HomeMy WebLinkAbout20200226_ZA Action Letter COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
949-644-3200
www.newportbeachca.gov
ZONING ADMINISTRATOR ACTION LETTER
Subject: Red O Patio Expansion (PA2019-183)
Staff Approval No. SA2020-001
Site Location 143 Newport Center Drive
Applicant EDGE Architecture + Planning
Legal Description LLA 2012-005 Parcel 3
On February 26, 2020, the Zoning Administrator approved Staff Approval No. SA2020-001
to allow modifications to an existing eating and drinking establishment (restaurant) and
found said modification to be minor and in substantial conformance with Minor Use Permit
No. UP2013-009. This approval is based on the following findings and subject to the
conditions discussed in this action letter.
LAND USE AND ZONING
Zone: PC-56 (North Newport Center)
General Plan: CR (Regional Commercial)
PROJECT SUMMARY
The applicant requests the addition of a third outdoor dining patio at an existing restaurant.
The existing Minor Use Permit authorized a Type 47 Alcoholic Beverage Control (ABC)
License for the restaurant. The proposed 823-square-foot patio would offer the same food
and beverage menu and hours of operation (9:00 a.m. to 2:00 a.m., daily) as the previously
approved restaurant.
I. BACKGROUND
On July 25, 2013, the Zoning Administrator approved Minor Use Permit No. UP2013-009
(PA2013-109) to allow an eating and drinking establishment with late hours (after 11:00
p.m.) and alcohol sales (Type 47 ABC License – On Sale General – Eating Place).
On August 21, 2013, the Chief of Police approved Operator License No. OL2013-003
(PA2013-109) to allow a food service restaurant with late hours (after 11:00 p.m.) and a
Type 47 ABC License pursuant to Municipal Code Chapter 5.25.
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II. PROPOSED CHANGES
The approved plans for Minor Use Permit No. UP2013-009 included a 6,915-square-foot
indoor dining area and two outdoor dining areas: one is 1,500 square feet and the other
is a detached 2,100-square-foot pavilion. The applicant proposes to add a third outdoor
dining patio that would be 823 square feet in area located to the left of the restaurant
entrance along Anacapa Drive. The Police Department has reviewed the request and has
no objection to the proposed third outdoor dining patio.
III. FINDINGS
Pursuant to Section 20.54.070, the Community Development Director may authorize
minor changes to an approved site plan, architecture, or the nature of the approved use,
or refer the requested change to the Zoning Administrator, without a public hearing, and
waive the requirement for a new use permit application . The approval and waiver of a
new use permit application is based on the following findings and facts in support of the
findings.
Finding:
A. The changes are consistent with all applicable provisions of this Zoning Code.
Facts in Support of Finding:
1. The project is located in the Fashion Island Sub -Area of the PC-56 (North Newport
Center Planned Community) Zoning District. Fashion Island is intended to be a
regional retail and entertainment center and a day/evening destination with a wide
variety of uses that serve visitors, residents, and employees of the area . The
restaurant with late hours and alcohol sales is a commercial use that serves visitors,
residents, shoppers, and employees in the area, and the restaurant and additional
outdoor dining patio is consistent with the purpose of the North Newport Center
Planned Community District for the Fashion Island Sub-Area.
2. Eating and drinking establishments are allowed uses within the Fashion Island Sub-
Area. Pursuant to the PC-56 Development Plan, the on-premise sale of alcohol in
conjunction with an eating and drinking establishment is subject to approval of a minor
use permit. Minor Use Permit No. UP2013-009 was approved for the restaurant and
outdoor dining with alcohol sales. The proposed addition of a third outdoor dining patio
is consistent with the PC-56 Development Plan and the operational characteristics
approved under Minor Use Permit No. UP2013-009. The facts in support of the Minor
Use Permit approved with Resolution No. ZA2013-039 remain applicable to the
proposed additional outdoor dining patio, including the alcohol considerations within
Section 20.48.030 (Alcohol Sales).
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Finding:
B. The changes do not involve a feature of the project that was a basis for or subject of
findings or exemptions in a negative declaration or Environmental Impact Report for
the project.
Facts in Support of Finding:
1. The previously approved Minor Use Permit was determined to be categorically exempt
from the requirements of the California Environmental Quality Act under Class 1
(Existing Facilities), which exempts minor alterations to existing facilities involving
negligible expansion of use beyond that existing at the time of the lead agency’s
determination. The size of the proposed outdoor patio or the lack of a patio were not
features of the project that was a basis for finding the project exempt from
environmental review.
2. The construction of an additional outdoor dining patio qualifies for a Class 1 (Existing
Facilities) categorical exemption as the additional patio is a minor alteration and
addition to an existing facility involving a negligible expansion of the authorized use.
Finding:
C. The changes do not involve a feature of the project that was specifically addressed or
was the subject of a condition(s) of approval for the project or that was a specific
consideration by the applicable review authority in the project approval.
Fact in Support of Finding:
1. The proposed additional outdoor dining patio including the sale and consumption of
alcohol on the patio was not the subject of a condition of approval for the project. The
staff report, meeting minutes, and Zoning Administrator Resolution No. ZA201 3-039
do not specifically address additional outdoor dining, the size of the outdoor dining, or
lack of a patio at the proposed third patio location.
Finding:
D. The changes do not result in an expansion or change in operational characteristics of
the use.
Fact in Support of Finding:
1. The eating and drinking establishment use with alcohol sales and late hours will
remain unchanged as a result of the third outdoor dining patio. The use will not change
as the same conditions of approval are applicable, including requirements and
limitations on food service, dancing, and live entertainment. The proposed additional
outdoor dining will offer the same food and beverage menu as the previously approved
restaurant and patio. The hours of operation of between 6:00 a.m. and 2:00 a.m. will
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be the same as previously approved under Minor Use Permit No. UP201 3-009.
Therefore, the proposed changes do not result in an expansion or change in
operational characteristics of the use.
IV. DETERMINATION
This Staff Approval has been reviewed and a determination has been made that the
proposed change to the existing eating and drinking establishment is minor and in
substantial conformance with the original approval.
V. CONDITIONS
All previous conditions of approval of Minor Use Permit No. UP2013-009 shall remain in full
force and effect as stated in Zoning Administrator Resolution No. ZA2013-039 (Attachment
No. CD 2).
APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community
Development or City Clerk, as applicable, within fourteen (14) days following the date the
action or decision was rendered unless a different period of time is specified by the Municipal
Code. For additional information on filing an appeal, contact the Planning Division at 949-
644-3200.
Prepared by:
Approved by:
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Attachments: CD 1 Vicinity Map
CD 2 Zoning Administrator Resolution No. ZA2013-039
CD 3 Plans
Attachment No. CD 1
Vicinity Map
VICINITY MAP
Staff Approval No. SA2020-001
PA2019-183
143 Newport Center Drive
Subject Property New patio
Attachment No. CD 2
Zoning Administrator Resolution No.
ZA2013-039
RESOLUTION NO. ZA2013-039
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT
NO. UP2013-009 TO ALLOW A TYPE 47 (ON SALE GENERAL)
ALCOHOLIC BEVERAGE CONTROL LICENSE AT A NEW
FOOD SERVICE, EATING AND DRINKING ESTABLISHMENT
LOCATED AT 143 NEWPORT CENTER DRIVE (PA2013-109)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Red O, LLC, with respect to property located at 143 Newport
Center Drive, and legally described as Parcel 3 of Lot Line Adjustment No. LA2012-005,
recorded September 11, 2012 as Instrument No. 2012000529298 of official records, in
the office of the County Recorder of the County of Orange, requesting approval of a
minor use permit.
2. The applicant requests a minor use permit to allow a Type 47 (On Sale General)
Alcoholic Beverage Control (ABC) license for Red O, a food service, eating and
drinking establishment with late hours (after 11:00 p.m.), live entertainment, with and
two outdoor dining patios. Due to the late hours of operation (after 11:00 p.m.),
approval of an Operator’s License by the Newport Beach Police Department will be
required.
3. The subject property is located within the Fashion Island Sub-Area of the PC-56 (North
Newport Center Planned Community) Zoning District and the General Plan Land Use
Element category is CR (Regional Commercial).
4. The subject property is not located within the coastal zone.
5. A public hearing was held on July 25, 2013 in the City Hall Council Chambers, 100 Civic
Center Drive, Newport Beach, California. 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 under the requirements
of the California Environmental Quality Act under Class 1 (Existing Facilities).
2. The proposed project involves the addition of alcoholic beverages at a restaurant that
is under construction that will include live entertainment and two outdoor dining patios.
Therefore, both the interior use and outdoor dining pa tios qualify for a categorical
exemption under Class 1.
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SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.48.030 (Alcohol Sales) of the Newport Beach Municipal Code,
the following findings and facts in support of the findings for a use permit a re set forth:
Finding
A. The use is consistent with the purpose and intent of Section 20.48.030 (Alcohol Sales of
the Zoning Code).
Facts in Support of Finding
In finding that the proposed use is consistent with Section 20.48.030 (Alcohol Sales) of the
Zoning Code, the following criteria must be considered:
i. The crime rate in the reporting district and adjacent reporting districts as compared to
other areas in the City.
1. The proposed establishment is located within Reporting District 39, wherein the
number of crimes is higher than adjacent Reporting Districts (RDs) and the City. The
adjacent RDs (43, 44, and 47) have a lower number of crimes as they are primarily
residential with few commercial uses. Due to the high concentration of commercial
land uses in Fashion Island, the crime rate and shoplifting rate is greater than adjacent
residential Reporting Districts; however, the Newport Beach Police Department does
not consider the number significant given the type of development within this
Reporting District.
ii. The numbers of alcohol-related calls for service, crimes, or arrests in the reporting
district and in adjacent reporting districts.
1. Due to the high concentration of commercial land uses, the calls for service and
number of arrests are greater than adjacent residential Reporting Districts. The Police
Department does not consider the rate high because of the concentration of
restaurants and commercial uses within Fashion Island and the surrounding North
Newport Center. The Newport Beach Police Department has not previously reported
any calls for service to the subject property since the proposed use is part of a new
development project.
iii. The proximity of the establishment to residential zoning districts, day care centers,
hospitals, park and recreation facilities, places of worship, schools, other similar uses,
and any uses that attract minors.
1. Fashion Island does not abut sensitive land uses and is separated from other uses by
parking lots, roadways and other commercial uses. Residential uses are permitted in the
northern sections of the PC-56 (North Newport Center Planned Community) Zoning
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District within Blocks 500, 600, 800, and San Joaquin Plaza. The proposed use is not
located in close proximity to these residential districts, day care centers, park and
recreation facilities, places of religious assembly, and schools.
iv. The proximity to other establishments selling alcoholic beverages for either off-site or
on-site consumption.
1. Muldoon’s Irish Pub is located at 202 Newport Center Drive to the south of the project
site at the intersection of Anacapa and Newport Center Drive . Muldoon’s is authorized
to operate until 2:00 a.m. and provides live entertainment, dancing, and Type 47 (On
Sale General) and Type 68 (Portable Bar) alcohol licenses. Off-sale alcohol sales are
located in the vicinity at Whole Foods, at 461 Newport Center Drive, within Fashion
Island. Additionally, there are many comparable restaurant establishments within the
Fashion Island Shopping Center. These include other pad restaurant tenants such as
Roy’s Hawaiian Fusion, Fleming’s Steak House, and True Food Kitchen . The Type 47
(On Sale, General) alcohol license requested is the same as those obtained for said
establishments and there is no evidence suggesting these uses have been detrimental
to the neighborhood. However, Red O and the recently approved Fig & Olive will be
the only locations with late hours after 12:00 midnight within Fashion Island. While the
proposed hours of operation are later, an adequate security plan per the Police
Department is in place for the Fashion Island Shopping Center and conditions of
approval are proposed to adequately manage the late hour component of the
proposed restaurant.
v. Whether or not the proposed amendment will resolve any current objectionable
conditions.
