HomeMy WebLinkAbout16_Joey Restaurant Group Minor Use Permit_PA2021-263CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
December 16, 2021
Agenda Item No. 16
SUBJECT: Joey Restaurant Group (PA2021-263)
▪Minor Use Permit No. UP2021-046
SITE LOCATION: 453 Newport Center Drive
APPLICANT: Joey Restaurant Group
OWNER: Irvine Company
PLANNER: Makana Nova, Senior Planner
949-644-3249 or mnova@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: CR (Regional Commercial)
•Zoning District: PC-56 (North Newport Center Planned Community, Fashion Island
sub-area)
PROJECT SUMMARY
A minor use permit for Joey Restaurant Group to expand the alcohol service area
previously authorized under Use Permit No. UP3654 for Roy’s Restaurant. The proposed
remodel and tenant improvements will make shell building improvements and add a new
2,590-square-foot outdoor dining patio to the east portion of the building. Pursuant to
Newport Beach Municipal Code (NBMC) Chapter 5.25, the operation, as described,
requires the owner/operator to obtain an Operator License through the City because the
proposed building and tenant improvements to the establishment result in a change in
occupancy and the restaurant includes late hours of operation after 11:00 p.m.
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,
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 Minor Use Permit No.
UP2021-046 (Attachment No. ZA 1).
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DISCUSSION
Setting
•The subject property is located within the Fashion Island Shopping Center and is
bounded by Newport Center Drive to the east. The area in the vicinity of the project
site is developed with commercial retail uses within Fashion Island. Office uses are
located across Newport Center Drive to the east.
•Joey Restaurant Group will occupy a restaurant pad at the eastern portion of Fashion
Island. The nearest access to the restaurant is obtained from Newport Center Drive
through a shopping center drive aisle to the south of the pad site. The area of the
subject property is 0.8 acres. The property is developed as a three-restaurant pad
building oriented away from Newport Center Drive toward the Fashion Island
Shopping Center. The existing restaurants in the building are Fleming’s Steakhouse
and True Food Kitchen.
Project Description
•The applicant requests approval of a minor use permit and operator license to allow a
new restaurant to occupy the former Roy’s Restaurant location, which was previously
authorized under Use Permit No. UP3654. The scope of work includes shell building
improvements, a full interior tenant improvement, a new covered 2,590-square-foot
outdoor dining patio, and two new bar areas inside and outside on the patio area. An
operator license pursuant to NBMC Chapter 5.25 is required because the proposed
tenant improvements result in an increase in occupancy and the restaurant includes
late hours of operation after 11:00 p.m.
•The building shell is undergoing interior demolition and the restaurant will be located
in Fashion Island at the site formerly occupied by Roy’s Restaurant, which operated
as a restaurant with late hours (after 11:00 p.m.), live entertainment, dancing, and
alcoholic beverage sales. The gross floor area of the establishment will be 7,588
square feet, the interior net public area will be 3,635 square feet, and the net public
area of the outdoor dining patio will be 2,590 square feet. The establishment will
provide 201 interior seats and 120 seats on the patio. The hours of operation will be
from 11:00 a.m. to 12:00 midnight, daily, whereas the existing use permit allows hours
from 9:00 a.m. through 1:00 a.m. Due to the late hours of operation (after 11:00 p.m.),
approval of an operator’s license by the Newport Beach Police Department will be
required.
Land Use
•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
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supporting uses that serve local and regional residents. The proposed restaurant with
alcoholic beverage sales and outdoor dining is a use that serves local and regional
residents and is consistent with this land use designation.
•The project is located in the Fashion Island Sub-Area of the PC-56 (North Newport
Center Planned Community) Zoning District. Fashion Island is intended to be a
regional retail and entertainment center and a day/evening destination with a wide
variety of uses that will serve visitors, residents, and employees of the area. The
restaurant with expanded alcoholic beverage sales and an outdoor dining patio is a
commercial use that is intended to serve visitors, residents, and employees in the
broader regional area and, therefore, is consistent with the purposes of the North
Newport Center Planned Community District for the Fashion Island Sub-Area.
•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-premise sale of alcohol in conjunction with an eating
and drinking establishment requires a minor use permit amendment. In this case, the
area of alcohol service will be expanded with the addition of a new outdoor dining
patio and bar area, which requires a minor use permit to amend the existing approval.
Existing conditions of approval from Use Permit No. UP3654 are included for
reference in the draft resolution (Attachment No. ZA 1).
Alcohol Sales
•The Police Department is familiar with the security plan in place for the overall center
and conditions of approval are proposed to adequately manage the late hour
component of the proposed restaurant.
•The subject property is located within Reporting District No. 39 (RD39) and generally,
crime statistics are higher in this district than adjacent districts due to the higher
concentration of commercial uses within North Newport Center. The Newport Beach
Police Department is aware of this and has recommended approval of the restaurant.
The alcohol related statistics for RD39 are incorporated into the factors for
consideration in the draft resolution prior to the Zoning Administrator hearing
(Attachment No. ZA 1). A map of the Reporting Districts, alcohol related statistics, and
a memorandum, which includes the recommendation of the Police Department, are
attached as Attachment No. ZA 4.
•The proposed hours of operation are 11:00 a.m. to 12:00 midnight, daily. Due to the late
hours of operation (after 11:00 p.m.), approval of an operator’s license by the Newport
Beach Police Department will be required should this minor use permit be approved.
An operator license (Operator License No. OL2021-002) is required pursuant to
NBMC Chapter 5.25 and may be subject to additional and/or more restrictive
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conditions to regulate and control potential nuisances associated with the operation
of the restaurant.
•While the proposed restaurant is not considered a bar, tavern, or lounge by definition,
a Type 47 (On Sale General) alcohol license is requested as part of a bona fide eating
establishment. Staff recognizes that the proposed floor plan, hours of operation, and
typical operation of the Joey Restaurant Group (and many restaurants) often
contribute to a bar/lounge style component following typical dinner hours in the
evening. While the proposed hours of operation for Joey Restaurant Group are later
than the hours for other restaurants within Fashion Island, City staff and the Police
Department have reviewed the minor use permit request with this component in mind
and are recommending approval at the project location.
•The proposed project complies with the development standards for on-sale alcohol
sales and outdoor dining provided in Section 20.48.030 (Alcohol Sales) of the Zoning
Code. The project has been reviewed and conditioned to ensure that the purpose and
intent of Section 20.48.030 (Alcohol Sales) of the Zoning Code is maintained and that a
healthy environment for residents and businesses is preserved. The service of alcohol
is intended for the convenience of customers dining at the restaurant. Operational
conditions of approval recommended by the Police Department relative to the sale of
alcoholic beverages will help ensure compatibility with the surrounding uses and
minimize alcohol related impacts.
Outdoor Patio
•The proposed outdoor dining patio and restaurant are within the cumulative floor area
limits allocated for Fashion Island. Fair share and San Joaquin Transportation corridor
fees will be assessed prior to the issuance of tenant improvement building permits for
additional gross floor area beyond the floor area identified for the construction of the
restaurant shell building.
•The Fashion Island shopping center provides required parking within the surface
parking lots and parking structures on site. In this case, the addition of the 2,590-
square-foot patio to the existing 1,470,097-square-foot development is well below the
1,523,416-square-foot floor area limit set for Fashion Island.
•Prior to final of building permits, a lot line adjustment must be recorded to modify the
pad property line to accommodate the new footprint created by the added outdoor
dining patio.
•The conditions of approval from Use Permit No. UP3654 from the former Roy’s
Restaurant will remain in full force and effect and will be restated in the resolution for
reference only.
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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, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment. The proposed project involves the expansion of
alcoholic service area at an existing 7,588-square-foot restaurant with late hours (after
11:00 p.m.) and a new outdoor dining patio. Therefore, both the interior use and new
2,590-square-foot outdoor dining patio expansion qualify for a categorical exemption
under Class 1.
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:
MKN
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant’s Project Description
ZA 4 Police Department Memorandum, Reporting Statistics, and
Reporting Districts Map
ZA 5 Security Plan
ZA 6 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 MINOR
USE PERMIT NO. UP2021-046 TO ALLOW AN EXPANDED TYPE
47 (ON SALE GENERAL) ALCOHOLIC BEVERAGE CONTROL
LICENSE AREA AT AN EXISTING FOOD SERVICE, EATING AND
DRINKING ESTABLISHMENT AT 453 NEWPORT CENTER DRIVE
(PA2021-263)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by James Szabatin representing Joey Restaurant Group, with
respect to property located at 453 Newport Center Drive, and legally described as Parcel
1 of Lot Line Adjustment No. 87-3 in the City of Newport Beach, County of Orange, State
of California, requesting approval of a minor use permit.
2. The applicant proposes a minor use permit and operator license for Joey Restaurant
Group to expand the alcohol service area previously authorized under Use Permit No.
UP3654 for Roy’s Restaurant. The existing restaurant location includes late hours (after
11:00 p.m.), dancing, live entertainment, and a Type 47 (On Sale General) alcohol
license. The proposed remodel and tenant improvements will make shell building
improvements and add a new 2,590-square-foot outdoor dining patio to the south portion
of the building. Pursuant to Newport Beach Municipal Code (NBMC) Chapter 5.25, the
operation, as described, requires the owner/operator to obtain an Operator License
(OL2021-002) through the City because the proposed building and tenant improvements
to the establishment result in a change in occupancy and the restaurant includes late
hours of operation (after 11:00 p.m.).
3. The subject property is designated CR (Regional Commercial) by the General Plan Land
Use Element and is located within the PC-56 (North Newport Center Planned Community)
Zoning District.
4. The subject property is not located within the coastal zone.
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. 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) of the CEQA Guidelines, California Code
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of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
2. The proposed project involves the expansion of alcoholic service area at a recently
expanded restaurant with late hours (after 11:00 p.m.) and an outdoor dining patio.
Therefore, both the existing 7,588-square-foot restaurant and new 2,590-square-foot
outdoor dining patio expansion qualify for a categorical exemption under Class 1.
SECTION 3. REQUIRED FINDINGS.
Alcohol Sales
In accordance with Section 20.48.030 (Alcohol Sales) of the Newport Beach Municipal Code,
the following findings and facts in support of the findings for a use permit 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 Section 20.48.030 (Alcohol Sales) of the
Zoning Code, the following criteria must be considered:
i. The crime rate in the reporting district and adjacent reporting districts as compared to
other areas in the City.
1. The proposed establishment is located within Reporting District 39, wherein the number
of crimes is higher than adjacent Reporting Districts and the City. RD 38, 43, and 44
have a lower number of crimes as they are primarily residential with few commercial
uses. RD44 (Corona del Mar Village) has slightly higher crime count averages due to its
commercial corridor district. Due to the high concentration of commercial land uses in
Fashion Island, the crime rate and shoplifting rate is greater than adjacent residential
Reporting Districts; however, the Newport Beach Police Department does not consider
the number significant given the type of development within this Reporting District.
ii. The numbers of alcohol-related calls for service, crimes, or arrests in the reporting
district and in adjacent reporting districts.
1. Due to the high concentration of commercial land uses, the calls for service and number
of arrests are greater than adjacent residential Reporting Districts. The Police
Department does not consider the rate high because of the concentration of restaurants
and commercial uses within Fashion Island and the surrounding North Newport Center.
The Newport Beach Police Department has not previously reported any calls for service
to the subject property since the proposed use is part of a new development project.
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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. The shopping center 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 property is located
approximately 300 feet southwest of Block 500, the nearest area that allows for residential
uses. There are currently no residential units developed in Block 500. The proposed use
is not located in close proximity to other residential districts, day care centers, park and
recreation facilities, places of religious assembly, and schools.
iv. The proximity to other establishments selling alcoholic beverages for either off-site or
on-site consumption.
1. Off-sale alcohol sales are located in the vicinity at Whole Foods, at 461 Newport Center
Drive, within Fashion Island. Additionally, there are many comparable restaurant
establishments within the Fashion Island Shopping Center including True Food Kitchen
at 451 Newport Center Drive and Fleming’s Steakhouse at 455 Newport Center Drive in
the same pad building. The Type 47 (On Sale, General) alcohol license is the same as
those obtained by said establishments and there is no evidence suggesting these uses
have been detrimental to the neighborhood. An adequate security plan per the Police
Department is in place for the Fashion Island Shopping Center and conditions of
approval are proposed to adequately manage the late hour component of the proposed
restaurant.
v. Whether or not the proposed amendment will resolve any current objectionable
conditions
1. The project has been reviewed and conditioned to ensure that the purpose and intent of
Section 20.48.030 (Alcohol Sales) of the Zoning Code is maintained and that a healthy
environment for residents and businesses is preserved. The service of alcohol is intended
for the convenience of customers dining at the restaurant. Operational conditions of
approval relative to the sale of alcoholic beverages will help ensure compatibility with
the surrounding uses and minimize alcohol related impacts.
2. The restaurant use will be located within a shopping center designated to include such
development. The Regional Commercial (CR) designation of the General Plan allows
eating and drinking establishments. The service and consumption of alcohol at the
restaurant, pursuant to a Type 47 Alcoholic Beverage Control license under the
conditions imposed by this Minor Use Permit that it will be operated and maintained,
complies with the provisions of the Zoning Code and the North Newport Center Planned
Community District Regulations.
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3. The restaurant pad is part of a highly-traveled commercial area that is occupied by a
mixture of office and retail uses. It is anticipated that the establishment will serve visitors
and employees of the nearby businesses who stop and eat within the North Newport
Center area. Adding alcohol service and a new bar area in the new outdoor dining patio
will complement the food service and provide for the convenience of customers.
4. The proposed restaurant is located within an existing restaurant pad building and is
designed as a restaurant that includes on-site service and consumption of alcoholic
beverages.
Minor Use Permit
In accordance with Section 20.52.020.F (Findings and Decision) of the Newport Beach
Municipal Code, the following findings and facts in support of the findings for a use permit are
set forth:
Finding
B. The use is consistent with the General Plan and any applicable specific plan:
Fact in Support of Finding
1. The Land Use Element of the General Plan designates the project site as Regional
Commercial (CR), which is intended to provide retail, entertainment, service, and
supporting uses that serve local and regional residents. The proposed restaurant with
alcoholic beverage sales and an outdoor dining patio is a use that serves local and
regional residents and is consistent with land uses in the CR land use designation.
Finding
C. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of this Zoning Code and the Municipal Code:
Facts in Support of Finding
1. The project is located in the Fashion Island Sub-Area of the PC-56 (North Newport
Center Planned Community) Zoning District. Fashion Island is intended to be a regional
retail and entertainment center and a day/evening destination with a wide variety of uses
that will serve visitors, residents, and employees of the area. The restaurant with
alcoholic beverage sales and an outdoor dining patio is a commercial use that serves
visitors, residents, and employees in the area and, therefore, is consistent with the
purposes of the North Newport Center Planned Community District for the Fashion
Island Sub-Area.
2. Eating and Drinking Establishments are permitted uses within the Fashion Island Sub-
Area of the North Newport Center Planned Community Zoning District. Pursuant to the
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Planned Community Text, the expansion of on-premise sale of alcohol in conjunction
with an eating and drinking establishment requires a minor use permit amendment.
3. The proposed outdoor dining area and the restaurant area are within the limits of the
cumulative floor area allocated for Fashion Island. In this case, the addition of the 2,590-
square-foot patio to the existing 1,470,097-square-foot development is well below the
1,523,416-square-foot floor area limit set for Fashion Island.
4. Prior to the final of building permits, a lot line adjustment will be recorded to include the
new building footprint created by the outdoor dining patio within the pad parcel currently
established by Lot Line Adjustment No. 87-3.
Finding
D. The design, location, size, and operating characteristics of the use are compatible with the
allowed uses in the vicinity:
Facts in Support of Finding
1. The Fashion Island Sub-Area permits a range of retail, dining, and commercial
entertainment uses within the PC-56 (North Newport Center Planned Community)
Zoning District. While the proposed establishment provides a component of late-night
dining services similar to a lounge, the use is compatible with surrounding permitted
commercial uses in the vicinity and there currently are no sensitive land uses located
nearby.
2. The proposed hours of operation are from 11:00 a.m. to 12:00 midnight, daily, whereas
the existing use permit allows hours from 9:00 a.m. through 1:00 a.m. While the
proposed hours of operation for Joey’s Restaurant Group are later than the hours for
other restaurants within Fashion Island, an adequate security plan is in place for the
Fashion Island Shopping Center and conditions of approval are proposed to adequately
manage the late hour component of the proposed restaurant.
3. Due to the late hours of operation (after 11:00 p.m.), approval of Operator’s License No.
OL2021-002 by the Newport Beach Police Department will be required. A copy of the
Fashion Island Security Plan will be provided as part of the operator license process for
the proposed business. An operator license required pursuant to NBMC Chapter 5.25
may be subject to additional and/or more restrictive conditions to regulate and control
potential nuisances associated with the operation of the restaurant. The operator license
will help ensure compatibility of the proposed business with the surrounding uses in the
vicinity.
4. The on-site consumption of alcoholic beverages will be incidental to the restaurant use.
The quarterly gross sales of alcoholic beverages shall not exceed the gross sales of food
during the same period, per the conditions of approval. Alcoholic beverage service will be
under the supervision of LEAD-trained employees.
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Finding
E. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and medical)
access and public services and utilities:
Facts in Support of Finding
1. The Fashion Island shopping center provides adequate parking and circulation within
the surface parking lots and parking structures on site.
2. This site has been reviewed by the Fire Department to ensure adequate public and
emergency vehicle access is provided. Fire sprinklers will be required within the new
outdoor dining patio and retractable awning area. Utilities are provided with all applicable
requirements.
3. The site has historically been developed and used as a restaurant location with alcohol
service and the new outdoor dining patio is intended for the same use. The tenant space
is designed and developed for an eating and drinking establishment.
4. Improvements to the building and new outdoor dining patio will comply with all Building,
Public Works, and Fire Codes. All ordinances of the City and all conditions of approval will
be complied with.
Finding
F. Operation of the use at the location proposed would not be detrimental to the harmonious
and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard
to the public convenience, health, interest, a safety, or general welfare of persons residing
or working in the neighborhood of the proposed use.
Facts in Support of Finding
1. The project has been reviewed and includes conditions of approval to ensure that potential
conflicts with the surrounding land uses are minimized to the greatest extent possible. The
operator is required to take reasonable steps to discourage and correct objectionable
conditions that constitute a nuisance in parking areas, sidewalks and areas surrounding
the subject property and adjacent properties during business hours, if directly related to
the patrons of the establishment.
2. The food service, eating and drinking establishment with alcohol service will serve
visitors and the surrounding business community. The proposed establishment will
provide alcohol service as a public convenience to visitors and workers within the
surrounding area.
3. Fashion Island management has historically provided efficient on-site security and
cooperates with the Newport Beach Police Department. The provision of an operator
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license will further enable the Police Department to regulate the operation of the proposed
business.
4. The location will utilize an existing grease interceptor, obtain Health Department approval
prior to opening for business, and comply with the California Building Code to ensure the
safety and welfare of customers and employees within the establishment.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act pursuant to Section
15301 under Class 1 (Existing Facilities) 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 Minor Use Permit
No. UP2021-046, 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, of the Newport Beach Municipal Code.
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, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Minor
Use Permit.
4. Prior to issuance of final building permits, a lot line adjustment shall be recorded to
incorporate the expanded dining area into the pad building Parcel 1 of Lot Line
Adjustment No. 87-3 in accordance with Section 19.04.035 of the Subdivision Code.
5. The expanded outdoor dining area shall not exceed 2,590 square feet in area.
6. The installation of roof coverings shall not have the effect of creating a permanent
enclosure. The use of any other type of overhead covering shall be subject to review
and approval by the Community Development Director and may require an amendment
to this minor use permit.
7. The operator as well as any future operators of the restaurant shall obtain an Operator
License pursuant to Chapter 5.25 of the Municipal Code to ensure the business is
operated in a safe manner. The Operator License may be subject to additional and/or
more restrictive conditions to regulate and control potential late-hour nuisances
associated with the operation of the restaurant.
8. Prior to the issuance of building permits, Fair Share Traffic Fees shall be paid for any
additional gross floor area associated with the new outdoor dining patio and any new
square footage in accordance with Chapter 15.38 of the Newport Beach Municipal Code.
9. Prior to the issuance of building permits, San Joaquin Transportation Corridor Fees shall
be paid for any additional gross floor area associated with the new outdoor dining patio
and any new square footage.
10. All mechanical equipment shall be screened from view of adjacent properties and adjacent
public streets, and shall be sound attenuated in accordance with Chapter 10.26
(Community Noise Control) of the Municipal Code.
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11. All proposed signs shall be in conformance with the approved Comprehensive Sign
Program for the project site and provisions of Chapter 20.42 (Signs) of the Newport
Beach Municipal Code.
12. Prior to the issuance of a building permit, the applicant shall submit a landscape and
irrigation plan prepared by a licensed landscape architect. These plans shall incorporate
drought tolerant plantings and water efficient irrigation practices, and the plans shall be
approved by the Planning Division.
13. All landscape materials and irrigation systems shall be maintained in accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All
landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be
kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
14. The site shall not be excessively illuminated based on the luminance recommendations
of the Illuminating Engineering Society of North America, or, if in the opinion of the
Director of Community Development, the illumination creates an unacceptable negative
impact on surrounding land uses or environmental resources. The Director may order
the dimming of light sources or other remediation upon finding that the site is excessively
illuminated.
15. Prior to the issuance of a building permit, the applicant shall prepare photometric study
in conjunction with a final lighting plan for approval by the Planning Division. The survey
shall show that lighting values are “1” or less at all property lines.
16. 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.
17. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 and other applicable noise control requirements of the Newport Beach Municipal
Code. The maximum noise shall be limited to no more than depicted below for the
specified time periods unless the ambient noise level is higher:
Between the hours of 7:00AM
and 10:00PM
Between the hours of
10:00PM and 7:00AM
Location Interior Exterior Interior Exterior
Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within
100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA
Mixed Use Property 45dBA 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA N/A 60dBA
18. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise-generating construction activities that
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produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday,
and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are
not allowed on Sundays or Holidays.
19. No outside paging system shall be utilized in conjunction with this establishment.
20. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three walls and a self-latching gate) or otherwise screened from view of
neighboring properties, except when placed for pick-up by refuse collection agencies.
The trash enclosure shall have a decorative solid roof for aesthetic and screening
purposes and drain to the sewer system.
21. Trash receptacles for patrons shall be conveniently located both inside and outside of
the establishment, however, not located on or within any public property or right-of-way.
22. The exterior of the business shall be maintained free of litter and graffiti at all times. The
owner or operator shall provide for daily removal of trash, litter debris and graffiti from the
premises and on all abutting sidewalks within 20 feet of the premises.
23. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained
to control odors. This may include the provision of either fully self-contained dumpsters
or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning
Division. Cleaning and maintenance of trash dumpsters shall be done in compliance
with the provisions of Title 14, including all future amendments (including Water Quality
related requirements).
24. Storage outside of the building in the front or at the rear of the property shall be
prohibited, with the exception of the required trash container enclosure.
25. A Special Events Permit is required for any event or promotional activity outside the
normal operational characteristics of the approved use, as conditioned, or that would
attract large crowds, involve the sale of alcoholic beverages, include any form of on-site
media broadcast, or any other activities as specified in the Newport Beach Municipal
Code to require such permits.
26. Prior to the issuance of a building permit, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
27. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
28. This Minor Use Permit may be modified or revoked by the Zoning Administrator if
determined that the proposed uses or conditions under which it is being operated or
maintained is detrimental to the public health, welfare or materially injurious to property
16
Zoning Administrator Resolution No. ZA2021-###
Page 11 of 16
10-18-21
or improvements in the vicinity or if the property is operated or maintained so as to
constitute a public nuisance.
29. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require an amendment to this Minor Use Permit or the
processing of a new Minor Use Permit.
30. A copy of the Resolution, including conditions of approval Exhibit “A” shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
31. Prior to the issuance of a building permit, the applicant shall submit to the Planning
Division an additional copy of the approved architectural plans for inclusion in the Minor
Use Permit file. The plans shall be identical to those approved by all City departments
for building permit issuance. The approved copy shall include architectural sheets only
and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict
the elements approved by this Minor Use Permit and shall highlight the approved
elements such that they are readily discernible from other elements of the plans.
32. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach
Municipal Code.
33. 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 Joey Restaurant Group including, but not limited to, Minor Use Permit No.
UP2021-046 (PA2021-263). 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.
Police Department
34. 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 is a violation and may be cause for revocation of the use permit.
17
Zoning Administrator Resolution No. ZA2021-###
Page 12 of 16
10-18-21
35. All owners, managers and employees selling alcoholic beverages shall undergo and
successfully complete a certified training program in responsible methods and skills for
selling alcoholic beverages within 60 days of hire. This training must be updated every
3 years regardless of certificate expiration date. The certified program must meet the
standards of the certifying/licensing body designated by the State of California. The
establishment shall comply with the requirements of this section within 60 days of
approval. Records of each owner’s manager’s and employee’s successful completion
of the required certified training program shall be maintained on the premises and shall
be presented upon request by a representative of the City of Newport Beach.
36. Approval does not permit the premises to operate as a bar, tavern, cocktail lounge or
nightclub as defined by the Newport Beach Municipal Code.
37. 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.
38. No alcoholic beverages shall be consumed on any property adjacent to the licensed
premises under the control of the licensee.
39. No games or contests requiring or involving the consumption of alcoholic beverages
shall be allowed.
40. There shall be no reduced price alcoholic beverage promotions after 9:00 p.m.
41. Food service shall be made available to patrons until closing.
42. 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.
43. Any event or activity staged by an outside promoter or entity, where the applicant,
operator, owner or his employees or representatives share in any profits, or pay any
percentage or commission to a promoter or any other person based upon money
collected as a door charge, cover charge or any other form of admission charge,
including minimum drink orders or the sale of drinks is prohibited.
44. “VIP” passes or other passes to enter the establishment, as well as door charges, cover
charges, or any other form of admission charge, including minimum drink order of the sale
of drinks is prohibited (excluding charges for prix fixe meals).
45. Strict adherence to maximum occupancy limits is required.
46. The applicant shall maintain a security recording system with a 30-day retention and make
those recordings available to police upon request.
18
Zoning Administrator Resolution No. ZA2021-###
Page 13 of 16
10-18-21
47. 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.
48. Strict adherence to maximum occupancy limit is required.
49. 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.
50. An Operator License is required pursuant to Chapter 5.25 of the Municipal Code, may
be subject to additional and/or more restrictive conditions such as a security plan to
regulate and control potential late-hour nuisances associated with the operation of the
establishment.
Fire Department
51. Automatic fire sprinklers shall be required for the new outdoor dining patio and
retractable patio cover. The sprinkler system shall be monitored by a UL certified alarm
service company.
Building Division
52. 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.
53. The restaurant shall provide the number of plumbing fixtures to satisfy the requirements of
Chapter 4 of the California Building Code, 2010.
54. Prior to issuance of building permits, an exit analysis shall be provided for the outdoor
dining patio.
55. Public sanitation facilities shall be available to the general public (patrons) during regular
business hours of the operation, unless otherwise approved by the Building Division.
56. The site plan shall clearly identify the parking, path of travel, entrance, restrooms, fixed
seating, and bar seating to comply with accessibility requirements.
57. The applicant shall employ the following best available control measures (“BACMs”) to
reduce construction-related air quality impacts:
19
Zoning Administrator Resolution No. ZA2021-###
Page 14 of 16
10-18-21
Dust Control
Water all active construction areas at least twice daily.
Cover all haul trucks or maintain at least two feet of freeboard.
Pave or apply water four times daily to all unpaved parking or staging areas.
Sweep or wash any site access points within two hours of any visible dirt deposits on
any public roadway.
Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty
material.
Suspend all operations on any unpaved surface if winds exceed 25 mph.
Emissions
Require 90-day low-NOx tune-ups for off road equipment.
Limit allowable idling to 30 minutes for trucks and heavy equipment
Off-Site Impacts
Encourage carpooling for construction workers.
Limit lane closures to off-peak travel periods.
Park construction vehicles off traveled roadways.
Wet down or cover dirt hauled off-site.
Sweep access points daily.
Encourage receipt of materials during non-peak traffic hours.
Sandbag construction sites for erosion control.
Fill Placement
The number and type of equipment for dirt pushing will be limited on any day to ensure
that SCAQMD significance thresholds are not exceeded.
Maintain and utilize a continuous water application system during earth placement
and compaction to achieve a 10 percent soil moisture content in the top 6-inch
surface layer, subject to review/discretion of the geotechnical engineer.
Public Works Department
58. County Sanitation District fees shall be paid prior to the issuance of any building permits.
59. A lot line adjustment shall be submitted and approved with the Public Works Department
prior to recordation and building permit final.
