2016-59 (EG)RESOLUTION NO. PC 2016 -59
A RESOLUTION OF THE CITY OF ENCINITAS PLANNING COMMISSION
APPROVING A RESTAURANT WITH EXTERIOR FAgADE IMPROVEMENTS
AND THE ON -SITE CONSUMPTION OF BEER, WINE AND DISTILLED
SPIRITS FOR A SITE LOCATED AT 542 NORTH COAST HIGHWAY 101.
(CASE NO. 16 -122 MIN /ADR /CDP; APN: 258 - 081 -36)
WHEREAS, Bread and Barley submitted an application for a Minor Use Permit and a
Administrative Design Review Permit, to authorize the sale of beer, wine and distilled spirits for
on -site consumption as secondary and accessory to a proposed restaurant as principal use and
exterior fagade improvements, located at 542 North Coast Highway 101, legally described in
Exhibit A;
WHEREAS, the Planning Commission conducted a duly noticed public hearing on
October 20, 2016;
NOW, THEREFORE, BE IT RESOLVED that the Encinitas Planning Commission hereby
APPROVES Case No. 16 -122 MIN /ADR /CDP based on the following Environmental
Determination and Findings:
Section 1. California Environmental Quality Act Determination
The project has been determined to be exempt from environmental review pursuant to California
Environmental Quality Act (CEQA) Guidelines Section 15301(a). Section 15301(a) exempts
interior or exterior alterations involving such things as interior partitions, plumbing and electrical
conveyances. The proposed restaurant project meets these criteria. None of the exceptions in
Section 15300.2 of the CEQA Guidelines exist.
Section 2. Discretionary Action(s) Findings
Based on findings for a Use Permit per Encinitas Municipal Code Section 30.74.070 and
the aforementioned analysis, the Planning Commission has made the following findings
to support the approval, with conditions:
Findings for a Use Permit
Explanation of Finding
1. The location, size, design or operating
The proposed restaurant is located on a
characteristics of the proposed project
developed commercial site along the North Coast
will be incompatible with or will
Highway 101 Corridor. All public facilities,
adversely affect or will be materially
services and utilities are in place to serve the
detrimental to adjacent uses,
proposed project.
residences, buildings, structures or
natural resources, with consideration
given to, but not limited to:
a. The inadequacy of public
facilities, services and utilities to
serve the proposed project,
Findings for a Use Permit
Explanation of Finding
b. The unsuitability of the site for
A diversity of commercial uses are located
the type and intensity of use or
adjacent to the proposed restaurant as principal
development which is proposed,
use with on-site alcohol sales as the secondary
and
and accessory use. The project operational
characteristics have been evaluated with other
alcohol serving establishments in the
neighborhood. The surrounding restaurants
directly adjacent to the project have either a Type
41 or 47 ABC license with similar or longer
operating hours. The use is similar to or less
intensive to other uses within the surrounding
neighborhood. The San Diego Sherriff's
Department has identified no objections to the
application.
The closest residence development is located to
the west of commercial suite, approximately 57
feet from the rear portion of the building. Access
is available from the westerly building, but it does
not have any other existing or proposed
openings. An operable window facing North
Coast Highway 101 is proposed on the front of
the building, but should not adversely affect the
adjacent residential neighborhood as
conditioned.
c. The harmful effect, if any,
The restaurant is proposed within an existing
upon environmental quality
developed commercial suite and site. The
and natural resources of the
location of the restaurant with alcohol use, will
City;
not have a harmful effect on the environmental
quality and natural resources of the City, and has
been determined to be exempt from CEQA.
2. The impacts of the proposed project will
Section 3.1.2A2 of the North 101 Corridor
adversely affect the policies of the
Specific Plan permits a restaurant with alcohol
Encinitas General Plan or the provisions
sales, with the issuance of a Minor Use Permit.
of this Code; or
The restaurant with alcohol sales with the
proposed operational characteristics has been
analyzed with surrounding commercial and
residential conditions, and been determined that
will not adversely affect any policies of the
Encinitas General Plan or provisions of the North
101 Corridor Specific Plan or Municipal Code, as
conditioned.
3. The project fails to comply with any
As conditioned, the project as proposed will
other regulations, conditions or policies
comply with all requirements of the North 101
imposed by this Code.
Corridor Specific Plan and Municipal Code. The
project will be subject to all limitations of the
project description, conditional of approval and
Chapter 30.40 (Noise Performance Standards) of
the Municipal Code.
