HomeMy WebLinkAbout2016-09-21; Planning Commission; ; CUP 16-06 - BREWERY IGNITERThe City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No. G)
P.C. AGENDA OF: September 21, 2016
Application complete date: July 1, 2016
Project Planner: Jason Goff
Project Engineer: Tecla Levy
SUBJECT: CUP 16-06 -BREWERY IGNITER -Request for a Conditional Use Permit to allow two
separate brewery tasting rooms as accessory uses in two separate adjacent industrial
office and warehousing suites on property located in the Carlsbad Corporate Center at
5840 El Camino Real, Suites 100 and 101, in the M-Q Zone and Local Facilities
Management Zone 5. The City Planner has determined that this project is exempt from
the requirements of the California Environmental Quality Act (CEQA) per Section 15301,
"Existing Facilities," of the State CEQA Guidelines and will not have any adverse significant
impact on the environment. A Notice of Exemption shall be filed with the County Clerk
upon approval of this project.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7196 RECOMMENDING
APPROVAL of CUP 16-06, based upon the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
This application is a request for a Conditional Use Permit to 1) allow for a 409 square foot accessory tasting
room to operate in conjunction with a 2,027 square foot permitted brewery use proposed in Suite 100;
and 2) allow for another 420 square foot accessory tasting room to operate in conjunction with another
2,097 square foot permitted brewery use proposed in the adjacent Suite 101; all of which are situated
within an existing 43,136 square foot multi-tenant industrial office and warehousing building (Building
"D") on property located at 5840 El Camino Real in the Carlsbad Corporate Center. The General Plan Land
Use designation for the site is Planned Industrial (PI) while the Zoning designation is Industrial with a
Qualified Development Overlay (M-Q).
The Carlsbad Corporate. Center, for which these two uses are proposed, consists of four buildings on an
8.20 acre lot with a common parking field of 371 parking spaces with surrounding site and parking lot
landscaping. Building "D", which is located in the most northwesterly portion of the site, is a horse-shoe
shaped building divided into. multiple tenant suites with the two breweries with accessory tasting rooms
proposed in the most northwest corner of the building. Building "D" was originally parked for 75% office
and 25% warehouse. Based on this ratio, the Suites 100 and 101 have a total of 16 parking spaces (8
spaces each) allocated to their tenant spaces.
The proposed 2,027 square foot brewery proposed in Suite 100 consists of 1,618 sq. ft. of manufacturing
and a 409 sq. ft. tasting room. The proposed 2,097 square foot brewery proposed in Suite 101 consists of
1,677 sq. ft. of manufacturing and a 420 sq. ft. tasting room. The proposed hours of operation for both
tasting rooms are Monday through Thursday, 3 p.m. to 9 p.m.; Friday, 3 p.m. to 10 p.m.; Saturday, 12 p.m.
to 10 p.m.; and Sunday, 12 p.m. to 8 p.m.
CUP 16-06-BREWERY IGNITER
September 21, 2016
Page 2
The concept of a Brewery Igniter, as described by the property owner, is a turn-key brewery suite for lease
that features a state of the art, fully functional brewing system and tasting room that craft brew
entrepreneurs can use to operate a brewery business, reduce their upfront capital investment, and get
beers on the market sooner. Additionally, a Brewery Igniter should not be confused with an incubator or
shared brewing space, as each unit is solely leased and occupied by the individual business owner.
The project is compatible with the surrounding uses in that a brewery is a manufacturing use that is
permitted by right in the M-Q zone. An accessory tasting room to a brewery is a conditionally permitted
use subject to City Council approval. However, as stated above, the hours of operation for the retail
tasting room are largely outside of the typical business hours for the other industrial office and
warehousing uses at the site and also in the surrounding area. Nevertheless, each use has satisfied the
required parking on-site and will be able to operate simultaneously. The project has been conditioned to
obtain and keep a valid license from the California Department of Alcoholic Beverage Control.
Table "A" below includes the General Plan Land Use designations, zoning and current land uses of the
project site and surrounding properties.
