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HomeMy WebLinkAbout2021-09-15; Planning Commission; ; CUP 2021-0006 (DEV2021-0040) – NEW VILLAGE ARTS THEATRE Item No. Application complete date: August 18, 2021 P.C. AGENDA OF: September 15, 2021 Project Planner: Chris Garcia Project Engineer: Jennifer Horodyski SUBJECT: CUP 2021-0006 (DEV2021-0040) – NEW VILLAGE ARTS THEATRE – Request for a recommendation of approval of a Conditional Use Permit to allow the continued operation of a performance theater located at 2787 State Street in the Village Center District of the Village and Barrio Master Plan and within Local Facilities Management Zone 1. The City Planner has determined that this 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 is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15301 (Existing Facilities) of the State CEQA guidelines. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7426 RECOMMENDING APPROVAL of Conditional Use Permit CUP 2021-0006 to the City Council based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND Project Setting: The 0.23-acre site is located on the northwest corner of State Street and Christiansen Way and adjacent to the State Street alley to the west. The property is developed with an approximately 10,000-square-foot theater which also contains offices, classroom space and an accessory artist retail area. The project is located outside of the Coastal Zone and within the Village Center (VC) District of the Village and Barrio Master Plan (VBMP). Table A below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE A – SITE AND SURROUNDING LAND USE Location General Plan Designation Zoning Current Land Use Site Village/Barrio (VB) Village/Barrio (V-B) – Village Center (VC) District Theater – New Village Arts North Village/Barrio (VB) Village/Barrio (V-B) – Village Center (VC) District Hair Salon / Florist South Village/Barrio (VB) Village/Barrio (V-B) – Village Center (VC) District Retail/Brewery 3 PLANNING COMMISSION Staff Report . 0 CUP 2021-0006 (DEV2021-0040) – NEW VILLAGE ARTS THEATRE September 15, 2021 Page 2 Location General Plan Designation Zoning Current Land Use East Village/Barrio (VB) Village/Barrio (V-B) – Village Center (VC) District Retail/Restaurants West Village/Barrio (VB) Village/Barrio (V-B) – Village Center (VC) District Carlsbad Village Transit Center Project Description: The project applicant, New Village Arts Theatre, is requesting approval of a Conditional Use Permit to continue operations of a performance theater in an existing single-story building located at 2787 State Street (APN: 203-295-01-01/203-295-01-02). The theater was originally approved by the city in 2006 under an administrative permit (RP 06-12) as required at the time by the Carlsbad Village Master Plan and Design Manual. The theater was initially considered to be an interim use as New Village Arts Theatre wanted to gauge community interest and support for a live performance theater in the village area. The permit approval identified that the permit would be valid for no more than three years. Since a permit was never filed to make the theater permanent, the theater has been operating without a valid permit. The current Village and Barrio Master Plan (VBMP) requires that theaters in the VC District obtain a Conditional Use Permit (CUP) approved by the City Council. Approval of the requested CUP will validate the existing performance theater use that has operated at the site since 2006. The performance theater and ancillary uses in the building include a 102-seat performance theater, box office, concession service counter, artist workspace, classrooms, offices, and accessory retail. The applicant is proposing interior and exterior modifications that are being reviewed under separate building permits, consistent with Section 6.3.2 of the VBMP. The existing 102-seat theater area will remain in the current configuration. Other areas will be remodeled and reconfigured. Proposed exterior improvements include removing the existing mansard roof on the south and east portion of the building and adding a trellis feature over the sidewalk in this area. Horizontal and vertical wood siding are also proposed on the south and east elevations. Additional windows and openings are proposed along the Christiansen Way and State Street elevations to enhance pedestrian interest and further activate the project frontage. New signs for the project will be evaluated and approved under a separate permit submitted to the Planning Division. III. ANALYSIS The proposed project is subject to the following ordinances, standards, and policies: A. Village-Barrio (VB) General Plan Land Use Designation; B. Village-Barrio (V-B) Zone (CMC Chapter 21.35), Village Center (VC) District of the Village and Barrio Master Plan (VBMP); C. Conditional Use Permit Regulations (CMC Chapter 21.42); and D. Growth Management Ordinance (CMC 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 and policies is discussed in the sections below. CUP 2021-0006 (DEV2021-0040) – NEW VILLAGE ARTS THEATRE September 15, 2021 Page 3 A. Village-Barrio (VB) General Plan Land Use Designation The subject property has a General Plan Land Use designation of Village-Barrio (VB) and is within the Village Center (VC) District of the Village and Barrio Master