HomeMy WebLinkAbout2006-12-06; Planning Commission; ; SDP 82-03F|CDP 06-20 - RALPH'S EXPANSIONTh"ity of Carlsbad Planning Department •
A REPORT TO THE PLANNING COMMISSION
P.C. AGENDA OF: December 6, 2006
ltemNo. 8
Application complete date: August 30, 2006
Project Planner: Van Lynch
Project Engineer: Clyde Wickham
SUBJECT: SDP 82-03{F)/CDP 06-20 -RALPH'S EXPANSION -Request for a Site
Development Plan Amendment and Coastal Development Permit to allow the
demolition of 5,825 square feet and construction of a 9,620 square foot addition to
the existing Ralphs grocery store within the Poinsettia Village shopping center
located on the east side of A venida Encinas between Poinsettia Lane and
Loganberry Drive in the Mello I Segment of the Local Coastal Program and in
Local Facilities Management Zone 9.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 6202 and 6203
APPROVING Site Development Plan Amendment SDP 82-03(F) and Coastal Development
Permit CDP 06-20 based on the findings and subject to the conditions contained therein.
II. INTRODUCTION
The proposed project involves the demolition of Building G (5,825 sq ft), which is adjacent and
southerly of the existing Ralphs grocery store, and the construction of a new 9,620 square foot
addition to the grocery store within the Poinsettia Village shopping center. The project also
includes the reconfiguration of the store entry and area underneath the existing store canopy to
allow for the additional 499 square feet of administrative offices and bank. A Site Development
Plan (SDP) Amendment is necessary for development in the Local Shopping Center Zone (C-L).
A Coastal Development Permit (CDP) is required for development in the City's Coastal Zone.
The project site is not located within the appeal area of the Coastal Zone. The project complies
with all applicable standards and there are no remaining unresolved issues.
III. PROJECT DESCRIPTION AND BACKGROUND
The applicant is requesting approval of a SDP Amendment and CDP to allow the demolition and
construction for a 9,620 square foot addition to the existing Ralphs grocery store within the
Poinsettia Village shopping center. Building G, which consist of 5,825 square feet and is located
southerly and adjacent to the existing Ralphs grocery store, is proposed to be demolished. In its
place would be the construction of a 9,121 square foot building and 499 square foot entry
addition. The net increase in floor space would be 3,795 square feet. The new portion of the
building would be roughly in the same location as the previous building. The new floor area
would be made up by filling in an existing gap between the buildings and adding on to the back
of the building. The addition removes six existing parking stalls located in the back of the
center.
SDP 82-03(F)/CDP 06-20-RAIHs EXP ANSI ON
December 6, 2006 •
Page 2
The amendment also proposes to reconfigure the front of the store to accommodate new
administrative offices and a bank facility. The southerly store entrance will be relocated further
south to allow for the new offices and bank to be located in the middle of the store. The offices
and bank will occupy 879 square feet of new space undemeath the store entrance canopy. New
architectural features such as a new store front tower and an accent tower to match existing tower
elements are proposed. The new storefront feature would be 42 feet tall and flanked by shorter
34 foot tall towers, one existing and one new. The new building includes entrance canopies with
shaped cornice trim and clay mission S-tile roofing. The building addition will continue the
architectural theme and materials of the existing buildings. The project will still provide
adequate pedestrian access in front of the building additions with low landscape walls and
plantings. The project site is designated Local Shopping Center (L) in the City's General Plan,
and is zoned Local Shopping Center (C-L), and is also within the CommercialNisitor-Serving
Overlay Zone (CN O Zone).
The total shopping center site covers approximately 22 acres. The Poinsettia Village shopping
center is completely surrounded by roadways, namely Poinsettia Lane, Avenida Encinas, and
Interstate 5. Surrounding land uses include Poinsettia Lane and the Inns of America hotel to the
north of the site, Lakeshore Gardens Mobilehome Park to the south and west of the shopping
center, and the Interstate 5 freeway to the east of the site.
The shopping center was originally approved through Site Development Plan SDP 82-03(A) in
March of 1986. The project also included a subdivision map and non-residential planned
development permit (CT 81-06(B)/PUD 94), creating individual lots within the shopping center.
Development of the center proceeded with six individual pads being reserved for later use. Pad 1
was developed with a drive-thru financial institution; Pads 2 and 3 were developed with drive-
thru restaurant facilities; Pad 5 was developed with a gasoline station (Chevron) in 2000, and Pad
6 was approved in March of2005 for a 5,000 square foot credit union with drive-thru ATM. The
latest amendment in June of 2005 approved the development of Pad 4 with a 3,000 square foot
commercial building.