1. The project has been reviewed and conditioned to ensure that the purpose and intent of
Section 20.48.030 (Alcohol Sales) of the Zoning Code is maintained and that a healthy
environment for residents and businesses is preserved. The service of alcohol is
intended for the convenience of customers dining at the restaurant. Operational
conditions of approval relative to the sale of alcoholic beverages will help ensure
compatibility with the surrounding uses and minimize alcohol related impacts.
2. The restaurant use will be located within a shopping center designated to include such
development. The Regional Commercial (CR) designation of the General Plan allows
eating and drinking establishments. The service and consumption of alcohol at the
proposed restaurant, pursuant to a Type 47 Alcoholic Beverage Control license under
the conditions imposed by this Minor Use Permit that it will be operated and
maintained, complies with the provisions of the Zoning Code and the North Newport
Center Planned Community District Regulations.
3. The restaurant will be adjacent to a highly-traveled commercial area that is occupied
by a mixture of office and retail uses. It is anticipated that the establishment will serve
visitors and employees of the nearby businesses who stop and eat within the North
Newport Center area. Adding alcohol service to the menu will compliment the food
service and provide for the convenience of customers.
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4. The proposed restaurant is located within a shell building that is currently under
construction. Improvement to the interior of the building for the restaurant use is currently
in plan check and will be designed specifically for a restaurant that includes on-site
service and consumption of alcoholic beverages.
Minor Use Permit
In accordance with Section 20.52.020.F (Findings and Decision) of the Newport Beach
Municipal Code, the following findings and facts in support of the findings for a use permit are
set forth:
Finding
B. The use is consistent with the General Plan and any applicable specific plan:
Facts in Support of Finding
1. The Land Use Element of the General Plan designates the project site as Regional
Commercial (CR), which is intended to provide retail, entertainment, service, and
supporting uses that serve local and regional residents. The proposed restaurant with
alcoholic beverage sales and live entertainment is a use that serves local and regional
residents and is consistent with land uses in the CR land use designation .
Finding
C. 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 project is located in the Fashion Island Sub-Area of the PC-56 (North Newport
Center Planned Community) Zoning District. Fashion Island is intended to be a
regional retail and entertainment center and a day/evening destination with a wide
variety of uses that will serve visitors, residents, and employees of the area. The
restaurant with alcoholic beverage sales and live entertainment is a commercial use
that serves visitors, residents, and employees in the area and, therefore, is consistent
with the purposes of the North Newport Center Planned Community District for the
Fashion Island Sub-Area.
2. Eating and Drinking Establishments are permitted uses within the Fashion Island Sub-
Area of the North Newport Center Planned Community Zoning District. Pursuant to the
Planned Community Text, live entertainment falls beneath the definition of
“Commercial Recreation and Entertainment” which is a permitted use within the
Fashion Island subarea. Pursuant to the Planned Community Text, the on -premise
sale of alcohol in conjunction with an eating and drinking establishment requires a
minor use permit.
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3. The proposed outdoor dining area and the restaurant area are within the limits of the
cumulative floor area allocated for Fashion Island.
Finding
D. 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 Fashion Island Sub-Area permits a range of retail, dining, and commercial
entertainment uses within the PC-56 (North Newport Center Planned Community)
Zoning District. While the proposed establishment provides a component of late night
dining services similar to a lounge, the use is compatible with surrounding permitted
commercial uses in the vicinity and there are no sensitive land uses located nearby.
2. The proposed hours of operation are 9:00 a.m. to 2:00 a.m., daily. While the proposed
hours of operation for Red O are later than the hours for other restaurants within
Fashion Island, an adequate security plan is in place for the Fashion Island Shopping
Center and conditions of approval are proposed to adequately manage the late hour
component of the proposed restaurant.
3. Due to the late hours of operation (after 11:00 p.m.), approval of an Operator’s License
by the Newport Beach Police Department will be required. A copy of the Fashion
Island Security Plan will be provided as part of the operator license p rocess for the
proposed business. An operator license required pursuant to NBMC Chapter 5.25 may
be subject to additional and/or more restrictive conditions to regulate and control
potential nuisances associated with the operation of the restaurant. The operator
license will help ensure compatibility of the proposed business with the surrounding
uses in the vicinity.
4. Live entertainment in the form of a piano bar and mood music is requested during the
regular hours of operation. The recommended hours of operation for live entertainment
during the evening hours are until 1:00 a.m., daily, to encourage patrons to leave in
compliance with the 2:00 a.m. closing hour.
5. The on-site consumption of alcoholic beverages will be incidental to the restaurant use.
The quarterly gross sales of alcoholic beverages shall not exceed the gross sales of food
during the same period, per the conditions of approval. Alcoholic beverage service will be
under the supervision of employees who have completed a certified training program
pursuant to Condition of Approval No. 15.
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Finding
E. 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:
Facts in Support of Finding
1. The Fashion Island shopping center provides adequate parking and circulation within
the surface parking lots and parking structures on site.
2. This site has been reviewed by the Fire Department to ensure adequate public and
emergency vehicle access is provided. Utilities are provided with all applicable
requirements.
3. The site is under construction with a shell building designed for a restaurant use.
Improvement to the interior of the building for the restaurant use is currently in plan
check.
4. Improvements to the project site will comply with all Building, Public Works, and Fire
Codes. All ordinances of the City and all conditions of approval will be complied with.
Finding
F. Operation of the use at the location proposed would not be detrimental to the harmonious
and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard
to the public convenience, health, interest, a safety, or general welfare of persons
residing or working in the neighborhood of the proposed use.
Facts in Support of Finding
1. 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.
2. The food service, eating and drinking establishment with alcohol service will serve
visitors and the surrounding business community. The proposed establishment will
provide alcohol service as a public convenience to visitors and workers within the
surrounding area.
3. Fashion Island management has historically provided efficient on-site security and
cooperates with the Newport Beach Police Department. The provision of an operator
license will further enable the Police Department to regulate the operation of the
proposed business.
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4. The applicant is required to install a grease interceptor, 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 within the establishment.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use
Permit No. UP2013-009 (PA2013-109), subject to the conditions set forth in Exhibit A,
which is attached hereto and incorporated by reference.
2. This action shall become final and effective fourteen days after the adoption of this
Resolution unless within such time an appeal is filed with the Director of Community
Development in accordance with the provisions of Title 20 Planning and Zoning, of the
Newport Beach Municipal Code.
PASSED, APPROVED AND ADOPTED THIS 25th DAY OF JULY, 2013.
By:
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EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division Conditions
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. Alcohol service shall be limited to a Type 47 (On Sale General) Alcoholic Beverage
Control License.
3. The hours of operation shall be limited to between 9:00 a.m. to 2:00 a.m., daily.
4. There shall be no live entertainment allowed on the premises without first obtaining a
Live Entertainment Permit from the City. Live entertainment shall be permitted at the
subject property until 1:00 a.m., daily or earlier if required by the Live Entertainment
Permit. Prior to the final of building permits for the restaurant tenant improvement, the
applicant shall obtain a Live Entertainment Permit from the Revenue Division.
5. The operator as well as any future operators of the restaurant shall obtain an Operator
License pursuant to Chapter 5.25 of the Municipal Code to ensure the business is
operated in a safe manner. The Operator License may be subject to additional and/or
more restrictive conditions to regulate and control potential late -hour nuisances
associated with the operation of the restaurant.
6. Prior to the issuance of building permits, Fair Share Traffic Fees shall be paid for any
additional gross floor area associated with the restaurant and mezzanine in accordance
with Chapter 15.38 of the Newport Beach Municipal Code. The applicant shall be
credited for square footage identified in the restaurant pad shell building under Plan
Check No. 1364-2012 and the remaining balance shall be charged to the applicant.
7. Prior to the issuance of building permits, San Joaquin Transportation Corridor Fees shall
be paid for any additional gross floor area associated with the restaurant and mezzanine.
The applicant shall be credited for square footage identified in the restaurant pad shell
building under Plan Check No. 1364-2012 and the remaining balance shall be charged to
the applicant.
8. Approval does not permit the premises to operate as a bar, tavern, cocktail lounge or
nightclub as defined by the Newport Beach Municipal Code, unless the Zoning
Administrator first approves an amended minor use permit. This Minor Use Permit shall
be terminated if the operation is no longer maintained as a “bona fide public eating place”
as defined by the California Department of Alcoholic Beverage Control.
9. No alcoholic beverages shall be consumed on any property adjacent to the licensed
premises under the control of the licensee.
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10. No games or contests requiring or involving the consumption of alcoholic beverages
shall be permitted.
11. There shall be no on-site radio, television, video, film or other electronic media
broadcasts, including recordings to be broadcasted at a later time, which include the
service of alcoholic beverages, without first obtaining an approved Special Event
Permit issued by the City of Newport Beach.
12. No “happy hour” type of reduced price alcoholic beverage promotion shall be allowed
except when served in conjunction with food ordered from the full service menu.
13. Petitioner shall not share any profits or pay any percentage or commission to a
promoter or any other person based upon monies collected as a door charge, cover
charge, or any other form of admission charge, including minimum drink orders or the
sale of drinks.
14. A Special Event Permit is required for any event or promotional activity outside the
normal operational characteristics of this restaurant business 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.
15. There shall be no dancing allowed on the premises unless permitted by a Special Events
permit.
16. The quarterly gross sales of alcoholic beverages shall not exceed the gross sales o f
food during the same period. The licensee shall at all times maintain records, which
reflect separately the gross sales of food and the gross sales of alcoholic beverages of
the licensed business. These records shall be kept no less frequently than on a
quarterly basis and shall be made available to the Police Department on demand.
17. There shall be no exterior advertising or signs of any kind or type, including advertising
directed to the exterior from within, promoting or indicating the availability of alcoholic
beverages. Interior displays of alcoholic beverages or signs which are clearly visible to
the exterior shall constitute a violation of this condition.
18. All owners, managers, and employees selling alcoholic beverages shall undergo and
successfully complete a certified training program in responsible methods and skills fo r
selling alcoholic beverages. The certified program must meet the standards of the
California Coordinating Council on Responsible Beverage Service or other
certifying/licensing body, which the State may designate. The establishment shall
comply with the requirements of this section within 180 days of the issuance of the
certificate of occupancy. Records of each owner’s, manager’s, and employee’s
successful completion of the required certified training program shall be maintained on
the premises and shall be presented upon request by a representative of the City of
Newport Beach.
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19. The operator of the restaurant facility shall be responsible for the control of noise
generated by the subject facility. 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.
20. The boundary of the accessory outdoor dining area shall be marked through the use of
a 36-inch-high rail. Fences, walls, or similar barriers shall serve only to define the
outdoor dining area and not constitute a permanent all weather enclosure.
21. All mechanical equipment shall be screened from view of adjacent properties and
adjacent public streets, and shall be sound attenuated in accordance with Chapter 10.26
of the Municipal Code, Community Noise Control.
22. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three walls and a self -latching gate) or otherwise screened from view of
neighboring properties, except when placed for pick -up by refuse collection agencies.
The trash enclosure shall have a decorative solid roof for aesthetic and screening
purposes.
23. 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).
24. The operator of the food service use shall be responsible for the clean -up of all on-site
and off-site trash, garbage and litter generated by the use.
25. Storage outside of the building shall be prohibited , with the exception of the required
trash container enclosure.
26. 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, and debris from
the premises and on all abutting sidewalks within 20 feet of the premises. Graffiti shall
be removed within 48 hours of written notice from the City.
