HomeMy WebLinkAbout2012-10-03; Planning Commission; ; CUP 12-09 FORTIS FITNESS & STRENGTH
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: July 31, 2012
P.C. AGENDA OF: October 3, 2012 Project Planner: Chris Garcia
Project Engineer: Clyde Wickham
SUBJECT: CUP 12-09 – FORTIS FITNESS & STRENGTH – Request for a Conditional
Use Permit to allow Fortis Fitness & Strength to operate a specialty fitness gym in
a vacant 10,566 square foot space located within an existing office/industrial
development on property located at 2712 Gateway Road, in the P-M Zone and in
Local Facilities Management Zone 17.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 6908
APPROVING CUP 12-09 for a period of 10 years, based upon the findings and subject to the
conditions contained therein.
II. INTRODUCTION
This application is a request for a Conditional Use Permit to allow a specialty fitness gym to
operate in a vacant space within an existing office/industrial building on property located at 2712
Gateway Road in the P-M Zone. Tenant improvements are proposed for the interior of the
building, as this is a “shell” building with no previous tenants. No improvements are proposed to
be made to the exterior of the building. All findings can be made to recommend approval of this
conditional use permit at this location.
III. PROJECT DESCRIPTION AND BACKGROUND
The project site is located within an existing office/industrial development that was constructed
in 2009. The General Plan Land Use designation for the site is Planned Industrial (PI), and the
site is zoned Planned Industrial (P-M). The applicant is requesting to locate a specialty fitness
gym in a vacant 10,566 square foot space (Suite “E”), within an existing office/industrial
development on property located at 2712 Gateway Road. The existing building housing suites
“D” and “E” is one of 8 buildings on site and one of 10 condo units. The buildings consist of a
mix of office and industrial, along with a church (approved under CUP 10-09), a pet hospital
(approved under MCUP 08-21) and an aquatics facility (approved under CUP 10-03). The
project site is bordered by Palomar Airport Road to the north, Gateway Road to the south, El
Fuerte Street to the west, and an approved industrial/manufacturing facility and restaurant to the
east (approved under CUP 11-05).
The proposed specialty fitness gym will consist of a lobby area, offices, locker rooms, two multi-
purpose training rooms, and a larger weight training room on the first floor totaling 7,524 square
feet. The remaining 3,042 square feet is located on a mezzanine level and contains 3 multi-
purpose training rooms that can be utilized for group exercise classes.
2
CUP 12-09 – FORTIS FITNESS & STRENGTH
OCTOBER 3, 2012
PAGE 2
According to the applicant’s project description, the specialty fitness gym is not a traditional
open membership gym, but will cater to individuals seeking private and semi-private
personalized instruction and athletic training. The business plan is not modeled after any of the
traditional mass membership clubs and the facility is neither sized nor staffed to accommodate a
large number of unsupervised, open, or walk-in type workouts.
Training programs are designed to focus on athletic skills, development and training for
individuals and small groups, with occasional team instruction and participation with personal
trainers. Strength training programs will be individually tailored to each client’s individual
sport, goal, etc. For its recreational clients, the gym will focus primarily on cardiovascular
activities such as dance, barre, yoga, pilates, zumba, etc.
The proposed gym is an allowed use in the P-M Zone subject to the approval of a Conditional
Use Permit (CUP). All findings required for approving a CUP can be made with this project.
The Planning Division is recommending that the Conditional Use Permit (CUP 12-09) be
approved for ten years (10) from October 3, 2012 through October 2, 2022.
IV. ANALYSIS
The proposed project is subject to the following plans, ordinances, standards, and policies:
A. Planned Industrial (PI) General Plan Land Use Designation;
B. Bressi Ranch Master Plan, Planning Area 5 (MP 178);
C. Planned Industrial (P-M) Zone (C.M.C. Chapter 21.34);
D. Parking Ordinance (C.M.C. Chapter 21.44);
E. Conditional Use Permit Regulations (C.M.C. Chapter 21.42); and
F. 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.
A. General Plan Compliance
The site has a General Plan Land Use designation of Planned Industrial (PI) and the project
complies with the General Plan. Per the Carlsbad General Plan Land Use Element, Industrial
Implementing Policy C.9, ancillary commercial, office, or recreational uses (including gyms) are
allowed by Conditional Use Permit (CUP), when clearly oriented to support industrial
development and the nearby populations.