Use Permit No. UP3654 (Conditions restated for reference)
1. Development shall be in substantial conformance with the approved site plan, floor plan,
and elevations, except as noted below.
2. This approval is for alcoholic beverage service only. The off-sale of alcoholic beverages
for off-site consumption is prohibited.
3. Loitering, open container, and other signs specified by the Alcoholic Beverage Control
Act shall be posted as required by ABC. (Refer to updated Condition No. 47)
4. The alcoholic beverage outlet operator shall take reasonable steps to discourage and
correct objectionable conditions that constitute a nuisance in parking areas, sidewalks,
20
Zoning Administrator Resolution No. ZA2021-###
Page 15 of 16
10-18-21
and areas surrounding the alcoholic beverage outlet and adjacent properties during
business hours, if directly related to the patrons of the subject alcoholic beverage outlet.
5. Alcoholic beverage service shall be permitted in the outdoor dining area upon approval
of the Police Department and the State Department of Alcoholic Beverage Control.
6. The hours of operation shall be limited between 9:00 a.m. and 1:00 a.m. (Refer to
updated Operator License Hours of Operation)
7. Alcoholic beverage sales from drive-up or walk-up service windows shall be prohibited.
8. The exterior of the alcoholic beverage outlet shall be maintained free of litter and graffiti
at all times. The owner or operator shall provide for daily removal of trash, litter debris,
and graffiti from the premises and on all abutting sidewalks within 20 feet of the
premises.
9. All owners, managers, and employees serving and/or selling alcoholic beverages shall
undergo and successfully complete a certified program in responsible methods and
skills for serving and selling alcoholic beverages. To qualify to meet the requirements of
this section a 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 consecutive days of the issuance of the certificate of occupancy.
(Refer to updated Condition No. 35)
10. Records of each owner’s, managers, 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. (Refer to
updated Condition No. 35)
Standard Requirements
1. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
2. Grease interceptors shall be installed on all fixtures in the restaurant where grease may
be introduced into the drainage systems, unless otherwise approved by the Building
Department and the Public Works Department. Grease interceptors shall be located to
be easily accessible for routine cleaning and inspection.
3. Kitchen exhaust fans shall be designed to control smoke and odor to the satisfaction of
the Building Department.
4. All trash areas shall be screened from adjoining properties and streets.
21
Zoning Administrator Resolution No. ZA2021-###
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10-18-21
5. A washout area for refuse containers shall be provided to allow direct drainage into the
sewer system and not into the Bay or storm drains, unless otherwise approved by the
Building Department and Public Works Department.
6. The on-site parking, vehicular circulation, and pedestrian circulation systems shall be
subject to further review by the City Traffic Engineer.
7. Dancing and live entertainment shall be permitted in accordance with a Café Dance
Permit and Live Entertainment Permit issued by the Revenue Manager in accordance
with Title 5 of the Newport Beach Municipal Code.
8. This Use Permit for an alcoholic beverage control outlet granted in accordance with the
terms of this chapter (Chapter 20.89 of the Newport Beach Municipal Code) shall expire
within 12 months from the date of approval unless a license has been issued or
transferred by the California State Department of Alcoholic Beverage Control prior to the
expiration date.
9. The Planning Commission may add to or modify conditions of approval to this Use
Permit or recommend to the City Council the revocation of this Use Permit, upon a
determination that the operation which is the subject of this Use Permit, causes injury,
or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the
community.
10. This Use Permit shall expire unless exercised within 24 months from the date of approval
as specified in Section 20.80.090A of the Newport Beach Municipal Code.
22
Attachment No. ZA 2
Vicinity Map
23
VICINITY MAP
Minor Use Permit No. UP2021-046
(PA2021-263)
453 Newport Center Drive
Subject Property
24
Attachment No. ZA 3
Applicant’s Project Description
25
30900 Rancho Viejo Road, Suite 285 • San Juan Capistrano, CA 92675 • (949) 581-2888 • Fax (949) 581-3599
November 4, 2021
Mr. Jim Campbell Deputy Community Development Director City of Newport Beach
100 Civic Center Drive
Newport Beach, CA 92660
Subject: Minor Use Permit Application and Operator License Application 453 Newport Center Drive, Fashion Island Regional Shopping Center
Dear Mr. Campbell:
On behalf of Joey Restaurant Group, CAA Planning, Inc. (CAA) submits the enclosed Minor Use Permit (MUP) application and Operator License (OP) application for alcohol sales at the proposed
Joey Newport Beach (Joey NB) restaurant to be located at 453 Newport Center Drive in the
Fashion Island Regional Shopping Center.
Fashion Island is an existing regional shopping center located in the middle of Newport Center and is designated as Regional Commercial (CR) in the General Plan and is a part of the North
Newport Center Planned Community (NNCPC), PC-56. A wide range of retail, entertainment,
service, and supporting uses to serve local and regional residents is permitted. Consistent with the NNCPC, eating and drinking establishments are permitted by right in Fashion Island, but a Minor Use Permit is required for the sale of alcohol, and an Operator License is required for late hours.
Proposed Project
Background
Joey NB will be located at 453 Newport Center Drive, which was formerly occupied by Roy’s of Newport Beach, LLC (Roy’s). The property owner, Irvine Company, is currently undertaking the demolition of all existing interior improvements, including the existing patio dining area, and will turn over the building to Joey NB in its original shell condition.
Tenant Improvements
The new tenant, Joey NB, proposes to demolish the existing entry tower element and the existing south façade. The Tenant Improvements (T.I.) will consist of fitting out the existing space to accommodate the new restaurant design, which includes a bar/cocktail lounge, a dining room, public/employee toilet rooms, and a commercial kitchen. Also included will be a patio dining area
with a bar and a waiting/seating area. There will be a new permanent roof structure over the entire patio footprint and a four-sided rooftop mechanical equipment screen.
CAA PLANNING
PA2021-263
26
Mr. Jim Campbell November 4, 2021 Page 2 of 2 The new restaurant will differ from the previous restaurant in that it will have a reduced gross floor area, and increases patio area, and more seating as shown in Table 1 below. TABLE 1 Roy’s Joey Net Increase/Decrease
Gross Floor Area 7,735 s.f. 7,588 s.f. -147 s.f.
Patio Area 778 s.f. 2,590 s.f. 1,812 s.f.
Seating 242 seats 367 seats 125 seats The new restaurant will be parked at the Fashion Island rate of 3 spaces per 1,000 square feet of gross floor area, or 23 spaces, as outlined in Table 4 of Section III.C.1 of the NNCPC Development Plan. This was the parking requirement for the previous restaurant so not additional parking is
required. (Patio outdoor dining area is not counted as gross floor area in Fashion Island pursuant to Section II.B.1 of the NNCPC.) The total seating will be 367 seats which is based on the building occupant load as shown on Sheet LS1.1 of drawings submitted with the application. The hours of operation for the restaurant will be 11 am to midnight daily. Due to the late hour
operation of the proposed restaurant (i.e., operating after 11p.m.), an Operator License application is submitted currently with MUP application.
Consistency
Under the Land Use and Development Regulations for PC-56, eating and drinking establishments and accessory or ancillary uses remain permitted by right. However, the sale of alcohol requires a
minor use permit with the Zoning Administrator as the approving authority. The CR designation of the Land Use Element of the General Plan identifies the location of the project site as being Regional Commercial (CR), which is intended to provide retail, entertainment, service, and supporting uses that serve local and regional residents. In addition, as part of the PC-
56 Zoning District, the Fashion Island Subarea 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 proposed restaurant, with eating and drinking establishment with alcoholic beverage sales will continue a commercial use that serves visitors, residents, and employees and, therefore, is consistent with the purposes of the North Newport Center Planned
Community District for the Fashion Island Subarea.
Required Action
As authorized by Section II.A.1, Table 1 of the North Newport Center Planned Community Development Plan, Joey Restaurant Group requests approval of an MUP and an OP by the Zoning Administrator to allow Joey NB to provide for the on-site sale and consumption of alcoholic
beverages at the proposed restaurant.
Please do not hesitate to contact me at (949) 581-2888 if you have any questions or concerns.
1 I I I I
PA2021-263
27
Mr. Jim Campbell November 4, 2021 Page 3 of 2 Sincerely, CAA PLANNING, INC.
Shawna L. Schaffner Chief Executive Officer
Attachments: Architectural Drawings (3-30”x42”, 4-11”x17”) Public Noticing Materials CD-ROM (via email)
c: James Szabatin – Joe Restaurant Group Brandon Mucha – Irvine Company Retail Properties
PA2021-263
28
Attachment No. ZA 4
Police Department Memorandum and
Reporting Districts
29
NEWPORT BEACH POLICE DEPARTMENT
DETECTIVE DIVISION
MEMORANDUM
TO: Makana Nova, Senior Planner
FROM: Wendy Joe, Police Civilian Investigator
DATE: December 8, 2021
SUBJECT: Joey Restaurant
453 Newport Center Drive
PA2021-263
OL2021-002
At your request, the Police Department has reviewed the project application for Joey Restaurant
located at 453 Newport Center Drive, Newport Beach. The applicant has requested a use permit
for improvements to the building previously occupied by Roy’s which will include a new 2,590-
square-foot outdoor dining patio. The Alcoholic Beverage License will remain a Type 47 ABC
License (On-Sale General – Eating Place).
Should this project be approved, an Operator License will be required due to the proposed late
hours.
Statistical Data and Public Convenience or Necessity
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 in and around the applicant’s proposed place of business at 453 Newport Center
Drive.
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.
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 which
encompasses the Fashion Island shopping and entertainment district. The RD is square in
shape, bordered by Jamboree on the west, San Joaquin Hills Road on the north, MacArthur to
the east, and Coast Hwy to the south.
30
Joey
PA2021-263
2
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
(ABC). These figures make up the “Crime Count” which is indicated on the attached statistical
data form.
This reporting district is reported to ABC as a high crime area as compared to other Reporting
Districts in the City. The RD’s Crime Count is 390, 179% over the City-wide crime count average
of 140. Since this area has a 20% or 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 61% below the City-
wide average, RD 38 is 53% below, and RD 44 (Corona Del Mar Village) is 119% above the
City-wide average.
The highest volume crime in this area is shoplift. The highest volume arrests in the area are drug
related offenses. DUI, Public Intoxication, and liquor law violations make up 16% of arrests in
this reporting district. In comparison, the figure for neighboring RD 43 is 17%, RD 38 is 23% and
RD 44 is 18%.
This location meets the legal criteria for undue concentration pertaining to crime (B&P §23958.4).
Alcohol License Statistics
The standard which ABC utilizes to identify an area over-saturated with alcohol licenses is
outlined in Business and Professions Code §23958.4. A reporting district is classified as having
“undue concentration” when there is a higher retail license to resident ratio than that of the
county.
The applicant premise is located within census tract 0630.8. This census tract has an
approximate population of 2,408 residents with 60 active on-sale alcohol licenses. That is a per
capita ratio of 1 on-sale license for every 40 residents. Per the Business and Professions code,
we compare this per capita ratio to Orange County’s off-sale per capita ratio of 1 license for every
618 residents.
This location meets the legal criteria for undue concentration pertaining to alcohol licenses (B&P
§23958.4).
Discussion and Recommendations
Undue Concentration exists in this location in regards to both crime and alcohol license
saturation, therefore, ABC will need to make a determination that this restaurant is a public
convenience or necessity (PCN) during their licensing process. PCN is demonstrated when the
business operation provides some kind of benefit to the surrounding community. Approval of a
use permit will indicate that the City of Newport Beach agrees this establishment will provide
public convenience or necessity.
The Police Department has no concerns with the application provided the conditions below (or
similar conditions) are imposed. Although the applicant location has undue concentration, the
area is a planned entertainment district with few residences making an application of this nature
31
Joey
PA2021-263
3
appropriate for the area. The crime in the neighborhood is largely due to thefts in and around the
mall area. The property owner, The Irvine Company, employs uniformed security for the area
which is serves as an additional crime deterrent.
Due to the late hours in conjunction with alcohol, the restaurant will be required to have an
Operator License issued by the Chief of Police. The applicant has provided a security plan which
is currently under review and will be an attachment to the completed Operator License.
The conditions on Use Permit No. UP3654 need to be updated to become equivalent with current
practices and recent authorizations. The Police Department recommends UP3654 conditions 2,
4, and 8 remain; and conditions 3, 5, 6, 7, 9 and 10 be updated with the following or similar
conditions:
1. 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 is a violation and may be cause for revocation of the use permit.
2. All owners, managers and employees selling alcoholic beverages shall undergo and
successfully complete a certified training program in responsible methods and skills for
selling alcoholic beverages within 60 days of hire. This training must be updated every 3
years regardless of certificate expiration date. The certified program must meet the
standards of the certifying/licensing body designated by the State of California. The
establishment shall comply with the requirements of this section within 60 days of
approval. Records of each owner’s manager’s and employee’s successful completion of
the required certified training program shall be maintained on the premises and shall be
presented upon request by a representative of the City of Newport Beach.
3. The eating and drinking establishment shall close no later than 12:00 a.m., daily.
4. Approval does not permit the premises to operate as a bar, tavern, cocktail lounge or
nightclub as defined by the Newport Beach Municipal Code.
5. 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.
6. No alcoholic beverages shall be consumed on any property adjacent to the licensed
premises under the control of the licensee.
7. No games or contests requiring or involving the consumption of alcoholic beverages shall
be allowed.
8. There shall be no reduced price alcoholic beverage promotions after 9:00 p.m.
9. Food service shall be made available to patrons until closing.
32
33
34
Attachment No. ZA 5
Security Plan
35
2400-1177 West Hastings Street
Vancouver, BC V6E 2K3
T: 604 699 5639 | F: 604 699 5630
JOEYRESTAURANTS.COM
JOEY Newport Beach - Security Plan
JOEY Newport Beach
Legal Entity – Joey Restaurant (Newport Beach) Inc. Location – 453 Newport Center Drive, Newport Beach, CA 92660 Regional Manager – Brent Koehn; bkoehn@JOEYrestaurants.com
Age Verification
The below procedures will be in place to prevent the sale of alcohol to minors per our JOEY Responsible Alcohol Serving Guidelines, enclosed. The following are further examined on Pages 11-12.
•Legally acceptable identification will be requested and reviewed in a systematic manner toconfirm that the identification was issued by a government agency and is valid. The ID must also
list a legal name, date of birth, include a photograph and physical description
•Identification must be requested from anyone that appears to be under the age 40.
•If there is ever a doubt about an identification card, it will not be accepted.
•Managers will support employees’ decisions to refuse service.
Operations
•At all times JOEY will have an adequate number of staff and management on shift to ensure that alcohol and patron behavior is monitored.
•Employees serving/selling alcoholic beverages will complete comprehensive service training through JOEY upon hire with regular refresher courses. All employees are required to understand and comply with the JOEY Responsible Alcohol Serving Guidelines.
•All employees on shift will monitor beverage sales and patron behavior.
•JOEY is a sit-down premium casual dining establishment. Crowding will not be permitted.
Intoxicated and Disorderly Patrons
The below procedures will be in place to prevent the sale of alcohol to intoxicated patrons per our JOEY Responsible Alcohol Serving Guidelines, enclosed. The following are examined further on Pages 9-12.
•If a patron enters the establishment and they are visibly intoxicated, service will be refused. Employees will ensure that the patron is not operating a vehicle. If the patron refuses to leave or
operates a vehicle, the authorities will be notified right away.
•Employees will manage patron alcohol consumption by:o Offering food with alcoholic drinks.o Serving a glass of water with alcoholic drinks.o Only serving one (1) alcoholic drink at a time or three (3) per hour.o If necessary, slow down service.o If service has been restricted, a manager will be notified right away.o Ensure all patrons consuming alcohol have a safe ride home.
•Employees will follow the below steps when refusing alcohol service:
o Advise management.o Inform the patron of their decision, while being courteous, discreet, and firm.
o If the patron becomes hostile or aggressive, the authorities will be notified right away.o Arrange for a safe ride home for the patron (taxi, rideshare, friend, family member, etc).
o Document the incident immediately.
36
2400-1177 West Hastings Street
Vancouver, BC V6E 2K3
T: 604 699 5639 | F: 604 699 5630
JOEYRESTAURANTS.COM
.
•If a patron becomes disorderly or violent:o Communicate that if they do not calm down, they will be asked to leave theestablishment.o If the issue persists, call the authorities right away.
o Employees should never involve themselves in a situation that endangers themselves orothers, the authorities should always be called.
Security
•JOEY establishments are equipped with video surveillance and alarm systems.
•Security personnel on the mall property or the City Police will be contacted as needed.
•Loitering and suspicious/criminal activity will be reported to the authorities.
•The office safe is kept in a secure room under video surveillance. Only Front of House Managers have access to the safe.
•Only Front of House Managers and Office Managers have access to cash kept on site during non-
business hours. All cash is kept in the safe.
•Bartenders and Guest Services have access to the restaurant floats during business hours under video surveillance.
•Servers are responsible for their own cash floats.
•Employees of JOEY will never close or open the establishment on their own. There are always two (2) employees on shift for a close and open.
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Responsible Alcohol
Serving Guidelines
California - November 2021
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Introduction
Serving alcohol responsibly is an important part of your job as a Joey partner. Irresponsible service
of alcohol can result in liability for you and the restaurant, jeopardize the restaurant’s license to
serve alcohol, and put the safety and well-being of our guests and community at risk. We ask that
you take your duties and obligations regarding the service of alcohol seriously.
The following guidelines are meant to supplement your training. Although your training establishes
an important baseline of understanding, Joey Restaurants sets an even higher standard. These
Guidelines will enable you to make sound decisions in what can sometimes be difficult situations. As
always, you can rely on your managers and leads for support and guidance. If you have any
questions about or suggestions for these Guidelines, please talk to your general manager. After
you have read the Guidelines, we will ask you to sign an Employee Responsibility Statement indicating
that you understand and will abide by the Guidelines.
The Law
We don’t expect you to become a lawyer. However, it is important that you have a general idea
of where the laws come from, what they say, and why it matters. We think it’s important that you not
only know what the right thing to do is, but why it’s the right thing to do.
As in every state, California regulates the production, distribution and sale of alcohol. The
California Department of Alcoholic Beverage Control (the “ABC” for short) is an agency of the state of
California that enforces the laws and rules. This is important to you because the agents of the
ABC actively enforce California laws and rules pertaining to the sale and service of alcohol. In addition,
all officers of the California State Patrol, county sheriff and municipal police departments can enforce
California state liquor laws. These agents and officers have the right to inspect all business locations
licensed by the ABC.
Your training provides you with a basic understanding of California state liquor laws. The laws regarding
serving alcohol to minors and a visibly intoxicated person (a “VIP”) are important to remember
and abide by. The following are very important for your work at Joey Restaurants:
•Do NOT sell an alcoholic beverage to a minor. It is illegal for anyone to sell, give or otherwise
supply alcohol to any person under the age of 21 years of age, or to allow a person under 21 years
of age to drink alcohol on his or her premises or on any premises under his or her control.
•Do NOT sell alcohol to a VIP. It is illegal to sell, give or otherwise supply alcohol to “any person
who is apparently under the influence of liquor.” We’ll talk about how to spot such a person later
in the Guidelines (even though we’re pretty sure you already know what to look for).
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Do NOT let a minor consume an alcoholic beverage. It is also illegal for a business licensed to let
anyone under 21 years of age drink alcohol in their business (regardless of who served it or
where it came from).
Do NOT let a minor possess an alcoholic beverage. It is against the law for anyone under the age
of 21 years to possess, drink, or otherwise acquire or attempt to acquire any alcohol. In other
words, even if you don’t witness the minor consuming the alcohol, it is against the law if a minor
is holding an alcoholic beverage or if an alcoholic beverage is directly in front of a minor in a way
that indicates that it is their drink.
Do NOT let a minor show visible signs of intoxication. It is illegal for a person under the age of
21 years to be in a public place, or to be in a motor vehicle in a public place, while showing the
effects of having consumed alcohol. Even if the minor did not consume any alcoholic beverages
at Joey Restaurants, contact your manager if a minor, or any patron, shows visible signs of
intoxication.
Do NOT allow disorderly conduct at the restaurant. It is illegal to permit disorderly conduct
anywhere on the licensed premises, including adjacent areas such as parking lots and outdoor
service areas.
The take home message is simple. Don’t serve alcohol to minors or VIP’s and don’t let VIP’s get behind
the wheel. If you do, you are putting yourself, and Joey, at tremendous risk. More importantly, you’re
letting the driver down and anyone that driver may injure or kill while driving impaired. We’re only
asking you to do the right thing. Don’t let us down.
Alcohol Effects
Alcohol is a drug that slows down the central nervous system and has serious psychoactive effects when
ingested by humans. Those effects may include euphoria, lethargy, confusion, stupor, coma and death.
Blood Alcohol Content (“BAC”) is the concentration of alcohol in a person’s blood and is the most
commonly used measure of intoxication for legal and medical purposes. The number of drinks
consumed alone is a relatively poor measure of BAC because it fails to take into account variations in
weight, sex and body fat. Unless a person has developed a high tolerance for alcohol, a BAC rating of .15
or .20% represents a very serious level of intoxication and impairment.
Drinking, driving, and DUI’s
The State of California has deemed anyone with a BAC of .08 or higher as being an impaired driver.
California prohibits the operation of a motor vehicle by a driver that has a .08 percent or higher BAC. In
addition, California has set lower BAC limits for commercial drivers (.04) and drivers under the age of 21
(.02). California DUI law also prohibits the operation of a motor vehicle by a driver that is under the
influence of a controlled substance such as marijuana, cocaine, inhalants or other intoxicants.
Recognizing the signs of intoxication
Recognizing the signs of intoxication and responding responsibly to prevent problems before they
happen is an essential component of your job at Joey. If you can spot the warning signs before a
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problem occurs and act to avoid it, you have taken the most important step towards safeguarding the
safety and well-being of our guests and community and reducing liability to you and the restaurant.
Drinks that have the same amount of alcohol will have the same effect on the drinker (the “standard
drink”). In a sense, a drink is a drink. It’s the alcohol that matters. Any type of drink that contains the
same amount of alcohol will have a similar effect on the drinker. When these beverages are served in
specific amounts, they contain exactly the same amount of alcohol. A 12 oz. of beer, 1.5 oz. highball and
5 oz. glass of wine have the same amount of alcohol.
12 ounces Beer = 1.5 ounces Highball = 5 ounces Wine
(5% alcohol volume)(40% alcohol volume)(12% alcohol volume)
You’ve probably seen and heard this many times before. The take home point is two fold. First, each of
us harbors preconceived notions about drinking, particularly that drinking spirits straight or in shots gets
you drunk quicker. As a result, we tend to underestimate the impact of beer, wine and fruity cocktails.
It’s important to focus on how much alcohol the guest has consumed and over what period of time, not
what they were drinking. Second, and more importantly, guests share these same preconceived notions
and often underestimate the impact of enjoying some beer or wine with their dinner, or a couple of
Bellinis. In other words, it is important to monitor guests for signs of intoxication regardless of what
they are drinking.
A drink is not always a drink. Yes, many rules have exceptions, including this one. Some drinks, such as
martinis, Long Island Ice Teas, and Supersonic Gin and Tonics, contain up to twice as much alcohol as a
standard drink. Check with your bartender or manager to gain an understanding of which drinks contain
significantly more alcohol than a standard drink.
Factors that influence BAC
For most people, BAC and level of intoxication are correlated: the more you drink, the more alcohol is in
your system, and the more intoxicated you appear.
Understanding BAC and the many factors that influence BAC will help you understand how alcohol can
have different effects on different people in different situations. It will also help you to anticipate the
intoxicating effects of alcohol even before your guest shows any visible signs of intoxication. This is
important because it will give you more time to manage the situation and avoid potential problems.
We’ll talk about that more in the “Identifying and Addressing Potential Problems” section later in the
Guidelines.
The two most important factors are (1) how much alcohol is consumed and (2) over what time period.
Intoxication begins to occur well before major behavioral signs show. Being alert to small behavior
changes can help the server prevent obvious intoxication. Similar amounts consumed may produce
different BAC results for different people, and even different results for the same person under certain
circumstances. You should consider the following factors in helping you assess the level of intoxication
of your guests:
Amount. The more alcohol consumed in a specific period of time, the higher a person's BAC will be and,
generally speaking, the greater level of impairment.
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Rate. Alcohol is absorbed very quickly into the body, but it takes the body approximately one hour per
standard drink to break alcohol down. The body starts to break down alcohol the moment it enters a
person’s system, but the body can only do so much and cannot break down alcohol any faster just
because there is more of it.
Size and Body Type. The larger and more muscular people are, the less effect alcohol will have on their
BAC. Fat cells do not absorb alcohol very well, so try to judge a person's size by their lean body mass.
Gender. Because of size and build, women are often more susceptible to alcohol. Because of biological
differences in how alcohol is metabolized, a woman will also become impaired quicker than a man the
same size who drinks the same amount of alcohol.
Age. Alcohol’s effects vary with age. Slower reaction times, problems with hearing and seeing, and a
lower tolerance to alcohol’s effects put older people at higher risk for falls, car crashes, and other types
of injuries that may result from drinking.
Food. The effect of food can be deceiving. Food will not prevent the absorption of alcohol, but it
will slow it down. BAC will rise more slowly if a patron consumes food with alcohol, but it will not make
them sober up quicker. Customers may drink more than they intended because they do not feel
the effects as quickly. Note, consuming salty food may cause people to drink faster.
Other Substances. Prescription medication, over-the-counter medication, and illegal drugs can enhance
the effect of alcohol. If you notice customers taking medication of any sort, watch them carefully. Also
watch for signs of drug-related impairment such as a patron who is easily distracted or who has
difficulty concentrating. If you suspect illegal drug use, you need to talk to your manager and
proactively manage the situation.
Experience. People often learn to disguise the more apparent signs of intoxication, but their central
nervous system is still affected by the alcohol they have consumed, which therefore, affects
reaction time and judgment. A patron who can disguise intoxication should be watched more closely
because he/she can reach dangerous levels of intoxication with little warning.
Tolerance. Some people develop a tolerance to alcohol. For these people, they need to consume more
alcohol to get the same effect because their body as adapted to increasingly large doses of alcohol.
Thus, such people may not “feel” drunk, but their BAC can be well over the limit.
Setting or Atmosphere. Many things including the lighting, decor, music, type of clientele, and seating
pattern, will affect a customer's behavior and consumption of alcohol. A person drinking alone may
consume more alcohol for something to do, whereas people drinking with friends may drink less
because they are involved in conversation. On the other hand, friends may encourage more drinking by
peer pressuring their companions to drink more or play drinking games.
The following charts may help you understand the relationship between alcohol consumption, BAC and
intoxication. In addition, the list of the fifty signs of intoxication is instructive in helping to spot the
warning flags early. Please review them.
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BAC Probable Effect Visual Signs
BAC Common Effects Visible Signs
Up to.05 Lowered inhibitions, relaxation,
slight
euphoria, increased risk taking.
.05+ If driving, person is likely to be
hesitant, may alternate from
"Who cares?” to impulsive
aggression. Should not drive!
❑ Is overly friendly
❑ Changes speech volume or rate
❑ Becomes emotional
.08 Impairment of muscle
coordination and driving skills;
legally impaired for driving
purposes.
❑ Shows bravado
❑ Uses loud or abusive speech
❑ Changes consumption rate
❑ Complains about strength of drinks
❑ Does things that are inappropriate
.10 Clear deterioration of reaction
time and control. ❑ Becomes argumentative
❑ Is careless with money
.12 Vomiting often occurs, unless
this level is
reached slowly.
❑ Appears flushed
❑ Bloodshot eyes
.15 Balance and movement are
impaired.
❑ Sweats a lot
❑ Has trouble focusing
❑ Slurs speech
❑ Is easily confused
❑ Does not respond quickly
❑ Is detached from surroundings .20+ Stupor, coma, depression of
many vital organs, and possibly
death.
❑ Fumbles, staggers or falls
❑ Spills drinks
❑ Leans on table for support
❑ Nods off
❑ Has difficulty picking up change or
removing card from wallet
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BAC Charts
1.
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50 Signs of Visible Intoxication1
1 Based on the Oregon Liquor Control Commissions “50 Signs of Visible Intoxication”,
http://www.oregon.gov/OLCC/docs/publications/50_signs_of_visible_intoxication.pdf.
