in the Community Impact and Parking Report included in Exhibit 5 of the staff report.
This includes the use of the adjacent parking lot (2775 Carlsbad Blvd.) for any event that
accommodates up to 100 guests, the use of the adjacent parking lot (2775 Carlsbad
Blvd., Condition 18(g)), with a valet service for events between 101 and 150 guests, and
the use of the adjacent parking lot (2775 Carlsbad Blvd.) and the parking lot at 2333
State Street (Condition 18(f)) with either a shuttle service or valet service for events
between 151 and 250 guests.
Sept. 17, 2025 Item #1 17 of 206
e. In order to encourage event guests to utilize remote parking locations and valet or
shuttle parking services, parking services are to be provided by a fee of no more than
$5.00 per vehicle. Any additional operating costs of the valet service and related
expenses shall be borne by the Owner, Developer, or Operator, or entity hosting the
event. This condition shall not be construed to prohibit gratuities provided to the valet
drivers. Cash and vehicle keys must be protected by a valet key box or stored inside
a lockable valet podium. The valet fee may be raised, subject to approval by the City
Planner, in response to submitted economic data that validates general yearly price
increases for the county or region.
f. The Owner, Developer, or Operator or entity hosting the event shall obtain and secure
general liability insurance, “garage keepers” legal liability insurance, and workmen’s
compensation insurance (min. as required by state law).
g. Prior to the issuance of building permits, the owner or designee shall submit for review,
and shall obtain the approval of the City Attorney or designee for, a shared parking
agreement between the event center Owner, Developer, or Operator and the owner of the St. Michaels-by-the-Sea Episcopal Church (referred to as adjacent parking lot)
located at 2775 Carlsbad Blvd., for the exclusive use of no less than 39 parking spaces
in the parking lot accessed from Beech Avenue, during the following hours: 12:00 p.m.
(noon) to 1:00 a.m., exclusive of, Palm Sunday through Easter Sunday, Christmas, and
Christmas Eve, or as otherwise determined by the City Planner or designee. The shared
parking agreement shall restrict the use of the land on which the off-site parking is
located for the duration of the use for which that parking is provided. Following approval of the agreement by the City Attorney or designee, the owner or designee shall
have the parking agreement filed with the office of the San Diego County Recorder;
prior to the issuance of the first permit, the owner or designee shall furnish a copy of
the recorded agreement to the Community Development Department.
h. Prior to any event held on the project site that accommodates over 150 guests, the
owner or designee shall submit for review, and shall obtain the approval of the City
Attorney or designee for, a shared parking agreement between the event center Owner,
Developer, or Operator and the owner of The Reserve office building at 2333 State
Street, for the exclusive use of no less than 40 parking spaces in the parking lot accessed
from State Street, during the following hours: 12:00 p.m. to 1:00 am Saturday and
Sunday, and between 6:00 pm and 1:00 am Monday through Friday or as otherwise
determined by the City Planner or designee. The shared parking agreement shall restrict
the use of the land on which the off-site parking is located for the duration of the use
for which that parking is provided. Following approval of the agreement by the City
Attorney or designee, the owner or designee shall have the parking agreement filed
with the office of the San Diego County Recorder; prior to any event held on the project
site that accommodates over 150 guests, the owner or designee shall furnish a copy of
the recorded agreement to the Community Development Department. Events that have
an attendance capacity of between 151 and 250 guests shall not take place outside the
hours that The Reserve parking lot is available for use by the event center. If a parking
agreement cannot be reached or is later rescinded by the property owner of The
Reserve office building at 2333 State Street, then the event center shall be limited to
150 guests.
Sept. 17, 2025 Item #1 18 of 206
19. The event center shall obtain and maintain approval of an Entertainment License, as defined
and required by Chapter 8.09 of the Carlsbad Municipal Code. If there is a conflict between the
standards of Chapter 8.09 and the operational standards established by the conditions of this
resolution, the standards of this resolution shall prevail.
20. At all times, the Owner, Developer, or Operator shall comply with the following conditions
applicable to noise:
a. Any noise created from the event center shall not exceed 75 maximum level, dB; or a
55 hourly Leq, dB during daytime hours (from 7 a.m. to 10 p.m.). Nighttime noise (10
p.m. to 7 a.m.) is restricted to 65.0 maximum level, dB; or 45 hourly Leq. Each of the
noise levels shall be lowered by 5 dB for simple tone noises, noises consisting of
primarily speech or music, or for recurring impulsive noises. These standards apply to
the noise sources themselves, as measured at the edge of the property line of the
source/sensitive use.
b. A noise report from the operator shall be provided to the City Planner within three
months of the first event confirming that noise created by the use after 10:00 p.m. is
compliant with this requirement. If compliance has not been shown to the satisfaction
of the City Planner, all amplified sound associated with the use shall end at 10:00 pm
from that date on.
c. For any event type that has amplified equipment, the Owner, Developer, or Operator
or entity hosting the event shall designate a single point of contact for noise management, to check compliance with noise limits, and to assess the impact of noise
sources and what controls are needed.
d. To the extent feasible, employ sound limiters that automatically cut audio if it exceeds
noise limit thresholds.
e. Event center activities shall conclude no later than 12:00 a.m. (midnight) Friday and
Saturday, and 11:00 p.m. Sunday through Thursday, except for events held on New
Year’s Eve which shall conclude no later than 1:00 am. The Owner, Developer, or
Operator or entity hosting the event shall wrap up amplified sound before quiet hours
begin.
f. In order to keep noise levels down, position sound equipment away from windows. All
exterior doors and windows shall be closed no later than 10:00 p.m. until the conclusion
of the event taking place.
21. The operation of the third-level seating and bar service area shall only operate in connection to
the event center/public assembly use or in direct association with a restaurant use operating
on site and consistent with the Village and Barrio Master Plan definition of “Restaurant”. This
resolution does not authorize or allow for a Bar or Cocktail Lounge use of this area, which is not
part of a restaurant or other approved use, per the Village and Barrio “Expressly Prohibited
Uses” or Table 2-1.
22. Prior to issuance of a grading permit or the commencement of any ground-disturbing activities,
whichever occurs first, Developer shall:
Sept. 17, 2025 Item #1 19 of 206
a. Retain the services of a qualified archaeologist who shall be on-site to monitor ground
disturbing activities. In the event cultural resource material is encountered, the
archaeologist is empowered to temporarily divert or halt grading to allow for
coordination with the Luiseno Native American monitor and to determine the
significance of the discovery. The archaeologist shall follow all standard procedures for
cultural resource materials that are not Tribal Cultural Resources, in accordance with
applicable laws and regulations including but not limited to the Carlsbad Tribal, Cultural
and Paleontological Resources Guidelines (2017).
b. Enter into a Pre-Excavation Agreement, otherwise known as a Tribal Cultural Resources
Treatment and Tribal Monitoring Agreement, with the San Luis Rey Band of Mission
Indians or other Luiseno Native American tribe that meets all standard requirements of
the tribe for such Agreements, in accordance with applicable laws and regulations
including but not limited to the Carlsbad Tribal, Cultural and Paleontological Resources
Guidelines (2017). This agreement will address provision of a Luiseno Native American
monitor and contain provisions to address the proper treatment of any Tribal Cultural
Resources and/or Native American human remains inadvertently discovered during the
course of the project. The agreement will outline the roles and powers of the Luiseno
Native American monitor and the archaeologist
Engineering:
NOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval
of this proposed development, must be met prior to approval of a building or grading permit whichever
occurs first.
General
23. Prior to hauling dirt or construction materials to or from any proposed construction site within
this project, developer shall apply for and obtain approval from, the city engineer for the
proposed haul route.
24. This project is approved upon the express condition that building permits will not be issued for
the development of the subject property, unless the district engineer has determined that
adequate water and sewer facilities are available at the time of permit issuance and will
continue to be available until time of occupancy.
25. The developer shall complete processing of an adjustment plat for the consolidation of lot lines
between the two parcels as shown on the site plan. Should the required EV or ADA parking be
constructed off-site on the adjacent parking lot (2775 Carlsbad Blvd.), a separate covenant and
agreement shall also be recorded to hold the parcels described above as one parcel with the
parking lot to maintain common ownership and control of the properties or otherwise be
linked through a consent agreement.
26. Developer shall include rain gutters on the building plans subject to the city engineer’s review
and approval. Developer shall install rain gutters in accordance with said plans.
Sept. 17, 2025 Item #1 20 of 206
27. Developer shall install sight distance corridors at all street intersections and driveways in
accordance with City Engineering Standards. The property owner shall maintain this condition.
28. Property owner shall maintain all landscaping (street trees, tree grates, shrubs, groundcover,
etc.) and irrigation along the parkway frontage with Carlsbad Boulevard and Beech Avenue as
shown on the Tentative Map/Site Plan.
29. Prior to building permit issuance, the developer shall show proof of recorded grant deed of the
adjustment plat.
30. Prior to building permit issuance developer shall show all transportation demand management
infrastructure measures on the building plans.
Fees/Agreements
31. Developer shall cause property owner to execute and submit to the city engineer for
recordation, the city’s standard form Geologic Failure Hold Harmless Agreement.
32. Developer shall cause property owner to execute and submit to the city engineer for
recordation the city’s standard form Drainage Hold Harmless Agreement.
33. Developer shall cause property owner to submit an executed copy to the city engineer for
recordation a city standard Permanent Stormwater Quality Best Management Practice
Maintenance Agreement.
34. Developer shall implement all Transportation Demand Management strategies per the project’s
Transportation Demand Management Plan.
35. Prior to building permit issuance, the Developer shall have a consultation with city staff
regarding submittal of the final TDM Plan.
36. Prior to occupancy, the Developer shall submit a final Transportation Demand Management
Plan to the satisfaction of the City Engineer.
37. Prior to occupancy, the developer shall install transportation demand management
infrastructure measures, in accordance with the project’s Transportation Demand Management
Plan, as shown on the site plan, including but not limited to the following, to the satisfaction of
the City Engineer.
a.) Public Bike Parking
Grading
38. Based upon a review of the proposed grading and the grading quantities shown on the site plan,
a grading permit for this project is required. Developer shall prepare and submit plans and
technical studies/reports as required by city engineer, post security and pay all applicable
grading plan review and permit fees per the city’s latest fee schedule.
39. Prior to issuance of the grading permit, the contractor shall submit a Construction Plan to the
city engineer for review and approval. Said Plan may be required to include, but not be limited
Sept. 17, 2025 Item #1 21 of 206
to, identifying the location of the construction trailer, material staging, bathroom facilities,
parking of construction vehicles, employee parking, construction fencing and gates, obtaining
any necessary permission for off-site encroachment, addressing pedestrian safety, and
identifying time restrictions for various construction activities.
Storm Water Quality
40. Developer shall comply with the city's Stormwater Regulations, latest version, and shall
implement best management practices at all times. Best management practices include but are
not limited to pollution control practices or devices, erosion control to prevent silt runoff during
construction, general housekeeping practices, pollution prevention and educational practices,
maintenance procedures, and other management practices or devices to prevent or reduce the
discharge of pollutants to stormwater, receiving water or stormwater conveyance system to the
maximum extent practicable. Developer shall notify prospective owners and tenants of the
above requirements.
41. Developer shall complete and submit to the city engineer a Determination of Project’s SWPPP
Tier Level and Construction Threat Level Form pursuant to City Engineering Standards.
Developer shall also submit the appropriate Tier level Storm Water Compliance form and
appropriate Tier level Storm Water Pollution Prevention Plan (SWPPP) to the satisfaction of the
city engineer. Developer shall pay all applicable SWPPP plan review and inspection fees per the
city’s latest fee schedule.
42. This project is subject to ‘Priority Development Project’ requirements and Trash Capture
requirements. Developer shall prepare and process a Storm Water Quality Management Plan
(SWQMP), subject to city engineer approval, to comply with the Carlsbad BMP Design Manual
latest version. The final SWQMP required by this condition shall be reviewed and approved by
the city engineer with final grading plans. Developer shall pay all applicable SWQMP plan review
and inspection fees per the city’s latest fee schedule.
43. Developer is responsible to ensure that all final design plans (grading plans, improvement plans,
landscape plans, building plans, etc) incorporate all source control, site design, pollutant control
BMP and applicable hydromodification measures.
Dedications/Improvements
44. Developer shall design the private drainage systems, as shown on the site plan to the
satisfaction of the city engineer. All private drainage systems (12” diameter storm drain and
larger) shall be inspected by the city. Developer shall pay the standard improvement plan check
and inspection fees for private drainage systems.
45. Prior to any work in city right-of-way or public easements, Developer shall apply for and obtain a
right-of-way permit to the satisfaction of the city engineer.
46. Developer shall prepare and process public improvement plans and, prior to city engineer
approval of said plans, shall execute a city standard Development Improvement Agreement to
install and shall post security in accordance with Carlsbad Municipal Code Section 20.16.070 for
public improvements shown on the Site Plan. Said improvements shall be installed to city
Sept. 17, 2025 Item #1 22 of 206
standards to the satisfaction of the city engineer. These improvements include, but are not
limited to:
a.8” PVC Waterline
b.Water Services
c.Fire Service & Appurtenances
d.6” Fire Hydrant
e.Sewer Lateral & Cleanout
f. Sidewalk
g.Curb and Gutter
h.Driveway
i.3” AC Grind and Overlay
j.D25 Outlet
k.Tree Well
Additional public improvements required in other conditions of this resolution are hereby
included in the above list by reference. Developer shall pay the standard improvement plan
check and inspection fees in accordance with the fee schedule. Improvements listed above shall
be constructed within 36 months of approval of the subdivision or development improvement
agreement or such other time as provided in said agreement.
47.Developer is responsible to ensure utility transformers or raised water backflow preventers that
serve this development are located outside the right-of-way as shown on the Site Plan and to the
satisfaction of the city engineer. These facilities shall be constructed within the property.
Utilities
48.Developer shall meet with the fire marshal to determine if fire protection measures (fire flows,
fire hydrant locations, building sprinklers) are required to serve the project
49.Developer shall design and agree to construct public facilities within public right-of-way or
within minimum 20-foot wide easements granted to the district or the City of Carlsbad. At the
discretion of the district or city engineer, wider easements may be required for adequate
maintenance, access and/or joint utility purposes.
50.Developer shall install potable water and/or recycled water services and meters at locations
approved by the district engineer. The locations of said services shall be reflected on public
improvement plans.
51.The developer shall agree to install sewer laterals and clean-outs at locations approved by the
city engineer. The locations of sewer laterals shall be reflected on public improvement plans.
Code Reminders
The project is subject to all applicable provisions of local ordinances, including but not limited to the
following:
1.Developer shall pay planned local area drainage fees in accordance with Section 15.08.020 of
the City of Carlsbad Municipal Code to the satisfaction of the city engineer.
Sept. 17, 2025 Item #1 23 of 206
Exhibit 2
Sept. 17, 2025 Item #1 25 of 206
PROJECT ANALYSIS Exhibit 3
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
PROJECT ANALYSIS
The project is subject to the following regulations:
A. Village-Barrio (V-B) General Plan Land Use Designation
B. Village-Barrio (V-B) Zone (CMC Chapter 21.35), Village & Barrio Master Plan
C. Site Development Plan (CMC Chapter 21.06)
D. Conditional Use Permits (CMC Chapter 21.42).
E. Coastal Development Procedures for the Village Area Segment of the Local Coastal Program (CMC
Chapter 21.201); and Coastal Resource Protection Overlay Zone (CMC Chapter 21.203).
F. Growth Management Ordinance (CMC Chapter 21.90) and Local Facilities Management Plan Zone 1.
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. Village-Barrio (V-B) General Plan Land Use Designation
The subject property has a General Plan Land Use designation of Village-Barrio (V-B). As discussed in the
Village & Barrio Master Plan, properties within the Village do not have an assigned residential density as
it relates to Growth Management Plan compliance. The project’s compliance with the various Elements
of the General Plan is 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
Goal 2-G.2 – Promote a diversity of
compatible land uses throughout
the city, to enable people to live
close to job locations, adequate and
convenient commercial services,
and public support systems such as
transit, parks, schools, and utilities.
The proposed project includes a
request to demolish three single-
story buildings and construct a new
18,606-square-foot, 42.5-foot-tall
commercial structure compliant
with the Village & Barrio Master
Plan. The site can be adequately
served by existing utilities and is
convenient to public transit
including bus stops and the
Carlsbad Village Train Station all
located within 0.25 miles from the
project site.
Yes
Land Use &
Community
Design
Goal 2-G.3 – Promote infill
development that makes efficient
use of limited land supply, while
ensuring compatibility and
integration with existing uses.
Ensure that infill properties develop
This commercial project is proposed
on a developed site in an area of
urban development. The project will
provide the city and region with
new opportunities to access retail,
restaurant, and event space.
Yes
Sept. 17, 2025 Item #1 26 of 206
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
with uses and development
intensities supporting a cohesive
development pattern.
Properties within the vicinity of the
project site consist of a mixture of
residential, commercial, public, and
quasi-public uses as permitted
within the Hospitality and Village
Center District of the Village and
Bario Master Plan.
Land Use &
Community
Design
Goal 2-G.17– Ensure that the scale
and character of new development
is appropriate to the setting and
intended use. Promote
development that is scaled and
sited to respect the natural terrain,
where hills, public realm, parks,
open space, trees, and distant
vistas, rather than buildings,
dominate the overall landscape,
while developing the Village, Barrio,
and commercial and industrial areas
as concentrated urban-scaled
nodes.
The three-story, 42.5-foot-tall,
18,606-square-foot commercial
building is proposed on a 0.51-acre
lot in the Village and Barrio Master
Plan area. The site is surrounded on
all sides by urban development and
uses, including a three-story,
commercial and residential mixed
use building the east which
measures approximately 39 feet
tall. Other three story residential,
hotel and mixed-use building are
located south on Carlsbad
Boulevard in this area of the village.
Yes
Land Use &
Community
Design
Goal 2-G.30
Develop a distinct identity for the
Village by encouraging a variety of
uses and activities, such as a mix of
residential, commercial office,
restaurants and specialty retail
shops, which traditionally locate in a
pedestrian–oriented downtown
area and attract visitors and
residents from across the
community by creating a lively,
interesting social environment.
The proposal to construct a 18,606-
square-foot commercial building
would enhance the vitality of the
Village by providing new
opportunities for gatherings and
activities as well as new spaces for
restaurants and retail shops. The
project would provide a variety of
opportunities for creating lively,
interesting social environments. The
project’s proximity to existing bus
routes and other mass transit
including the Village Station helps to
further the goal of providing new
economic development near
transportation corridors.
Yes
Mobility Goal 3-G.3 – Provide inviting
streetscapes that encourage
walking and promote livable streets.
The proposed project has been
designed to meet circulation
requirements, which include
maintaining or enhancing frontage
improvements consisting of new
curb, gutter, sidewalks, and
landscaping along Beech Avenue.
Yes
Sept. 17, 2025 Item #1 27 of 206
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
The proposed project is located less
than one-quarter mile from the
Carlsbad Village train station, which
provides rail and bus service
throughout the day.
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.
The proposed project is not located
in any Very High Fire Severity Zone,
Flood Zones, or Earthquake Fault
Zones. The proposed structural
improvements would be required to
meet all seismic design standards at
time of building permit in
accordance with the California
Building Code. The Fire Department
has approved the proposed
conceptual building design with fire
sprinklers included throughout the
building per the National Fire
Protection Association (NFPA)
standards. Therefore, the proposed
project is consistent with the
applicable fire safety requirements.
Yes
Public Safety 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.
The project has been conditioned to
develop and implement a program
of “best management practices” for
the elimination and reduction of
pollutants which enter and/or are
transported within storm drainage
facilities.
Yes
Public Safety Policy 6-P.34 - Enforce the Uniform
Building and Fire codes, adopted by
the city, to provide fire protection
standards for all existing and
proposed structures.
The project is required to comply
with all Building and Fire codes to
ensure that fire protection
standards are met by the proposed
structures. Therefore, the proposed
project is consistent with the
applicable fire safety requirements.
Yes
Public Safety Policy 6-P.39 - Ensure all new
development complies with all
applicable regulations regarding the
provision of public utilities and
facilities.
The project is required to construct
or pay applicable fees for necessary
improvements, public utilities, and
facilities in accordance with Growth
Management requirements; Fire
Station No. 1 is located within
emergency response timeframes;
and the project will not affect the
Yes
Sept. 17, 2025 Item #1 28 of 206
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
city’s ability to implement its
Emergency Operations Plan.
Sustainability Policy 9-P.1 – Enforce the Climate
Action Plan (CAP) as the city’s
strategy to reduce greenhouse gas
emissions.
The project implements and is
consistent with measures identified
in the Climate Action Plan (CAP)
through the provision of renewable
energy generation (photovoltaic
systems), energy conservation
(Green Building Code), and by
accommodating Zero-Emission
vehicles and other greenhouse gas
reduction measures and features.
At building permit, the project will
also be reviewed for compliance
with the CAP ordinances.
Yes
B. Village-Barrio (V-B) Zone (CMC Chapter 21.35), Village & Barrio Master Plan
The project is located within the Hospitality District of the Village and Barrio Master Plan. Table B below
identifies the development standards for properties located within the Hospitality (HOSP) District of the
Village & Barrio Master Plan.
TABLE B- VILLAGE & BARRIO MASTER PLAN
VILLAGE CENTER (VC) DISTRICT COMPLIANCE ANALYSIS
Standard Required/Allowed Proposed Comply?
Setbacks -
Front/Corner
Minimum: 0 feet
Maximum: 5 feet
Additional depth permitted
where area includes a plaza,
courtyard, or outdoor dining.
Additional depth is also
permitted to accommodate
electrical transformers, utility
connections, meter pedestals,
and similar equipment only if
other locations are infeasible as
determined by the decision-
maker.
18 feet for building frontage and 12 feet
for second floor terrace along Carlsbad
Boulevard (east property line).
Additional depth permitted for
pedestrian plaza and outdoor dining.
Approx. 14.25 feet for building frontage
and approx. 6.25 feet to second floor
terrace along Beech Avenue (north
property line). Additional depth
permitted for outdoor dining.
Yes
Setbacks -
Side
No minimum or maximum
setback
10 feet (south property line) Yes
Setbacks -
Rear
No minimum or maximum
setback
5 feet to second floor terrace (west
property line)
Yes
Sept. 17, 2025 Item #1 29 of 206
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
Standard Required/Allowed Proposed Comply?
Lot Size and
Dimension Not applicable Project would merge two lots into one. N/A
Lot Coverage 80% 65% Yes
Density 18 minimum and 23 maximum
units per acre
Not a residential project N/A
Property
Open Space
A minimum of 20 percent of
property must be maintained as
open space.
30% of the going level (level 1) is
provided as open space. Additional
open space areas on the upper floors.
Yes
Building
Height
Maximum 45 feet and 4 stories. 42.5 feet and 3 stories. Yes
Building
Height
Minimum ground floor wall plate
height for buildings fronting
Carlsbad Boulevard: 14 feet. This
height shall be measured from
the finished floor to the top plate
of the ground floor or, where
there is no “plate”, to the
bottom of the ground floor
structure of the second floor.
14 feet, 2 inches from finished floor to
ceiling.
Yes
Building
Massing
Maximum wall plane and
roofline variation: No building
façade visible from any public
street shall extend more than 50
feet in length without a 5 foot
minimum variation in the wall
plane, as well as, a change in
roofline.
Building façade is broken into two
section less than 50 feet in length with a
wall variation of more than 5 feet.
Yes
Ground
Floor Street
Frontage
Uses
New ground floor street frontage
uses permitted within the
boundaries of the use restriction
area identified on Figure 2-2 of
the Village and Barrio Master
Plan and shall occupy more than
one-half of the habitable space
developed on the ground floor
and shall span at least 80
percent of the building frontage.
In the Coastal Zone along
Carlsbad Boulevard and Carlsbad
Village Drive, new ground floor
street frontage uses shall have a
minimum average building depth
of 25 feet.
Proposed new ground-floor uses for are
permitted for the site and frontage and
occupy more than on-half the habitable
space and span 80 percent of frontage.
Each tenant space has a depth of over
25 feet.
Yes
Sept. 17, 2025 Item #1 30 of 206
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
Standard Required/Allowed Proposed Comply?
Up to 20 percent of a building
frontage may be used for a lobby
or entryway to uses above or
behind ground floor street
frontage uses.
PARKING
The Village and Barrio Master Plan requires parking for the proposed uses and based on a gross square
footage of likely uses within the tenant spaces and event space a total of 90 parking spaces would be
required. However, pursuant to California Assembly Bill 2097 (AB 2097), the city is prohibited from
requiring parking for projects located within one-half mile of a major transit stop. The intent of this
legislation is to provide flexibility for project design, concurrent with planning studies that have shown
that parking should be market driven. Developers could still voluntarily provide on-site parking, but the
number of parking spaces provided will be based on builder preference and market demand, not by city-
established minimum parking standards.
Irrespective of proximity to public transit, state law allows the city to continue to apply minimum parking
standards for electric vehicle (EV) charging stations as well as required parking spaces accessible to
persons with disabilities (ADA). The parking requirement is based on the total number of actual parking
spaces that would have otherwise applied to the development if the state code section did not exist. The
project is located approximately 0.12 miles from the Carlsbad Village Train Station and therefore no
standard parking spaces are required for the development of the medical office building. The total number
of actual parking spaces that would have otherwise applied to the project is 90 spaces, and therefore a
total of 4 ADA spaces, 2 ADA EV spaces, 5 EV installed spaces, and 12 EV capable spaces are required (23
total spaces under the 2022 editions of the California Building Code and Green Building Standards Code).
It is important to note that the 2025 edition of the Green Building Standards Code increases the number
of required EV installed spaces, which will be applied to a building permit application submitted after Jan.
1, 2026.
The project provides 10 parking spaces on-site. To address concerns of parking availability, the project
requires the utilization of off-site parking and a flexible parking management plan to accommodate
guests of the proposed event space. The off-site parking areas are located at 2775 Carlsbad Blvd. and
2333 State St. The parking lot located at 2775 Carlsbad Blvd. is immediately adjacent to the project site
and has 39 standard parking spaces. The commercial parking area at 2333 State St. is 0.4 miles from the
project site and has 50 spaces. As outlined in The Community Impact and Parking Report (Exhibit 5) each
off-site location can accommodate at least 10 additional spaces with valet services. The parking lot
located at 2775 Carlsbad Blvd. would be utilized for small and medium-sized events. The commercial
parking area at 2333 State St. would be available to accommodate parking needs for bigger events (151-
250). Table C summarizes how the project would manage events of different sizes and types. A parking
agreement between the properties is proposed as a condition of approval.
Sept. 17, 2025 Item #1 31 of 206
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
TABLE C – TYPE/SIZE OF EVENTS AND PARKING CAPACITY ANALYSIS
Parking Area Standard Parking
Spaces
Additional
Parking Capacity
with Valet Service
Types of Event Size of Event (No. of
Guests)
On-site Parking 10 --- Small ---
2775 Carlsbad Blvd.
Parking Lot
39 +11 Small – medium Up to 100 w/o valet
101-150 w/ valet
2333 State St.
Commercial Parking
Area
50 _+10 Large 151-250 w/ shuttle or valet
Subtotal 99 +21 ---
Total Parking Capacity 120
TABLE D –VILLAGE & BARRIO MASTER PLAN
AREA-WIDE STANDARDS COMPLIANCE ANALYSIS
Standard Required/Allowed Proposed Comply?
Ingress and
Egress
Where alley access is not available,
vehicle access points shall be
permitted as follows:
Reciprocal access with adjacent
properties shall be provided for parcels
fronting public streets. The city
engineer may waive this depending on
location of existing structures,
infrastructure, failure to reach an
agreement between owners or other
constraint.
Development sites shall be permitted a
maximum of one access point from
public street. The city engineer may
permit an additional access point or
points upon demonstration of need.
The driveway apron shall not exceed
20 feet in width.
The project site shares property
lines with the St. Michaels-by-the-
Sea church campus to the north
and west. Both lots are developed
and opportunities for reciprocal
access do not exist due to the
locations of the existing
development and site layouts.
One access point is proposed from
Beech Avenue which will consist
of a 20-foot driveway apron
providing direct access into the
proposed parking garage.
Yes
Ingress and
Egress
A clear zone shall be provided at the
intersection of a street and an alley or
The proposed parking entrance
fronts directly onto Beech
Avenue. Clear areas at the
Yes
Sept. 17, 2025 Item #1 32 of 206
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
Standard Required/Allowed Proposed Comply?
driveway to maintain a free line of
sight.
• The clear zone shall consist of an
isosceles right triangle measured 7.5
feet in both directions from the
intersection of the two property
lines.
• The clear zone shall not be occupied
by a ground floor building footprint,
site features taller than 36 inches, or
landscaping that is taller than 30
inches.
intersection of the parking
entrance and Beech Avenue are
provided. Only compliant
landscaping is proposed within
these areas.
Property
Line Walls
and Fences
Fences and walls within the front
setback shall be a maximum 3.5 feet
tall (42-inches).
Walls proposed along Carlsbad
Boulevard and Beech Avenue are
compliant.
Yes
Building
Orientation
Buildings shall be oriented toward
primary street frontage.
The project is appropriately
oriented towards Carlsbad
Boulevard with the parking lot
entrance located along Beech
Avenue.
Yes
Building
Entrances
The primary entrance of a ground floor
commercial use shall be oriented
towards the primary street frontage.
The primary entrance is oriented
towards Grand Avenue.
Yes
Roof
Protrusions
All new development that results in
additional height above the building
height maximum for the applicable
district shall abide by the following
regulations:
-- --
Roof
Protrusions
No roof structure or any other space or
feature shall be allowed for the
purpose of providing additional floor
space except as provided herein.
The proposed protrusions about
the 45-foot height limit of the
Hospitality District do not provide
or facilitate additional floor space.
Yes
Roof
Protrusions
All roof structures (excluding
architectural features) shall be set
back a minimum five feet from all
building faces and shall not exceed the
maximum stated heights below.
Structures permitted to exceed five
feet in height shall be setback at least
an additional one foot for every foot
above five feet, up to maximum stated
heights.
• Guardrails or other barrier for roof
decks; roof deck amenities, including
permanently affixed equipment and
Proposed parapet for screening of
roof equipment has been
integrated into the design as an
architectural feature. All other
roof structures are set back a
minimum five feet, with the
exception of the elevator tower
which is architecturally integrated
with the structure as an
architectural tower feature. The
elevator tower extends six feet
above maximum height limits.
Yes
Sept. 17, 2025 Item #1 33 of 206
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
Standard Required/Allowed Proposed Comply?
furnishings (such as built-in seating,
barbeque islands, counters, and the
like) trellises, latticework, screens
(including vegetative screens), or
other objects designed or arranged
to create a privacy screen or outdoor
room; equipment screening, fire or
parapet walls; skylights; and similar:
Up to 42 inches above maximum
height.
• Roof structures specifically for the
housing of elevators, stairways,
tanks, ventilating fans or similar
equipment required to operate and
maintain the building; flagpoles,
chimneys, smokestacks, wireless
masts and similar structures: Up to
10 feet above maximum height.
Roof
Protrusions
• Architectural features: Up to 10 feet
above maximum building height.
Architectural features that are
within 10 feet of a building face shall
be cumulatively limited in width to
30 percent of that building face.
All architectural features are
setback from the main building
face at least 10 feet, with the
exception of the parapet wall on
the south east section of the roof,
which is less than 10 feet but only
represents a length 24% of the
overall building width.
N/A
Window
Glazing
45 percent minimum glazing of
ground-floor façade for retail uses
adjacent to a public street. Façade
measured from plate height to finish
floor.
Approximately 65% of the ground-
floor facades of the retail uses are
glazing.
N/A
Window
Glazing
The bottom of any window or product
display window shall not be more than
3.5 feet above the adjacent sidewalk.
Storefront glazing for the ground
floor extends to the floor of the
retail spaces.
Yes
Window
Glazing
Transparent or translucent glazing is
required on the ground-floor facade of
a commercial or retail use facing a
public street. Opaque, reflective, or
dark tinted glass is not permitted.
The project proposes clear
commercial glazing with
storefront aluminum frame along
the Carlsbad Boulevard and Beech
Avenue entrances.
Yes
Window
Glazing
If “non-active” portions of a building
are unavoidable along sidewalks or
pedestrian areas, such as building
walls enclosing first floor parking,
ensure architectural elements and
Architectural detailing is provided
in areas where non-active
portions of the building are
unavoidable.
Yes
Sept. 17, 2025 Item #1 34 of 206
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
Standard Required/Allowed Proposed Comply?
other attractive, pedestrian-oriented
features are present.
C. Site Development Plan (CMC Chapter 21.06)
The project requires a Site Development Plan according to section 6.3.3.B of the Village & Barrio Master
Plan. All Site Development Plans within the Village & Barrio Master Plan area are required to be
approved by the City Council. Five site development plan findings are required for the project. The
required findings with justification for each are summarized below and contained in Planning
Commission Resolution (Exhibit 1 to the Sept. 17, 2024 Planning Commission Staff Report).
1. That the proposed development or use is consistent with the General Plan and any applicable
master plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the
Carlsbad Municipal Code, and all other applicable provisions of this code.
The project proposes the demolition of three existing single-story structures, and in its place the
construction of a new 18,606-square-foot, three-story, 42.5-foot-tall, commercial building with outdoor
pedestrian and seating areas on the ground floor and second and third story terraces, 10 ground-level
parking spaces, all on a 0.51 acre infill site located at 2715, 2721, and 2729 Carlsbad Blvd., within the
Hospitality (HOSP) District of the Village & Barrio Master Plan. The proposed uses of the structure
include retail, restaurants, and event center/public assembly uses. Retail and restaurant uses are
allowed by right within the HOSP District, and the event center/public assembly use is similar to those
uses allowed within the HOSP District with the approval of a conditional use permit (CUP 2024-0010).
The project is consistent with the various elements and objectives of the Village-Barrio (V-B) General
Plan Land Use designation and the Village & Barrio Master Plan as discussed in the findings below and in
the project staff report dated Sept. 17, 2025, incorporated by reference.
2. That the requested development or use is properly related to the site, surroundings, and
environmental settings, will not be detrimental to existing development or uses or to development
or uses specifically permitted in the area in which the proposed development or use is to be located,
and will not adversely impact the site, surroundings, or traffic circulation.
The proposed 18,606-square-foot, three story, 42.5-foot-tall, commercial building is located within the
Hospitality (HOSP) District of the Village & Barrio Master Plan. The project will not be detrimental to
existing uses or to uses specifically permitted in the area in which the use is located in that retail and
restaurant uses are allowed by right within the HOSP District, and the event center/public assembly use
is similar to those uses allowed within the HOSP District with the approval of a conditional use permit
(CUP 2024-0010). The properties surrounding the Site to the south and west are designated for HOSP
uses under the VBMP. The property located to the north across Beech Avenue is designated as Village
Barrio Other and is developed as an urban park. The properties to the east of the Site, across Carlsbad
Boulevard, are designated as Village General (VG) District of the Villag and Barrio Master Plan. The
project site is immediately surrounded by urban uses, including Magee Park, the St. Michaels-by-the-Sea
church campus to the west and south, and a three-story residential and commercial mixed-use
development across Carlsbad Boulevard to the east. However, the greater surrounding neighborhood
provides a mixture of commercial, residential, educational, and quasi-public uses including hotels and a
Sept. 17, 2025 Item #1 35 of 206
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
shopping center to the south of the site. The commercial project is estimated to generate 1,065 average
daily trips (ADT) which is an increase of 945 average daily trips from the existing medical office use.
However, the vehicle level of service (LOS) on Carlsbad Boulevard and Beech Avenue will not be
significantly impacted by the increase in ADT. Pedestrian and bicycle LOS was evaluated and was found
to be adequate. Pursuant to Assembly Bill 2097 (AB 2097), the city is prohibited from requiring parking
for projects located within one-half mile of a major transit stop. The project is located approximately
0.13 miles from the Carlsbad Village Train Station, and therefore only parking spaces for electric vehicle
(EV) supply equipment installed parking spaces or parking spaces that are accessible to persons with
disabilities can be required. The project proposes providing a total of ten on-site (EV) and accessible
spaces, with additional EV improvements to the shared parking lot to the west (2775 Carlsbad Blvd.) to
fulfill the total EV space requirement. The shared/leased parking arrangement proposed to
accommodate the parking needs for the event center is consistent with Village and Barrio Master Plan
goals and policies (1.5.2 (B)(4)) to maximize the efficient use of existing off-street parking.
3. That the site for the intended development or use is adequate in size and shape to accommodate
the use.
The project consists of the demolition of three existing single-story structures, and in its place the
construction of a new 18,606-square-foot, three story, 42.5-foot-tall, commercial building with outdoor
pedestrian and seating areas on the ground floor and second and third story terraces, and ten parking
space, all on a 0.51 acre infill site located at 2715, 2721, and 2729 Carlsbad Blvd., within the Hospitality
(HOSP) District of the Village & Barrio Master Plan. Retail and restaurant use are uses allowed by right
within the HOSP District, and the event center/public assembly use is similar to those uses allowed
within the HOSP District with the approval of a conditional use permit (CUP 2024-0010). The project
proposed a lot coverage of 65%, which is compliant with the Hospitality District 80% maximum lot
coverage standard, and is compliant with setback and height standards of the Hospitality District.
4. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the
requested development or use to existing or permitted future development or use in the
neighborhood will be provided and maintained.
the project complies with all applicable development standards (i.e. setbacks, lot coverage, and height
restrictions) of the Hospitality District and the Village & Barrio Master Plan. The architecture of the
building is compatible with the surrounding commercial development and the existing St. Michaels-by-
the-Sea church campus. Landscaping along the street frontages will be provided consistent with the
requirements of the city’s Landscape Manual and the Village & Barrio Master Plan.
5. That the street systems serving the proposed development or use is adequate to properly handle
all traffic generated by the proposed use.
The proposed project is considered a corner lot as it has two primary street frontages, Carlsbad
Boulevard to the east, and Beech Avenue to the north. The Grand Avenue segment between Jefferson
Street and Hope Avenue has a Village Street typology. The Carlsbad Boulevard segment between Beech
Avenue and Christiansen Way has an Identity Street typology, and the Beech Avenue segment between
Garfield Street and Carlsbad Boulevard has a Village Street typology. The project is estimated to
generate 1,065 daily trips, which is a net increase of 945 trips compared to the trips the existing
buildings are estimated to generate. The vehicle level of service (LOS) on Carlsbad Boulevard and Beech
Sept. 17, 2025 Item #1 36 of 206
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
Avenue will not be significantly impacted by the increase in ADT. The project site is also located within
0.13 miles of the Carlsbad Village major transit station which provides bus, train, and Coaster service on
a daily basis. In addition, the Developer will be required to pay traffic impact fees in accordance with
Carlsbad Municipal Code Section 18.42 prior to issuance of building permits that will go towards future
road improvements.
D. Conditional Use Permit (CMC 21.42)
The Hospitality District of the Village and Barrio Master Plan allows for multiple uses, either as permitted
uses or those which require approval of a Conditional Use Permit (CUP), as listed in Table 2-1 of the
master plan. Although “Event Center” is not a use listed in Table 2-1, Section 2.3 of the Master Plan
allows uses that are similar to those listed in Table 2-1 to be allowed as long as that it also is not a
prohibited use. The event center use is similar in impact to other uses requiring approval of a CUP, such
as cinema, theater, place of worship, or quasi-public use, and is not a prohibited use; and as such the
City Council can authorize the event center use with the approval of a Conditional Use Permit.
Conditional uses such as the proposed professional care facility possess characteristics of such unique
and special form as to make impracticable to be included automatically in any land use classification.
Analyses provided for the CUP are mainly focused on the proposed event center, as all other uses within
the project are allowed uses per Table 2-1. Appropriate conditions pertaining to parking, hours of
operation, and noise are included with the proposed resolution. In granting a CUP, certain safeguards to
protect the health, safety and general welfare of the public may be required as conditions of approval.
Pursuant to Section 21.42 of the Carlsbad Municipal Code, CUPs may only be granted when the
appropriate findings of fact can be made. Staff has reviewed the proposed project and found that all the
necessary findings can be made to approve the CUP. The required findings with justification for each are
summarized below and contained in Planning Commission Resolution (Exhibit 1 to the Sept. 17, 2024,
Planning Commission Staff Report).
1. That the requested use is necessary or desirable for the development of the community, is in
harmony with the various elements and objectives of the general plan (including the Villag and
Barrio Master Plan).
The proposal to operate an event center/public assembly space will enhance the village as a community
focal point with high quality shopping, dining and entertainment, will support a dynamic mix of uses and
facilities including new, inviting public spaces and will contribute toward the goal of maintaining and
enhancing the Village as a center for residents and visitors with commercial, cultural and entertainment
activities. Furthermore, the event center is consistent with the goal of providing a variety of uses that
attract visitors and residents from across the community by creating a lively, interesting social
environment in the Village. The project supports walkability and mobility by locating residential and
commercial land uses. Additionally, the proposed project is located 0.15 miles from the Carlsbad Village
transit station, which provides rail and bus service throughout the day.
2. That the requested use is not detrimental to existing uses or to uses specifically permitted in the
zone in which the proposed use is to be located.
The Hospitality (HOSP) District of the Village and Barrio Master Plan (VBMP) allows for a variety of
permitted and conditionally-permitted uses, including uses similar to those uses allowed within the
Sept. 17, 2025 Item #1 37 of 206
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
HOSP District with the approval of a conditional use permit such as Cinema, Theater, Place of Worship,
and Quasi-public uses. The surrounding properties are also located within the VBMP and include uses
such as restaurants, retail, residences, an urban park and a church campus. The event center/public
assembly use will not be detrimental to the existing uses or uses specifically permitted in the VBMP
because the use will be conditioned to limit the hours of operation of the use, limit the impact of noise
impacts, and be conditioned to utilize parking management strategies proposed by the applicant, which
includes the use of off-site parking lots, valet service to maximize the capacity of those lots, and shuttle
services to off-site parking lots. Given the variety of the surrounding land uses and the conditions of
approval included in this resolution, the operation of an event center/public assembly use within the
proposed building will not be detrimental to existing uses or uses permitted in the VBMP.
3. That the site for the proposed conditional use is adequate in size and shape to accommodate the
yards, setbacks, walls, fences, parking, loading facilities, buffer areas, landscaping and other
development features prescribed in this code and required by the City Planner, Planning
Commission or City Council, in order to integrate the use with other uses in the neighborhood.
The project can be fit within the proposed development area without the need for any development
standard modifications. Furthermore, to ensure compatibility of the project with the surrounding
community, the project has been designed to incorporate all of the required development standards of
the Village and Barrio Master Plan (VBMP) and Hospitality (HOSP) District: and the setbacks and massing
of the proposed structure lessen impacts to coastal views and sight corridors while the landscaping
proposed by the project will visually enhance the surrounding public streets and areas within the site
including upper-story terraces of the building.
4. That the street system serving the proposed use is adequate to properly handle all traffic
generated by the proposed use.
The project will take access from Beech Avenue, just west of the intersection with Carlsbad Boulevard.
The existing street system is designed to adequately handle the 1,065 Average Daily Trips (ADT)
generated by the project and no additional improvements are required. The project also proposes
utilizing valet parking for larger events, which will ensure that incoming visitors to the event center do
not impact street traffic as they reach the site. New curb, gutter, sidewalks, and landscaping along the
Beech Avenue street frontage, including expanding the sidewalk width along Beech Street.
E. Coastal Development Procedures for the Mello II Segment of the Local Coastal Program (CMC
Chapter 21.201); and Coastal Resource Protection Overlay Zone (CMC Chapter 21.203).
The project site is not located within the appeals area of the Coastal Zone and within the Village Area
Segment of the Local Coastal Program (LCP). The site is also located within and subject to the Coastal
Resources Protection Overlay Zone (Chapter 21.203). The project’s compliance with each of these
programs and ordinances is discussed below:
1. Mello II Segment of the Certified Local Coastal Program and all applicable policies.
The Local Coastal Program (LCP) Land Use designation for the property is Village-Barrio (V-B); and the
Village-Barrio (V-B) LCP Zoning designation is consistent with both the city’s General Plan Land Use and
Zoning designations. The V-B zone implements the Village and Barrio Master Plan.
Sept. 17, 2025 Item #1 38 of 206
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
The Project involves construction of an approximately 18,606-square-foot, three-story, 42.5-foot-tall,
commercial building with outdoor pedestrian and seating areas on the ground floor and second and
third story terraces, 10 ground-level parking spaces, all on a 0.51 acre infill site located at 2715, 2721,
and 2729 Carlsbad Blvd., within the Hospitality (HOSP) District of the Village & Barrio Master Plan.
Topographically, the site is generally flat, with elevations ranging from approximately 57 feet to 55 feet
above mean sea level (MSL). The existing structures on the site are oriented towards Carlsbad Boulevard
with parking behind, accessed from Beech Avenue. The proposed building is compatible with the
surrounding development of residences, church buildings, and the existing nearby adjacent three-story
Carlsbad by the Sea buildings. The three-story structure will not obstruct views of the coastline as seen
from public lands or the public right-of-way, nor otherwise damage the visual beauty of the coastal
zone. No agricultural uses or sensitive resources exist on this site. The proposed structure is not located
in an area of known geologic instability or flood hazard. While the site is near the coast, no public
opportunities for coastal shoreline access or water-oriented recreational activities are available from the
site directly.
2. Coastal Resource Protection Overlay Zone
The Project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC
Chapter 21.203 of the Zoning Ordinance) in that it 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. The project site also does
not include steep slopes (equal to or greater than 25% gradient) or native vegetation; and, is not located
in an area prone to landslides, or susceptible to accelerated erosion, floods, or liquefaction.
A. GROWTH MANAGEMENT
The proposed project is located within Local Facilities Management Zone 1 in the Northwest Quadrant
of the city. The impacts on public facilities created by the project, and its compliance with the adopted
performance standards, are summarized in Table “E” below.
TABLE E – GROWTH MANAGEMENT COMPLIANCE
Standard Impacts/Demand
City Administration No Impact; does not generate population
Library No Impact; does not generate population
Wastewater Treatment 15 Equivalent Dwelling Units (EDU)/2,342 GPD
Parks No Impact; does not generate population
Drainage 2.16 CFS, Drainage Basin A
Circulation Existing: 120 ADT
Proposed: 1,065 ADT Net increase: 945 ADT
Fire Fire Station 1
Open Space No Impact
Schools No Impact; does not generate population
Sewer Collection System 15 Equivalent Dwelling Units (EDU)/2,342 GPD
Water 2580 GPD Average
Sept. 17, 2025 Item #1 39 of 206
Page 1 of 6
P-1(A) Form Rev 4/2024
Development Services
Planning Division
1635 Faraday Avenue
442-339-2600
www.carlsbadca.gov
AUTHORIZATION, CONSENT, AND
DISCLOSURE STATEMENT
P-1(A)
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 INDICATE
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): ___________________________________________
________________________________________________________________________________ ; and
Street Address (if applicable): ____________________________________________________________.
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.
1.Name: __________________________ Signature: _______________________________
Signature: _______________________________________________________________
Phone Number: __________________________ Email: ___________________________
Contact Address: _________________________________________________________
2.Name: __________________________ Signature: _______________________________
Phone Number: __________________________ Email: ___________________________
Contact Address: _________________________________________________________
NOTE: For additional names, please use a separate sheet of paper.
(APN: 203-143-01 / 203-143-02)
2715-2729 CARLSBAD BLVD. CARLSBAD, CA 92008
Fabric 2775 Partners, LLC
(619) 678 - 1074 brendan@fabricinvestments.com
2676 State Street, Suite 100, Carlsbad, CA 92008
THE PARISH OF ST.
MICHAEL’S-BY-THE-SEA EPISCOPAL
CHURCH IN CARLSBAD, CALIFORNIA
(760) 729-8901
2775 Carlsbad Blvd, Carlsbad, CA 92008
Doc ID: 6f1b13f97eb0bb03e3deaf28e29cb2b61289f02e
Exhibit 4
Sept. 17, 2025 Item #1 40 of 206
Page 2 of 6
P-1(A) Form Rev 4/2024
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 ☐ No If yes, attach adjacent owner authorization.
PART B. Owner Declarations (to be signed by Property Owner)
I/We hereby certify that I/we 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): _________________________________________________________
Name(s): __________________________________________________ Date: __________________ THE PARISH OF ST. MICHAEL’S-BY-THE-SEA
EPISCOPAL CHURCH IN CARLSBAD, CALIFORNIA
Doc ID: 6f1b13f97eb0bb03e3deaf28e29cb2b61289f02e
Sept. 17, 2025 Item #1 41 of 206
Page 3 of 6
P-1(A) Form Rev 4/2024
PART C. Project Team Information (complete all applicable fields)
Applicant: ☐ Same as Owner ☐ Different from Owner
Name (if different from Owner): __________________________________________________________
Company or Firm: ______________________________________________________________________
Phone Number: __________________________ Email: ________________________________________
Contact Address: _________________________ City: _____________ State: _____ Zip Code: _________
Agent or Representative: ☐ Same as Applicant ☐ Different from Applicant ☐ N/A
Name (if different from Applicant): ________________________________________________________
Company or Firm: ______________________________________________________________________
Phone Number: __________________________ Email: ________________________________________
Contact Address: _________________________ City: _____________ State: _____ Zip Code: _________
Other (specify Architect, Engineer, CEQA Consultant, etc.): ____________________________________
Name: ______________________________________________________________________________
Company or Firm: ______________________________________________________________________
Phone Number: __________________________ Email: ________________________________________
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 ☐ Agent ☐ Other ____________________
2676 State Street,
Suite 100
Carlsbad CA 92008
FABRIC Investments, Brendan Foote mgr of Fabric 2775 Partners, LLC
(619) 678 - 1074 brendan@fabricinvestments.com
Brendan Foote mgr of Fabric 2775 Partners, LLC
Derek Hatch
Safdie Rabines Architects
(619) 297 - 6153 derek@safdierabines.com
925 Fort Stockton Drive San Diego CA 92103
Doc ID: 6f1b13f97eb0bb03e3deaf28e29cb2b61289f02e
Sept. 17, 2025 Item #1 42 of 206
Page 4 of 6
P-1(A) Form Rev 4/2024
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 ☐ No If yes, indicate person(s): ______________________________________________
NOTE: Attach additional sheets if necessary.
PART F. Applicant Declarations (to be signed by Applicant)
I hereby certify 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 certify that the description of the development and all the plans and supporting
documentation are accurate in all material respects as of the date when made. I understand
that it is my responsibility to ensure that statements and representations are not misleading.
Furthermore, I agree to promptly remove, correct, or add information as needed to correct any
misleading or materially inaccurate information. I understand that any misstatement or
omission of the requested information or of any information subsequently requested might be
Doc ID: 6f1b13f97eb0bb03e3deaf28e29cb2b61289f02e
Sept. 17, 2025 Item #1 43 of 206
Page 5 of 6
P-1(A) Form Rev 4/2024
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 appropriate by
the City of Carlsbad.
7.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.
8.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.
9.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.
10.I understand that the overall design process consists of several steps, each with increasingly
more detail. The planning phase is one of the first steps in the design process. A Land Use
Review Application (or “planning application”) consists only of a schematic design package. If
the project is approved or conditionally approved, the schematic design phase is immediately
followed by a design development phase (with construction drawings). Construction drawings,
such grading and drainage plans, are much more comprehensive and provide additional detail,
specificity, and instructions on how to build and implement the project.
Review comments, statements, or approvals from the City of Carlsbad concerning a Land Use
Review Application are based on the representations of the intent of design and construction.
City comments and statements are believed to be accurate; however, such accuracy is not
guaranteed when implementing the intended design solution. I understand that the approval or
conditional approval of a Land Use Review Application does not replace the more thorough
review of the construction drawings by the city or another agency during the design
development phase; or services or recommendations provided by design professionals, such as
architects, engineers, code professionals, etc. Furthermore, the approval or conditional approval
of a Land Use Review Application does not relieve the Applicant of the obligation from
complying with all applicable regulations, standards, policies, and guidelines applicable to the
design development phase. Therefore, the ultimate design solutions required in construction
drawings may differ from the project’s initial schematic design.
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.
Doc ID: 6f1b13f97eb0bb03e3deaf28e29cb2b61289f02e
Sept. 17, 2025 Item #1 44 of 206
Page 6 of 6
P-1(A) Form Rev 4/2024
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.
11.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.
12.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.
By signing below, I acknowledge that I have completely read, understand, and agree to the declarations
above and accept all terms set forth herein.
Applicant Signature: _________________________________________________________________
Name: ____________________________________________________ Date: __________________
This form must be stapled/attached to the application and shall be effective until replaced or
revoked in writing.
Brendan Foote mgr of Fabric 2775 Partners, LLC 08 / 26 / 2024
Doc ID: 6f1b13f97eb0bb03e3deaf28e29cb2b61289f02e
Sept. 17, 2025 Item #1 45 of 206
Form (P-1A) - Disclosure Statement -FAB
Form__P-1A__-_Dis...tatement_-FAB.pdf
6f1b13f97eb0bb03e3deaf28e29cb2b61289f02e
MM / DD / YYYY
Signed
08 / 26 / 2024
23:02:56 UTC
Sent for signature to Brendan Foote
(brendan@fabricinvestments.com) from
accounting@fabricinvestments.com
IP: 12.19.32.194
08 / 26 / 2024
23:07:47 UTC
Viewed by Brendan Foote (brendan@fabricinvestments.com)
IP: 64.98.195.34
08 / 26 / 2024
23:08:20 UTC
Signed by Brendan Foote (brendan@fabricinvestments.com)
IP: 64.98.195.34
The document has been completed.08 / 26 / 2024
23:08:20 UTC
Sept. 17, 2025 Item #1 46 of 206
BLVD BEACH Enhancing
the Community
The proposed project “BLVD BEACH” at 2715 Carlsbad Boulevard is undoubtedly a project that
encapsulates and fulfills the intention of the Village & Barrio Master Plan and more specifically
the aim of the Hospitality District in which the project is located.
“The Hospitality District provides a transition between the beach and the heart of the Village.
The area contains mixed- use and commercial buildings, scattered residential, and a number of
large and expansive uses, including a private school, church, lodging, and a retirement
community. The area is contained entirely within the Coastal Zone and provides an opportunity
for visitor-serving and hospitality uses serving visitors and residents alike, with ground floor
commercial uses primarily catering to visitors.”
The overall design aesthetic of the project captures the blend of modern architecture with
coastal attributes as highlighted in its materiality and shape. The project includes a mix of uses
that are compatible with the Hospitality Zoning, catering to locals and visitors alike. The ground
floor activated retail continues the pedestrian oriented promenade along Carlsbad Blvd.,
further inviting pedestrians and visitors with; outdoor dining options facing the boulevard,
wide sidewalks, lush landscaping and bulbed points of entry to enhance the overall experience.
The lucky few who actually reside in the Hospitality District adjacent area, at the water’s edge,
will be delighted to walk up the hill to a nice new restaurant and be able to enjoy a sunset glass
of wine and some tapas on the roof terrace level. This project should only enhance their urban
coastal lifestyle and provide a new place to have new experiences.
Across the street from the project to the east, exists a three-story mixed-use project with
neighborhood retail on the ground floor and residential units above. To the south of the project
exists the St. Michael’s by the Sea Episcopal Church campus and facilities. This is a place for the
community to gather, especially for services on Sunday. To the north of the project is Magee
Park, a 2 acre park that is open to the public, dog-friendly and a great
Exhibit 5
Sept. 17, 2025 Item #1 47 of 206
BLVD BEACH
Enhancing the Community
place for picnics. To the west of the project is a 39 stall parking lot that is a part of the St.
Michael’s campus. Clearly, in looking at the surrounding uses, BLVD BEACH would not be out
of place nor would it be imposing or negatively impacting any of the adjacent uses.
“In the 1970’s Florence Shipley Magee, one of Carlsbad earliest settlers, generously donated
her home and estate to the City of Carlsbad for the benefit of the community. Also a faithful
member of St. Michael’s by-the-Sea, in the 1950’s she donated the extraordinary parcel of
land which the parish calls home. For the past 70 years St. Michael’s has sought to honor
and carry forward Mrs. Magee's legacy of generosity and community-mindedness by offering
the space for public gatherings and community building. Along with the parish’s park-like
gardens and grounds, recent examples include Makers Markets, Music Festivals, and of
course the community Pickleball Courts. We are very excited to finally activate the northeast
corner of the property for these same purposes. This parcel sits literally at the intersection
of the Magee House, the historic St. Michael’s chapel, and John Frazier’s well which is the
site of the original Carlsbad Land and Mineral Water Company and the town’s namesake!
We see BLVD BEACH as a cornerstone, anchor project which will tie together and fully
activate, not only the St. Michael’s campus, but this historic center of Carlsbad Village for
the good of local residents and tourists alike. The collaborative and synergistic opportunities
for the parish are very exciting, and include receptions for special events such as weddings
or funerals, as well as the ability to host conferences and seminars. But our desire for that
space is not just for a project that benefits the parish, but the entire community; a project
that will carry on the legacy of public gatherings and community building. We cannot
imagine a better project than BLVD BEACH, nor a better partner than FABRIC, whose very
mission is to “create spaces where people can connect” and whose projects are specifically
designed to “enhance the fabric of neighborhoods for generations to come.” Fr. Doran
Stambaugh, St. Michaels.
The second floor event space will be an amazing venue for locals and visitors alike to host
significant life events such as weddings, reunions, birthdays, community events, cultural
events and corporate gatherings. A similar space, detached from a hotel, does not currently
exist in Carlsbad Village and yet, per our research, is in high demand.
“In promoting Carlsbad as a destination for conferences, meetings and events, our team
often hears from event planners that they are looking for unique venues. It is surprising
how few ocean view meeting/event spaces there are in Carlsbad, considering that this is a
coastal community. Having a new, modern space offering ocean views and walkable to
Carlsbad Village would present a wonderful opportunity for attracting conferences and
events to Carlsbad” stated Kim Sidoriak, President & CEO of Visit Carlsbad after reviewing
the project plans.
Creating a truly unique venue for visitors to host their most important life events or for the
national business community and corporate gatherings will drive additional revenue into the
local Carlsbad community through hotel bookings, dining and entertainment, transportation,
shopping and ultimately tax revenue for the City. Beyond the revenue, visitors will have life
long memories created in Carlsbad Village in a space that truly captures all that is great
about the area.
Sept. 17, 2025 Item #1 48 of 206
BLVD BEACH
Enhancing the Community
“I am eager to see the BLVD BEACH project come to fruition in Carlsbad Village. It brings
much-needed assets and amenities to the Village with forward thinking design. In my
position as the Executive Director for the Carlsbad Village Association, I routinely receive
requests from Carlsbad businesses who are in need of event space. I also regularly receive
inquiries from visitors for wedding and corporate gathering venues. From 25-250 people, we
simply do not have enough quality accommodations in Carlsbad Village to meet any of these
needs. And we certainly do not have any dedicated venues that can accommodate events
with features such as an Amenity Terrace that offers a sunset view, dressing rooms, as well
as space for bar and food service. The more I learn about this project, the more I see ways
for it to be programmed on a regular basis. It will become an economic driver for the City of
Carlsbad while also adhering to the Village and Barrio Master Plan and its Mixed-use
requirements by having retail on the bottom floor, which is another economic driver,” stated
Christine Davis, Executive Director of the Carlsbad Village Association.
The project addresses and manifests other important considerations articulated in the
Village & Barrio Master Plan.
Integrate plazas, courtyards, outdoor seating or dining areas, and other semi-public spaces
into new development, where feasible.
As mentioned, BLVD BEACH will feature outdoor seating and dining areas on all three levels.
This intentional use of space will encourage locals and visitors to enjoy the beautiful weather
and take in the vibrant atmosphere of the bustling Village.
Encourage shared and leased parking arrangements among multiple users of private or
non-city owned lots to maximize efficient use of existing off-street parking.
In order to offer additional parking to guests, BLVD BEACH has secured a shared parking
agreement with St. Michael’s by the Sea and the adjacent 39 stall lot to help manage
parking demand. BLVD BEACH has full access to utilize this lot outside of Sunday’s church
service times. Despite St. Michael’s offering a service on Saturday evening, that service is
typically attended by 10-15 parishioners who, according to Fr. Doran, will utilize the south
west lot exclusively.
Please refer to the Parking Management Plan outlined herein which further discusses the
thoughtful project approach to parking.
Attract high quality, sustainable development that enhances vitality and local character.
Overall, development standards and guidelines of the Master Plan maintain existing land use
patterns and densities and accommodate both residential and non-residential growth.
Existing character is respected and also enriched by emphasizing a street network inviting
and attractive to all users, whether arriving on foot or bike, by car or transit, and a
pedestrian-orientation for buildings and public spaces. Further, in keeping with the eclectic
mix of building designs prevalent in the Village and Barrio, the Master Plan emphasizes
quality architecture for any particular style. The importance the Master Plan places on
Sept. 17, 2025 Item #1 49 of 206
BLVD BEACH
Enhancing the Community
design, circulation and mobility supports economic development and attracts quality
business and shops.
BLVD BEACH has been meticulously designed to showcase high quality building materials,
thoughtful landscaping and an architectural style that pays tribute to its location 1 block
from the Pacific Ocean. The project will, in many ways, enhance the vitality of the Carlsbad
Village community. The ground floor retail spaces will invite pedestrians in from the Blvd.
and the experience from the beginning will be one of quality and emphasis on thoughtful
design. The event space will feature a western facing view deck that creates a truly unique
and breathtaking venue with ocean views. The roof terrace will be a place where the
community can gather for an intimate experience, sharing a sunset glass of wine and tapas.
A place where locals and visitors can truly experience and appreciate the beauty our seaside
community has to offer.
FABRIC has utilized its decade plus of experience in developing hospitality based projects to
ensure that the functions of this project are as impressive as the form. Having developed
upwards of 15 other restaurants, FABRIC has implemented high level standards to BLVD
BEACH to ensure that it functions smoothly based on its intended uses and occupancies.
From right sizing of the trash and recycling enclosures, grease interceptors and servicing
area, contemplating delivery logistics, ensuring proper onsite storage, planning for front of
house vs. back of house layout conditions and considering how customers will move through
the project, we continue to refine the functional side of the project’s design. The building
area itself makes up less than 1.0 FAR, so it is properly scaled and the terraced design
provides architectural relief from the street level and neighboring properties to the east.
FABRIC, the developer of BLVD BEACH, is a local firm based in Carlsbad Village with a
decade-long track record of neighborhood enhancing development projects.
Project information: www.blvd-beach.com
Developer information: www.fabricinvestments.com
Exhibits:
- Parking Management Plan
- Shared Parking Agreement with St. Michael’s
- LAZ Valet Letter
- Letter of Support - Army Navy Academy
- Letter of Support - Visit Carlsbad
Sept. 17, 2025 Item #1 50 of 206
BLVD BEACH
Parking Management Plan
SECTION 1. Available Parking for the Project
Parking Area 1 – onsite to include 10 parking stalls, EV ready, including 6 ADA parking stalls and a valet drop
Parking Area 2 – adjacent parking lot with 39 standard spaces, capacity with Valet increased to 60 vehicles.
BEECH AVENUE
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VALET DROP OFF / PICKUP
ADJACENT LOT VALET
(50)PARKING SPACES ON ADJACENT LOT
ONE WAY DRIVE AISLE @ 12'-0" WIDE (STANDARD LANE WIDTH)DROP OFF LOCATED IN ADJACENT LOT
BLVD BEACH PROJECT LOT
(4)PARKING EV SPACES ON BLVD LOT(6)ADA PARKING SPACES ON BLVD LOT
TOTAL: (60)PARKING SPACES BETWEEN ADJACENT LOT AND BLVD PROJECT LOT
45.00°
123
456
789
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S A F D I E R A B I N E S A R C H I T E C T S
1" = 30'-0"06/11/25 VALET PARKING EXHIBIT - ADJACENT PARKING LOT 2715-2729 Carlsbad Blvd.Carlsbad, CA 92008
BLVD | BEACH COMMERCIAL
Sept. 17, 2025 Item #1 51 of 206
BEECH AVENUE
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12' - 0"
12' - 0"12' - 0"
VALET DROP OFF / PICKUP
ADJACENT LOT VALET
(50)PARKING SPACES ON ADJACENT LOT
ONE WAY DRIVE AISLE @ 12'-0" WIDE (STANDARD LANE WIDTH)DROP OFF LOCATED IN ADJACENT LOT
BLVD BEACH PROJECT LOT
(4)PARKING EV SPACES ON BLVD LOT(6)ADA PARKING SPACES ON BLVD LOT
TOTAL: (60)PARKING SPACES BETWEEN ADJACENT LOT AND BLVD PROJECT LOT
45.00°
123
456
789
10 11 12
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S A F D I E R A B I N E S A R C H I T E C T S
1" = 30'-0"06/11/25
VALET PARKING EXHIBIT - ADJACENT PARKING LOT
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH COMMERCIAL
Sept. 17, 2025 Item #1 52 of 206
Parking Area 3 – applicant-controlled parking lot at 2333 State Street, 0.4 miles to BLVD BEACH, with 50
standard parking stalls onsite available after 5pm daily and on weekends. This Parking Area could be serviced
by Valet which would increase the parking capacity to 60+ vehicles, or it could be serviced by a shuttle for an
event group. Parking Area 3 is less than a 1 min drive and less than a 7 min walk from BLVD BEACH.
Parking Area 4 – public parking. There are approximately 170 public parking spaces within one block of BLVD
BEACH.
Sept. 17, 2025 Item #1 53 of 206
Recap:
SECTION 2. TYPES OF EVENTS + PARKING NEEDS
SECTION 3. PARKING MANAGEMENT PLANS
Parking Management Plan A – Includes the use of Parking Areas 1 and 2 with the potential for a valet parking
plan. This plan is meant to accommodate small to mid-sized events and gatherings with vehicle needs from
10 – 50 cars.
Parking Management Plan B – Includes the use primarily of Parking Areas 1 and 2 with a valet parking plan
and the potential use of a shuttle from Parking Area 3 as needed. This plan is meant to accommodate
medium sized events and gatherings with vehicle needs from 50 – 75 cars.
Parking Management Plan C – Includes the use of Parking Areas 1, 2 and 3 with a valet parking plan and
potential use of a shuttle from Parking Area 3. This plan is meant to accommodate larger events and
gatherings with vehicle needs from 70 – 100 cars. This plan includes the use of Parking Areas 1 and 2 with
valet service and Parking Area 3 with either a shuttle or valet service.
All Parking Management Plans will be clearly communicated and coordinated with booking groups ahead of
the event.
Sept. 17, 2025 Item #1 54 of 206
SHARED PARKING AGREEMENT
This Agreement is made effec<ve upon the comple<on of construc<on and receipt of Cer<ficates of
Occupancy by FABRIC 2775 PARTNERS, LLC (SDP 2024-0020 /CDP 2024-0032/CUP 2024-0010).
This Agreement is made between FABRIC 2775 PARTNERS, LLC (“Applicant”) and The Parish of St. Michael’s
By-The-Sea Episcopal Church in Carlsbad, CA (“Property Owner”).
RECITALS
Whereas, pursuant to the proposed development, which is subject to an executed Ground Lease dated March
15, 2024, the two par<es wish to establish a shared parking agreement.
NOW, THEREFORE, in considera<on of the mutual covenants herein, the par<es agree as follows:
The Property Owner grants Applicant the right to use approximately 39 parking spaces (set forth in Exhibit A)
for overflow parking purposes related to the proposed project. The spaces will be made available Sunday –
Saturday (daily) outside of congrega<on service <mes or special events.
Further, Property Owner grants permission to the Applicant to upgrade parking stalls within the 39 stall
parking lot to EV ready or EV capable as required.
IN WITNESS WHEREOF, the par<es have executed this Agreement.
Applicant:
___________________________
Brendan Foote, Managing Member
Date: __________
Property Owner Authorized Representa<ve:
____________________________
Fr. Doran Stambaugh
Date: __________
Sept. 17, 2025 Item #1 55 of 206
EXHIBIT A
Property Owner site - Assessor Parcel No.: 203-143-07-00 located above on the lej with 39 parking
stalls.
Applicant site – Assessor Parcel No’s.: 203-143-02-00 and 203-143-01-00 located above on the right
with 10 parking stalls
Sept. 17, 2025 Item #1 56 of 206
Attn: Brendan Foote
April 2, 2025
Dear Mr. Foote:
OVERVIEW
After analysis of the parking area in the below illustrated area, and through providing a system of valet stack
parking with professionally uniformed and groomed parking ambassadors parking guest vehicles on-site, we
project an increase of 20-25% of the available parking capacity.
We look forward to further discussions with you in this regard.
Sincerely,
Eric Smith
Director of Business Development
LAZ Parking
esmith@lazparking.com
Sept. 17, 2025 Item #1 57 of 206
Sept. 17, 2025 Item #1 58 of 206
June 13, 2025
Dear Carlsbad City Council Legislative Subcommittee and Planning Commission,
Visit Carlsbad’s mission is to promote and elevate the perception of Carlsbad through
innovative programs that enhance the visitor economy while preserving our exceptional
quality of life. We believe the proposed project “BLVD BEACH” located at 2715
Carlsbad Blvd. (SDP#2024-0020, CDP#2024-0032 and CUP#2024-0010) brings a
much-needed event space to our community which equips our organization with another
amazing tool to attract leisure, business travelers and groups to the area.
We believe that a high quality, boutique venue with ocean views will be well received
and will enhance the destination experience, therefore bringing more room nights into
Carlsbad and supporting increased tax revenues into the City of Carlsbad’s general
fund. Bringing meetings and conferences into Carlsbad is an important travel segment
for our destination. Conferences typically are held outside of summer months and
therefore support increased occupancy in our hotels during need periods. To attract
these conference groups, we need a diverse menu of quality offsite event facilities to
compete for their ultimate destination choice. BLVD BEACH will be a welcome addition
to that menu of options, offering a brand new, modern coastal venue to attract new
business to the area.
Thank you,
Kim Sidoriak
President & CEO
Visit Carlsbad
Sept. 17, 2025 Item #1 59 of 206
1
Project Name
Project Number
Applicant name, title
Applicant company name
Date submitted
Compliant with City Council Policy 84
PROJECT NAME: BLVD | BEACH
PROJECT NUMBER: SDP 2024-0020 /CDP 2024-0032/CUP 2024-0010
APPLICANT NAME: Brendan Foote, Managing Member
FABRIC 2775 PARTNERS, LLC
Date Submitted: February 24, 2025
Doc ID: 8a2d47d55eb2a3b1b9df09e9f0e32cccb4b88ebe
April 25, 2025
Exhibit 6
Sept. 17, 2025 Item #1 60 of 206
Enhanced Public Engagement Report Template
Enhanced Public Engagement Report
Project Name
2
Table of Contents
Project qualification .................................................................................... X
Enhanced public engagement notice information packet .......................... X
Mailing list ................................................................................................... X
Project website .......................................................................................... X
Project sign ................................................................................................. X
Public outreach meeting ............................................................................ X
Summary of input and actions/commitments ………………………………………….X
Appendix ………………………………………………………………………………………………….X
Doc ID: 8a2d47d55eb2a3b1b9df09e9f0e32cccb4b88ebe
BLVD BEACH
3
4-5
6
6
7
8-9
10-23
BLVD BEACH
24-76
Sept. 17, 2025 Item #1 61 of 206
Enhanced Public Engagement Report Template
Enhanced Public Engagement Report
Project Name
3
Project qualification
The following features make this project subject to enhanced public engagement requirements:
Check all
that
apply
Requires a discretionary permit approval by the Planning Commission or City
Council
Residential development consisting of 10 or more residential lots or residential
units
Non-residential development proposing a total of 50,000 square feet or more of
habitable space
Mixed-use development project (residential and non-residential uses in the same
building or on the same site), irrespective of size or unit count
Requires conditional use permit (excludes Minor Conditional Use Permit)
Requires a variance (excludes minor variance), waiver, concession or incentive or
other deviation from established development standards.
Requires a General Plan amendment, zone change, a master plan or specific plan
Requires a major amendment to a master plan or a specific plan. (excludes minor
amendment)
Requires an amendment to the city’s Habitat Management Plan
Doc ID: 8a2d47d55eb2a3b1b9df09e9f0e32cccb4b88ebe
BLVD BEACH
Sept. 17, 2025 Item #1 62 of 206
Enhanced Public Engagement Report Template
Enhanced Public Engagement Report
Project Name
4
Enhanced public engagement notice information packet
Information shared
For mixed-use projects (residential and nonresidential uses), notices should contain the
information required for residential and nonresidential projects.
Yes No
Site plan and elevations or renderings, each provided on minimum 8½” x 11” paper
Project name and city assigned case number(s)
Project address and nearest cross streets
Type of permit(s) being requested
Name of the applicant and representative (if different) and their mailing address,
telephone number and email address
Name of the city project planner assigned to process the application and their
mailing address, telephone number and email address
A description of proposed uses, major project features and amenities, and uses
planned to be demolished
Total number of proposed parking stalls and size and height of parking structures, if
proposed.
