B22-1644 - 31904 PASEO ADELANTO (2)10/24/2024
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31904 Paseo Adelanto
Interior improvements to existing shell
building at River Street for restaurant
including patio seating.
Bickel Group, Kelly Johnson
949 872-5030
kjohnson@bickelgrp.com✔
✔
River Street SJC, LLC
31791 Los Rios Street
San Juan Capistrano, CA
949 354-5600
/D9DTXHUD
60000 11
128 2
21 40
21 1 18
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4/4
111
Kelly Johnson 12/13/22
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31904 Paseo Adelanto
✔
Interior improvements to existing shell building at River Street for restaurant including patio seating.
✔
✔
✔
✔
✔
✔
✔
✔
✔
Kelly Johnson
949 757-0411 12 15 22
San Juan Capistrano
RIVER STREET MARKEPLACE LLC
31871 Los Rios Street
San Juan Capistrano, CA 92675
March 17, 2023
City of San Juan Capistrano
32400 Paseo Adelanto
San Juan Capistrano, CA 92675
RE: Farmstead
31904 Paseo Adelanto, San Juan Capistrano, CA 92675
To Whom it May Concern:
Landlord has entered into an agreement on the Farmstead building at River Street Marketplace.
Landlord is in receipt of Tenant’s proposed plans and has authorized Tenant to submit the plans to The
City of San Juan Capistrano and all other regulatory agencies for review and approval.
We appreciate your help in processing the Farmstead’s plans. Please let us know if you have any
questions.
Thank you,
Dan Almquist
Manager
River Street Marketplace LLC
949-302-1389
FID 200539
202300558
VD 08/10/2023
AN 646166
Charbroiler
202300558
Van Doan, 08/11/2023
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From:engcounter
To:Erika Sanchez; engcounter
Cc:Building Department
Subject:RE: B22-1644 Certificate of Occupancy Routing Sheet - SMWD
Date:Wednesday, October 9, 2024 4:49:43 PM
Attachments:image009.png
image002.png
image003.png
image004.png
image005.png
image006.png
[The e-mail below is from an external source. Please do not open attachments or click
links from an unknown or suspicious origin.]
SMWD has everything it needs.
Thank you so much!
Betsy Parkinson
Administrative Assistant
O: 949-459-6612
M: 949-433-6933
smwd.com
From: Erika Sanchez <esanchez@cmcorp.co>
Sent: Wednesday, October 9, 2024 11:22 AM
To: engcounter <engcounter@smwd.com>
Subject: RE: B22-1644 Certificate of Occupancy Routing Sheet - SMWD
ATTENTION: This email was sent from an external source. Please be careful when
clicking links or attachments.
This is for the Tenant Improvement at the Farmstead Building
La Vaquera (TI)
Thank you,
Erika Sanchez – CM Corp
M: 951-505-7030
O: 949-305-8888
F: 949-305-8844 www.cmcorp.co
From: engcounter <engcounter@smwd.com>
Sent: Wednesday, October 9, 2024 11:15 AM
To: Erika Sanchez <esanchez@cmcorp.co>; engcounter <engcounter@smwd.com>
Subject: RE: B22-1644 Certificate of Occupancy Routing Sheet - SMWD
Is this for Farmstead? Or is this a new tenant?
Thanks,
Betsy Parkinson
Administrative Assistant
O: 949-459-6612
M: 949-433-6933
smwd.com
From: Erika Sanchez <esanchez@cmcorp.co>
Sent: Wednesday, October 9, 2024 9:30 AM
To: engcounter <engcounter@smwd.com>
Subject: B22-1644 Certificate of Occupancy Routing Sheet - SMWD
ATTENTION: This email was sent from an external source. Please be careful when
clicking links or attachments.
Good morning,
I am contacting you to confirm if a field inspection is needed for the following
address:
La Vaquera (TI)
31904 Paseo Adelanto
San Juan Capistrano, CA 92675
B22-1644
Thank you,
Erika Sanchez – CM Corp
M: 951-505-7030
O: 949-305-8888
F: 949-305-8844 www.cmcorp.co
***** Please note that email correspondence with the City of San Juan Capistrano, along with
attachments, may be subject to the California Public Records Act, and therefore may be
subject to disclosure unless otherwise exempt.
JUN 08, 2023
CSG 06/21/23
B22-1644 V3
PERMIT NUMBER
JOB ADDRESS
)252)),&(86(21/<
'(3$570(17$33529$/65(48,5('
%8,/',1*
PLANNING:
38%/,&:25.6:
60:':
2&)$
YES
YES
YES
<(6
<(6
NO
NO
NO
12
12
INSTRUCTIONS:
1.6XEPLWVHWVRIRQO\WKHUHYLVHGVKHHWVVWDSOHGLQWRVHWV
GRQRWVXEPLWFRPSOHWHVHWRISODQV
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1RWHWKHSDJHQXPEHU V RQZKLFKWKHUHYLVLRQ V RFFXU
3URYLGHGHVFULSWLRQRISURSRVHGFKDQJHV
DESCRIPTION OF PROPOSED CHANGES:
3$*(
1 .
2 .
3 .
4 .
5 .
APPLICANT SIGNATURE DATE
BUILDING REVISION FEE:727$/3/$1&+(&.(5 REVIEW TIME:
$86.93/HOUR - 1 HOUR MINIMUM – Per table 3.A.1 HOURS
FOR OFFICE USE ONLY
APPROVED BY: DATE:
&203$1<1$0(
EMAIL ADDRESS
CONTACT PHONE #
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31904Paseo Adelanto
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kjohnson@bickelgrp.com
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11/21/23
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PLAN CHECK RESPONSES
Date: November 21, 2023
To: City of San Juan Capistrano
32400 Paseo Adelanto
San Juan Capistrano, CA 92675
Re: Farmstead Restaurant TI
Bickel Project #: 22480
Plan Check #: B22-1644 REV 1
Due to the final health department approval and other interior design changes, modifications have
been made to the approved set of plans. Please see below list of items corresponding to the
revised sheets provided for your review:
A-1.0 1-Floor plan: North entry//bar wall to be furred out to allow vent piping and fire sprinkler
lines to be hidden per added keyed note 46. Additional dimensions added to show 30”
bar counter per health. Water filling station moved at bar area. Low concrete wall added
at patio server station per keyed note 47. Two fire pits on patio removed. Closet 113 and
door 122 added.
A-1.2 1-RCP: North entry//bar wall to be furred out to allow vent piping and fire sprinkler lines
to be hidden per added keyed note 26. Per keyed note 27, plexi glass added over bar
area. Track light shifted in bar area and noted with key note 28 that it must be install
flush to ceiling so aligned with member of the steel structure. Dining room lighting layout
updated. Ceiling outside of restroom entry removed. Track light near entry rotated. One
light added over bar to match interior design plans. Closet 113 added.
A-2.0 Finish Plan: Closet 113 added.
A-3.0 1- Section: Call out for plexi-glass ceiling added and counter dimensions revised to 30”
width. Lighting updated in dining room
2- Interior Elevation: Lighting updated in dining room
Details 3-6: Counter widths revised to 30” typ.
A-3.1 1- Interior Elevation: Lighting updated in dining room
2- furring added above bar around beam per keyed note 25. Call out for plexi-glass
ceiling added and counter dimensions revised to 30” width.
A-4.0 1-Door Sched: Door 122 added to closet
A-4.1 Detail 25: Added for new low concrete wall
E0.1 Symbol legend updated to clarify GFCI protection
E2.1 Note revised regarding GFCI protection
Power Plan: Outlets shifted where in conflict with posts. Power for two fire pits at patio
removed. Power to walk-ins updated to match requirements on shop drawings provided.
November 21, 2023
Revisions Memo
B22-1644
Page 2
E-3.1 Lighting Plan: J-boxes over booths to be below grade per ID and noted with keyed note 8.
Lighting at bar area shifted/updated and dining room lighting updated. Fixture outside
restroom entry updated.
E4.2 Breakers updated as clouded. Panel Schedules updated as required for power plan and
lighting plan changes.
E5.1 Lighting Fixture Schedule: Updated per Interior Designer Specs. Trask lighting moved to
GC to provide and install.
P-1.0 Kitchen Equipment schedule: Sink P-83 changed to indirect waste
P-2.0 Water station at exterior bar area updated to match kitchen plans, bar area vent and waste
piping revised, waste and vent added to floor sinks as clouded to match kitchen.
P-3.0 Water station at exterior bar area updated to match kitchen plans. Underground water line
with hose bibb added to planter in dining room
FS-2 Item 7: Updated to clarify basins and drainboard sizes for health
Item 28: Updated to clarify basin size
All items noted as custom now listed as NSF
FS-2.1 Water filling station at bar relocated
FS-4 P-83 and P-96 at bar to drain to floor sink
FS-4.1 Water filling station at bar relocated
FS-5 Dimensions added for beer chase
Captiveaire Drawings: Type 1 Exhaust hood over grill revised to Extra Heavy Duty and listed for 700
degree (note, no change to mechanical required)
Structural calc for new concrete low wall on patio provided.
Please feel free to contact me directly for any clarifications.
Regards,
Kelly Johnson, AIA, LEED AP | Principal
bg | Bickel Group Architecture
P: 949.757.0411 x224 | C: 949.572.8030 kjohnson@bickelgrp.com
OCT 30, 2023
PERMIT NUMBER
JOB ADDRESS
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BUILDING REVISION FEE:727$/3/$1&+(&.(5 REVIEW TIME:
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Bickel Group B22-1644
Kelly Johnson
31904 Paseo Adelanto
949 572-8030
kjohnson@bickelgrp.com
Please see attached memo.
04/05/24
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REVISION MEMO
Date: April 5, 2024
To: City of San Juan Capistrano
32400 Paseo Adelanto
San Juan Capistrano, CA 92675
Re: Farmstead Restaurant TI
Bickel Project #: 22480
Plan Check #: B22-1644 REV 2
Due to some design and field conditions, some updates have been made to the plans. Please
see below list of items corresponding to the revised sheets provided for your review:
A-0.0 Sheet index updated to add A-3.4 and M1.2
A-1.0 1- Floor Plan: Reference tag for added elevation 1/A-3.4 at patio added. Serving station
near patio exit removed. Clear dimensions of server station near outdoor bar added. CO2
tanks moved to ground floor and note 48 added. Lockers moved to opposite side of
walkway in kitchen (no change in walkway width).
A-1.1 2- Attic Floor Plan: Partition with access panel added under beam between usable space
and the low ceiling height. Low voltage area added to match low voltage plans. CO2 notes
and details removed.
A-1.2 1- RCP: Reference tag for added elevation 1/A-3.4 at patio added.
Keyed note 15: Enlarged version of the bar cover added to detail reference.
Keyed note 19: Added detail reference for heater support added.
Keyed note 27: Enlarged version of the bar cover added to detail reference.
A-1.3 1- Roof Plan: Condensing units and water booster pump relocated and detail referenced
added.
A-3.0 1- Interior Elevation: Height of lights added at bar.
2A- Bar Ceiling: Enlarged bar ceiling detail added (previously issued to GC)
4- Bar Section at Interior ADA: height revised to 34”.
A-3.1 Detail 7: Updated to show conduit and jbox requirements at bar ceiling (previously issued
to GC)
A-3.3 1- Men’s Restroom Elevation: Height of mirror and counter revised.
3- Women’s Restroom Elevation: Height of mirror and counter revised.
A-3.4 Sheet added with various details of exterior patio heaters and rooftop equipment.
A-4.1 Detail 25: Low wall revised to wood framing.
S-1.0 Storage Platform Framing Plan: Exhaust fan added above.
April 5, 2024
Revisions Memo
B22-1644
Page 2
S-2.0 Flat Roof Framing Plan: Condensing unit and booster pump added/relocated and details
referenced
SD-4 Detail 13 added for platform and awning attachments where occurs
SD-6 Detail 16 added for condensing unit sleepers
E2.1 1- Power Plan: power to patio server station removed and power at Core hood controller
added.
E2.2 1- Roof Plan: Power to condensing units and booster pump revised
E3.1 Updated for final Lutron lighting control system
E3.2 1- Attic Lighting Plan: Lights shifted to avoid beam
1- Attic Power Plan: Power added for low voltage equipment and added exhaust fan
E4.1 Updated for final Lutron lighting control system
E4.2 Panel Schedules: Updated for power plan updates
E5.1 Updated for final Lutron lighting control system
M0.1 Fan Schedule: Exhaust fan for attic added
M1.0 Mechanical Floor Plan: Ductwork updated to match built conditions. Transfer grill added to
CO2 closet door.
M1.2 Sheet added for attic exhaust.
M1.5 Mechanical Roof Plan: Duct from added exhaust fan shown
M2.0 Exhaust fan control detail added
P-1.0 Plumbing Fixture Schedule: Booster Pump Spec revised
P-3.0 A- Plumbing water plan: Water to Core hood revised. Water to booster pump location
revised.
P-5.0 A- Roof Plumbing Plan: Water booster pump revised spec and location.
Food Service Plans – Updated for added condensing unit – clouded with Delta 5
Please feel free to contact me directly for any clarifications.
Regards,
Kelly Johnson, AIA, LEED AP | Principal
bg | Bickel Group Architecture
P: 949.757.0411 x224 | C: 949.572.8030 kjohnson@bickelgrp.com
05-02-2024
CSG 05/09/24
B22-1644 2
Apr. 01/2024
PERMIT NUMBER
JOB ADDRESS
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DESCRIPTION OF PROPOSED CHANGES:
3$*(
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4 .
5 .
APPLICANT SIGNATURE DATE
BUILDING REVISION FEE:727$/3/$1&+(&.(5 REVIEW TIME:
$86.93/HOUR - 1 HOUR MINIMUM – Per table 3.A.1 HOURS
FOR OFFICE USE ONLY
APPROVED BY: DATE:
&203$1<1$0(
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Bickel Group B22-1644
Kelly Johnson
31904 Paseo Adelanto
949 572-8030
kjohnson@bickelgrp.com
Please see attached memo.
08/18/24
✔
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REVISION MEMO
Date: August 18, 2024
To: City of San Juan Capistrano
32400 Paseo Adelanto
San Juan Capistrano, CA 92675
Re: Farmstead Restaurant TI
Bickel Project #: 22480
Plan Check #: B22-1644 REV 3
Due to some design and field conditions, some updates have been made to the plans. Revisions
are all clouded with a delta 9/10 and please see below list of items corresponding to the revised
sheets provided for your review:
A-1.0 1- Floor Plan: Seating updates – Two 4-tops changed to 2-tops along gridline A in dining
room, one 2-top changed to a 4-top along gridline D in dining room, one picnic table
omitted along gridline 12 at patio. Note – egress path remains the same as approved plans
and occupant load per code does not change as these are loose seating areas calculated
by square footage.
Keyed note 15: Reference to detail 8/A-3.4 for water heater edge extension added
A-1.1 1- Egress Plan: Seating updates – Two 4-tops changed to 2-tops along gridline A in dining
room, one 2-top changed to a 4-top along gridline D in dining room, one picnic table
omitted along gridline 12 at patio. Note – egress path remains the same as approved plans
and occupant load per code does not change as these are loose seating areas calculated
by square footage.
A-3.4 1- Patio Elevation: Notes added for patio fan blocking detail
8- Water heater extension edge detail: Added to plans due to water heater diameter
9- Blocking for fan attachment: Detail added
E-2.1 Power Plan: Power added/updated to equipment E-76.1 and E-93 in kitchen
E-2.2 Roof power plan: Power added at booster pump per response to RFI 111
E-3.1 Lighting Plan: Decorative light in kitchen service area near closet 113 removed. Floor
lamps next to banquette in dining room and in walk to restrooms removed.
E-4.2 Panel F1A: Power for kitchen equipment 76.1 added
Panel F1B: Back Bar unit- Breaker in F1B-8 was changed from 20 amp – 15amp
Panel F1C: Updated to show a spare per RFI 111 and breaker revised for Cook & Smoke
item 93
Panel F1E: Booster pump added per RFI 111
P-2.0 Waste and Vent Plan: Hand sink added to bar area per health inspection comment
P-3.0 Plumbing water plan: Hand sink added to bar area per health inspection comment
August 18, 2024
Revisions Memo
B22-1644
Page 2
Please feel free to contact me directly for any clarifications.
Regards,
Kelly Johnson, AIA, LEED AP | Principal
bg | Bickel Group Architecture
P: 949.757.0411 x224 | C: 949.572.8030 kjohnson@bickelgrp.com
Letter of Transmittal
3707 W Garden Grove Blvd. Suite 100, Orange, CA 92868
phone 714.568.1010 fax 714.568.1028 www.csgengr.com
To: City of San Juan Capistrano Date Completed: 08/28/2024 Review #:1
32400 Paseo Adelanto Date Received:
San Juan Capistrano, Ca. 92675 CSG #: 4410527
Attn: Building Division Agency Plan Check #: B22-1644
Job Address: 31904 Paseo Adelanto
Job Description:
Revision to CSG 4218738 and 444382 –Revisions to Approved plans for 5333 s.f. restaurant with 2060 patio.
Status: Plan is ready for permit issuance for the following:
X Plan is approved. Architectural Energy
Plan is approved with conditions. See remarks. Structural Other:
Plan is approved with redlines. See remarks. Plumbing
Plan is approved with redlines and conditions. See remarks. Electrical
Plan requires corrections. See attached list. Mechanical
We have reviewed the following documents ( X Digital only):
X Plans Truss Calculations
X Structural Calculations X Energy Calculations
Soil Report X Specifications
Geotechnical Review Letter Special Inspection Form(s)
Other:
Special items to note:
Plan has been stamped and signed by CSG
Environmental Health Services approval required
Special inspection required for
Hardship Form included
Remarks:
PC1: 4.5 hrs
From:
Building Plan Review Comments by | Amir Hamidzadeh | amirh@csgengr.com | 805-380-6655 |
MEP Plan Review Comments by | Jimmy Le | Jimmy Le|jimmyl@csgengr.com | 714-568-1010 |
CSG Consultants Inc. (714) 568-1010
rank Biangone Jr.| frankb@csgengr.com | 714-454-3018 |
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