IV. ANALYSIS
The project is subject to the following plans, ordinances and standards:
A. Local Shopping Center (L) General Plan Land Use Designation;
B. Mello I Segment of the Local Coastal Program and the Coastal Resource
Protection Overlay Zone;
C. Local Shopping Center Zone (C-L) (Carlsbad Municipal Code Chapters 21.06 and
21.31);
D. CommercialNisitor-Serving Overlay Zone (Carlsbad Municipal Code Chapter
21.208); and
E. Growth Management Regulations (Local Facilities Management Zone 9).
The recommendation for approval of this project was developed by analyzing the project's
consistency with the applicable regulations and policies. The project's compliance with each of
the above regulations is discussed in detail in the sections below.
SDP 82-03(F)/CDP 06-20-RAIHs EXP ANSI ON
December 6, 2006
Page 3
A. General Plan
•
The General Plan designation for the project site is Local Shopping Center (L). The proposed
use of a retail commercial building is consistent with this designation. The proposed project is
consistent with all the applicable policies and programs of the General Plan. Table 1 below
indicates how the project complies with these particular elements of the General Plan.
TABLE 1 -GENERAL PLAN COMPLIANCE
Element Use Classification, Goal, Proposed Use and Compliance
Ob.iective, or Program Improvements
Land Use Site is designated for Local Proposed retail commercial Yes
Shopping Center uses. use is consistent with the
Local Shopping Center Land
Use designation.
Circulation Provide safe, adequate, and The project includes the Yes
attractively landscaped parking necessary parking spaces,
areas. circulation, and landscaping
improvements.
Public Design all structures in Proposed structure must Yes
Safety accordance with the seismic comply with all applicable
design standards of the UBC and building codes, including the
State building requirements. seismic standards of the UBC
and State building
requirements.
Open Space Utilize Best Management Project will conform to all Yes
& Practices for control of storm NPDES requirements.
Conservation water and to protect water
quality.
B. Mello I Segment of the Local Coastal Program and the Coastal Resource Protection
Overlay Zone
The project site is located within the Mello I Segment of the Local Coastal Program.
Development of the project site is also subject to, and consistent with, the requirements of the
Coastal Resource Protection Overlay Zone. Approval of a CDP is required for the project.
The proposed commercial use is consistent with the LCP TR/L Land Use designation of the site.
All applicable coastal zone grading restrictions have been designed into the project or are
proposed as conditions of approval for the project, and include adherence to the City's Master
Drainage and Storm Water Quality Management Plan and Grading Ordinance. The project site
does not have any sensitive coastal resources in the form of slopes over 25% or native
vegetation. The development does not obstruct views of the coastline as seen from public lands
or from the public right-of-way. No part of the project site is located within the 100-year
floodplain.
SDP 82-03(F)/CDP 06-20-RA'HS EXPANSION
December 6, 2006
Page 4
C. Local Shopping Center Zone (C-L)
•
The Poinsettia Village site is zoned Local Shopping Center, (C-L) and is therefore subject to the
provisions of Chapters 21.06 and 21.31 of the Zoning Ordinance. Chapter 21.06 contains the
findings necessary to approve an SDP, which are contained in Planning Commission Resolution
No. 6202. The project is determined to be a minor SDP amendment since the
removal/replacement involves less than 50% of the existing floor area of the center. Minor SDP
amendments are heard and approved by the Planning Commission.
The project would maintain the existing building setbacks and will be landscaped similar to the
existing condition. The proposed building addition is designed to match the existing building's
architecture and there are no issues of architectural compatibility. All proposed improvements
can fit on site without the need for significant modifications to the original site plan and the
proposed structure would meet all applicable development standards. The commercial building
would not generate any significant additional traffic not already envisioned with the original
shopping center SDP approval; therefore there will be no increased traffic impacts due to the
project approval.
The C-L zone contains use allowances and d~velopment standards that apply to the remodeled
commercial building. The zone allows any service business catering directly to the consumer,
such as a retail store and eating establishment. The maximum building height in the C-L zone is
35 feet to the peak of the roof. Allowed height protrusions above the 35 foot limit are listed in
Section 21.46.020 of the Zoning Ordinance and include architectural features or towers that do
not provide additional floor area up to 45 feet. The proposed building is consistent with this
requirement. The one-story building would measure 28 feet to the top of the single story parapet,
34 feet to the existing and new low tower elements, and 42 feet to the new higher storefront
tower element. None of the tower elements contain any usable floor area.
