Loading...
HomeMy WebLinkAboutPRE 2022-0053; MAS FINA CANTINA; Admin Decision LetterNovember 15, 2022 Andy Davis 1780 Buena Vista Way Carlsbad, CA 92008 (3FI.LE COPY SUBJECT: PRE 2022-0053 (DEV2022-0191) -MAS FINA CANTINA APN: 203-173-03-00 {'Cityof Carlsbad Thank you for submitting a preliminary review to demolish the existing 2,184 square foot duplex and to construct a 1,817 square foot single-story restaurant building with associated parking and outdoor dining, located at the southwest corner of Christiansen Way and Washington Street. The project site is approximately .15 acres and addressed as 381 and 385 Christiansen Way. In response to your application, the Planning Division has prepared this comment letter. Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project. This preliminary review does not represent an in-depth analysis of your project. It is intended to give you feedback on critical issues based upon the information provided in your submittal. This review is based upon the plans, policies, and standards in effect as of the date of this review. Please be aware that at the time of a formal application submittal, new plans, policies, and standards may be in effect and additional issues of concern may be raised through a more specific and detailed review. Planning: General 1. General Plan and zoning designations for the property are as follows: a. General Plan: Village -Barrio (V-B), b. Zoning: Village -Barrio Zone (V-B) c. The property is in the Village-Barrio Segment of the Coastal Zone. The Coastal land use designation and zone are the same as the general plan and zoning above. d. The project is located within the Village Center (VC) District of the Village and Barrio Master Plan (VBMP). 2. The project requires the following permits: a. Site Development Plan (SDP) for the new construction of the building. b. Coastal Development Permit (CDP) due to the property being located within the Coastal Zone. The City Council will be the decision-making body for both the SDP and CDP. Community Development Department Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov PRE 2022-0053 (DEV2022-0191) -MAS FINA CANTINA November 15, 2022 Page 2 3. Climate Action Plan (CAP). New requirements related to the city's goals to reduce greenhouse gas (GHG) emissions will likely impact development requirements of this project. A formal application submittal will need to include a completed Climate Action Plan Checklist (Form P-30) to determine what requirements will apply to the project. New GHG reduction requirements are related to energy efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand management requirements, as set forth in the California Green Building Standards Code and in Carlsbad Municipal Code Chapters 18.21, 18.30 and 18.51 which is available on the city's website at the following address: http://www.qcode.us/codes/car1sbad/view.php?topic=l8&frames=on To the extent that new GHG reduction requirements are in effect at the time of application for grading or building permits, the project will be required to comply with the effective requirements even if different than what is proposed in the project's planning approvals. GHG reduction requirements may impact, but are not limited to, site design and local building code requirements. If incorporating new GHG reduction requirements results in substantial modifications to the project after planning approvals are obtained, then prior to issuance of grading or building permits, the applicant may be required to submit and receive approval of .a Consistency Determination or an Amendment application for the project through the Planning Division. 4. Historical. Cultural. and Paleontological Report. The existing structure proposed to be demolished appears to be at least 50 years old. Please prepare a comprehensive report consistent with the California Environmental Quality Act and the city's Tribal, Cultural, and Paleontological Resources Guidelines, which can be found online at: https:ljwww.