TABLE A
Location General Plan Designation Zoning Current Land Use
Site Planned Industrial (PI) Industrial with a Qualified Office and Warehousing Development Overlay (M-Q)
North Planned Industrial (PI) Industrial with a Qualified Warehousing and
Development Overlay (M-Q) Distribution
South Planned Industrial (PI) Heavy Commercial (C-M) El Camino Real and
Industrial Office
East Planned Industrial (PI) Industrial with a Qualified Office and Warehousing Development Overlay (M-Q)
West Planned Industrial (PI) Industrial with a Qualified Office, Manufacturing, and
Development Overlay (M-Q) Warehousing
Ill. ANALYSIS
The proposed project is subject to the following plans, ordinances, standards, and policies:
A. Planned Industrial (PI) General Plan Land Use Designation;
B. Industrial, Qualified Development Overlay (M-Q) Zone (C.M.C. Chapters 21.06 and 21.32);
C. Parking Ordinance (C.M.C. Chapter 21.44);
D. Conditional Use Permit Regulations (C.M.C. Chapter 21.42); and
E. Growth Management Ordinance (C.M.C. Chapter 21.90).
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 the sections below.
CUP 16-06-BREWERY IGNITER
September 21, 2016
Page 3
A. General Plan Compliance (Planned Industrial Land Use Designation)
The site has a General Plan Land Use designation of Planned Industrial (PI), which primarily allows for
corporate office, research & development and manufacturing, but also allows for ancillary commercial
uses. The brewery tasting room is consistent with the General Plan in that a tasting room is an ancillary
commercial use. The Industrial (M) Zone, which implements the Planned Industrial (PI) General Plan Land
Use designation, allows breweries by right and brewery tasting rooms as a conditionally permitted use
subject to City Council approval.
B. Industrial and Qualified Development Overlay (M-Q) Zone (C.M.C. Chapter 21.06 and 21.32)
The existing developed site for the proposed uses is zoned Industrial combined with a Qualified
Development Overlay (M-Q). As such, the project is subject to the Zoning Ordinance provisions found in
both Chapter 21.06-Qualified Development Overlay (Q) Zone, and Chapter 21.32 -Industrial (M) Zone of
the Carlsbad Municipal Code. However, the Q Zone's requirement to process a Site Development Plan
(SDP) is superseded by the requirement to process a Conditional Use Permit. The original project was
developed by SDP 97-08. While breweries are permitted in theM Zone, breweries with accessory tasting
rooms are subject to the approval of a Conditional Use Permit provided tasting rooms are limited to 20%
of the gross floor area of the building/suite or 2,000 square feet, whichever is less. In the case of Suite
100, the proposed brewery and tasting room will occupy a 2,027 square foot suite area and does not
propose any additions to the existing building. The proposed tasting room is 409 square feet which is 20%
of the gross floor area of Suite 100, and therefore, complies with the 20% maximum size requirement. In
the case of Suite 101, the proposed brewery and tasting room will occupy a 2,097 square foot suite area
and does not propose any additions to the existing building. The proposed tasting room is 420 square
feet which is 20% ofthe gross floor area of Suite 101, and therefore, complies with the 20% maximum
size requirement. Parking compliance is discussed in section C below.
C. Parking Ordinance (C.M.C. Chapter 21.44)
The Carlsbad Corporate Center was originally approved and parked for standalone industrial office and
also a combination of industrial office and warehousing uses. The common parking lot for the overall site
includes 371 parking spaces. Building "D," where Suites 100 and 101 are located, is parked for 75% office
{1 space/250 GFA) and 25% warehouse {1 space/1,000 GFA). Based on these parking ratios, Suites 100
and 101 are allocated 16 parking spaces total, or 8 spaces each. As proposed, a primary brewery use is
considered manufacturing and has a required parking ratio of 1 parking space per 400 square feet of
manufacturing space, plus 1 parking space for each vehicle used in conjunction with the use. The
accessory tasting room has the same parking requirement as the primary use (1 parking space per 400
square feet) according to Note 3 of Table A, Section 21.34.020 of the Carlsbad Municipal Code. Neither
of the proposed breweries with their accessory tasting rooms require the need for an extra vehicle in
conjunction with the use, in that the applicant has identified these as starter brewery uses not large
enough to handle distribution. Therefore, based upon the aforementioned, the two brewery uses with
each of their accessory tasting rooms require a total of 12 parking spaces or 6 spaces each. Where 16
spaces have been provided, there will be a surplus of 4 parking spaces on-site. Future tenant
improvements and/or new uses proposed for the remaining suites on the site will be evaluated for parking
compliance prior to issuance of a building permit or business license.