27. The alcoholic beverage outlet operator shall take reasonable steps to discourage and
correct objectionable conditions that constitute a nuisance in parking areas, sidewalks,
and areas surrounding the alcoholic beverage outlet and adjacent properties, if directly
related to the patrons of the subject alcoholic beverage outlet.
28. All proposed signs shall be in conformance with the provisions of the PC-56 (North
Newport Center Planned Community), Chapter 20.42 (Sign Standards) of the Newport
Beach Municipal Code, or an approved Comprehensive Sign Program for the project
site.
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29. 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
permit.
30. The Zoning Administrator may add to or modify conditions of approval to this Minor
Use Permit, upon a determination that the operation which is subject of this Minor Use
Permit causes injury, or is detrimental to the health, safety, peace, morals, comfort, or
general welfare of the community.
31. Any changes in operational characteristics, hours of operation, expansion in area, or
modification to the floor plan, shall require an amendment to this Minor Use Permit,
unless otherwise approved by the Planning Division.
32. Should the business, subject to the Minor Use Permit conditioned herein, be sold or
otherwise come under different ownership or a change in operators, any future
owners, operators, or tenants shall be notified of the conditions of this approval by
either the current business owner, property owner, or the leasing agent.
33. This Minor Use Permit shall expire unless exercised within twenty-four months from
the date of approval as specified in Section 20.54.60 of the Newport Beach Municipal
Code.
34. 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 the Red O Minor Use Permit including, but not limited
to, the Minor Use Permit No. UP2013-009 (PA2013-109). 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.
Building Division and Fire Department Conditions
35. 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-
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.
Zoning Administrator Resolution No. ZA2013-039
Page 12 of 12
Tmplt: 05/16/2012
36. A covered wash-out area (36 inches wide by 36 inches deep by 6 feet high) for refuse
containers and kitchen equipment shall be provided and shall drain directly into the sewer
system, unless otherwise approved by the Community Development Director and Public
Works Director in conjunction with the approval of an alternative drainage plan. The
washout area shall be specifically shown on the construction drawings submitted for
building permits.
37. The facility shall comply with the provisions of Chapter 14.30 of the Municipal Code for
commercial kitchen grease disposal, as determined by the Building Division and the
Utilities Department.
38. The restaurant shall provide the number of plumbing fixtures to satisfy the requirements
of Chapter 4 of the California Building Code, 2010.
39. Prior to issuance of building permits, an exit analysis shall be provided for the outdoor
dining patio.
40. The facility shall be designed to meet exiting and fire protection requirements as
specified by the California Building Code and shall be subject to review and approval by
the Building Division.
41. Public sanitation facilities shall be available to the general public (patrons) during regular
business hours of the operation, unless otherwise approved by the Building Division.
Attachment No. CD 3
Plans
1A21GBDE243567FRED O -NEWPORT143 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660THIS DRAWING IS AN INSTRUMENT OF SERVICE, IS THE PROPERTY OF THEDESIGNER AND MAY NOT BE REPRODUCED WITHOUT THE DESIGNERSPERMISSION AND UNLESS THE REPRODUCTION CARRIES THE DESIGNER'SNAME. ALL DESIGN AND OTHER INFORMATION SHOWN ON THE DRAWINGARE FOR USE ON THE SPECIFIED PROJECT ONLY AND SHALL NOT BE USEDOTHERWISE WITHOUT WRITTEN PERMISSION FROM THE DESIGNERNO. REVISION DATEJOB NO.******APPROVALS:KEY PLAN:CLIENT:RED O RESTAURANTRICK TEASTA250 NEWPORT CENTER DR.SUITE M100NEWPORT BEACH, CA 92660250 NEWPORT CENTER DR., M-101NEWPORT BEACH, CA 92660P : 949 - 354 - 01758CA9GBDEFC9435678NBUILDING 01ST SUBMITALMO/DY/YRSCALE:FILE PATH \ NAME: T:\RED O\Newport\CAD\_T1.0-CoverSheet-RedO_Newport.dwg
PLOT DATE: 12/18/20191.THIS NOTE HEREIN INCORPORATES, BY REFERENCE; THOSE GENERAL NOTESNUMBERED 1 THROUGH 22 OF OC PUBLIC WORKS STANDARD PLAN 1801, 2013EDITION.2.THE DEVELOPER/CONTRACTOR SHALL HAVE A COPY OF THE CURRENT OCPUBLIC WORKS STANDARD PLANS ON THE CONSTRUCTION SITE AT ALL TIMES.3.THE DEVELOPER SHALL TELEPHONE OC PUBLIC WORKS CONSTRUCTION AT: (714)567-7832, AT LEAST 24 HOURS PRIOR TO STARTING CONSTRUCTION WORKSUBJECT TO OC PUBLIC WORKS INSPECTION.4.OC PUBLIC WORKS ENCROACHMENT PERMIT REQUIRED. COUNTY APPROVEDPLANS DO NOT RELIEVE THE CONTRACTOR/DEVELOPER FROM RESPONSIBILITYTO OBTAIN PUBLIC PROPERTY PERMITS, WHICH SHALL BE AVAILABLE ON THEJOB AT ALL TIMES WORK IS BEING ACCOMPLISHED IN THE PUBLIC RIGHT-OF-WAY.5.ALL CONCRETE CURB AND GUTTER FLOW LINES LESS THAN 1% GRADE SHALL BEWATER TESTED PRIOR TO FINAL FINISHING TO INSURE PROPER DRAINAGEWITHOUT UNACCEPTABLE HIGH OR LOW SPOTS.6.ALL UTILITY TRENCH BACKFILL AND COMPACTION INSPECTION OUTSIDE THELIMITS OF DEDICATED STREET RIGHT-OF-WAY SHALL BE PREFORMED BY OCPLANNING7.ALL DAMAGED CONCRETE SIDEWALKS OR CURBS SHALL BE SAW CUT TO THENEAREST TRANSVERSE SCORE MARK OR ADJUSTABLE CONTROL POINT ORWEAKENED. PLANE JOINT, AND REPLACED IN CONFORMANCE WITH THEAPPLICABLE PROVISIONS OF OC PUBLIC WORKS STANDARD PLANS.8.DEVELOPER SHALL MAINTAIN ADJACENT STREETS IN NEAT, CLEAN, DUST-FREEAND SANITARY CONDITIONS AT ALL TIMES AND TO THE SATISFACTION OF THECOUNTY'S INSPECTOR. THE ADJACENT STREETS SHALL BE KEPT CLEAN OFDEBRIS, WITH THE DUST AND OTHER NUISANCE BEING CONTROLLED AT ALLTIMES. DEVELOPER SHALL BE RESPONSIBLE FOR ANY CLEAN UP ON ADJACENTSTREETS AFFECTED BY HIS CONSTRUCTION. METHOD OF STREET CLEANINGSHALL BE DRY SWEEPING OF ALL PAVED AREAS. NO STOCKPILING OF BUILDINGMATERIALS WITHIN THE COUNTY RIGHT-OF-WAY WITHOUT PERMISSION OF THECOUNTY'S INSPECTOR.9.PRIOR TO FINAL ACCEPTANCE OF STREET IMPROVEMENTS, ALL STREETPAVEMENT, STRIPING, AND STENCILING WITHIN THE PERIMETER OF THECONSTRUCTION PROJECT WILL RESTORED TO A "LIKE NEW" CONDITION, IN AMANNER MEETING THE APPROVAL OF THE DIRECTOR, OC PUBLIC WORKS. ALLSTRIPING AND STENCILING SHALL BE ACCORDING TO STANDARD PLAN 1801,NOTE 18.10.TRAFFIC SHALL BE MAINTAINED AT ALL TIMES AND SHALL BE PROTECTED WITHINADEQUATE BARRICADES, LIGHTS, SIGNS, AND WARNING DEVICES AS PER THECURRENT STATE OF CALIFORNIA DEPARTMENT OF TRANSPORTATION MANUELOF TRAFFIC CONTROLS, AND TO THE DIRECTIONS OF THE COUNTY'S INSPECTOR.11.OC PUBLIC WORKS STANDARD PLANS SHALL TAKE PRECEDENCE OVER ANYCONFLICTS EXCEPT FOR THE STANDARD PLANS AFFECTING UTILITY COMPANIES,IF THEIR STANDARDS ARE MORE STRINGENT.12.ALL UTILITIES UNDER PAVED AREAS OF PRIVATE STREETS SHALL HAVE AMINIMUM 30' COVER AND THE DEVELOPER SHALL PROVIDE PRIVATELABORATORY COMPACTION CERTIFICATION FOR ALL UNDERGROUND