Plan (VBMP). As discussed in Table B below, the project complies with the Elements of the General Plan. TABLE B – GENERAL PLAN COMPLIANCE Element Use, Classification, Goal, Objective, or Program Proposed Uses & Improvements Comply? Land Use & Community Design Goal 2-G.29 Maintain and enhance the Village as a center for residents and visitors with commercial, residential, dining, civic, cultural and entertainment activities. Goal 2-G.30 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 proposal to maintain the existing performance theater with accessory offices, classrooms, and artist retail, contributes toward the goal of providing a lively, interesting social environment in the village. The continuation of a performance theater complements the surrounding mix of land uses, which includes retail stores, restaurants, a hair studio, florist, and multi-family residential units. Yes Mobility Policy 3-P.5 Require developers to construct or pay their fair share toward improvements for all travel modes consistent with the Mobility Element, the Growth Management Plan, and specific impacts associated with their development. Policy 3-P.29 Evaluate incorporating pedestrian and bicycle infrastructure within the city as part of any private development or capital project. Goal 3-G.3 Provide inviting streetscapes that encourage walking and promote livable streets. The applicant is required to pay any applicable traffic impact fees for the use prior to the issuance of building permits that would go toward future road improvements. The proposed project is located adjacent to the Carlsbad Village train station, which provides rail and bus service throughout the day. The project supports walkability and mobility by locating near residential and commercial land uses. Existing bicycle racks and street trees are being maintained along the project’s frontage of Christiansen Way and State Street. Yes CUP 2021-0006 (DEV2021-0040) – NEW VILLAGE ARTS THEATRE September 15, 2021 Page 4 Element Use, Classification, Goal, Objective, or Program Proposed Uses & Improvements Comply? Public Safety Goal 6-G.1 Minimize injury, loss of life, and damage to property resulting from fire, flood, hazardous material release, or seismic disasters. Policy 6-P.6 Enforce the requirements of Titles 18, 20, and 21 pertaining to drainage and flood control when reviewing applications for building permits and subdivisions. Policy 6-P.34 Enforce the Uniform Building and Fire codes, adopted by the city, to provide fire protection standards for all existing and proposed structures. Policy 6-P.39 Ensure all new development complies with all applicable regulations regarding the provision of public utilities and facilities. Any proposed structural improvements will be required to meet all seismic design standards. In addition, the project is consistent with all the applicable fire safety requirements. Further, the project is required to comply with the “best management practices” for the elimination and reduction of pollutants which enter into and/or are transported within storm drainage facilities. The project has been conditioned to pay all applicable public facilities fees for Zone 1. Yes B. Village-Barrio Zone (CMC Chapter 21.35) and VC District of Village and Barrio Master Plan The subject property is located within the Village Center (VC) District of the Village and Barrio Master Plan (VBMP) where a theater is a conditionally permitted use. No variances or standards modifications are being requested for the project. Since the Conditional Use Permit is for land use approval only, an analysis of development standards specific to the VC District, as well as the area-wide standards within the VBMP is not required. Any proposed interior or exterior tenant improvements will be evaluated for consistency with the VBMP under separate permits. Parking No parking is available on-site because the existing building covers the entire property. In the Village and Barrio Master Plan area, non-residential building space may be converted from one use to another without additional parking, provided both uses have the same parking requirements set forth within Section 2.6.6.B. of the VBMP. If the new use has a higher parking requirement than the existing use, 50 percent of the additional parking based on the higher parking requirement shall be provided. Since historical land uses in this building (retail/museum) had the same or higher parking requirement as the theater, no additional parking is required as demonstrated in Table C. CUP 2021-0006 (DEV2021-0040) – NEW VILLAGE ARTS THEATRE September 15, 2021 Page 5 TABLE C – HISTORICAL LAND USES AND PARKING REQUIREMENTS Land Use Land Use Started Land Use Ended Occupied Space Current VBMP Parking Ratio Parking Spaces Required Bauer Lumber Company Unknown 1996 9,400 SF 1:415 SF 23 Spaces Beach Sleep Furniture 1/1/1999 6/4/2005 9,400 SF 1:715 SF 14 Spaces Beach Bound Children’s Clothes 5/30/2003 6/6/2005 3,000 SF 1:415 SF 8 Spaces Le Muse Home Garden 6/6/2005 3/23/2007 3,100 SF 1:415 SF 8 Spaces New Village Arts – (Rear) 9/26/2006 10/1/2008 6,300 SF 1:5 Seats 21 Spaces Sowing Sisters Quilt Shop 5/01/2007 4/30/2009 3,100 SF 1:415 SF 8 Spaces Sowing Sisters Quit Shop (Reduced) 1/12/2009 6/2/2009 1,500 SF 1:415 SF 4 Spaces New Village Arts – (Expansion) 