CUP 16-06-BREWERY IGNITER
September 21, 2016
Page 4
D. Conditional Use Permit Regulations (C.M.C. Chapter 21.42)
The proposed accessory tasting room uses are allowed in the Industrial with a Qualified Development
Overlay (M-Q) Zone subject to the approval of a Conditional Use Permit by the City Council. 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 two proposed accessory
tasting rooms in conjunction with the two proposed breweries adjacent to each other will add
another popular use to Carlsbad that is enjoyed throughout the county. These uses will provide a
good balance by utilizing the industrial park space for manufacturing during typical working hours
and will provide a social environment on evenings and weekends when the industrial park is less
utilized. Furthermore, ancillary commercial (tasting rooms) is a compatible land use under the PI
General Plan Land Use designation and is conditionally permitted in the implementing M-Q zone.
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 the two proposed accessory tasting rooms in
conjunction with two proposed breweries are compatible with the surrounding industrial office and
warehousing uses and the proposed uses will provide adequate parking that is consistent with the
city's parking requirements. The existing site has been designed to accommodate all required
parking on-site and provides for adequate traffic circulation. Furthermore the tasting rooms are
proposed to be located within an existing building.
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
brewery and tasting room uses will occupy a total of 4,125 square feet (Suite 100 -2,027 sq. ft.,
Suite 101 -2,097 sq. ft.) of an existing 43,156 sq. ft. building with existing onsite landscaping and
parking and no site alterations or additional amenities are required. Furthermore, the project
complies with all of the required development standards of the M-Q Zone, including the
requirement that an accessory tasting room be limited to 20% of the gross floor area or 2,000 square
feet, whichever is less. The 409 square foot accessory tasting room proposed in Suite 100 is 20% of
the 2,027 square foot tenant space, while the 420 square foot accessory tasting room proposed in
Suite 101 is 20% of the 2,097 square foot tenant space; all of which are adequate in size and shape
to accommodate the proposed uses as shown on Exhibits "A"-"C." The brewery and tasting room
uses require 12 parking spaces {6 spaces each) where 16 parking spaces are available, creating an
onsite surplus of 4 parking spaces.
4. That the street system serving the proposed uses is adequate to properly handle all traffic generated
by the proposed uses, in that the project is provided direct access from El Camino Real via an existing
dedicated right-turn lane into the site and Faraday Avenue. El Camino Real and Faraday Avenue
are arterial streets and can easily accommodate the 48 average daily trips (ADT) {15 ADT net
increase) associated with the two proposed brewery and tasting room uses.
CUP 16-06-BREWERY IGNITER
September 21, 2016
Page 5
E. Growth Management Ordinance {C.M.C. Chapter 21.90)
The proposed project is located within Local Facilities Management Zone 5 in the northeast 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
STANDARD IMPACTS COMPLIANCE?
City Administration N/A N/A
Library N/A N/A
Waste Water Treatment 2.29 EDU Yes
Parks N/A N/A
Drainage N/A N/A
Circulation 48ADT Yes
Fire Station No. 5 Yes
Open Space N/A N/A
Schools N/A N/A
Sewer Collection System 2.29 EDU Yes
Water 948 GPD Yes
IV. ENVIRONMENTAL REVIEW
The City Planner has determined that this project is exempt from the requirements of the California
Environmental Quality Act (CEQA) per Section 15301, "Existing Facilities," of the State CEQA Guidelines
and will not have any adverse significant impact on the environment. A Notice of Exemption shall be filed
with the County Clerk upon approval of this project.
ATIACHMENTS:
1. Planning Commission Resolution No. 7196
2. Location Map
3. Disclosure Statement
4. Reduced Exhibits
5. Exhibits "A"-"C" dated September 21, 2016
SITE MAP
• N
NOT TO SCALE
Brewery Igniter
CUP 16-06
{"ci:tyof
Carlsbad
DISCLOSURE STATEMENT
P-1(A)
Development Services
Planning Division
1635 Faraday Avenue
{760) 602-4610
www.carlsbadca.gov
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, ~eceiver, 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
.aorporati'on, include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.)