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000 5. Noise Study. Please submit a noise study with your formal application that is prepared in accordance with the requirements outlined in the City of Carlsbad Noise Guidelines Manual. The Noise Guidelines Manual may be found online at: https:ljwww .ca rlsbadca .gov /home/showpu blisheddocument/238/637 42597 4092370000 6. Demolition of Units. Per the Housing Crisis Act of 2019 (SB 330), any project that includes the removal or demolition of a "protected unit" is required to provide the occupants with 1) relocation benefits (Gov. Code § 7260 et seq.), and 2) right of first refusal for a comparable unit available in the new housing development. (Gov. Code§ 66300 (d)(2)(D).) "Protected units" are generally defined by Gov. Code § 66300(d)(2)(E)(ii) as including residential units subject to affordability restrictions, price controls, or occupied by low income households. The formal submittal of the project will need to include documentation regarding any existing "protected units." 7. Setbacks. The required setbacks for VC District properties are: a. Front: 0 feet. The site plan shows the scope of work meets the setback. b. Side: 0 feet. The site plan shows the scope of work meets the setback. PRE 2022-0053 (DEV2022-0191) -MAS FINA CANTINA November 15, 2022 Page 3 c. Rear: 0 feet. The site plan shows the scope of work meets the setback. 8. Parking. Pursuant to Table 2-3 of Section 2.6.6 of the VBMP, the parking rates for the uses on the property are as follows: Restaurant: One space per 170 square feet of gross floor area. Outdoor Dining on Private Property {accessory to a permitted food and/or beverage use: No parking requirement if outdoor seating area is equal to or less than the indoor seating area. For any outdoor seating area that exceeds the indoor seating area, parking shall be based on the applicable restaurant rate, for the excess area. 9. Clear Zone. Per Section 2.6.l(A)(4) of the VBMP, a clear zone shall be provided at a driveway to maintain a free line of sight. The clear zone shall consist of an isosceles right triangle measured 7.5 feet in both directions from the intersection of the two property lines. In addition, the clear zone shall not be occupied by a ground floor building footprint, site features taller than 36 inches, or landscaping that is taller than 30 inches. 10. Architectural Design/Site Design. The project should be designed to comply with Section 2.8 (pages 2- 72 through 2-86) of the VBMP, Area-Wide Design Guidelines. Staff has the following comments and recommendations for the site. Visual Simulations should be provided with the project submittal. The simulations should demonstrate public views of the project as viewed from Christiansen Way and Washington Street so staff can fully evalua.te the project's compliance. The building as designed does not appear to meet the building form and massing guidelines summarized below. Please meet with staff to discus details. a. Site Planning. i. Parking and access. 1. Divide large parking lots into smaller areas with landscaping and clearly marked pedestrian paths. ii. Outdoor Seating. 1. Incorporate seating irito well-trafficked outdoor areas, to maximize opportunities for people to interact. !1 Consider movable seating so that people can accommodate their own preferences and respond to the weather or time of day. Provide lighting to ensure that outdoor seating areas are safe places at night. iii. Mechanical Equipment and Service Areas. 