Att 2 - Zoning Administrator Staff Report, dated July 18, 2024 — San Clemente City Council, November 18, 2025

AGENDA ITEM: 4-A

STAFF REPORT

SAN CLEMENTE ZONING ADMINISTRATOR
Meeting Date: July 18, 2024
PLANNER: David Carrillo, Associate Planner
SUBJECT: Public Hearing Project (PHP) 24-054, Happy Coffee Outdoor Beer and Wine Service and Off-Site Parking Agreement, a request to allow Minor Conditional Use Permit (MCUP) 24-057 for outdoor beer and wine service at a café, and an off-site parking agreement between the City and the café for use of parking spaces at a City-owned parking lot located at 118 Avenida Rosa, and finding the project is Categorically Exempt from the California Environmental Quality Act under Section 15301 of the CEQA Guidelines (14 CCR § 15301, Class 1).

LOCATION: 114 Avenida Victoria

ZONING/GENERAL
PLAN:

Mixed Use 3.1 Zoning District and Architectural Overlay District PROJECT SUMMARY:
• Background: The project site is developed with a commercial building and four parking spaces, and has been vacant since 2019. The previous tenant was La Tiendita, a Mexican restaurant and market, that operated from 1993 through 2019.

The property was acquired by Happy Coffee Club (Happy Coffee) in 2023, and plans to open a café restaurant in 2024. Exterior improvements at the subject building were approved in June 2024 under Administrative Development Permit (ADP) 24-053, which includes a remodel of the existing rear outdoor patio, to bring the patio closer to the building’s Spanish architecture. The rear patio is covered and mostly enclosed but is not a conditioned interior space. The ADP also includes the addition of bicycle parking, and the removal of one parking space to accommodate a handicapped parking space per ADA requirements. Per the Municipal Code, a parking credit is given for a parking space removed due to ADA requirements. Therefore, the updated site plan of 1 ADA space and 2 standard spaces will still count as 4 spaces for the benefit of the business operations at the property.
• Proposed Project: The applicant, Happy Coffee, proposes to open a café restaurant with indoor and outdoor beer and wine service, and a maximum seating count of 32 indoor seats and 16 outdoor seats. The outdoor beer and wine service would occur in the remodeled rear patio. The proposed beer and wine service hours are 12:00 p.m. through 9:00 p.m., Monday through Friday; and 9:00 a.m. through 9:00 p.m., Saturday and Sunday. Condition of Approval 7.3 simplifies the allowed service times to 9:00 a.m. through 9:00 p.m. daily. Additionally, Happy Coffee is proposing the use of four Attachment 2
Happy Coffee Outdoor Beer and Wine Service and Off-Site Parking Agreement Page 2 off-site parking spaces at a city-owned parking lot located at 118 Avenida Rosa, and occupied by a senior services center, Dorothy Visser Senior Center. In conjunction with the three on-site parking spaces (including the new handicapped parking space), and the parking credit of one space, the four off-site parking spaces would allow Happy Coffee to operate at the proposed maximum seating count noted in Table 1 below. • Approval Authority: Zoning Administrator approval of a Minor Conditional Use Permit (MCUP) is required to allow 1) outdoor beer and wine service at a restaurant, and 2) the use of off-site parking spaces. A MCUP is not required for indoor beer and wine service at an establishment with active food service. • Discussion: The subject off-site parking lot has 25 parking spaces. The senior care center requires 25 parking spaces, per the original entitlements for the fire station and senior center. Since the senior center needs all 25 parking spaces to remain in compliance with parking requirements, the proposed off-site parking spaces may only be used by Happy Coffee outside the senior center’s hours of operation. The senior center operates Monday through Friday, from 8:30 a.m. to 4:00 p.m. Conditions of approval have been added to prevent conflict with hours of operation between the senior center and Happy Coffee. Table 1 below outlines the maximum indoor and outdoor seating with and without the availability of the off-site parking spaces, using a parking ratio of one parking space per four seats, and accounting for outdoor seating allowed without requiring additional parking, per Zoning Ordinance Section 17.28.205.

The floor plan exhibit currently shows more than 16 outdoor seats and will need to be modified prior to issuance of building permits.

Table 1 – Maximum Seating Counts
Indoor Outdoor
4 parking spaces
(3 on-site parking spaces
[including 1 handicapped
space] + parking credit of
1 space)
16 8
8 parking spaces
(4 off-site spaces + 3 onsite parking spaces
[including 1 handicapped
space] + parking credit of
1 space)
32 16
In summary, Happy Coffee will not have access to the four off-site parking spaces between 8:30 a.m. and 4:00 p.m., from Monday through Friday. The applicant has provided one floor plan for each seating arrangement outlined above – 1) 16 indoor, and 8 outdoor; and 2) 32 indoor, and 16 outdoor. Additionally, the floor plan showing the least amount of seating identifies the area where excess chairs and tables will be stored, until 4:00 p.m., when the off-site parking spaces become available for use by customers. A condition of approval has been added which requires the applicant to Happy Coffee Outdoor Beer and Wine Service and Off-Site Parking Agreement Page 3 enter into an off-site parking agreement with the City, consistent with this approval, and subject to approval by the City Council.
• Project Findings: Staff supports the proposed request per the following reasons:
• The proposed outdoor beer and wine further encourages the use of the café’s outdoor dining area by providing additional complementary breakfast, lunch, and dinner items entirely within private property, consistent with General Plan Policy LU-11.04. Outdoor Dining, which states, “We encourage the development of outdoor dining and other similar uses which do not impede pedestrian use of the sidewalks.”
• The proposed off-site parking capitalizes on the use of a parking lot that becomes underutilized or vacant in the afternoon beyond the operating hours of the Senior Center to meet parking requirements, versus developing more parking areas that may detract from Downtown’s quality of site and street design, consistent with General Plan Policy M-4.04. Alternative Parking Strategies, which states, “We consider alternative parking strategies that address multi-modal parking needs, improve land use efficiency and enhance environmental quality, such as use of energy-saving/generating features, demand based parking strategies, stacking, alternative paving, and accommodating multiple uses.”
• The project does not propose exterior changes to the site or building to accommodate the new café restaurant.
• The project is subject to the California Building Code, Orange County Fire Authority, and Alcoholic Beverage Control State Department, and other applicable standards.
• The café improves the function of the property with the proposed three parking spaces on site (including an ADA-compliant parking space), and four off-site parking spaces to support restaurant guests, where the previous tenant operated with no ADA-compliant parking, four on-site parking spaces, and four parking waivers.
• The off-site parking spaces are within 1,000 feet from the project site. • The applicant must enter into an off-site parking agreement with the City, subject to approval by the City Council, which stipulates when off-site parking spaces are available to prevent conflict with hours of operation between the senior center and Happy Coffee.
• CEQA: The project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (Class 1: Existing Facilities) because the project is limited to on-site service of beer and wine at an existing commercial building, and an off-site parking agreement. • Public Comment: Public comments on this item have not been received as of the date of publication of this report.

Happy Coffee Outdoor Beer and Wine Service and Off-Site Parking Agreement Page 4

RECOMMENDATION
Staff recommends that the Zoning Administrator:

1. Determine the project is Categorically Exempt from the requirements of the CEQA pursuant to CEQA Guidelines Section 15301 (Class 1: Existing Facilities); and

2. Adopt Resolution ZA 24-012, approving Minor Conditional Use Permit 24-057, subject to attached conditions of approval.

Attachments:

1. Resolution ZA 24-012
Exhibit A - Conditions of Approval

2. Location Map

3. Photos

4. Floor Plan
RESOLUTION NO. ZA 24-012

A RESOLUTION OF THE ZONING ADMINISTRATOR OF

THE CITY OF SAN CLEMENTE, CALIFORNIA, APPROVING
MINOR CONDITIONAL USE PERMIT 24-057, HAPPY
COFFEE OUTDOOR BEER AND WINE SERVICE AND OFFSITE PARKING AGREEMENT, TO ALLOW OUTDOOR BEER AND WINE SERVICE AT A CAFÉ LOCATED AT 114

AVENIDA VICTORIA, AND AN OFF-SITE PARKING
AGREEMENT BETWEEN THE CITY AND THE CAFÉ FOR

USE OF PARKING SPACES AT A CITY-OWNED PARKING
LOT LOCATED AT 118 AVENIDA ROSA, AND FINDING

THE PROJECT IS CATEGORICALLY EXEMPT FROM THE

CALIFORNIA ENVIRONMENTAL QUALITY ACT UNDER
SECTION 15301 OF THE CEQA GUIDELINES (14 CCR §
15301, CLASS 1).

