HomeMy WebLinkAbout08_ARC Butcher & Baker Limited Term Permit and CDP_PA2021-188
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
December 16, 2021
Agenda Item No. 8
SUBJECT: ARC Butcher & Baker Temporary Outdoor Expansion (PA2021-188)
▪ Limited Term Permit No. XP2021-010
▪ Coastal Development Permit No. CD2021-039
SITE LOCATION: 417 30th Street
APPLICANT: DSH Industries, LLC dba ARC Butcher & Baker
OWNER: Burnham Family Trust
PLANNER: Benjamin M. Zdeba, AICP, Senior Planner
949-644-3253, bzdeba@newportbeachca.gov
LAND USE AND ZONING
• General Plan Land Use Plan Category: MU-H4 (Mixed-Use Horizontal)
• Zoning District: MU-CV/15TH ST (Mixed-Use Cannery Village and 15th Street)
• Coastal Land Use Plan Category: MU-H (Mixed-Use Horizontal)
• Coastal Zoning District: MU-CV/15TH ST (Mixed-Use Cannery Village and 15th
Street)
PROJECT SUMMARY
A request for a limited term permit and coastal development permit to allow a maximum
550-square-foot expanded dining area for up to a one-year term (January 1, 2022 through
December 31, 2022). The expanded dining area was previously authorized through
Emergency Temporary Use Permit Nos. UP2020-013 (PA2020-081) and UP2020-179
(PA2020-334).
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) and Section 15303
under Class 3 (New Construction or Conversion of Small Structures), respectively, of
the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter
3, because it has no potential to have a significant effect on the environment; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Limited Term Permit
No. XP2021-010 and Coastal Development Permit No. CD2021-039 (Attachment No.
ZA 1).
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DISCUSSION
• A request for a limited term permit and coastal development permit to allow a
maximum 550-square-foot expanded outdoor dining area for up to a one-year term
(January 1, 2022, through December 31, 2022). An expanded dining area was
previously authorized through Emergency Temporary Use Permit Nos. UP2020-013
(PA2020-081) and UP2020-179 (PA2020-334).
• The expanded dining area currently occupies three of the eight on-site parking
spaces that serve the restaurant. One parking space remains that is accessible in
accordance with the Americans with Disabilities Act (ADA) requirements.
• Restaurants and outdoor dining areas are common on the Balboa Peninsula.
Specifically in this location, the Cannery Village/15th Street neighborhood is zoned
for mixed-use development, which places nonresidential and residential uses in
proximity to each other. Nonresidential activity is expected and encouraged by the
General Plan, Coastal Land Use Plan and Newport Beach Municipal Code (NBMC).
The allowed hours of operation for the restaurant are 7 a.m. through 10 p.m., daily.
To help ensure harmony with the nearby residential uses, the temporary outdoor
dining area will have more limited hours closing by 9 p.m., Monday through Thursday,
and by 10 p.m. Friday through Sunday.
• The expanded dining area has not posed a hazard to the general welfare of persons
residing in the area since it was placed during the COVID-19 pandemic in 2020
through an Emergency Temporary Use Permit. A resident has filed complaints
regarding operating outside of authorized hours and excessive noise. If founded,
those complaints have been addressed through enforcement measures outlined in
the NBMC, as they are received by the Code Enforcement Division. The operation
of the expanded dining area is limited to up to one year and has been reviewed and
conditioned to help preclude any detriment to the general welfare of the area. The
Code Enforcement Division will continue to ensure all conditions of approval are
abided by.
• The operator has installed a patio cover without securing necessary building permits
and has been provided notice to obtain said permits through the administrative
enforcement processes outlined in the NBMC. As a condition of approval on this
request, the draft Resolution includes a requirement to secure all building permits for
the patio cover within 30 days of its effective date.
• The subject lot is accessed from 30th Street and from the alley. Although the
temporarily expanded dining area occupies three parking spaces, there is sufficient
parking provided on-site and many patrons use alternate modes of transit (e.g.,
bicycle and walk). Traffic issues are not anticipated with the continued use of the
expanded dining area on a temporary basis for up to one year.
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• It is notable that the City is also undergoing an analysis of parking rates, including
rates related to food service and outdoor dining. Initial findings and recommendations
of this study were presented at a City Council study session on November 30, 2021.
Preliminarily, the study found that food service parking requirements should be
lowered and that rideshare service drop-off/pick-up areas or alternative modes of
transportation should be considered. This information will ultimately inform future
revisions to the Zoning Code, which may support future use permit amendments for
permanent outdoor dining areas.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) and Section 15303 under Class 3 (New
Construction or Conversion of Small Structures), of the CEQA Guidelines, California Code
of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
The Class 1 exemption includes the operation, repair, maintenance, permitting, leasing,
licensing, or minor alteration of existing public or private structures, facilities, mechanical
equipment, or topographical features, involving negligible or no expansion of use. The
Class 3 exemption includes a store, motel, office, restaurant, or similar structure not
involving the use of significant amounts of hazardous substances, not exceeding 2,500
square feet in floor area or 10,000 square feet in floor area in urbanized areas zoned for
such use. The proposed scope of work is a maximum 550-square-foot expanded outdoor
dining patio at an existing establishment for a up to a one-year limited term (January 1, 2022,
through December 31, 2022) and qualifies under the parameters of the Class 1 and Class
3 exemptions. There are no known exceptions listed in CEQA Guidelines Section 15300.2
that would invalidate the use of these exemptions.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners and
residential occupants 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. Administrative procedures for appeals are provided in
the Newport Beach Municipal Code Chapter 20.64 and 21.64 (Appeals and Calls for
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Review). The project site is not located within the appeal area of the coastal zone; therefore,
final action by the City cannot be appealed to the California Coastal Commission. For
additional information on filing an appeal, contact the Planning Division at 949-644-3200.
