HomeMy WebLinkAbout1600-1666 SAN MIGUEL_HARBOR VIEW SHOPPING CENTER111111111111111111111111111111111
*NEW FILE*
16004 666 San Miguel
March 29, 1995
HARBOR VIEW SHOPPING CENTER
1610
San Miguel
Thrifty Drug Store
18,466 sq.tft.
1614
San Miguel
Pick -Up Sticks
2,012
1616
San Miguel
Joe's Place
1,200
1620
San Miguel
Beauty Salon
1,280
1628
San Miguel
Hed#T-Food.StGm Cl-e-4ners 1,820
1630
San Miguel
Gimones
2,025
1634
San Miguel
- signs --
1636
San Miguel
- signs --
1640
San Miguel
Newport Stationers
1644
San Miguel
ice-C-ream
-r
`/-Store—%'A"jAf 7°(jv640
1646
San Miguel
Office
1648
San Miguel
1652
San Miguel
Geaaw* 61--I anS
1,500
1660
Sari Miguel
Gelson's Market
1666
San Miguel
Bank
4,850
2500
San Joaquin
Hills Road - Service Station
Genia
Garcia
Associate Planner
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Sinasek, Jim
From:
Sinasek, Jim
To:
Garcia, Genia
Cc:
Schuller, Ray
Subject:
RE: Gelson's Market
Date:
Wednesday, April 10, 1996 2:18PM
Be happy to accomodate you and Gelson's. Let me have the parking plan so I may do the inspection tomorrow.
Thanks.
Jim
From: Garcia, Genia
To: Sinasek, Jim
Subject: Gelson's Market
Date: Wednesday, April 10, 1996 1:55PM
I am not sure what your schedule is like, but could you fit in a parking lot check for 1660 San Miguel. They were
supposed to restripe and add spaces. Let me know and I will drop off an approved parking plan. They want their
final C of O. Thank you.
Page 1
r 7`
CITY OF NEWPORT BEACH
P.O. BOX 1768, NEWPORT BEACH, CA 92658.8916
SPECIALTY FOOD SERVICE PERMI I
September 21, 1994
Application No: 17
Applicant: Pick Up Stix
Address of Property Involved: 1614 San Miguel Drive
Legal Description: Parcel 2 of Parcel Map No. 35-1
Request to permit the establishment of a specialty food servibe use on property located in the PC
District.
The Planning Department on September 21, 1994, approved the, application subject to the following
conditions:
1. That development shall be in substantial conformance with the approved site plan, and floor
plan except as noted in the following conditions.
2. That maximum seating and/or stand-up counter space for no more than 20 customers shall be
maintained inside the subject specialty food use. Any further increase in the number of seating
and/or stand-up counter space for customers shall be subject to the approval of a use permit.
3. That the gross square footage of the proposed specialty food establishment shall not exceed
2,000 sq.ft.
�4 That no tables located outside of the subject facility shall be used exclusively by customers of
the specialty food use but shall remain available for use by the general public at all times. No
tablecloths shall be permitted on the tables outside the facility.
5. That trash receptacles for patrons shall be conveniently located both inside and outside of the
proposed facility.
6. That trash generated by the business shall be screened from view from adjoining properties
except when placed for pick-up by refuse collection agencies.
That at least one parking space for each 250 sq.ft. of gross floor area shall be provided for the
proposed facility.
3300 Newport Boulevard, Newport Beach
n
Page - 2
September 22, 1994
l ) That the hours of operation shall be limited between the hours of 7:00 am. and 10:00 p.m.
f That no outside paging system shall be utilized in conjunction with this specialty food
establishment.
10. That should this business 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
owner or the leasing company.
11. That no on -sale alcoholic beverages shall be permitted on the premises.
12. That no live entertainment or dancing shall be permitted in conjunction with the permitted use.
13. That no temporary "sandwich" signs or similar temporary signs shall be permitted, either on -
site or off -site, to advertise the specialty food establishment.
14. That kitchen exhaust fans shall be designed to control smoke and odor to the satisfaction of the
Building Department.
15. That where grease may be introduced into the drainage systems, grease interceptors shall be
installed on all fixtures as required by the Uniform Plumbing Code, unless otherwise approved
by the Building Department and the Utilities Department.
16. That the Planning Department may add to or modify conditions of approval to this specialty
food service pen -nit, or recommend to the Planning Commission or City Council the revocation
of this permit upon a determination that the operation which is the subject of this approval
causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare
of the community.
The Planning Department determined in this case that the proposal would not be detrimental to
persons, property or improvements in the neighborhood and that the specialty food services permit as
approved would be consistent with the legislative intent of Title 20 of the Newport Beach Municipal
Code, and made the following findings:
That the proposed specialty food service is retail in nature, serving mainly persons residing or
working,in the neighborhood, maintains a gross floor area of 2,000 sq.ft. or less, and is not
necessarily a destination point. It is anticipated that the proposed use will have parking demand
characteristics similar to a retail use.
Page - 3
September 22, 1994
2 That the proposed development is consistent with the Land Use Element of the General Plan
and is compatible with the surrounding land uses.
3. That the required number of off-street parking spaces exist in the Harbor View Center
common parking lot for the proposed specialty food establishment as required by Chapter
20.72 of the Municipal Code.
4. That the approval of Specialty Food -Service Permit No. 17 will not, under the circumstances
of this case, be detrimental to the health, safety, peace, morals, comfort, and general welfare of
the city.
NOTE: This approval shall extend for a period of 24 months from the end of the appeal period, and
cannot be extended.
The decision of the Planning Department may be appealed by the applicant to the Planning
Commission within 14 days of the date of the decision. Any appeal filed shall be accompanied by a
filing fee of 3$ 99.00.
PLANNING DEPARTMENT
TAMES D. HEWICKER, Director
By r., _
William R. Laycock,
Current Planning Manager
WRL:dk
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SPECIALTY FOOD SERVICE PERMIT NO. -Li-
A
COMMERCIAWINDUSTRIAL ZONING CORRECTIONS
Telephone: 714 -3200
y:Genia Garcia. Associate Planner
By:Marc Myers, Assistant Planner
Date: x-l—f Address:
Plan Check No: 6 J� 7 -%
By:Christy Teacue, Associate Planner
uistricting Map No. /.7 Land Use Element Page No._
Corrections Required!��/3 ::�J4&t / 71i,
'Legal Description: Lot Block Section Tract
Resubdivision,required to combine lobs or portions of lots when co u n r
alterations are in excess of $20,000.' / _�,�
Covenant required. Please have owner's signature t r � t .tt4 ed
document and return to me. /1 I /[[
Lot Size
Zone iC 1� /_� , �J�,/JIxD 7
Proposed Use
Required setbacks
Front .
Rear Trs,
Right Ode'2GWWF, o2�oy7
Left Side
�Tj (, 06
FART , 'i1 •/�.C�I(.(��] �y ,!"r��,..,✓L
Lot area (site area sc.ft.): so.ft.('`'A,•N�
Base Development Allocation (BDA): /ccoom sq.ft.
[0.5 x site area sq.ft., unles hew iQe gpe L nd Use Element]
FAR permitted; without variance: ✓ �comm res vkc
Square footage permitted: comm res okc sq.ft.
6 6J 6(A) x site area sq.ft.]
,,R/,.Maximum FAR allowed with variance: (B) Comm res nko
ximumsquare footage allowed: comet res sq.ft.
q (BF¢y/f'k site area sq.ft.)
/ x "-' FI OP Sgbj JW"O MENT:
f ( Base FAR use sq. ft.
�`9, uced FAR
use sq.ft.
496 Maximum FAR
1 4964
use sq.ft.
TOTAL SQ. FT.
[ C+D+E ]
PROPOSED PAR:
PROPOSED WEIGHTED DEVELOPMENT:
FAR Use Category
ft. Base
ft. Reduced
sq.ft. Maximum
sq.ft. w +�
sq.ft.
sq.ft.
sq.ft. ?
