HomeMy WebLinkAbout2015-12-16; Planning Commission; ; RP 92-10A CDP 92-08A – BLUEWATER GRILL
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: October 14, 2015
P.C. AGENDA OF: December 16, 2015 Project Planner: Chris Garcia
Project Engineer: Steve Bobbett
SUBJECT: RP 92-10(A)/CDP 92-08(A) – BLUEWATER GRILL – Request for a recommendation of
approval of a Major Review Permit Amendment and Coastal Development Permit
Amendment to add 2,049 square feet of interior restaurant space and a 1,202 square
foot outdoor dining area to an existing 3,346 square foot restaurant and participation in
the Parking In-Lieu Fee Program for 21 parking spaces. The 0.19-acre project site is
addressed as 417 Carlsbad Village Drive, and located within Land Use District 1, Carlsbad
Village Center, of the Village Review (V-R) Zone and Local Facilities Management Zone 1.
The project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Projects)
Class 32 Categorical Exemption. This project is not located within the appealable area of
the California Coastal Commission.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7135 RECOMMENDING
APPROVAL of Major Village Review Permit Amendment RP 92-10(A) and Coastal Development Permit
Amendment CDP 92-08(A) to the City Council based on the findings and subject to the conditions
contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Project Site/Setting:
The 0.19-acre project site is comprised of one legal parcel located on the south side of Carlsbad Village
Drive, east of the railroad tracks, west of State Street and addressed as 417 Carlsbad Village Drive. The
project site is located within Land Use District 1, Carlsbad Village Center, of the Village Master Plan, and
is located within the Village Segment of the coastal zone.
Table 1 below identifies the General Plan designations, zoning and current land uses of the project site
and surrounding properties.
TABLE 1 – SURROUNDING LAND USES
Location General Plan Designation Zoning Current Land Use
Site Village (V) Village Review (V-R)/
Land Use District 1
Restaurant/Fish Market
North Village (V) Village Review (V-R)/
Land Use District 1
Carlsbad Village Drive/Choice
Juicery
South Village (V) Village Review (V-R)/
Land Use District 1
City of Carlsbad public parking
lot
East Village (V) Village Review (V-R)/
Land Use District 1
Various retail stores.
West Village (V) Village Review (V-R)/
Land Use District 1
North County Transit District
(NCTD) railroad tracks/city
leased public parking.
3
RP 92-10(A)/CDP 92-08(A) – BLUEWATER GRILL
December 16, 2015
Page 2
Project Proposal:
The project applicant is requesting approval of a Major Review Permit (RP) amendment and Coastal
Development Permit (CDP) amendment to add 2,049 square feet of interior restaurant space and a
1,202 square foot outdoor dining area to an existing 3,346 square foot restaurant and participation in
the Parking In-Lieu Fee Program for 21 parking spaces.
Since the expansion will increase the required parking spaces and eliminate the ten existing on-site
parking spaces, the project is proposing to purchase 21 parking spaces through the Village Parking In-
Lieu Fee Program to satisfy the entire parking requirement. The original project required a total of 26
parking spaces which was satisfied by 10 on-site parking spaces, 11 parking spaces purchased through
the Village Parking In-Lieu Fee Program and five spaces in the adjacent North County Transit District
(NCTD) owned parking lot.
The proposed project requires a total of 32 parking spaces. Since the property retains the 11 parking
spaces paid through the in-lieu fee program, an additional 21 parking spaces are proposed to be
purchased. Credit for the 5 parking spaces on land owned by NCTD will not be credited for this project
as previously allowed. Additional discussion on parking is located in Section III. B.
The existing building will remain, with minor changes to the existing exterior materials and roof. The
proposed 2,049 square foot addition expands to the rear of the existing building and generally to the
property lines. A new 1,202 square foot patio dining area will be located on the southwest corner of the
site. The outdoor dining area is enclosed by the proposed building to the north and east, a stucco wall
along the south property line and a partial wall with sliding shutters along the west property line. The
outdoor dining area is open to the sky with a portion of the dining area located under an open beam
“roof” feature.
