Loading...
HomeMy WebLinkAboutRP 12-31; Bluewater; Redevelopment Permits (RP) RP 12-31/CDP 12-28/CUP 13-04 – BLUEWATER July 17, 2013 Page 2 III. PROJECT DESCRIPTION AND BACKGROUND The proposed project consists of a request for a Major Review Permit, Coastal Development Permit, and Conditional Use Permit to demolish all existing buildings and construct a 6,637 gross square foot restaurant with a microbrewery and parking lot. Project Site/Setting The project is located at 3056 Carlsbad Boulevard, on the east side of the street, north of Pine Avenue and south of Oak Avenue as shown on the attached location map. There are two properties involved with this project; one located along Carlsbad Boulevard in the V-R zone (District 9) with a Village (V) General Plan Land Use designation totaling 10,041 square feet, and the other located to the east in the R-3/Beach Area Overlay zone with a Residential High (RH) General Plan Land Use designation totaling 8,150 square feet. Together the properties total 18,191 square feet, or .42 acres. Both properties are under the same ownership. The property located in the V-R zone is accessed through a driveway off Carlsbad Boulevard, which also provides access to the R-3 zoned lot to the east. The property contains a one-story commercial building and a one-story residential building that straddles the property lines of both lots. There are several other one-story multi-family residential buildings on the eastern R-3 lot. All structures are proposed to be demolished. The site is bordered by a Best Western motel and a multi-family residential building to the south, the Surf Motel to the north, multi-family residential to the east, and the Harbor Fish Café and Offshore Surf Shop are located across Carlsbad Boulevard to the west. Proposed Construction The applicant is proposing to construct a 30 foot tall, two-story, 6,637 gross square foot restaurant and microbrewery on the V-R zoned lot and a 22 space surface parking lot on the eastern R-3 zoned lot. Both properties will be accessed by a 20’ wide driveway that intersects with Carlsbad Boulevard. The first floor of the proposed restaurant and microbrewery consists of the main dining room, bar, kitchen facilities, brewing tanks, restrooms, and a patio facing Carlsbad Boulevard. The second floor is comprised of an additional dining area and bar, an office, restrooms, and a balcony dining area with ocean views to the west. There is also a basement storage area that houses additional beer tanks and the plumbing and mechanical equipment room. The building takes on a beach cottage architectural style with the use of various design features. Horizontal “heather green” colored lap siding is used as the primary building material with “light tone green” colored smooth stucco integrated throughout various portions of the building. The recessed windows are either casement or double hung types with detailing around them. Glass, roll-up garage-style doors are used throughout the building to allow fresh breezes into the restaurant and provide an open feeling. Architectural detailing such as pitched slate tile roofs, wood brackets, decorative light fixtures, and a stone veneer planter with decorative railings are incorporated into the building design. A six-foot high, split-face CMU wall will surround the trash enclosure and the perimeter of the proposed parking lot and a six-foot high decorative fence will extend along the north and south property lines of the lot that the restaurant is located on. The drive aisle is surfaced with colored concrete paving with decorative concrete paver inlays leading to the parking area that utilizes a colored concrete pervious paving system. RP 12-31/CDP 12-28/CUP 13-04 – BLUEWATER July 17, 2013 Page 3 IV. ANALYSIS The proposed project is subject to the following ordinances, standards and policies: A. Village (V) General Plan Land Use designation; B. Residential High (RH) General Plan Land Use designation; C. Village Review Zone (CMC Chapter 21.35), District 9 (Village Master Plan and Design Manual); D. Multiple-Family Residential Zone (R-3, CMC Chapter 21.16) and Beach Area Overlay Zone (BAOZ, CMC Chapter 21.82); E. Conditional Use Permit Regulations (CMC Chapter 21.42); F. Coastal Development Regulations for the Village Segment of the Local Coastal Program (CMC Chapter 21.81 and Village Master Plan and Design Manual) and the Mello II Local Coastal Program (CMC Chapter 21.201); and G. Growth Management Ordinance (CMC Chapter 21.90) and Zone 1 Local facilities Management Plan. 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 and policies is discussed in the sections below. A. Village (V) General Plan Land Use designation The General Plan Land Use designation for the western lot located along Carlsbad Boulevard is Village (V). The Carlsbad General Plan includes the following goals for the Village: 1) a City which preserves, enhances and maintains the Village as a place for living, working, shopping, recreation, civic and cultural functions while retaining the Village atmosphere and pedestrian scale; 2) a City which creates a distinct identity for the Village by encouraging activities that traditionally locate in a pedestrian-oriented downtown area, including offices, restaurants, and specialty shops; 3) a City which encourages new economic development in the Village and near transportation corridors to retain and increase resident-serving uses; and 4) a City that encourages a variety of complementary uses to generate pedestrian activity and create a lively, interesting social environment and a profitable business setting. The proposed project is consistent with the goals for the Village, as outlined within the General Plan, because it provides a restaurant and microbrewery use in an appropriate location (Tourism Support Area Land Use District No. 9) within the Village. This in turn serves to enhance the area as a tourist district by providing additional dining and employment opportunities. By providing more commercial opportunities, the project helps to create a lively, interesting social environment, which offers the necessary customer base to attract complementary uses. The project reinforces the pedestrian-orientation desired for the downtown area by providing the residents and tourists an opportunity to walk to restaurants and mass transit functions. The projects proximity to existing bus routes and mass transit will help to further the goal of providing new economic development near transportation corridors. Furthermore, the project will provide a strong street presence with extensive architectural relief, landscaping and visually subordinate parking. Overall, the new restaurant and microbrewery will enhance the Village as a place for living, visiting, and working. RP 12-31/CDP 12-28/CUP 13-04 – BLUEWATER July 17, 2013 Page 4 B. Residential High Density (RH) General Plan Land Use Designation The General Plan Land Use designation for the eastern lot on the property is Residential High (RH). The proposed parking lot is consistent with the RH General Plan Land Use designation in that the underlying R-3 implementing zone allows for the development of a parking lot with the approval of a Conditional Use Permit if the adjacent lot is zoned for commercial uses. The adjacent lot to the west is zoned V-R which allows for commercial uses and the adjacent lots to the north and east are zoned Tourist Commercial (C-T). Notwithstanding the above, the RH Land Use designation allows for the development of two-family and multiple-family residential units within a density range of 15 – 23 dwelling units per acre (du/ac) and at a Growth Management Control Point (GMCP) density of 19 du/ac. At the RH GMCP, 3.5 dwelling units would be permitted on this 0.187 acre property. The proposed parking lot includes zero (0) dwelling units, and is therefore 3.5 dwelling units below the GMCP of 19 du/ac. The GMCP is used for the purpose of calculating the City’s compliance with Government Code Section 65863. However, consistent with Program 3.8 of the City’s certified Housing Element, all of the dwelling units, which were anticipated toward achieving the City’s share of the regional housing needs that are not utilized by developers in approved projects, will be deposited in the City’s Excess Dwelling Unit Bank. This project will deposit 3.5 dwelling units into the Excess Dwelling Unit Bank and these excess dwelling units are then available for allocation to other projects. Accordingly, there is no net loss of residential unit capacity and there are adequate properties identified in the Housing Element allowing for residential development with a unit capacity, including second dwelling units, adequate to satisfy the City’s share of the regional housing need. C. Village Review Zone (CMC Chapter 21.35), District 9 (Village Master Plan and Design Manual) In District 9 of the Village Review zone, a restaurant is a permitted use, and a microbrewery is not listed in the land use table of the Village Master Plan and Design Manual. However, all land uses which are not expressly prohibited in the land use table, shall be an accessory use, which must be approved through the Village Review permit process. The microbrewery is considered an accessory use to the permitted restaurant use for the proposed development. The proposed project