HomeMy WebLinkAbout01_Cucina Alessa Alcohol MUPfiEWPOR COMMUNITY DEVELOPMENT DEPARTMENT
o� o�
PLANNING DIVISION
U$ 3300 Newport Boulevard, Building C, Newport Beach, CA 92663
(949) 644 -3200 Fax: (949) 644 -3229
cgCIFOBN�P www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
September 26, 2012
Agenda Item 1
SUBJECT: Cucina Alessa Alcohol MUP - (PA2012 -100)
6700 W. Coast Highway
Minor Use Permit No. UP2012 -017
APPLICANT: Cucina Alessa. Inc.. dba "Alessa"
PLANNER: Benjamin Zdeba, Assistant Planner
(949) 644 -3253, bzdeba @newportbeachca.gov
ZONING DISTRICT /GENERAL PLAN
• Zone: CV (Commercial Visitor - Serving)
• General Plan: CV (Visitor Serving Commercial)
PROJECT SUMMARY
A minor use permit to amend Use Permit No. UP1791 to allow an existing eating and
drinking establishment (Food Service - No Late Hours) to change its Alcoholic Beverage
Control (ABC) license from a Type 41 (On -Sale Beer and Wine — Eating Place) to a
Type 47 (On -Sale General — Eating Place). There are no proposed changes to the
existing floor plan and hours of 11:00 a.m. to 10:00 p.m., Monday through Thursday,
11:00 a.m. to 11:00 p.m., Friday, and 8:00 a.m. to 10:00 p.m., Saturday and Sunday.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. ZA2012 -### approving Minor Use
Permit No. UP2012 -017 (Attachment No. ZA 1).
Cucina Alessa Alcohol MUP
September 26, 2012
Page 2
DISCUSSION
• Eating and Drinking Establishment (Food Service — No Late Hours) is a permitted
land use within the CV (Commercial Visitor - Serving) Zoning District subject to
securing a minor use permit when closer than 500 feet to a residential zoning
district.
• The entitlement for the existing restaurant was granted with the approval of Use
Permit No. UP1791 on June 3, 1976 which included the allowance of on -sale
beer and wine.
• The applicant is proposing to change the existing Type 41 (On -Sale Beer and
Wine — Eating Place) ABC license to a Type 47 (On -Sale General — Eating
Place) ABC license.
• Pursuant to Zoning Code Section 20.48.090.F.2 (Eating and Drinking
Establishments — Permit Requirements — Existing Establishments), a use permit
is required when there is a proposed change in type of retail liquor license from
the Department of Alcoholic Beverage Control.
• There are no proposed changes to the floor plan and hours of operation.
ENVIRONMENTAL REVIEW
This action is covered by the general rule that the California Environmental Quality Act
(CEQA) applies only to projects that have the potential for causing a significant effect on
the environment (Section 15061.b.3 of the CEQA Guidelines). It can be seen with
certainty that there is no possibility that changing the alcohol license type for the
existing restaurant will have a significant effect on the environment. Therefore, this
activity is not subject to CEQA.
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 prior to the decision date, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at
City Hall and on the City website.
APPEAL PERIOD: An appeal may be filed with the Director of Community Development
or City Clerk, as applicable, within fourteen (14) days following the date the action or
decision was rendered unless a different period of time is specified by the Municipal Code
(e.g., Title 19 allows ten (10) day appeal period for tentative parcel and tract maps, lot line
TmpIt:07 -31 -12
Cucina Alessa Alcohol MUP
September 26, 2012
Page 3
adjustments, or lot mergers). For additional information on filing an appeal, contact the
Planning Division at 949 644 -3200.
Prepared by:
A eba 3
- ...
GR/bmz
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant's Description and Justification
ZA 4 Police Department Memo
ZA 5 Existing Floor Plan
TmpIt:07 -31 -12
Attachment No. ZA 1
Draft Resolution
RESOLUTION NO. ZA2012 -0##
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT
NO. UP2012 -017 TO AMEND USE PERMIT NO. UP1791 FOR A
CHANGE IN ALCOHOLIC BEVERAGE LICENSE TYPE TO
ALLOW A TYPE 47 (ON -SALE GENERAL — EATING PLACE)
FOR AN EXISTING RESTAURANT LOCATED AT 6700 WEST
COAST HIGHWAY (PA2012 -100)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Michael Cho, Esq. on behalf of Cucina Alessa, Inc., dba
"Alessa ", with respect to property located at 6700 West Coast Highway, and legally
described as Parcel Map Book 100, Page 4, Parcel 1 requesting approval of a minor use
permit.
2. The applicant proposes a change to the existing restaurant's Alcoholic Beverage Control
(ABC) license from a Type 41 (On -Sale Beer and Wine — Eating Place) to a Type 47
(On -Sale General — Eating Place). There are no proposed changes to the existing floor
plan and hours.
3. The subject property is located within the CV (Commercial Visitor - Serving) Zoning District
and the General Plan Land Use Element category is CV (Visitor- Serving Commercial).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is CV -A (Visitor Serving Commercial - (0.0 - 0.75 FAR)).
5. A public hearing was held on September 26, 2012 in the City Hall Council Chambers,
3300 Newport Boulevard, Newport Beach, California. A notice of time, place and
purpose of the meeting 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 meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
This action is covered by the general rule that the California Environmental Quality Act
(CEQA) applies only to projects that have the potential for causing a significant effect on the
environment (Section 15061.b.3 of the CEQA Guidelines). It can be seen with certainty that
there is no possibility that this activity will have a significant effect on the environment.
Therefore, this activity is not subject to CEQA.
Zoning Administrator Resolution No. ZA2012 -0 ##
Paqe 2 of 10
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.48.030 (Alcohol Sales) of the Newport Beach Municipal Code,
the following findings and facts in support of the findings for a use permit are set forth:
Finding
A. The use is consistent with the purpose and intent of Section 20 48.030 (Alcohol Sales of
the Zoning Code).
Facts in Support of Finding
i. The crime rate in the reporting district and adjacent reporting districts as compared to
other areas in the City.
1. The subject property is located in Reporting District 17 (RD 17). The Part One Crimes
crime rate in RD 17 is lower than in the adjacent reporting districts (RD 16 and RD 24),
and higher than the City overall. Although the crime rate is higher than the City average,
the Police Department has reviewed the proposal, provided operating conditions of
approval, and has no objection to change in alcoholic beverage license type.
ii. The numbers of alcohol - related calls for service, crimes, or arrests in the reporting
district and in adjacent reporting districts.