WHEREAS, on January 29, 2024, an application was submitted by Mikael Sanchez, 392 Camino De Estrella, San Clemente, CA 92672, for Minor Conditional Use Permit (MCUP) 24-057, and deemed complete on May 23, 2024; a request to allow outdoor beer and wine service at a café 114 Avenida Victoria, and an off-site parking agreement between the city and the café for use of parking spaces at a city-owned parking lot located at 118 Avenida Rosa. The project site is in the Mixed Use 3.1 Zoning District and Architectural Overlay District. The site’s legal description is N TR 779 BLK 7 LOT 25, and Assessor’s Parcel Number 058-083-25; and
WHEREAS, the Planning Division has completed an initial environmental assessment of the above matter in accordance with the California Environmental Quality Act (CEQA) and recommends the Zoning Administrator determine the project is Categorically Exempt from CEQA pursuant to State CEQA Guidelines Section 15301 (Class 1: Existing Facilities). This is recommended because the project is limited to on-site service of beer and wine at an existing commercial building, and an off-site parking agreement; and
WHEREAS, on March 21, 2024 and May 9, 2024, the City's Development Management Team (DMT) reviewed the proposed project and determined it complies with the General Plan, Zoning Ordinance, and other applicable City ordinances and codes; and
WHEREAS, in accordance with City and State requirements, notice of the public hearing was published in the San Clemente Times newspaper on July 3, 2024, posted at the project site, and mailed to all property owners within 300 feet of the subject parcel; and
WHEREAS, on July 18, 2024 the Zoning Administrator of the City of San Clemente held a duly noticed public hearing on the subject application, considered written and oral comments, and facts and evidence presented by the applicant, City staff, and other interested parties.

Resolution No. ZA 24-012 Page 2
NOW, THEREFORE, The Zoning Administrator of the City of San Clemente does hereby resolve as follows:

Section 1. Incorporation of Recitals.

The Zoning Administrator hereby finds that all of the facts in the Recitals are true and correct and are incorporated and adopted as findings of the Zoning Administrator as fully set forth in this resolution.

Section 2. CEQA Findings.

Based upon its review of the entire record, including the Staff Report, any public comments or testimony presented to the Zoning Administrator, and the facts outlined below, the Zoning Administrator hereby finds and determines that the proposed project is Categorically Exempt from CEQA pursuant to State CEQA Guidelines Section 15301 (Class 1:Existing Facilities).

The Class 1 exemption specifically exempts from further CEQA review the operation, repair, maintenance, and minor repair of existing public or private structures, involving negligible or no expansion of use beyond that existing at the time of the lead agency’s determination. This exemption covers, but is not limited to, interior or exterior alterations, additions to existing structures that will not result in an increase of more than 50 percent of the floor area of the structure before the addition, or 2,500 square feet, whichever is less. Here, the proposed project is limited to on-site service of beer and wine at an existing commercial building, and an off-site parking agreement, which will not increase the floor area of the structure by more than 50 percent of the existing floor area, or more than 2,500 square feet. The project does not increase or otherwise change the existing use of the site. Thus, the project qualifies for the Class 1 exemption.

Furthermore, none of the exceptions to the use of the Class 1 categorical exemption identified in State CEQA Guidelines section 15300.2 apply. The project will not result in a cumulative impact from successive projects of the same type in the same place, over time. There are no unusual circumstances surrounding the project that result in a reasonable possibility of a significant effect on the environment. The project is not in a scenic corridor, will not alter or impact historic resources, and does not include any hazardous waste sites. The project consists of no physical modifications to the structure or the environment and only involves allowing outdoor beer and wine service, and an offsite parking agreement. Thus, the Class 1 exemption applies, and no further environmental review is required.

Section 3. Minor Conditional Use Permit Findings
With respect to Minor Conditional Use Permit (MCUP) 24-057, the Zoning Administrator finds as follows:

A. The proposed use is permitted within the subject zone pursuant to the approval of a Conditional Use Permit and complies with all the applicable provisions of the Zoning Ordinance, the San Clemente General Plan and the purpose and intent of the zone in which the use is being proposed, in that:

Resolution No. ZA 24-012 Page 3

1. The off-site parking spaces are within 1,000 feet from the project site;

2. The proposed outdoor beer and wine further encourages the use of the café’s outdoor dining area by providing additional complementary breakfast, lunch, and dinner items entirely within private property, consistent with General Plan Policy LU-11.04. Outdoor Dining, which states, “We encourage the development of outdoor dining and other similar uses which do not impede pedestrian use of the sidewalks.”; and

3. The proposed off-site parking capitalizes on the use of a parking lot that becomes underutilized or vacant in the afternoon beyond the operating hours of the Senior Center, versus developing more parking areas that may detract from Downtown’s quality of site and street design, consistent with General Plan Policy M-4.04. Alternative Parking Strategies, which states, “We consider alternative parking strategies that address multi-modal parking needs, improve land use efficiency and enhance environmental quality, such as use of energy-saving/generating features, demand based parking strategies, stacking, alternative paving, and accommodating multiple uses.” B. The site is suitable for the type and intensity of use that is proposed, in that:

1. The project does not propose exterior changes to the site or building to accommodate the new café restaurant with beer and wine service;

2. The café improves the function of the property with the proposed ADAcompliant parking space on site, and four off-site parking spaces to support restaurant guests, where the previous tenant operated with no ADA-compliant parking, four on-site parking spaces, and four parking waivers; and

3. The Development Management Team reviewed and supports the project as conditioned.

C. The proposed use will not be detrimental to the public health, safety or welfare, or materially injurious to properties and improvements in the vicinity, in that:

1. The project is subject to the California Building Code, Orange County Fire Authority, and Alcoholic Beverage Control State Department, and other applicable standards;

3. The applicant must enter into an off-site parking agreement with the City, subject to approval by the City Council, which stipulates when off-site parking spaces are available to prevent conflict with hours of operation between the Resolution No. ZA 24-012 Page 4
senior center and Happy Coffee;

4. The proposed outdoor beer and wine further encourages the use of the café’s outdoor dining area by providing additional complementary breakfast, lunch, and dinner items entirely within private property; and

5. The proposed off-site parking capitalizes on the use of a parking lot that becomes underutilized or vacant in the afternoon beyond the operating hours of the Senior Center to meet parking requirements, versus developing more parking areas that may detract from Downtown’s quality of site and street design.

D. The proposed use will not negatively impact surrounding land uses, in that:

1. The project is subject to the California Building Code, Orange County Fire Authority, and Alcoholic Beverage Control State Department, and other applicable standards;

2. The café improves the function of the property with the proposed three parking spaces on site (including an ADA-compliant parking space), and four off-site parking spaces to support restaurant guests, where the previous tenant operated with no ADA-compliant parking, four on-site parking spaces, and four parking waivers;

Section 4. Zoning Administrator Approval.

Based on the foregoing recitals and findings, and the written and oral comments, facts, and evidence presented, the City of San Clemente Zoning Administrator approves Minor Conditional Use Permit 24-057, Happy Coffee Outdoor Beer and Wine Service and Off-Site Parking Agreement, subject to the Conditions of Approval set forth in Exhibit A.

Resolution No. ZA 24-012 Page 5
PASSED AND ADOPTED at a regular meeting of the City of San Clemente Zoning Administrator on July 18, 2024.
______________________________________
Adam Atamian, Zoning Administrator
Resolution No. ZA 24-012 EXHIBIT A

CONDITIONS OF APPROVAL
PUBLIC HEARING PROJECT 24-054
MINOR CONDITIONAL USE PERMIT 24-057

HAPPY COFFEE OUTDOOR BEER AND WINE SERVICE AND

OFF-SITE PARKING AGREEMENT

1.0 GENERAL CONDITIONS OF APPROVAL

1.1 Within 30 days of receipt of the signed conditions of approval, the applicant shall submit to the City Planner a signed
acknowledgement concurring with all conditions of approval on a form to be provided by the City, unless an extension is granted by the City Planner.

Planning

1.2 The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City of San Clemente and its officers, employees, and agents from and against any claim, action, proceeding, fines, damages, expenses, and attorneys’ fees, against the City, its officers, employees, or agents to attack, set aside, void, or annul any approval or condition of approval of the City concerning this project, including but not limited to any approval or condition of approval of the City Council, Planning Commission, or City Planner, Zoning Administrator, or City employees or environmental finding. Applicant shall pay all costs upon request by the City. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and the City shall cooperate fully in the defense of the matter at the applicant’s expense. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officers, employees, and agents in the defense of the matter at the applicant’s cost. If the applicant fails to so defend the matter, the City shall have the right, at its own option, to do so and, if it does, the applicant shall promptly pay the City's full cost of the defense.

Planning

1.3 Use and development of this property shall be in substantial conformance with the approved plans, material boards and other applicable information submitted with this application, and with these conditions of approval. Any modifications to the project shall be reviewed by the City Planner in accordance with Zoning Ordinance Section 17.12.180.