Based on Encinitas Municipal Code Section 23.08.080, findings for a Design Review
Permit and the aforementioned analysis, the Planning Commission has made the
following findings to support the approval, with conditions:
Findings for a Design Review Permit --
Explanation of Finding
1. The project design is inconsistent with the
The project is consistent with the General
General Plan, a Specific Plan or the
Plan, Specific Plan, and Municipal Code. The
provisions of this Code.
community character is maintained while
allowing creativity and individuality. The
pedestrian environment is improved and all
development standards are met.
2. The project design is substantially
The building design is consistent with the
inconsistent with the Design Review
design recommendations as it relates to
Guidelines.
storefront rehabilitation recommendations of
the North 101 Corridor Specific Plan. The
fagade design meets the intent of the North 101
Corridor Specific Plan by maintaining and
enhancing pedestrian orientation and visibility,
while maintaining a village scale. The updated
design is distinctive and complimentary to the
adjacent storefront.
3. The project would adversely affect the
No evidence has been provided or is evident
health, safety, or general welfare of the
indicating that the proposed project would
community.
adversely affect the surrounding neighborhood
or community. All services are in place to serve
the subject property. The project is exempt
from the requirements of CEQA.
4. The project would tend to cause the
The design of the proposed project is
surrounding neighborhood to depreciate
compatible with the surrounding types of
materially in appearance or value.
structures and uses. The physical
improvements include natural, quality
materials that complement the existing and
surrounding properties. No substantive
evidence has been identified or received
indicating that the proposed project would
cause the surrounding neighborhood to
depreciate materially in appearance or value.
Based on Encinitas Municipal Code Section 30.80.090, findings for a Coastal
Development Permit and the aforementioned analysis, the Planning Commission has
made the following findings to support the approval, with conditions:
Finding for a Coastal Development Permit
Explanation of Finding
1. The proposed project is consistent with
The project conforms to the Municipal Code,
the certified Local Coastal Program of
North 101 Corridor Specific Plan and policies
the City of Encinitas.
of the General Plan. The project as proposed
complies with applicable development
Finding for a Coastal Development Permit
Explanation of Finding
2. The proposed development conforms
standards for the subject N -CM -1 zone. The
with Public Resources Code Section
project is determined to be exempt from
21000 and following (CEQA) and that
environmental review.
there are no feasible mitigation
measures or feasible alternatives
The project site is located on North Coast
available which would substantially
Highway 101 between Basil Street and Athena
lessen any significant adverse impact
Street, which is not between the first public
that the activity may have on the
road and the sea.
environment.
3. For projects involving development
between the sea or other body of water
and the nearest public road, approval
shall include a specific finding that
such development is in conformity with
the public access and public recreation
policies of Section 30200 et seq. of the
Coastal Act.,
The above environmental determination and findings are supported by the minutes, maps, and
exhibits, all of which are herein incorporated by reference.
BE IT FURTHER RESOLVED that based on the Environmental Determination and
Findings hereinbefore adopted by the Planning Commission, Case No. 16 -122 MIN /ADR /CDP is
hereby subject to the conditions in Exhibit B.
PASSED AND ADOPTED this 201h day of October, 2016 by the following vote, to wit:
AYES: Apuzzo, Drakos and Boerner Horvath
NOES: O'Grady
ABSTAIN: None
ABSENT: Brandenburg
u
Michael Glenn O'Grady, Chair
i■
t Uft, n
R y ap 'u
S cre ry
EXHIBIT "A"
Resolution No. PC 2016 -59
Case No. 16 -122 MIN /ADR/CDP
LEGAL DESCRIPTION
EXHIBIT "B"
Resolution No. PC 2016-59
Case No. 16-122KNUN/ADR/C0P
Applicant: Bread and Barley
LOC8tk)D: 542 North Coast Highway 101 (APKJ:258-O81-38)
SC1 SPECIFIC CONDITIONS:
GC2 /# any time after two years from the date Of this approval, on October 2O.2018.at5p.Dl.O[
the expiration date Of any extension granted iO accordance with the &4UDiCip8| Code, the
City may require a noticed public hearing to be scheduled before the authorized agency to
determine if there has been demonstrated a good faith intent to proceed in reliance on this
approval. If the authorized agency finds that 8 good faith intent to p[OC8ad has not been
demonstrated, the application Sh8|| be deemed expired as of the above date (O[ the
expiration d818 of any extension). The determination of the authorized agency may be
appealed to the City Council within 15 days of the date of the determination.
