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HomeMy WebLinkAbout20191010_Staff Report CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT October 10, 2019 Agenda Item No. 2 SUBJECT: Sessions Fashion Island Alcohol Sales (PA2019-141)  Minor Use Permit No. UP2019-040 SITE LOCATION: 101 Newport Center Drive APPLICANT: Sessions Holdings Two, LLC OWNER: Macy’s West Stores, Inc. PLANNER: Liane Schuller, Planning Consultant 949-644-3200, lschuller@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • General Plan: Regional Commercial (CR) • Zoning District: North Newport Center Planned Community (PC-56) PROJECT SUMMARY The applicant proposes a minor use permit to allow a Type 41 (On-Sale Beer and Wine) Alcoholic Beverage Control (ABC) license for Sessions West Coast Deli, a food service, eating and drinking establishment located within the Fashion Island Shopping Center. No late hours (after 11:00 p.m.) are proposed as part of this application. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No. UP2019-040 (Attachment No. ZA 1). 1 Sessions Fashion Island Alcohol Sales (PA2019-141) Zoning Administrator, October 10, 2019 Page 2 DISCUSSION • The proposed restaurant is located within the Fashion Island shopping center. The area immediately surrounding the project site is developed with retail commercial uses also within Fashion Island. Office uses are located across Newport Center Drive to the south. • 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 is a use that will serve local and regional residents consistent with the CR designation. • The site 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 is a commercial use that will serve visitors, residents, and employees. Therefore, it is also consistent with the purposes of the North Newport Center Planned Community District for the Fashion Island Sub-Area. • Eating and drinking establishments are permitted by right within the Fashion Island Sub-Area of the North Newport Center Planned Community Zoning District. Pursuant to the Planned Community Text, the sale of alcohol in conjunction with an eating and drinking establishment requires approval of a minor use permit. • The subject property is located within Reporting District No. 39 (RD39). Crime statistics are generally higher in this district than in adjacent districts due to the higher concentration of commercial uses within North Newport Center. The Newport Beach Police Department (NBPD) is aware of these circumstances, has reviewed the application, and has provided recommended conditions of approval to help minimize alcohol-related impacts should the application be approved. The alcohol-related statistics for RD39 are incorporated into the factors considered in the draft Resolution (Attachment No. ZA 1). A NBPD memorandum is included as Attachment No. ZA 3. • The proposed use has been reviewed and conditioned to ensure that the purpose and intent of Zoning Code Section 20.48.030 (Alcohol Sales) is maintained and that a healthy environment for residents and businesses is preserved. The proposed serving of alcohol is intended for the convenience of customers dining at the restaurant. Operational conditions of approval recommended by the NBPD relative to the sale of alcoholic beverages will help ensure compatibility with the surrounding uses and minimize alcohol-related impacts. • The draft Resolution (Attachment No. ZA 1) also includes conditions to prohibit the restaurant from operating as a bar, tavern, or nightclub, thereby reducing potential negative impacts to surrounding uses. For example, food service from the regular 2 Sessions Fashion Island Alcohol Sales (PA2019-141) Zoning Administrator, October 10, 2019 Page 3 menu is required to be made available to patrons until closing, the hours of operation are limited to between 7 a.m. and 9 p.m., daily, and live entertainment, dancing and amplified sound are prohibited. • The Fashion Island shopping center provides adequate required parking within the on-site surface parking lots and parking structures. The proposed restaurant will be replacing an existing restaurant, such that there should be no noticeable change in parking demand on-site as a result of this project. 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, because it has no potential to have a significant effect on the environment. The Class 1 exemption includes the ongoing use of existing buildings where there is negligible or no expansion of use. The proposed project involves the addition of alcoholic beverages at a proposed restaurant within an existing commercial tenant space planned for such use. 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: BMZ/ls Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Police Department Memorandum ZA 4 Project Plans 3 Attachment No. ZA 1 Draft Resolution 4 RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP2019-040 TO ALLOW THE SALE AND SERVICE OF ALCOHOLIC BEVERAGES WITH A TYPE 41 (ON-SALE BEER AND WINE) ALCOHOLIC BEVERAGE CONTROL (ABC) LICENSE LOCATED AT 101 NEWPORT CENTER DRIVE (PA2019-141) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Sessions Holdings Two, LLC (Applicant), with respect to property located at 101 Newport Center Drive and legally described as Lot Q of Tract No. 6015. 2. The Applicant requests approval of a minor use permit to allow a Type 41 (On-Sale Beer and Wine) Alcoholic Beverage Control (ABC) license for a food service, eating and drinking establishment (restaurant) located within the Fashion Island Shopping Center. The proposed hours of operation are from 7:00 a.m. to 9:00 p.m., daily. No late hours (after 11 p.m.) are proposed as part of this application. 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; therefore, a coastal development permit is not required. 5. A public hearing was held on October 10, 2019, 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 hearing 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 hearing. 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). 2. The Class 1 exemption includes the ongoing use of existing buildings where there is negligible or no expansion of use. The proposed project involves the addition of alcoholic 5 Zoning Administrator Resolution No. ZA2019-### Page 2 of 10 beverages at a proposed restaurant within an existing commercial tenant space planned for such use. SECTION 3. REQUIRED FINDINGS. In accordance with Newport Beach Municipal Code (NBMC) Section 20.48.030 (Alcohol Sales), the following findings and facts in support of such findings for a use permit are 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 NBMC Section 20.48.030, 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 (RD) No. 39, wherein the number of crimes is higher than adjacent Reporting Districts and the City overall; however, this may be attributable to a higher concentration of commercial land uses within a regional commercial shopping center, which has a minimal amount of residential uses. RD 44 is smaller in land area when compared to RD 39 yet it maintains a comparable number of crimes as it contains the entire commercial corridor along East Coast Highway within Corona del Mar. RD 43 and 47 have a significantly lower number of crime as they are primarily residential with few commercial uses. 2. The highest volume crime in RD 39 is shoplifting and the highest volume arrests are drug-related offenses. 3. The Newport Beach Police Department (NBPD) has reviewed the application and has provided operational conditions of approval to help minimize any potential detrimental impacts. 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 RDs 43 and 47, which are primarily residential, but are comparable to those of RD 44. The NBPD has reviewed the application and has provided operational conditions of approval to help minimize any potential impacts, which are incorporated in Exhibit “A.” 6 Zoning Administrator Resolution No. ZA2019-### Page 3 of 10 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 District within Blocks 500, 600, 800, and San Joaquin Plaza. The proposed use is not located in close proximity to these residential districts. iv. The proximity to other establishments selling alcoholic beverages for either off-site or on-site consumption. 1. There are several other restaurants within the Fashion Island Shopping Center. These include tenants such as Fleming’s Steak House, True Food Kitchen, Whole Foods, Cheesecake Factory, and P.F. Chang’s. These restaurants have Type 41 (On-Sale Beer and Wine) or Type 47 (On-Sale General) Alcoholic Beverage Control (ABC) licenses and there is no evidence suggesting these uses have been detrimental to the neighborhood. 2. The proposed hours of operation do not include late hours after 11 p.m. According to the NBPD, an adequate security plan is currently in place for Fashion Island. Conditions of approval are included to adequately manage alcohol service, which will occur only within the indoor dining area. v. Whether or not the proposed amendment will resolve any current objectionable conditions. 1. The proposed restaurant is located within an existing commercial tenant space and is designed as a restaurant that includes on-site service and consumption of alcoholic beverages. There are no current objectionable conditions. 2. The NBPD has reviewed the application and has provided operational conditions of approval to help minimize any potential detrimental impacts, which are included in Exhibit “A.” Minor Use Permit In accordance with NBMC Section 20.52.020.F (Findings and Decision), the following findings and facts in support of such findings for a use permit are set forth: Finding B. The use is consistent with the General Plan and any applicable specific plan: 7 Zoning Administrator Resolution No. ZA2019-### Page 4 of 10 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 will serve local and regional residents and is consistent with land uses in the CR land use designation. 2. The subject property is not a part of a specific plan area. 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 that is a destination with a wide variety of uses that will serve visitors, residents, and employees of the area. The eating and drinking establishment with alcoholic beverage sales 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. 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, the on-site sale of alcohol in conjunction with an eating and drinking establishment requires a minor use permit. 