Planning

1.4 The applicant shall comply with all applicable current and future provisions of the San Clemente Municipal Code, adopted
ordinances, and state laws.

All

1.5 Use of the subject property shall conform to all occupancy requirements, including posting of signs related to the maximum occupancy limitations.

Code
Comp
Resolution No. ZA 24-012, Exhibit A Page 2

1.6 Minor Conditional Use Permit 24-057 shall be deemed to have expired if within three years of approval the project is not commenced, or the project permitted by the approved application has lapsed, as defined by Zoning Ordinance Section 17.12.150.

Planning

4.0 PRIOR TO ISSUANCE OF BUILDING PERMITS

4.1 The working drawings shall include within the first four pages a list of all conditions of approval included in this resolution.

Planning
Shared Parking

4.11 The applicant shall submit to the City Planner, and must obtain approval from the City Attorney’s Office and City Council, and the applicant shall have recorded, an off-site parking agreement between the subject property owner and the City, for the exclusive use of four off-site parking spaces at 118 Avenida Rosa (Dorothy Visser Senior Center parking lot) during the following hours: 4:00 p.m. – 9:00 p.m., from Monday through Friday; and 6:00 a.m. – 9:00 p.m., on Saturday and Sunday, or as otherwise determined by the City Planner based on the operational characteristics of the approved use.

Planning
*
Utilities

4.12 If the project pertains to a Food Service Establishment (FSE), the applicant shall submit, and must obtain approval from the Utilities Director, plans depicting the Fats, Oils, and Greases (FOG) controls, with the plans and design approved by the Orange County Health Care Agency.

Utilities

4.15 The floor plans shall be revised to indicate a maximum of 16 outdoor seats on the rear patio. Bench seating shall be calculated as 1 seat per 2 lineal feet.

Planning
**

4.16 In the event the project valuation is $50,000 or more per Municipal Code 12.08, the applicant shall be responsible for the construction of all required frontage improvements as approved by the City Engineer including but not limited to the following:

A. Sidewalk, including construction of compliant sidewalk along the property frontage and around obstructions such as the drive approach to meet current City standards (2% cross fall) when adequate right-of-way exists, unless a waiver is applied for and approved by the City Manager.

Although the street right-of-way is approximately 5 feet behind the curb face on Avenida Victoria and a sidewalk easement is required to be granted to the City unless a Public
Works
*
Resolution No. ZA 24-012, Exhibit A Page 3
waiver is obtained, it is expected that a waiver would be granted due to the existing building being in conflict with the sidewalk around the drive approach.

B. Contractor shall replace any damaged street improvements resulting from construction activities to the satisfaction of the City Inspector.
(SCMC Chapter 15.36 and Sections 12.08.010, and 12.24.050) ◼

7.0 OPERATIONAL CONDITIONS OF APPROVAL
Businesses Selling Alcoholic Beverages

7.3 The sale of beer and wine/alcoholic beverages for on-site/off-site consumption shall be limited to the daily hours of 9:00 a.m. – 9:00 p.m.

Planning

7.4 All employees shall receive Responsible Alcoholic Beverage Service training as offered through programs established by the Orange County Health Care Agency and Alcoholic Beverage Control of the State of California. Training shall be provided as soon as practical following the hire date of each employee. Evidence of such training shall be maintained on-site during business hours, and made available for inspection by any city official upon request. (SCMC Section 17.16.070)
Code
Comp

7.5 The service and consumption of alcoholic beverages shall only be permitted in conjunction with food service, with same foods prepared on site. The foods shall be available at all times that alcoholic beverages are being served.

Code
Comp

7.6 A manager shall be on the premises at all times, and available to respond to issues raised by representatives from the Orange County Sheriff’s Department, Orange County Fire Authority, or City of San Clemente Code Compliance, during the hours of operation when alcohol service, live entertainment, and/or dancing are occurring.

Code
Comp

7.7 These conditions of approval shall be posted in a conspicuous location clearly visible to employees to ensure they are informed of and adhere to requirements and policies for all operations of the business, including but not limited to any live entertainment, dancing activity, or alcohol service, when applicable.

Code
Comp

7.8 The use of amplified sound (including the electronically amplified sound of live music, human voice, or other sound within a business, restaurant, bar, or other commercial establishment) shall not be permitted without the benefit of a Minor Conditional Use Permit for Code
Comp
Resolution No. ZA 24-012, Exhibit A Page 4
Commercial Amplified Sound. This prohibition does not include televisions, radios, or reasonable background or ambient music.

Parking

7.15 If subsequent to the project approval the City Planner determines that parking issues are negatively affecting the project site, adjacent properties, or the surrounding street network, the applicant shall submit an amendment to Minor Conditional Use Permit 24-057 with a plan to address the parking and/or traffic issues. The plan may include amending the off-site parking agreement, creating short-term parking stalls, and/or active monitoring and enforcement to manage parking. The applicant shall be responsible for implementing the parking management plan, at their expense. The amendment shall be subject to Zoning Administrator review and approval.

Planning
*

7.17 If the shared parking agreement/lease is approved (reference COA

4.11), the maximum seating count is increased during the hours where shared parking spaces are available. The business and/or property owner may request an amendment to these hours, to be reviewed by the Zoning Administrator, with the benefit of a parking survey that demonstrates surplus parking at the Senior Center parking lot during operating hours of the Senior Center.

Indoor Outdoor
Monday through Friday, from 8:30 a.m.
to 4:00 p.m 16 8
4:00 p.m. – 9:00 p.m., from Monday
through Friday; and 6:00 a.m. – 9:00
p.m., on Saturday and Sunday
32 16
* Denotes a modified Standard Condition of Approval
** Denotes a project-specific Condition of Approval
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APN:

LEGAL DESCRIPTION
OCCUPANCY GROUP:

TYPE OF CONSTRUCTION:

ZONING:

OVERLAY:
058-083-25
N-TRACT: 779 BLOCK: 7 LOT: 25
B
IIIB
MU-3.1

A-ARCHITECTURAL
USE: RESTAURANT
BUILDING HEIGHT: 12' - 3"
LEGAL DESCRIPTION:

EXISTING BUILDING AREA:

FLR 1 :

PROPOSED BUILDING AREA:

FLR 1 :

FOOTPRINT BLDG:

PROPOSED LOT COVERAGE:

STORIES:

PARKING SPACES:

EXISTING

PARKING AGREEMENT
1,207 SF
1,207 SF
1,207 SF (NO CHANGE)
1,207 SF (NO CHANGE)
1,207 SF (NO CHANGE)
30%
1 8 REQUIRED
4-(3 REMAINING AFTER

UPGRADING TO ADA VAN SPOT)
4 (THROUGH AGE-WELL - TBD)
SITE DATA:

LOT SIZE (ACRES):

LOT SIZE (SF):
.1 ACRES
4,000 SF
FOOTAGE DATA:

FIRE ZONE: MODERATE
ADDITIONAL INFORMATION:
2022 CALIFORNIA BUILDING CODE (CBC)
2022 CALIFORNIA MECHANICAL CODE (CMC)
2022 CALIFORNIA PLUMBING CODE (CPC)
2022 CALIFORNIA ELECTRICAL CODE (CEC)
2022 CALIFORNIA ENERGY STANDARDS (CBEES)
2022 CALIFORNIA GREEN BUILDING CODE (CalGreen)
2022 CALIFORNIA FIRE CODE (CFC)

ORANGE COUNTY HEALTH DEPARTMENT

SAN CLEMENTE MUNICIPAL CODE
OWNER

HAPPY COFFEE

CAMERON HOULE
4 VIA BELLEZA
SAN CLEMENTE, CA 92673
t. +1.949.344.6890

ARCHTIECT

FOXLIN ARCHITECTS

MICHAEL FOX
392 CAMINO DE ESTRELLA
SAN CLEMENTE, CA 92672
t. +1.949.325.3001

CONTRACTOR

PLATINUM X CONSTRCTUION

JAKE FITCH
15971 ROCKFIELD BLVD SUITE C
IRVINE, CA 92618
t. +1.949.832.6292

STRUCTURAL ENGINEER (TBD)
COMPANY NAME (if applicable)
NAME

STREET ADDRESS
CITY, CA 900XX
t. +1.XXX.XXX.XXXX

1. NONE
• CLEAN UP THE BACK OF THE LOT AND EXTERIOR OF THE
BUILDING.
• REFRESH THE PAINT.
• REMOVE THE BLUE AWNINGS
• REPLACING SELECT WINDOWS.
• ADD A NEW SLIDING GLASS DOOR ON THE BACK PATIO
• THE RESTAURANT WILL UNDERGO A COMPLETE INTERIOR
RENOVATION:
• REMOVING EXISTING FOOD SERVICE COUNTERS, WALK-IN
REFRIGERATOR, AND STORAGE AREAS.
• THE EXTERIOR WILL FEATURE BEAUTIFUL SPANISH