The relatively new C-L zone includes special requirements for commercial centers in the form of
facilities and amenities. The center provides adequate employee eating areas in exterior plazas
(public gathering areas). Shopping cart storage will be provided in the front of the grocery store
under the new canopy and behind a low screen wall. Adequate parking lot area is available for
temporary seasonal display and sales. The center does not provide for any outdoor cooking areas
or kiosks.
D. CommerciaINisitor-Serving Overlay Zone
The Poinsettia Village site is located within the CommercialNisitor-Serving Overlay Zone and is
therefore subject to the provisions contained in Chapter 21.208 of the Carlsbad Municipal Code.
The Overlay zone contains regulations regarding the allowed uses, development standards, and
architectural styles. With the exception of stand-alone liquor stores, outdoor storage, temporary
display and sales, and incidental outdoor dining areas, all uses allowed in the underlying zone are
allowed in the Overlay zone. The proposed grocery store expansion is not considered to be a
commercial/visitor use as it is not designed primarily for tourist or visitors to the city. Therefore
a Conditional Use Permit is not required.
The development standards address building setbacks, signage, and parking. The Overlay zone
requires a minimum street setback of 30 feet, a minimum of 20 feet of which must be
landscaped. The proposed building is setback 400 feet from A venida Encinas. The existing
SDP 82-03(F)/CDP 06-20-RA'HS EXP ANSI ON
December 6, 2006
Page 5
landscaping on-site, adjacent to Avenida Encinas will remain as is and additional planting will be
provided with the project. All signage for the proposed project will be reviewed administratively
under a separate permit and, therefore, is not discussed in this report. The architectural styles
allowed by the Overlay zone include Contemporary Southwest, with Spanish/mission style clay
roof tiles on rectangular buildings with stucco walls and arches. This architectural theme is
already the dominant theme at the Poinsettia Village shopping center and the proposed building
expansion is consistent with this existing theme.
The Commercial/Visitor-Serving Overlay Zone contains parking standards for shopping center
retail, restaurant, and gas station uses. Required parking for shopping center/ retail is one space
per 200 square feet of gross floor area and for food service, parking should be provided at a ratio
of one space per 100 square feet. The parking required for the existing center, including the
expanded grocery store, office building, gasoline station, food service and credit union, totals
911 spaces. According to the site plan (Exhibit "A" dated December 6, 2006) and field
verification, the proposed parking lot layout would provide 912 spaces. Therefore the proposed
3,795 square foot commercial building addition meets the parking requirements of the
Commercial/Visitor-Serving Overlay Zone.
E. Growth Management Ordinance
The proposed project is located within Local Facilities Management Zone 9 in the southwest
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 2 below.
TABLE 2-GROWTH MANAGEMENT COMPLIANCE
Standard Impacts/Standard Compliance
City Administration NIA NIA
Library NIA NIA
Waste Water Treatment 2.3 EDU Yes
Parks NIA NIA
Drainage PLDAD Yes
Circulation 334ADT Yes
Fire Station #4 Yes
Open Space NIA NIA
Schools NIA NIA
Water 903.7 GPD Yes
V. ENVIRONMENTAL REVIEW
The project is exempt from further environmental documentation pursuant to Section 15303(c) of
the State CEQA Guidelines -New Construction or Conversion of Small Structures. The
proposed net increase of 3,795 square feet of commercial building is new construction of a small
structure. The building is within an urbanized area and is less than 10,000 square feet in area.
The site is zoned for the proposed commercial use and the project does not include significant
amounts of hazardous materials. All public services and facilities needed to serve the use are in
place and the surrounding areas are developed and are not environmentally sensitive. A Notice
of Exemption will be filed upon final project determination.
