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HomeMy WebLinkAbout02 - Sessions Sandwiches - PA2013-142COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658 -8915 (949) 644 -3200 Fax: (949) 644 -3229 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT September 12, 2013 Agenda Item No. #2: SUBJECT: Sessions Sandwiches - (PA2013 -142) 2823 Newport Boulevard Minor Use Permit No. UP2013 -012 APPLICANT: Sessions Sandwiches — Matt Meddock PLANNER: Jason Van Patten, Planning Technician (949) 644 -3234, jvanpatten @newportbeachca.gov ZONING DISTRICT /GENERAL PLAN • Zone: CV (Commercial Visitor - Serving) • General Plan: CV (Visitor Serving Commercial) PROJECT SUMMARY A minor use permit to allow operation of a new food service, eating and drinking establishment (Sessions Sandwiches) within an existing multi- tenant commercial building. The proposed establishment includes 523 square feet of interior net public area and seating for 31 patrons. The proposed hours of operation are from 6:00 a.m. to 11:00 p.m. daily. No late hours (after 11:00 p.m.) or 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 -012 (Attachment No. ZA 1). DISCUSSION • The subject property is located on the Balboa Peninsula at the intersection of 29th Street and Newport Boulevard. Surrounding uses include retail and office to the 1 2 Sessions Sandwiches Zoning Administrator September 12, 2013 Page 2 north, south, and east, and a municipal parking lot with residential units beyond to the west. • The property is developed with a 5,645 square -foot, two- story, two tenant building and related 11 -space parking lot. Sessions Sandwiches will occupy the tenant space on the eastern half of the property previously occupied by a retail bicycle store. An existing dry cleaner will continue to occupy the adjoining ground floor tenant space on the western half of the property. • The proposal includes renovating the tenant space to provide 523 square feet of interior net public area and seating for 31 patrons. Interior improvements proposed include new restrooms, kitchen, doors and windows, and removal of a portion of the second floor (382 square feet) resulting in a gross floor area of 2,925 square feet. • Exterior renovations and improvements proposed include the addition of wood siding on the building fagade, reconfiguration and restriping of all parking spaces and access aisles, the addition of bicycle parking, and new landscaping. • The property is designated Visitor Serving Commercial by the General Plan and zoned Commercial Visitor - Serving (CV). The CV land use category is intended to provide for accommodations, goods, and services intended to primarily serve visitors to the City of Newport Beach. The proposed eating and drinking establishment is a commercial use intended to service the neighborhood, surrounding community, and visitors to the City of Newport Beach. Therefore, it is consistent with this land use category. • The existing tenant space is considered legal nonconforming due to parking because 11 parking spaces are provided onsite, where, based on a parking ratio for the previous use (retail) of one space per 250 gross square feet, a total of 14 spaces (3,307/250 = 13.2) are required. Pursuant to Municipal Code Section 20.38.060 (Nonconforming Parking), a nonconforming use in a nonresidential zoning district may be changed to a new use allowed in that zoning district without providing additional parking, provided no intensification or enlargement (e.g., increase in floor area) occurs. • Parking required for food service uses may range from a rate of one space per 30 square feet to one space per 50 square feet of net public area based on physical and operational characteristics of the proposed establishment. Based on characteristics of the proposed use which include fixed - seating, bicycle parking, presence of walk up traffic, no live entertainment, and no late hours, staff recommends a rate of one parking space per 40 square feet of net