If the project proposes deviation of city adopted development standards, a
description of the current city standard and how the applicant proposes it be
changed
Project website address
Expected entitlement timeline (estimated date the project will be considered for
decision by the city) and which decision-making body will consider the project for
approval
Description of how the public can provide input and be added to a list for future
project related updates
Doc ID: 8a2d47d55eb2a3b1b9df09e9f0e32cccb4b88ebe
BLVD BEACH
Sept. 17, 2025 Item #1 63 of 206
Enhanced Public Engagement Report Template
Enhanced Public Engagement Report
Project Name
5
Non-residential projects
Yes No
Total number of buildings and each building square footage and height shown in
stories and size (e.g., one story/35 feet)
Intended purpose and use of each building
Residential projects
Yes No
Total dwelling units proposed
How many dwelling units will be market-rate and how many affordable
Square footage range of the market-rate and affordable units
Total number of buildings and each building’s square footage and building height
shown in stories and feet (e.g., one story/35 feet)
Additional information
Yes No
Additional information included (if yes, please describe below)
Doc ID: 8a2d47d55eb2a3b1b9df09e9f0e32cccb4b88ebe
BLVD BEACH
BLVD BEACH
Sept. 17, 2025 Item #1 64 of 206
Enhanced Public Engagement Report Template
Enhanced Public Engagement Report
Project Name
6
Mailing list
The “Enhanced Public Engagement Notice” was mailed via U.S. Postal Service, First Class Mail on
________ (DATE), to:
Yes No
Property owners within a 600-foot radius of the proposed project location according
to the latest equalized assessment rolls at the time of the project application.
600-foot radius yielded fewer than 30 properties and was extended until 30 or more
properties were reached.
The property management company and the HOA board of directors associated with
the property where the project is proposed (if any).
Occupants within a 600-foot radius of the proposed project location.
Project website
A project website, (INSERT URL), was published on ___________ (DATE) and has remained live since that
date.
Yes No
All information provided in the “Enhanced Public Engagement Notice” mailing has
been included on website since the time of publishing.
The website allowed individuals to provide comments via an online public comment
form or offered alternative ways to provide comments via email or U.S. mail.
Was additional information included on the website (if yes, please describe below)?
1/31/2025
1/30/2025
www.blvd-beach.com
Doc ID: 8a2d47d55eb2a3b1b9df09e9f0e32cccb4b88ebe
www.blvd-beach.com
BLVD BEACH
BLVD BEACH
Sept. 17, 2025 Item #1 65 of 206
Enhanced Public Engagement Report Template
Enhanced Public Engagement Report
Project Name
7
Project sign
A freestanding “Enhanced Public Engagement Project Notification” sign was posted on
_________ (DATE), which was within 30 days of the application date and at least 14 days in advance of
the outreach meeting, and met the following requirements:
Yes No
Project name and city assigned case number(s) included
Brief project description included, at a minimum, number of planned residential
units, square footage of commercial space, maximum height, and buildings
proposed for demolition
Project applicant and representative (if different) contact information
City project planner contact information
Project website address
The sign was posted in a location on the proposed project site that it is easily seen
from the street directly in front of the property and located at the most highly
trafficked portion of the property.
Proposed project is located on a corner or has more than one side facing different
streets, and a separate sign was posted facing each street.
Sign(s) utilized the template provided by the City of Carlsbad
Sign(s) remained posted and in good legible and physical condition until final action
was taken on the permit application by the decision-making authority
2/7/2025
Doc ID: 8a2d47d55eb2a3b1b9df09e9f0e32cccb4b88ebe
BLVD BEACH
Sept. 17, 2025 Item #1 66 of 206
Enhanced Public Engagement Report Template
Enhanced Public Engagement Report
Project Name
8
Public outreach meeting
Project application date
Meeting date (must be within 45 days of submittal)
Meeting time
Meeting location
Attendance
Meeting announcement*
Yes No
Announcement of the public outreach meeting was mailed to those recipients
included in the Enhanced Public Engagement Notice information packet, as well as
other parties who have notified the applicant or the city that they wish to be
informed about the project
Announcement was postmarked on (INSERT DATE), which is at least 14 days in
advance of the meeting
Announcement was combined with Enhanced Public Engagement Notice information
packet
Announcement was posted to the project’s website on (INSERT DATE), which is at
least 14 days in advance of the outreach event
* Announcement of the public outreach meeting may be included as part of the Enhanced Public Engagement
Notice information packet, as long as it is postmarked at least 14 days before the meeting date.
1. Village by the Sea HOA: 3/5/2025 @ 3:30pm on-site
2. Village Voices hosted by Carlsbad Village Association: May 2025
2/24/2025
TBD
On site
3:30 pm
Doc ID: 8a2d47d55eb2a3b1b9df09e9f0e32cccb4b88ebe
10-12
July 8, 2025
This meeting was coordinated directly with the HOA
BLVD BEACH
Sept. 17, 2025 Item #1 67 of 206
FABRIC
First Name
AYSIN
JACKIE
JimiT
SHINTHT
LauraCherylPARICK
MARCH 5th 2025
BLVD BEACH
Community Outreach Meeting
Last Name
NEVILLE
CONWOLLY
MEHTA
MEHTA
Smith
SuwansonCunolly
Email Address
aysinneville agmail.
ifconnolly09@ amall.conk
Jim@ KviciV./ com
China Laura 2002e amail.coт
Com
willowbrookappleDaol.com
DeAwaly (@ MIRA95A
Sept. 17, 2025 Item #1 68 of 206
Enhanced Public Engagement Report Template
Enhanced Public Engagement Report
Project Name
9
Additional outreach
Yes No
Applicant went beyond minimum requirements for stakeholder outreach (if yes,
please describe below)
In addition to project Website and Mailers.
Hosting two Community Meetings
1. Village by the Sea HOA: 3/5/2025 @ 3:30pm on-site
2. Village Voices hosted by Carlsbad Village Association: May 2025
Doc ID: 8a2d47d55eb2a3b1b9df09e9f0e32cccb4b88ebe
3. Brief Project Discussions with:
Mayor Blackburn 4/10/25Councilmember Bhat-Patel 4/25/25Councilmember Acosta 5/1/25Councilmember Burkholder 5/2/25
BLVD BEACH
BLVD BEACH
July 8, 2025
Sept. 17, 2025 Item #1 69 of 206
March 5th HOA Meeting - BLVD BEACH
1. Who owns/will manage facilities?
The facilities will be developed and managed by a subsidiary entity of Fabric Investments, Inc. It's likely it
will be property managed by a 3rd party provider. The development is being constructed as a part of a
long term ground lease between FABRIC and St. Michael’s by the Sea which FABRIC intends to retain long
term ownership of.
2. Will there be a contact point for residents during building and after facilities are opened?
Yes, residents will have a point of contact for the asset management team and property management
team and possibly the event management team.
3. What is the Scope/Purpose of the Facilities, especially types of businesses and type of events
using Levels 2 and 3?
Level 2 - community event space. This space will serve the public’s needs to gather for events ranging
from weddings, reunions, community meetings, corporate events, birthdays, anniversary parties, etc.
Level 3 - Roof terrace with food and beverage service could be a part of events depending on the scope,
and otherwise would be open to the public for enjoyment.
4. Does the Project require CEQA and/or Coastal Commission assessment/approval?
It is our understanding that the project is exempt from CEQA under the Class 32 infill exemption criteria.
Required studies have been completed to demonstrate:
● The project is consistent with the city's zoning and general plans
● The project is located within city limits
● The project is substantially surrounded by urban uses
● The project does not significantly impact traffic, noise, air quality, or water quality
● The project site can be adequately served by all required utilities and public services
Coastal Development Permit is reviewed through the City of Carlsbad in line with the adopted Master Plan.
5. How does the Project comply with Village Barrio Plan/Conditional Use?
See information provided on the “Zoning” slide.
6. How will the Project’s visual aesthetics comply with applicable guidelines and be compatible
with the existing architecture and character of the neighborhood? Specifically, what material will
be used?
California Contemporary / Modern. Highlights natural features, coastal design and is scaled in context
with the surrounding properties. Wood, glass, concrete will be used as primary materials.
Summary of Input & Responses
10
Sept. 17, 2025 Item #1 70 of 206
7. Will there be a roof top deck, and if so, what activities are contemplated for that area
What is the location/use of other outdoor decks? See response above to question #3. Level 2 has an
outdoor patio off the west side of the space for event purposes. Level 1 has several outdoor patios off
the east frontage for outdoor dining.
8. What will be the Hours of Operation?
Anticipated outdoor activities will cease at 10pm and adhere to decibel limitations. Indoor activities will
cease at midnight.
9. What is the occupancy limit for each of the facilities?
Although the occupancy limits afforded to the project by code by use will be X, we will limit the total
occupancy to far less than that for the event space in particular. Our event management partner
estimates that the event space will be limited to approx. 250 guests. Restaurant & Retail space will have
occupancy limits driven by use, sq footage and related code limitations.
10. How much parking will you offer and how will you handle parking/traffic especially for major
events?
We have maxed out our onsite parking at 10 spaces. We also have a shared parking agreement with St.
Michael’s to utilize the adjacent 40 parking stalls as needed outside of church services. There are over
150 public stalls within ½ block and 500 within 4 blocks. Our event management partner has estimated,
based on historical statistics, that at least 75% of guests of an event will use rideshare, carpool or public
transportation. We will consider using a valet program for events to maximize parking efficiency.
11. What is your outdoor Lighting scheme?
Outdoor lighting scheme to be further designed and developed, however it will provide ambient site
lighting as well as minimum lighting required to meet fire & life safety requirements.
Lighting will take into consideration neighboring properties and aim to be respectful of the surrounding
developments
12. How will you comply with existing noise and Disturbing the Peace ordinances? Carlsbad MC8.09
Class II Entertainment License, we will adhere to the following ordinances and best practices:
Noise Restrictions. Noise shall be measured in accordance with Section 8.09.110. Between the hours of 10:00 p.m.
and 7:00 a.m. no entertainment establishment may cause, permit or maintain noise at a sound level to the extent
that the one-hour average sound level exceeds 65.0 dBA Leq-1m at the property line of the entertainment
establishment of which the noise is produced. The noise subject to these limits is that part of the total noise at the
specified location that is due solely to the action of said responsible party.
11
Sept. 17, 2025 Item #1 71 of 206
§ 8.09.110
Sound or noise measurement.
A. Any sound or noise level measurement shall be measured with a sound level meter using an A-weighted
(40-phon) filter and an electrical time-constant equal to one second (i.e., "slow" meter response) pursuant to
applicable manufacturer's instructions.
B. The sound level meter shall be appropriately calibrated and adjusted both before and after a test to ensure
meter accuracy within the tolerances set forth by the American National Standards Institute (ANSI) test designation
S1.40-1984 for Type II instrumentation.
C. For outdoor measurements, the microphone shall be not less than four feet above the ground, at least four feet
distant from walls or other reflecting surfaces. The sound level meter shall be either mounted to a tripod, or
handheld in a manner so as not to be directly in front of the abatement officer. The sound level meter shall be
protected during any test from the effects of wind noises by the use of appropriate manufacturer specified
windscreens.
D. The location of the any sound level measurement used for the purposes of noise abatement shall be taken at the
property line of the entertainment establishment that is creating the noise source. The sound level meter shall be
oriented such that the microphone is facing the noise source and is elevated approximately 45 degrees vertically
with respect to the ground. Under no circumstances should a measurement be performed closer than six feet from
the noise source regardless of property line orientation.
E. Measurements shall be performed for a period of 60 seconds at each property line of interest using a
time-energy average approach (i.e., equivalent sound level or Leq based on a meter exchange rate of three dB).
Each measurement shall be logged by the abatement officer on the reporting sheet as "xx.x" dBA Leq-1m, where
"xx.x" is the reading from the sound level meter.
F. If the noise source is intermittent, then for each halving of the hour in which the source is expected to occur, the
effective noise level at the property line can be reduced by 3.0 dBA Leq.
(Ord. NS-859 § 3, 2007)
13. Will the project incorporate any Site/Noise shielding? Specifically, what are your Landscaping
Plans? What existing trees will be retained?
a. The event space is located on the west side of the development, therefore the building
mass itself serves as a physical noise barrier to the residential developments to the east
of carlsbad boulevard. Furthermore, the noise study provided as part of the project
documentation indicates that the noise generated from the event space is less than or
equal to the decibel level generated by the traffic on Carlsbad Boulevard.
b. Noise generated by the ground level uses (Restaurant & Retail) will be consistent with
similar adjacent uses.
12
Sept. 17, 2025 Item #1 72 of 206
c. Parapets have been architecturally integrated into the building design to provide visual
and noise barriers for the rooftop mechanical equipment as required by the Village
Barrio Master Plan.
d. The existing street trees along Carlsbad Boulevard are to be protected in place per city
requirements and will provide additional sound buffering for the residential
developments east of the project site. The project will also provide new street trees
along Beech Ave. frontage to enhance the noise containment along that street frontage.
e. Landscaping will be provided in perimeter planters along the edges of levels 2 & 3 which
will provide further sound mitigation.
13
Sept. 17, 2025 Item #1 73 of 206
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
SDP 2024-0020CDP 2024-0032CUP 2024-0010
VBMP: HOSP
Single 20,885 sf three story
building with a max height of
45' consisting of 3 ground
level retail spaces, a second
level event space and roof
amenity terrace. The project
includes 10 parking stalls
onsite and access to 39
additional stalls through a
shared parking agreement.
BLVD I BEACH SAFDIE RABINES ARCHITEСTS F
FABRIC
14Sept. 17, 2025 Item #1 74 of 206
150-ELEVATION INFORMATION18-0 25-0 30-0 25-0 30-0 22-0 3 story concrete structure
Height from Level 1 to top of parapet - 47'-6"
All mechanical equipment shall be equal to or less than the parapet height
3 story Atrium provided for vertical circulation on western facade
LEVE2
EASTEAST ELEVATION-CARLSBAD BOULEVARD3/64" = 1'-0"
MATERIALITY - Designed with longevity, simplicity and natural palette in mindSmooth Stucco Systems - (exterior walls / roof parapet)
color: natural light color palette
25-0
E
150
25-0 18-0
NORTH ELEVATION-BEECH AVENUE3/64" 1'-0"
10/21/24
BLVD I BEACH
elevations
Aluminum Trellis Systems - (trellis / steel elements)wood Look finish with HPC steel coating
EVEL EOO
LEVEL Form lined Concrete - (planter walls / site walls / feature walls)
vertical rib pattern
LEVILZ
LEVELo
COMMERCIAL2715-2
Vertical Batten System - (Facade treatment at walls & window systems)wood Look finish
Smooth Concrete Finish - (Columns / Slabs / Walls)
concrete finishing system to ensure consistency
SAFDIE RABINES ARCHIТEСTS F
FABRIC
15Sept. 17, 2025 Item #1 75 of 206
10 PU
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SP
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55
PU
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30 PUBLIC SPACES
BLVD I BEACH
parking
PRIVATESPACES
16
PU
B
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SP
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スクラップ。28 PUBLIC SPACES 30 PUBLIC SPACES
WARRIDRS 300+PUBLIC SPACES
There are over 460 public
parking spaces within 1/4
mile of the subject
property.
Fabric owns property with
over 100 parking stalls
within the Village.
10 parking stalls will be
provided on site, including6 ADA stalls and 6 EV
stalls. (2 ADA w/ EV)
Fabric has a shared
parking agreement with
St Michael's to utilize
another 39 stalls for
overflow.
SAFDIE RABINES ARCHITECTS
FABRIC
16Sept. 17, 2025 Item #1 76 of 206
(39) PRIVATE PARKINGSPACES ON CHURCHPARKING LOT TO ВEUTILIZED VIA SHAREDPARKING AGREEMENT
BLVD I BEACH
parking continued
BEECH STREET
SB
A
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BL
V
SECTION 1. INTRODUCTION
On September 22, 2022, Governor Newsom signedAssembly Bill (AB) 2097 (Chapter 459, Statutes of2022), which aims to promote more affordable housing
solutions and reduce greenhouse gas emissions byremoving mandatory parking minimums within one-half
mile of major transit stops (with some exceptions) and
addressing excess parking spaces that drive up costs.This law took effect on January 1, 2023.
On September 19, 2024, Governor Newsom
The California Department ofHousing and CommunityDevelopment (HCD) has authorityto enforce AB 2097 pursuant to
Government Code section 65585,
subdivision (j)(12). This technical
advisory provides guidance and
considerations regarding
strengthened these efforts by signing AB 2553 (Chapter implementation of AB 2097.275, Statutes of 2024), which expands the definition of"major transit stop" by increasing the frequency of bus service intervals to 20 minutes or less duringpeak periods. This portion of the law takes effect January 1, 2025.
In combination, AB 2097 empowers developers and communities to prioritize housing and otherdevelopment projects near transit hubs, which supports more sustainable and connectedcommunities while addressing California's critical housing and climate challenges.
The subject site is within 1/2 mile to
the NCTD transit center, therefore
no parking minimums can be
enforced with the exception of
green code (EV) and ADA spaces.
SAFDIE RABINES ARCHIТEСTS
FABRIC
17Sept. 17, 2025 Item #1 77 of 206
VBO RETAIL VC VG HOSP FC PT BP ВC
Brewerys C C C C
GUNAD Convenience Store P C P P C3HOSPVGDistilleryCCC
MESSAVE
VBO
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MA
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Drive-Thru Facility C
Financial Institution P P C3 P P
Personal Services P P P P PBEECH AVE.
Restaurant P P P P P
VC Restaurant, Delicatessen P P P P P
CHRISTIANSEN AVL Restaurant, Fast Food P P P P P
AR
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GRAND AVE Restaurant, Limited Take-Out Service P P P P P
Retail P P P P P
Winerys C C C C
CARLSBAD VILLAGE DR
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.
C. Hospitality District (HOSP)
The Hospitality District provides a transition between the beach and the heart of the Village. The area contains mixed-
use and commercial buildings, scattered residential, and a number of large and expansive uses, including a private
school, church, lodging, and a retirement community.The area is contained entirely within the Coastal Zone and
provides an opportunity for visitor-serving and hospitality uses serving visitors and residents alike, with ground floor
commercial uses primarily catering to visitors. While buildings are intended to be mostly attached and built on or
near the front property line to create a continuous street frontage and a seamless walkable environment, along part
of Carlsbad Boulevard, much of the district has a greater building setback requirement to help maintaina more open
feel as well as access and views toward the coastline. In addition, portions of the district, such as the Army and Navy
Academy, may retain a more campus-like setting for quite some time.
2.7.3 НOSPITALITY
SUPPLEMENTAL DISTRICT STANDARDSStandard
G. BUILDING HEIGHT
2.
Maximum 45 feet and 4 stories
inimum ground floor wall plate height for
buildings fronting Carlsbad Boulevard: 14
feet. This height shall be measured from the
finished floor to the top plate of the ground
floor or, where there is no "plate", to thebottom of the ground floor structure of the
second floor.
Interpretation
Maximum Height
45 ft., 4 storiesmaximun E
Four-Story Buildings
BLVD I BEACH
zoning
SAFDIE RABINES ARCHITECTS
FABRIC
18Sept. 17, 2025 Item #1 78 of 206
NT SIGNAGE Native species
Drought tolerantLush
BLVD I BEACH
Landscaping - Basis of Design only GROUNDLEVEL
LandscapeArchitecture
19Sept. 17, 2025 Item #1 79 of 206
LI
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LIMIT OF WORK
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BLVD I BEACH
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LandscapeArchitecture
20Sept. 17, 2025 Item #1 80 of 206
SAON
BLOC
BLVD I BEACH
about FABRIC
JEUNE ET JOLIE
FABRIC
TYRA
21Sept. 17, 2025 Item #1 81 of 206
GNAGE
BLVD I BEACH
BLVD BEACH
SIGNAG
Q&A
SAFDIE RABINES ARCHIТEСTS
FABRIC
22Sept. 17, 2025 Item #1 82 of 206
Enhanced Public Engagement Report Template
Enhanced Public Engagement Report
Project Name
12
Transmittal of Contents and Attachments
The following information is included in this report:
(Check all
that apply)
Participants
Spreadsheet of individuals and organizations (including additional detail, but
at a minimum, associated addresses) who were notified, asked to be notified
of future actions, participated in public engagement, or provided input
Summary of Input Received
Summary of all input provided by the public and the applicant’s responses to
input received
Engagement Materials
Color copy of Enhanced Public Engagement Notice information packet
Close up photo of project sign
Photo of project sign from a distance to see its location
Map showing mailing area
Copy of public meeting notice (if sent separately from the Enhanced Public
Engagement Notice information packet)
Copies of emails, letters, comment cards and other input received
Copies of any other informational materials provided to the public, noting
the method and date of distribution
Screen shots of the project’s website
Attestation
Signed affidavit attesting to the completeness and accuracy of the
information submitted in this report and attached to the affidavit.
Doc ID: 8a2d47d55eb2a3b1b9df09e9f0e32cccb4b88ebe
BLVD BEACH
23Sept. 17, 2025 Item #1 83 of 206
Enhanced Public Engagement Report Template
Enhanced Public Engagement Report
Project Name
13
Date: ___________________________________________
Signature: ___________________________________________
Print Name: ___________________________________________
Project Name: ___________________________________________
Project Number: ___________________________________________
Location: ___________________________________________
___________________________________________
Return to: ___________________________________________
(City planning contact)
City of Carlsbad
Planning Division
1635 Faraday Ave.
Carlsbad, CA 92008-7314
Brendan Foote, FABRIC 2775 PARTNERS, LLC
BLVD | BEACH
SDP 2024-0020 /CDP 2024-0032/CUP 2024-0010
2715-2729 Carlsbad Boulevard
Carlsbad, CA 92008
Kyle Van Leeuwen, Associate Planner
02 / 21 / 2025
Doc ID: 8a2d47d55eb2a3b1b9df09e9f0e32cccb4b88ebe
BLVD BEACH
24Sept. 17, 2025 Item #1 84 of 206
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LEVEL 1 - SITE PLAN
2715-2729 Carlsbad Blvd.Carlsbad, CA 92008
BLVD | BEACH COMMERCIAL
Sept. 17, 2025 Item #1 87 of 206
PARNNG
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NOTICEOF PROJECT APPLICATION
PROJECT NAME:BINDBEACH
PROJECT NUMBER:SDP 2024-0020 CDP 2024-0832/CUP 2024-0010
PROJECT DESCRIPTION SETE BEVELOPMEST PLAN, ONDILIONALURE PEMIT, ANH СПASTAL
PRVELOFUENT PERМІ 1О DEОLH ЗFAISTIM SINGIE-STORY HCILDINGSU
ANI FERMET THE FONSTRUCTIONCONN OF A MINGLE IBASS SQUARE FOOIСOMYELAL EELONG ON ABSZ-ACNE
STTE LOCATDON THE SOUTRWERE CORNER OF CARLSHAD BIVD ANE
BILCR OL THE FUOSILTWIIL ICLE DE 3 GHOURD ELAO REFAILSPAES
ASECOIND STORY COMMI NITYV EVENE SPALE AND & THIRD LEVEL AMENITN
TRKRACE,THE PHCEMILLILL INCLEDINCIA InI SUEACESURIACE TARNINGACKSAWELL AS DRIVE AISLES ACCESSED FROM REECH AVE ANDLANAND LANISCAPЕН
AREAS FOR MORE INFORMATION, PEFASE.YISET.www.-BEA
PRDECT APPLICANT REPRESENTATIVE:
TARIC TS PARTNERS ELE
BRENDAN FOOTE MANMGING HEMBEN
LETY DFCAMLSSAD
PLANNING DIVISIO
KYEF VAN LIFUWEN, ANSOCIATE PLANNER
442133 2411
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Sept. 17, 2025 Item #1 88 of 206
NOTICE
OF PROJECT APPLICATION
PROJECT NAME:BLVD | BEACH
SDP 2024-0020 /CDP 2024-0032/CUP 2024-0010PROJECT NUMBER:
PROJECT DESCRIPTION:
CITY OF CARLSBAD:PROJECT APPLICANT/REPRESENTATIVE:
FABRIC 2775 PARTNERS, LLC
BRENDAN FOOTE, MANAGING MEMBER
mgmt@fabricinvestments.com
(619) 678-1074
PLANNING DIVISION
KYLE VAN LEEUWEN, ASSOCIATE PLANNER
kyle.vanleeuwen@carlsbadca.gov
(442) 339-2611
SITE DEVELOPMENT PLAN, CONDITIONAL USE PERMIT, AND COASTAL
DEVELOPMENT PERMIT TO DEMOLISH 3 EXISTING SINGLE-STORY BUILDINGS
AND PERMIT THE CONSTRUCTION OF A SINGLE 20,885 -SQUARE FOOT,
3-STORY, MAXIMUM 42.5-FOOT-HIGH COMMERCIAL BUILDING ON A 0.52-ACRE
SITE LOCATED ON THE SOUTHWEST CORNER OF CARLSBAD BLVD. AND
BEECH AVE. THE PROJECT WILL INCLUDE 3 GROUND FLOOR RETAIL SPACES,
A SECOND STORY COMMUNITY + EVENT SPACE AND A THIRD LEVEL AMENITY
TERRACE. THE PROJECT WILL INCLUDE 10 SURFACE PARKING SPACES AS
WELL AS DRIVE AISLES ACCESSED FROM BEECH AVE. AND LANDSCAPED
AREAS. FOR MORE INFORMATION, PLEASE VISIT WWW.BLVD-BEACH.COM
Sept. 17, 2025 Item #1 89 of 206
13520 Scarsdale Way Office: (760) 295-3951 info@titleprois.com
San Diego, CA 92128 Fax: (760) 295-4038 www.titleprois.com
DECLARATION OF SERVICE BY MAIL
COMPANY NAME: FABRIC INVESTMENTS
CUSTOMER NAME: BRENDAN FOOTE
COMPANY ADDRESS: 2676 STATE ST, #100, CARLSBAD, CA 92008
SITE APN(s): 203-143-01 & 203-143-02
SITE ADDRESS: 2715 & 2729 CARLSBAD BLVD, CARLSBAD, CA 92008
DECLARATION:
I, Sean Wilson, Of, Title Pro Information Systems, do hereby declare that on, JANUARY 31ST, 2025, I served
by mail upon each OWNER within 600FT & ܈ NON-OWNER OCCUPANT within 100FT, of the above-
designated premises/subject property area, by depositing in the United States Mail, with postage fully
prepaid, copy of the BLVD BEACH APPLICATION NOTIFICATION, a copy of which is attached hereto, giving
the name(s) of the notice giver, site address of the subject property where the business is to be conducted,
addressed to the Owner AND/OR Occupant for each of the following addresses: (see attached sheet(s)).
(Note: Depending on the noticing requirements, we may have removed Duplicate Property Owners,
Owner/Occupants from applicable address lists to prevent multiple notification.)
I declare under the penalty of perjury that the foregoing is true and correct.
Executed at San Diego, California, this 31ST, day of JANUARY, 2025 .
Signature
Sept. 17, 2025 Item #1 90 of 206
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02 / 21 / 2025
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Sent for signature to Brendan Foote
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02 / 21 / 2025
23:43:13 UTC
Viewed by Brendan Foote (brendan@fabricinvestments.com)
IP: 174.218.174.78
02 / 21 / 2025
23:43:21 UTC
Signed by Brendan Foote (brendan@fabricinvestments.com)
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The document has been completed.02 / 21 / 2025
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Sept. 17, 2025 Item #1 96 of 206
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Sept. 17, 2025 Item #1 98 of 206
ARMY AND NAVY ACADEMY
CARLSBAD CALIFORNIA
P O BOX 3000
CARLSBAD CA 92018
NORTH SAN DIEGO COUNTY
TRANSIT DEVELOPMENT BOARD
810 MISSION AVE
OCEANSIDE CA 92008
MILA CO II LLC
16130 ROYAL OAK RD
ENCINO CA 91436
S G C LEGACY TRUST 09-30-22
7901 WINDROSE AVE APT 902
PLANO TX 75024
2649 OCEAN STREET LLC
6655 E 66TH ST
PARADISE VALLEY AZ 85253
PHILLIPS JACK D FAMILY
TRUST 05-25-16
22794 W LOON LAKE BLVD
ANTIOCH IL 60002
MINICK JOYCE J
111 CAMINO AMIGO CT
DANVILLE CA 94526
DEL MAR MANAGEMENT
TRUST 09-10-19
2720 OCEAN FRONT
DEL MAR CA 92014
HAVENS FRED Z III TR
6828 SHEARWATERS DR
CARLSBAD CA 92011
KENYON JOHN W III REVOCABLE
TRUST 03-31-11
4001 W INDIAN SCHOOL RD
PHOENIX AZ 85019
BENEDICT CARLSBAD LIVING
TRUST 04-04-07
8185 HORSESHOE BEND LN
LAS VEGAS NV 89113
2683 L P
P O BOX 793
RCHO SANTA FE CA 92067
PATTON M/K FAMILY
TRUST 05-22-95
28 W YALE LOOP
IRVINE CA 92604
KLOSTERMAN KENNETH G
IRREVOCABLE TRUST 02-11-21
2685 OCEAN ST
CARLSBAD CA 92008
KUNKEL EVELYN N REVOCABLE
TRUST 08-02-11
2689 OCEAN ST
CARLSBAD CA 92008
GROSSE RUSSELL W AND MARY E
FAMILY TRUST AKA GROSSE
5870 SUNNY CREEK RD
CARLSBAD CA 92010
CRUMP S SCOTT AND LISA H
3300 FAIRCHILD AVE
WAYZATA MN 55391
PALISOUL SURVIVORS
TRUST 06-20-97
2653 OCEAN ST
CARLSBAD CA 92008
BLAIR FAMILY TRUST 04-28-15
655 INDIA ST
UNIT 321
SAN DIEGO CA 92101
SAXE FAMILY TRUST 04-13-11
5030 W OQUENDO RD
LAS VEGAS NV 89118
CAMISI LLC
7317 E GREENWAY RD
SCOTTSDALE AZ 85260
2634 OCEAN LLC
P O BOX 510
CARLSBAD CA 92018
SHERRELL KEVIN S AND
STOCKDALE MICHELLE L
2642 OCEAN ST
CARLSBAD CA 92008
JOHNSON-ALGOVER
TRUST 02-14-18
2650 OCEAN ST
CARLSBAD CA 92008
BLUE BARRY J
2658 OCEAN ST
CARLSBAD CA 92008
SWAN CHRISTOPHER AND CRISTA
2668 OCEAN ST
CARLSBAD CA 92008
TTR/BLR TRUST 04-21-05
7406 N 83RD DR
GLENDALE AZ 85305
CARLSBAD MERMAID SEPTEMBER 23
2008 TRUST
2680 OCEAN ST
CARLSBAD CA 92008
SIDUN MARIE TRUST 09-13-07
621 LAS FLORES DR
SAN MARCOS CA 92078
STOTESBURY IRENE M
TRUST 04-18-02
14119 HALPER RD
POWAY CA 92064
Sept. 17, 2025 Item #1 99 of 206
MEISTER INVESTMENTS LLC
1289 FOREST AVE
CARLSBAD CA 92008
RUS IONUT A AND IONITA
FLORENTINA G
1236 PADONIA AVE
WHITTIER CA 90603
EQUITAS REAL ESTATE HOLDINGS
LLC
1515 SUNRISE DR
VISTA CA 92084
SINCLAIR B MILLS
7317 E GREENWAY RD
SCOTTSDALE AZ 85260
ARMY AND NAVY ACADEMY
CARLSBAD CALIFORNIA INC
2605 CARLSBAD BLVD
CARLSBAD CA 92008
2687/2689 GARFIELD ST LLC
2729 OCEAN ST
CARLSBAD CA 92008
WAILES RENEE S REVOCABLE
TRUST 02-10-00
2729 OCEAN ST
CARLSBAD CA 92008
CARLSBAD BLVD LLC
2667 OCEAN ST
CARLSBAD CA 92008
CITY OF CARLSBAD
PUBLIC AGENCY
CARLSBAD CA 92008
ST MICHAELS-BY-THE-SEA
EPISCOPAL CHURCH
2775 CARLSBAD BLVD
CARLSBAD CA 92008
CARLSBAD BEACH HOTEL
PROPERTIES L L C
2775 OCEAN ST
CARLSBAD CA 92008
FRONT PORCH COMMUNITIES AND
SERVICES
800 N BRAND BLVD
19TH FLR
GLENDALE CA 91203
STATE OF CALIFORNIA
PUBLIC AGENCY
CARLSBAD CA 92008
WELCH FAMILY TRUST 09-27-99
351 BEECH AVE
CARLSBAD CA 92008
PEDDLE DAVID
367 BEECH AVE
CARLSBAD CA 92008
TOMARO LIVING TRUST 08-10-04
385 BEECH AVE
CARLSBAD CA 92008
FAGRELL FAMILY TRUST 05-01-01
2640 HIGHLAND DR
CARLSBAD CA 92008
CAAN JO ANN E TR
333 BEECH AVE
CARLSBAD CA 92008
CITY OF CARLSBAD
1200 CARLSBAD VILLAGE DR
CARLSBAD CA 92008
NACCA JOSEPH V
2778 CARLSBAD BLVD
UNIT 202
CARLSBAD CA 92008
FERNANDEZ LOURDES
2778 CARLSBAD BLVD
UNIT 204
CARLSBAD CA 92008
WEBBER CRAIG
2778 CARLSBAD BLVD
UNIT 206
CARLSBAD CA 92008
WRIGHT PATRICIA C
2778 CARLSBAD BLVD
UNIT 208
CARLSBAD CA 92008
AUSMAN WALTER A AND LAMBERT-
AUSMAN NATALIA V
2778 CARLSBAD BLVD
UNIT 210
CARLSBAD CA 92008
DUDAS JON AND NICOLE
915 N OLSEN AVE
TUCSON AZ 85719
PORTER FAMILY
TRUST 04-16-2020
2177 N GRANDVIEW RD
ORANGE CA 92867
KNOWLEDGE MANAGEMENT
TRUST 11-13-13
5325 ALTON PKY
STE C-204
IRVINE CA 92604
GONZALEZ GERMAN AND NELIDA
2778 CARLSBAD BLVD
UNIT 207
CARLSBAD CA 92008
BREWER DEANNE M
29192 VISTA VALLEY DR
VISTA CA 92084
OCKELS THEODORE L
456 HIGH TIARA CT
GRAND JUNCTION CO 81507
Sept. 17, 2025 Item #1 100 of 206
HOLT HOMER AND LUCY
2241 E CHRISTY DR
PHOENIX AZ 85028
DREW PATRICIA L
TRUST 06-30-14
2778 CARLSBAD BLVD
UNIT 215
CARLSBAD CA 92008
RAHHAL FIRAS M AND DIANNA S
2728 ANGELO DR
LOS ANGELES CA 90077
BUTH FAMILY LIVING
TRUST 08-23-23
3114 DEL REY AVE
CARLSBAD CA 92009
WARSHAWSKY FAMILY
TRUST 02-01-02
72211 BARBARA DR
RANCHO MIRAGE CA 92270
NELSON CHRISTINE M REVOCABLE
TRUST 10-18-94
3021 E SHAKESPEARE PL
SALT LAKE CTY UT 84108
LARKIN RICHARD L AND
DEBORAH C
2037 W FLETCHER ST
CHICAGO IL 60618
RICHTER SAMANTHA
2756 CARLSBAD BLVD
UNIT 100
CARLSBAD CA 92008
PASHA SABIHA TRUST 11-01-04
2756 CARLSBAD BLVD
UNIT 101
CARLSBAD CA 92008
LENAHAN JOHN E JR AND BURKE
VIRGINIA M
12 HARBOR HEIGHTS DR
CENTERPORT NY 11721
SCHALL ELENA B LIVING
TRUST 11-08-23
7102 DAFFODIL PL
CARLSBAD CA 92011
S K J FAMILY INVESTMENTS LLC
100 48TH AVE NW
NORMAN OK 73072
SCHOLTA MATTHEW D AND
KELLIE A
2776 CARLSBAD BLVD
UNIT 103
CARLSBAD CA 92008
SANGEORGE FAMILY
TRUST 07-01-13
6964 AMMONITE PL
CARLSBAD CA 92009
KHOURY FARGO N
2776 CARLSBAD BLVD
UNIT 101
CARLSBAD CA 92008
NICHOLS CELESTE
6022 N 64TH PL
PARADISE VLY AZ 85253
PRIETTO JOHN G REVOCABLE
LIVING TRUST 07-21-05
3071 JEFFERSON ST
CARLSBAD CA 92008
NEGRON ELI P AND TOMASITA B
2760 CARLSBAD BLVD
UNIT 102
CARLSBAD CA 92008
HANIFAN J AND L FAMILY
TRUST 04-09-02
1575 DELUCCHI LN
STE 115
RENO NV 89502
OESTERLE FAMILY
TRUST 10-25-90
152 WITHAM RD
ENCINITAS CA 92024
FLORES CHRISTOPHER AND
CARLOTHA
2778 CARLSBAD BLVD
UNIT 300
CARLSBAD CA 92008
GONZALEZ MIGUEL A AND MARIA S
2778 CARLSBAD BLVD
UNIT 301
CARLSBAD CA 92008
JONES BARBARA H REVOCABLE
LIVING TRUST 05-19-14
2778 CARLSBAD BLVD
UNIT 302
CARLSBAD CA 92008
HICKS ANGELA
2778 CARLSBAD BLVD
UNIT 303
CARLSBAD CA 92008
SCHILLING JILL D
2778 CARLSBAD BLVD
UNIT 304
CARLSBAD CA 92008
SWANSON RICHARD A AND CHERYL
A REVOCABLE TRUST
2764 CARLSBAD BLVD
UNIT 100
CARLSBAD CA 92008
LILLFORS JOHN E
2764 CARLSBAD BLVD
UNIT 101
CARLSBAD CA 92008
NIXON PAUL E AND KIMBER L
2764 CARLSBAD BLVD
UNIT 102
CARLSBAD CA 92008
LIBERIO ROCCO J AND KATHLEEN
M FAMILY TRUST 07-01-01
155 S EL MOLINO AVE
STE 202
PASADENA CA 91101
JIM AND JAN TRUST 03-06-14
2764 CARLSBAD BLVD
UNIT 104
CARLSBAD CA 92008
Sept. 17, 2025 Item #1 101 of 206
LANGAN REVOCABLE LIVING
TRUST 10-22-18
3511 FOUR PEAKS ST
CARLSBAD CA 92010
SMITH BRETT AND LAURA FAMILY
TRUST 03-16-20
2748 CARLSBAD BLVD
UNIT 101
CARLSBAD CA 92008
COOKE FAMILY TRUST 12-28-06
2748 CARLSBAD BLVD
UNIT 102
CARLSBAD CA 92008
BALLARD REVOCABLE LIVING
TRUST 01-29-14
2748 CARLSBAD BLVD
UNIT 103
CARLSBAD CA 92008
MORRA FAMILY TRUST
2601 OLD SPANISH TRL
ESCONDIDO CA 92025
HUIE CHRIS C
13560 N 94TH PL
SCOTTSDALE AZ 85260
DORAZI DAVID F TRUST 03-31-04
4717 HAMPTON RD
LA CANADA CA 91011
HARRIS JAMES M AND KATHLEEN M
REVOCABLE LIVING TRUST
1556 COPPER CT
SAN MARCOS CA 92078
COSTELLO FAMILY
TRUST 05-10-94
P O BOX 1570
RANCHO SANTA FE CA 92067
LANDES FAMILY TRUST 10-12-93
7831 RUSH ROSE DR
UNIT 309
CARLSBAD CA 92009
AARONSON FAMILY
TRUST 12-15-11
2422 S YOSEMITE DR
PALM SPRINGS CA 92264
POTTER THOMAS A AND COMPTON
SUE C
3679 CAMINO MARGLESA
ESCONDIDO CA 92025
FORTIN 1998 FAMILY
TRUST 07-08-98
2744 CARLSBAD BLVD
UNIT 209
CARLSBAD CA 92008
ROACH FAMILY TRUST 10-21-05
P O BOX 580915
N PALM SPGS CA 92258
CONNOLLY LIVING
TRUST 11-17-04
2744 CARLSBAD BLVD
UNIT 207
CARLSBAD CA 92008
ZOSCHAK PETER JR AND BETH
TRUST 07-14-03
P O BOX 280
CARLSBAD CA 92018
MULLALY FAMILY TRUST 04-27-09
2744 CARLSBAD BLVD
UNIT 205
CARLSBAD CA 92008
NEVILLE BRUCE AND AYSIN
TRUST 10-03-01
2744 CARLSBAD BLVD
UNIT 204
CARLSBAD CA 92008
MEHTA SHINTHI
2744 CARLSBAD BLVD
UNIT 203
CARLSBAD CA 92008
HODGES LYNNE R SEPARATE
PROPERTY TRUST 12-19-13
2744 CARLSBAD BLVD
UNIT 202
CARLSBAD CA 92008
CINQUE ROBERT AND CHRISTINE
LIVING 2004 TRUST 08-03-04
2744 CARLSBAD BLVD
UNIT 201
CARLSBAD CA 92008
YLTTA FAMILY LLC
13101 ZEN GARDENS WAY
AUSTIN TX 78732
CARLSBAD VILLAGE BY THE SEA
LLC
8195 DOUG HILL
SAN DIEGO CA 92127
GRIGORAS LUDVIK AND VERONICA
2802 CARLSBAD BLVD
CARLSBAD CA 92008
BEACH VILLAGE LIFE 1 LLC
1013 MANTECA DR
OCEANSIDE CA 92057
BURNETTE JUSTIN B TR
3315 MCKINLEY ST
CARLSBAD CA 92008
SVF LLC
1231 STATE ST
STE B
SANTA BARBARA CA 93101
OREXCIV L L C
1231 STATE ST
STE B
SANTA BARBARA CA 93101
GERICOS
2885 WILSON ST
CARLSBAD CA 92008
BURNETTE RALPH F JR TR AND
BURNETTE LANA M TR
390 GRAND AVE
CARLSBAD CA 92008
Sept. 17, 2025 Item #1 102 of 206
BELL FAMILY PARTNERS
P O BOX 4248
CARLSBAD CA 92018
SIGAFOOSE NORINE LIVING
EXEMPT TRUST 04-07-05
2086 OCEANVIEW RD
OCEANSIDE CA 92056
PINTO JAMES J TRUST 11-15-07
2805 OCEAN ST
UNIT 2
CARLSBAD CA 92008
VINE CHURCH
7040 AVENIDA ENCINAS
STE 104-327
CARLSBAD CA 92011
- 124 PRINTED -
* DUPLICATE OWNERS COMBINED
INTO A SINGLE LABEL
Sept. 17, 2025 Item #1 103 of 206
OCCUPANT
258 BEECH AVE
CARLSBAD CA 92008
OCCUPANT
2715 CARLSBAD BLVD
CARLSBAD CA 92008
OCCUPANT
2721 CARLSBAD BLVD
CARLSBAD CA 92008
OCCUPANT
2729 CARLSBAD BLVD
CARLSBAD CA 92008
OCCUPANT
2744 CARLSBAD BLVD
UNIT #208
CARLSBAD CA 92008
OCCUPANT
2744 CARLSBAD BLVD
UNIT #206
CARLSBAD CA 92008
OCCUPANT
2744 CARLSBAD BLVD
UNIT #200
CARLSBAD CA 92008
OCCUPANT
2744 CARLSBAD BLVD
STE #100
CARLSBAD CA 92008
OCCUPANT
2744 CARLSBAD BLVD
STE #102
CARLSBAD CA 92008
OCCUPANT
2744 CARLSBAD BLVD
STE #104
CARLSBAD CA 92008
OCCUPANT
2744 CARLSBAD BLVD
STE #106
CARLSBAD CA 92008
OCCUPANT
2744 CARLSBAD BLVD
STE #108
CARLSBAD CA 92008
OCCUPANT
2744 CARLSBAD BLVD
STE #110
CARLSBAD CA 92008
OCCUPANT
2744 CARLSBAD BLVD
STE #112
CARLSBAD CA 92008
OCCUPANT
2744 CARLSBAD BLVD
STE #114
CARLSBAD CA 92008
OCCUPANT
2744 CARLSBAD BLVD
STE #116
CARLSBAD CA 92008
OCCUPANT
2744 CARLSBAD BLVD
STE #118
CARLSBAD CA 92008
- 17 PRINTED -
Sept. 17, 2025 Item #1 104 of 206
I HEREBY CERTIFY THAT THE PROPERTY OWNERS LIST AND LABELS SUBMITTED TO
THE CITY OF CARLSBAD ON THIS DATE REPRESENT THE LATEST AVAILABLE
INFORMATION FROM THE EQUALIZED ASSESSOR’S ROLES.
PLAT DATE: 01/31/2025
APPLICATION NAME AND NUMBER
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
APPLICANT OR APPLICANT’S REPRESENTATIVE
BY: SEAN WILSON – TITLE PRO INFORMATION SYSTEMS
______________________________________________
DATE: _____________01/31/2025 _________________
RECEIVED BY
______________________________________
DATE: _________________________________
Sept. 17, 2025 Item #1 105 of 206
Sept. 17, 2025 Item #1 106 of 206
2/21/25, 3:32 PM BLVD | BEACH
https://www.blvd-beach.com 1/3
Sept. 17, 2025 Item #1 107 of 206
○
○
○
2/21/25, 3:32 PM BLVD | BEACH
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Sept. 17, 2025 Item #1 108 of 206
2/21/25, 3:32 PM BLVD | BEACH
https://www.blvd-beach.com 3/3
Sept. 17, 2025 Item #1 109 of 206
2/21/25, 3:32 PM Renderings & Site Plan — BLVD | BEACH
https://www.blvd-beach.com/renderings-site-plan 1/2
Sept. 17, 2025 Item #1 110 of 206
2/21/25, 3:32 PM Renderings & Site Plan — BLVD | BEACH
https://www.blvd-beach.com/renderings-site-plan 2/2
Sept. 17, 2025 Item #1 111 of 206
2/21/25, 3:33 PM Contact — BLVD | BEACH
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Sept. 17, 2025 Item #1 112 of 206
2/21/25, 3:33 PM Contact — BLVD | BEACH
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Sept. 17, 2025 Item #1 113 of 206
VICINITY/AREA MAP
Sept. 17, 2025 Item #1 114 of 206
Sept. 17, 2025 Item #1 115 of 206
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Sept. 17, 2025 Item #1 116 of 206
Statement of Reasons for Exemption from Additional Environmental Review & 15183 Checklist
Pursuant to CEQA Guidelines §15183
Date: August 15, 2025 Project Title: BLVD BEACH Planning Case No.: SDP 2024-0020 (DEV2024-0095) GP Designation: Village-Barrio (V-B) Zoning: Village-Barrio (V-B)
Lead Agency: City of Carlsbad Community Development Department 1635 Faraday Avenue Carlsbad, CA 92008-7314
Staff Contact: Kyle Van Leeuwen - (442) 339-2611 kyle.vanleeuwen@carlsbadca.gov
Project Description
The project proposes to demolish three existing single-story structures and redevelop the project site with a new three-story, 18,606-square-foot commercial structure. The structure will include three retail/restaurant tenant spaces and utility areas on the first floor (9,166 sf), event space, staff office, kitchen and restrooms on the second floor (6,847 sf), and a bar area and “bridal suite” on the third floor (2,593 sf). The second and third floors also include large outdoor decks. The site design includes 11 parking spaces along the west property line and outdoor eating areas and landscaping around the north and east sides of the structure. The project site is located with the Village and Barrio Master Plan area. Vehicular access to the site would be provided by Beach Ave. to the north, with pedestrian access provided from Beach Ave. to the north and Carlsbad Blvd to the east. The project also includes the use
of offsite parking locations to address the vehicle parking demands of the event space, including the parking lot adjacent to the west and an office building parking lot approximately one-half mile to the north. Earthwork will consist of 457 cubic yards of cut, 469 cubic yards of fill, with 2,350 cubic yards of remedial grading.
The project site, 2715, 2721 & 2729 Carlsbad Boulevard (APNs 203-143-01-00 & 203-143-02-00) is 0.51
acres in size and subject to the Village-Barrio General Plan Land Use Designation. Zoning for the site is Village-Barrio, V-B. The project is within the Hospitality district of the Village and Barrio Master Plan and within the Village and Barrio Segment of the Local Costal Program. The project is consistent with density and lot size requirements of the General Plan and Zoning Ordinance.
Overview
California Public Resources Code section 21083.3 and California Environmental Quality Act (CEQA) Guidelines Section 15183 provide an exemption from additional environmental review for projects that are consistent with the development density established by existing zoning, community plan or general
plan policies for which an Environmental Impact Report (EIR) was certified, except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site. Section 15183 specifies that examination of environmental effects shall be limited to those effects
that: (1) Are peculiar to the project or the parcel on which the project would be located, and were not analyzed as significant effects in a prior EIR on the zoning action, general plan, or community plan, with which the project is consistent, (2) Are potentially significant off-site impacts and cumulative impacts which were not discussed in the prior EIR prepared for the general plan, community plan or zoning action,
Exhibit 7
Sept. 17, 2025 Item #1 117 of 206
15183 Statement of Reasons
BLVD BEACH COMMERCIAL SDP 2024-0020 (DEV2024-0095) - 2 - August 28, 2025
or (3) Are previously identified significant effects which, as a result of substantial new information which
was not known at the time the EIR was certified, are determined to have a more severe adverse impact than discussed in the prior EIR. Section 15183(c) further specifies that if an impact is not peculiar to the parcel or to the proposed project, has been addressed as a significant effect in the prior EIR, or can be substantially mitigated by the imposition of uniformly applied development policies or standards, then an additional EIR need not be prepared for that project solely on the basis of that impact. General Plan Program EIR The City of Carlsbad’s certified 2015 General Plan and Climate Action Plan EIR (“2015 General Plan EIR”) analyzed impacts from the 2015 General Plan Update and the city’s Climate Action Plan. The 2015
General Plan EIR found less than significant impacts for aesthetics, agricultural resources, biological resources, cultural resources, energy, greenhouse gas emissions, geology and soils, hazards and hazardous materials, hydrology and water quality, land use, noise, population and housing, public
services and recreation, tribal cultural resources, utilities and service systems, and wildfire; and significant and unavoidable impacts for air quality and transportation.
The City of Carlsbad General Plan establishes a blueprint for future land development; the General Plan was adopted in 2015 and the 2015 General Plan EIR was certified by City Council Resolution 2015-242 on Sept, 22 2015 (SCH #2011011004). There were three addendums to the General Plan EIR, the first
for adoption of the 2020 Climate Action Plan Update, the second for the Housing Element Update 2021-0029, and the third for General Plan Amendment related to new mixed use project.
A Supplemental EIR (EIR 2022-0007) was prepared for the Housing Element Implementation and Public Safety Element Update and certified by City Council Resolution No. 2024-014 on January 30, 2024 (SCH# 2022090339). There have been two addendums to the Supplemental EIR, the first for adoption
of the 2024 Climate Action Plan Update, and the second for a General Plan Amendment related to airport land uses. The EIR is available at this link: https://records.carlsbadca.gov/WebLink/DocView.aspx?id=7245823&dbid=0&repo=CityofCarlsbad&searchid=4f512425-cd88-48ca-a059-41d2256abe8b&cr These documents comprise the whole of the analysis of implementing the city’s General Plan, including the designations applied within the Village and Barrio Master Plan that allow a mix of uses through site-specific discretionary actions. These documents combined are referred to as the “City’s GENERAL PLAN EIR”. Summary of Findings
The BLVD BEACH project, SDP 2024-0020 (DEV2024-0095) is consistent with the analysis performed
for the City’s General Plan EIR; which adequately anticipated and described the impacts of the proposed project, identified applicable mitigation measures necessary to reduce project specific impacts, and the project implements these mitigation measures (see https://records.carlsbadca.gov/WebLink/DocView.aspx?id=5160803&dbid=0&repo=CityofCarlsbad for Planning Commission Resolution 7111, which includes a complete list of GPU Mitigation Measures. A comprehensive environmental evaluation has been completed for the project as documented in the attached §15183 Exemption Checklist. This evaluation concludes that the project qualifies for an
exemption from additional environmental review because it is consistent with the development density and use characteristics established by the General Plan, as analyzed by the City’s General Plan Supplemental EIR, and EIR Addendums, and all required findings can be made.
Sept. 17, 2025 Item #1 118 of 206
15183 Statement of Reasons
BLVD BEACH COMMERCIAL SDP 2024-0020 (DEV2024-0095) - 3 - August 28, 2025
In accordance with CEQA Guidelines §15183, the project qualifies for an exemption because the
following findings can be made: 1. The project is consistent with the development density established by existing zoning, community plan or general plan policies for which an EIR was certified. The project would develop a 0.51-acre property with a 18,606-square-foot, three-story commercial building, which is consistent with the development density established by the Village and Barrio Master Plan, General Plan, Local Coastal Program, and the city’s General Plan EIR. The General Plan designation on the site is Village, where the Lange Use Element states, “The Village area is regulated by the Carlsbad Village Master Plan and Design Manual.” The Village and Barrio Master Plan replaced this document and was adopted by City Council following amendments from the Coastal Commission on August 27, 2019. For this project in the Coastal Zone, the Village and Barrio Master Plan also serves as the Local Coastal Program Land Use Plan and Implementation Plan.
The site is within the Hospitality District which allows for multiple uses. The Hospitality District is “(…) contained entirely within the Coastal Zone and provides an opportunity for visitor-serving
and hospitality uses serving visitors and residents alike, with ground floor commercial uses primarily catering to visitors.” [VBMP 2.2.2 (C)] This district allows for a number of uses, such as restaurants, retail, convenience stores, and hotels, without a Conditional Use Permit. Additionally, a number of uses are allowed with the approval of a Conditional Use Permit in the Hospitality District that would operate and have intensive uses similar to an event center. Section 2.3 of the Master Plan allows uses that are similar to those listed in Table 2-1 to be allowed as long as that it also is not a prohibited use. The event center is similar in impact to a Cinema, Theater, Place of Worship, and Quasi-public uses; and as such the City Council can authorize the Event Center
use with a Conditional Use Permit. The City Council is the decision maker for all Conditional Use Permits in the Village and Barrio Master Plan. The entire Village and Barrio Master Plan, future mix of uses, and allowances were included in the 2022 Supplemental EIR. Although there was focus and discussion on the housing element sites, buildout of the entire General Plan was included in the analysis and findings of impacts.
2. There are no project specific effects which are peculiar to the project or its site, and which the City’s GENERAL PLAN EIR Failed to analyze as significant effects. The subject property is no different than other properties in the surrounding area, and there are no project specific effects which are peculiar to the project or its site. The project site is located in an area developed with similarly sized, estate residential lots with associated accessory uses. The property does not support any peculiar environmental features, and the project would not result in any peculiar effects. In addition, as explained further in the 15183 Checklist below, all project impacts were adequately
analyzed by the City’s GENERAL PLAN EIR. The project has no potentially significant impacts and will implement applicable mitigation measures as identified in each section. The project complies with all applicable objective standards in the Village and Barrio Master Plan.
3. There are no potentially significant off-site and/or cumulative impacts which the City’s GENERAL PLAN EIR failed to evaluate.
The proposed project is consistent with the density and use characteristics of the development considered by the City’s GENERAL PLAN EIR and would represent a small part of the growth that was forecast for build-out of the General Plan. The City’s GENERAL PLAN EIR considered
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the incremental impacts of the proposed project, and as explained further in the 15183 Exemption
Checklist below, no potentially significant off-site or cumulative impacts have been identified which were not previously evaluated. 4. There is no substantial new information which results in more severe impacts than anticipated by the City’s GENERAL PLAN EIR. As explained in the 15183 exemption checklist below, no new information has been identified which would result in a determination of a more severe impact than what had been anticipated by the City’s GENERAL PLAN EIR. 5. The project will undertake feasible mitigation measures specified in the City’s GENERAL PLAN EIR. As explained in the 15183 exemption checklist below, the project will undertake feasible mitigation measures specified in the City’s GENERAL PLAN EIR. These City’s GENERAL PLAN EIR mitigation measures will be undertaken through project design, compliance with regulations and
ordinances, or through the project’s conditions of approval. Feasible mitigation measures specified in the City’s GENERAL PLAN EIR include:
1. MM AQ-2: Prepare an air quality technical report that analyzes all phases of project construction and operations, provided by the applicant. 2. MM CUL-1: Grading activities will be conditioned to comply with this mitigation measure, including pre-excavation agreement. 3. MM NOI-1: Construction Noise mitigation will be required to comply with the Carlsbad Municipal Code.
4. Compliance with Transportation Demand Management (TDM) Ordinance (Climate Action Plan Measure K-2) If approved by the City Council via resolution, a Notice of Decision will be filed with the County Clerk.
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CEQA Guidelines §15183 Exemption Checklist
Overview This checklist provides an analysis of potential environmental impacts resulting from the proposed project. Following the format of CEQA Guidelines Appendix G, environmental effects are
evaluated to determine if the project would result in a potentially significant impact triggering additional review under Guidelines section 15183.
•Items checked “Significant Project Impact” indicates that the project could result in asignificant effect which either requires mitigation to be reduced to a less than significant
level or which has a significant, unmitigated impact.
•Items checked “Impact not identified by City’s GENERAL PLAN EIR” indicates theproject would result in a project specific significant impact (peculiar off-site or cumulativethat was not identified in the City’s GENERAL PLAN EIR.
•Items checked “Substantial New Information” indicates that there is new information which
leads to a determination that a project impact is more severe than what had beenanticipated by the City’s GENERAL PLAN EIR.
A project does not qualify for a §15183 exemption if it is determined that it would result in: 1) a peculiar impact that was not identified as a significant impact under the City’s GENERAL PLAN EIR; 2) a more severe impact due to new information; or 3) a potentially significant off-site impact
or cumulative impact not discussed in the City’s GENERAL PLAN EIR.
A summary of staff’s analysis of each potential environmental effect is provided below the checklist for each subject area. A list of references, significance guidelines, and technical studies used to support the analysis is attached in Appendix A. Appendix B contains a list of City’s GENERAL PLAN EIR mitigation measures.
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Significant Project Impact
Impact not identified by the City’s GENERAL PLAN EIR
Substantial New Information
1. AESTHETICS – Would the Project: a) Have a substantial adverse effect on a scenic vista?
b) Substantially damage scenic resources, including, but
not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway?
c) Substantially degrade the existing visual character or quality of the site and its surroundings?
d) Create a new source of substantial light or glare, which would adversely affect day or nighttime views in
the area?
Discussion
1(a) The project would not have a substantial effect on a scenic vista. Consistent with the City’s GENERAL PLAN EIR, this impact would be less than significant.
1(b) The City of Carlsbad does not contain a designated state scenic highway. 1(c) The project would not conflict with applicable zoning and other regulations governing scenic quality. Consistent with the City’s GENERAL PLAN EIR, this impact would be less than significant. 1(d) The project would result in new sources of light or glare in the area, but would not adversely affect day or nighttime views. Consistent with the City’s GENERAL PLAN EIR, this impact would be less than significant. Conclusion
As discussed above, the project would not result in any significant impacts to aesthetics; therefore, the project would not result in an impact which was not adequately evaluated by the City’s GENERAL PLAN EIR.
Significant Project Impact
Impact not identified by the City’s GENERAL PLAN EIR
Substantial New Information
2. Agriculture/Forestry Resources– Would the Project:
a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide or Local Importance as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, or other agricultural resources, to a non-agricultural use?
b) Conflict with existing zoning for agricultural use, or a Williamson Act contract?
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c) Conflict with existing zoning for, or cause rezoning of,forest land, timberland, or timberland zoned TimberlandProduction?
d) Result in the loss of forest land, conversion of forest landto non-forest use, or involve other changes in the existing
environment, which, due to their location or nature, couldresult in conversion of forest land to non-forest use?
e) Involve other changes in the existing environment,which, due to their location or nature, could result inconversion of Important Farmland or other agriculturalresources, to non-agricultural use?
Discussion
2(a) The project and surrounding properties do not support any Farmland of Local Importance, Prime Farmland, Unique Farmland, or Farmland of Statewide Importance.
2(b) The project site is not located within or adjacent to a Williamson Act contract or agriculturally zoned land.
2(c) There are no timberland production zones on or near the property.
2(d) The project site is not located near any forest lands.
2(e) The project site is not located near any important farmlands or active agricultural production areas.
Conclusion As discussed above, the project would not result in any significant impacts to agricultural resources; therefore, the project would not result in an impact which was not adequately evaluated by the City’s GENERAL PLAN EIR.
Significant Project Impact
Impact not identified by the City’s GENERAL PLAN EIR
Substantial New Information
3. Air Quality – Would the Project:
a) Conflict with or obstruct implementation of theapplicable air quality plan?
b) Violate any air quality standard or contributesubstantially to an existing or projected air qualityviolation?
c) Result in a cumulatively considerable net increase ofany criteria pollutant for which the project region is non-
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attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)?
d) Expose sensitive receptors to substantial pollutant concentrations?
e) Create objectionable odors affecting a substantial number of people?
Discussion 3(a) Based on Air Quality and GHG analysis by Birdseye Planning Group (February 2025), the project would conflict with or obstruct implementation of the applicable air quality plan because the project is consistent with the General Plan, and thus, San Diego Association of Governments (SANDAG) growth projections. Impacts would be less than significant. 3(b) Grading operations associated with the construction of the project would be subject to the Grading Ordinance, which requires the implementation of dust control measures. Emissions from the construction phase would be minimal, temporary and localized,
resulting in pollutant emissions below the screening level criteria established by County air quality guidelines for determining significance. In addition, the vehicle trips generated from the project will result in 945 Average Daily Trips (ADTs). According to the Bay Area
Air Quality Management District CEQA Guidelines for Assessing the Air Quality Impacts of Projects and Plans, projects that generate less than 2,000 ADT are below the screening-level criteria established by the guidelines for criteria pollutants. Impacts would be less
than significant. 3(c) Based on Air Quality and GHG analysis by Birdseye Planning Group (February 2025), the daily emissions would not exceed the SDAPCD thresholds for ROG, NOX, CO, SOX, PM10 or PM2.5. Therefore, the project’s air quality emissions (including impacts related to criteria pollutants, sensitive receptors and violations of air quality standards) would not result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non‐attainment under an applicable federal or state ambient air quality standard. Impacts would be less than significant.
3(d) Based on Air Quality and GHG analysis by Birdseye Planning Group (February 2025) the proposed project would not result in a long‐term (i.e., 30 or 70 year) exposure to a
substantial source of toxic air contaminant (TACs) emissions; and thus, neighboring residents would not be exposed to the related individual cancer risk. Further, existing and planned land use within the project area are focused on retail, hospitality, and residential uses. Thus, existing and future residents would not be exposed to neighboring development that generates TACs. Therefore, the project would not expose sensitive receptors to substantial concentrations of TACs. Similarly, the project does not propose
uses or activities that would result in exposure of these sensitive receptors to significant pollutant concentrations and will not place sensitive receptors near any carbon monoxide hotspots. The proposed development would not cause road intersections to operate at or
below a level of service (LOS) “E”. Therefore no-site specific CO hotspot analysis is warranted (County of San Diego Guidelines for Determining Significance (County of San Diego 2007). This impact would be less than significant.
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3(e) Based on Air Quality and GHG analysis by Birdseye Planning Group (February 2025) the project construction activities would not result in other emissions, nor does the project include land uses that typically result in emissions, (such as those leading to odors) that
adversely affecting a substantial number of people. Thus, impacts would be less than significant.
Conclusion As discussed above, the project would not result in any significant impacts to air quality; therefore, the project would not result in an impact which was not adequately evaluated by the
City’s GENERAL PLAN EIR.
Significant Project Impact
Impact not identified by the City’s GENERAL PLAN EIR
Substantial New Information
4. Biological Resources – Would the Project:
a)Have a substantial adverse effect, either directly orthrough habitat modifications, on any candidate,sensitive, or special status species in local or regionalplans, policies, or regulations, or by the CaliforniaDepartment of Fish and Wildlife or U.S. Fish and WildlifeService?
b) Have a substantial adverse effect on any riparianhabitat or other sensitive natural community identified inlocal or regional plans, policies, regulations or by theCalifornia Department of Fish and Wildlife or US Fishand Wildlife Service?
c) Have a substantial adverse effect on federallyprotected wetlands as defined by Section 404 of theClean Water Act (including, but not limited to, marsh,vernal pool, coastal, etc.) through direct removal, filling,hydrological interruption, or other means?
e) Conflict with any local policies or ordinance protectingbiological resources, such as tree preservation policy orordinance?
f) Conflict with the provisions of any adopted HabitatConservation Plan, Natural Communities ConservationPlan, other approved local, regional or state habitatconservation plan or any other local policies or
ordinances that protect biological resources?
Discussion The Project site is located in a developed part of the city and is surrounded by urban uses, including residences, commercial development, religious facilities, and a recreational park. The Project site, while only containing three small structures covering a small percentage of the site, contains only non-natives and ornamental vegetation with no value as habitat for endangered,
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rare, or threatened species. Furthermore, the site is not within mapped areas of potential critical habitat as depicted in the City’s General Plan1. The project is also consistent with tree preservation policies and ordinance. Consistent with the City’s GENERAL PLAN EIR, this impact
would be less than significant. Conclusion
As discussed above, the project would not result in any significant impacts to biological resources; therefore, the project would not result in an impact which was not adequately evaluated by the City’s GENERAL PLAN EIR. Significant Project Impact
Impact not identified by the City’s GENERAL PLAN EIR
Substantial New Information
5. Cultural and Tribal Cultural Resources – Would the Project:
a) Cause a substantial adverse change in the significance of a historical resource as defined in 15064.5?
b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to 15064.5?
c) Disturb any human remains, including those interred outside of formal cemeteries
d) Cause a substantial adverse change in the significance of a Tribal cultural resource as defined in Public Resources Code Section 21074 that is listed or eligible for listing in the
California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code Section 5020.1(k). Or
Cause a substantial adverse change in the significance of a Tribal cultural resource as defined in Public Resources Code Section 21074 that is a resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1
Discussion 5(a) Based on an analysis of records and a survey of the property provided in the Cultural Resources Report by Kristi S. Hawthorne (November 3, 2024), it has been determined
1 City of Carlsbad. 2015 City of Carlsbad General Plan – Open Space, Conservation, and Recreation Element. Adopted
September 2015. https://www.carlsbadca.gov/home/showpublisheddocument/3424/637434861099030000
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that there are no impacts to historical resources because they do not occur within the project site.
5(b) The Project could adversely affect previously unidentified Archaeological resources. Impacts would be less than significant with adherence to the Carlsbad Tribal, Cultural, and Paleontological Resource Guidelines.
5(c) Ground-disturbing activities associated with the Project could result in damage to or destruction of human burials. However, this impact would be less than significant through
adherence to State Health and Safety Code Section 7050.5 and Public Resources Code Section 5097.98. 5(d) The proposed project could adversely impact tribal cultural resources. This impact would be less than significant with adherence to the Carlsbad Cultural Resource Guidelines. Accordingly, grading monitoring under the supervision of a qualified Tribal Monitor will be a condition of project approval as required by MM CUL-1 within the city’s GENERAL PLAN EIR. Conclusion The project could result in potentially significant impacts to cultural resources; however, further environmental analysis is not required because:
1. No peculiar impacts to the project or its site have been identified.
2. There are no potentially significant off-site and/or cumulative impacts which were not discussed by the City’s GENERAL PLAN EIR. 3. No substantial new information has been identified which results in an impact which is more severe than anticipated by the City’s GENERAL PLAN EIR.
Significant Project Impact
Impact not identified by the City’s GENERAL PLAN EIR
Substantial New Information
6. Geology and Soils – Would the Project:
a) Directly or indirectly cause potential substantial adverse effects including the risk of loss, injury, or death involving rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault??
b) Directly or indirectly cause potential substantial adverse
effects, including the risk of loss, injury, or death involving strong seismic ground shaking?
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c)Directly or indirectly cause potential substantial adverseeffects, including the risk of loss, injury, or death involvingseismic-related ground failure, including liquefaction?
d)Directly or indirectly cause potential substantial adverseeffects, including the risk of loss, injury, or death involving
landslides?
e)Result in substantial soil erosion or the loss of topsoil?
f)Be located on a geologic unit or soil that is unstable, orthat would become unstable as a result of the project, andpotentially result in on- or off-site landslide, lateralspreading, subsidence, liquefaction, or collapse?
g) Be located on expansive soil, as defined in Table 1-B ofthe Uniform Building Code (1994), creating substantialdirect or indirect risks to life or property?
h)Have soils incapable of adequately supporting the use of
septic tanks or alternative wastewater disposal systemswhere sewers are not available for the disposal ofwastewater?
i)Directly or indirectly destroy a unique paleontologicalresource or site or unique geologic feature?
Discussion
6(a) There are no Alquist Priolo Earthquake Fault Zones in Carlsbad, and there are no other known faults in Carlsbad. As such, development facilitated by the project would not directly or indirectly cause substantial adverse effects involving rupture of a known earthquake fault. Therefore, impacts related to rupture of a known earthquake fault would remain less than significant, as concluded in the City’s GENERAL PLAN EIR.
6(b) Overall project compliance with the CBC, CMC, and General Plan policies would reduce the potential for loss, injury, or death following a seismic event and impacts would remain less than significant, as concluded in the City’s GENERAL PLAN EIR.
6(c) Overall project compliance with the CBC, CMC, and General Plan policies would reduce
the potential for loss, injury, or death following a seismic event and impacts would remain less than significant, as concluded in the City’s GENERAL PLAN EIR.
6(d) Overall project compliance with the CBC, CMC, and General Plan policies would reduce the potential for loss, injury, or death following a seismic event and impacts would remain less than significant, as concluded in the City’s GENERAL PLAN EIR.
6(e) Development of the project would include ground disturbance such as excavation and grading that would result in loose or exposed soil. Disturbed soul could be eroded by wind or during a storm event, which would result in the loss of topsoil. Adherence to permit requirements and city regulations would ensure that this impact would remain less than significant, as concluded in the City’s GENERAL PLAN EIR.
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6(f) Development of the project could be located on a geologic unit or soil that is unstable or could become unstable resulting in on or off-site landsliding, lateral speading, subsidence,
liquefaction, expansion, or collapse. Compliance with the CBC and CMC would reduce hazards resulting from expansive soils and impacts would remain less than significant, as concluded in the City’s GENERAL PLAN EIR.
6(g) Development of the project could be located on a geologic unit or soil that is unstable or could become unstable resulting in on or off-site landsliding, lateral spreading,
subsidence, liquefaction, expansion, or collapse. Compliance with the CBC and CMC would reduce hazards resulting from expansive soils and impacts would remain less than significant, as concluded in the City’s GENERAL PLAN EIR. 6(h) Development of the project will occur on a site that is served by existing sanitation infrastructure. Therefore, impacts related to the use of septic tanks or alternative wastewater disposal would be less than significant. 6(i) Development facilitated by the project has the potential to impact paleontological resources. However, this impact is less than significant with compliance with existing city guidelines.
Conclusion As discussed above, the project would not result in any significant impacts to/from geology/soils;
therefore, the project would not result in an impact which was not adequately evaluated by the City’s GENERAL PLAN EIR. Significant Project Impact
Impact not identified by the City’s GENERAL PLAN EIR
Substantial New Information
7. Greenhouse Gas Emissions – Would the Project:
a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?
b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases?
Discussion The Project will be required to comply with the 2015 Climate Action Plan (amended in 2020) through the review of a Climate Action Plan checklist. This checklist contains measures that are required to be implemented on a project-by-project basis to ensure that the specified emissions targets identified in the Climate Action Plan (CAP) are achieved. Implementation of these measures will ensure that new development is consistent with
the CAP’s assumption for relevant CAP strategies toward achieving the identified greenhouse gas reduction targets. If a project is consistent with the growth projections in the CAP, its associated growth in terms of GHG emissions was accounted for in the CAP’s
business-as-usual projection and is within the scope of the CAP’s analysis and program of measures that contribute towards reducing overall communitywide GHG emissions
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below identified GHG targets. Projects that are consistent with the existing General Plan land use designation may incorporate by reference the CAP's cumulative GHG analysis.
The Project is consistent with the overall planned density and building intensity as described in the General Plan. The Project would not result in a cumulatively considerable contribution to global climate change. As such, the Project would be consistent with city
goals and policies included in the General Plan that address greenhouse gas reductions. Therefore, the Project would be consistent with emissions reduction targets of Assembly Bill 32, the Global Warming Solutions Act, and Senate Bill 32. Thus, the Project would not
conflict with any applicable plan, policy or regulation adopted for the purpose of reducing emissions of greenhouse gas emissions. Conclusion As discussed above, the project would not result in any significant impacts to greenhouse gas emissions; therefore, the project would not result in an impact which was not adequately evaluated by the City’s GENERAL PLAN EIR.
Significant Project Impact
Impact not identified by the City’s GENERAL PLAN EIR
Substantial New Information
8. Hazards and Hazardous Materials – Would the Project:
a) Create a significant hazard to the public or the environment through the routine transport, storage, use, or disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?
c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within
one-quarter mile of an existing or proposed school?
d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5, or is otherwise known to have been subject to a release of hazardous substances and, as a result, would it create a significant hazard to the public or the environment?
e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles
of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area?
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f) Impair implementation of or physically interfere with anadopted emergency response plan or emergencyevacuation plan?