6/1/2009 Present 9,400 SF 1:5 Seats 21 Spaces Although not required, New Village Arts Theatre may explore an agreement with NCTD to formally use the adjacent NCTD parking lot for theater parking. However, no parking agreement currently exists, and the theater has been successfully operating for approximately 15 years without a parking agreement for off-site parking. C. Conditional Use Permit Regulations (CMC Chapter 21.42) The proposed theater is a land use which is allowed in the Village Center district of the Village and Barrio Master Plan subject to the approval of a Conditional Use Permit by the City Council. No special regulations are listed for theaters in the Village and Barrio Master Plan. Chapter 21.42 of the Carlsbad Municipal Code requires that four findings be made in order to approve a conditional use permit. All 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 the Village and Barrio Master Plan, in that the proposal to continue operations of an existing performance theater and accessory uses contribute toward the goal of maintaining and enhancing the Village as a center for residents and visitors with commercial, cultural and entertainment activities. Furthermore, the theater is consistent with the goal of providing a variety of uses that attract visitors and residents from across the community by creating a lively, interesting social environment in the Village. The project supports walkability and mobility by locating near residential and commercial land uses. Additionally, the proposed project is located adjacent to the Carlsbad Village transit station, which provides rail and bus service throughout the day. CUP 2021-0006 (DEV2021-0040) – NEW VILLAGE ARTS THEATRE September 15, 2021 Page 6 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 Village Center (VC) District of the Village and Barrio Master Plan (VBMP) allows for a variety of permitted and conditionally- permitted uses, including theaters. The surrounding properties are also located within the VC District of the VBMP and include uses such as restaurants, retail, a brewery tasting room and a bus and train transit center. In addition, several multi-family residential developments are located within a quarter-mile radius of the property. Given the variety of the surrounding land uses, the continued operation of a performance theater within the existing building will not be detrimental to existing uses or uses permitted in the VC District of the VBMP. 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 project proposes to continue the existing theater use within the existing building on the northwest corner of Christiansen Way and State Street in the Village Center (VC) District of the VBMP. Since the building takes up the entire lot, no on-site parking is feasible. Furthermore, in the Village and Barrio Master Plan area, non-residential building space may be converted from one use to another without additional parking, provided both uses have the same parking requirements set forth within Section 2.6.6.B. of the VBMP. If the new use has a higher parking requirement than the existing use, 50 percent of the additional parking based on the higher parking requirement shall be provided. Since historical land uses in this building (retail/museum) had the same or higher parking requirement as the theater, no additional parking is required as demonstrated in Table C above. All interior and exterior improvements that are not part of this permit have been, or will be, evaluated for consistency with the VBMP during the building permit process. 4. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use, in that the surrounding streets have adequate capacity to accommodate the 110 Average Daily Trips (ADT) generated by the project. In addition, State Street and Christiansen Way are fully improved with pavement, curb, gutter and sidewalks. D. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the Northwest Quadrant of the city. Since no new land uses are proposed, the continued operation of the existing performance theater will not have any additional impacts on public facilities. Furthermore, the project site will continue to be served by State Street and Christiansen Way, which are fully improved public streets with curb, gutter and sidewalk. 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 as the project involves the continuation of an existing land use (theater) within an existing building which 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. 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. CUP 2021-0006 (DEV2021-0040) – NEW VILLAGE ARTS THEATRE September 15, 2021 Page 7 V. DEVELOPMENT PROJECT PUBLIC INVOLVEMENT POLICY The proposed project is subject to the Early Public Notice and the Enhanced Stakeholder Outreach processes outlined in City Council Policy No. 84 – Development Project Public Involvement Policy. The policy requires applicants of certain development projects, such as the proposed Conditional Use Permit, to provide an opportunity for, and to consider input from interested and affected stakeholders prior to project consideration by city decision-makers. On April 6, 2021, the applicant mailed an early public notice to property owners within 600 feet of the project site and posted a public notice sign on the property. On August 