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HomeMy WebLinkAbout04_Burger Boss Minor Use Permit_PA2016-191 COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768,Newport Beach, CA 92658-8915 FOR�a+P 949-644-3200 Fax: 949-644-3229 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT December 15, 2016 Agenda Item No. 4 SUBJECT: Burger Boss Minor Use Permit (PA2016-191) 6800 West Coast Highway Minor Use Permit No. UP2016-047 APPLICANT: MME, LLC OWNER: MME, LLC PLANNER: Jaime Murillo, Senior Planner (949) 644-3209, jmurillo@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN Zone: CV (Commercial Visitor-Serving) General Plan: CV (Visitor Serving Commercial) PROJECT SUMMARY Request for a minor use permit to change an existing fast food (take-out service), eating and drinking establishment (restaurant) to a food service restaurant and expand into the adjacent commercial suite. The resulting floor area would be approximately 2,000 gross square feet with approximately 953 square feet of interior net public area and 419 square feet of exterior net public area. No late hours (after 11:00 p.m.) or alcohol service is requested. If approved, this use permit would supersede Use Permit No. UP1776 and Outdoor Dining Permit No. OD64. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No. UP2016-047 (Attachment No. ZA 1). Burger Boss Minor Use Permit (PA2016-191) Zoning Administrator, December, 15, 2016 Page 2 BACKGROUND The project will be located in an existing commercial building at the northwesterly corner of West Coast Highway and Orange Street, along a commercial corridor through West Newport (Attachment ZA 2). The building is currently occupied by a 1,278-square-foot take-out restaurant and a 723-square-foot tattoo parlor. The existing take-out restaurant was originally established in 1965, prior to the requirements of a use permit. On January 8, 1976, the Planning Commission approved Use Permit No. UP1776 (Attachment ZA 3) authorizing alterations to the take-out restaurant. Hours of operation were limited to between 6:00 a.m. and 10:00 p.m., daily. Seating was limited to a maximum of 24 seats and six tables. At the time, four parking spaces were provided on-site, accessible directly from West Coast Highway and the remaining 31 required parking spaces were waived. Parking was calculated at a rate of one space per 50 square feet of restaurant area (1,550 square feet) plus one space per employee (four employees), for a total of 35 spaces. The four on-site spaces have since been eliminated as a result of highway widening. On December 21, 2001, the Planning Director approved Outdoor Dining Permit No. OD64 (Attachment ZA 4), authorizing the addition of accessory outdoor dining to the existing take-out service restaurant. Outdoor dining was limited to 75 square feet (25-percent of interior net public area of 408 square feet) and seating was limited to eight seats and four tables. DISCUSSION The project involves completely renovating the interior and exterior of the commercial building and converting the existing take-out service restaurant to a food service use restaurant. The existing tattoo parlor will be eliminated to accommodate a new kitchen designed to meet current Health and Building Code requirements. Exterior improvements include removing the exterior take-out window and non- conforming pole sign, constructing a new storefront entry oriented toward the highway, constructing a new trash enclosure, constructing a new decorative screen wall facade, and constructing new roof top mechanical equipment screens (Attachment ZA 5). The interior net public area will be 953 square feet in area and accommodate 36 seats. The outdoor dining area will be located along the highway frontage, behind the new decorative screen wall and will measure 419 square feet of net public area and accommodate 20 seats. As conditioned, the hours of operation will remain between 6 a.m. to 10 p.m., daily, consistent with the hours of operation of the existing take-out service restaurant to minimize any disturbance to residents residing near the property. Tmp1t:05-05-16 Burger Boss Minor Use Permit (PA2016-191) Zoning Administrator, December, 15, 2016 Page 3 The General Plan designates the site Visitor Serving Commercial (CV), which is intended to provide for accommodations, goods, and services intended to primarily serve visitors to the City. The food service establishment is consistent with this land use designation, as the use will serve visitors and residents living in the immediate neighborhood and surrounding area. The property is located in the Commercial Visitor-Serving (CV) Zoning District. Food service, eating and drinking establishments, with no alcohol service and no late hours, are a permitted use subject to the approval of a minor use permit pursuant to Newport Beach Municipal Code Section 20.20.020 (Commercial Zoning Districts Land Uses and Permit Requirements). The property is nonconforming due to having no parking available on-site; however, the proposed use results in a nine-space reduction of required parking from the previous uses. As previously mentioned, the existing take-out service restaurant required a total of 35 spaces, 31 of which were waived and four lost due to highway widening. The existing tattoo parlor (723 square feet) is considered a personal- service use and requires parking at a rate of 1 space per 250 square feet of gross floor area, or 3 spaces. The uses combined require a total of 38 parking spaces for the building. The proposed food service, eating and drinking establishment requires parking at a rate of 1 space per 30 — 50 square feet of net public area as determined by the use permit (up to 25-percent of the interior net public area is excluded). Based on the size of the establishment, proposed number of seats, no late hours, no alcohol, and the walkability to the establishment from surrounding residents and beach visitors in the area, staff has determined the required parking ratio of 1 space per 40 square feet of net public area is appropriate. The interior net public area is 953 square feet and the exterior net public area is 419 square feet; excluding the 25-percent exterior net public area parking credit of 238.25 square feet, the total net public area of the establishment for parking calculation purposes is 1,133.75 square feet, resulting in a total parking requirement of 29 spaces. Therefore, no additional parking is required. The restaurant entrance and outdoor dining is oriented toward West Coast Highway in a manner that shields the restaurant activity from the residential uses toward the north. The project has been reviewed and includes conditions of approval to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks and areas surrounding the subject property and adjacent properties during business hours, if directly related to the patrons of the establishment. Tmp1t:05-05-16 Burger Boss Minor Use Permit (PA2016-191) Zoning Administrator, December, 15, 2016 Page 4 ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3. The Class 1 exemption includes the ongoing use of existing buildings where there is negligible or no expansion of use. In this case the project involves the remodel and alteration of an existing commercial building with a tattoo parlor and fast food restaurant into a single food service restaurant. No new floor area or intensification of parking would result. PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of- way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at (949) 644-3200. Prepared by: Jame Murillo Senior Planner Jm Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Use Permit No. UP1776 ZA 4 Outdoor Dining Permit No. OD64 ZA 5 Project Plans Tmp1t:05-05-16 .L� Attachment No. ZA 1 Draft Resolution RESOLUTION NO. ZA2016-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP2016-047 FOR A FOOD SERVICE, EATING AND DRINKING ESTABLISHMENT LOCATED AT 6800 WEST COAST HIGHWAY (PA2016-191) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by MME, LLC, with respect to property located at 6800 West Coast Highway, and legally described as Lot 4 and Portion of Lot 3, Block 8, of the Seashore Colony Tract, requesting approval of a minor use permit. 2. The applicant proposes a minor use permit to change an existing fast food (take-out service), eating and drinking establishment to a new food service, eating and drinking establishment and expand into the adjacent commercial suite. The resulting floor area would be approximately 2,000 gross square feet with approximately 953 square feet of interior net public area and 419 square feet of exterior net public area. No late hours (after 11:00 p.m.) or alcohol service is requested as part of this application. 3. The subject property is located within the Commercial Visitor-Serving (CV) Zoning District and the General Plan Land Use Element category is Visitor Serving Commercial (CV). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Visitor Serving Commercial (CV-A). 5. A public hearing was held on December 15, 2016 in the Corona del Mar Conference Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project has been determined to be categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15301, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act) under Class 1 (Existing Facilities). The Class 1 exemption includes the ongoing use of existing buildings where there is negligible or no expansion of use. 2. In this case, the project involves the remodel and alteration of an existing commercial building with a tattoo parlor and fast food restaurant into a single food service restaurant. No new floor area or intensification of parking would result. Zoning Administrator Resolution No. ZA2016-### Page 2 of 9 SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.020.F (Conditional Use Permits and Minor Use Permits) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding: 1. The General Plan designates the site Visitor Serving Commercial (CV), which is intended to provide for accommodations, goods, and services intended to primarily serve visitors to the City. The food service establishment is consistent with this land use designation, as the use will serve visitors and residents living in the immediate neighborhood and surrounding area. 2. The subject property is not part of a specific plan area. Finding: B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Facts in Support of Finding: 1. The property is located in the Commercial Visitor-Serving (CV) Zoning District. Food service, eating and drinking establishments, with no alcohol service and no late hours, are a permitted use subject to the approval of a minor use permit pursuant to Newport Beach Municipal Code Section 20.20.020 (Commercial Zoning Districts Land Uses and Permit Requirements). 2. The property is nonconforming due to having no parking available on-site; however, the proposed use results in a nine-space reduction of required parking from the previous uses. The existing fast food (take-out service) establishment operates pursuant to Use Permit No. UP1776, which required 1 space per 50 square feet of restaurant area (1,550 square feet) plus 1 space per employee (four employees), for a total of 35 spaces. Four spaces were provided on-site and 31 spaces were waived. The existing tattoo parlor (723 square feet) is considered a personal-service use and requires parking at a rate of 1 space per 250 square feet of gross floor area, or 3 spaces. The uses combined require a total of 38 parking spaces for the building. The four spaces provided on-site were previously accessible via West Coast Highway, but were eliminated with the widening of the highway. The proposed food service, eating and drinking establishment requires parking at a rate of 1 space per 30 — 50 square feet of net public area as determined by the use 05-26-2016 Zoning Administrator Resolution No. ZA2016-### Page 3 of 9 permit (up to 25-percent of the interior net public area is excluded). Based on the size of the establishment, proposed number of seats, no late hours, no alcohol, and the walkability to the establishment from surrounding residents and beach visitors in the area, staff has determined the required parking ratio of 1 space per 40 square feet of net public area is appropriate. The interior net public area is 953 square feet and the exterior net public area is 419 square feet; excluding the 25-percent exterior net public area parking credit of 238.25 square feet, the total net public area of the establishment for parking calculation purposes is 1,133.75 square feet, resulting in a total parking requirement of 29 spaces. Therefore, no additional parking is required. 