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HomeMy WebLinkAbout03 - Starbucks Minor Use Permit - PA2014-220 o4�Ewr°Q COMMUNITY DEVELOPMENT DEPARTMENT y PLANNING DIVISION u $ 100 Civic Center Drive, P.O.Box 1768,Newport Beach, CA 92658-8915 (949) 644-3200 Fax: (949) 644-3229 c9LfFOR�,P www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT February 12, 2015 Agenda Item No. 3: SUBJECT: Starbucks Minor Use Permit - (PA2014-220) 137 Newport Center Drive Minor Use Permit No. UP2014-051 APPLICANT: GPA Inc. OWNER: The Irvine Company PLANNER: Makana Nova, Assistant Planner (949) 644-3249, mnova@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Zone: PC-56 (Newport Center North, Fashion Island) • General Plan: CR (Regional Commercial) PROJECT SUMMARY A minor use permit application to allow a Type 41 (On Sale Beer and Wine) Alcoholic Beverage Control (ABC) license for Starbucks, a food service, eating and drinking establishment. The existing tenant will re-locate to a new tenant space within Fashion Island. The eating and drinking establishment will occupy a 3,234-square-foot tenant space with 1,210 square feet of net public area and a 1,210-square-foot outdoor patio. The regular business hours for the tenant are from 4:30 a.m. to 11:00 p.m., daily. No late hours (after 11:00 p.m.) 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. UP2014-051 (Attachment No. ZA 1). 1 V� QP �P Starbucks Minor Use Permit Zoning Administrator, February 12, 2015 Page 2 DISCUSSION • The subject property is located within the Fashion Island Shopping Center and is bounded by Newport Center Drive to the south. The area in the vicinity of the project site is developed with commercial retail uses within Fashion Island. Office uses are located across Newport Center Drive. • Starbucks will occupy a tenant space at the southeast portion of Fashion Island. The nearest access to the tenant space is obtained from Newport Center Drive at the intersection of San Miguel Drive. The tenant space will occupy 3,234-square-foot of gross floor area within a 17,396-square-foot retail building constructed in 2013. The interior of the establishment provides 24 seats and the proposed outdoor dining patio is 1,210 square feet in area and provides 62 seats. Tenant improvements are currently in plan check under Plan Check No. 2894-2014. • The Land Use Element of the General Plan designates the project site as Regional Commercial (CR), which is intended to provide retail, entertainment, service, and supporting uses that serve local and regional residents. The proposed eating and drinking establishment with alcoholic beverage sales is a use that serves local and regional residents and is consistent with this land use designation. • The project is located in the Fashion Island Sub-Area of the PC-56 (North Newport Center Planned Community) Zoning District. Fashion Island is intended to be a regional retail and entertainment center and a day/evening destination with a wide variety of uses that will serve visitors, residents, and employees of the area. The eating and drinking establishment with alcoholic beverage sales is a commercial use that will serve visitors, residents, and employees and, therefore, is consistent with the purposes of the North Newport Center Planned Community District for the Fashion Island Sub-Area. • Eating and Drinking Establishments are permitted uses within the Fashion Island Sub-Area of the North Newport Center Planned Community Zoning District. Pursuant to the Planned Community Text, the sale of alcohol in conjunction with an eating and drinking establishment requires the approval of a minor use permit. • Starbucks proposes alcohol service at this location as a part of their "Evenings" program. In addition to their typical coffee and beverage sales, these flagship locations offer beer and wine after 4:00 p.m., daily. The additional alcohol service will be complemented by an additional food menu of small plates and desserts. Starbucks currently has four other "Evenings" locations throughout Southern California. • Staff believes the project is compatible with existing and allowed uses within Fashion Island. Other uses in the center include a variety of restaurants, retail, and service TmpIt:04-17-14 Starbucks Minor Use Permit Zoning Administrator, February 12, 2015 Page 3 uses within the Fashion Island Shopping Center. The Fashion Island Sub-Area is a regional commercial shopping center that is intended to provide retail, entertainment, service, and supporting uses that serve local and regional residents. • The Police Department is familiar with the security plan in place for the overall center and conditions of approval are proposed to adequately manage the late hour component of the proposed eating and drinking establishment. Any changes in the business operation will require the preparation of an individual security plan for the tenant. • The subject property is located within Reporting District No. 39 (RD39) and generally, crime statistics are higher in this district than adjacent districts due to the higher concentration of commercial uses within North Newport Center. The Newport Beach Police Department is aware of these circumstances and has recommended approval of the eating and drinking establishment. The alcohol related statistics for RD39 are incorporated into the factors for consideration in the draft resolution prior to the Zoning Administrator hearing (Attachment No. ZA 1). A map of the Reporting Districts, alcohol related statistics, and a memorandum, which includes the recommendation of the Police Department, are attached as Attachment Nos. ZA 5, 6, and 7, respectively. • The Police Department recommends the addition of a minimum 5-foot high windscreen to define the outdoor dining patio and maintain adequate security between the adjacent mall corridor and the patio area where alcohol is served. Additionally, staff recommends the addition of a minimum 36-inch high barrier with self-latching gates around the perimeter of the entire outdoor dining patio to further delineate the area of alcohol service. • The proposed hours of operation for the business are 4:30 a.m. to 11:00 p.m., daily. The proposed hours of operation for alcohol service are from 4:00 p.m. to 11:00 p.m. No late hours of operation (after 11:00 p.m.) are proposed as part of the application. • The proposed project complies with the development standards for on-sale alcohol sales and outdoor dining provided in Section 20.48.030 (Alcohol Sales) of the Zoning Code. The project has been reviewed and conditioned to ensure that the purpose and intent of Section 20.48.030 (Alcohol Sales) of the Zoning Code is maintained and that a healthy environment for residents and businesses is preserved. The service of alcohol is intended for the convenience of customers dining at the eating and drinking establishment. Operational conditions of approval recommended by the Police Department relative to the sale of alcoholic beverages will help ensure compatibility with the surrounding uses and minimize alcohol related impacts. • The Fashion Island shopping center provides required parking within the surface parking lots and parking structures on site. TmpIt:04-17-14 J Starbucks Minor Use Permit Zoning Administrator, February 12, 2015 Page 4 • Prior to the issuance of building permits, Fair Share Traffic Fees shall be paid for any additional gross floor area associated with the restaurant in accordance with Chapter 15.38 of the Newport Beach Municipal Code. The applicant shall be credited for existing retail square footage identified in the tenant improvement plan under Plan Check No. 2894-2014 and the remaining balance will be charged to the applicant. ENVIRONMENTAL REVIEW The project is categorically exempt under Section 15303, of the State CEQA (California Environmental Quality Act) Guidelines - Class 3 (New Construction or Conversion of Small Structures). The Class 3 exemption includes the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structure. This applies to up to 10,000 square feet in urbanized areas. The proposed project involves the minor alteration of a 3,234-square-foot tenant space within an existing 17,396-square-foot retail structure. The additional area associated with the outdoor dining patio consists of 1,210 square feet, which is well within the thresholds identified in CEQA Guidelines Section 15303. The project involves the addition of alcoholic beverages at a proposed eating and drinking establishment and a new outdoor dining patio at an existing retail building. Therefore, both the interior use and new outdoor dining patio qualify for a categorical exemption under Class 3. 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: 011�— Ma ana VOva Assistant Planner GRlmkn TmpIt:04-17-14 .rJ Starbucks Minor Use Permit Zoning Administrator, February 12, 2015 Page 5 Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Description ZA 4 Sample Menu ZA 5 Police Department Reporting Districts Map ZA 6 Police Department Alcohol Statistics ZA 7 Police Department Recommendation ZA 8 Project Plans TmpIt:04-17-14 Attachment No. ZA 1 Draft Resolution V� QP �P g RESOLUTION NO. ZA2015-0## A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP2014-051 FOR A TYPE 41 (ON SALE BEER AND WINE) ALCOHOL LICENSE LOCATED AT 137 NEWPORT CENTER DRIVE (PA2014-220) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Keith Glassman of GPA Inc. representing Starbucks Coffee Company, with respect to property located at 137 Newport Center Drive, and legally described as Parcel 1 of Lot Line Adjustment No. 2012-004, consisting of those portions of Lots 14 and 17 of Tract No. 6015, in the City of Newport Beach, County of Orange, State of California, per Map Filed in Book 239, Pages 28 through 41, inclusive, of Miscellaneous Maps, in the office of the County Recorder of said County. 