Prepared by:
_____________________
Benjamin M. Zdeba, AICP
Senior Planner
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Emergency Temporary Use Permit Action Letter
ZA 4 SCE Clearance Decals
ZA 5 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2021-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING
LIMITED TERM PERMIT NO. XP2021-010 AND COASTAL
DEVELOPMENT PERMIT NO. CD2021-039 TO ALLOW A
TEMPORARILY EXPANDED OUTDOOR DINING AREA
LOCATED AT 417 30TH STREET (PA2021-188)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by DSH Industries, LLC dba ARC Butcher & Baker (Applicant),
with respect to property located at 417 30th Street, and legally described as Parcel No. 1
of Lot Line Adjustment No. 94-8, requesting approval of a limited term permit and a coastal
development permit.
2. A request to allow a maximum 550-square-feet expanded dining area for up to a one (1)-
year term (January 1, 2022, through December 31, 2022). The expanded dining area was
previously authorized through Emergency Temporary Use Permit Nos. UP2020-013
(PA2020-081) and UP2020-179 (PA2020-334).
3. The subject property is categorized MU-H4 (Mixed-Use Horizontal) by the General Plan
Land Use Element and is located within the MU-CV/15TH ST (Mixed-Use Cannery Village
and 15th Street) Zoning District.
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is MU-H (Mixed-Use Horizontal), and it is located within the MU-CV/15TH ST
(Mixed-Use Cannery Village and 15th Street) Coastal Zoning district.
5. A public hearing was held on December 16, 2021, online via Zoom. A notice of time, place
and purpose of the hearing was given in accordance with the Newport Beach Municipal
Code (NBMC). 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 is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) and Section 15303 under Class 3 (New
Construction or Conversion of Small Structures), of the CEQA Guidelines, California
Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
2. The Class 1 exemption includes the operation, repair, maintenance, permitting, leasing,
licensing, or minor alteration of existing public or private structures, facilities, mechanical
equipment, or topographical features, involving negligible or no expansion of use. The
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Class 3 exemption includes a store, motel, office, restaurant, or similar structure not
involving the use of significant amounts of hazardous substances, not exceeding 2,500
square feet in floor area or 10,000 square feet in floor area in urbanized areas zoned for
such use. The scope of work is a maximum 550-square-foot expanded outdoor dining patio
at an existing establishment for up to a one (1)-year limited term (January 1, 2022, through
December 31, 2022) and qualifies under the parameters of the Class 1 and Class 3
exemptions.
3. The exceptions to the Class 3 Categorical Exemption under Section 15300.2 are not
applicable. The project location does not impact an environmental resource of
hazardous or critical concern, does not result in cumulative impacts, does not have a
significant effect on the environment due to unusual circumstances, does not damage
scenic resources within a state scenic highway, is not a hazardous waste site, and is
not identified as a historical resource.
SECTION 3. REQUIRED FINDINGS.
Limited Term Permit
In accordance with Section 20.52.040(G) (Limited Term Permits) of the NBMC, the following
findings and facts in support of such findings are set forth:
Finding:
A. The operation of the limited duration use at the location proposed and within the time period
specified would not be detrimental to the harmonious and orderly growth of the City, nor
endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health,
interest, safety, or general welfare of persons residing or working in the neighborhood of
the requested limited duration use;
Facts in Support of Finding:
1. The limited term permit will allow an extended and expanded outdoor dining patio for up to
a one (1)-year term (January 1, 2022, through December 31, 2022) while the City
reconsiders its parking requirements related to food service uses. The existing food service
use is authorized through Minor Use Permit No. UP2019-026 (PA2019-105) and includes
298 square feet of interior net public area with no authorization for permanent outdoor
dining.
2. The expanded dining area has not posed a hazard to the general welfare of persons
residing in the area since it was placed during the COVID-19 pandemic in 2020 through
an Emergency Temporary Use Permit. A resident has filed complaints regarding operating
outside of authorized hours and excessive noise. If founded, those complaints have been
addressed through enforcement measures outlined in the NBMC, as they are received by
the Code Enforcement Division. The operation of the expanded dining area is limited to up
to a one (1)-year beginning January 1, 2022 and has been reviewed and conditioned to
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help preclude any detriment to the general welfare of the area. The Code Enforcement
Division will continue to ensure all conditions of approval are abided by.
3. Restaurants and outdoor dining areas are common on the Balboa Peninsula. Specifically
in this location, the Cannery Village/15th Street neighborhood is zoned for mixed-use
development, which places nonresidential and residential uses in proximity to each other.
Nonresidential activity is expected and encouraged by the General Plan, Coastal Land Use
Plan and NBMC. The allowed hours of operation for the restaurant are 7 a.m. through 10
p.m., daily. To help ensure harmony with the nearby residential uses, the temporary
outdoor dining area will have more limited hours closing by 9 p.m., Monday through
Thursday, and by 10 p.m. Friday through Sunday.
4. The proposed operation is conditioned to be accessible to all persons, including those with
disabilities, in accordance with the Americans with Disabilities Act (ADA).
5. The permitted use shall adhere to applicable State of California and Orange County Health
Care Agency guidelines for the safe operation of the use. It is the responsibility of the
permittee to implement and follow industry-specific guidance of the State of California and
the Orange County Health Care Agency guidelines.
6. The permitted use must be operated in compliance with applicable State Department of
Alcoholic Beverage Control (ABC) requirements.
7. The plan includes appropriate delineation of outdoor use spaces with physical barriers or
markers.
Finding:
B. The subject lot is adequate in size and shape to accommodate the limited duration use
without material detriment to the use and enjoyment of other properties located adjacent
to and in the vicinity of the lot;
Facts in Support of Finding:
1. The subject lot is 4,186 square feet and is developed with a 1,980 square-foot, single-
story, single-tenant commercial building, along with eight (8) off-street parking spaces.