[ F % site area sq.ft. ]
Weighting Factor
(H)
X 1.00
X 1.67
X 0.50
TOTAL WEIGHTED SQ.FT.(May not exceed BDA)
_ Provide tissue overlay of calculations to
squire Parking v�C4�2 ) 1�11L2��
/1 7
a7h
Weighted sq.ft. ..h
( G x
aq. f -In 1
provided square
sq. ftv/�
■q.ft.
iJ
footage.& Wflo
Proposed parking (Indicate number of stalls provided) / / 16 -7 '7
IITotal on -Site Parking
��,
Standard Compact
°� .-, 9
.tural gr4de to average and "maximum
2
``►►- show natural grade line on all elevations
show all rooftop mechanical equipment and dimension from grade directly below.
Indicate location of trash containers on site plan.
' Number of stories
floor Plan fully dimensioned showing all room uses.
Plot Plan fully dimensioned snowing loc7
t t,�qn of all buildings fences, etc. in
relation to the property line.t�
y fSi��• j,� / -�•
_ Pair share Contribution
Ban Joaquin Hills Transportation Corridor a.e44, 3, 9F Y le-%6 e0e e
Please indicate any discretionary approval numbers on the plans and incorporate
the attachedp excerpt of minutes and list of findings and
conditions into the bluelifte drawings
approval letter into the blueline drawings
Modifications Committees Indicate Approval No. on Eluelines
Modification required for
planning commission/city
Use Permit:
Councils
No.
variance$
No.
Resubdivision/Tract$
No.
site Plan Review:
No.
Amendment:
No.
other
Public Workss
Edsement/Xncroachmant Permit
subdivision Engineer /r = Traffic Engineer CIKK �/w
Approval of Landscape I ana
Build nq,,,IIevartment:
aradinq Engineer
rke Departments
Approval of Landscape Plana
Coastal Development P,R m+ a:
Approval In Concept (AIC) No.
(Notes Pile 3 sets of plans$ site, floor, and elevations)
Coastal Development Permits No.
Effective Dates
Waiver/Exemption: No.
Effective dates
NoTs: It is the responsibility of the applicant to bircuiate their plans and
obtain the necessary approvals from the departments checked above. If you
have questions regarding your application, please Contact us at (714) $44-
3200.
FORMS\COMM-XON.COR Rev. 1193
Mr-vI�LU S I ALLS:
IOTAL'NUMBER•OF STALLS. ADDED:..
�bHSI.� ;
01 REMOVE EXISTING CONCRETE CURB. PROVIDE NEW. BASE
AS REQUIRED TO MATCH EXISTING. COMPACT TO 907,
PROVIDE NEW A.C. PATCH TO MATCH EXISTING.
'02 NEW CURB AND GUTTER TO MATCH EXISTING. SEE A
REMOVE EXISTING STRIPING AND RESTRIPE PER DETAIL B
;,,,•-. USE HIGHWAY WHITE PAINT
276
SEE PLAN
IEW PLANTER AREA. PROVIDE 'IRRIGATION' TIED INTO EXISTING SYSTEM. PLANTING MATERIAL
TO BE SELECTED BY OWNER.
TYPICAL PARKING ITALL
GENERAL NOTE: UNLESS NOTEI
ALL STALLS ARE TO REMAIN II
FIGURATION ON SITE, REPAINT
0 5 10 20
.,�J j I �
,1 ,
DANK
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COMMERCIAL/INDUSTRIAL. ZONING_ CORRECTIONS
Telephone: -(7141 644-3200
y:Genia Garcia. Associate Planne
By:Marc Myers, Assistant Planner
/�//
Date: �i�- 2E
Districting Map No.
Corrections Required:
Legal Description:
Plan Check No472_les�
By:Christy Teague. Associate Planner
QwVL4ull Wravu
Resubdivision required to combine lots or portions of lots when construction or
alterations are in excess of $20,000.
Covenant required. Please have owner's signature notarized on the attached
document and return to me.
Lot Size /�
_ Zone 0_
Proposed Use �
Required Setbacks
Front
Right Side
Left Side
FAR WORKSHEET
Lot area (site area sa.ft.): sq.ft. / 0
Base Development Allocation (BDA): Comm sq.ft.
[0.5 x site area sq.ft., unless otherwise specified in Land Use Element
FAR permitted, without variance: (A) Comm res vka
Square footage permitted: Comm res vka sq.ft.
[(A) x site area sq.ft.]
Maximum FAR allowed with variance: (B) Comm res vka
Maximum square footage allowed: Comm res sq.ft.
[(B) x site area sq.ft.]
PROPOSED DEVELOPMENT:
(C) Base FAR use sq.ft.
(D) Reduced FAR use sq.ft.
(E) Maximum FAR use sq.ft.
(F) TOTAL SQ.FT. [C+D+E]
PROPOSED FAR:
PROPOSED WEIGHTED DEVELOPMENT:
FAR Use Category
(G)
sq.ft. Base
sq.ft. Reduced
sq.ft. Maximum
sq.ft.
sq.ft.
sq.ft.
sq.ft.
[ F % site area sq.ft. ]
Weighting Factor Weighted Sq.Ft.
(H) ( G x H )
TOTAL WEIGHTED SQ.FT.(May not exceed DA)
Provide tissue overlaal
Required Parking
X 1.00 sq.ft.
X 1.67 sq.ft.
X 0.50 sq.ft.
to verify
footage.
Proposed parking (Indicate number of stallsfprovided)
Total On -Site Parking
Standard Compact
In -lieu Parking
mension building height as measured from natural grade to average and maximum
roof height
*14
how natural grade line on all elevations
show all rooftop mechanical equipment and dimension from grade directly below.
Indicate location of trash containers on site plats.
*umber of Stories
Floor Plan fully dimensioned showing all room uses.
Plot Plan fully dimensioned showing location of all buildings, fences, etc. in
I„ relation to the property line.
✓�j lair Share Contribution
San Joaquin Hills Transportation Corridor !ee
Please indicate any discretionary approval numbers on the plans and incorporate
the attached; excerpt of minutes and list of findings and
conditions into the blueline drawings
approval letter into the blueline drawings
Modifications Committee: Indicate Approval No. on Bluslines
Modification required for
Planninc Commission/City Councilsi/Ji���/�,Q�J Q D2/_97
Use Permit: No, ✓ �K ��
variance: No.
Resubdivision/Tract! No.
Site Plan Reviews No,
otherAmendvents No. �91 f
other t
Public Works: 2 �
Easement/Encroachment Permit
Subdivision Engineer
Traffic Engineer
Approval of Landscape Plans
Buildino Departments
ciradinq Engineer������S:+rG w
Approval
Departments
A royal of LandscapePlans
Coastal Development PE m ss ,
Approval In Concept RIC) No.
(Notes File 3 sets of plans: site, floc and e
Coastal Development Permits No.
Effective Dates
r
Now t it is the responsibilityof the applicant to circulate their
obtain the necessary pp plans and
` z7( approvals from the departments checked above. If you
pave questions regarding your application, please contact as at (714) 644-
$200.
.COR w
I'M
Rev. 1/93
NEWPORT HILLS CENTER
Space No. 1 2646 San Miguel Drive
" 2 2644
" it 3 2642 "' " it '
" 4 2640 "
it " 5 2638 it
" 6 2636
II II • 7 2634 II II II
" it 8 2632 " " It
-
If
" 9 2630 " " it
It
it 10 2628 " It
"
" 11 2626 "
It
" 12 2624 " it "
" " 13 2622 It
"
" 14 2620 "
" 15 2618 "
" 16 2616 "
it " 17 2614 " " It
" 18 2612 "
19 2610 " " It
Sj7Z1WOZ-,- -- 'LfoOU `
RALPH'S MKT. 2660
BANK 2600 "
(��i-) ��C� • — OFFICE BLDDG.�(C) 2672
SERVICE STA. 2690
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March 29, 1995
HARBOR VIEW SHOPPING CENTER
1610
San Miguel
Thrifty Drug Store
18,466 sq.tft.