BC5 This `project is conditionally approved as set forth on the epp|iooUOD and project drawings
at@rDpeU received by the City on October 5, 2016. consisting of six sheets including an
existing site plan, existing floor plan, proposed floor plan, exterior elevations, parking p|8D.
approved valet & parking plan, all designated 8S approved by the Planning Commission OD
2O.2U18' and shall not b8 altered vVithOuLexpress authOriz8dOOby the Planning &
E�ui|dingDRp8rtDlgOL �-
GCA The hd|ovvng QODdbk}OG Sh8]| be CO[Op|8ted and/or fulfilled to the G8USf8CtiOn Of the
Engineering Services Division:
1. The applicant shall be responsible for the payment 0f any and all applicable impact
f88S resulting from the change in use to 8 restaurant space including but not limited
to Traffic Mitigation Fees and Sewer Capacity Fees. The fees shall be assessed and
paid as part of the building permit for tenant iDlpnov8[D8OiS.
2. All existing and proposed trash enclosures shall be fitted to comply with Storm Water
Best M8O8g8DleDt P[8CtiC8 [eqUio8DleOtS. The trash 8OClOSur8G Sh8]| have an
|Dlp8[ViOuS, nOD-COOObuShb|e n3Uf that will not 8U0vV [8iD to enter the 8nC|OSUF8. The
8DC|OSu[8 Gh8U be |OCk8b|8 and |OCk8d when not in use. A wide b8[On Gh8|| be
installed 81 all openings to hold in any liquids that escape from the dunlpSL8[and to
prevent any flow Of Sk}rnO water through the trash 8OC|OSur8 8[g8. The bO[nn can be
designed wide and flat to allow rolling 0f the dumpG[8riD and out. The enclosure bB
self-contained and may drain into the public sanitary G9vVe[ Sy8t8Dl if feasible. This
Sh8|| be permitted with the tBD8Dt inOprOVRO0eDt8 p|8DS or as 8 separate building
permit, but shall be installed prior to final building occupancy to the satisfaction of the
Engineering Department.
SCB The following Planning Department conditions shall be completed and/or fulfilled to the
satisfaction of the Planning and Building Department:
1. The restaurant at all times shall comply with Chapter 9.32 (Noise Abatement and
Control) and Chapter 30.40 (Performance Standards) of the Encinitas Municipal
Code, as it relates to noise thresholds as measured at the property line.
2. The requirements and restrictions of an ABC license shall be in addition to this
approval for a Minor Use Permit.
3. All requirements of the Alcohol Beverage Control (ABC) shall be complied with,
including that all areas licensed for the sale of alcohol shall meet the criteria of the
ABC.
4. The serving of alcohol shall be limited to the interior dining area of restaurant in
accordance with the floor plan dated October 5, 2015. No consumption or service of
alcohol will take place in the public right -of -way in accordance with Section 9.28.010
(Prohibited Possession of Opened Container, Public Property). No consumption or
service may occur on the property exterior.
5. All alcoholic beverage service and consumption shall take place between Sunday
through Thursday 8 a.m. to 10 p.m., Friday 8 a.m. to 12 a.m. and Saturday 9 a.m. to
12 a.m.. No alcohol shall be served outside these established times.
6. At all times when alcoholic beverages are sold, served, or consumed, food services
with a full menu shall be available to patrons upon request.
7. Any modifications to the alcohol service areas and hours of operations as approved
herein and depicted on the project plans and described in the project description
shall be reviewed by the Planning & Building Department for compliance with
conditions of approval of this use permit and determine, whether a modification to the
use permit is necessary.
8. Live entertainment is permitted with a maximum of two musicians with only non -
amplified music. Incidental background music may be allowed within the interior
restaurant during the hours of operations.
9. No live music or other music shall be audible outside of the restaurant space that
does not comply with the Municipal Code noise regulations.
10. There shall be no dancing on the premises at any time.
11. Any future use of amusement devices (including video game machines or similar
devices which are controlled, allowed or made possible by depositing or placing a
coin, plate, disk, slug or key into a slot, crevice or other opening or by paying a fee
for use as a game, contest or amusement of any description, the use or possession
of which is not prohibited by any law of the State of California) shall be subject to
Section 6.08.020 of the Encinitas Municipal Code as amended from time -to -time and
may require separate approval.