1. Slurred speech
2. Swaying, staggering, or stumbling
3. Unable to sit straight
4. Bloodshot, glassy eyes
5. Loud, noisy speech
6. Speaking loudly, then quietly
7. Drinking too fast
8. Ordering doubles
9. Careless with money
10. Buying rounds for strangers or the
house
11. Annoying other guests and employees
12. Complaining about prices
13. Complaining about drink strength or
preparation
14. Argumentative
15. Aggressive or belligerent
16. Obnoxious or mean
17. Making inappropriate comments about
others
18. Crude behavior
19. Inappropriate sexual advances
20. Foul language
21. Making irrational statements
22. Depressed or sullen
23. Crying or moody
24. Extreme or sudden change in behavior
25. Overly animated or entertaining
26. Drowsiness
27. Drinking alone
28. Lack of focus and eye contact
29. Bravado, boasting
30. Difficulty remembering
31. Rambling train of thought
32. Slow response to questions or
comments
33. Spilling drinks
34. Trouble making change
35. Difficulty handling money
36. Difficulty lighting cigarettes
37. Lighting more than one cigarette
38. Letting cigarette burn without smoking
39. Clumsy
40. Difficulty standing up
41. Unusual walk
42. Boisterous
43. Bumping into things
44. Falling off of chair
45. Falling asleep
46. Can't find mouth with glass
47. Falling down
48. Mussed hair
49. Disheveled clothing
50. Overly friendly to other
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Identifying and addressing potential problems
Identifying and addressing situations before they become problems is essential to providing responsible
alcohol service. Joey expects you to be thoughtful and proactive in safeguarding our guests and the
community as well as the restaurant and yourself. Your best asset is your common sense. Use it! It’s
one of the reasons we hired you as a partner. If a situation doesn’t feel right, don’t ignore it. Take
action. If you aren’t sure what to do, talk to your manager. Here, she is on your side. The biggest
problems occur when you simply ignore a situation and fail to act in a timely, proactive manner.
Alcohol traffic light system
The alcohol traffic light system can serve as a practical rule-of-thumb in assessing and monitoring
drinking patterns. It also enables you to quickly communicate with fellow employees and managers
about your assessment of a situation. For example, when you’re slammed and have a table that may be
a potential problem (several guests are showing signs of intoxication), being able to tell your manager
and co-workers that you have a yellow light on 12 and having them quickly understand your concern is
critical.
The system is straightforward. Green represents safe, responsible drinking. Yellow represents
borderline drinking where one or more guests are drinking quickly and/or may be exhibiting some signs
of visible intoxication. Red represents dangerous drinking where one or more guests are exhibiting
multiple and/or clear signs of visible intoxication. Most tables should be green.
Yellow light situations (Proactive table management)
Yellow light assessments require that you carefully monitor the situation and tell your manager and co-
workers so they can help you monitor the situation. In addition to monitoring, you should also take
proactive steps to manage the situation such as the following:
Slow drink service. Time can be your ally. You can balance your responsibility to provide
quality, responsive service with an effort to slow a customer’s rate of alcohol consumption. You
can do this in the following ways if you feel a guest is approaching a problem level of
intoxication:
o Increasing the time between taking drink orders;
o Only taking orders from individuals and only when they are finished with their last drink;
o Not asking the table as a whole if they want another round; and
o Holding drink orders for a time before sending them through.
Provide water as an additional beverage selection on the table.
Suggest non-alcoholic beverages. “Mocktails.”
Suggest beverages with a lower alcoholic content. A tall vodka tonic (1.25 ounces with 4-8
ounces of mixer) versus a vodka martini (2+ ounces with no mixer).
Develop your relationship with the table. Seek to understand the table dynamic. Find allies that
might back you up if you must cut off one or more guests at the table.
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Red light situations (Refusing Alcohol Service)
Red light situations require action. Even with good prevention procedures in place, there will be times
when you will have to deal with an intoxicated individual or refuse service. This can be a difficult
situation, especially for new staff or with regular customers. Remember, such situations typically only
become bigger problems over time. Unfortunately, they rarely resolve themselves on their own.
Refusing alcohol service is one of the most difficult and important parts of your job. You can do it and
management will support you as long as you follow these guidelines and work with your manager.
Situations in which you will refuse alcohol service are never the same and require you to use common
sense and sound judgment. Unless the situation requires immediate action, involve your manager in the
decision to refuse service and ensure that they are aware of the situation and your intended actions.
Refusing service while not disturbing the flow of the guest’s experience is an art (and very difficult). You
can do it! The following are best practices in the art of refusing service:
Understand the situation. Talk to the table. Put yourself in their shoes. If you were them, how
would you want the server to handle the situation?
Talk directly and privately to the guest if possible. For some, being refused service can be
embarrassing. Show compassion and understanding. Do not be confrontational or hostile.
Do not use emotionally charged words. Do not tell someone that they are “Cut off” because
they are “drunk,” “loaded,” or similar. In addition to not using charged words, make sure that
your tone of voice and body language are friendly and open.
Find allies. In addition to your managers and co-workers, the most important supporter of your
actions may be sitting at the table. Build relationships, make eye contact, and be open to
receiving support. The best way to gain such support is to show that you understand and
sympathize with the situation, that you wish that you didn’t have to do it, and want them to stay
and continue to enjoy the evening.
Be firm and resolute. Given them no reason to doubt your conviction and willingness to follow
through.
Cite higher authority. Let them know that your manager supports your decision.
Encourage them to stay and continue to enjoy their time at Joey. Refusing service is not the
same as asking guests to leave. Make it clear that your refusal only applies tonight (unless they
are a repeat, problem guest) and they will be served as usual on their next visit.
Get them home safely. Ensure safe transportation when they decide to leave. Joey has
relationships with one or more local cab companies. You should know or have ready access to
their numbers and offer to arrange a cab for your guests if necessary.
What should I do if a guest is disturbing others, making threats, or acting belligerently or violently?
Joey must provide a level of safety and protection to the guests and the staff. Sometimes it is better if a
guest leaves or does not come into the restaurant in the first place. If a guest is disturbing others,
making threats, or acting belligerently or violently, it may become necessary to ask such an individual to
leave or not to enter the restaurant. If you believe a guest is acting in such a manner and that further
efforts to manage the situation would put you, other staff or guests in danger or otherwise fail to make
the situation better, alert your manager to the situation as soon as possible. If your location has access
to private security support, contact them to provide further assistance. Do not put yourself, the staff or
guests at risk. Do not use physical force unless absolutely necessary to defend yourself or others. Using
physical force is a last resort that we hope will never be necessary at Joey. If you believe that the
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situation is escalating and puts you, the staff and other guests at risk of physical harm, contact the local
police.
In such situations, always:
Be reasonable, respectful and calm;
Downplay the situation and give the person an easy way out;
Identify yourself as a person who has the authority to ask a person to leave;
Ask the person to leave; and
Give the person reasonable time to leave.
In the unlikely event that physical force is required to defend yourself or others, use only reasonable
force that is the minimal amount necessary. Any unnecessary force, especially that which results in
injury, leaves you and the restaurant open to liability and endangers the guest. Again, the use of
physical force is a last resort and should only be used when absolutely necessary to defend yourself or
others. We believe that it is highly unlikely that you will ever be faced with such a situation at Joey.
Always record the incident in the incident log.
Getting Your Guests Home Safely
You are responsible for ensuring that intoxicated guests get home safely. Your responsibility includes
guests that are walking or biking home. The following are options for getting your guests home safely:
Designated driver or sober friend. Enlist the support of the guest’s friends. If no one is available
at the restaurant, ask if there is anyone who you can call.
Call a cab. If the guest is leaving a car near the restaurant, work with your manager to ensure its
safety. Use holiday-specific or other safe-ride programs if available in your area. Get a room.
If possible, suggest that the guest make a night of it and stay the night at a nearby hotel. Make
sure they make it there safely.
Seek other solutions with your manager.
House Policies
The following are house policies that Joey expects all partners to know, understand and abide by.
Checking Identification
Checking guest identification to verify that your guests are 21 years of age or older is an essential
component of your job. It is your responsibility to check the identification of anyone who appears under
the age of 40 every time you initiate alcohol service with them. No excuses, no exceptions. To be clear,
if Jill comes in a Thursday night, attempts to order a drink and appears to be under the age of 40, you
must check her identification before serving her alcohol. If she comes back on Friday, you must check
her identification again. Get into the habit.
Failure to check a guest’s age is not excused by any of the following:
Regulars. It doesn’t matter if the guest is a regular or if you know that they are over 21.
Too busy. Ask for help. Checking I.D.’s is an important part of your job.
Friends and family. Doesn’t matter.
Don’t feel like it. Take the night off if you don’t want to or are unable to do your job.
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Generally speaking, to be acceptable, an I.D. must be (1) current (NOT expired) and include the (2)
person's photograph, (2) date of birth, and (3) signature.
Types of acceptable I.D. include the following:
A driver's license or instruction permit issued by any U.S. state or Canadian province.
o Note, if the customer's state license has expired, he/she must also show a valid
temporary driver's license with the expired card.
A U.S. Military I.D. card, including active duty, reserve, retired and/or dependent.
A state I.D. card. An official state or Canadian province I.D. card.
An official passport issued by any nation.
If the presented identification is not on this list, please talk to your manager.
Incident Log
Purpose. Keeping an Incident Log is essential to minimizing liability, ensuring continuing legal
compliance and memorializing the details of an incident that may be important years after the incident.
In addition, the key to handling, and learning from, alcohol related incident is to document such
incidences and periodically review them for patterns or other consistent problems. Incidents should be
logged out at the end of the shift by a manager or floor lead. The Log out can be used internally to
assess your alcohol service and can be helpful in the event of a lawsuit. A Log out template is provided
by the company and should be emailed to the designated manager(s) and chef(s
Documentation. Document the details of incidents such as refusing alcohol service, arranging
transportation for a guest, refusing the false ID of a minor and calling police to your establishment.
Write a report for all incidents. This step should be taken immediately after an event occurs while the
facts are still fresh. Include in the report the date, time, and server and manager involved. List the
names of the guests and employees who witnessed the incident and physical descriptions of all
intoxicated guests. For guests, obtain complete contact information in case it is necessary to contact
them in the future. It is important to complete the Incident Log out every shift even if the only notation
is no incidents.
Drinking on duty
Drinking while working at Joey is automatic grounds for termination. Joey has a zero tolerance policy.
Please don’t drink while on duty.
Last Call
Last call is called 15 minutes before closing time. No alcohol can be ordered or served after closing time.
This gives you 15 minutes to fulfill your guests’ orders. Under no circumstances can alcohol be
sold, served or consumed between 2 am and 6 am. California law prohibits the sale, service
and consumption of alcohol at licensed establishments between these hours seven days a week
with no exceptions.
49
Attachment No. ZA 6
Project Plans
50
Matthew P. Moscati, AIA, LEED AP
The undersigned hereby certifies,
that to the best of his knowledge,information, and belief,
the plans and specifications are in accordance with
2019 California Building Code
SP1.0
SP1.1
OVERALL SITE PLAN
DETAILED SITE PLAN
A7.2
A7.3
A8.0
A9.0
A9.1
MP-1
STOREFRONT / EXT. WALL BASE DTLS.
EXTERIOR DETAILS
DETAILED TOILET RM PLANS & ELEVS.
DETAILS (INTERIOR)
DETAILS (CEILING)
MUNICIPAL PLAN REVIEW
T1.0
T1.1
TITLE SHEET
GENERAL NOTES / LEGENDS / ABBREVS.
LS1.0
LS1.1
LS1.2
AD1.0
AD1.1
A0.0
A1.0
A1.1
A2.0
A2.1
A3.0
A4.0
A4.1
A5.0
A6.0
A6.1
A6.2
A7.0
CODE ANALYSIS
EGRESS PLAN & SCHEDULE
HC ACCESSIBILITY
DEMOLITION FLOOR PLAN
DEMOLITION ELEVATIONS
PATIO PLANS AND ELEVATIONS
SLAB PLAN
FLOOR PLAN
REFLECTED CEILING PLAN
RCP FRAMING & LIGHTING PLAN
ROOF PLAN & DETAILS
ROOM FINISH SCHEDULE/DETAILS
DOOR SCHEDULE & DETAILS
EXTERIOR ELEVATIONS
BUILDING SECTIONS
BUILDING SECTIONS
WALL SECTIONS
STOREFRONT ELEVATIONS
T E N A N T
A R C H I T E C T
SIERRA CONSULTING STRUCTURAL ENGINEERS
9330 WEST MARTIN AVE., SUITE 200
LAS VEGAS, NEVADA 89148
Contact: Aaron Carver (Principal)
Phone: 702.804.5986
E-mail: aaron@sierrastructural.net
TRM ARCHITECT
448 DELAWARE AVENUE
BUFFALO, NEW YORK 14202
Contact: Patrick Dineen (Associate)
Phone: 716.883.3516 Mobile: 716.200.9723
E-mail: p.dineen@trmarchitect.com
Contact: Amanda Schichtel
Phone: 716.883.3516 Fax: 716.883.4740
E-mail: a.schichtel@trmarchitect.com
S T R U C T U R A L E N G I N E E R
M E C H A N I C A L E N G I N E E R
E L E C T R I C A L E N G I N E E R
L I G H T I N G D E S I G N
P L U M B I N G E N G I N E E R
K I T C H E N D E S I G N
G E N E R A L C O N T R A C T O R
LIGHTING DESIGN ALLIANCE
2830 TEMPLE AVENUE
LONG BEACH, CALIFORNIA 90806
Contact: Travis Dickey (Senior Designer)
Direct: 562.326.5807 Office: 562.989.3843
E-mail: tdickey@lightingdesignalliance.com
FOUNDRY COMMERICAL KITCHENS
1020 EAST CORDOVA
VANCOUVER BC, V6A 4A3
Contact: Cat Donlevy (Project Manager)
Office: 604.216.2566 x227 mobile:778.875.5464
E-mail: cat@foundrykitchens.com
CRO ENGINEERING GROUP, INC.
18562 FLORIDA STREET, SUITE 100
HUNTINGTON BEACH, CALIFORNIA 92648
Contact: Conrad Orr Sr. (President)
Direct: 714.847.7100 x1001 Mobile: 949.929.0899
E-Mail: conrad@croeg.com
Contact: Conrad Orr Jr. (Senior Plumbing Designer)
Direct: 714.847.7100 x4001 Mobile: 949.412.2783
E-mail: corr@croeg.com
L A N D L O R DContact: Dan Moss (Sr. Project Manager)
Direct: 760.309.1986
E-mail: dan.moss@salasobrien.com
A C O U S T I C C O N S U L T A N T
VENEKLASEN AND ASSOCIATES
1711 SIXTEENTH STREET
SANTA MONICA, CA 90404
Contact: Matt Rashoff
Phone: 310.450.1733
E-mail: mrashoff@veneklasen.com
A U D I O / V I S U A L C O N S U L T A N T
PALADIN TECHNOLOGIES
1277 EAST GEORGIA STREET
VANCOUVER, BC CANADA, VGA 2A9
Contact: Tom Potucek (Vice President)
Direct: 604.216.3510 Mobile: 604.220.4227
E-mail: tom@paladintechnologies.com
JOEY RESTAURANT GROUP
2400 1177 WEST HASTINGS STREET
VANCOUVER, BC V6E 2K3
Owner's Representative: James Szabatin (Project Manager)
Mobile: 647.614.1080
E-mail: jszabatin@joeyrestaurants.com
STRUCTURAL DRAWINGS
INTERIOR DESIGN DRAWINGS
MECHANICAL DRAWINGS
PLUMBING DRAWINGS
ELECTRICAL DRAWINGS
KITCHEN EQUIPMENT DRAWINGS
ARCHITECTURAL DRAWINGS
A/V DRAWINGS
LIGHTING DRAWINGS
KUSHNER - VARKER ASSOCIATES, INC.
33760 WILLOW HAVEN LANE, UNIT 105
MURRIETA, CALIFORNIA 92563
Contact: Kelley Kushner-Varker
Phone: (O)951.226.0164 (M) 951.409.4081
E-Mail:Kelley@kva-inc.org
SALAS O'BRIEN
8825 RESEARCH DRIVE
IRVINE, CALIFORNIA 92618
Contact: Gary Petrak
Phone: (D) 949.377.2923 (M) 949.903.3502
E-Mail:gary.petrak@salasobrien.com
IRVINE COMPANY
110 INNOVATION DR.
IRVINE, CALIFORNIA 92617
Contact: Brandon Mucha (Dir., Construction Services)
Office: 949.720.3198 Mobile: 714.412.3591
E-mail: bmucha@irvinecompany.com
SHAWMUT DESIGN & CONSTRUCTION
224 N. DESPLAINES STREET (SUITE 401)
CHICAGO, IL. 60661
Contact: Bob Motta (Project Executive)
Office: 312.535.2912 Mobile: 617.839.6283
E-mail: REM@shawmut.com
ELECTRICAL SITE PLAN & LEGEND
ELECTRICAL NOTES
SINGLE LINE DIAGRAM
PANEL SCHEDULES
FIXTURE SCHEDULES
LUTRON DIMMING DIAGRAM
CEILING LIGHTING PLAN
MILLWORK LIGHTING PLAN
POWER PLAN
POS PLAN
FIRE ALARM PLAN
ROOF PLAN
ELECTRICAL DETAILS
ELECTRICAL DETAILS
ELECTRICAL DETAILS
ELECTRICAL SPECIFICATIONS
ELECTRICAL SPECIFICATIONS
M1.0
M1.1
M2.0
M3.0
M4.0
M5.0
P1.0P1.1P1.2P1.3P1.4P2.0P3.0P4.0
P5.0
ID0.00
ID1.00
ID1.10
ID2.10
ID3.10
ID4.00
ID4.10
ID5.00
ID5.10
ID5.20-5.21
ID5.30
ID5.31
ID6.10
ID6.11
ID6.20
ID6.21
ID6.22
ID7.10
ID7.11
ID7.12
ID7.20
ID7.21
ID7.22
ID7.23
ID7.30
ID7.31
ID7.32
ID8.10
ID8.11
ID8.20
ID9.10
ID9.20
ID9.21
ID9.30
AV LAYOUT RCP
KEY PLAN
EQUIPMENT LAYOUT
GENERAL NOTES
SITE CONDITION
SERVICE SCHEDULE
MECHANICAL LAYOUT
ELECTRICAL LAYOUT
ROOF LAYOUT
EXHAUST HOOD & KDS DETAILS
CURB LAYOUT
CONDUIT LAYOUT
ELEVATIONS AND SECTIONS
ELEVATIONS AND SECTIONS
ELEVATIONS AND SECTIONS
REFRIGERATION RACK DETAILS
LIGHTING COVER PAGE
LIGHTING FIXTURE SCHEDULE
LIGHTING CONTROL INTENTFLOOR PLAN LIGHTINGRCP LIGHTINGROOF LIGHTINGLIGHTING CUTSHEETS 0LIGHTING CUTSHEETS 1LIGHTING CUTSHEETS 2LIGHTING CUTSHEETS 3LIGHTING CUTSHEETS 4
LIGHTING CUTSHEETS 5
LIGHTING CUTSHEETS 6
LIGHTING CUTSHEETS 7
LIGHTING CUTSHEETS 8
LIGTHING CUTSHEETS 9
LIGHTING CUTSHEETS 10
LIGHTING CUTSHEETS 11
LIGHTING CUTSHEETS 12
LIGHTING CUTSHEETS 13
LIGHTING CUTSHEETS 14
LIGHTING CUTSHEETS 15
LIGHTING CUTSHEETS 16
LIGHTING CUTSHEETS 17
LIGHTING CUTSHEETS 18
LIGHTING CUTSHEETS 19
LIGHTING CUTSHEETS 20
LIGHTING CUTSHEETS 21
LIGHTING CUTSHEETS 22
S0.0
S0.1
S0.2
S0.3
S1.1
S3.0
S5.1
S5.2
S5.3
S5.4
S6.1
S6.2
LOCATION KEY MAP
9330 W. Martin Ave. Suite 200Las Vegas, NV 89148Telephone: (702) 804.5986Fax: (702) 804.69271234 E. BURNETT ST.SIGNAL HILL. CA 90755-3510(TEL.)562.989.3843(FAX) 562.989.3847·JOEY NEWPORT BEACH·
453 NEWPORT CENTER DRIVE
NEWPORT BEACH , CA. 92660
·JOEY NEWPORT BEACH ·
TENANT IMPROVEMENTS :
DRAWING SCHEDULEPROJECT DIRECTORY PROJECT DATA
•COMMERCIAL BUILDING CODE:
2019 CALIFORNIA BUILDING CODE (CBC)
•FIRE CODE:
2019 CALIFORNIA FIRE CODE, TITLE 24, PART 9
•ACCESSIBILITY CODE:
2019 CALIFORNIA BUILDING CODE, CHAPTER 11B
•ENERGY CODE:
2019 CALIFORNIA ENERGY CODE (CEC)
•MECHANICAL CODE:
2019 CALIFORNIA MECHANICAL CODE (CMC)
•PLUMBING CODE:
2019 CALIFORNIA PLUMBING CODE (CPC)
•ELECTRICAL CODE:
2019 CALIFORNIA ELECTRICAL CODE
•GREEN CODE:
2019 CALIFORNIA GREEN BUILDING STANDARDS CODE (CALGREEN)
•EXCAVATION AND GRADING CODE:
NEWPORT BEACH EXCAVATION AND GRADING CODE 1020 EAST CORDOVAVANCOUVER BC, V6A 4A3TELEPHONE: 604.216.256618562 FLORIDA STREET, SUITE 100HUNTINGTON BEACH, CALIFORNIA 92648TELEPHONE: 714.847.7100SCHEDULES, NOTES & SPECIFICATIONSDETAILSDETAILSGENERAL NOTESSITE PLANWASTE AND VENT PIPING PLANWATER PIPING PLANGAS, CONDENSATE AND STORM DRAIN PIPING PLAN
ROOF PLAN
MECHANICAL SCHEDULES, NOTES, AND LEGENDS
MECHANICAL SPECIFICATIONS
WIRING DIAGRAMS AND FIREWRAP DETAILS
MECHANICAL ROOF PLAN
MECHANICAL FLOOR PLAN
TILE 24
E0.1
E0.2
E1.1
E1.2
E1.3
E1.4
E2.1
E2.2
E3.1
E3.2
E4.1
E5.1
E6.1
E6.2
E6.3
E7.1
E7.2
COVER SHEET
CONSTRUCTION SCHEDULES
CONSTRUCTION PLAN
REFLECTED CEILING PLAN
POWER & COMMUNICATION PLAN
FINISH SCHEDULES
FLOOR FINISH PLAN
FURNITURE & MILLWORK SCHEDULE
FURNITURE & MILLWORK PLAN
TABLE TYPES
SIGNAGE SCHEDULE
SIGNAGE PLAN
RESTROOMS: ENLARGED PLAN & ELEVATIONS
RESTROOMS: ENLARGED PLAN & ELEVATIONS
BAR: ENLARGED PLAN & ELEVATIONS
BAR: ENLARGED PLAN & ELEVATIONS
BAR ELEVATIONS & DETAILS
ELEVATIONS: FRONT OF HOUSE
ELEVATIONS: FRONT OF HOUSE
ELEVATIONS: FRONT OF HOUSE
ELEVATIONS: BACK OF HOUSE
ELEVATIONS: BACK OF HOUSE
ELEVATIONS: BACK OF HOUSE
ELEVATIONS: BACK OF HOUSE
ELEVATIONS: PATIO
ELEVATIONS: PATIO
ELEVATIONS: EXTERIOR
CONSTRUCTION: DETAILS
CONSTRUCTION: DETAILS
CONSTRUCTION: DETAILS
MILLWORK: BOOTHS
MILLWORK: SERVICE STATIONS
MILLWORK: SERVICE STATIONS
MILLWORK: DETAILS
TA101
FS0.0
FS1.0
FS2.0
FS3.0
FS4.0
FS5.0
FS6.0
FS7.0
FS8.0
FS9.0
FS10.0
FS11.0
FS11.1
FS11.2
FS12.0
LD0.0
LD0.1
LD0.2LD1.0LD2.0LD3.0LD4.0LD4.1LD4.2LD4.3LD4.4
LD4.5
LD4.6
LD4.7
LD4.8
LD4.9
LD4.10
LD4.11
LD4.12
LD4.13
LD4.14
LD4.15
LD4.16
LD4.17
LD4.18
LD4.19
LD4.20
LD4.21
LD4.22
COVER SHEET AND GENERAL NOTES
GENERAL NOTES
GENERAL NOTES, QA AND SI
TYPICAL SCHEDULES
FOUNDATION PLAN
ROOF PLAN
FOUNDATION TYPICAL DETAILS
CONCRETE TYPICAL DETAILS
STRUCTURAL STEEL TYPICAL DETAILS
STEEL DECK TYPICAL DETAILS
SECTIONS AND DETAILS
SECTIONS AND DETAILS
OCCUPANCY CLASSIFICATION: ASSEMBLY GROUP A2 (RESTAURANT)
TYPE OF CONSTRUCTION: VB (SPRINKLERED)
GROSS FLOOR AREA: BUILDING FLOOR AREA:7,588 SF
PATIO FLOOR AREA (COVERED): 2,590 SF
PROJECT SUMMARY
THIS PROJECT CONSISTS OF DEMOLISHING THE EXISTING ENTRY TOWER ELEMENT AND SOUTH FACADE OF THE FORMER ROY'S
HAWAIIAN RESTAURANT. OUR TENANT FIT-OUT INCLUDES THE CONSTRUCTION OF A ONE STORY RESTAURANT, BAR,
COMMERCIAL KITCHEN AND COVERED EXTERIOR PATIO DINING SPACE WITH AN ENCLOSED BAR. WE WILL ALSO BE ADDING
A FOUR SIDED ROOFTOP MECHANICAL EQUIPMENT SCREEN. THE OVERALL BUILDING AREA IS NOT BEING ALTERED.
PROJECT ADDRESS:
JOEY RESTAURANT
FASHION ISLAND
453 NEWPORT CENTER DRIVE
NEWPORT BEACH, CA. 92660
BUILDING DEPARTMENT:
CITY OF NEWPORT BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
BUILDING DIVISION
100 CIVIC CENTER DRIVE
P.O. BOX 1768
NEWPORT BEACH, CA. 92658-8915
(949)644-3200
HEALTH DEPARTMENT:
COUNTY OF ORANGE
HEALTH CARE AGENCY
ENVIRONMENTAL HEALTH
1241 E. DYER RD. SUITE 120
SANTA ANA, CA. 92705
(714)433-6074
DEFERRED SUBMITTALS
THE FOLLOWING ITEMS WILL BE SUBMITTED AS DEFFERED SUBMITTALS:
1.BUILDING SIGNAGE (EXTERIOR & INTERIOR)
2.FIRE ALARM SYSTEM
3.FIRE SPRINKLER SYSTEM
4.KITCHEN HOOD FIRE SUPPRESSION SYSTEM
NOTES: DEFERRED SUBMITTAL DOCUMENTS SHALL BE REVIEWED BY THE REGISTERED DESIGNER IN RESPONSIBLE CHARGE AND
APPROVED WITHOUT EXCEPTION AND WITHOUT RED LINES BEFORE BEING SUBMITTED TO THE BUILDING DEPARTMENT FOR
REVIEW & APPROVAL. THE DEFERRED PERMIT MUST BE ACQUIRED PRIOR TO THE INSTALLATION. SEPARATE PERMITS REQUIREDFROM THE CITY OF NEWPORT BEACH FIRE DEPARTMENT FOR ITEMS 2, 3, & 4.
ISSUE DATE REMARKS
A 27OCT21 ISSUED FOR MUP REVIEW
ALL REPORTS, PLANS, SPECIFICATIONS,
FIELD DATA & NOTES, AND OTHER
DOCUMENTS, INCLUDING ALL
DOCUMENTS ON ELECTRONIC MEDIA,PREPARED BY TRM ARCHITECT.AS INSTRUMENTS OF SERVICE SHALLREMAIN THE PROPERTY OF TRM ARCHITECT.TRM ARCHITECT SHALL RETAINALL COMMON LAW, STATUTORY, AND
OTHER RIGHTS, INCLUDING THE
COPYRIGHT THERETO.
plotted: Wednesday, October 27, 2021
T1.0
SHEET NUMBER:DRAWING ISSUES
PROJECT NUMBER:TRM #3917 ·JOEY NEWPORT BEACH·453 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660e-mail l.beck@trmarchitect.comp.dineen@trmarchitect.comTENANT IMPROVEMENTS:PA2021-263
51
STEAK HOUSE (N.I.C)
FLEMING'S PRIME
(E) BANK
BLDG.
