HomeMy WebLinkAbout04_Neighborhood Goods Cafe Minor Use Permit_PA2021-293CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
April 14, 2022
Agenda Item No. 4
SUBJECT: Neighborhood Goods Café (PA2021-293)
Minor Use Permit No. UP2021-052
SITE LOCATION: 343 Newport Center Drive
APPLICANT: Neighborhood Goods, Inc.
OWNER: Irvine Company
PLANNER: Melinda Whelan
949-644-3221- mwhelan@newportbeachca.gov
LAND USE AND ZONING
x General Plan Land Use Plan Category: CR (Regional Commercial)
x Zoning District: PC-56 (Newport Center North - Fashion Island sub-area)
PROJECT SUMMARY
A request for a minor use permit to allow a Type 47 (On Sale General) Alcoholic Beverage
Control (ABC) license with no late hours for the new food service eating and drinking
establishment within Neighborhood Goods department store within Fashion Island
regional shopping center (Fashion Island mall). The 955 square-foot café will be located
within an existing retail space currently being improved with tenant improvements for the
new department store, Neighborhood Goods. Additionally the café will provide a 410-
square foot outdoor dining patio. The proposed hours of operation will mirror the
department store, 10 a.m. to 9 p.m., daily.
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.
UP2021-052 (Attachment No. ZA 1).
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DISCUSSION
x The proposed restaurant is located within the interior of the Fashion Island mall. The
area immediately surrounding the project site is developed with various retail
commercial uses also within Fashion Island.
x The proposed café will be located within an existing retail space that is currently being
improved for the new department store, Neighborhood Goods. The café will provide a
food service option for customers of Neighborhood Goods and Fashion Island mall.
The café will occupy 955 square feet of the interior retail space with 20 seats in 800-
square-feet of net public area. Additionally, a 410-square-foot outdoor dining patio will
be provided with 20 seats. The outdoor dining patio will maintain the minimum 20-foot-
wide walkway required for the interior of the mall.
x 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 café food service with
alcoholic beverage sales is a use that will serve local and regional residents consistent
with the CR designation.
x The site is located in the Fashion Island Sub-Area of the PC-56 (North Newport Center
Planned Community) Zoning District. Fashion Island is intended to be a regional retail
and entertainment center and a day/evening destination with a wide variety of uses
that will serve visitors, residents, and employees of the area. The café food service
with alcoholic beverage sales is a commercial use that will serve visitors, residents,
and employees. Therefore, it is also consistent with the purposes of the North Newport
Center Planned Community District for the Fashion Island Sub-Area.
x Eating and drinking establishments are permitted by right within the Fashion Island
Sub-Area of the North Newport Center Planned Community Zoning District. Pursuant
to the Planned Community Text, the sale of alcohol in conjunction with an eating and
drinking establishment requires approval of a minor use permit.
x The subject property is located within Reporting District No. 39 (RD39). Crime
statistics are generally higher in this district than in adjacent districts due to the higher
concentration of commercial uses within North Newport Center. The Newport Beach
Police Department (NBPD) is aware of these circumstances, has reviewed the
application, and has provided recommended conditions of approval to help minimize
alcohol-related impacts should the application be approved. With the added
conditions, the NBPD does not have concerns with the proposal because the area is
a planned entertainment district with few residences and the Irvine Company employs
uniformed security for the area. The alcohol-related statistics for RD39 are
incorporated into the factors considered in the draft Resolution (Attachment No. ZA
1). A NBPD memorandum is included as Attachment No. ZA 3.
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x The proposed use has been reviewed and conditioned to ensure that the purpose and
intent of Zoning Code Section 20.48.030 (Alcohol Sales) is maintained and that a healthy
environment for residents and businesses is preserved. The proposed serving of alcohol
is intended for the convenience of customers dining at the restaurant. Operational
conditions of approval recommended by the NBPD relative to the sale of alcoholic
beverages will help ensure compatibility with the surrounding uses and minimize
alcohol-related impacts.
x The draft Resolution (Attachment No. ZA 1) also includes conditions to prohibit the
restaurant from operating as a bar, tavern, or nightclub, thereby reducing potential
negative impacts to surrounding uses. For example, food service from the regular
menu is required to be made available to patrons until closing, the hours of operation
are limited to between 10 a.m. and 9 p.m., daily, mirroring the department store hours
and hours of the mall.
x The Fashion Island shopping center provides adequate required parking within the
on-site surface parking lots and parking structures. The café does not require any
additional parking than what was required for the existing retail space.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code
of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect
on the environment.
The Class 1 exemption includes the ongoing use of existing buildings where there is
negligible or no expansion of use. The proposed project involves the addition of alcoholic
beverages at a proposed food service establishment within an existing commercial tenant
space planned for such use.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights-of-way and
waterways), including the applicant, and posted on the subject property at least 10 days
before the scheduled hearing, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at City
Hall and on the City website.
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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:
MS/msw
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA202-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA APPROVING MINOR
USE PERMIT NO. UP2021-052 FOR A FOOD SERVICE EATING
AND DRINKING ESTABLISHEMENT WITH A TYPE 47
ALCOHOLIC BEVERAGE CONTROL LICENSE (ONSALE
GENERAL) LOCATED AT 343 NEWPORT CENTER DRIVE
(PA2021-293)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Patti Keiser, Neighborhood Goods Inc. with respect to property
located at 343 Newport Center Drive and legally described as Parcel 3 of Resubdivision
0836 requesting approval of a Minor Use Permit.
2. The applicant proposes to allow a Type 47 (On Sale General) Alcoholic Beverage Control
(ABC) license with no late hours for the new food service eating and drinking establishment
within Neighborhood Goods department store within Fashion Island regional shopping
center (Fashion Island mall).
3. The subject property is designated Regional Commercial (CR) by the General Plan Land
Use Element and is located within the PC-56 (Newport Center North –Fashion Island sub-
area) Zoning District.
4. The subject property is not located within the coastal zone.
5. A public hearing was held on April 14, 2022, 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
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 only minor tenant improvements with no expansion in
floor area or change in parking requirements.
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SECTION 3. REQUIRED FINDINGS.
In accordance with Newport Beach Municipal Code (NBMC) Section 20.48.030 (Alcohol Sales),
the following findings and facts in support of such findings for a use permit are set forth:
Finding
A. The use is consistent with the purpose and intent of Section 20.48.030 (Alcohol Sales) of
the Zoning Code.
