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02 - Roll It Sushi and Teriyaki MUP_PA2013-019
fiEWPOo COMMUNITY DEVELOPMENT DEPARTMENT 04 �� PLANNING DIVISION U$ 3300 Newport Boulevard, Building C, Newport Beach, CA 92663 (949) 644 -3200 Fax: (949) 644 -3229 CgCIFURN�P www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT February 28, 2013 Agenda Item 2 SUBJECT: Roll -It Sushi and Teriyaki Minor Use Permit - (PA2013 -019) 4221 MacArthur Boulevard (B -5) Minor Use Permit No. UP2013 -004 APPLICANT: James Kozono PLANNER: Makana Nova, Assistant Planner (949) 644 -3249, mnova @newportbeachca.gov ZONING DISTRICT /GENERAL PLAN • Zone: PC -11 (Newport Place) • General Plan: MU -H2 (Mixed -Use Horizontal) PROJECT SUMMARY A minor use permit to allow a 1,325- square -foot food service, eating and drinking establishment (Roll -It Sushi and Teriyaki) within a 12,351- square -foot commercial center (Newport Place Center). The proposed establishment includes 620 square feet of interior net public area and seating for 26 patrons. The recommended hours of operation are from 7:00 a.m. to 11:00 p.m., daily. No alcohol service is proposed as part of this application. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No. UP2013 -004 (Attachment No. ZA 1). DISCUSSION • The subject property is located west of MacArthur Boulevard within the John Wayne Airport area. Adjacent uses include Classic Q Restaurant to the north and the 1 2 Roll -It Sushi and Teriyaki Minor Use Permit February 28, 2013 Page 2 Saagar Restaurant to the west. To the south are professional office uses, and to the east are professional offices and the Fairmont Hotel. • Roll -It Sushi and Teriyaki will occupy a vacant tenant space at the southwest corner of the newly constructed shopping center. Access to the center is obtained through driveways along MacArthur Boulevard and Dolphin- Striker Way. The area of the subject property is 48,221 square feet (approximately 1.11 acres). The shopping center is developed with a multi- tenant building facing north toward the parking lot area and a pad building adjacent to Macarthur Boulevard. • The General Plan designates this site as MU -H2 (Mixed -Use Horizontal). The MU -H2 land use category is intended to provide for a horizontal intermixing of uses that may include regional commercial office, multi - family residential, vertical mixed -use buildings, industrial, hotel rooms, and ancillary neighborhood commercial uses. The proposed eating and drinking establishment is an ancillary neighborhood commercial use designed to serve the surrounding community. Thus, it is consistent with this land use category. • The site is located within General Commercial Site 8 of the PC -11 (Newport Place Planned Community) Zoning District. The proposed eating and drinking establishment is allowed with the approval of a minor use permit because the establishment does not propose to serve alcohol or have late hours of operation after 11:00 p.m. Although the requested hours of operation are from 11:00 a.m. to 9:00 p.m., staff recommends allowing the establishment to operate between 7:00 a.m. and 11:00 p.m. to allow for greater flexibility. There are no residential properties within the area, so the 11:00 p.m. closing hour is compatible with the adjacent commercial uses. • Due to the proposed operational characteristics, staff believes a parking requirement of one parking space per 40 square feet of net public area can be supported. With this ratio, the total number of parking spaces required is 16 (620 sq. ft. / 40 sq. ft.). • A surface parking lot containing 65 parking spaces is provided on -site and 16 parking spaces are provided off -site on the adjacent lot (4100 Newport Place Drive). Staff believes the 81 parking spaces are sufficient to accommodate the mix of tenants within the shopping center (Attachment ZA 3). • The project is compatible with existing and allowed uses within the shopping center, which include a