1. The number of alcohol - related calls for service, crimes, or arrests in RD 17 is lower than
in the adjacent reporting districts (RD 16 and RD 24).
Reporting District
Part One Crimes
Part Two Crimes
Part One Crimes
Reporting District
(Serious offenses)
(All other offenses)
Rate (per 100,000
16
106
225
people)
17
_
89
126
3,960.84
16
116
221
5,162.44
24
111
190
4,939.92
Newport Beach
2,405
3,343
2,816.95
ii. The numbers of alcohol - related calls for service, crimes, or arrests in the reporting
district and in adjacent reporting districts.
1. The number of alcohol - related calls for service, crimes, or arrests in RD 17 is lower than
in the adjacent reporting districts (RD 16 and RD 24).
Reporting District
DUI /Drunk Arrests
Total Arrests
Calls for Service
17
48
115
1,890
16
106
225
2,753
24
63
168
3,607
Newport Beach
1,297
3,343
66,374
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.
Tmplt: 05/1612012
Zoning Administrator Resolution No. ZA2012 -0 ##
Paqe 3 of 10
1. The General Plan designates the site as Visitor - Serving Commercial. The surrounding
properties to the North and East are currently developed with residential dwelling units.
The nearest recreational facility, West Newport Park, is located approximately 1,850
feet to the east of the subject property. The nearest church, Saint Andrew's
Presbyterian Church, is located approximately 2.8 miles northeast of the subject
property. The project site is not located near a school or similar use. A restaurant has
been operating on the site since 1976 and the proposed change of ABC license type is
not anticipated to alter the operational characteristics of the restaurant such that it
becomes detrimental to the area.
iv. The proximity to other establishments selling alcoholic beverages for either off -site or
on -site consumption.
1. There are three comparable establishments along West Coast Highway which provide
alcohol service to patrons. These include The Spaghetti Bender, Eat Chow, and
Cappy's Cafe. The Spaghetti Bender and Eat Chow operate with a Type 41 (On -Sale
Beer and Wine — Eating Place) and Cappy's Cafe operates with a Type 47 (On -Sale
General — Eating Place). The alcohol license requested is the same as that obtained
for Cappy's Cafe and there is no evidence suggesting this use or the above - mentioned
similar uses have been detrimental to the neighborhood.
2. Beach Corner Market and Cafe is located on the same site as Cucina Alessa and is
operating with a Type 21 (Off -Sale General) as a convenience and liquor store. The
operational conditions of approval provided by the Police Department will ensure there is
no conflict or detriment to the area.
v. Whether or not the proposed amendment will resolve any current objectionable
conditions
1. The property has historically been used by a restaurant that included service of beer
and wine. As such, there are no current objectionable conditions to be resolved since
alcohol service has previously been a part of the business operation at this location.
2. The project has been reviewed and conditioned to ensure that the purpose and intent of
Section 20.48.030 (Alcohol Sales) of the Zoning Code is maintained and that a healthy
environment for residents and businesses is preserved. The service of alcohol is
intended for the convenience of customers dining at the restaurant. Operational
conditions of approval recommended by the Police Department relative to the sale of
alcoholic beverages will ensure compatibility with the surrounding uses and minimize
alcohol related impacts.
3. The hours of operation will minimize the potential effects on land use. The 11:00 p.m.
closing hour will ensure the restaurant does not become a late night bar, tavern, or
nightclub.
4. The restaurant site is abutting West Coast Highway which is used by commuters and
visitors alike. It is anticipated that the establishment will serve residents of the nearby
Tmplt: 05/1612012
Zoning Administrator Resolution No. ZA2012 -0 ##
Pace 4 of 10
neighborhood as well as visitors to the beach area. Adding alcohol service to the menu
will complement the food service and provide for the convenience of customers.
In accordance with Section 20.52.020.E of the Newport Beach Municipal Code, the following
findings and facts in support of the findings for a use permit are set forth:
Finding
B. The use is consistent with the General Plan and any applicablcific plan
Facts in Support of Finding
B -1. The General Plan land use designation for this site is CV (Commercial Visitor - Serving).
The CV designation is intended to provide ppo—asl appropriate for accommodations,
goods, and services intended to serve proarily visitors to the City. The existing
restaurant, including the proposed Type 4,7 , C licenlconsistent with this land use
category.
B -2. Eating and drinking establishments are common in the vicinity and are frequented by
the surrounding businesses, travelers that visit the City and residents of the City. The
establishment is compatible with the land uses permitted within the surrounding
neighborhood.
B -3. The subject property is not part of a specific plan area.
Finding ® 4V
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
C -1. The site is located in the CV (Commercial Visitor - Serving) Zoning District. The
restaurant, including the proposed Type 47 ABC license is allowed subject to the
approval of 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
D -1. The operation of the interior of the restaurant is restricted to the closing hour of 11:00
p.m., daily. The closing hour is compatible with surrounding uses which are comprised of
commercial businesses, restaurants, and residential.
Tmplt: 05/1612012
Zoning Administrator Resolution No. ZA2012 -0 ##
Page 5 of 10
D -2. A restaurant has operated at this location since 1976 and the use has not proven
detrimental to the area. This demonstrates the location's capability of operating as a
compatible use with other land uses in the vicinity.
D -3. The operational conditions of approval recommended by the Police Department
relative to the sale of alcoholic beverages will ensure compatibility with the
surrounding uses and minimize alcohol related impacts. The project has been
conditioned to ensure the welfare of the surrounding community so that the business
remains a restaurant and does not become a bar or tavern. The project has been
conditioned so that no dancing or live entertainment will be permitted on the premises.
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; and
Facts in Support of Finding P IF
E -1. The building structure and site is designed and developed for an eating and drinking
establishment. The design, size, location, and operating characteristics of the use are
compatible with the surrounding neighborhood.
E -2. Adequate public and emergency vehicle access, public services, and utilities are
provided within the existing tenant space.
Finding
F. Operation of the use at the location proposed would not be detrimental to the harmonious
and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard
to the public convenience, health, interest, a safety, or general welfare of persons
residing or working in the neighborhood of the proposed use.
Facts in Support of Finding
F -1. The project has been reviewed and includes conditions of approval to ensure that
potential conflicts with the surrounding land uses are minimized to the greatest extent
possible. The operator is required to take reasonable steps to discourage and correct
objectionable conditions that constitute a nuisance in parking areas, sidewalks and areas
surrounding the subject property and adjacent properties during business hours, if
directly related to the patrons of the establishment.