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. The proposed use is compatible with surrounding permitted commercial uses in the vicinity and there are no sensitive land uses located nearby. 2. The on-site consumption of alcoholic beverages will be incidental to the eating and drinking establishment. The quarterly gross sales of alcoholic beverages will 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. 8 Zoning Administrator Resolution No. ZA2019-### Page 5 of 10 3. The restaurant will not operate with late hours after 11 p.m., which will help ensure that it does not operate as a bar, lounge, or nightclub. Pursuant to Condition of Approval No. 3, the restaurant’s hours are limited to between 7 a.m. and 9 p.m. 4. The conditions of approval reflected in Exhibit “A” of this resolution ensure that potential conflicts with surrounding land uses are eliminated or minimized to the greatest extent possible. 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 required parking within the on- site surface parking lots and parking structures. The proposed restaurant will be replacing an existing restaurant, such that there should be no noticeable change in parking demand on-site as a result of this project. 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 tenant space is designed and developed for a restaurant use. 4. Any 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, 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 help ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. 2. The restaurant 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. 9 Zoning Administrator Resolution No. ZA2019-### Page 6 of 10 3. Fashion Island management has historically provided efficient on-site security and cooperates with the NBPD. 4. 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 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. UP2019-040 (PA2019-141), 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 (14) days following the date this Resolution was adopted unless within such time an appeal is filed with the Community Development Director in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 10TH DAY OF OCTOBER, 2019. ________________________________ James Campbell, Zoning Administrator 10 Zoning Administrator Resolution No. ZA2019-### Page 7 of 10 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. Alcohol service shall be limited to a Type 41 (On-Sale Beer and Wine) Alcoholic Beverage Control (ABC) License. 3. The regular business hours for the restaurant shall be restricted from 7 a.m. to 9 p.m., daily. The closing hour for all business operations shall be limited to 11:00 p.m. Any change to a later closing time shall require approval by the NBPD and an amendment to this Minor Use Permit. 4. Approval does not permit the premises to operate as a bar, tavern, cocktail lounge or nightclub as defined by the NBMC, 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. 5. Food service from the regular menu shall be made available to patrons until closing. 6. Alcohol may be served within the interior of the establishment. Alcoholic beverages served by the establishment shall only be consumed on the licensed premises and shall not be consumed on any adjacent property. 7. 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. 8. 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. 9. The quarterly gross sales of alcoholic beverages shall not exceed the gross sales of 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 NBPD on demand. 10. 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. 11 Zoning Administrator Resolution No. ZA2019-### Page 8 of 10 11. There shall be no live entertainment or dancing on the premises. 12. No games or contests requiring or involving the consumption of Alcoholic beverages shall be allowed. 13. Strict adherence to maximum occupancy limits is required. 14. 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. Any changes in the business operation will require the preparation of an individual security plan subject to the review and approval of the NBPD. 15. All persons, managers, and employees selling alcoholic beverages shall undergo and successfully complete a certified training program in responsible methods and skills for 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 person’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. 16. A Special Event Permit is required for any event or promotional activity outside the normal operational characteristics of this 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 NBMC to require such permits. 17. The 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. 18. 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 NBMC Chapter 10.26 and other applicable noise control requirements. 19. 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. 20. The operator shall be responsible for the clean-up of all on-site and off-site trash, garbage and litter generated by the use. 12 Zoning Administrator Resolution No. ZA2019-### Page 9 of 10 21. 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 uses and properties. 22. 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 NBMC Title 14, including all future amendments (including Water Quality related requirements). 23. Storage outside of the building shall be prohibited. 24. All proposed signs shall be in conformance with the provisions of the PC-56 (North Newport Center Planned Community), NBMC Chapter 20.42 (Sign Standards), or an approved Comprehensive Sign Program for the project site. 25. The Applicant shall comply with all federal, state, and local laws, and all conditions of the Alcoholic Beverage License. Material violation of any of those laws in connection with the use may be cause for revocation of this permit. 26. The Zoning Administrator may add to or modify conditions of approval to this Minor Use Permit, upon a determination that the operation which is the subject of this Minor Use Permit causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 27. 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. 28. This Minor Use Permit shall expire unless exercised within twenty-four (24) months from the date of approval as specified in Section 20.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code. 29. 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. 30. 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 13 Zoning Administrator Resolution No. ZA2019-### Page 10 of 10 approval of the Sessions Fashion Island Alcohol Sales including, but not limited to, Minor Use Permit No. UP2019-040 (PA2019-141). 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. 14 Attachment No. ZA 2 Vicinity Map 15 VICINITY MAP Minor Use Permit No. UP2019-040 PA2019-141 101 Newport Center Drive Subject Property 16 Attachment No. ZA 3 Police Department Memorandum 17 NEWPORT BEACH POLICE DEPARTMENT DETECTIVE DIVISION MEMORANDUM TO: David Lee, Assistant Planner FROM: Wendy Joe, Police Civilian Investigator DATE: September 6, 2019 SUBJECT: Sessions Sandwiches Fashion Island 101 Newport Center Drive PA2019-141 At your request, the Police Department has reviewed the project application for Sessions Sandwiches, located at 101 Newport Center Drive, Newport Beach. Per the project description, the applicant is seeking a Minor Use Permit to allow for a Type 41 (On-Sale Beer and Wine) Alcoholic Beverage License. There are no late hours proposed. Statistical Data and Public Convenience or Necessity Business and Professions Code §23958.4 finds "undue concentration" for an applicant premises in two ways: 20% higher crime with an alcohol nexus in a Reporting District as compared to the City-wide average, or an over saturation of alcohol licenses in a census tract compared to the county. When undue concentration is found to exist, a judgment on "public convenience or necessity" (PCN) is required. However, there is no definitive or uniform guideline defining the application of PCN. The final determination of PCN for a Type 41 license falls to the Department of Alcoholic Beverage Control (ABC). Attached is a summary report compiled by Newport Beach Police Department (NBPD) Crime Analyst, Kristi Kondo, -which provides detailed statistical information related to alcohol establishments and crime in and around the applicant's proposed place of business at 101 Newport Center Drive. Crime Statistics: The Police Department divides the City into areas referred to as Reporting Districts. This allows the Police Department to compile statistical data, as well as better communicate officer locations while policing. The proposed applicant location is within Reporting District (RD) 39 encompasses Fashion Island. The RD is squ_are in shape, bordered by Jamboree on the west, San Joaquin on the north, MacArthur to the east, and Coast Hwy to the south. Per Business and Professions Code §23958.4, the Police Department is required to report offenses of criminal homicide, forcible rape, robbery, aggravated assault, burglary, larceny, theft, and motor vehicle theft (all Part I crimes), combined with all arrests for other crimes, both felonies and misdemeanors (except traffic citations) to the Department of Alcoholic Beverage Control 18 Sessions Sandwiches Fashion Island UP2019-141 (ABC). These figures make up the "Crime Count" which is indicated on the attached statistical data form. RD 39 is reported to ABC as a high crime area as compared to other reporting districts in the City. The RD's Crime Count is 491, 253% over the City-wide crime count average of 149. Since this area has a 20% greater number of reported crimes than the average number of reported crimes as determined from all crime reporting districts within the City, the area is found to have undue concentration. In comparison, neighboring RD 43 is 70% lower than the City-wide average, RD 44 is 141% higher, and RD 47 is 46% lower. Of 38 reporting districts in Newport Beach, we reported 12 to ABC as high crime areas. 20% of the arrests in RD 39 were for public intoxication, DUI, or liquor law violations. In comparison, that figure is 33% for RD 43, 23% for RD 44, and 21% for RD 47. The highest volume crime in RD 39 is shoplifting and the highest volume arrests are drug-related offenses. Alcohol License Statistics: The applicant premise is located within census tract 630.08. This census tract has an approximate population of 857 residents with 41 active retail alcohol licenses. That is a per capita ratio of 1 license for every 21 residents. Per the Business and Professions code, we must compare this per capita ratio to Orange County's on-sale per capita ratio of 1 license for every 507 residents. Since the area's ratio exceeds the ratio of retail licenses to population in the county, the area is deemed to have an undue concentration of alcohol licenses. Discussion and Recommendations Reporting District 39 predominantly serves Newport Beach as an entertainment district and tourist destination with a low resident population. The Police Department has no objection to this project and recommends the following conditions of approval: 1. The establishment must close at 9:00 p.m., daily. 