Facts in Support of Finding
In finding that the proposed use is consistent with NBMC Section 20.48.030, the following
criteria must be considered:
i. The crime rate in the reporting district and adjacent reporting districts as compared to
other areas in the City.
1. The proposed establishment is located within Reporting District (RD) No. 39, wherein
the number of crimes is higher than adjacent Reporting Districts and the City overall;
however, this may be attributable to a higher concentration of commercial land uses
within a regional commercial shopping center, which has a minimal amount of residential
uses. RD 44 is smaller in land area when compared to RD 39 yet it maintains a
comparable number of crimes as it contains the entire commercial corridor along East
Coast Highway within Corona del Mar. RD 43 and 47 have a significantly lower number
of crime as they are primarily residential with few commercial uses.
2. The highest volume crime in RD 39 is burglary or theft from automobiles and the highest
volume arrests are drug-related offenses.
3. The Newport Beach Police Department (NBPD) has reviewed the application and has
provided operational conditions of approval to help minimize any potential detrimental
impacts.
ii. The numbers of alcohol-related calls for service, crimes, or arrests in the reporting
district and in adjacent reporting districts.
1. The alcohol-related calls for service and number of arrests are lesser percentage of the
total arrests than in the adjacent RDs. The NBPD has reviewed the application and has
provided operational conditions of approval to help minimize any potential impacts,
which are incorporated in Exhibit “A.”
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.
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1. Fashion Island does not abut sensitive land uses and is separated from other uses by
parking lots, roadways and other commercial uses. Residential uses are permitted in the
northern sections of the PC-56 (North Newport Center Planned Community) Zoning District
within Blocks 500, 600, 800, and San Joaquin Plaza. The proposed use is not located in
close proximity to these residential districts.
iv. The proximity to other establishments selling alcoholic beverages for either off-site or
on-site consumption.
1. There are several other restaurants within the Fashion Island mall. These include tenants
such as Fleming’s Steak House, True Food Kitchen, Whole Foods, Cheesecake Factory,
P.F. Chang’s, Sushi Roku. These restaurants have Type 41 (OnSale Beer and Wine) or
Type 47 (OnSale General) Alcoholic Beverage Control (ABC) licenses and there is no
evidence suggesting these uses have been detrimental to the neighborhood. These
establishments are a common use within regional shopping centers or malls. Additionally,
there is no evidence to suggest that the conditional approval of this new alcohol sales
license would create new objectionable conditions.
2. The proposed hours of operation do not include late hours and the café will close by 9
p.m. with the department store. According to the NBPD, an adequate security plan is
currently in place for Fashion Island. Conditions of approval are included to adequately
manage alcohol service, which will occur only within the indoor dining area.
v.Whether or not the proposed amendment will resolve any current objectionable
conditions.
1. The proposed café is located within an existing commercial tenant space and is designed
as a restaurant that includes onsite service and consumption of alcoholic beverages. There
are no current objectionable conditions.
2. The NBPD has reviewed the application and has provided operational conditions of
approval to help minimize any potential detrimental impacts, which are included in
Exhibit “A.”
Minor Use Permit
In accordance with NBMC Section 20.52.020.F (Findings and Decision), the following findings
and facts in support of such findings for a use permit are set forth:
Finding
B. The use is consistent with the General Plan and any applicable specific plan:
Facts in Support of Finding
1. The Land Use Element of the General Plan designates the project site as Regional
Commercial (CR), which is intended to provide retail, entertainment, service, and
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supporting uses that serve local and regional residents. The proposed restaurant with
alcoholic beverage sales will serve local and regional residents and is consistent with
land uses in the CR land use designation.
2. The subject property is not a part of a specific plan area.
Finding
C. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of this Zoning Code and the Municipal Code:
Facts in Support of Finding
1. The project is located in the Fashion Island Sub-Area of the PC-56 (North Newport
Center Planned Community) Zoning District. Fashion Island is intended to be a regional
retail and entertainment center that is a destination with a wide variety of uses that will
serve visitors, residents, and employees of the area. The eating and drinking
establishment with alcoholic beverage sales is a commercial use that serves visitors,
residents, and employees in the area and, therefore, is consistent with the purposes of
the North Newport Center Planned Community District.
2. Eating and drinking establishments are permitted uses within the Fashion Island Sub-
Area of the North Newport Center Planned Community Zoning District. Pursuant to the
Planned Community Text, the on-site sale of alcohol in conjunction with an eating and
drinking establishment requires a minor use permit.
Finding
D. The design, location, size, and operating characteristics of the use are compatible with the
allowed uses in the vicinity:
Facts in Support of Finding
1. The Fashion Island Sub-Area permits a range of retail, dining, and commercial
entertainment. The proposed use is compatible with surrounding permitted commercial
uses in the vicinity and there are no sensitive land uses located nearby.
2. The on-site consumption of alcoholic beverages will be incidental to the cafe. The quarterly
gross sales of alcoholic beverages will not exceed the gross sales of food during the same
period, per the conditions of approval. Alcoholic beverage service and consumption will be
under the supervision of employees who have completed a certified training program
pursuant. The minimum 42-inch barrier fence will be provided around the outdoor dining
to meet the Alcoholic Beverage Control License requirements.
3. The café hours will mirror the hours of the department store and the mall, closing at 9 p.m.
daily.
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4. The conditions of approval reflected in Exhibit “A” of this resolution ensure that potential
conflicts with surrounding land uses are eliminated or minimized to the greatest extent
possible.
Finding
E. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and medical)
access and public services and utilities:
Facts in Support of Finding
1. The Fashion Island mall provides adequate required parking within the onsite surface
parking lots and parking structures. The proposed café with alcohol service will be within
an existing retail space with an accessory outdoor dining patio, which does not require
additional parking to what was required for the retail tenant.
2. This site has been reviewed by the Fire Department to ensure adequate public and
emergency vehicle access is provided. Utilities are provided with all applicable
requirements.
3. The food service use is permitted by right within the PC-56 Zoning regulations and the
tenant space is currently in the plan check process for the food service use.
4. Any improvements to the project site will comply with all Building, Public Works, and Fire
Codes. All ordinances of the City and all conditions of approval will be complied with.