1. Carefully design, locate, and integrate service, utility, and loading areas into the site plan. These critical functional elements should not detract from the public viewshed area or create a nuisance for adjacent property owners, pedestrian circulation, or vehicle traffic. !1 Locate loading areas in the rear of a site where possible. Locate mechanical equipment and service areas along and accessed from the rear of property, wherever possible. fil. Place public utility equipment, meter pedestals, and transformers underground or away from sidewalks and pedestrian areas, where feasible. IV. Screen all mechanical equipment from public view. PRE 2022-0053 (DEV2022-0191) -MAS FINA CANTINA November 15, 2022 Page4 V. Ensure ~oof mounted mechanical equipment and screening do not interfere with any solar zones or installed solar photovoltaic or solar water heating systems. VI. Design trash and recycling enclosures to be consistent with the project and building architecture, and site and screen them to minimize visual impact. iv. Landscaping. Landscape plant material is not shown in the plans provided. Add landscaping to the site to soften walls, parking areas, and screen trash enclosure. 1 Utilize landscaping to define building entrances, parking lots, and the edge of various land uses. !!.:. Utilize landscaping to buffer and screen properties. ill:. Consider safety, environmental impacts, and accent elements when selecting and locating landscaping elements. IV. Landscaping, between the front property line and the building creates a visually interesting transitional space. Select and place plants to enhance and soften architectural elevations, screen undesirable building features, and contribute to the overall quality of the streetscape. V. Select species that are compatible with Carlsbad's semi-arid Mediterranean climate, and that will grow to an appropriate size at maturity. VI. When there are minimal landscape areas between the building and the street, incorporate planters onto recessed building entrances. Y.!.1. Utilize planting to screen less desirable areas from public view, i.e., trash, enclosures, parking areas, storage areas, loading areas, and utilities. VIII. Provide landscaping between any parking lot and adjacent sidewalks or other paved pedestrian areas, as well as, within surface parking lots. IX. Incorporate native and drought tolerant vegetation whenever possible. Avoid use of invasive or noxious plants. X. Incorporate lattice work and landscaping onto existing blank walls to support flowering vines growing out of planters placed at their base. XI. Plant trees and fast growing and flowering vines along fences and walls to soften the appearance of the fencing and screen views to functional on-site work and storage areas. 2ill,_ Utilize vines, espaliers, and potted plants to provide wall, column, and post texture and color and to accentuate entryways, courtyards, and sidewalks. XIII. Incorporate large planters into seating areas. Planters should be open to the soil below and should incorporate permanent irrigation systems. v. Fences/Walls. 1 Fence details were not provided. Construct fences of quality and durable materials, such as, wood, vinyl or wrought iron. !!.:. Architecturally treat all site walls to complement the building design. ill:. Fences and walls directly adjacent to sidewalks and pedestrian plazas in commercial and mixed-use areas should be avoided unless designed as a pedestrian amenity or a low wall landscape feature. PRE 2022-0053 (DEV2022-0191) -MAS FINA CANTINA November 15, 2022 Page 5 b. Building Form and Massing. i. Building Form and Articulation. 