2. The applicant proposes a minor use permit application to allow a Type 41 (On Sale Beer and Wine) Alcoholic Beverage Control (ABC) license for Starbucks, a food service, eating and drinking establishment. The existing tenant will re-locate to a new tenant space within Fashion Island. No late hours (after 11:00 p.m.) are proposed as part of this application. 3. The subject property is located within the Fashion Island Sub-Area of the PC-56 (North Newport Center Planned Community) Zoning District and the General Plan Land Use Element category is CR (Regional Commercial). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on February 12, 2015, 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 pursuant to Title 14 of the California Code of Regulations (Section 15315, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act) under Class 3 (New Construction or Conversion of Small Structures). 2. The proposed project involves the minor alteration of a 3,234-square-foot tenant space within an existing 17,396-square-foot retail structure. The additional area associated with the outdoor dining patio consists of 1,210 square feet, which is well within the 9 Zoning Administrator Resolution No. ZA2015-0## Page 2 of 10 thresholds identified in CEQA Guidelines Section 15303. The project involves the addition of alcoholic beverages at a proposed eating and drinking establishment and a new outdoor dining patio at an existing retail building. Therefore, both the interior use and new outdoor dining patio qualify for a categorical exemption under Class 3. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.48.030 (Alcohol Sales) of the Newport Beach Municipal Code, the following findings and facts in support of the findings for a use permit are set forth: Finding A. The use is consistent with the purpose and intent of Section 20.48.030 (Alcohol Sales of the Zoning Code. Facts in Support of Finding In finding that the proposed use is consistent with Section 20.48.030 (Alcohol Sales) of the Zoning Code, the following criteria must be considered: i. The crime rate in the reporting district and adjacent reporting districts as compared to other areas in the City. 1. The proposed establishment is located within Reporting District 39, wherein the number of crimes is higher than adjacent Reporting Districts and the City. RD 37, 38 and 47 have a lower number of crimes as they are primarily residential with few commercial uses. Due to the high concentration of commercial land uses in Fashion Island, the crime rate and shoplifting rate is greater than adjacent residential Reporting Districts; however, the Newport Beach Police Department does not consider the number significant given the type of development within this Reporting District. 2. Year to date, zero (0) Part One Crimes and one (1) Part Two Crime have been reported at the subject property. ii. The numbers of alcohol-related calls for service, crimes, or arrests in the reporting district and in adjacent reporting districts. 1. Due to the high concentration of commercial land uses, the calls for service and number of arrests are greater than adjacent residential Reporting Districts. The Police Department does not consider the rate high because of the concentration of restaurants and commercial uses within Fashion Island and the surrounding North Newport Center. 2. In 2014, eighteen (18) calls for service representing three (3) percent (18/5,581 = 2.7% percent) of all calls for service in the Reporting District have been reported at the existing Starbucks location in Fashion Island (549 Newport Center Drive). There have been no arrests or citations reported at the subject property. 07-22-2014 10 Zoning Administrator Resolution No. ZA2015-0## Page 3 of 10 iii. The proximity of the establishment to residential zoning districts, day care centers, hospitals, park and recreation facilities, places of worship, schools, other similar uses, and any uses that attract minors. 1. Fashion Island does not abut sensitive land uses and is separated from other uses by parking lots, roadways and other commercial uses. Residential uses are permitted in the northern sections of the PC-56 (North Newport Center Planned Community) Zoning District within Blocks 500, 600, 800, and San Joaquin Plaza. The proposed use is not located in close proximity to these residential districts, day care centers, park and recreation facilities, places of religious assembly, and schools. iv. The proximity to other establishments selling alcoholic beverages for either off-site or on-site consumption. 1. There are several other restaurant establishments within the Fashion Island Shopping Center. These include tenants such as Roy's Hawaiian Fusion, Fleming's Steak House, True Food Kitchen, Whole Foods, Cheesecake Factory, P.F. Chang's, etc. These establishments have Type 41 (On Sale Beer and Wine) or Type 47 (On Sale General) alcohol licenses and there is no evidence suggesting these uses have been detrimental to the neighborhood. 2. The proposed hours of operation do not include late hours after 11:00 p.m. and an adequate security plan per the Police Department is in place for the Fashion Island Shopping Center. Conditions of approval are proposed to adequately manage alcohol service in the outdoor dining patio. V. Whether or not the proposed amendment will resolve any current objectionable conditions 1. The proposed eating and drinking establishment is located within a new restaurant tenant space and is designed as a restaurant that includes on-site service and consumption of alcoholic beverages. 2. The Police Department has reviewed the proposal, provided operating conditions of approval, and has no objection to the addition of alcoholic beverage service and proposed hours of operation. 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 B. The use is consistent with the General Plan and any applicable specific plan: 07-22-2014 22 Zoning Administrator Resolution No. ZA2015-0## Page 4 of 10 Facts in Support of Finding 1. The Land Use Element of the General Plan designates the project site as Regional Commercial (CR), which is intended to provide retail, entertainment, service, and supporting uses that serve local and regional residents. The proposed eating and drinking establishment with alcoholic beverage sales will serve local and regional residents and is consistent with land uses in the CR land use designation. 2. The subject property is not a part of a specific plan area. Finding C. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code: Facts in Support of Finding 1. The project is located in the Fashion Island Sub-Area of the PC-56 (North Newport Center Planned Community) Zoning District. Fashion Island is intended to be a regional retail and entertainment center that is a day/evening destination with a wide variety of uses that will serve visitors, residents, and employees of the area. The eating and drinking establishment with alcoholic beverage sales is a commercial use that serves visitors, residents, and employees in the area and, therefore, is consistent with the purposes of the North Newport Center Planned Community District. 2. Eating and Drinking Establishments are permitted uses within the Fashion Island Sub- Area of the North Newport Center Planned Community Zoning District. Pursuant to the Planned Community Text, the on-site sale of alcohol in conjunction with an eating and drinking establishment requires a minor use permit. Finding D. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity: Facts in Support of Finding 1. The Fashion Island Sub-Area permits a range of retail, dining, and commercial entertainment uses within the PC-56 (North Newport Center Planned Community) Zoning District. The proposed use is compatible with surrounding permitted commercial uses in the vicinity and there are no sensitive land uses located nearby. 2. The on-site consumption of alcoholic beverages will be incidental to the eating and drinking establishment. The quarterly gross sales of alcoholic beverages will not exceed the gross sales of food during the same period, per the conditions of approval. Alcoholic beverage service will be under the supervision of employees who have completed a certified training program pursuant to Condition of Approval No. 9. 07-22-2014 12 Zoning Administrator Resolution No. ZA2015-0## Page 5 of 10 3. The eating and drinking establishment will not operate with late hours after 11:00 p.m. which will ensure that it does not operate as a bar, lounge, or nightclub. 4. The conditions of approval reflected in "Exhibit A" of this resolution ensure that potential conflicts with surrounding land uses are eliminated or minimized to the greatest extent possible. Finding E. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities: Facts in Support of Finding 1. The Fashion Island shopping center provides adequate parking and circulation within the surface parking lots and parking structures on site. 2. This site has been reviewed by the Fire Department to ensure adequate public and emergency vehicle access is provided. Utilities are provided with all applicable requirements. 3. The tenant space will be designed and developed for an eating and drinking establishment. 4. 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 F. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, a safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding 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 with alcohol service will serve visitors and the surrounding business community. The proposed establishment will 07-22-2014 T3 Zoning Administrator Resolution No. ZA2015-0## Page 6 of 10 provide alcohol service as a public convenience to visitors and workers within the surrounding area. 3. Fashion Island management has historically provided efficient on-site security and cooperates with the Newport Beach Police Department. 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. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Use Permit No. UP2014-051 (PA2014-220), 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 Community Development Director 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 FEBRUARY, 2015. Brenda Wisneski, AICP, Zoning Administrator 07-22-2014 -1 Zoning Administrator Resolution No. ZA2015-0## Page 7 of 10 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING 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. Prior to the issuance of building permits, Fair Share Traffic Fees shall be paid for any additional gross floor area associated with the eating and drinking establishment in accordance with Chapter 15.38 of the Newport Beach Municipal Code. The applicant shall be credited for existing retail square footage identified in the tenant improvement plan under Plan Check No. 2894-2014 and the remaining balance shall be charged to the applicant. 3. Alcohol service shall be limited to a Type 41 (On Sale Beer and Wine) Alcoholic Beverage Control License. 4. The regular business hours for the tenant are from 4:30 a.m. to 11:00 p.m. The closing hour for all business operations shall be limited to 11:00 p.m. Any change to a later closing time shall require an Operator's License from the Police Department and an amendment to this use permit. 5. Approval does not permit the premises to operate as a bar, tavern, cocktail lounge or nightclub as defined by the Newport Beach Municipal Code, unless the Zoning Administrator first approves an amended minor use permit. This Minor Use Permit shall be terminated if the operation is no longer maintained as a "bona fide public eating place" as defined by the California Department of Alcoholic Beverage Control. 6. Food service from the regular menu must be available to patrons up to thirty (30) minutes before the scheduled closing time. 7. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee. 8. Petitioner shall not share any profits or pay any percentage or commission to a promoter or any other person based upon monies collected as a door charge, cover charge, or any other form of admission charge, including minimum drink orders or the sale of drinks. 9. The quarterly gross sales of alcoholic beverages shall not exceed the gross sales of food during the same period. The licensee shall at all times maintain records, which reflect separately the gross sales of food and the gross sales of alcoholic beverages of the licensed business. These records shall be kept no less frequently than on a quarterly basis and shall be made available to the Police Department on demand. 07-22-2014 15 Zoning Administrator Resolution No. ZA2015-0## Page 8 of 10 10. There shall be no on-site radio, television, video, film or other electronic media broadcasts, including recordings to be broadcasted at a later time, which include the service of alcoholic beverages, without first obtaining an approved special event permit issued by the City of Newport Beach. 11. There shall be no live entertainment on the premises. 12. There shall be no dancing allowed on the premises. 13. Strict adherence to maximum occupancy limits is required. 14. Any changes in operational characteristics, hours of operation, expansion in area, or modification to the floor plan, shall require an amendment to this Minor Use Permit, unless otherwise approved by the Planning Division. Any changes in the business operation will require the preparation of an individual security plan subject to the review and approval of the Police Department. 15. All owners, managers, and employees selling alcoholic beverages shall undergo and successfully complete a certified training program in responsible methods and skills for selling alcoholic beverages. The certified program must meet the standards of the California Coordinating Council on Responsible Beverage Service or other certifying/licensing body, which the State may designate. The establishment shall comply with the requirements of this section within 180 days of the issuance of the certificate of occupancy. Records of each owner's, manager's, and employee's successful completion of the required certified training program shall be maintained on the premises and shall be presented upon request by a representative of the City of Newport Beach. 16. A Special Event Permit is required for any event or promotional activity outside the normal operational characteristics of this business 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. 17. The outdoor dining patio shall be separated from the main mall corridor with a solid decorative barrier (subject to ADA compliance) at least 36 inches high placed around the perimeter of the consumption area. 18. The exterior of the outdoor dining patio shall be delineated with a minimum 5-foot high physical barrier designed and maintained around the patio. 19. The alcoholic beverage outlet operator shall take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks, and areas surrounding the alcoholic beverage outlet and adjacent properties, if directly related to the patrons of the subject alcoholic beverage outlet. 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, and debris from the 07-22-2014 10 Zoning Administrator Resolution No. ZA2015-0## Page 9 of 10 premises and on all abutting sidewalks within 20 feet of the premises. Graffiti shall be removed within 48 hours of written notice from the City. 21. The operator of the food service use shall be responsible for the clean-up of all on-site and off-site trash, garbage and litter generated by the use. 22. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self-latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 23. 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). 24. Storage outside of the building shall be prohibited. 25. All proposed signs shall be in conformance with the provisions of the PC-56 (North Newport Center Planned Community), Chapter 20.42 (Sign Standards) of the Newport Beach Municipal Code, or an approved Comprehensive Sign Program for the project site. 26. 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 permit. 27. The Zoning Administrator may add to or modify conditions of approval to this Minor Use Permit, upon a determination that the operation which is subject of this Minor Use Permit causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 28. Should the business, subject to the Minor Use Permit conditioned herein, be sold or otherwise come under different ownership or a change in operators, any future owners, operators, or tenants shall be notified of the conditions of this approval by either the current business owner, property owner, or the leasing agent. 29. This Minor Use Permit shall expire unless exercised within twenty-four (24) months from the date of approval as specified in Section 20.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code. 30. 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 07-22-2014 27 Zoning Administrator Resolution No. ZA2015-0## Page 10 of 10 approval of the Starbucks Minor Use Permit including, but not limited to, Minor Use Permit No. UP2014-051 (PA2014-220). 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 Division and Fire Department Conditions 31. 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. 32. A covered wash-out area (36 inches wide by 36 inches deep by 6 feet high) for refuse containers and kitchen equipment shall be provided and shall drain directly into the sewer system, unless otherwise approved by the Community Development Director and Public Works Director in conjunction with the approval of an alternative drainage plan. The washout area shall be specifically shown on the construction drawings submitted for building permits. 33. The site plan shall clearly identify the parking, path of travel, entrance, restrooms, fixed seating, and bar seating to comply with accessibility requirements. 34. 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. 35. Public sanitation facilities shall be available to the general public (patrons) during regular business hours of the operation, unless otherwise approved by the Building Division. 07-22-2014 12 Attachment No. ZA 2 Vicinity Map 19 V� QP �P �o - rr � "� !�>`"S� t �' •�kr� +� �'� 1 1 _ 888 —• • • Ate, io IV Jill • II 9 r � NSP O N �'; � IUB► Newport Beach Disclaimer: Every reasonable effort has been made to assure the accuracy of the data provided, however,The City of GIS Newport Beach and its employees and agents disclaim any and all responsibility from or relating to ��E�'POgT any results obtained in its use. m 0 200 400 Imagery: 2009-2013 photos provided by Eagle a„ Feet Imaging www.eagleaerial.com 1/2112015 21 V� QP �P Attachment No. ZA 3 Project Description 23 V� QP �P GLASSMAN PLANNING ASSOCIATES, INC. MUP Request—Starbucks Coffee 137 Newport Center Dr. Fashion Island,APN 442 02130 A minor use permit is requested to allow the proposed Starbucks coffee, located at 137 Newport Center Drive in Fashion Island,to expand its menu to include the sale of beer and wine for on-site consumption. The request allows the subject Starbucks to adopt the new Starbucks Evening business model that enhances locations by enabling them to serve as casual meeting locations where local residents can gather for"small bites'dinners or dessert with a choice of premium beverages,wine, or beer in the evenings,from 4:00 PM to 11:00 PM daily. Alcohol will be served in glasses only and will only be available for consumption on-site. Additional changes proposed include a new remodeled interior with new tables and chairs and an enhanced outdoor seating area. Together,these enhancements will allow Starbucks to continue to provide a social gathering in its new location and an alternative for area residents that will serve as a convenient and relaxed alternative to restaurants. The new location within Fashion Island Shopping Center and is one of the largest in the area and serves as a shopping destination. The center is very well maintained with extensive landscaping including fountains within the interior courtyards. The existing Starbucks compliments the mix of stores and restaurants within the development and the expanded Starbucks will enable the use to remain a strong and stable tenant within the center. As a site relocation of an existing Starbucks,the proposed location,size and height will continue to be compatible with the surrounding neighborhood, public health,welfare, and safety. The addition of beer and wine will enable the coffeehouse to serve a demand that Starbucks has recognized among its existing clientele for a relaxed location where patrons can socialize in the evenings. By limiting the hours of alcohol sales to 4:00 PM to 11:00 PM, by enhancing the menu options during those evening to encourage food purchases,the sale of beer and wine will be compatible with and will not adversely affect or degrade adjacent properties,the surrounding neighborhood, or the public health,welfare, and safety. The site is separated from the surrounding community in that there are no doors that open directly onto the street. Further, mature landscaping&setbacks provides a buffer that shields the Starbucks and outdoor eating area from the street. The addition of beer and wine for on-site consumption to the operations of an existing Starbucks coffeehouse conforms to the purpose, intent and provisions of the General Plan, because the Plans support commercial and neighborhood serving uses in the Community The Starbucks is an existing use within a shopping center that includes restaurants that serve alcohol as well as a grocery store that serves alcohol. The addition of alcohol to the subject Starbucks will not change the character of the shopping center while enhancing the subject Starbucks. 