The project site is located within one of the city’s large industrial areas and is in close proximity
to the Bressi Ranch residential development. The project location makes it convenient for
employees of the surrounding office parks to access the facility.
B. Bressi Ranch Master Plan – MP 178
The planning area is currently designated (Land Use and Zoning) as Planned Industrial in the
Master Plan. In addition, general development standards and design guidelines were established
CUP 12-09 – FORTIS FITNESS & STRENGTH
OCTOBER 3, 2012
PAGE 3
for the development of the Bressi Ranch Planning Area 5. The existing eight building office
park was designed to meet all standards and the project was approved by the Planning
Commission on June 21, 2006 (CT 05-09/PUD 05-07/PIP 05-06). The specialty fitness gym is
proposing only interior tenant improvements for this project and there are no proposed
improvements to the exterior of the building.
C. Planned Industrial (P-M) Zone (C.M.C. Chapter 21.34)
The proposed project site is zoned Planned Industrial (P-M) and is therefore subject to the
provisions of Chapter 21.34 of the Zoning Ordinance. Gyms are permitted in the P-M Zone
subject to approval of a Conditional Use Permit. The proposed specialty fitness gym will occupy
a vacant space and does not propose any additions or exterior improvements to the existing
building. Parking compliance is discussed in section C below.
D. Parking Ordinance (C.M.C. Chapter 21.44)
Staff requested and received a parking analysis for the proposed specialty fitness gym since the
allotted parking for the site was based on the assumption that the suite (Suite “E”) would consist
of 75 percent office, 15 percent manufacturing, and 10 percent warehouse land uses. Based on
this building use assumption, the total number of parking spaces allocated to the building is 37
spaces consistent with the approved Planned Industrial Permit (PIP 05-06). Pursuant to Chapter
21.44 of the CMC, the parking requirement for a gym/health club facility is one space per 200
square feet. Therefore, in order to strictly comply with the CMC, the proposed use would require
a total of 53 parking spaces, 16 more spaces than what was assumed to be required for the
building’s use.
The project site has now since developed with uses both above and below the assumed parking
ratio. Ultimately, the parking required per the code for the existing uses, plus the proposed
gym’s 53 spaces, while assuming the currently vacant Suite “D” develops with a demand for 37
spaces, works out to be 268 total spaces (of 269 spaces on site). This accounts for 41 spaces of
the church’s assumed parking demand for Building “I”, as their additional 52 spaces are only
required in off peak time periods as stated in a joint use parking agreement and as allowed by
CMC Section 21.44.080. Building “A” (aquatics center) also has a joint use parking agreement
that allows for 12 additional spaces to be used on nights and weekends.
The allocation of 16 additional parking spaces to this conditional use will limit the type of future
uses allowed on-site contingent upon available parking. Future tenant improvements and/or new
uses for the remaining vacant Suite “D” will be evaluated for parking compliance prior to
issuance of a building permit or business license.
Furthermore, the applicant has provided a chart that shows what the actual parking demand is by
day of the week and time of day. This chart was completed after multiple site surveys and by
speaking with the owners of each business on site. According to the survey, the actual parking
demand on site does not exceed the available supply. Staff concurs with this parking analysis
and has attached a summary of their results (See Exhibit “X”).