public area. With this ratio, 14 spaces (523/40 = 13.1) would be required on site, and therefore, does not result in an intensification of use. TmpIt:07 -18 -13 3 Sessions Sandwiches Zoning Administrator September 12, 2013 Page 3 • As demonstrated in the attached draft resolution, staff believes the proposed project meets the requirements of the Zoning Code and the findings for approval can be made. ENVIRONMENTAL REVIEW This project has been determined to be categorically exempt under the requirements of the California Environmental Quality Act under Class 1 — (Existing Facilities). This exemption authorizes minor alterations to existing structures involving negligible or no expansion of use. The proposed project involves alterations to the interior floor plan of an existing commercial space and related parking lot with no expansion in use. PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights -of- way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD An appeal may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at (949) 644 -3200. Prepared by: M Jas Van Patten Planning Technician JM /jvp Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Description ZA 4 Site Photographs ZA 5 Project Plans TmpIt:07 -18 -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 -012 FOR A FOOD SERVICE USE LOCATED AT 2823 NEWPORT BOULEVARD (PA2013 -142) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Matt Meddock, with respect to property located at 2823 Newport Boulevard, and legally described as Lots 18, 19, 20, and 21 of subdivision of Block 227, Section "A" Newport Beach, as shown on a map recorded in Book 4 and Page 26 of Miscellaneous Maps, Records of Orange County requesting approval of a minor use permit. 2. The applicant proposes to convert an existing 3,307 square -foot retail space to a food service use. The proposal includes 523 square feet of interior net public area and seating for 31 patrons. Service of alcohol and late hours (after 11:00 p.m.) are not proposed. 3. The subject property is located within the Commercial Visitor - Serving (CV) Zoning District and the General Plan Land Use Element category is Visitor Serving Commercial (CV). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Visitor Serving Commercial (CV -A). 5. A public hearing was held on September 12, 2013, in the Corona del Mar Conference Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. 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. 1. This project has been determined to be categorically exempt under the requirements of the California Environmental Quality Act under Class 1 — (Existing Facilities). 2. This exemption authorizes minor alterations to existing structures involving negligible or no expansion of use. The proposed project involves alterations to the interior floor plan of an existing commercial space and related parking lot with no expansion in use. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: rW, Zoning Administrator Resolution No. ZA2013 -0 ## Paqe 2 of 9 Finding: A. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding: A -1. The General Plan designates the site as Visitor Serving Commercial (CV) which is intended to provide for accommodations, goods, and services to primarily serve visitors to the City of Newport Beach. A -2. The proposed food service use is consistent with the CV designation as it is intended to provide a service not only to visitors, but also to residents within the immediate neighborhood and surrounding area. A -3. Eating and drinking establishments are common in the vicinity along Newport Boulevard and are complimentary to the surrounding commercial and residential uses. A -4. 