Finding
F. Operation of the use at the location proposed would not be detrimental to the harmonious
and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard
to the public convenience, health, interest, safety, or general welfare of persons residing
or working in the neighborhood of the proposed use:
Facts in Support of Finding
1. The project has been reviewed and includes conditions of approval to help ensure that
potential conflicts with the surrounding land uses are minimized to the greatest extent
possible.
2. The café 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 onsite security and
cooperates with the NBPD.
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4. The Applicant is required to obtain Health Department approval prior to opening for
business, and comply with the California Building Code to ensure the safety and welfare
of customers and employees within the establishment.
5. The facts in support of Findings A through F above are incorporated by reference
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby 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. UP2021-052, 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 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 14th DAY OF APRIL, 202.
_____________________________________
Jaime Murillo, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
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 Use
Permit.
4.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.
5.Use Permit No. UP2021-052 shall expire unless exercised within 24 months from the date
of approval as specified in Section 20.91.050 of the Newport Beach Municipal Code,
unless an extension is otherwise granted.
6.The café shall close by 9 p.m., daily.
7. 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.
8.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.
9. 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.
10. 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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11. 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
12. 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.
13. 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 7a.m. and 6:30 p.m., Monday through Friday,
and 8a.m. and 6 p.m. on Saturday. Noise-generating construction activities are not
allowed on Saturdays, Sundays or Holidays.
14. No outside paging system shall be utilized in conjunction with this establishment.
15. 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.
16. 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.
17. 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. Graffiti shall be
removed within 48 hours of written notice from the City.
18. 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).
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19. Deliveries and refuse collection for the facility shall be prohibited between the hours of
10p.m. and 7a.m. on weekdays and Saturdays and between the hours of 10p.m. and
9a.m. on Sundays and Federal holidays, unless otherwise approved by the Director of
Community Development, and may require an amendment to this Use Permit.
20. 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.
21. 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 onsite
media broadcast, or any other activities as specified in the Newport Beach Municipal
Code to require such permits.
22. 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.
23. 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 Neighborhood Goods Café including, but not limited to, Minor Use Permit No.
UP2021-052 (PA2021-293). 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.
Fire Department
24. The outdoor dining patio shall not encroach into 20foot wide pedestrian walkway within
interior of the mall. The pedestrian walkway shall maintain 20 feet clear for pedestrians.
25. Propane heaters shall be prohibited in the outdoor dining area.
26. Fire sprinklers shall be required if the outdoor dining patio is covered.
Building Division
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27. 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.
Police Department
28. The approval is for an eating and drinking establishment with on-sale alcoholic beverage
service. The type of alcoholic beverage license issued by the California Board of
Alcoholic Beverage Control shall be Type 47 (OnSale General). Any substantial change
in the ABC license type shall require subsequent review and potential amendment of
the Minor Use Permit.
29. Approval does not permit the premises to operate as a bar, tavern, cocktail lounge, or
nightclub as defined by the Newport Beach Municipal Code.
30. 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.
31. 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
three 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.
32. The quarterly gross sales of onsale 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.
33. The 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.
34. Any event or activity staged by an outside promoter or entity, where the applicant, operator,
or owner or is 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 is prohibited.
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35.“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).
36. No alcoholic beverages shall be consumed on any property adjacent to the licensed
premises under the control of the licensee.
37. There shall be no live entertainment or dancing allowed on the premises.
38. The 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. Full menu food service shall be available for ordering at all times that the restaurant
establishment is open for business.
40. 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 that are clearly visible to the
exterior shall constitute a violation of this condition.
41. No games or contests requiring or involving the consumption of alcoholic beverages
shall be allowed.
42. Strict adherence to maximum occupancy limits is required.
43. 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 NBMC.
44. The Applicant shall maintain a security recording system with a 30-day retention and
make those recordings available to police upon request.
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Attachment No. ZA 2
Vicinity Map
17
VICINITY MAP
Minor Use Permit No. UP2021-052
PA2021-293
343 Newport Center Drive
Subject Property
18
Attachment No. ZA 3
Project Plans
19
PA2021-29320
PA2021-29321
PA2021-29322
PA2021-29323
PA2021-29324
Community Development Department
CITY OF NEWPORT BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
100 Civic Center Drive
Newport Beach, California 92660
949 644-3200
newportbeachca.gov/communitydevelopment
Memorandum
To: Jaime Murillo, Zoning Administrator
From: Melinda Whelan, Assistant Planner
Date: April 11, 2022
Re: Item No. 4- Neighborhood Goods Café (PA2021-293): Updated Plans
After distribution of the staff report for Item No. 4 on the April 14, 2022, Zoning
Administrator public hearing agenda, the applicant provided updated plans to
reflect a change to the outdoor dining patio area. The change consists of reducing
the outdoor dining patio area from 410 square feet to 284 square feet (see
attached plans). No other changes are proposed.