1309 Post Avenue 0 Torrance 0 CA 0 905010 Tel (310) 781-8250 0 Fax (310) 781-9051 PA2014-220 for UP2014.051 137 Newport Center Drive 15 GPA Inc. GLASSMAN PLANNING ASSOCIATES, INC. We appreciate your consideration of this MUP request and look forward to working with you on this new Starbucks location at Fashion Island. Please call or email with any questions or comments. Regards, Keith Glassman GPA Inc.for Starbucks Coffee. 12-1-14 1309 Post Ave.Torrance CA 90501 310-781-8250 Office Keithg@gpan.com 1309 Post Avenue 0 Torrance 0 CA 0 905010 Tel (310) 781-8250 0 Fax (310) 781-9051 20 Starbucks Evenings I Starbucks Coffee Company Page 1 of 3 Starbucks Evenings A' l i I � J 1iN "^i K •l Jill `rte r A h tJ �S The place you love during the day now has more reasons to love it at night. We've always been your neighborhood spot where you can take a moment to unwind,grab a well- deserved treat,and meet up with friends. But sometimes,you just want a glass of wine and a delicious bite to eat without goingto a bar or making a restaurant reservation. Say hello to a new way to enjoy Starbucks after 4 p.m. Drop in after work,with friends,after yoga, by yourself,after a long day or after a great day. The food is amazing.The wine selection is simple and smart.The chairs are just as comfortable as they are in the morning. We hope to see you soon. 27 http://www.starbucks.com/coffeehouse/starbucks-stores/starbucks-evenings 01/29/2015 Starbucks Evenings I Starbucks Coffee Company Page 2 of 3 Starbucks Evenings FAQs Will Starbucks provide full restaurant service? No,you will still place your order with your barista.We'll call your name when your food and drinks are ready. Can I still get espresso or Frappuccino® Blended Beverages after 4 p.m.? Of course.Our regular food and beverage menu will always be available.It's still your Starbucks only now we have savory small plates,desserts,and beer and wine.To see the Starbucks Evenings menu, click here. Can I order a glass of wine with my lunch? The Starbucks Evenings menu will be available every dayfrom 4 p.m.to regular closing hours. How will the environment be different? We will still be your neighborhood gathering place with an inviting atmosphere for people of all ages. After 4 p.m.,you'll experience a more mellow,less hurried atmosphere perfect for winding down and having casual conversations. Will this new menu be extended to all locations? No.The Starbucks Evenings menu will be limited to a small selection of stores.To see store locations, click here. Will the new menu items apply for My Starbucks RewardSTM7 Yes,all Starbucks store purchases apply towards My Starbucks RewardsTm.After 12 purchases,Gold Card members will still receive a free handcrafted beverage.For legal reasons,you will not be able to use this towards a free wine or beer. Have more questions about evenings at Starbucks?Please contact Customer Service. Did an evening at Starbucks cause inspiration to strike?Share your suggestion at My Starbucks Idea. 22 http://www.starbucks.com/coffeehouse/starbucks-stores/starbucks-evenings 01/29/2015 Attachment No. ZA 4 Sample Menu 29 V� QP �P 30 r Menu OW C/4 V I Y - l '• �I rt Alffiii �I^• Yfrr IL OF IiAih r„I 9 r qy Explore the latest tastes ” J from Starbucks. Savory small plates. ' Thoughtfully selected wines. ' Casually elegant atmosphere. STARBUCKS Evenings �9 Menu SMALL PLATES WINES AVAILABLE BY THE GLASS AND BOTTLE Blue Brie&Apricot Preserves Plate SPARKLING Grilled Vegetable Plate with Prosecco,Mionetto,Italy Lemon Aioli Sauce Parmesan-Crusted Chicken Skewers with WHITE Honey-Dijon Sauce* Riesling,Chateau Ste.Michelle, Bacon-Wrapped Dates with Balsamic Glaze Columbia Valley Truffle Mac&Cheese Pinot Grigio,Santa Cristina,Italy Chicken Sausage&Mushroom Flatbread Chardonnay,Ferrari-Carano, Artichoke&Goat Cheese Flatbread Sonoma County Truffle Popcorn* SPARKLING ROSE Contains milk Brachetto,Rosa Regale,Italy RED DESSERTS Red Blend,Apothic,California Double Chocolate Brownie Bites Pinot Noir,Sanford Flor de Campo, Chocolate Truffles Santa Barbara Espresso,Champagne,Raspberry Malbec,Alamos,Argentina Talo Red Blend,Justin"Justification," SINGLE Paso Robles Cabernet Sauvignon,Louis M.Martini,Napa BEER Ask your barista about the current beer selection. V � , G 2014Starbucks Coffee Company.All rights reserved. 3� NSP14-31321 EVE-GEN11 Attachment No. ZA 5 Police Department Reporting Districts Map 33 V� QP �P 31{ 1 l Reporting Districts Newport Beach Police Department t ti. GP�34J %f PON Effective Jan t,2008 �� ��� �QG jj UPPER 11 K� NEWPORT E �. 3AIYII 35 CANALt 1 1-� o �2� 36� 540 32 17 51�' � C 54th ST� 16 � j ;( r 39 61 37th ST22 Q 13 43� 47 �� ✓OAQUIN 64 ` 20th ST r 12 48 7th STx B ST� 11 6 , W Z N %J t BUCK /f r W E GULLY / 46 G 5 MORNING 67 J i „,n=3000 feet CANYON PACIFIC OCEAN as 1 CRYSTAL COVE mays CRYSTAL COVE STATE PARK STATE PARK S UeozOm ReOortogO,stAds_11%L].mxU C��' QP �� ��,P �� P�. O� �� ���� 36 Attachment No. ZA 6 Police Department Alcohol Statistics 37 V� QP �P 3g NEWPORT BEACH POLICE DEPARTMENT NgwpogT oa a� . y+ Crone Anat ys6kUnit Chief lay K.lohnson 870 Santa Barbara Drive- Newport Beach •CA 92660•949.6443791 2014 CRIME AND ALCOHOL-RELATED STATISTICS AlcoholCalls For Crimes Arrests Citations ABC Info Service Part I Crimes Part 11 Crimes Crime Rate All Arrests DUI Public Liquor Law Subject: . . . - Intoxication Related Licenses Capita 549 Newport Center or 18 0 1 not applicable 0 0 0 0 0 0 not applicable Subject RD: RD39 5,581 167 191 7,866.23 123 23 15 0 15 63 34 Adjacent RD: 1,093 38 35 930.46 25 5 2 0 4 9 454 RD37 Adjacent RD: 966 10 20 240.50 12 4 1 0 1 1 4,158 RD38 Adjacent RD: RD47 988 15 13 440.53 9 1 1 0 0 1 3,405 Newport Beach 82,761 1,635 2,467 1,915.06 2,422 373 566 12 893 433 197 California not..il ble 1,210,409 notavoiloble 3,181.82 1,183,470 104,345 99,017 15,904 notovailoble 86,825 438 National not available 10,189,900 not ovailoble 3,246.08 12,408,899 1,215,077 534,218 500,648 not available not applicable not applicable Summary for Starbucks at 549 Newport Center Dr (RD39) In 2014,RD39 had a total of 358 reported crimes,compared to a city-wide reporting district average of 108 reported crimes. This reporting district is 250 crimes,or 231%,OVER the city-wide average. The number of active ABC licenses in this RD is 63,which equals a per capita ratio of one license for every 34 residents. Orange County averages one license for every 509 residents and California averages one license for every 438 residents. This location is within an RD that is OVER the Orange County and OVER the California per capita averages of ABC licenses. Notes: Part I Crimte are the 8 most serious crimes as defined by the FBI Uniform Crime Report-Homicide, Rope, Robbery,Aggravated Assault, Burglary,Lorceny-Theft Auto Theft,and Arsor. This report reflects City of Newport Beach data for 2014, through December 31. California and National figures are based on the 2012 Uniform Crime Report which is the most recent edition. Crime Rate refers to the number of Port i Crimes per 100,000 people. Number c f Active ABC Licenses is the total of all types of licenses known to the NBPD as of the date of this document. i/7/2015 :39 ".dditionoi;:ij o!;n^Mort Calls for Service at 549 Newport Center Or Shoplift UNKNOWN 1 ANIMAL CRUELTY JUST OCCUI 1 BURGLARY REPORT 1 DISTURBANCE 2 Burg/Theft From Auto HIT AND RUN PKD VEH REPOF 1 KEEP THE PEACE 1 NON INJURY TRAFFIC COLLISI1 1 SUSPICIOUS CIRCUMSTANCES 2 Burg/Theft From Auto SUSPICIOUS VEHICLE OCCUPII 1 TRAFFIC COLLISION WITH INA 1 TRESPASS IN PROGRESS 2 � VEHICLE STOP 2 Burg/Theft From Auto VIOL REST/CRT ORD IN PROG 2 40 Attachment No. ZA 7 Police Department Recommendation Tmple04-17-14 41 V� QP �P City of Newport Beach Police Department Memorandum January 27, 2015 TO: Makana Nova, Assistant Planner From: Detective David Mock Subject: Starbucks Minor Use Permit, 137 Newport Center Drive, Use Permit No. UP2014-051 (PA2014-220) At your request, the Police Department has reviewed the project application for Starbucks, located at 137 Newport Center Drive, Newport Beach. Per the project description, the applicant, ! who is an existing tenant within Fashion Island, is requesting approval to relocate the restaurant from 549 Newport Center Drive, to a new tenant space at 137 Newport Center Drive. The tenant space will be approximately 2,287 square feet of gross floor area, with approximately 1038 square feet of net public area and an approximately 947 square foot outdoor patio. I The applicant will apply for a type 41 (On-Sale Beer