UTILITIESPRIOR TO PAVING. THE DEVELOPER SHALL SET UP A MEETING WITH THEINSPECTOR AND THE PRIVATE LABORATORY PRIOR TO ANY TESTING.13.A.C. PAVEMENT UNDER CARPORTS/ROOFS SHALL BE SLURRY SEALED INACCORDANCE WITH SECTION 302-4 "EMULSION-AGGREGATE SLURRY" OR THESTANDARD SPECIFICATION FOR PUBLIC WORKS CONSTRUCTION, 2013 EDITION,BEFORE FINAL ACCEPTANCE.14.ALL TRAFFIC MARKING AND STRIPING SHALL BE STENCILS THAT CONFORM TOTHE CALIFORNIA DEPARTMENT OF TRANSPORTATION (D.O.T.) NON-METRICSTANDARD.15.NO CONCENTRATED FLOWS ACROSS ASPHALT PAVEMENT WITH COUNT'SINSPECTOR'S APPROVAL.16.SURVEY MONUMENTS SHALL BE PRESERVED AND REFERENCED BEFORECONSTRUCTION, AND REPLACES AFTER CONSTRUCTION PURSUANT TO SECTION8771 OF THE BUSINESS AND PROFESSIONAL CODE.17.PRIOR TO ORDERING ANY CONCRETE OR CONCRETE PRODUCTS FOR USES ONTHE PROJECT, SOIL SULFATE TESTS SHALL BE PERFORMED MEETING THEAPPROVAL OF OC PUBLIC WORKS MATERIAL LABORATORY.18.CONCRETE ITEMS SHALL MEET THE REQUIREMENTS OF THE INTENT OF SECTION201.1.1.3 "CONCRETE SPECIFIED BY SPECIAL EXPOSURE" OF THE GREEN BOOK,UNLESS OTHERWISE APPROVED BY OC PUBLIC WORKS MATERIALSLABORATORY.ARCHITECTURAL:T1.0COVER SHEETA1.1SITE PLANA1.2FOCUSED SITE PLANA2.1EXISTING FLOOR PLANA2.2EXISTING ROOF PLANA2.3PROPOSED FLOOR PLANA2.4PROPOSED ROOF PLANA2.5ENLARGED DEMOLITION PLANA2.6ENLARGED PROPOSED SLAB PLANA2.7ENLARGED PROPOSED FLOOR PLANA2.8ENLARGED ENLARGED FURNISHED PLANA2.9ENLARGED PROPOSED ROOF PLANA3.1PROPOSED ELEVATIONSA4.1SECTIONSA5.1ARCHITECTURAL DETAILSA5.2ARCHITECTURAL DETAILSSTRUCTURAL:S1.0STRUCTURAL FLOOR PLAN"A"ARCHITECTURAL"C"CIVIL"S"STRUCTURAL"M"MECHANICAL"P"PLUMBING"E"ELECTRICAL&AND∠ANGLE@ATCENTERLINEØDIAMETER OR ROUNDA.B.ANCHOR BOLTA.C.ASPHALT CONCRETEACOUS.ACOUSTICALA..U.AIR CONDITIONING UNITA.A.AREA DRAINADJ.ADJUSTABLE OR ADJACENTAL.ALUMINUMANOD.ANODIZEDBD.BOARDBLDG.BUILDINGBLK.BLOCKBLKG.BLOCKINGBM.BEAMBOT.BOTTOMB.U.R.BUILT-UP ROOFINGCAB.CABINETC.A.CATCH BASINCEM.CEMENTCER.CERAMICC.I.CAST IRONCLG.CEILINGCLO.CLOSETCLR.CLEARC.O.CONCRETE OPENINGCOL.COLUMNCONC.CONCRETECONT.CONTINUOUSCORR.CORRIDORC.S.P.COMBINATION STANDPIPEC.M.U.CONCRETE MASONRY UNITDBL.DOUBLED.F.DRINKING FOUNTAINDET.DETAILDIA,DIAMETERDIM.DIMENSIONDN.DOWNDR.DOORD.T.DRAINAGE TUBINGDTL.DETAILDS.DOWNSPOUTD.S.P.DRY STANDPIPEDWG.DRAWINGEA.EACHEL.ELEVATIONELEC.ELECTRICALELEV.ELEVATOREMER.EMERGENCYENCL.ENCLOSUREE.P.ELECTRICAL PANELE.Q.EQUALEQPT.EQUIPMENTE.W.C.ELECTRIC WATER COOLEREXP.JT.EXPANSION JOINTEXP.EXPOSEDEXT.EXTERIORF.A.FIRE ALARMF.D.FLOOR DRAINF.E.FIRE EXTINGUISHERF.E.C.FIRE EXTINGUISHING CABINETF.F.FINISH FLOORF.H.FIRE HYDRANTF.H.C.FIRE HOSE CABINETFIN.FINISHFLR.FLOORFLASH.FLASHINGFLOUR.FLOURESCENTF.O.FACE OFF.O.C.FACE OF CONCRETEF.O.M.FACE OF MAS. OR MULL.F.O.S.FACE OF STUDF.O.W.FACE OF WALLF.S.FLOOR SINKFTG.FOOTINGFURR.FURRINGGA.GAUGEGALV.GALVANIZEDGL.GLASSGR.GRADEGYP.BD.GYPSUM WALLBOARDH.B.HOSE BIBH.C.HOLLOW COREHDBD.HARDBOARDHDWD.HARDWOODH.M.HOLLOW METALHORIZ.HORIZONTAL143 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660I.D.INSIDE DIAMETERINSUL.INSULATIONINT.INTERIORJAN.JANITORJT.JOINTLAM.LAMINATELAV.LAVATORYLIN.LINENLVR.LOUVERLT.WT.LIGHTWEIGHTMAX.MAXIMUMM.C.MINERAL COREMECH.MECHANICALMET.METALMFR.MANUFACTURERMIN.MINIMUM OR MINUTEMIR.MIRRORMISC.MISCELLANEOUSM.O.MASONRY OPENINGMTD.MOUNTEDMTG.MOUNTINGMTL.METALN.I.C.NOT IN CONTRACTNO./##NUMBERN.T.S.NOT TO SCALEO.C.ON CENTERO.D.OUTSIDE DIAMETEROPNG.OPENINGOPP.OPPOSITEPL.PROPERTY LINEP.L.PLATEP.LAM.PLASTIC LAMINATEPLAS.PLASTERPLYWDPLYWOODPR.PAIRR.RISERAD.RADIUSR.D.ROOF DRAINREC.RECESSEDREF.REFRIGERATORREQ'D.REQUIREDRESIL.RESILIENTRM.ROOMR.O.ROUGH OPENINGRDWD.REDWOODS&P.SHELF AND POLES.C.SOLID CORESECT.SECTIONSHWR.SHOWERSHT.SHEETSIM.SIMILARSPEC.SPECIFICATIONSQ.SQUARES.S.SERVICE SINKSTN.STL.STAINLESS STEELSTD.STANDARDSTL.STEELSTOR.STORAGESTRUCT.STRUCTURALSUSP.SUSPENDEDSYM.SYMMETRICALT.O.TOP OFT.O.C.TOP OF CONCRETETEL.TELEPHONETEMP.TEMPEREDT>ONGUE ANDGROOVETHK.THICK O THICKNESST..P.TOP OF PLATET..S.TOP OF SHEATHINGTV.TELEVISIONT..W.TOP OF WALLTYP.TYPICALU.N.O.UNLESS NOTED OTHERWISEVERT.VERTICALVEST.VESTIBULEW/WITHW.C.WATER CLOSETWD.WOODW.H.WATER HEATERW/OWITHOUTWR.WATER RESISTANTW.S.A.WET STANDPIPE12ADETAIL NUMBERSHEET NUMBERDETAIL NUMBERSHEET NUMBERAREA OF DETAILSECTION NUMBERSHEET NUMBERWALL SECTION NUMBERSHEET NUMBERELEVATION NUMBERSHEET NUMBERINTERIOR ELEVATION NUMBERSHEET NUMBERSHEET NUMBERPOINT / ELEVATION / DATUMKEY NOTEMATERIAL DESIGNATIONFINISH DESIGNATIONROOM NAMEDOOR TYPE OR NUMBERWALL TYPE DESIGNATIONEXIT SIGNAGE (SHADED AREAINDICATES DIRECTION OF ARROWON EXIT SIGN)ACOLUMN GRID DESIGNATIONCOLUMN CENTERLINEREVISION NUMBERAREA OF REVISIONNORTH ARROWADDRESS:143 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660TYPE OF CONSTRUCTION:V-BNUMBER OF STORIES:ONE (1)OCCUPANCY GROUP:A (RESTAURANT)AREA OF REMODEL:823 SFTOTAL BUILT AREA:823 SFFIRE SPRINKLER/ALARM:FULLY SPRINKLEREDAPPLICABLE CODES:2016 CALIFORNIA BUILDING CODE (CBC)2016 CALIFORNIA PLUMBING CODE (CPC)2016 CALIFORNIA MECHANICAL CODE (CMC)2016 CALIFORNIA ELECTRICAL CODE (CEC)2016 CALIFORNIA ENERGY EFFICIENSY STANDARDS(CEES)2016 CALIFORNIA GREEN BUILDING STANDARDS (CGBC)SITELOCATION1.CONSTRUCTION OF OUTDOOR DINING AREA, WITH NEWFLOOR SLAB & FINISHES.2.CONSTRUCTION OF OVERHEAD TRELLIS OVER OUTDOORDINING AREA, WITH HANGING LIGHTING FIXTURES.TITLESHEETT1.0SHEET INDEXGENERAL NOTESPROJECT DATASYMBOLSABBREVIATIONSRED O - NEWPORT PATIO IMPROVEMENTSLEGAL DESCRIPTIONPROJECT SCOPEVICINITY MAP
(E) RED O(E) FIG & OLIVE(E) RED OPAVILION(NOT PART OF SCOPE)NEWPORT CENTER DRIVEFASHION ISLAND(E) PARKINGFASHION ISLAND(E) PARKINGANACAPA
DRIVE (E) RED O PATIO(SCOPE OF WORKAREA)PROPOSED PATIO SITE1A21GBDE243567FRED O -NEWPORT143 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660THIS DRAWING IS AN INSTRUMENT OF SERVICE, IS THE PROPERTY OF THEDESIGNER AND MAY NOT BE REPRODUCED WITHOUT THE DESIGNERSPERMISSION AND UNLESS THE REPRODUCTION CARRIES THE DESIGNER'SNAME. ALL DESIGN AND OTHER INFORMATION SHOWN ON THE DRAWINGARE FOR USE ON THE SPECIFIED PROJECT ONLY AND SHALL NOT BE USEDOTHERWISE WITHOUT WRITTEN PERMISSION FROM THE DESIGNERNO. REVISION DATEJOB NO.******APPROVALS:KEY PLAN:CLIENT:RED O RESTAURANTRICK TEASTA250 NEWPORT CENTER DR.SUITE M100NEWPORT BEACH, CA 92660250 NEWPORT CENTER DR., M-101NEWPORT BEACH, CA 92660P : 949 - 354 - 01758CA9GBDEFC9435678NBUILDING 01ST SUBMITALMO/DY/YRSCALE:FILE PATH \ NAME: T:\RED O\Newport\CAD\A1.0-SitePlan-RedO_Newport.dwg
PLOT DATE: 6/27/2019SITE PLANA1.1EXISTING SITE PLAN1SCALE: 1" = 20'N
FASHION ISLAND(E) PARKING(E) RED O PATIO(SCOPE OF WORKAREA)(E) RED O(E) RED O PAVILIONPROPOSEDPATIO SITENEWPORT CENTER DRIVE1A21GBDE243567FRED O -NEWPORT143 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660THIS DRAWING IS AN INSTRUMENT OF SERVICE, IS THE PROPERTY OF THEDESIGNER AND MAY NOT BE REPRODUCED WITHOUT THE DESIGNERSPERMISSION AND UNLESS THE REPRODUCTION CARRIES THE DESIGNER'SNAME. ALL DESIGN AND OTHER INFORMATION SHOWN ON THE DRAWINGARE FOR USE ON THE SPECIFIED PROJECT ONLY AND SHALL NOT BE USEDOTHERWISE WITHOUT WRITTEN PERMISSION FROM THE DESIGNERNO. REVISION DATEJOB NO.******APPROVALS:KEY PLAN:CLIENT:RED O RESTAURANTRICK TEASTA250 NEWPORT CENTER DR.SUITE M100NEWPORT BEACH, CA 92660250 NEWPORT CENTER DR., M-101NEWPORT BEACH, CA 92660P : 949 - 354 - 01758CA9GBDEFC9435678NBUILDING 01ST SUBMITALMO/DY/YRSCALE:FILE PATH \ NAME: T:\RED O\Newport\CAD\A1.0-SitePlan-RedO_Newport.dwg
