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HomeMy WebLinkAbout03 - Pizza Del Perro Negro Use Permit - PA2014-066COMMUNITY 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 June 12, 2014 Agenda Item No. # 3: SUBJECT: Pizza Del Perro Negro Minor Use Permit - (PA2014 -066) 2233 W. Balboa Boulevard, Suite 102 Minor Use Permit No. UP2014 -017 APPLICANT: Pizza del Perro Negro PLANNER: Debbie Drasler, Contract Planner (949) 644 -3206, ddrasler @newportbeachca.gov ZONING DISTRICT /GENERAL PLAN • Zone: MU -W2 (Mixed -Use Water Related) • General Plan: MU -W2 (Mixed -Use Water Related) PROJECT SUMMARY A minor use permit to convert an existing 1,050- square -foot, vacant commercial tenant space to a new take -out service, limited eating and drinking establishment. The tenant space will be improved with a kitchen, service counter area, restroom, and a customer seating area with a maximum of six seats. The proposed hours of operation are from 10:00 a.m. to 11:00 p.m. daily. No late hours (after 11:00 p.m.) or alcohol sales are 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. UP2014 -017 (Attachment No. ZA 1). DISCUSSION • The subject property consists of a 13,124- square -foot, mixed -use building and is situated at the corner of West Balboa Boulevard and 23rd Street. The 10,400 - square -foot retail /commercial component of the building is divided into 11 suites. 1 Pizza Del Perro Negro Minor Use Permit Zoning Administrator, June 12, 2014 Page 2 Four suites are currently occupied by retail stores, one site is occupied by an eating and drinking establishment (Hula Dog), and the remaining six tenant spaces are currently vacant, including the space proposed for the take -out service, limited use. The residential component includes two, small apartment units on the second floor above and a six -space customer parking lot. • Proposed improvements to the 1,050- square -foot tenant space include approximately 400 square feet of seating area for a maximum of six patrons, a service counter area, kitchen, and restroom. • The property is within the MU -W2 (Mixed -Use Water Related) Zoning District, which applies to properties in which marine - related uses may be intermixed with general commercial, visitor - serving commercial, and residential dwelling units on the upper floors. A minor use permit is required for take -out service, limited use when proposed within 500 feet of any residential zoning district. The property is considered legal nonconforming due to a deficiency of on -site parking for commercial use. There are six existing parking spaces on -site, where, based on a retail parking ratio of one space per 250 gross square feet, a total of 42 spaces (10,400/250 = 41.5 spaces) is required. The residential units each have a two -car garage, which is consistent with the Zoning Code parking requirement. • 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 and the new use requires a parking rate of no more than one space per 250 square feet of gross building area. • Pursuant to Chapter 20.40 (Off- Street Parking), the proposed take -out service, limited use requires one parking space per 250 square feet of gross floor area and no intensification or enlargement is proposed; therefore, no additional parking is required. • Staff believes the proposed take -out service; limited eating and drinking establishment use will be complementary to the other uses in the building and will serve residents and beach visitors. • 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. TmpIt:04 -17 -14 3 Pizza Del Perro Negro Minor Use Permit Zoning Administrator, June 12, 2014 Page 3 ENVIRONMENTAL REVIEW This project has been determined to be categorically exempt under Section 15301 , of the State CEQA (California Environmental Quality Act) Guidelines - 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 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: 