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: B -1. Pursuant to Section 20.20.020 (Commercial Zoning Districts Land Uses and Permit Requirements, Table 2 -5) of the Zoning Code, eating and drinking establishments located in the CV Zoning District that are within 500 feet of a residential zoning district, and classified as Food Service, No Alcohol, No Late Hours, require the approval of a minor use permit. The property is located approximately 100 feet from a residential zoning district. B -2. The existing tenant space is considered legal nonconforming due to parking because 11 parking spaces are provided onsite, where, based on a parking ratio for the previous use (retail) of one space per 250 gross square feet, a total of 14 spaces (3,307/250 = 13.2) are required. Pursuant to Chapter 20.38.060 (Nonconforming Parking), a nonconforming use in a nonresidential zoning district may be changed to a new use allowed in that zoning district without providing additional parking, provided no intensification or enlargement (e.g., increase in floor area) occurs. B -3. Based on the characteristics of the proposed use with a combination of fixed - seating, bicycle parking, presence of walk up traffic, no live entertainment, and no late hours, a rate of one parking space per 40 square feet of net public area is appropriate. With this ratio, 14 spaces (523/40 = 13.1) would be required on site, and would therefore, not N Zoning Administrator Resolution No. ZA2013 -0 ## Paqe 3 of 9 intensify the parking requirement above what was required (14 spaces) for the previous retail use, and does not result in an intensification of use. B -4. As conditioned, the proposed project will comply with Zoning Code standards for eating and drinking establishments. 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: C -1. The proposed food service use is appropriate given the establishment will be located between two streets which provide convenient access to motorists, pedestrians, and bicyclists. C -2. The establishment is buffered from residential uses to the west by Newport Boulevard and the adjacent municipal parking lot. C -3. The surrounding area contains various business office, retail, and visitor serving commercial uses including restaurants and take -out eating establishments. The proposed establishment is compatible with the existing and permitted uses within the area. C -4. The proposed establishment will provide a service for residents of the neighborhood and visitors to the area and will not require the provision of additional parking spaces onsite. C -5. The existing trash storage area is adequate to accommodate the proposed food service use and is conveniently located where materials can be deposited and collected, and does not impede with parking spaces. As conditioned, the height of the trash enclosure shall be increased to completely screen the trash dumpster, and a gate shall be installed that will be locked when not in use. 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: D -1. The parking lot is proposed and conditioned to be reconfigured to provide adequate circulation and code compliant parking spaces. I Zoning Administrator Resolution No. ZA2013 -0 ## Paqe 4 of 9 D -2. This site has been reviewed by the Fire Department to ensure adequate public and emergency vehicle access is provided. D -3. The proposed site improvements will comply with all Building, Public Works, and Fire Codes. Finding: E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: E -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. E -2. The applicant is required to obtain Health Department approval prior to opening for business, and comply with the California Building Code to ensure the safety and welfare of customers and employees within the establishment. E -3. The proposed renovations to the existing commercial building and related parking lot will have a positive impact on the overall economic health of the community and may promote further revitalization of other commercial properties in the vicinity. 64x0lr[•].