The existing tile roof will remain and an extension of the tile roof over a portion of the addition will
blend and extend over the restaurant entrance on the west side of the building. Exterior wood features
are proposed to help tie in this portion of the new addition with the existing building which contains
exposed roof rafter tails and wood trim around the windows. The rest of the addition will have a flat
roof with a parapet, and walls finished in stucco and weathered wood siding that will complement the
existing building. Existing stone veneered landscaped planters will be re-faced with textured concrete.
The proposed addition and exterior refinishing will rejuvenate the exterior of the building and maintain
the character of the existing building architecture.
III. ANALYSIS
The proposed project is subject to the following ordinances, standards, and policies:
A. Village (V) General Plan Land Use designation;
B. Village Review (V-R) Zone (C.M.C. Chapter 21.35), Land Use District 1 - Carlsbad Village Center
(Village Master Plan and Design Manual); and
C. Growth Management Ordinance (C.M.C. Chapter 21.90), Local Facilities Management Plan Zone
1.
The recommendation for approval of this project was developed by analyzing the project’s consistency
with the applicable regulations and policies. The project’s compliance with each of the above
regulations is discussed in detail in the sections below.
RP 92-10(A)/CDP 92-08(A) – BLUEWATER GRILL
December 16, 2015
Page 3
A. Village (V) General Plan Land Use Designation
The subject property, comprising one (1) legal parcel, has a General Plan Land Use designation of Village
(V). The Carlsbad General Plan includes the following goals for the Village: 1) Maintain and enhance the
Village as a center for residents and visitors with commercial, residential, dining, civic, cultural, and
entertainment activities; and 2) Develop a distinct identity for the Village by encouraging a variety of
uses and activities, such as a mix of residential, commercial, office, restaurants and specialty retail
shops, which traditionally locate in a pedestrian-oriented downtown area and attract visitors and
residents from across the community by creating a lively, interesting social environment.
The proposed project is consistent with the goals for the Village, as outlined within the General Plan,
because it provides an expansion and remodel of an existing restaurant use in an appropriate location
(Carlsbad Village Center Land Use District No. 1) within the Village. This in turn serves to enhance the
area as a core district that serves residents as well as tourists and regional visitors by providing
additional dining and employment opportunities. By providing more enhanced commercial
opportunities and attractive outdoor dining areas, 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 new residents and
employees an opportunity to walk to restaurants and mass transit functions; its close proximity to
existing bus routes and mass transit help to further the goal of providing new economic and residential
development near transportation corridors; and lastly, will contribute to the lively and interesting social
environment of the Village area in the form of a remodeled and expanded restaurant in the core of the
Village. Furthermore, the project will provide a strong street presence by updating the appearance of
the existing building as viewed along Carlsbad Village Drive. Overall, the remodeled and expanded
restaurant will enhance the Village as a place for living, visiting, and working.
B. Village Review Zone (C.M.C. Chapter 21.35), Land Use District 1 - Carlsbad Village Center
(Village Master Plan and Design Manual)
The subject property is located within Land Use District 1 - Carlsbad Village Center of the Village Master
Plan. Pursuant to the Village Master Plan, a restaurant is a permitted use.
The specific development standards for new development within Land Use District 1 and the project’s
compliance with these standards are shown in Table 2 below:
TABLE 2 – VILLAGE MASTER PLAN, LAND USE DISTRICT 1 (CARLSBAD VILLAGE CENTER)
STANDARD REQUIRED/ALLOWED PROPOSED COMPLY
Setback:
Front Yard
(Carlsbad Village
Drive)
No minimum; 10’ average
setback for all floors above the
first at grade floor.
No setback (0’). The existing building
and the proposed expansion are single-
story and do not contain any floors
above the at grade floor.
Yes
Setback:
Side Yards
(east and west
property
line/elevation)
No minimum or maximum East: – 0’
West: 0’ – 9’
Yes
Setback:
Rear Yard
(south property
line/elevation)
No minimum or maximum 0’ – 18’ Yes
RP 92-10(A)/CDP 92-08(A) – BLUEWATER GRILL
December 16, 2015
Page 4
TABLE 2 – VILLAGE MASTER PLAN, LAND USE DISTRICT 1 (CARLSBAD VILLAGE CENTER)(CONTINUED)
STANDARD REQUIRED/ALLOWED PROPOSED COMPLY
Open Space: 20% = 1,629 SF
33.7% (2,748 SF) Yes
Open space may be public or
private and may be dedicated to
landscaped planters, open space
pockets and/or connections,
roof gardens/patios, balconies,
other patios and outdoor eating
areas.