3, 2021, the applicant mailed a project description with a comment card to property owners within 600 feet of the project site and to occupants within 100 feet of the site. As of August 20, 2021, no comments were received. The early public notice and the informational meeting described above satisfy the requirements of City Council Policy No. 84. ATTACHMENTS: 1. Planning Commission Resolution No. 7426 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Full Size Exhibits “A” – “E” dated September 15, 2021 S T A T E S T ST A T E S T A L L E Y W A S H I N G T O N S T CHRISTIANSEN WY CUP 2021-0006 (DEV2021-0040) NEW VILLAGE ARTS THEATRE SITE MAP J SITE E L C AMINO R E ALLA COSTA AVCARLSBAD B L MELROSE DR C cicyof 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, 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 Enrique de la Concha Corp/Part ___________ _ Title Architect Title --------------Address 8010 Sevan Ct #D San Diego, CA 92123 Address ------------- 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 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~ lut11J -,~,,-> Title tE~ ,s-r"1 ~ MAt-J-"4E:L Address Z. BJG. '-'A-i2.illi-J4 S7rt.EE1 Corp/Part C-11'( Of 0(2µ ~ Title ~ €MM '= MA JJA<:,e'L Address2$3 G, HAr.~1...-l, ~1~ Page 1 of 2 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 Kristianne Kurner Non Profit/Trust Alex Goodman Title Executive Artistic Director Title Managing Director Address 125 Ellery Street Address4517 Meadowrun Dr. Oceanside, CA 92054 Oceanside, CA 92057 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 l ✓I No If yes, please indicate person(s): __________ _ NOTE: Attach additional sheets if necessary. e above information is true and correct to the best of my knowledge. ~hatall Signatur 3 q Z) -----==== e----" 02/05/21 Signature of applicant/date lo2H5 J~, t,;M., ,st/.r1i. M4tJMce:rl.. Enrique de la Concha 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 of 2 Revised 07 /1 0 ■ ■ SYMBOL LEGEND 0 DOOR @ WINDOW @ DETAIL REFERENCE UPPER PORTION INDICATES DETAIL NUMBER LOWER PORTION INDICATES SHEET NUMBER B INTERIOR ELEVATOR REFERENCE A♦C ELEVATED WALLS ARE SHOWN SHADED UPPER PORTION INDICATES DETAIL NUMBER LOWER PORTION INDICATES SHEET NUMBER D ~ SITE PHOTO, EXTERIOR OR INTERIOR EUEVATION UPPER PORTION INDICATES DETAIL NUMBER LOWER PORTION INDICATES SHEET NUMBER ~ WALL SECTION REFERENCE UPPER PORTION INDICATES DETAIL NUMBER LOWER PORTION INDICATES SHEET NUMBER & REVISION SYMBOL NUMBER RELATES TO ISSUED ADDENDA 0 REVISION SYMBOL NUMBER RELATES TO ISSUED BULLETIN --··--PROPERTY LINE -·-·-·-·-·-WOOD TRELLIS ABOVE -------DEMOLITION PLAN CHECK COMMENTS 1) STEEL ELECTRICAL OUTLET BOXES AT FIRE BARRIER WALLS SHALL NOT EXCEED SIXTEEN SQUARE INCHES. SHALL NOT EXCEED 100 SQUARE INCHES PER 100 SQUARE FEET OF WALL, AND SHALL BE SEPARATED BY A HORIZONTAL DISTANCE OF TWENTY-FOUR INCHES WHEN ON OPPOSITE SIDES OF A WALL PER CBC 714.3.2. 2) DUCTS PENETRATING FIRE BARRIERS AT OCCUPANCY SEPARATIONS MUST HAVE FIRE DAMPERS PER CBC 717.5.2. 3) DUCT PENETRATIONS (OR AIR TRANSFER OPENINGS) OF FIRE-RATED CORRIDOR CONSTRUCTION SHALL HAVE FIRE AND SMOKE DAMPERS PER CBC 717. ■ ■ RENDERING 4) ADDITIONAL APPROVED FLOOR-LEVEL EXIT SIGNS WHICH ARE INTERNALLY OR EXTERNALLY ILLUMINATED, PHOTOLUMINESCENT OR SELF-LUMINOUS SHALL BE PROVIDED IN ALL INTERIOR CORRIDORS. THE BOTTOM OF THE SIGN SHALL NOT BE LESS THAN 6 INCHES OR MORE THAN 8 INCHES ABOVE THE FLOOR LEVEL AND SHALL INDICATE THE PATH OF EXIT TRAVEL. FOR EXIT AND EXIT-ACCESS DOORS, THE SIGN SHALL BE ON THE DOOR OR ADJACENT TO THE DOOR WITH THE CLOSEST EDGE OF THE 1-------------------------r---------------------------J SIGN OR MARKER WITHIN 4 INCHES OF THE DOOR FRAME. 5) APPROVED PATH MARKING SHALL BE INSTALLEDATTHE FLOOR LEVEL (OR NO HIGHER THAT 8 INCHES ABOVE THE FLOOR LEVEL) IN ALL INTERIOR RATED CORRIDORS PER CBC 1013.8. SUCH MARKING SHALL BE CONTINUOUS EXCEPT AS INTERRUPTED BY DOORWAYS, CORRIDORS OR OTHER SUCH ARCHITECTURAL FEATURES IN ORDER TO PROVIDE A VISIBLE DELINEATION ALONG THE PATH OF TRAVEL. 6) EACH DOOR IN A MEANS OF EGRESS FROM AN OCCUPANCY OF GROUP A HAVING AN OCCUPANT LOAD OF 50 OR MORE SHALL NOT BE PROVIDED WITH A LATCH OR LOCK UNLESS IT IS PANIC HARDWARE. CBC 1010.1.10 7) ALL DOORS AND GATES, WITHIN EXIT PATH TO A PUBLIC WAY FROM AN OCCUPANCY OF GROUP A HAVING AN OCCUPANT LOAD OF 50 OR MORE SHALL NOT BE PROVIDED WITH LATCHES OR LOCKS UNLESS THEY ARE EQUIPPED WITH PANIC HARDWARE. CBC 1010.1.10 & 1010.2 8) WHEN ADDITIONAL DOORS ARE PROVIDED FOR EGRESS PURPOSES, THEY ALSO SHALL CONFORM TO THE REQUIREMENTS OF CBC 1010 9) CORRIDORS SHALL HAVE FIRE PARTITION WALLS OF ONE-HOUR CONSTRUCTION WHEN REQUIRED BY TABLE 1020.1. SHOW THE LOCATIONS OF THE RA TED CORRIDORS ON THE PLANS OR CLEARLY SHOW COMPLIANCE WITH AN APPLICABLE EXCEPTION FROM SECTION 1020.1. 