3. As conditioned, the proposed establishment will comply with Zoning Code standards for eating and drinking establishments. Finding: C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. The restaurant entrance and outdoor dining is oriented toward West Coast Highway in a manner that shields the restaurant activity from the residential uses toward the north. 2. The proposed food service use is appropriate given the establishment was previously used for restaurant use and is accessible from two streets (West Coast Highway and Orange Street), which provides convenient access to motorists, pedestrians, and bicyclists. 3. Surrounding properties consist of residences inland of the highway and nonresidential uses fronting the highway, including retail, veterinary/boarding, and eating and drinking establishments. The proposed establishment is compatible with the existing and permitted uses in the area. 4. As conditioned, the hours of operation will remain between 6 a.m. to 10 p.m., daily, which will minimize any disturbance to residents residing near the property. These hours are consistent with the hours of operation of the existing fast food use. 5. A new trash enclosure is proposed with a solid roof and gates to screen refuse and provide a convenient location where materials can be deposited and collected. Finding- D. indin :D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. 05-26-2016 g Zoning Administrator Resolution No. ZA2016-### Page 4 of 9 Facts in Support of Finding: 1. The Fire Department reviewed the site to ensure adequate public and emergency vehicle access is provided. 2. Any proposed site improvements will comply with the Zoning Code and all Building, Public Works, and Fire Codes. 3. Although no parking is provided on-site, the project is located on West Coast Highway, a commercial corridor through West Newport and has heavy vehicular and pedestrian activity. On-street parking is provided along West Coast Highway and Orange Street. In addition, the restaurant benefits from high visitor foot traffic in the area and close proximity to the Newport Shores and West Newport communities. Finding: E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: 1. The food service, eating and drinking establishment will occupy space in an existing commercial building used for fast food and a tattoo parlor, which have not proven to be detrimental to the occupants of the property or nearby properties. 2. The project has been reviewed and includes conditions of approval to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks and areas surrounding the subject property and adjacent properties during business hours, if directly related to the patrons of the establishment. 3. The applicant is required to obtain Health Department approval prior to opening for business, and comply with the California Building Code to ensure the safety and welfare of customers and employees in the establishment. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Use Permit No. UP2016-047, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 05-26-2016 q Zoning Administrator Resolution No. ZA2016-### Page 5 of 9 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. 3. This resolution supersedes Use Permit No. UP1976, approved by the Planning Commission on January 8, 1976, and Outdoor Dining Permit No. OD64, approved by the Planning Director on December 21 , 2001, which upon vesting of the rights authorized by this Use Permit No. UP2016-047, shall become null and void. PASSED, APPROVED, AND ADOPTED THIS 15TH DAY OF DECEMBER 2016. Patrick J. Alford, Zoning Administrator 4x6h, 43 05-26-2016 10 Zoning Administrator Resolution No. ZA2016-### Page 6 of 9 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Minor Use Permit. 3. The Minor Use Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or is materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 4. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to the Minor Use Permit or the processing of a new use permit. 5. A copy of the Resolution, including conditions of approval (Exhibit "A") shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 6. The interior net public area shall not exceed 953 square feet and the exterior net public area shall not exceed 419 square feet. 7. The sale of alcoholic beverages shall be prohibited unless an amendment to the Minor Use Permit or other required application is first approved in accordance with the provisions of the Municipal Code. 8. The hours of operation for the establishment shall be limited to between the hours of 6:00 a.m. and 10:00 p.m., daily. 9. A valid business license from the City of Newport Beach with a sellers permit shall be required prior to start of business. Any contractors/subcontractors doing work at the subject site shall be required to obtain a valid business license from the City of Newport Beach prior to the commencement of any work on the subject site. 10. Prior to issuance of Building Permits, a fair share fee shall be assessed pursuant to Municipal Code Section 15.38 and paid by the applicant. 11. Prior to the issuance of a building permit, State Department of Transportation (Caltrans) approval shall be required for all encroachments/projections into West Coast Highway, including the area around the traffic signal poles. 05-26-2016 Zoning Administrator Resolution No. ZA2016-### Page 7 of 9 12. No excavation within the public right-of-way is permitted as part of this project. 13. Broken/damaged panels within the alley along the project alley frontage shall be reconstructed per City Standard. 14. Broken/damaged sidewalk, curb and gutter along West Coast Highway and Orange Street shall be reconstructed. 15. Sewer clean outs shall be installed per City Standard STD-406-L on all active existing sewer laterals that service the site. All used sewer laterals shall be capped at the property line. 16. Reducer Pressure Principle Backflow Prevention Assembly shall be installed on all active domestic water services per City Standard STD-520-L. All unused water service shall be abandoned at the main (corporation stop). 17. The maximum overhead projection into the Orange Street right-of-way is 18 inches. 18. All proposed signs shall conform to Title 20, Chapter 20.42 (Sign Standards) of the Newport Beach Municipal Code regulations or any sign program applicable to the property. 19. No outside paging system shall be utilized in conjunction with this establishment. 20. Employees of the restaurant shall not use the alley or the northerly side setback area as a break area or smoking area. 21. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified time periods unless the ambient noise level is higher: Between the hours of Between the hours of 7:00 a.m. and 10:00 p.m. 10:00 p.m. and 7:00 a.m. Location Interior Exterior Interior Exterior Residential Property 45dBA 55d BA 40dBA 50dBA Residential Property located within 100 45dBA 60dBA 45dBA 50dBA feet of a commercial property Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 22. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 23. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City- 05-26-2016 1 Zoning Administrator Resolution No. ZA2016-### Page 8 of 9 adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 24. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities to between the hours of 7 a.m. and 6:30 p.m., Monday through Friday and 8 a.m. and 6 p.m. on Saturday. Noise-generating construction activities are not allowed on Sundays or Holidays. 25. Strict adherence to maximum occupancy limits is required. 26. All trash shall be stored in the building or in dumpsters stored in the trash enclosure (three (3) walls and a self-latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. 27. Trash receptacles for patrons shall be conveniently located both inside and outside of the establishment; however, not located on or in any public property or right-of-way. 28. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter debris and graffiti from the premises and on all abutting sidewalks within twenty (20) feet of the premises. 29. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 30. Trash shall be disposed within 30 minutes after actual closing time, daily. 31. A covered wash-out area for refuse containers and kitchen equipment, with minimum useable area dimensions of 36-inches wide, 36-inches deep and 72-inches high, shall be provided and the area shall drain directly into the sewer system, unless otherwise approved by the Building Official and Public Works Director in conjunction with the approval of an alternate drainage plan. 32. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10 p.m. and 7 a.m. on weekdays and Saturdays, and between the hours of 10:00 p.m. and 9:00 a.m. on Sundays and Federal holidays, unless otherwise approved by the Director of Community Development, and may require an amendment to this Use Permit. 33. Storage outside of the building, in the front, or at the rear of the property shall be prohibited, with the exception of the required trash container enclosure. 05-26-2016 is Zoning Administrator Resolution No. ZA2016-### Page 9 of 9 34. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on- site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 35. This approval shall expire and become void unless exercised within twenty-four (24) months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20 (Planning and Zoning) of the Newport Beach Municipal Code. 36. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Burger Boss including, but not limited to, UP2016-047 (PA2016-191). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 05-26-2016 2� Attachment No. ZA 2 Vicinity Map 15 VICINITY MAP . �sr r� Minor Use Permit No. UP2016-047 PA2016-191 6800 W. Coast Highway Attachment No. ZA 3 Use Permit No. UP1776 1j «:•.•.. 7 i ti,!!,.•i y.j lfb, -._¢ ,felt t'N},+ ulnpyirR��r 1ti,j�!4�s�Ke,l R}IN '! � F 5r L p � „>: i ��_5��;3��h QY�#►;����f'.,,�°�it�y��v#�iy,'ki'f"tl t R�"��xyh4r�!j^ ;4 %1 �"� s ., r.