1614
San Miguel
Pick -Up Sticks
2,012
1616
San Miguel
Joe's Place
1,200
1620
San Miguel
Beauty Salon
1,280
1628
San Miguel
gcakh-Foed-Store d1e?net--5
1,820 )0,7
1630
San Miguel
Gimones
2,025
1634
San Miguel
- signs --
1636
San Miguel
- signs --
1640
San Miguel
Newport Stationers
1644
San Miguel
Ice Cream Store
640
1646
San Miguel
Office
1648
San Miguel
J(y5A 16-52
San Miguel
e0mws' PaYf U�92�SoNS
1,500
1660
San Miguel
Gelson's Market
1666
San Miguel
Bank
4,850
2500
San Joaquin Hills Road - Service Station
Genia Garcia
Associate Planner
B
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H(5LLrS &ASSOCIATES, INC.
RECEj, BY
Shopping center management, marketing, merchandising, market reft4NNING DEPARTMENT.
"ITV OF NFWPOPT BEACF•!
July 17, 1995
Ms, Gina Garcia
City of Newport Beach
P.O. Box 1768 ,
Newport Beach,,' CA 92658
Re: Harbor View Center'
Unit 1660
Gel'son's Market
Dear Ms. Garcia:
AM JUL 1,0 1995
7118191101VIVIIA3i4151 O
Via: Facsimile &,Mail
This shall confirm the property owner is in•the process of redesigning,the.parking lotto
accommodate seven additional' parking stalls requiredfor•the proposed expansion of
the Gelson's Market. The proposed redesign shall' be submitted for City
review/approval no later than August 25; 1995, Implementation of the work,is
anticipated no later than October 27, 1995.
Should you have, any questions; please do not hesitate to call.
Sincerely,
-Andy Fisher
cc: Mr.
Ernest Klinger, The Arden Group
Mr.
Robert Stiles, Gelson's Market
Mr.
Bruce Edelson, Bruce,Edelson P.E.
Mr.
David Lang, Callison Partnership
Mr.
Tim Bundy, Bundy�Finkel Architects
Mr.
Russell Lowe, Irvine Retail Properties Company;
Mr.
Mark Ashton, Hollis & Associates, Inc.
Ms.
Jennifer Buda); Hollis & Associates, Inc.
550-C Newport Center Drive, Suite 190, Newport Beach, CA 92660 • 7141721-6700 • FAX. 714/72Y8302 -
z
COMMERCIAL/INDUSTRIAL ZONING CORRECTIONS -
r
Telephone: (7141 644-3200
Sy:Genia Garcia. Asaociat eiJ
By:Marc Myers, Assistant Planner
Date: i�b ��T Address
Districting Map No.
Corrections Required:
Legal Description:
Plan Check No: _Z.�77, 9'
By:Christy Teacue. Associate Planner
Land Use Element Page No. v
41A�_.4_44
Lot Block Section Tract
Resubdivision required to combine lots or portions of lots when construction or
alterations are in excess of $20,000.
Covenant required. Please have owner's signature notarized on the attached
document and return to me.
� I
Lot Size .c
Zone—_AC,J�
Proposed Use
Required Setbacks
Front
Rear G�%� G��� 4- Z ��v ✓�� 7 ��
Right Side
Left Side
FAR WORRSHEET
Lot area (site area sg.ft.):
sq.ft.
Base Development Allocation (BDA): comet sq.ft. �J
[0.5 x site area sq.ft., unless otherwise specified in Land Use Element]
FAR permitted, without variance: (A) Comm res nka
Square footage permitted: Comm res oka sq.ft.
[(A) x site area sq.ft.]
Maximum FAR allowed with variance: (B) Comm res vkq_
Maximum square footage allowed: Comm res sq.ft.
[(B) x site area sq.ft.]
PROPOSED DEVELOPMENT:
(C) Base FAR use sq.ft.
(D) Reduced FAR use sq.ft.
(E) Maximum FAR use eq.ft.
(F) TOTAL SQ.FT. [C+D+E]
sq.ft.
sq.ft.
sq.ft.
sq.ft.
PROPOSED FAR:
[
F % site area sq.ft. ]
PROPOSED WEIGHTED DEVELOPMENT:
FAR Use Category Weighting
Factor
Weighted Sq.Ft.
(G) (H)
f G x H 1
sq.ft. Base X
1.00
sq.ft.
sq.ft. Reduced X
1.67
sq.ft.
sq.ft. Maximum X
0.50
aq.ft.
TOTTED SQ.FT.(May not exceed BDA)
Provide tissue overlay of calculations to verify provided square footage.
Required Parking
Proposed parking (Indicate numbers provided)
Total On -Site Parking _
Standard Compact
In -lieu Parking
Dimension buildin ei h e me sured o n ural grade to average and maximum
roof heightiiL -
Show natural grade line on all elevations
Show all rooftop mechanical equipment and dimension from grade directly below.
Indicate location of trash containers on site plan.
Number of Stories
Floor Plan fully dimensioned showing all room uses.
Plot Plan fully dimensioned showing location of all buildings, fences, etc. in
relation to the property line. _ , - A
Fair Share
Joaquin Hilli Transportation Corridor Fee
Please indicate any discretionary approval numbers on the plans and incorporate
the attached] excerpt of minutes and list of findings and
conditions into the blusline drawings
approval letter into the blusline drawings
Modifications Committees Indicate Approval No. on Bluelines
Modification required for
Plannino Commission/City
Use Permits
Council:
No.
Variances
No.
Rssubdivision/Tracts
No.
Site Plan Reviews
No.
Amendment:
No.
Other
Public Works:
Easement/Encroachment Permit
Subdivision Engineer
Traffic Engineer
Approval of Landscape Plans
Building Departments
Grading Engineer
Parks DRpartments
Approval of Landscape Plans
Coastal Doveloomsnt Permitas
Approval In Concept (AIC) No.
(Notes File 3 sets of plans: site, floor, and elevations)
Coastal Development Permits NO.
Effective Dates
Waiver/Exemptions No.
Effective dates
NOTE: It is the responsibility of the applicant to circulate their plans and
obtain the necessary approvals from the departments checked above. It you
have questions regarding your application, please contact me at (716) 666-
3200.
FORMS\COMN-EON.COR
Rev. 1/93
To: Building Department No Activity: r
In Plan Check:
From: Planning Department Active Bldg Permit:
Public Works Notified:
Re: Hold on/Building
�Permit Final Plan Checker Notified:
Address /&/ y-otJ Plan Check No. 52a/a q/�
Planning Department Comments PRIOR TO RELEASE Of Building Permit Final:
[ ] Park Dedication Fee in the Amount of $ is DUE.
[ ] Fairshare Fee in the Amount of $ is DUE.
[ ] SIH.T.C. Fee in the Amount of $ is DUE.
[ ] Coastal Commission Approval of Resubdivision Must Be Obtained.
[ ] Parcel Map Recordation: Resubdivision No. Record date
[ ] Use Permit Conditions of Approval: Use Permit No.
Condition(s) No.
[ ] After recordation of the map a building permit change must be processed with
the Building and Planning Departments, PRIOR TO FINAL OF THE
BUILDING PERMIT, to change the description of the permit to reflect
condominium construction, the fee is nominal and payable at the time of the
change. Proof of payment of the above mentioned fees may be required at
that time if not collected at issuance of the original building or grading
permits.
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T idais &ASSOCIATES, INC.
Shopping center management, marketing, merchandising, market -research
REWAVEU 13Y
PLANNING DEPARTMENT
CITY OF NEWPORT BEACP
JAN 17,1996
AM BM
71819111ll1141101314i5i6 ,
January 13, 1996
Ms. Gina Garcia, , ,
City of Newport Beach
P.O. Box'1768
Newport Beach, CA 92658 via fax: 714/644-3250
RE: Harbor View Center; Newport Beach
Site Modifications
Gelson's Market (HV1660)
Dear Ms. Garcia;
Thank you for taking the time to meet with- us at such short notice to discuss the
referenced project. We acknowledge our error in commencing site modifications without
the benefit of Agency processing/approval. Be advised, this action was not consciously
undertaken by Hollis & Associates,' rather, we were assured by the construction
representative" for Gelson's Market that site work plans, had received City approval and a
permit had been issued.
