Agenda packet — Imperial Beach City Council, September 3, 2025 (part 2 of 2)

Resolution No. 2025-045

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13. The proposed use does not adversely affect the General Plan or the Local Coastal Plan.

The proposed use does not adversely affect the General Plan/Local Coastal Plan because the site is designated as C/MU-2 (Seacoast Commercial & Mixed Use) Zone, providing for the development of businesses to meet the local demand for commercial goods and services, including retail/restaurant uses. The project site is located in an appealable coastal zone and complies with the land use designation of the General Plan/Local Coastal Plan.

14. The proposed use is compatible with other existing and proposed uses in the neighborhood.

The site is bordered by commercially zoned properties to the north and south.

Residences are located to the east and west. The mixed-use building, inclusive of a coffee shop and catering kitchen, is compatible with other existing and proposed uses in the neighborhood because it complies with the development standards and zoning designation and would provide products and services that would serve the community.

15. The location, site layout and design of the proposed use orients the proposed structures to streets, driveways, sunlight, wind and other adjacent structures and uses in a harmonious manner.

The proposed mixed-use building, which includes a coffee shop and catering kitchen, is designed to provide convenient access within the commercial site while remaining compatible with surrounding buildings and neighborhood uses. The development faces the eastern and western property lines, with Silver Strand Boulevard (50 feet wide) and Third Street (40 feet wide) serving as buffers that separate nearby residential areas from the new commercial use.

16. The combination and relationship of one proposed use to another on the site is properly integrated.

The proposed project would be properly integrated within a compatible commercial center. The design style and the choice of building materials properly integrate the twostory commercial mixed-use building within the commercial site.

17. Access to and parking for the proposed use does not create any undue traffic problem.

Vehicular access to the site would be provided from Third Street for the catering kitchen and from Silver Strand Boulevard for the coffee shop.

The project will meet the parking requirements in Imperial Beach Municipal Code (IBMC) Section 19.48.035. Under this section, commercial uses in the C/MU-2 zone require one parking space per 1,000 square feet of gross floor area (GFA). For the proposed 4,552 SF of commercial space, this results in five (5) required parking spaces. However, the IBMC allows a 25% reduction in required parking for vertical mixed-use projects with a CUP. Applying this reduction, the project’s requirement is reduced from 5 spaces to 4 spaces.

18. All other applicable provisions of the Zoning Code are complied with.

The project is consistent with the General Plan and the Zoning development standards for the site.

19. Any other considerations as the Community Development Department deem necessary to preserve the health, safety and convenience of the City in general.

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Resolution No. 2025-045

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Standard and applicable conditions of approval have been included with the Resolution to further ensure that the health, safety, welfare, and convenience of the City in general is preserved.

20. Public Notice requirements, pursuant to Zoning Ordinance Section 19.81.050, have been satisfied.

The project description and the date of the City Council public hearing were sent to property owners within 300 feet and occupants within 100 feet of the subject site on August 5, 2025, and a public hearing notice was published in the Imperial Beach Eagle & Times newspaper on August 7, 2025.

21. All requirements of the California Environmental Quality Act (CEQA) have been fulfilled.

This project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Article 19 Sections 15332 (In-Fill Development Projects). The City has prepared a Categorical Exemption per the CEQA requirements for this project and the Notice of Exemption will be filed with the County Clerk in compliance with CEQA. Therefore, all requirements of CEQA have been fulfilled.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Imperial Beach that the above-listed findings and recitals are true and correct and are incorporated by reference; and
BE IT FURTHER RESOLVED by the City Council of the City of Imperial Beach that Conditional Use Permit (CUP-25-0003), Site Plan Review (SPR-23-0008), Design Review Case (DRC-23- 0008), and Regular Coastal Permit (CP-23-0001) and categorical exemption pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15332 Class 32 (In-Fill Development Projects) proposing a new two-story addition to an existing one-story catering kitchen and coffee shop at 667 Silver Strand Boulevard (APN 625-024-12-00) in the C/MU-2 (Seacoast Commercial & Mixed Use) Zone are hereby approved subject to the following:

CONDITIONS OF APPROVAL:

1. Approval of Conditional Use Permit (CUP-25-0003), Site Plan Review (SPR-23-0008), Design Review Case (DRC-23-0008), and Regular Coastal Permit (CP-23-0001) and categorical exemption pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15332 Class 32 (In-Fill Development Projects) proposing a new twostory addition to an existing one-story catering kitchen and coffee shop at 667 Silver Strand Boulevard (APN 625-024-12-00) in the C/MU-2 (Seacoast Commercial & Mixed Use) Zone is valid for one year from the effective date following final action by the City Council (10 working days following final action) and shall expire at the end of business on September 18, 2026, unless vested with substantial construction or use of the property in reliance on an approved building permit. Approvals of the Conditional Use Permit (CUP-25-0003), Site Plan Review (SPR-23-0008), Design Review Case (DRC-23-0008), and Regular Coastal Permit (CP-23-0001) and categorical exemption pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15332 Class 32 (In-Fill Development Projects) shall run coterminous.

2. The site shall be developed in substantial compliance with the plans dated August 25, 2025, on file at the Community Development Department, or as otherwise amended and approved, and the conditions contained herein.

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Resolution No. 2025-045

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3. The owner or owner’s designee is required to obtain all required permits and project approvals as required by any Municipal Codes, Building Codes, Fire Codes, Model Codes, State Codes and City Ordinances adopted by the City of Imperial Beach to the satisfaction of the City.

4. Noise shall not have a negative effect on the existing neighborhood. If the property receives any noise complaints, the property owner or property owner’s designee shall investigate said complaint and mitigate any issues to meet Imperial Beach Municipal Code noise requirements (Imperial Beach Municipal Code 9.32 – Noise) to the satisfaction of the City.

5. The project is required to provide any and all ADA spaces that are required by California Building Code.

6. Lighting shall not have a negative effect on the existing neighborhood. All lighting shall be situated and adjusted to shine only on the subject property. If the property receives complaints related to lighting, the property owner or property owner’s designee shall investigate said complaint and mitigate any issues (adjustment, shades, removal of light, etc.) to the satisfaction of the City.

7. The refuse and recycling container space must meet the requirements per IBMC Section

19.74.090.

8. The building height must be measured per IBMC Section 19.04.400.

9. Traffic circulation for the site shall not negatively impact the public right of way and/or traffic patterns. If the circulation causes any negative impacts to the public right of way and/or traffic patterns, the owner or owner’s designee must investigate and mitigate impacts to the satisfaction of the City. As determined by the City, traffic control measures may need to be implemented and adjustment to ingress and egress to the site may be required.

10. This project is subject to all Municipal Codes, Model Codes, State Codes and City Ordinances adopted by the City of Imperial Beach.

11. All stormwater requirements must comply with the most recent Municipal Storm Water Permit.

12. All landscaping must comply with the State’s model water efficient landscape ordinance; the landscape architect must indicate on the plans that these requirements shall be met.

13. Landscaping shall be installed prior to final inspection.

14. For any landscaped areas that reasonably require daily watering, a permanent irrigation system shall be installed and permanently maintained to serve those landscaped areas.

All landscaped and bio-filtration areas, including those in the public right-of-way, shall be permanently maintained by the owner in a healthy condition, free from weeds, trash, and debris. The Developer shall comply with all State requirements for the Model Water Efficient Landscape Ordinance. For any areas which are xeriscaped, drought tolerant, or otherwise require watering of limited frequency, no irrigation system needs to be installed or maintained, but applicant must ensure that such landscaping receives the

15. All ground cover and low plant material should be a minimum of 1 gallon, foundation and mid-ground planting should be a minimum of 5-gallon, taller hedges and screening shrubs should be a minimum of 15 gallon, and proposed trees should be no less than a 24” box.

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Resolution No. 2025-045

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16. All building/structural materials shall be kept in a sound and clean condition, subject to reasonable wear and tear and weathering.

17. The applicant should provide materials with a manufacturer longevity guarantee and all materials should be adequately maintained. The materials must be shown on the building permit plans.

18. Obtain all required building permits (Building, Plumbing, Mechanical, Electrical, Grading etc.) for this project. All construction shall comply with the adopted 2022 California Building Standards Codes, Building, Electrical, Mechanical, Plumbing, Energy, Fire, Green Building, Historic Building, Existing Building, as amended by City Ordinance 2022-1219 and other applicable Municipal Codes in effect at the time of plan submittal for building permits.

19. Per section 110.3.10.1 of the California Building Code as amended by Chapter 15.06 of the Imperial Beach Municipal Code, prior to the first foundation inspection for any new building or addition to an existing building within one (1) foot of the required setbacks or building height limitations established by Title 19, Zoning of the Imperial Beach Municipal Code, a written statement or certificate prepared and signed by a registered civil engineer licensed to practice land surveying or a licensed land surveyor shall be submitted to the Building Official stating that under penalty of perjury that the rough grade elevations and location of the building are in substantial conformance with the plans approved by the City of Imperial Beach.

20. All projects greater than or equal to twenty-five thousand dollars ($25,000), or which involve the construction and/or demolition of two-hundred-fifty (250) square feet or more of floor space shall comply with Imperial Beach Municipal Code Chapter 8.38. A completed Waste Management Plan shall be submitted with the building permit application.

21. Plans deviating from conventional wood frame construction shall have the structural portions signed and sealed by the California state licensed engineer or architect responsible for their preparation, along with structural calculations. (California Business and Professions Code).

22. No work for which a building permit is required shall be performed within the hours of 7:00 P.M. - 7:00 A.M. Monday - Friday, nor prior to 8:00 A.M. or after 5:00 P.M. on Saturday nor anytime on Sundays. A sign shall be posted at a conspicuous location near the main entry to the site, prominently displaying these hour restrictions.

23. Restrooms on the second floor must meet the requirements of Chapter 11B. of the CBC.

24. Buildings less than 10 feet from the property line must meet the Fire Resistive Requirements of the CBC.

25. The food preparation area on the first floor would need protection from the plumbing waste on the second floor.

26. No building roof or landscape water drains may be piped to the street or onto impervious surfaces that lead to the street. A design that has these water discharges directly into the storm drain conveyance system (onto an impervious surface that flows to the street) is in violation of the Municipal Storm Water Permit - Order R9-2013-0001.

27. The owner of private property adjoining the public right-of-way shall be responsible to plant, install, and maintain landscaping in the area between the curb and the private property line for the entire frontage of the property. Such maintenance shall include

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Resolution No. 2025-045

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watering, mowing, edging, clearing of weeds, but excludes routine maintenance of Cityowned trees. The installation of a landscape-watering system to service the area between the curb and private property line is required per Municipal Code 19.50.040.F.

28. Along the public right-of-way, the applicant shall eliminate any existing tripping hazard caused by the condition of the existing public sidewalk along the property frontage. The remedial work required herein shall be performed to the satisfaction of the Public Works Director.

29. Any disposal/transportation of solid/construction waste in roll off containers must be contracted through EDCO Disposal Corporation unless the hauling capability exists integral to the prime contractor performing the work.

30. Property owner must institute “Best Management Practices” to prevent contamination of storm drains, ground water and receiving waters during both construction and post construction. The property owner or applicant BMP practices shall include but are not limited to:
a. Contain all construction water used in conjunction with the construction.

Contained construction water is to be properly disposed in accordance with Federal, State, and City statutes, regulations and ordinances. b. All recyclable construction waste must be properly recycled and not disposed in the landfill.
c. Water used on site must be prevented from entering the storm drain conveyance system (i.e. streets, gutters, alley, storm drain ditches, storm drain pipes). d. All wastewater resulting from cleaning construction tools and equipment must be contained on site and properly disposed in accordance with Federal, State, and City statutes, regulations, and ordinances.
e. Erosion control - All sediment on the construction site must be contained on the construction site and not permitted to enter the storm drain conveyance system.

Applicant is to cover disturbed and exposed soil areas of the project with plastic– like material (or equivalent product) to prevent sediment removal into the storm drain system. See CASQA’s (California Stormwater Quality Association) Construction Best Management Practices Handbook for other alternative erosion and sediment control BMPs.

31. Two days prior to any excavation, “Dig-Alert” (800) 227-2600 shall be notified to locate all known underground utilities.

32. Applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including attorney’s fees and costs incurred by the City and any claim for private attorney general fees and costs claimed by or awarded to any party against the City or its agents officers or employees against the City or its agents, officers, or employees, relating to the approval of the project (USE-23-0045) including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval and any environmental document or decision including the Conditional Use Permit (CUP-25- 0003), Site Plan Review (SPR-23-0008), Design Review Case (DRC-23-0008), and Regular Coastal Permit (CP-23-0001) and categorical exemption pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15332 Class 32 (In-Fill Development Projects), including any claims for violation of the Public Records Act or discovery law arising from and with respect to litigation involving these approvals

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Resolution No. 2025-045

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(collectively “Development Approvals”). The City will promptly notify applicant of any claim, action or proceeding concerning the Development Approvals. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification. In the event of such election, applicant shall pay all the costs related thereto, including without limitation reasonable attorney’s fees and costs. In the event of such election applicant shall pay all the costs related thereto including without limitation attorney’s fees and costs incurred by the City. In the event of a disagreement between the City and applicant regarding litigation issues, the City shall have the authority to control the litigation and make litigation related decisions, including, but not limited to, settlement or other disposition of the matter. However, the applicant shall not be required to pay or perform any settlement unless such settlement is first approved by applicant.

33. The Developer or Developer’s representative shall read, understand, and accept the conditions listed herein and shall, within 30 days, return a signed statement to the Community Development Department accepting said conditions.

34. The Developer shall pay off any deficits in his project account (USE-23-0045) prior to building permit issuance and prior to final inspection.

Appeal Process under the California Code of Civil Procedure (CCP): The time within which judicial review of a City Council decision must be sought is governed by Section 1094.6 of the CCP. A right to appeal a City Council decision is governed by CCP Section 1094.5 and Chapter

1.18 of the Imperial Beach Municipal Code.

PROTEST PROVISION: The 90-day period in which any party may file a protest, pursuant to Government Code Section 66020, of the fees, dedications or exactions imposed on this development project begins on the date of the final decision.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Imperial Beach as follows:

1. That the foregoing recitals are true and correct.

2. That the Conditional Use Permit (CUP-25-0003), Site Plan Review (SPR-23- 0008), Design Review Case (DRC-23-0008), and Regular Coastal Permit (CP23-0001) and categorical exemption pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15332 Class 32 (In-Fill Development Projects) is approved for the proposed new two-story addition to an existing onestory catering kitchen and coffee shop at 667 Silver Strand Boulevard (APN 625- 024-12-00) in the C/MU-2 (Seacoast Commercial & Mixed Use) Zone contingent upon the Developer’s compliance with the conditions set forth in this Resolution.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Imperial Beach at its meeting held on the 3
rd day of September 2025, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

MITCH MCKAY, MAYOR

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Resolution No. 2025-045

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ATTEST:

JACQUELINE M. KELLY, MMC

CITY CLERK

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ARCH5 DESIGN STUDIO 2825 DEWEY ROAD BLDG 202, UNIT 207
SAN DIEGO, CA 92106
TEL: (619) 546-9670 CONTACT: RACHELLE DOMINGO-ROGERS DESIGNER BUILDING OWNER & TENANT EL TAPATIO CATERING GENERAL CONTRACTOR EL TAPATIO 667 SILVER STRAND BLVD. IMPERIAL BEACH, CA 92932 OFFICE: (619) 423-2440 CONTACT: CAROLINA RAMIREZ TBD ALL WORK AND MATERIALS SHALL BE IN ACCORDANCE WITH APPLICABLE REQUIREMENTS OF THE LOCAL FIRE MARSHALL, THE CITY OF IMPERIAL BEACH BUILDING OFFICIALS AND UTILITY COMPANIES FURNISHING SERVICES. NOTHING IN THE PLANS OR SPECIFICATIONS SHALL BE CONSTRUCTED AS PERMITTING WORK THAT IS NOT IN CONFORMANCE WITH APPLICABLE CODES OR REGULATIONS. CODES GOVERNING THIS WORK INCLUDE, BUT ARE NOT LIMITED TO THE FOLLOWING: THESE PLANS AND ALL NEW WORK SHALL COMPLY WITH THE CALIFORNIA BUILDING STANDARDS CODE FOUND IN THE STATE OF CALIFORNIA - TITLE 24 CCR AS AMENDED AND ADOPTED BY THE CITY OF IMPERIAL BEACH. REQUIREMENTS OF CODES AND REGULATIONS SHALL BE CONSIDERED AS MINIMUM. WHERE CONTRACT DOCUMENTS EXCEED W/O VIOLATING CODE AND REGULATION REQUIREMENTS, CONTRACT DOCUMENTS SHALL TAKE PRECEDENCE. WHERE CODES CONFLICT, THE MORE STRINGENT SHALL APPLY. · THE 2022 CALIFORNIA BUILDING (CBC) IS BASED ON THE 2021 IBC, BUT INCLUDES NUMEROUS STATE OF CALIFORNIA AMENDMENTS. · THE 2022 CALIFORNIA ELECTRICAL CODE (CEC) IS BASED ON THE 2020 NEC, WITH STATE OF CALIFORNIA AMENDMENTS. · THE 2022 CALIFORNIA MECHANICAL CODE (CMC) IS BASED ON THE 2021 UMC, WITH STATE OF CALIFORNIA AMENDMENTS. · THE 2022 CALIFORNIA PLUMBING CODE (CPC) IS BASED ON THE 2021 UPC, WITH STATE OF CALIFORNIA AMENDMENTS. · THE 2022 CALIFORNIA ENERGY CODE. · THE 2022 CALIFORNIA GREEN BUILDING CODE. · THE 2022 CALIFORNIA FIRE CODE. · THE 2022 CALIFORNIA AMENDMENTS AMERICANS WITH DISABILITIES ACT (CALIFORNIA BUILDING CODE - CHAPTER 11B) 667 SILVER STRAND BLVD., IMPERIAL BEACH, CA 91932 EXISTING BUILDING: PROPOSED PROJECT PROPOSED 2-STORY ADDITION TO EXISTING 1-STORY CATERING KITCHEN AND COFFEE SHOP: · ENLARGE EXISTING CATERING KITCHEN ON GROUND FLOOR - 1,550 S.F. · NEW OFFICES ON NEW SECOND FLOOR TO SERVE CATERING KITCHEN - 1,797 S.F. · NEW EXTERIOR STAIRWAY AND DECK - 163 S.F. 667 SILVER STRAND BLVD. IMPERIAL BEACH, CA 91932 APN#: LEGAL DESCRIPTION: PROJECT ADDRESS: 625-024-12-00 LOT 18, MAP 1902 ZONING: CMU-2 ZONE T0.0 TITLE SHEET ARCHITECTURAL A0.0 TOPOGRAPHIC SURVEY (FOR REFERENCE ONLY) A0.1 SITE PLAN A1.0 EXISTING FLOOR PLAN A1.1 PROPOSED FLOOR PLANS A1.2 PROPOSED ROOF PLAN A4.0 PROPOSED EXTERIOR ELEVATIONS A4.1 BUILDING SECTIONS A4.2 RENDERINGS - DAY VIEWS A4.3 RENDERINGS - NIGHT VIEWS A4.4 EXTERIOR MATERIAL BOARD GENERAL T0.0 TITLE SHEET T1.1 GENERAL NOTES Any reproduction of these drawings is prohibited without written consent of Arch5 Design Studio. All dimensions and conditions on job site shall be verified prior to beginning of construction and shall immediately report any and all discrepancies to Designer.

PACIFIC OCEAN
SEACOAST DR.
3RD ST.
9TH ST.
13TH ST.

SATURN BLVD. VICINITY MAP NOT TO SCALE LANDSCAPE LOGIC 4455 MORENA BLVD. #110 SAN DIEGO, CA 92109 TEL: (619) 446-6482 CONTACT: TONY VITALE LANDSCAPE DESIGNER LANDSCAPE L-1 PROPOSED LANDSCAPE PLAN L-2 PROPOSED IRRIGATION PLAN L-3 LANDSCAPE DETAILS L-4 PROPOSED LIGHTING PLAN PROJECT DATA INDEX OF DRAWINGS SITE MAP SCOPE OF WORK 1 A A.B. ANCHOR BOLT A.C. ASPHALT CONCRETE A/C AIR CONDITIONING ACOUS. ACOUSTIC(AL) A.A. AREA DRAIN ADJ. ADJACENT A.F.F. ABOVE FINISH FLOOR ALUM. ALUMINIUM ANOD. ANODIZED A.P. ACCESS PANEL AUTO. AUTOMATIC ARCH. ARCHITECTURAL BD. BOARD BIT. BITUMINOUS BLDG. BUILDING BLK(G). BLOCKING B.N. BOUNDARY NAIL B.O. BOTTOM OF BOT(T). BOTTOM B.S. BOTH SIDES BTW. BETWEEN CAB. CABINET C.B. CATCH BASIN CEM. CEMENT C.F. CUBIC FEET C'FLASH COUNTER FLASHING C.I. CAST IRON C.J. CONTROL JOINT CLG. CEILING CLOS. CLOSET CLR. CLEAR C.O. CLEAN OUT C.O.C. CENTERLINE OF COLUMN COL. COLUMN CONC. CONCRETE COND. CONDITION CONT. CONTINUOUS CONTR. CONTRACTOR CONST. ONSTRUCTION CORR. CORRIDOR C.S. COUNTERSINK C.T. CERAMIC TILE C.Y. CUBIC YARD DEPT. DEPARTMENT DET. DETAIL D.F. DOUGLAS FIR OR DRINKING FOUNTAIN DIA. DIAMETER DIM. DIMENSION DISP. DISPENSER DN. DOWN D.S. DOWNSPOUT DWG. DRAWING EA. EACH E.A.G. EXHAUST AIR GRILLE E.J. EXPANSION JOINT ELEV. ELEVATION ELEC. ELECTRIC(AL) EMER. EMERGENCY E.N. EDGE NAIL E.P. ELECTRICAL PANEL EQ. EQUAL EQUIP. EQUIPMENT E.S. EACH SIDE E.W.C. ELECTRIC WATER COOLER (E) EXISTING EXT. EXTERIOR F.A. FIRE ALARM F.D. FLOOR DRAIN F.D.C. FIRE DEPT. CONNECTION F.E. FIRE EXTINGUISHER F.F. FACTORY FINISH OR FINISH FACE F.F.E. FINISH FLOOR ELEVATION F.H. FIRE HYDRANT FIN. FINISH FIXT. FIXTURE FLR. FLOOR FLASH FLASHING F.L. FLOW LINE FLUOR. FLUORESCENT F.O.C. FACE OF COLUMN F.O.M. FACE OF MASONRY F.O.S. FACE OF STUD FT FEET OR FOOT F.S. FLOOR SINK FTG. FOOTING FUR(R). FURRING GA. GAUGE GALV. GALVANIZED G.I. GALVANIZED IRON GYP. GYPSUM H.B. HOSE BIBB H.C. HOLLOW CORE HDBD. HARD BOARD HDR. HEADER HDW. HARDWARE HDWD. HARDWOOD H.M. HOLLOW METAL HORZ. HORIZONTAL I.D. INSIDE DIAMETER I.E. INVERT ELEVATION INSUL. INSULATION INT. INTERIOR JST. JOIST JT. JOINT KIT KITCHEN LAV. LAVATORY LB. POUND L.B. LAG BOLT LT. LIGHT (M) MODIFIED MAS. MASONRY MATL. MATERIAL MAX. MAXIMUM M.B. MACHINE BOLT MECH. MECHANICAL MEMB. MEMBRANE MET. METAL MFR. MANUFACTURER M.H. MANHOLE MIN. MINIMUM MISC. MISCELLANEOUS M.O. MASONRY OPENING M.R. MOISTURE RESISTANT MTD. MOUNTED MULL. MULLION (N) NEW N.A.P. NOT A PART N.I.C. NOT IN CONTRACT NO. NUMBER NOM. NOMINAL N.T.S. NOT TO SCALE O.C. ON CENTER O.D. OUTSIDE DIAMETER O.F.D. OVERFLOW DRAIN OFC. OFFICE OPN'G OPENING OPP. OPPOSITE PART. PARTICLE PART'N PARTITION P.L. PROPERTY LINE OR PLATE P.LAM. PLASTIC LAMINATE PLAS. PLASTER P.O.C. POINT OF CONNECTION PR. PAIR PT. POINT PLYWD. PLYWOOD P.T. PRESSURE TREATED R. RISER RAD. RADIUS R.A.G. RETURN AIR GRILLE R.D. ROOF DRAIN RDWD. REDWOOD REF. REFERENCE REFR. REFRIGERATOR REG. REGISTER REINF. REINFORCED REQ'D REQUIRED RES'L RESILIENT RM. ROOM R.O. ROUGH OPENING R.O.W. RIGHT-OF-WAY R.S. RESAWN S.A.G. SUPPLY AIR GRILLE S.A.R. SUPPLY AIR REGISTER S.C. SOLID CORE SCHED. SCHEDULE S.A. STORM DRAIN SECT. SECTION S.F. SQUARE FEET SHT. SHEET SHTG. SHEATHING SIM. SIMILAR S.M. SHEET METAL S.O.V. SHUT-OFF VALVE SP. SPACE(S) SPECS. SPECIFICATIONS SQ. SQUARE S.S. STAINLESS STEEL STL. STEEL STOR. STORAGE STRUCT. STRUCTURAL SUSP. SUSPENDED T.C.F.O. TEMPORARY CERTIFICATE OF OCCUPANCY T. TREAD T.O.C. TOP OF CURB TEL(E) TELEPHONE T.O.F. TOP OF FOOTING T&G TONGUE AND GROOVE THK. THICK T.N. TOE NAIL T.O. TOP OF T.O.P. TOP OF PARAPET T.O.S. TOP OF SHEATHING T.O.W. TOP OF WALL T.O.TR. TOP OF TRELLIS TYP. TYPICAL U.O.N. UNLESS OTHERWISE NOTED UR. URINAL VERT. VERTICAL VEST. VESTIBULE VCT. VINYL COMPOSITION TILE V.T.R. VENT THRU ROOF V.I.F. VERIFY IN FIELD W/ WITH WAIN. WAINSCOT W.C. WATER CLOSET WD. WOOD WDW. WINDOW W.H. WATER HEATER W.M. WATER METER W.P. WATERPROOF W.P.J. WEAKENED PLANE JOINT W.R. WATER RESISTANT W.W.M. WELDED WIRE MESH < ANGLE @ AT Ø DIAMETER OR ROUND CENTERLINE SECTION: SECTION IDENTIFICATION SHEET WHERE SECTION DRAWN ELEVATION: ELEVATION IDENTIFICATION SHEET WHERE ELEVATION DRAWN DETAIL: DETAIL IDENTIFICATION SHEET WHERE DETAIL DRAWN FINISHED FACE DIMENSION CENTERLINE DIMENSION FACE OF STUD, MASONRY, CONCRETE, ETC. REVISION: CLOUD AROUND CHANGE WITH DELTA REFERENCE POINT: CONTROL POINT, DATUM POINT, WORK POINT, POINT OF CONNECTION KEYNOTE DOOR NUMBER IDENTIFICATION STRUCTURAL GRID LINE: COLUMN LINE OR OUTSIDE FACE OF BUILDING MATERIAL/FINISH TYPE DESIGNATION (SHOWN ON EXTERIOR ELEVATIONS) ABBREVIATIONS GRAPHIC SYMBOLS 1 AL-1 WINDOW IDENTIFICATION ROOF PITCH (SHOWN ON EXTERIOR ELEVATIONS) CURRENT GOVERNING CODES PROJECT DIRECTORY X ADDITION Attachment 2