Discussion
8(a) The project will not involve the routine transportation, use, or disposal of hazardous materials. However, construction of the project could result in an increase in the overall routine transport, use, or disposal of hazardous materials in Carlsbad for construction
activities. Nonetheless, required compliance with applicable regulations related to hazardous materials and compliance with General Plan policies would minimize the risk of release and exposure to these materials. Impacts would be less than significant.
8(b) The project will not involve the routine transportation, use, or disposal of hazardous materials. However, construction of the project could result in an increase in the overall routine transport, use, or disposal of hazardous materials in Carlsbad for construction activities. Nonetheless, required compliance with applicable regulations related to hazardous materials and compliance with General Plan policies would minimize the risk of release and exposure to these materials. Impacts would be less than significant.
8(c) The project would not emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school. This impact would remain less than significant, as concluded in the City’s
GENERAL Plan EIR.
8(d) The project could be located on a site contaminated with hazardous material. However,
compliance with applicable regulations relating to site remediation would minimize impacts from development on contaminated sites, resulting in a less than significant impact.
8(e) The proposed project is not located within an Airport Land Use Compatibility Plan (ALUCP), an Airport Influence Area, or a Federal Aviation Administration Height Notification Surface. Also, the project does not propose construction of any structure equal to or greater than 150 feet in height, constituting a safety hazard to aircraft and/or operations from an airport or heliport.
8(f) The project would not impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plans. The impact would be less than
significant.
Conclusion
As discussed above, the project would not result in any significant impacts to/from hazards/hazardous materials; therefore, the project would not result in an impact which was not adequately evaluated by the City’s GENERAL PLAN EIR.
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Significant Project Impact
Impact not identified by the City’s GENERAL PLAN EIR
Substantial New Information
9. Hydrology and Water Quality – Would the Project:
a) Would the project violate any water quality standards or waste discharge requirements or otherwise substantially
degrade surface or ground water quality?
b) Substantially decrease groundwater supplies or
interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basis?
c.i) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course
of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site?
c.ii) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site?
c.iii) substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner that would create or contribute runoff water which would exceed the capacity of existing or
planned stormwater drainage systems or provide substantial additional sources of polluted runoff
c.iv) substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious
surfaces, in a manner which would impede or redirect flood flows
d) In flood hazard, tsunami, or seiche zones, would the project risk release of pollutants due to project inundation?
e) Would the project conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?
Discussion 9(a) The project will not violate water quality standards or water discharge requirements, or otherwise substantially degrade surface or groundwater quality due to adherence to existing compliance with State and local regulations and permit requirements which
require use of BMPs. This impact would be less than significant.
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9(b) The project will not interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the Batiquitos Lagoon Valley Groundwater basin. Impacts would be less than significant.
9(c.i) The project will not substantially alter drainage patterns or increase runoff in the project area. Any alteration will not result in substantial erosion or siltation, result in increased
flooding, exceed the capacity of existing or planned stormwater drainage systems, result in substantial additional polluted runoff, or otherwise degrade water quality. Impacts would be less than significant.
9(c.ii) The project will not substantially alter drainage patterns or increase runoff in the project area. Any alteration will not result in substantial erosion or siltation, result in increased flooding, exceed the capacity of existing or planned stormwater drainage systems, result in substantial additional polluted runoff, or otherwise degrade water quality. Impacts would be less than significant. 9(c.iii) The project will not substantially alter drainage patterns or increase runoff in the project area. Any alteration will not result in substantial erosion or siltation, result in increased flooding, exceed the capacity of existing or planned stormwater drainage systems, result in substantial additional polluted runoff, or otherwise degrade water quality. Impacts would
be less than significant. 9(c.iv) Although the project may increase impervious surfaces on the site, the project will not
substantially alter drainage patterns to such a degree that it would impede or redirect flood flows. Impacts would be less than significant.
9(d) The project site is not located along the shoreline of a lake or reservoir, or a tsunami hazard zone, or near area prone to mudflows or landslides. 9(e) The project would not substantially impede recharge in Carlsbad and would be served by Carlsbad Municipal Water District’s existing and planning potable water supplies. The
project may affect water quality and ground water supply through construction and operation activities but would not conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan. Impacts would be less than significant. Conclusion
As discussed above, the project would not result in any significant impacts to/from hydrology/water quality; therefore, the project would not result in an impact which was not adequately evaluated by the City’s GENERAL PLAN EIR.
Significant Project Impact
Impact not identified by the City’s GENERAL PLAN EIR
Substantial New Information
10. Land Use and Planning – Would the Project:
a) Physically divide an established community?
b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted
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for the purpose of avoiding or mitigating an environmental effect?
Discussion 10(a) The project involves the development of a site within the developed area of the city, and would not physically divide an established community.
10(b) The project does not conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect, including policies of the General
Plan.
Conclusion As discussed above, the project would not result in any significant impacts to land use/planning; therefore, the project would not result in an impact which was not adequately evaluated by the City’s GENERAL PLAN EIR.
Significant Project Impact
Impact not identified by the City’s GENERAL PLAN EIR
Substantial New Information
11. Mineral Resources – Would the Project:
a) Result in the loss of availability of a known mineralresource that would be of value to the region and theresidents of the state?
b) Result in the loss of availability of a locally-important
mineral resource recovery site delineated on a localgeneral plan, specific plan or other land use plan?
11(a) The project is located within an area of the city developed with residential and commercial uses. Therefore, the project will not result in the loss of a known mineral resource because the resource has already been lost due to incompatible land uses.
11(b) The project site is not located in an Extractive Use Zone (S-82), nor does it have an Impact Sensitive Land Use Designation (24) with an Extractive Land Use Overlay (25).
Conclusion As discussed above, the project would not result in any significant impacts to mineral resources; therefore, the project would not result in an impact which was not adequately evaluated by the City’s GENERAL PLAN EIR.
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Significant Project Impact
Impact not identified by the City’s GENERAL PLAN EIR
Substantial New Information
12. Noise – Would the Project:
a) Result in generation of a substantial temporary increase in ambient noise levels in the vicinity of the project in
excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?
b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels?
c) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles
of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?
Discussion 12(a) As stated in the Noise Study by Birdseye Planning Group (February 2025), The project would not result in the generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the
local general plan or noise ordinance, or applicable standards of other agencies. 12(b) As stated in the Noise Study by Birdseye Planning Group (February 2025), temporary impacts associated with construction vibration would be less than significant. The proposed project is a commercial facility with ground floor retail and event space on the second and third floors. This use does not generate vibration; thus, no vibration impacts
are anticipated to occur with operation of the project. 12(c) As stated in the Noise Study by Birdseye Planning Group (February 2025), McClellen-Palomar Airport is the nearest airport and is located approximately 4.4 miles southeast of the project site. The project site is located outside the 60 dB CNEL contour and is not affected by airport noise. For this reason, the project site is not located in an area affected by aircraft noise; and thus, compatibility with an adopted Airport Land Use Compatibility Plan is not required Conclusion As discussed above, the project would not result in any significant impacts to/from noise;
therefore, the project would not result in an impact which was not adequately evaluated by the City’s GENERAL PLAN EIR.
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Significant Project Impact
Impact not identified by the City’s GENERAL PLAN EIR
Substantial New Information
13. Population and Housing – Would the Project:
a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension of roads or other infrastructure)?
b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere?
c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere?
Discussion 13(a) The project will not induce substantial population growth in an area because the project does not propose any physical or regulatory change that would remove a restriction to or encourage population growth in an area. 13(b) The project site does not include any residential units or uses, and will not displace existing housing.
Conclusion As discussed above, the project would not result in any significant impacts to populations/housing; therefore, the project would not result in an impact which was not adequately evaluated by the City’s GENERAL PLAN EIR.
Significant Project Impact
Impact not identified by The City’s GENERAL PLAN EIR
Substantial New Information
14. Public Services – Would the Project:
a) Result in substantial adverse physical impacts associated with the provision of new or physically altered fire protection
facilities, or the need for new or physically altered fire protection facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives?
b) result in substantial adverse physical impacts associated with the provision of new or physically altered police protection facilities, or the need for new or physically altered police protection facilities, the construction of which could cause significant environmental impacts, in order to maintain
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acceptable service ratios, response times or other performance objectives?
c)result in substantial adverse physical impacts associatedwith the provision of new or physically altered policeprotection facilities, or the need for new or physically altered
police protection facilities, the construction of which couldcause significant environmental impacts, in order to maintainacceptable service ratios, response times or other
performance objectives?
d) Result in substantial adverse physical impacts associatedwith the provision of new or physically altered parks, or theneed for new or physically altered parks, the construction ofwhich could cause significant environmental impacts, inorder to maintain acceptable service ratios or otherperformance objectives?
e)Increase the use of existing neighborhood and regionalparks or other recreational facilities such that substantial
physical deterioration of the facility would occur or beaccelerated?
f)Include recreational facilities or require the construction orexpansion of recreational facilities which might have anadverse physical effect on the environment?
g)result in substantial adverse physical impacts associatedwith the provision of new or physically altered publicfacilities, or the need for new or physically altered publicfacilities, the construction of which could cause significantenvironmental impacts, in order to maintain acceptableservice ratios, response times or other performanceobjectives?
Discussion The project is consistent with the development density established by the existing General Plan (2015). The City’s GENERAL PLAN EIR addressed potential parks and recreational facilities impacts in Chapter 11, Public Facilities and Services. The City’s GENERAL PLAN EIR found that although the General Plan would increase demand for fire service, police
service, schools, and libraries, implementation of the General Plan would not result in the need for construction of new or physically altered public service facilities in order to maintain acceptable standards. The City’s GENERAL PLAN EIR also found that the
General Plan would result in an additional demand of 393.5 acres of parkland citywide at buildout. However, development of planned parks under the General Plan would increase the city’s parkland by 443.9 acres, resulting in a surplus distributed among all four of the
city’s quadrants. Therefore, public services and recreational facilities under the General Plan would be sufficient to accommodate an increase in demand from future residents. Public services and parks and recreational impacts were found to be less than significant.
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Conclusion As discussed above, the project would not result in any significant impacts to public services; therefore, the project would not result in an impact which was not adequately evaluated by the
City’s GENERAL PLAN EIR.
Significant Project Impact
Impact not identified by the City’s GENERAL PLAN EIR
Substantial New Information
16. Transportation and Traffic – Would the Project:
a)conflict with a program, plan, ordinance or policy
addressing the circulation system, including transit,roadway, bicycle and pedestrian facilities?
b)Conflict or be inconsistent with CEQA Guidelines Section15064.3, subdivision (b)?
c) Substantially increase hazards due to a design feature(e.g., sharp curves or dangerous intersections) orincompatible uses (e.g., farm equipment)?
d) Result in inadequate emergency access?
Discussion 16(a) The project will not result in conflicts with programs and plans related to the circulation system. The project is required to conduct a Local Mobility Analysis (LMA, Level III) to evaluate the traffic conditions associated with the proposed project. This analysis found
that the project is not subject to additional management measures, and that level of service will remain at acceptable levels with the implementation of the project.
The project is required to implement strategies identified in the Transportation Demand Management Plan (TDM). These strategies include designation of a Transportation Coordinator, distribution of transportation information to new employees, participation in
TDM programs, inclusion of TDM plan strategies in leases for tenant spaces, and the provision of public bike parking.
16(b) The project will result in an additional 945 ADT. The project is required to conduct a Local Mobility Analysis (LMA, Level III) to evaluate the traffic conditions associated with the
proposed project. This analysis found that the project is not subject to additional management measures, and that level of service will remain at acceptable levels with the implementation of the project.
16(c) The proposed project will not alter traffic patterns, roadway design, place incompatible uses (e.g., farm equipment) on existing roadways, or create curves, slopes or walls which
would impede adequate sight distance on a road.
16(d) The City of Carlsbad Fire Department has reviewed the project and its Fire Protection Plan and have determined that there is adequate emergency fire access.
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Conclusion As discussed above, the project would not result in any significant impacts to
transportation/traffic; therefore, the project would not result in an impact which was not adequately evaluated by the City’s GENERAL PLAN EIR.
Significant Project Impact
Impact not identified by the City’s GENERAL PLAN EIR
Substantial New Information
17. Utilities and Service Systems – Would the Project:
a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or
telecommunications facilities, the construction or relocation of which could cause significant environmental effects?
b) have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years?
c) Require or result in the construction of new storm water
drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects?
d) Generate solid waste in excess of State or local standards, or in excess of the capacity of local
infrastructure, or otherwise impair the attainment of solid waste reduction goals?
e) Comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
Discussion 17(a) The project would not require the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects. 17(b) The construction and operation of the project would result in a net increase in water demand. However, this increase in demand can be served by project and reasonably available water supplies.
17(c) Wastewater generated by the project would be treated at the Encinas Wasterwater Authority in Carlsbad. The plant has adequate capacity to serve the wastewater generated by the project in addition to its existing wastewater treatment commitments.
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17(d) The project would not generate solid waste in excess of state or local standards, or in excess of the capacity of local infrastructure, include the Republic Services Palomar Transfer Station. The project would not impair the attainment of solid waste reduction
goals, and development would comply with federal, state, and applicable local statutes and regulations related to solid waste.
17(e) The project would not generate solid waste in excess of state or local standards, or in excess of the capacity of local infrastructure, include the Republic Services Palomar Transfer Station. The project would not impair the attainment of solid waste reduction
goals, and development would comply with federal, state, and applicable local statutes and regulations related to solid waste. Conclusion As discussed above, the project would not result in any significant impacts to utilities and service systems; therefore, the project would not result in an impact which was not adequately evaluated by the City’s GENERAL PLAN EIR. Attachments:
Appendix A – References Appendix B – Summary of Determinations and Mitigation within the Final Environmental Impact
Report, County of San Diego General Plan Update, SCH # 2002111067
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Appendix A
The following is a list of project specific technical studies used to support the analysis of each
potential environmental effect:
Birdseye Planning Group (February 2025). Boulevard Beach Event Space Project Air Quality/
Greenhouse Has Study.
Birdseye Planning Group (February 2025). Boulevard Beach Event Space Project Noise Study
Kristi, S. Hawthorne. (November 3, 2024). Cultural Resources Report for the Historic Assessment for 2715, 2721, and 2729 Carlsbad Blvd., Carlsbad, California
For a complete list of technical studies, references, and significance guidelines used to support the analysis of the General Plan Update Final Certified Program EIR, dated August 3, 2011, please visit the County’s website at:
https://www.carlsbadca.gov/departments/community-development/planning/housing-plan-update
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Appendix B
A Summary of Determinations and Mitigation within the Final Supplemental Environmental Impact Report, Housing Element Implementation and Public Safety Element Update, SCH # 2022090339 is available on the City of Carlsbad website at:
https://www.carlsbadca.gov/departments/community-development/planning/housing-plan-update
Sept. 17, 2025 Item #1 142 of 206
Community Development Department | 1635 Faraday Ave. | Carlsbad, CA 92008 | www.carlsbadca.gov
AB 2097
PARKING REQUIREMENTS IB-131
This bulletin provides an overview of the restrictions
imposed by the state legislature under AB 2097 on the
city’s ability to require minimum parking standards on
certain private development projects.
BACKGROUND
Most cities, including Carlsbad, have historically required
that new residential and commercial development
provide onsite parking spaces to sufficiently
accommodate occupants and customers and reduce
impacts to neighboring land uses. The commonly applied
parking standard is formula based, where the minimum
number of required parking spaces is dependent upon the
size and type of use being built. For example, Carlsbad
requires one parking space for every 100 square feet of
restaurant space, two parking spaces for each apartment
unit with two or more bedrooms, and so on.
Based largely on a body of academic research regarding
the potential impacts minimum parking ratios have on car
ownership, vehicle miles traveled, and use of public
transit, the state legislature passed AB 2097, which added
Government Code §65863.2, that effectively eliminates
parking requirements in new residential and commercial
developments when located within a half-mile of a major
transit stop.
According to the Assembly Floor Analysis on AB 2097, the
study found that in buildings with no on-site parking, only
38% of households owned a car, but in buildings with at
least one parking space per unit, the study found that more than 81% of households owned automobiles. As
such, by eliminating parking minimums in new
development, the state legislature figures that fewer
households will rely on the automobile for transportation.
Developers could still voluntarily provide onsite parking
(and many likely will), but the number of parking spaces
provided will be based on builder preference and market
demand, not by city-established minimum parking
standards.
The state legislature’s intent with this action, which is
effective January 1, 2023, is that it will help drive down
construction costs, reduce vehicle traffic, increase public
transit ridership, and promote walkable and bikeable
communities so people can get around without a car,
which will reduce the greenhouse gas emissions
responsible for climate change.
NEW STATE LIMITS ON PARKING
AREAS AFFECTED
Pursuant to Government Code §65863.2(a), a city cannot
impose or enforce any minimum automobile parking
requirements on a residential, commercial, or other
development project (except for hotels, motels, short-
term rentals, or other transient lodging --- city parking
standards still apply to those) if the project is located
within one-half mile of public transit. The state defines
public transit as a “major transit stop,” containing any one
of the following:
•Fixed rail station
•Bus rapid transit stop
•high-quality transit corridor included in a regional
transportation plan
•Intersection of two or more major bus routes were
buses stop every 15 minutes or less during peak
commute periods
Documents Referenced
Carlsbad Village Station Eligible Parcels; Map
Poinsettia Station Eligible Parcels; Map
Carlsbad Housing (Element) Plan; IB-137
2021-2029 Housing Element; Plan
Carlsbad Parking Standards; §21.44
EV Charging Station Requirements; §18.22
EV Charging Permit Streamlining; IB-165
Density Bonus; IB-112
Supportive Housing Defined; §21.04.355.1
Transitional Housing Defined; §21.04.362
CA Coastal Commission Memo; Policy
Exhibit 8
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Page 2 of 3 IB-131_AB 2097 Parking Limits (Feb. 2024)
The city does not have any high-quality transit corridors
per SANDAG’s 2021 Regional Transportation Plan. And
North County Transit District’s Breeze bus system, does
not meet the bus stop requirements and therefore does
not qualify.
Currently, there are only two locations in the city that
meet the definition of public transit --- Carlsbad Village
Station and Poinsettia Station. Maps have been provided
showing those parcels that are subject to §65863.2. See
“Documents Referenced” above.
In cases where only a portion of the project site is located
within one-half mile of a major transit stop, the following
standards must be met in order to be eligible.
•At least 75% of the total project site is located within
one-half mile of a major transit stop; and
•At least 90% of the proposed residential units, or
100 units or more, whichever is less, are located
one-half mile of a major transit stop.
Projects failing to meet these requirements do not qualify
for the allowances under §65863.2 and must meet
current city parking standards.
EV CHARGING & ADA PARKING
Irrespective of proximity to public transit, state law allows
the city to continue to apply minimum parking standards
for electric vehicle (EV) charging stations as well as
required parking spaces accessible to persons with
disabilities (ADA).
•For EV stations, the required number of EV parking
spaces for residential projects is provided in Table
4.106.4.3.1 of Carlsbad Municipal Code (CMC)
§18.21.040. For nonresidential projects, EV parking
space requirements are provided in Table
5.106.5.3.3 of CMC §18.21.050. The parking
requirement is based on the total number of actual
parking spaces that would have otherwise applied to
the development if the state code section did not
exist. Refer to IB-165 for an overview of the city’s
streamlining provisions and alternative standards for
EV charging stations.
•For ADA parking, the city applies the standards set
forth in Chapter 1109A (multifamily) and Chapter
11B (commercial) of Title 24, Volume 1 of the 2023
CA Building Code. Like EV spaces, the total number
of ADA spaces is based on the total number of actual
parking spaces that would have otherwise applied to
the development.
EXEMPTIONS
The city may apply its minimum parking standards to a
proposed project if it makes written findings that failure
to impose parking standards will result in one of the
following to occur.
•Hinders the city’s ability to meet its share of low-
and very low-income housing. Refer to IB-137 for
more on the city’s Housing Element and Regional
Housing Needs Assessment requirements.
•Hinders the city’s ability to meet any special housing
needs for elderly or persons with disability. Refer to
the city’s 2021-2029 Housing Element for more
information.
•The proposed “housing development project” will
negatively impact existing residential or commercial
parking that is located within one-half mile of the
project. The state defines a “housing development
project” as either:
o A 100% residential development; or
o Mixed-use development where at least 2/3 of
the project is designed for residential use; or
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IB-131_AB 2097 Parking Limits (Feb. 2024) Page 3 of 3
o Project includes transitional housing or
supportive housing.
The city exemption determination must be supported by a
preponderance of the evidence in the record showing that
not imposing or enforcing minimum parking standards
would have a substantially negative impact on the above
referenced development.
The exemption finding must be made by the city within 30
days following receipt of a completed application.
EXCEPTIONS TO THE EXEMPTIONS
Government Code §65863.2(c) provides a list of specific
project types that are not subject to the above exemption
provisions. In other words, the city cannot impose
minimum parking standards on the following housing
development projects, irrespective of whether the above
discussed exemption findings can be made.
•The housing development project contains fewer
than 20 housing units.
•The housing development project dedicates a
minimum of 20% of the total housing units to very
low-, low-, or moderate-income households,
students, elderly, or persons with disabilities.
•The housing development project is subject to
parking reductions based on the provisions of any
other applicable law. As an example, the proposed
development is a density bonus project, which offers
reduced parking standards for development
projects. Please refer to IB-112 for more on density
bonus law.
PARKING SPACES PROVIDED VOLUNTARILY
When a project voluntarily provides parking, the city is
limited to only imposing the following parking
requirements:
•The city may require that the voluntary parking
spaces meet established minimum location and
design standards.
•If a project voluntarily provides parking spaces, the
city can require that the spaces be available to the
public.
•If a project voluntarily provides parking spaces, the
city can require that a parking fee be charged to
residents or customers for use. Conversely, the city
cannot require that the voluntarily provided parking
spaces be offered to the residents or customers free
of charge.
PROPERTIES IN THE COASTAL ZONE
Development in the Coastal Zone requires a Costal
Development Permit consistent with Carlsbad Municipal
Code (CMC) Chapter 21.201. Following adoption of AB
2097, the California Coastal Commission released on June
30, 2023 a memorandum discussing how the Commission
and local governments can impose other types of
conditions in these areas to ensure projects and Local
Coastal Programs (LCPs) are consistent with the public access and recreation policies of the Coastal Act (Chapter
3)and certified LCPs. These other types of conditions may
assist the city in making the necessary findings to approve
required Coastal Development Permits (§21.201.080(C)).
YOUR OPTIONS FOR SERVICE
Questions pertaining to this state law, please contact the
Planning Division at 442-339-2600 or via email at
Planning@CarlsbadCA.gov.
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REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
1" = 160'-0"
TITLE SHEET
GN - 001
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
BLVD BEACH
COMMERCIAL
2715-2729 CARLSBAD BLVD.
CARLSBAD, CA 92008
PROPERTY OWNER:
ARCHITECT:SAFDIE RABINES ARCHITECTS925 FT. STOCKTON DRIVESAN DIEGO, CA 92103619.297.6153
STRUCTURAL ENGINEERDCI ENGINEERS101 W BROADWAY #1920 SAN DIEGO, CA 92101619.234.0501
CIVIL ENGINEER
SWS ENGINEERING, INC.
1635 LAKE SAN MARCOS DR. SUITE 200
SAN MARCOS, CA 92078
760.744.0011
MEP ENGINEERELEN CONSULTING INC.9150 CHESAPEAKE DR. #220SAN DIEGO, CA 92123619.550.1085
DEVELOPMENT SUMMARY:
SHEET INDEX
REFER TO SHEET GN-002 FOR COMPLETE SHEET INDEX AND VOLUMES
LOT SIZE:(150' X 150') = 22,500 SF = (.51 ACRES)
BASE ZONE: V-B (VILLAGE-BARRIO ZONE)
MASTER PLAN ZONE: HOSP (HOSPITALITY) PER VILLAGE BARRIO MASTER PLAN
BASE F.A.R :NO F.A.R. LIMIT PER CARLSBAD MUNICIPLE CODE / VB MASTER PLAN
LOT COVERAGE:80% LOT COVERAGE ALLOWABLE (22,500 SF X .80) = 18,000 SF MAXIMUM
OPEN SPACE : MINIMUM OF 20% MAINTAINED FOR OPEN SPACE PER VB MASTER PLAN
JURISTICTIONAL AUTHORITIES AND OVERLAY ZONES:
•VILLAGE BARRIO MASTER PLAN AREA
•HOSPITALITY DISTRICT (HOSP) (PROJECT SITE SITS WITHIN THE HOSP DISTRICT PER
THE VILLAGE BARRIO MASTER PLAN)
•COASTAL ZONE BOUNDARY (PROJECT SITE SITS WITHIN THE COASTAL ZONE
BOUNDARY PER THE VILLAGE BARRIO MASTER PLAN)
PROPOSED USE: COMMERCIAL (RETAIL / RESTARAUNT & BAR / EVENT SPACE)
PROJECT TEAM:
DRY UTILITIY CONSULTANT THE DRY UTILITIES GROUP INC.
LANDSCAPE ARCHITECTGROUNDLEVEL LANDSCAPE ARCHITECTURE2605 STATE ST. BSAN DIEGO, CA 92103619.325.1990
CODE CONSULTANT CODE CONSULTANTS, INC.431 E. GRAND AVENUE, SUITE CEL SEGUNDO, CA 90245213.622.5880
LIGHTING DESIGNERELLUMINET LIGHTING DESIGN STUDIO9150 CHESAPEAKE DR. #220SAN DIEGO, CA 92123619.550.1085
TRAFFIC ENGINEERMIZUTA TRAFFIC CONSULTING858.752.8212
PROJECT DESCRIPTION
EXISTING USE AND OCCUPANCY
THE SITE IS LOCATED AT THE SOUTH WESTERN CORNER OF CARLSBAD BOULEVARD
AND BEECH ST. IN THE CITY OF CARLSBAD. AS YOU MOVE NORTH ALONG CARLSBAD
BOULEVARD TOWARDS BEECH STREET, THERE IS AN ELEVATION CHANGE OF
APPROXIMATELY 2.5 FEET ALONG THE LENGTH OF THE SITE. AS YOU MOVE FROM THE
INTERSECTION OF CARLSBAD BOULEVARD AND BEECH ST. TO THE WEST, THERE IS AN
ELEVATION CHANGE OF APPROXIMATELY 1.5 FEET ACROSS THE LENGTH OF THE SITE.
THE SITE IS ZONED (V-R) (VILLAGE REDEVELOPMENT) BASED ON THE ZONING
ORDINANCE FOUND ON THE CITY OF CARLSBAD. THE CITY OF CARLSBAD SUMMARY OF
ZONING REQUIREMENTS REFERENCES THE CARLSBAD VILLAGE REDEVELOPMENT
MASTER PLAN AND DESIGN MANUAL FOR PERMITTED LAND USES, DEVELOPMENT
STANDARDS AND PROCEDURES OF THE (V-R) ZONE.
PROPOSED USE AND OCCUPANCY
THE PROPOSED PROJECT INCLUDES THE DEMOLITION OF THREE EXISTING
STRUCTURES AND THE CONSTRUCTION OF A NEW MIXED USE STRUCTURE CONSISTING
OF 3 LEVELS OF CONCRETE CONSTRUCTION (TYPE II-B). LEVEL 1 USES INCLUDE
RESTAURANT AND RETAIL AND CONSIST OF ASSEMBLY AND BUSINESS OCCUPANCIES.
LEVEL 2 USES INCLUDE EVENT / ASSEMBLY SPACES, KITCHEN & BOH, OFFICE TO
SUPPORT EVENT STAFF AND CONSISTS OF ASSEMBLY AND BUSINESS OCCUPANCIES.
LEVEL 3 USES INCLUDE OUTDOOR SEATING AREAS, BAR SERVICE AREA, AND A BRIDAL
SUITE TO SERVE THE EVENT USE. LEVEL 3 CONSISTS OF ASSEMBLY OCCUPANCIES. THE
DEVELOPMENT SITS ON A 22,500 SF LOT AND WILL BE PRIVATELY FUNDED.
CURRENT PROJECT ADDRESS:2715-2729 CARLSBAD BLVD. CARLSBAD, CA 92008
APN:203-143-01 / 203-143-02
LEGAL DESCRIPTION:
ALL THAT PORTION OF BLOCK 6 IN THE TOWN OF CARLSBAD, COUNTY OF SAN DIEGO,
STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO.535, FILED IN THE OFFICE OF
THE COUNTY RECORDER OF SAN DIEGO COUNTY, MAY 2, 1888, DESCRIBED AS
FOLLOWS: BEGINNING AT THE MOST NORTHERLY CORNER OF SAID BLOCK 6, BEING THE
INTERSECTION OF BEECH AVENUE AND LINCOLN STREET; THENCE RUNNING
SOUTHWESTERLY ALONG THE SOUTHEASTERLY LINE OF BEECH AVENUE 150 FEET;
THENCE AT RIGHT ANGLES SOUTHEASTERLY 150 FEET; THENCE AT RIGHT ANGLES
NORTHEASTERLY 150 FEET TO THE SOUTHWESTERLY LINE OF LINCOLN STREET;
THENCE NORTHWESTERLY ALONG THE SOUTHWESTERLY LINE OF LINCOLN STREET TO
THE POINT OF BEGINNING. EXCEPTING THEREFROM THE SOUTHEAST 50 FEET.
APN:203-143-01-00
LEGAL DESCRIPTION:
THE SOUTHEASTERLY 50 FEET OF THAT PORTION OF BLOCK 6 IN THE TOWN OF
CARLSBAD, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA,
ACCORDING TO MAP THEREOF NO. 535 FILED IN THE OFFICE OF THE COUNTY
RECORDER OF SAN DIEGO COUNTY MAY 2, 1888, DESCRIBED AS FOLLOWS: BEGINNING
AT THE MOST NORTHERLY CORNER OF SAID BLOCK 6, BEING THE INTERSECTION OF
BEECH AVENUE AND LINCOLN STREET; THENCE RUNNING SOUTHWESTERLY ALONG THE
SOUTHEASTERLY LINE OF BEECH AVENUE 150 FEET; THENCE AT RIGHT ANGLES
SOUTHEASTERLY 150 FEET; THENCE AT RIGHT ANGLES NORTHEASTERLY 150 FEET TO
THE SOUTHWESTERLY LINE OF LINCOLN STREET; THENCE NORTHWESTERLY ALONG
THE SOUTHWESTERLY LINE OF LINCOLN STREET TO THE POINT OF BEGINNING.
APN:203-143-02-00
•NO PUBLIC FUNDS ARE USED TO BUILD THIS PROJECT. THIS IS NOT A PUBLIC
HOUSING PROJECT.
ALL WORK SHALL COMPLY WITH THE LATEST EDITION OF THE FOLLOWING CODES
AND STANDARDS/AMENDMENTS AS ADOPTED BY THE CITY OF CARLSBAD
1.THESE PLANS AND ALL WORK SHALL COMPLY WITH THE CALIFORNIA BUILDING
CODE FOUND IN THE STATE OF CALIFORNIA TITLE 24 CCR AS AMENDED AND
ADOPTED BY THE COUNTY OF SAN DIEGO. ACCESSIBILITY PROVISIONS OF 11B
2022CBC
2. APPLICABLE BUILDING CODES:
2022 CALIFORNIA BUILDING CODE (CBC)
2022 CALIFORNIA PLUMBING CODE (CPC)
2022 CALIFORNIA MECHANICAL CODE (CMC)
2022 CALIFORNIA FIRE CODE (CFC)
2022 CALIFORNIA ELECTRICAL CODE (CEC)
2022 CALGREEN T-24, PART 11
2022 CALIFORNIA ENERGY CODE, PART 6
OCCUPANCY CLASSIFICATION:
A2 -NON SEPERATED USE (SPRINKLERED)
NUMBER OF STORIES:
EXISTING -1
PROPOSED -3
STRUCURE HEIGHT (PER VB MASTER PLAN):
ALLOWABLE PER VILLAGE BARRIO MASTER PLAN -45' -0" (4 STORIES)
PROPOSED -44'-6" TO HIGHEST WALKABLE SURFACE (ROOF F.F.) -(3 STORIES)
PER VB MASTER PLAN SECTION (2.6.2.4 PLACEMENT AND ORIENTATION)
ALL ROOF STRUCTURES (EXCLUDING ARCHITECTURAL FEATURES) SHALL BE SET BACK
A MINIMUM FIVE FEET FROM ALL BUILDING FACES AND SHALL NOT EXCEED THE
MAXIMUM STATED HEIGHTS BELOW. STRUCTURES PERMITTED TO EXCEED FIVE FEET
IN HEIGHT SHALL BE SET BACK AT LEAST AN ADDITIONAL ONE FOOT FOR EVERY FOOT
ABOVE FIVE FEET, UP TO MAXIMUM STATED HEIGHTS.
•GUARDRAILS OR OTHER BARRIERS FOR ROOF DECKS; ROOF DECK AMENITIES,
INCLUDING PERMANENTLY-AFFIXED EQUIPMENT AND FURNISHINGS (SUCH AS
BUILT-IN SEATING, BARBECUE ISLANDS, COUNTERS, AND
THE LIKE), TRELLISES, LATTICEWORK, SCREENS (INCLUDING VEGETATIVE
SCREENS), OR OTHER OBJECTS DESIGNED OR ARRANGED TO CREATE A
PRIVACY SCREEN OR OUTDOOR ROOM; EQUIPMENT SCREENING, FIRE
OR PARAPET WALLS; SKYLIGHTS; AND SIMILAR: UP TO 42 INCHES ABOVE
MAXIMUM HEIGHT.
•ROOF STRUCTURES SPECIFICALLY FOR THE HOUSING OF ELEVATORS,
STAIRWAYS, TANKS, VENTILATING FANS OR SIMILAR EQUIPMENT REQUIRED TO
OPERATE AND MAINTAIN A BUILDING; FLAGPOLES, CHIMNEYS, SMOKESTACKS,
WIRELESS MASTS AND SIMILAR STRUCTURES: UP TO 10 FEET ABOVE MAXIMUM
HEIGHT.
GROSS FLOOR AREA (SDMC 113.0234) BREAKDOWN:
GROSS BUILDING AREA MEANS THE SUM OF ALL FINISHED AREAS OF ALL FLOORS OF A
BUILDING INCLUDED WITHIN THE OUTSIDE FACES OF ITS EXTERIOR WALLS. THIS
INCLUDES PARKING GARAGES, ELEVATOR AND MECHANICAL SHAFTS AND BALCONIES.
LEVEL 1 -9,166 SF
LEVEL 2 -6,847 SF
LEVEL 3 -2,593 SF
TOTAL GFA = 18,606 SF
TYPE OF CONSTRUCTION:
TYPE IIB PER CBC 602.2 -(3 STORIES WITH HEIGHT INCREASE) -SEE SHEET GN-104 FOR
FRONTAGE FACTOR INCREASE CALCULATIONS.
ALLOWABLE HEIGHT: 75' (SPRINKLERED WITHOUT AREA INCREASE)
(TYPE IIB -PER CBC TABLE 504.3)
PROPOSED HEIGHT:44'-6" TO HIGHEST WALKABLE SURFACE (ROOF F.F.)
ALLOWABLE STORIES:3 STORIES (SPRINKLERED WITHOUT AREA INCREASE)
(TYPE IIB)(PER CBC TABLE 504.4)
PROPOSED STORIES: 3 STORIES
ALLOWABLE AREA TOTAL: 9,500 SF (SM WITH HEIGHT INCREASE)
(TYPE IIB)(PER CBC TABLE 506.2)
ALLOWABLE AREA TOTAL WITH FRONTAGE FACTOR INCREASE: 30,780 SF
ALLOWABLE AREA PER LEVEL WITH FRONTAGE FACTOR INCREASE: 15,390 SF
NOTE: SEE SHEET (GN-104) FOR FRONTAGE FACTOR INCREASE CALCULATIONS AND
ALLOWABLE AREA PLANS AND SCHEDULES)
PROPOSED AREA TOTAL: 26,255 SF
ALLOWED DU PER ACRE: (18-23) (PER VB MASTER PLAN)
PROPOSED DU PER ACRE: (0)
BUILDING MASSING
MAXIMUM WALL PLANE AND ROOFLINE VARIATION: NO BUILDING FAÇADE VISIBLE FROM
ANY PUBLIC STREET SHALL EXTEND MORE THAN 50 FEET IN LENGTH WITHOUT A 5
FOOT MINIMUM VARIATION IN THE WALL PLANE, AS WELL AS, A CHANGE IN ROOFLINE.
NOTE:MINIMUM GROUND FLOOR WALL PLATE HEIGHT FOR BUILDINGS ON CARLSBAD
BLVD. (14 FEET). THIS HEIGHT SHALL BE MEASURED FROM THE FINISHED FLOOR O
THE TOP PLATE OF THE GROUND FLOOR, OR, WHERE THERE IS NOT "PLATE", TO THE
BOTTOM OF THE STRUCTURE OF THE SECOND FLOOR.(2.7.3 HOSPITALITY -
SUPPLEMENTAL DISTRICT STANDARDS)
GROUND FLOOR STREET FRONTAGE USES
NEW GROUND FLOOR STREET FRONTAGE USES PERMITTED WITHIN THE BOUNDARIES
OF THE USE RESTRICTION AREA IDENTIFIED ON FIGURE 2-2 SHALL OCCUPY MORE
THAN ONE-HALF OF THE HABITABLE SPACE DEVELOPED ON THE GROUND FLOOR AND
SHALL SPAN AT LEAST 80 PERCENT OF THE BUILDING FRONTAGE. IN THE COASTAL
ZONE ALONG CARLSBAD BOULEVARD AND CARLSBAD VILLAGE DRIVE, NEW GROUND
FLOOR STREET FRONTAGE USES SHALL HAVE A MINIMUM AVERAGE BUILDING DEPTH
OF 25 FEET.
UP TO 20 PERCENT OF A BUILDING FRONTAGE MAY BE USED FOR A LOBBY OR
ENTRYWAY TO USES ABOVE OR BEHIND GROUND FLOOR STREET FRONTAGE USES.
REQUIRED SETBACKS: (FOR PARCELS ALONG CARLSBAD BLVD. BETWEEN BEECH
AVENUE AND CARLSBAD VILLAGE DRIVE)
FRONT YARD : MIN: 0' / MAX: 5' TO BUILDING (AT GROUND FLOOR)
NOTE:ADDITIONAL DEPTH PERMITTED WHERE ONE OR MORE OF THE FOLLOWING
AREAS ARE PROVIDED: PLAZA, COURTYARD, OUTDOOR DINING, ENHANCED
PEDESTRIAN CONNECTION OR LANDSCAPING PER VB MASTER PLAN SECTION
(2.7.3) HOSPITALITY.
REAR YARD : 0' ( VB MASTER PLAN (2.7.3) HOSPITALITY)
SIDE YARD : 0' ( VB MASTER PLAN (2.7.3) HOSPITALITY)
SETBACK AT SURFACE PARKING ADJACENT TO PUBLIC STREET:
MINIMUM: 15'
PRIVATE OUTDOOR SPACE -(VB MASTER PLAN -2.7.3 HOSPITALITY -SUPPLEMENTAL
DISTRICT STANDARDS)
PRIVATE OPEN SPACE SHALL BE PROVIDED AT A MINIMUM OF 80 SQUARE FEET PER
UNIT WITH A MINIMUM DIMENSION OF 6 FEET IN ANY DIRECTION. THIS
REQUIREMENT MAY BE SATISFIED BY MORE THAN ONE PRIVATE OPEN SPACE
AREA.
PROPOSED:NO PRIVATE OPEN SPACE PROPOSED
COMMON OPEN SPACE -(VB MASTER PLAN -2.7.3 HOSPITALITY -SUPPLEMENTAL
DISTRICT STANDARDS)
THE COMMON OPEN SPACE AREA SHALL BE A MINIMUM OF 20% OF THE PROPERTY
AREA. OPEN SPACE MAY BE DEDICATED TO LANDSCAPE PLANTERS, OPEN SPACE
POCKETS AND OR CONNECTIONS, ROOF GARDENS / PATIOS, BALCONIES, OTHER
PATIOS AND OUTDOOR EATING AREAS.
PUBLIC AND RESIDENTIAL PRIVATE AND COMMON OPEN SPACE MAY BE COUNTED
TOWARDS ACHIEVING THE PROPERTY OPEN SPACE MINIMUM REQUIREMENTS.
NOTE:SEE SHEET GN-106 FOR OPEN SPACE / LOT COVERAGE DIAGRAMS AND
CALCULATIONS.
DEMO UNDER SEPERATE PERMIT
ALL SITE RETAINING WALL, MONUMENT SIGNS, AND GENERATORS ARE UNDER
SEPERATE PERMIT
1.PER CBC, ALL WEATHER EXPOSED SURFACES SHALL HAVE A WEATHER RESISTIVE
BARRIER TO PROTECT THE INTERIOR WALL COVERING AND EXTERIOR OPENINGS
SHALL BE FLASHED IN SUCH A MANNER TO MAKE THEM WEATHERPROOF.
2.GLAZING ADJACENT TO W/IN 24" OF DOORS OR W/IN 18" OF WALKING SURFACE
MUST BE OF SAFETY GLAZING MATERIAL. SEE WINDOW SCHEDULE FOR GLAZING
NOTES.
3.GLAZING IN SHOWER AND/OR TUB ENCLOSURE MUST BE OF SAFETY GLAZING
MATERIAL.
4.MINIMUM CLEARANCE 30" CLEAR WIDTH FOR WATER CLOSET COMPARTMENTS AND
24" CLEARANCE IN FRONT OF WATER CLOSET.
5.ALL SWINGING DOORS AND WINDOWS LEADING TO UNCONDITIONED AREAS SHALL
BE FULLY WEATHER STRIPPED.
6.FULLY SEAL ALL JOINTS AROUND WINDOW FRAMES AND OTHER PENETRATIONS
SUCH AS WALL SOLE PLATES AND OPENING FOR UTILITY PIPING AND WIRING.
7.ALL NEW GLAZING WILL BE INSTALLED WITH A CERTIFYING LABEL ATTACHED,
SHOWING THE U-VALUE.
8.ALL EXHAUST FANS OR OTHER EXHAUST SYSTEMS SHALL BE PROVIDED WITH BACK
DRAFT DAMPERS OR AUTOMATIC DAMPERS.
9.THERMOSTATS (EXCEPT THOSE CONTROLLING HEAT PUMPS) SHALL BE EQUIPPED
WITH AN AUTOMATIC SETBACK THAT THE BUILDING OCCUPANTS CAN PROGRAM TO
AUTOMATICALLY SETBACK THE THERMOSTAT FOR TWO PERIODS DURING ANY 24-
HOUR PERIOD.
10.EQUIPMENT THAT REQUIRES PREVENTATIVE MAINTENANCE TO MAINTAIN
EFFICIENT OPERATION SHALL BE FURNISHED WITH COMPLETE NECESSARY
MAINTENANCE INFORMATION.
11.ALL GAS-FIRED FAN TYPE CENTRAL FURNACES, GAS-FIRED FAN TYPE WALL
FURNACES, AND COOKING APPLIANCES SHALL BE EQUIPPED WITH AN
INTERMITTENT IGNITION DEVICE.
12.ALL TRANSVERSE DUCT, PLENUM, AND FITTING JOINTS SHALL BE SEALED WITH
PRESSURE SENSITIVE TAPE OR MASTIC TO PREVENT AIR LOSS AND SHALL BE
INSULATED TO CONFORM TO THE PROVISIONS OF THE U.M.C.
13.INSULATION SHALL COMPLY WITH CALIFORNIA QUALITY STANDARDS.
14.THE INSULATION INSTALLER SHALL POST A SIGNED CERTIFICATE.
15.PRIOR TO THE CONTRACTOR REQUESTING A BUILDING DEPARTMENT FOUNDATION
INSPECTION, THE SOILS ENGINEER SHALL ADVISE THE BUILDING OFFICIAL IN
WRITING THAT:
A. THE BUILDING PAD WAS PREPARED IN ACCORDANCE WITH THE SOILS REPORT.
B. THE UTILITY TRENCHES HAVE BEEN PROPERLY BACKFILLED AND COMPACTED.
C. THE FOUNDATION EXCAVATIONS, THE SOILS EXPANSIVE CHARACTERISTICS AND
BEARING CAPACITY CONFORM TO THE SOILS REPORT.
16.THERE WILL BE NO DITCHES OVER 5' DEEP, OR BUILDING OVER 2 STORIES OR
BUILDINGS OVER 30' HIGH.
17.GAS VENTS AND NONCOMBUSTIBLE PIPING IN WALLS, PASSING THROUGH THREE
FLOORS OR LESS, SHALL BE EFFECTIVELY DRAFT STOPPED AT EACH FLOOR OR
CEILING, PER CBC.
BUILDING DEPARTMENT NOTES:
1.GENERAL CONTRACTOR TO FIELD VERIFY ALL SITE AND BUILDING CONDITIONS AND
NOTIFY THE ARCHITECT IMMEDIATELY UPON FINDING CONDITIONS WHICH ARE NOT
INDICATED OR WHICH CONFLICT WITH THE CONSTRUCTION DOCUMENTS.
2.CONTRACTOR RESPONSIBLE FOR OBTAINING DIG SAFETY IDENTIFICATION NUMBER AT
LEAST TWO DAYS PRIOR TO SITE WORK OR EXCAVATION PER GOVERNMENT CODE
SECTION 4216. CALL 8-1-1 OR 1-800-227-2600.
3.WATER METERS FOR FIRE SPRINKLER SYSTEM SHALL NOT BE INSTALLED UNTIL THE FIRE
SPRINKLER SYSTEM HAS BEEN SUBMITTED AND APPROVED BY THE BUILDING OFFICIAL.
GENERAL NOTES:
1.THE PROJECT IS REQUIRED TO MEET THE REQUIREMENTS OF CFC SECTION 510 FOR
EMERGENCY RESPONDER RADIO COVERAGE
2.IF THIS BUILDING DOES NOT MEET THE SIGNAL STRENGTH REQUIREMENTS IN 95% OF ALL
AREAS ON EACH FLOOR OF THE BUILDING, THEN AN APPROVED ERRCS WILL BE
PROVIDED IN LIEU OF TWO-WAY COMMUNICATION
ERRC - SYSTEM
ASSOCIATED PERMITS / APPROVALS:
APPLICABLE CODES AND STANDARDS:
1.FIRE ALARM & SMOKE DETECTION SYSTEM -NFPA 72
2.FIRE STANDPIPES -NFPA 14
3.FIRE SPRINKLERS -NFPA 13
4.SOLAR PANEL PV SYSTEM / BATTERY BACKUP
5.EMERGENCY TWO-WAY COMMUNICATION SYSTEM
6.EVCS
7.HANDRAILS & GUARDRAILS
8.STOREFRONT
9.ELEVATORS
10.EMERGENCY RESPONDER SAFETY SYSTEM
1.THE DEFERRED ITEMS SHALL NOT BE INSTALLED UNTIL THEIR DESIGN AND
SUBMITTAL DOCUMENTS HAVE BEEN APPROVED BY BUILDING OFFICIAL.(SDMC §
129.0205)
2.PLANS FOR THE DEFERRED SUBMITTAL ITEMS SHALL BE SUBMITTED IN A TIMELY
MANNER, BUT NOT LESS THAN 30 BUSINESS DAYS PRIOR TO INSTALLATION. ALL
COMMENTS RELATED TO THE DEFERRED SUBMITTAL MUST BE ADDRESSED TO
THE SATISFACTION OF THE PLAN CHECK DIVISION PRIOR TO APPROVAL OF THE
SUBMITTAL ITEMS.
3.I/WE UNDERSTAND THAT I/WE WILL NOT BE AUTHORIZED ANY INSPECTION OF THE
DEFERRED ITEMS PROPOSED PRIOR TO THE SUBMITTAL AND APPROVAL OF
PLANS AND/OR CALCULATIONS FOR THOSE DEFERRED ITEMS
4.THE REGISTERED AND RESPONISBLE DESIGN PROFESIONALS SHALL REVIEW THE
DEFERRED SUBMITAL DOCUMENTS AND SUBMIT THEM TO THE BUILDING OFFICIAL,
WITH ANNOTATIONS INDICATIONG THAT THE DEFERRED SUBMITAL DOCUMENTS
HAVE BEEN REVIEWD AND FOUND TO BE IN GENERAL CONFORMANCE TO THE
DESIGN OF THE BUILDING
DEFERRED SUBMITTALS:
ESTIMATED SOLID WASTE & RECYCLING SUMMARY
FABRIC 2775 PARTNERS, LLCMGMT@FABRICINVESTMENTS.COM2676 STATE STREET #100CARLSBAD, CA 92008
PARKING SUMMARY
PER INFORMATION BULLETIN (IB-131) UNDER STATE LEGISLATURE (AB 2097) : PURSUANT OF GOVERNMENT CODE (65863.2(a)), A CITY CANNOT IMPOSE OR ENFORCE ANY MINIMUM AUTOMOBILE PARKING REQUIREMENTS ON A RESIDENTIAL, COMMERCIAL, OR OTHER DEVELOPMENT PROJECT (EXCEPT FOR HOTELS, MOTELS, SHORT TERM RENTALS, OR OTHER TRANSIENT LODGING -- CITY PARKING STARDARDS STILL APPLY TO THOSE) IF THE PROJECT IS LOCATED WITHIN ONE-HALF MILE OF PUBLIC TRANSIT. REFER TO CARLSBAD VILLAGE ELIGIBLE PARCELS MAP; (AB 2097) INDICATING THAT THE PROPOSED PROJECT IS WITHIN THE ONE-HALF MILE RADIUS OF CARLSBAD VILLAGE STATION.
NOTE:THE PROJECT WILL PROVIDE ADA AND EV PARKING PER THE BASE ZONE REQUIREMENTS. SEE SHEET (GN-115) FOR PARKING COUNT EXHIBITS & CALCULATIONS.
AUTOMOBILE PARKING REQUIREMENTS PER BASE ZONE AND USE:
TOTAL STANDARD STALLS : (NOT REQUIRED TO BE PROVIDED)
90 STALLS PER CALCULATIONS BASED ON USES LISTED IN TABLE 2-3 OF THE "VB MASTER PLAN" - SEE SHEET GN-115 FOR CALCULATION EXHIBITS.
TOTAL ACCESSIBLE STALLS REQUIRED :
4 ADA STALLS PER TABLE 11B-208.2 OF THE 2022 CBC (76-100 PARKING SPACES)
3 STANDARD & 1 VAN ACCESSIBLE
2 ADA EVCS STALLS -ADA EV CAPABLE PER TABLE 11B-228.3.2.1 OF THE 2022 CBC
1 STANDARD & 1 VAN ACCESSIBLE
TOTAL EV STALLS REQUIRED :
17 STALLS EV CAPABLE - ( SEE EVSE STALL REQUIREMENTS BELOW, THE REMAINING 13 EVCS TO BE PROVIDED ON ADJACENT PARKING LOT WITH SHARED PARKING AGREEMENT)PER TABLE 15.106.5.3.1 OF
THE 2022 GREEN BUILDING STANDARDS CODE (CALGreen) & CAP CHECKLIST (P-30 FORM) FOR 76-100
PARKING SPACES
5 STALLS EVSE INSTALLED - ((4)TO BE PROVIDED ON SITE PER CAL GREEN - THE EXTRA (1) EVSE STALL PER P-30 FORM WILL BE PROVIDED ON THE ADJACENT LOT WITH THE REMAINING EVCS REQUIRED)
(PER NOTE 2 ON TABLE 15.106.5.3.1 THE NUMBER OF REQUIRED EVSE COUNTS TOWARDS THE NUMBER
OF REQUIRED EV CAPABLE SPACES) & CAP CHECKLIST (P-30 FORM) FOR 76-100 PARKING SPACES
MINIMUM DRIVE AISLE WIDTH :
REQUIRED WIDTH : 24 FEET WIDE - PROPOSED WIDTH : 24 FEET WIDE90 DEGREE PARKING (TWO-WAY TRAFFIC) PER 21.44.050 TABLE B : PARKING SPACES AND AREAS (PER THE CITY OF CARLSBAD MUNICIPLE CODE; SECTION 21.44.050 - TABLE B (90 DEGREE PARKING) WHERE CARS WILL BE PULLING INTO AND BACKING OUT OF PARKING SPACES)
THE PROJECT IS EQUIPPED THROUGHOUT WITH AN AUTOMATIC FIRE SPRINKLER
SYSTEM AND AUDIBLE / VISUAL FIRE ALARM SYSTEM IN ACCORDANCE WITH NFPA 13
(903.3.1.1)
FIRE SPRINKLER / FIRE ALARM NOTE:
VICINITY MAP
BICYCLE PARKING:
PER CAL GREEN -5.106.4.1.1 -SHORT-TERM BICYCLE PARKING:IF THE NEW
PROJECT OR ADDITION IS ANTICIPATED TO GENERATE VISITOR TRAFFIC,
PROVIDE PERMANENTLY ANCHORED BICYCLE RACKS WITHIN 200 FEET OF THE
VISITORS ENTRANCE, READILY VISIBLE TO PASSER-BY, FOR 5 PERCENT OF NEW
VISITOR MOTORIZED VEHICLE PARKING SPACES BEING ADDED, WITH A MINIMUM
OF ONE, (2) BIKE CAPACITY RACK.
SHORT TERM BICYCLE PARKING CALCULATION:
23 PARKING SPACES X 5% (.05) = (1.15) REQUIRED; MIN. OF 1 RACK WITH (2)
SPACES PER CAL GREEN REQUIREMENTS.
PER CAL GREEN -5.106.4.1.2 -LONG TERM BICYCLE PARKING: FOR NEW
BUILDINGS WITH TENANT SPACES THAT HAVE 10 OR MORE TENANT-OCCUPANTS,
PROVIDE SECURE BICYCLE PARKING FOR 5 PERCENT OF THE TENANT-
OCCUPANT VEHICULAR PARKING SPACES WITH A MINIMUM OF ONE BICYCLE
PARKING FACILITY.
LONG TERM BICYCLE PARKING CALCULATION:
THE PROJECT DOES NOT HAVE 10 OR MORE TENANT-OCCUPANTS, THEREFOR
NO LONG TERM BICYCLE PARKING IS REQUIRED PER CAL GREEN
REQUIREMENTS.
THERE ARE NO BICYCLE PARKING REQUIREMENTS NOTED IN THE CMC OR VB
MASTER PLAN FOR THIS SITE.
PARKING SUMMARY (CONT.)
FEE
ESTIMATED TOTAL OCCUPANTS: 1,132
SUMMARY BY OCCIPANTS
# OF BINS PICKUP/WEEK SIZE CAPACITY PROJECTED DEMAND
TRASH 6.0 3.0 4.0 72.0 73.3 (74 Cu Yd)
RECYCLE 2.0 3.0 4.0 24.0 24.4 (24 Cu Yd)
ORGANICS 2.0 3.0 0.3 1.9 1.7 (2 Cu Yd)
ENCLOSURE SIZING BASED ON (3 PICKUPS / WEEK)
(7); 4-YARD TRASH BINS MINIMUM
(2); 4-YARD RECYCLE BINS MINIMUM
(2); 64 GALLON TOTES MINIMUM
DEVELOPER:
THE PARISH OF ST. MICHAELS-BY-THE-SEA EPISCOPAL CHURCH OF CARLSBAD, CALIFORNIA
2775 CARLSBAD BLVD, CARLSBAD, CA 92008
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 146 of 206
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REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
SHEET INDEX
GN - 002
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
SHEET INDEXSHEET INDEX SHEET INDEX SHEET INDEX
GENERAL
NO.SHEET NAME
GN - 001 TITLE SHEET
GN - 002 SHEET INDEX
GN - 003 GENERAL NOTES, SYMBOLS, ABBREVIATIONS
GN - 004 SITE SURVEY / EXISTING CONDITIONS
GN - 005 SITE DEMO PLAN
GN - 101 CODE & LIFE SAFETY PLAN - LEVEL 1
GN - 102 CODE & LIFE SAFETY PLAN - LEVEL 2
GN - 103 CODE & LIFE SAFETY PLAN - LEVEL 3
GN - 104 ALLOWABLE AREA PLANS
GN - 106 SIGHT LINE ANALYSIS
GN - 107 OVERALL STRUCTURE HEIGHT ELEVATIONS
GN - 113 FIRE ACCESS PLAN
GN - 115 PARKING COUNT EXHIBITS & CALCULATIONS
GN - 116 PARKING VICINITY MAP
ARCHITECTURE
NO.SHEET NAME
A-100 SITE PLAN
A-101 LEVEL 1 - FLOOR PLAN
A-102 LEVEL 2 - FLOOR PLAN
A-103 LEVEL 3 - FLOOR PLAN
A-104 ROOF PLAN
A-201 BUILDING ELEVATIONS
A-202 BUILDING ELEVATIONS
A-301 BUILDING SECTIONS
A-302 BUILDING SECTIONS
A-303 BUILDING SECTIONS
A-304 BUILDING SECTIONS
A-306 RENDERINGS & MATERIALITY
A-307 RENDERINGS & MATERIALITY
CIVIL
NO. SHEET NAMEC-001 EXISTING CONDITION PLANC-002 GRADING & DRAINAGE PLANC-003 PUBLIC IMPROVEMENT PLANC-004 WATER FACILITIES PLANC-005 SEWER FACILITIES PLANC-006 BMP EXHIBITC-007 DETAILS
LANDSCAPE
NO.SHEET NAMEL-100 LANDSCAPE TITLE SHEETL- 200 SITE PLANL-201 CONCEPT LANDSCAPE PLANL-202 LANDSCAPE LEGEND AND NOTESL-300 PARKING LANDSCAPE REQUIREMENTL-400 CAL GREEN SHADE REQUIREMENTL-500 TREE PRESERVATION PLANL-600 LANDSCAPE HYDROZONE EXHIBITL-700 LANDSCAPE MAINTENANCE PLAN
MECHANICAL
NO. SHEET NAMEM-001 MECHANICAL GENERAL NOTES AND ABBREVIATIONSM-002 MECHANICAL GENERAL NOTES AND ABBREVIATIONSM-003 MECHANICAL SCHEDULESM-104 ROOF - MECHANICAL PLAN
ELECTRICAL
NO.SHEET NAMEE-001 SYMBOLS LEGEND & ABBREVIATIONSE-002 ELECTRICAL SINGLE LINE DIAGRAMES-100 ELECTRICAL SITE PLANES-101 LIGHTING SITE PLANE-104 ROOF - POWER PLANE-401 ELECTRICAL DETAILS
PLUMBING
NO.SHEET NAMEP-001 PLUMBING GENERAL NOTES AND ABBREVIATIONSP-002 PLUMBING SCHEDULESP-100 1ST FLOOR PLUMBING PLAN - WASTE & VENTP-101 1ST FLOOR PLUMBING PLAN - DOMESTIC WATER
SHEET INDEX
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 147 of 206
1 A-100a
BUILDING NUMBER (IF APPLICABLE)
DISCIPLINE:
G = GENERAL
C = CIVIL
L = LANDSCAPE
A = ARCHITECTURE
S = STRUCTURAL
M = MECHANICAL
P = PLUMBING
E = ELECTRICAL
F = FIRE PROTECTION
FLOOR LEVEL
(PLANS ONLY)
OTHERWISE NUMBERED
SEQUENTIALLY
SERIES:
0xx = SITE
1xx = PLANS
2xx = ELEVATIONS
3xx = SECTIONS
4xx = ENLARGED DRAWINGS
5xx = VERTICAL CIRCULATION / RESTROOMS
6xx = DETAILS - EXTERIOR
7xx = DETAILS - INTERIOR
8xx = SCHEDULES AND DIAGRAMS
9xx = MISC (MOCKUPS, IMAGES, ETC.)
IF DRAWINGS CONTINUE TO NEXT SHEET
ROOM NUMBER
ROOM NAME
REFERS TO TYP. INT. ELEVATION WHERE APPLIES
SHEET NUMBER
DETAIL NUMBER
ROOM IDENTIFICATION
GRID LINES
ABOVE, BELOW OR HIDDEN
DOOR TYPE(REF: DOOR SCHEDULE)
VERTICAL DATUM, ELEVATION, WORKPOINT
INTERIOR ELEVATIONOR ENLARGED DRAWING
BUILDING SECTION
DETAIL or ENLARGEMENT
DRAWING TITLE
KEYNOTE
WINDOW TYPE
BUILDING ELEVATION
DIM
DI
M ADA/CBC CLEARANCES
A101
1 SIM
1 View Name
1/8" = 1'-0"
0
0
WALL TYPES(REFER TO WALL TYPE SHEET)
?
NORTH ARROW
#
1
1
1
1 A#
A##
#
ROOM NAME
1
1
1
1 A#
SPOT ELEVATION
NAME
ELEVATION
#
#
PROPERTY LINE / LIMIT OF WORK (L.O.W.)
SHEET NUMBER
DETAIL NUMBER
SETBACK LINE
FLOOR TYPES(REFER TO FLOOR TYPE SHEET)#
T
CI
DAALT
A
T
T
S
F CA IOL F OE
1-31-27
NO. C 24394 ANI
R
E
ECI
R
S
E D AS
ACRL
N HEL
C
E
T
F
A
IH
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
12" = 1'-0"
GENERAL
NOTES,
SYMBOLS,
ABBREVIATIONS
GN - 003
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
SHEET NUMBERING
MECH. MECHANICALMET.METALMEMB. MEMBRANEMFR.MANUFACTURERMIN. MINIMUM OR MINUTEMISC.MISCELLANEOUSM.O. MASONRY OPENINGMTD MOUNTEDMTL.METAL
(N.) NEWN.NORTHN.I.C.NOT IN CONTRACTNO./ # NUMBERN.R. NOT RATEDN.T.S.NOT TO SCALE
O.C. ON CENTERO.D. OUTSIDE DIAMETEROR OVERFLOW DRAINOPNG. OPENINGOPP.OPPOSITEO.S. OVERFLOW SCUPPER
PART.PARTITIONPERF.PERFORATEDPERP.PERPENDICULARP.L. PROPERTY LINEPL.PLATEP.LAM. PLASTIC LAMINATEPLAS.PLASTERPLMB.PLUMBINGPLYWD. PLYWOODPNL. PANELPR.PAIRP.T. PRESSURE TREATED
R.RADIUS OR RISER.D. ROOF DRAINRDWD. REDWOODREC.RECESSEDREFL.REFLECTEDREFR.REFRIGERATORREINF. REINFORCEDREQ'D. REQUIREDRESIL. RESILIENTRET.RETAININGRM. ROOMR.O. ROUGH OPENING
S.SOUTHS&P SHELF AND POLES.C. SOLID CORESCHED. SCHEDULES.D. STORM DRAINSECT.SECTIONSGL.SINGLESHR.SHOWERSHT.SHEETSHTG.SHEATHINGINGSIM. SIMILARSPEC.SPECIFICATIONSQ. SQUARES.S. SERVICE SINKS.STL.STAINLESS STEELSTD.STANDARD OR STUDSTL. STEELSTOR.STORAGESTRUCT. STRUCTURALSUSP.SUSPENDEDSYM.SYMMETRICAL
T.TREADT.C. TOP OF CURBTEL. TELEPHONETEMP.TEMPEREDT&G TONGUE AND GROOVETHK.THICKT.O. TOP OFT.O.C.TOP OF CONCRETET.O.P.TOP OF PARAPETT.O.S.TOP OF SHEATHINGINGT.O.W. TOP OF WALLT.P.H.TOILET PAPER HOLDERT.S. TUBE STEELTV.TELEVISIONTYP. TYPICAL
UG. UNDERGROUNDU.N.O. UNLESS NOTED OTHERWISE
V.B. VAPOR BARRIERVERT.VERTICALVIF VERIFY IN FIELDV.P. VENT PIPEV.S. VENT STACK
W.WASHING MACHINEOR WESTW/ WITHW.C. WATER CLOSETWD. WOODWDW. WINDOW
A.B. ANCHOR BOLTABV.ABOVEA.C. ASPHALT CONCRETEACOUS. ACOUSTICALA.C.U. AIR CONDITIONING UNITA.D. AREA DRAINADJ. ADJUSTABLEAL., ALUM. ALUMINUMANOD. ANODIZEDA.P. ACCESS PANELARCH. ARCHITECTURAL, ARCHITECTURE
BD. BOARDBLDG.BUILDINGBLK. BLOCKBLKG.BLOCKINGBM. BEAMB.M. BENCH MARKB.O.D.BASIS OF DESIGNBOT.BOTTOMBRG.BEARINGB.U.R.BUILT-UP ROOFING
CAB.CABINETC.B. CATCH BASINCEM.CEMENTCER.CERAMICC.I. CAST IRONC.J. CONTROL JOINTCLG.CEILINGCLKG.CAULKINGCLO.CLOSETCLR. CLEARC.M.U. CONCRETE MASONRY UNITC.O. CLEAN OUTCTR.CENTERCOL.COLUMNCONC. CONCRETECONST. CONSTRUCTIONCONT. CONTINUOUSC.W. COLD WATER
D.DRYERDBL. DOUBLED.F. DRINKING FOUNTAINOR DOUGLAS FIRDIA. DIAMETERDIAG. DIAGONALDIM. DIMENSIONDISP.DISPENSERDN. DOWNDR. DOORDS. DOWNSPOUTDTL. DETAILDWG.(S) DRAWING(S)
E.EAST(E.) EXISTINGEA. EACHEL.ELEVATIONELEC.ELECTRICALELEV.ELEVATORENCL.ENCLOSUREE.P. ELECTRICAL PANELEQ. EQUALEQPT.EQUIPMENTEXP. JT. EXPANSION JOINTEXP.EXPOSEDEXT. EXTERIOR
F.A. FIRE ALARMF.D. FLOOR DRAINFDN.FOUNDATIONF.E. FIRE EXTINGUISHERF.E.C.FIRE EXTINGUISHER CABINETF.F. FINISH FLOORF.H.C.FIRE HOSE CABINETFIN. FINISHF.L.FLOW LINEFLR. FLOORFLUOR. FLUORESCENTF.O. FACE OFF.O.C.FACE OF CONCRETEF.O.F.FACE OF FINISHF.O.M. FACE OF MASONRYF.O.P.FACE OF PLYWOODF.O.S.FACE OF STUDF.O.W. FACE OF WALLF.S. FLOOR SINKFT.FOOT OR FEETFTG.FOOTINGFURR.FURRING
GA. GAUGEGALV. GALVANIZEDG.C. GENERAL CONTRACTORG.D. GARBAGE DISPOSALG.I. GALVANIZED IRONGL. GLASSGND.GROUNDGR. GRADEGYP.BD. GYPSUM BOARD
H.B. HOSE BIBBH.C. HOLLOW COREHD. HEADHDBD. HARDBOARDHDCP. HANDICAPHDR.HEADERHDWD. HARDWOODHDWR. HARDWAREHGR.HANGERH.M. HOLLOW METALHORIZ. HORIZONTAL
I.D. INSIDE DIMENSIONINCL.INCLUDEINSUL. INSULATIONINT. INTERIOR
JAN. JANITORJST. JOISTL.LENGTHLAM.LAMINATELAV. LAVATORYLIN. LINEN OR LINEARLT.LIGHTLVR. LOUVERLT.WT. LIGHTWEIGHT
MAS.MASONRYMATL.MATERIALMAX.MAXIMUMM.B. MACHINE BOLTM.C. MEDICINE CABINETOR MINERAL CORE
ABBREVIATIONS SYMBOLS CAL GREEN STANDARDS (CONT.)
01. ALL WORK SHALL BE DONE IN A PROFESSIONAL MANNER AND SHALL CONFORM TO THEREQUIREMENTS AND REGULATIONS OF ALL LOCAL AND STATE AGENCIES HAVING JURISDICTIONAND SHALL COMPLY WITH CURRENT U.B.C., U.P.C, AND N.E.C.
02. THE SPECIFICATIONS UNDER SEPARATE COVER ARE AN INTEGRAL PART OF THESECONSTRUCTION DOCUMENTS.
03. CIVIL, LANDSCAPE, AND STRUCTURAL DRAWINGS ARE SUPPLEMENTAL TO THE ARCHITECTURALDRAWINGS. IT IS TO BE THE RESPONSIBILITY OF THE GENERAL CONTRACTOR TO CHECK WITH THEARCHITECTURAL DRAWINGS PRIOR TO WORK DONE ON CIVIL, LANDSCAPE, AND STRUCTURALELEMENTS. ANY DISCREPANCIES BETWEEN THE ARCHITECTURAL AND CONSULTING ENGINEER'SDRAWINGS SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT FOR CLARIFICATION. ANY INSTALLATION AND/OR CONSTRUCTION PERFORMED IN CONFLICT WITH THE ARCHITECTURAL DRAWINGS SHALL BE CORRECTED BY THE GENERAL CONTRACTOR AT HIS OWN EXPENSE, AND AT NO EXPENSE TO THE OWNER OR ARCHITECT
04. THE RECOMMENDATIONS CONTAINED IN THE SOIL REPORT FOR EARTHWORK AND FOUNDATIONEXCAVATION ARE A PART OF THIS WORK. A COPY OF THIS REPORT IS AVAILABLE AT THE OFFICE OFTHE ARCHITECT.
05. THE SAFETY OF ALL PARTIES PRESENT AT THE JOB SITE IS THE SOLE RESPONSIBILITY OF THECONTRACTOR. ALL WORK IS TO BE PERFORMED IN A PROFESSIONAL MANNER.
06. THE CONTRACTOR AND SUB-CONTRACTORS ARE CONSIDERED SPECIALISTS IN THEIRRESPECTIVE FIELDS AND SHALL NOTIFY THE ARCHITECT IN WRITING OF ANY WORK THAT CAN NOTBE FULLY GUARANTEED, PRIOR TO ORDERING MATERIALS OR PERFORMANCE OF WORK.
07. IT IS TO BE THE CONTRACTOR'S AND/OR SUB-CONTRACTOR'S RESPONSIBILITY TO OBTAIN ANDPROVIDE ALL SUCH MATERIALS AS ARE SUGGESTED/REQUIRED BY THE MANUFACTURER TOPROPERLY INSTALL ANY AND ALL PRODUCTS.
08. THE CONTRACTOR SHALL VERIFY ALL EQUIPMENT LOCATIONS WITH THE EQUIPMENT SUPPLIERAND OWNER'S REPRESENTATIVE FOR PROPER SIZE AND LOCATION OF SUPPORTS, DRAINS, PITCHPOCKETS AND OTHER PROVISIONS THAT MUST BE MADE FOR THE PROPER INSTALLATION OF THEEQUIPMENT.
09. ALL SUB-CONTRACTOR'S SHALL SUBMIT SHOP DRAWINGS, AS INDICATED IN THESPECIFICATIONS, TO THE ARCHITECT FOR APPROVAL PRIOR TO PROCEEDING WITH THE WORK.
10. THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND SITE CONDITIONS PRIOR TO STARTINGWORK AND SHALL NOTIFY THE ARCHITECT OF ANY DISCREPANCIES OBSERVED.
11. THE CONTRACTOR AND HIS SUB-CONTRACTORS ARE RESPONSIBLE FOR REVIEWING THECONTRACT DOCUMENTS IN DETAIL INCLUDING DIMENSIONS FOR THE PURPOSE OF DETERMININGTHAT THE WORK CAN BE PERFORMED AS SHOWN PRIOR TO PROCEEDING WITH THE WORK. IF ANYCONFLICTS ARISE, THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING A CLARIFICATION FROM THEARCHITECT PRIOR TO PROCEEDING WITH THE WORK IN QUESTION OR WITH RELATED WORK.
12. THE CONTRACTOR SHALL INSPECT THE PREMISES DURING THE COURSE OF BIDDING AND PRIORTO THE START OF CONSTRUCTION IN ORDER TO BE FAMILIAR WITH POSSIBLE FIELD CONDITIONSTHAT MAY ARISE. SUCH CONDITIONS ARE TO BE REFLECTED AND QUALIFIED IN THE BID.
13. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROPER LOCATION AND SIZE OFOPENINGS FOR ALL TRADES AND SHALL COORDINATE ALL CONSTRUCTION AS INDICATED BY THECONTRACT DOCUMENTS, INCLUDING SHOP DRAWINGS REVIEWED BY THE ARCHITECT AND OWNER.
14. CONTRACTOR TO VERIFY: ALL HEATING, VENTILATING, AND COOLING SYSTEMS ANDAPPLIANCES TO COMPLY WITH CURRENT U.M.C.
15. CONTRACTOR TO MAINTAIN POSITIVE DRAINAGE AWAY FROM BUILDING @ 1/4" PER FOOTMINIMUM.
16. "TYPICAL" OR "TYP" MEANS IDENTICAL FOR ALL THE SAME CONDITIONS UNLESS OTHERWISENOTED. "SIMILAR" OR "SIM." MEANS COMPARABLE CHARACTERISTICS FOR THE CONDITIONS NOTED.VERIFY DIMENSIONS AND ORIENTATION ON THE PLANS.
17. CLEAN UP OF THE JOB SITE: DISPOSE OF, OFF THE SITE, ALL DEBRIS PROMPTLY AND IN AMANNER STRICTLY COMPLYING WITH THE REGULATIONS OF THE LOCAL AND STATE AGENCIESHAVING JURISDICTION. REMOVE ALL DEBRIS FROM THE SITE AS WORK PROGRESSES AND LEAVEGROUNDS EACH DAY IN A SATISFACTORY MANNER.