� COMMISSIONERS *CITY aF , NEWP0RT' ; `•, CH �c �� I % � � MINUTES TOLL CALL January 8 , 1976 INbEx citizen" wa3 well enough understood by most people so that when a specific project was being consider- ed , the Commission would have an opportunity to onside r not only the project on its merits , but tnd of housing and for whom, and consequently did no el a specific definition was needed as it may be mrohibfitive than intended , Planning Co= w iolt�c nrrod Ori th Mr. Hogan ' s comments and the dosire to ntain flexibility at the project level . Notion X Motion was made that planning Commission mmend All Ayes to the City Council the adoption of Amendment 460 as proposed . Item #2 Request to permit `interior and exterior altera. USE tions ( i .e . new bathroom. facilities , new patio TERMIT roof and fences , etc . ) on an existing nonconform- TT716— ing "tako-out" and 'Vitdoor" restaurant facility In It Shores . " APPROVED C N I - Location : Lots 3 and 4, Block 8 , Colony Tract TI��LL.Y Addition , located at 6800 West ' Coast Highway , on the northwesterly corner of Orange Street and Fest Coast Highway in "Newport Shores ." Zone : Specific Plan No. 4 Applicant ,: Krano ' s , Newport Beach Owner: M/ry Cousumano , Costa Mesa Chairman Beckley advised that his son was a former employee of the applicant, however, did not feel this had any effect an his objectivity and, therefore , did not disqualify himself. Public hearing was opened in connection with this matter. Bob Hunt, one of the owners of Krano 's , appeared before the Commission and concurred with the staff report and all but two of the recommended conditions . He was concerned with the wording of Condition No, 10 because the building was present- ly constructed to the property line and read an additional sentence which he and Mr. Pickart of Page 3 . 1 COMMISSIONERS *CITY OF NEWPORT *CH "` " A Z MINUTES MOLL CALL January A , 1976 INDEX the Public Works Department had discussed as follows : "Acceptance of said offer shall only occur in the evens; the entire site or substantial Portion thereof is subject to reconstruction by the owners and/or their agents or tenants or in the event the City determines to widen the exist- 109 streets in which event the City shall be fully responsible for any alteration and/or recon strUction of the building necessitated by the utilization of said property for street purposes. " City Engineer Nolan advised that the additional sentence was too restrictive and that the wording as stated in Condition No. 10 satisfactorily t+ecognized the problem while protecting the ability to have the right-of-way dedicated at a later date . However, if additional clarification was needed to satisfy both the applicant and the Commission , he suggested that the additional sentence read as follows : " It is understood that acceptance of the offer of dedication is not intended to require removal of the portion of the existing structure which would be affected without appropriate compensation for such removal . " As to Condition No. 3 , Mr. Hunt questioned why the restriction on the hours of operation and staff advised that these were the hours of operation indicated by the applicant . Mr. Hunt advised he would like to have the hours extended $rom 6%00 AM to 12 .00 or 1 :00 AM which was compatible with the hours of the liquor store on the adjacent property. Commissioner Parker felt that unless there was some overwhelming public concern regarding hours of operation, such a restrictive condition may not be justified . Planning Commission discussed the hours of opera- tion maintained by other businesses of this Mature as well as the impact this restaurant may have on surrounding property due to its location and type of operation . Chairman Beckley commented that the 6 :00 AM open- ing was appropriate and would cater to customers stopping for breakfast, however, a 12 :00 or 1 ;00 AM closing might make a difference to the commun- ity and felt that 10:00 PM was adequate and would still allow for the bulk of business to be conducted . He also commented on the issue of paving adjacent to the property and was hopeful that although not a condition of this request, '�� Page 4. 19 77 COMMISSIW4ERS OcITY OF N EWPORT '!OCH 7V, ?, % t r, _.� i 1;. MINUTES ROLL CALL January 8 , 1976 INDEX some Interim solution could be provided which Would make the area More presentable . He also suggested some planters be provided in order to soften the appearance of the structure. There being no others desiring to appear and be heard , the public hearing Was closed . Motion X Motion was made that Planning Commission make the Following findings ., I That the proposed development is consistent With the General Plan and is compatible with surrounding land uses . 2. That the proposed development is minor in nature, and will upgrade the existing restau- rant facility , 3. That the Police Department has Indicated that they do not contemplate any problems , 4. That the waiver of the development standards as they pertain to parking , circulation , walls and landscaping , will be of no further detri - ment to adjacent properties inasmuch as the site has been developed and the take-out restaurant has been in existence for many years . 5. The approval of Use Permit No . 1776 will not, under, the circumstances of this case, be detrimental to the health, safety , peace , morals , comfort and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City , and approve Use Permit No . 1776 , subject to the following conditions : 1 . That development shall be in substantial conformance with the approved plot plan and floor plan . 2 . That there shall be no sale of beer or alco- holic beverages . 3 . That the restaurant facility shall not be open for business prior to 6 :00 A .M. or after 12 :00 Midnight. (See Note on following page. ) Page 5 COMMISSIONERS CITY 4F NEWPORT�'',WCH r �► MINUXEs ROLL CALL January 8 , 1976 INDEX NOTE . Condition No . 3 was amended by a subsequent motion which carried . Q. That all new exterior lighting and signs shall conform to Chapter 20. 53 of the Newport Beach' Municipal Code. S . That all mechanical equipment and trash areas shall be screened from public streets , alloys , or adjoining property. 6 That a maximum of six tables with twenty four seats shall be permitted in the patio area , 7. That kitchen exhaust fans shall be designed to control odors and smoke in accordance with Rule 50 of the Air Pollution Control District, In addition , the kitchen hood system shall have an automatic fire protection system installed. 8 . That this approval shall be for a period of two years, and any extension shall be subject to the approval of the Modifications Committee . 9. That the development standards related to Parking , circulation , walls and landscaping are waived. 10. That an irrevocable offer of dedication for street purposes be made of a 15-foot radius corner cutoff area at West Coast Highway and Orange Street . The offer will be accepted by the City at a future date in connection with the construction of street improvements . It Is understood that acceptance of the offer of dedication is not intended to require removal of the portion of the existing structure which would be affected without appropriate compen- sation for such removal Motion X An amendment to the motion was made that Condition Ayes X X X X X No , 3 read as follows : roes X j( 3 . That the restaurant facility shall not be open for business prior to 6:00 A.M . or after lo :oo P .M. Potion carried . yes X X X X X X The original motion as amended was then voted on floes X and carried . Page 6 . 21 Planning Commission Meeting - January 8, 1976 Item No. 2 CITY OF NEWPORT BEACH December 23 , 1975 TO : Planning. Commission FROM. Department of Community Development SUBJECT: Use Permit No. 1776 _ (Continued Public Hearin-q) Request to permit interior and exterior alterations ' (i-e- new bathroom facilities, new patio roof and fences, etc_ ) on an existing nonconforming 'rtake-out" and "outdoor" restaurant facility in "Newport Shores . " LOCATION. Lots 3 and 4, Block 8, Colony Tract Addition, located at 6800 West Coast Highway, on. the northwesterly corner of Orange Street and West Coast Highway in "Newport Shores_ " ZONE: Specific Pian No. 4 APPLICANT_ Kran.o `s, Newport Beach OWNER: Mary Cusumano, Costa Mesa - Recommendation At its meeting of December 10, 1975, the Planning Commission continued this matter to the Pl'.anning Commission meeting of January 8, 1976, because of the lateness of the hour. The attached staff reQort dated =.E December 12, 1975. is still applicab-l:e- The plot plan and elevations of the proposed development were distributed to the Commission on December 12, 1975. DEPARTMENT OF COMMUNITY DEVELOPMENT R. V. HOGAN , DIRECTOR By Wi11.iam R_ Lay oc Senior Planner '- WRL/sh. Attachment: Staff Report and Attachments dated December 12, 1975- :m r Item No. 2 COMMISSIONERS CITY' OF N EWPORT' 166 . . -F0 To � t �' m e MINUTES Roll, CALL December 18, 1975 INDEX Item #11 Request to permit interior and exterior alteration USE (i .e . new bathroom facilities , now patio roof and PERMIT fences , etc . ) on an existing nonconforming T776— out" and "outdoor" restaurant facility in "Newport Shores . " CONT . TO Location : Lots �� '1 and 4, Block 8 , Colony Tract Addition , located at 6800 West Coast Highway , on the northwesterly corner of Orange Street and West Coast Highway in "Newport Shores . " Zone : Specific Plan No . 4 Apylicant Krano ' s , Newport Beach Owner: Mary Cusumano , Costa Mesa Motion X Planning Commission continued this matter to the All Ayes meeting of January 8, 1976. Item #12 Request to permit the construction of a restaurant USE facility with on-sale alcoholic beverages In "Kol l FE MIT Center Newport." 777 ovation : Portion of Lot 8, Traftt 7953, CONT. TO located at 4601 Von Karman Avenue , N—. a`— on the northerly corner of Von Karman Avenue and Birch Street in "Retail and Service Site No . 1" of "Koll Center Newport." Zone : P+- Applicant: Robert tevers & Co. , !Newport Beach Owner : JPN Enterprise John P. Hooten , Newport Beach Motion X Planning Commission continued this ma er to the All Ayes meeting of January 8, 1976 . Page 17. Planning Commission Meeting Dec. 18, 1975 Item N0. CITY OF NEWPORT BEACH December 12, 1975 TO: ?-tanning Commission FROM: Department of Community Development SUBJECT; Use Permit No . 1776 Public Hearin Request to permit interior and exterior alterations =" (i .e. new bathroom facilities, new patio roof and fences , etc. ) on an existing nonconforming "take-out" and "outdoor" restaurant facility in "Newport Shores. " LOCATION: Lots 3 and 4, Block 8, Colony Tract Addition, located at 6800 West Coast Highway, on the northwesterly corner of Orange Street and West Coast Highway in "Newport Shores ." ZONE: Specific Plan No- 4 APPLICANT: Krano`s , Newport Beach OWNER: Mary Cusumano, Costa Mesa = Application This application is a request to permit interior and exterior altera- tions to an existing, nonconforming "take-out" and "outdoor" restaurant facility in "Newport Shores_" In accordance with Section 20.65 .060 , B_ of the Newport Beach Municipal Code, drive-in facilities in Specific Area Plan No_ 4 require the securing of a use permit in each case. Use permit procedures are outlined in Chapter 20 .46 of the Municipal Code. Environmental Significance This project has been reviewed, and it has been determined that it is categorically exempt under Class 1 (Existing Facilities) from the requirements of the Environmental Quality Act. Conformance With General Plan The land Use Element of the General Plan designates the site for "Retail and Service Commercial " uses. The restaurant facility is consistent with the General Plan and Specific Area Plan No- 4_ Subject Property and Surrounding Land Use An older nonconforming single family dwelling and the subject "take-out and "outdoor" restaurant facility are located on the property in question. To the north is a single family dwelling; to the east, across Orange Street, is a grocery-liquor store; to the south, across Test Coast Highway, is vacant property; and to the west, across a 14 foot wide unimproved alley , is a vacant building. Background Building records show that the existing restaurant is a former real estate office which was converted in '965. The rewords also indicate that there was to be a "take-out" window and that cooking and food consumption on the premises were not contemplated. Subsequently, however, a building permit was issued in 1966 for the installation of Item No. 11 2-4- •;�u3 TO: Planning Commission - 2. a hood over a cooking area and the open area between the restaurant and the older single family dwelling on the rear of the property has been converted into an outdoor eating area- ,_, ., The applicant is now requesting the approval of a use permit so as to permit interior and exterior alterations to the restaurant facility- It should be pointed out that the existing "take-out" and "outdoor" restaurant has been legally established on the site and was in existence prior to the addition of Chapter 20 .53 to the Newport Beach Municipal Code in 7967 that requires the securing of a use permit and specific development standards for such uses. 