meets or exceeds the development standards of the Village Review Zone and District 9 with the approval of the proposed side-yard setback standards modification by the City Council as shown in Table A below. Please note that parking in the Village is based upon net square footage rather than gross square footage. Net square footage means that area which remains after square footage of spaces that do not generate parking demand are removed from the calculation of total square footage of floor space of a building. Spaces which do not generate parking demand include, but are not limited to, restrooms, stairwells, elevators, walkways, and similar space. RP 12-31/CDP 12-28/CUP 13-04 – BLUEWATER July 17, 2013 Page 5 TABLE A – VILLAGE REVIEW – DISTRICT 9 DEVELOPMENT STANDARDS STANDARD REQUIRED/ALLOWED PROPOSED Front Yard Setback 5-20 Feet 8 Feet *Side Yard Setback 5- 10 Feet 22 Feet (North) & 1.5 Feet (South; *Standards Modification) Rear Yard Setback 5-10 Feet 11 Feet Max Building Height 45 Feet w/ 5:12 roof pitch 30 Feet w/ 5:12 roof pitch Lot Coverage 60-80% 50% Parking Restaurant: 20 spaces (1 space per 100 square feet of net floor area) (1,985 square feet of net floor area). Microbrewery: 2 spaces (1 space per 300 square feet of net floor area) (332 square feet of net floor area). Restaurant: 20 spaces Microbrewery: 2 spaces Open Space 20% 27% *Setback Standard Modification The Village Master Plan and Design Manual allows the City Council to approve development standards modifications for projects that assist the Council in meeting the goals and objectives set forth within the Village Master Plan and Design Manual. The Village Master Plan and Design Manual includes the following goals for the Village: 1) Establish Carlsbad Village as a quality shopping, working and living environment; 2) Improve the pedestrian and vehicular circulation in the Village Area; 3) Stimulate property improvements and new development in the Village; 4) Improve the physical appearance of the Village area; and 5) Provide signage which is supportive of commercial vitality and a unique Village image. The applicant is requesting a standard modification for the south side yard setback from five (5) feet to one and a half (1.5) foot because of the width of the lot. The lot is 63 feet wide, and the required 20 foot wide driveway, four feet of landscaping along the north of the building and five (5) foot side yard setback would result in a limited interior restaurant space when stairwells, elevator shafts, and “back of house” operations are accounted for. Additionally, the reduced south side yard setback only occurs along 65% of the length of the building. The proposed restaurant and microbrewery helps the Council meet the goals and objective of the Villager Master Plan and Design Manual by providing a tourist serving use within District 9 of the Village Review zone. This will allow patrons of the nearby lodging, beachgoers, and residents of the Village and beach community to be within walking distance of dining with ocean views. The redevelopment of this site will better utilize the site at a prime location with an attractively designed building. This will assist spurring additional development or improvements to properties nearby. Signage is not proposed at this time for the project; however, all signage shall be consistent with the Village Master Plan which allows for different sign types to meet the needs of businesses. RP 12-31/CDP 12-28/CUP 13-04 – BLUEWATER July 17, 2013 Page 6 D. Multiple-Family Residential Zone (R-3) and Beach Area Overlay Zone (BAOZ) The proposed project is required to comply with all applicable use and development standards of the Carlsbad Municipal Code (CMC) including the R-3 Zone (CMC Chapter 21.16) and the BAOZ regulations (CMC Chapter 21.82) since the proposed parking lot will be in the R-3 and Beach Area Overlay zones. The R-3 zone allows for a parking lot with the approval of a Conditional Use Permit (CUP) if the proposed parking lot site is located adjacent to a commercially zoned lot. The adjacent lot to the west is zoned Village Review (V-R) which allows for commercial uses and the lots to the north and east are zoned Tourist Commercial (C-T). The BAOZ and R-3 zones have no other development standards that are applicable to this development because there are not any proposed structures associated with the development of the parking lot. E. Conditional Use Permit Regulations (CMC Chapter 21.42) The proposed parking lot is a use which is allowed in the R-3 zone subject to the approval of a CUP. Chapter 21.42 of the Carlsbad Municipal Code requires that four findings be made in order to approve a conditional use permit. All of these findings can be made for this project as discussed below: 1. That the requested use is necessary or desirable for the development of the community, and is in harmony with the various elements and objectives of the general plan, including if applicable, the certified local coastal program, specific plan or master plan in that the proposed parking lot will be providing all of the required parking for a restaurant and microbrewery which is a desirable community use located in the Village boundaries on the adjacent property to the west. Furthermore, per Village Implementing Policy C.1 of the General Plan Land Use element, the parking lot supports in providing a commercial and tourist serving use in the Village, especially close to the beach. The parking lot is consistent with the RH Local Coastal Program Designation in that the underlying R-3 implementing zone allows for the development of a parking lot with the approval of a Conditional Use Permit if the adjacent lot is zoned for commercial uses. The adjacent lot to the west is zoned Village Review (V-R) which allows for commercial uses and the adjacent lots to the north and east are zoned Tourist Commercial (C-T). Furthermore, the proposed parking lot is consistent with the Mello II segment of the Local Coastal Program in that it 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 currently exist on the site, nor are there any sensitive resources located on the property. The project site is not located in an area of known geologic instability or flood hazard. The site is located in close proximity to the coast, but no public opportunities for coastal shoreline access are available from the subject site. The site is not suited for water-oriented recreation activities. 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 in that parking lots are permitted in the R-3 zone if the property they are located on abuts a commercially zoned property. The adjacent property to the west is zoned Village Review, District 9, which allows for RP 12-31/CDP 12-28/CUP 13-04 – BLUEWATER July 17, 2013 Page 7 commercial uses. The surrounding properties containing multi-family residential uses will not be affected by the development of a parking lot in that the parking lot will be surrounded by a six foot tall perimeter wall and conditioned so that any lighting will be installed so as to not produce any light or glare impacts on adjacent homes or property. 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 in that the proposed 8,150 square foot parking lot can accommodate the 22 parking spaces, landscaping, and six-foot tall split-face CMU block wall. 4. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use in that the parking lot is provided access from Carlsbad Boulevard, which is currently operating at an acceptable level of service. The 350 average daily trips associated with the proposed restaurant and microbrewery that the parking lot will be serving can be accommodated by the existing street system. F. Coastal Development Regulations for the Village Segment of the Local Coastal Program (CMC Chapter 21.81 and Village Master Plan and Design Manual and the Mello II Local Coastal Program (CMC Chapter 21.201) The proposed restaurant and brewery portion of the project is located within the Village Segment of the Coastal Zone. Consistency with the Village Local Coastal Program is required for this portion of the project. The Village Master Plan and Design Manual function as the Local Coastal Program for the Village area. The proposed restaurant and microbrewery is consistent with the Village Master Plan and Design Manual as previously discussed in section “C” of this staff report. The proposed restaurant and microbrewery is consistent with the surrounding development of motels, restaurants, and multi-family residential. The proposed parking lot portion of this project is located within the Mello II Local Coastal Program segment. The parking lot is consistent with the RH Local Coastal Program Designation in that the underlying R-3 implementing zone allows for the development of a parking lot with the approval of a Conditional Use Permit if the adjacent lot is zoned for commercial uses. The adjacent lot to the west is zoned Village Review (V-R) which allows for commercial uses and the adjacent lots to the north and east are zoned Tourist Commercial (C-T). The proposed parking lot is compatible with the surrounding development of motels, restaurants, and multi-family residential. Furthermore, staff finds the proposed project to be consistent with the Village and Mello II segments of the Local Coastal Program in that views of the coastline, as seen from public lands or the public right-of-way, will not be obstructed by the proposed project, nor otherwise damage the visual beauty of the coastal zone. No agricultural uses currently exist on the site, nor are there any sensitive resources located on the property. The project site is not located in an area of known geologic instability or flood hazard. Although the site is located in close proximity to the coast, no public opportunities for coastal shoreline access are available from the public site. Furthermore, the site is also not suited for water-oriented recreation activities. RP 12-31/CDP 12-28/CUP 13-04 – BLUEWATER July 17, 2013 Page 8 G. 