18. USE EXISTING SEWER.
19. USE EXISTING DRAINAGE FACILITIES. NO CONCENTRATED DRAINAGE FLOWS ARE PERMITTEDOVER ADJACENT PROPERTY LINES. WATER IS TO DRAIN AWAY FROM STRUCTURES FOR A MINIMUMOF 5 FEET AT 2 PERCENT AND BE CONVEYED TO AN APPROVED DRAINAGE FACILITY.
20. ADDRESS NUMBERS SHALL BE CLEARLY VISIBLE FROM THE STREET FRONTING THE STRUCTURE.WHERE STRUCTURES ARE LOCATED OFF A ROADWAY ON LONG DRIVEWAYS, A MONUMENT SHALLBE PLACED AT THE ENTRANCE WHERE THE DRIVEWAY INTERSECTS THE MAIN ROADWAY.PERMANENT ADDRESS NUMBERS SHALL BE DISPLAYED ON THIS MONUMENT. MINIMUM FIVE (5) INCHNUMBERS FOR RESIDENTIAL.
21. WORK IN RIGHT-OF-WAY: CONTRACTOR IS TO OBTAIN A CONSTRUCTION PERMIT FROM THEENGINEERING DEPARTMENT AT LEAST 48 HOURS PRIOR TO WORKING IN THE PUBLIC RIGHT-OF-WAY.FAILURE TO DO SO WILL RESULT IN AN ISSUANCE OF A STOP WORK NOTICE AND DOUBLE PERMITFEES. IT IS THE RESPONSIBILITY OF THE OWNER TO KNOW WHERE HIS/HER PROPERTY LINE IS.
22. ALL UTILITIES SERVING THIS SITE SHALL BE INSTALLED UNDERGROUND.
23. WELDS IDENTIFIED AS REQUIRING CONTINUOUS OR PERIODIC SPECIAL INSTRUCTION NEED NOTHAVE SPECIAL INSPECTION WHEN THE WELDING IS DONE IN A FABRICATOR'S SHOP APPROVED ANDREGISTERED BY THE CITY OF SAN DIEGO. HOWEVER, THE APPROVED FABRICATOR MUST SUBMIT ACERTIFICATE OF COMPLIANCE IN ACCORDANCE WITH CBC SECTION 1701.7
24. ALL EXTERIOR WOOD FRAMED SURFACES NOT SPECIFIED AS SHEAR WALL TO BE SHEATHED TOMATCH ADJACENT SHEAR WALLS.
25. ALL MISC. ARCHITECTURAL METAL EXPOSED TO VIEW SHOULD RECEIVE CONTINUOUS WELDSGROUND SMOOTH.
26. FLASHING SHALL BE OF NON CORROSIVE MATERIALS, AND SHALL BE REMOVABLE WHENINSTALLED ADJACENT TO OTHER SYSTEMS REQUIRING PERIODIC INSPECTION AND/ORREPLACEMENT. FLASHINGS TO BE LOCATED AT ALL OPENINGS AND WALL PENETRATIONS THAT ARETRANSVERSE TO THE WATER RESISTIVE BARRIER, EXTENDING TO BEYOND THE VENEER, SLOPED TODRAIN, AND PANNED UP AT INBOARD EDGES. FINISH MATERIAL COPINGS DO NOT SUBSTITUTE FORFLASHING.
27. STAINLESS STEEL SHALL BE FINISHED WITH NON FERROUS EQUIPMENT
28. TYPICAL AT ALL INTERIOR FLOORS - WHERE SUBFLOOR SYSTEMS CONSISTS OF PLYWOOD NAILEDTO JOISTS, CONTRACTOR TO ADDITIONALLY USE SCREWS TO AFFIX PLYWOOD TO JOISTS AS ADDEDPRECAUTION AGAINST SQUEAKING. VERIFY SIZE AND SPACING OF SCREWS WITH ARCHITECT ORSTRUCTURAL ENGINEER PRIOR TO COMMENCEMENT OF WORK.
29. ALL GRID LINES ARE MEASURED FROM EXTERIOR FACE OF PLYWOOD, CMU, AND CONCRETE ANDFROM THE CENTERLINE OF STEEL MEMBERS U.N.O.
30. PROVIDE BUILDING PAPER UNDER ALL CEMENTITIOUS SIDING PER FINISH SCHEDULE.
31. AN ELECTRONICALLY SIGNED AND REGISTERED INSTALLATION CERTIFICATE(S) (CF2R) POSTED BYTHE INSTALLING CONTRACTOR SHALL BE SUBMITTED TO THE FIELD INSPECTOR DURINGCONSTRUCTION AT THE BUILDING SITE. A REGISTERED CF2R WILL HAVE A UNIQUE 21-DIGITREGISTRATION NUMBER FOLLOWED BY FOUR ZEROS LOCATED AT THE BOTTOM OF EACH PAGE. THEFIRST 12 DIGITS OF THE NUMBER WILL MATCH THE REGISTRATION NUMBER OF THE ASSOCIATEDCF1R. CERTIFICATE OF OCCUPANCY WILL NOT BE ISSUED UNTIL FORMS CF2R IS REVIEWED ANDAPPROVED.
32. AN ELECTRONICALLY SIGNED AND REGISTERED CERTIFICATE(S) OF FIELD VERIFICATION ANDDIAGNOSTIC TESTING (CF3R) SHALL BE POSTED AT THE BUILDING SIGNED AND REGISTEREDCERTIFICATE(S) OF FIELD VERIFICATION AND DIAGNOSTIC TESTING (CF3R) SHALL BE POSTED AT THEBUILDING SITE BY A CERTIFIED HERS RATER. A REGISTERED CF3R WILL HAVE A UNIQUE 25-DIGITREGISTRATION NUMBER LOCATED AT THE BOTTOM OF EACH PAGE. THE FIRST 20 DIGITS OF THENUMBER WILL MATCH THE REGISTRATION NUMBER OF THE ASSOCIATED CF2R. CERTIFICATE OFOCCUPANCY WILL NOT BE ISSUED UNTIL CF3R IS REVIEWED AND APPROVED.
33. INSTALLATION OF FUTURE EV CHARGERS (CGBSC, SEC. 4.106.8.1)A) A LISTED RACEWAY TO FACILITATE FUTURE INSTALLATION OF ELECTRIC VEHICLE CHARGERB) RACEWAY SHALL BE NOT LESS THAN TRADE SIZE 1 (NOMINAL 1-IN DIAMETER) TOACCOMMODATE A DEDICATED 208/240-VOLT BRANCH CIRCUITC) RACEWAY SHALL ORIGINATE AT THE MAIN SERVICE OR SUBPANEL AND TERMINATE INTO ALISTED CABINET, BOX OR OTHER ENCLOSURE IN CLOSE PROXIMITY TO THE PROPOSED LOCATION OF THE EV CHARGERD) RACEWAY SHALL BE CONTINUOUS AT ENCLOSED, INACCESSIBLE OR CONCEALED AREAS ANDSPACESE) THE SERVICE PANEL OR SUBPANEL SHALL PROVIDE CAPACITY TO INSTALL A 40-AMPREMINIMUM DEDICATED BRANCH CIRCUIT AND SPACE(S) RESERVED TO PERMIT INSTALLATION OF A BRANCH CIRCUIT OVERCURRENT PROTECTIVE DEVICEF) THE SERVICE PANEL OR SUBPANEL CIRCUIT DIRECTORY SHALL IDENTIFY:a) THE OVERCURRENT PROTECTIVE DEVICE SPACE(S) FOR FUTURE EV CHARGING AS "EVCAPABLE" AND,b) THE RACEWAY TERMINATION LOCATION AS "EV CAPABLE"
34. IT IS UNDERSTOOD THAT PLANS FOR THE PROJECT HAVE, AT THIS TIME, BEEN REVIEWED FORCOMPLIANCE WITH ALL APPLICABLE STATE AND CITY REGULATIONS, AND THAT THE PROJECT AS AWHOLE HAS BEEN APPROVED BY THE CITY, WITH THE EXCEPTION OF THE DEFERRED ITEMS LISTED.
35. I/WE UNDERSTAND THAT I/WE WILL NOT BE AUTHORIZED ANY INSPECTION OF THE DEFERREDITEMS PROPOSED PRIOR TO THE SUBMITTAL AND APPROVAL OF PLANS AND/OR CALCULATIONS FORTHOSE DEFERRED ITEMS.
36. COMPLETE PLANS AND SPECIFICATIONS FOR ALL FIRE EXTINGUISHING SYSTEMS, INCLUDINGAUTOMATIC SPRINKLER AND STANDPIPE SYSTEMS AND OTHER SPECIAL FIRE EXTINGUISHINGSYSTEMS AND RELATED APPURTENANCES SHALL BE SUBMITTED TO THE CITY OF SAN DIEGO FORREVIEW AND APPROVAL PRIOR TO INSTALLATION. CFC 901.2
37. A PRE-CONSTRUCTION INSPECTION IS REQUIRED DUE TO THE HEIGHT OF THE PROPOSEDSTRUCTURE IN RELATION TO THE FAA PART 77 NOTIFICATION SURFACE REQUIREMENTS. THE PRE-CONSTRUCTION INSPECTION MUST BE SCHEDULED AND CLEARED BY THE FIELD INSPECTOR BEFOREANY SUBSEQUENT INSPECTIONS CAN BE SCHEDULED. CALL (858)581-7111 TO SCHEDULE THE PRE-CONSTRUCTION INSPECTION. CONTACT THE INSPECTION SERVICES OFFICE AT (858)492-5070, IF YOUHAVE ANY QUESTIONS PERTAINING TO THE PRE-CONSTRUCTION INSPECTION.
38. REQUIRED GUARDS SHALL NOT HAVE OPENINGS WHICH ALLOW PASSAGE OF A SPHERE 4 INCHESIN DIAMETER EXCEPT AS PERMITTED BY CBC 1015.4
GENERAL NOTES (CONT.)CAL GREEN STANDARDS (CONT.)
SECTION 5.106.4 - BICYCLE PARKING
1. COMPLY WITH SECTIONS 5.106.4.1.1 AND 5.106.4.1.2; OR MEET THE APPLICABLE LOCALORDINANCE, WHICHEVER IS STRICTER.A.5.106.4.1.1 - SHORT-TERM BICYCLE PARKING: IF THE NEW PROJECT OR ADDITION ISANTICIPATED TO GENERATE VISITOR TRAFFIC, PROVIDE PERMANENTLY ANCHOREDBICYCLE RACKS WITHIN 200 FEET OF THE VISITORS ENTRANCE, READILY VISIBLE TOPASSER-BY, FOR 5 PERCENT OF NEW VISITOR MOTORIZED VEHICLE PARKING SPACESBEING ADDED, WITH A MINIMUM OF ONE, (2) BIKE CAPACITY RACK.B.5.106.4.1.2 - LONG TERM BICYCLE PARKING: FOR NEW BUILDINGS WITH TENANTSPACES THAT HAVE 10 OR MORE TENANT-OCCUPANTS, PROVIDE SECURE BICYCLEPARKING FOR 5 PERCENT OF THE TENANT-OCCUPANT VEHICULAR PARKING SPACESWITH A MINIMUM OF ONE BICYCLE PARKING FACILITY.C. 5.106.4.1.5 : ACCEPTABLE BICYCLE PARKING FACILITY FOR SECTIONS 5.106.4.1.1 AND
5.106.4.1.2 SHALL BE CONVENIENT FROM THE STREET AND SHALL MEET ONE OF THE
FOLLOWING:1.COVERED, LOCKABLE ENCLOSURES WITH PERMENANTELY ANCHORED
RACKS FOR BICYCLES.2. LOCKABLE BICYCLE ROOMS WITH PERMANENTLY ANCHORED RACKS; OR3. LOCKABLE, PERMANENTELY ANCHORED LOCKERS.
SECTION 5.106.5.3 ELECTRIC VEHICLE (EV) CHARGING
1.CONSTRUCTION TO PROVIDE ELEVTRIC VEHICLE INFRASTRUCTURE AND FACILITATE ELECTRICVEHICLE CHARGING SHALL COMPLY WITH SECTION 5.106.5.3.1 AND SHALL BE PROVIDED INACCORDANCE WITH THE REGULATIONS IN THE CALIFORNIA BUILDING CODE AND CALIFORNIAELECTRICAL CODE.
A. EV CAPABLE SPACES: PER TABLE 5.106.5.3.1 -THE TOTAL NUMBER OF EV CAPABLESPACES REQUIRED IS (0) FOR A NON RESIDENTIAL PROJECT PROVIDING BETWEEN(0-9) ACTUAL PARKING SPACES.B.EVCS (EV CAPABLE WITH EVSE): PER TABLE 5.106.5.3.1 - THE TOTAL NUMBER OF EVCSREQUIRED IS (0) FOR A NON RESIDENTIAL PROJECT PROVIDING BETWEEN (0-9) ACTUAL PARKING SPACES.
5.106.5.3.2 - ELECTRIC VEHICLE CHARGING STATIONS (EVCS)
1. EV CAPABLE SPACES SHALL BE PROVIDED WITH EVSE TO CREATE EVCS IN THE NUMBERINDICATED IN TABLE 5.106.5.3.1. THE EVCS REQUIRED BY TABLE 5.106.5.3.1 MAY BE PROVIDEDWITH EVSE IN ANY COMBINATION OF LEVEL 2 AND DIRECT CURRENT FAST CHARGING, EXCEPTTHAT AT LEAST ONE LEVEL 2 EVSE SHALL BE PROVIDED.
5.106.5.3.4 ACCESSIBLE EVCS
1. WHEN EVSE IS INSTALLED, ACCESSIBLE EVCS SHALL BE PROVIDED IN ACCORDANCE WITH THECBC, CHAPTER 11B, SECTION 11B-228.3
DIVISION 5.2 - ENERGY EFFICIENCY
SECTION 5.201.1 - GENERAL 1. FOR THE PURPOSE OF MANDATORY ENERGY EFFICIENCY STANDARDS IN THIS CODE, THECALIFORNIA ENERGY COMMISSION WILL CONTINUE TO ADOPT MANDATORY BUILDINGSTANDARDS.
DIVISION 5.3 - WATER EFFICIENCY AND CONSERVATION
SECTION 5.303 - INDOOR WATER USE1.5.303.1 - METERS: SEPERATE SUBMETERS OR METERING DEVICES SHALL BE INSTALLED FORTHE USES DESCRIBED IN SECTIONS 5.303.1.1 AND 5.303.1.2.
A.5.303.1.2 EXCESS CONSUMPTION:A SEPERATE SUBMETER OR METERING DEVICESHALL BE PROVIDED FOR ANY TENANT WITHIN A NEW BUILDING OR WITHIN ANADDITION THAT IS PROJECTED TO CONSUME MORE THAN 1,000 GAL/DAY
2. 5.303.3 - WATER CONSERVING PLUMBING FIXTURES AND FITTINGS: PLUMBING FIXTURESAND FITTINGS SHALL COMPLY WITH THE FOLLOWING:
A.5.303.3.1 - WATER CLOSETS:THE EFFECTIVE FLUSH VOLUME OF WATER CLOSETSSHALL BOT EXCEED 1.28 GALLONS PER FLUSH, TANK -TYPE WATER CLOSETS SHALLBE CERTIFIED TO THE PERFORMANCE CRITERIA OF THE US EPA WATERSENSESPECIFICATION FOR TANK-TYPE TOILETS.B.5.303.3.2 - URINALS:A.THE EFFECTIVE FLUSH VOLUME OF WALL MOUNTED URINAL SHALL NOTEXCEED 0.125 GPF.B. THE EFFECTIVE FLUSH VOLUME OF FLOOR MOUNTED URINALS SHALL NOTEXCEED .5 GALLONS PER FLUSH.C.5.303.3.3 - SHOWERHEADS:A. SINGEL SHOWERHEAD: SHOWERHEADS SHALL HAVE A MAXIMUM FLOW RATEOF NOT MORE THAN 1.8 GALLONS PER MINUTE AT 80 PSI.D.5.303.3.4 - FAUCETS AND FOUNTAINS:A. NON RESIDENTIAL LAVATORY FAUCETS: SHALL HAVE A FLOW RATE OF NOTMORE THAN .5 GALLONS PER MINUTE AT 60 PSI.B. KITCHEN FAUCETS: SHALL HAVE A MAXIMUM FLOW RATE OF NOT MORE THAN1.8 GALLONS PER MINUTE AT 60 PSI. KITCHEN FAUCETS MAY TEMPORARILYINCREASE THE FLOW ABOVE THE MAXIMUM RATE, BUT NOT EXCEED 2.2GALLONS PER MINUTE AT 60 PSI, AND MUST DEFAULT TO MAXIMUM FLOWRATE OF 1.8 GALLONS PER MINUTE AT 60 PSI.C. WASH FOUNTAINS: SHALL HAVE A MAXIMUM FLOW RATE OF NOT MORE THAN1.8 GALLONS PER MINUTE / 20.D. METERING FAUCETS: SHALL NOT DELIVER MORE THAN .20 GALLONS PERCYCLE.E. FOOD WASTE DISPOSERS: DOSPOSERS SHALL EITHER MODULATE THE USEOF WATER TO NO MORE THAN 1 GPM WHEN THE DISPOSER IS NOT IN USE ORSHALL AUTOMATICALLY SHUT OFF AFTER NO MORE THAN 10 MINUTES OFINACTIVITY. DISPOSERS SHALL USE NO MORE THAN 8GPM OF WATER.
DIVISION 5.4 - MATERIAL CONSERVATION AND RESOURCE EFFICIENCY
SECTION 4.407 - WATER RESISTANCE AND MOISTURE MANAGEMENT
1.5.407.1 - WEATHER PROTECTION:WEATHER-RESISTANT EXTERIOR AND FOUNDATIONENVELOPE AS REQUIRED BY CBC SECTION 1402.2, MANUFACTURERS INSTALLATIONINSTRUCTIONS OF LOCAL ORDINANCE, WHICHEVER IS STRICTER.
SECTION 5.408 - CONSTRUCTION WASTE REDUCTION, DISPOSAL, AND RECYCLING1. RECYCLE AND/OR SALVAGE FOR REUSE OF A MINIMUM OF 65 PERCENT OF THENONHAZARDOUS CONSTRUCTION AND DEMOLITION WASTE, OR MEET A LOCAL CONSTRUCTIONAND DEMOLITION WASTE MANAGEMENT ORDINANCE, WHICHEVER IS MORE STRINGENT.2. CONSTRUCTION WASTE MANAGEMENT PLAN SUBMITTED FOR APPROVAL TO THE ENFORCINGAGENCY3. DOCUMENTATION SHALL BE PROVIDED WHICH DEMONSTRATES COMPLIANCE WITH SECTION5.408.1.1, ITEMS 1 THROUGH 4.
SECTION 4.410 - BUILDING MAINTENANCE AND OPERATION1. SPACE ALLOCATION FOR RECYCLING AREAS SHALL COMPLY WITH CHAPTER 18, PART 3,DIVISION 30 OF THE PUBLIC RESOURCES CODE. .2. FOR NEW BUILDINGS 10,000 SQUARE FEET AND OVER, BUILDING COMMISSIONING SHALL BEINCLUDED IN THE DESIGN AND CONSTRUCTION PROCESSES OF THE VBUILDING PROJECT TOVERIFY THAT THE BUILDING SYSTEMS AND COMPONENTS MEET THE OWNERS PROJECTREQUIREMENTS.3. EXPECTATIONS AND REQUIREMENTS SHALL BE DOCUMENTED PRIOR TO DESIGN PHASE OFTHE PROJECT.4. WRITTEN EXPLANATION OF THE (BOD) ON HOW BUILDING SYSTEMS MEETS THE OWNERSPROJECT REQUIREMENTS (OPR) FOR THE FOLLOWING SYSTEMSA. RENEWABLE ENERGY SYSTEMSB. LANDSCAPE IRRIGATION SYSTEMSC. WATER REUSE SYSTEMS.
5. COMMISSIONING PLAN: PRIOR TO PERMIT ISSUANCE A COMMISSIONING PLAN SHALL BE COMPLETED TO DOCUMENT HOW THE PROJECT WILL BE COMMISSIONED.
GENERAL NOTES
DIVISION 5.5 - ENVIRONMENTAL QUALITY
SECTION 5.504 - POLLUTANT CONTROL1. COVER DUCT OPENINGS AND PROTECTION OF MECHANICAL EQUIPMENT DURINGCONSTRUCTION2. FINISH MATERIALS INCLUDING BUT NOT LIMITED TO ADHESIVES, SEALANTS, AND CAULKS,PAINTS AND COATINGS, AEROSOL PAINTS AND COATINGS, CARPET SYSTEMS, RESILIENT FLOORING SYSTEMS, AND COMPOSITE WOOD PRODUCTS SHALL COMPLY WITH THE PROVISIONS OF THIS SECTION
SECTION 5.505 - INTERIOR MOISTURE CONTROL1. CONCRETE SLAB FOUNDATIONS REQUIRED TO HAVE A VAPOR RETARDER BY CALIFORNIABUILDING CODE, CCR, TITLE 24, PART 2, CHAPTER 19, SHALL ALSO COMPLY WITH THIS SECTION2. PROVIDE CAPILLARY BREAK3. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE SHALL NOT BE INSTALLED. WALLAND FLOOR FRAMING SHALL NOT BE ENCLOSED WHEN THE FRAMING MEMBERS EXCEED 19PERCENT MOISTURE CONTENT.
SECTION 4.506 - INDOOR AIR QUALITY AND EXHUAST1. BATHROOM EXHUAST FANS WHICH EXHAUST DIRECTLY FROM BATHROOMS SHALL COMPLYWITH THIS SECTION
SECTION 4.507 - ENVIRONMENTAL COMFORT1. EMPLOY BUILDING ASSEMBLIES AND COMPONENTS WITH (STC) VALUES DETERMINED INACCORDANCE WITH ASTM E90 AND ASTM E413 OR OUTDOOR-INDOOR SOUND TRANSMISSIONCLASS (OITC) DETERMINED IN ACCORDANCE WITH ASTM E1332 USING EITHER THEPRESCRIPTIVE METHOD OR PERFORMANCE METHOD IN SECTION 5.507.4.1 OR 5.507.4.2.2. WALL AND FLOOR CEILING ASSEMBLIES SEPERATING TENANT SPACES AND PUBLIC PLACESSHALL HAVE AN STC OF AT LEAST 40.
SECTION 4.508 - OUTDOOR AIR QUALITY1. INSTALLATIONS OF HVAC, REFRIGERATION AND FIRE SUPPRESSION EQUIPMENT SHALLCOMPLY WITH SECTIONS 5.508.1.1 AND 5.508.1.2
CHAPTER 5 - NONRESIDENTIAL MANDATORY MEASURES
GENERALPRIOR TO FINAL APPROVAL OF THE BUILDING THE LICENSED CONTRACTOR, ARCHITECT OR ENGINEER IN RESPONSIBLE CHARGE OF THE OVERALL CONSTRUCTION MUST COMPLETE AND SIGN THE GREEN BUILDING STANDARDS CERTIFICATION FORM AND PROVIDE TO THE BUILDING DEPARTMENT OFFICIAL TO BE FILED WITH THE APPROVED PLANS.
DIVISION 5.1 - PLANNING AND DESIGN
SECTION 5.106 - SITE DEVELOPMENT
1. NEWLY CONSTRUCTED PROJECTS AND ADDITIONS WHICH DISTURB LESS THAN ONE ACRE OFLAND AND ARE NOT PART OF A LARGER COMMON PLAN OF DEVELOPMENT OF SALE SHALLPREVENT THE POLLUTION OF STORMWATER RUNOFF FROM THE CONSTRUCTION ACTIVITIESTHROUGH ONE OR MORE OF THE FOLLOWING MEASURES:A.5.106.1.1 - LOCAL ORDINANCE: COMPLY WITH A LAWFULLY ENACTED STORMWATERMANAGEMENTS AND/OR EROSION CONTROL ORDINANCE.B.5.106.1.2 BEST MANAGEMENT PRACTICES:PREVENT THE LOSS OF SOIL THROUGHWIND OR WATER EROSION BY IMPLEMENTING AN EFFECTIVE COMBINATION OFEROSION AND SEDIMENT CONTROL AND GOOD HOUSEKEEPING BMP's.
1. DINANCE, WHICHEVER IS STRICTER.
CAL GREEN STANDARDS
SHEET NUMBERING
3/32" OVERALL FLOOR PLANS & RCPs (A-101 TO A-104 & A-131 TO A-133):• OVERALL LAYOUT• OVERALL EXTERIOR DIMENSIONS• UNIT TYPES IDENTIFIED PER FLOOR
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 148 of 206
GRAVEL
GRAVEL
SIGNSIGN
AC
BLDG
BLDG
BLDG
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
DIRT
CONC
DIRT
WM
MAILBOX
SIGN
IRR
IRR
BUSHES
BUSHES
TREE
TREE
TREES
TREE
SIGN
SIGN
GRASS
GRASS
BLDG
BUSHES
GRASS
DIRT
CONC
ELEC
LS
LS
LS
LS
AC
SHED
IRR
(DEMO)
SIGN
SIGN
BUSH
COL
DIRT
GRAVEL
CONC DWY
CONC
FENCE
COL
BLDG
OH
STATUE
TREE
(
5
5
)
(56)
(57)
(56)
(57)
(55)
(54)
(56)
(57)
(58)
(59)
(55)
AC
AC
AC
AC
AC
SIGN
IRRIRR
ELEC
ELEC
ELEC
ELEC
LT LT
WTR
VLVS
CONC
WTR
VLV
ELEC
SIGN
MH
CONC
CONC
ELEC
TREE
TREE
TREE
TREE
TREE
TREE
TREE
TREE
TREE
ABND WM
ELEC
ELEC
SHED
LS
CONC
LS
LS
WTR
VLV
WTR
VLV
ELEC
FH
BUSHES
LS
LS
CONC
CONC
POLE
ELEC POLE
ELEC
CO
(PIP)
BUSHES
FENCE
FENCE
GATE
FENCE FENCE
GTR
CURB
CURB
CURB
CURB
CONC
CURB
GTR
CURB
GTR
CURB
ADA RAMP
GTR
GTRCURBGTRCURB
POLE
CURB
CURB
BUSHES
CURB
CONC
CURB
GTR
ADA RAMP
CA
R
L
S
B
A
D
B
O
U
L
E
V
A
R
D
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINE
BEECH AVENUE
EXISTING BUILDING
EXISTING BUILDING
EXISTING BUILDING
BLDG CANOPY
BLDG CANOPY
BLDG CANOPY
EXISTING GRAVEL
DRIVEWAY
EXISTING STREET LIGHTUG ELECTRIC VAULT
EXISTING TRANSFORMER
CL
CL
CL
CL
CL
T
CI
DAALT
A
T
T
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REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
3/32" = 1'-0"
SITE SURVEY /
EXISTING
CONDITIONS
GN - 004
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
3/32" = 1'-0"1 SITE SURVEY PLAN
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 149 of 206
GRAVEL
GRAVEL
SIGNSIGN
AC
BLDG
BLDG
BLDG
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
DIRT
CONC
DIRT
WM
MAILBOX
SIGN
IRR
IRR
BUSHES
BUSHES
TREE
TREE
TREES
TREE
SIGN
SIGN
GRASS
GRASS
BLDG
BUSHES
GRASS
DIRT
CONC
ELEC
LS
LS
LS
LS
AC
SHED
IRR
(DEMO)
SIGN
SIGN
BUSH
COL
DIRT
GRAVEL
CONC DWY
CONC
FENCE
COL
BLDG
OH
STATUE
TREE
(
5
5
)
(56)
(57)
(56)
(57)
(55)
(54)
(56)
(57)
(58)
(55)
AC
AC
AC
SIGN
IRRIRR
ELEC
ELEC
ELEC
ELEC
LT
CONC
MH
CONC
ELEC
TREE
TREE
TREE
TREE
TREE
TREE
TREE
ABND WM
ELEC
SHED
LS
LS
CONC
ELEC
CO
(PIP)
CURB
CURB
CONC
CURB
GTRCURBGTRCURB
POLE
CURB
CURB
BUSHES
CURB
CONC
CURB
GTR
ADA RAMP
CA
R
L
S
B
A
D
B
O
U
L
E
V
A
R
D
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINE
BEECH AVENUE
BLDG CANOPY
EXISTING SINGLE
STORY STRUCTURE
TO BE DEMOLISHED
EXISTING WALKWAY
TO BE DEMOLISHED
EXISTING HARDSCAPE
TO BE DEMOLISHED
EXISTING HARDSCAPE
TO BE DEMOLISHED
EXISTING WALKWAY
TO BE DEMOLISHED
EXISTING WALKWAY
TO BE DEMOLISHED
EXISTING SINGLE
STORY STRUCTURE
TO BE DEMOLISHED
EXISTING SINGLE
STORY STRUCTURE
TO BE DEMOLISHED
37' - 6"
43' - 10 3/8"
5' - 5 7/8"
20
'
-
1
0
1
/
2
"
22
'
-
8
5
/
8
"
56
'
-
9
3
/
8
"
90
'
-
4
3
/
8
"
EX
I
S
T
I
N
G
C
H
U
R
C
H
P
A
R
K
I
N
G
L
O
T
(N
O
T
I
N
P
R
O
J
E
C
T
S
C
O
P
E
)
EXISTING DRIVEWAY TO BE DEMOLISHED AND REPLACED
STREET CENTERLINE TO FACE OF CURB
38' - 6 1/4"
STREET CENTERLINE TO FACE OF CURB
38' - 4 5/8"
EXISTING WALKWAYS
TO BE DEMOLISHED
SDGE
VAULT
EXISTING TRANSFORMER -PROTECT IN PLACE
EXISTING SIGN -TO BE DEMOLISHED
ALL EXISTING STREET TREES ALONG THE PROW AT CARLSBAD BLVD. TO BE PROTECTED IN PLACE. REFER TO SHEET L-500 FOR TREE PRESERVATION PLAN
ALL EXISTING VEDGETATION,
PLANTERS AND TREES ONSITE TO
BE DEMOLISHED AND REMOVED
EXISTING GRAVEL
DRIVE AISLE AND
PARKING AREA TO
BE DEMOLISHED
AND REMOVED
PL
T
O
F
A
C
E
O
F
C
U
R
B
19
'
-
1
1
3
/
4
"
PL
T
O
F
A
C
E
O
F
C
U
R
B
19
'
-
9
7
/
8
"
PL TO FACE OF CURB11' - 5 3/4"
PL TO FACE OF CURB11' - 7 3/8"
EXISTING PLANTING IN THE PUBLIC ROW TO BE REMOVED AND REPLACED PER VILLAGE BARRIO MASTER PLAN REQUIREMENTS. NOTE: NO TREES ARE CURRENTLY LOCATED HERE IN THE PROW.
EXISTING IRRIGATION METER TO
BE ABANDONED & DEMOLISHED
ABOVE GROUND ELECTRIC BOX TO BE RELOCATED
EXISTING WATER METER TO BE ABANDONED AND DEMOLISHED
NON STREET TREES LOCATED WITHIN PROJECT BOUNDARY AND PROJECTING INTO PROW TO BE DEMOLISHED. THIS WAS CONFIRMED WITH CITY REVIEWERS AT IN PERSON MEETING WITH DESIGN TEAM
EXISTING IN GROUND ELECTRICAL VAULTS & BOXES - PROTECT IN PLACE WHERE POSSIBLE, OTHERWISE, RELOCATE WITHIN UPDATED PROW PARKWAY
EXISTING SIGN -TO BE DEMOLISHED
EXISTING CLEANOUT - PROTECT IN PLACE
IRRIGATION (BOX / VALVE) - TO BE DEMOLISHED
EXISTING WATER METER - TO BE DEMOLISHED
1. ALL EXISTING BUILDING STRUCTURES ON SITE TO BE DEMOLISHED AND REMOVED UNLESS OTHERWISE NOTED2. ALL EXISTING WALKWAYS, FENCES, VEDGETATION AND TREES ON SITE TO BE DEMOLISHED AND REMOVED UNLESS OTHERWISE NOTED3. PUBLIC ROW TO BE DEMOLISHED AND REPLACED PER REQUIREMENTS OF THE VILLAGE BARRIO MASTER PLAN STREET CROSS SECTION (6) ALONG CARLSBAD BOULEVARD4. EXISTING DRIVEWAY CURB CUT ALONG BEECH STREET TO REMAIN AS PART OF PROPOSED DESIGN, DRIVEWAY WILL BE UPDATED TO MEET CURRENT CITY OF CARLSBAD ROW REQUIREMENTS.5. EXISTING CURB CUTS AT THE INTERSECTION OF BEECH AVE AND CARLSBAD BLVD TO BE UPDATED PER CITY OF SAN DIEGO STREET DESIGN GUIDE MANUAL6. REMOVE ALL EXISTING PLANTERS ON SITE AND ALL ASSOCIATED PLANTING AND SOIL7. REMOVE EXISTING ELECTRIC SERVICE AND METER8. REMOVE EXISTING WATER SERVICE AND METER9. ALL EXISTING ON SITE SIGNAGE TO BE REMOVED UNLESS OTHERWISE NOTED
KEYNOTES LEGEND
EXISTING BUILDING / STRUCTURE AND ALL ASSOCIATED COMPONENTS TO BE REMOVED UNLESS SPECIFICALLY NOTED OTHERWISE
EXISTING WALKWAYS AND HARDSCAPING TO BE REMOVED UNLESS SPECIFICALLY NOTED OTHERWISE
PROPERTY BOUNDARY
EXISTING BUILDING OVERHANG / ROOF CANOPY TO BE REMOVED UNLESS SPECIFICALLY NOTED OTHERWISE
WM EXISTING WATER METER TO BE DEMOLISHED AND REMOVED
E EXISTING ELECTRIC METER TO BE DEMOLISHED AND REMOVED
EXISTING BUILDING OVERHANG / ROOF CANOPY TO BE REMOVED UNLESS SPECIFICALLY NOTED OTHERWISE
P
R
O
J
E
C
T
S
IT
E
C
A
R
L
S
B
A
D
B
L
V
DBEECH A V E
C H RI S TIA N S E N W A Y
G
A
R
FI
E
L
D
S
T
CYPRESS AVE
G
A
R
FI
E
L
D
S
T
B E E C H A V E
C H R I S TI A N S E N W A Y
G R A N D A V E
S
T
A
T
E
S
T
A
R
M
Y
N
A
V
Y
A
C
A
D
E
M
Y
S
P
O
R
T
S
C
O
M
P
L
E
X
C
A
R
L
S
B
A
D
V
IL
L
A
G
E
S
T
A
T
IO
N
MAGEE PARK
C
A
R
L
S
B
A
D
S
T
A
T
E
B
E
A
C
H
ARMY NAVY ACADEMY
R
AI
L
R
O
A
D
R
AIL
R
O
A
D
PARKING
LOT
ST. MICHAELS
CHURCH
T
CI
DAALT
A
T
T
S
F CA IOL F OE
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REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
As indicated
SITE DEMO
PLAN
GN - 005
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
3/32" = 1'-0"1 SITE DEMO PLAN
1" = 160'-0"
KEY PLAN - VICINITY MAP
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 150 of 206
UP
ALLOWABLE OPENING AREA
MIN. STAIR WIDTH CALCULATION
1005.3.1 STAIRWAYS : EXCEPTION (1) -MEANS OF EGRESS CAPACITY
FACTOR (0.2 INCH) PER OCCUPANT IN BUILDINGS EQUIPPED
THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM INSTALLED
IN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.3.1.2 AND AN
EMERGENCY VOICE/ALARM COMMUNICATION SYSTEM IN
ACCORDANCE WITH SECTION 907.5.2.2.
OCCUPANT LOAD:
LEVEL 1 = 185 OCCUPANTS
185 x (0.2) = 39" (37") MINIMUM STAIR WIDTH
LEVEL 2 = 687 OCCUPANTS
652 / 3 EGRESS STAIRS = 229 PERSONS PER STAIR
229 X (0.2) = 45.8 (46") MINIMUM STAIR WIDTH
LEVEL 3 = 260 OCCUPANTS
260 / 2 EGRESS STAIRS = 130 PERSONS PER STAIR
130 X (0.2) = 26" (26") MINIMUM STAIR WIDTH
MIN. CORRIDOR WIDTH CALCULATION
CORRIDOR WIDTH CALCULATION: REQUIRED CAPACTIY OF CORRIDORS
SHALL BE DETERMINED AS SPECIFIED IN SECTION 1005.1.
NOTE: EXCEPTION 1 UTILIZED HERE.
THE MINIMUM WIDTH SHALL BE NOT LESS THAN THAT SPECIFIED IN
TABLE 1020.3.
FIRST FLOOR:
ACTUAL WIDTH = 185 x (0.15) = 27.75" (28") MINIMUM CORRIDOR WIDTH
MIN = 44" PER TABLE 1020.2
SECOND FLOOR:
ACTUAL WIDTH = 229 x (0.15) = 34.35" (35") MINIMUM CORRIDOR WIDTH
MIN = 44" PER TABLE 1020.2
THIRD FLOOR:
ACTUAL WIDTH = 130 x (0.15) = 19.5" (20") MINIMUM CORRIDOR WIDTH
MIN = 44" PER TABLE 1020.2
EGRESS & LIFE SAFETY NOTES
1. SEPARATION REQUIREMENT = 1/3 DIAGONAL MIN. (1015.2.1;
EXCEPTION 2)
2. COMMON PATH OF EGRESS TAVEL DISTANCE FOR BUILDINGS
EQUIPPED WITH A SPRINKLER SYSTEM (TABLE 1006.2.1)
A: 75 FEET MAX.
S: 100 FEET MAX.
M: 75 FEET MAX.
B: 100 FEET MAX.
3. EXIT ACCESS TRAVEL DISTANCE (TABLE 1017.2):
A = 250'
S-1 = 250'
S-2 = 400'
M = 250'
B = 300'
4. DIMENSIONS SHOWN ON THIS SHEET ARE SHOWN FOR VERIFYING
CODE COMPLIANCE ONLY AND ARE NOT INTENDED FOR
CONSTRUCTION.
5. REFER TO FLOOR AND ROOF/CEILING TYPE FOR ASSEMBLIES.
6. REFER TO STAIR DETAILS FOR FURTHER INFORMATION REGARDING
CLEAR WIDTHS AND CODE COMPLIANCE.
7. REFER TO CALCULATION SHEET FOR BUILDING AREA
CALCULATIONS.
FIRE RTG @ NON-BEARING EXT. WALLS
PER TABLE 705.8 (UNPROTECTED, SPRINKLERED)
FIRE SEPARATION DISTANCE OF:
0 -LESS THAN 3' :NOT PERMITTED
3 -LESS THAN 5' :15% OPEN
5 -LESS THAN 10' :25% OPEN
10 -LESS THAN 15' :45% OPEN
15 -LESS THAN 20' : 75 % OPEN
PER TABLE TABLE 705.5
(FOR TYPE IIB FOR OCCUPANCY GROUP A-2, S-2, B)
0 -LESS THAN 5':1 HR FIRE RATING
5 -LESS THAN 10':1 HR FIRE RATING
10 -LESS THAN 30':0 HR FIRE RATING
(FOR TYPE IIB FOR OCCUPANCY GROUP S-1, M)
0 -LESS THAN 5':2 HR FIRE RATING
5 -LESS THAN 10':1 HR FIRE RATING
10 -LESS THAN 30':0 HR FIRE RATING
OCCUPANCY TYPES:
GROUP A-2 -EVENT SPACES / RESAURANT
GROUP A-3 -EXTERIOR EVENT TERRACE
GROUP S-1 -BUILDING SUPPORT SPACES
GROUP S-2 -BUILDING SUPPORT SPACES
GROUP B -TENANT KITCHEN SPACES
GROUP M - MERCANTILE
OCCUPANCY SEPARATIONS PER TABLE 508.4 (2022 CBC)
A / S-1 : 1 HOURS SEPERATION REQUIRED
A / S-2 : NO SEPERATION REQUIREMENT
S-1 / B : NO SEPERATION REQUIREMENT
S-2 / B : 1 HOURS SEPERATION REQUIRED
M / B : NO SEPERATION REQUIREMENT
OCCUPANCY TYPE
g/4687 SF 200
B
RESTAURANT-BOH
n/=1231,845 SF 15
A-2
RESTAURANT-RETAIL A
g/2570 SF 300
S-1
EVENT STORAGE
g/231,364 SF 60
M
RETAIL (C)
g/16942 SF 60
M
RETAIL (B)
g/2392 SF 300
S-1
TRASH ROOM (B)
g/1285 SF 300
S-1
TRASH ROOM (A)
g/181 SF 300
S-2
ELEV. MACH. RMg/1114 SF 300
S-2
MPOE
g/1253 SF 300
S-2
FIRE PUMP
g/1115 SF 150
B
RETAIL (B) RR g/1130 SF 200
S-2
MAINT. CLOSET
g/1114 SF 150
B
RETAIL (C) RR
g/1255 SF 300
S-1
MAIN ELEC.
g/2451 SF 300
S-1
CORRIDOR
g/2188 SF 150
B
CORRIDOR
3
1
1
4
1
2
1
1
1
8
(E
A
T
D
)
15
'
-
0
"
(EATD)
50' - 6"
2
2
63
67
17
25
74-9 1/2" / 3 = 24'-11" MIN. EXIT SEPERATION
74' - 9 1/2"
g/1179 SF 200
B
RETAIL (B)-BOH
g/2203 SF 200
B
RETAIL (C)-BOH
1
1
1
1
12
KITCHEN
RESTROOM
BUSINESS (B)
RESTROOM
BUSINESS (A)
63
KITCHEN1
RESTAURANT62
KITCHEN1
RESTAURANT62
20' PATH OF EGRESS
TRAVEL DISTANCE
60' PATH OF EGRESS
TRAVEL DISTANCE
COMBINED
COMBINED
KITCHEN 2
EVENT STORAGE 3
MPOE 1
ELEV. MACH. RM 1
MAINT. CLOSET 1
COMBINED
RETAIL RESTROOM 1
BUISNESS (A)16
KITCHEN 1
BUSINESS (B)23
RETAIL RESTROOM 1
COMBINED
COMBINED
KITCHEN (B) 1
KITCHEN (A)1
CORRIDOR 2
COMBINED
EX
I
T
S
E
P
E
R
A
T
I
O
N
D
I
S
T
A
N
C
E
37
'
-
4
"
WM(1) - RESTAURANT (RETAIL A)WM(2) - RETAIL B & CWM(3) - L2 & L3 SHAREDWM(4) - IRRIGATION
P-VEHICAL TURNAROUND
X TOTAL EXIT OCCUPANT LOAD FROM FLOOR
EXIT DOOR (MEANS OF EGRESS BETWEEN EXIT ACCESS AND EXIT DISCHARGE)
X EXIT OCCUPANT LOAD FROM AREA
EXIT OCCUPANT LOAD FROM ROOMX
COMMON PATH OF EGRESS TRAVEL (CPET)
EXIT ACCESS TRAVEL DISTANCE (EATD) NOTE: EXIT ACCESS DISTANCE IS TAKEN FROM MOST REMOTE POINT OF EACH FLOOR
OCCUPANCY TYPES LEGEND
A-2
B
M
S-1
S-2
A-3
T
CI
DAALT
A
T
T
S
F CA IOL F OE
1-31-27
NO. C 24394 ANI
R
E
ECI
R
S
E D AS
ACRL
N HEL
C
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T
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A
IH
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
As indicated
CODE & LIFE
SAFETY PLAN -
LEVEL 1
GN - 101
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
3/32" = 1'-0"1 LEVEL 1 - CODE & LIFE SAFETY PLAN
OCCUPANCY AREAS PER LEVEL
Level Name Area Occ Type
Occ
Load Occ.
LEVEL 1 ELEV. MACH. RM 81 SF S-2 300 1
LEVEL 1 MPOE 114 SF S-2 300 1
LEVEL 1 RETAIL (C) RR 114 SF B 150 1
LEVEL 1 RETAIL (B) RR 115 SF B 150 1
LEVEL 1 MAINT. CLOSET 130 SF S-2 200 1
LEVEL 1 RETAIL (B)-BOH 179 SF B 200 1
LEVEL 1 FIRE PUMP 253 SF S-2 300 1
LEVEL 1 MAIN ELEC. 255 SF S-1 300 1
LEVEL 1 TRASH ROOM (A) 285 SF S-1 300 1
LEVEL 1 CORRIDOR 188 SF B 150 2
LEVEL 1 RETAIL (C)-BOH 203 SF B 200 2
LEVEL 1 TRASH ROOM (B) 392 SF S-1 300 2
LEVEL 1 CORRIDOR 451 SF S-1 300 2
LEVEL 1 EVENT STORAGE 570 SF S-1 300 2
LEVEL 1 RESTAURANT-BOH 687 SF B 200 4
LEVEL 1 RETAIL (B) 942 SF M 60 16
LEVEL 1 RETAIL (C) 1,364 SF M 60 23
LEVEL 1 RESTAURANT-RETAIL A 1,845 SF A-2 15 123
8,168 SF 185
LEVEL 2 VESTIBULE 131 SF B 150 1
LEVEL 2 STAFF OFFICE 215 SF B 150 2
LEVEL 2 EVENT KITCHEN 669 SF A-2 200 4
LEVEL 2 EVENT SPACE 4,373 SF A-2 15 292
LEVEL 2 L2 TERRACE 2,690 SF A-3 7 385
8,077 SF 684
LEVEL 3 VESTIBULE 251 SF B 150 2
LEVEL 3 BAR BOH 550 SF S-1 300 2
LEVEL 3 BRIDAL SUITE PATIO 513 SF A-2 15 35
LEVEL 3 BRIDAL SUITE 843 SF A-2 15 57
LEVEL 3 OUTDOOR SEATING 2,471 SF A-2 15 165
4,629 SF 261
GRAND TOTAL 20,874 SF 1130
OCCUPANTS PER TYPE (COMBINED)
Occ Type Area Occ.
A-2 10,714 SF 676
A-3 2,690 SF 385
B 2,084 SF 16
M 2,307 SF 39
S-1 2,503 SF 10
S-2 577 SF 4
GRAND TOTAL 20,874 SF 1130
LEGEND
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 151 of 206
UP
g/3852,690 SF 7
A-3
L2 TERRACE
n/=2924,373 SF 15
A-2
EVENT SPACE
g/2215 SF 150
B
STAFF OFFICE
n/=4669 SF 200
A-2
EVENT KITCHEN
g/1131 SF 150
B
VESTIBULE
2
1
3
(EATD)
12' - 6"
(E
A
T
D
)
11
'
-
8
"
(EATD)
11' - 11"
(
E
A
T
D
)
8
5' -
0
"
(EATD)
37' - 9"
(E
A
T
D
)
11
'
-
3
"
(EATD)
13' - 0"
PER TABLE 1017.2 OF THE CBC, THE EXIT ACCESS
TRAVEL DISTANCE OF AN (A) OCCUPANCY WITH A
SPRINKLER SYSTEM SHALL NET EXCEED 250'
EXIT ACCESS TRAVEL DISTANCE
FROM FURTHEST POINT ON LEVEL (2) TO EXIT
ACCESS STAIR =183'-9"
EXIT ACCESS TRAVEL DISTANCE FROM EXIT
ACCESS STAIR TO EXIT ON LEVEL 1 BELOW = 40'-6"
TOTAL EXIT ACCESS TRAVEL DISTANCE = 224' - 3"(E
A
T
D
)
17
'
-
6
"
(EATD)
6' - 6"
(E
A
T
D
)
16
'
-
6
"
(E
A
T
D
)
3
3' - 4"
(EATD)
10' - 2"
(EATD)
58' - 4"
(EATD)4' - 0"
PER TABLE 1017.2 OF THE CBC, THE EXIT ACCESS
TRAVEL DISTANCE OF AN (A) OCCUPANCY WITH A
SPRINKLER SYSTEM SHALL NET EXCEED 250'
TOTAL EXIT ACCESS TRAVEL DISTANCE = 142'-4"
6
55' PATH OF EGRESS
TRAVEL DISTANCE
25' PATH OF
EGRESS
TRAVEL
DISTANCE
40' PATH OF
EGRESS
TRAVEL
DISTANCE
52
EVENT SPACE
STAFF OFFICE
VESTBULE
EVENT KITCHEN
1
2
3
305
311 LEVEL 2 INTERIOR
COMBINED
104
156
DOOR
8"
52
36"
DOOR
16"
104
66"
DOOR
23"
156
70"
STAIR
49"
245
51
EVENT SPACE52
EVENT TERRACE193
STAIR
59"
297
59"
EVENT SPACE 104
EVENT TERRACE 193
245
193
297
193
EXIT ACCESS TRAVEL DISTANCE FROM MOST
REMOTE POINT OF OCCUPIED EVENT TERRACE
TO FURTHEST POINT OF EXIT ACCESS
STAIR
31"
156
56"
59
"
60
"
51
"
(EATD)
30' - 5"
CIRCULATION
3' - 0"
5' - 10"
(E
A
T
D
)
6'
-
1
"
CIRCULATION
CIR
C
U
LA
TIO
N
ALLOWABLE OPENING AREA
MIN. STAIR WIDTH CALCULATION
1005.3.1 STAIRWAYS : EXCEPTION (1) -MEANS OF EGRESS CAPACITY
FACTOR (0.2 INCH) PER OCCUPANT IN BUILDINGS EQUIPPED
THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM INSTALLED
IN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.3.1.2 AND AN
EMERGENCY VOICE/ALARM COMMUNICATION SYSTEM IN
ACCORDANCE WITH SECTION 907.5.2.2.
OCCUPANT LOAD:
LEVEL 1 = 185 OCCUPANTS
185 x (0.2) = 39" (37") MINIMUM STAIR WIDTH
LEVEL 2 = 687 OCCUPANTS
652 / 3 EGRESS STAIRS = 229 PERSONS PER STAIR
229 X (0.2) = 45.8 (46") MINIMUM STAIR WIDTH
LEVEL 3 = 260 OCCUPANTS
260 / 2 EGRESS STAIRS = 130 PERSONS PER STAIR
130 X (0.2) = 26" (26") MINIMUM STAIR WIDTH
MIN. CORRIDOR WIDTH CALCULATION
CORRIDOR WIDTH CALCULATION: REQUIRED CAPACTIY OF CORRIDORS
SHALL BE DETERMINED AS SPECIFIED IN SECTION 1005.1.
NOTE: EXCEPTION 1 UTILIZED HERE.
THE MINIMUM WIDTH SHALL BE NOT LESS THAN THAT SPECIFIED IN
TABLE 1020.3.
FIRST FLOOR:
ACTUAL WIDTH = 185 x (0.15) = 27.75" (28") MINIMUM CORRIDOR WIDTH
MIN = 44" PER TABLE 1020.2
SECOND FLOOR:
ACTUAL WIDTH = 229 x (0.15) = 34.35" (35") MINIMUM CORRIDOR WIDTH
MIN = 44" PER TABLE 1020.2
THIRD FLOOR:
ACTUAL WIDTH = 130 x (0.15) = 19.5" (20") MINIMUM CORRIDOR WIDTH
MIN = 44" PER TABLE 1020.2
EGRESS & LIFE SAFETY NOTES
1. SEPARATION REQUIREMENT = 1/3 DIAGONAL MIN. (1015.2.1;
EXCEPTION 2)
2. COMMON PATH OF EGRESS TAVEL DISTANCE FOR BUILDINGS
EQUIPPED WITH A SPRINKLER SYSTEM (TABLE 1006.2.1)
A: 75 FEET MAX.
S: 100 FEET MAX.
M: 75 FEET MAX.
B: 100 FEET MAX.
3. EXIT ACCESS TRAVEL DISTANCE (TABLE 1017.2):
A = 250'
S-1 = 250'
S-2 = 400'
M = 250'
B = 300'
4. DIMENSIONS SHOWN ON THIS SHEET ARE SHOWN FOR VERIFYING
CODE COMPLIANCE ONLY AND ARE NOT INTENDED FOR
CONSTRUCTION.
5. REFER TO FLOOR AND ROOF/CEILING TYPE FOR ASSEMBLIES.
6. REFER TO STAIR DETAILS FOR FURTHER INFORMATION REGARDING
CLEAR WIDTHS AND CODE COMPLIANCE.
7. REFER TO CALCULATION SHEET FOR BUILDING AREA
CALCULATIONS.
FIRE RTG @ NON-BEARING EXT. WALLS
PER TABLE 705.8 (UNPROTECTED, SPRINKLERED)
FIRE SEPARATION DISTANCE OF:
0 -LESS THAN 3' :NOT PERMITTED
3 -LESS THAN 5' :15% OPEN
5 -LESS THAN 10' :25% OPEN
10 -LESS THAN 15' :45% OPEN
15 -LESS THAN 20' : 75 % OPEN
PER TABLE TABLE 705.5
(FOR TYPE IIB FOR OCCUPANCY GROUP A-2, S-2, B)
0 -LESS THAN 5':1 HR FIRE RATING
5 -LESS THAN 10':1 HR FIRE RATING
10 -LESS THAN 30':0 HR FIRE RATING
(FOR TYPE IIB FOR OCCUPANCY GROUP S-1, M)
0 -LESS THAN 5':2 HR FIRE RATING
5 -LESS THAN 10':1 HR FIRE RATING
10 -LESS THAN 30':0 HR FIRE RATING
OCCUPANCY TYPES:
GROUP A-2 -EVENT SPACES / RESAURANT
GROUP A-3 -EXTERIOR EVENT TERRACE
GROUP S-1 -BUILDING SUPPORT SPACES
GROUP S-2 -BUILDING SUPPORT SPACES
GROUP B -TENANT KITCHEN SPACES
GROUP M - MERCANTILE
OCCUPANCY SEPARATIONS PER TABLE 508.4 (2022 CBC)
A / S-1 : 1 HOURS SEPERATION REQUIRED
A / S-2 : NO SEPERATION REQUIREMENT
S-1 / B : NO SEPERATION REQUIREMENT
S-2 / B : 1 HOURS SEPERATION REQUIRED
M / B : NO SEPERATION REQUIREMENT
OCCUPANCY TYPE
X TOTAL EXIT OCCUPANT LOAD FROM FLOOR
EXIT DOOR (MEANS OF EGRESS BETWEEN EXIT ACCESS AND EXIT DISCHARGE)
X EXIT OCCUPANT LOAD FROM AREA
EXIT OCCUPANT LOAD FROM ROOMX
COMMON PATH OF EGRESS TRAVEL (CPET)
EXIT ACCESS TRAVEL DISTANCE (EATD) NOTE: EXIT ACCESS DISTANCE IS TAKEN FROM MOST REMOTE POINT OF EACH FLOOR
OCCUPANCY TYPES LEGEND
A-2
B
M
S-1
S-2
A-3
T
CI
DAALT
A
T
T
S
F CA IOL F OE
1-31-27
NO. C 24394 ANI
R
E
ECI
R
S
E D AS
ACRL
N HEL
C
E
T
F
A
IH
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
As indicated
CODE & LIFE
SAFETY PLAN -
LEVEL 2
GN - 102
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
3/32" = 1'-0"1 LEVEL 2 - AREA PLAN
OCCUPANCY AREAS PER LEVEL
Level Name Area Occ Type
Occ
Load Occ.
LEVEL 1 ELEV. MACH. RM 81 SF S-2 300 1
LEVEL 1 MPOE 114 SF S-2 300 1
LEVEL 1 RETAIL (C) RR 114 SF B 150 1
LEVEL 1 RETAIL (B) RR 115 SF B 150 1
LEVEL 1 MAINT. CLOSET 130 SF S-2 200 1
LEVEL 1 RETAIL (B)-BOH 179 SF B 200 1
LEVEL 1 FIRE PUMP 253 SF S-2 300 1
LEVEL 1 MAIN ELEC. 255 SF S-1 300 1
LEVEL 1 TRASH ROOM (A) 285 SF S-1 300 1
LEVEL 1 CORRIDOR 188 SF B 150 2
LEVEL 1 RETAIL (C)-BOH 203 SF B 200 2
LEVEL 1 TRASH ROOM (B) 392 SF S-1 300 2
LEVEL 1 CORRIDOR 451 SF S-1 300 2
LEVEL 1 EVENT STORAGE 570 SF S-1 300 2
LEVEL 1 RESTAURANT-BOH 687 SF B 200 4
LEVEL 1 RETAIL (B) 942 SF M 60 16
LEVEL 1 RETAIL (C) 1,364 SF M 60 23
LEVEL 1 RESTAURANT-RETAIL A 1,845 SF A-2 15 123
8,168 SF 185
LEVEL 2 VESTIBULE 131 SF B 150 1
LEVEL 2 STAFF OFFICE 215 SF B 150 2
LEVEL 2 EVENT KITCHEN 669 SF A-2 200 4
LEVEL 2 EVENT SPACE 4,373 SF A-2 15 292
LEVEL 2 L2 TERRACE 2,690 SF A-3 7 385
8,077 SF 684
LEVEL 3 VESTIBULE 251 SF B 150 2
LEVEL 3 BAR BOH 550 SF S-1 300 2
LEVEL 3 BRIDAL SUITE PATIO 513 SF A-2 15 35
LEVEL 3 BRIDAL SUITE 843 SF A-2 15 57
LEVEL 3 OUTDOOR SEATING 2,471 SF A-2 15 165
4,629 SF 261
GRAND TOTAL 20,874 SF 1130
OCCUPANTS PER TYPE (COMBINED)
Occ Type Area Occ.
A-2 10,714 SF 676
A-3 2,690 SF 385
B 2,084 SF 16
M 2,307 SF 39
S-1 2,503 SF 10
S-2 577 SF 4
GRAND TOTAL 20,874 SF 1130
LEGEND
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 152 of 206
30" R(L)RSINK
W/D
ALLOWABLE OPENING AREA
MIN. STAIR WIDTH CALCULATION
1005.3.1 STAIRWAYS : EXCEPTION (1) -MEANS OF EGRESS CAPACITY
FACTOR (0.2 INCH) PER OCCUPANT IN BUILDINGS EQUIPPED
THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM INSTALLED
IN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.3.1.2 AND AN
EMERGENCY VOICE/ALARM COMMUNICATION SYSTEM IN
ACCORDANCE WITH SECTION 907.5.2.2.
OCCUPANT LOAD:
LEVEL 1 = 185 OCCUPANTS
185 x (0.2) = 39" (37") MINIMUM STAIR WIDTH
LEVEL 2 = 687 OCCUPANTS
652 / 3 EGRESS STAIRS = 229 PERSONS PER STAIR
229 X (0.2) = 45.8 (46") MINIMUM STAIR WIDTH
LEVEL 3 = 260 OCCUPANTS
260 / 2 EGRESS STAIRS = 130 PERSONS PER STAIR
130 X (0.2) = 26" (26") MINIMUM STAIR WIDTH
MIN. CORRIDOR WIDTH CALCULATION
CORRIDOR WIDTH CALCULATION: REQUIRED CAPACTIY OF CORRIDORS
SHALL BE DETERMINED AS SPECIFIED IN SECTION 1005.1.
NOTE: EXCEPTION 1 UTILIZED HERE.
THE MINIMUM WIDTH SHALL BE NOT LESS THAN THAT SPECIFIED IN
TABLE 1020.3.
FIRST FLOOR:
ACTUAL WIDTH = 185 x (0.15) = 27.75" (28") MINIMUM CORRIDOR WIDTH
MIN = 44" PER TABLE 1020.2
SECOND FLOOR:
ACTUAL WIDTH = 229 x (0.15) = 34.35" (35") MINIMUM CORRIDOR WIDTH
MIN = 44" PER TABLE 1020.2
THIRD FLOOR:
ACTUAL WIDTH = 130 x (0.15) = 19.5" (20") MINIMUM CORRIDOR WIDTH
MIN = 44" PER TABLE 1020.2
EGRESS & LIFE SAFETY NOTES
1. SEPARATION REQUIREMENT = 1/3 DIAGONAL MIN. (1015.2.1;
EXCEPTION 2)
2. COMMON PATH OF EGRESS TAVEL DISTANCE FOR BUILDINGS
EQUIPPED WITH A SPRINKLER SYSTEM (TABLE 1006.2.1)
A: 75 FEET MAX.
S: 100 FEET MAX.
M: 75 FEET MAX.
B: 100 FEET MAX.
3. EXIT ACCESS TRAVEL DISTANCE (TABLE 1017.2):
A = 250'
S-1 = 250'
S-2 = 400'
M = 250'
B = 300'
4. DIMENSIONS SHOWN ON THIS SHEET ARE SHOWN FOR VERIFYING
CODE COMPLIANCE ONLY AND ARE NOT INTENDED FOR
CONSTRUCTION.
5. REFER TO FLOOR AND ROOF/CEILING TYPE FOR ASSEMBLIES.
6. REFER TO STAIR DETAILS FOR FURTHER INFORMATION REGARDING
CLEAR WIDTHS AND CODE COMPLIANCE.
7. REFER TO CALCULATION SHEET FOR BUILDING AREA
CALCULATIONS.
FIRE RTG @ NON-BEARING EXT. WALLS
PER TABLE 705.8 (UNPROTECTED, SPRINKLERED)
FIRE SEPARATION DISTANCE OF:
0 -LESS THAN 3' :NOT PERMITTED
3 -LESS THAN 5' :15% OPEN
5 -LESS THAN 10' :25% OPEN
10 -LESS THAN 15' :45% OPEN
15 -LESS THAN 20' : 75 % OPEN
PER TABLE TABLE 705.5
(FOR TYPE IIB FOR OCCUPANCY GROUP A-2, S-2, B)
0 -LESS THAN 5':1 HR FIRE RATING
5 -LESS THAN 10':1 HR FIRE RATING
10 -LESS THAN 30':0 HR FIRE RATING
(FOR TYPE IIB FOR OCCUPANCY GROUP S-1, M)
0 -LESS THAN 5':2 HR FIRE RATING
5 -LESS THAN 10':1 HR FIRE RATING
10 -LESS THAN 30':0 HR FIRE RATING
OCCUPANCY TYPES:
GROUP A-2 -EVENT SPACES / RESAURANT
GROUP A-3 -EXTERIOR EVENT TERRACE
GROUP S-1 -BUILDING SUPPORT SPACES
GROUP S-2 -BUILDING SUPPORT SPACES
GROUP B -TENANT KITCHEN SPACES
GROUP M - MERCANTILE
OCCUPANCY SEPARATIONS PER TABLE 508.4 (2022 CBC)
A / S-1 : 1 HOURS SEPERATION REQUIRED
A / S-2 : NO SEPERATION REQUIREMENT
S-1 / B : NO SEPERATION REQUIREMENT
S-2 / B : 1 HOURS SEPERATION REQUIRED
M / B : NO SEPERATION REQUIREMENT
OCCUPANCY TYPE
g/1652,471 SF 15
A-2
OUTDOOR SEATING
g/57843 SF 15
A-2
BRIDAL SUITE
g/2550 SF 300
S-1
BAR BOH
83
g/2251 SF 150
B
VESTIBULE
46
45
17' PATH OF EGRESS
TRAVEL DISTANCE
NOTE: FROM LEVEL 3 TO LEVEL
2 THIS STAIR WILL NOT BE
USED FOR EGRESS
EXIT ACCESS TRAVEL DISTANCE
(EATD) MAXIMUM ALLOWABLE
(250') FOR A OCCUPANCIES
1
1
83 84 44
129STAIR
26"
129
51"
2
3
132
STAIR
26"
132
54"
VESTIBULE2
BAR BOH1
VIEWING DECK83
49
BRIDAL SUITE46
EXIT ACCESS TRAVEL DISTANCE FROM MOST
REMOTE POINT OF OCCUPIED EVENT TERRACE
TO FURTHEST POINT OF EXIT ACCESS
BAR BOH1
VIEWING DECK83
BRIDAL SUITE45
(E
A
T
D
)
19
'
-
6
"
(EATD)
70' - 6"
(E
A
T
D
)
33
'
-
6
"
(E
A
T
D
)
11
'
-
0
"
(E
A
T
D
)
18
'
-
7
"
(EATD)
12' - 2"
(E
A
T
D
)
24
'
-
1
1
"
(EATD)
7' - 6"
(EATD)6' - 3"
(EAT D)17' - 0"
(
E
A
T
D
)
1
1' -
1
1
"
PER TABLE 1017.2 OF THE CBC, THE EXIT ACCESS
TRAVEL DISTANCE OF AN (A) OCCUPANCY WITH A
SPRINKLER SYSTEM SHALL NET EXCEED 250'
TOTAL EXIT ACCESS TRAVEL DISTANCE = 106'-0"
PER TABLE 1017.2 OF THE CBC, THE EXIT ACCESS
TRAVEL DISTANCE OF AN (A) OCCUPANCY WITH A
SPRINKLER SYSTEM SHALL NET EXCEED 250'
TOTAL EXIT ACCESS TRAVEL DISTANCE = 143'-0"
51
"
54"
g/35513 SF 15
A-2
BRIDAL SUITE PATIO
X TOTAL EXIT OCCUPANT LOAD FROM FLOOR
EXIT DOOR (MEANS OF EGRESS BETWEEN EXIT ACCESS AND EXIT DISCHARGE)
X EXIT OCCUPANT LOAD FROM AREA
EXIT OCCUPANT LOAD FROM ROOMX
COMMON PATH OF EGRESS TRAVEL (CPET)
EXIT ACCESS TRAVEL DISTANCE (EATD) NOTE: EXIT ACCESS DISTANCE IS TAKEN FROM MOST REMOTE POINT OF EACH FLOOR
OCCUPANCY TYPES LEGEND
A-2
B
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S-2
A-3
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REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
As indicated
CODE & LIFE
SAFETY PLAN -
LEVEL 3
GN - 103
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
3/32" = 1'-0"1 LEVEL 3 - AREA PLAN
OCCUPANCY AREAS PER LEVEL
Level Name Area Occ Type
Occ
Load Occ.
LEVEL 1 ELEV. MACH. RM 81 SF S-2 300 1
LEVEL 1 MPOE 114 SF S-2 300 1
LEVEL 1 RETAIL (C) RR 114 SF B 150 1
LEVEL 1 RETAIL (B) RR 115 SF B 150 1
LEVEL 1 MAINT. CLOSET 130 SF S-2 200 1
LEVEL 1 RETAIL (B)-BOH 179 SF B 200 1
LEVEL 1 FIRE PUMP 253 SF S-2 300 1
LEVEL 1 MAIN ELEC. 255 SF S-1 300 1
LEVEL 1 TRASH ROOM (A) 285 SF S-1 300 1
LEVEL 1 CORRIDOR 188 SF B 150 2
LEVEL 1 RETAIL (C)-BOH 203 SF B 200 2
LEVEL 1 TRASH ROOM (B) 392 SF S-1 300 2
LEVEL 1 CORRIDOR 451 SF S-1 300 2
LEVEL 1 EVENT STORAGE 570 SF S-1 300 2
LEVEL 1 RESTAURANT-BOH 687 SF B 200 4
LEVEL 1 RETAIL (B) 942 SF M 60 16
LEVEL 1 RETAIL (C) 1,364 SF M 60 23
LEVEL 1 RESTAURANT-RETAIL A 1,845 SF A-2 15 123
8,168 SF 185
LEVEL 2 VESTIBULE 131 SF B 150 1
LEVEL 2 STAFF OFFICE 215 SF B 150 2
LEVEL 2 EVENT KITCHEN 669 SF A-2 200 4
LEVEL 2 EVENT SPACE 4,373 SF A-2 15 292
LEVEL 2 L2 TERRACE 2,690 SF A-3 7 385
8,077 SF 684
LEVEL 3 VESTIBULE 251 SF B 150 2
LEVEL 3 BAR BOH 550 SF S-1 300 2
LEVEL 3 BRIDAL SUITE PATIO 513 SF A-2 15 35
LEVEL 3 BRIDAL SUITE 843 SF A-2 15 57
LEVEL 3 OUTDOOR SEATING 2,471 SF A-2 15 165
4,629 SF 261
GRAND TOTAL 20,874 SF 1130
OCCUPANTS PER TYPE (COMBINED)
Occ Type Area Occ.
A-2 10,714 SF 676
A-3 2,690 SF 385
B 2,084 SF 16
M 2,307 SF 39
S-1 2,503 SF 10
S-2 577 SF 4
GRAND TOTAL 20,874 SF 1130
LEGEND
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 153 of 206
UP
30" R(L)R
W/D
9,166 SF
INTERIOR GFA
PROPERTY LINE
PR
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PROPERTY LINE
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PROPERTY LINE
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PROPERTY LINE
5,942 SF
EXTERIOR
COVERED AREA
6,847 SF
INTERIOR GFA
1,377 SF
EXTERIOR
COVERED AREA
PROPERTY LINE
PR
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PROPERTY LINE
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PROPERTY LINE
PR
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PROPERTY LINE
616 SF
EXTERIOR
COVERED AREA
2,593 SF
INTERIOR GFA
PROPERTY LINE
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PROPERTY LINE
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PROPERTY LINE
PROPERTY LINE
PR
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PROPERTY LINE
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PROPERTY LINE
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PROPERTY LINE
CL
CL
CL TO BLDG
64' - 0"
2 0' - 0 "
2 5 ' - 0 "
3 0' - 0 "
3 0' - 0 "
5'
-
6
"
PL TO CL
40
'
-
0
"
CL TO BLDG
48
'
-
3
"
PL TO CL
50' - 0"
BL
D
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P
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T
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13
6
'
-
2
"
PE
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>
3
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'
S
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P
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R
A
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I
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13
0
'
-
2
"
5' - 0"
PERIMETER > 30' SEPERATION
128' - 7"
BLDG PERIMETER LENGTH
131' - 0"
P
E
R
I
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>
3
0'
S
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R
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5
1' -
1
0
"
1
3' -
9
"
1
3' -
9
"
P
E
R
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<
2
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'
S
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5
0
' -
3
"
PERIMETER < 20' SEPERATION
84' - 2"
B
L
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9'
-
7
"
BLDG PERIMETER
89' - 11"
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REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
As indicated
ALLOWABLE
AREA PLANS
GN - 104
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
FLOOR AREA NOTES
1. PARKING AREAS EXCLUDED FROM FAR, LOT COVERAGE AND OPEN SPACE CALCULATIONS2. ALL BALCONY AREAS THAT ARE OPEN TO SKY ARE EXCLUDED FROM FAR AND TOTAL ALLOWABLE AREACALCULATIONS.3. PER THE VILLAGE BARRIO MASTER PLAN AND CITY OF CARLSBAD MUNICIPLE CODE THERE IS NOFAR REQUIREMENT FOR THIS PROJECT.4. THE FLOOR AREA OF A BUILDING SHALL BE DETERMINED BASED ON THE TYPE OF CONSTRUCTION,OCCUPANCY CLASSIFICATION, WHETHER THERE IS AN AUTOMATIC SPRINKLER SYSTEM INSTALLEDTHROUGHOUT THE BUILDING AND THE AMOUNT OF BUILDING FRONTAGE ON PUBLIC WAY OR OPENSPACE.5. TOTAL ALLOWABLE FLOOR AREA PER CBC TABLE 506.2 FOR A TYPE IIB BUILDING WITH AN AREAINCREASE IS (9,500 SF) AND A MAXIMUM OF (2 STORIES).6. THIS PROJECT UTILIZES A HEIGHT INCREASE TO ALLOW FOR (3 STORIES)7. THIS PROJECT UTILIZES A FRONTAGE INCREASE TO ACHIEVE A GREATER TOTAL ALLOWABLEBUILDING AREA. SEE BELOW FOR CALCULATIONS.8. ALL COVERED OCCUPIABLE SPACES TO BE COUNTED TOWARDS THE TOTAL ALLOWABLE AREA.
1/16" = 1'-0"1 LEVEL 1 - ALLOWABLE FLOOR AREA PLAN
1/16" = 1'-0"2 LEVEL 2 - ALLOWABLE FLOOR AREA PLAN
1/16" = 1'-0"3 LEVEL 3 - ALLOWABLE FLOOR AREA PLAN
GROSS BUILDING FLOOR AREA
ALLOWABLE AREA / FRONTAGE FACTOR CALC
LEVEL 1 EXTERIOR COVERED AREA 5,942 SF
LEVEL 1 INTERIOR GFA 9,166 SF
15,107 SF
LEVEL 2 EXTERIOR COVERED AREA 616 SF
LEVEL 2 EXTERIOR COVERED AREA 1,377 SF
LEVEL 2 INTERIOR GFA 6,847 SF
8,840 SF
LEVEL 3 INTERIOR GFA 2,593 SF
2,593 SF
TOTAL GROSS BUILDING AREA 26,540 SF
LOT COVERAGE AND OPEN SPACE CRITERIA
REF. VILLAGE BARRIO MASTER PLAN -SECTION 2.7.3 (HOSPITALITY) SUPPLEMENTAL DISTRICT STANDARDS SUB SECTIONS (C)(E)
LOT COVEREAGE: 80 PERCENT MAXIMUM
OPEN SPACE: A MINIMUM OF 20 PERCENT OF THE PROPERTY MUST BE MAINTAINED AS OPEN SPACE.