12. The operation as approved herein shall not be CODV8[texd to any other use including
but not limited tO8bar, dance floor, band StBO8/St8tiOO' Disc Jockey station, etc.,
unless 8 modification tO the use permit iS approved iO the satisfaction Of the Planning
& Building D8p8rtDl8OL This use permit iG for alcohol S8|8S as an 8CCHSSOry use to
the principal restaurant use. Failure tU operate alcohol sales 8S8D accessory use tO
the principal use may [8SUb in [8COnSid8r8tiOD of this use p8[OliL
13.TOthe satisfaction of the Ph]DDiDg & Building Department, all project lighting Sh8|| not
impact any adjacent p[Op8rU8G. All eXiOhO[ lighting Sh8U be directed dOVvDvv8rd. be
contained OD Sb8, and be shielded such that the light source is not visible to prevent
glare to adjacent properties or streets.
14. NO signage is proposed with this application. All future signage will be reviewed for
consistency with Chapter 30.60 (Signs) and may require a permit amendment. The
applicant shall contact the Planning and Building Department prior to undertaking any
such modification.
15. Operable windows shall be closed at 10 p.m.
SCC Prior to the iSSUeODe of the Building Permit, the applicant shall Subrnb p|8DS with all
materials for the approval of the LeuC8dk]VV8Stevvoter District.
CONTACT THE PLANNING AND BUILDING DEPARTMENT REGARDING COMPLIANCE
WITH THE FOLLOWING CONDITIOUS:
G2 This approval may be appealed to the City Council within 15 calendar days from the date of
this approval in accordance with Chapter 1.12Of the Municipal Code.
G4 Prior to grading/building permit imoumnoa. the owner shall cause a covenant regarding
real property 0]barecorded. Said covenant shall set forth the terms and conditions Ofthis
grant Of 8pprOV8| and shall be of 8fOrD and COOtBOt satisfactory to the P|3DDiDg and
Building Director. The OVvDe[/S\ agree, in acceptance of the CODdidOOS of this 8ppFOV8|, to
vveivR any C|8iDlS Of liability 8Q8iOSt the City and agrees to iOd9OlOifV, hold h8[0>eSS and
defend the City and City's employees relative tO the action tO approve the project.
G5 Approval of this request shall Not waive CO0pli8DC8 with any sections of the K4UOiCiDal
Code and all other 8pp|iC8b|B City regulations in 8ffgCt at the time Of Building Permit
issuance unless specifically waived herein.
G0 Permits from other agencies will be required as kd|ovva: State Alcoholic Beverage
Control (ABC)
G11 All [oOfDlOUOt9d 8qUipDlSrt and 8ppUrt8D8OCGS. including 8}r CDOdhi0l8[S and dl8i[
8SSOC8t8d vents, DOOdUitS and other Ol8Ch8Dicd and g}eCt[iC8| SqUipOl8Dt. Sh8U be
@[Chit8CtUx8||y integrated, and 8h8|| be shielded from VigVV and SOUDd bUff8F8d to the
satisfaction of the Planning and Building Department. Note: All rooftop equipment shall
be assumed visible unless demonstrated otherwise to the satisfaction of the
Planning and Building Department, and adequate structural support shall be
incorporated into building design. Rooftop vent pipes shall ba combined below the roof,
and Gh3} UU|iz8 dgCO[8tiv8 C8pS VVh8[8 visible from any point. G[OUOd-DlOUOt8d
nl8Ch8Dicd and 8|8Cthcd equipment shall also be screened through use Of8wall, feOC8'
|8DdSC8pinQ. b8rrD' or combination thereof U]the S8tiof8CdOO of the P|3ODiOg and Building
Department. All exterior accessory structures shall b8 designed tOb8 compatible with the
primary building's exterior to the G81iGf8[tiOO of the P|8ODiDg and Building U8p8rtD88DL
G12 Prior to any use of the project site pursuant to this permit all conditions of approval
COOt8Ded herein Sh8]| be oODlp|8ted or secured to the SabSfSCtOD of the Planning and
Building Department.
G13 The applicant shall pay development hees at the established rate. Such fees may include,
but not be limited to: Permit and Ph]O Checking Fees, Water and Sewer Service F88S,
SChO0| Fees, Traffic Mitigation Fe8S, Flood Control Mitigation F88S' Park Mitigation F8OS,
and Fire K8idg81iUO/CUGt Recovery Fees. Arrangements to pay these fees GhR|| be rn8dR
prior to building permit issuance to the satisfaction Of the P|8ODiOg and Building and
Engineering GSn/iC8S Departments. The applicant is advised LO contact the Planning and
Building Department regarding Park Mitigation Fees, the Engineering Services Department
regarding Flood Control and Traffic Fees, applicable School District(s) regarding SCh0O|
Fees, the Fire Department regarding Fire Mitigation/Cost Recovery Fees, and the
8pp|iC8b|8 Utility Departments or Districts regarding Water and/or 88vv8F Fees.