ARCHITECTURAL ELEMENTS, IN LINE WITH THE
NEIGHBORHOOD'S TRADITION.
• THE RESTAURANT WILL BE A LIVELY CAFE WITH:
• SEATS FOR 32 PATRONS INSIDE AND 16 SEATS OUTSIDE ON
THE REAR PATIO, TOTALING 48 SEATS.
• AN OPEN FLOOR PLAN WITH MOVABLE TABLES TO
ACCOMMODATE GROUPS OF VARIOUS SIZES.
• A FOOD SERVICE COUNTER
• PLANS TO SERVE FOOD ALL DAY, OFFERING BEER AND WINE

INSIDE AND OUTSIDE, WHILE MAINTAINING THE CAFE
EXPERIENCE.
• 3 EXISTING PARKING SPOTS. (+ 1 CREDIT FOR LOSS OF

SPACE FOR ADA VAN PARKING UPGRADE)
• 4 SPOTS TO BE PART OF AN OFF-SITE PARKING AGREEMENT
WITH LOT 4-C WITH AGEWELL. (TBD)
• CREATE 20 SPOTS OF BICYCLE PARKING

1. NONE

AVENIDA VICTORIA
SITE:
114 AVENIDA VICTORIA

S EL CAMINO REAL

AVENIDA ROSA

AVENIDA MATEO

AVENIDA GRENADA

AVENIDA

MONTEREY

S OLA VISTA

1. DO NOT SCALE DRAWINGS.

DIMENSIONS GOVERN.

2. ALL DIMENSIONS ARE TO FACE OF
STRUCTURE (F.O.S.), UNLESS
OTHERWISE NOTED.

3. ALL DIMENSIONS SHOULD BE

VERIFIED ON SITE BEFORE
PROCEEDING WITH THE WORK.

4. AS-BUILT CONDITIONS TO BE
VERIFIED.

5. ANY INCONSISTENCIES OR

UNFORESEEN CONDITIONS TO BE

REVIEWED BY THE ARCHITECT PRIOR
TO PROCEEDING WITH CONSTRUCTION.

6. DRAWINGS REPRESENT DESIGN

INTENT ONLY - CONTRACTOR

RESPONSIBLE FOR MEANS AND
METHODS.
392 camino de estrella
san clemente, ca 92672
949 325 3001 phone
949 203 3339 fax
foxlin.com web
[email protected] email
architecture
design
consulting
GENERAL NOTES Status Client Address
Date Rev # Reason for Issue by Job # Date Stamp Size Revision # Sheet Title Sheet # 24" x 36"
Issue Date
Autodesk Docs://2315-Happy Coffee/2315-Happy Coffee[23]-bcp.rvt 7/10/2024 2:23:45 PM

HAPPY COFFEE

DESIGN PHASE
114 AVE VICTORIA
SAN CLEMENTE, CA 92672
2315

TITLE SHEET
G-001

PROJECT DATA

GOVERNING CODES

PROJECT DIRECTORY SHEET LIST
114 AVE VICTORIA, SAN CLEMENTE, CA 92672

HAPPY COFFEE

FIRE DEPARTMENT NOTES

SCOPE OF WORK

BUILDING DEPARTMENT NOTES

PLANNING DEPARTMENT NOTES

VICINITY MAP
# SHEET NAME REVISION

GENERAL
G-004 RESTRIPING PARKING LOTS

ARCHITECTURAL
A-101 SITE PLAN
A-111 1ST FLOOR DEMO PLAN
A-121.1 FLOOR PLAN HOURS - OPEN-4PM
A-121.2 FLOOR PLAN HOURS 4PM-CLOSE
A-123 FLOOR PLAN HEALTH
A-124 FLOOR PLAN OCFA
A-200 ELEVATIONS-EXISTING DEMO
A-201 ELEVATIONS-EXISTING DEMO
A-210 ELEVATIONS-PROPOSED
A-211 ELEVATIONS-PROPOSED
A-300 BUILDING SECTIONS
A-301 BUILDING SECTIONS
A-601 DOOR AND WINDOW SCHEDULE
ATTACHMENT 4
○
○○○
◙◙◙◙
(X) (X) (X) X X X

PROPERTY LINE

SETBACK

BUILDING

FOOTPRINT

TREE / FOLIAGE

HOSE BIB

SITE LEGEND

METAL FENCE

WOOD FENCE

LOCATION OF UTILITY

STUB-OUTS AND

CLEAN-OUTS

EXISTING UTILITIES

PROPOSED UTILITIES

ELEVATION
HB
P.L.
40' - 0"
100' - 0"
9' - 4 1/2"
8' - 7 1/2"
SEATING: 24 (OPEN TO 4PM)
48 4PM TO CLOSE)
INDOOR: 16 (OPEN TO 4PM)
32 (4PM TO CLOSE)
OUTDOOR: 8 (OPEN TO 4PM)
16 (4PM TO CLOSE)
PARKING: 3 SPOTS (4 EXISTING - 1

REMOVED TO CREATE ADA VAN

IMPROVEMENT)
1 ADA VAN

OFF-SITE PARKING AGREEMENT WITH
LOT 4-C - AGEWELL : 4 SPOTS
FOR HOURS 4PM-CLOSE
BICYCLE PARKING: 20 SPOTS

EXISTING PATIO REMODELED

WITH ADDITION

NEIGHBORING BUILDING

AVENIDA VICTORIA

SIDEWALK

UTILITY SPACE (E)

EXISTING DRIVE AISLE

EXISTING CURBCUT
60' - 11 7/8"

EXISTING PLANTER

RED TILE ROOF TO REMAIN(E)

FRONT ENTRANCE

REMAINS OPEN

FOR QUICK

COFFEE SERVICE
12' - 0" 5' - 0"
40' - 0"

ADA VAN PARKING

NO PARKING
(E) TRASH

ENCLOSURE
3X95 GALLON

TRASH CARTS
7' - 8"
8"
4' - 1 1/2"

PARKING LOTS TO BE RESURFACED AND

RESTRIPED PER CITY OF SAN CLEMENTE

RETRIPING PARKING LOTS DOCUMENT IN
THE ADA DESIGN GUIDE SEE SHEET G-004
95 95 95
BICYCLE PARKING: 20 SPOTS
RAMP
9' - 0" 9' - 0"

CLEARANCE FOR TRASH
5' - 5 7/8"
IDENTIFICATION SIGN, SEE G-004
18' - 0"

SITE NOTES

1. ALL NOTES LABELED NOT IN PERMIT
(NIP) ARE NOT PART OF THIS
APPLICATION.

2. ALL SURFACE WATER MUST DRAIN

AWAY FROM BUILDING, A MINIMUM OF
5% WITHIN FIRST 10' HORIZONTAL (2%
FOR IMPERVIOUS SURFACES).

3. ALL LOOSE FOUNDATION EXCAVATION

MATERIAL SHALL BE REMOVED PRIOR
TO COMMENCEMENT OF FRAMING.

SLOPES DISTURBED BY

CONSTRUCTION ACTIVITIES SHALL BE
RESTORED.

4. ALL ROOF AND PAD DRAINAGE SHALL

BE CONDUCTED TO THE STREET IN AN
ACCEPTABLE MANNER. IF WATER

SHALL BE DISPERSED ON TO

DESCENDING SLOPES, ACQUIRE

SPECIFIC APPROVAL FROM THE

GRADING SECTION AND THE

CONSULTING GEOLOGIST AND/OR SOIL
ENGINEER.

5. CONTRACTOR TO REVIEW BOTH

PROPOSED SITE DRAINAGE

CONDITIONS AND NOTIFY ARCHITECT

OF ANY DISCREPANCIES OR

CONDITIONS THAT DO NOT ALLOW

FOR POSITIVE DRAINAGE AWAY FROM
BUILDING AND OTHER STRUCTURES.

DO NOT COMMENCE SITE DRAINAGE

WORK UNTIL ALL DISCREPANCIES AND

CONDITIONS HAVE BEEN REVIEWED
BY ARCHITECT.

6. ALL PIPING SHALL BE 4-INCH
DIAMETER, U.O.N. NOTIFY ARCHITECT

OF DISCREPANCIES OR UNDERSIZED
PIPING SYSTEMS.

7. ALL SOLID DRAINAGE PIPING SHALL
HAVE A MINIMUM SLOPE OF 2%
UNLESS OTHERWISE NOTED.

8. 5% DRAINAGE AROUND/AWAY FROM

BUILDING FOR A MINIMUM DISTANCE
OF 10'. ALTERNATIVELY, SWALES WITH
SLOPE OF 2% SHALL BE LOCATED
WITHIN 10' OF BUILDING FOUNDATION.

9. ARCHITECT TO VERIFY ALL DRAIN

LOCATIONS PRIOR TO THEIR
INSTALLATION.