[m.]x016910.01.11 NOW, THEREFORE, BE IT RESOLVED: The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit No. UP2013 -012, subject to the conditions set forth in Exhibit A, which are attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 (Planning and Zoning), of the Newport Beach Municipal Code. 10 Zoning Administrator Resolution No. ZA2013 -0 ## Paqe 5 of 9 PASSED, APPROVED AND ADOPTED THIS 12TH DAY OF SEPTEMBER, 2013 sm Brenda Wisneski, AICP, Zoning Administrator 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 plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. This Minor Use Permit may be modified or revoked by the Zoning Administrator if determined that the proposed use 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, may require an amendment to this Minor Use Permit or the processing of a new use permit. 4. Minor Use Permit No. UP2013 -012 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 Minor Use Permit. 8. Live entertainment and dancing shall be prohibited as a part of the regular business operation. 9. The sale of alcoholic beverages shall be prohibited unless an amendment to this Minor Use Permit or other required application is first approved in accordance with the provisions of the Municipal Code. 10. A copy of this resolution shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 11. Net public area shall be limited to 523 square feet. 12 Zoning Administrator Resolution No. ZA2013 -0 ## Paqe 7 of 9 12. The hours of operation for the food service use are limited to between 6:00 a.m. and 11:00 p.m. daily. 13. No outside paging system shall be utilized in conjunction with this establishment. 14. Trash receptacles for patrons shall be conveniently located both inside and outside of the establishment, however, not located on or within any public property or right -of- way. 15. All trash shall be stored within the building or within dumpsters stored in the trash enclosure, or otherwise screened from view of neighboring properties, except when placed for pick -up by refuse collection agencies. 16. A gate shall be installed to enclose the existing trash enclosure and shall be locked when not in use. 17. The walls of the existing trash enclosure shall be increased in height so no portion of the trash dumpster is visible from the public right of way. 18. The trash dumpster within the trash enclosure shall be covered with a solid lid. 19. 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). 20. 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. 21. 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 Director of Community Development, and may require an amendment to this Use Permit. 22. 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. 23. All proposed signs shall conform to Title 20, Chapter 20.42 (Sign Standards) of the Newport Beach Municipal Code regulations or any sign program applicable to the property. 24. 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 13 Zoning Administrator Resolution No. ZA2013 -0 ## Paqe 8 of 9 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 Sessions Sandwiches Minor Use Permit including, but not limited to, the UP2013 -012 (PA2013 -142). 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. Building and Fire Department Conditions 25. 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 exiting and fire protection requirements as specified by the California Building Code and shall be subject to review and approval by the Building Division. 26. The construction plans must meet all applicable State Disabilities Access requirements. 27. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 28. All exits shall remain free of obstructions and available for ingress and egress at all times. 29. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise - generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise - generating construction activities are not allowed on Sundays or Holidays. Revenue Division Conditions 30. A valid business license from the City of Newport Beach with a 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. Public Works Department Conditions 31. All improvements shall be constructed as required by Ordinance and the Public Works Department. 