bank, dentist, restaurant, and other retail uses. ENVIRONMENTAL REVIEW The project qualifies for a Class 1 (Existing Structures) categorical exemption per Section 15301 of the California Environmental Quality Act because the proposed project Tmplt:01 -29 -13 Roll -It Sushi and Teriyaki Minor Use Permit February 28, 2013 Page 3 involves the establishment of a restaurant in an existing tenant space. The shopping center was recently constructed and the proposed tenant space was designed as a restaurant location. Therefore, the restaurant use qualifies for a categorical exemption under Class 1. PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights -of- way and waterways) including the applicant and posted on the subject property at least 10 days 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 within fourteen (14) days following the date of action. For additional information on filing an appeal, contact the Planning Division at (949) 644 -3200. Prepared by: Makana Nova Assistant Planner GR/mkn Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Parking Calculation ZA 4 Site Photos ZA 5 Project Plans Tmplt:01 -29 -13 4 Attachment No. ZA 1 Draft Resolution 5 0 RESOLUTION NO. ZA2013 -0## A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP2013 -004 FOR ROLL -IT SUSHI AND TERIYAKI, A FOOD SERVICE, EATING AND DRINKING ESTABLISHMENT WITH NO LATE HOURS LOCATED AT 4221 MACARTHUR BOULEVARD, SUITE B -5 (PA2013 -019) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. An application was filed by James Cozono on behalf of Roll -It Sushi and Teriyaki, with respect to property located at 4221 MacArthur Boulevard, Suite B -5, and legally described as Parcel 1 as shown on a map filed in Book 45, Page 23 of Parcel Maps, in the Office of the County Recorder of Orange County, requesting approval of a minor use permit. 2. The applicant proposes a minor use permit to allow a 1,325- square -foot food service, eating and drinking establishment (Roll -It Sushi and Teriyaki) within a 12,351- square- foot commercial center (Newport Place Center). The proposed establishment includes 620 square feet of interior net public area and seating for 26 patrons. The recommended hours of operation are from 7:00 a.m. to 11:00 p.m., daily. No alcohol service is proposed as part of this application. 3. The subject property is located within General Commercial Site 8 of the PC -11 (Newport Place Planned Community) Zoning District and the General Plan Land Use Element category is MU -H2 (Mixed -Use Horizontal). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on February 28, 2013 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 project has been determined to be categorically exempt under the requirements of the California Environmental Quality Act under Class 1 (Existing Structures). 2. The proposed project involves a food service, eating and drinking establishment within a recently constructed restaurant tenant space. Therefore, the use qualifies for a categorical exemption under Class 1. Zoning Administrator Resolution No. ZA2013 -0 ## Paqe 2 of 9 SECTION 3. REQUIRED FINDINGS. Minor Use Permit In accordance with Section 20.52.020.F (Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of the findings for a use permit are set forth: Finding A. The use is consistent with the General Plan and any applicable specific plan: Facts in Support of Finding 1. The General Plan land use designation for this site is MU -H2 (Mixed -Use Horizontal). The MU -H2 designation is intended to provide for a horizontal intermixing of uses that may include regional commercial office, multi - family residential, vertical mixed -use buildings, industrial, hotel rooms, and ancillary neighborhood commercial uses. The food service, restaurant can be expected to be found in this area and is complementary to the surrounding uses allowed by the MU -H2 land use designation. 