10. A COPY OF THE CONSTRUCTION

DOCUMENTS OR A COMPARABLE

DOCUMENT INDICATING THE

INFORMATION FROM E

11. THE PANEL OR SUBPANEL SHALL
PROVIDE CAPACITY TO INSTALL A 40-

AMPERE MINIMUM DEDICATED BRANCH

CIRCUIT AND SPACE(S) RESERVED TO

PERMIT INSTALLATION OF A BRANCH

CIRCUIT OVERCURRENT PROTECTIVE
DEVICE

12. THE DISCHARGE OF POLLUTANTS TO

ANY STORM DRAINAGE SYSTEM IS
PROHIBITED. NO SOLID WASTE,

PETROLEUM BYPRODUCTS, SOIL

PARTICULATE, CONSTRUCTION WASTE

MATERIALS, OR WASTEWATER

GENERATED ON CONSTRUCTION SITES

OR CONSTRUCTION ACTIVITIES SHALL

BE PLACED, CONVEYED OR

DISCHARGED INTO THE STREET,
GUTTER OR STORM DRAIN SYSTEM.

SITE PLAN 1/8" = 1'-0"
1 1. DO NOT SCALE DRAWINGS.

DIMENSIONS GOVERN.

2. ALL DIMENSIONS ARE TO FACE OF
STRUCTURE (F.O.S.), UNLESS
OTHERWISE NOTED.

3. ALL DIMENSIONS SHOULD BE

VERIFIED ON SITE BEFORE
PROCEEDING WITH THE WORK.

4. AS-BUILT CONDITIONS TO BE
VERIFIED.

5. ANY INCONSISTENCIES OR

UNFORESEEN CONDITIONS TO BE

REVIEWED BY THE ARCHITECT PRIOR
TO PROCEEDING WITH CONSTRUCTION.

6. DRAWINGS REPRESENT DESIGN

INTENT ONLY - CONTRACTOR

HAPPY COFFEE

DESIGN PHASE
114 AVE VICTORIA
SAN CLEMENTE, CA 92672
2315

SITE PLAN
A-101
N
UP

1. ALL DOORS AND WINDOWS DIMENSIONED TO CENTERLINE
OF CLEAR OPENING. ALL NON-DIMENSIONED WINDOWS TO
BE CENTERED IN THE CLEAR OPENING. WHERE LOCATION

OF WINDOWS AND DOORS ARE NOT DIMENSIONED, THEY
SHALL BE PLACED 3” FROM F.O. FINISH OF ADJACENT WALL
AS INDICATED ON DRAWINGS.

2. ALL CASEWORK DIMENSIONS TO FACE OF FINISH.

3. ALL INSULATION MATERIALS SHALL BE CERTIFIED BY THE

MANUFACTURER AS COMPLYING WITH THE CALIFORNIA
QUALITY STANDARDS FOR INSULATION MATERIAL. DOORS

AND WINDOWS BETWEEN CONDITIONED AND

UNCONDITIONED SPACE SHALL BE FULL WEATHER-
STRIPPED.

4. ALL DECK SURFACES SHALL BE SLOPED A MINIMUM OF 1/4"
PER FOOT, U.O.N.

5. EXTERIOR DOORS ONLY TO OPEN OUTWARDS IF EXTERIOR
DOOR LANDING IS NOT MORE THAN 0.5" LOWER THAN THE
DOOR THRESHOLD.

6. MANUFACTURED DOORS AND WINDOWS SHALL BE

CERTIFIED AND LABELED INDICATED COMPLIANCE WITH THE
APPROPRIATE INFILTRATION STANDARDS. CAULK PLUMBING

AND ELECTRICAL PENETRATIONS, ALL WINDOW AND DOOR

FRAMES, BETWEEN WALL SOLEPLATES AND FLOORS, AND
ALL OTHER OPENINGS IN THE ENVELOPE.

7. ALL EXTERIOR OPENINGS (AND OPENINGS BETWEEN

HEATED AND UNHEATED AREAS) SHALL BE PROPERLY
WEATHER-STRIPPED, CERTIFIED AND LABELED.PROVIDE

VINYL BEAD TYPE WEATHER STRIPPING AT THESE DOORS

AND WINDOWS, ALL SIDES OF THE DOOR MUST BE
WEATHERSTRIPPED, INCLUDING THE THRESHOLD.

8. CAULK AND SEAL OPENING IN BUILDING EXTERIOR 1/8” OR
GREATER TO PREVENT AIR INFILTRATION.

9. WHERE REQUIRED, PROVIDE MINIMUM INSULATION OF R-13
AT EXTERIOR WALLS, AND R-30 IN ROOF AND CEILING
AREAS.

10. PROVIDE WOOD BLOCKING AS REQUIRED AT ALL WALL BASE
INSTALLATIONS. REFER TO DETAIL SHEETS FOR WALL BASE
DETAILS.

11. PROVIDE ADDITIONAL PLYWOOD SHEATHING ON ALL WALLS

TO RECEIVE PLYWOOD SHEAR-WALL SHEATHING TO
COMPLETELY FLUSH OUT SUBSTRATE SURFACE(S).

ADDITIONAL SHEATHING SHALL EXACTLY MATCH THE
THICKNESS OF THE SHEAR-WALL SHEATHING REQUIRED.

ADDITIONAL SHEATHING SHALL CONTINUE ALONG WALL

UNTIL JUNCTION WITH A PERPENDICULAR WALL OR END OF
WALL, OR AS DIRECTED BY DESIGNER.

12. SLOPE FRAMING OR PROVIDE DECKING/SUBSTRATE AS

REQUIRED TO PROVIDE SLOPES AS INDICATED AND
POSITIVE DRAINAGE TOWARDS DRAINS.

13. STUCCO OVER WOOD SHEATHING SHALL INCLUDE TWO
LAYERS OF GRADE “D” BUILDING PAPER.

14. ALL WALL FRAMING SHALL BE 2X4 @ 16” O.C., MINIMUM,
U.O.N.

15. ALL GYPSUM BOARD SHALL BE 5/8” THICK, TYPE “X”, U.O.N.

16. ALL GYPSUM AND/OR PLASTER SURFACES SHALL BE

SMOOTH, CONTINUOUS, FREE OF IMPERFECTIONS, AND
WITH NO VISIBLE JOINTS, U.O.N.

17. SOUND PROOF ALL AREAS OF NEW CONSTRUCTION,

INCLUDING ALL WALLS AND FLOORS AFFECTED BY
RENOVATION.

18. PROVIDE COMBUSTION AIR FOR WATER HEATER W/I 12" FOR

BOTTOM OF THE COMPARTMENTALL WALL FRAMING SHALL
BE 2X4 @ 16” O.C., MINIMUM, U.O.N.

19. ALL GYPSUM BOARD SHALL BE 5/8” THICK, TYPE “X”, U.O.N.

20. ALL GYPSUM AND/OR PLASTER SURFACES SHALL BE

SMOOTH, CONTINUOUS, FREE OF IMPERFECTIONS, AND
WITH NO VISIBLE JOINTS, U.O.N.

21. SOUND PROOF ALL AREAS OF NEW CONSTRUCTION,

INCLUDING ALL WALLS AND FLOORS AFFECTED BY
RENOVATION.

22. PROVIDE COMBUSTION AIR FOR WATER HEATER W/I 12" FOR

BOTTOM OF THE COMPARTMENT

23. ABS LINES TO BE PROVIDED FROM SINKS, SHOWERS,

LAUNDRY, AND TUBS TO GREYWATWER TANK, NO KITCHENS
AND BARS TO DRAIN TO GREYWATER.

24. ALL PERIMETER WALLS SHALL BE 1-HR FIRE-RESISTANCE-
RATED CONSTRUCTION. #
#

TO STRUCTURE TO FINISH
60" DIAMETER CLR
2X6 WALL
2X4 WALL

OVERHEAD
LEGEND
D.S. DOWNSPOUT
1 HR FIRE RATED
2X6 WALL

WALL REMOVED
EXISTING TYPE 1

HOOD REMOVED

WALL REMOVED

TRELLIS POST REMOVED

TRELLIS POST REMOVED TRELLIS POST REMOVED

TRELLIS POST REMOVED

WALL REMOVED WINDOWS REMOVED

DOOR REMOVED

TRELLIS POST REMOVED

WALLS REMOVED

WALK IN FRIDGE REMOVED

SERVICE COUNTER REMOVED

CHAIN LINK FENCE REMOVED

AWNINGS REMOVED
1 A-201
A-201
2 EXISTING PATIO TO BE REMODELED
398SF2
A-301
2 A-300 1
A-300

1. DO NOT SCALE DRAWINGS.

DIMENSIONS GOVERN.