GARDEN
COURT
415
182.31
TG
182.25
TG
FS
EXISTING TRUE FOOD (N.I.C)
ULTA BEAUTY
427
455
451
137STARBUCKS
135
129
NESPRESSO
139
LINCOLN
EXPERIENCE
CENTER
127
THE SHADE
STORE
123
SKIN
LAUNDRY
SEE'S CANDIES
133
BACIO DI
LATTE
WHOLE FOODS
MARKET
NEWPORT
C
E
N
T
E
R
D
RI
V
E
E
A
S
T
SAN NICOLAS
DRIVE
SANTA ROSA
DRIVE
PROPOSED JOEY RESTAURANT
SCALE: 1" = 40'-0"
OVERALL SITE PLAN1
SEE SHEET SP1.1 FOR
DETAILED SITE PLAN - THIS
AREA
PROPOSED JOEY
RESTAURANT
LANDLORD SHELL
DRAWINGS & COMPLETE
ENGINEERED SITE
DRAWINGS SUBMITTED
UNDER SEPARATE COVER AJSISSUEDATEREMARKSA27OCT21ISSUED FOR MUP REVIEWplotted: Wednesday, October 27, 2021ALL REPORTS, PLANS, SPECIFICATIONS, FIELD DATA & NOTESAND OTHER DOCUMENTS, INCLUDING ALL DOCUMENTS ONELECTRONIC MEDIA, PREPARED BY TRM ARCHITECTURE,DESIGN & PLANNING, P.C. AS INSTRUMENTS OF SERVICE SHALLREMAIN THE PROPERTY OF TRM ARCHITECTURE, DESIGN &PLANNING, P.C. TRM ARCHITECTURE, DESIGN & PLANNING,P.C. SHALL RETAIN ALL COMMON LAW, STATUATORY, ANDOTHER RIGHTS, INCLUDING THE COPYRIGHT THERETO.JOB NUMBER:SHEET NUMBER:AS NOTEDDRAWN BY:SCALE:DATE:OVERALL SITE PLAN39172021.MAR.30SP1.0·JOEY NEWPORT BEACH·TENANT IMPROVEMENTS:453 NEWPORT CENTER DRIVENEWPORT BEACH CA 92660PA2021-263
52
K-4323KINGSTONBOWLVITREOUS CHINA
K-4323KINGSTONBOWLVITREOUS CHINAK-4323KINGSTONBOWLVITREOUS CHINA
K-4323KINGSTONBOWLVITREOUS CHINAK-4323KINGSTONBOWLVITREOUS CHINAK-4323KINGSTONBOWLVITREOUS CHINA
STEAK HOUSE (N.I.C)
FLEMING'S PRIME
EXISTING TRUE FOOD (N.I.C)
455
451
NEWPOR
T
C
E
N
T
E
R
D
RI
V
E
E
A
S
T
SLOPE 2% MAX.
NEW TILE ON CONC.
SLAB (SEE PATIO PLAN,
STRUCT. AND ID DWGS.)
JOEY WORK LIMIT
JOEY WORK LIMIT
JOEY WORK LIMIT
JOEY WORK LIMIT
EXISTING SERVICE YARD
& CAN WASH
EXISTING SERVICE
CORRIDOR
EXISTING ADJ. SUITE (N.I.C)
MEN'S RESTROOM
WOMEN'S RESTROOM
STAFF RESTROOMS
LOCATION OF NEW
1,500 GAL & 750 GAL.
GREASE INTERCEPTOR'S
BY LANDLORD.
NEW SIDEWALK
(BY JOEY GC)
EXIST. ADA RAMP
TO REMAIN
EXIST. SIDEWALK TO BE
REWORKED AS NECESSARY
FOR NEW CONFIGURATION
OF MAN DOOR
NEW SIDEWALK TO BE
FLUSH WITH EXISTING
EXISITING SIDEWALK
TO REMAIN (PROTECT
DURING CONSTRUCTION)
REPLACE ANY DAMAGED
SECTIONS TO MATCH
EXIST./ADJACENT CONST.
NEW LANDSCAPING
04OCT21ISSUED FOR REVIEWSCALE: 1" = 10'-0"
DETAILED SITE PLAN1
LANDLORD SHELL & SITE
DRAWINGS SUBMITTED
UNDER SEPARATE COVER
PROJECT SUMMARY
THIS PROJECT CONSISTS OF DEMOLISHING THE EXISTING ENTRY TOWER ELEMENT AND
SOUTH FACADE OF THE FORMER ROY'S HAWAIIAN RESTAURANT. OUR TENANT FIT-OUT
INCLUDES THE CONSTRUCTION OF A ONE STORY RESTAURANT, BAR, COMMERCIAL
KITCHEN AND COVERED EXTERIOR PATIO DINING SPACE WITH AN ENCLOSED BAR. WE
WILL ALSO BE ADDING A FOUR SIDED ROOFTOP MECHANICAL EQUIPMENT SCREEN.
THE OVERALL BUILDING AREA IS NOT BEING ALTERED.
PROJECT AREA
FLOOR LEVEL GROSS FLOOR AREA
BUILDING FLOOR AREA: 7,588 SF
PATIO FLOOR AREA (COVERED): 2,590 SF
USE AND OCCUPANCY CLASSIFICATION
OCCUPANCY CLASSIFICATION
THE NEW RESTAURANT OCCUPANCY IS ASSEMBLY GROUP A2 (303.3) WITH MINOR
ACCESSORY GROUPS: BUSINESS GROUP B (304.1) AND LOW HAZARD STORAGE S-2
(311.3).
CONSTRUCTION TYPE
TYPE VB - CONSTRUCTION IN WHICH THE BUILDING ELEMENTS LISTED IN TABLE 601 ARE
OF NON-COMBUSTIBLE MATERIALS, EXCEPT AS PERMITTED IN SECTION 603 AND
ELSEWHERE IN THIS CODE. (602.5 CBC)
CHAPTER 5 GENERAL BUILDING HEIGHTS AND AREAS
ALLOWABLE BUILDING HEIGHT = 60 FEET.
ALLOWABLE NUMBER OF STORIES (TABLE 504.4) = 2
ALLOWABLE FLOOR AREA (PER TABLE 506.2) = 24,000 S.F.
BUILDING AND COVERED PATIO WILL BE FULLY SPRINKLERED.
THE PROPOSED JOEY RESTAURANT IS 1 STORY AND 20'-0" IN HT. TO THE TOP OF THE
EXISTING PARAPET. OUR PROPOSED MECHANICAL EQUIPMENT SCREEN IS 7'-10"
ABOVE THE PARAPET, TOTAL 27'-10".
CALCULATED OCCUPANT LOAD: 370
EXITS REQUIRED: 2
EXITS PROVIDED: 4 AISSUEDATEREMARKSA27OCT21ISSUED FOR MUP REVIEWplotted: Wednesday, October 27, 2021ALL REPORTS, PLANS, SPECIFICATIONS, FIELD DATA & NOTESAND OTHER DOCUMENTS, INCLUDING ALL DOCUMENTS ONELECTRONIC MEDIA, PREPARED BY TRM ARCHITECTURE,DESIGN & PLANNING, P.C. AS INSTRUMENTS OF SERVICE SHALLREMAIN THE PROPERTY OF TRM ARCHITECTURE, DESIGN &PLANNING, P.C. TRM ARCHITECTURE, DESIGN & PLANNING,P.C. SHALL RETAIN ALL COMMON LAW, STATUATORY, ANDOTHER RIGHTS, INCLUDING THE COPYRIGHT THERETO.JOB NUMBER:SHEET NUMBER:AS NOTEDDRAWN BY:SCALE:DATE:MUNICIPAL PLANREVIEW39172021.MAR.30MP-1·JOEY NEWPORT BEACH·TENANT IMPROVEMENTS:453 NEWPORT CENTER DRIVENEWPORT BEACH CA 92660PA2021-263
53
C C
A A
B B
D
E
9 7.3 6.4 5.4 4.3 3.2 2.4 1.310
A.1 A.1
G
F
7.2
SCALE: 1/4"=1'-0"
DEMOLITION FLOOR PLAN1
EXISTING STEEL COLUMNS
TO REMAIN, TYP. (SEE
STRUCT. DWGS.)
ENCAPSULATE EXISTING STUDS, SEE FLOOR
PLAN & SLAB PLAN FOR NEW WORK
EXISTING STEEL COLUMNS
TO REMAIN, TYP. (SEE
STRUCT. DWGS.)
REMOVE PORTION OF
EXISTING WALL FOR
INSTALLATION OF NEW
DOOR & FRAME.
EXISTING STEEL COLUMNS
TO REMAIN, TYP. (SEE
STRUCT. DWGS.)
EXISTING MASONRY WALL TO BE
REMOVED TO U/S OF EXISTING ROOF
STRUCTURE (SEE DEMOLITION
ELEVATIONS) G.C TO PROVIDE
SHORING AS REQ'D (PROVIDE
TEMPORARY ENCLOSURE TO PROTECT
PREMISES FROM WEATHER)
EXISTING EXTERIOR STUD WALLS,
WINDOWS & ROOF STRUCTURE TO BE
REMOVED AT EXISTING TOWER
ELEMENT (SEE DEMOLITION
ELEVATIONS) G.C TO PROVIDE
TEMPORARY ENCLOSURE TO PROTECT
PREMISES FROM WEATHER
EXISTING POSTS @ TOWER TO
BE REMOVED IN IT'S ENTIRETY
EXISTING POSTS @ TOWER TO
BE REMOVED IN IT'S ENTIRETY ADJACENT TENANTSPACE (N.I.C)JOEY'S TENANTIMPROVEMENTSSHADED AREA INDICATES
AREA OF EXISTING ROOF
STRUCTURE (ABOVE) TO BE
REMOVED. EXISTING ROOF
MEMBRANE SYSTEM &
DECKING TO BE REMOVED.
SHADED AREA INDICATES
AREA OF EXISTING ROOF
STRUCTURE (ABOVE) TO BE
REMOVED. EXISTING ROOF
MEMBRANE SYSTEM &
DECKING TO BE REMOVED.
PORTION OF EXISTING EXTERIOR WALL
TO BE REMOVED UP TO UNDERSIDE OF
EXISTING LINTEL. G.C TO PREPARE
OPENING FOR NEW FRAME (SEE FLOOR
PLAN FOR NEW WORK) (PROVIDE
TEMPORARY ENCLOSURE TO PROTECT
PREMISES FROM WEATHER)REMOVE EXISTING DOOR & FRAME IN
IT'S ENTIRETY UP TO EXISTING LINTEL.
G.C TO PREPARE WALL OPENING FOR
INSTALLATION OF NEW DOOR (SEE
FLOOR PLAN FOR NEW WORK)
(PROVIDE TEMPORARY ENCLOSURE TO
PROTECT PREMISES FROM WEATHER)
EXISTING TOWER
STRUCTURE POSTS TO BE
REMOVED IN IT'S ENTIRETY.
G.C TO PROVIDE SHORING
AS REQ'D
EXISTING DOOR & FRAME
TO REMAIN
EXISTING STOREFRONT
SYSTEM & ENTRY DOOR
TO BE REMOVED IT'S
ENTIRETY, EXISTING
OPENING IS TO BE
PREPARED FOR NEW
ALUMINUM
STOREFRONT SYSTEM
EXISTING EXTERIOR WALL IS TO REMAIN,
PREPARE AS NECESSARY FOR NEW
FINISHES (TYP.)
EXISTING EXTERIOR WALL IS TO REMAIN,
PREPARE AS NECESSARY FOR NEW
FINISHES (TYP.)
EXISTING EXTERIOR WALL IS TO
REMAIN, PREPARE AS NECESSARY
FOR NEW FINISHES (TYP.)
EXISTING DOOR & FRAME TO BE
REMOVED IN IT'S ENTIRETY, G.C TO
INFILL TO MATCH EXISTING WALL
CONSTRUCTION. PATCH & REPAIR
EXTERIOR WALL FINISHES TO MATCH
EXIST./ADJACENT SURFACES.
EXISTING TREE TO
REMAIN & BE
PROTECTED IN PLACE
DASHED LINE REPRESENTS
SCAFFOLDING, PROVIDE (2) LAYERS OF
BLACK SCREEN MATERIAL
DASHED LINE REPRESENTS SCAFFOLDING,
PROVIDE (2) LAYERS OF BLACK SCREEN
MATERIAL
LINE REPRESENTS EDGE OF
EXISTING CONCRETE SLAB TO
REMAIN, (SEE SLAB PLAN & STRUCT.
DWGS. FOR NEW WORK), TYP.
LINE REPRESENTS EDGE OF
EXISTING CONCRETE SLAB TO
REMAIN, (SEE SLAB PLAN & STRUCT.
DWGS. FOR NEW WORK), TYP.
REMOVE EXISTING CONCRETE
PAD AND PREPARE FOR NEW
LANDSCAPING
REMOVE EXISTING CONCRETE
PAD AND PREPARE FOR NEW
LANDSCAPING
AAD1.1
B
AD1.1
C
AD1.1
EXISTING OPENING TO
REMAIN, TYP.
GENERAL DEMOLITION NOTES:
1. REFER TO DRAWINGS BY LANDLORD FOR
EXTENT OF LANDLORD DEMOLITION WORK.AJSISSUEDATEREMARKSA27OCT21ISSUED FOR MUP REVIEWplotted: Wednesday, October 27, 2021ALL REPORTS, PLANS, SPECIFICATIONS, FIELD DATA & NOTESAND OTHER DOCUMENTS, INCLUDING ALL DOCUMENTS ONELECTRONIC MEDIA, PREPARED BY TRM ARCHITECTURE,DESIGN & PLANNING, P.C. AS INSTRUMENTS OF SERVICE SHALLREMAIN THE PROPERTY OF TRM ARCHITECTURE, DESIGN &PLANNING, P.C. TRM ARCHITECTURE, DESIGN & PLANNING,P.C. SHALL RETAIN ALL COMMON LAW, STATUATORY, ANDOTHER RIGHTS, INCLUDING THE COPYRIGHT THERETO.JOB NUMBER:SHEET NUMBER:AS NOTEDDRAWN BY:SCALE:DATE:DEMOLITION FLOORPLAN39172021.MAR.30AD1.0·JOEY NEWPORT BEACH·TENANT IMPROVEMENTS:453 NEWPORT CENTER DRIVENEWPORT BEACH CA 92660PA2021-263
54
7.37.2 6.4 5.4 4.3 3.2 2.4
EAST ELEVATION SCALE: 1/4"=1'-0"
DEMOLITION EXTERIOR ELEVATIONSA
EXISTING WOOD FRAMING INFILL TO BE REMOVED UP UNDERSIDE OF EXISTING MASONRY (G.C TO PROVIDE SHORING AS REQ'D)EXISTING WALL & STOREFRONT TO BE REMOVED UP TO U/S OF EXISTING LINTEL(G.C TO PROVIDE SHORING AS REQ')
EXISTING COPING TO
REMAIN (TYP.)
EXISTING STUCCO FINISH TO
REMAIN , CLEAN & PREPARE
SURFACE AS NECESSARY FOR
NEW PAINT (SEE NEW
EXTERIOR ELEVATIONS)
EXISTING STUCCO FINISH TO
REMAIN , CLEAN & PREPARE
SURFACE AS NECESSARY FOR
NEW PAINT (SEE NEW
EXTERIOR ELEVATIONS)
REMOVE PORTION OF EXISTING
WALL FOR INSTALLATION OF
NEW DOOR & FRAME.
REMOVE EXISTING DOOR
& FRAME IN IT'S ENTIRETY
UP TO EXISTING LINTEL
EXISTING TOWER ELEMENT
TO BE REMOVED IN IT'S
ENTIRETY, G.C TO PROVIDE
SHORING AS REQ'D
EXISTING REVEALS TO
REMAIN (TYP.)
PATCH & REPAIR TO MATCH
EXISTING/ ADJ. FINISHES (TYP.)PATCH & REPAIR TO MATCH
EXISTING/ ADJ. FINISHES (TYP.)
DASHED LINE REPRESENTS
EXTEND OF SCAFFOLDING,
PROVIDE (2) LAYERS OF BLACK
SCREEN MATERIAL
G F C B
A A.1
EAST ELEVATION SCALE: 1/4"=1'-0"
DEMOLITION EXTERIOR ELEVATIONSB
EXISTING WALL TO BE REMOVED TO UNDERSIDE OF EXISTING ROOF STRUCTURE (SEE DEMOLITION FLOOR PLAN) (G.C TO PROVIDE SHORING AS REQ'D
JOEY'S TENANT IMPROVEMENTSEXISTING SHARED
TRASH COMPACTOR/
CAN WASH AREA TO
REMAIN
EXISTING TOWER ELEMENT
TO BE REMOVED IN IT'S
ENTIRETY, G.C TO PROVIDE
SHORING AS REQ'D
DASHED LINE REPRESENTS
EXTEND OF SCAFFOLDING,
PROVIDE (2) LAYERS OF BLACK
SCREEN MATERIAL
DASHED LINE REPRESENTS
EXTEND OF SCAFFOLDING,
PROVIDE (2) LAYERS OF BLACK
SCREEN MATERIAL
DASHED LINE REPRESENTS
EXTEND OF SCAFFOLDING,
PROVIDE (2) LAYERS OF
BLACK SCREEN MATERIAL
EXISTING OVERHEAD
DOOR TO SHARED
SERVICE YARD/ TRASH
COMPACTOR/ CAN WASH
AREA TO REMAIN
A.1 A
B C D
NORTH ELEVATION SCALE: 1/4"=1'-0"
DEMOLITION EXTERIOR ELEVATIONSC
EXISTING DECORATIVE STUCCO
SURROUND TO REMAIN ,CLEAN &
PREPARE SURFACE AS NECESSARY
FOR NEW PAINT (SEE NEW
EXTERIOR ELEVATIONS)
EXISTING COPING TO
REMAIN (TYP.) (PAINT)
JOEY'S TENANT IMPROVEMENTS EXISTING ADJACENT
TENANT SPACE TO
REMAIN
EXISTING STOREFRONT
SYSTEM TO BE REMOVED
EXISTING TOWER
ELEMENT (BEYOND) TO BE
REMOVED IN IT'S ENTIRETY
EXISTING STUCCO FINISH TO
REMAIN , CLEAN & PREPARE
SURFACE AS NECESSARY FOR
NEW PAINT (SEE NEW
EXTERIOR ELEVATIONS)
EXISTING REVEALS TO
REMAIN (TYP.)
EXISTING STUCCO FINISH TO
REMAIN , CLEAN & PREPARE
SURFACE AS NECESSARY FOR
NEW PAINT (SEE NEW
EXTERIOR ELEVATIONS)
EXISTING CORNICE TO
REMAIN, CLEAN & PREPARE
SURFACE FOR NEW PAINT
EXISTING PIERS TO REMAIN,
CLEAN & PREPARE SURFACE
FOR NEW PAINT
EXISTING DOOR & FRAME TO
BE REMOVED. G.C TO INFILL,
PATCH & REPAIR AS
NECESSARY AJSISSUEDATEREMARKSA27OCT21ISSUED FOR MUP REVIEWplotted: Wednesday, October 27, 2021ALL REPORTS, PLANS, SPECIFICATIONS, FIELD DATA & NOTESAND OTHER DOCUMENTS, INCLUDING ALL DOCUMENTS ONELECTRONIC MEDIA, PREPARED BY TRM ARCHITECTURE,DESIGN & PLANNING, P.C. AS INSTRUMENTS OF SERVICE SHALLREMAIN THE PROPERTY OF TRM ARCHITECTURE, DESIGN &PLANNING, P.C. TRM ARCHITECTURE, DESIGN & PLANNING,P.C. SHALL RETAIN ALL COMMON LAW, STATUATORY, ANDOTHER RIGHTS, INCLUDING THE COPYRIGHT THERETO.JOB NUMBER:SHEET NUMBER:AS NOTEDDRAWN BY:SCALE:DATE:DEMOLITIONELEVATIONS39172021.MAR.30AD1.1·JOEY NEWPORT BEACH·TENANT IMPROVEMENTS:453 NEWPORT CENTER DRIVENEWPORT BEACH CA 92660PA2021-263
55
D
03
01
E F
02
G
B
7.3 6.4 5.4 4.3 3.27.28.8 5.6 4.6 4.46.9
2
A0.0
2
A0.0
3
A0.0
3
A0.0
2"3'-0"15'-33/4"10"29'-111/4"115/8"
9"9"20'-2"23'-7"9"9"18'-6"9"9"18'-7"9"9"5"21'-31/2"8'-73/4"18'-11"10"3"6"21'-81/2"9'-113/4"AA0.0
BA0.0
K-4323KINGSTONBOWLVITREOUS CHINA
K-4323KINGSTONBOWLVITREOUS CHINAK-4323KINGSTONBOWLVITREOUS CHINA
K-4323KINGSTONBOWLVITREOUS CHINAK-4323KINGSTONBOWLVITREOUS CHINAK-4323KINGSTONBOWLVITREOUS CHINA
100b
ENTRY
107
RESTROOM
MEN'S105
CORRIDOR
RESTROOM
002
PATIO DINING
004
BAR
PATIO003
LOUNGE
PATIO
104
CORRIDOR
100a
HOSTESS
NEW HSS COLUMN (PT.)
(SEE STRUCT. DWGS.)
NEW HSS COLUMN (PT.)
(SEE STRUCT. DWGS.)
NEW HSS COLUMN (PT.)
(SEE STRUCT. DWGS.)
LOW WALL W/
INTERGRATED PLANTER ,
TYP. (SEE I.D. DWGS.)
NEW FLOOR TILE (SEE I.D.
DWGS. OVER THINSET & CONC.
SLAB (SEE STRUCT. DWGS.)
NEW FLOOR TILE (SEE I.D.
DWGS. OVER THINSET & CONC.
SLAB (SEE STRUCT. DWGS.)
WINE FEATURE
(SEE I.D. DWGS.)
SCALE: 1/4"=1'-0"
PATIO PLAN1
PATIO FURNITURE,
SEE I.D. DWGS., TYP.
NEW HSS
COLUMN (SEE
STRUCT. DWGS.)
BAR (SEE KITCHEN
& I.D. DWGS.)
LOW WALL W/ CAP
TUBE STEEL FRAMED
HALF DOOR W/ ALUM.
FLIP-UP PANEL (180
DEGREE SWING)STAINLESS STEEL ADA
COMPLIANT LINEAR
SLOT DRAIN, TYP. (SEE
PLUMB. DWGS.)
STAINLESS STEEL ADA
COMPLIANT CURVED SLOT
DRAIN (DURA TRENCH)
TYP. (SEE PLUMB. DWGS.)
STAINLESS STEEL ADA
COMPLIANT LINEAR
SLOT DRAIN, TYP. (SEE
PLUMB. DWGS.)
GAS FIRED FIRE FEATURE
(SEE I.D. DWGS. & PLUMB.
DWGS.)
NEW ALUM. PANEL
SOFFIT, TYP. (ABOVE)
NEW ALUM. PANEL
SOFFIT, TYP. (ABOVE)
NEW HSS
COLUMN FOR
BAR ENCLOSURE
(SEE STRUCT.
DWGS.)
SCALE: 1/4"=1'-0"
PATIO ELEVATIONA
BA6.1
BA6.1
T.O. CONC. SLAB
ELEV.=0'-0" (REFERENCE)
T.O BLOCKING
ELEV.=14'-0"
NEW STOREFRONT
SYSTEM (BEYOND)
U/S OF SOFFIT
ELEV.=11'-11 1/2"
U/S OF SOFFIT
ELEV.=11'-4"
NEW STUCCO FINISH
OVER FRAMING
NEW HSS COLUMN (PT.)
(SEE STRUCT. DWGS.)
NEW HSS COLUMN (PT.)
(SEE STRUCT. DWGS.)
NEW STUCCO PATIO
LOW WALL
NEW RETRACTABLE
LOUVERED ROOF SYSTEM
BY AIRIA (BEYOND)
NEW PLASTER SOFFIT
PARAPET (BEYOND)
NEW STOREFRONT
SYSTEM (BEYOND)
NEW REINF. CONC.
FOOTER (SEE
STRUCT. DWGS.)
NEW REINF. CONC.
FOOTER (SEE
STRUCT. DWGS.)
NEW PREFIN. ALUM.
COPING
SCALE: 1/4"=1'-0"
PATIO ELEVATIONB
C
A6.1
C
A6.1
1A6.2
T.O. CONC. SLAB
ELEV.=0'-0" (REFERENCE)
T.O ALUM. SURROUND
ELEV.=14'-0"
U/S OF SOFFIT
ELEV.=11'-11 1/2"
U/S OF SOFFIT
ELEV.=11'-4"
NEW HSS COLUMN (PT.)
(SEE STRUCT. DWGS.)
NEW PARAPET (BEYOND)
NEW PLASTER SOFFIT
NEW LOW WALL
PLANTER (BEYOND) (SEE
I.D. DWGS.)
NEW STUCCO FINISH
OVER FRAMING
NEW REINF. CONC.
FOOTER (SEE
STRUCT. DWGS.)
AT PERIMETER OF PATIO SLAB SCALE: 1 1/2"=1'-0"
DETAIL23/4"+/- 1"1'-6"1'-0"
THIN SET MORTAR
COMPACTED SUB-GRADE
SEE ID FLOOR FINISH PLAN
FOR TILE PATTERN
T.O. SLAB
ELEV = VARIES
SUBGRADE, SEE
GEOTECHNICAL
REPORT
REINF. CONC. SLAB
(SEE STRUCT. DWGS.)
LANDSCAPING (BY LL)
GRADE
ELEV = VARIES
SEE DETAILED SITE
PLAN & LANDLORD
CIVIL DWGS.
REINFORCED TURNED DOWN
SLAB (SEE STRUCT. DWGS.)
TILE (SEE I.D. DWGS. & FLR.
FIN PLAN FOR LAYOUT)
TYPICAL STUCCO CONTROL JOINT SCALE: 6"=1'-0"
DETAIL 1/4"7/8"5/8"
5
3 COAT 7/8" STUCCO SYSTEM
OVER METAL LATH
5/8" DENS-GLASS
GOLD SHEATHING
PREMANUFACTURED STUCCO
CONTROL JOINT
(SEE SPECIFICATIONS)
2 LAYERS OF NO. 15
GRADE D BUILDING PAPER
MTL. STUDS (BY
G.C)
FIBERGLASS INSULATION
(SEE WALL TYPE
SCHEDULE)
MTL STUD FRAMING
(SEE STRUCT. DWGS FOR SIZE & SPACING)
CONC. CURB @ LOW WALL SCALE: 1 1/2"=1'-0"
DETAIL3
2
A1.0
3/4"THIN SET MORTAR
COMPACTED SUB-GRADE
SEE ID FLOOR FINISH PLAN
FOR TILE PATTERN
T.O. SLAB
ELEV = VARIES
SUBGRADE, SEE
GEOTECHNICAL
REPORT
REINF. CONC. SLAB
(SEE STRUCT. DWGS.)
LANDSCAPING (BY LL)
GRADE
ELEV = VARIES
SEE DETAILED SITE
PLAN & LANDLORD
CIVIL DWGS.
REINFORCED CONC. WALL
(SEE STRUCT. DWGS.)
TILE (SEE I.D. DWGS. & FLR.
FIN PLAN FOR LAYOUT)
SLOT DRAIN (SEE DTL. &
PLUMB. DWGS.)
10" MTL. STUDS (BY G.C)
5/8" DENS-GLASS GOLD
CONC. CURB SCALE: 1 1/2"=1'-0"
DETAIL43/4"51/2"2"THIN SET MORTAR
COMPACTED SUB-GRADE
SEE ID FLOOR FINISH PLAN
FOR TILE PATTERN
T.O. SLAB
ELEV = VARIES
SUBGRADE, SEE
GEOTECHNICAL
REPORT
REINF. CONC. SLAB
(SEE STRUCT. DWGS.)NEW REINFORCED CONC.
CURB (SEE STRUCT. DWGS.)
TILE (SEE I.D. DWGS. & FLR.
FIN PLAN FOR LAYOUT)
10" MTL. STUDS (BY G.C)
5/8" DENS-GLASS GOLD
TILE (SEE I.D. DWGS.)
1/4" THIN-SET MORTAR
(LATICRETE 254 PLATINUM
MULTI-PURPOSE)
LATICRETE 9235 W.P SYSTEM
OVER 1/2" DUROCK
AJSGENERAL NOTE:
1. ALL EXPOSED NEW STRUCTURAL STEEL
SHALL BE CATEGORY AESS 3.
2. ALL EXPOSED EXISTING STRUCTURAL
STEEL SHALL BE SSPC-SP6.