Notwithstanding the.above, this shall serve to confirm our course of action to remedy this
situation: '
• Complete the unpermitted•modifications to allow Gelson's Market to hold a grand re-
opening January 20, 1996.
Modify the.plans for parking lot modifications to comply with, the City of Newport Beach
recommendations, that is, re -orientate the "newt' parking stalls between Gelson's
Market and Union Bank.
• Submit modified' plans for Agency processing, and obtain'building �permit,for same.
• Implement modifications commencing January 29, �1996. (Weather permitting.)
550-CNewport Center Drive, Suite 190, Newport Beach, CA 92660 • 7141791.6,700 • FAX.•714/721-g302
I
5
Ms. -Gina Garcia
City of Newport Beach
January13; 1996
Page Two
To•help expedite, this procedure, we respectfully request the ,City of Newport Beach review
plans "over the counter" or on "a quick turn around" basis. Your continued assistance in
this matter is much appreciated.
Should, you have any questions, piease,do not hesitate to call.
cc: Mr. Ray'Schuller, City of Newport Beach
Mr. Ernest Klinger,=The Arden' Group
Mr. Bruce Edelson, Bruce Edelson
Mr. Russell Lowe, Irvine,Retail Properties Company
Mr. Mark Ashton, Hollis &.Associates
Ms. Jennifer Ciccone, Hollis & Associates_
Mr. David Villalobos, Hollis & Associates
F,IUSERSWHERRAWP611WPDOCSVANDYIPROPERTYMIRAMESA11660S1TE,LTR
HOLLIS & A soci A`msf INC.
Shopping center management, marketing, merchandising, market.research
RECEIVED BY
January 26, 1996 PLANNING DEPAi *FMENT
CITY OF NEWPORT REACR
.JAN 3-1 1996 PM
Ms. Gina Garcia 7j8t9jWj11I12tlIZIbj4i5i6
Ms. Janet Divan
Ciy of Newport Beach !�
P.O. Box 1768
Newport Beach, California 92658 via fax: 714/644-3250
Re: Harbor View Center.
Unit 1660
Gelson's Market (HV1660)
Dear Ms. Garcia and Ms. Divan:
Contrary to-ourtelephone conversation January 23, 1996, we did, not submit plans to
re -orientate the new parking stalls'between Gelson's Market and Union Bank this week..
have been informed by my colleague; Mr,.-David•Villalobos, a traffic flow study is being,
performed by an independent traffic engineer. Preliminary studies by the engineer
indicate a better traffic flow with the parking stalls orientated "as -built," versus to that
proposed by the City of Newport Traffic Department,
We shall submit'the completed study for your review as soon as it is available.
Should you have any questions, please do not hesitate to call.
Sincerely, ,~pn
s' Andy Fisher
;. AF:sh
cc: Ray Schuller
Ernest Klinger
Bruce Edelsori'
Pete Hollis, , .
David Villalobos
Jennifer Ciccone
Bob Rutz
City of Newport Beach
The Arden Group
Bruce Edelson, P.E.
Hollis &,Associates • _
Hollis & Associates
Hollis & Associates'
Hollis & Associates
M
F1USERSI8HERRIIWP611WPDOCSIIANDY, PROPERTYWARBORVI11660PRKG.LTR
550-C Newport Center Drive, Suite 190, Newport Beach, CA 92660 • 7141721-6700 FAX 7141721.8302
r
_ Planning Commission Meeting December 8. 1994
Agenda Item No. 6
CITY OF NEWPORT BEACH
TO: Planning Commission
FROM: Planning Department
SUBJECT: Use Permit No. 3544 (Public Hearing)
Request to permit the establishment of a ' take-out restaurant with
incidental seating and on -sale beer and wine on property located in the
RSC-H District. The proposal also includes a request to waive a
portion of the required' off-street parking spaces.
LOCATION: Parcel 2 of Parcel Map No. 35-1 (Aesubdivision No. 284), located at
1614 San Miguel Drive, on the northeasterly corner of San'Miguel
Drive and"San Joaquin Hills Road, in'the Harbor View Commercial
Center.
ZONE: RSC-H
APPLICANT: California Restaurant Ent., Newport Beach
OWNER: The Irvine Company, Newport Beach
Application
This is a request to permit the establishment of a take-out restaurant with incidental seating
and on -sale beer and wine on property located in the RSC-H District. The proposal also
includes a request to waive a portion of the required off-street parking spaces. In
accordance with Chapter 20.33 of the Newport Beach Municipal Code, restaurants are
permitted in the RSC-H District, subject to the securing of a use permit in each case. Use
permit procedures are set forth in Chapter 20.80 of the Municipal Code.
Environmental Silmifiicance
This project has been reviewed, and it has been determined that it is' categorically exempt
from the requirements of the California Environmental Quality Act under Class 1 (Existing
Facilities).
Conformance with the General Plan
The Land Use Element of the General Plan designates the 'site for "Retail and"Service
Commercial" use. The proposed restaurant is -allowed-under this _designation. The Land
Use Element has also established area specific land use policies throughout the City. These
"area" policies set a floor area ratio (F.A.R.) development limit of 0.3 FAR on the subject
TO: Planning Commission -2.
property. Given that the application is for a renovation of an existing building with
incidental outdoor seating, the proposed development is consistent with the requirements
of the Land Use Element of the General Plan policies and guidelines.
Subject Proper and Surrounding land Uses
The subject property is located In the Harbor View Center which includes a Gelson's
Market and a mixture of smaller commercial uses. To the northeast, across Pacific View
Drive, are residential condominiums; to the southeast is the Bayport Apartment complex;
to the southwest, across San Joaquin Hills Road, are single-family dwellings, and to the
northwest, across San Miguel Drive, is the Baywood Apartment complex.
Backgrgund
The Harbor View Center is composed of three parcels: the southwesterly parcel is occupied
by a Mobil service station; the northwesterly parcel is occupied by the Union Bank; and the
primary parcel is occupied by a parking lot and a mixture of commercial uses, anchored by
Geison's Market and Tbrifty Drug Store. Parking for the service station is provided on the
service station parcel while the parking for the bank is provided by eleven spaces allocated
to it in the large lot serving the retail uses.
Excluding the bank and the service station) the original floor area of all commercial
buildings in the Harbor View Center was 62,723 sq.ft. On February 10,1977, the Planning
Commission approved Variance No.1060 which allowed a 4,300 sq.ft. second story addition
to the Gelsods Market, which required the waiver of 18 additional parking spaces required
for the expanded facility. It was the Planning Commission's opinion at that time that,
because the proposed development would be used for storage only and would not increase
the existing sales area of the market, the request to waive the 18 parking spaces was
justifiable.
On December 18,1980, the Planning Commission approved Use Permit No.1968, which was
a request to establish a take-out ice cream shop in the commercial center. In conjunction
with said action, the Planning Commission waived all but three of the 16 required off-street
parking spaces. Because the previous office use bad also required 3 parking spaces, there
was no increase in parking requirements. At that time, 262 parking spaces were required
for the retail center and the bank. An excerpt of the Planning Commission minutes, dated
December 18, 1980, is attached for Commission review.
At its meeting of February 6, 1986, the Planning Commission approved Use Permit No.
3187, a request to permit the establishment of a take-out restaurant with incidental seating
and on -sale beer and wine on the subject property. The proposal also included a waiver of
24 of the additional required off -site parking spaces. The approval required that a minimum
of 262 parking spaces be provided on -site. An excerpt of the Planning Commission minutes
dated February 6, 1986 is attached for Commission review.
On September 21,1994, the Planning Department approved Specialty Food Service Permit
No. 17, a request to establish a specialty food facility in the subject commercial space. In
TO: Planning Commission -3.
conjunction with Section 20.72.010 (D) of the Municipal Code, the Planning Department
approved said application with,the conditions that there be no; more,than 20 seats and that
the service of,alcoholic•beverages be prohibited._,The,applicant has not•yet established the
approved specialty food service facility. The subject use permit application is for an increase
in the number of seats from 20 seats to 39 seats, to add the service of on -sale been• and wine
and, to waive a pordon,of, the required off-street parking spaces. All other operational
characteristics of the subject specialty food facility, are,proposed a&approved•by the Planning
Department, including the number, of employees .on the• premises during a peak hour; and
the hours of operation. Should the Commission approve the subject application, said
specialty food service permit would become null and void. A copy of the Findings and
Action letter for the subject tenant, dated September 21,1994, is attached for Commission
review.