PLOT DATE: 6/27/2019FOCUSEDSITE PLANA1.2EXISTING FOCUSED SITE PLAN1SCALE: 1" = 10'N
SCOPE OFWORK AREA(E) RED O MAIN RESTAURANT(NOT PART OF SCOPE)(E) RED O PAVILION(NOT PART OF SCOPE)15'-0"55'-10"1A2.5(E) WALL TOREMAIN, TYP(E) PATIOPROPOSEDEXPANSION1A21GBDE243567FRED O -NEWPORT143 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660THIS DRAWING IS AN INSTRUMENT OF SERVICE, IS THE PROPERTY OF THEDESIGNER AND MAY NOT BE REPRODUCED WITHOUT THE DESIGNERSPERMISSION AND UNLESS THE REPRODUCTION CARRIES THE DESIGNER'SNAME. ALL DESIGN AND OTHER INFORMATION SHOWN ON THE DRAWINGARE FOR USE ON THE SPECIFIED PROJECT ONLY AND SHALL NOT BE USEDOTHERWISE WITHOUT WRITTEN PERMISSION FROM THE DESIGNERNO. REVISION DATEJOB NO.******APPROVALS:KEY PLAN:CLIENT:RED O RESTAURANTRICK TEASTA250 NEWPORT CENTER DR.SUITE M100NEWPORT BEACH, CA 92660250 NEWPORT CENTER DR., M-101NEWPORT BEACH, CA 92660P : 949 - 354 - 01758CA9GBDEFC9435678NBUILDING 01ST SUBMITALMO/DY/YRSCALE:FILE PATH \ NAME: T:\RED O\Newport\CAD\A2.0-FloorPlan-RedO_Newport.dwg
PLOT DATE: 10/31/2019EXISTINGFLOOR PLANA2.1EXISTING FLOOR PLAN1SCALE: 1/8" = 1'-0"N
SCOPE OFWORK AREA(E) RED O MAIN RESTAURANT(NOT PART OF SCOPE)(E) RED O PAVILION(NOT PART OF SCOPE)14'-10"55'-11"(E) WALL TOREMAIN, TYP1A21GBDE243567FRED O -NEWPORT143 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660THIS DRAWING IS AN INSTRUMENT OF SERVICE, IS THE PROPERTY OF THEDESIGNER AND MAY NOT BE REPRODUCED WITHOUT THE DESIGNERSPERMISSION AND UNLESS THE REPRODUCTION CARRIES THE DESIGNER'SNAME. ALL DESIGN AND OTHER INFORMATION SHOWN ON THE DRAWINGARE FOR USE ON THE SPECIFIED PROJECT ONLY AND SHALL NOT BE USEDOTHERWISE WITHOUT WRITTEN PERMISSION FROM THE DESIGNERNO. REVISION DATEJOB NO.******APPROVALS:KEY PLAN:CLIENT:RED O RESTAURANTRICK TEASTA250 NEWPORT CENTER DR.SUITE M100NEWPORT BEACH, CA 92660250 NEWPORT CENTER DR., M-101NEWPORT BEACH, CA 92660P : 949 - 354 - 01758CA9GBDEFC9435678NBUILDING 01ST SUBMITALMO/DY/YRSCALE:FILE PATH \ NAME: T:\RED O\Newport\CAD\A2.0-FloorPlan-RedO_Newport.dwg
PLOT DATE: 10/31/2019EXISTINGROOF PLANA2.2EXISTING ROOF PLAN1SCALE: 1/8" = 1'-0"N
(E) RED O MAIN RESTAURANT(NOT PART OF SCOPE)(E) RED O PAVILION(NOT PART OF SCOPE)SCOPE OFWORK AREA15'-0"55'-10"
A3.1
3 A3.11A3.12(E) WALL TOREMAIN, TYP1A2.6SLABPLAN1A2.7FLOORPLAN1A2.8FURNISHEDPLAN1A21GBDE243567FRED O -NEWPORT143 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660THIS DRAWING IS AN INSTRUMENT OF SERVICE, IS THE PROPERTY OF THEDESIGNER AND MAY NOT BE REPRODUCED WITHOUT THE DESIGNERSPERMISSION AND UNLESS THE REPRODUCTION CARRIES THE DESIGNER'SNAME. ALL DESIGN AND OTHER INFORMATION SHOWN ON THE DRAWINGARE FOR USE ON THE SPECIFIED PROJECT ONLY AND SHALL NOT BE USEDOTHERWISE WITHOUT WRITTEN PERMISSION FROM THE DESIGNERNO. REVISION DATEJOB NO.******APPROVALS:KEY PLAN:CLIENT:RED O RESTAURANTRICK TEASTA250 NEWPORT CENTER DR.SUITE M100NEWPORT BEACH, CA 92660250 NEWPORT CENTER DR., M-101NEWPORT BEACH, CA 92660P : 949 - 354 - 01758CA9GBDEFC9435678NBUILDING 01ST SUBMITALMO/DY/YRSCALE:FILE PATH \ NAME: T:\RED O\Newport\CAD\A2.0-FloorPlan-RedO_Newport.dwg
PLOT DATE: 10/31/2019PROPOSEDFLOOR PLANA2.3PROPOSED FLOOR PLAN1SCALE: 1/8" = 1'-0"N
SCOPE OFWORK AREA(E) RED O MAIN RESTAURANT(NOT PART OF SCOPE)(E) RED O PAVILION(NOT PART OF SCOPE)1A2.9A3.1
3A3.12A3.11(E) WALL TOREMAIN, TYP1A21GBDE243567FRED O -NEWPORT143 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660THIS DRAWING IS AN INSTRUMENT OF SERVICE, IS THE PROPERTY OF THEDESIGNER AND MAY NOT BE REPRODUCED WITHOUT THE DESIGNERSPERMISSION AND UNLESS THE REPRODUCTION CARRIES THE DESIGNER'SNAME. ALL DESIGN AND OTHER INFORMATION SHOWN ON THE DRAWINGARE FOR USE ON THE SPECIFIED PROJECT ONLY AND SHALL NOT BE USEDOTHERWISE WITHOUT WRITTEN PERMISSION FROM THE DESIGNERNO. REVISION DATEJOB NO.******APPROVALS:KEY PLAN:CLIENT:RED O RESTAURANTRICK TEASTA250 NEWPORT CENTER DR.SUITE M100NEWPORT BEACH, CA 92660250 NEWPORT CENTER DR., M-101NEWPORT BEACH, CA 92660P : 949 - 354 - 01758CA9GBDEFC9435678NBUILDING 01ST SUBMITALMO/DY/YRSCALE:FILE PATH \ NAME: T:\RED O\Newport\CAD\A2.0-FloorPlan-RedO_Newport.dwg
PLOT DATE: 10/31/2019PROPOSEDROOF PLANA2.4PROPOSED ROOF PLAN1SCALE: 1/8" = 1'-0"N
16'-0"(E) RETAININGWALL TO REMAIN,TYP52'-0"8'-0"(E) VEGETATION& TREES TO BEREMOVED FORNEW FLOORSLAB, TYP(E) TREE TO BEREMAIN(E) FINISHPAVERS TO BEREMOVED ANDSTORED FORRE-USE, TYP(E) TREE TO BEREMOVED(E) TREE TO BEREMOVED10'-4"4'-0"7'-6"3'-0"4'-0"3'-0"14'-2"7'-6"
(E) TO REMAIN(NOT PART OF SCOPE)1'-3"1'-11"1'-11"1'-11"
1'-11"
1'-11"
1'-11"
1'-3"3'-0"3'-0"(E) TO REMAIN
(NOT PART OF SCOPE)(E) TO REMAIN(NOT PART OF SCOPE)(E) TREE TO BEREMAIN3'-10"15'-6"(N) FLOOR SLAB WIDTH(E) TO REMAIN(NOT PART OF SCOPE)1'-6"
15'-6"
LIMITS OF DEMOLITIONALL DIMENSIONS SHALL BE FIELD VERIFIED, IF THERE IS ACONFLICT OR DISCREPANCY BETWEEN THESE DOCUMENTSAND THE EXISTING CONDITION, THE CONTRACTOR SHALLNOTIFY THE ARCHITECT IN WRITING PRIOR TO THECOMMENCEMENT OF WORK .55'-10"LIMITS OF DEMOLITION(E) RETAINING WALL TO REMAIN(E) RETAINING WALLTO REMAIN, TYP(E) LANDSCAPETO BE REMAIN19'-2"(E) VEGETATION TO BE REMOVED FOR NEW WALL1'-6"FINISH STONE @ (E) WALL TO BE REMOVEDFOR (N) WALL EXTENSION, TYP. MATERIAL TOREMOVE SHALL BE AT THE LOCATION OF THEEXTENSION ONLY.(E) VEGETATION & TREESTO BE REMOVED FOR NEWFLOOR SLAB, TYP4'-0"3'-0"(N) 3'-0" x 4'-6" WALLOPENING FOR WINDOWW/ 3'-0" F.F.E. SILL1A21GBDE243567FRED O -NEWPORT143 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660THIS DRAWING IS AN INSTRUMENT OF SERVICE, IS THE PROPERTY OF THEDESIGNER AND MAY NOT BE REPRODUCED WITHOUT THE DESIGNERSPERMISSION AND UNLESS THE REPRODUCTION CARRIES THE DESIGNER'SNAME. ALL DESIGN AND OTHER INFORMATION SHOWN ON THE DRAWINGARE FOR USE ON THE SPECIFIED PROJECT ONLY AND SHALL NOT BE USEDOTHERWISE WITHOUT WRITTEN PERMISSION FROM THE DESIGNERNO. REVISION DATEJOB NO.******APPROVALS:KEY PLAN:CLIENT:RED O RESTAURANTRICK TEASTA250 NEWPORT CENTER DR.SUITE M100NEWPORT BEACH, CA 92660250 NEWPORT CENTER DR., M-101NEWPORT BEACH, CA 92660P : 949 - 354 - 01758CA9GBDEFC9435678NBUILDING 01ST SUBMITALMO/DY/YRSCALE:FILE PATH \ NAME: T:\RED O\Newport\CAD\A2.0-FloorPlan-RedO_Newport.dwg