2. Eating and drinking establishments are common in the vicinity along MacArthur Boulevard and are frequented by residents, visitors, and workers. The size, location, and operational characteristics of the establishment are compatible with the MU -H2 land use designation. 3. The subject property is not part of a specific plan area. Finding B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code: Facts in Support of Finding 1. The site is located within General Commercial Site 8 of the PC -11 (Newport Place Planned Community) Zoning District. The PC -11 zoning district is intended to provide for commercial and light industrial use because of its central location, ideal topography, availability to four freeways, accessibility to two railroads, and its relation to the Orange County Airport. The proposed food service, eating and drinking establishment is a neighborhood commercial use located on a commercially zoned property that is designed to serve the surrounding commercial and light industrial land uses. A food service, eating and drinking establishment is permitted within the PC -11 Zoning District with the approval of a minor use permit. Tmplt: 05/1612012 N Zoning Administrator Resolution No. ZA2013 -0 ## Paqe 3 of 9 2. The proposed use will comply with all applicable development and parking standards including those specific to the food service, eating and drinking use classification. The 81 parking spaces provided for the shopping center are adequate for the mix of tenants. Finding C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity: Facts in Support of Finding 1. Although the requested hours of operation are from 11:00 a.m. to 9:00 p.m., the recommended hours of operation are from 7:00 a.m. and 11:00 p.m., to allow for greater flexibility. There are no residential properties within the area. The 11:00 p.m. closing hour is compatible with the adjacent commercial uses. 2. Roll -It Sushi and Teriyaki will occupy a vacant tenant space at the southwest corner of the new shopping center, which was constructed earlier in 2012. The shopping center site design was previously reviewed and approved. 3. The project includes conditions of approval to ensure that potential conflicts are minimized to the greatest extent possible. The restaurant is oriented toward the parking lot and is not near any residential properties. The applicant is also required to control trash and litter around the subject property. 4. The surrounding area contains various business office, retail, and visitor commercial uses including restaurants and take -out eating establishments. The proposed establishment is compatible with the existing and permitted uses within the area, which are predominantly office uses at this time. 5. A restaurant at this size and scale will provide a convenient option to office workers and those passing through the area. Finding D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities: Facts in Support of Finding 1. The existing parking lot areas have been reviewed and approved by the City Traffic Engineer and provides adequate circulation and parking spaces for patrons. 2. This site has been reviewed by the Fire Department to ensure adequate public and emergency vehicle access is provided. Utilities have been provided within the renovated shopping center in compliance with all applicable requirements. Tmplt: 0 5/1 612 01 2 I Zoning Administrator Resolution No. ZA2013 -0 ## Paqe 4 of 9 3. The project site is located within an existing retail building and the tenant space is designed and developed to accommodate a food service, eating and drinking establishment. 4. The tenant improvements to the project site will comply with all Building, Public Works, and Fire Codes. All ordinances of the City and all conditions of approval will be complied with. Finding E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, a safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding 1. The project has been reviewed and includes conditions of approval to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks and areas surrounding the subject property and adjacent properties during business hours, if directly related to the patrons of the establishment. 