1 Articulate the building fac;:ade by varying building elements to create contrast. Integrate all architectural elements into the building design to avoid the look of "tacked on" architectural features. !!.:. Discourage and avoid "chain" corporate architecture and generic designs. Each project should strive to achieve the unique architectural style or character. !!!.:. Design roofs to accommodate a solar photovoltaic system and/or solar water heating system, as required by California Building Code. IV. Utilize accent materials to highlight building features and provide visual interest. Accent materials may include any of the following: a. Wood b. Glass c. Glass block (transom) d. Tile e. Brick f. Concrete g. Stone h. Awnings i. Plaster (smooth or textured) V. Use building materials and finishes that are true to the structure's architectural ~tyle. VI. Utilize light and neutral base colors. Generally muted color schemes will promote visual unity and allow awnings, window displays, signs and landscaping to be given proper emphasis. Y!1. Ensure lighting is architecturally compatible with the building. ii. Lighting. 1 Provide exterior building lighting, particularly in commercial and high- pedestrian areas. !!.:. Design or select light fixtures that are architecturally compatible with the building. !!!.:. Integrate light fixtures that are downcast or low cut-off fixtures to prevent glare and light pollution. IV. Design lighting in such a way as to prevent the direct view of the light source from adjacent properties or uses, particularly residential properties or uses. V. Utilize lighting on architectural details, focal points, and parking areas to increase safety, help with orientation, and highlight site attributes and the identity of an area. VI. Use energy-efficient lamps such as LED lights for all exterior lighting along with adaptive lighting controls to contribute to energy conservation and potentially reduce long-term costs. 11. Window Glazing. 45 percent minimum glazing of ground-floor fac;:ade for retail/restaurant uses adjacent to a public street. Fac;:ade measured from plate height to finish floor. The bottom of any window or product display window shall not be more than 3.5 feet above the adjacent sidewalk. PRE 2022-0053 (DEV2022-0191) -MAS FINA CANTINA November 15, 2022 Page 6 Transparent or translucent glazing is required on the ground-floor fa~ade of a commercial or retail use facing a public street. Opaque, reflective, or dark tinted glass is not permitted. Window stickers or exterior window treatments that obstruct interior building views at the street level are prohibited (except for allowable window signs). With the project submittal, please include details on the plans to demonstrate compliance. 12. Trash Enclosure. Please contact Republic Services to confirm that this design is serviceable. Design trash and recycling enclosures to be consistent with the project and building architecture, and site and screen them to minimize visual impact. The trash enclosure should have the same architectural finishes as the building. 13. Rooftop Equipment. All roof mounted equipment must be screened from view. All roof structures, including protrusions such as equipment housing and guardrails; parapets and equipment screening; architectural features such as decorative or accent elements and towers; flagpoles; and roof decks and their amenities, shall complement and be consistent with the design of the building. Roof mounted mechanical equipment and freestanding screening that is not architecturally integrated shall be set back from the building face at least equivalent to the height of the screening. Please submit cross sections with the project application demonstrating how the rooftop equipment will be screened from public view. 14. Outdoor Dining on Private Property. Any outdoor dining should comply with the following from page 2-18 of the VBMP: a. Outdoor dining on private property shall not encroach onto or overhang public property. b. Outdoor dining on private property shall be limited to food and/or beverage serving uses only. c. A minimum unobstructed walkway width of five feet to building entries shall be maintained. All necessary application forms, submittal requirements, and fee information are available at the Planning counter located in the Faraday Building at 1635 Faraday Avenue or online at