CUP 12-09 – FORTIS FITNESS & STRENGTH
OCTOBER 3, 2012
PAGE 4
E. Conditional Use Permit Regulations
The proposed project is a use which is allowed in the Planned Industrial Zone (P-M) subject to
the approval of a CUP. 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 in that the
proposed specialty fitness gym use will provide specialty health club services in close
proximity to the employees of the businesses within the surrounding P-M Zone as well
as the residents of the nearby Bressi Ranch community. Furthermore, per Industrial
Implementing Policy C.9 of the General Plan Land Use Element, gyms are a compatible
land use in the PI land use designation and are conditionally permitted in the
implementing P-M 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 proposed specialty fitness
gym is compatible with the surrounding office park and above-noted conditional uses
and the proposed use will provide adequate parking that is consistent with the city’s
parking requirements. The existing office park has been designed to accommodate all
required parking on-site and provides for adequate traffic circulation. Furthermore
the specialty fitness gym is proposed to be located within an existing building and only
tenant improvements to the interior are required for the use.
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 specialty fitness gym will occupy 10,566 square feet of an existing building
with existing onsite landscaping and requires no site alterations or additional amenities.
Furthermore, the project complies with all of the required development standards of
the P-M Zone and the proposed 10,566 square foot space is adequate in size and shape
to accommodate the proposed specialty fitness gym operations, as shown on Exhibits “A
– B.”
4. That the street system serving the proposed use is adequate to properly handle all traffic
generated by the proposed use in that the project is provided access from Gateway Road,
a local street, which is currently operating at an acceptable level of service. The 370
average daily trips associated with this proposed specialty fitness gym can be
accommodated by the existing street system.
F. Growth Management Ordinance
The proposed project is located within Local Facilities Management Zone 17 in the southeast
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 1 below.
CUP 12-09 – FORTIS FITNESS & STRENGTH
OCTOBER 3, 2012
PAGE 5
TABLE 1
Growth Management Compliance
STANDARD IMPACTS COMPLIANCE
City Administration N/A Yes
Library N/A Yes
Waste Water Treatment 3.76 EDU Yes
Parks N/A Yes
Drainage N/A Yes
Circulation 370 ADT Yes
Fire Station No. 5 Yes
Open Space N/A Yes
Schools N/A Yes
Sewer Collection System 3.76 EDU Yes
Water 2,430 GPD Yes
V. 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.
ATTACHMENTS:
1. Planning Commission Resolution No. 6908
2. Location Map
3. Disclosure Statement
4. Background Data Sheet
5. Local Facilities Impact Assessment Form
6. Exhibit “X” – Parking Summary
7. Reduced Exhibits
8. Exhibits “A – B” – dated October 3, 2012
PALOMAR AIRPORT RD
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CUP 12-09
Fortis Fitness & Strength
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DISCLOSURE
STATEMENT Planning Division
P- l(A) 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.
N"+C.. ..V.".
Person 1s defined as 'Any individual. firm, co-partnership, joint venture, association, social club, fraternal
organization. wrporation, estate, trust receiver, syndicate, in this and any other wunty, city and wunty.
city municipalily, 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 properly owner
must be provided below.
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE, LEGAL names and addresses of persons having a
financial interest in the application. If the applicant includes a corporation or ~artner~hi~~
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 (NIA) IN THE SPACE BELOW. If a publicly-owned
corooration, include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.)
person James McCann CorpIPart
Title Tl6 - Title
Address 330 Encinitas Blvd. suite 201 Address
Encinitas CA 97074
2. OWNER (Not the owner's agent)
Provide the COMPLETE. LEGAL names and addresses of & persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (i.e.. partnership, tenants in common, non-profk, corporation, etc.). If the
ownership includes a corporation or partnershio, 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 (NIA) IN THE
SPACE BELOW. If a publiclv-owned corporation, include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
erSDn Leighton Frye
Address P.O. Box 743 Address
Rancho Sante Fe, U\. 92067
P-1 (A) Page 1 of 2 Revised 07110
3. NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a n0nDr0M oraanization or a trust,
list the names and addresses of &PJ person sewing as an officer or director of the non-
profb organization or as trustee or beneficiary of the.
Non Profifl~st N0n Profiitrr~st
Title Tie
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?
Yes No If ye?., please indicate person(s):
NOTE: Attach additional sheets if necessary.