F -2. The food service, eating and drinking establishment will continue to serve the
surrounding commercial and residential community locally and regionally. The
proposed establishment provides dining services as a public convenience to the
surrounding neighborhood. The continued service of alcohol will provide an economic
Tmplt: 05/1612012
Zoning Administrator Resolution No. ZA2012 -0 ##
Page 6 of 10
opportunity for the property owner to maintain a successful business at this location in
a way which best serves the quality of life for the surrounding community.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use
Permit No. UP2012 -017, subject to the conditions set forth in Exh,10# A, which is attached
hereto and incorporated by reference.
2. This action shall become final and effective fourteen days after the adoption of this
Resolution unless within such time an appeal is filed with the Director of Community
Development in accordance with the provisions of Title 20 Planning and Zoning, of the
Newport Beach Municipal Code.
3. This resolution supersedes Use Permit No. UP1791 and Outdoor Dining Permit No.
OD2007 -005, which upon vesting of the rights authorized by Minor Use Permit No.
UP2012 -017 (PA2012 -100), shall become null and void.
PASSED, APPROVED AND ADOPTED THIS 26TH DAY OF SEPTEMBER, 2012
Patrick Alford, Acting Zoning Administrator
Tmplt: 05/1612012
Zoning Administrator Resolution No. ZA2012 -0 ##
Paqe 7 of 10
EXHIBIT "A'
CONDITIONS OF APPROVAL
1. This approval supersedes Use Permit No. UP1791 and Outdoor Dining Permit No.
OD2007 -005.
2. 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.)
3. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require an amendment to this Minor, Use Permit or the
processing of a new Use Permit.
4. The project is subject to all applicable City ordinances, policies, and sds, unless
specifically waived or modified by the conditions of approval.
5. 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.
6. 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.
7. The hours of operation for the restaurant and outdoor dining patio shall be limited to the
hours of 8:00 a.m. and 11:00 p.m., daily.
8. A minimum of eight (8) on -site parking spaces shall be provided for the restaurant facility.
9. All employees shall park on -site.
10. The accessory outdoor dining shall be used in conjunction with the related adjacent
food establishment and shall be limited to 130 sq. ft. maximum unless an amendment
to this minor use permit is approved.
11. The hours of operation of the outdoor dining area is limited to between the hours of
8:00 a.m. and 10:00 p.m., daily; and any increase in the hours of operation shall be
subject to separate review and approval.
12. The operator of the restaurant facility shall be responsible for the control of noise
generated by the subject facility. The use of outside loudspeakers, paging system or
sound system shall be prohibited in the outdoor dining area or outside of the building.
The noise generated by the proposed use shall comply with the provisions of Chapter
10.26 of the Newport Beach Municipal Code. Chapter 10.26 provides, in part, that the
sound shall be limited to no more than depicted below for the specified time periods:
Tmplt: 0 5/1 612 01 2
Zoning Administrator Resolution No. ZA2012 -0 ##
Paqe 8 of 10
Between the hours of Between the hours of
7:00 a.m. and 10:00 p.m. 10:00 p.m. and 7:00 a.m.
interior exterior interior exterior
Measured at the property line of
commercially zoned property: N/A 65 dBA N/A 60 dBA
Measured at the property line of
residentially zoned property: N/A 60 dBA N/A 50 dBA
Residential property: 45 dBA 55 dBA 40 dBA 50 dBA
13. Should problems arise with regard to noise associated with the outdoor dining areas, the
Planning Division shall require the removal of all or a portion of the outdoor dining area
seating in the areas which contribute to the noise problems or complaints.
14. Should problems arise with regard to tables, chairs or stools encroaching into the public
right -of -way, public walkway or other common area pathways, the Planning Division
reserves the right to require the relocation of the railing /fence and removal of all or a
portion of the outdoor dining area seating and /or the use of unitized table and chair
construction.
15. Alcohol service shall be limited to a Type 47 (On Sale General — Eating Place) Alcoholic
Beverage Control License.
16. All owners, managers, and employees selling alcoholic beverages shall undergo and
successfully complete a certified training program in responsible methods and skills for
serving and selling alcoholic beverages.
17. A special event permit may be required for any event or promotional activity outside the
normal operational characteristics of the proposed operation. For example, events likely
to attract large crowds, events for which an admission fee is charged, events that include
any form or contract promoters, or any other activities as specified in the Newport Beach
Municipal Code to require such permits.
18. Approval does not permit the restaurant to operate as a bar, tavern, cocktail lounge, or
nightclub as defined by the Municipal Code.
19. Full menu food service shall be available for ordering at all times that the restaurant
establishment is open for business.
20. No alcoholic beverages shall be consumed on any property adjacent to the licensed
premises under the control of the licensee.
21. Food from the full service menu must be made available during any "happy hour' type of
reduced price alcoholic beverage promotion. There shall be no reduced price alcoholic
beverage promotion after 9:00 p.m.
Tmplt: 05/1612012
Zoning Administrator Resolution No. ZA2012 -0 ##
Paqe 9 of 10
22. 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 or sale of
drinks is prohibited.
23. The use of private (enclosed) "VIP" rooms or any other temporary or permanent
enclosures separate from public areas are prohibited.
24. 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.
25. The quarterly gross sales of alcoholic beverages shall not exceed the gross sales of food
during the same period. The licensee shall at all times maintain records, which reflect
separately the gross sales of food and the gross sales of alcoholic beverages of the
licensed business. These records shall be kept no less frequently than on a quarterly
basis and shall be made available to the Police Department on demand.
r.�
26. There shall be no on -site radio, television, video, film, or other e166tronic media
broadcasts, including recordings to be broadcasted at a later time, which include the
service of alcoholic beverages, without first obtaining an approved special event permit
issued by the City of Newport Beach.
27. Strict adherence to maximum occupancy limits is required.
28. No games or contests requiring or involving the consumption of alcoholic beverages shall
be permitted.
29. Storage outside of the building in the front or at the rear of the property shall be
prohibited, with the exception of the required trash container enclosure.
30. 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.
31. Prior to implementation of this minor use permit, a solid roof shall be added to the
existing trash enclosure for aesthetic and screening purposes. Said roof shall remain
closed at all times, except when being loaded or while being collected by the refuse
collection agency.