Person corp/PartFenton Carlsbad, LLC
Title. ___________ _ Title.'"""""""'""---------------"
Address."-. ---------.,..---Address 7577 Mission Valley Road, Suite 200, San Diego, CA
2. OWNER (Not the owner's agent)
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 o.t parthetship, 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 :pubHCliZ··owned corporation, include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
Person __________ _
Title ___________ _
Address.,--_________ _
Corp/PartFenton Carlsbad, LLC
Title _____________ _
Addres.s 7577 Mission Valley Road, Suite 200
San Diego, CA 92108
Page 1 of2 Revised 07/1 0
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 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? ·
D Yes IZ] No If yes, please indicate person(s):~.-----------
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct to the best of my knowledge.
Sig1lat&EH)io~tdate 1 Signature of applicant/date
Print or type name of owner Print or type name of applicant
Regina Ochoa
Print or type name of owner/applicant's agent
P-1(A) Page 2 of2 Revised 07110
! I
li ~~Te~ ~.~N
WATER CALCULATION
~TE rtATI!f'. H,>.e BE.ei.N CAI-CULA'!Cl::' IN GALL<:lN::I PEif'. r:>AY. Tl·lle 1::1 ~ED QN A Pf'.C'I:'LICTION f'.ATE C'r'
1,0QQ BBL::I (Ui!> BAA ... ELI!>)PEI'r. YEAA.l ~""EL (BBL) = e1G-~l-C'Ni!>.
11" 1::1 E:i!>TIMA'l'Er:> THAT FC>f'. EACH BAAREL (91 CS"'l-1-C'Ne) f'I'<.C'r:>UCE'f:>, 4 B~RE:Le (1.24 G,o.LLC'Ni!>) QF rtA'I'EF<. l"'ll-1-BE::
Ui!>ED. r:>Uf'.INCS THE ~lNG PRQC:.Eee, 19% 1"111-L EVAF'Of'.ATE, 19% 1"111-L BE i'EOTAJNED IN THE <:!>1<-AJN, 2e% 1"111-1-
eE!CC'MEii PRC'r:>UCT (BEe<;) ~D THE! f".EiiMAJNING !!!!% 1"111-L egcc>ME r;.oe~TEP<..
i"!ATE~Q;USAGE r;::;r;:: I"'ATEF'.IN ........ TER Grv.IN "-E1"AINEt:>~
PRC>DIJC.l"IC'N 1,000 001-e : SI,OQCI G-AL 124,000 <SAL 12,-'IQQ G-AL 12,-'IQQ G-AL
NOTE: SREY'\ERY OPEAATIONS TO -"DH!:RE! TO THE ENCINA ~TEI"\A.TER
Ali'THORITY PUSL.ISHED SES'I' MANAGEMENT PRACTICES FOR MIGROS~Fo:lef..
jNOTE: SCOPE OF l"\\RK IS INTERIOR
~TENANT IMPROVEMENT ONLY. NO
E.X'l"ERIOR r-IOf<.K. AL.L ITEMS 51-+0~N ONI
Tl-115 PL.AN ARE EXISTfNG TO Fi:EMAIN
UNU:SS NOTED OTHERI-'IISE.
HATCHED AREA INPIC.ATES
l..OCA TlON OF P'"-OPOSED
INTERIOR TeNANT IMPROVEMEN'I'
PROJECT TEAM
01"\NE'"':
A'"'GHITEGT:
HIS FENTON
1$1"1 MISSION VAI-L.EY '"-OAO 11200,
SAN DIEGO, CA "!210!:1
(o':t1"1)400-D120
T.DLISTINHAI.IGK HAUGKAAGHITEG~
"'S$0 G\!IL.DAVE
SAN PIEG-0, CA "1:2126
(ese;ae4-"M"'S
Dustin®Hauc.kArc.hitec.turec.om
PARKING ANALYSIS
PER CMG §21.440:20-TASI.E "A"· MANUFAGTIJRINIS-USE = 1:400 GFA + 1 SPACE FOR EACH
VEHICL.E USED IN CONJUNC'I'ION r-IITH THE USE
SlJii'E 100: 2,021 S.F. 1400 = 6 SPACES REQJIFO:ED
5LJITE 101: 2,0<f1 S.F./400 = 6 SPAC.ES RfaUIREP
CODE ANALYSIS
OCCUPANT LOAD
SUITE100 M -CUSTOMER ARf,i.,:
F2-EI~YARf,i.,·
TOTAl-
SUITE 101
M -GIJSTOMEfi. AREA:
F:2 -ElRI:VERY AREA:
TOTAl.