14 Zoning Administrator Resolution No. ZA2013 -0 ## Paqe 9 of 9 32. The applicant shall reconstruct the existing broken and /or otherwise damaged concrete sidewalk panels, curb and gutter along the Newport Boulevard frontages. 33. An encroachment permit is required for all work activities within the public right -of -way. 34. All improvements shall comply with the City's sight distance requirement, pursuant to City Standard 110 -L and Municipal Code section 20.30.130. 35. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right -of -way may be required at the discretion of the Public Works Inspector. 36. All on -site drainage shall comply with the latest City Water Quality requirements. 37. The existing water meter servicing the project site shall be protected with a reduced pressure backflow assembly and shall be sized to match the water meter. 38. Both driveway approaches /curb openings shall be modified to align with the new drive aisle alignment. The modified driveway approaches shall be installed per City standard. 39. The proposed bicycle parking located at the westerly side of the property shall be positioned to ensure that the bicycle rack and bicycles do not encroach into the public right -of -way. 40. The parking lot shall be reconfigured consistent with the approved site plan, including removal of the brick planter wall. 15 10 Attachment No. ZA 2 Vicinity Map 17 M4 m aa� a t , st o.00 :o ✓ app';) - -�- N ,- f g 1 I�� 1 1 4- SP top ? \�0 L 40 Newport Beach GIS ,r p�'rogr Feet ° m 0 100 200 G °" C�<IFOP��' I *A I\ -0 i• - Pam i 1 I NI f I v ae ® 0 -a r� %®r"P'400 Disclaimer: Every reasonable effort has been made to assure the accuracy of the data provided, however, The City of Newport Beach and its employees and agents disclaim any and all responsibility from or relating to any results obtained in its use. Imagery: 2009 -2011 photos provided by Eagle Imaging www.eagieaerial.com 1U Attachment No. ZA 3 Project Description 19 20 Dear Planning Division, Sessions Sandwiches is a West Coast inspired deli supporting local culture, lifestyle, and appetites through fast, fresh, made -to -order sandwiches. This has been a dream in the making. Matt Med dock, (myself) an LA County and Riverside County Paramedic and Youth Leader at Newport Church, along with Beckham Thomas, an Investment Banking CEO, strive to create the country's first "West Coast" inspired Sandwich Chain paying homage to all things Southern California, with Newport Beach being the anchor store After many years of brain storming, we have decided to build Sessions Sandwiches, a fast casual Sandwich Shop with a So Cal surf culture vibe, which caters to the local crowd of Newport Beach. We also plan to make Sessions Sandwiches a landmark location for tourists through our various marketing techniques, retail products, and relationships with brands in and throughout the action sports industry. The space is being designed by the award winning Horst Architects from Laguna Beach. This project will in itself be a piece of art. We plan to have polished concrete floors with reclaimed wood walls throughout the shop. There will also be various art fixtures on display throughout and projectors playing old surf videos such as the Endless Summer on the walls. This project is compliant with the current zoning district where our space 2823 Newport Blvd is zoned for CV which is Visitor serving commercial according to the Newport Beach website. The design location and size of our business is compliant with current businesses in the area, there is ample space for all emergency vehicle, public works, and utility vehicles. Lastly Sessions Sandwiches will not harm or do anything to the harmonious and orderly growth of the city. This project will only enhance what the city already offers. We plan to be a fast casual restaurant where guests will order their food, then find a seat or take their food to go. We project that the majority of our clientele will be to -go orders. After many years of studying the