0. &aJ- Debbie Drasler, Contract Planner JMldad Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans TmpIt:04 -17 -14 0 Attachment No. ZA 1 Draft Resolution 5 RESOLUTION NO. ZA2014 -XXX A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING USE PERMIT NO. UP2014 -017 FOR A TAKE -OUT SERVICE, LIMITED EATING AND DRINKING ESTABLISHMENT USE (PIZZA DEL PERRO NEGRO) LOCATED AT 2233 WEST BALBOA BOULEVARD, SUITE 102 (PA2014 -066) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Tiffany Heremans on behalf of Pizza Del Perro Negro, with respect to property located at 2233 West Balboa Boulevard, Suite 102, and legally described as Lot 9, 10, 11, 12, 13, 14 and 15, in Block 22 of Newport Beach, as shown on map recorded in Book 3, Page 26, Miscellaneous Maps, Records of Orange County requesting approval of a minor use permit. 2. The applicant proposes to convert a 1,050- square -foot, currently vacant retail tenant space to a take -out service, limited eating and drinking establishment. The tenant space will include a kitchen, service counter area, restroom, and a customer seating area with a maximum of six seats. No late hours (after 11:00 p.m.) or alcohol sales are proposed. 3. The subject property is located within the MU -W2 (Mixed -Use Water Related) Zoning District and the General Plan Land Use Element category is MU -W2 (Mixed -Use Water Related). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is MU -W (Mixed -Use Water Related). 5. A public hearing was held on June 12, 2014, in the City Hall Council Chambers, 100 Civic Center Drive, 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. 1. This project has been determined to be categorically exempt pursuant to the State CEQA (California Environmental Quality Act) Guidelines 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. 7 Zoning Administrator Resolution No. ZA2014 -XXX Paqe 2 of 8 SECTION 3. REQUIRED FINDINGS. Minor Use Permit In accordance with Section 20.52.020.F 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 Findino 1. The General Plan land use designation for the site is MU -W2 (Mixed -Use Water - Related), which applies to properties on or near the waterfront in which marine - related uses may be intermixed with general commercial, visitor - serving commercial and residential dwelling units on the upper floors. 2. The proposed take -out service, limited use is consistent with the MU -W2 land use designation as it is intended to provide a service to visitors and residents within the immediate area. 3. Eating and drinking establishments are common in the vicinity along West Balboa Boulevard and are complimentary to the surrounding commercial and residential uses. 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 1. The site is located within the Mixed -Use Water Related (MU -W2) Zoning District of the Newport Beach Zoning Code. This district applies to properties on or near the waterfront in which marine - related uses may be intermixed with general commercial, visitor - serving commercial and residential dwelling units on the upper floors. The proposed take -out service, limited use is consistent with the land uses permitted within this zoning district, and the conditions of approval will ensure that the use is compatible with the adjacent residential areas. 2. Pursuant to Section 20.22.020 (Table 2 -9 Allowed Uses and Permit Requirements), the proposed take -out service, limited use requires approval of a minor use permit when located within 500 feet of a residential zoning district. Tmplt: 05/1612012 g Zoning Administrator Resolution No. ZA2014 -XXX Paqe 3 of 8 3. Pursuant to 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, or lot area) occurs. Take -out service, limited uses have a required parking ratio of one space per 250 square feet of gross floor area. 4. The proposed project complies with the requirements of Section 20.38.060 (Nonconforming Parking) because the square footage of the existing suite will not be increased and the take -out service, limited use requires the same number of parking spaces required for the currently vacant retail space (1,050/250 = 4 spaces). 