OPEN SPACE MAY BE DEDICATED TO LANDSCAPE PLANTERS, OPEN SPACE POCKETS AND / OR CONNECTIONS, ROOF GARDENS / PATIOS, BALCONIES, OTHER PATIOS AND / OR OUTDOOR EATING AREAS
PUBLIC AND RESIDENTIAL PRIVATE AND COMMON OPEN SPACE MAY BE COUNTED TOWARDS ACHIEVING THE PROPOERTY OPEN SPACE MINIMUM REQUIREMENT.
NO PARKING SPACES OR AISLES ARE PERMITTED IN THE OPEN SPACE
RESIDENTIAL PRIVATE OPEN SPACE:
PRIVATE OPEN SPACE SHALL BE PROVIDED AT A MINIMUM OF 80 SQUARE FEET PER UNIT WITH A MINIMUM DIMENSION OF 6 FEET IN ANY DIRECTION. THIS REQUIREMENT MAY BE SATISFIED BY MORE THAN ONE PRIVATE OPEN SPACE AREA.
PERCENTAGE LOT COVERAGE CALCULATIONS
TOTAL LOT AREA :150' X 150' (PROPERTY BOUNDARY EXTENTS)
= 22,500 SF (TOTAL LOT AREA)
PERCENTAGE OF LOT AREA BUILDING COVERAGE :9,166 SF (INTERIOR GFA - LEVEL 1) / 22,500 SF (TOTAL LOT AREA)
= 41% LOT AREA IS ALLOTTED TO BUILDING COVERAGE(MAXIMUM ALLOWABLE COVERAGE = 80%)
PERCENTAGE OF OPEN SPACE :6,946 SF (EXTERIOR OPEN SPACES - LEVEL 1) + 8,716 SF (EXTERIOR OPEN SPACES - LEVEL 2)+ 6,357 SF (EXTERIOR OPEN SPACES - LEVEL 3)= 22,019 TOTAL SF OF PROJECT OPEN SPACE / 22,500 SF (TOTAL LOT AREA)
= 100% OF OF LOT AREA IS PROVIDED IN OPEN SPACES REDISTRIBUTED THROUGHOUT THE
PROJECT. (MINIMUM ALLOWABLE AREA = 20%)
PRIVATE OPEN SPACE :
(MINMUM: 80 SF) PER VBMP SECTION 2.7.3PROVIDED: 524 SF
(NOTE: THIS AREA IS NOT PART OF A DWELLING UNIT, RATHER IT IS A PREFUNCTION AREA "GREEN ROOM" TO BE UTILIZED AS NEEDED BY SPECIFIC PATRONS OF THE ASSEMBLY USE)
ALLOWABLE AREA
OCCUPANCY CLASSIFICATION:A-2TYPE OF CONSTRUCTION: IIB
ALLOWABLE AREA WITH HIEGHT INCREASE: (9,500 SF)ALLOWABLE STORIES WITH HEIGHT INCREASE:(3 STORIES)
FRONTAGE INCREASE CALCULATION
TOTAL BUILDING PERIMETER (FT IN) : (486' - 6")TOTAL PERIMETER (>30 FT IN) : (310' - 3")
(310' - 3") / (486' - 6") =(.637)
FRONTAGE INCREASE FACTOR:(.64)
Aa = [At + (NS x If)] x Sa
Aa = [9500 + (9500 x .64)] x 2 =
MAXIMUM PER FLOOR =15,580 SFTOTAL ALLOWABLE =31,160 SF
1" = 20'-0"4 LEVEL 1 -GFA - FRONTAGE INCREASE DIAGRAM
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 154 of 206
CDEF B AG
LEVEL 1
56' -0"
LEVEL 2
72' -8"
LEVEL 3
88' -0"
ROOF LEVEL
98' -6"
ELEVATOR PIT
52' -0"
22' - 0"25' - 0"30' - 0"25' - 0"30' - 0"18' - 0"
150' - 0"
107' - 0"
1'
-
0
"
45
'
-
0
"
M
A
X
.
B
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43
'
-
6
"
5'
-
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"
1'
-
0
"
5'
-
0
"
MECHANICAL EQUIPMENT
104' - 6"
104' - 6"
PR
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5'
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5'
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CARLSBAD BOULEVARD4'
-
0
"
NORTHBOUND
44' - 5"
SOUTHBOUND
38' - 6"
CL
CL
CL
PR
O
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CLOSEST BUILDING TO
EAST OF PROJECT SITE
76' - 2"
91' - 6"
ARCHITECTURALLY INTEGRATED ROOF PARAPET
ARCHITECTURALLY INTEGRATED ELEVATOR OVER RUN
ALLOWED A MAXIMUM OF 10 FEET ABOVE MAXIMUM BUILDING
HEIGHT. REFER TO NOTES BELOW FROM VB MASTER PLAN
SECTION (2.6.2 - AREA WIDE PLACEMENT AND ORIENTATION)
1.ROOF MOUNTED MECHANICAL EQUIPMENT AND FREESTANDING SCREENIGN THAT IS NOT ARCHITECTURALLY INTEGRATED SHALL BE SET BACK FROM THE BUILDING FACE AT
LEAST EQUIVALENT TO THE HEIGHT OF THE SCREENING.
2.ALL NEW DEVELOPMENTS AND ADDITIONS TO EXISTING DEVELOPMENT THAT RESULT IN ADDITIONAL HEIGHT ABOVE THE BUILDING HEIGHT MAXIMUM FOR THE APPLICABLE
DISTRICT SHALL ABIDE BY THE FOLLOWING REGULATIONS:
A.NO ROOF STRUCTURE OR ANY OTHER SPACE OR FEATURE SHALL BE ALLOWED FOR PROVIDING ADDITIONAL FLOOR SPACE EXCEPT AS PROVIDED HEREIN.
B.ALL ROOF STRUCTURES (EXCLUDING ARCHITECTURAL FEATURES) SHALL BE SET BACK A MINIMUM OF FIVE FEET FROM ALL BUILDING FACES AND SHALL NOT EXCEED THE
MAXIMUM HEIGHTS STATED BELOW. STRUCTURES PERMITTED TO EXCEED FIVE FEET IN HEIGHT SHALL BE SET BACK AT LEAST AN ADDITIONAL ONE FOOT FOR EVERY FOOT
ABOVE FIVE FEET, UP TO MAXIMUM STATED HEIGHTS.
a.GUARDRAILS OR OTHER BARRIERS FOR ROOF DECKS; ROOF AMENITIES, INCLUDING PERMANENTLY AFFIXED EQUIPMENT AND FURNISHINGS (SUCH AS BUILT-IN SEATING,
BARBEQUE ISLANDS, COUNTERS, TRELLISES, LATTICEWORK, SCREENS, OR OTHER OBJECTS DESIGNED OR ARRANGED TO CREATE A PRIVACY SCREEN OR OUTDOOR
ROOM; EQUIPMENT SCREENING, FIRE OR PARAPET WALLSL AND SIMILAR: UP TO 42 INCHES ABOVE MAXIMUM HEIGHT
3.ROOF STRUCTURES SPECIFICALLY FOR THE HOUSING OF ELEVATORS, STAIRWAYS, TANKS, VENTILATING FANCE, OR SIMILAR EQUIPMENT REQUIRED TO OPERATE AND MAINTAIN
A BUILDING; FLAGPOLES, CHIMNEYS, SMOKESTACKS, WIRELESS MASTS AND SIMILAR STRUCTURES: UP TO 10 FEET ABOVE MAXIMUM HEIGHT.
4.ARCHITECURAL FEATURES: UP TO 10 FEET ABOVE MAXIMUM BUILDING HEIGHT. ARCHITECTURAL FEATURES THAT ARE WITHIN 10 FEET OF A BUILDING FACE SHALL BE
CUMULATIVELY LIMITED IN WIDTH TO 30 PERCENT OF THE BUILDING FACE.
5.THE CUMULATIVE AREA DEVOTED TO ROOF STRUCTURES (EXCLUDING ROOF DECKS, PARAPETS, SOLAR ENERGY SYSTEMS AND SKYLIGHTS) SHALL NOT EXCEED 10 PERCENT OF
THE HORIZONTAL ROOF AREA.
6.SOLAR ENERGY SYSTEMS AND SKYLIGHTS MAY EXCEED HEIGHT, SETBACK AND AREA STANDARDS TO THE MINIMUM EXTENT NECESSARY FOR THEIR SAFE AND EFFICIENT
OPERATION IN ACCORDANCE WITH THE CALIFORNIA BUILDING CODE AND OTHER APPLICABLE PROVISIONS OF STATE LAW OR LOCAL ORDINANCE.
GENERAL NOTES - VB MASTER PLAN (2.6.2 AREA WIDE PLACEMENT AND ORIENTATION)REFERENCE NOTES
1.REFER TO A100 SERIES FOR OVERALL PLANS/ SLAB EDGE PLANS / RCPS
2.REFER TO A200 SERIES SHEETS FOR ELEVATIONS
3.REFER TO A300 SERIES SHEETS FOR SECTIONS
4.REFER TO A400 SERIES SHEETS FOR ENLARGED FLOOR PLANS AND ENLARGED
BATHROOM AND KITCHEN TYPES WITH CORRESPONDING INTERIOR ELEVATIONS.
5.REFER TO A500 SERIES SHEETS FOR STAIR AND ELEVATOR INFORMATION.
6.REFER TO WALL, FLOOR, AND CEILING TYPES FOR INSULATION R-VALUES.
GENERAL NOTES - CARLSBAD MUNICIPLE CODE
1.PER 18.10.020 -SCREENING OF MECHANICAL EQUIPMENT AND DEVICES, THE INSTALLATION, REMODEL, REPLACEMENT, REMOVAL, ABATEMENT OR DISCONTINUANCE OF
MECHANICAL SYSTEMS AND RELATED BUILDING SERVICE EQUIPMENT SHALL MEET THE REQUIREMENTS OF SECTION.
2.ROOF-MOUNTED MECHANICAL EQUIPMENT AND DEVICES. MECHANICAL EQUIPMENT, INCLUDING, BUT NOT LIMITED TO, AIR CONDITIONING, HEATING, TANKS, DUCTS, ELEVATOR
ENCLOSURES, COOLING TOWERS, SOLAR PANELS, OR OTHER SIMILAR EQUIPMENT SHALL BE ADEQUATELY SCREENED FROM VIEW FROM SURROUNDING PROPERTIES,
ADJACENT PUBLIC STREETS, AND ON-SITE PARKING AREAS. SCREENING SHALL BE ACCOMPLISHED WITH MECHANICAL ROOF WELLS RECESSED BELOW THE ROOF LINE, BY
SOLID AND PERMANENT ROOF-MOUNTED SCREENS, USE OF PARAPET WALLS, OR BUILDING DESIGN INTEGRATION AND CONCEALMENT BY PORTIONS OF THE SAME BUILDING
OR OTHER STRUCTURE. ALTERNATIVE METHODS FOR SCREENING MAY INCLUDE THE CONSOLIDATION AND ORIENTATION OF DEVICES TOWARDS THE CENTER OF THE ROOFTOP
WITH ENCLOSURE AND THE USE OF NEUTRAL COLOR SURFACES OR COLOR PAINT MATCHING. CHAIN LINK FENCING WITH OR WITHOUT WOODEN/PLASTIC SLATS IS
PROHIBITED.
a.ALL ROOF APPURTENANCES AND SCREENING DEVICES SHALL BE ARCHITECTURALLY INTEGRATED WITH CONSTRUCTION AND APPEARANCE SIMILAR TO AND COMPATIBLE
WITH THE BUILDING OR STRUCTURE ON WHICH THE EQUIPMENT IS PLACED TO THE SATISFACTION OF THE BUILDING OFFICIAL. ALL VISIBLE ELEMENTS SHOULD HAVE
SYMMETRY IN ALL VISIBLE DIMENSIONS AND BE CONTEXTUALLY BALANCED SO THAT THE SCREENING DOES NOT DOMINATE THE ELEMENT THEY ARE PLACED ON.
3.EXCEPTIONS TO SCREENING REQUIREMENTS. WHERE IT CAN BE CLEARLY DEMONSTRATED THAT THE EXTERIOR MECHANICAL EQUIPMENT IS NOT VISIBLE FROM ANY
SURROUNDING PROPERTIES, ADJACENT PUBLIC STREETS, AND ON-SITE PARKING AREAS, THE BUILDING OFFICIAL MAY WAIVE THE SCREENING REQUIREMENTS OF THIS
SECTION. FURTHERMORE, THE FOLLOWING MECHANICAL EQUIPMENT AND DEVICES WILL BE FULLY OR PARTIALLY EXEMPT FROM THE FOREGOING SCREENING REQUIREMENTS
OF THIS SECTION, BUT MAY BE REGULATED SEPARATELY BY SOME OTHER LAW OR ORDINANCE: (1) ELECTRIC VEHICLE CHARGING SUPPORT SYSTEMS; (2) ELECTRIC
GENERATING FACILITIES, INCLUDING SOLAR PHOTOVOLTAIC SYSTEMS; AND (3) SATELLITE TELEVISION ANTENNAS.
5.PER SECTION 18.10.030 -ROOFTOP HAZARD AVOIDANCE, ROOFTOP MECHANICAL EQUIPMENT, OTHER EQUIPMENT REQUIRING MAINTENANCE AND ROOF ACCESS HATCHES
SHALL BE LOCATED SO THAT ROUTINE MAINTENANCE AND APPROACH THEREOF IS MORE THAN 10 FEET OF THE EDGE OF THE ROOF. THIS STANDARD MAY ONLY BE
ENCROACHED UPON APPROVAL BY THE BUILDING OFFICIAL AND ONLY WHEN THE BUILDING OFFICIAL IS SATISFIED THAT COMPLIANCE WITH THE ROOFTOP LOCATION
REQUIREMENT IS IMPRACTICABLE BECAUSE OF STRUCTURAL OR CONSTRUCTION DIFFICULTIES OR IT IS DETRIMENTAL TO THE PRESERVATION OF A HISTORIC BUILDING.
PROPERTY LINE
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PROPERTY LINE
OUTDOOR SEATING
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ENHANCED PED ENTRANCE / COURTYARD
18' - 0"
18' - 0"
14
'
-
4
"
PER VB MASTER PLAN (2.7.3 HOSPITALITY)
A. SETBACKS
1.PARCELS ALONG CARLSBAD BOULEVARD BETWEENBEECH AVENUE AND CARLSBAD VILLAGE DRIVE:
A.FRONT: MINIMUM OF 0 FEET. MAXIMUM OF5 FEET TO BUILDING (AT THE GROUND FLOOR).
ADDITIONAL DEPTH PERMITTED WHERE ONE OR MORE
OF THE FOLLOWING ARE PROVIDED: PLAZA,
COURTYARD, OUTDOOR DINING, ENHANCED
PEDESTRIAN CONNECTION, OR LANDSCAPING. ADDITIONAL DEPTH IS ALSO PERMITTED TO ACCOMMODATE ELECTRICAL TRANSFORMERS, UTILITY CONNECTIONS, METER PEDESTALS, AND SIMILAR EQUIPMENT ONLY IF OTHER LOCATIONS ARE INFEASIBLE AS DETERMINED BY THE DECISION-MAKER.
B.SIDE: 0 FEET
C.REAR: 0 FEET
2. N/A
3. THROUGHOUT THE DISTRICT: MINIMUM 15 FOOTLANDSCAPE SETBACK WHERE SURFACE PARKING AREASARE LOCATED ADJACENT TO A PUBLIC STREET.
BEECH AVENUE
CA
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52' - 0"
38' - 2"
11
'
-
1
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"
MI
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1
5
'
-
0
"
21
'
-
5
"
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BEECH AVENUE
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150' - 0"
15
0
'
-
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"
TOTAL LOT AREA: 22,500 SF BLDG AREA: 14,716 SF
PER VB MASTER PLAN (2.7.3 HOSPITALITY)
C. LOT COVERAGE
1. 80 PERCENT ALLOWABLE
E. OPEN SPACE
1. PROPERTY OPEN SPACE
A.A MINIMUM OF 20 PERCENT OF PROPERTYMUST BE MAINTAINED AS OPEN SPACE.
B.OPEN SPACE MAY BE DEDICATED TOLANDSCAPE PLANTERS, OPEN SPACEPOCKETS AND/OR CONNECTIONS, ROOFGARDENS/PATIOS, BALCONIES, OTHERPATIOS, AND/OR OUTDOOR EATING AREAS.
C.PUBLIC AND RESIDENTIAL PRIVATE ANDCOMMON OPEN SPACE MAY BE COUNTEDTOWARD ACHIEVING THE PROPERTY OPENSPACE MINIMUM REQUIREMENT.
D.NO PARKING SPACES OR AISLES AREPERMITTED IN THE OPEN SPACE.
LOT COVERAGE CALCULATION:
14,716 SF / 22,500 SF = 65% LOT COVERAGE
OPEN SPACE CALCULATION:
22,500 X .20 = 4,500 SF MIN. OF OPEN SPACE REQUIRED
6,511 SF OF PLANTER & OPEN AREA PROVIDED AT LEVEL 1
OPEN SPACE
LANDSCAPE PLANTERS
LOT AREA
BUILDING AREA
OPEN SPACE : 2,673 SF
PLANTER AREA : 3,838 SF
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REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
As indicated
SIGHT LINE
ANALYSIS
GN - 106
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
3/32" = 1'-0"1 SIIGHTLINE ELEVATION
1" = 20'-0"2 LEVEL 1 - SETBACK CODE DIAGRAM
1" = 20'-0"3 LEVEL 1 - LOT COVERAGE & OPEN SPACE CODE DIAGRAM
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 155 of 206
B.1C.1D.1E.1
LEVEL 1
56' -0"
LEVEL 2
72' -8"
LEVEL 3
88' -0"
ROOF LEVEL
98' -6"
ELEVATOR PIT
52' -0"
F.1G.1 A.1
107' - 0"107' - 0"
104' - 6"
56.0057.00
MAX. ALLOWABLE BUILDING HEIGHT
45' - 0"
MAX. AL
LOWAB
LE BU
ILDING HEI
GHT
45' - 0"
ARCHITECTURALLY INTEGRATED ROOF PARAPET
ARCHITECTURALLY INTEGRATED ELEVATOR OVER RUN
ALLOWED A MAXIMUM OF 10 FEET ABOVE MAXIMUM BUILDING
HEIGHT. REFER TO NOTES BELOW FROM VB MASTER PLAN
SECTION (2.6.2 - AREA WIDE PLACEMENT AND ORIENTATION)
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5' - 0"
43' - 2"
5' - 0"
ROOFTOP MECHANICAL EQUIPMENT
ROOFTOP MECHANICAL EQUIPMENT
ARCHITECTURALLY INTEGRATED ROOF PARAPET
6' - 0"
2' - 6"
ROOF FINISH FLOOR BEYOND PARAPET
ROOF FINISH FLOOR BEYOND PARAPET
99.50
B.1 C.1 D.1 E.1
LEVEL 1
56' -0"
LEVEL 2
72' -8"
LEVEL 3
88' -0"
ROOF LEVEL
98' -6"
ELEVATOR PIT
52' -0"
F.1 G.1A.1
ARCHITECTURALLY INTEGRATED ROOF PARAPET
ARCHITECTURALLY INTEGRATED ELEVATOR OVER RUN
ALLOWED A MAXIMUM OF 10 FEET ABOVE MAXIMUM BUILDING
HEIGHT. REFER TO NOTES BELOW FROM VB MASTER PLAN
SECTION (2.6.2 - AREA WIDE PLACEMENT AND ORIENTATION)
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ROOFTOP MECHANICAL EQUIPMENT
ARCHITECTURALLY INTEGRATED ROOF PARAPET
107' - 0"107' - 0"
104' - 6"
5' - 0"
104' - 6"
5' - 0"
MAX. ALLOWABLE BUILDING HEIGHT
45' - 0"
56' - 0"56' - 6"
MAX. ALLOWABLE BUILDING HEIGHT
45' - 0"
43' - 0"
ACTUAL BLDG HEIGHT
43' - 0"
6' - 0"
ROOF FINISH FLOOR BEYOND PARAPET
99.50
CDEF B AG
LEVEL 1
56' -0"
LEVEL 2
72' -8"
LEVEL 3
88' -0"
ROOF LEVEL
98' -6"
ELEVATOR PIT
52' -0"
107.00 ARCHITECTURALLY INTEGRATED ROOF PARAPET
ARCHITECTURALLY INTEGRATED ELEVATOR OVER RUN
ALLOWED A MAXIMUM OF 10 FEET ABOVE MAXIMUM BUILDING
HEIGHT. REFER TO NOTES BELOW FROM VB MASTER PLAN
SECTION (2.6.2 - AREA WIDE PLACEMENT AND ORIENTATION)
ROOFTOP MECHANICAL EQUIPMENT
PROPOSED BUILDING HEIGHT
43' - 6"
DRIVEWAY CURB CUT
18' - 0"
55.5056.0056.0055.83
MAX. ALLOWABLE BUILDING HEIGHT
45' - 0"
MAX. ALLOWABLE BUILDING HEIGHT
45' - 0"
MAX. ALLOWABLE BUILDING HEIGHT
45' - 0"
5' - 0"ARCHITECTURALLY INTEGRATED ROOF PARAPET 104' - 6"104' - 6"
6' - 0"
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99.50
C D E FBA G
LEVEL 1
56' -0"
LEVEL 2
72' -8"
LEVEL 3
88' -0"
ROOF LEVEL
98' -6"
ELEVATOR PIT
52' -0"
5' - 0"
ARCHITECTURALLY INTEGRATED ROOF PARAPET
ARCHITECTURALLY INTEGRATED ELEVATOR OVER RUN
ALLOWED A MAXIMUM OF 10 FEET ABOVE MAXIMUM BUILDING
HEIGHT. REFER TO NOTES BELOW FROM VB MASTER PLAN
SECTION (2.6.2 - AREA WIDE PLACEMENT AND ORIENTATION)
ROOFTOP MECHANICAL EQUIPMENT
ARCHITECTURALLY INTEGRATED ROOF PARAPET
104.50 104.50
57' - 0"
PROPOSED BUILDING HEIGHT
42' - 6"
MAX. ALLOWABLE BUILDING HEIGHT
45' - 0"
56' - 6"
PROPOSED BUILDING HEIGHT
43' - 0"
MAX. ALLOWABLE BUILDING HEIGHT
45' - 0"
107' - 0"
5' - 6"
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1.ROOF MOUNTED MECHANICAL EQUIPMENT AND FREESTANDING SCREENIGN THAT IS NOT ARCHITECTURALLY INTEGRATED SHALL BE SET BACK FROM THE BUILDING FACE AT
LEAST EQUIVALENT TO THE HEIGHT OF THE SCREENING.
2.ALL NEW DEVELOPMENTS AND ADDITIONS TO EXISTING DEVELOPMENT THAT RESULT IN ADDITIONAL HEIGHT ABOVE THE BUILDING HEIGHT MAXIMUM FOR THE APPLICABLE
DISTRICT SHALL ABIDE BY THE FOLLOWING REGULATIONS:
A.NO ROOF STRUCTURE OR ANY OTHER SPACE OR FEATURE SHALL BE ALLOWED FOR PROVIDING ADDITIONAL FLOOR SPACE EXCEPT AS PROVIDED HEREIN.
B.ALL ROOF STRUCTURES (EXCLUDING ARCHITECTURAL FEATURES) SHALL BE SET BACK A MINIMUM OF FIVE FEET FROM ALL BUILDING FACES AND SHALL NOT EXCEED THE
MAXIMUM HEIGHTS STATED BELOW. STRUCTURES PERMITTED TO EXCEED FIVE FEET IN HEIGHT SHALL BE SET BACK AT LEAST AN ADDITIONAL ONE FOOT FOR EVERY FOOT
ABOVE FIVE FEET, UP TO MAXIMUM STATED HEIGHTS.
a.GUARDRAILS OR OTHER BARRIERS FOR ROOF DECKS; ROOF AMENITIES, INCLUDING PERMANENTLY AFFIXED EQUIPMENT AND FURNISHINGS (SUCH AS BUILT-IN SEATING,
BARBEQUE ISLANDS, COUNTERS, TRELLISES, LATTICEWORK, SCREENS, OR OTHER OBJECTS DESIGNED OR ARRANGED TO CREATE A PRIVACY SCREEN OR OUTDOOR
ROOM; EQUIPMENT SCREENING, FIRE OR PARAPET WALLSL AND SIMILAR: UP TO 42 INCHES ABOVE MAXIMUM HEIGHT
3.ROOF STRUCTURES SPECIFICALLY FOR THE HOUSING OF ELEVATORS, STAIRWAYS, TANKS, VENTILATING FANCE, OR SIMILAR EQUIPMENT REQUIRED TO OPERATE AND MAINTAIN
A BUILDING; FLAGPOLES, CHIMNEYS, SMOKESTACKS, WIRELESS MASTS AND SIMILAR STRUCTURES: UP TO 10 FEET ABOVE MAXIMUM HEIGHT.
4.ARCHITECURAL FEATURES: UP TO 10 FEET ABOVE MAXIMUM BUILDING HEIGHT. ARCHITECTURAL FEATURES THAT ARE WITHIN 10 FEET OF A BUILDING FACE SHALL BE
CUMULATIVELY LIMITED IN WIDTH TO 30 PERCENT OF THE BUILDING FACE.
5.THE CUMULATIVE AREA DEVOTED TO ROOF STRUCTURES (EXCLUDING ROOF DECKS, PARAPETS, SOLAR ENERGY SYSTEMS AND SKYLIGHTS) SHALL NOT EXCEED 10 PERCENT OF
THE HORIZONTAL ROOF AREA.
6.SOLAR ENERGY SYSTEMS AND SKYLIGHTS MAY EXCEED HEIGHT, SETBACK AND AREA STANDARDS TO THE MINIMUM EXTENT NECESSARY FOR THEIR SAFE AND EFFICIENT
OPERATION IN ACCORDANCE WITH THE CALIFORNIA BUILDING CODE AND OTHER APPLICABLE PROVISIONS OF STATE LAW OR LOCAL ORDINANCE.
GENERAL NOTES - VB MASTER PLAN (2.6.2 AREA WIDE PLACEMENT AND ORIENTATION)REFERENCE NOTES
1.REFER TO A100 SERIES FOR OVERALL PLANS/ SLAB EDGE PLANS / RCPS
2.REFER TO A200 SERIES SHEETS FOR ELEVATIONS
3.REFER TO A300 SERIES SHEETS FOR SECTIONS
4.REFER TO A400 SERIES SHEETS FOR ENLARGED FLOOR PLANS AND ENLARGED
BATHROOM AND KITCHEN TYPES WITH CORRESPONDING INTERIOR ELEVATIONS.
5.REFER TO A500 SERIES SHEETS FOR STAIR AND ELEVATOR INFORMATION.
6.REFER TO WALL, FLOOR, AND CEILING TYPES FOR INSULATION R-VALUES.
GENERAL NOTES - CARLSBAD MUNICIPLE CODE
1.PER 18.10.020 -SCREENING OF MECHANICAL EQUIPMENT AND DEVICES, THE INSTALLATION, REMODEL, REPLACEMENT, REMOVAL, ABATEMENT OR DISCONTINUANCE OF
MECHANICAL SYSTEMS AND RELATED BUILDING SERVICE EQUIPMENT SHALL MEET THE REQUIREMENTS OF SECTION.
2.ROOF-MOUNTED MECHANICAL EQUIPMENT AND DEVICES. MECHANICAL EQUIPMENT, INCLUDING, BUT NOT LIMITED TO, AIR CONDITIONING, HEATING, TANKS, DUCTS, ELEVATOR
ENCLOSURES, COOLING TOWERS, SOLAR PANELS, OR OTHER SIMILAR EQUIPMENT SHALL BE ADEQUATELY SCREENED FROM VIEW FROM SURROUNDING PROPERTIES,
ADJACENT PUBLIC STREETS, AND ON-SITE PARKING AREAS. SCREENING SHALL BE ACCOMPLISHED WITH MECHANICAL ROOF WELLS RECESSED BELOW THE ROOF LINE, BY
SOLID AND PERMANENT ROOF-MOUNTED SCREENS, USE OF PARAPET WALLS, OR BUILDING DESIGN INTEGRATION AND CONCEALMENT BY PORTIONS OF THE SAME BUILDING
OR OTHER STRUCTURE. ALTERNATIVE METHODS FOR SCREENING MAY INCLUDE THE CONSOLIDATION AND ORIENTATION OF DEVICES TOWARDS THE CENTER OF THE ROOFTOP
WITH ENCLOSURE AND THE USE OF NEUTRAL COLOR SURFACES OR COLOR PAINT MATCHING. CHAIN LINK FENCING WITH OR WITHOUT WOODEN/PLASTIC SLATS IS
PROHIBITED.
a.ALL ROOF APPURTENANCES AND SCREENING DEVICES SHALL BE ARCHITECTURALLY INTEGRATED WITH CONSTRUCTION AND APPEARANCE SIMILAR TO AND COMPATIBLE
WITH THE BUILDING OR STRUCTURE ON WHICH THE EQUIPMENT IS PLACED TO THE SATISFACTION OF THE BUILDING OFFICIAL. ALL VISIBLE ELEMENTS SHOULD HAVE
SYMMETRY IN ALL VISIBLE DIMENSIONS AND BE CONTEXTUALLY BALANCED SO THAT THE SCREENING DOES NOT DOMINATE THE ELEMENT THEY ARE PLACED ON.
3.EXCEPTIONS TO SCREENING REQUIREMENTS. WHERE IT CAN BE CLEARLY DEMONSTRATED THAT THE EXTERIOR MECHANICAL EQUIPMENT IS NOT VISIBLE FROM ANY
SURROUNDING PROPERTIES, ADJACENT PUBLIC STREETS, AND ON-SITE PARKING AREAS, THE BUILDING OFFICIAL MAY WAIVE THE SCREENING REQUIREMENTS OF THIS
SECTION. FURTHERMORE, THE FOLLOWING MECHANICAL EQUIPMENT AND DEVICES WILL BE FULLY OR PARTIALLY EXEMPT FROM THE FOREGOING SCREENING REQUIREMENTS
OF THIS SECTION, BUT MAY BE REGULATED SEPARATELY BY SOME OTHER LAW OR ORDINANCE: (1) ELECTRIC VEHICLE CHARGING SUPPORT SYSTEMS; (2) ELECTRIC
GENERATING FACILITIES, INCLUDING SOLAR PHOTOVOLTAIC SYSTEMS; AND (3) SATELLITE TELEVISION ANTENNAS.
5.PER SECTION 18.10.030 -ROOFTOP HAZARD AVOIDANCE, ROOFTOP MECHANICAL EQUIPMENT, OTHER EQUIPMENT REQUIRING MAINTENANCE AND ROOF ACCESS HATCHES
SHALL BE LOCATED SO THAT ROUTINE MAINTENANCE AND APPROACH THEREOF IS MORE THAN 10 FEET OF THE EDGE OF THE ROOF. THIS STANDARD MAY ONLY BE
ENCROACHED UPON APPROVAL BY THE BUILDING OFFICIAL AND ONLY WHEN THE BUILDING OFFICIAL IS SATISFIED THAT COMPLIANCE WITH THE ROOFTOP LOCATION
REQUIREMENT IS IMPRACTICABLE BECAUSE OF STRUCTURAL OR CONSTRUCTION DIFFICULTIES OR IT IS DETRIMENTAL TO THE PRESERVATION OF A HISTORIC BUILDING.
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REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
As indicated
OVERALL
STRUCTURE
HEIGHT
ELEVATIONS
GN - 107
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
3/32" = 1'-0"1 CODE ELEVATION - EAST
3/32" = 1'-0"2 CODE ELEVATION WEST
PER THE VILLAGE BARRIO MASTER PLAN SECTION 2.7.3 HOSPITALITY -
SUPPLEMENTAL DISTRICT STANDARDS (G) BUILDING HEIGHTS - THE
OVERALL STRUCTURE HEIGHT SHALL NOT EXCEED 45 FEET AND 4
STORIES. SEE GENERAL NOTES BELOW FOR ADDITIONAL REQUIREMENTS.
3/32" = 1'-0"3 CODE ELEVATION - NORTH
3/32" = 1'-0"4 CODE ELEVATION - SOUTH
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 156 of 206
GRAVEL
SIGN
AC
DIRT
AC
SHED
IRR
(DEMO)
SIGN
BEECH AVE.
CA
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L
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B
A
D
B
L
V
D
.
(
5
5
)
(56)
(55)
(55)
(56)(57)
(54)
(56)
(57)
(58)
UP
1,760 SF
RESTAURANT - RETAIL (A)
101
221 SF
MAIN ELECTRICAL ROOM
106
898 SF
RETAIL (B)
115
208 SF
TRASH ROOM (A)
116
1,321 SF
RETAIL (C)
118
EXTERIOR LOBBY
352 SF
TRASH ROOM (B)
120
FACE OF CURB TO CENTERLINE OF ROAD
20' - 0 1/8"
BEECH AVENUE
FIRE ACCESS ROADWAY
SO
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B
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D
C
A
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B
A
D
B
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A
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D
FI
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A
C
C
E
S
S
R
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A
D
W
A
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CL CL
CL
CL
MIN. WIDTH OF ACCESS ROADWAY
26' - 0"
AERIAL FIRE APPARATUS ROAD (MIN. 15' - MAX 30')
28' -
3"
AERIAL FIRE APPARATUS ROAD (MIN. 15' - MAX 30')
25' - 5 5/8"
MIN. WIDTH OF ACCESS ROADWAY
26' - 0"
FACE OF CURB TO CENTERLINE OF ROAD
38' - 6 3/4"
517 SF
EVENT STORAGE
113 91 SF
MPOE
108
70 SF
ELEV. MACH.
109
113 SF
MAINT. CLOSET
111
94 SF
RESTROOM
112
221 SF
FIRE PUMP ROOM
105
151 SF
WOMENS RR
104
?
?
?
649 SF
RESTAURANT - RETAIL (A) BOH
102
BOH CORRIDOR
MAX 150' HOSE PULL
24' - 0"
MAX 150' HOSE PULL
23' - 0"
EX
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PROPERTY LINE
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PROPERTY LINE
EX
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C
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(N
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C
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C
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)
EXISTING CHURCH LOT
(NOT IN PROJECT SCOPE)
183 SF
RETAIL (C) BOH
117
161 SF
RETAIL (B) BOH
114
93 SF
RESTROOM
119
150' MAXIMUM HOSE PULL
65' - 0"
150' MAXIMUM HOSE PULL
85' - 0"
MAX 150' HOSE PULL
75' - 6"
MAX 150' HOSE PULL
25' - 0"
150' MAXIMUM HOSE PULL
50' - 5"
150' MAXIMUM HOSE PULL
68' - 0"
150' MAXIMUM HOSE PULL
22' - 6"
150' MAXIMUM HOSE PULL
36' - 6"
150' MAXIMUM HOSE PULL
44' - 8"
BLDG OUTLINE ABOVE
BLDG OUTLINE ABOVE
5' - 6"
MAX 150' HOSE PULL
114' - 4"
PROPOSED FIRE HYDRANT
PROPOSED FIRE SERVICE
P-VEHICAL TURNAROUND
SHARED ACCESS AISLE
SHARED ACCESS AISLE
SHARED ACCESS AISLE
T
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A
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1-31-27
NO. C 24394 ANI
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C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
3/32" = 1'-0"
FIRE ACCESS
PLAN
GN - 113
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
3/32" = 1'-0"1 FIRE ACCESS PLAN
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 157 of 206
RETAIL / COMMERCIAL BUSINESS (A)
(1,236 SF)
1,236 SF / 415 SF = 2.97 (3)
RETAIL / COMMERCIAL BUSINESS (B)
(1,681 SF)
1,681 SF / 415 SF = 4.05 (4) STALLS
RESTAURANT
(2,532 SF)
2,532 SF / 170 SF = 14.89 (15)
RESTROOM
RESTROOM
RESTROOM
MECHANICAL
ELECTRICAL
STORAGE
TRASH
TRASH
LO
W
VO
L
T
.
EL
E
V
.
MA
C
H
.
CUSTODIAL
OUTDOOR SEATING < OR = TO
INTERIOR (NO PARKING REQ.) PER
TABLE 2-3 OF VBMP
(1,253 SF)
RESTAURANT USE
OCCUPIABLE AREA : (2,532 SF)
NON OCCUPIED INTERIOR : (RESTROOMS)
OUTDOOR SEATING AREA : (1,253 SF) PER TABLE 2-3, "NO
PARKING REQUIREMENT IF OUTDOOR SEATING AREA IS
EQUAL TO OR LESS THAN THE INDOOR SEATING AREA"
PER TABLE 2-3 "RESTAURANT USE = ONE SPACE PER 170 SF"
2,532 SF / 170 SF = 14.89 (15) PARKING STALLS FOR
RESTAURANT @ LEVEL 1
RETAIL / COMMERCIAL BUSINESS USE: (A)
OCCUPIABLE AREA : (1,236 SF)
NON OCCUPIED INTERIOR : (RESTROOMS)
OUTDOOR SEATING AREA : (435 SF)(SHARED BTWN RETAIL (B
& C)) PER TABLE 2-3, "NO PARKING REQUIREMENT IF
OUTDOOR SEATING AREA IS EQUAL TO OR LESS THAN THE
INDOOR SEATING AREA"
PER TABLE 2-3 "RETAIL / COMMERCIAL USE = ONE SPACE PER
415 SF"
1,236 SF / 415 SF = 2.97 (3) PARKING STALLS FOR RETAIL (A) @
LEVEL 1
RETAIL / COMMERCIAL BUSINESS USE : (B)
OCCUPIED @ INT. DINING : (1,681 SF)
NON OCCUPIED INTERIOR : (RESTROOMS)
OUTDOOR SEATING AREA : (785 SF)(SHARED BTWN RETAIL (B
& C)) PER TABLE 2-3, "NO PARKING REQUIREMENT IF
OUTDOOR SEATING AREA IS EQUAL TO OR LESS THAN THE
INDOOR SEATING AREA"
PER TABLE 2-3 "RETAIL / COMMERCIAL USE = ONE SPACE PER
415 SF"
1,681 SF / 415 SF = 4.05 (4) PARKING STALLS FOR RETAIL (B) @
LEVEL 1
________________________________________________________
TOTAL STANDARD STALLS REQUIRED PER LEVEL 1 USES:
(22) STALLS
RE
T
A
I
L
B
O
H
RE
T
A
I
L
B
O
H
EXTERIOR CIRCULATION
PER 21.44.050 - TABLE B
24' - 0"
OU
T
D
O
O
R
S
E
A
T
I
N
G
<
O
R
=
T
O
IN
T
E
R
I
O
R
(
N
O
P
A
R
K
I
N
G
R
E
Q
.
)
PE
R
TA
B
L
E
2
-
3
O
F
V
B
M
P
(7
8
5
S
F
)
CIRCULATION
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINE
CIRCULATION
PER 21.44.050 - TABLE B
20' - 0 1/8"
P-VEHICAL TURNAROUND
ASSEMBLY
(5,191 SF)
5,191 SF / 120 SF = 43.2
(43) STANDARD STALLS
BUSINESS &
PROFESSIONAL
OFFICE
(197 SF)
197 SF / 415 SF = .47
(0) STANDARD
STALLS
STORAGE
/ BOH
KITCHEN/
BOH
RESTROOM
PUBLIC ASSEMBLY USE
OCCUPIABLE AREA : (5,191 SF)
NON OCCUPIED INTERIOR : (RESTROOMS)
OUTDOOR SEATING AREA: (2,690SF) PER TABLE 2-3, "NO
PARKING REQUIREMENT IF OUTDOOR SEATING AREA IS
EQUAL TO OR LESS THAN THE INDOOR SEATING AREA"
PER TABLE 2-3 "PUBLIC ASSEMBLY USE = ONE SPACE
PER 120 SF"
5,191 SF / 120 SF = 43.2 (43) PARKING STALLS FOR
ASSEMBLY @ LEVEL 2
BUSINESS & PROFESSIONAL OFFICE USE
OCCUPIABLE AREA : (197 SF)
NON OCCUPIED INTERIOR : (RESTROOMS)
PER TABLE 2-3 "OFFICE USE = ONE SPACE PER 415 SF"
197 SF / 415 SF = .47 (0) PARKING STALLS FOR OFFICE @
LEVEL 2
____________________________________________
TOTAL STANDARD STALLS REQUIRED PER LEVEL 2 USES:
(43) STALLS
CIRCULATION
CIRCULATION
C
IR
C
U
L
A
T
I
O
N
OUTDOOR SEATING < OR = TO
INTERIOR (NO PARKING REQ.) PER
TABLE 2-3 OF VBMP
(2,690 SF)
CIRCULATION
RESTAURANT / BAR BOH
(550 SF)
550 SF / 170 SF = 3.23 (3)
RESTROOMS
ASSEMBLY
(843 SF)
843 SF / 120 SF = 7.03 (7)
RESTROOM
P
R
I
V
A
T
E
P
A
TIO
O
U
T
D
O
O
R
S
E
A
T
I
N
G
<
O
R
=
T
O
IN
T
E
R
IO
R
(
N
O
P
A
R
K
I
N
G
R
E
Q.)
P
E
R
T
A
B
L
E
2-
3
O
F
V
B
M
P
PUBLIC ASSEMBLY USE
OCCUPIABLE AREA : (843 SF)
NON OCCUPIED INTERIOR : (RESTROOMS)
OUTDOOR SEATING AREA: (512 SF) PER TABLE 2-3, "NO
PARKING REQUIREMENT IF OUTDOOR SEATING AREA IS
EQUAL TO OR LESS THAN THE INDOOR SEATING AREA"
PER TABLE 2-3 "PUBLIC ASSEMBLY USE = ONE SPACE
PER 120 SF"
843 SF / 120 SF = 7.03 (7) PARKING STALLS FOR
ASSEMBLY @ LEVEL 3
RESTAURANT USE - (BAR BOH)
OCCUPIABLE AREA : (550 SF)
NON OCCUPIED INTERIOR : (RESTROOMS)
PER TABLE 2-3 "RESTAURANT USE = ONE SPACE PER 170
SF"
550 SF / 170 SF = 3.23 (3) PARKING STALLS FOR
RESTAURANT @ LEVEL 3
OUTDOOR SEATING AREA
OCCUPIABLE AREA : (2,471 SF)
OUTDOOR SEATING AREA : (2,471 SF) PER TABLE 2-3,
"FOR OUTDOOR SEATING AREA THAT EXCEEDS THE
INDOOR SEATING AREA, PARKING SHALL BE BASED ON
THE APPLICABLE RESTAURANT RATE, FOR THE EXCESS
AREA" - SEE OUTDOOR SEATING AREA PARKING
CALCULATION BELOW.
PER TABLE 2-3 "RESTAURANT USE = ONE SPACE PER 170
SF"
2,471 SF / 170 SF = 14.5 (15) PARKING STALLS FOR
OUTDOOR SEATING AREA @ LEVEL 3
_________________________________________________
TOTAL STANDARD STALLS REQUIRED PER LEVEL 3 USES:
(25) STALLS
OUTDOOR SEATING AREA
2,471 SF
2,471 SF / 170 SF = 14.5 (15)
OUTDOOR SEATING AREA "NO PARKING REQUIREMENT IF OUTDOOR SEATING
AREA IS EQUAL TO OR LESS THAN THE INDOOR SEATING AREA"
RESTAURANT USE AREA : PER TABLE 2-3
"RESTAURANT USE = ONE SPACE PER 170 SF"
RETAIL / COMMERCIAL BUSINESS USE AREA : PER TABLE 2-3
"RETAIL USE = ONE SPACE PER 415 SF"
PUBLIC ASSEMBLY USE AREA : PER TABLE 2-3
"RETAIL USE = ONE SPACE PER 120 SF"
BUSINESS & PROFESSIONAL OFFICE USE AREA : PER TABLE 2-3
"RETAIL USE = ONE SPACE PER 120 SF"
CIRCULATION
T
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DAALT
A
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1-31-27
NO. C 24394 ANI
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ACRL
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A
IH
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
1/16" = 1'-0"
PARKING
COUNT
EXHIBITS &
CALCULATIONS
GN - 115
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
1/16" = 1'-0"1 LEVEL 1 - PARKING CALCULATION BASED ON USE TYPE
1/16" = 1'-0"2 LEVEL 2 - PARKING CALCULATION BASED ON USE TYPE
TOTAL STANDARD STALLS BASED ON THE USES NOTED ABOVE
(90 STANDARD STALLS) PER USES LISTED IN TABLE 2-3 "PARKING REQUIREMENTS" OF THE "VBMP"
NOTE:PER AB2097, STANDARD PARKING STALLS ARE NOT REQUIRED TO BE PROVIDE, HOWEVER
"IRRESPECTIVE OF PROXIMITY TO PUBLIC TRANSIT, STATE LAW ALLOWS THE CITY TO CONTINUE TO APPLY
MINIMUM PARKING STANDARDS FOR ELECTRIC VEHICLE (EV) CHARGING STATIONS AS WELL AS REQUIRED
PARKING SPACES ACCESSIBLE TO PERSONS WITH DISABILITIES (ADA)."
TOTAL ACCESSIBLE STALLS REQUIRED
(4 STALLS) PER TABLE 11B-208.2 OF THE 2022 CBC
(2 ADA EVCS STALLS)ADA EV CAPABLE PER TABLE 11B-228.3.2.1 OF THE 2022 CBC
TOTAL EV STALLS REQUIRED
(17 EVCS STALLS) EV CAPABLE PER TABLE 15.106.5.3.1 OF THE 2022 GREEN BUILDING STANDARDS CODE
(CALGreen)
(5 EVSE STALLS TOTAL) - (4 EVSE INSTALLED ON SITE)INSTALLED PER TABLE 15.106.5.3.1 OF THE 2022
GREEN BUILDING STANDARDS CODE (CALGreen) NOTE:PER P-30 CAP CHECKLIST, AN ADDITIONAL (1) EVSE
STALL IS REQUIRED TO REACH THE TOTAL (5) STALLS PER THE P-30 FORM. THIS ADDITIONAL EVSE WILL BE
PROVIDED ON THE ADJACENT PARKING LOT DUE TO SITE AREA CONSTRAINTS INCURRED TO MEET OTHER
ADA PARKING AND TURNAROUND REQUIREMENTS.
NOTE: PER NOTE 2 ON TABLE 15.106.5.3.1 "THE NUMBER OF REQUIRED EVSE COUNTS TOWARDS THE
NUMBER OF REQUIRED EV CAPABLE SPACES"
_____________________________________________________
(23) TOTAL STALLS NEEDED TO ACCOMODATE EV AND ADA REQUIREMENTS PER THE CALCULATIONS
NOTED ABOVE AND THROUGHOUT THE EXHIBITS PROVIDED ON THIS SHEET.
THE PROPOSED DESIGN CAN ACCOMODATE (10) PARKING STALLS TOTAL, PLUS THE REQUIRED
"P-VEHICLE" TURNAROUND ON SITE. THE REMAINING (12) EVSE STALLS (EV CAPABLE) AND THE (1) EVSE
STILL NEEDED SHALL BE ACCOMODATED ON THE ADJACENT PARKING LOT THROUGH A SHARED PARKING
AGREEMENT.
1/16" = 1'-0"3 LEVEL 3 - PARKING CALCULATION BASED ON USE TYPE
PROJECT TRIP GENERATION AREAS
Level Name Area Occ Type
LEVEL 1 RESTAURANT-BOH 687 SF B
LEVEL 1 RESTAURANT-RETAIL
A
1,845 SF A-2
LEVEL 1 RETAIL (B) 942 SF M
LEVEL 1 RETAIL (B) RR 115 SF B
LEVEL 1 RETAIL (B)-BOH 179 SF B
LEVEL 1 RETAIL (C) 1,364 SF M
LEVEL 1 RETAIL (C) RR 114 SF B
LEVEL 1 RETAIL (C)-BOH 203 SF B
5,449 SF
LEVEL 2 EVENT KITCHEN 669 SF A-2
LEVEL 2 EVENT SPACE 4,373 SF A-2
LEVEL 2 STAFF OFFICE 215 SF B
LEVEL 2 VESTIBULE 131 SF B
5,388 SF
LEVEL 3 BAR BOH 550 SF S-1
LEVEL 3 BRIDAL SUITE 843 SF A-2
LEVEL 3 OUTDOOR SEATING 2,471 SF A-2
3,864 SF
GRAND TOTAL 14,701 SF
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 158 of 206
30 PUBLIC SPACES
55
P
U
B
L
I
C
S
P
A
C
E
S
28 PUBLIC SPACES
39
PRIVATE
SPACES
300+
PUBLIC SPACES16
P
U
B
L
I
C
S
P
A
C
E
10
P
U
B
L
I
C
S
P
A
C
E
S
30 PUBLIC SPACES
PUBLIC PARKING AVAILABILITY WITHIN 1 BLOCK
BEECH AVE. WEST - 28 SPACES
BEECH AVE. EAST - 30 SPACES
CHRISTIANSEN WAY WEST - 30 SPACES
OCEAN ST. - 10 SPACES
GARFIELD ST. - 16 SPACES
______________________________
TOTAL - 114 PUBLIC SPACES
PRIVATE PARKING AVAILABILITY WITHIN 1 BLOCK
ON SITE PARKING - 10 SPACES
SHARED PARKING (ADJACENT LOT) - 39 SPACES
_____________________________
TOTAL - 49 PRIVATE SPACES
PUBLIC PARKING AVAILABILITY AT NCTD PUBLIC PARKING LOT
300+ PUBLIC SPACES (THESE SPACES WILL BE PRESERVED
AS PART OF THE REQUIREMENTS FOR THE CARLSBAD VILLAGE
TRANSIT CENTER REDEVELOPMENT AREA)
______________________________
TOTAL - 300+ PUBLIC SPACES
T
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A
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1-31-27
NO. C 24394 ANI
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ACRL
N HEL
C
E
T
F
A
IH
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
1" = 50'-0"
PARKING
VICINITY MAP
GN - 116
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 159 of 206
BEECH AVE.
CA
R
L
S
B
A
D
B
L
V
D
.
GA
R
F
I
E
L
D
S
T
.
CHRISTIANSEN WAY
1635 Lake San Marcos Drive, Suite 200San Marcos, CA 92078P: 760-744-0011SAN DIEGO - NASHVILLE - PHOENIX - ORLANDO
DIAL TOLL FREE1 - 800 - 422 - 4133
AT LEAST TWO DAYSBEFORE YOU DIG
T.M.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPEARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC2676 STATE STREET, SUITE 100CARLSBAD, CA 92008
S A F D I E R A B I N E SA R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
SDP 2024 - 0020CDP 2024 - 0032
02 SDP RESUBMITTAL #1 11/26/24
As indicated
2304
06/17/2025
2715-2729 Carlsbad Blvd.Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
NOT FOR
CONSTRUCTION
CUP 2024 - 0010
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
1635 Lake San Marcos Drive, Suite 200San Marcos, CA 92078P: 760-744-0011SAN DIEGO - NASHVILLE - PHOENIX - ORLANDO
DIAL TOLL FREE1 - 800 - 422 - 4133
AT LEAST TWO DAYSBEFORE YOU DIG
T.M.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
Existing Condition Plan
C-001
Sept. 17, 2025 Item #1 160 of 206
PROPOSED 3-STORIESBUILDING
PROPOSED 3-STORIESBUILDING
BEECH AVE.
CA
R
L
S
B
A
D
B
L
V
D
.
A
B
D
C
FF = 57.00PAD = 56.10
FF = 57.00PAD = 56.10
FF = 55.70PAD = 54.60
FF = 55.63PAD = 54.73
FF = 55.75PAD = 54.85
FF = 55.75PAD = 54.85
FF = 56.00PAD = 55.10
FF = 56.00PAD = 55.10
FF = 56.00PAD = 55.10
FF = 56.00PAD = 55.10
FF = 56.00PAD = 55.10
FF = 57.00PAD = 56.10
FF = 56.00PAD = 55.10
FF = 56.00PAD = 55.10FF = 56.00PAD = 55.10
CONSTRUCTION NOTES
LEGEND
1635 Lake San Marcos Drive, Suite 200San Marcos, CA 92078P: 760-744-0011SAN DIEGO - NASHVILLE - PHOENIX - ORLANDO
DIAL TOLL FREE1 - 800 - 422 - 4133
AT LEAST TWO DAYSBEFORE YOU DIG
T.M.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPEARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC2676 STATE STREET, SUITE 100CARLSBAD, CA 92008
S A F D I E R A B I N E SA R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
SDP 2024 - 0020CDP 2024 - 0032
02 SDP RESUBMITTAL #1 11/26/24
As indicated
2304
06/17/2025
2715-2729 Carlsbad Blvd.Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
NOT FOR
CONSTRUCTION
CUP 2024 - 0010
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
C-002
Grading & Drainage
Plan
Sept. 17, 2025 Item #1 161 of 206
BEECH AVE.
CA
R
L
S
B
A
D
B
L
V
D
.
PROPOSED 3-STORIESBUILDING
PROPOSED 3-STORIESBUILDING
1635 Lake San Marcos Drive, Suite 200San Marcos, CA 92078P: 760-744-0011SAN DIEGO - NASHVILLE - PHOENIX - ORLANDO
DIAL TOLL FREE1 - 800 - 422 - 4133
AT LEAST TWO DAYSBEFORE YOU DIG
T.M.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPEARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC2676 STATE STREET, SUITE 100CARLSBAD, CA 92008
S A F D I E R A B I N E SA R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
SDP 2024 - 0020CDP 2024 - 0032
02 SDP RESUBMITTAL #1 11/26/24
As indicated
2304
06/17/2025
2715-2729 Carlsbad Blvd.Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
NOT FOR
CONSTRUCTION
CUP 2024 - 0010
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
C-003
Public Improvement
Plan
Sept. 17, 2025 Item #1 162 of 206
BEECH AVE.
CA
R
L
S
B
A
D
B
L
V
D
.
PROPOSED 3-STORIESBUILDING
PROPOSED 3-STORIESBUILDING
1635 Lake San Marcos Drive, Suite 200San Marcos, CA 92078P: 760-744-0011SAN DIEGO - NASHVILLE - PHOENIX - ORLANDO
DIAL TOLL FREE1 - 800 - 422 - 4133
AT LEAST TWO DAYSBEFORE YOU DIG
T.M.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPEARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC2676 STATE STREET, SUITE 100CARLSBAD, CA 92008
S A F D I E R A B I N E SA R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
SDP 2024 - 0020CDP 2024 - 0032
02 SDP RESUBMITTAL #1 11/26/24
As indicated
2304
06/17/2025
2715-2729 Carlsbad Blvd.Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
NOT FOR
CONSTRUCTION
CUP 2024 - 0010
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
C-004
Water Facilities Plan
Sept. 17, 2025 Item #1 163 of 206
BEECH AVE.
CA
R
L
S
B
A
D
B
L
V
D
.
PROPOSED 3-STORIESBUILDING
PROPOSED 3-STORIESBUILDING
1635 Lake San Marcos Drive, Suite 200San Marcos, CA 92078P: 760-744-0011SAN DIEGO - NASHVILLE - PHOENIX - ORLANDO
DIAL TOLL FREE1 - 800 - 422 - 4133
AT LEAST TWO DAYSBEFORE YOU DIG
T.M.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPEARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC2676 STATE STREET, SUITE 100CARLSBAD, CA 92008
S A F D I E R A B I N E SA R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
SDP 2024 - 0020CDP 2024 - 0032
02 SDP RESUBMITTAL #1 11/26/24
As indicated
2304
06/17/2025
2715-2729 Carlsbad Blvd.Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
NOT FOR
CONSTRUCTION
CUP 2024 - 0010
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
C-005
Sewer facilities plan
Sept. 17, 2025 Item #1 164 of 206
CA
R
L
S
B
A
D
B
L
V
D
.
BEECH AVE.
1635 Lake San Marcos Drive, Suite 200San Marcos, CA 92078P: 760-744-0011SAN DIEGO - NASHVILLE - PHOENIX - ORLANDO
DIAL TOLL FREE1 - 800 - 422 - 4133
AT LEAST TWO DAYSBEFORE YOU DIG
T.M.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPEARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC2676 STATE STREET, SUITE 100CARLSBAD, CA 92008
S A F D I E R A B I N E SA R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
SDP 2024 - 0020CDP 2024 - 0032
02 SDP RESUBMITTAL #1 11/26/24
As indicated
2304
06/17/2025
2715-2729 Carlsbad Blvd.Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
NOT FOR
CONSTRUCTION
CUP 2024 - 0010
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
C-006
BMP Exhibit
ROOF DRAIN TOLANDSCAPING
BMP TYPEBMP ID #SYMBOL CASQA NO.DRAWING NO.SHEET NO.(S)MAINTENANCEFREQUENCY
BMP TABLE
1. THESE BMPS ARE MANDATORY TO BE INSTALLED PER MANUFACTURER'S
RECOMMENDATIONS AND/OR THESE PLANS.
2. NO CHANGES TO THE PROPOSED BMPS ON THIS SHEET WITHOUT PRIOR
APPROVAL FROM THE CITY ENGINEER.
3. NO SUBSTITUTIONS TO THE MATERIAL OR TYPES OR PLANTING TYPES
WITHOUT PRIOR APPROVAL FROM THE CITY ENGINEER.
4. NO OCCUPANCY WILL BE GRANTED UNTIL THE CITY INSPECTION STAFF
HAS INSPECTED THIS PROJECT FOR APPROPRIATE BMP CONSTRUCTION
AND INSTALLATION.
BMP NOTES:
PARTY RESPONSIBLE FOR MAINTENANCE:
NAME
ADDRESS
PHONE NO.
CONTACT
PLAN PREPARED BY:
NAME
ADDRESS
PHONE NO.
CERTIFICATION
COMPANY
SD-11
INSPECTION FREQUENCYQUANTITY
TREATMENT CONTROL
LOW IMPACT DESIGN (L.I.D.)
SOURCE CONTROL
5
5. REFER TO MAINTENANCE AGREEMENT DOCUMENT.
3 EA.1,300 SF QUARTERLY SEMI-ANNUALLY
6 TRASH ENCLOSURE SD-32
1 MWS -L-6-8 BF-3 1 EA
STENCILS
12
SD-13DRAINS TO OCEANNO DUMPING
**
6. SEE PROJECT SWQMP FOR ADDITIONAL INFORMATION.
SIGNATURE
*CHOOSE FROM THE LIST BELOW FOR COMPLETING THE FIELDSIN THE INSPECTIONS & MAINTENANCE FREQUENCY COLUMNS:
ANNUALSEMI-ANNUALLYQUARTERLYBIMONTHLYMONTHLYAS NEEDEDNONEWEEKLY1 TIME PER YEAR2 TIMES PER YEAR3 TIMES PER YEAR4 TIMES PER YEAR
BMP CONSTRUCTION AND INSPECTION NOTES:
THE EOW WILL VERIFY THAT PERMANENT BMPS ARE CONSTRUCTEDAND OPERATING IN COMPLIANCE WITH THE APPLICABLEREQUIREMENTS. PRIOR TO OCCUPANCY THE EOW MUST PROVIDE:
1.PHOTOGRAPHS OF THE INSTALLATION OF PERMANENT BMPSPRIOR TO CONSTRUCTION, DURING CONSTRUCTION, AND ATFINAL INSTALLATION.2.A WET STAMPED LETTER VERIFYING THAT PERMANENT BMPSARE CONSTRUCTED AND OPERATING PER THE REQUIREMENTSOF THE APPROVED PLANS.3.PHOTOGRAPHS TO VERIFY THAT PERMANENT WATER QUALITYTREATMENT SIGNAGE HAS BEEN INSTALLED.
PRIOR TO RELEASE OF SECURITIES, THE DEVELOPER ISRESPONSIBLE FOR ENSURING THE PERMANENT BMPS HAVE NOTBEEN REMOVED OR MODIFIED BY THE NEW HOMEOWNER OR HOAWITHOUT THE APPROVAL OF THE CITY ENGINEER.
TRASH CAPTURE BMPs
FILTERINLET8 TC-5013 7 EA.QUARTERLY QUARTERLY
1 EA.MONTHLY
ANNUALLYANNUALLY
WEEKLY
------
------
------1 EA.
------
TBD
2715 CARLSBAD BLVDCARLSBAD, CA 92008
TBD
TBD
MICHAEL D. SCHWEITZER
SWS ENGINEERING INC.
SAN MARCOS, CA 92078
760-744-0011
---3
1
3
4
5
6 7
7
8
9
1011
7
7
MWS (IMP-1)
2 TREEWELL SD-A 1 EA ------MONTHLY MONTHLY &
SEMI-ANNUALLYSEMI-ANNUALLY
AFTER STORMIMP-2
(FLEXSTORMCONNECTOR PIPESCREEN)
2
HYDROMODIFICATION CONTROL
AQUASAVE MP-5014 1 EA.QUARTERLY SEMI ANNUALLY------
14
UNDERGROUND STORAGE
13
Sept. 17, 2025 Item #1 165 of 206
1635 Lake San Marcos Drive, Suite 200San Marcos, CA 92078P: 760-744-0011SAN DIEGO - NASHVILLE - PHOENIX - ORLANDO
DIAL TOLL FREE1 - 800 - 422 - 4133
AT LEAST TWO DAYSBEFORE YOU DIG
T.M.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPEARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC2676 STATE STREET, SUITE 100CARLSBAD, CA 92008
S A F D I E R A B I N E SA R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
SDP 2024 - 0020CDP 2024 - 0032
02 SDP RESUBMITTAL #1 11/26/24
As indicated
2304
06/17/2025
2715-2729 Carlsbad Blvd.Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
NOT FOR
CONSTRUCTION
CUP 2024 - 0010
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
C-007
Details
TREE WELL DETAIL
NOT TO SCALE
CMODULAR WET LAND DETAIL
NOT TO SCALE
A
AQUASAVE DETAIL
NOT TO SCALE
B
Sept. 17, 2025 Item #1 166 of 206
BLVD BEACH COMMERCIAL
2715-2729 Carlsbad Blvd.,
Carlsbad, California 92008
WATER CONSERVATION STATEMENT
THE LANDSCAPE IS DESIGNED, AND THE FINAL LANDSCAPE PLANS WILL REFLECT,
CONFORMANCE WITH WATER CONSERVATION REQUIREMENTS. THE PLANTING DESIGN
PROMOTES WATER CONSERVATION THROUGH THE "HYDROZONE" GROUPING OF SPECIES
WITH SIMILAR IRRIGATION REQUIREMENTS, EXTENSIVE USE OF MODERATE AND LOW WATER
REQUIRING SPECIES, AND LIMITED USE OF COLOR AND TURF PLANTINGS.
FINAL PLANS WILL INCLUDE AN AUTOMATIC IRRIGATION SYSTEM FOR ALL LANDSCAPE. FOR
HOME OWNER'S ASSOCIATION MAINTAINED, PUBLIC AND COMMERCIAL AREAS POTABLE
WATER WILL BE UTILIZED FOR IRRIGATION. POTABLE WATER SYSTEMS WILL CONFORM TO
CARLSBAD MUNICIPAL WATER DISTRICT, AND COUNTY D.E.H. REQUIREMENTS.
WATER CONSERVATION DESIGN FEATURES TO BE INCORPORATED INTO THE LANDSCAPE
AND IRRIGATION DESIGN INCLUDE:
- SOIL ANALYSIS AND PREPARATION SPECIFICATION
- APPROPRIATE PLANT SELECTION
- USE OF MULCHES
- NO USE OF TURF GRASS AND ANNUAL COLOR
- USE OF DRIP IRRIGATION AND OTHER EFFICIENT SYSTEM COMPONENTS
- SEPARATELY VALVED TREE DEEP WATERING SYSTEMS IN SELECTED LOCATIONS, AND
ADDITIONAL MAINTENANCE SPECIFICATION.
ADDITIONAL FINAL IRRIGATION DESIGN CRITERIA:
- WATER BUDGET AND ESTIMATED WATER USE WILL BE DEMONSTRATED TO CONFORM TO
CITY REQUIREMENTS
- ONLY LOW VOLUME OR SUBSURFACE IRRIGATION WILL BE USED TO IRRIGATE ANY
VEGETATION WITHIN 24 INCHES OF AN IMPERMEABLE SURFACE UNLESS THE ADJACENT
IMPERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO CAUSE WATER TO DRAIN
ENTIRELY INTO A LANDSCAPE AREA
MAINTENANCE RESPONSIBILITY
LONG TERM MAINTENANCE WILL BE PROVIDED BY THE PROPERTY OWNER'S PROPERTY
MANAGER INCLUDING SLOPES, RIGHT OF WAY, PRIVATE LANDSCAPE AREAS AND PARKING
LOT LANDSCAPE AREAS.
UTILITY SCREENING
NOTE: ALL UTILITIES ARE TO BE SCREENED PER CITY OF CARLSBAD LANDSCAPE MANUAL
REQUIREMENTS. LANDSCAPE CONSTRUCTION DRAWINGS WILL SHOW AND LABEL ALL
UTILITIES AND PROVIDE APPROPRIATE SCREENING THROUGH PLANT MATERIAL
APPROPRIATE TO SCREEN THE SPECIFIC UTILITY.
BIO RETENTION AREAS
TO BE LANDSCAPED (AS SHOWN) IN ACCORDANCE WITH CITY STANDARDS. SOIL AND BACK
FILL PER CIVIL ENGINEER'S PLANS. TREES AND SHRUBS TO BE PROVIDED PER PLAN.
THESE BIO RETENTION AREAS ARE REQUIRED TO BE IN FULL WORKING ORDER PRIOR TO
OCCUPANCY, WITH PLANTINGS FULLY KNITTED IN AND COVERING.
THESE PLANS ARE PROVIDED PER:
- CITY OF CARLSBAD LANDSCAPE MANUAL POLICIES AND REQUIREMENTS, DATED FEBRUARY
2016 FINAL LANDSCAPE CONSTRUCTION DOCUMENTS WILL BE PROVIDED FOR ALL AREAS
PRIOR TO CONSTRUCTION.
CONCEPTUAL LANDSCAPE STATEMENT
THE LANDSCAPE REFLECTS THEMES AND DESIGN CRITERIA CONSISTENT WITH THE CITY OF
CARLSBAD LANDSCAPE MANUAL POLICIES AND REQUIREMENTS.
CITY SLOPE STANDARDS
CITY STANDARDS WILL BE APPLIED TO ALL APPLICABLE SLOPES AS INDICATED ON FINAL
PROJECT GRADING AND IMPROVEMENT PLANS.
SLOPES:
A) 3 FEET OR LESS IN VERTICAL HEIGHT AND ADJACENT TO PUBLIC WALKS OR STREETS
REQUIRE AT A MINIMUM STANDARD #1 (COVER CROP OR EROSION CONTROL MATTING)
B) GREATER THAN 3 FEET TO 8 FEET IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION
CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP), #2, AND #3
C) IN EXCESS OF 8 FEET IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL
MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP), #2, #3, AND #4.
AREAS GRADED FLATTER THAN 6:1 REQUIRE A COVER CROP PER STANDARD #1 WITH
TEMPORARY IRRIGATION WHEN THEY HAVE ONE OR MORE OF THE FOLLOWING CONDITIONS:
A) SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OF
COMPLETION OF ROUGH GRADING.
B) A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY.
C) IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECIAL
CONDITION THAT WARRANT IMMEDIATE TREATMENT.
THE FOLLOWING PLANTINGS, OR SIMILAR, WILL BE PROVIDED.
A) STANDARD #1 - COVER CROP SHALL BE PROVIDED (EROSION CONTROL MATTING SHALL
BE INSTALLED IN LIEU OF A COVER CROP FOR SLOPE TYPES B AND C)
B) STANDARD #2 - GROUND COVER SHALL BE PROVIDED (FLATTED MATERIAL) TO PROVIDE
100% SLOPE COVERAGE.
C) STANDARD #3 - LOW SHRUBS SHALL BE PROVIDED (1-GALLON SIZE CONTAINERS) AT A
SPACING TO PROVIDE 70% OF SLOPE COVERAGE.
D) STANDARD #4 - TREES AND LARGE SHRUBS SHALL BE PROVIDED (1 GALLON) AT A
MINIMUM RATE OF ONE (1) PER TWO HUNDRED (200) S.F.
E) AREAS GRADED FLATTER THAN 6:1 REQUIRE A COVER CROP PER STANDARD #1 WITH
TEMPORARY IRRIGATION WHEN THEY HAVE ONE OR MORE OF THE FOLLOWING
CONDITIONS:
1. SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OF
COMPLETION OF ROUGH GRADING.
2. A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY.
3. IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECIAL
CONDITIONS THAT WARRANT IMMEDIATE TREATMENT.
SEE LANDSCAPE CONCEPT PLAN AND PLANT LEGEND FOR SPECIES
PLANT MATERIAL USED ON SLOPES SHALL BE SPECIES THAT ARE KNOWN TO HAVE LOW
WATER USE REQUIREMENTS AND ROOTING SYSTEMS OF VARIOUS DEPTHS THAT WILL
MINIMIZE EROSION AND SOIL SLIPPAGE
INTERSECTION SIGHT LINES
PLANTS, WHEN INSTALLED AND AT MATURITY, WILL BE POSITIONED TO AVOID OBSTRUCTION
TO MOTORIST'S VIEWS OF PEDESTRIAN CROSSINGS, DRIVEWAYS, ROADWAYS AND OTHER
VEHICULAR TRADE WAYS.
A) ON COLLECTOR STREETS AND LARGER, LANDSCAPE ELEMENTS OVER 20 INCHES IN
HEIGHT (INCLUDING PLANTING MEASURED AT MATURITY) AS MEASURED FROM ADJACENT
STREET GRADE ARE NOT PERMITTED AT STREET CORNERS WITHIN A TRIANGULAR ZONE
DRAWN FROM TWO POINTS, 25 FEET OUTWARD FROM BEGINNING OF CURVES.
B) AT MEDIUM TO HIGH USE DRIVEWAYS, THE 30 INCH HEIGHT LIMITATION APPLIES AT
DRIVEWAYS 25 FEET FROM THE EDGE OF THE APRON OUTWARD ALONG THE CURB, THEN
45 DEGREES TOWARDS THE PROPERTY.
C) LANDSCAPE FEATURES (SHRUBS, TREES, FENCING, ETC.) SHALL BE SELECTED TO
ENSURE THAT NO VISUAL IMPAIRMENTS OR OBSTRUCTIONS ARE LOCATED WITHIN THE
CAL TRANS SIGHT DISTANCE LINES.
D) CAL TRANS SIGHT DISTANCE LINES HAVE A HORIZONTAL AND VERTICAL COMPONENT
(PROFILE). SIGHT LINES ARE DETERMINED BY THE PROJECT CIVIL ENGINEER.
E) TREE CANOPIES WILL BE MAINTAINED AT A MINIMUM 6 FEET HEIGHT ABOVE THE SIGHT
LINES (THIS WILL REQUIRE BOX SIZE TREES THAT WILL HAVE A CANOPY THIS HIGH)SHEET INDEX
01 L-100 LANDSCAPE TITLE SHEET
02 L-200 SITE PLAN
03 L-201 CONCEPT LANDSCAPE PLAN
04 L-202 LANDSCAPE LEGEND AND NOTES
05 L-300 PARKING LANDSCAPE REQUIREMENT
06 L-400 CALGREEN SHADE REQUIREMENT
07 L-500 TREE PRESERVATION PLAN
08 L-600 LANDSCAPE HYDROZONE EXHIBIT
09 L-700 LANDSCAPE MAINTENANCE PLAN
REGULATING DOCUMENTS
WATER EFFICIENT LANDSCAPE DECLARATION:
I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS
CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENT
LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE
REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALL
REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN
IMPLEMENTS THOSE REGULATIONS TO PROVIDE THE EFFICIENT USE OF WATER.
BRAD LENAHAN DATE:
GROUNDLEVEL LANDSCAPE ARCHITECTURE
2605 STATE STREET, SUITE B
SAN DIEGO, CA 92103
PH: (619) 325-1990
REGISTRATION NO:EXPIRATION DATE:
07/27/2024
4470 03/31/2024
FIRE SUPPRESSION
THERE ARE NO FIRE SUPPRESSION ZONES ON OR DIRECTLY ADJACENT TO 2051 PALOMAR
AIRPORT ROAD.
SHEET # SHEET ID SHEET DESCRIPTION
SITE GRADING
ALL LANDSCAPE PLANTING AREAS SHALL HAVE A MINIMUM 2% SLOPE AWAY FROM ALL
STRUCTURES AND TERMINATING IN AN APPROVED DRAINAGE SYSTEM. SEE CIVIL ENGINEERS
PLANS FOR WATER QUALITY BMPs AND ADDITIONAL GRADING NOTES.
UTILITY EASEMENTS
ENHANCED PAVING (PAVERS, COLORED OR STAMPED CONCRETE) WITHIN UTILITY
EASEMENTS SHALL REQUIRE AN ENCROACHMENT AGREEMENT. SEE CIVIL ENGINEERS PLANS
FOR NOTE. SEE THESE PLANS AND CIVIL ENGINEERS PLANS FOR EASEMENT LOCATIONS.