https://www.carlsbadca.gov/departments/community-development/planning. You may also access the General Plan Land Use Element and the Zoning Ordinance online at the website address shown. Please review all information carefully before submitting. Land Development Engineering: 1. Complete a Stormwater Standards Questionnaire. This questionnaire will guide you and the City in determining what type of reports and storm water mitigation must be completed to satisfy state and City storm water quality requirements. The questionnaire can be printed from the following website link: https://www.carlsbadca.gov/home/showpublisheddocument/604/637426047018270000 On the site plan, include a tabulation of the existing impervious area, proposed impervious area and replaced impervious area of the site and within the public right-of-way. Given the extent of proposed PRE 2022-0053 (DEV2022-0191) -MAS FINA CANTINA November 15, 2022 Page 7 work in the public right-of-way in addition to the on-site development, the project is likely a Priority Development Project and is therefore subject to designing and installing numerically sized water quality basins via a Storm Water Quality Management Plan (SWQMP) per Chapter 5 of the Carlsbad BMP Design Manual in addition to installing trash capture, site design and source control best management practices (BMP) per Chapter 4 of the Carlsbad BMP Design Manual. Worksheets in the manual shall be used to size the proposed BMP shown on the site plan. The proposed work in the public right-of-way will also require treatment per Chapter 3.5 of the Carlsbad BM P Design Manual. The project appears to be subject to flow control (Chapter 6 Hydromodification) as well. Critical course sediment yield areas exist on the property per the WMAA Potential Critical Course Sediment Yield Area map for Carlsbad so mitigation requirements will be required for Critical course sediment or cite a valid exemption. 2. There are several city designated· street trees that front Washington Street and the corner of Washington and Christianson Way and one on Christianson Way at the west end of the property. Identify all existing trees fronting the property and label either to remain or be removed. If any street trees must be removed, be aware that a separate permit must first be issued by the Parks and Recreation Division. 3. Contact the Traffic Division, a division of the Public Works Department, to determine if a Scoping Agreement is required. Scoping Agreements are used to determine if a Local Mobility Analysis is required and the scope of analysis. With your response to these comments, submit one or the other 1) an approved Scoping Agreement, or 2) correspondence from the Traffic Division indicating one is not required. If a Local Mobility Analysis is required, refer to the Transportation Impact Analysis Guidelines at https:ljwww .ca rlsbadca .gov /home/showpublisheddocument/328/637 425982502330000 . Also, depending on the CEQA determination, which is determined after the application for discretionary permits is submitted, a Vehicle Miles Traveled (VMT) analysis may be required per the Vehicles Miles Traveled Analysis Guidelines available at https :ljwww.carlsbadca.gov/home/showdocument?id=312. A Transportation Demand Management Plan (TDM) plan may be required depending on the number of employee vehicle trips the project will generate. Calculate the gross employee ADT using the generation rates from Table 2-2 of the TDM Handbook at https:ljwww.carlsbadca.gov/home/showpublisheddocument/310/637425981338370000 . If applicable, submit a TDM plan with your application for discretionary permits. 4. Submit a preliminary grading plan with your application submittal for discretionary permits. Include existing and proposed finish surfaces and/or topographic contours. A subsequent grading permit will be required. List grading quantities, including remedial. grading, in cubic yards on the preliminary grading plan. Clearly illustrate that street drainage will continue to flow unabated. 