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Any reproduction of these drawings is prohibited without written consent of Arch5 Design Studio. All dimensions and conditions on job site shall be verified prior to beginning of construction and shall immediately report any and all discrepancies to Designer. EL TAPATIO CATERING 2825 Dewey Road, Unit 207
San Diego, CA 92106
Phone: 619.546.9672

REVISIONS DESCRIPTION DATE
Bid Issue Date:

Date:

Scale:

Project No.

Sheet Title:

TBD

AS NOTED
-
Sheet No.: 667 SILVER STRAND BLVD IMPERIAL BEACH, CA 91932 07/07/23 PC1 SUBMITTAL 06/30/25
02/18/25 PC2 SUBMITTAL 04/29/25 PC3 SUBMITTAL
ALL ROOF PENETRATIONS, FLASHINGS, VENTS, ETC. TO BE PAINTED TO MATCH WEATHERED ROOF COLOR.

2. 1. GENERAL CONTRACTOR TO COORDINATE ALL PLUMBING AND MECHANICAL VENT LOCATIONS AT ROOF. VENTS TO BE SCREENED FROM VIEW WHEREVER POSSIBLE (SEE ROOF PLAN). COMBINE PLUMBING VENTS IN ATTIC WHERE POSSIBLE.

ROOF NOTES:

GENERAL CONSTRUCTION NOTES:

COORDINATE WITH ARCHITECT TO PROVIDE BLOCKING IN WALLS WHERE ACCESSORY ITEMS ARE INSTALLED TYPICAL: GRAB BARS, TOILET PAPER DISPENSERS, ETC.

PROVIDE R-13 INSULATION AT ALL INTERIOR PLUMBING WALLS AND BATHROOM WALLS FOR SOUND INSULATION.

NOT USED.

10. 9.

8. ALL JOINTS AND PENETRATIONS IN THE BUILDING ENVELOPE SHALL BE CAULKED AND SEALED.

7. ALL EXTERIOR DOORS AND WINDOWS SHALL BE FULLY WEATHER STRIPPED; MANUFACTURED UNITS SHALL MEET ANSI AND TITLE 24 STANDARDS FOR AIR INFILTRATION.

6. 5.

4. 3.

2. DO NOT SCALE DRAWINGS. IF DIMENSIONAL DISCREPANCIES OCCUR BETWEEN

PLANS AND EXISTING CONDITIIONS, CONTACT ARCHITECT IMMEDIATELY TO RESOLVE CONFLICT PRIOR TO CONTINUATION OF WORK.

GENERAL NOTES

ALL CONSTRUCTION AND PROCEDURES SHALL CONFORM TO ALL APPLICABLE CODES AS OUTLINED ON TITLE SHEET.

1. BUILDINGS UNDERGOING CONSTRUCTION, ALTERATION OR DEMOLITION SHALL BE IN ACCORDANCE WITH CFC CH. 33.

FIRE DEPARTMENT REQUIREMENTS:

2. ADDRESS SHALL BE PROVIDED FOR ALL NEW AND EXISTING BUILDINGS IN A POSITION AS

TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY.

3. DECORATIVE MATERIALS SHALL BE MAINTAINED IN A FLAME-RETARDANT CONDITION.

4. AT LEAST ONE FIRE EXTINGUISHER WITH A MINIMUM RATING OF 2-A-10B:C SHALL BE PROVIDED WITHIN 75 FEET MAXIMUM TRAVEL DISTANCE FOR EACH 6,000 SQUARE FEET OR PORTION THEREOF ON EACH FLOOR. 2019 CFC 906.

5. PROVIDE AN APPROVED MANUAL/AUTOMATIC FIRE ALARM SYSTEM. PLANS FOR THE FIRE

ALARM SYSTEM SHALL BE SUBMITTED TO THE FIRE DEPARTMENT JURISDICTION FIRE PREVENTION BUREAU PRIOR TO INSTALLATION. 2019 CFC SECTION 901.

6. A FIRE EXTINGUISHER LISTED AND LABELED FOR CLASS K FIRES SHALL BE INSTALLED WITHIN 30 FEET OF COMMERCIAL FOOD HEAT-PROCESSING EQUIPMENT.

7. ALL VALVES CONTROLLING THE WATER SUPPLY FOR AUTOMATIC SPRINKLER SYSTEMS

AND WATER-FLOW SWITCHES ON ALL SPRINKLER SYSTEMS SHALL BE ELECTRICALLY MONITORED WHERE THE NUMBER OF SPRINKLERS IS MORE THAN 6.

8. FIRE-EXTINGUISHING SYSTEMS SHALL BE INSTALLED IN ACCORDANCE WITH CBC 904 AND COMPLY WITH CFC STANDARDS.

9. ALL FIRE ALARM SYSTEMS SHALL BE IN ACCORDANCE WITH 2019 CFC SEC 907.

ANY ROOM HAVING AN OCCUPANT LOAD OF 50 OR MORE PERSONS WHERE FIXED SEATS

ARE NOT INSTALLED, AND WHICH IS USED FOR ASSEMBLY, CLASSROOM, DINING,

DRINKING, OR SIMILAR PURPOSES, SHALL HAVE THE MAXIMUM CAPACITY OF THE ROOM

POSTED ON AN APPROVED SIGN IN A CONSPICUOUS PLACE NEAR THE MAIN EXIT FROM THE ROOM. SHOW SIGN DESIGN AND LOCATION ON THE PLANS.

10. ANYTIME A BUILDING IS OCCUPIED, THE MEANS OF EGRESS SHALL BE ILLUMINATED AT AN INTENSITY OF NOT LESS THAN 1 FOOTCANDLE AT THE FLOOR LEVEL.

11. EGRESS ILLUMINATION REQUIRES A SOURCE OF EMERGENCY POWER ANYTIME TWO OR MORE EXITS ARE REQUIRED. FOR AN A-2 OCCUPANCY: WHEN OCC. LOAD IS 50 OR MORE PERSONS.

12. 13.

1. 11.

12. 13.

14. 15.

25. 26.

27. REFER TO WALL TYPES AND CROSS-HATCHED AREAS ON FLOOR PLANS FOR

LOCATIONS OF ONE-HOUR FIRE RATED PARTITIONS IF APPLICABLE

ALL DIMENSIONS SHOWN ARE TO FINISHED FACE OF WALL

EXISTING WALLS WERE CONSTRUCTED WTIH OTHER PERMITS AND/OR CONTRACTS. FIELD VERIFY CONSTRUCTION AND WIDTH PRIOR TO

FABRICATION OF DOOR FRAMES OR COMPONENTS WHICH REQUIRE THE WIDTH

OF THE WALL TO BE SET

CONTRACTOR TO FIELD VERIFY EXISTING CONDITIONS AND NOTIFY ARCHITECT WHEN THOSE CONDITIONS DIFFER FROM THE CONSTRUCTION DOCUMENTS.

ALL PENETRATIONS THROUGH FIRE RATED PARTITIONS SHALL BE PROTECTED WITH A U.L. LISTED FIRE STOP SYSTEM.

ALL PENETRATIONS @ WALLS THAT HAVE SOUND INSULATION SHALL BE SEALED WITH NON-HARDENING ACOUSTICAL SEALANT.

ELECTRICAL PANELS SHALL NOT BE LOCATED WITHIN FIRE-RATED CORRIDORS.

ALL ELEC./DATA OUTLET PENETRATIONS ON COMMON WALLS SHALL BE STAGGERED AND SEPARATED BY A VERTICAL STUD. ALL OPENINGS SHALL BE

WRAPPED WITH SOUND INSULATION AND SEALED TIGHT W/ ACOUSTICAL SEALANT.

FOR REQUIRED CLEARANCES ON ALL ACCESSIBLE DOORS SEE SHEET T1.3

FURNITURE AND MODULAR SYSTEMS FURNITURE ARE SHOWN FOR REFERENCE ONLY AND ARE NOT PART OF PROJECT SCOPE.