2. The applicant shall comply with all federal, state, and local laws, and all conditions of the Alcoholic Beverage License. Material violation of any of those laws or conditions in connection with the use may be cause for revocation of the use permit. 3. Approval does not permit the premises to operate as a bar, tavern, cocktail lounge or nightclub as defined by the Newport Beach Municipal Code. 4. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee. 5. No games or contests requiring or involving the consumption of alcoholic beverages shall be allowed. 6. There shall be no live entertainment or dancing allowed on the premises. 7. Food service from the regular menu shall be made available to patrons until closing. 2 19 Sessions Sandwiches Fashion Island UP2019-141 8. The quarterly gross sales of alcoholic beverages shall not exceed the gross sales of 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. 9. 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. 10. 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. 11. All persons selling alcoholic beverages shall undergo and successfully complete a certified training program in responsible beverage service within 60 days of hire or within 60 days of approval of the use permit. This training must be updated at least every 3 years. The certified program must meet the standards of the Department of Alcoholic Beverage Control. Records of each owner, manager and employee's successful completion of the required certified training program shall be maintained on the premises and be presented upon request by a representative of the City of Newport Beach 12. Strict adherence to maximum occupancy limits is required. 13. 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. If you have any questions as to the content of this memorandum, please contact Investigator Wendy Joe at (949)644-3705 or wjoe@nbpd.org. Wendy Joe Police Civilian Investigator, Special Investigations Unit Randy Parker Detective Sergeant, Special Investigations Unit 3 20 Attachment No. ZA 4 Project Plans 21 I I SESSIONS WEST COAST DEL I FASHION ISLAND - TENANT IMPROVEMENT CONTRACTOR BID SET PROJECT TEAM DESIGNER: SD DESIGN STUDIO, LLC. 206 W.IVYST. SAN DIEGO. CA 92101 P: (619) 561-0546 EMAIL: mcbcorp@sbcglobal.nel CONTACT: SALOMON DANIEL OWNER: IRVINE COMPANY ATTN: 550 NEWPORT CENTER DR. NEWPORT BEACH. CA 92660 CLIENT/ TENANT: SESSIONS WEST COAST DELI CONTACT: MATT MEDDOCK _ (714) 457-9747 Email : motl@sessionswcd ,com -VICINITY MAP ·ii ~ '\.;~~~9-I /,.,, I Q,-,-~"·"'"··"• DICCAIJY0/1 ~,\ / / ' ... ,, ~ !·:,~~!(· -•·• ~--~' .,., Q l I --.ib,q-._/···) ,~, ., ... ,~ PROJECT SUMMARY SCOPE OF WORK : (TENANT IMPROVEMENT) OF SINGLE STORY EATING ESTABLISHMENT TO INCLUDE MINOR COSMETIC WORK TO EXTERIOR: REMOVAL & ADDITION OF INTERIOR NON STRUCTURAL PARTITION WALL: ADDITION OF SOME NEW INTERIOR EQUIPMt:NT AND ALL OTHER EQUIPMENT EXISTING AND SHALL REMAIN; EXISTING ELECTRICAL PLUMBING, MECHANICAL AND DUCTING TO REMAIN AND/OR RELOCATED; REMOVAL OF ( 3 JI E J WINDOWS & REPLACE W/ ( 2) NEW VERTICAL FOLDING WINDOWS. (NO ADDITIONAL SQUARE FOOTAGE BEING PROPOSED) PROJECT ADDRESS: 401 NEWPORT CENTER DR. -STE IOIX NEWPORT BEACH. CA 92660 APPLICABLE CODES: 2016 CALIFORNIA BUILDING CODE: 2016 CALIFORNIA MECHANICAL CODE; 2016 CALIFORNIA PLUMING CODE; 2016 CALIFORNIA ELECTRICAL CODE: 2016 CALIFORNIA FIRE CODE; 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE; 20 I 6 CALIFORNIA ENERGY CODE TECHNICAL DATA: APN; ZONING; TYPE OF CONSTRUCTION : FIRE SPRINKLER SYSTEM ; OCCUPANCY CLASSIFICATION/ USE EXISTING FLOOR AREA (NO CHANGE)· 1,110S.F. C-36 (GENERAL COMMERCIAL) TYPE VB YES A-2 / B · FOOD AND/OR DRINK RESTAURANT TENANT IMPROVEMENT NOTES FIRE DEPARTMENT NOTES l. CONSTRUCTION DOCUMENTS APPROVED BY THE FIRE CODE OFFICIAL ARE IMPROVED WIIH THE INTENT THAT SUCH INSTRUCTION DOCUMENTS COMPLY IN All RESPECTS WITH CURRENT CODE. REVIEW AND APPROVAL BY THE FIRE CODE OFFICIAL SHALL NOT RELIEVE THE APPLICANT OF THE RESPONSIBILITY OF COMPLIANCE WITH THIS CODE. {CFC I 05.4.4) 2. COMPLETE PLANS AND SPECIFICATIONS FOR FIRE ALARM. FIRE SPRINKLER. OTHER SPECIAL TYPES OF AUTOMATIC FIRE PROTECTION SYSTEMS AND APPURTENANCES THERETO, AND WET AND DRY STANDPIPES SHALL BE SUBMITTED TO FIRE FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. {CFC 901, 903.1.1, 905, 907.1.1) 3. BUILDINGS UNDERGOING CONSTRUCTION, ALTERATION OR DEMOLITION SHALL CONFORM TO CFC CHAPrER 33. WELDING, CUTTING, AND OTHER HOT WORK SHALL BE IN CONFORMANCE W/ CFC CHAPTER 35. 4. DECORATIVE MATERIALS SHALL BE MAINTAINED IN A FLAME-RETARDANT CONDITION (CFC 8071). 5. FIRE EXTINGUISHING SYSTEMS SHAll BE INSTALLED IN ACCORDANCE WITH CFC 903 & 904. & COMPLY WITH STANDARDS OF 903.3. 6. ALARM SYSTEMS SHALL BE INSTALLED IN ACCORDANCE WITH CFC 907 7. VALVES CONTROLLING THE WATER SUPPLY FOR AUTOMATIC SPRINKLER SYSTEMS AND WATER-FLOW SWITCHES ON ALL SPRINKLER SYSTEMS SHALL BE ELECTRICALLY MONITORED WHERE THE NUMBER OF SPRINKLERS IS 20 OR MORE /CFC 903.4) B. AN APPROVED AUDIBLE SPRINKLER FLOW ALARM (BELL) SHALL BE PROVIDED ON THE EXTERIOR OF THE BUILDING IN AN APPROVED LOCATION (CFC903.4.2) 9. ADDRESS SHALL BE PROVIDED FOR All NEW AND EXISTING BUILDINGS IN A POSITION AS TO BE PLAINLY V~IBLE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. WHERE ACCESS ISBY WAY OF A PRIVATE ROAD AND THE BUILDING ADDRESS CANNOT BE VIEWED FROM THE PUBLIC WAY AN APPROVED SIGN OR MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE. PREMISES IDENTIFICATION SHAll CONFORM TO CBC SEC. 505.1.2 (CFC 505) 10. TWO EXIT OR EXIT ACCESS DOORS REQUIRED FOR A. B. E.F.M., LI WHEN OCCUPANT LOAD> 49 {CBC 20013 SEC. 1015.l) 11. DOORS MUST SWING IN DIRECTION OF TRAVEL WHEN SERVING AN OCCUPANT LOADOF500R MORE OR A GROUP H (CFC 1008.1.2) 12. GROUP 'A' OCCUPANCIES WITH ROOMS OR SPACES HAVING AN OCCUPANT LOAD OF 50 OR MORE. ASSEMBLY AREA NOT CLASSIFIED AS AN ASSEMBLY OCCUPANCY OR GROUP H. E. 1-2 OR 1-2.1 OCCUPANCIES SHALL NOT BE PROVIDED WITH A. A LATCH OR LOCK UNLESS B. IS PANIC HARDWARE OR FIRE EXIT HARDWARE (CFC 1008.1. JO} 13. ANY ROOM OR SPACE THAT IS AN ASSEMBLY OCCUPANT SHALL HAVE THE MAX. CAPACITY OF THE ROOM POSTED ON AN APPROVED SIGN IN A CONSPICUOUS PLACE NEAR THE MAIN EXIT FROM THE ROOM. SIGNS SHALL BE OF AN APPROVED LEGIBLE PERMANENT DESIGN (CFC 1004.3). 14. PROVIDE ILLUMINATED EXIT SIGNS SUCH THAT NO PIONT JN AN EXIT ACCESS CORRIDOR IS MORE THAN 100 FT. OR THE LISTED VIEWING DISTANCE FOR THE SIGN, WHICHEVER IS LESS. FROM THE NEAREST VISIBLE EXIT SIGN (CBC IOI 1.1) LOCATION SHOWN ON PLANS & DOOR SCHEDULE (IF APPLICABLE) 15. ANY TIME A BUILDING IS OCCUPIED. THE MEANS OF EGRESS SHALL BE ILLUMINATED AT ANY INTENSITY OF NO LESS THAN I FOOT CANDLE AT FLOOR LEVEL (CFC 1006.1. l 006.2) 16. EGRESS ILLUMINATION REQUIRES A SOURCE OF EMERGENCY POWER (CFC 1006.3) 17. MAIN EXIT CAN HAVE A DEADBOLT IF SIGN ATTACHED· iHJS DOOR MUST REMAIN UNLOCKED DU.li~ING BUSINESS HOURS" (CBC SEC. 1006.1.9) A MAIN EXIT OF A GROUP 'A' OCCUPANCY COMPLIANCE WITH ICBC SEC. 1008.1.3) ITEM 2: IN BUILDINGS IN OCCUPANCY GROUP 'A' OCCUPANT LOAD OF 300 OR LESS. GROUP "B' F.M. ABD S. AND PLACES OF RELIGIOUS WORSHIP. THE MAIN EXTERIOR DOOR(SJ PERMITTED TO BE EQUIPPED WITH KEY OPERATED LOCKING DEVICES FROM EGRESS SIDE; 2.1 LOCKING DEVICE IS DISTINGUISHABLE AS LOCKED 2.2 THE SIGN IS POSTED WI lffiERS 1" IGH ON CONTRASTING BACKGROUND 18. LOCATIONS & CLASSIFICATIONS OF EXTINGUISHERS SHALL BE IN ACCORDANCE WI CFC 906 & CALIFORNIA CODE OF REGULATIONS (CCR). TITLE 19. 19. DURING CONSTRUCTION. AT LEAST ONE EXTINGUISHER SHALL BE PROVIDED ON EACH FLOOR LEVEL Al EACH STAIRWAY, IN All STORAGE AND CONSTRUCTION SHEDS, IN LOCATIONS WHERE FLAMMABLE OR COMBUSTIBLE LIQUIDS ARE STORED OR USED. AND WHERE OTHER SPECIAL HAZARDS ARE PRESENT PER CFC SEC.3315.I 20. WALL, FLOOR & CEILING FINISHES & MATERIALS SHALL NOT EXCEED THE INTERIOR FINISH CLASSIFICATIONS IN CBC TABLE 803.1.1 AND SHALL MEET THE FLAME PROPAGATION PERFORMANCE CRITERIA OF THE CALIFORNIA CODE OF REGULATIONS, TITLE 19, DIV. I. DECORATIVE MATERIALS SHALL BE PROPERLY TREATED BY A PRODUCT OR PROCESS APPROVED BY THE STATE FIRE MARSHAL W/ APPROPRIATE DOCUMENTATION PROVIDED TO THE CITY OF SAN DIEGO. 21. DUMPSTERS AND TRASH CONTAINERS EXCEEDING 1.5 CUBIC YARDS SHALL NOT BE STORED IN BUILDINGS OR PLACED WITHIN 5 FEET OF COMBUSTIBLE WALLS. OPENINGS OR COMBUSTIBLE ROOF EA YE LINES UNLESS PROTECTED BY AN APPROVED SPRINKLER SYSTEM OR LOCATED IN A TYPE I OR I/A STRUCTURE SEPARATED BY IO FEET FROM OTHER STRUCTURES. CONTAINERS LARGER THAN I CUBIC YARD SHALL BE OF NON· OR LIMITED-COMBUSTIBLE MATERIALS OR SIMILARLY PROTECTED OR SEPARATED. CFC 304.3 22. EXITS, EXIT SIGNS, FIRE ALARM PANELS. HOSE CABINETS. FIRE EXTINGUISHER LOCATIONS, AND STANDPIPE CONNECTIONS SHALL NOT BE CONCEALED BY CURTAINS. MIRRORS. OR OTHER DECORATIVE MATERIAL. 23. OPEN FLAMES, FIRE. AND BURNING ON ALL PREMISES IS PROHIBITED EXCEPf AS SPECIFICALLY PERMITTED BY THE CITY OF SAN DIEGO AND CFC 308. 24. THE EGRESS PATH SHALL REMAIN FREE AND CLEAR OF All OBSTRUCTIONS AT All TIMES. NO STORAGE IS PERMITTED IN ANY EGRESS PATH 1. FLAME SPREAD CLASSIFICATIONS FOR INTERIOR WALL AND CEILING FINISHES SHALL COMPLY W/ 2016 CBC fABLE 803.5 4 ALL DOORS IN THE MEANS OF EGRESS SHALL BE OPENABLE FROM EGRESS SIDE W/0 USE OF A KEY OR ANY SPECIAL KNOWLEDGE OR EFFORT. AND THATTHE UNLAiCHING OF ANY DOOROR LEAF SHALL NOT REQUIRE MORE THAN ONE OPERATION. (CBC 1008.1.8. 