Outdoor dining areas: 1,851SF
Exterior walkways: 897 SF
Building
Coverage:
100% 66.3% Yes
Building Height: 45’ maximum
Roof line: 18.5’ Yes
Roof Pitch 50% of total roof structure to
have 5:12 roof pitch (Coastal
Zone only).
The existing restaurant was approved
with a 3:12 roof pitch over a portion of
the building and a flat roof over the
other portion of the building. The
applicant is proposing to keep the
existing 3:12 roof pitch and extend the
existing flat roof to the new addition.
Modifying the existing roof or adding a
5:12 roof pitch to the new addition
would not fit in well architecturally. In
addition, the 5:12 roof pitch standard
has been removed for properties
outside of the Coastal Zone and is
proposed to be removed from District 1
with the upcoming Village Master Plan
update. Therefore, staff recommends
keeping the existing 3:12 roof pitch as
previously approved and allow the
extension of the flat roof toward the
rear of the building.
Property Line
Walls/Fences:
6’ max No property line walls or fences are
proposed.
Yes
RP 92-10(A)/CDP 92-08(A) – BLUEWATER GRILL
December 16, 2015
Page 5
TABLE 2 – VILLAGE MASTER PLAN, LAND USE DISTRICT 1 (CARLSBAD VILLAGE CENTER)(CONTINUED)
STANDARD REQUIRED/ALLOWED PROPOSED COMPLY
Parking: Restaurant (Coastal Zone):
One (1) space per 100 sq. ft. of
interior net floor area. Net floor
area excludes storage areas,
restrooms, kitchen appliances
and counters.
3,098 sq. ft. of net floor area ÷
100 sq. ft. = 31 spaces
Retail (Coastal Zone):
One (1) space per 300 sq. ft. of
net floor area.
298 sq. ft. of net floor area ÷
300 sq. ft. = 1 space
Outdoor Dining
No parking required if the total
number of outdoor seats is less
than the total number of indoor
seats.
Total indoor seats: 125
Total outdoor seats: 95
95 < 125 = No parking required.
Total Required: 32 parking
spaces
Proposed:
No parking spaces on-site, plus a request
to purchase 21 parking credits.
The property owner has previously paid
into the Village Parking In-Lieu Fee
Program for 11 parking spaces. The
balance of 21 required parking spaces
will also be provided through
participation in the Village Parking In-
Lieu Fee Program. The project is located
adjacent to Public Parking Lots C (50
spaces) and D (78 spaces). Findings of
support are discussed below and also in
Planning Commission Resolution No.
7135.
Yes
As discussed in Table 2 above, the project proposes to satisfy its entire parking requirement to provide
21 parking spaces off-site through participation in the Village Parking In-Lieu Fee Program. The fees
collected from the Village Parking In-Lieu Fee Program are deposited into an earmarked, interest-
bearing fund to be used for construction of new, or maintenance of existing, public parking facilities
within the Village Area.
For the purposes of determining participation in the program, the Village has been divided into two (2)
parking zones (i.e., Zone 1 and Zone 2). Within the Coastal Zone and Parking Zone 1, a property owner is
eligible to participate in the program if the subject property is located east of the railroad tracks and if
the property is located within 600 feet of an existing public parking facility. The subject property is
located east of the railroad tracks and directly adjacent to two (2) existing public parking lots (i.e., Lots C
and D), which combined have a total of 128 parking spaces (see Attachment No. 3).
In accordance with the standards set forth in the Village Master Plan, developers/property owners
within this zone may be allowed to make an in-lieu fee payment for up to one hundred percent (100%)
of the on-site parking requirement for proposed new development, conversion and/or intensifications
of use. The project applicant is requesting participation in the Village Parking In-Lieu Fee Program for 21
RP 92-10(A)/CDP 92-08(A) – BLUEWATER GRILL
December 16, 2015
Page 6
parking spaces in addition to the 11 parking spaces previously paid for or 100% of the total required
parking (32 parking spaces) for the project. As a condition of project approval, the property owner shall
be required to enter into an agreement to pay the parking in-lieu fee prior to the issuance of building
permits for the project. The current fee is $11,240 per required parking space to be provided off-site. In
order to participate in the Village Parking In-Lieu Fee Program the following findings must be made by
the appropriate decision-making authority:
1. The proposed project is consistent with the goals and objectives of the Village Master Plan and
Design Manual;