2. The food service, eating and drinking establishment will serve the surrounding business community. The proposed establishment will provide dining services to workers within the surrounding area and visitors. 3. The applicant is required to install a grease interceptor, obtain Health Department approval prior to opening for business, and comply with the California Building Code to ensure the safety and welfare of customers and employees within the establishment. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit No. UP2013 -004 (PA2013 -019), subject to the conditions set forth in Exhibit 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. Tmplt: 05/1612012 10 Zoning Administrator Resolution No. ZA2013 -0 ## Paqe 5 of 9 PASSED, APPROVED AND ADOPTED THIS 281h DAY OF FEBRUARY, 2013. Brenda Wisneski, AICP, Zoning Administrator Tmplt: 05/16/2012 11 Zoning Administrator Resolution No. ZA2013 -0 ## Paqe 6 of 9 EXHIBIT "A" CONDITIONS OF APPROVAL Planning Division Conditions 1. The development shall be in substantial conformance with the approved site plan, floor plan(s) and building elevations dated with this date of approval. (Except as modified by applicable conditions of approval.) 2. This Minor Use Permit may be modified or revoked by the Zoning Administrator should it be 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. 3. Any change in operational characteristics, hours of operation, 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. Minor Use Permit No. UP2013 -004 (PA2013 -019) shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060 (Time Limits and Extensions) of the Newport Beach Zoning Code, unless an extension is otherwise granted. 5. Should this business be sold or otherwise come under different ownership, any future owners or assignees shall be notified in writing of the conditions of this approval by the current owner or leasing company. 6. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 7. 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. 8. A copy of this approval letter shall be incorporated into the Building Department and field sets of plans prior to issuance of the building permits. 9. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Use Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Use Permit and shall highlight the approved elements such that they are readily discernible from other elements of the plans. Tmplt: 05/1612012 12 Zoning Administrator Resolution No. ZA2013 -0 ## Paqe 7 of 9 10. The establishment shall provide a maximum net public area of 620 square feet and 26 seats. 11. The proposed food service, eating and drinking establishment, shall have a parking requirement of 1 space for every 40 square feet of net public area equaling a total of 16 parking spaces. 12. The hours of operation for food service, eating and drinking establishment are limited from 7:00 a.m. to 11:00 p.m., daily. 13. Live entertainment, dancing, and alcohol service shall be prohibited as a part of the regular business operation. 14. A covered wash -out area for refuse containers and kitchen equipment, with minimum useable area dimensions of 36 inches wide, 36 inches deep and 72 inches high, shall be provided, and the area shall drain directly into the sewer system, unless otherwise approved by the Building Director and Public Works Director in conjunction with the approval of an alternate drainage plan. 15. 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). The proprietor shall actively control any noise generated by the patrons of the facility. 16. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter debris and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises. 17. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Roll -It Sushi and Teriyaki including, but not limited to Use Permit No. UP2013 -004 (PA2013 -019) and the determination that the project is exempt under the requirements of the California Environmental Quality Act. 