5. Redesign the parking to include a 5-foot extension of the driveway to allow adequate space for vehicles at the end of the driveway to back up. PRE 2022-0053 (DEV2022-0191) -MAS FINA CANTINA November 15, 2022 Page 8 6. Plot existing or proposed sewer lateral. Lateral must be a minimum 6 inches so if the existing lateral serving the house is 4 inches it will need to be replaced. Plot sewer and water mains and specify pipe material and diameter. 7. Any electrical transformers will need to be located on site. Show that proposed transformer is located outside the public right-of-way. 8. Coordinate with the City Traffic Division for guidance on the street parking design. The proposed parallel parking spaces will likely need to be redesigned with angled parking or ninety-degree parking. Sidewalk and curb would also need to be revised with such a revision. 9. Before grading permits are issued, a letter from a certified accessibility specialist person (CASp) shall be provided to ensure that the public walkways and ramps comply with current ADA requirements. 10. Provide a title report. Plot any easements listed in the title report. Transportation: 1. Consider angled instead of parallel parking at the Christianson Way frontage if this can be accommodated without reducing the sidewalk width. 2. Given the proximity to the Carlsbad Village Transit station directional pedestrian curb ramps should be provided at the intersection of Christiansen Way and Washington St. 3. Please submit a Scoping Agreement per the latest City of Carlsbad Transportation Impact Analysis Guidelines. 4. Project Trip Generation -Provide average daily and peak hour traffic generated by the project. For the proposed land use trip generation calculation, use SANDAG (Not So) Brief Guide of Vehicular Traffic Generation Rates. Building: 1. The following comments are provided courtesy of the Building Division and will need to be clearly detailed in your final design prior to submitting for building permit construction plan review. a. Show a minimum 18' long accessible parking stall. b. Accessible route to upper level seating will need to be shown on the plans. This is not an alteration. c. 5% of each type of seating is to be accessible. d. Refer to Carlsbad Municipal Code section 1_3.06 for specific details required for fats, oils and grease. e. For assembly uses, the first story above grade requires two exits if the occupant load of that level exceeds 49 or the maximum common path of travel distance exceeds 75'. PRE 2022-0053 (DEV2022-0191)-MAS FINA CANTINA November 15, 2022 Page 9 Utilities: 1. If the developer plans to utilize both of the existing water services and meters, they will need a separate backflow for each meter (2 total). They can manifold the services on site after the backflows if they choose to. They should also show their proposed sewer lateral connection, and removal of the existing sewer laterals to the duplexes from the entirety of the right of way. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Cliff Jones at the number below. You may also contact each department individually as follows: • Planning Division: Cliff Jones, Principal Planner, at (442) 339-2613 • Land Development Engineering: David Rick, Project Engineer, at (442) 339-2781 • Fire Department: Randy Metz, Fire Inspections, at (442) 339-2661 • Building Division: Jason Pasuit, Building Official, (442) 339-2721 • Utilities: Neil Irani, Associate Engineer, (442) 339-2305 Sincerely, ERIC LARDY, AICP City Planner EL:CJ:JC c: Justin Burnette, 2815 Elmwood Street, Carlsbad CA 92008 David Rick, Project Engineer Randy Metz, Fire Prevention Jason Pasuit, Building Official Neil Irani, Associate Engineer Laserfiche/File Copy Data Entry tina Preliminary Review Set 385 Christiansen Way. Carlsbad CA 92008 A CLO CLO&CT OJ !!)