2. The proposed use is consistent with the land use district in which the property is located;
3. Adequate parking is available within the Village to accommodate the project’s parking demands;
and
4. The In-Lieu Fee Program has not been suspended or terminated by the City Council.
Justification for the above referenced findings is as follows:
1. The project is consistent with Village Review Master Plan and Design Manual in that the project
assists in satisfying the goals and objectives through the following actions 1) the project stimulates
property improvements and improves the physical appearance of the Village area by remodeling
and expanding an existing restaurant which increase the intensity of development within the Village;
2) it establishes Carlsbad Village as a quality shopping, working and living environment by providing
increased employment opportunities and by establishing a quality restaurant with expanded
outdoor dining areas.
2. The proposed use is consistent with the goals and objectives set forth for Land Use District 1 of the
Village Master Plan and Design Manual in that the mixed-use development not only provides a
mutually supportive use in the form of an expanded restaurant, but reinforces the pedestrian-
orientation desired for the downtown area by providing new residents and employees an
opportunity to walk to local shopping, dining, recreation, and mass transit functions; furthermore,
its close proximity to existing bus routes and mass transit help to further the goal of providing new
economic and residential development near transportation corridors; and lastly, it will contribute to
the revitalization of the Village area in the form of a remodeled and expanded restaurant in the core
of the Village.
3. Adequate parking is available within the Village to accommodate the project's parking demands.
Based on the most recent parking study dated September 2014, the average occupancy for all public
parking lots is 70%. This utilization ratio allows for continued implementation of the parking in-lieu
fee program because it is less than the 85% threshold for maximum utilization set by the City
Council; and
4. The In-Lieu Fee Program has not been suspended or terminated by the City Council.
Based on these findings, it is staff’s recommendation that the proposed project warrants granting
participation in the Parking In-Lieu Fee Program for 21 parking spaces. If the City Council grants
participation in the Parking In-Lieu Fee Program the project will satisfy its parking requirement as set
forth in the Village Master Plan.
RP 92-10(A)/CDP 92-08(A) – BLUEWATER GRILL
December 16, 2015
Page 7
C. 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 3 below.
TABLE 3 – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration N/A N/A
Library N/A N/A
Waste Water Treatment 3 EDU Yes
Parks N/A N/A
Drainage 1 CFS/Basin B Yes
Circulation
Existing: 335 ADT
Proposed: 528 ADT
Net increase: 193 ADT
Yes
Fire Station 1 Yes
Open Space N/A N/A