2. ALL DIMENSIONS ARE TO FACE OF
STRUCTURE (F.O.S.), UNLESS
OTHERWISE NOTED.

3. ALL DIMENSIONS SHOULD BE

VERIFIED ON SITE BEFORE
PROCEEDING WITH THE WORK.

4. AS-BUILT CONDITIONS TO BE
VERIFIED.

5. ANY INCONSISTENCIES OR

UNFORESEEN CONDITIONS TO BE

REVIEWED BY THE ARCHITECT PRIOR
TO PROCEEDING WITH CONSTRUCTION.

6. DRAWINGS REPRESENT DESIGN

INTENT ONLY - CONTRACTOR

HAPPY COFFEE

DESIGN PHASE
114 AVE VICTORIA
SAN CLEMENTE, CA 92672
2315
1ST FLOOR DEMO
PLAN
A-111

PLAN NOTES

WALL LEGEND
01 LEVEL DEMO PLAN 1/4" = 1'-0"
1 N
UP
○○○○
◙◙◙◙
(X) (X) (X) X X X
1 A-301
2 A-301
2 A-300 1
A-300

KITCHEN AND

SERVICE

COUNTER
366 SF

42.67 LINEAR FEET OR 3-TIER NSF

CERTIFIED SHELVING UNITS

TRIPLE SINK

MOP SINK

HALF-SIZE COUNTERTOP

CONVECTION OVEN

SEMI AUTOMATIC

ESPRESSO MACHINE

COFFEE GRINDER

HOT WATER DISPENSER

PANINI GRILL

UNDER COUNTER FRIDGE

UNDER COUNTER ICE

MACHINE
P.O.S.

PASTRY CASE

UTILITIES

ECLOSURE

EXISTING GAS

EXISTING ELECTRIC

COMMERCIAL FREEZER

FLIP UP

COUNTER

PICK UP

BEER TAPS

BUNN COFFEE MAKER

HAND SINK

COMMERCIAL REFRIGERATOR

BLENDER

EXISTING -

IMPROVED PATIO
398 SF
3'
- 4 1/2"
4' - 0"
4' - 10"

ACCESSIBLE BATHROOM
62 SF

PATIO ADDITION
80 SF

KITCHEN

CLERESTORY WINDOWS ABOVE
PROPOSED TYPE 2 HOOD

TO REPLACE EXISTING

CHEMICAL SHELF AND

MOP RACK

TANKLESS WATER
HEATER 150,000BTU
2' - 8"
2' - 1 5/8"
11' - 9 3/4"
2' - 2"

UNDER COUNTER
STORAGE 31.33

RUNNING FEET
2' - 6"

STANDING AREA

AND BAR SEATING

UNDER COUNTER

LOCKABLE STORAGE
22 RUNNING FEET

NO PARKING

LOCKED GATE FOR GATE SWINGS OUT

NORMAL BUSINESS USE
SEATING: 48
INDOOR: 32
OUTDOOR: 16
EMPLOYEES: 2
PARKING: 3 ON SITE (+1 CREDIT)
PARKING: 4 OFF-SITE
TOTAL DRY STORAGE:
96 RUNNING FEET
16 CHAIRS STACKED

DURING DAY TIME USE
OPEN - 4PM
8 CHAIRS STACKED

DURING DAY TIME USE
OPEN - 4PM

PROPERTY LINE

SETBACK

BUILDING

FOOTPRINT

TREE / FOLIAGE

HOSE BIB

SITE LEGEND

METAL FENCE

WOOD FENCE

LOCATION OF UTILITY

STUB-OUTS AND

CLEAN-OUTS

EXISTING UTILITIES

PROPOSED UTILITIES

ELEVATION
HB
P.L.

1. ALL DOORS AND WINDOWS DIMENSIONED TO CENTERLINE
OF CLEAR OPENING. ALL NON-DIMENSIONED WINDOWS TO
BE CENTERED IN THE CLEAR OPENING. WHERE LOCATION

OF WINDOWS AND DOORS ARE NOT DIMENSIONED, THEY
SHALL BE PLACED 3” FROM F.O. FINISH OF ADJACENT WALL
AS INDICATED ON DRAWINGS.

2. ALL CASEWORK DIMENSIONS TO FACE OF FINISH.

3. ALL INSULATION MATERIALS SHALL BE CERTIFIED BY THE

MANUFACTURER AS COMPLYING WITH THE CALIFORNIA
QUALITY STANDARDS FOR INSULATION MATERIAL. DOORS

AND WINDOWS BETWEEN CONDITIONED AND

UNCONDITIONED SPACE SHALL BE FULL WEATHER-
STRIPPED.

4. ALL DECK SURFACES SHALL BE SLOPED A MINIMUM OF 1/4"
PER FOOT, U.O.N.

5. EXTERIOR DOORS ONLY TO OPEN OUTWARDS IF EXTERIOR
DOOR LANDING IS NOT MORE THAN 0.5" LOWER THAN THE
DOOR THRESHOLD.

6. MANUFACTURED DOORS AND WINDOWS SHALL BE

CERTIFIED AND LABELED INDICATED COMPLIANCE WITH THE
APPROPRIATE INFILTRATION STANDARDS. CAULK PLUMBING

AND ELECTRICAL PENETRATIONS, ALL WINDOW AND DOOR

FRAMES, BETWEEN WALL SOLEPLATES AND FLOORS, AND
ALL OTHER OPENINGS IN THE ENVELOPE.

7. ALL EXTERIOR OPENINGS (AND OPENINGS BETWEEN

HEATED AND UNHEATED AREAS) SHALL BE PROPERLY
WEATHER-STRIPPED, CERTIFIED AND LABELED.PROVIDE

VINYL BEAD TYPE WEATHER STRIPPING AT THESE DOORS

AND WINDOWS, ALL SIDES OF THE DOOR MUST BE
WEATHERSTRIPPED, INCLUDING THE THRESHOLD.

8. CAULK AND SEAL OPENING IN BUILDING EXTERIOR 1/8” OR
GREATER TO PREVENT AIR INFILTRATION.

9. WHERE REQUIRED, PROVIDE MINIMUM INSULATION OF R-13
AT EXTERIOR WALLS, AND R-30 IN ROOF AND CEILING
AREAS.

10. PROVIDE WOOD BLOCKING AS REQUIRED AT ALL WALL BASE
INSTALLATIONS. REFER TO DETAIL SHEETS FOR WALL BASE
DETAILS.

11. PROVIDE ADDITIONAL PLYWOOD SHEATHING ON ALL WALLS

TO RECEIVE PLYWOOD SHEAR-WALL SHEATHING TO
COMPLETELY FLUSH OUT SUBSTRATE SURFACE(S).

ADDITIONAL SHEATHING SHALL EXACTLY MATCH THE
THICKNESS OF THE SHEAR-WALL SHEATHING REQUIRED.

ADDITIONAL SHEATHING SHALL CONTINUE ALONG WALL

UNTIL JUNCTION WITH A PERPENDICULAR WALL OR END OF
WALL, OR AS DIRECTED BY DESIGNER.

12. SLOPE FRAMING OR PROVIDE DECKING/SUBSTRATE AS

REQUIRED TO PROVIDE SLOPES AS INDICATED AND
POSITIVE DRAINAGE TOWARDS DRAINS.

13. STUCCO OVER WOOD SHEATHING SHALL INCLUDE TWO
LAYERS OF GRADE “D” BUILDING PAPER.

14. ALL WALL FRAMING SHALL BE 2X4 @ 16” O.C., MINIMUM,
U.O.N.

15. ALL GYPSUM BOARD SHALL BE 5/8” THICK, TYPE “X”, U.O.N.

16. ALL GYPSUM AND/OR PLASTER SURFACES SHALL BE

SMOOTH, CONTINUOUS, FREE OF IMPERFECTIONS, AND
WITH NO VISIBLE JOINTS, U.O.N.

17. SOUND PROOF ALL AREAS OF NEW CONSTRUCTION,

INCLUDING ALL WALLS AND FLOORS AFFECTED BY
RENOVATION.

18. PROVIDE COMBUSTION AIR FOR WATER HEATER W/I 12" FOR

BOTTOM OF THE COMPARTMENTALL WALL FRAMING SHALL
BE 2X4 @ 16” O.C., MINIMUM, U.O.N.

19. ALL GYPSUM BOARD SHALL BE 5/8” THICK, TYPE “X”, U.O.N.

20. ALL GYPSUM AND/OR PLASTER SURFACES SHALL BE

SMOOTH, CONTINUOUS, FREE OF IMPERFECTIONS, AND
WITH NO VISIBLE JOINTS, U.O.N.

21. SOUND PROOF ALL AREAS OF NEW CONSTRUCTION,

INCLUDING ALL WALLS AND FLOORS AFFECTED BY
RENOVATION.