AnOysis
The applicant proposes to establish a 1,980± sq.ft. Chinese food, take-out restaurant facility
on the subject property. Interior dining and seating is, proposed with 11 tables with
approximately 34 seats, and a counter with approximately 5 seats. The service of beer and
wine is proposed in conjunction with this application. The proposed facility will devote
approximately 604 sq.ft. of floor area to waiting and service, seating and interior dining, and
the remainder of the 1,376± sq.ft. of floor area to kitchen area and restrooms. The
applicant proposes to be open for business from 11:00 a.m. to 9:00 p.m. Monday through
Friday, and from 12:00 noon to 9:00 p.m. on Saturday and Sunday. During peak hours,
there will be a maximum of 12 employees working at the facility.
Outdoor Dining Area
There currently exist approximately 19 tables and 70 seats in the outdoor courtyard of the
shopping center. None of these tables or seats are for the exclusive use of any particular
business. The applicant has indicated that the outdoor dining area will be for the non-
exclusive use by the restaurant and will be available for use by the general public.
Off -Street Parking Requirement
Section 20.30.035 B of the Municipal Code requires one parking space,for each employee
on duty during peak hours and one parking space for each 50 square feet of,gross floor area
within a take-out restaurant facility unless modified or waived by the Planning Commission
in accordance with Section 20.72.130 of the Municipal Code. Based on a gross floor area
of 1,980± square feet and a maximum of 12 employees on duty during peak hours, a total
of 52 parking spaces would be required (1,980± sq.ft. + 50 = 39.6 or 40 spaces; 40 + 12
employees = 52 spaces). Under Section 20.30.035 B of the Municipal Code which requires
one space for each 250 square feet of commercial space, the previously permitted, retail use
TO: Planning Commission -4.
of 1,980 sq.ft. would generate a requirement for 8 parking spaces. Thus, based on the above
requirements, 44 additional parking spaces would be required over and above what the retail
space would require for the take-out facility. The applicant is requesting that all additional
44 parking spaces be waived. Staff, upon inspection of the site on November 21, 1993 at
2,00 p.m., observed approximately.50 vacant parking spaces in the common parking lot.
Staff is of the opinion that adequate parking is available on -site to meet the needs of the
proposed take-out restaurant and the existing uses, inasmuch' as the peak hours of the
proposed restaurant will not place any heavy parking demand on the available pool of
pm'ldng
i7
Chapter 20.72 of the Municipal Code contains development standards for restaurants to
ensure that any proposed development will be compatible with adjoining properties and
streets. Said development standards include specific requirements for building setbacks,
parking and traffic circulation, walls surrounding the restaurant site, landscaping, exterior
illumination, signing, underground utilities, and storage. Section 20.72.130 of the Municipal
Code states that any of the above mentioned development standards for restaurants may be
modified or waived if such modification or waiver will achieve substantially the same results
and will in no way be more detrimental to adjacent properties or improvements than will
the strict compliance with the standards.
Staff is of the opinion that the on -site development standards as they apply to walls and
parking lot illumination, landscaping, and a portion of the off-street parking spaces should
be waived if the Planning Commission approves this application because of the existing
physical characteristics of the shopping center.
Specific Findings and Recommendations
Section 20.80.060 of the Newport Beach Municipal Code provides that in order to grant any
use permit, the Planning Commission sball find that the establishment, maintenance or
operation of the use or building applied for will not, under the circumstances of the
particular case, be detrimental to the health, safety, peace, morals, comfort, and general
welfare of persons residing or working in the neighborhood of such proposed use or be
detrimental or injurious to property and improvements in the neighborhood or the general
welfare of the City.
Should the Planning Commission wish to approve this application, appropriate findings and
conditions in conjunction with the applicant's request are set forth in the attached Exhibit
"A". Staff cannot reasonably conceive of findings for denial inasmuch the proposed
commercial use, in this particular case, conforms to the requirements of the Title 20 of the
Municipal Code and does not appear to have any detrimental effect on the surrounding
TO: Planning Commission -5.
area. However, should information be presented at the public hearing which would warrant
the denial of this application, the Planning Commission may wish to take such action.
PLANNING DEPARTMENT
JAMES D. HEWICKER, Director
By y)NLQh-Q' a Q- 1IUA
Dana O. Aslami
Associate Planner
Attachments: Exhibit "A"
Vicinity Map
Excerpts of the Planning Commission Minutes dated December 18,
1980 and February 6„ 1986,
Findings and Action Letter for Specialty Food
Service Permit No.17, dated September 21, 1994
Proposed Seating Plan
Plot Plan, and Floor Plan (for the Permitted Specialty Food Use)
R\ WP51\PLANNING\DANA-A\UP\REST\TAKEOUT\UP3544
TO: Planning Commission -6. 1 � � I I I ' I
EX%X Mrr "A"
FINDINGS AND CONDITIONS OF APPROVAL FOR
USE PERMIT NO.3544
1. The proposed take-out restaurant is consistent with the General Plan and is
compatible with surrounding land uses.
2. The project will not have any significant environmental impact.
3. That the proposed take-out restaurant use can be adequately served by existing on -
site parking, inasmuch as the proposed facility is located in a shopping center with
a large pool of parking.
4. That the waiver of development standards as they pertain to parking lot illumination,
walls, landscaping, and a portion of the required parking (44 spaces) will not be
detrimental to the adjoining properties given the developed characteristics of the
existing facility.
5. That the approval of Use Permit No. 3544 will not, under the circumstances of this
case, be detrimental to the health, safety, peace, morals, comfort and general
welfare of persons residing and working in the neighborhood or be detrimental or
injurious to property and improvements in the neighborhood or the general welfare
of the City.
CONDITIONS:
1. That the proposed development shall be in substantial conformance with the
approved plot plan and floor plan, except as noted in the following conditions.
2. That all signs shall conform to the provisions of the Sign Code. No temporary
"sandwich" signs shall be permitted, either on -site or off -site, to advertise the take-out
restaurant facility.
3. That the development standards as they pertain to walls, landscaping, parking lot
illumination, and a portion of the required parking (44 spaces) shall be waived.
4. That a washout area for refuse containers be provided in such a way as to allow
direct drainage into the sewer system and not into the Bay or storm drains unless
otherwise approved by the Building Department and the Public Works Department.
5. That 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.
TO: Planning Commission -7.
6. That kitchen exhaust fans shall be designed to control smoke and odor to the
satisfaction of the Building -Department.
7. That dancing or live entertainment shall not be permitted i'' conjunction with the
restaurant facility unless an amendment to this use"permit is approved by the
Planning Commission. ?
8. That no outdoor sound system shall be utilized on -site, and that any recorded music
shall be confined to the interior of the building.
9. That all restaurant employees shall be required to park on -site at all times during the
time which the restaurant is operating.
10. That trash receptacles for patrons shall be provided in convenient locations inside
and outside the building.
11. That all trash areas and mechanical equipment shall be shielded or screened from
public streets and adjoining properties.
12. That the hours of operation shall be limited between the hours of 6:00 a.m. and
11:00 p.m. daily, unless an amended use permit is approved by the Planning
Commission.
13. That the outdoor seating areas in the shopping center shall not be used exclusively
by the subject restaurant use.
14. That no off -sale beer and wine shall be permitted in conjunction with the subject
restaurant.
15. That the on -sale service of beer and wine shall be incidental to the primary food
service operation of the restaurant.
16: That Specialty Food Service Permit No. 17 is hereby null and void.
17. That the Planning Commission may add or modify conditions of approval to the 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.
18. That this use permit shall expire if not exercised within 24 months from the date of
approval as specified in'Section 20.80.090A of the Newport Beach Municipal Code.