and Wine) license with the Department of Alcoholic Beverage Control. The license will be conditioned to appropriately protect the health, safety, and welfare of the community. I have included a report by Crime Analyst Caroline Staub that provides detailed statistical information related to calls for service in and around the applicant's current place of business at 549 Newport Center Drive. This report indicates this location is within an area where the number of crimes is at least 231% over the average of all reporting districts in the City. Additionally, this location is also within an RD that is over the Orange County per capita of ABC licenses. Applicant History Starbucks was founded in 1971 by Jerry Baldwin, Zev Siegl, and Gordon Bowker. The first location was in Seattle Washington. Since opening its first store, Starbucks has grown to become the world's largest coffeehouse company, with at least 21,160 stores in 63 countries. Recently, "Starbucks Evenings" has opened four locations within the greater Los Angeles area. The "Starbucks Evenings" offer an expanded food menu and offer beer and wine after 4 p.m. Starbucks U P2014-051 4S Recommendations: The Police Department recommends the patio area be fully enclosed and only accessible from the interior of the restaurant. This would allow the employees to maintain more effective control measures regarding the consumption and removal of alcoholic beverages from the premises. The outdoor dining patio shall be separated from the main mall corridor with a solid decorative barrier (subject to ADA compliance) at least 36 inches high placed around the perimeter of the consumption area. The exterior of the outdoor dining patio shall be delineated with a minimum 5-foot high physical barrier designed and maintained around the patio. Signs and Displays Any signs or displays would need to conform to City requirements. There shall be no exterior advertising or signs of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. Interior displays of alcoholic beverages or signs, which are clearly visible to the exterior, shall constitute a violation of this condition. 1 Hours of Operation The proposed hours of operation for alcohol service will be from 4:00 p.m. to 11:00 p.m. daily. The regular business hours for the tenant are from 4:30 a.m. to 11:00 p.m. daily. Security Should there be any change in the proposed operational characteristics, or a change/transfer in the Alcoholic Beverage Control License, the applicant shall develop a security plan which will act as an amendment to the Use Permit. The security plan shall be approved by the Police Department. I _Employee Training Require all owners, managers, and employees selling alcoholic beverages to undergo and successfully complete a certified training program in responsible methods and skills for serving and selling alcoholic beverages. Additional Comments For the purposes of this application, staff may also want to consider establishing conditions that would require a special event permit. A special event permit may be required for any event or promotional activity outside the normal operational characteristics of the proposed operation. For example, events likely to attract large crowds, events for which an admission fee is charged, events that include any form of contract promoters, or any other activities as specified in the Newport Beach Municipal Code to require such permits. Starbucks U P2014-051 44 Other Recommended Conditions In addition, the Police Department has determined that the following conditions would be appropriate for the Conditional Use Permit for the business: 1. Approval does not permit Starbucks to operate as a bar, tavern, cocktail lounge, or nightclub as defined by the Municipal Code, unless the Planning Commission first approves a use permit. 2. Food service from the regular menu must be available to patrons up to thirty (30) minutes before the scheduled closing time. 3. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee. 4. No "happy hour" type of reduced price alcoholic beverage promotion shall be allowed except when offered in conjunction with food ordered from the full service menu. There shall be no reduced price alcoholic beverage promotions after 9:00 p.m. 5. Petitioner shall not share any profits or pay any percentage or commission to a promoter or any other person based upon monies collected as a door charge, cover charge, or any other form of admission charge, including minimum drink orders or the sale of drinks. 6. The quarterly gross sales of alcoholic beverages shall not exceed the gross sales of food during the same period. The licensee shall at all times maintain records, which reflect separately the gross sales of food and the gross sales of alcoholic beverages of the licensed business. These records shall be kept no less frequently than on a quarterly basis and shall be made available to the Police Department on demand. 7. There shall be no on-site radio, television, video, film, or other electronic media broadcasts, including recordings to be broadcasted at a later time, which include the service of alcoholic beverages, without first obtaining an approved special event permit issued by the City of Newport Beach. 8. There shall be no live entertainment allowed on the premises. 9. There shall be no dancing allowed on the premises. 10. Strict adherence to maximum occupancy limits is required. 11. No games or contests requiring or involving the consumption of alcoholic beverages shall be permitted. Starbucks U P2014-051 If you have any questions, please contact Detective David Mock at (949) 644-3709. David Mock, Detective Jon Lewis, Deputy Chief ABCNice/Intelligence Detective Division Commander Starbucks UP2014-051 40 Attachment No. ZA 8 Project Plans TmpIt:04-17-14 7 V� QP �P �g ABBREVIATIONS GENERAL NOTES SITE & OCCUPANCY PROJECT CONTACTS SHEET INDEX SHEET SHEET TITLE 3PL THIRD PARTY LOGISTICS MAX MAXIMUM 1. GENERAL CONTRACTOR SHALL VISIT THE SITE, REVIEW THE BUILDING SHELL ODE AUTHORITIES: CITY OF NEWPORT BEACH MAILING ADDRESS: STARBUCKS COFFEE COMPANY MEP MECHANICAL, ELECTRICAL, DRAWINGS AS SUBMITTED BY THE LANDLORD OR STARBUCKS SITE SURVEYOR, 2401 UTAH AVENUE SOUTH GENERAL A/C AIR CONDITIONING AND PLUMBING AND BECOME THOROUGHLY FAMILIAR WITH THE SITE CONDITIONS PRIOR TO BUILDING CODE: 2013 CALIFORNIA BUILDING CODE MS STOP: S-SD10 G-001 GENERAL INFORMATION ACT ACOUSTICAL CEILING TILE MFR MANUFACTURER BIDDING OR CONSTRUCTION. 2013 CALIFORNIA GREEN BUILDING STANDARDS CODE SEATTLE, WASHINGTON 98134 ADJ ADJUSTABLE MIN MINIMUM P: (206)318-1575 G-002 SITE PLAN AFF ABOVE FINISHED FLOOR PLUMBING CODE: 2013 CALIFORNIA PLUMBING CODE G-003 COMPOSITE PLAN AMP AMPERE NIC NOT IN CONTRACT 2 GENERAL CONTRACTOR SHALL CONSULT WITH STARBUCKS CONSTRUCTION ARCH ARCHITECT NL NIGHT LIGHT MANAGER TO RESOLVE ANY CHANGES, OMISSIONS, OR PLAN DISCREPANCIES G-004 ACCESSIBILITY REQUIREMENTS PRIOR TO BIDDING OR CONSTRUCTION. MECHANICAL CODE: 2013 CALIFORNIA MECHANICAL CODE PROGRAM MANAGER: JONATHAN ALPERT G-005 PATIO PLAN & DETAILS NTS NOT TO SCALE O BOH BACK OF HOUSE ELECTRICAL CODE: 2013 CALIFORNIA ELECTRICAL CODE STARBUCKS COFFEE COMPANY G-006 PATIO ELEVATIONS& DETAILS B.O. BOTTOM OF OC ON CENTER 3. ALL WORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH LOCAL, 17700 NEWHOPE STREET#200 G-010 DESIGN SPECIFICATIONS ©2011 STARBUCKS COFFEE COMPANY OD OUTSIDE DIAMETER COUNTY,STATE,AND FEDERAL CODES AND ORDINANCES. FIRE CODE: 2013 CALIFORNIA FIRE CODE FOUNTAIN VALLEY, CA 92708 G-011 DESIGN SPECIFICATIONS CAB CABINET OF/CI OWNER FURNISHED/ P: (714)885-3922 CL CENTER LINE CONTRACTOR INSTALLED 4. GENERAL CONTRACTOR SHALL VERIFY THE LOCATION OF ALLUTILITIES. ENERGY CODE: 2010 CALIFORNIA ENERGY CODE F: (714)424-9547 G-012 DESIGN SPECIFICATIONS STARBUCKS COFFEE CLG CEILING OF/01 OWNER FURNISHED/ G-013 DESIGN SPECIFICATIONS 5. GENERAL CONTRACTOR TO VERIFY ALL DIMENSIONS, INCLUDING CLEARANCES COMPANY CM CONSTRUCTION MANAGER OWNER INSTALLED REQUIRED BY OTHER TRADES,AND NOTIFY STARBUCKS CONSTRUCTION ACCESSIBILITY CODE: 2013 CALIFORNIA BUILDING CODE(CHAPTER 118) CONSTRUCTION STEVEN WULFESTIEG CTR CENTER MANAGER OF ANY DISCREPANCIES PRIOR TO PROCEEDING WITH THE WORK. MANAGER: STARBUCKS COFFEE COMPANY INTERIORS 2401 UTAH AVENUE SOUTH CX COMMISSIONING PD PRODUCTION DESIGNER ALL DIMENSIONS ARE TO THE FACE OF THE FINISHED SURFACE (UNO). ALL PROJECT DESCRIPTION: TENANT IMPROVEMENT FOR A SINGLE-STORY 17700 NEWHOPE ST.#200 1-109 DEMO PLAN SEATTLE, WASHINGTON 98134 CXA COMMISSIONING AGENT PLC PLACE BUILDING WITH PATIO DIMENSIONS TO BETAKEN FROM DESIGNATED DATUM POINT. DO NOT SCALE FOUNTAIN VALLEY, CA 92708 I-110 FLOOR PLAN PM PROJECT MANAGER (206) 318-1575 DEG DEGREE DRAWINGS. TYPE OF USE: RETAIL/RESTAURANT P: (714)885-3924 111 PENETRATION PLAN F: (714)424-9547 DET DETAIL R RADIUS 6. GENERAL CONTRACTOR SHALL PATCH AND REPAIR ALL EXISTING WALLS, TYPE OF OCCUPANCY: A-2 I-112 FF AND E PLAN These Drawings and Specifications, as well as DIA DIAMETER RCM RENOVATIONS FLOORS, CEILINGS, OR OTHER SURFACES IDENTIFIED TO REMAIN THAT MAY TYPE OF CONSTRUCTION: TYPE V-B SPRINKLERED 1-113 CASEWORK PLAN Starbucks' Name, Logo,Trademarks,and Designs are DIM DIMENSION CONSTRUCTION MANAGER NUMBER OF STORIES: 1 the exclusive property of Starbucks Corporation.Any BECOME DAMAGED DURING THE COURSE OF THE WORK. LANDLORD: IRVINE COMPANY 114 FLOOR FINISH PLAN DM DESIGN MANAGER REF REFERENCE Reproduction, Modification, Disclosure, and/or use of CONTACT: BRANDON MUCHA I-115 WALL FINISH PLAN DN DOWN REQ('D)REQUIRE(D) these materials (or any portion of them)without 7. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR OBTAINING PERMITS FOR IR INNOVATION DR. 1-121 REFLECTED CEILING PLAN REV REVISION OCCUPANCY LOAD: SEATING 1,274 S.F. 115 = 84 Starbucks'prior written consent is strictly prohibited. EA EACH RND ROUND FIRE PROTECTION, PLUMBING, MECHANICAL,AND ELECTRICAL SYSTEMS PRIOR SALES 711 S.F./30 = 23 IRVINE, CA 92617 1-122 LIGHTING PLAN EL ELEVATION TO INSTALLATION OF SUCH SYSTEMS. SERVICE BAR 337 S.F. /200 = 2 P: (949)730-3198 (BAR) I-200 EXTERIOR ELEVATIONS EQ EQUAL SB STARBUCKS 8. GENERAL CONTRACTOR SHALL RETAIN ONE SET OF THE PLANS TO NOTE AND WORKROOM 515 S.F. 1300 = 2 1-211 INTERIOR ELEVATIONS EXIST EXISTING SC SOLID CORE /STORAGE EXT EXTERIOR SF SQUARE FEET DOCUMENT ALL CHANGES DURING CONSTRUCTION. THIS SET SHALL BE A PART ARCHITECT OF STEVEN ARCHITECTS 1-212 ENGINE ELEVATIONS OF THE GENERAL CONTRACTOR'S"STORE CLOSE-OUT PACKAGE"AS RESTROOMS 225 S.F. = N/A RECORD: 18022 COWANWAN SUITE E 285 SHT SHEET 1-411 ENLARGED RESTROOM PLAN AND ELEVATIONS FF&E FURNITURE, FIXTURE,AND SIM SIMILAR DESCRIBED IN THE CONSTRUCTION MANAGEMENT AGREEMENT. TOTAL OCCUPANTS = 111 IRVINE, CA 92614 83 P: (949)833-9066-9066 1412 ENLARGED ENGINE PLANS EQUIPMENT SPEC SPECIFICATION 9, GENERAL CONTRACTOR IS RESPONSIBLE FOR COORDINATING DELIVERY OF F: (949)833-9159 1-500 CONSTRUCTION DETAILS FIO FURNISHED AND INSTALLED SQ SQUARE MATERIALS FROM STARBUCKS CONTRACTED THIRD PARTY LOGISTICS BY OWNER BUILDING AREA: 2,287 S.F. 1-501 CONSTRUCTION DETAILS DISTRIBUTION SERVICES AND VENDOR DIRECT SHIPMENTS. REFER TO 502 SETTEE DETAILS FLR FLOOR TEMP TEMPORARY CONSTRUCTION MANAGEMENT AGREEMENT FOR METHODS AND LEAD TIMES. TOTAL LEASABLE AREA: 3,234 S.F. MEP CONSULTANT WRIGHT ENGINEERS FOH FRONT OF HOUSE T.O. TOP OF OF RECORD: 2 VENTURE SUITE 200 1-601 SCHEDULES FOS FACE OF STUD TYP TYPICAL 10. RESPONSIBILITY FOR SUPPLY AND DELIVERY OF MATERIALS AND EQUIPMENT IS INTERIOR SEATING: 24 SEATS IRVINE, CA 92618 CA 92648 1-602 SCHEDULES FT FOOT/FEET EXTERIOR SEATING: 62 SEATS Q UNO UNLESS OTHERWISE IDENTIFIED THE DRAWING SCHEDULE SHEETS UNDER THE COLUMN LABELED P: (949)477-4001 "RESPONSIBILITY". TOTAL SEATING: 86 SEATS G GROUND NOTED STRUCTURAL GC GENERAL CONTRACTORS-001 G.S.N.AND ABBREVIATIONS e 11. FOR THE PURPOSE OF THE DOCUMENTS,TO"INSTALL", SHALL MEAN TO SIGN PERMIT& YESO RD VD VENDOR DIRECT m PROVIDE ALL FASTENERS, MISCELLANEOUS HARDWARE, BLOCKING, INSTALLATION COMPANY 10235 BELLEGRAVE AVE. S-101 FRAMING&FOUNDATION PLAN HC HOLLOW CORE VERT VERTICAL ELECTRICAL CONNECTIONS, PLUMBING CONNECTIONS,AND OTHER ITEMS JURUP VALLEY, CA 91752 S-201 FRAMING&FOUNDATION DETAILS HDW HARDWARE VIF VERIFY IN FIELD REQUIRED FOR A COMPLETE AND OPERATION INSTALLATION (UNO). P: (909)923-7668 U) HM HOLLOW METAL F: (909)923-5015 Architect OU HR HOUR HORIZ HORIZONTAL 12. ALL ITEM SUBSTITUTIONS MUST BE APPROVED BY THE STARBUCKS DESIGN MECHANICAL Of Record sE ARC Z HT HEIGHT MANAGER. M-001 MECHANICAL SPECIFICATIONS CCN LACE h/T SCOPE OF WORK M-003 MECHANICAL SCHEDULES M-002 MECHANICAL LEGEND&ABBREVS. HVAC HEATING,VENTILATING,AND 13. REFER TO ITEM CUTSHEETS FOR ADDITIONAL INFORMATION. AIR CONDITIONING M-200 MECHANICAL CEILING PLAN i -01 ID INSIDE DIAMETER M-300 MECHANICAL ROOF PLAN o. C14 c M400 MECHANICAL DIAGRAMS m LL LANDLORD N R h � TENANT IMPROVEMENT FOR STARBUCKS COFFEE AT AN EXISTING 3,234 >. �, � C: S.F. END CAP SPACE. PLUMBING 4. 1-3�' �F C NOTE: P-001 PLUMBING SPECS&LEGEND OF AL EXTERIOR SIGNAGE BY OTHERS UNDER SEPARATE PERMIT. P-002 PLUMBING SCHEDULES LL P-301 PLUMBING SUPPLY PLAN Revision Schedule 06 P-302 PLUMBING WASTE AND VENT PLAN Rev Date By Description L U P-401 PLUMBING DIAGRAM 1= 0 Q ELECTRICAL z SYMBOL LEGEND E-001 ELECTRICAL SPECIFICATIONS E-002 GENERAL ELECTRICAL NOTES AND LEGEND 01 E-003 EQUIPMENT SCHEDULES E-200 LIGHTING PLAN E-221 LIGHTING CONTROL PLAN N E-250 LUTRON ONE-LINE DIAGRAM O N E-251 LUTRON LOOP LAYOUT NORTH ARROW PXXX-ES PAINT TAG E-300 POWER AND SIGNAL FLOOR PLAN E400 SINGLE LINE AND DETAILS NE-501 PANEL SCHEDULES � - v m F - EXTERIOR ELEVATION XXXXX DESIGN ID TAG LU 06 I Ln Uj L0 >. CC C INTERIOR ELEVATION (XXXXX) DOOR/WINDOW TAG ,� \ Q LU Q r o ZZ I-- Co LU o p / ) J pw LL SECTION CALLOUT X'-XX"AFF ABOVE FINISHED FLOOR ® Y U Q 06 HEIGHT TAG(IMPERIAL) ; ` .v VJ Q Q VICINITY MAP — J m c -- Z cnO � m DETAIL CALLOUT XXXX AFF ABOVE FINISHED FLOOR _ 3 HEIGHT TAG(METRIC) V '��� I � / _ s Q L.L O O >Lu Q VJ a � - � 0 °um r X REVISION TAG X,XX„ DIMENSION LINE FROM �r t I fj`` / ♦" �/^ r q W v J = (fl 0 I .� b� O Z ¢ � ZN - - _ _ FACE _ I a v .r �. ` FINISH FACE TO FINISH ' - _ I I ���- �� � � a � � � U _ ili�lli _� i, U`_. � �� �L-.:-�-. ' - ��JJ,, Ir, }--ILS 9_ - •D i Irl:. STORE #: 5563 '0 DATUM POINT REVISION CLOUD f I I ♦ a PROJECT#: 02326-040 i7 II l III I �l �i Y c�` I � rI I iI, '@ �, ! � CONCEPT: NCS -�f. II I. _a „Nra " .• > I��I, I`1 r I ISSUE DATE: , (n i III 1 11� — �- .•m., . ' `^ PROGRAM MANAGER: JON ALPERT —moi F — Gt swaa e.,e �. . '"�'^^ m<N<,monee�n `� p• LEEDO AP: JI - - est en n<•vat ` . eerw Qa B 'a r N<No'v wv PRODUCTION DESIGNER: CHECKED BY. EK SHEETTITLE: - -�� ' '"°•'" ° bALBUA ISLANU GENERAL INFORMATION t I y� (; , ,11- AAk be Y4Aw i R Hmsr vew G<rl, r[ia° ply: b hq SCALE: 1/4"= 1'-0" u7 , Nn, C) n^ � � SHEET NUMBER: C C4 Y`f Ab %, g G-001 6 X A f A, Ell - ARCHITECTURAL SITE PLAN NOTES N ® ® O N 1 q ' A. REFER TO EXTERIOR ELEVATIONS FOR BUILDING SIGNAGE LOCATION `J &DESIGN ID. REFER TO ELECTRICAL PLANS FOR ELECTRICAL REQUIREMENTS. — ---- II B. LANDSCAPING TO BE PROVIDED PER ZONING CODE AND LEED REQUIREMENTS. a C. DRIVE-THRU EQUIPMENT INCLUDING VEHICLE DETECTION LOOP,WIRELESS COMMUNICATION,AND MONITORS COORDINATED BY STARBUCKS CONSTRUCTION ©2011 STARBUCKS COFFEE COMPANY OI MANAGER. REFER TO ELECTRICAL SPECS FOR ELECTRICAL REQUIREMENTS. I D. NEW BOLLARDS, FOOTING AND CONDUIT FOR DRIVE-THRU SIGNAGE. COORDINATEWITH I "— "'� I STARBUCKS CONSTRUCTION MANAGER. STARBUCKS COFFEE 5 s ' ! I E. NOT USED COMPANY I-too I 2401 UTAH AVENUE SOUTH j/ I F. TRASH ENCLOSURE TO BE LOCKABLE USING STEEL GATES OR CHAIN. SEATTLE, WASHINGTON 98134 • • • • • 1 1Y/ I G. 6"(150MM)THICK CONCRETE PAVING THE LENGTH OF THE (206) 318-1575 . . . % I DRIVE-THRU LANE, EXTENT TO INCLUDE DRIVE-THRU WINDOW STANDING PAD. These Drawings and Specifications, as well as . . . . . .p / I H. GENERAL CONTRACTOR TO APPLY CONCRETE SEALER TO ALL EXTERIOR Starbucks' Name, Logo,Trademarks,and Designs are / 4 I CONCRETE PATIO AND WALKWAY SURFACES. the exclusive property of Starbucks Corporation.Any ❑ // I Reproduction, Modification, Disclosure, and/or use of 7 / --- I. PROVIDE A WARNING SIGN AT THE ENTRANCE TO THE PARKING AREA FROM TFSTREET these materials (or any portion of them)without _ Starbucks'prior written consent is strictly prohibited. REGARDING UNAUTHORIZED VEHICLES SHALL NOT USE THE DESIGNATED ® g ( d 'v/ - --_- ACCESSIBLE PARKING SPACES (FIELD VERIFY). ° -'9/ \ SHEET NOTES EXISTING TRASH ECLOSURE W/DECORATIVE COVER. 9 •• O • . . 2 ACCESSIBLE PARKING • J STARBUCKS / 03 EXTERIOR SEATING AREA. COFFEE GROSS / / // /J CURB RAMP WITH SLIP RESISTANT DETECTABLE WARNING e FLOOR AREA y�3 / O SURFACE. SEE DETAIL 10/G-005 ARC H ITE C TS INC m (3,234 S.F.) / SO PATH OF TRAVEL TO PUBLIC RIGHT OF WAY. J U) I O VAN ACESSIBLE PARKING STALL WITH 8'WIDE LOADING ZONE. Architect 08 ``L O PATIO TRELLIS Of Record ��sE Ln R�y�T G Z I O8 EXISTING PARKING STALLS. -1 Og NEW LANDSCAPING-T.B.D. o. C14 a 1 8 8 I N� RP4. 1-3�1y CU I ATF \F - SITE SCHEDULE-'Y* OF CAL Q I = - DESIGN ID I COUNT DESCRIPTION RESP. BULB COMMENTS LLSIGNAGE-DISK - = Revision Schedule 1 of O 1 _ Rev Date By Description O I _ 14097 1 MOUNTED EVOLVED ILLUMINATED 915MMWALL U OSIGNAGE-WORDMARK CIL O 0 11392 2 SIGN-INLINE ILLUMINATED FLUSH MOUNTED- 3 ° I _ _ _ 141N 355MM Z I I 8 8 M •• o 06 W m \ O (9j 4 � 1 A 1 I I ❑III11111 �a �� w LO co1 ® a z z H U c L 11 1 LU LL 1 U 11 R22�4��1 �0 U Q hS�/HA • O C � (I Q U U� 1 ® e N Jim 11 ® 2 y.,' fLi Z co O m 3 f 1 t22� 2?\t�8222222i Q Z LU W Q CO U \ \\\\\\\\\\ f STORE #: 5563 o I —/1 Fro-°° s; 4�f44/9 �• PROJECT#: 02326-040 I T 8 , �;;• \ Q \ ate° O CONCEPT: NCS Tel A a A- a '•% ISSUE DATE: Mi �'' }� PROGRAM MANAGER: JON ALPERT c LEEDOAP: PRODUCTION DESIGNER: 0 I CHECKED BY: EK ----- --- -- - -- 1 ( PROJECT LOCATION SHEET TITLE: CL SITE PLAN LO N ENLARGED SITE PLAN 0 500 1000 aD SITEPLAN SCALE: As indicated u7 Nsdie: 1-=20'-0" Sw1e:t2G s �.: 1 == 300'-0" SHEET NUMBER: G-002 50 36"ALLOWABLE OPENING PER ABC _ O • COMPOSITE PLAN NOTES 5?7= 29 A. NEW ACCESSIBILITY COMPLIANT PATH OF TRAVEL. ©2011 STARBUCKS COFFEE COMPANY 11 12 13 14 15 16 31 B. WHERE TWO EXITS OR EXIT ACCESS DOORWAYS ARE REQUIRED FROM ANY STARBUCKS COFFEE y, PORTION OF THE EXIT ACCESS, THE EXIT DOORS OR EXIT ACCESS DOORWAYS 26 SHALL BE PLACED IN A DISTANCE APART EQUAL TO NOT LESS THAN ONE-HALF COMPANY OF THE LENGTH OF THE MAXIMUM OVERALL DIAGONAL DIMENSION OF THE PATIO DINING 28 30 BUILDING OR AREA TO BE SERVED MEASURED IN A STRAIGHT LINE BETWEEN 2401 UTAH AVENUE SOUTH AREA 32 EXIT DOORS OR EXIT ACCESS DOORWAYS, CBC 1015.2.1. SEATTLE, WASHINGTON 98134 C. ALL THRESHOLD& FLOORING MATERIAL TRANSITIONS TO MEET ACCESSIBILITY (206) 318-1575 11210 SO.FT. 17 1921 22 REQUIREMENTS ON G-004. 33' These Drawings and Specifications, as well as 2: 4.: fi:: a.:.: 10% 34 D. ALL DOORS TO PROVIDE 32"MIN. CLEAR OPENING WHEN OPENED TO 90 Starbucks' Name, Logo,Trademarks, and Designs are OIS _ o PATIO DEGREES, U.O.N. the exclusive property of Starbucks Corporation.Any 18 20 23 24' U Reproduction, Modification, Disclosure, and/or use of _ 10 1 'M121 E. CONTRACTOR TO VERIFY EXISTING SITE ACCESSIBILITY COMPLIANCE WITH these materials (or any portion of them)without 2010 CBC. Starbucks' prior written consent is strictly prohibited. \1 35 36 CONDIMENTCART(� j v ----------------------- 2 ACCESSIBILITY KEY NOTES / --S MENS IJ 8 I I NET PUBLIC AREA '37 3 ,, RESTROOM / I I - ---- ` f _ --------- 2 r------- ------- y- 1 I ' _62 61 10 LEVEL LANDING THRESHOLD-SEE DETAIL 4/G-004. 1 ,210 SQ.FT. I • 7 �� O VESTIBULE _ �_______, m I 39 40 , 20 44" MIN. CLEAR BARRIER-FREE PATH OF TRAVEL (SHADED AREA) --- . . . . Q 12 4 I 1 / 03 30"X48" CLEAR FOR WHEELCHAIR ACCESS. I I " 8 i i I 1 2 13 14 11110 STEVEN LAN G F 60 59 4O 32" MIN. CLEAR AT RESTROOM DOOR. a I � I I 41 42 ARCHITECTS INC ED 9 4 I 60" DIAMETER TURNING SPACE. SPACE SHALL BE PERMITTED TO INCLUDE KNEE AND WOMANS ��-�` 4 O I I I CUSTOM 1 O TOE CLEARANCE COMPLYING WITH SEC. 11B-306. AfCI1lteCt O RESTROOM � I CLOVER I i SETTEE I _ I U / ® I I 3 q 15 16 POS HANDOFF PLANES&CONDIMENT COUNTERTOPS ARE 2'-10"A.F.F. FOR Of Record"AIIC,4�/,ZIIi 43 44 ''' 58 57 WHEELCHAIR ACCESSIBILITY.I 1 DR UC I I 7ACCESSIBLE RESTROOM, SEE SHEET 1-411 &G-004 FOR FIXTURE MOUNTING HEIGHTS. FRIDGELOCKABLE I5 g 17 18SNEW TACTILE SIGNAGE-REFER TO 12/G-004. m _I J I ICE BIN I I CAFE 5 46\\ 56 55 gO NEW DOOR-REFER TO DOOR SCHEDULE SHEET 1-110. S R 1y ut 0 )) I I COMBO SINKI I > e - c -1 I & ICE BINI O 9 n 1 g� � I,��.