22. PROVIDE COMBUSTION AIR FOR WATER HEATER W/I 12" FOR

BOTTOM OF THE COMPARTMENT

23. ABS LINES TO BE PROVIDED FROM SINKS, SHOWERS,

LAUNDRY, AND TUBS TO GREYWATWER TANK, NO KITCHENS
AND BARS TO DRAIN TO GREYWATER.

24. ALL PERIMETER WALLS SHALL BE 1-HR FIRE-RESISTANCE-
RATED CONSTRUCTION. #
#

TO STRUCTURE TO FINISH

1. DO NOT SCALE DRAWINGS.

DIMENSIONS GOVERN.

2. ALL DIMENSIONS ARE TO FACE OF
STRUCTURE (F.O.S.), UNLESS
OTHERWISE NOTED.

3. ALL DIMENSIONS SHOULD BE

VERIFIED ON SITE BEFORE
PROCEEDING WITH THE WORK.

4. AS-BUILT CONDITIONS TO BE
VERIFIED.

5. ANY INCONSISTENCIES OR

UNFORESEEN CONDITIONS TO BE

REVIEWED BY THE ARCHITECT PRIOR
TO PROCEEDING WITH CONSTRUCTION.

6. DRAWINGS REPRESENT DESIGN

INTENT ONLY - CONTRACTOR

HAPPY COFFEE

DESIGN PHASE
114 AVE VICTORIA
SAN CLEMENTE, CA 92672
2315

FLOOR PLAN HOURS
- OPEN-4PM
A-121.1
N
01 LEVEL OPEN TO 4PM 1/4" = 1'-0"
1 PLAN NOTES
UP
○○○○
◙◙◙◙
(X) (X) (X) X X X
1 A-301

KITCHEN AND

SERVICE

COUNTER
366 SF

42.67 LINEAR FEET OR 3-TIER NSF

CERTIFIED SHELVING UNITS

TRIPLE SINK

MOP SINK

HALF-SIZE COUNTERTOP

CONVECTION OVEN

SEMI AUTOMATIC

ESPRESSO MACHINE

COFFEE GRINDER

HOT WATER DISPENSER

PANINI GRILL

UNDER COUNTER FRIDGE

UNDER COUNTER ICE

MACHINE
P.O.S.

PASTRY CASE

UTILITIES

ECLOSURE

EXISTING GAS

EXISTING ELECTRIC

COMMERCIAL FREEZER

FLIP UP

COUNTER

PICK UP

BEER TAPS

BUNN COFFEE MAKER

HAND SINK

COMMERCIAL REFRIGERATOR

BLENDER

EXISTING -

IMPROVED PATIO
398 SF
3'
- 4 1/2"
4' - 0"
4' - 10"

ACCESSIBLE BATHROOM
62 SF

PATIO ADDITION
80 SF

KITCHEN

CLERESTORY WINDOWS ABOVE
PROPOSED TYPE 2 HOOD

TO REPLACE EXISTING

CHEMICAL SHELF AND

MOP RACK

TANKLESS WATER
HEATER 150,000BTU
2' - 8"
2' - 1 5/8"
11' - 9 3/4"
2' - 2"

UNDER COUNTER
STORAGE 31.33

RUNNING FEET
2' - 6"
2 A-301
2 A-300 1
A-300

STANDING AREA

AND BAR SEATING

UNDER COUNTER

LOCKABLE STORAGE
22 RUNNING FEET

NO PARKING

LOCKED GATE FOR GATE SWINGS OUT

NORMAL BUSINESS USE
SEATING: 48
INDOOR: 32
OUTDOOR: 16
EMPLOYEES: 2
PARKING: 3 ON SITE (+1 CREDIT)
PARKING: 4 OFF-SITE
TOTAL DRY STORAGE:
96 RUNNING FEET

PROPERTY LINE

SETBACK

BUILDING

FOOTPRINT

TREE / FOLIAGE

HOSE BIB

SITE LEGEND

METAL FENCE

WOOD FENCE

LOCATION OF UTILITY

STUB-OUTS AND

CLEAN-OUTS

EXISTING UTILITIES

PROPOSED UTILITIES

ELEVATION
HB
P.L.

1. ALL DOORS AND WINDOWS DIMENSIONED TO CENTERLINE
OF CLEAR OPENING. ALL NON-DIMENSIONED WINDOWS TO
BE CENTERED IN THE CLEAR OPENING. WHERE LOCATION

OF WINDOWS AND DOORS ARE NOT DIMENSIONED, THEY
SHALL BE PLACED 3” FROM F.O. FINISH OF ADJACENT WALL
AS INDICATED ON DRAWINGS.

2. ALL CASEWORK DIMENSIONS TO FACE OF FINISH.

3. ALL INSULATION MATERIALS SHALL BE CERTIFIED BY THE

MANUFACTURER AS COMPLYING WITH THE CALIFORNIA
QUALITY STANDARDS FOR INSULATION MATERIAL. DOORS

AND WINDOWS BETWEEN CONDITIONED AND

UNCONDITIONED SPACE SHALL BE FULL WEATHER-
STRIPPED.

4. ALL DECK SURFACES SHALL BE SLOPED A MINIMUM OF 1/4"
PER FOOT, U.O.N.

5. EXTERIOR DOORS ONLY TO OPEN OUTWARDS IF EXTERIOR
DOOR LANDING IS NOT MORE THAN 0.5" LOWER THAN THE
DOOR THRESHOLD.

6. MANUFACTURED DOORS AND WINDOWS SHALL BE

CERTIFIED AND LABELED INDICATED COMPLIANCE WITH THE
APPROPRIATE INFILTRATION STANDARDS. CAULK PLUMBING

AND ELECTRICAL PENETRATIONS, ALL WINDOW AND DOOR

FRAMES, BETWEEN WALL SOLEPLATES AND FLOORS, AND
ALL OTHER OPENINGS IN THE ENVELOPE.

7. ALL EXTERIOR OPENINGS (AND OPENINGS BETWEEN

HEATED AND UNHEATED AREAS) SHALL BE PROPERLY
WEATHER-STRIPPED, CERTIFIED AND LABELED.PROVIDE

VINYL BEAD TYPE WEATHER STRIPPING AT THESE DOORS

AND WINDOWS, ALL SIDES OF THE DOOR MUST BE
WEATHERSTRIPPED, INCLUDING THE THRESHOLD.

8. CAULK AND SEAL OPENING IN BUILDING EXTERIOR 1/8” OR
GREATER TO PREVENT AIR INFILTRATION.

9. WHERE REQUIRED, PROVIDE MINIMUM INSULATION OF R-13
AT EXTERIOR WALLS, AND R-30 IN ROOF AND CEILING
AREAS.

10. PROVIDE WOOD BLOCKING AS REQUIRED AT ALL WALL BASE
INSTALLATIONS. REFER TO DETAIL SHEETS FOR WALL BASE
DETAILS.

11. PROVIDE ADDITIONAL PLYWOOD SHEATHING ON ALL WALLS

TO RECEIVE PLYWOOD SHEAR-WALL SHEATHING TO
COMPLETELY FLUSH OUT SUBSTRATE SURFACE(S).

ADDITIONAL SHEATHING SHALL EXACTLY MATCH THE
THICKNESS OF THE SHEAR-WALL SHEATHING REQUIRED.

ADDITIONAL SHEATHING SHALL CONTINUE ALONG WALL

UNTIL JUNCTION WITH A PERPENDICULAR WALL OR END OF
WALL, OR AS DIRECTED BY DESIGNER.

12. SLOPE FRAMING OR PROVIDE DECKING/SUBSTRATE AS

REQUIRED TO PROVIDE SLOPES AS INDICATED AND
POSITIVE DRAINAGE TOWARDS DRAINS.

13. STUCCO OVER WOOD SHEATHING SHALL INCLUDE TWO
LAYERS OF GRADE “D” BUILDING PAPER.

14. ALL WALL FRAMING SHALL BE 2X4 @ 16” O.C., MINIMUM,
U.O.N.

15. ALL GYPSUM BOARD SHALL BE 5/8” THICK, TYPE “X”, U.O.N.

16. ALL GYPSUM AND/OR PLASTER SURFACES SHALL BE

SMOOTH, CONTINUOUS, FREE OF IMPERFECTIONS, AND
WITH NO VISIBLE JOINTS, U.O.N.

17. SOUND PROOF ALL AREAS OF NEW CONSTRUCTION,

INCLUDING ALL WALLS AND FLOORS AFFECTED BY
RENOVATION.

18. PROVIDE COMBUSTION AIR FOR WATER HEATER W/I 12" FOR

BOTTOM OF THE COMPARTMENTALL WALL FRAMING SHALL
BE 2X4 @ 16” O.C., MINIMUM, U.O.N.