'SN Analysis `t. .. The applicant proposes to make the following improvements and addi— tions. to the existing restaurant facility: l _ A new restroom is to be constructed inside the building adjacent - to an existing restroom for employee and customer use; Z_ The trash area will be relocated from the Orange Street right-of- way to an enclosed area on-site adjacent tc West Coast Highway; A_; 3_ Eight foot high cedar fencing is proposed to be constructed along << a portion of the northerly side property Tine and between the r .. outdoor eating area and the single family dwelling on the siteT so as to screen the restaurant use from the adjacent residential _ uses; 4. An 8 foot high wall and door is proposed to replace an existing fence in the outdoor eating area adjacent to West Coast Highway so as to buffer noise from the arterial street; =. 5_ A new patio slab will replace the existing floor in the outdoor - eating area; and W:h 6. A fiberglass roof isproposed to be installed over a portion of the outdoor eating area so as to buffer noise from Wiest Coast Highway. The hours of operation for the existing development will be from 7-_00 A-M. to 8_-00 P_M._ -Y- Four (4) employees are on duty during peak hours . The subject restaurant has a take-out window opening towards West Coast Highway. There are no interior dining facilities, but 6 tables with 24 seats are located in the outdoor patio area that will remain in conjunction with the proposed development_ - Offstreet Parking The Municipal Code now requires one parking space for each employee on duty during peak hours , and one parking space for each 50 sq. ft. of gross floor area contained within the take-out restaurant facility. Thirty five (35) parking spaces would therefore be required, since there is a maximum of four employees on duty at any one time, and there is approximately 1550 sq . ft. of floor area within the restaurant, including 890 sq. ft . t in the patio area for the tables (i .e. , 4 employees and 1550 sq_ ft_ i. 50 sq. ft- = 35 spaces) - T=our parking spaces for the restaurant use are located adjacent to West Coast Highway in front of the single family dwelling on the site. The sub- ject parking Spaces are nonconforming since the automobiles have to back out onto West Coast Highway, znd approximately 8 feet of the rear portion of the spates are located on the street right-of-way. No other on-site parking spaces are provided for the take-out restaurant. Item No. 11 ,r T0: Planning Commission - 3. Waiver of Requirements Chapter 20-53, Drive-in and Outdoor Restaurants, of the Newport Beach ,M Municipal Code, was adopted in 1967 by the City in order to give the _ Planning Commission the opportunity to review any proposed "outdoor" `. restaurant through the use permit procedure_ Development standards - "= are included. in Chapter 20.53 to ensure that any proposed development would be aesthetically compatible to adjoining properties and streets . m?r Said development standards include specific requirements for building setbacks, parking and traffic circulation, walls surrounding the "take-out" restaurant site, landscaping, exterior illumination , "w signing, underground utilities, and storage- Section 20.53.130 of the Municipal Code states that the Planning '. Commission shall have the right to waive or modify any of the above -`- mentioned development standards for "outdoor" restaurants if such modification or waiver will achieve substantially the sage results and will in no way be detrimental to adjacent properties or improve- ments than wil.1 the strict compliance with said conditions. Staff is of the opinion that the on-site development standards as they apply to parking, circulation , walls, and landscaping should be waives# for this particular request inasmuch as the proposed improve- ments are primarily cosmetic in nature and are intended to improve the appearance of the use rather than expand the restaurant facilities . Recommendation While the request, if approved, will perpetuate an existing restaurant with many nonconforming features , staff is of the opinion that it will also upgrade the appearance of the structure and benefit the local community_ Staff is also of the opinion that the proposed improvements are so minor in nature that they do not warrant nor justify the expenses which would be involved if the applicant was required to remove the existing dwelling and install street, wall and landscape improvements. Specific Findings and Recommendation Section 20.46.060 of the Newport Beach Municipal Code provides that in order to grant any use permit, the Planning Commission shall find that the establishment, maintenance or operation of the use or build- ing applied for will not, under the circumstances of the particular case, be detrimental to the health, safety, peace , morals, comfort and CeneraT welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. If it is the desire of the Commission to approve the applicant' s request, the following findings and conditions are suggested: Findings : T . That the proposed development is consistent with the General Plan and is compatible with surrounding land uses. 2. That the proposed development is minor in nature, and will -� upgrade the existing restaurant facility_ 3_ That the Police Department has indicated that they do not contemplate any problems . 4_ That the waiver of the development standards as they pertain _ to parking, circulation , walls and landscaping, will be of no further detriment to adJacent properties inasmuch as the site ha, been developed and the take-ou-t restaurant has been in exiatence for many years _ Item No, 11 w Pati .5_T .rte p� [i TO: Planning Commission - 4. 5. The approval of Use Permit leo. 1776 will not, under the circum- stances of this case, be detrimental to the health., safety,. peace, morals, comfort and general welfare of persons resid— ing and working in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City_ - , Conditions 1 . That development shall be in substantial conformance with the approved plot plan and floor plan. t3 2. That there shall be no sale of beer or alcoholic beverages . That the restaurant facility shall not be open for business ;r prior to 7:00 A-M- or after 8:00 P.M- ^•5 4. That all new exterior lighting and signs shall conform to Chapter 20.53 of the Newport Beach Municipal Code. 5. That all mechanical equipment and trash areasshall be screened from public streets , alleys, or adjoining property. fi_ That a maximum of six tables with twenty four seats shall be permitted in the patio area. 7. That kitchen. exhaust fans shall be designed to control odors and smoke in accordance with Rule 50 of the Air Pollution Control District. In addition, the kitchen hood system shall have an automatic fire protection system installed. B. That this approval shall be for a period of two years, and __ any extension shall be subject to the approval of the _ Modifications Committee. 9 . That the development standards related to parking, circula- tion, walls and landscaping are waived. 10. That an irrevocable offer of dedication for street purposes be made of a 15-foot radius corner cutoff area at West Coast Highway and Orange Street. The offer will be accepted by the City at a future date in connection with the construction of street improvements. DEPARTMENT OF COMMUNITY DEVELOPMENT R. V. HOGAN, DIRECTOR By William R. Laycoc Senior Planner WRL/sh Attachments _ Vicinity Map Letter from Applicant Letter from M. R. Wilson Plot Plan, Elevations. Item No. 11 . • , I � l r .... • , * 1 4 1 . -- .- I. � I . -�— � . -0 . . k IJ fit'tiJC%r)U r�l�"!'�ACAr�?G OLS FC}.k.L . (, ( ', Cd+ ,� 3° . . 1 . le , . Ie , ! 0 ;., a , qS . C� a;t +w+ �. cola CC)u�Z ouER Exly ?ter,& . r ' ,1 ' . .-,...o .-•. . . . , ; Ck-bW?'. SIDtr w , a " f .. . emu"mCA r A%ST!►x, 21 /. RAr1.��s �C 14' �U 1 , t�r , W 4!C�e��aT� 7�, r . . :!; i 1% .I L I 1. 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' . % � _ , � .. � -I 1 ' 4 1 " '), "' '' ' '' , I ., .-I - i,, � . :: ' • i1.I N91r TSI �� „�pNuu� /}1/ate ,.Q - ` ;. _ . ,3 , :.�=.., L i -T .1 1 1 ,. .... { .` . - - , . - } •� `" '.J tin' Attachment No. ZA 4 Outdoor Dining Permit No. OD64 29 �SEW PART CITY OF NEWPORT BEACH Accessory Outdoor Dining Permit No.64 ,tr - � �n PLANNING DEPARTMENT FILE COPY U ,. _ _ != 3300 NEWPORT BOULEVARD NEWPORT BEACH,CA 92658 949 644-3200;FAX-(949)644-3250 Staff Person: JavierS. Garcia, 644-3206 t ) ) Appeal Period: 14 days after approval date December 21, 2001 Newport Burger (AIex and Glenda Lamy, applicants) 6800 West Coast Highway Newport Beach, CA 92663 Application No: Accessory Outdoor Dining Permit No. 64 - Applicant: Newport Burger(Alex and Glenda Lamy, applicants) Owner: Johannes C. Boelhouwer,Huntington Beach Address of Property Involved: 6800 West Coast Highway Legal Description: Lots 3 and 4, Block 8, Seashore Colony Tract Application Request: Request to allow the addition of accessory outdoor dining to an existing food service use. No alcoholic beverage service is proposed with this application. The property is located in the SP-4 District(Newport Shores Specific Plan Area). Director's Action: APPROVED,December 212001 The Planning Director determined in this case that the proposal would not be detrimental to persons, property or improvements in the neighborhood and that the accessory outdoor dining permit as approved is consistent with the legislative intent of Title 20 of the Newport Beach Municipal Code based on the following findings: FINDINGS 1. The Land Use Element of the General Plan designates the property for "Retail and Service Commercial" land use. The proposed outdoor dining is accessory to the existing food service facility. 2. This project has been reviewed, and it has been determined that it is categorically exempt from the requirements of the California Environmental Quality Act under Class 1 (Existing Facilities). �D e Page- 2 3. The approval of this application will not, under the circumstances of this case, be detrimental to the health, safety, peace, morals, comfort, and general welfare of the city for the following reasons: • The use is accessory to and an extension of the existing food service use, subject to all the findings and conditions of approval of Use Permit No. 1776, and not an independent use. • The proposed outdoor dining area is compatible with the surrounding land uses and limited hours should prevent noise from adversely impacting the nearby residential uses since the proposal does not include any noise generating activities (i.e., entertainment). 4. The proposal is consistent with the legislative intent of Title 20 of the Newport Beach Municipal Code for the following reasons: • The use is accessory to and an extension of the existing restaurant use. • The proposed accessory outdoor dining will not be located to result in a reduction of existing parking spaces. • The restrictions on the use of a partial solid roof structure over the dining area, as applied to this approval, is consistent with the intent and purpose of the accessory outdoor dining to provide outdoor dining opportunities. There is no roof structure over the subject dining area. CONDITIONS: 1. Development shall be in substantial conformance with the approved site plan, floor plan and detailed seating plan, except as noted in the following conditions. 