Prior to the existing food service use, the tenant space was occupied by a take-out service,
limited use. The temporarily expanded parking area takes up three (3) parking spaces at
the front on 30th Street, leaving a single ADA accessible parking space. Based upon the
site plan, there is adequate area to accommodate the expanded dining area without
impacting pedestrian circulation and coastal access.
2. The lot is bounded by 30th Street to the south, an alley to the north, a commercial use to
the west and a mixed-use structure to the east. Existing food service uses with outdoor
dining are located nearby and are intermixed with other nonresidential and residential
uses. As conditioned, the temporarily expanded outdoor dining area will not impede use
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and enjoyment of other properties in the mixed-use neighborhood, and it is expected to
continue to add to the ambiance and character of the Balboa Peninsula area.
Finding:
C. The subject lot is adequately served by streets or highways having sufficient width and
improvements to accommodate the kind and quantity of traffic that the limited duration use
would or could reasonably be expected to generate;
Facts in Support of Finding:
1. The subject lot is accessed from 30th Street and an alley. There are five (5) parking spaces
available to serve the restaurant in addition to bicycle racks for those riding bicycles to the
restaurant. Sufficient parking is provided on-site and no traffic issues are anticipated with
the continued temporary use of the expanded dining area.
2. The City is also undergoing an analysis of parking rates, including rates related to food
service and outdoor dining. Initial findings and recommendations of this study were
presented at a City Council study session on November 30, 2021. Preliminarily, the study
found that food service parking requirements should be lowered and that rideshare service
drop-off/pick-up areas or alternative modes of transportation should be considered. This
information will ultimately inform future revisions to the Zoning Code, which may support
future use permit amendments for permanent outdoor dining areas.
Finding:
D. Adequate temporary parking to accommodate vehicular traffic to be generated by the
limited duration use would be available either on-site or at alternate locations acceptable
to the Zoning Administrator; and
Facts in Support of Finding:
1. The existing food service use has operated at the subject property since 2019, and the
temporarily expanded outdoor dining area has been in operation since 2020. There have
been no complaints about lack of parking in the area, which is developed with a mixture of
residential and nonresidential uses. This type of development and its adjacency to the
harbor and other coastal resources tend to serve as a shared-trip parking supply wherein
people are parking once and visiting multiple locations. The parking is expected to
adequately accommodate the temporary use for up to a one (1)-year term (January 1,
2022 through December 31, 2022).
2. The temporarily expanded dining area will not impede pedestrian access along the
sidewalk.
Finding:
E. The limited duration use is consistent with all applicable provisions of the General Plan,
any applicable specific plan, the Municipal Code, and other City regulations.
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Facts in Support of Finding:
1. The General Plan land use category for this site is MU-H4 (Mixed-Use Horizontal). The
MU-H4 category is applied to properties where it is the intent to establish the character of
a distinct and cohesively developed district or neighborhood containing multi-family
residential with clusters of mixed-use and/or commercial buildings in such locations as the
interior parcels of Cannery Village and 15th Street. The subject lot is in line with the block
and is not on a corner. The expanded outdoor dining use is accessory to the existing food
service use, will be utilized for a limited duration on-site, and will not impede use of the site
consistent with the MU-H4 category.
2. The site is in the MU-CV/15TH ST (Mixed-Use Cannery Village/15th Street) Zoning
District. The MU-CV/15TH ST designation applies to areas where it is the intent to
establish a cohesively developed district or neighborhood containing multi-unit
residential dwelling units with clusters of mixed-use and/or commercial structures on
interior lots of Cannery Village and 15th Street. Allowed uses may include multi-unit
dwelling units; nonresidential uses; and/or mixed-use structures, where the ground floor
is restricted to nonresidential uses along the street frontage. Residential uses and
overnight accommodations are allowed above the ground floor and to the rear of uses
along the street frontage. Mixed-use or nonresidential structures are required on lots at
street intersections and are allowed, but not required, on other lots. The MU-CV/15TH
ST District allows food service uses and the expanded dining area is a temporary use,
authorized with a limited term permit.
3. The Limited Term Permit for temporarily expanded outdoor dining would complement and
be consistent with the other commercial uses permitted within the Balboa Peninsula area
in that it provides amenities that support visitors to the area and provides a social gathering
place for those who live and work in the neighborhood, consistent with General Plan Land
Use Element Goal LU 2, below. Additional benefits include providing opportunities for the
continuation of local businesses that generate sales tax and provide opportunities for
employment, which is consistent with General Plan Land Use Element Policy LU 2.4
(Economic Development), also copied below:
Goal LU 2 A living, active, and diverse environment that complements all lifestyles
and enhances neighborhoods, without compromising the valued resources that
make Newport Beach unique. It contains a diversity of uses that support the needs
of residents, sustain and enhance the economy, provide job opportunities, serve
visitors that enjoy the City’s diverse recreational amenities, and protect its important
environmental setting, resources, and quality of life.
Policy LU 2.4 Economic Development Accommodate uses that maintain or
enhance Newport Beach’s fiscal health and account for market demands, while
maintaining and improving the quality of life for current and future residents. (Imp
1.1, 24.1)
4. Council Policy D-9 recognizes the need to balance economic development objectives with
protection of the environment and the health and safety of the community. The policy
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recognizes the need to provide effective and efficient structures for implementing economic
programs, utilizing staffing to provide healthy, thriving businesses, and maintain a healthy
economy while preserving the unique commercial villages in Newport Beach. The
proposed limited term permit would support a local business and economic prosperity while
maintaining the unique character of the Balboa Peninsula community.
5. The site is not located within a specific plan area.
Coastal Development Permit
In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision)
of the NBMC, the following findings and facts in support of such findings are set forth:
Finding:
F. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The project site is not located adjacent to a coastal view road, public access way, or
Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest coastal
viewpoints are on Lido Park Drive and at Lido Park, which are at least 775 feet east from
the project site. The expanded outdoor dining tables comply with all applicable Local
Coastal Program (LCP) development standards and maintains an area consistent with the
existing pattern of development in the Balboa Peninsula. Additionally, the project does not
contain any unique features that could degrade the visual quality of the coastal zone.