&<@O#(E)ABA/CACACTACOUSADJAFFALTALUMANODAPAPPROXARCHASPHBDBITUMBLDGBLKBLKGBMBOTBRBSMTBURCABCARPCBCEMCERCICLGCLOCLRCMUCNTRCOLCONCCONDCONNCONSTCONTCONTRCORRCTCTRCTSKCWDDBLDETDFDIADIMDISPDNDODRDSDSPDWGDWREEAEJELELECELEVEMERENCLEOSEQEQUIPEWEWCEXSTEXPEXPOEXTFAFDFDNFEFECFGFHCFINFLASHFLRFLUORFOCFOFFOMFOSFPRFFRFSFTFTGFURRFUTGAGALVGBGIGLGNDGRGYPHHBHCHCPHDWRHDWDHMHORIZHRHTHVACHWAndAngleAtCenterlineDiameter or RoundPerpendicularNumberExistingAnchor BoltAir ConditioningAsphaltic ConcreteAcoustical TileAcousticalAdjustableAbove Finish FloorAlter or AlternateAluminumAnodizedAccess PanelApproximateArchitecturalAsphaltBoardBituminousBuildingBlockBlockingBeamBottomBedroomBasementBuilt Up RoofingCabinetCarpetCatch BasinCementCeramicCast IronCeilingClosetClearConcrete Masonry UnitCounterColumnConcreteCondition or CondenserConnectionConstructionContinuousContractorCorridorCeramic TileCenterCountersunkCold WaterDeep or DepthDoubleDetailDrinking FountainDiameterDimensionDispenserDownDoor OpeningDoorDownspoutDry StandpipeDrawingDrawerEastEachExpansion JointElevationElectricalElevationEmergencyEnclosureEdge Of SlabEqualEquipmentEach WayElectric Water CoolerExistingExpansionExposedExteriorFire AlarmFloor DrainFoundationFire ExtinguisherFire Extinguisher CabinetFinish GradeFire Hose CabinetFinishFlashingFloorFluorescentFace Of ConcreteFace Of FinishFace Of MasonryFace Of StudFireproofFrameFull SizeFoot or FeetFootingFurring or FurredFutureGaugeGalvanizedGrab BarGalvanized IronGlass or GlazingGroundGradeGypsumHighHose BibHollow CoreHandicappedHardwareHardwoodHollow MetalHorizontalHourHeightHeating, Ventilationand Air ConditioningHot WaterIDINCLINSULINTJANJSTJTKITLAMLAVLFLHLKRLRLTLVRMATLMAXMBMECHMEMBMETMFRMHMINMIRMISCMOMRMTDMULNNICNONOMNSNTSO/OAOBSCOCODOFDOFFOHOVHDOPNGOPPPCPDPLP/LPLMGPLAMPLASPLYWDPRPTPTDPTNQTRRADRDREFREFRREINFREQRESILREVRFGRHRMRORWDSSCSCHEDSECTSEPSHSHRSHTSIMSLDGSOGSPECSQSSSSDSSKSTDSTLSTORSTRUCTSUSPSWSYMSYSTT>BTELTEMPTHKTHRTOILTOCTODTOPTOSTOWTPDTSTVTYPUNFUONURVERTVESTVIFVOLInside DiameterIncludingInsulationInteriorJanitorJoistJointKitchenLaminateLavatoryLineal FeetLeft HandLockerLiving RoomLightLouverMaterialMaximumMachine BallMechanicalMembraneMetalManufacturerManholeMinimumMirrorMiscellaneousMasonry OpeningMoisture ResistantMountedMullionNorthNot In ContractNumberNominalNo ScaleNot To ScaleOverOverallObscureOn CenterOutside DiameterOverflow DrainOfficeOverhangOverheadOpeningOppositePiecePlanter DrainPlateProperty LinePlumbingPlastic LaminatePlasterPlywoodPairPaintPaper Towel DispenserPartitionQuarry TileRiserRadiusRoof DrainReferenceRefrigeratorReinforced or ReinforcingRequiredResilientRevisedRoofingRight HandRoomRough OpeningRedwoodSouthSolid CoreScheduleSectionSeparation or SeparateShelfShowerSheetSimilarSlidingSlab On GradeSpecificationSquareStainless SteelSee Structural DrawingsService SinkStandardSteelStorageStructuralSuspendedSwitchSymmetricalSystemTreadTongue & GrooveTowel barTelephoneTempered or TemperatureThick ot ThicknessThresholdToiletTop Of CurbTop Of DrainTop Of PavementTop Of SlabTop Of WallToilet Paper DispenserTop Of SteelTelevisionTypicalUnfinishedUnless Otherwise NotedUrinalVerticalVestibuleVerify In FieldVolumeWW/WHW/OWCWDWPWPMWSCTWSPWTWestWithWater HeaterWithoutWater ClosetWoodWaterproofWaterproof MembraneWainscotWet StandpipeWeightOWNER:IRVINE COMPANY100 INNOVATION DRIVEIRVINE CA, 92617KRISTI CRAFT ROWLEY SR. CONSTRUCTION MANAGER949.720.3161kcrowley@irvinecompany.comTENANT:NEIGHBORHOOD GOODSPATTI KEISER, SVP OPERATIONS2200 ROSS AVENUE, SUITE 4400EDALLAS, TX 75201patti@neighborhoodgoods.comARCHITECT:DESIGN, BITCHES2718 W. AVE 34 LOS ANGELES, CA 90065CONTACT: Catherine Johnson323.717.3536cathy@designbitches.comSTRUCTURAL & CIVIL ENGINEER:JAMES TUCHSCHERTUCHSCHER ENGINEERING GROUP, INC5503 E. SECOND STREET #539LONG BEACH, CA 90803CONTACT: VINCE LOPEZ310.613.9980vince@teglosangeles.comMEP ENGINEERLINWOOD ENGINEERING, INC.2301 DUPONT DR, SUITE 150IRVINE, CA 