1 0) THE FIRE RATED CORRIDORS ARE NOT TO BE USED TO CONVEY AIR TO OR FROM ROOMS IN OTHER THAN TYPE A, E, H, I, L, & R OCCUPANCIES. PER CMG 602.1 & CBC 1020.5. ALUM ALT AP ARCH BD BLDG BLK'G BM BOTT CAB CONG CLG CLR CTR COL CONST CONT CJ CORR DS DBL DEPT DIA 8~ DET DWG EA EJ ELEC ENCL EQ EW EXIST EXTER FIN FIXT FLR FT FURR GA GALV GB GL GYP HDR HDWR HT HORIZ ID INSUL ABBREVIATIONS ALUMINUM INTER INTERIOR ALTERNATE LTWT LIGHT WEIGHT ACCESS PANEL MAX MAXIMUM ARCHITECT MECH MECHANICAL BOARD MIN MINIMUM BUILDING MISC MISCELLANEOUS BLOCKING NIC NOT IN CONTRACT BEAM NO/# NUMBER BOTTOM NTS NOTTO SCALE CABINET oc ON CENTER 8~~1fS/I'CONCRETE OD OUTSIDE DIAMETER OFCI OWNER FURNISHED/ CLEAR CONTRACTOR INSTALLED COUNTER PDR POWDER BATH COLUMN OPNG OPENING CONSTRUCTION PL PROPERTY LINE CONTINUOUS ~TWD ~~W§l5IB, TREATED CONTROL JOINT CORRIDOR PNT PAINTED DOWNSPOUT QTY QUANTITY DOUBLE R RISERbSTAIR) DEPARTMENT RD ROOF RAIN DIAMETER REF REFERENCE B~~~SION REINF REINFORCING RM ROOM DETAIL RO ~8~Bl-/:8~NING DRAWING SC EACH SCHED SCHEDULE EXPANSION JOINT SHR SHOWER ELECTRICAL SHT SHEET ENCLOSURE SIM SIMILAR EQUAL SPEC SPECIFICATIONS EACH WAY ~~OR ~~g~GE EXISTING EXTERIOR STL STEEL FINISH STRUC STRUCTURE FIXTURE SUSP SUSPENDED FLOOR TEL TELEPHONE FEET TEMP TEMPORARY FURRING THK THICK GAUGE T TREAD (STAIR) GALVANIZED GRAB BAR TYP TYPICAL LION UNLESS OTHERWISE NOTE GLASS VERT VERTICAL GYPSUM VEST VESTIBULE HEADER VIF VERIFY IN FIELD HARDWARE WI WITH HEIGHT WO WOOD HORIZONTAL W/O WITHOUT INSIDE DIAMETER WT WEIGHT INSULATION FIRE DEPARTMENT NOTES 1.) PROJECT SHALL PROIVDE A 2A:10BC PORTABLE FIRE EXTINGUISHER IN EACH SPACE AND ON EACH LEVEL. PLACEMENT TO BE DETERMINED BY FIRE DEPARTMENT DURING INSPECTIONS ORAT FINAL. 2.) ALL EXIT DOORS SHALL SWING IN THE DIRECTION OF TRAVEL WHEN SERVING AN OCCUPANT LOAD OF (50) OR MORE. 3.) WHEN ADDITIONAL DOORS ARE PROVIDED FOR EGRESS PURPOSES, THEY SHALL CONFORM TO ALL THE PROVISIONS OF THE CALIFORNIA BUILDING CODE. 4.) WHEN (2) OR MORE EXITS FROM A STORY ARE REQUIRED BY THE CALIFORNIA BUILDING CODE, EXIT SIGNS SHALL BE INSTALLED AT STAIR ENCLOSURE DOORS, HORIZONTAL EXITS AND OTHER REQUIRED EXITS FROM THE STORY. WHEN (2) OR MORE EXITS ARE REQUIRED FROM A ROOM OR AREA, EXIT SIGNS SHALL BE INSTALLED AT THE REQUIRED EXITS FROM THE ROOM OR AREA AND WHERE OTHERWISE NECESSARY TO CLEARLY INDICATE THE DIRECTION OF EGRESS. EXIT SIGNS SHALL BE CONTRASTING IN COLOR. 5.) EXITS AND THE PATH OF EGRESS SHALL BE ILLUMINATED AT ANY TIME THE BUILDING IS OCCUPED WITH LIGHT HAVING INTENSITY OF NOT LESS THAN 1-FOOT-CANDLE AT FLOOR LEVEL. THE POWER SUPPLY FOR EXIT ILLUMINATION SHALL COMPLY WITH THE BUILDING CODE. 6.) REVOLVING AND OVERHEAD DOORS SHALL NOT BE USED AS REQUIRED EXITS. 7.) POWER OPERATED DOORS COMPLYING WITH THE CALIFORNIA BUILDING CODE MAY BE USED FOR EXIT PURPOSES. NOTES BUILDING CODE NOTES: THIS PROJECT SHALL COMPLY WITH ALL CURRENT CODES: 2016 CA BUILDING MECHANICAL, ELECTRICAL, PLUMBING, ENERGY, GREEN AND FIRE CODES, AND THE CITY OF CARSLBAD MUNICIPAL CODE. OCCUPANCY CLASSIFICATION: "A-1" (E) ASSEMBLY ROOM (NOT PART OF THIS PERMIT) "B" OFFICES/ CLASSROOM/ PANTRY ROOM "A-3" LOBBY, SERVICE COUNTER & RETAIL "A-3" ARTIST WORK SPACE TYPE OF CONSTRUCTION: TYPEV-B SPRINKLERED: NO BUILDING AREAS: "A-1' OCCUPANCY (E) "B" OCCUPANCY "A-3' OCCUPANCY'' TOTAL AREA ALLOWABLE AREAS: 2,516 SF 1,210 SF 2,964 SF 6,690 SF ALLOWABLE AREAS PER TABLE 506.2 EQUATION 5-1: Aa =Al+ (NS x If) FRONTAGE INCREASE: If= [F/P-0.25] W/30 PER 506 [300/400-0.25] W/30 If= 0.5 TYPE V-B "A-1" OCCUPANCY FRONTAGE STATE STREET CHRISTIANSEN WAY ALLEY (Al) TABULAR BUILDING AREA 60' 60' 60' NS x (If) AREA INCREASE FACTOR DUE TO FRONTAGE ALLOWABLE BUILDING AREA TYPE V-B "B" OCCUPANCY (Al) TABULAR BUILDING AREA NS x (If) AREA INCREASE FACTOR DUE TO FRONTAGE ALLOWABLE BUILDING AREA TYPE V-B "A-3" OCCUPANCY (Al) TABULAR BUILDING AREA NS x (If) AREA INCREASE FACTOR DUE TO FRONTAGE ALLOWABLE BUILDING AREA 5,500SF 2,750SF 8,250SF 9,000SF 4,500SF 13,500SF 6,000SF 3,000SF 9,00DSF ALLOWABLE BUILDING AREA PER MIXED OCCUPANCY PER 508.4.2 MIXED-OCCUPANCY, ONE STORY BUILDING PER 506.2.2 "A-1' = 2,516 SF/ 8,250 SF "B" = 1,210 SF/ 13,500 SF "A-3' = 2,964 SF/ 9,000 SF = 0.30 = 0.09 0.72 ( < 1.00.K.) SINGLE ACCOMMODATION FACILITIES: 1.) WATER CLOSET SEATS TO BE MIN. 17", MAX. 19" HT. ABOVE FINISHED FLOOR. 2.) CONTROLS FOR FLUSH VALVES SHALL BE MOUNTED ON THE SIDE OF THE TOILET AREA AND LESS THAN 44" ABOVE THE FLOOR. 3.) PROVIDE 30"X48" CLEAR SPACE IN FRONT OF LAVATORIES FOR FORWARD APPROACH. THE CLEAR SPACE MAY INCLUDE KNEE AND TOE SPACE BENEATH THE FIXTURE. 4.) LAVATORIES ADJACENT TO TO A SIDE WALL OR PARTITION SHALL BE MIN. 18" TO CENTER LINE OF THE FIXTURE TO THE WALL. 5.) LAVATORY COUNTER TOPS TO BE 34" MAX. ABOVE FLOOR. 6.) LAVATORIES TO BE 29" HIGH AT BOTT. 7.) LAVATORIES TO BE 9" HT., 30" WIDE, 17" DEEP. 8.) EXPOSED LAVATORY PIPES AND DRAIN LINES TO BE INSULATED. 9.) GRAB BARS SHALL BE LOCATED ON EACH SIDE OR ONE SIDE AND THE BACK OF THE WATER CLOSET STALL OR COMPARTMENT. 10.) GRAB BARS SHALL BE SECURELY ATTACHED 33"-36" ABOVE THE FLOOR AND PARALLEL. 11.) GRAB BARS AT THE SIDE SHALL BE LOCATED 42" LONG WITH THE FRONT END POSITION 24" IN FRONT OF THE STOOL AND THE TOTAL LENGTH OF BARS AT BACK SHALL BE 36". 12.) GRAB BAR DIAMETERS GRIPPING SURFACE TO BE MIN. 1-1/4" TO 2" MAX. 13.) PROVIDE 1-1/2" CLEAR SPACE BETWEEN THE WALL AND THE GRAB BAR SANITARY FACILITIES: DOORWAYS SHALL BE IDENTIFIED PER SECTION 11B-703.7.2.6, AS FOLLOWS: 1.) AN EQUILATERAL TRIANGLE 1/4" THICK WITH EDGES 12" LONG AND A VORTEX POINTING UPWARDS AT MEN'S REST ROOMS. 2.) A CIRCLE 1/4" THICK, 12" DIAMETER AT WOMEN'S RESTROOMS. 3.) A 12" DIAMETER CIRCLE WITH A TRIANGLE SUPERIMPOSED ON THE CIRCLE AND WITHIN THE 12" DIAMTER AT UNISEX REST ROOMS. 4.) THE REQUIRED SYMBOLS SHALL BE CENTERED ON THE DOOR AT A HEIGHT OF 58"-60". 