SDP 82-03(F)/CDP 06-20-RA~HS EXPANSION
December 6, 2006
Page 6
ATTACHMENTS:
1. Planning Commission Resolution No. 6202 (SDP Amendment)
3. Planning Commission Resolution No. 6203 (CDP)
4. Location Map
5. Background Data Sheet
6. Local Facilities Impact Assessment
7. Disclosure Statement
8. Reduced Exhibits
9. Full Size Exhibits "A" -"G" dated December 6, 2006
•
• N
NOT TO SCALE
RALPHS EXPANSION
SOP 82-03(F) I CDP 06-20
'ACKGROUND DATA SHEET
CASE NO: SDP 82-03(F)/CUP 06-20
CASE NAME: RALPH'S EXP ANSI ON
APPLICANT: HOFMAN PLANNING AND ENGINEERING
REQUEST AND LOCATION: The demolition of 5,825 square feet and construction of a
10,000 square foot addition to the existing Ralphs grocery store within the Poinsettia Village
shopping center located on the east side of A venida Encinas between Poinsettia Lane and
Loganberry Drive in the Mello I Segment of the Local Coastal Program and in Local Facilities
Management Zone 9.
LEGAL DESCRIPTION: Parcels 5 and 6 of Parcel Map No. 15187, in the City of Carlsbad,
County of San Diego, State of California, filed in the office of the County Recorder of San Diego
County, March 28, 1988 as file number 88-267194
APN: 214-430-17 and 18 Acres: 4.23 Proposed No. of Lots/Units: -=-1 ________ _
GENERAL PLAN AND ZONING
Existing Land Use Designation: =L_(=L-"-oc~a-1).__ ________________ _
Proposed Land Use Designation: =L_,,(L=""'-oc'-'-a=l)'--------------------
Density Allowed: NI A Density Proposed:N =-=/ A=-----------
Existing Zone: _C_L _______ _ Proposed Zone: =C=L'-------------
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site CL L (Local) Shopping center
North C-2 T-R Motel
South RMHP RM Mobile Home Park
East T-C T-C Interstate 5
West RMHP RM Mobile Home Park
LOCAL COASTAL PROGRAM
Coastal Zone: !ZI Yes D No Local Coastal Program Segment: ~M"""e=ll~o~I _____ _
Within Appeal Jurisdiction: D Yes !ZI No Coastal Development Permit: !ZI Yes D No
Local Coastal Program Amendment: D Yes !ZI No
Existing LCP Land Use Designation: TS/C
Existing LCP Zone: C-L
Proposed LCP Land Use Designation: -=T=-S/~C'--_
Proposed LCP Zone: =-C~-L~-------
Revised O 1/06
PUBLIC FACILITIES
School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad -=:==-.;::.==c__ _____ ~
Equivalent Dwelling Units (Sewer Capacity): =2.,,:c3 _______________ _
ENVIRONMENTAL IMPACT ASSESSMENT
~ Categorical Exemption, 15303(c)-New construction of small buildings
D Negative Declaration, issued---------------------
D Certified Environmental Impact Report, dated---------------
D Other, ___________________________ _
Revised O 1/06
e CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
PROJECT IDENTITY AND IMP ACT ASSESSMENT:
FILE NAME AND NO: RALPH'S EXPANSION
LOCAL FACILITY MANAGEMENT ZONE: .2 GENERAL PLAN: =L..a..::(L=-=o'-"-'ca'-'=-1),__ ___ _
ZONING:~C~L _______________________ _
DEVELOPER'SNAME:=R=al=ph=s~Gr~o~ce=ry~C~o·'--~~~~~~~~~~~~~~~
ADDRESS: 1100 West Artesia Blvd, Compton CA 90220
PHONE NO.: (310) 900-3263 ASSESSOR'S PARCEL NO.: 214-430-17 and 18
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): -'-"4,-"--'17-=--5-"-'sq"'"""ft~----
ESTIMATED COMPLETION DATE: =-=A=SA::.-:P=----------------
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) 3.2EDU
D. Park: Demand in Acreage = n/a
E. Drainage: Demand in CFS = no change
Identify Drainage Basin = PLDAD
F. Circulation: Demand in ADT = 334
G. Fire: Served by Fire Station No. = 4
H. Open Space: Acreage Provided = n/a
I. Schools: Carlsbad
J. Sewer: Demands in EDU 3.2
K. Water: Demand in GPD = 903.7
Jul-21-2006 03:07pm From-DONAHUE SCµ~R 7148501420 T-691 P.004/005 F-591
DISCLOSURE STATEMENT
A,pplioa.nt's a•~ment or dtsclo&urt of cem.in o~norship inter~sts on all applicati~n~ whi.dl will ~equire
d.is.c:retlona.ry a¢ti.on on the pan of tho C it.Y Counotl or any a omted Board, Commission or CommLtt~o.
Tb.e following information MUST be disclowJ. at the time of application submittal. Your project CJrtnot
be revitwed unm this mfortnltlon is 'Omptoted, Ple~ print.