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 Tmplt: 05/1612012 2� Zoning Administrator Resolution No. ZA2013 -0 ## Paqe 8 of 9 City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Building and Fire Department Conditions 18. Public sanitation facilities shall be available to the general public (patrons) during regular business hours of the operation, unless otherwise approved by the Building Department. 19. The applicant is required to obtain all applicable permits from the City Building and Fire Departments. The construction plans must comply with the most recent, City- adopted version of the California Building Code. The facility shall be designed to meet entrance, path of travel, restroom, dining room seating, and fire protection requirements as specified by the California Building Code and shall be subject to review and approval by the Building Department. Complete sets of drawings including architectural, electrical, mechanical, and plumbing plans shall be required at plan check. 20. The construction plans must meet all applicable State Disabilities Access requirements. An accessible path of travel and accessible bathroom shall be in compliance with CBC 2010 Chapter 11. 21. Detectable warnings shall be provided as required by access compliance. 22. Plumbing fixtures shall comply with the California Plumbing Code, 2010. 23. 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 Division. 24. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 25. Prior to the issuance of building permits, A Type I hood shall be required if any cooking is conducted that produces grease laden vapors per C.F.C. Section 609.2, if required by the Fire Department. 26. Prior to the issuance of building permits, a wet chemical extinguishing system complying with UL300 will be required if cooking is conducted that produces grease laden vapors per C.F.C. Section 904, if required by the Fire Department. 27. Prior to the issuance of building permits, a portable fire extinguisher shall be provided and maintained per C.F.C. Section 904.11.5. A 2A 10BC shall be required for the serving area, if required by the Fire Department. A fire extinguisher with a class K rating shall be provided where a type I hood is required and provided with a fire extinguishing system. 28. The rear doors of the facility shall remain closed at all times. The use of the rear door shall be limited to deliveries and employee use only. Ingress and egress by patrons is prohibited unless there is an emergency. Tmplt: 05/1612012 14 Zoning Administrator Resolution No. ZA2013 -0 ## Paqe 9 of 9 29. Prior to the issuance of building permits, an occupant load analysis shall be provided as required by the CBC for the purpose of existing or exit analysis. 30. Prior to issuance of building permits, an egress or exit analysis from the tenant space shall be provided. All exits shall remain free of obstructions and available for ingress and egress at all times. Revenue Department Conditions 31. A valid business license from the City of Newport Beach with sellers permit shall be required prior to start of business. Any contractors /subcontractors doing work at the subject site shall be required to obtain a valid business license from the City of Newport Beach prior to the commencement of any work on the subject site. Tmplt: 05/1612012 15 10 Attachment No. ZA 2 Vicinity Map 17 12 VICINITY MAP Property 4101 Minor Use Permit No. UP2013 -004 PA2013 -019 4221 MacArthur Boulevard (B -5) 1-9 20 Attachment No. ZA 3 Parking Calculation 21 22 Roll -It Sushi and Teriyaki- Parking Calculation UP2013- 004(PA2013 -019) Land Use Suite Tenant Square Footage ** Parking Code* Parking Req, Plan Check No. Bank A -1 vacant 4,000 1 /25oSF Gross 16 pending 24 -Hour Convenience Market B -1 711 2,358 1 /250SF Gross 10 1202 -2012 Food Service #2 B -2 Capriotti's 1,834 (578) 