NOTE: SEE EXTERIOR ELEVATIONS A5.0
FOR PATIO SIDE ELEVATIONS
NOTE: SEE SHEET T1.1 FOR GENERAL
PROJECT NOTES
ISSUEDATEREMARKSA27OCT21ISSUED FOR MUP REVIEWplotted: Wednesday, October 27, 2021ALL REPORTS, PLANS, SPECIFICATIONS, FIELD DATA & NOTESAND OTHER DOCUMENTS, INCLUDING ALL DOCUMENTS ONELECTRONIC MEDIA, PREPARED BY TRM ARCHITECTURE,DESIGN & PLANNING, P.C. AS INSTRUMENTS OF SERVICE SHALLREMAIN THE PROPERTY OF TRM ARCHITECTURE, DESIGN &PLANNING, P.C. TRM ARCHITECTURE, DESIGN & PLANNING,P.C. SHALL RETAIN ALL COMMON LAW, STATUATORY, ANDOTHER RIGHTS, INCLUDING THE COPYRIGHT THERETO.JOB NUMBER:SHEET NUMBER:AS NOTEDDRAWN BY:SCALE:DATE:PATIO PLANS ANDELEVATIONS39172021.MAR.30A0.0·JOEY NEWPORT BEACH·TENANT IMPROVEMENTS:453 NEWPORT CENTER DRIVENEWPORT BEACH CA 92660PA2021-263
56
C C
B B
D
E
7.3 6.4 5.4 4.3 3.2 2.4 1.3
G
F
7.2
X
8.8
SCALE: 1/4"=1'-0"
SLAB PLAN1
5.6 4.6 4.4
C.6
C.9
6.9
6
A9.0
1
A4.0
1
A4.0
4
A0.0
3
A0.0
5
A9.0
6
A9.0
4
A4.0
4
A4.0
4
A4.0
4
A4.0 4
A4.0
4
A4.0
1
A4.0
9
A4.0
10
A4.0
5
A9.0
9
A9.0
9"5"21'-31/2"8'-73/4"31'-11/4"1'-2"23'-3"23'-3"6'-51/4"1'-85/8"16'-95/8"12'-51/2"7'-61/2"1'-13/8"10'-65/8"4'-83/4"3'-249/64"16'-231/64"3'-3"13'-65/8"5'-71/8"47/8"
13'-9"47/8"47/8"9'-05/8"7'-23/4"41/4"6'-71/8"2'-65/8"41/4"75/8"41/4"9'-13/4"47/8"6'-01/2"15'-107/8"7'-23/4"111/4"29'-11"21'-105/8"1'-6"62'-53/8"
111/4"
47/8"
4'-41/2"47/8"
20'-83/8"41/4"6'-95/8"3'-75/8"47/8"2'-111/4"47/8"5'-95/8"47/8"47/8"
5'-9"41/4"81/4"
1'-93/4"1'-31/4"
1'-93/4"9'-01/8"41/4"
1'-91/8"47/8"
25'-53/4"47/8"113/8"
9'-31/8"47/8"
7'-1"71/4"
5'-1"47/8"47/8"7'-87/8"41/4"8'-4"10'-2"4'-13/8"15'-8"11'-101/2"1'-51/8"
4'-113/8"47/8"
3'-83/8"
115/8"
1'-6"19'-5"1'-6"22'-10"1'-6"18'-6"1'-6"17'-10"1'-6"3"6"21'-81/2"8'-73/4"1'-4"27'-6"25'-23/8"2'-35/8"1'-9"2'-0"4'-1"115/8"
1'-6"20'-2"9"22'-10"1'-6"18'-6"4'-61/4"14'-93/4"9"3"30'-101/4"58'-1"87'-05/8"89'-21/4"SLOPE SLAB(2% MAX.)ADJACENT
TENANT SPACE
N.I.C.
EXTERIOR & EXISTING
WALLS ARE SHADED &
SHOWN FOR
REFERENCE (TYP.)
EXISTING WALLS ARE
SHADED & SHOWN FOR
REFERENCE (TYP.)
ADJACENT
TENANT SPACE
N.I.C.
FLOOR TO BE SMOOTH &
LEVELED IN THESE AREAS
(SEE KITCHEN DWGS.)
EXTERIOR WALLS ARE
SHADED & SHOWN FOR
REFERENCE (TYP.)
PROVIDE NEW CONC. CURB
ENCAPSULATING EXISTING
STUDS. PROVIDE
WATERPROOFING UP TO 48".
SEE DTL. (TYP.)
FLOOR TO BE SMOOTH &
LEVELED IN THESE AREAS
(SEE KITCHEN DWGS.)SLOPE SLAB(2% MAX.)EDGE OF EXIST. SLAB
(SEE STRUCT. DWGS.)
EDGE OF EXIST. SLAB
(SEE STRUCT. DWGS.)
EDGE OF EXIST. SLAB
(SEE STRUCT. DWGS.)
NEW 2" H. HOUSEKEEP
PAD (SEE ELECT. DWGS.)APPROX. AREA OF CONCRETE
TO BE RECESSED (COORD.
WITH DRAIN PAN MANUF., TYP.)
*UNLESS NOTED OTHERWISE
FIN. FLR. ELEV.= +0'-3/4"
T.O. CONC. SLAB: = 0'-0" (NEW TO BE
FLUSH W/ EXIST.)
ELEV. = +0'-51/2"
T.O. CONC. CURB
ELEV. = +0'-51/2"
T.O. CONC. CURB
CENTER OF POST BASE AT
ADA TABLES (SEE I.D.
DWGS. FOR TABLE TYPES)
(SEE DETAIL)
ELEV. = +0'-51/2"
T.O. MECH PAD
ELEV. = +0'-51/2"
T.O. CONC. CURB
ELEV.=VARIES
(SEE MILLWORK, METAL SHOP
FAB. & KITCHEN DWGS.)
TOP OF CONCRETE CURB
NEW REINF. CONC. SLAB
TO BE FLUSH W/ EXIST.
(SEE STRUCT. DWGS.)
CENTER OF POST BASE AT
ADA TABLES (SEE I.D.
DWGS. FOR TABLE TYPES)
(SEE DETAIL)
NEW CONC. SLAB (SEE
STRUCT. DWGS.)
EDGE OF NEW
STOREFRONT SYSTEM
SHOWN FOR REFERENCE
ELEV.=VARIES
(SEE MILLWORK, METAL SHOP
FAB. & KITCHEN DWGS.)
TOP OF CONCRETE CURB
NEW CONC. CURB FOR
SAFE (SEE I.D. DWGS.)
RAISED CONC. CURB
(SEE KITCHEN DWGS.)
NEW CUT OUT FOR LINEAR
SLOT DRAIN (SEE PLUMB.
DWGS.)
PROVIDE BLOCK-OUT
FOR CURVED SLOT
DRAINS(SEE PLUMB.
DWGS.)
NEW CUT OUT FOR LINEAR
SLOT DRAIN (SEE PLUMB.
DWGS.)
RAISED CONC. CURB
(SEE KITCHEN DWGS.)
NEW FLOOR DRAIN (SEE
PLUMB. DWGS.)
NEW FLOOR SINK,
(TYP.) (SEE KITCHEN &
PLUMB. DWGS.)
ELEV.=-0 3/8"
T.O CONC. SLAB
NEW CUT OUT FOR LINEAR
SLOT DRAIN (SEE PLUMB.
DWGS.)
DASHED LINE REPRESENTS
AREA OF WATERPROOFING
METHOD (*), TYP. - SEE DTL.
DASHED LINE REPRESENTS
AREA OF WATERPROOFING
METHOD (*), TYP. - SEE DTL.
#8 ON SHT. A4.0
DASHED LINE REPRESENTS
AREA OF WATERPROOFING
METHOD (*), TYP. - SEE DTL.
#8 ON SHT. A4.0
DASHED LINE REPRESENTS
AREA OF WATERPROOFING
METHOD (*), TYP. - SEE DTL.
#8 ON SHT. A4.0
DASHED LINE REPRESENTS
AREA OF WATERPROOFING
METHOD (*), TYP. - SEE DTL.
NEW REINF. CONC. SLAB
TO BE FLUSH W/ EXIST.
(SEE STRUCT. DWGS.)
ELEV. = +0'-51/2"
T.O. CONC. CURB
NEW TRENCH DRAIN
(SEE PLUMB. &
KITCHEN DWGS.)
ELEV. = T.O GRATE
FLUSH W/ FIN. FLR.
ELEV. = +0'-51/2"
T.O. CONC. CURB
ELEV. = +0'-51/2"
T.O. CONC. CURB
ELEV. = +0'-51/2"
T.O. CONC. CURB
NOTES:
1.) SLOPE OF SLAB NOT TO EXCEED 1/4" / FT. (MAX.)
2.) SLOPE SLAB TO F.D. AT FLOOR TROUGHS.
3.) SLAB & CURB DIMENSIONS ARE TO COLUMN
CENTERLINES AND/OR WALL FINISH.
4.) INSTALL CRACK CONTROL MEMBRANE OVER ALL
JOINTS PER DETAIL ON SHEET A1.0.
5.) REFER TO GENERAL WATERPROOFING NOTE ON
SHEET A4.0.
6.) CONTRACTOR TO COORDINATE ALL M/E/P
DRAWINGS WITH THIS SHEET.
7.) ALL CURB ELEVATION HEIGHTS ON THIS SHEET ARE
DIMENSIONED FROM TOP OF CONCRETE SLAB.
8.) SEE STRUCTURAL FOUNDATION DRAWINGS FOR
EXACT SIZE OF FOOTINGS & PIERS.
9.) SEE STRUCTURAL DRAWINGS FOR LOCATION OF
CONTROL JOINTS IN CONCRETE SLAB.
CRACK CONTROL SCALE: N.T.S.
DETAIL4
COLD JOINT (SEALANT)
TILE, BRICK PAVERS OR STONE
1.
LATICRETE 4237 LATEX THIN SET MORTAR ADDITIVE
WITH LATICRETE 211 CRETE FILLER POWDER
LATICRETE BLUE 92 ANTI-FRACTURE
CRACK SUPPRESSION
LATICRETE GROUT
2.CONCRETE MUST HAVE A MINIMUM 14 DAY CURE AT 70°F.
3.
NOTES:
DETAIL AT CONTROL JOINT, ISOLATION JOINT AND CONSTRUCTION JOINT (NOT EXPANSION JOINT).
INSTALL ONE CONTINUOUS LAYER OF LATICRETE BLUE 92 EXTENDING A MIN. OF ONE TILE WIDTH
ON EACH SIDE OF COLD JOINT. INSTALL A SECOND CONTINUOUS LAYER OVER AREA TO PROTECT
AGAINST FUTURE CRACKS OR AT LEAST 3 TIMES THE WIDTH OF THE TILE. TREAT CLOSEST GROUT
JOINT TO COLD JOINT WITH 'LATICRETE LATASIL NS' SEALANT
CONC. SLAB ON GRADE
4.REFER TO STRUCTURAL DRAWINGS FOR CONTROL JOINTS.
5.SOFT JOINTS IN TILE SHALL BE EVERY 20'-25' AT INTERIOR TILE & 8'-12' AT EXTERIOR TILE (TILE
CONTRACTOR TO FOLLOW ALL TCNA RECOMMENDATIONS)
TYPICAL SLOT DRAIN SCALE: N.T.S.
DETAIL3
1/2"4" MIN.9" MIN. INVERT(SEE PLUMB. DWGS.)TILE (SEE I.D. DWGS.)
CONC. SLAB ON GRADE
MEDIUM DUTY STAINLESS STEEL
FRAME
RIGID METAL INSTALLAION
BRACKETS FOR ALIGNING
AND ANCHORING TRENCH
INSTALLATION BARS
SMOOTH PRECASE POLYMER
TRENCH BODY
SLOT DRAIN TO BE DURA-
TRENCH, MODEL:
# DTSP4-MDSPSSMSV05
OR APPROVED EQUIV.
TYPICAL OFFSET SLOT DRAIN SCALE: N.T.S.
DETAIL2
1/2"4" MIN.9" MIN. INVERT(SEE PLUMB. DWGS.)TILE (SEE I.D. DWGS.)
CONC. SLAB ON GRADE
MEDIUM DUTY STAINLESS
STEEL FRAME
RIGID METAL INSTALLAION
BRACKETS FOR ALIGNING
AND ANCHORING TRENCH
INSTALLATION BARS
SMOOTH PRECAST POLYMER
TRENCH BODY
REINF. CONC. CURB (SEE
STRUCT. DWGS.)
SLOT DRAIN TO BE DURA-
TRENCH, MODEL:
# DTOSSP4-MDSPSSMSV05
OR APPROVED EQUIV.AJSNOTE: SEE SHEET T1.1 FOR
GENERAL PROJECT NOTES
ISSUEDATEREMARKSA27OCT21ISSUED FOR MUP REVIEWplotted: Wednesday, October 27, 2021ALL REPORTS, PLANS, SPECIFICATIONS, FIELD DATA & NOTESAND OTHER DOCUMENTS, INCLUDING ALL DOCUMENTS ONELECTRONIC MEDIA, PREPARED BY TRM ARCHITECTURE,DESIGN & PLANNING, P.C. AS INSTRUMENTS OF SERVICE SHALLREMAIN THE PROPERTY OF TRM ARCHITECTURE, DESIGN &PLANNING, P.C. TRM ARCHITECTURE, DESIGN & PLANNING,P.C. SHALL RETAIN ALL COMMON LAW, STATUATORY, ANDOTHER RIGHTS, INCLUDING THE COPYRIGHT THERETO.JOB NUMBER:SHEET NUMBER:AS NOTEDDRAWN BY:SCALE:DATE:SLAB PLAN39172021.MAR.30A1.0·JOEY NEWPORT BEACH·TENANT IMPROVEMENTS:453 NEWPORT CENTER DRIVENEWPORT BEACH CA 92660PA2021-263
57
2B
3A
3
2A
2
1
2C
3B
4
4A
2D 5 6
5A 6A
6B
1A
6C
5B
5/8"35/8"5/8"
47/8"
41/4"
5/8"35/8"
41/4"
5/8"35/8"
5/8"35/8"5/8"
47/8"
5/8"35/8"5/8"
47/8"
71/4"
5/8"6"5/8"
5/8"35/8"5/8"
47/8"
41/4"
5/8"35/8"5/8"35/8"5/8"
47/8"
7/8"5/8"8"5/8"
101/8"
1/2"5/8"10"5/8"1/2"
1'-01/4"
5/8"11/2"8"
5/8"8"5/8"
91/4"
43/4"
1/2"5/8"35/8"5/8"EXIST.
5/8"11/2"5/8"35/8"8"
5/8"MATCH EXIST.
35/8" METAL STUDS (BY G.C) PROVIDE 5/8" DENSHIELD
AT B.O.H. (PROVIDE 5/8" WATER RESISTANT GYP. BD.
AT PAINTED SURFACES, SEE I.D. DWGS.). PROVIDE
5/8" GYP. BD. AT F.O.H & MANAGER'S OFFICE.
PROVIDE 31/2" SOUND BATT INSULATION WHERE
SHOWN ON PLAN.INDICATES WALL MOUNTED FIRE EXTINGUISHER
W/ BRACKET (SEE SPEC. SECTION 10 44 00) VERIFY
EXACT LOCATION WITH LOCAL FIRE AUTHORITY.
F.E.
NOTES:
1.) * 3 5/8" STUD PARTITIONS EXCEEDING 16 FT. IN HEIGHT
SHALL BE BRACED TO STRUCTURE AT INTERVALS NOT TO
EXCEED 16 FT.
2.) * PROVIDE BLOCKING IN WALLS BEHIND GRAB BARS
(SEE DTL. ON SHEET HC)
3.) SEE SLAB PLAN FOR LOCATIONS OF CONCRETE CURBS
WALL KEY WALL DESCRIPTION
WALL TYPES
35/8" METAL STUDS (BY G.C) PROVIDE 5/8" DENSHIELD
ONE SIDE ONLY (PROVIDE 5/8" WATER RESISTANT
GYP. BD. AT PAINTED SURFACED, SEE I.D. DWGS.).
35/8" METAL STUDS (BY G.C) PROVIDE 5/8" GYP. BD.
ONE SIDE ONLY.
35/8" METAL STUDS (BY G.C) PROVIDE 5/8" DENSHIELD
BOTH SIDES (AT PAINTED SURFACES PROVIDE 5/8"
WATER RESISTANT GYP. BD., SEE I.D. DWGS.).
F.E.INDICATES FIRE EXTINGUISHER IN RECESSED CABINET-
(SEE SPEC. SECTION 10 44 00) VERIFY EXACT LOCATION
WITH FIRE MARSHAL. (FINISH TO MATCH ADJACENT WALL
COLOR, SEE ID DRAWINGS).
F.O.H.FRONT-OF-HOUSE
B.O.H.BACK-OF-HOUSE
6" METAL STUDS (BY G.C) PROVIDE 5/8"
CEMENTITIOUS BACK BOARD @ TILE LOCATIONS,
5/8" GYP. AT ALL SURFACES TO RECEIVE PAINT.
35/8" METAL STUDS (BY G.C) PROVIDE 5/8"
CEMENTITIOUS BACKER BOARD BOTH SIDES @ TILE
LOCATIONS, 5/8" GYP. AT ALL SURFACES TO RECEIVE
PAINT, & 5/8" F.R.T. PLYWOOD AT LOW WOOD PANEL
LOCATIONS, SEE I.D. DWGS. PROVIDE 31/2" SOUND
BATT INSULATION WHERE SHOWN ON PLAN.
35/8" METAL STUDS (BY G.C) W/ FACED R-13 BATT
INSULATION. AT INTERIOR SIDE PROVIDE 5/8"
CEMENTITIOUS BACKER BOARD @ TILE LOCATIONS,
5/8" GYP. BD. AT ALL SURFACES TO RECEIVE PAINT,
(SEE I.D. DWGS.).
35/8" METAL STUDS (BY G.C) PROVIDE 5/8"CEMENTITIOUS BACKER BOARD @ TILE LOCATIONS,5/8" GYP. AT ALL SURFACES TO RECEIVE PAINT, AND5/8" F.R.T. PLYWOOD AT LOW WOOD PANELLOCATIONS (SEE I.D. DWGS.). PROVIDE 5/8"
DENSHIELD AT B.O.H. (PROVIDE 5/8" WATERRESISTANT GYP. BD. AT PAINTED SURFACES, SEE I.D.DWGS.) PROVIDE 31/2" SOUND BATT INSULATIONWHERE SHOWN ON PLAN.
WALL KEY WALL DESCRIPTION WALL KEY WALL DESCRIPTION WALL KEY WALL DESCRIPTION WALL KEY WALL DESCRIPTION
8" METAL STUDS (BY G.C) WITH FACED R-21 BATTINSULATION. AT INTERIOR SIDE, PROVIDE 5/8" GYP. BD.(SEE I.D. DWGS FOR FINISHES). AT EXTERIOR SIDEPROVIDE THREE COAT STUCCO & METAL LATH SYSTEM(OR SIM.) OVER 5/8" DENSGLASS GOLD WITH (2) LAYERSOF NO. 15 GRADE D BLDG. PAPER
WALL KEY WALL DESCRIPTION
EXISTING MASONRY WALL, AT INTERIOR SIDE, INSTALLNEW 11/2" 'Z' FURRING W/ RIGID INSULATION (R2.1) & 5/8"CEMENTITIOUS BACKER BOARD AT TILE LOCATIONS (SEEI.D. DWGS FOR FINISHES.), PROVIDE 5/8" GYP. BD. ATPAINTED SURFACES,
10" METAL STUDS (BY G.C) PROVIDE 5/8" DENS-GLASS
GOLD ON BOTH SIDES W/ 1/2" CEMENT BOARD @
TILE LOCATIONS (SEE I.D. DWGS.)
35/8" METAL STUDS (BY G.C) PROVIDE 5/8"
CEMENTITIOUS BACK BOARD @ TILE LOCATIONS,
5/8" GYP. AT ALL SURFACES TO RECEIVE PAINT.
NEW 8" METAL STUDS (BY G.C). AT INTERIOR SIDEPROVIDE 11/2" 'Z' FURRING W/ RIGID INSULATION (R2.1) &5/8" CEMENTITIOUS BACKER BOARD AT TILE LOCATIONS(SEE I.D. DWGS FOR FINISHES.), PROVIDE 5/8" GYP. BD.AT PAINTED SURFACES,
8" METAL STUDS (BY G.C) PROVIDE 5/8" DENSHIELD
BOTH SIDES (AT PAINTED SURFACES PROVIDE 5/8"
WATER RESISTANT GYP. BD., SEE I.D. DWGS.).
EXISTING MASONRY WALL, AT INTERIOR SIDE, INSTALLNEW 35/8" METAL STUDS (BY G.C) W/ FACED R-13 BATTINSULATION & 5/8" CEMENTITIOUS BACKER BOARD AT TILELOCATIONS, PROVIDE 5/8" GYP. BD. AT PAINTEDSURFACES, (SEE I.D. DWGS FOR FINISHES.),
EXISTING FRAMED WALL , AT INTERIOR SIDE, FILL STUDCAVITY W/ NEW FACED BATT INSULATION & NEW 5/8" GYPBD. (SEE I.D. DWGS.)
3 5/8" METAL STUDS (BY G.C). ON EXTERIOR SIDE,
PROVIDE 5/8" DENS-GLASS GOLD & 1/2" CEMENT
BOARD @ THIN BRICK LOCATIONS (SEE I.D. DWGS.)
WALL KEY WALL DESCRIPTION
NEW 8" METAL STUDS (BY G.C). AT INTERIOR SIDEPROVIDE NEW 3 5/8" METAL STUDS (BY G.C.) W/ FACEDBATT INSULATION & 5/8" CEMENTITIOUS BACKER BOARDAT TILE LOCATIONS (SEE I.D. DWGS FOR FINISHES.),PROVIDE 5/8" GYP. BD. AT PAINTED SURFACES,
4.) UNDERSIDE OF EXISTING PLYWOOD ROOF SHEATHING
@ 17'-4" ± A.F.F (MAX), STRUCTURE TO SLOPE. SEE
STRUCT. DWGS.
INFILL EXISTING FRAMED WALL W/ MATCHINGCONSTRUCTION,. AT INTERIOR SIDE, FILL STUD CAVITY W/NEW FACED BATT INSULATION & NEW 5/8" GYP BD. (SEEI.D. DWGS.)
08
05
0415AD
03
01
E 110706
F
02
10
0912 13 14
C C
B B
D
E
7.3 6.4 5.4 4.3 3.2 2.4 1.3
G
F
SCALE: 1/4"=1'-0"
FLOOR PLAN1
7.2
X
8.8 5.6 4.6 4.4
C.6
C.9
6.9
1
A8.0
2
A8.0
15
A7.1 10
A7.1
1
A0.0
6
A7.1
8
A7.1
12
A7.1
11
A7.1 13
A7.1
13
A7.1
16
A7.1
3
A7.2
9
A7.1
7
A7.1
13
A7.1
14
A7.1
2
A7.2
3
A7.4
1
A7.4
2
A7.4
1
A7.2
35/8"9'-21/2"35/8"75/8"35/8"9'-3"35/8"6'-11/8"6'-6"35/8"9'-05/8"7'-05/8"35/8"1'-75/8"
56'-95/8"7'-43/4"6"
35/8"
25'-71/2"35/8"
5'-111/2"35/8"13'-91/2"35/8"5'-107/8"35/8"2'-61/8"10'-1"35/8"9'-05/8"7'-41/4"16'-13/4"
35/8"4"35/8"
3'-73/4"
35/8"4"35/8"
64'-75/8"1'-0"6'-11/8"35/8"
5'-101/4"35/8"
14'-81/4"35/8"2"46'-93/4"2'-43/8"35/8"6"27'-9"35/8"
13'-101/4"35/8"
18'-21/2"35/8"
7'-21/4"6"5'-21/4"35/8"
17'-93/4"5'-81/4"4'-6"6'-47/8"21'-43/4"6'-111/4"8'-21/2"9'-6"5'-51/4"10"3'-111/8"3'-41/2"23'-7"11/2"56'-11/2"35/8"73/4"1'-11"2'-103/8"1'-11"9'-101/4"9"21'-81/2"9'-113/4"15'-73/8"11'-105/8"25'-37/8"35/8"1'-11/2"35/8"1'-53/4"8"1'-85/8"45'-3"20'-0"19'-4"9"35/8"42'-77/8"6"14'-6"103/4"39'-51/2"35/8"7'-53/8"35/8"7'-71/2"35/8"7'-101/8"35/8"1'-10"4'-35/8"5'-41/4"3'-41/4"2'-15/8"2'-11"8"60'-55/8"35/8"
4'-53/4"6"
8"25'-31/8"35/8"8"35/8"22'-63/4"35/8"5'-33/8"35/8"21'-101/4"35/8"111/2"35/8"
±5'-1 3/4"±5'-0"35/8"1'-07/8"
8"1'-05/8"
3'-105/8"±35/8"10'-13/4"35/8"11/8"5'-43/4"21'-1"
R 6'-6"
R 8'-1"
R 8'-7"
R 9'-4"
BA5.0
A
A5.0
CA5.0
EA5.0 921.25 sq ft
H
I
16
B
C
K-4323KINGSTONBOWLVITREOUS CHINA
K-4323KINGSTONBOWLVITREOUS CHINAK-4323KINGSTONBOWLVITREOUS CHINA
K-4323KINGSTONBOWLVITREOUS CHINAK-4323KINGSTONBOWLVITREOUS CHINAK-4323KINGSTONBOWLVITREOUS CHINA
G.C TO PROVIDE
BACKING BEHIND GYP.
BD. FOR WALL MOUNTED
ITEMS (SEE I.D. DWGS.)JOEY'S TENANTIMPROVEMENTSELECTRICAL PANELS,
TYP. (SEE ELECT.
DWGS.)
24"ØBRINE TANK
21"Ø WATERSOFTENER
14"Ø CARBONFILTER
ESPRESSO MACH
INEFILTER
ICE MACHINE FILTER
LOW
LOW
TV
PROVIDE NEW CONC. CURB
ENCAPSULATING EXISTING STUDS (SEE
SLAB PLAN). PROVIDE NEW INSULATION
& GYP BD. (MUD, TAPE & REPAIR) AS
REQUIRED TO ACHIEVE 1 HOUR RATED
WALL (U.L. #419).
EXISTING SERVICE YARD
(OPEN AIR)ADJACENT TENANTSPACE (N.I.C)PLUMBING
EQUIPMENT, TYP. (SEE
PLUMB. DWGS.)
PROVIDE NEW CONC. CURB
ENCAPSULATING EXISTING STUDS (SEE
SLAB PLAN). PROVIDE NEW INSULATION
& GYP BD. (MUD, TAPE & REPAIR) AS
REQUIRED TO ACHIEVE 1 HOUR RATED
WALL (U.L. #419).
SEE DETAILED SITE PLAN
(SHT. SP1.1) FOR EXTENT
OF SIDEWALK AND ADJ.
PARKING AREA
NEW CONC. SW (BY
JOEY GC), SEE SHT.
SP1.1 FOR EXTENT OF
ADJ. SW & PARKING
NEW CONC. SIDEWALK (BY
JOEY GC), SEE SHT. SP1.1
FOR SITE CONTINUITY, TYP.
EXIST. ROOF LADDER &
HATCH TO REMAIN
EXIST. CONCRETESIDEWALK TO REMAIN
NEW CONCRETESIDEWALK (BY JOEY GC)EXISTING TRASH
COMPACTOR
EXISTING GREASE
WASTE
EXISTING CAN
/ MAT WASH
LOCATION OF NEW 1,500
GAL. GREASE INTERCEPTOR'S
BY LANDLORD.
NEW RECESSED KNOX
BOX, INSTALLED AS
DIRECTED BY FIRE
MARSHAL
LINE OF EXIST. ROOF (ABOVE)
EXISTING CAN/MAT WASH
AREA, (MIN. 3' x 3' x 6'
VERTICAL PROVIDED)
EXIST.
FD
100b
ENTRY
101
LOUNGE
102
BAR
103
DINING
109
PASS-THRU 110
COOKILINE
111
PREP
108
BEVERAGE STATION
116
HALLWAY
112
DRY STORAGE
127
OFFICE
106
RESTROOM
WOMEN'S
107
RESTROOM
MEN'S105
CORRIDOR
RESTROOM
002
PATIO DINING
004
BAR
PATIO003
LOUNGE
PATIO
104
CORRIDOR
121
LIQUOR
115
DISHWASH
113
COOLER
BEER
119
FREEZER
117
PRODUCE
118
PROTEIN
120
ELECTRICAL RM.122
RM.
MECH.
123
A/V
114
SODA
124
RESTROOM
STAFF HC
125
RESTROOM
STAFF
126
PARTNER AREA131
DELIVERY
130
MOP SINK
129
MACHINE
ICE
128
HALLWAY
100a
HOSTESS
001
AREA
WAITING
BA6.1
B
A6.1
AA6.0
AA6.0
CA6.1 CA6.1
3A6.2
4A6.2
1A6.2
HAND SINK (SEE
PLUMBING DWGS.)
BAR DIE WALL (SEE
KITCHEN DWGS.)
LOW WALL (SEE I.D. DWGS.)
LOW STUD PONY
WALL
HAND SINK (SEE
PLUMBING DWGS.)
HAND SINK (SEE
PLUMBING DWGS.)
HOSTESS STAND
(SEE I.D. DWGS.)
WINE DISPLAY (SEE
I.D. DWGS.)
LOW WALL (SEE I.D. DWGS.)
BAR DIE WALL (SEE
KITCHEN DWGS.)
BUILT-IN SERVICE
STATION (SEE I.D.
DWGS.)
