HomeMy WebLinkAboutCUP 94-09x2A; McDonald's Restaurant; Conditional Use Permit (CUP)The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
ItemNo. 0
P.C. AGENDA OF: May 15,2013
Application complete date: January 30, 2013
Project Planner: Greg Fisher
Project Engineer: Jeremy Riddle
SUBJECT: CUP 94-09x2(A)ICDP 13-02-MCDONALD'S RESTAURANT-Request for
a recommendation of approval of a Conditional Use Pennit Amendment and
Coastal Development Pennit to allow for a 400 square foot expansion to an
existing 3,800 square foot commercial restamant (McDonald's) building on a
0.75-acre parcel generally located on the north side of Palomar Allport Road,
between Interstate 5 and A venida Encinas, within the Mello II Segment of the
Local Coastal Program and Local Facilities Management Zone 3.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 6973 and 6974
RECOMMENDING APPROVAL of Conditional Use Permit Amendment CUP 94-09x2(A)
and Coastal Development Pennit CDP 13-02, based upon the fmdings and subject to the
conditions contained therein.
II. INTRODUCTION
The applicant proposes a 400 square foot expansion to an existing 3,800 square foot restaurant
(McDonald's) on a 0.75-acre parcel located within the Palomar Place commercial center in the
Commercial Tomist (C-T) and Qualified Development Overlay Zone (Q) as well as the
CommercialNisitor-Serving Overlay Zone (CVSOZ). Because the property is located within the
CVSOZ, a Conditional Use Pennit Amendment (CUPA) is required for the proposed restamant
expansion. In addition, the project's location within the Mello II Segment of the Local Coastal
Program requires the processing and approval of a Coastal Development Pennit (CDP). Both the
CUP amendment and CDP require approval by the City Cmmcil. Findings required to approve
the Conditional Use Pemlit amendment and Coastal Development Pennit can be made and the
project is consistent with the General Plan, relevant Local Coastal Program (LCP) policies, as
well as the applicable zoning regulations of the Carlsbad Municipal Code. The staff
recommendation for approval with conditions is supported by the following analysis.
III. PROJECT DESCRIPTION AND BACKGROUND
Background
The subject McDonald's Restamant parcel is located within the southemmost portion of the
Palomar Place commercial center. The site is bounded on the n01th by Miguel's Restaurant and
one of the entrance driveways, Palomar Anp01t Road to the south, Interstate 5 to the east, and
Avenida Encinas to the west. The subject prope1ty has a General Plan Land Use designation of
TraveVRecreational Commercial (T-R) and a zoning designation of Commercial Tomist (C-T-
ft Q
CUP 94-09x2(A)/CDP 13-02 – MCDONALD’S RESTAURANT
May 15, 2013
PAGE 2
Q). In addition, the project site is also located within the Qualified Development and Commercial/Visitor-Serving Overlay (CVSOZ) zones.
As discussed in the introduction of this report, the project entails a 400 square foot expansion to
the existing 3,800 square foot McDonald’s Restaurant. The expansion entails the conversion of a 400 square foot atrium (non-restaurant area) to restaurant space. Due to its location within the C-T-Q zone, the original McDonald’s Restaurant required the approval of a Site Development
Plan (SDP 83-11) in 1984. Pursuant to Section 21.06.040 of the CMC, the enlargement of a
commercial building by up to 1,000 square feet is exempt from a SDP amendment. However,
the project is also located within the CVSOZ; and pursuant to Section 21.208.130 of the CMC, any existing building that is proposed to be increased by >200 square feet in area requires a
Conditional Use Permit. Furthermore, on April 19, 1995, the Planning Commission approved
CUP 94-09 to allow for the addition of a drive-thru facility at the restaurant site. Accordingly,
rather than processing a new CUP for the 400 square foot restaurant addition, the applicant is
proposing and staff is supportive of processing an amendment to the existing CUP 94-09.