2. The property is located in the coastal zone and the proposed improvements require a
coastal development permit in accordance with Newport Beach Municipal Code (NBMC)
Section 21.52.035(C)(2) (Projects Exempt from Coastal Development Permit
Requirements). The improvements constitute an increase of ten (10) percent or more of
the internal floor area of an existing structure or a lesser improvement that has
previously been undertaken pursuant to California Public Resources Code Section
30610(a). The expanded outdoor dining area and barrier within the public walkway are
minor detached structures. The location of these improvements does not pose a conflict
to coastal resources, coastal access, or other adverse environmental effects.
3. Development authorized by this permit is not located in any environmentally sensitive
habitat (ESHA) area and public access to the coast will not be blocked. Coastal access
is increased by allowing commercial establishments to re-open allowing public to visit
coastal areas and provides an added amenity for visitors. The proposed operation does
not contain ESHA, wetlands, or sandy beach area.
4. Development authorized is not located in an area in which the California Coastal
Commission retains direct permit review authority.
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Finding:
G. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
Fact in Support of Finding:
1. The project site is not located between the nearest public road and the sea or shoreline.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act pursuant to Section
15301 under Class 1 (Existing Facilities) and Section 15303 under Class 3 (New
Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code
of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves Limited Term
Permit No. XP2021-010 and Coastal Development Permit No. CD2021-039 subject to the
conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference.
3. This action shall become final and effective 14 days following the date this Resolution was
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 20 Planning and Zoning
and Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code.
The project site is not located within the appeal area of the coastal zone; therefore, final
action by the City may not be appealed to the California Coastal Commission.
PASSED, APPROVED, AND ADOPTED THIS 16TH DAY OF DECEMBER, 2021.
_____________________________________
Jaime Murillo, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
Planning Division
1. The development shall be in substantial conformance with the approved site plan stamped
and dated with the date of this approval (except as modified by applicable conditions of
approval).
2. The approval of this Limited Term Permit and Coastal Development Permit shall be
effective from January 1, 2022, to December 31, 2022, unless an extension is granted by
the Zoning Administrator in compliance with Sections 20.52.040(J) (Extension of Limited
Term Permit) and 21.54.060 (Time Limits and Extensions) of the NBMC. The Applicant
shall be required to cease all permitted operations and remove any temporary
improvements made to the outdoor spaces as part of this approval at the end of the
effective period.
3. On or before January 31, 2022, the Applicant shall either obtain necessary building permit
approvals for the existing patio cover or it shall be removed.
4. The expanded dining area shall not exceed 550 square feet in area.
5. The existing allowed hours of operation of the establishment shall not be extended. The
hours of operation of the expanded area as part of this approval shall not extend beyond
9 p.m., Monday through Thursday and 10 p.m., Friday through Sunday.
6. There shall be no use of amplified sound and/or live entertainment.
7. The Applicant shall install and maintain a physical barrier between any area used and
adjacent common pedestrian walkways in accordance with the requirements of the State
Department of Alcoholic Beverage Control.
8. The sidewalk and all adjoining public rights-of-way shall remain free and clear from any
obstructions.
9. The Applicant shall obtain and maintain authorization from the State Department of
Alcoholic Beverage Control (ABC) for all areas where the sale, service or consumption of
alcohol is under the control of the Applicant. The establishment shall abide by all applicable
regulations of the State Department of Alcoholic Beverage Control.
10. The sale of alcohol “to go” to patrons that dine within the expanded outdoor patios shall be
prohibited.
11. The establishment shall abide by all applicable Orange County Health Care Agency
requirements.
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12. The permittee shall provide adequate trash receptacles within the permitted patio shall and
the operator shall provide for periodic and appropriate removal of trash, litter debris and
graffiti from the premises and on all abutting sidewalks within 20 feet of the premises.
13. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
14. The Applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this
approval.
15. This Limited Term Permit and Coastal Development Permit be modified or revoked by
the Zoning Administrator if determined that the proposed uses or conditions under which
it is being operated or maintained is detrimental to the public health, welfare or materially
injurious to property or improvements in the vicinity or if the property is operated or
maintained so as to constitute a public nuisance.
16. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require an amendment to this Limited Term Permit and Coastal
Development Permit.
17. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any and all claims, demands, obligations,
damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities,
costs and expenses (including without limitation, attorney’s fees, disbursements and
court costs) of every kind and nature whatsoever which may arise from or in any manner
relate (directly or indirectly) to City’s approval of this Limited Term Permit No. XP2021-
010 and Coastal Development Permit No. CD2021-039 (PA2021-188) for ARC Butcher
& Baker Temporary Outdoor Expansion. This indemnification shall include, but not be
limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and
other expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by Applicant, City, and/or the parties initiating or bringing
such proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys'
fees, and damages which City incurs in enforcing the indemnification provisions set forth
in this condition. The Applicant shall pay to the City upon demand any amount owed to
the City pursuant to the indemnification requirements prescribed in this condition.
Building Division
18. Any areas used for temporary commercial or institutional use shall be accessible to
disabled persons.
a. A minimum 4-foot-wide accessible path to all functional area shall be provided.
b. Access to restrooms shall be provided at all times.
c. Accessible parking stalls shall not be used for seating areas when onsite parking is
provided.
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d. At least one (1) accessible seating area shall be provided.
e. Detectable warnings are required when pedestrian paths cross or are adjacent to a
vehicular way where no physical barrier are provided to separate the two (2).
19. All exiting paths shall be a minimum 36 inches free and clear. All public walks and
sidewalks shall be a minimum 48 inches free and clear.
Fire Department
20. Covered outdoor dining areas (separate or consolidated) shall comply with the following
standards for tents larger than 400 square feet (two [2] or more walls) and/or canopies
larger than 700 square feet (no walls or one [1] wall):
• Post maximum occupant load.