2. The accessory outdoor dining shall be used in conjunction with the related adjacent food establishment and shall be limited to 75 sq. ft. maximum (gross area), as proposed (less than 25 percent of the indoor net public area of 408 sq. ft.), unless a use permit is approved by the Planning Commission. 3. All applicable conditions of approval of Use Permit No. 1776 and its amendments shall remain in force (copy attached). 4. The hours of operation of the outdoor dining area are limited to 6:00 a.m. through 10:00 p.m., daily. Any increase in the hours of operation shall be subject to the approval of an amendment to this application and may require an amendment to Use Permit No. 1776. 5. The area outside of the food establishment, including the public sidewalks, shall be maintained in a clean and orderly manner and may be subject to providing periodic steam cleaning of the public sidewalks as required by the Public Works Department. 6. Trash receptacles for patrons shall be conveniently located outside of the related food service facility to serve the accessory outdoor dining area. Page- 3 7. The facility shall be designed to meet exiting and fire protection requirements as specified by the Uniform Building Code and shall be subject to review and approval by the Building Department 8. -The project shall comply with State Disabled Access requirements. 9. No outside paging system shall be utilized in conjunction with this outdoor dining establishment. 10. The seating adjacent to the food use facility shall be limited to the area as delineated on the approved site plan only. The outdoor seating area shall be limited to 4 tables and 8 seats maximum. The approved outdoor dining area shall be located on a solid surface in accordance with the approved floor plan or seating plan. The use of pavement marking and/or fixed planters to delineate the area shall be specifically defined and labeled to establish the corners of the dining area. Prior to installation of the outdoor seats, the applicant shall call the Code Enforcement Division (at 949-644-3215) to schedule an inspection of the pavement marking and/or planter locations that define the outdoor dining area. 11. Deliveries shall be prohibited between the hours of 10:00 p.m. and 8:40 a.m., daily. 12. The use of the rear door shall be prohibited between the hours of 10:00 p.m. and 8:00 a.m., daily. 13. The operator of the restaurant facility shall be responsible for the control of noise generated by the subject facility. The use of outside Ioudspeakers, paging system or sound system shall be prohibited in the outdoor dining area. The noise generated by the proposed use shall comply with the provisions of Chapter 10.26 of the Newport Beach Municipal Code. Chapter 10.26 provides, in part, that the sound shall be limited to no more than depicted below for the specified time periods: Between the hours of Between the hours of 7:00 a.m. and 10:00 p.m. 10:00 p.m. and 7:00 a.m. interior exterior interior exterior Measured at the property line of commercially zoned property: N/A 65 dBA NIA 60 dBA Measured at the property line of residentially zoned property: NIA 60 dBA NIA 50 dBA Residential property: 45 dBA 55 dBA 40 dBA 50 dBA 14. The applicant shall retain a qualified engineer specializing in noise/acoustics to monitor the sound generated by the outdoor dining activity to insure compliance with these conditions, if required by the Planning Director. 15. The use of area heaters shall be approved by the Building Department and the Fire Department prior to installation or use. The use of propane heaters and the storage of z Page - 4 propane containers on the premises is prohibited, unless otherwise approved by the Fire Department. 16. Should this business be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current owner or the leasing company. 17. The Planning Department may add to or modify conditions of approval to this outdoor dining permit, or revoke this approval upon a finding of failure to comply with the conditions set forth in Chapter 20.82 of the Municipal Code or other applicable conditions and regulations governing the food establishment. The Planning Director or the PIanning Commission may also revolve this permit upon a determination that the operation that is the subject of this approval causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 18. Alcoholic beverage service shall be prohibited in the outdoor dining areas, until the approval of the Police Department and the Alcoholic Beverage Control Board are first obtained. Any substantial physical changes required (as determined by the Planning Department) to accommodate alcoholic beverage service shall be subject to the approval of an amendment to this Outdoor Dining Permit. 19. Should problems arise with regard to noise associated with the outdoor dining areas, the Planning Department shall require the removal of all or a portion of the outdoor dining area seating in the areas that contribute to the noise problems or complaints. 20. Should problems arise with regard to tables, chairs or stools encroaching into the public right-of-way, private property pedestrian access or walkways, the Planning Department reserves the right to require the removal of all or a portion of the outdoor dining area seating and/or the use of unitized table and chair construction. PATRICIA L. TEMPLE, Planning Director By G,,L,� JA �� J ier S. Garcia,MCP Senior Planner F:\USERS\PLMSharcd\IOUT-DNG\ACTIONS\Od64appr.doc Attachments: Appendix cc: Detail Seating Plan property owner Johannes C. Boelhouwer 819 Ocean Hill Drive Huntington Beach,CA 92648 Code Enforcement Officer �3 Page -*5 APPENDIX Parking Requirement In accordance with the provisions of Chapter 20.82 of the Newport Beach Municipal Code, accessory outdoor dining requires no additional parking if it is less than 25% of the interior net public area. The subject facility complies with that requirement. Therefore, based on the recommended restrictions (8 seats maximum) and the parking characteristics of the use, adequate parking is provided on-site to serve the proposed use. P zi ya ' � >1 a L4 F-v of 14 W� mM a oz a �C. rs o41Z4 ,��•t z co U4Ul Q 40 • � I � o ''S s Lj �• mow. • L-' - � VA o 1-1 J4 Q,401LAu Z4 ac � s Accessory Outdoor Dining Permit No. 64 DETAIL SEATING PLAN a w Approved Seating Plan Interior Seating Limited to 24 seats max. outdoor Dining Area limited to 8 seats max. - Attachment No. ZA 5 Project Plans so S� A G' A 'C-12 110 33( 11 �Q OF CA�� �� ABBREVIATION LIST Design and construction documents ABOVE FINISHED FLOOR AFF LAMINATED PLASTIC LAM MMMI as instruments of service are given in confidence and remain the property ADJUSTABLE ADJ LANDLORD LL F1 i Eii B S S ofHerschman Architects. The use ALUMINUM ALUM LEFT-HAND LH of this design and these construction documents for purposes other than ANCHOR BOLT AB LONG LEG HORIZONTAL LLH %MIJPF�k 1111 �1�%Mndp the specific project named herein is APPROXIMATELY APPROX LONG LEG VERTICAL LLV strictly prohibited without expressed ARCHITECTURAL ARCH LONG L& written consent of man Architects, Incorporaated.ced, AT @ MANHOLE MH BEAM BM MANUFACTURER MFR 6800A PACIFIC COAST HIGHWAY Date Issue BEARING BR& MASONRY OPENING MO BLOCKING BLK& MATERIAL MAIL NEWPORT BEACH CA 92663 10-04-16 BOARD BD MAXIMUM MAX BOTTOM BTM or B/ MECHANICAL MEGH ! BUILDING BLDG METAL MTL II-01-16 • D CATCH BASIN GB MINIMUM MIN CONTACTS DRAWING INDEX USEPERMIT CEILING GLNG MISCELLANEOUS M150 II-23-16 MINOR CENTER TO CENTER G/G MOUNTED MTD REVISIONS 2 USE PERMIT GENTERLINE GL NOT APPLICABLE NA ARCHITECT M.E.P. ENGINEERS OWNER STRUCTURAL ENGINEER DATE - - - • GLEAN OUT GO NOT IN CONTRACT NIG HERSGHMAN ARGHITEGTS, ING. BLUESTREAK GONSULTIN& MME, LLG. NRI&HT ENGINEERS 051 COVER SHEET COLUMN GOL NOT TO SCALE NTS • CONCRETE MASONRY UNIT CMU ON CENTER Or, or o.c. 2050 S. BUNDY DRIVE SUITE 225 25001 EMERY ROAD, SUITE 400 G/O RED MOUNTAIN RETAIL GROUP, INC. 2 VENTURE SUITE 200 LOS ANGELES, GA 10025 CLEVELAND, OH 44128 1234 EAST SEVENTEENTH STREET IRVINE, GA x2618 GI.O SITE SURVEY CONCRETE GONG OPENING OPN& GONTAGT: ALBERT CROFT CONTACT: PETE FITZGERALD SANTA ANA, GA 12701 CONTACT: SCOTT JONES ARCHITECTURAL • CONSTRUCTION GONST OPPOSITE OFF PH: 818-515-8018 PH: 216-223-3200 CONTACT: ALTON KLEIN PH: 141-477-4001 x 2304 CONTINUOUS CONT OUTSIDE DIAMETER OD E: acroft@herschmanarchitects.com E: pfitzgerald@herschmanarchitects.com PH: 714-245-7400 E: sjones@wrightengineers.com A0.1 SPECIFICATIONS CONTROL JOINT GJ OVERFLOW ROOF DRAIN ORD COURSE GR5 PAINT PT E: aklein@rmrginc.com AO.2 SPECIFICATIONS DIAMETER DIA PAIR PR PIMEN51ON DIM PLASTIC LAMINATE PLAM A0.3 SPECIFICATIONS DOWN DN PLATE PL AO.4 SPECIFICATIONS DOWNSPOUT DS PLUS OR MINUS +/- • DRAWING DWG PLYWOOD PLND 0 AO.5 SPECIFICATIONS EACH FACE EF POINT OF SALE POS EACH WAY EW PRESERVATIVE TREATED PPT DI.O DEMOLITION PLAN EACH EA PROPERTY LINE P/L A1.0 FLOOR PLAN Drawn B y: NJE ELECTRIC ELEG QUARRY TILE OT PROJECT SUMMARY APPLICABLE CODES GOO2 TENANT PLAN Project No.: 15301 ELECTRIC WATER COOLER ENG RADIUS RAD or R ELEVATION ELEV RAIN WATER CONDUCTOR RNC, AI.I ROOF PLAN EQUAL Ea REINFORCED REINF THE PROJECT CONSISTS OF THE RENOVATION OF AN APPROXIMATELY 723 SF EXISTING NEWPORT BEACH ADMINISTRATIVE CODE EXISTING EXIST REQUIRED REa'D TATTOO PARLOR AND AN APPROXIMATELY 1,278 SF TAKE-OUT RESTAURANT (TOTAL 2,001 2013 CALIFORNIA BUILDING CODE A1.2 ENTRANCE FEATURE DETAILS EXPANSION JOINT EJ REVISION REV SF) ON THE CORNER OF PACIFIC COAST HIGHWAY 4 ORANGE STREET IN NEWPORT BEACH, 2013 INTERNATIONAL BUILDING CODE QCAIAl FACADE DETAI S EXTERIOR EXT RIGHT HAND RH GA. THE PROJEGT WILL COMBINE THE TWO TENANT SPACES INTO ONE 2,001 SF (GROSS) 2013 CALIFORNIA MECHANICAL GODS EXTERIOR INSULATION $ FIN15H SYSTEM EIFS RIGHT OF WAY ROW RESTAURANT. 2013 CALIFORNIA PLUMBING CODE ND-2 MEMBER INDEX FIBER REINFORCED PLASTIC FRP ROOF DRAIN RD 2013 CALIFORNIA ELECTRICAL CODE WD-2 MEMBER INDEX FINISH FIN SECTION SECT THE WORK OF THIS PHASE INCLUDES THE REPAIR OF EXISTING WALLS AND FOUNDATION, THE 2013 CALIFORNIA EXISTING BUILDING CODE FINISHED FLOOR FF SHEET SHT CONSTRUCTION OF A NEW ROOF, THE INSTALLATION OF NEW ROOF TO UNITS, AND THE 2013 CALIFORNIA ENERGY CODE YVD-2 MEMBER INDEX FIRE EXTINGUISHER CABINET FEC, SIMILAR SIM CONSTRUCTION OF A DECORATIVE WOOD SCREEN WALL ALONG PACIFIC COAST HIGHWAY NEWPORT BEACH CONSTRUCTION SITE FENCING AND SCREENING FIRE RETARDANT TREATED FRT SPECIFICATION SPEC AND ORANGE STREET. ETE O ELV TIO S FIXTURE FIXT SQUARE FEET SF A2.1 EXTERIOR ELEVATIONS FLOOR FLR STAINLESS STEEL 55 FLOOR DRAIN FD STANDARD STD A3.0 WALL SECTIONS GALVANIZED &ALV STEEL STL GAUGE &A STRUCTURAL STRUGT VICINITY MAP KEY PLAN A3.1 WALL SECTIONS GENERAL CONTRACTOR GG SUSPENDED SUSP A3.2 WALL SECTIONS GLASS GL TELEPHONE TEL GLASS FIBER REINFORCED CONCRETE &FRG TONGUE AND GROOVE T$& A3.3 WALL SECTIONS GLASS FIBER REINFORCED GYPSUM GFRG TOP OF T/ GYPSUM BOARD GYP BD TOP OF JOIST TOJ �ry A3.4 WALL SECTIONS HANDICAPPED Hr-.PD TOP OF MASONRY TOM w A3.5 DETAILS HARDWOOD HDND TOP OF STEEL TOS h ,$ A4.0 SCHEDULES HEATIN&/VENTILATIN&/AIR CONDITIONING HVAC TYPICAL TYP HEAVY DUTY HD UNLESS NOTED OTHERWISE UNO _" �, STRUCTURAL HOLLOW GORE HG VERTICAL VERT r BUILDING HOLLOW METAL HM VINYL COMPOSITION TILE VCT �� A�orrsoluda�s 50.1 GENERAL STRUCTURAL NOTES � e n HORIZONTAL HORIZ VINYL TILE VT 0-11s1 ntemaeo HOSE BIBB HB VINYL WALL COVERING VNG Q y sU 50.2 GENERAL STRUCTURAL NOTES HOT WATER HEATER NH WALL COVERING NG °«s�G y 'f, HOUR HR WELDED WIRE FABRIC, WWF TYPICAL DETAILS 50.3 INSIDE DIAMETER ID WITH N/ 50.4 TYPICAL DETAILS INSULATION INSUL WITHOUT N/O Ger r''"' ' �" 51.1 FOUNDATION