1. SUSPENDED CEILINGS SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH ASTM C635 , ASTM C636, ASTM E580, AND CISCA FOR SEISMIC ZONES 3-4 REQUIREMENTS WITH MODIFICATIONS AS OUTLINED IN ASCE 7-10, SECTION 13.5.6.2.2 FOR INSTALLATION IN SEISMIC DESIGN CATEGORY "D" THROUGH "F" TO SATISFY THE REQUIREMENTS OF CBC 2019
SUSPENDED CEILING NOTES:

2. PARTITIONS THAT ARE TIED TO THE CEILING AND ALL PARTITIONS GREATER THAN SIX FEET IN HEIGHT SHALL BE LATERALLY BRACED TO THE STRUCTURE. SUCH BRACING SHALL BE INDEPENDENT OF ANY CEILING SPLAY BRACING. (ASCE 7-10, 13.5.8)

3. ALL MAIN AND CROSS RUNNERS ARE TO BE HEAVY DUTY (HD) (ASTM E580)

4. THESE REQUIREMENTS COVER SUSPENDED CEILING SYSTEMS, INCLUDING GRID, PANEL OR TILE, LIGHT FIXTURES AND AIR TERMINALS, WEIGHING NO MORE THAN 4 lbs PER SQUARE FOOT (ASCE 7-10, 13.5.6)

5. WIRES SHALL NOT ATTACH OR BEND AROUND INTERFERING MATERIAL OR EQUIPMENT. (CISCA ZONE 3-4)

6. ALL WIRE TIES ARE TO BE THREE TIGHT TURNS AROUND ITSELF WITHIN THREE INCHES (ASTM C 636 ITEM 2.3.4)

7. CHANGES IN CEILING PLAN WILL REQUIRE POSITIVE BRACING (ASTM E580)

8. CEILINGS CONSTRUCTED OF LATH AND PLASTER OR GYPSUM BOARD, SCREW OR NAIL ATTACHED TO SUSPENDED

MEMBERS THAT SUPPORT A CEILING ON ONE LEVEL, EXTENDING FROM WALL TO WALL, SHALL BE EXEMPT FROM THE LATERAL FORCE BRACING REQUIREMENTS. (CISCA ZONES 3-4)

9. A CEILING AREA OF 144 SQUARE FEET OR LESS SURROUNDED ON ALL SIDES BY WALLS THAT CONNECT DIRECTLY

TO THE STRUCTURE ABOVE SHALL BE EXEMPT FROM THE LATERAL DESIGN REQUIREMENTS PER CISCA "GUIDELINES FOR SEISMIC RESTRAINT FOR DIRECT HUNG SUSPENDED CEILING ASSEMBLIES MAY 2004 EDITION."

10. FOR CEILING AREA EXCEEDING 1000 SQUARE FEET, HORIZONTAL RESTRAINTS OF THE CEILING (LATERAL FORCE BRACING) TO THE STRUCTURAL SYSTEM SHALL BE PROVIDED. THE TRIBUTARY AREA OF THE HORIZONTAL RESTRAINT SHALL BE APPROXIMATELY EQUAL. (ASTM E580)

11. FOR CEILINGS 1000 SQUARE FEET OR LESS IN AREA, NO HORIZONTAL RESTRAINT IS REQUIRED, PROVIDED THE CEILING IS SURROUNDED BY WALLS OR SUPPORTS AND ATTACHED TO STRUCTURE. (ASTM E580)

12. THE HORIZONTAL RESTRAINT POINTS FOR LATERAL FORCE BRACING SHALL BE PLACED 12 FEET ON CENTER (MAXIMUM) IN BOTH DIRECTIONS WITH THE FIRST POINT WITHIN 6 FEET OF EACH WALL. (CISCA ZONES 3-4)

13. SPLAY WIRES ARE TO BE FOUR No. 12 GAGE WIRES ATTACHED TO THE MAIN RUNNER WITHIN 2 INCHES OF THE CROSS RUNNERS. WIRES ARE SPLAYED 90° FROM EACH OTHER AT AN ANGLE NOT EXCEEDING 45° FROM THE PLANE OF THE CEILING. (CISCA ZONES 3-4)

14. RIGID BRACING MAY BE USED IN LIEU OF SPLAYED WIRES. (ASTM E580)

15. VERTICAL STRUTS, FASTENED TO THE MAIN RUNNERS, MUST BE POSITIVELY ATTACHED TO THE CEILING SUSPENSION SYSTEMS AND THE STRUCTURAL MEMBER SUPPORTING THE ROOF OR FLOOR ABOVE. (CISCA ZONE 3-4)

16. THE VERTICAL STRUT, FASTENED TO THE MAIN RUNNER, MAY BE AN "EMT" CONDUIT, METAL STUDS OR A PROPRIETARY COMPRESSION POST.

LATERAL FORCE BRACING:

17. THE VERTICAL STRUT, FASTENED TO THE MAIN RUNNER, MAY BE AN "EMT" CONDUIT, METAL STUDS OR A PROPRIETARY COMPRESSION POST.

PERIMETER CLOSURE ANGLES:

18. WHEN PERIMETER CLOSURE ANGLES ARE USED, THE CLOSURE ANGLES ARE REQUIRED TO HAVE A HORIZONTAL MINIMUM FLANGE WIDTH OF 2 INCHES.

19. 20. WHEN ALTERNATE METHODS ARE USED IN LIEU OF CLOSURE ANGLES, THEY SHALL BE APPROVED PRIOR TO INSTALLATION.

ALTERNATE PERIMETER CLOSURE METHODS SHALL HAVE AN "ICC APPROVAL NUMBER" FOR IT'S PARTICULAR APPLICATION.

21. THE ENDS OF THE CEILING GRID SHALL BE ATTACHED TO PERIMETER CLOSURE ANGLES IN EACH ORTHOGONAL HORIZONTAL DIRECTION USING POP RIVETS (OPTIONAL) OR OTHER APPROVED METHODS.

22. THE OTHER ENDS OF THE CEILING GRID, IN EACH HORIZONTAL DIRECTION, SHALL REMAIN UNATTACHED AND REST ON CLOSURE ANGLES THAT PERMIT FREE SLIDING MOVEMENT. A MINIMUM 3/4 INCH CLEARANCE BETWEEN THE WALL AND THE ENDS OF THE CEILING GRID SHALL BE PROVIDED. OTHER APPROVED METHODS OF ATTACHMENT ARE ALSO PERMITTED. (ASCE 7-10 13.5.6.2.2, ITEM A)

23. SPREADER (SPACER) BARS OR OTHER APPROVED MEANS SHALL BE PROVIDED AT THE ENDS OF THE MAIN OR CROSS RUNNERS TO PREVENT SPREADING DURING SEISMIC EVENT. PERIMETER WIRES SHALL NOT BE USED IN LIEU OF SPREADER BARS. (CISCA ZONES 3-4)

24. SPREADER BARS ARE NOT REQUIRED IF A 90 DEGREE INTERSECTING CROSS OR MAIN RUNNERS ARE WITHIN 8 INCHES OF A PERIMETER WALL.

25. HANGER WIRES SHALL BE No. 12 GAGE AND SPACED 4 FEET ON CENTER OR No. 10 GAGE SPACED 5 FEET ON CENTER. (ASTM C 636)

26. ANY CONNECTION DEVICE AT THE SUPPORTING FLOOR OR CEILING CONSTRUCTION SHALL BE CAPABLE OF CARRYING NOT LESS THAN 100 POUNDS. (CISCA ZONES 3-4)

27. BRACING WIRES SHALL BE ATTACHED TO THE GRID AND TO THE STRUCTURE IN SUCH A MANNER THAT THEY CAN SUPPORT A DESIGN LOAD OF NOT LESS THAN 200 POUNDS OR THE ACTUAL DESIGN LOAD, WITH A SAFETY FACTOR OF 2, WHICHEVER IS GREATER. (CISCA ZONES 3-4)

28. ALL LIGHTING FIXTURES SHALL BE POSITIVELY ATTACHED TO THE SUSPENDED CEILING SYSTEM USING ATTACHMENT DEVICES THAT SHALL HAVE THE CAPACITY TO RESIST 100 PERCENT OF THE LIGHTING FIXTURE WEIGHT ACTING IN ANY DIRECTION. (CISCA ZONES 3-4)

29. LIGHT FIXTURES WEIGHING LESS THAN 10 POUNDS SHALL HAVE ONE No. 12 GUAGE HANGER WIRE CONNECTED FROM THE FIXTURE TO THE STRUCTURE ABOVE. THIS WIRE MAY BE SLACK. (CISCA ZONES 3-4)

30. LIGHT FIXTURES WEIGHING MORE THAN 10 POUNDS AND LESS THAN 56 POUNDS SHALL HAVE TWO No. 12 GAGE WIRES ATTACHED AT OPPOSING CORNERS OF THE LIGHT FIXTURE TO THE STRUCTURE ABOVE. THESE WIRES MAY BE SLACK. (CISCA ZONES 3-4)

31. LIGHT FIXTURES WEIGHING MORE THAN 56 POUNDS SHALL BE SUPPORTED DIRECTLY FROM THE STRUCTURE ABOVE BY APPROVED HANGERS. SUPPLIMENTARY HANGERS ARE NOT REQUIRED. (CISCA ZONES 3-4)

32. PENDANT MOUNTED FIXTURES SHALL BE DIRECTLY SUPPORTED FROM THE STRUCTURE ABOVE USING A 9 GAGE WIRE OR AN APPROVED ALTERNATE SUPPORT. THE SUPPORT SYSTEM SHALL NOT RELY UPON THE CEILING SUSPENSION SYSTEM FOR DIRECT SUPPORT (CISCA ZONES 3-4)

33. TANDEM FIXTURES MAY UTILIZE COMMON WIRES

34. TERMINALS OR SERVICES WEIGHING 20 POUNDS BUT NOT MORE THAN 56 POUNDS MUST HAVE TWO No. 12 GAGE WIRES CONNECTION BETWEEN THE CEILING SYSTEM HANGERS OR THE STRUCTURE ABOVE. THESE WIRES MAY BE SLACK. (CISCA ZONES 3-4)

35. TERMINALS OR SERVICES WEIGHING MORE THAN 56 POUNDS MUST BE INDEPENDENTLY SUPPORTED DIRECTLY FROM THE STRUCTURE ABOVE. THESE WIRES MUST BE TAUT. (CISCA ZONES 3-4)

36. FOR CEILING AREAS EXCEEDING 2500 SQUARE FEET, A SEISMIC SEPERATION JOINT, WITH 2 INCH MINIMUM

SEPERATION, SHALL BE PROVIDED UNLESS ANALYSES ARE PERFORMED FOR THE CEILING BRACING SYSTEM, CLOSURE ANGLES AND PENETRATIONS TO PROVIDE SUFFICIENT CLEARANCE. (ASCE 7-10 13.5.6.2.2, ITEM B)

37. ALTERNATIVELY, FOR CEILING AREAS EXCEEDING 2500 SQUARE FEET, FULL HEIGHT WALL PARTITION THAT BREAK

S THE CEILING SHALL BE PROVIDED UNLESS ANALYSES ARE PERFORMED OF THE CEILINGS BRACING SYSTEM, CLOSURE ANGLES AND PENETRATIONS TO PROVIDE SUFFICIENT CLEARANCE. (ASCE 7-10 13.5.6.2.2, ITEM B)

38. FOR CEILINGS WITHOUT RIGID BRACING, SPRINKLER HEAD PENETRATIONS SHALL HAVE A 2 INCH OVERSIZE RING, SLEEVE OR ADAPTER THROUGH THE CEILING TILE TO ALLOW FREE MOVEMENT OF AT LEAST 1 INCH IN ALL HORIZONTAL DIRECTIONS. FLEXIBLE HEAD DESIGN THAT CAN ACCOMODATE 1 INCH FREE MOVEMENT SHALL BE PERMITTED AS AN ALTERNATE. (ASTM E580)

39. POWER ACTUATED FASTNERS (SHOT PINS) SHALL NOT BE USED FOR TENSION LOAD APPLICATIONS IN SEISMIC DESIGN CATEGORY D THROUGH F (ASCE 7-10, 13.4.5)

40. SPECIAL INSPECTION MAY BE REQUIRED FOR THE ANCHORAGE MECHANISM OF THE SUSPENDED CEILING SYSTEM TO THE EXISTING STRUCTURE. THE REQUIREMENT FOR SPECIAL INSPECTION SHALL BE BASED ON THE

CONDITION OF APPROVAL OF THE ATTACHMENT MECHANISM PER THE ICC APPROVAL OF THE PRODUCT BEING

USED ON THE SPECIFIC PROJECT
ALL DOOR FRAMES TO BE STAIN GRADE WOOD TRIM, U.O.N.

2. 1. THE SPECIFICATIONS, INCLUDED HEREWITH, ARE AN INTEGRAL PART OF THESE

CONTRACT DOCUMENTS AND ALL CONDITIONS MENTIONED IN EITHER SHALL BE EXECUTED AS THOUGH SPECIFICALLY MENTIONED IN BOTH.