32. 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).
Tmplt: 05/1612012
Zoning Administrator Resolution No. ZA2012 -0 ##
Pape 10 of 10
33. Trash generated by the establishment shall be adequately contained in sealed plastic
bags to control odors prior to placement in the trash dumpster.
34. Deliveries and refuse collection for the facility shall be prohibited between the hours of
10:00 p.m. and 8:00 a.m., daily, unless otherwise approved by the Community
Development Director, and may require an amendment to this Minor Use Permit.
35. No live entertainment or dancing shall be permitted in conjunction with the permitted
use.
36. No outside loudspeaker or paging system shall be permitted in conjunction with the
proposed operation and outdoor dining establishment.
37. The operator of the food service use shall be responsible for the clean -up of all on -site
and off -site trash, garbage, and litter generated by the use and shall submit a detailed
plan for the policing of the surrounding vicinity for compliance with this condition.
Additionally, the area outside of the food establishment, including the public sidewalks,
shall be maintained in a clean and orderly manner and may be subject to periodic steam
cleaning of the public sidewalks as required by the Community Development
Department.`
38. This Minor Use Permit may be modified or revoked by the Zoning Administrator should
they determine 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.
39. Use Permit No. UP2012 -017 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.
40. 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 the Cucina Alessa Alcohol Minor Use Permit including,
but not limited to, Minor Use Permit No. UP2012 -017 (PA2012 -100). 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.
Tmplt: 0 5/1 612 01 2
Attachment No. ZA 2
Vicinity Map
VICINITY MAP
ti
Gh �,' b���tp° A� � 2j° y r3 zi) - � 2� X9.4/ •, B d ?J� �� z D J.
.i 7y j J B
z� �✓ �or�. �,y�r, � zip' b'`. 3 �.` L,o :. �
Poll
` f4 vs09
z0 d' �bY aser zzo
Cucina Alessa �, i�'9
\7" SHO
/I °j;'
76
J
Minor Use Permit No. UP2012 -017
PA2012 -100
6700 W. Coast Highway
Attachment No. ZA 3
Applicant's Description and Justification
APPLICANT: Cucina Alessa, h1c. clba "Alessa"
REQUEST: Approval of Conditional Use Permit Permitting the Upgrade front a Type
41 On -Sale Beer & Wine License to a Type 470n -Sale of Beer, Wine &
Distilled Spirits Alcoholic Beverage License in Conjunction With The
Operation of the Existing Alessa Restaurant.
PROPOSED USE: Restaurant With On -Sale Service of Beer, Wine & Distilled Spirits
ADDRESS: 6700 W. Coast Highway, Newport Beach, CA 92663
PROJECT NARRATIVE
The proposed project is for the approval to upgrade an existing Type 41 On -Sale Beer & Wine
license to a Type 47 On -Sale General (Beer, Wine & Distilled Spirits) license for an existing
restaurant to be located at 6700 W. Coast Highway, Newport Beach. The existing restaurant is
"Alessa" and is owned and operated by Alessandro Pirozzi. Alessa is a full service casual tine
dining restaurant.
This request is to permit the sale of beer, wine and distilled spirits for on -sale consumption in
conjunction with the operations of the restaurant. Service of beer, wine and distilled spirits is
made for the convenience of patrons dining at the restaurant.
The subject property is located on W. Coast Highway. The site is bounded by other
commercial /retail, office and residential uses. There has been a restaurant with a beer and wine
license for over 30 years without incident. There have been no known complaints by residents
adjacent to the restaurant. The restaurant will continue to serve the local residents of the
surrouncling community and tourists.
The proposed restaurant will have a total area of approximately 1,500 square feet. The existing
restaurant will be open seven (7) clays a week. The proposed hours of operation are 10:00 AM to
11:00 PM seven (7) clays a week. Patio hours end at 10:00 PM. The restaurant scats 40 clining
and 9 patio patrons.
The project will employ approximately 7 employees that world be on -site at one time.
The surrounding land uses are as follows:
North:
Residential.
South:
Residential.
East:
Commercial /Retail.
West:
Commercial /Retail.
PA2012 -100 for UP2012 -017
6700 W. Coast Highway
Cucina Alessa Inc.. dba "Alessa"
APPLICANT: Cucina Alessa, Inc. dba "Alessi"
REQUEST: Approval of Conditional Use Permit Permitting the Upgrade fi-orn a Type
41 On -Sale Beer & Wine License to a Type 470n -Sale of Beer, Wine &
Distilled Spirits Alcoholic Beverage License in Con.junction With The
Operation of the Existing Alessa Restaurant.
PROPOSED USE: Restaurant With On -Sale Service of Beer, Wine & Distilled Spirits
ADDRESS: 6700 W. Coast Highway, Newport Beach, CA 92663
USE PERMIT APPLICATION JUSTIFICATION
The proposed project is for the approval to upgrade an existing Type 41 On -Sale Beer & Wine
license to a Type 47 On -Sale General (Beer, Wine & Distilled Spirits) license for an existing
restaurant to be located at 6700 W. Coast Highway, Newport Beach. The existing restaurant is
"Alessa" and is owned and operated by Alessandro Pirozzi. Alessa is a trill service casual tine
dining restaurant. The applicant proposes obtaining from the California Department of
Alcoholic Beverage Control a Type 47 On -Sale Beer, Wine & Distilled Spirits Eating Place
alcoholic beverage license. The proposed request meets the requirements set forth in the City of
Newport Beach Municipal Code.
BURDEN OF PROOF:
1. The location, size design or operating characteristics of the proposed project will
not be incompatible with and will not adversely affect and will not be materially
detrimental to adjacent uses, residences, buildings, structures or natural
resources, with consideration given to, but not limited to: (a) The adequacy of
public facilities, services and utilities to serve the proposed project; (b) The
suitability of the site for the type and intensity of use or development which is
proposed; and (c) The harmful effect, if any, upon environmental quality and
natural resources of the City; or
9
3.
PA2012 -100 for UP2012 -017
6700 W. Coast Highway
Cucina Alessa Inc., dba "Alessa"
Response: The proposed use is not inconsistent with the adjacent uses and will
not materially affect the surrounding community or environment. The proposed
project is ideally suited for the heavily travelled stretch of W. Coast Highway.
The approval of the request that serves the local community and tourism, will not
adversely affect the public's health, safety, welfare nor will it jeopardize or
endanger the public. It will not be detrimental to the use, valuation or enjoyment
of surrounding property owners or residents.