L APPLICANT (Not the appli,ant' .1 agent)
Provide the C,OMJLETE,-LEGAt names and addreases of a,LL persons having a financial
intereSt in the application. If the appUCMt includes a eomore.r!g,g,,.2r ~Wenhil?i include 'the
n1m1$, tine, a.ddrfftCi gf 11U individuals owniras more than l 0% of the mares. IF NO
INDIVIDUALS O\VN MORE THAN 100A OF THE SH.AR.BS, f'LE.ASE. tNPtCATE NON•
APPLICABLB (NIA) 1N THE SPAC:S :B"ELOW [fa 121t'-1Ucly-owped £QtPQt1tion, inolude th=
namc,s, titles, and addresses of the corporate .officers. (A separate pa.gt may be attached if
necessary.)
Pm-son Med; Stlmit • , , CotplPart ~alp~1 ~cu_Q~v , , _
Tit\e SJnkirB,eru ~t.MMa-. Address·-----------
Addrtis l l.Q.O W. A@in»lvd., Compto,a.,CA 90220 l!'ll'H
2. OWNER. (Not tha owner's agent)
Prr;,vido the COMlf.,tn;hLEG.4.L names ind 11.ddri:sses of At!I per.sons having any owneQbip
interest in the property involved. Also, prov!dt:: t~e nature of tht legal ownership (f.e1
partnership, tenants in common, non~profit, corporation. etc.). If th~ ownership inob.1des a
pomoration or partner&bip, include d\e names, title, Q.ddm&HS of ,u individuals owning more
thi!n 10% aftbe shares. IP NO INDIVIDUALS OWN MORE THAN 10% OF Trm SH'AMS1
PLEASE INDICATE NON•Al-PUCAJ31.iE (NIA) IN THE SPACE BB.t.OW. If a mi..h.lJctc
owpsi corpor,.tion. · lude the names. titles, and addresses of tbe i:arpQrate officers. (A separat~
pas euuy.)
1635 Faraday Avenue• Carlsbad, CA 92008 .. 7314 ."(7ao) 602....;eoo • FAX (760) 602-6559 ff.P
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1111 I
Jul-21-2006 03:0Tpm From-DONAHUE SCµ~ 7148501420 • T-691 P.005/005 F-581
3. NON-PROFIT ORG..tNIZATION OR Tl.UST
If uy pl!:rson id.entifi=d. punuant to ( i) or (2) above is a n2ai:ir¢JJ 9tsoniJati9D 9r a tm.tti lat the
narnea 11,nd. addresses of ~ petson sentins as an officer or dire«ot of the non-profit
orgsnlzati.cn or as trustee or bmiefic' o.ftht.
4. Have }'OU had more than $250 worth of ·busintss. transacted wim any member of City s.taf.f;
· l:loards, Comrni.ssions, Cornmittocs a.ncl/ar Ce>WloU within tbepast !Wi!!lve (12) m.on"th,?
0 Yes §No tf~i, pleast indicate person(&): . ..., ___________ _
NOTE; Attach l.dditional sheets if nece$~ary.
Sisne.ture of applicant/date
Print or typ§ nam, of applicant
H.ADM!NI.COUNTE~\Cl&CLOSUAS ErrATcMENT fi/H Page2 OfZ
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ABBREVIATIONS
-i -..... ---..... _ aa --~ a~ --~--....... ,.1 ~-" =--~ w -~-.....
= -~ f ~-----. ---,&.c. .....w.o.i."IIC(:Ql<N:I! ---..... -. --~ Nt\ --,u:,t« ~ ---e, ---· ---! -... ---·· --~ ~ ~~ -~ ----L --.,_ ---£:.A.,X r:JII..Jl'ltilJMllilal . -lf= ... ==-M< ---= ~ ... f :=----~J4 "" ~ ---~ ---... ----~ ---:="-==""' K -----.... -~ -"' ---· ----& -~
( -.... ~ ·~ --..... -""""""' " ·------'" == ---· ·~ ·---=" I ~~ ,. ..... ----. ~---------= .,,. ---~ =--..... . -. L ~-.... . --_...., --"""""""" ~-= ... --.. ---= --~---.... ~~ -~ = --:::=. =
·+ ·-----"-= L --------1 1'WlcAL ema p~ SECTION
(SOP 82-03 (F} I CDP 06-20)
RALPH·S #175
PROPOSED EXPANSION
c·ARLSBAD, CA
A COMMERCIAL PRO.JECT-FOR: . .