92612CONTACT: SCOTT A. DAVENPORT PE, LEEP APP:949.379.7383sdavenport@linwoodengineering.comKITCHEN DESIGNERFRED SCHMID AND ASSOCIATES, LLC.8616 LA TIJERA BLVD. #308LOS ANGELES CA 90045 P:310.337.1922CONTACT: ALLEN MORETallenm@fcallc.netLIGHTING DESIGNERKGM ARCHITECTURAL LIGHTING 270 CORAL CIRCLEEL SEGUNDO, CA 90245P:310.552.2191CONTACT: ANNE FRIEDMANafriedman@kgmlighting.comLANDLORD VENDOR LIST:FIRE SPRINKLER SYSTEMS(BID ALL/ CHOOSE ONE)PACIFIC FIRE SUPPRESSION;COLIN JONES 714.502.0211D.C. FIRE PROTECTIONDANIEL CORPUZ 714.309.0144PAVING VENDORS(BID ALL/ CHOOSE ONE)STEVEN HYNES & ASSOCIATESSTEVE HYNES 714.373.5544THORNTON TILECHRIS THORNTON 714.835.5560PBC COMPANIESDOUG CLAYTON 714.278.0488 x218FIRE LIFE AND SAFETY SYSTEMSINTERFACE SYSTEMSSALES AND TENANT PLAN DEVELOPMENTEMMA DO 562.353.4440FIELD INSTALLATION COORDINATIONTERI MICHEL 714.863.5263DIRECTOR OF SERVICE & ADMINISTRATIONBRENDA WILLIAMS 562.353.4447ROOFING CONSULTANTWESTCOAST ROOF CONSULTING714.545.7663MARK BEAMISH WATERPROOFING714.575.0018INDEPENDENT ROOFING CONSULTANTS949.476.8626ROOFING(BID ALL/CHOOSE ONE)SAN MARINO ROOFINGBRAD BANKS 714.974.3070MESA ROOFING RICHARD TOWNSEND 714.632.6929 x14STOUT ROOF COMPANY GREG CARINGELLA 562.923.6775HVAC/VAV SYSTEM MODIFICATIONSCONSOLIDATED AIR SYSTEMSJIM CIMABUE 714.843.5650INTEGRATED MECHANICAL SYSTEMJOHN LYNCH 626.446.1854 x214STUCCO/PLASTER(BID BOTH/CHOOSE ONE)DCS PLASTERINGDAVID HASSON 714.632.7004STUCCO/PLASTER CONT'DXL PLASTERINGSTEVE LOVIO 714.412.7714HITCHCOCK PLASTERING RON HITCHCOCK 949.584.5320PRECAST GFRC, TRIM, COLUMNS(BID BOTH/CHOOSE ONE)DMINICK PAPPAS 760.530.9100FORMATECHGEORGE TUTUNJIA 818.504.9111PAINTING AT EXTERIOR(BID BOTH/ CHOOSE ONE)TROY'S PAINTING TROY BROWNING 949.830.7773BRUIN PAINTING BOB FORD 951.677.22352019 CALIFORNIA BUILDING CODE2019 CALIFORNIA ELECTRICAL CODE2019 CALIFORNIA MECHANICAL CODE2019 CALIFORNIA PLUMBING CODE2019 CALIFORNIA GREEN BUILDING STANDARDS CODE2019 CALIFORNIA ENERGY CODESITE□MINOR USE PERMIT SET□BUILDING PERMIT SET□BID SET□CONSTRUCTION SET4'-0"01ALL DRAWINGS AND DETAILS ARE IDENTIFIED BY THE GRID NUMBER IN THELOWER RIGHT HAND CORNER. ALL NUMBER LOCATIONS CONFORM TO THISGRID SYSTEM.0203040506070809101112BUILDING GRID LINESWINDOW SYMBOLDOOR SYMBOLDETAILEXTERIOR ELEVATIONINTERIOR ELEVATIONWORKPOINT OR CONTROL POINTREVISIONMATCH LINEROOM LABELSECTIONDIMENSION STRINGNORTH ARROWTO CENTER OF STRUCTURETO FACE OF STRUCTUREROOM NUMBERREFERENCE LETTERROOM NUMBERREFERENCE NUMBERAREA OF REFERENCEDETAIL NUMBERSHEET NUMBERELEVATION NUMBERSHEET NUMBERELEVATION NUMBER (TYPICAL)SHEET NUMBERAPPLIANCE OR EQUIPMENTNUMBERAREA OF REFERENCEREVISION NUMBERSHEET NUMBERSHADED PORTION ISTHE SIDE CONSIDEREDROOM NAMEROOM NUMBERSECTION NUMBERSHEET NUMBERARCHITECTURAL NORTHTRUE NORTHFLOOR FINISHSHEET GRIDWALL FINSHESWALL FINISHEXTEND OF FINISHROOM NAMEROOM NUMBERCEILING HT/ FINISHCEILING LABELRESTROOM104-RESTROOM104-M.1A3.11A3.11A3.11A3.12A1AX.X243101100.ALEGAL DESCRIPTION:ADDRESS 343 NEWPORT CENTER DRIVE NEWPORT BEACH, CA 92660FASHION ISLAND SPACE NO. SUITE 343ASSESSOR PARCEL NO. (APN) 442-021-30TRACTBLOCK LOT PCL 3ARB (LOT CUT REFERENCE) NONEZONING: CR REGIONAL COMMERCIALBUILDING HEIGHT:(E) 24' 6" (NO CHANGE)(1) ONE STORYEXISTING USE: M, WITH ACCESSORY B EXISTING SPACE: 9,169 SFPROJECT DESCRIPTION: INTERIOR TENANT IMPROVEMENT WITH STOREFRONT INFILL REPLACEMENT IN DESIGNATED AREAS CHANGE OF USE: 1000 SF RETAIL CONVERTED TO CAFE NEW 284 SF OF UNCOVERED EXTERIOR PATIOPROJECT SIZE: AREAS EXISTING SQ. FT. PROPOSED GROUND FLOOR RETAIL 6092 SF GROUND FLOOR BACK OF HOUSE 2077 SF GROUND FLOOR CAFE N/A 1000 SF TOTAL INTERIOR IMPROVEMENT 9169 SF CAFE PATIO, UNCOVERED 284 SF TOTAL EXTERIOR AREA 284 SFTYPE OF CONSTRUCTION: TYPE III N, 1HR FIRE-RESISTIVEFIRE SPRINKLER: YESFIRE ALARM: YESPARKING: 3/1000 GFA = 28 SPACES REQUIREDEXISTING PARKING: 28 SPACESCREDIT FOR (E) USE: NO ADDITIONAL PARKING REQUIREDDEFERRED SUBMITTAL/ •SIGNAGE •FIRE SPRINKLER/ ALARM •STOCKROOM SHELVINGSEPARATE PERMITSOCCUPANCY TYPE: M/S-1 WITH B RESTAURANT <50 OCCUPANTS, AND ACCESSORY B OFFICEOCCUPANCY CALCULATIONS: # ROOM SF OCC TYPE OCC. FACTOR OCC. LOADGROUND FLOOR 105 RETAIL SALES AREA 115 DINING 114 SERVICE COUNTER103 KITCHEN108 STOCKROOM/STORAGE112 DRY STORAGE109 OFFICE RESTROOMSPATH OF TRAVELTOTAL 9169 SF TOTAL 138 INTERIOR TOTAL 138PLUMBING OCCUPANCY ANALYSIS PER CALIFORNIA PLUMBING CODE TABLE AOCCUPANT LOAD FACTOR & TABLE 4-1 SF #OCCUPANTS RETAIL RETAIL BACK OF HOUSE CAFE CAFE BACK OF HOUSETOTALREQUIRED FIXTURES MALE FEMALE C-32523LTICENSEDARCHITEC S ATATE OFCALIFORNICATHERINE REBECCA JOHNSONRENEWAL DATE03/31/2022Design, Bitches2718 W Avenue 34Los Angeles, CA 90065www.designbitches.com12.07.2021 MINOR USE PERMIT12.16.2021 PERMIT SET01.25.2022 BID SET323.717.353602.25.2022 PLAN CHECK CORRECTIONS104.04.2022 BID ADDENDUM2G0.00COVERSHEET2111NEIGHBORHOOD GOODSNEWPORT343 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660SCALE: N.T.S.ABBREVIATIONSSCALE: N.T.S.PROJECT DIRECTORYSCALE: N.T.S.BUILDING CODESSCALE: N.T.S.VICINITY MAPG0.00 COVER SHEETA1.01SITE PLANA2.11FLOOR PLAN PART 1A2.12FLOOR PLAN PART 2A3.10EXTERIOR ELEVATIONSCALE: N.T.S.SYMBOLSSCALE: N.T.S.PROJECT INFORMATION147593106092 SF 483 SF 322 SF 195 SF1500 SF 87 SF 80 SF 180 SF 230 SFMB(A2)B(A2)B(A2)S1S1B--1022522511--SCALE: N.T.S.SHEET INDEX6020200200300300150--6092 SF1500 SF 483 SF 604 SFM: 1:200 = 31S-1: 1:5000 = 1B: 1:200 = 3B: 1:200 = 439 (40) 40 = 20M + 20F 1 TOILET (E) 1 LAVATORY (E) SCALE: N.T.S.OCCUPANCY & PLUMBING CALCS.21 TOILET (E) 1 LAVATORY (E) Zoning Administrator - April 14, 2022 Item No. 4a Additional Materials Received Neighborhood Goods Café Minor Use Permit_PA2021-293
(E) 1 STORY RETAIL SPACE NO. 343NEWPORT CENTER DRIVEINTERIOR TENANT IMPROVEMENT WITHSTOREFRONT REPLACEMENT IN DESIGNATED AREASCHANGE OF USE: 1000 SF RETAIL CONVERTED TO CAFENEW 284 SF UNCOVERED EXTERIOR PATIO(E) RETAILNOT IN SCOPE(E) RETAILNOT IN SCOPE(E) RETAILNOT IN SCOPE(E) RETAILNOT IN SCOPE(E) RETAILNOT IN SCOPE(E) RETAILNOT IN SCOPE(E) RETAILNOT IN SCOPE(E) STAIRNOT IN SCOPE(E) SERVICE CORRIDORNOT IN SCOPEFASHION ISLAND PEDESTRIAN PLAZAMAIN ACCESSIBLE ENTRY ACCESSIBLE PATH OF ENTRYPROJECTNORTHACTUALNORTH(E) TRASHROOMN.I.C.(N) CAFENET PUBLICAREA: 805 SF(N) UNCOVEREDEXTERIOR PATIO284 SF(N) EXTERIOR SIGNDEFERRED SUBMITTAL(N) KITCHENMATCH LINE, TYPPART 2PART 1NO GREASE TRAP REQUIREDACCESS TO (E) TRASH ROOMC-32523LTICENSEDARCHITEC S ATATE OFCALIFORNICATHERINE REBECCA JOHNSONRENEWAL DATE03/31/2022Design, Bitches2718 W Avenue 34Los Angeles, CA 90065www.designbitches.com12.07.2021 MINOR USE PERMIT12.16.2021 PERMIT SET01.25.2022 BID SET323.717.353602.25.2022 PLAN CHECK CORRECTIONS104.04.2022 BID ADDENDUM2A1.01SITE PLAN2111NEIGHBORHOOD GOODSNEWPORT343 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660SCALE: 1/8" = 1'-0"1SITE PLAN12.01.2021 MINOR USE PERMITZoning Administrator - April 14, 2022 Item No. 4a Additional Materials Received Neighborhood Goods Café Minor Use Permit_PA2021-293
A6.001A6.02A6.0321KITCHEN103UNCOVEREDPATIO1022A4.201A4.201' - 11 1/2"1A4.10A3.1015' - 8"3' - 5"2' - 6"6' - 1"11' - 10"0' - 8"3' - 0"9' - 3 1/2"7' - 1"F2PO Sø 5 ' - 0 "30" x 48" CLEAR 8' - 9 1/2"5' - 0"4' - 0"60" x 48" CLEAR A6.002A6.022PROJECT NORTHACTUAL NORTH34" COUNTER34" COUNTERACCESSIBLE BAR SEATING42" COUNTER345678910F2FITTING ROOM 1104F1111F1TRMAIN ACCESSIBLE ENTRYREPAINT (E) STOREFRONTREPAINT (E) STOREFRONT2COLUMN6' - 5 1/2"4' - 3 1/2"1' - 8 1/2"3' - 6"1101.53' - 0"3' - 0"RETAIL105FITTING ROOM 3106ADA FITTINGROOM 21072F1F1F1ACCESSIBLE BENCHMIRROR2' - 0"19' - 0 1/2"3' - 6"5' - 4"6' - 0"7' - 7"34" COUNTER101.3CLR4' - 0"CLR5' - 0"23'-0" VIF.28'-6" VIF.88'-8" VIF.