Schools (Carlsbad) N/A N/A
Sewer Collection System 660 GPD Yes
Water 1,215 GPD Yes
IV. ENVIRONMENTAL REVIEW
The City Planner has determined that the project belongs to a class of projects that the State Secretary
for Resources has found not to 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 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA
Guidelines. The project is consistent with the General Plan, the Village Master Plan, and 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. 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. A Notice of Exemption will be filed by the City
Planner upon final project approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 7135
2. Location Map
3. Village Public Parking Lots
4. Disclosure Statement
5. Reduced Exhibits
6. Full Size Exhibits “A – I” dated December 16, 2015
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SITE MAP
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CARLSBAD VILLAGE DR
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HOPE AVCHESTNUT AV
PINE AV
CYPRESS AV ALLEY
OAK AV ALLEYMOUNTAIN VI
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PL
GARFIELD ST
TYLER ST ALLEYCHRISTIANSEN WY
COASTER STATION DY
CYPRESS AV
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CHRISTIANSEN WY STATE STBUENA VIS TA C R
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BUENA VISTA WY
MADISON STMADISON ST ALLEYWASHINGTON STPIO PICO DRSTATE ST ALLEYDAVIS AVHARDING STKREMEYER CR
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SYCAMORE AV LINCOLN STTYLER STJEFFERSON ST ALLEYHOPE AV ALLEYAT & SF RRBUENA PL
CARLSBAD BLLEWIS LNROOSEVELT STJEFFERSON STOCEAN STRUE DES CHATEAUX
TUTTLE STVillage Public Parking Lots
600 0 600300 Feet
J:\Requests2010Plus\ComEconDev\Planning\4547107_11
Parking Lot Spaces
A 55
B 55
C 50
D 78
E 39
F 43
G 26
H 30
I 12
J 469
ABBREVIATION
(41.95)EXISTING ELEVATION
AC ASPHALT CONCRETE
BW BACK OF WALK
CB CATCH BASIN
CC CEMENT CONCRETE
CLF CHAIN LINK FENCE
EG EDGE OF GUTTER
EP EDGE OF PAVEMENT
FFE FINISHED FLOOR ELEVATION
FL FLOW LINE
FS FINISHED SURFACE
GW GUY WIRE
LP LIGHT POLE
PB PULL BOX
PP POWER POLE
STR STRIPING
TC TOP OF CURB
TG TOP OF GRATE
TG TOP OF GRATE
TW TOP OF WALL
10 0 10 20 30
SCALE: 1" = 10'
5
100'(42)
LEGEND:
EXISTING CONTOUR
PROPERTY LINE
SDMH STORM DRAIN MANHOLE
(43.83) TC
(43.59) AC(42.80) TC(42.26) ACDRIVEWAY(43.26) TC
(42.77) AC
(42.88) TC
(42.45) AC
(43.08) TC
(42.61) AC
(42.58) TC
(42.10) AC
(43.80) TC
(42.63) BW
(42.04) TC
(41.57) AC
PARKING
HC
PARKING
HC
PARKING
HC
PARKING
HC
PARKING
HC
LANDSCAPE
EXISTING BUILDING
LANDSCAPE LANDSCAPE
LANDSCAPE
(43.94) BW
CABINET
CONTROL
ASPHALT
ASPHALT
PLANTERTILES BUSHPLANTERTRASH
PLANTERCONCRETE
ASPHALT
PLANTER
TRANS
ELEC
PAD
CONC PLANTER(43.79) TC
(42.63) BW
GRAVEL
WALL
PLANTER
PLANTER
LANDSCAPE
WALL
LANDSCAPE
RR TRACK RR TRACK
PARKING STALLS PARKING STALLSPARKING STALLSPLANTERPLANTERPLANTER
40'30'72.00'50.89'150.09'49.89'1.00'78.09'
479.90'
•
STATE STREET