AIRPORT SAFETY ZONE (McCLELLAN-PALOMAR AIRPORT)
SITE IS WITHIN THE AIRPORT SAFETY ZONE LINE. SMALL GATHERING AND SEATING SPACES
HAVE BEEN DESIGNED WITHIN THE SAFETY ZONE PROHIBITING THE GATHERING OF LARGE
GROUPS TO KEEP POTENTIAL NUMBER OF USERS DISPERSED AT LOW CONCENTRATION
THROUGHOUT THE SAFETY ZONE. GATHERING AREAS FOR LARGE GROUPS INCLUDING
DINING AND EMPLOYER ACTIVITIES ARE CONCENTRATED WITHIN THE CAFE. MAXIMUM
OCCUPANCY CRITERIA LISTED BELOW.
MAXIMUM INTENSITY (PEOPLE PER GROSS ACRE) =130
INTENSITY WITH RISK REDUCTION POLICY OBJECTIVES (PEOPLE PER GROSS ACRE) =260
VICINITY MAP
24011
06/17/25
2715-2729 Carlsbad Blvd.Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
FOR REVIEW
ONLY
AS INDICATED
NOT FOR
CONSTRUCTION
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
GroundLevel Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPEARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC2676 STATE STREET, SUITE 100CARLSBAD, CA 92008
S A F D I E R A B I N E SA R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020CDP 2024 - 0032
02 SDP RESUBMITTAL #1 11/26/24
CUP 2024 - 0010
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
L-100
LANDSCAPE
TITLE SHEET
NOT TO
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Sept. 17, 2025 Item #1 167 of 206
CODE DESCRIPTION DETAIL
Concrete & FlatworkC-01 EXISTING SIDEWALK TO REMAIN
C-02 CONCRETE PAVING (PEDESTRIAN) TYPE
'A' - CITY STANDARD, NATURAL GRAY
CONCRETE, #3 TOPCAST
1/LC301
C-03 CONCRETE PAVING (PEDESTRIAN) TYPE'B' - INTEGRAL COLOR CONCRETE,PALOMINO #5447, TOP CAST #3
1/LC301
C-04 CONCRETE PAVING (PEDESTRIAN) TYPE
'C' - INTEGRAL COLOR CONCRETE,PALOMINO #5447, TOP SEEDED WITH3/8" SALT AND PEPPER
2/LC301
C-05 CONCRETE PAVING (VEHICULAR) TYPE'D' - INTEGRAL COLOR CONCRETE,PALOMINO #5447, TOP CAST #25
1/LC301
C-09 GRAVEL MULCH
Fences Gates & Railings
F-01 HSS STAINLESS STEEL HANDRAIL AT
STAIRS
2/LC303
Keynotes
K-01 CITY OF CARLSBAD CORNER CLEAR
ZONE
K-02 PARKWAY PLANTER, MIN. DIMENSIONS
PER CITY OF CARLSBAD
K-03 EXISTING STREET LIGHT TO REMAIN
K-04 EXISTING SHEDS TO REMAIN
K-05 EXISITNG IN-GROUND ELECTRICAL
VAULT
K-06 EXISTING TRANSFORMER
K-07 PROPOSED TRANFORMER LOCATIONPER CIIVL ENGIEER PLANS
K-08 ASPHALT PAVING PER CIVIL ENGINEER'SPLANS
K-09 ADA PARKING STALL PER CIVIL
ENGINEER PLANS
K-10 ADA VAN STALL PER CIVIL ENGINEER
PLANS
K-11 PARKING STALLS W/ ELECTRICALHOOKUP PER CIVIL ENGINEER PLANS
K-12 VEHICULAR TURNAROUND PER CIVILENGINEER PLANS
K-13 FIRE HYDRANT PER CIVIL ENGINGEERPLANS
K-14 FIRE SERVICE PER CIVIL ENGINEER
PLANS
K-15 MODULAR WETLAND SYSTEM PER CIVIL
ENGINEER PLANS
K-16 TREE WELL BMP PER CIVIL ENGINEER
PLANS
K-17 (3) DOMESTIC WATER METERS PERCIVIL ENGINEER PLANS
K-18 PROPOSED IRRIGATION CONTROLLERPER IRRIGATION PLANS
K-19 PROPOSED IRRIGATION METER PERIRRIGATION PLANS
K-20 SLIDING SECURITY DOOR WITH
INTEGRATED ATRIUM LOBBY
ENCLOSURE PER ARCHITECTUREPLANS
K-21 BUILDING OVERHEAD ABOVE PER
ARCHITECTURE PLANS
Planter PotsP-01 QCP TUMBLER (34" DIA. X 42 H.)
P-02 QCP TUMBLER (22-3/8" DIA. X 27-5/8" H.)
P-05 QCP TUMBLER (26-5/16" DIA. X 16-7/8" H.)
SITE PLAN LEGEND
PA
PA
PA PA
PA
PA
PAPA
PA
PA
PA
PA
PA PA
PROPERTY LINE / LIMIT OF WORK
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BEECH AVE.
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LIMIT OF WORK
PA
PA PA
PROPERTY LINE
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PA
PA
PA
PA
PA
P2
PA
PA
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P5
PA
S-08
S-08
S-02
S-02
K-03
S-03
S-01
S-01
S-01
K-21
K-21
K-07
K-05
K-06
K-20
K-08
K-18
K-01 K-16
K-19
K-17
K-15
K-21
K-09
K-10
K-11
S-01
S-04
K-13
K-14
K-04
K-12
P-01
P-02
S-08
S-05
W-01W-01
W-01
K-11
S-06
S-06
S-06
S-07
S-07
S-07
C-03
C-03
C-02
C-05
C-02
C-04 C-01
C-01
C-09
C-09
C-09
C-03
C-03
C-03
C-03
K-09
K-11
K-10
C-09
S-05
S-05
K-21
P-05
8'-6"
6'
-
0
"
5'-0"
F-01
Site ItemsS-01 SITE FURNITURE PER OWNER
S-02 FIRE TABLE (PROPANE TANK FUELED)
PER OWNER, LUMACAST AURA 48",
COLOR: CLAYS-03 SPECIMEN TREE PER PLANTING PLANS
S-04 BIKE RACK, MONOLINE DUO 18" & 26",
COLOR: SAGE
4/LC302
S-05 LITTER RECEPTACLE, MONOLINE EDGE
DUAL, COLOR: MINT
3/LC302
S-06 STEEL EDGING, JD RUSSEL DURAEDGESTEEL HEADER, 1/4"X5"2/LC302
S-07 SAWCUT DRAIN, 3" DIA. SDR-35 PVC
WITH 3" BRASS CLEANOUTS
1/LC302
S-08 BUILT-IN BANQUETTE SEATING (ON
GRADE), PIANO-KEY TEAK WOOD SEAT
W/ GALVANIZED STEEL FRAMING,CUSTOM CUSHIONS
1/LC304
WallsW-01 36" C.I.P CONCRETE WALL (ON GRADE),TYPE 1L CONCRETE W/ VERTICALFLUTED FORMLINER, SMOOTH FINISH
24011
06/17/25
2715-2729 Carlsbad Blvd.Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
FOR REVIEW
ONLY
AS INDICATED
NOT FOR
CONSTRUCTION
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
GroundLevel Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPEARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC2676 STATE STREET, SUITE 100CARLSBAD, CA 92008
S A F D I E R A B I N E SA R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020CDP 2024 - 0032
02 SDP RESUBMITTAL #1 11/26/24
CUP 2024 - 0010
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
SITE PLAN
L-2000
NORTH
5' 10' 20'
1"
=
1
0
'
-
0
"
Sept. 17, 2025 Item #1 168 of 206
STREETSCAPE CANOPY TREE
QUERCUS VIRGINIANA / SOUTHERN LIVE OAK
ULMUS PARVIFOLIA 'TRUE GREEN' / TRUE GREEN CHINESE ELM
PARKING CANOPY TREE
QUERCUS VIRGINIANA / SOUTHERN LIVE OAK
SPECIMENDRACAENA DRACO / DRAGON TREE
EXISTING TREE
PODOCARPUS GRACILIOR / FERN PINE
BMP STREET TREEMETROSIDEROS EXCELSA / NEW ZEALAND CHRISTMAS TREE
LARGE SUCCULENT / ACCENTALOE BAINESII / TREE ALOE
DIOON SPINULOSUM / GIANT DIOON
ENCEPHALARTOS HORRIDUS / EASTERN CAPE BLUE CYCAD
FURCRAEA MACDOUGALII / MACDOUGALL'S CENTURY PLANT
MICHELIA FIGO / BANANA SHRUB
RHAPIS EXCELSA / LADY PALM
MEDIUM SUCCLENT / ACCENTALOE BARBADENSIS / BARBADOS ALOE
ALOE FEROX / CAPE ALOE
LOW PARKWAY SHRUBS / GRASSES
CRASSULA ARBORESCENS / SILVER DOLLAR JADE
ERIGERON KARVINSKIANUS / SANTA BARBARA DAISY
LOMANDRA LONGIFOLIA / MAT RUSH
MUHLENBERGIA RIGENS / DEER GRASS (BMP)
MEDIUM PERIMETER SHRUBS / SUCCULENTS / GRASSESAGAVE ATTENUATA 'NOVA' / NOVA FOXTAIL AGAVE
CARISSA MACROCARPA / NATAL PLUM
MUHLENBERGIA RIGENS / DEER GRASS (BMP)
ROSMARINUS OFFICINALIS / ROSEMARY (BMP)
VERBENA LILACINA `DE LA MINA` / DE LA MINA LILAC VERBENA
MEDIUM ACCENT SHRUBS
AEONIUM URBICUM / DINNER PLATE AEONIUM
ALOE STRIATA / CORAL ALOE
ASPARAGUS DENSIFLORUS 'MYERS' / MYERS ASPARAGUS FERN
CAREX TUMULICOLA / FOOTHILL SEDGE
CYRTOMIUM FALCATUM / HOLLY FERN
PHILODENDRON XANADU / XANADU PHILODENDRON
RHAMNUS CALIFORNICA / CALIFORNIA COFFEEBERRY
ZAMIA FURFURACEA / CARDBOARD PALM
ZAMIOCULCAS ZAMIIFOLIA / ZZ PLANT
TALL EVERGREEN SCREENING SHRUBS
CALLISTEMON VIMINALIS 'CV01' / SLIM™ WEEPING BOTTLEBRUSH
CRASSULA OVATA 'BIG ALICE' / BIG ALICE JADE PLANT
GREVILLEA X 'SUPERB' / SUPERB GREVILLEA
ROSMARINUS OFFICINALIS 'TUSCAN BLUE' / TUSCAN BLUE ROSEMARY
ORNAMENTAL SUCCULENTS, SHRUBS, AND GRASSES
ACCA SELLOWIANA / PINEAPPLE GUAVA
AEONIUM URBICUM / DINNER PLATE AEONIUM
AGAVE ATTENUATA / FOXTAIL AGAVE
CHONDROPETALUM TECTORUM `EL CAMPO` / EL CAMPO CAPE RUSH
CORDYLINE AUSTRALIS / GRASS PALM
DIANELLA REVOLUTA SPP. / FLAX LILY VARIETIES
CONCEPT PLANT SCHEDULE
PROPERTY LINE / LIMIT OF WORK
PR
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PROPERTY LINE
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P5
8'-6"
25'-0"
25
'
-
0
"
PLANTS LOCATEDWITHIN THE 25'CORNER CLEAR ZONEWILL BE UNDER 30"
HEIGHT & TREES WILL
BE PRUNED TO 6' IN
HEIGHT MINIMUM TOAVOID OBSTRUCTINGMOTORISTS' VIEW OFPEDESTRIAN
CROSSINGS.
LANDSCAPE
SCREENING TOTERMINATE ATEXISTINGSHEDS
MODULARWETLANDSYSTEM TO BEPLANTED WITHSHRUBS FROMCITY'S BMP
APPROVED
PLANT LIST
TREE WELL TO BE PLANTED WITH TREE FROMCITY'S BMP APPROVED PLANT LIST
24011
06/17/25
2715-2729 Carlsbad Blvd.Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
FOR REVIEW
ONLY
AS INDICATED
NOT FOR
CONSTRUCTION
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
GroundLevel Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPEARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC2676 STATE STREET, SUITE 100CARLSBAD, CA 92008
S A F D I E R A B I N E SA R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020CDP 2024 - 0032
02 SDP RESUBMITTAL #1 11/26/24
CUP 2024 - 0010
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
CONCEPT
LANDSCAPE
PLAN
L-2010
NORTH
5' 10' 20'
1"
=
1
0
'
-
0
"
Sept. 17, 2025 Item #1 169 of 206
LOW PARKWAY SHRUBS & GRASSES: SUCH AS (50% - 1 GAL & 50% - 5 GAL.)
BOTANICAL NAME COMMON NAME SIZE WUCOLS HEIGHT SPREAD O.C. SPACING
CRASSULA ARBORESCENS SILVER DOLLAR JADE 5 GAL LOW 4'-5' 4'-5'-
ERIGERON KARVINSKIANUS SANTA BARBARA DAISY 5 GAL LOW 1'-2'3'-5'-
LOMANDRA LONGIFOLIA MAT RUSH 5 GAL LOW 2'-3'2'-4'-
MUHLENBERGIA RIGENS (BMP) DEER GRASS (BMP)5 GAL LOW 2'-3' 4'-
MEDIUM PERIMETER SHRUBS / SUCCULENTS / GRASSES: SUCH AS (50% - 1 GAL & 50% - 5 GAL)
BOTANICAL NAME COMMON NAME SIZE WUCOLS HEIGHT SPREAD O.C. SPACING
AGAVE ATTENUATA 'NOVA'NOVA FOXTAIL AGAVE 5 GAL LOW 3'-4' 3'-5' -
CARISSA MACROCARPA NATAL PLUM 5 GAL LOW 5'-7'8'-10' -
VERBENA LILACINA 'DE LA MINA' DE LA MINA LILAC VERBENA 5 GAL LOW 2-3' 3'-
MUHLENBERGIA RIGENS (BMP) DEER GRASS (BMP)5 GAL LOW 2'-3'4'-
ROSEMARINUS OFFICINALIS (BMP) ROSEMARY (BMP)5 GAL LOW 4'-6' 6'-12'-
MEDIUM ACCENT SHRUBS: SUCH AS (75% - 15 GAL & 25% - 5 GAL)
BOTANICAL NAME COMMON NAME SIZE WUCOLS HEIGHT SPREAD O.C. SPACING
AEONIUM URBICUM DINNER PLATE AEONIUM 5 GAL LOW 12"-30" 12"-36"-
ALOE STRIATA CORAL ALOE 5 GAL LOW 12"-24" 12-24"-
ASPARAGUS DENSIFLORUS 'MYERS' MYERS ASPARAGUS FERN 1 GAL MODERATE 1'-3' 3'-5'-
CAREX TUMULICOLA FOOTHILL SEDGE 1 GAL LOW 12"-24" 12"-30" -
CYRTOMIUM FALCATUM HOLLY FERN 5 GAL MODERATE 12"-24"24"-36"-
PHILODENDRON XANADU XANADU PHILODENDRON 5 GAL MODERATE 3'-5' 3'-5'-
RHAMNUS CALIFORNICA CALIFORNIA COFFEEBERRY 5 GAL LOW 6'-8' 6'-8' -
ZAMIA FURFURACEA CARDBOARD PALM 5 GAL MODERATE 3'-4' 2'-5'-
ZAMIOCULCAS ZAMIIFOLIA ZZ PLANT 5 GAL MODERATE 2'-5' 2'-5' -
TALL EVERGREEN SCREENING SHRUBS: SUCH AS (100% - 15 GAL.)
BOTANICAL NAME COMMON NAME SIZE WUCOLS HEIGHT SPREAD O.C. SPACING
CALLISTEMON VIMINALIS 'CV01' SLIM WEEPING BOTTLEBRUSH 5 GAL LOW 8'-10'4'-5'-
CRASSULA OVATA 'BIG ALICE' BIG ALICE JADE PLANT 5 GAL LOW 4'-6' 4'-5'-
GREVILLEA X 'SUPERB'SUPERB GREVILLEA 5 GAL LOW 3'-5' 3'-5'-
ROSMARINUS OFFICINALIS 'TUSCANBLUE'TUSCAN BLUE ROSEMARY 5 GAL LOW 5'-6' 2'-4' -
ORNAMENTAL SUCCULENTS, SHRUBS & GRASSES: SUCH AS (40% - 1 GAL, 40% - 5 GAL & 20% - 15 GAL)
ACCA SELLOWIANA PINEAPPLE GUAVA 5 GAL LOW 10'-15' 10'-15' -
AEONIUM URBICUM DINNER PLATE AEONIUM 5 GAL LOW 12"-30" 1'-3'-
AGAVE ATTENUATA FOXTAIL AGAVE 5 GAL LOW 4'-5' 6'-8'-
CHONDROPETALUM TECTORUM 'ELCAMPO'EL CAMPO CAPE RUSH 5 GAL LOW 12"-36" 12"-36"-
CORDYLINE AUSTRALIS GRASS PALM 5 GAL LOW 40' 6'-
DIANELLA REVOLUTA SPP. FLAX LILY VARIETIES 5 GAL MODERATE 2'-3' 2'-3'-
PROPOSED PLANTING PALETTE
STREETSCAPE CANOPY TREE
BOTANICAL NAME COMMON NAME SIZE WUCOLS HEIGHT SPREAD QUANTITY
QUERCUS VIRGINIANA SOUTHERN LIVE OAK 36" BOX MODERATE 30' 60'-
ULMUS PARVIFOLIA 'TRUE GREEN' TRUE GREEN CHINESE ELM 36" BOX MODERATE 40' 40'-
BMP STREET TREE
BOTANICAL NAME COMMON NAME SIZE WUCOLS HEIGHT SPREAD QUANTITY
METROSIDEROS EXCELSA NEW ZEALAND CHRISTMAS TREE 36" BOX MODERATE 30' 30'-
PARKING CANOPY TREE
BOTANICAL NAME COMMON NAME SIZE WUCOLS HEIGHT SPREAD QUANTITY
QUERCUS VIRGINIANA SOUTHERN LIVE OAK 36" BOX MODERATE 25'-30' 15'-20'-
SPECIMEN
BOTANICAL NAME COMMON NAME SIZE WUCOLS HEIGHT SPREAD QUANTITY
DRACAENA DRACO DRAGON TREE 36" BOX MODERATE 20'-35' 20'-35'-
LARGE SUCCULENT / ACCENT
BOTANICAL NAME COMMON NAME SIZE WUCOLS HEIGHT SPREAD QUANTITY
ALOE BAINESII TREE ALOE 15 GAL VERY LOW 20'-30' 10'-20' -
DIOON SPINULOSUM GIANT DIOON 5 GAL MODERATE 50' 6'-
ENCEPHALARTOS HORRIDUS EASTERN CAPE BLUE CYCAD 5 GAL MODERATE 2'-6'-
FURCRAEA MACDOUGALII MACDOUGALL'S CENTURY PLANT 5 GAL LOW 12'-20' 6'-8'-
MICHELIA FIGO BANANA SHRUB 5 GAL MODERATE 10'-20' 6'-14'-
RHAPIS EXCELSA LADY PALM 5 GAL MODERATE 15' 5'-15'-
MEDIUM SUCCULENT / ACCENT
BOTANICAL NAME COMMON NAME SIZE WUCOLS HEIGHT SPREAD QUANTITY
ALOE BARBADENSIS BARBADOS ALOE 5 GAL LOW 1'-2'2'-3'-
ALOE FEROX CAPE ALOE 5 GAL LOW 6'-9' 3'-5' -
SECTION 7 REQUIREMENTS
A. SLOPE PLANTING
1. AREAS OF APPLICATION (PLANTING)
·SLOPES – 6:1 OR STEEPER AND:
·3 FEET OR LESS IN VERTICAL HEIGHT AND ADJACENT TO PUBLIC WALKS OR STREETS REQUIREAT A MINIMUM STANDARD #1 (COVER CROP OR EROSION CONTROL MATTING.).
·GREATER THAN 3 FEET TO 8 FEET IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSIONCONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP), #2 AND #3.
·IN EXCESS OF 8 FEET IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROLMATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP), #2, #3 AND #4.
·AREAS GRADED FLATTER THAN 6:1 REQUIRE A COVER CROP PER STANDARD #1 WHEN THEY HAVEONE OR MORE OF THE FOLLOWING CONDITIONS:
·SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN SIX (6) MONTHS OFCOMPLETION OF ROUGH GRADING.
·A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY.
·IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECIALCONDITIONS THAT WARRANT IMMEDIATE TREATMENT.
2. SLOPE PLANTING STANDARDS
SLOPES REQUIRING EROSION CONTROL MEASURES, AS SPECIFIED ABOVE, SHALL BE TREATED WITH ONEOR MORE OF THE FOLLOWING PLANTING STANDARDS:
A. STANDARD #1 – COVER CROP/ AND EROSION CONTROL MATTING
·COVER CROP SHALL BE A SEED MIX TYPICALLY COMPOSED OF QUICK GERMINATING AND FASTCOVERING GRASSES, CLOVERS AND/OR WILD FLOWERS. SUBMIT THE SPECIFIC SEED MIX FOR CITYAPPROVAL PRIOR TO APPLICATION.
·THE COVER CROP SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE NINETY(90%) PERCENT COVERAGE WITHIN THIRTY (30) DAYS.
·TYPE OF EROSION CONTROL MATTING SHALL BE AS APPROVED BY THE CITY AND AFFIXED TO THESLOPE AS RECOMMENDED BY THE MANUFACTURER.
·ON SLOPES 3 FEET OR LESS IN VERTICAL HEIGHT WHERE ADJACENT TO PUBLIC WALKS ORSTREETS:- WHEN PLANTING OCCURS BETWEEN AUGUST 15 AND APRIL 15, EROSION CONTROL MATTINGSHALL BE REQUIRED.- DURING THE REMAINDER OF THE YEAR, THE COVER CROP AND/OR EROSION CONTROL MATTINGMAY BE USED.
·ON SLOPES GREATER THAN 3 FEET IN HEIGHT, EROSION CONTROL MATTING SHALL BE REQUIREDAND A COVER CROP SHALL NOT BE USED, UNLESS OTHERWISE APPROVED BY THE CITY.
B. STANDARD #2 - GROUND COVER
ONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PLANTED WITH A GROUND COVER KNOWN TOHAVE EXCELLENT SOIL BINDING CHARACTERISTIC (PLANTED FROM A MINIMUM SIZE OF FLATTEDMATERIAL AND SPACED TO PROVIDE FULL COVERAGE WITHIN ONE YEAR).
C. STANDARD #3 - LOW SHRUBS
LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS) SHALL COVERA MINIMUM OF SEVENTY (70%) PERCENT OF THE SLOPE FACE (AT MATURE SIZE).
D. STANDARD #4 - TREES AND/OR LARGE SHRUBS
TREES AND/OR LARGE SHRUBS SHALL BE (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS) AT AMINIMUM RATE OF ONE (1) PLANT PER TWO HUNDRED (200) SQUARE FEET.
3. PLANTS
PLANT MATERIALS USED ON SLOPES SHALL BE THOSE SPECIES THAT ARE KNOWN TO HAVE LOW WATERREQUIREMENTS AND ROOTING SYSTEMS OF VARIOUS DEPTHS THAT WILL MINIMIZE EROSION AND SOILSLIPPAGE.
CITY OF CARLSBAD SLOPE REQUIREMENTS
1. THE PLANTING PLAN IS DIAGRAMMATIC. ALL PLANT LOCATIONS ARE APPROXIMATE. PLANTSYMBOLS TAKE PRECEDENCE OVER PLANT QUANTITIES SPECIFIED.A. QUANTITIES SHOWN ON THE PLANTING PLAN ARE APPROXIMATE AND ARE FOR THECONVENIENCE OF THE CONTRACTOR.B. CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT OF THE DISCREPANCIES BETWEENQUANTITIES AND SYMBOLS SHOWN.2. LANDSCAPE CONTRACTOR SHALL APPLY A CONTACT HERBICIDE, WHERE WEEDS ARE PRESENT,PER MANUFACTURERS SPECIFICATIONS A MINIMUM OF TEN (10) DAYS PRIOR TO COMMENCEMENTOF ANY PLANTING OR IRRIGATION WORK. WEEDS SHALL BE ALLOWED TO COMPLETELY DIE BACK,INCLUDING THE ROOTS BEFORE PROCEEDING WITH WORK.3. LANDSCAPE CONTRACTOR SHALL SUBMIT A SOIL ANALYSIS REPORT FROM AN AUTHORIZEDTESTING AGENCY TO THE LANDSCAPE ARCHITECT 30 DAYS BEFORE BEGINNING WORK.4. PRIOR TO PLANTING, IRRIGATION SYSTEM SHALL BE FULLY OPERATIONAL AND PLANTING AREASSHALL BE THOROUGHLY SOAKED.5. ALL AREAS TO BE PLANTED, WHICH HAVE A SLOPE OF LESS THAN 10%, SHALL BE CROSS-RIPPEDTO A DEPTH OF SIX (6") INCHES AND AMENDMENTS, PER THE RECOMMENDATION OF THE SOILSREPORT, SHALL BE SPREAD EVENLY AND THOROUGHLY BLENDED IN PER 1,000 SQUARE FEET(QUANTITIES SUBJECT TO CHANGE PER SOIL ANALYSIS):A. SEE PLANTING SPECIFICATION FOR BID AMENDMENTS.6. PLANT BACK FILL SHALL BE PER THE PLANTING SPECIFICATIONS.7. PLANT PITS SHALL BE TWICE THE SIZE OF THE DESIGNATED NURSERY CONTAINER. SEE PLANTINGDETAILS.8. PLANT MATERIAL SHALL NOT BE ROOT BOUND. FIVE GALLON PLANTS AND LARGER SHALL HAVEBEEN GROWN IN CONTAINERS FOR A MINIMUM OF 6 MONTHS AND A MAXIMUM OF TWO YEARS.9. PLANTS SHALL EXHIBIT HEALTHY GROWTH AND BE FREE OF DISEASES AND PESTS.10. STAKE ALL TREES PER TREE STAKING DETAIL.11.REMOVE NURSERY STAKES ON ALL VINES AND ATTACH TO ADJACENT FENCES WITH GALVANIZEDVINE BUTTONS AND GREEN NURSERY TAPE.12. REMOVE NURSERY STAKES AND TIES FROM ALL CONTAINER STOCK.13. PLANTS SHALL NOT BE PLACED WITHIN TWELVE (12") INCHES OF SPRINKLER HEADS.14. LANDSCAPE CONTRACTOR SHALL MAINTAIN A MINIMUM OF 2% DRAINAGE AWAY FROM ALLBUILDINGS, STRUCTURES, AND WALLS. FINISHED GRADES SHALL BE SMOOTHED TO ELIMINATEPUDDLING OR STANDING WATER.15. FINISHED GRADES SHALL BE TWO (2) INCHES BELOW THE TOP OF CURBS, SILLS, AND WALKWAYSIN ALL AREAS. WHERE SOD IS LAID NEXT TO THESE IMPROVEMENTS-FINISH GRADE BEFORELAYING SOD SHALL BE 2" BELOW THE TOP.16. THE LANDSCAPE CONTRACTOR SHALL LEAVE SITE IN A CLEAN CONDITION, REMOVING ALLUNUSED MATERIAL, TRASH, AND TOOLS.17. LANDSCAPE CONTRACTOR SHALL MAINTAIN ALL PLANTINGS FOR A PERIOD OF NINETY (90) DAYSAFTER COMPLETION. ALL AREAS SHALL BE KEPT CLEAN, WATERED, AND WEED FREE.18. AT COMPLETION OF ALL WORK OUTLINED IN THESE PLANS, THE LANDSCAPE CONTRACTOR SHALLCONTACT OWNER AND ARRANGE FOR A WALK THROUGH TO DETERMINE THAT ALL ASPECTS OFWORK ARE COMPLETED. WORK MUST BE FULLY COMPLETED ACCORDING TO ALL PLANS ANDSPECIFICATIONS AND MUST BE COMPLETED IN A GOOD WORKMANSHIP MANNER AND MUST BEACCEPTED BY THE OWNER IN WRITING PRIOR TO THE BEGINNING OF THE MAINTENANCE PERIOD19.THE MAINTENANCE PERIOD SHALL INCLUDE THE FOLLOWING SCOPE OF WORK:A. DAILY WATERING OF ALL PLANT MATERIAL.B.WEEKLY MOWING OF ALL TURF AREAS.C. WEEDING AND REMOVAL OF ALL WEEDS FROM GROUND COVER AREAS.D. REPLACEMENT OF ANY DEAD, DYING, OR DAMAGED TREES, SHRUBS, OR GROUND COVERS.E. FILLING AND REPLANTING OF ANY LOW AREAS WHICH MAY CAUSE STANDING WATER.F. ADJUSTING OF SPRINKLER HEAD HEIGHT AND WATERING SYSTEM.G. FILLING AND RECOMPACTION OF ERODED AREAS.H.WEEKLY REMOVAL OF ALL TRASH, LITTER, CLIPPINGS, AND ALL FOREIGN DEBRIS.I. AT 30 DAYS AFTER PLANTING, AMMONIUM SULFATE SHALL BE APPLIED TO LAWN AREAS AT THERATE OF 5 LBS. PER 1,000 SQUARE FEET.J. AT 60 DAYS AFTER PLANTING AND PRIOR TO THE END OF THE NINETY (90) DAY MAINTENANCEPERIOD, BEST FERTILIZER COMPANY 16-6-8 (OR EQUAL) SHALL BE APPLIED AT THE RATE OF 6LBS. PER 1,000 SQUARE FEET TO LAWN AREAS AND PLANTING AREAS.20. PRIOR TO END OF MAINTENANCE PERIOD, LANDSCAPE CONTRACTOR SHALL CONTACT OWNERAND ARRANGE FOR A FINAL WALK THROUGH. OWNER MUST ACCEPT ALL MAINTAINED AREAS INWRITING PRIOR TO END OF MAINTENANCE PERIOD.21. ALL GROUND COVERS SHALL BE GUARANTEED BY THE CONTRACTOR AS TO GROWTH AND HEALTHFOR A PERIOD OF NINETY (90) DAYS AFTER THE COMPLETION OF MAINTENANCE PERIOD AND FINALACCEPTANCE. ALL SHRUBS SHALL BE GUARANTEED BY THE CONTRACTOR AS TO GROWTH ANDHEALTH FOR A PERIOD OF NINETY (90) DAYS AFTER COMPLETION OF MAINTENANCE PERIOD ANDFINAL ACCEPTANCE. ALL TREES SHALL BE GUARANTEED BY THE CONTRACTOR TO LIVE ANDGROW IN AN ACCEPTABLE UPRIGHT POSITION FOR A PERIOD OF ONE (1) YEAR AFTER COMPLETIONOF THE SPECIFIED MAINTENANCE PERIOD AND FINAL ACCEPTANCE.22. THE CONTRACTOR, WITHIN FIFTEEN (15) DAYS OF WRITTEN NOTIFICATION BY THE LANDSCAPEARCHITECT, SHALL REMOVE AND REPLACE ALL GUARANTEED PLANT MATERIALS,WHICH FOR ANY REASON FAIL TO MEET THE REQUIREMENTS OF THEGUARANTEE. REPLACEMENT SHALL BE MADE WITH PLANT MATERIALS ASINDICATED OR SPECIFIED ON THE ORIGINAL PLANS, AND ALL SUCHREPLACEMENT MATERIALS SHALL BE GUARANTEED AS SPECIFIED FOR THEORIGINAL MATERIAL GUARANTEE23. ALL EXISTING LANDSCAPING DESIGNATED TO REMAIN INCLUDING ALL AREAS MAINTAINED BY THECARLSBAD REASEARCH CENTER OWNERS ASSOCIATION (CRC ASSOCIATION), SHALL BEPROTECTED IN PLACE. ANY DAMAGED LANDSCAPING (PLANTING IRRIGATIONN, OR HARDSCAPE)SHALL BE REPLACED IN KIND AS APPROPRIATE TO MEET LANDSCAPE MANUAL AND CRC SPECIFICPLAN REQUIREMENTS24. ALL ABOVE GROUND UTILITIES ARE TO BE SCREENED WITH PLANTING MATERAIL25. ALL TREES (EXCEPT ON SLOPES 3:1 OR STEEPER) SHALL BE A MINIMUM 15-GALLON SIZE. SHEETTREES SHOULD BE 24" BOX MINIMUM AND SINGLE TRUNK.26. ANY TREES LOCATED WITHIN A VEHICULAR SIGHT LINE MUST HAVE ALL LIMBS REMOVED TO AHEIGHT OF 6' ABOVE THE ADJACENT TOP OF CURB.27. 50% OF THE SHRUBS (EXCEPT ON SLOPES 3:1 OR STEEPER) SHALL BE A MINIMUM 5-GALLON SIZE.28. ALL TREES (EXCEPT ON SLOPES 3:1 OR STEEPER) SHALL BE A MINIMUM 15-GALLON SIZE. STREETTREES SHOULD BE 24” BOX MINIMUM AND SINGLE TRUNK.29. ANY TREES LOCATED WITHIN A VEHICULAR SIGHT LINE MUST HAVE ALL LIMBS REMOVED TO AHEIGHT OF 6 FEET ABOVE THE ADJACENT TOP OF CURB.
CITY OF CARLSBAD - GENERAL PLANTING NOTES
BRAD LENAHAN
“I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE
AND IRRIGATION PLANS CONTAINED IN THE CITY OF
CARLSBAD’S LANDSCAPE MANUAL AND WATER EFFICIENT
LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN
COMPLIANCE WITH THOSE REGULATIONS AND THELANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALLREQUIREMENTS WHEN SUBMITTING CONSTRUCTIONDOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE
REGULATIONS TO PROVIDE EFFICIENT USE OF WATER."
DATE
08/27/2024
24011
06/17/25
2715-2729 Carlsbad Blvd.Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
FOR REVIEW
ONLY
AS INDICATED
NOT FOR
CONSTRUCTION
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
GroundLevel Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPEARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC2676 STATE STREET, SUITE 100CARLSBAD, CA 92008
S A F D I E R A B I N E SA R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020CDP 2024 - 0032
02 SDP RESUBMITTAL #1 11/26/24
CUP 2024 - 0010
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
LANDSCAPE
LEGEND AND
NOTES
L-202
Sept. 17, 2025 Item #1 170 of 206
LANDSCAPE WITHIN PARKING AREA
SYMBOL DESCRIPTION TOTAL AREA
PARKING AREA 5,787 SQ. FT.
LANDSCAPE WITHIN PARKING
AREA 1,480 SQ. FT.
TOTAL LANDSCAPE PERCENTAGE
WITHIN PARKING AREA REQUIRED 3%
1,480 SQ. FT. / 5,787 SQ. FT. X 100% =25%
LANDSCAPE
SCREENING TOTERMINATE ATEXISTINGSHEDS
PROPERTY LINE / LIMIT OF WORK
PR
O
P
E
R
T
Y
L
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N
E
LI
M
I
T
O
F
W
O
R
K
PR
O
P
E
R
T
Y
L
I
N
E
BEECH AVE.
CA
R
L
S
B
A
D
B
L
V
D
.
LIMIT OF WORK
PROPERTY LINE
LI
M
I
T
O
F
W
O
R
K
24011
06/17/25
2715-2729 Carlsbad Blvd.Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
FOR REVIEW
ONLY
AS INDICATED
NOT FOR
CONSTRUCTION
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
GroundLevel Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPEARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC2676 STATE STREET, SUITE 100CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020CDP 2024 - 0032
02 SDP RESUBMITTAL #1 11/26/24
CUP 2024 - 0010
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
L-300
PARKING
LANDSCAPE
REQUIREMENT
0
NORTH
5' 10' 20'
1"
=
1
0
'
-
0
"
Sept. 17, 2025 Item #1 171 of 206
24
'
-
0
"
452 SF
DRACAENA DRACO
30
'
-
0
"
METROSIDEROS EXCELSA
707 SF
26
'
-
6
"
551SF
ULMUS PARVIFOLIA
CANOPIES 15 YR.SPECIES
30
'
-
0
"
EXISTING PODOCARPUS GRACILIOR
707 SF
30
'
-
0
"
QUERCUS VIRGINIANA
707 SF
SHADE COVERAGE
SYMBOL DESCRIPTION TOTAL AREA
LANDSCAPE AREA 4,982 SQ. FT.
LANDSCAPE COVERAGE BY SHADE TREES OR
BUILDING CANOPIES 3,889 SQ. FT.
TOTAL LANDSCAPE PERCENTAGE 78%
5.106.12.2 LANDSCAPE AREAS REQUIRED SHADE %20%
HARDSCAPE AREA 7,405 SQ. FT.
HARDSCAPE COVERAGE BY SHADE TREES OR
BUILDING CANOPIES 5,194 SQ. FT.
TOTAL HARDSCAPE PERCENTAGE 70%
5.106.12.3 HARDSCAPE AREAS REQUIRED SHADE %20%
SURFACE PARKING AREA 6,099 SQ. FT.
SURFACE PARKING COVERED BY SHADETREES OR BUILDING CANOPIES 3,935 SQ. FT.
TOTAL SURFACE PARKING PERCENTAGE 65%
5.106.12.1 SURFACE PARKING AREAS REQUIRED SHADE %50%
PA
PA
PA PA
PA
PA
PAPA
PA
PA
PA
PA
PA PA
PROPERTY LINE / LIMIT OF WORK
PR
O
P
E
R
T
Y
L
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N
E
LI
M
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O
F
W
O
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PR
O
P
E
R
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Y
L
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N
E
BEECH AVE.
CA
R
L
S
B
A
D
B
L
V
D
.
LIMIT OF WORK
PA
PA PA
PROPERTY LINE
LI
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O
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K
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
24011
06/17/25
2715-2729 Carlsbad Blvd.Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
FOR REVIEW
ONLY
AS INDICATED
NOT FOR
CONSTRUCTION
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
GroundLevel Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPEARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC2676 STATE STREET, SUITE 100CARLSBAD, CA 92008
S A F D I E R A B I N E SA R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020CDP 2024 - 0032
02 SDP RESUBMITTAL #1 11/26/24
CUP 2024 - 0010
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
L-400
CAL GREEN
SHADE
REQUIREMENT0
NORTH
5' 10' 20'
1"
=
1
0
'
-
0
"
Sept. 17, 2025 Item #1 172 of 206
TREE DEMOLITION SCHEDULE
TREE PROTECTION
SYMBOL DESCRIPTION NOTES
1 PODOCARPUS GRACILIOR TO BE PROTECTED IN PLACE
CAL: +/- 18" DIA
2 PODOCARPUS GRACILIOR TO BE PROTECTED IN PLACE
CAL: +/- 18" DIA
3 PODOCARPUS GRACILIOR TO BE PROTECTED IN PLACE
CAL: +/- 18" DIA
4 PODOCARPUS GRACILIOR TO BE PROTECTED IN PLACE
CAL: +/- 18" DIA
5 PODOCARPUS GRACILIOR TO BE PROTECTED IN PLACE
CAL: +/- 18" DIA
6 PODOCARPUS GRACILIOR TO BE PROTECTED IN PLACE
CAL: +/- 18" DIA
EXISTING TREE TO REMAIN
EXISTING TREE TO BE REMOVED AND
REPLACED
PRESERVE & PROTECT EXISTING
SIDEWALK
PR
O
P
E
R
T
Y
L
I
N
E
2
1
6
5
3
4
PROPERTY LINE / LIMIT OF WORK
LIMIT OF WORK
LI
M
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T
O
F
W
O
R
K
LI
M
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T
O
F
W
O
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K
PR
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Y
L
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N
E
PR
O
P
E
R
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Y
L
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N
E
PR
O
P
E
R
T
Y
L
I
N
E
BEECH AVE.
CA
R
L
S
B
A
D
B
L
V
D
.
LIMIT OF WORK
PROPERTY LINE
LI
M
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T
O
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W
O
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K
LI
M
I
T
O
F
W
O
R
K
24011
06/17/25
2715-2729 Carlsbad Blvd.Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
FOR REVIEW
ONLY
AS INDICATED
NOT FOR
CONSTRUCTION
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
GroundLevel Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPEARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC2676 STATE STREET, SUITE 100CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020CDP 2024 - 0032
02 SDP RESUBMITTAL #1 11/26/24
CUP 2024 - 0010
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
L-500
TREE
PRESERVATION
PLAN
0
NORTH
5' 10' 20'
1"
=
1
0
'
-
0
"
Sept. 17, 2025 Item #1 173 of 206
ON-SITE LANDSCAPE AREA IRRIGATED WITH POTABLE
WATER LOW WATER USE SHRUBSIRRIGATION BY IN LINE DRIP
ZONE 11,730 SQ.FT.
ZONE 2
1,420 SQ.FT.
ON-SITE LANDSCAPE AREA IRRIGATED WITH POTABLE
WATER MEDIUM WATER USE SHRUBSIRRIGATION BY IN LINE DRIP
HYDROZONE LEGEND
ZONE 32,455 SQ.FT.
OFF-SITE LANDSCAPE AREA IRRIGATED WITHPOTABLE WATER LOW WATER USE SHRUBS
IRRIGATION BY IN LINE DRIP
ZONE 4
470 SQ.FT.
OFF-SITE LANDSCAPE AREA IRRIGATED WITH
POTABLE WATER MEDIUM WATER USE SHRUBS
IRRIGATION BY IN LINE DRIP
LANDSCAPE
SCREENING TOTERMINATE ATEXISTINGSHEDS
PROPERTY LINE / LIMIT OF WORK
PR
O
P
E
R
T
Y
L
I
N
E
LI
M
I
T
O
F
W
O
R
K
PR
O
P
E
R
T
Y
L
I
N
E
BEECH AVE.
CA
R
L
S
B
A
D
B
L
V
D
.
LIMIT OF WORK
PROPERTY LINE
LI
M
I
T
O
F
W
O
R
K
P2
P5
24011
06/17/25
2715-2729 Carlsbad Blvd.Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
FOR REVIEW
ONLY
AS INDICATED
NOT FOR
CONSTRUCTION
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
GroundLevel Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPEARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC2676 STATE STREET, SUITE 100CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020CDP 2024 - 0032
02 SDP RESUBMITTAL #1 11/26/24
CUP 2024 - 0010
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
L-600
LANDSCAPE
HYDROZONE
EXHIBIT
0
NORTH
5' 10' 20'
1"
=
1
0
'
-
0
"
Sept. 17, 2025 Item #1 174 of 206
MAINTENANCE RESPONSIBILITY
LANDSCAPE PLANTER AREAS, INCLUDING IRRIGATION,
MAINTAINED BY THE PROPERTY OWNER.
PROPERTY LINE / LIMIT OF WORK
PR
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W
O
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K
PR
O
P
E
R
T
Y
L
I
N
E
BEECH AVE.
CA
R
L
S
B
A
D
B
L
V
D
.
LIMIT OF WORK
PROPERTY LINE
LI
M
I
T
O
F
W
O
R
K
LANDSCAPE
SCREENING TOTERMINATE ATEXISTINGSHEDS
24011
06/17/25
2715-2729 Carlsbad Blvd.Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
FOR REVIEW
ONLY
AS INDICATED
NOT FOR
CONSTRUCTION
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
GroundLevel Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPEARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC2676 STATE STREET, SUITE 100CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020CDP 2024 - 0032
02 SDP RESUBMITTAL #1 11/26/24
CUP 2024 - 0010
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
L-700
LANDSCAPE
MAINTENANCE
PLAN
0
NORTH
5' 10' 20'
1"
=
1
0
'
-
0
"
Sept. 17, 2025 Item #1 175 of 206
1.NOTES ON THIS SHEET ARE AN ACCUMULATION OF ITEMS ON THE PLANS, ELEVATIONS, & SECTIONS PLAN SHEETS, NOT ALL ITEMS ARE FOUND ON EACH SHEET.
2.DIMENSIONS SHOWN ARE TYPICAL OF THIS SHEET ONLY, UNLESS NOTED OTHERWISE.
3.WOOD OR METAL STUD WALLS ARE DIMENSIONED TO FACE OF STUD. CONCRETE, CMU AND STEEL ARE MEASURED TO CENTERLINE OF ELEMENT UNLESS OTHERWISE NOTED
4.FINISHED FLOOR ELEVATION CALL-OUTS ARE BASED OFF OF 0'-0" AMSL.
5.NOT ALL UNDERGROUND & ABOVE GROUND UTILITIES & EQUIPMENT ARE SHOWN IN THESE DRAWINGS.
6.NOT ALL PROJECT ITEMS ARE SHOWN IN THESE DRAWINGS. ITEMS SHOWN ARE FOR GRAPHIC PURPOSES AND SHALL BE VERIFIED WITH THE APPROPRIATE DISCIPLINE'S
DOCUMENTS FOR ADDITIONAL DETAILED INFORMATION. CONTRACTOR TO COORDINATE ALL PROJECT ITEMS.
7.REFER TO WALL, FLOOR, AND CEILING TYPES FOR INSULATION R-VALUES.
8.THIS PROJECT SHALL COMPLY WITH THE CITY OF CARLSBAD LIGHTING ORDINANCE.
9.REFER TO STRUCTURAL DRAWINGS FOR ADDITIONAL INFORMATION.
10.REFER TO MECHANICAL AND ELECTRICAL DRAWINGS FOR ADDITIONAL INFORMATION.
11.ALL ROOFING TO BE CLASS 'A' FIRE RATED.
12.SEE FLOOR PLANS FOR LOACTION OF 2 HOUR RATED SHAFT FOR DAS SYSTEM
13.IN BUILDINGS REQUIRED TO HAVE STANDPIPES, NOT LESS THAN ONE STANDPIPE SHALL BE PROVIDED FOR USE DURING CONSTRUCTION. STANDPIPES SHALL BE REVIEWED
AND APPROVED PRIOR TO INSTALLATION.
14. PENETRATIONS OF FIRE RESISTIVE WALLS, FLOORS, CEILINGS AND ROOF CEILINGS SHALL BE PROTECTED AS REQUIRED IN CBC SECTION 714.
GENERAL NOTES KEYNOTE LEGEND REFERENCE NOTES LEGEND
1.REFER TO A100 SERIES FOR OVERALL PLANS/ SLAB EDGE PLANS / RCPS
2.REFER TO A200 SERIES SHEETS FOR ELEVATIONS
3.REFER TO A300 SERIES SHEETS FOR SECTIONS
4.REFER TO A400 SERIES SHEETS FOR ENLARGED FLOOR PLANS AND
ENLARGED BATHROOM AND KITCHEN TYPES WITH CORRESPONDING
INTERIOR ELEVATIONS.
5.REFER TO A500 SERIES SHEETS FOR STAIR AND ELEVATOR INFORMATION.
6.REFER TO WALL, FLOOR, AND CEILING TYPES FOR INSULATION R-VALUES.
LANDSCAPE / PLANTER AREA
BUILT IN SEATING / BAR COUNTER
2-HR FIRE RATING
OUTLINE OF STRUCTURE ABOVE
VISIBILITY TRIANGLE - PLANTING < 30" & TREES PRUNED TO =>6'-0"
C
C
B.1 B.1
C.1 C.1
D.1 D.1
E.1 E.1
D
D
E
E
F
F
B
B
A
A
G
G
F.1 F.1
CL BEECH AVENUE
CA
R
L
S
B
A
D
B
O
U
L
E
V
A
R
D
G.1 G.1
A.1 A.1
NOTE: ADJACENT CHURCH
PARKING LOT IS NOT A PART
OF THE PROPOSED PROJECT
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINE
P-VEHICAL TURNAROUND
T
CI
DAALT
A
T
T
S
F CA IOL F OE
1-31-27
NO. C 24394 ANI
R
E
ECI
R
S
E D AS
ACRL
N HEL
C
E
T
F
A
IH
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
As indicated
SITE PLAN
A-100
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
1/16" = 1'-0"1 SITE PLAN
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 176 of 206
A-202
2
A-
2
0
1
1
A-202
1
A-
2
0
1
2
C
B.1
C.1
D.1
E.1
D E FBA G
2
A-302 1,760 SF
RESTAURANT - RETAIL (A)
101
221 SF
MAIN ELECTRICAL ROOM
106
898 SF
RETAIL (B)
115
208 SF
TRASH ROOM (A)
116
1,321 SF
RETAIL (C)
118
EXTERIOR LOBBY
2
A-301
1
A-302
1
A-304
2
A-303
1
A-303
F.1 352 SF
TRASH ROOM (B)
120
449 SF
BOH CORRIDOR
105
70 SF
ELEV. MACH.
109 CA
R
L
S
B
A
D
B
L
V
D
517 SF
EVENT STORAGE
113
16' - 7 3/8"
14' - 0"
91 SF
MPOE
108
19' - 0"
29' - 5 1/8"
221 SF
FIRE PUMP ROOM
105
15' - 0"
13' - 11"
9' -
6 1/2"
161 SF
RETAIL (B) BOH
114
183 SF
RETAIL (C) BOH
117
649 SF
RESTAURANT - RETAIL (A) BOH
102
8' - 0"
12' - 0"
93 SF
RESTROOM
119
94 SF
RESTROOM
112 SHAFT
SHAFT
EXISTING TRANSFORMERTO REMAIN IN PLACE (CONCEAL WITH LANDSCAPE)
IN GROUND ELECTRIC VAULT
IN GROUND ELEC. BOX
STREET LIGHT POST AND HEAD TO BE RELOCATED
ABOVE GROUND ELECTRIC BOX TO BE RELOCATED
91 SF
MENS RR
103
151 SF
WOMENS RR
104
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINE
ABOVE GROUND ELECTRIC BOX TO BE RELOCATED
EXISTING WATER METER TO BE ABANDONED AND DEMOLISHED
BEECH AVENUE
18' - 0"30' - 0"25' - 0"30' - 0"25' - 0"22' - 0"
22' - 0"
30' - 0"
25' - 0"
30' - 0"
25' - 0"
18' - 0"
PROPOSED TRANSFORMER LOCATION
5' - 0"
5' - 0"
5' - 0"
5' - 0"
SE
R
V
I
C
E
P
R
O
V
I
D
E
R
(x2) BOOSTER
PANEL
SER
V
I
C
E
P
R
O
V
I
D
E
R
FIR
E
A
L
A
R
M
P
A
N
E
L
HO
U
S
E
PA
N
E
L
113 SF
MAINT. CLOSET
111
150' - 0"
150' - 0"
BLDG OUTLINE ABOVE
G.1
A.1
6' - 0"
10' - 4"
29' - 7 1/8"
10' - 8"
10' - 3"
10' - 0"
10' - 0"
5' - 6"
(2) SHORT TERM BICYCLE (INVERTED U TYPE) PARKING RACKS PER CAL GREENREQUIREMENTS & ESSENTIALS OF BIKE PARKING MANUAL. LOCATED WITHIN 50' OFENTRANCE THEY SERVE
32.12
32.12
32.12
32.3
32.3
32.3
32.12
03.26
03.11
05.33
08.3
08.1
05.7 05.3
08.3
08.1
54.67
56.00
P-VEHICAL TURNAROUND
PER 21.44.050 - TABLE B
20' - 0"
8' - 4"
4' - 0"
13' - 6"
5' - 0"
1' - 0"
1' - 0"
1' - 0"
32.4
32.3
32.4
32.4
06.23
06.23
06.2332.4
32.4
IRRIGATION CONTROLLER
PROPOSED FIRE HYDRANT
PROPOSED FIRE SERVICE
MODULAR WETLANDS SYSTEMREF. CIVIL SHEETS
4.
5
6
%
7' - 1"
T.W. 59.50 TYP.
6' - 0"
6' - 0"
18' - 0"
32.14
32.14
32.14
32.14
3' - 0"
2.60%
7.20%
55.75
55.50
55.83
56.00
[N
o
S
l
o
p
e
]
55.83
56.00
3.
0
9
%
56.25
0.
9
7
%
56.00
1.
8
7
%
56.50
57.00
WM(#1) - BUILDINGWM(#2) - IRRIGATION
LI
M
I
T
O
F
W
O
R
K
LI
M
I
T
O
F
W
O
R
K
LIMIT OF WORK
LI
M
I
T
O
F
W
O
R
K
LI
M
I
T
O
F
W
O
R
K
PLANTING SHALL BE PROVIDED WEST OF PROPERTY LINE WITHIN "LIMIT OF WORK" TO ACHIEVE REQUIRED SCREENING PER LANDSCAPE COMMENTS (9&10) - NOTE: PROPERTY OWNERS ARE THE SAME FOR BOTH LOTS. STRATEGY HAS BEEN CONFIRMED WITH CITY PLANNER AND PROPERTY OWNER. REFER TO LANDSCAPE PLANS FOR PLANTING TYPES.
4' - 0"
PER COMMENT (#13) FROM LANDSCAPING, ALL LANDSCAPE ELEMENTS AT STREET CORNER, 25' OUTWARD FROM BEGINNING OF CURVES SHALL BE 30 INCHES OR LESS IN HEIGHT. REFER TO LANDSCAPE PLANS FOR PLANT SPECIES PROPOSED IN THIS LOCATION.
5' - 0"
18' - 0"
5' - 0"
12' - 0"
9' - 0"
5' - 0"
12' - 0"
8' - 6"
18' - 0"
8' - 6"
SHARED ACCESS AISLE
SHARED ACCESS AISLE
SHARED ACCESS AISLE
24' - 0"
6'-0" SIDEWALK PROVIDED IN LINE WITH CITY STANDARD AND CONFIRMED WITH CITY PLANNER & REVIEWER. SIDEWALK TO JOG TO ALIGN WITH EXISTING PUBLIC RIGHT OF WAY WEST OF PROPERTY LINE
PER COMMENT (#6 & #7) FROM LANDSCAPING, ALL SLOPES IN THE PUBLIC RIGHT OF WAY HAVE BEEN UPDATED TO A 2% MAXIMUM. AS DISCUSSED WITH THE CITY PLANNER, THIS RESULTS IN A SITE WALL HEIGHTS IN EXCESS OF 42" TO COMPLY WITH (ABC) REQUIREMENTS, WHICH REQUIRE 42" MIN. FROM THE FINISH FLOOR OF THE OUTDOOR SEATING AREA THAT IS TIED TO THE RESTAURANT USE IN RETAIL (A). SITE WALLS WILL BE KEPT AT LOWEST ELEVATION POSSIBLE TO MEET THE (ABC) REQUIREMENTS AND LIMIT WALL HEIGHT AS SEEN FROM THE PROW.
EXISTING CONDITIONS TO BE MAINTAINED IN THE PUBLIC RIGHT OF WAY ALONG CARLSBAD BOULEVARD. ALL STREET TREES TO BE PROTECTED IN PLACE. ANY SECTIONS OF SIDEWALK DAMAGED DURING CONSTRIUCTION ARE TO BE REPLACED IN KIND.
32.4
32.3
56.00
6' - 0"
VIS. TRIANGLE
10' - 0"
VIS. TRIANGLE
10' - 0"
VISIBILITY TRIANGLE @ STREET CORNER
25' - 0"
VISIBILITY TRIANGLE @ STREET CORNER
25' - 0"
8' - 6"
9' - 0"
8' - 6"
8' - 6"
BUILDING OUTLINE ABOVE
SUBGRADE GREASE INTERCEPTOR -REF. PLUMBING SHEET P-100
T.W. 59.50 TYP.
T.W. 59.50 TYP.
32.403.26
BELOW GRADE STORMWATER STORAGE TANKS -REF. CIVIL SHEETS
1.NOTES ON THIS SHEET ARE AN ACCUMULATION OF ITEMS ON THE PLANS, ELEVATIONS, & SECTIONS PLAN SHEETS, NOT ALL ITEMS ARE FOUND ON EACH SHEET.
2.DIMENSIONS SHOWN ARE TYPICAL OF THIS SHEET ONLY, UNLESS NOTED OTHERWISE.
3.WOOD OR METAL STUD WALLS ARE DIMENSIONED TO FACE OF STUD. CONCRETE, CMU AND STEEL ARE MEASURED TO CENTERLINE OF ELEMENT UNLESS OTHERWISE NOTED
4.FINISHED FLOOR ELEVATION CALL-OUTS ARE BASED OFF OF 0'-0" AMSL.
5.NOT ALL UNDERGROUND & ABOVE GROUND UTILITIES & EQUIPMENT ARE SHOWN IN THESE DRAWINGS.
6.NOT ALL PROJECT ITEMS ARE SHOWN IN THESE DRAWINGS. ITEMS SHOWN ARE FOR GRAPHIC PURPOSES AND SHALL BE VERIFIED WITH THE APPROPRIATE DISCIPLINE'S
DOCUMENTS FOR ADDITIONAL DETAILED INFORMATION. CONTRACTOR TO COORDINATE ALL PROJECT ITEMS.
7.REFER TO WALL, FLOOR, AND CEILING TYPES FOR INSULATION R-VALUES.
8.THIS PROJECT SHALL COMPLY WITH THE CITY OF CARLSBAD LIGHTING ORDINANCE.
9.REFER TO STRUCTURAL DRAWINGS FOR ADDITIONAL INFORMATION.
10.REFER TO MECHANICAL AND ELECTRICAL DRAWINGS FOR ADDITIONAL INFORMATION.
11.ALL ROOFING TO BE CLASS 'A' FIRE RATED.
12.SEE FLOOR PLANS FOR LOACTION OF 2 HOUR RATED SHAFT FOR DAS SYSTEM
13.IN BUILDINGS REQUIRED TO HAVE STANDPIPES, NOT LESS THAN ONE STANDPIPE SHALL BE PROVIDED FOR USE DURING CONSTRUCTION. STANDPIPES SHALL BE REVIEWED
AND APPROVED PRIOR TO INSTALLATION.
14. PENETRATIONS OF FIRE RESISTIVE WALLS, FLOORS, CEILINGS AND ROOF CEILINGS SHALL BE PROTECTED AS REQUIRED IN CBC SECTION 714.
GENERAL NOTES KEYNOTE LEGEND REFERENCE NOTES LEGEND
1.REFER TO A100 SERIES FOR OVERALL PLANS/ SLAB EDGE PLANS / RCPS
2.REFER TO A200 SERIES SHEETS FOR ELEVATIONS
3.REFER TO A300 SERIES SHEETS FOR SECTIONS
4.REFER TO A400 SERIES SHEETS FOR ENLARGED FLOOR PLANS AND
ENLARGED BATHROOM AND KITCHEN TYPES WITH CORRESPONDING
INTERIOR ELEVATIONS.
5.REFER TO A500 SERIES SHEETS FOR STAIR AND ELEVATOR INFORMATION.
6.REFER TO WALL, FLOOR, AND CEILING TYPES FOR INSULATION R-VALUES.
LANDSCAPE / PLANTER AREA
BUILT IN SEATING / BAR COUNTER
2-HR FIRE RATING
OUTLINE OF STRUCTURE ABOVE
VISIBILITY TRIANGLE - PLANTING < 30" & TREES PRUNED TO =>6'-0"
T
CI
DAALT
A
T
T
S
F CA IOL F OE
1-31-27
NO. C 24394 ANI
R
E
ECI
R
S
E D AS
ACRL
N HEL
C
E
T
F
A
IH
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
As indicated
LEVEL 1 -
FLOOR PLAN
A-101
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
3/32" = 1'-0"1 LEVEL 1
03.11 CONCRETE COLUMN WITH CONCRETE FINISHING SYSTEM, REF.
STRUCTURAL
03.26 CIP CONCRETE SITE WALLS WITH FORMLINER FINISH:
FREESTANDING, NON-RETAINING SCREEN WALL.
05.3 GR-03 - METAL GUARDRAILS WITH S.S. CABLES
05.7 STR-1 - EXPOSED STRUCTURAL STEEL STAIR PAINTED,PT-5 FINISH
05.33 ALUMINUM BATTEN SYSTEM - PREFINISHED WOOD LOOK
06.23 BUILT IN WOOD BENCH SEATING
08.1 ALUM. STOREFRONT WINDOW SYSTEM; REF. SCHED.
08.3 ALUM. STOREFRONT DOOR SYSTEM; REF. SCHED.
32.3 PLANTING AREA - REF LANDSCAPE
32.4 PROPOSED TREE LOCATION - REF LANDSCAPE
32.12 HARDSCAPING - REF LANDSCAPE
32.14 EXISTING STREET TREE - PROTECT IN PLACE
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 177 of 206
A-202
2
A-
2
0
1
1
A-202
1
A-
2
0
1
2
C
B.1
C.1
D.1
E.1
D E FBA G
2
A-302
18' - 0"30' - 0"25' - 0"30' - 0"25' - 0"22' - 0"
2
A-301
1
A-302
1A-3042A-3031A-303
F.1
7'
-
8
"
1' - 6"
4,231 SF
EVENT SPACE
200
622 SF
EVENT KITCHEN
204
3' - 6"3' - 6"
198 SF
STAFF OFFICE
202
117 SF
VESTIBULE
203
22' - 0"
30' - 0"
25' - 0"
30' - 0"
25' - 0"
18' - 0"
7' - 11 7/8"
150' - 0"
150' - 0"
G.1
A.1
950 SF
EVENT RESTROOMS
205
3' - 6"
2' - 0"
5' - 0"
3' - 8 3/8"
6' - 0"
5' - 0"
2,685 SF
EXTERIOR EVENT TERRACE
308
CIRCULATION
CIRCULATION
CIR
C
U
L
A
TIO
N
12' - 0 1/8"
21' - 0"
8' - 8 3/4"
32.305.17 03.07 05.7
32.3
03.07
05.17
08.1
03.11
05.33
05.7
03.03
03.03
07.17
07.17
05.7 05.305.17 32.3
6' - 4"
EXTERIOR LOBBY
32.3
03.07
05.17
3' - 0"1' - 6"
1. NOTES ON THIS SHEET ARE AN ACCUMULATION OF ITEMS ON THE PLANS, ELEVATIONS, & SECTIONS PLAN SHEETS, NOT ALL ITEMS ARE FOUND ON EACH SHEET.
2. DIMENSIONS SHOWN ARE TYPICAL OF THIS SHEET ONLY, UNLESS NOTED OTHERWISE.
3. WOOD OR METAL STUD WALLS ARE DIMENSIONED TO FACE OF STUD. CONCRETE, CMU AND STEEL ARE MEASURED TO CENTERLINE OF ELEMENT UNLESS OTHERWISE NOTED
4. FINISHED FLOOR ELEVATION CALL-OUTS ARE BASED OFF OF 0'-0" AMSL.
5. NOT ALL UNDERGROUND & ABOVE GROUND UTILITIES & EQUIPMENT ARE SHOWN IN THESE DRAWINGS.
6. NOT ALL PROJECT ITEMS ARE SHOWN IN THESE DRAWINGS. ITEMS SHOWN ARE FOR GRAPHIC PURPOSES AND SHALL BE VERIFIED WITH THE APPROPRIATE DISCIPLINE'S
DOCUMENTS FOR ADDITIONAL DETAILED INFORMATION. CONTRACTOR TO COORDINATE ALL PROJECT ITEMS.
7. REFER TO WALL, FLOOR, AND CEILING TYPES FOR INSULATION R-VALUES.
8. THIS PROJECT SHALL COMPLY WITH THE CITY OF CARLSBAD LIGHTING ORDINANCE.
9. REFER TO STRUCTURAL DRAWINGS FOR ADDITIONAL INFORMATION.
10. REFER TO MECHANICAL AND ELECTRICAL DRAWINGS FOR ADDITIONAL INFORMATION.
11. ALL ROOFING TO BE CLASS 'A' FIRE RATED.
12.SEE FLOOR PLANS FOR LOACTION OF 2 HOUR RATED SHAFT FOR DAS SYSTEM
13. IN BUILDINGS REQUIRED TO HAVE STANDPIPES, NOT LESS THAN ONE STANDPIPE SHALL BE PROVIDED FOR USE DURING CONSTRUCTION. STANDPIPES SHALL BE REVIEWED
AND APPROVED PRIOR TO INSTALLATION.
14. PENETRATIONS OF FIRE RESISTIVE WALLS, FLOORS, CEILINGS AND ROOF CEILINGS SHALL BE PROTECTED AS REQUIRED IN CBC SECTION 714.
GENERAL NOTES KEYNOTE LEGEND REFERENCE NOTES LEGEND
1. REFER TO A100 SERIES FOR OVERALL PLANS/ SLAB EDGE PLANS / RCPS
2. REFER TO A200 SERIES SHEETS FOR ELEVATIONS
3. REFER TO A300 SERIES SHEETS FOR SECTIONS
4. REFER TO A400 SERIES SHEETS FOR ENLARGED FLOOR PLANS AND
ENLARGED BATHROOM AND KITCHEN TYPES WITH CORRESPONDING
INTERIOR ELEVATIONS.
5. REFER TO A500 SERIES SHEETS FOR STAIR AND ELEVATOR INFORMATION.
6. REFER TO WALL, FLOOR, AND CEILING TYPES FOR INSULATION R-VALUES.
LANDSCAPE / PLANTER AREA
BUILT IN SEATING / BAR COUNTER
2-HR FIRE RATING
OUTLINE OF STRUCTURE ABOVE
VISIBILITY TRIANGLE - PLANTING < 30" & TREES PRUNED TO =>6'-0"
T
CI
DAALT
A
T
T
S
F CA IOL F OE
1-31-27
NO. C 24394 ANI
R
E
ECI
R
S
E D AS
ACRL
N HEL
C
E
T
F
A
IH
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
As indicated
LEVEL 2 -
FLOOR PLAN
A-102
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
3/32" = 1'-0"1 LEVEL 2
03.03 CONCRETE SLAB ON GRADE WITH GROUND POLISHED STAINED
AND SEALED FINISH
03.07 CIP CONCRETE WALLS WITH FORMILINER FINISH.
03.11 CONCRETE COLUMN WITH CONCRETE FINISHING SYSTEM, REF.
STRUCTURAL
05.3 GR-03 - METAL GUARDRAILS WITH S.S. CABLES
05.7 STR-1 - EXPOSED STRUCTURAL STEEL STAIR PAINTED,PT-5
FINISH
05.17 DECORATIVE FORMED METAL PANEL 01
05.33 ALUMINUM BATTEN SYSTEM - PREFINISHED WOOD LOOK
07.17 PEDESTAL PAVER SYSTEM
08.1 ALUM. STOREFRONT WINDOW SYSTEM; REF. SCHED.
32.3 PLANTING AREA - REF LANDSCAPE
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 178 of 206
30" R(L)RSINK
W/D
A-202
2
A-
2
0
1
1
A-202
1
A-
2
0
1
2
C
B.1 B.1
C.1 C.1
D.1 D.1
E.1 E.1
D E FBA G
2
A-302
2
A-301
1
A-302
1
A-304
2
A-303
1
A-303
F.1 F.1
7' - 8"
3'
-
1
"
3'
-
1
1
"
1'
-
6
"
302 SF
RESTROOM
303
AMBULATORY STALL (1) (REQUIRED PER 11B-213.3.1.2)
WHEEL CHAIR STALL (1)( REQUIRED PER 11B-213.3.1)
908 SF
BRIDAL SUITE
305
SHAFT
159 SF
VESTIBULE
302
18' - 0"30' - 0"25' - 0"30' - 0"25' - 0"22' - 0"
150' - 0"
22' - 0"
30' - 0"
25' - 0"
30' - 0"
25' - 0"
18' - 0"
150' - 0"
G.1 G.1
A.1 A.1
140 SF
BAR BOH
307
365 SF
RESAURANT / BAR BOH
300
5' - 0"
59.50°
SHAFT
POOL TABLE
07.17
05.17
03.07
32.3
32.3
06.23
05.17 05.7 05.303.07
05.33
05.23
32.3
05.7
05.3
07.17
08.1
05.33
32.3
07.17
05.17
OUTLINE OF TRELLIS ABOVE (>50% OPEN)
05.23
EXTERIOR LOBBY
4' - 11"
3' - 4"
4' - 4 "
5'
-
10"
5 ' - 4 "
5' - 8
"
1
8' - 4
"
8' - 4 "
5' - 0"
5' - 0"
1.NOTES ON THIS SHEET ARE AN ACCUMULATION OF ITEMS ON THE PLANS, ELEVATIONS, & SECTIONS PLAN SHEETS, NOT ALL ITEMS ARE FOUND ON EACH SHEET.
2.DIMENSIONS SHOWN ARE TYPICAL OF THIS SHEET ONLY, UNLESS NOTED OTHERWISE.
3.WOOD OR METAL STUD WALLS ARE DIMENSIONED TO FACE OF STUD. CONCRETE, CMU AND STEEL ARE MEASURED TO CENTERLINE OF ELEMENT UNLESS OTHERWISE NOTED
4.FINISHED FLOOR ELEVATION CALL-OUTS ARE BASED OFF OF 0'-0" AMSL.
5.NOT ALL UNDERGROUND & ABOVE GROUND UTILITIES & EQUIPMENT ARE SHOWN IN THESE DRAWINGS.
6.NOT ALL PROJECT ITEMS ARE SHOWN IN THESE DRAWINGS. ITEMS SHOWN ARE FOR GRAPHIC PURPOSES AND SHALL BE VERIFIED WITH THE APPROPRIATE DISCIPLINE'S
DOCUMENTS FOR ADDITIONAL DETAILED INFORMATION. CONTRACTOR TO COORDINATE ALL PROJECT ITEMS.
7.REFER TO WALL, FLOOR, AND CEILING TYPES FOR INSULATION R-VALUES.
8.THIS PROJECT SHALL COMPLY WITH THE CITY OF CARLSBAD LIGHTING ORDINANCE.
9.REFER TO STRUCTURAL DRAWINGS FOR ADDITIONAL INFORMATION.
10.REFER TO MECHANICAL AND ELECTRICAL DRAWINGS FOR ADDITIONAL INFORMATION.
11.ALL ROOFING TO BE CLASS 'A' FIRE RATED.
12.SEE FLOOR PLANS FOR LOACTION OF 2 HOUR RATED SHAFT FOR DAS SYSTEM
13.IN BUILDINGS REQUIRED TO HAVE STANDPIPES, NOT LESS THAN ONE STANDPIPE SHALL BE PROVIDED FOR USE DURING CONSTRUCTION. STANDPIPES SHALL BE REVIEWED
AND APPROVED PRIOR TO INSTALLATION.
14. PENETRATIONS OF FIRE RESISTIVE WALLS, FLOORS, CEILINGS AND ROOF CEILINGS SHALL BE PROTECTED AS REQUIRED IN CBC SECTION 714.
GENERAL NOTES KEYNOTE LEGEND REFERENCE NOTES LEGEND
1.REFER TO A100 SERIES FOR OVERALL PLANS/ SLAB EDGE PLANS / RCPS
2.REFER TO A200 SERIES SHEETS FOR ELEVATIONS
3.REFER TO A300 SERIES SHEETS FOR SECTIONS
4.REFER TO A400 SERIES SHEETS FOR ENLARGED FLOOR PLANS AND
ENLARGED BATHROOM AND KITCHEN TYPES WITH CORRESPONDING
INTERIOR ELEVATIONS.
5.REFER TO A500 SERIES SHEETS FOR STAIR AND ELEVATOR INFORMATION.
6.REFER TO WALL, FLOOR, AND CEILING TYPES FOR INSULATION R-VALUES.
LANDSCAPE / PLANTER AREA
BUILT IN SEATING / BAR COUNTER
2-HR FIRE RATING
OUTLINE OF STRUCTURE ABOVE
VISIBILITY TRIANGLE - PLANTING < 30" & TREES PRUNED TO =>6'-0"
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REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
As indicated
LEVEL 3 -
FLOOR PLAN
A-103
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
3/32" = 1'-0"1 LEVEL 3
03.07 CIP CONCRETE WALLS WITH FORMILINER FINISH.
05.3 GR-03 - METAL GUARDRAILS WITH S.S. CABLES
05.7 STR-1 - EXPOSED STRUCTURAL STEEL STAIR PAINTED,PT-5
FINISH
05.17 DECORATIVE FORMED METAL PANEL 01
05.23 EXPOSED STRUCTURAL STEEL,AESS LEVEL 3 WITH HIGH
PERFORMANCE COATING
05.33 ALUMINUM BATTEN SYSTEM - PREFINISHED WOOD LOOK
06.23 BUILT IN WOOD BENCH SEATING
07.17 PEDESTAL PAVER SYSTEM
08.1 ALUM. STOREFRONT WINDOW SYSTEM; REF. SCHED.
32.3 PLANTING AREA - REF LANDSCAPE
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 179 of 206
C
B.1
C.1
D.1
E.1
D E FBA G
2
A-302
2
A-301
1
A-302
1A-3041A-303
F.1
G.1
A.1
ELEVATOR OVERRUN
22' - 4"
10' - 4"
107' - 0"
99' - 6"
TRELLIS AT LEVEL 3 (IN SAME PLANE WITH ROOF)GREATER THAN 50% OPEN
ROOF ACCESS HATCH AND CLEARANCE
18' - 0"30' - 0"25' - 0"30' - 0"25' - 0"22' - 0"
150' - 0"
22' - 0"
30' - 0"
25' - 0"
30' - 0"
25' - 0"
18' - 0"
150' - 0"
BUILDING OUTLINE BELOW
BUILDING OUTLINE BELOW
BUILDING OUTLINE BELOW
ARCHITECTURALLY INTEGRATED ROOF PARAPET
ARCHITECTURALLY INTEGRATED ROOF PARAPET
ROOF EDGE
SOLAR PANELS
RESTAURANT KITCHEN - MAKE UP AIR UNIT
VRF - CONDENSING UNIT
EVENT KITCHEN - MAKE UP AIR UNIT
VRF - CONDENSING UNIT
36"
3 6 "
36"
36"
3 6 "42"
5' - 0"
6' - 0"
8' - 0"
5' - 0"
SOLAR PANELS
SOLAR PANELS
104.50
107.00
104.50
104.50
90.00°
104.50
104.50
2' - 9 7/8"
20' - 0 7/8"
5' - 2"
2' - 1 3/4"
2' - 9 7/8"
59.50°
90.