More recently, a Consistency Determination (CD 12-07, dated December 3, 2012) was approved
by the City Planner to allow for modifications that include remodeling the building’s façade with
a Contemporary Southwestern architecture style, revise the drive-thru order areas to include two
lanes, reduce the outdoor seating area, add new parking stalls and striping, and to relocate and upgrade ADA parking. A building permit was issued February 1, 2013 for these approved
modifications which are currently underway. The proposed Conditional Use Permit amendment
(CUP 94-09x2(A) and Coastal Development Permit (CDP 13-02) will allow for a 400 square
foot expansion to the existing 3,800 square foot restaurant occupied by McDonald’s.
No changes to the parking configuration/site layout beyond what was approved in CD 12-07 are
required to accommodate the 400 square foot expansion and the site will retain the same general
circulation pattern. Overall, the number of existing parking stalls will increase from 42 to 46
parking spaces, and access to the lot will continue to be provided by one of three main driveways
that tie in with the commercial center off Avenida Encinas.
IV. ANALYSIS
The project is subject to the following plans, ordinances, and standards:
A. Travel/Recreation Commercial (T-R) General Plan Land Use designation;
B. Commercial Tourist (C-T) and Commercial/Visitor-Serving Overlay Zone (CMC
Chapters 21.29 and 21.208 of the Zoning Ordinance);
C. Conditional Use Permits and Commercial/Visitor-Serving Overlay Zone (CMC Chapters
21.42 and 21.208 of the Zoning Ordinance); D. Mello II Segment of the Local Coastal Program, Coastal Development Permit Procedures and Coastal Resource Protection Overlay Zone (CMC Chapters 21.201 and 21.203 of the
Zoning Ordinance); and
E. Growth Management Ordinance (CMC Chapter 21.90) and Zone 3 Local Facilities
Management Plan. Staff’s recommendation of approval for the CUP amendment and CDP was developed by
analyzing the project’s consistency with the applicable City regulations and policies listed above.
CUP 94-09x2(A)/CDP 13-02 – MCDONALD’S RESTAURANT
May 15, 2013
PAGE 3
The following analysis discusses compliance with each of these regulations/policies utilizing both text and tables.
A. Travel/Recreation Commercial (T-R) General Plan Land Use Designation
The General Plan Land Use designation for the project site is Travel/Recreation Commercial (T-R). The proposed expansion of an existing restaurant is consistent with the applicable policies
and programs of the General Plan as demonstrated in Table 1 below.
TABLE 1 - GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
PROPOSED USES &
IMPROVEMENTS
COMPLIANCE
Land Use Site is designated as
Travel/Recreational Commercial (T-R)
The 400 square foot
expansion to the existing commercial use (McDonald’s Restaurant)
will continue to serve the
travel and recreational
needs of tourists, residents, as well as employees of the business
centers which is
compatible with Travel/
Recreation Commercial (TR) General Plan Land Use designation.
Yes
Circulation Require new development to provide safe, adequate, and
attractively-landscaped parking
areas.
The approved modifications through
Consistency
Determination CD 12-07
and building permit CB
12-1908 proposed to the parking lot are consistent
with the Land
Development
Engineering division and
Fire Department circulation standards as
well as the Landscape
Manual.
Yes
CUP 94-09x2(A)/CDP 13-02 – MCDONALD’S RESTAURANT
May 15, 2013
PAGE 4
TABLE 1 - GENERAL PLAN COMPLIANCE CONTINUED
ELEMENT USE, CLASSIFICATION,
GOAL, OBJECTIVE OR PROGRAM
PROPOSED USES &
IMPROVEMENTS
COMPLIANCE
Public Safety Design all structures in accordance with the seismic
design standards of the UBC and
State building requirements.
Provision of emergency water systems and all-weather access
roads.
All buildings will meet UBC and State seismic
requirements.