(PAN610N JOINT G"NO OflOUPiO L 0 "°' "CTlJltN A A&OVI!! CL> CLl!!AR l!!Lec fLl!!CTltlC.41.. "' .,,, .... LAM UMlNATI!! oc ON CCNTClt "" 11.l!!VISION A./AMP AMPHC"Cli CNTl'I COUNTC" eu,v CLCVATION LAV LJ,.V,..TO"T 00 OUT&IDC DIA l'lt"LT'O "Ct"LCCTCO A!o ANCHOft l)()L T CO CONDUIT O~L T eNCL !!NCLO&UIIC H LG LCNGTI-t o .. OPPOSJTC •H IUGHTHANO A&S ACII.TLONITIULC &1JTM>le8111. COUit.AN ,o eoOAL H• HOBC r,Jr,~ LH LtP'T HAND .. ,ooM liTT"CNC , COM!, COM&lNATION .. CLCC. &Cit .... H•o HAAD!oOAflD " UVC LOAD ' ,o flOOGH OPCNINGI A.CCO"O ACCO/IOANCC CONC CDNCACTC O&T CSTIMATC He HOl.LOW COiii!! L0"6 LOHGITUOIN"l ' PKABC .. l'IUPP' SAWN ACOU&T ACO\JBTIC(AU CONO CONOUir ""' /!)(HAUST HDjlt] HCAott!"I LS O.G 9Cl'ICW '""' l"AltTJAL ,oo flCQUlflCO .... MCA DRAIN CONN CDNNCCT110NI ,., C)(PO&CO HOWi> MAROWOOO LT LIGHT ...... PL.UTIC flQMTl&I fleQUIJlCr,jCNTISI AOJ .4DJACCNT CONST CON9TflU9TION HOWllt HAflDWAflC LVO "'""' PL.Cf91 PLACl!!IBJ ~ Ae.0VC P'Llt CONT CONTINI DUS " HO!tlZ HOIUZONTAL PUTl'I PLA.9TCfl . "'-"M ALUl,jJNUM CONV CONVCNICl'fCC ,co !-Lit. CLCANOUT "" HOV• M "'' PANCL s SOUTH "1.T Al.Te/lNATC C9' CON5T. JT. ,o '"LOOM OflA.IN HT HCIGHT ... MA&ONflY ,oc PT. 01" CONl'l ,c &OLIO COJIC ...,.PJIOX APPJIO)(IMAn!LT CN COLO 't\'A,TCfl "' l"llltC C)(TINGUISHI!" HT" HCATC1' """ MAlllMUi.l ''" POLl9HCO 9CHCO &Ct+l!DULC AUTO AUTOMATIC 'IN 1"1N!8H HW HOT WATCl'I ... MeMee111 Pl'IOT PI\OTCCTION sec SCCTlON 0 OIUNGICING l"OUNTAINPIXT l"J)(TU!tC HV"° tlCA,'f'3JVt;NT'8/C00'.'Go4C MeOICtNe CA& PlltOV PII.OVIOC "' sePA.AATe . O&L OOU&LI! """ PLC)(lf,LC MCCH MCCHANIC.41.. "" POW09 PCII &0. l"'T. &CIIIV 8Cl'IVICC •o !lOAAO DOT OCTAJL "" P'LOOJI I ""o MCPIUM ,.,I PO~OS PC/l SO, iN. &HT SHCCT OCOG !WILDING o, OOUGLAS P'III. PLUO!t t'LUOReSCCNT ID IN810C •ltCA "'T MCTAL PT POINT 9HN SHCATHING ·"'" !oLOCl::ING 0'0' "" P'lltOloll IN INCH ""' MANIR'ACTUJICJI PT'O PAINTCO IIIM 9IMIO.l'I 9M !lCAM O<A OIAMCTCJI ,;o P'OUHOATION INC INCANOCSCCNT MIN MINlr,jUM f>VC POL Y\IINTL CHLOIIIIOC &M 9HCCT MCTAL ••< !lCNCH MAil,:; OlAG OIAGCNAL ,oM l"ACC 01" MAS INCL INCLUOJNG M" MIJIII.Oll SPC(S) 9PACe& 90T &DTTOM DIM 011,tCNTION ,o, P'ACC Ot" STUO ,No !NOICATCS M• ....... a SPCC 8PCCll"ICATION o .. 011\CCTION ,ow po,1,ce OP" WA!.L IN90 INSOLATCO MO MAS OPCN'G QTY QUANTITY "' 9PCCJAL OL OCM>LOAO r,M ,-ltAMC IN81A. IN&OLATION MOO MODULAR. QUAL QUAllTT ,o 80l.lAll:C g., CABIN!rr ON DOWN "' '"111.C SPltlNKLCJI INT INTCJl!Ofl -~o MOUNTCO .. SClltVICC 9JNIC 00 DITTO "' P'OOT I l"CCT Mn. MATCllllAL ' no 8T...,,.OAAD CAP CAPACITY o, ooo, ..,,. POOTlNG . , . fll9Clt &TL STCCL """ CAAPCT 09 DOWNSPOUT ,v '"ll!!LO VCltll"T J .JUNCTION N AAO !tAOIU!I 9'0 &TOIV,.GC c,c ccNTefl TO CCNTCl'I ov,> OOPl.CX J&Tl&l JOl&TISI N "°'"' •C'D 1tcceaseo """' 8Ulltl"ACC co, COLD JT. OW'G OIUiWING . " '""' NAT NATUAAL ,o !tOOi-OltAIN 8U&P &U&PCNOCO ceo CCflAM!C ow, OflAWell GA GIJAGC NIC NOT IN CONTAACT llOWO ,eowooo &TO llTIITCM Cl CA&T lltON GALV GALVAHJZCO . NO NUM~Cfl .. c llCCCPTACLC. c1,e ClflCUIT . 01 Q.t.LVANtZeo lflON KIT ,:;JTCHC.N NOW NOMINAL "'" flCl"Cl{ANCC T CJ CONTflOL JT, . CA&T GC GLA99 NT9 NOT TO SCAL.e: IICG flCGl&TCll T TflCAO CL'O CCILIHGI .. "'"" o,o GRAOe IICJNI" l'IC.lNl"OflCC. TOL TCLCPHONC TCMP TCMPfl'teO OUT TO OUT TC TOP OP" CU"r. TH< THICIC.[NCSSI "" C)(l9TJNG TT .. ~;~•~t~~~DTl!:11.MINAL $ I\Cl'"l!!"CNCC TW TOP OP" WALL NP TYPICAL !'tOT TO &CALC ,.. TONGU?! AND Gl'IC>OVe POUND OR NO, " """ UNP'INISHCO . ANO UON UNLCS5 OTHCltWISC NOTI!O ' CCNTCfl L1Ne V V VOLT!S) VCT VJNTL COMPO&ITe TILi> OIAMCTCJI VG VC!tTICAL GllAIN L VTS VCNT Tl-111.U flOOP' MGLC vwc VINYL WALL COVCR'G t PU\ TC OJI PJIOPCI\TT w LINC w WC9T WC WATCJICL09CT ' l"CNNY WCO WALL Cl.CANOUT WO wooo WO,, WIDTH woo WlNOOW ""' WATCI\HCA~fl WI WflOUGHT !fl.OH WP WCATHCfll"JlOOt" wa WATC.fl &CJIV. WWW WC.LOCO Wl"C MC&H WIO WITHOU'T -~-·.:/:::<} ~; ·<>',,i l ~ \' /~ 2 . 