00°
90.00°
8' - 4"
5' - 3 7/8"
1. NOTES ON THIS SHEET ARE AN ACCUMULATION OF ITEMS ON THE PLANS, ELEVATIONS, & SECTIONS PLAN SHEETS, NOT ALL ITEMS ARE FOUND ON EACH SHEET.
2. DIMENSIONS SHOWN ARE TYPICAL OF THIS SHEET ONLY, UNLESS NOTED OTHERWISE.
3. WOOD OR METAL STUD WALLS ARE DIMENSIONED TO FACE OF STUD. CONCRETE, CMU AND STEEL ARE MEASURED TO CENTERLINE OF ELEMENT UNLESS OTHERWISE NOTED
4. FINISHED FLOOR ELEVATION CALL-OUTS ARE BASED OFF OF 0'-0" AMSL.
5. NOT ALL UNDERGROUND & ABOVE GROUND UTILITIES & EQUIPMENT ARE SHOWN IN THESE DRAWINGS.
6. NOT ALL PROJECT ITEMS ARE SHOWN IN THESE DRAWINGS. ITEMS SHOWN ARE FOR GRAPHIC PURPOSES AND SHALL BE VERIFIED WITH THE APPROPRIATE DISCIPLINE'S
DOCUMENTS FOR ADDITIONAL DETAILED INFORMATION. CONTRACTOR TO COORDINATE ALL PROJECT ITEMS.
7. REFER TO WALL, FLOOR, AND CEILING TYPES FOR INSULATION R-VALUES.
8. THIS PROJECT SHALL COMPLY WITH THE CITY OF CARLSBAD LIGHTING ORDINANCE.
9. REFER TO STRUCTURAL DRAWINGS FOR ADDITIONAL INFORMATION.
10. REFER TO MECHANICAL AND ELECTRICAL DRAWINGS FOR ADDITIONAL INFORMATION.
11. ALL ROOFING TO BE CLASS 'A' FIRE RATED.
12.SEE FLOOR PLANS FOR LOACTION OF 2 HOUR RATED SHAFT FOR DAS SYSTEM
13. IN BUILDINGS REQUIRED TO HAVE STANDPIPES, NOT LESS THAN ONE STANDPIPE SHALL BE PROVIDED FOR USE DURING CONSTRUCTION. STANDPIPES SHALL BE REVIEWED
AND APPROVED PRIOR TO INSTALLATION.
14. PENETRATIONS OF FIRE RESISTIVE WALLS, FLOORS, CEILINGS AND ROOF CEILINGS SHALL BE PROTECTED AS REQUIRED IN CBC SECTION 714.
GENERAL NOTES KEYNOTE LEGEND REFERENCE NOTES LEGEND
1. REFER TO A100 SERIES FOR OVERALL PLANS/ SLAB EDGE PLANS / RCPS
2. REFER TO A200 SERIES SHEETS FOR ELEVATIONS
3. REFER TO A300 SERIES SHEETS FOR SECTIONS
4. REFER TO A400 SERIES SHEETS FOR ENLARGED FLOOR PLANS AND
ENLARGED BATHROOM AND KITCHEN TYPES WITH CORRESPONDING
INTERIOR ELEVATIONS.
5. REFER TO A500 SERIES SHEETS FOR STAIR AND ELEVATOR INFORMATION.
6. REFER TO WALL, FLOOR, AND CEILING TYPES FOR INSULATION R-VALUES.
LANDSCAPE / PLANTER AREA
BUILT IN SEATING / BAR COUNTER
2-HR FIRE RATING
OUTLINE OF STRUCTURE ABOVE
VISIBILITY TRIANGLE - PLANTING < 30" & TREES PRUNED TO =>6'-0"
T
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ACRL
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C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
As indicated
ROOF PLAN
A-104
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
3/32" = 1'-0"1 ROOF LEVEL
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 180 of 206
B.1C.1D.1E.1
2A-302
LEVEL 1
56' -0"
LEVEL 2
72' -8"
LEVEL 3
88' -0"
ROOF LEVEL
98' -6"
2
A-301
ELEVATOR PIT
52' -0"
1
A-302
F.1G.1 A.1
1' - 0"
10' - 6"
15' - 4"
16' - 8"
43' - 6"
18' - 0"25' - 0"30' - 0"25' - 0"30' - 0"22' - 0"
150' - 0"
107' - 0"
104' - 6"
ARCHITECTURALLY INTEGRATED ROOF PARAPET
ARCHITECTURALLY INTEGRATED ELEVATOR OVER RUN PER
ALLOWED MAX. 10 FEET ABOVE MAX BUILDING HEIGHT.
REFER TO NOTES BELOW FROM VB MASTER PLAN SECTION
(2.6.2 - AREA WIDE PLACEMENT AND ORIENTATION)
ARCHITECTURALLY INTEGRATED ROOF PARAPET
03.0709.9
05.23
05.10
05.305.10
03.07
03.07
05.33
05.33
05.33
05.10
05.29
08.3
104' - 6"
05.33
03.07
05.17
03.07
08.3
05.29
05.33
5' - 0"
05.33
14' - 11 1/4"
8' - 5 1/4"
24' - 1 3/4"
PR
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3' - 6"
3' - 6"
8"
5' - 0"
1' - 0"
10.2510.2510.25
3' - 4"14.1
B.1 C.1 D.1 E.1
2
A-302
LEVEL 1
56' -0"
LEVEL 2
72' -8"
LEVEL 3
88' -0"
ROOF LEVEL
98' -6"
2A-301
ELEVATOR PIT
52' -0"
1A-302
F.1 G.1A.1
1' - 0"
10' - 6"
15' - 4"
16' - 8"
43' - 6"
22' - 0"30' - 0"25' - 0"30' - 0"25' - 0"18' - 0"
150' - 0"
14' - 11 1/4"
32' - 8 3/8"
21' - 8"8"ARCHITECTURALLY INTEGRATED ROOF PARAPET
ARCHITECTURALLY INTEGRATED ELEVATOR OVER RUN PER
ALLOWED MAX. 10 FEET ABOVE MAX BUILDING HEIGHT.
REFER TO NOTES BELOW FROM VB MASTER PLAN SECTION
(2.6.2 - AREA WIDE PLACEMENT AND ORIENTATION)
ARCHITECTURALLY INTEGRATED ROOF PARAPET09.9
05.10
08.1
03.11
03.08 03.08 03.08
104' - 6"
05.1008.3 05.3
5' - 0"
107' - 0"
08.4
05.23
26.9
05.33
09.10 09.10
03.11
05.33
05.33
05.29
PR
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3' - 6"
3' - 6"10' - 6"
15' - 4"
16' - 8"
104' - 6"
91' - 6"
76' - 2"
GENERAL NOTES:KEYNOTES EXTERIOR MATERIAL LEGEND
CEMENT PLASTER CONTROL JOINTCJ
CONCRETE REVEAL
EXTERIOR LOUVER
CR
1. FLOOR LEVEL CALLOUT ELEVATIONS INDICATE FINISH FLOOR LEVELS AT THE LEVEL 1 CORNER RESAURANT, LEVEL 2-3 EVENT SPACES, TYPICAL. LEVEL 4 - ROOF CALLOUT INDICATE HEIGHT OF TOP OF STRUCTURAL SYSTEM. REFER TO FLOOR AND ROOF TYPES ON SHEETS A-XXX, A-XXX, & A-XXX FOR SYSTEM COMPONENTS AND ANY REQUIRMENTS ASSOCIATED WITH THE FIRE RATINGS. REFER TO BALCONY DETAILS, COMMON DETAILS AND APPLICABLE DOOR THRESHOLD DETAILS FOR OFFSET OF STRUCTURE AND TRANSITION FOR INTERIOR TO EXTERIOR.2. KEYNOTES ON THESE SHEETS ARE AN ACCUMULATION OF ITEMS ON THE PLANS, SECTIONS & ELEVATIONS SHEETS, NOT ALL ITEMS ARE FOUND ON EACH SHT.3. DIMENSIONS SHOWN ARE TYPICAL OF THIS SHEET ONLY, UNLESS NOTED OTHERWISE.4. REFER TO ARCHITECTURAL SHEET A630 SHEETS FOR TYPICAL EXTERIOR DETAILS
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REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
As indicated
BUILDING
ELEVATIONS
A-201
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
3/32" = 1'-0"1 EAST ELEVATION
3/32" = 1'-0"2 WEST ELEVATION
03.07 CIP CONCRETE WALLS WITH FORMILINER FINISH.
03.08 CIP CONCRETE WALLS WITH CONCRETE FINISHING
SYSTEM
03.11 CONCRETE COLUMN WITH CONCRETE FINISHING
SYSTEM, REF. STRUCTURAL
05.3 GR-03 - METAL GUARDRAILS WITH S.S. CABLES
05.10 AW-03 - METAL TRELLIS WITH HPC AT STEEL AND
PREFINISHED ALUMINUM INFILL
05.17 DECORATIVE FORMED METAL PANEL 01
05.23 EXPOSED STRUCTURAL STEEL,AESS LEVEL 3 WITH
HIGH PERFORMANCE COATING
05.29 ACM PANEL
05.33 ALUMINUM BATTEN SYSTEM - PREFINISHED WOOD
LOOK
08.1 ALUM. STOREFRONT WINDOW SYSTEM; REF. SCHED.
08.3 ALUM. STOREFRONT DOOR SYSTEM; REF. SCHED.
08.4 DOOR SYSTEM; REF. SCHED.
09.9 CEMENT PLASTER; COLOR 01
09.10 CEMENT PLASTER; COLOR 02
10.25 EXTERIOR BUILDING SIGNAGE WITH INTEGRATED
LIGHTING
14.1 ELEVATORS - TWO IN ONE HOISTWAY
26.9 TRANSFORMER - REF. ELECT.
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 181 of 206
CDEF B AG
LEVEL 1
56' -0"
LEVEL 2
72' -8"
LEVEL 3
88' -0"
ROOF LEVEL
98' -6"
ELEVATOR PIT
52' -0"
1
A-304
2
A-303
1
A-303
4' - 0"
16' - 8"
15' - 4"
10' - 6"
1' - 0"
43' - 6"
22' - 0"25' - 0"30' - 0"25' - 0"30' - 0"18' - 0"
150' - 0"
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03.07
05.17
05.33
03.11
05.29
03.07
05.10
05.23
05.33
09.9
8' - 10 3/8"1' - 5 5/8"
05.3 107' - 0"
26.9
03.11
05.17
05.29
05.2305.10
5' - 0"
26.9
EXISTING TRANSFORMER TO
BE PROTECTED IN PLACE
32.3
C D E FBA G
LEVEL 1
56' -0"
LEVEL 2
72' -8"
LEVEL 3
88' -0"
ROOF LEVEL
98' -6"
ELEVATOR PIT
52' -0"
1A-304
2A-303
1
A-303
1' - 0"
10' - 6"
15' - 4"
16' - 8"
4' - 0"
42' - 6"
22' - 0"25' - 0"30' - 0"25' - 0"30' - 0"18' - 0"
150' - 0"
5' - 0"
ARCHITECTURALLY INTEGRATED ROOF PARAPET
ARCHITECTURALLY INTEGRATED ELEVATOR OVER RUN PER
ALLOWED MAX. 10 FEET ABOVE MAX BUILDING HEIGHT.
REFER TO NOTES BELOW FROM VB MASTER PLAN SECTION
(2.6.2 - AREA WIDE PLACEMENT AND ORIENTATION)
104' - 6"
107' - 0"104' - 6"
1' - 0"
05.10
05.17
26.9
03.11
03.07
05.23
09.9
03.11
05.17
03.07
05.33
03.07
05.3
05.33
05.10
09.905.3
8' - 10 3/8"
1' - 5 5/8"
14' - 0 1/8"
05.3303.11
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CARLSBAD BLVDPROW
GENERAL NOTES:KEYNOTES EXTERIOR MATERIAL LEGEND
CEMENT PLASTER CONTROL JOINTCJ
CONCRETE REVEAL
EXTERIOR LOUVER
CR
1. FLOOR LEVEL CALLOUT ELEVATIONS INDICATE FINISH FLOOR LEVELS AT THE LEVEL 1 CORNER RESAURANT, LEVEL 2-3 EVENT SPACES, TYPICAL. LEVEL 4 - ROOF CALLOUT INDICATE HEIGHT OF TOP OF STRUCTURAL SYSTEM. REFER TO FLOOR AND ROOF TYPES ON SHEETS A-XXX, A-XXX, & A-XXX FOR SYSTEM COMPONENTS AND ANY REQUIRMENTS ASSOCIATED WITH THE FIRE RATINGS. REFER TO BALCONY DETAILS, COMMON DETAILS AND APPLICABLE DOOR THRESHOLD DETAILS FOR OFFSET OF STRUCTURE AND TRANSITION FOR INTERIOR TO EXTERIOR.2. KEYNOTES ON THESE SHEETS ARE AN ACCUMULATION OF ITEMS ON THE PLANS, SECTIONS & ELEVATIONS SHEETS, NOT ALL ITEMS ARE FOUND ON EACH SHT.3. DIMENSIONS SHOWN ARE TYPICAL OF THIS SHEET ONLY, UNLESS NOTED OTHERWISE.4. REFER TO ARCHITECTURAL SHEET A630 SHEETS FOR TYPICAL EXTERIOR DETAILS
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REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
As indicated
BUILDING
ELEVATIONS
A-202
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
3/32" = 1'-0"1 NORTH ELEVATION
3/32" = 1'-0"2 SOUTH ELEVATION
03.07 CIP CONCRETE WALLS WITH FORMILINER FINISH.
03.11 CONCRETE COLUMN WITH CONCRETE FINISHING
SYSTEM, REF. STRUCTURAL
05.3 GR-03 - METAL GUARDRAILS WITH S.S. CABLES
05.10 AW-03 - METAL TRELLIS WITH HPC AT STEEL AND
PREFINISHED ALUMINUM INFILL
05.17 DECORATIVE FORMED METAL PANEL 01
05.23 EXPOSED STRUCTURAL STEEL,AESS LEVEL 3 WITH
HIGH PERFORMANCE COATING
05.29 ACM PANEL
05.33 ALUMINUM BATTEN SYSTEM - PREFINISHED WOOD
LOOK
09.9 CEMENT PLASTER; COLOR 01
26.9 TRANSFORMER - REF. ELECT.
32.3 PLANTING AREA - REF LANDSCAPE
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 182 of 206
C D E FBA G
LEVEL 1
56' -0"
LEVEL 2
72' -8"
LEVEL 3
88' -0"
ROOF LEVEL
98' -6"
ELEVATOR PIT
52' -0"
10' - 6"
15' - 4"
16' - 8"
4' - 0"
42' - 6"
1
A-304
2
A-303
1
A-303
22' - 0"25' - 0"30' - 0"25' - 0"30' - 0"18' - 0"
150' - 0"
1,321 SF
RETAIL (C)
118
183 SF
RETAIL (C) BOH
117
208 SF
TRASH ROOM (A)
116
950 SF
EVENT RESTROOMS
205
908 SF
BRIDAL SUITE
305
03.07 05.1005.23 09.9
03.11
05.17
03.06
05.17
03.07
03.07
05.10
05.33
05.33
107' - 0"
1' - 5 5/8"
8' - 10 3/8"
09.9
26.805.3
26.9
ARCHITECTURALLY INTEGRATED ROOF PARAPET
ARCHITECTURALLY INTEGRATED ELEVATOR OVER RUN PER
ALLOWED MAX. 10 FEET ABOVE MAX BUILDING HEIGHT.
REFER TO NOTES BELOW FROM VB MASTER PLAN SECTION
(2.6.2 - AREA WIDE PLACEMENT AND ORIENTATION)
09.9
91' - 6"
05.3
05.33
03.11
5' - 0"
1' - 0"
104' - 6"
32.3
32.6
C D E FBA G
LEVEL 1
56' -0"
LEVEL 2
72' -8"
LEVEL 3
88' -0"
ROOF LEVEL
98' -6"
ELEVATOR PIT
52' -0"
10' - 6"
15' - 4"
16' - 8"
4' - 0"
43' - 6"
1
A-3042A-303
1
A-303
1' - 0"
10' - 6"
2' - 0"
13' - 4"
1' - 8"
15' - 0"
22' - 0"25' - 0"30' - 0"25' - 0"30' - 0"18' - 0"
150' - 0"
5' - 0"
56' - 0"
117 SF
VESTIBULE
203
159 SF
VESTIBULE
302
107' - 0"
8' - 10 3/8"1' - 5 5/8"
05.10
05.23
09.905.1005.23
26.9
03.11
03.07
03.07
05.3
03.06
05.33
ARCHITECTURALLY INTEGRATED ROOF PARAPET
ARCHITECTURALLY INTEGRATED ELEVATOR OVER RUN PER
ALLOWED MAX. 10 FEET ABOVE MAX BUILDING HEIGHT.
REFER TO NOTES BELOW FROM VB MASTER PLAN SECTION
(2.6.2 - AREA WIDE PLACEMENT AND ORIENTATION)
2' - 9 7/8"7' - 0 1/8"
1' - 0"
3' - 6"
91' - 6"
99' - 6"
104' - 6"
03.06 03.1103.11 09.9
5' - 0"
4,231 SF
EVENT SPACE
200
449 SF
BOH CORRIDOR
105
05.7
1.FLOOR LEVEL CALLOUT ELEVATIONS INDICATE FINISH FLOOR LEVELS AT THE LEVEL 1
RESTRAURANT, LEVEL 2 EVENT SPACES AND LEVEL 3 EVENT SPACES, TYPICAL. ROOF
LEVEL CALLOUT INDICATE HEIGHT OF BOTTOM OF STRUCTURAL SHEATHING, ROOF
FINISH SURFACE SITS 1 FOOT HIGHER THAN THAN ROOF LEVEL INDICATED.
2.KEYNOTES ON THESE SHEETS ARE AN ACCUMULATION OF ITEMS ON THE PLANS,
SECTIONS & ELEVATIONS SHEETS, NOT ALL ITEMS ARE FOUND ON EACH SHEET.
3.DIMENSIONS SHOWN ARE TYPICAL OF THIS SHEET ONLY, UNLESS NOTED OTHERWISE.
GENERAL NOTES:KEYNOTES BUILDING HEIGHTS AND GRADES KEYPLAN
1. PER THE VILLAGE BARRIO MASTER PLAN, THE MAXIMUM ALLOWABLE HEIGHT FOR
THIS PROJECT IS 45 FEET WITH A MAXIMUM ALLOWABLE NUMBER OF (4) STORIES.
2. REFER TO SHEET GN-107 FOR REFERENCES AND DRAWINGS INDICATING
ALLOWABLE BUILDING HEIGHTS AND GRADES.
3. PER THE VILLAGE BARRIO MASTER PLAN, THE MINMUM GROUND FLOOR WALL
PLATE HEIGHT IS 14'-0" ALONG CARLSBAD BOULEVARD. THIS IS MEASURED FROM
FINISH FLOOR AT LEVEL 1 TO THE UNDERSIDE OF THE LEVEL 2 FLOOR PLATE.
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REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
As indicated
BUILDING
SECTIONS
A-301
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
3/32" = 1'-0"1 SECTION A - NORTH FACING AT RETAIL B
3/32" = 1'-0"2 SECTION B - NORTH FACING AT LEVEL 2 EVENT SPACE
03.06 CONCRETE SLAB WITH CONCRETE FINISHING SYSTEM, REF.
STRUCTURAL
03.07 CIP CONCRETE WALLS WITH FORMILINER FINISH.
03.11 CONCRETE COLUMN WITH CONCRETE FINISHING SYSTEM,
REF. STRUCTURAL
05.3 GR-03 - METAL GUARDRAILS WITH S.S. CABLES
05.7 STR-1 - EXPOSED STRUCTURAL STEEL STAIR PAINTED,PT-5
FINISH
05.10 AW-03 - METAL TRELLIS WITH HPC AT STEEL AND
PREFINISHED ALUMINUM INFILL
05.17 DECORATIVE FORMED METAL PANEL 01
05.23 EXPOSED STRUCTURAL STEEL,AESS LEVEL 3 WITH HIGH
PERFORMANCE COATING
05.33 ALUMINUM BATTEN SYSTEM - PREFINISHED WOOD LOOK
09.9 CEMENT PLASTER; COLOR 01
26.8 SOLAR PHOTOVOLTAIC PANELS
26.9 TRANSFORMER - REF. ELECT.
32.3 PLANTING AREA - REF LANDSCAPE
32.6 BIKE RACKS
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 183 of 206
C D E FBA G
LEVEL 1
56' -0"
LEVEL 2
72' -8"
LEVEL 3
88' -0"
ROOF LEVEL
98' -6"
ELEVATOR PIT
52' -0"
10' - 6"
15' - 4"
16' - 8"
4' - 0"
42' - 6"
1
A-3042A-3031A-303
22' - 0"25' - 0"30' - 0"25' - 0"30' - 0"18' - 0"
150' - 0"
EXTERIOR LOBBY
1' - 0"
1' - 0"
10' - 6"
15' - 4"
1' - 8"
15' - 0"
104' - 6"
107' - 0"
104' - 6"
99' - 6"
1' - 0"
5' - 0"
8' - 10 3/8"
1' - 5 5/8"
7' - 0 1/8" 2' - 9 7/8"
05.33
03.07
05.3
03.07
03.06
05.3
05.33
08.3
05.33
05.23
05.10
09.9
09.9 09.9
26.9
03.11
05.17
03.07 03.08
ARCHITECTURALLY INTEGRATED ROOF PARAPET
ARCHITECTURALLY INTEGRATED ELEVATOR OVER RUN PER
ALLOWED MAX. 10 FEET ABOVE MAX BUILDING HEIGHT.
REFER TO NOTES BELOW FROM VB MASTER PLAN SECTION
(2.6.2 - AREA WIDE PLACEMENT AND ORIENTATION)
32.3
32.3 10.40
198 SF
STAFF OFFICE
202
365 SF
RESAURANT / BAR BOH
300
159 SF
VESTIBULE
302
70 SF
ELEV. MACH.
109
91 SF
MPOE
108
517 SF
EVENT STORAGE
113
4,231 SF
EVENT SPACE
200
05.1005.23
C D E FBA G
LEVEL 1
56' -0"
LEVEL 2
72' -8"
LEVEL 3
88' -0"
ROOF LEVEL
98' -6"
42' - 6"
ELEVATOR PIT
52' -0"
10' - 6"
15' - 4"
16' - 8"
4' - 0"
1
A-304
2
A-303
1
A-303
22' - 0"25' - 0"30' - 0"25' - 0"30' - 0"18' - 0"
150' - 0"
1' - 0"
10' - 6"
15' - 4"
16' - 8"
7 7/8"25' - 0"30' - 0"18' - 3 3/8"
1' - 0"
99' - 6"
91' - 6"
26.9
03.11
05.17
05.1005.23
03.07
05.17
03.06
03.08
03.06
05.3
4,231 SF
EVENT SPACE
200
91 SF
MENS RR
103 1,760 SF
RESTAURANT - RETAIL (A)
101
4,231 SF
EVENT SPACE
200
32.3
32.3 32.3
05.33
56' - 0"56' - 0"
1. FLOOR LEVEL CALLOUT ELEVATIONS INDICATE FINISH FLOOR LEVELS AT THE LEVEL 1
RESTRAURANT, LEVEL 2 EVENT SPACES AND LEVEL 3 EVENT SPACES, TYPICAL. ROOF
LEVEL CALLOUT INDICATE HEIGHT OF BOTTOM OF STRUCTURAL SHEATHING, ROOF
FINISH SURFACE SITS 1 FOOT HIGHER THAN THAN ROOF LEVEL INDICATED.
2. KEYNOTES ON THESE SHEETS ARE AN ACCUMULATION OF ITEMS ON THE PLANS,
SECTIONS & ELEVATIONS SHEETS, NOT ALL ITEMS ARE FOUND ON EACH SHEET.
3. DIMENSIONS SHOWN ARE TYPICAL OF THIS SHEET ONLY, UNLESS NOTED OTHERWISE.
GENERAL NOTES:KEYNOTES BUILDING HEIGHTS AND GRADES KEYPLAN
1. PER THE VILLAGE BARRIO MASTER PLAN, THE MAXIMUM ALLOWABLE HEIGHT FOR
THIS PROJECT IS 45 FEET WITH A MAXIMUM ALLOWABLE NUMBER OF (4) STORIES.
2. REFER TO SHEET GN-107 FOR REFERENCES AND DRAWINGS INDICATING
ALLOWABLE BUILDING HEIGHTS AND GRADES.
3. PER THE VILLAGE BARRIO MASTER PLAN, THE MINMUM GROUND FLOOR WALL
PLATE HEIGHT IS 14'-0" ALONG CARLSBAD BOULEVARD. THIS IS MEASURED FROM
FINISH FLOOR AT LEVEL 1 TO THE UNDERSIDE OF THE LEVEL 2 FLOOR PLATE.
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REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
As indicated
BUILDING
SECTIONS
A-302
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
3/32" = 1'-0"1 SECTION C - NORTH FACING AT EVENT SPACE
3/32" = 1'-0"2 SECTION D - NORTH FACING AT EVENT SPACE / RESTAURANT
03.06 CONCRETE SLAB WITH CONCRETE FINISHING SYSTEM, REF.
STRUCTURAL
03.07 CIP CONCRETE WALLS WITH FORMILINER FINISH.
03.08 CIP CONCRETE WALLS WITH CONCRETE FINISHING SYSTEM
03.11 CONCRETE COLUMN WITH CONCRETE FINISHING SYSTEM,
REF. STRUCTURAL
05.3 GR-03 - METAL GUARDRAILS WITH S.S. CABLES
05.10 AW-03 - METAL TRELLIS WITH HPC AT STEEL AND
PREFINISHED ALUMINUM INFILL
05.17 DECORATIVE FORMED METAL PANEL 01
05.23 EXPOSED STRUCTURAL STEEL,AESS LEVEL 3 WITH HIGH
PERFORMANCE COATING
05.33 ALUMINUM BATTEN SYSTEM - PREFINISHED WOOD LOOK
08.3 ALUM. STOREFRONT DOOR SYSTEM; REF. SCHED.
09.9 CEMENT PLASTER; COLOR 01
10.40 ROOF ACCESS LADDER & HATCH
26.9 TRANSFORMER - REF. ELECT.
32.3 PLANTING AREA - REF LANDSCAPE
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 184 of 206
B.1 C.1 D.1 E.1
2A-302
LEVEL 1
56' -0"
LEVEL 2
72' -8"
LEVEL 3
88' -0"
ROOF LEVEL
98' -6"
2A-301
ELEVATOR PIT
52' -0"
1A-302
F.1
10' - 6"
15' - 4"
16' - 8"
4' - 0"
42' - 6"
G.1
22' - 0"30' - 0"25' - 0"30' - 0"25' - 0"18' - 0"
150' - 0"
A.1
91' - 6"
76' - 2"
3' - 6"
3' - 6"
1' - 0"
10' - 6"
15' - 4"
16' - 8"
107' - 0"
104' - 6"
91' - 6"
76' - 2"
104' - 6"
99' - 6"
1' - 0"
5' - 0"
03.06
05.33
05.7
03.11
05.17
03.07
05.10
05.23
09.9 3' - 4"8"
03.07
05.17
03.11
03.07
05.33
05.3
03.0603.11 05.33 03.07
32.3
32.3
32.3
4,231 SF
EVENT SPACE
200
B.1 C.1 D.1 E.1
2
A-302
LEVEL 1
56' -0"
LEVEL 2
72' -8"
LEVEL 3
88' -0"
ROOF LEVEL
98' -6"
2
A-301
ELEVATOR PIT
52' -0"
1
A-302
F.1
10' - 6"
15' - 4"
16' - 8"
4' - 0"
G.1
42' - 6"
22' - 0"30' - 0"25' - 0"30' - 0"25' - 0"18' - 0"
150' - 0"
A.1
1' - 0"
10' - 6"
15' - 4"
16' - 8"
3' - 6"
1' - 8"
3' - 6"
32.3
05.10
05.23
05.17
03.07
05.7
104' - 6"
107' - 0"
3' - 4"8"
09.9
76' - 2"
91' - 6"
104' - 6"
32.3
05.33
03.07
05.10
05.33
365 SF
RESAURANT / BAR BOH
300
4,231 SF
EVENT SPACE
200
198 SF
STAFF OFFICE
202
4,231 SF
EVENT SPACE
200
94 SF
RESTROOM
112
161 SF
RETAIL (B) BOH
114
898 SF
RETAIL (B)
115
649 SF
RESTAURANT - RETAIL (A) BOH
102
1,760 SF
RESTAURANT - RETAIL (A)
101
76' - 2"
91' - 6"
56' - 0"
1,321 SF
RETAIL (C)
118
449 SF
BOH CORRIDOR
105
26.8
3'
-
6
"
1.FLOOR LEVEL CALLOUT ELEVATIONS INDICATE FINISH FLOOR LEVELS AT THE LEVEL 1
RESTRAURANT, LEVEL 2 EVENT SPACES AND LEVEL 3 EVENT SPACES, TYPICAL. ROOF
LEVEL CALLOUT INDICATE HEIGHT OF BOTTOM OF STRUCTURAL SHEATHING, ROOF
FINISH SURFACE SITS 1 FOOT HIGHER THAN THAN ROOF LEVEL INDICATED.
2.KEYNOTES ON THESE SHEETS ARE AN ACCUMULATION OF ITEMS ON THE PLANS,
SECTIONS & ELEVATIONS SHEETS, NOT ALL ITEMS ARE FOUND ON EACH SHEET.
3.DIMENSIONS SHOWN ARE TYPICAL OF THIS SHEET ONLY, UNLESS NOTED OTHERWISE.
GENERAL NOTES:KEYNOTES BUILDING HEIGHTS AND GRADES KEYPLAN
1. PER THE VILLAGE BARRIO MASTER PLAN, THE MAXIMUM ALLOWABLE HEIGHT FOR
THIS PROJECT IS 45 FEET WITH A MAXIMUM ALLOWABLE NUMBER OF (4) STORIES.
2. REFER TO SHEET GN-107 FOR REFERENCES AND DRAWINGS INDICATING
ALLOWABLE BUILDING HEIGHTS AND GRADES.
3. PER THE VILLAGE BARRIO MASTER PLAN, THE MINMUM GROUND FLOOR WALL
PLATE HEIGHT IS 14'-0" ALONG CARLSBAD BOULEVARD. THIS IS MEASURED FROM
FINISH FLOOR AT LEVEL 1 TO THE UNDERSIDE OF THE LEVEL 2 FLOOR PLATE.
T
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A
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T
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F CA IOL F OE
1-31-27
NO. C 24394 ANI
R
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ECI
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E D AS
ACRL
N HEL
C
E
T
F
A
IH
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
As indicated
BUILDING
SECTIONS
A-303
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
3/32" = 1'-0"1 SECTION E - EAST FACING AT EVENT SPACE / EVENT TERRACE
3/32" = 1'-0"2 SECTION F - EAST FACING AT RESTAURANT / BAR
03.06 CONCRETE SLAB WITH CONCRETE FINISHING SYSTEM, REF.
STRUCTURAL
03.07 CIP CONCRETE WALLS WITH FORMILINER FINISH.
03.11 CONCRETE COLUMN WITH CONCRETE FINISHING SYSTEM,
REF. STRUCTURAL
05.3 GR-03 - METAL GUARDRAILS WITH S.S. CABLES
05.7 STR-1 - EXPOSED STRUCTURAL STEEL STAIR PAINTED,PT-5
FINISH
05.10 AW-03 - METAL TRELLIS WITH HPC AT STEEL AND
PREFINISHED ALUMINUM INFILL
05.17 DECORATIVE FORMED METAL PANEL 01
05.23 EXPOSED STRUCTURAL STEEL,AESS LEVEL 3 WITH HIGH
PERFORMANCE COATING
05.33 ALUMINUM BATTEN SYSTEM - PREFINISHED WOOD LOOK
09.9 CEMENT PLASTER; COLOR 01
26.8 SOLAR PHOTOVOLTAIC PANELS
32.3 PLANTING AREA - REF LANDSCAPE
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 185 of 206
B.1 C.1 D.1 E.1
2
A-302
LEVEL 1
56' -0"
LEVEL 2
72' -8"
LEVEL 3
88' -0"
ROOF LEVEL
98' -6"
2
A-301
ELEVATOR PIT
52' -0"
1
A-302
F.1
10' - 6"
15' - 4"
16' - 8"
42' - 6"
1' - 0"
10' - 6"
1' - 8"
13' - 8"
1' - 8"
15' - 0"
G.1
22' - 0"30' - 0"25' - 0"30' - 0"25' - 0"18' - 0"
150' - 0"
A.1
3' - 6"
3' - 6"
76' - 2"
91' - 6"
1' - 0"
5' - 0"
104' - 6"
4,231 SF
EVENT SPACE
200
1,760 SF
RESTAURANT - RETAIL (A)
101
302 SF
RESTROOM
303
622 SF
EVENT KITCHEN
204
898 SF
RETAIL (B)
115
1,321 SF
RETAIL (C)
118
950 SF
EVENT RESTROOMS
205
908 SF
BRIDAL SUITE
305
104' - 6"
91' - 6"
76' - 2"32.3
32.3
03.07
03.07
05.17
05.10
03.11
03.06
26.8 09.909.9 05.10 05.3305.305.3305.10
32.3
32.3
03.06
05.17
03.07
05.3
05.33
99' - 6"
635 SF
EXTERIOR LOBBY
110
1. FLOOR LEVEL CALLOUT ELEVATIONS INDICATE FINISH FLOOR LEVELS AT THE LEVEL 1
RESTRAURANT, LEVEL 2 EVENT SPACES AND LEVEL 3 EVENT SPACES, TYPICAL. ROOF
LEVEL CALLOUT INDICATE HEIGHT OF BOTTOM OF STRUCTURAL SHEATHING, ROOF
FINISH SURFACE SITS 1 FOOT HIGHER THAN THAN ROOF LEVEL INDICATED.
2. KEYNOTES ON THESE SHEETS ARE AN ACCUMULATION OF ITEMS ON THE PLANS,
SECTIONS & ELEVATIONS SHEETS, NOT ALL ITEMS ARE FOUND ON EACH SHEET.
3. DIMENSIONS SHOWN ARE TYPICAL OF THIS SHEET ONLY, UNLESS NOTED OTHERWISE.
GENERAL NOTES:KEYNOTES BUILDING HEIGHTS AND GRADES KEYPLAN
1. PER THE VILLAGE BARRIO MASTER PLAN, THE MAXIMUM ALLOWABLE HEIGHT FOR
THIS PROJECT IS 45 FEET WITH A MAXIMUM ALLOWABLE NUMBER OF (4) STORIES.
2. REFER TO SHEET GN-107 FOR REFERENCES AND DRAWINGS INDICATING
ALLOWABLE BUILDING HEIGHTS AND GRADES.
3. PER THE VILLAGE BARRIO MASTER PLAN, THE MINMUM GROUND FLOOR WALL
PLATE HEIGHT IS 14'-0" ALONG CARLSBAD BOULEVARD. THIS IS MEASURED FROM
FINISH FLOOR AT LEVEL 1 TO THE UNDERSIDE OF THE LEVEL 2 FLOOR PLATE.
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DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
As indicated
BUILDING
SECTIONS
A-304
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
3/32" = 1'-0"1 SECTION G - EAST FACING AT EXTERIOR LOBBY
03.06 CONCRETE SLAB WITH CONCRETE FINISHING SYSTEM, REF.
STRUCTURAL
03.07 CIP CONCRETE WALLS WITH FORMILINER FINISH.
03.11 CONCRETE COLUMN WITH CONCRETE FINISHING SYSTEM,
REF. STRUCTURAL
05.3 GR-03 - METAL GUARDRAILS WITH S.S. CABLES
05.10 AW-03 - METAL TRELLIS WITH HPC AT STEEL AND
PREFINISHED ALUMINUM INFILL
05.17 DECORATIVE FORMED METAL PANEL 01
05.33 ALUMINUM BATTEN SYSTEM - PREFINISHED WOOD LOOK
09.9 CEMENT PLASTER; COLOR 01
26.8 SOLAR PHOTOVOLTAIC PANELS
32.3 PLANTING AREA - REF LANDSCAPE
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 186 of 206
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REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
RENDERINGS &
MATERIALITY
A-306
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 187 of 206
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REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
NOT FOR
CONSTRUCTION
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
CITY STAMP HERE
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/24
04 SDP RESUBMITTAL #3 4/25/25
RENDERINGS &
MATERIALITY
A-307
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
05 50% DD 5/16/25
SDP RESUBMITTAL #406 6/17/25
Sept. 17, 2025 Item #1 188 of 206
REE
REGISTER E D P ROFESSIONAL
E
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TATEOF CA LI F O R N IA
Exp. 12/31/25
No. M 38667
LAANICCHEM
O
LAVW
NIVDI
D F
RI
5473 KEARNY VILLA RD, STE 200, SAN DIEGO, CA 92123
www.ELENConsulting.com
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
As indicated
NOT FOR
CONSTRUCTION
312-001
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
MECHANICAL
GENERAL
NOTES AND
ABBREVIATIONS
M-001
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
1.CERTIFICATE OF ACCEPTANCE (MECH-1-A) AND ALL RELATED ACCEPTANCE DOCUMENTS SHALL
BE SUBMITTED TO THE FIELD INSPECTOR DURING CONSTRUCTION. CERTIFICATE OF OCCUPANCY
WILL NOT BE ISSUED UNTIL THESE FORMS ARE REVIEWED AND APPROVED.
2.THIS PROJECT SHALL BE COMMISSIONED IN ACCORDANCE WITH 2016 CALIFORNIA ENERGY CODE
SECTION 120.8 AND ALL RELEVANT CODES REFERENCED IN THIS SECTION. ALL COMMISSIONING
TEAM MEMBERS (DESIGN AND CONSTRUCTION TEAMS) SHALL PROVIDE ALL DOCUMENTATION
AND SUPPORT NEEDED TO SUCCESSFULLY CARRY OUT COMMISSIONING SERVICES BY A THIRD
PARTY COMMISSIONING AGENT.
ENERGY CODE NOTES
1.ALL DUCT AND OTHER RELATED AIR DISTRIBUTION OPENINGS SHALL BE COVERED WITH
PLASTIC DURING CONSTRUCTION.
2.DUCT SEALANT SHALL BE WATER BASED WITH A MAXIMUM VOC LIMIT OF 250g/L.
3.PROVIDE DUCT AIR LEAKAGE TESTING WITH LEAKAGE RATE NOT TO EXCEED 6% OF TOTAL
AIR FLOW FOR SPACE CONDITIONING SYSTEM DUCTWORK.
CALGREEN NOTES
GENERAL NOTES
1.DO NOT SCALE DRAWINGS: ALL DIMENSIONS AND JOB SITE
CONDITIONS SHALL BE VERIFIED BY THE CONTRACTOR AT THE JOB
SITE PRIOR TO BID SUBMITTAL, START OF CONSTRUCTION AND/OR
FABRICATION OF MATERIALS. IF DISCREPANCIES ARE ENCOUNTERED,
THE ENGINEER OF RECORD SHALL BE NOTIFIED FOR CLARIFICATION.
2.CONTRACT DRAWINGS AND SPECIFICATIONS ARE COMPLEMENTARY
TO EACH OTHER IN THAT ALL APPARATUS, MATERIALS, EQUIPMENT
AND METHODS OF INSTALLATION OUTLINED IN THE DRAWINGS AND/OR
SPECIFIED HEREIN SHALL BE CONSIDERED ESSENTIAL TO THE
CONTRACT. SHOULD ANY CONFLICT BETWEEN DRAWINGS AND
SPECIFICATIONS EXIST, THE MORE STRINGENT REQUIREMENTS SHALL
TAKE PRECEDENCE. THE CONTRACTOR SHALL BE RESPONSIBLE FOR
THE REVIEW AND COORDINATION OF ALL DRAWINGS PRIOR TO
CONSTRUCTION.
3.NEW AND/OR EXISTING EQUIPMENT INDICATED ON THESE DRAWINGS
IS SHOWN IN APPROXIMATE LOCATION(S). THE CONTRACTOR SHALL
FIELD VERIFY ALL EXISTING CONDITIONS, INCLUDING EQUIPMENT
LOCATIONS, POINTS OF CONNECTIONS AND STRUCTURAL MEMBERS,
PRIOR TO INSTALLATION. NOTIFY THE CONSTRUCTION COORDINATOR
OF ANY DISCREPANCIES OR CONFLICTS PRIOR TO COMMENCING
WORK.
4.CONTRACTOR SHALL COORDINATE ALL EQUIPMENT, DUCT AND PIPE
LOCATIONS WITH ARCHITECTURAL, STRUCTURAL, PLUMBING, FIRE
PROTECTION, ELECTRICAL AND ALL OTHER TRADES.
5.CONTRACTOR SHALL BE RESPONSIBLE FOR PROTECTION AND REPAIR
OF EXISTING SURFACES, EQUIPMENT, AREAS AND PROPERTY THAT
MAY BE DAMAGED AS A RESULT OF ANY DEMOLITION AND/OR NEW
WORK.
6.WORK SHALL BE IN ACCORDANCE WITH CITY & STATES CODES AND
ALL OTHER APPLICABLE CODES AND STANDARDS.
7.THE LOCATION OF DUCTWORK AND ALL OTHER EQUIPMENT SHOWN
ON THE DRAWINGS IS APPROXIMATE. EXACT LOCATION OF SAME
SHALL BE DETERMINED BY THE CONTRACTOR.
8.DUCTWORK SHALL BE CONSTRUCTED, ERECTED AND TESTED IN
ACCORDANCE WITH THE MOST RESTRICTIVE OF LOCAL REGULATIONS
AND PROCEDURES DETAILED IN THE ASHRAE HANDBOOK OF
FUNDAMENTALS OR THE APPLICABLE STANDARDS ADOPTED BY
SMACNA. PROVIDE RECTANGULAR DUCTS OF GALVANIZED STEEL AND
PREFABRICATED SPIRAL LOCK-SEAM DUCTS AND FITTINGS. ALL
DUCTS SIZES SHOWN ARE NET INSIDE CLEAR DIMENSIONS. REVIEW
PLANS CLOSELY FOR LINED DUCTWORK.
9.DUCT CONSTRUCTION PRESSURE CLASSIFICATION SHALL BE OF A
HIGHER PRESSURIZATION CLASS THAN THE SYSTEM FOR WHICH IT IS
DESIGNED.
10.SQUARE ELBOWS SHALL HAVE DOUBLE WALL TURNING VANES
CONSTRUCTED OF G60 GALVANIZED STEEL WITH MINIMUM 3" RADIUS.
11.ROUND DUCT FITTINGS SHALL A HAVE CENTERLINE RADIUS OF 1.5
TIMES THE DUCT DIAMETER.
12.MISCELLANEOUS METAL, ANGLES, BRACING AND/OR SUPPORTS
EXPOSED TO THE WEATHER SHALL BE OF G90 GALVANIZED STEEL.
WHERE WELDING OCCURS, ONE (1) COAT OF RUST INHIBITING PAINT
AND ONE (1) COAT OF PRIMER SHALL COVER THE WELDED AREA.
13. BRANCH DUCTS TO DIFFUSERS, REGISTERS AND GRILLES SHALL
HAVE MANUAL VOLUME DAMPERS. PROVIDE WITH 3/8" MINIMUM
DIAMETER CONTROL SHAFT, QUADRANT LOCK WITH POSITION
INDICATOR AND 2" QUADRANT LOCK STAND-OFF. DAMPERS WHICH
ARE INACCESSIBLE SHALL BE PROVIDED WITH REMOTE OPERATORS
WITH RJ-11 LOW-VOLTAGE WIRE, QUICK CONNECT FITTING AND
FLUSH MOUNTED PLATE. RUSKIN MODEL ZPD25 OR EQUIVALENT.
14. DAMPERS AND BALANCING VALVES SHALL BE READILY ACCESSIBLE
FOR TESTING AND MAINTENANCE.
15. INSULATION MATERIAL SHALL MEET THE CALIFORNIA QUALITY
STANDARD AS DEFINED IN THE LATEST EDITION OF EES.
16. DUCTWORK AND PIPING SHALL BE INSULATED CONSISTENT WITH THE
REQUIREMENTS OF SECTIONS 120.3 AND 120.4 EES, LATEST EDITION,
CHAPTER 6 OF CMC, LATEST EDITION, AND AS STATED HEREIN.
17. DUCTWORK AND PIPING SHALL BE INSULATED. INSULATION SHALL BE
U.L. AND SFM (STATE FIRE MARSHAL) APPROVED. INSULATION SHALL
HAVE A FLAME SPREAD OF NOT MORE THAN 25 & A SMOKE
DEVELOPED RATING OF NOT MORE THAN 50 WHEN TESTED AS A
COMPOSITE INSTALLATION INCLUDING INSULATION FACING
MATERIALS, TAPES, AND ADHESIVES.
18. SUPPLY AND RETURN DUCTWORK SHALL BE EXTERNALLY INSULATED
WITH 3" THICK FIBERGLASS INSULATION WITH A MINIMUM INSTALLED
R-VALUE OF 8.0 WITH AN FSK (FOIL SCRIM KRAFT) EXTERIOR.
19. FLEXIBLE DUCTWORK SHALL BE USED AT DUCT RUN-OUTS FOR
CONNECTION TO AIR DEVICES ONLY. CONSTRUCTION SHALL BE WITH
AN EXTERIOR REINFORCED LAMINATED VAPOR BARRIER.
INSULATION SHALL BE 3" THICK FIBERGLASS WITH A MINIMUM
INSTALLED R-VALUE OF 8.0. THE INTERIOR SHALL BE AN
ENCAPSULATED SPRING STEEL WIRE HELIX AND IMPERVIOUS
SMOOTH NON-PERFORATED VINYL LINER. INDIVIDUAL LENGTHS OF
FLEXIBLE DUCT SHALL BE SUPPORTED SUCH THAT NO PORTION OF
THE DUCT WILL SAG. SUPPORTS SHALL BE MADE WITH A 2" WIDE 28
GAGE STEEL HANGER COLLAR ATTACHED TO THE STRUCTURE IN
COMPLETE CONFORMANCE WITH THE LATEST EDITION OF THE CMC.
MAXIMUM FLEXIBLE DUCT LENGTH SHALL NOT EXCEED 5 FEET.
20. PROVIDE NEOPRENE (SPECIFICATION GRADE) FLEXIBLE
CONNECTORS AT THE INLET AND OUTLET OF ALL FANS.
21. DUCT JOINTS AND SEAMS SHALL BE SEALED AIR TIGHT UNLESS
NOTED OTHERWISE.
22. ADHESIVES AND SEALANTS SHALL MEET THE REQUIREMENTS OF THE
SAN DIEGO COUNTY AIR POLLUTION CONTROL DISTRICT, RULE #67.
AEROSOL ADHESIVES SHALL MEET GREEN SEAL STANDARD
FOR COMMERCIAL ADHESIVES GS-36 REQUIREMENTS.
23. PENETRATIONS IN FIRE-RESISTIVE WALLS, PARTITIONS AND FLOORS
WHERE PROTECTED OPENINGS ARE REQUIRED SHALL BE FIRE
STOPPED USING APPROVED MATERIALS, INTEGRITY AND
PREVENTING THE MOVEMENT OF FLAMES AND/OR SMOKE THROUGH
THE VOID SPACES BETWEEN PENETRATING MATERIALS AND WALLS,
PARTITIONS AND FLOORS WHEN TESTED IN ACCORDANCE WITH
ASTM STANDARD E-814 OR U.L. STANDARD 1479 (UBC SECTIONS 4304
[e], 4305[a] AND 4305[b]).
24. DIFFUSER, GRILLE, AND REGISTER LOCATIONS SHALL BE
COORDINATED WITH THE ARCHITECTURAL REFLECTED CEILING PLAN
AND INTERIOR ELEVATIONS. DISCREPANCIES BETWEEN
ARCHITECTURAL AND MECHANICAL PLANS SHALL BE BROUGHT TO
THE ARCHITECT'S ATTENTION PRIOR TO START OF CONSTRUCTION.
25.ROOM THERMOSTATS (OR SENSORS) SHALL BE CAPABLE OF BEING
SET TO MAINTAIN SPACE TEMPERATURE SET POINTS FROM 55°F TO
85°F, AND BE CAPABLE OF OPERATING THE HEATING AND COOLING
SYSTEMS AS INDICATED IN THE SEQUENCE OF OPERATIONS.
THERMOSTATS (OR SENSORS) SHALL BE ADJUSTABLE TO PROVIDE
FOR A 10° DIFFERENCE BETWEEN THE COOLING AND HEATING SET
POINT FOR AUTOMATIC CHANGEOVER OPERATION AND PROVIDE
CAPABILITY TO PREVENT COOLING BELOW 75°F AND HEATING ABOVE
70°F. THERMOSTATS (OR SENSORS) SHALL MEET ADA
REQUIREMENTS.
26. HVAC SYSTEMS SHALL MEET THE CONTROL REQUIREMENTS PER
SECTION 110.2 AND 120.2 EES LATEST EDITION.
27. ALL HVAC EQUIPMENT AND APPLIANCES SHELL MEET THE
REQUIREMENTS PER SECTION 110.1-110.3,110.5,120.1-120.4 EES,
LATEST EDITION.
28. REFRIGERANT PIPING SHALL BE CONSTRUCTED OF HARD DRAWN
COPPER TYPE "ACR" PIPING WITH WROUGHT COPPER SOLDER
FITTINGS.
29. REFRIGERANT PIPING INSULATION SHALL BE CLOSED CELL FOAM
INSULATION AS MANUFACTURED BY ARMACELL, MODEL: AP
ARMAFLEX OR EQUIVALENT.
30.PIPING WITH INSULATION EXPOSED TO WEATHER SHALL BE
PROVIDED WITH AN ALUMINUM JACKET.
31. CONDENSATE PIPING SHALL BE CONSTRUCTED OF COPPER TYPE "M"
PIPING WITH WROUGHT COPPER SOLDER FITTINGS.
32. CONDENSATE PIPING WITHIN THE BUILDING SHALL BE INSULATED
WITH CLOSED CELL FOAM INSULATION AS MANUFACTURED BY
ARMACELL, MODEL: AP ARMAFLEX OR EQUIVALENT.
33. PIPING SUPPORTS SHALL BE REMANUFACTURED FOR THE SPECIFIC
USE IT IS INTENDED. WOOD SUPPORTS WILL NOT BE ACCEPTABLE.
34. PROVIDE TESTING, ADJUSTING & BALANCING OF ALL SCHEDULED
SYSTEMS. PROVISION OF ALTERNATE SHIVS, BELTS AND PULLEYS TO
ATTAIN REQUIRED AIR FLOWS SHALL BE AT THE CONTRACTORS
EXPENSE. MOTOR AMPERAGE SHALL NOT EXCEED THE RATED FULL
LOAD AMPS PER NAME PLATE DATA. SUPPLY AIR AND RETURN AIR
FLOWS SHALL BE WITHIN +/-10% OF VALUES SCHEDULED AND
INDICATED PER PLAN. OUTSIDE AIR AND EXHAUST AIR FLOWS SHALL
BE WITHIN +10% OF VALUES SCHEDULED AND INDICATED PER PLAN.
TAB REPORT SHALL BE PROVIDED BY A THIRD PARTY TAB AGENT
CERTIFIED BY THE AABC OR NEBB.
35.OUTSIDE AIR INTAKES SHALL BE LOCATED MINIMUM 10'-0" FROM
EXHAUST AIR DISCHARGE AND VENT LOCATIONS.
36. OUTDOOR AIR SUPPLY AND EXHAUST EQUIPMENT SHALL BE
INSTALLED WITH DAMPERS THAT AUTOMATICALLY CLOSE DURING
PERIODS OF NON-USE OF THE AREAS SERVED BY THE EQUIPMENT.
DAMPERS SHALL HAVE A CLASS 1A LEAKAGE RATING.
37. AIR MOVING SYSTEMS SUPPLYING AIR IN EXCESS OF 2000 CFM SHALL
BE EQUIPPED WITH A DUCT MOUNTED SMOKE DETECTOR AND
AUTOMATIC SHUTOFF. WHEN PRODUCTS OF COMBUSTION (SMOKE)
ARE DETECTED, THE AIR MOVING EQUIPMENT SHALL BE STOPPED
AND A SIGNAL SENT TO THE FIRE ALARM SYSTEM.
38. DUCT MOUNTED SMOKE DETECTORS SHALL BE INSTALLED BY THE
MECHANICAL CONTRACTOR AND PROVIDED AND WIRED BY THE FIRE
ALARM CONTRACTOR. INSTALL PER MANUFACTURER'S WRITTEN
INSTRUCTION. DETECTOR SHALL BE RATED FOR 100 -4,000 FPM AIR
VELOCITY, -4 -158 °F TEMPERATURE, AND 0 -95 % NON-CONDENSING
HUMIDITY WITH UL 268 LISTING AND REMOTE TESTING CAPABILITY.
39. AIR FILTERS SHALL BE SFM (SHALL BE STATE MARSHAL) APPROVED
AND UL 900 LISTED. PREFORMED FILTERS HAVING COMBUSTIBLE
FRAMING SHALL BE TESTED AS A COMPLETE ASSEMBLY. MINIMUM
FILTER EFFICIENCY SHALL BE MERV 13. AIR FILTERS SHALL BE
ACCESSIBLE FOR CLEANING OR REPLACEMENT AS DEFINED IN CMC,
LATEST EDITION.
40. SEISMIC REQUIREMENTS:
EQUIPMENT SHALL BE BRACED AND ANCHORED TO WITHSTAND A
LATERAL FORCE CALCULATED PER SECTION 1615A 1.11 OF THE
LATEST EDITION OF THE CBC. ALL DUCTWORK AND PIPING SHALL
BE BRACED AND ANCHORED PER 1615A 1.2.1 OF THE LATEST
EDITION OF THE CBC.
SEISMIC SUPPORTS AND BRACING ARE REQUIRED FOR DUCTWORK
AND PIPING WHERE DUCTS ARE SUSPENDED FROM HANGERS MORE
THAN 12 INCHES IN LENGTH OR IF DUCTS HAVE A CROSS
SECTIONAL AREA OF 6 SQUARE FEET OR GREATER PER ASCE 7
SECTION 13.6.7.
COMPONENTS THAT ARE INSTALLED INLINE WITH A DUCT SYSTEM
AND HAVE AN OPERATING WEIGHT GREATER THAN 75 LBS SHALL BE
SUPPORTED AND LATERALLY BRACED INDEPENDENT OF THE DUCT
SYSTEM PER ASCE 7 SECTION 13.6.7.
41. MOUNT OVERHEAD UTILITIES AND OTHER FIXTURES WEIGHING 31
POUNDS OR MORE (EXCLUDING DISTRIBUTED SYSTEMS SUCH AS
PIPING NETWORKS THAT COLLECTIVELY EXCEED THAT WEIGHT) TO
MINIMIZE THE LIKELIHOOD THAT THEY WILL FALL AND INJURE
BUILDING OCCUPANTS. EQUIPMENT MOUNTINGS SHALL BE PRE-
ENGINEERED TO RESIST FORCES OF 0.5 TIMES THE EQUIPMENT
WEIGHT IN ANY HORIZONTAL DIRECTION AND 1.5 TIMES THE
EQUIPMENT WEIGHT IN THE VERTICAL DIRECTION. THIS STANDARD
DOES NOT PRECLUDE THE NEED TO DESIGN EQUIPMENT MOUNTINGS
FOR FORCES REQUIRED BY OTHER CRITERIA SUCH AS SEISMIC
STANDARDS.
42. PROVIDE SUBMITTALS FOR REVIEW OF ALL NEW SCHEDULED
EQUIPMENT, DUCTWORK, PIPING, INSULATION, AND SYSTEM
APPURTENANCES INCLUDING INSTALLATION SHOP DRAWINGS.
ADDITIONAL SUBMITTALS SHALL BE PROVIDED FOR TAB/DALT
QUALIFICATIONS AND FORMS TO BE USED. SUBMITTALS SHALL BE
PROVIDED TWO (2) WEEKS PRIOR TO CONSTRUCTION, BOUND WITH
COVER SHEET AND SHEET INDEX INDICATING EACH SUBMITTAL FOR
REVIEW. SUBMITTALS SHALL BE ROUTED THROUGH THE GENERAL
CONTRACTOR TO THE ARCHITECT TO THE EOR (ENGINEER OF
RECORD).
43. EQUIPMENT (WHERE AVAILABLE) AND CONTROLS SHALL BE BY THE
TRANE COMPANY. PURCHASING OF EQUIPMENT AND CONTROLS
SHALL BE COORDINATED WITH OWNER THROUGH OWNER'S
NATIONAL ACCOUNT WITH THE TRANE COMPANY. EQUIPMENT
(WHERE TRANE EQUIPMENT IS AVAILABLE) AND CONTROLS
SUBSTITUTIONS SHALL BE AT THE DISCRETION OF OWNER AND
ENGINEER OF RECORD.
44.PROJECT SHALL BE SUBMITTED TO LEED AND CERTIFIED.
SHEET INDEX
Sheet Number Sheet Name
M-001 MECHANICAL GENERAL NOTES AND ABBREVIATIONS
M-002 MECHANICAL GENERAL NOTES AND ABBREVIATIONS
M-003 MECHANICAL SCHEDULES
M-104 ROOF - MECHANICAL PLAN
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
06/17/25
Sept. 17, 2025 Item #1 189 of 206
REE
REGISTER E D P ROFESSIONAL
E
N
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TATEOF CA LI F O R N IA
Exp. 12/31/25
No. M 38667
LAANICCHEM
O
LAVW
NIVDI
D F
RI
5473 KEARNY VILLA RD, STE 200, SAN DIEGO, CA 92123
www.ELENConsulting.com
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
As indicated
NOT FOR
CONSTRUCTION
312-001
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
MECHANICAL
GENERAL
NOTES AND
ABBREVIATIONS
M-002
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
ABBREVIATIONS
SYMBOL DESCRIPTION SYMBOL DESCRIPTION
ABOVE FINISHED FLOORAFF
LEAVING WET BULB
APPROXIMATEAPPROX
LWB
BUILDINGBLDG
LEAVING
MAXIMUM
MECHANICAL
MOUNTED
MINIMUM
MANUFACTURER
PHASE
SUPPLY AIR
RATED LOAD AMPS
REQUIRED
RETURN AIR
SHEET METAL AND AIR
SUPPLY FAN
THERMOSTAT
TYPICAL
STEEL
VOLTAGE
UNLESS OTHERWISE NOTEDREVOLUTIONS PER MINUTE
NATIONAL ASSOCIATION, INC.
CONDITIONING CONTRACTORS'
STATIC PRESSURE
HEAT PUMP
KILOWATT
POUNDS
LEAVING AIR TEMPERATURE
LBS
KW
LAT
HP
FPM FEET PER MINUTE
UON
V
STL
T'STAT
TYP
SP
FOOT/FEET
GALVANIZED
GAGE/GAUGE
GALV
GA
FT
REQ'D
SMACNA
SF
SA
RLA
RPM
QTY
RA
PH
CUBIC FEET PER MINUTE
BRITISH THERMAL UNITS PER HOUR
CFM/
BTU/H
MTD
MECH
MFR
MIN
MAX
LVG
THERMAL EXPANSION VALVETXV
AMERICANS WITH DISABILITIESADAACT
HVAC HEATING, VENTILATION,
AIR CONDITIONING
WATER COLUMNW.C.
QUANTITY
UNDERWRITERS LABORATORYU.L.
1,000 BTUHMBH
MERV MINIMUM EFFICIENCY
REPORTING VALUE
CONDENSING UNITCU
HERTZHz
MINIMUM CIRCUIT AMPACITYMCA
MAXIMUM OVER CURRENTMOCPPROTECTION
FULL LOAD AMPSFLA
LOCKED ROTOR AMPSLRA
INCHIN.
NUMBERNO.
SYMBOL DESCRIPTION
OUTSIDE AIROA
ABBREVIATIONABV
ARCHITECT(URAL)ARCH
BACKDRAFT DAMPERBD
STRUCTURALSTRUC
ROOMRM
TEST AND BALANCETAB
AMERICAN AIR BALANCE COUNCILAABC
MANUAL VOLUME DAMPERMVD
NATIONAL ENVIRONMENTALNEBB
VOLATILE ORGANIC COMPOUNDVOC
GRAMS / LITREg/L
VIBRATIONVIB
DEMOLISHDEMO BALANCE BUREAU
EXHAUST AIR
ENTERING
ENTERING DRY BULB
ENTERING AIR TEMPERATURE
ENT
EDB
EAT
EA
EXHAUST FANEF
DIRECT EXPANSIONDX
ELECTRICALELEC
DOWNDN
ENERGY EFFICIENCY STANDARDEES
EXTERNAL STATIC PRESSUREESP
EFFICIENCYEFF
ENGINEER OF RECORDEOR
SYMBOL DESCRIPTION SYMBOL DESCRIPTION SYMBOL DESCRIPTION
UP TO ROOFUTR
LEAVING DRY BULBLDB
NOT IN CONTRACT AREAN.I.C.
CALIFORNIA BUILDING CODECBC
CONDENSATE DRAINCD
CALIFORNIA MECHANICAL CODECMC
DIAMETERDIA FIRE DAMPERFD
FAN COILFC
ENTERING WET BULBEWB
SQUARESQ
SPECIFICATIONSSPECS
ROUND DUCT UP
ROUND DUCT DN
SUPPLY AIR DIFFUSER
RETURN AIR GRILLE
EXHAUST AIR GRILLE
SYMBOL
SUPPLY AIR/OUTSIDE AIR DUCT UP
RETURN AIR DUCT UP
EXHAUST AIR DUCT UP
DUCT W/TURNING VANES
SUPPLY/RETURN AIR
LEGEND
EXHAUST/OUTSIDE AIR
MANUAL BALANCING DAMPER
FIRE DAMPER
FLEXIBLE DUCT
NEW PIPING OR DUCTWORK
RETURN AIR DUCT DN
EXHAUST AIR DUCT DN
SUPPLY AIR/OUTSIDE AIR DUCT DN
CARBON DIOXIDE SENSORCO2
U/C UNDERCUT
DOOR LOUVERD/L
THERMOSTATT
DUCT MOUNTED SMOKE DETECTOR
POINT OF CONNECT
POINT OF DISCONNECT
CONTINUATION
CAP
TEMPERATURE SENSORS
HYDROGEN SENSORH2
HUMIDISTATH
OXYGEN SENSORO2
SD
STATIC PRESSURESP
TAG
TAG NUMBER
X
XX
MAKEUP AIR UNITMAU
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
06/17/25
Sept. 17, 2025 Item #1 190 of 206
SUPPLY FAN
MAX
AIR FLOW
(CFM)
MAKE-UP AIR UNIT SCHEDULE
MAU
1 5850
TAG MANUFACTURER
& MODEL NO.
AAON
RN-025-8-0-E609-000
ESP
(IN. W.C.)
-
EXHAUST FAN
MAX
AIR FLOW
(CFM)
5850
ESP
(IN. W.C.)
-
MIN
OUTSIDE
AIR FLOW
(CFM)
5850
COOLING COIL PERFORMANCE DATA
TOTAL
CAPACITY
(MBH)
269.36
SENSIBLE
CAPACITY
(MBH)
245.40
EAT
dB/wB
(°F)
-
LAT
dB/wB
(°F)
-
HEATING COIL PERFORMANCE DATA
INPUT
(MBH)
226.0
AFUE
(%)
-
EAT
dB
(°F)
--
FLA
---
BHP/HP
SUPPLY FAN
FLABHP/HP
EXHAUST FANLAT
dB
(°F)
-
AMBIENT
dB/wB
(°F)
-
SEER
(EER)
-
AMBIENT
dB
(°F)
-
MAU
2 5850AAON
RN-025-8-0-E609-000 - 5850 - 5850 269.36 245.40 --226.0 ----------
REMARKS
1. PROVIDE WITH VIBRATION ISOLATION, M.W. SAUSSE, MODEL: VIC-EQ WITH MINIMUM 2" DEFLECTION.
2. PROVIDE FLEXIBLE CONNECTION AT UNIT INLET AND OUTLET.
4. PROVIDE DUCT MOUNTED SMOKE DETECTOR IN SUPPLY AIR DUCT.
5. PROVIDE BACNET INTERFACE.
6. PROVIDE STAINLESS STEEL GAS HEAT EXCHANGER.
3. PROVIDE POWERED EXHAUST WITH VFD AND ROOM PRESSURE DIFFERENTIAL SENSOR.
7. PROVIDE FAULT DETECTION DIAGNOSTICS (FDD).
8. PROVIDE FACTORY APPLIED COASTAL CORROSION COATING ON EVAP. & COND. COILS AND UNIT CASING.
NOMINAL
TONS
-
-
ELECTRICAL
-
MOCPMCA
UNIT POWER SUPPLY
-
V/PH/Hz
-
INITIAL
FILTERS
QTY.SIZE
(IN.)
- -
OPER.
WEIGHT
(LBS)
REMARKS
1-82665--
FLANO.
CONDENSER FAN
--
RLANO.
COMPRESSOR
-
LRA
---- -2665-----1-8
-
-
EFF.
(%)
MAKE-UP AIR UNIT SCHEDULE CNTD.
HEAT PUMP UNIT SCHEDULE
HP
1
TAG MANUFACTURER
& MODEL NO.
LG
ARUM288DTE5
COOLING PERFORMANCE DATA
TOTAL
CAPACITY
(MBH)
288
SENSIBLE
CAPACITY
(MBH)
-
HEATING PERFORMANCE DATA
SENSIBLE
CAPACITY
(MBH)
324
HSFP
(COP)
-
ELECTRICAL
-
MOCPMCA
UNIT POWER SUPPLY
-
V/PH/Hz
-
OPER.
WEIGHT
(LBS)
REMARKS
1,2,3,4,5---
FLANO.
CONDENSER FAN
--
RLANO.
COMPRESSOR
-
LRA
AMBIENT
dB/wB
(°F)
-
SEER
(EER)
-
AMBIENT
dB
(°F)
-
HP
2
LG
ARUM288DTE5 288 -324 -------------1,2,3,4,5
REMARKS
1. PROVIDE WITH NEOPRENE VIBRATION ISOLATION, M.W. SAUSSE, MODEL: ICPG-EQ.
2. PROVIDE BACNET INTERFACE.
3. PROVIDE LIQUID LINE RECEIVER AND SITE GLASS.
4. PROVIDE ALUMINUM JACKET OVER REFRIGERANT PIPE INSULATION WHERE EXPOSED TO WEATHER.
5. PROVIDE FACTORY APPLIED COASTAL CORROSION COATING ON COILS AND UNIT CASING.
HP
3
LG
ARUM288DTE5 288 -324 -------------1,2,3,4,5
REE
REGISTER E D P ROFESSIONAL
E
N
G
I
N
S
TATEOF CA LI F O R N IA
Exp. 12/31/25
No. M 38667
LAANICCHEM
O
LAVW
NIVDI
D F
RI
5473 KEARNY VILLA RD, STE 200, SAN DIEGO, CA 92123
www.ELENConsulting.com
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
As indicated
NOT FOR
CONSTRUCTION
312-001
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
MECHANICAL
SCHEDULES
M-003
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
06/17/25
Sept. 17, 2025 Item #1 191 of 206
A.1
B.1
C.1
D.1
E.1
F.1
G.1
A B C D E F G
MAU
1
MAU
2
HP
1
HP
2
HP
3
REE
REGISTER E D P ROFESSIONAL
E
N
G
I
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TATEOF CA LI F O R N IA
Exp. 12/31/25
No. M 38667
LAANICCHEM
O
LAVW
NIVDI
D F
RI
5473 KEARNY VILLA RD, STE 200, SAN DIEGO, CA 92123
www.ELENConsulting.com
0'4'8'16'40'
Scale: 3/32" = 1'-0"(1:128)
2'
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
As indicated
NOT FOR
CONSTRUCTION
312-001
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
ROOF -
MECHANICAL
PLAN
M-104
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
3/32" = 1'-0"1 ROOF - MECHANICAL NEW
GENERAL NOTES
SHEET KEYNOTES
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
06/17/25
Sept. 17, 2025 Item #1 192 of 206
OHP
SITE SYMBOLS LEGEND
SITE LIGHTING LEGEND
TYPICAL
DESIGNATIONS TO BE
USED IN
CONJUNCTION WITH
CONDUIT SYMBOLS
NEW CONDUIT AND/OR CONDUCTOR LINE. SEE BELOW
FOR TYPICAL DESIGNATIONS
LUMINAIRE(S) POLE MOUNTED WITH ARM. TYPE AS NOTED.
NEW HANDHOLE
NEW MANHOLE
EXISTING HANDHOLE
EXISTING MANHOLE
OHP
OHP EXISTING TO BE DEMOLISHED CONDUIT AND/OR
CONDUCTOR. SEE BELOW FOR TYPICAL DESIGNATIONSOHPXXX
(X)OHP EXISTING CONDUIT AND/OR CONDUCTOR LINE TO
CONDUCTOR. SEE BELOW FOR TYPICAL DESIGNATIONS(X)OHP
UP - UNDERGROUND PRIMARY
US - UNDERGROUND SECONDARY
UC - UNDERGROUND COMMUNICATIONS
CO - CONDUIT ONLY
OHP - OVERHEAD PRIMARY
OHS - OVERHEAD SECONDARY
OHC - OVERHEAD COMMUNICATIONS
GENERATOR SUBSTATION
PAD MOUNTED SWITCH PAD MOUNTED TRANSFORMER
LUMINAIRE(S) POLE MOUNTED ON TOP. TYPE AS NOTED.
GENERAL NOTES
1.ALL GROUNDING PER NEC.
2.ELECTRICAL CONTRACTOR TO VERIFY EXACT LOCATION OF RECEPTACLES IN
TEL/COM ROOMS PRIOR TO ROUGH-IN.
3.THIS DRAWING SHALL BE READ IN CONJUNCTION WITH ALL OTHER
DOCUMENTATION. COORDINATE WITH ALL OTHER TRADES FOR EQUIPMENT
LOCATIONS.
4.COORDINATE WITH ARCHITECTURAL DRAWINGS FOR EXACT LOCATION AND
MOUNTING HEIGHT OF ALL RECEPTACLES AND DEVICES.
5.COORDINATE WITH EQUIPMENT MANUFACTURER FOR LOCATIONS AND
CONNECTIONS.
6.VERIFY ALL MECHANICAL EQUIPMENT LOCATIONS WITH MECHANICAL AND
ARCHITECTURAL DRAWINGS PRIOR TO ROUGH-IN.
SEISMIC GENERAL NOTES
1. THE SEISMIC ANCHORAGE OF ELECTRICAL EQUIPMENT SHALL CONFORM TO THE
INTERNATIONAL BUILDING CODE (IBC) SECTION 16.
2. FOR EQUIPMENT WEIGHING LESS THAN 400 LBS AND WHERE DETAILS ARE NOT
SHOWN, THE FIELD INSTALLATION SHALL BE SUBJECT TO THE APPROVAL OF THE
STRUCTURAL ENGINEER AND THE JURISDICTION HAVING AUTHORITY AND SHALL BE
CAPABLE OF RESISTING THE FORCES PRESCRIBED IN IBC SECTION 16.
3. OVERHEAD MOUNTED EQUIPMENT WEIGHING 31 POUINDS OR MORE SHALL BE
SUPPORTED AND BRACED IN ACCORDANCE WITH AT/FP REQUIREMENTS PER UFC
4-010-01. THIS REQUIREMENT IS IN ADDITION TO NON-STRUCTURAL SEISMIC
REQUIREMENTS. DISTRIBUTION SYSTEMS ARE EXEMPT FROM THIS REQUIREMENT.
DETAIL NUMBER DESIGNATION
SHEET ON WHICH DETAIL IS LOCATED
E1
3
SHEET NOTE REFERENCE
CONDUIT STUBOUT
#8
FLEXIBLE CONDUIT
GENERAL SYMBOLS LEGEND
A-1
HOMERUN TO PANEL AND CIRCUITS INDICATED. NUMBER
ADJACENT TO CIRCUIT DENOTES WIRE SIZE OTHER THAN
#12 FOR ALL CONDUCTORS UNO.
CIRCUIT BREAKER CALLOUT
FUSE CALLOUT
NON-FUSIBLE DISCONNECT SWITCH (RATINGS AS NOTED)
FUSIBLE DISCONNECT SWITCH (RATINGS AS NOTED)
GROUND
CIRCUIT BREAKER
GFP
SPD SURGE PROTECTION DEVICE
GROUND FAULT PROTECTION
ENCLOSED CIRCUIT BREAKER
SINGLE LINE LEGEND
KILOWATT-HOUR METER
FUSED SWITCH
CB
M EXTERNALLY MOUNTED METER
M
TRANSFORMER DELTA PRIMARY, WYE SECONDARY WITH kVA RATING
3P -POLE
200AT -TRIP SIZE
200AF -FRAME SIZE
3P -POLE
200AF -FUSE SIZE
MOTOR
AUTOMATIC TRANSFER SWITCH PANEL BOARD
1. LOW VOLTAGE CONTRACTOR SHALL SUPPLY ALL REQUIRED COMPONENTS,
CABLING AND SUPPORTING STRUCTURES REQUIRED FOR A FULLY FUNCTIONAL
SYSTEM.