6 MANUALLY OPERATED FLUSH BOLTS OR SURFACE BOLTS ARE NOT PERMITTED ON DOORS. {CBC 1008.1.8.4) 2. PROPOSED FLOOR FINISHES SHALL COMPLY W/ ASTM E64B AND SHALL HAVE STM E84 SMOKE DENSITY RATING OF LESS THAN 45D [CBCB04.4.I) 3. IF EXTERIOR FINISHES ARE ALTERED. EXTERIOR WATER RESISTIVE BARRIERS WHEN APPLIED OVER WOOD BASED SHEATHING SHALL INCLUDE A WATER-RESISTIVE VAPOR-PERMEABLE BARRIER W. A PERFORMANCE AT LEAST EQUIVEANT TO 2 LAYERS OF GRADE 'D' PAPER; OR AT LEAST I LA YER OF WATER-RESISTIVE BARRIER EQUAL OF GREATER THAN 60-MIN. GRADE 'D' PAPER AND W/ A SEPARATION FORM THE EXTERIOR FINISH BY AN INTERVENING SUBSTANTIALLY NON WATER-ABSORBING LAYER OR DRAINAGE SPACE. (CBC 2510.6) I 1008.1 .8.5) 5. FOR GROUP 'A-2' OCCUPANCIES, KEY OPERATED LOCKING DEVICES FROM THE EGRESS SIDE MAY BE USED ON THE MAIN EXTERIOR DOORS PROVIDED; A. THE LOCKING DEVICE IS READILY DISTINGUISHABLE AS LOCKED AND, B. THERE IS A READILY VISIBLE DURABLE SIGN ON OR ADJACENT TO THE DOOR STATING 'THIS DOOR MUST REMAIN UNLOCKED WHEN BUILDING IS OCCUPIED" AND, C. THIS SIGN SHALL BE IN LETTERS NOT LESS THAN 1 INCH HIGH ON A CONTRAST BACKGROUND; AND D. THE USE OF THIS EXCEPTION MAY BE REVOKED BY THE BUILDING OFFICIAL AT ANYTIME FOR DUE CAUSE. (CBC 1008.1.8.31 7. EFFORT TO OPERATE EACH ACCESSIBLE DOO RNOT TO EXCEEDS POUNDS FOR EXTERIOR AND INTERIOR DOORS. EFFORT TO OPERATE FIRE DOORS MAY BE INCREASED TO MIN. ALLOWABLE BY THE APPROPRIATE ADMINISTRATIVE AUTHORITY, NOT TO EXCEED 15 POUNDS. (CBC I I 33B.2.5) 8. DOORS W/ SELF-CLOSERS TO BE ADJUSTED SO THAT FROM OPEN POSITION THE DOOR LEAF WILL TAKE AT LEAST 3 SECONDS TO MOVE A POSITION 3 INCHES FROM LATCH TO LANDING EDGE OF DOOR. (CFC I 13B.2.5.I} I I GENERAL NOTES J. FJELD VERIFY ALL DIMENSIONS. 2. GC SHALL TAKE ALL NECESSARY PRECAUTIONS & MEASURES TO PROTECT All EXISTING FLOORS. WALLS, ETC. ON THE JOB SITE & REPAIR ALL DAMAGES OCCURRING THERETO DURING REMODEL OPERATIONS. THE JOB SITE SHALL BE MAINTAINED CLEAN AND ORDERLY, FREE OF DEBRIS AND LITTER. AND SHALL NOT BE UNREASONABLE ENCUMBERED WITH ANY MATERIAL OR EQUIPMENT. GC TO REMOVE TRASH AND DEBRIS UPON COMPLETION OF EACH PHASE OF WORK. 3. CONTRACTOR TO VISIT SITE TO MAKE HIS OWN ASSESSMENT OF EXISTING CONDITIONS. ACCESS & THE IMPACT OF THE WORK SHOWN ON THESE DRAWINGS. CONTRACTOR TO NOTIPf DESIGNER FOR CLARIFICATION OF ANY DISCREPANCIES FOUND BETWEEN THESE DOCUMENTS & THAT WHICH IS AT THE SITE. 4. GC & ELECTRICAL SUBCONTRACTORS ARE RESPONSIBLE FOR PROVIDING PROPER LOCATIONS & REQUIREMENTS OF CORE DRILLS & ELECTRICAL OUTLETS (GFCI, DEDICATED, ETC.) ACCORDING TO THE DESIRED LOCATION OF ITEMS PER THESE DRAWINGS AS WELL AS TO MEET CODE. 5 GC &. PLUMBING SUBCONTRACTORS ARE RESPONSIBLE FOR PROVIDING PROPER LOCATIONS & REQUIREMENTS Of CORE DRILLS. PLUMBING STUB OUTS 8. PLUMBING LINES (HOT AND/OR COLD) ACCORDING TO THE DESIRED LOCATION OF ITEMS PER THESE DRAWINGS 6 GC & MILL WORK SUBCONTRACTORS ARE RESPONSIBLE FOR PROVIDING PROPER LOCATIONS & REQUIREMENTS OF CORE DRILLS &ADDITIONAL BLOCKING (WALL. CEILING. CABINETRY. ETC.) ACCORDING TO THE DESIRED LOCATION OF ITEMS PER THESE DRAWINGS. 7, IF CONFLICTS OR DISCREPANCIES EXIST OR ARISE. CONTRACTOR TO CONTACT DESIGNER ASAP. 8. CONTRACTOR SHALL NOTIFY DESIGNER OF ANY POSSIBLE CONSTRUCTION DELAYS AFFECTING OCCUPANCY THAT MAY ARISE DUE TO THE AVAILABILITY OF SPECIFIED PRODUCTS 9. SHOP AND FIELD WORK SHALL BE PERFORMED BY MECHANICS, CRAFTSMEN. AND WORKERS SKILLED AND EXPERIENCED IN THE FABRICATION AND INSTALLATION OF THE WORK INVOLVED. WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE BEST ESTABL~HED PRACTICE OF THE INDUSTRY STANDARD FOR THE TRADES INVOLVED. 10. THE CONTRACTOR SHALL NOT PROCEED WITH ANY WORK REQUIRING ADDITIONAL COMPENSATION BEYOND THE CONTRACT AMOUNT WITHOUT WRITTEN AUTHORIZATION. FAILURE TO OBTAIN AUTHORIZATION FROM OWNER'S REPRESENTATIVE WILL INVALIDATE ANY CLAIM FOR EXTRA COMPENSATION. I I. THERE SHALL BENO SUBSTITUTIONS OF MATERIALS WHERE A MANUFACTURER IS SPECIFIED. WHERE THE TERM "OR APPROVED EQUAL" l'i USED. CONTRACTOR IS TO SUBMIT AlTEii:NATIVE MATERIAL TO DESIGNER FOR APPROVAL BEFORE CONTINUING WORK. 12. CONTRACTOR SHALL COORDINATE THE WORK WITH THE TENANT AND BUILDING OWNER SO AS TO MINIMIZE OR ELIMINATE INTERFERENCE WITH ONGOING TENANT OPERATIONS. 13. CONTRACTOR SHALL SCHEDULE AND PERFORM THE WORK DURING NORMAL WORKING HOURS UNLESS OTHERWISE APPROVED BY OWNERS REPRESENTATIVE 14. CONTRACTOR TO 03TAIN REQUIRED PERMITS PRIOR TO COMMENCEMENT OF WORK. COORDINATE INSPECTIONS AND APPROVALS IN All ASPECTS OF THE WORK. OBTAIN A FINAL CERTIFICATE OF OCCUPANCY AND MAINTAIN A PERMITTED SET OF DOCUMENTS ON SITE FOR THE DURATION OF THE PROJECT. 15. DURING DEMOLITION GC TO VERIFY ALL EXISTING CONDITIONS AND NOTIFY ARCHITECT AND OWNER OF ANY EXISTING CONDITIONS THAT Will ALTER DESIGN INTENT OR REQUIRE ADDITIONAL SCOPE OF WORK. 16. ANY EXISTING ABANDONED WIRING. SWITCHPLATES. SPEAKERS, ETC. WITHIN THE SCOPE AREA TO BE REMOVED. CONFIRM W/OWNER. l 7. ANY EXISTING FIRE ALARM EQUIPMENT. FIRE HOSE CABINETS, FIRE EXTINGUISHERS. STROBES, ETC. ON EXISTING PARTITIONS TO REMAIN TO BE PRESERVED & PROTECTED DURING DEMOLITION. 18. ALL CODE COMPLIANCE FOR ENTIRE PROJECT MUST BE THE RESPONSIBILITY OF THEG.C. 19, DESIGNER WILL REVIEW All MILLWORK SUBMITTALS FOR COMMENCEMENT OF WORK I SHEET INDEX Tl TITLE SHEET/ PROJECT DATA SPl ACCESSIBILITY NOTES & TYPICAL DETAILS Al SITEPlAN A2 DEMOLITION (EXISTING) FLOOR PLAN/ PARTITION PLAN A3 FINISH PLAN PLAN/ REFLECTED CEILING-LIGHTING PLAN A4 EQUIPMENT PLAN & SCHEDULE AS INTERIOR ELEVATIONS A6 INTERIOR ELEVATIONS/ EXTERIOR ELEVATIONS Al EXTERIOR ELEVATIONS/ DOOR & WINDOW SCHEDULE K-01 FOOD SERVICE FLOOR PLAN K-02 FOOD SERVICE EQUIPMENT SCHEDULE K-03 FOOD SERVICE DRAIN PLAN K-04 FOOD SERVICE WATER PLAN K-05 FOOD SERVICE ELECTRICAL PLAN © SD DESIGN STUDIO, LLC 8. RUSH CREATIVE STUDIO SESSIONS WEST~-~~, COAST DELI AT FASHION ISLAND [MACY'S) INTERIOR REMODEL T.I. 401 NEWPORT CENTER DR. SUITE IOI X, FASHION ISLAND NEWPORT BEACH, CA 92660 u~ .J 0 .J 0 o-o Q Cl ::::> ::, f- l-(f) Cf) z (!) z-0: -Cl Cf) Cl w (fJ 0~ 03 (/) 3 d 0 ::::, 1- (/) llJ > I- <( llJ c::: 0 I (/) ::::, 0:: s DD s ~ 0 0 0 Cl ::::> f- en w > f- <t: w CJ:'. 0 :c en ::::> CJ:'. Num Description Dsite 8/22/19 AS NOTED SDDS & RUSH CS PROJECT NUMBER: 1906 TITLE SHEET / PROECT DATA TS 22 "I<----.- 18" MIN. 24" MIN. J @ EXTERIOR I TACTILE EXIT ROUTE SIGN EXIT ROUTE • •• • • • • • • • • • •• •• • •• • •• • • • •• • TACTILE EXIT SIGN EXIT • • • • • • • •• •• • 1. RAISED CHARACTERS SHALL COMPLY WITH 11 B-703.2 RAISED CHARACTERS ANO SHALL BE DUPLICATED IN BRAfll COMPLYING WITH 118-703.3 BRAILLE. RAISED CHARACTERS SHALL BE INSTALLED IN ACCORDANCE WITH 118-703.4 INSTALLATION H8GHT AND LOCATION. §118-703.2 A R.OJSED CHARACTERS SHALL BE 1/32 INCH MINIMUM ABOVE THEIR 8'CKGROUND. §118-7D3.2. l B. CHARACTERS SHALL BE UPPERCASE. §1 lB-7D3.2.2 C. CHARAClERS SHALL BE SANS SERIF. CHARACTERS SHALL NOT BE ITALIC, OBUOUE, SCRIPT, HIGHLY DECORATIVE, OR or OTHER UNUSUAL FOR•S. §118-703.2.3 FIG. 118-404.2.4.1 D. CHARACTERS SHALL BE SELECTED fROM fONTS WHERE THE 111DTH or THE UPPERCASE LETTER ·o· IS 55 60 1----------------------------j ~rn~:r_.;;~M~~K;:D .~;~~c~;c:~u~g~ ~~ :,E~N~'o!H~Ht~~=E~~:1iE §~;:~~~~2M~NIMU ~C_;_L_E_A_R_D_Q_;_O_R_W_I_D_T_H_& __ D_E_P_T_H _________ ---1~~~':{~~~c~~~~u~r~~ou~~E;~~E::rt?~=~~ ~~~;'~,~~0;7g(~5E HEK.HT or THE 10· MAX. CLEAR FLOOR SPACE PARALLEL APPROACH FIG. 116-308.3, 1 30" 30" W,g;_\ MAX. -(a) UNOBSTRUCTED SIDE REACH 30" CHARACTER. §118-703.2.6 G. CHARAClER SPACING SHALL BE MEASURED BETWEEN THE TWO CLOSEST POINTS OF ADJACENT RAISED CHARAClERS WITHIN A MESSAGE, EXCLUDING WORD SPACES. WHERE CHARACTERS HAVE RECTANGULAR CROSS SECTIONS, SPACING BETWEEN INDMDUAL R/IJSED CHARACTERS SHALL BE I /8 INCH MINIMUM ~0 4 TIMES THE RAISED CHARACTER STROKE 111DTH MAXIMUM. WHERE CHARACTERS HAVE OTHER CROSS SECTIONS, SPACING BETWEEN INDMDUAL RAISED CHARACTERS SHALL BE 1 / 16 INCH MINIMUM AND 4 TIMES THE RAJ SEO CHARACTER STROKE WIOT MAXIMUM AT THE WE OF THE CROSS SECTIONS, AND 1/8 INCH MINIMUM AND 4 TIMES THE RAISED CHARACTER STROKE 111DTH MAXIMUM AT THE TOP OF THE CROSS SECTKINS. CHARACTERS SHALL BE SEPARATED fROM il.'JSED BORDERS AND DECORATIVE ELEMENTS 3/B INCH MINIMUM. §11 B-7D3.2.7 H. SPACING BETWEEN THE BASELINES or SEPARATE LINES or RAISED CHARACTERS WITHIN A MESSAGE SHALL BE t35 PERCENT MINUWM AND 170 PERCENT MAXIMUM or THE RAISED CHARACTER HEIGHT. §11B-703.2.8 I. TEXT SHALL BE IN A HORIZONTAL FORMAT. §118-703.2.9 2. BRAILLE SHALL BE CONTRAClED (GRADE 2) AND SHALL COMPLY WITH 118-703.3 Sil.'JLLE AND 118-7D3.4 INSTALLATION HEIGHT AND LOCATION. §118-703.3 A Bil.'JLLE DOTS SHALL HAVE A DOMED OR ROUNDED SHAPE AND SHALL COMPLY 111TH TABLE 118-703.3.1. THE INDICATION Of AN UPPERCASE LETTER OR LETTERS SHALL ONLY BE USED BEFORE THE FIRST WORD OF SENTENCES, PROPER NOUNS AND NAMES, INDMDUAL LETTERS or THE ALPHABET, INITIALS, AND ACRONYMS. § 118-703.3. 1 B. BRAILLE SHAll BE POSmONED BELOW THE CORRESPONDING TEXT IN A HORIZONTAL FORM.AT, FLUSfi LEFT OR CENTERED. IF TEXT IS MULTI-LINED, BRAILLE SHALL BE PLACED BELOW THE ENTIRE TEXT. BRAJLLE SHALL BE SEPARATED 3/8 INCH MINIMUM AND 1/2 INCH MAXIMUM FROM ANY OTHER TACTILE CHARACTERS AND 3/B INCH MINIMUM FROM RAISED BORDERS AND DECORATIVE ELEMENTS. § 118-703.3.2 (SEE EXCEPTION) 3. SIGNS 1111TH TACTILE CHARACTERS SHALL COMPLY 111TH 11B-703.4 INSTALLATION HEIGHT AND LOCATION. §118-703.4 A TACTILE CHARACTERS ON SIGNS SHALL BE LOCATED 48 INCHES MINIMUM ABOVE THE FINISH FLOOR OR GROUND SURFACE, MEASURED fROM THE 8'SEUNE Of' THE LOWEST TACTILE CHARACTER Bil.'JLLE CELLS ANO 60 INCHES MAXIMUM ABOVE THE FINISH FLOOR OR GROUND SURfACE, MEASURED FROM THE BASELINE Of THE HIGHEST TACTILE CHARACTER LINE OF RAISED CHARACTERS. §11B-703.4.1 (SEE E>CEPTON) 8. WHERE A TACTILE SIGN IS PROVIDED AT A DOOR, THE SIGN SHALL BE LOCATED ALONGSIDE THE DOOR AT THE LATCH SIDE. WHERE A TACTILE SIGN IS PROVIDED AT DOUBLE DOORS WITH ONE ACTM LEAF', THE SIGN SHALL BE LOCATED ON THE INACTIVE LEAF. WHERE A TACTIL£ SIGN IS PROVIDED AT DOUBL£ DOORS WJTH lWO ACTIVE LEAFS, THE SIGN SHALL BE LOCATED TO THE RIGHT Of THE RIGHT HANO DOOR. WHERE THERE IS NO WALL SPACE AT THE LATCH SIDE OF A SINGLE DOOR OR AT THE RIGHT SIDE OF DOUBLE DOORS, SIGNS SHALL BE LOCATED ON THE NEAREST ADJACENT WALL. SIGNS CONTAINING TACTLE CHARACTERS SHALL BE LOCATED SO THAT A CLEAR FLOOR SPACE or 18 INCHES MINIMUM BY 18 INCHES MINIMUM, CENTERED ON THE TACTILE CHARACTERS, IS PROVIDED BEYOND THE ARC or ANY DOOR S111NG BETWEEN THE CLOSED POSmON AND 45 DEGREE OPEN POSmON. WHERE PERMANENT IDENTIFICATION SIGNAGE rs PROVJDEO fOR ROOMS ANO SPACES THEV SHALL BE LOCATED ON THE APPROACH SIDE OF THE DOOR AS ONE ENTERS THE ROOM OR SPACE. SIGNS THAT IDENTifV EXITS SHALL BE LOCATED ON THE APPROACH SIDE OF THE DOOR AS ONE EXITS THE ROOM OR SPACE. 118-703.4.2 (SEE EXCEPTION) 4. VISUAL CHARACTERS SHALL COMPLY 111TH THE FOLLOWING, EXCEPT WHERE VlSUAL CHARACTERS COMPLY WITH 11B-70J.2 RAISED CHARACTERS ANO ARE ACCOMP~IEO BY BRAILLE COMPLYING WITH 11B-703.J BRAILLE, THEY SHALL NOT BE REQUIRED TO COMPLY WITH 11B-703.5.2 THROUGH 118-7D3.5.6, 118-703.5.8 AND 11B-703.5.9: A CHARAClERS AND THEIR 8'CKGROUND SHALL HAVE A NON-GLAAE FlNISH. CHARACTERS SHALL CONTRAST WITH _]__,L__ L.