• Do not exceed posted occupant load inside the tent or canopy.
• Visible and Mounted Fire Extinguishers with current service tags.
• No Smoking Signs shall be installed.
• Illuminated Exit Signs shall be installed.
• Emergency Lighting shall be provided.
• Exit doors are not to be blocked and are to remain accessible as exits while the tent
is occupied.
• All interior decorative fabrics or materials shall be flame resistant. Provide
Certificates of Flame Resistance.
• If Propane is used, a permit is required: Cooking and heating equipment shall not be
located within 10 feet of exits or combustible materials.
• LPG containers shall be located outside and be adequately protected and secured,
and a permit will be required. Open flame or other devices emitting flame, such as
candles, are not permitted inside or within 20 feet of the tent, canopy, or temporary
membrane structure.
• Tents and canopies shall have the State Fire Marshal tag indicating fire resistance.
• Tents and canopies shall be designed and installed to withstand the elements of the
weather and prevent collapsing through weights and ground anchorage.
21. All Fire Department devices (fire hydrants, fire department connections, water valves,
etc.) shall have a 3-foot clearance in all directions.
22. Fire Department devices shall not be covered, blocked or otherwise hidden from plain
view.
23. All building exits shall remain free and clear of any obstacles that would impede exiting
from a building or suite and accessing the nearest public right-of-way.
24. Heat lamps or other heating elements shall comply with the following requirements in
accordance with code section 3107.12 of the California Fire Code:
a. Propane and other fuel-based heating elements (including but not limited to
flammable/combustible gas, liquid, or solid materials) shall not be used within tents
or canopies.
15
Zoning Administrator Resolution No. ZA2021-###
Page 11 of 11
09-30-21
b. Electric heaters must be UL listed for use within tents and/or canopies.
c. Propane and other fuel-based heating devices with blowers may be permitted, with
the heating element located a minimum of 10 feet from the edge of the tent or
canopy.
d. All heating equipment installations shall be approved for the Fire Code official.
Public Works Department
25. There shall be a minimum of 5 feet of space around all overhead facilities, such as poles,
and 15 feet of space around all underground facilities, such as vault lids, manholes, vent
pipes, pad-mounted transformers, etc.
26. Seating or structures below overhead conductors and/or under the ‘drip line’ shall be
prohibited.
27. Public eating/dining at tables shall not be situated on top of energized vault lids, energized
underground structures, or next to vent pipes, etc.
28. Expanded outdoor dining areas shall adhere to the SCE clearance decal examples
provided.
16
Attachment No. ZA 2
Vicinity Map
17
Feet
Every reasonable effort has been made to assure the
accuracy of the data provided, however, The City of
Newport Beach and its employees and agents
disclaim any and all responsibility from or relating to
any results obtained in its use.
Disclaimer:
12/8/2021
0 200100
ARC Butcher & Baker
18
Attachment No. ZA 3
Emergency Temporary Use Permit Action Letter
19
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
949-644-3200
www.newportbeachca.gov
COMMUNITY DEVELOPMENT DIRECTOR EMERGENCY
TEMPORARY USE PERMIT ACTION
Subject: Arc Butcher & Baker (PA2020-334)
▪ Emergency Temporary Use Permit No. UP2020-179
Site Location 417 30th Street
Applicant DSH Industries, LLC
Property Owner Burnham Family Trust
On November 20, 2020, the Community Development Director approved Emergency
Temporary Use Permit No. UP2020-179 to supersede the former UP2020-013 and
Emergency Coastal Development Permit No. CD2020-027. This approval is based on the
following findings and subject to the following conditions.
I. SUMMARY OF PROPOSED OPERATION
The Applicant proposes to modify operations for the existing Arc Butcher & Baker restaurant
to ensure the safety of its employees and patrons, as described in Attachment No. CD 2.
The modified operations are summarized as follows:
1. Temporary closure of a portion of the on-site parking area accessed by a driveway
approach on 30th Street. All tables will be placed such that they are at least seven (7)
feet apart. The accessible parking space will be restriped at the eastern side of the
property and will not be obstructed by any of the temporary dining areas.
2. Temporary loss of three (3) on-site parking spaces.
II. CEQA DETERMINATION
The proposed operation is exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15269 (c) (the activity is necessary to prevent or mitigate an
emergency), Section 15301 Class 1 (Existing Facilities) and Section 15303 Class 3 (New
Construction or Conversion of Small Structures), respectively, of the CEQA Guidelines,
California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential
to have a significant effect on the environment. Section 15269 allows specific actions
necessary to prevent or mitigate an emergency. The Class 1 exemption includes the
operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of
existing public or private structures, facilities, mechanical equipment, or topographical
features, involving negligible or no expansion of use. The Class 3 exemption includes a
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store, motel, office, restaurant, or similar structure not involving the use of significant
amounts of hazardous substances, not exceeding 2,500 square feet in floor area or 10,000
square feet in floor area in urbanized areas zoned for such use. The permitted project meets
these criteria and there are no known exceptions listed in CEQA Guidelines Section 15300.2
that would invalidate the use of these exemptions.
III. EMERGENCY TEMPORARY USE PERMIT FINDINGS
In this case the Community Development Director has found that the temporary use would
not create a hazard to the health, safety or welfare of the community for the following
reasons:
1. The operation authorized by this Emergency Temporary Use Permit and Emergency
Coastal Development Permit is temporary and only valid during the emergency order
established by Emergency Ordinance No. 2020-005.
2. The project, based upon the Applicant’s project description, approved site plan, and
implementation of all conditions of approval, will be operated safely thereby helping
reduce the spread of COVID-19.
3. The permitted use shall adhere to applicable State of California and Orange County
Health Care Agency guidelines for the safe operation of the use. It is the responsibility
of the permittee to implement and follow industry-specific guidance of the State of
California and the Orange County Health Care Agency guidelines.