[ � I I I � 10 GC TO POST SIGN THAT READS"THIS DOOR TO REMAIN OPEN WHILE OCCUPIED" � `� n ' BLENDER - i 1 8 19 7 4& 11 NEW EXIT/EMERGENCY LIGHTS. OF CAS 1 I 7 20 ' FRIDGE 1 I - 54 O Revision Schedule 12 GC TO POST INTERNATIONAL SYMBOL OF ACCESSIBILITY. 06 - h�'2 I _ Rev Date By Description MOP SINK, R.O. 4 - ESPRESSO I I �,�� GC TO POST A TACTILE EXIT SIGN WITH THE WORD"EXIT" IN RAISED CHARACTERS A 12/30/14 STARBUCKS CORRECTIONS U SYSTEM, & O WATER I4M.,ACHINES &21 I I 49 , 50 13 AND BRAILLE. .O WATER HEATER TOWER �R UC FRIDGEI 9 10 21 22 \. O PITCHER I 3 ICE MACHINE 3, Y. RINSE SINK i I I I 1 53 O I I I I Z I I I 51 52 CD I LOCKABLE I I I I I I A PRE-WASH SHUTTLES STORAGE RACK STATION I I I I 11 12 23 24 _ I 0 DOUBLE 1 I I II 3y M STORAGE 8 9 BREWERSHUTTLES I I I L_ - -J N RACKS (11) ro CD 7 —GRINDER SAFEm S (BEL W) -� 0 - WORK BELOW 1n 7 (BELOW) SINKPOS I n I 36"ALLOWABLE OPENING PER ABC Z 3-COMP O TRASH I RESGISTERSI m ((,t r1�) I I SINK DROP O I I l� I 13 H 4 5 HAND I I I I W SINK L---J L---------- ------------1 , 1206 tYl 3 6 SALES I I I I 11 m0 IFOODCASE 2� 10 L1J O 2 WORKROOM 1 DR UC 1 1 g 1 0 W Q - - O ;FRIDGE E-------------------------- - -------------J Z Z z U O HAND N 1 SINK L1J W = J IL () J Q 06 - zUU H � � Qw � 2 DR REACH WARMING ' O Z m 0 IN FRIDGE OVENS U bi r 3 , 10 11 Z O O W O FOOD Z 1 DR REACH- CUBBY MERCHM U '^ = Z a d IN FRIDGE ----EMPLOYEE OCKER BAYS VJ 4 a Z LL ILCD � zM w 2 DR REACH- L) (DIN FREEZER MANAGER'S DESK STORE #: 5563 0 & DATA RACK IL PROJECT #: 02326-040 1n Yj 1 DR - _ CONCEPT: NCS FRIDGE/FREEZER--]::!3ELECTRICAL& ISSUE DATE: tp LIGHTING U) CONTROL PANELS PROGRAM MANAGER: JON ALPERT co THAW RACK LEED®AP: PRODUCTION DESIGNER: a CHECKED BY: EK SHEET TITLE: ,ItIL N COMPOSITE PLAN O ROLLING TRASH BINS COMPOSITE PLAN r LO SCALE: 1/4" = 1'-0" O rn�'' SHEET NUMBER: N G-003 T G-00 A, 3" 1 4'-11" 9'-2" 4'-1" 64" 4'-2" 9'-0" 3'-8" T-6" 6'-10" BOARD FORMED RECESSED STEEL REINFORCED CONCRETE SKATE STOPPERS 2 3 PLANTER. PROVIDE @ 30"O.C. 4 5 6 G00- G00 WATER PROOFING& G00-5 G00-5 G00- DRAINAGE AS REQUIRED o 7 — -------- ----------------- ------ ------------ ------ ----------------- CRBUCKS COFFEE COMPANY o -------- — G00- O2011 STA 0 l i i i t STARBUCKS COFFEE � i ii II II COMPANY I I 1a° 10^ I I to 2401 UTAH AVENUE SOUTH 1s' r' I 5' 2" I 13' 10° I SEATTLE, WASHINGTON 98134 I I (206) 318-1575 I I I These Drawings and Specifications, as well as I I I Starbucks' Name, Logo,Trademarks,and Designs are I I I the exclusive property of Starbucks Corporation.Any I I I Reproduction, Modification, Disclosure, and/or use of I I these materials (or any portion of them)without I I�-STEEL TUBE TRELLIS Starbucks'prior written consent is strictly prohibited. I ABOVE. REFER TO I STRUCTURAL DRAWINGS. I I SEE DETAIL 6/G-006 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 6 L-------------------------J --- ---t -- ------ --J L-------------------------J I Goo-5 �------------------------- — --- -- ------- n ----------------------1 J RDj Q STEVEN LANGFO ARC H ITE C TS INC m rn Architect v 1a" 7 Of Record SE OLU TYP. 10„ 1,_0„ 'r RC T Z Co 1'-3" 2'-3" a . LAMINATED WOOD CAP LAMINATED RECESSED ANCHOR � o. C14 LAMINATED BOLTAND WASHER WOODCAP NI m ° d CONT. 1/2" MTL.CHANNEL WOOD CAP (n REVEAL BOTH SIDES Nj RP � � 1 2X WOOD SLATS LAMINATED �� BOARD FORMED d ° 2X WOOD SLATS �F C CALF REINFORCED CONCRETE ° ° RECESSED SIMPSON WOOD COUNTER EXISTING < LOW WALL AND PLANTER ° STRONG-TIE WEDGE NOTE: LAMINATED BUILDING SHELL PER STRUCT. DRAWINGS °e ANCHOR OR APPROVED LAMINATED WOOD SEAT W/ Revision Schedule 0 ° COUNTERSINK&PLUG ° EQUAL WOOD SEAT W! EASED EDGE LINE OF o, Rev Date By Description EAS D EDGE ALL WOOD FASTENERS CONCRETE LOW 3 0 3" 9" 3" 7" 1, 7„ > TYPICAL THROUGHOUT 1'4" 7" WALL BEYOND -006 G A 12/30/14 STARBUCKS CORRECTIONS ° °e H Q) Z 0 l d LO d p ° N d N ° d° q (4) 1 1/2 SQ. STL. 3 , TUBE @ 28"O.C. TUBE/@ 28"O C. (6 d d ° ° CONCRETE WELDED TO 1/4"THK. WELDED TO 1/4"THK. N °° d ° ° ° d PLANTER MOUNTING PLATES MOUNTING PLATES m M ° BEYOND W d ° I j °° ° 06 /I 211 9„ 1,_4„ 111.0 t SECTION SECTION SECTION LLJ � O 2 SCALE: 1 1/2"= V-0" SCALE: 1 1/2"= 1'-0" 4 SCALE: 1 1/2"= 1'-0" 0 Uj U O Z r Z L O tLU LU � 4 0 (� TUU Q 06 G-00 �° (f) Z Q LAMINATED LAMINATED RECESSED ANCHOR LAMINATED Q m U CONT. 1/2"MTL. WOOD CAP WOOD CAP Z c� 0 CHANNEL REVEAL B WOOD CAP BOLT AND WASHER LtJ _r_ SIDES ° ° ° ° CONT. 1/2" MTL. 2" 9" 2" Q O O z Q CHANNEL REVEAL BOTH > CL ° 1 1/2 SQ. STL.TUBE :7, SIDES Z O > O (n 2X WOOD SLATS SUPPORTS WELDED 2 — LLI a N BOARDFORMED ° BOARDFORMED Z REINFORCED CONCRETE ° ll LAMINATED TO 1/4"THICK REINFORCED CONC. G-00 G-006 W CO � LOW WALL AND PLANTER WOOD SEAT W! LAMINATED MOUNTING PLATES WALL PER STRUCT. ° C J p PER STRUCT. DRAWINGS ° EASED EDGE WOOD SEAT W/ ° C 4 ° d EASED EDGE ° d Z H LL r Z a) G n3„ 911 3„ ° 7„ V-4" ° T-4" 7„ 1,_4„ le 1,_4„ 7, 1,_4„ o STORE #: 5563 a` ° 11 1 PROJECT#: 02326-040 Y ° L) ° ° d ° ° CONCEPT: NCS 50 d rTTT �� ° ISSUE DATE: wb d° ° d ° ° 4 A e ° ° d 6'-5,1 T-0" 3'-5" U) ° ° d d ° ° PROGRAM MANAGER: JON ALPERT BOARD FORMED ° d ° 44 1" d ° d ° 44 1° LEED®AP: REINFORCED CONC. ° ° °° ° d o r °° ° ° ° ° ° d PER STRUCTURAL ° ° ° °$ ° ° ° ° ° PRODUCTION DESIGNER: d ° °° d ° ° ° ° °° ° _� ° d ° d ° CHECKED BY: EK 31 ° d° ° ° ° ° ° 3" N 14 d ° ° d ° d 3 a D °° d e ° (-,-) PATIO PATIO PLAN ° 4 , 44 ° SCALE: 3/8"= V-0" ° ^ LO d SHEET TITLE: 0 PATIO PLAN & DETAILS SECTION SECTION SECTION 5 SCALE: 1 1!2"= V-0" 6 SCALE: 1 1/2" = V-0" 7 SCALE: 1 1/2" = V-0" SCALE: LO C:) SHEET NUMBER: N A CG-005 " s� ADL43 ADL43 A, 11'-7" AFF OIL T.O. TRELLIS ©2011 STARBUCKS COFFEE COMPANY 6X6 TUBE STEEL POST STARBUCKS COFFEE PER STRUCTURAL DRAWINGS COMPANY 2401 UTAH AVENUE SOUTH SEATTLE, WASHINGTON 98134 ADL38 ADL40 ADL38 (206) 318-1575 These Drawings and Specifications, as well as 6'-10" T-0" 4'-8" T-10" 5-0" 5'-2" 4'-1 T-10" 5'-11" Starbucks' Name, Logo,Trademarks,and Designs are the exclusive property of Starbucks Corporation.Any T-0 1/2" AFF Reproduction, Modification, Disclosure, and/or use of these materials (or any portion of them)without T.O. WALL CAP Starbucks'prior written consent is strictly prohibited. • . 4'-4" 4'-8" 4'-7" 5'-5" ADL41 ADL39 ADL40 ADL41 ADL42 ADL39 ADL41 ADL41 ADL42 ADL39 ADL41 Q PATIO ELEVATIONSTEVEN _ 1 SCALE: 3/8"= V-0" a 00 D Architect OU ADL43 Of Record v SSE ARS�T W 32'-11" �!i IACE > 10.41101-01,10'-0" al �A• o. C14 c (D N� RPS. 1-3�1y �T o d FOF CA6- ADL43 w LL Revision Schedule of Rev Date By Description 0ADL38 ADL40 ADL38 ADL40 ADL38 d A 12/30/14 STARBUCKS CORRECTIONS 1= Q 8'-0" 3-4' 8'-0" 3'-3" '-10" ai T-7" T-7" " d ZI o w O O O co O 3 CU N N m 2'-11" 8'-0" 14'-9" 7'-8" 6'-10" W W ADL41 ADL42 ADL41 ADL39 ADL39 ADL42 ADL41 ADL39 W �I �y LC) 4X10 STL. 2X3 WOOD 6X10 STEEL 3X6 WOOD 2X3 WOOD L.L co PATIO ELEVATION TUBEFRAME SLATS TUBE BEAM SLATS SLATS TRELLIS ROOF PLAN W 01-0 In in 2ADL43 ADL40 ADL43 ADL40 ADL40 6 1-- 0 Uj Q SCALE: 3/8"= 1'-0" SCALE: 3/8"= 1'-0" Z z 1-- U O O CU W W 2LLj J H Lu U)_� o m U LAMINATED LAMINATED -r_ WOOD CAP ° WOOD CAP 2i U z a- 0 CONT. 1/4"THK. PLATE CLRECESSEDFLUSH W/ Z O ELI N EXTERIOR FINISH SCHEDULE o: BOTTOM OF WOOD CAP U '^ a 0 a MATERIAL ID MATERIAL/FINISH RESP. COMMENTS 2X WOOD SLATS v J = z Cfl PAINT N RECESSED ANCHOR O W QC/) ti LU co (� 0 ADL42 PAINT-SHERWIN WILLIAMS-BLACK FOX 7020 GC BOLT AND WASHER d z < cy)� z � C ADL43 PAINT-SHERWIN WILLIAMS-BLACK FOX 7020 GC NOTE: 2'-0" L G WOOD COUNTERSINK&PLUG N ADL38 GC o: ALL WOOD FASTENERS 2X WOOD SLATS STORE #: 5563 " 1' " 3' ADL39 GC 3" 1'-9" 3" ItTYPICAL THROUGHOUT 3 -6 (L ADL40 GC PROJECT#: 02326-040 V) L) CONCRETE CONCEPT: NCS ADL41 GC ° ISSUE DATE: +p ° (4) 1 1/2 SQ. STL.TUBE ° BOARD FORMED REINFORCED U) ° d EQUALLY SPACED CONCRETE PLANTER. PROGRAM MANAGER: JON ALPERT M o WELDED TO 1/4"THK.TOP o PROVIDE WATER PROOFING& &BOT. MOUNTING PLATES DRAINAGE AS REQUIRED LEEDOAP: CV ° PRODUCTION DESIGNER: 0 d °a CONT. 1/4"THK. BASE CHECKED BY: EK d ° a ° ° PLATE. FASTENERS PER ° d ° ° a °d ° STRUCTURAL DRAWINGS °d ° d a d ° 3" SHEET TITLE: 2L ° ° in rn ° ° PATIO ELEVATIONS & DETAILS 3 SECTION SECTIONC SECTION SCALE: C:) SCALE: 1 1/2" = 1'-0" SCALE: 1 1/2" = 1'-0" SCALE: 1 1/2" = 1'-0" SHEET NUMBER: N G-006 EXTERIOR ELEVATION NOTES A. GENERAL CONTRACTOR TO COORDINATE AND SCHEDULE SIGNAGE ©zaii srnReucKs COFFEE COMPANY INSTALLATION WITH THE SIGNAGE CONTRACTOR PROVIDING A MINIMUM SCHEDULING NOTICE OF 4 WEEKS AND 1 WEEK PRIOR TO SCHEDULED DATE OF INSTALLATION. STARBUCKS CONSTRUCTION MANAGER TO STARBUCKS COFFEE _ PROVIDE GENERAL CONTRACTOR WITH SIGNAGE CONTRACTOR CONTACT INFORMATION. COMPANY OQ A PAA IV B. GENERAL CONTRACTOR SHALL COORDINATE WITH ELECTRICAL 2401 UTAH AVENUE(SOUTH CONTRACTOR TO FURNISH AND INSTALL ELECTRICAL CIRCUITS SEATTLE, WASHINGTON 98134 INCLUDING ALL CONDUIT, WIRE, CONNECTIONS,.AND BREAKER AT 206 318-1575 it i - PANEL BOARD NECESSARY TO SERVE SIGNAGE C. GENERAL CONTRACTOR TO PROVIDE FIRE TREATED WOOD STUD These Drawings and Specifications, as well as BLOCKING, OR EQUIVALENT TO SUPPORT SIGNAGE. Starbucks' Name, Logo,Trademarks, and Designs are the exclusive property of Starbucks Corporation.Any ,SC[To D nlJ(g:K0 QD �(� D. SIGNAGE CONTRACTOR SHALL VERIFY SIZE AND LOCATION OF ANY& Reproduction, Modification, Disclosure, and/or use of LfI$ S 11392 ALL ALLOWABLE MONUMENT OR POLE SIGNAGE WITH LANDLORD AND these materials (or any portion of them)without S 14097 _ _ _ PROVIDE SHOP DRAWING(S) PRIOR TO FABRICATION TO STARBUCKS Starbucks' prior written consent is strictly prohibited. - DESIGNER FOR APPROVAL. E. SIGNAGE CONTRACTOR TO INSTALL SIGNAGE IN COMPLIANCE WITH LOCAL CODES AND OBTAIN PERMIT AND