---.1-1-JL;;;;;;.......,;;;;;;;JJ._ I THEIR 8'CKGROUND 111TH EITHER LIGHT CHARACTERS ON A DARK BACKGROUND OR DARK CHARACTERS ON A (b) FIG. 11 B-308.3.2 OBSTRUCTED SIDE REACH )10" -24" MAX. (c) LIGHT BACKGROUND. § II B-7D3.5. l B. CHARAClERS SHALL BE UPPERCASE OR LOWERCASE OR A COMBINATION or BOTH. § 118-703.5.2 C. CHARAClERS SHALL BE CONVENTIONAL IN FORM. CHARACTERS SHALL NOT BE ITALIC, OBLIQUE, SCRIPT, HIGHLY DECORATIVE, OR or OTHER UNUSUAL FORMS. §11 B-703.5.3 0. 0. CHARACTERS SHALL BE SELEClED FROM FONTS WHERE THE 1110TH OF THE UPPERCASE LETTER •o• IS 55 60 PERCENT MINIMUM AND 11 D PERCENT MAXIMUM or THE HEIGHT OF THE UPPERCASE LETTER ;·, §118-703.5.4 ~S_I_D_E_R_E_A_C_H-------------------,E. ~'~~: Jo':..:'. ~~,'.:Jc~~~~~p~E wg:~~E~ ',.'.8D-:3~Jsr:u~: ~r~~N~~~E:EASUR APPROACH TOWARDS THE SIGN. CHARACTER HEIGHT SHALL BE 8'SED ON THE UPPERCASE LffiER •r•. §118-703.5.5 (SEE EXCEPTION) 48" MIN FIG. 118-308.2.1 (a) HIGH FORWARD REACH LIMIT 20" MAX (b) MAXIMUM FORWARD REACH OVER AN OBSTRUCTION FIG. 118-3082.2 FORWARD REACH f. VlSUAl CHARACTERS SHALL BE 40 INCHES MINIMUM A8(JJf. THE FINISH fLOOR OR GROUND. §118-703.5.6 (SEE EXCEPTIONS) G. STROKE THICKNESS or THE UPPERCASE LETTER ·,· SHALL BE 1 D PERCENT MINIMUM AND 20 PERCENT MAXIMUM OF THE HEIGHT or THE CHARACTER. §11B-70J.5.7 H. CHARACTER SPACING SHALL BE MEASURED BETWEEN THE TWO CLOSEST POINTS OF ADJACENT CHARACTERS, EXCLUDING WORD SPACES. SPACING BETWEEN INDMDUAL CHARACTERS SHALL BE 10 PERCENT MINIMUM ANO 35 PERCENT MAXIMUM Of' CH.&HACTER HEIGHT. §118-703.5.8 I. ISPACING BETWEEN THE 8'SELINES OF SEPARATE LINES OF CHARACTERS l\1THIN A MESSAGE SHALL BE 135 PERCENT MINIMUM AND 170 PERCENT MAXIMUM OF THE CHARACTER HEIGHT. §118-703.5.9 J TEXT SHALL BE IN A HORIZONTAL FORMAT. §11B-703.5.10 REQUIRED KNEE CLEARANCE GENERAL -IF FIXED OR BUILT-IN SEATING, TABLES OR COUNTERS (INCLUOING, BUT NOT LIMITED TO, STUDY CARRELS AND STUDENT LAB. STATIONS), ARE PRO~DED IN PUBLIC, COMMON USE, OR GENERAL EMPLOYEE AREAS, AT LEAST FIVE PERCENT (5%), BUT NOT LESS THAN ONE, MUST BE ACCESSIBLE AS DETAILED ABOVE. TABLE OR COUNTER HEIGHT 28" MIN., 34" MAX. A. MINIMUM 30''x48" CLEAR FLOOR SPACE IS PROVIDED. B. HEIGHT OF TABLES OR COUNTERS IS BETWEEN 28"-34" FROM THE FLOOR OR GROUND. C. ONE FULL UNOBSTRUCTED SIDE OF THE CLEAR FLR. SPACE ADJOINS OR OVERLAPS AN ACCESSIBLE ROUTE OR ANOTHER WHEELCHAIR CLEAR FLOOR SPACE. D. KNEE CLEARANCE AT TABLES, COUNTERS AND WORK SURFACES IS AT LEAST 27' HIGH, 30" WIDE ANO 19' DEEP. REQUIRED KNEE CLEARANCE ADA ACCESSIBILITY NOTES DISABLED ACCESS REQUIREMENTS (SEE CBC 1133.B) PARKING (SEE CBC SEC. CHAPTERS 118, 11298, 11318) 1. SURFACE SLOPES OF PARKING SPACES FOR THE PHYSICALLY DISABLED SHALL NOT EXCEED 114 INCH PER FOOT (2.083% GRADIENT) IN ANY DIRECTION 2. ALL PARKING STRUCTURES AND PARKING GARAGES SHALL HAVE DISABLED PARKING SPACES AND ALL ENTRANCES LEADING TO DISABLED PARKING SPACES AND VEHICLE EXITS FROM DISABLED PARKING SPACES INCLUDING THE DRIVEWAY, AISLE, AND STALL AREA SHALL HAVE A MINIMUM VERTICAL CLEARANCE OF 8'-2" 3. THE 8'-2" VERTICAL DIMENTION SHALL BE CLEAR OF ALL OBSTRUCTIONS, INCLUDING BEAMS, SPRINKLER HEADS, PIPING, ETC. 4. PEDESTRIAN WAYS WHICH ARE ACCESSIBLE TO THE PHYSICALLY DISABLED SHALL BE PROVIDED FROM EACH DISABLED PARKING SPACE TO RELATED FACILITIES, INCLUDING CURB CUTS OR RAMPS AS NEEDED. WALKS AND SIDEWALKS (SEE CBC SEC. CHAPTERS 11338.7) 5. WALKS AND SIDEWALKS SUBJECT TO THESE REGULATIONS SHALL HAVE A CONTINUOUS COMMON SURFACE, NOT INTERRUPTED BY STEPS OR ABRUPT CHANGES IN LEVEL EXCEEDING 1/2 INCH, AND SHALL BE A MINIMUM OF 48 INCHES IN LENGTI-1 6. SURFACES WITH A SLOPE OF LESS THAN 6 PERCENT GRADIENT SHALL BEAT LEAST AS SLIP-RESISTANT AS THAT DESCRIBED AS A MEDIUM SALTED FINISH 7. SURFACE CROSS SLOPES SHALL NOT EXCEED 114 INCH PER FOOT 8. WALKS, SIDEWALKS, AND PEDESTRIAN WAYS SHALL BE FREE OF GRATINGS WHENEVER POSSIBLE. FOR GRATINGS LOCATED IN THE SURFACE OF ANY OF THESE AREAS, GRID OPENINGS IN GRATINGS SHALL BE LIMITED TO 112 INCH IN THE DIRECTION OF TRAFFIC FLOW 9. ABRUPT CHANGES IN LEVEL ALONG ANY ACCESSIBLE ROUTE SHALL NOT EXCEED 1/2 INCH. WHEN CHANGES IN LEVEL DO OCCUR, THEY SHALL BE BEVELED WITH A SLOPE NO GREATER THAN 1:2 EXCEPT THAT LEVEL CHANGES NOT EXCEEDING 1/4 INCH MAY BE VERTICAL 10. WHEN CHANGES IN LEVEL GREATER THAN 1/2 INCH ARE NECESSARY THAT SHALL COMPLY WITH THE REQUIREMENTS FOR CURB RAMPS 11. WALKS SHALL BE PROVIDED WITH A LEVEL AREA NOT LESS THAN 60 INCHES WIDE X42 INCHES+THE DOOR WIDTH AT A DOOR OR GATE THAT SWINGS TOWARD THE WALK, AND NOT LESS THAN 48 INCHES WIDE BY 60 INCHES DEEP AT A DOOR OR GATE THAT SWINGS AWAY FROMTHE WALK. SUCH WALKS SHALL EXTEND 24 INCHES TO THE SIDE OF THE STRIKE EDGE OF A DOOR OR GATE THAT SWINGS TOWARD THE WALK RAMPS (SEE CBC SEC. 11278.5) 12. ANY PATH OF TRAVEL SHALL BE CONSIDERED A RAMP IF ITS SLOPE IS GREATER THAN 1 FT RISE IN 20 FT OF HORIZONTAL RUN 13. THE CROSS-SLOPE ON A RAMP OR THE SLOPE ACROSS A RAMP LANDING IN ANY DIRECTION SHALL NOT EXCEED 1/4 INCH RISE IN 1 FOOT OF HORIZONTAL RUN 14. THE GRIP PORTION OF TI-IE HANDRAIL SHALL BE NOT LESS THAN 1-114 INCHES IN CROSS SECTIONAL DIMENSION. OR THE SHAPE SHALL PROVIDE AN EQUIVALENT GRIPPING SURFACE AND ALL SURFACES SHALL BE SMOOTH WITH NO SHARP CORNERS. 15. THE SURFACE OF RAMPS SHALL BE SLIP RESISTANT ENTRANCES(SEE CBC SEC. 1133B) 16. LATCHING AND LOCKING DOORS THAT ARE HAND ACTIVATED AND WHICH ARE IN A PATH OF TRAVEL, SHALL BE OPERABLE WITH A SINGLE EFFORT BY LEVEL TYPE HARDWARE, PANIC BARS, PUSH-PULL ACTIVATING BARS, OR OTHER HARDWARE DESIGNED TO PROVIDE PASSAGE WITHOUT REQUIRING THE ABILITY TO GRASP THE OPENING HARDWARE. 17. HAND ACTIVATED DOOR OPENING HARDWARESHALL BE CENTERED BETWEEN30-INCHES AND 44-INCHES ABOVE THE FLOOR. 18. THE FLOOR OR LANDING SHALL NOT BE MORE THAN 1/2 INCH LOWER THAN THE THRESHOLD OF THE DOORWAY. CHANGE IN LEVEL BETWEEN 114 INCH AND 112 INCH SHALL BE BEVELED WITH A SLOPE OF NO GREATER THAN 1:2. 19. THE BOTTOM 10 INCHES OF ALL DOORS EXCEPT AUTOMATIC AND SLIDING SHALL HAVE A SMOOTH, UNINTERRUPTED SURFACE TO ALLOW THE DOOR TO BE OPENED BY A WHEELCHAIR FOOTREST WITHOUT CREATING A TRAP OR HAZARDOUS CONDITION. WHERE NARROW FRAME DOORS ARE USED, A 10 INCH HIGH SMOOTH PANEL SHALL BE INSTALLED ON THE PUSH SIDE OF THE DOOR, WHICH WILL ALLOW THE DOOR TO BE OPENED BY A WHEELCHAIR FOOTREST WITHOUT CREATING A TRAP OR HAZARDOUS CONDITION. 20. MAXIMUM EFFORTTO OPERATE DOORS SHALL NOTEXCEED 8-112 LBS FOR EXTERIOR DOORS AND 5 LBS FOR INTERIOR DOORS. SUCH PUSH AND PULL EFFORT BEING APPLIED AT RIGHT ANGLES TO HINGED DOORS AND AT THE CENTER PLANE OF SLIDING OR FOLDING DOORS. COMPENSATING DEVICES OR AUTOMATIC DOOR OPERATORS MAY BE UTILIZED TO MEET THE ABOVE STANDARDS. WHEN FIRE DOORS ARE REQUIRED, THE MAXIMUM EFFORT TO OPERATE THE DOOR MAY BE INCREASED NOT TO EXCEED 15 LBS. 21 REQUIRED EXIT DOORWAYS SHALL NOT BE LESS THAN 36" IN WIDTH AND NOTLESS THAN 6'-8" IN HEIGHT. FLOORS AND LEVELS 22. IN BUILDINGS AND FACILITIES, FLOORS OF A GIVEN STORY SHALL BEA COMMON LEVEL THROUGHOUT, OR SHALL BE CONNECTED BY PEDESTRIAN RAMPS, PASSENGER ELEVATORS, OR SPECIALACCESS LIFTS. STAIRWAYS(SEE CBC SEC. 11133.B.4) 23. HANDRAIL ENDS SHALL BE RETURNED OR SHALL TERMINATE IN NEWEL POSTS OR SAFETY TERMINALS 24 THE UPPER APPROACH AND THE LOWER TREAD OF EACH INTERIOR STAIR SHALL BE MARKED BY A STRIP OF CLEARLY CONTRASTING COLOR AT LEAST 2 INCHES WIDE AND PLACED PARALLEL TO AND NOT MORE THAN 1 INCH FROM THE NOSE OF THE STEP OR LANDING TO ALERTTHE VISUALLY IMPAIRED. THE STRIP SHALL BE OF A MATERIAL THAT IS ATLEAST AS SLIP RESISTANT AS THE OTHER TREADS OF THE STAIR. A PAINTED STRIP SHALL BE ACCEPTABLE. 25. WHERE STAIRWAYS OCCUR OUTSIDE A BUILDING, THE UPPERAPPROACH AN DALL TREADS SHALL BE MARKED BY A STRIP OF CLEARLY CONTRASTING COLOR AT LEAST 2 INCHES WIDE AND PLACED PARALLEL TO AND MOT MORE THAN 1 INCH FROM THE NOSE OF THE STEP OR LANDING TO ALERT THE VISUALLY IMPAIRED. THE STRIP SHALL BE OF A MATERIAL THAT IS AT LEAST AS SLIP RESISTANT AS THE OTHER TREADS OF THE STAIR. A PAINTED STRIP SHALL BE ACCEPTABLE. 26. ALL SURFACES SHALL BE SLIP RESISTANT. 27. TREADS SHALL HAVE SMOOTH, ROUND, OR CHAMFERED EXPOSED EDGES, AND NO ABRUPT EDGES AT THE NOSING (LOWER FRONT EDGE). - 28. NOSING SHALL NOT PROJECT MORE THAN 1-112 INCH PAST THE FACE OF TI-IE RISER BELOW. TOILET ROOM FIXTURES AND ACCESSORIES (SEE CBC SEC. 1115.B) 29. TOILET FLUSH CONTROLS SHALL BE OPERABLE WITH ONE HAND, AND SHALL NOT REQUIRE TIGHT GRASPING, PINCHING, OR TWISTING OF THE WRIST. CONTROLS FOR TI-IE FLUSH DESIGN VALVES SHALL BE MOUNTED ON THE WIDE SIDE OF THE TOILET AREAS, NO MORE THAN 44 INCHES ABOVE THE FLOOR. THE FORCE REQUIRED TO ACTIVAQTE CONTROLS SHALL BE NO GREATER THAN 5 POUNDS. 30. HOT WATERAND DRAIN PIPES UNDER LAVATORIES SHALL BE INSULATED OR OTHERWISE COVERED. THERE SHALL BE NO SHARP OR ABRASIVE SURFACES UNDER LAVATORIES. 31. FAUCET CONTROLS AND OPERATING MECHANISMS SHALL BE OPERABLE WITH ONE HAND AND SHALL NOT REQUIRE TIGHT GRASPING, PINCHING, OR TWISTING OF THE WRIST. THE FORCE REQUIRED TO ACTIVATE CONTROLS SHALL BE NO GREATER THAN 5 LBS. LEVER-OPERATED, PUSH-TYPE AND ELECTRONICALLY CONTROLLED MECHANISMS ARE EXAMPLES OF ACCEPTABLE DESIGNS. SELF-CLOSING VALVES ARE ALLOWED IF THE FAUCET REMAINS OPEN FOR AT LEAST 10 SECONDS 32. GRAB BARS. TUB AND SHOWER SEATS. FASTENERS AND MOUNTING DEVICES SHALL BE DESIGNED FOR 25D LBS. PER LINEAR FOOT LOAD. GRAB BARS (SEE CBC SEC. 1115.B.7) 33. THE DIAMETER OR WIDTH OF THE GRIPPING SURFACES OF A GRAB BAR SHALL BE 1-1/4 INCHES TO 1-1/2 INCHES OR THE SHAPE SHALL PROVIDE AN EQUIVALENT GRIPPING SURFACE . 34. IF THE GRAB BARS ARE MOUNTEDADJACENTTO A WALL, THE SPACE BETWEENTHE WALLAND THE GRAB BARS SHALL BE 1-1/2 INCHES . 35. A GRAB BAR AND WALL OR OTHER SURFACE ADJACENTTO IT SHALL BE FREE OF ANY SHARP OR ABRASIVE ELEMENTS. 36. GRAB BARS SHALL NOT ROTATE WITHIN TI-IEIR FITTINGS . 37. EDGES SHALL HAVE A MINIMUM RADIUS OF 1/B INCH DRINKING FOUNTAINS (SEE CBC SEC. 11158.4.6) 3B. THE DRINKING FOUNTAIN SHALL BEA MINIMUM OF 18 INCHES IN DEPTH AND THERE SHALL BE CLEAR AND UNOBSTRUCTED KNEE SPACE UNDER THE DRINKING FOUNTAIN NOT LESS THAN 27 INCHES IN HEIGHT AND 8 INCHES IN DEPTH, THE DEPTH MEASUREMENT BEING TAKEN FROM THE FRONT EDGE OF THE FOUNTAIN. ADDITIONALLYTHERE SHALL BE TOE CLEARANCE OF 9 INCHES IN HEIGHT ABOVE THE FLOOR, AND 17 INCHES IN DEPTH FROM THE FRONT EDGE OF THE FOUNTAIN. A SIDE APPROACH DRINKING FOUNTAIN IS NOT ACCEPTABLE. 