1 /40SF Net Public Area 15 1701 -2012 Dental Office B -3 Dr. Charles Zahedi 1,326 1 /200SF Gross 7 1984 -2012 Retail B -4 vacant 1,416 1 /200SF Net 8 0918 -2012 (shell) Food Service #1 B -5 Roll -It Sushi 1 1,417 (620) 1/40SF Net Public Area 16 Totals I I I 12,351 N/A 72 *Pursuant to Section III (General Development Standards for Commerce) of the Newport Place Planned Community Text * *Calculated as gross square footage to provide a conservative requirement. Floor area calculations provided per Plan Check No. 0112 -2012 for Shell Building B (12,351 sq ft entitled) * * *81 parking spaces available for shopping center 24 Attachment No. ZA 4 Site Photos 25 20 M Attachment No. ZA 5 Project Plans 29 so DOVE STREET TABULATION SUMMARY Parking Parcel Name Building Area Provided (sf) (cars) PARCEL 1 48,221 sf Proposed Buildings Pad A 40000 (Retail Use) 4,000 Pad B 8,351 (Food Use) 3,251 (Retail Use) 5,100 Total Area 12,351 sf Existing Parking to be modified 78 cars and/or removed Proposed Parking (On -Site) 65 cars Existing Off -Site Parking 16 cars Total Parking (including Off -Site) 81 cars PARCEL 2 (not part} 31,364 sf Existing Building Existing Parking (On -Site) PARCEL 3 (not pa) 47,205 sf Existing Building Existing Parking (On -Site) Total Buildin Total On -Site Area (Total ©n -Site & Off- -Site Parking For Parcel 1 7,015 sf 59 cars 8,000 sf 74 cars 27,366 sf 133 cars 214 cars) NORTH 50' Buffer (min) ivew LUii IU►n LUnt: , I %, %� , , __...,_.I ...... Standards STD - 805 -L -A and STD - 805 -L -B. Ground Level on Site 0' 120' 140' 160' May 10, 2012 80' 100' 120' Location Map Not to Scale _ EQUIPMENT SCHEDULE DOOR SCHEDULE (N) (w (N) (w (E) (N) (w (N) (N) (w (N) (N) rw (w (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (w (N) (N) (N) (N) (N) (w (N) (N) (N) (w (N) (N) (N) (N) (N) (N) (w (w NO. DOOR SIZE ELECTRICAL PLUMBING HARDWARE NO. DESCRIPTION SAW$ ALUM. 61-A55 DR. / PUSH 4 FULL, KEYED EXISTING O ACCESSIBILITY —a ALUM. FRAME FEXIT LOOK N/ CLOSER SELF - CLOSING SIGN VO4 AMP H.P. I PH HW ON OUST. GAS MINIMUM NUMBER OF PLUMBING FIXTURES REQUIRED FOR OGG. LOAD Q AIR DOOR, MARS N56, NSF 120 5 1/3 1 LEVER HANDLE, NEW O G - H.G. 5TL. FRAME O2 5 -DR. LOCKER WV 6" LE65, (2) EA. 5ELF- GLO51N6 16 TOTALS GA - FRAME W/ CLOSER MEN = MEN = I 72 ON GYP.BD. WALLS DRY STORAGE WIRE 5HELVING5, W STL. - I. ALL ACCESSIBLE DOORS HAVE 10" HIGH SMOOTH SURFACE ON BOTTOM. LEGEND: C) ALUM. - ALUMINUM H.M. - HOLLOW METAL H.G. - HOLLOW CARE S.G. - SOLID GORE DR. - DOOR STL. - STEEL NSF 4- TIER5, TOTAL 32 LIN. FT. EXCEPTION (3) A SPACE SMALLER THAN 1,500 SQ.FT. 15 NOT REQUIRED TO z1-4 LO HAVE SEPERATE TOILET FACILITIES AND ONE FACILITY 15 ACCEPTABLE 4 ui 8' HIGH 5/5 AREA 2 -DR. REACH -IN REFRIGERATOR 115 9 1/3 1 FLASHING OVER 5u TURBO AIR, M3R4-1 -2 O 6YP. BD. BEHIND CMAIV O 2 -DR. REACH -IN FREEZER 115 10 3/4 1 SINKS DISHWASHING 5u TURBO AIR, M5F47 -2 AREA MAIC INK W/ SOAP 4 TOWEL 1/2" 1/2" 11/2" DISPENSER AREA Qi 5/5 WALL SHELF I4 "X60" DRY 5/9 IT2DB PREP. SINK "X18 ", WHITE FRP W H16H STORAGE I/2° I/2" F.S. 18 NSF ON 6YP.BD. MALLS AREA 150 LB. ICE GUBER W/ 80 LB. BIN 115 T I 1/2" F.5. 53P ROOM H05HIZAKI, KM- ISIBAH DRINK WANED Iu 54/5 CLEANING DETERGENT SHELF STATION AREA DINING ii 36 "X36" FLOOR MOP SINK 4 FAUGE AREA I/2" 1/2" 2" W/ VACUUM BREAKER CEILING TILES RESTROOM 6 "X6" CERAMIC WNW CERAMIO b "XB" CERAMIC T -BAR CEILING Is 75 GAL. GAS WATER HEATER 120 WITH 5MOOTH I 3/4" 3/4" WHITE COLOR 3/4" 15p00 BN BRADFORD WHITE, U95T80R3N U56 3920 w 5/5 WATER HTR. STAND W/ 6" LEGS 4 MOP RACK s 5/5 WALL SHELF 14 "X90" W/ POT RACK OVER DI5HWA514 SIN I5 5/5 5T2D5 DISHWASH SINK I/2" I/2" F.S. 18 X 24" N5F l7 5/5 WORK TABLE 24 "X48" I3 5/5 WORK TABLE 30 "X92" A 120 I 19 ZOJIRU5HIMT -6305 (2) EA. IN so 2 -DR. UNDERGOUNTER 115 6. 