HAND SINK (SEE
PLUMBING DWGS.)
2B
2D
2D
2C
2C
2C
4A
2A
2A
2A
2A
2A
2A
5
5
3 3
3
3 3A 3A
3B
2D
2D
2D
3
2A
2C
3B
3B
3B
1
1
1
1
1
6666B
4
4
1A 1A1A1A
6A
3B
3
3
5B
5A
5A
6C 3
5B
35/8"
12'-43/4"35/8"
13'-111/4"35/8"
PREFAB KITCHEN WALL
BY HALTON (SEE
KITCHEN DWGS.)
BAR (SEE KITCHEN
& ID DWGS.)
BAR (SEE KITCHEN
& ID DWGS.)
STAINLESS STEEL ADA
COMPLIANT LINEAR
SLOT DRAIN, TYP. (SEE
PLUMB. DWGS.)
STAINLESS STEEL ADA
COMPLIANT CURVED SLOT
DRAIN (DURA TRENCH)
TYP. (SEE PLUMB. DWGS.)
BUILT IN SEATING
BENCH W/ SMOOTH
CONCRETE FINISH BY
G.C (SEE I.D. DWGS.)
PREMANUF. GAS FIRE
FEATURE (SEE PLUMB.
& I.D. DWGS.)
TUBE STEEL FRAMED HALF
DOOR CLAD W/ ALUMINUM
PANEL (180 DEGREE SWING)
SEE DOOR TYPES / SCHED.
A.T.A.T.
A.T.
A.T.A.T.DOWNSPOUT NOZZLE
(SEE PLUMB. DWGS.)
2A6.2
201
120
6
6
6
* DIMENSIONS ARE INDICATED FROM
FACE OF STUD UNLESS OTHERWISE NOTED
AJSGENERAL NOTE:
1. ALL EXPOSED NEW STRUCTURAL STEEL
SHALL BE CATEGORY AESS 3.
2. ALL EXPOSED EXISTING STRUCTURAL
STEEL SHALL BE SSPC-SP6.
NOTE: SEE SHEET T1.1 FOR LANDLORD
GENERAL DESIGN GUIDANCE NOTES
INTERIOR SEAT COUNT:
EXTERIOR SEAT COUNT:ISSUEDATEREMARKS1A19AUG21ISSUED FOR LL REVIEW107SEP21ISSUED FOR DD PRICING REVIEW217SEP21ISSUED FOR DD PRICING312OCT21ISSUED FOR PERMIT REVIEW426OCT21ISSUED FOR PERMIT522NOV21ISSUED FOR TENDERDEC21ISSUED FOR PLAN CHECK COMMENTSplotted: Tuesday, December 7, 2021ALL REPORTS, PLANS, SPECIFICATIONS, FIELD DATA & NOTESAND OTHER DOCUMENTS, INCLUDING ALL DOCUMENTS ONELECTRONIC MEDIA, PREPARED BY TRM ARCHITECTURE,DESIGN & PLANNING, P.C. AS INSTRUMENTS OF SERVICE SHALLREMAIN THE PROPERTY OF TRM ARCHITECTURE, DESIGN &PLANNING, P.C. TRM ARCHITECTURE, DESIGN & PLANNING,P.C. SHALL RETAIN ALL COMMON LAW, STATUATORY, ANDOTHER RIGHTS, INCLUDING THE COPYRIGHT THERETO.JOB NUMBER:SHEET NUMBER:AS NOTEDDRAWN BY:SCALE:DATE:FLOOR PLAN39172021.MAR.30A1.16·JOEY NEWPORT BEACH·TENANT IMPROVEMENTS:453 NEWPORT CENTER DRIVENEWPORT BEACH CA 9266058
•AUDIO SYSTEM SPEAKER (CEILINGMOUNTED) SEE ELECTRICAL DRAWINGS
RCP LEGEND
•TYPICAL EMERGENCY LIGHTING
•TYPICAL TRACK LIGHTING
•TYPICAL PENDANT LIGHT FIXTURE
•TYPICAL RECESSED LIGHT FIXTURE (SEE
ELECTRICAL DRAWINGS - SHT. #E.40)
•TYPICAL SUSPENDED STRIP LIGHT
•TYPICAL 1'x4' FLUORESCENT LIGHT FIXTURE
•TYPICAL 2'x4' FLUORESCENT LIGHT FIXTURE
•TYPICAL SUSPENDED EXIT SIGN
•TYPICAL SECURITY CAMERA
•TYPICAL DIFFUSERS
•TYPICAL RETURN GRILLES
•TYPICAL 2'x4' ACOUSTICAL CEILING TILE
•TYPICAL 2'x2' ACOUSTICAL CEILING TILE
•TYPICAL GYPSUM BOARD CEILING
C C
B B
D
E
7.3 6.4 5.4 4.3 3.2 2.4 1.3
G
F
7.2
X
8.8
SCALE: 1/4"=1'-0"
REFLECTED CEILING PLAN1
5.6 4.6 4.4
C.6
C.9
6.9
5
A9.1
5
A9.16'-73/4"1'-4"17'-4"1'-4"1'-4"17'-4"1'-4"
16'-95/8"1'-4"17'-4"2'-8"17'-4"8'-83/4"3'-25/8"4'-103/4"16'-0"10'-91/2"BA5.0
A
A5.0
CA5.0
OPEN TO BELOW
OPEN TO
BELOW OPEN TO
BELOW
OPEN TO
BELOW
OPEN TO
BELOW
OPEN TO
BELOW
NOTE: NEW R-30 MIN. BATT
INSULATION TO BE INSTALLED
BETWEEN EXISTING ROOF RAFTERS
PRIOR TO INSTALLATION OF
CEILING MATERIAL IN B.O.H AREAS,
TYP.
NOTE: NEW R-30 MIN. BATT INSULATION
TO BE INSTALLED BETWEEN EXISTING
ROOF RAFTERS PRIOR TO INSTALLATION
OF CEILING MATERIAL IN B.O.H AREAS,
TYP.
NOTE: NEW R-30
MIN. BATT
INSULATION TO BE
INSTALLED BETWEEN
EXISTING ROOF
RAFTERS PRIOR TO
INSTALLATION OF
CEILING MATERIAL IN
B.O.H AREAS, TYP.
DJ
V
AV-2.2
AV-2.2
AV-2.2
TP
TV
EXISTING SERVICE YARD/ TRASH COMPACTOR/
CAN WASH
100b
ENTRY
101
LOUNGE
102
BAR
103
DINING
109
PASS-THRU 110
COOKILINE
111
PREP
108
BEVERAGE STATION
116
HALLWAY
112
DRY STORAGE
127
OFFICE
106
RESTROOM
WOMEN'S
107
RESTROOM
MEN'S105
CORRIDOR
RESTROOM
002
PATIO DINING
004
BAR
PATIO003
LOUNGE
PATIO
104
CORRIDOR
121
LIQUOR
115
DISHWASH
113
COOLER
BEER
119
FREEZER
117
PRODUCE
118
PROTEIN
120
ELECTRICAL RM.122
RM.
MECH.
123
A/V
114
SODA
124
RESTROOM
STAFF HC
125
RESTROOM
STAFF
126
PARTNER AREA131
DELIVERY
130
MOP SINK
129
MACHINE
ICE
128
HALLWAY
100a
HOSTESS
BA6.1
B
A6.1
AA6.0
AA6.0
CA6.1 CA6.1
3A6.2
4A6.2
1A6.2
MTL CEILING
HT. @ 9'-9" A.F.F.
GYP. BD.
HT. @ 8'-0" A.F.F.
GYP. BD.
HT. @ 8'-0" A.F.F.
MTL CEILING
HT. @ 9'-9" A.F.F.
B.O. WD. SLATS
HT. VARIES W/ SLOPE
DEPTH OF OUTER
PERIMETER SLAT TO BE
12", (SEE I.D. DWG. FOR
SLAT DEPTHS, TYP.)
DECORATIVE BAR
CEILING ELEMENT
(SEE ID DWGS)
A.C.T.
HT. @ 10'-0" A.F.F.
A.C.T.
HT. @ 10'-0" A.F.F.
MTL. A.C.T.
HT. @ 10'-0" A.F.F.
B.O. WD. SLATS
HT. @ 10'-6" A.F.F.
B.O. WD. SLATS
HT. @ 10'-6" A.F.F.
BAR FEATURE
HT. TO U/S @ 9'-9" A.F.F.
(SEE I.D. DWGS.)
GYP. BD.
HT. @ 8'-0" A.F.F.
EXPOSED
HT. @ EXIST. STRUCT.
B.O. WD. SLATS
HT. VARIES W/ SLOPE
GYP. BD.
HT. @ 8'-0" A.F.F.
STUCCO
HT. @ 11'-4" A.F.F.
STUCCO
HT. @ 11'-4" A.F.F.
EXISTING STRUCTURE
(ABOVE) TO REMAIN
(TYP.)
SPRAY ON K-13 (R-VALUE=R-26)
HT. @ U/S DECK
(SEE I.D. DWGS FOR COLOR)
SPRAY ON K-13 (R-VALUE =R-26)
HT. @ U/S DECK
(SEE I.D. DWGS FOR COLOR)
KITCHEN HOODS (SEE
KITCHEN DWGS.)
KITCHEN HOODS (SEE
KITCHEN DWGS.)
GYP. BD. DROPWALL
HT. @ 8'-0" A.F.F.
GYP. BD. DROPWALL
HT. @ 8'-0" A.F.F.
GYP. BD. ARCH
HT. @ A.F.F.
PLASTER
HT. @ 11'-111/2" A.F.F.
PLASTER
HT. @ 11'-111/2" A.F.F.
U/S OF SHUTTER
HT. @ 11'-0" A.F.F.
CEILING HT.
HT. @ 11'-8" A.F.F.
EXPOSED
HT. @ EXIST. STRUCT.
GYP. BD.
HT. @ 8'-0" A.F.F.
SOFFIT
HT. @ 10'-0" A.F.F.
SOFFIT
HT. @ 10'-0" A.F.F.
MECHANIZED SHADE
SEE ELEC. DWGS.
NEW DECORATIVE
LIGHT FIXTURE (SEE
I.D. & ELECT. DWGS.)
(SEE STRUCT. DWGS.
FOR STRUCTURAL
SUPPORT)
3'-25/8"25'-101/4"8'-91/2"1'-21/2"
8'-91/2"1'-21/2"
8'-91/2"1'-21/2"
8'-91/2"1'-21/2"
8'-91/2"9'-111/4"3'-25/8"
OPEN TO ABOVE
TOP OF COOLER
+10-8" A.F.F.
OPEN TO ABOVE
TOP OF FREEZER
+10-8" A.F.F.
OPEN TO ABOVE
TOP OF COOLER
+10-8" A.F.F.
* DIMENSIONS ARE INDICATED
FROM FACE OF FINISH UNLESS
OTHERWISE NOTED
NEW TUBE MOTOR
OPERATED ROLLING
COUNTER DOOR
HOOD (CORNELL:
MODEL# ESC10), TYP.
NEW PYROK
'STARSILENT' ACOUSTIC
PANEL W/ BASE COAT &
FINISH PLASTER (1"
TOTAL THICKNESS)
NEW PATIO FANS,
TYP. OF 4 (SEE I.D. &
ELECT. DWGS.)
NEW PATIO HEATERS,
TYP. (SEE I.D DWGS.)
NEW PATIO HEATERS,
TYP. (SEE I.D DWGS.)NEW PYROK
'STARSILENT' ACOUSTIC
PANEL W/ BASE COAT
& FINISH PLASTER (1"
TOTAL THICKNESS)
NEW 2" W. PERFORATED ST.
STEEL STRIP VENT (AS MANUF.
BY STOCKTON PRODUCTS,
MODEL # FVM078V200)
NEW 2" W. PERFORATED ST.
STEEL STRIP VENT (AS MANUF.
BY STOCKTON PRODUCTS,
MODEL # FVM078V200)
2A6.2
NOTE:
EXPOSED DUCTWORK AT F.O.H TO BE
PAINTED, TYP. (SEE I.D. DWGS. FOR COLOR)AJSNOTE: SEE SHEET T1.1 FOR GENERAL
PROJECT NOTES
NOTE: SEE I.D. DWGS. FOR ALL FINISHES
ISSUEDATEREMARKSA27OCT21ISSUED FOR MUP REVIEWplotted: Wednesday, October 27, 2021ALL REPORTS, PLANS, SPECIFICATIONS, FIELD DATA & NOTESAND OTHER DOCUMENTS, INCLUDING ALL DOCUMENTS ONELECTRONIC MEDIA, PREPARED BY TRM ARCHITECTURE,DESIGN & PLANNING, P.C. AS INSTRUMENTS OF SERVICE SHALLREMAIN THE PROPERTY OF TRM ARCHITECTURE, DESIGN &PLANNING, P.C. TRM ARCHITECTURE, DESIGN & PLANNING,P.C. SHALL RETAIN ALL COMMON LAW, STATUATORY, ANDOTHER RIGHTS, INCLUDING THE COPYRIGHT THERETO.JOB NUMBER:SHEET NUMBER:AS NOTEDDRAWN BY:SCALE:DATE:REFLECTED CEILINGPLAN39172021.MAR.30A2.0·JOEY NEWPORT BEACH·TENANT IMPROVEMENTS:453 NEWPORT CENTER DRIVENEWPORT BEACH CA 92660PA2021-263
59
C C
B B
D
E
7.3 6.4 5.4 4.3 3.2 2.4 1.3
G
F
7.2
X
8.8 5.6 4.6 4.4
C.6
C.9
6.9
SCALE: 1/4"=1'-0"
ROOF PLAN1
3
A3.0
3
A3.0
5
A6.2
5
A7.3
6
A3.0
2
A3.0
6
A3.0
5
A6.2
BA5.0
A
A5.0
CA5.029'-8"NEW COPING EXISTING COPING TO REMAIN2'-10"9'-6"5'-7"13'-11"
19'-6"
90'-8"
R 5'-0"
BA6.1
B
A6.1
AA6.0
AA6.0
CA6.1 CA6.1
3A6.2
4A6.2
1A6.2 (E) W30X116(E) W24X76
(E) 4x16
(E) 6x16
(E) 6x16
(E) 4x16
(E) 4x16
(E) 4x16
(E) 4x16
(E) 4x16
(E) 4x16
(E) 4x16
(E) 4x16
(E) 2x6(E) 2x6(E) 4x16
(E) 4x16
(E) 2.5x16.5
(E) 2.5x16.5
2.5x16.5
(E) 2.5x16.5
(E) 2.5x16.5
(E) 2.5x16.5
(E) 2.5x16.5
(E) 3x6(E) 2.5x16.5
(E) 2.5x16.5
(E) 2.5x16.5
(E) 2.5x16.5
(E) 2.5x16.5
(E) 2.5x16.5(E) 2x6(E) 2.5x16.5
(E) 4x16
(E) 4x6(E) 4x6(E) 4x6(E) 3x6(E) 4x6(E) 4x6(E) 4x6(E) 3x6(E) 3x6(E) 3x6(E) 3x6(E) 4x6(E) 3x6(E) 4x6(E) 4x6(E) 4x14
(E) 4x14
(E) 4x14
(E) 4x14
(E) 3x6(E) 3x63.125x155.125x183.125x183.125x185.125x185.125x185.125x15
(E) 4x6(E) 4x6(E) 4x16(E) 4x16(E) 4x16(E) TG(E) TG(E) TG(E) TG(E) 5.125x18T.O.S (NEW)
17'-4" A.T.S.
T.O.S (NEW)
14'-8" A.T.S.
T.O.S (EXIST.)
14'-11" A.T.S. ±
T.O.S (EXIST.)
14'-11" A.T.S. ±
T.O.S (NEW)
15'-2" A.T.S.
OUTLINE OF TENANT
SPACE (BELOW)
NEW ROOF MEMBRANE
SYSTEM OVER 1/4" DENS-
DECK OVER 1" POLY-ISO
BOARD & SHEATHING
(COLOR TO MATCH EXIST.)
T.O. EXIST. COPING
20'-0" A.T.S. ±
T.O. NEW COPING
20'-0" A.T.S. ±
T.O. NEW COPING
20'-0" A.T.S. ±
EXIST ROOF SYSTEM
TO REMAIN (TYP.)
EXIST ROOF SYSTEM
TO REMAIN (TYP.)
EXIST ROOF SYSTEM
TO REMAIN (TYP.)
EXIST ROOF SYSTEM
TO REMAIN (TYP.)
T.O.S (EXIST.)
17'-4" A.T.S. ±
NEW MECHANICAL
SCREEN SYSTEM
EXIST. ROOF &
OVERFLOW DRAIN
TO REMAIN (TYP)
T.O.S (EXIST.)
15'-1 1/2" A.T.S. ±
T.O.S (EXIST.)
15'-1 1/2" A.T.S. ±
T.O.S (EXIST.)
15'-4" A.T.S. ±
T.O.S (EXIST.)
15'-4" A.T.S. ±
T.O.S (EXIST.)
15'-0" A.T.S. ±
T.O.S (EXIST.)
15'-6 1/2" A.T.S. ±
EXIST. ROOF &
OVERFLOW DRAIN (TYP)
OUTLINE OF TENANT
SPACE (BELOW)
EXIST. ROOF &
OVERFLOW DRAIN (TYP)
T.O.S (EXIST.)
17'-4" A.T.S. ±
T.O. NEW
BLOCKING
14'-0" A.T.S. ±
T.O. NEW BLOCKING
14'-0" A.T.S. ±
OPEN TO PATIO (BELOW)
NEW SARNAFIL PVC MEMBRANE
ROOF SYSTEM OVER 5/8" DENS-
DECK & METAL DECKING (SEE
STRUCT. DWGS.) SLOPE = 1/4
PER FT. OR 2%. (COLOR TO
MATCH EXIST. MEMBRANE AT
MAIN BLDG. ROOF)
EXIST. PARAPET WALLS
TO REMAIN (TYP.)
EXIST. PARAPET WALLS
TO REMAIN (TYP.)
EXIST. ROOF SYSTEM
(N.I.C)
EXIST. ROOF SYSTEM
(N.I.C)
T.O. EXIST. COPING
(PAINT TO MATCH)
20'-0" A.T.S. ±
T.O. NEW
BLOCKING
14'-0" A.T.S. ±
NEW W14x22
NEW W14x22
NEW W14x22
NEW W14x22
NEW W14x22
NEW W14x22
NEW W14x22
NEW W14x22
NEW W14x22
EXIST. ROOF HATCH TO BE
REMOVED AND DECK INFILLED
TO MATCH EXIST./ADJ. CONST.
EXIST ROOF STRUCTURE
TO REMAIN (TYP.)
EXIST ROOF STRUCTURE
TO REMAIN (TYP.)
EXIST ROOF STRUCTURE
TO REMAIN (TYP.)
NEW MECHANICAL
ROOFTOP UNITS (SEE
MECH & ELECT. DWGS.)
NEW EXHAUST FAN
(SEE MECH &
ELECT. DWGS.)
NEW RINNAI #CU199eN (106# EA.)
TYP. OF 5 (SEE PLUMBING DRWGS.)
NEW RINNAI RACK SYSTEM #TRS05CU
(OP. WT: 462#) (SEE PLUMB. DRWGS.)
NEW EXPANSION TANK ET-1
(225#) (SEE PLUMB. DRWGS.)
NEW REFRIGERATION RACK (3,150 #)
±73" ABOVE PLATFORM (SEE KITCHEN DRWGS.)
EXIST. OVERFLOW DRAIN TO
BE REMOVED
NEW CONDENSING UNITS
(SEE KITCHEN DWGS.)
MARG.
MACH.
160 LBS
ICE
273 LBS
NEW 10x10 GIRDER
NEW 10x10 GIRDERNEW 10x10 GIRDERNEW 10x10 GIRDERNEW 10x10 GIRDERNEW 10x10 GIRDER NEW 10x10 GIRDER NEW 10x10 GIRDER
NEW 10x6 BEAMNEW 10x6 BEAMNEW 10x6 BEAM
NEW 10x6 BEAMNEW 10x6 BEAMNEW 10x6 BEAM NEW 10x6 BEAM
NEW 10x6 BEAMNEW 10x6 BEAMNEW 10x6 GIRDERNEW 10x6 GIRDER NEW 10x6 GIRDERNEW 10x6 GIRDERNEW 10x6 GIRDER
NEW 10x2 GIRDER
NEW 10x2 GIRDER
NEW 10x6 GIRDER
NEW 10x6 GIRDER
NEW EXPANSION JOINT
(SEE DTL. ON THIS SHT.)
NEW RETRACTABLE
LOUVERED ROOF SYSTEM
NEW RETRACTABLE
LOUVERED ROOF SYSTEM
NEW METAL CAP
FLASHING (TYP.)
NEW METAL CAP
FLASHING (TYP.)
NEW STUCCO
SURROUND
(BELOW)
NEW PREFIN.
ALUMINUM
COPING (SEE
EXT. ELEVS.)
1
EF
60" A.F.R.600 LBS.
2
EF
60" A.F.R.
600 LBS.
3
EF
60" A.F.R.600 LBS.
4
EF
48" A.F.R.
80 LBS.
5
EF
48" A.F.R.
70 LBS.
1
MUA
66" A.F.R.
4,010 LBS
2
RTU
76" A.F.R.
2,474 LBS.
1
RTU
76" A.F.R.
2,474 LBS.
4
RTU 76" A.F.R.
2,474 LBS.
5
RTU
76" A.F.R.
2,474 LBS.
3
RTU
76" A.F.R.
2,474 LBS.
6
RTU
76" A.F.R.
2,474 LBS.6
6
D
A
H
1
CU
32"ABOVE PLATFORM
170 LBS.
NEW ROOF & OVERFLOW DRAINS
(SEE PLUMBING DRAWINGS)
NEW CRICKET
MARG.
MACH.
160 LBS
MARG.
MACH.
160 LBS
MARG.
MACH.
160 LBS
(PLATFORM WIDTH)(PLATFORM LENGTH)
NEW ROOF & OVERFLOW DRAINS
(SEE PLUMBING DRAWINGS)
NEW ILLUMINATED BUILDING SIGNAGE MOUNTED TO
OUTSIDE FACE OF MECHANICAL SCREEN (SEE SIGN
SHOPS, EXTERIOR ELEVATIONS & ELECT. DWGS.)
NEW ILLUMINATED
SURFACE MOUNTED
SIGNAGE. BACKING
& CONDUIT BY GC
(SEE SIGN SHOPS,
EXTERIOR
ELEVATIONS
& ELECT. DWGS.)
NEW PREFIN.
ALUMINUM
COPING (SEE
EXT. ELEVS.)
NEW STUCCO
SURROUND
(BELOW)
NEW PREFIN.
ALUM.
COPING
(BELOW)
NEW PREFIN. ALUM.
COPING (BELOW)
NEW PREFIN. ALUM.
COPING (BELOW)
NEW PREFIN. ALUM.
COPING (BELOW)
NEW ILLUMINATED SIGNAGE
MOUNTED TO TOP OF PARAPET.
(SEE SIGN SHOPS, EXTERIOR
ELEVATIONS
& ELECT. DWGS.)
NEW ROOF & OVERFLOW DRAINS
(SEE PLUMBING DRAWINGS)
T.O. EXIST. COPING
(PAINT TO MATCH)
20'-0" A.T.S. ±
EXIST. ROOF HATCH
TO REMAIN
NEW ROOF MEMBRANE
SYSTEM OVER 1/4" DENS-
DECK OVER 1" POLY-ISO
BOARD & SHEATHING
(COLOR TO MATCH EXIST.)
NEW GREASE GUARDS
@ EXHAUST FANS (SEE
MECH DWGS.)
NEW SARNAFIL PVC MEMBRANE ROOF
SYSTEM OVER 5/8" DENS-DECK &
METAL DECKING (SEE STRUCT. DWGS.)
SLOPE = 1/4 PER FT. OR 2%. (COLOR
TO MATCH EXIST. MEMBRANE AT MAIN
BLDG. ROOF)
2
A7.3
1
A7.3
3
A7.3
4
A7.3
6
A7.3
2A6.2NEW ROOF SLOPE1/4" \ FT. (MIN.)NEW ROOF SLOPE1/4" \ FT. (MIN.)NEW ROOF SLOPE1/4" \ FT. (MIN.)NEW ROOF SLOPE1/4" \ FT. (MIN.)EXIST. ROOF SLOPETO REMAIN (TYP.)EXIST. ROOF SLOPETO REMAIN (TYP.)EXIST. ROOF SLOPETO REMAIN (TYP.)EXIST. ROOF SLOPETO REMAIN (TYP.)LIMIT OF TENANT SPACEEXIST. BLDG. TO REMAINNEW 10x10 GIRDERNEW ROOF SLOPE
1/4" \ FT. (MIN.)
NEW ROOF SLOPE
1/4" \ FT. (MIN.)
ROOF DRAIN SCALE: 1 1/2"=1'-0"
DETAIL2
1'-0"
2'-3" ± BASIN
1'-6" ±
REFER TO PLUMBING
DRAWING'S FOR PIPE SIZE
ALUMINUM DOME (SEE
PLUMBING DRAWING'S
AND SPECIFICATIONS)
C DRAINL
1/4" J.M. SECUROCK BD.
5" RIGID INSULATION (R-30)
TAPER TO DRAIN
LEAD FLASHING 36" SQ.
UNDERDECK CLAMP
METAL ROOF DECKING
(SEE STRUCTURAL DRAWING'S)
STEEL ANGLE FRAME (WELD
TO BEAM) SEE STRUCTURAL
DRAWING'S
SUMP RECEIVER
45 MIL. FIBERTITE-SM-FB
4"
73/4"4"NEW SARNAFIL PVC
MEMBRANE ROOF SYSTEM
NEW 5/8" DENS-DECK
NEW METAL DECKING
(SEE STRUCT. DWGS.)
NEW CLOSED CELL FOAM
BACKER & INTEGRAL 4"
WIDE METAL FLANGE, TYP.
NEW HSS BEAM (SEE
STRUCT. DWGS.)
NEW FIBERGLASS BATT
INSULATION & INTEGRAL
VAPOR BARRIER
NEW CONT. WOOD CANT
NEW COUNTER FLASHING, TYP.
NEW SEALANT, TYP.
EXTERIOR WALL CONSTRUCTION
TYP. BELLOW JOINT SCALE: 3"=1'-0"
DETAIL3 33/8"1'-6" MAX.6"
2"4"9/16"3/4"
NEW ROOF MEMB.
TO MATCH EXISTING
R-19 BATT INSULATION
(UNFACED)
9/16" x 20 GA. METAL
DECK (SEE STRUCTURAL
DWG'S)
R-19 BATT INSULATION
(UNFACED)
SEALANT
SHEET METAL CAP
W/ DRIP EDGE & WATER
TIGHT SOLDERED JOINTS
3/4" F.R.T. PLYWOOD ICE & WATER SHIELD
NEW ROOF
MEMBRANE TO MATCH
EXISTINGEXISTING METAL
DECK, PATCH &
REPAIR AS REQ.
EXISTING INSULATION TO BE
REMOVED
6" x 16 GA. MTL. STUDS
@ 16" O.C.3/4" F.R.T. PLYWOOD
6" x 16 GA. MTL. STUDS @ 16" O.C.
2" WIDE x 16 GA. STRAP AT EACH
STUD SEE STRUCT. DWGS.
BEAM (SEE
STRUCT.
DWGS.)
PLATFORM SCALE: 3"=1'-0"
DETAIL6
DUCT & FLUE FLASHING SCALE: 1 1/2"=1'-0"
DETAIL5
FLASHING
COUNTER FLASHING (ANCHOR
TO DUCT OR FLUE)
CL
CLAMPING RING
SEALANT
METAL DUCT OR FLUE
(SEE HVAC DRAWING'S)
STEEL ANGLE FRAME
(SEE STRUCTURAL DRAWING'S)
ROOFING SYSTEM,
INSULATION & METAL DECK
BY LANDLORD, PATCH &
REPAIR AS REQUIRED
PITCH POCKET SCALE: 1 1/2"=1'-0"
DETAIL4 11/2"CL
4" MIN. FLANGE SET IN MULTI-
PURPOSE FLASHING CEMENT
OVER FIELD PLIES (PRIME
FLANGE BEFORE STRIPPING)
1 1/2" MIN.9" MIN.FLASHING CEMENT BEVEL
15° FROM EDGE
FILL W/ POURABLE SEALER
TO 1 1/2" FROM TOP
MULTI-PURPOSE FLASHING CEMENT
F.R.T WOOD BLOCKING (TYP.)