I certifL that all the above information is true and cn
-I z-
Leighton Frye James McCann
Print or type name of owner Print or type name of applicant
Signature of ownerlapplicant's agent if applicableldate
Michael G. Howes
Print or type name of ow~lapplicant's agent
Page 2 of2
Revised 01/06
BACKGROUND DATA SHEET
CASE NO: CUP 12-09
CASE NAME: FORTIS FITNESS & STRENGTH
APPLICANT: Jamie McCann
REQUEST AND LOCATION: Request for a Conditional Use Permit to allow Fortis Fitness
& Strength to operate a specialty fitness gym in a vacant 10,566 square foot space located within
an existing office/industrial development on property located at 2712 Gateway Road.
LEGAL DESCRIPTION: An undivided one-half fee simple interest as a tenant in
common, in and to the common area shown and defined on the condominium plan recorded
November 15, 2011 as Document No. 2011-0609122 located within Lot 4 of Carlsbad Tract 05-
09, in the City of Carlsbad, County of San Diego, State of California, according to map thereof
No. 15669, filed in the office of the county recorder of said county, January 15, 2008.
APN: 213-263-12 Acres: N/A Proposed No. of Lots/Units: N/A
GENERAL PLAN AND ZONING
Existing Land Use Designation: PI – Planned Industrial
Proposed Land Use Designation: N/A
Density Allowed: N/A Density Proposed: N/A
Existing Zone: P-M – Planned Industrial Proposed Zone: N/A
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site P-M PI Office/Industrial/Church/Aquatics
Center/Animal Hospital
North P-M PI Office/Industrial
South P-M PI Office/Industrial
East P-M PI Office/Industrial
West P-M PI Office/Industrial
LOCAL COASTAL PROGRAM
Coastal Zone: Yes No Local Coastal Program Segment: N/A
Within Appeal Jurisdiction: Yes No Coastal Development Permit: Yes No
Local Coastal Program Amendment: Yes No
Existing LCP Land Use Designation: N/A Proposed LCP Land Use Designation: N/A
Existing LCP Zone: N/A Proposed LCP Zone: N/A
Revised 01/06
PUBLIC FACILITIES
School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): 3.76 EDU
ENVIRONMENTAL IMPACT ASSESSMENT
Categorical Exemption, State Guidelines Section 15301 – Existing Facilities
Negative Declaration, issued
Certified Environmental Impact Report, dated
Other,
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: Fortis Fitness & Strength – CUP 12-09
LOCAL FACILITY MANAGEMENT ZONE: 17 GENERAL PLAN: PI
ZONING: P-M
DEVELOPER’S NAME: Jamie McCann
ADDRESS: 330 Encinitas Blvd, Suite 201, Encinitas, CA 92024
PHONE NO.: 760-632-9400 x15 ASSESSOR’S PARCEL NO.: 213-263-12
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 10,566 SQ. FT. building
ESTIMATED COMPLETION DATE: N/A
A. City Administrative Facilities: Demand in Square Footage = N/A
B. Library: Demand in Square Footage = N/A
C. Wastewater Treatment Capacity (Calculate with J. Sewer) 3.76 EDU
D. Park: Demand in Acreage = N/A
E. Drainage: Demand in CFS = N/A
Identify Drainage Basin = N/A
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADT = 370
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = 5
H. Open Space: Acreage Provided = N/A
I. Schools: N/A
(Demands to be determined by staff)
J. Sewer: Demands in EDU 3.76
Identify Sub Basin = N/A
(Identify trunk line(s) impacted on site plan)
K. Water: Demand in GPD = 2,430
ATTACHMENT 6
Exhibit “X” – Parking Summary
CUP 12-09 – Fortis Fitness & Strength
EXISTING AND PROPOSED USES & REQUIRED PARKING
BUILDING EXISTING USE REQUIRED PARKING PER
CMC SECTION 21.44
PARKING NIGHTS/
WEEKENDS VIA JOINT USE
PARKING AGREEMENTS &
CC&Rs
A Aquatics Center 32 weekdays; 44
nights/weekends.