PLOT DATE: 10/31/2019ENLARGEDDEMOLITIONPLANA2.5EXISTING ENLARGED DEMO FLOOR PLAN1SCALE: 3/8" = 1'-0"NGENERAL NOTESEXISTING (E) TREES & VEGETATION TO BE REMOVED,COMPACTED AND LEVELED FOR NEW FLOOR SLAB & FINISH1.IT SHALL BE RESPONSIBILITY OF THE GENERALCONTRACTOR TO FAMILIARIZE HIMSELF/HERSELF WITHEXISTING CONDITIONS AND DIMENSIONS AND ALLAPPLICABLE FEDERAL, SATE AND LOCAL LAWS ANDREGULATIONS. THE GENERAL CONTRACTOR SHALL FIELDVERIFY ALL PLAN LOCATIONS AND NEW CONSTRUCTION. IFTHERE IS A CONFLICT BETWEEN THESE DOCUMENTS ANDALL APPLICABLE LAWS, LOCATIONS AND FIELD ELEVATIONS,THE CONTRACTOR SHALL NOTIFY THE ARCHITECT INWRITING PRIOR TO THE COMMENCEMENT OF WORK .2.IT IS CONTRACTOR'S RESPONSIBILITY TO CONTACT UTILITYCOMPANIES PRIOR TO ANY DEMOLITION AS THE LOCATIONOF ANY UTILITIES SHOWN INS THESE PLANS AREAAPPROXIMATE FOR INFORMATIONAL PURPOSES ANDPOSSIBLY INCOMPLETE. THE ARCHITECT ASSUMES NORESPONSIBILITY FOR THE ACCURACY OF THE UTILITYLOCATIONS. THE CONTRACTOR SHALL CALL THE LOCALUTILITY OWNERS OR OTHER UTILITY LOCATING SERVICESAFFECTED 48 HOURS PRIOR TO DEMOLITION ORCONSTRUCTION ACTIVITIES .3.PATCH AND REPAIR ANY PUBLIC UTILITIES DAMAGE DURINGTHE COURSE OF CONSTRUCTION TO THE SATISFACTION OFTHE CITY OF NEWPORT BEACH.4.CONTRACTOR TO COORDINATE WITH OWNER TO SCHEDULEAND SERVICE DEMOLITION WORK.5.CONTRACTOR TO COORDINATE ALL WORK WITH ALL TRADESINVOLVED IN ORDER TO MINIMIZE CONFLICT AND TOCOORDINATE ALL ACTIVITIES.6.DEMOLITION NOT LIMITED TO SHEET A-2.5 THERE MAY BEADDITIONAL DEMOLITION NECESSARY TO ACCOMPLISHMECHANICAL, ELECTRICAL AND /OR PLUMBING SCOPE OFWORK.7.THE CONTRACTOR SHALL PROVIDE ALL LABOR, EQUIPMENTAND MATERIALS UNLESS INDICATED OTHERWISE, AS WELLAS SECURE ALL NECESSARY WITHIN THESE DOCUMENTS.8.REFER TO MECHANICAL, ELECTRICAL AND PLUMBINGDRAWINGS FOR ADDITIONAL INFORMATION REGARDINGTHESE TRADES AND ANY ASSOCIATED WORK .9.REMOVE ALL EXISTING INSTALLATIONS OF NEWCONSTRUCTION. COORDINATE WITH MECHANICAL,ELECTRICAL AND PLUMBING AND FIRE PROTECTION TRADESFOR EXTENTS OF DEMOLITION WORK TO BE PERFORMED.10.EXISTING FLOOR SLAB SHALL BE CLEANED, SMOOTH, FLATAND PREPARED TO ACCEPT NEW FLOOR FINISHES AS NOTEDIN PLANS. VISUAL INSPECTION OF THE SLAB IS TO BEPERFORMED BY THE CONSTRUCTION PROJECT MANAGERPRIOR TO REPLACING ANY FLOOR FINISHES.11.COVER RETURN AIR OPENINGS BEFORE AND DURINGCONSTRUCTION.12.DO NOT ABANDON ANY UTILITIES OR MATERIALS WITHINLEASE SPACE. REMOVE BACK TO SOURCE.13.MAINTAIN FIRE RESISTANCE OF ANY EXISTING FIRERESISTIVE CONSTRUCTION.14.REMOVE ALL UNNECESSARY PLUMBING, MECHANICAL ANDELECTRICAL EQUIPMENT IN THEIR ENTIRETY WHEREEXISTING ITEMS WILL INTERFERE WITH THE INSTALLATIONOF NEW CONSTRUCTION. COORDINATE WITH MECHANICAL,ELECTRICAL AND PLUMBING AND FIRE PROTECTION TRADESFOR EXTENTS OF DEMOLITION WORK TO BE PERFORMED .15.MECHANICAL, ELECTRICAL AND PLUMBING SYSTEMS ANDALL ITS ACCESSORIES SUCH AS BUT NOT LIMITED TO DUCTS,CONDUITS, CONNECTIONS, PIPES AND ALL ACCESSORIESSHALL BE REMOVED UP TO POINTS OF CONNECTION ANDSWITCHGEAR EXCEPT FIRE SPRINKLER SYSTEM, TYPICAL.16.ALL SCOPE AREA, AFTER FLOOR FINISH & SLAB HAS BEENREMOVED, SHALL BE COMPACTED AND LEVELED BEFOREANY NEW FLOOR ARE INSTALLED.EXISTING (E) FLOOR PAVERS TO BE REMOVED & STOREDFOR RE-USE. ANY SLAB UNDER PAVERS SHALL BEDEMOLISHED. AREA SHALL BE COMPACTED AND LEVELEDFOR NEW FLOOR SLAB & FINISHLEGENDEXISTING (E) LANDSCAPE & GROUND COVER TO REMAIN &REPAIR AS NEEDEDEXISTING (E) EXTERIOR WALL TO BE PARTIALLYDEMOLISHED FOR NEW PASS THRU BAR WINDOW
(N) J. MILLER TENSIONUMBRELLA W/ INTEGRATEDINFRATECH HEATERS &LED LIGHTING, TYP(E) TREE TO BEREMAIN(E) TREE TO BEREMAIN(E) SIDEWALK TOREMAIN, TYP2A4.14
A4.1
3
A4.1
1A4.1A3.16A3.1
4 14'-2"A3.15 4'-0"3'-0"7'-6"14'-2"4'-0"3'-0"1'-11"3'-0"3'-0"1'-11"
14'-0"
1'-11"
1'-3"
3'-6"55'-10"14'-0"12'-9"TYP
14'-0"
TYP55'-10"ALL DIMENSIONS SHALL BE FIELD VERIFIED, IF THERE IS ACONFLICT OR DISCREPANCY BETWEEN THESE DOCUMENTSAND THE EXISTING CONDITION, THE CONTRACTOR SHALLNOTIFY THE ARCHITECT IN WRITING PRIOR TO THECOMMENCEMENT OF WORK .1'-11"1'-10"
8'-8"TYP1/2"1'-6"1'-6"1'-10"9'-9"2'-5"9'-0"8'-3"9'-9"2'-5"1'-10"
7"
7"1'-6"1'-6"10'-4"SLAB+1.625"ELEVATION7"8'-3"SLAB+1.625"ELEVATION1'-10"SLAB+1.625"ELEVATION1/2"10'-4"10'-4"
1'-10"
1'-10"
10'-4"19'-2"(N) SITE WALL TO MATCH (E) RETAINING WALL(N) SCULPTURES1'-3"
1'-11"SLAB+0.00"ELEVATIONSLAB+1.625"ELEVATIONSLAB+1.625"ELEVATION
TO ELECTRICALLINE SOURCESLAB+0.00"ELEVATIONSLAB+1.625"ELEVATIONSIDEWALK+2.375"ELEVATIONSLAB
+1.625"
ELEVATION
SLAB
+1.625"
ELEVATIONSLAB+0.00"ELEVATIONSLAB+1.625"ELEVATIONSLAB+1.625"ELEVATION
SLAB
+1.625"
ELEVATIONSLAB+0.00"ELEVATIONSLAB+0.00"ELEVATION(E) RETAINING WALL TO REMAIN(E) RETAINING WALLTO REMAIN, TYP(E) LANDSCAPETO BE REMAINOF OUTDOOR
TO MATCH EDGE
DINING SLAB 5A5.1TYP55'-10"16'-0"1/2"2'-0"
2'-0"
1/2"1/2"
1'-6"2A5.12A5.12A5.12A5.11A5.11A5.1GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASTO GAS LINESOURCE(N) FLOOROUTLET, TYP(N) J. MILLER TENSIONUMBRELLA W/ INTEGRATEDINFRATECH HEATERS &LED LIGHTING, TYP(N) FLOOROUTLET, TYP1A21GBDE243567FRED O -NEWPORT143 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660THIS DRAWING IS AN INSTRUMENT OF SERVICE, IS THE PROPERTY OF THEDESIGNER AND MAY NOT BE REPRODUCED WITHOUT THE DESIGNERSPERMISSION AND UNLESS THE REPRODUCTION CARRIES THE DESIGNER'SNAME. ALL DESIGN AND OTHER INFORMATION SHOWN ON THE DRAWINGARE FOR USE ON THE SPECIFIED PROJECT ONLY AND SHALL NOT BE USEDOTHERWISE WITHOUT WRITTEN PERMISSION FROM THE DESIGNERNO. REVISION DATEJOB NO.******APPROVALS:KEY PLAN:CLIENT:RED O RESTAURANTRICK TEASTA250 NEWPORT CENTER DR.SUITE M100NEWPORT BEACH, CA 92660250 NEWPORT CENTER DR., M-101NEWPORT BEACH, CA 92660P : 949 - 354 - 01758CA9GBDEFC9435678NBUILDING 01ST SUBMITALMO/DY/YRSCALE:FILE PATH \ NAME: T:\RED O\Newport\CAD\A2.0-FloorPlan-RedO_Newport.dwg
PLOT DATE: 12/9/2019ENLARGEDSLAB PLANA2.6PROPOSED ENLARGED SLAB PLAN1SCALE: 3/8" = 1'-0"NGENERAL NOTES1.THIS SLAB PROFILE IS FOR DIMENSION INFORMATION ONLY.2.SEE STRUCTURAL DRAWINGS FOR STRUCTURALINFORMATION AND DATA.3.SEE CIVIL DRAWINGS FOR GRADING, FINISH FLOOR PADELEVATIONS AND SITE LOCATION INFORMATIONLEGENDEXISTING (E) LANDSCAPE & GROUND COVER TO REMAIN &REPAIR AS NEEDEDNEW (N) GROUND COVER TO BE PROVIDED
55'-10"3'-7"2'-9 1/2"(N) GUARDRAIL,TYP(N) GUARDRAIL,TYP(E) DOOR TOREMAIN(N) DOOR / GATE(E) TO REMAIN(NOT PART OF SCOPE)
(E) TO REMAIN
(NOT PART OF SCOPE)(E) TO REMAIN(NOT PART OF SCOPE)(E) RETAINING WALLTO REMAIN, TYP(E) RETAINING WALL TO REMAIN19'-2"(N) SITE WALL TO MATCH (E) RETAINING WALL(E) TREE TO BEREMAIN(E) TREE TO BEREMAIN(E) SIDEWALK TOREMAIN, TYP(E) TO REMAIN(NOT PART OF SCOPE)2A4.14
A4.1
3
A4.1
1A4.1A3.16A3.1
455'-0"(11) EQUAL GUARDRAIL PANELS, TYP6A5.11A5.2TYPOF OUTDOOR
TO MATCH EDGE
DINING SLABALL DIMENSIONS SHALL BE FIELD VERIFIED, IF THERE IS ACONFLICT OR DISCREPANCY BETWEEN THESE DOCUMENTSAND THE EXISTING CONDITION, THE CONTRACTOR SHALLNOTIFY THE ARCHITECT IN WRITING PRIOR TO THECOMMENCEMENT OF WORK .1A5.11% FLOOR
SLOPE
1% FLOOR
SLOPE
HERRINGBONEPATTERN W/ EXISTINGPAVERS, TYPCANTERRA STONETOBACCO ORANGE18x18 TILE, TYP(E) LANDSCAPETO BE REMAIN5A5.1TYP3"3A5.21% FLOOR
SLOPE
1% FLOOR
SLOPE
1% FLOORSLOPE1% FLOORSLOPE
1% FLOOR
SLOPE
1% FLOORSLOPE1% FLOORSLOPEA3.1514'-0"16'-0"2'-0"1'-6"(N) SCULPTURES13'-2 1/2"(3) EQUAL GUARDRAIL PANELS, TYP
2'-8"
GUARDRAIL
PANEL
2'-8"
GUARDRAIL
PANEL
4'-3 1/2"
GUARDRAIL