G20 Decorative use of neon or LED tubing or banding, such as tubing around windows or doors
or banding around the building 8xtehOr. Sh8U not be 8]|OVV8d UO|8SS approved through
=—
subsequent design review permit modification(s). Temporary window signs are limited to
25%Of window area in accordance with Section 3O.0O.O80/N\Of the Municipal Code.
G21 All utility connections shall be designed to coordinate with the 8rChit8CiUGl| e|8DleOt8 of the
site Q0 as not to be exposed except where noo3SS8n/. Locations of pad mounted
t[@DSfo[nn8[S, meter bOn8S' and other utility related i[8rn8 Gh8|) be iDC|Ud8d in the site p|8O
SUUnlitt8d with the building permit opp|iC8dOD with an appropriate screening treatment.
T[8DSf0[Olg[S, t8[[niD8| boxes, Dl8tBr C8bin8t8, pedestals, ducts and other facilities may be
placed above ground provided they are screened with landscaping.
USE PERMITS
U1 /# all times during the effective period of this pGDnb, the n2SpODSib|8 party shall obtain
and Dl8iDt8iD in valid force and effect, each and every license and permit [8qUi[8d by
governmental agency for the operation of the authorized activity.
U2 In the event that any of the CODditiOOS of this permit are not satisfied, the P|8OOiDg and
Building [}8p8rtDl8[t Sh8U C8UG8 8 noticed hearing to be set before the authorized
agency to determine whether the City of Encinitas should revoke this permit.
U3 Upon 8ShOVVDg of compelling public necessity demonstrated at noticed hearing, the
QLV Of EDCiOitas, acting Ul[OUgh the 8UthOhZ8d 8g8OCy, may 8dd, 808Dd. or delete
conditions and regulations contained in this permit.
U4 Nothing in this p8nnd Sh8| R}|ieV8 the applicant from CODlpkiDg with CODddkJDG and
regulations generally imposed upon activities similar iDnature to the activity 8UthOhZ8d
by this permit.
U5 Nothing in this permit shall authorize the applicant to intensify the authorized activity
beyond that which is specifically described in this permit.
U6 The hours of operation are not limited, but shall be reviewed and may be limited by the
Planning Commission should substantiated complaints arise pertaining to the hours of
operation
U7 Any future modifications to the approved project will be reviewed relative to the findings
for substantial conformance with a use permit contained in Section 30.74.105 of the
Municipal Code. Modifications beyond the scope described therein will require submittal
of an amendment to the use permit and approval by the authorized agency.
USE PERMITS FOR ON -SALE ALCOHOL
UA1 The use shall operate within the scale, scope and limitations as described in the
approved project description.
UA2 Upon receipt of any substantial complaint(s) regarding the operation of the business
which is the subject of this permit, the City may, upon proper notification of the owner
and /or applicant and acting through the authorized agency, conduct a hearing to
determine if the conditions of approval need to be modified or whether the permit should
be revoked.
UA3 No sales of alcoholic beverages for consumption off - premises are authorized through
this permit.
UA5 The quarterly gross sales of alcoholic beverages shall not exceed 50% of the quarterly
gross sales of all food products during the same period.
UA6 Business shall be conducted in a manner that will not violate any provisions of the
California Alcoholic Beverage Control Act, providing against the sale of alcohol to
minors; maintaining the public health, morals, convenience, and safety; and taking
reasonable steps to correct any objectionable conditions on the premises and
immediately adjacent to the premises.
UA7 This permit is strictly limited to allow only the occupant load for the premises as
approved by the City of Encinitas Fire Department. Any improvements that will result in
an increase in current occupancy load shall require a modification to the use permit.
Occupant loads approved by the City of Encinitas Fire Department shall be posted at all
times.
UA8 Upon a change to the business model as represented in the project description, the use
permit shall be reviewed by the Planning and Building Director for compliance with
conditions of approval or to determine whether a modification to the use permit is
necessary.
UA9 The applicant is responsible at all times for verifying the legal age of patrons, monitoring
the behavior of patrons, and taking appropriate actions to deter conduct that may
threaten the health, safety or welfare of patrons or property.