44
B Flooring Showroom 17 5
C Electronics
Distribution
12 5
D Vacant 37 (Assume 75% Office, 15%
Manufacturing, 10%
Warehouse
5
E Proposed Gym 53 53
F Machine Shop 18 5
G Pet Hospital 41 41
H Flooring Showroom 17 5
I Church 41 weekdays, 93 night and
weekends.
93
Total 268 spaces 256 spaces
Parking Required
per PIP 05-06
269 spaces 269 spaces
Parking
Spaces On-Site
269 spaces 269 spaces
Available Parking 1 space 13 spaces
HIGHEST ACTUAL PARKING DEMAND FROM APPLICANT’S PARKING SURVEY BY DAY OF THE
WEEK
SUNDAY MONDAY TUESDAY WEDNESDAY THURSDAY FRIDAY SATURDAY
Highest
Parking
Demand
217 195 192 238
237 195 186
% Full 81% 73% 71% 88% 88% 73% 69%
%
Vacant
19% 27% 29% 12% 12% 27% 31%
CUP 12-09
Fortis Fitness and Strength I raining -?--:=---.- - 2712 Gateway Road, Building - E, Carlsbad, California
-_
Project Data
Project Description
Project Team
TENANT IMPROVEMENT OF EXISTING BUILDING - E
INFILL WlTH NEW ATHLETIC FITNESS FACILITY.
Owner: LJR, LLC
P.O. BOX 743
RANCHO SANTE FE, CA 92067
Project Name
Project Address
FORTIS FITNESS AND STRENGTH TRAINING CONTACT: LEIGHTON FRY
Applicant: 2712 GATEWAY ROAD, BUILDING - E
CARLSBAD, CA. 92009
FORTIS FITNESS AND STRENGTH TRAINING
330 ENCINITAS BLVD, SUITE 201
ENCINITAS, CA 92024 Assessor's Parcel No.
Legal Description CONTACT: JAMIE MCANN
PHONE: 760.632.9400 EXT 15 LOT 8 OF CARLSBAD TRACT CT. 05-09 BRESSI RANCH, IN
THE ClTY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE
OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 15669,
FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN
DlEGO COUNTY, 1-15- 2008
Architect: dornusstudio architecture
2150 W WASHINGTON, SUITE 303
SAN DIEGO, CA. 921 10
Zoning Data PROPOSED LAND USE : ATHLETIC FITNESS
CONTACT: DAVID KEITEL
PHONE: 619.692.9393 Ext. 18
FAX: 619.692.9394
Lot Summary GROSS SlTE AREA :
BUILDING COVERAGE :
BUILDING AREA
MAXIMUM COVERAGE :
COVERAGE
F.A.R.
298,209 S.F. (6.8 AC.)
71,357 S.F.
77,448 S.F.
50%
24%
.28
Planning Consultant HOWES WEILER + ASSOCIATES
2888 LOKER AVENUE EAST, SUITE 217
CARLSBAD. CA. 92008
CONTACT: MIKE HOWES
PHONE: 760.929.2288
FAX: 760.929.2287
. E Summary BUILDING USE SHELL BUILDING
OCCUPANCIES PROPOSED OCCUPANCY A-3
CONSTRUCTION TYPE :
SPRINKLED
MAX. BUILDING HEIGHT :
ACTUAL BLDG. AREA :
TYPE - V Non - Rated
BUILDING I
32'4"
10,566 S.F. Key Notes
@ EXISTING 24'-0" MIN. WlDE FlRE LANE DASHED LINE INDICATES
CURB PAINTED RED W/ WHITE STENCILED "NO PARKING - FlRE
LANE" AT 30' O.C. AND/OR PER REV. CARLSBAD FlRE
DEPARTMENT STANDARDS Project Parking Summary REQUIRED :