The impacts of the proposed project will not adversely affect the policies of
the Newport Beach General Plan or provisions of the Newport Beach
Municipal Code; or
Response: The proposed use is consistent with the Newport Beach General Plan
and provisions of the Municipal Code.
The project complies with all other regulations, conditions or policies imposed by
the Municipal Code.
Response: The existing shopping center and proposed use are subject to the all
the regulations, conditions, policies or other requirements of the Municipal Code.
No construction will be required. This is an existing restaurant that currently has
a Type 41 On -Sale Beer & Wine license.
Attachment No. ZA 4
Police Department Memo
City of Newport Beach
Police Department
September 17th, 2012
TO: Benjamin Zdeba, Assistant Planner
FROM: Detective Mario Montero
SUBJECT: Cucina Alessa 6700 W. Coast Highway
Use Permit No. UP2012 -017 (PA2012 -100).
At your request, the Police Department has reviewed the project application for
Cucina Alessa located at 6700 W. Coast Highway, Newport Beach. The
applicant is requesting modification to the existing use permit to allow a Type 47
License (On -Sale General — Eating Place). The applicant currently possesses a
valid Type 41 License (On -Sale Beer and Wine).
No changes in the occupancy, seating or general floor plan are planned for this
application.
The Newport Beach Police Department reported only two calls for service related
to the business from July 151, 2011 to June 30th, 2012. Neither of the calls
resulted in an arrest or other enforcement action.
Applicant History
Cucina Alessa is owned and operated by Alessandro Pirozzi. Pirozzi owns and
operates two other Cucina Alessa restaurants, one in Laguna Beach and the
other in Huntington Beach. The previous site in Newport Beach was also an
Italian restaurant named Antonucci's. The site was first approved for use as a
restaurant in 1976 and has remained so to this date.
Recommendations
The Police Department has no objection to the operation as described by the
applicant.
Signs and Displays
Any signs or displays would need to conform to City requirements. There shall
be no exterior advertising or signs of any kind or type, including advertising
directed to the exterior from within, promoting or indicating the availability of
alcoholic beverages. Interior displays of alcoholic beverages or signs, which are
clearly visible to the exterior, shall constitute a violation of this condition.
Cucina Alessa
UP2012 -017
Hours of Operation
The current hours of operation allowed by permit are 8:00 am to 11:00 pm seven
days a week. The outdoor patio may only operate from 8:00 am until 10:00 pm.
Security
The Police Department has no recommendations.
Employee Training
Require all owners, managers, and employees selling alcoholic beverages to
undergo and successfully complete a certified training program in responsible
methods and skills for serving and selling alcoholic beverages.
Other Recommended Conditions
To maintain quality of life for area residents and ensure the location remains a
Bona -fide eating establishment, the Police Department has determined that the
following conditions would be appropriate for the Conditional Use Permit for the
business:
1. Food service from the regular menu must be available to patrons up to
thirty (30) minutes before the scheduled closing time.
2. No "happy hour' type of reduced price alcoholic beverage promotion
shall be allowed except when offered in conjunction with food ordered
from the full service menu. There shall be no reduced price alcoholic
beverage promotions after 9:00 p.m.
3. 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.
4. The quarterly gross sales of alcoholic beverages shall not exceed the
gross sales of food during the same period. The licensee shall at all
times maintain records, which reflect separately the gross sales of food
and the gross sales of alcoholic beverages of the licensed business.
These records shall be kept no less frequently than on a quarterly
basis and shall be made available to the Police Department on
demand.
5. There shall be no on -site radio, television, video, film or other
electronic media broadcasts, including recordings to be broadcasted at
a later time, which include the service of alcoholic beverages, without
2
Cucina Atessa
UP2012 -017
first obtaining an approved special event permit issued by the City of
Newport Beach.
6. There shall be no live entertainment allowed on the premises.
7. There shall be no dancing allowed on the premises.
8. Strict adherence to maximum occupancy limits is required.
9. No games or contests requiring or involving the consumption of
alcoholic beverages shall be permitted.
If you have any questions, please contact Detective Mario Montero at (949) 644-
3706.
Mario MoM�, ABC/Vice/Intelligence
Detective Division
c
Dale Johnson, Captain
Detective Division Commander
NEWPORT BEACH POLICE DEPARTMENT
Cr&m,e,Anazys4 u nW a
Chief lay R. Johnson 870 Santa Barbara Drive - Newport Beach - CA 92660 • 949.6443791
CRIME AND ALCOHOL- RELATED STATISTICS
Calls For Crimes Arrests Citations ABC Info
Service Part I Crimes Part 11 Crimes Crime Rate All Arrests Dul Public Liquor Law Alcohol Active License Pe:
I I Intoxication Related Licenses
Subje= �A____® ._,r, _..
D 2 not available o�anncable
Cucina A
Subject RD: 1,890 89 126 3,960.84 115 28 20 0 122 6 375
RD 17
RD 1 e DDDDDD =753 116 ' 221 5,162.44 2 5 3 _ ® 8 281
Adjacent RD: 3,607 111 190 4,939.92 168 33 30 0 16 7 321
RD 24
Newport Beach 16 66,374 2,405 3,343 2,816.95 3,177 JP 64400[ 654 14M 394 217
California notovailable 1,146,072 not available 3,076.38 1,357,573 195,276 105,388 17,007 not available 44,536 836
National not available 10,329,135 not available 3,345.52 13,120,947 1,412,223 560,718 512,790 not available not applicable not applicable
Summary for Cucina Alessa (Reporting District 17)
RD 17 had a total of 215 reported crimes, compared to a city -wide reporting district average of 152 reported crimes.
This reporting district is 63 crimes, or 41 %, OVER the city -wide average.
The number of active ABC licenses in this RD is 6, which equals a per capita ratio of one license for every 375 residents.
This location is within an RD that is OVER the Orange County and California per capita averages of ABC licenses.
Notes:
This report reflects City of Newport Beach data for calendar year 2011, which is the most current data available.
California and National figures are based on the 2010 Uniform Crime Report which is the most recent edition.
Crime Rate refers to the number of Part I Crimes per 100,000 people.
Number of Active ABC Licenses is the total of all types of licenses known to the NBPD as of the date of this document.
9/19/2012
Attachment No. ZA 5
Existing Floor Plan
H
}
E' YLCg1vrtIOX90NPYN ME W6iINEfi1flEN .UN.VMPEOXOLEV OnIFKMEE.