All necessary water mains, fire hydrants, fire
sprinklers, and
appurtenances are
existing or must be
installed prior to occupancy.
Yes
Open Space
& Conservation
Utilize Best Management
Practices for control of stormwater and to protect water
quality.
The project will conform
to all National Pollution Discharge Elimination
Standards (NPDES) and
has been designed to
include Low Impact
Design (LID) elements.
Yes
Noise Non-Residential exterior noise
standard of 65 CNEL and interior noise standard of 55
CNEL.
The proposed 400 square
foot expansion to the existing restaurant
building is not impacted
by traffic noise and the
proposed use does not
cause any significant noise impacts to the
adjacent commercial
uses.
Yes
B. Commercial Tourist (C-T) and Commercial/Visitor-Serving Overlay Zone (CVSOZ)
The project site is located in the Commercial Tourist (C-T) and the Commercial/Visitor-Serving
Overlay (CVSOZ) Zone. The project, a 400 square foot expansion to an existing restaurant, is
CUP 94-09x2(A)/CDP 13-02 – MCDONALD’S RESTAURANT
May 15, 2013
PAGE 5
considered a commercial use and is required to comply with the Commercial/Visitor-Serving Overlay Zone. The Commercial/Visitor-Serving Overlay Zone contains design and development
standards for projects within the overlay and supersedes some of the standards of the underlying
C-T zone. The project complies with all requirements in the C-T and Commercial/Visitor-
Serving Zones as demonstrated in Table 2 below. TABLE 2 C-T-Q ZONE/COMMERCIAL/VISITOR-SERVING OVERLAY ZONE COMPLIANCE
STANDARD- REQUIRED PROPOSED
Permitted use (CVSOZ) Commercial/visitor-serving uses, including retail,
restaurants with or without
outdoor dining, delis,
hotel/motels, and gas stations.
Expansion of an existing restaurant.
Building Height (C-T Zone) Maximum 35 feet with
allowed height protrusions up
to 45 feet.
No change to existing building
height. Expansion area is
located underneath existing roof
line.
Building Setbacks
(CVSOZ)
Rear: 30 foot setback from
freeway right-of-way
Sides: 10 foot landscape
setback
No change to existing setbacks.
Expansion area is entirely within the existing building footprint.
Parking (CVSOZ)
Restaurant: Existing 3,800 SF
restaurant requires 38 spaces.
Restaurant expansion: 1 space
per 50 square feet of gross floor area.
400 SF proposed addition ÷ 50
= 8 spaces
Total required: 46 spaces
46 spaces
(38 spaces for the existing 3,800
SF restaurant and 8 additional spaces proposed for the 400 SF
expansion)
Total provided: 46 spaces
Contemporary Southwest Architectural Style,
Building Materials/Colors
(CVSOZ)
High-quality materials such
as brick, stone, marble or
wood
Primary colors cannot dominate the building
Use of colors should be
balanced and in context of the architectural style
A complete remodel to the
building’s façade materials with
a contemporary Southwest
architectural style was approved
by the City Planner under permit CD 12-07 dated December 3,
2012 and no changes are being
made to this design.
Landscaping (CVSOZ)
N/A – All landscaping to
remain.
N/A – No changes are being
made to the landscaping.
CUP 94-09x2(A)/CDP 13-02 – MCDONALD’S RESTAURANT
May 15, 2013
PAGE 6
TABLE 2 C-T-Q ZONE/COMMERCIAL/VISITOR-SERVING OVERLAY ZONE COMPLIANCE CONTINUED
STANDARD- REQUIRED PROPOSED
Decorative Paving (CVSOZ) Decorative paving of at least 900 square feet covering, at a
minimum, the width of the
driveway shall be provided at
the primary approach. The
decorative paving shall be depicted on the landscape
plans and located adjacent to,
but not on, city right-of-way
adjacent to the project
entrance.
N/A – Existing driveway to remain.