1 SPACE FOR EVERY 200 S.F.
TOT. PARKING REQUIRED:
53 SPACES
@ EXlSTlNG AC PAVING OVER AGGREGATE BASE PER SOIL REPORT 6 EXISTING FlRE HYDRANT
EXISTING ON SlTE PARKING:
269 6 EXISTING DOUBLE DETECTOR CHECK VALVE
@ EXISTING HARDSCAPE
@ EXlSTlNG 4" THICK CONCRETE PEDESTRIAN FLATWORK WlTH
MEDIUM BROOM FINISH, ON COMPACTED SOIL. NO REINF. WIDTH
48" UNLESS DIMENSIONED, AND 5 FT. DEEP X 5'-4" WlDE
LANDINGS AT DOORS, MINIMUM. EXPANSION JOINTS AND CONTROL
JOINTS
Governing District SEWER : CITY OF CARLSBAD
WATER : CARLSBAD MUNICIPAL WATER DISTRICT
SCHOOL DISTRICT : CARLSBAD UNIFIED SCHOOL DISTRICT @ EXISTING 7" THICK CONCRETE VEHICULAR PAVEMENT WlTH MEDIUM
BROOM FINISH, REINF. WlTH 6x6-2.9X2.9 WWM. EXPANSION
JOINTS Q 30' O.C. EA. WAY MAX. TOOLED CONTROL JOINTS PER
PLAN OR MAX. 8 FT. O.C. TRASH ENCLOSURE APRONS SHALL BE
10 FT.Xl2 FT. PER ENCLOSURE
Project ADTs 300 ADT
POTABLE WATER DEMAND : BLDG. SUPPLY DEMAND
COLD WATER = GPM
HOTWATER = GPM
(201 0 CPC TABLE A-2 & CHART A-2)
@ EXISTING RETENTION
@ EXISTING SWALE IN GRASS CRETE
FlRE FLOW DEMAND
SEWER GENERATION @ EXISTING TRANSFORMER WlTH BOLLARDS GPM - HOURS (TABLE A-Ill-A-I)
MGD (TABLE 13.10.02 FRANCIS C)
EXISTING HANDICAP ACCESS PATH TO PEDESTRIAN SIDEWALK AND
LUNCH AREAS. PATH NOT TO EXCEED 5% SLOPE
@ EXISTING BIKE RACK
@ EXlSTlNG LIGHT POLE
TOTAL FIXTURE UNITS: (FLUSH VALVE) F.U.
TOTAL DEMAND FLOW RATE GPM
AVAILABLE WATER PRESSURE PSI
PRESSURE LOSS THRU BACKFLOW PREVENTER PSI
PRESSURE LOSS THRU WATER METER PSI @ EXlSTlNG ASSUMED PROPERTY LINE BETWEEN BUILDINGS
@ EXlSTlNG WATER SERVICE
@ EXISTING SEWER SERVICE
@ EXISTING FlRE SERVICE
TOTAL AVAILABLE WATER PRESSURE PS 1
PRESSURE REGULATOR SEnlNG PSI
ELEVATION LOSS FROM WATER ENTRANCE TO HIGHEST POINT X 0.433 = PSI
MINIMUM OPERATING PRESSURE REQUIRED AT FIXTURE PSI
TOTAL AVAILABLE SYSTEM PRESSURE PSI
I @ EXISTING PUBLIC UTILITY EASEMENT PER FINAL MAP I
ALLOWABLE PRESSURE DROP FORMULA
100 FT.X AVAILABLE PRESSURE t LONGEST RUN OF PIPE @ EXISTING
@ PARKING CURB
@ EXISTING STORM DRAIN
innn x PSI/ FT = I PSI
WATER METER SIZE 1-1/2"
WATER SERVICE SIZE 2"
Dominy 2 150 West +Associates Washington, Architects Suite @ 303 domusstudio
San Diego, California 921 10
Te1619.692.9393
Fax 61 9.692.9394
dornusstudio.com
Project:
NORTH
Site Plan
AUTOMATIC FlRE SPRINKLERS WILL BE REQUIRED FOR ALL
BUILDINGS WlTH AN AGGREGATE FLOOR AREA OF 9000 S.F.
domus h I I
Typical - Street Section - Existing - Gateway Road Location Map -