5.) BRAILLE SIGNS SHALL ALSO BE LOCATED ON THE WALL ADJACENT TO THE LATCH OUTSIDE OF THE DOORWAYS LEADING TO THE SANITARY FACILITIES. ■ PROJECT DATA APN: 203-295-01-01 & 203-295-01--02 (E)OCCUPANCYTYPE:A-1 /B OCCUPANCY TYPE: A-1 / A-3 / B TYPE OF CONSTRUCTION: TYPE VB NON-SPRINKLERED No. OF STORIES: 1 STORY SPRINKLERS: NO PROJECT SCOPE/ DESCRIPTION SUMMARY: CONDITIONAL USE PERMIT TO ALLOW THE CONTINUED OPERATION OF A PERFORMANCE THEATER AND ASSOCIATE USES 2787 STATE STREET ADDRESS: CARLSBAD, CA 92008 DISTRICTS SCHOOL: CARLSBAD UNIFIED SCHOOL DISTRICT WATER: CARLSBAD MUNICIPAL WATER DISTRICT SEWER: CITY OF CARLSBAD WASTE WATER PERMITS/ APPROVALS: ZONING: V-B, VG DISTRICT 35'-0' PROPOSED MAX. BLDG HT: LOT AREA: EXISTING/PROPOSED: 10,000 SF +/-(.23 ACRES) LOT COVERAGE: NIA (EXISTING) TENANT IMPROVEMENT ONLY SF OF ENTIRE BUILDING: THEATER BOX OFFICE LOBBY/ BAR/ GALLERY AREA RESTROOMS JANITOR'S I STORAGE ARTIST VAULT STORAGE DRESSING ROOM OFFICE CLASSROOM HALLWAY TOTAL 2,572 SF 371 SF 3,253SF 715SF 58 SF 103 SF 775SF 333SF 424SF 431 SF 570SF 9,605SF SEWER AND WATER DEMANDS: EXISTING SEWER GENERATION DEMANDS: PROPOSED SEWER GENERATION DEMANDS: 1 EDU/ 1,800 SF 9,605 / 1800 = 5.33 EDUS EXISTING WATER GENERATION DEMANDS: 2,300 GPD / 10,000 SF 2,208GPD 1 EDU/1,800SF 9,60511800 = 5.33 EDUS DIFFERENCE: 0 PROPOSED WATER GENERATION DEMANDS: 2,300 GPO/ 10,000 SF 2,208GPD DIFFERENCE: 0 VICINITY MAP BEECH ~--1PROJECT SITE '.2 CHRISTIANSE WAY I-'::i z z U) w 0 0 w iri U) ~ GRAND AVE ~ iS ~~ 1/J < w 0 ::;; IL U) IL 0 w a: -, CARLSBAD VILLA EDRIVE LEGAL DESCRIPTION LOTS 1 THROUGH 4 INCLUSIVE, IN BLOCK "K'' OF CARLSBAD, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 535, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY MAY 2, 1888, AND MAP NO. 775 FILED I THE OFFICE OF THE COUNTY RECORDER OF SAID SAN DIEGO COUNTY. PROJECT DIRECTORY ARCHITECT: OWNER: MEP: STRUCTURAL: Brett Farrow Architect-C29668 125 Mozart Ave Cardiff, CA 92007 (760) 230-6851 New Village Arts Theatre 2787 State St. Carlsbad, CA 92008 (760) 433-3245 Salas O'Brien 3220 Executive Ridge Suite 210 Vista, CA 92081 (760) 560-0100 Paul Christenson San Diego Engineering paul.pcsd@gmail.com (760) 207-1885 INDEX TO DRAWINGS GENERAL T1.0 TITLE SHEET/ PROJECT DATA/VICINITY MAP ARCHITECTURAL A1.0 EXISTING SITE PLAN & EXISTING ELEVATIONS A2.1 SITE PLAN A2.2 ROOF PLAN A6.1 EXTERIOR ELEVATIONS & SECTION NOTE: ALCOHOL SALES ARE TO BE SOLD DURING AND INCIDENTAL TO THEATER PERFORMANCES AND EVENTS. NO GENERAL ON-SALE ALCOHOL SHALL BE PERMITTED. PARKING: 1 PARKING SPACE/ 5 102 SEATS/ 5 = 21 REQUIRED PARKING SPACES PREVIOUS USES OF THE PROPERTY REQUIRED AT LEAST 21 PARKING SPACES AND, THEREFORE, NO ADDITIONAL PARKING IS NEEDED. TRAFFIC: EXISTING AVERAGE TRAFFIC GENERATED BY THE PROJECT: 80 / 1000 SF= .08 X 9,605 = 768.4 ESTIMATED WEEKLY VEHICLE TRIP GENERATOR. 768.4 X½% = 2.53 BETWEEN 6:00 -9:30 AM 768.4 X 8% = 6.14 BETWEEN 3:00-6:30 PM TRIP LENGTH: 6.1 MILES PROPOSED AVERAGE TRAFFIC GENERATED BY THE PROJECT: 80 / 1000 SF= .08 X 9,605 = 76B.4 ESTIMATED WEEKLY VEHICLE TRIP GENERATOR. 768.4 X½% = 2.53 BETWEEN 6:00 -9:30 AM 768.4 X 8% = 6.14 BETWEEN 3:00-6:30 PM TRIP LENGTH: 6.1 MILES DIFFERENCE: 0 ■ ■ CUP 2021 -006 BRETT FARROW ARC H I T E CT, I N C. 125 MOZART AVE CARDIFF, CA 92007 (760) 23D-6851 BRETT P. FARROW C-29668 REN. 10.31.19 ALL IDEAS, DESIGN ARRANGEMENTS, AND PLANS INDICATED OR REPRESENTED BY THIS DRAWING ARE OWNED BY AND ARE THE PROPERTY OF BRETT FARROW ARCHITECT INC., AND WERE CREATED, EVOLVED, AND DEVELOPED FOR USE ON, AND IN CONNECTION WITH, THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, ARRANGEMENTS OR PLANS SHALL BE USED BY OR DISCLOSED TO ANY PERSON, FIRM, OR CORPORATION FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF BRETT FARROW ARCHITECT, INC .. w (t:: I-<( w I I-en I-I-LU LU (t:: c::: I-Cf) <( LU s w Cf) (.9 i--co i--N <( _J _J -> ~ w z DRAWN: CHECKED: SET ISSUED: CONCEPTUAL DESIGN PROGRESS SET ELEVATION REVISION PROGRESS SET SUBMITTAL SET REDESIGN RESUBMITTAL CUP SUBMITTAL CUP RESUBMITTAL CUP RESUBMITTAL PROJECT NO.: SHEET TITLE: TITLE SHEET PROJECT DATA VICINITY MAP SHEET NO.: co C) C) N a, <( z c::: 0 LL _,J <( 0 LU (!) <( _,J _,J > Cl ~ Cf) _,J c::: c3 BF· BF, 051618 020819 030919 111519 112219 060220 100320 020121 060721 081821 1904.01 T1.0 ■ ■ >-w _J _J <( ■ ,-----------------------------------------------------------7 I I I 11 I I II I 11 DRESSING I I ROOMS OFFICES I I II I\ I ( I\ I\ STORAGE : I ( II I LJ \I::::====== i 1\J l)[. II I 11 I CLASSROOM II I II 1= t=============ij========~=~5'1~__:_n~-~•~===~==~c=--=~ II \J OJ•, 11 I II ~~=~ I ! ! J 1! I THEATRE 11 ARTIST WORK SPACE / ==----------------____LJ_-----------==+t=======ttJ:::============== 11 I ii ~ ii 11 KIT. 11 11 11 11 11 === === ======= =#=== = === = · ==-~J-=~r;~:1:1====-== =-(--===========;;;t __) II 1 EXIT/ ADA ACCESS II G II OJ-11 i ;r< ,_________,OJ· i i OJ• II I 11 ARTIST === = === = === = === = 7f = === = === = === = === = #== = ::::::l~l::I!== = === = === = === = ----weR_s_PA-c1 === = === = === = ==4!1 LOBBY i i ~ HALL \__ I I II ~ GO\__! 11 I :I. __ ~=---_,.,,,,,-""1,-;ol __ y ____ !,,,,!,,~ ..... ---=== 1· i =======::::!9=. =9:!:::::= ·=:::::1.Y.J::::::::;==~ ..... _ ..... _ ..... _-=:j 1 SIDEWALK I CHRISTIANSEN WAY \ ■ ■ I-w w 0:: I-CJ) w ~ " I-...J CJ) ~ w □ iii ~TH ■ 2 A1.0 ■ -----::::--::::--:::--::::--:::: - -:::: --:::::--::::--------::::----::::--::::--::::--:::: ---:::: ---...