FLUMSINIS-~IREMENTS
,_,_~.,~.,.,.,,.,, ~n''"'".,.'"
Slii'I'E100
M-CUSTOMER AREA:
F2 -Bf<.EY'iERY AREA:
fO'I'AL
5LJITE101
M -GUSTOMER AFO:EA:
F:2-BREI'-ERYARf,l,
TOTAL
40"!S.F.fll 1:15 •21
1,61!!>S.F.@ 1:200 = e
2,0ZTS.I". =6S
4:20 S.f. @ 1:1$ = 29
1,6"MS.F.fll 1:200 = 9
2,0-q, S.F. = 66
40"! S.F. ® 1:200 = 2.0$ 1,61!!>S.F.® 1:2,000 =O.el
:2,02"1S.F. • 2.96
4.:l0S.F.fll 1:200 •2.1
1,611 S.F. ® 1::2,000 = 0 &4
2,0'1"7S.F.
MINIMVM PLUMBING FAGIL.I'I'IES IF'i!ltGPGT...S!..e ~~.11
MAJ..E FEMALE L.AV
RETAIL. (MJ: 1:1-100= 1 1:1-100= 1 1~:200 = 1
MAN\!F. (1'-2)· 1:HO= 1 1:1-50 = 1
~50Cf'~r:s2:c~~~~~==~=p=:I~F~~-=:=~~ l:IYNOI-IORE:Tiii<NO~~NJ.T!.111-IE,£+<AL.I.ilef'l!RMIT'TEDr""-l15~S1'60Tii!£><el
PL.UMBING FAGIL.ITIES PFO:OVIPED
1 Y'VI.TER Cl-OSeTS 41 l-AVATORY PROVIPED A 'I' EACH 5\lli'E
""'
PROJECT INFORMATION
PROJeGT NAME: Sf<.EY'iEfi.Y SPeG. et!ITES
PROJECT AOP~SS. !ie.40 EL. GAMINO ReAL., SUITES 509 '50"1 GAAL.SS,io,D, GA "1:200e
APN: 20"!-DS0-92-oo
L.E:IS-AL. PESGRIPTION· PARCEL. G OF MINOR SUSPIVISION NO.
"l!!>-111N THE GIT'T" OF GARLSS,i.D, c.ct.IN.TY
OF SAN DIEGO, STATE OF CAl-IFORNIA, AGGORDINIS-TO PARCEL MAP NO. 1e416,
Fll.fD fN TI-lE OFFICE OF TI-lE GCIJNTY
RECORDER OF SAN DIEGO GOUNTY JANUARY 26, 2000 AS Fll.f NO.
2000-!l"'OS1 OF OFFICIAL RECORDS
ZONE: M-Q
GENEFi:AL.P~: PI
EXISTING USE OFFICE PARK
PROPOSSO USE: INDII51'RIAL -LIGHT MANUFAGTIJRING
GODES· 2016 CAl-IFORNIA 6UILDING CODE
IBMEO ON 201~ IN'T'$N"WN-"'-SUIL.DIN<t> care)
2019 CALIFORNIA FIRE CODE
'JV..RBUIL.'I':
L.OTAAEA:
BUIL.DING 'P' AFO:EA:
2016 GAL.IFORNIA MeGHANIC.Al-CODE
2016 CALIFORNIA EL.eGTRICAL COPE
:2019 CALIFORNIA PLIJMSING CODE
GI'IY OF GAFO:l-SEI,Io,D MUNICIPAL. CODE
2004
8.20 ACRES (951,61<'> S.FJ
46,156SF.
TENANT l.fASE AREA: Slii'I'E 100: 2,021 SF.