PLAN INTERIOR INT WOOD NDh JOIST BEARING JB WORK POINT NP 7 o`�c 52.1 ROOF FRAMING PLAN oag".ch ■ a 53.1 FOUNDATION DETAILS p 4 ' 001;21e 54.1 FRAMING DETAILS GZ� eo PROJECT asp t� MECHANICAL/PLUMBING LOCATION Uea f�aG�� 'y "po,7s�oxP c_ M � � �� MPI.O MECHANICAL/PLUMBING PLAN t= (/ ,tics' ou pane ° MP2.0 MEGHANIGAL/PLUMBING DETAILS v Bess Wesrem Plus N Newport Besch inn MP3.0 MEGHANIGAL/PLUMBING SPECIFICATIONS (3) segs MP4.0 MECHANICAL/PLUMBING SPECIFICATIONS F ELECTRICAL a � E1.0 ELECTRICAL PLAN O V .. E2.0 EL GTRIGAL SPECIFICATIONS V CODE SUMMARY GENERAL NOTES PARKING REQUIREMENTS a CRITERIA REQUIREMENTS CBC 2013 CHAPTER # 1. THE GENERAL CONDITIONS OF THE CONTRACT FOR CONSTRUCTION, AIA A-201, CRITERIA REQUIREMENTS LL m 2007 15 APPLICABLE TO THE PROJEGT AND INCLUDED HERE-IN BY REFERENCE. TYPE OF CONSTRUCTION VB, UNSPRINKLED GBG SECTION 602 2. DO NOT SCALE DRAWINGS. REQUEST CLARIFICATION FROM THE ARCHITECT TO EXISTING Q NUMBER OF FLOORS I RESOLVE D15GREPANCIES OR TO SUPPLY ADDITIONAL INFORMATION. TAKE-OUT RESTAURANT USE AND OCCUPANCY CLA551FICATION A-2 GBG SECTION 302 3. WORK IS TO BE PERFORMED IN ACCORDANCE WITH APPLICABLE CODES, 1,550 50 FT / 50 50 FT PER SPACE= 31 SPACES Q ACCESSORY S / B GBG SECTION 508.2 CONDITIONS STATED ON THE PERMIT DOCUMENTS, LOCAL ORDINANCES, THE U.S. I SPACE PER EMPLOYEE= 4 SPACES DEPARTMENT OF JUSTICE 2010 ADA STANDARDS, AND THE REQUIREMENTS OF Q AREAS AUTHORITIES HAVING JURISDICTION (AHJ). CO Z TOTAL ALLOWED (MOST RESTRICTIVE A-2) /TOTAL 50. FT. ALLOWABLE: I STORY AND 6,000 Sa FT GBG TABLE 503 4. DESIGN $ SELECTION OF SUPPORTS, BRACES, ANCHORS, ATTACHMENTS AND RETAIL ACTUAL: I STORY AND 2,118 50 FT RELATED FASTENERS, UNLESS SHOWN ON THE DRAWINGS OR IN THE 723 50 FT / 25050 FT PER SPACE= 3 SPACES SPECIFICATIONS, 15 THE RESPONSIBILITY OF THE INSTALLING CONTRACTOR, TOTAL SPACES 38 SPACES UTILIZING INDUSTRY STANDARD MATERIALS AND METHODS SUITABLE TO THE CONDITION. OCCUPANCY LOAD CALCULATIONS 5. COMPLY WITH SPECIAL WORKING CONDITIONS RELATING TO THE PROJECT, PROPOSED OGGUPANGY LOAD CALCULATIONS SUBMITTED UNDER SEPARATE APPLICATION WITH TENANT IMPROVEMENTS INCLUDING BUT NOT LIMITED TO REOUIREMENTS FOR TEMPORARY PROTECTION, FOOD SERVICE TRASH MANAGEMENT, NOISE, LIGHT, DUST AND POLLUTION CONTROL, AND LIMITATIONS ON WORKING HOURS. INTERIOR: 153 Sa FT / 40 Sa FT PER SPACE= 23.83 SPACES PLUMBING CALCULATIONS EXTERIOR: 180.75 50 FT / 40 50 FT PER SPACE= 4.5 SPACES PLUMBING LOAD CALCULATIONS SUBMITTED UNDER SEPARATE APPLICATION WITH TENANT IMPROVEMENTS TOTAL SPACES 28.83 OR 21 SPACES TOTAL SPACES (PARKING REDUCTION) 1 SPACE REDUCTION H E R S C H M A N p ARCHITECTS I N C O R P O R A T E D 2050 S. BUNDY DR, SUITE 225 LOS ANGELES, CA 90025 TEL (818) 515-8018 www,herschmanarchitects.com D SE A G A1.0 B D F �� 6 1: — ' -1210 *' Fr , - G v - i N 3,�3t�17 Q I 5 N _ = d16-1 - 14 1/ ry QIS� 5 4 8-3 3/4 I6-1 1/2 in 4 17'-8 3/4" v - rn — — — — — w — — — II — \ -� — — — S TBA K op CRL1 - — — SIDE — -= — - - - - - - - - - - _ �- - — � — — 4 I SETBACK _ _ _ _ _ - - I 4 Design and construction documents as instruments of service are given \ I _ 2'-6 3/4" E 1rJT1N in confidence and remain the property \ \ os. The use LE6AL NON- f tof o s design rschman ndchitecthese construction 33'-II I/4" CONFIRMN6 GAN Y \ documents for purposes other than EXI5TINC7 ADA � the specific project named herein is � strictly prohibited without expressed SETBACK \ RESTROOM 16" MAX. written consent of Herschman CONCRETE ® - - - CONSTRUCTION TO CANOPY EDSE Architects, Incorporated, FOOTER TO J= REMAIN COMPLETE. ENCROACHMENT ELECTRICAL DEMOLISHED. ELECTRICAL - OVER Date Issue PANELS TO BE PANELS TO BE G PREP FOR FUTURE AND ROOF 10-04-16 REMOVED, SEE DOOR AT ELEV. REMOVED, SEE CONSTRUCTION TO IIS ELEG DW65 p_O ELEG DW65 REMAIN COMPLETE • F - - � USE PERMIT STAIRS TO / (, 0 I I-Oji-16 MINOR - - - BE REMOVED EXISTING PATIO I I A1.0 *MINOR F �- � � REMOVE ALL CEILING 4 2 I I-23-I6 USE PERMIT Ell I / ROOF CONSTRUCTION • �� COMPLETE, WITH THE - / L - - - - - - - L - - EXCEPTION OF RESTROOM - CANOPY = • II L - - J III - - - - �_- - - - _DE- I -1 __�� ROOF AND GE I L I NGS TO BE II � � - - - I � - - - - - SII I �- _ GUA BAR PLUMBING LINES I I EXIST. RESTROOM I - - 7 REMOVED N4LL REFL,AGEMENT NOTE: • TOR MAIN I FIXTURES TO BE r o� I I WALLS TO REMAIN I� REMOVED COMPLETE ��� I I I ° • - I I PLUMBING LINES 4 I I� - - A LENGTH OF EXISTING EXTERIOR FIXTURES TO BE I II o II REMOVE JNALL = ZZ-7'_T' F- I I REMOVED COMPLETE EXIST. GONG. SLAB, o" ALLEY __==__=---J ��� \ / J COMPLETE � EPLGEDEXTERIOR W 2LL TO - � REMOVE GONG. FLOOR, � ]g �n F - � - - - I REMOVE EXISTING TURN DOWN WALL AND L — J �I IJ L FOOTING TO REMAIN, �ERGENT�4GE OE EXISTING y F_ - - � C - CONCRETE STEP F _ � Drawn B REFER STRUGT DWGS BELOW CONCRETE f \ W,4LL TO BE REi�L�4GED = I � I I I14.7510114.75101Project No.: 15301 _ _ _ _ \\ J SLAB I I O ELECTRICAL L� Ll Fy/ F - -1 LIN A PANELS TO BE „ L -1 REMOVED, SEE 5- REMOVE GONG. FLOOR, lie ATER EA5EMEN TURN DOWN WALL AND E�G DWGS_ DASHED CIRCLES FOOTING TO REMAIN, EXIST_. F.F. INDICATES EXISTING LJ REFER STRUGT DWGSv. I'-2" EXIST. F.F LEGAL NON-GONFIMING /7/--ELEV. O'-O" ` STREET LIGHT POLE - n J CLEARANCE / 1111 L- - - I I / II I I I I I REMOVE EXIST. TI R - I I 11 I 1 rl I I TENANT SIGNAGE 5 I/2" 51-115/5"r777 � � II U� _ O O'LINE F IT SI Fm= �D v U EM VE XIS J m - � - GO LE AN PY O — I L00 z � / / e�to�o"t, -A C! .� \ \ 7'-O II/16" 34'-O" v 24'-4 I/4" d Qr / 3'-2" REMOVE ALL 00 CONSTRUCTION I$ SETBACK - / �� 1 \�\� FOOTINGS, COMPLETE / —1,16 SF Q Z � R7'-61/4" LU (HIGH) I ,yam' El DEMOLITION FLOOR PLAN co SCALE: 1/4" 1'-0" = N I lL 0) / DASHED CIRCLES Q B \ / INDICATES EXISTING U �-o \ LEGAL NON-CONE I M I NG Q STREET LIGHT POLE Q CLEARANCE 0 V � _ J — o V- WT/ 516N m EXIST. TOILET T/ RTU m ELEV 8'-O" T/ SIGN T/ RTU U EXIST. TOILET EXISTING ELEV. 18-0 � ELEV. 14-3 � Q ROOF/STRUCTURE 1ELEV. 14'-3" ROOF/STRUCTURE TENANT GENERAL DEMOLITION NOTES TO REMAIN EXISTING T/ GABLE TO REMAIN SIGNAGE ® O REMOVE EXISTING TENANT ELEV. 11'-5 1/4" REMOVE EXISTING T/ GABLE I. WALLS, PARTITIONS, WINDOWS, DOORS, FRAMES, AND OTHER ITEMS TO BE REMOVED ARE SHOWN DASHED, UNLESS NOTED Q 0 ROOF/STRUCTURE SIGNAGE ROOF/STRUCTURE T/ q'-8 I/2" � OTHERWISE. SERVICES WITHIN WALLS AND PARTITIONS SHALL ALSO BE REMOVED UNLESS NOTED OTHERWISE. EDGES OF WALLS - - - - - - - - ❑ _ _ _ T/ GABLE _— ,� SHOWN TO REMAIN SHALL BE SAW-GUT OR CLEANLY TOOTHED TO ACCEPT NEW CONSTRUCTION. I T/ GABLE_ _ ELEV. 10'-II 3/4'� � W ELEV. 11 5 1- 2. REMOVE ALL INTERIOR FINISHES COMPLETE, UNLE55 NOTED OTHERWISE G Z 3. WINDOW DEMOLITION TO INCLUDE: REMOVAL OF WINDOWS, WINDOW SILLS AND WINDOW HEADERS. EXISTING WOOD STUDS BELOW WINDOW TO REMAIN REMOVE REMOVE REMOVE A WEST ELEVATION WINDOW GONG. CONSTRUCTION CONSTRUCTION B SOUTH ELEVATION STAIRS COMPLETE, TYP. SCALE: 1/8" • 1'-0" SCALE: 1/8" - 1'-0" LEV 8-O EXIST. TOILET ELEVUI4-3LEV 8-O T/ RTU - EXISTING TENANT EXIST. TOILET T/ PARAPET ELEV. 14-3 � �� � �� SIGNAGE ROOF/STRUCTURE ELEV. 12'-O" ROOF/STRUCTURE T/ PARAPET TO REMAIN H E R S C H M A N REMOVE EXISTING ELEV.BIL 5 I/4" ARCHITECTS EXISTING REMOVE EXISTING TO REMAIN ELEV. 12'-0" REMOVE EXISTING ROOF/STRUCTURE, TENANT ROOF/STRUCTURE El ROOF/5TUCTURE, U.N.O. I N C O R P O R A T E D SIGNAGE T/_GABLE_ ��_ _0_T/_GABLE_ U.N.O. T/ GAB_ LE ELEV. Io'—II 3/4ELEV. 10'-II 3/4" 2050 S. BUNDY DR, SUITE 225 ELEV. I0'-11 3/4" 71 LOS ANGELES, CA 90025 / TEL (818) 515-8018 www.herschmanarchitects.com I i C EAST ELEVATION CON°T UCTION D NORTH ELEVATION REMOVE DOOR CONSTRUCTION STAIRS WO°D Dli. 0 COMPLETE, TYP. COMPLETE, TYP. SCALE: 1/8" - 1'-0" SCALE: 1/8" - 1'-0" S2 5 B 8 D F 7 SSE #A �T A2.1 A9.3 A3.3 A9.9 6 SIM. _ _ _ _ _ 6 Lu A PROPERTY LINE \ -12 _ z 71C LEGAL NON-GONF I RM I NG / N 3,I3 t�17 I 517 N — — _ PORTION OF EXISTING I \� IM p _ — — `� p BUILDING WITHIN THE I _ W 5 ��fi 4� CAL1���� _ 11— rn I El IT / I o5. _. - 4 — GIDE I — — 4 Design and construction documents _ I — _ as instruments of service are given / ' in confidence and remain the property Z SETBACK 5'-G" / / I I of Herschman Architects. The use _ TOILET ROOM L " I _ of this design and these construction F.F. APPROX. 5 - J � IIII� � \ documents for purposes other than ABOVE GRADE } MAX. SLOPE lJ 102 VON/ the specific project named herein is NOTE: I DN 53b IO I strictly prohibited without expressed written consent of Herschman - - 5'-6" 5'-5 I/2" MAX. GROSS DUMPSTER °s ® Rp 0 - L� Architects, Incorporated, NEW WATER SERV I GE SLOPE 2gb ENCLOSURE RT I O T A9.2 Date Issue ll �I4 NEW REPLACEMENT ROOF EDGE �/ �/ �/ �/ D-_ METER ELEV. 0 MAX. SLOPE LANDING 9 CMU WALL 10-04-16 - O O MAX. GRO55 \ \ �p DN 53b SLOPE 2% 3.4 12'-O" '106 TOP OF WD-2 II-Oji-16 MINOR 0 MAX. CRO55 P G Ems- POSTS ABOVE 0 X -1 SLOPE 2g6 USE PERMIT d N TOILET ROOM A A ICI SF 1'-6" MAX. OVERHANG 103 1'-4 1/2 OVER R 0 11-23-16 MINOR 103 \ � •USE PERMIT - ELEV. EXISTING 2X4 STUD • WALL TO REMAIN i \ SHOWN A5 DASHED / _ - INFILL OPNGS TO - I • PROVIDE SMOOTH 10 \ \ / FLUSH SURFACE W/ \ / / I /3/3A ADJACENT WALLS, - TYP. RESTAURANT 2 j A2.1 • I I \ \ SHEAR WALL, \ 10 REFER STRUGT101-01, _ ALLEY \ KITCHEN = DWGS IOIA � Drawn By: NJE 4 - A2.1 - Project No.: 15501 ATER EASEMEN / v 0 34'-6 5/4" _ \ o / \ o i 17 O -\ " I I ILi Li J U / , I -0EQ. E . EQ. EQ. 1'-0" F110 5/4" �f I o 61- I' 3'-10" I I WALL I I •� �� 1 - — — — ►� - — � -- — — ��- — - SCONCE 'i T E STEEL BE I LIGHT FIXTUREI I = i ABOVE, REFER =NEW ABOVE AND I I ®� �'� / �` STRUCT DWGS \ / CONCRETE BELOW CONT S L I I ® � i • / / \ / PATIO 9 � I I I I TUBE � � OF w -2 I I I I 5 I I CONCRETE LEA E S REF i I I - OUT, REFER ST GT MEMBER 15' R AU \ - / _— - - - - ;- - - —®- - - - - - - ELEG DWGS Ll®—- - - - -®- - - �- - -- —- -- -®y ® —® DWGS " F ALLEY - — - -__® - - _ 1- ®- - - — — — — ®- - - S AGK ® ' V A V \ A PROPERTY LINE IN O - - - - - - - - - - - - \ \\ \ L - - - - - - - - - - - - -�— FACE OF WD-2 POSTS TO BE 2" =TOP OF WD-2 EXTERIOR Q 1 POSTS ABOVE, 2 FACADE 3 ,p �� 1/1A INWARDS OFF 2 MAX. OVERHANG BY OTHERS 9 A3.0 A3.0 A3.1 I ///6„ Q FAGS OF SS BASE I -10 A2.0 PLATE TO BE 11/2 NWARDS OFF 8 = Ch <a°�¢ N co ° FLOOR PLAN co I — N \ a \ SCALE: 1/4" • T-0" _ \ Ae 2/2A F- QV1 U \ 0 i A CC E \ G U W CL O Q � o � Goo w W z HERSCHMAN ARCHITECTS I N C O R P O R A T E D 2050 S. BUNDY DR. SUITE 225 LOS ANGELES, CA 90025 TEL (818) 515-8018 www.herschmanarchitects.com All. 0 S9 CODE DATA DATE: BUILDING CODES : PRELIMINARY NEWPORT BEACH ADMINISTRATIVE CODE 2013 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE 2013 CALIFORNIA EXISTING BUILDING CODE 2013 CALIFORNIA BUILDING CODE 2013 CALIFORNIA ENERGY CODE 2013 CALIFORNIA ELECTRIC CODE �O�'��O 2013 CALIFORNIA MECHANICAL CODE G 2013 CALIFORNIA PLUMBING CODE J 2013 CALIFORNIA GREEN BUILDING STANDARDS CODE .��' NEWPORT BEACH CONSTRUCTION SITE FENCING AND SCREENING: CHAPTER 15.60 �� PROJECT NAME: BURGER BOSS RESTAURANT BURGER BOSS SITE ADDRESS: 6800 PACIFIC COAST HIGHWAY NEWPORT BEACH, CA 92663 A- 2 PARCEL # (APN� 424-433-12 SQUARE FOOTAGE: 1 ,910 SQ.FT. CURRENT DESIGNATED LAND USE (CITY OF NEWPORT BEACH OCCUPANCY TYPE: A-Z SP-4 - SPECIFIC PLAN AREA - NEWPORT SHORES PARKING REQUIREMENTS: NEWPORT BEACH MUNICIPAL CODE TABLE 3-10, OFF-STREET PARKING REQUIREMENTS. 1 PER 50 SQ. FT., AND 1 PER 100 SQ. FT. FOR OUTDOOR DINING AREAS u B � OCCUPANCY TYPE: B PARKING PROVIDED: XXXXXXX W (SEE OCCUPANCY LOAD w CALC'S THIS SHEET) OCCUPANCY TYPE - (SECTION 3031.1, CBC) 0 � � A-2 OCCUPANCY � KITCHEN NO/ R E S T R M i11 ul E:D 0:1 [:B BUILDING CONSTRUCTION TYPE — (TABLE 601, CBC) U TYPE V—B, NON—SPRINKLERED :0 ul A 0:11:1 SQUARE FOOTAGE: 682.6 ALLOWABLE BUILDING HEIGHTS: w OCCUPANCY LOAD: 200 llll�l�/1ll//11I� � �l� (1-STORY ALLOWABLE) 1 STORY EXISTING - NO CHANGE O O � 0 O FIRE SPRINKLER: NO, NON-SPRINKLEREDZ 0 U RESTROO ° FIRE ALARM: NO 7 OCCUPANCY LOAD: (CHAPTER 10, CBC) U UGROSS BUILDING AREA SQUARE FOOTAGE = 2 001 S .FT. ELEC.PANEL L FE O Q BREAD I RACKS GROSS TENANT AREA SQUARE FOOTAGE = 1 910 S .FT. DINING AREA 0 FIXED SEATING COUNT (SEC. 1004.4, CBC) ; BOOTH SEATING = 20'-0"/2'-0" = 10 OC�, ) DINING AREA = (TABLE. 