159.87'40.00'CARLSBAD VILLAGE DRIVE•78.98'399.96'
•
A.T. & S.F.R.R. ROW100.00'PARKING STALLSPARKING STALLSPAD
CONC
EQP
Setup
Base
LP
12" TREE
(42.83) TC
(42.35) AC(42.67) TC
(42.23) AC
24" TREE
(42.67) CC
(42.78) CC
(42.31) CC
(40.76) EG
(40.75) FL(40.84) FL
(40.84) EG(42.22) STR(40.92) EG
(40.95) EG
(41)
(41.01) FL
(41.05) EG
(41.09) EG(41.12) EG
(41.14) EG(41.16) FL(41.20) STR(41.22) EG
(41.25) FL (41.25) STR(41.27) EG (41.26) STR(41.30) STR(41.34) STR(41.34) FL
(41.35) EG
(41.35) EG (41.41) STR(41.43) EG
(41.42) EG (41.45) STR(41.47) EG (41.48) STR(41.48) STR
(42.59) TG (41.52) STR(41.54) FL (41.57) STR(41.61) EG (41.61) STR(41.63) EG (41.64) STR(41.66) FL (41.66) STR(41.68) STR(41.71) AC(41.72) AC (41.74) STR(41.78) CP S/NAIL(41.79) EG
STR
(41.79) (41.80) STR(41.82) STR(41.70) TC
(41.20) AC
(41.75) TC
(41.27) AC
(41.86) TC
(41.43) AC
(42.69) TC
(42.07) AC
(42.76) TC
(42.27) AC
(42.82) TC
(42.31) AC
(43.19) TC
(42.65) AC
(41.83) EG
(41.87) FL (41.88) STR(41.88) STR(42.51) TG
(41.90) EG (41.90) STR(41.90) STR(41.91) EP AC(41.94) STR(41.94) EG
(41.94) STR
(41.95) EG
(41.95) STR
(41.97) TC
(41.46) AC(41.97) STR(42.09) TC
(41.60) AC
(41.85) TC
(41.35) AC
(41.98) TC
(41.40) AC(41.93) TC
(41.43) AC
(42.51) TC
(41.96) AC
(42.56) TC
(42.01) AC
(42.48) TC
(41.99) AC
(42.51) TC
(42.01) AC
(42.55) TC
(42.14) EG
(42.03) TC
(41.55) EG
(42.22) TC
(41.61) AC
(41.93) TC
(41.53) AC
(42.07) TC
(41.65) AC
(42.13) TC
(41.65) AC
(42.11) TC
(41.61) AC
(42.58) AC
(43.62) TW
(42.48) AC
(43.50) TW
(42.65) AC
(43.58) TW
(42.77) TC(42.14) AC(42.27) AC
(43.56) TW
(42.72) TC
(42.13) AC
(42.77) AC
(43.55) TW
(42.76) AC
(43.62) TW
(42.54) AC(43.56) TW(42.64) AC
(43.48) TW
(42.54) AC
(42.54) TC
(43.22) AC
(43.57) TC
(42.76) AC
(43.08) TC
(42.68) TG
TRENCH DRAIN
(42.82) FFE
(42.81) BW
(44.77) TW GAS METER(42.82) FFE
(42.83) FFE
(41.98) EP AC(41.98) TC(41.48) ACSTR
(41.97)
(42)
(42)
(42)
(42)
(42)
(42)
(42)
STR
(42.01) (42.04) STR(42.04) STR
PP
(42.06) EG
(42.08) EG
(42.09) STR
(42.10) STR
(42.12) ST R(42.13) STR(42.13) STR (42.15) STRH=4'
CHAIN LINK FENCE
H=8'
FENCE
CHAIN LINK
H=4'
FENCE
LINK
CHAIN (TYP)WHITE STR (42.17) TG
24"X24" CB (42.19) GRD
(42.18) STR
PARK SIGN
(42.18) EP AC (TYP)
WHITE STR (42.19) STR(42.21) EP AC
(42.22) AC
(42.23) TC
(41.82) AC
(42.15) TC
(41.74) AC
(42.21) TC
(41.59) AC
(42.20) TC
(41.70) AC
(42.59) TC
(42.19) AC
(42.59) TC
(42.19) AC
(42.53) CC
(42.22) EP AC
STR
(42.23)
(42.24) EP AC
(42.25) EP AC (42.25) AC(42.26) STR
(42.26) STRAC(42.27) (42.27) AC(42.32) EP AC
(42.32) STR (42.31) AC(42.31) EG(42.32) ACSTR
(42.34) (42.35) AC(42.35) AC
(42.36) AC
(42.38) CC
(42.40) TC
(42.42) TC
(42.42) STR
(42.89) TC/FL
(43.32) TC/FL
(42.47) TC/FL
(42.43) GW PP
SDMH
(42.43)
TC @ CB
(42.44)
18" PALM
(42.45) EP AC
(42.46) AC
(42.46) TC
(42.47) GRD
18" PALM
(42.49) STR
(TYP)
WHITE STR
(42.51) TC
(42.18) EG
(42.05) FL
(42.51) GW
(42.52) AC
(42.54) STR
(42.56) TC
(42.56) EP AC
(42.56) TC
(42.15) EG
(42.02) FL
(42.52) TC
(42.14) EG
(42.01) FL
(42.72) TC
(42.31) EG