2. PROVIDE RACK MOUNTED GIGABIT SWITCHES AND PATH PANELS REQUIRED TO
TERMINATE ALL DATA DROPS THROUGHOUT BUILDING, AND 20% SPARE CAPACITY.
SWITCHES AND PATCH PANELS TO ALTERNATE WITHIN RACK.
3. PROVIDE (2) 42U FREE STANDING TELECOM CABINETS WITH LOCKABLE FRONT, AND
REAR DOORS, WITH REMOVABLE SIDE PANELS. (1) FOR LOW VOLTAGE
INFRASTRUCTURE EQUIPMENT, AND ONE FOR STATION IT EQUIPMENT.
4. PROVIDE ALL PATCH CABLES (CAT6A) BETWEEN SWITCHES AND PATCH PANELS, AS
WELL AS BETWEEN OFCI EQUIPMENT AND SWITCHES.
5. EACH DATA OUTLET WILL CONSIST OF (2)CAT6A CABLES, CONDUIT, BOX AND 4-
PORT FACE PLATE, UNLESS NOTED OTHERWISE.
6. REFER TO DIVISION 27 SPECIFICATIONS FOR ADDITIONAL INFORMATION.
TEL/DATA SYSTEM SCOPE NOTES
ELECTRICAL ABBREVIATIONS
J
M M
PANEL BOARD (SURFACE)
SWITCHBOARD OR MCC
POWER LEGEND
PANEL BOARD (FLUSH)
TRANSFORMER
P P
J
DUPLEX QUAD DUPLEX
GFI
QUAD
GFI
DUPLEX
WITH USB
CEILING MOUNTED DUPLEX OR QUAD
RECEPTACLE, NON-LOCKING TYPE, GROUNDING.
POWER FLOOR BOX.
WALL OR FLOOR POWER CONNECTION TO MODULAR FURNITURE.
VERIFY EXACT LOCATION WITH FURNITURE SUPPLIER.
CEILING JUNCTION BOX
WALL/SURFACE MOUNTED JUNCTION BOX
EQUIPMENT SIZES SHOWN ON PLANS ARE NOT EXACT. CONTRACTOR IS RESPONSIBLE
FOR ENSURING EQUIPMENT CLEARANCES ARE MET BASED ON ACTUAL SIZE.
SPECIAL NEMA CONFIGURATION RECEPTACLE
MOUNTED AT +18" AFF UNO. SEE FLOOR
PLANS FOR CONFIGURATION.
CEILING MOUNTED SPECIAL NEMA
CONFIGURATION RECEPTACLE MOUNTED AT
+18" AFF UNO. SEE FLOOR PLANS FOR
CONFIGURATION.
RECEPTACLE, NON-LOCKING TYPE, GROUNDING, 120V -20A.
MOUNTED AT +18 AFF UNO. SHADED REPRESENTS ABOVE
COUNTER OR +42" AFF.
COORDINATE THE EXACT MOUNTING AND LOCATION OF ALL WIRING DEVICES AND
ALL CONDUITS WITH OTHER TRADES PRIOR TO ROUGH-IN. SEE ARCH PLANS FOR
EXACT DEVICE LOCATIONS.
DUPLEX QUAD DUPLEX
GFI
QUAD
GFI
DUPLEX
WITH USB
SPLIT YOLK HALF CONTROLLED RECEPTACLE NON-LOCKING TYPE 120V-20A.
CONNECT SWITCH LEG BETWEEN RELAY POWER PACK AND OCCUPANCY CONTROLS
FOR AUTOMATIC SHUT OFF. CONTROLLED RECEPTACLES SHALL HAVE PERMANENT
MARKING TO DIFFERENTIATE THEM FROM UNCONTROLLED RECEPTACLES. (CEC
TITLE 24 SECTION 130.5(D)). PROVIDE FACEPLATE PER NEC 406.3(E).
SURFACE MOUNTED RECEPTACLE, NON-LOCKING
TYPE, GROUNDING.TV
WALL MOUNTED COMMUNICATION OUTLET MOUNTED AT 18'' UNO.
PROVIDE 3/4" C.O. TERMINATE IN ACCESSIBLE CEILING WITH
INSULATED BUSHING. (2)RJ45 JACKS
WALL MOUNTED VOICE OUTLET AT +18'' UNO.
PROVIDE 3/4" C.O. TERMINATE IN ACCESSIBLE CEILING WITH
INSULATED BUSHING. (2)RJ45 JACKS
WALL MOUNTED DATA OUTLET AT +18'' UNO.
PROVIDE 3/4" C.O. TERMINATE IN ACCESSIBLE CEILING WITH
INSULATED BUSHING. (2)RJ45 JACKS
CEILING MOUNTED DATA OR VOICE/DATA OUTLET.
FLOOR DATA OR VOICE/DATA OUTLET. VERIFY EXACT LOCATION
WITH ARCHITEC
WALL OR FLOOR VOICE/DATA CONNECTION TO MODULAR
FURNITURE. VERIFY EXACT LOCATION WITH FURNITURE
SUPPLIER
COORDINATE THE EXACT MOUNTING OF ALL CABLE TRAY SUPPORTS AND
ALL CONDUITS WITH OTHER TRADES PRIOR TO ROUGH-IN.
12'' WIDE CABLE TRAY, 4'' DEEP (NOMINAL) TYPICAL UNO
COMMUNICATION LEGEND
S PA SPEAKERS
S1 AV SPEAKERS
TELEVISION SEMI-RECESSED DATA OUTLET PROVIDE (1) 1-1/2"C.O.
TO ACCESSIBLE CEILING WITH INSULATED BUSHING.
SPEAKER VOLUME CONTROLLER AT +48" A.F.F.
GROUND BUS
M M
LIGHTING LEGEND
LIGHTING FIXTURES. SEE FIXTURE SCHEDULE FOR
CONDUCTOR. SEE BELOW FOR TYPICAL DESIGNATIONS
COORDINATE THE EXACT MOUNTING AND LOCATION OF ALL LIGHTING, SUPPORTS AND
ALL CONDUITS WITH OTHER TRADES PRIOR TO ROUGH-IN. SEE ARCH PLANS FOR
EXACT GRID, FLUSH AND SURFACE MOUNTING LOCATIONS.
LUMINAIRE(S) POLE MOUNTED WITH ARM. TYPE AS NOTED.
EMERGENCY LIGHTING FIXTURES. SEE FIXTURE SCHEDULE
CONDUCTOR. SEE BELOW FOR TYPICAL DESIGNATIONS
LIGHTED EXIT SIGN. TOP MOUNTED ON CEILING OR STEM MOUNTED.
SHADED SIDE INDICATES FACE. PROVIDE ARROWS TO MATCH
ARCHITECTURAL OR LIFE SAFETY PLANS.
#
SUBSCRIPT ADJACENT TO LIGHTING FIXTURE INDICATES:
L# =FIXTURE DESIGNATION
1,2,3 etc. =BRANCH CIRCUIT NUMBERS
a,b,c etc. =SWITCH-LEG REFERENCE
NL =NIGHT/SECURITY LIGHTING FIXTURE
SWITCH LEGEND
LV
M
DS
PC
SUBSCRIPT ADJACENT TO SWITCH INDICATES:
K =KEYED SWITCH
a,b,c etc. =MULTIPLE SWITCHES/CONTROL LEGS IN A
GANGED BOX WITH A COMMON COVER PLATE.
MOUNT WALL SWITCHES AT 42" AFF TO CENTER OF THE SWITCH UNO. VERIFY ALL
CONTROL LOCATIONS AND TYPES WITH CONTROLS SHOP DRAWINGS.
#
NON-FUSIBLE DISCONNECT SWITCH (RATINGS AS NOTED)
FUSIBLE DISCONNECT SWITCH (RATINGS AS NOTED)
T
MOTOR STARTER (NEMA SIZE AS NOTED)
TOGGLE TYPE FRACTIONAL HP MANUAL MOTOR STARTER WITH
THERMAL OVERLOADS (DELETED IF FOR DISCONNECT USE ONLY)
AND HANDLE GUARD/LOCK-OFF, 2 POLES (VERIFY WITH BRANCH
CIRCUIT)
COMBINATION FUSIBLE DISCONNECT SWITCH AND MOTOR
STARTER, (NEMA SIZE AS NOTED), 3P, 600 VAC MAXIMUM
RATING
HVAC POWER LEGEND
EPO
EMERGENCY POWER OFF
J FLOOR MOUNTED JUNCTION BOX
TYPE DESIGNATIONS:
NONE = L5-30R
A = L6-30R
B = L6-20R
C = L21-20R
D = L15-30R
IF RECEPTACLE LOCATED OUTSIDE CONTRACTOR SHALL PROVIDE
WEATHERPROOF ENCLOSURE AND IN-USE COVER.
IF EQUIPMENT LOCATED OUTSIDE CONTRACTOR SHALL PROVIDE NEMA 3R
ENCLOSURE FOR DISCONNECTS.
LCP
LIGHTING CONTROL PANEL ELEC GROUND BUS
TOGGLE SWITCH
DIMMER SWITCH
OCCUPANCY SENSOR SWITCH
DIMMER/OCCUPANCY SENSOR SWITCH
GRAPHICAL LOW VOLTAGE SWITCH
MOTION SENSOR -CEILING MOUNTED
DAYLIGHT SENSOR -CEILING MOUNTED
PHOTOCELL -CEILING MOUNTED
J WEATHERPROOF POWER JUNCTION BOX
J WEATHERPROOF DATA JUNCTION BOX
1 A AMPERES
ADA AMERICANS WITH DISABILITIES ACT
A.F.F.ABOVE FINISHED FLOOR
AIC AMPS INTERRUPTING CURRENT
ALT.ALTERNATE
ATS AUTOMATIC TRANSFER SWITCH
BLDG BUILDING
C CONDUIT
CB CIRCUIT BREAKER
CFCI CONTRACTOR FURNISHED,
CONTRACTOR INSTALLED
CFL COMPACT FLUORESCENT LAMP
CKT CIRCUIT
C.O.CONDUIT ONLY
CONC.CONCRETE
CX CONNECT TO EXISTING CIRCUIT
CU COPPER
dBA DECIBELS
DIST.DISTRIBUTION
DWG.DRAWING
EG EQUIPMENT GROUND
EGB ELECTRICAL GROUND BUS
EM EMERGENCY
ETC ET CETERA
EPO EMERGENCY POWER OFF BUTTON
EWC ELECTRIC WATER COOLER
EXIST. (X)EXISTING
FA FIRE ALARM
FACP FIRE ALARM CONTROL PANEL
FCC FIRE CONTROL CENTER
FLA FULL LOAD AMPS
GD GARBAGE DISPOSAL
GFI GROUND FAULT INTERRUPTER
GND GROUND
HD HAND DRYER
HORIZ.HORIZONTALLY MOUNTED
HP HORSEPOWER
KCMIL THOUSAND CUBIC MILLIMITERS
KVA KILOVOLT-AMPERES
KW KILOWATTS
JB JUNCTION BOX
JP JOCKEY PUMP
LC LOCKABLE ENCLOSURE
LTG LIGHTING
MCA MINIMUM CIRCUIT AMPS
MCC MOTOR CONTROL CENTER
MEGB MAIN ELECTRICAL GROUND BUS
MEP MECHANICAL, ELECTRICAL, PLUMBING
MIC MICROWAVE
MIN MINIMUM
MOP MAXIMUM OVERCURRENT PROTECTION
MTD MOUNTED
MTGB MAIN TELECOMMUNICATION GROUND BUS
MTG. HT.MOUNTING HEIGHT
NIC NOT IN CONTRACT
NFPA NATIONAL FIRE PROTECTION ASSOCIATION
NL NIGHT LIGHT
NTS NOT TO SCALE
OC ON CENTER
OFCI OWNER FURNISHED, CONTRACTOR INSTALLED
P POLE
PB PULL BOX
PH PHASE
PIV POST INDICATOR VALVE
PNL PANEL
POC POINT OF CONNECTION
PVC POLYVINYL CHLORIDE
RCP REFLECTED CEILING PLAN
RECEPT RECEPTACLE
REQ'D REQUIRED
RGS RIGID GALVANIZED STEEL
SEC SECURITY
SHT SHEET
S.N.SOLID NEUTRAL
SP SUMP PUMP
SPD SURGE PROTECTION DEVICE
SS STAINLESS STEEL
SWGR SWITCHGEAR
TC TERMINAL CABINET
TEL TELEPHONE
TGB TELECOMMUNICATION GROUND BUS
T.I.TENANT IMPROVEMENT
T.R.TAMPER RESISTANT
TV TV MONITOR
TYP TYPICAL
U.C.UNDER COUNTER
UL UNDERWRITERS LABORATORY
U.N.O.UNLESS NOTED OTHERWISE
V VOLTS
WH WATER HEATER
W WATTS
WP WEATHERPROOF
XFMR TRANSFORMER
X EXISTING TO REMAIN
XD EXISTING TO BE DEMOLISHED
XR EXISTING TO BE RELOCATED
XL NEW LOCATION OF EXISTING ITEM
Exp. 03/31/27
No. E 21090A
NT O N N A THA
N
S
O
N
LATRICECLE
REE
REGISTER E D P R OFESSIONAL
E
N
G
I
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S
T
ATEOF CAL I F O R N IA
5473 KEARNY VILLA RD, STE 200, SAN DIEGO, CA 92123
www.ELENConsulting.com
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
As indicated
NOT FOR
CONSTRUCTION
312-001
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
SYMBOLS
LEGEND &
ABBREVIATIONS
E-001
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
Sheet List
Sheet Number Sheet Name
E-001 SYMBOLS LEGEND & ABBREVIATIONS
E-002 ELECTRICAL SINGLE LINE DIAGRAM
ES-100 ELECTRICAL SITE PLAN
ES-101 LIGHTING SITE PLAN
E-104 ROOF - POWER PLAN
E-401 ELECTRICAL DETAILS
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
06/17/25
Sept. 17, 2025 Item #1 193 of 206
NEW SDG&E
TRANSFORMER
UGPS
SWITCHBOARD "MSB"
N
G
1600A, 208Y/120V, 3PH, 4W, NEMA 1, BRACED FOR 65kA
PANEL
"T1"
600A
3P
PANEL
"T2"
400A
3P
M M
PANEL
"T3"
400A
3P
M
PANEL
"T4"
200A
3P
M
PANEL
"T5"
200A
3P
M
PANEL
"T6"
200A
3P
M
Exp. 03/31/27
No. E 21090A
NT O N N A THA
N
S
O
N
LATRICECLE
REE
REGISTER E D P R OFESSIONAL
E
N
G
I
N
S
T
ATEOF CAL I F O R N IA
5473 KEARNY VILLA RD, STE 200, SAN DIEGO, CA 92123
www.ELENConsulting.com
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
As indicated
NOT FOR
CONSTRUCTION
312-001
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
ELECTRICAL
SINGLE LINE
DIAGRAM
E-002
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
06/17/25
Sept. 17, 2025 Item #1 194 of 206
J
J
CC
CC
UP
UP
UP
US
US
US
US
US
US
US
U
S
US
US
US
US
US US
UC
UC
UC
UC
UC
UC
UC
UC
UC
UC UCUCUCUCUC
UC
UC
A.1
B.1
C.1
D.1
E.1
F.1
G.1
C D E FB GA
(2) EV CHARGERS
(1) DUAL PORT
(2) EV CHARGERS
(1) DUAL PORT
(1) EV CHARGER
(1) SINGLE PORT
(1) EV CHARGER
(1) SINGLE PORT
MAIN ELECTRICAL
ROOM
106
SDGE
MSB
MPOE
108
RETAIL (C)
118
RETAIL (B)
115
FIRE PUMP ROOM
105
TRASH ROOM (A)
116
TRASH ROOM (B)
120
RESTROOM
112
MAINT. CLOSET
111
EXTERIOR LOBBY
110
BOH CORRIDOR
105
ELEV. MACH.
109
EVENT STORAGE
113
RESTAURANT −
RETAIL (A) BOH
102
RESTAURANT −
RETAIL (A)
101MENS RR
103
WOMENS RR
104
GENERAL NOTES - SITE
A TYPE TEXT HERE.
Exp. 03/31/27
No. E 21090A
NT O N N A THA
N
S
O
N
LATRICECLE
REE
REGISTER E D P R OFESSIONAL
E
N
G
I
N
S
T
ATEOF CAL I F O R N IA
5473 KEARNY VILLA RD, STE 200, SAN DIEGO, CA 92123
www.ELENConsulting.com
0'4'8'16'40'
Scale: 3/32" = 1'-0"(1:128)
2'
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
As indicated
NOT FOR
CONSTRUCTION
312-001
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
ELECTRICAL
SITE PLAN
ES-100
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
3/32" = 1'-0"1 POWER SITE PLAN
SHEET KEYNOTES
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
06/17/25
Sept. 17, 2025 Item #1 195 of 206
Exterior
Description Symbol Avg Max Min Max/Min Avg/Min
BOH CORRIDOR 2 2.0 fc 3.3 fc 0.7 fc 4.7:1 2.9:1
EAST PATHWAY 0.6 fc 1.4 fc 0.1 fc 14.0:1 6.0:1
EXTERIOR LOBBY 110 1.4 fc 1.7 fc 1.2 fc 1.4:1 1.2:1
EXTERIOR LOBBY PATHWAY 1.2 fc 2.4 fc 0.2 fc 12.0:1 6.0:1
FIRE PUMP 105 2.1 fc 2.8 fc 1.4 fc 2.0:1 1.5:1
PROP LINE 0.0 fc 0.0 fc 0.0 fc N/A N/A
RESTARAUNT 101 NORTH 1.0 fc 1.4 fc 0.6 fc 2.3:1 1.7:1
RESTURANT 101 EAST 1.0 fc 1.4 fc 0.6 fc 2.3:1 1.7:1
RETAIL 115 1.2 fc 1.5 fc 0.8 fc 1.9:1 1.5:1
RETAIL 118 1.2 fc 1.5 fc 0.8 fc 1.9:1 1.5:1
SDGE 106 2.1 fc 2.8 fc 1.4 fc 2.0:1 1.5:1
TRASH ROOM 116 2.5 fc 3.4 fc 1.6 fc 2.1:1 1.6:1
TRASH ROOM 120 2.5 fc 3.4 fc 1.6 fc 2.1:1 1.6:1
WEST WALKWAY 0.9 fc 3.3 fc 0.2 fc 16.5:1 4.5:1
BOH CORRIDOR 1.5 fc 2.7 fc 0.5 fc 5.4:1 3.0:1
1.70.7
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
A.1
B.1
C.1
D.1
E.1
F.1
G.1
S1-E
S1-E
S1-E
S1-E
S1-E
S1-E
S1-E
S1-E
S1-E
S1-E
S1-E
S1-E
S1-E
S1-E
S1-E
S1-E
S1-E
C D E FB GA
RETAIL (C)
118
TRASH ROOM (B)
120
TRASH ROOM (A)
116
FIRE PUMP ROOM
105
MAIN ELECTRICAL
ROOM
106
RETAIL (B)
115
MAINT. CLOSET
111
RESTROOM
112
EXTERIOR LOBBY
110
RESTAURANT −
RETAIL (A)
101
RESTAURANT −
RETAIL (A) BOH
102
MPOE
108
ELEV. MACH.
109
EVENT STORAGE
113
WOMENS RR
104
MENS RR
103
Exp. 03/31/27
No. E 21090A
NT O N N A THA
N
S
O
N
LATRICECLE
REE
REGISTER E D P R OFESSIONAL
E
N
G
I
N
S
T
ATEOF CAL I F O R N IA
5473 KEARNY VILLA RD, STE 200, SAN DIEGO, CA 92123
www.ELENConsulting.com
0'4'8'16'40'
Scale: 3/32" = 1'-0"(1:128)
2'
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
As indicated
NOT FOR
CONSTRUCTION
312-001
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
LIGHTING SITE
PLAN
ES-101
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
3/32" = 1'-0"1 LIGHTING SITE PLAN
LIGHT LOSS FACTOR: .95
LIGHTING FIXTURE SCHEDULE
CALLOUT LAMP DESCRIPTION MOUNTING MANUFACTURER MODEL WATTS VOLTAGE COLOR TEMP
S1-E LED EXTERIOR LED WALL
PACK.
WALL BEGA B24372-120V-
3000K-BLK
6 W 120 V 3000K
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
06/17/25
Sept. 17, 2025 Item #1 196 of 206
B.1
C.1
D.1
E.1
F.1
PV BLOCKOUT
PV BLOCKOUT
PV BLOCKOUT
PV INVERTER
1 2
D E F
Exp. 03/31/27
No. E 21090A
NT O N N A THA
N
S
O
N
LATRICECLE
REE
REGISTER E D P R OFESSIONAL
E
N
G
I
N
S
T
ATEOF CAL I F O R N IA
5473 KEARNY VILLA RD, STE 200, SAN DIEGO, CA 92123
www.ELENConsulting.com
0'4'8'16'40'
Scale: 3/32" = 1'-0"(1:128)
2'
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
As indicated
NOT FOR
CONSTRUCTION
312-001
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
ROOF - POWER
PLAN
E-104
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
3/32" = 1'-0"1 ROOF - POWER PLAN
SHEET KEYNOTES
1 MINIMUM PV SIZE - 4.90 KWDC.
2 PROVIDE (8) 585W Q.PEAK DUO XL-G11 MODULES.
GENERAL NOTES - POWER
A ALL 20A 120V BRANCH CIRCUITS THAT EXCEED 100' SHALL USE #10AWG
CONDUCTORS.
B ALL 20A 277V BRANCH CIRCUITS THAT EXCEED 150' SHALL USE #10AWG
CONDUCTORS.
C COORDINATE POWER FEEDS, LOCATIONS, AND WIRING HARNESS CONFIGURATION
WITH FURNITURE VENDOR SHOP DRAWINGS PRIOR TO ROUGH-IN.
D VERIFY MOUNTING HEIGHTS OF ALL DEVICES WITH ARCHITECTURAL ELEVATIONS
PRIOR TO ROUGH-IN.
E ELECTRICAL CONTRACTOR TO PROVIDE DIMENSIONED SHOP DRAWINGS OF ALL
ELECTRICAL ROOMS AND PANEL LOCATIONS PRIOR TO ROUGH-IN.
F COORDINATE ALL WALL MOUNTED ELECTRICAL DEVICE LOCATIONS WITH ADA
REQUIREMENTS.
G MAINTAIN WORKING CLEARANCE IN FRONT OF ELECTRICAL EQUIPMENT PER CEC
110.26.
H COORDINATE ALL BOXES AND CONDUITS FOR AV EQUIPMENT WITH AV SHOP
DRAWINGS PRIOR ROUGH IN.
I IF ANY EXPOSED CONDUIT IS REQUIRED, CONTRACTOR AND SUBCONTRACTORS TO
COORDINATE WITH FURNITURE DRAWINGS. NO EXPOSED CONDUIT TO BE
INSTALLED ON WALLS WITH WALL MOUNTED FURNISHINGS AND ACCESSORIES
(FLAT SCREENS, MARKERBOARDS, TACKBOARDS, ARTWORK, ETC.)
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
06/17/25
Sept. 17, 2025 Item #1 197 of 206
Exp. 03/31/27
No. E 21090A
NT O N N A THA
N
S
O
N
LATRICECLE
REE
REGISTER E D P R OFESSIONAL
E
N
G
I
N
S
T
ATEOF CAL I F O R N IA
5473 KEARNY VILLA RD, STE 200, SAN DIEGO, CA 92123
www.ELENConsulting.com
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
As indicated
NOT FOR
CONSTRUCTION
312-001
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
ELECTRICAL
DETAILS
E-401
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
06/17/25
Sept. 17, 2025 Item #1 198 of 206
1. PLUMBING CONTRACTOR TO VERIFY LOCATION AND SIZE OF
EXISTING WATER, WASTE & VENT PIPING.
2. PLUMBING CONTRACTOR TO VERIFY INVERT ELEVATIONS OF
EXISTING WASTE LINES TO ENSURE SUFFICIENT DEPTH FOR
EXTENDING LINE PRIOR TO SAW CUTTING AND INSTALLATION OF
NEW FIXTURES.
3. PLUMBING CONTRACTOR TO REMOVE WALL, CEILING, AND
FLOORS AS REQUIRED FOR DEMOLITION AND INSTALLATION OF
PLUMBING FIXTURES AND ASSOCIATED PIPING.
4. PLUMBING CONTRACTOR TO REPAIR ALL VOIDS IN FLOORS
CAUSED BY SAW CUTTING AND FIXTURE OR PIPE REMOVAL TO
MATCH ADJACENT SURFACES.
5. PLUMBING CONTRACTOR TO COORDINATE LOCATION OF
PLUMBING PIPE ROUTING WITH MECHANICAL DUCTWORK.
6. FOR FIRE RATED WALLS, SEE ARCHITECTURAL DRAWINGS.
7. UNLESS SPECIFICALLY SHOWN ON THESE PLANS, NO
STRUCTURAL MEMBER SHALL BE CUT, NEITHER DRILLED NOR
NOTCHED WITHOUT PRIOR WRITTEN AUTHORIZATION FROM THE
STRUCTURAL ENGINEER.
8. FOR FIXTURE HEIGHT AND ACCESSIBILITY REQUIREMENTS, SEE
ARCHITECTURAL DRAWINGS.
9. VERIFY INVERT ELEVATIONS AND FINISHED FLOOR ELEVATION
WITH ARCHITECTURAL PLANS.
10. ALL SAW CUTTING SHALL BE COORDINATED WITH ARCHITECT
PRIOR TO COMMENCING ANY TYPE OF WORK. CONTRACTOR IS
RESPONSIBLE TO FIELD VERIFY ALL EXISTING CONDITIONS AND
ANY ATTACHMENTS OR PENETRATIONS INTO POST TENSION SLAB
ABOVE WILL BE X-RAYED PRIOR TO COMMENCING WORK.
11. ALL WORK SHALL CONFORM TO 2022 CPC.
12. BRACING OF PIPES, DUCTS, ETC, SHALL BE PER SEISMIC HAZARD
LEVEL 'AA' OF THE LATEST EDITION OF SMACNA GUIDELINES.
13. THE SEISMIC ANCHORAGE OF MECHANICAL AND ELECTRICAL
EQUIPMENT SHALL CONFORM TO CCR. TITLE 24, 2022 CBC
SECTION 16A.
14. ALL PENETRATION THROUGH ROOF AND FLOOR SHALL BE
WEATHER PROOFED.
15. CROSS CONNECTION PROTECTION SHALL BE PROVIDED AT ALL
POTABLE WATER SUPPLIED APPLIANCES AND EQUIPMENT.
16. FLOOR DRAINS OR SIMILAR TRAPS DIRECTLY CONNECTED TO THE
DRAINAGE SYSTEM SHALL BE PROVIDED WITH AN APPROVED
AUTOMATIC MEANS OF MAINTAINING THEIR WATER SEALS.
17. EACH VENT SHALL RISE VERTICALLY TO A POINT NOT LESS THAN
SIX INCHES ABOVE THE FLOOD LEVEL RIM OF THE FIXTURE
SERVED BEFORE OFFSETTING HORIZONTALLY OR BEFORE BEING
CONNECTED TO ANY OTHER VENT.
18. INSTALLATION OF SOIL OR DRAIN PIPES IN FOOD HANDLING
ESTABLISHMENTS WILL COMPLY WITH SECTION 318.0 CPC.
19. LOCATION AND SIZE OF EXISTING PIPING TO REMAIN IS
ESTIMATED. DURING BID, CONTRACTOR TO ASSUME THAT PIPING
SHOWN MAY BE OFF LOCATION UP TO 5 FEET IN EITHER
DIRECTION.
20. FAUCET CONTROLS AND OPERATING MECHANISMS ARE
OPERABLE WITH ONE HAND IN ACCORDANCE WITH THIS CHAPTER
AND DO NOT REQUIRE TIGHT GRASPING, PINCHING OR TWISTING
OF THE WRIST.THE FORCE REQUIRED TO ACTIVATE CONTROLS
SHALL BE NO GREATER THAN 5 LBF (22.2 N).LEVER OPERATED,
PUSH-TYPE, AND ELECTRONICALLY CONTROLLED MECHANISMS
(PREFERABLE) ARE EXAMPLES OF ACCEPTABLE DESIGNS.SELF-
CLOSING VALVES ARE ALLOWED IF THE FAUCET REMAINS OPEN
FOR AT LEAST 10 SECONDS.ADAAG 4.24.7 & CBC 1115B.4.3.1
21. ALL DRAIN, WASTE & VENT PIPING SHALL SLOPE AT 1/4" PER
FOOT, UNLESS OTHERWISE NOTED.
PLUMBING GENERAL NOTES PLUMBING ABBREVIATIONS
ABS ACRYLONITRILE BUTADIENE STYRENE
A/C ABOVE CEILING
ADA AMERICAN DISABILITY ACT
AFF ABOVE FINISHED FLOOR
A/G ABOVE GRADE
ANSI AMERICAN NATIONAL STANDARDS INSTITUTE
ARCH ARCHITECTURAL
ASME AMERICAN SOCIETY OF MECHANICAL ENGINEERS
ASTM AMERICAN SOCIETY OF TESTING AND MATERIALS
BFP BACKFLOW PREVENTER
B/F BELOW FLOOR
B/G BELOW GRADE
BTUH BRITISH THERMAL UNIT PER HOUR
CBC CALIFORNIA BUILDING CODE
CEC CALIFORNIA ENERGY CODE
CFH CUBIC FEET PER HOUR
CH CHAPTER
CISPI CAST IRON SOIL PIPE INSTITUTE
CONN CONNECTION
CONT CONTINUATION
CP CIRCULATION PUMP
CPC CALIFORNIA PLUMBING CODE
DF DRINKING FOUNTAIN
DIA DIAMETER
DIR.DIRECT
DN DOWN
DOM DOMESTIC
DU DRAINAGE UNIT
DWV DRAINAGE, WASTE & VENT
ET EXPANSION TANK
°F, F DEGREE FAHRENHEIT
FLA FULL LOAD AMPERES
FPS FEET PER SECOND
FSC FOOD SERVICE CONSULTANT
FT FLUSH TANK
FT HD FEET HEAD
FU FIXTURE UNIT
FV FLUSH VALVE
GAL GALLON
GD GRAVITY DRAIN
GI GREASE INTERCEPTOR
GM GAS METER
GPH GALLONS PER HOUR
GPM GALLONS PER MINUTE
HB HOSE BIB
HZ HERTZ
I/A IN ATTIC OR ABOVE CEILING
IAPMO INTERNATIONAL ASSOCIATION OF PLUMBING &
MECHANICAL OFFICIALS
IE INVERT ELEVATION
INDIR.INDIRECT
IPC INTERNATIONAL PLUMBING CODE
KS KITCHEN SINK
KW KILOWATT
LAV LAVATORY
LBS POUNDS
MFR MANUFACTURER
MS MOP SINK
NIC NOT IN CONTRACT
NO NORMALLY OPEN
NSF NATIONAL SANITATION FOUNDATION
PE PROFESSIONAL ENGINEER
PH PHASE
PR PRIVATE
PSI POUNDS PER SQUARE INCH
PU PUBLIC
PVC POLYVINYL CHLORIDE
QTY QUANTITY
RCP REFLECTED CEILING PLAN
S SINK
SCH SCHEDULE
SDG&E SAN DIEGO GAS & ELECTRIC
SH SHOWER
SMACNA SHEET METAL & AIR CONDITIONING CONTRACTORS
NATIONAL ASSOCIATION
SPEC SPECIFICATION
SS STAINLESS STEEL
TMV THERMOSTATIC MIXING VALVE
TP TRAP PRIMER
TYP TYPICAL
U/G UNDERGROUND
V VOLT
WC WATER CLOSET
WF WATER FILTER
WH WATER HEATER
W/WITH
(X) EXISTING
(XD)EXISTING TO BE DEMOLISHED
(XR)EXISTING TO BE RELOCATED
(XL)NEW LOCATION OF EXISTING
S
X
XX
PLUMBING SYMBOLS
ORD
RD
FS
FD
WHA
CV
GLV
SOV
HB
WCO
SOV
BV
SV
PRV
PIPE TO BE DEMOLISHED
CAP
SHUTOFF VALVE ON RISE OR DROP
CATCH BASIN
OVERFLOW ROOF DRAIN
ROOF DRAIN
FLOOR SINK
FLOOR DRAIN
WATER HAMMER ARRESTOR
BALANCING VALVE
CHECK VALVE
GLOBE VALVE
SHUTOFF VALVE
PIPE DOWN
PIPE RISER
HOSE BIBB
WALL CLEAN-OUT
BALL VALVE
SOLENOID VALVE
PRESSURE REDUCING VALVE
POINT OF CONNECTION POC
POINT OF REMOVAL POR
CB
-
-
-
-
-
VTRVENT THRU ROOF
GAS METER GM
CARBON MONOXIDE DETECTOR CO
WATER METER WM
CO
WM
SYMBOL ABBREVIATIONDESCRIPTION
TAG
TAG NUMBER
SOVBUTTERFLY VALVE
GM
TP
SD
CD
COTG
FCO
TP
SD
CD
HWR
HW
CW
V
SAN OR W
SAN OR W
CLEAN-OUT TO GRADE
FLOOR CLEAN-OUT
TRAP PRIMER
STORM DRAIN
CONDENSATE DRAIN
DOMESTIC HOT WATER RETURN
DOMESTIC HOT WATER
DOMESTIC COLD WATER
VENT
SANITARY OR WASTE BELOW GRADE
SANITARY OR WASTE ABOVE GRADE
V
OSD OSDOVERFLOW STORM DRAIN
1. WATER ABOVE GRADE: COPPER TYPE "L" HARD DRAWN PER
ASTM B88 WITH WROUGHT COPPER SOLDER JOINT FITTINGS PER
ANSI B16.22.
2. WATER BELOW GRADE: COPPER TYPE "K" PER ASTM B88 WITH
CAST SOLDER JOINT FITTINGS PER ANSI B16.18, ROUGH SOLDER
JOINT FITTINGS PER ANSI B16.22 OR ANSI B16.26 FLARED JOINT
FITTINGS OR SCHEDULE 80 POLYVINYL CHLORIDE (PVC) PIPE AND
FITTINGS PER ASTM D2665 & SHALL CONFORM TO NSF STANDARD
61. POLY SLEEVE FOR WATER PIPING BELOW GRADE. ASPHALT
COATED COPPER TYPE "K" BELOW FOUNDATION SLAB.
3. SOIL, WASTE, GREASE WASTE AND VENT ABOVE GRADE:
HUBLESS CAST IRON PIPE AND FITTINGS PER CISPI 301 AND
IAPMO IS 6 WITH STAINLESS STEEL CLAMPS PER CISPI 310.
4. SOIL, WASTE, GREASE WASTE AND VENT BELOW GRADE:
SCHEDULE 40 CHLORINATED POLYVINYL CHLORIDE (CPVC)
PLASTIC SOLVENT PIPE AND FITTINGS FOR DRAIN, WASTE & VENT
(DMV), PER ASTM D2665.
5. BUILDING DRAIN AND VENT PIPING MATERIALS SHALL COMPLY
WITH SECTIONS 701.0 AND 903.0 OF THE CALIFORNIA PLUMBING
CODE.
6. NATURAL GAS ABOVE GRADE: SCHEDULE 40 BLACK STEEL PIPE,
2 INCHES AND SMALLER, PER ASTM A 53/A 53M, GRADE A OR B,
ASTM A 135/135m, OR ASTM A 139/139M, GRADE A OR B, WITH
MALLEABLE THREADED FITTINGS. PIPES SIZES LARGER THAN 2
INCHES AND/OR HIGHER PRESSURE PIPE, PROVIDE BUTT WELD
WROUGHT STEEL FITTINGS PER ASME B16.9. VERIFY PIPE WALL
THICKNESS CONFORMS TO ASME B31.8.
7. NATURAL GAS BELOW GRADE: POLYTHYLENE (PE), SDR 11 PIPE
WITH SOCKET FUSION FITTINGS AND JOINTS CONFORMING TO
ASTM D 3350 AND ASTM D 2513, PIPE DESIGNATIONS PE 2406 AND
PE 3408, RATED SDR 11 OR LESS, AS SPECIFIED IN ASME B31.8.
MARK PIPE SECTIONS AS REQUIRED BY ASTM D 2513. PROVIDE
BUTT FITTINGS CONFORMING TO ASTM D 3261 AND SOCKET
FITTINGS CONFORMING TO ASTM D 2683. MATCH FITTINGS TO
THE SERVICE RATING OF THE PIPE.
8. GAS WARNINGS AND IDENTIFICATION: PIPE FLOW MARKINGS,
WARNING AND IDENTIFICATION TAPE, AND METAL TAGS FOR
EACH VALVE, FILTER, AND REGULATOR, AS REQUIRED.
9. GAS TRANSITION FITTINGS: MANUFACTURED STEEL GAS
TRANSITION FITTINGS APPROVED FOR JOINTING STEEL AND
POLYETHYLENE, CONFORMING TO AGA XR0603 REQUIREMENTS
FOR TRANSITION FITTINGS.
10. CONDENSATE DRAIN: COPPER TYPE "M" HARD DRAWN PER ASTM
B88.
11. HIGH EFFICIENT GAS WATER HEATER VENT (EXHAUST) AND
COMBUSTION (INTAKE) PIPES: AL29-4C STAINLESS STEEL,
MATERIAL THICKNESS BASED ON PIPE SIZE OR SCHEDULE 40
POLYVINYL CHLORIDE (PVC) PIPE.
12. ACID RESISTANT WASTE AND VENT PIPE, ABOVE GRADE: UL
CLASSIFIED FLAME RETARDANT POLYPROPYLENE FOR PIPE AND
FITTINGS, MECHANICAL JOINTS.
13. FLEXIBLE: 304 STAINLESS STEEL, VACUUM, BRAIDED, INSULATED
HOSE. MATCH FITTINGS TO THE SERVICE RATING OF THE PIPE.
14. BALL VALVES: SIZES NPS ½”-2”(TYPICAL)
BALL VALVES (1/2”-2”), SHALL BE TWO-PIECE STYLE, FULL PORT,
BRONZE BODY (ASTM B62 OR B584) WITH TYPE 316 SS BALL &
STEM AND PTFE (OR RPTFE) SEATS AND SEALS.
15. DRAIN VALVES
DRAIN VALVES SHALL USE BALL VALVE SPECIFIED ABOVE WITH
¾”HOSE THREADS OUTLET AND METAL SCREW ON CAP.
PIPING MATERIALS
REE
REGISTER E D P R OFESSIONAL
E
N
G
I
N
S
T
ATEOF CA LI F O R NIA
Exp. 12/31/25
No. M 38667
LAANICCHE
M
O
LAVW
NIVDI
D F
RI
5473 KEARNY VILLA RD, STE 200, SAN DIEGO, CA 92123
www.ELENConsulting.com
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
As indicated
NOT FOR
CONSTRUCTION
312-001
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
PLUMBING
GENERAL
NOTES AND
ABBREVIATIONS
P-001
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
SHEET INDEX
Sheet Number Sheet Name
P-001 PLUMBING GENERAL NOTES AND ABBREVIATIONS
P-002 PLUMBING SCHEDULES
P-100 1ST FLOOR PLUMBING PLAN - WASTE & VENT
P-101 1ST FLOOR PLUMBING PLAN - DOM. WATER
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
06/17/25
Sept. 17, 2025 Item #1 199 of 206
PLUMBING EQUIPMENT SCHEDULE
TAG DESCRIPTION MANUFACTURER
& MODEL NO.REMARKS
GI
1 GREASE INTERCEPTOR SCHIER
GB-1000 --
CAL GREEN CODE NON-RESIDENTIAL MEASURES
PER SECTION 5.303.3.1 WATER CLOSETS, SECTION 5.303.3.2 URINALS, SECTION 5.303.3.3 SHOWERHEADS,
FIXTURE TYPE MAXIMUM FLOW RATE
AT 20% REDUCTIONMAXIMUM FLOW RATE
SECTION 5.303.3.4.4 METERING FAUCETS, SECTION 5.303.3.4.2 KITCHEN FAUCETS
ALL WATER CLOSETS
WALL-MOUNTED URINALS
1.28 GALLONS PER FLUSH
0.125 GALLONS PER FLUSH
LAVATORY FAUCETS
METERING FAUCETS
KITCHEN FAUCETS
SINGLE SHOWERHEAD OR HAND-HELD SHOWERHEAD
FLOOR-MOUNTED URINALS 0.5 GALLONS PER FLUSH
0.5 GPM AT 60 PSI
0.2 GALLONS PER CYCLE
1.8 GPM AT 60 PSI
2.0 GPM AT 80 PSI
1.0 GALLONS PER FLUSH
0.1 GALLONS PER FLUSH
0.4 GALLONS PER FLUSH
0.4 GPM AT 60 PSI
0.16 GALLONS PER CYCLE
1.4 GPM AT 60 PSI
1.6 GPM AT 80 PSI
HOT & COLD WATER PIPE SIZING (COPPER TYPE L)
PIPE SIZING BASED ON A MAXIMUM PRESSURE LOSS OF: 5 PSI/100FT
COLD WATER
PIPE SIZE FLUSH TANK
(FU)
FLUSH VALVE
(FU)
FLOW
(GPM)
VELOCITY
(FU)
FLUSH TANK
(FU)
FLOW
(GPM)
VELOCITY
(FU)
FLUSH TANK
(FU)
FLOW
(GPM)
HOT WATER HOT WATER RETURN
1/2"
3/4"
1"
1-1/4"
1-1/2"
2"
2-1/2"
3"
4"
6"
2
7
18
36
78
218
400
620
1440
4500
-
-
-
6
24
100
275
520
1440
4500
2.2
6.5
13
23
38
67
105
148
260
585
3
4.3
5
6
7
7
7
7
7
7
2
7
18
27
46
122
250
400
840
2860
2.2
6.5
13
19
27
48
74
105
185
415
3
4.3
5
5
5
5
5
5
5
5
-
3
5
8
12
20
30
45
-
-
-
-
-
2
2
2
2
2
2
2
REE
REGISTER E D P R OFESSIONAL
E
N
G
I
N
S
T
ATEOF CA LI F O R NIA
Exp. 12/31/25
No. M 38667
LAANICCHE
M
O
LAVW
NIVDI
D F
RI
5473 KEARNY VILLA RD, STE 200, SAN DIEGO, CA 92123
www.ELENConsulting.com
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
As indicated
NOT FOR
CONSTRUCTION
312-001
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
PLUMBING
SCHEDULES
P-002
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
06/17/25
Sept. 17, 2025 Item #1 200 of 206
A.1
B.1
C.1
D.1
E.1
F.1
G.1
GFEDCBA
GI
1
REE
REGISTER E D P R OFESSIONAL
E
N
G
I
N
S
T
ATEOF CA LI F O R NIA
Exp. 12/31/25
No. M 38667
LAANICCHE
M
O
LAVW
NIVDI
D F
RI
5473 KEARNY VILLA RD, STE 200, SAN DIEGO, CA 92123
www.ELENConsulting.com
0'4'8'16'40'
Scale: 3/32" = 1'-0"(1:128)
2'
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
As indicated
NOT FOR
CONSTRUCTION
312-001
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
1ST FLOOR
PLUMBING
PLAN - WASTE
& VENT
P-100
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
3/32" = 1'-0"1 1ST FLOOR PLUMBING - WASTE & VENT
SHEET KEYNOTES
GENERAL NOTES - WASTE & VENT
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
06/17/25
Sept. 17, 2025 Item #1 201 of 206
A.1
B.1
C.1
D.1
E.1
F.1
G.1
GFEDCBA
WM
RETAIL (C)
RESTROOM
EVENT STORAGE
MPOE
ELEV. MACH.
BOH CORRIDOR
RESTAURANT - RETAIL (A) BOH
RESTAURANT - RETAIL (A)
EXTERIOR LOBBY
RETAIL (B)
MAINT. CLOSET
RETAIL (B) BOH
FIRE PUMP ROOM
MAIN ELECTRICAL ROOM
TRASH ROOM (A)
TRASH ROOM (B)
RETAIL (C) BOH
RESTROOM
WOMENS RR
MENS RR
WM
IRRIGATION METER
SEE LANDSCAPE PLAN
REE
REGISTER E D P R OFESSIONAL
E
N
G
I
N
S
T
ATEOF CA LI F O R NIA
Exp. 12/31/25
No. M 38667
LAANICCHE
M
O
LAVW
NIVDI
D F
RI
5473 KEARNY VILLA RD, STE 200, SAN DIEGO, CA 92123
www.ELENConsulting.com
0'4'8'16'40'
Scale: 3/32" = 1'-0"(1:128)
2'
C SAFDIE RABINES ARCHITECTS
REVISIONS
Issue Date Scale
DescriptionNumber Date
SRA Project Number
01 SITE DEVELOPMENT 08/29/24
5 4 3 2 1
A
B
C
D
E
5 4 3 2 1
STRUCTURAL ENGINEER:
DCI ENGINEERS
CIVIL ENGINEER:
SWS ENGINEERING INC.
MECHANICAL ENGINEER:
ELEN CONSULTING INC.
LANDSCAPE ARCHITECT:
GROUNDLEVEL LANDSCAPE
ARCHITECTURE
LIGHTING DESIGN:
ELLUMINET LIGHTING DESIGN STUDIO
ELECTRICAL ENGINEER:
ELEN CONSULTING INC.
PLUMBING ENGINEER:
ELEN CONSULTING INC.
(REFER TO COVER SHEET FOR MORE CONTACT INFORMATION)
CLIENT
FABRIC LLC
2676 STATE STREET, SUITE 100
CARLSBAD, CA 92008
S A F D I E R A B I N E S
A R C H I T E C T S
925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153www.safdierabines.com
DRY UTILITY:
THE DRY UTILITIES GROUP INC.
CODE CONSULTANT:
CODE CONSULTANTS INC.
As indicated
NOT FOR
CONSTRUCTION
312-001
SDP 2024 - 0020
CDP 2024 - 0032
CUP 2024 - 0010
02 SDP RESUBMITTAL #1 11/26/24
03 SDP RESUBMITTAL #2 02/21/25
04 SDP RESUBMITTAL #3 04/25/25
1ST FLOOR
PLUMBING
PLAN - DOM.
WATER
P-101
2304
04/25/25
2715-2729 Carlsbad Blvd.
Carlsbad, CA 92008
BLVD | BEACH
COMMERCIAL
GENERAL NOTES - DOMESTIC WATER
3/32" = 1'-0"1 1ST FLOOR PLUMBING - DOMESTIC WATER
SHEET KEYNOTES
05 50% DD 05/16/25
06 SDP RESUBMITTAL #4 06/17/25
06/17/25
Sept. 17, 2025 Item #1 202 of 206
Thank you,
Brendan Foote | managing principal
(p)619.678.1074
www.fabricinvestments.com
On Thu, Feb 20, 2025 at 12:57 PM Jill Schilling <jillschilling527@gmail.com> wrote:
Good Morning Kyle,
This communication is per our phone conversation earlier this month following receipt
of the Notice of Application submitted to the City of Carlsbad by Fabric 2775 Partners,
LLC regarding a proposed development to be located on Beach Street and Carlsbad
Blvd.
Some of my neighbors and I residing in this vicinity feel the City should deny this
Application. We're hopeful that our City Planners will be cognizant of the traffic
congestion and (lack of) parking that yet another development in this specific location
would create.
I bring to your attention the unfinished development project that started a few years
ago on Christiansen Way and now sits unfinished, with no activity for at least one year
or more. It's not only an eye sore to the area, but an invitation to transients that could
be looking for shelter. The traffic and parking issues while this project was underway
was horrible. Residents had to tolerate not only daytime hours of construction, but
unreasonable hours also between 9pm-4am of asphalt removal and trenching all
along Christiansen Way for many weeks, with absolutely no notice of any kind to
residents on Christiansen Way. Shouldn't the City Planning Department make sure
this infinished project gets completed before moving forward with a new one? Any
idea how long the City will allow this unfinished development to remain in this
condition?
There's also another upcoming City development project, Carlsbad by the Sea Senior
Summerhouse, soon to begin construction located on Beach Street between Ocean
Street and Garfield which is located directly behind the proposed Fabric 2775
Exhibit 10
Public Comment recieved so far.
Sept. 17, 2025 Item #1 203 of 206
Partners, LLC project. This senior facility project will likely create traffic problems for
the area, both from lack of parking, added traffic congestion, and movement/staging
of heavy equipment, materials, etc. during the construction. It doesn't make sense to
allow yet another major development project in this same vicinity at the same time.
There are already traffic challenges and congestion at the Beach Street and Carlsbad
Blvd intersection frequently, in both directions going North and South, and sometimes
East and West.
Let's not forget about traffic and parking problems in this same vicinity when the Army
and Navy Academy on Carlsbad Blvd hold their events throughout the year, and when
the Army and Navy Academy field is being used for sporting events, bringing even more
parking problems. Again, this is the same area.
The fact is - parking is a genuine problem in this specific location. The Beach Street
entrance to Village by the Sea HOA, which includes 65 condo homes and 10
commercial businesses located directly across the street from this Fabric 2775
Partners proposed development, happens to be private property. There are "no
trespassing" and "no parking" signs at both the Beach Street and Washington Street
entances to this HOA Community, yet people don't care and continue to regularly park
on this private property to 1)walk to the beach for the day, 2)take the Coaster or a NCT
bus someplace for days at a time, 3)walk around and frequent the restaurants and the
bars or 4) just to hang out in The Village. There's not enough parking in this area as it
is, so why make it worse? Yet another traffic concern to bring up is the NCT bus route
down Washington Street, leading to Beach Street to reach the intersection on
Carlsbad Blvd.
There are traffic problems and near car accidents that the Carlsbad Alkaline Water
facility creates at the corner of Christiansen Way and Carlsbad Blvd too. Again, this
same area as the proposed development. When traffic is moving northbound or
southbound on Carlsbad Blvd, vehicles slow down and or immediately stop on this
corner in moving traffic (!) due to vehicles waiting on the street for a parking spot to
open up so they can fill their water containers, or vehicles trying to turn left or right
coming off of Christiansen Way onto Carlsbad Blvd (there is no traffic light, stop sign
or crosswalk on this corner), this corner gets backed up and I've seen some serious
road rage incidents and near collisions more than a few times over the years.
If HOA residents have family or friends visiting, or if a patron to one of the Commercial
businesses on Carlsbad Blvd park on Christiansen Way, they get a parking ticket from
the City, yet there isn't anyplace else to park. Traffic tickets shouldn't even be
Sept. 17, 2025 Item #1 204 of 206
happening on Christiansen Way. So yet again, lack of parking in this area would only
be made worse with this new Development Application that is before the City.
Unless you live in the area you can't fully understand the relevance of our concerns
brought forth with the Fabric 2775 Partners, LLC Development Application.
The City Planning and Development employees will hopefully take serious
consideration into the traffic and lack of parking that Fabric 2775 Partners, LLC's
proposed development would bring to this vicinity, and deny the Development
Application submitted by Fabric 2775 Partners, LLC.
Sorry if I've been redundant here with my message. Kindly confirm receipt of this
communication. Thank you.
Respectfully,
Jill Schilling
Village by the Sea HOA
CAUTION: Do not open attachments or click on links unless you recognize the sender and
know the content is safe.
Sept. 17, 2025 Item #1 205 of 206
LIST OF ACRONYMS AND ABBREVIATIONS Exhibit 11
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
Sept. 17, 2025 Item #1 206 of 206
Public comment rec’d
9/17/2025, post meeting
-----Original Message-----
From: Steve Linke <splinke@gmail.com>
Sent: Wednesday, September 17, 2025 11:52 PM
To: Planning <Planning@CarlsbadCA.gov>
Subject: BLVD Beach Commercial traffic study clarifications
PLEASE DISTRIBUTE TO THE PLANNING COMMISSION
In response to staff's comments about ELUA's critique of the "BLVD Beach Commercial" traffic study at
tonight's Planning Commission hearing, ELUA stands by both our letter and presentation. We agree with
staff that the traffic study appears to include some square footage of Level 3 as a "high-turnover sit-
down restaurant" use. However, it is evident throughout the staff report that that usage is not in the final
plans.
Rather, Level 3 is part of the event space with Level 2.
In fact, the square footages for the uses in the traffic study bear little resemblance to those in the final
plans. The total interior gross floor area in the staff report is 18,606 sf, while the traffic study only reports
14,701 sf, and it is not appropriate to exclude utility or other ancillary areas from the calculations. So, the
traffic study only accounts for about 80% of the actual interior area. Further, the event use includes an
additional 5,674 sf in exterior terrace/patio area for its events, and it is appropriate to include those
areas in the calculation. Thus, the traffic study only accounts for about 60% of the total area to be
occupied.
It seems evident that material changes were made to the final plans after the traffic study was
completed (or the traffic consultants were confused or provided inaccurate data), which supports the
need for a revision to the traffic study.
It is also true, as staff stated, that even if the entirety of the actual event space square footage on Levels
2 and 3 were assessed using the applicant's method, the estimated vehicle trips would be far less than if
part of it was considered as a restaurant. However, as we described in our public comments, the
applicant's method was flawed.
They estimated trip numbers based on how many trips a church generates on weekdays at commute
times, which, obviously, is very low and does not reflect the reality of peak trips for an event space that
will host weddings, birthday parties, and the like.
So, while both of staff's claims are technically accurate, the traffic study does not reflect reality. The goal
of a traffic study is to assess the peak impacts of a project. The event center is clearly the major use, and
its usage will peak on summer weekends, so that is the proper timing for the study--not weekday
commute hours. In addition, the scheduling of many of the events means that the trips will be
concentrated in time (not spread throughout the day), and the potential need for additional
valet/shuttle trips will add even more complexity.
These new trips introduced by the project need to be added to the pre-existing summer weekend traffic
on Carlsbad Boulevard to accurately estimate the traffic impact.
CAUTION: Do not open attachments or click on links unless you recognize the sender and know the
content is safe.
To: Kyle Van Leeuwen <Kyle.VanLeeuwen@carlsbadca.gov>
Subject: BLVD BEACH PUBLIC COMMENT
Re: BLVD BEACH SDP#2024-0020, CDP#2024-0032, CUP#2024-0010
Dear Mr. Van Leeuwen,
I am writing on behalf of the Carlsbad Village Association (CVA) in regards to the proposed
BLVD BEACH project at 2715 Carlsbad Blvd. In addition to supporting the downtown
businesses, our mission is also to brand Carlsbad Village as a premier destination for
shopping, dining, services, and experiences. We feel that BLVD BEACH will help elevate
the downtown landscape by providing a high quality venue offering space and services that
are needed.
As Carlsbad's mainstreet organization, we receive numerous inquiries for event space for
everything from corporate meetings to celebrations, and we are not able to accommodate
them at this time. The BLVD BEACH property will be a valued attraction and it will most
certainly become a boost to the local economy downtown during our shoulder season
when our small businesses need it the most.
We fully support this project, and FABRIC, and know that other downtown businesses also
feel that BLVD BEACH will be a welcome addition to Carlsbad Village.
--
CHRISTINE DAVIS | Executive Director Carlsbad Village Association
Item #1 - Correspondence received by 2pm 9-17-2025
Equitable Land Use Alliance
300 Carlsbad Village Dr, PMB 108A-79
Carlsbad, CA 92008
September 15, 2025
Re: BLVD Beach Commercial project (9/17/2025 Planning Commission Item #1)
Carlsbad Planning Commission:
SUMMARY
Equitable Land Use Alliance (ELUA) has reviewed the staff report, Local Mobility Analysis, and draft
Transportation Demand Management (TDM) plan for the BLVD Beach Commercial project and makes
the following requests of the Planning Commission and staff:
1. The traffic study should be revised to more accurately reflect the number of vehicle trips and trip
timing for the “public assembly space” use on major event days. The current estimate of just 5 peak
hour trips maximum does not reflect reality given up to 132 (or many more) vehicles arriving in a peak
hour for larger events.
2. The staff report repeatedly cites Assembly Bill 2097 (AB 2097) as prohibiting imposing on-site parking
minimums within one-half mile of major transit (Carlsbad Village Station). However, Housing and
Community Development (HCD) guidance on AB 2097 states that, if a project includes an “event center,”
a public agency may impose minimum automobile parking requirements.1 It is unclear why this explicit
exception to AB 2097 for “event centers” was not enforced (or even described in the staff report). The
city should require minimum on-site parking to the extent allowed by this exception.
3. To the extent that AB 2097 may still apply to this project, the following Condition of Approval (or
similar approach) should be added:
Given the reliance on AB 2097 to avoid providing minimum parking, the city may exclude the
project's users (its employees, customers, and/or guests) from any potential future parking
permit program on the streets adjacent to the project, and this condition must be disclosed to
all potential users with the expectation that they should use the transit system or other non-
vehicle modes of travel.
1 California Department of Housing and Community Development, Technical Advisory on the Implementa�on of AB
2097, Prohibi�on on Minimum Parking Requirements (Statutes of 2022)
Item #1 - Correspondence received by 4pm 9-15-2025
Equitable Land Use Alliance 2
4. The Parking Management Plan should be modified to explicitly state that the project’s employees,
customers, and guests will not use any pre-existing public parking spaces on adjacent streets, but rather
use public transit or alternative modes of travel instead of vehicles.
5. The current draft TDM plan provides only bike racks, which is highly unlikely to meaningfully reduce
vehicle trips. The following Condition of Approval (or similar approach) should be added:
Given the reliance on AB 2097 to avoid providing minimum parking, the city may require
monitoring of vehicle ownership, vehicle usage, and/or transit usage by potential users of the
project, and the city may impose enhanced Transportation Demand Management (TDM) plan
requirements beyond the standard TDM program, if vehicle ownership or trips by the project's
users are inconsistent with the goals of a transit-oriented development project.
The applicant exploited the same state law for the recently approved project “The Roosevelt” at 2621
Roosevelt Street—by including far less parking than required based on the project being within one-half
mile of Carlsbad Village Station, and there are great concerns about that project’s impact on
neighborhood parking. The types of provisions described above to protect pre-existing parking should
apply to that project and any future projects that rely on state transit-oriented development laws that
usurp local authority.
DETAILS
TRAFFIC STUDY DOES NOT REFLECT REALITY FOR THE PUBLIC ASSEMBLY SPACE (LEVELS 2 AND 3)
The largest component of this mixed-use project is the "public assembly space" located on Levels 2 and
3 of the building. According to the applicant and staff, these spaces will host events like weddings,
birthday parties, anniversary parties, retirement parties, reunions, cultural events, corporate gatherings,
and other community-wide events. There is a stated limit of 250 guests, but safety-related maximum
occupancy appears to be 943 people, and it is unclear how the 250-guest limit will be enforced.
Traffic studies on commercial uses like this follow these steps:
1. Determine the square footage dedicated to the use.
2. Mul�ply that square footage by a vehicle trip rate relevant to the use to determine total average
daily trips.
3. Distribute the total daily trips over the course of a day to determine peak hour trips and whether
they can be handled by the street system.
All three of these calculations in the project’s traffic study are flawed.
Equitable Land Use Alliance 3
Significant understatement of public assembly space square footage
The interior gross floor area (GFA), which is the absolute minimum that should be used for trip
generation calculations, of Levels 2 and 3 is 9,440 sf (not including a small, ~200-sf office on Level 2).2 In
addition, the assembly space includes an outdoor “exterior event terrace” on Level 2 (2,690 sf) and an
outdoor “seating area” and “patio” on Level 3 (2,984 sf).3 Thus, the total public assembly space that can
contribute to vehicle trips is 15,114 sf.
However, the vehicle traffic study, which was not included in the staff report, assumed just 6,034 sf for
the Assembly land use (see Exhibit 1, below). This includes only a portion of the interior GFA on Level 2
and none of Level 3—nowhere near the 9,440 sf interior GFA of these levels, let alone the full 15,114 sf
available for events using both the interior space and exterior terraces.
Exterior space apparently can be ignored for some calculations, like Carlsbad’s minimum parking
requirements, but it does not have to (and should not) be ignored for the traffic study, because it is
independently available space for events that will generate traffic.
Peak hour trips not appropriately calculated for special event land use
For the calculation of average daily trips (ADT), the applicant used trip rates from a SANDAG guide,4
which, for example, assigns 160 ADT per 1,000 sf (ksf) for “high-turnover sit-down restaurants.” Because
the SANDAG guide does not include a trip rate for special event land uses, the applicant chose to use the
“Church” trip rate, which is 9 ADT/ksf. They multiplied that by their understated 6.034 ksf use area to
get a total of 55 daily trips. Then, for the distribution of the trips over the course of the day, the
applicant estimated just 5 of those 55 vehicle trips maximum would occur in the peak hour.
The applicant’s Parking Management Plan includes a total of 132 parking spaces.5 All of these spaces
would be expected to be used for major events like large weddings. Given the scheduled nature of these
types of events, arrivals (and perhaps departures) would be expected to occur within single peak hours.
It is also highly questionable that the 250-guest maximum would be accommodated in just 132 vehicles
given the extremely low transit usage in the area and the locally established vehicle occupancy rate of
just 1.38 persons per vehicle.6 In any case, the estimate in the current traffic study of a maximum of just
5 vehicle trips in the peak hour is wholly unsupportable.
2 See the “GROSS BUILDING FLOOR AREA” table on page 154 of the staff report.
3 See the “OCCUPANCY AREAS PER LEVEL” figures and tables on pages 151 to 153 of the staff report.
4 SANDAG’s Brief Guide of Vehicular Trip Genera�on Rates for the San Diego Region (April 2002)
5 See Sec�on 3 of the Parking Management Plan on page 54 of the staff report.
6 For example, see the 2024 Carlsbad Ac�ve Transporta�on Monitoring Report.
Equitable Land Use Alliance 4
EVENT CENTERS ARE EXPLICITLY EXCLUDED FROM AB 2097
AB 2097 prohibits the city from requiring a minimum number of parking spaces (other than EV or ADA
spaces) for certain projects within one-half mile of major transit (in this case, the Carlsbad Village
Station)—i.e., so-called “transit-oriented developments.” However, Exhibit 2 (below) is a flow chart from
HCD guidance on AB 2097 showing that “event centers” are excluded from the law, so it is unclear why
this project was exempted from parking minimums. At the very least, additional on-site parking should
be provided for all employees and other workers.
CITY SHOULD RESERVE THE ABILITY TO BAR PROJECT USERS FROM EXISTING PARKING SPACES
Based on the proposed Parking Management Plan, the only on-site parking (“Parking Area 1”) includes
just the minimum 4 EV + 6 ADA spaces but no other spaces. A parking lot to the west of the project
includes 39 additional spaces—perhaps around 60 with valet service (“Parking Area 2”). And a parking
lot about 0.4 miles north of the project site (2333 State Street) contains another 50 spaces—perhaps
around 60 with valet service (“Parking Area 3”). Note that off-site Parking Areas 2 and 3 are only
available through agreements.
The main concern is the reference in the Parking Management Plan to pre-existing public parking spaces
on the streets surrounding the project site (“Parking Area 4”). Although these spaces are not directly
included in the plan, employees, customers, and event guests of the project may prefer to use them
over the ones included in the plan, particularly because they would be very close to the building and
free of charge (not requiring valet fees/tips) relative to Parking Areas 2 and 3. This problem could be
amplified by the likelihood that the number of vehicles for 250 guests will exceed the estimated 132
(based on established vehicle occupancy rates).
Therefore, ELUA requests that the Parking Management Plan be revised and the Condition of Approval
in the above Summary be added to allow future prohibition of the project from using adjacent public
parking should that parking become scarce. This could be accomplished through a parking permit
program, in which pre-existing residents/users who have complied with past city parking requirements
pay a modest fee for on-street parking permits that would not be available to the employees,
customers, and event guests of this project.
This is consistent with the project’s exploitation of AB 2097 to avoid providing its own on-site parking
based on its proximity to transit, whereby those users should be using the transit system to and from
the venue rather than driving vehicles and using parking spaces in the surrounding community. The
permit program may never have to be implemented to manage neighborhood parking, but it is
important to keep this option open for all new projects that claim the transit-oriented development
exemption from minimum parking space requirements. Condition of Approval #18e encourages valet
use for this project by creating some sort of price control on the service ($5 to start), but that may be
inadequate to avoid the usage of pre-existing public/on-street parking by the project’s users.
Equitable Land Use Alliance 5
CITY SHOULD RESERVE THE ABILITY TO REQUIRE ENHANCED TDM
Again, the project is relying on AB 2097 to provide less than the minimum number of parking spaces,
and the current draft TDM plan for the project is just a skeleton that contains no meaningful measures
to reduce vehicle ownership or trips. Therefore, the project should be subject to enhanced TDM
requirements consistent with the proposed Condition of Approval in the above summary.
Sincerely,
ELUA Board of Directors
The Equitable Land Use Alliance is a nonpartisan nonprofit group based in Carlsbad, CA. We are dedicated to
educating, engaging, and empowering residents to take part in housing policy decisions. Our mission is to support
community self-determination and encourage thoughtful, sustainable development.
Equitable Land Use Alliance 6
Exhibit 1
Equitable Land Use Alliance 7
Exhibit 2
BLVD Beach Commercial
Kyle Van Leeuwen, Senior Planner
Community Development
September 17, 2025
SDP 2024-0020 / CUP 2024-0010 / CDP 2024-0032
1
2
Required Permits
33
•Site Development Plan
SDP 2024-0020
•Conditional Use Permit
CUP 2024-0010
•Coastal Development Permit
CDP 2024-0032
BLVD BEACH COMMERCIAL
4
Beach Ave
Ca
r
l
s
b
a
d
B
l
v
d
555
GROUND LEVEL – COMMERCIAL & PARKING
•3 tenant spaces - 5,450 sf
•Pedestrian plaza/seating area
•10 parking spaces
•Restrooms & access to upper
floors
BEECH AVE
CA
R
L
S
B
A
D
B
L
V
D
666
LEVEL 2 – EVENT/ASSEMBLY SPACE
•5,191 sf interior event space
•2,690 sf outdoor terrace
•Kitchen, office, storage, restrooms
•Accessed by 2 elevators, 3
stairways
777
LEVEL3 –OUTDOOR SEATING& BAR AREA
•3,000 sf bar/outdoor space
•“Bridal Suite” & patio (1,350 sf)
•Additional restrooms
Event Space CUP
•Event Space, within vision and intent of
Hospitality District (VBMP)
•Visitor-serving and hospitality uses serving visitors and
residents alike
•Similar use as Cinema/Theater – CUP Req.
•CUP findings & conditions on size, hours, noise,
parking, etc.
8
BLVD BEACH COMMERCIAL
Event Space Conditions
•Size – 250 max guests
•Parking Plan
•Hours: midnight Fri/Sat – 11 pm weekdays
•Noise Limits - 75 dB (65 dB after 10 pm) and
reporting
9
BLVD BEACH COMMERCIAL
Parking
AB 2097 – (City) shall not impose or enforce any
minimum automobile parking requirement (…) if
the project is located within one-half mile of public
transit (Carlsbad Village Station).
•An event center shall provide parking, as required by
local ordinance, for employees and other workers.
•No requirement specific for event center.
•No requirement specific for employees/workers.
10
BLVD BEACH COMMERCIAL
Parking
Option 1 – Apply “Public Assembly” Rate
VBMP – One space per each five seats or one space per 120 square feet of assembly area, whichever is greater
- 50 spaces: 10 to 15 spaces for employees/workers
Option 2 – Parking Plan propose by applicant (CUP)
VBMP - Encourage shared and leased parking arrangements among multiple users of private or non-city
owned lots to maximize efficient use of existing off-street parking.
- 99 spaces (or more capacity with valet)
11
BLVD BEACH COMMERCIAL
12
BLVD BEACH COMMERCIAL
Parking Area Standard Parking
Spaces
Additional Parking
Capacity with Valet
Service
Types of Event Size of Event (No. of Guests)
On-site Parking 10 ---Small ---
2775 Carlsbad Blvd.
Parking Lot
39 +11 Small – medium Up to 100 w/o valet
101-150 w/ valet
2333 State St.
Commercial Parking
Area
50 +10 Large 151-250 w/ shuttle or valet
Subtotal 99 +21
Total Parking Capacity 120
CEQA Determination
1313
•Section 15183 - projects consistent with a Gen. Plan for
which an EIR has been certified “shall not require
additional environmental review, except as might be
necessary to examine whether there are project-specific
significant effects which are peculiar to the project or its
site”.
•Studies for Air Quality/GHG, Noise, Historic Resources.
•No new or increased significant effects identified.
BLVD BEACH COMMERCIAL
Project Consistency
•General Plan
•Village and Bario Master Plan (VBMP)
•Community focal point with high quality shopping,
dining, entertainment, working and living
environments.
•Zoning Ordinance (SDP/CUP)
•Local Coastal Program (CDP)
•State Laws (AB 2097)
•California Environmental Quality Act (CEQA)
14
BLVD BEACH COMMERCIAL
Recommended Action
•Adopt the resolution recommending approval of
a Site Development Plan, Conditional Use
Permit, and Coastal Development Permit as
described in the staff report.
15
BLVD BEACH COMMERCIAL
17
BLVD BEACH COMMERCIAL
The interior gross floor area (GFA),
which is the absolute minimum that
should be used for trip generation
calculations, of Levels 2 and 3 is
9,440 sf (Claim: only calc’d 6,000)
Restaurant Use
Approx. 2,500 sf out of 5,500 sf is
1st Floor
3,000 restaurant on 3rd floor area
6,000 assembly on 2nd floor
= more than 9,000 sf
- Upper Floors = 534 ADT
Total public assembly space that can
contribute to vehicle trips is 15,114 sf
- 15,000 Calculated as Assembly
= 135 ADT
Carlsbad Planning Commission
September 17, 2025
Applicant presentation
LO CAL INVESTMENT
b y FABRIC
LO CAL INVESTMENT
b y FABRIC
BLVD BEACH
2715 Carlsbad Blvd
Site
22,500 SF
Roof Terrace Level
1,426 SF interior
3,012 SF patio / exterior
4,438 SF Total
Event & Community Space Level
5,084 SF interior
2,690 SF patio / exterior
7,775 SF Total
Retail & Lobby Level
4,518 SF operational interior
3,565 SF Common Area / Utility
8,083 SF Total
45’ height
0.90 FAR
BLVD BEACH
2715 Carlsbad Blvd.
VBMP : HOSP
The area is contained entirely within the
Coastal Zone and provides an
opportunity for visitor-serving and
hospitality uses serving visitors and
residents alike, with ground floor
commercial uses primarily catering to
visitors.
BLVD BEACH
BLVD BEACH
EVENT + COMMUNITY SPACE
-Max Occupancy 250 people
-Weddings, Corporate events, Village Voices, Community Groups, Birthdays/Anniversaries
-Managed by 24Carrots
-7,775 SF > 65% interior / 35% exterior space
-Full Ocean View
Event + Community Space
BLVD BEACHpa rking
* 110 Off-Street Parking Stalls Provided
BLVD BEACH
BLVD BEACH
Community Support
Community Outreach
-Carlsbad by the Sea HOA Meeting
-Village Voices – CVA (65 -75 people)
-St. Michael’s by the Sea
-Website > www.blvd -beach.com
-Mailers
Community Support Letters
- Army Navy Academy
-Carlsbad Village Association
-Visit Carlsbad
-Dozens of Community Residents
Q&A
BLVD BEACH
BLVD Beach Commercial project
Public comment by
Steve Linke
Equitable Land Use Alliance
9/17/2025
www.elua.us
Understated event space square footage for traffic study
Level 2 Level 3
Total
Interior Gross Floor Area 6,847 sf 2,593 sf 9,440 sf
Exterior terrace/seating 2,690 sf 2,984 sf 5,674 sf
9,537 sf 5,577 sf 15,114 sf
Unrealistic peak hour vehicle trips
HCD guidance on AB 2097
Neighborhood parking
Make a motion to:
•Revise traffic study
•Apply “event center” exception to AB 2097
•Revise Parking Management Plan to exclude
pre-existing public/on-street parking
Motion (cont.)
•Add Conditions of Approval:
–Given the reliance on AB 2097 to avoid providing minimum parking, the city may exclude the project's users (its employees, customers, and/or guests) from any potential future parking permit program on the streets adjacent to the project, and this condition must be disclosed to all potential users with the expectation that they should use the transit system or other non-vehicle modes of travel.
–Given the reliance on AB 2097 to avoid providing minimum parking, the city may require monitoring of vehicle ownership, vehicle usage, and/or transit usage by potential users of the project, and the city may impose enhanced Transportation Demand Management (TDM) plan requirements beyond the standard TDM program, if vehicle ownership or trips by the project's users are inconsistent with the goals of a transit-oriented development project.
Exploitation of AB 2097 and
Density Bonus Laws
•The Roosevelt mixed-use project
–5 tenant spaces on 1st floor
–2 office suites on 2nd floor
–Zero parking provided for employees/customers
•Other approved and pending projects