PANEL2A5.12A5.12A5.11A5.12A5.1(N) 3'-0" x 4'-6" PASSTHRU BAR WINDOW W/3'-0" F.F.E. SILL & SHELF3'-6"3'-0"9"6"6"1A21GBDE243567FRED O -NEWPORT143 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660THIS DRAWING IS AN INSTRUMENT OF SERVICE, IS THE PROPERTY OF THEDESIGNER AND MAY NOT BE REPRODUCED WITHOUT THE DESIGNERSPERMISSION AND UNLESS THE REPRODUCTION CARRIES THE DESIGNER'SNAME. ALL DESIGN AND OTHER INFORMATION SHOWN ON THE DRAWINGARE FOR USE ON THE SPECIFIED PROJECT ONLY AND SHALL NOT BE USEDOTHERWISE WITHOUT WRITTEN PERMISSION FROM THE DESIGNERNO. REVISION DATEJOB NO.******APPROVALS:KEY PLAN:CLIENT:RED O RESTAURANTRICK TEASTA250 NEWPORT CENTER DR.SUITE M100NEWPORT BEACH, CA 92660250 NEWPORT CENTER DR., M-101NEWPORT BEACH, CA 92660P : 949 - 354 - 01758CA9GBDEFC9435678NBUILDING 01ST SUBMITALMO/DY/YRSCALE:FILE PATH \ NAME: T:\RED O\Newport\CAD\A2.0-FloorPlan-RedO_Newport.dwg
PLOT DATE: 10/31/2019ENLARGEDFLOOR PLANA2.7PROPOSED ENLARGED FLOOR PLAN1SCALE: 3/8" = 1'-0"NGENERAL NOTESLEGENDEXISTING (E) LANDSCAPE & GROUND COVER TO REMAIN &REPAIR AS NEEDEDNEW (N) GROUND COVER TO BE PROVIDED
ALL DIMENSIONS SHALL BE FIELD VERIFIED, IF THERE IS ACONFLICT OR DISCREPANCY BETWEEN THESE DOCUMENTSAND THE EXISTING CONDITION, THE CONTRACTOR SHALLNOTIFY THE ARCHITECT IN WRITING PRIOR TO THECOMMENCEMENT OF WORK .(E) TREE TO BEREMAIN(E) TREE TO BEREMAIN(E) SIDEWALK TOREMAIN, TYP(E) LANDSCAPETO BE REMAIN2A4.11A4.1A3.16A3.1
4
A3.15
3
A4.1
4
A4.11'-8"8'-10"2'-10 1/2"8'-10"11'-5"8'-10"1'-8"8'-10"2'-10 1/2"10"7'-2"3'-10 5/16"1'-3"10"7'-2"5'-3"
7'-2"3'-10 5/16"
7'-2"3'-2"
10"
10"2'-10"
2'-10"2'-10"
2'-10"9'-6"2'-6"4'-0"5'-2"3'-3"7'-0"9'-6"2'-6"4'-0"5'-2"3'-3"(N) EXTERIORFLOOR RUG, TYP(N) EXTERIOR CHAIRW/ CUSHIONS, TYP(N) EXTERIOR SOFAW/ CUSHIONS, TYPEQEQ1'-3"EQEQ7'-3 1/2"OF UMBRELLACOLUMNOF UMBRELLACOLUMNOF UMBRELLACOLUMNOF UMBRELLACOLUMN10'-6"20'-3"10'-6"7'-3 1/2"(N) EXTERIOR SOFAW/ CUSHIONS, TYP(N) ROUND COFEETABLE, TYP(N) RECTANGULARCOFFEE TABLE, TYP(N) SCULPTURES(N) ROUND COFEETABLE, TYP(N) EXTERIORRECTANGULARTABLE, TYP(N) PLANTS INPOTS, TYP2'-10"2'-10"2'-10"2'-10"2'-10"2'-10"2'-10"2'-10"(N) PLANTS INPOTS, TYP3'-2"(N) PASS THRU SHELFW/ QUARTZITE STONE9"(N) 8x8 CANTILEVERUMBRELLA ABOVE,BY OTHER, TYP(N) J. MILLER TENSIONUMBRELLA W/ INTEGRATEDINFRATECH HEATERS &LED LIGHTING, TYP(N) J. MILLER TENSIONUMBRELLA W/ INTEGRATEDINFRATECH HEATERS &LED LIGHTING, TYP(N) J. MILLER TENSIONUMBRELLA W/ INTEGRATEDINFRATECH HEATERS &LED LIGHTING, TYP(N) J. MILLER TENSIONUMBRELLA W/ INTEGRATEDINFRATECH HEATERS &LED LIGHTING, TYP1A21GBDE243567FRED O -NEWPORT143 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660THIS DRAWING IS AN INSTRUMENT OF SERVICE, IS THE PROPERTY OF THEDESIGNER AND MAY NOT BE REPRODUCED WITHOUT THE DESIGNERSPERMISSION AND UNLESS THE REPRODUCTION CARRIES THE DESIGNER'SNAME. ALL DESIGN AND OTHER INFORMATION SHOWN ON THE DRAWINGARE FOR USE ON THE SPECIFIED PROJECT ONLY AND SHALL NOT BE USEDOTHERWISE WITHOUT WRITTEN PERMISSION FROM THE DESIGNERNO. REVISION DATEJOB NO.******APPROVALS:KEY PLAN:CLIENT:RED O RESTAURANTRICK TEASTA250 NEWPORT CENTER DR.SUITE M100NEWPORT BEACH, CA 92660250 NEWPORT CENTER DR., M-101NEWPORT BEACH, CA 92660P : 949 - 354 - 01758CA9GBDEFC9435678NBUILDING 01ST SUBMITALMO/DY/YRSCALE:FILE PATH \ NAME: T:\RED O\Newport\CAD\A2.0-FloorPlan-RedO_Newport.dwg
PLOT DATE: 12/9/2019ENLARGEDFURNISHEDPLANA2.8PROPOSED ENLARGED FURNISHED PLAN1SCALE: 3/8" = 1'-0"NGENERAL NOTESLEGEND
ALL DIMENSIONS SHALL BE FIELD VERIFIED, IF THERE IS ACONFLICT OR DISCREPANCY BETWEEN THESE DOCUMENTSAND THE EXISTING CONDITION, THE CONTRACTOR SHALLNOTIFY THE ARCHITECT IN WRITING PRIOR TO THECOMMENCEMENT OF WORK .(E) TREE TO BEREMAIN(E) TREE TO BEREMAIN(E) SIDEWALK TOREMAIN, TYP(E) LANDSCAPETO BE REMAIN2A4.14
A4.1
3
A4.1
1A4.1A3.16A3.1
4
A3.15
(N) 8x8 CANTILEVERUMBRELLA, TYP55'-10"PATIO SLAB LENGTH(N) SCULPTURES(N) 8x8 CANTILEVERUMBRELLA, BY OTHER, TYP14'-0"
PATIO SLAB WIDTH
2'-0"1'-6"HERRINGBONEPATTERN W/ EXISTINGPAVERS, TYPCANTERRA STONETOBACCO ORANGE18x18 TILE, TYP1A21GBDE243567FRED O -NEWPORT143 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660THIS DRAWING IS AN INSTRUMENT OF SERVICE, IS THE PROPERTY OF THEDESIGNER AND MAY NOT BE REPRODUCED WITHOUT THE DESIGNERSPERMISSION AND UNLESS THE REPRODUCTION CARRIES THE DESIGNER'SNAME. ALL DESIGN AND OTHER INFORMATION SHOWN ON THE DRAWINGARE FOR USE ON THE SPECIFIED PROJECT ONLY AND SHALL NOT BE USEDOTHERWISE WITHOUT WRITTEN PERMISSION FROM THE DESIGNERNO. REVISION DATEJOB NO.******APPROVALS:KEY PLAN:CLIENT:RED O RESTAURANTRICK TEASTA250 NEWPORT CENTER DR.SUITE M100NEWPORT BEACH, CA 92660250 NEWPORT CENTER DR., M-101NEWPORT BEACH, CA 92660P : 949 - 354 - 01758CA9GBDEFC9435678NBUILDING 01ST SUBMITALMO/DY/YRSCALE:FILE PATH \ NAME: T:\RED O\Newport\CAD\A2.0-FloorPlan-RedO_Newport.dwg
PLOT DATE: 10/31/2019ENLARGEDROOF PLANA2.9PROPOSED ENLARGED ROOF PLAN1SCALE: 3/8" = 1'-0"NGENERAL NOTESLEGENDEXISTING (E) LANDSCAPE & GROUND COVER TO REMAIN &REPAIR AS NEEDEDNEW (N) GROUND COVER TO BE PROVIDED
2
A4.1
1
A4.11A5.26A5.2(N) WINDSHIELDWALL, TYP1A5.2(N) WINDSHIELDWALL, TYPSCULPTURE, TYPTYPGATEF.F.E.OUTDOOR DINING4A5.1TYP(N) 8x8 CANTILEVERUMBRELLA, BY OTHER, TYP1A4.12A4.13'-6"6A5.1F.F.E.OUTDOOR DINING4A5.1TYP(N) WINDSHIELDWALL, TYPSCULPTURE, TYP(N) 8x8 CANTILEVERUMBRELLA, BY OTHER, TYP3
A4.1
4
A4.1(N) WINDSHIELDWALL, TYP3A5.2(N) SCULPTURES4A5.1TYPTYPF.F.E.OUTDOOR DINING5A5.1(E) RETAINING WALL TO REMAIN19'-2"(N) SITE WALL TO MATCH (E) RETAINING WALL(N) SITEWALL, TYPTYP3'-6"
3'-6"(N) 8x8 CANTILEVERUMBRELLA, BY OTHER, TYP(N) 8x8 CANTILEVERUMBRELLA, BY OTHER, TYP(N) 3'-0" x 4'-6" DOUBLEHUNG WINDOW W/ 3'-0"F.F.E. SILL & SHELF1A21GBDE243567FRED O -NEWPORT143 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660THIS DRAWING IS AN INSTRUMENT OF SERVICE, IS THE PROPERTY OF THEDESIGNER AND MAY NOT BE REPRODUCED WITHOUT THE DESIGNERSPERMISSION AND UNLESS THE REPRODUCTION CARRIES THE DESIGNER'SNAME. ALL DESIGN AND OTHER INFORMATION SHOWN ON THE DRAWINGARE FOR USE ON THE SPECIFIED PROJECT ONLY AND SHALL NOT BE USEDOTHERWISE WITHOUT WRITTEN PERMISSION FROM THE DESIGNERNO. REVISION DATEJOB NO.******APPROVALS:KEY PLAN:CLIENT:RED O RESTAURANTRICK TEASTA250 NEWPORT CENTER DR.SUITE M100NEWPORT BEACH, CA 92660250 NEWPORT CENTER DR., M-101NEWPORT BEACH, CA 92660P : 949 - 354 - 01758CA9GBDEFC9435678NBUILDING 01ST SUBMITALMO/DY/YRSCALE:FILE PATH \ NAME: T:\RED O\Newport\CAD\A3.0-Elevations-RedO_Newport.dwg
PLOT DATE: 10/31/2019PROPOSEDENLARGEDELEVATIONSA3.11SCALE: 3/8" = 1'-0"2SCALE: 3/8" = 1'-0"3SCALE: 3/8" = 1'-0"PROPOSED NORTH ELEVATIONPROPOSED SOUTH ELEVATIONPROPOSED EAST ELEVATION
F.F.E.OUTDOOR DINING(N) WINDSHIELDWALL, BEYOND,TYP6A5.1(N) RETAINING WALLTO MATCH (E) WALL,TYP5A5.13'-6"4A5.1TYP(N) WINDSHIELDWALL, BEYOND,TYPF.F.E.OUTDOOR DINING4A5.11A5.26A5.2GATE3'-6"(N) RETAINING WALLTO MATCH (E) WALL,TYP5A5.1TYP(N) WINDSHIELDWALL, BEYOND,TYP1A5.2F.F.E.OUTDOOR DINING4A5.1TYP4A5.1TYP3'-6"
3'-6"(N) 3'-0" x 4'-6" DOUBLEHUNG WINDOW W/3'-0" F.F.E. SILL3'-0"SILL (N) WINDOW SHELFW/ QUARTZITE STONE3'-6"(N) SCULPTURESF.F.E.OUTDOOR DINING(N) WINDSHIELDWALL, BEYOND,TYP3A5.26A5.2GATE4A5.1TYP(N) WINDSHIELDWALL, BEYOND,TYP3A5.21A21GBDE243567FRED O -NEWPORT143 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660THIS DRAWING IS AN INSTRUMENT OF SERVICE, IS THE PROPERTY OF THEDESIGNER AND MAY NOT BE REPRODUCED WITHOUT THE DESIGNERSPERMISSION AND UNLESS THE REPRODUCTION CARRIES THE DESIGNER'SNAME. ALL DESIGN AND OTHER INFORMATION SHOWN ON THE DRAWINGARE FOR USE ON THE SPECIFIED PROJECT ONLY AND SHALL NOT BE USEDOTHERWISE WITHOUT WRITTEN PERMISSION FROM THE DESIGNERNO. REVISION DATEJOB NO.******APPROVALS:KEY PLAN:CLIENT:RED O RESTAURANTRICK TEASTA250 NEWPORT CENTER DR.SUITE M100NEWPORT BEACH, CA 92660250 NEWPORT CENTER DR., M-101NEWPORT BEACH, CA 92660P : 949 - 354 - 01758CA9GBDEFC9435678NBUILDING 01ST SUBMITALMO/DY/YRSCALE:FILE PATH \ NAME: T:\RED O\Newport\CAD\A4.0-Sections-RedO_Newport.dwg