(42.19) FL
(43.91) TC
(43.61) EG
(43.48) FL
(44.70) TC
(44.35) EG
(44.23) FL
(45.01) TC/FL
CC
(42.55)
(42.42) TC
CB
(41.59) FL
(42.56) STR(42.57) CC(42.56) CC
(42.57) AC
(42.57) STR
(42.57) EG
(42.59) TC
(42.23) AC
(42.59) STR
(42.60) LP
TS PB
LP PB (42.60) CC(42.61) TC
(42.61) LP (42.62) AC(42.62) TC
(42.33) EG
(42.12) FL
CC
(42.63)
(42.63) GW
(42.65) STR
PP
(42.65) STR
(42.64) EG
SIGN
(42.65) STR
(42.65) CC
(42.66) TC
(42.67) STR
(42.68) STOP SIGN
(42.68) BW (42.69) TC(42.70) LP PB
PARK SIGN
(42.70) TC
(42.70) STR
(42.71) STR
(42.71) STR
(42.72) AC
(42.73) STR(42.73) TC(42.19) AC(42.75) STR
(42.75) TC (42.76) AC(42.77) PB
SIGN STUB
METER
ELEC
BOLLARD
(42.78) AC
(42.79) CC
STORAGE
DRY
(42.79) EG
(42.80) STR
(42.82) TC
(42.51) EG
(42.32) FL
(42.83) STR
(42.82) AC
(42.82) CC
(42.84) CL LF ARRW
(42.83) STR
(42.83) STR
(42.84) BW
(42.86) STR
(42.87) STR (42.87) EP AC(42.91) TC(42.90) AC(42.91) STR
TILE
(42.93)
(42.94) STR
(42.94) CLF (42.94) EP AC(42.96) EP AC(42.97) BW
(42.99) STR(42.99) EP AC(42.99) STR
WHITE STRDBL YELLOW STR(43
)
(43)
(43)
(
4
3)(43)(43.01) STR
(43.00) EG
(43.03) CLF (43.07) CP X-MARK(43.07) STR
(43.08) STR
(43.09) STR(43.11) STR
(43.12) EG
(43.13) TC
G (43.15) STR
(43.15) (43.16) H=5'CLF(43.16) AC(43.18) EP AC(43.19) STR
(43.20) EP AC
(43.21) CL LF ARRW (42.79) AC(43.21) TC(42.98) AC
(43.38) TC
(42.89) AC
(43.29) TC
(43.23) STR
(43.24) STR
(43.27) STR
(43.28) STR
(43.31) STR
LP PULL BOX
(43.34) TC
(43.33) STR
(43.34) STR
(43.39) STR
(TYP)
WHITE STR
(43.45) TC
(43.45) STR
(43.47) TC
(43)
(43.50) CLF (43.50) CLF (43.51) CLF
(43.52) STR
(43.77) TC
(43.36) AC
(43.56) STR
(43.57) TC
(43.15) AC
(43.64) STR
(43.74) TW
(43.79) CP X-MARK
(43.82) STR
LP
TRASH CAN EL PB(43.89) (44)
SIGN
PARKING
(44.06) EL PB
(44.13) PB
(44.22) BW
(44.29) EL PBSOLID WHITE STR(44.42) EL PBSIGN
NO PARK
(44.64) BW
(44.76) TW
(44.80) TRACK
(44.82) BW
(44.83) TRACK
(44.83) LP PB(44.87) STR(44.89) LP
(44.89) TRACK
(44.95) TRACK (44.96) TRACK
(44.98) BW
(44.99) TRACK
(45.01) TRACK
(45.03) TRACK
(45.33) TC
(44.94) AC
(45.43) TC
(45.00) AC
(45.48) TC
(44.99) AC
(45.67) TC
(45.01) AC(45.70) TC
(45.22) AC
(46.74) CLF(46.85) CLF(47.28) CLF(47.36) CLF(47.48) CLF30" PALM(47.75) CLF12" TREE
(43.11) TC
(42.65) AC 159.90'OAK AVENUE•129.90'40.00'
250.15'
(45.37) TRACK
(45.41) TRACK$FILEL$$DATE$$TIME$$PLTDRVS$SHEET SIZE 30X42LEVEL SYMB ON PROJECT NO.2JMCREVISIONS:NO.DATE:BY:PLANS PREPARED BYPROJECTSHEET TITLEPROJECT NO.
SCALE
DATE
DESIGNED BY
DRAWN BY
CHECKED BY
SHEET NO.
SHTSOF411 N. Harbor Blvd, Suite 201San Pedro, CA 90731www.jmc-2.com/John M. Cruikshank Consultants, Inc.Civil Engineering & Surveying20150047
09-09-2015
DT
LJ LELAND F. JOHNSON R.C.E. 13560 EXP. 03/31/17CONFORMANCE WITH THE PROFESSIONAL LAND SURVEYORS ACT.THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN SURVEYORS CERTIFICATE417 CARLSBAD VILLAGE DRIVE, CARLSBAD, CA 92008TOPOGRAPHIC MAP1
1 1
1" = 10'Leland Francis J ohnson
REGSTEERDSSOALENGENEER
CALFORNASTTAEOFNFPRONo.13560CIVILExp .3-31-17