VICINITY MAP
-CITY-OF-
USE PERMIT No. 3V�1
W
n
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46ember to. 1920 • W041LI 19
1111111City of Nemyxt Beach
COmmlis to neY At1en asked Mr. Sherman who maintain
company ntalnsht rtheourtp �dted that The Irvin
Mr. Barry West, owner of Newport Stationers, whit
is Appeared to ovxposttlon to thlsd ice oast.crMr test r,
'stated that the leasing of this facility will
Cause problems for hit busintis and the other
businesses located within the tenter. He stated
that
siblea lthford the trAthThe rande sanitary probitmsany Will be rISthat -
occur with tee cream parlors, he stated that he
tan forest* that this will be a problem for the
entire center. !He stated that people have the
habit of walking into stores with food in hand.
Mt also stated that this facility will attract
,juveniles to the tenter after school. He added
that there Is already a shoplifting problem with-
in the center by ,j uvanllts.
Commissioner McLaughlin asked If Gallon's Market
had a Uke-out food service. Mr. West stated that
they do not sell the type of food that One Can
ashy eat on the way out of the center. He
stated that the proposed facility It not the
typehantsnhave suppoYted 1e therbpast.or Center
mercommissioner Allen asked Mr. Sherman if he has
mat with the other merchants In the ctater. Mr.
Sherman stated that he did not, but that he had
retied on The Irvine ConpAny to do so. Me stated
•hat The Irvine Company, which owns the center.
felt as though this was an appropriate And deslr-
abte use. to response to a question posed by
commissioner Allen, Yr. Sherman stated that they
will require more trash pick-ups At the facility.
than is currently being used. He also stated tha
It It their desire and intentlon to duplicate the
hours of oper+Lion of Ga son's Market.
commissioner Stek stated that he can understand
the concerns expressed by Hr. West. He stated
that + possible solution would be to grant the
It inefortAfreview.r A CommisslenerfseektandAsked Mr.
4s•
Motion
WUsSC W December Ia. 1980 ® iv11KUM
City of Newport Beach A�
Sherman for his co,•ments. Mr. Sherman stated
that the investment he would be making is sub -
exist
Ingnfive yearh at lea s et heohis signedsubswith Theto n Irvine
terms Ofman hisstated least, to he is performequired clean-up nder work t work in
in thet ce nt a rio a ha vet s i gnsd postedthat most that theOf y do tnots
Allow fo.od inside of the storesHe Sta ttd that
he is even required to clean A carpet, if the
damage has been caused by his product.
Motion was made for approval of Use Permit No.
1968 with the findings and conditions of Exhibit
•A• as found in the staff report.
,Commissioner Allen asked staff to eyplain what
mechanism the Commission would have in reviewing
this becomesa permit. in
n Planningnt this Directoracility Hewickould
the e�
stated that a time limit could be placed on the
use permit. At which time it could be reviewed by
the Modifications Committee or the planning com-
mission. He 'stated thAt in many cases, the revieo
period conforms with the period of the lease.
planning Director Hewicker stated that there are
also provisions in the Code, that if the use be-
comes a nuisance, the use can be reviewed as to
the sance. Mr.
that thistof wouldhonlyi Burnham
apply to publicnuisances.
Mr. Burnham stated that a third condition of ap-
prove: may be appropriate, in that the applicant
be required to arrange for the maintenance of the
area such that trash containers and the product
itsthelf rightsmofi othersness do And thenot aestheticsrw ith
ofthe
area. Me stated that in the tvent there is a
problem with the trash in the future. it would
be a violation of the cast permit and the Commis -
Sion could then review same.
this is
ommissioer private nma t tera and thatlistheh Commission should
y
a
26-
If Ti
Amendment
Reviled
Amendment
Ayes
Moot
Olecember It, lleo
ri,
e A.1bAJTE9
not become involved in the management of A
shopping Center. Me stated that if Mr. West
Should have a problem, he should contact The
Irvine Comp+nrk directly to resdlve same. COM-
obl
Detauseto 46hetr
missionetheePlanningStatedCommisslothat it e isfrequired to
act upon the use permit request.
Amendment to the motion WAS midt that the Apptl-
Cant mslntain or arrange for the msintenance of
the are♦ around the business such that material
sold therein will not into r ter* with the property
rights or business of surrounding shop owners.
Commitsioher galatis stated that he would not
support such +n amendment, but he would support
Wno adbecome apublic
nu that tht tsbbllihmant Vitt
t
Commissioner Allen stated that if the wording,
public nuis►nae, would give the Commission the
right to rtview the wse permit, this would satisf
nu lsinceeihd pbjnuiAted inhitts
,lieisant, Art defined nth
Civil Code, but nuisances to other bustnessat
is not.
Commissioner Allen asked Mr. Sherman if he had
any gb,lection to a condition that his facility
net be A nuisance to a4.iacent businesses. Mr.
She
stated that No would not object to A
condition of this nature.
Revised amandmtnt was made that the appticem
A maintain or arrange for the maintenance of the
area around the business such that material sold
the rain will not btcore ♦ nuisonce to 1,tighboring
businesses.
Chairman Maldingtr stated that he concurred with
tAA previous Comments by Commissioner salalis
and stated that he would not be voting in favor
bt the revised amendment,
s Commissioner McLaughlin acceVted SPIN revised
Amendotat
to her notion, Revised amendment Was
now voted
.2).
Al
All %!et 1)
ifv c9or`FRS :ember 18. 1980
,
City of NOM)O
E
Revised amended motion for approval of Use Permit)
No. 1966 was now voted on as follows, which
M01104 CARRIED:
FINDINGS:
is
ent
1. That the
with the GeneraI Lane andm io compatibletwith
surrounding land uses.
13.
2. Adequate off-street parking spaces anal
traffic circulation are being provided for
the proposed development.
the} doenoticontemplateent aryhas problems.led ttat
;, That the wa tver of the development standards
for the proposed take-out restaurant facility
will not be detrimental to adjoining DroDerti
S. The approval of Use Pe rNit No1968 will not,
order the circumstances of this case. be
detrimental to the health, safety. peace.
morals, comfort and general welfare of persor
residing and working in the neighborhood or
be detrimental or
i a theeighborho
injuriou� to
neighborhoodorrty the and
ovements
general welfare of the City.
CONDITIONS:
1. That
forr..ad,ceewithent thenhall be approved platsubstantial
t ial can
Plan.
2. That the development standards for the sub-
ject take-out restaurant facility, including
thirteen (1 3 ) additional parking spaces, are
waived.
3. That the applicant maintain or arrange for
the maintenance of the area around the
business such that material sold therein
will not become a nul sa ncr to nzighboring
businesses.
28-
0
i
1f
Motion
Ayes
Absent
X�
C O z
to P
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M2wM
City of
zs
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ax*�
Ix IX
February 6, 1986
)ort Beach
Use Permit No. 3187 (Public Hearing)
MINUTES
Request to permit the eetablishmsnt,�of, ar take -out -
restaurant with incidental seating'and"on=sale beer and
wine on property located in thesC-O-M District. `The
proposal also includes a request to waive a portion of
the required off-street parking.
LOCATION: Parcel No. 2 of Parcel Map No. 35-1
(Resubdivision No. 284),.located'at'1616
San Niguel brave, on the northeasterly
corner of San Miguel Drive and San
Joaquin Hills Road, in the Harbor View
Commercial Center.
ZONE: C-O-H
APPLICANTS Joe Rubino Enterprises, Inc., Irvine
OWNERS The Irvine Company, Newport Beach
The public hearing opened in connection with this item,
and Mr. Renaldo Haug, 4220 Long Beach Boulevard, Long
Beach, applicant# appeared, before the Planning
Commission. Mr. Haug stated that he concurs with the
findings and conditions in Exhibit "A". Mr. Haug
advised Chairman person that the applicant operates a
take-out restaurant in Lido Village.
The public hearing was closed at this time.
Motion was made to approve Use Permit No. 3187 subject
to the findings and conditions in Exhibit "A". Motion
voted on, MOTION CARRIED.