UA10 The applicant Sh8| 8DSUr8 that DO D8trOD exhibiting ObSenv8b|S signs Or b8h8VOnS
COOGiSi8Dt with iDtOXC8tOD is furnished with 8lCUhO| and that b8[ pO|iCi8S shall reserve
the right Of the establishment tO deny alcohol service tO any patron.
UA11 NO individual under 21 y88[S Of 8g8, O[ without proper identification, Sh8U be served or
sold alcohol.
UA12 The site shall b8 maintained iD8neat and orderly manner at all times.
UA13 No sales of alcoholic beverages for consumption off-premises is authorized through this
p8[rn|L
UA14 This use permit iOC|Ud8S approval of vvin8' beer and distilled spirit S8|BS for on-site
C0OSUDlpbOO only.
UA15 The applicant shall be responsible for Dl8D3giDg outdoor CFOVvds and queuing 83 8 [8SuK
Of this USB (ensuring that an orderly |iD8 Of patrons avv8idOg entry dO8S not block public
access on' or use Of, the sidewalk or street).
DESIGN REVIEW
[}R1 Any future modifications tO the approved project YiUb8[8V8vvedrR}8bV8toUl8fiOdingofor
substantial conformance with a design review permit contained in Section 23.08.140 of the
Municipal Code. Modifications beyond the scope described therein may require 'Subrnitt8|
of an amendment to the design review permit and approval by the authorized agency.
F1 FIRE CONDITIONS:
CONTACT THE ENCUN[TAS FIRE DEPARTMENT REGARDING COMPLIANCE WITH THE
FOLLOWING CONDITIONS:
F10 OBSTRUCTION OF ROADWAYS DURING CONSTRUCTION: All roadways shall beo
DliOi[DUDl Of24feet in width during COOst[USUOD and maintained free and C|e8[, including
the parking Of v8hio|aS' in 8CCOnd8OC8 with the California Fire {|Od8 and the Encinitas
Fire Department.
F13 ADDRESS NUMBERS: STREET NUMBERS: Approved numbers and/or addresses
Sh8U be placed OD all new and existing buildings and at appropriate additional |OCatiODS
as to be plainly visible and legible from the Gt[8Bt or roadway fronting the property from
either direction Of approach. Said OUDlb8nS Sh8U contrast with their background, and
Sh8U Dl6gt the fOUOVViDg DliDiDlUDl St8Dd8ndS as to size: 4 iOCh8S high with 8 1/2- inch
StnOk8 width for r8Sid8Dd8| buildings, 8 inches high with 8 }b'iOch StnJk8 for COOnnn8[Ci8|
and nlU|d-f8nli|y [RSideDh8| buildings, 12 iOCh8S high with 8 1-inch stroke for industrial
buildings. Additional DUDlb8[G Sh8U be required where deemed necessary bythe Fire
M8rSh8|, such as [88r 8CCeSS dOO[S, building cO[De[S, and 8Otr8DC8S to COOlDle[Ci@l
centers.
F18 CLASS °A" ROOF: All structures Gh8]| be provided with o C|oaa "A" Roof covering to
the satisfaction of the Encinitas Fire Department.
B1 BUILDING CONDITION:
CONTACT THE ENCINITAS BUILDING DIVISION REGARDING COMPLIANCE WITH THE
FOLLOWING CONDITION:
B2 The applicant shall submit a complete set of construction plans to the Building Division for
plancheck processing. The submittal shall include a Soils /Geotechnical Report, structural
calculations, and State Energy compliance documentation (Title 24). Construction plans
shall include a site plan, a foundation plan, floor and roof framing plans, floor plan(s),
section details, exterior elevations, and materials specifications. Submitted plans must
show compliance with the latest adopted editions of the California Building Code (The
Uniform Building Code with California Amendments, the California Mechanical, Electrical
and Plumbing Codes). Commercial and Multi- residential construction must also contain
details and notes to show compliance with State disabled accessibility mandates. These
comments are preliminary only. A comprehensive plancheck will be completed prior to
permit issuance and additional technical code requirements may be identified and changes
to the originally submitted plans may be required.
1 4i• lei 1011 *4 1fl1[exele7►I III ti[S7if4
CONTACT THE ENGINEERING SERVICES DEPARTMENT REGARDING COMPLIANCE WITH
THE FOLLOWING CONDITION(S):
E2 All City Codes, regulations, and policies in effect at the time of building /grading permit
issuance shall apply.
E3 All drawings submitted for Engineering permits are required to reference the NAVD 88
datum; the NGVD 29 datum will not be accepted.