--------------------~ ------~~====================================-~ I I I I -------------------------7 I I I t-------------------------tr-~ I~~ 1----+--~--+-----1 II I II I II I II I II EXISTING SOUTH ELEVATION 1/8" = 1 '-0" I I I I I □ □ [I] 3 EXISTING EAST ELEVATION A1.0 1/8" = 1 '-0" 4 EXISTING NORTH ELEVATION A1.0 1/8" = 1 '-0" 5 EXISTING WEST ELEVATION A1.0 1/8" = 1'-0" ■ ■ ■ CUP 2021 -006 BRETT FARROW AR C H I T E C T, I N C. 125 MOZART AVE CARDIFF, CA 92007 (760) 230-6851 BRETT P. FARROW C-29668 REN.10.31.19 ALL IDEAS, DESIGN ARRANGEMENTS, AND PLANS INDICATED OR REPRESENTED BY THIS DRAWING ARE OWNED BY AND ARE THE PROPERTY OF BRETT FARROW ARCHITECT INC., AND WERE CREA.TED, EVOLVED, AND DEVELOPED FOR USE ON, AND IN CONNECTION WITH, THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, ARRANGEMENTS OR PLANS SHALL BE USED BY OR DISCLOSED TO ANY PERSON, FIRM, OR CORPORATION FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF BRETT FARROW ARCHITECT, INC .. w 0::: I-<( w I I-en I-I-UJ UJ 0::: 0::: I-(./) <( UJ ~ w (./) ........ (9 00 ........ N <( _J _J -> ~ w z DRAWN: CHECKED: SET ISSUED: CONCEPTUAL DESIGN PROGRESS SET ELEVATION REVISION PROGRESS SET SUBMITTAL SET REDESIGN RESUBMITTAL CUP SUBMITTAL CUP RESUBMITTAL CUP RESUBMITTAL PROJECT NO.: SHEET TITLE: EXISTING SITE PLAN SHEET NO.: 00 C, C, N 0) <( z 0::: 0 LL __J t3 UJ (9 ::s __J > 0 <( ID (./) __J 0::: <( u BF· BF. 051618 020819 030919 111519 112219 060220 100320 020121 060721 081821 1904.01 A1.0 ■ ■ >-LU _J _J <( PROVIDE PANIC -~ HARDWARE PER CBC 1010.1.10AND 1010.2 EXIST. DOOR TO REMAIN PROVIDE PANIC -~ HARDWARE PER CBC 1010.1.10AND 1010.2 EXIT/ ADA ACCESS STORAGE (EXIST.) ■ DRESSING ROOMS (EXIST.) +T~"°'°''~" HARDWARE PER CBC 1010.1.10AND 1010.2 EXISTING/ PROPOSED RATED OPENINGS (20 MIN.) ALONG 1-HR CORRIDOR TYP. ==r=-----EXISTING DOORS WITH PANIC HARDWARE EXISTING RATED OPENINGS (45 MIN.) ALONG 1-HR CORRIDOR TO BE MOVED TO ACCOMODATE DOOR STRIKE EDGE THEATRE (EXISTING A-1 OCCUPANJCY) HALL __ J_ __ -=+=-EXISTING DOORS TO REMAIN EXIT METAL SHIPS LADDER FS INDUSTRIES -;L_::TI'SL<!!l-110 OR EQUAL_ __ _ TYP. STORAGE MEZZ. AIOVE WALK-UP OUNTER PER ADA, 20" . DEPTH, 34ft MAX. HT BOVE FINISH EXTE OR SURFACE -I-----+-+---" 0 WILL CALL ~--------NEW COUNTER 42" HT. WI 2X6 WALL BELOW LOBBY ALIGN NEW WALL W/ I :::::::~:1:so_v_E_ 1 1 HARDWARE PER CBC 1010.1.10AND 1010.2 ■ ■ NOTE: INTERIOR IMPROVEMENTS TO BE APPROVED UNDER SEPARATE BUILDING PERMIT. OFFICES (EXIST.) OFFICES (EXIST.) OFFICES (EXIST.) ® EXISTING RATED CORRIDOR 0 0 c::: c::: 0 0 0 w i C) z I-f/) X w STORAGE (EXIST.) RESTR (EXIST. EXIST. STORAGE I I OFFICES (EXIST.) I 'ti -F-.::.::.::J--,,-:_:-::_::-:_::-,--.a=="'il I I 7 / ' I \ I I \ I \ I ' / ...... __ ,,,,. WOMEN'S -REST MEN'S ITT7rnrM::r==::i:;;;:i,~==,RESTROOM L..J I I /-PAN y / / -, STORAGE ' \ L..L-1 11 ERVICE OUNTER 1 I I REHEARSAU 11 CLASSROOM 11 I I 2-HR BARRIER SEPARATING OCCUPANCIES PER CBC TABLE 508.4 UL U301 90 MIN. DOOR ;rIST WORK SPACE (EXIST.) 0 0 "-...__o NEW 33-1/2" AFF HT. COUNTER 0 0 0 0 0 0 0 =-= ---=--=-= = F = - -~ ---===ti \_LINEOF = 1,-= 11 I I . I I EXIST. TRUSSES LINE OF EXIST. WALLS TO BE DEMOLISHED, (DASHED) 7 ,---PROVIDE HANDRAILS AT EACH SIDE OF RAMP PER 118-5.05.2 ----PROVIDE DIRECTIONAL SIGN COMPLYING WITH SECTION 118-404 INDICATING THE ACCESSIBLE ROUTE TO THE NEAREST ACCESSIBLE ENTRANCE PER 118-216.6 ~-PROVIDE PANIC HARDWARE PER CBC 1010.1.10AND 1010.2 "'---EXISTING RAMP TO REMAIN I EXISTING WINDOW/STOREFRONT SYSTEM TO BE REMOVED I-LU LU 0:: I-C/) LU s CJ) II ~ACCESIBLE ~ ROUTE I .,.----· PROVIDE TACTICLE EXIT SIGN ON INSIDE OF DOOR PER 1013.4 TYP. SIDEWALK Ill-'----+-------· ENTRANCED TO BE MARKED WITH INTERNATIONAL SYMBOL OF ACCESSIBILITY ON DOOR (PROVIDE STICKER), PER 11 B-216.8 -. _-_ ~-==::®~_• =. ~-r--? TYP. -------PROVIDE PANIC HARDWARE PER CBC 1010.1.10AND 1010.2 © I l I I I I I I I I 1-·-11 l I I I 0 1 i I --11 -I ____;..,_.;.______, : I MAIN ENTRY · PROVIDE DIRECTIONAL SIGN TO ACCESSIBLE COMPLIANT RESTROOMS NEAR THE BUILDING ENTRANCE AND SHALL INCLUDE THE INTERNATIONAL SYMBOL OF ACCESSIBILITY PER 11B-216.8 SECOND TRY ,------------------------nl I I I -----1 J L @ ------•-©= •=•=©=-=•---+-+--7 i ~ _ -i ~ _________ =--_Ji i-b-_-:_-=-_-:_ -=-_-:_ -=ri-_J I I U l..r . --7J l_r -. . -. -. -. LJ . ~ PROPOSED ---------------WOOD BEAM SIDEWALK CHRISTIANSEN WAY / TRELLIS EXISTING _-----,-PALM TREE. TYP. ■ ■ 1 SITE PLAN ~TH EXISTING NEW DEMOLISH A2.1 3/16" = 1 '-0" ■ ■ ■ CUP 2021 -006 BRETT FARROW AR C H I T E C T, I N C. 125 MOZART AVE CARDIFF, CA 92007 (760) 230-6851 BRETT P. FARROW C-29668 REN.10.31.19 ALL IDEAS, DESIGN ARRANGEMENTS, AND PLANS INDICATED OR REPRESENTED BY THIS DRAWING ARE OWNED BY AND ARE THE PROPERTY OF BRETT FARROW ARCHITECT INC., AND WERE CREA.TED, EVOLVED, AND DEVELOPED FOR USE ON, AND IN CONNECTION WITH, THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, ARRANGEMENTS OR PLANS SHALL BE USED BY OR DISCLOSED TO ANY PERSON, FIRM, OR CORPORATION FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF BRETT FARROW ARCHITECT, INC .. w 0::: I-<( w I I-en I-I-w w 0::: 0::: I-(f) <( w !;i: w I-(f) r--(9 00 r--N <( _J _J -> ~ w z DRAWN: CHECKED: SET ISSUED: CONCEPTUAL DESIGN PROGRESS SET ELEVATION REVISION PROGRESS SET SUBMITTAL SET REDESIGN RESUBMITTAL CUP SUBMITTAL CUP RESUBMITTAL CUP RESUBMITTAL PROJECT NO.: SHEET TITLE: SITE PLAN SHEET NO.: 00 C, C, N 0) <( z 0::: 0 LL _J <( (.) w (9 <( _J _J > Cl <( cc (f) _J 0::: <( (.) BF· BF. 051618 020819 030919 111519 112219 060220 100320 020121 060721 081821 1904.01 A2.1 ■ ■ >-LU _J _J <( . . . \ \ ■ ·:: SLOPE: . I \ ■ ■ . ·.