Screening of Parking Areas
and Trash Enclosure
(CVSOZ)
All areas used for loading
activities, receiving deliveries
and trash enclosure locations shall be located onsite so as to
be screened from public points
of view. Landscaping may
assist this objective but is
secondary to locating these areas onsite and/or using solid
masonry walls, to minimize
visibility.
N/A – Existing trash enclosure
to remain.
Screening of Rooftop Equipment
(CVSOZ)
Rooftop equipment and/or
other structural features shall
be screened from public view.
N/A – No roof top mechanical
equipment is proposed.
Signage (CVSOZ and CMC
Chapter 21.41)
All proposed signage shall
comply with the existing Sign
Program for Palomar Place (SP 92-101).
N/A – Signage is not part of this
application.
C. Conditional Use Permit and Commercial/Visitor-Serving Overlay Zone (CMC Chapters 21.42 and 21.208 of the Zoning Ordinance)
Commercial projects located within the Commercial/Visitor-Serving Overlay Zone require the
approval of a Conditional Use Permit by the City Council. Pursuant to Planning Commission
Resolution No. 6973, the findings for a Conditional Use Permit Amendment, along with the
additional required findings for the Commercial/Visitor-Serving Overlay Zone can be made. In summary, the requested 400 square foot expansion to the existing restaurant is consistent with
the General Plan and Zoning Ordinance, is desirable for the community, is not detrimental to
existing uses, the site is adequate in size in shape to accommodate the use, and the street system
can handle the traffic generated by the proposed use. In addition, the project has been designed
to be consistent with the development standards of the Commercial/Visitor-Serving Overlay
CUP 94-09x2(A)/CDP 13-02 – MCDONALD’S RESTAURANT
May 15, 2013
PAGE 7
Zone in that it has been designed to accommodate a high level of visitors and incorporates a high quality contemporary architectural design with a mixture of materials and earth tone colors.
D. Mello II Segment of the Local Coastal Program, Coastal Development Permit
Procedures and Coastal Resource Protection Overlay Zone (Chapters 21.201 and 21.203 of the Zoning Ordinance)
The project site is located within the Mello II Segment of the Local Coastal Program (LCP). The
site is also located within and subject to the Coastal Resource Protection Overlay Zone (CMC
Chapter 21.203). Pursuant to Planning Commission Resolution No. 6974, the findings for a Coastal Development Permit can be made. The project’s compliance with each of the above-referenced programs and ordinances is summarized below.
1. Mello II Segment of the Local Coastal Program
The project site has an LCP Land Use designation of Travel Service Commercial (TS). The TS LCP Land Use designation is an older version of the newer TR General Plan Land Use
designation. Both the older TS and newer TR designations effectively allow for the same
(Travel Service and Travel Recreational) Land Uses. The project’s consistency with the T-R
Land Use designation is analyzed in Section A above. The proposed project is a request to allow for a 400 square foot expansion to an existing 3,800
square foot restaurant within a commercial center. The site is topographically level and is
currently developed with a McDonald’s restaurant and parking lot. This visitor serving use is
consistent with the LCP TS Land Use designation. The project would be consistent with the surrounding development which consists of several other restaurants.
The proposed restaurant expansion 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 developed site, nor are there any sensitive resources located in the area of the proposed addition. In addition, the proposed addition is not located in an area of known geologic instability or flood hazards. Since the site does not have frontage
along the coastline, no public opportunities for coastal shoreline access are available from the
subject site. Furthermore, the commercially-designated site is not suited for water-oriented
recreation activities. 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 the project will adhere to the City's
Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, Standard Urban Storm Water Mitigation Plan (SUSMP) and Jurisdictional Urban Runoff Management Program
(JURMP) to avoid increased urban run-off, pollutants and soil erosion. No development is
proposed in areas of steep slopes (coastal bluff) and no native vegetation will be removed. In
addition, the site is not located in an area prone to landslides, or susceptible to accelerated
erosion, floods or liquefaction.