CONTRACTORS/SUBCONTRACTORS SHALL FIELD VERIFY ALL LOCATIONS,

DIMENSIONS, AND CONDITIONS OF WALLS, DOORS, PLUMBING, MECHANICAL ELECTRICAL ITEMS, ETC. (WHETHER SHOWN OR NOT SHOWN ON THE DRAWINGS) PRIOR TO START OF CONSTRUCTION. CONTRACTOR TO ADVISE THE ARCHITECT OF ANY ADVERSE CONDITIONS OR DISCREPANCIES.

T1.1

GENERAL NOTES
PROVIDE AN APPROVED FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13. PLANS

FOR THE INSTALLATION OR MODIFICATION OF THE SPRINKLER SYSTEM SHALL BE SUBMITTED FOR APPROVAL TO CSFM PRIOR TO INSTALLATION. 2019 CFC SECTION 903.

14. INTERIOR FINISHES AND COMBUSTIBLE DECORATIVE MATERIALS SHALL COMPLY WITH 2019 CFC SECTION 801.

15. COMPLETE PLANS AND SPECIFICATIONS FOR FIRE ALARM SHALL BE SUBMITTED TO THE

FIRE DEPARTMENT JURISDICTION SERVICES FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION (2019 CFC 907.1.1.).

LOCATIONS AND CLASSIFICATIONS OF EXTINGUISHERS SHALL BE IN ACCORDANCE WITH 2019 CFC 906 AND CALIFORNIA CODE OF REGULATIONS (CCR) TITLE 19.

16. DURING CONSTRUCTION, AT LEAST ONE EXTINGUISHER SHALL BE PROVIDED ON EACH

FLOOR LEVEL AT EAH STAIRWAY, IN ALL STORAGE AND CONSTRUCTION SHEDS, IN

LOCATIONS WHERE FLAMMABLE OR COMBUSTIBLE LIQUIDS ARE STORED OR USED, AND WHERE OTHER SPECIAL HAZARDS ARE PRESENT PER CFC SECTION 3315.1.

18. COMPLETE PLANS AND SPECIFICATION FOR ALL FIRE EXTINGUISHER SYSTEMS,

INCLUDING AUTOMATIC SPRINKLER AND STANDPIPE SYSTEMS INCLUDING AUTOMATIC

SPRINKLER AND STANDPIPE SYSTEMS AND OTHER SPECIAL FIRE EXTINGUISHING

SYSTEMS AND RELATED APPURTENANCES SHALL BE SUBMITTED TO THE FIRE DEPARTMENT JURISDICTION FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. 2019 CFC SECTIONS, 105.4.1, 107.2.1 AND 901.2

19. IN BUILDINGS THAT REQUIRE STANDPIPES, STANDPIPES SHALL BE PROVIDED DURING CONSTRUCTION WHEN THE HEIGHT REACHES 40 FEET ABOVE THE LOWEST LEVEL OF FIRE DEPARTMENT VEHICLE ACCESS. A FIRE DEPARTMENT CONNECTION SHALL BE NO MORE THAN 100 FEET FROM AVAILABLE FIRE DEPARTMENT VEHICLE ACCESS ROADWAYS.

20. BUILDINGS UNDERGOING CONSTRUCTION, ALTERATION, OR DEMOLITION SHALL CONFORM TO CFC CHAPTER 33. WELDING, CUTTING, AND OTHER HOT WORK SHALL IN CONFORMANCE WITH 2019 CFC CHAPTER 35.

21. KEY BOXES SHALL BE PROVIDED FOR ALL HIGH-RISE BUILDINGS, POOL ENCLOSURES,

GATES IN THE PATH OF FIREFIGHTER TRAVEL TO STRUCTURES, SECURED PARKING

LEVELS, DOORS GIVING ACCESS TO ALARM PANELS AND/OR ANNUNCIATORS, AND ANY OTHER STRUCTURES OR AREAS WHERE ACCESS TO AN AREA IS RESTRICTED.

22. BUILDING DIVISION - CONDITIONS OF APPROVAL:

OBTAIN ALL REQUIRED BUILDING PERMITS (BUILDING, PLUMBING, ELECTRICAL, GRADING, ETC.) FOR THIS PROJECT. ALL CONSTRUCTION SHALL COMPLY WITH THE ADOPTED 2022 CALIFORNIA BUILDING STANDARDS CODES; RESIDENTIAL, BUILDING, ELECTRICAL,

MECHANICAL, PLUMBING, ENERGY, FIRE, GREEN BUILDING, HISTORIC BUILDING, EXISTING BUILDING, AS AMENDED BY CITY ORDINANCE 2022-1219 AND OTHER APPLICABLE MUNICIPAL CODES IN EFFECT AT THE TIME OF PLAN SUBMITTAL FOR BUILDING PERMITS.

PER SECTION 110.3.10.1 OF THE CALIFORNIA BUILDING CODE AS AMENDED BY CHAPTER

15.06 OF THE IMPERIAL BEACH MUNICIPAL CODE, PRIOR TO THE FIRST FOUNDATION

INSPECTION FOR ANY NEW BUILDING OR ADDITION TO AN EXISTING BUILDING WITHIN ONE (1) FOOT OF THE REQUIRED SETBACKS OR BUILDING HEIGHT LIMITATIONS ESTABLISHED BY TITLE 19, ZONING OF THE IMPERIAL BEACH MUNICIPAL CODE, A WRITTEN STATEMENT

OR CERTIFICATE PREPARED AND SIGNED BY A REGISTERED CIVIL ENGINEER LICENSED

TO PRACTICE LAND SURVEYING OR A LICENSED LAND SURVEYOR SHALL BE SUBMITTED

TO THE BUILDING OFFICIAL STATING THAT UNDER PENALTY OR PERJURY THAT THE

ROUGH GRADE ELEVATIONS AND LOCATION OF THE BUILDING ARE IN SUBSTANTIAL CONFORMANCE WITH THE PLANS APPROVED BY THE CITY OF IMPERIAL BEACH.

ALL PROJECTS GREATER THAN OR EQUAL TO TWENTY-FIVE THOUSAND ($25,000), OR WHICH INVOLVE THE CONSTRUCTION AND/OR DEMOLITION OF TWO-HUNDRED-FIFTY (250)

SQUARE FEET OR MORE OF FLOOR SPACE SHALL COMPLY WITH IMPERIAL BEACH MUNICIPAL CODE CHAPTER 8.38. A COMPLETED WASTE MANAGEMENT PLAN SHALL BE SUBMITTED WITH THE BUILDING PERMIT APPLICATION.

PLANS DEVIATING FROM CONVENTIONAL WOOD FRAME CONSTRUCTION SHALL HAVE THE

STRUCTURAL PORTIONS SIGNED AND SEALED BY THE CALIFORNIA STATE LICENSED

ENGINEER OR ARCHITECT RESPONSIBLE FOR THEIR PREPARATION, ALONG WITH STRUCTURAL CALCULATIONS. (CALIFORNIA BUSINESS AND PROFESSIONS CODE).

NO WORK FOR WHICH A BUILDING PERMIT IS REQUIRED SHALL BE PERFORMED WITHIN THE HOURS OF 7:00 P.M. - 7:00 A.M. MONDAY - FRIDAY, NOR TO PRIOR TO 8:00 A.M. OR AFTER 5:00 P.M. ON SATURDAYS NOR ANYTIME ON SUNDAYS. A SIGN SHALL BE POSTED

AT A CONSPICUOUS LOCATION NEAR THE MAIN ENTRY TO THE SITE, PROMINENTLY DISPLAYING THESE HOUR RESTRICTIONS.

RESTROOMS ON THE SECOND FLOOR MUST MEET THE REQUIREMENTS OF CHAPTER 11B OF THE CBC.

BUILDINGS LESS THAN 10 FEET FROM THE PROPERTY LINE MUST MEET THE FIRE RESISTIVE REQUIREMENTS OF THE CBC.

THE FOOD PREPARATION AREA ON THE FIRST FLOOR WOULD NEED PROTECTION FROM THE PLUMBING WASTE ON THE SECOND FLOOR.

DESIGNER'S STATEMENT:

OVERLAPPING & CONFLICTING REQUIREMENTS:

WHERE COMPLIANCE WITH TWO OR MORE INDUSTRY STANDARDS OR SETS OF

REQUIREMENTS IS SPECIFIED, AND OVERLAPPING OF THOSE DIFFERENT

STANDARDS OR REQUIREMENTS ESTABLISHES CONFLICTING LEVELS OF

QUALITY, THE MOST STRINGENT STANDARD SHALL BE ENFORCED, UNLESS SPECIFICALLY NOTED OTHERWISE. CONSULT WITH THE DESIGNER/ENGINEER BEFORE PROCEEDING.

1. MINIMUM QUALITY / QUANTITY:

INTENDED AS MINIMUM FOR THE WORK TO BE PERFORMED OR PROVIDED.

EXCEPT WHERE NOTED OTHERWISE, ACTUAL WORK MY EITHER COMPLY

EXACTLY WITH THAT MINIMUM, OR MAY EXCEED THAT MINIMUM WITHIN REASONABLE LIMITS.

2. NOTE TO CONTACTOR:

WHERE CONTRACT DOCUMENTS (DRAWINGS AND SPECIFICATIONS) ARE

INCOMPLETE, AMBIGUOUS OR CONTAIN CONFLICTING INSTRUCTIONS, DO NOT PROCEED UNTIL RECEIVING CLARIFICATION FROM THE DESIGNER IN WRITING.

IT IS THE GENERAL CONTRACTOR'S RESPONSIBILITY TO ENSURE ALL BUILDING

SYSTEMS, NEW AND EXISTING, ARE IN GOOD WORKING ORDER WHEN TURNED OVER TO THE OWNER.

3. GENERAL:

ALL CODE REFERENCES ARE TO BE IN COMPLIANCE WITH THE HEALTH AND SAFETY CODE (HSC) SECTION 13145. CALIFORNIA CODE OF REGULATIONS (CCR), TITLE 19 AND TITLE 24, 2022 EDITION.

23. FIRE DEPARTMENT INSPECTIONS AREA REQUIRED. SCHEDULE ALL INSPECTIONS 2 DAYS IN ADVANCE.

24. A DETAILED LETTER CLEARLY IDENTIFYING ALL INTENDED USE(S) AND OPERATION(S) OF THE STRUCTURE(S) SHALL BE PROVIDED TO THE FIRE DEPARTMENT ALONG WITH THE SUBMITTALS.

25. IF ADDITIONS OF WALLS AND/OR OTHER TENANT IMPROVEMENTS OBSTRUCT OR EFFECT

COVERAGE OR PERFORMANCE OF THE FIRE SPRINKLER SYSTEM AND/OR IF ANY

MODIFICATION OF THE FIRE SPRINKLER SYSTEM IS NECESSARY, FIRE SPRINKLER TENANT

IMPROVEMENT PLANS SHALL BE SUBMITTED TO CALIFORNIA STATE FIRE MARSHAL FOR APPROVAL PRIOR TO INSTALLATION.

26. EXIT DOOR SHALL SWING IN THE DIRECTION OF EXIT TRAVEL WHEN SERVING MORE THAN (50) PERSONS.

28. PROVIDE FIRE DEPARTMENT ACCESS TO THE FACILITY. "KNOX" KEY DEVICES ARE AVAILABLE FOR USE IN THE CITY. EXISTING BUILDING HAS APPROVED KNOX BOX LOCATION PER SHELL BUILDING PLANS.

17. COMBUSTIBLE INTERIOR FINISHES:
2022 CBC PER SECTION 803.1: INTERIOR WALL AND CEILING FINISHES SHALL BE CLASSIFIED IN ACCORDANCE WITH ASTM E 84. SUCH INTERIOR FINISH MATERIALS SHALL

BE GROUPED IN THE FOLLOWING CLASSES IN ACCORDANCE WITH THEIR FLAME SPREAD AND SMOKE-DEVELOPED INDEXES.