·.ROOF· · .. ·.· . !=XISTINGTO REMAIN SLOPE □ . . . . . . ; ... · ROOF · ' ... . EXISTING TO REMAIN . · ·, . . . -□-. . . -. . . -L.ru,----------------, CHRISTIANSEN WAY 1 ROOF PLAN A2.2 3/16" = 1 '-0" ■ :~ . ■ . I . I ... I . I .. I . I I I I / u-----------5' METAL LOUVER SCREEN FOR ~ MECHANICAL EQUIPMENT, lYP. I ~ · . I EXISTING MECHANICAL · · · :-----:7· 7------------EOUIPMENT TO REMAIN, lYP. I . I I++-----'' ~ ■ I-LU LU 0::: I-(/") LU s (/") -----PROPOSED WOOD BEAM TRELLIS BELOW / ~TH EXISTING NEW DEMOLISH ■ ■ C =i CUP 2021 -006 BRETT FARROW AR C H I T E C T, I N C. 125 MOZART AVE CARDIFF, CA 92007 (760) 230-6851 BRETT P. FARROW C-29668 REN.10.31.19 ALL IDEAS, DESIGN ARRANGEMENTS, AND PLANS INDICATED OR REPRESENTED BY THIS DRAWING ARE OWNED BY AND ARE THE PROPERTY OF BRETT FARROW ARCHITECT INC., AND WERE CREA.TED, EVOLVED, AND DEVELOPED FOR USE ON, AND IN CONNECTION WITH, THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, ARRANGEMENTS OR PLANS SHALL BE USED BY OR DISCLOSED TO ANY PERSON, FIRM, OR CORPORATION FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF BRETT FARROW ARCHITECT, INC .. w 0::: I-<( w I I-en I-I-UJ UJ 0::: c::: I-en <( UJ ~ w en r---(9 00 r---N <( _J _J -> ~ w z DRAWN: CHECKED: SET ISSUED: CONCEPTUAL DESIGN PROGRESS SET ELEVATION REVISION PROGRESS SET SUBMITTAL SET REDESIGN RESUBMITTAL CUP SUBMITTAL CUP RESUBMITTAL CUP RESUBMITTAL PROJECT NO.: SHEET TITLE: ROOF PLAN SHEET NO.: 00 C, C, N 0) <( z c::: 0 LL _J <( u UJ (9 ::S _J > 0 <( CJ en _J c::: <( u BF BF. 051618 020819 030919 111519 112219 060220 100320 020121 060721 081821 1904.01 A2.2 NEW WOODTRELLIS SYSTEMNEW HORIZ. WOODSIDINGFUTURE SIGNNEW WINDOW/DOORSYSTEMSNEW WINDOW/DOORSYSTEMSNEW VERTICAL WOOD SIDINGSTAINEDHORIZ. WOOD SIDINGTO MATCH BAUER LUMBERHISTORIC PATTERN(SEMI-TRANSPARENT STAINCOLOR SW 3522 OR OTHER COLOR AS APPROVED BY THE PLANNINGDIVISION)NEW WINDOW SYSTEMSMETAL, DARK GRAY PAINT15'-9" 23'-312"12344426EXISTING AND PROPOSED GRADE(NO CHANGES PROPOSED)15'-9" 17'-5" 9'-312" 9'-312"CFUTURE SIGN.23'-312"EXITBOX OFFICESERVICE COUNTERWORKSPACE9'-3"STOR. MEZZ.8'-0"1A6.1SOUTH ELEVATION (CHRISTIANSEN WAY)3/16" = 1'-0"CONCEPTUAL DESIGNPROGRESS SETELEVATION REVISIONPROGRESS SETSUBMITTAL SETREDESIGNRESUBMITTALCUP SUBMITTALCUP RESUBMITTALCUP RESUBMITTALSHEET TITLE:PROJECT NO.:SHEET NO.:DRAWN:SET ISSUED:CHECKED:.051618020819030919111519112219060220100320020121060721081821.NEW VILLAGE ARTS THEATRE 2787 STATE STREET CARLSBAD VILLAGE, CALIFORNIA 92008 1904.01ALL IDEAS, DESIGN ARRANGEMENTS, ANDPLANS INDICATED OR REPRESENTED BYTHIS DRAWING ARE OWNED BY AND ARETHE PROPERTY OF BRETT FARROWARCHITECT INC., AND WERE CREATED,EVOLVED, AND DEVELOPED FOR USE ON,AND IN CONNECTION WITH, THE SPECIFIEDPROJECT. NONE OF SUCH IDEAS,ARRANGEMENTS OR PLANS SHALL BE USEDBY OR DISCLOSED TO ANY PERSON, FIRM,OR CORPORATION FOR ANY PURPOSEWHATSOEVER WITHOUT THE WRITTENPERMISSION OF BRETT FARROWARCHITECT, INC..BFBFCARDIFF, CA 92007125 MOZART AVEB R E T T F A R R O WA R C H I T E C T, I N C.(760) 230-6851STATE OF CAL I F O RNIA BRETT P. FARROWLICE N S ED ARCHITECTREN. 10.31.19C-29668CUP 2021 - 0062A6.1EAST ELEVATION (STATE STREET)3/16" = 1'-0"EXTERIOR ELEVATIONSSECTIONA6.13A6.1SECTION 13/16" = 1'-0"NOTE:ELEVATIONS ARE FOR INFORMATIONAL PURPOSES ONLY. EXTERIORIMPROVEMENTS TO BE APPROVED UNDER SEPARATE BUILDINGPERMIT.■ ■ ■ --ri---- -------- ------------------------------------------------------_____ I I -;::,--._ ------lJ ;// ----------I ------------I I --------------------------------+------· ----------· -------------------------------++---+ ---+-+--f-· --++---+-, ·-I-+------·-----------------------/ ----------------------____ ..........,__ -I--------+--~-------+--......... ' -......... ____ --·----------+--------------/ ----.,_ 1-----·--l r-----------1 r------- ----i 1-----------7 , I -~ --' ,. ~ ' ' I I I I I I [_ --_J ' ------', I I I I I I --11 ', ~-I' I I I I 1---- ------,~. '-/ '-/ I I \ I\ I I\ -------I I I I I I , ' '"' V' '"' V' ' , ' , I \ \ I \ I "'-C I I 0 I I I I , Q\ / ,/ "'-, ' , ' , I/ , ' \ lo \ I ' I __ --_J <--<--<--l_ ---_J l_ --- ---_j / '-/ '----·-----------I\ I I \ I \ ' , , ' , ' \ I I \ I \ I ' , , ' , ' I I I I I I I I \ I I/ \ I \ ~ ~ 0 ■ ■ \ \ \ \ I' \ :1 ' I \ I ' \ ' I ' \ ' ' / • u \ I '\ I I I\ I \ \ ' -I ' , ' , ' , ' , \ , \ I \ I \ I \ I -,6 -Q_ ' , ' , ' -' , ' , C} \ 110 \ li \ vo \ I -/ ' -/ I\ / I\ I [\ I \ , -' , ' , ' , ' I ~ I \ I \ I \ I \ --I/ , -' , ' , ' , ' , ' -\ I \ I \ I \ 11 \ -~ '/ 0 ■ ■ 0 ■ ■ ■ Phone: Email: Dole: From:Bill To:Planning; Chris Garcia Subject:Re: New Village Arts Theatre Date:Monday, September 6, 2021 12:57:41 PM Please read my comments into the record if possible. We are fortunate to have a performing arts theater to enrich the cultural life of Carlsbad Village. As a near neighbor, I support them whole-heartedly. Thank you, Bill Davidson 300 Christiansen Way, Carlsbad CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe.