B25-0239 - 31896 PASEO ADELANTO 201FINAL09/04/2025
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2,241
Mercantile - 31896 Paseo Adelanto 201
This is a permit for a tenant
improvement (2,241 sf) within existing
shell building (13,501 sf) for a
commercial retail space, including new
restroom, lighting, air conditioning
distribution & power distribution.
Bickel Group Architecture, Kelly Johnson
949 757-0411 x224
kjohnson@bickelgrp.com
✔
✔
River Street SJC, LLC
31791 Los Rios St
San Juan Capistrano, CA
310 866.1343
Old 44 Vintage
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Kelly Johnson
B25 0239
03 13 25
03/13/25
997671
PRC BUILDERS
26616 MISSION ST
SJC, CA 92675
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:4.21.2025 Review #:2
32400 Paseo Adelanto Date Received:4.15.2025
San Juan Capistrano, Ca. 92675 CSG #:4503012
Attn:Building Division Agency Plan Check #:B25-0239
Job Address:31896 PASEO ADELANTO UNIT 201
Job Description:
***RIVER STREET*** 2241sf RETAIL TI
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
Structural Calculations Energy Calculations
Soil Report Specifications
Geotechnical Review Letter Special Inspection Form(s)
X Other: MPE
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:
From:Lou El-Khazen, PE, CBO, CASp
CSG Consultants Inc.657.291.5970
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31896 Paseo Adelanto 201
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New retail (clothing) tenant improvement within existing building
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Kelly Johnson - Bickel Group
949 572-8030 03 13 25
San Juan Capistrano
2025-00314
2025-00314
2025-00314
NONE
March 31, 2025
Attention: Address Coordinator
RE: NEW ADDRESS NOTIFICATION FOR 31896 PASEO ADELANTO,
SAN JUAN CAPISTRANO, CA 92675
Please be advised that the City of San Juan Capistrano has retired suite #202 at 31896
PASEO ADELANTO per RIVER STREET SJC LLC’s request.
Existing/Prior Address(es): N/A
New Address(es): 31896 PASEO ADELANTO (BLDG) - REMAINS
31896 PASEO ADELANTO #101 - REMAINS
31896 PASEO ADELANTO #102 - REMAINS
31896 PASEO ADELANTO #104 - REMAINS
31896 PASEO ADELANTO #105 - REMAINS
31896 PASEO ADELANTO #106 - REMAINS
31896 PASEO ADELANTO #201 - REMAINS
31896 PASEO ADELANTO #202 - RETIRED
31896 PASEO ADELANTO #203 - REMAINS
31896 PASEO ADELANTO #204 - REMAINS
31896 PASEO ADELANTO #205 - REMAINS
31896 PASEO ADELANTO #206 - REMAINS
Mailing Industry Detail: San Juan Capistrano, CA 92675
Legal Description: N TR 103 BLK LOT 56 TR 103 LOT 56 WLY 1/3 -INC
POR OF RIVER ST ADJ-
Address Type: Building with Suites
Deliverable Address(es): YES
Assessor’s Parcel Number (APN): 121-160-22
Reason for Change: NEW BUILDING w/ SUITES
Effective Date: 03/28/2025
Sincerely,
Lisa La
Senior Permit Technician
City of San Juan Capistrano
32400 Paseo Adelanto
San Juan Capistrano, CA 92675
949-443-6349
building@SanJuanCapistrano.org
Santa Margarita Water District 26111 Antonio Parkway, Rancho Santa Margarita, CA 92688
www.SMWD.com (949) 459-6420
BOARD OF DIRECTORS
BETTY H. OLSON PH. D
LAURA FREESE
FRANK URY
SAUNDRA F. JACOBS
MARGARET NOVAK
ROBERT GRANTHAM
GENERAL MANAGER
April 2, 2025
Building Department
City of San Juan Capistrano
32400 Paseo Adelanto
San Juan Capistrano, California 92675
Attention: Building Department
Subject: Final Water and Sewer Will Serve Letter for Old 44 Vintage at 22461 31896 Paseo
Adelanto, Suite 201, San Juan Capistrano, TR 103 in Improvement District No. 9
Dear Building Department:
Subject to the developer’s successful completion of the on-site water and sewer facilities, and subject to the
availability of water from the Metropolitan Water District of Southern California, the District can and will
provide water and sewer service to the subject project. This approval is only for the issuance of building permits
and is only good for two years from the date of this letter. At this time, no further inspection of the on-site water
and sewer facilities is needed by SMWD to enable the County to release the certificate of occupancy. However,
The District still reserves the right to inspect the on-site plumbing and backflow prevention when necessary. Use
of self-regenerative water softeners is discouraged within the District and application for use at this site has not
been approved.
The following fixtures will discharge to the Sanitary Sewer:
• 1 Hand Sink
• 1 Floor Drain
• 1 Toilet
Should you have any questions or desire additional information, please call the Engineering Counter at (949)
459-6503.
Sincerely,
SANTA MARGARITA WATER DISTRICT
Pablo Marti
Senior Project Engineer
03 26 25
03 28 25
B25-0239
31896 PASEO ADELANTOSAN JUAN CAPISTRANO, CALIFORNIAMERCANTILE2nd FLOOR PLANScale: 1/16" = 1'-0"May 22, 2024P:\24\24290 - ALM Mercantile 2nd Floor Demising\CD\x24290 -Mercantile - 2nd Floor Plan.dwgB I C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511ww w . b i c k e l g r p . c o mNORTHSuite 203Suite 204Suite 201 Suite 202Suite 205Suite 206