CUP 94-09x2(A)/CDP 13-02 – MCDONALD’S RESTAURANT
May 15, 2013
PAGE 8
E. Growth Management Regulations
The proposed project is located within Local Facilities Management Zone 3 in the northwest
quadrant of the City. The impacts on public facilities created by this project are limited to the
increase in square footage to the existing commercial restaurant building. Compliance with the adopted performance standards for the additional 400 square feet of restaurant space is summarized below in Table 3:
TABLE 3: GROWTH MANAGEMENT
FACILITY IMPACTS COMPLY?
City Administration N/A Yes
Library N/A Yes
Wastewater Treatment Capacity N/A Yes
Parks N/A Yes
Drainage N/A Yes
Circulation 280 ADT Yes
Fire Fire Station No. 4 Yes
Open Space N/A Yes
Schools – Carlsbad Unified School District N/A Yes
Sewer – Demand in EDU 5 EDU Yes
Water N/A Yes
V. ENVIRONMENTAL REVIEW
The City Planner has determined that the project belongs to a class of projects that the State
Secretary for Resources has found do not have a significant impact on the environment, and it is
therefore categorically exempt from the requirement for the preparation of environmental
documents pursuant to Section 15301(e) – Existing facilities (Additions to existing structures
provided that the addition will not result in an increase of more than 50% of the floor area of the structure before the addition) of the state CEQA Guidelines. In making this determination, the
City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA
Guidelines do not apply to this project.
ATTACHMENTS:
1. Planning Commission Resolution No. 6973 (CUP)
2. Planning Commission Resolution No. 6974 (CDP)
3. Location Map
4. Background Data Sheet 5. Local Facilities Impact Assessment Form 6. Disclosure Statement
7. Reduced Exhibits
8. Exhibits “A” – “E”, Project Plans, dated May 15, 2013
PALOMAR AIRPORT RD
• N
NOT TO SCALE
McDonald's Restaurant
CUP 94-09x2(A) I CDP 13-02
Revised 01/06
BACKGROUND DATA SHEET
CASE NO: CUP 94-09x2(A)/CDP 13-02
CASE NAME: MCDONALD’S RESTAURANT
APPLICANT: Bickel Underwood Architecture
REQUEST AND LOCATION: Request for a recommendation of approval of a Conditional Use Permit Amendment and Coastal Development Permit to allow for a 400 square foot expansion to an existing 3,800 square foot commercial restaurant (McDonald’s) building on a
0.75-acre parcel generally located on the north side of Palomar Airport Road, between Interstate
5 and Avenida Encinas, within the Mello II Segment of the Local Coastal Program and Local
Facilities Management Zone 3. LEGAL DESCRIPTION: Parcel 1 and 2 of Parcel Map 13937, in the City of Carlsbad,
County of San Diego, State of California, filed in the Office of the County Recorder of San
Diego County, September 3, 1985, as file no. 85-321661
APN: 210-170-06 & 07 Acres: 0.75 Proposed No. of Lots/Units: N/A
GENERAL PLAN AND ZONING
Existing Land Use Designation: TR
Proposed Land Use Designation: N/A
Density Allowed: N/A Density Proposed: N/A
Existing Zone: C-T-Q Proposed Zone: N/A
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site C-T-Q TR McDonald’s Restaurant
North C-T-Q TR Miguel’s Restaurant
South C-1 TR Shell Service Station
East T-C TC I-5
West P-M-Q PI Industrial
LOCAL COASTAL PROGRAM
Coastal Zone: Yes No Local Coastal Program Segment: Mello II
Within Appeal Jurisdiction: Yes No Coastal Development Permit: Yes No
Local Coastal Program Amendment: Yes No
Existing LCP Land Use Designation: TS Proposed LCP Land Use Designation: N/A Existing LCP Zone: C-T-Q Proposed LCP Zone: N/A
Revised 01/06
PUBLIC FACILITIES
School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity):
ENVIRONMENTAL IMPACT ASSESSMENT
Categorical Exemption, 15301(e) – Existing Facilities
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: CUP 94-09x2(A)/CDP 13-02
LOCAL FACILITY MANAGEMENT ZONE: 3 GENERAL PLAN: T-R
ZONING: C-T-Q
DEVELOPER’S NAME: Bickel Underwood Architecture
ADDRESS: 3600 Birch Street, Suite 120, Newport Beach, CA 92660
PHONE NO.: 949-757-0411 ASSESSOR’S PARCEL NO.: 210-170-06 & 07
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 0.75 AC.