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. The proposed operation will consist of a kitchen, service counter area, restroom, and a customer waiting area. A maximum of three employees will be present at any one time. The proposed hours of operation will be 10:00 a.m. to 11:00 p.m., 7 days per week. 2. The proposed take -out service, limited use will be complementary to the other uses in the commercial building, which include retail stores and one eating and drinking establishment (Hula Dog). 3. The proposed take -out service, limited use establishment will provide a convenience for residents of the neighborhood and visitors to the area and will not require the provision of additional parking spaces on the site. 4. The proposed take -out service, limited use establishment is located close to the boardwalk and Newport Pier, will provide a service for residents of the neighborhood and visitors to the area, and will not require the provision of additional parking on -site due to the limited seating capacity and corner location on West Balboa Boulevard and 23`d Street on the Balboa Peninsula. Furthermore, its close proximity to the boardwalk is anticipated to yield walking and biking customers. 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. Tmplt: 05/1612012 9 Zoning Administrator Resolution No. ZA2014 -XXX Page4of8 Facts in Support of Finding 1. The proposed project will be located in a tenant space within an existing commercial space of a mixed -use building and will involve improvements to the interior space. There are no proposed changes to the site or the exterior of the building. 2. Adequate public and emergency vehicle access, public services, and utilities are provided on -site and are accessed from 23rd Street, West Ocean Front Alley, or the alley at the rear of the site. 3. 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 this approval includes conditions 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 restrictions on seating and net public area prevent adverse traffic impacts for the surrounding residential and commercial uses. 3. The proposed food service, eating and drinking establishment will help revitalize the project site and provide an economic opportunity for the property owner to update the tenant space, and provide additional services to the residents and visitors alike. 4. The applicant is required to obtain Health Department approval prior to opening for business, and comply with the California Building Code to ensure the safety and welfare of customers and employees within the establishment. Tmplt: 05/1612012 10 Zoning Administrator Resolution No. ZA2014 -XXX Paqe 5 of 8 NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit No. UP2014 -017 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 14 days following the date this Resolution was adopted 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. PASSED, APPROVED AND ADOPTED THIS 12TH DAY OF JUNE, 2014. Brenda Wisneski, AICP, Zoning Administrator Tmplt: 05/16/2012 11 Zoning Administrator Resolution No. ZA2014 -XXX Paqe 6 of 8 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. Use Permit No. UP2014 -017 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. 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. 5. This minor use permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 6. The hours of operation for the establishment shall be limited to 10:00 a.m. through 11:00 p.m., daily. 7. The sale of alcohol shall not be permitted. 8. The maximum number of seats allowed within the eating and drinking establishment shall be six (6). No outdoor seating is permitted unless an amendment to this use permit is acquired. 