GmE01P)NIPWIE
rtENe WVICAIEO'E' MEEW11NOlOPEIYW, rtE49 MMCAIm'P'APE LOBEPCIACAIEU.IIEkO
e
3'WNESTAOm &TPMa-
PmpETNi Y
1 XOMYIXFOP1MlIIXi0N M0MMTaiV FPp1 <IIYflEOFIPCX. OVPVEV:MdIL
Uxn RFAPM'BYORY:
[5-
EL ¢1MFfIC PNML
0. G'LLOMG'9APHEpO+MOMPEYaN.
I.N•ML OMV.PEPfOM+FD
-SSS
3'YP020+PIPE
ScM1E
mmewE+PNFeeaxl
1. nxY meaNCN waxemroxEEw
NBE &VE
FARnN60NYELE0.
IxemxArloxa.evYEaEGNCEB6MaLYMr
WNOELVEiParFP/JM
LU
{,
b
xP. LI FIJI : Ai ER0+W0
6CLERN .. S'.
/�— PAVwow ArwromNYe ENFA,
a3e1.1x EA rmFaumxxEr
CNa1NEL.ENVEI1NN 10'IMO
XAIX4BML
A.
i
b
rut
NOR:LOCARPANOEO FYmOLATIXrtEPEEOE
aO ISS L
0. EAOnXOVAXMMgCAMEVPAPYH100PACE. VE0.EY WNFIWlCC1NIM MTUL01 +•
L. EplenxE Cxm PAYP. emnaW FuxroPYOYPIEAraxa
PNNIEYACCEeENVIf!
B, ECIBTXO ACCEYNfitOPAMOFIMVEL YMINVY6M 0lWEIXONEC11QY0FTNAVR
SYM00LPPA OEIaIY
1[y,6EPIMAMWVM0.6] %BLOIEAT NAV. NAbYVNI.NOOSSLOPE
S. NEW SREACCEBWSXT"BIGI. 6EEmSdXONbRIQ ONEETOWI GOACPf1EPLL
IlNx
I0.NEW WNNeNINVn1NPCOG COVYL OeHFLQtPILIx M010.
_
P t
IOpeW IPEq PLAYI.EFP3SNMStAI.
"- NM.ETTffA
E'L•MIN.AT
ACF.ON P.CO.IAVWO
EWAN
YtlW. aeL!
Y'Y mVIAE_
" NNCNEm EASE
NOW, SXMAY. SLOPEAXY
ABPEOVOm.
N.C. VAII BPME.
SS.NEW VEFECLIBLE WAPNMEBAXE: BEEGLODRPLIN.BXFPFM1.fOfl AEEXNNN NOIEB.
S
x
Q
I
4
f..
;'
A' Rm.PNWNOSPMFe VaELIID
•. SIN'AXOCOY➢I.lYM.M1CA0.
SI�OX nI BMILL N/.VS AN AvtlPM4
DIPEO+IONATN.C.STALL
ANDLOPDIXONBLE IE]:CEPT
RAMP).
W9OfiiAM1piMRFiFfQKKEg0.YT0 VEM %mNPLYNCEWF1A1X4 CgIEON11.td•,..
AIINO VIH ACCWIELE'
E60VISNNSIKKYNAmt4
J
�f
TWBOETM.N FO0.PEEYRFMCEgILY TO YEPSFYCO
HANDICAPPED PARKING SYMBOL 3
H.C. POLE SIGN (21
HANDICAPPED PARKIN
P.L NSL'WtlYI ivw
Vi)
Ly
WEST COAST HIGHWAY
F/4%`14-Ivv lul urcv 1c -v1E
6700 W. Coast Highway
Cucina Alessa Inc., dba " Alessa"
NEW'. VN...
ATEMWTW00AEWALNOLAVIin.
xmro mevNU�MlExart
�I
2,
I
SCALE, 116- Y 4A'•
E' YLCg1vrtIOX90NPYN ME W6iINEfi1flEN .UN.VMPEOXOLEV OnIFKMEE.
GmE01P)NIPWIE
rtENe WVICAIEO'E' MEEW11NOlOPEIYW, rtE49 MMCAIm'P'APE LOBEPCIACAIEU.IIEkO
AEEISSEPnrlwx
MOM i *m'x•AM xEw.
PmpETNi Y
1 XOMYIXFOP1MlIIXi0N M0MMTaiV FPp1 <IIYflEOFIPCX. OVPVEV:MdIL
yj p W
EIEVAPIXIB. x' 61p W N. ME PELMNE io EXISIIPo MSK V 0.CON
WNE¢BmP,MIXCVN6
0. G'LLOMG'9APHEpO+MOMPEYaN.
IXILYYWMXEW LWOSCNINOIBPfpIPE ➢fOPl1N9 PPOJECL:VE01:JWVXO.
3'YP020+PIPE
�m�N --�'
mmewE+PNFeeaxl
1. nxY meaNCN waxemroxEEw
FARnN60NYELE0.
LOaNEN..:
A EXg1Yq WAlEft YETFA.
l WETNO FAENYNPIM.
ATWmpLCWEOIPIPWO
ooNll'
SP.VSTNO TMIIPNG.Od111E: NOCHN'OE.
aO ISS L
0. EAOnXOVAXMMgCAMEVPAPYH100PACE. VE0.EY WNFIWlCC1NIM MTUL01 +•
L. EplenxE Cxm PAYP. emnaW FuxroPYOYPIEAraxa
PNNIEYACCEeENVIf!
B, ECIBTXO ACCEYNfitOPAMOFIMVEL YMINVY6M 0lWEIXONEC11QY0FTNAVR
SYM00LPPA OEIaIY
1[y,6EPIMAMWVM0.6] %BLOIEAT NAV. NAbYVNI.NOOSSLOPE
S. NEW SREACCEBWSXT"BIGI. 6EEmSdXONbRIQ ONEETOWI GOACPf1EPLL
IlNx
I0.NEW WNNeNINVn1NPCOG COVYL OeHFLQtPILIx M010.
'NO PAPpNO'W
N[MLW.s11.NN WLC: O¢ROOIIP4NNVIes '
IOpeW IPEq PLAYI.EFP3SNMStAI.
"- NM.ETTffA
E'L•MIN.AT
I,,.INOENMTNm
Ev NEP+ACEPJl3Mk SNPV00M%1NR0.P¢PNq ENSIIXOmUWENN NY3RYM mOMmE.