PLOT DATE: 10/31/2019SECTIONSA4.1LONGITUDINAL SECTION1SCALE: 3/8" = 1'-0"234LONGITUDINAL SECTIONSCALE: 3/8" = 1'-0"TRANSVERSAL SECTIONSCALE: 3/8" = 1'-0"TRANSVERSAL SECTIONSCALE: 3/8" = 1'-0"
3/4" CLEAR TEMPEREDGLASS, TYP3"x3" ALUMINUM, POWDERCOATED WINDSHIELDPOST, TYPOF POST &GLASSF.F.E.OUTDOOR DINING(N) FLOOR SLAB & FOOTING, SEESTRUCTURAL DRAWINGS FORDETAILS, TYP3x3 WINDSHIELD POST EMBEDDED8" ON SLAB WITH SHRINKAGEEPOXY, TYP3/4" CLEAR TEMPERED ATTACHEDTO CONTINUOUS 1" CHANNEL, TYPALUMINUM POWDERCOATED 1" CONTINUOUSCHANNEL WELDED TOPOST, TYP4"x4"x1/8"PLATE, TYP1'-0"10"2"3"x3" ALUMINUM POWDER COATEDWINDSHIELD W/ 1" CONTINUOUSCHANNEL WELDED TO POST, TYP1" CONTINUOUS CHANNELWELDED TO POST & 3/4"GLASS AT EDGE POSTONLY, TYP1" CONTINUOUS CHANNELWELDED TO POST & 3/4"GLASS AT POST, TYP3'-4"
GLASS HEIGHT
F.F.E.OUTDOOR DININGOF POST &GLASS3"x3" ALUMINUM POWDER COATEDWINDSHIELD W/ 1" CONTINUOUSCHANNEL WELDED TO POST, TYP3/4" CLEAR TEMPERED ATTACHEDTO CONTINUOUS 1" CHANNELWELDED TO POST, TYP8A5.1(N) WALL FOUNDATION,TYP1'-0"1'-8"(N) WALL CAP TOMATCH EXISTING, TYP(N) WALL FINISH @BOTH SIDES TO MATCHEXISTING, TYPNOTES:1.GROUND AROUND (N) WALL SHALLBE RE GRADED AS NEEDED.(2) 6" HEIGHT CMUANCHORED TOFOUNDATION & WALLCAP, TYPGROUND COVER8" MIN
(NTS)#4 @12" O.C. W/SHRINKABLE EPOXY,TYPVARIES
2"
MIN 1'-9" (VIF)TO MATCH (E)7" (VIF)
TO MATCH (E)
3"
MIN
3 1/2"2"ALUMINUM POWDER COATEDROUNDED POST TOPPER, TYP3'-7"
POST HEIGHT
1/4"
MAX 12F.F.E.F.F.E.1/2"
MAX OUTDOORF.F.E.DININGTERRAINF.F.E.1/2"
MINNOTE:1.DETAIL SHALL BE USE AT EVERY CIRCULATION ROUTEWITH LEVEL CHANGE.OF WINDSHIELDPOSTPLAN VIEW @ HINGESWI
N
G 3"x3" ALUMINUM POWDERCOATED WINDSHIELD POSTW/ ROUNDED TOPPER, TYP1"x2" ALUM POWDER COATED GATETUBE FRAME ALL AROUND W/ 1/4"CLEAR TEMPERED GLASS INFILL,TYP3/4" CLEAR TEMPEREDATTACHED TO CONTINUOUS1" CHANNEL WELDED TOPOST, TYP1/4"x 1/4" L SECTIONW/ SET SCREWSAROUND GLAZING,TYP1/4x PLATE W/ SETSCREWS AROUNDGLAZING, TYP1-1/2" LONG METAL BARREL HINGEATTACHED TO POST & GATE, TYP13'-4 1/2"3 EQUAL PANELS(E) WALL TOREMAIN, TYPEXTERIOR VIEWF.F.E.OUTDOOR DINING8A5.1TYP4 1/2"EQUALTYP2"3"x3" ALUMINUM POWDERCOATED WINDSHIELD POSTW/ 1" CONTINUOUSCHANNEL WELDED, TYPOF POSTOF POSTOF POSTOF POSTEQUALEQUAL4A5.1ALUMINUM POWDERCOATED ROUNDED POSTTOPPER, TYPALUMINUM POWDERCOATED 1" CONTINUOUSCHANNEL WELDED TOPOST, TYP3'-4"GLASS HEIGHT 3 1/2"TYP7A5.1CORNER7A5.1CORNER7A5.11A21GBDE243567FRED O -NEWPORT143 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660THIS DRAWING IS AN INSTRUMENT OF SERVICE, IS THE PROPERTY OF THEDESIGNER AND MAY NOT BE REPRODUCED WITHOUT THE DESIGNERSPERMISSION AND UNLESS THE REPRODUCTION CARRIES THE DESIGNER'SNAME. ALL DESIGN AND OTHER INFORMATION SHOWN ON THE DRAWINGARE FOR USE ON THE SPECIFIED PROJECT ONLY AND SHALL NOT BE USEDOTHERWISE WITHOUT WRITTEN PERMISSION FROM THE DESIGNERNO. REVISION DATEJOB NO.******APPROVALS:KEY PLAN:CLIENT:RED O RESTAURANTRICK TEASTA250 NEWPORT CENTER DR.SUITE M100NEWPORT BEACH, CA 92660250 NEWPORT CENTER DR., M-101NEWPORT BEACH, CA 92660P : 949 - 354 - 01758CA9GBDEFC9435678NBUILDING 01ST SUBMITALMO/DY/YRSCALE:FILE PATH \ NAME: T:\RED O\Newport\CAD\A5.0-Details-RedO_Newport.dwg
PLOT DATE: 10/31/2019ARCHITECTURALDETAILSA5.1TYP. ACCESSIBLE FLOOR LEVEL DETAIL1SCALE: 1" = 1"2SCALE: 1-1/2" = 1'-0"64SCALE: 1-1/2" = 1'-0"TYP. SITE WALL SECTION DETAIL5SCALE: 1-1/2" = 1'-0"TYP. WINDSHIELD POST & CURB DETAIL8SCALE: 3" = 1'-0"7NOT TO SCALETYP. WINDSHIELD GLASS CLIP DETAILTYP. COLUMN BASE ELEVATION2SCALE: 1" = 1"TYP. FLOOR LEVEL DETAIL3SCALE: 3" = 1'-0"NOT USEDTYP. GATE POST DETAILSCALE: 1" = 1'-0"TYP. WINDSHIELD WALL ELEVATION
55'-0" (N.T.S.)11 EQUAL PANELSEXTERIOR VIEWEQUAL2"OF POSTOF POSTOF POSTOF POSTEQUALEQUAL3'-4"
GLASS HEIGHT
3 1/2"OF POST3"x3" ALUMINUM POWDERCOATED WINDSHIELD POSTW/ 1" CONTINUOUSCHANNEL WELDED, TYPALUMINUM POWDERCOATED ROUNDED POSTTOPPER, TYPALUMINUM POWDERCOATED 1" CONTINUOUSCHANNEL WELDED TOPOST, TYPOF POSTEQUALEQUALCORNER7A5.1CORNER7A5.1TYP7A5.1TYP7A5.1TYP4A5.1TYP4A5.18A5.1TYP8A5.1TYPF.F.E.OUTDOOR DININGOF POST4 1/2"(E) WALL TOREMAIN, TYPEXTERIOR VIEW2'-8"PANELOF POSTOF POST2'-8"PANELOF POSTOF POST4'-3 1/2"PANEL3"x3" ALUMINUM POWDERCOATED WINDSHIELD POSTW/ 1" CONTINUOUSCHANNEL WELDED, TYPALUMINUM POWDERCOATED ROUNDED POSTTOPPER, TYPALUMINUM POWDERCOATED 1" CONTINUOUSCHANNEL WELDED TOPOST, TYP8A5.1TYPSIM7A5.1TYP4A5.16A5.2TYPF.F.E.OUTDOOR DINING6A - ELEVATION3'-5"GATE HEIGHT
OF WINDSHIELDPOST6B - SECTIONOF GATE1"x2" ALUM POWDERCOATED GATE TUBEFRAME ALL AROUND,TYP3'-6"GATE HEIGHT1"1/4" CLEAR TEMPEREDGLASS, TYP1"x2" ALUM POWDERCOATED GATE TUBEFRAME ALL AROUND,TYP3"x3" ALUM POWDERCOATED WINDSHIELDPOST BEYOND W/ROUNDED TOPPER , TYP3"x3" ALUMPOWDER COATEDWINDSHIELD POSTW/ ROUNDEDTOPPER, TYP5A5.2TYP6BA5.2TYPWINDSHIELD WALL1A5.2OFHINGE5"4"OF MAGNETICLATCHEQUAL EQUAL
1"2A5.1OFHINGE1-1/2" LONG METALBARREL HINGEATTACHED TOPOST & GATE, TYP2A5.11-1/2" LONG METALBARREL HINGEATTACHED TOPOST & GATE, TYP1"x2" ALUMPOWDER COATEDGATE TUBE FRAMEALL AROUND W/ 1/4"CLEAR TEMPEREDGLASS INFILL, TYP2-1/2" x 2" ALUMPOWDER COATEDPLATE W/ MAGNETICCLOSER AT POST &GATE3'-7"OF WINDSHIELDPOST3"x3" ALUMINUMPOWDER COATEDWINDSHIELD POST,TYP8A5.1TYPF.F.E.OUTDOOR DININGOF GATE1/4" CLEAR TEMPEREDGLASS, TYP1"x2" ALUMINUMPOWDER COATED TUBEGATE FRAME ALLAROUND, TYP1/4"x 1/4" L SECTION W/SET SCREWS AROUNDGLAZING, TYP1"x2" ALUMINUMPOWDER COATED GATEFRAME TUBE ALLAROUND, TYP2"x2" ALUMINUMPOWDER COATED GATEPOST BEYOND W/PLATE TOPPER, TYP1/4" CLEAR TEMPEREDGLASS, TYP1/4x PLATE W/ SETSCREWS AROUNDGLAZING, TYP3'-6"(NTS)1"2"2"EXTERIORINTERIOR1A21GBDE243567FRED O -NEWPORT143 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660THIS DRAWING IS AN INSTRUMENT OF SERVICE, IS THE PROPERTY OF THEDESIGNER AND MAY NOT BE REPRODUCED WITHOUT THE DESIGNERSPERMISSION AND UNLESS THE REPRODUCTION CARRIES THE DESIGNER'SNAME. ALL DESIGN AND OTHER INFORMATION SHOWN ON THE DRAWINGARE FOR USE ON THE SPECIFIED PROJECT ONLY AND SHALL NOT BE USEDOTHERWISE WITHOUT WRITTEN PERMISSION FROM THE DESIGNERNO. REVISION DATEJOB NO.******APPROVALS:KEY PLAN:CLIENT:RED O RESTAURANTRICK TEASTA250 NEWPORT CENTER DR.SUITE M100NEWPORT BEACH, CA 92660250 NEWPORT CENTER DR., M-101NEWPORT BEACH, CA 92660P : 949 - 354 - 01758CA9GBDEFC9435678NBUILDING 01ST SUBMITALMO/DY/YRSCALE:FILE PATH \ NAME: T:\RED O\Newport\CAD\A5.0-Details-RedO_Newport.dwg
PLOT DATE: 10/31/2019A5.212SCALE: 1" = 1'-0"TYP. WINDSHIELD WALL ELEVATION3SCALE: 1" = 1'-0"NOT USEDSCALE: 1" = 1'-0"TYP. WINDSHIELD WALL ELEVATION5OUTDOOR DINING GATE6SCALE: 1" = 1'-0"ARCHITECTURALDETAILSGATE DETAILSCALE: 1/2" = 1'-0"4SCALE: 1" = 1'-0"NOT USED