(E) STEEL COLUMNMATCH LINEPLAN CONT. A2.12MATCH LINEPLAN CONT. A2.12SERVICE COUNTER114DINING1151217181920A6.024A6.023A8.011A8.031MIRRORLINE OF (E) SOFFIT ABOVE(E) STL. PIPE COLUMNHERE PER STRUCTURAL(E) STL. PIPE COLUMNHERE PER STRUCTURALK.5LJ.5H.5G33.22.621.5130" x 40" CLEAR A8.051A3.01A8.101A8.0763' - 6"2' - 0"6' - 3"5' - 2 1/2"2' - 0"4' - 0"5' - 0"2' - 6"2' - 8 1/2"11141630" x 48" CLEAR ACCESSIBLESEATING 151213A8.1031' - 7"42" STANDING DRINK RAILA6.031CLEAR3' - 8"1' - 6"1' - 6"F-C-3F-C-4F-C-2F-C-1F-C-10F-C-7F-C-5F-C-6F-C-24F-C-25F-M-1F-M-2F-M-7F-M-3F-M-8 ABOVE (DASHED)F-M-9F-C-11F-C-23F-C-22F-C-8F-C-9F-C-15A32A41INDOOR PLANTERLOCATION OF OCCUPANT LOADPOSTING PER 1004.9LOCATION OF TACTILEEXIT SIGN101.8CLR2' - 0"CLR1' - 0"2' - 7"DISPLAY BELOW10' - 6"3' - 4 1/2"2' - 8 1/2"1' - 9"4' - 9"LOCATION OF OVERHEADEXIT SIGNALIGN1' - 6"3' - 6"0' - 8"1' - 4"A8.111A8.121A8.131A8.141101.10101.9DIGITAL DISPLAYDIGITAL DISPLAYDIGITAL DISPLAYDIGITAL DISPLAYDIGITAL DISPLAY101.B101.E101.D101.C3' - 3"8' - 1"4' - 5 1/2"153ADA SEATING 30" x 48" CLEAR PLANTER1278PLANTER12456910111314PLANTERø 2' - 0"3' - 8"3' - 8"3' - 8"3' - 6 1/2"1' - 6"1' - 9"3' - 3"3' - 9"5' - 0"1' - 8"26' - 2"1' - 8"38' - 3"INTERIOR(N)INTERIOR PARTITION WALL3 5/8" METAL STUD FRAMING PER STRUCTURALFINISH AND WALL HEIGHT PER INTERIOR ELEVATIONSEXISTING WALL TO REMAIN(N)INTERIOR FURRED WALL3 5/8" METAL STUD FRAMINGFINISH ONE SIDE ONLY PER INTERIOR ELEVATIONS12C-32523LTICENSEDARCHITEC S ATATE OFCALIFORNICATHERINE REBECCA JOHNSONRENEWAL DATE03/31/2022Design, Bitches2718 W Avenue 34Los Angeles, CA 90065www.designbitches.com12.07.2021 MINOR USE PERMIT12.16.2021 PERMIT SET01.25.2022 BID SET323.717.353602.25.2022 PLAN CHECK CORRECTIONS104.04.2022 BID ADDENDUM2A2.11FLOOR PLANPART 12111NEIGHBORHOOD GOODSNEWPORT343 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660SCALE: 1/4" = 1'-0"1FLOOR PLAN PART 1FLOOR PLAN KEYNOTES#KEYNOTE(E) EXISTING TO REMAINF1 EXPOSE (E) CONCRETE SLAB, MATTE SEAL FINISH,TO BEAPPROVED BY ARCHITECTF2 EXPOSE (E) CONCRETE SLAB, AT F&B AREAS ( DRYSTORAGE AREA AND KITCHEN) HEALTH DEPT. APPROVEDSEALER?SCALE: 1/4" = 1'-0"WALL TYPES2SQUARE TERMINALWITH CONCEALED CORDS THROUGH MILLWORK NOTE:IF A FIRE EXTINGUISHER IS REQUIRED IN THE PUBLIC SPACE OF THE STORE, IT MUST BE PLACED IN A FULLY RECESSED BOX.NOTE:ANY SECURITY OR OTHER EQUIPMENT LOCATED IN THE MAIN ENTRY AREA MUST BE INSTALLED IN MANNER THAT IS CONCEAL FROM PUBLIC VIEW. ALL SECURITY DEVICES AND SYSTEMS SHALL BE INTEGRATED WITHIN THE STOREFRONT DESIGN AND FINISHES. FREESTANDING SENSOR PEDESTALS ARE PROHIBITED.NOTE:ALL ELECTRICAL OUTLET COVERS AND SECURITY CAMERAS MUST HAVE A COVER PLATE WHICH ALLOWS THE EQUIPMENT TO BLEND IN SEAMLESSLY WITH THE SURFACE ON WHICH IT IS MOUNTED. PLEASE ENSURE ALL SECURITY DEVICES AND SYSTEMS ARE INTEGRATED WITHIN THE STOREFRONT DESIGN AND FINISHES.NOTE:FURNITURE/FIXTURES MUST BE HELD OFF THE GLASS LINE A MIN OF 6". ANY EXISTING EQUIPMENT, FURNITURE OR FIXTURES REUSED, WILL BE CLEANED, REPAIRED, RESTORED TO "LIKE NEW " CONDITION.NOTE:EXPOSED CONCRETE SLAB, FINISH DEPENDANT ON FIELD CONDITIONS. TO BE ASSESSED AND APPROVED BY ARCHITECTZoning Administrator - April 14, 2022 Item No. 4a Additional Materials Received Neighborhood Goods Café Minor Use Permit_PA2021-293
INTERIOR(N)INTERIOR PARTITION WALL3 5/8" METAL STUD FRAMING PER STRUCTURALFINISH AND WALL HEIGHT PER INTERIOR ELEVATIONSEXISTING WALL TO REMAIN(N)INTERIOR FURRED WALL3 5/8" METAL STUD FRAMINGFINISH ONE SIDE ONLY PER INTERIOR ELEVATIONS121A4.2015' - 3 1/2" VIF.7' - 3" VIF.7' - 9" VIF.9' - 4 1/2" VIF.10' - 2 1/2" VIF.8' - 8" VIF.14' - 11 1/2" VIF.5' - 11"2' - 3"9' - 1 1/2" VIF.6' - 1" VIF.10' - 7 1/2" VIF.17' - 7 1/2" VIF.1A4.102A4.10(E)(E)12" CLR18" CLR18' - 8 1/2"A6.011PROJECT NORTHACTUALNORTH(E)OFFICE109(E) UNISEXRESTROOM 2110(E) UNISEXRESTROOM 1111F2(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)3' - 0"(E) WH(E) ELECTRICAL SUB PANELS101.712(E) SKYLIGHT ABOVECLR5' - 0"(E) SKYLIGHT ABOVE4' - 10"ALIGNRETAILF1105(E) TRASHROOMNIC.