LANDLORD APPROVAL. F. SIGNAGE CONTRACTOR TO SUPPLY SHOP DRAWINGS TO STARBUCKS CONSTRUCTION MANAGER AND TO THE GENERAL CONTRACTOR AS NEEDED. GENERAL CONTRACTOR TO NOTIFY STARBUCKS CONSTRUCTION MANAGER IMMEDIATELY IF SHOP DRAWINGS OR INSTALLATION IS IN DISCREPANCY WITH STARBUCKS ARCHITECTURAL DRAWINGS. O O G. GENERAL CONTRACTOR TO CLEAN, PATCH AND REPAIR EXISTING J EXTERIOR AS REQUIRED. Q FSTEVEN • 1 oil W- A L— Itimnlro - - ARC H ITE C TS INC ED -- - UAll ¶ Architect SHEET NOTES Ov Of Record �sE AR LU EXISTING STOREFRONT WINDOWS. �G� LACE v 2O ILLUMINATED WALL MOUNTED SIGN BY OTHERS UNDER SEPARATE PERMIT. _ NORTH ELEVATION o.c1 -� O3 NEW STOREFRONT GLAZING AND DOOR N I / scale: 3/16"= 1'-0" �. ut - 4O RELOCATED STOREFRONT WINDOW 1-31 S�'9 'Qe �h C OF CA��F LL Revision Schedule 06 Rev Date By Description L U 0 0 z CDf 0 (6 N CDN O c N ��Lrtil LN� ��Lf- �� S� 11392 W LU a W � o LU ro Z Z H U o o U) < LII W = J � U J ZUU H � � Q ~ w Z 0 � m � Iii J 0 O Q z � � z u w � cn = zao o LJJ Q < w U CD 12� (D STORE #: 5563 - EAST ELEVATION ll PROJECT #: 02326-040 % scale 3/16"= V-0" 0 CONCEPT: NCS ISSUE DATE: m U) PROGRAM MANAGER: JON ALPERT co LEED®AP: PRODUCTION DESIGNER: a CHECKED BY: EK SHEET TITLE: N EXTERIOR ELEVATIONS N CO LO SCALE: As indicated LO O SHEET NUMBER: N 1-200 T 5Iµ'1 A, Sw6116 ELEVATION NOTES A. REFER TO MANUFACTURERS' INSTRUCTIONS SHIPPED WITH ARTWORK FOR INSTALLATION INSTRUCTIONS AND SPACING. B. INSTALL WALL CABINETS BEFORE BACKBAR WALL TILE. RUN BACKBAR WALL TILE TO UNDERSIDE OF WALL CABINETS, NOT BEHIND CABINETS. C. PAINT SUBSTITUTIONS ARE NOT ALLOWED. USE STARBUCKS'NATIONAL Q ADL24 ACCOUNT"COLOR CODE"WHEN ORDERING PAINTS. ©2011 STARBUCKS COFFEE COMPANY ^ D. PAINT FINISHES SHALL BE APPLIED AS FOLLOWS, UNLESS OTHERWISE NOTED; ALL WOOD AND METAL SURFACES SHALL BE PAINTED SEMIGLOSS, STARBUCKS COFFEE OR EQUAL. COMPANY "•'• -ALL ACCENT AND TRIM PAINT TO BE SEMIGLOSS, OR EQUAL. -ALL WALL AND CEILING PAINTS TO BE EGGSHELL, OR EQUAL. C? `°"" 2401 UTAH AVENUE SOUTH E. FOR PAINT AND WALL TREATMENT SCHEDULES, REFER TO THE WALL SEATTLE, WASHINGTON 98134 F 11 R FINISH PLAN. FOR GRAPHICS SCHEDULE, REFER TO THE FURNITURE, (206) 318-1575 _ u FIXTURES,AND EQUIPMENT PLAN. 0 These Drawings and Specifications, as well as N 'a F. REFER TO CASEWORK FINISH SCHEDULE SHEET 1-602. Starbucks' Name, Logo,Trademarks,and Designs are z the exclusive property of Starbucks Corporation.Any Reproduction, Modification, Disclosure, and/or use of zthese materials (or any portion of them)without WO A SHEET NOTES Starbucks'prior written consent is strictly prohibited. '< 0o T oOHARDENING PACKAGE-REFER TO WALL FINISH PLAN FOR LOCATIONS. jao 02 RESTROOM DOOR SIGN -SEE DETAIL 15/G-004. 03 ALIGN TOP OF ARTWORK WITH TOP OF ADJACENT MERCH BAY.log ' —K ADL24 4 DOORS TO BE STAINED TO MATCH WD0049&FRAMES TO BE PAINTED SW0037. WEST INTERIOR ELEVATION . . . . • • ' ` J Q r s�aie: 3/8"= 1'-0" STEVEN LANGFORD • 5��0 • m D Architect 0 17'-3" Of Record ��,sE ROti�j Z 44 .� in WD0013 IN HARING Q ADL24 C: BONE PATTERN '9 TFOF Opp\F LL EQ EQ Revision Schedule of ❑ ❑ ■ ❑ ❑ ❑ ❑ ❑ ❑ �j/ Rev Date By Description � II• � � i •r i. I— _ Q 10157 Z o 01 0 N 7-1 N � 7O CP3 F- m N N m Q ADL24 Lu N co �l N LO C U-1 LO SOUTH INTERIOR ELEVATION NORTH INTERIOR ELEVATION 0 w Q o scale: 3/8"= 1'-0" sce e: 3/8"= 1'-0" Z 1-- U C) L (1) Lu Lu Cu • ovv v w • crnr Q �- w Q � Oz � � CL Z _ Ow0 Z 2Zao a W U) tiLu LuCo N EQ EQ EQ L, EQ EQ V EQ EQ EQ STORE #: 5563 O 10 a` PROJECT#: 02326-040 a B a CONCEPT: NCS ISSUE DATE: :6 (n PROGRAM MANAGER: JON ALPERT LEED®AP: r PRODUCTION DESIGNER: 0 WD0025v CHECKED BY: EK i+1 rn SHEET TITLE: 00 INTERIOR ELEVATIONS N rti SCALE: As indicated IT u7 N SHEET NUMBER: 4 EAST INTERIOR ELEVATION scale: 3/8"= 1'-0" 1-211 ss To: ZONING ADMINISTRATOR Subject: ADDITIONAL MATERIALS RECEIVED Zoning Administrator— February 12, 2015 Item No. 3a:Additional Materials Received Starbucks Minor Use Permit (PA2014-220) -----Original Message----- From: keithgCa gpan.com Sent: Thursday, February 12, 2015 11:12am To: "Shawna Schaffner" <sschaffnerCcDcaaplanning.com> Cc: "Jonathan Alpert" <ialpert(a)starbucks.com>, "Brian Berkhausen" <bberkhau(a)starbucks.com>, "Brandon Mucha" <bmucha@ i rvinecom pang.com> Subject: RE: Starbucks The 5 foot barrier would be intrusive to the patio with respect to the size, scale and location of the store. The 5 foot barrier is not consistent with other Starbucks stores that sell beer&wine. These stores have 3 foot high barrier that has been acceptable and approved by the state ABC & city jurisdictions. The desired atmosphere for customers is create a casual place to relax and connect with community and environment. The barrier would create a closed in and detached customer experience. The concern of patrons passing drinks to others beyond the 3 foot perimeter is mitigated by the fact that volume of drinks sold from 4:00 PM to 11:00 PM are minimal, traceable and monitored by Starbucks partners. (note that this information on drink unit was provided to the police dept and discussed in a meeting with Starbucks team) Suggest that the city place a condition that allows Starbucks to open without the 5 foot barrier and review in one year for any issues or incidents. This will be best proof that the barrier is not necessary and give the city& police an opportunity to reevaluate if needed. Regards Keith Glassman President, GPA Inc. 1309 Post Ave. Torrance, CA 90501 310-781-8250 office 888-285-6022 fax 310-804-7765 cell -----Original Message----- From: "Shawna Schaffner" <sschaffner(dcaaplanning.com> Sent: Thursday, February 12, 2015 10:04am To: "keithgCo)gpan.com"<keithgagpan.com> Subject: Starbucks Hi Keith— Please send me some bullet points on your arguments related to the patio and why it is appropriate to maintain a height of 36"for the barrier rather than 5'. i To: ZONING ADMINISTRATOR Subject: ADDITIONAL MATERIALS RECEIVED Zoning Administrator— February 12, 2015 Item No. 3b: Additional Materials Received Starbucks Minor Use Permit (PA2014-220) From: Shawna Schaffner rmailto:sschaffner(acaaolannina.coml Sent: Thursday, February 12, 2015 2:32 PM To: Nova, Makana; Wisneski, Brenda Cc: Jonathan Alpert; Brian Berkhausen; Brandon Mucha; keithQ@)gpan.com Subject: Starbucks Minor Use Permit PA 2014-220 Hi Makana— As we discussed,Starbucks and Irvine Company are uncomfortable with Condition of Approval#18, which recommends a five foot barrier for the proposed patio. We are of the opinion that a 36 inch barrier would be adequate in this location and for this specific type of use, which is for evening beer and wine sales only, and does not involve the sale of hard liquor. Starbucks has been operating this type of"evening" operation for the past five years,with approximately 30 stores in five distinct geographic locations.There are several in operation within southern California, including Rancho Santa Margarita, Calabasas, Porter Ranch and Huntington Beach.Alcohol sales are anticipated to be a very small percentage of total daily sales, and coffee will remain the core focus of the business.As indicated above, hard liquor will not be sold. The goal of the Starbucks patio is to create a casual place for customers to relax and connect with the community and the surrounding environment. The five foot barrier would create a closed-in and detached customer experience,which is contrary to the goal. Within the core of Fashion Island,there are very few establishments that have barriers higher than 36 inches. For example, Lark Creek(located on the opposite side of Fashion Island) has a very tall barrier.This barrier is intended to define the space and set it apart from the adjacent to Cafe Beau Soleil.This tall barrier was conscious decision related to design,with tall geometric features of either side of the entrance.The adjacent Cafe Beau Soleil has a standard 36 inch barrier. The only other establishments interior to Fashion Island with a barrier near 5 feet is the Bloomingdales 59th and Lex Cafe and Whole Foods. 59th and Lex is a stand-alone dining area and is not attached to the Bloomingdales structure. In this instance, the tall barrier was a conscious decision related to design, since the dining area is located in the middle of a busy outdoor courtyard and a lower barrier might create an uncomfortable dining experience. Whole Foods has a tall barrier which encloses the patio associated with the tavern, and also a separate but consistent barrier for the outdoor patio where alcohol is not permitted. Again, this is for aesthetic and functional purposes(to block wind). Several of the other establishments located interior to Fashion Island have low barriers such as Yard House, Great Maple and Cafe Beau Soleil.The barrier at R&D Cafe is approximately four feet in height, which is due to growth of perimeter landscaping. The barrier at Canelettos is about 3.5 feet in height, with tables located at the same height as the barrier. Many of these establishments sell both beer and wine along with hard liquor, and yet, the 36 inch barrier is the established requirement. In addition, Irvine Company is not aware of any issues relating to the passing of alcohol across patios. Irvine Company provides active security monitoring of the property and the proposed patio is located in an area with a high degree of visibility, making it an unnecessary location for greater restriction.We respectfully request that condition of approval#18 requiring a five foot barrier be removed, leaving in place condition of approval #17 requiring a 36 inch barrier consistent with ABC regulations. t Please let me know if you have any questions. Thank you, Shawna Schaffner �I Shawna L. Schaffner Chief Executive Officer — CAA Planning,Inc. (949) 581-2888 Al 65 Enterprise, Suite 130 Aliso Viejo, CA 92656 ssch affner@caaplanning.com www.caa p la n e i n g.co m 2 Shawna Shawna L. Schaffner Chief Executive Officer — CAA Planning,Inc. (949) 581-2888 Al 65 Enterprise, Suite 130 Aliso Viejo, CA 92656 ssch affner@caaplanning.com www.caa p la n e i n g.co m 2