5 I/3 I su REFRIGERATOR, TURBO AIR MUR -48 WAM 21 FOOD WARMER 120 12o I APW WYGOTT, W -5V W 22 5/S EQUIPMENT STAND 30"X48" 23 RICE COOKER, NG 1/2" 35p00 BTU RINNAI RER -55AN 24 24" MANUAL GRIDDLE 3/4 60p00 MU AMERICAN RANGE, ARM6 -24 zs 56" RADIANT GHARBROILER 3/4" goMo BN AMERICAN RANGE, ARRB -56 2s 5/5 EQUIPMENT STAND 30 "X48" s7 2- BURNER HOT PLATE 5/4" 64PXMU AMERICAN RANGE, ARHP I2 -2 23 5/5 FRY AEN RANGE AF45 3/4" 120p00BN 29 AMER 3/4" 80000 BTU CAN, ARSP 16 30 5/5 EXHAUST HOOD 4' -O "X12' -O" 230 1 1 lffiuzF- INO W AIR aI MAKE -UP AIR 115 11.8 1/2 1 1/2" 32 FIRE SUPPRESSION SYSTEM 33 5/5 WORK TABLE 24 "X120" 34 FOOD WARMER 120 Izoo I APW WYGOTT, W -5V A 3s HOT WATER DISPENSER 120 11.2 1 � --- 100 CUP, ADCRAFT WO-100 w 36 GASH REGISTER a 2 -DR. SALAD PREP. TABLE 115 65 1/5 1 5BP REFRIGERATOR, TURBO AIR M5T -48 1 GMANM 3B TABLE TOP 5U5HI MAKER II5 4 I SUZUMO, SVR -BRX, ETL APPROVED 3s HEAT LAMP FOOD WARMER -T25-1 120 4.6 I sOo SOON, CARLISLE HL-T25-1 w 40 450 LB. ICE GUBER ON BOVA 115 CIS 1 1/2" F.5. 5v MACHINE, HOSHIZAKI KML- 451MAH GGN1Nt87 4I 500A MACHINE BY VENDOR 1/2" F.S. 42 O I -DR. GLASS DOOR MERCHANDISER 115 bS I/4 mr TURBO AIR, TG M -14RV Cathy 43 DOOR SCHEDULE (N) (w (N) (w (E) (N) (w (N) (N) (w (N) (N) rw (w (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (w (N) (N) (N) (N) (N) (w (N) (N) (N) (w (N) (N) (N) (N) (N) (N) (w (w NO. DOOR SIZE TYPE I HARDWARE REMARKS COOKING 92 "X84 4XI 5/4" ALUM. 61-A55 DR. / PUSH 4 FULL, KEYED EXISTING O ACCESSIBILITY —a ALUM. FRAME FEXIT LOOK N/ CLOSER SELF - CLOSING SIGN 56 "X84 "XI 5/4" H.M. OR / RADIUS LEVER HANDLE, KEYED EXISTING O FRP - H.M. STL. FRAME MINIMUM NUMBER OF PLUMBING FIXTURES REQUIRED FOR OGG. LOAD LOOK AU CLOSER SELF-CLOSING OF HOOD KALL 56 "XbO "XI 5/4" H.G. WD. DR / VACANT LEVER HANDLE, NEW O G - H.G. 5TL. FRAME WOMEN = I MEN = I WOMEN = I PRIVACY LOOK, TIMELY 5ELF- GLO51N6 16 TOTALS GA - FRAME W/ CLOSER MEN = MEN = I 72 ON GYP.BD. WALLS AREA W STL. - I. ALL ACCESSIBLE DOORS HAVE 10" HIGH SMOOTH SURFACE ON BOTTOM. LEGEND: C) ALUM. - ALUMINUM H.M. - HOLLOW METAL H.G. - HOLLOW CARE S.G. - SOLID GORE DR. - DOOR STL. - STEEL WD. - MOOD EXCEPTION (3) A SPACE SMALLER THAN 1,500 SQ.FT. 15 NOT REQUIRED TO NOTE: "THIS DOOR TO REMAIN UNLOCKED WHEN BUILDING 15 OCCUPIED ". SECTION 1008.1.41.3 "ALL EXIT DOORS SHALL BE OPENABLE FORM THE IN51DE WITHOUT THE USE OF A KEY OR SPECIAL KNONLED6E OR EFFORT. SECTION 1008.1.9 FIXED (NON- OPERABLE) STOREFRONT WINDONLS FLOOR I I I TABLE I ADA I a 30" H. I CEILING ACCESSIBLE 141" D. FOR — I SEATINS I ADA ACCESS COOKING 6 "X6" QUARRY L _ _ _ 1 INTERNATIONAL T -BAR CEILING TACTILE ACCESSIBILITY —a TILE FEXIT SYMBOL WITH 5MOOTH SIGN TOTAL = 21.6 OGG. LOAD FACTOR 5-2 RADIUS FIXED (NON -OPERABLE) STOREFRONT WINDOWS FINISH SCHEDULE ROOM FLOOR 5A5E WALL5 CEILING NOTES COOKING 6 "X6" QUARRY b" QUARRY COVE LIGHT DOLOR T -BAR CEILING 5Y., HALL I'L4UHim W AREA TILE BASE W/ 5/8" SEMI -6LOSS WITH 5MOOTH BEroto taoo uNE TOTAL = 21.6 OGG. LOAD FACTOR 5-2 RADIUS ENAMEL PAINT 1005HAME TILE mm 4 ON 51m FRP - FIBER REINFORCED PANEL MINIMUM NUMBER OF PLUMBING FIXTURES REQUIRED FOR OGG. LOAD OVER 6YP. BD. U56 3720 OF HOOD KALL SU5H1 / B -4 VACANT 1,416 WATER OL05ET5 URINALS LAVATORIES 8 G - GAS LINE WOMEN = I MEN = I WOMEN = I WHITE FRP 4' HIGH SERVICE 16 TOTALS GA - GAUGE MEN = MEN = I 72 ON GYP.BD. WALLS AREA W STL. - STEEL HOWEVER, BASED ON O.G. ENVIRONMENTAL HEALTH DEPT. REQUIREMENTS M C) A URINAL IS NOT REQUIRED AND BASED ON 2010 GPG SECTION 412.3 PREP 1-� EXCEPTION (3) A SPACE SMALLER THAN 1,500 SQ.FT. 15 NOT REQUIRED TO z1-4 LO HAVE SEPERATE TOILET FACILITIES AND ONE FACILITY 15 ACCEPTABLE 4 ui 8' HIGH 5/5 AREA P-4 L0 CL FLASHING OVER O 6YP. BD. BEHIND SINKS DISHWASHING AREA JANITORIAL AREA DRY WHITE FRP W H16H STORAGE ON 6YP.BD. MALLS AREA LOCKER ROOM DRINK STATION AREA DINING T -BAR GEILIN6 AREA WITH PAINTED CEILING TILES RESTROOM 6 "X6" CERAMIC WNW CERAMIO b "XB" CERAMIC T -BAR CEILING TILE TILE COVE BASE WALL TILE WITH 5MOOTH AU 518" RADIUS WHITE COLOR K46HABLE TILE U56 3920 NOTE: LIGHT COLOR PAINT TO HAVE AT LEAST 70% LIGHT REFLECTING VALUE GLR. - CLEAR A= = REVIATIONS PLUMBING FIXTURE CALCULATIONS GROUND FAULT INTERUPTOR (CIRCUIT) MAX. - (BASED ON TABLE 4 -1 OF 2010 GPG) EA. - EACH DINING AREA = 600 50.17T. / 30 = 20 NEW (E) - EXISTING KITCHEN AREA = 320 50. FT. / 200 = 1.6 NOT TO 50ALE F.D. - FLOOR DRAIN STORAGE AREA = 150 5Q.FT. / 5,000 = 0.03 TYPICAL PLY. - PLYWOOD TOTAL = 21.6 OGG. LOAD FACTOR 5-2 F.5. - FLOOR 51NK BASED ON TABLE 4 -1 FOR RESTAURANTS THE FOLLOWING 15 THE 15 FRP - FIBER REINFORCED PANEL MINIMUM NUMBER OF PLUMBING FIXTURES REQUIRED FOR OGG. LOAD 1,326 I /200 5F GROSS 7 OF 21 PEOPLE. B -4 VACANT 1,416 WATER OL05ET5 URINALS LAVATORIES 8 G - GAS LINE WOMEN = I MEN = I WOMEN = I 1,417 (620) 1/40 SF NET PUBLIC AREA 16 TOTALS GA - GAUGE MEN = MEN = I 72 W STL. - STEEL HOWEVER, BASED ON O.G. ENVIRONMENTAL HEALTH DEPT. REQUIREMENTS M C) A URINAL IS NOT REQUIRED AND BASED ON 2010 GPG SECTION 412.3 O 1-� EXCEPTION (3) A SPACE SMALLER THAN 1,500 SQ.FT. 15 NOT REQUIRED TO z1-4 LO HAVE SEPERATE TOILET FACILITIES AND ONE FACILITY 15 ACCEPTABLE 4 ui k TRASH t I I z I I IADA I I WA TINESSbIBLEI L — — _ 1 I I Z � AREA DRINK STATION AREA TO HAVE APPROVED 3/8 RADIUS COVE BASE AROUND THE BA5E Z DRINK STATION NET PUBLIC AREA (CUSTOMER SERVICE AREA) 620 SQUARE FEET 50' -0" FIXED (NON - OPERABLE) STOREFRONT WINDOWS 6REA5EINTERGEPTOR LOCATED IN AD�AGENT PARKING LOT T T I I I FLOaR PLAN GFI - GROUND FAULT INTERUPTOR (CIRCUIT) MAX. - MAXIMUM MIN. - MINIMUM (N) - NEW O.G. - ON CENTER N.T.5. - NOT TO 50ALE 5/5 - STAINLESS STEEL TYP. - TYPICAL PLY. - PLYWOOD MAXIMUM 445" OCCUPANT LOAD SIGN 36 11X80" ACCE5I5LE ^ / CASED YVALL/DOOR V OPEN SIGN DUAL SWING DOOR a 5' H.1 I DRYWALL SOFFIT LINE WAITING BENCH SEAT 5NEEZESUARD TO PROTECT SUSHI MAKER$ PREP. AREA FRONT 4 ON SIDES I m COUNTER TO BE HANDICAPPED ACCE551BLE 25" - 54" MAX. RE57ROOM \ �/ \ / WOOD/LAMINATE _ CABINET WITH 5/5 TOP Q 4 � A -3 WINDOW 48" H. X 33 rtu'' SUSHI / 5ERVIGE AREA 4' -0" UN055TFXCTED AREA FOR FLOOR MATS AND TRASH CONTAINER WASHOUT i3 p . 40 D 4' -I„ Qi ^ o- DI5HWA514IN5 AREA 0 7 r PREP. AREA COOKING AREA —x —30 31 32 � I I I I I TENANT FLOOR AREA - 1,41-7 50UARE FEET NET PUBLIC FLOOR AREA - 620 50UARE FEET TOTAL NUMBER OF SEATS - 26 SEATS OI m LOCKER \ � ` �I� I ROOM OS, q 10 3X DRY 3 STORAGE L AREA p O ROLL -IT SUSHI AND TERIYAKI- PARKING CALCULATION LAND USE SUITE TENANT 50. FOOTAGE *� PARKING GORE' REQUIRED SPACES BANK A -I VACANT 4,000 1/250 5F GRO55 I6 24 -HR. CONVENIENCE MARKET 5-1 7 -11 2,558 1/250 5F GRO55 10 FOOD SERVICE 2 5-2 GAPRIOTTI'S 1,834 (578) I /40 5F NET PUBLIC, AREA 15 DENTAL OFFICE B -3 DR. CHARLE5 ZAHEDI 1,326 I /200 5F GROSS 7 RETAIL B -4 VACANT 1,416 1/200 5F NET 8 FOOD SERVICE I B -5 ROLL -IT SUSHI 1,417 (620) 1/40 SF NET PUBLIC AREA 16 TOTALS 12,269 W 72 *PURSUANT TO SECTION III (GENERAL DEVELOPMENT STANDARDS FOR COMMERCE) OF THE NEWPORT PLACE PLANNED COMMUNITY TEXT CALCULATED AS OR055 SQUARE F007A6E TO PROVIDE A CONSERVATIVE REQUIREMENT. FLOOR AREA CALCULATIONS PROVIDED PER PLAN CHECK NO. 0112 -21 BUILDING B (12,351 50. FT. ENTITLED) 5C ALE : 1/4 = 1'-O II FLOOR PLAN NOTES: I. RE5TROOM VENTS TO BE LIGHT SWITCH ACTIVATED. 2. AIR DOOR TO BE MICRO SWITCH ACTIVATED. 3. RE5TROOM SHALL BE PROVIDED WITH LOW CONSUMPTION WATER CLOSETS. 4. EXIT 51&N5 ARE TO BE ILLUMINATED AT ALL TIMES. 5. A MINIMUM 56" AISLES TO BE PROVIDED. 6. EXISTING A/C SYSTEM TO BE USED. Revislons 2/1/13 PLANNING DEFT. CORRECTIONS EXISTING WALL NEW NON- E3EEARINO WALL PARTITION ® NE:I^1 LOW PARTITION FLOOR SIN< FLOOR DRAIN F-L-I EXIT SIGN WITH EEMEERGE°NGY EXIT LIGHT E:MEERGENGY LIGHT ONLY rn� VJ Revislons 2/1/13 PLANNING DEFT. CORRECTIONS z Q O O v v v r m Lu Q Lu w z Q J a T To y a m U `o a H = o m a 0 a a v v m O Ya T A m 0 I� F-L-I (D rn� VJ Na W W 0) H co m W W W Q N��y 14 �L M C) O 1-� F z1-4 LO �E --- I 4 ui P-4 L0 CL O z Q O O v v v r m Lu Q Lu w z Q J a T To y a m U `o a H = o m a 0 a a v v m O Ya T A m Drawn K.N. Date 1/22/13 Pro), Na R -1302 Sheet No. 1_ -L 1 C 0 rn� VJ ry��yT W �L O 1-� z1-4 �E --- I H�L m CL Drawn K.N. Date 1/22/13 Pro), Na R -1302 Sheet No. 1_ -L 1 C