RALPHS GROCERY CO.
1100 WEST ARTESIA BOULEVARD
COMPTON, CA. 90220
PAOJECT SUM~ARY
&>~ AddreH and .A.MN6cil''• Parcel: tbbfll't
f'ro~t .ApplTc&Uon ~
&It.a Ac:Nuga, · ~,ung tone. and General ZC'Jan
Land Uae D.tg,,aUQl'b ,.., .....
Co.nrt:lab
t:orldollll~Tt.g Apar\Nm.
Tata! Lct.6 A-q:,oed1
1\.40 Avet11da Enc.lne•. Cui.bad. CA 21.J....cw-n ii&
e,op 82-03,(f)ICDp 06o•20
CLot. S) 3-"13 Ac:rw,(Lol 6) ~ ~
<EJ ;toning Pisetgnat.tan -c-1.-:2.
tEJ~i11 PLtn diNtgnattcn-r~M..
3..6'13 k;rtM ... 0.582 Ac:r.e
~•lt'HlrkaU-m~&o..,=,
NOT AP'l"U""6LE
' NOT APFUCABU:!:
NOT AP'l"U""6LE A'q,c,Md D.tieUlng Uilt. O..ltg, ·Toul euuc:tina cav.-.as• Tot.al bulfdlng cov..ag. rcr Pa1Mstui11 Yltla£3S wth ~ sxpantTcn Ja 2t,I, covsrags C~,640 equare re9lJ
DIREqTORY --~ ---------=-===
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===
~-IQ
~·--~~~-~=.~ ,_...., __
---~·----~=~NI
5'S.-:.==
""'""'"--,a«
Landeeape p~.,
""''°'1-"""'9-~Uonal.pai::.-
~bl•k .. ,
6lclragser,ace
AY«•S• Dang Tr.&Fnc:t
S.., W.t.r Dlalrk::t,.
CClrlltrucUCJr:1 Tp:,:
.f!!,,63?1 5F r!xt•tlng. ~.620 e,p: fh::ipos.d • e.,., ailldFng Ania Wbl• ror eqiwe rootag• or •ll bulld~ In ~olnaet.tle Ylllagi,
Exi•t.tng Lanc;acaps (Not A FarU CE.I ll,arF.se\.ed -4)15 e,;.
NOT APPL.lc:AeLE
NOT Af'f'LICAeLE
NOT APFLlc.Ael.E
3.M CSANOAcs'• &ter Guld. or vetteuiar Tr.arm: '-'-'.al.Tan Ra~, 5an Dl.gc, ~Ion)
Cllab,id t"'b,J~l llll«' Dlalrlc:L CCMJ.Di
TIP' 111-N ""I!...--
m_
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WA~fLO.ll~TIG'Ni 111"1frui ot -4000 g:mi ror .f h:,u,-a, drattDn out. or rotr nra ~anu, at a mlnlclm or 20 pat ar rmlc::bal pr~ura .at th9 r.a'?-
Ul.at.«-Fbll, ~ung !9ull~ ~' 4,6!51..t. • IO)JS..OS
Exp.an.Tai Aral:1 9,620a.f. • 2;JOO GPt) Dsno eL!lk:lng AM11 h,O"tle.J'. • <l.,~33) GfC'D ........ .
=·:'°~~-h~'!:!~~~ e:op,il"'!lcn • ~,
RRE R..CW GENEl'At!CH: "4.000 GFP ror -4 hol.n min.
6'oer-ECf,ltvafcnt. Dllisll?ng U,Jlo CS,U,
Exraung l!'ulldlng Area. "'6,63&8.r. • 2&.35 !:CU
E,tp.!nalon Aroa. ~20 Lt. " &b6 !!DU D*10 et.1Udi119 Are.111 6.Q'TIU. • {3311 EJ:Xl ..-.d1'
II
-111WClolo!llol 21lRocr • >l.q-CAllOI02 --... ....--
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-°""' =...~CA
LIIV.,IN
sis
hl1 Hl1
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u iooca l1i5:~ .•.. i...JO: .. -~o§c'.§ Total EDU or ,:;rt'~ bul"""9 •-. .,_ I~;~ ... -• or Uuq,anolon • 219 11 19
SHEET INDEX.
'Te too TtTUi ~. Ml! PATA, 'VtCNlrrtur
IOFI ~~f'UH •
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HUGI E)d57ffSiatfEA.AW
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