SUITE 101: :2,0<f!SF
TOTAL: 4,124 S.F.
fXISTlNG OGGUPANCY: 6
P'"-OPOSED OCCUPANCY: F2 (L.IIS-HT MANUFAC.TIJRINGJ
CONSTIWCTION 'IYPE: V-6. SPRINKLE~
NVMSER 01' STORIES:
SCOPE OF l"\\fi.K: INTEFO:IOR TENANT IMPROVEMEN'I' FOR Nel"\
6Eel'i: MANUFACTIJRING PL.AN'I' ~ITI-I Fi:ETAIL
TASTING AREA NO FOOD SEFO:VICE
HOURS OF OPERATION: MON¥THURS· S.OO PM -"1.00 PM
S.OO PM -10:00 PM
1200 PM -10:00 PM
1:2.00 PM -8:00 PM
FRlDAY: SATVRDA'T':
S\!NPAY:
AVEAAGE DAILY TRAFFIG:MANUFAGTIJRING
4AOT/1,000S.F.(S,:2"1SSF.Jo 14AD'I'
fi.S'I'AIL I 'I'AS'I'ING ROOM
40 AOT/1,000 S.F. (8:2"1S.F.) = 94 ,io,DT
rorAL~ 4e.~
SEY'\ER DISTRICT: CAFO:l-SB,io,D MUNIC.IPAL I"'ATEFO:
DEPAR'I"MENT
I"'A~DISTR!G'I':
VICINITY MAP
~ N.'I',S
0 20 40 (f\ --w
1.::1 HAUCK ARCHil~ClUR~ Q35ogulldcrve .. sandlego.ca92\23 p:80B.JM7195 e:mlc@hoock!Icllled!Jra.ron ~lt.E'J=·hau:karchrt~o-~~
mile ICJC-ac-io-8l"·"'Jc.l~~;u11·\\0kfll~
BREWERY SPEC. SUITES
Conditional Use Permit 16-06
5840 El Camino Real
Suites 100 & 1 01
Carlsbad, CA 92008
REVISIONS
NO DAlE
PROJECT INFORMATION
& SITE PLAN
A1
e:<ISTING-W
il'I"~I<ONTDOOI'.O ~l..loZINGTOfl&!IIIH
OPEN OFFICE
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OFFICE OFFICE
1(1 Ill
Iii'
I• I
I
I I OFFICE
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OFFICE
EXISTING I DEMOLITION FLOOR PLAN • , ,
SCALE:1/4"=1'-0" $
BREWERY SPEC. SUITES
Conditional Use Permit 16-06
5840 El Camino Real
Suites 100 & 101
Carlsbad, CA 92008
LEGEND
-· '-· _. -~--· =::-~c;R!!TI!TILT-lJfm.L.L5TO
~1--HOJRI"W.....•FUI.I.M!*MT.~OG"'-,MTL
---~~bl~.CSI~~~;~~fh~~L)I"
EXIST!N~NOH-8ENi.ING~ST1'1X-TIOK "'""""
EXISTING I DEMOLITION
FLOOR PLAN
A2
--I _,0~~~
OFFICE
~~~"~.~.~OR PLAN " • E£1
~lj
il~l
BREWERY SPEC. SUITES
Conditional Use Permit 16-06
5840 El Camino Real
Suites 100 & 101
Carlsbad, CA 92008
LEGEND
, ;, . '· .•. ~~~~~C~'fiLf-!Jf'I'IAW.$10
~H!CIW.l"WJ.:FUL.I.~EI~HT,201S.O.,MT'L ---~nJ!:l!l~16"0.C..w/l-l.).'f'tR%"1Yl'f'X IS'I'F'E!D~2ll:)!;I~I5E!"rTI~<'JI-
__ ~ ___ =~~~I'I.I~~'I"P'.IX:11~
~1101'1201SA.4"MeT.OU.!'>"M:'&gi&'OC ~~~~%"Go\'ffillo1!'W.UIOAAP
m:El][I]]l] IIEI'IIh "" 6' MRAI.. $1\!D$ ~ lb" O.C ~~e~~%"1SYFSIJI-!~A!W
PROPOSED NEW FLOOR PLAN
A3