* VARIES (COORD. WITH DRAWING'S)
4"
MIN.*
ROOF PENETRATION - COORDINATE WITH
MECHANICAL / PLUMBING DRAWING'S
SHEET METAL PITCH PAN
(SOLDERED / WELDED WATERTIGHT)
NON-SHRINKING GROUT
BATT INSULATION FILL
1/8" THK. STEEL PLATE WELD
TO METAL DECK (MIN. 4") SEE
STRUCTURAL DRAWING'S
ROOFING SYSTEM,
INSULATION & METAL DECK
BY LANDLORD, PATCH &
REPAIR AS REQUIRED
AJSGENERAL NOTE:
ALL ROOF EQUIPMENT, VENTS AND
ASSOCIATED CONDUIT LINES MUST BE
PAINTED. THE PAINT COLOR
SPECIFICATION IS GLIDDEN
PROFESSIONAL PAINT DEVFLEX HP#
4216-0500L SEMI-GLOSS ENAMEL.ISSUEDATEREMARKSA27OCT21ISSUED FOR MUP REVIEWplotted: Wednesday, October 27, 2021ALL REPORTS, PLANS, SPECIFICATIONS, FIELD DATA & NOTESAND OTHER DOCUMENTS, INCLUDING ALL DOCUMENTS ONELECTRONIC MEDIA, PREPARED BY TRM ARCHITECTURE,DESIGN & PLANNING, P.C. AS INSTRUMENTS OF SERVICE SHALLREMAIN THE PROPERTY OF TRM ARCHITECTURE, DESIGN &PLANNING, P.C. TRM ARCHITECTURE, DESIGN & PLANNING,P.C. SHALL RETAIN ALL COMMON LAW, STATUATORY, ANDOTHER RIGHTS, INCLUDING THE COPYRIGHT THERETO.JOB NUMBER:SHEET NUMBER:AS NOTEDDRAWN BY:SCALE:DATE:ROOF PLAN &DETAILS39172021.MAR.30A3.0·JOEY NEWPORT BEACH·TENANT IMPROVEMENTS:453 NEWPORT CENTER DRIVENEWPORT BEACH CA 92660PA2021-263
60
7.37.2 6.4 5.4 4.3 3.2 2.4
EAST ELEVATION SCALE: 1/4"=1'-0"
EXTERIOR ELEVATIONSA
5.6 4.6 4.46.9
CC-3
CC-3
MU-1
RS-1
3
A3.0
21'-6"3'-0"±NEW STUCCO OVER DENS-GLASS GOLD & FRAMING EQ.47'-63/4"±SEE SIGNAGE SHOP DWGS.EQ.
4'-6"9'-111/2"21'-8"9'-111/2"7'-85/8"9'-7"9'-111/2"BA6.1 2A6.24A6.2
03
F
E GD0201
T.O. CONC. SLAB
ELEV.=0'-0" (REFERENCE)
U/S OF SOFFIT
ELEV.=11'-4" A.F.F
T.O NEW COPING
ELEV.=20'-0"±
(MATCH EXIST.)
T.O BLOCKING
ELEV.=14'-0" A.T.S
T.O MECH. ENCLOSURE
ELEV.=27'-10"±
NEW OPERABLE GLAZING
SYSTEM (SEE STOREFRONT
ELEVATIONS)
T.O. FIN. FLR.
ELEV.=0'-0 3/4"
NEW OPERABLE GLAZING
SYSTEM (SEE STOREFRONT
ELEVATIONS)NEW HOLLOW METAL
DOOR & FRAME
EXISTING REVEALS TO
REMAIN (PAINT) (TYP.)
EXISTING STUCCO TO
CLEANED & PREPARED
TO RECEIVE NEW PAINT
FINISH (TYP.)
NEW PREFIN. ALUM.
COPING
NEW OPERABLE GLAZING
SYSTEM (SEE STOREFRONT
ELEVATIONS)
NEW MECHANICAL
EQUIPMENT SCREEN (SEE
STRUCT. DWGS. FOR FRAME)
NEW INTERNALLY ILLUMINATED
SIGN (BY OWNER, ELECTRICAL
& MOUNTING HARDWARE BY
G.C) MOUNTED TO T.O
COPING
PATIO ROOF STRUCTURE (SEE
ROOF PLAN & STRUCT. DWGS.)
EXISTING COPING TO
REMAIN, (PAINT) (TYP.)
NEW THIN BRICK (SEE
I.D. DWGS.)
NEW STUCCO FINISH
(PAINT) (TYP.)
NEW SIGNAGE
MOUNTED TO SCREEN
NEW HINGED MAN DOOR (T.B.D)
NEW HINGED MAN DOOR
AND SIDELIGHT
NEW REINF. FOUNDATIONS &
FOOTERS (SEE STRUCT. DWGS.)
NEW STUCCO FINISH
(PAINT) (TYP.)
EXISTING STUCCO TO CLEANED
& PREPARED TO RECEIVE NEW
PAINT FINISH (TYP.)
G F C B
SOUTH ELEVATION SCALE: 1/4"=1'-0"
EXTERIOR ELEVATIONSB
CC-3
CC-3
PT-1D
CC-3
RS-1
5
A6.2
16'-0"2'-6"39'-7"(SEE SIGNAGE SHOP DWGS.)3'-7"
AA6.0 3A6.2 1A6.2 CA6.1
A
B
T.O. CONC. SLAB
ELEV.=0'-0" (REFERENCE)
T.O STOREFRONT
ELEV.=11'-0 3/4" A.T.S
T.O STUCCO SURROUND
ELEV.=14'-0"
T.O MECH. ENCLOSURE
ELEV.=27'-10"±
T.O BLOCKING
ELEV.=14'-0" A.T.S
U/S OF SOFFIT
ELEV.=11'-4" A.F.F
JOEY'S TENANT IMPROVEMENTS
EXISTING SHARED
TRASH COMPACTOR/
CAN WASH AREA TO
REMAIN
NEW MECHANICAL
EQUIPMENT SCREEN (SEE
STRUCT. DWGS. FOR FRAME)
T.O FIN. FLR.
ELEV.=0'-3/4"
U/S OF SOFFIT
ELEV.=11'-111/2" A.F.F
NEW PARAPET (BEYOND)
NEW OPERABLE GLAZING
SYSTEM (SEE STOREFRONT
ELEVATIONS)
NEW INTERNALLY
ILLUMINATED SIGN (BY
OWNER, ELECTRICAL &
MOUNTING HARDWARE
BY G.C)
NEW LOW WALL PLANTER
(BEYOND) (SEE I.D. DWGS.)
NEW STUCCO FINISH
NEW STEEL COLUMNS
(PAINTED) (SEE STRUCT.
DWGS.) (TYP.)
NEW PREFIN. ALUM.
COPING (PAINT)
NEW STUCCO FINISH
NEW FIXED ALUMINUM STOREFRONT
SYSTEM W/ 1" LOW 'E' GLAZING (SEE
STOREFRONT ELEVATIONS)
NEW STUCCO FINISH
T.O. NEW COPING
ELEV.=20'-0" ±
(MATCH EXIST.)
EXIST. OVERHEAD DOOR TO
SHARED SERVICE YARD/
TRASH COMPACTOR/ CAN
WASH AREA TO REMAIN, TYP.
T.O STOREFRONT
ELEV.=10'-0" A.T.S
NEW REINF. FOUNDATION &
FOOTERS (SEE STRUCT.
DWGS.)
NEW REINF. GRADE BEAM &
FOOTER (SEE STRUCT. DWGS.)
PREMISES IDENTIFICATION:
PROVIDE NEW ADDRESS SIGNAGE
'453'. ADDRESS NUMBERS SHALL BE
ARABIC NUMBERS OR ALPHABETICAL
LETTERS. NUMBERS SHALL NOT BE
SPELLED OUT. EACH CHARACTER SHALL
BE 4" H. w/ 1/2" MIN. BRUSH STROKE
PREMISES IDENTIFICATION:
PROVIDE NEW ADDRESS SIGNAGE
'453'. ADDRESS NUMBERS SHALL BE
ARABIC NUMBERS OR ALPHABETICAL
LETTERS. NUMBERS SHALL NOT BE
SPELLED OUT. EACH CHARACTER SHALL
BE 4" H. w/ 1/2" MIN. BRUSH STROKE
B C C.6 D
NORTH ELEVATION SCALE: 1/4"=1'-0"
EXTERIOR ELEVATIONSC
TL-12
CC-3
PT-1D
RS-1
6
A3.014'-0"2'-0"EQ.31'-83/4" (SEE SIGNAGE SHOP DWGS.)EQ.
CA6.1 BA6.1
11
T.O. CONC. SLAB
ELEV.=0'-0" (REFERENCE)
T.O BLOCKING
ELEV.=14'-0"
U/S SOFFIT
ELEV.=11'-111/2" A.F.F
T.O EXIST. COPING
ELEV.=20'-0"±
NEW INTERNALLY
ILLUMINATED SIGN (BY
OWNER, ELECTRICAL &
MOUNTING HARDWARE
BY G.C) MOUNTED TO
T.O OF COPING
EXISTING REVEALS TO
REMAIN (PAINT) (TYP.)
EXISTING STUCCO TO
RECEIVE NEW PAINT
FINISH (TYP.)EXISTING STUCCO TO
RECEIVE NEW PAINT
FINISH (TYP.)
NEW 3'-0" x 7'-0" HOLLOW
METAL DOOR W/ GLAZING
NEW PLASTER SOFFIT
(PAINT)
NEW TERRACOTA TILE
NEW RETRACTABLE ROOF
SYSTEM (BEYOND)
NEW MECHANICAL
EQUIPMENT SCREEN (SEE
STRUCT. DWGS. FOR FRAME)
NEW WALL INFILL AT
EXISTING MAN DOOR
LOCATION (MATCH
ADJ. FINISH)
EXISTING COPING TO
REMAIN, PAINT (TYP.)
NEW WALL INFILL AT EXISTING
STOREFRONT LOCATION
(MATCH AJD. FINISH)
NEW SIGNAGE MOUNTED
TO SCREEN
NEW STUCCO FINISH
NEW PREFIN. ALUM.
COPING
JOEY'S TENANT IMPROVEMENTS EXISTING ADJACENT
TENANT SPACE TO
REMAIN
NEW REINF. FOUNDATION &
FOOTERS (SEE STRUCT. DWGS.)
NEW STEEL COLUMNS
(PAINTED) (SEE STRUCT.
DWGS.) (TYP.)
* SEE SHEET ID 4.0 FOR FINISH SPECIFICATIONS
EXTERIOR FINISH MATERIALS MATRIX
CC-3
TL-12
WALL TILE: PORCELAIN TILE
MANUF.: STATEMENTS TILE
SERIES: WOW MUD
COLOR: TERRACOTTA
SIZE: 5 1/2" x 5 1/2"
•7/8" THICK 3-COAT PORTLAND CEMENT PLASTER
(STUCCO) O/GALV. METAL LATH.
•(SEE I.D. DRAWINGS FOR COLOR)
STATEMENTS TILE & STONE
(CONTACT JLL)
PT-1D
EXTERIOR PAINT
MANUF.: SHERWIN-WILLIAMS PAINT CO.
COLOR: TO MATCH BENJAMIN MOORE 2127-10 "TWILIGHT
ZONE"
FINISH/PRODUCT: PI WB ALKYD URETHANE-LOW SHEEN
MU-1
BRICK VENEER- ROMAN THIN BRICK
MANUF.: ENDICOTT
COLOR: IVORY BLEND
SIZE:
TEXTURE: VELOUR TEXTURE
THOMPSON BUILDING MATERIALS
CONTACT: JIM DUGO 714-936-3807
RS-1
ROOF SCREEN
STYLE: 7.2 RIB PERFORATED VERTICAL
COLOR: TO BE SELECTED BY OWNER
(SEE STRUCT. DWGS. FOR SCREEN FRAME)AJSGENERAL NOTE:
1. ALL EXPOSED NEW STRUCTURAL STEEL
SHALL BE CATEGORY AESS 3.
2. ALL EXPOSED EXISTING STRUCTURAL
STEEL SHALL BE SSPC-SP6.
NOTE: SEE I.D. DWGS. FOR ALL FINISHES
ISSUEDATEREMARKSA27OCT21ISSUED FOR MUP REVIEWplotted: Wednesday, October 27, 2021ALL REPORTS, PLANS, SPECIFICATIONS, FIELD DATA & NOTESAND OTHER DOCUMENTS, INCLUDING ALL DOCUMENTS ONELECTRONIC MEDIA, PREPARED BY TRM ARCHITECTURE,DESIGN & PLANNING, P.C. AS INSTRUMENTS OF SERVICE SHALLREMAIN THE PROPERTY OF TRM ARCHITECTURE, DESIGN &PLANNING, P.C. TRM ARCHITECTURE, DESIGN & PLANNING,P.C. SHALL RETAIN ALL COMMON LAW, STATUATORY, ANDOTHER RIGHTS, INCLUDING THE COPYRIGHT THERETO.JOB NUMBER:SHEET NUMBER:AS NOTEDDRAWN BY:SCALE:DATE:EXTERIORELEVATIONS39172021.MAR.30A5.0·JOEY NEWPORT BEACH·TENANT IMPROVEMENTS:453 NEWPORT CENTER DRIVENEWPORT BEACH CA 92660PA2021-263
61
7.37.2 6.4 5.4 4.38.8
THRU BAR/ DINING/ B.O.H SCALE: 3/8"=1'-0"
BUILDING SECTIONA
101
LOUNGE
102
BAR
103
DINING
109
PASS-THRU
110
COOKLINE
111
PREP
3
A6.2
1
A9.1
9'-9"T.O CONC. SLAB
ELEV.=0'-0" (REFERENCE)
T.O ROUGH OPENING
ELEV.=11'-4 3/4" A.T.S
T.O NEW STEEL
ELEV.=VARIES W/ SLOPE
T.O NEW COPING
ELEV.=20'-0" A.T.S±
(MATCH EXIST.)
T.O NEW STEEL
ELEV.=17'-4" ±
+ 10'-0" + 9'-9"
NEW SUSPENDED
ACOUSTICAL CEILING TILE
SYSTEM (SEE RCP & I.D.
DWGS.)
NEW HOODS, SEE
KITCHEN DWGS.
NEW 9WOOD SUSPENDED
WOOD CEILING
STRUCTURE
EXIST. STRUCTURE TO REMAIN
(PT.)
NEW SUSPENDED
METAL CEILING
ELEMENT (SEE I.D.
DWGS.)
NEW STEEL BEAM (SEE
STRUCT. DWGS.)
EXIST. ROOF STRUCTURE
TO REMAIN (TYP.)
EXIST. ROOF MEMBRANE
SYSTEM TO REMAIN (TYP.)
T.O FLR. FIN.
ELEV.=+0'-0 3/4"MATCH LINEMATCH LINENEW 6" METAL STUD
FRAMING (BY G.C.)
NEW TORRANCE STEEL
WINDOW SYSTEM
NEW FINISH FLOOR (SEE
I.D. DWGS.)
NEW REINF. CONC. SLAB
(SEE STRUCT. DWGS.)
NEW METAL PLATE SILL
NEW ROOFING MEMBRANE
SYSTEM OVER 1/4" DENS-
DECK , 1" POLY-ISO BOARD
& SHEATHING
NEW ALUMINUM CURTAIN
WALL SYSTEM WITH BUTT
GLAZED 1" CLEAR INSULATED,
TEMPERED LOW 'E' GLAZING
NEW STUCCO SYSTEM ON
METAL LATH OVER 5/8"
DENS-GLASS SHEATHING
NEW METAL STUDS (BY
G.C.) W/ FACED R-19
BATT. INSULATION
NEW PREFIN. ALUM.
COPING (SEE EXT. ELEVS.)
T.O SURROUND
ELEV.=14'-0" A.T.S
NEW COLUMN
(BEYOND) (SEE
STRUCT. DWGS.)
NEW ROOF RIDGE
(BEYOND)
NEW MTL. CORRUGATED
EQUIPMENT PANEL
NEW PREFAB WALL,
(SEE KITCHEN DWGS.)
NEW HSS (SEE STRUCT.
DWGS.)
NOTE: NEW R-30 MIN. BATT
INSULATION TO BE INSTALLED
BETWEEN EXISTING ROOF RAFTERS
PRIOR TO INSTALLATION OF CEILING
MATERIAL IN B.O.H AREAS, TYP.
NEW INTERNALLY ILLUMINATED
SIGN (BY OWNER) ELECTRICAL &
MOUNTING HARDWARE BY G.C)
NEW STUCCO SYSTEM ON
METAL LATH OVER 5/8"
DENS-GLASS SHEATHING
NEW SPRAY ON K-13 INSUL. (FLAT
BLACK) AT U/S OF DECK & STRUCT.
REQ'D R-VALUE = R26) (PRIME / PT.
ALL EXISTING STRUCTURE FLAT
BLACK TO MATCH)
T.O. EQUIPMENT SCREEN
ELEV.=27'-10" A.T.S±
NEW REINF. GRADE BEAM &
FOOTER (SEE STRUCT. DWGS.)
NEW SUSPENDED
CEILING SUPPORT (SEE
STRUCT. DWGS.)
3.2 2.4
THRU BAR/ DINING/ B.O.H SCALE: 3/8"=1'-0"
BUILDING SECTIONA
112
DRY STORAGE
122
MECH
120
ROOM
ELECTRICAL
+ 10'-0"
NEW METAL STUD
FRAMING (BY G.C.), TYP.
NEW SUSPENDED
ACOUSTICAL CEILING TILE
SYSTEM (SEE RCP & I.D.
DWGS.)MATCH LINEMATCH LINEEXISTING ROOF STRUCTURE
TO REMAIN (TYP.)
EXISTING EXTERIOR WALL TO
REMAIN (TYP.)NEW HSS 6" x 8" (TYP. @ POSTS)
NEW MTL. CORRUGATED
EQUIPMENT PANEL
NEW HSS (SEE STRUCT.
DWGS.)AJSGENERAL NOTE:
1. ALL EXPOSED NEW STRUCTURAL STEEL
SHALL BE CATEGORY AESS 3.
2. ALL EXPOSED EXISTING STRUCTURAL
STEEL SHALL BE SSPC-SP6.ISSUEDATEREMARKSA27OCT21ISSUED FOR MUP REVIEWplotted: Wednesday, October 27, 2021ALL REPORTS, PLANS, SPECIFICATIONS, FIELD DATA & NOTESAND OTHER DOCUMENTS, INCLUDING ALL DOCUMENTS ONELECTRONIC MEDIA, PREPARED BY TRM ARCHITECTURE,DESIGN & PLANNING, P.C. AS INSTRUMENTS OF SERVICE SHALLREMAIN THE PROPERTY OF TRM ARCHITECTURE, DESIGN &PLANNING, P.C. TRM ARCHITECTURE, DESIGN & PLANNING,P.C. SHALL RETAIN ALL COMMON LAW, STATUATORY, ANDOTHER RIGHTS, INCLUDING THE COPYRIGHT THERETO.JOB NUMBER:SHEET NUMBER:AS NOTEDDRAWN BY:SCALE:DATE:BUILDING SECTIONS39172021.MAR.30A6.0·JOEY NEWPORT BEACH·TENANT IMPROVEMENTS:453 NEWPORT CENTER DRIVENEWPORT BEACH CA 92660PA2021-263
62
GFCB
THRU PATIO DINING/ DINING SCALE: 3/8"=1'-0"
BUILDING SECTIONB
103
DINING
002
PATIO DINING
2
A6.2
3
A7.3
4
A7.3
16
A9.1
6
A7.3
11'-43/4"1'-65/8"35/8"61/2"
2'-3"8'-0"73/4"9'-9"T.O. CONC. SLAB
ELEV.=0'-0" (REFERENCE)
U/S SOFFIT
ELEV.=11'-111/2" A.F.F.
T.O BLOCKING
ELEV.=14'-0"
T.O EXIST. COPING
ELEV.=20'-0"
T.O EXIST. COPING
ELEV.=20'-0"
T.O BEAM
ELEV.=12'-11 1/2" A.T.S
T.O BEAM
ELEV.=13'-7 1/2" A.T.S
U/S EXIST. OPNG.
ELEV.=10'-1"± A.T.S
T.O. LOW WALL
ELEV.=3'-0 3/4" A.T.S
U/S CEILING
ELEV.=11'-4" A.F.F.
+ 10'-6"
NEW 9WOOD SUSPENDED
WOOD CEILING
STRUCTURE
EXIST. STRUCTURE TO REMAIN
(PT.)
NEW SUSPENDED METAL
CEILING ELEMENT (SEE
STRUCT. DWGS. FOR
SUPPORT) (SEE I.D. DWGS.)
SHADED AREA INDICATES
PROPOSED MECHANICAL
DUCT AREA (T.B.D)
EXISTING COLUMN TO
REMAIN
NEW OPERABLE
GLAZING SYSTEM
(SEE STOREFRONT
ELEVS.)
EXISTING EXTERIOR
WALL TO REMAIN
EXISTING METAL COPING
TO REMAIN, PAINT (TYP.)
+ 11'-4" + 11'-4"
NEW OPERABLE LOUVER
ROOF SYSTEM (SEE
ROOF PLAN)
NEW TUBE STEEL (SEE
STRUCT. DWGS.)
EXISTING ROOF
MEMBRANE SYSTEM TO
REMAIN (TYP.)
NEW FINISH FLOOR (SEE
I.D. DWGS.)
NEW REINF. CONC. SLAB
(SEE STRUCT. DWGS.)
NEW STUCCO OVER 5/8"
DENS-GLASS OVER
METAL STUD FRAMING
NEW SARNAFIL PVC MEMBRANE ROOF
SYSTEM OVER 5/8" DENS-DECK & METAL
DECKING (SEE STRUCT. DWGS.) SLOPE
= 1/4 PER FT. OR 2%. (COLOR TO
MATCH EXIST. MEMBRANE AT MAIN
BLDG. ROOF)
EXISTING ROOF
MEMBRANE SYSTEM TO
REMAIN (TYP.)
EXISTING WALL
CONSTRUCTION TO
REMAIN
NEW 3 5/8" METAL STUD WALL
W/ 5/8" GYP. BD. (BY G.C)
(SEE I.D. DWGS.)
NEW 10" METAL STUD
PONY WALL (BY G.C)
NEW COLUMN (SEE
STRUCT. DWGS.)
T.O. FIN. FLR.
ELEV.=+0'-0 3/4"
NEW SIGNAGE
MOUNTED ON
EQUIPMENT SCREEN
STRUCTURE
NEW HSS (SEE
STRUCT. DWGS.)
NEW MTL.
CORRUGATED
EQUIPMENT SCREEN
NEW PREFIN. ALUM.
COPING (SEE EXT. ELEVS.)
NEW REINF. CONC. CURB
(SEE STRUCT. DWGS.)
NEW PATIO HEATERS
MOUNTED TO STRUCT.
ABOVE (SEE I.D. DWGS.)
NEW 2" W. PERFORATED
ST. STEEL STRIP VENT
NEW SPRAY ON K-13
INSUL. (FLAT BLACK) AT U/S
OF DECK & STRUCT.
REQ'D R-VALUE = R26)
(PRIME / PT. ALL EXISTING
STRUCTURE FLAT BLACK
TO MATCH)
T.O. EQUIPMENT SCREEN
ELEV.=27'-10" A.T.S±
T.O. EQUIPMENT SCREEN
ELEV.=27'-10" A.T.S±
T.O. CONC. SLAB
ELEV.=0'-0" (REFERENCE)
NEW PYROK 'STARSILENT'
ACOUSTIC PANEL W/ BASE
COAT & FINISH PLASTER (1"
TOTAL THICKNESS)
PATIO FAN, SEE RCP & ELECT.
DWGS. (SEE I.D. DWGS.)
LOW WALL PLANTER (BEYOND)
(SEE I.D. DWGS.)
THRU PATIO SCALE: 3/8"=1'-0"
BUILDING SECTIONC
8.8 7.37.2 6.9 6.4 5.6 5.4 4.6 4.4 4.3
1
A6.2 5
A7.3
2
A7.3
1
A7.3 6
A7.3
6
A7.3
8'-0"35/8"61/2"
89'-05/8"61/2"35/8"
T.O. CONC. SLAB
ELEV.=0'-0" (REFERENCE)
U/S SOFFIT
ELEV.=11'-11 1/2" A.F.F
T.O BLOCKING
ELEV.=14'-0"
T.O NEW COPING
ELEV.=20'-0"±
(MATCH EXIST.)
U/S SOFFIT
ELEV.=11'-4" A.F.F
T.O. FIN. FLR.
ELEV.=+0'-0 3/4"
+ 11'-4" + 11'-4" + 11'-8"
NEW OPERABLE LOUVER
ROOF SYSTEM (SEE
ROOF PLAN)
NEW TUBE STEEL (SEE
STRUCT. DWGS.)
NEW PREFIN. ALUM.
COPING (SEE EXT. ELEVS.)
NEW STUCCO OVER 5/8"
DENS-GLASS OVER
METAL STUD FRAMING
NEW OPERABLE LOUVER
ROOF SYSTEM (SEE
ROOF PLAN)
NEW STUCCO OVER 5/8"
DENS-GLASS OVER
METAL STUD FRAMING
NEW 10" METAL STUD
FRAMING (BY G.C)
NEW TUBE STEEL (SEE
STRUCT. DWGS.)
NEW COLUMN (SEE
STRUCT. DWGS.)
NEW CONC. CURB (SEE
STRUCT. DWGS.)NEW CONC. CURB
(SEE KITCHEN DWGS.)
NEW BAR DIE (SEE
KITCHEN DWGS.)
NEW OVERHEAD
DOOR HOUSING
NEW INTERNALLY
ILLUMINATED SIGN (BY
OWNER, ELECTRICAL &
MOUNTING HARDWARE BY
G.C)NEW INTERNALLY ILLUMINATED
SIGN (BY OWNER, ELECTRICAL
& MOUNTING HARDWARE BY
G.C) MOUNTED TO T.O
COPING
SIM. OPP
T.O. EQUIPMENT SCREEN
ELEV.=27'-10" A.T.S±
NEW EQUIPMENT SCREEN
NEW SARNAFIL PVC MEMBRANE ROOF
SYSTEM OVER 5/8" DENS-DECK & METAL
DECKING (SEE STRUCT. DWGS.) SLOPE = 1/4
PER FT. OR 2%. (COLOR TO MATCH EXIST.
MEMBRANE AT MAIN BLDG. ROOF)
NEW SARNAFIL PVC MEMBRANE
ROOF SYSTEM OVER 5/8" DENS-DECK
& METAL DECKING (SEE STRUCT.
DWGS.) SLOPE = 1/4 PER FT. OR 2%.
(COLOR TO MATCH EXIST.
MEMBRANE AT MAIN BLDG. ROOF)
NEW COLUMN (SEE
STRUCT. DWGS.)
NEW LOW WALL
PLANTER (SEE I.D.
DWGS.)
NEW GLAZING
SYSTEMS (BEYOND)
(SEE STOREFRONT
ELEVATIONS)
NEW GLAZING
SYSTEMS (BEYOND)
(SEE STOREFRONT
ELEVATIONS)
NEW GLAZING
SYSTEMS (BEYOND)
(SEE STOREFRONT
ELEVATIONS)
NEW PYROK
'STARSILENT' ACOUSTIC
PANEL W/ BASE COAT
& FINISH PLASTER (1"
TOTAL THICKNESS)
NEW PATIO FAN , SEE
RCP & ELECT. DWGS.
(SEE I.D. DWGS)
NEW PYROK 'STARSILENT'
ACOUSTIC PANEL W/ BASE
COAT & FINISH PLASTER (1"
TOTAL THICKNESS)AJSGENERAL NOTE:
1. ALL EXPOSED NEW STRUCTURAL STEEL
SHALL BE CATEGORY AESS 3.
2. ALL EXPOSED EXISTING STRUCTURAL
STEEL SHALL BE SSPC-SP6.ISSUEDATEREMARKSA27OCT21ISSUED FOR MUP REVIEWplotted: Wednesday, October 27, 2021ALL REPORTS, PLANS, SPECIFICATIONS, FIELD DATA & NOTESAND OTHER DOCUMENTS, INCLUDING ALL DOCUMENTS ONELECTRONIC MEDIA, PREPARED BY TRM ARCHITECTURE,DESIGN & PLANNING, P.C. AS INSTRUMENTS OF SERVICE SHALLREMAIN THE PROPERTY OF TRM ARCHITECTURE, DESIGN &PLANNING, P.C. TRM ARCHITECTURE, DESIGN & PLANNING,P.C. SHALL RETAIN ALL COMMON LAW, STATUATORY, ANDOTHER RIGHTS, INCLUDING THE COPYRIGHT THERETO.JOB NUMBER:SHEET NUMBER:AS NOTEDDRAWN BY:SCALE:DATE:BUILDING SECTIONS39172021.MAR.30A6.1·JOEY NEWPORT BEACH·TENANT IMPROVEMENTS:453 NEWPORT CENTER DRIVENEWPORT BEACH CA 92660PA2021-263
63
RESOLUTION NO. ZA2021-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA APPROVING MINOR
USE PERMIT NO. UP2021-046 TO ALLOW AN EXPANDED TYPE
47 (ON SALE GENERAL) ALCOHOLIC BEVERAGE CONTROL
LICENSE AREA AT AN EXISTING FOOD SERVICE, EATING AND
DRINKING ESTABLISHMENT AT 453 NEWPORT CENTER DRIVE
(PA2021-263)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by James Szabatin representing Joey Restaurant Group, with
respect to property located at 453 Newport Center Drive, and legally described as Parcel
1 of Lot Line Adjustment No. 87-3 in the City of Newport Beach, County of Orange, State
of California, requesting approval of a minor use permit.