ESTIMATED COMPLETION DATE: ASAP
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) N/A
D. Park: Demand in Acreage = N/A
E. Drainage: Demand in CFS = N/A
Identify Drainage Basin =
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADT = 280
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = 4
H. Open Space: Acreage Provided = N/A
I. Schools: N/A
(Demands to be determined by staff)
J. Sewer: Demands in EDU 5
K. Water: Demand in GPD = N/A
«~f' ~ CITY OF
DISCLOSURE
STATEMENT
P-1(A)
Development Services
Planning Division
1635 Faraday Avenue
(760) 602-4610
www.carlsbadca.gov CARLSBAD
Applicant's statement or disclosure of certain ownership interests on all applications which will
require discretionary action on the part of the City Council or any appointed Board, Commission
or Committee.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county,
city municipality, district or other political subdivision or any other group or combination acting as a unit."
Agents may sign this document; however, the legal name and entity of the applicant and property owner
must be provided below.
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having a
financial interest in the application. If the applicant includes a corporation or partnership,
include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned
corporation, include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.)
Person Ron llnderwood Corp/Part~-----------
Title Bickel Underwood Architecture Title _____________ _
Address 3600 Birch St. Ste 120 Address ___________ _
2. OWNER ~~f'tRe06~~~gcJb'e<f.ftf 92660
P-1(A)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE
SPACE BELOW. If a publicly-owned corporation, include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
Person Walter Beljean
Title Vogei-Beliean Trust
Address 6415 Edna Rd
San 111js Obispo CA 93401
Corp/Part. ___________ _
Title. ______________ _
Address. ____________ _
Page 1 of2 Revised 07/10
3. NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust,
list the names and addresses of ANY person serving as an officer or director of the non-
profit organization or as trustee or beneficiary of the.
Non Profit!Trust n/a Non Profit!Trust. _________ _
Title ___________ _ Title ____________ _
Address _________ _ Address ___________ _
4. Have you had more than $500 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and/or Council within the past twelve (12)
months?
DYes W No If yes, please indicate person(s):----'n'-"-'a,_ ________ _
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct to the best of my knowledge.
&.Jc,Pt;;._4fJ~ ak/t.Z ~~,.~~ Signature of owne;.id~ T SiQa!Jof app;;;te
Walter Beijeqn Ron lJnderwood
Print or type name of owner Print or type name of applicant
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/applicant's agent
P-1(A) Page 2 of2 Revised 07/10
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Scale: 1/4" = 1'
Color Scheme
Materials Legend
D Spanish White~ BM OC*35
g Dash of Pepper -BM 1554
D Canopies {Metal)
II Trellis-Mink-BM 2112-10
II Stone Arcade -Coronado Stone
Honey Ledge Four Rivers
CUP 94-09X2(A)/CDP 13-02
Existing North Elevation
Existing South Elevation
CUP 94-09X2(A)/CDP 13-02
Too of Tower
28'-IY
Top of Parno:t
17'-6"
Bot!omofTreHIS@ DlT
11'-4•
Topol Tower
28'.()"
fcp'c( DeCO<llti...eh<::hiledural Feature
' 20'-0"
Too of Parae:et
Existing West Elevation