FINDINGS
1. That the proposed development is consistent with
the General Plan, and is compatible with surround-
ing land uses.
2. The Police Department has indicated that they do
not contemplate any problems.
3. That the waiver of development standards for the
proposed take-out restaurant facility will not be
detrimental to adjoining properties.
-9-
1�
COMMISSIONERS
February 6, 1986
MINUTES
1 0,
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city;
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,t_,.,Beach
ROLL CALL
i
INUtX
4. That the project will not, have any 'significant ;
environmental impact.'
5. The approval of Use Permib No. 3187 will'not;
under the circumstances of this case be detri=
mental "to the health, safety, peace, 'morals,
comfort and general welfare of persons residing
and working in the.neighborhood or tie detrimental
or injurious to property and improvements.in the
neighborhood or the general welfare of the City. .
CONDITIONS:
1. That development shall be in substantial confor-
mance with the approved plot plan and floor plan.
2. That the. development standards for the subject
take-out restaurant facility, including twen-
ty-four (2Q additional parking spaces, are
waived.
3. That the restaurant shall be open only between the
hours of 11:00 a.m, to 11:00 p.m. daily.
4. That all signs shall conform to the provisions of
Chapters 20.06 of the Municipal Code.
5. That a washout area for refuse containers be
provided in such a way as to allow direct drainage
into the sewer system and not into storm drains;
unless otherwise approved by the Building Depart-
ment.
6. That all trash area shall be screened from view.
7. That trash receptacles for patrons 'shall be
provided in convenient locations inside and
outside the building.
8. That a trash compactor shall be installed in the
restaurant facility.
9. That grease interceptors shall be installed on all
fixtures in the restaurant facility where grease
may be introduced into the drainage systems in
accordance with the 'provisions of the Uniform
Plumbing Code, unless otherwise approved by the
Building Department.
-10-
February 6, 1986
-MINUTES
�
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r If I"I
A a
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m > °
City
of
Newport
Beach
z s
a= w M
10. That kitchen exhaust fans shall be designed'to
control smoke and odor.
11. That no off -sale beer and wine shall be permitted
in conjunction with the subject restaurant.'
i
12. That the on -sale service of beer and wine shall be
incidental to the primary food service operatioh
of the restaurant.
13. That no live entertainment or dancing .shall be
permitted in the restaurant unless the Planning
Commission approves an amendment to this Use
Permit. ,
14. That 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,
cause injury, or is detrimental to the health,
safety, peace, morals, comfort, or general welfare
of the community.
15. This use permit shall expire unless exercised
within 24 months from the date of approval as
specified in Section 20.80,090 A of the Newport
Beach Municipal Code.
�xr
The Planting Commission recessed at 8:45 pm. and
reconvened at 8s52 p.m.
item No.5
Reques o establish a nighttime restaurant with UP3188
on -sale bee wine and a daytime take-out restaurant
establishment on rty located in the C-1 District, Continued
where a take-out res t (Papagayo's) previously
existed. he proposal a cludee a r to
equest to 2-20-86
approve an informal off -site par agreement for the
additional parking required for the ttime dinner
operation, and a request to waive all of t equired
off-street parking spaces in conjunction wi e
daytime use on the property,
-11-
O
CITY OF NE,WPORT BEACH
P.O. BOX 1768, NEWPORT BEACH, CA 92658-8915
SPECIALTY FOOD SERVICE PERMIT
September2l, 1994.
Application No: 17
Applicant:' Pick Up, Stix
Address of Property Involved: 1614 San Mguel Drive
Legal Description: Parcel 2 of Parcel Map No. 35-1
Request to permit the establishment of a specialty food service use on property located in the PC
District.
The Planning Department on September 21, d994, approved the application subject to the following
conditions:
1. That development shall be in substantial conformance with the approved site plan, and floor
plan except as noted in the following conditions.
2. That maximum seating and/or stand-up counter space for no more than 20 customers shall be
maintained inside the subject specialty food use. Any further increase in the number of seating
and/or stand-up counter space for customers shall be subject to the approval of a use permit.
3. That the gross square footage of the proposed specialty food establishment shall not exceed
2,000 sq.ft.
4. That no tables located outside of the subject facility shall be used exclusively by customers of
the specialty food use but shall remain available for use by the general public at all times. No
tablecloths shall be permitted on the tables outside the facility.
S. That trash receptacles for• patrons shallbe conveniently located both inside and outside of the
proposed facility.
6. That trash generated by the business shall be screened from view from adjoining properties
except when placed for pick-up by refuse collection agencies.
7. That at least one parking space for each 250 sq.ft. of gross floor area shall be provided for the
proposed facility.
3300 Newport Boulevard, Newport Beach
is
Page - 2
September 22,1994
S. That the hours of operation shall be limited between the hours of 7:00 a,m. and 10:00 p.m.
9. That no outside paging system shall be utilized hi conjunction with this specialty food
establishment.
10. That should this business 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
owner or the leasing company.
11. That no on -sale alcoholic beverages shall be permitted on the premises.
12. That no live entertainment or dancing shall be perntted in conjunction with the permitted use.
13. That no temporary "sandwich" signs or similar temporary signs shall be permitted, either on -
site or off -site, to advertise the specialty food establishment.
14. That kitchen exhaust fans shall be designed to control smoke and odor to the satisfaction of the
Building Department.
15. That where grease may be introduced into the drainage systems, grease interceptors shall be
installed on all fixtures as required by the Uniform Plumbing Code, unless otherwise approved
by the Building Department and the Utilities Department.
16. That the Planning Department may add to or modify conditions of approval to this specialty
food service permit, or recommend to the Planning Commission or City Council the revocation
of this permit upon a determination that the operation which is the subject of this approval
causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare
of the community.
The Planning Department determined in this case that the proposal would not be detrimental to
persons, property or improvements in the neighborhood and that the specialty food services permit as
approved would be consistent with the legislative intent of Title 20 of the Newport Beach Municipal
Code, and made the following findings:
1. That the proposed specialty food service is retail in nature, serving mainly persons residing or
working in the neighborhood, maintains a gross floor area of2,000 sq.ft. or less, and is not
necessarily a destination point. It is anticipated that the proposed use will have parking demand
characteristics similar to a retail -use,
Ma
Page - 3
September 22, 1994
That the proposed development is consistent with the Land Use Element of the General Plan
and is compatible with the surrounding land uses.
3. That the required number of off-street parking spaces exist in the Harbor Yew Center
common parking lot for the proposed specialty food establishment as required by Chapter
20.72 of the Municipal Code.
4. That the approval of Specialty Food Service Permit No. 17 will not, under the circumstances
of this case, be detrimental to,the health, safety, peace, morals, comfort, and general welfare of
the city.
NOTE: This approval shall extend for a period of 24 months from the end of the appeal period, and
cannot be extended.
The decision of the Planning Department may be appealed by the applicant to the Planning
Commission within 14 days of the date of the decision. Any appeal filed shall be accompanied by a
filing fee of $399.00.
PLANNING DEPARTMENT
JAMES D. HEWICKER, Director
By
William K Laycock,
Current Planning Manager
WRL:dk
i
Pro
c�ea�inaJ �lar�
LXALP 3,06Y—
Vi„ Ia.
Nj
'C3
DATE: March 16, 1995
TO: DON SKELLY, BUILDING DEPARTMENT
FROM: GENIA GARCIA, PLANNING DEPARTMENT
RE: 1614 SAN MIGUEL, PLAN CHECK #2212-94
The "Hold -on -Final" placed on the building pemut for this project is okay to release. The Use Permit
was pulled from the Planning Commission Agenda and is currently on hold. The Conditions of
Approval for which the "hold" was placed will be do not apply to this permit.
-2-
March 16, 1995
RE: Use Pemrit #3544
Pick Up Sticks at 1614 San Miguel was issued a building permit for tenant improvement work (under
SpecialtyFood Permit #17) on November 21, 1994, PC #2212-94.
At such time as the above referenced Use Permit is approved, a Fair Share Fee should be collected. In
all likelihood, the approval of this Use Permit will not require another tenant improvement plan.