CLASS A: FLAME SPREAD 0-25; SMOKE DEVELOPED 0-450
CLASS B: FLAME SPREAD 26-75; SMOKE DEVELOPED 0-450
CLASS C: FLAME SPREAD 76-200; SMOKE DEVELOPED 0-450

ALL INTERIOR COMBUSTIBLE DECORATIVE FINISHES INCLUDING PALLET WOOD INTERIOR

WALL CLADDING TO BE FLAME RESISTANT OR SHALL BE TREATED AND MAINTAINED FLAME RESISTANT IN ACCORDANCE WITH CFC STANDARDS. INTERIOR TEXTILE WALL COVERINGS TO BE IN ACCORDANCE WITH CBC SECTION 803.5.1- TEXTILES TO HAVE CLASS 'A' FLAME SPREAD INDEX IN ACCORDANCE WITH ASTM E 84 ALL 2X WOOD

BLOCKING TO BE FIRE RETARDANT TREATED WOOD ALL PLYWOOD / WOOD BACKING TO BE FIRE RETARDANT TREATED WOOD.

FLOOR FINISHES THAT ARE COMPRISED OF FIBERS SHALL COMPLY WITH SECTIONS 804.2 THROUGH 804.4.1 (SECTION 804.1)
PUBLIC WORKS DEPARTMENT - CONDITIONS OF APPROVAL:

NO BUILDING ROOF OR LANDSCAPE WATER DRAINS MAY BE PIPED TO THE STREET OR ONTO IMPERVIOUS SURFACES THAT LEAD TO THE STREET. A DESIGN THAT HAS THESE

WATER DISCHARGES DIRECTLY INTO THE STORM DRAIN CONVEYANCE SYSTEM (ONTO AN

IMPERVIOUS SURFACE THAT FLOWS TO THE STREET) IS IN VIOLATION OF THE MUNICIPAL STORM WATER PERMIT - ORDER R9-2013-0001.

THE OWNER OF PRIVATE PROPERTY ADJOINING THE PUBLIC RIGHT-OF-WAY SHALL BE

RESPONSIBLE TO PLANT, INSTALL, AND MAINTAIN LANDSCAPING IN THE AREA BETWEEN

THE CURB AND THE PRIVATE PROPERTY LINE FOR THE ENTIRE FRONTAGE OF THE PROPERTY. SUCH MAINTENANCE SHALL INCLUDE WATERING, MOWING, EDGING, CLEARING OF WEEDS, BUT EXCLUDES ROUTINE MAINTENANCE OF CITY-OWNED TREES.

THE INSTALLATION OF A LANDSCAPE-WATERING SYSTEM TO SERVICE THE AREA

BETWEEN THE CURB AND PRIVATE PROPERTY LINE IS REQUIRED PER MUNICIPAL CODE

19.50.040.F.

ALONG THE PUBLIC RIGHT-OF-WAY, THE APPLICANT SHALL ELIMINATE ANY EXISTING

TRIPPING HAZARD CAUSED BY THE CONDITION OF THE EXISTING PUBLIC SIDEWALK ALONG THE PROPERTY FRONTAGE. THE REMEDIAL WORK REQUIRED HEREIN SHALL BE PERFORMED TO THE SATISFACTION OF THE PUBLIC WORKS DIRECTOR.

ANY DISPOSAL/TRANSPORTATION OF SOLID/CONSTRUCTION WASTE IN ROLL OFF

CONTAINERS MUST BE CONTRACTED THROUGH EDCO DISPOSAL CORPORATION UNLESS

THE HAULING CAPABILITY EXISTS INTEGRAL TO THE PRIME CONTRACTOR PERFORMING THE WORK.

PROPERTY OWNER MUST INSTITUTE "BEST MANAGEMENT PRACTICES" TO PREVENT

CONTAMINATION OF STORM DRAINS, GROUND WATER AND RECEIVING WATERS DURING BOTH CONSTRUCTION AND POST CONSTRUCTION. THE PROPERTY OWNER OR APPLICANT BMP PRACTICES SHALL INCLUDE BUT ARE NOT LIMITED TO:

A) CONTAIN ALL CONSTRUCTION WATER USED IN CONJUNCTION WITH THE CONSTRUCTION. CONTAINED CONSTRUCTION WATER IS TO BE PROPERLY

DISPOSED IN ACCORDANCE WITH FEDERAL, STATE, AND CITY STATUTES, REGULATIONS, AND ORDINANCES.

B) ALL RECYCLABLE CONSTRUCTION WASTE MUST BE PROPERLY RECYCLED AND NOT DISPOSED IN THE LANDFILL.

C) WATER USED ON SITE MUST BE PREVENTED FROM ENTERING THE STORM DRAIN CONVEYANCE SYSTEM (I.E. STREETS, GUTTERS, ALLEY, STORM DRAIN DITCHES, STORM DRAIN PIPES).

D) ALL WASTE WATER RESULTING FROM CLEANING CONSTRUCTION TOOLS AND

EQUIPMENT MUST BE CONTAINED ON SITE AND PROPERLY DISPOSED IN

ACCORDANCE WITH FEDERAL, STATE, AND CITY STATUTES, REGULATIONS, AND ORDINANCES.

E) EROSION CONTROL - ALL SEDIMENT ON THE CONSTRUCTION SITE MUST BE

CONTAINED ON THE CONSTRUCTION SITE AND NOT PERMITTED TO ENTER THE STORM DRAIN CONVEYANCE SYSTEM. THE APPLICANT IS TO COVER DISTURBED

AND EXPOSED SOIL AREAS OF THE PROJECT WITH PLASTIC-LIKE MATERIAL (OR

EQUIVALENT PRODUCT) TO PREVENT SEDIMENT REMOVAL INTO THE STORM DRAIN SYSTEM. SEE CASQA'S (CALIFORNIA STORMWATER QUALITY ASSOCIATION)

CONSTRUCTION BEST MANAGEMENT PRACTICES HANDBOOK FOR OTHER ALTERNATIVE EROSION AND SEDIMENT CONTROL BMPs.

TWO DAY PRIOR TO ANY EXCAVATION, "DIG-ALERT" (800) 227-2600 SHALL BE NOTIFIED TO LOCATE ALL KNOWN UNDERGROUND UTILITIES.

Page 135 of 154 ends

REVISIONS DESCRIPTION DATE
Bid Issue Date:

Date:

Scale:

Project No.

Sheet Title:

TBD

AS NOTED
-
Sheet No.: 667 SILVER STRAND BLVD IMPERIAL BEACH, CA 91932 07/07/23 PC1 SUBMITTAL 06/30/25
02/18/25 PC2 SUBMITTAL 04/29/25 PC3 SUBMITTAL
A0.0

TOPOGRAPHIC
SURVEY

Page 136 of 154 ends

℄
℄
℄
℄

EXISTING

COVERED PATIO
[485 SF]
N.I.C.
(E) PLANTER
(E) SIDEWALK
(E) CURB & GUTTER
(E) ELEC. POLE
(E) SHARED

DRIVEWAY/

ACCESS EASEMENT
(E) PARKING SPACES

TO REMAIN
1 2
(E) COVERED TRASH

ENCLOSURE

TO REMAIN
(N) 6FT HIGH WOOD FENCE

AND ROLLING GATE
(E) CONC.
(E) CONC.
(E) LANDSCAPE
(E) LANDSCAPE
(E) CONC.
(E) SIDEWALK
(E) CURB & GUTTER
(E) 6FT HIGH

WOOD GATE

NEW EXTERIOR

STAIRWAY/DECK
[163 SF]
NEW 2ND FLR.

OUTLINE ABOVE,
TYP.
(E) 5' CMU WALLS & WD.

GATE TO REMAIN

EXISTING ADJACENT
BLDG., N.I.C.

EXISTING ADJACENT
BLDG., N.I.C.
(E) 4' RET. WALL
(E) 3' RET. WALL
(E) ELEC. PAD
(E) CATV
(E) POWER POLE
(E) TELCOM NO PARKING
01 02
03 PROPERTY LINE N89°57'58"E 156.51' PROPERTY LINE N0°02'02"W 49.99' PROPERTY LINE N89°57'58"E 134.90'
PROPERTY LINE L=54.56, R=260.00 D=12°01'24"

NEW COLUMN FOR
2ND FLR. SUPPORT
(E) 6FT HIGH

WOOD FENCE
(E) 3' RET. WALL

NEW LANDSCAPE
3 NEW LANDSCAPE NEW LANDSCAPE
DEMO

EXISTING
SHED
[160 SF]
(E) CONC.

PROPERTY LINE N89°57'58"E 166.89'
PROPERTY LINE 51.14' PROPERTY LINE 50.0'

ADJACENT PROPERTY
A.P.N. 625-024-11-00
(NOT A PART)

ADJACENT PROPERTY
A.P.N. 625-024-13-00
(NOT A PART)
S
I
L
V
E
R
S
T
R
A
N
D
B
L
V
D . T H I R D S T.

EC-7
SE-5
WE-1
SC-7
WM-1 WM-3
WM-2 NS-6
WM-4
WM-5
WM-6
WM-7
WM-8
WM-9
WM-10
NS-1 NS-3

NEW LANDSCAPE

UNDER STAIRS
NEW 6FT HIGH
WOOD FENCE (E) PLANTER, TYP.
(E) TRENCH DRAIN
667 SILVER STRAND BLVD.

APN 625-024-12-00 NO PARKING
LOW OF

12.57'

HIGH OF

12.94'

BLDG CORNER
(LOW) 11.36'

BLDG CORNER

11.39'

BLDG CORNER

12.46'

HIGH OF

12.94'
BLDG
CORNER

12.60'
NEW

LANDSCAPE
(N) DRIVEWAY
(N) WHEELSTOP
4 (N) FOOD TRUCK
GARAGE
[470 SF]
PROPOSED 2-STORY ADDITION
· CATERING KITCHEN AT
GROUND LEVEL [1550 SF]
· STAFF OFFICES AT
SECOND LEVEL [1797 SF]
· DECK [290 SF]
F.F. = +/- 11.38'
EXISTING 1-STORY

CAFE AND CATERING KITCHEN
[1730 SF]
N.I.C.

F.F. = +/- 11.38'

NEW EXTERIOR

STORAGE
[55 SF]
*
*
*
*
1" = 10'-0"
SITE PLAN 1

SITE PLAN GENERAL NOTES

SITE PLAN KEYNOTES
01 ADA PATH OF TRAVEL
02 EXISTING ACCESSIBLE PARKING WITH ADA SIGNAGE.

SLOPE NOT TO EXCEED 2% IN ALL DIRECTIONS.

TRUE NORTH
Any reproduction of these drawings is prohibited without written consent of Arch5 Design Studio. All dimensions and conditions on job site shall be verified prior to beginning of construction and shall immediately report any and all discrepancies to Designer. EL TAPATIO CATERING 2825 Dewey Road, Unit 207
San Diego, CA 92106
Phone: 619.546.9672

REVISIONS DESCRIPTION DATE
Bid Issue Date:

Date:

Scale:

Project No.

Sheet Title:

TBD

AS NOTED
-
Sheet No.: 667 SILVER STRAND BLVD IMPERIAL BEACH, CA 91932 07/07/23 PC1 SUBMITTAL 08/25/25
02/18/25 PC2 SUBMITTAL 04/29/25 PC3 SUBMITTAL
A0.1

ENLARGED

SITE PLAN

PLAN NORTH
EXISTING ACCESSIBLE LOADING ZONE.

SLOPE NOT TO EXCEED 2% IN ALL DIRECTIONS.

1. ALL PRIMARY PUBLIC ENTRANCES AND MAJOR FUNCTION

AREA TO DISPLAY THE INTERNATIONAL SYMBOL OF

ACCESSIBILITY CONTRACTOR TO FIELD VERIFY ALL

EXISTING CONDITIONS PRIOR TO START OF

CONSTRUCTION, AND REPORT BACK TO DESIGNER WITH
ANY DISCREPANCIES ON THIS DRAWING.

2. UPGRADE ALL ACCESSIBLE ITEMS WITHIN THE PATH OF
TRAVEL TO MEET THE 2022 CALIFORNIA BUILDING CODE
(TITLE 24). REFER TO SHEETS T1.2 THRU T1.6 FOR TYPICAL
DETAILS & REQUIREMENTS.