39. THE BUBBLER SHALL BE ACTIVATED BY A CONTROL WHICH IS EASILY OPERATED BY A DISABLED PERSON SUCH AS A HAND OPERATED LEVER TYPE CONTROL LOCATEDWITHIN 6 INCHES OF THE FROM=NT OF THE DRIKING FOUNTAIN AND SHALL BE WITHIN 36 INCHES OFTHE FLOOR. THE WATER STREAM FROM THE BUBBLER SHALL BE SUBSTANTIALLY PARALLEL TO THE FRONT EDGE OF THE DRINKING FOUNTAIN. ELEVATORS (SEE CBC SEC. 1116B) 40. ELEVATORS SHALL BE SELF-LEVELING, 112" TOLERANCE, MAX. 41. AUTOMATIC, POWER OPERATED, HORIZONTAL SLIDING CAR AND HOISTWAY DOORS SHALL BE PROVIDED. 42. DOOR WIDTH SHALL BE 36" CLEAR, MIN. (SEE CODE FOR EXCEPTIONS) 43. CAR SIZE: 68" X 54" MIN. EXCLUDING RETURN PANELS. MNIMUM DISTANCE BETWEEN WALL AND RETURN PANEL SHALL BEE 51". 44. FLOOR BUTTONS SHALL BE WITHIN 4'·6" OF THE FLOOR. EXCEPT FOR THE PHOTO ELECTRIC TUBE BYPASS SWITCH. EMERGENCY CONTROLS SHALL BE GROUPED IN ONE LOCATION IN ORADJACENTTO THE BOTTOM OF THE PANEL AND NO LOWER THAN 2'·11" FROM THE FLOOR. FOR MULTIPLE CONTROLS, ONE SET MUST COMPLY WITH THE HEIGHT REQUIREMENTS. THE EMERGENCY TELEPHONE SHALL BE POSITIONED AT 4'-0' MAX ABOVE THE FLOOR WITHA2'-5" MIN CORD. 45. CAR CONTROL BUTTONS SHALL BE 314" MIN. IN SIZE, EXCLUSIVE OF BORDER. VISUAL INDICATION SHALL BE PROVIDED TO SHOW EACH CALL REGISTERED AND EXTINGUISHED WHEN CALL IS ANSWERED 46. A HANDRAIL IS REQUIRED ON ONE WALL OF THE CAR, PREFERABLYTHE REAR. THE BAR SHALL BE 1-112' MIN CLEAR FROM THE WALL AND 32" (+/-1") ABOVE THE FLOOR. 47. A VISUALANDAUDIBLE SIGNAL SHALL BE PROVIDED AT EACH HOISTWAY INDICATING THE CAR ANSWERING THE CALL AND THE DIRECTION OF TRAVEL. VISUAL SIGNALS SHALL BE 2-112" X 2-112" MIN. AUDIBLE SIGNALS SHALL SOUND ONCE FOR UP, TWICE FOR DOWN. THE CENTER LINE OF THE SIGNALING FIXTURE SHALL BE A MIN OF 72" FROM THE LOBBY FLOOR 48. ELEVATOR LANDING JAMBS SHALL HAVE TI-IE NUMBER OF THE FLOOR ON WHICH THE JAMB IS LOCATED DESIGNATED BY A 2" MIN ARABIC NUMERAL AND A RAISED BRAILLE SYMBOL AT THE HEIGHT OF 5'-0" ABOVE THE FLOOR ONA CONTRASTING BACKGROUND AND ON BOTH SIDES OF THE DOOR. RAISED BRAILLE SYMBOLS SHALL BE DIRECTLYTO THE LEFT OF THE ARABIC SYMBOL 49. PASSENGER ELEVATORS SHALL BE LOCATED NEAR A MAJOR PATH OF TRAVEL AND SHALL REMAIN ACCESSIBLE AND USEABLEATALL TIMES THE BUILDING IS OCCUPIED. PUBLIC TELEPHONES (SEE CBC SEC.11178.2) 50. THE CORD FROM THE TELEPHONE TO THE HANDSET SHALL BE AT LEAST 29 INCHES LONG. (SEC 1117B.2.11) 51. TELEPHONES SHALL BE EQUIPPED WITH A RECIEVER THAT GENERATES A MAGNETIC FIELD IN THE AREA OF THE RE Cl EVER CAP. IF BANKS OF PUBLIC TELEPHONES ARE PROVIDED, THEN AT LEAST ONE IN EACH BANK ANDA TOTAL OF AT LEAST 25% OF THE TOTAL NUMBER OF PUBLIC PHONES IN A BUILDING OR FACILITY SHALL BE EQUIPPED WITHA VOLUME CONTROL (SEC 1117B.2.8) 52. TELEPHONES SHALL HAVE PUSH BUTTON CONTROLS WHERE SERVICE FOR SUCH EQUIPMENT IS AVAILABLE (SEC 11178.2.10) 53. TELEPHONES MOUNTED MOUNTED DIAGONALLY IN A CORNER THAT REQUIRE WHEELCHAIR USERS TO REACH DIAGONALLY SHALL HAVE HIGHEST OPERABLE PART NO HIGHER THAN 54" ABOVE THE FLOOR (SEC 11178.2.6 & FIG 118-4) 54. THE HIGHEST OPERABLE PART OF THE TELEPHONE SHALL BE WITHIN THE REACH RANGES IN SEC 11188.5 AND 1118B.6 (SEC 1117B.2.6 &FIG 118-4) 55. BASES, ENCLOSURES AND FIXED SEATS SHALL NOT IMPEDE APPROACHES TO TELEPHONES BY PEOPLE WHO USE WHEELCHAIRS (SEC111782.5) ADDITIONAL REQUIREMENTS 56. THE CENTER OF THE RECEPTACLE OUTLETS SHALL NOT BE LESS THAN 16 INCHES ABOVE THE FLOOR OR WORKING PLATFORM. 57. THE CENTER OF THE GRIP OF THE OPERATING HANDLE OF SWITCHES INTENDED TO BE USED BY THE OCCUPANT OF THE ROOM OR AREA TO CONTROL LIGHTING AND RECEPTACLE OUTLETS.APPLIANCES OR COOLING, HEATING.AND VENTILATING EQUIPMENT SHALL NOT BE LESS THAN 3 FEET NOR MORE THAN 4 FEET ABOVE THE FLOOR OR WORKING PLATFORM. 5B. THE CENTER OF THE FIRE ALARM INITATING DEVICES (BOXES) SHALL BE LOCATED 48 INCHESABOVE THE LEVEL OF THE FLOOR, WORKING PLATFORM, GROUND SURFACE, OR SIDEWALK. 59. THE INTERNATIONAL SYMBOL OF ACCESSIBILITY SHALL BE THE STANDARD USED TO IDENTIFY FACILITIES THAT ARE ACCESSIBLE TO AND USEABLE BY PHYSICALLY DISABLED PERSONS AS SET FORTH IN THE UBC BUILDING STANDARDS 6D. IF EMERGENCY WARNING SYSTEMS ARE REQUIRED THAY SHALL ACTIVATE A MEANS OF WARNING THE HEARING IMPAIRED. FLASHING VISUAL WARNINGS SHALL HAVE A FREQUENCY OF NOT MORE HTAN 3 FLASHES PER SECOND AND SHOULD NOT BE SLOWER THAN 1 FLASH PER SECOND. © SD DESIGN STUDIO, LLC & RUSH CREATIVE STUDIO ~SESSIONS WEST COAST DELI AT FASHION ISLAND (MACY'S} INTERIOR REMODEL T.I. 401 NEWPORT CENTER DR . SUITE lOlX, FASHION ISLAND NEWPORT BEACH, CA 92660 0'.2: 0 '.2: _J 0 0 _J 0 0 0 o~o ::) 0 f-0 00 (/) :::i :::i I- ::, I-Ll.J U) I-U) > LLJ > C/) z I-Cl f-<i: z-<( LLJ U) a: CJ LLJ Ll.J 0 -o 0::: I C/) 0 0 U) LJJ 1/l :::i I a: 0~ (/) 3 03 :) 3 C/) 3 Cl:'. 3 s DD s ~ -,~ . ' : ,, . Num Descnption Date DATE: 8/20/19 SCALE: AS NOTED SODS & RUSH CS PROJECT NUMBER: 1906 ACCESSIBILITY NOTES AND TYP. DETAILS SP1 23 '----SESSIONS DELI ( SCOPE OF WORK ) SITE PLAN PLAN NOTES THIS PROJECT SHALL COMPLY WITH ALL CURRENT REQUIREMENTS OF THE STATE PERMIT; CALIFORNIA REGIONAL WATER QUALITY CONTROL BOARD ( SDRWQCB ), SAN DIEGO MUNICIPAL STORM WATER PERMIT. THE CITY OF SAN DIEGO LAND DEVELOPMENT CONE, AND THE STORM WATER STANDARDS MANUAL. NOTES BELOW REPRESENT KEY MINIMUM REQUIREMENTS FOR CONSTRUCTION BMP's 1 THE CONTRACTOR SHALL BE RESPONSIBLE FOR CLEANUP OF ALL SILT & MUD ON ADJACENT STREET(S), DUE TO CONSTRUCTION VEHICLES OR ANY OTHER CONSTRUCTION ACTIVITY, AT THE END OF EACH WORK DA'!'. OR AFTER A STORM EVENT THAT CAUSES A BREECH IN INSTALLED CONSTRUCTION BMP'S WHICH MAY COMPROMISE STORM WATER QUALITY WITHIN ANY STREET(S). A STABILIZED CONSTRUCTION EXIT MY BE REQUIRED TO PREVENT CONSTRUCTION VEHICLES OR EQUIPMENT FROM TRACKING MUD OR SILT ONTO THE STREET. 2. ALL STOCKPILES OF SOIL &/OR BUILDING MATERIALS THAT ARE INTENDED TO BE LEFT FOR A PERIOD GREATER THAN 7 CALENDAR DAYS ARE TO BE COVERED. ALL REMOVABLE BMP DEVICES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHEN 5 DAY RAIN PROBABILITY FORECAST EXCEEDS 40%. 3. A CONCRETE WASHOUT SHALL BE PROVIDED ON ALL PROJECTS WHICH PROPOSE THE CONSTRUCTION OF AN CONCRETE IMPROVEMENTS WHICH ARE TO BE POURED IN PLACE ON SITE. 4. THE CONTRACTOR SHALL RESTORE ALL EROSION/ SEDIMENT CONTROL DEVICES TO WORKING ORDER AFTER EACH RUN-OFF PRODUCING RAINFALL OR AFTER ANY MATERIAL BEACH IN EFFECTIVENESS. 5. ALL SLOPES THAT ARE CREATED OR DISTURBED BY CONSTRUCTION ACTIVITY MUST BE PROTECTED AGAINST EROSION AND SEDIMENTTRANSPORT AT ALL TIMES. 6. THE STORAGE OF ALL CONSTRUCTION MATERIALS AND EQUIPMENT MUST BE PROTECTED AGAINST ANY POTENTIAL RELEASE OF POLLUTANTS INTO THE ENVIRONMENT. © SO DESIGN STUDIO, LLC & RUSH CREATIVE STUDIO 'sfss1of,fs WEST m=r,&, COAST DELI AT FASHION ISLAND (MACY'S) INTERIOR REMODEL T.I. 401 NEWPORT CENTER DR. SUITE IOJX, FASHION ISLAND NEWPORT BEACH, CA 92660 () ~ ...J 0 ...Ju 60 00 ::::, ::::::, I- I-en (./') z CJ z-en CJ w -o (./') 0 UJ en 0~ 03: (./') 3: () 0 ::r 0 (.) ::> 0 I-Q C/) ::::, 1-w en w > > I-~ <( w er: IJ.J 0 0:: :c () en ::::, er: 3: 3: 3: s DD -s Num Description Date SCALE: DATE: 8/22/19 AS NOTED SDDS & RUSH CS PROJECT NUMBER: 1906 SITE PLAN A1 24 f-/' 0 <( 0::: 1-z 0 0 ~ FINISH PLAN SCALE: 1/4"=1'-0" MATERIAL FINISH SCHEDULE I I I I I __ --I 1..----------------------0 / FINISH .... /i ,-----71 \ I I I I / I '/ I I \ I I \ I \ I \ I \ I 0 IS] 0 0 0 0 SANDED AND SEALED (l=OODGRADE) SERVICE AREA 102 0 0 0 0 ~J 0 0 0 REFLECTED CEILING PLAN SCALE: 114"=1'-0" KITCHEN 104 IS]. ~ 0 0 ~ ::.o :tt1 I ♦ I I I ILl] x3 I ~ I 11-·Ii·'· 1:o~-:11''.-I/ .· '; 5 ,._. '::_..'. , _ _. ''- 0 LEGEND 0 () L-1 RECESSED DOWN LIGHT FLUSH MOUNT PENDANT LIGHT FIXTURE SUSPENDED WI SWIVEL BASE L-3 RECESSED WALL WASHER FLUSH MOUNT SUPPLY AIR DIFFUSER FLUSH MOUNT -GYP. BOARD RETURN AIR FLUSH MOUNT -GYP. BOARD FIRE SPRINKLER FLUSH MOUNT -GYP. BOARD PLAN NOTES 1. AL NEW CONSTRUCTION TO MEET ADA REQUIREMENTS. 2. INTERIOR DESIGNER NOT RESPONSIBLE FOR ANY STRUCTURAL ENGINEERING. GENERAL CONTRACTOR TO CONTRACT OUT WITH APPROPRIATE SUB -CONTRACTORS IN ORDER TO IMPLEMENT DESIGNS AS PER DRAWINGS. 3. CONTRACTOR TO VERIFY EXISTING DIMENSIONS AND CONDITIONS IN FIELD PRIOR TO ORDERING MATERIALS AND FIXTURES. 4. CONTRACTOR TO VERIFY LOAD REQUIREMENTS AGAINST WEIGHT OF ALL NEW FIXTURES AND CEILING TREATMENTS. 5. PATCH & REPAIR CEILING WHERE NEEDED. 6. FINAL MOUNT HEIGHT FOR ALL SUSPENDED FIXTURES TO BE VERIFIED WITH DESIGNER. 7. NEW JUNCTION BOXES TO BE INSTALLED FOR ALL CEILING MOUNTED LIGHT FIXTURES AS NECESSARY. KEYNOTES 1:2] ~:~,~~LL ( E ) FIRE SPRINKLERS @ AREA OF NEW RELOCATE/RAISE ( E ) MECHANICAL DUCTING & VENTS. RELOCATE ( E) CAN LIGHTING AS REQ'D LINE OF ( E ) SOFFIT EDGE PORTION OF ( E ) SOFFIT TO BE REMOVED CENTER RECESSED DOWNLIGHT(S) BETWEEN DECORATIVE BEAMS PER PLAN LINE OF ( N ) MILLWORK OR EQUIPMENT, TYP. 12 © SD DESIGN STUDIO, LLC & RUSH CREATIVE STUDIO sffiTONSWEST-~"-· COAST DELI AT FASHION ISLAND [MACY'S) INTERIOR REMODEL T.I. 401 NEWPORT CENTER DR. SUITE lOIX, FASHION ISLAND NEWPORT BEACH, CA 92660 U::e: -' 0 -' u o~o 00 ::::, :::::) I- I-(/) (./) z (.'J z- (/) (.'.J LJJ -o (./) 0 UJ (/) o; 03 (./) 3 ci 0 ::) I- (/) lJJ > I- <{ UJ 0:: (.) I (/) ::) 0:: s DD s ::E 0 0 0 0 ::::, 1- (/) LJJ > 1- <t: LJJ 0: u I (/) ::::, 0: 3 3 3 Num Description Date 8/22/19 AS NOTED SODS & RUSH CS PROJECT NUMBER· 1906 FINISH PLAN/ REFLECTED CEILING/ LIGHTING PLAN A3 25 I EGlLJIF'lVIEl"--JT Sc:::::HEDLJLE EQUIPMENT Ko2 151:T EXIST1Nt5 RELOCATED EMPLOYEE LOCKERS KOS 151:T EXISTIN5 MOP SINK STATION K04 I SET EXISTINS HALK-IN COOLER I FREEZER K05 KOb NEW TJ/'IO TIER BEER KEt5 RAC.K KELMAX / SPt5 KR-42 KOi KOb -KO'I KIO. KIi Kl2 I 51:T EXISTIN5 COOLER SHELVINt5 UNITS I -€6t~i~'m C.OIL AND C.OMPRESSOR FOR I 51:T FREEZER i"d"~WJk"J'T COIL AND C.OMPRESSOR FOR 1 SfT EXISTING FREEZER STORAGE SHELVING UNITS I ELECTRIC. VENTLE55 OVEN, RIISHT HIN5ED EXISTIN5 STAINLESS STEEL TYPE I EXHAUST HOOD KIB I EXISTIN5 EXHAUST FAN AND MAKE-UP AIR SYSTEM K14 K15 K16 K11 NEV'l 24" EL.EC.TRIC HOT TOP RANGE NEV'! 24" ELECTRIC COUNTERTOP GRIDDLE NEW 48" S/C TWO DRAV'IER REFRISERATED BASE J/'lm CASTERS NEW STAINLESS STEEL TIJElULAR WALL SHELF KIi> 2 NEW 45 L.B. ELEC.TRIC FRYERS Kl<! I SET EXISTIN5 STAINLESS S, t:EL REPLAC.E AS NEEDED K.20 NEV'! STAINLESS STEEL STAND AT PANINI GRILL 1<21 COUNTERTOP PANINI SRILL K22 ALTO SHAAM VMC-H4 1"'1PERIAL RANGE IHPA-4-.24-E IMPERIAL RANSE ITS-.24-E TRUE TRCE!