sandwich business we have learned that this is the nature of sandwich restaurants. For the guests who would like to stay and eat we will have 8 tables and a total of 31 seats available. Two ADA handicap bathrooms will be built, one male and one female. The floor mentioned above will be a polished concrete which is easy to clean and bleach to ensure that we always have the best sanitary conditions. The total usable space within the shop is 1492 sq ft, with 523 sq ft will be dedicated to Net Public Area. We have an attached private parking lot that comes with our lease. There are 11 parking spots on location including one handicap space. These are to be split with us and the cleaners. We will also be adding bike parking on the side of the building for the public to use. The menu is being created by an award winning Chef Max Schlutz and will consist of breakfast, lunch, and dinner. Breakfast will serve breakfast sandwiches, bagels and our homemade cream cheeses. We are teaming up with Martin Deidrick of Kean Coffee to do our coffee menu. Lunch and dinner we will be serving traditional sandwiches such as the BLT, Turkey Avocado, and the pastrami to name a few. We will also have a variety of our signature sandwiches that will have a Southern Californian Gourmet 21 "West Coast" feel to them. With the huge popularity of the east coast deli's we plan to coin ourselves as the very first "West Coast Deli." Besides sandwiches, we plan to sell a variety of salads, potato chips, side dishes, and craft sodas. We will also have a variety of shirts, hats, and tank tops on display for sale. Sessions and Newport Beach will be branded in every aspect of the store, on premise, and long after people leave the premises through our to -go cups, shirts, hats, and sponsorships with the local surf contests and surf teams. The Shop will have at least 2 people working at all times, usually 3, and 4 people working during the peak hours of lunch. There will always be a manager present. We will have roughly 10 - 14 employees total, with Sessions Sandwiches being a part time job for high school and college aged people, the exception will be the managers, they will all be full time. We would like start serving coffee and bagels at 6 am. Due to our market research, we noticed people are up leaving for work, getting coffee and bagels sometimes even earlier than 6am. We feel that 6am will work well for us. We plan to change from a breakfast menu around 1030, and then serve lunch and dinner for the remainder of the day and night. We plan to close at 11 p.m. The surrounding business directly next door to our proposed location is Newport Cleaners who we already have a good relationship with; Beckham has been using them as his personal cleaners for many years. Also please note that the cleaners are closed on Sunday and have been for the last 15 years. We feel that our concept will be nothing but an asset and an upgrade to the property and the community. We want to thank you for taking the time and looking more into our dream and we look forward to helping build the community of Newport Beach, which we love so much. Sincerely, Matt Meddock and Beckham Thomas 22 Attachment No. ZA 4 Site Photographs 23 24 dlA 25 IQ P ra � fil .9 20 Attachment No. ZA 5 Project Plans 27 M SESSIONS SANDWICHES 2823 NEWPORT BOULEVARD, NEWPORT BEACH, CA, 92663 ltj*V:14 sm*j aemwn mlrmfsmvmpwmm�vw ,ryrr.vewmuX.cu,auvm M. ��NemwnFiAaAm�Wmm n�u�ws °oV�i+eee�XivWa<nia Nm,��ear w. ,�W UVym.x >a�+ mnamaarm�=m va,MHra =inmumvtrva ,�W eawMmun ¢mr Ya uwrremmv��y�mfwaagryu�X } .wrvmmi..,mmvu smmm romwv amMwam3armavmmra ♦ n.wu.ca. w.ezmavwna.vw.+c,mmm vem mq.umunmvu mve.mevnaeew aeanp� �nmm vmamm�m�iMgfuddr>am 4xmvzm.rvsd.r sam enmgw,yemwpawwc eivaa mwragart n,R�vdtWb w rmumnmXW vn zcv.msm...,m e..awsne.�vms mmme^Wo- umo...sxwc rvaamn�m+meo,mm�`vmvm.mea uwP.uam�.ewr=w ne7+e+eaa.i.e,.. ma /'ma -6e'hn Nr:mM �� �uT am..NNmea ^_ le„wa,.rererle TOI EI¢ DSCG aou Xew vm. 