(E)(E) STOCKROOM108(E)HALLWAY113DRY STORAGE112A6.012(E) HIGH LOW DRINKING FOUNTAIN(E) SHARED CORRIDOR N.I.C.K.5LJ.5H.54.43.81' - 1"0' - 2 1/2"G30' - 8"A8.061A8.0913' - 9"3' - 5 1/2"5' -5"101.6(E) BREAKROOMFURNISHINGSF-C-15F-C-16F-C-20F-C-19F-C-17F-C-18F-C-21F-C-226' - 11"3' - 2"3' - 2"3' - 2"2' - 0"2' - 0"2' - 0"3' - 2"2' - 0"2' - 0"3' - 2"2' - 0"3' - 2"STOCK SHELVINGDEFERRED SUBMITTAL 4' - 8"2' - 0"4' - 2"2' - 5"2' - 0"ALIGNLOCATIONS OF (E) TACTILE AND OVERHEAD EXIT SIGNSTO REMAIN6' - 9"3' - 4"7' - 8"10' - 1 1/2"8' - 2"1' - 6 1/2"3' - 6"2' - 11"DIGITAL DISPLAY1FLOOR PLAN KEYNOTES#KEYNOTE(E) EXISTING TO REMAINF1 EXPOSE (E) CONCRETE SLAB, MATTE SEAL FINISH,TO BEAPPROVED BY ARCHITECTF2 EXPOSE (E) CONCRETE SLAB, AT F&B AREAS ( DRYSTORAGE AREA AND KITCHEN) HEALTH DEPT. APPROVEDSEALERSCALE: 1/4" = 1'-0"WALL TYPES2C-32523LTICENSEDARCHITEC S ATATE OFCALIFORNICATHERINE REBECCA JOHNSONRENEWAL DATE03/31/2022Design, Bitches2718 W Avenue 34Los Angeles, CA 90065www.designbitches.com12.07.2021 MINOR USE PERMIT12.16.2021 PERMIT SET01.25.2022 BID SET323.717.353602.25.2022 PLAN CHECK CORRECTIONS104.04.2022 BID ADDENDUM2A2.12FLOOR PLANPART 22111NEIGHBORHOOD GOODSNEWPORT343 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660SCALE: 1/4" = 1'-0"1FLOOR PLAN PART 2MATCH LINEPLAN CONT. A2.11MATCH LINEPLAN CONT. A2.11INDOOR PLANTERINDOOR PLANTERLOCATION OF (E) OVERHEADEXIT SIGNLOCATION OF TACTILEEXIT SIGNLOCATION OF (E) OVERHEADEXIT SIGNLOCATION OF (E) TACTILE EXIT SIGNNOTE:IF A FIRE EXTINGUISHER IS REQUIRED IN THE PUBLIC SPACE OF THE STORE, IT MUST BE PLACED IN A FULLY RECESSED BOX.NOTE:ANY SECURITY OR OTHER EQUIPMENT LOCATED IN THE MAIN ENTRY AREA MUST BE INSTALLED IN MANNER THAT IS CONCEAL FROM PUBLIC VIEW. ALL SECURITY DEVICES AND SYSTEMS SHALL BE INTEGRATED WITHIN THE STOREFRONT DESIGN AND FINISHES. FREESTANDING SENSOR PEDESTALS ARE PROHIBITED.NOTE:ALL ELECTRICAL OUTLET COVERS AND SECURITY CAMERAS MUST HAVE A COVER PLATE WHICH ALLOWS THE EQUIPMENT TO BLEND IN SEAMLESSLY WITH THE SURFACE ON WHICH IT IS MOUNTED. PLEASE ENSURE ALL SECURITY DEVICES AND SYSTEMS ARE INTEGRATED WITHIN THE STOREFRONT DESIGN AND FINISHES.NOTE:FURNITURE/FIXTURES MUST BE HELD OFF THE GLASS LINE A MIN OF 6". ANY EXISTING EQUIPMENT, FURNITURE OR FIXTURES REUSED, WILL BE CLEANED, REPAIRED, RESTORED TO "LIKE NEW " CONDITION.NOTE:EXPOSED CONCRETE SLAB, FINISH DEPENDANT ON FIELD CONDITIONS. TO BE ASSESSED AND APPROVED BY ARCHITECTZoning Administrator - April 14, 2022 Item No. 4a Additional Materials Received Neighborhood Goods Café Minor Use Permit_PA2021-293
(E) LEVEL 10"(E) ROOF23' -8"(E) LOWER ROOF17' -3"1A4.201A4.10(E) ADJACENTTENANT N.I.C(E) ADJACENTMALL PROPERTYN.I.C(E)(E)(E)(E)(E)(E) STONECLADDING TOREMAIN16' - 1" VIF.(E) 2' - 11" VIF.8' - 0 1/2" VIF.10' - 11"6' - 5" VIF.17' - 3" VIF.0' - 10"1' - 9"(N)PIN MOUNTED/ILLUMINATED"NEIGHBORHOOD GOODS" SIGN26 SF01UNDER SEPARATE PERMIT, DEFERRED SUBMITTAL02(E) T.O. PARAPET22' -3"01030303101.B101.C101.DP4P4P8P8S150' - 10"(E)(E)(E)(E)04101.E(E)KEEP (E) FRAMEPAINT WOOD BLACKTO MATCHEXISTING NERI LIGHT FIXTURES WILL REMAIN AS-IS AND IN THE CURRENT EXISTING LOCATION. EXTERIOR WORK TAKING PLACE AT THE STOREFRONT WILL PROTECT IN PLACE ANY EXISTING/REMAINING FIXTURES OR SHELL BUILDING ELEMENTS.0' - 10"2' - 6"3' - 6"42" PERIMETER FENCEC-32523LTICENSEDARCHITEC S ATATE OFCALIFORNICATHERINE REBECCA JOHNSONRENEWAL DATE03/31/2022Design, Bitches2718 W Avenue 34Los Angeles, CA 90065www.designbitches.com12.07.2021 MINOR USE PERMIT12.16.2021 PERMIT SET01.25.2022 BID SET323.717.353602.25.2022 PLAN CHECK CORRECTIONS104.04.2022 BID ADDENDUM2A3.10EXTERIORELEVATION2111NEIGHBORHOOD GOODSNEWPORT343 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660SCALE: 1/4" = 1'-0"NOTES01 PAINT (E) STOREFRONT ALUMINUM TOMATCH (N) STOREFRONT02 REPAINT (E) FACADE TO REMAIN03(N) ALUMINUM STOREFRONT SYSTEM PERSCHEDULE04(N) FABRIC AWNING PER FINISH SCHEDULESCALE: 1/4" = 1'-0"1EXTERIOR ELEVATIONSCALE: 1/2" = 1'-0"2PATIO ELEVATIONZoning Administrator - April 14, 2022 Item No. 4a Additional Materials Received Neighborhood Goods Café Minor Use Permit_PA2021-293