-41> ADVANCE T AE!C,O DT-6R-41> IMPERIAL RANGE IFS-50-E CUSTOM STAINLESS S1t:t:1. SEE DETAIL XX-XX CUSTOM STAINLESS STEEL STAR/ HOLMAN 5Xl41X K2:3 I NEH TJ/'IO TIER STAINLESS STEEL TABLE MOUNT SHELVE= ADVANCE TAE!C,O K24 -K25 NEV'! STAINLESS STEEL J/'IORKTASLE J/'IITH 16"X.20"Xl.2" BUILT-IN SINK LOCATION PER PL.AN NEH SPLASH MOUNT FAUCET NEW SHELF MOUNT MICROJ/'IAVE OVEN KW I SfT NEH TJ/'IO TIER STAINLESS STEEL TABLE MOUNT SHELVE= OPEN NUMBER IGO OPEN NUMBER IGI OPEN NUMBER JGS I EXISTINS J,,ilRE J,,IALL SHELF IG4 K40 -K41 , EXISTING SLIGHTLY RELOCATED THREE C.OMPARTMENT ' SINK ; EXISTING PRE-RINSE UNIT HITH ADD-ON FAUCET NEV'! STAINLESS STEEL SLANT RACK SHELF EXISTINS 52 SALL.ON BRUTE TRASH CAN NEH SPLASH MOUNT PRE-RINSE UNIT NEH STAI SINK NEW L SOILED DISHTABLE HI PRE-RINSE E SCRAP BASKET ISHV'IASHER 1<42 2 NEW STAINLESS STEEL PASS THRU SHELF 1<45 sirs NEH STAINLESS STEEL HALL SHELVES K44 tfu ~i'fJ'· / RELOCATED 14" DEEP FIVE TIER HIRE SHELVING K45 I Sc"T ~~STING saF-CONTAINED ICE KACoHINE AND ICE K46 2 EXISTINS ELECmlCAL PANELS 1<41 NEH WILL GALL/TO t50 ORDER COUNTER 1<41> 2 NEH DECORATIVE J,,IALL SHELVES K50 K51 1<52 K54 K51 2 NEH DECORATIVE J/'IALL SHELVES NEW STAINLESS STEEL BEVERAGE COUNTER I (!;'~iHwERENC.E ONLY) NEJ/'I TJ,,IO 6ROUP ESPRESSO I ~~{4" SELF-CONTAINED UNDER C.OUNTER REFRIG. I (FOR REFER.ENGE ONLY) ESPRESSO GRINDER NEH STAINLESS STEEL KNOC.K BOX NEH UNDER COUNTER TRASH CAN NEJ,,i STAINLESS STEEL DROP-IN HAND SINK ii'(/ SFLASI-GIJARD SOAP AND PAPER TOV'IEL DISPENSERS NEJ,,i BACK BAR COUNTER NEW STAINLESS STEEL FRONT UNDER BAR C.OIJNTER K60 I SET ~~~fjER TOWER AND DRAIN PAN AS SELECTED BY K61 I NEH FRONT DINING COUNTER, 4.2" HEIGHT K62 OPEN NUMBER OPEN NUMBER K64 OPEN NUMBER 1 NEH ADA DINING COUNTER, 54" HEIISHT ADVANCE T A6c.O VKS-505 I TA-IIB FISHER 601>01 AMANA ACP RCSIOTS CONTINENTAL D1.2NSOM-FS-D CONTINENTAL 00512 ADVANCE TABc.O DT-6R-l.2 FISHER 5.2'1.2.2 ADVANCE TABCO DT5-S10-60L ECOLAB OR EG!UAL E52000C. CONTINENTAL D60N24M-FB-D CUSTOM STAINLESS STEEL SEE EGIJIP. ELEVATION ADVANCE TA6c.O HS-12-24 I Hs-12-60 CUSTOM MILLJ/'IORK SEE ARCHITECTURAL DHGS CUSTOM MILLJ/'IORK SEE ARCHITEC.TURAL DHGS GUSTOM MILLJ/'IORK SEE ARCHITECTURAL DV'IGS CUSTOM STAINLESS STEEL SEE EGIJIP. ELEVATIONS BUNN 21eoo.oooq ElUNN 211>50.0001 LA MARZOCCO LINEA2-EE TRUE TUC.-.24 LA MARZOC.C.O SJ/'IIFT KROME ce,e4 RIJ66ERMAID FG2'151006LA CUSTOM MILLJ/'IORK SEE ARCHITECTURAL DHGS CUSTOM STAINLESS STEEL FER.LICK 400b-4T CUSTOM MILLJ/'IORK SEE ARCHITEC.TURAL DJ,,IGS CUSTOM MILLJ/'IORK SEE ARCHITECTURAL DHGS I ~~~i/C. UNDER COUNTER REFRISERATED GRAS-N-GO ~~:f'.2~ CONCEPTS 1<61:l 1<10 1<11 K12 2 NEJ,,i CASH REGISTERS OJ/'INER PROVIDED I rir ~;!f 1NLE55 STEEL UNDER COUNTER MOUNTED OPEN NUMBER OPEN NUMBER OPEN NUMBER OPEN NUMBER DELFIELD 240 PLUMBINC3 ffi ~ I-~ < 3: w 9 3:: I-,_ <I) "' 0 0 < ~ 0 :c 3:: .,,,.,,,,,.,..-- -,,,.,,,,,.,,, .,./'.,./ ~,,,.,,,,,.,,, ~ ~ _,,,,.-,-~--~ _____ .,,,.,,,,,., -~ ~ .,,,,,,,.,,,,,.,,- .,,,.,,,,,.,- ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ F.5. ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ _,,,.,,,,.,. ~ 1/.2" 1/.2" F.S. 5/4" F.S. 1/.2" 1/.2" F.S. 1/2" F.S. 1/2" H/2"~ F.S. ~ F.S. ~ "' II! 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SUITE 101 X, FASHION ISLAND NEWPORT BEACH, CA 92660 (_) ~ 0 ~ JO 0 _J 0 0 (.) 60 :::::, 0 I-0 00 (./) :J ::::i I- ::> I-LLJ Cll lJ.J I-en > > (/) z I-0 I-<( z-<( lJ.J en 0:: (.'.J w LLJ (.) -o 0::: :c (/) 0 (.) en Wen :J I 0:: o; (./) 3 03 ::) 3 (/) 3 0::: 3 s DD s 9P ~ . ' . Num De:saiptian DATE: 8/22/19 Dale SCALE: AS NOTED SODS & RUSH CS PROJECT NUMBER: 19D6 EQUIPMENT PLAN / EQUIPMENT SCHEDULE A4 26 ====:::j MATERIAL FINISH SCHEDULE 4•~. FINISH MAR< rlalltriod. StainlN1 Steel, Type 30<4, 314 #9 Flattened. 6&% O~&n Area ~ ~~ TYP. ~~--- "' ®---1-~>,.-----+-IIL {I WO 2 I= SANDED AND SEA.LED (FOOD GRADE) ? / / PEWTE~(62) ?i TYP. I I , -. =----~/ I l_1 .,J -~--0 .;. I i I • ~TYP. © ~ 0 ~=~3~8~~ .. COUNTER -SERVICE AREA ® ~=~3~~~ .. COUNTER -SERVICE AREA CUT KEYNOTES ALL SIDES OF WINDOW OPENING UNDER COUNTER REFRIGERATOR -VERIFY WI SPEC SHEETS FOR DIMENSIONS OF COUNTER OPENINGS { E) WALL TILE TO BE REMOVED, PATCH & REPAIR STUCCO/ PAINT. ( N ) 49" WALL MOUNTED TV/ SAMSUNG-MODEL: 77 © SD DESIGN STUDIO, LLC & RUSH CREATIVE STUDIO SESSIONS WEsr••u"-"" COAST DELI AT FASHION ISLAND (MACY'S) INTERIOR REMODEL T.I. 401 NEWPORT CENTER DR. SUITE 101X, FASHION ISLAND NEWPORT BEACH, CA 92660 u :l'. -' 0 -' u 60 00 ::, :::::, I- I-(J) CJ) z CJ z-(J) ('.J LJ.J -o CJ) 0 w(J) 0~ 03: CJ) 3: 0 0 :::> 1- (/) UJ > I- <( UJ 0:: (_) I (/) :::> 0:: s DD s Num Oasaiptlon SCALE: ::E 0 u 0 0 ::, 1- (J) LJ.J > I- ~ LJ.J 0:: u I (J) ::, 0:: Date DATE: 8/21/19 AS NOTED SODS & RUSH CS PROJECT NUMBER: 1906 INTERIOR ELEVATIONS AS 27 CSLT 1 ® ~~~~.~~; COUNTER SECTION MATERIAL FINISH SCHEDULE FINl!IH MARK 0 ~=~~.~~0~ COUNTER SECTION l.J 1 ., Jr,J,=0 ~ I ; 111 I', I ! [ -__ _i i ~ ALL Fla~enad, S!a,nlut SIMI. Typa 304, 314 #9 Ftatlened, 66o/o Op.nn Ar11~ ~-------~~·r. 5ANOEDANDSEALED (FOODGRADE) @ ~:~~,~~o~ COUNTER SECTION © SD DESIGN STUDIO. LLC & RUSH CREATIVE STUDIO sEss10NswEs(''' COAST DELI AT FASHION ISLAND (MACY'S) INTERIOR REMODEL T.I. 401 NEWPORT CENTER DR. SUITE lOIX, FASHION ISLAND NEWPORT BEACH, CA 92660 u~ _J 0 _Ju Qo 00 :::J ::::> I- I-(/) U) z (!) z- (/) <.'.Jw -o U) 0 Ll.J (/) o; 03 U) 3 0 Cl :::J I- (/) UJ > I- <( UJ c::: 0 I (/) :::J c::: s DD s ~ 0 (.) 0 0 :::J I-- Cf) w > I- <{ w 0:: (.) :c en :::J 0:: 3 3 3 Num DescripUon Date DATE: 8/21/19 SCALE: AS NOTED SDDS & RUSH CS PROJECT NUMBER: 1906 INTERIOR ELEVATIONS A6 28 ~ / ' NO. SIZE TYPE HDWR. GROUP ( 1) 3668 B - < 2) 3058 A 2 HARDWARE GROUPS : 1. LATCH 2. LATCH WITH PRIVACY LOCK NO. SIZE TYPE MATERIAL / [j " ' ' FINISH FACTORY FACTORY DOOR NOTES: ' " ..., ' co / / / ® METAL FRAMED GLASS DR. ( W/ SINGLE LITE) DOOR SCHEDULE DETAILS HEAD JAMB THRESH --- - - - 1 VERIFY ALL SIZES & STYLES W/ SD DESIGN STUDIO A METAL FRAMED VERTICAL FOLDING WINDOW ( 2 • FOLDING PANELS) WINDOW SCHEDULE FINISH SWING DETAILS INTERIOR EXTERIOR HEAD JAMB (1) 17480 A FACTORY FACTORY FACTORY (2) 7580 A FACTORY FACTORY FACTORY WINDOW NOTES : 1 ALL GLAZING TO BE DUAL PANE LOW-E. 2. VERIFY ALL SIZES & STYLES WI SD DESIGN STUDIO FLOOl-?UNE ,I,. ~ NOTES TEMPERED FLOOR LINE NOTES SILL MATERIAL FINISH SCHEDULE FINISH MARK flatt~ned,Slai,11nsSleol,Type304,3/4.lt9Flatteoed,G6%0ponAre11 .---, ----,----------------;,-------,-------------. ------------- ·: ;: I : :1 0 l f------- SANDED ANO SEALED (FOOD GRADE) PEWTfR.(~21 KEYNOTES ALL SIDES OF WINDOW OPENING UNDER COUNTER REFRIGERATOR-VERIFY WI SPEC SHEETS FOR DIMENSIONS OF COUNTER OPENINGS ( E) WALL TILE TO BE REMOVED, PATCH & REPAIR STUCCO I PAINT. ( N ) 49" WALL MOUNTED TV/ SAMSUNG -MODEL: ?? © SD DESIGN STUDIO, LLC & RUSH CREATIVE STUDIO rfssi0Nsw1:sr~-✓4U COAST DELI AT FASHION ISLAND (MACY'S) INTERIOR REMODEL T.I. 401 NEWPORT CENTER DR. SUITE lOIX, FASHION ISLAND NEWPORT BEACH, CA 92660 -- (.)::e: 0 2 ......J 0 0 ......J 0 0 0 o~o :::> 0 I-0 00 (/) :::i :::i I- :::, I-w u, LJ.J I-(/) > > en z I-('J I-<( z-<( LJ.J (/) 0:: (9 UJ w 0 -o 0::: J: Cf) 0 0 (/) UJ (/) :::i I 0:: o; Cl) 3 03 :::> 3 (/) 3 0::: 3 s DD s Num Description Dale DATE: 8/21/19 SCALE: AS NOTED SODS & RUSH CS PROJECT NUMBER: 1906 EXTERIOR ELEVATIONS/ DOOR & WINDOW SCHEDULE A7 29 RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP2019-040 TO ALLOW THE SALE AND SERVICE OF ALCOHOLIC BEVERAGES WITH A TYPE 41 (ON-SALE BEER AND WINE) ALCOHOLIC BEVERAGE CONTROL (ABC) LICENSE LOCATED AT 101 NEWPORT CENTER DRIVE (PA2019-141) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Sessions Holdings Two, LLC (Applicant), with respect to property located at 101 Newport Center Drive and legally described as Lot Q of Tract No. 6015. 2. The Applicant requests approval of a minor use permit to allow a Type 41 (On-Sale Beer and Wine) Alcoholic Beverage Control (ABC) license for a food service, eating and drinking establishment (restaurant) located within the Fashion Island Shopping Center. The proposed hours of operation are from 7:00 a.m. to 9:00 p.m., daily. No late hours (after 11 p.m.) are proposed as part of this application. 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; therefore, a coastal development permit is not required. 5. A public hearing was held on October 10, 2019, 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 hearing 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 hearing. 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). 2. The Class 1 exemption includes the ongoing use of existing buildings where there is negligible or no expansion of use. The proposed project involves the addition of alcoholic Zoning Administrator - October 10, 2019 Item No. 2a Additional Materials Received_STAFF Sessions Fashion Island Alcohol Sales MUP (PA2019-141) beverages at a proposed restaurant within an existing commercial tenant space currently operated as a restaurant and planned for such use. SECTION 3. REQUIRED FINDINGS. In accordance with Newport Beach Municipal Code (NBMC) Section 20.48.030 (Alcohol Sales), the following findings and facts in support of such findings for a use permit are 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 NBMC Section 20.48.030, 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 (RD) No. 39, wherein the number of crimes is higher than adjacent Reporting Districts and the City overall; however, this may be attributable to a higher concentration of commercial land uses within a regional commercial shopping center, which has a minimal amount of residential uses. RD 44 is smaller in land area when compared to RD 39 yet it maintains a comparable number of crimes as it contains the entire commercial corridor along East Coast Highway within Corona del Mar. RD 43 and 47 have a significantly lower number of crime as they are primarily residential with few commercial uses. 2. The highest volume crime in RD 39 is shoplifting and the highest volume arrests are drug-related offenses. 3. The Newport Beach Police Department (NBPD) has reviewed the application and has provided operational conditions of approval to help minimize any potential detrimental impacts. 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 RDs 43 and 47, which are primarily residential, but are comparable to those of RD 44. The NBPD has reviewed the application and has provided operational conditions of approval to help minimize any potential impacts, which are incorporated in Exhibit “A.” Zoning Administrator - October 10, 2019 Item No. 2a Additional Materials Received_STAFF Sessions Fashion Island Alcohol Sales MUP (PA2019-141) 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 District within Blocks 500, 600, 800, and San Joaquin Plaza. The proposed use is not located in close proximity to these residential districts. iv. The proximity to other establishments selling alcoholic beverages for either off-site or on-site consumption. 