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RA„p �pPAN. aPp:° five 6F ,am rma«Er ,: �.. ursP ssF vvrt w.o: +weasv ,nm ,n.s ,efEix iorn�G ,z6 ioru «cuPUrt wAp nxs.un: w.z flE.6E FnGaRIES1GnEMAIFg1E FEMNEtMHWPIER 6 Ei 6U RFWMNInG VAiG V, PER CPGTP 1l red" ,z .tom.. r..� � Q w v w m S O a �1 `Z 7- I ^ � V J < V J O Z O ' O �cn � V l M w N 00 c'4 w Arvp nPm oAnr. N.T.S. A01 TITLE SHEET 29 3o cn ¢ V W V V ¢ w m F- S o w � Z Q � w 0 z m 0, O_ c/1 � M W cV m N '" °D8.12.I3 Al 1 r.µo -- — -- 3 [ I !. ao�rvewmre 3 — ®„ _ -° KEYNOTES IN CSI Il \ \ \\ \ \ \ \ \ \ \ 1 GENERAL TTE \ I ISTING L EXISTING WATER METER SERNCING THE SITE SHALL BE PROTECTED WITH A REDUCED PRESSURED, BACKFLOW ASSEMBLY; SIZE TO MATCH WATER�� METER. r 2. EXISTING BROKEN AND /OR OTHERWISE DAMAGED CONCRETE SIDIEWAIK PANELS, CURB ,m•", umxir. { AND GUTTER ALONG NEWPORT BOU LEVARD �( FRONTAGE5 TO BE RECONSTRUCTED AS /? ✓ NECESSARY. LEGEND 3o cn ¢ V W V V ¢ w m F- S o w � Z Q � w 0 z m 0, O_ c/1 � M W cV m N '" °D8.12.I3 Al 1 co VD Q U W _ = S v UW m col W Q I C/'> Q W cn z m I— O C� Z M W cv C/i CV °- bB.OR.l3 A21 sl �IIIIII��IIIII.. „�� .�... II q mm�urmpppppp amnmv...aw,. u, �, I IlulwiuuullililmiiiiuniniiiE�� uwwmlllu uw nuruumuml. p m p D a p pq� 1311111131111111111 I Iplll 111'11111111111111111111111111 IIIIII,1� � �p e c ® KEYNOTES -- — I E, MATERIALS LEVEL 7 FLOOR PLAN LEVEL 2 FLOOR PR PPLAN LEGEND co VD Q U W _ = S v UW m col W Q I C/'> Q W cn z m I— O C� Z M W cv C/i CV °- bB.OR.l3 A21 sl �IIIIII��IIIII.. ��r;� m mm�urmpppppp �, I IlulwiuuullililmiiiiuniniiiE�� uwwmlllu uw nuruumuml. p p D a p pq� 1311111131111111111 I Iplll 111'11111111111111111111111111 IIIIII,1� � �p e c Q U W _ = S v UW m col W Q I C/'> Q W cn z m I— O C� Z M W cv C/i CV °- bB.OR.l3 A21 sl LEVEL 1 FLOOR AREA CALCULATION LEVEL 2 FLOOR AREA CALCULATION FLOOR AREA CALCULATIONS LEVEL 1: 1,499 SQ. FT. TO RFMAN LEVEL 1 NET POBOC AREA 523 SQ. Ff. LEVEL 2: 1,426 SQ. 9. TO REN✓tlN 3B2 SQ, FT. TO REMOVE TOTAL LEVEL . LEVEL2: 2,92.5 SQ. Fl. cn w v v U w m � o w Z � Q cn Q I w Li) =) % m I— O 0 V) w C/) Z M L1 1 CV EDO Cl7 Lv �• a -] d M"U8A2.13 A22 32 �Q V W U v¢ w m � o o� w zz Q� C/) Q cn � z m O / d. C/7 C"J W N co Cfi CV ""°6896.13 A23 3 33 0 Ll f i l L___S1� 3 J O s rvavmmamw vwnnvoew.vmcwanv = Ico -- ,M,. ❑ _ — m KEYNOTES --- ------- - - ---- ED,.,d.�.,d... ®�r=..aAa.,Unosw® MATERIALS LEVEL 1 EQUIPMENT PLAN LEVEL 2 EQUIPMENT PLAN LEGEND �Q V W U v¢ w m � o o� w zz Q� C/) Q cn � z m O / d. C/7 C"J W N co Cfi CV ""°6896.13 A23 3 33 t/> Q w v v U � W O J W I ^ � V / W O Zm 0, 0 d VD z Cl) W N 00 V7 (V °• OP.0P.13 s A31 34 M v�Kxemax'�a famwwmnav�4 vu w NORTH ELEVATION s KEYNOTES ® Wmun.xm- �axYVauu MATERIALS EAST ELEVATION LEGEND t/> Q w v v U � W O J W I ^ � V / W O Zm 0, 0 d VD z Cl) W N 00 V7 (V °• OP.0P.13 s A31 34 C/J Q V I..LJ Z V U w m w z � Q � C/� Q Cl) � O m O I--- 0 cn � cn z Cl) LLJ N co U7 N i`I g. 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Cl) w c14 co N °' U8.06.i3 A51 EQUIPMENT STANDARDS EQUIPMENT SCHEDULE wm 0 pmmm�m,.m„,m,.m. ���.. . a.. w, a, ._.p".a,_.n.,•..,,.bmaoam..m... w�n„w.mm.�a.vwwm..ma.mm.m.m o �wgmna�nmevm .,mwam.mmmnvp¢,gmuo ®ereampu, w, u, u. wn... p�., W, .ma.iwmma..enecimxw.m'n..a�mxnw m nwl,n ,svv.,m.MIMMCm4.a.hWinp a.nvhmuway.&mYy . mwv. �, n�. vrw. n+vmmmu.nmwm¢exmb+Rtumanmm.aeun F .°',w ENCLOSURE NOTES ®...awwwx4m•_*ww °�Iwmuxm.�nouM v kaa,+ttimti, nnmmay.m.wmimv �ven.anMwvq t, M- ambvNemmnm,fvm°�W.mmn�YmrbCye „MI�p w1 Wa' _ iin�papl,a¢waa�6v.enul+amY manNw,�cwmn mvnugG uymwbwmr.r,YYFW bwCtlwu6•wWt mb+,bhnRWS..mvemmewmwtnR.,,W maLm:+M'p" ,n. u,�urwHSen" mNh�W v.waw,tl'x�,wmm�mmic,.+.nnr � wpX', YJ461 mmmF�mem mm °°° mm_ ..emv �e¢m.vue. v,w ummrmw � mitt SnMTM%+, m��Na u<.. u1. w°$amxnw4mnanam ® nawrms..mmv+mpma+mpaiwpn e,.. m.nx iBm4 vNaw,Mmm vm �a � 1p.,T.vl , yry .miugygmxrwm�,raim.+nEPO]M1ai {� ..W .ww �ywgm ua.rymimmnv o¢e,•arommw- .afvfwmmsmao mWyx,�bWe�w vWx�gPe10y.amr6rvsna�ata+e+ W+,W nmae1vwnmuwnm,eumf .eMwuwwem,m.een v, vsMwanvvrypkbmvvmn•mw,m.rtyimunuv °C wv�n mlmmmwm8 we.mf+,��N ® anew s+mvea.m ..m...ne,vxm�nmv.