1004.1.2, CBC) = 953/15 = 63.5 4� - E l___ KITCHEN ° QUE LINE AREA (TABLE. 1004.1.2, CBC) = 50/5 = 10 0 KITCHEN AREA (TABLE. 1004.1.2, CBC) = 682.6/200 = 3.41 SERVICE D D o ®®®O C U NTE R TOTAL OCCUPANT LOAD = 86.91 = 87 OCCUPANTS PREPEld RACKSS ACTUAL SEATING COUNT: O 0 INDOOR: 36 �� '• U L OUTDOOR: 20 0 • U N O COMMON PATH OF EGRESS TRAVEL: (TABLE 1014.3, CBC) OCCUPANCY GROUP B = 75 FEET* ( >30 OCC. LOAD WITHOUT SPRINKLER SYSTEM) -=COOLER -- c \ ACTUAL = 69'-10" ��n EXIT ACCESS TRAVEL DISTANCE: (TABLE 1016.2, CBC) POSTING OF OCCUPANCY OCCUPANCY GROUP B = 200 FEET (WITHOUT SPRINKLER SYSTEM) /® (SEC. 1004.3, CBC) PLUMBING FIXTURES: (CHAPTER 4, CALIFORNIA PLUMBING CODE) hI� F F Ut N E _ ] C ] C ] OCCUPANCY LOAD CALC FOR PLUMBING FIXTURES TABLE A sr� mde sr� ml DINING AREA = 953 SQ.FT./30 = 31.76 . . / KITCHEN AREA = 682 SQ.FT./200 = 3.41 / OUTDOOR SEATING AREA = 419 SQ.FT./30 = 13.96 O Q 0 cl I I If ulz // OCCUPANCY LOAD = = 49.13/2 >_ C <-Ti (i__ o I Ej ul ul I // TOTAL = 24.56 = 25 FEMALE AND MALE Z � � 0 LLI o A WATERCLOSETS:CLOSETS: (TABLE 422.1 CALIFORNIA PLUMBING CODE) Q z A 22 MALE OCCUPANTS = (1-50) = 1 WATER CLOSET REQUIRED uj 113 - 22 FEMALE OCCUPANTS = (1-25) = 1 WATER CLOSETS REQUIRED > ao Q Z - - - - - _ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 1 MALE AND 1 FEMALE PROVIDED O LL UJ Li- QUE LINE URINALS: (TABLE 422.1 CALIFORNIA PLUMBING CODE) � � Q / A A (� DASHED LINE INDICATES EXTENT © *NOTE 3, UNDER 50 OCCUPANTS, NO URINAL PROVIDED. I•L OF SCREEN WALL /PATIO SEATING SQUARE FOOTAGE: 50 O A W OCCUPANCY TYPE: A-2 Z 00 a- A OCCUPANCY LOAD FACTOR: 5 LAVATORIES: (TABLE 422.1 CALIFORNIA PLUMBING CODE) a QO �: 22 MALE OCCUPANTS = (1-150) = 1 LAVATORY REQUIRED Z A Z OCCUPANT LOAD: 10 Q 22 FEMALE OCCUPANTS = (1-150) = 1 LAVATORY REQUIRED W 1 MALE AND 1 FEMALE PROVIDED DRINKING FOUNTAINS: 1 PER 150 OCCUPANTS DRINK SERVICES PROVIDED BY RESTAURANT SERVICE SINKS: 1 SERVICE SINK REVISIONS 0 0 L THIS DRAWING IS THE PROPERTY OF THE ARCHITECT. IT HAS BEEN PREPARED SPECIFICALLY FOR THIS PROJECT AND IS NOT TO BE USED FOR ANY OTHER PURPOSE WITHOUT WRITTEN CONSENT OF THE ARCHITECT. COPYRIGHT 2016 GARY EICHELBERG ARCHITECT PROJECT A 6 2 5 NUMBER: DRAWN BY: SHEET # LIFE SAFETY PLAN CHECKED BY: � , „ 0002 SCALE: 1/4 = 1 -0 DATE: NORTH 10.06.2016 40 EXTEND RESTROOM 5 A PARAPET FRAMING TO SSE 1 MIN. 8" ABOVE ADJACENT ROOM MEMBRANE -12 8/A3.5 Lp I7 t 8/A3.5 9 ril 2 I � y — PREF. GUTTER OFCAS-`F� I t- p I PREF. GUTTER D.S. TO D.S. TO D.S. 7 SIDE _ Design and construction documents as instruments of service are given SETBACK D.S. in confidence and remain the property of Herschman Architects. Theuse _ of this design and these construction documents for purposes other than ZI ROOFING MEMBRANE the specific project named herein is OVER RIGID strictly prohibited without expressed written consent of Herschman ZEX15TIN(5 INSULATION, R-30 MIN. I Architects, Incorporated. IN I S ROOFING NEW RTU. REFER TO MEGHANIGAL REFER TO SPECS. I SYSTEM DRAWINGS. SURROUNDING ROOFING Date Issue TO REMAIN TO BE SPL I GED $ PATCHED I N 10-04-I6 I 0 ACCORDANCE W/ROOF MEMBRANE PR F. GUTTER 8/A3.5 MANUFACTURERS u? • TO D.S. RECOMMENDATIONS, TYP. RTU SCREEN WALL Q I I-Oa-I6 MINOR I I ^ I *MINOR PERMIT Q II-23—I6 MINOR 7 ° - 3/3A 2 USE PERMIT JFiFF-1 A2.1 I I I I I I I I • I I I I I I 4'-11 1/2" I 10'-0" I 4'-11 1/2" I I2'-0" I • ------- ------- ` CRICKETS TO i i • HAVE MIN. SLO E l l OF 1/2" PER i i Q • I C" RO IN ME R E FOOT, TYP. I I O ER ICI I I W SU ATI O - IN. i i w z 1'-4 1/2" • I R ER O G I I IL K N i i Op 4 i i Drawn By: NJE A2.1 I — ------- ------- I Project No.: 15301 RO 5 G RE O B AG F AN I TU ND 00 E IF NT TH A A GRIGKETS TO GRIGKETS TO HAVE MIN. SLOPE 1 HAVE MIN. SLOP I OF 1/2" PER 0 OF 1/2" PER \ FOOT, T--(P. FOOT, TYP. \ I /A3 r/ \ TUBE EEL BEAMS 8'-O" O.G., I I REFER TRUGT I DWCS � I F==CONTINUOUS TUBE II STEEL STRON&BACK, \ / REFER STRUGT DW65 ' 47 o — = p0 px z \ R9'9 Q � M " ROOF PLAN ElC� ❑ O SCALE: 1/4w 1-0• = N / F— Q o = \ U U vw a � 0 o � W z HERSCHMAN ARCHITECTS IN C O RP O R A TE D 2050 S. BUNDY DR. SUITE 225 LOS ANGELES, CA 90025 TEL (818) 515-8018 www.herschmanarchitects.com A1 , 1 -41 �sE A _ U �V� f C'p J JI v A � � I U C-12 10 �r 0 1 2 3 p 4 5 cn� 3,�3c�17 �Q ~ A3.0 A3.0 AW I AW A3.2 OP Op�L\F�`� _ I ' TENANT 51GNAGE Design and construction documents as instruments of service are given N.1.0 in confidence and remain the property MTL-I ofHerschman Architects. The use MTL-I I , I of this design and these construction documents for purposes other than STO-I MTL-I MTL-I the specific project named herein is p RTU SCREEN I -1 I strictly prohibited without expressed STO-1 ' I -1 written consent of Herschman WALL Architects, Incorporated. ' RTU IT/ BLOCKING _ WALL SCONCE TENANT SIGNAGE, ELEV. 14'-11" Date Issue I B/ DECK - - - - Q N.I. I I m 10-04-16 ELEV. 12'-I" I I-Oji-16 •MINOR T/ CORNICE _ I.. , , O , , USE PERMIT T/ STOREFRONT T/ STOREFRONT -' • ELEV. II'-5" I _ _ - 0 0 0 0 ELEV. "1'-0" ELEV. CI'-O" 0 II-23-16 MINOR ❑� � •USE PERMIT \ I 8'-8 3/16" I • i FIN. FLOOR I - FIN. FLOOR i ELEV. 0'-0 , i I I LV EO'-O" • ' EXISTING CONCRETE S�_1 ' EXISTING7 ' CONCRETE STEM STF-IJ CONCRETE STEM CONCRETE STEM - j i WALL CONCRETE WALL WD-1 � WALL WALL STI-I • WALL 13'-10" OPENING Drawn By: NJE BASE BUILDING BASE BUILDING Project No.: 15501 2 SOUTH ELEVATION 1 SOUTHEAST ELEVATION 3/160-1-0" zI � I zl � wl _ I_ 1 2 3 GLULAM FACADE LL 4 5 D- I - A3.0 A3.0 A3.1 BY OTHERS I I A3.1 A3.2 GLULAM FACADE RTU BEYOND RTU BEYOND q_21 ® BY OTHERS - _ - _ T/ GLULAM T/ GLULAM ELEV. 21'-5 3/4* ELEV. 21'-6 3/4" 1 Q ROOF LINE BEYOND -- I ROOF LINE BEYO-ELEV�4K1I?G$ ELEV.4K111" - - T/ GLULAM - - -- - - - -- - - - —4 - - - - - ELEV. - - - - 13-0 _ _ � - - - - - - - - - - - - - - - - - - - - ,- - - - - - -- - - - - -- � I TENANT 516NAGE, - or O OW nq ' - TENANT SIGNAGE,I T/ STOREFRONT �LEV. I; = Ch = cv FIN FLOOR FIN FLOOR �� i� 0)LEVO'-O" 1 EV. O'-O" II REFER, - 8 WD-3 WD-3 A1.3 O = TYP. L wD-2 V Q TYP. ® LL m GLULAM FACADE GLULAM FACADE Q I- 2A SOUTH ELEVATION 1A SOUTHEAST ELEVATION a 3/16"-1'-0" 3/16"-1'-0" Q O oo W W Z WD-2 WD-2 HERSCHMAN ARCHITECTS I N C O R P O R A T E D 2050 S. BUNDY DR. SUITE 225 WD-2 LOS ANGELES, CA 90025 TEL (818) 515-8018 O N www.herschmanarchitects.com 3 DETAIL �� A2mO 3/16"-1'-0" 42 v A C-J12 10 �r N� 3/3,/17 �Q 4p CAL1F�� ZIZ Z Design and construction documents Z _ Z Z_ ® Q A as instruments of service are given - ® Q — < — —1 — J in confidence and remain the property Z I 5 Z I J Z I 5 Z I 2 z I � W I (� � — � of Herschman Architects. The use _ LU z of this design and these construction - _ LL —1 LL 4 r LL documents for purposes other than Q I Q I O I Q } I Q Q the specific project named herein is LLy (�— LV H UJ strictly prohibited without expressed LLA y� W written consent of Herschman LLJ LLA0 - — — - � W v - 6 — Architects, Incorporated. 0 < I t h- I Q Q I LL I LL in LL -IL A3.2 i Date Issue L� LLALz � o- I Q K I w w l T/ RTU l LIA l T/ R TU 10-04-16 -IFELEV. 17'-6 5/4' I I ELEV. II-Oji-16 MINOR I RTU SCREEN USE PERMIT I 1 1 1 MTL-I MTL-I '� 011-2 •5-16 MINOR RTU SCREEN 10% BUILD._HT• VDITION FUSE PERMIT T/ PARAPET I INALL MTL-I I I [EEEI STO-I / ELEV. 15-5" EV 15'-0" RTU I I EXIST. RTU HE16 T T/ EXIST. PARAPE --- --- I� 5T0-I I I TENANT --- --- MAX. EXI5T. BU�. HT. —ELEV. 12'-0" Val I I 12 �I ELEV. 14'-5" • B/ DECK Imo_ I SIGNA6E, { - - - - - - - - - �v4 i ELEV. 12'-I" Q N.I.G o B/ DECK - - - 11�70 0 0 0 I BLEVGO'-a' ELEV. II'-S" T/ CORNICE ELEV. 11'-5" EXIST. T/6ABL t I _ I 11'-5 1/2 I REFER A/ 1.0 I I I I I 0 i r Drawn By: NJE IFIN. FLOOR I I \ I FIN. FLOOR Project No.: 15501 ELEV. 0'-0" I I j ELEV. O-O GONG. RAMP EXISTING CONCRETE I I I I STF-I CONCRETE STEM ' %I SOLID GMU WALL WALL WALL DUMP5TER ENCLOSURE BASE BUILDING BASE BUILDING 4 WEST ELEVATION 3 EAST ELEVATION 3/16"•1'-0" 3/16"•1'-0" 1 0 I _ z Iz z Fm= Z � I < _ - _ Z I ® _ D Q - zIM 7u= 18 v a � - lL J LL < IL U - LIQ � IO O 0 7 7 8 9 � _ LIJ6 Q Q Q TENANT 516NA6E, - Q I A3.3 A3.3 A3.3 A3.4 - Q L O I u- Ln u- - I �i �! N.I.C. A32 SIM. J �! � I w 6LULAM FACADEl RTU BEYOND w BY OTHERS 0 ROOF LINE BEYOND GUTTER GUTTER ' STO-I MTL-I I MTL-I I MTL-I - I - Q / 6LULAM (� MTL-I LEV. 15'-Cl _ co co - - - - - - N - - - - _ = O B/ DECK a Oz W LL m FIN. FLOOR a FH F9LEV. O'-0" ® C _ IN. FLOOR 50L I D METAL I Q L o I - - GATES O MTL I MTL I PTI I /� C) W D.S. D.5. TYP. CG Z WD-2 TYP. GLULAM FACADE GLULAM FACADE 5 NORTH ELEVATION 3A EAST ELEVATION 3/16"•1'-0" 3/16"•1'-0" HERSCHMAN ARCHITECTS I N C O R P O R A T E D 2050 S. BUNDY DR, SUITE 225 LOS ANGELES, CA 90025 TEL (818) 515-8018 www.herschmanarchitects.com A2ml 43 T C-12 110 *" 3 3( 1-/ �Q OF CA�� �� Design and construction documents as instruments of service are given in confidence and remain the property ofHerschman Architects. The use of this design and these construction documents for purposes other than the specific project named herein is strictly prohibited without expressed 1 w written consent of Herschman L Architects, Incorporated, Date Issue Lu z w z 10-04-16 LU w 1 II-01-16 MINOR 1 y0 >O •USE PERMIT LLIO O 11-23-16 MINOR V0 V C •USE PERMIT VARIES VARIES VARIES VARIES REF. A1.0 1 I'-10" REF. A1.0 1 1'-10" • T/ WD-2 • ELEV. VARIES 1 • I 1 I 1 1 1 SINGLE PLY FULLY ADHERED ROOFING MEMBRANE 1 SINGLE PLY FULLY ADHERED I I RIGID INSULATION, R-30 MIN. I 1 Drawn By: NJE ROOFING MEMBRANE 3/4" ROOF SHEATHING Project No.: 15301 RIGID INSULATION, R-30 MIN � BACKER ROD AND SEALANT ROOF TRUSS, REFER BACKER ROD AND SEALANT 3/4" ROOF SHEATHING 8 CONT STEEL TUBE, REFER STRUGT DWGS A5'5 CONT STEEL TUBE, REFER 1 TO STRUGT DW65 1 _ STRUGT DWGS 1 III III ROOF TRUSS, REFER STRUGT. A5.5 IIIIII T/ WD-2 DWGS LIGHTING FIXTURE, REFER / LIGHTING FIXTURE, REFER IIIOIL ` ELEC. W DWGS I I ELEG DGS ELEV. VARIES III III STEEL STRUT, REFER TO I I STEEL STRUT, REFER STRUGT DWGS I STRUGT DWGS III T/ GONT STL TUBE 1 I T/ GOVT STL_TUBE III III III III ELEV. I I'-6-1/2" ELEV. II'-6-I/2" � IIIIII IIIIII I III � A3.5 ` BENT PLATE STEEL SADDLE BRACKET, STEEL PLATE, REFER 5TRUGTIDWG5 I REFER TO 5TUGT DWG5 STO-1 , 55 PLATE, REFER STRUGT DWGS METAL LATH I I IIIIIII WEATHER BARRIER MEMBRANE, SIMPSON HOLDDOWNS, REFER I I I I I I 111111 EXTEND DN INTO HEAD I STRUGT DW65 T/ STOREFRONT I;I I;I 5/5" PLYWOOD SHEATHING BACKER ROD AND SEALANT IIIIIIIIIIII ELEV. q'-O" N T/ BEARING PLATE ` _ IIIIII(IIIIIII III N BACKER ROD AND SEALANT I _ 1 ISI ISI t -� - LIGHTING FIXTURE, REFER IIIIIIIIIIIIIIIIIII Q � Q Lu ELEV. 10-I ELEG DWGS WEEP SCREED } III 51MP50N HOLDDOWNS, REFER z � BENT PLATE STEEL IIIIII z V LIGHTING FIXTURE, REFER > STRUGT DWGS O v SADDLE BRACKET, REFER VIII00 ELEG DWGS LU 2X TOP PLATES TO STRUGT DWGS j LU FIBERGLASS BAT INSULATION, m III LQ IIIIIIIIIIII R-ICI 1 START OF GUR III III 1 START OF CUR LVL HEADERS, REFER STRUGT _ START OF GURVE ELEV. 5'-O" IIIIIIIIIIIIII ELEV. 5'-0" DWGS ELEV. 8-O 0 2X6 WOOD STUDS BEYOND STF-I O O N O IIIIIIIIIIIIIIIIII'II �� II'III'III'III'IIIIIII'III � c� „ I I I I I I I = co 1 5/8 GYP. WALL BD. 1 O N 2X6 WOOD STUDS (9) 16" O.G., III III III III III III III 515TERED TO EXIST. 