A R C H I T E C T U R E
Transmittal
PLANNING DEPARTMENT
CITY OF NE1111PORT BEAC( 3
To: Gina Garcia
Date 6/19/95
Planning Dept.
Project Gelson's #6
JUN 2 :_ 1995
City of Newport Beach
Project No. 95505.03
Q Phi
3300 Newport Blvd.
Phone No.
703i91101111121112 Mi516
Newport Beach, Ca. 92659-1768
Fax No.
Pages (including cover)
Re: Dock Cover
We are sending you the following: For your: Action Required:
o Attached o Under separate cover o Information and use o As indicated
o Prints o Originals o Samples x Review & Comment o For signature and return
o Submittal o Other o As requested o No action required
Enclosed is our preliminary design for the dock cover at the rear of the Gelson's Market. Please
review and comment. Thank you.
r r' ,
Lot
�a I�
C; ; J- 4!:��7
David H. Lang, A.I.A.
CoUlson Architecture, Inc.
225 Broadway, #1700
San Diego, CA 92101.5018
USA
i 619.232.3233
F 619.232.3337
JAN 13 '96 02:23PM HOLLIS & ASSOCIATES
P.2/3
Iv -
H5LLTS &AA SOCL4LUS, INC.
Shopping center management, marketing, merchandising, market 7esearcb
January 13, 1996
Q
Ms. Gina Garcia
City of Newport Beach
P.O. Box 1768
Newport Beach, CA 92658
RE: Harbor View Center, Newport Beach
Site Modifications
Gelson's Market (HV1B6Q)
Dear Ms. Garcia,
via fax: 714/644-3250
Thank you for taking the time to meet •with us at such short notice to discuss the
referenced project. We acknowledge our error in commencing site.modifications without
the benefit of Agency processing/approval. Be advised, this action was not consciously
undertaken by Hollis & Associates,' rather, we were assured by the construction
A, representative for Gelson's Market that site work plans had received City approval and a
permit had been issued.
Notwithstanding the above, this shall serve to confirm our course of action to remedy this'
situation:
• Complete the unpermitted modifications to allow Gelson's Market to hold a grand re-
opening January 20, 1996. 1
Modify the plans for parking lot modifications to comply with the City of Newport Beach
recommendations, that is, re -orientate the "new" parking stalls between Gelson's
Market and Union Bank.
• Submit modified plans for Agency processing and obtain building,permit for same.
• Implement modifications commencing January 29, 1996, (Weather permitting.)
550-CNeupartCenter Dri&,Suite 190,MuportBeach,CA92660 • 7141721.6700 • MX•714/721.8302
SRN 13 '96 02:23PM HOLLIS & ASSOCIATES P.3/3
Ms. Gina Garcia
City of Newport Beach
January 13, 1996
Page Two
To help expedite this procedure, we respectfully request the City, of.Newport Beach review
plans "over the counter" or on "a quick turn around" basis. Your continued assistance in,
this matter is much •appreciated.
Should you have any questions, please do not hesitate to call.
cc, Mr. Ray Schuller, Cityof Newport Beach
Mr. Ernest Klinger, The Arden'Group
Mr. Bruce Edelson,'Bruce Edelson
W Russell Lowe, Irvine Retail Properties Company
Mr. Mark Ashton, Hollis & Associates
Ms, Jennifer Ciccone, Hollis & Associates
Mr. David Villalobos, Hollis & Associates
g1USERSISHERRAWMI t,PDOMI.ANDYWROPERnWIRAMESAII$$OSREL'rR
A, I-
e�' 10 V1414 e4
JUL 18;I'95, 97:38AM HOLLIS & ASSOCIATES
HOLLYS &ASSOCTATESt INC.
Sbopping center management, marketing, merchanawng, market research
July 17, 1995
Ms. Gina Garcia
City of Newport Beach
P.O. Box 1768 '
Newport Beach, CA 92658
Re: Harbor View Center
Unit 1660
Gehion's Market
Dear Ms. Garcia:
Via: Facsimile & Mail
P.1/1
This shall confirm the property owner is in the process of redesigning the parking lot to
accommodate seven additional parking stalls required for the proposed expansion of
the Gelson's Market. The proposed redesign shall be submitted for City
review/approval no later than August 25, 1995. Implementation of the work is
anticipated no later than October 27, 1995.
Should you have, any questions, please do not hesitate to call.
Sincerely,
lam* iiw
Andy Fisher
cc: Mr. Ernest Klinger, The Arden Group
Mr. Robert Stiles, Gelson's Market
Mr. Bruce Edelson, Bruce Edelson P.E.
Mr. David Lang, Callison Partnership
Mr. Tim Bundy, Bundy Finkel Architects
Mr, Russell Lowe, Irvine Retail Properties Company
Mr. Mark Ashton, Hollis & Associates, Inc.
Ms. Jennifer Busby, Hollis & Associates, Inc.
550•CNewport Center Drive, Suite 190, Newport Beach, CA9266o - 7141721-6700 - FAX'714/721-8302
JUL-18-1995 08:53 FROM CARTER HOLT HARVEY TO
17146443250 P.02
Carter Holt Harvey Roofing, Inc.
1230 Railroad Street
Corona, California 91720
Telephone (909) 272-8180 • Fax (909) 272-4476
Mr. Chuck Ramani, P.E.
Vice -President
I.C.B.O. Evaluation Service, Inc.
5360 South Workman Mill Road
Whittier, CA 90601
26 June, 1995.
Ref.: Installation of Steel Roofing Over Existing Roofs.
Dear Chuck,
Further to our telephone conversation this afternoon regarding
an installation in the City of Whittier, attached please find a
copy of the Code Change proposal from Orange Empire Chapter,
which summarizes accurately our position on reroofing. Table
A-15-A on page 48 of the proposal lists as an allowable reroof
the installation of metal roofing over Asphalt installed over
Wood.
Since Asphalt has not been tested as a fire blocking material,
we believe that the second paragraph of section 1516.3 should
still apply to Asphalt over Wood, and we will be making a
friendly amendment to the proposal to add a superscript 112" next
to the "yea" for Asphalt over Wood in table A-15-A, when it
comes up for a vote at the Annual Business Meeting in September.
We would therefore recommend allowing the installation of steel
roofing as a third layer over Asphalt Shingles installed over
Wood, but since the first layer is Wood, the entire existing
surface should be covered with gypsum board, mineral fiber,
glass fiber or other approved materials securely fastened in
place.
I would also remind the building inspector that our ICBO
Evaluation Service Reports all require that the nails used to
fasten the counterbattens must be a minimum of 16d, but must
also be long enough to penetrate completely through the spaced
sheathing or deck on which the wood shakes or shingles are
installed. If the thickness of the existing layers of roofing is
more than 1-31411, then nails larger than 16d will be required.
Yours sincerely,
F I L_ E
John Miller
Executive Vice -President
TOTAL P.02
NQ
SPACE
0
10
11
12 �•
13
14
15
16
17
18
19
TOTAL:
R�
SO. FT.
1260.
1300
1300
646
1274 /
1346
574
1300
1255
1255
1300
1300
1300
1300
1300
1300
1300
1224
3120
247954
\ .. PARKING
O FEET 50 100
February 12, 1996
TO: GENIA GARCIA
PLANNING DEPARTMENT
FROM: JANET DIVAN
PUBLIC WORKS
SUBJECT: REVISED PARKIN 13154N - Harbor View Center
The revised parking plan submitted today is acceptable as shown. A total of
11 spaces can be added as a result of the restriping the aisles shown on the
plan. No other aspects of the plan were reviewed and/or evaluated.
If you have any questions, please give me a call at ext. 3349. Thanks!
Dlvan\parking\planchek\gelsons 2.9.96
Revised plan approved
X I S T IN G
SITS
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Sala _Joaquin Hr7/s .Road
1-iai'Bor' �teW.
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Ci�s� z � ..;' its ��r ` f4 w,r. � -s. • .. � -
• ,a �. 33 �i•i?f^•�,• < 4., a `. f
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Jt
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ro
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