•Y.m,p.x®m °wa nvbumamb�Mp.w'wnvdnmr.wwee �= apyy.vrymnmeuewls,w m•aa.e.e.....ma.,�,.aw._a.. ce „m,..MU..w_wn, m. D u:w�n,�G4: em.m,ma.,m pw.,wm.mmp�.� „,m,m•.m,me,w,m �� �m�maw ,.bm•.m.mammmm�wb...�m...., ` � mma,w.n�wx ,�,"P.m"tl�.�a...���..mmea...a.e . xm.mn.,ee ruq.oAnom ®wnm Fwl mr,imwmmumcmaa+ vw..a,gmma,.eefws peyo'ea,'e�vamswwm•tt � vwn.n§�m wmee anrenm_ e. ewrcu .as..cm.ne.®awi..,.m.m•me -vvn a, V m tr..xmw.mvm�^�.M�m_vnT�um�w.vn �” cc LG mm. �msw�.a�wa„mun���e.mm,my w.a ....:.�.+. ��..w,.m•.�..�,avmi�aa �` oD wm wwmnm:w x.meew•�ns�m "am�"wi nww...etevame v..... w..zem.wne.,.mwnm.vm,evh�mm.�_ cmc.nus FINISH SCHEDULE owm o-aRm� ..mmeEmm.. m.wmwmm..mw.m.mwm+w. aammn�,E.x,.mm®a�.m.o-www.�w. mwmw� "h INTERIOR FINISH NOTES wwr wc"amnmo.. _ xbryr �.�o°` dwmmb.,mmmmmw..,,:.mwm m�mm„m„b.. m•a,mw..,_m, max.. ,e,..,,...m.�,.ewm,mmmoes.nnan� °x, mv — wmmwa .�m.,�mema.m.w.rame =.w�m+�.e. am.>g. "«r o.We. wn �Y. m� �wxm .¢mamxle �noem _ s."mm FINISH ABBREVIATIONS MATERIAL SCHEDULE ' ,orw�n� nffwuswpomroawrc EQUIPMENT NOTES EQUIPMENT & FINISH SCHEDULES C/7 Q v w = s v U w m J 0 a LLI Z� Q cn Q w % Co F- O / 0 d . � z m w C-4 co N — a, m. "a "pE.tf9.13 KH S7 Additional Materials Received Mosher Comments for Items C, 1 and 2 September 12, 2013 Zoning Administrator agenda comments - Jim Mosher Page 2 of 2 seem construction approval? "Public Item 2. Sessions Sandwiches - Minor Use Permit (PA2013 -142) Regarding Section 3 of the Draft Resolution (Attachment ZA 1): 1. Finding C: I am pleased to see the non- conforming parking analysis is performed relative to the actual prior use rather than to what might have been theoretically possible with the zoning. However the calculation seems to relate only to the former bike and soon -to -be sandwich shop unit. Are there additional required spaces for the dry cleaner and upper story occupants, and if so, how do they figure into the total? The applicant's letter (handwritten page 21) implies that 11 is the total number of available spaces, shared by multiple uses, which seems to be confirmed by the striping plan proposed on Sheet A11 (handwritten page 30). 2. Facts in Support of Finding C -5: "... and does not impede with the parking spaces." (or "access to the ") 3. Condition 18: Does the trash enclosure, as well as the dumpster within it, need a solid cover? Garciamay, Ruby To: ZONING ADMINISTRATOR Subject: Additional Materials Received Item 2a: Sessions Sandwiches (PA2013 -142) Zoning Administrator Hearing of September 12, 2012 From: Joann Bracken rmailto:jbracken(&Iive.com] Sent: Thursday, September 12, 2013 1:02 PM To: Van Patten, Jason; Dept - City Council; Kiff, Dave Subject: Sessions Sandwiches PA2013 -142 Hearing Mr. Jason Van Patten, Please forward this to the Zoning Administrator /City Manager and the appropriate parties for the public record. I will not be able to attend the pubic hearing today. And why is the public hearing right in the middle of the afternoon when most of the "public" are working ? ?? I have read the zoning administrator staff report for the Sessions Sandwiches and I have the following concerns: 1. Why does a sandwich shop need to be open until 11PM? I would prefer to see this establishment close at 10PM at the latest due to the continued problems with all of the drunks/ and intoxicated bar patrons continuing to loiter in the area. Having a sandwich shop stay open until 11PM is only inviting more problems to the area and gives the intoxicated revelers a reason to stay in the area. 2. While I welcome a good restaurant to the area, I do not wish to see this "sandwich" shop morph into yet another party -place that later comes back to the City requesting a license to serve beer & wine. Absolutely, no booze license should be issued or even considered in the future unless there is a significant reduction in the bars and the alcohol problems in the immediate area. Thank you for your time and consideration. JoAnn Bracken '%