3. 110.3.10.1 SETBACK AND BUILDING HEIGHT CERTIFICATION

PRIOR TO THE FIRST FOUNDATION INSPECTION FOR ANY

NEW BUILDING OR ADDITION TO AN EXISTING BUILDING
WITHIN ONE (1) FOOT OF THE REQUIRED SETBACKS OR
BUILDING HEIGHT LIMITATIONS ESTABLISHED BY TITLE 19,

ZONING OF THE IMPERIAL BEACH MUNICIPAL CODE, A

WRITTEN STATEMENT OR CERTIFICATE PREPARED AND

SIGNED BY A REGISTERED CIVIL ENGINEER LICENSED TO

PRACTICE LAND SURVEYING OR A LICENSED LAND

SURVEYOR SHALL BE SUBMITTED TO THE BUILDING

OFFICIAL STATING THAT UNDER PENALTY OF PERJURY

THAT THE ROUGH GRADE ELEVATIONS AND LOCATION OF

THE BUILDING ARE IN SUBSTANTIAL CONFORMANCE WITH
THE PLANS APPROVED BY THE CITY OF IMPERIAL BEACH.
# INDICATES PARKING SPACE
03 INDICATES DIRECTION OF RUNOFF
INDICATES 2ND FLOOR OUTLINE ABOVE

SITE PARKING SUMMARY
EXISTING 1-STORY
GROUND LEVEL:

ADA PARKING (OVERALL SITE)
TOTAL ADA REQUIRED:

VAN ADA REQUIRED: 1 STALL
TOTAL ADA PROVIDED: 1 STALL
VAN ADA PROVIDED: 1 STALL
1 STALL
**C/MU-2 PARKING STANDARD
1 SPACE PER 1,000 SF OF COMMERCIAL

PROPOSED ADDITION
GROUND LEVEL:
**PARKING REQUIRED: 4,552 SF + (1:1000) = 4.552 STALLS = 5 STALLS *TOTAL GROSS FLOOR AREA:

OFF-STREET PARKING REQUIREMENTS
***PER IMBC SECTION 19.48.035
ELIGIBLE FOR 25% REDUCTION

FOR VERTICAL MIXED-USE
***PARKING REQUIRED: 5 - (5 X 0.25 = 1.25) = 3.75 STALLS = 4 STALLS PARKING PROVIDED: 4 STALLS
*NOTE:

GROSS FLOOR AREA (GFA)

DOES NOT INCLUDE FOOD TRUCK

GARAGE, EXTERIOR STORAGE,
EXTERIOR STAIRWAY AND DECKS.

CAFE & CATERING KITCHEN:

GFA
1,730 SF
CATERING KITCHEN: 1,550 TOTAL SF
4,552 SF
· EXTERIOR STORAGE: 55 SF
· FOOD TRUCK GARAGE: 470 SF
SECOND LEVEL: STAFF OFFICES: 1,797 SF
DECK: 290 SF
EXTERIOR STARIWAY/DECK: 163 SF
GROUND LEVEL GFA: 1,025 SF

Page 137 of 154 ends

(E) RESTROOM
(E) RESTROOM
(E) CAFE PUBLIC AREA (E) COFFEE BAR (E) CATERING PREP AREA 4'-0"
(E) WASHING AREA
(E) EMPLOYEE ROOM (E) JANITOR (E) KITCHEN
(E) W.I.C. (E) DRY STORAGE NOTE: EXISTING PORTION OF HOUSE TO REMAIN AS-IS (NOT PART OF SCOPE) D3 D2 D1 Any reproduction of these drawings is prohibited without written consent of Arch5 Design Studio. All dimensions and conditions on job site shall be verified prior to beginning of construction and shall immediately report any and all discrepancies to Designer.

OPENING
(E) WASHING AREA
(E) EMPLOYEE ROOM (E) JANITOR (E) KITCHEN
(E) W.I.C. (E) DRY STORAGE NEW CATERING KITCHEN 720 SF NEW DRY STORAGE / VESTIBULE 235 SF 1 2
3 4
5 6
7891011
4'-0" 20'-9" 8'-0" 16'-6" (E) 32'-11"
15'-0" 3'-8" 19'-5" 8'-0" 24'-11" (E) 52'-10"
(E) 44'-11" 53'-11" PROPOSED ADDITION
39'-11" PROPOSED ADDITION 32'-11" PROPOSED ADDITION
1'-8"
2'-0"
1 2 A4.0 A4.0
3 A4.04 A4.0 01 02 03 06 06 NEW EXTERIOR STORAGE 55 SF
1 07
2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 NEW FOOD TRUCK GARAGE 470 SF 5'-3
1 2" 8'-11" 16'-11" 8'-4
1 2"
14'-0"
15'-8" 7'-5" 6'-8"
1'-10" 29'-5
1 2" 1'-6" O.H. 1'-6"
1'-6" NOTE: EXISTING PORTION OF BUILDING TO REMAIN AS-IS (NOT PART OF SCOPE) UP 1 A4.1
2 A4.1 8'-8" O.H.
3'-7" O.H. NEW EXTERIOR STAIRWAY AND DECK NEW 1ST FLOOR ADDITION 1550 SF NEW CATERING OFFICE 70 SF UP 3'-10"
INFILL 163 SF
9'-8" 06 NEW 2ND FLOOR OPEN OFFICES 1797 SF (INCL. INT. STAIRS) NEW OFFICE #2 NEW STG. CABINETS NEW OFFICE #3 8'-9" 10'-11" 6'-0" 10'-4" 7'-11" 16'-5" NEW OFFICE #1 NEW DECK 290 SF 20'-6" NEW KITCHEN
1'-6" 24'-4" 1'-6" 2'-3" 2'-0"
27'-4"
42'-6" 62'-2"
23'-0"
43'-6" 48'-4"
91011121314 15162322212019181724
3 A4.0
4 A4.0
1 A4.0
2 A4.0 01 02 03 04 04 05
8 NEW RESTROOM 10 11 12 13 14 15 16 17 18 19 20 25 24 23 22 21 9'-0" 11'-6" 7'-4"
12'-0" 11'-7" 11'-0" 4'-3" 19'-7" 12'-0" 1'-6"
1'-6" 16'-2" 26 DN DN TYP.
1 A4.1
2 A4.1 NEW EXTERIOR STAIRWAY AND DECK 163 SF (E) ROOF BELOW (E) ROOF BELOW 31 30 29 28 27 NEW RESTROOM NEW WALL, TYP. FLOOR PLAN KEYNOTES * REFER TO 'GENERAL NOTES' (T1.1) FOR ADDITIONAL INFORMATION NEW EXTERIOR WALL NEW 1-HR RATED EXTERIOR WALL Any reproduction of these drawings is prohibited without written consent of Arch5 Design Studio. All dimensions and conditions on job site shall be verified prior to beginning of construction and shall immediately report any and all discrepancies to Designer.

SLOPE
1/4":12" MIN. SLOPE 1/4":12" MIN.

SLOPE
1/4":12" MIN. RD/OD RD/OD RD/OD RD/OD RD/OD RD/OD
Any reproduction of these drawings is prohibited without written consent of Arch5 Design Studio. All dimensions and conditions on job site shall be verified prior to beginning of construction and shall immediately report any and all discrepancies to Designer.

EL TAPATIO CATERING
2825 Dewey Road, Unit 207
San Diego, CA 92106 Phone: 619.546.9672 REVISIONS
DESCRIPTION DATE Bid Issue Date: Date: Scale: Project No. Sheet Title: TBD AS NOTED- Sheet No.:
667 SILVER STRAND BLVD
IMPERIAL BEACH, CA 91932
07/07/23 PC1 SUBMITTAL
06/30/25
02/18/25 PC2 SUBMITTAL
04/29/25 PC3 SUBMITTAL A1.2 ROOF PLAN 3/16" = 1'-0" PROPOSED ROOF PLAN 1 ROOF PLAN GENERAL NOTES ROOF SCOPE OF WORK ARROW INDICATES DOWNSLOPE DIRECTION MANUFACTURE: MODEL: TYPE: COLOR: THICKNESS: ASTM: FIRE PROTECTION: APPROVAL (UL): JOHN MANSVILLE JM "SP6RM" 60M MECHANICALLY ADHERED SINGLE PLY PVC MEMBRANE LT. BROWN 60mil D 4434 TYPE III CLASS A UL-TGFU.R10167 ENERGY & ENVIRONMENT ENERGY STAR: TITLE 24: CAL Green PASS PASS REFLECTIVITY: REFLECTIVITY: REFLECTIVITY: 0.86 0.86 0.86 EMISSIVITY: EMISSIVITY: 0.86 0.94 POST CONSUMER: POST INDUSTRIAL: 0%0% RECYCLED CONTENT: 1. ALL ROOFING MATERIALS SHALL BE APPLIED IN STRICT CONFORMANCE WITH THE MANUFACTURER'S WRITTEN SPECIFICATIONS AND CBC CHAPTER 15 LATEST ADOPTED ADDITION. 2. PROVIDE 1X6 Z-BAR FLASH BACKING AT ALL ROOF TO WALL CONNECTIONS 3. INSULATION SHALL NOT BLOCK EAVE VENTS. A MIN. OF 1" AIR SPACE SHALL BE PROVIDED BETWEEN THE INSULATION AND THE ROOF SHEATHING. TO ACCOMMODATE THE THICKNESS OF THE INSULATION PLUS THE REQUIRED 1" CLEARANCES, MEMBER SIZES MAY HAVE TO INCREASE FOR RAFTER/CEILING JOISTS. 4. GUTTERS AND DOWNSPOUTS SHALL BE CONSTRUCTED OF NON-COMBUSTIBLE MATERIALS. GUTTERS SHALL BE DESIGNED TO REDUCE THE ACCUMULATION OF LEAF LITTER AND DEBRIS THAT CONTRIBUTES TO ROOF EDGE IGNITION. 5. ATTIC VENTILATION OPENINGS SHALL BE COVERED WITH CORROSION-RESISTANT METAL MESH WITH 1/16" MINIMUM TO 1/4" MINIMUM OPENINGS. SECTION R806.1 6. VENTS SHALL BE INSTALLED TO PREVENT THE INTRUSION OF FLAMES AND BURNING EMBERS. -OPENINGS SHALL BE COVERED WITH A NONCOMBUSTIBLE, CORROSION RESISTANT WIRE MESH WITH OPENINGS OF A MINIMUM OF 1/16" AND SHALL NOT EXCEED 1/8" Page 140 of 154 12'-8" (E) BUILDING V.I.F. (E) STUCCO GROUND FLR. F.F. 11.38' SECOND FLR. F.F. 27.88' PLT. PLT 37.88' LOWEST POINT 11.00' TOP OF ROOF 40.38' 15'-0" 11'-6"
29'-5" BUILDING HEIGHT 13 3 13 1A 15 1B5 3 15 13 1B 16 1A (E) PATIO COVER (E) STUCCO 4 4 4 +11.30' +11.36' +11.39' +11.20' 8 30'-0" HEIGHT LIMIT
9'-8"
11'-0" 1A4.1
15'-0" 11'-6"
29'-2" BUILDING HEIGHT
30'-0" HEIGHT LIMIT 1C 13 12 13 3 5 5 4 17 4 1A 1A 1A 111A 2 147 15 15 15 9 +12.85' +12.80' +12.90' +12.95' 8 GROUND FLR. F.F. 11.38' SECOND FLR. F.F. 27.88' PLT. PLT 37.88' LOWEST POINT 11.00' TOP OF ROOF 40.38' 15'-0"
9'-6" HDR. LINE OF EXISTING GRADE TO BE MODIFIED, TYP. 1 A4.1 (E) STUCCO, TYP. EXISTING PATIO COVER

EXISTING BLDG
+/- 12'-8" EXISTING 1-STORY BUILDING
15'-0" 11'-6"
29'-5" BUILDING HEIGHT HIGHEST POINT + 12.94' 5'-0" FROM BLDG FACE 13 1C 15 54 13 1B 15 13 3 10 1B +12.98' +11.39' +11.56' +12.10' +12.20' +10.28' 9 8 30'-0" HEIGHT LIMIT GROUND FLR. F.F. 11.38' SECOND FLR. F.F. 27.88' PLT. PLT 37.88' LOWEST POINT 11.00' TOP OF ROOF 40.38' LINE OF EXISTING GRADE TO BE MODIFIED, TYP. 2 A4.1 GROUND FLR. F.F. 11.38' SECOND FLR. F.F. 27.88' PLT 37.88' (E) STUCCO, TYP. EXISTING COVERED PATIO 1A 1A 2 1A 1C 12 1B 3 1A 1B 5 5 5 4 8 9 10714 13 15 11 15'-0" 11'-6"
29'-5" BUILDING HEIGHT 15 13 15 13 13 6 1A +11.36' +12.85' +12.67' +12.78' +12.46' +11.16' +11.00' LOWEST POINT + 11.00' 5'-0" FROM BLDG FACE 30'-0" HEIGHT LIMIT
30'-0" HEIGHT LIMIT 11.00'
26'-4" LINE OF EXISTING GRADE TO BE MODIFIED, TYP. 2 A4.1 LOWEST POINT A4.0 EXTERIOR ELEVATIONS Any reproduction of these drawings is prohibited without written consent of Arch5 Design Studio. All dimensions and conditions on job site shall be verified prior to beginning of construction and shall immediately report any and all discrepancies to Designer.