4. The permitted use must be operated in compliance with applicable State Department
of Alcoholic Beverage Control (ABC) requirements.
5. The plan includes appropriate delineation of outdoor use spaces with temporary
physical barriers or markers.
6. The proposed operation is conditioned to be accessible to all persons, including
those with disabilities, in accordance with the Americans with Disabilities Act (ADA).
7. This Emergency Temporary Use Permit and Emergency Coastal Development
Permit does not extend the allowed hours and days of operation beyond those
currently permitted by any applicable City- or County-issued discretionary permit.
8. The proposed operation is necessary to provide adequate space to allow for
appropriate social distancing to prevent further spread of COVID-19. The proposed
site plan or use diagram provides adequate areas for patrons to practice social
distancing to reduce the likelihood of spreading COVID-19.
9. The proposed operation does not contain ESHA, wetlands, or sandy beach area.
10. The proposed development will not result in the erection of any permanent structures
valued at more than $25,000.
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11. This action meets the criteria for a waiver of permitting requirements under Section
30611. Coastal Development Permit Waiver Request No. 4 obviates the need for
emergency Coastal Development Permits (CDPs) or for any required follow-up
CDP’s that would normally be required after issuance of emergency CDPs, so long
as the development conforms with that described in the California Coastal
Commission letter dated August 21, 2020 and City Council Emergency Ordinance
2020-005.
IV. CONDITIONS OF APPROVAL
1. Only that specifically described above is authorized, subject to the conditions set forth
below. Any additional changes require separate review and may necessitate
separate authorization from the Director.
2. As long as this Emergency Temporary Use Permit is in effect, all NBMC provisions
and any restrictions set forth in an applicable discretionary permit regulating uses,
nonconforming uses, development standards, parking and permit procedures that
regulate the use and development of private or public property operations are
suspended only to the extent that the these provisions or restrictions set forth in a
discretionary permit conflict with the terms of this Emergency Temporary Use Permit.
3. If the proposed operation is using any portion of the public right-of-way, the Applicant
shall obtain and maintain liability insurance for not less than $1,000,000 per
occurrence and as specified by the City’s Risk Manager. All liability insurance
policies shall specifically include the City, the City Council, its employees, and agents
as additional insureds and shall be issued by an agent or representative of an
insurance company licensed to do business in the State of California, which has one
of the three highest or best ratings from the Alfred M. Best company. All insurance
policies shall contain an endorsement obligating the insurance company to furnish
the Community Development Director with at least thirty (30) days written notice in
advance of the cancellation of the policy.
4. The existing allowed hours of operation of the establishment shall not be extended.
The hours of hours of operation of the area modified as part of this Emergency
Temporary Use Permit shall not extend beyond 9 p.m. Monday through Thursday,
and 10 p.m. on Friday through Sunday.
5. All dining tables shall be separated from other dining tables and/or waiting areas
by a minimum distance of seven (7) feet to ensure proper social distancing is
maintained.
6. The Applicant shall install and maintain a substantial physical barrier between any
area used and adjacent to any street, driveway or parking area.
7. The Applicant shall obtain and maintain authorization from the State Department of
Alcoholic Beverage Control (ABC) for all areas where the sale, service or
consumption of alcohol is under the control of the Applicant. The establishment shall
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abide by all applicable regulations of the State Department of Alcoholic Beverage
Control.
8. All owners, managers, and employees selling and serving alcohol shall comply with
all ABC guidelines and regulations and shall further take all measures necessary to
prevent over-service of alcohol and/or disorderly conduct from patrons. Increased
calls for Police Department service to the establishment or complaints made to the
City will cause a review of operations and may result in a revocation of this Permit.
9. The sale of alcohol “to go” to patrons that dine within the restaurant or expanded
outdoor patios shall be prohibited.
10. The establishment shall abide by all applicable Orange County Health Care Agency
requirements.
11. Establishments that provide food service, shall abide by the COVID-19 Industry
Guidance: Dine-In Restaurants provided by the California Department of Public
Health and Department of Industrial Health.
12. The permittee shall provide adequate trash receptacles within the permitted patio
shall and the operator shall provide for periodic and appropriate removal of trash,
litter debris and graffiti from the premises and on all abutting sidewalks within 20 feet
of the premises.
13. Any areas used for temporary commercial or institutional use shall be accessible to
disabled persons.
a. A minimum 4-foot-wide accessible path to all functional areas shall be provided.
b. Access to restrooms shall be provided at all times.
c. Accessible parking stalls shall not be used for seating areas when onsite
parking is provided.
d. Accessible seating areas shall be provided.
e. Detectable warnings are required when pedestrian paths cross or are adjacent
to a vehicular way where no physical barrier are provided to separate the two.
14. All exiting paths shall be a minimum 36 inches free and clear. All public walks and
sidewalks shall be a minimum 48 inches free and clear.
15. Fire lane(s) shall be identified on the plan.
16. Parking, displays, seating or other obstacles that interfere with emergency vehicles
and personnel shall not be permitted in fire lanes.
17. Vehicles are permitted to stop in fire lanes awaiting service or delivery provided
that the driver remains inside the vehicle and the vehicle is ready to move
immediately upon orders from emergency personnel.
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18. All Fire Department devices (fire hydrants, fire department connections, water
valves, etc.) shall have a three-foot clearance in all directions.
19. Fire Department devices shall not be covered, blocked or otherwise hidden from
plain view.
20. All building exits shall remain free and clear of any obstacles that would impede
exiting from a building or suite and accessing the nearest public right-of-way.
21. Covered areas (separate or consolidated) shall comply with the following
standards for tents larger than 400 square feet (2 or more walls) and/or canopies
larger than 700 square feet (no walls or one wall):
• Post maximum occupant load.
• Do not exceed posted occupant load inside the tent or canopy.
• Visible and Mounted Fire Extinguishers with current service tags.