N.C.BPR PAMIH.
VVMIN.O
I1P110N0EMEW BKKV00egTIN f%9nN0PWIIEq IPFAVW lWX6EEPL.CPoRNAILAxEOCMIXO
%Elio E6EE➢YS'INNENIrtOEn+gAFeN:EEPE. CPnFIWI. PEPANEll01WENNEMXN18Y01EN
9NU MUSTNETE.
NBIE MUST S¢TO PoOHi EF
ABPEOVOm.
N.C. VAII BPME.
SS.NEW VEFECLIBLE WAPNMEBAXE: BEEGLODRPLIN.BXFPFM1.fOfl AEEXNNN NOIEB.
F/4%`14-Ivv lul urcv 1c -v1E
6700 W. Coast Highway
Cucina Alessa Inc., dba " Alessa"
NEW'. VN...
ATEMWTW00AEWALNOLAVIin.
xmro mevNU�MlExart
�I
2,
I
SCALE, 116- Y 4A'•
a
0
lu
o i
o D'
r F m
S � O
Y
m m
F O O T O
\
AEOr NY,H�
yj p W
nM1�'TI l N S S N10 I
1 w
W 1.
V t Z O
aO ISS L
ox
N
QQ a
Z�
0 IN
Y
Cm�
Q
I
4
,I
H
Z.
J
LU
F-
i
�t7v
p
S
9
W
� _
a
Q 0 S%
VLLy0m
J�0 j
1
w
� a��
?�_
U �
Y
I
U I
a
0
lu
o i
o D'
r F m
S � O
Y
m m
F O O T O
1 11[b0 &OIGTFn -E' %PE IXHDVO, RENe INACPIEO • W ADE PEIXAIED, f RNe
IxwcATm•MAPExEw. ',
1 X.VAC.UNRwMCAYED W TIEPWIH FYJAWO iO0.WI1N. gILYNNIOP NECMONICPI
9rPIPMpN b PCpMPEO IOR 1X10 pPOJEGi.
ffiE ¢ec W cu. oaxnxes roq wmeexcr P.eawP IwmlxG Alw wam Iwm
FtVPEd.
WeiINGT8MC01MO0P10 rONR41X. PARMGPw A4PEWIPED WlYA0 WN1
WmpX9pA0YCpFim. MEW CE:WID RFOPEPROON p110CIGMlIE
IIEW THNCflU1NPEP OE1IL 54➢a AYD� BFE PDOtliWBM %XFDUIP.
HEEAA fOfl MCR%INFI NUIG9.
HEWlAY41RWP¢OCEMWMiIRlYRE1At YQ�l L�Y04. BFE fLECWCXOMWWOA
ELAlWDR00P YWHIEDNVAC V WiTxPW WI: hTOXOMFIFmNG
peLIXAie iMNNOeTAi O ^ET Afl.
mCAIICN OF P%In W 0 N16UL fPP PRDtECINAV BY81EN CANIOtEN IdWF CEflIXO.
PPOVIDEPEW/NNTNApNUNOSUPAm LOm EgMFOP BNIM01 n %iWO:
P ROYIDE PEN W IL'M Y. W MIY OCGUPM'r LGD 0NN FOR DNINO E OrAIMO:
vAwwNOCCWAxm.ir
'LOOR PLAN NOTES
IL—A
N.L COMOIiRN601PlMMAMEYInWOiO PFXMM. VIBY58 NOIFD W161WgE
11EN0 NOIG1E0'E -MEF% 1811X0 .IIFMBYIgC.SrtDT'APEPELOEnED. BFL4 WNGLFD
r ANexEw.
NEW MRWM W.WHeI%IVMAPE Xp1aFAPYIOPMmNNB :%N' %fSGANETILOxUCB
lo'D.C. LNOIVC0018'O.GMEYrtEPCWW0EAB4E WxNNE1PLB11N9Ar .VLNEW
WaEWXDPMDIIW]EXCtM
%4N¢W mRXWMNO05XJMI WiF9n ONPUN iRE ev ONNF0.XLG
WLYIWORQW1E68MEPM1ONSEBIOIxEF %NNia FF1fAM4EXYt3CPE BFEIIREn
TEBIXH\NEn.
o cxAxOEe TO lxE IXlnlxa IXSr erereN Aw PPOVOem P W lwa Pnaen.
%
xEw NrePoW w000rRSxeowAw eFdrwmlo PlAx4
Iom0
xcwxNPxnxa48EAmNOPAmmIW. BEE PP u�l¢ox.
INw WiFW W NONaeMIX0lxxuvANRxM eo+LAn rOniM N.
NEW OCPSENPMiI110XTC efNAfl. YE BHM I]qH.
NPPEB W.LLLAVOWAIBIN &OBPEA QJE JLt]j@r•
pIH1010 N190ielY WUL
E%Nmo NPPED 81CR COLV YV.
robm
:renaiEELivee ArmnwwnenvwusLWAmxA sEEOEEExIERNneIEVAiwx4
.MEW YTpKME1CN GBlYO: eFE e[Fmldlel2YAlKW4
'.XCW WRgN11i8(IX10UMlNtlLA10g0TNGNC. PAYP. OEEE %IENORELEYAIHXA
:MOVIOENEWCONCPEIFCUPP OY ..AArgIEIWON.G WD ATMIC
LPIIONCEI]- NNEBEOPm IIx'W.OAWGiRCgICtIEICMVOAT TOPGf FTnMD
C.CVMRAXF.
L1PX @ACG901BIP eWINOCLPMWICE(Xgi0E8wNARPAMA Ai XpIFPED WATXOh
tOMeEYMWUX I BPAW fOREVnW M OG10108PACE0: EAT GWw 1.0ATOWNRI
PPPYwEN' WIIE %Il`mONnIxlIE58nCLeXAN1 WA1N0¢IWEENNiFEC
'RUNCE\MIU WM10MK
'. PIIONOEYOP.V.401EEYETW WON WM110R PDYIECf WA02lIE4E1WM
WONMANDO%MENO WtlWG CPI18Ex'ICW \IFEYEMID WALLFWYII.
- P0.OYYV WYENONIt ®fV®IXIWfiUbNFR VEn \YLeG1NNWIMPPe YYWWL
\ \, 30PENBrulAimx. OEEFlRDOPF. XOIEn. NGETOHA.