9. Live entertainment and dancing shall be prohibited as a part of the regular business operation. 10. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require subsequent review and may require an amendment to this use permit or the processing of a new use permit. 11. A copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. Tmplt: 05/1612012 12 Zoning Administrator Resolution No. ZA2014 -XXX Paqe 7 of 8 12. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 13. No outside paging system shall be utilized in conjunction with this establishment. 14. All trash shall be stored within the building or within the existing dumpsters stored in the trash enclosure (three walls and a self - latching gate) or otherwise screened from view of neighboring properties, except when placed for pick -up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 15. 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. 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. 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. 18. 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. 19. 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. 20. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on- site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 21. 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 Pizza Del Perro Negro MUP including, but not limited to, the Minor Use Permit No. UP2014 -017 (PA2014 -066). 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, Tmplt: 0 5/1 612 01 2 IS Zoning Administrator Resolution No. ZA2014 -XXX Paqe 8 of 8 causes of action, suit or proceeding whether incurred by applicant, City, and /or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Fire Department Conditions 22. Fire extinguishers shall be placed within 30 feet of the cooking appliances, per Fire Department standards. 23. Commercial cooking equipment that produces grease laden vapors shall be provided with a Type I Hood, and an automatic fire extinguishing system consisting of a wet chemical extinguishing system complying with UL 300. 24. Per the California Mechanical Code Section 510. 1, ducts of hood systems shall not pass through firewalls or fire partitions. Ducts shall lead as directly as is practicable to the exterior of the building, so as not to unduly increase a fire hazard. Building Division Conditions 25. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City - adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 26. Accessible handicap parking space shall be upgraded to meet current code requirements. 27. Accessible seating shall be provided for disabled persons. 28. Installation of a grease interceptor shall be required. Public Works Conditions 29. Sewer cleanout shall be required on existing sewer lateral servicing this suite. Tmplt: 05/1612012 7 Attachment No. ZA 2 Vicinity Map 15 Pizza Del Perro Negro Minor Use Permit Zoning Administrator, June 12, 2014 Page 6 VICINITY MAP Minor Use Permit No. UP2014 -017 17_XIIIEI[iZl: 2233 W. Balboa Boulevard Tmplt:04 -17 -14 27 Attachment No. ZA 3 Project Plans 19 FINJSH PLAN FINISH PLAN SPECIFICATIONS. .. .. KEY NOTES PARTITION: PLAN SPECIFICATIONS " O.C. HEALTF KEY NOTES,. PLAN SPECIFIC NOTES .e - iM.�.FasD wrrem- waMepL wmtbT MrzNNLecA wlvxIIrtMx'6MJf M.Wp.,�Gg I{6yT�W YWId wimwram O I.VNf N1 DMI/L`.MVI?.WNN3 CTnT UifW�. 3 �_rvMNPW bFAi%LL PVNMDRb tEV ' 'prVyp�NT.6V�Y Qp 'PMNf f%IW NDNL WLL6 W+Dblln'NW RNe RR IL. Vm111MeMYliPlBlf'�DfWM . TTCiW. WInHC .jW..Ai�vn/py. . " emnu nale..wero rwmmrve pnxwliwx DrD',.kieeea tax. rfORO.m� Mxww' 6B '© pb Ww.sM1 oSGWPMN MXWH 4 i C1�I.b�c. RMEe�!n XxGV r6—]m. Mc6 c6':4�*ID IMI.Y /P IaATIXICFNl " RYNN.MiNK Q w�nmrvmc 's arvATaa'. roroexwa uv rvaeN/a°Aru0.Mim . MIM �I M[N iM �V AV ery dpm FINISH .LEGEND PARTITION: PLAN SPECIFICATIONS " KEY NOTES,. PLAN SPECIFIC NOTES .e - iM.