• No Smoking Signs shall be installed.
• Illuminated Exit Signs shall be installed.
• Emergency Lighting shall be provided.
• Exit doors are not to be blocked and are to remain accessible as exits while
the tent is occupied.
• All interior decorative fabrics or materials shall be flame resistant.
Provide Certificates of Flame Resistance.
• If Propane is used, a permit is required: Cooking and heating
equipment shall not be located within 10 feet of exits or combustible
materials.
• LPG containers shall be located outside and be adequately protected
and secured, and a permit will be required. Open flame or other
devices emitting flame, such as candles, are not permitted inside or
within 20 feet of the tent, canopy, or temporary membrane structure.
• Tents and canopies shall have the State Fire Marshall tag indicating
fire resistance.
• Tents and canopies shall be designed and installed to withstand the
elements of the weather and prevent collapsing through weights and
ground anchorage.
22. The Community Development Director or designee may inspect the modified area at
any time during normal business hours.
23. The Community Development Director may immediately revoke this permit if the
Director determines that there has been a violation of any condition of approval. Any
revocation of an Emergency Temporary Use permit shall be deemed effective upon
the posting of a notice of revocation at the site of the business granted the emergency
temporary permit.
24. The Community Development Director may modify this Emergency Temporary Use
Permit. The Director shall notify the Applicant of any proposed modification and a
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Arc Butcher & Baker (PA2020-334)
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decision to modify this permit shall be deemed effective upon the posting of a notice
of modification at the site of the business granted the emergency temporary use
permit
25. This temporary authorization shall expire fourteen (14) days after the emergency
order established by Emergency Ordinance No. 2020-005 is terminated or repealed.
26. Upon expiration of this authorization, the Applicant shall immediately work to remove
the temporary improvements in a timely manner and shall restore the expanded area
back to its original use and improvements.
27. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any and all claims, demands, obligations,
damages, actions, causes of action, suits, losses, judgments, fines, penalties,
liabilities, costs and expenses (including without limitation, attorney’s fees,
disbursements and court costs) of every kind and nature whatsoever which may
arise from or in any manner relate (directly or indirectly) to City’s approval of this
Emergency Temporary Use Permit/Coastal Development Permit. 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.
V. APPEAL
This decision may be appealed by the Applicant/permittee to the City Manager by notifying
the City Manager of the appeal within three (3) calendar days of the decision. The City
Manager shall have authority to sustain, reverse or modify the decision of the Community
Development Director and the City Manager's decision shall be final.
On behalf of Seimone Jurjis, Community Development Director.
______________________________
Benjamin M. Zdeba, AICP
Senior Planner
Attachments: CD 1 Filed Application
CD 2 Written Project Description
CD 3 Site Plan Diagram
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Arc Butcher & Baker (PA2020-334)
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Applicant and Permit Recipient Acknowledgement and Agreement
I hereby acknowledge that I have received a copy of this permit and that I have read and
understand the permit and all conditions. I hereby agree to operate the authorized use
consistent with this permit including the project description, approved site plan diagram,
findings, and conditions of approval. This is an approved and executed permit and it
constitutes a contract between the City and Permittee for all purposes.
Applicant name and title
Signature Date
DocuSign Envelope ID: 4EDC2981-F5FE-4F1F-AAFA-54332F3BE947
11/20/2020
managing memberMarin Howarth von Blom
26
Arc Butcher & Baker (PA2020-334)
November 20, 2020
Page 8
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Attachment No. CD 1
Filed Application
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27
Community Development Department
Planning Permit Application
Check Permits Requested!
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depo$O 31\d say I.Mt (I am) (v,.,e are) the oYil'ltlf(&) of it'!fl property (.es) l'\Wl!Ved in !his appac.ae,on (I) (V.'e) tul'ttlef
c:;ertlfy. tmdef pen~ OI t,effJIY. thi'll I.he 6or~ $1~temenl:s •ncl ans-.-.'8f'S he«lln conlalned and the infor~
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PA2020-334DocuSign Envelope ID: 4EDC2981-F5FE-4F1F-AAFA-54332F3BE947
28
Attachment No. CD 2
Written Project Description
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Project Description – Emergency Temporary Use Permit
417 30th Street, Newport Beach, CA 92663
Physical Improvements to the premises: In an effort to add socially distanced outdoor dining,
we propose to add a 748-sq. ft. outdoor dining patio to existing premises. The proposed
outdoor dining patio will be segmented into two sections which will be separated by the
existing 8’ x 22’ ADA accessible pathway to interior. The proposed patio will have fixed planters
allowing for patio to be sectioned off from public pathways. Tables and chairs will be placed on
the proposed patio, with 5 tables placed at a minimum of 8’ or more apart.
Measures to reduce the potential spread of COVID-19:
As posted on our door to our guests:
• We hope to accommodate all guests wishing to join us, please bear with us and have
patience as we limit our capacity.
• We ask that our guests respect our social distancing practices and maintain a calm
demeanor while on our premises.
• Guests can rest assured we are diligent in our practices with respect to health,
sanitization, and other requirements, the best way to ensure their own safety and
others is for our guests to follow best practices.
Our staff is committed to best practices, including but not limited to:
• Washing hands at least every 10 minutes.
• Washing hands in between serving different tables.
• Kitchen Personnel has always been instructed to wear gloves when necessary. Changing
frequently and washing hands continuously. Especially but not limited to butchering,
handling raw product and handling cold food.
• All Tables and seating are sanitized with Quaternary Sanitizer per health department
regulations.
• We have one-touch service, only one server will attend to you during your visit.
• Staff has always been instructed to not touch face or hair during service. The use of
masks increases face touching and defeats this necessary item.
• Employees are screened prior to service & anyone who is feeling unwell is asked to
remove themselves from work and return home.
• All menus are disposable and thrown away after each guest.
A message to our PATIO & DINE-in guests:
• At this time, we are only seating parties of 4 or less.