PROPERTY LINE
PROPERTY LINE NEW 6FT WOOD FENCE EXISTING BUILDING ON ADJACENT PROPERTY, N.I.C. 3'-10" 4'-10"7'-6" 2'-7" LINE OF EXISTING GRADE TO BE MODIFIED, TYP. 15'-0" FLOOR TO CEILING HEIGHT GROUND FLR. F.F. 11.38' SECOND FLR. F.F. 27.88' PLT. PLT 37.88' LOWEST POINT 11.00' TOP OF ROOF 40.38' 1'-0"
28'-9" PROPOSED BUILDING HEIGHT
16'-6"
10'-0" FLR. TO CLG. HEIGHT
30'-0" HEIGHT LIMIT NEW OFFICES NEW CATERING KITCHEN EXTENSION EXISTING CATERING KITCHEN EXISTING EXISTING CAFE COVERED PATIO NEW STORAGE NEW DECK GROUND FLR. F.F. 11.38' SECOND FLR. F.F. 27.88' PLT. PLT 37.88' LOWEST POINT 11.00' TOP OF ROOF 40.38' 29'-11" BLDG. HEIGHT EXISTING PAD ELEVATION = +11.38' F.F. +12.50' +12.65' +12.78' +13.00' COLUMN BEYOND WALL BEYOND WALL BEYOND STAIRWAY AND DECK BEHIND PROPOSED GRADE LINE OF EXISTING GRADE TO BE MODIFIED, TYP. +12.00' EXISTING CONCRETE SLAB NEW CONCRETE SLAB 15'-0" FLR. TO CLG. HEIGHT AVERAGE GRADE 12.15'
8'-0"
30'-0" BUILDING HEIGHT LIMIT WALL BEYOND
1'-6" A4.1 BUILDING SECTIONS
Any reproduction of these drawings is prohibited without written consent of Arch5 Design Studio. All dimensions and conditions on job site shall be verified prior to beginning of construction and shall immediately report any and all discrepancies to Designer.

Page 142 of 154 ends

A4.2 RENDERINGS DAY VIEWS
Any reproduction of these drawings is prohibited without written consent of Arch5 Design Studio. All dimensions and conditions on job site shall be verified prior to beginning of construction and shall immediately report any and all discrepancies to Designer.

Page 146 of 154 ends

Page 147 of 154 ends

Page 148 of 154 ends

Page 149 of 154 ends

PLAN CHECK RESPONSES
JURISDICTION: CITY OF IMPERIAL BEACH
PLAN CHECK #USE-23-0045
PROJECT ADDRESS:
667 SILVER STRAND BLVD,
IMPERIAL BEACH, CA 92932
PROJECT NAME:

EL TAPATIO CATERING
DATE: 07/11/2025

Page 1 of 2 ends

Design Review Board - Response Letter

1. Consider placement of taller trees to provide shade and screening on the north side of the project and the east side (if possible on the east).
 Response: North Side trees to be replaced by Crape Mrytle – Lagerstroemia Indica; East Side tree to be replaced by a Jacaranda Mimosifolia, please see updated sheet L-1.

2. Consider using cement wheel stops for the parking spaces.  Response: A wheel stop will be added for the ADA parking space. The other two parking spaces will not have a wheel stop as those spaces are in front of the new food truck garage. Refer to the site plan on sheet A0.1 for the added wheel stop.

3. Consider painting the existing structure to match the proposed structure.  Response: The owner will take this suggestion into consideration at a later time.

4. Consider continuation of the scoring pattern from the proposed building to the existing building.  Response: The scoring pattern of the proposed building are the stucco expansion joints and will remain to differentiate the new structure from the existing building.

5. Prepare a mock-up of the mural prior to installation or have an alternate (solid or simpler design) implementing different textures and colors so the City Council may decide whether a mural is desirable.

Note: A DRB member had concerns about the location of the mural making the general are look busy/overwhelming.
 Response: The mural has been removed and has been replaced with a blue paint color. Refer to sheets A4.0, A4.2, A4.3, and A4.4.

6. Clarify for the City Council the number of food trucks and the duration of time that they will be on site as part of the CUP approval.
 Response: There will be 1 food truck on site from 5pm-7am.

7. Consider installation of a masonry/block wall at the northern boundary, rather than a wooden fence.  Response: The proposed wooden fence will remain for cost efficiency.

8. Instead of Peppermint Willow trees, consider a more vertical evergreen tree.  Response: The Peppermint Willow trees will be replaced by Crape Myrtle – Lagerstroemia Indica, please see updated sheet L-1.

Attachment 3

Page 150 of 154 ends

PLAN CHECK RESPONSES
JURISDICTION: CITY OF IMPERIAL BEACH
PLAN CHECK #USE-23-0045
PROJECT ADDRESS:
667 SILVER STRAND BLVD,
IMPERIAL BEACH, CA 92932
PROJECT NAME:

EL TAPATIO CATERING
DATE: 07/11/2025

Page 2 of 2 ends

9. Instead of Purple Hopseed Bush, consider choosing a less invasive species.  Response: The Purple Hopseed Bush to be replaced by Silver Sheen Pittosporum – Pittosporum Tenuifolium ‘silver sheen’, please see updated sheet L-1.

10. Consider screening/planting at the trash enclosure in the form of a planter.  Response: The existing trash enclosure will remain as-is as it was recently built and screening/planting would not be cost efficient for the owner.

11. Instead of Strawberry Trees, consider a tree that is not of the fruit variety.  Response: The proposed trees will remain. The strawberry tree is non-fruiting.

12. Delete parking notes from the plan (Sheet A0.1) as follows:
 Response: The parking notes have been removed from sheet A0.1.

13. Rather than showing the drain locations on Sheet A0.1 (Site Plan), show their locations on the Landscape Plan.
 Response: The drain locations have been removed from sheet A0.1 and are shown on the irrigation plan on sheet L-2.

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P a g e | 1
September 3, 2025
ITEM TITLE: CONSIDERATION OF RESOLUTION 2025-047 AUTHORIZING THE CITY

MANAGER TO EXECUTE AN AGREEMENT BETWEEN THE CITY OF IMPERIAL BEACH AND THE SAN DIEGO HUMANE SOCIETY TO PROVIDE ANIMAL CONTROL SERVICES. (0200-10)
ORIGINATING DEPARTMENT:

City Manager
EXECUTIVE SUMMARY:

The City of Imperial Beach currently contracts with the City of Chula Vista to provide animal care and control services. The original agreement, effective July 1, 2023, expired on June 30, 2025.

To allow time for the City to assess long-term options, both parties agreed to a three-month extension through September 30, 2025. At its August 6, 2025 meeting, the City Council adopted Resolution No. 2025-039, approving a First Amendment to extend the agreement through September 30, 2025.

Staff has met with representatives of the San Diego Human Society (SDHS) to discuss a new fiveyear agreement. The proposed contract establishes the scope of services and compensation, with a first-year cost of $398,208. Resolution 2025-047 will authorize the City Manager to execute the agreement with the SDHS.

RECOMMENDATION:

Staff recommends that the City Council adopt Resolution 2025-47, authorizing the City Manager or designee to execute an agreement with the San Diego Humane Society to provide animal control services for the City of Imperial Beach.

OPTIONS:
 Approval of Resolution No. 2025-47 authorizing the City Manager or designee to execute an agreement with the San Diego Humane Society to provide animal control services for the City of Imperial Beach; or
 Request additional information and direct the City Manager to return at the next regular City Council meeting; or
 Deny Resolution No. 2025-47 and provide alternative direction to the City Manager.

BACKGROUND/ANALYSIS:

Animal control and care services are specialized functions that the city does not provide with its own employees or resources. For decades, the City of Imperial Beach has contracted with outside agencies for animal care and shelter services.

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P a g e | 2
Historically, the City has partnered with the following agencies:
 City of Chula Vista: 1992-1996, 1999-2017, and 2023-present  County of San Diego: 1997-1999
 San Diego Humane Society: 2017-2023
The City current contract with the City of Chula Vista began July 1, 2023, and expired June 30, 2025. A three-month extension, approved by Resolution No. 2025-039, continues services through September 30, 2025.

To evaluate long-term service providers, staff sought proposals and determined that the SDHS is the most cost-effective and qualified provider. The proposed five-year agreement would commence October 1, 2025, at a cost of $398,208 for the first year ($33,184 a month). Annual increases will be based on the San Diego-Carlsbad Consumer Price Index (All Urban Consumers), plus 3%, with a maximum cap of 7%. If the CPI increase alone exceeds the cap, the adjustment will be limited to the CPI amount.

SDHS has a proven record of providing excellent services to Imperial Beach and surrounding communities. Staff recommends entering into a new five-year agreement to ensure continuity and quality of service.

ENVIRONMENTAL DETERMINATION:

Not a project as defined by CEQA.

FISCAL IMPACT:

The proposed five-year agreement would commence October 1, 2025, at a cost of $398,208 for the first year. Annual increases will be based on the San Diego-Carlsbad Consumer Price Index (All Urban Consumers), plus 3%, with a maximum cap of 7%. The cost has been accounted for in the recently adopted two-year Municipal Budget.

ATTACHMENTS:

1. Resolution 2025-47

Page 153 of 154 ends

ATTACHMENT 1
RESOLUTION NO. 2025-47

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF IMPERIAL BEACH, CALIFORNIA,

AUTHORIZING THE CITY MANAGER OR DESIGNEE TO ENTER INTO AN AGREEMENT

WITH THE SAN DIEGO HUMANE SOCIETY TO PROVIDE ANIMAL CARE AND ANIMAL

CONTROL SERVICES
WHEREAS, animal control and care services are specialized functions that the city does not provide with its own employees or resources; and
WHEREAS, for decades, the City of Imperial Beach has contracted with outside agencies for animal care and shelter services; and
WHEREAS, the City current contract with the City of Chula Vista began July 1, 2023, and expired June 30, 2025, with a three-month extension continuing services through September 30, 2025; and
WHEREAS, to evaluate long-term service providers, staff sought proposals and determined that the San Diego Humane Society is the most cost-effective and qualified provider; and
WHEREAS, the proposed five-year agreement would commence October 1, 2025, at a cost of $398,208 for the first year; and
WHEREAS, annual increases will be based on the San Diego-Carlsbad Consumer Price Index (All Urban Consumers), plus 3%, with a maximum cap of 7%; and WHEREAS, San Diego Humane Society has a proven record of providing excellent services to Imperial Beach and surrounding communities.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Imperial Beach as follows:

1. The City Manager or designee is authorized to enter into an agreement with the San Diego Humane Society for animal control services effective October 1, 2025 for a five (5) year agreement.

2. The cost of the agreement would be $398,208 for the first year, and annual increases will be based on the San Diego-Carlsbad Consumer Price Index (All Urban Consumers), plus 3%, with a maximum cap of 7%.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Imperial Beach at its meeting held on the 3
rd day of September 2025 by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

Mitchell D. McKay, MAYOR
ATTEST:

JACQUELINE M. KELLY, MMC

CITY CLERK

Page 154 of 154 ends

Imperial Beach City CouncilSeptember 3, 2025

Imperial Beach City Council
September 3, 2025