V �.. AC000A1¢eW01¢AIXMMMDAiNXPm1OW1I: VEWFl WIe1VJID¢YTX
P4FIIF.X4YGCFNLB II.IE,11Y4L
MVP.C. WPFACEAPPYEORIUMCA1E00 01®WMUYIMBINP.
8Q/JLBI i(Q•N'0 • -B'• �wu- �N1PFA ,EOLOP:9POmLLYPLYH- IAnEiWiC: (IIm- YM'rACI MRYN
6AYfWOfIMeM WPfMC WDNIY -%11 Reed. MiMEW FA.NICIW AX<XTL AYONIX60M
RIOVIIXD 0Y MF0A MOiALLPW YFOR'4 W1MwrI0N4 MVIIlI81ElMWON WIEImM
CgICI0.VCIwN WPPLT.)
EWecim
WXGVETEe1.B
I PFiN NEXL =(O 'ml
I tL m
I R b 10 n e ti E1 n \
-
p
N n M N IB \NNE to (E) PHEP
P= ro
>
TAe1Q _
xwxo
e ke
VttTMBO0Tl1 % � .nn
� mrowla ❑ 11
ss _k_ _ ___ _- EP.IO• N
e, Qu � w 55 et
b § --° I s
ALeylBia: NOBpcxuwEl M, E.R PEf
ra-
p
HALL
0 Q° EYitaB
x qq
(E) SKH WA
a o ,E E ,.a
B.U. BTOPAGE � M OB
M
:> n � RI WOMEN
(EITMBHENCI
\''e•WP. \(EI MEN "
iI
\ _-
__ � IEI PIAx1ER
„ Em
(E) H.C. BBMP
5] U P.VIVxwD�ErtNJiF
,,d, WIE111pdo BlAFpX. NOdIm06TATNN, AVO
OPELNCPCWMIFA VJPF9¢PEN4Emllf
BNUNBIDIICRP FI ISFE WFEAIM Q
ELEVaIExel
BCALE: IIP
CEILING PLAN LEGEND
erNeW _ —_.___
oEacamwx
PAV
Iu.rrveeuwxFLUOxmEm
CELt100PoD4YDVfMWf
Immwlrwx,Lm LENa
IWgW/.i141L
IRI.tNBEBUPSACExWNIF ➢ fLUCPESCEM
®
LpM Wml WPIPJJNUIB PPIS WIICLEgO
O
LN¢WLTMBPFCES6ED WCIHDESCExI WIR:
<�
vmxe LGCgllexmll PEAEwq
X
igNPENEAD: 411N]MA LTGPPSU }pAgmwl(
BEEVLN1Nq WBXInY
He
WRLNWMEDIRVOPPB Nemfl%NPE
>N
WSIWC C¢Ml
�'
exLmanwui NdnrtPn Lwm fprvRENINM:
x.
xw
BA86RE MItlN W xN FSV N IAY ENIEIIBPNI
-}�
IXIFAIORWALLYWNIE ➢WMFIXNP¢IBROWAWXINDI:
4i
eAORtrEMlammmIEEWNPxNwrtmewx
P %IFNCII WALLYOLWIm WM.IFIU 0.00D
YCIIW OEIECLgt
E FMEPIgIWNLUWxRDeNiINiNi:
{fl. ucmawilclLNWM ®ul-uxa
FA xxxawNrun mawrm
® LU PENIINMROPILL
a TNENIONAT,NYNUL
1\E LLUYMArm R'fi Om N: 0' XEW U. FIXL. PF
FLOOR PLAN LEGEND
B
— OWiR1EpRAxm WNL
7/77 g161WO NMgi11Y W.U1.
� xEweNFPwn waL: aumwa ®m-GC.
.^..^^. MEW EATEPNW NRNNO WFLLPER
� MEWNWaEMIN01XFFxpppARIRICNPFp �:T LN9�
eOEfAXXBNFEfxx
x
LIxNHn W- A4FIA
CP%IWIBf
PAV
B
CELt100PoD4YDVfMWf
NOrE, OeEL4CWNKIL.WOEIECINfAA MUWNN.AOAPPIKMLRFOP WORNNLL
IWgW/.i141L
Qi xETED rLOW xorer: eFS FlwW euxxmEa
FLOOR PLAN LEGEND
B
— OWiR1EpRAxm WNL
7/77 g161WO NMgi11Y W.U1.
� xEweNFPwn waL: aumwa ®m-GC.
.^..^^. MEW EATEPNW NRNNO WFLLPER
� MEWNWaEMIN01XFFxpppARIRICNPFp �:T LN9�
eOEfAXXBNFEfxx
x
dary
alli
t
i
4A- WfFAm11REVAT]XPFFFAENCR SFESNEETI(9
`E]/
W
N
ea-BYxlelmx«nemlEYUxxxocwue
aa�
y�m
Qi xETED rLOW xorer: eFS FlwW euxxmEa
Di EuvWNFMRFU-1•: emeovmNwrecxmul¢,eNEm Aa
6 ICJ,
OBQM- A- .BmxOpleCMEIxIN.eNEEi L:
<�
O1 WHiWVI'1'. eEEOy➢igBC16LVLE.BN[CT M'
W
OCCUPANT LOAD TABLE
UHMxxEA LO FAONR y_C$F,
EGNS
1 uDEP n n
>N
olwxox za ev Ins a
�ee%vweEWxrtN nn 1
>N
>m
�IIWL m1eF o a
YfxY NdfNOOU um o B
x.
xw
woE®lanermvox ass o o
rt�l I_Ji PRSF E00
xw
,m
Tmu WWPFm LOUD: N I
4i
•W OCCVP.WTLOxD: 9.00WPAYCY.I110B- NIDE WTPFWPEO.
I
V
Y
a y
u
° O
H
i K F
I W
0 m t
a o u w
r�
dary
alli
u
U
o
BSH
i
'
W
N
O
�
aa�
y�m
Lu
6 ICJ,
Joa
aw0)0
<�
W
J LLI
0
a
o
z�
U
V
Mfg
4i
fl
I
I Q'
Z
®
gLL
Q
ra�F
V
Y
a y
u
° O
H
i K F
I W
0 m t
a o u w
r�
Z '
J
O
�
aa�
y�m
Lu
Joa
aw0)0
<�
W
J LLI
0
a
o
z�
U
V
U
4i
fl
I
I Q'
V
Y
a y
u
° O
H
i K F
I W
0 m t
a o u w
r