• Please DO NOT rearrange or move tables and chairs.
• Please wait to be seated.
• Patio tables are for dine-in guests only.
• Please DO NOT SMOKE on the patio. This is unlawful, as you are within 20 feet of a main
entrance.
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Hours & Days of Operation: Monday thru Sunday, 11am to 9pm.
Proposed Occupancy: Interior occupancy of 10 and exterior occupancy of 15.
Alcohol Consumption: Alcohol will be served on the premises; it will not be consumed outside
the existing premises. All barricades and planters follow ABC rules and regulations.
Curbside & To-Go Pickup: Curbside & Togo Pickup will be curated outside of outdoor / indoor
dining premises to ensure proper social distancing practices. By adding proposed patio in our
current parking, two parking spaces which will be used for curbside & to-go patrons to pull up
or temporarily park in front of premises on street. No traffic controls are proposed.
Parking Spaces: 4 existing parking spaces, 2 additional parking spaces on street for curbside and
to-go patrons. No other businesses use the six (6) parking spaces. Metered street parking is
available, paid public lot adjacent to premises. Many other businesses in the area are currently
closed, Arbor Real Estate utilizes public lot and street parking. Many of our patrons live hyper-
locally, and walk from nearby neighborhoods or the beach, and ride bikes to the premises.
Signs & Banners: No Additional Signs or Banners.
Additional Information: As many of our patrons walk or ride bikes to our premises, we are a
hyper local business and essential to the peninsula. During the ‘Stay at Home’ directive, we
often fed our neighbors 5+ nights weekly with to-go meals. Our proposed patio will offer these
local residents a safe outdoor dining experience with appropriate social distancing. As we
service many local residents daily, we maintain a smaller customer base and limit travel to and
from the restaurant.
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Attachment No. CD 3
Site Plan Diagram
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Attachment No. ZA 4
SCE Clearance Decals
34
SOUTHERN CALIFORNIA EDISON
TRANSMISSION AND DISTRIBUTION BUSINESS UNIT
Approved Decals
June 8, 2020
35
36
D5437
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Attachment No. ZA 5
Project Plans
38
PA2021-188POST PER STRUCT. - -' DWGS PLANTER ON TOP OF RAILING BRICK DECK DI/ER CONC. ELEVATION ---B'-o" .c +' 0 .., 30" 4'-o" ---4x14 Fl BMS I I I EXISTING SINGLE STORY BLDG 1,980 SF 44'-o" PROPERTY UNE 92.80' (~ (~ --~ 1-=-{E)GAS METER •--(E)ELEC. PANEL 4'-3" 17'-0" i-+r7.ts. ~ (E)TRASH ENCLOSURE ,_,,. • (E)LADDER TO ROOF lL} --I 26'-3" -• "' I "' 5'-0" -I • I 0 I "' b I ;,, -... w z >-'ix, ::, I >-w >--i--"' ...J w [1-0 ...J "' [1-,( -• 0 I "' I -I . "' I "' -~ NORTH SITE PLAN 1/4"=1'-0" A, CLEAR PLEXIGLAS ----ROOF BEAM PER STRUCT. DWGS -I Ill 111 1111 11111 11 I 111111111 11111 11111111111 I 111111 11111 I 1111 I ---tt-t------l~====H=========~I i=====~====i -POST PER STRUCT. - -l< ie--i------1 DWGS -PLANTER ON TOP -OF RAILING -: I I ~-~-~,-----'-L------lt---~------11----~----;--lr=i=n==n=i'r=rr==n===l i==n==n=i'=rr==n===I i==n==;=;=r=;=;===n===i --c--= I=== = I=== = = = I=== = I=== I=== = = I=== = -~ I -c---r"":l BRICK DECK-----___ _ OVER CONC. H-11-+--l_, --L EXISTING STANDING SEAM ROOF {E)GUTTER {E)GLU-LAM BEAM {E)CMU -----,' {E)STOREFRONT ~ -~ -_JLJL_Jf-------+--+--<-,-: 111 -,-~ _JLJL_Jf-------+-+-,-,-: lllllf-------+-+-, --{E)l" CURB--.~~-------------------------~---------------------------@ STREET ELEVATION PROJECT DATA BUILDING OWNER: BURNHAM-WARD 1100 NEWPORT CENTER DRIVE #200 NEWPORT BEACH, CA {949) 760-9150 TENANT: NOAH von BLOM ARC BUTCHER & BAKER 417 30th ST. NEWOPRT BEACH (949) 877-0190 SINGLE-STORY RETAIL BUILDING = 1,980 SF APN: 047-042-27 ZONING: MU-CV /15TH STREET LOT SIZE: 4,175.9 SF HEIGHT LIMIT: 26'-Q" TO TOP OF FLAT ROOF STRUCTURE / 31'-0" TO RIDGE OF SLOPING ROOF OCCUPANCY: B CONSTRUCTION TYPE: 111-B, NON-SPRINKLERED SCOPE OF WORK: NEW PURGOLA 1;4•=r-o· ( B.,, NORTH VICINITY MAP ,, ,_; ' ~ ,r: ~ §JPJI<CTIDJUJM ,)') -1800 E. Miraloma Avnue § Suile D ~ Placentia, CA 92870 ~ 714-496-4185 " ~ ll C = , __ , if] ' ' 0 C: 0 -;;; ·;; (D ~ N N I 0 I ,., N I I "' <X) ci -N C: client approval n::: w ~ <{ OJ c:a n::: w :r: u I-:::) OJ u n::: <{ dale -+-' Cl) Cl) ..... -+-' CJ) ...c. -+-' C) M r---.::t" drawn by JF date 4-12-21 scale AS NOTED job no, 21-019 sheet no, A-1 ci:s --C ..... 0 -ci:s u -...c. 0 ci:s Cl) c:::c -+-' ..... 0 a.. ~ Cl) z 39