�.FasD wrrem- waMepL wmtbT MrzNNLecA wlvxIIrtMx'6MJf M.Wp.,�Gg I{6yT�W YWId wimwram waMrru �u'm�rowoirgma - 3 �_rvMNPW bFAi%LL PVNMDRb tEV ' " '- �N"A'irn "ammeeu.vrt ... W+Dblln'NW RNe RR IL. Vm111MeMYliPlBlf'�DfWM . .�v�oa°NCS. Ssoirw i2TyL bz� PARTITION PLAN DEPT. NOTES:. WA1i IU�I.Try1 /NdCRiNIimWAi¢iAM1 /wx'KR RWGN a 11MN WMd2'�R P���DINW MP F�4��PR � N ryi�CpK Wp�IT.p- w10gWI. .. �iPnEaNL W ir»eKPwd* wm�n4e cgnraema var, Autlnvrvinse ��' IAlnatltl KN M'Ne.iie Tmu 'r �AVL q@f NXM1WTiPdIA .PN pIAXO WW �dWnWlNteo WM1. M6TCK b1ND M' %IN'.X A MMttT YA2 ' MB.WID C4APem MMUene0.Vw .• MTYam1.C6 DBNmaaRW4'w krvrMb ' weo Nm wMrn.: 'Peiounm'rSn,elezrrparvw�. !MM PoM1 TK�R�lN A"Clm uinl,i rv.00mw Mrwue 'e iax ee ieu ®kw n c�a irwe „vm AiID M®enar NNDmaeNA>m De�a+a>,m ” "i mx wmox TOPra �oiw*u mm A% xmen •An um�BUbwrixc "�w�vaau°ei aurvib mN''�Daero°roi ." ., rower w; " "jam um - w.un�rcrna uroi�rn M�NN9NM �. T)tt ixTµi� �M[mm�mM4T�4 WMGED' W "ITPLCM Ai TC Atlm �L RNa�9M•oN L�%eVa/M'n/B,M . :..: Vii. .. .. ... PARTITION: PLAN SPECIFICATIONS " KEY NOTES,. PLAN SPECIFIC NOTES . OI 6iifilNSmlmIMN. .. MrzNNLecA wlvxIIrtMx'6MJf M.Wp.,�Gg I{6yT�W YWId 8. p W]CfV1a1sE1KOM N.PBNM 6C W.MIEOPWI NICi J. 3 �_rvMNPW bFAi%LL PVNMDRb tEV ' " O LMVR11Mp Tel[N PNCMW3WXNNm'I PN6i l0 ¢'AOrto. W+Dblln'NW RNe RR IL. Vm111MeMYliPlBlf'�DfWM . -oosm euc emnu nale..wero rwmmrve pnxwliwx DrD',.kieeea tax. - 6B '© pb Ww.sM1 oSGWPMN MXWH 4 i - p eUMLLy IMI.Y /P IaATIXICFNl " Q w�nmrvmc 's arvATaa'. roroexwa uv rvaeN/a°Aru0.Mim . mn MelihN lw KA ALLKY . .. cvD ®w�6cororopvwmmm. " " "Q !V iilb KD�[L4nixG9 mP0WN [1Wt PATGl innro A*rw .:WALL LECEND ' - O+ Nnwwr iau+erow,An ' 'aT:os mms W9u iu QQ ,nw'icerern�miu .m Ai�oa Ssoirw i2TyL bz� PARTITION PLAN DEPT. NOTES:. WA1i IU�I.Try1 /NdCRiNIimWAi¢iAM1 /wx'KR RWGN a 11MN WMd2'�R P���DINW MP F�4��PR � N ryi�CpK Wp�IT.p- w10gWI. .. �iPnEaNL W ir»eKPwd* wm�n4e cgnraema var, Autlnvrvinse ��' IAlnatltl KN M'Ne.iie Tmu 'r �AVL q@f NXM1WTiPdIA .PN pIAXO WW �dWnWlNteo WM1. M6TCK b1ND M' %IN'.X A MMttT YA2 ' MB.WID C4APem MMUene0.Vw .• MTYam1.C6 DBNmaaRW4'w krvrMb ' weo Nm wMrn.: 'Peiounm'rSn,elezrrparvw�. !MM PoM1 TK�R�lN A"Clm uinl,i rv.00mw Mrwue 'e iax ee ieu ®kw n c�a irwe „vm AiID M®enar NNDmaeNA>m De�a+a>,m ” "i mx wmox TOPra �oiw*u mm A% xmen •An um�BUbwrixc "�w�vaau°ei aurvib mN''�Daero°roi ." ., rower w; " "jam um - w.un�rcrna uroi�rn M�NN9NM �. T)tt ixTµi� �M[mm�mM4T�4 WMGED' W "ITPLCM Ai TC Atlm �L RNa�9M•oN L�%eVa/M'n/B,M . :..: Vii. .. .. ... BNA DESIGN Interior Design * Planning 329PopIv, Suke'A' Lemma Beach, CaliFamie 92652 T (9491 491'1599 F (949) 4rii469 PIZZA DEL PERRO NEGRO OC 2233 W. BALBOA BLVD. SUITE Io*- NEWPORT BEACH, CA PARTITION: PLAN SPECIFICATIONS " KEY NOTES,. PLAN SPECIFIC NOTES . OI 6iifilNSmlmIMN. .. MrzNNLecA wlvxIIrtMx'6MJf M.Wp.,�Gg I{6yT�W YWId p W]CfV1a1sE1KOM N.PBNM 6C W.MIEOPWI NICi J. 3 �_rvMNPW bFAi%LL PVNMDRb tEV ' O LMVR11Mp Tel[N PNCMW3WXNNm'I PN6i l0 ¢'AOrto. W+Dblln'NW RNe RR IL. Vm111MeMYliPlBlf'�DfWM . vo .ewxr.. emnu nale..wero rwmmrve pnxwliwx DrD',.kieeea tax. 6B '© pb Ww.sM1 oSGWPMN 0. "nglca KiAL UNq T1D Ai NL A�GIV2 caPHG . - p eUMLLy IMI.Y /P IaATIXICFNl " Q w�nmrvmc 's arvATaa'. roroexwa uv rvaeN/a°Aru0.Mim . IFOYD PVl1A LPM IWi.,AM MelihN lw KA ALLKY . .. cvD ®w�6cororopvwmmm. " " "Q !V iilb KD�[L4nixG9 mP0WN [1Wt PATGl innro A*rw .:WALL LECEND ' - O+ Nnwwr iau+erow,An ' 'aT:os mms W9u iu QQ ,nw'icerern�miu .m Ai�oa " . µamnpnro� w 4N nox. en`xK -V m' �m�fPD9u,e'ra �m.Peu n.o°G M �gttV " � Me QTNmYA�LbMm. . � Dn 6snrvnnnw+.wom rwT " 1 :.'.DOOR NOTES: RRALLOTCPioDxni/f6Na MTGe@NHi A9: " H��IYW.IIX IYC. ' ATMN�111L"m�MYmucx wroM1S AVesN�WOe%!4'N 6�6'N6N "NOIE ' MAmPVwe.rocln ea »A A1i.ovm; , W0.[pWA1aiT SP�.�WFEi Ai BNA DESIGN Interior Design * Planning 329PopIv, Suke'A' Lemma Beach, CaliFamie 92652 T (9491 491'1599 F (949) 4rii469 PIZZA DEL PERRO NEGRO OC 2233 W. BALBOA BLVD. SUITE Io*- NEWPORT BEACH, CA SRE PLAN