2X4 STUDS III FIBERGLASS BAT INSULATION, STO-I a R-Iq IIIIII Q V WD-2 EXISTING 2X4 STUDS METAL LATH III III WD-2 w WEATHER BARRIER MEMBRANE V O = WD-3 SILL PLATE NAILED TO EXIST. SILL TO BE IN PLANE III III ® V WITH INTERIOR FACE OF NEW 2X6 WOOD STUD 5/8 PLYWOOD SHEATHING V Q FACE OF 2X BLOCKING TO BE IN PLANE WITH EXIST. SILL PLATE TO REMAIN — W INTERIOR FAGE OF NEW 2X6 WOOD STUD m EXIST. FLOOR SHEATHING TO REMAIN III III III III III III III 1 PPT BOTTOM 2X SILL PLATE NAILED TO EXISTING CONCRETE 2" EXIST. SILL, TYP WHERE WOOD 15 IN EXIST. RIM BOARD TO REMAIN 211 Q ~ FOUNDATION TO REMAIN, GONTAGT WITH GONGRETE EXIST. SILL PLATE TO REMAIN IIIIII ® a REFER STRUGT DWGS III (IIIIIII O WEEP 5GREED 1/2" EXP. JT. MATERIAL, FILL 1/2" EXP. JT. MATERIAL, FILL EXISTING WOOD FLOOR AND FRAMING III III III III III Q � TOP I/2" w/ SEALANT " TO BE REMOVED, V.I.F. 1 CONGEALED POST TIE, REFER � " 1 EX15 INC GONRETEN5IDEWALK 6 GONG. FLOOR REFER � —_ — —_ —_ — III III STRUGT DWGS � W �� I I III III I III 6 GONG. FLOOR, REFER CONCRETE SIDEWALK, — CONCRETE SIDEWALK, 1/2 EXP. JT. MATERIAL, FILL 00 Z TO STRUG. DWGS REFER TO STRUGT DWGS i — TO REMAIN FIN_FLOOR TO STRUGT DWGS REFER TO STRUGT DWGS 400 TOP 1/2" w/ SEALANT / _ / STEEL DOWEL, REFERf-1/2" EXP. JT. MATERIAL, FILL I -1 ELEV. 0'-0" STEEL DOWEL, REFER — — — — /-1/2" EXP, JT, MATERIAL, FILL I 1 EXISTING GONRETE SIDEWALK STRUG. DWGS TOP 1/2" w/ SEALANT I STRUGT DWGS TOP 1/2" w/ SEALANT I TO REMAIN FIN. FLOOR ELEV. 0'-0.. 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ° I —1 I IIIIIIIIIIIIIIIIIIIIIIIIIIII—III IIIIIIIIII I ISI I II I ISI I IIIIIIII I � III, IIIIIIIIIIIIIIIIIIIIII I —III—III o IIIIIIIIIIIIIIIIIIIIII—( III III1 IIII111111111111 M 1=1 1=1 II 1=1 1=1 1=1 CONCRETE FOOTING, REFER TO 1=1 1=1 1=1 1=1 1=1 1=1 1=1 1=1 1=1 1=1 1=1 1=1 1=1 o DWGS GONGRETE FOOTING, REFER STRUGT ° p STRUGT DWGS —III, I I I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I I I I=1 I I=1 I I1 I I 1� 1 I I I I I1 1 11 1 11 I III 1�I I 1 11 1 11 1 11 11 I 1 1 11 I I — 11 1 11 1 11 1 11 1 11 1 11 1 11 1 11 1 11 III,;IIIIIIIIIIIIIII—( III IIIIIIIIII—ISI IITII$ IIIIII=III EXIST. STEM WALL —IIIIIIIIII I I I —( III IIIIIIIIIIIIIIIIIIIIIIII=III III I I I 11 1 1 1 1 1 1 1 1 1 1=1 1=1 1=1 1=1 1=I 1=1 FOOTING TO III 1 1=1 III =1 1=I 1=1 1=1 I I I=1 1=1 1=1 1=1 1=1 1=1 1=1 1=1 1=1 1=1 1=1 NOTE: STEEL BRAGKETS H E R S C H M A N I NOTE: STEEL BRACKETS ARCHITECTS —III1 11I 11 11 11 11 11 11 11 11 11 11 11 11 11 11 —III AND ALL HARDWARE TO BE REMAIN 1I 11 11 11 III1 11 11 11 11 11 11 11 11 11 11 AND ALL HARDWARE TO BE IIIIIIIIIIIIIII=IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII s5. —III=1 IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII ss. 1 N C 0 R P 0 R A T E D —I I 1 IIIIIIIIIIIIIIIIIIIIIII 1=1 IIIII—III III—III IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII I� — III—III III III III III III III III—III III— NOTE: EXPOSED STEEL TONOTE:III III=IIIIII= NOTE: EXPOSED STEEL TO 2050 S. BUNDY DR, SUITE 225 1 BE PAINTED WITH HIGH BE PAINTED WITH HIGH LOS ANGELES, CA 90025 PERFORMANGE GOATIN6, PERFORMANGE COATING, TEL (818) 515-8 018 I REFER TO SPECS, TYP. REFER TO SPECS, TYP. 2 WALL SECTION 1 WALL SECTION www.herschmanarchitects.com SCALE: 3/4" - T-0" SCALE: 3/4" - T-0" A3 , 0 44 v A C-J12 10 �r N� 3/3,/17 �Q 0.5 op CAti�F�� Design and construction documents as instruments of service are given in confidence and remain the property ofHerschman Architects. The use I of this design and these construction 111 Z documents for purposes other than Z d the specific project named herein is strictly prohibited without expressed 10 1/8" ♦ written consent of Herschman 1 j Architects, Incorporated. Q/ on Date Issue " Q 10-04-16 VARIES VARIES T/ WD-2 • O REF. ALO I'-10" ELEV. VARIES � O II-OCi-16 MINOR USE PERMIT 0 II-23-16 *ELEMNOR PERMIT T/ STEEL TUBE N Lu V. 18'-5" AFF ' VARIES 2'-0" MAX. • BEYOND STEEL COLUMN, O I • REFER TO STRUGT DW65 ' • 2 T/ FRAMING • BEYOND PARAPET L ELEV. 14'-I I" MEMBRANE FLASH I N6 @ COLUMN VARIES Drawn B y: NJE PENETRATION SINGLE PLY FULLY ADHERED SINGLE PLY ROOFING I WD-I ROOFING MEMBRANE Project No.: 15301 MEMBRANE, EXTEND UP AND _T/ STEEL TUBE — �� ALUMINUM HAT CHANNEL BY WD-I RI61D INSULATION, R-30 MIN BACKER ROD AND SEALANT OVER PARAPET -0—E, ELEV. 14'-0" AFF MFR @ 24 O.G., BLACK. ALIGN p3,5 WITH FASTENERS, REFER TO ELEVS 3/4" ROOF SHEATHING GOVT STEEL TUBE, REFER RIGID INSULATION, REFER TO STRUGT DW65 TO ROOF PLAN FLUID APPLIED WEATHER TJI ROOF JOIST, SEE STRUGT LIGHTING FIXTURE, REFER RESISTANT MEMBRANE, BLACK DW65 ELEG DWGS 3/4" SHEATHING I I O Q I I STEEL STRUT, REFER TO �t I STRUGT DWGS � Tom/ BEARING PLATE 5/8" PLYWOOD 5HEATHIN6 I �' ELEV. 11'-6-1/2" ASS 2X4 @ 12" O.G. - \ WOOD TRUSS BY TRUSS MFR I - CONT TUBE STEEL, REFER STRUGT DWGS I STEEL PLATE, REFER TO _ 3/8" GAP TYP. BETWEEN i STRUGT DWGS I 11 WD-I PANELS p I EEG 1DW65 FIXTURE, REFER WOOD TRU55 BY TRU55 MFR M TRU55 BEARING p BENT PLATE STEEL T/5_TEEL TUBE ELEV. 10'-1" _i — — SADDLE BRACKET, REFER � T/ BEARING PLA N ELEV. a'-II-I/2" AFF EELEV. IO'-I" TO STRUGT DWGS j 51MP50N HOLDDOWN5, REFERz r/ 2X DOUBLE TOP PLATEF LVL HEADERS, STRUGT DW65 ' b 0 ILI REFER 2X NAILER MEGH FASTENED TO STEEL STRUGT DWGS FIBERGLASS BAT INSULATION, BEAM R-ICI _START OF CURVE 8X10 STEEL BEAM, REFER TO ELEV. 8'-0" 0\-F 5TRUGT DW65 I I � cv0 STEEL COL. BEYOND, REFER TO WD-I Q Q 5TRUGT DW65 ' 1 ~ V- Kw 2X6 STUDS 16" O.G. ALUMINUM HAT / Z CHANNEL BY WD-1 N '- MFR @ 24 O.G., BLACK. AL16N WITH Q 5/8" GYP. BD. - I FASTENERS, REFER TO ELEV5 FLUID APPLIED WEATHER = Ch RESISTANT MEMBRANE, BLACK - i co 5/8" PLYWOOD 5HEATHIN6 = N i 2X6 STUDS @ 16 O.G. 5TO-1 F— 5/8" GYP. WALL BD. Q FIBERGLASS BAT INSULATION, METAL LATH R-ICI 2X6 WOOD STUDS @ 16" O.G., � Q V SISTERED TO EXIST. 2X4 STUDS WEATHER BARRIER MEMBRANE -2 EXISTING COUNTER TOP TO BE O = REMOVED FIBERGLASS BAT INSULATION, 5/5" PLYWOOD SHEATHING R-1a EXISTING 2X4 STUDS ' V W LL I -2 5/16 PPT BOTTOM 2X SILL PLATE NAILED TO ® m OVER R EXIST. SILL, TYP WHERE WOOD 15 IN I I V CONTACT WITH CONCRETE Q I— EXIST. WOOD FRAMING TO BE 2" PPT BOTTOM SILL PLATE, TYP WHERE REMOVED 1/2" EXP. JT. MATERIAL, FILL ® a TOP 1/2" w/ SEALANT O WOOD IS IN CONTACT WITH Q CL CONCRETE 1/2" EXP. JT. MATERIAL, FILL I/2" EXP. JT. MATERIAL, FILL 6 GONG. FLOOR, REFER Q TOP 1/2" w/ SEALANT B/ WD-I TOP 1/2" w/ SEALANT 1/2" EXP. JT. MATERIAL, FILL - i ELEV. O'-4" TO STRUG. DWGS O TOP 1/2" w/ SEALANT `� STEEL DOWEL, REFER CONCRETE SIDEWALK, EXI5TIN6 GONRETE SIDEWALK O W SIDEWALK, REFER TO CIVIL — — TO REMAIN CG Z REFER TO STRUGT DWGS STRUG. DW65 _ FIN. FLOOR 6" GONG. FLOOR, REFER DC'S �� � � � 1 ELEV. O'-O" TO STRUG. DW65 T/ CONCRETE 1/2 EXP. JT. MATERIAL FILL ° ELEV. O'-4" TOP I/2" w/ SEALANT ° FF _ ELEV. O'-O" 10 1 I II V I I I=III=IIIIIIIIIIII—III ° ° p a I=III1 I CONCRETE FOOTING, REFER TO I=IIIIIIIIIIIIIIIIIIIII=III=III=III=III IIIIIIIIIIIIIIIIIIIIIIIIIIII I °° I —IIIIIIIIIIIIIIIIIII I ° °o `STRUGT DWGS III;IIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIII—III o III=IIIIIIIIIIII—III � ° I ° ° I 1III=III= � -—IIIIIIIIIIIIIIIIIIIIIIII—III ° III=IIIIIIIIIIIIIIIIIIIIIIII11 ' 'i I=1 111 111 111 I ° ° 1111 111 I ' '=III.;III1 111 111 111 111 111 11 111 111 111 111 111 111 111 111 I 1 _\ H E R S C H M A N III—III.. 11 ISI 1—III ���—is"' III III1 — NOTE: STEEL BRACKETS —III =III= =III=III=III=III=�=III=III=I =I =I =I =I =I =I =I =I =1 NOTE: STEEL BRACKETS k AND ALL HARDWARE TO BE —IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII AND ALL HARDWARE TO BE ARCHITECTS 55. IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII ss. 1 N C 0 R P 0 R A T E D 1 1= „I 11 NOTE: EXF05ED STEEL TO NOTE: EXPOSED STEEL TO 2050 S. BUNDY DR, SUITE 225 BE PAINTED WITH HIGH BFAINTED NIITGOAT N6, LOS ANGELES, CA 90025 PERFORMANCE COATING, E TEL_ (818) 515-8 018 REFER TO SPECS, TYP. I REFER TO 5PEC5, TYP. 4 WALL SECTION 3 WALL SECTION www.herschmanarchitects.com SCALE: 3/4" - 1'-0" SCALE: 3/4" - T-0" All x-15 w�SE A � l� v A C-J12 10 �r N� 3/3,/17 �Q G 0.5 VARIES k op CAL1F�� 2'-O" MAX. �T/ WD_—2 _ _ _ _z _ Y ELEV. VARIE5 —1 z Design and construction documents - as instruments of service are given in confidence and remain the property } ofHerschman Architects. The use U of this design and these construction documents for purposes other than N the specific project named herein is strictly prohibited without expressed II 1/2" written consent of Herschman Architects, Incorporated. Date Issue LU z I WD-3 I0-04-16 I z1 Ir I w 01I-OCi-16 MINOR USE PERMIT L N T/ STEEL TUBE 10LA2II-23-16 MINOR 1% 45USE PERMIT VARIES o o � • VARIES -4 1/2" MA REF. AI.O � � � � • • BEYOND STEEL COLUMN, I T/ WD-2 REFER TO STRUGT DW65 11 ELEV. VARIES 111111111111111111111 r4A� III II II II II IIIc Aa 2 111111111111111111111 BEYOND PARAPET �40 _ _♦ � ELEV 1M4'-11 1 • � I�II�II�I II�II�I � I � MEMBRANE FLA5HIN6 @ COLUMN _ - - - Drawn By: NJE III PENETRATIONS 1 111111111111111111 SINGLE PLY ROOFING o o ♦ I WD-I Project No.: 15301 SINGLE PLY FULLY ADHERED III MEMBRANE, EXTEND UP AND T/ STEEL TUBE 1 — ALUMINUM HAT CHANNEL BY WD-1 LEV. 14-0 AFF 1 MFR @) 12 O.G., ROOFING MEMBRANE I 111111111111111 I OVER PARAPET BLACK. ALIGN GID INSULATION, R-30 MIN it 1 1 WITH FASTENERS, REFER TO ELEVS RI III RIGID INSULATION, REFER ` TO ROOF PLAN FLUID APPLIED WEATHER 3/4" ROOF SHEATHINGIIIIIII RESISTANT MEMBRANE, BLACK 3/4" SHEATHING SLOPE=Y4" PER Tl M t� I ROOF TRUSS, REFER I I I I I I —� 5/5" PLYWOOD 5HEATHIN6 � , , , , � , STRUGT. DWGS I IIIIIIIIIIIIIIIIIIII I I CLIP ANGLE, MEGH. IIIIIIIIIIIIIIIIIII FASTENED AT EACH STUD .111111111111111111 I 11111111111111111 12 - ° I I 3/8" GAP TYP. BETWEEN II II II II II II II WD-I PANELS TRUSS BRAG I N6, 1111111111111111111 1 1 WOOD TRUSS BY TRUSS MFR i ET_RVU5�EARIN5 K REFER STRUGT IIIIIIIIIIIIIIIIIIII N I SOFFIT 5HEATHIN6 O DWGS T/STEEL TUBE - —� STEEL ANGLE, REFER III } LEV. q'-I I-1/2" AFF I ELEV. q'-O" III V2X NAILER MEGH FASTENED TO 4 - STRUCT DW65 z IIIIIIIIIIIIIIIIIIII n STEEL BEAM _ !i 2X TOP PLATES %D Q IIIIIIIIIIIIIIIIIIII I I w GYP. WALL BD [Q 11111111111111111111 ELEV. 8-O LVL HEADER, REFER STRUGT DW65 11111111111111111111 _ START '- CURVE 2X BLOCKING FIBERGLASS BAT�- 11111111111111111111 ° I I0 III , III 8X10 STEEL BEAM, REFER INSULATION, R-1ct 11111111111111111111 = zSTRUGT DW65 BACKER ROD 4 11111111111111111111 I I � � o SEALANT GYP. BD BEYOND 11111111111111111111 N 5TF-I Q 11111111111111111111 I 11111111111111111111 11111111111111 1 1 BEYOND WD-I 111111111111 = Ch 11111111111111111111 co 1111111111'111111111 = N EXOD FRAMING TO BE 0) MOVED 11111111111111111111 Q 11111111111111111111 1 1 W0-2 EXISTING COUNTER TOP TO BE Q V I' 1111111111 I' 1/2" AIR SPACE REMOVED 5/8" GYP. WALL BD. 1111111111111 O = 2X6 WOOD STUDS @ 16" O.G., �® (� 515TERED TO EXIST. 2X4 STUDS F I BER&LA55 BAT INSULATION, 11111 1 1 1 1 1 1V W R-Iq 1'-2 5/16" ® I.I.. m 11111111111111111111 EXISTING 2X4 STUDS 11111111111111111111 OVER R (� 11111111111111 I I Q PPT BOTTOM 2X SILL PLATE NAILED TO EXIST. SILL, TYP WHERE WOOD 15 IN 111111111 1 1 Q CONTACT WITH CONCRETE 11111111111111111 1/2" EXP. JT. MATERIAL, FILL 111 111111111111111 1/2" EXP. JT. MATERIAL, FILL C TOP 1/2" w/ SEALANT 1 11I11I11 I� 1/2" EXP. JT. MATERIAL, FILL TOP 1/2" w/ SEALANT Go W 6" GONG. FLOOR, REFER III IIIA TOP I/2" w/ SEALANT I I I SIDEWALK REFER TO CIVIL (D Z TO 5TRUG. DWGS � 'i 1 ' 1 FIN. 6" GONG. FLOOR, REFER DW65 FF STEEL DOWEL - REFER II � II � I ELEV. 0'-0" TO 5TRUG. DW65 ELEV. 0'-0 STRUG. DW65 III ° CONCRETE ° FOOTING, REFER O 1111 I ° ° IIIIIIIIIIIIIIIIIIIIIIIIIII-1111 � ° STRUGT DW65 IIIIIIIIIIIIIIIIIIIIIIII—III o o ° I1 CONCRETE INFILL -1IIIIIIIIIIIIIIIIIIIIIIII—III —I LII11111 1=1 11 I ° AND FOOTING, REFER IIIIII=III=III=III=III=III=III=III1 III III III III IIIIII—III n ° =III TO STRUGT DW65 1 11IIIIIIIIIIII—III 1I 11IIIIII-1111 III IIIIIII I =1I 11 11 11 11 111 =1 1=1 1=1 1 11 11 �'=0 3/4" '��-2'3�8�'' 11 11 1=I H E R S C H M A N 11 = j NOTE: STEEL BRACKETS ' ' 1 11 11 11 11 11 11 11 11 11 I— III III— ARCHITECTS1 —III—1 I,;III;III„ IMI III- I— AND ALL HARDWARE TO BE SS. N C O R P O R A T E D 1 1 NOTE: EXPOSED STEEL TO 2050 S. BUNDY DR, SUITE 225 BE PAINTED WITH HIGH LOS ANGELES, CA 90025 PERFORMANCE COATING, TEL (818) 515-8 018 I I REFER TO SPECS, TYP. 6 WALL SECTION 5 WALL SECTION www.herschmanarchitects.com SCALE: 3/4" - 1'-0" SCALE: 3/4" - T-0" A3m2 40