0 \' (~ . . ~ ·: . ,,,,. . ~ VICINITY MAP ,.✓ ·:-< . \ ~ _;,,;, ·~ \ i . llMJ'11 ~-~ 'I.NIA M. ~ TIU&T ~ 81U,HO AVC. CAAU6AO, CA 1100. CO!ITACT1.JUITIN&ul!Ne:~cn,of1:i. ... 1l&l~II\Nlt flUILDINll'TalAllf, ANO'l'OAY1$,. 1710 &.leHA. VISTA WJ,,,J, CAll&.HAO, C4 1760! lll-707 ,n(c~ Pl«l.JCCTAOOKC18, M50W5TIN(ffNWAT,CAALSMO,CA Lt6/.t.OUQl~TIOH, &LJ:IO•NellOl"TOl"NWtoP,t US~ IIUTAUIWIT ZONet VC•Yl~~TH COHIT-..cTIOMTTPC:lYl'eV-0 QIIOSSP"I..OOII.Mek !,11la.t.Nl!W6'JIU)I~ WMl)OOKP.lt.TIOPea:t.TOTAI.J711a/. 5Plt!Nnfb: NOM-SPIIJl,;tLl!ltCO lOT IIU,. O.~ ACJl!S LOT C0YCAAGC: NOT """1JCA&l,.I! OCCll'Ao.icT, • a l'IJ!KJNG, !IBIU!ll~ n,y 1'1tO'r'lO"'..D: n. RI! ~T #>,1-0 POf! C-'LC's.. «o,.f,ffCTLOolO: 4'0co:. UIOOOL410ec.Af~OIIPATTOI.Sl!l!SIIUT #..l-Dl"'OflCALCUI.ATIONI. •TOAG &IH&t.t STO«Y &U1LDIIIG • 2M n~ ~ otCIC, &Ull.OIN8Hl!!lei+1T, Ill' Del"etleO~ITT\.a,"KJTCtltNP,111:1!:IIPPl':!!:tl&IO!ISYSrtW. •S!$NA.GC. WARll •teWC#> CAIIL.l6ADWARltOl$TltlCT. MM! 0. C4~1tl0 aeAL. CAJtUM0 , C4 11001 Ti<M»·2722 PIIOJ. OCSCRIPTIOII: THI! oei.101.ITI°" 01'"" l!J RtSlot!trrlAL OIJfUX 1'1,14• a.tJ , Ttl!! ~TIIUCTION OI' AINI &UILOING ~ A ll.9TAUMNT l•\1'17 a.r,L 121 H OUTDOOII PATIO ~cu 11(71,f .,4 "1 IIAMP, N ITAIU, 114 TltASH ~ • N 'AIWHG- OJM~ ~ l'ltO.JeCT SHALL COMl'\.T "Nml THI! 2011 CAUl°O!Uil-''lo g:s~= :it~f;ff~Ji,~~~ ~~~~. l!Ma.G:T ~ICteHCI' IT"1'iOIJlt0S. >.K) .\LL CUMCNT "'PPllCA6L.eCODf5.r.HDOll011WfCt'l"ltOti!Ti,ffi;tTTOI" cuue,.,.b,COUHTTorUJtl)lfQONIDaT..t.Teor CALl1'0lll'IIA. PROJECT INFORMATION co QI -g. 1. s 3; Gg wl w. ~i w ;i lJ" co 0 0 N 0, .c c'§ 6 ,+-I -·• C Js"fil I co ~~ I t) -ro • iii(.) -co Cl'.:,:, t >-ro • C ro ~ i ,--, .s C I LL .s 3l " ID C I CJ) a::i ~ co .~ ;c ~ .r: (.) I() co (") 1{ ~ ~ TS ~ ~ ABBREVIATIONS+ SYMRnl,:: I ·-· -····----(4) SHEET INDEX (,3JI 01o1•~-- ' j lllt/01 :03.U.Oicl:IJ.VO NOU~ a.1va '...a¥ ' \ \ ~ 11 ·····•--! :;;) / / .w:t...r~, UIU Y:1 <-.a UOS At-..;i 11Jt. O!POlS ITIO 1 3!Jll03!J / / / / 8001:6 V':J peqspe':) "ABM uasUBJJS!J4':J 98£ ias MaJA8cJ AJBUJWJl8Jd BU!lUB8 BU!.:J SBl/\J ~ . ~ g ~ IE g.. 1 i s i gl • i H i . ~ •• ; i I ii I h d I !i g " 0 n ~ w,. .,, . \t-.. ~. <?;·::_ .,, .. --_,.,._,' ~---------------------- ---~---· ---~ a. --------------·-·---------------------· ~ ---en 0 w en 0 a. 0 a: a. i ~ 4) 1r i i 1ST FLOOR PLAN+ LOWER DECK IN'TCAIOIIDIHUHI a:m:HelllftrnceA2 I lll lnou.GC "2 CUTOOOAOINlNII PLUMBING FIXTURE REOUIREMEHTS ,, ____ ., __ , __ ------------- OC.C.lDI WU I F'(~ I WU I wt.I: l ,aw.a 2U r;5~.:o-l1! ~:~~)1~1~,~ :t.llt-,00 >:5MOO ~ >-101...00 "20!-400 l~W~ llOAolOI! 1 .. .,, ""lEJIIORCINWG ll4a/. = ~----,rorAL.INT.IIUI.CW«l l------l.111:Mif,oiEH\IICl!A2 .. ..,, = Ir \,117a/. ~ 11.l)ft,t,Gf.? 127a,1, AREA BREAKDOWNS ~ --~--i <b tII.HII:]l.'.J:TI"" ITIJ [LJJ IT..D LPl'9.0Lm>OOIIOIHllfG '"' lt00I" ACCeH 8Alf_/ . ., ·B ,E3, "''"" LI>< . -~-----_ "'"""' -©- ROOF PLAN+ UPPER DECK M.O.E. OCCI.PANCY LOAD CAlClA.ATIONS ~1,~1= IH'IP~DltlUillJ I : I 1:0 ln~5'.1Ma"1 ....... ltlfflll,HALLW41't,1Ta,~ N.DelltOMl'lOOltAACA "" IICOUIUD NUrieell ot' txl'T'1 I ~ I. ~ a o .g; ~i ~t w J ~i l:':l~ co 0 /,-, II ro ~ ~ C '3 ~1ii-o C (/) 1l IT'! :;:: (/) \V Q) "i:: (_) -~8 0:: >-~ ro ~~ I -u-C ~> & i ·-·E ~ i LL 'aj ~ ~ ra ~ a.~ ~ B lf) co "' I b;;;;;:;;;;:;~==============================================================================~ B ! ...... Vl"-f-0' ~ ~ TOT"'-J 4t.7 OONKllfO l'OUHf.tJN&, WATH ~ TO MTOlill:H l'UC Ill" QCAII.C HCTt. 121 IINGLC OCQ.PAHT IICSTIIOOIO l'IIOYIDeO. !'IIOYloe HUN&ttt OP' CXITI MIII.DOUR'Moni"""'-1 LCl"ftll: tNNIN8 l'ATIO I: I -I " ~DINUlll'>,TlO ~ 11 TOTAI.OUTOOOlll'ATIOI "' MIii. st.\lkl WJOTH lh:twtl ,-I,., Ult/Ol :03.LI.Old 3J.VO z 0 ~ i w ai ; ~ i ,4,..a :1 ,. I '--, ___, U--1 ~ z 0 ;:: <( ~ w >-<I) ~ 0 ; ~ ! r ~ , i I; Ii ~ ~ I ~- ,;+;( ""' t i Bl i - t,~ ~.~ .;1 :,l ~ z Q >-0 w <I) 0 w <I) 0 a. 0 0: a. ui z 0 hl (/) + (/) z ~ ~ ~ w 0 w (/) 0 n. 0 Ct'. n. I z ~ t; ~ (/) 0:: w 0..