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 B below. TABLE B – GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration N/A N/A Library N/A N/A Waste Water Treatment 3.7 EDU Yes Parks N/A N/A Drainage 2 CFS Yes Circulation 350 ADT Yes Fire Station No. 1 Yes Open Space N/A N/A Schools N/A N/A Sewer Collection System 3.7 EDU Yes Water 1527 GPD Yes The proposed project is 3.5 units below the Growth Management unit yield for this RH designated property. Consistent with the General Plan and Policy No. 43, 3.5 DU will be deposited into the City’s excess dwelling unit bank. V. ENVIRONMENTAL REVIEW The project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption. The project is consistent with the General Plan as well as with the Zoning Ordinance, the project site is within the City limits, is less than 5 acres in size, and is surrounded by urban uses; there is no evidence that the site has value as habitat for endangered, rare, or threatened species; approval of the project will not result in significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. The project is exempt from further environmental documentation pursuant to Section 15332 of the State CEQA guidelines. A Notice of Exemption will be filed by the City Planner upon final project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 7001 (RP) 2. Planning Commission Resolution No. 7002 (CDP) 3. Planning Commission Resolution No. 7003 (CUP) 4. Planning Commission Resolution No. 7004 (CDP)(R-3) 5. Location Map 6. Background Data Sheet 7. Local Facilities Impact Assessment Form 8. Disclosure Statement 9. Reduced Exhibits 10. Exhibits “A” – “N” dated July 17, 2013 Revised 01/06 BACKGROUND DATA SHEET CASE NO: RP 12-31/CDP 12-28/CUP 13-04 CASE NAME: Bluewater APPLICANT: Buck Thompson REQUEST AND LOCATION: To allow for the demolition of all existing structures on site and the construction of a 6,637 square foot restaurant with a microbrewery and parking lot LEGAL DESCRIPTION: Lot 111 of Terramar Unit No. 4 in the City of Carlsbad, in the County of San Diego, State of California, according to map thereof No. 3312, filed in the Office of the County Recorder of San Diego County on October 14, 1955. APN: 203-25-29 & 203-250-28 Acres: .42 Proposed No. of Lots/Units: N/A GENERAL PLAN AND ZONING Existing Land Use Designation: Village (V) & Residential High (RH) Proposed Land Use Designation: Village & Residential High Density Allowed: 23 du/ac Density Proposed: N/A Existing Zone: Village Review (V-R) & Multiple Family Residential (R-3) Proposed Zone: V-R & R-3 Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site V-R & R-3 V & RH Commercial & Residential North V-R & C-T V & TR Motel & Multi-Family South V-R & R-3 V & RH Hotel & Multi-Family East C-T & R-3 TR & RH Multi-Family West V-R V Restaurant LOCAL COASTAL PROGRAM Coastal Zone: Yes No Local Coastal Program Segment: Village & Mello II Within Appeal Jurisdiction: Yes No Coastal Development Permit: Yes No Local Coastal Program Amendment: Yes No Existing LCP Land Use Designation: V & RH Proposed LCP Land Use Designation: V & RH Existing LCP Zone: V-R & R-3 Proposed LCP Zone: V-R & R-3 Revised 01/06 PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 3.7 EDU ENVIRONMENTAL IMPACT ASSESSMENT Categorical Exemption, Section 15332 – In-fill development project Negative Declaration, issued Certified Environmental Impact Report, dated Other, CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: Bluewater – RP 12-31/CDP 12-28/CUP 13-04 LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: V/RH ZONING: Village (V) & R-3 DEVELOPER’S NAME: The Blue Family Trust ADDRESS: 2950 Ocean Street, Carlsbad, CA 92008 PHONE NO.: 760-729-5101 ASSESSOR’S PARCEL NO.: 203-250-29 & 203-250-28 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 6,637 sq. ft. ESTIMATED COMPLETION DATE: Spring 2014 A. City Administrative Facilities: Demand in Square Footage = N/A B. Library: Demand in Square Footage = N/A C. Wastewater Treatment Capacity (Calculate with J. Sewer) 3.7 EDU D. Park: Demand in Acreage = N/A E. Drainage: Demand in CFS = 2 CFS Identify Drainage Basin = B (Identify master plan facilities on site plan) F. Circulation: Demand in ADT = 350 ADT (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = 1 H. Open Space: Acreage Provided = N/A I. Schools: N/A (Demands to be determined by staff) J. Sewer: Demands in EDU 3.7 EDU Identify Sub Basin = AA (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD = 1527 GPD The proposed project is 3.5 units below the Growth Management unit yield for this RH designated property. Consistent with the General Plan and Policy No. 43, 3.5 DU will be deposited into the City’s excess dwelling unit bank. CS858.454.2720 858.336.8249 celle-mail: piarcdesign@sbcglobal.net627 BONAIR WAY, LA JOLLA, CA 92037 PI ARC DESIGNUse of Documents • Designer's Restrictive Notice • Allen 'Buck' Thompson • © 2005 Pi Arc Designπ All designs and drawings within these documents arethe property of the Designer. These documents were prepared for the exclusive use of this project. Anyother use, reproduction or copying of the designs ordrawings without the written authorization from the Designer is prohibited and violates copyright law.Any errors, omissions or discrepancies discovered inthese documents require immediate written notification to the Designer, Owner and Contractor. Proper instruction shall be issued prior to proceedingwith any related work. These documents shall not be used for construction prior to the issuance of all required permits and are valid only when bearing thesignature of Allen 'Buck' Thompson. PROJECT NUMBER PLANNING SUBMITTAL #1 6/18/2013 12-21-12 1110 PLANNING SUBMITTAL #4 SUBMITTAL RECORD: CURRENT PLAN SUBMITTAL: PROJECT PERMIT APPLICATIONS INDEX TO DRAWINGS PROJECT DESCRIPTION PROJECT INFORMATION PROJECT DATA AERIAL MAP VICINITY MAP CONDITIONS OF APPROVAL CODE COMPLIANCE PROJECT CONSULTANTS PROJECT INFORMATION & DATA The following case numbers apply to this Project: Major Village Review Permit RP 12-31 Coastal Development Permit CDP 12-28 Conditional Use Permit CUP 13-04 OWNER: Barry J. Blue and Mary T. Blue, Trustees of the Blue Family Trust, 3056 Carlsbad Blvd. LLC 2950 Ocean Street Carlsbad, CA 92008 APPLICANT: Barry Blue 2950 Ocean Street Carlsbad, CA 92008 DESIGNER/ APPLICANT REPRESENTATIVE: Pi Arc Design Buck Thompson 627 Bonair Way La Jolla, CA 92037 858-454-2720 / cell 858-336-8249 piarcdesign@sbcglobal.net PROJECT NAME & ADDRESS: Bluewater Micro-Brewery & Restaurant 3056 Carlsbad Blvd. Carlsbad, CA 92008 ASSESSOR PARCEL #: 203-250-29-00 & 203-250-28-00 LEGAL DESCRIPTION: Those Portions of Tract 100 of Carlsbad Lands, in the City of Carlsbad, County of San Diego, State of California, according to Map there of No. 1661, filed in the Office of the County Recorder of San Diego March 1, 1915 WATER DISTRICT: Carlsbad Municipal Water District 5950 El Camino Real Carlsbad, CA SEWER DISTRICT: City of Carlsbad This Project shall comply with the "CONDITONS OF APPROVAL" as set forth within the following documents: Major Village Review Permit RP 12-31 Coastal Development Permit CDP 12-28 Conditional Use Permit CUP 13-04 APN #203-250-29-00: Demolish 2,314 sq ft of existing primary structure and 780 sq ft of secondary structure. Removal of the existing and secondary structures will allow 60% of redevelopment to occur within the existing footprint of the primary structure and which shall be located toward the street frontage side of the property. The southern exterior wall of the new primary structure shall be located 1'-6" from the southern most property line of the property contained within APN #203-250-29-00. All site improvements, exterior finish wall materials, trim components and timber structures will be similar and compatible with existing adjacent structures. Roof coverings shall be Class "A" rated with sloped roof areas to be post consumer recycled synthetic slate shingle tiles and minimal flat roof areas shall be a waterproof membrane with gravel ballast surface. The new structure will provide a full service restaurant with on-site micro-brewery serving food and beverages in the interior dining and bar areas, with ancillary streetside patio and upper floor balcony for outside dining. Sanitary restroom facilities will be provided on both floor levels and in compliance with 2010 ADA Standards for Accessible Design. A stairway and elevator will be provided for access to the upper floor dining, restroom facilities and outdoor balcony areas. An access ramp shall be provided for sidewalk accessibility to the restaurant, balcony and patio dining areas. The micro-brewery is located within the new structure to facilitate and compliment the restaurant by having on-site sales. Any off-site sales shall be arranged for and sold through the restaurant with a micro-brewery management/storage office located on the Upper Floor Level. A trash enclosure will be provided. Enclosure walls will be 6' hgt. CMU walls with a split-face tan finish on both sides, a steel gate, and designed per city standards. The Drive Aisle access will be 20 foot width, with an 40 foot diameter turn around located in the parking area. APN #203-250-28-00: Demolish and remove 2,282 sq ft of existing habitable rental units and accessory storage structures (see Existing Site Plan) from the rear of the property to provide an improved parking area for restaurant patrons and landscaping. 22 on-site parking spaces are provided per Village Parking Requirements with parking as follows: 12 - standard parking spaces, 9 - compact parking spaces, and 1 - ADA 2010 Standards for Accessible Design compliant Van Accessible parking space. New 6' hgt. CMU walls with a split-face tan finish on both sides shall be constructed on property boundaries adjacent to residential uses and new 6' hgt. decorative fences will be constructed on property boundaries adjacent to similar and compatible uses. The property shall remain unfenced from the street on the northern property boundary for 25'-0" +/-, and from the street on the southern property boundary for 52'-0" +/- . This Project (including these plans and all work) shall comply with the following: Carlsbad General Plan and Zoning Carlsbad Village Master Plan and Development Standards Carlsbad Municipal Code As adopted and amended by the City of Carlsbad: 2010 California Building Code 2010 California Green Building Standards Code 2010 California Building Energy Efficiency Standards Code 2010 California Mechanical Code 2010 California Electrical Code 2010 California Plumbing Code 2010 California Fire Code 2010 ADA Standards for Accessible Design CIVIL ENGINEER: The Sea Bright Company Civil Engineer: Bob Sukup 4322 Seabright Place Carlsbad, CA 92008 760-720-0098 / cell 760-807-9098 LANDSCAPE PLANNING: Darsano Design Associates, Inc. Landscape Architect: Darsano Cunningham 5014 Mt. La Platta Dr. San Diego, CA 92117 858-541-2007 GEOTECHNICAL ENGINEER: B&B Engineering Geotechnical Engineer: Dennis Beard 1611-A South Melrose Drive #285 Vista, CA 92081-5471 Ph: 760 945 3150 Fax 760 945 4221 Bluewater - Restaurant & Micro-Brewery3056 Carlsbad Blvd. Carlsbad, California 92008APN: 203-250-29-00 & 203-250-28-00Bluewater - Restaurant & Micro-Brewery 3056 CARLSBAD BLVD, CARLSBAD, CALIFORNIA 92008 PROPERTY AREA: Gross Area = 18,191 sq. ft. / 0.42 ac MOL GENERAL PLAN APN 203-250-29-00 APN 203-250-28-00 & LOCAL COASTAL Village V Residential High RH PROGRAM LAND USE: 10,041 sq. ft. 8,150 sq. ft. ZONING: APN 203-250-29-00 APN 203-250-28-00 Village Review V-R Multi-Family Residential R-3 ADDITIONAL REVIEW: Dist. 9 Tourism Support Village Area Coastal Zone Beach Area Overlay BAO BUILDING OCCUPANCY: Restaurant Group A-2 Micro-Brewery Group S-2 CONSTRUCTION TYPE: Restaurant Type V Micro-Brewery Type V NOTE: An NFPA 13 Fire Sprinkler system, Back-Flow Prevention Device and a full occupant notification Fire Alarm system in accordance with NFPA 72 shall be installed. The entire system shall be designed and installed by a California State Licensed Fire Sprinkler Contractor. BUILDING COVERAGE: 5,051 sq. ft. = 28% (80 -100% allowable) BUILDING AREAS: Restaurant / Micro-Brewery - Gross Area Basement 1,595 sq. ft. Main Floor 3,709 sq. ft. Upper Floor 1,333 sq. ft. TOTAL GROSS 6,637 sq. ft. Restaurant - Net Area Basement Storage 520 sq. ft. * Main Floor Dining Room 948 sq. ft. * Main Floor Kitchen / Bar 625 sq. ft. Main Floor Storage 48 sq. ft. Main Floor Restroom & Access 836 sq. ft. Main Floor Stairway & Elevator 146 sq. ft. * Upper Floor Dining Room 278 sq. ft. * Upper Floor Kitchen / Bar 134 sq. ft. Upper Floor Restroom & Access 570 sq. ft. Upper Floor Storage 33 sq.ft. Upper Floor Stairway & Elevator 148 sq. ft. TOTAL NET 4,286 sq. ft. * NET TOTAL FOR PARKING 1,985 sq. ft. 1 PARKING SPACE / 100 sq. ft. = 20 spaces Micro-Brewery - Net Area Basement Storage 584 sq. ft. Basement Mechanical 281 sq. ft. Basement Stairway & Elevator 176 sq. ft. * Main Floor 215 sq. ft. Main Floor Storage 441 sq. ft. * Upper Floor 117 sq. ft. Upper Floor Storage 51 sq. ft. TOTAL NET 1,865 sq. ft. * NET TOTAL FOR PARKING 332 sq. ft. 1 PARKING SPACE / 300 sq. ft. = 2 space Outdoor Areas - Gross Area Patio Dining 511 sq. ft. Balcony Dining 695 sq. ft. Balcony 167 sq. ft. Outdoor Areas - Net Area Patio Dining 426 sq. ft. Balcony Dining 628 sq. ft. Balcony 152 sq. ft. PLANNING SUBMITTAL #2 03-15-13 06-18-13 PLANNING SUBMITTAL #3 05-03-13 SHT CS EX.1 A.1 A.2 A.3 A.4 A.5 A.6 A.7 A.8 NAME PROJECT INFORMATION & DATA EXISTING SITE PLAN SITE DEVELOPMENT PLAN MAIN LEVEL FLOOR PLAN UPPER LEVEL FLOOR PLAN BASEMENT FLOOR PLAN & ROOF PLAN PARKING CALCULATION DIAGRAMS NORTH & WEST EXTERIOR ELEVATIONS SOUTH & EAST EXTERIOR ELEVATIONS SECTIONS REVISIONS L1.0 L2.0 L3.0 LANDSCAPE WATER CONSERVATION PLAN LANDSCAPE COLORED WATER USE PLAN LANDSCAPE CONCEPT PLAN C.1 PRELIMINARY GRADING PLAN EX.1 Use of Documents • Designer's Restrictive Notice • Allen 'Buck' Thompson • © 2005 Pi Arc Designπ All designs and drawings within these documents arethe property of the Designer. These documents were prepared for the exclusive use of this project. Anyother use, reproduction or copying of the designs ordrawings without the written authorization from the Designer is prohibited and violates copyright law.Any errors, omissions or discrepancies discovered inthese documents require immediate written notification to the Designer, Owner and Contractor. Proper instruction shall be issued prior to proceedingwith any related work. These documents shall not be used for construction prior to the issuance of all required permits and are valid only when bearing thesignature of Allen 'Buck' Thompson. 6/18/2013 Bluewater - Restaurant & Micro-Brewery3056 Carlsbad Blvd. Carlsbad, California 92008APN: 203-250-29-00 & 203-250-28-00Bluewater - Restaurant & Micro-Brewery 3056 CARLSBAD BLVD, CARLSBAD, CALIFORNIA 92008 858.454.2720 858.336.8249 celle-mail: piarcdesign@sbcglobal.net627 BONAIR WAY, LA JOLLA, CA 92037PI ARC DESIGNPROJECT NUMBER 1110 SUBMITTAL RECORD: CURRENT PLAN SUBMITTAL: EXISTING SITE PLAN PLANNING SUBMITTAL #1 12-21-12 PLANNING SUBMITTAL #4 PLANNING SUBMITTAL #2 03-15-13 06-18-13 PLANNING SUBMITTAL #3 05-03-1336'-9 1/2" +/-61'-9 1/2" +/-2,314 sq ft 223 sq ft 744 sq ft 272 sq ft 811 sq ft 20'-0" 24'-0"50'-0"780 sq ft 232 sq ft APN 203-250-28-00 APN 203-250-29-00 C A R L S B A D B L V DDRIVE AISLESIDEWALK PARKING PATIO EXISTING WATER METER EXISTING 6' FENCE EXISTING MOTELEXISTING MOTELEXISTING MOTELEXISTING MOTELEXISTING MOTELEXISTING MULTI-FAMILY EXISTING MULTI-FAMILY EXISTING MULTI-FAMILY EXISTING MULTI-FAMILY EXISTING PRIMARY STRUCTURE EXISTING STRUCTURE SI D E W A L K PARKING (TO BE REMOVED) (TO BE REMOVED) (TO BE REMOVED) (TO BE REMOVED) (TO BE REMOVED) EXISTING SECONDARY STRUCTURE (TO BE REMOVED) (TO BE DEMOLISHED AND REDEVELOPED) EXISTING STRUCTURE EXISTING STRUCTURE EXISTING STRUCTURE GENERAL PLAN RH ZONING R-3 GENERAL PLAN V ZONING V-R S55°56'51"W 129.09'N55°56'51"E 184.41'N55°56'51"E 81.50'S34°03'09"E 36.00' N34°03'09"W 100.00'S55°56'51"W 81.50'12.95'12.23'RIGHT-OF-WAYEXISTING GAS METER EXISTING POWER POLE PLANTER PLANTER EXIST NG 6' CMU WALL 50.0 51.0 52.0 53.0 53.0 54.0 57.0 57.0 55.0 56.0 54.0 53.0 52.0 51.0 50.0 56.0 55.0 57.2 57.2 56.1 56.3 56.6 57.6 63 .24 ' N06 °56 '37 "E L = 21 .35 ' Δ = 1°17 '16 " R = 95 0 ' 39 .44 ' S07 °52 '46 " W L = 45 .64 ' Δ = 2°43 '26 " R = 96 0 ' EXISTING 6' CMU WALL SCALE: 1" = 20'EX EXISTING SITE PLAN 0 10'20'40' GE O D E T I C N O R T H PLAN NORTH A.1 Use of Documents • Designer's Restrictive Notice • Allen 'Buck' Thompson • © 2005 Pi Arc Designπ All designs and drawings within these documents arethe property of the Designer. These documents were prepared for the exclusive use of this project. Anyother use, reproduction or copying of the designs ordrawings without the written authorization from the Designer is prohibited and violates copyright law.Any errors, omissions or discrepancies discovered inthese documents require immediate written notification to the Designer, Owner and Contractor. Proper instruction shall be issued prior to proceedingwith any related work. These documents shall not be used for construction prior to the issuance of all required permits and are valid only when bearing thesignature of Allen 'Buck' Thompson. 6/18/2013 Bluewater - Restaurant & Micro-Brewery3056 Carlsbad Blvd. Carlsbad, California 92008APN: 203-250-29-00 & 203-250-28-00Bluewater - Restaurant & Micro-Brewery 3056 CARLSBAD BLVD, CARLSBAD, CALIFORNIA 92008 858.454.2720 858.336.8249 celle-mail: piarcdesign@sbcglobal.net627 BONAIR WAY, LA JOLLA, CA 92037PI ARC DESIGNPROJECT NUMBER 1110 SUBMITTAL RECORD: CURRENT PLAN SUBMITTAL: SITE DEVELOPMENT PLAN PLANNING SUBMITTAL #1 12-21-12 PLANNING SUBMITTAL #4 PLANNING SUBMITTAL #2 03-15-13 06-18-13 PLANNING SUBMITTAL #3 05-03-13 2'-0 20'-0" 2'-0"20'-0" 25'-0"15'-0"8'-6"20'-0"15'- 0 "8'-6"8'-0"9'-0"20'-0"21'-0"21'-0"15'-0"8'-0"1'-6" 7'-9"11'-5"8'-0"16'-4"4'-0 "4'-0"2'-8" TYP88'-6" +/-7'-9" 8'-0" 1'-6" 5'-0" R 40'-0" R 20'-0" LANDSCAPE AREA 3'-0 x 7'-0"DOOR 25'-0" +/-52'-0" +/-43'-0" +/-50'-0"24 ' - 0 "6'-10" +/- BASEMENT 1,595 SQ FT MAIN FLOOR LEVEL 3,709 SQ FT UPPER FLOOR LEVEL 1,333 SQ FT ________________________________ TOTAL 6,637 SQ FT GROSS OUTLINE OF EXISTING STRUCTURE FOOTPRINT TYPICAL RAISED PLANTERS TYPICAL RAISED PLANTERS TYPICAL RAISED PLANTERS LANDSCAPE AREA LANDSCAPE AREA LANDSCAPE AREA OUTLINE OF EXISTING STRUCTURE FOOTPRINT APN 203-250-28-00 APN 203-250-29-00 TYPICAL RAISED PLANTER AREA OF REALIGNED SIDEWALK SI D E W A L K C A R L S B A D B L V D TRASH ENCLOSURE 22 PARKING SPACES 12 STANDARD 8'-6" x 20'-0" PARKING SPACES 9 COMPACT 8'-0" x 15'-0" PARK NG SPACES 1 ACCESSIBLE 17'-0" x 20'-0" PARKING SPACE COMPACT S55°56'51"W 129.09'N55°56'51"E 184.41'N55°56'51"E 81.50'S34°03'09"E 36.00' N34°03'09"W 100.00' PATIO D NINGSTANDARDSTANDARDSTANDARDSTANDARD STANDARDSTANDARDSTANDARDEXIST NG 6' CMU WALL EXISTING MOTELEXISTING MOTELEXISTING MOTELEXISTING MOTELEXISTING MOTELEXISTING MULTI-FAMILY EXISTING MULTI-FAMILY EXISTING MULTI-FAMILY EXISTING MULTI-FAMILY GREASE TRAPELEVATOR ENTRY ENTRY STA N D A R D SIDEYARD SETBACK VAN ACCESS BLE PARK NG SPACE NEW 6' CMU WALL TYP. WHEEL STOPS TYP. PARK NG LOT LIGHT NG NEW 6' DECORATIVE FENCE END OF 6' DECORATIVE FENCE END OF 6' DECORATIVE FENCE TYPICAL ROOF DRAIN w/ DOWNSPOUT SIGNAGE AREA UPPER FLOOR BALCONY DIN NG COMPACTCOMPACTCOMPACTCOMPACTSTA N D A R D ST A N D A R D ST A N D A R D CO M P A C T RIGHT-OF-WAY RESTAURANT BREWERY FLA ROOF w/ GRAVEL BALLASTUPCONCRETE DECO-PAVERSCONCRETE DECO-PAVERSEXISTING MOTELPROPOSED RESTAURANT & MICRO-BREWERY TYP. DECORATIVECONCRETE PAVERS AT BORDERS GAS & ELEC UTILITIES PARKING AREA w/ PERVIOUS CONCRETE PAVERS RESTROOMS FIRE SPRINKLER RISER & ALARM SCREENED KITCHEN VENT EXHAUST CHASE AND CAPBALCONYABOVETYPICAL ROOF DRAINw/ DOWNSPOUT TYPICAL ROOF DRAIN w/ DOWNSPOUT COVERED AREA DRIVE AISLE w/ CONCRETE PAVERSSCREENED EQUIPMENT EXHAUST CHASE AND CAP SCREENED BREWING TANK EXHAUST CHASE AND CAP (SPLIT FACE w/ TAN FINISH B.S.)F.O.S.SETBACKP.LNEW 6' CMU WALL NEW 6' DECORATIVE FENCE 50.5 56.05 56.05 51.72 FIN. FLR. 56.34 FIN. FLR. 54.00P.L.SIDEYARD SETBACK GENERAL PLAN RH ZONING R-3 GENERAL PLAN V ZONING V-R DUMBWAITER CHASE AND SCREENED EQUIPMENT EXHAUST CHASE AND CAPS55°56'51"W 81.50'63 .24 ' N 06 °56 '37 "E L = 21 .35 ' Δ = 1°17 '16 " R = 95 0 ' 50.0 51.0 52.0 53.0 54.0 53.0 52.0 51.0 50.0 COMPACT COMPACT STANDARDDRAIN DRAIN 56.30 SETBACK56.0 55.0 55.67 T.O.W. SLOPED WALL RELOCATED WATER METER 50.0 COLORED CONCRETE SLAB CONCRETE SWALE EXISTING 6' CMU WALL 12.95'1223'39 44 ' S 07 °52 '46 " W L = 45 .64 ' Δ = 2°43 '26 " R = 96 0 ' (SPLIT FACE w/ TAN FINISH B.S.) 53.0 54.0 55.0 56.0 STREET ADDRESS AREA OF NEW STRUCTURE WITHIN SIDE YARD SETBACK 3'-6"W x 76'-0"D = 266 SQ FT BIKEPARKINGAREA UP UP 56.30 55.67 T.O.W. 57.0 T.O.W. 57.67 T.O.W. AC C E S S R A M P ACCESS RAMP57.67 T.O.W. 55.0 T.O.W. ENTRY 54.34 T.O.W. 56.15 56.15 63.25 +/- T.O.W. 63.25 +/- T.O.W. 57.25 T.O.W. 57.25 T.O.W. 18'-0" x 8'-0" OVHD DOOR 12'-0" x 8'-0" BIFOLD DOOR3'-0 x 7'-0DOOR6'-0" x 8'-0" DBL. DOOR6'-0" x 8'-0"DBL. DOOR3'-0" x 7'-0"DOOR57.25 T.O.W. 57.25 T.O.W. 63.25 +/- T.O.W. 63.25 +/- T.O.W.FLAT ROOF w/ GRAVEL BALLASTBACK-FLOW PREVENTION (FEBCO 876 V DC VALVE) 57.25 T.O.W. EXISTING POWER POLE EXISTING GAS METER STEPPED 6" CMU WALLEXISTING MOTELDRIVE AISLENEW 4" FIREWATER SERVICE NEW 1"WATER SERVICE NEW 6"SEWER LATERAL STREET TREE PALMS AT LOWERED GRADE CO M P A C T TYP. FLUSH CURB TYP. FLUSH CURB 6'-0"210'-7"PLLPPLPL100'-0" EXISTING MOTEL EXISTING MOTEL 19'-0" +/- PLPL 20'-0" 64'-0" EXISTING MOTEL EXISTING MOTEL DRIVEWAY EXISTING MOTEL CARPORT PARKINGDRIVE AISLE 265'-11"81'-6"EXIST NG WALLPLLPLPSCALE: 1" = 20'SP SITE PLAN 0 10'20'40'SCALE: 1" = 20'NNORTH PROFILESCALE: 1" = 20'E EAST PROFILE SCALE: 1" = 20'W WEST PROFILE SCALE: 1" = 20'SSOUTH PROFILELEGAL DESCRIPTION Those Portions of Tract 100 of Carlsbad Lands, in the City of Carlsbad, County of San Diego, State of California, according to Map there of No. 1661 filed in the Office of the County Recorder of San Diego March 1, 1915 CALCULATIONS FOR LOT & BUILDING COVERAGE AREA ** LOT SIZE: 18,191 SQ. FT. / 0.42 AC MOL TOTAL BUILDING SITE COVERAGE AREA: 5,051 SQ. FT. TOTAL PERCENTAGE OF LOT COVERAGE AREA: 28% CALCULATIONS FOR SITE / LANDSCAPE AREA * LOT SIZE: 18,191 SQ. FT. / 0.42 AC MOL TOTAL SITE LANDSCAPE AREA 4,295 SQ FT TOTAL PERCENTAGE OF LANDSCAPE AREA: 24% SITE PLAN GENERAL NOTES: All Storm Water runoff from hard surfaces will be directed to landscape areas or planters to the maximum extent possible before being discharged to Carlsbad Boulevard. Extensive use of pavers for the drive and parking areas is being implemented to promote infiltration and reduce flows that need to be treated See plans provided by Civ l Engineer. CALCULATIONS FOR DRIVE AISLE & PARKING LANDSCAPE AREA * TOTAL DRIVE AISLE & PARKING AREA: 12,494 SQ. FT. (including Drive Aisle & Parking landscape areas) DRIVE AISLE & PARKING AREA: 9,836 SQ. FT. DRIVE AISLE & PARKING LANDSCAPE AREA: 2,658 SQ. FT. PERCENTAGE OF TOTAL AREA IN LANDSCAPE: 21% * see CONCEPTUAL LANDSCAPE PLANS for diagrams CALCULATIONS FOR OPEN SPACE AREA ** LOT SIZE: 18,191 SQ. FT. / 0.42 AC MOL TOTAL OPEN SPACE AREA: 4,118 SQ. FT. TOTAL PERCENTAGE OF OPEN SPACE AREA: 23% ** see Sht A.2 MAIN LEVEL FLOOR PLAN for diagrams GE O D E T I C N O R T H PLAN NORTH STREET TREES NOT SHOWN FOR CLARITY A.2 Use of Documents • Designer's Restrictive Notice • Allen 'Buck' Thompson • © 2005 Pi Arc Designπ All designs and drawings within these documents arethe property of the Designer. These documents were prepared for the exclusive use of this project. Anyother use, reproduction or copying of the designs ordrawings without the written authorization from the Designer is prohibited and violates copyright law.Any errors, omissions or discrepancies discovered inthese documents require immediate written notification to the Designer, Owner and Contractor. Proper instruction shall be issued prior to proceedingwith any related work. These documents shall not be used for construction prior to the issuance of all required permits and are valid only when bearing thesignature of Allen 'Buck' Thompson. 6/18/2013 Bluewater - Restaurant & Micro-Brewery3056 Carlsbad Blvd. Carlsbad, California 92008APN: 203-250-29-00 & 203-250-28-00Bluewater - Restaurant & Micro-Brewery 3056 CARLSBAD BLVD, CARLSBAD, CALIFORNIA 92008 858.454.2720 858.336.8249 celle-mail: piarcdesign@sbcglobal.net627 BONAIR WAY, LA JOLLA, CA 92037PI ARC DESIGNPROJECT NUMBER 1110 SUBMITTAL RECORD: CURRENT PLAN SUBMITTAL: MAIN LEVEL FLOOR PLAN PLANNING SUBMITTAL #1 12-21-12 PLANNING SUBMITTAL #4 PLANNING SUBMITTAL #2 03-15-13 06-18-13 PLANNING SUBMITTAL #3 05-03-13 REFER REFER FRZR 3'-5"3'- 5 "7'-9"36'-9"3'- 3 1 / 2 "3'-7"3'-7"15'-0"15'-0"R 2 ' - 6 " R 2 ' - 6 "UP UP8'-0"8'-0"9'-0" 43'-0" /-117'-6"12'-2" 4'-2"4'-10"5'-0"71'-0"32'-6"5'-4"26'-0"6'-3"6'-4"4'-6"14'-0"34'-0"14'-0"22'-0"33'-6" 12'-2"12'-0"14'-0"7'-9"4'-0"14'- 8 " 33'-6"1'-6"1'-4"5'-10"2'-4"18-8"2'-4"7'-7"11' - 5 " 8'- 0 " 8'-6 "AA.8AA.8BA.8BA.8CA.8CA.8DRIVE AISLE / CONCRETE PAVERS SIDEWALKSTANDARDCOMPACT COMPACT COMPACT COMPACTCARLSBAD BLVDSTCOMPACTCOMPACTTR A S H EN C L O S U R E STORAGE RM SIGNAGE AREA ENTRY ELEVATOR GRILL w/ EXHAUST HOOD BAR SEATING 48 EAT MAIN DINING ROOM PREP KITCHEN DISHWASHING COOLER 14 SEATS JACKETED MIXING/BREWING TANKS OPEN TO ABOVE PUMP SWITCHESPIZZAOVEN JACKETED FERMENTING TANKS JACKETED SERVING TANKS 16'-0" x 10'-0" OVHD DOOR WOMEN'S RESTROOM MEN'S RESTROOM HOPS & GRAIN STORAGE 10'-0" x 8'-0" ROLL-UP DOOR PATIO DINING 26 SEATS 11 -6" x 6'-2" OVHD DOOR11'-6" x 6'-2" OVHD DOOR 18" HGT PLANTERUTILITY ROOM ENTRY WINE RACK GRAIN WASTE BINSFIRE SPRINKLER RISER AND ALARM DUMBWA TER S E T B A C K 6'-0" HGT. CMU WALLS 2 - 6'-3"W X 5'-2"H IRON GATES TYP. RAISED PLANTER BED BEER TAPS BEER TAPS BEER TAPS SODAFOUNTAIN3'-0" x 7'-0"DOOR 3'-0" x 7'-0"DOOR6'-0" x 8'-0" DBL. DOOR 6'-0" x 8'-0" DBL. DOOR EMERGENCY EXIT 2 HR RATED FIRE WALL DW DW BEER & WINECOOLER MI ROWAVE F.O.S. P.L. TYP. ROOF GUTTER DOWNSPOUT TYP ROOF GUTTER DOWNSPOUT UNJACKETED SERVING TANKSAND KEG STORAGE PARTIALLY COVERED CONCRETE WALKWAY F N. FLR. 56.34 FIN. FLR. 54.00 51.72 56.05 UPKITCHEN MICRO-BREWERY DRAIN DRAIN COVERED AREA 56.05 SIDEYARD SETBACKSIDE SETBACKSIDE SETBACKSTREET ADDRESS CO L O R E D CO N C R E T E S L A B CONCRETE SWALE GREASE TRAP 56.055605 56 30 BICYLCLE PARKING AREA 56.3056.3056.30 56 30 8% SLOPE ACCESS RAMP8% SLOPE ACCESS RAMP 56.30UPUPCL R CLRCL R 4.6% SLOPEUP ENTRYAREA OF REALIGNED SIDEWALK CLRCLR570 T.O.W.57.67 T.O. .55.67 T.O.W.42" HGT GUARDRAILS E T B A C K VAN ACCESSIBLEPARKING SPACE42" HGT GUARDRAIL55 67 TOW53 TOW57.67 T.O.W.SLOPED WALL TO MATCH RAMP55.0 T.O.W.57.0 T.O.W.57.67 T.O.W.DA.8DA.85,051 sq ft BLDG COVERAGE 10,141 sq ft PARCEL SIZE 8,150 sq ft PARCEL SIZE 3,973 sq ft BLDG FOOTPRINT 1,333 sq ft UPPER FLOOR LEVEL3,709 sq ft MAIN FLOO LEVELDEDICATED RIGHT 0F WAY S55°56'51"W 129.09' N55°56'51"E 184 41' N55°56'51"E 81.50S34°03'09"E 36.00'N34°0309W 10000S55°56'51"W 81.50'63.24'N06°56'37"EL = 21.35'Δ = 1°1'16" R = 950'APN 203-250-28-00APN 203-250-29-00 5,051 sq ft BU LDING SITE COVERAGE 50% OF PARCEL COVERAGE 0 sq ft BUILDING SITE COVERAGE 0% OF PARCEL COVERAGE 2,669 sq ft OPEN SPACE 1,853 sq ft OPEN SPACE TRASH ENCLOSURE 3,973 sq ft BLDG FOOTPRINT 2,009 sq ft (20%) OPEN SPACE REQUIRED 2,669 sq ft (27%) OPEN SPACE PROVIDED 10,041 sq ft PARCEL SIZE DEDICATED RIGHT 0F WAYS55°56'51"W 129.09' N55°56'51"E 184.41' N55°56'51"E 81.50'S34°03'09"E 36.00'N34°03'09"W 100.00'S55°56'51"W 81.50'63.24'N06°56'37"EL = 21.35'Δ = 1°17'16" R = 950'(DRIVE AISLE, PARKING & TRASH ENCLOSURE ARE NOT INCLUDED N OPEN SPACE CALCULATION) 1,630 sq ft (20%) OPEN SPACE REQUIRED 1,853 sq ft (23%) OPEN SPACE PROVIDED 8,150 sq ft PARCEL SI E APN 203-250-28-00APN 203-250-29-00 SCALE: 1/8" = 1'-0"1 MAIN LEVEL FLOOR PLAN 0 4'8'16'GEODETIC NORTHPLAN NORTH GROSS FLOOR AREA CALCULATIONS: NET FLOOR AREA CALCULATIONS: CUMULATIVE CALCULATIONS FOR PROPERTY & BUILDING COVERAGE AGGREGATE TOTAL PROPERTY SIZE: 18,191 SQ. FT. / 0.42 AC MOL TOTAL BUILDING SITE COVERAGE: 5,051 SQ. FT. TOTAL PERCENTAGE OF LOT COVERAGE: 28% CUMULATIVE CALCULATIONS FOR OPEN SPACE AREA AGGREGATE TOTAL PROPERTY SIZE: 18,191 SQ. FT. / 0.42 AC MOL TOTAL OPEN SPACE AREA: 4,118 SQ. FT. TOTAL PERCENTAGE OF OPEN SPACE AREA: 23% MAIN FLOOR RESTAURANT 1,573 sq. ft. NET MICRO-BRE ERY 215 sq. ft. NET UPPER FLOOR RESTAURANT 412 sq. ft. NET MICRO-BRE ERY 117 sq. ft. NET ______________________________________________________________ TOTAL RESTAURANT 1,985 sq. ft. NET MICRO-BRE ERY 332 sq. ft. NET BASEMENT / STORAGE 1,595 sq. ft. GROSS MAIN FLOOR 3,709 sq. ft. GROSS UPPER FLOOR 1,333 sq. ft. GROSS ________________________________________________________________ TOTAL 6,637 sq. ft. GROSS OUTDOOR PATIO DIN NG 511 sq. ft. GROSS OUTDOOR BALCONY DINING 695 sq. ft. GROSS OUTDOOR BALCONY 167 sq. ft. GROSS A.3 Use of Documents • Designer's Restrictive Notice • Allen 'Buck' Thompson • © 2005 Pi Arc Designπ All designs and drawings within these documents arethe property of the Designer. These documents were prepared for the exclusive use of this project. Anyother use, reproduction or copying of the designs ordrawings without the written authorization from the Designer is prohibited and violates copyright law.Any errors, omissions or discrepancies discovered inthese documents require immediate written notification to the Designer, Owner and Contractor. Proper instruction shall be issued prior to proceedingwith any related work. These documents shall not be used for construction prior to the issuance of all required permits and are valid only when bearing thesignature of Allen 'Buck' Thompson. 6/18/2013 Bluewater - Restaurant & Micro-Brewery3056 Carlsbad Blvd. Carlsbad, California 92008APN: 203-250-29-00 & 203-250-28-00Bluewater - Restaurant & Micro-Brewery 3056 CARLSBAD BLVD, CARLSBAD, CALIFORNIA 92008 858.454.2720 858.336.8249 celle-mail: piarcdesign@sbcglobal.net627 BONAIR WAY, LA JOLLA, CA 92037PI ARC DESIGNPROJECT NUMBER 1110 SUBMITTAL RECORD: CURRENT PLAN SUBMITTAL: UPPER LEVEL FLOOR PLAN PLANNING SUBMITTAL #1 12-21-12 PLANNING SUBMITTAL #4 PLANNING SUBMITTAL #2 03-15-13 06-18-13 PLANNING SUBMITTAL #3 05-03-134'-4 1/2"11'-4"17'-8" 4'-9" R 2 ' - 6 " R 2 ' - 6 "DOWNAA.8AA.8BA.8BA.8CA.8CA.8 17'-3 1/2"19'-8 1/2"24'-3 1/2"22'-0"14'-6"19'-0" 37'-0"79'-9 1/2"9'-10"19'-0"3'-6"32'-4"17'-3 1/2"20'-0"24'-0"22'-0"29'-0"4'-6"1'-3/4"17'-10 1/2"12'-6"20'-0"2'-11 3/4"11'-11"2'-11 3/4"1'-3/4"1'-6"16'-0"1'-6"5'-0"4'-1/2"4'-6" 14'-6"19'-0"3'-0"8'-10"8'-6"14'-0"15-5 1/2"9'-10 1/2"ELEVATOR BALCONY BREWERY OFFICE OPEN TO BELOW DUMBWAITER STORAGE JACKETEDSERV NG TANKS BALCONY DINING 36 SEATS LINEAR GAS FIREPLACE UPPER FLOOR DINING 10 SEATS 6 SEATS WOMEN'S RESTROOM MEN S RESTROOM BAR SEATING WINE RACK TYP. ROOF OVHG.@ LOWER ROOF AREA12'-0" x 8'-0" B FOLD DOOR BEER T PS SODAFOUNTAIN 3'-0" x 7'-0"DOOR TYP. ROOF GUTTER w/ DOWNSPOUT TYP. ROOF GUTTER w/ DOWNSPOUT MICROWAVE COOLER CLOSETBREWING TANK FLUE CHASE ABOVE FIN. FLR. 69.19 KITCHEN VENT EXHAUST CHASE FLAT ROOF w/ GRAVEL BALLAST FLAT ROOF w/ GRAVEL BALLAST ROOF PI CH 5 12ROOF PITCH 5 12 ROOF PITCH 5 12 ROOF PITCH 5 12 SERVICE AREA DOWNDOWNLANDINGTYP. 42" HGT GUARDRAILDA.8DA.88"1'-6"6'-0" HGT2'-0" FINISH GRADE (57.25' +/-) PL D1 - SIDE & REAR YARD SITE WALL SCALE: 1/2" = 1'-0" 8" SPLIT FACE CMU WALL T.O.W. 63.25' +/- CONCRETE FOOTING (PROVIDE CUTOUT FOR LANDSCAPE VINE POCKETS WHERE OCCURS) ADJACENT GRADE (HGT. VARIES) MIN. SECTION 1 1/2" SPLIT FACE CAP ELEVATION 8"1'-6"6'-0" HGT1'-4" 3/4" SQ TUBING w/ 4" O.C. SPACING 4"4"CONCRETE FOOTING D2 - SIDE YARD DECORATIVE FENCE SCALE: 1/2" = 1'-0" DECORATIVE FENCE FINISH GRADE (56 17' +/-) 6" SPLIT FACE CMU WALL T.O.W. 63.25' +/- PL ADJACENT GRADE (HGT. VARIES) MIN. 1 1/2" SQ TUBING AT POSTS AND TOP, BOTTOM & INTERMEDIATE RAILS SECTION ELEVATION 1 1/2" SPLIT FACE CAP Note: The precise materials & finishes of the decorative fence shall be appropriately determined during preparation of the Construction Documents and coordinat on with adjacent landowners SCALE: 1/8" = 1'-0"2 UPPER LEVEL FLOOR PLAN 0 4'8'16'GEODETIC NORTHPLAN NORTH GROSS FLOOR AREA CALCULATIONS: NET FLOOR AREA CALCULATIONS: MAIN FLOOR RESTAURANT 1,573 sq. ft. NET MICRO-BREWERY 215 sq. ft. NET UPPER FLOOR RESTAURANT 412 sq. ft. NET MICRO-BREWERY 117 sq. ft. NET ______________________________________________________________ TOTAL RESTAURANT 1,985 sq. ft. NET MICRO-BREWERY 332 sq. ft. NET BASEMENT / STORAGE 1,595 sq. ft. GROSS MAIN FLOOR 3,709 sq. ft. GROSS UPPER FLOOR 1,333 sq. ft. GROSS ________________________________________________________________ TOTAL 6,637 sq. ft. GROSS OUTDOOR PATIO DIN NG 511 sq. ft. GROSS OUTDOOR BALCONY DINING 695 sq. ft. GROSS OUTDOOR BALCONY 167 sq. ft. GROSS A.4 Use of Documents • Designer's Restrictive Notice • Allen 'Buck' Thompson • © 2005 Pi Arc Designπ All designs and drawings within these documents arethe property of the Designer. These documents were prepared for the exclusive use of this project. Anyother use, reproduction or copying of the designs ordrawings without the written authorization from the Designer is prohibited and violates copyright law.Any errors, omissions or discrepancies discovered inthese documents require immediate written notification to the Designer, Owner and Contractor. Proper instruction shall be issued prior to proceedingwith any related work. These documents shall not be used for construction prior to the issuance of all required permits and are valid only when bearing thesignature of Allen 'Buck' Thompson. 6/18/2013 Bluewater - Restaurant & Micro-Brewery3056 Carlsbad Blvd. Carlsbad, California 92008APN: 203-250-29-00 & 203-250-28-00Bluewater - Restaurant & Micro-Brewery 3056 CARLSBAD BLVD, CARLSBAD, CALIFORNIA 92008 858.454.2720 858.336.8249 celle-mail: piarcdesign@sbcglobal.net627 BONAIR WAY, LA JOLLA, CA 92037PI ARC DESIGNPROJECT NUMBER 1110 SUBMITTAL RECORD: CURRENT PLAN SUBMITTAL: BASEMENT FLOOR PLAN & ROOF PLAN PLANNING SUBMITTAL #1 12-21-12 PLANNING SUBMITTAL #4 PLANNING SUBMITTAL #2 03-15-13 06-18-13 PLANNING SUBMITTAL #3 05-03-132'-6"AA.8AA.8BA.8BA.8CA.8CA.8DA.8DA.8BALCONY FLAT ROOF w/ GRAVEL BALLAST FLAT ROOF w/ GRAVEL BALLAST BALCONY TYP. ROOF OVHG.@ UPPER ROOF AREAROOF PITCH 5 12 ROOF PITCH 5 12ROOF PITCH 5 12ROOF PITCH 5 12 ROOF PITCH 5 12 ROOF PITCH 5 12 ROOF PITCH 5 12 DUMBWAITER CHASE w/ SCREENED EQUIPMENT EXHAUST CHASE AND CAP SCREENED BREWING TANK EXHAUST CHASE AND CAP SCREENED EQUIPMENT EXHAUST CHASE AND CAP SCREENED KITCHEN VENT EXHAUST CHASE AND CAP SUNSHADE TRELLIS TYP ROOF GUTTER w/ DOWNSPOUT ROOF PITCH 5 12 ROOF PITCH 5 12 5'-4"26'-0"6'-3"36'-11 1/2"18'-6 1/2"37'-7"UP23'-0"32'-6" ELEVATOR JACKETED FERMENTING TANKS JACKETED SERVING TANKS BASEMENT / STORAGE 1,595 sq ft GROSS PLUMBING & MECHANICAL EQUIPMENT ROOM ELEVATOR SERVICE RM P T ACCESS 1,385 sq ft NET CLOSETFIN. FLR. 44.65AA.8AA.8BA.8BA.8CA.8CA.8DA.8DA.8SCALE: 1/8" = 1'-0"RP ROOF PLAN 0 4'8'16' SCALE: 1/8" = 1'-0"B BASEMENT FLOOR PLAN 0 4'8'6' ROOF PLAN GENERAL NOTES: SLOPED ROOF MATERIALS SHALL BE: SYNTHETIC SLATE ROOFING BY ECOSTAR "MAJESTIC SLATE", OR EQUAL. COLOR - GRAY / GREEN FLAT ROOFING MATER ALS SHALL BE: BUILT-UP WATERPROOF MEMBRANE WITH A DARK GRAVEL BALLAST SYSTEM.GEODETIC NORTHPLAN NORTH All Storm Water runoff from hard surfaces will be directed to landscape areas or planters to the maximum extent possible before being d scharged to Carlsbad Boulevard. Extensive use of pavers for the drive and parking areas is being implemented to promote infiltration and reduce flows that need to be treated. See plans provided by Civil Engineer. A.5 Use of Documents • Designer's Restrictive Notice • Allen 'Buck' Thompson • © 2005 Pi Arc Designπ All designs and drawings within these documents arethe property of the Designer. These documents were prepared for the exclusive use of this project. Anyother use, reproduction or copying of the designs ordrawings without the written authorization from the Designer is prohibited and violates copyright law.Any errors, omissions or discrepancies discovered inthese documents require immediate written notification to the Designer, Owner and Contractor. Proper instruction shall be issued prior to proceedingwith any related work. These documents shall not be used for construction prior to the issuance of all required permits and are valid only when bearing thesignature of Allen 'Buck' Thompson. 6/18/2013 Bluewater - Restaurant & Micro-Brewery3056 Carlsbad Blvd. Carlsbad, California 92008APN: 203-250-29-00 & 203-250-28-00Bluewater - Restaurant & Micro-Brewery 3056 CARLSBAD BLVD, CARLSBAD, CALIFORNIA 92008 858.454.2720 858.336.8249 celle-mail: piarcdesign@sbcglobal.net627 BONAIR WAY, LA JOLLA, CA 92037PI ARC DESIGNPROJECT NUMBER 1110 SUBMITTAL RECORD: CURRENT PLAN SUBMITTAL: PARKING CALCULATION DIAGRAMS PLANNING SUBMITTAL #1 12-21-12 PLANNING SUBMITTAL #4 PLANNING SUBMITTAL #2 03-15-13 06-18-13 PLANNING SUBMITTAL #3 05-03-13 5 3,709 sq ft GROSS MAIN FLOOR FOOTPRINT 511 sq ft GROSS PATIO AREA 426 sq ft NET PATIO AREA 215 sq ft NET MICRO-BREWERY AREA948 sq ft NET RESTAURANT 117'-6" 4'-2"1'-10"8'-0"34'-0"14'-0"22'-0"33'-6"37'-7"5'-4"26'-0"6'-3"36'-9"6'-6"1'-2"19'-8"3'-2"6'-3"4'-10"5'-0"71'-0"32'-6"5'-4"4'-6"6'-6"625 sq ft NET KITCHEN / BAR UP ELEVATOR DUMBWAITER 1,979 sq ft GROSS MAIN FLOOR RESTAURANT / KITCHEN / BAR AREA 387 sq ft GROSS MAIN FLOOR MICRO-BREWERY AREA 1,573 sq ft NET TOTAL RESTAURANT / KITCHEN / BAR AREA 188 sq ft 987 sq ft 215 sq ft 426 sq ft PATIO DINING MAIN DINING ROOM PREP KITCHEN DISHWASHINGKITCHEN / BAR AREA COOLER MICRO-BREWERY MEN'S RESTROOM WOMEN'S RESTROOM STORAGE RM HOPS & GRAIN STORAGE BAR SEATING COLD STORAGE UTILITY ROOM BEER &WINE COOLER PIZZA OVEN8% SLOPE ACCESS RAMP8% SLOPE ACCESS RAMP 351 sq ft 86 sq ft 1,333 sq ft GROSS UPPER FLOOR FOOTPRINT 695 sq ft GROSS BALCONY DINING AREA 278 sq ft NET RESTAURANT AREA628 sq ft NET BALCONY DINING AREA 167 sq ft GROSS BALCONY AREA 152 sq ft NET BALCONY AREA 134 sq ft NET KITCHEN/BAR 24'-3 1/2"22'-0"14'-6"19'-0" 79'-9 1/2"9'-1/2"23'-3 1/2"9 1/2"19'-0"3'-6"1'-6"1'-6"5 02'-3 1/2"12'-6"15'-5 1/2"4'-4 1/2"79'-9 1/2" 24'-3 1/2"22'-0"14'-6"19'-0" 117 sq ft NET BREWERY AREA OPEN TO BELOW ELEVATOR DUMBWAITER 134 sq ft GROSS UPPER FLOOR MICRO-BREWERY AREA 462 sq ft GROSS UPPER FLOOR RESTAURANT / KITCHEN / BAR AREA 278 sq ft 117 sq ft 152 sq ft 628 sq ft WOMEN'S RESTROOM BREWERY OFFICE MEN'S RESTROOM SERVICE AREA BALCONY DINING UPPER FLOOR DIN NG BAR SEATING STORAGE BALCONY 412 sq ft NET TOTAL RESTAURANT / KITCHEN / BAR AREA SERVICE BAR AREA 74 sq ft 60 sq ftDOWN SCALE: 1/8" = 1'-0"1 MAIN FLOOR LEVEL 0 4'8'6' SCALE: 1/8" = 1'-0"2 UPPER FLOOR LEVEL 0 4'8'6'30'-0"10'-0"20'-0"8'-6"10'-0"10'-0" NET FLOOR AREA CALCULATIONS: PARKING AREA CALCULATIONS: RESTAURANT PARKING MICRO-BREWERY PARKING GROSS FLOOR AREA CALCULATIONS: NET AREAS: MAIN FLOOR 1,573 sq. ft. NET UPPER FLOOR 412 sq. ft. NET TOTAL NET AREA 1,985 sq. ft. NET REQUIRED RESTAURANT PARKING 1 / 100 sq ft of net area 20 REQURED PARKING SPACES NET AREAS: MAIN FLOOR 215 sq. ft. NET UPPER FLOOR 117 sq. ft. NET TOTAL NET AREA 332 sq. ft. NET REQUIRED MICRO-BREWERY PARKING 1 / 300 sq ft of net area 2 REQUIRED PARKING SPACES RESTAURANT PARKING MICRO-BREWERY PARKING NET RESTAURANT FLOOR SPACE = ONE PARKING SPACE NET MICRO-BREWERY FLOOR SPACE = 0NE PARKING SPACE ONE REQUIRED PARKING AREA 170 sq. ft. 100 sq. ft. 300 sq. ft. TOTAL REQUIRED PARKING = 22 PARKING SPACES MAIN FLOOR RESTAURANT 1,573 sq. ft. NET MICRO-BREWERY 215 sq. ft. NET UPPER FLOOR RESTAURANT 412 sq. ft. NET MICRO-BREWERY 117 sq. ft. NET ________________________________________________________ TOTAL RESTAURANT 1,985 sq. ft. NET MICRO-BREWERY 332 sq. ft. NET NOTE: A MAXIMUM OF FORTY PERCENT (40%) OF THE TOTAL PARKING SPACES PROVIDED MAY BE COMPACT PARKING SPACES. STANDARD PARKING SPACE NOTE: GROSS SQ. FT. CALCULATIONS ARE BY MEASUREMENT FROM THE OUTSIDE EDGE OF A WALL SURFACE TO THE OUTSIDE EDGE OF A WALL SURFACE, OR TO A SPACE WHICH DOES NOT GENERATE PARKING DEMAND. NET SQ. FT. CALCULATIONS ARE BY MEASUREMENT OF THE FLOOR SPACE AREA FROM AN EXTERIOR OR INTERIOR FINISH WALL SURFACE TO AN OPPOSITE OR ADJACENT FINISH WALL SURFACE, OR TO A SPACE WHICH DOES NOT GENERATE PARKING DEMAND. NOTE: GROSS SQ. FT. CALCULATIONS ARE BY MEASUREMENT FROM THE OUTSIDE EDGE OF A WALL SURFACE TO THE OUTSIDE EDGE OF A WALL SURFACE, OR TO A SPACE WHICH DOES NOT GENERATE PARKING DEMAND. NET SQ. FT. CALCULATIONS ARE BY MEASUREMENT OF THE FLOOR SPACE AREA FROM AN EXTERIOR OR INTERIOR FINISH WALL SURFACE TO AN OPPOSITE OR ADJACENT FINISH WALL SURFACE, OR TO A SPACE WHICH DOES NOT GENERATE PARKING DEMAND. NOTE: DIMENSIONS SHOWN ARE FROM THE OUTSIDE EDGE OF A WALL SURFACE TO THE OUTSIDE EDGE OF A WALL SURFACE. BASEMENT 1,595 sq. ft. GROSS MAIN FLOOR 3,709 sq. ft. GROSS UPPER FLOOR 1,333 sq. ft. GROSS ________________________________________________________________ TOTAL 6,637 sq. ft. GROSS OUTDOOR PATIO DINING 511 sq. ft. GROSS OUTDOOR BALCONY DINING 695 sq. ft. GROSS OUTDOOR BALCONY 167 sq. ft. GROSS TOTAL PROVIDED PARKING = 22 PARKING SPACES A.6 Use of Documents • Designer's Restrictive Notice • Allen 'Buck' Thompson • © 2005 Pi Arc Designπ All designs and drawings within these documents arethe property of the Designer. These documents were prepared for the exclusive use of this project. Anyother use, reproduction or copying of the designs ordrawings without the written authorization from the Designer is prohibited and violates copyright law.Any errors, omissions or discrepancies discovered inthese documents require immediate written notification to the Designer, Owner and Contractor. Proper instruction shall be issued prior to proceedingwith any related work. These documents shall not be used for construction prior to the issuance of all required permits and are valid only when bearing thesignature of Allen 'Buck' Thompson. 6/18/2013 Bluewater - Restaurant & Micro-Brewery3056 Carlsbad Blvd. Carlsbad, California 92008APN: 203-250-29-00 & 203-250-28-00Bluewater - Restaurant & Micro-Brewery 3056 CARLSBAD BLVD, CARLSBAD, CALIFORNIA 92008 858.454.2720 858.336.8249 celle-mail: piarcdesign@sbcglobal.net627 BONAIR WAY, LA JOLLA, CA 92037PI ARC DESIGNPROJECT NUMBER 1110 SUBMITTAL RECORD: CURRENT PLAN SUBMITTAL: NORTH & WEST EXTERIOR ELEVATIONS PLANNING SUBMITTAL #1 12-21-12 PLANNING SUBMITTAL #4 PLANNING SUBMITTAL #2 03-15-13 06-18-13 PLANNING SUBMITTAL #3 05-03-13 SYNTHETIC RECYCLED SLATE ROOF TILES 0.00 MA N FLOOR LEVEL 0.00' MA N FLOOR LEVEL 12.85 UPPER FLOOR LEVEL 12.85' UPPER FLOOR LEVEL ROOF PITCH 5 12 OOF PITCH 5 2 STONE VENEER PLANTER STUCCO WALL F NISH TYPICAL ROOF GUTTER w/ DOWNSPOUT 18-0 x 8-0 OVHD ENTRY DOOR POWDER COATED STEEL SUNSHADE TRELLIS 42" HGT. GUARDRAIL DUMBWAITER CHASE AND SCREENED EQUIPMENT EXHAUST CHASE AND CAP 7" HORZ LAP SIDING WALL FINISH STUCCO WALL F NISH TYPICAL ROOF GUTTER w/ DOWNSPOUT SCREENED BREWING TANK EXHAUST CHASE AND CAP ENTRY STEPS STONE VENEER PLANTER SCREENED KITCHEN VENT EXHAUST CHASE AND CAP 42" HGT POWDER COATED 1 1/2" PIPE RAIL NG w/ GR LLE WORK (F.F. 69.19') (F.F. 56.34') ACCESS RAMP STREET ADDRESS SYNTHETIC RECYCLED SLATE ROOF TILES 0.00' MAIN FLOOR LEVEL 0 00' MA N FLOOR LEVEL 12.85' UPPER FLOOR LEVEL 12.85 UPPER FLOOR LEVEL SCREENED BREWING TANK EXHAUST CHASE AND CAP 42" HGT POWDER COATED 1 1 2" P PE RAILING w/ GRILLE WORK TYPICAL ROOF GUTTER w/ DOWNSPOUT ROOF P TCH 5 12 STONE VENEER PLANTER STUCCO WALL F NISH 16-0 x 10-0 OVHD DOOR 6-0 x 8-0 ENTRY DOOR OOF PITCH 5 2ROOF PI CH 5 12 ROOF PITCH 5 12 TYPICAL ROOF GUTTER w/ DOWNSPOUT TYPICAL ROOF GUTTER w/ DOWNSPOUT 11-6 x 6-2 OVHD DOOR 11-6 x 6-2 OVHD DOOR3-0 x 7-0 DOOR EMERGENCY EXI 6-0 x 8-0 ENTRY DOORTYP. STONE VENEER PLANTER POWDER COATED STEEL SUNSHADE TRELL S 42" HGT GUARDRA L 42" HGT. GUARDRA L DUMBWAITER CHASE AND SCREENED EQUIPMENT EXHAUST CHASE AND CAPSCREENED EQUIPMENT EXHAUST CHASE AND CAP 7" HORZ. LAP SIDING WALL F N SH TYP. 8 x 8 POSTS w/ 6 x 6 KNEE BRACES TYP. 8 x 8 POSTS w/ 6 x 6 KNEE BRACES COVERED AREA 6' HGT. DECORATIVE FENCE @ PROPERTY BOUNDARY F.F. 69 19') F.F. 56 34') ACCESS RAMP SCALE: 1/8" = 1'-0"W WEST ELEVATION 0 4 8 16' SCALE: 1/8" = 1'-0"N NORTH ELEVATION 0 4'8'16 EXTERIOR ELEVATIONS GENERAL NOTES: EXTERIOR ELEVATION ARCHITECTURAL REQUIREMENTS: EXTERIOR B ILDING ELE ATIONS: 1. SHALL CONSIST OF BUILDING WALLS WINDO S, BALCONY AREAS, PAT OS AND ROOF SURFACES CONTAIN MULTIPLE OFFSET BUILDING PLANES N E CESS OF 18". 2. WINDOWS AND DOOR OPENINGS ARE RECESSED A MINIM M OF 2" FROM THE EXTERIOR BUILDING WALL PLANE. 3 SHALL CONTAIN A MI OF FRONT AND SIDE PATIOS, E ERIOR BALCONIES w/ RAILINGS, AND A VARIETY OF ARCHITECT RAL ELEMENTS THAT COMPLIMENT THE BUILDING E TERIOR. 4. SHALL DISPLAY A ARIETY OF ROOF PLANES EDGES AND SURFACES 5. SHALL CONTAIN A MIX OF WINDOW SHAPES E TERIOR HORIZONTAL LAP SIDING OR STUCCO, AND EXTER OR ARCHITECTURAL ELEMENTS EXTERIOR WALL SURFACES: JAMES HARDIE 'ARTISAN HORIZ. 7" FIBER CEMENT LAP SIDING - COLOR 'HEATHER GREEN' STUCCO WITH SMOOTH FINISH - COLOR 'LIGHT TONE GREEN' WINDOWS: ARCADIA / T-200 w/ DARK BRONZE ANODIZED FINISH / D.G LOW-E GLAZING AND STAINLESS STEEL MULTI-POINT HARDWARE, OR EQUAL. EXTERIOR DOORS: LA CANT NA CUSTOM B FOLD w/ DARK BRONZE ANODIZED F NISH / D.G. LOW-E GLAZING AND STAINLESS STEEL HARDWARE OR EQUAL O ERHEAD DOORS: BP GLASS DOORS w/ DARK BRONZE ANODIZED FINISH / D G. LOW-E GLAZ NG AND STAINLESS STEEL HARDWARE, OR EQUAL. SLOPED ROOF MATERIALS: ECOSTAR "MAJESTIC SLATE", OR EQUAL. COLOR - GRAY / GREEN FLAT ROOF MATER ALS BUIL UP WATERPROOF MEMBRANE WITH A DARK GRAVEL BALLAST SYSTEM PATIO G ARDRAILS: POWDER COATED 2" PIPE RAILING WITH GRILLE WORK AND 'ELDORADO STONE' VENEER, DRY STACK APPLICATION, AND CAP STONE, OR EQUAL. RAISED PLANTERS: CMU MASONRY WITH 'ELDORADO STONE ENEER, DR STACK APPLICATION, AND CAP STONE, OR EQ AL SITE / PROPERTY LINE WALLS: 6' HGT. MA . CMU MASONRY w/ TAN SPLIT-FACE FINISH BOTH SIDES) AT TRASH ENCLOSURE AND IN THE PARKING AREA; WITH A 6' HGT MAX. DECORATIVE FENCE RAIL E TENDING TO ARD THE FRONT OF SIDE PROPERT LINES. DRIVE AISLE: COLORED CONCRETE PA ING SYSTEM WITH DECORATI E COLORED CONCRETE PAVER INLAYS. PARKING AREA COLORED CONCRETE PERVIOUS PAVING SYS EM A.7 Use of Documents • Designer's Restrictive Notice • Allen 'Buck' Thompson • © 2005 Pi Arc Designπ All designs and drawings within these documents arethe property of the Designer. These documents were prepared for the exclusive use of this project. Anyother use, reproduction or copying of the designs ordrawings without the written authorization from the Designer is prohibited and violates copyright law.Any errors, omissions or discrepancies discovered inthese documents require immediate written notification to the Designer, Owner and Contractor. Proper instruction shall be issued prior to proceedingwith any related work. These documents shall not be used for construction prior to the issuance of all required permits and are valid only when bearing thesignature of Allen 'Buck' Thompson. 6/18/2013 Bluewater - Restaurant & Micro-Brewery3056 Carlsbad Blvd. Carlsbad, California 92008APN: 203-250-29-00 & 203-250-28-00Bluewater - Restaurant & Micro-Brewery 3056 CARLSBAD BLVD, CARLSBAD, CALIFORNIA 92008 858.454.2720 858.336.8249 celle-mail: piarcdesign@sbcglobal.net627 BONAIR WAY, LA JOLLA, CA 92037PI ARC DESIGNPROJECT NUMBER 1110 SUBMITTAL RECORD: CURRENT PLAN SUBMITTAL: SOUTH & EAST EXTERIOR ELEVATIONS PLANNING SUBMITTAL #1 12-21-12 PLANNING SUBMITTAL #4 PLANNING SUBMITTAL #2 03-15-13 06-18-13 PLANNING SUBMITTAL #3 05-03-13 SYNTHETIC RECYCLED SLATE ROOF TILES 0.00' MAIN FLOOR LEVEL 0.00' MA N FLOOR LEVEL 2.85' UPPER FLOOR LEVEL 2.85' UPPER FLOOR LEVEL SCREENED BREWING TANK EXHAUST CHASE AND CAP TYPICAL ROOF GUTTER w/ DOWNSPOUT OOF PITCH 5 2 STONE VENEER PLANTER ROOF PITCH 5 12 ROOF P TCH 5 12 OOF PITCH 5 2 TYPICAL ROOF GUTTER w/ DOWNSPOUT TYP CAL ROOF GUTTER w DOWNSPOUT POWDER COATED STEEL SUNSHADE TRELLIS 42" HGT. GUARDRAIL SCREENED EQU PMENT EXHAUST CHASE AND CAPDUMBWAITER CHASE AND SCREENED EQU PMENT EXHAUST CHASE AND CAP 6' HGT. DECORATIVE FENCE @ PROPERTY BOUNDARY 7" HORZ LAP SIDING WALL FINISH TYP. 8 x 8 POSTS w/ 6 x 6 KNEE BRACES COVERED AREA SCREENED KITCHEN VENT EXHAUST CHASE AND CAP ROOF PITCH 5 2 TYPICAL ROOF GUTTER w/ DOWNSPOUT STUCCO FINISH FIRE SPR NKLER RISER AND ALARM POWDER COATED 2" STEEL PIPE RAILING w/ GRILLE WORK (F.F. 69.19') (F.F. 56.34') STUCCO FINISH STUCCO WALL FINISH 7" HORZ. LAP S DING WALL FINISH TYPICAL ROOF GUTTER w/ DOWNSPOUT SYNTHETIC RECYCLED SLATE ROOF TILES 0 00' MAIN FLOOR LEVEL 0.00' MAIN FLOOR LEVEL 12 85' UPPER FLOOR LEVEL 12 85' UPPER FLOOR LEVEL 30 0 TYP CAL ROOF GUTTER w/ DOWNSPOUT STONE VENEER PLANTER ROOF PITCH 5 12 TYPICAL ROOF GUTTER w/ DOWNSPOUT SCREENED BREWING TANK EXHAUST CHASE AND CAP COVERED AREA 6 HGT DECORATIVE FENCE @ PROPERTY BOUNDARY SCREENED EQUIPMENT EXHAUST CHASE AND CAP DUMBWAITER CHASE AND SCREENED EQUIPMENT EXHAUST CHASE AND CAP STUCCO WALL FINISH 7" HORZ. LAP SIDING WALL F NISH 42" HGT. GUARDRA L ROOF PI CH 5 12 (F.F. 69.19' (F.F. 56.34'BLDG HGTSCALE: 1/8" = 1'-0"S SOUTH ELEVATION 0 4 8 16' SCALE: 1/8" = 1'-0"E EAST ELEVATION 0 4 8 16' EXTERIOR ELEVATIONS GENERAL NOTES: EXTERIOR ELEVATION ARCHITECTURAL REQUIREMENTS: EXTERIOR BUILDING ELE ATIONS: 1. SHALL CONSIST OF BUILDING WALLS WINDO S, BALCONY AREAS, PAT OS AND ROOF SURFACES CONTAIN MULTIPLE OFFSET BUILDING PLANES N E CESS OF 18". 2. WINDOWS AND DOOR OPENINGS ARE RECESSED A MINIM M OF 2" FROM THE EXTERIOR BUILDING WALL PLANE. 3 SHALL CONTAIN A MI OF FRONT AND SIDE PATIOS, E ERIOR BALCONIES w/ RAILINGS, AND A VARIETY OF ARCHITECTURAL ELEMENTS THAT COMPLIMENT THE BUILDING E TERIOR. 4. SHALL DISPLAY A ARIETY OF ROOF PLANES EDGES AND S RFACES 5. SHALL CONTAIN A MIX OF WINDOW SHAPES E TERIOR HORIZONTAL LAP SIDING OR STUCCO, AND EXTER OR ARCHITECTURAL ELEMENTS EXTERIOR WALL SURFACES: JAMES HARDIE 'ARTISAN HORIZ. 7" FIBER CEMENT LAP SIDING - COLOR 'HEATHER GREEN' STUCCO WITH SMOOTH FIN SH - COLOR 'LIGHT TONE GREEN' WINDOWS: ARCADIA / T-200 w/ DARK BRONZE ANODIZED FINISH / D.G LOW-E GLAZING AND STAINLESS STEEL MULTI-POINT HARDWARE, OR EQUAL. EXTERIOR DOORS: LA CANT NA CUSTOM B FOLD w/ DARK BRONZE ANODIZED F NISH / D.G. LO -E GLAZING AND STAINLESS STEEL HARDWARE OR EQUAL O ERHEAD DOORS: BP GLASS DOORS w/ DARK BRONZE ANODIZED FINISH / D G. LOW-E GLAZ NG AND STAINLESS STEEL HARDWARE, OR EQUAL. SLOPED ROOF MATERIALS: ECOSTAR "MAJESTIC SLATE", OR EQUAL. COLOR - GRAY / GREEN FLAT ROOF MATER ALS BUIL UP WATERPROOF MEMBRANE WITH A DARK GRAVEL BALLAST SYSTEM PATIO G ARDRAILS POWDER COATED 2" PIPE RAILING WITH GRILLE WORK AND 'ELDORADO STONE' VENEER, DRY STACK APPLICATION, AND CAP STONE, OR EQUAL. RAISED PLANTERS: CMU MASONRY WITH 'ELDORADO STONE ENEER, DR STACK APPLICATION, AND CAP STONE, OR EQ AL SITE / PROPERTY LINE WALLS: 6' HGT MA . CMU MASONRY w/ TAN SPLIT-FACE FINISH BOTH SIDES) AT TRASH ENCLOSURE AND IN THE PARKING AREA; WITH A 6' HGT MAX. DECORATIVE FENCE RAIL E TENDING TO ARD THE FRONT OF SIDE PROPERT LINES. DRIVE AISLE: COLORED CONCRETE PA ING SYSTEM WITH DECORATI E COLORED CONCRETE PAVER INLAYS. PARKING AREA COLORED CONCRETE PERVIOUS PAVING SYS EM A.8 Use of Documents • Designer's Restrictive Notice • Allen 'Buck' Thompson • © 2005 Pi Arc Designπ All designs and drawings within these documents arethe property of the Designer. These documents were prepared for the exclusive use of this project. Anyother use, reproduction or copying of the designs ordrawings without the written authorization from the Designer is prohibited and violates copyright law.Any errors, omissions or discrepancies discovered inthese documents require immediate written notification to the Designer, Owner and Contractor. Proper instruction shall be issued prior to proceedingwith any related work. These documents shall not be used for construction prior to the issuance of all required permits and are valid only when bearing thesignature of Allen 'Buck' Thompson. 6/18/2013 Bluewater - Restaurant & Micro-Brewery3056 Carlsbad Blvd. Carlsbad, California 92008APN: 203-250-29-00 & 203-250-28-00Bluewater - Restaurant & Micro-Brewery 3056 CARLSBAD BLVD, CARLSBAD, CALIFORNIA 92008 858.454.2720 858.336.8249 celle-mail: piarcdesign@sbcglobal.net627 BONAIR WAY, LA JOLLA, CA 92037PI ARC DESIGNPROJECT NUMBER 1110 SUBMITTAL RECORD: CURRENT PLAN SUBMITTAL: SECTIONS PLANNING SUBMITTAL #1 12-21-12 PLANNING SUBMITTAL #4 PLANNING SUBMITTAL #2 03-15-13 06-18-13 PLANNING SUBMITTAL #3 05-03-13 9-3"1'-6"9'-1"3'-6"2'-6"10'-6"9'-10"-1 69' BASEMENT LEVEL -11.69' BASEMENT LEVEL 0 00' MAIN FLOOR LEVEL 0.00' MAIN FLOOR LEVEL 12 85' UPPER FLOOR LEVEL 12 85' UPPER FLOOR LEVEL P.L DINING ROOM BALCON DINING ROOF PITCH 5 2 SERVICE BAR & GRILL ROOF PITCH 5 12 ROOF PITCH 5 12 SIDE SETBACK SCREENED KITCHEN VENT EXHAUST CHASE AND CAP 2 HR RATED F RE WALL (AT L NE OF EXIST NG WALL) RAISED PLANTER BED (F.F. 69.19') (F.F. 56.34') 42" HGT GUARDRAIL (F.F. 44.65') 6'-3"1'-6"9'-10"9'-1"10'-5"11-2"11'-7 1/2"3'-0"9'-5 1/2"-11 69' BASEMENT LEVEL -11.69' BASEMENT LEVEL 0 00' MAIN FLOOR LEVEL 0.00' MAIN FLOOR LEVEL 12 85' UPPER FLOOR LEVEL 12 85' UPPER FLOOR LEVEL DISHWASHING ROOF PITCH 5 12 SERVICE AREA& STORAGE MICRO BREWERY MICRO-BREWERYSERVING TANKS UPPER FLOOR LEVEL ACCESS MICRO-BREWERY FERMENT NG TANKS ROOF PITCH 5 12 P.L. SIDE SETBACK ENGINEERED ROOF TRUSSES @ 2'-0" O.C. 2 HR RATED F RE WALL (AT L NE OF EXIST NG WALL) (F.F. 69.19') (F.F. 56.34') BASEMENT / STORAGE (F.F. 44.65') 3'-6"7'-9"8'-1"3'-6"8'-1"9'-9"11'-7 1/2"9'-9"3'-0" 2'-6"9'-5 1/2"-11 69' BASEMENT LEVEL -11.69' BASEMENT LEVEL 0 00' MAIN FLOOR LEVEL 0.00' MAIN FLOOR LEVEL 12 85' UPPER FLOOR LEVEL 12 85' UPPER FLOOR LEVEL ROOF PITCH 5 12 MENS RESTROOM SIDE SETBACK MENS RESTROOM WOMENS RESTROOM WOMENS RESTROOM BALCONY ROOF PITCH 5 12 P.L SCREENED EQUIPMENT EXHAUST CHASE AND CAP ENGINEERED ROOF TRUSSES @ 2'0" O C RAISED PLANTER BED (F.F. 69.19') (F.F. 56.34') 42" HGT GUARDRAIL BASEMENT / STORAGE (F.F. 44.65') 2'-6"9'-9"11'-7 1/2"9'-1"9'-1"9'-9"9'-5 1 2"9'-10"11'-2"9'-1"9 103'-6"7'-1 2" 2 6 8'-6"11 69 BASEMENT LEVEL 11 69 BASEMENT LEVEL 0.00' MA N FLOOR LEVEL 0.00' MAIN FLOOR LEVEL 12.85' UPPER FLOOR LEVEL 12 85' UPPER FLOOR LEVEL ELEVATOR PATIO DINING BALCONY DINING STORAGE RMWOMENS RESTROOM DINING ROOM & BAR AREAMICRO-BREWERY MENS RESTROOM DINING ROOM & BAR AREA UPPER FLOOR LEVEL ACCESS BREWERY OFFICE MICROBREWER SERVING TANKS MICROBREWERY SERVING TANKS COVERED AREA ROOF PITCH 5 12 ROOF PITCH 5 12 ROOF PITCH 5 12 ROOF PITCH 5 12 OOF PITCH 5 2 ENGINEERED ROOF TRUSSES @ 2'-0" O.C. ENGINEERED ROOF TRUSSES @ 2'-0" O C.ENGINEERED ROOF TRUSSES @ 2'-0" O.C. POWDER COATED STEEL SUNSHADE TRELL S ACCESS RAMP (F.F 69.9') (F.F 56.34') BASEMENT / STORAGE (F.F 44.65') BASEMENT / STORAGE EXPOSED BEAMS @ 7'-0" O.C. w/ ROOF DECKING EXPOSED BEAMS @ 7'-0" O.C. w/ ROOF DECKING 8 x 8 POSTS SCALE: 1 8" = 1'-0"A SECTION @ RESTAURANT 0 4'8'16'SCALE: 1/8" = 1'-0"B SECTION @ BREWERY & KITCHEN AREA 0 4'8'16'SCALE: 1/8" = 1'-0"C SECTION @ RESTROOMS 0 4'8'16' SCALE: 1/8" = 1'-0"D CENTERLINE SECTION 0 4 8 16' SECTION GENERAL NOTES: All Storm Water runoff from hard surfaces will be directed to landscape areas or planters to the maximum extent poss ble before being discharged to Car sbad Boulevard. Extensive use of pavers for the drive and parking areas is being implemented to promote infiltrat on and reduce flows that need to be treated. See plans provided by Civil Engineer.