2. The applicant proposes a minor use permit and operator license for Joey Restaurant
Group to expand the alcohol service area previously authorized under Use Permit No.
UP3654 for Roy’s Restaurant. The existing restaurant location includes late hours (after
11:00 p.m.), dancing, live entertainment, and a Type 47 (On Sale General) alcohol
license. The proposed remodel and tenant improvements will make shell building
improvements and add a new 2,590-square-foot outdoor dining patio to the south portion
of the building. Pursuant to Newport Beach Municipal Code (NBMC) Chapter 5.25, the
operation, as described, requires the owner/operator to obtain an Operator License
(OL2021-002) through the City because the proposed building and tenant improvements
to the establishment result in a change in occupancy and the restaurant includes late
hours of operation (after 11:00 p.m.). This application will supercede the previous Use
Permit No. UP3654.
3.The subject property is designated CR (Regional Commercial) by the General Plan Land
Use Element and is located within the PC-56 (North Newport Center Planned Community)
Zoning District.
4. The subject property is not located within the coastal zone.
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. 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) of the CEQA Guidelines, California Code
Zoning Administrator - December 16, 2021 Item No. 16a Additional Materials Received at Meeting from Staff Joey Restaurant Group Minor Use Permit (PA2021-263)
Zoning Administrator Resolution No. ZA2021-###
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10-18-21
of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
2. The proposed project involves the expansion of alcoholic service area at a recently
expanded restaurant with late hours (after 11:00 p.m.) and an outdoor dining patio.
Therefore, both the existing 7,588-square-foot restaurant and new 2,590-square-foot
outdoor dining patio expansion qualify for a categorical exemption under Class 1.
SECTION 3. REQUIRED FINDINGS.
Alcohol Sales
In accordance with Section 20.48.030 (Alcohol Sales) of the Newport Beach Municipal Code,
the following findings and facts in support of the findings for a use permit 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 Section 20.48.030 (Alcohol Sales) of the
Zoning Code, the following criteria must be considered:
i. The crime rate in the reporting district and adjacent reporting districts as compared to
other areas in the City.
1. The proposed establishment is located within Reporting District 39, wherein the number
of crimes is higher than adjacent Reporting Districts and the City. RD 38, 43, and 44
have a lower number of crimes as they are primarily residential with few commercial
uses. RD44 (Corona del Mar Village) has slightly higher crime count averages due to its
commercial corridor district. Due to the high concentration of commercial land uses in
Fashion Island, the crime rate and shoplifting rate is greater than adjacent residential
Reporting Districts; however, the Newport Beach Police Department does not consider
the number significant given the type of development within this Reporting District.
ii. The numbers of alcohol-related calls for service, crimes, or arrests in the reporting
district and in adjacent reporting districts.
1. Due to the high concentration of commercial land uses, the calls for service and number
of arrests are greater than adjacent residential Reporting Districts. The Police
Department does not consider the rate high because of the concentration of restaurants
and commercial uses within Fashion Island and the surrounding North Newport Center.
The Newport Beach Police Department has not previously reported any calls for service
to the subject property since the proposed use is part of a new development project.
Zoning Administrator - December 16, 2021 Item No. 16a Additional Materials Received at Meeting from Staff Joey Restaurant Group Minor Use Permit (PA2021-263)
Zoning Administrator Resolution No. ZA2021-###
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10-18-21
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. The shopping center 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 property is located
approximately 300 feet southwest of Block 500, the nearest area that allows for residential
uses. There are currently no residential units developed in Block 500. The proposed use
is not located in close proximity to other residential districts, day care centers, park and
recreation facilities, places of religious assembly, and schools.
iv. The proximity to other establishments selling alcoholic beverages for either off-site or
on-site consumption.
1. Off-sale alcohol sales are located in the vicinity at Whole Foods, at 461 Newport Center
Drive, within Fashion Island. Additionally, there are many comparable restaurant
establishments within the Fashion Island Shopping Center including True Food Kitchen
at 451 Newport Center Drive and Fleming’s Steakhouse at 455 Newport Center Drive in
the same pad building. The Type 47 (On Sale, General) alcohol license is the same as
those obtained by said establishments and there is no evidence suggesting these uses
have been detrimental to the neighborhood. An adequate security plan per the Police
Department is in place for the Fashion Island Shopping Center and conditions of
approval are proposed to adequately manage the late hour component of the proposed
restaurant.
v. Whether or not the proposed amendment will resolve any current objectionable
conditions
1. The project has been reviewed and conditioned to ensure that the purpose and intent of
Section 20.48.030 (Alcohol Sales) of the Zoning Code is maintained and that a healthy
environment for residents and businesses is preserved. The service of alcohol is intended
for the convenience of customers dining at the restaurant. Operational conditions of
approval relative to the sale of alcoholic beverages will help ensure compatibility with
the surrounding uses and minimize alcohol related impacts.
2. The restaurant use will be located within a shopping center designated to include such
development. The Regional Commercial (CR) designation of the General Plan allows
eating and drinking establishments. The service and consumption of alcohol at the
restaurant, pursuant to a Type 47 Alcoholic Beverage Control license under the
conditions imposed by this Minor Use Permit that it will be operated and maintained,
complies with the provisions of the Zoning Code and the North Newport Center Planned
Community District Regulations.
Zoning Administrator - December 16, 2021 Item No. 16a Additional Materials Received at Meeting from Staff Joey Restaurant Group Minor Use Permit (PA2021-263)
Zoning Administrator Resolution No. ZA2021-###
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10-18-21
3. The restaurant pad is part of a highly-traveled commercial area that is occupied by a
mixture of office and retail uses. It is anticipated that the establishment will serve visitors
and employees of the nearby businesses who stop and eat within the North Newport
Center area. Adding alcohol service and a new bar area in the new outdoor dining patio
will complement the food service and provide for the convenience of customers.
4. The proposed restaurant is located within an existing restaurant pad building and is
designed as a restaurant that includes on-site service and consumption of alcoholic
beverages.
Minor Use Permit
In accordance with Section 20.52.020.F (Findings and Decision) of the Newport Beach
Municipal Code, the following findings and facts in support of the findings for a use permit are
set forth:
Finding
B. The use is consistent with the General Plan and any applicable specific plan:
Fact in Support of Finding
1. The Land Use Element of the General Plan designates the project site as Regional
Commercial (CR), which is intended to provide retail, entertainment, service, and
supporting uses that serve local and regional residents. The proposed restaurant with
alcoholic beverage sales and an outdoor dining patio is a use that serves local and
regional residents and is consistent with land uses in the CR land use designation.
Finding
C. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of this Zoning Code and the Municipal Code:
Facts in Support of Finding
1. The project is located in the Fashion Island Sub-Area of the PC-56 (North Newport
Center Planned Community) Zoning District. Fashion Island is intended to be a regional
retail and entertainment center and a day/evening destination with a wide variety of uses
that will serve visitors, residents, and employees of the area. The restaurant with
alcoholic beverage sales and an outdoor dining patio is a commercial use that serves
visitors, residents, and employees in the area and, therefore, is consistent with the
purposes of the North Newport Center Planned Community District for the Fashion
Island Sub-Area.
2. Eating and Drinking Establishments are permitted uses within the Fashion Island Sub-
Area of the North Newport Center Planned Community Zoning District. Pursuant to the
Zoning Administrator - December 16, 2021 Item No. 16a Additional Materials Received at Meeting from Staff Joey Restaurant Group Minor Use Permit (PA2021-263)
Zoning Administrator Resolution No. ZA2021-###
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10-18-21
Planned Community Text, the expansion of on-premise sale of alcohol in conjunction
with an eating and drinking establishment requires a minor use permit amendment.
3. The proposed outdoor dining area and the restaurant area are within the limits of the
cumulative floor area allocated for Fashion Island. In this case, the addition of the 2,590-
square-foot patio to the existing 1,470,097-square-foot development is well below the
1,523,416-square-foot floor area limit set for Fashion Island.
4. The PC-56 (North Newport Center Planned Community) parking rate is 3 per 1,000
square feet for regional commercial (Fashion Island). The existing gross floor area of
1,470,097 square feet for Fashion Island requires 4,411 parking spaces where 6,106
parking spaces are provided in Fashion Island per Plan Check No. 2163-2020.
3.5. Prior to the final of building permits, a lot line adjustment will be recorded to include the
new building footprint created by the outdoor dining patio within the pad parcel currently
established by Lot Line Adjustment No. 87-3.
Finding
D. The design, location, size, and operating characteristics of the use are compatible with the
allowed uses in the vicinity:
Facts in Support of Finding
1. The Fashion Island Sub-Area permits a range of retail, dining, and commercial
entertainment uses within the PC-56 (North Newport Center Planned Community)
Zoning District. While the proposed establishment provides a component of late-night
dining services similar to a lounge, the use is compatible with surrounding permitted
commercial uses in the vicinity and there currently are no sensitive land uses located
nearby.
2. The proposed hours of operation are from 11:00 a.m. to 12:00 midnight, daily, whereas
the existing use permit allows hours from 9:00 a.m. through 1:00 a.m., daily. While the
proposed hours of operation for Joey’s Restaurant Group are later than the hours for
other restaurants within Fashion Island, an adequate security plan is in place for the
Fashion Island Shopping Center and conditions of approval are proposed to adequately
manage the late hour component of the proposed restaurant.
3. Due to the late hours of operation (after 11:00 p.m.), approval of Operator’s License No.
OL2021-002 by the Newport Beach Police Department will be required. A copy of the
Fashion Island Security Plan will be provided as part of the operator license process for
the proposed business. An operator license required pursuant to NBMC Chapter 5.25
may be subject to additional and/or more restrictive conditions to regulate and control
potential nuisances associated with the operation of the restaurant. The operator license
will help ensure compatibility of the proposed business with the surrounding uses in the
vicinity.
Zoning Administrator - December 16, 2021 Item No. 16a Additional Materials Received at Meeting from Staff Joey Restaurant Group Minor Use Permit (PA2021-263)
Zoning Administrator Resolution No. ZA2021-###
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10-18-21
4. The on-site consumption of alcoholic beverages will be incidental to the restaurant use.
The quarterly gross sales of alcoholic beverages shall not exceed the gross sales of food
during the same period, per the conditions of approval. Alcoholic beverage service will be
under the supervision of LEAD-trained employees.
5.
Zoning Administrator - December 16, 2021 Item No. 16a Additional Materials Received at Meeting from Staff Joey Restaurant Group Minor Use Permit (PA2021-263)
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10-18-21
Finding
E. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and medical)
access and public services and utilities:
Facts in Support of Finding
1. The Fashion Island shopping center provides adequate parking and circulation within
the surface parking lots and parking structures on site.
2. This site has been reviewed by the Fire Department to ensure adequate public and
emergency vehicle access is provided. Fire sprinklers will be required within the new
outdoor dining patio and retractable awning area. Utilities are provided with all applicable
requirements.
3. The site has historically been developed and used as a restaurant location with alcohol
service and the new outdoor dining patio is intended for the same use. The tenant space
is designed and developed for an eating and drinking establishment.
4. Improvements to the building and new outdoor dining patio will comply with all Building,
Public Works, and Fire Codes. All ordinances of the City and all conditions of approval will
be complied with.
Finding
F. Operation of the use at the location proposed would not be detrimental to the harmonious
and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard
to the public convenience, health, interest, a safety, or general welfare of persons residing
or working in the neighborhood of the proposed use.
Facts in Support of Finding
1. The project has been reviewed and includes conditions of approval to ensure that potential
conflicts with the surrounding land uses are minimized to the greatest extent possible. The
operator is required to take reasonable steps to discourage and correct objectionable
conditions that constitute a nuisance in parking areas, sidewalks and areas surrounding
the subject property and adjacent properties during business hours, if directly related to
the patrons of the establishment.
2. The food service, eating and drinking establishment with alcohol service will serve
visitors and the surrounding business community. The proposed establishment will
provide alcohol service as a public convenience to visitors and workers within the
surrounding area.
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3. Fashion Island management has historically provided efficient on-site security and
cooperates with the Newport Beach Police Department. The provision of an operator
license will further enable the Police Department to regulate the operation of the proposed
business.
4. The location will utilize an existing grease interceptor, obtain Health Department approval
prior to opening for business, and comply with the California Building Code to ensure the
safety and welfare of customers and employees within the establishment.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act pursuant to Section
15301 under Class 1 (Existing Facilities) 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 supercedes Use Permit
No. UP3654 and approves Minor Use Permit No. UP2021-046, 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, of the Newport Beach Municipal Code.
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, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Minor
Use Permit.
4. This approval is for alcoholic beverage service only. The off-sale of alcoholic beverages
for off-site consumption is prohibited.
5. This Use Permit for an alcoholic beverage control outlet granted in accordance with the
terms of this chapter (Chapter 20.89 of the Newport Beach Municipal Code) shall expire
within 12 months from the date of approval unless a license has been issued or
transferred by the California State Department of Alcoholic Beverage Control prior to the
expiration date.
6. The alcoholic beverage outlet operator shall take reasonable steps to discourage and
correct objectionable conditions that constitute a nuisance in parking areas, sidewalks,
and areas surrounding the alcoholic beverage outlet and adjacent properties during
business hours, if directly related to the patrons of the subject alcoholic beverage outlet.
7. Alcoholic beverage sales from drive-up or walk-up service windows shall be prohibited.
8. The exterior of the alcoholic beverage outlet shall be maintained free of litter and graffiti
at all times. The owner or operator shall provide for daily removal of trash, litter debris,
and graffiti from the premises and on all abutting sidewalks within 20 feet of the
premises.
4.9. Prior to issuance of final building permits, a lot line adjustment shall be recorded to
incorporate the expanded dining area into the pad building Parcel 1 of Lot Line
Adjustment No. 87-3 in accordance with Section 19.04.035 of the Subdivision Code.
10. The hours of operation shall be limited from 9:00 a.m. to 1:00 a.m., daily.
5.11. The expanded outdoor dining area shall not exceed 2,590 square feet in area.
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6.12. The installation of roof coverings shall not have the effect of creating a permanent
enclosure. The use of any other type of overhead covering shall be subject to review
and approval by the Community Development Director and may require an amendment
to this minor use permit.
7.13. The operator as well as any future operators of the restaurant shall obtain an Operator
License pursuant to Chapter 5.25 of the Municipal Code to ensure the business is
operated in a safe manner. The Operator License may be subject to additional and/or
more restrictive conditions to regulate and control potential late-hour nuisances
associated with the operation of the restaurant. The applicant may choose to limit their
closing hour to 11:00 p.m., daily, in-lieu of obtaining an Operator License. In this case,
the applicant shall provide written notification to the City to exercise this option.
8. Prior to the issuance of building permits, Fair Share Traffic Fees shall be paid for any
additional gross floor area associated with the new outdoor dining patio and any new
square footage in accordance with Chapter 15.38 of the Newport Beach Municipal Code.
10. Prior to the issuance of building permits, San Joaquin Transportation Corridor Fees shall
be paid for any additional gross floor area associated with the new outdoor dining patio
and any new square footage.
12.14. All mechanical equipment shall be screened from view of adjacent properties and adjacent
public streets, and shall be sound attenuated in accordance with Chapter 10.26
(Community Noise Control) of the Municipal Code.
13.15. All proposed signs shall be in conformance with the approved Comprehensive Sign
Program for the project site and provisions of Chapter 20.42 (Signs) of the Newport
Beach Municipal Code.
14.16. Prior to the issuance of a building permit, the applicant shall submit a landscape and
irrigation plan prepared by a licensed landscape architect. These plans shall incorporate
drought tolerant plantings and water efficient irrigation practices, and the plans shall be
approved by the Planning Division.
15.17. All landscape materials and irrigation systems shall be maintained in accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All
landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be
kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
16.18. The site shall not be excessively illuminated based on the luminance recommendations
of the Illuminating Engineering Society of North America, or, if in the opinion of the
Director of Community Development, the illumination creates an unacceptable negative
impact on surrounding land uses or environmental resources. The Director may order
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the dimming of light sources or other remediation upon finding that the site is excessively
illuminated.
17.19. Prior to the issuance of a building permit, the applicant shall prepare photometric study
in conjunction with a final lighting plan for approval by the Planning Division. The survey
shall show that lighting values are “1” or less at all property lines.
18.20. 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.
19.21. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 and other applicable noise control requirements of the Newport Beach Municipal
Code. The maximum noise shall be limited to no more than depicted below for the
specified time periods unless the ambient noise level is higher:
Between the hours of 7:00AM
and 10:00PM
Between the hours of
10:00PM and 7:00AM
Location Interior Exterior Interior Exterior
Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within
100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA
Mixed Use Property 45dBA 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA N/A 60dBA
20.22. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise-generating construction activities that
produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday,
and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are
not allowed on Sundays or Holidays.
21.23. No outside paging system shall be utilized in conjunction with this establishment.
The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
Grease interceptors shall be installed on all fixtures in the restaurant where grease may
be introduced into the drainage systems, unless otherwise approved by the Building
Department and the Public Works Department. Grease interceptors shall be located to
be easily accessible for routine cleaning and inspection.
Kitchen exhaust fans shall be designed to control smoke and odor to the satisfaction of
the Building Department.
24. All trash areas shall be screened from adjoining properties and streets.
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A washout area for refuse containers shall be provided to allow direct drainage into the
sewer system and not into the Bay or storm drains, unless otherwise approved by the
Building Department and Public Works Department.
The on-site parking, vehicular circulation, and pedestrian circulation systems shall be
subject to further review by the City Traffic Engineer.
Dancing and live entertainment shall be permitted in accordance with a Café Dance
Permit and Live Entertainment Permit issued by the Revenue Manager in accordance
with Title 5 of the Newport Beach Municipal Code.
22.25. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three walls and a self-latching gate) or otherwise screened from view of
neighboring properties, except when placed for pick-up by refuse collection agencies.
The trash enclosure shall have a decorative solid roof for aesthetic and screening
purposes and drain to the sewer system.
23.26. Trash receptacles for patrons shall be conveniently located both inside and outside of
the establishment, however, not located on or within any public property or right-of-way.
24.27. The exterior of the business shall be maintained free of litter and graffiti at all times. The
owner or operator shall provide for daily removal of trash, litter debris and graffiti from the
premises and on all abutting sidewalks within 20 feet of the premises.
25.28. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained
to control odors. This may include the provision of either fully self-contained dumpsters
or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning
Division. Cleaning and maintenance of trash dumpsters shall be done in compliance
with the provisions of Title 14, including all future amendments (including Water Quality
related requirements).
26.29. Storage outside of the building in the front or at the rear of the property shall be
prohibited, with the exception of the required trash container enclosure.
30. Dancing and live entertainment shall be permitted in accordance with a Café Dance
Permit and Live Entertainment Permit issued by the Revenue Manager in accordance
with Title 5 of the Newport Beach Municipal Code.
27.31. A Special Events Permit is required for any event or promotional activity outside the
normal operational characteristics of the approved use, as conditioned, or that would
attract large crowds, involve the sale of alcoholic beverages, include any form of on-site
media broadcast, or any other activities as specified in the Newport Beach Municipal
Code to require such permits.
28.32. Prior to the issuance of a building permit, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
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29.33. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
30.34. This Minor Use Permit may be modified or revoked by the Zoning Administrator if
determined that the proposed uses or conditions under which it is being operated or
maintained is detrimental to the public health, welfare or materially injurious to property
or improvements in the vicinity or if the property is operated or maintained so as to
constitute a public nuisance.
31.35. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require an amendment to this Minor Use Permit or the
processing of a new Minor Use Permit.
32.36. A copy of the Resolution, including conditions of approval Exhibit “A” shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
33.37. Prior to the issuance of a building permit, the applicant shall submit to the Planning
Division an additional copy of the approved architectural plans for inclusion in the Minor
Use Permit file. The plans shall be identical to those approved by all City departments
for building permit issuance. The approved copy shall include architectural sheets only
and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict
the elements approved by this Minor Use Permit and shall highlight the approved
elements such that they are readily discernible from other elements of the plans.
34.38. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach
Municipal Code.
35.39. 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 Joey Restaurant Group including, but not limited to, Minor Use Permit No.
UP2021-046 (PA2021-263). 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.
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Police Department
36.40. 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 is a violation and may be cause for revocation of the use permit.
37.41. All owners, managers and employees selling alcoholic beverages shall undergo and
successfully complete a certified training program in responsible methods and skills for
selling alcoholic beverages within 60 days of hire. This training must be updated every
3 years regardless of certificate expiration date. The certified program must meet the
standards of the certifying/licensing body designated by the State of California. The
establishment shall comply with the requirements of this section within 60 days of
approval. Records of each owner’s manager’s and employee’s successful completion
of the required certified training program shall be maintained on the premises and shall
be presented upon request by a representative of the City of Newport Beach.
38.42. Approval does not permit the premises to operate as a bar, tavern, cocktail lounge or
nightclub as defined by the Newport Beach Municipal Code.
39.43. 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.
40.44. No alcoholic beverages shall be consumed on any property adjacent to the licensed
premises under the control of the licensee.
41.45. No games or contests requiring or involving the consumption of alcoholic beverages
shall be allowed.
42.46. There shall be no reduced price alcoholic beverage promotions after 9:00 p.m.
43.47. Food service shall be made available to patrons until closing.
44.48. 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.
45.49. Any event or activity staged by an outside promoter or entity, where the applicant,
operator, owner or his employees or representatives share in any profits, or pay any
percentage or commission to a promoter or any other person based upon money
collected as a door charge, cover charge or any other form of admission charge,
including minimum drink orders or the sale of drinks is prohibited.
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46.50. “VIP” passes or other passes to enter the establishment, as well as door charges, cover
charges, or any other form of admission charge, including minimum drink order of the sale
of drinks is prohibited (excluding charges for prix fixe meals).
47.51. Strict adherence to maximum occupancy limits is required.
48.52. The applicant shall maintain a security recording system with a 30-day retention and make
those recordings available to police upon request.
49. 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.
51.53. Strict adherence to maximum occupancy limit is required.
52.54. 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.
53.55. An Operator License is required pursuant to Chapter 5.25 of the Municipal Code, may
be subject to additional and/or more restrictive conditions such as a security plan to
regulate and control potential late-hour nuisances associated with the operation of the
establishment.
Fire Department
54.56. Automatic fire sprinklers shall be required for the new outdoor dining patio and
retractable patio cover. The sprinkler system shall be monitored by a UL certified alarm
service company.
Building Division
55.57. 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.
56.58. The restaurant shall provide the number of plumbing fixtures to satisfy the requirements of
Chapter 4 of the California Building Code, 2010.
57.59. Prior to issuance of building permits, an exit analysis shall be provided for the outdoor
dining patio.
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60. A washout area for refuse containers shall be provided to allow direct drainage into the
sewer system and not into the Bay or storm drains, unless otherwise approved by the
Building Department and Public Works Department.
61. Grease interceptors shall be installed on all fixtures in the restaurant where grease may
be introduced into the drainage systems, unless otherwise approved by the Building
Department and the Public Works Department. Grease interceptors shall be located to
be easily accessible for routine cleaning and inspection.
62. Kitchen exhaust fans shall be designed to control smoke and odor to the satisfaction of
the Building Department.
58.63. Public sanitation facilities shall be available to the general public (patrons) during regular
business hours of the operation, unless otherwise approved by the Building Division.
59.64. The site plan shall clearly identify the parking, path of travel, entrance, restrooms, fixed
seating, and bar seating to comply with accessibility requirements.
60.65. The applicant shall employ the following best available control measures (“BACMs”) to
reduce construction-related air quality impacts:
Dust Control
Water all active construction areas at least twice daily.
Cover all haul trucks or maintain at least two feet of freeboard.
Pave or apply water four times daily to all unpaved parking or staging areas.
Sweep or wash any site access points within two hours of any visible dirt deposits on
any public roadway.
Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty
material.
Suspend all operations on any unpaved surface if winds exceed 25 mph.
Emissions
Require 90-day low-NOx tune-ups for off road equipment.
Limit allowable idling to 30 minutes for trucks and heavy equipment
Off-Site Impacts
Encourage carpooling for construction workers.
Limit lane closures to off-peak travel periods.
Park construction vehicles off traveled roadways.
Wet down or cover dirt hauled off-site.
Sweep access points daily.
Encourage receipt of materials during non-peak traffic hours.
Sandbag construction sites for erosion control.
Fill Placement
The number and type of equipment for dirt pushing will be limited on any day to ensure
that SCAQMD significance thresholds are not exceeded.
Maintain and utilize a continuous water application system during earth placement
and compaction to achieve a 10 percent soil moisture content in the top 6-inch
surface layer, subject to review/discretion of the geotechnical engineer.
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Public Works Department
61.66. County Sanitation District fees shall be paid prior to the issuance of any building permits.
67. A lot line adjustment shall be submitted and approved with the Public Works Department
prior to recordation and building permit final.
62.68. The on-site parking, vehicular circulation, and pedestrian circulation systems shall be
subject to further review by the City Traffic Engineer.
Use Permit No. UP3654 (Conditions restated for reference)
1. Development shall be in substantial conformance with the approved site plan, floor plan,
and elevations, except as noted below.
2. This approval is for alcoholic beverage service only. The off-sale of alcoholic beverages
for off-site consumption is prohibited.
3. Loitering, open container, and other signs specified by the Alcoholic Beverage Control
Act shall be posted as required by ABC. (Refer to updated Condition No. 47)
4. The alcoholic beverage outlet operator shall take reasonable steps to discourage and
correct objectionable conditions that constitute a nuisance in parking areas, sidewalks, and
areas surrounding the alcoholic beverage outlet and adjacent properties during business hours,
if directly related to the patrons of the subject alcoholic beverage outlet.
5. Alcoholic beverage service shall be permitted in the outdoor dining area upon approval
of the Police Department and the State Department of Alcoholic Beverage Control.
6. The hours of operation shall be limited between 9:00 a.m. and 1:00 a.m. (Refer to
updated Operator License Hours of Operation)
7. Alcoholic beverage sales from drive-up or walk-up service windows shall be prohibited.
8. The exterior of the alcoholic beverage outlet shall be maintained free of litter and graffiti
at all times. The owner or operator shall provide for daily removal of trash, litter debris, and
graffiti from the premises and on all abutting sidewalks within 20 feet of the premises.
9. All owners, managers, and employees serving and/or selling alcoholic beverages shall
undergo and successfully complete a certified program in responsible methods and skills for
serving and selling alcoholic beverages. To qualify to meet the requirements of this section a
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
consecutive days of the issuance of the certificate of occupancy. (Refer to updated Condition
No. 35)
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10. Records of each owner’s, managers, 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. (Refer to updated Condition
No. 35)
Standard Requirements
1. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
2. Grease interceptors shall be installed on all fixtures in the restaurant where grease
may be introduced into the drainage systems, unless otherwise approved by the Building
Department and the Public Works Department. Grease interceptors shall be located to be
easily accessible for routine cleaning and inspection.
3. Kitchen exhaust fans shall be designed to control smoke and odor to the satisfaction of
the Building Department.
4. All trash areas shall be screened from adjoining properties and streets.
5. A washout area for refuse containers shall be provided to allow direct drainage into the
sewer system and not into the Bay or storm drains, unless otherwise approved by the
Building Department and Public Works Department.
6. The on-site parking, vehicular circulation, and pedestrian circulation systems shall be
subject to further review by the City Traffic Engineer.
7. Dancing and live entertainment shall be permitted in accordance with a Café Dance
Permit and Live Entertainment Permit issued by the Revenue Manager in accordance with
Title 5 of the Newport Beach Municipal Code.
8. This Use Permit for an alcoholic beverage control outlet granted in accordance with
the terms of this chapter (Chapter 20.89 of the Newport Beach Municipal Code) shall expire
within 12 months from the date of approval unless a license has been issued or transferred
by the California State Department of Alcoholic Beverage Control prior to the expiration date.
9. The Planning Commission may add to or modify conditions of approval to this Use
Permit or recommend to the City Council the revocation of this Use Permit, upon a
determination that the operation which is the subject of this Use Permit, causes injury, or is
detrimental to the health, safety, peace, morals, comfort, or general welfare of the
community.
10. This Use Permit shall expire unless exercised within 24 months from the date of
approval as specified in Section 20.80.090A of the Newport Beach Municipal Code.
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