19. ALL GYPSUM BOARD SHALL BE 5/8” THICK, TYPE “X”, U.O.N.

20. ALL GYPSUM AND/OR PLASTER SURFACES SHALL BE

SMOOTH, CONTINUOUS, FREE OF IMPERFECTIONS, AND
WITH NO VISIBLE JOINTS, U.O.N.

21. SOUND PROOF ALL AREAS OF NEW CONSTRUCTION,

INCLUDING ALL WALLS AND FLOORS AFFECTED BY
RENOVATION.

22. PROVIDE COMBUSTION AIR FOR WATER HEATER W/I 12" FOR

BOTTOM OF THE COMPARTMENT

23. ABS LINES TO BE PROVIDED FROM SINKS, SHOWERS,

LAUNDRY, AND TUBS TO GREYWATWER TANK, NO KITCHENS
AND BARS TO DRAIN TO GREYWATER.

24. ALL PERIMETER WALLS SHALL BE 1-HR FIRE-RESISTANCE-
RATED CONSTRUCTION. #
#

TO STRUCTURE TO FINISH

1. DO NOT SCALE DRAWINGS.

DIMENSIONS GOVERN.

2. ALL DIMENSIONS ARE TO FACE OF
STRUCTURE (F.O.S.), UNLESS
OTHERWISE NOTED.

3. ALL DIMENSIONS SHOULD BE

VERIFIED ON SITE BEFORE
PROCEEDING WITH THE WORK.

4. AS-BUILT CONDITIONS TO BE
VERIFIED.

5. ANY INCONSISTENCIES OR

UNFORESEEN CONDITIONS TO BE

REVIEWED BY THE ARCHITECT PRIOR
TO PROCEEDING WITH CONSTRUCTION.

6. DRAWINGS REPRESENT DESIGN

INTENT ONLY - CONTRACTOR

HAPPY COFFEE

DESIGN PHASE
114 AVE VICTORIA
SAN CLEMENTE, CA 92672
2315

FLOOR PLAN HOURS
4PM-CLOSE
A-121.2
N
01 LEVEL 4PM TO CLOSE 1/4" = 1'-0"
1 PLAN NOTES
01 LEVEL
0' - 0"
03 LEVEL
26' - 0"
04 LEVEL
37' - 0"
ROOF
13' - 2"

SURVEY BASE POINT

0.00 TRELLIS REMOVED
13' - 2"

POSTS REMOVED

WINDOW REMOVED

DOOR REMOVED

CHAINLINK FENCE REMOVED
01 LEVEL
0' - 0"
ROOF
13' - 2"

AWNINGS REMOVED

FLOODLIGHTS REMOVED

1. DO NOT SCALE DRAWINGS.

DIMENSIONS GOVERN.

2. ALL DIMENSIONS ARE TO FACE OF
STRUCTURE (F.O.S.), UNLESS
OTHERWISE NOTED.

3. ALL DIMENSIONS SHOULD BE

VERIFIED ON SITE BEFORE
PROCEEDING WITH THE WORK.

4. AS-BUILT CONDITIONS TO BE
VERIFIED.

5. ANY INCONSISTENCIES OR

UNFORESEEN CONDITIONS TO BE

REVIEWED BY THE ARCHITECT PRIOR
TO PROCEEDING WITH CONSTRUCTION.

6. DRAWINGS REPRESENT DESIGN

INTENT ONLY - CONTRACTOR

HAPPY COFFEE

DESIGN PHASE
114 AVE VICTORIA
SAN CLEMENTE, CA 92672
2315

ELEVATIONS-EXISTING
DEMO
A-200

KEYNOTE LEGEND - ALL
KEY

VALUE KEYNOTE TEXT
NORTH ELEVATION - DEMO 1/4" = 1'-0"
1 SOUTH ELEVATION - DEMO 1/4" = 1'-0"
2 WROUGHT IRON DECORATION REMOVED
01 LEVEL
0' - 0"
ROOF
13' - 2"

TRELLIS AND POSTS REMOVED

FLOODLIGHTS REMOVED

AND REPLACED WITH

APPROPRIATE DARK SKY

LIGHT FIXTURES
01 LEVEL
0' - 0"
ROOF
13' - 2"

AWNINGS REMOVED

1. DO NOT SCALE DRAWINGS.

DIMENSIONS GOVERN.

2. ALL DIMENSIONS ARE TO FACE OF
STRUCTURE (F.O.S.), UNLESS
OTHERWISE NOTED.

3. ALL DIMENSIONS SHOULD BE

VERIFIED ON SITE BEFORE
PROCEEDING WITH THE WORK.

4. AS-BUILT CONDITIONS TO BE
VERIFIED.

5. ANY INCONSISTENCIES OR

UNFORESEEN CONDITIONS TO BE

REVIEWED BY THE ARCHITECT PRIOR
TO PROCEEDING WITH CONSTRUCTION.

6. DRAWINGS REPRESENT DESIGN

INTENT ONLY - CONTRACTOR

HAPPY COFFEE

DESIGN PHASE
114 AVE VICTORIA
SAN CLEMENTE, CA 92672
2315

ELEVATIONS-EXISTING
DEMO
A-201

KEYNOTE LEGEND - ALL
KEY

VALUE KEYNOTE TEXT
EAST ELEVATION - DEMO 1/4" = 1'-0"
1 WEST ELEVATION - DEMO 1/4" = 1'-0"
2 01 LEVEL
0' - 0"
03 LEVEL
26' - 0"
04 LEVEL
37' - 0"
ROOF
13' - 2"

SURVEY BASE POINT

0.00 SMOOTH TROWEL STUCCO

FINISH TO MATCH EXISTING

WHITE SMOOTH TROWEL
STUCCO

WOOD DOOR FOR

UTILITY ENCLOSURE
01 LEVEL
0' - 0"
ROOF
13' - 2"

NEW ARCH WINDOW ON TOP

TO MATCH EXISTING

EXISTING SMOOTH

TROWEL STUCCO TO BE

MAINTAINED

EXISTING WINDOW TO BE REPLACED IN KIND

EXISTING WINDOW TO BE

REPLACED IN KIND

DARK SKY LIGHTING

APPROVED WALL LIGHT

FIXTURE (STYLE TBD)

1. DO NOT SCALE DRAWINGS.

DIMENSIONS GOVERN.

2. ALL DIMENSIONS ARE TO FACE OF
STRUCTURE (F.O.S.), UNLESS
OTHERWISE NOTED.

3. ALL DIMENSIONS SHOULD BE

VERIFIED ON SITE BEFORE
PROCEEDING WITH THE WORK.

4. AS-BUILT CONDITIONS TO BE
VERIFIED.

5. ANY INCONSISTENCIES OR

UNFORESEEN CONDITIONS TO BE

REVIEWED BY THE ARCHITECT PRIOR
TO PROCEEDING WITH CONSTRUCTION.

6. DRAWINGS REPRESENT DESIGN

INTENT ONLY - CONTRACTOR

HAPPY COFFEE

DESIGN PHASE
114 AVE VICTORIA
SAN CLEMENTE, CA 92672
2315

ELEVATIONS-PROPOSED
A-210

KEYNOTE LEGEND - ALL
KEY

VALUE KEYNOTE TEXT
NORTH ELEVATION 1/4" = 1'-0"
1 SOUTH ELEVATION 1/4" = 1'-0"
2 01 LEVEL
0' - 0"
ROOF
13' - 2"
9' - 11 1/8"
(E)SMOOTH TROWEL STUCCO (N) SMOOTH TROWEL STUCCO ADDITION TO PATIO 01 LEVEL
0' - 0"
ROOF
13' - 2"
(E) SMOOTH TROWEL STUCCO

1. DO NOT SCALE DRAWINGS.

DIMENSIONS GOVERN.

2. ALL DIMENSIONS ARE TO FACE OF
STRUCTURE (F.O.S.), UNLESS
OTHERWISE NOTED.

3. ALL DIMENSIONS SHOULD BE

VERIFIED ON SITE BEFORE
PROCEEDING WITH THE WORK.

4. AS-BUILT CONDITIONS TO BE
VERIFIED.

5. ANY INCONSISTENCIES OR

UNFORESEEN CONDITIONS TO BE

REVIEWED BY THE ARCHITECT PRIOR
TO PROCEEDING WITH CONSTRUCTION.

6. DRAWINGS REPRESENT DESIGN

INTENT ONLY - CONTRACTOR

HAPPY COFFEE

DESIGN PHASE
114 AVE VICTORIA
SAN CLEMENTE, CA 92672
2315

ELEVATIONS-PROPOSED
A-211

KEYNOTE LEGEND - ALL
KEY

VALUE KEYNOTE TEXT
EAST ELEVATION 1/4" = 1'-0"
1 WEST ELEVATION 1/4" = 1'-0"
2

San Clemente City CouncilNovember 18, 2025

San Clemente City Council
November 18, 2025