1. There are several other restaurants within the Fashion Island Shopping Center. These include tenants such as Fleming’s Steak House, True Food Kitchen, Whole Foods, Cheesecake Factory, and P.F. Chang’s. These restaurants have Type 41 (On-Sale Beer and Wine) or Type 47 (On-Sale General) Alcoholic Beverage Control (ABC) licenses and there is no evidence suggesting these uses have been detrimental to the neighborhood. These establishments are not proximate to the proposed use. Additionally, there is no evidence to suggest that the conditional approval of this new alcohol sales license would create new objectionable conditions. 2. The proposed hours of operation do not include late hours after 11 p.m. According to the NBPD, an adequate security plan is currently in place for Fashion Island. Conditions of approval are included to adequately manage alcohol service, which will occur only within the indoor dining area. v. Whether or not the proposed amendment will resolve any current objectionable conditions. 1. The proposed restaurant is located within an existing commercial tenant space and is designed as a restaurant that includes on-site service and consumption of alcoholic beverages. There are no current objectionable conditions. 2. The NBPD has reviewed the application and has provided operational conditions of approval to help minimize any potential detrimental impacts, which are included in Exhibit “A.” Minor Use Permit In accordance with NBMC Section 20.52.020.F (Findings and Decision), the following findings and facts in support of such findings for a use permit are set forth: Finding B. The use is consistent with the General Plan and any applicable specific plan: Zoning Administrator - October 10, 2019 Item No. 2a Additional Materials Received_STAFF Sessions Fashion Island Alcohol Sales MUP (PA2019-141) 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 will serve local and regional residents and is consistent with land uses in the CR land use designation. 2. The subject property is not a part of a specific plan area. 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 that is a destination with a wide variety of uses that will serve visitors, residents, and employees of the area. The eating and drinking establishment with alcoholic beverage sales 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. 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, the on-site sale of alcohol in conjunction with an eating and drinking establishment requires a minor use permit. 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. The proposed use is compatible with surrounding permitted commercial uses in the vicinity and there are no sensitive land uses located nearby. 2. The on-site consumption of alcoholic beverages will be incidental to the eating and drinking establishment. The quarterly gross sales of alcoholic beverages will not exceed the gross sales of food during the same period, per the conditions of approval. Alcoholic beverage service and consumption will be under the supervision of employees who have completed a certified training program pursuant to Condition of Approval No. 15. Alcohol service will occur only within the interior of the establishment. No outdoor patio service is proposed. Zoning Administrator - October 10, 2019 Item No. 2a Additional Materials Received_STAFF Sessions Fashion Island Alcohol Sales MUP (PA2019-141) 3. The restaurant will not operate with late hours after 11 p.m., which will help ensure that it does not operate as a bar, lounge, or nightclub. Pursuant to Condition of Approval No. 3, the restaurant’s hours are limited to between 7 a.m. and 9 p.m. 4. The conditions of approval reflected in Exhibit “A” of this resolution ensure that potential conflicts with surrounding land uses are eliminated or minimized to the greatest extent possible. 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 required parking within the on-site surface parking lots and parking structures. The proposed restaurant with alcohol service will be replacing an existing restaurant, such that there should be no noticeable change in parking demand on-site as a result of this project. 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 tenant space is designed and currently developed for a restaurant use. 4. Any 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, 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 help ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. 2. The restaurant 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. Zoning Administrator - October 10, 2019 Item No. 2a Additional Materials Received_STAFF Sessions Fashion Island Alcohol Sales MUP (PA2019-141) 3. Fashion Island management has historically provided efficient on-site security and cooperates with the NBPD. 4. 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 within the establishment. 5. The facts in support of Findings A through F above are incorporated by reference. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit No. UP2019-040 (PA2019-141), 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 (14) days following the date this Resolution was adopted unless within such time an appeal is filed with the Community Development Director in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 10TH DAY OF OCTOBER, 2019. ________________________________ James Campbell, Zoning Administrator Formatted: Font: (Default) Arial, Condensed by 0.15 pt Formatted: Left, Indent: Left: 0.5", No bullets ornumbering Zoning Administrator - October 10, 2019 Item No. 2a Additional Materials Received_STAFF Sessions Fashion Island Alcohol Sales MUP (PA2019-141) 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. Alcohol service shall be limited to a Type 41 (On-Sale Beer and Wine) Alcoholic Beverage Control (ABC) License. 3. The regular business hours for the restaurant shall be restricted from 7 a.m. to 9 p.m., daily. The closing hour for all business operations shall be limited to 11:00 p.m. Any change to a later closing time shall require approval by the NBPD and an amendment to this Minor Use Permit. 4. Approval does not permit the premises to operate as a bar, tavern, cocktail lounge or nightclub as defined by the NBMC, 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. 5. Food service from the regular menu shall be made available to patrons until closing. 6. Alcohol may be served within the interior of the establishment. Alcoholic beverages served by the establishment shall only be consumed on the licensed premises and shall not be consumed on any adjacent property. 7. 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. 8. 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. 9. The quarterly gross sales of alcoholic beverages shall not exceed the gross sales of 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 NBPD on demand. 10. 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. Zoning Administrator - October 10, 2019 Item No. 2a Additional Materials Received_STAFF Sessions Fashion Island Alcohol Sales MUP (PA2019-141) 11. There shall be no live entertainment or dancing on the premises. 12. No games or contests requiring or involving the consumption of Alcoholic beverages shall be allowed. 13. Strict adherence to maximum occupancy limits is required. 14. 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. Any changes in the business operation will require the preparation of an individual security plan subject to the review and approval of the NBPD. 15. All persons, managers, and employees selling alcoholic beverages shall undergo and successfully complete a certified training program in responsible methods and skills for 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 person’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. 16. A Special Event Permit is required for any event or promotional activity outside the normal operational characteristics of this 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 NBMC to require such permits. 17. The 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. 18. 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 NBMC Chapter 10.26 and other applicable noise control requirements. 19. 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. 20. The operator shall be responsible for the clean-up of all on-site and off-site trash, garbage and litter generated by the use. Zoning Administrator - October 10, 2019 Item No. 2a Additional Materials Received_STAFF Sessions Fashion Island Alcohol Sales MUP (PA2019-141) 21. 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 uses and properties. 22. 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 NBMC Title 14, including all future amendments (including Water Quality related requirements). 23. Storage outside of the building shall be prohibited. 24. All proposed signs shall be in conformance with the provisions of the PC-56 (North Newport Center Planned Community), NBMC Chapter 20.42 (Sign Standards), or an approved Comprehensive Sign Program for the project site. 25. The Applicant shall comply with all federal, state, and local laws, and all conditions of the Alcoholic Beverage License. Material violation of any of those laws in connection with the use may be cause for revocation of this permit. 26. The Zoning Administrator may add to or modify conditions of approval to this Minor Use Permit, upon a determination that the operation which is the subject of this Minor Use Permit causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 27. 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. 28. This Minor Use Permit shall expire unless exercised within twenty-four (24) months from the date of approval as specified in Section 20.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code. 29. 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. 30. 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 Zoning Administrator - October 10, 2019 Item No. 2a Additional Materials Received_STAFF Sessions Fashion Island Alcohol Sales MUP (PA2019-141) approval of the Sessions Fashion Island Alcohol Sales including, but not limited to, Minor Use Permit No. UP2019-040 (PA2019-141). 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. Zoning Administrator - October 10, 2019 Item No. 2a Additional Materials Received_STAFF Sessions Fashion Island Alcohol Sales MUP (PA2019-141)